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HomeMy WebLinkAboutcc min 1988/02/03 MINUTES OF A COUNCIL CONFERENCE (ADJOURNED REGULAR MEETING) OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA Wednesday, February 3, 1988 Council Conference Room 7:00 p.m. City Hall ROLL CALL MEMBERS PRESENT: Mayor Cox; Councilmembers Nader, Moore, McCandliss (left at 9:07 p.m.) MEMBERS ABSENT: Councilman Malcolm STAFF PRESENT: City Attorney Harron, Deputy City Manager Thomson Director of Planning George Krempl: Since the December 17 workshop, staff has received six letters from the following property owners and developers: Baldwin, Cinti & Associates, EastLake, Great American, McDonald, Hecht & Solberg and Unocal. Staff has met with several of the developers, with Crossroads and with the County planning staff to discuss Scenario IV. A summary of their comments and staff's response has been submitted to the City Council. The staff is now asking for input from the City Council in order to start putting together the draft of the General Plan. Gary Wood, Project Manager: Mr. Wood described the intent of the proposed residential categories and noted that they are ranges which are intended to be just that - ranges. He has reviewed the letters and a summary of the issues submitted by these developers are as follows: 1. The residential density should be increased. 2. Delete 2005 growth limit line. 3. Clarify residential density definitions in a manner that creates incentives for good land planning. Allow for density transfer to projects are not penalized for allocating land for non-residential uses, such as golf courses. Minutes, Council Conference - 2- February 3, 1988 4. The areas for which development appears to be distant and development plans are unknown should be designated "planning reserve." Staff agrees with eliminating the 2005 phasing line from the General Plan map and recommends that Council authorize staff and the Planning Consultant to further refine and develop Scenario IV into a draft General Plan document including: a) Fiscal testing b) Buildout traffic analysis c) Preparation of an EIR d) Refinement of land-use categories and density allocations e) Continued review of the impacts on Central Chula Vista and the other Planning Areas Charles Gill, McDonald, Hecht & Solberg, Bonita Meadows Attorney Gill stated Bonita Meadows incorporates 260 plus acres for 502 manufactured housing units. The firms of Buie Corporation and Coast Savings are in partnership and they must make a financial decision by October 1988; therefore, the time element is important. In summary: (1) the target densities should not be established for individual parcels without the benefit of individual site planning; and (2) Bonita Meadows should have a special status because it does have an approved tentative map in the County which can be recorded without any discretionary review. In answer to the Mayor's question, Mr. Gill stated he is not ready to state at this time how many units would actually be built on this property. His client just wants to maintain the range as delineated in the Scenario and let his clients come in with a plan recognizing the constraints that are put upon their property because of the proposed Route 125. Director Krempl: In answer to Councilwoman McCandliss' question in which he noted the study was based on 92 units for Bonita Meadows and they are now proposing 502 units which makes the study meaningless, Director Krempl stated staff and the consultant are recommending that the development not go over the 25% growth line and that there should not be a density transfer for that. He recognized the County's approved plan as problematic. County has recognized the 502 units; however in staff's opinion, the County has made a mistake in allowing that number of units. Minutes, Council Conference 3 - February 3, 1988 Tom Davis, Great American Development, Sunbow Since September 1986, they have been cooperating with the City and have received some direction from Council concerning their development. They are proposing over 2,600 units on 160 acres of property. Under Scenario IV, the total number of dwelling units will not allow Sunbow to be a viable project. A higher density than has been shown is supported by important characteristics of the property. He asked that the medical center be considered which is a major comm.nityand adjace.t to their property and high density willt that use. The project will develop and contribute to development regional facilities. Gary Wood: Mr. Wood noted that not shown on the Scenario map is a proposed development on the south of Orange Avenue, which at the present time has a hazardous waste site and landfill. Non-residential uses could be put there along with a corporation yard. Mayor Cox stated that the Transportation Commission has met recently and they note that it would take $1 to $1 1/2 million to study the Route 125. They have directed their staff to come back prior to June and to contact local developers and communities in the County to see what funding is available for this study. Councilman Moore: San Diego is going to develop Otay Mesa which will generate many more trips through Chula Vista per day and 1-805 cannot handle this. He then questioned whether there was much R-3 zoning east of 1-805. Gary Wood: Scenario IV is categorized as low-density residential and not much R-3 zoning is being proposed. Michael Biggi, Unocal, (Bonita Ranch) Bonita Miguel: Mr. Biggi submitted