Loading...
HomeMy WebLinkAboutPlanning Comm Reports/1989/05/24 AGENDA City Planning Commission Chula Vista, California Wednesday, May 24, 1989 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE INTRODUCTORY REMARKS ORAL COMMUNICATIONS Opportunity for members of the public to speak to the Planning Commission on any subject matter within the Commission's jurisdiction but not an item on today's agenda. Each speaker's presentation may not exceed five minutes. 1. PUBLIC HEARING: ZAV-89-30M; Proposal to expand a nonconforming use under the Montgomery Specific Plan and request for a Variance to reduce the front yard setback from 20 ft. to 15 ft. in order to construct a two-story addition at 379 Zenith Street - Manuel L. Lopez 2. PUBLIC HEARING: PCM-89-20 and PCS-89-8; Consideration of a sectional planning area plan and tentative subdivision map known as Woodcrest Southwestern, Chula Vista Tract 89-8, located on the north side of Telegraph Canyon Road, between Apache Drive and Buena Vista Way - Woodcrest Development (Continued) 3. Consideration of Extension of P-79-013 and PCC-86-34M; Request for a one-year extension to operate an auto recycling yard at 3513 and 3517 Main Street - Carole and John Marquez 4. PUBLIC HEARING: ZAV-89-25; Appeal from a decision of the Zoning Administrator denying a height variance for a satellite dish at 1303 Preston Place - Lee Davis AGENDA -2- May 24, 1989 5. PUBLIC HEARING: Draft Environmental Impact Report, EIR-86-4, EastLake Greens 6. PUBLIC HEARING: Draft Environmental Impact Report, EIR-89-4M, Palomar Trolley Center OTHER BUSINESS DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT p.m. to the Special Business Meeting of May 31, 1989 at 7:00 p.m. in the Council Chambers City Planning Commission Agenda Item For Meeting of May 24, 1989 Page i 1, PUBLIC HEARING: ZAV-89-30M; Proposal to expand a nonconforming use under the Montgomery Specific Plan and Request for Variance to reduce the front yard setback from 20 ft. to 15 ft. in order to construct a two-story addition at 379 Zenith Street - Manuel L. L~pe~ A. BACKGROUND As a result of factors which have come to light since this item was noticed for public hearing, the matter no longer requires action by the Planning Commission. Accordingly, we are recommending that the Commission adopt a motion to table ZAV-89-30M. B. RECOMMENDATION Adopt a motion to table ZAV-89-30M. City Planning Commission Agenda Item for Meeting of May 24, 1989 Page 1 2. PUBLIC HEARING: PCM-89-20 and PCS-89-8: Consideration of a sectional planning area plan and tentative subdivision map known as Woodcrest Southwestern, Chula Vi'sta Tract 89-8, located' on the north si de of Tele~i'aph''Canyon' Road between Apache Drive and Buena Vista WaY - Woodcrest Development (continued) A. BACKGROUND This item was continued from the meeting of May lO, 1989, at the request of the applicant in order to resolve certain interface issues with an adjoining property owner. These issues have yet to be finalized, and Woodcrest is requesting an additional three-week continuance. Staff supports a continuance to the meeting of June 14, 1989, and has notified the surrounding residents of the change. B. RECOMMENDATION Adopt a motion to continue PCM-89-20 and PCS-89-8 to the meeting of June 14, 1989. WPC 6209P City Planning Commission Agenda Item For Meeting of May 24, 1989 Page 1 3. Consideration of Extension of- P-79-013 and PCC-86-34M; request for a one-year extension to operate an auto recycling yard at 3513 and 3517 Main Street - Carole and John Marquez. A. BACKGROUND l. On May 4, 1979, Carole and John Marquez, owners of 3513 and 3517 Main Street, were granted a major use permit (P79-013) for a ten-year period expiring on May 5, 1989, by the County of San Diego, to operate an auto dismantling and recycling operation at the above sited address. 2. On July 7, 1986, subsequent to the annexation of the Montgomery Community to the City of Chula Vista, the Marquez' applied for and received approval for a minor deviation from their existing permit, to replace the caretaker's residence with a temporary butler building to house used auto parts (PCC-86-34M). 3. Carole Marquez contacted staff early in March 1989 regarding the extension of conditional use permit PCC-86-34M and P79-013. Due to scheduling problems, the public hearing on the same could not be scheduled until May 3, 1989, for the Mentgomery Planning Committee and May 24, 1989, for the Planning Commission. These dates are ~x~enslon ~e p~rm~ l~ att~c~eO, e Marquez' ~8~e~r~~ h e~.xyR, ira' da e . f. he e mit. Carol 4. The project is exempt from environmental review. 5. At the meeting of the Montgomery Planning Committee on May 3, 1989, the Committee recommended that the City Planning Commission grant a one-year extension of P-79-013 and PCC-86-34M. B. RECOMMENDATION Based on the analysis contained in Section D of this report, adopt a motion to approve a one-year extension for P79-013 and PCC-86-34M from May 5, 1989, to May 5, 1990. C. DISCUSSION The Marquez's J and C Auto Wrecking Yard is located at 3513 and 3517 Main Street, on the south side of Main, west of Center Street and north of the Otay River in the Mentgomery Community. The portion of their land covered by the above sited permits is 13.72 acres. The site fronts upon and takes access from Main Street. The land is zoned M54 and designated as Research and Limited Industrial on the Plan Diagram of the Montgomery Specific Plan. The current land use, auto recycling, is a non-conforming use and will be phased out once the zoning is implemented in the Montgomery Community. At issue is the timing for the implementation of the zoning. City Planning Commission Agenda Item For Meeting of May 24, 1989 Page 2 D. ANALYSIS 1. With the adoption of the Montgomery Specific Plan by the City of Chula Vista Council on September 13, 1988, the present auto wrecking use became non-conforming. 