HomeMy WebLinkAboutPlanning Comm min 1973/01/22 MINUTES OF A REGULAR ADJOURNED MEETING OF THE
CITY PLANI~ING COMMISSION OF CHULA VISTA, CALIFORNIA
January 22, 1973
The regular adjourned meeting of the City Planning Commission of Chula Vista,
California was hel~ on the above date beginning at 7:00 p.m. with the following
members present: Rice, Macevicz, Chandler, Rudolph, Whitten, Wilson, Swanson
and ex-officio member Miller. Also present: Acting Director of Planning
Williams, Associate Planner Lee, Assistant Director of Public Works Roberts,
Environmental Review Coordinator Reid 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
MSC (Rudolph-Macevicz) The minutes of the meeting of January 8, 1973 be
approved as mailed.
AYES: Members Rudolph, Macevicz, Wilson, Chandler, Swanson and $~hitten
NOES: None
ABSENT: None
ABSTAIN: Member Rice
Chairman Rice called for oral communications and none were presented.
PUBLIC HEARING: Consideration of Environmental Impact Report for 75-unit
apartment project at Orange Avenue, west of Melrose -
American Housing Guild
Acting Director of Planning Williams introduced the Environmental Review
Coordinator, Douglas Reid, to present his report, with which the Planning
staff is in agreement.
Mr. Reid stated his report would be presented in two parts, the first of
which contained some discussion about the role of the environmental impact
report, the role of the Planning Commission and himself and other agencies in
the environmental review process. Because this was the first environmental
~mpact report to come before the Planning Commission, he asked if there were
any questions or comments on the basic procedure.
Member Whitten inquired if the Commission must vote on the report that even-
ing, or if there were a further period for research and study.
Mr. Reid answered that it was like any other public hearing; the Commission
could, if they wished, continue the public hearing to a certain date in the
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future, approve the report subject to conditions, or approve it as presented.
Assistant City Attorney Blick commented that as in any other matter, it is
simply a matter of making a decision. If the Commission members have had
an opportunity to review the report, to look at the summary and the comments
from the Planning staff and Mr. Reid, and feel they could make a decision,
this was the time to do it. If for whatever reason, the Commissioners felt
they needed more time, it could be continued just as any other matter
could be.
Chairman Rice mentioned the tremendous amount of reading time to review all
of these lengthy reports and other Commissioners concurred with him that
there was not enough time from receipt of the material to the date of the
meeting to read and digest the material. Acting Director of Planning Williams
agreed with them, but stated that the procedure is new, and within the next
60 days changes will have to be made to incorporate the State guidelines.
There followed a discussion by the Commissioners, Mr. Reid, Mr. Blick and Mr.
Williams concerning various suggestions for getting the material to the Com-
mission in a synopsis or abbreviated form. Mr. Williams and Mr. Reid agreed
that the staff would attempt to solve the problem.
Mr. Reid stated no input had been received from the Environmental Control
Commission because of their inability to obtain a quorum, and suggested Mr.
Miller might have something to add.
Ex-officio member Miller said the Environmental Control Commission had reviewed
three Environmental Impact Reports and were in the process of consolidating
comments of the ECC members, and he expected to have written copies of those
comments to present at the next Planning Commission meeting.
Mr. Reid continued with his report, mentioning the following items:
The Planning staff had indicated concern with the project's impact on the
electrical generating system, and he would check to be sure the measure-
ment taken was during the hot summer months (peak load), as indicated by
the applicant.
The Sweetwater Union High School District staff indicated that the ad-
dition of ninth graders at Mar Vista High School would have no effect
on the capacity of Junior High Schools in the area.
The Montgomery Fire Station only serves areas in the County, and the
applicant has referred instead to the fire station located on Palomar,
north of the project.
The applicant is preparing meteorological data based on the City of
Chula Vista, 1940-1970, rather than for City of San Diego.
The Planning staff had some concern about a rather expensive apartment
development in this area. In the discussion of rent scales, it was the
applicant's intent to indicate that the impact on public services would
be minimal due to the income level of the people that this project would
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attract. The Larkhaven Subdivision to the west and southwest of this
project will also be in the upper price ranges.
