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HomeMy WebLinkAboutPlanning Comm min 1973/05/14 MINUTES OF A REGULAR ADJOURNED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA May 14, 1973 The regular adjourned meeting of tile City Planning Commission of Chula Vista, California, was held on the above date beginning at 7:00 p.m. with the fol- lowing members present: Rice, Macevicz, Chandler, Whitten, Rudolph and Swanson. Absent (with previous notification): Member Wilson. Also present: Director of Planning Peterson, Director of Public Works Cole, Assistant Direc- tor of Public Works Roberts, Fire Chief Smithey and City Attorney Lindberg. Tile pledge of allegiance to the flag was led by Chairman Rice, followed by a moment of silent prayer. Chairman Rice called for oral communications and none were offered. Director of Planning Peterson stated that pending before tomorrow night's meeting of the City Council, continued from last week, is the Community Hospital's request for waiver of undergrounding utility requirements. Last June the Planning Commission approved development plans for the Hospital, with the requirement that all electrical utilities be placed underground, both along Telegraph Canyon Road and along Brandywine down to tile hospital site. The Council has asked for the Commission's rationale in establishing this condition of approval. It was determined that the factors involved had been the relatively low cost of undergrounding in proportion to the total cost of the project,.and that waiving the requirement would set a precedent for otl~er other proposed devel- opments in the area. Consideration of the 1973-74 Capital Improvement ProQram Director of Public Works Cole, Assistant Director of Public Works Robens and Fire Chief Smithey answered questions by members of tile Commission on various items of the proposed program. MSUC (Wi~itten-Macevicz) Recommend to the City Council that tile proposed Cap- ital Improvement Program for the fiscal year 1973-74 is in conformance with tile approved General Plan and will accommodate the orderly implementation of such plan. Consideration of conditions of approval of the Sports World General Development Plan Director of Planning Peterson advised that this item is again before the Planning Commission because the Zoning Ordinance requires that if the Council chooses to modify or amend a recommendation of the Commission regarding a zoning matter it must be referred again to the Commission for a report. -2- 5/14/73 Mr. Peterson stated that because the applicant's plan proposes about 1500 more dwelling units than approved in the Council's modification, the staff was unable to recommend definite conditions of approval for the submitted plan. However, in an effort to make some progress, he urged that full and detailed consideration be given to the conditions of approval in draft form presented by the staff so that the Commission's acceptance, rejection or modification of those conditions would give some direction to both the applicant and the staff. Chairman Rice asked for a clarification of the action or actions available to the Commission at this point. Mr. Peterson thought that the Commission's primary responsibility is to report back to the Council accepting the direction they have given. If the Commission still retains the view they had expressed earlier they should perhaps reiterate that, but should respond to the Council direction and try to come up with the best conditions of approval they think should be formulated. City Attorney Lindberg concurred with Mr. Peterson, further stating that it is the process followed in all other zoning matters to bring about a cooperative effort between the Council and the Commission. Member Rudolph thought the Commission should not forfeit the opportunity to make constructive recommendations. She felt substantial changes have been made in the plan which the Commission considered and it might be helpful to have amendments to the Environmental Impact Report on those sections where the impact will have changed, and would like a map (at least to the scale of 1-800) which would clearly delineate all the present uses surrounding the project including the placement of buildings and what future changes in use are expected. Mrs. Rudolph listed some further conditions she would like to see added to those recom~ended by the staff. She would like a description of the possible alternatives in land use should the owner be unable to continue operation of the arena at some future time. She suggested that the cost-revenue be re- studied and the City make some determination about what taxes need to be levied and realistically what funds could be expected from them and how far they will go toward paying the costs of the facility. She believes, also, that some goals should be set for the development so when specific plans are presented there will be a standard to which they must conform. She suggested the following criteria: (1) Provide for a variety of housing types within each development area and require a specified amount of low and middle-income housing; explore all possibilities to obtain subsidies for some of the low- income housing and to reduce the cost of some of the housing, and make the viable possibilities a requirement for some of the housing; (2) reduce the density to that which the hillside development studies have indicated and require a PUD development which minimizes grading; (3) centrally locate schools and parks within residential areas, and within walking distance along paths removed from automobile traffic; place together common open space and small neighborhood commercial facilities within walking distance along paths removed from automobile traffic, provided with a transit stop and little or no parking area; surround each development area with continuous open space within walking -3- 5/14/73 distance of each residence; (4) prevent urban sprawl; and (5) reduce energy requirements and preserve the environment. Chairman Rice asked the City Attorney if he deemed it appropriate for the Commission to review some of the particular areas of the EIR which might be af- fected by significant changes proposed in both the residential and commercial development. City Attorney Lindberg replied that it was his understanding that a reanalysis of the situation would be made by the Environmental Review