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HomeMy WebLinkAbout2011/09/27 Item 09CITY CQUNCIL AGENDA STATEMENT _~ ~`~~ CITY OF CHUTA VISTA September 27, 2011, Item Na.: ITEM TITLE: PUBLIC HEARING: PCM-11-09 Consideration of amendments to the Eastlake III General Development Plan, Sectional Planning Area {SPA) Plan and associated Planned Community District Regulations and Land Use Districts Map to add 38 additional units to the previously approved 389 unit Olympic Pointe project and increase the development area from 18.4 acres to the full 19.6 acres of the site located at the southwest corner of Olympic Parkway and Wueste Road intersection. Update parking standards to reflect change in bedroom count. RESOLUTION: of the City Council of the City of Chula Vista considering the addendum to FEIR-05-02; approving amendments to the Eastlake III General Development Plan, Sectional Planning Area plan, Fiscal Impact Analysis and associated regulatory documents to add 38 additional units to previously approved 389 unit project and increase the development area from 18.4 acres to the full 19.6 acres of the site located at the southwest corner of Olympic Parkway and Wueste Road. ORDINANCE: of the City of Chula Vista approving amendments to the Eastlake III Planned Community District Regulations and Land Use Disticts Map to modify parking standards fora 19.6 acre site located at the southwest corner of Olympic Parkway and Wueste Road. SUBMITTED BY:Assistant City M g ~ ector of Development Services REVIEWED BY: City Manager 4/5ths Vote :_Yes X No BACKGROUND Integral Partners XXVI, LLC, for Eastlake Property Owner, LLC ("Integral Partners", the "applicant," or the "developer") is proposing to develop a condominium project, consisting of 389 units, on a 18.4 acre site (the "Olympic Pointe" project). The project site is located at the most easterly boundary of the Eastlake III planned community (see Attachment 1- Locator Map). The applicant is requesting an amendment to the Eastlake III SPA Plan in order to revise applicable sections of the SPA document to 9-1 Meeting Date: 09/27/11 Page 2 replace reference to the former approved Windstar Pointe Resort project with applicable references to Olympic Pointe. The parking standards will be updated to reflect the additional bedrooms and parking needs required by this project. In June 2006, an amendment to the General Plan, as well as the Eastlake III General Development Plan (GDP} and SPA Plan was approved in order to change the Visitor Commercial land use designation to Residential High to accommodate a 494 unit active seniors condominium project. While the Project received the necessary SPA Plan amendment, prior to going forward to the Design Review Committee for approval of the actual development project, the applicant withdrew the request for economic reasons. Following the previous applicant's (Puelte's} cancellation of the escrow, The Eastlake Company sold the site to Windstar in January, 2007. In 2008, the Windstar project was approved for 494 unit and was similar to that of the former Puelte project with the main difference being market rate rental units. With the downturn in the economy, the Windstar project was never constructed. In January, 2010 Integral Partners XXVI LLC, for Eastlake Property Owner, LLC took over the entitlement process for the owner and on April 12, 2010 requested a SPA amendment to allow for the development of a 389 unit condominium project known as Olympic Pointe. In January, 2011, this amendment was approved by the City Council. On April 28, 2011, a substantial conformance request (SCR) was made by the applicant to allow minor revisions to the previously approved architecture and site design of the 389-unit project. These revisions included: 1) minor reduction in size of the units, reduction in building height and changes in the number of units within each product type (while keeping with the same project total); and 2) minor architectural revisions to the triplex and row home products to reflect reductions in building size. The Zoning Administrator granted SCR approval on May 17, 2011. On June 9, 2011, Olympic Pointe Communities East LLC and Olympic Pointe Communities West LLC purchased the property from Windstar. The primary purpose of this amendment is to allow an additional 38 units to be added to the previously approved 389-unit project, for a total of 427 units on 19.6 acres. These additional units will only require internal changes to buildings and not affect the site plan/design layout of the project (See Attachment 4, Figure 1). ENVIRONMENTAL REVIEW The Development Services Director has reviewed the proposed project for compliance with the California Environmental Quality Act (CEQA) and has determined that the project was covered in previously adopted Final Subsequent Environmental Impact Report, Eastlake III Senior Housing Project, FEIR 05-02. The Development Services Director has determined that only minor technical changes or additions to this document are necessary and that none of the conditions described in Section 15162 of the State CEQA Guidelines calling for the preparation of a subsequent document have occurred; therefore, the Development Service Director has prepared an addendum to this document, Final Subsequent Environmental Impact Report, East Lake III Senior Housing Project, FEIR 05-02. RECOMMENDATION That the City Council: (1) consider the Addendum to FEIR 05-02; (2) adopt the Resolution approving amendments to the Eastlake III General Development Plan, Sectional Planning Area Plan, Fiscal Impact Analysis and associated regulatory documents for 19.6 acres based upon the findings and subject to the 9-2 Meeting Date: 09/27/11 Page 3 conditions contained therein; and (3) adopt the Ordinance approving amendments to the Eastlake III Planned Community ("PC"} District Regulations and Land Use Districts Map for 19.5 acres subject to the findings contained therein. BOARDS/COMMISSION RECOMMENDATION: On September 14, 2011, the Planning Commission voted (6-0) to recommend that the City Council consider the Addendum and adopt the Ordinance and Resolution approving this Project (see Attachment 2, meeting minutes). DISCUSSION: 1. Existing Site Characteristics The site is situated at the most easterly portion of the Eastlake III planned community. The community is fully developed, except for the subject property and a 12 acre commercial site to the north of the Olympic Training Center (OTC). The approximately 19.6 acre site is located on the south side of the Olympic Parkway terminus, bounded by the OTC to the west and south, a future retail commercial site to the north of and fronting on Olympic Parkway, and Lower Otay Lake east of Wueste Road. The Mountain Hawk Community Park in the Eastlake Vistas Neighborhood is to the northeast (see Attachment 1- Locator Map). Existing General Plan, SPA Plan Land Use Designations and land use General Plan CV Municipal PC District Land Existing Land Use Code Zoning Use Designation Site North South East West 2 Residential High; Planned Residential High; Vacant Open Space Community (PC) Open Space Commercial Retail Planned Village Community {PC) Commercial Public/ Public Open Space Public/Quasi Public Project Description Quasi Planned Public/ Community (PC) Public Open Space (OS) Not a part Planned Community (PC) Public/Quasi Public Vacant Quasi Olympic Training Center Lower Otay Reservoir Olympic Training Center 9-3 Meeting Date: 09/27/11 Page 4 The project proposes to construct 427 condominium units on a 19.6 acre parcel. The project will include the following types of product: 1) two-story triplex units; 2) two-story row homes and; 3) three-story carriage row homes. Private streets within the project consist of a main entrance road, a loop road around the perimeter of the site, and alleys that provide access to the majority of the condominium units. Parking would consist primarily of covered parking for residents and open