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HomeMy WebLinkAboutPlanning Comm min 1973/03/12 MINUTES OF A REGULAR ADJOURNED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA March 12, 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, Environmental Review Coordinator Reid, Assistant Director of Public ~orks Robens, Assistant City Attorney Blick and Commissioner Hooper of the Environmental Control Commission. 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 February 26, 1973 be approved as mailed. Chairman Rice called for oral communications and none were presented. Consideration (continued) of request for pg.le si~n at 1261 T~ird Avenue, C-C zone ~iHaln~an Director of Planning Peterson advised that a telephone call was received late this afternoon requesting that the matter be continued so the applicant might further review the staff's recommendation. He reported he had indicated to them that April 2nd would be the earliest meeting at which this request could again be placed on the Planning Commission agenda. MSUC (Chandler-Whitten) Consideration of the request to erect a pole sign at 1261 Third Avenue for the Handyman store be continued to the meeting of April 2, 1973. PUBLIC HEARING (Cont.) Consideration of Environmental Impact Report for Sports World Director of Planning Peterson called attention to a memo from Mr. Robens, dis- tributed to each Commission member, which is not new information but is a summary of information presented at the Work Shop meeting on ~arch 7th. He a~firmed this is a very complex matter and one which the staff and Commission could study for an additional year, but he felt the staff has attempted to investigate and report on all issues that have been raised and they have now reached a point of diminishing returns. He urged the Commission to try to take action on this request tonight unless something new is presented which definitely needs review. He indicated Mr. Reid would summarize the events which had occurred since the last meeting. Environmental Review Coordinator Reid reported that as a result of the public hearing on February 26 and the Work Shop on March 7th, revisions to the report have been made, the largest being the cost-revenue analysis, the conclusion of which is that during the development schedule a surplus of approximately -2- 3/12/73 $1,200,000 would be produced for the City. However, during the first four years of the development schedule the City would experience a deficit. He also reported an addition has been made to the growth inducement section of the report detailing the inclusion of facility capacities within the project which exceed the generation of that project and therefore facilitating the growth of other areas. He noted that an additional alternative has been included which had to do with the deletion of the area-recreational commercial land uses and a reduction of the residential density by approximately 50 per cent. The air pollution from the shopping center has been reestimated based on the traffic projection from the facility of trips coming into the regional shopping center from outside the planning area of the City of Chula Vista. This results for 1980 of approximately 13 to 14 per cent of the air pollutants in the City being generated by this project. He noted that some mitigating measures have been added which will be reviewed with the development of more precise plans of the project. Mr. Reid advised that under the City of Chula Vista interim procedures for Environmental Impact Reports this report represents an acceptable one. The Environmental Control Commission has indicated it meets the requirements of the procedures and the City Attorney indicates it meets all legal requirements. Mr. Reid therefore recommended that the report be adopted. Member Rudolph asked why the peak hours of noise is not used in forming the acceptable noise boundaries. She pointed out that in the Deerpark E.I.R. the noise level at the peak hour of traffic was used. David Parkinson with Westec Services, who performed the noise and air quality portion of the study, reported that by using 10% of the total as the peak, it would raise the noise level or move the boundary out during that pertion of time in which there is peak traffic, but averaged over a 24 hour period there would be no difference. He pointed out that the )~UD criteria are based on 24 hours, and the net result would be the same. Member Macevicz felt people should not be subjected to the noise which would result in peak hours and allow it by establishing a limit for the average over a 24 hour period. Member Whitten asked about the financial impact of the need for revision to certain major streets if the City is developed in accordance with the General Plan. Assistant Director of Public Works Roberts reported that Sports World itself will not require alterations to the existing streets in the area west of 1-805. The requirement for widening existing streets will be the full development of the General Plan and the full densities as shown on the General Plan, and will not be the result of the Sports World development. The Chairman declared the public hearing open and asked that testimony be limited to new material concerning revisions made subsequent to the last meeting. -3- 3/12/73 Dr. Leonard Bloom expressed the opinion that this is a good report and contains the information which it is supposed to supply. He wished to clarify his position as it differs from a developer; he will be the owner of the arena and the sports franchises and will stay in the City. He indicated he is willing to let the City dictate what is to the best interests; this report does not necessarily mean there could not be improvements and he is willing to live by those improvements. He is here to flourish in an environment that is better and recognizes that anything detrimental to the City would affect him. Carol Smith, 87 F Street, expressed her desire to give