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HomeMy WebLinkAboutPlanning Comm min 1977/11/23 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA November 23, 1977 A regular 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: Smith, G. Johnson, R. Johnson, Pressutti, Renneisen, O'Neill, and exoffici~ member William Snedecor of the Environmental Control Commission. Absent (with previous notification): Commissioner Chandler. Also present: Director of Planning Peterson, Current Planning Supervisor Lee, Environmental Review Coordinator Reid, Assistant Director of Public Works Lippitt, Assistant City Attorney Harron, and Secretary Mapes. The pledge of allegiance to the flag was led by Chairman Pro Tem Smith, followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (R. Johnson-Renneisen) The minutes of the meeting of November 9, 1977 be approved as mailed. ORAL COMMUNICATIONS Chairman Pro Tem Smith called for oral communications and none were offered. 1. Consideration of request to vacate Moss Street between Industrial Boulevard and I-5 - James Yamate Director of Planning Peterson advised that a letter just received from the applicant indicated that he has a prior commitment for this evening and his representative will be out of town on business; he therefore asked for a continuance of this request to the meeting of December 14. MSUC (R. Johnson-Pressutti) Consideration of the request to vacate Moss Street between Industrial Boulevard and I-5 be continued to the meeting of December 14, 1977. 2. PUBLIC HEARING: Rezonin~ PCZ-77-L - 9.34 acres at the northeast corner of Telegraph Canyon Road and Crest Drive from R-3 to R-3-P-25 City initiated Director of Planning Peterson advised that contrary to the staff report it is recommended that this City initiated application for rezoning be filed. The staff had been concerned over the zoning of this property because a substantial portion of the site is not developable due to its topographic features which include an open drainage channel and a sizeable slope bank. Applying the R-3 density to the total property area would permit the development of 269 apartment units, which would result in crowding if that number of units were placed on the developable portion of the site. Some months ago the owner submitted plans for 204 apartment units, but development was never commenced, and the staff became concerned over inquiries from other parties about the zoning and maximum yield. Today the owner affirmed that they intendto develop the property with -2- November 23, 1977 no more than 204 units and have asked their architect to explore the possibility of a lower density for condominium units. The owner has agreed to stipulate in a letter that he would not exceed the 204 units on the property and it is recommended that consideration of rezoning the property be filed without action. In response to a question from Commissioner Pressutti, Mr. Peterson advised against applying the "P" Modifying District to the property at this time since the owner had worked closely wi th the staff in determining the capability of the property, and he was reluctant to going through the procedure of two public hearings to obtain approval of a plan which has already received staff approval. This being the time and place as advertised, the public hearing was declared open. As no one wished to speak the hearing was closed. MSUC (Pressutti-R. Johnson) Application PCZ-77-L for rezoning 9.34 acres at the northeast corner of Telegraph Canyon Road and Crest Drive be filed. 3. PUBLIC HEARING: Rezonin~ PCZ-78-E - Various areas occupied by mobile home parks, from R-3 to R-3-L(M) Director of Planning Peterson pointed out this hearing involves three separate locations each occupied by a mobile home park; namely, Chula Vista Travelodge, 345 "C" Street; Brentwood Park, 1100 Industrial Boulevard; and Palace Garden, 1425 Second Avenue. He suggested that testimony be taken on each area separately and then action could be taken jointly or separately as the Commission deemed appropriate. Mr. Peterson reported that this application is a result of concern expressed by the City Council over a year ago regarding R-3 development in proximity to single family homes. As a result of a study made at that time several R-3 zoned areas were rezoned to R-1 and R-2, or to a lower density of R-3 land use. The mobile home parks being considered are developed at a much lower density than would be permitted in the R-3 zone if redevelopment were to occur. The proposed rezoning would restrict that density so that development would be more compatible with adjacent residential areas and would not overtax the schools, streets, and sewer capacity. Chairman Pro Tem Smith opened the public hearing and asked for testimony concerning the area occupied by the Chula Vista Travelodge at 345 "C" Street. Mr. Merrill, one of the owners of Chula Vista Travelodge, expressed opposition to the zone change. He indicated that if rent controls are enacted it may become unprofitable to operate a mobile home park and necessary to redevelop the site to another use. To preclude going through a zone change procedure at that time he would ask that the zoning be left as it presently exists. No one else wished to speak on that location and Chairman Pro Tem Smith called for testimony on the area of the Brentwood Park. No testimony was offered. Chairman Pro Tem Smith called for testimony on the area of Palace Garden, 1425 Second Avenue. John Thelan, attorney, 530 B Street, Suite 2300, San Diego, representing the owner of Palace Garden, expressed the opinion that this rezoning would have a -3- ~ November 23, 1977 serious impact on the use of the property. He asserted the owner had not had sufficient time to assess that impact and asked that the hearing be continued to the second meeting in December. MSUC (Pressutti-Renneisen) The public hearing .on PCZ-78-E relating to the three mobile home park areas be continued to the meeting of December 28, 1977. 