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HomeMy WebLinkAboutPlanning Comm min 1973/10/29 MINUTES OF A SPECIAL MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA October 29, 1973 A special 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: Macevicz, Rudolph, Swanson, Wilson and ex-officio member Anewalt. Absent: Chandler (with previous notification), Rice and Whitten, Also present: Assistant Director of Planning Williams and City Attorney Lindberg. Chairman Macevicz led in the pledge of allegiance to the flag followed by a moment of silent prayer. 1. PUBLIC HEARING: Consideration of Open Space Element of the Chula Vista General Plan. Assistant Director of Planning Williams reported that pursuant to a letter from the Director of Planning of the San Diego Port District some changes are recommended for consideration in the Policies section of the Element to bring it into conformance with the General Plan of San Diego Unified Port District. Mr. Williams also pointed out additions made on the Open Space map which include an area on the south side of Telegraph Canyon Road, an area in the Rancho Rios development leading to the Otay flood plain, and a park in the Bayfront area; also added to the map is an area in agricultural reserve directly east of the present city limits but within the city's sphere of influence. Mr. Williams discussed the various types of open space, existing and proposed, and implementation methods for retaining the various types. He advised it is his understanding that the State requires cities to have zones and ordinances to implement the retention of open space but does not require a specific open space zone. Commissioner Wilson asked if this Open Space Element is compatible with the C.P.O. Open Space plan. Mr. Williams indicated it is and pointed out that the C.P.O. plan designates only major open space areas, such as the Sweetwater Flood Plain, Otay River Flood Plain and agricultural land. He reported he was not certain of the status of the San Diego County Open Space Plan. Chairman Macevicz commented on the apparent concern of the Port District Planning Director over the need for a clearer delineation of the marshlands and adjoining mud flats. Mr. Williams felt this concern will be allayed by the proposed revision to Policy 2 which adds, "adjoining mudflats and shallow water areas, as shown in the San Diego Unified Port District Master Plan and the Chula Vista Bay- front Study," City Planning Commission -3- 10/29/73 - Commissioner Wilson expressed support of the Open Space Element as written setting forth the policies of the City for retaining Open Space rather than attempting to spell out each area of Open Space. Commissioner Rudolph questioned policy 4 which relates to major ground water recharge areas. Mr. Williams indicated there are none of major signficance within the city limits. The County feels there may be some in the eastern part of the planning area. Kathryn Moore, 1134 Tobias Drive, pointed out that a good example of ground water recharge area is the Tijuana flood plain. She noted that one of the plans of the City of San Diego concerning the flood plain is to recharge the agricultural land and wells in the'Tijuana flood plain by not building the concrete channel, but instead constructing dikes, so that heavy rains will tend to raise the water level in the wells and help regenerate the agricultural land in the flood plain. With reference to policy 5, Commissioner Rudolph expressed the opinion that the Williamson Act is not a very effective means of preserving agricultural lands. She also commented on policy 7 which states that as the presently urbanized areas of the city are redeveloped, additional open space for outdoor recreation should be acquired. She felt there should be an active program to try to get open space in developed areas prior to redevelopment, and suggested that citizen input could be very helpful in this instance. Chairman Macevicz commented on the number of small open space or mini park areas he had observed throughout Berkeley on his recent visit to the area and suggested that a letter written to that city might result in some beneficial suggestions. Commissioner Rudolph asked what criteria will be used with respect to policy 8 for the development and retention of private open space. Mr. Williams pointed out that guidelines for this are contained in the P.U.D. Policy, the Mobile Home POlicy, and to some extent in the P-C zone. Commissioner Rudolph questioned the meaning of "urban form" referred to in policy 9, and whether the developer would know what is required to conform to this policy. She felt this should be more clearly defined. Mr. Williams indicated the initial phase of urban form is the green belt buffers to the north and south perameters of the city which divides it from adjoining cities. He felt the Hillside Modifying District through retention of steep slopes will help to fulfill this policy. Commissioner Rudolph suggested that riding, hiking, and bicycling trails should be incorporated in the open space plan and that they should be in green belt areas, not on city streets. Commissioner Swanson suggested that