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HomeMy WebLinkAboutPlanning Comm min 1974/07/10 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA July 10, 1974 The regular meeting of the City Planning Commission of Chula Vista, California was held on the above date beginning at 7:00 p.m. with the following members present: Chandler, Rice, Rudolph, Wilson, Starr and Flo Director of Planning Peterson · . ~o. Also present: , Environmental Review Cooroinator Reid, Assistant Director of Public Works Robens, Assistant City Attorney Beam and Secretary Mapes. Acting Chairman Chandler led in the pledge of allegiance to the flag, followed by a moment of silent prayer. APPROVAL OF MINUTES Commissioner Rice pointed out that in the minutes of June 19, 1974, in the 7th paragraph on page 6, it is indicated that the Deputy City Attorney's comments relative to the granting of grandfather rights to Owners rather than relating those rights to the property were in response to a question raised by Mr. Rice, but this was not the case and that question must have been raised by another Commissioner. MSUC (Wilson-Rudolph) The minutes of the meeting of June 19, 1974 be approved with the correction as noted by Commissioner Rice. 1. PUBLIC HEARING: Conditional Use Permit PCC-74-14 - Request to sell beer in a pizza restaurant in the C-N zone at 931 Otay Lakes Road, Michael and Ruby Duensing Director of Planning Peterson pointed out the location of the restaurant in a neighborhood shopping center, pointing out that the residential development to the north and east of this center is at a higher elevation than the shopping center. This request constitutes only a change in the menu since there will be no physical alteration in the structure or other change in the operation. A liquor license has been approved by the State. Mr. Peterson called attention to the findings offered by the staff in recommending approval of this request. This being the time and place as advertised, the public hearing was opened, but as no one wished to speak, the public hearing was declared closed. MSC (Wilson-Rice) Conditional Use Permit PCC-74-14 for the sale of beer in a pizza restaurant at 931 Otay Lakes Road be approved. Findings are as follows: a. The sale of beer in the pizza restaurant will provide an additional service to patrons of the neighborhood shopping center and the College Estates community. b. Since the sale of beer in this restaurant is incidental to the primary use of the facility as a restaurant, the granting of this request will not be detrimental to the health, safety, and general welfare of persons residing or working in the vicinity or injurious to property or improvements. c. The proposed use does comply with the regulations and conditions specified in the code for such use. d. This request does not affect the General Plan. -2- 7/10/74 The motion carried by the following vote: AYES: Members Wilson, Rice, Chandler and Rudolph NOES: Members Floto and Start ABSENT: None 2. PUBLIC HEARING: Conditional Use Permit PCC-74-16 - Request to construct warehouse in flood plain district, I-L-F zone, Trousdale and North Glover, Aaron and Julius Hirth Director of Planning Peterson reported that the site proposed for this 9600 sq. ft. warehouse is in the flood plain district but is sufficiently removed from the main stream of the flood flow as to be considered in the backwater area. The orientation of the building is satisfactory and the staff has recommended approval of the request based on the findings and subject to the conditions contained in the report to the Commission. Commissioner Rudolph asked what effect development upstream has on this section of the flood plain. Assistant Director of Public Works Robens acknowledged that all developments in the flood plain tend to increase the flood level. The County has recently completed topographic studies and hydraulic studies to determine the extent of that effect. Mr. Robens expressed the opinion that a building of this size would have little effect on the flood level, based on the report of the County flood plain study. Commissioner Floto noted that the proposed structure will extend the width of the property and questioned how access to the rear of the property is obtained. Mr. Peterson advised that access is provided across the adjacent property to the west. Commissioner Rudolph asked if consideration had been given to the noise impact on the mobile home park just south of this property. Mr. Peterson pointed out that this was processed by the Environmental Review Commission as a negative declaration. He noted that this is a permitted use in the industrial zone and he did not know of a lighter industrial use than a ware- house that could be allowed in this location. Julius Hirth, applicant, confirmed that they do have a permane~easement at the rear of the property to the west for access to the rear of their property. He indicated that the proposed warehouse will be occupied by an automotive parts wholesale distributor and by a painting contractor for the storage of trucks and materials inside the building. He advised that during most of the day there will be no activity in that portion of the building. As no one else wished to speak the public hearing was closed. MSUC ( Rice- Floto) Conditional use permit PCC-74-16 for construction of a ware- house in the flood plain on the south side of Trousdale Drive be approved subject to the following conditions: 1. An adjustment plat consolidating the three parcels shall be submitted in -3- 7/10/74 accordance with the State Map Act prior to the issuance of any permits. 2. Development of the property shall be subject to site plan and archi- tectural approval, including the plot plan, elevations, landscaping and irrigation, sign approval, and undergrounding of onsite utilities. 3. All structures shall be firmly anchored and floodproof; plans shall be subject to the approval of the Director of Public Works. 