4. PUBLIC HEARING: EIR-78-3 on Chula Vista Woods Subdivision Environmental Review Coordinator Reid reported that this focused EIR was prepared due to the determination by the Environmental Review Committee that this project could have an adverse impact in several areas. Mr. Reid pointed out that the project involves the subdivision of 20 acres into 54 residential lots and one open space lot which would be offered for dedication to the city as part of the natural open space in the adjacent Greg Rogers Park. The project also includes offsite improvements, such as extension of streets and sewers. Implementation of the project would require the grading of about two- thirds of the site. Mr. Reid reviewed the mitigating measures which are suggested to reduce the significance of adverse impact relating to the presence of the La Nacion earthquake fault, the land form change required, preservation of an endangered plant species, school capacities and traffic generation. He reported that input received from the Environmental Control Commission indicates that the report satisfies C.E.Q.A. He called attention to the written comments submitted by United Enterprises, Inc., and to the staff response to those comments, which will be included in the final environmental impact report. This being the time and place as advertised, the public hearing was opened. Richard Grabhorn, 8333 Clairemont Boulevard, San Diego, advised that he is the author of the draft report and that he wished to address the comments submitted by United Enterprises. He contended that the acquiring of one-half to one acre of land from Untied Enterprises to be used for offsite street right of way would not be a significant impact as it relates to the thousands of acres held by that company. He also pointed out that the question of drainage has been addressed by the staff and that the sewer line will be placed in the 10 to 15 ft. wide bottom area of a canyon, which would not affect the farming operations of United Enterprises. Pat Patek, 1007 Fifth Avenue, San Diego, property manager for United Enterprises, reported that the land to the south of the proposed project is presently being farmed. He asked for a response from the Planning Department on each of the points raised in their letter of November 21. Such response had been prepared for the Planning Commission's consideration and for inclusion in the environmental impact report. A copy was given to Mr. Patek, who asked for a recess in the hearing in order that he and his principals might review that infomation. Chairman Pro Tem Smith declared the public hearing on EIR-78-3 recessed. He advised that this hearing and item no. 5 on the agenda would be considered following items 6 and 7. -4- November 23, 1977 6. PUBLIC HEARING: EIR-78-4 for construction of church at 1550 East H Street- Church of Jesus Christ of Latter Day Saints Environmental Review Coordinator Reid noted that this EIR covers the proposed construction of a church on the south side of East H Street, east of Otay Lakes Road. The only comment received to date on the draft EIR has been from the Environmental Control Commission which found that the report meets the C.E.Q.A. guidelines and that the project suits the location very well. Mr. Reid briefly described the project which involves the construction of a 25,217 sq. ft. church and parking for 221 cars, with access via driveways on East H Street, Columbia Street and Otay Lakes Road. Attendance at special Stake meetings, held once every three months, would require parking in excess of that proposed on the site. The most severe impact due to this project would be the traffic increase on residential streets, although the peak hours of church traffic would not coincide with existing peak counts. If East H Street were extended to Otay Lakes Road and access prohibited on Columbia Street, this impact would be eliminated to a large degree. This being the time and place as advertised, the public hearing was opened. Bob Floto, 348 East Millan, advised that he had nothing to add to the environmental impact report, which he felt covered the project thoroughly but expressed a willingness to answer any questions. Commissioner Pressutti asked how it is proposed to get the attendants at the quarterly meetings from the school parking lot to the church. Mr. Floto indicated this has not been worked out, but a possible solution would be to walk from the school parking lot along the east side of Otay Lakes Road to the church's driveway entrance on that street. As no one else wished to speak, the public hearing was closed. MSUC (R. Johnson-Pressutti) The Commission adopts the draft report on EIR-78-4 as the final environmental impact project for the construction of a church at 1550 East H Street and certifies that the EIR has been prepared in accordance with CEQA. 7. PUBLIC HEARING: Conditional Use Permit PCC-78-14 - Construction of church at 1550 East H Street - Church of Jesus Christ of Latter Day Saints Current Planning Supervisor Lee noted that the location of this project was discussed under the preceding