2. The rezoning of the Montgomery Community is expected to be completed within six months. The plan states "Existing open uses of land, such as automobile salvage yards...shall be regarded as nonconforming and shall not be expanded or continued beyond their existing time limits, or within 24 months after the date of rezoning of the involved sites to "I-L, Limited Industrial" whichever occurs last." 3. Once the zoning for the Montgomery Community has been adopted, the Marquez' will have a maximum of two years' time to relocate or change the present land use. The Planning Department is recommending an extension of the permit for one year. At that time the applicants could apply for an additional extension for the remainder of time their non-conforming use would be allowed. WPC 6192P ANCURZA BR ITT(;N -ST. . d0HN & CAROL MARQUEZ tTOR P79-013 PCC-86-34M 3513 & 3517 MAIN STREET CITY OF CHULA VISTA DISCLOSURE STATEMENT APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATION~ IWHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING ~COMMISSION AND ALL OTHER OFFICIAL BODIES. The following information must be disclosed: 1. List the names of all persons having a financial interest in the application. List the names of all persons having any ownership interest in the property involved. 2. If any person identified pursuant to (1) above is a corporation.or partnership, list the names of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. /,f]_ / ' 3. If any person identified pursuant to (1) above is a non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. ^! l 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and Council within the past twe)ve months? Yes__ No ~ If yes, please indicate person(s) ~ isdefined--~s.' "Any individua'~, firm, coo~ ~^,-~ .~,, club, fraternal organization, corporation, estate[' t~'~ 'r~enc~~ctalt~ I th!s...and any other county, city and county, city, municipality, district or othe~ political subdivision, or any other group or comb' 'on actin as a u i " ~ ~ ~ ~' group or comb' 'on acting as a unit." WPC ~t ure o f~-~l~-lTca n t/d, t e~(~ / City Planning Commission Agenda Item for Meeting of May 24, 1989 Page 1 4. PUBLIC HEARING: Variance ZAV-89-25; Appeal from a decision of the zoni.ng.~dministrator denying a height variance for a satellite dish antenna at 1303 Preston Piece Lee Davis A. BACKGROUND 1. On March 23, 1989, the Zoning Administrator denied a variance application to maintain an existing satellite dish antenna located at 1303 Preston Place at a height of approximately 17.5 ft., rather than reducing the height to 12 ft. as required by Code. The property owner is appealing this decision. 2. On May 3, 1989, the Montgomery Planning Committee voted 6-1 to recommend approval of the appeal. The Committee's recommended findings for approval of ZAV-89-25 are listed in Section E of this report. 3. The recommendation of the Montgomery Planning Committee may only be overriden by a vote of five (5) of the seven (7) members of the P1 anning Commi ssi on. 4. The project is exempt from environmental review. B. RECOMMENDATION Adopt a motion to affirm the decision of the Zoning Administrator to deny ZAV-89-25. C. DISCUSSION Adjacent zo. nin~ and land use. North - RU29 - Palomar Street South - RS7 - Single family East - RU29 - Apartments West - RS7 - Single family Existin~ site characteristics. The property is a single-family lot at the southeast corner of Preston Place and Palomar Street. The dish antenna -- which is 9.5 ft. in diameter and approximately 17.5 ft. high -- is located directly to the rear or east of the single-story home which occupies the lot. It was erected under County jurisdiction, and prior to the effective date of the present City regulations. The County has no specific regulations governing satellite dish antennae other than to allow them as an accessory structure. City Planning Commission Agenda Items for Meeting of May 24, 1989 Page 2 Regulations applicable to satellite dish antennae. In 1985-86, the City Council adopted regulations governing the placement, size, and screening of satellite dish antennae (please see attached). The regulations also provided for a three-year abatement period for all nonconforming dishes which were erected prior to the effective date of the ordinance. In February 1989, the Council extended the abatement period to February 14, 1991. R~.~uest. The present request is for relief from the standard which limits the height of such installations to 12 ft. maximum. The dish in question is approximately 17.5 ft.-high. The appellant offers the following points in support of the appeal: (1) the dish complied with applicable regulations when it was installed; (2) relocation would require the removal of a large tree; and (3) there have been no objections from neighboring residents. D. ANALYSIS The Zoning Administrator's findings for denial of the request are clearly stated in his letter of March 23, 1989 (please see attached). As noted in the letter, measurements were made at the site which found at least two alternate locations at which the dish could be established at 12 ft. with no interference with reception. In response to the appellant's arguments, we offer the following: 1. "The dish complied with applicable regulations when it was installed." The ordinance recognized the existence of legal nonconforming installations at the time it was adopted by establishing an abatement (amortization) period of three years. Council recently extended this period an additional two years. 2. "Relocation would require the removal of a large tree." As stated in the Zoning Administrator's letter "an obtrusive on-site impact resulting from compliance with the Code is not a hardship justifying a variance." It should also be noted that the large tree is significantly shorter than the antenna. 