HomeMy WebLinkAboutPlanning Comm min 1988/05/18 MINUTES OF A GENERAL PLAN WORKSHOP OF THE
PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
4:30 p.m. Conference Room 2 & 3
Wednesday, May 18, 1988 Public Services Building
ROLL CALL
COMMISSIONERS PRESENT: Chairman Carson, Commissioners Casillas, Fuller,
Grasser, Shipe, and Tugenberg
COMMISSIONERS ABSENT: Commissioner Cannon
STAFF PRESENT: Director of Planning Krempl
CONSULTANTS PRESENT: Gary Wood, Project Manager; Bud Gray, Project
Coordinator
INTRODUCTORY REMARKS
Bud Gray, Project Coordinator, stated that the purpose of the workshop was to
review and make recommendations to the City Council on certain preliminary
General Plan Policies. The four policies provide guidelines for interpreting
the preliminary General Plan Map (Scenario 4) regarding: (1) density ranges;
(2) development areas; (3) criteria for achieving maximum densities; (4)
criteria for allowing density transfers.
Letters to the Planning Commission were received from Rikki Alberson of the
Baldwin Company; Charles Gill, representing The Buie Corporation; Anthony
Lettieri representing The Buie Corporation; and Wayne Loftus representing
UNOCAL Investment.
Gary Wood, Project Manager, presented an overview description of the
preliminary General Plan Policies to the Planning Commission. Mr. Wood
indicated that the City Council had referred these policies to the Planning
Commission for recommendation. The City Council approved the General Plan
Policies in concept, but requested the Planning Commission's recommendation on
certain amendments regarding: (1) giving density credit for high schools,
elementary schools, private schools, and day care centers within the 0-100%
band; (2) giving density credit for community parks within the 0-100% band;
and (3) reviewing the criteria proposed by The Buie Corporation for allowing
some encroachment of development into open space areas.
Mr. Wood indicated that these policies were intended to provide guidelines in
the text of the General Plan to explain how the City would interpret the
General Plan Map with respect to establishing the ranges of densities, areas
where development will be permitted or not permitted, criteria for approving
development densities above the "target" average expected density, and
criteria for approving the transfer of allowable density within developable
areas and criteria for density transfers from sites devoted to certain public
or quasi-public use.
Planning Commission Workshop -2- May 18, 1988
Director Krempl stated that a major controversy had developed having to do
with whether transfer of density should be allowed into areas containing
slopes in excess fo 25% that are designated open space on the General Plan
Map. The Buie Corporation is proposing certain criteria to allow development
to encroach into such open space areas.
Director Krempl stated that the staff is opposed to allowing development to
encroach into areas designated for open space because recent initiatives
circulating in the City of San Diego and the County of San Diego reflect a
desire on the part of citizens to preserve open space lands in their natural
state. Staff is proposing allowing one dwelling unit per 10 acres in open
space areas to avoid potential inverse condemnation suits.
Charles Gill, representing The Buie Corporation on Bonita Meadows testified
that they would like some flexibility included in the 2.5 policies to permit
their project to place a limited number of dwelling units on slopes above 25%.
Tony Lettieri, representing The Buie Corporation presented criteria
representing methods to build on slopes over 25% without mass grading and
other undesirable effects.
Wayne Loftus, representing UNOCAL Investments, requested consideration for two
dwelling units/acre density within open space areas which would be transferred
to the flatter areas of the property. Mr. Loftus stated UNOCAL would also
like density credit for the 30 acres of road right-of-way that will be taken
by Route 125.
Claudia Troisi of the Baldwin Company stated that density credit should be
considered for developments that provide public facilities in advance of
need. Ms. Troisi requested density transfer credit for property devoted to
high schools, junior high schools, and community parks (0-100%). There should
be some flexibility to place schools in the areas where growth is actually
occurring without being penalized by loss of density credit.
PLANNING COMMISSION DISCUSSION
Commissioner Fuller questioned when the Growth Management Plan would be
completed and what relationship is there between the General Plan and the
Growth Management Plan?
Director Krempl stated the Growth Management Plan is just getting started and
will not be ready until 1989. The Growth Management Plan will be tied to the
General Plan and will deal with phasing, public facilities, and financing.
Commissioner Grasser indicated that views are at a premium. She would like to
see staff prepare a policy to allow limited development within open space
areas based upon Mr. Lettieri's criteria.
Commissioner Tugenberg stated that it may be innovative to allow some low
density development within a certain percentage of open space areas based upon
some criteria such as Policy 3.2.5 Mass grading should be avoided.
-- Plannin~ Commission Workshop -3- MaS 18, 1988
Commissioner Carson stated she felt the Commission needed some time to reflect
on this issue because of this importance to the City. She requested copies of
the City Council minutes referring this matter to the Planning Commission and
have a further discussion at the next Planning Commission meeting. She
requested staff to draft a conceptual outline of a policy to allow some
development within open space areas so the Commission .could have something to
discuss.
MOTION BY Tugenberg/Casillas to direct staff to prepare guidelines for
development on slopes over 25% and allow 0-100% credit, as per staff, for
private schools, day care centers and special education centers.
MOTION UNANIMOUSLY APPROVED: Commissioner Cannon absent.
WPC 5202P