The Planning staff had indicated that there is a possibility that a fault
trace of the La Nacion fault system may transverse the property. Mr. Reid
asked the secretary to read a letter received that day from Woodward-
Gizienski & Associates, consulting soil and foundation engineers and
geologists, which stated, "Based on our review of the existing published and
unpublished data concerning the La Nacion fault system, it is our opinion
that the subject site is approximately 1/2 mile east of the Sweetwater fault."
The Engineering Division had someconc~q~nabout the seismic safety factor of
the proposed l~:l fill slopes in the San Diego formation soil type. The
proposed grading plan is ~ithin the constraints established by the soils
engineer. Jute matting would be used on slopes of 6 feet or greater, and
the applicant has agreed to study a possibility of varying the 1~:1 slope
to a 2~:1 slope, where the site plan permits.
The Engineering Division had expressed concern at the increase in density
and the effect on future public facilities to serve this area. With the
park land and open space which the applicant is dedicating to the City in
this area, there is actually a reduction of dwelling units and less demand
on the availability of public facilities.
The Sv~eetwater Union High School District and the Elementary School District
have indicated adequate financial assistance for development of the project
to proceed.
The current projected traffic flows chart should be modified to indicate
the traffic flows on the various streets in accordance with projections
from the current adopted General Plan.
Mr. Reid concluded his report commenting that the applicant's consultants had
done an excellent job in gathering data and had provided a rather detailed
environmental evaluation of a project of only 4~ acres and 75 dwelling units.
Member ~hitten raised the question as to the qualifications and capabilities
of Woodward-Gizienski & Associates and whether the Commission were to rely on
their statements regarding the La Nacion fault or should ask for another
opinion.
Acting Director of Planning Williams advised that they do most of the work in
the County and their opinions are accepted by the State, and it seemed reason-
able to rely on their expertise.
Members Rudolph and Macevicz were concerned that City taxes were covered in
the Economic Section, as was the adequacy of the schools for the residents,
but the economic impact of schooling of children was omitted, as well as
County, sewer and various other taxes.
Mr. Reid replied that the City's primary concern is with the impact on the
City's facilities, but that the school districts, drainage districts, sanitation
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districts, etc. were covered under the Public Facilities section. He thought
the applicant would answer their questions during the public hearing.
This being the time and place as advertised the public hearing was opened.
Donald Worley, Attorney with Seltzer, Caplan, Wilkins and McMahon, 3003 Fourth
Avenue, San Diego, representing the applicant, called attention to the staff
recommendation for approval of the Environmental Impact Report and expressed
the hope that if the Commission did not feel they could make a decision on it
that evening, they might still open the hearings on the General Plan change
and rezoning, as their consultants were present to speak on both items. He
introduced Mr. John Dunzer, who was in charge of the preparation of the
Environmental Impact Report.
John Dunzer, Ultra Systems, Inc., Newport Beach, Environmental Impact Consultant,
remarked that his firm had been involved in EIR's in several California cities,
that the entire environmental review process is rather young, but everyone is
trying to make the reports as comprehensive as possible. There is a good deal
of unclarity regarding whether the socio-economic impact should be included, or
if the EIR should be completely limited to physical impact. The State is work-
ing out guidelines at present.
Mr. Dunzer co~ented they had felt the discussion of the taxes with respect to
the City's jurisdiction was one of the few areas relatively uncovered and had
attempted to present some criteria on the economic impact to the City in as
much detail as possible, since the School and other Districts looked after
their own impact on the tax structure.
Member Swanson inquired if the financial impact were really intended to be a
part of the environmental impact, as it was a consideration before the court
decision on environment.
Mr. Dunzer replied that was unclear and there are t~o points of view on it.
SB-889, which was recently passed, tends to limit the report to the physical
impact; however, some interpretations of 889 are claiming the opposite. He
agreed that the financial impact was considered before the Friends of Mammoth
Decision, but believes the EIR provides a tool, putting together things which
have always been considered, enabling the Commission to make a more informed
decision.
Member Rudolph stated she believed air pollution, noise and the impact on
streets throughout Chula Vista of traffic generated by the development should
be considered.
