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HomeMy WebLinkAboutPlanning Comm min 1989/09/27 Tape: 304 Side: 1 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA 7:00 p.m. Council Chambers Wednesday, September 27, 1989 Public Services Buildin~ ROLL CALL COr~MISSIONERS PRESENT: Chairman Tugenberg, Commissioners Cannon, Carson, Casillas (7:03) COMMISSIONERS ABSENT: Commissioners Grasser and Shipe - both with prior notification STAFF PRESENT: Director of Planning Krempl, Principal Planner Lee, Environmental Review Coordinator Reid, City Traffic Engineer Rosenberg, Senior Civil Engineer Thomas, Director of Parks and Recreation Mollinedo, Assistant City Attorney Rudolf and Consultant Nunes PLEDGE OF ALLEGIANCE - SILENT PRAYER The pledge of allegiance to the flag was led by Chairman Tugenberg and was followed by a moment of silent prayer. INTRODUCTORY REMARKS Chairman Tugenberg reviewed the composition of the Planning Commission, its responsibilities and the format of the meeting. APPROVAL OF MINUTES MSUC (Fuller/Carson) 5-0, to approve the minutes of the meeting of June 14 and August 23, 1989, as mailed with a correction on page ll of August 23, 1989 Minutes to "little" instead of "litter." ORAL COMMUNICATIONS None. Chairman Tugenberg announced that the order of the Agenda would be changed with Item 5 being taken first. 1. CONSIDERATION OF FINAL ENVIRONMENTAL IMPACT REPORT EIR-88-1, SUNBOW II (Continued) This item taken out of sequence, see page 4. MINUTES -2- September 27, 1989 2. PUBLIC HEARING: PCM-89-7 AND PCZ-87-E CONSIDERATION OF A GENERAL DEVELOPMENT PLAN AND PLANNED COMMUNITY PREZONE FOR SUNBOW II LOCATED SOUTH OF TELEGRAPH CANYON ROAD, ADJACENT TO THE CHULA VISTA MEDICAL CENTER RANCHO DEL SUR PARTNERSHIP (Continued) This item taken out of sequence, see page 8. 3. CONSIDERATION OF CEQA FINDINGS AND STATEMENT OF OVERRIDING EIR-88-1 - SUNBOW II (Continued) This item taken out of sequence, see page 5. 4. CONSIDERATION OF MITIGATION MONITORING PROGRAM FOR EIR-88-1, SUNBOW II (Continued) This item taken out of sequence, see page 5. 5. PUBLIC HEARING: DRAFT ENVIRONMENTAL IMPACT REPORT EIR-89-9 GENERAL DEVELOPMENT PLAN FOR EASTLAKE III/OLYMPIC TRAINING CENTER (Continued) Environmental Review Coordinator Reid noted that the EIR was the subject of a 30-day public review through the State Clearinghouse which ended on September 8, 1989. The Commission's public hearing was originally scheduled for September 13 and was continued to this evening. The proposed project encompasses about 1,030 acres just to the west of the Upper and Lower Otay Lakes. General development plans are for the residential neighborhoods of EastLake Woods, EastLake Vistas, an expansion of the existing business center, and the Training Center along with various support facilities. During the preparation of the EIR, an Alternative identified as "E" was found to be environmentally preferable. An elaboration of that Alternative, "E-l" was developed and is being proposed by the developer. An Addendum to the EIR will be prepared to ensure that no new impacts are associated with the revised plan. A revised traffic study will also be done. Staff's recommendation is that the public hearing not be closed but rather that it be continued until the meeting of October ll, 1989. He then introduced Jeanne Munoz, from ERC. Jeanne Munoz stated that there will be significant unmitigable impacts in the area of transportation circulation. An additional study is currently being made on that issue and its findings are unknown. Additional significant unmitigable impacts were found to occur in the incremental contributions to the cumulative impacts to water supply, sewer capacity and non-renewable energy resources. This is true of every project in the City of Chula Vista. Significant unmitigable impacts were also found in __ cumulative visual resources; related directly to the loss of the scenery. MINUTES -3- September 27, 1989 Air quality impacts were significant and unmitigable in large part because the project is not incorporated into the Series VII SANDAG and therefore is not included in the State Implementation Plan for Air Quality Management Strategy. Significant mitigable impacts were found in the areas of land use, public services, project specific visual, geology, soils, hydrology and water quality, cultural and paleontological resources, construction related air quality and noise. No significant impacts were found in the areas of biological resources nor to fiscal affairs. The comments apply to the project as proposed. An analysis of Alternative "E" found that the significant unmitigable impacts would remain the same but changes would occur in three of the areas of significant mitigable impacts; namely, land use, project specific visual impacts and hydrology and water quality were reduced. Environmental Review Coordinator Reid indicated that a memo from Doctor Peter Watry had been included with the packet material and that additional letters of comment had been received from the EastLake Development Company, dated 9/20/89; the Local Agency Formation Commission requesting minor revisions; thru the Office of Planning and Research, comments from District ll and the Department of Food and Agriculture. Several comments were received late by the Clearinghouse and do not have to be responded to but are provided for information. The EastLake Development Company, letter, dated 9/27/89, described the Alternative identified as "E-I" and requested the public hearing not be closed but continued for further input and comment especially on the traffic analysis and Addendum. Chairman Tugenberg referenced comments in the staff report beginning on the bottom of page 2 relating to the Telegraph Canyon Road intersection, the EastLake Parkway, Telegraph Canyon Road and 1-125, and asked why the specific mitigation measures had been omitted. Mr. Reid replied that in analyzing the proposed redesign (Alternative "E-l"), it might be possible to mitigate that impact. Chairman Tugenber9 then requested that the Addendum include a breakdown of the traffic generated by only the Olympic Facility as an item separate from EastLake III. Mr. Reid sa~-d~-t could be accomplished. Commissioner Cannon said he felt it was time that the EIRs stopped discussing the water issue and quantified it more. He requested that assumptions be made that the water will not be here after Arizona curtails its water supply in l0 year's time. He