3. "There have been no objections from neighboring residents." Although there have been no objections or complaints, the dish obviously has a greater adverse visual impact at its present height of 17.5 ft. than it would at 12 ft. high, and this visual impact not only effects adjoining residents but also the view from surrounding rights-of-way. One of the satellite dish standards specifically calls for screening from adjacent residential zones, rights-of-way, or private street easements. City Planning Commission Agenda Items for Meeting of May 24, 1989 Page 3 Should the decision to deny the request be affirmed by the Commission, the appellant can still maintain the dish at its present height for the remainder of the extended abatement period (February 14, 1991). E. FINDINGS The following are the findings made by the Montgomery Planning Committee in support of the appeal: 1. That a hardship peculiar to the property and not created by any act of the owner exists. Said hardship may include practical difficulties in developing the property for the needs of the owner consistent with the regulations of the zone; but in this context, personal, family or financial difficulties, loss of prospective profits, and neighboring violations are not hardships justifying a variance. Further, a previous variance can never have set a precedent, for each case must be considered only on its individual merits. Relocation of the antenna to comply with the height limit would not materially lessen its visual impact due to the relationship of the lot to adjoining properties and rights-of-way. 2. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same zoning district and in the same vicinity, and that a variance, if granted, would not constitute a special privilege of the recipient not enjoyed by his nei§hbors. There are several other satellite dish antennae within the area which are at least as obtrusive as the antenna at 1303 Preston Place. 3. That the authorizing of such variance will not be of substantial detriment to adjacent property, and will not materially impair the purposes of this chapter or the public interest. Compliance with the height limit would require the removal of a tree which presently screens the existing antenna from the property to the south. 4. That the authorizing of such variance will not adversely affect the General Plan of the City or the adopted plan of any governmental agency. The granting of the variance is consistent with City policy in that it is sufficiently screened by an adjacent two-story apartment complex and the dwelling itself. W?C 6194P/O426P :~ ,~-- , : ,~---- --~ ~----, :~11 ' '~ ERBA , ' r-'- -- CH ___ , , r .... I I mLOMAR STREET I ~ ~ ~1 S~ ~ ' ---~ I ~ -~ , y ......... .... ~ .......... 1 ...... __: ........ .... City of Chula Vista Planning Department Date Received(~Ol-~! Fee Paid '.~ Receipt 'No'. Appeal Form Case Appeal, from the decisio~n :of: ~;ning - 'F-Administrator [] Planning [] Design Review Commission Commi tree Appellant: A~-~'- ~.---~. ~/~ ~ ' Phone~/q/ ~Z~7~7/~' Request for: V~ (Example: zone change, variance, design review, etc.) Please state wherein yo~ believe there was an error in the decision of ~7_A FIPC ~DRC' Signat~fire of Appellant Date Do Not Write In This Space To: .Planning Department Date Appeal Filed: Case No: Date of decision: Receipt No: The above matter has been scheduled for public hearing before the: Planning Commission City Council on .~lanning Commission Secretary City Clerk (This form to be filed in triplicate.) Sec. 19,70.O15 Regulation of Satellite Dishes A. In addition to the zoning regulations of the County of San Diego in the Montgomery area which have been adopted by the City Council of the City of Chula Vista, placement of satellite dishes within Montgomery shall comply with the satellite dish regulations outlined in this section. "Satellite Dish .Antenna" is defined as a-device or instrument designed or used for the reception of television or other electronic communications, signal broadcast or relayed from an earth satellite. It may be a solid, open · mesh or bar configured structure, typically 8-12 feet in diameter, in the "':~ shape of a shallow dish or parabola. "''~'~ B. Satellite dishes are permitted within all use regulati°ns-.which allow resl'dentia¥'use'~'tY~'g~6]~t-t0compl-i~nce 1. It is ground mounted, with the follow conditions: .... 2. It lS-n~t'¥~'eated i6 ~ fFont'yard 'or exterior side yard, said yard to be measured from any portion of the building to the front or 'exterior side propert~ line. 3. It complies with set~ack requirements of the underlying zone for accessory buildings. 4. It does not exceed twelve (12) feet in height above existing grade. 5. It shall be located on lots where at .least a 5,foot high solid wall or fence is installed between the dish antenna and adjacent · . properties. 6. It sba)( be adequately screened from any adjacent residential ...... zone, ttght~of~wag, °r--pr~-vate.- s:reet__easemen.ts, a: horizontal grade level to the satisfaction of the Zoning Administrator. ......... 7...0n.ly opq.sate ire dish.antenna shall be permitted per lot. 8. Satellite dish antennae with diameter measuring less than one i~ .... ~.~.L.__ me~eK..~any...be _.install.ed in a manner, consistent with typical · te)evision antennae. ......... ~,~-~]J~-~Ls~n_terutae_ sh~]l~be--~used....~o~pr~vate_ non-commercial -purposes .... , lOj--.-Al-l-.satelli~te, dish -a~tennae¥ in any zone constructed and erected prior to the effective date of the ordinance codified herein, which .~ ............... dmno~-cenform---to~the~requirements.of the provisions of this title :" i) for the particular zone in which they are located, shall be accepted ......... as -non-conforming.-antennae for-a period-of 3 years to expire January l, 1989. Thereafter, the satellite dish antennae shall be subject to in~ediate abatement via removal or through modification or relocation to comply with the standards of the ordinance. ll. Replacement of an existing non-conforming antenna with another satellite dish antenna, or removal of a non-conforming antenna for a period longer than 60 days, shall constitute abandonment of the non-conforming antenna, and is subject thereafter to the standards of this ordinance. 