HomeMy WebLinkAboutPlanning Comm min 1981/12/16 MINUTES OF A REGULAR BUSINESS MEETING
OF THE CITY PLANNING COMMISSION OF
CHULA VISTA, CALIFORNIA
December 16, 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: R. Johnson, Green, G. Johnson, O'Neill, Stevenson and
Williams
Commissioners Absent: Pressutti (with previous notification)
Staff Present: Director of Planning Peterson, Principal Planner Lee,
Environmental Review Coordinator Reid, Senior Civil
Engineer Harshman, Senior Civil Engineer Daoust,
Assistant City Attorney Harron and Secretary Mapes
The pledge of allegiance to the flag was led by Chairman Pro Tem R. Johnson, and
was followed by a moment of silent prayer.
APPROVAL OF MINUTES
MSUC (Stevenson-O'Neill) The minutes of the meeting of December 2, 1981 be
approved as written.
ORAL COMMUNICATIONS
Chairman Pro Tem Johnson called for oral communications and none were presented.
1. PUBLIC HEARING: Consideration of draft EIR-81-3 on EastLake Planned
Community
Environmental Review Coordinator Reid advised that since the last hearing the
staff has met with representatives of the State agencies and State Clearinghouse
and discussed the letters which were included in the staff report and which will
be incorporated into the E.I.R. with the necessary response to questions raised.
The EastLake Task Force has completed their review and the chairman of that group
will present their findings tonight.
Mr. Reid reported that due to increased concern about the potential traffic impact
at the interchanges along 1-805, a traffic study was undertaken by a traffic
engineering consultant to evaluate the impact from development of the total area.
Stephen George will make a presentation on that item.
Chairman Pro Tem Johnson reopened the public hearing.
Stephen George, Traffic Engineer, discussed the addendum which they prepared that
assesses the traffic impacts at five interchanges along 1-805. He displayed a map
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that identified the five interchanges and the major streets in the area, on
which was shown the level of service and the percentage of total traffic volume
that could be accommodated on existing or proposed street improvements, based
on the projected total traffic volumes for the year 2000.
In response to questions from the Commission, Mr. George recited the percent of
projected traffic volume at each interchange that could be attributed to the EastLake
development.
As indicated on the map, it is anticipated that certain portions of Bonita Road,
East "H" Street and Telegraph Canyon Road would require improvement of six traffic
lanes to provide a satisfactory level of service by the year 2000.
Mr. Reid pointed out that the traffic volumes and lane requirements shown on the
exhibits are not for EastLake only; they are for the entire traffic study area,
including areas which are not project related. He also pointed out that the land
use assumptions that went into the generation of traffic were taken from the
Chula Vista General Plan, with the assumption of one dwelling unit for each four
acres in the Agriculture and Reserve Open Space area. This assumption results in
a substantial underestimation of traffic that would be generated from development
of the planning area.
Senior Civil Engineer Harshman pointed out that the traffic volumes used are for
the morning peak hours and do not include afternoon peaks, which could be either
more or less than the figures. He felt information should be included on P.M.
peaks.
Mr. George advised it has been his experience that the traffic volume is just
reversed as to direction travelled in the P.M. as opposed to the morning.
Mr. Reid acknowledged receipt of letters from the League of Women Voters, Cadillac
Fairview Homes and the County Department of Planning and Land Use, which will be
included in the E.I.R.
Paul Whitten, 6950 San Miguel Road, Bonita, Chairman of the Sweetwater Community
Planning Group, and chairman of the EastLake Task Force, presented the summary
report of that task force. The report addressed five specific areas of concern,
i.e.; traffic, density, sewer and waste disposal, watershed and drainage, and
schools. The report suggested that if additional facilities are required to meet
any of the potential adverse impacts a facility financing study should be conducted
to determine how such facilities would be paid for and maintained after they are
installed. The text of the summary report will be included in the E.I.R.
Mr. Coleman, resident of Gotham Street, discussed the future limited availability
of water and questioned the approval of major new developments in the face of
probable future shortages. He related this problem to the City of Los Angeles and
to San Diego County, as well as locally to the Otay Municipal Water District which
will service the EastLake project area. (A transcript of his testimony was prepared
for inclusion in the E.I.R.)