item. In discussing the site plan he pointed out that the structure will be located in the northwest portion of the site with parking to the east and south adjacent to the residential use. He noted that the access pointe into the site and the proposed circulation are circuitous and would impact the residential neighborhood. It is therefore recommended that access from Columbia Street be prohibited and that "H" Street be extended to intersect Otay Lakes Road, thus providing a more direct route on to the church site. He discussed the landscaping and the screening wall required on the south, east, and west property lines. Due to the difference in elevation of this site and the adjacent lot to the west, it is suggested that the wall on the west property line be reduced from 5 feet to 3½ feet. He pointed out the 9 conditions recommended for approval of the project. -5- November 23, 1977 In response to a request from Chairman Pro Tem Smith for a discussion of the street improvements between the property and Otay Lakes Road, Assistant Director of Public Works Lippitt discussed the requirement for 40 ft. wide paving along the center line of the street right of way. He suggested that the church may obtain some reimbursement for the offsite improvements when the adjacent property is developed, or when additional residential development to the east results in the further extension of H Street. This being the time and place as advertised, the public hearing was opened. Bob Floto, 348 East Millan Street, Stake President of the Church of Jesus Christ of Latter Day Saints over the Chula Vista Stake, noted that the Mormon Church is a building church, with 450 churches presently under construction. He expressed agreement with most of the conditions recommended in the staff report, including the dedication andimprovement of East "H" Street where it abuts the front of their property, but they feel it is unfair to be asked to develop a 40 foot wide street from their site to Otay Lakes Road. He contended that their facility would, at most, add about 5 per cent more traffic to the key streets in the area and that this traffic would occur on Sunday morning when traffic is light. He also expressed the desire that the access from Columbia be permitted as this would afford a more direct route for those cars not entering directly from Otay Lakes Road. They also wish to retain two access driveways from East "H" Street. He pointed out that due to larger family size than the average family, most Mormon families have an average of four members per car. In response to a question from Commissioner Renneisen, Mr. Floto advised that the added cost for constructing the extension of East "H" Street to Otay Lakes Road has not been determined. In response to a question from Chairman Pro Tem Smith regarding the handling of traffic occasioned by the quarterly meetings, Mr. Floto advised that in the past these meetings have been held in a much smaller building in Imperial Beach where 170 parking spaces are provided. It has always been their practice during Stake conferences to have traffic directors ~as necessary to show the participants where parking is available. He advised they have had no problems in that respect. ~ictor Wulff, 4045 Bonita Road, Bonita, architect for the church, discussed the architectural rendering of the proposed structure. He concurred with most of the conditions recommended in the staff report, but urged that the applicant be given relief from the requirement for the improvement of East "H" Street beyond their property frontage. He contended that the church's use of that street extension did not warrant the expense, which he estimated would be $55,000 to $60,O00. He suggested that if the street is needed to serve the whole community, an improvement district be established and the church would then participate for their share of the cost. Mr. Wulff also contended that it is an unnecessary expense to construct a wall on the west property line until the use of the adjacent property is determined. He also requested that the access on to Columbia Street remain since it would affect only a limited number of residents. George Wright, 471 Carvalos Drive, member of the church, discussed the financing of the building program by pledges from the members and felt it would be an imposition if they were required to spend additional money to extend East "H" Street beyond their site. -6- November 23, 1977 Kenneth H. Appleby, 61Catspaw Cape, Coronado, discussed the organization of the church. He pointed out that the EIR indicated the traffic prediction is based on 1½ passengers per car whereas cars arriving at their churches are generally full. He added his objections to the requirement for the extenstion of "H" Street and expressed the opinion that the benefit that such extension would afford the church, does not warrant the cost. As no one else wished to speak, the public hearing was closed. Commissioner G. Johnson asked for further explanation from the staff regarding the extension of "H" Street. She wondered if it is to be installed piecemeal all the way through as development occurs. Mr. Lee pointed out that the first concern of the staff was the deletion of the access from Columbia Street in order to eliminate excess traffic on that residential street. Then if the access drives on to "H" Street remain without extending "H" to Otay Lakes Road, the traffic will filter east on "H" and again back through residential streets. If those access points were closed until "H" Street has been