a fact sheet and map to the Council noting their property contains 2,600 acres, has been owned since 1966 and was added to the Chula Vista Sphere of Influence in 1985. The land use concepts include 3,400 dwelling units maximum, 13.5 acres of commercial use, an elementary school site and llO acres of park land. Minutes, Council Conference - 4 February 3, 1988 A low- target density of 1.5 dwelling units per acre will not allow project development and participation in the dedication or construction of Route 125. The threshold capacity should be allowed to establish a growth rate and necessary improvements to be required of the developer in the southerly portion of the 525 acres should be 3 to 6 units per acre with 4.5 target and the northerly portion of the property should be 0 to 3 units per acre with 1.5 target. Mr. Biggi added that in Scenario I, they were allowed 1,094 units; Scenario II: 2,500 units; Scenario III: 2,875 units and Scenario IV: 786 units. Director Krempl: The topography of this property is the reason for the density range. Staff and the consultant chose the open space system of Scenario III and made a conscious decisinn to bring down the overall density and to reflect the Council's goal of predominantly single family units. Further, this property is at the edge of open space and the density should be dropped. Bob Santos, EastLake Development Company: Mr. Santos stated that three things have happened today: first, they received a letter from Nitro, which is a high tech industrial firm, which is proposing to establish in the EastLake area. Second, a New York filming company came in to film different housing around this area. They started with Rancho Bernardo and then wanted to see the EastLake development because they were told it was the best planned community because of the national and regional awards won by EastLake. This filming company was also quite knowledgeable about CROSSROADS. The third major event is the meeting tonight with the City Council. The Council will be directing staff to either reaffirm or abandon the EastLake concept. If Scenario IV goes in, they will have to abandon the EastLake Greens. EastLake is in jeopardy and it is a great concern to the developers. They recently took an informal survey, calling on various people in Chula Vista and the summary of some of the comments were that EastLake is presenting a positive image for Chula Vista; they are concerned with the public transit system; mixed uses should be allowed; people should work and live in Chula Vista so the land use should be balanced; greenbelt should be conserved around the City; there is a need for cultural and youth facilities. Mr. Santos then noted the good points about Scenario IV and the shortfalls, stating that Scenario IV abandons the EastLake's concept. He recommended that: there be an increase in the total amount of units for the eastern territories by a maximum of 6,400 units; the EastLake policy plan area be increased by 1,600 dwelling units and for EastLake Green, there be an understanding there will be a golf course out there and the density from the golf course be transferred to other properties within the development. Minutes, Council Conference 5 - February 3, 1988 Director Krempl: In response to Councilman Nader's question, Director Krempl stated the density transfer would not be precluded per se. The question is whether or not there should be a full density transfer from all units in the plan previously approved. This must be discussed further because it would mean a change in the character in the type of housing. Staff is proceeding with the EastLake Greens analysis and will meet with Mr. Santos on the rationale of the units being proposed. In April, staff and the consultant will be presenting the Council with the draft General Plan, therefore; they do need direction from the Council concerning these major issues. Greg Smith, Baldwin Company, Rancho Miguel: Mr. Smith presented graphics showing three concepts that are being proposed for Scenario IV. They are presently building homes in the $90,000 up to $400,000 bracket. They have done some studies of their own and find commercial concept is good for their property, such as a neighborhood center village. There is very little low density housing before the year 2005 and, therefore, recommend deletion of the line "to provide for every property to develop based on a mixture of all housing types"; a land use transition between EastLake industrial and Rancho Miguel residential is not provided; residential categories should be flexible up until a specific plan is provided; and density transfer should be provided to allow for quality non-residential uses. Staff has included the entire Baldwin property in Scenario IV at this time. Director Krempl: In answer to the Mayor's question noting the EastLake Industrial Park adjoins Baldwin property, he stated that staff has looked at this only to some extent and needs to look at it further. The major village commercial area as proposed by Baldwin is one that may be competing with the EastLake center commercial area. Councilwoman McCandliss: Councilwoman McCandliss stated she had to leave the meeting at this time but would like to have the next meeting scheduled as quickly as possible in order to get the General Plan in place as soon as possible because the developers are ready to present their t e e r p. There i s al so h o sgr e element. Route 125 corridor should be looked at, especially in terms