Mr. Dunzer said that the air pollution impacts the entire air basin, rather
than being just a local problem of Chula Vista. He said the increased popu-
lation impact was considered in line with the General Plan, at least in terms
of its density transfer characteristics. It will impact other areas of the
City, but will impact it to the degree that has been assessed during the
formation of the General Plan.
Acting Director of Planning Williams commented he thought Mr. Dunzer was
correct in his assumption that a number of these things were taken into account
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when the General Plan was drawn up, and Mrs. Rudolph was also correct in her
assumption that air pollution was one of the things not being taken into
account. He said there are many small parcels throughout the City which would
be developed individually and there is no way to trace the traffic generated
from these down "E" Street and Broadway, and the evaluation of the cumulative
impact must be done to a great extent by the General Plan.
As no one else wished to speak, the public hearing was closed.
Member Rudolph inquired if all questions regarding the EIR had been answered
to the staff's satisfaction.
Environmental Review Coordinator Reid replied that the one relative to peak
load on the electrical generating system was not answered as to the time of
year it was measured, but did not believe it of enough significance to delay
action on the Report.
Member Rudolph inquired if they .were also satisfied regardin~ the demand for
housing as mentioned in the staff m~ketlng analysis.
Acting Director of Planning Williams answered that the staff had made some
suggestions to the applicant in reevaluating the market demand, and pointed
out that they were dealing with a development which comes out at less density
range than shown in the General Plan.
Member Wilson remarked that the market analysis had not been covered in the
EIR and inquired if it would be a future requirement by the City.
Mr. Williams replied that there is some controversy on that subject and the
State guidelines are unclear. If it is left open by the State, he probably
would, after some discussions, recommend that the City require it.
Member Whitten wished to know who else other than the Planning Commission
had received copies of the EIR.
Mr. Reid stated that 23 copies had been recived by the City. They went to
various Department heads, the Planning Commission, the Environmental Control
Commission; Air Pollution Control District and Water Quality Control Board
were notified of their receipt and given the opportunity to examine them as
were several individuals and groups. He said any group or individual
desiring to be notified of the submission of a Draft Environmental Impact
Report may have the opportunity to come in and look at it or check it out
of the Library.
The Commission members commented that it was a good report, containing much
information of interest, and they had learned from it.
MSUC (Wilson-Chandler) That the Draft Environmental Impact Report of
RESOLUTION NO. EIR-72-1 American Housing Guild on a requested revision of
the General Plan and change of zone for approxi-
mately 4.57 acres on the north side of Orange
Avenue and east of Max Avenue be adopted as the City
of Chula Vista's Environmental Impact Report on said
General Plan revision and rezoning, subject to the
following conditions:
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a. That prior to the issuance of any grading permit on subject site, evidence
shall be provided to the Environmental Review Coordinator that no trace of
the La Nacion fault systems transverses the project site. If such a trace
does transverse the site, then the applicant s geologist shall provide the
City with adequate development standards including set back and construction
techniques which will mitigate any adverse impact from the fault trace and
the applicant shall submit to the Planning Commission a revised precise
plan delineating these mitigating measures.
b. The minutes from the public hearing be added to the appendix section of
the report.
PUBLIC HEARING (Cont.): Consideration of revision to General Plan for 4.57
acres north of Orange Avenue~ east O~ Nax Avenue - American
Housin.~ Guild
(Cont.): REZONING - 4.57 acres north of Orange Avenue~ east of
Max Avenue~ from R¥1 to R-3-G-P - Amefica~n HO~si.n~ GUil~
Associate Planner Lee reminded the Commission this item had been continued from
their October 30, 1972 meeting in order that the City might develop a procedure
for processing Environmental Impact Reports.
Mr. Lee pointed out the 4~ acres of property located east of Max Avenue and
north of Orange Avenue which the applicant has requested be revised on the
General Plan from the present density of 4-12 units to the acre (medium density)
to 13-26 units to the acre (high density). The proposed revision is to be
considered in conjunction ~ith a proposed rezoning from R-1 to R-3-G-P, also
requested by American Housing Guild.
