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HomeMy WebLinkAboutPlanning Comm min 1979/10/17 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA October 17, 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: Pressut~i, G. Johnson, Stevenson and Williams. Notification had been received that Con'missioners Smith and R. Johnson would be approximately one-half hour late due to!other commitments. Commissioner O'Neill was absent and excused. Also present: Director of Planning Peterson, Environmental Review Coor- dinator Reid, Assistant C~ty Attorney Harron and Secretary Mapes. The pledge of allegiance to the flag was led by Chairman Pro Tempore Pressutti, followed by a moment of silent prayer. Chairman Pro Tempore Pressutti noted that a quorum of the Commission is present to open the meeting and suggested hearing the less controversial items. With the Commission's concurrence agenda items 1, 2, and 7 will be considered before moving to agenda item 3. ORAL COMMUNICATIONS Chairman Pro Tempore Pressutti called for oral communications and none were presented. 1. Consideration of finall environmental impact report, EIR-80-1, on proposed Growth Management Policies Environmental Review Coordinator Reid reported that following the public hearing held on September 26, 1979 it was determined that adoption of the subject policy may be of regional and st~tewide concern, therefore, the environmental impact report should be circulated through the State clearinghouse. This was not previously done. A new draft environmental impact report was issued on October 11, which will be circulated through the State clearinghouse and a new public hearing before the Planning Commission will be scheduled for November 28, 1979. It is recommended that the original draft environmental impact report be filed. MSUC (Stevenson-Williams) The original draft of EIR-80-1 is filed without action. 2. PUBLIC HEARING: Consi~deration of proposed Growth Management Policies amendment to t~e General Plan Director of Planning Peterson reported that allowing time for the public hearing and adoption of the necessary environmental impact report requires that this hearing on the General Plan amendment be continued to the meeting of January 23, 1980. This being the time and place as advertised, the public hearing was opened. -2- October 17, 1979 MSUC (G. Johnson-Stevenson) The public hearing to consider the proposed Growth Management Policies amendment to the General Plan be continued to the meeting of January 23, 1980. 7. PUBLIC HEARING: Consideration of amendment to Parks and Recreation Element of the General Plan Director of Planning Peterson advised that at the present time the Parks and Recreation Element of the General Plan divides the city into 25 community park districts and 53 neighborhood park districts. This proposed amendment would retain the 25 community park districts and would eliminate the neighborhood park districts and create four park administration districts. The amendment also makes it clear that when a subdivision map is processed in a particular community park district if there is no park land appropriate in that tract the fees paid would normally be used in that same community park district. However, those in lieu funds may be used outside the community park district and outside the park administration district in which they were collected if they are to be spent for a citywide park that would better serve the residents of the newly developed area. The proposed change reflects the changes in State law that have occurred during the past two years, and court decisions which give the cities broader discretion as to where in lieu funds can be spent. It is recommended that the amendment be adopted in order to bring our Parks and Recreation Element into conformance with State laws and court decisions. In response to a question from Commissioner Stevenson, Mr. Peterson affirmed that in lieu funds may be used for acquisition or development of park lands but not for maintenance of already developed park sites. In response to a question from Commissioner Williams, Mr. Peterson pointed out that development is occurring in areas which do not have a suitable location for a park, or in older neighborhoods where it is not practical to purchase park land because the land is already developed. 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 (by four members present) (G. Johnson-Stevenson) The Commission adopts the Negative Declaration on IS-79-40 and finds that the proposed amendment to the General Plan will have no significant environmental impact. MSUC (four members present) (G. Johnson-Stevenson) The Commission recommends that the City Council amend Section II C 11 of the Parks and Recreation Element of the General Plan as set forth in the staff report, and adopt the "Plan Diagram of Park Administration and Community Park Districts" as an addendum to the Parks and Recreation General Plan Element. 