HomeMy WebLinkAboutPlanning Comm min 1971/06/02 MINUTES OF A SPECIAL ADJOURNED MEETING OF THE
CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
June 2, 1971
A special adjourned meeting of the City Planning Commission of Chula Vista,
California, was held on the above date beginning at 7:00 p.m., with the following
members present: Rice, Stewart, Adams, Macevicz, Chandler, and James. Absent
(with previous notification) Member Hillson. Also present: Director of Planning
Warren, Senior Planner Williams, Associate Planner Lee, City Attorney Lindberg,
and City Engineer Gesley.
PUBLIC HEARING: PREZONING
a. Modification of P-C (Planned Community) General
Development Plan - Otay Land Company
b. 9+ Acres north Of Telegraph Canyon Road, east of
1-805 - to R-1 and C-C-P
Director of Planning Warren recalled that in September, 1970, the City Council
approved P-C (Planned Community) prezoning for much of the property north of
Telegraph Canyon Road, between 1-805 and Otay Lakes Road, and extending north
to the corridor of annexation, on a request submitted by Otay Land Company for
a project called E1 Rancho del Rey.
There is now a request for annexation of about 1,O00 acres lying just north of
Telegraph Canyon Road and between 1-805 and Otay Lakes Road, as shown on the
plat displayed. The majority of this property belongs to Otay Land Company
but other parcels under separate ownership were included in this public hearing
and the hearing by City Council to consider annexation. Some of these parcels
had not been included in the original P-C prezoning and it is necessary to
establish prezoning for those parcels. It is recommended that P-C prezoning be
approved for these parcels with the exception of 9± acres on the north side of
Telegraph Canyon Road which are zoned Commercial and R-1 in the county, and since
that precise zoning exists, it is recommended that those parcels be prezoned
R-1 and C-C-P.
Mr. Warren displayed the original map submitted by the Otay Land Company and
approved by the Planning Commission and City Council establishing the P-C zoning
subject to certain conditions included in the lengthy resolution. The present
public hearing is for the purpose of assigning land use classification and
densities to those parcels not previously included, consider the change in
alignment of two collector streets in the development and the relocation and
addition of some school sites.
Mr. Warren pointed out the various parcels now being considered for prezoning,
which included the area directly south of Southwestern College, which is recom-
mended for residential classification of l0 units to the acre. The 75 acres
surrounded by Otay Land Company's proposed Planned Unit Development is recom-
mended for residential use at 6 to 20 units to the acre, with the portion to the
north recommended for higher density multiple family classification.
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Mr. Warren also pointed out the relocation of certain school sites and the
sites for two additional schools.
To the west of the proposed development, most of the vacant land has been
recommended for single family residential classification with 4 dwelling units
to the acre. Property with frontage on Telegraph Canyon Road was placed in a
residential classification with l0 dwelling units to the acre to correspond with
that adjacent to it.
Concerning the street alignment, it is proposed that J Street would be extended
paralleling Telegraph Canyon Road for some distance, then turn north to connect
to H Street. Mr. Warren pointed out the north-south collector streets and
advised that no alignment with Willow Street at Bonita Road is proposed, but
collector streets will connect Telegraph Canyon Road, H Street, and lead to
Otay Lakes Road.
Mr. Warren reminded the Commission it is not necessary to reanalyze the total
plan but merely consider realignment of streets, relocation and addition of
school sites; the changes are those requested in approval of the original P-C
development plan.
Mr. Warren commented that the following items still need to be resolved with
the Otay Land Company and when this is done, the proposed revisions to the
General Development Plan will be recommended for adoption by the City Council:
Revision of the development schedule to reflect the sequence in development;
details of riding and hiking trails which are changed due to realignment of
certain major streets; and the need for an additional fire station in the
vicinity of where J Street comes near Telegraph Canyon Road and the two are
connected by a collector street.
Mr. Warren also reported that Councilman Scott has made a recommendation to the
City Council that consideration be given to a significantly different concept
of land use. It is acknowledged that the P-C and general land use have been
approved, which gives the applicant the right to assume that he can develop
precise plans in accordance with that plan unless new public hearings are called
to consider total revision of the plan. The City Council referred this matter
to the Planning Commission and the Environmental Control Commission for report
as soon as possible. The concept would be that instead of a development that
would cover most of the land, with the exception of certain canyons and de-
veloped park land, that the developer consider a series of high rise buildings
or more tightly clustered dwelling units that would cover very little land and
leave most of the land in its natural condition. Apparently the thought is
that this would do a better job of preserving the open space and yet accommodate
the same number of dwelling units. Mr. Warren advised he was not prepared to
make a recommendation at this time but the Commission is asked to consider this.
