HomeMy WebLinkAboutPlanning Comm min 1982/03/10 MINUTES OF A REGULAR BUSINESS MEETING
OF THE CITY PLANNING COMMISSION OF
CHULA VISTA, CALIFORNIA
March 10, 1982
A regular business meeting of the City Planning Commission of Chula Vista,
California was held on the above date beginning at 7:00 p.m. in the Council
Chambers, Public Services Building, 276 Fourth Avenue.
Commissioners Present Pressutti, R. Johnson, Green, G. Johnson, O'Neill
Stevenson and Williams
Staff Present: Director of Planning Peterson, Principal Planner Lee,
City Engineer Lippitt, Environmental Review Coordinator
Reid, Transit Coordinator Gustafson, Assistant City
Attorney Harron and Secretary Mapes
The pledge of allegiance to the flag was led by Chairman Pressutti, and was
followed by a moment of silent prayer.
APPROVAL OF MINUTES
MSUC (O'Neill-R. Johnson) The minutes of the meeting of February 10, 1982 be
approved as written.
ORAL COMMUNICATIONS
Chairman Pressutti asked for oral communications and none were presented.
1. PUBLIC HEARING: Consideration of General Plan Amendment to redesi~nate
6 acres between North Fourth Avenue and North Glover,
immediately north of the Department of Motor Vehicles~
from "Retail Commercial" to "Research and Limited Industrial"
Director of Planning Peterson noted the location of approximately 6 acres
north of the Department of Motor Vehicles with frontage on North Glover Avenue
and a small amount of frontage on North Fourth Avenue. Brisbane Street, shown
on the plat, has not been constructed. The property has been designated for
commercial use for many years, although it does not have good exposure to
Fourth Avenue. Inquiries concerning the property have indicated an interest
in industrial development rather than commercial. At the present time Big
Bear Markets is interested in the site as a possible location for a distribution
center. It would be their intent to request a rezoning of the property and
apply for a conditional use permit for that use.
Brisbane Street will be constructed by Cal Trans when the construction of Route
54 freeway results in the closing of Trousdale to make room for ramps onto
the freeway. This proposal would leave an area about 170'x170' at the inter-
section of Fourth and Brisbane in the commercial category and redesignate the
2- ~ March 10, 1982
adjacent six acres to ~ight industrial. The staff believes a light industrial
use would generate less traffic than a small shopping center which could be
developed under the present zoning.
It is recommended that the General Plan be amended to change the designation
from Retail Commercial to Research and Limited Industrial.
In response to a question from Commissioner Williams, Mr. Peterson affirmed
that the property is in the flood plain of Sweetwater River. If construction
occurs before construction of the flood control channel and free~ay, the
applicant could either have construction of a type that is flood-proof or
bring in fill material to raise the area above the flood plain elevation.
This being the time and place as advertised, the public hearing was opened.
Eugene Coleman, of Gotham Street, Chula Vista, showed three slides of the area
taken during flooding conditions some time ago. He requested that the Commission
respect the area as a flood plain and not rezone it to heavier use. He questioned
whether the State would construct the proposed flood channel due to escalating costs.
William Cowdry, 438 Camino Del Rio South, representing Big Bear Markets,
asserted that they have had engineering work performed to develop a project that
is safe and meets all requirements of the flood plain. He reminded the Commission
that the land could be developed now for commercial uses, but he felt the proposed
industrial use would be preferable for the area.
As no one else wished to speak, the public hearing was closed.
MSUC (Stevenson-R. Johnson) The Commission finds that in accordance with the
Negative Declaration on IS-82-22 and the findings stated therein, the proposed
General Plan Amendment will not have a significant impact upon the environment
and adopts the Negative Declaration.
MSUC (Stevenson-R. Johnson) The Commission recommends that the City Council
amend the General Plan to change the designation of approximately 6 acres between
North Fourth Avenue and North Glover Avenue from "Retail Commercial" to "Research
and Limited Industrial"
Director of Planning Peterson pointed out that the remaining three items on
the agenda all pertain to the proposed EastLake Planned Community development.
The first item pertains to the certification of the final EIR on which public
hearings were held in November and December, 1981. The second item covers a
General Plan Amendment for approximately 4.8 square miles, and the last agenda
item is divided into three parts, the first of which deals with prezoning the
property to P-C and approval of a general development plan. The second part
is a consideration of Candidate CEQA Findings, and the third part is a
Statement of Overriding Considerations, which must be continued to March 24 as
preparation of the statement has not been completed.
Mr. Peterson suggested that agenda items 3 and 4.a be considered before item 2
and that the final EIR be considered with the CEQA Findings under agenda item
4.b.
Mr. Peterson recommended that following testimony, all items pertaining to
EastLake be continued to March 24. He also suggested that the Commission may
wish to set a time for closing tonight's meeting.