3. Consideration of final environmental impact report, EIR-80-2, on proposed General Plan amendment for approximately 8 acres at Telegraph Canyon Road and Nacion Avenue Environmental Review Coordinator Reid reported that the public hearing on the draft of this EIR was held on September 26. The testimony, and response as -3- October 17, 1979 necessary, has been included in the report. New information has become avail- able on the attendance level at the schools and this has been incorporated into the final EIR. As requested at the hearing, new traffic counts were taken on Nacion Avenue, which revealed the average daily trip count is about 3,500. The text of the report has been amended to show that count. Mr. Reid noted that during the public hearing some concern was expressed relative to the social impact due to the interface of multiple family development and single family use. He advised that social issues are not an appropriate consider- ation in an environmental impact report and should be addressed when the project itself is considered. Commissioner Smith arrived at the meeting at 7:20 p.m. Commissioner Stevenson commented that this EIR contains no mitigating factors, as is common in most environmental impact reports, but states that with reference to noise and traffic further studies will be required. Mr. Reid pointed that since this EIR covers only a General Plan amendment there is no specific information on a development plan as required to consider noise and traffic. Those factors will be addressed when the rezoning and precise plan applications are filed. Commissioner R. Johnson arrived at the meeting at 7:25 p.m. Chairman Pro Tem Pressutti pointed out that the Commission's role at this time is to determine if this EIR has been prepared in accordance with CEQA and the city's environmental guidelines. The question was raised as to whether Commissioners Smith and R. Johnson may vote on this issue. Assistant City Attorney Harron advised they are eligible to vote since they were present during the public hearing and have received the final EIR and the staff report. MSUC (Stevenson-G. Johnson) The Commission certifies that EIR-80-2 has been prepared in accordance with CEQA and the Environmental Review Policy of the City of Chula Vista and that the Commission has considered the information in the document relative to a decision on the General Plan amendment. Commissioner Smith took the Chairman's seat for the remainder of the meeting. 4. PUBLIC HEARING: Consideration of amendment to General Plan diagram to change designation of approximately 8 acres at Telegraph Canyon Road and Nacion Avenue from Visitor Commercial to High Density Residential Director of Planning Peterson advised that it is staff's opinion this 8 acre property is not suited for visitor commercial use, since it is not readily visible from the freeway and many of the uses permitted in a visitor commercial zone would not be compatible with the surrounding residential use. The proximity -4- October 17, 1979 of the freeway and the topography of the site do render it suitable for a more intense density than single family development. The limited amount of vacant R-3 zoned property and the low vacancy rate in apartments are factors for approving multiple family development in this area. Since the General Plan density ranges are very broad it is recommended that this property be designated in the High Density category with a further recommendation that the zoning limit the density to the lower end or perhaps middle of the range. Mr. Peterson reported the receipt this afternoon of a petition containing 68 signatures of residents opposing the EIR and the General Plan amendment, along with a letter signed by Jerry and Pauline Valk which enumerated their reasons for opposition, including increased traffic, hazard to pedestrians, including school children, incompatibility with single family homes, school enrollment, and noise. Mr. Peterson acknowledged that any development would increase the traffic on the adjacent streets but the multiple family development at a medium density range would not result in as much traffic as visitor commercial uses on a site of this size. On the question of incompatibility with single family homes, he suggested this can be addressed in the design of the project, and a firstclass design with appropriate setbacks and good landscaping can be esthetic and compatible with the other residential uses. Mr. Peterson concurred that there will be some impact on the schools; the magnitude of the impact would depend somewhat on the size of the individual units and to some extent on whether they are rental units or condominiums. He pointed out that both school districts are involved in bussing programs and they do not give assurance that students moving into a new development will attend the schools nearest to that site. Mr. Peterson recommended that the Planning Commission recommend that the City Council approve the amendment to the General Plan to change this property from Visitor Commercial to Residential at 13-26 dwelling units per acre. Commissioner Pressutti pointed out that under the present zoning this site could be developed with a hotel, motel, restaurant, bar, etc. The Commission discussed the various density ranges shown on the General Plan and the multiple family development in the nearby vicinity. When questioned as to why the high density designation was recommended, Mr. Peterson advised he felt this site could accommodate 13, 14, or 15 units per acre but the present General Plan would allow only 12 units per acre. He indicated a desire to have the General Plan broken down into narrower density ranges but that has not been accomplished. This being the time and place as advertised, the public hearing was opened. Bill Sears, 393 East Millan Court, expressed concern of the neighborhood over the traffic, increase in population, impact on schools and noise levels. He felt there is not much choice between visitor commercial and high density residential, but he would like to see low or medium density of about four units per acre, in keeping with the surrounding single family development. He elaborated upon the traffic conditions on Nacion and cited the incidence of a little girl being injured recently on her way home from school. -5- October 17, 1979 Bob Lawrence, 397 East Millan Court, emphasized that residential development in this area should be restricted to low or medium density. He would prefer 4 dwelling units per acre but would accept the