HomeMy WebLinkAboutPlanning Comm min 1985/01/09 Tape 255 - Side 1
MINUTES OF A REGULAR BUSINESS MEETING
OF THE CITY PLANNING COMMISSION OF
CHULA VISTA, CALIFORNIA
7:00 p.m. Council Chambers
Wednesday, January 9, 1985 Public Services Building
ROLL CALL:
COMMISSIONERS PRESENT: Chairman Green, Commissioners Cannon, Carson,
Guiles, O'Neill, Shipe and Tugenberg
STAFF PRESENT: Director of Planning Krempl, Planning Consul-
tant Gray, Assistant City Attorney Gill, Senior
Civil Engineer Daoust, Environmental Review
Coordinator Reid, City Traffic Engineer Glass,
Director of Community Development Desrochers,
Redevelopment Coordinator Zegler
PLEDGE OF ALLEGIANCE - SILENT PRAYER
The pledge of allegiance to the flag was led by Chairman Green and was followed
by a moment of silent prayer.
INTRODUCTORY REMARKS
Chairman Green reviewed the composition of the Planning Commission, its responsi-
bilities and the format of the meeting.
ORAL COMMUNICATIONS
None
1. CONSIDERATION OF FINAL EIR-85-1 - BAYFRONT SPECIFIC PLAN
Environmental Review Coordinator Reid advised that the oral testimony taken at the
public hearing of December 19, 1984 concerning biological impacts, as well as
additional comments received in writing, have been incorporated into the comments
and response section of the final EIR.
Kim Howlett, RECON, addressed the items of biological resources and land form and
visual quality. He reported that the biological section has been refined and
enumerated the specific impacts resulting from the project and mitigating measures
to address those impacts; the section concludes that the potential impacts have
been substantially reduced by the mitigation measures incorporated into the project.
Correspondingly, the Less Intense Development Alternative has been revised to
include a reduction of impacts to land form and visual quality. In the Bayfront
Project, the visual quality pertains to the existing open space view of the agri-
cultural operations, the Sweetwater Marsh and the San Diego Bay, as compared to
the proposed development which includes one 8-story hotel with the possibility of
increasing the height to 12 stories, and buildings ranging in height from 55 feet
to 22 feet. This development will obstruct existing views in many locations;
this impact will remain after consideration of specific guidelines and is considered
significant.
Planning Commission Minutes -2- January 9, 1985
Commissioner O'Neill pointed out that reference in the report to ramps to Route 54
to connect the tidelands appears to be in conflict with the position of CalTrans.
Director of Community Development Desrochers asked that reference to the ramps be
deleted since CalTrans has no funding for such ramps. Instead, the City is working
on plans to refine the "E" Street intersection to improve traffic circulation to
the freeway at that area.
In response to a question from Commissioner Cannon, Director Desrochers advised
that the "E" Street improvements will include widening the overpass bridge from
seven lanes to nine lanes with the additional lanes to serve traffic flowing on to
the freeway.
Mr. Reid advised that the response to CalTrans' request concerning the Route 54
ramps is included on page 77 of the EIR.
MSC (O'Neill/Guiles) The Commission certifies that Final EIR-85-1 has been pre-
pared in accordance with the California Environmental Quality Act, the State CEQA
Guidelines, the Environmental Review Procedures of the City of Chula Vista and the
Commission has reviewed and considered the information in the Final EIR.
Commissioner Shipe abstained from voting because he was not present at the public
hearing held on December 19, 1984.
2(a) PUBLIC HEARING: PCM-85-5 - CONSIDERATION OF THE DRAFT BA~FRONT SPECIFIC
PLAN
2(b) PCM-85-6 - AMENDMENTS TO THE SUBDIVISION ORDINANCE ~TITIE
18) TO IMPLEMENT THE BAYFRONT SPECIFIC PLAN
Director of Planning Krempl reported that this Draft Bayfront Specific Plan was
prepared by the firm of Sedway-Cooke and is currently being considered by the staff
of the California Coastal Commission and when adopted will replace the Bayfront
Specific Plan adopted in January, 1974.
