HomeMy WebLinkAboutPlanning Comm min 1989/06/21 Tape: 301
Side: 1
Tape: 29~
Side: 2
MINUTES OF A SPECIAL BUSINESS MEETING
OF THE CITY PLANNING COMMISSION OF
CHULA VISTA, CALIFORNIA
7:10 p.m. Council Chambers
Wednesday, June 21, 1989 Public Services Building
ROLL CALL
COMMISSIONERS PRESENT: Chairman Carson, Commissioners Cannon,
Ca$illas, Fuller, Grasser, Shipe and
Tugenberg
COMMISSIONERS ABSENT: None
STAFF PRESENT: Director of Planning Krempl, Director of
Public Works Lippitt, Environmental Review
Coordinator Reid, Associate Planner Griffin,
Consultant Gray and Deputy City Attorney
Fritsch
PLEDGE OF ALLEGIANCE - SILENT PRAYER
The pledge of allegiance to the flag was led by Chairman Carson and was
followed by a moment of silent prayer.
INTRODUCTORY REMARKS
Chairman Carson reviewed the composition of the Planning Commission, its
responsibilities and the format of the meeting.
ORAL COMMUNICATIONS
Commissioner Shipe took the opportunity to acknowledge in the audience members
of the class in Urban and Regional Planning which he teaches at National
University.
1. Consideration of Final Environmental Impact Report, EIR 86-4, EastLake
Greens (continued)
Commissioner Grasser stated that due to a possible conflict of interest she
would not participate in the discussion or voting on any of the items this
agenda.
City Planning Commission -2- June 21, 1989
Environmental Review Coordinator Reid suggested that following consideration
and action on the final EIR, the Commission hear the staff presentation on the
Overriding Considerations and the Mitigation Monitoring Program for EastLake
Greens--items 4 and 5 on the agenda--then move back to the public hearings on
the project before taking action on items 4 and 5.
Mr. Reid noted that the Planning Commission held a public hearing on the draft
of this EIR on May 24, which resulted in three major changes in the EIR.
These include: more accurate cumulative analysis and precise evaluation of
how water and sewer services will be provided; secondly, modification of the
school section to reflect the latest figures on facility capacity and
attendance figures; and, third, the thresholds evaluated in the final EIR have
been cumulated into one section.
Mr. Reid also called attention to a letter from Rancho del Rey requesting that
the following comments be entered into the written record of this meeting as
testimony to the Final EIR:
"Response No. 54 on Page 29
"In our comment letter we requested that all of RDR SPA I, II and III be
included in Table 3 and incorporated as part of the cumulative traffic
analysis for both the ECTPP and the subject Draft EIR.
"The portion of RDR not included amounts to 2,100 du and 42 acres of
employment park which ~enerates approximately 27,000 additional ADT's. We
believe that these ADT s may alter the findings and conclusions of the EIR.
"We had requested that a revised development schedule for RDR be included
in the TPP in a letter dated January 31, 1989. We believe that the EIR's
response to our comment is unsupported based on the lack of an analysis
and that the annual review of the TPP may be too late to require
mitigation if deemed necessary after project approval."
In response to a question from Commissioner Tugenberg, Mr. Reid advised that
the developer would be responsible for mitigating the visual impact of the new
water tank through the landscaping of the surrounding slope areas.
MSUC (Cannon/Fuller) 6-0 (Grasser abstained) to certify that the final
EIR 86-4 has been prepared in compliance with CEQA, the California
Environmental Quality Guidelines and the procedures of the City of Chula Vista
and that the Commission has reviewed and considered the information in the EI~
in reaching a decision on the project.
Staff presentation of CEQA Findings and Statement of Overriding Considerations
EIR-86-4, EastLake Greens
Jeanne Munoz reported that the project would result in potential significant
impact on ll issues in the City's threshold standards. Of these issues, only
air quality is unmitigable and this is the result of the project not being
City Planning Commission -3- June 21, 1989
included in the SANDAG Series V and VI growth forecast; after the project is
incorporated into the SANDAG Series, there will not be a significant
cumulative air quality impact to be found.
Ms. Munoz enumerated the following issues in which there is a potential for
significant impact, and noted in each case the mitigation measures
incorporated into the project which will result in elimination of all
significant impacts: transportation and circulation, police protection and
fire protection; emergency medical services, schools, library services, parks
and recreation, water availability, sewer service, hydrology and water quality.
Ms. Munoz also discussed the issues that have potential impacts and are not
covered by the threshold standards. These include visual resources,
geology/soils, biological resources, paleontological resources, and noise.
Again, each of these issues has been addressed in the project in order to
eliminate any significant impact.
The report also lists 6 insignificant impacts which were not discussed. The
findings also include a record of the sources used in preparation of the EIR.
Staff presentation on Mitigation Monitoring and Reporting Program
Environmental Review Coordinator Reid noted that this is the second monitoring
and reporting program to come before the Planning Commission, the first being
on the General Plan. This program is more specific. It will be necessary to
adopt these programs on a case by case basis until the City finds some process
that is acceptable in guaranteeing the implementation of mitigation measures.
Once a system is found, it can be adopted as an overall citywide policy that
would cover most mitigation measures and become a part of City regulations.
