Loading...
HomeMy WebLinkAboutcc min 1988/05/12 CITY OF CHULA VIS'I'A OFFICE OF THE CITY CLERK NOTICE OF CITY COUNCIL MEETING NOTICE IS HEREBY GIVEN THAT THE CITY COUNCIL OF THE CITY CHULA VISTA, CALIFORNIA, WILL HOLD A WORKSHOP (ADJOURNED REGULAR MEETING) ON THURSDAY, MAY 12, 1988 TO CONTINUE DISCUSSIONS ON THE GENERAL PLAN UPDATE. THE MEETING WILL BE HELD IN THE COUNCIL CHAMBER, PUBLIC SERVICES BUILDING 276 FOURTH AVENUE CHULA VISTA, CALIFORNIA BEGINNING AT 7:00 P.M. Dated: 5/5/88 276 FOURTH AVENUE/CHULA VISTA, CALIFORNIA 92010/(619) 691-5041 MINUTES OF A COUNCIL CONFERENCE GENERAL PLAN UPDATE Thursday, May 12, 1988 Council Chamber 7:00 p.m. Public Services Building ROLL CALL MEMBERS PRESENT: Mayor Cox; Councilmembers NaOer, Moore, McCandliss MEMBERS ABSENT: Malcolm STAFF PRESENT: Deputy City Manager Morris, Deputy City Manager Thomson, Director of Planning Krempl, City Attorney Harron Mayor Cox announced that the conference was called to hear a report on the General Plan Update and Growth Management. 1. INTRODUCTION On March 24 and April 12, Council held workshops on the Central Chula Vista Plan, Scenario 4 of the Eastern Territories Plan and policies related to clustering and/or transfer of density. This evening's meeting will focus on the General Plan Map issues and some of the test results that were completed by the G~neral Plan consul rants. These were on the Fiscal Impact Analysis prepared for the General Plan Update by P&D Technologies and a report by JHK and Associates on the Preliminary Circulation Element network. Director Krempl stated that the recommendations are that the Council accept the Fiscal Impact Analysis Report; approve in concept the proposed Circulation Element network of streets and highwa s; app in concept the staff responses regarding the Genera~ P1 rove an Ssues Map i and accept the Growth Management Report by SANDAG. 2. GENERAL PLAN UPDATE - FISCAL IMPACT REPORT Jun Onaka representing P&D Technologies submitted the Fiscal Impact Analysis. Mr. Onaka stated that the purpose of the analysis was to determine the net fiscal impact which would be experienced by the City if development were allowed to occur as shown on the General Plan Map for each of the planning sub-areas: Central Chula Vista, Montgomery, Sweetwater and Eastern Territories. Minutes 2 Nay 12, 1988 Council Conference Mr. Onaka explained that the General Plan area encompasses nearly 70 square miles and is bound by San Diego Bay to the west, State Route 54 to the north, upper and lower Otay Reservoirs to t~e east and the Otay Valley to the south. The study includes the entire City of Chula Vista, the Citys Sphere of Influence and additional unincorporated County areas with a significant planning relationship to the City. For the study, the Bayfront area is included in Central Chula Vista. The conclusion was that additional development to the City if allowed to occur in line with the proposed General Plan would result in an overall positive net fiscal impact. Mr. Onaka added that in the Montgomery area, there is a significant aodition to the City's park plan which is proposed in order to correct the current deficiency in the available park land. In qualifying the fiscal impact study, Mr. Onaka noted that: 1. The analysis is based on constant 1986 dollars and does not project future inflation or other changes in price levels. 2. The proposed General Plan envisions that most of the expected growth would occur in the new development in Eastern Territories. 3. There is a projected net surplus in the operating budget which is due primarily to the projected surplus in the Eastern Territories. 4. The plan takes advantage of the positive fiscal impact projected for the employment land uses in the Eastern Territory. 5. The analysis includes the estimated cost of maintaining new parks in the City, noting that the City would not be responsible for the maintenance of the two large regional parks as proposed by the General Plan in the Eastern Territories. Currently, the average cost of maintaining existing City parks is $5,975 per acre. 6. The General Plan identifies over 5,000 acres of open space in the Easter Territories. Currently, the average cost of administering open space in the City is $147.04 per acre. Operating Costs Mr. Onaka stated that the overall fiscal impact analysis is predicated on certain underlying assumption relative to the component planning areas. These planning areas assume a population and land use pattern that could, if allowed to be developed, occur by the year 2005. Minutes 3 May 12, 1988 Council Conference City Operating Costs Mr. Onaka noted that the estimated annual operating costs are based upon the City's 1986-87 budget and a population of 116,325, however; to determine the full cost of various expense items, certain indirect and overhead costs in the General Government category were allocated to "direct service" and activities. Under these, Mr. Onaka discussed the general government costs which amount to $14.32 per capita; public works, $25.69 per capita; Parks & Recreation, $11.36 per