the Commission some back- ground of the citizens who have been speaking to the report. She indicated the membership of Citizens Concerned is about 200 although only a few have spoken before the Commission due to the highly technical nature of the analysis necessary. She introduced Esther Lassman, who earned a B.A. in Psychology from the University of Southern California with graduate work in that field, and studied two years in the School of Architecture at U.S.C.; Eugene Coleman, Ret. Navy Lt. Cmdr., with a B.A. in Social Science and graduate work in geography, with emphasis on conservation; Peter Watry, professor at Southwestern College, has a B.S. in Accounting from U.C.L.A., an M.B.A. in Industrial Management from the University of Southern California, a PhD. in Economics from the University of Missouri; Mike McQuillen has B.A. degrees in Chemistry and in Chemical Engineering from Rennselaer Polytechnic Institute in Troy, New York, he is a pilot for Pan-Am Airlines holding an air transport license where he has obtained background in noise analysis, and is licensed by the City of Chula Vista as an Environmental Analyst. Firs. Smith has been an adult school teacher with the Sweetwater District for nine years and has a B.A. in Speech Arts with graduate work in parent education. Peter Watry, 81 Second Avenue, expressed pleasure with the revisions which have been made to the Environmental Impact Report from the original draft and feels the report is now more accurate and acceptable. He called particular attention to the changes in the cost-revenue projections, which now indicate $1 million profit to the City over a 10 year period rather than the the original $9 million figure. He felt this represents the optimum benefit from the project. Mr. Watry commented on revisions made in the growth inducement section of the report by the addition of a page recognizing the adverse effects of growth inducement, with particular reference to the statement that "this project would not only commit the development of the project site but will also encourage development of other areas and may intensify the development of some already developed property. This would change community characteristics of a large area mainly to the east of 1-805 but also the surrounding community." He requested that the following additions be included in this section: 1. The established residential streets that realize the greatest increase in traffic flows are likely to decline in terms of physical appearance and/or to be converted to other land uses, such as apartments. 2. Perhaps the greatest adverse growth inducement impact of this project will be that a great amount of population development beyond this project will be required in order to support the proposed regional shopping center. Should the City approve the shopping center, it would seem the City would have a moral obligation to approve virtually unlimited development in the future in order to satisfy the market needs of such a huge shopping center. -4- 3/12/73 3. This large increase in the population and commercial capacity of Chula Vista in a relatively short time will result in an increase in property turn over and short term land speculation. This in turn, may adversely affect land use patterns in terms of desirable long term development. The possibility also exists that commercial development as large as this project contemplates is premature in terms of realizable regional growth; if so, this project will cause some decline and deterioration in existing commercial areas of Chula Vista. 4. Like any community, Chula Vista is a delicate balance of many values -- economic, sociological and cultural. This balance is the result of many years of development to the interaction of opposing forces and desires. A project as large and commercial as Sports World will significantly change that balance and whenever significant changes occur some are sure to be adversely effective. In this case, those adversely effected would include businessmen who cannot compete, residents who find traffic on their resi- dential streets increased significantly, and people who prefer the small town atmosphere of present day Chula Vista to the more urbanized impersonal Chula Vista of post Sports ~orld. Mr. Watry then discussed the problem of traffic generation from the shopping center. He noted the report assumes 500 cars per acre for the 69.8 acre shopping center site, or a total of 34,900 cars per day. He felt this figure was low as compared to the average of the Mission Valley, Grossmont and Chula Vista shopping centers, which is 607 cars per acre. He displayed tables showing the large variation in the number of cars per acre generated by the three shopping centers and asserted this is not the best means for projecting traffic. He felt a more equitable method would be by ascertaining the number of cars per 10,000 sq. ft. of floor space in the shopping centers. He noted that the above mentioned centers generate 611 cars per 10,000 sq. ft. of floor space. If the 1.5 million square feet of floor space in Sports World is multiplied by this figure it would amount to 91,000 cars per day. The use of this figure for shopping center traffic would result in a 58% increase in the total estimated traffic generation for the Sports World project. He then displayed a map showing the projected traffic on each street if this percentage increase were applied. Esther Lassman, 264 Rogan Road, took exception to the 5% average annual traffic growth in San Diego County used to obtain traffic generation figures in and around the subject project by the year 1980. She felt this figure would not be applicable to critical streets near the proposed project. She then sub- mitted figures of average daily traffic volume for various street segments throughout the City indicating the increase during various periods following significant development in areas served by those streets. She also