In addition to land uses, the Plan provides for the implementation of the project
and zoning regulations. The amendment to the Subdivision Ordinance will implement
the Bayfront Land Use Plan as well.
The Planning Department feels the regulations in the plan will achieve the goals
expressed and approved by the California Coastal Con~ission.
Director of Community Development Desrochers reviewed the past efforts and schedule
of future hearings before the City Council and Coastal Commission for approval of
this plan. He requested Dr. Gruen to speak on the economics of the plan and
Ms. Sorenson to address the biological aspects and effects.
Claude Gruen, Principal Economist of Gruen, Gruen Plus Associates, advised that
the alternative of not using Gunpowder Point for an eight-story hotel was analyzed
and it was concluded that deleting or moving that hotel would result in a project
that was not feasible. The plan now being presented would be economically feasible
to a developer and to the City in deriving net benefits.
Planning Commission Minutes -3- January 9, 1985
JoAnne Sorenson, Consulting Biologist, Jones and Stoke~Associates, 2321 "P" Street,
Sacramento, California, expressed the opinion that mitigation measures included in
the EIR adequately address all biological impacts identified. She pointed out that
not only will 13 acres of wetland be offered for the 6.45 acres to be removed but
the quality of the habitat to be provided will be superior to that presently exist-
ing. She further noted that a study of buffers by fence and heavy vegetation would
meet the requirements, and that buffer was only 25 feet wide as compared with the
lO0-foot wide buffer being proposed in the Bayfront plan. She pointed out that the
plan provides a funding mechanism to guarantee the long-term maintenance of the wet-
lands.
Director Desrochers further emphasized that the City can ensure the maintenance of
the marshes in a better state than presently exists.
Mr. Desrochers passed to the Commissioners a list of revisions to the Specific Plan
recommended by the Coastal Commission. He reviewed each of the revisions with the
Commission and asked that they be incorporated into the plan as submitted. Mr. Dave
Zegler assisted in the explanation of the proposed changes.
Director of Planning Krempl advised that the proposed revisions to the Subdivision
Ordinance insert into the ordinance language which references coastal plan consis-
tency with the Coastal Commission procedures; these changes augment the ordinance
rather than make any significant changes to the content of the Subdivision Ordinance.
Director Desrochers submitted a sheet noting one addition to the proposed ordinance
by adding on page 44, subsection E, to incorporate the Bayfront Specific Plan 1985
as part of the section.
This being the time and place as advertised, the public hearing was opened.
No one wished to speak and the public hearing was closed.
In discussion by the Commission, it was clarified that if conflicts arise between
the certified Local Coastal Program and the Subdivision Ordinance, the provisions of
the Coastal Program shall prevail.
MSUC (Shipe/Cannon) The Commission adopts the Draft Bayfront Specific Plan as
presented and with the changes set forth in the memorandum from Paul G. Desrochers,
dated January 9, 1985.
MSUC (Shipe/Cannon) The Commission recommends to the City Council the adoption of
the proposed amendments to the Subdivision Ordinance including the insertion of
subsection E on page 44.
3. CONSIDERATION OF "CANDIDATE CEQ~FINDINGS" - BAYFRONT SPECIFIC PLAN
Environmental Review Coordinator Reid reported that the findings which were prepared
by staff and RECON indicate that virtually all of the potential impacts from the
implementation of the Bayfront Plan can be mitigated to a level of insignificance.
There are two exceptions to this; namely, the water supply issue which is under the
jurisdiction of the Sweetwater Authority, and the visual impact. In order to mitigate
the second impact, the "no project" alternative would have to be implemented and
findings were made as to the infeasibility of that option.
Plannin§ Commission Minutes -4- Janu~a~ry 9, 1985
Mr. Reid requested that the following changes be made to the findings:
On page 5, section b, in the second paragraph, last sentence, delete the
word "potential."