designation of 4-12. He would be opposed to a density of 13-26. Paul Whitten, 5960 San Miguel Road, advised that he was on the Planning Commission when the decision was made to designate the subject area as visitor commercial after many hours of discussion and public hearing. He felt the owner of this property has historically asked for development levels f~r in excess of what is reasonable for the area. He expressed the opinion the property should be designated for low density. Jerry Valk, 291Camino Vista Real, requested that the letter he addressed to the Planning Commission be read since he had put considerable time and effort into the writing of the letter and had personally circulated the petition. Mr. Valk read the letter which dealt with statements made in the EIR and with public testimony presented in that hearing. It also covered safety and traffic hazards and the impact on schools. He also contended that placing high density development adjacent to single family homes would reduce the value of those homes. Mary Rose advised that she lives on Millan, near the corner of Nacion, and could attest personally to the danger to pets and children due to the lack of traffic control on Nacion. She asked whether the units per acre applies to the buildable area or to the total land area. Chairman Smith advised the density applies to the gross acreage of the property. Darrel Kreglo, 381 East Millan Street, challenged the statement made that this property has access to Telegraph Canyon Road, since four streets converge within a very short distance and such access would be entirely infeasible. Jerry Choate, 389 East Millan Court, asked what the concerned citizens of that area can do further to assure as low a density as possible for that particular area. It was pointed out that additional hearings will be held before both the Planning Commission and City Council and citizens are welcome to present new information at any hearing. Such information is taken into consideration by the Commission. Dale Kome, 300 Corte Nacion, asked whether the slope adjacent to the freeway are included in this property. Carmen Pasquale, representing Dale Building Company, expressed the opinion this property is appropriate for R-3 development since it is isolated on three sides from adjacent development. He felt that much of the opposition expressed is the result of jumping to conclusion as to what is going to be constructed. He pointed out that certain treatment can be given to apartment projects to protect the development on the other side of Nacion. He expressed the firm belief that this is a good R-3 location and urged that the density be high enough to permit affordable rents or affordable condominium units. He supported the recommendation made by the Planning Director. In response to a question from Commissioner G. Johnson, Mr. Pasquale indicated 12 units per acre would result in such a cost that they could not be rented. He felt the middle of the range of the high density designation would be in line with affordable housing. -7- October 17, 1979 MSUC (Pressutti-Stevenson) The Commission certifies that EIR-79-9 has been prepared in accordance with CEQA and the Environmental Review Policy of the City of Chula Vista and that the Commission will consider the information in the final EIR as it reaches a decision on the project. 6. PUBLIC HEARING: Consideration of amendment to General Plan diagram to change the designation of approximately 3.4 acres adjacent to the Chula Vista Municipal Golf Course from Parks and Public Open Space to Visitor Commercial or Residential, 13-26 dwelling units per acre Director of Planning Peterson advised that the subject property is owned by the city and is located between the golf course and the Vista Bonita apartments to the west. It is not part of the golf course. Mr. Peterson expressed the opinion that this site is not a good location for a park since it is too small for a community park and even rather small for a neighborhood park. He also felt it is not a desirable location for a neighborhood park as those are usually adjacent to a school and readily accessible to the homes around it. In this location, most of the users would have to cross Bonita Road and that is not desirable. In staff's opinion the property is best suited for either a medium density residential use or visitor commercial. Mr. Peterson supported visitor commercial use for this area since Bonita presently has considerable R-3 development and additional multiple family development has been approved to the east of Otay Lakes Road, and there are no visitor commercial uses or commercial recreation uses in Bonita. Interest has been expressed in the past in racquetball courts, gymnasium, swimming pool-sauna facility, and those would be complementary uses in this area. Mr. Peterson recommended that the Commission recommend to the Council a change in the designation of the property from Parks and Public Open Space to Visitor Commercial. Commissioner Stevenson expressed the opinion that residential use would be a logical extension to the existing apartment development on Bonita Road. In response to a question from Commissioner G. Johnson, Mr. Peterson advised that the City has no anticipation of using this land in connection with an extension of the clubhouse facility. The Director of Parks and Recreation has indicated there is adequate parking presently developed for that facility. Commissioner Stevenson pointed out that this particular area has more park area than any other spot in the city and it would be unfair to other citizens to consider adding this site to the park area. If more parks are needed they should be in other parts of the city. This being the time and place as advertised, the