submitted traffic increment averages for seven major streets in Chula Vista showing average yearly increase for periods of 8 or 9 years ranging from 7.0% to 36.75%. Ms. Lassman also presented 1985-1990 projections of daily traffic volume for E Street, H Street, L Street and Bonita Road, which will intersect Freeway 1-805. Using the projected traffic volume desired use obtained from the San Diego County Flow Flap, dated 11-22-72, the average yearly increase on these streets will range from 9.9% to 53.7%. She requested that the projected traffic flow map of the Sports World Environmental Impact Report be corrected to reflect these higher percentages of increase. -5- 3/12/73 Eugene Coleman, 1670 Gotham Street, discussed the problem of drainage, and noted the report states, "A complete drainage will be provided by the developer and will be constructed by the developer." He felt this is not specific enough and called attention to the flooding condition which has frequently occurred over Bonita Road at the mouth of Rice Canyon during the past three months. He pointed out the original impact report stated that two 84" drain pipes would be placed on the floor of the canyon to carry the run off under the large fill proposed, and the water from these pipes would be discharged into like pipes parallel to 1-805 and then discharged into the proposed flood control channel in the Sweetwater River. He maintained the timing for the construction of the freeway and the flood control channel are not appropriate to immediately handle this flow of water. He asserted the Environmental Impact Report should be corrected to indicate the method of alleviating drainage problems. Russell Moore, 1065 Jefferson Avenue~ appeared as a representative of the president of the San Diego Section of the American Institute of ?lanners. He reported that the San Diego Section of A.I.P. recommends disapproval of the Sports World complex based on the fact it ~ould be an unwarranted duplication of a major regional facility, namely, the Sports Arena of San Diego. Chairman Rice advised that this testimony is pertinent to the proposed Sports World project and not to the Environmental Impact Report which is the subject of this hearing. Assistant City Attorney Blick confirmed that this hearing is for consideration of environmental impact only. Mr. Moore indicated he would then present his statement at the appropriate time. Bob Crane, 3723 Cienega Drive, Bonita, commented that this report was prepared by well qualified people and he felt approval of the report would be one of the best things that could happen to Chula Vista, since the proposed project is consistent with the City's General Plan for 1990 which recognizes the need for the development of this area. He endorsed the report and urged its adoption. Irma Morris, reported that she represents 1200 South Bay residents and 100 Chula Vista business people who have signed petitions endorsing the Sports Arena. She continued with statements that many of those who oppose this devel- opment have no right to do so since they do not live in the City. Chairman Rice again pointed out that testimony must be limited to the aspects of the Environmental Impact Report, and that Mrs. Morris~ comments should be presented during the consideration of the General Development Plan. Josephine Napier, 666 Gilbert Place, expressed her concern ~ith the tremendous amount of earth that is to be moved, which she has heard is 11 million yards, although Dr. Bloom used the figure of 3 million yards on a television broadcast recently. She made reference to the book, "Earthquake Country," coauthored by Dr. Richter, which indicates that the buildings most damaged by earthquakes are those constructed on new ground or fill. She felt it would be a tremendous disaster to put the proposed development on fill ground. -6- 3/12/73 Bill McClendon, 751 Nolan Avenue, pointed out that other areas which have had major developments have constructed the necessary arteries which took care of the traffic. ~e felt if Dr. Bloom is willing to risk his money to construct the arena, it is not the city's loss if there is earthquake dama§e. As no one else wished to speak, the public hearing was closed. Member Rudolph asked for staff comments relative to the figures used for traffic generated by the shopping center. Assistant Director of Public Works Robens reported that their figures were based on a publication of 1971 covering San Diego Traffic Generation Factors for all types of facilities, including shopping centers. This study indicated the average for all county shopping centers was 375.95 cars per acre, which is well under the 500 cars per acre used ill this projection. Based on 10,000 square feet of floor area the average is 4D2.22. He felt the figure used is realistic. He noted that the Chula Vista shopping center has the highest traffic count in the County at 926. Concerning the 5% average annual increase in traffic, Mr. Robens felt the figures presented in the report are valid. Concerning the problem of drainage, Mr. Robens indicated that the increase in run off occasioned by the arena itself would be insignificant and that with the construction of the freeway adequate drainage facilities will be installed. ~e further reported that the additional amount of water to be discharged into the Sweetwater River is infinitesimal compared to the total flow of the river channel. Commissioner Rudolph commented that she felt this E.I.R. is as acceptable as it is going to be, but there are three major deficiencies. The first was mitigating measures, which she felt was completely lacking in the original draft report, although the last revision does include more genuine mitigating measures and the promise, upon development of precise plans, of other measures which may help reduce the impact of this development upon the environment. With the understanding that this E.I.R. does not close the door to a future study