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HomeMy WebLinkAboutPlanning Comm min 1973/03/26 MINUTES OF A REGULAR ADJOURNED MEETING OF T~E CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA March 26, 1973 The regular adjourned meeting of the City Planning Commission of Chula Vista, California was held on the above date beginning at 7:00 p.m. with the fol- lowing members present: Rice, Macevicz, Chandler, Rudolph, Swanson, Whitten and Wilson. Also present: Director of Planning Peterson, Assistant Director ~f Planning Williams, Assistant Planner Quinney, Assistant Director of Public Works Roberts and Assistant City Attorney Blick. The pledge of allegiance to the flag was led by Chairman Rice, followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (Macevicz-Chandler) The minutes of the meeting of March 12, 1973 be approved as mailed. Chairman Rice called for oral communications and none were presented. PUULIC HEARING (Cont.): CONDITIONAL USE PERMIT - request to install self- service ~asoline facility at 70 East "J" Street - Simkins & So9~, Inc. Director of Planning Peterson reported that the gasoline vapor recovery system approved by the San Diego Air Pollution Control District is not acceptable to the applicant and they have requested that the action be filed, which is also the staff's recommendation. MSUC (Chandler-Whitten) The request by Simkins & Sons, Inc. to install a self-service gasoline facility at 70 East "J" Street be filed. PUBLIC HEARING: VARIANCE - Request to create 2 additional lots without street fr~i~, 50 "H" st'~et - Olivin~ Valois Director of Planning Peterson advised that the two additional lots would create a total of three lots on a parcel 29,000 sq. ft. in area so that each lot size would meet the minimum lot size required by the ordinance. The minimum lot frontage would not be met; however, the lot is excessively deep and it is not practical to provide public access to this or adjacent lots of similar depth. The property is level and with reasonable standards of development can accom- modate three single-family dwellings, and the staff recommends approval. This being the time and place as advertised, the public hearing was opened, and as no one wished to speak for or against, the public hearing was closed. -2- March 26, 1973 MSUC (Whitten-Macevicz) Approval of a variance request to creat two ad- RESOLUTION NO. PCV-73-3 ditional lots without street frontage at 50 "H" Street, subject to the following: 1. Division of the property shall be subject to the submittal and approval of a parcel map limiting total development to three lots. 2. The driveway easement shall be located parallel to the eastern property line. ao The easement shall be a minimum of 20' in width. b. The driveway shall be paved in Portland cement concrete in order to minimize maintenance problems. 3. A T-type turn-around shall be provided at the end of the access easement. 4. Two off-street parking stalls per unit shall be required in addition to the required two-car garages. 5. All utility service shall be undergrounded. 6. All structures shall be set back a minimum of 15 feet from the driveway easement, provided, however, that all garage doors facing the easement shall be set back a minimum of 22 feet from the easement. 7. The existing garage shall maintain a minimum 3 foot setback from the south property line. 8. A deed restriction prohibiting garage conversions and establishing responsibility for maintaining the access easement shall be submitted for staff approval. 9. Site plan and architectural review shall be required for all lots and structures and fencing prior to obtaining building permits. 10. The subdivider shall comply with the requirements of the General Plan concerning the adequacy of public facilities. Findings are as follows: a. The division of land in this area has created a lot that can only be served by a 20 foot wide access road. b. The lots that are proposed will be similar in size and configuration to other lots in the area and zone. c. Subject to the conditions outlined by the staff, no detrimental effect would be created. -3- March 26, 1973 PUBLIC HEARING: a. Consideration of Environmental Impact Report relating to development of Bonita Acres - KB Environmental Developers, Inc. b. REZONING - Approximatel~ 100 acres located west of Ota~ L~es Road, approx. 