Loading...
HomeMy WebLinkAboutPlanning Comm min 1979/11/28 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA November 28, 1979 A regular 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, Supervisor of Current Planning Lee, Environmental Review Coordinator Reid, Senior Civil Engineer Daoust, 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 (R. Johnson-Williams) The minutes of the meeting of November 14, 1979 be approved as written, copies having been mailed to the Commission. ORAL COMMUNICATIONS Chairman Smith called for oral communications and none were presented. 1. PUBLIC HEARING: Environmental impact report EIR-80-4 on South College SPA, Charter Point Environmental Review Coordinator Reid reported that this EIR, prepared by MSA, Inc., under contract with the City of Chula Vista, is supplemental to the E1 Rancho del Rey EIR. Comments on the EIR received from the Environmental Control Commission were included in the Planning Commission packet. The project proponent is redesigning the proposal for development which will lessen the anticipated environmental impacts. In response to a question from Commissioner Williams, Mr. Reid advised that the revised development plans will be reviewed by the Environmental Review Committee and a supplement to the EIR would be issued if the committee determines there are new or more substantial adverse environmental impacts due to the changes in the development plan. Chairman Smith voiced objection to considering the EIR prior to receipt and review of the revised development plans. Mr. Reid pointed out that the revised plan will respond to some of the issues raised in the EIR and reduce those impacts. He pointed out that the purpose of the EIR is to address adverse effects and suggest ways to reduce those. If the project proponent presents a revised plan that addresses those effects it is not necessary to prepare a new EIR. -2- November 28, 1979 Dr. Richard Glenn, MSA, Inc., noted the location and topographical constraints of the project area, pointing out that the area adjacent to Telegraph Canyon Road was designated on the E1 Rancho del Rey plan as natural open space, and within that space is a stand of Cleveland Sage of some significance. In addition, the biologist doing the field survey found some other biological~ concerns, including the burrowing owl, uncommon sparrows and various hawks. The geologist found nothing severe although there is an inactive fault on the site, as well as expansive soil. It was determined that the grading originally proposed for the project would have a significant impact on the natural open space; revised plans to lessen the amount of grading are being prepared. The pattern of travel through the project may also be changed, since the existing traffic on both Telegraph Canyon Road and Otay Lakes Road will make left turns from the proposed project extremely difficult during peak traffic hours. Widening Telegraph Canyon Road should alleviate the problem somewhat. It is noted in the EIR that schools in the immediate area are at or over capacity and it may be necessary to bus students generated by this project to other schools within the districts. In response to a question from the Commission, Dr. Glenn advised that the road from this project intersecting Otay Lakes Road is designed to line up with the road leading into the proposed project to the east of Otay Lakes Road. Herb Palmtag of Pacific Scene, Inc., proponents of the project, discussed their efforts to mitigate the adverse effects noted in the environmental impact report; this includes the use of split level units to minimize the amount of grading required, which will result in the preservation of 95 to 100% of the stand of Cleveland Sage in the open space area, since the grading will not encroach into any of the natural open space. Other mitigating measures are still being considered and will be carried out in the plan, if possible. As no one else wished to speak, the public hearing was closed. The Commission discussed at some length the advisability of adopting the EIR before the revised project plans are available for review. MS (Williams-O'Neill) Consideration of the final EIR-80-4 on South College Sectional Planning Area, Charter Point, shall be scheduled after information is available on the revised development plan, together with comments from the Planning Department staff and the Environmental Review Committee on the revised plan. The motion carried by the following vote: AYES: Comissioners Williams, O'Neill, Stevenson and R. Johnson NOES: Commissioners Smith, Pressutti and G. Johnson 2. PUBLIC HEARING: Environmental impact report EIR-80-1 on Growth Management Policies Environmental Review Coordinator Reid advised that this public hearing was readvertised for this date to allow time for the EIR to be processed through the State Clearinghouse; that office has advised their review period will extend -3- November 28, 1979 to December 2nd. It is recommended that the public hearing on the EIR be opened and testimony taken at this meeting, with the public hearing continued to December 12th for consideration of any input from the State Clearinghouse. The EIR relates to a general plan amendment proposing the phasing of development in the Chula Vista planning area in a west to east direction, and the degree of specificity in the EIR corresponds to that necessary for a general plan. In most cases the impacts of implementation of the policies are site specific