12. A bui)ding permit shall be required. C. Satellite dishes are permitted within use regulations which allow commercial and industrial use types subject to compliance with standards 1 through 8 and l0 through 12 outlined in Subsection B. Roof mounted satellite dishes may be permitted subject to approval of a minor use permit granted by the Zoning Administrator for the City of Chula Vista, and in compliance with the following standards or conditions: I. These dishes shall be screened, using appropriate matching architectural materials or parapet walls. 2. Dishes shall be of a neutral color, match the building or as otherwise approved by the City. 3. A building permit shall be required. 4. No advertising material shall be allowed on the satellite dish antenna. Satellite dish antenna containing advertising material .. shall be considered a sign. (Ord. 2153 § 1 (part), 1986.) CI~Y OF CHULA VIS'fA PLANNING DEPARTMENT March 23, 1989 Lee E. Davis 1303 Preston Place Chula Vista, CA 92011 Subject: Variance, ZAV-89-25, Satellite Dish The Zoning Administrator has considered your request to maintain an existing satellite dish antenna at approximately 17.5 ft.-high, rather than reducing the height to 12 ft. as required by the Municipal Code. The proposal is exempt from environmental review. After reviewing your proposed project, site plan and the existing conditions in the immediate vicinity of the subject property, the Zoning Administrator has been unable to make the required findings to grant your request which is hereby denied. The Zoning Administrator finds from measurements taken at the site that at least two alternate locations are available at which the dish could be established at the 12 ft. maximum height with no interference with reception. Although these alternate locations would represent a greater negative visual and physical impact from within the site itself, they would ameliorate the negative visual impact on adjoining properties and rights-of-way. The Zoning Administrator further finds therefore that, alone, an obtrusive on-site impact resulting from compliance with the Code is not a hardship justifying a variance; that this hardship should be borne by those that choose such installations rather than by adjoining properties or the public at large. You have the right to appeal this decision to the Planning Commission. A completed form along with a fee of $50.00 must be received by this office within ten days of the date of this letter. Forms are available from the Planning Department. In the absence of said appeal the decision of the Zoning Administrator is final. Kenneth G. Lee ' Principal Planner cc: City Clerk WPC 6073P/1642P 276 FOURTH AVENUE CHULA ,JISTA C2*LIFORNIA 92010'~619) 691-5101 CITY OF CHULA VISTA DISCLOSURE STATE~NT ~ATEMENT OF DISCernment. ~, ~ I~.F~ WILL REQUIRE DISCRETiONA~V ~'L'~S. uWNERSHIP INTERESTS ON ALL APPLICATIONS ~- ~u~un um ~E PART OF THE CITY COUNCIL, PLANNING COM~ION AND ALL OTHER OFFICIAL BODIES. The following information must be disclosed; ~ ~ 1. List the names of all.persons having a financial interest in the application. List the names of all p. ersons having any ownership interest in the property involved. m 2. If any person identified pursuant to {1) above is a corporation or partnership, list the names of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. 3. If any person identified pursuant to (1) above is a non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes No_/~ If yes, please indicate person(s) . ~is defined as: "An~"~ndividua), firm, co artnershi , ' m . m . ~ )?c.]a] club, fraternal organization, corDoratioPn e~ I_t_hjs.~ .and. an, y, .other county, city and cJunty, c~ty~_, syndic-~': IPOl~l:]cal subdivision, or any other -rou- or ~-~--~~Y' ~]strict or othe~ ~--~----~_~._~.~.~- ~ t~ t. ulllU/ll~i, lon acting as a unit." ...... (NOTE: Attach additional pages as~)F ~) ~./~'- ...... ~' .... Signature of app~an-~date A-] lO ~--~-~-t or type name~app/icant -- City Planning Commission Agenda Item for Meeting of May 24, 1989 Page 1 5. PUBLIC HEARING: Draft Environmental Impact Report, EIR-86-4 - EastLake Greens A. BACKGROUND A Master EIR for all the EastLake development (including EastLake Greens/ Trails) was completed in February of 1982. In addition, 392.1 acres of EastLake Greens were reviewed in an EIR prepared for EastLake I in January 1985. The document contained herein presents additional information, and covers effects on the environment which are specific to the EastLake Greens/Trails site and those that were not previously addressed as significant effects. The EIR is being circulated through the State Clearinghouse and their review period will end May 30, 1989. B. RECOMMENDATION Conduct the public hearing on the Draft EIR-86-4, close the hearing and give staff and ERC Environmental & Energy Systems Co. (formerly Westec Services) any desired direction for the preparation of the final EIR to be considered on June 14, 1989. C. PROJECT DESCRIPTION The proposed project encompasses 1228.4 acres, and includes two primary components: the first is the Sectional Planning Area (SPA) Plan for the 830.5-acre EastLake Greens site and the second is the annexation of EastLake Trails (397.9 acres) into the City of Chula Vista. Both EastLake Greens and EastLake Trails are included in the EastLake I expansion area and will be included in the EastLake I Planned Community District. The EastLake Greens site lies partially within the Chula Vista city limits and partia'lly within t~e County of San Diego's jurisdiction. The proposed EastLake Greens project is a second development phase and third residential neighborhood to be developed within the EastLake Planned Community; the first phase was approved by the City of Chula Vista in 1982. The EastLake Greens project includes