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HomeMy WebLinkAboutPlanning Comm min 1979/04/18 SPECIAL MINUTES OF A BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA April 18, 1979 A special business 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: Smith, Pressutti, G. Johnson, R. Johnson, O'Neill, Stevenson and Williams. Also present: Director of Planning Peterson, Senior Planner Pass, City Engineer Lippitt, Assistant City Attorney Harron and Secretary Mapes. The pledge of allegiance to the flag was led by Chairman Smith, followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (Stevenson-O'Neill) The minutes of the meeting of March 28, 1979 be approved as mailed. ORAL COMMUNICATIONS Chairman Smith called for oral communications and none were presented. 1. Slide presentation by Mary Augustine on the desirability of establishing a system of trails in E1 Rancho del Rey Director of Planning Peterson introduced Mary Augustine who has been active for some time in promoting equestrian trails in Chula Vista and in the county. Mary Augustine, vice president of San Diego Horsemen Council, told of the efforts of that organization to preserve trails in the Bonita area since it is being rapidly developed. They have been successful in getting developers to donate funds for the construction and improvements of trails as development of former open space occurs. Ms. Augustine showed numerous slides of an extensive trail system in Alameda and Contra Costa Counties which serves as a connecting link between the major park and recreation areas, as well as an access from residential areas and from public transportation. Her presentation took about 30 minutes. 2. Determination of conformity of MTDB's Light Rail Transit Project with the Chula Vista General Plan Senior Planner Pass called attention to the proposed route of the light rail transit line from the international border to downtown San Diego over the existing SD&AE right of way with a proposed passenger station and parking lot on a three acre site on the north side of "H" Street. State law requires that any public facility must be found to be in conformance of the General Plan of the local jurisdiction, and the MTDB has requested the Planning Commission's consideration of such a finding. -2- April 18, 1979 Mr. Pass pointed out that the City's General Plan calls for improved regional circulatory linkages and expansion, and lists industry and tourism as part of its objective. The staff feels that the proposed transportation system of MTDB would serve this goal. It is recommended that this project be found to be in conformity with the General Plan although there is concern by the City over its effect on traffic, and it has not been determined who will pay for the widening of "H" Street if this is required to handle the increased traffic. Chairman Smith noted that the proposed guideway alignment shows two stations in National City approximately a mile apart, and shows only one station in Chula Vista. He questioned the rationale for this. Gre9 Garratt, attorney for MTDB with offices at 530 "B" Street, San Diego, expressed the desire of that organization to work with the city with regard to the design of the project and to solutions for traffic problems. Mr. Bob Robenhymer of the MTDB pointed out that a passenger station is proposed for Palomar Street to serve residents in the southern part of Chula Vista, and one at "H" Street to serve the central and northern portion of the city. He advised that as the line gets nearer to the center of San Diego, it is felt the stations should be closer together, due to the increased density in both population and industry. He reported that during the planning of the project, which began two years ago, the MTDB worked closely with the involved city jurisdictions through the Technical Advisory Committee, to determine the location of the stations. Commissioner O'Neill expressed the opinion that the light rail transit system will enhance the quality of life in Chula Vista. MS (O'Neill-R. Johnson) The Planning Commission finds that the Metropolitan Transit Development Board's light rail transit project is in conformance with the Chula Vista General Plan. The motion carried by the following vote: AYES: Commissioners O'Neill, R. Johnson, Williams, Pressutti, G. Johnson and Stevenson NOES: Commissioner Smith ABSENT: None 3. Consideration of final EIR-79-7 on Bonita Center East Director of Planning Peterson advised that the public hearing in consideration of this environmental impact report was held by the Planning Commission on March 28. Although there was no verbal testimony at that time, there had been written input which required a response, so consideration of the final EIR was scheduled for this meeting. It is recommended that the EIR now be certified. MSUC (G. Johnson-Stevenson) The Planning Commission certifies that EIR-79-7 has been prepared in compliance with the California Environmental Quality Act of 1970 -3- April 18, 1979 and the Environmental Review Policy of the City of Chula Vista and that the Planning Commission will consider the information in the document as it reaches a decision on the project. 