-3- March 10, 1982
MSUC (R. Johnson-Williams) That the Commission attempt to adjourn the meeting
around 11:00 p.m., with adjustments to be made when they see how far along they
are at that time.
2. Consideration of Final EIR-80-3 on EastLake Planned Community
3. PUBLIC HEARING: Consideration of General Plan Amendment to chanqe the
desi§nation of approximately 4.8 square miles from "Agriculture
and Reserve," "Residential 1-3 DU/acre" and "Residential 4-12
DU/acre" to a series of urban densities as well as commercial,
industrial, parks, schools and public open space in the area
between Southwestern College Estates and Otay Reservoirs -
EastLake/Cadillac Fairview Homes West
4. PUBLIC HEARING: a. Consideration of request to prezone approximately 4.8
square miles to P-C (Planned Community) and approve
General Development Plan - Cadillac Fairview Homes West
b. Consideration of Candidate CEQA Findinqs on the proposed
EastLake Planned Community
c. Consideration of Statement of Overridin~ Considerations
on the proposed EastLake Planned Community
With the use of slides, Director of Planning Peterson described the proposed
General Plan Amendment which would accommodate a system of urban designations
totalling 11,800 dwelling units, a 210 acre industrial park, about 28 acres of
community commercial facilities located at two different sites, 30 acres of
office uses, two manmade lakes and a system of parks and pedestrian ways that
connect those facilities, along with five elementary schools, one high school
and one junior high school. The total development would be divided into three
phases extending over a period of approximately 20 years.
The first phase would start at the northwest corner of the property and would
include a portion of the industrial park and would also extend to the south
side of Otay Lakes Road for a large part of the residential development. Phase 2
is discontinuous with a portion being an extension of the industrial development
and the other portion being largely residential with some commercial and schools.
Mr. Peterson pointed out the location of Phase 3 is also discontinuous.
The EastLake proposal has been evaluated against the recently adopted Growth
Management Policy and it was found that some statements of policy seem to support
the approval of EastLake and some statements argue against the approval of EastLake
at this time.
Mr. Peterson advised there are two basic reasons for his recommendation for
den~al of the General Plan Amendment. The first reason is that the City itself
has not studied this easterly area and that is reflected by the existing General
Plan designation which, for the most part, designates the area Agriculture and
Reserve. The City recently hired a Contract Planner who has been given two
tasks, the main one being that of studying this area and coming up with a
system of urban designations and perhaps some conservations measures. Until
that study has been completed and alternatives presented to the Planning
-4- March 10, 1982
Commission and City Council indicating means of developing or conserving these
lands, it is felt to be premature to approve a development proposal on any
one portion of those lands, especially when the development proposal is as
oddly configured as the Janal Ranch and in such a remote location from the
developed portion of the city.
The second reason for denial is that the City of Chula Vista can accommodate
its own projected population growth over the next 23 years without allowing
development to occur within those agricultural hinterlands. That is based on
population projections for the area made by SANDAG together with the rates of
growth the city has experienced between 1970 and 1980.
Mr. Peterson expressed the belief there is intrinsic value in preserving those
agricultural hinterlands as long as possible, and on the basis of past growth
those areas could be preserved for a good many years.
Mr. Peterson displayed a U.S.G.S. map which indicates that if EastLake is
approved and a similar density is applied to the United Enterprises property,
and if E1 Rancho del Rey develops in accordance with their adopted plan and
other areas develop in accordance with approved plans, and assigning low density
to the Bonita Miguel area due to the rough topography, the Chula Vista Planning
Area would wind up with about 300,000 people.
Four slides of views taken from a helicopter were presented showing the present
condition of the property proposed for development as EastLake.
Mr. Peterson advised that telephone calls were received in the office today
from three people requesting that their opposition to EastLake be expressed
to the Commission and made a part of the record; they included Bob Walton,
Liz Walton, and Dr. and Mrs. Alvin May. Also, just before 5:00 p.m. today a
letter was delivered from United Enterprises expressing their concern about
whether the approval of EastLake would reflect on their ability to gain future
approval for development, and about the use of sewer capacity by the EastLake
development which would otherwise be available to their property. Copies of
that letter will be supplied to the Planning Commission with the report for
March 24.
Commissioner Green questioned what may happen in that area if the proposed
development plan is not approved. He wondered what the County would do and
what influence the City of Chula Vista might have on the County's action.
I~r. Peterson advised that the County planning staff had indicated that the kind
of development proposed is not appropriate in the County and that the area
should be annexed to the City of Chula Vista.
Commissioner Green noted that this development would extend over 20 years and
he felt the City could expect to see something develop out there within 20
years.
Commissioner Williams asked when the Commission could expect to see the work
of the Contract Planner.
Mr. Peterson advised that a Council Conference is scheduled for late in April
for the purpose of reviewing the Contract Planner's work; the Planning Commission
will be included in that conference.