improved, it would leave only one access drive from Otay Lakes Road into the church facility, and the traffic engineer found that unacceptable. Mr. Lee reported it is the staff's position that if the church chooses to go in at this time, it is their obligation to provide a connection to Otay Lakes Road in order to minimize the impact on the adjacent residential area. If they were to wait until the adjacent property is developed, then "H" Street would be improved to the boundary of their site. Mr. Lippitt concurred that time is an important issue, and it is recommended that a reimbursement district be formed so the church could be reimbursed for the added cost. In response to a question from Commissioner O'Neill, Mr. Lee affirmed that the owner of the adjacent property has indicated a willingness to dedicate the street right of way but are not interested in making street improvements prior to development of the property, which will probably involve a change in the General Plan and a rezoning. This would make development 9 months to a year away if they started this process at once. Commissioner Pressutti pointed out that other churches in the city have limited access drives but apparently manage withoutserious difficulties. Commissioner R. Johnson pointed out that this church has a possibility of relief in the future when "H" Street is developed. Exofficio Member Snedecor of the Environmental Control Commission suggested that the church be permitted to postpone the full development of the section of "H" Street on which their property fronts, in exchange for extending the narrower street section out to Otay Lakes Road in order to improve their accessibility. Full improvements could then be installed when the adjacent property is developed. Commissioner Renneisen expressed his understanding of the reluctance on the part of the church to bear the cost of extending "H" Street, but felt the recommendation of the staff is necessary to prevent an erosion of the traffic conditions within the residential area as a result of this conditional use. -7- ~ November 23, 1977 It was moved by Commissioner Renneisen, ~econded by Commissioner G. Johnson, that based upon the findings stated in the staff report, conditional use permit PCC-78-14, for a church facility at 1550 "H" Street, be approved subject to the conditions established in the staff report. In discussing the motion Commissioner R. Johnson expressed his opinion that the extension of "H" Street is an unfair condition based on the volume of traffic to be generated by this use in an area where the high school and college contribute far more traffic congestion. Mr. Lee suggested that the conditions relating to fencing be amended to permit the lowering of the wall on the west property line to a height of 3½ feet. Commissioner Renneisen amended the motion as suggested wi th the consent of Commissioner G. Johnson on the second. It was moved by Commission R. Johnson, seconded by Commissioner O'Neill, that condition #6 relating to the extension of East "H" St., from the boundary of the church property to Otay Lakes Road be deleted. The amendment to the motion carried by the following vote: AYES: Commissioners R. Johnson, O'Neill, Pressutti and Smith NOES: Commissioners Renneisen and G. Johnson ABSENT: Commissioner Chandler The motion as amended for approval of PCC-78-14 carried by the following vote: AYES: Commissioners Renneisen, G. Johnson, R. Johnson, O'Neill, Pressutti & Smith NOES: None ABSENT: Commissioner Chandler Chairman Pro Tem Smith called a recess at 8:55 p.m. and the meeting reconvened at 9:05 p.m. Commissioner R. Johnson was not present for the remainder of the meeting. 4. PUBLIC HEARING: EIR-78-3 on Chula Vista Woods Subdivision Chairman Pro Tem Smith reopened the public hearing. Jack Meek, 233 A Street, San Diego, realty appraiser representing United Enterprises, expressed appreciation for the opportunity to review the response to their comments. He pointed out that the gist of their letter was that the EIR addressed only the 20 acres of development and did not address any of the land outside of that site. He contended that the impact of taking the one acre for offsite street right of way does not become less due to the thousands of acres owned by United Enterprises. Mr. Grabhorn pointed out that all written input and comments offered during the public hearing become part ofthe:environmental impact report which is submitted in final form to the City Council prior to their consideration of the project. He called attention to the mitigating measures to require crossings over the street for farm equipment. It was the opinion of Environmental Review Coordinator Reid that response to the written input was prepared for the Commission's consideration and for inclusion in the environmental impact report. -- MSUC (Pressutti-G. Johnson) The Planning Commission adopts EIR-78-3 for the Chula Vista Woods subdivision and certifies that the EIR has been prepared in accordance with CEQA. -8- ~' November 23, 1977 5. PUBLIC HEARING: Tentative Subdivision Map PCS-77-5 - Chula Vista Woods Current Planning Supervisor Lee noted the location of the 20 acre parcel west of Brandywine Avenue about one-fourth mile south of Telegraph Canyon Road. The property abuts the Greg Rogers Park and school site. The R-1-H zoning of the site restricts the amount of grading and requires 5½ acres to be left in a natural state. While the subdivision is well designed and suited to this location, there is concern with regard to the time of the project