HomeMy WebLinkAboutPlanning Comm min 1982/08/18 MINUTES OF A REGULAR BUSINESS MEETING
OF THE CITY PLANNING CO~qISSION OF
CHULA VISTA, CALIFORNIA
August 18, 1982
A regular business meeting of the City Planning Commission of Chula Vista,
California was held on the above date beginning at 5:00 p.m. in the City Council
Chambers, Public Services Building, 276 Fourth Avenue.
Commissioners Present: Pressutti, Green, R. Johnson, Williams, G. Johnson,
O'Neill and Stevenson
Commissioners Absent: None
Staff Present: Director of Planning Gray, Principal Planner Lee, Environ-
mental Review Coordinator Reid, City Engineer Lippitt,
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.
ORAL COMMUNICATIONS
Chairman Pressutti called for oral communications and none were presented.
1. Consideration of EastLake General Plan Amendment and EastLake Planned C omm~ ~ ~o~e
Director of Planning Gray advised that the plan to be presented this evening is
a different version of the EastLake plan than the Commission previously considered.
This revised plan was tentatively approved by the City Council on July 15th and
referred back to the Planning Commission for a report since that is a requirement
of the Municipal Code. The Council wishes to take final action on the proposal on
August 24.
Mr. Gray reported that following the Commission's recommendation for denial of the
project, members of the city staff met with Mr. Santos in an effort to address the
concerns expressed at Planning Commission hearings in a positive manner. Those
meetings resulted in a revised plan which was submitted for Council consideration
on July 15.
Mr. Gray highlighted the differences between the original project and the present
proposal by pointing out that the area to be annexed to the city and zoned P-C has
been reduced in acreage from 3,073 to 1,268; the maximum number of dwelling units
has been reduced from t1~800 to 3,683; the overall density has been reduced from
3.7to2.9.
Mr. Gray pointed out that one of the major issues identified by the previous analysis
dealt with the timing of the proposal and with concern over a precommitment to a
large ownership in the Eastern Area before the City has completed its planning for
the area; also about the loss of agricultural soil and open space. He believes the
new plan alleviates most of those concerns. The reduction in size changes it from
a 17 year project to a 5 year project, and the smaller project will have less of
an impact on city services. The new plan represents a more orderly and manageable
extension of city facilities and services. It also provides more favorable cost-
revenue picture for the City. The previous estimate at the conclusion of Phase I
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of the EastLake plan showed a favorable cost-revenue of $268,000 annually. It has
been recalculated by Dr. Gobar to indicate an estimate of favorable cost-revenue
of $528,000 annually at the conclusion of development of EastLake I.
Mr. Gray also noted that the applicant has responded to concerns regarding traffic
by relocating the major north/south transportation corridor from the easterly area
along the Otay Reservoir closer to the western edge of the development.
Mr. Gray affirmed that this proposal preserves the original concept of the EastLake
plan; EastLake I follows the original concept plan. There is no commitment being
made at this time with respect to the remainder of the property, however, the
General Plan will be amended to reflect a "future urban" category for the area
rather than the present "agriculture and reserve" designation.
Mr. Gray advised that the purpose of this meeting is to obtain a report from the
Planning Commission regarding the City Council's tentative approval of this reduced
EastLake plan so the Council can consider that report next Tuesday evening before
taking final action. This is not a public hearing but if the Commission desires
they may solicit further comments from Mr. Santos, proponent of the plan.
Principal Planner Lee displayed a diagram of the area which identifies EastLake I
and designates the remainder of the original project area for future urban develop-
ment. He pointed out that 60% of EastLake I lies within the area proposed for
urbanization on the existing General Plan.
He pointed out that in the new plan the north-south transportation corridor has
been shifted so that it bisects the first phase of development; the alignment of
"H" Street has also been shifted somewhat; and the industrial area of the proposed
development has been shifted to the north along the major north/south corridor and
"H" Street. The areas for retail com~nercial development and office uses have been
switched. The plan shows two elementary schools and one combined junior-senior
high school. The plan contains just under 3700 dwelling units, which is a density
of 6 units per acre of residential area.
Mr. Lee called attention to the Planned Community District Regulations included
with the report, which he indicated is the key element of the plan since it sets
the framework for the project, establishes criteria for maximum density, plan
review, conditions, and findings. He briefly reviewed various items included in
the district regulations. He pointed out that one of the most important items in
the regulations is the requirement for a public facilities and financing plan to be
approved by the City Council prior to or concurrent with Sectional Planning Area
plans. Included in that plan would be a binding agreement with both school
districts, as well as a traffic analysis and improvement plan for the "H" Street
and Telegraph Canyon area, both onsite and offslte. Other public improvements
include a fire station to be located in the commercial area and a store front
branch library.
