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HomeMy WebLinkAboutPlanning Comm min 1981/03/25 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA March 25, 1981 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. in the City Council Chambers, Public Services Building, 276 Fourth Avenue. Commissioners present: Pressutti, G. Johnson, R. Johnson, O'Neill, Smith, Stevenson and Williams Commissioners absent: None Staff present: Director of Planning Peterson, Principal Planner Lee, Senior Civil Engineer Daoust, Assistant City Attorney Harron and Secretary Mapes. The pledge of allegiance to the flag was led by Chairman Pressutti, followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (Stevenson-R. Johnson) The minutes of the meeting of March 11, 1981 be approved as written. ORAL COMMUNICATIONS Chairman Pressutti called for oral communications and none were presented. I. Consideration of final EIR-81-2 on Pepper Tree Estates Environmental Review Coordinator Reid noted that this draft Environmental Impact Report was the subject of a public hearing before the Planning Commission on February 25, 1981 at which time considerable testimony was offered. A transcript of that hearing and a letter concerning the EIR have been included in the final EIR along with a response to the questions raised. Since the hearing, a letter has been received from an attorney representing homeowners in the area asking that certification of the EIR be delayed to permit further discussion of the impact of increased traffic volume and the financial impact of development and annexation. Mr. Reid pointed out that the issues raised have been addressed in the report. Chairman Pressutti reported that having reviewed the draft EIR and the testimony and response, he agreed with Mr. Reid as to the adequacy of the report for use in considering the annexation and development proposal for this area. MSUC (Stevenson-R. Johnson) The Commission certifies that EIR-81-2 has been prepared in compliance with CEQA, the State EIR guidelines and the Environmental Review Procedures of the City of Chula Vista. -2- March 25, 1981 Assistant City Attorney Harron advised that the letter received from Roger Krauel citing concerns of residents of the area will become part of the administrative record but will not become part of the EIR itself inasmuch as it was received after the public hearing had been closed. 2. PUBLIC HEARING: PCC-81-10, Conditional use permit for industrial waste transfer station within the San Diego CountS Sanitation fill site off Otay Valley Road, BKK Corp. Principal Planner Lee reported that BKK Corp. has leased a two acre site approxi- mately in the center of the Otay Land Fill area of San Diego County, one mile east of 1-805 and one-half mile north of Otay Valley Road. It is their proposal to install six storage tanks on a concrete pad and surrounded by a concrete dike to receive and store hazardous liquid waste material until it is transferred to truck to another site out of the county for permanent disposal. Other improvements include a concrete evaporation tank, additional smaller concrete pads for the storage of drums of waste materials, a commercial coach for office use and a 10,000 gallon water tank and on site hydrant for fire fighting purposes. This operation will add about six vehicle trips per day into the land fill site which is less than a 4% increase in traffic. Approval of the request is recommended subject to four conditions which include increasing the area within the dike containment around the storage tanks to accom- modate the total anticipated volume of the tanks plus a margin of safety of 15%. BKK Corp. requested in a letter that the dike area be limited to the amount necessary to contain the largest tank, 20,000 gallons, plus a safety factor to comply with state standards. The Planning staff believes that on the two acre site it will not be a major problem to increase the dike area to provide the safety the staff is requesting. Commissioner Smith questioned whether this facility will be located on natural grade or on fill material. He suggested the need for a soils engineering report of the area on which the structure is to be placed. This being the time and place as advertised, the public hearing was opened. Henry Kohler, 1547-222 Sonora Drive, resident of Bon Vivant Condominium complex and vice-president of the home owners association, advised that he has not read a report on the proposal and asked if the hearing could be continued until the next Commission meeting to give him an opportunity to discuss the details. Joseph R. Johnson, Vice President of Engineering for BKK, advised that before specific engineering designs are completed for this facility they will have detailed soils information. That information will be reviewed by their company, by the City's Engineering Department and by various state agencies. In response to a question as to how long the material will be stored at the site, he advised that they do not want to keep it longer than necessary to accumulate an econom- ically sized load to be hauled out of the city. He advised that the State Health Department is the