4. PUBLIC HEARING: GPA-79-5 - Consideration of amendment to General Plan Map to change the designation of the northwest quadrant of "C" Street and Del Mar Avenue from High Density Residential to Medium Density Residential Director of Planning Peterson, reported that about a year ago the City Council initiated annexation proceedings for this area under the provisions of the MORGA Act. It has been the custom of the City to prezone county area prior to its annexation in order that the residents and property owners may be aware of the zone applied to the property. During the prezoning hearings last fall there was some controversy over the designation to the R-1 zone as a developer had an option on four acres in the area which he wished to develop as a multiple family project. The single family residents in the area supported the R-1 zoning and the Planning Commission recommended and City Council adopted R-1 prezoning for approximately 21 acres. Mr. Peterson advised that in a phone call this afternoon, Mr. Mitch Angus indicated he has no objection to the proposed change in the General Plan and that he would not be present at this hearing. In response to a question of Chairman Smith, Mr. Peterson advised that under this General Plan designation the property could be developed to a density of 12 units to the acre. This being the time and place as advertised, the public hearing was opened. As no one wished to speak, the public hearing was closed. MSUC (Pressutti-Stevenson) The Commission finds that in accordance with the Negative Declaration on IS-78-77 and the findings stated therein, this project will have no significant adverse environmental impact and recertifies the Negative Declaration. MSUC (Pressutti-Stevenson) The Commission recommends that the City Council amend the General Plan diagram from High Density Residential, 13-26 DU/acre, to Medium Density Residential, 4-12 DU/acre, for the 11 acre parcel under consideration. 5. PUBLIC HEARING: GPA-79-4 - Consideration of amendment' to General Plan Map to change desiQnation of the southeast corner of Bonita Road and Otay Lakes Road from High Density Residential to Retail Commercial Director of Planning Peterson advised that this request involves a three acre portion of an 18 acre ownership at the southeast corner of Otay Lakes Road and Bonita Road. On the three acre site the applicant proposes a restaurant of 5,000 square feet and 15,000 square feet of small specialty shops. The staff evaluated -4- April 18, 1979 the existing commercial zoning and development and reached the conclusion that the designation of additional area for commercial use is not warranted. Mr. Peterson reported there is 32,000 square feet of commercial building area in the Sweetwater Valley that is vacant, with additional areas commercially zoned and as yet undeveloped. There are undeveloped commercial areas at Bonita Road and 1-805 and also at "H" Street and 1-805. It is recommended that the requested change be denied. Chairman Smith pointed out that the report submitted by Leisure Systems did not consider the proposed major shopping center on the site of the old Bonita Golf Course. He also questioned their formula for arriving at the need for additional shopping center area. Mr. Peterson advised that the staff did not place a lot of credence on the market analysis in the Leisure Systems report. He acknowledged that it is difficult to define the market or do an analysis for a small specialty center, but he did not feel Leisure Systems demonstrated the need for a 5,000 sq. ft. restaurant and 15,000 sq. ft. of additional shopping area. Commissioner Williams suggested that a portion of the vacant square footage in the Bonita Center maybe due to the recency of completion of that center. Mr. Peterson concurred but felt that on the basis of population in the Sweetwater Valley it will be a long time before the existing and new centers are filled. This being the time and place as advertised, the public hearing was opened. Steve Taylor, 315 Serra Drive, member of the Environmental Control Commission, advised that in addition to the comments which that Commission submitted on the EIR, they drafted additional comments with regard to the project itself. Those comments expressed concern with the overbuilding of commercial centers in this area and suggested that the commercial development be eliminated from the project with the possible substitution of additional residential units. Paul Thoryk, architect for the project, with offices at 1157 Columbia Street, San Diego, expressed his chagrin at facing a negative attitude regarding his proposal and noted that attitude is common when shopping centers are proposed. He advised that he is the developer and owner of the Old Columbia Square shopping center in San Diego and also owns and is developing nine specialty shopping centers between San Diego and Palm Springs, and he would not be doing this if he did not expect them to be successful. He displ~ayed a site plan and rendering of the pro- posed architectural design of the proposed center in Bonita. Mr. Thoryk also presented and commented on numerous slides taken of shopping centers in various European cities as well as several of the centers in Southern California that he has developed. Following that presentation Commission O'Neill remarked that he had trouble relating the features shown on the slides to the site plan proposed in which more than half the site is devoted to parking space. -5- April 