parking for guests and visitors. Three recreation centers would be provided. Two of these will be located near the main entrance with the third located in the southeast corner of the project. The entrance to the project will be off of Olympic Parkway. The project is proposing minor amendments to the Eastlake III SPA Plan, in order to allow an additional 38 units to be added to the previously approved 389-unit project. The site plan layout is substantially the same as the previously approved project. Internally, 38 of the existing two bedroom row home units will be converted into two, one-bedroom row home units, resulting in the 38 additional units being requested, as more specifically described below: a) Amend the Site Utilization Plan to reflect an increase of units from 389 to 427 within the VR- 13 Parcel (see Attachment 4, Figure 3). b) Amend the General Development Plan and Site Utilization plan to reflect an increase in developable residential site acreage from 18.4 to 19.6 acres (see Attachment 4, Figures 2 and 3). c) Amend the Eastlake III SPA Plan including PC District Regulations to update the parking standards for the RM-1 land use district by eliminating standards for four-bedroom units and adding standards for one-bedroom units (see Attachment 4, Figure4} d) Amend the Fiscal Impact Analysis to reflect the impact of an increase of 38 additional units within the Olympic Pointe Condominium project (see Attachment 5). ANALYSIS: Eastlake 111 SPA Plan Amendment: Adding 38 additiona! units The proposed project would add 38 additional units to the current allowance of 389 units, for a total of 427 units. Other than a clarification concerning the required parking standards, the remaining amendments associated with land use are primarily to replace text and exhibits specific to the change in the number of units. 9-4 Meeting Date: 09/27/11 Page 5 Eastlake !1! GDP and SPA Plan Amendment: Adding 1.2 acres to developable site acreage The project also includes a request to increase the development area from 18.4 acres to the full 19.6 acres of the site. This will be achieved by re-grading the existing manufactured and planted slopes at the westerly limits of the parcel into building pads. This area does not contain any sensitive resources and was part of the original 19.6 acre graded site area. The manufactured slope area will be modified to create additional building pad areas in conjunction with the overall rough grading of the site and balancing the earthwork with 54,000 cubic yards of both cut and fill. Eastlake 1!! Planned Community District Regulations Amendments The Eastlake III PC District Regulations function as the zoning regulations for the project. The PC District Regulations provide standards and regulations to guide the development of the site and ongoing regulation of the use of the property. The amendment to the Eastlake III PC District Regulations consists primarily of modifying the parking standards to add provisions for one-bedroom units (see Attachment 5, Figure 4). One covered space would be provided for each of these units, with the additional 0.2 required spaces/unit incorporated into the open parking provided on the site. Consistent with the existing parking provisions, an additional 0.3 spaces per unit would be required for guest parking. A total of 957 parking spaces would be provided for the project, including 742 covered and 215 open spaces. This total exceeds the required parking by 38 spaces. The majority of these additional spaces would be provided in proximity to the recreation areas. Eastlake 111 SPA Plan-Public Facilities Finance Plan (PEEP): There is an existing PFFP in effect for the current Eastlake III SPA Plan, which includes 389 units being designated for the RM-1 land use district. Staff has determined that this PFFP can continue to be utilized without any updates other than a new Fiscal Impact Analysis, to address the additional 38 units now being requested (see discussion under Fiscal below). Transportation A traffic impact report was prepared by traffic consultant, Linscott, Law and Greenspan (LLG) dated September 22, 2010 to address the approved 389 unit project. No significant traffic impacts were identified in that traffic analysis, and the existing mitigation measures contained in FEIR 05-02 had been determined to be equally applicable to the project. A letter update was prepared by LLG dated May 14, 2011, to analyze any potential additional impacts based upon the proposed 38 units being added to the previously approved project. The update indicated that the total units are still considerably lower than the 494-unit project analyzed in FEIR-05-02 in 2007. Further, it indicates the reserve capacity of current and future street systems is sufficient to accommodate a 427-unit project. Since the currently proposed project lies within the range of unit counts previously studied, no new off-site impacts were identified. DECISION-MAKER CONFLICTS: Staff has reviewed the property holdings of the City Council and has found no property holdings within 500 feet of the boundaries of the property, which is subject to this action. 9-5 Meeting Date: Q9/27/11 Page 6 CURRENT FISCAL YEAR IMPACT: The applicant has paid for all costs associated with the processing of the proposed SPA amendment and Design Review request. ONGOING FISCAL IMPACT: The proposed Project was required to estimate the fiscal impact that the proposed amendment will have on the City of Chula Vista operation and maintenance budgets. The fiscal analysis presents future revenues and expenditures in 2010 dollars the fiscal revenues to the City associated with the Olympic Pointe project range from $55,000 annually and rise to $314,200 at build-out. Fiscal expenditures would initially be $55,000 and rise to $284,700 at build-out. The net fiscal impact from developing the Olympic Pointe project is positive throughout the development and results in an annual net surplus of $29,500 at build-out. Attachments 1 Locator 2 Planning Commission Resolution 3 Addendum to FEIR-05-02 4 Figures 5 Fiscal Impact Analysis 6 Ownership Disclosure Form Prepared by: Jeff Steichen, Associate Planner, Development Services Department J:\planning\casefile\10-11\PCM11-09/CCReport 9-6 G ATTACHMENT 1 LOCATOR MAP 9-7 LOCATOR MAP 9-8 ATTACHMENT 2 PLANNING COlVIlVIISSION RESOLUTION 9-9 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL CONSIDER THE ADDENDUM (IS-11-002) TO FEIR OS-02 AND APPROVE AMENDMENTS TO THE EASTLAKE III GENERAL DEVELOPMENT PLAN, SECTIONAL PLANNING AREA (SPA) PLAN, EASTLAKE III PLANNED COMMUNITY DISTRICT REGULATIONS AND LAND USE DISTRICTS MAP, FISCAL IMPACT ANALYSIS AND ASSOCIATED REGULATORY DOCUMENTS TO ADD 38 ADDITIONAL UNITS TO PREVIOUSLY APPROVED 389 UNIT OLYMPIC POINTE PROJECT AND INCREASE THE DEVELOPMENT AREA FROM 18.4 ACRES TO THE FULL 19.6 ACRES OF THE SITE LOCATED AT THE SOUTHWEST CORNER OF OLYMPIC PARKWAY AND WUESTE ROAD. WHEREAS, on May 23, 2011 a duly verified application was filed with the City of Chula Vista Development Services Department by Integral Communities, LLC ("Applicant"}, on behalf of Olympic Pointe East Communities LLC and Olympic Pointe West Communities LLC ("Owner" and "Developer") requesting approval of amendments to the Eastlake III SPA Plan and Eastlake III Planned Community District Regulations and associated regulatory documents for 19.6 acres located at the southeast corner of Olympic Parkway and Wueste Road ("Project"); and WHEREAS, The Development Services Director has reviewed the proposed project for compliance with the California Environmental Quality Act (CEQA) and has determined that the project was covered in previously adopted Final Subsequent Environmental Impact Report, Eastlake III Senior Housing Project, FEIR OS-02. The Development Services Director has determined that only minor technical changes or additions to this document are necessary and that none of the conditions described in Section 15162 of the State CEQA Guidelines calling for the preparation of a subsequent document have occurred; therefore, the Development Service Director has prepared an addendum to this_ document, Final Subsequent Environmental Impact Report; Eastlake _ _ III- Senior Housing Project, FEIR OS-02; and ..