Mr. Reid called attention to the proposed worksheet, which would list all
mitigation measures for a project, indicate the monitoring department, and be
verified as shown on the plans and then as being implemented in the field.
Mr. Reid advised that statement 7 of the reporting program should state that
the Planning Department shall insure that the mitigation measures have been
met, rather than the Community Development Department.
For activities that require continual monitoring during implementation of the
project, it is anticipated that the project applicant would be required to
post a bond or other guarantee to insure the incorporation of mitigation
process into the plan. For the long term process that requires monitoring
during the operation of a project, the applicant would be required to submit a
mitigation monitoring program of much longer duration. That is not required
for this project.
In response to a question from Commissioner Cannon regarding a connection
between EastLake and Route 54, Mr. Reid advised that State 125 is included in
the Eastern Chula Vista Phasing Plan, which is tied to EastLake Greens.
Portions of the project can move ahead without that facility in place, but a
City Planning Commission -4- June 21, 1989
threshold point might be reached where development would have to halt until
125 is completed. There are ll phases of development identified in the
eastern areas and certain facilities are tied to each of those phases; by
phase 5 Route 125 would have to be in place to accommodate any further
development.
Commissioner Casillas questioned the statement in the overriding
considerations that the project contains a commitment to low and moderate
income housing.
Mr. Reid cited condition 44 on page 10 of the staff report for the Tentative
Map of EastLake Greens, which states, "A low and moderate income housing
program with an established goal of 5% low and 5% moderate shall be
implemented . . . "
Planning Commission action on these two items will follow the public hearings
on the project.
2. PUBLIC HEARING: PCM-87-7: Consideration of EastLake II General
Development Plan and Planned Community District
Regulations, EastLake Greens Sectional Planning Area
(SPA) Plan, Public Facilities and Financing Plan
EastLake Development Company
Bud Gray, project consultant on EastLake II reported that this is a request
for Planned Community zoning to allow the annexation and development of the
second neighborhood of the 3,000 acre EastLake community. The Planned
Community zone requires a General Development Plan which has been submitted
for consideration, along with the EastLake Greens Sectional Planning Area plan
and a Public Facilities Financing Plan for the Greens.
The EastLake II project is located south of Otay Lakes Road and east of the
future alignment of Route 125. The easterly boundary is Salt Creek open space
corridor and the southerly boundary is the future alignment of Orange Avenue.
EastLake II General Development Plan area consists of 1223 acres, divided
between EastLake Greens neighborhood of 830 acres and the EastLake Trail
neighborhood of 393 acres.
Mr. Gray displayed four slides to show the nature of the area, taken from
different directions, each of which revealed the grading presently under way
for the high school and community park site.
He displayed a map which proposes a total of 4,869 dwelling units, and also
contains two commercial shopping areas totaling 35 acres, the high school site
of 49 acres, two elementary school sites of l0 and 12-1/2 acres, as well as
104 acres of community and neighborhood parks, a golf course of approximately
160 acres, and various public uses, major roads and open spaces. The project
itself has a gross density for the 1223 acres of 3.98 dwelling units per acre,
with a net residential density of approximately 7.7 units per acre. This is a
slightly higher density than the EastLake I project.
City Planning Commission -5- June 21, 1989
Mr. Gray compared the density of this project to the land use proposed in the
preliminary General Plan which is currently under consideration by the City
Council. Using the methodology set forth in the General Plan to establish the
low and maximum permissible dwelling units, this area would permit a maximum
of about 5,111 dwelling units, with the low at 2,864, and midpoint at about
3,980 dwelling units.
Mr. Gray reviewed the five criteria in the General Plan which were used to set
the residential density of this project. These include public facilities and
recreational uses to benefit this area and the community as a whole, and the
demonstration of a superior project plan.
With respect to the EastLake Green SPA Plan, Mr. Gray stressed two central
points about the design. One, the activity corridor, located between Route
125 and EastLake Parkway accommodates all of the higher intensive kinds of
uses, such as the shopping center, the high school, park, high density housing
and church sites. This gets those uses out of the residential neighborhoods
and provides easy access to regional transportation facilities. The second
point is that all of the residential components of the plan are linked
together by the golf course. The golf course is supplemented by the swim
club, tennis facility, driving range, and three mini-parks serving each of the
various residential neighborhoods, in addition to the community park adjacent
to the high school.
Mr. Gray discussed the 12 conditions for approval of the EastLake II General
Development Plan, some of which apply to the EastLake Greens SPA plan. He
pointed out that one of the conditions requires a conditional use permit for
the golf course and related facilities, so it will be brought to the Planning
Commission in the future so appropriate conditions regarding the usage and
design of the golf course and facilities can be applied. He also noted the
community trail linking EastLake Greens community to the EastLake I, and if,
in the future, traffic builds up on Otay Lakes Road there may be a need for a
pedestrian bridge or some other acceptable way to insure safe pedestrian
passage on that trail across that busy street. A reclaimed water system is
being required in the loop street so that in the event there is reclaimed
water available from Otay Water District it can be used to water the golf
course, the parks, street medians and that sort of areas. A condition also
identifies the need for three church sites of at least a total of 7 acres in
the EastLake Greens project. There is a need for a separate sewer agreement
to be negotiated with the City Engineer because the project drains into three
sewer basins. Only the Telegraph Canyon trunk line extends there at the
present. That line has capacity for a short period of time, but in the future
a permanent solution for handling additional sewage will be required.
