HomeMy WebLinkAboutPlanning Comm min 1983/11/30 Tape #241
Side 1 - 0-1999
MINUTES OF A REGULAR BUSINESS MEETING
OF THE CITY PLANNING COMMISSION OF
CHULA VISTA, CALIFORNIA
7:00 p.m. Council Chambers
Wednesday, November 30, 1983 Public Services Building
ROLL CALL
COMMISSIONERS PRESENT: Chairman O'Neill, Commissioners Cannon, Green, Guiles,
Pressutti and Shipe
COMMISSIONERS ABSENT: Commissioner Johnson, with prior notification
STAFF PRESENT: Director of Planning Gray, Director of Community
Development Desrochers, City Attorney Harron,
Principal Planner Lee, Town Planner Reid, Associate
Planner Griffin, Assistant Planner Bazzel, Traffic
Engineer Glass, Principal Community Development
Specialist Kassman, Senior Civil Engineer Daoust,
Secretary Ruth Smith
OTHERS PRESENT: Marshall B. Krupp, President, Community Systems
Associates, Inc.; Tim Cox, Senior Associate, RBR &
Associates
PLEDGE OF ALLEGIANCE, SILENT PRAYER
The pledge of allegiance to the flag was led by Chairman O'Neill and was
followed by a moment of silent prayer.
APPROVAL OF MINUTES
Chairman O'Neill requested that the minutes of the meeting of October 26,
1983, be amended as follows: Page 3, paragraph 3, replace the word "and" with
"but"; page 5, paragraph 4, after the words "flood level" add "and its effect
on upstream elevations"; page 6, paragraph 4, after the word "their", add
"own". Also in the voting tabulation for the election of officers, he did not
vote "no", but abstained from voting.
MSUC (Shipe/Cannon) to approve the minutes as amended.
ORAL COMMUNICATIONS
None
Planning Commission - 2 - November 30, 1983
1. CONSIDERATION OF REQUEST FOR EXTENSION OF TENTATIVE SUBDIVISION MAP FOR
LADERA VILLAS, CHULA VISTA TRACT 80-10
The tentative map for Ladera Villas, Chula Vista Tract 80-10, was approved on
November 18, 1980. The developer is requesting the maximum 3-year extension
citing the present economic condition of the housing industry. As there have
been no significant changes in the immediate vicinity to affect the original
conditions or findings and as none are anticipated, staff recommends approval.
MSUC (Shipe/Cannon) to approve a 3-year extension of the tentative map for
Ladera Villas, Chula Vista Tract 80-10, the map to then expire on November 18,
1986.
2. PUBLIC HEARING: (Continued) A PUBLIC HEARING TO TAKE PUBLIC TESTIMONY
ON THE ADEQUACY OF THE FRAFT EIR FOR THE PROPOSED OTAY
VALLEY ROAD REDEVELOPMENT PROJECT
Chairman O'Neill stated that this public hearing to take public testimony on
the Draft EIR was continued from the meeting of November 9, 1983, and
requested that anyone who testified at the last meeting to restrict their
testimony to concerns they had not expressed previously.
Director of Community Development Desrochers informed the Commission that the
State Clearinghouse will finish their hearing on December 1 and their comments
together with other public testimony will be considered in the EIR
preparation. He added that Mr. Krupp was present to answer any questions the
Commission might have.
Commissioner Pressutti commented that persons addressing this issue should be
aware that this EIR differs from others and is of such a broad scope because
it is supporting a redevelopment project rather than a specific project.
Commissioner Guiles asked how the response to comments of various agencies was
to be incorporated in the EIR. Mr. Krupp replied that the final document will
distinguish between the Draft EIR and the Final EIR. A supplement will be
issued containing verbatim comments plus a reply or an indication that the
comment is not relevant to this project. The certification will be on the two
documents combined as the Final EIR report.
Lawrence F. McKenna, 1347 Mt. View Lane, Chula Vista, 92011, representing the
Citizens' Action Network, noted that two major areas of concern not adequately
addressed in the Draft EIR are (1) the dimensions of noise pollution and
mitigating measures planned between the project area and the adjoining
residential areas; and (2) the potential impact of toxic wastes on the water
resources plus the impact of industrial use on the scarce water resources. He
also requested that the Commission inquire of the consultant what direction
they are proceeding in as far as adding to or modifying sections of the EIR.
Robert C. Maxwell, 473 Berland Way, Chula Vista, 92010, representing self and
neighborhood, requested that the EIR include a complete study on water.