capita; Police, $92.93; Fire, $42.44; Library, $17.59; Sewer, $646 per MG/year of sewage. The total operating expenditures to serve the full development depicted by the various plans would total over $25 million per year and these are expressed in constant 1986 dollars to eliminate the effects of inflation. Mr. Onaka summarized by stating that the City would receive additional operating revenues if development is allowed to occur in the various land use plans and these revenues will accrue in the form of property taxes, local fees and charges; various state d 1 subventions an misce laneous sources. Council discussion followed in which Mr. Onaka and Director Krempl answered the Council's questions pertaining to basing the fiscal impact study on 1986 dollars and not taking into account the 2% property tax increases; the transient occupancy taxes; the amount of industrial area with Councilwoman McCandliss asking staff to present an overlay of those industrial areas in the EastLake development. If the university does not come about, she has a concern over the amount of industrial area; Mayor Cox questioned the projected operating cost for Police and Fire and noted that the sales tax as depicted in the report shows 35.68 per capita. He felt this should be at least 65.00+. Director of Planning Krempl stated he would check this out. Councilwoman McCandliss questioned the operating cost: $942,000 as an administrative projected cost, stating that she was not sure that the consultant could project this accurately and perhaps there should be a "plateau cost." Councilman Moore questioned the operating cost noting that the draft specific plan proposes a conversion of some existing industrial areas to open space and other uses so the the study assumes that there would be no net increases in industrial and commercial land uses. Minutes - 4 - May 12, 1988 Council Conference CIRCULATION ELEMENT REPORT Deputy Director of Public Works/City Engineer Tom Garibay presented the Circulation Element Report of the General Plan submitting graphs, explaining the present level of service, the super prime arterial, cross sections, roadway functional classes, rights of way requirements,the existing network of streets in the City and the proposed General Plan area. He noted the roadways that are now being improved and proposed for improvement. Discussion followed on the proposed Route 125, Orange Avenue being projected for an eight lane road, I-5 and 54 freeways, East "H" being proposed for a six-lane road and Telegraph Canyon Road for six-lanes. Deputy City Engineer Garibay noted on the Otay Lakes Road there will be a major change from the 1990 plan. The plan calls for six lanes instead of four lanes. In answer to Councilman Nader's question, Deputy City Engineer Garibay stated that the County will not have the public hearing on Route 125 until December and therefore there will be a four or five month delay on this. Councilman Moore emphasized that staff should be sure that all of the rights-of-way are in place for any of these projected increases in roadways. Deputy City Engineer Garibay presented diagrams showing the graphs for super prime arterials, prime arterials, major and collector roads and intersection standards. LAND USE ISSUES Mr. Gary Wood, representing P&D Technologies, referreO to the General Plan map and their project densities. He noted that in the Central Chula Vista plan map there were three areas in question. One was the Third Avenue transition area in which they are recommending that the high density residential stop at the alley separating Church and Del Mar in order to project the single family residential homes on Del Mar. For the mixed use at Flower and Broadway, Mr. Wood referred to the proposal submitted by the Appel Development Company for lO,O00 square feet of commercial on the first floor with multi-family units above the commercial stating this would be consistent with encouraging residential development at appropriate locations along Broadway. The third area is the Broadway residential use. Mr. Wood stated that multiple family residential should be encouraged within commercial land use designations along Broadway in order to improve the appearance and function of the street. Minutes 5 May 12, 1988 Council Conference As to the Eastern Territories, Mr. Wood explained Sunbows request for medium-high residential 11-18 dwelling units per acre (du/acre); the current designation is 6-11 du/acre ane this an appropriate land use separating the hospital complex from the single family residential. He is recommending some clusterin9 of the medium residential to achieve a higher density in certain locations within the Sunbow property. Under the EastLake Otay Reservoir, Mr. Wood stated that some adjustment to the Plan map can be made; however, the criteria should include measures needed to protect the sensitivity of the reservoir, that is, lower density residential development, minimal grading, protections against urban runoff, viewshed protection with substantial open space buffering the reservoir from residential development. Under the Salt