since it will require the condemnation powers of the City to secure street access and an extension of the sewer line. The surrounding area on three sides is Undeveloped; it is in one ownership and has been farmed in varying degrees. Mr. Lee discussed condition 5 relating to the extension of the sewer line and called attention to the minor revision in the wording of that condition submitted today by the Assistant Director of Public Works with a copy to the acting chairman of the Commission. This relates to the construction of the sewer maintenance access road. Wi th reference to condition 9, Mr. Lee suggested that it be amended to permit dedication to the City of the open space in lieu of formation of an open space maintenance district. He indicated the open space would then become an extension of Greg Rogers Park. Any necessary planting would utilize native plant materials which require little watering and maintenance. This being the time and place as advertised, the public hearing was opened. Richard Grabhorn, 8333 Clairemont Mesa Boulevard, San Diego, expressed concurrence with the staff recommendation for approval of the map and in general with the conditions for approval. He pointed out that the average lot size is 8,000 sq. ft. The proposed dedication of open space constitutes 35 per cent of the property and will permit the preservation of an endangered plant species located in the area. Mr. Grabhorn expressed concern over three of the proposed conditions. Condition 3, covering intersection improvements at Brandywine and the entrance to the subdivision, requires "adequate deceleration lane to provide for turning movements at the intersection." He felt there is not a need for deceleration lane due to the character of Brandywine and the limited amount of traffic on that street. With reference to condition 5 relative to paving the access road for the sewer easement, he contended that due to the sandy soil it would be very expensive to pave and with an 8" sewer line the maintenance is not a major factor. He asked for relief from the requirement to pave the access road. Mr. Grabhorn asked for clarification of condition 11 which provides that the developer may be required to pay reimbursement fees for the cost of constructing improvements along Telegraph Canyon Road and Brandywine Avenue. He indicated they would have no objection to paying their fair share of the cost of improvements but do not want to be singled out in a particular way. He suggested a revision to the wording of the condition to state that in the event an improvement district is established, the developer would have no objection. With reference to the discussion on the timing of the project, Mr. Grabhorn pointed out that the adjacent property to the west is included in public development, namely, park and school. If that area had been included in private developmen~ streets and sewer lines would have been extended to the boundary of the proposed project. He contended that untimately the land owned by United Enterprises will be developed and streets and sewer would be required at that time. -9- ~ November 23, 1977 San Marcos Developnmnt is willing to pay for the land needed for the access street and to put in the street improvements. Mr. Grabhorn asked that the Commission consider modifying the conditions which he discussed. Jack Meek, 233 A Street, San Diego, representative of United Enterprises, stated they wish to be on record as opposing the development. Since there is public development adjacent on the west, he felt the subject 20 acres should be added to that public park land. Bob Thompson, realtor, 551 Third Avenue, Chula Vista, pointed out that the property proposed for development is owned by two individuals, one of whom acquired ownership in 1960, and the other in 1926. After owning the property for many years these people have come to the point where they wish to sell. They have waited for proper zoning and for an equitable price which has now been offered to them. Due to the proximity of the Community Hospital, the medical office building and schools, it is now time to develop this land for residential use. Chairman Pro Tem Smith asked if a representative of United Enterprises would comment on the conditions for the requirement of a concrete crossing over the access street to accommodate the moving of farm equipment from one side to the other. He asked if this would not adequately mitigate the impact on their operation. Pat Patek, 1007 Fifth Avenue, San Diego, contended that their track type equipment would probably tear up the surface of such crossing. He affirmed that the land is not irrigated at this time. Commissioner Renneisen asked for the basis of the opposition to this development. Rose Patek, assistant treasurer of United Enterprises, 1007 Fifth Avenue, San Diego, advised that during the period they have owned this ranch land, since 1929 and 1935, they have been approached many times for an easement to this subject 20 acres. She contended that the 20 acres has always been landlocked and that it was purchased with the knowledge that it did not have access to a public street. She avowed that United Enterprises should not be forced to give up land necessary for a project to provide economic benefit to another owner. At this time she could not ascertain whether the subject development would have a financial impact upon their own holdings. Chairman Pro Tem Smith asked Assistant City Attorney Harron to explain the condemnation proceedings for right of way. Mr. Harron