Planning Commission - 3 - November 30, 1983
Irene Maxwell, 473 Berland Way, Chula Vista, 92010, representing self, asked
that an analysis of air be included in the Draft EIR in view of the known
hazards caused by toxins of the Class 1 dump and Omar Rendering plant.
Dick Kau, 3404 Bonita Road, Chula Vista 92010, representing the Chamber of
Commerce, the landowners and himself, stated that the area being considered is
not a heavy industrial park; the area is zoned I-L-P, which indicates the
Commission will have to approve its use; industry takes a fraction of water
that farming does; there are no wells in Otay Valley any more, the water comes
from the Otay Water District; the wind on Otay Mesa runs from east to west
thus protecting the Valley from air pollution. He added that the Chamber of
Commerce, the South Bay Board of Realtors and the property owners are very
enthusiastic about the project.
Mr. Krupp informed the Commission that comments will be responded to at the
end of the comment period (after December l, 1983). All responses to relevant
comments will be incorporated in an addendum to this EIR.
In reply to a question from Commissioner Guiles about inclusion in the EIR of
a statement that any proposed project would have to meet the requirements of
the City's noise ordinance, Mr. Krupp replied that the Redevelopment Plan,
Section 500.34, requires that all new construction comply with all applicable
State and local laws. He emphasized that the City's Zoning Code, Chapter
-- 19.66, Performance Standards, covers almost every objection raised by
Mr. McKenna and others regarding air quality control, noise standards, and
solid waste disposal. Also, one of the mitigating measures contained in the
Plan specifies that all future projects will have focused environmental
documentation done on the specificity of those projects.
No one else wishing to speak, the public hearing was closed with the notation
that the Final EIR will be addressed at the meeting of December 14, 1983.
3. PUBLIC HEARING: CONSIDERATION OF THE OTAY VALLEY ROAD REDEVELOPMENT
PLAN
Director of Community Development Desrochers informed the Commission that the
proposed Redevelopment Plan is a legal document setting forth the provisions
for implementing the California Health and Safety Code as it applies to the
redevelopment project. It is consistent with the goals and objectives of the
City of Chula Vista and the County of San Diego general plans and conforms to
all appropriate State and local laws. It is the master document which lays
the framework for the Otay Valley area redevelopment program implementation.
Changes can be made in the Plan until the final hearing on December 14. After
that date, the Plan will be sent to the Redevelopment Agency for a hearing on
December 20. The Plan is intended as a guide for future development and
allows for flexibility and ability for growth.
Mr. Krupp then spoke on two aspects of the Redevelopment Plan its
_ conformance to the General Plan and the zoning of the City, and on anticipated
projects within the Plan. He emphasized that the Plan sets forth guidelines
and parameters under which the Agency can consider specific projects for the
development of the area.
-- Planning Commission - 4 - November 30, 1983
This being the time and the place as advertised the public hearing was
declared open.
Lawrence F. McKenna, 1347 Mt. View Lane, Chula Vista, 92011, representing the
Citizens' Action Network, addressed three major concerns (1) an overemphasis
on economic interests and concerns with consequent neglect of public health
and environmental needs; {2} status of the General Plan modification to remove
or change the area designated as general industrial to light industrial as
directed by City Council; and {3} failure of the Plan to properly identify
environmental liabilities within the area such as toxic waste mismanagement.
No one else wishing to speak, the public hearing was closed with the notation
that the Final Redevelopment Plan will be considered at the meeting of
December 14, 1983.
Director of Community Development Desrochers noted for the record that if the
Redevelopment Plan is adopted, one of the property owners is contemplating
applying for annexation to the City of Chula Vista which will necessitate a
request for a General Plan amendment to change the agricultural use to light
industrial.
Mr. Krupp replied to Mr. McKenna's concerns by saying that: {1) the impact on
project residents is covered by Section 500.48 of the Plan which specifies
that "no use or structure which by reason of appearance, traffic, smoke,
litter, noise, odor, or similar factors will be incompatible with the
surrounding areas shall be permitted in any part of the project area."
(2) Relative to the General Plan change requested by City Council, Section
llO0 states at such time as the General Plan is amended, the Redevelopment
Plan will be automatically amended. (3) The Performance Standards in the
Zoning Ordinance provide protection for all environmental deficiencies.
