HomeMy WebLinkAboutPlanning Comm min 1970/01/12 MINUTES OF A SPECIAL MEETING OF THE CITY
PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
January 12, 1970
Presentation of Pin to Commission
Mayor Will Hyde presented each member of the Commission with a "key to the City"
tie clip in recognition of the important role they play in the development of
the City.
PUBLIC HEARING - REVISIONS TO THE GENERAL PLAN
Chairman Rice stated that this hearing has been called to review the Chula Vista
General Plan. The Plan was first adopted by the City in 1964; it is a guide to
insure orderly growth and development. Revisions have been made to the Plan
incorporating such changes as annexations of land to other cities; annexations
to the Spring Valley Sanitation District; changes in zoning and land use made
during the last five years by this City; a more realistic approach has been made
to the population growth;etc. He asked the staff to send a copy of the Plan,
when revisions have been adopted, to the San Diego County Planning Department
and to each member of their Planning Commission with the hope that they will
direct their efforts along these lines in the areas delineated on the map, in
order to be consistent with this City's Plan.
Director of Planning Warren briefly reviewed the origin of the Plan adopted by
the City Council in September 1964. The Plan called for an annual review, so a
review has been long overdue. After the 1970 census is completed, an overhaul of
the General Plan will be made. The Commission will not make a decision tonight,
but will consider all testimony and then continue the hearing to a later date.
Director Warren then discussed some of the changes made in the Plan, commenting
that local streets have not been delineated on the map - just the major streets
and freeways. This was done because the Plan does not delineate property lines -
the purpose of the Plan is not meant to be specific.
The very low density category, which was prevalent in the Bonita Valley, has been
eliminated ; because of today's trend, it is found to be impractical. Mr. Warren
noted that the planning area incorporated that area beginning at the San Diego Bay
to the west; the South Bay Freeway and Sweetwater Valley reservoir to the east;
Otay and Poggi Canyon to the south. The Plan is not a zoning map. By the pro-
visions of the State Law, a city can plan up to three miles outside their
city's jurisdiction. Some of the revisions made are:
1. The Bay front: this will stay pretty much the same. The Unified Port District
has jurisdiction over the waterfront. The Plan includes an enlargement of the
recreational area and tourist-commercial in the tidelands.
2. Some of the industrial areas along the waterfront have been eliminated, which
were felt to be unrealistic. An area north of E Street, west of Broadway was taken
out of the industrial zone and placed back into the residential category.
3. Some of the land placed in the '~Agricultural Reserve" category has been taken
out of the old Plan. In certain areas of the Plan, these have been placed in
three separate categories: industrial, agricultural, and commercial--as the needs
have dictated.
P.C. meeting - January 12, 1970 page 2
4. There have been changes made along the frontage of H Street, mostly to the
professional and restricted commercial category.
5. The Civic Center plan has been incorporated into this revision.
6. The areas set aside for tourist-commercial use were discussed.
7. The land use along the freeways was noted.
8. The 3100 acres of land acquired by the Otay Land Company was discussed.
These developers are working on preliminary plans for this area. Changes have
been shown on the plan of what they propose and what the City proposes.
9. A medium density land use has been incorporated in the area of the Southwestern
College. Director Warren discussed the method whereby density is calculated in areas
prevalent with slopes and hillsides. Since the City has no hillside development
ordinance at this time, they have used a general classification in computing this
density.
10. The Sweetwater Valley floor area has been left in the open space category,
with medium density classification extending into the Sunnyside region.
11. Rice Canyon is in the open space category.
12. Two school sites in the southern part of the City have been connected by a
natural canyon, as open space.
13. Some of the school sites on the old plan have been changed and new ones have
been added; the staff has worked with the School District on this.
14. The area shaded in light green on the map is the "Agricultural Reserve." Most
of this land is owned by United Enterprises and Western Salt Company.
Director Warren then commented on the projected population figures which he
indicated was a difficult thing to estimate. The staff depends on special census,
population estimates by the S~ate, and County projection figures in computing these
figures. In the old Plan, a population projection of 74,500 was made for the year
1970. The City now has a population of 68,000. For the year 1980, the old Plan
shows a figure of 122,000; this has been revised on the new plan to show a population
figure ranging from 114,000 to 122,000. Based on present trends and what seems
likely to occur, the staff believes the projection figures on the old Plan were
a little high.