advised that if it is found to be in the public interest, the City has the right, under public domain powers, to condemn the right of way. In this case the developer's attorney would be deputized tu bring the condemnation action in the name of the city at his own cost. If approval is given for development of a landlocked property, it would be in the public interest to bring the action to provide access. Assistant Director of Public Works Lippitt reported that on May 24, 1977 the City Council considered the developer's request for access to this 20 acre land- locked parcel and voted unanimously to restate the City of Chula Vista's policy to be willing to use eminient domain if the City believes a development is appropriate and in the best interest of the City. -10- November 23, 1977 Mr. Harron added that under eminent domain proceedings fair market value is paid for any land so tak~. Director of Planning Peterson pointed out that while the Council stated their policy last spring they did not make a firm commitement to use that power. He felt the Council wished to address that issue after holding a hearing on the proposed development and weighing the testimony. Mr. Grabhorn acknowledged that the development proposal must first receive the approval of the City Council and then if reasonable negotiations between the developer and the other land owner do not reach an agreement, the developer would request the city to use that power. Mr. Grabhorn reaffirmed his belief that the proposed concrete crossing over the access road would withstand the travel of farm equipment without being damaged. He pointed out that if it is desired to irrigate the property, irrigation lines can be run through the culvert to be installed under the street. John Shakespeare, an officer in the San Marcos Development Company, residing in Escondido, reported a discussion he held with Mr. Newell, President of United Enterprises, about a year ago, regarding the effect on their tax status if more than five parcels are sold during a year. Mr. Newell had indicated that from that standpoint condemnation might be preferable to sale of the small area required for right of way. Mr. Shakespeare spoke of other developments of their company and asserted that if this project is approved it will be one which the City of Chula Vista will be proud of. As no one else wished to speak, the public hearing was closed. Commissioner Renneisenraiseda question as to the need for a paved road along the sewer easement. Assistant Director of Public Works Lippitt advised this is a requirement which is placed on any development that requires a sewer to be installed through open space land. In this instance the sewer is to be placed at the bottom of a natural drainage area and in many instances the water may flow over the sewer line. It is felt that asphalt paving is needed to support the heavy duty sewer cleaning equipment. Current Planning Supervisor Lee clarified the point that the 7 acres which may be dedicated to the city instead of placing it in a maintenance district is open space land and not usable park land. ThedevelQperwould still be obligated to pay park fees. The developer has the option of retaining that land and forming an association to maintain it. Mr. Lippitt pointed out that the developer would be required to pay reimbursement fees for improvement of Telegraph Canyon Road and Brandywine Avenue only if a reimbursement district is formed in order to spread the improvement costs equitably over all development projects. With reference to the requirement for deceleration lane, Mr. Lippitt explained that what they want is a curb return at the intersection of Brandywine and the access street of sufficient radius to enable cars to make the turn at a reasonable ~' -ll- ~ November 23, 1977 speed of perhaps 20 miles an hour so as not to slow way down thereby delaying emergency vehicles headed for the hospital They were not thinking of a 200 or 300 foot long deceleration lane. MSUC (Renneisen-Pressutti) Based on the findings contained in the staff report, the Planning Commission recommends to the City Council the approval of the tentative subdivision map for Chula Vista Woods, PCS-77-5, subject to the conditions in the staff report with the following amendments: Condition 9 be amended to include the alternative of dedication to the City of the 7 acres of open space land. Condition 3 be amended by deleting "adequate deceleration lane" and insert instead, "adequate radius of curb return to provide for the turning movement." Condition 11, be amended to read,"In the event an improvement district is established, the developer may be required to pay proportionate reimbursement fees for the cost of constructing improvements along Telegraph Canyon Road and Brandywine Avenue." Condition 5 be amended to read, "The sewer shall be extended easterly of Oleander Avenue along the ultimate center alignment of East Palomar Street. The sewer shall extend at a grade to serve properties lying southerly and east of Chula Vista Wood Subdivision. A paved access road shall be provided along the offsite road for city sewer maintenance vehicles and equipment. The sewer maintenance access road shall be 12 feet wide and shall be constructed to an alignment and grade and with a structural section approved by the City Engineer" Chairman Pro Tem Smith called for the Director's Report and for comments from the Commission, and none were presented. ADJOURNMENT The meeting was adjourned at 10:05 p.m. Respectfully submitted, Helen Mapes Secretary