Mr. Lee stated that the General Plan calls for the area surrounding this site
to be medium density, except the area directly to the east which is zoned for
retail shopping. A 250 foot wide San Diego Gas & Electric Company easement
bounds the property to the north, Orange Avenue is to the south and to the
west are single family dwellings (approximately 20 feet below).
Mr. Lee mentioned that because of recent State mandates that zoning maps con-
form to the General Plan, individual areas must be considered on their own
merits and the density range on this 4~ acre site needs consideration sepa~
rately from the adjoining 74 acres, where this developer is planning to build
236 single family dwellings. The average density for both projects ~ill
barely touch the low end of the medium density category. This developer has
dedicated 14 acres of open space and park land to the City, and has reserved
another 5 acre neighborhood park site, leaving a density of just over 3 units
per acre for the entire development.
Mr. Lee further noted that the General Plan states that the highest densities
should be located at the points of greatest service and accessibility near
the central district and the important outlying commercial areas; and, this
proposal clearly fits the latter category as it is adjacent to a developing
commercial center. He advised that the staff recommends approval of the
General Plan revision subject to the zone change, which is the next item on
the agenda, limiting the density to the 16.4 units per acre in accordance
with the precise plan.
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Associate Planner Lee continued with background information on the zone
change, conmenting that the requested change is from R-1 to R-3-G-P, with the
proposed zone allowing one unit per 2500 square feet. The precise plan sub-
mitted by the applicant would limit development to one unit per 2660 square
feet.
Mr. Lee noted that the applicant had previously received approval of his request
for a 5~ acre parcel south of the subject site, across Orange Avenue, to be
zoned R-3-G subject to approval of a final subdivision map. The subdivision
map was not filed, the zoning reverted to R-l, and a later request by the ap-
plicant for R-3-G rezoning was recommended for approval by the Planning Com-
mission but denied by the City Council. The Council suggested that the applicant
consider another site within the development for multiple family zoning; there-
fore, a zone change is sought for the area in question. The precise plan sub-
mitted specifies 75 units to consist of 25 3-bedroom and 50 2-bedroom apartments~
the architecture to be a combination of one and two story units, with wood and
stucco exteriors and composition roofing.
Mr. Lee displayed elevations of the units, noting that they were grouped into
four sub-areas ~ith provision for 148 offstreet parking spaces, and approxi-
mately one-half of the site retained as open space and developed recreation
area. A major portion of the area adjacent to the north and east property
lines will be in unusable slope. He remarked that the plan offered green space
for each of the units, but unfortunately the parking areas tend to be the focal
point of each cluster development. This is partly due to the large number of
3-bedroom units, which require more parking spaces, as the parking ratio is
based on the number of bedrooms.
Mr. Lee mentioned that the applicant had indicated in his Environmental Impact
Report that an agreement had been reached with both the elementary and high
school districts, and letters to that effect from the school districts are
on file in the Planning Department.
Mr. Lee advised that public improvements may be required as a condition of the
rezoning and it is the staff's opinion that the applicant should be required
to improve the north side of Orange Avenue parallel to the site and extending
easterly to a point of connection with the existing Orange Avenue, a total
distance of approximately 1,O00 feet. He said no additional park dedication
or in lieu fees should be required of this development, since the applicant
is dedicating approximately 14 acres of park land and Little League fields
together with a donation of $35,000 for the development of park land in this
vicinity.
Mr. Lee pointed out that direct access into the site would be from Orange
Avenue, with a solid barrier in Orange Avenue preventing left turns at this
point. .
The Commission questioned the single ingress-egress of the plan, considered
the width of the driveway (approximately 24 feet each way with turnaround
area at the end) and discussed the traffic patterns.
This being the time and place as advertised the public hearing was opened.
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Donald l¢orley, attorney for American Housing Guild, called attention again to
the overall low density of the entire project and indicated agreement to all
conditions recommended by the Planning staff, including the improvement of
Orange Avenue. He introduced Hr. Richard Haugh, architect in charge of the
design of the project.
Richard Haugh, partner in the architectural firm of Haugh, Richards & Weber,
the project designer, discussed further details of the plan, including service
facilities, landscaping, recreation areas and parking areas, and pointed out
that the living areas of the apartments are arranged to take advantage of the
practically 360° view which this project enjoys.