Mr. Lee advised that the district regulations replace the standard zoning ordinance
requirements and set forth more detailed criteria for sectional development plans
which outline and set the tone for the type of community the developer wants to
establish and gives the City a guarantee that it will be carried out.
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City Engineer Lippitt recalled that during the May hearings there was considerable
discussion concerning the traffic study and public improvements. Since that time
there have been no significant changes in the original requirements, but he
emphasized that there will be detailed traffic studies and physical facility needs
studies prior to approval of Sectional Planning Area plans.
Mr. Lippitt reported there is a change in the sewer plans since with the reduced
project size most of the area falls within the Telegraph Ca~yon trunk service area,
and a small portion of the area would go into the Long Canyon basin. There is
presently excess capacity in the Telegraph Canyon trunk sewer line which can be
used by the EastLake project until there is a need by other developers downstream,
at which time this project would be required to disconnect and construct other
facilities.
With regard to the drainage system, it is anticipated that EastLake will not increase
peak flows or cause any damage to downstream development.
In response to a question from Commissioner Williams, Assistant City Attorney
Harron advised that construction of the necessary sewer facility would be assured
through the posting of a bond and a written agreement that would be prepared by
the City.
In response to a question from Commissioner O'Neill, Mr. Gray advised that the
reason for shifting the north/south transportation corridor is that the road would
be more useful to the eastern portion of the Chula Vista planning area in this more
centralized location than if it were at the extreme outer boundary of the planning
area; it should ultimately decrease the traffic congestion on roads leading to
1-805.
Commissioner Green asked whether in the reduced plan the original "new town" concept
has been changed to a two or three village concept and, if so, has something been
lost.
Mr. Gray agreed that can be a concern when a development plan is cut in size. In
discussing this with the developer it was established that the City did not wish
to destroy the original concept in the event it is desired to pursue it at a later
time. For that reason, the plan was cut back to the original Phase I; and the
original concept is preserved. He also affirmed that the development will tie in
well with existing development in the Southwestern College area since it is similar
in density and in housing types.
Commissioner Stevenson asked if it would be to the City's advantage to annex the
entire area at this time instead of just the Phase I area.
Mr. Gray advised he would recommend against annexing any area for which the City
does not wish to approve development plans. Strong concern has been expressed
over approving a development plan for the entire 3,000 acres at this time since a
general plan has not been adopted for the eastern portion of the City's planning
boundary.
August 18, 1982
In response to a question from Commissioner O'Neill, Mr. Gray advised that the
public facilities and financing plan would probably be prepared in conjunction with
the first Sectional Planning Area plan; it is important to have that "up front"
before any other discretionary act is taken on this project. The reason for that
is that it spells out everybody's responsibility in detail.
The Commission discussed the maintenance of parks and open space within the
development by a home owners association. Commissioner Green pointed out that
disclosure requirements, established and monitored by the State Department of
Real Estate, will assure that people purchasing homes in the project will know
what they will be paying for. It was noted that the parks will be open to the
general public, but the recreational facilities, such as swimming pools and tennis
courts, will be limited to owners within the project.
Robert Santos, Cadillac Fairview Homes West, the applicant, affirmed the comment
that due to the scale of this project and the density of the development, the cost
of maintaining park land will not place a burden on the individual owners in the
home owners association. He also explained the economy of building at higher
density, which is then passed on to the buyer of the homes.
In response to a comment concerning a combined junior-senior high school, he
advised that they have a letter from the school district endorsing that concept.
At such time as the population of the area and enrollment in the school increases,
a new school would be provided in the area designated for future development.
Mr. Santos reaffirmed that the EastLake I development will have a balance between
jobs provided in the industrial area and the number of residential units. It is
hoped that the same concept would be established in Chula Vista's General Plan for
the remainder of the area.
Mr. Gray called attention to the three recommendations for the Commission's action
in making a report to the City Council.
MS (Green-Stevenson) The Commission concurs with the City Council action to approve
the EastLake General Plan Amendment, based on General Plan Consistency Findings,
and the EastLake Planned Community Zone, including the Planned Community District
Regulations; and adopts the candidate CEQA findings and Statement of Overriding
Considerations as submitted in the report to the Commission.
The motion carried by a vote of 5-2, with Commissioners O'Neill and Williams voting
no.
DIRECTOR'S REPORT
Director of Planning Gray advised the Commission that he could not attend the
workshop session at dinner following this meeting, but he would make the next
workshop.
ADJOURNMENT
Chairman Pressutti adjourned the business meeting at 6:10 p.m. to the study session
at 6:30 p.m. and the next regular meeting at 7:00 p.m. on August 25, 1982.
Respectfully submitted,
Helen Mapes, Secretary