On page 6, following paragraph e, at the bottom of the following paragraph,
add the statement that the buffer design was also accepted by the Coastal
Commission and reference their action, 1984:7
On page 8, under Findings, strike item c, the reference to the ramp con-
nections to Tidelands Avenue from Route 54.
In response to questions from Commissioner Guiles, it was affirmed that this pro-
ject will comply with the proposed noise ordinance under consideration for the City
as a whole, and further that the biological impacts have been mitigated, with the
deletion of the word "potential" relating to the Least Tern habitat.
Mr. Desrochers affirmed that this project will meet the requirement of providing
10 percent low and moderate income housing, as adopted in the Housing Element.
In addition, there is a provision that 20 percent of the tax increment will be used
to provide low and moderate income housing.
In response to a request for clarification, Traffic Engineer Glass advised that
the figure of 43,140 refers to total trips ultimately genera ted by this project,
not to additional trips over the existing traffic generation; the new trips would
be 27,260. He felt that, at this time, it is not possible to determine the impact
of these trips to I-5, since it would depend on their point of origin and desti-
nation.
MSUC (O'Neill/Carson) The Commission adopts the "Candidate CEQA Findings" and
Statement of Overriding Considerations on the Bayfront Specific Plan, including
the revisions recommended by Mr. Reid, and the clarification of traffic generation
by striking the word "new" with reference to the 43,140 trips.
The meeting recessed at 8:00 p.m. and was reconvened at 8:10 p.m.
4. CONSIDERATION OF FINAL EIR-84-1 - EASTLAKE I
Director of Planning Krempl recommended that this item be continued to the meeting
of January 23 because of a letter received from United Enterprises requesting a
continuance of the public hearing on the proposed General Development Plan and
Sectional Planning Area Plan for EastLake I. It is felt that the final EIR and
"Candidate CEQA Findings" should be adopted at the same time as the plans for the
project.
Assistant City Attorney Gill suggested that any action on agenda item 4 (Environ-
mental Impact Report for EastLake I) be deferred until after the public hearing
on the development plans.
Planning Comission Minutes -5- January 9, 1985
5, PUBLIC HEARING: PCM-84-9 - AMENDMENT OF ADOPTED GENERAL DEVELOPMENT PLAN
AND CONSIDERATION OF THE SECTIONAL PLANNING AREA (SPA)
PLAN, PUBLIC FACILITIES AND FINANCING PLAN, DEVELOPMENT
AGREEMENT - EASTLAKE I
Director of Planning Krempl noted that this public hearing on the SPA Plan for
EastLake is the normal action subsequent to the General Plan which was previously
considered and approved by the Planning Commission and City Council for EastLake I.
Mr. Krempl announced that he would make some comments on the educational facilities,
and then introduce Bud Gray, Planning Consultant for the City on this project, and
Mr. Wayne Wedin, Principal of Wedin Enterprises, Inc., who will comment on the
Public Facilities and Financing Plan and the Development Agreement.
With respect to the educational facilities, Director Krempl advised that Mr. John
Lynn, Assistant Superintendent for Business Management of the elementary district,
is attending this hearing, and the Comnissioners have a copy of a letter submitted
by Mr. Lynn today. Mr. David Perry from the Sweetwater High School District was
not able to attend this meeting but has advised that they have had a number of
meetings with the applicant and with their board, and draft development agreements
have been discussed at the staff level and negotiations are continuing in a positive
fashion.
Based on the elementary school draft master plan for EastLake I, there isa need for
two elementary schools, one in the EastLake Hills neighborhood, and a second one
to be addressed in the supplemental SPA for EastLake Greens. Negotiation is pro-
ceeding for a high school site to be at the south boundary of EastLake I; various
financing techniques have been identified to satisfy the needs for the district in
the qualitative as well as in a financial way.