~ .. - _. ~ .; WHEREAS;. the Planning Commission finds that the Addendum (IS i 1=002) 'to FEIR OS-02 has been prepared in accordance. with the requirements of CEQA, and the Environmental Review Procedures of the City of Chula Vista; and WHEREAS, the Development Services Director set the time and place for a hearing on the Project, and notice of said hearing, together with its purpose, was given by its publication-m a newspaper of general circulation-iri th~ctyand--its-mailing-to-property--------- owners within 500 feet of the exterior boundaries of the property, at least 10 days prior to the hearing; and, 9-10 WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m, September 14, 2011, in the Council. Chambers, 276 Fourth Avenue, before the Planning Commission and the hearing was thereafter closed. NOW THEREFORE, THE CHULA VISTA PLANNING COMMISSION MAKES THE FOLLOWING FINDINGS: I. SPA FINDINGS THE SECTIONAL PLANNING AREA (SPA) PLAN, AS AMENDED, IS IN CONFORMITY WITH THE EASTLAKE II GENERAL DEVELOPMENT PLAN AND THE CHULA VISTA GENERAL PLAN AND ITS SEVERAL ELEMENTS. The proposed amendments to the Eastlake III SPA Plan reflect land uses that are consistent with the Eastlake III General Development Plan and the City of Chula Vista General Plan. The residential nature of the proposed use would be consistent with the adopted high-density residential designation for the project site and compatible with the surrounding residential and open space land uses of the Eastlake area. The transfer of 1.2 acres of manufactured slope/open space into the developable portion of site would occur internally within the boundaries of the 19.6 acre project site. THE SPA PLAN, AS AMENDED, WILL PROMOTE THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREAS. The requested amendments to the Eastlake III SPA Plan rely on the previously prepared and approved PFFP that outlines the infrastructure required to serve the previously approved 389 unit project, along with the timing of installation and the financing mechanisms to promote the sequentialized development of the project. The requested 38 additional units, along with the transfer of 1.2 acres of manufactured slope/open space into the developable portion of the site, will not affect the timeframes outlined in the previous PFFP. Development of the. 427 units will occur in an orderly sequentialized manner as outlined in the PFFP. The 427-unit Project is one of the last areas of Eastlake III to be developed. THE EASTLAKE III SPA PLAN, AS AMENDED, WILL NOT ADVERSELY AFFECT ADJACENT -LAND USES, RESIDENTIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL QUALITY. The proposed modifications to land use and development standard provisions within the Project Site have been fully analyzed and will not adversely affect the circulation system and overall land use as previously envisioned in the Eastlake III General Development Plan. The transfer of 1.2 acres of manufactured slope/open space into the developable portion of site would 9-11 occur internally within the boundaries of the 19.6 acre project site. An Addendum to FEIR-OS-02 has been prepared and the Development Services Director has determined that any impacts associated with the proposed amendments have been previously addressed in FEIR-OS-02; and thus, the requested amendments to the SPA will not adversely affect the adjacent land uses, residential enjoyment, circulation or environmental quality of the surrounding uses. NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA recommends that the City Council adopt the attached Draft City Council Resolution and Ordinance approving the Project in accordance with the findings and subject to the conditions contained therein. BE IT FURTHER RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA THAT a copy of this Resolution and the draft City Council Resolution and Ordinance be transmitted to the City Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 14th day of September, 2011, by the following vote, to-wit: AYES: NOES: ABSENT: ABSTAIN: Michael Spethman, Chairperson ATTEST: Diana Vargas, Secretary 9-12 ATTACHMENT 3 ADDENDUM TO FEIR-05-02 9-13 ADDENDUM TO FINAL SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT EIR OS-02 PROJECT NAME: Olympic Pointe Project PROJECT LOCATION: The proposed project site is located in the east central portion of the Eastlake III SPA area on approximately 30.5 acres, (19.6-acre of graded pad area). The project site is located immediately south of the intersection of Olympic Parkway and Wueste Road. Olympic Parkway borders the project site on the west and Wueste Road borders the site on the east. PROJECT APPLICANT: Integral Communities, LLC CASE NO: FEIR OS-02 DATE: August 15, 2011 I. BACKGROUND/SCOPE OF ANALYSIS The purpose of this Addendum is to address the proposed project, Olympic Pointe Resort, in replacement of the previously approved Eastlake III Senior Housing Project. As the lead agency for the project under the California Environmental Quality Act (CEQA, Public Resources Code, Sec. 21000 et seq.), the City of Chula Vista prepared and conducted an environmental analysis (Final Subsequent Environmental Impact Analysis FEIR OS-02} of the Eastlake III Senior Housing Project. 'The Final Subsequent Environmental Impact Report (FEIR OS-02) for the Eastlake III Senior T3ousing Project .,~ was certified in June 2006. FEIR OS-02 addressed detailed amendments to the General Plan, Eastlake III General Development Plan (GDP) and Eastlake III Sectional Planning Area Plan (SPA) to allow for a land use change from visitor-serving commercial use to high density residential land use for the Senior Housing Project. The General .Plan Amendment consisted of redesignating 18.4 acres to "Residential-High" and the.'.Is2~~acres of designated Open Space remained unchanged. `In addition, the Eastlake III GDP was ,. amended ao redesignate .18.4 acres of CT-Commercial Tourist uses to RH-Residential High (18-27+ dwelling units/acre) and the 1.2 acres of designated Open Space remained unchanged. The Eastlake III SPA was also amended to eliminate the Commercial Tourist uses east of the (Olympic Training Center) OTC and instead provided potential high-density residential development. Components of the SPA included the proposed change in land use within the Planned Community District Regulations, Design Guidelines and Public Facilities Finance Plan (PFFP). FEIR OS-02 addressed the discretionary actions required to incorporate the changes of land use and project amendments within the Eastlake III SPA. 9-14 The environmental impacts of developing the subject site have been previously analyzed in FEIR OS-02. Specifically, the physical impacts of developing the previous 494-unit project on the 18.4-acre site as then proposed, were evaluated in Eastlake III Senior Housing Project/Final Subsequent Environmental Impact Report (FEIR OS-02) and are hereby incorporated by reference. The General Plan land use designation for this portion of the site is High Density Residential, and the GPD and SPA identifies 18.4 acres of the site for high-density residential development use with the remaining 1.2 acres for open space. Accordingly, the General Plan, Eastlake III SPA including Planned Community District Regulations, Design Guidelines and Public Facilities Finance Plan (PFFP) were modified to reflect the high-density residential uses. The first addendum to FEIR 05-02 was prepared in December, 2007 to address the former 494 unit Windstar Pointe Resort luxury apartment project, which was approved but never constructed on the project site. The amendments to the Eastlake III SPA at that time, removed the Senior Housing project restrictions on