Dick Jacobs of Willdan Associates discussed the Public Facilities Financing
Plan for the EastLake Greens project. He pointed out that the purpose of this
plan is threefold: first, to identify the public facilities necessary, both
onsite and offsite; second, to determine the cost of such facilities and the
time of need in concert with the quality of life standards adopted by the
Growth Management Oversight Committee; and, third, to identify an appropriate
financing mechanism for each of the facilities.
City Planning Commission -6- June 21, 1989
Mr. Jacobs stated that the approach to preparing this financing plan consists
of two elements: first, the public facility needs and phasing requirements
when looking at EastLake Greens alone; second, the cumulative effect this
project, as well as other projects, will have on areawide facilities, such as
the roadway network, and the phasing requirements that result.
He reported that with respect to the first element, EastLake Greens is to be
built in three phases, resulting in approximately 3600 dwelling units and
associated commercial and school facilities. Each phase results in a need for
public facilities and some 60 million dollars in onsite facilities are
identified in Phase I, with approximately 88 million dollars in total
improvements through the three phases of the project.
With respect to the second element of the analysis, the areawide facilities,
looking at the cumulative effect of this project and other projects in the
area on the transportation network, the result of the analysis is the draft
East Chula Vista Transportation Phasing Plan, included as Appendix A of the
Public Facilities Financing Plan.
Mr. Jacobs reviewed the work of his firm since January, 1987, when they were
retained by the City to prepare a street financing and implementation plan for
all major backbone street facilities in the eastern area. The result of that
work was the Eastern Area Development Impact Fee, adopted by the City Council
in January, 1988, which exacts a fee of $2101 from developers for every single
family home to be built in the area. This is intended to finance some 71
million dollars worth of street improvements in the eastern area.
Willdan Associates also prepared the first draft of the East Area
Transportation Plan for the streets identified in the Development Impact Fee
program. This plan includes a buildout phasing, in which the requirement for
street facilities is based on the number of dwelling units built, along with
associated industrial and commercial development. In this phasing the
buildout is divided into 11 increments of development, with 2100 units in the
first phase and 1500 units in subsequent phases, and the associated commercial
and industrial development. The objective is to provide a level of service
"C" or better, and when that level is exceeded on any of the streets the
street capacity must be improved before development can proceed. This program
must be carefully monitored and updated annually.
In response to a question raised by Commissioner Cannon about the requirement
of State 125 in connection with £astLake I, Director of Planning Krempl
reported that under a similar, but not identical, transportation phasing
effort for EastLake I approved in 1985-86, it was indicated that a roadway
within the 125 alignment between Telegraph Canyon Road and Route 54 would be
needed when the cumulative dwelling unit permits issued in the Eastern Area
numbered about 7500. EastLake, to date, has been issued approximately 1700
permits. The updated transportation phasing program shows that 9100 dwelling
units, rather than 7500, which is increment 5, is the keystone point that
cannot be exceeded before State 125 needs to be improved within that area. He
estimated that EastLake Greens would not be built out before that point in
time.
City Planning Commission -7- June 21, 1989
Chairman Carson announced that the public hearing on this item will be opened
after the staff presentation on the tentative subdivision map for £astLake
Greens.
3. PUBLIC HEARING: PCS-88-3: Consideration of Tentative Residential
Subdivision Map for EastLake Greens, Chula Vista Tract
88-3 - EastLake Development Company
Associate Planner Griffin, using graphics, pointed out that EastLake Greens
has approximately 450 acres of residential areas and an equal amount of area
devoted to non-residential uses. The residential areas involve a total of
3,609 dwelling units of several different product types. One exhibit shows
the areas for single family detached development of 1277 units on 247 acres;
this is broken into 97 larger lots with densities of 2.7 to 2.9 dwelling units
per acre ranging in size from 7800 to 15,000 sq. ft.; 382 standard lots with
densities of 3.8 to 5.0 dwelling units per acre and lot sizes from 5,000 to
6,000 sq. ft.; and 800 small lots with densities of 6.0 to 7.4 dwelling units
per acre and lot sizes ranging from 3300 sq. ft. to 5,000 sq. ft. Development
standards for the larger and standard lots are preestablished in the SPA
plan. Plotting for the smaller lot products between 4,000 and 5,000 sq. ft.
are shown on the subdivision map, but lotting for the smaller lot products
which involve a shallow lot and sizes below 4,000 sq. ft. is not shown on the
subdivision map, with the exception of the area designated No. 14.
Development standards for the small lot area are subject to review with the
precise development package.
Another exhibit showed the attached product areas, proposed for attached
single family duplex and multiple family type development. The total area is
165 acres and the total number of units is 2,332. Those areas will be subject
to approval of a precise development plan and most will be subject to future
subdivision map in order to sell the units. The only action at this time is
to create the basic boundaries of the individual areas and establish the
maximum number of units.
Mr. Griffin pointed out the areas of three different categories of attached
housing ranging in density from 7.6 units per acre to the highest density of
32 units per acre.