Mr. Krempl again noted the letter from Mr. Spata of United Enterprises requesting
a continuance of the public hearing, and if the Commission deems it appropriate,
the staff requests a continuance to the meeting of January 23, 1985. In the event
that action is taken, the City Council hearing initially targeted for January 22nd
would be convened on January 29th instead, assuming Planning Commission action
prior to that date.
Planning Consultant Gray reviewed the background of this project for the benefit
of the Commissioners who were not on the Co~ission when the General Development
Plan was approved 2 years ago. The project involves property known as the Janal
Ranch and contains 3,073 acres in total, extending on both side of Otay Lakes Road
~ut to the Otay Lakes Reservoir. It was the original intent of the applicant to
master-plan the entire 3,073 acres at one time, and they did propose an amendment
to the City's General Plan showing an overall master plan of development which
encompassed 10,000 - 11,000 dwelling units, several hundred acres of industrial
park, commercial uses, etc. That plan had a development schedule timeline of
20 to 25 years. Extensive studies were done by the applicant to support that plan
for the entire acreage, including fiscal studies, traffic projections, public
facilities, and a host of other supporting analyses that were provided to the City
staff.
Planning Commission Minutes -6- January 9, 1985
Subsequently, in 1982, when the matter reached the Planning Commission and City
Council, it was determined that the scope and size, and uncertain impact of a
development of that scale on the City and the surrounding area was unknown, so
the project was scaled back to a Phase I. That Phase I plan was adopted into the
City's General Plan and consisted of 1,268 acres of the total 3,073 ownership.
The 1,268 acres is currently reflected in the City's General 'Plan as EastLake I.
Also in 1982, the General Development Plan was adopted and Planned Community zoning
regulations were adopted for EastLake I. That General Development Plan has been
followed fairly closely in the development of the SPA plan, although there are some
changes; so there are two related items before the Commission: an amendment to
the General Development Plan adopted in 1982, and, secondly, amore specific
development plan, referred to as a SPA Plan.
In addition, there is a Public Facilities and Financing Plan, which details the
phasing of development, the facilities required for each stage of development,
the estimated cost of those facilities, the financing technique, and who will pay
for the facilities. Finally, there is a Development Agreement which establishes
the responsibilities of the City and the applicant as the development progresses.
Mr. Gray noted that EastLake I, as approved in 1982, encompasses 1,267.9 acres,
extending both north and south of Otay Lakes Road. It provides for a maximum of
3,683 dwelling units, 145 acres of industrial development and about 34 acres of
commercial use. He presented a slide showing the entire area of EastLake I, and
pointed out that the SPA Plan covers only the portion of EastLake I that is located
north of Otay Lakes Road. The applicant proposes to follow the original master
plan for the area north of Otay Lakes Road and later this year he will prepare
and su~nit to the City a supplemental SPA plan for the development of the land
south of Otay Lakes Road.
In discussing the plans which have evolved since 1982, Mr. Gray pointed out that
the area to the northwest is referred to the EastLake Hills neighborhood, which
will be primarily single-family detached homes, and the major change in that area,
in addition to the loop street system, has been the addition of an elementary
school at the center of the neighborhood, with a neighborhood park adjacent to
the school. This area is north of "H" Street.
South of "H" Street is a neighborhood referred to as EastLake Shores. The major
change in this area has been the addition of a 15-acre lake, and neighborhood park
in conjunction with the lake. There has also been some change in the arrangement
of densities within these two neighborhoods from what was on the plan adopted in
1982. The P-C zoning allows for the transfer of density within the boundaries of
the entire project, so long as there is no increase in the total number of dwelling
units.
The third change relates to the Village Center design, which is located at the
intersection of future Route 125 and Telegraph Canyon Road (to be renamed from
Otay Lakes Road). The amount of projected acres of retail and office uses are
exactly the same as before, but the configuration and design of the Village Center
has changed somewhat.