wou~ike it assumed that: (1) no additional water will be received from Northern California; and (2) less water will be received from the Colorado River supply. What then would this project have for water consumption and what are we looking at from the standpoint of water availability, not only for this project but the remainder of the community? Mr. Reid indicated that this would be done. This being the time and the place as advertised, the public hearing was opened. MINUTES -4- September 27, 1989 Kent Aden, 900 Lane Ave., CV, 92013, representing EastLake Development Company, stated concurrence with staff's recommendation that the public hearing remain open to consider the Addendum and traffic study. Carol Freno, 3703 Alta Loma Dr., Bonita, 92002, speaking as President of CROSSROADS, stated that Mr. Watry's letter reflected the opinion of CROSSROADS on the EastLake III EIR. The proposed land uses are not consistent with the Updated General Plan and the changes suggested are not minor (EIR, p.l-5). The plan attacks the target density provided in Scenario 4, requesting a 60 percent increase in some areas. Ms. Freno cautioned about falling under the spell of the Olympic Training Facility Development rhetoric certainly to be capitalized on in the future months. CROSSROADS believes that the third Alternative deserves analysis. MSUC (Cannon/Carson) 5-0, to continue this item to October 11, 1989. 6. PUBLIC HEARING: PCC-87-39M - CONSIDERATION OF REVOCATION OF MAJOR USE PERMIT FOR RV STORAGE AT 1375 BROADWAY BROADWAY EQUITIES Principal Planner Lee requested continuance of the item to October 25, 1989 on the basis that the applicant is proceeding with some of the work and hopefully will have it completed prior to that date. MSUC (Casillas/Carson) 5-0, to continue the item until October 25, 1989. 1. CONSIDERATION OF FINAL ENVIRONMENTAL IMPACT REPORT EIR-88-1, SUNBOW II (Continued) Commissioner Fuller stated that she had a potential conflict of interest on the balance of the items on the Agenda and left the dais and the meeting at 7:20 p.m. Chairman Tugenberg pointed out to the applicant that only four Commissioners remained on the podium and asked if he wanted to have the item continued. The applicant declined. Environmental Review Coordinator Reid noted that the item had been continued to allow some communication with the California Department of Fish and Game (CDFG). Their comments have been included in the Final EIR along with some responses that the interdisciplinary team have prepared. The CDFG now understands the City's role as an multi-jurisdictional agency. Mr. Reid commented on the Alternative presented by the CDFG. Page one of the three pages attached to the staff report delineates, on the general development plan level, the land uses that would be provided by that Alternative including deletion of the extension of Medical Center Drive to East Orange Avenue. The third page contains a cost-benefit analysis for the project on a level of 910 dwelling units. In the development costs under impact fees, $70 million should be corrected to $7 million. The update of the MINUTES -5- September 27, 1989 cost-revenue analysis in the EIR reflects the densities and costs incurred by the CDFG Alternative. By the year 1999, a loss of about $2.4 million in providing services to the project could be experienced and, at that point, an annual loss of well over $300,000. There are no substantial changes in the conclusions from the DEIR, and staff recommends certification of the Final EIR. MSUC (Cannon/Casillas) 4-0, Fuller out, to certify that EIR-88-1 has been prepared in accordance with CEQA, the Environmental Review procedure of the City of Chula Vista and that the Planning Commission considered the information in the Final EIR al so that the Commission has considered and would attach the three pages that delineate an interpretation of the California Fish and Game proposed Alternative plan in the response section after response #3, and the analysis by John McTighe and Associates. 3. CONSIDERATION OF CEQA FINDINGS AND STATEMENT OF OVERRIDING CONSIDERATIONS EIR-88-1 - SUNBOW II (Continued) 4. CONSIDERATION OF MITIGATION MONITORING PROGRAM FOR EIR-88-1 SUNBOW II (Continued) Environmental Review Coordinator introduced Jeanne Munoz, from ERC, to make presentations on this item and the following item. Jeanne Munoz stated that the findings had been prepared differently from others previously presented; three of the environmental issues are found in more than one section of the findings. Significant unmitigable impacts to biological resources will occur to the Cactus Wren, the Otay Tarplant and the Diegan Sage Scrub. The coast cholla cactus, the habitat of the Cactus Wren, will be transplanted to a permanent open space location as a partial mitigation measure. Approximately 75 to 80 percent of the Otay Tarplant will be preserved by establishment of a 50-foot buffer zone and a salvage/transplantation program will be enacted as partial mitigation. Approximately 180 acres of the Diegan Sage Scrub will be preserved but no further mitigation measures are proposed. In all three instances, the unmitigable loss is recognized in the General Plan EIR's overriding considerations and hence approved by the City of Chula Vista. Other biological impacts considered significant and mitigable are impacts to vernal pools, San Diego Thorn Mint, Orcutt's Bird's Beak, the Snake Cholla, the Coast Barrel Cactus and riparian scrub habitat. Impacts to all of these can be and will be mitigated to below a level of significance. Some insignificant impacts include the California Gnatcatcher, raptor sites and to the San Diego Needlegrass. Impacts found infeasible to mitigate to below a level of significance include the water supply, non-renewable energy resources, and landform alteration/visual resources. These impacts are all incremental contributions to cumulative effects. The contribution to cumulative impact to regional MINUTES -6- September 27, 1989 water supply is the only infeasible impact to water and the mitigation is to incorporate water conservation methods into the SPA Plan. Every development project contributes to the cumulative increase and demand for non-renewable energy resources and it is infeasible to mitigate this project's or any other projects' contribution to the cumulative impact on the non-renewable resources. Development of the project will contribute to the incremental loss