Creek Ranch EastLake Business park transition area, Mr. Wood suggested that this area be designated residential low-medium (3-6 du/acre) in its entirety and the interface with the EastLake Business Park be handled by grading, !andscapin9, clustering and subdivision design in order to minimize any frictions. For the question of whether EastLake Business Park at East "H" Street and Route 125 should be changed from industrial to medium-high density, Mr. Wood noted this area which is 48+ acres could be chan9ed to 6-11 du/acre to provide compatibility with the proposed residential medium land use. As to the land lying to the west of the Salt Creek open space corridor, he recommended the area east of the prominent ridge line be residential low-medium, which would face the Salt Creek open space corridor and the residential low areas to the east of Salt Creek. Mr. Wood acknowledged that it has been EastLake's intent to develop this entire area as a business park. If the area is designated industrial, then some criteria should be included in t~e text to protect the Salt Creek open space corridor from road construction, manufactured slope banks and visual impact from industrial development within the Business Park. A recess was called at 9:06 p.m. and the meeting reconvened at 9:19 p.m. Mr. George Kost, P.O. Box 232, Bonita 92002, representing the Sweetwater Valley Civic Association, stated that the traffic study is based on the proposed alignment of Route 125 as depicted on the map. Therefore, if that alignment of Route 125 is straightened as requested by the Sweetwater Valley Civic Association, most of the roadways in the Eastern Territory would have to be changed. Mr. Kost noted that the Environmental Impact Report has not been prepared for this and that will also make quite a difference as to noise factor, traffic generation, etc. He reported that Route 125 will have 101,000 trips/day; 1-54, 180,0000 to 140,000; and 1-805, 140,000 - generating a lot of pollution which will blow into the Valley's water supply. Minutes 6 May 12, 1988 Council Conference Attorney Charles Gill, 600 B Street, Suite llUO, San Diego, representing Buie Corporation, referred to the proposed intersection on Blacksmith Road statin9 it was his understandin9 that CalTrans does not want an intersection there. He added that Buie has some concerns with the Council's referral to staff of development of slopes in excess of 25% and asked that Council take no action tonight until they have a chance to study this and report back. Deputy City Engineer Garibay said they are now predicting only 15,000 trips/day on Blacksmith itself; therefore, there will not be an interchange there. The interchange will be on San Miguel Road. Mr. Bob Santos, 900 Lane Avenue, Chula Vista, representing EastLake Development Company, stated he has three requests. One, referring to the staff response regarding the design of a portion of their business center for residential, they strongly support that industrial be converted to residential; however, they do have a problem with the density designation on this. They feel it should be high density and the General Plan depicts medium density. It is their intention to develop it with 12-15 u/acre as a medium high density area. He suggested a policy limiting them to not less than the target range density projected for that area. Secondly, the Business Park residential area - they oppose the redesignation to residential on a portion of their Industrial Park. The staff report refers to concerns regarding grading; however, they are proposing an industrial park similar to Scripps Ranch. If Council approves the staff recommendation they will lose about 1/3 of their EastLake Business Park. Their proposal is to take the alternative in the staff report and preserve it as agriculture at this time. The third request is for permission to review the data presented to Council this evening the Circulation Element and the Fiscal Impact and to bring back their comments and statistics on this. Director Krempl stated he would make this information available to Mr. Santos adding that at the industrial adjacent to Route 125, it would be possible to add some kind of direction to the density range which could add 250-450 additional units if it was done in medium-high density. The General Plan is projected on a gross basis. As to the business park, staff will go back and look at the fiscal impact that was done on the original EastLake study. Mr. Wood noted that there should be some residential next to the business park because of the topography in that area. There is a ridge there and they feel it should be used as a transition area. Minutes 7 May 12, 1988 Council Conference Mr. Hugh Christensen, 376 Center Street ~350, Chula Vista, stated that the downtown area is deteriorating. Two-thirds of the staff reports talks about the need for a residential area and the question is how to define high density. The General Plan depicts it as 18-27 u/acre with a target of 22 u/acre. Mr. Christensen said he took a survey of the areas in Central Chula Vista. Approximately 