18, 1979 Mr. Thoryk advised that the mall space would be in front of and between the two buildings that will contain the specialty shops. He also indicated the periphery of the site would be well landscaped. As no one else wished to speak, the public hearing was closed. Commissioner Stevenson expressed the opinion that the data in the staff report on the amount of commercial zoning in the area was well done and shows an excess of commercial zoning. MS (Stevenson-G. Johnson) The Commission denies the request for a change in the General Plan for three acres at the southeast corner of Bonita Road and Otay Lakes Road. The motion carried by the following vote: AYES: Commissioners Stevenson, G. Johnson, Smith, Pressutti and R. Johnson NOES: Commissioners Williams and O'Neill Assistant City Attorney Harron advised that the proponent may appeal this decision to the City Council within ten days. 6. PUBLIC HEARING: GPA-79-7 - Proposed omnibus amendment to the text of the Chula Vista General Plan Senior Planner Pass advised that the proposed amendment is partially housekeeping, partially reconciliatory, and partially substantive, and is designed to resolve some of the problems inherent to the existing text of the Chula Vista General Plan. He observed that these problems have constituted a matter of concern to the Commission for several months. Mr. Pass also noted that the amendment will reconcile the text to some of the changes adopted in the guidelines of the E1 Rancho del Rey Specific Plan. Among those changes is a reduction in the size of shopping center proposed at the intersection of 1-805 and East "H" Street; also a change in residential density for various areas. The amendment also addresses the Bayfront area, which is now governed by the Bayfront Specific Plan and Bayfront Redevelopment Plans. The proposed change in the text conciliates the industrial development policies with the Bayfront objectives. The amendment changes the designation of Route 125 from a freeway to a major road, in keeping with the action of the State Highway Commission. It also deletes Second Avenue from the list of major roads. Location of County offices is changed from the civic center area to Third and "H" Street, and the population forecast has been revised. A substantive change in the text would allow higher density where development of senior housing is proposed. Commissioner O'Neill expressed the opinion that one of the biggest concerns is a General Plan coming up with reliable population figures. He questioned how the -6- April 18, 1979 figures used relate to the figures put out by C.P.O. He asked if the General Plan deals with the corporate area of Chula Vista or with the planning area limits. Mr. Pass advised the Commission that the Housing General Plan Element embodied population projections for the 60-square mile Chula Vista Planning Area, as well as the projection for the 20-square mile City of Chula Vista, but that the forecast proposed for inclusion within the main text of the General Plan covers only that area which one can reasonably determine will comprise the municipality on the forecast's benchmark dates. He observed that the proposed forecast concurs with the official forecast of C.P.O., with whom the Planning staff's resident demo- grapher has closely worked. This being the time and place as advertised, the public hearing was opened. As no one wished to speak, the hearing was closed. MSUC (G. Johnson-O'Neill) The Commission adopts the Negative Declaration on IS-79-38 and finds that this amendment to the Chula Vista General Plan will have no significant environmental impact. MS (G. Johnson-O'Neill) The Commission recommends that the City Council adopt the revisions to the text of the Chula Vista General Plan as set forth in the staff report to the Commission. Commissioner Williams pointed out that on page 12 of the report under paragraph 2.a, the last sentence in the proposed text reads: "A portion of the involved acreage could also be properly allocated to an automotive sales and service park." He felt that listing a specific use is unnecessary and is in contrast with the rest of the language in the General Plan. Mr. Peterson agreed that sentence could be deleted. As maker of the motion, Commissioner G. Johnson agreed to the deletion of that sentence from the amendment to the General Plan; Commissioner O'Neill concurred. Commissioner Stevenson called attention to the statement under subsection d on page 16, which reads: "Hilltop Drive (deleting Second Avenue) serves as a major north-south thoroughfare for the residential area east of Third Avenue." He pointed out there are a great number of schools on Hilltop Drive and he questioned why that street is selected for this category as opposed to First or Second Avenue. In discussion it was pointed out that Hilltop Drive extends from Main Street in the southern end of town to "F" Street and presently serves as a residential collector. Both First Avenue and Second Avenue are interrupted by the San Diego Golf Course so they cannot serve through traffic to the southern end of the city. It was also pointed out that this designation for Hilltop Drive does not imply that it will be widened beyond its present width. It was concurred that a listing of the major north-south roads should include Hilltop Drive. The motion