The Chairman opened the public hearing for testimony on revisions to the P-C
plan and prezoning for parcels not previously included.
Gladys Koven, who resides in Beverly Hills, reported that her family owns
56.2 acres, on which has been indicated the location of an elementary school
site, and 15 acres were also included in a Junior High School site. The two
school sites comprise nearly half of their total acreage and cuts up their
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land in such a way that the best part would be lost for development. They feel
that since this is a sizable parcel they should have been invited to discuss it
with all concerned parties. She requested a postponement on the zoning of their
land so they may have more time to study this matter and to bring in someone
more knowledgeable than they to work out something more equitable to everyone
concerned.
Director of Planning Warren read a letter from Virgil Clapp, owner of a tri-
angular piece comprising three acres on Telegraph Canyon Road, indicating he
wished his property prezoned to the same zoning as that approved for property
immediately to the north and west of his three acres. Also, a letter from
Mr. Rindone, District Superintendent of Sweetwater Union High School District,
which indicated that problems still exist concernin§ the provision of school
sites or the temporary provision of classroom facilities for students who would
come to the high school district because of the construction of the planned
housing units.
Mr. Ballard representing the Sweetwater High School District, confirmed that
there has been no agreement reached of any capacity although they have agreed
tentatively to the general areas where the schools are to be located. He
further pointed out that part of the proposed junior high school site is owned
by the Chula Vista Elementary District which presents a problem, and the balance
of that site is under ownership other than Otay Land Company.
Ron Calhoun, of Wilsey and Ham, South Pasadena, commented on meetings held
with the elementary and high school district representatives at which City
representatives were also in attendance. It was their understanding at those
meetings that the question was a locational question rather than an acquisition
question. Those discussions ended when there was tentative agreement on the
location of the sites. Since they became aware that a formal agreement was
necessary for acquisition, Mr. Pasquale has met with the Sweetwater District
to establish how this can be accomplished. He spoke of the means by which
the elementary school can transfer lands from their ownership to another
public agency or to private ownership.
City Attorney Lindberg confirmed that there is a possibility of exchange of
properties between private owners and the school district which involves a
fairly complex procedure, requiring an appraiser on each side, and reaching
an evaluation through that process, covering the exchange of land and offsetting
of costs. The second process would be for the City or one of the school dis-
tricts holding the properties to exchange, which is a simpler process. There
is the question, though, of how the City would acquire title to the property.
He felt consideration should be given to the testimony of the first witness
who expressed some objection and felt there might be a better location for a
school than her property. It should be recognized that if the property is
to be acquired, fair market value will be paid, and if the best of the property
is taken, then damages must be compensated for as well. The public facilities
should be located in a manner that will best suit public need.
Virgil Clapp, 1199 Broadway, reported that he is familiar with the area and
with the 56 acres in question. He confirmed that 6.2 acres included in the
elementary school site belong to the Kohn family; also that about 15 acres in
the junior high site are on the high ground or the best part of the property
belonging to this family.
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Mr. Bennett commented that his family presently lives on a l0 acre site in the
vicinity of the high school site and asked if the school would include part of
their site.
Mr. Warren confirmed that about half of Mr. Bennett's property would become part
of the high school, and the balance is recommended for single family land use
classification and open space.
Member Macevicz asked what Mr. Bennett's feelings were concerning acquisition by
the high school of a portion of his property and the rest being placed in the
single family classification.
Mr. Bennett advised that prior to this hearing he had no information as to the
proposed use of their property and without discussing it with his family he would
not wish to make a commitment. They had attempted to avoid being annexed to the
City in the current annexation, but at the County level their property was
included.
Richard Marasso, 5492 Ithaca Court, questioned the City Attorney concerning the
power of the school district to condemn property for a school site. This was
confirmed by the City Attorney; however, the school districts prefer the route
of negotiation rather than condemnation.
