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HomeMy WebLinkAboutPlanning Comm min 1982/10/20 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA October 20, 1982 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: O'Neill, Green, G. Johnson, Cannon and Shipe Commissioners Absent: Pressutti (with previous notification), R. Johnson (with previous notification) Staff Present: Director of Planning Gray, Principal Planner Pass, Environmental Review Coordinator Reid, Secretary Mapes The pledge of allegiance to the flag was led by Vice-Chairman O'Neill serving as Chairman Pro Tem of the meeting, and was followed by a moment of silent prayer. ORAL COMMUNICATIONS Chairman Pro Tem O'Neill called for oral communications and none were presented. 1. PUBLIC HEARING: Proposed amendments to the text and plan diaqram of the E1 Rancho del Rey Specific Plan Principal Planner Pass reported that since the adoption of the E1 Rancho del Rey Specific Plan in 1978, development plans for various Sectional Planning Areas embodied by that plan have been approved. Those plans brought about refinements to the text and plan diagram of the Specific Plan. The purpose of the proposed amendments is the establishment of technical consistency between approved Sectional Planning Areas and the Specific Plan proper. It is recommended that the proposed amendments be adopted. Mr. Pass displayed diagrams showing the areas affected by the amendments: Two are in the Ladera S.P.A., two in the Ranchero S.P.A., and five in the Rice Canyon S.P.A. Mr. Pass discussed the various revisions, some of which result in a change in residential densities, relocation of a park site, rearrangement of school sites, relocation of a fire station site, decrease in commercial area and natural open space, and the realignment of some streets. In response to a question from Commissioner Green, Mr. Pass affirmed that each of the changes has previously been approved by the Planning Commission and the City Council in the Sectional Planning Area plans. These amendments do not substantively change the E1 Rancho del Rey Specific Plan but bring the Specific Plan into congruency with the adopted S.P.A. policies. Commissioner G. Johnson expressed some concern as to whether future amendments would be proposed for a further increase in dwelling units or decrease in open space, She also asked if the two viewpoints shown on the original Specific Plan are still so designated and whether the public will have access to those. -2- October 20, 1982 Environmental Review Coordinator Reid affirmed that one of the viewpoints will be under public ownership and the other under private ownership but with public access. 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 (Cannon-Shipe) The Commission finds that EIR-78-2 on E1 Rancho del Rey adequately addresses the proposed amendments and that there will be no substantial adverse environmental impact resulting from the implementation of these amendments, and recertifies EIR-78-2. MSUC (Cannon-Green) The Commission recommends that the City Council adopt the amendments, as proposed, to the text and plan diagram of the E1 Rancho del Rey Specific Plan. 2. PUBLIC HEARING: EIR-79-6(b) Proposed Rayne Water Systems/UOP Fluid Systems Water Treatment Facility Environmental Review Coordinator Reid advised that this focused E.I.R. was prepared by Westec Services, Inc. to address the environmental effects of relocating the Rayne Water System and UOP Fluid System from their existing sites to a site on the south side of "J" Street west of Bay Boulevard. These are two existing facilities legally permitted to operate in the San Diego Bay area. Mr. Reid advised that this public hearing was scheduled based on a 30 day review period through the State Clearinghouse; that review period was extended to 45 days, which time has not expired, so it will be necessary to continue the hearing on the adoption of the E.I.R. Mr. Reid briefly reviewed the operation which would be housed in a 15,000 sq. ft. structure, of which 4,000 sq. ft. would be used by Rayne to recharge soft water containers and for the collection and delivery of those units. The wash water from that operation would be discharged into the drainage channel on the south side of the site. Fluid Systems proposes to operate a research facility for the application and testing of reverse osmosis process for water purification. Initially, they would take in about 430,000 gallons of water per day and produce about 86,000 gallons of product water, with the remainder discharged into the channel. In the future that facility may expand to a one million gallon per day capacity which would produce 200,000 gallons of purified water. The Rayne Water Systems is proposing to move to this site because the Redevelop- ment Agency is purchasing the property at the foot of "F" Street to develop a park. The City owns this property on "J" Street which is currently used as a park and there is a possibility of exchanging the two properties. Mr. Reid acknowledged the receipt of letters from the League of Women Voters and from San Diego Gas & Electric Company, which will be included in the E.I.R. Tom Ryan of Westec Services, Inc. advised that in addition to their own qualified staff they have hired an independent geotechnical firm to look at the geotechnical issues related to the project. -3- October 20, 1982 Mr. Ryan reported that the conclusions in the E.I.R. were that there would be significant adverse impacts on the land use aspect which cannot be mitigated, and on aesthetic and visual aspects, which could be partially mitigated, but would still be significant. The potential impact on geology could be mitigated to insignificance, and there would be no adverse impact from the project on water quality, biological resources, noise, and energy use. Mr. Ryan reviewed the methods used in arriving at their conclusions on each of the elements discussed. This being the time and place as advertised, the public hearing to consider the environmental impact report was opened. Irene Maxwell, 473 Berland Way, pointed out that in addition to the impact on aesthetic quality of the "J" Street gateway to the bay front, a nearby area is being considered as a swimming area and beach by the Port