Committee, and he would not be able to say as a matter of law, but it was his opinion that a new EIR would not be required inasmuch as the Council's modification would result in substantially reduced density. Member Whitten disagreed with the City Attorney in that he felt a new EIR should be considered since the project as modified by the Council is of vastly different significance from the one previously considered by the Commission, and reduction of the proposed development by approximately two-thirds will certainly change the impact on the City. He believes the requirement for single family housing is not good planning; the topography in some areas would lend itself better to other types of residential development. Chairman Rice, Member Whitten and Member Swanson commented that they did not believe it was realistic to consider the mixed housing which Member Rudolph had suggested because of the low density imposed by the Council. It was their feeling that if a developer were restricted to a certain density he should be allowed a certain amount of flexibility for an economically viable type development which would afford him a reasonable return for his invest- merit. Member Rudolph believed that in all fairness it is the only way the City can go. The City should not set up exclusive zones. She felt that it is in- cumbent upon the City to perhaps help subsidize some housing or find ways to decrease the cost of some of it. She said mixed housing should not be eliminated without a serious attempt being made to include it. MSC (Chandler-Whitten) The Commission reiterates its previous position of recommending denial for modification to the existing P-C zone for Dr. Leonard Bloom's Sports World. The motion carried by the following vote: AYES: Members Chandler, Whitten, Macevicz, Rice and Rudolph NOES: Member Swanson ABSENT: Member Wilson MSUC (Whitten-Rudolph) In the event the Council overrules the recommendation for denial and approves the Sports World Development, the Commission recommends the following conditions of approval for consideration: -4- 5/14/73 1. Areas designated on the approved General Development Plan as permanent open space shall be dedicated to the City at the time of filing a final map for the phase in which the open space lies. As an alternative to accepting fee title to the open areas, the City may accept development rights or an open space easement over these areas. 2. The revised General Development Plan shall include a development schedule. 3. The 25 acre parcel immediately west of tile arena shall be designated "Recreation-Commercial Reserve." The 27 acre parcel between the service road and 1-805 shall be designated as permanent open space. 4. The Regional Shopping Center shall be limited to an ultimate size of 70 acres accommodating not more than 800,000 square feet of floor area. The Center shall not open prior to the completion of 1-805. Council reserves the prerogative of controlling the timing of development of the Center so that it can be related to population growth in the eastern part of Chula Vista's Planning Area. 5. Neighborhood Shopping Center sites need not be showr~ on the General Development Plan but should be included at the time specific plans for development are submitted. 6. Public facilities such as schools and parks shall be centrally located with regard to their service areas. The revised General Development Plan shall be accompanied by letters from the Chula Vista Elementary School Dis- trict and the Sweetwater Union High School District indicating their endorse- ment of the school portion of the General Development Plan. 7. A public community park of approximately 20 acres shall be included at tile northwest corner of the intersection of H Street and the easternmost north-south collector street (at the eastern end of Wilderness Park). 8. The proposed Equestrian Center may be deleted from the plan at the option of the developer. 9. The applicant shall dedicate a fire station site to the City of Chula Vista prior to the issuance of a building permit for the Sports Arena. The specific location of the site shall be subject to the approval of the Fire Chief. 10. Prior to the issuance of a grading permit for a specific development area, the applicant shall establish an Open Space Maintenance District for each area, in accordance with the City's Ordinance No. 1400. Specific details of the establishment of the district shall be subject to the approval of the City Council. ll. Grading shall not intrude into those areas designated as natural open space, except for construction of paths, utility easements, and limited contoured grading necessitated by adjacent development. -5- 5/14/73 12. The General Development Plan shall include a master plan for bicycle trails which interconnect natural open spaces, recreation facilities, and major destination points, such as schools and shopping facilities. Such plan shall include standards for on and offstreet paths. A master plan for riding and hiking trails shall be prepared to interconnect the natural open spaces and other equestrian trail systems. Such plans shall include under- crossings, where necessary, and standards for improvement. 13. In addition to the foregoing conditions of approval~ the applicant shall comply with those conditions proposed by the Director of Public Works in his memorandum of May 7, 1973 to the Director of Planning. 14. A study shall be made of the possible land use alternatives if, at some future time, the owner should be unable to continue operation of the arena. 15. The cost-revenue study shall be reviewed and a revised estimate made of costs and revenues relative to the residential, commercial and arena elements of the Plan. 16. The following goals shall be set for provision of a standard to which specific plans must conform: a. Provide housing opportunities for all citizens. b. Conform to hillside criteria. c. Create an amenable environment. d. Prevent urban sprawl. e. Reduce energy requirements and preserve the environment. 17. The residential development shall not be limited to single-family housing, but shall include a full range of housing types. 18. The Environmental Impact Report shall be reviewed and revised. ADJOURNMENT MSUC (Whitten-Macevicz) The meeting be adjourned at 8:30 p.m. to the meeting of May 21, 1973. Respectfully submitted, Leoda Schol 1 Acting Secretary