Michael McCoy, with the California affiliate of the National Wildlife Federation
addressed his concern over the rapidly disappearing resource of agricultural land.
He suggested the formation of a citizens committee to explore an acceptable alter-
native to the traditional leapfrog type development. He felt that such a committee
could be given expertise, insight and knowledge that is available through nonvested
-3- December 16, 1981
interest groups, such as the U. S. Departments of Agriculture, Interior, Commerce
as well as County and State agencies. (A transcript of his testimony was prepared
for inclusion in the E.I.R.)
Gretchen Burkey, P. O. Box 321, Bonita, addressed the problem of traffic circulation
in the area and the amount of traffic that will be generated by the EastLake
project. A copy of her presentation was submitted for inclusion in the E.I.R.
Robert Santos, Cadillac Fairview Homes West, made reference to the written response
to the draft E.I.R. and summarized the highlights of the points included in the
document. He expressed the opinion that the draft E.I.R. is adequate and is a
good £.I.R. considering it is covering a 20 year project for 3,000 acres. He
outlined the four purposes of their response which included (1) An attempt to correct
some inaccurate or misleading statements; (2) Provide supplemental data that might
be helpful in evaluating significant environmental effects; (3) Improve the legal
compliance of the E.I.R. with CEQA, through the means of establishing more specific
mitigation measures that could be adopted by the City to mitigate impacts that are
mitigable; (4) Improve the function of the E.I.R. as a master E.I.R.--a framework
for future environmental analysis. He highlighted their response on the topics of
agricultural resources, traffic and circulation, and the fiscal impact.
In response to a question from Commissioner Stevenson, Mr. Santos advised that
they have recently made definitive proposals to both school districts (elementary
and high school) for the provision of schools throughout the EastLake project.
The districts are reviewing those proposals and will be responding on them in the
near future. He asserted that everybody acknowledges that schools are the State's
responsibility, but if such financing is not available they have provided a stop gap
proposal in the form of specific fee districts based upon facility needs. He
advised that permanent schools for this project will cost between 50 and 60 million
dollars.
Roger Challber§, 1444 Eagle Peak Court, contended that the traffic study should
take into consideration the human factor, since heavy traffic in the dusk or
evening hours has a greater effect on humans due to the fatigue factor and psycho-
logical factor. He pointed out that by deleting the percentage of traffic that
would be attributable to the EastLake development from the freeway intersections
would raise the level of service provided at the freeway ramps and adjoining
streets.
Mr. Challberg also asserted that if the rural land is zoned for agriculture it can
be used profitably for that purpose. With reference to schools he questioned
the offer that the developer would provide the needed facilities. He concurred
that schools are the State's responsibility but due to the present trend in State
and Federal funding he felt the future is not very bright for new schools. He
also pointed out that constructing schools in the areas of new development also
compounds the problem of meeting the integration demands enforced by the courts.
Mr. Challberg also contended that new development places a burden on taxpayers of
the area since history has shown that new developments don't pay their own way for
ten to fifteen years.
Tom Escher with the San Diego County Department of Agriculture, 5555 Overland
Avenue, stressed the need to retain land for agricultural purposes. He pointed
out that the climate makes San Diego a unique area for the year round production
-4- December 16, 1981
of vegetables. He pointed out that water could be provided for agricultural
purposes at a lower cost than for human needs. In response to questions raised
by the Commission, he asserted that the EastLake land could profitably be devoted
to the production of food crops, particularly tomatoes.
Emily Durbin, 852 Cordova Street, San Diego, advised that the Sierra Club Executive
Committee has adopted a resolution opposing the development of EastLake at this
time. She also commented on an article appearing in the Los Angeles Times that
indicated several eastern states have found it economically feasible to redevelop
their own local agriculture for the production of vegetables due to the high cost
of transporting fresh food products from California. She asserted that the
increased need for housing should be accommodated by higher density development
in the already developed areas in order to preserve the agricultural resources
of this area.