as amended passed unanimously. -7- April 18, 1979 7. Consideration of a request for a deferral of completion of public improvements for Canyon Plaza Shoppin9 Center between Halecrest and Crest Drive City Engineer Lippitt advised that deferrals of public improvements are usually requested to a later date due to the impracticality of installing such improvements at the time the adjacent property is improved. In this instance, the developer is in the process of installing all of the public improvements as required, but due to delays for various reasons those public improvements will not be completed as soon as the buildings are ready for occupancy. This request was made in January, at which time personnel of the Engineering Division met with the developer and enumerated the improvements which would have to be made prior to any occupancy of the buildings. Those improvements are now substantially completed and the developer is now requesting permission to occupy the two major store sites, namely Von's Market and Thrifty Drug Store, prior to completion of all public improvements. The improvements remaining to be completed are the box culvert across the drainage channel at Crest Avenue, installation of gunite lining in the drainage channel between the shopping center and Telegraph Canyon Road, and the construction of the median island in Telegraph Canyon Road. While the Engineering Department does not recommend approval of the request, conditions are listed in the report which should be met if the Planning Commission approves the request. Gilbert Dreyfuss, general partner of Canyon Plaza Center, pointed out the main issue is whether they should be permitted to open Von's and Thrifty Drug prior to the opening of Crest Drive. He contended that since Phase I of this center borders Halecrest Drive and fronts on Telegraph Canyon Road, and there is access from those two streets, the opening of the two major stores should not be delayed until the opening of Crest Avenue which is further to the east and borders Phase II of the center. He advised that the culvert should be completed and Crest Avenue open in about three weeks. The gunite lining in the channel in no way affects traffic or other conditions and construction of the median island has purposely been delayed until Crest Avenue is open in order that a left hand lane may be provided in Telegraph Canyon Road to permit access into the center. All other improvements as required will be completed prior to the opening of the stores. Mr. Dreyfuss pointed out the benefit to the city, and particularly to the nearby residents in having the stores open as soon as possible. The Commission discussed the effect of traffic into and out of the center prior to the opening of Crest Avenue and it was generally concurred that this would not be a critical issue. MS (R. Johnson-Pressutti) The request for deferral be granted subject to the fulfillment of the six conditions enumerated in the staff report. The motion carried by the following vote: AYES: Commissioners R. Johnson, Pressutti, Williams, Smith, O'Neill and G. Johnson NOES: Commissioner Stevenson ABSENT: None -8- April 18, 1979 DIRECTOR'S REPORT Director of Planning Peterson reminded the Commission that the next regular meeting will be one week from this date. COMMISSION COMMENTS Commissioner Pressutti commented that the presentation by Mrs. Augustine was very informative and he felt it should have been scheduled in a study session so that the Commission could have had some time to discuss it with her. Mr. Peterson agreed but pointed out that Mrs. Augustine had been anxious to make the presentation and there was some difficulty in fitting a date into her schedule since she travels to numerous places on behalf of the horsemen's council. Commissioner R. Johnson indicated he would be interested in having Mrs. Augustine attend a future study session to discuss the location of trails in this area at greater length. Commissioner G. Johnson commented that she had read an article in the San Diego Tribune a few weeks ago concerning landslides that occurred during the rainy season. One of the statements in the article was that Chula Vista was one of two cities that did not have very good regulation as far as landslides and grading are concerned. She expressed interest in having the staff discuss this at a future meeting. City Engineer Lippitt advised that he had also read the article in which a geologist df~scussed major landslide problems in San Diego County and indicated that Chula Vista and Oceanside had serious problems. He then went on to discuss all of the problems in Oceanside but did not discuss any problems in Chula Vista. Mr. Lippitt felt there was no supportable argument for including Chula Vista in the statement as this city has enacted the same grading requirements as other cities in San Diego County. He agreed there are potential hazards in Chula Vista because of the topography, but the city recognizes that and had adopted ordinances to control the development of such areas. Chairman Smith questioned the purpose of a questionnaire included in the Commission's packets and indicated he did not intend to respond as he felt the information would be meaningless. ADJOURNMENT Chairman Smith adjourned the meeting at 9:50 p.m. Respectfully submitted, Helen Mapes Secretary