a detailed Sectional Planning Area (SPA) Plan for the mixed use of 830.5 acres just south of the present EastLake I development in eastern Chula Vista. Discretionary actions for EastLake Greens portion of the project include amendments to the City of Chula Vista General Plan Land Use Map and Circulation Element; prezoning; revisions to the EastLake ! General Development Plan; approval of the proposed EastLake Greens SPA Plan and tentative subdivision maps; annexation of a portion of the site into the City of Chula Vista; approval by the Regional Water Quality Control Board; and approval of the Tentative Subdivision Map Development Agreement and Public Facilities Financing Plan. City Planning Commission Agenda Item for Meeting of May 24, 1989 Page 2 The proposed EastLake Trails project site, which encompasses 397.9 acres, lies entirely within the County of San Di6go and within the City of Chula Vista's Sphere of Influence. Discretionary actions related to the project include amendments to the City of Chula Vista General Plan Land Use Map and circulation element; revisions to the EastLake I General Development Plan; prezoning and annexation of the site into the City of Chula Vista. D. IMPACT ANALYSIS 1. Land Use Potentially significant impacts related to land use are those typically associated with urban land uses: increased traffic flows, a decrease in air quality, and additional demands on public services and utilities. These items are discussed in later sections of this summary. Impacts associated with the conversion of agricultural and open space to an urban, mixed-use development has been planned for by the City of Chula Vista and analyzed in prior environmental documentation. The project will contribute to the cumulative loss of agricultural land; however, because the site is not situated on prime agricultural soils, and the City considers agriculture an interim use on the site, the loss is not considered to be significant. The proposed land uses for EastLake Greens are generally compatible with surrounding land uses, both planned and existing. Buffers are incorporated in the project design to ensure privacy and reduced light and glare impacts between the residential uses and the light industrial and commercial uses. The EastLake Greens project involves a number of policy changes and/or discretionary actions that affect land use policy; no adverse effects are expected to occur as a result of the implementation of these proposed revisions. The proposed EastLake Trails project also involves a number of revisions to land use policy. These include the annexation and pre-zoning of 397.9 acres, an amendment to the City of Chula Vista General Plan Map, and revisions to the EastLake Policy Plan. No adverse land use effects are expected to occur as a result of the proposed changes. 2. Transportation/Circulation Potentially significant impacts related to transportation circulation involve the generation of additional vehicle trips associated with the EastLake Greens project. This additional traffic could result in the reduction of levels of service (LOS) on local street segments and intersections to below acceptable levels (i.e., below LOS C). These impacts may be most evident on Telegraph Canyon Road. The mitigations proposed in the traffic analysis report prepared for the City Planning Commission Agenda Item for Meeting of May 24, 1989 Page 3 project by Willdan Associates and the developer's participation in the East Chula Vista Transportation Phasing Plan will result in no significant adverse traffic impacts from the implementation of the EastLake Greens and Trails project. 3. Services/Utilities Significant potential impacts to public services and utilities involve a decrease in the ability to provide adequate services such as water availability, education, police and fire protection, parks and recreation facilities, library facilities, energy and telephone availability, medical facilities/service, and solid waste disposal. For EastLake Greens, these potential impacts are considered mitigable below levels of significance through implementation of the policies set forth in prior environmental documentation (MEIR, SPA). The specific mitigation measures discussed in the SEIR and the combined cooperation efforts of the developers in the vicinity will result in proper construction phasing of the proposed EastLake Greens and the needed facilities. Development of the annexation area (EastLake Trails) would increase the burden to public services and utilities; however, the annexation itself would not create a significant impact. Additional studies would have to be conducted to determine the specific impacts EastLake Trails would have on the availability of services and utilities. The precise method of providing sewer service to the project has not yet been resolved. There are alternative methods of mitigating this impact and it is anticipated that the precise method and guarantees will be selected prior to the consideration of the final EIR and other discretionary actions by the Planning Commission (see attached Engineering memo). 4. Visual Resources Development of the EastLake Greens project would substantially alter the landform and visual character of the site, resulting in a number of potentially significant impacts. Implementation of the grading plan for EastLake Greens will measurably alter the topographic profile. Approval of the proposed annexation of the EastLake Trails would not directly affect the existing landforms; buildout would, however, convert the existing site from agriculture to an urbanized community. 