Mr. Marasso commented that since the Otay Land Company is creating the population
for the schools, they should be required to take part in a more equitable arrange-
ment for meeting the need.
Associate Planner Lee displayed a map indicating school sites located on land
owned by the Otay Land Company and those on property under other ownership.
This was discussed at some length.
Kathryn Moore, 1134 Tobias Drive, asked the total acres of the school sites
located on Otay Land Company property, and the total on other ownerships, and
the percentage each of these figures represent to the total. She felt that a
higher percentage of land in the smaller ownerships was used for schools than
the percentage of Otay Land Company property so used. She contended this would
not be fair.
In discussion it was pointed out the requirement for schools is the result of
total development of the property and the schools should be located where they
will best fill the need ano not with regard to who owns the property. One way
or another the Otay Land Company will be required to make as many sites avail-
able as dwelling units proposed by them require.
City Attorney Lindberg pointed out that various zones placed on property by the
City may affect land values, but this must be done in the interest of the public
domain and not for the sole benefit of individual owners.
Member Macevicz expressed the opinion that the present school sites on the plan
are basically located in reference to other existing schools in the approximate
area along Telegraph Canyon Road, Otay Lakes Road and with respect to 1-805.
The proximity of existing schools has a direct relationship on the sites
selected in this development. He felt the geographic area for each school is
the prime consideration.
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As no one else wished to speak, the public hearing was closed.
There was further discussion concerning the possible hardship in developing the
remainder of the 56 acres if the two school sites were taken from it. It was
agreed that this would eliminate a great deal of the flexibility in the develop-
ment that could take place.
Director of Planning Warren requested that if the Commission does recommend to
the City Council the approval of the modifications and the pre~oning of the
additional parcels, before the matter appears on the Council agenda a corrected
map be furnished by the developer that would reflect the location of the fire
station as discussed, revisions to the proposed riding and hiking trails and
changes ill the development schedule, if necessary.
MSUC (Stewart-Chandler) Recommend to the City Council the adoption of the
revised general development and prezoning of additional parcels, subject to
the conditions requested by the Planning Director.
PUBLIC HEARING (Con%.): El Rancho del Re~ Development Area A - Otas Land Company a. Planned Unit Development
b. Change in Prezonin~ - P-C to R-1 and R-3-G
c. Tentative Subdivision Map
Director of Planning Warren referred to the plat depicting the Planned Unit
Development for 300 acres and indicated that while this is considered a good
plan and one that will create a good living environment, it is felt that some of
the most important amenities for the plan are dependent upon property outside of
the ownership of Otay Land Company. He recalled the questions raised at the
previous hearing concerning the location of schools, parks and open land, lot
size and the possible reduction in the number of 5,000 sq. ft. lots, the effect
of grading, and the question of providing access to Southwestern College from
the west or south. He commented that the primary concern of the staff is
whether this Planned Unit Development can be implemented without including the
75 acres.
Associate Planner Lee further discussed the plan pointing out that the area
just north of the proposed multiple family area has been revised into cluster
type development to provide a net increase of 16 units in one area and 19 units
another, and that the decrease in density was largely on property not in their
ownership~
Mr. Robert McFarland distributed tables of analysis and Mr. Lee commented that
the elementary school analysis indicated that the 27 acres east of this P.U.D.
would house 5 dwelling units to the acre, whereas this property has been
approved for a density of 6 to 20 dwelling units to the acre. He also asked
for comments from the applicant concerning the density of the 44 acre apartment
site, which appears to be considerably reduced from that previously submitted.
The Chairman declared the public hearing reopened.
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Ron Calhoun, Wilsey and Ham, reported that relative to the 44 acre apartment
site at the northwest corner of Telegraph Canyon Road and Otay Lakes Road,
while it was previously considered at a higher density, their precise plans
establish it for 350 dwelling units as indicated on the table. The purpose
of the table was to show that the three school sites shown in the P.U.D. area
would accommodate the total population of children from the area.
Mr. Calhoun then reviewed the history of their plans for this development
indicating they had presented plans for the development of the 225 acres between
the college and the property not in their ownership, and at that time the
Planning Department urged them to submit a plan for a larger area. They then
prepared this plan for the total 300 acres, their 225 plus 75 acres in other
ownership. In preparing that plan they used their best judgment as to the
proper uses for the various areas. He felt this is good planning for the
ultimate residents of the area, but it may not best suit the practical problems
of present ownership. He maintained their analysis shows that development of
their 225 acres can be implemented as shown without leaving the outparcels in
an unbuildable condition.