and mitigable, involving such resources as land form, archaeology, biology, or such hazards as geology, flood plains, noise, etc. The benefits of such a policy would include energy conservation, air quality protection, the provision of safety services and the lessening of logistical problems in providing public support. Comments on the EIR have been received from LAFCO, the school districts, Environmental Control Commission, the water district, County of San Diego and Cadillac Fairview. These were included in the Planning Commission packet for review. This being the time and place as advertised, the public hearing was opened. Ed Selich, Cadillac Fairview Homes, Newport Beach, California, reviewed their activity over the past five or six months in meeting with various city officials to discuss proposed plans for a planned community on approximately 3,000 acres lying directly east of the Chula Vista city boundary. Mr. Selich introduced Mr. Bob Santos of the Cadillac Fairview staff, Jerry Boyle and Jim Flanigan of Western Salt Company, and Gary Cinti, planning consultant. Mr. Selich indicated their desire to go over four significant environmental effects as noted in their letter of November 21 and to point out areas of inadequacy which they feel should be addressed in the EIR. He advised they would also propose mitigating measures which they feel will allow the city to proceed with its proposed growth control policies and at the same time allow Cadillac Fairview to pursue a comprehensive planning program for the development of the Janal Ranch. Robert L. Santos, with Cadillac Fairview Homes West of Newport Beach, discussed each of the four points of concern set forth in their letter, namely, their contention that the EIR does not provide meaningfull discussion of factual evidence that the growth control policies proposed would result in positive environmental effects, the inducement by the policies of early development in the most environmentally sensitive areas, failure to analyze the long term environmental effects on economic growth, resources, open space conservation and affordable housing, and the lack of a fiscal impact analysis to assess the economic consequences of adopting or not adopting the policies. He also called attention to the alternatives and mitigation measures suggested in their letter. He asserted that the EIR does not meet CEQA guidelines with regard to addressing all alternative~ and discussing mitigating measures. Mr. Selich suggested that two sets of growth management are necessary; one to govern tract by tract expansion and another set to be applied to a large comprehensive planned community. In response to a question by Commissioner O'Neill, Mr. Reid advised that CEQA defines the environment in very physical terms; fiscal or economic impact is not a requirement in an EIR. As no one had further testimony to offer at this time, Chairman Smith announced that the public hearing will be continued to the meeting of December 12. -4- November 28, 1979 3. PUBLIC HEARING: Conditional Use Permit PCC-80-9 - Request to conduct retail sale of convenience food items and beverages in existing service station at the southwest corner of Bonita Road and Otay Lakes Road - Atlantic Richfield Company Director of Planning Peterson reported that this request is for the sale of snack goods and beer and wine in the ARCO station at Bonita Road and Otay Lakes Road similar to the two locations approved last year. Those original requests did not include the sale of beer and wine, but those items were later added, and approved on an appeal to the City Council. Those operations have been monitored by the city and no problems have been observed or reported. In the present application a request is made to place on the freestanding sign a 31 sq. ft. addition to identify "fast snacks." The staff feels this is not appropriate and that signing for this service should be limited to two non-illuminated wall signs as was done with the other two stations. Mr. Peterson called attention to the findings and to the recommended conditions for the approval of the request. In response to a question from Commissioner G. Johnson, Mr. Peterson asserted that the location of this service station near a shopping center has no bearing on this request, since it is intended as a service to motorists who stop for gasoline. This being the time and place as advertised, the public hearing was opened. George Hillard, 2085 Theron Avenue, Costa Mesa, agent for Atlantic Richfield, questioned desirability of the first condition which prohibits the use of cooking or warming devices, such as are frequently installed in convenience stores. Mr. Peterson explained the staff's concern that the time spent waiting for foods to be warmed, even in a micro-wave oven, would increase the time of the cars at the service island and might result in some stacking since parking is not provided at the service station site. Also it is legitimate to regulate the type of foods sold to recognize that the primary use is that of a service station. Mr. Hillard agreed and expressed concurrence with the conditions as recommended. As no one else wished to speak, the public hearing was closed. Commissioner Stevenson expressed the opinion that service stations should be limited to the sale of automobile related items, and that candy and snack foods are an attraction to youth, further, that the sale of alcoholic beverages at service stations is not appropriate. MSUC (R. Johnson-O'Neill) The Commission finds that the requested conditional use permit will have no significant environmental impact and adopts the Negative Declaration on IS-80-27. MS (R. Johnson-O'Neill) Based on the findings stated in the staff report, the Commission approves conditional use permit PCC-80-9, for the sale of food snacks, beer and wine at the ARCO service station at Bonita Road and Otay Lakes Road, subject to the four conditions enumerated in the report. -5- November 28, 1979 The motion carried by the following vote: AYES: Commissioners R. Johnson, O~Neill, Williams and Pressutti NOES: Commissioners Smith, G. Johnson and Stevenson ABSENT: None 4. PUBLIC HEARING: Conditional Use Permit PCC-80-7 - Request to construct Community Center within the OtaS Elementary School property at 1651 Albany Street - County of San Diego Supervisor of Current Planning Lee reported that the County of San Diego has requested permission to construct a community center building on the south end of the Otay Elementary School site. The first phase will consist of the construction of a 5,000 sq. ft. building to house the kitchen and several multiple purpose meeting rooms to accommodate various senior citizen and youth activities. The second phase of development will be a 4,000 sq. ft. gymnasium building for expanded activities and will include the paving and striping of 22 parking spaces. The proposed architecture is contemporary prototype, developed by San Diego County throughout the region. In the report concern is expressed over the possible need of providing the additional parking with the initial phase of development although this may not be critical since operation of the center will be mainly after school hours. After meeting with the project architect, the staff's concerns have been addressed and approval of the project is recommended. This being the time and place as advertised, the public hearing was opened. Loraine Costa, representing San Diego County Department of Parks and Recreation, urged approval of the request with the deletion of the first condition relating to provision of parking spaces with the first phase of construction, as the center is being constructed with funds from a federal grant which she feared would not cover the added cost and no local funds are available. She advised that the County and the Chula Vista School Board have entered into a joint powers of agreement wherein the school will share the parking lot with visitors to the center. She indicated the area reserved for parking will be landscaped and maintained until the parking is installed. Dick Bundy, of Ralph Bradshaw/Richard Bundy & Associates, 855 Seventh Avenue, San Diego, reported that the landscaping of that area would be mainly turf, with some trees which would not have to be removed when the area is paved. Tomas Esquivel, project architect with the General Services Department of the County of San Diego, discussed the anticipated use of the center which will be mainly during the evening and will include some activities presently using the school structure. As no one else wished to speak, the public hearing was closed. MSUC (O'Neill-R. Johnson) The Commission finds there would be no significant environmental impacts and adopted the Negative Declaration on EAD-77-7-70. -6- November 28, 1979 MSUC (O'Neill-R. Johnson) Based on the findings stated in the staff report, the Commission approves conditional use permit PCC-80-7, subject to conditions 2 and 3 recommended in the report, and omitting condition 1 relating to provision for parking with the initial phase of construction. 5. PUBLIC HEARING: Consideration of precise plan for construction of two industrial buildings on the west side of the 900 block of Industrial Boulevard in the I-P zone - RTA International Chairman Smith pointed out the location should be shown as the 1000 block of Industrial Boulevard since it is south of Moss Street. Director of Planning Peterson reviewed the proposed development which will take place in two phases. The first phase will consist of a 60,000 sq. ft. structure to be used as a wholesale appliance distribution center and to include a showroom, offices and warehouse space. This building will be located 15 feet from the south property line, rather than observing the 50 foot setback as required by the municipal code. This will result in orientation of the building, including loading docks, to the north and permit landscape screening on the south side of the building adjacent to the mobile home park. Included in the conditions for approval is a recommendation for the addition of some design treatment to the architecture of the building and the removal of a billboard near Moss Street. This being the time and place as advertised, the public hearing was opened. Rod Wright, architect with HCH and Associates, representing RTA International, commented that it was his understanding that the billboard to be removed was the one at the southwest end of the site; he expressed the belief the billboard in the vicinity of Moss Street is not on their property, but if it is, it will also be removed. Mr. Wright also discussed item "E" of the recommended conditions, relating to the building facade. He felt that if the building elevation is left plain it will serve as a better backdrop for the extensive landscaping which they intend to install. He thought the addition of colors would visually accent the length of the 450 ft. long building. In