of visual resources in the Eastern Territory; standard mitigation measures will be incorporated especially relative to grading contours and visually significant slopes. Significant, miti~able impacts which are covered by the threshold/standards include (1) fire/emergency medical services, 12) traffic, /3) drainage/water quality, {4) libraries, (5) air quality, (6) schools, (7) sewer, and (8) water. Mitigation measures proposed regarding (1) fire/emergency medical services reflect adherence to the recommendations in the Draft Fire Station Location Study, determination of impact fees and/or share of equipment and personnel costs needed to serve the additional territorial population and the mitigation measures identified in the Final EIR. (2) Traffic mitigation measures are listed in detail in the Final EIR for Phases I, II and III through road construction/improvement or widening and through specific traffic signalization throughout the area. (3) Water mitigation measures include on-site detention basins, detailed drainage study, proper grading, installation of subdrains prior to backfilling, wall drainage and water- proofing specification adherence, an appropriate revegetation plan, on-site drainage system construction and proper flow direction and velocity maintenance. (4) Library impact mitigation will be achieved through the Draft Library Master Plan implementation and funding by the applicant for the anticipated library facility. (5) Air quality impacts will be mitigated by dust reduction through watering, hydroseeding or landscaping of disturbed areas, covering of fill trucks, 20-MPH enforcement on unpaved surface, and modified combustion/fuel injections systems for emissions control of heavy-duty construction equipment (6) The developer has entered into agreements with the School Districts re formation of a Community Facilities District to finance school facilities. (7) Sewer impact mitigation measures include funding by the applicant for additional sewer facilities and implementation of the wastewater polices in the General Plan Public Facilities Element and participation in the Metro expansion planning process. (8) The Sunbow developer has entered into an agreement with the Otay Water District which provides assurance of water service for the proposed project. Also a detailed hydraulic analysis shall be approved by staff before final map approval. All significant impacts for these eight areas will be eliminated by virtue of the mitigation measures identified in the Final EIR and changes attached to the CEQA findings. Potential significant, miti~able impacts not covered by the threshold standards include (9) landform alteration/visual resources, (10) ~oils, and (ll) biological resources. MINUTES -7- September 27, 1989 Mitigation measures proposed for the landform alteration/visual resources impacts include conformance to design and landscaping criteria specified in the General Development Plan, grading contours, slopes maintained in natural state in open space areas, planting of succulent plant material and drought-tolerant vegetation plus a 15-foot wide fire break on graded slopes adjacent to housing, replanting of manufactured slopes, and construction of view fences adjacent to homes fronting on open space. (10) Mitigation measures for geology and soils can be accomplished by standard mitigation measures including those contained in the Soil and Geological report, review of grading plans and project site plans by a qualified geologist as well as additional subsurface geologic investigations. Potential insignificant or no impacts were found for police services, parks/recreation, the incremental contribution to cumulative regional air quality impacts, cultural resources and economics. Ms. Munoz noted that the Mitigation Monitoring Plan incorporates the mitigation measures from the findings, spells out the length of time that monitoring would be required for particular mitigation measures and, in addition, spells out the qualifications of the persons to be doing the monitoring. She then indicated her willingness to answer questions. After a lengthy discussion between Commissioner Casillas and Ms. Munoz, it was established that the mitigation measures called out on on page 10 regarding the agreement between the developer and the Otay Water District guarantees the ability of the Otay Water District to deliver water to the site but does not speak to the issue of whether or not the Metropolitan Water District can provide the County Water Authority with water that can then be provided to the Otay Water District. Commissioner Casillas further ascertained that the Districtwide Water Allocation Report prepared by the Water District follows the same principle. It does not guarantee that the water will be there, it simply indicates that the Water District will allocate the resources if it has them. Ms. Munoz pointed out, however, that the Metro Water District firmly believes that there will be sufficient water to supply San Diego County. Several sites are being explored in Riverside County for additional storage facilities. The larger districts that supply this District are working toward making certain that there will be adequate water. Commissioner Tugenberg referenced the traffic impacts at the intersection of 1-805 and Telegraph Canyon Road which were to be mitigated during Phase I of Sunbow. He commented that nothing had taken place, the LOS was less than a "C" level, and asked when implementation would take place. Traffic Engineer Rosenberg replied that the interchange is being studied by CalTrans and that Sunbow has indicated a willingness to share in whatever improvements are required for improvement. The increasing volume is the result of the cumulative effect of many developments and staff is of the opinion the improvements should be shared by the total Eastern Territories communities. The update of the traffic impact financing plan is expected to include the necessary improvements to provide service capacity. In response to the Commissioner's inquiry, Mr. Rosenberg said the study should completed in MINUTES -8- September 27, 1989 approximately 1 year and implementation is anticipated in 5 years. Commissioner Cannon expressed great concern that the approvals granted to EastLake, Rancho del Rey, and Sunbow which were significantly increasing the traffic impacts were also backing it up from its present status for 5 more years. He noted that it