1~4 mile south of Allen SchOol Lane, from R-E-20 and R-E-40 to R-E-P - KB Environmental Developers, Inc. c. SUBDIVISION - Consideration of tentative map for Bonita Acres Director of Planning Peterson reported that the applicant had requested a one- week continuance of the three items and the staff joined in that request in order that a further evaluation of information and more complete presentation might be made. MSUC (Chandler-~ilson) Consideration of Environmental Impact Report, rezoning of approximately 100 acres located west of Otay Lakes Road, approximately 1/4 mile south of Allen School Lane, from R-E-20 and R-E-40 to R-E-P, and tentative map for Bonita Acres be continued to the meeting of April 2, 1973. PUBLIC HEARING (Cont.): Consideration of amendment to General Development Plan for Sports World - Dr. Leonard Bloom Director of Planning Peterson noted that in one form or another the item had been before the staff and the Commission for several months, but only in the last two weeks has the staff undertaken the evaluation of the General Develop- ment Plan and the proposed changes. The recommendation for denial, as outlined in the staff report, is based on the determination that the circulation system which has been developed by the Engineering Division and believed to be required for the provision of adequate service to this development would result in an unacceptable environment in that area. Mr. Peterson remarked that a short time ago San Diego County conducted a traffic model test of the land use system of our adopted General Plan against the circulation system which that plan reflects, and they found the circulation system shown on the plan entirely inadequate to handle the traffic those land uses would generate. He said he views it as a substantial part of his job to try to bring the land use system and the traffic system closer together, and does not believe it reasonable to recommend that one additional major traffic generator be allowed in the face of this very bleak overall traffic picture. Mr. Peterson referred to the portion of the staff recommendation which sug- gested a public hearing be set by the Commission to consider rezoning the entire P-C area back to A-8 or, alternatively to Residential-one unit per acre, or some other kind of holding category. He recognized that many staff hours and Commission hours had gone into the review and adoption of the P-C pre- zoning, but thinks new information justifies a review of this zoning. This does not mean the staff is against a regional shopping center in this general location; it does mean the staff believes the residential densities in that Planned-Community are too high and that the arena should not be approved in this location. The holding zone should be viewed as a measure to forestall immediate development while the overall land use and traffic picture can be studied. -4- March 26, 1973 Mr. Peterson requested that the Commission not set a public hearing to con- sider rezoning the residential portion back to A-8 until after the City Council had considered the basic proposal of Sports World at their meeting of April 3rd. This would avoid the possibility of having the Planning Com- mission moving in one direction while Council moves in a different direction. Mr. Peterson announced that the staff had prepared a brief program of slides which they would like to present to give everyone a view of the area under consideration. With Assistant Director of Planning Williams pointing out the map locations, Assistant Planner Quinney presented 15 air and ground views depicting the proposed sites of the arena, shopping center, commercial complex, school, park and residential areas and the proposed road construction. Assistant City Attorney Blick stated that the City Attorney's office had reviewed the suggestion and recommendation by the Planning staff and concurred that setting a hearing immediately for consideration of rezoning the residential area back to A-8 would possibly run concurrently with hearings held before the City Council and would be procedurally improper. The City Attorney's office would recommend that consideration:of rezoning be postponed to some date sub- sequent to the City Council's final recommendation on the project. This being the time and place as advertised, the public hearing was opened. Charles W. Christensen, 233 A Street, San Diego, Civil Engineer for the Sports World project, recalled that Sports World is only a modification of a portion of the already approved E1 Rancho del Rey general development plan and P-C zone. He mentioned the general misconception that new residential development does not pay for the additional services that it requires of a city and referred to a report by Dr. Thomas J. Ashley of Ashley Economic Services, Inc. which shows that not only does industrial and commercial development pay its own way, but residential development does also. Mr. Christensen reviewed the modifications to the E1 Rancho del Rey general development plan and the topographic character of areas of proposed construction and street locations. The grading in the arena-shopping center area would require cuts of around 40 feet and considerable fill, involving earth movement of approximately 3.5 million yards, or around 20,000 cubic yards per acre. Grading in the residential area would entail leveling of tops of ridges and minor filling of indentations along those ridges. Street patterns would be serpentine, with loops or cul-de-sacs projecting off the main collectors. Bikeways and equestrian trails would connect in the south with those in the E1 Rancho del Rey development, and would terminate to the west at 1-805. He said solutions are available for bringing utilities to the site. Mr. Christensen commented on the proposed 8-lane