-5- March 10, 1982
Commissioner Stevenson commented on discussion about the prematurity of the
£astLake proposal, but the City of San Diego is talking about a large develop-
ment under the Otay Mesa Community Plan for 44,000 residents. He asked if that
has been finalized.
Mr. Peterson advised that the Otay Mesa plan has been approved by the San Diego
City Council although much of the land is within the County. He noted that the
major constraint on development there is the lack of sewer and the construction
of a large sewer line which would have to extend from the Otay Mesa to the Bay
Front area and on to the 32nd Street Naval Station, which would be a major expense.
There being no further questions, Chairman Pressutti called for the applicant's
presentation.
Bob Santos, with Cadillac Fairview Homes West expressed his pleasure in presenting
a project he is very proud of. He pointed out this is a comprehensive long
term plan spanning a 20 year period. He presented a 30 minute slide presentation
to illustrate his views on the desirability of such a planned community. He
discussed the changes which have occurred during the past 20 years in family size,
housing needs and amenities, energy costs, the provision of public facilities,
and the shift in industrial activity from traditional manufacturing types of
employment to service related industries.
Mr. Santos reported that in 1970 roughly half of California families could afford
the median price of single family new homes but today that number has been
reduced to around 15%; condominiums and townhouses which gained wide acceptance
in the 70's will become an increasingly important segment of the marketplace in
the years ahead. He predicted that people's choices about where they want to
live, the kind of home they prefer, their shopping patterns, demands for public
services and many other aspects of community life in the 80's and 90's will be
different than they were in the 60's and 70's. His firm, with the use of
consultants, has done considerable research to assist in charting the course for
EastLake and finding solutions that will be responsive to the future.
Noting the sharp rise in energy rates in San Diego County--over 60% in a one
year period--Mr. Santos reported they have formulated a comprehensive energy
conservation and full energy use program in which savings of over 50% can be
anticipated.
Also embodied in the EastLake development program is a water conservation element
with a goal of cutting water consumption by a minimum of 25% as compared to
more typical land development within the city. This includes a water reclamation
program entailing a dual water system to be constructed throughout the
community to allow the use of reclaimed water for all major open spaces, parks,
recreation areas, green belts, and condominium common areas for landscape
irrigation.
Mr. Santos asserted that the EastLake Planned Community is structured to support
a balanced transportation system which includes private vehicles, public transit
and non-vehicular modes of travel. A system of bicycle and pedestrian trails
will link the schools, parks, recreation facilities, commercial and employment areas.
He advocated the use of the school-neighborhood park concept, suggesting that
on a 10 acre site, an 8 acre park would be combined with a 2 acre elementary
-6- March 10, 1982
school facility with the total unit designed to insure dual use and benefits.
The outdoor recreation needs of the school would be provided within the park
area with maintenance provided by the home owners association. The 2 acre
school site would accommodate the footprint of the school physical plant and
would be designed with a permanent core facility surrounded by a series of
modular classroom pods on permanent foundations. The size of the school could
be increased or decreased as determined by need.
Mr. Santos affirmed their intent to produce a minimum of 10% of the units for
low and moderate income buyers. The ability of potential home buyers to
purchase a house will be greatly facilitated by the reduced costs resulting
from energy conservation and water conservation efforts.
Mr. Santos reported that a major element of EastLake is the rich variety of
recreational and educational opportunities that will be offered. The project
will include two manmade lakes designed and constructed with recreation use in
mind. The larger lake will be adapted for active uses, such as fishing and
sailing, whereas, the smaller lake would be more appropriate for passive
recreational uses. Special recreation facilities to be constructed as the
project develops include the EastLake Beach and Boat Club, EastLake Racquet
Club and/or Tennis Court, EastLake Equestrian Center, nature Study Center, and
a Lower Otay Recreation Area. The commercial complexes would also address
leisure time opportunities, such as theaters, restaurants with entertainment
and outdoor eating areas, outdoor exhibit spaces, a bandstand or small amphitheater,
and possibly a storefront library.
In a discussion of the fiscal planning and analysis, Mr. Santos asserted that
a net fiscal benefit available to the City for citywide programs and services
would be $210,000 a year at the end of phase I, and would swell to over $600,000
a year at the project buildout. He contended that Chula Vista is destined to
become a major economic, social and political center within San Diego County
and that the planning for EastLake acknowledges this destiny and promotes such
goals.
The EastLake plan reflects a commitment to aesthetics and preservation of the
natural environment as evidenced by the allocation of 31% of the total area
to parks and open space.
The planned employment center and adjacent village shopping center would be
designed to insure the harmonious relationship important to both elements.
It is estimated that six to seven thousand new jobs will be created on site
with an additional ten to 30 thousand secondary jobs created elsewhere in
the local community.
Mr. Santos reported that EastLake is planned to encourage interaction of
different social, economic, age, and racial groups. Five density and land use
components have been treated as variables in achieving this social interaction.