Mr. Griffin called attention to the memo addressed to the Planning Commission
on this date which recommends several modifications to conditions of approval
that are itemized in the staff report. Most of these are Engineering
Department conditions, but included is the recommendation that Unit 14 be
shown as a single lot.
It is the staff's recommendation that the Commission approve the map based on
the findings listed in the report and subject to modifications in the staff
memo.
Commissioners Tugenberg and Cannon questioned the use of the term "standard"
lots in referring to lots of 5,000 to 6,000 sq. ft. size.
City Planning Commission -8- June 21, 1989
In response to Commissioner Tugenberg's question of consistency with the
General Plan, Director of Planning Krempl affirmed that any action by the
Commission on this project is predicated upon Council adoption of the proposed
General Plan. He reported that when staff reviewed the General Plan and all
of the policies included with it, it was the determination that there was
consistency under the provisions of the Planned Community, mixed use design,
and the parameters. He pointed out that the proximity of this development to
a future freeway, Route 125, would warrant higher density than some other
areas of the Eastern Territories.
Commissioner Shipe raised a question about affordable housing in this project.
Consultant Gray explained that the Federal Department of Housing and Urban
Development estimates the median income for the area and through an
established formula arrives at the price of affordable housing. He pointed
out that prior to recordation of the final map an agreement must be reached
between EastLake and the Department of Community Development guaranteeing that
the required percentage of affordable housing units is provided at the
specified income levels.
After a five minute recess, Chairman Carson opened the public hearing for
testimony on agenda items 2 and 3.
Bob Santos, EastLake Development Company, 900 Lane Avenue, Chula Vista
expressed awareness of concern within the community about certain issues
relating to the General Plan which is before the City Council. He supported a
concept advanced by the group Crossroads in terms of putting together a
concerted community effort to reconsider those policies and attempt to clarify
them in terms of application. He offered to voluntarily reduce the density of
the EastLake II proposal to conform to the target density provided in the
draft General Plan. In order to do that, he suggested that the five high
density parcels be reduced in density to the target density of 4.5 dwelling
units per acre. He stated that they would return to the Planning Commission
in the future to apply for units over the target density for those parcels
only if the City Council adopts a policy in the General Plan that provides
mechanisms that would allow density to be over the target density range. At
that time they would like those areas to be considered.
Through a presentation of slides, Mr. Santos reviewed the master plan for
EastLake established in 1982. The plan provided for over 11,000 homes in the
EastLake Planned Community; a General Plan update resulted in a 20% density
reduction across the EastLake project, but the award winning planning and
design concepts initially evident in the EastLake Community Plan are still
maintained in the project.
The slides showed the distinct neighborhoods of EastLake Hills and EastLake
Shores, each with a unique theme. The EastLake Greens follows that concept
and has a unique theme--country club living, or a golf course residential
area. Architectural renderings for models in the various density levels were
shown.
City Planning Commission -9- June 21, 1989
Mr. Santos pointed out that the second major land use component within the
EastLake Greens neighborhood is the first shopping center within EastLake,
which will provide service for the surrounding area as well as for EastLake.
The timing of this center's opening is key to the population growth that will
occur within the EastLake Greens area.
A third major component is the school and park areas, comprising a total of 96
acres, in addition to the 160 acre golf course. Grading has been started for
the high school and community park complex, in order that the school will be
available when needed. The second of four elementary schools is included in
EastLake Greens, with an adjacent ll acre public park. This facility will
have lighted fields to provide for organized activities, such as Little League
and AYSO soccer. All of the parks reviewed on the slides have been approved
by the City Parks and Recreation Committee.
Mr. Santos noted that a reclaimed water plan is an important underlying
element of this project, as reclaimed water will be used for the landscaped
areas as the schools, parks, and open space, as well as the golf course.
Reclaimed water is currently being used for the grading of the high school and
community park areas. This is an element of their water conservation plan
that has been adopted and will be targeting a reduced average water
consumption of 25% over more typical projects.
In the activity corridor is an area for public-quasi public uses and includes
a 5 acre site for churches. A total of approximately 22 acres in church sites
will be provided in the EastLake Community. Also included in this area is the
site for a 50 million gallon storage reservoir for potable water. This is the
result of a cooperative agreement reached with the Otay Water District and
other major developers in the area to provide the necessary funding and
address a major citywide deficit.
Mr. Santos pointed out the extensive trail system for pedestrians and
bicyclists, which began at the neighborhood center in EastLake Hills,
continues along the neighborhood center in EastLake Shores, will traverse the
EastLake Village area, connect to the EastLake community park and high school
area, before extending easterly to the neighborhood center in EastLake
Greens. Eventually it will continue further east to connect all remaining
neighborhood centers within the total project.
The right of way for S.R. 125 will be reserved through the EastLake Greens
area, to accommodate an 8 lane freeway, including a full interchange
configuration. This is consistent with the ongoing studies by CalTrans to
select the best route from a general public standpoint for S.~. 125. That
study is anticipated to be completed in 1992 or 1993, so that construction of
S.R. 125 can start.
Mr. Santos advised that work is well underway on a 25 million dollar Telegraph
Canyon Road project to widen that road to six lanes instead of the four lanes
required. Together with the six lane "H" Street widening recently completed
by Rancho Del Rey developers, the impact on the traffic system can be
mitigated until the S.R. 125 can be implemented.