Planning Commission Minutes -7- JanuarS 9, 1985
Mr. Gray advised that the major difference with respect to the amendment to the
General Development Plan is with respect to the industrial park area. The industrial
park acreage was originally 145 acres, but due to the redesign and shifting of the
configuration of the Village Center and some of the other amenities, that acreage
has increased by about 8 acres to a total of about 157 acres within the industrial
park. The change to the General Development Plan is in keeping with the original
intent and within the original parameters of that plan as adopted by the City
Council: this amendment will provide consistency between the General Development
Plan and the SPA Plan.
Finally, all of the neighborhoods have been tied together in a more logical manner
by a through street, called EastLake Parkway, which extends through EastLake Hills,
EastLake Shores, the Village Center and industrial area, and extends southerly
of Telegraph Canyon Road into the heart of the future neighborhood, which will
probably be called EastLake Greens.
With respect to the SPA Plan, the development area has been divided by a major
artery identified as Route 125. The Village Center parcels are identified as
V-1 and V-2; V-1 will b~ a neighborhood shopping center with certain civic and
public facilities, as well as 300 apartments and 105 senior citizen apartments,
and V-2 will be entirely office development. Parcels labeled E-5, E-6 and E-7
are in the industrial park and within the middle of the industrial park, an area
labeled P-4, is an 8-acrerecreational park provided for the employees of firms which
locate in the industrial center.
The principal access to this development area will be Otay Lakes Road (Telegraph
Canyon Road) to the south; principal access to EastLake Hills and EastLake Shores
will be the extension of East "H" Street, and the principal north-south access
eventually will be future Route 125.
Mr. Gray displayed several overhead illustrations of the major features of the plan,
including the total area of the General Development Plan, a summary of the various
land uses, and the neighborhood areas previously discussed. The industrial park
will have two classes of use: high technology firms, with the peripheral parcels
utilized for manufacturing service, including warehouse and multi-tenant types of
uses.
Mr. Gray advised that all of the recreational parks, except one shown in the lower
part of the Supplomental SPA plan, will be private parks, with facilities constructed
by the developer and maintenance provided by a homeowners'association. The only
City park will be the large community park in the lower part of the project. The
private parks, however, will not be closed to the public except for the areas con-
taining swiF~ning pools which must be fenced for safety reasons, and access to those
areas will be to residents only.
Mr. Gray noted the importance of providing an overall landscaping for a project of
this type. Effort has gone into establishing major landmarks of the various
districts and main corridors and to subject each type of area to the appropriate
type of landscaping treatment. EastLake Parkway, the residential collector street
connecting all neighborhoods, will be treated to special landscaping and design.
Plannin9 Commission Minutes -8- January 9, 1985
He also pointed out the fencing plan, commented on signs for the project, the
Village Center conceptual design and the provision for traffic flow throughout the
project. He noted the provision of a site for a library, the construction of a
fire station, and a community meeting hall.
Wayne Wedin, Principal in charge of Wedin Enterprises, commented on his responsi-
bility in the planning of the project with regard to the public facilities and
financing plan. He called attention to the policies adopted by the City Council
applicable to P-C zoning and this type of project. First, the policy that requires
the adoption of a financing plan prior to the recording of any subdivision map.
Secondly, Council policy requires that public services will be provided concurrent
with the need - a determination of the needs of the development and how they will
be addressed.
Thirdly, the Council policy requires a plan for financing public facilities by
which the developer will finance all needed improvements.
Finally, the Council requires the availability of schools to serve the young people
of the new community. In meeting this requirement a plan must show the various
options that are available, and ways to address the needs of the particular project.
Mr. Wedin con~nented on discussion with each of the public agencies involved and
the work of two special economists and several engineering and planning firms, in
order to pull the entire project together and determine the phasing and financing
of all needed facilities to accommodate the development as it progressed.
He reiterated that all onsite facilities will be the responsibility of the developer.
Some facilities might lend themselves to an assessment process, which is a provision
by the laws of the State which allows public improvements to be constructed and
financed through tax-exempt mechanisms with the responsibility for repayment not
being the public agency but the benefited property owners. That is one of the
options available for school construction.