the project site and created a new RM-1 land use district to accommodate the former Windstar project. A second addendum to FEIR OS-02 was prepared in 2010 to address the former 389-unit Olympic Pointe project. The amendment at that time was primarily to remove the "project specific" restriction of the RM-1 district. The currently proposed 427-unit project, Olympic Pointe Condominium Project, considered in this addendum, is a further amendment to the adopted SPA and related development design standards analyzed in EIR-OS-02. These amendments will add 38 additional units to the previously approved 389 unit Olympic Pointe residential condominium project. The designated 1.2 acres of manufactured slope/open space will now be incorporated into the developable portion of the site, thereby changing from 18.4 acre to 19.6 acres. The acreage for residential development would increase by 1.2 acres and there would be a decrease in the number of dwelling units on the site relative to the senior housing project reviewed in EIR-OS-02: Senior. Housing Development Proposed Olympic Pointe Development EIR-05-02 494 High density residential senior units 427 High density residential on 18.4-acres.. condominium units on 19.6-acres The proposed amendment and related documents to reflect this new development concept have been submitted and reviewed. Mitigation measures from the Mitigation Monitoring and Reporting .Program (MMRPs) associated with FEIR OS-02 are still valid and applicable to this project. The physical development of the 19.6 acres has been previously addressed in the certified EIR. Thus, this Addendum focuses on the proposed Eastlake III SPA amendment and land use change for the entire 19.6 acre site from a senior housing project to a condominium development while maintaining the previously approved high-density residential use. 9-15 II. PROPOSED AMENDMENTS The applicant has applied to amend the Eastlake III SPA, Development Standards, and FIA portion of the PFFP in order to allow an increase of 38 units within the same site plan layout as the previously approved 389 unit Olympic Pointe project. The proposed changes include the following: a) Anew project description and development plans b) Amend the General Development Plan and Site Utilization plan to reflect an increase in units from 389 to 427, and to increase developable residential site acreage from 18.4 to 19.6 acres. c) Amend the Eastlake III SPA including PC District Regulations to remove the previously approved 389-unit Olympic Pointe condominium project and replace with the new 427-unit project. This includes amending the parking standards to reflect the elimination of four-bedroom units and the addition of one-bedroom units. Design standards and exhibits would be amended to include design reference to the revised Olympic Pointe project. d) Revised Fiscal Impact Analysis to reflect the impact of an increase of 38 additional units within the Olympic Pointe Condominium project. e} Affordable Housing Update fl Project-Specific Technical Studies and Analysis Letter Updates 1. Entitlements applied for: GDP.PIan Amendments: • Amendments to the Eastlake III General Development Plan map to reflect the - removal of 1.2 acres of open space and incorporate said acreage into the High ~ 4 s. Density Residential category. SPA Plan Amendments: • Sectional Planning Area (SPA) Plan to remove 1.2 acres of open space and incorporate said acreage into the High Density Residential category. • Sectional Planning Area (SPA) Plan to increase the density of the 19.6 acre project site from 389 to 427 units. • Amendments to the Eastlake III Planned Community District Regulations to update the parking standards for the RM-1 land use district by eliminating standards for four-bedroom units and adding standards for one-bedroom units. 9-16 III. CEQA REQUIREMENTS Sections 15162 through 15164 of the State. CEQA Guidelines discuss a lead agency's responsibilities in handling new information that was not included in a project's certified environmental document. Section 15162 of the State CEQA Guidelines provides: (a} When an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: (1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2} Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following: a. The project will have one or more significant effects not discussed in the previous EIR or Negative Declaration; b. Significant effects previously examined will be substantially more severe'than shown in the previous EIR; c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or. more significant effects of the project, but the. project proponents decline to adopt the mitigation measure or alternative; or d. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the 9-17 enviromnent, but the project proponents decline to .adopt the mitigation measure or alternative. Section 15164 of the State CEQA Guidelines provides that: A. The lead agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described . in Section 15162 calling for preparation of a subsequent EIR have occurred. B. An addendum need not be circulated for public review but can be included in or attached to the final EIR. C. The decision-making body shall consider the addendum with the final EIR prior to making a decision on the project. D. A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section 15162 should be included in an addendum to an EIR, the lead agency's required findings on the project, or elsewhere in the record. The explanation must be supported by substantial evidence. This Addendum has been prepared pursuant to the requirements of Sections 15162 and 15164 of the State CEQA Guidelines. The proposed changes to the project do not constitute a substantial change to the previously approved project. The modifications proposed would not result in any environmental effects that were not considered in the Final Subsequent Environmental Impact Report FEIR OS-02, nor would the changes increase the severity of any of the impacts identified in this EIR. There has been no significant material change in circumstances relative to the project, and no new information of substantial importance has become available after the preparation of the Senior Housing Project EIR. The mitigation measures identified in FEIR OS-02 would be equally applicable to the revised project. Therefore, in accordance with Sections 15162 and 15164 of the State CEQA Guidelines, the City has prepared this addendum to Second Tier FEIR OS-02. IV. ANALYSIS Updates to technical studies previously prepared for the Eastlake III Senior Housing Project, Final Subsequent Environmental Impact Report (EIR OS-02) were prepared by qualified experts back in 2010 to address the previously approved 389 unit Olympic Pointe project. These technical studies included traffic, air quality, water quality, hydrology/drainage, sewer, geology, and noise and firewater service studies. For the additional 38 units now being requested, staff determined that updates to these 2010 studies were only required for traffic, air quality and noise. No new significant impacts were identified in the updated technical studies regarding the proposed project, Olympic Pointe Condominium Resort, beyond those identified in FEIR OS-02. Therefore, no new 9-18 additional mitigation measures nor modifications to existing mitigation measures are required. Aesthetics The proposed 427 unit condominium project contains 89 buildings, which is a substantially larger number than the previous 13 buildings for the Senior project. This large number of buildings allows for more architectural variation and overall lower project height. The 33 triplex buildings proposed will be located primarily along the northern, eastern and southern perimeter of the site. The proposed height of these triplex buildings will be two stories/28 feet in height as opposed to the 3-story, 38-foot height of the perimeter buildings for the previous Senior project. No new sources