As no one else wished to speak, the public hearing was closed.
Environmental Review Coordinator Reid advised that a specific date has not been
set for adoption of the final E.I.R. but it will probably be in mid-February.
The meeting recessed at 9:05 p.m. and was reconvened at 9:20 p.m.
2. PUBLIC HEARING: Conditional use permit PCC-82-9, request for professional
office use in R-1 zone, 43 and 47 East "H" Street - Geor9e
A. Pannel
Principal Planner Lee advised that in 1977 the City Council designated the house
known as "Our House" located at 666 Third Avenue, as a historic site and entered
it in the historical sites register. A year later the Council amended the ordinance
to allow historic sites in the R-1 and R-3 zones to be used for certain office uses.
A historical sites booklet published by the City in 1979 identifies nine locations
as historic sites; all but Our House and the Greg Rogers House are located in
residential zones.
The lot at 666 Third Avenue, located in the C-O zone, will soon be redeveloped
and the building will be razed unless it is moved to another site. The applicant
is proposing to move the structure and one other historic structure, to be determined
later, on to two parcels at 43 and 47 East "H' Street. A site plan has been
developed, featuring a common driveway between the two parcels and providing 21
parking spaces at the north end of the project. The buildings would be set back
20 feet from East "H" Street and 10 feet from side property lines. Each of the
historic structures would be restored as close as possible to its original appearance.
Mr. Lee pointed out that the ordinance provision to allow historic office uses
in the R-1 and R-3 zones is intended as a means of preserving the structures. The
two buildings mentioned are in commercial zones where higher land values and
redevelopment plans will result in their destruction if they are not removed.
The lots to which the relocation is proposed front on "H" Street and the buildings
would be oriented away from single family dwellings to the rear. The only single
family house in close proximity to these lots is adjacent on the west.
Mr. Lee addressed the problem of a potential traffic hazard due to the volume of
cars on "H" Street. He pointed out that the proposed office use would probably
result in three times the amount of traffic turning into and out of the site as
-5- December 16, 1981
would result from single family use. The existing left turn lane in "H" Street
at the Hilltop Drive intersection would have to be extended to the east to provide
left turn capability into the proposed site. The Traffic Engineer believes that
whatever use is placed on the two lots, a left turn lane will be necessary to
lessen the potential for accidents. Adoption of the Negative Declaration on the
Initial Study for this project should include four mitigating measures which relate
to landscaping and traffic study.
Mr. Lee reviewed the 13 conditions recommended in conjunction with approval of
the use permit.
Commissioner G. Johnson expressed her support with moving the historic buildings
to this site but felt they should then be used as residences. It was affirmed
that with the exception of one, the Vista Hill Hospital, the other historic sites
are used as residences.
This being the time and place as advertised, the public hearing was opened.
Lewis Fry, 505 Hilltop Drive (southeast corner of Hilltop Drive and H Street)
expressed the opinion that the site under consideration is not suitable for residential
use due to the high volume of traffic and accompanying noise on East "H" Street. He
stressed the speed at which most cars travel on East "H" Street and the high
incidence of traffic accidents at the intersection. He asked the Commission to
consider this proposal as a good way to eventually make "H" Street a business zone.
Doug Munson, with Land Use Consultants, 9950 Campo Road, Casa De Oro, representing
Mr. George Pannel who is ill, supported the request for office use based on the
character of "H" Street, which he pointed out is not conducive to residential use.
He contended that the proposed commercial use would have a minute impact on the
total traffic volume of "H" Street and that through the use of a joint driveway
the traffic hazard would be less than with individual driveways for the two lots.
He also suggested that the two lots adjacent on the west be converted to commercial
use. He expressed agreement with the recommended conditions with the exception of
the requirement for a 5' sidewalk along "H" Street which he felt would serve no
purpose and the area could better be used for landscaping. He affirmed that the
interior of the house would be remodeled and it was his understanding that the owne~
plans to have seven to ten 300 sq. ft. offices in the first structure to be moved
on the site.
As no one else wished to speak, the public hearing was closed.