4. All floatable materials shall be secured within the structure to prevent them from floating away during flooding. Findings are as follows: a. Construction of this warehouse will provide a desirable and convenient service to the residents of the community. b. Subject to the conditions of approval the proposed warehouse will not affect the health, safety or general welfare of persons in the vicinity nor will it be injurious to property or improvements in the vicinity. c. Subject to the conditions of approval the proposed warehouse will comply with the regulations of the Zoning Ordinance for this use. d. The proposed use is allowed in the I-L zone and as such conforms to the General Plan of Chula Vista. 3. Consideration of request to waive zoning wall, 70 East J Street, COMDEVCO, INC. Director of Planning Peterson reported that a proposal to expand the commercial facility would require installation of a 6 ft. zoning wall between the commercial site and the residential zone which surrounds the site on three sides. In this case 623 feet of wall would be required to surround the C-N zone. The primary purpose of a wall is to act as a buffer between the commercial use and residential use, but in this case the adjacent uses are not residential but are institutional in character, therefore, the waiver of the wall seems justified and it is recom- mended that the request be granted. MSUC (Wilson-Floto) Request for waiver of zoning wall to surround commercial property at 70 East J Street be approved. 4. Consideration of Establishing Open Space Maintenance District No. 4 - Bonita Ridge Estates Director of Planning Peterson advised that approval of the tentative maps for Bonita Ridge Estates and Ranchito Robinhood included a condition which required formation of Open Space Maintenance Districts. Since approval of those maps, Ranchito Robinhood was sold to the developers of Bonita Ridge Estates, so it is now possible to create one Open Space District for the entire development. He pointed out that the monthly assessment per unit at the start of the development is estimated at $5.00 per month, but this should drop to $3.82 per unit when the project is completed. It is the staff's recommendation that the Commission recommend to the Council the approval of Open Space District No. 4. -4- 7/10/74 Commissioner Wilson asked if maintenance of natural open space contemplates occasional thinning of the undergrowth in the area. Mr. Peterson confirmed that this type of maintenance is figured into the cost factors. MSUC (Rudolph-Wilson) Recommend to the City Council the establishing of Open Space Maintenance District No. 4 as indicated on the display map. 5. PUBLIC HEARING (Cont.): EIR-74-5 on Plaza del ReS regional center, office buildings, recreational commercial facilities and residential development Environmental Review Coordinator Reid advised that this hearing was continued from the meeting of June 12th at which time the staff was directed to prepare a draft of the final EIR, which would be made available to the public prior to the continued hearing date. This report has been available at the library since June 27th. Mr. Reid called attention to the outline of changes which were made in the draft EIR. He recommended that after receiving additional testimony at this meeting the public hearing be closed and guidelines be given for the preparation of a final report. Acting Chairman Chandler declared the public hearing reopened. Peter Watry, 81 Second Avenue, called attention to the outline of his presentation which was distributed to the Commission prior to the opening of the meeting, in which he requested that the following changes be made in the EIR before its final adoption: a. The cost of a new fire station be included. b. Cost of education. (Mr. Watry reported that he erred in including this since it is discussed on page 197 of the new draft.) c. The cost of completing H Street from the shopping center to Otay Lakes Road should be included. d. Mitigating measures to deal with the fact that the sewerage system is already past capacity. e. Some dollar figure should be attached to all the permanent increases in pollution mentioned in the EIR. f. Some measurement included on the impact on other business sections in Chula Vista as a result of this new center. (Mr. Watry called attention to the inclusion in the Bonita Plaza EIR, which stated, "Freestanding strip commercial areas may in some cases lose significant amounts of business to the new center. Areas such as Chula Vista's Third Avenue can be regarded as particularly vul- nerable.'' g. The "double-counting" of sales tax revenue be corrected. Sales tax was included in two places in the revenue tables. This amounts to $400,000 in the first phase of development, and for phases 2 and 3 it would add another million dollars. h. Disagreement with the method of calculating the increase in taxable sales in Chula Vista as the result of the new center. The 25% increase was agreed upon last year for the Sports World shopping center of 1~ million square feet of area, whereas Plaza del Rey's initial center is only half that size, or -5- 7/10/74 750,000 sq. ft. Mr. Watry felt a 12~% increase in taxable sales would be more equitable; this would result in a figure of $29 million. i. Inclusion of Mr. Watry's cost/benefit study in the EIR. This may be included in the back of the report if a footnote referencing it is included on the appropriate page in the body of the report. Mr. Watry felt that recent comments made by members of the City Council and arguments during the referendum election last year show the importance of cost/ benefit information to people. He urged the Commission to recommend the retention of an outside disinterested economic expert to evaluate the various cost and revenue estimates. Mr. Watry pointed out that his Cost/Benefit