of light and glare impacts have been identified. No additional significant impacts to aesthetics beyond those anticipated in the EIR OS-02 are anticipated with this project. The mitigation measures identified in the FEIR OS-02 have been determined to be equally applicable to the revised project. Air Quality An Air Quality Study, dated October 2010, was prepared by Dudek to assess potential air quality impacts associated with the approved Olympic Pointe project. The study analyzed short-term construction impacts, long term and cumulative impacts including project emissions. The air quality study update analyzed the specific project changes as a result of the trip generation and volume trips increased by the proposed project relative to the EL Seniors project. A 2011 letter update to this study, dated May 17, 2011, was prepared by Dudek to assess any potential changes to air quality. No additional significant air quality impacts were identified, and the mitigation measures identified in FEIR OS-02 have been determined to be equally applicable to the revised project. No new mitigation measures nor modification to existing mitigation measures are required. The Air Quality Study, included a discussion of the project's effect on greenhouse gas (GHG} emissions. It included an analysis that evaluated the projected level of GHG emissions for the proposed project. ". The project's potential effect on global climate change was evaluated, and emission of .~ greenhouse gases was estimated based on the use of construction equipment and vehicle trips associated with construction activities, as well as operational emissions once construction phases are complete. With implementation of GHG reduction measures the proposed project would result in a greater reduction of GHG emissions than the target of 20% below business as usual that has been established for the purposes of assessing operational GHG emissions of projects in the City of Chula Vista. This reduction would be consistent with the goals of AB 32. Furthermore, the proposed project would be consistent with Section 15.26.030 of the City's Municipal Code by employing energy efficient measures beyond that required by the Energy Code, resulting in a 20% reduction in emissions generated by in-home energy use. Additionally, the proposed 9-19 project would reduce the overall use of potable water by 20%, consistent with the City's Municipal Code. Lastly, it should be noted that the project is high-density development, which ultimately helps in reducing vehicle miles traveled. The project would therefore have aless-than-significant impact on global climate change. Land use The proposed amendments would not conflict with the surrounding land uses nor the intent of the General Plan. The residential nature of the proposed use would be consistent with the adopted high-density residential designation for the project site and compatible with the surrounding residential and open space land uses of the Eastlake area. The proposed amendment to the SPA Plan does not result in an increase in residential units beyond that reviewed in FEIR-OS-02, and the limits of grading remain the same as that originally addressed in the approved SPA plan and Senior Housing Project. No additional significant impacts to land use above those anticipated in FEIR OS-02 are anticipated with the proposed project. No significant impacts were identified regarding land use, planning and zoning and, therefore, no mitigation measures were required with respect to the Eastlake III Senior Housing Project FEIR OS-02 concerning land use. No mitigation measures are recommended for the proposed Olympic Pointe Project. Transportation, Circulation and Access An updated traffic impact report was prepared by traffic consultant, Linscott, Law and Greenspan (LLG), dated September 22, 2010 based upon the 389 units proposed at that time. The analysis concluded that the proposed project, Olympic Pointe, would not cause any impacts to the surrounding street network and intersections requiring mitigation beyond that identified within FEIR OS-02. The traffic analysis for the approved project analyzed changes in trip distribution within the project site, traffic volumes, LOS levels, projections, regional systems, cumulative projects and traffic related impacts upon the General Plan Update Circulation Element and circulation system and roadways. As identified within the traffic analysis, the approved project results in approximately 2,334 average daily trips (ADT) per SANDAG trip generation figures. This marks an increase of 358 ADTs from the previously approved Senior Housing Project. However, the prior installation and operation of the signal light at Wueste Road and Olympic Parkway, the opening in Fall 2007 of the SR 125, and required compliance with: the mitigation measures identified within the Eastlake III Senior Housing Project Final Subsequent Environmental Impact Report FEIR OS-02, will offset any additional traffic volume associated with the project. No significant traffic impacts were identified in the traffic analysis, and the existing mitigation measures contained in FEIR OS-02 have been determined to be equally applicable to the proposed project. A letter update was prepared by LLG dated May 14, 2011 to analyze any potential additional impacts based upon the proposed project. The update indicated that the total units are still considerably lower than the 494-unit project studied in 2007. Further, it 9-20 indicates the reserve capacity of current and future street systems is sufficient to accommodate a 427-unit project. Since the currently proposed project lies within the range of unit counts previously studied, no new off-site traffic impacts have been identified. Noise An updated Acoustical Assessment Report, dated May 24, 2010, was prepared by Dudek to evaluate potential noise impacts created by the approved Olympic Pointe project to surrounding areas and noise impacts to the proposed project area. The approved project contains both fewer units and a different project design than the previous senior housing project. A five-foot high noise wall along the top of slope facing Olympic Parkway has been provided on the site plan to ensure that traffic noise levels onto the project site will be within the City's maximum 65 CNEL exterior noise level criterion. The acoustical report does not identify any significant noise impacts and the mitigation measures contained within FEIR OS-02 have been determined to be equally applicable to the proposed project. On June 6, 2011, a letter update was prepared based upon the proposed 427-unit project. With the applicant proposed sound wall, and the interior noise mitigation identified in the FEIR, no additional noise mitigation is required as part of the revised project. V. CONCLUSION Pursuant to Section 15162 and 15164 of the State CEQA Guidelines, and based upon the above discussion and substantial evidence in the record supporting said discussion, I hereby find that the proposed project will result in only minor technical changes or additions which are necessary to make the Environmental Impact Reports adequate under 1. Project Site Plan(s) 2. Executive Summary to EIR OS-02 References: City of Chula Vista Environmental Review Procedures City of Chula Vista General Plan Update Eastlake III SPA Plan and Final Map, Final Environmental Impact Report EIR (EIR 01-01) Eastlake III Senior Housing Project Final Subsequent Environmental Impact Report EIR (EIR OS 02), certified June 2006 Eastlake III General Development Plan (GDP), adopted July 17, 2001 9-21 Attachments: Eastlake III Sectional Planning Area Plan (SPA), adopted July 17, 2001 City of Chula Vista Housing Element City of Chula Vista, Affordable Housing Program Technical Studies/Information for Olympic Pointe Project Acoustical Assessment Report prepared by Dudek, dated Iv1ay 24, 2010 (update letter prepared by Dudek dated June 6, 2011) Air Quality Impact Analysis prepared by Dudek, dated June, 2010 (update letter prepared by Dudek dated May 17, 2011) Traffic Impact Analysis, prepared by LLG Engineers, dated September 22, 2010 (update letter prepared by LLG dated May 19, 2011) Geotechnical Investigation, prepared by Alta California Geotechnical, dated September 30, 2010 Off-Site Sewer Capacity Analysis, prepared by PBSJ, dated April, 2 2010 On-Site Sewer Analysis prepared by PBSJ, dated April 2010 Preliminary Drainage Study, prepared by Fuscoe Engineering, dated May 2010 Preliminary Water Quality Study, prepared by Fuscoe Engineering, dated May, 2010 On-Site Fire Service Study, prepared by PBSJ, dated July 12, 2010 On-Site Water Study, prepared by PBSJ, dated Apri12, 2010 OWD Comment Letter dated January 6, 2010 Fire Protection Plan, prepared by Dudek and Associates, dated July 2010 9-22 ~`\ ` `\ ~~ \\ \~ / ,\ \\ •. ~' i .