In discussion the Commission concurred that a commercial use at this location would
result in more traffic conflicts due to the increased number of cars attempting
to enter or exit the site. They also expressed concern that approval of this
request would invite further demands for commercial development on nearby properties
in the R-1 zone and that the parking lot would be detrimental to the adjacent single
family areas with cars starting up and doors slamming, etc.
MS (O'Neill-Williams) The Commission finds that this project will have no signifi-
cant environmental impact and adopts the Negative Declaration issued on IS-82-17,
together with the four mitigation measures stated in the staff report.
-6- December 16, 1981
The motion carried by the following vote:
AYES: Commissioners O'Neill, Williams, G. Johnson and R. Johnson
NOES: Commissioners Green and Stevenson
ABSENT: Commissioner Pressutti
MS (O'Neill-Stevenson) The Commission denies the request for a conditional use
permit to relocate two historic buildings at 43 and 47 "H" Street to be used for
professional office space based on the finding that approval would invite further
demands for commercial development on nearby properties and that traffic conflicts
would result from the establishment of office uses on this heavily traveled street.
The motion passed with Commissioner Williams voting no.
3, PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 82-6,
Hilltop Terrace, northeast corner of Telegraph Canyon Road
and Nacion Avenue - Dale Building Company
Director of Planning Peterson reported that this tentative map, covering 8.2 acres
of property, proposed to divide it into six lots, five to be developed with 90
condominium units and the sixth lot used for neighborhood commercial development.
The condominiums will comprise 24 two story buildings and will include 69 two
bedroom units, 11 one bedroom units and 10 three bedroom units. Each unit has at
least one garage space for parking, and the total of 176 spaces provides almost
two parking spaces for each dwelling unit and is 55 more than required by ordinance.
The development would be served by a private street system which intersects
Nacion in two places. When the property was zoned to the present designation in
1980 development guidelines were established, one of which called for a 30 foot
setback from Nacion for any building two stories in height. On the average, that
guideline is fulfilled by this development plan although a portion of some buildings
encroach into that setback. The design of the buildings, which are a combination of
stucco and wood siding with wood shake roof, has been approved by the Design
Review Committee.
Approval of the tentative map is recommended subject to 17 conditions listed in
the staff report.
This being the time and place as advertised, the public hearing was opened.
Dick Brown, 1050 Pioneer Way, E1 Cajon, representing the applicant, commented
that this is the fourth development proposal submitted for this site and is at
significantly less density than originally proposed. He expressed concurrence
with the conditions recommended and asked for approval to proceed with the project.
As no one else wished to speak, the public hearing was closed.
MS (G. Johnson-O'Neill) The Commission recertifies EIR-80-2-A on this project
and has considered the information in that document in reviewing the development
proposal.
Commissioner Green advised that he read the environmental impact report which was
prepared prior to his appointment to the Planning Commission.
The motion carried unanimously.
-7- December 16, 1981
MSUC (G. Johnson-O'Neill) Based on the findings stated in the report, the
Commission recommends that the City Council approve the tentative subdivision
map for Chula Vista Tract 82-6, Hilltop Terrace, subject to all conditions listed
in the report.
4. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 82-7,
Las Flores, north of "D" Street, Las Flores Drive - Harold West
Principal Planner Lee noted the five acre site on the east side of Las Flores
Drive, east of "D" Street, which occupies the bottom of the canyon and extends
up the east side of the canyon. It is proposed to divide the area into 20 single
family lots, which will include four existing homes fronting on Minot Avenue and
provide 16 additional lots for development. Nine of the lots will have frontage
on Las Flores Drive and seven will be developed with panhandle access from
Las Flores.
The necessary public improvements will be coordinated with the development of the
Hudson Valley subdivision directly to the west, which is a similar type of develop-
ment with eight lots fronting on the street and seven with panhandle access.
The engineer on this project has been working with property owners in the area to
coordinate the grading plan. It is proposed to fill the bottom of the canyon to
raise the elevation above the 100 year flood level.