He described the various types of future home buyers that EastLake would appeal
to, beginning with single adults and young couples entering the ranks of home
owners for the first time, with an income range of $25,000 to $35,000; approxi-
mately 24% of the total EastLake dwellings would be targeted to serve this
group. The second group is the young growing families, referred to as move-up
buyers, with an income range of $25,000 to $45,000; 27% of the EastLake dwellings
would serve this group. The third group is the mature family approaching the
peak of their economic curve with incomes ranging in excess of $40,000; 32% of
-7- March 10, 1982
the EastLake dwellings are targeted to serve this group. The last major
group is the older adult home buyers, both in the work force and beyond
it. This group would be seeking housing with good geographic location and
lifestyle opportunity with an increased focus on the active life; 17% of the
EastLake dwellings would be targeted to serve this group. Slides were shown
of the various types of housing and amenities that would appeal to each of
the groups. It is anticipated that the lower purchase price and low maintenance
aspects of attached housing would be particularly attractive to the first
time home owners, and that 25% to 55% of each of the other groups would also
be interested in attached housing for a variety of reasons.
Mr. Santos asserted that while density does not represent a level of quality,
it does have a major importance in the community planning process. He cited
that a townhouse with the same amount of space as a single family detached house
uses 25% less fuel. He also pointed out that roads and park lands are not
designed on a per unit basis or density basis, but that the cost per dwelling
unit of such infrastructure is reduced with higher density.
Speaking to the concern of prematurity, Mr. Santos pointed out that this is
only the planning stage and that development would occur only in logical
increments with preestablished private sector commitments for required facilities
and services. He reviewed the various processes of plan approval that would
follow if approval is given to this first phase of planning; such approval will
insure Chula Vista's control over the development of the 3,073 acre property.
Mr. Santos requested that no action be taken by the Commission at this meeting,
and that they be given an opportunity to respond to the issues raised in the
staff report at a future meeting.
Principal Planner Lee, with the use of a number of slides, discussed the
zoning and land use patterns proposed for the EastLake project. He pointed
out that in urbanized areas, density tends to decrease as development extends
from the core of the city, as in Bonita and E1 Rancho del Rey. An option to
this is to create a "new town" which provides the necessary commercial and
industrial base to result in a self-contained community; such new towns are
separated from adjacent communities by meaningful open space to define
community boundaries. EastLake will have many of the characteristics of a
new town by providing an industrial base, service commercial, and areas of
community focus, such as the schools and lakes. It is apparently the intent
of the developer to avoid making EastLake so independent that the existing
Chula Vista business areas would suffer, but rather to provide service
commercial areas which would compliment the existing shopping centers in the
city. However, looking at the proposed density and posture of EastLake it
appears as a new town and therefore broad bands of open space should be incorporated
in the plan to define its community boundaries.
Mr. Lee pointed out that promoting the EastLake density through the uncommitted
Chula Vista Planning Area would result in a population of nearly 300,000 people
for the planning area. The committed development area of Chula Vista encompasses
30 square miles and represents about 55% of the total planning area. The
EastLake plan represents about 5 square miles and approximately 9% of the area
and proposes 30,000 residents. Approximately 4 square miles or approximately
7% of the area is in the Mt. Miguel development area which could accommodate
approximately 10,000 residents. If density similar to EastLake were applied to
the larger United Enterprises property, it would result in 100,000 people.
-8- March 10, 1982
Traditionally, Chula Vista has absorbed about 1,000 dwelling units a year.
If that figure were doubled and the city absorbed 2,000 units a year it would
take nearly 40 years to develop the planning area to that projected population.
EastLake projects a growth of approximately 750 dwelling units a year.
Mr. Lee noted the importance of planning the remaining 45% of the planning
area, including EastLake, United Enterprises, and the Miguel property. In
doing so it is necessary to think beyond ownership lines to arrive at an
acceptable plan.
Mr. Lee compared the density proposed for EastLake with other developed or
approved projects within the City to help the Committee understand the nature
of the EastLake Plan. He noted that 63% of the residential area in EastLake
will average 9 dwelling units per acre. He displayed an aerial photo of the
Brandywine development constructed in Chula Vista several years ago which was
built on 25 acres and has 8 dwelling units per acre. In EastLake there would
be over 700 acres developed at a density higher than Brandywine. Mr. Lee
pointed out on the EastLake plan the core areas in the eastern portion of the site
which represent about 125 to 135 acres and are indicated for 1300 dwelling
units or 10 units per acre. In comparison the graded area of the Watt project
lying north of "H" Street and planned for residential construction is approximately
125 acres in size with 830 dwelling units planned for the area, with two-thirds of
those units set as condominiums. Thus the EastLake core areas at the east end
of the project are at densities 50% higher than those approved for the Watt
project which is adjacent to 1-805 and "H" Street. At the southwest corner
of the EastLake project, 135 acres of developable land which is surrounded by
agricultural land is proposed at a density equal to the same Watt area.