~~ ~ l~ /: Qrj`~~ 9 ~. // i' /~ / /. %, 9-23 EXECUTIVE SUMMARY '1,1 INTRODUCTION This Environmental Impact Report (EIR) has been prepared by the City of Chula Vista (City} as lead agency pursuant to the California Environmental Quality Act (CEQA) Public Resources Code 21000 et. seq., and the State CEQA Guide oeevaClahfo the environmental effects of the 15000 et. seq.). This EIR has been prepared proposed Eastlake III SeniorHousing Project. ~.2 PURPOSE AND NEED ' As discussed in the proposed Eastlake III SPA Amendment, the objectives for the SPA Plan are to: ,Assure a high quality of development, consistent with City and Community goals and l . objectives, the Chula Vista General Plan and Eastlake III General Development Plan. ~~ =~ ~ to an economically viable plan that can be realistically implemented within current Crea and projected economic conditions. ~~ ^ Provide for orderly planning and long-range development of the project to ensure ~ commuunity compatibility. 1 ~ ~ ~ ~ ~ Establish the' necessary framework for an' identified ~ financing mechanisms ~'to ~ facilitate _;1 ~ adequate community facilities, such ~as transportation, water, flood control, sewage disposal, schools and parks and provide adequate assurance that approved development will provide the necessary ir>_frastructure, when needed, to serve the future residents of ~ Eastlake III. ^ Preserve open space and natural amenities_ ^ Establish a planning and development framework which will allow diverse land uses to ____ -- _ exist in harmony within the community. .~. __ i ~ Eastlake Ill Senior Housing EIR A - ~ a ATTACHl1'IEN'r 2 ~ June 2006 ..-~ __ - 1.0 ExECUTIVE SUMMARY _ _ _~ ~ • J '1.3 PROJECT LOCATION As depicted on Figures 1-1, 1-2 and 1-3, the project is located within the eastern portion of the Eastlake Community of the City of Chula Vista. The project area is situated adjacent to the Olympic Training Center and directly west of the Lower Otay Reservoir. '1.4 PROJECT DESCRIPTION The proposed project involves amendments to the General Plan, Eastlake III General Development Plan (GDP) and Eastlake III SPA Plan to allow for the proposed land use change from visitor-serving commercial to high density residential. The General Plan Amendment would consist of redesignating 18.4 acres to "Residential-High." The 1.2 acres of designated Open Space around the site would remain unchanged. The Eastlake III GDP would also be amended to redesignate 1'8.4 acres of "CT-Commercial-Tourist" uses to "H-Residential High (18-27+ dwelling units per acre). The remainingl.2 acre "Open Space" designation would remain unchanged. Finally, the Eastlake III SPA would also be amended, specifically to eliminate the Commercial Tourist uses previously environed east of the OTC and instead provide for high density residential development. Components of the SPA, including the Planned Community District Regulations, Design Guidelines and Public Facilities Finance Plan (PEEP) would all be modified to reflect this proposed change in land use. The SPA also includes a specific Affordable Housing Program, Air Quality Improvement Plan and Water Conservation Plan for the proposed seniors project. The 494-unit senior housing project would consist of 13 courtyard style buildings, each four stories tall Aver a pazking structure (see Figure.. 1-4).. 'the project..would also .include fitness facilities, recreational rooms; two view comdorlpazks and a pedestrian pa.seo around the outer perimeter. An on- and off-site emergency access would also be constructed. This emergency access would be located in the southwestern portion of the site, and would allow emergency vehicles a second access to the site via the Olympic Training Center parldng lot. This senior housing community would be gated, -and housing units would be "for sale." The densities and unit numbers proposed would result in approximately 1,235 new residents. The project architecture will consist of southern Spanish designs, and be arranged to mirror Mediterranean hillside towns. Buildings will include deeply recessed balconies, attached roofs, canopies, trellises and courtyards to provide visual breaks in the building far~ade. The rotation of each building was an intentional effort to break-up the appeazance of building mass. The single Eastlake lIl Senior Housing EIft -. 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I ;;~•~';; fP `~~•~r.<<:~~~?l:`i~ ~ ~ ~'. 3 •r~• ,~~~~~ ter.--~. •".'I `' ~ ,~" '~• `•Ti'^1~.,~:r~ R,~,:t~'7~.'~f;'•. -il. •' ~ ~~•;~;r; {i.. -'_ .>:i t",~~;• .Fc.i'•SC ~ ~•'•': ' •~i^J :.~ + -}`>~t\ i .-.~~': • g i .~•i t _ _ - _ i ~^ !- -'.: ~~:,~` ~ `-_f::..~.::`.:l t' fit; ;,;i~_ t ~ , t - _ ~-,~~~1.: <~;..;'6 s ::~:6 3?t , ~ ..i ~ I "'~~ •'~` ~ '~a?`~s~:tt.~'~:,.i. . i j ~~ ''..7f • ~~~'s\ ~~ ~. .,~: Y•. ~} , .3.jrt: r~ aL ;,~.• ~.'`+: ,c.f'/^_ (.` '• .~. '. ,.f ~ W?''-: r 3=.,':~~-=`L-_~-~-3--.-~,:r>2i`.•°;1:;: • [ t' L i ~~'~= t Feei.~ ~ Fl', , ... :'~'•} y::::. ::? ~-~ ~, „~ ,~i 2 ~ -'f -1%e..~ :~II~ ~6~--sc_r ~:~ 1 .~"_'g-tip. 1~ 3: t. EASE MAP SOURCE U5GS 7.5 Minute.Series`r~Jamui Mountains Quadrang :~~°• ' ~' x. ~~`~_~~° - - - r_ ~ • FlGUKE Eastlake ill Senior Housing Project - Environmental Impact Report ~ _2 s-27 Vicinity Map _ =- ,~ ]~ ~~ r -,~ - 9-28 a > > ~~ C ^~ ~ _ L Q ~~ M~ R i.i... W ~ ~ E ~ ~ i.. C7 c ~. m ~ c ~ o ~ °~ L_ 7 .}~ CL. •. L]J ~ ~' v m a. o O _: ~ ~ rn ~ • ~ ~ .~>; ~ 0 -- o Z L ~ ,~ ~~ ~. 0 •C FA V+ ~*~ W _ o ^0 ~ ~ y y--, Q i ~. ~U LL! 1,0 EXECUTIVE SUMMARY level recreational club will be located at the eastern edge of the property. The recreational club will serve as a focal point for the project. The site has been graded in accordance with approved grading permits- However, portions of the site will need to be raised four to five feet to create a gradual elevation change on the eastern portion of the site. This would result in a "stepped" effect away from the Lower Otay Reservoir and would maximize the views of all residential units- This `ill esgwill need to be Sex0 avated yards of fill. Simultaneously, the underground parking garag approximately 10 feet to establish a 12-foot underground garage space. The excavation will generate approximately 173,500 cubic yards of excess soil. The cut and fill requirements of the site wilt balance, thereby eliminating the need to export or import fill material. Finished first floor elevations will range from 560.5 to 578 feet. A total of 963 spaces .will be provided on the project site, meeting the City's parking requirements for the intended land use. Discretionary actions for the Eastlake III Senior Housing project include: General Plan Amendment Eastlake III General Development Plan (GDP) Amendment Eastlake III Sectional Planning Area (SPA) Amendment Tentative Map for the Eastlake I~ Senior Housing Project. The following additional permits/approvals may be required of other Responsible Agencies: San Diego Regional Water Quality Control Board: CWA 401 Water Quality • Certification (potential), Storm Water Discharge Permit and approval of the Storm. Water Pollution Prevention Plan {SWPPP) Optional Facilities ~... t The proposed buildings will be constructed in several phases. In order to avoid potential conflicts between project residents and construction activities, the applicant is proa~~ ad. temporary, off-site construction access road will be constrdcted south of the existing gr p The proposed road would be approximately 20 feet wide and approximately 600 feet long and would extend from Wueste Road to the edge of the project boundary. The roadway area will encompass approxunately 15,000 square feet {0.50 acre) and will not exceed a 12 percent slope. 