5. Air Quality Potentially significant cumulative impacts to air quality have been identified. These impacts are related to the increase in both stationary and mobile emissions associated with the projected City Planning Commission Agenda Item for Meeting of May 24, 1989 Page 4 population growth (and the subsequent increases in vehicular traffic, etc.). In addition, because a portion of the project was not included in the SANDAG Series 5 and 7 growth forecasts, (the basis for the air quality attainment plans contained in the 1982 SIP revisions and the 1985 progress report of the APCD) EastLake Greens/ Trails is considered to have a potentially significant, cumulative air quality impact. Consequently, the City of Chula Vista will annually provide San Diego Air Quality Control District with a 12 to 15 month development forecast to evaluate impacts related to air quality. The more recent SANDAG Series 7 forecasts, containing the EastLake II development, will be used in the next SIP revisions. Although the project can incorporate a variety of mitigation measures to reduce short- and long-term air quality impacts, the development would still represent growth that was not considered in SANDAG's Series 5 and 6 growth forecasts, and therefore the project could potentially have a significant cumulative impact on air quality even after mitigation measures have been implemented. 6. Noise Potentially significant impacts associated with the EastLake Greens project impacts were calculated using the Federal Highway Administration Stamina 2.0 Noise Prediction Model. In residential areas adjacent to EastLake Parkway, between the northern and southern entry roads and the park proposed adjacent to the high school noise levels would exceed 65 dB(A). Exterior noise levels above 65 dB(A) CNEL are considered incompatible with both residential and parkland areas. These areas would also experience significant interior noise impacts. Mitigation measures have been developed which would reduce the majority of identified noise impacts below levels of significance. Additional attenuation would be needed in the areas exceeding the City standards. An additional acoustical analysis would be required to ensure that interior noise levels of 45 CNEL are not exceeded. Impacts cannot be assessed for the EastLake Trails until detailed site plans are prepared for the site. E. THRESHOLD/STANDARD POLICY The contract for this EIR preceded Council adoption of the Threshold/ Standards Policy and therefore, although the information regarding the various thresholds is is the document, there is no separate section evaluating compliance with this policy. The final EIR will incorporate such a separate analysis. WPC 6269P City Planning Commission Agenda Item for Meeting of May 24, 1989 Page 1 6. PUBLIC HEARING: Draft Environmental- I'mpact'Report; EIR-89-4M, Patomar ~r~l.ley Center A. BACKGROUND The proposed Palomar Trolley Center project consists of a 12.23 acre site located on the south side of Palomar Street, east of Industrial Boulevard and west of Broadway, immediately adjacent to the Palomar Trolley Station in the Montgomery Community. The development of the proposed community shopping center requires an amendment to the Montgomery Specific Plans designation of "Research and Limited Industrial" to a designation of "Mercantile and Office Commercial" and a rezone from M-52 (Limited Impact Industrial Use Regulations) to C-N (Neighborhood Commercial). The purpose of this EIR is to provide an accurate and concise informational document which analyzes the environmental consequences of adoption of the proposed amendment to the Montgomery Specific Plan. A preliminary environmental analysis was conducted by the Planning Department staff to determine areas of potential environmental impact. Staff identified the following three areas for addressment in a Focused EIR: Circulation/Traffic, Socio-economic Impacts, and the Maintenance of Adopted Threshold Standards. The EIR also examines alternatives to the project, growth inducing impacts, and other environmental summaries as required by CEQA. The lead agency for this project is the City of Chula Vista. CEQA defines the lead agency as "the public agency which has the principal responsibility for carrying out or approving a project." The City has solicited comments from responsible agencies and interested parties regarding potential environmental affects by use of a Notice of Preparation. The environmental consultant responsible for the preparation of this report is A. D. Hinshaw Associates of San Diego, California. Preparers of and contributors to this report are listed in Chapter lO.O of the Draft EIR. This draft EIR on the General Plan Update is subject to a 45-day review period through the State Clearing House (SCH) which concluded on May 12, 1989. Comments received from SCH are included in this report. City Planning Commission Agenda Items for Meeting of May 24, 1989 Page 2 B. RECOMMENDATION Conduct the public hearing on the Draft EIR-89-4M, close the hearing and give A. D. Hinshaw and staff any desired direction for the preparation of the Final EIR. C. ANALYSIS 1. Transportation/Access The traffic analysis for the proposed Palomar Trolley Center was based on the roadway capacities of the existing and projected Circulation Elements. The proposed Palomar Trolley Center will add approximately 6,250 newly generated ADT to the surrounding street system, with 626 trips occurring during the PM peak hour. The distribution of trips is estimated to split 60 and 40 percent east and west respectively along Palomar Street. Street segments in the project vicinity currently operate at acceptable levels of service. When the proposed project's traffic is added to that of recently approved projects, and existing traffic, Palomar Street is projected to operate at LOS E under the existing Circulation Element classification. The Level of Service on Broadway north of Palomar Street will deteriorate to LOS E under existing plus project plus approved project conditions. All other street segments are projected to operate at acceptable levels of service with development of the project and approved projects. Mitigation measures to minimize the projected future congestion are included in this report. 