had been predicted that the LOS would be at "D" after the project and asked how long it had been been since a traffic study was done at 1-805 and Telegraph Canyon Road. Mr. Rosenberg agreed that a low level of service existed and suggested the Sunbow traffic consultant might have additional information. It was decided to hear the staff presentation at the time of the public hearing scheduled for the next item. 2. PUBLIC HEARING: PCM-89-7 AND PCZ-87-E CONSIDERATION OF A GENERAL DEVELOPMENT PLAN AND PLANNED COMMUNITY PREZONE FOR SUNBOW II LOCATED SOUTH OF TELEGRAPH CANYON ROAD, ADJACENT TO THE CHULA VISTA MEDICAL CENTER RANCHO DEL SUR PARTNERSHIP (Continued) Consultant Manuel Nunes stated the Commission was being asked to review the General Development Plan, Sunbow II, which was continued from the August 9, 1989 meeting. Also to be considered is the request to prezone a 602-acre property to the Planned Community (P-C) District zone. Proposed for development are 1,946 dwelling units, with 1,062 single-family units in the Low- Medium Density (3-6du/ac) and 885 multiple-family units in the Medium Density (6-11du/ac) range. Also featured in the project plan are a village commercial center,a recreation center, permanent open space, a light-industrial park, an elementary school, a fire station and commitment for the provisions of church sites. The project is located south of Telegraph Canyon Road, immediately adjacent to the Chula Vista Medical Center, and east of Greg Rogers Community Park. It is located in unincorporated territory and contained in San Diego County's Otay Mesa Subregional Planning Area. An application has been filed with LAFCO for annexation to Chula Vista. The site can be accessed via Telegraph Canyon Road and Medical Center Drive; major access points will be provided by E. Palomar Road, E. Orange Avenue and Paseo Ladera through implementation of the General Plan Circulation Element. The General Plan states that a range of services related to the hospital and the surrounding community should be located in this area. The project also meets with the goals and objectives of the General Plan. A diversity of housing types is provided including 1,180 single-family detached homes ranging from 4,000 to 6,000 square foot lots and 776 multi-family houses on larger lots. Specifics regarding the dwelling unit types will be shown in the SPA Plan. Residential classification would equal 327.4 acres and the target of 1,946 dwellings is the same as that of the General Plan. The entire project is anticipated to generate a population of 5,400 people. A lO-acre Village Center Commercial area will provide 108,900 square feet of retail/office space and generate approximately 272 jobs. A 46-acre research/development and light industrial park will provide an estimated 700,000 square feet of leasable space and generate 2,800 jobs. MINUTES -9- September 27, 1989 Due to the proximity of this project to Greg Rogers Park, Sunbow II exists in an area which can be considered "park rich and facilities poor." A study area of the 1.5 mile radius from Sunbow, east of 1-805, revealed that there exists park land with a ratio of 3.3 acres per 1,O00 people; a higher ratio than required. There is, however, a lack or a scarcity of active recreation uses such as swimming facilities, designated football or soccer fields, tennis courts, and lighted baseball/softball fields. The developer has offered to build and dedicate a 10-acre Community Park adjacent to the Commercial Village which would be designed to accommodate these facilities plus a gymnasium, community meeting rooms and many other features. There would also ~e a large playground, water feature, picnic area and a stage area for dramatic or musical productions. In addition, the developer will prepare a Master Development Plan for and participate in making certain improvements in Greg Rogers Park. A second park option would require dedication of 16.2 acres plus park development fees or park improvements development with less active recreational provisions. The Director of Parks and Recreation has indicated preference for Option #1. Mr. Nunes reviewed the traffic circulation pattern for Sunbow which corresponded to that shown in the General Plan. He indicated that the ultimate design of the principal streets to serve the community would include: Telegraph Canyon Road a six-lane Prime Arterial; East Orange Avenue a six-lane Prime Arterial; East Palomar Street a four-lane east-west Major Street with raised median; Medical Center Drive and Paseo Ladera - four-lane, Class ! Collector Streets. The Sunbow SPA planning will also take into account the future development of adjacent properties for traffic circulation purposes. Mr. Nunes stated that Poggi Canyon, the most sensitive area within the property, is subject to very stringent grading controls. The grading philosophy and guidelines can be more closely monitored in later SPA planning. Landform grading where cuts and fills correspond reasonably with existing contours should be applied as much as possible. Steeper areas are, for a substantial part, preserved in the natural state. Another area subject to strict grading controls will be in the area along Telegraph Canyon Road and the Paseo Ladera gateway. All grading shall minimally comply with Chapter 15.04 of the Chula Vista Municipal Code. No high school is required on the site, however, a 10-acre elementary school is and its location is planned south of East Palomar to minimize overlapping with the two other elementary schools in the vicinity. Issues related to a flat site, egress and access still need to be resolved in the SPA plan. Approximately 200 dwelling units (10%) will be affordable housing. These will be either rental or ownership units located within the central activity core area. Sunbow would be served by the Chula Vista Police Department. One fire station, with approximately 3,600 square feet of building space, would be required somewhere near the southwest portion of the site. More specifics will be included in the SPA Plan. ~INUTES -10- September 27, 1989 · nes commented that at least two church sites will be required in Mr Nu . ' c in SPA Plan. Staff . S ecific locations, however, would be ~ls ussed . . Sunbow. P ....... "-~ .... ~ .... us concent, comprising several lnlon tnat asma// ~Hur~H ~'~H ff · · · is of the op ....... ~ ~-~^~+ ~kinn and common facilities such small churches, serveo Dy JOln~ umm~-~,~-_ ~ - -r' 1 ark area subject as a fellowship hall, might be considered in the lnous~ la p to conditional use permit procedure· At present, sewer facilities are lacking on the Sunbow Site, however, prior to adoption of the SPA plan, the applicant will be required to prepare a sewer plan for approval by the City Public Works/Engineering Department· At present, no existing water lines are onsite; however, the developer has entered into an agreement with the Otay Water District whereby water availability and quality will be met, as well as the assurance of adequate storage facility financing. In the event that no water can be provided, no water meters can be issued and there will be no development. Other services such as electricity and gas will be provided by the SDG&E and Pacific Telephone. Sunbow lies within three distinct drainage basins, the largest being Poqgi Canyon. Detention facilities to accommodate the increase in flows and other future upstream developments will have to be designed in the Poggi Canyon Basin. Staff concludes that the Sunbow I! General Development Plan essentially meets the goals, policies and objectives of the General Plan. It meets the criteria established for residential development, open space, parks and schools. It provides a dwelling unit total that corresponds with the target called for in the General Plan and because of this, staff would recommend that subject to the conditions of approval, the Commission confirm the findings and recommend approval of Sunbow II General Development Plan and Prezoning to the Planned Community (P-C) District to the City Council. In reply to Commissioner Casillas query about traffic projection, Mr. Nunes replied that the traffic issue was discussed in detail in the EIR but not in this section to avoid repetition. Commissioner Casillas said he would like to know when the citizens of Chula Vista could be given some indication of when the impacts of all these developments that have been approved in the Eastern Territories would be ameliorated. Senior Civil Engineer Thomas suggested a delay until City Traffic Engineer Rosenberg returned. A break was called for the period of 8:20 to 8:25 p.m. Commissioner Casillas said his concerns involved when the citizens of East Chula Vista can expect relief from the traffic congestion in the area of and Telegraph Canyon Road; that the waiting for a feasibility study and then waiting another 5 years for implementation is unacceptable; the streets are being overloaded and perhaps it is time to demand that the structure be in place before a project is allowed to proceed. Traffic Engineer Rosenberg MINUTES -ll- September 27, 1989 replied that interim improvements are being enacted for 1-805 and Telegraph Canyon Road interchange; recently a dual left turn lane in the eastbound direction has been installed and installation is anticipated (in the next few years) of a signalized dual left turn in the westbound to southbound direction. The CalTrans Study is to determine what long range solutions should be for the intersections so that as developments occur in the Eastern Territories, improvements can be scheduled prior to issuance of permits to ensure this interchanges and others don't get overloaded. The City's Transportation Phasing Plan is divided into ll increments out to a level of development buildout for the Eastern Territories and has certain thresholds built in it that allows the City to grow to the level of SR 12§ with the assumption that there will be a number of facilities in place as developments occur. As the maps come in, the City will impose those conditions of public improvements which will ensure that public facilities are provided in time to coincide with the occupancy of the housing in the Eastern Territories. Mr. Rosenberg assured the Commission that in his professional capacity, he was comfortable with the mitigation plan proposed by Sunbow; that Medical Center Drive would be extended to the south providing a connection to Orange (which is presently under-utilized) thus providing additional capacity. In response to the Commissioner's comment, Mr. Rosenberg said that the amount of traffic added to Telegraph Canyon Road was very slight and that as the cumulative effects of Sunbow and the other projects occur, it was hoped that the public improvements could be provided at the interchange ahead of time. Commissioner Carson said she would like to have the mitigation measures finished prior to completion of each respective Phase. Commuters using those roads are complaining that their travel time has been extended by 10 to 15 minutes in the last 6 to 9 months. The Commissioners, as people making decisions in the City, need to listen to the people in the Community, or, if not, then to step out of the position. She asked when would the traffic infrastructure be in place for Phase I build-out. The statement of "at the completion of the project" is disturbing because it implies the need "to live with the rattlesnake a long time". Mr. Rosenberg replied that the Financing Plan is still underway and subject to City review and the answer would not be available until its completion. Mr. Nunes interposed to say that the question would be better answered at the SPA level because all the phasing, construction and costs would be presented then. The Commissioner said she considered such information necessary before approving a project. Mr. Reid pointed out that on page 6 of the CEQA findings, the specific mitigation measures were called out for each Phase of the project and that incorporating them into the Monitoring Program would ensure the implementation of those measures. The Commissioner agreed. This being the time and the place as advertised, the public hearing was opened. Tim Fitzpatrick, 572 Nantucket Drive, representing Foxhill. Mr. Fitzpatrick said that the Foxhill Development is located in the center of the Sunbow project. They have been told that the canyon behind their property will be filled and then raised 22 feet. Their concern is that the water runoff will end up in their backyards and kitchens. Presently, the view from his home MINUTES -12- September 27, 1989 includes the foothills of Tijuana; after the project is completed the view will be limited to 40 feet. Of the 218 acres of open space, not 1 inch has been given to Foxhill; they are being closed in. Phase I grading is above their property and Phase II will be 22 feet above them. He presented