The Commission questioned Mr. Haugh regarding the placement of the single-
story units and their appearance from along Orange Avenue. Mr. Haugh explained
that the units were arranged purposely so they would not be parallel to Orange
Avenue, and would leave large areas of landscaping in view.
Ex-officio Member Miller inquired regarding the grading which is to reverse a
slope from an uphill to a downhill slope, and Mr. Haugh explained this was on
Orange Avenue in order to reduce the steepness of the ingress-egress driveway
and also in conjunction with the surface run-off and drainage to be collected
with the storm sewer.
The Chairman complimented Mr. Haugh on the quality of the renderings and on
the completeness of them in providing perspective from more than one~d~rection.
Galen Goodrich of San Diego Gas & Electric Company, 436 "H" Street, inquired
v~hat type of recreational use was intended for the Company's easement by the
applicant.
Mr. Haugh replied that there was nothing in their plan indicating any use for
the easement other than visual open space.
As no one else wished to speak, the public hearing was closed.
MSC (Rudolph-~hitten) Recommend to the City Council a revision of the
RESOLUTION NO. PCM-73-1 General Plan to change from medium densits resi-
dential (4-12 dwelling units per acre) to high
density residential (13'26 dwelling u~its per acre)
requested by American Housing Guild for approxi~
mately 4.57 acres located north of Orange Avenue
and east of the proposed extension of Max Avenue.
Findings:
a. The proposed change is in conformance with General Plan goals which state
that higher densities should be located at the more important outlsing
commercial areas and the proposed chan~e will provide for appropriate
mixing of housing types within the area.
b. The proposed change will not have significant impact on the overall density
for the area and the requirement for a precise plan on the rezoning applica~
tion will insure development at the lower end of the 13-26 density range.
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c. The physical location of the property leaves it well buffered from other
nearby residential land uses (250' wide SDG&E easement, major road and
shopping center).
The motion carried by the following vote:
AYES: Members Rudolph, Whitten, Wilson, Chandler, Rice and Swanson
NOES: None
ABSENT: None
ABSTAIN: Member Macevicz
MSC (~hitten-Chandler) Recommend to the City Council the change of zone for
RESOLUTION NO. PCZ-72-P approximately 4.57 acres located north of Orange
Avenue and east of the proposed extension of Max
Avenue from R-1 to R-3-G-P and approval of the
precise plan for development, subject to the follow-
ing conditions:
1. A copy of the signed agreement between the applicant and the elementary
and high school districts indicating his assistance in providing for the
necessary school facilities will be filed with the City prior to final action
by the City Council on the rezoning of the site.
2. Orange Avenue will be improved on the north side parallel to the site and
extending easterly to a point of connection with the existing Orange Avenue,
a total distance of approximately 1,O00 feet.
2. All conditions of the Environmental Impact Report shall be complied with
prior to the issuance of any permits for grading or construction.
a. The applicant shall study and re-submit a revised grading plan which
will incorporate variable slopes with rounding top and toe on the
slopes which will achieve a more natural blending of the manufactured
slope with the natural topography in the area.
Findings:
a. The R-3-G-P zoning will provide for an area of multiple family units in
close proximity to adjoining single family areas, thereby creating a
diversification of housing types and allowing a greater variety of income
levels to live in this area.
b. The proposed development is adequately buffered from adjoining areas by a
250 foot wide gas and electric right-of-way, a major road, a commercial
shopping center, and topographical differences.
c. The requirement for the precise plan will insure that adequate offstreet
parking and open space will be provided for the density proposed.
d. The proposed change will be in conformance with the General Plan as amended.
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The motion carried by the following vote:
AYES: Members Whitten, Chandler, Rice, Wilson, Swanson and Rudolph
NOES: ~one
ABSENT: None
ABSTAIN: Member Macevicz
The meeting recessed at 9:20 p.n~. and reconvened at 9:30 p.m.