Finally, regarding a "plan of action", this Redevelopment Plan is unlike those
adopted in the past. It contains three components: (a) a legal description of
the project area, (b) the authority limitations of the Agency, and (c) the
financial authority of the Agency. The adoption of a yearly budget will
include the approval or denial of specific projects and become the action plan
for that year.
4. PUBLIC HEARING: CONSIDERATION OF DRAFT EIR-84-2, EUCALYPTUS GROVE -
MORGAN/GARDNER
Assistant Planner Bazzel informed the Commission that the purpose of the
hearing was to consider the adequacy of EIR-84-2. The project consists of 376
apartment units on 17.59 acres located on the northeast and northwest corners
of Flower Street and "E" Street and will be constructed in two phases. The
project will involve a General Plan amendment, rezoning, precise plan and
tentative subdivision map. Staff is recommending that the Commission take
testimony relative to the adequacy of the EIR and set consideration of the
Final EIR for December 14, 1983, at which time responses to the written
comments and testimony received at this meeting will be made available. He
then introduced the consultant, Mr. Tim Cox, whose firm prepared the EIR.
- Planning Commission - 5 - November 30, 1983
Tim Cox, Senior Associate, RBR & Associates, 233 "A" Street, Suite llO1, San
Diego, CA 92101, reviewed the items listed in the Impact Analysis and stated
his availability to answer questions for the Commission.
Commissioner Shipe asked what percentage was used for moderate-income housing
and was informed that a typical percentage would be 20 percent, however the
City has the option of developing its own percentage factor.
In reply to requested clarification of the statement in Item 8 of the Impact
Analysis that "no further mitigation measures will be required" and the
information in the letter from the Rosebank School Principal that he foresees
no openings in the school by the project completion date of 1986, Mr. Cox
replied that recent laws authorize funding for temporary housing for students
to alleviate overcrowding. That, or bussing are the only alternatives.
Commissioner Guiles requested that staff provide a response to his question
regarding the possibility of these rental units becoming a condo conversion
project. Director Gray assured him that question would be answered when the
Final EIR is addressed at the hearing on the 14th.
Commissioner Cannon requested, in light of the statement in the traffic
analysis that this project does not have a significant impact, that the
following items be addressed for the meeting of December 14: (1) the recent
approval of a fifth traffic signal at the intersection of Bonita Glen and
Bonita Road - an area of approximately 200-400 yards. (2) An analysis of how
an insignificant impact on either Flower Street or Bonita Road could be
assessed when 3,010 additional cars will increase traffic approximately 300%
on Flower Street, and Bonita Road currently has an average of 22,300 cars
daily.
Commissioner O'Neill requested that the discrepancy between the traffic counts
of the County and the City as reported in the County's Glen Abbey project be
addressed also.
This being the time and the place as advertised the public hearing was opened.
John K. Riess, 3579 Lomacitas Lane, Bonita, 92002, representing the Sweetwater
Community Planning Group, concurred with Commissioner Cannon's comments on the
project.
In reply to the Commission's question regarding the impact of the East "H"
Street opening on Bonita Road, Traffic Engineer Glass stated that traffic
counts are currently being taken and a comparison will be available at the
next meeting.
Commissioner Shipe referred to the request of the Rosebank Parent Club for a
4-way stop sign at the corner of Corte Maria and Flower and a stop sign on
Hilltop Drive and Flower. The Traffic Engineer replied that the item was
denied by the Safety Commission as the intersections fell significantly short
of meeting the City's criteria for stop signs, and that the speed study
indicated the average speed in the area to be approximately 30 mph, very
typical for residential areas.
Planning Commission - 6 - November 30, 1983
When asked by Commissioner Cannon of the effect of 3,000 extra cars on Bonita
Road, Traffic Engineer Glass replied that the project by itself might not have
a significant impact, but the cumulative effect of all the developments plus
all the mitigating measures in the way of improvements planned for the entire
area was still being assessed.
No one else wishing to speak the public hearing was closed with the notation
that the Final EIR would be scheduled for the meeting of December 14, 1983.