of whether there will be a great deal of industrial development on Otay Mesa which would generate quite a bid of traffic, She would also have staff take a look at the estate lots and the small commercial districts as being proposed. Councilwoman McCandliss left the meeting at this time (9:07). Minutes, Council Conference - 6 February 3, 1988 A recess was called from 9:07 to 10:20 p.m. Will Hyde, 806 Vista Way, representing CROSSROADS: Mr. Hyde complimented the staff and Council on the Scenario IV concept stating that CROSSROADS likes it "very much." They liked the overall character of the City, the goals and objectives, the 7,000 square foot lot proposal standards, the commercial and industrial uses as being proposed. Mr. Hyde noted that there were less than 10 individuals in the audience who live in Chula Vista, the rest are developers. They are here because of their interest in their developments only. The group he represents has a broader interest of the people who live here now and so they have taken special note of the zoning patterns in Scenario IV, indicating they are sensible ones. CROSSROADS agrees with the circulation patterns for the terrain and especially the greenbelt plan. As to the intersection of Route 125/Orange Avenue, it appears to be a good site for a university and/or an employment park. Mr. Hyde questioned the densities as proposed at the December meeting noting a range of ll to 18 with a tar9et of 11, and he questioned how that would be achieved since most of the developers would go for the 18. He asked that Council come up with some strategy to make very sure that the broad range of housing types up to estate housing is accomplished before development goes any further. Mr. Hyde summarized by stating EastLake is too intensively developed, they want 6,400 more units which will be an addition of 20,000 more people. This greater density "emmaculates" Scenario IV and "it ain't Scenario IV anymore." Director Krempl: Mr. Hyde's points are well taken in staff's view; they also are proposing to get a mix of housing units. And as to the ranges, staff is going for the lower range. Bruce Warren, United Enterprises: Mr. Warren stated that the timing of this project presents a frustration to United Enterprises as they are presently going through a two-stage process with the County. In June or July of this year, the initial phase will result with the Board of Supervisors authorizing United Enterprises to process a General Plan Amendment for their holdings. Mr. Warren stated that because of this, they cannot now respond to Scenario IV because any response would be misleading at this time. A significant portio~ of Scenario IV is United Enterprises property. He presently believes Scenario IV is going in the right direction; however, the densities are too low economically. United Enterprises does not have a position to present on Scenario IV; they are only asking that Council place United Enterprises' holdings in some type of ~al planning area until the County's authorization comes gh. Minutes, Council Conference 7 - February 3, 1988 Director Krempl: Staff cannot complete a General Plan or a Sphere of Influence without taking into consideration the United Enterprises property. In answer to Councilman Nader's question, Mr. Krempl stated that staff and the consultant have tried to come up with the best land use of the plan regardless of which jurisdiction it is in. United Enterprises has many options; they can incorporate as a separate city, annex to Chula Vista, annex to San Diego or remain unincorporated. Mr. Warren: United Enterprises has not stated whether or not they will develop in Chula Vista that is still to be determined. They still want to retain their current boundaries in one plan, Mayor Cox: Scenario IV is close to what he believes he would like to see but it is not quite there yet. There are a lot of things about Scenario IV he likes. He would like to reread all of the letters again after hearing the testimonies this evening. The eastern territories presents long-range planning, and it is a unique opportunity for the Council to process some significant community amenities with a great opportunity for challenge. The Mayor suggested that the Council give some feedback to the staff within the next week or week and one-half. Councilman Moore: Speaking to the "fiscal testing" as proposed by the staff, he questioned what would support a university, the park lands and public facilities of the plan. He cannot vote on the Scenario since he does not know what the fiscal accounting will be. Mr. Krempl responded that staff will have a report on this within 30 to 45 days. Councilman Nader: Staff and consultant are on the right track with Scenario IV. He recommends the "elimination" of 2005 be changed to "suspend"; noted that the density transfers and cluster developments depend on Council's policy statements; would like to see a university go in; however, staff should note that adequate housing for the student body should be provided in the General Plan. Minutes, Council Conference 8 - February 3, 19~8 MSUC (Cox/Moore) to adjourn this workshop (Adjourned regular meeting) until next Tuesday at 5:30 p.m. to meet in the Conference Room and to further discuss the General Plan update. The motion carried unanimously with Councilwoman McCandliss and Councilman Malcolm absent. ADJOURNMENT AT 10:25 p.m. to the workshop scheduled for February 9 at 5:30 and the regular meeting of February 9 at 7 p.m. 1164C