PUBLIC HEARING: CONDITIONAL USE PERMIT - Southwest corner of Fourth Avenue
and I Street - Conduct nursery school day care center -
Clifford and Louise Peterson
Associate Planner Lee pointed out the location at the southwest corner of
Fourth Avenue and I Street in the R-3 zone where the applicant has requested
pem~ission to locate and operate a day care nursery center for 30 children.
The adjacent zoning is R-3 and R-1 and the land uses are basically single
family residential, ~ith one duplex directly west of the site.
Mr. Lee noted that an Environmental Assessment has been filed and the Environ-
mental Review Committee has declared the proposed use will have no significant
environmental impact.
Mr. Lee reported the proposed plot plan submitted by the applicant shows a
30' X 60' single story building located on the westerly portion of the
95' X 100' (11,400 sq. ft.) vacant lot, 15 feet from the west property line
and 5 feet from the south. Offstreet parking for 3 cars on a crushed rock
surface is provided with access on both Fourth Avenue and I Street from two
existing drive~ays. A grass play area, 47' × 75~ (3,525 sq. ft.), enclosed
by a 4 foot high chain link fence, is proposed between the building and Fourth
Avenue; the remainder of the site is to be landscaped. A 4 foot high solid
fence exists on the south and west property lines. He noted the indicated
hours of operation for the facility would be 6;45 a.m. to 6;00 p.m., Monday
through Friday.
Mr. Lee advised that the volume of traffic on both streets is considered heavy.
Peak hours are between 5:00 p.m. and 6:00 p.m., with traffic on Fourth Avenue
around 1,800 cars and about 900 cars on I Street. Eight accidents have occurred
at this intersection in the past year; the Police Department classifies 10
accidents in one year as "most hazardous areas." Curbing in front of the
applicant's property is painted red, as are the other three corners of the
intersection, which eliminates onstreet parking. The staff is concerned
about the amount of traffic at the intersection, but the proposed use is not
that much more significant than an apartment building (8 units, maximum) which
is a permitted use. The facility would generate no more traffic than an apart-
ment. He noted that as traffic volumes on I Street increase, left turns into
this facility might have to be prohibited. The staff is of the opinion that
with a capacity for 30 children, the facility should have additional area for
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dropping off and picking up children, and revised the plot plan to move the
existing driveway on I Street further to the west. It should be used for
entrance only, exiting onto Fourth Avenue. Also, one offstreet parking space
per employee plus t~/o additional spaces for guests and a circulation pattern
which would permit the stacking of cars on the site should be provided.
This being the time and place as advertised the public hearing was opened.
Clifford Peterson, 212 Ash Avenue, the applicant, stated he was amenable to
the revised site plan and other suggestions of the staff. He said they are
required to have one teacher for each ten pupils, and at peak capacity would
need three teachers. Usual arrival time of pupils is between 8:30 and 9:00
a.m. and departure around 1:00 p.m. A few do arrive earlier and some do
depart later. They are giving consideration to a pickup and delivery service~
as several mothers who do not have transportation ~ould like their children
to attend the school.
Lloyd Heaton, 1109 Myra Avenue, owner of the property on the northv~est corner
of Fourth and I, moved away from his single family dwelling because of the
traffic noise and difficulty getting in and out of his driveway on I Street.
He has rented both houses on the site. He objected to the location of the
day care center because he felt the high volume of traffic made it an un-
desirable site for such a facility, and he believed the noise from the children
playing at the school would cause his tenants to move, because some of them
work at night and sleep days.
Chairman Rice queried Mr. Peterson regarding any planned control of the noise
factor at the day care center.
Mr. Peterson replied that there would be a rest period for the children both
in the morning and afternoon; there would not be structured activity, and not
more than one-half of the children would be outside playing at any one time.
Rebecca Garcia, co-owner of the duplex on the west side of the proposed
facility, objected to the location of the nursery because of the noise of the
children at play and the expectancy of losing tenants.
As no one else wished to speak, the public hearing was closed.
The Commissioners gave consideration to the proposed building at the new
facility providing a buffer zone between the play area and the duplex, and
discussed the traffic and parking problems of the area, the traffic noise,
and expressed concern regarding the number of accidents occurring at the
intersection.