Study differS~ from the one in the revised Draft EIR in that it considers the entire project, Phases I, II, and III, through 1985, and further that he has used a different methodology to compute sales tax revenues, and included estimates of school costs and token environmental costs. Mr. Watry advised that his report agrees with the developer's figures for property tax revenues, but that he heartily disagrees with the way the developer and the City arrived at the figures for sales tax revenues. The basis for this disagree- ment is contained in the written report submitted for inclusion in the EIR. Mr. Watry felt that a token cost factor should be included to cover the adverse effects on the population of the increased air and noise pollution, traffic conges- tion, etc. This cost is evidenced by higher medical costs due to respiratory diseases, greater eye damage, premature deaths and an increase in absenteeism. Commissioner Rice commented on reports that the Metropolitan sewer system is over- loaded, although Chula Vista has reserved more capacity than is presently being used. Assistant Director of Public Works Robens advised that the total capacity in the Metro system assumes full development of all treatment facilities. This has not been accomplished and the problem now is the need for expansion of the existing treatment facility. Commissioner Rice noted that the Commission has previously had discussions on cumulative effects, and he suggested that all three phases of the proposed development should be considered at one time. Mr. Reid advised that the project under consideration at this time is the basic 450 acres and that is what the EIR addresses. Eugene Coleman, 1670 Gotham Street, raised a question as to the effect of the added runoff of storm water which would result from the development of this area and whether it can be adequately handled downstream from this site. He pointed out that the Sweetwater River flood control channel has been in the talking stage for several years but in actuality is no closer to construction than when first proposed. He felt that the many developments taking place in this drainage basin will contribute to an increased flood hazard further down the channel. -6- 7/10/74 Mr. Coleman then discussed the problem of handling increased sewage. He advised that two additional sedimentation tanks are needed at the Point Loma facility just to adequately treat the current volume of sewage flow. He reported that permission to construct the two additional basins has been granted by the San Diego Regional Coastal Commission and by the State Coastal Zone Commission; however, approval was subject to a number of conditions which have not yet been met. These conditions include assessment of alternative sites for secondary treatment, and a determination of the ultimate growth and population of the area to be served by the Metropolitan Sewer System. The Commission raised questions with regard to the two 84 inch drainage pipes which Mr. Coleman had referred to. It was confirmed these were installed in conjunction with the freeway project and will carry the drainage water underneath Bonita Road, eliminating the flooding condition which has existed there in the past. There was a question about the drainage flow between the Plaza del Rey project and the inlet under the 1-805/H Street interchange. Jim Hutchinson, Wilsey & Ham, 1400 Sixth Avenue, San Diego, confirmed that the Plaza del Rey project will include a drainage culvert in which they will install velocity reducing structures to reduce the velocity of the water which will follow a natural drainage course from the boundary of their property to the twin 84" drainage pipes which have an entrance structure designed to handle the flow. He reported that the design for this drainage is calcualated to handle the peak runoff during a storm. Mike McQuillan, 4425 Vista Nacion, Lynwood Hills area, pointed out that the EIR does not include information on the effect of traffic on H Street west of 1-805, or on Bonita Road or J Street, as a result of the proposed development. He felt this should be included in the report. His main concern, though, was with the measurement of an acceptable noise level. He felt that the figure of 65 decibels is too high in an urban area. He pointed out that the average sound levelat a busy intersection in Harlem was approximately 70 dBA on a 24 hour period, and at a shopping center in Torrance it was less than 65 dBA for more than 3/4 of the time during a 24 hour survey. He felt this is not the noise level that a suburban residential area should be subjected to. He suggested that a noise level of 57½ dBA be used to determine the number of households in the Lynwood Hills area which would be subjected to unacceptable noise levels during rush hour traffic. The meeting recessed at 8:45 p.m. and reconvened at 8:55 p.m. David Parkinson, Westec Services, 1520 State Street, San Diego, asserted that the noise measurement standards suggested by Mr. McQuillan have not been adopted for use, but that the 65 dBA contours is being used throughout the State. He also called attention to a letter which he sent to Mr. Reid addressing the revised air quality analysis in the City's draft EIR. He expressed the opinion there have been some rather erroneous assumptions made with regard to air quality impacts of the proposed project. Patricia Valenski, 93 East Shasta, mentioned the adverse growth inducing impact. She felt that an ice rink, motels and apartments don't belong in this area and are not needed. She noted that with regard to air pollution, Federal standards of 1977 cannot be met because of inadequate emission control devices; she felt a project such as Plaza del Rey would compound this problem and suggested that such expansion should be put off until the initial problems of air pollution are under better control and mass transit can