public hearing was opened. Paul Whitten, 5960 San Miguel Road, chairman of the Sweetwater Community Planning Group, expressed appreciation for the opportunity to present the feelings of that group. He reported they are strongly opposed to the recommendation for -6- October 17, 1979 As no one else wished to speak, the public hearing was closed. The Commission discussed traffic volume and patterns in that area and the possible relief that might be expected if "J" Street is extended to the east to make a connection with Telegraph Canyon Road. Commissioner G. Johnson indicated agreement with R-3 development for the area but felt it should be restricted to the medium density range of 4 to 12 units to the adre. MS (R. Johnson-Pressutti) The Commission recommends to the City Council that the property north of Telegraph Canyon Road, east of Nacion Avenue be changed from Visitor Commercial to Residential, 13-26 DU/acre, and advise the Council that the subject property seems appropriate for development near the lower end of this density range. Commissioner Stevenson expressed the opinion that such density is too extreme for this property and that it should be restricted to 4-12 units per acre. The motion failed to carry by the following vote: AYES: Commissioners R. Johnson, Pressutti and Smith NOES: Commissioners %~illiams, G. Johnson and Stevenson ABSENT: Commissioner O'Neill MS (G. Johnson-Williams) The Commission recommends an amendment to the General Plan diagram to change the designation of 8 acres at Telegraph Canyon Road and Nacion Avenue from Visitor Commercial to Medium Density Residential, 4-12 units per acre. The motion carried by the following vote: AYES: Commissioners G. Johnson, Williams, Pressutti and Stevenson NOES: Commissioners R. Johnson and Smith ABSENT: Commissioner O'Neill 5. Consideration of final environmental impact report, EIR-79-9, on proposed General Plan amendment and rezonin~ of approximately 3.4 acres of city owned property adjacent to Chula Vista Municipal Golf Course Environmental Review Coordinator Reid reported that at the public hearing held on September 26 no public testimony was offered, but the letters of comment and a record of the Planning Commission's discussion have been included in the environmental impact report. The alternative of active recreational use has been added to the report. Commissioner Williams noted that the report comments on the flooding impact which might be increased as a result of this project. He asked if it would not be appropriate for the EIR to address mitigation of that induced problem. Mr. Reid advised that the comment in the report relates to a "worst case" condition that would result if the entire site were filled to a level above the flood plain. When development plans are considered, the exten~ of the impact can be more accurately assessed. -8- October 17, 1979 Visitor Commercial. He maintained there is little enough open space and suggested that this be developed as a walking park since the regional park on the other side of the golf course is devoted to active recreation. He advised that the County has expressed a willingness to provide some funds to develop the property as an open space park. If it must be developed for an active use, he suggested tennis courts, since the courts at Southwestern College are so crowded it is difficult to obtain playing time. As no one else wished to speak, the public hearing was closed. MS (G. Johnson-Smith) The Commission recommends that the proposed General Plan amendment be denied and the area remain designated as Parks and Public Open Space. The motion failed to carry by the following vote: AYES: Commissioners G. Johnson and Smith NOES: Commissioners Williams, R. Johnson, Pressutti and Stevenson ABSENT: Commissioner O'Neill Commissioner Stevenson expressed the opinion that apartments or condominiums are appropriate here. It was earlier noted that the city is short of apartments, and the apartment units in Bonita now are a real credit to the area. MS (Stevenson-Pressutti) The Commission recommends that the 3.4 acres adjacent to the Chula Vista Golf Course be changed from Parks and Public Open Space to High Density Residential, 13-26 units per acre. The motion failed to carry by the following vote: AYES: Commissioners Stevenson and Pressutti NOES: Commissioners Williams, R. Johnson, Smith and G. Johnson ABSENT: Commissioner O'Neill MS (R. Johnson-Williams) The Commission recommends to the City Council that the designation of 3.4 acres adjacent to the Chula Vista Golf Course be changed from Parks and Public Open Space to Visitor Commercial. The motion carried by the following vote: AYES: Commissioners R. Johnson, Williams, Pressutti and Stevenson NOES: Commissioners Smith and G. Johnson ABSENT: Commissioner O'Neill DIRECTOR'S REPORT Mr. Peterson indicated he had nothing further to report. COMMISSION COMMENTS Commissioner Pressutti reported that he attended the Planning Commissioner's seminar on the previous Saturday, along with Commissioners G. Johnson and Williams, and that he had picked up packets of the material available for those Commissioners who were unable to attend. He passed out those packets. -9- October 17, 1979 Commissioner G. Johnson reported that she attended the seminar on both days and from the comments made she felt Chula Vista's Planning Department is just super and she wished to make that statement publicly. Chairman Smith advised that although he had made reservations for the seminar his wife's illness prevented his attendance. She is now in the hospital with a back problem similar to what he, himself, recently experienced. ADJOURNMENT Chairman Smith adjounred the meeting at 9:20 p.m. Respectfully submitted, Helen Mapes, Secre~ y~