Mr. Lee pointed out that the General Plan establishes goals and land use patterns
of a general and comprehensive nature. Zoning is more precise and occurs at
a reasonable time in advance of development when specific facts are available
to make precise decisions. Because of planning studies being conducted for the
entire eastern planning area, the uncertainty over water availability, and
the major funding required to construct the primary north-south road, which
will eventually cross Bonita Valley, it is recommended that if the Planning
Commission approve the item, that a zoning commitment be given only for Phase I,
which is the northwest area of the project, which abuts existing development in
Chula Vista, and would stop at Telegraph Canyon Road. This would allow develop-
ment for a five to six year period. The remaining area would be classified
"agriculture" as a holding zone.
Mr. Lee discussed the planning boundaries since approval of EastLake would carry
a land use commitment to adjacent areas. He pointed out the areas which would
be particularly affected.
It was noted that the EastLake plan proposes sites for 5 elementary schools, one
junior high school and one high school. Based on school district projections
there would be a need for 7 elementary schools, two or three junior high schools
and 2 high schools.
Mr. Lee presented information on capital costs associated with the major onsite
and offsite improvements required to service the proposed development. This
would include a fire station and equipment, a police vehicle, a lease for a
library, transit subsidy and payroll costs for one year. The total cost for the
various services and salaries would be just under two million dollars.
-9- March 10, 1982
Mr. Lee discussed the staff's proposal for the EastLake area which would reduce
the density from 11,800 units to 7,500 dwelling units, which would be an
average of about 5 dwelling units per acre. It would also limit development to
the area east of the San Diego pipeline and would eliminate 225 acres of
proposed development.
John Lippitt, City Engineer, discussed three areas of providing public works
facilities: circulation, sewer and drainage. He indicated that his primary
concern with serving development in this area is the circulation. Several
traffic studies were performed on a computer analysis by the Jack Raub Company
in Orange County, as well as an analysis by Stephen George under the Environmental
Impact Report. Based upon that analysis and the proposed growth, traffic
generation was projected for the year 2000. Two road networks to serve the
area to the east of Chula Vista were considered. Network I represented a
full service network including completion of the 125 corridor going north and
south, Orange Avenue extending through United Enterprises property, and the
extension or widening of Telegraph Canyon Road and East "H" Street. Network 2
is a constrained development proposal which eliminates Orange Avenue, provides
for the construction of a portion of the 125 corridor but does not extend it to
the south or north to the Route 54 freeway. Full traffic volumes for both
networks were determined and the percentage that would be attributable to the
EastLake project. On that basis a generalized statement is included in the
conditions and some tentative improvements to be installed as each phase of
EastLake is developed. He read condition No. 32 in the staff report, which
he felt was most pertinent with regard to the provision of public works facilities.
Mr. Lippitt advised that based on the project impacts and the amount of traffic
projected for the year 2000, a table of EastLake's responsibility for providing
streets to serve the area was prepared and included in the list of conditions.
The major improvement would be the Route 125 transportation corridor north
to Route 54, which would be a four lane divided highway. Telegraph Canyon Road
would be widened to six lanes and East "H" Street widened to four lanes (the
original two lanes will be installed by the City and the Gersten Company).
Mr. Lippitt displayed diagrams showing the five basins for sewer improvements
and for storm drain facilities.
Bill Gustafson, Transit Coordinator, reported that the existing transit service
to the eastern portion of Chula Vista is Route 704 and 705 which terminate in
the vicinity of Southwestern College. Any service to the EastLake area would
involve service beyond the present service area. He contended that transit
service should be provided to a newly developing area concurrent with the
development in order to establish ridership habits when the dwelling units are
first occupied rather than later. The problem with establishing transit
service initially is that in the initial period of population growth ridership
may be low and the service unproductive compared to the rest of the system.
Mr. Gustafson expressed his belief in the need for two types of transit service
for EastLake: First, an extension of the line haul service to connect the
EastLake area to downtown Chula Vista, probably through the extension of
Route 705. The second system would be an internal system to serve the EastLake
area itself. He suggested that the developer participate finacially in the
establishment of the services by supporting the line haul service for a period
-10- March 10, 1982
of up to four years at a decreasing rate. The internal or shuttle system within
the project would probably not be required until the end of Phase I development,
or during Phase 2.
With regard to capital facilities, Mr. Gustafson suggested that the developer
assist in purchasing two vehicles for the internal circulation system and provide
two transportation centers within EastLake to serve as a focal point for the line
haul system and the internal system. Also, that there be some design considerations
in the street network that would incorporate bus bays at major intersections or
major loading points and some minimal fixtures, such as benches, at major loading
points. The estimated cost for these facilities would be in the range from
$500,000 to $1,000,000.