City Planning Commission -10- June 21, 1989
Mr. Santos urged approval of their application to promote development at the
high standards of quality carried out thus far.
Katy Wright, EastLake Development Company, 900 Lane Avenue, Chula Vista,
presented a profile of the current EastLake homeowner as shown from an annual
survey of the homeowners to understand their needs as they are changing, be
responsive to those, and utilize the information in shaping future plans. She
displayed graphics which showed that 48% of the families come from the City of
Chula Vista or the South Bay area; nearly 80% are from the southern San Diego
County area. Slightly over half the home owners are first time buyers, while
48% of the families are move-up opportunities.
In surveying the reasons for families purchasing homes in EastLake, good value
and investment were high on the list, as well as recreation opportunities; of
lesser importance was yard size and size of home. There appears to be a trend
toward smaller households, and a greater percentage of single parent families
and families on limited or moderate incomes.
There is a strong demand for small or moderate size lots that are affordable
and the developer has attempted to incorporate the various demands for home
styles, prices and sizing into the plan for EastLake Greens. The amenities of
parks and recreation facilities is preferred over larger individual lot
sizes. When asked about additional facilities for the future, 50% of the
homeowners are interested in a public or private golf course as part of the
community.
Kent Aden, EastLake Development Company, distributed to the Commissioners a
letter summarizing their proposed clarifications to conditions for EastLake
Greens. He discussed the following conditions and set forth their reasons for
requesting changes: Tentative Map #37, relating to the cable television
issue; Tentative Map #64/SPA #2, requiring a pedestrian bridge or alternative;
Tentative Map #38G, relating to residential construction tax; Tentative Map
#46/SPA #6, concerning church sites; Tentative Map #59, establishing minimum
lot widths; Tentative Map #57, to show Unit 14 as a single lot. He suggested
an added condition that Parcels R-24, R-25, R-26, R-27 and R-28 be approved on
an interim basis at the target density of 4.5 dwelling units per acre.
Mr. Santos expressed his desire to clarify the question raised about
affordable housing. He pointed out that low and moderate income housing uses
criteria adopted by the State of California and various counties and cities
which relate to income levels. They are interested in meeting those needs
within the community which is one of the reasons for higher density nodes
within the project.
In terms of affordable housing, he emphasized that they do have an affordable
housing project and believe they can provide the consumer with an affordable
house in a quality community and a nice living environment.
Mr. Santos reported that the original concept for EastLake II, which includes
EastLake Trails, included two golf courses. When work on the General Plan
City Planning Commission -ll- June 21, 1989
update started, it became evident that it would be impossible to provide two
golf courses and still meet the General Plan density requirements and goals.
They made a decision to delete one of the golf courses and kept the course in
the EastLake Greens area because it is closer to the activity corridor, the
major freeway, and transportation facilities. He assured the Commission that
as they move further into the east and the development of EastLake Trails, the
lots will be larger and there will be more detached homes.
Commissioner Shipe referred to a report that the City of Chula Vista is
substandard as far as the number of golf courses recommended for a city of
this size. He asked what the proposed golf course would do for the City in
that regard.
Mr. Santos advised that it would meet the needs of the residents of EastLake,
and extend beyond that to make public play available at least on a short term
basis of a few years. There will be provisions for public play, perhaps
organized activities through the City's Recreation Department.
Chairman Carson asked Mr. Santos to address the question of where low and
moderate income housing would be located.
Mr. Santos pointed out that the State of California has concluded that low
income housing can only be provided in non-for-sale houses, or apartments. It
was their intent to provide that in the high density sites that have now been
put on hold. Moderate income housing can be provided on a for-sale basis, and
that is provided within the fabric of the proposed project.
Bonnie Akins, 1958 Alderbrook Place, a resident of the EastLake Shores
community for the past 2-1/2 years, spoke with pride of the beauty of that
neighborhood. She pointed out that the problems faced today are not just the
City of Chula Vista or County of San Diego, but basically, the problem of
economic trends, with high inflation, high interest rates, unavailability of
income for purchasing houses, as well as the many depressed areas in the
United States which is resulting in an influx of people into this area who are
seeking employment and seeking a start. She felt there is a tremendous need
to get first-time buyers into a house. Lifestyles are changing and there are
two income families with one or two children, or no children, who are willing
to live in east Chula Vista and drive as far as LaJolla to work because that
is the only place they can afford and still maintain a wonderful quality of
life. She felt the lot size is not as important as the proximity to
recreational facilities.
Joseph Kownacki, 1891 Gamas Terrace, in EastLake Hills, stated he is in the
10% of residents who are new to the area, having moved here from Pennsylvania
last November. After deciding to move to California, they looked at 30
developments and from those chose EastLake for many reasons: nearness to all
kinds of facilities, the beauty of the community, diversity of housing, and
nearness to work. He stressed that the golf course would be an additional
incentive to live in the community and would mean more to residents than lot
size.
City Planning Commission -12- June 21, 1989
Barbara Leg~, 600 Rue Bayonne, in EastLake Hills, has lived at EastLake for
about two years. They enjoy the atmosphere for the planned community. Within
walking distance they can play tennis, go bicycling, jog, or swim, which is
convenient as opposed to driving some place for recreation. They also enjoy
the lagoon as a place for entertaining.