District. She suggested that any possible effect on that use should be explored. She also pointed out that in the review of biological resources no mention was made of the effect on fish, although insects, plants and birds were mentioned. She also pointed out the possibility of earthquakes from the La Nacionand Rose Canyon faults and questioned whether there would be a hazard as a result of chemicals stored in containers being spilled into the bay. Mr. Pocklington, 656 Glover Place, spoke against the location of a SANDER plant in this area and of the need to retain the coastal land for the enjoyment of the residents rather than using it for industry. Bess Pocklington, 656 Glover Place, emphasized that this is the wrong place for Fluid Systems and for Rayne Water Softener operation. She contended this is borne out by the EIR. She passed to the Commission photos of the existing Rayne Water Softener facility and the park site as it presently exists, which she contended would be destroyed if the proposed use is allowed. Robert Maxwell, 473 Berland Way, Spoke on the CEASE organization and their efforts to prevent the location of a SANDER plant on the bay front. James Cappos, owner of Rayne Soft Water plant, resident at 404 Hilltop Drive, advised that this proposal is before the Commission because the Redevelopment Agency wishes to acquire the site which he has used for 25 years. He addressed the need for both his operation and Fluid Systems operation to be located on the bay front for discharge of salt water. He asserted that he had been unable to find another site available within the bay front area. In response to questions from Commissioner Green, Mr. Cappos pointed out that their building, parkin§ and landscaping would occupy approximately 1.3 acres of the site adjacent to "J" Street, while 1.4 acres is the drainage channel into which they would discharge salt water. He also affirmed that a five acre parcel referred to by Commissioner Green located south of the SDG&E property is a mudflat, which will not support a building, and is also located too close to the salt ponds which would have a detrimental effect on buildings and machinery. In response to a question from Commissioner G. Johnson, it was affirmed that the area directly east of this site is the gas and electric company's easement for their transmission lines, and that such easements are sometimes used for park purposes and for parking, if properly landscaped and maintained. -4- October 20, 1982 Commissioner Green requested that a determination be made of the impact of the proposed water systems facility on a project as proposed by Britannia, in the event the SANDER plant is not constructed on the nearby site. Chairman Pro Tem O'Neill reminded the Commission of the need to continue this public hearing to November lOth for possible additional input through the State Clearinghouse. MSUC (Cannon-G. Johnson) The public hearing for consideration of EIR-79-6(b) be continued to the Commission meeting of November 10, 1982. 3. PUBLIC HEARING: Consideration of General Plan Amendment GPA-83-3 to redesignate 3 acres at the southwest quadrant of "J" Street and BaS Boulevard from "Parks and Public Open Space" to "Research and Limited Industrial" Principal Planner Pass suggested that the Commission may wish to continue consideration of this request until the hearing on the environmental document has been completed. A report, however, has been made evaluating the proposed General Plan Amendment, which would also require a change in the Redevelopment Plan and the Local Coastal Program. Based on that report, it is the recommendation of the Planning Department that the General Plan Amendment be denied, and that a moratorium be established on the processing of major permits or change to the several plans that impact the bay front. It is also recommended that the City assist Mr. Cappos in his effort to relocate his plant to a suitable location within the Bayfront area. Mr. Pass pointed out that under the Bayfront Redevelopment Plan there are areas which are slated for light and limited industrial use, as well as areas for commercial use and for residential development. He stressed that the area on the south side of "J" Street is an important open space link and gateway to the "J" Street Marina which is one of the major recreational areas of the bay front. Mr. Pass also advised that the City is about to commence a program of replanning the entire bay front community, which will refine the plans for that area to meet the regulations of the Coastal Commission, and until that program has been completed, incremental changes, such as this proposal, should not be approved. This being the time and place as advertised, the public hearing was opened. Mr. Pocklington, 656 Glover Place, noted on the map displayed the nearby residential areas, and pointed out that the residential development had occurred before the construction of the San Diego Gas & Electric Company plant. Irene Maxwell, 473 Berland Way, reported on her personal observation of the use of the existing park on "J" Street, particularly on week ends, but also on evenings during the week. Mr. Cappos, 404 Hilltop Drive, pointed out that major part of the park referred to is on the Port District plan and will remain a park; his proposed plant would occupy 1.3 acres near the "J" Street ramp. He advised that the channel into which they would discharge water is only two or three inches deep, which is not sufficient for swimming or fishing. He asserted that they have attempted to find a different location, and would be pleased to consider any suitable location that is made available. -5- October 20, 1982 MSUC (Green-Shipe) The public hearing for consideration of General Plan Amendment, GPA-82-2, be continued to November 10, 1982. COMMISSION COMMENTS Commissioner O'Neill noted it was uncomfortably warm in the Council Chambers and asked that the air conditioner be turned on when Commission meetings are scheduled. Mr. O'Neill also advised that he would be out of town on October 27th and asked to be excused from that meeting. ADJOURNMENT Chairman Pro Tem O'Neill adjourned the meeting at 8:40 p.m. to the meeting of October 27, 1982 at 7:00 p.m. Respectfully submitted, Helen Mapes, Secretary