The cost of participation in the operations in the fixed route service and the
shuttle system and purchase of two buses would be around one half million dollars,
which does not include the cost of any design element into the street network
or the two transportation centers.
The meeting recessed at 9:20 p.m. and was reconvened at 9:30 p.m.
Environmental Review Coordinator Reid reported that following the hearings on
the draft E.I.R., the final E.I.R. has been prepared in three volumes: the
first volume contains the basic text; the second is comments received on the
draft and response to those comments; and the third volume contains the appendices.
Mr. Reid advised that one of the major revisions in the E.I.R. is the inclusion
of an analysis of traffic impacts at the 1-805 interchanges, as well as conditions
relating to future traffic studies and specific street improvements. Letters from
the school districts requested some modifications in the E.I.R. and that has
been accomplished.
Mr. Reid pointed out this is a Master Environmental Impact Report and supplemental
reports will be required for Sectional Area Plans and tentative subdivision maps.
Since this is a large scale project that will be developed over a number of years,
there will be a number of discretionary acts required during the development.
The level of specificity available now is not adequate to make a final decision
as to land form, alteration, biological impacts, etc. Some of the major impacts
identified in the E.I.R. include the irreversible commitment to an urban intensity
of land use, possible encroachment of urban uses into the viewshed of Otay Lakes,
impacts on transportation and circulation systems, and a series of urban services,
such as sewer, education, fire protection, library. There would also be an
unavoidable effect on the air quality, and an increase in ambient noise level
both in the project area and offsite where traffic volumes would be increased.
Mr. Reid noted that the CEQA Findings identify which impacts are significant,
which can be mitigated to a level of insignificance, the impacts which it is
infeasible to mitigate, and the impacts which come under the authority of
another agency to mitigate. If changes are made in the project during the
development stage, it may require changes in the CEQA findings.
Commissioner Williams felt the E.I.R. did not contain sufficient information on
water availability or on the effect on the air quality. If the Arizona water
is cut off and there is no other source of water developed, and if the population
in the San Diego area continues as projected, what effect would this have on
the present residents in terms of quality of life.
-11- March 10, 1982
Commissioner Stevenson suggested contacting the City of San Diego since they
have just approved the Otay Mesa development with an increase of 44,000 persons
they must have looked into the water availability aspects.
Commissioner G. Johnson noted in the report the requirement for library personnel
being included in the cost to the developer and wondered if the same requirement
would be needed by the schools. She also asked for a status report on the
progress of East "H" Street, the Watt development, Bonita Haciendas, and Long
Canyon Estates--where they lie in the general timetable. Also, if Long Canyon
is not developed, what would be the effect of runoff water without the retention
basins required in that project.
Commissioner Stevenson expressed confusion over the fiscal analysis, since one
portion of the report indicates a positive fiscal impact to the city, and the
conditions require that the developer pay certain amounts for library, fire
protection, police and public works services, yet the E.I.R. assumes that the
City would be paying for these services.
Mr. Reid advised that the suggested conditions of approval relative to those
requirements are basic start-up costs for a brief period of time, whereas the
fiscal analysis in the E.I.R. is for the 20 year life span of the project and
beyond.
Commissioner Williams questioned the feasibility of developing a 200 acre
industrial park without access to railroad transportation or direct freeway
access and asked staff to investigate whether or not similar industrial develop-
ments have occurred so remote from a freeway.
Chairman Pressutti declared the public hearing open for testimony on
agenda items 2, 3 and 4.
Gene Coleman, Gotham Street, Chula Vista, noted that reference was made to
Route 125, although it was deleted from the State highway plans some years
ago. He also commented on the controversy over SDG&E's exhorbitant rates and
the reason they give is that they have to extend service into remote areas
and here we go again. He reported that the Police Department has only one
patrol in the Southwestern College Estates area and there have been recent
incidents of auto theft and residential burglaries. Also, that the streets
are deteriorating due to lack of maintenance and street trees have not been
trimmed for two or three years. He noted that Chula Vista has employed a
consultant to attract industry and business to the city to fill the available
prezoned land, and this project would add more acreage to that vacant land.
He pointed out that although Cadillac Fairview has a letter from the Otay
Water District indicating they can serve the area, that District is exceeding
its entitlement of water, which has not been a factor in the past but will
become a factor if the supply is diminished as it surely will be. He urged
the Planning Commission to deny the request for an amendment to the General
Plan.
Martha McDonald, 4425 Acacia Avenue, representing the Long Canyon Home Owners'
Association, expressed support for denial of the General Plan Amendment and
approval of an 18 month moratorium on amendments to the General Plan and
other development proposals in the eastern territories for the following reasons:
1) Prematurity--adopted General Plan indicates the area should not be urbanized
-12- March 10, 1982
until after 1990. There is presently sufficient vacant land within the
city to take care of the projected population growth. General Plan amendments
should not be adopted prior to completion of the study underway by the contract
planner hired by the City. 2) EastLake represents leapfrog development and
urban sprawl. This approval would oppose the recently adopted Growth Manage-
ment Policy which calls for in-filling and compact settlement patterns.