5. PUBLIC HEARING: CONSIDERATION OF AN AMENDMENT TO THE GENERAL PLAN AND
REZONING FOR APPROXIMATELY '3'.'5 ACRES ADJ'A'CENT TO THE
~'L'A "¥'I'S~A MUNICIPAL GOLF CO~SE FROM PARKS AND
PUBLIC OPEN SPACE ANO A-D TO VISITOR COMMERCIAL AND
~P (GPA-B3-~ AND PCZ-84-A)
Director of Planning Gray stated that this item was continued from the
Planning Commission meeting of October 26, 1983, in order to allow review and
input from the Sweetwater Community Planning Group. At the direction of
Council, the Planning Department has evaluated the potential use of the
City-owned 3.5 acre site west of Jimmy's on the Green and is of the opinion
that Visitor Commercial would be the most beneficial land use. The site is
not well suited for neighborhood park purposes inasmuch as it is located on a
heavily traveled major road and is not centrally located with reference to the
neighborhood it would serve. However, the site is suitable for either
multiple-family residential or commercial use. The visitor commercial
designation would allow uses such as restaurants, theatres, motels, commercial
recreation facilities and related uses not generally found in Bonita. Luxury
apartments or condominiums would also be compatible with the neighboring golf
course. A further consideration would be the extension of the parking area
for Jimmy's on the Green restaurant which, at times, suffers from insufficient
parking availability.
Staff has also included in their recommendation that the "P" Modifying
District be appended to the underlying C-V zoning in order to ensure that
development is closely coordinated with and complements adjacent uses.
Commissioner O'Neill asked about the possibility of the new Pro Shop being
flooded as it is on the same level as the basement of the Golf Course
clubhouse. He was informed by Senior Civil Engineer Daoust that the original
study was made in 1979 and additional work has taken place in the surrounding
area changing and minimizing any flood damage that might be caused by a
lO0-year storm.
This being the time and the place as advertised, Commissioner O'Neill reopened
the public hearing.
Lee Plummer, 2940 Sylvia Street, Bonita, 92002, representing the Sweetwater
Community Planning Group, thanked the Commission for deferring the hearing so
the organization might evaluate the project. He stated the Group would like
the area kept open; is opposed to visitor commercial designation because more
Planning Commission - 7 - November 30, 1983
people in the area would impair the rural flavor of the area; and a
hotel/motel would be considerably higher than any other building in the area.
The Group would prefer additional residential development with less density in
the area to the west to facilitate hiking and riding trails; and is in favor
of expanding the parking lot at Jimmy's on the Green. Other ideas proposed
for consideration were community playhouses, tennis courts, miniature golf
course, and leasing to groups like the Girl Scouts and Boy Scouts.
Carol Freno, 3703 Alta Loma Drive, Bonita, 92002, representing the Sweetwater
Valley Civic Association reported the organization had reviewed the staff
report and was concerned over the traffic situation. The Association, last
September, requested a moratorium on Bonita Road until a traffic study was
taken but has had no response to the request.
Director Gray informed the Commission that the request for a moratorium was
referred by the Council to the Engineering Department and completion of the
resultant study is anticipated by the end of December.
John K. Riess, 3579 Lomacitas Lane, Bonita, CA 92002, Vice Chairman of the
Sweetwater Community Planning Group, spoke of the traffic problem on Bonita
Road. He asked if after all the work to which the Traffic Engineer referred
was completed, the level of service on Bonita Road would still be "E" or if
there was hope for improvement.
Traffic Engineer Glass replied to the Commission that new traffic counts were
taken in the entire eastern area, not just Bonita Road, and a study is being
madqbut he has nothing really definitive to offer until next week.
No one else wishing to speak, the public hearing was declared closed.
MSC (Shipe/Green) to recertify EIR-79-9 with Addendum A. Commissioner Cannon
voted "no".
MSC (Shipe/Green) to recommend to the City Council that GPA-83-4 and PCZ-84-A
be approved and that the General Plan designation and zone district of the
subject property be changed from Parks and Public Open Space and A-D to
Visitor Commercial and C-V-P. Commissioner Cannon voted "no".
Commissioner Cannon stated that there is a great difference between
agricultural open space park lands and a proposed visitor commercial
designation. He called the Commission's attention to the vote on a much
smaller parcel of land at the Bayfront entrance to the "J" Street property.
That was voted down after serious discussion about changing property from park
lands to, in that case, industrial. He stated that there would be a
tremendous impact on the Bonita Road traffic situation and the entire Bonita
area by adding a visitor commerical designation that would permit the addition
of a hotel/motel use. Such a land use would result in significant economic
impacts for the City, but is not an appropriate use. Therefore, he voted "no".
Planning Commission - 8 - November 30, 1983
Commissioner Green declared that the area is not being used as a park today
and it is problematical that it would be so used in the future, however, he
has no fear of an eight-story structure in the area, so he voted "yes."