the only way policy 7 could be changed would be by establishing a percentage figure in developed areas which the city would strive to devote to open space; it would not be possible to designate prior to redevelopment the exact location of open space. Mr. Swanson expressed support of the Element as it is presently written as he felt it is broad enough to permit foreseeable changes and precise enough to give control as needed. City Planning Commission -4- 10/29/73 As no one else wished to speak, the public hearing was closed. Assistant Director of Planning Williams called attention to the staff recommendation for revision of policies 2 and 12 and the inclusion of an addi- tional policy supporting the efforts of the Port District to encourage the utilization of areas for agriculture. MS (Swanson-Wilson) Approval of a resolution adopting the Open Space Element with the inclusion of revisions RESOLUTION NO. PCM-73-22 stated in the staff report, and a recommen- dation to the City Council to adopt the Open Space Element. Commissioner Rudolph moved that the motion be amended to include a policy manual to be developed ~ith the assistance of a citizens study group after the adoption of the Element. The motion for amendment died for lack of a second. The motion for adoption of the Open Space Element carried by the following vote, to-wit: AYES: Members Swanson, Wilson, Macdvicz and Rudolph NOES: None ABSENT: Members Chandler, Rice and Whitten MS (Rudolph-Swanson) Recommend to City Council that following the adoption of the Open Space Element a policy manual be adopted to go along with it which is to be formulated with the assistance of a study group. The motion failed by the following vote: AYES: Members Rudolph and Swanson NOES: Members Wilson and Macevicz ABSENT: Members Chandler, Rice and Whitten 2. PUBLIC HEARING: Consideration of Conservation Element of the Chula Vista General Plan. Assistant Director of Planning Williams called attention to the revision to policies recommended in the staff report as a result of comments received from the Director of Planning of the Port District. He pointed out that this element will mainly be supportive of other agencies, such as the Port District and Water District, which have jurisdiction over the water resources. Commissioner Rudolph expressed concern that a more effective method of preserving agricultural land than the Williamson Act should be found. City Planning Commi~oion -5- 10/29/73 Assistant Director Williams pointed out that there is a very limited amount of agricultural land within the City limits. He also advised the State is having problems in adopting legislation or developing their own policies for the preservation of agricultural lands. Legislation enacted last year requires that the State pay local agencies for costs entailed by State mandated programs and since that time they have backed off from what had been anticipated because it would begin to cost them money. Ann Payne, 3836 Alameda Way, Bonita, expressed the hope that the City could give some serious consideration to conserving agricultural lands and pointed out the change since Chula Vista was the Lemon Capital of the World. Commissioner Wilson pointed out that policy B under Agriculture in the Conservation Element supports the enactment of new State legislation to provide greater incentive to retain agricultural lands in agricultural use. He felt that too rigid a policy in regard to saving agricultural land would restrict any future growth of the City. Commissioner Rudolph pointed out that the California Tomorrow plan has recommended that the State zone agricultural lands so they will stay that way. She suggested that the City contact its representatives and urge them to support such a plan. Assistant Director Williams called attention to the staff recommendation for additional policies under the Water Resources and Wildlife and Vegetation sections to make this Element compatible with and supportive of the Port District Master Plan. MSUC (Rudolph-Wilson) Approval of a resolution adopting the Conservation Element with the inclusion of the added policies RESOLUTION NO. PCM-73-23 recommended in the staff report, and a recommendation to the City Council to adopt the conservation Element of the Chula Vista General Plan. DIRECTOR'S REPORT Assistant Director of Planning Williams reminded the Commission of the joint conference between the City Council, Planning Commission and Human Relations Commission scheduled for November 7, 1973 at 7:00 p.m. and advised that the meeting place has been changed to the Council Chamber. The Housing Element of the General Plan will be discussed at this meeting. COMMISSION COMMENTS Chairman Macdvicz called attention to the League of California Cities dinner meeting to be held at Imperial Beach on November 13th. He also reported briefly on the League Conference he attended in San Francisco, noting that the general meetings took on a political air mainly concerning debate on Proposition 1 on the upcoming election. He reported the League did not take a stand for or against this measure. Commissioner Wilson reported he will not be able to attend November 21st meeting.