the Commission with a proposal containing 53 signatures of the neighbors. A copy has already been given to the developer. Tim Kruer, 2445 Fifth Ave., San Diego, representing Sunbow Partners, requested that the Commission approve the Planned Community District (P-C) Prezoning and to certify the EIR. Mr. Kruer stated that Sunbow's objectives included the creation of a high-quality development; consistency with the City's Updated General Plan; evaluation of the EIR and provision of appropriate mitigation strategies. Four different designs were created; the original study dedicated 41.1 acres, the second saw an increase to 111.6 acres, the third to 125.3 acres and now in the final plan over 180 acres are being dedicated to permanent open space. The General Development Plan for Phase II is consistent in all respects to the City's requirements for housing, community character, the City's economic base, retail/commercial development, open space, recreation and visual quality. He then introduced Tom Davis. Tom Davis, Tierra Planning Design, 3601 Fifth Ave., San Diego. In his presentation, Mr. Davis illustrated the consistency between Sunbow's General Development Plan and the newly approved General Plan. He noted that Sunbow's Plan calls for additional open space. He outlined the planned development radiating from the Village Center Plan to the outer limits of the development bounded by 180 acres of open space comprised of a greenbelt, trails, landscaped parkways, and natural open space areas; this exceeds the City's open space requirements. A 602-acre planned community has been designed to be a self-contained village with the Chula Vista Hospital and Medical Center as the focal point for the European-styled Village Center featuring commercial, office, recreational and residential uses. One of the goals of the City is to have a large, diversified economic base with employment opportunities in planned communities such as Sunbow. The Village Center, business park and elementary school will provide opportunities for over 3,000 employees. Another City goal is the improvement and increase in the retail base through convenient, neighborhood centers. This the Village Center provides with its over-lO8,000 square feet of retail, commercial and medical office space. A diversity of housing types with a coordinated mix of urban uses, open spaces and amenities is provided. The Sunbow General Development Plan matches the potential urban area depicted on the General Plan, Land Use Plan Scenario 4 and provides a dwelling unit level at the target density range called for in the General Plan. Mr. Davis itemized many other areas of consistency. He then introduced Dick DeLorenzo. Dick DeLorenzo, 1615 Murray Canyon Drive, San Diego, of the landscaping firm of Gillespie/DeLorenzo Associates, spoke to the community facilities. He noted that an in-depth recreation study of the Sunbow and the area within a l-l/2 mile radius revealed the area to be "park rich and facilities poor". The City's park requirements could have been met with the creation of a 16.2 acre park east of Paseo Ladera with a soccer/softball field, a tot lot and an MINUTES -13- September 27, 1989 open play area and a lO-acre park adjacent to the Village Center with two soccer/softball fields, tennis courts and other typical park facilities. Instead, Sunbow chose to provide a 10-acre complex adjacent to the Village which would include an olympic-sized swimming pool, a man-made lake, an amphitheater, a gymnasium and community meeting rooms, a playgound and parking for almost 180 cars. The cost would be $4.8 million representing a contribution to the city in excess of $2.4 million over the basic park requirements. The Parks and Recreation Commission unanimously supports this option. The development of hiking trails in Poggi Canyon, open space, and upgraded facilities at Greg Rogers Park would also be provided. Poggi Canyon has been preserved as part of the contiguous Chula Vista greenbelt system. The current open space plan exceeds the criteria and the objective of the General Plan Update by setting aside over 180 acres of open space. He then introduced Mitch Beauchamp. Mitch Beauchamp, President of Pacific Southwest Biological Services, 907 "A" Avenue, National City, said his firm had participated in a series of site surveys for three consecutive years during the growing and nesting period and had provided environmental assessment input during the project design period. A thorough inventory of plant life and animal species and their habitats were compiled. Many of their recommendations were incorporated early and resulted in major project design modifications. A number of major mitigations measures, consistent with the Updated General Plan, were proposed. Bird species were identified were the Coastal Cactus Wren, California Gnatcatcher, and several predatory bird species. The project design was revised to include the habitat of these birds. Relocation of the Otay Tarplant, San Diego Thornmint, the Snake Cholla, the Coast Barrel Cactus, the Orcutt's Bird Beak and the Coast Cholla is planned for mitigation measures. Design changes were implemented also to preserve the Diegan Sage Scrub by pulling back away from the Poggi Canyon Center Area. This major southern area mitigation effort preserved the existing side canyons and the sagebrush habitat and creates a continuous open space "grey" greenbelt running through Poggi Canyon. This is also consistent with the City's General Plan Update. Mr. Kruer then returned to the podium. He addressed several concerns voiced by the Commission including: (a) The water issue an agreement has been entered into with EastLake, Rancho del Rey and the Otay Water District to fund a 54-million gallon tank with no assurances from Otay that any water will ever go into it; however, if there is no water, there will be no development. (b) 1-805 - there is a correction to be made in the EIR on page 27, comment 8, of the Corrections to the EIR. Service at that intersection should have been shown as LOS "C" not "E". (c) Timing of the improvements - with Phase I, the Council requested the improvement of the eastbound lanes of Telegraph Canyon Road under 1-805 and the deposit of $70,000 for the freeway ramp. That was done. It was tied into the 50 percent occupancy of Phase I. Mr. Kruer said Sunbow supports the Commission's concerns for the traffic and has no problem with completing improvements