Fran O'Meara, 1858 Gamay Terrace, stated she is a happy EastLake homeowner and
felt there are thousands in that community who are happy with the way it has
developed. She is a real estate professional who has lived in Chula Vista for
the last 16 years and has chosen EastLake as her home. She spoke in support
of the Mello-Roos plan of financing facilities needed within the area as she
can see her money working for her.
Lauraleigh O'Meara, 767-224 Eastshore Terrace, has been an EastLake
condominium owner for the past year and a half. Having grown up in Rancho
California, a 97,500 acre project, she was able to see what a master planned
community can do. She is pleased that the EastLake planned community has many
of the same positive qualities, especially in regard to the residents' shared
facilities, such as the lagoon and the swim and tennis club. The affordable
high density housing that EastLake provided made it possible for her and her
husband to become first-time homeowners. They appreciate the fact that
property values are protected by EastLake Development Company's attention to
aesthetics. As they build equity in their present home, they look forward to
an opportunity to live in a golf course community or an equestrian community.
Jackie Metcalf, 546 Port Harwick, is a new homeowner in EastLake, along with
her husband and three children. Although a native of San Diego, she has spent
the last 13 years living with her family in a small town in Oklahoma and when
the opportunity to move back to San Diego came, they had several concerns.
High on the list were: schools, affordable housing, and a quality of life.
She was pleased to say that Chula Vista and EastLake has met those concerns.
Larry Rehlander, 1338 Valencia Loop, Chula Vista, is the pastor of Victory
Lutheran Church, a congregation developing in the ~onita, eastern Chula Vista,
and EastLake area. He appreciated the cooperative spirit of the EastLake
developers in meeting with a group of pastors from a number of congregations
to determine their needs. They look forward to building on an EastLake site
as soon as possible with the approval of this plan.
Fred Hahn, President of Creaser Price Insurance Company, 900 Lane Avenue,
reported that they recently moved into the EastLake Industrial Park. They
bought into the concept of EastLake that living, working and playing in the
same environment is an attractive one and desirable to their employees. He
felt the development of the Greens, with the golf course, will be a tremendous
boost to the industrial bases. Attracting new industrial uses will be an
asset to the tax base of Chula Vista.
Peter Watry, 81 Second Avenue, spoke on behalf of the Crossroads group. He
felt EastLake is an important project because it is a major developer in Chula
Vista and it is the first development to come through under the guise of the
City Planning Commission -13- ,June 21, 1989
new General Plan presently under consideration by the City Council. He felt
that the EastLake development greatly exceeds what was envisioned in the
General Plan for this area. The original Greens/Trails proposal was 27 to 30%
over the target. He felt development should adhere closely to the target for
the area as established by the General Plan. If the Greens and other projects
are allowed to go so far over the target, then we've overshot the General
Plan. For example, there is about 7,500 acres in the whole Eastern
Territories; if that is allowed to develop at 6 dwelling units per acre
instead of 4.5 dwelling units per acre that means something like 11,000 extra
dwelling units and 100,000 extra cars on the road every day in the City.
Mr. Watry felt that if you go over the targets, it changes the whole character
of the General Plan.
He pointed out that the General Plan states: "The Eastern Territories are
seen as an extension of the residential character of existing areas of Chula
Vista. The predominant residential type is single family detached, low and
low-medium density residential categories." According to the General Plan you
adopted May 31, 92% of all the residential acreage was in low or low-medium
density and 8% was in medium-high or high. Looking at the acreage in EastLake
II, the Greens and Trails combined, only 58% is low or low-medium, 42% is in
the medium or higher range.
Commissioner Tugenberg asked for Mr. Watry's comment on the remarks of one of
the women from the EastLake area concerning a change in society, change in
culture and change in attitudes.
Mr. Watry advised that he is concerned with the impact of EastLake on the rest
of the community. From a public interest point of view he felt the total
density, or number of housing units is the overall impact.
Will Hyde, 803 Vista Way, Chula Vista, also a member of Crossroads, further
addressed Mr. Tugenberg's question and acknowledged it is appropriate that
provision is made for different lifestyles, but again pointed out this should
be within the target density specified in the General Plan. Based on Mr.
Santos' proposal to withdraw the high density parcels and figure them at the
target density, they can now support approval of the project.
Mr. Hyde called attention to Sections 6.2 and 6.3 of the Land Use Element -
Exceeding Target Residential Densities and Clustering of Residential
Development. He felt those should be adopted as interim-only policies {if
Council goes ahead and adopts the General Plan). This would allow the
EastLake Greens project to continue to be processed. He suggested that
Sections 6.2 and 6.3 should be referred back to staff and to a broadly based
task force for review, restudy and recommendations for possible modification.
He felt this could be accomplished in a timely fashion, a matter of weeks, not
months. This should be accomplished and considered by the Council before a
new major project potentially affected by those policies is brought forward
for public hearing and consideration.
City Planning Commission -14- June 21, 1989
In response to a question from Commissioner Tugenberg, Mr. Santos stated that
as he perceives it, the City Planning Commission and City Council, together
with community groups, Crossroads, and hopefully themselves, and other members
of the community can work together to evolve a set of criteria that could be
applied uniformly and predictably to determine when and if density should be
granted above the target density, which Mr. Watry referred to. The draft
General Plan has criteria in it, but it's somewhat nebulous, and Mr. Santos
agreed that there needs to be a little more predictability in that.