For offsite improvements - roads, sewer, water, etc., - a facilities benefit
assessment area will be established, through which all who benefit from the facilities
share in the cost. If a developer is required to finance improvements beyond the
benefit of a particular project, a reimbursement mechanism is set up to repay that
developer at a future date.
Mr. Wedin further explained the method of tax-exempt financing, emphasizing that
it is not the City or the general public, but the owners of the property who are
responsible for such financing. One of the major improvements for this project is
Route 125, which the applicant is being asked for dedication of property, but not
the full cost of constructing a freeway.
Mr. Wedin noted that City services, such as police, fire, library and parks have
been addressed in the financing plan for this project.
Mr. Wedin concluded with assurance that when this plan is presented for adoption
by the City Council the financing plan will meet the requirements of the SPA plan
as set forth in the policy statement of August, 1982, and through the financing
options available, public facilities and their operation will be consistent with
the needs this project generates.
Planning Commission Minutes -9- January 9, 1985
In response to a question from Chairman Green, Mr. Wedin indicated the greatest
potential problem of financing would have to do with the construction of Route 125
as it may eventually be needed, since this would involve a large number of property
owners. He advised that if a means of constructing 125 to freeway standards
could not be provided, this project could remain at a level that could be sustained
before that improvement is built. He pointed out that an annual monitoring program
is built into this project so that building entitlement is tied to adequate public
facilities to serve it.
Director of Planning Krempl advised that with regard to phasing, the staff will
be looking at tentative maps and try to establish areas that make sense in and
of themselves independent of the continuation of the balance of the project. The
street structure must provide continuity of development and scattered, unrelated
areas of development w~uld not be approved.
In response to a question from Chairman Green, Assistant City Attorney Gill
advised that the development agreement provides a mechanism for the City and the
developer to annually review the progress, the phasing and all aspects of the
financing and the SPA Plan. There are adequate safeguards in the development agree-
ment, and pursuant to existing law, it will assure that the annual review will
protect the City's interest. Chairman Green requested that the cost or value of
public improvements, so far as they can be ascertained at this time, be provided to
the Commission at the next meeting when this project is considered. He expressed
concern about the effect of an assessment mechanism on the future residents.
Commissioner O'Neill asked whether CalTrans has an interest in pursuing the con-
struction of S.R. 125.
Mr. Gray advised that the Chula Vista City Council, as well as the County Board of
Supervisors and San Diego City Council have adopted resolutions requesting that
CalTrans initiate a study to determine the route of 125 from the border-crossing
to a connection with State Route 54. He affirmed that there have been meetings
between Chula Vista andthe County, with various land owners, and wi th CalTrans.
The County will need a Circulation Element amendment to show the proposed location
of Route 125.
Commissioner Cannon questioned whether the EIR, which lists Route 125 as a miti-
gating measure, can be adopted if there is no assurance at this time that the road
will be constructed.
Mr. Gray pointed out that the phasing plan contains a recommendation for some type
of facility, probably a two-lane road, in stage 2-b in about 5 years - 1990. If,
at that time, there is no way a connection could be made, the facilities plan con-
templates there would be a halt in the development.
Mr. Wedin affirmed that the financing plan makes that statement.
Environmental Review Coordinator Reid advised that the EIR contains a description
of the phasing plan and the Public Facilities and Financing Plan, and references
that document.
This being the time and the place as advertised, the public hearing was opened.
Planning Commission Minutes -10- January 9, 1985
Robert Santos, representing EastLake Development Company, complimented the staff
and consultant on the presentation of this complicated project. He expressed
support for the staff's recommendations, and concurred with the request by United
Enterprises for a continuance of the public hearing.
Mr. Santos presented a series of slides showing the level of detail in the SPA
Plan which goes beyond the statistical tables and graphics. He pointed out the
four separate schematic neighborhoods which comprise this SPA Plan and noted
how they are connected through major streets and also by a trail system to
accommodate pedestrians and bicycle travel.