authorized agency in the State of California to inspect all hazardous waste facilities and this site will be inspected at least every month; the Health Department requires a rigorous and detailed permit for the operation. ~3- March 25, 1981 In response to a question from the Commission, Mr. Johnson reported the materials handled are, for the most part, oily substances which are classified as hazardous since they could contaminate ground water supplies if allowed to soak into the soil. He affirmed that they do not take gaseous wastes. As no one else wished to speak, the public hearing was closed. Commissioner O'Neill expressed the opinion this is a much needed service in the South Bay. MSUC (O'Neill-G. Johnson) The Commission finds that this project will have no significant environmental impact and adopts the conditioned Negative Declaration (County Log #80-18-13) for the project. MSUC (O'Neill-G. Johnson) Based on the findings stated in the report, the Co~nis- sion approves the request, PCC-81-10, for an industrial waste transfer station within the boundaries of the County Sanitation Fill site, subject to the following conditions: a. The '~dike" containment area around the storage tanks shall be increased to accommodate the anticipated volume plus a margin of safety of approximately 15 percent. b. The facility shall not become operational until such time as evidence is submitted to the City of Chula Vista that an adequate site is available to which said materials will be transported for permanent disposition. c. The facility may remain open as long as there are permanent disposal sites available to the applicant and the subject facility operates in accordance with the regulations of all government agencies. d. The applicant shall comply with the conditions identified in the Negative Declaration on this project. 3. PUBLIC HEARING: PCS-81-5, Tentative subdivision map for Bonita Crest, Chula Vista Tract No. 81-5, for a 60 unit condominium project on the north side of East "H", west of Otay Lakes Road, in the P-C zone, Ray Huffman Construction Co. Principal Planner Lee noted the location of this four acre site with approximately 685 feet of frontage on the north side of "H" Street; it is located in the east end of the North College Sectional Planning Area which is designated for development in 11 to 18 units per acre range. An earlier development plan for 2½ acres of this site was delayed so that the developer could acquire the additional area to make the four acre site. This development proposal includes a precise plan and tentative map to permit construction of 60 townhouse units with garages underneath the units. Twenty-one guest parking spaces will be provided in open parking bays. No parking will be counted on "H" Street, and the development exceeds ordinance requirements for off- street parking and for private open space. The common open space area will include a swimming pool and recreation room. -4- March 25, 1981 Mr. Lee discussed the City's Bicycle Routes Element, which includes a route along this section of "H" Street. The north half of "H" Street presently has a striped bike lane within the street right of way, however, if the street is later marked for three automobile travel lanes, it will be necessary to accommodate the bike path adjacent to the sidewalk. The proposed plans include accommodation for such a path by widening the sidewalk to 8 feet. Slides were displayed of the site plan and typical building elevations. Findings and conditions for approval of both the development plans and the tentative map are included in the staff report. Mr. Lee recommended deletion of the fifth condition under the development plan which requires an extension of the wrought iron fencing to provide protection for areas adjacent to 1½:l slope banks since it has been determined that offsite grading will be necessary to buttress the slope and prevent slippage. This will result in 2:1 slopes from the development area to the natural open space and the fence protection would not be necessary. This being the time and place as advertised, the public hearing was opened. James Ashbaugh, planner with CEP Associated, 5466 Complex Street, representing the developer, advised that it may be their desire to phase the development which would require creating two residential lots and a third lot for the recreational facilities, in lieu of a one lot subdivision for the entire site. He pointed out that conditions "i" and "k" which relate to contribution toward the cost of con- struction of the Rice Canyon sewer and operation and maintenance of the existing pump station, do not include firm figures of what the cost would be, but from discussion it appears they will be acceptable. Roger W. Challberg, 1444 Eagle Beak Court, president of Encore Home Owners Association, presented a petition signed by 104 residents protesting the high density of the proposed development. He pointed out that due to the median in "H" Street, residents on either side of the street may be required to make a loop around the end of the median to gain access to their driveways, depending on the direction of travel. He suggested this is an