4643-01 EastL.ake Ill Senior Housing E1R June 2006 17 The graded roadway will be covered with stabilized decomposed granite to allow for drainage. Once construction has been completed, the road would be removed, regraded and revegetated to preexisting slope conditions. This temporary construction access road is not required for construction of the project and is therefore identified in this EIR as an "optional" project feature. An off-site trail connecting the proposed project with the Olympic~Training Center to the west, is also being analyzed in this EIR. This offsite trail would connect 'the proposed project (via the southwest comer} with the OTC trail system. This trail would be approximately 5 feet in width and entail dedication of a 30 foot easement across OTC property. The trail would be constructed with a pervious surface, such as decomposed granite, to allow for unimpeded drainage. This trail is being considered by the applicant as an "optional" facility and is analyzed in this EIR Impact characterizations are broken out for each optional facility in the impact sections of the EIR 1.5 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION Initial scoping of the project concluded that, the proposed project would not significantly affect the following environmental categories: agricultural resources, cultural resources, hazardslrisk of upset, mineral resources and housing and population. Based on the initial scoping, la~ndform determined that an EIR was required to more fully investigate prod ect effects to alteration and aesthetics, air quality,-biological resources, geology and soils, water quality and hydrology, land use and planning, noise, traffic and transportation, public services and utilities and paleontological resources. The following table, Table 1-1, provides a summary of environmental impacts and mitigation measures related to the proposed project: '[ .6 PROJECT ALTERNATIVES In developing alternatives to be addressed in this EIR., consideration was given regarding their ability to: (1) meet the basic objectives of the project described in Section 3.0; and (Z) eliminate significant environmental impacts as identified in Section S.0 of this ElR.. Based on the above para-meters,. three alternatives were identified. The Alternatives discussion in this EIR addresses the no development alternative, an alternative that would result in the continued development of the site under the Gommarcial Tourist land use designation and reduced density alternative (single family residential similar to suzrounding development). EasfLake [i[ Senior Housing EIR 4643-01 1-8 .~ 3 `" i .~ June 2006 I T ~ t"' ~ Q ~ t'U • E (~ '~ ~ - - j ~ 1 V O r' A I ~ ~ . c~ ~ •RS c m ~n ~ ~° ~ ~ .4°-.. m ~ c U m ~ s .~ ~"' C c ca ° m ~ ~ -.. 4 O rn r~ Q w a"'i Cn m -~ Z J ~ m m m m ' o "' ~ m m O'O m Q]ZJ ~ ?. _ p fQ m Ci C_ L R ..-C.r ..L... a7 . O i ~ ..... .C c m c -o m ." "U ~~ E m c m ~ to m ~ ~ ~ C ~. ~ O c- ` a m F1 rl~ _ ~ d O UI ~ • C fn 7 L ~ ~ 'O a o fn O 07 tZ ~ O m o_ ~ C 4= 1 Cd d..l _ [a i"'. m U~~~ N m ~ Q L H O m~ 3 U C .Q ~ . . C E Q= O Q' ~ C (II O~ U~ y N O 0 1--' 'O ,~~.. 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ID ••••, y 0 N C G CG d O C06 N O ~ C N m a CO [tl ~ ~ -G ~ m U c R~ vl ~ Q vp- ~ O c~ U m y ~ ~ ~ m O C E CC 'O C ~ ~ 'fl 'p d C ~ U U- O C .II 'G ..-p, ~ ~ C C C fat 'D w ~ ~ C~6 ° N (C a] C m ~ .-. 7 O ~_ O D. II] Q ~.p-• ~ 0 - C V 'C U O ~ . N CB t` C~II 'G L p m N 'N 'U C~ m~~ 'C3 m L77 ~¢ C~ C L m N~~ ~ O m L Q~ O O :a C ~ ..Lp-. ~.mm- ° ~ V i ~ N c OC _ C t4 '~ ~ m ~ C ~ CII 'D ..C ~ ~ ~ ~ aia 3 3 m Tn m kp E~ c4 rr, c ca m -o n. 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C°.. O C N O N E ui C C a m v ~ p ~ ~ ~ ~ ~ N S O~ O ~ m O ca ~ c O m . ~ aaQaa~aE.._.E.«-O3o it v W ~A ~ . v p . ~ d a x t, 0 ... a~ o (~] T ~ :~ : ~ .~ ~. o ca = m m m v a~ Q,o ~ ~ -° ~? ~ ~ L EO m•~ ~ h v N ~- CLS O o m cGa i'u ~ m .Z ~ o ,~ a a ~ N ~ C~ E~= ~ C f0 N m C ~ ~ ~ U O O ~E m as o~.=y° Qo 0 C7 ~ ~ ca o .~ E a~ ~ ~ ° ~, a~ E ~ m ca m N c cc ~ ~ c ~ v ~ 'rn 0 0 ~° O _~ ca m C m -vai c ~ '~ ~ c ° ~ ~ c v°i C.7 d rn N I-- p 0 CG m. C O ~ ~ ~ .a .(II 0`7 C m 47 O C] y d p __ .a . gy m ~~'OJ~ ~~ O c6 C m C Q..' ~ G N t C ff7 0 .E~ Q7~ ~ ~~ -o ~ m~ ~ m c ~ ~ -t7 C j U ~ p C G ~ ? ~ . to C .O .O to N .r- v~ O va a~ ~0 a o p- c ac4i t o m ca" °- ~ ~.`yv m c~J m t- w,E~ ~ E .~ - v '~: -r~ `r' us -. 9-37 _ m m Y o ~ N _ N C ~ ~ i,'" O •.r -F., CC b~ .r '"C Lr" m .r., v }~ B! C~ v-i O r~ W 7~l 1~~O'l., h ~ v .a~ ~O i. ~A i~ ..., 0 x ~, 0 .,.. m p ,? v c = a -v ~ .C p ~ .n rn •o c `m R c ~ ~ 'o m ~ m ~ p ~ ~. O O D U~~ m Q C w p ca O~ 'LQ ~ 0_ p U~ G U~ m ~ ~~~ m m ~ ~p . y C C~ h m ~. N~~ v ~ y 7 ~G _ O O~ O O U (4 .a Q L 'N C QS ... N ' U + .. G~ c rL.. ~ 0- V r~ <"' Rf ~~ O w ' m y 'O V C ~ 4: ~ U m ~ C II O ~ O d C [E .. C C ~ m m .a; ~ O ~ = a. Os y :a is ~ R ~ m a Y _ ` 0 = [ 6 ~ ~ 9 ' . -. CJ n O' p m m C ~ "-' ~'` m ~ m '~ C ~ -D C . •~ m C 7 '~ w O . ~ O C ~ L m ~ ~ -.. . ~ ip m "a U ~ L ~ O - ~ S1 L ~ ~ p O CQ m U Q d ~ 3 O m L C l ~ U ~ ~O c6 C ~ - _. N C R '+ .m.. C O C L ~ m o m .m . ~ ~ o co ca m ..._ ~ m a E ~ ca ' - p m C~~ m Z~~ = as ai m o E v `-° ~. `m ~' ~ m tG c4 y ~ Lm ~ v ~ ~ o c E m Vi m ~ m L mi ~ -~ "' c c a ~ c °' m ~ -. , . m c N ~ -~ ~ o m ~ F- - ~. ~ p ' ~ 7 = .. a•t ° ~ ~ ~ u i o ca E 5 .n o E m ca L ~ C C m I--" ' p'p m Q (3 ~ O O m Q a ., y C O d ~ ¢ O- ~ O C d ~ -` ~ O m~~ m m ~} O H O U H m L~ t _L U m~~~ a. ~ ~ O :a ~ O` m O y ~ L1.1 U O :O a Ci - 'O .... C ~ ¢ ~ c0 C L ~ R l p ,_ ~ a- d ~ m o ~ ~ n. a c m m m o c c m5 m m cv ca ~ ~ v m n o c ~. R m~ rn~ 3 "p E o » . d, a ~ v va m m ~ Z rn m c 'O vs 1 - , _ . . o Q c i -m • in cpCi ~ ~ : e ca L ~ N R m O O ~ m D E~~ o m 3~ a` . . • Sri - 9-38 a m ~r ca r 0 a N 9 ]I :! a J u u 0 ..~ i~ b .~ R! ++ V CC H CG ++ O ~ ~ r-i aW 0 w H ~ V1 -F~ G 67 .o ~. bl ... U. a C C 6 U. . ~ U ~. . ~ m C [6 L m N J - ~ m "O y V 0 ry. c O C C U O N~ N N Q C O T.O L CCII C~ C Q C U U. .O O m o m o-m°'~ c~ c n ~ ~ -~ m E ~'m m °- ~ E _ . l ' O ~ a d d 0LO.. ~ O c~ co ~ o m ,¢ a~ ~ E m ° N V `....s' O O m N a c ~ -_ `o- m L ° ~ E O '~' -C °J C cn O O C iA "D O W C ZS ~ , v. Ql C O v] O) ~ C V L .. . . °~ o on "' w o ~ v cc m _ ~ rn "' r'mn c a coa c`a o 3 -II °~ . _ ~ ~ ~ ~ c4 ~ ~ `n a7 w ~ ~ ~.. m m ` i ~ ~ N C C o ~ ~ c ~ ~ m~ '~ m m ~, c~ a~ m o u a i • a.'a ~ E °~ rn m m w~ a~ ~ m c a`mi o " ~ iC - ' ~ ~ ~ ' 1 C m m O aJ d n. m O ~ t6 ~ Y ~ m = m Y ~, O T7 U ~ C ~~ CB C [B O C ~ L c .r0. O t ~ m ~ ~ ci ~ m o. E a _ m ~ .~ E c ~ a~i ~ E 3 ~ co ~ ~ w ~ _ a c m _ G. 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P-+ ~A y O W O .