Mr. Santos again reviewed the density figures which would result from his
offer to change the five high density parcels to 4.5 density. This provides a
reduction of 835 units from the project, bringing the new total to 4,034
units, or a density of 4.7, which is at the target.
Commissioner Fuller commented on the presentations made by residents of
EastLake and agreed that they should be pleased with living in a really well
planned master community. She felt the Commission does not object to
different lifestyles, but she agreed wi th Mr. Watry that the concern of the
Planning Commission is to look at a given density for a particular project
with regard to how it reflects on the total community. She did not know if
providing a golf course would warrant a higher density since it would benefit
mainly the people who live at EastLake as there is no consideration for public
access even for walking around the perimeters of it; it appears to be a
private golf course. She expressed favor of approving the plan with the
proposed amendments and hope it could be conditioned on reconsideration of the
items in the Land Use Element of the General Plan as discussed.
Commissioner Cannon commended EastLake for reducing the density which, he
indicated, makes it possible for him to vote for approval of the plan. He
expressed disappointment with the amount of housing around the golf course,
which precludes it from being visual open space to be enjoyed by the public.
He agreed it is a recreational facility, but one which will be enjoyed only by
golfers.
Commissioner Fuller asked for the staff's position with regard to EastLake's
proposed revisions to the conditions for approval, and whether those apply to
the General Development Plan or Tentative Subdivision map.
Associate Planner Griffin advised that only #13 applies to the General
Development Plan/SPA Plan. The staff concurs except for the second sentence
of item 2, which says, "In no case will the incremental units for the five
parcels be less than the target density in the General Plan or greater than an
aggregate 852 units." Staff believes the actual density should not be locked
in until the areas have been planned or analyzed. He suggested deleting that
sentence.
PLANNING COMMISSION ACTION ON PCM-87-7
MSUC (Fuller/Cannon) 6-0 based upon the findings attached to the staff report
(Attachment 1), recommended that the City Council approve the EastLake Greens
and Trails General Development Plan; and, recommend that the City Council
City Planning Commission -15- June 21, 1989
approve the Planned Community (PC) District Regulations for EastLake Greens
and Trails; and, based upon the findings attached to the staff report
(Attachment 2), recommend that the City Council approve the EastLake Greens
Sectional Planning Area (SPA) Plan subject to the conditions of approval
listed in the report with an added condition, #13, to read:
On an interim basis, Parcels R-24, R-25, R-26, R-27 and R-28 shall be
zoned at the target density of 4.5 dwelling units per acre. A maximum of
4,034 units will be approved for EastLake II until such time the
guidelines for exceeding the target density for the General Plan update
are resolved. The following procedure will occur to determine additional
density, if any, for the EastLake II project:
1. Specific guidelines for exceeding the target General Plan density
will be adopted.
2. The adopted General Plan policies will be applied to determine the
incremental units to be added to EastLake II.
3. The units from the new calculation will be distributed to these five
parcels or other unsubdivided portions of the EastLake Greens
Tentative Map.
4. The SPA Plan and Tentative Map will be returned to the Planning
Commission and City Council for adoption of the increased density, if
any,
and, recommend that the City Council approve the EastLake Greens Public
Facilities and Financing Plan; and, recommend that the City Council adopt the
EastLake Greens Design Guidelines.
Prior to adoption of the above motion, Consultant Gray pointed out that on the
General Development Plan map for EastLake II, the slide shown had a portion of
the area which is in the EastLake I area and now referred to as Salt Creek I,
shown as being converted from industrial to residential. That should be
deleted from the Commission's consideration since it was not covered in the
EIR. It will come before the Planning Commission later as a separate project.
DISCUSSION AND PLANNING COMMISSION ACTION ON PCS-88-3
Associate Planning Griffin advised that the staff wished to address EastLake's
proposed clarifications to conditions for EastLake Greens as stated in their
memo of June 21.
Director of Public Works Lippitt pointed out that Tentative Map Condition #37
requires the developer to provide access on an equal basis to and on
individual lots for all franchised cable television companies. He advised
that there may be three or four franchise television companies showing
interest in Chula Vista. The City Council is working on coming up with the
City Planning Commission -16- June 21, 1989
resolution to this and Mr. Lippitt felt EastLake should deal with it before
the City Council. He recommended leaving the condition as written in the
staff report.
Mr. Lippitt referred to Tentative Map Condition #64, which requires that a
pedestrian bridge, or an alternative acceptable to the City Engineer, shall be
constructed over Otay Lakes Road to connect the community trail from EastLake
I to EastLake II. EastLake has requested that this bridge be considered in
the Public Facilities Financing Plan.
Mr. Lippitt pointed out the Financing Plan was recommendation for adoption in
the previous action as part of the package including the General Development
Plan and SPA Plan, and it did not include this item. Mr. Lippitt expressed
the belief that Otay Lakes Road will experience heavy traffic, especially at
the EastLake Parkway, as there will be commercial centers on each side of the
street. He felt the bridge will be necessary, not only for pedestrian safety,
but to make the intersection handle the traffic at an acceptable level of
service.