The meeting was recessed at 8:53 p.m. for five minutes.
The meeting reconvened at 9:00 p.m.
6. PUBLIC HEARING: a) PCZ-84-B~ CONSIDERATION TO REZONE 0.62 ACRES LOCATED
BETWEEN "C" STREET AND SEA VALE STREET 660 FEET EAST
OF NORTH GLOVER AVENUE FROM R-I TO R-3 - GREENWICH
DEVELOPMENT COMPANY
b) CONDITIONAL USE PERMIT PCC-84-5; REQUEST TO CONSTRUCT
A' ~07 UNIT SENIOR CITIZEN APARTMENT ~OMPLEX AT 334 "C"
STREET - GREENWICH DEVELOPMENT COMPANY
Principal Planner Lee stated that the applicant is requesting that two vacant
landlocked parcels located between "C" Street and Sea Vale Street be rezoned
from R-1 to R-3. An application has also been submitted for a conditional use
permit for the development of the subject property and the property to the
west with a 207-unit senior citizen low- and moderate-income project. If the
project is approved, it will go to Council on December 13 and will return to
the Con~nission sometime after that. The Design Review Committee was
supportive of the plan and listened to a number of single-family owners who
are concerned with the height of the building obscuring their view. The
architect has responded in a very positive manner, revising the plans to
accommodate those objections. Principal Planner Lee made a slide presentation
showing the site location from various surrounding locations.
This being the time and the place as advertised, the public hearing was opened.
Ron Williams, 299 Sea Vale, Chula Vista 92010, a property owner, read a letter
from his wife expressing support of the senior citizen project but with
reservations regarding the number of units and the three-story buildings.
David Davies, 309 Sea Vale, Chula Vista 92010, property owner, spoke in
support of the project stating the benefits of the project, including an
increase in property values.
Carol Smith, 275 Sea Vale, Chula Vista 92010, property owner, stated that
R-3-G-D is not 43 dwelling units/acre; and there have been no statistics
concerning the continued need for senior housing in the future. She stated a
three-story building at the west end of the property had been an item of
concern to the DRC and would block her view. She favored a reduction in
density and height.
Principal Planner Lee clarified the issue of the three-story building by
pointing out that it had been reduced to two stories by the developer to
preserve the view of Point Loma and in response to the concerns of the Design
Review Committee. He indicated that Ms. Smith's view would not be blocked.
Planning Commission - 9 - November 30, 1983
Joseph Martinez, Greenwich Development Company, 19762 MacArthur Blvd., #140,
Irvine, CA 92715, the applicant's architect, stated that he tried to address
all the concerns of the neighbors and commended the staff's helpfulness and
cooperation.
Carol Smith asked that consideration be given to the noise pollution effect as
the noise goes up the canyon because of the slope of the land. She then asked
if the project could have been built in Irvine with the same kind of density.
Mary DiRienzo, Chula Vista, stated that she is the mother of the developer,
and although he lives in Irvine, he was raised in Chula Vista. He is
developing in Chula Vista because of her strong interest in senior citizens,
and he is not trying to spoil anything.
MSUC (Pressutti/Shipe) to find that this project will have no significant
environmental impacts and adopt the Negative Declaration issued on IS-84-5.
MSUC (Pressutti/Guiles) to recommend that the City Council enact an ordinance
to rezone the subject property from R-1 to R-3-G as shown on attached Exhibit
"A." Said change of zone to become effective upon the consolidation of the
subject property with the R-3-G property located immediately to the west.
MSUC (Pressutti/Cannon) based on findings in Section E of the staff report,
recommend that the City Council approve the request, PCC-84-5 to construct a
senior citizen apartment complex at 334 "C" Street subject to the filed
precise plan and staff conditions "c" and "d" with condition "d" amended to 92
standard size parking spaces.
DIRECTOR'S REPORT
Director of Planning Bud Gray asked the Planning Commission members
to attend the joint Redevelopment Agency/Council meeting on December 20,
1983 (7:00 p.m.), and
to cancel the study session scheduled for December 21, 1983. The
Commissioners concurred.
COMMISSION COMMENTS:
Chairman O'Neill notified the Commission that he would not be present for the
Planning Commission meeting of December 14, 1983.
ADJOURNMENT AT 9:55 to the Regular Business Meeting of December 14, 1983, at
7:00 p.m. in the Council Chambers.
Ruth Smith, Secretary
WPC 0639P