unsafe condition for high density development. As no one else wished to speak, the public hearing was closed. Commissioner Stevenson praised the development plan, particularly the fact that all parking will be located in the interior of the site rather than adjacent to the street. MSUC (Stevenson-O'Neill) The Commission finds that this project will have no significant environmental impact and adopts the Negative Declaration on IS-81-27. MSUC (Stevenson-O'Neill) Based on the findings stated in the report, the Commission recommends that the City Council approve the proposed development plan for four acres located at the southeast corner of the North College Sectional Planning Area subject to the first four conditions enumerated in the report (eliminating condition "e"). MSUC (Stevenson-O'Neill) Based on the findings stated in the report, the Planning Commission recommends that the City Council approve the tentative map for Bonita Crest, Chula Vista Tract 81-5, subject to the 11 conditions enumerated in the report. -5- March 25, 1981 4. PUBLIC HEARING: ZAV-81-9, Variance request for reduction in minimum lot area and increase in density for 40 unit motel at the southwest corner of "H" Street and Oaklawn, Sleepy Time ~tels Director of Planning Peterson reported that this application requests a variance from two requirements of the zoning ordinance. First, the lot contains 18,750 sq. ft. and the ordinance specifies a 20,000 sq. ft. minimum size for a motel site. Also, the applicant requests a density of one unit for each 469 sq. ft. of lot area, whereas the ordinance standards require 600 sq. ft. for each motel unit. Mr. Peterson discussed the site plan for the four story structure which will pro- vide parking on the ground floor beneath three stories of motel rooms. The building will set back 56 feet from "H" Street and 52 feet from the rear property line and will cover only about 25% of the lot as compared with the 50% allowed by ordinance. The building also adheres to the maximum height limitation C-T zone. The main difficulty in evaluating the application related to the density factor. However, a study of other motels in the city revealed that several others are located on sites smaller than 20,000 sq. ft. and have a density higher than one unit for each 600 sq. ft. Inasmuch as this proposed development does not include a swimming pool, cocktail lounge or restaurant, it was determined that the site could accommodate the extra units proposed. This use would generate less traffic on a heavily travelled street than other permitted uses, such as a fast foods store, auto parts store or other retail facility. Mr. Peterson reviewed the findings which support approval of the variance request and called attention to the four conditions recommended. He also showed slides of the site plan, building elevations and proposed sign. He acknowledged receipt of a petition signed by eight residents of the area expressing support of the pro- posed development, and two letters of opposition received in the mail. This being the time and place as advertised, the public hearing was opened. Paul Henderson, representing Sleepy Time Motels, expressed the opinion that this motel would be a good asset to the business community at this freeway entrance to the city. He expressed the hope of receiving approval to construct the building as proposed. Tim Fishel, 527 Oaklawn, expressed concern that this development would add to the already heavily congested traffic of the area, particularly at the density proposed. Noting the location of numerous other motels in the area, he suggested there is not a need for a motel at this site. Charles Madden, owner of the 7-Eleven store adjacent to the proposed site, spoke in support of the motel construction. As no one else wished to speak, the public hearing was closed. MSUC (R. Johnson-Williams) The Commission finds that the variance to permit con- struction of the motel at the southwest corner of "H" Street and Oaklawn will have no significant environmental impact and adopts the Negative Declaration on IS-81-28. -6- March 25, 1981 MS (R. Johnson-Williams) Based on the findings stated in the report, the Commission approves the variance request, subject to the four conditions enumerated in the report. Commissioner G. Johnson advised that she can support the request for reduction of the minimum lot size but felt the increased density is not valid. The motion carried by the following vote: AYES: Commissioners R. Johnson, Williams, Smith, Pressutti, O'Neill and Stevenson NAY: Commissioner G. Johnson ABSENT: None DIRECTOR'S REPORT Director of Planning Peterson reported that the next meeting of the League of California Cities will be held on Thursday, April 16th, at the San Diego Country Club in Chula Vista, with National City serving as the host city. Further information on the program for the meeting will be forwarded to the Commissioners prior to the meeting of April 8th, and reservations for the dinner meeting are required by April 9th. ADJOURNMENT Chairman Pressutti adjourned the meeting at 8:30 p.m. to the meeting of April 8, 1981. Respectfully submitted, Helen Mapes, Secr~cary