2. Community Social Factors An Economic Impact Analysis for the Palomar Trolley Center was prepared to identify any socioeconomic impacts that may result in physical deterioration of nearby commercial centers/buildings due to an oversupply of retail commercial space caused by development of the proposed project. Of primary concern were retail centers located along Broadway; however, all potentially impacted centers and strip retail within the Montgomery Specific Plan area, and several outside the area, were included in the scope of this analysis. The analysis concluded that there was no data to support a finding that vacancies would persist in existing retail facilities, or that leasing of the Palomar Trolley Center would cause extended periods of vacancy for other planned retail developments. Vacancy rates above City Planning Commission Agenda Items for Meeting of May 24, 1989 Page 3 30 percent over a period of at least three years would be required before any deterioration to the physical structures or landscaping would be anticipated. J. D. Hinshaw and Associates stated such vacancies and resulting deterioration cannot be ascribed to the planned development of the subject retail center as a finding of the analyses performed in this study. The consultants further state that, if vacancies do persist, the causes of the eventual loses or impacts would be poor design and leasing strategies, and secondary locations in relation to the existing or planned retail centers. J. D. Hinshaw and Associates state that persistent vacancies can not be ascribed to the eventual marketing of the Palomar Trolley Center, since it is not large enough to impact the overall market, and its eventual uses have not been specifically identified. D. ENVIRONMENTAL IMPACT SUMMARY 1. ~i~nificant Environmental Effects The increase in traffic associated with the proposed project and other approved projects in the area will significantly impact the level of service (LOS) on Palomar Street between I-5 and Broadway. This segment would operate at LOS E under the major road classification of the current City Circulation Element. This impact can be mitigated by improving Palomar Street to the ultimate six-lane Major Street. Broadway, north of Palomar Street, is projected to operate at LOS E under existing plus project plus approved project conditions. The recommended improvements to the intersection of Palomar Street/Broadway will alleviate some of the congestion on this roadway. The intersection of Palomar Street/Broadway is projected to fall to LOS D under the existing plus project scenario. This LOS can be improved to C if eastbound Palomar is improved to accommodate a dual left turn lane. The Palomar Street/Industrial Boulevard intersection currently operates at LOS F during the P.M. peak hour. If the recommended project mitigation measures are implemented, the LOS will improve to C. 2. Mitigation Measures To mitigate the adverse traffic impacts created by the project, the following measures should be implemented: a. Improve Palomar Street to the Major Street Classification with a raised median along the frontage of the Palomar Center. This will increase the roadway capacity and improve traffic flow. City Planning Commission Agenda Items for Meeting of May 24, 1989 Page 4 As a prerequisite to development, the Palomar Trolley Center Project will be required to widen the south side of Palomar Street adjacent to the project (Section A on Exhibit 1) and the south side of Palomar Street between I-5 and Industrial (Section B on Exhibit 1) to the maximum area required for 61 acres. The applicant is also required to widen Palomar Street to the minimum area required for 6 lanes and restripe the area from the eastern edge of the project to Broadway and from the western edge of the project to Industrial (sections C & D respectively on Exhibit 1). Although the 'City does not have the right-of-way to expand Palomar Street on the north side, there is sufficient spacing to stripe Palomar to 6 lanes from I-5 to Broadway by eliminating on-street parking. The widening will result in a performance level of LOS B according to the Roadway Classifications Standards contained in the Circulation Element. Assuming the roadway is upgraded to a six-lane major street, when buildout conditions occur, Palomar Street in the vicinity of the project will then be capable of accommodating 40,000 vehicles per day at LOS C. ' In summary, six lanes of traffic are needed along the segment of Palomar Street between I-5 and Broadway to address near-term traffic volume increases associated with the Trolley Center project and other projects which have been approved v~ithin the study area. The City of Chula Vista and CALTRANS will reconstruct the I-5/Palomar Street interchange. The Palomar Trolley Center project will be required to widen Palomar Street between I-5 and Industrial Boulevard so that 6 lanes can be provided. Stripe Palomar to 6-lane Major Street. This action will mitigate the projected LOS E and help traffic flow of this roadway segment. The intersections along Palomar Street are projected to operate at acceptable levels of service during the PM peak hour. Since the analysis for the Palomar Center was conducted under peak conditions, the overall LOS E is overstated. b. The project will improve the Industrial Boulevard approaches to the Palomar Street/Industrial Boulevard intersection to provide one left-turn, one through lane, and one right-turn lane. This will improve PM peak hour LOS to "C" from the existing LOS "F". c. Relocate the traffic signal at the Palomar Street/Trolley Station entry to the main project entry. This will create a beneficial impact for traffic flow along this section of Palomar Street. City Planning Commission Agenda Items for Meeting of May 24, 1989 Page 5 The new signalized intersection at the main entrance driveway to the Trolley Center site should be aligned with the existing access driveway located along