specified in the Mitigation Measures and the Monitoring Program prior to the occupancy of each Phase. (d) Mr. Kruer stated concurrence with the Candidate's Statement attached to the Overriding Considerations. (e) On the Foxhill issue, Sunbow will continue to meet with them to resolve the issues that were raised, prior to the Commission's consideration of the SPA Plan. MINUTES -14- September 27, 1989 Commissioner Carson requested clarification of the slide dealing with the Low-Medium and Medium Housing. There is an apparent contradiction of numbers between the slide and the report. Mr. Kruer stated that the General Development Plan uses the same land use term as used in the General Plan in terms of density. The single-family area south of East Palomar contains the 119 4,000 square foot lots which can be either low-medium density or medium density, and the purpose of the slide is to show the single-family units are 80 units less than shown in the target and the units within the medium density are 80 more. The difference goes back to the edge condition along the canyon that was pulled back four times. In reply to Commissioner Tugenberg, Mr. Kruer said that until the 50-million gallon tank is completed (3-years), Sunbow and any other project in the Eastern Territories will be slowed down. Funding has been provided and engineering started. They are proceeding on a fast track. Occupancy is expected to start in about 1-1/2 years. Build-out however depends on the water situation and the traffic situation and may be a 5 to 8 year project. Mr. Kruer pointed out that the traffic condition on Telegraph Canyon Road actually improved because of the extension of Medical Center Drive and the improvements on Orange Avenue. In reply to Commissioner Carson's inquiry as to what schools the Junior High School students will attend, Mr. Reid interposed to answer that there was an indication from the Secondary School District that portables at existing facilities will serve until the Middle School at Paseo Ranchero and Telegraph Canyon Road is constructed. Commissioner Carson questioned Mr. DeLorenzo about the length of time scheduled for the monitoring program. He replied that the monitoring study will continue based on a specific time or until density achieves certain milestone goals. The time involved is a biological limit not an ultimate limit. Don Gardner, 2445 Fifth Avenue, San Diego, one of the proponents, said there is a lot of misinformation about the water issue. According to the Manager of the Otay Water District, Barrel #4, is scheduled to be in their hands by November, 1993. The 54-million gallon tank should be completed before that time. In response to Commissioner Carson's request for the opinion of the Director of Parks and Recreation, Director Mollinedo said the offer of the proposed community center has been received with excitement and enthusiasm. Very seldom does an applicant offer to exceed the cost limit of a project by over $2 million. There are only two swimming pools in the City and one was closed for repairs during part of the year. There is only one community gymnasium at present. The proposed, second gym will not meet the total needs but would assist the City in providing a better level of service. MINUTES -15- September 27, 1989 Commissioner Tugenberg requested further clarification of the difference in densities in the low-medium and medium housing issue brought up by Commissioner Carson. Mr. Kruer's explanation failing in giving complete clarification to the Commissioner, Director of Planning Krempl volunteered that the low-medium, which is a single-family area, is actually a little bit below the target density when that area is regarded by itself (the total is 4.3 du/ac); in the northerly portion of that low-medium area is actually a cluster of 4,000 square foot lots which are still in that category. The area to the north in the core area, which is a medium-density category, 6-11 just by itself, is actually above the target of the medium density category towards the maximum of that category. The City has received the Community Recreation Center as a justification for that. In summary, when the whole project is considered, it is at the target; but when pieces of the project are reviewed, the low-medium is actually a bit below target with a cluster of 4,000 square-foot lots. The medium is actually above the target slightly, but there are other considerations and offsets for that, partially with the recreational amenities and partially having to do with the area computations and the open space. Mr. Krempl continued that he did not agree entirely with Mr. Kruer's statement regarding traffic. The correction of the error indicating the intersection to be at LOS "E" instead of LOS "C ", does not reflect the level of service for the interchange per se and an issue still remains. It has been somewhat improved with Rancho del Rey Phase I as a result of the two left-turn lanes in the northbound/eastbound directions, but there is still an issue to be addressed in terms of mitigation for the actual interchange. In reply to Commissioner Cannon's inquiry if the EIR referenced the actual interchange at 1-805/Telegraph Canyon Road, as it was his impression that the EIR discussed the situation east of 1-805, Director Krempl replied that the discussion was in terms of th~alTrans Study and Sunbow paying their fair share of the interchange improvements (which is resolved in the City's Development Impact Program.) The issue of timing, however, is certainly an essential one and needs further addressment. No one else wishing to speak, the public hearing was closed. Commissioner Casillas asked Director Krempl what could be considered adequate time frames for noticeable improvements on the traffic situation. The Director indicated his response was predicated not as a traffic engineer but as a planner and that 5 years would not be acceptable because of the indicated prognosis for the phasing of the project. A relationship between the improvements and issuance of building permits was reasonable, however, prediction of the number of building permits allowable was impossible and would have to be a staff consideration prior to a recommendation on the SPA Plan. Chairman Tugenberg said that a parameter of 5 years to complete the 1-805/Telegraph Canyon Road improvements when housing is predicted in 1-1/2 years and the water tank in 3 years makes it difficult to assure