Assistant Director of Public Works Robens commented that increased traffic
would of course increase the accident factor. Any increase in accidents would
be a matter for the Traffic Engineer to research and consider further traffic
control at the intersection.
MSUC (Whitten-Chandler) Request of Clifford and Louise Peterson for a con-
RESOLUTION NO. PCC-72-33 ditional use permit to locate and conduct a day
care nursery center on property at the southeast
corner of Fourth Avenue and I Street be approved
subject to the following conditions;
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1. A revised site plan shall be submitted incorporating one offstreet parking
space per employee plus 2 guest parking spaces, the spaces and aisles to
maintain a 10 foot minimum setback from the street.
2. Solid fencing shall be provided around the play area adjacent to the west
and south property lines (minimum 6 feet high, reduced to 3~ feet at setback
lines).
3. An effort shall be made to retain as many trees on the site as possible.
4. The driveway on I Street shall be for ingress only and the driveway on
Fourth Avenue shall be for egress only and marked for no left turn. (Note:
Paving required to City standards.)
5. The applicant shall submit a revised plan, incorporating the above con-
ditions, for staff approval.
Findings:
a. That the proposed use at the particular location is necessary or desirable
to provide a service or facility which will contribute to the general well-
being of the neighborhood or the co,unity
The site is centrally located in the City and adjacent to major shopping
areas where persons may have need for this type of facility.
b. That such use will not, under the circumstances of the particular case, be
detrimental to the health, safety, or general welfare of persons residing or
working in the vicinity, or injurious to property or improvements in the vicinity.
The conditions required for approval will insure the health, safety and
welfare of the adjacent neighborhood.
c. That the proposed use will comply with the regulations and conditions
specified in the Code for such use.
This use will be required to meet the regulations of the County Health
Department as well as the City Code.
d. That the granting of this conditional use permit will not adversely affect
the General Plan of the City of Chula Vista or the ad~pted plan of any govern-
mental agency.
The General Plan recognizes the need for this type of facility.
Chairman Rice advised those giving testimony of their right of appeal of the
Planning Commission's decision to the City Council within ten days.
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PUBLIC HEARING: CONDITIONAL USE PERMIT - Request to construct a helistop, on
the site of hospital complex~ south of Telegr, aph Canyon Road,
east of the extension of Brandywine Avenue -Community Hospital
of Chula Vista
Associate Planner Lee pointed out the 30 acre site south of Telegraph Canyon Road
and east of the extension of Brandywine Avenue where the Chula Vista Community
Hospital has requested approval for a helistop to be located in tile southeast
corner to facilitate air ambulance and emergency service. A helistop provides
landing and take-off area for helicopters with no auxiliary facilities, such
as waiting room, hangar, maintenance or fueling.
Mr. Lee advised tt~at the General Plan indicates a proposed heliport located in
the industrial area, west of Interstate 5; the location proposed by the appli-
cant is to be used in conjunction with their hospital facility, which is
centrally located within the Chula Vista planning area. All of the adjacent
land surrounding this site is presently vacant; however, the Sweetwater Union
High School District has a junior high school planned for a 30 acre site north
of the hospital, and the remaining three sides, south, east and west, are
indicated on the General Plan for medium density (4-12 units to the acre)
residential development.
Mr. Lee reported on the items which the staff believes the Planning Commission
should be concerned with in analyzing the project:
The Comprehensive Planning Organization, the clearing agency for San Diego
County airport construction, has indicated this particular type of facility
is best handled by the individual municipality involved.
A letter has been submitted from the FAA authorizing use of the location
with clearance for ingress and egress in an east-west direction for an
unknown amount of activity with no based aircraft to operate from the
facility. FAA regulations require that an unobstructed clear area be
n~aintained within the direct approach and departure flight path in the
immediate vicinity of any heliport. This area extends upward and out-
~,~ard from the touchdown area in the ratio of one foot vertical for each
8 feet horizontal, measured outward horizontally for a distance necessary
to reach the helicopter's enroute altitude. The local FAA representative
indicated the approved flight pattern is a guide only, and local pilots
using the facility generally determine the best means of access through
actual use.
The Environmental Review Committee approved the request without a specific
analysis of the noise that would be generated by the operation.