3) EastLake violates Chula Vista's west to east policy. 4) EastLake will
be growth inducing, which is a significant adverse impact that is unmitigable.
4) The proposed density is too high. EastLake shows a higher density than
any other Planned Community. 6) Major traffic impacts from EastLake will be
outside of the project and outside of the City of Chula Vista. These impacts
are substantial and would create the need for costly improvements to the involved
subregions of the circulation system.
Mrs. McDonald expressed belief that the General Plan Amendment should be denied
because the EastLake project is not in conformance with the County regional
land use map, the Chula Vista general land use map, the regional growth manage-
ment plan for San Diego County, Chula Vista's west-to-east policy, the State of
California Environmental Goals and Policy Report of 1978, the Board of
Supervisors' agricultural policy, the Open Space Element and Conservation Element
of Chula Vista, LAFCO's agricultural land preservation policy, the Series V
population projections, the County of San Diego and City of Chula Vista circulation
plans, or with the goals and objectives of the Sweetwater Community Plan.
Nancy Palmer, member of the San Diego Chapter of Sierra Club, and a resident
of Chula Vista, called attention to the position taken by the Sierra Club
in opposing EastLake at this time because it will result in the irretrievable
loss of valuable agricultural land, make air quality maintenance impossible and
result in growth beyond the capacity of the City of Chula Vista to provide
services. She asserted that the current agricultural value of the Janal Ranch
should not be underrated; it lies within the coastal zone and its potential for
commercial, vegetable and flower farming increases as transportation costs
increase and water reclamation processes improve. Industrial and strategic
farming are agricultural alternatives that require far less water. She called
attention to a recent article on strategic agriculture and to a table listing
industrial crops for arid lands. The current and continuing agricultural
potential of the area under consideration should not be ignored. She stressed
that the EastLake plan will make air quality maintenance impossible. Ms. Palmer
called attention to a list of major residential developments which have been
approved or have maps pending before the Planning Commission, which would result
in the addition of 4,278 dwelling units within the city, and without EastLake
Chula Vista's population will reach 100,000 by 1990. She also referred the
table depicting impacts on air quality, energy, municipal finance and transporta-
tion which can be expected from population growth even without EastLake. She
urged that the General Plan Amendment be denied and give serious consideration
to a moratorium on future developments until those developments already approved
can progress to the point where their actual impact to the city can be accurately
assessed.
Gale Burkey, President of Sweetwater Valley Civic Association, expressed the
opposition of that association to the General Plan Amendment and their support
for the Growth Management Policy and the west to east developmental pattern.
The Civic Association is especially concerned on regional traffic problems
that will impact the valley floor if premature development is allowed to proceed.
He asserted that the north/south traffic corridor has not been adequately planned
to spare the Sweetwater Valley from traffic impacts.
-13- March 10, 1982
Paul Whitten, 5960 San Miguel Road, Bonita, chairman of the Sweetwater
Community Planning Group, stated it is their position that the final E.I.R.
as presented at this time is not adequate and not complete. He also expressed
their position in opposition to the General Plan Amendment and to the Planned
Community zoning. He pointed out that under the E1 Rancho del Rey Plan,
approved ten years ago, for approximately 3,000 acres, only about 33 per cent
of the proposed development has taken place, and if there was a sociological
need for that development it would have taken place by this time. In response
to a question raised by Commissioner Green as to whether development could
take place in the County, Mr. Whitten referred to a letter received from
Supervisor Hamilton stating that the proposal is totally inconsistent with
the County General Plan.
Mr. Whitten expressed the opinion that the letter submitted by United Enterprises
is very justified, based on a letter from SANDAG which states that if EastLake
is approved inconsistencies with regional population forecasts will be so
substantial that reasonable measures to mitigate the adverse impacts of premature
growth do not seem likely, and mitigation would have to be accomplished by
deferral of development in other portions of the South Bay.
Mr. Whitten asserted that the lack of identification of impacts offsite and the
mitigation of those impacts in a logical fashion is exhibited in the documents
submitted. Road improvements and drainage improvements are required offsite,
not within the City of Chula Vista, and the City does not have the authority to
require assessment districts to pay for those improvements; it would require
a joint powers agreement with the County.
He contended the report is inaccurate in stating there will not be an adverse
fiscal impact, since there will be financial costs that somebody has to bear.
He commented that the school and park sites is very innovative, but felt that
people could not be denied the use of the parks except at certain hours, but he
did not believe school children and the general public can co-mingle successfully.
He further expressed the belief that move-on modular buildings would not meet
the earthquake standards of the State of California.