He reported that EastLake Hills consists of single-family detached homes, ranging
from conventional homes on 5,000 sq. ft. lots to custom homes on custom lots.
The central focal point is the school-park complex with a lO-acre school site and
2- to 3-acre park, which will consist of a swim club with a junior-olympic pool,
two tennis courts and children's play apparatus area. There will be shared park-
ing with the school and the play areas of the school will be open. If it is
desired, the design will permit fencing of the school buildings and the upper play-
ground area for use during school hours.
The EastLake Shores area will be developed with medium density residential with
the focal point being the 20-acre lake/park complex with 15 acres of water surface.
A trail system to and around the lake permits unrestricted access. The lake is
designed for sailing small craft and will be stocked with fish. The beach club
complex adjacent to the lake will include a fresh water lagoon for swimming, a
water slide area, and a sand beach for passive recreation. There will be boat-
launching areas for both public and private boats.
In the plaza complex there will be a community building, available for meetings,
crafts and workshops.
Three other parks are located in the Shores area, each with a distinctive character,
varying from a heavily-landscaped park, to an open area for active play, and a
children's tot lot with play apparatus. They are located to best relate to the
adjacent type of residential units.
The EastLake Business Center is the industrial component of the project. This
will be a campus environment for clean industry. They will work with the City to
attract high technology industries. In order to do this they have incorporated a
recreational park within the center which will include two softball fields, a
soccer field, volleyball courts, basketball courts, locker rooms and shower
facilities for employees, jogging trails, par courses, etc. That park will be
owned and maintained by a business users' association available to all employees
within the center. It is approximately 9 acres in size.
The last neighborhood within this SPA area is the Village Center, which will be an
urban type center. A water feature will be located at the entrace to the center.
The commercial uses will include restaurants and neighborhood caliber stores
which will not compete with the downtown central business district. The office
building complex is a natural bridge between the industrial and the commercial
area. In the area south of Telegraph Canyon Road, adjacent to this center, there
may be a performing arts center.
Planning Commission Minutes -ll- January 9, 1985
In terms of future neighborhoods, the EastLake Greens will be located south of
Telegraph Canyon Road and will include two 18-hole golf courses. That is not
included in the SPA Plan now under consideration. Also south of Telegraph Canyon
Road will be a complex for churches, a community park, and a high school site.
Mr. Santos advised there is a transportation component in this plan for both
vehicular and non-vehicular travel. He pointed out the master trail system
which originates in the elementary school park area and connects all of the
recreational sites, as well as the employment park and the Village Center where
there will be a transit facility with bike storage area.
With reference to the transportation corridor, Mr. Santos advised that all of
their traffic studies have indicated that this project would require nothing more
than a four-lane divided road, but they have planned for an eight-lane freeway,
allocating land for that width, for interchanges, and for open space buffers between
the freeway and the EastLake Shores development. They have designated uses along
125 corridor which are compatible with freeway-type use. The route which they
shown and the alignment criteria reflects CalTrans' criteria.
Mr. Santos stated that the residential areas will be built out in phases with
development keyed to the circulation system, and if at any time the traffic needs
exceed the facilities, building permits for new construction will be held up until
the necessary facilities are put in. He noted that one of the comprehensive aspects
of the plan is the range of housing offered, with prices starting around $50,000
and going up to $300,000 plus~ This will be for sale housing and rental housing,
to accommodate young singles, young families, mature families, and senior citizens.
He called attention to the green space area, noting that in this SPA Plan, 25 per-
cent of the area is open space, not including schools and roads. He discussed the
proposed landscaping, ranging from natural at the periphery of the project, to
naturalized, ornamental, and eventually a manicured situation along the scenic
routes - East "H" Street and Telegraph Canyon Road. He expressed support for water
conservation through the use of reclaimed water to fill the lake, irrigate the
9-acre park in the employment center, and in the future, to irrigate the golf
courses.