extension of "H" Street for the arena-shopping center-commercial complex, the two overpasses at 1-805, and the traffic projection, and believes whether or not the arena is built there, much of the traffic generation will be from the east and surrounding area when that area is developed. He mentioned the proposed use of "J" Street for a southern access to the arena prior to completion of 1-805, and considers -6- March 26, 1973 with it traffic overloads on city streets along with noise and air pollution should be looked on as an undesirable addition to the City. She noted that in April the Federal Environmental Protection Agency would propose a series of land use regulations that could restrict the construction of shopping centers, sports complexes, residential, commercial-industrial developments, recreational areas, and highways as well as other projects generating traffic in order to curb pollution. The final regulations are expected to require states to review the locations prior to construction of facilities that may cause an increase in pollution because of associated activities. She urged that the project not be approved. Gene Coleman, 1670 Gotham Street, commented that Chula Vista cannot accommodate Sports World because there are no solution to the environment problems, and urged the Commission to rely on the judgment of the staff in reaching a decision. Peter Watry, 81 Second Avenue, believed the proposed site to be the wrong one for an arena because of the required massive earth moving and filling in of canyons, and that a regional shopping center could not be justified in this area for many years. He noted that the P-C zone for the Otay Land Co. had been approved in July, 1971, but the September and October, 1971 minutes reflect that the City Council asked the Planning Department to reevaluate that zoning. He felt that putting the area into a holding zone and giving the Planning Depart- ment and the Commission a chance to plan rat~er than being forced to react to the plans of others was an excellent recommendation. The following people spoke in opposition to the project: Jan Ronis, 4201 Bonita Road, Bonita Cary Wright, 242 East "J" Street Carol Smith, 87 "F" Street Josephine Napier, 666 Gilbert Place Clemons Napier, 666 Gilbert Place Shirley Sechler, 801 Halecrest Drive Bob Cooper, 604 East "J" Street Mike McQuillen, 4425 Vista Nacion Drive, Lynwood Hills Racquel McDonald, 600-14 Sheffield Court Jim Avery, 4452 Vista Nacion Drive, Lynwood Hills John Frelinger, 304 Margo Court Mrs. Krutz, 1595 Mendocino Drive Mable Nale, 221 Kearney Court David Riley, 609 East "J" Street Connie Marocini, Gotham Street Linda Collins, 827 Halecrest Avenue David Kassebaum, 615 East "J" Street Martha Vickers, 626 Mission Court Carol Kurtz, 875 Durward Street Lisa Lassman, 190 Pepper Tree Road Kathryn Moore, 1134 Tobias Drive Neely Cook, 1453 Melrose Avenue and Sandy Adelman, 1250 Fifth Avenue both suggested that the i~tem should be put to a vote by all the people o~ the community. -7- March 26, 1973 The following people spoke in favor of Sports World: Irma Morris, 114 Third Avenue, representing 1500 residents and 100 business people who have signed a petition endorsing the project. Betty Vaden, 1672 Elmhurst Street Bill McClendon, 751 Nolan Avenue M. K. Anderson, 89 Glover Court Robert Caplan, attorney for the applicant, commented that any fears that the arena or shopping center might become a liability to the City were groundless, since whether the project were constructed with Dr. Bloom's own money or whether he financed it with institutional money or loans, it could never become the financial obligation of the City to pay for any of the improvements because the City would not have incurred any liability or debt. Mr. Caplan expressed his concern for the lack of specific comments by the plan- ning staff on the plan proposed, since Dr. Bloom had attempted to come up with viable development plans for a given area. He felt that in providing no con- crete opinions as to how the property should be developed, the staff had not responded to the application that has been pending for six months and had not given the Commission tools to do other than follow the staff recommendation. As no one else wished to speak for or against, the public hearing was closed. The meeting recessed at 9:59 p.m. and reconvened at 10:lO p.m. Member Rudolph felt the requested modification was a major plan change with much additional commercial area as well as the arena. She thought perhaps the arena would be an asset to the City, providing opportunities for recreational and cultural entertainment, but there were too many serious adverse impacts and she agreed with the findings and recommendations of the staff. Member Whitten agreed with Mr. Caplan that the City would not assume the obligations should the project become a "white elephant," however, the benefits to the City would be greatly diminished in that event, which is something to be considered. He stated we have learned that a new value on life is important and what was good in the