citizens who approach him that the infrastructure will be in place in time. MINUTES -16- September 27, 1989 Commissioner Carson said she could not vote for the project unless staff can tell her that the roads that would mitigate the traffic problems will be in before they develop. Director Krempl indicated that staff would support taking the road phasing in relationship to the development as expressed in the Overriding Considerations and placing that in the Monitoring Plan with the condition that those improvements be done prior to or concurrent with that phase. That, at least, places total confidence that those facilities will be operational, effective and in compliance with the thresholds and quality of life standards for all the surface roads. As far as the interchange is concerned, he would refer to the Traffic Engineer. Commissioner Cannon asked if we were any closer to having the interchanges at Telegraph Canyon Road, "H" Street and Bonita Road upgraded than we were 3 or 4 years ago, when the issue was supposedly "in study"? The traffic projections are known from the EIRs and by this time our ideas on what is to be done should be a "little more in concrete". There should be a plan and there should be a date by which these things are going to be done. It is a problem for the developers but it is mainly a problem for the citizens who have to endure the traffic during the period of time when this planning hasn't been done. The Commissioner noted that there did not appear to be sufficient funding at State level to handle the major improvements. He asked if the interchanges could be improved by restriping, placement of islands, double turn lanes, or additional signalization? Traffic Engineer Rosenberg replied that CalTrans has funding constraints and the City has yet to identify precisely the exact improvements that are required at some of the impacted interchanges. He reminded the Commission of the interim improvements being programmed to take place within the next 5 years. He noted that the developer's engineer has designed a project to widen the undercrossing on the south side to provide an additional eastbound lane at Telegraph Canyon Road. This, he understands, will be permitted by CalTrans prior to the 5 year period because it would be performed by private engineers. Some of the improvements being discussed for the other intersections include realignments of ramps, and even the possibility of widening the bridge at "H" Street. It is still uncertain what the ultimate total improvements at Telegraph Canyon Road would involve to serve the full build-out of the Eastern Territories but the incremental development being proposed should satisfy the near-term capacity problems at the interchange. Consultant Nunes assured the Commission that the improvements would be made when they have to be made by the developer. He indicated that a Public Facilities Financing Plan was being prepared for the anticipated phasing and construction of this particular project for the next 5 to 8 years. The Plan deals heavily with road construction, their scheduling, their cost, and so forth. A Development Agreement between the City and the developer accompanies this Plan and specifies what should be done and when. The completion of certain facilities will be tied to the issuance of building permits. The kinds of questions being asked cannot be answered at this meeting because the answers will be forthcoming in the more detailed SPA planning when more information and accuracy on how this can and should be implemented will be available. MINUTES -17- September 27, 1989 Commissioner Carson said that she had reached a point in her thinking when she believed it to be time to put-on-hold or delay action on this project tonight until staff returns with information needed by the Commission to make a decision. Commissioner Cannon echoed the opinion. He is unable to make the finding with regard to the traffic, "that all significant impacts will be eliminated by virtue of the mitigation measures identified in the Final EIR and changes incorporated into the project". Commissioner Tugenberg also voiced his assent. Commissioner Casillas said he likes to see graphs and suggested that staff assemble a plan of action with objectives and milestones that tie in specific requirements enunciated in the material reviewed tonight with some dates including what would happen should some of those objectives not be met. He commented that it is time the Commission took a stand on how the actions that it takes are going to impact some of the citizens in the community and their quality of life. Mr. Kruer said he shared the Commission's concerns and would be willing to act for a continuance and return in 2 to 4 weeks with answers to addressing the 1-805 issue. It is Sunbow's responsibility to address all of the issues and to resolve the Commissions' concern. Commissioner Casillas indicated that he would not be present at the meeting of October 11, 1989. MSUC (Cannon/Carson) 4-0 to continue Items 2, 3 and 4 to the meeting of October 25, 1989 and to reopen the public hearing on the Development Plan and then, at that time, the consideration of the CEQA Findings and Statement of Overriding Considerations along with the Mitigation Monitoring Plan. Commissioner Cannon requested that the Commission Secretary provide tapes of the meeting to Commissioners Grasser and Shipe. Commissioner Carson remarked there was a change she would like to have made to the Mitigation Monitoring Program, page 8, Item 4 Police. "The City of Chula Vista Police Department shall file a compliance letter with the City Planning Department when additional personnel have been hired. Compliances shall be verified no longer than 3 months after the issuance of occupancy permit." The Commissioner requested the time be verified up to a year instead of 3 months because (1) the clustering (a new concept) will create a higher density near the recreational center and (2) the center will bc open to the public. She said she would hate to have as nice a project as this go in and then have a budget cut prevent adequate police support to ensure it is kept an attractive area. OTHER BUSINESS - None DIRECTOR'S REPORT - None COMMISSION COMMENTS - None MINUTES -18- September 27, 1989 Adjournment at 9:50 p.m. to the Regular Business meeting of October ll, 1989, at 7:00 p.m. in the Council Chambers. ~th M. ~Smi th, lSecrdYcary ~Planning Commission WPC 6851 P