The density figures used are: low density - 1 to 3 units per gross acre
medium " - 4 to 12 " " '~ "
high " -13 to 26 " " " "
very high " -27 to 43 " " " "
This being the time and place as advertised, the public hearing was opened.
P.C. meeting - Janua~j 12, 1970 page 3
Mr. Carl Reupsch, Director of Planning for the San Diego Port District, stated
that Chula Vista should be commended for updating this General Plan. He
remarked that planning is the basis of good community growth. Their commitment
to develop the tidelands is contrary to this Plan, however. In the City's Plan,
the marina is shown as open space; however, the Port's plans indicate it will
develop as commercial-recreational and tourist-commercial development. Mr. Reupsch
discussed the origin of the tidelands development which began when Chula Vista
appointed two members to a Bay committee, which committee formed the master plan.
In March 1961, the City Council of Chula Vista asked the Harbor Commission to
develop a master plan for these tidelands. In January 1964, the San Diego
Unified Port District adopted this master plan. This plan has been forwarded
to the Army Corps of Engineers, and funds have been allocated by the government
to carry the channel from 10th Avenue down to D Street in Chula Vista. Some
open space has been established along the tidelands; however, the Board of
Directors of the Port District feel the uses along this waterfront should be
carefully planned. To date, $800,000 has been expended to develop the marina in
Chula Vista. This development will be almost identical to that of Shelter Island.
Mr. Reupsch spoke of the tax rolls brought in by this development and compared
this with the future marina of Chula Vista. He said the Port will build the
harbor, and private capital will build the marina. He added that more considera-
tion should be given to recreational tourist-commercial oriented uses along that
area of the marina, instead of designing it primarily as open space.
Member Macevicz questioned Mr. Reupsch as to open space areas delineated on the
Port's plan.
Mr. Reupsch indicated there were none, and explained that this will be provided
much the same as that existing on Shelter Island, whereby one side of the
Island is "open." He explained that the Port cannot sell the tidelands, only
lease the property. Aesthestic developments can be controlled by the leases,
not by zoning. They envision motels along this waterfront; this is necessary
with any type boating and fishing facilities. They are planning for 2000 slips
here. Mr. Reupsch remarked that Shelter Island took l0 years to build, and this
proposed marina will most probably take that long also. The Port District is
currently undergoing a revision to their Master Plan.
Chairman Rice indicated concern about the amount of land being set aside for
recreational purposes. He remarked that the City would like to have this land
available for some time in the future when it is needed.
Director Warren explained that the Commission spent a great deal of time at a
workshop session discussing the tidelands development. No detailed analysis
has been made of the marina plans since no plans have been made available. The
concern is for the demand that will be voiced for parking spaces and other facilities
in conjunction with the marina development. In the review of the Port District's
plan, this Commission is requesting that they be given the opportunity to review
it with the Port.
Mr. Reupsch stated he will send each of the Commissioners a copy of the marina
plan and of the master plan for the tidelands.
Member Chandler questioned how the open space would be controlled.
P.C. meeting - January 12, 1970 page 4
Mr. Reupsch declared this would be done by leasing the land and setting aside
an amount for open space. They are primarily land developers and will be
managing several thousand acres of land along the waterfront.
Mrs. Phyllis Foster, representing the ChQla Vista Tourist and Convention Bureau,
spoke of the need for the open space which is a definite advantage to the tourists
and to the community's own residents. She spoke of tourist trade as being
an industry which brings dollars into this town, creates jobs and sales. An
average of $7.31 per person is spent by the traveling public when they come into
this city by car; more is spent by the individual coming by plane. If the
marina is properly developed with open space and tourist-commercial facilites,
it will mean a tremendous amount to the city, industrially speaking.
Mr. Eugene York, 280 K Street, past president of the Chamber of Commerce, said
he was encouraged by the remarks made by Mrs. Foster and Mr. Reupsch. Speaking
specifically of the tidelands, the feeling of the Chamber of Commerce members
is that there is too much industrial zoning along this waterfront. One marina
is less than the South Bay area needs and can support; once it is developed with
industrial and recreational facilities, it is "gone forever." The area needs long-
range planning. With the Port District's revision of their master plan, it is the
last chance for Chula Vista to be heard on what is go}ng to be developed in this
South Bay. Some industrial use is needed on the waterfront; however, the
public is rapidly changing the picture by demanding more and more open space
and recreational facilities. Mr. York spoke in favor of developing the area
toward the tourist-commercial type facilities, and locating the industrial uses
that need not be situated on the waterfront in that area to the south and western
portion of the City, where it will be adequately served by the railroad.