the north curb line of Palomar Street in this vicinity. The relocation of the traffic signal to the project entry should provide improved signal spacing and the availability of adequate gaps in the traffic stream. d. Provide an internal connection between the proposed project and the Trolley Station. This will allow left turning vehicles from the Trolley Station to use the Palomar Center's signalized entrances. This configuration would require an access agreement. e. Provide dual left-turn lanes on the westbound approach of the Palomar Street/Project Entry intersection. This will allow the intersection to operate at LOS C during the PM peak hour. JHK recommends that a raised median be incorporated into the design of the main entrance driveway serving the Trolley Center site. f. Provide dual left-turn lanes on the eastbound approach of the Palomar Street/Broadway intersection. This will result in LOS C. The LOS at all other project intersections would remain constant under this revised trip distribution and assignment scenario. The project will also provide dual left-turn lanes and one right-turn lane on southbound Broadway north of its intersection with Palomar Street. With this mitigation, the LOS at this intersection will meet the City's threshold standards. These intersection improvements will help alleviate some of the existing congestion on the roadway segment of Broadway north of Palomar Street. g. The project will cul-de-sac the north end of Jayken Way, south of the project. ALTERNATIVES 1. NO PROJECT This alternative is based on the disapproval of the requested actions and not building the Palomar Trolley Center. The project site would remain in its present condition if this alternative were to be adopted. No significant environmental impacts are expected to occur as a result of this alternative. 2. EXISTING ZONING This alternative would develop the site in accord with the existing land use and zoning designations. The existing Specific Plan land use designation for the site is Research and Limited Industrial. The project City Planning Commission Agenda Items for Meeting of May 24, 1989 Page 6 site is currently zoned M52 Limited Impact Industrial Use. The development is assumed to be a light industrial project with a total gross floor area of 137,500 sq. ft. Transportation/Access If the project site were developed under current zoning as light industrial, the estimated daily traffic generation would add 1,100 ADT with 132 trips occurring during the P.M. peak hour, therefore, generating 5,148 less ADT and 494 less trips during the P.M. peak hour than the proposed project. Under this alternative, the traffic impacts associated with the development of the site would be significantly less. Community. Social Factors The current zoning, Limited Impact Industrial Use {M52), is intended for manufacturing and industrial uses which evidence no or very low nuisance characteristics. The M52 zone permits a range of commercial uses; some of which are also permitted under the proposed C-N zoning. These uses are, however, dissimilar in that they are intended to support, or be secondary to the industrial uses. The project site would not be in direct competition with nearby commercial centers if developed under this alternative. Therefore, the potential for socio-economic impacts which could result in the physical deterioration of the nearby commercial centers would be less than that of the proposed project. Therefore, such impacts would not occur as a result of this alternative. 3. REDUCED PROJECT This alternative assumes a "reduced scale of development" of the proposed project; thus, it assumes the approval of the proposed SPA and zone change, but the gross floor area of the development will be reduced. This alternative assumes the exclusion of the four "restaurant" pads, and the "bank" pad. These deletions reduce the gross floor area by approximately 15,335 sq. ft. for a total project size of approximately 112,030 sq. ft. gross floor area. Transportation/Access Under this alternative, the estimated daily traffic generation would add 5,489 ADT with 550 trips occurring during the P.M. peak hour, therefore, generating 759 fewer ADT (12%) and 67 fewer trips (12%) during the P.M. peak hour than the proposed project. Additionally, issues such as stacking and site specific internal circulation impacts would be substantially reduced with the elimination of the restaurant pads. Compared to the proposed project, the traffic impacts associated with this alternative development of the site would be 12 percent less. City Planning Commission Agenda Items for Meeting of May 24, 1989 Page 7 Community Social Factors Development of the site under this alternative would decrease the potential for socio-economic impacts which could result in the physical deterioration of nearby commercial centers because less business (less competition) would be located at the center. The potential for impacts from increased competition, especially fast food restaurants, would be substantially reduced; thus, the potential for socio-economic impacts which could result in the physical deterioration of the nearby commercial centers would be less than that of the proposed project. Therefore, no impacts of this type would occur as a result of this alternative. WPC 6263P NO SCALE B~.:~,~ D, A C T'~ ,~ ~ PALOMAR STREE ORANGE AVENUE $% 5% PROJECT SITE '~5~ PALOMAR ST. TROLLEY STATIO/'I ANITA STP >. ,,i -4 0 ~ MAIN STREET 8OURCE: wlHcl.n A..ocillem EXHIBIT I Traffic Distribution ~'- A.D. HINSHAW ASSOCIATES, · CITY COUNCIL WORKSHOP To Discuss Bayfront Planning Issues and Provide Input/Direction for the Applicant is Scheduled for: Thursday, May 25, 1989 4:00 p.m. City Council Conference Room The Commission may wish to either individually or collectively provide input at the meeting to the Council. The Commission's Minutes when this item was discussed will be included in the packet being sent to Council.