Mr. Whitten questioned whether the City could force the developer to pay for all
of the costs for services, or could expect a subsequent developer who might
purchase the land to meet the obligations.
He suggested that the Commission put aside the slide presentation presented tonight
and plan for the future development of the Chula Vista Planning Area in a logical
sensible way.
John Rojas, Jr., 1169 Second Avenue, advised that his residence is now in San
Diego County, but it may, in the future, be annexed to Chula Vista. He noted
that although the area is developed with homes it has never had adequate public
improvements. If the area annexes to Chula Vista, the city's population will
be over 100,000. Land is available in that area for industrial use, near existing
freeways, both I-5 and 1-805. Those residents are looking forward to the leader-
ship and being a part of Chula Vista.
-14- March 10, 1982
Gretchen Burkey, Environmental Chairman of the Sweetwater Women's Club, speaking
for that group, reported that their concerns regarding traffic and circulation
remain just as great as they were during the E.I.R. hearing. Those problems have
not been alleviated. EastLake has addressed the mitigation of adverse impacts
on its own project but completely ignored the horrendous consequences of that
mitigation, which is dumping the northbound traffic on the Sweetwater valley
floor and the impact it will have on residents of Bonita. She urged that the
General Plan Amendment be denied and an 18 month moratorium on development be
adopted.
Susan Painter, 704 Gretchen Road, spoke in response to comments made by Mr. Santos
about this project not affecting the redevelopment area of Chula Vista. He had
indicated that the type of businesses proposed in EastLake would not compete or
detract from the type of businesses in the redevelopment area. She felt this
was an interesting comment since none of the businesses have been established,
nor has their inventory or clientele, so it is not possible to determine
competition. She suggested that the EastLake community would be more oriented
toward the east and residents would use Route 125 or 1-805 rather than coming
to the business district of Chula Vista. She also commented on his statement
that there would be 7,000 to 9,000 jobs onsite, and unless such jobs were limited
to EastLake residents, there would be a great increase in traffic with resultant
air pollution. She urged that the EastLake project be turned down.
Don Armstrong, 37 Palomar Drive, Chula Vista, advised that as a banker and
construction loan officer he has witnessed a lot of sl~p-bang builders build up
the hillsides in Bonita with undesirable results. He has lived in Irvine and
worked with Cadillac Fairview in developing Woodbridge Village. He contended
that company would not let down the City of Chula Vista. He suggested this
area needs a be%ter environment, not the type of development the County is
striving for, such as a federal prison and second border crossing. He contended
that leapfrogging into a new area results in developments like Rancho Bernardo,
Woodbridge Village, or Mission Viejo, which are not bad examples of development;
they have not taken away from anything but have added to California. They
concentrate on people, on better living and on better jobs. He advised that he
does not see EastLake as a threat to Chula Vista, but rather a blessing of
something better for this area. It would be a development that would bring
attractive industry because it furnished a good living environment.
Peter Watry, 81 Second Avenue, recalled the projects for Sports World and Plaza
Del Rey, which were overturned by a referendum vote following approval by the
City Council. He indicated he is not urging the Commission to vote this project
down just to avoid that type of conflict, and if the Commission believes the
project is good for Chula Vista, then they should support it. He pointed out
that a decision of this size and impact comes only once or twice in a decade,
and that such a decision effects the basic character of Chula Vista. He agreed
that the internal part of the plan is beautiful, but the Commission must also
consider its effect on the rest of Chula Vista. He contended it would change
the whole center of 9ravity of the community of Chula Vista and have an impact
on all of the city.
Pete Schiff, representing Bonita Highlands Home Owners Association, advised that
group is opposed to the project as presented. They are concerned with how it
will impact their community and Corral Canyon which would become a racetrack,
and the Sheriff's Department would not be able to police it. He felt it could
not be adequately policed with the increased amount of traffic that would result
from the EastLake project. He asked that the City consider the impact it will
have on other communities outside of the city limits. He also objected to the
-15- March 10, 1982
location of parks adjacent to small elementary schools and felt that the joint
use of such parks by the public and by the school children is not acceptable.
Chairman Pressutti noted that it was nearly 11:00 p.m.and the Commission had
expressed their desire to adjourn at that hour. He suggested that action
could be taken on the E.I.R. if it is the Commission's desire and the other
agenda items continued to a subsequent meeting.
MSUC (O'Neill-Williams) Agenda items 2, 3 and 4 on tonight's agenda be continued
to the meeting of March 24, 1982.
DIRECTOR'S REPORT
Director of Planning Peterson reminded the Commission members that Statements
of Economic interest must be filed with the City Clerk by April 1st to avoid
payment of a penalty.
No Commission comments were offered.
ADJOURNMENT
The meeting adjourned at 11:08 p.m. to the meeting of March 17, 1982.
Respectfully submitted,
Helen Mapes, Secretary