Mr. Lee acknowledged receipt of one letter of opposition from the owner of the lot
to the east which indicated that the general density should be about 3½ units per
acre rather than 5 units to the acre as proposed by this map.
It is recommended that the map be approved subject to 13 conditions listed in the
report and the application of standards in the ordinance that apply to panhandle
lot development.
In response to concern expressed by Commissioner Green, Senior Civil Engineer Daoust
affirmed that the grading plan shows drainage devices being provided to direct the
water from the upper elevation lots to prevent any damage to the lower properties.
Commissioner G. Johnson recommended adding another condition to prohibit any
garage conversions.
This being the time and place as advertised, the public hearing was opened.
Jim Algert, Civil Engineer on the project, expressed concurrence with all conditions
recommended.
As no one else wished to speak, the public hearing was closed.
MSUC (Stevenson-Williams) The Commission finds that this development will have
no significant environmental impacts and adopts the Negative Declaration issued
on IS-82-15, with four mitigating measures listed in the report.
MSUC (Stevenson-Williams) Based on the findings stated in the report, the
Commission recommends that the City Council approve the tentative subdivision
map for Las Flores, Chula Vista Tract 82-7, subject to the 17 conditions listed
in the staff report and an added condition that no garage conversions will be
permitted.
-8- December 16, 1981
5. PUBLIC HEARING: Conditional Use Permit PCC-82-8 to establish an amusement
center at 581 Telegraph Canyon Road - Alex Aquilino
Director of Planning Peterson advised this application is for an amusement center
consisting of 25 video games and 5 pinball machines, to be located in the Canyon
Plaza Shopping center in the C-C zone. The C-C zone is appropriate for amusement
centers of this type, and is the zoning of a previously approved video center on
Third Avenue to the rear of the Frazee store. Other requests for locations in
C-N zones have been denied. This location is well separated from the residential
area and the site is readily visible from the parking lot of the shopping center.
The applicant presently operates at least one other game center in this area and
has submitted letters and statements from people familiar with his operations
which indicate they are properly managed and have caused no problems.
Mr. Peterson called attention to the four conditions recommended and requested
that the third condition be revised to state that any alcoholic beverage shall
be prohibited in the center.
This being the time and place as advertised, the public hearing was opened.
Alex Aquilino, the applicant, advised that he has owned the Bonita game center
for 3½ years and has had no problems as evidenced by a letter from the Chula Vista
Police Chief. He also operates a center in E1 Cajon and has a letter from the
Police Chief of that city. He advised that the center in Bonita has only one
restroom, as proposed at this site, and that has never created a problem. He
stated there will be no beverage machines in the center and smoking will not be
allowed.
Commissioner G. Johnson suggested adding another condition to require that a
drinking fountain be provided.
MSUC (Green-Stevenson) The Commission finds that this project will have no
significant environmental impacts and adopts the Negative Declaration issued on
IS-82-16.
MSUC (Green-Stevenson) Based on the findings stated in the report, the Commission
approves PCC-82-8 to establish an amusement center at 581 Telegraph Canyon, with
conditions as follows:
1. The hours of operation of the amusement center shall be: Monday-Thursday,
11:00 a.m. to 10:00 p.m.; Friday and Saturday, 10:00 a.m. to 12:00
midnight; and Sunday, 10:00 a.m. to 10:00 p.m.
2. No school age children shall be allowed in the center during school hours.
3. There shall be one uniformed security guard present during all operating
hours.
4. A bicycle storage rack for a minimum of ten bicycles shall be provided
within close proximity to the entrance of the amusement center.
5. No alcoholic beverages will be allowed on the site, and smoking will
be prohibited within the center.
-9- December 16, 1981
6. One restroom, open to the public, shall be located in the center.
7. A drinking fountain will be provided in the center.
COMMISSION COMMENTS
Commissioner G. Johnson asked if a future study session could include a discussion
of the operation of private parks and open space areas.
ADJOURNMENT
Chairman Pro Tem Johnson adjourned the meeting to the regular business meeting
at 7:00 p.m. on January 13, 1982.
Respectfully submitted,
Mapes, Secret~ry