Mr. Lynn, faculty advisor at Southwestern College, stated he attended many
meetings during the past two months pertaining to this subject. At every meeting,
concern was expressed over the amount of recreational facilities needed. A
meeting at San Diego STate on Environment reflected this also and indicated the
need for long-range planning for the recreational purposes in the South Bay area.
Mr. Star, a resident of Chula Vista, commented that Shelter Island has Pt. Loma
as a background and this particular area has an airplane factory as a background.
He questioned the location of the proposed marina and asked if it was designated
to be an attraction for tourists or a backyard area for the City's own use.
Director Warren commented that there has been much discussion of the location for
the marina. One problem encountered in this regard was the availability of
the land.
Member Stewart felt the location of the marina was not germaine to this issue.
Member Macevicz remarked that 2000 slips will be provided for boats to provide
for the population within the next 5 to 10 years. In the General Plan, they are
supposed to be talking about the projected population of the year 1990 which
will be 160,000. He asked where this populous will put their boats, if they are
not going to provide the space for it now.
P. C. meeting - January 12, 1970 page 5
Mrs. Foster stated she would like to provide the Commission with facts and
statistics they have pertaining to the tourist industry as relative to the J
Street marina.
Mr. Reupsch declared he will report back to his Board the feeling of the com-
munity expressed here tonight. He discussed the location of the marina
commenting that all of the waterfront in the South Bay was leased years ago to
Western Salt and San Diego Gas & Electric and these leases have a number of years
yet to run.
Mr. York discussed the population projections claiming that the City has sur-
passed what the consultants have indicated for the year 1970 - if what they are
talking about is the population of the "planning area." He felt it would be
more desirable to project population onthe "planning area" instead of unknown
city limits. He added that some points that need more consideration are
potential commercial developments in the City - included should be a major
shopping center for the entire South Bay (National City and Imperial Beach
included) - he is talking about a shopping center which will require 50 to lO0
acres promoting up to five major department stores. Also, he would like to
see a comment made in the General Plan that the Commission recognizes that there
are other areas in the City that can support commercial developments which are
east of Third Avenue. Mr. York then commented on the need for multi-family
zonings throughout the Plan and felt this would be a good topic for a Commission
workshop meeting. There is no provision on the Plan for developments that would
provide for 100-500 units. Another area of concern, Mr. York added, was the need
to recognize areas for mobilehome parks. He claimed the zoining ordinance allows
a mobilehome park in any residential zone upon approval of a conditional use
permit; however, it can only be allowed in the same density of the area in
which it proposes to be located, which is not feasible.
Mr. York summarized his testimony be declaring that this General Plan was probably
not the best plan the City could have purchased. They do not have the staff to
do the job necessary - a long term revision of the Plan. He would like to see
the Commission make a request to the City Council that in the 1970-71 budget, funds
be provided to hire a consul ting firm to do a new General Plan for theCity of
Chula Vista--as soon as the 1970 census figures are available. In this way,
within the next 2 years, the community can have something more realistic for the
year 1990.
Mr. J. P. Arnold, 897 Beech Avenue, spoke of the need for airfields in this Plan.
He asked that the Commission give serious consideration for an aviation-type
reserve area, to be made part of the General Plan. He referred to the Arthur Little
report done for the C.P.O. (Comprehensive Planning Organization) which does not
mention Chula Vista.
No further testimony was received from the audience.
P. C. meeting - January 12, 1970 page 6
Director Warren asked that the hearing be continued to the meeting of
February 9 so that the staff and Commission can review the comments made tonight
and have the opportunity of hearing further testimony at this next hearing.
The Commission concurred that the continuance of this hearing should be to that
of another special meeting whereby just the one item will be discussed.
Director Warren commented that anyone wishing to add further testimony or
present reports should do so in writing before this next meeting.
Chairman Rice declared that the public hearing on this matter is continued to
the meeting of February 9, 1970 at 7 p.m.
Respectfully submitted,
~XJennie M. Ful~sz, Secretary
Chula Vista Planning Commission