In response to the request of Chairman Rice, Mr. McFarland commented that the
larger lots were placed on the outparcels and increased cluster dwellings on
Otay Land ownership because they are focused to the open space areas. He
pointed out that the lots on the periphery, adjacent to tile college and in the
vicinity of H Street have been increased to 7,000 sq. ft. He felt they had
provided sufficient amenities on their property to offset the smaller lot sizes
adjacent to the open space.
Chairman Rice commented that it was also the Con~nission's desire to break up
the long rows of 5,000 sq. ft. lots and provide some diversity there.
Mr. McFarland pointed out that the original P-C plan provided for a density of
8.1 dwelling units to the acre. The P.U.D. on the Otay Land Company is 7.21
units to the acre.
Mr. Calhoun contended that they should not look so much at numbers but whether
the total community is functioning; are the open spaces being provided; are the
amenities being made available for tile residents in the area. The P.U.D. is
the vehicle that is used to provide these amenities and to encourage this use
there are compensating factors of cluster houses, and the use of some smaller
lots. He felt they have demonstrated that there is sufficient flexibility in
terms of circulation, schools, and open spaces, so that the outparcels can
function. They have quite a range of densities they can assume; they can go
either higher or lower in density, and still llOt destroy the basic function of
the community services which the plan provides.
Director of Planning Warren again maintained that without the 75 acres there
are not sufficient amenities to compensate for the proposed land use.
Mr. Calhoun discussed tile open space in three categories: Tile open space in the
cluster type housing, that at the ends of tile cul-de-sacs associated with the
reduced size single family homes, and the open space in the multiple family
area. He felt that each of the categories provide for the needs of the areas
with which they are associated; collectively they work together to provide
linkages with the schools, parks and any type of recreation which the system
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provides. Combined with that is the major project open space which is provided
by the San Diego Gas and Electric Co. right of way easement, the major canyon
which extends into this proposed development, and the Wilderness Park. These
are all shown on the revised general plan for the P-C and they are all linked
together. He felt the exact configuration of those linkages is not critical so
long as they do form a part of the total.
Director of Planning Warren reported that a letter has been received from the
Chula Vista City School District indicating the conditions under which the school
sites are acceptable to them.
Member Stewart commented that there are quite a few differences between the
applicant and the Planning Staff and he did not feel he would be in position to
take action on this until these differences are resolved. He recommended that
action be postponed until the next meeting to see if the applicant and staff
can resolve the differences between them.
Director of Planning Warren suggested that the staff bring back to the Commission
and the developer a resolution and revisions shown on a map on which the Depart-
ment could recommend approval.
MSUC (Stewart-Chandler) The public hearing concerning the Planned Unit Develop-
ment for E1 Rancho del Rey Development Area A be reopened and continued to the
meeting of June 21.
Director's Report
Mr. Warren announced that the Council has given their approval of the budget as
submitted by the staff, subject to a public hearing. They have tentatively
approved the creation of two new positions for the department and basically the
bulk of the Department request.
Commission Comments
Chairman Rice commented on the Commission's budget, that the Mayor had expressed
the strong wish that as many members as possible would attend the League of
California Cities convention in San Francisco this year. The Southwest Legal
Conference in Dallas was also discussed and basically agreed upon; however, no
additional funds were provided for that, so that having a representative at that
conference would probably depend upon foregoing having all of the members at the
San Francisco conference.
Member Chandler reported that he and Member Adams had taken the tour of the
Metropolitan Sewer District and found it very enjoyable and well presented.
Member Macevicz requested leave of absence from his chair for the meetings of
June 28 through August 4 for his vacation.
MSUC (Stewart-Adams) Approval of leave of absence requested by Member Macevicz.
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Written Communications
A copy of a letter from Kathryn Moore to Postmaster Stahlheber was acknowledged.
This concerned the elimination of tile alley and redesign of traffic flow in the
vicinity of the post office.
Adjournment
The Chairman declared the meeting adjourned at 10:40 p.m.
Respectfully submitted,
~:e~l S. Map'es, Secret~ry
Chula Vista Planning Commission