response to a question from Chairman Smith, Mr. Peterson concurred that the architecture of the building could be referred to the City's Design Review Committee for their recommendation. MSUC (Stevenson-G. Johnson) The Commission finds that the proposed plan for industrial development will have no significant environmental impact and adopts the Negative Declaration on IS-80-17. MSUC (Stevenson-G. Johnson) Based on the findings as stated in the staff report, the Commission recommends approval of the precise plan for industrial development in the 1000 block of Industrial Boulevard, subject to six conditions recommended in the staff report, with the first condition modified to read, "All billboards on the applicant's property and the power pole providing service to the billboard shall be removed as part of Phase I"; and the last condition modified to read, "The architecture of the buildings shall be subject to approval by the Design Review Committee." -7- November 28, 1979 6. PUBLIC HEARING: Consideration of tentative subdivision map for Chula Vista Tract 80-6~ Santa Angela Condominiums, 166 Third Avenue - Frank C, Wong Supervisor of Current Planning Lee noted that this site consists of approximately one acre extending from Landis Avenue through to Third Avenue; it is zoned R-3. The site is presently developed with ten old apartment units and an older single family building. The proposal is to clear the site and construct 28 new condominium units which would be set back 60 feet from both street frontages. Staff recommends adoption of the Negative Declaration, including the mitigating measures enumerated therein, and approval of the precise plan subject to two conditions contained in the staff report, with sidewalk repairs required along the frontage of this property along both Third Avenue and Landis Avenue. In response to a question from Commissioner G. Johnson, Mr. Lee advised that the last three mitigation measures in the Negative Declaration are due to this site having certain historical significance, as recognized by the Historical Site Board. This being the time and place as advertised, the public hearing was opened. Stephen Wong, of Burkett and Wong, 3434 Fourth Avenue, San Diego, representing the developer, advised that he was in attendance at the meeting of the Historical Site Board when this site was reviewed, and he is in agreement with the mitigation measures as stated. He also concurs with the conditions recommended by the Planning Department. Commissioner Pressutti asked what mitigating efforts are being made with regard to the present tenants in the apartments. Buford Finck, part owner and manager of the apartments, affirmed that these units are old and the tenants are aware of the intent to tear down the buildings. Two units were vacated the first of this month, and Mr. Finck did not think there would be any problem with relocating the tenants. As no one else wished to speak, the public hearing was closed. MSUC (G. Johnson-R. Johnson) The Commission finds that the tentative subdivision map for Chula Vista Tract 80-6 will have no significant environmental impact and adopts the Negative Declaration on IS-79-55. MSUC (G. Johnson-R. Johnson) Based on the findings stated in the staff report, the Commission recommends that the City Council approve the tentative subdivision map for Chula Vista Tract 80-6, Santa Angela Condominiums, subject to the two conditions listed in the staff report and the addition of a third condition to require that the developer will accept and fulfill the mitigation measures regarding the historical significance of the site~ DIRECTOR'S REPORT Director of Planning Peterson called the Commissioners attention to the updated copies of the zoning ordinance which were distributed for their use. He also reported that with regard to the requirement for disclosure of financial interest, the legislation has been modified and the degree of disclosure by commissioners will be considerably less. -8- November 28, 1979 Assistant City Attorney Harron affirmed that a recent amendment to the Fair Political Practices Act excluded planning commissioners from that act; they will instead file a disclosure statement similar to the statement formerly required by the Moscone Act. COMMISSION COMMENTS Chairman Smith commented on the site of the new commercial center on the north side of Telegraph Canyon Road, east of 1-805, where an open type decorative wall has been constructed adjacent to Telegraph Canyon Road, but at the ingress and egress driveway the wall height is increased to a height that makes it very difficult for motorists to see in either direction. He requested that this situation be referred to the Traffic Engineer. Mr. Smith also expressed his dismay that the Commission was required to consider an environmental impact on a different project plan than will be considered for adoption. He felt the revised plan should be available to the Commission prior to consideration of the environmental impact report. Mr. Peterson responded that he understood the concern but it is the purpose of the EIR to indicate changes that can be made in a project in order to mitigate the environmental impacts. If the developer incorporates such changes into his plan, the EIR has fulfilled one of its functions and there is no need to conduct additional review. This system minimizes delay to the developer but still addresses the environmental concerns. Respectfully submitted, Helen Mapes, Secretary