In consideration of the fiscal health of the City, this project will develop the
industrial component concurrently with the residential area, attempting to match
homes with jobs, and match tax ratables for the best interest of the City.
He addressed a former concern with regard to drainage into the Long Canyon area,
noting that they have proposed a retention basin in the area that would result
in a lO0-year storm generating less flow from this property into Long Canyon
drainage basin than a current 1-year storm generates without any development on
this property.
In response to a question from Commissioner Shipe, Mr. Santos advised that the lake
would have a clay bottom and a depth of 8 feet, sloping down from the edge at a
5:1 ratio. Engineeri:ng studies have shown that to be the best design, since a
more shallow body would permit the growth of algae due to sunlight filtering through,
and deeper than that becomes stagnant because~hewater does not circulate. The
Woodbridge project in Irvine is the prototype for this feature.
Planning Commission Minutes -12- January 9, 1985
Michael Spata, representing United Enterprises, 1007 Fifth Avenue, San Diego,
asked the Commission to grant the request for a continuance of the public hearing
so the information presented here may be reviewed.
Will Hyde, 803 Vista Way, Chula Vista, presented comments wi th regard to parks,
police facilities, library and public works facility. He recalled the Council
policy with regard to park land dedication and felt that although the parks in
this project would be dedicated as public parks, if they are privately maintained,
they will become private parks, defacto. He also referred to the policy of
developing a 5-acre park adjacent to a 10-acre school site. He suggested that
the Comission consider whether the park in the EastLake Hills area should be a
private or public park and whether the amount of land adjacent to the school should
be increased to conform to the City policy. He felt the same should apply to the
parks in the Shores area where he contended there is an opportunity to create an
even more attractive and beneficial park area for the general public.
Mr. Hyde concurred that the park within the business center should be a private
park to serve only the employees of that center. He commended the developer for
providing it and agreed that it should be paid for on a continuing basis by the
beneficiaries.
He questioned the statement that says no police facilities are needed for this
projec~and felt there should be a qualifying statement that there may be a responsi-
bility on the part of the developer, when full development of this project has been
realized, to provide necessary police facilities as determined by circumstances at
that time.
With regard to a library, he noted that the developer has provided a site for a
library. Since a building is necessary for a library, he suggested that at some
future date, when the build-out is sufficiently advanced that the City determines
there is a need for a branch library, it should be the responsibility of this
development to provide the facility.
Mr. Hyde pointed out there was no mention with regard to the possible need of a
Public Works Center Annex. He pointed out that the existing Public Works Center
is near I-5, a considerable distance from this project, and that even now, some
service departments in the City are concerned by the long distance of travel for
street sweepers and various trucks necessary for servicing public facilities. He
felt that if this project is the root cause for the need of a Public Works Center
Annex, such provision should be in the SPA so the developer will bear a responsi-
bility when it becomes necessary.
Chairman Green asked the staff to look into the matters which were brought up by
Mr. Hyde.
MSUC (Cannon/O'Neill) to continue to the meeting of January 23, 1985 the consider-
ation of Final EIR-84-1 on EastLake I, the public hearing on PCM-84-9, amendment
of adopted General Development Plan and consideration of the Sectional Planning
Area (SPA) Plan, Public Facilities and Financing Plan, and Development Agreement -
EastLake I, and the consideration of "Candidate CEQA Findings" - EastLake I.
Planning Commission Minutes -13- January 9, 1985
DIRECTOR'S COMMENTS
Director of Planning Krempl announced that the special meeting scheduled for
January 16th will include a workshop convening at 5:00 p.m. to discuss Planned
Community District regulations, recess for dinner and reconvene for the regular
business meeting at 7:30 p.m., 1/2-hour later than the regular time.
ADJOURNMENT Chairman Green adjounned the meeting at 10:15 p.m. to the workshop
meeting at 5:00 p.m. on January 16 and the regular business meeting at 7:30 p.m.
on that date in the Council Chambers.
Helen Mapes, Actin~ S~r~y