13 acres can be redeveloped and the most that can be projected can be approximately 351 units to be added. Mr. Christensen then questioned why there is a high industrial area west of Broadway rather than high-density residential. Director Krempl explained there is an opportunity there for high-density. The opportunity is for people to take e advantage of the Town Centre focus area and the Bayfont along with the regional shopping area. Councilman Moore suggested that the staff prepare a policy on high rises in the Central Chula Vista area. Director Krempl stated he would be happy to address that issue. Wayne Loftus, 6680 Convoy Ct., San Diego, representing UNOCAL, referred to the projected General Plan map (Scenario IV) stating that all of the "~reen area" depicted on the map for their property makes them 'uncomfortable". He referred to and read his letter to Council noting that UNOCAL has 2500 acres of land which has been reduced in size by SDG&E and the water company. UNOCAL is dedicating 30 acres to Route 125 and to do the grading on that particular route will cost them approximately $5 million. He asked that 100% density transfers be given for this freeway dedication. Another concern UNOCAL has is on the development constraints on the hillside standards, about 500 of their 2500 acres is under the 25% criteria, which reduces significantly the development of their property. He suggested a portion of land adjacent to Route 125 be designated in the low-medium density range 3-6 du/acre or 6-2 medium density range. Further, the agricultural preserve designation on the north of their property is inconsistent with their development opportunities; they would like this changed to low density 0-2 range. Mr. Loftus stated that his firm shares the request to preserve the land form of Mother Niguel Mountain; however, they do want a lower density range for developing the area below San Miguel. Director Krempl noted out of the 525 acres, they have a potential of developing 1,575 units. Minutes - 8 - May 12, 1988 Council Conference Tim Kruer, representing Sunbow, declared they have a couple of concerns: (1) the issue of the land use request to medium-high density near the hospital complex. It is their plan to create units for senior citizens and are requesting the medium-high. As to the Circulation Element, this is the first time they've been able to see or hear about it and would like to reserve their comments to review this element with their consultants and bring back their comments. As to the financial impact, especially for the properties along the proposed eight-lane roadway adjacent to Orange Avenue, this is a concern to them as to whether or not, if this is proposed, their property would would be feasible to develop. Janay Kruger, 11975 E1 Camino Real, Ste. 200, San Diego 92130, representing Salt Creek Rancho/Baldwin Company, stated they too need to review the fiscal impact and Circulation Element before the Council takes any action on this plan. They have 728 acres and it looks like one of the roadways will be going directly through their proposed estate lots and the water tank. Ms. Kruger spoke of the quality homes and amenities planned for their development on 1/2 acre lots. They are proposing from 1,O00 to 1,500 single family lots. As to their development, they would like to go in right now and plant 4,000 trees. She asked that Council not make a decision until they have had a chance to review these other elements. Ms. Krueger noted the "ugly storage building" constructed by EastLake adjacent to Baldwin's property. They would like to have a balanced housing, a total amenities package, need Oensity buffering from the business park area, are in agreement with the eastern portion of their property as proposed but want Council to hold off on the western portion. Mayor Cox noted that there have been requests from two or three of the developers present this evening to review the Circulation Element and the fiscal impact. He proposed that staff get together with these developers and come back to the Council with a report. MSUC (McCandliss/Nader) to accept the reports and have them distributed to the developers for review and to schedule a staff report in one or two weeks or call a special meeting. Council discussion focused on the amount of time staff would take to respond and the attempt to come back to the Council at the meeting of May 24. Mayor Cox clarified the motion to state that this would be scheduled for the meeting of May 24, staff should get together with the parties interested and if there is not enough time then staff can come back at the meeting and ask to reschedule for a later date. Minutes - 9 May 12, 1988 Council Conference MSUC (McCandliss/Moore) for staff to prepare an analysis of the pros and cons regarding high rises in the Central Chula Vista area· Mayor Cox noted that the Growth Management presentation which was to be made by SANDAG will be continued to the meeting of June 6 at 4 p.m. ADJOURNMENT AT 10:48 p.m. to the regular meeting scheduled for Tuesday, May 17, at 7 p.m. · F ~/City Clerk 1237C