The U. S. Coast Guard indicated they are presently flying emergency service
into Scripps Hospital approximately 15 to 20 times per year, and should this
facility be constructed, would intend to use it also.
The Fire Department would desire to review the proposed operation prior to
construction to determine any requirements necessary for the health,
safety and welfare of residents residing in and around this facility before
granting approval.
-14- 1/22/73
The Sheriff's Department are presently operating smaller helicopters than
those used by the Coast Guard, and are attempting to provide a link with
all hospitals utilizing helistops under a Medi-Vac program which would
provide for emergency service as well as inter-transportation between the
hospitals in the County.
The section of the Zoning Ordinance of Chula Vista dealing with noise
utilizes a table based upon frequency ranges containing standard octave
bands in cycles per second which are then related to octave band sound
pressure level in decibels. The Bell helicopters presently operated by
the Sheriff's Department and the Coast Guard would meet these performance
standards when operating at approximately 300 to 500 feet from residential
areas. An average size truck starting up from a traffic light or an
emergency vehicle with a siren operating have higher overall noise levels
and frequency readings than the Bell helicopters at 500 feet, or even 300
feet. The Zoning Ordinance presently requres a minimum distance of 600
feet from any heliport to an adjoining residential zone.
A time limit should be placed on the use pending a systematic review by
the Commission to insure operation of the facility will not create a
detrimental effect in the area.
Repair of aircraft should be prohibited at this site.
Consideration should be given to placing a limit on the number of landings,
should any problems arise at a later date.
Distance should be increased to a minimum of 400 feet from applicant's
property line for location of helistop to insure an acceptable noise level
on future surrounding developments.
Member ~hitten commented that location of the helistop at the proposed location
would necessitate almost all approaches being made from the east and almost
all take-offs being vertical. He said all the noise levels and glide slopes
had been predicated on Bell aircraft; however, the Coast Guard is phasing to
much larger aircraft which would create greater noise levels.
The Commission discussed the possibility of changing the site of the helistop
and agreed it would be necessary to continue the hearing for further information
on larger aircraft and further study of its effect on the proposed site.
Chairman Rice asked the representative from the hospital board if it would
present any problems to them if the hearing were continued.
James Byrd, 2550 Fifth Avenue, San Diego, the architect, replied they would
have a two week time period before they must make a commitment on the heli-
stop. It is proposed only for emergency service and is located near the
emergency room. It might be possible to move it 200 feet from the property
line, but impossible to move it 400 feet, since there are considerations for
other health services on this site.
-15- 1/22/73
MSC (Whitten-Macevicz) The public hearing on the request by the Community
Hospital of Chula Vista to construct a helistop on the site of their hospital
complex, south of Telegraph Canyon Road, east of the extension of Brandywine
Avenue, be continued to the meeting of February 5, 1973.
The motion carried by the following vote:
AYES: Members Whitten, Macevicz, Rudolph, Chandler, Rice and Swanson
NO ES: None
ABSENT: None
ABSTAIN: Member Wilson
Director's Report
Acting Director of Planning Williams reminded the Commission of their Work Shop
and Dinner Meeting scheduled for 5:00 p.m. on Monday, January 29th.
He requested the Commission to please turn in to the staff their questions on
the Environmental Impact Report of Sports l~orld as soon as possible.
Commission Comments
Member Rudolph reminded the Commission that they had planned to discuss her
statement on the Neighborhood Parks in the Open Space District #1 of E1 Rancho
del Rey, and vote on whether it should be sent to the City Council as a Com-
mission Report.
MSC (Whitten-Chandler) The statement prepared by Member Rudolph recommending
inclusion of neighborhood parks within the subject area in the Open Space Dis,
trict #l of E1 Rancho del Rey be forwarded to the City Council as a Commission
Report.
The motion carried by the following vote:
AYES: Members Whitten, Chandler, Swanson, Rudolph and Rice
NOES: Members ~ilson and Macevicz
ABSENT: None
ADJOURNMENT
MSUC (Whitten-Chandler) The meeting be adjourned at ll;05 p.m.
Respectfully submitted,
Leoda Scholl
Acting Secretary