be incorporated into this area. -7- 7/10/74 Esther Lassman, Ro§an Road, pointed out that although the EIR on the proposed Sports World project had included projected traffic figures on the main east- west and north-south streets of Chula Vista as a consequence of the Sports World project, the present EIR does not make any reference of the impact of traffic generated by this shopping center on the major streets of Chula Vista. She requested that before adoption of the final EIR, traffic figures and the impact on existing Chula Vista Streets be incorporated into the report. She also felt further information should be supplied with reference to mitigating measures to handle solid waste disposal on a long range basis. Phillip Walling, Westec Services, 1520 State Street, contended that such things as solid waste disposal and sewage are regional pnoblems, and a single project cannot be expected to speak fully to such regional issues. Mrs. Lassman expressed disagreement, pointing out that this project is one segment of a larger project involving several thousand acres, and therefore should take the first step in addressing such issues. James Hutchinson, Wilsey and Ham, 1400 Sixth Avenue, San Diego, commented briefly on regional studies under way relating to the sanitation system and solid waste disposal. He advised that the City of San Diego, as the major agent in the Metro Sewer System, is planning a study of the complete area for inland plants to relieve the coastal station and promote reclaimed water facilities. He reported that on solid waste there is a pilot plant right now which the County of San Diego is participating in. This is a 2-ton a day study related to compaction of solid waste to help lengthen the time or the capacity of the present land fills. The 200-ton a day plan proposed for E1 Cajon has not been built yet, and there is a possibility the project may not be continued. Carol Smith, 87 F Street, pointed out that the statement was made that the freeway is the major culprit, but she felt this is not due cause for permitting over a million square feet of shopping center and thousands of additional homes which compound the environmental effects that come from the freeway. She felt that such development is not a necessity. As no one else wished to speak, the Chairman declared the public hearing closed. Assistant City Attorney Beam spoke of the various ways of incorporating the diver- gent viewpoints expressed in the public hearing into the EIR. This may be accom- plished by a summary addendum to the EIR, or the Commission may direct that the draft EIR itself be revised if it is felt that the information supplied in this and the previous public hearing more accurately reflects the environmental impact picture. Commissioner Rice suggested that all of the material presented in the hearing be included as an addendum wi~h references or footnotes in the report indicating the inclusion of an opposing viewpoint or additional information. He also suggested that some consideration should be given to the total impact, or the cumulative effects, of development of the whole area. Mr. Reid pointed out that information of that type has been provided in the EIR on the Hillside Modifying District which covered an area of several thousand acres. Commissioner Wilson expressed the opinion that concern over the impact of future development points up the need for a fairly exhaustive, complete review of the General Plan for the planning sphere of the City of Chula Vista. -8- 7/10/74 Corm~issioner Rudolph felt the EIR should include in the mitigating measures an indication of what the city intends to do with regard to providing housing for all economic groups. Commissioner Starr suggested that further background information be included with regard to the traffic and its impact on the main streets in Chula Vista. He also questioned the vast difference in the two cost/revenue tables as included in the EIR and as presented by Mr. Watry. He indicated that simply putting both tables in the report does not help him understand it. City Attorney Beam advised that the Commission isn't req~iired to determine that they believe one set of figures versus the other, but the Commission has an obligation to make sure that all viewpoints are aired. Commissioner Floto felt that if all viewpoints expressed in the public hearing are incorporated into the report, it would be a complete informational document. MSUC (Floto-Rice) The staff be directed to incorporate all information presented in the public hearing into the final EIR and present it for consideration of the Commission on July 24, 1974. DIRECTOR'S REPORT Director of Planning Peterson suggested that the Commission may wish to schedule a dinner meeting on August 21st. COMMISSION COMMENTS Acting Chairman Chandler called attention to a notice of a joint Council/Commission meeting to be held on July 24th, with an agenda item scheduled for 8:30 p.m. for all chairpersons of commissions to discuss alternate approaches to annual Boards and Commissions workshops. It was noted that this date conflicts with a regularly scheduled Planning Commission :meeting, and Mr. Peterson suggested that the Chairman may wish to send another member of the Commission to this portion of the joint conference. He felt this would probably not require too much time. Commissioner Rudolph reported that she will not be present at that Commission meeting due to a scheduled vacation. Acting Chairman Chandler also announced the 76th Annual League of California Cities conference to be held October 20-23, 1974 in Los Angeles. Commissioner Rudolph asked when the question of traffic signs at Route 54 and Edgemere will be considered by the City Council. Mr. Peterson advised this will be the second or third Tuesday in August. ADJOURNMENT Acting Chairman Chandler adjourned the meeting at 9:55 p.m. Respectfully submitted, Secretary