past may not necessarily be good today, and that a review and revision of the General Plan may be in order. He agreed with the staff findings and recommendations. Member Chandler commented he had been on the Planning Commission during the entire time the Otay Land Company plan had been before it and he, too, be- lieved the Sports World modification to be a major change in the plan and agreed with the staff recommendations. Member Macevicz remarked that he had also been on the Planning Commission during the time the Otay Land Company plan had been developed and he felt the major changes called for in the Sports World plan would have a much greater immediate impact on the environment than the Otay Land Company plan which had been approved. -8- March 26, 1973 Member Wilson agreed with the position taken in the staff report that this is a value judgment and he could find reasons for approving the project under all eight findings required by the Zoning Ordinance. He felt since a quality shopping center does not exist in this area, the high quality regional shopping center being proposed would increase the expenditures within the City, would increase the number of people who would be using the shopping facilities within the Chula Vista area and could bring nothing but economic good to the City. He agreed with the Engineering Division in their assessment of the traffic situation. He said there were things in the plan he would be opposed to, such as the extension of "J" Street into the area, but he thinks Dr. Bloom has a vision for the great benefit of the citizens and future residents of the City of Chula Vista. He was hopeful that this community in which he was born would grow with the type of attitude that Dr, Bloom seems to possess, in that he is willing to work so closely with the existing government and to allow his plans to be modified, and that eventually his dream can be brought to fruition and shared by all of us. Member Swanson remarked that traffic, transportation and energy sources are all going to change drastically; consequently, the energy crisis and the requirement for smog emission control would change and he didn't think anybody could see exactly what effect traffic is going to have because public transportation would be an absolute must. He disagreed with the no growth advocates. Chairman Rice agreed with members Rudolph, Whitten, Chandler and Macevicz. He felt the project does not meet the conditions that have been established for the modification of the zone, and that the arena is really not the right thing for Chula Vista. MSC (Whitten-Chandler) The modification to the existing P-C zone for Dr. Leonard Bloom's Sports World be denied. The motion carried by the following vote: AYES: Members Whitten, Chandler, Rice, Macevicz and Rudolph NOES: Members Wilson and Swanson ABSENT: None COMMISSION COMMENTS Member Rudolph commented that one thing the study of Sports World has revealed is that a major revision should be made to the General Plan that takes into consideration all of the things which have come up since it was adopted in 1964. She inquired if it would be in order for the Planning Con~nission to recommend to the City Council that they initiate a total review of the General Plan. Director of Planning Peterson answered that it would be in order. The Commissioners discussed the matter and agreed that the annual review of the General Plan brings the zoning into conformance with the Plan, but does not basically review the total Plan in depth, and provide a guide that is relevant -9- March 26, 1973 to the matters brought before the Commission at the present time, but felt perhaps they should consult with the Planning Department regarding the great amount of staff time involved in such a study before recommending it to the Counci 1. Member Macevicz inquired about the status of the Bay Front Study. Director of Planning Peterson replied that the latest information from Sedway/ Cooke was that the final report is in the hands of the printer and they are predicting April 1st as the submission date. Member ~hitten asked about the status of the Hillside Development Ordinance. Mr. Peterson said that it is not actively being pursued at the moment. He further stated that he believes a review of the General Plan is more signifi- cant than the Bay Front Study and the Hillside Development Ordinance, as important as those studies are. He thinks the fact that the land use system and the circulation system as they are reflected on that Plan are not in balance is the most basic flaw in our planning at the moment, and would urge the Commission to adopt a motion recommending that the Council restudy the General Plan. MSUC (Whitten-Rudolph) Recommend to the City Council that they initiate a total review of the General Plan. Member Rudolph called attention to a book entitled "Readings on Urban Trans- portation'' by Smerk, which she felt some of the Commissioners might find of interest. ADJOURNMENT Chairman Rice adjourned the meeting at 10:55 p.m. Respectful ly sgbmi tted, ' Leoda Sch~ll Acting Secretary