Commissioner Tugenberg concurred with the necessity for the bridge but
questioned the fairness of requiring EastLake to foot the bill for something
like that, which will be for public use.
Mr. Lippitt maintained it will be used mainly by EastLake residents. He also
pointed out that many of the items in the EastLake Public Facilities Financing
Plan will be paid for by EastLake.
Mr. Kent Aden stated they could accept a condition on the map which would
require that this be put into the Public Facilities Plan at the first annual
update of the plan, since the bridge is not going to be required within the
next year.
Mr. Lippitt concurred it could be made a condition of the tentative map with
the proviso that it could later be included in the Public Facilities Financing
Plan.
Associate Planner Griffin referred to Tentative Map condition #38G, which as
presently worded would allow the City to consider waiving all or a portion of
the residential construction tax for park improvements beyond what would
normally be required by city standards. EastLake is requesting that the
wording be changed to "shall waive." Mr. Griffin pointed out that the
residential construction tax is designed to provide for a wide range of public
facilities and waiving the tax is something that would be the subject of
Council consideration based upon documentation and supporting information
provided by EastLake.
Director of Planning Krempl stated that the condition could come out entirely
but he would object to using the word "shall" instead of "may" if the
condition is included.
City Planning Commission -17- June 21, 1989
Mr. Griffin noted that EastLake is requesting that Tentative Map condition #46
be made consistent with SPA condition #6 which states "EastLake II shall
provide a minimum of 3 church sites on at least 7 acres total." He advised
that it is staff's intent that 3 sites of 7 acres be provided in the Greens
and that further church sites and acreage be addressed in the Trails
development. He recommended no change in the Tentative Map condition.
Consultant Gray discussed Tentative Map condition #59, in which the change
requested by EastLake would change Unit 7 from the requirement that all lots
be a minimum of 50 feet wide to the requirement that 20% of the lots in that
unit be a minimum of 50 feet wide. He pointed out that most of the lots in
Unit 7 are probably going to accommodate two story homes and it becomes very
difficult to design those units to allow sufficient room for onstreet guest
parking, curb cuts and driveways, utility boxes, and front yard landscaping.
With respect to Units ll and 13, which are also small lot projects, staff
proposes that 20% of the lots be a minimum of 50 feet wide, with the intent
that those lots would accommodate single story homes and break up the street
scene to create more of a variety.
Mr. Griffin stated that with regard to Tentative Map condition #44, it is,
once again, staff's recommendation to remain with the language of the
condition as stated in the report. The change requested by EastLake would
limit the addressment of the low and moderate income housing requirement to
the highest density parcels; staff feels this should be the subject of the
overall program to be worked out at the staff level.
MSUC (Cannon/Shipe) 6-0, based on the findings contained in the staff report,
recommend to the City Council the approval of the Tentative Subdivision Map
for EastLake Greens, subject to the conditions contained in the staff report
and to the amendments in attachment 3 of that report.
4. Consideration of CEQA Findings and Statement of Overriding Considerations
EIR-86-4, EastLake Greens
Environmental Review Coordinator Reid pointed out that clarification is needed
in the section regarding low and moderate income housing. With the deletion
of the higher density pockets, some addressment is needed from the developer
of the intent to meet the 5% and 5% requirement for low and moderate income
housing.
Mr. Santos stated it is difficult to answer that until they know what the
policy from the City Council is going to be. He acknowledged they are
committed to that requirement under conditions for approval of the Tentative
Subdivision Map and asserted they will work with the staff and the City in an
effort to meet that criteria. They will also look into the possibility of
finding a non-profit organization to help subsidize some housing.
Commissioner Fuller expressed trouble with statement No. 7 relating to the
golf course and open space. She felt the access and the views of the golf
course are too limited.
City Planning Commission -18- June 21, 1989
Mr. Santos stated that in line with concerns expressed by the Commissioners
they will see what they can do in that regard. He noted that a trail is
proposed through a portion of the golf course, but there are unresolved issues
as to who owns and operates it, and who has liability for anyone being hit by
a golf ball. They will work on that and are optimistic in that regard.
MSUC (Cannon/Tugenberg) 6-0 to adopt the proposed Statement of Overriding
Considerations amended to delete items No. 3, No. 6 and No. 7 in their
entirety.
5. Consideration of Mitigation Monitorin§ Program for EastLake Greens,
EIR-86-4
MSUC (Casillas/Fuller) 6-0, to adopt the Mitigation Monitoring Program for
EastLake Greens, EIR-86-4, as submitted on Attachment A.
DIRECTOR'S REPORT
Director of Planning Krempl reported, for those who had not heard, that George
Lee died on June 20. He was the father of Ken Lee and was Fire Chief for the
City of Chula Vista from 1942 until his retirement in 1970. There will be
memorial services at 4 p.m. on June 22nd at the Congregational Church, and the
family has requested that any donations be sent to the American Heart Society.
COMMISSION COMMENTS
Commissioner Cannon requested that the agenda for the next Planning Commission
meeting include a discussion of the General Plan updates as suggested by
Crossroads.
ADJOURNMENT
The meeting adjourned at ll:O0 p.m. to the regular business meeting of June
28, 1989, at 7:00 p.m. in the Council Chambers.
Helen Mapes, Secretary Pro Tem
WPC 6422P