of mitigating measures, she can accept this section of the report. The second deficiency is a lack of precise plans, but with the understanding that the E.I.R. must be adopted early in the consideration of the development, and that precise plans will be the place for more precise information, evalua- tions and measures, and the E.I.R. serves as a guide, she accepts that de- ficiency. She also felt there is a lack of guidelines for the measurement of air quality, traffic projections and acceptable noise levels. She hoped that such guidelines could be forthcoming. Since this report has more inform- ation than was previously presented, she indicated she is prepared to accept this as the Sports World Environmental Impact Report. Commissioner Chandler asked the City Attorney if the approval of this report would have any effect on the alternatives that are within the report. He expressed agreement that the Environmental Impact Report is about as complete as it can be, but there may be some reservations as to what should be done as a result of the report. He acknowledges the report as being complete but does not necessarily affirm that the impact of the project is acceptable. -7- 3/12/73 Assistant City Attorney Blick advised that the purpose of the Environmental Impact Report is to provide information as to what alternatives are possible. It is purely informational. During consideration of the General Development Plan there may be suggestions as to how these alternatives suggested in the report can be integrated into the plan. Changes in the plan which the Com- mission feels appropriate snould be suggested at that time. The decision to be made at this time is whether or not the information which has been sub- mitted is adequate. Approval of the E.I.R. does not imply that this project itself would be approved. MSUC (~ilson-Swanson) The Environmental Impact Report of Sports World, with RESOLUTION EIR-73-1 the inclusion of revisions submitted by the staff, be adopted as the City of Chula Vista Environmental Impact Report for the development of the Sports World Project. Environmental Review Coordinator Reid confirmed that the State guidelines require the inclusion of the minutes of the public hearing and any public input or written submissions received, as an appendix to the report. PUBLIC HEARII~G (Cont.): Consideration of amendment to General Development Plan for Sports World - Dr. Leonard Bloom Director of Planning Peterson advised that consideration of this item will require at least an additional two weeks of review prior to making a staff recommendation. He felt a two week period of time is extremely optimistic but would recommend keeping the heat on by continuing for two weeks. MSUC (Macevicz-Whitten) The public hearing for consideration of an amendment to the General Development Plan for Sports l~orld be continued to the meeting of ~arch 26, 1973. UIRECTOR'S REPORT Mr. Peterson asked if the Commissioners have had adequate time to consider the possibility of changing Planning Commission meetings to Thursday night and of possibly going to a schedule of two business meetings a month with a third meeting for a study session. Commissioner Whitten indicated he would be unable to attend Thursday night meetings and asked if Wednesday would be acceptable. Chairman Rice polled the Commission relative to establishing Wednesday as the meeting night. All Commissioners indicated Wednesday would be acceptable, but Thursday night would not be possible for two of tile members. Mr. Peterson indicated be would need to check on the availability of the Council Chamber on Wednesdays. Assistant City Attorney Blick advised that the City Code requires that designa- tion of the regular meeting night be established by resolution, not merely by minute action. He indicated he would draw up the necessary resolution. -8- 3/12/73 Peter Watry reported that he, Mrs. Smith and Mr. Coleman all teach on Wednesday night and had purposely arranged their schedules in order to be free on Nonday and Tuesday nights for Planning Commission and City Council meetings, and they are vitally interested in the pending consideration for Sports ~orld. Mr. Peterson indicated such a change would probably require a lead time of several months in order to give everyone adequate notice to make any adjust- ments desired. COMMISSION COMMENTS Commissioner Macevicz asked, now that the Environmental Impact Report has been approved, why nothing was included as an alternative or mitigating measure for traffic problems of having people carriers on H Street. Dr. Leonard Bloom advised that two levels of people movers have been con- sidered. He noted that tile major problem is to get any kind of commitment before some measure of approval is given to the project. Tile two levels include the one at Rohr and one back east. The Ford Compa~ is involved with People Movers being considered for Chicago. He indicated he has worked on getting a commitment and there will be a talk here on the 31st at which Mr. Taubman of the Taubman Company will go into this type of thing. Dr. Bloom expressed his belief in such a system as a means of relieving traffic congestion. Commissioner Swanson asked if any thought had been given to tile availability of parking areas for such a system. Dr. Bloom indicated the answer would be a parallel to what is being done for the Chargers, utilizing regional shopping centers around the County, not just in the local area. Commissioner Rudolph brought up the question of attendance at the A.S.P.O. Conference in Los Angeles on April 7 to 12. Vice-Chairman Macevicz indicated he would be unable to attend and it was agreed that Commissioner Rudolph be designated to attend in his place if she could do so. Mrs. Rudolph affirmed she desires to attend this conference. ADJOURNMENT Chairman Rice adjourned the meeting at 9:00 p.m. to the meetings of March 19 and March 26, 1973. Respectfully submitted, Helen Mapes x Secretary