~ •- 0 - vs (O Q m c ~ R w E • ~ rn ~ - c (II .C U - ~ - G y m _1 ~ 'L7 .m m C Z7 m C m m ~ rn m O ~ ~ ~ ~ c6 4] ca m _. - t ~~ ~ U m ~ ~ C c cs m m w ~ -y O- U cU ~ da a~~ _ O O y~ ~ w O y rn m a. C C C m~ v ~ ~ E ~ ~ ~ E ~ c v ~ ~ o ~ rn ~ ,~ D ~ U d ~ ~ L U Z ~ emA . t6 ~ ~ w V ~ ~+ m O m m ~ _ -~ v3 ~ to C.7 .N ID ~ _ ~ O O U m ~ U ~ -- - -~ U F - • m G C C C Q C 07 ~ m~ U d! R ~ ~ ~ ~ ~ ~ ~ 17 C~6 cC ~ ~ m U O C ~ 7 1-_ 'c7 CB V - ' E c O m c .n ~ 3 -a ~ c ~ ~-._ m ~ m. m ~ ~ ~ . m a o o O.. c~ ~ o~ ° °- ~ m m~ o o~ m o ai > - O ~vCfl ` TU m }'i7 ~ QC QO m O ~ O~ m.C ~ L= R7 rn C6 C n- o f - Q~ d i c4 ~ ~ C ~' ~ O °7 ca c O C6 o v ° ° t4 ° ° ' ~ m ~ o c~4 m y "-' °' c H m ° am ~ m c ~ _~ c o ~ a - ~=y a . . - E - - m° o m ° ~aWS ~~? su o as m ~ ' U Q ~ n. - a 0 3 0. d o05 ~ U a~ o v c --- a rn E - .n ~; >,n ~ cn w ~ ~ci >ri Lci 'LS C C C O ~.LO-- C 'L3 C~ m ~ y m O O U [ ~ O C W CU ~ U - ~~~ L=-. ~~ C Q N- m ~ ~ -~. m ~- Q . O ~~ C y ~ m 0 0 _ C E E O G? U O C U ~n *k ~ . m ccs m > - ? ~ 3 is ~ m > ~ v o C'a R O ~ m~ O U3 R m~ C o ~ 3~~ LL m~ ~ ~ c o C m 7 a~ 'fl C p~ m O U Q C m ca ~~ ~~~ o "o a c u _ _ ~ m m 0 0 C R N C7 ~~ ~ i a a ~ ~ II . ~ ~m R C N O E .,O_ ~ C ~ . . v a. va ~ } `n ~ `n 7 ~ `m ~ ~ tt~ c II ~ r= car 3 ~ L R i o r' 0 o cs U U V ~ s o c o m ~ U CV m U - ~ T ~ - ~ m -t ~ ~ _ r o ~ -" ~ m cu ~ c '~ ~ o a -a -a ~ ~ o c ~ ° o m s a- ~ e ~ w E ~ N = s m °o a i 4 m m m o `~ ° ~ a ` m e m i o ~ o ui ~ o' a~ a ~~ o a ~' G o v `° R m c- L73 U ~ CB 9~~~ - - C -Oi.. N ~ GU6 ~ d - - I1-I "~'~ oT i~ 0 ... y~y F b CC V aS G~. b A. 0 H ~; WW w O F"[ ~' v d~ ~o t, a b 0 O .~ L12 U S.] • C ~_ C C Q] - O) N . ~ C R = c4 N m ~ d J ~ J ` ...- J m C c ° O R m a ~ ~ °~ ~ ~ m ?: -a O Q. . . ~ c u a 00'0 o.i O tE m v c o.c~ ~ 3~ 3 .R ~. 'O N " O [n O ~ R 7 ~ Q7 . 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O C O C d ~~ -O E ..-- N - ~ ~ U ~O O O rn ~t C tf) R O U7 y O U O 'D O~ H') cy 6 O O 47 =7 ~ ~ m~ cC O ~ G~ ` U "" N N [Q 7 U 47 _ d `~ ~ Q. C U U U 7 0 N ~ U i ~• .«O-. C 'G ~~ C U ~ m ~ L C O ..... ' a N 1] fQ N d~ N C N CC ~ µ .. O~ N . -_ ~= . C E .:4 Q-'O fLA C ;~ E C "_ ~ ,~ O y 7 y O ~ O N ~ ~ ° 3 m ~' ~ ° ca o ~~ a " E 2 '°° m -n N 't v ca ~ a~ ~ c ~ ~ Y m ~ ~ -- .° ca . ~ m ~ 3 m m t c n. 3 y m 3 .a ~ 3~ m~ ~ t c`c c m ca ~ m T m ° - ° o ~ ~ ~ ~ v-y ~ a`~ ~° n. m ~ m ° ~ ' ° c . a..._. 5 n ~ in o m fir d a. . V .. '- c n ~ U E u1 0 . , . Y E C O m c o ' Z 0 0 -° -- a .~ c m m ~ ~ i N m= cC ~ ~. d y O y C O. ) '~ C 0 v O- m N O~ '+--~ m C 0 E Q.~ ~ v . ~ ~ m m c m -N ~= c m .r ~ a ` . ~ U C N 'a CB y 7 __ ~v m~e~-- m~ ...3 w. ~ ~ cs _o co °- m ~ cv E -° o cu m ~, ~ ~ c ~ w 6,~ m m c ° ~ m . _ U p +-~ u ~._. _ u~ 3 c ~ E ~ ~? .~ 3 M j U k O e~= 0 .,, a~ ... .r, ''C A a3 V CC Q~ b r„~ a ~ ~> W~ aw G H ~ V C.7 .~ i. 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'p r II7 U c U 4] ~ ~ ~ ~ ~ c o 3 c ~ m ~ a°i O.. o vi ~? c ~, c ~ v o m ~ U r `„ O C O n] ~ v rA m m (B m~ °- ~ ~ w m y m C6 a L m ~ ~ a E m $ m ca ~ . o j ~ o rn ~ .m s Ev a c ~ cam ~ m "~ c' c m E 3 c ~ c u ~ „ ~ c m° ~ o m~ m ° ° cv °-~ m. m m m c °_.~a. R ~~ ~ N U N° m ~ v' w 4~. m Q ~ ~ O m a 3 rn m °~ ~ o C O c4 ~ ~ O... L7 U t X O ~ ,~- ~ Z3 C` .-~ ~ d -O O > C cd - CG vy ~ ,~ O m ~ ~ V ~ ~ O _ o C m 3 ~ ~ L° ~ ~ C ~ p ~. ~ O i ~ a ~ m c ~ ° o m ~ ~ C v- ~ tII m ca w o ~ ~ ~ a. c o m N N~ C G p tmi~ ~~~ (6 m N a ~ c O- L +n p~~ O~ d. .D ~~ -? m m ~ rm.. ~ O U O [0 '6 H CC C ..0. ~ G C~ m i O ~ y = O U ~ p CB T = ~ ~ .«- C ~ .~ O ~ m ..~ U? d O cC to U LL C O m N "O U ~ m, m ~ fJ? Q, ~ U m . ~ w ~ . C C. E U ~ ~. - O• • ' ~ ftf G! .~ N m m m 'd U ~ m. O ~ 'O N C i C3 U C m d y ~~ R ~ .... _ Y c t v m O ~ O II.. ~ ,. m ca N .t.. C ~ O O d. ~... m ~ ~' V O _ C6. m .. m ~ ~ ' ~ ~ C D .~ ~ C 9-46 m~L~ oa 3 Tn d. v n - m O Y ~ ~ N m I c~ U k O 0 •.r w C~ bD ..r .,..i -F+ V cC a i.. 6~ O ~ y W~ a~ ~jO,,~• E •iJ 6~ ~O 7.-i bII L: .~ O x ~, 0 .., ~_ ~,~~. N `' m o ~ E° ~' oT~ uU ca °~ w m~ c c= ui a? m ~ Ctrs -o m~ y w a d. -,~ d~ ~_ m m U 0 y m 0 rmf] O~ O m - O. -a ~ ~ ~ U ~ Q- N w ctf O m 'U 4•.L1 m~ H m aI d O.mII `p•~ c'7 c- o_`- a' ca ~' = m m m m~ ~_ ~ m a m Ctt -p a ~ ~ ~-" t C L lLiJ a m F- m w G] U U O O] m N~ C ~~ OT -~-~ =off .~ ` C m~ O~ m R C p~ O O.~E m- C ~' ~ m m ~' LLyl O. ~ CT. ~ 13 CG O O CCS C2- 41 ~ U ~ ~ ...- m ^ '7 a O ~ O ~ E C (V 'O ~ U7 "C7 C C ~ -Op S9 O_ W Z7 t ~ y 'U m m ^~ C6 ~ y = ~ ~ y 'b m ~ E `m y~ N C~~ 'i7 U N CD ~~ p m _ ~ m C - m ~ _ ~ [n fn i C a] ~ 47 = '~ Z7 t O +L•' 7 U N m TT •C m ~ m >' d N 0 ~~ O m 0 C .-. _! O ~. tII . 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D- =7 U ~ t C t „ ~ ~ ~ tII ~ i y > ~ dr+-i' O C ~ O 7 = m N ~ FS C }. ~ ~' N cG C e ' .. + m c U „ ° ~ c m tT y { l ~ t7 ~ V m m~ aca E ca ca ° ~ ~ ~ W m ~ m t n.R~U w~ o m ~ y a ~~,.n m L m~ a m a~ -o o N -° rn N cv v a? ~ ~ L= ~ m~ m 3 ~ U ~~ p v m o~ >•~n;~ ~ ' m~ v ~ E a.E~ `o U ~ m y c° ~.~am ~ ? r-I x., : '> m v v m~ m~ o f ~n m m ~. > o v o ors '~ -° E ~ . ~ v m ~. m -mv E m c m ~ m~? v m c -° c~a ca ~ 3 c~ H ~ ° ° m ~ •-° a~ m ~ c $ m ~ ~. ~ yi m m m v m} °' v +n C ' ~ . m._ c c p i L1.1 -c7 c O.. O m ca 'v p, ~~ c6 c m ' m N W W p ~ d m O m a ~~ ~ c O~ C y m ~ C m D. mv- = ~ m ` ~ - W U ~ ~ m c c° m m ~ co °~ ~ e n ~ ' ami ~ as ° c rn "" ~ as ~ ~ ` - o ~ m v m .c is N W ] O W ~ ~~ C C Q o_ ~ ccs ~ Z cu n. rn st y a3 c m tT -~ b C C6 m~ m m m O. H N~~ '"'' ~ ~ ~ C . O C O- _ N [D ~ C O_ O C O ~. O O C. CB C } d U C O N O ~ ..-. lV _~ C C E m m O O d L O ~ _ ~ ~~ ~~ O U t)J m 0 (6 ~ O _ ~ . ~ 1 m O O o U D R U O m m C y m C U O_ O O .~ CO d7 m ~ ~~yy G-s U d. m 't3 m O N C CI7 O O O. Q D' Cr! C U s Z3 ?. C m~ CII O_ C p] 'n C m ~ O C~ m m m rn ~ m m E ca ca _~ m t O m N C C h m a U O U . ~ . . 1 ffl m ? .:. ~ N "O =p C6 ~ ~ ~ m O ._ - R. ~ U~ C 7 ~ v- ~ ~ U ~ .c4 ~• C ~ ~ U cn ~ 07 0 L-• O C in y~ m O~~ G E~ p~ 0 - -ice V ~ N ~ ~ C N O m C p- c4 Q_] VJ CO Q) - Z ~ m ~ m T c ;D ~ ?.._ ~•_ m ._. ~ m .U Ca. t...~ O ~ -O O 'U tB ?` ? cC ~ :r ~ m d m m ~m •:~, > , n 0 m m 5 ui ccu d.' c ,m .n c`C E U7 a. c ° ° ~ ~ , ~ S a ~ • an ~ ~ ~ •~ c m ~ m ~ m °_ ~ ~ ~"~ U O O •~ O E iu ~. ~ m C O y ~ O O U 3 m m O w 1 C O O C ~ { _ C -..._. y ~ ` 1 U 0 3 ~ ~ m m ~ c C6 U V C o = Q_ O [B -- ._ -T O c _.____-_. - O _ _ L U E-° ~ ~ m Q ~ ~ R7 ~ ° ~ @ o "O O Y N ~ ~ ~ O ~ m a - C - O Q ~ O _ ll1 ~ 2 m .... U ~" i c~1v ) •~ ,f :j ••~ :j . r 0 .. ~ U ~ r~ ++ ~. II~ Q7 J CC • U O ~ O ~ L O ..0.... O ~ ~ej ~ ~ . N tI [9 U H m a o 3~ c° ~ m m N ~ ~" 0 0 b }~ ° c m E- c o o-° `II m- t° m cc E ~n ~ a, ~ a -- o a~ ~ ~ X am 00_ y+ cs~ cv U~ O . U N d y n C ~ .. D U O Qy e ~ .~ ~ ~ m ri ' O ~ ~ ~ B. ~ ~ ~ C d ~ L C 4C-- p ~ c . o ~ cv v~ L d~ O U ~ m ~ ~~ ~ ~] d t i~ ~J ~ R V nJ CJ -~ C ! ~ O r~ C cO C ~y ~ - tII C y 0 o a~ w m 3 i7 ~ p ~ m ~ ~ ~ ~ ~ Q L ~ ° ' ` ~ , a~ a ~ m ~ O N y ~ O ~ ~ U O O tC ~--~ ~ l4 ~ D O TL -. O T (J S • ~ W O [f O O u7 d ~ ~ U .. V m E • O CA O ~ U Q1 C'7 ~ ~ m ~Q7 ~ ~' ~ 0 .~ U CL O ~ tV a ~ ~ y !n V m ~ . . O_ i c6 R C o m Q N N 7 O N Q...... O ~] y~ ~ it Q{ ~ d C~i . ~ ~ . C O ~ c 4 ~~ 3.. _ 3 ~ rn Q = y ~i m R ~ ~ m . C O ~ U ~ = O ~ U v T 7 _ ` a - 3 c ~ U d L -O ~ m O U . U C N U ~ _. g-4 m '6 0 0 - a a: . ~ ~ ~ Q3 N ~ to 'O N C O O~ O -L. Q~ N [6 C .O w ~ ~ ~' tU ~ ~ ~ CU N C ~ •CII ~"' U O' R ~ d ~ ~ N U C~ tl7 E ~ d "O N Y cB -a 3 cn c o ~ -_ v ~ v~ ~ C tC .O ~ ~ $ ~ N O U c~a v L m Q •~ o 0 ~I O. O m ` ~ T~ ~ ~ N ~ O •T C O C ~ [B U [O U O v,- ms a m ~ ~v m ~ .L.. vJ 'B O7 m m ~ O d. y N [G D] O L O w. O) O L .a ~ O .b ~ ~ = m ~ ~R3 C6 O) v3 V d ~+ U O ~ N r0.-~ O p ~ •~ N C O O '~ O) CII (B (d ~ L ~~ m y ~ U U =O m~ v0-i i,= a m O H O O~ 0 0 0 0 0~ ~O ~ 0 0 O~ O Q ` V• ~.0--.-..- ~• O Q O O .~ ~ C~ m O_ [4 •N m m N 4J m a. rLis C3' ~ a LL O. a. O d ~ N (6 O r t0 m O R y d C6 [l! -_ O C d7 N ~ U .a C O m .~.. N H CB v m .n m ~ ~ C O O v L ~~ o ~ m F Q i 1 4 1 D u O m __ O m O Y ~ m m ~ ~ ~ >' ~. ~_ V k w O r ,~ 1 } I 0 .,, c~ ,~ .., b A ee u ' O+ ~-• rn L o cs ~ ° ~ o cII ~ - >. o m c a~ m m -p , w m m m cu t ~ w ~ rn ~ E w ~ L ~ t ~ ns ° '' o ~ ~- w ~ ~` E ' ~ m ~ _ ~ ~«- ~ o ~ E 3 p m t o v ~- °~ `° ~~~ o-a3 c o rn `° `fl ~ `° ~ o c C ++ , mmm. .~. ~E c ~•~o ~°v}m. a' ~ cfl ~~` ~c`oN y q o Rs ~ •E is ~ w •a ~ o~~ c" e ° m . ° ,~ o o c = ca ~ m o E o u.. ~ o m x a - ~ •E C c o a-o m .~ E~ ° ~" ` o. e o 0 o E v m m o `m a ~ o Ta rn ~; c E n_ m o o ~ _ o N . c c °' °i O ~ °~ o ~~ n o~~ cB o o ~ O c~ m` v •II m 1- ` m rn° ~ E m~ ~ .r{ '~ . ~ v a~ m c c m w ~ • • • o o _ m ~ ~ a~ o ~ m v ° c`a ° ~ ~ ~ o .a r1 i N v a~ ~ m c 0 ~ o ° m" c c c ~° ~ c c •° ° ca .'~°.. ~ °a a °~ =' o~ o ° .> ~ . o- ~+ c ° w e ° W W a ~ m 5 O O~ C~ O co m ..-, c y ~ •~ o w N O C ~ w ° - ~ E R ~ y N a w - p _~~~ ~ m~ m w vi ~" N O C .7 ao~ ~~o .~ N m -m c m• ~ ° O °~ N~~~~ a "- O _ o~ N p t!] tC1 C ~ ~ ~ Q1 ~ : cG a O O ~ Q. m c O m d N ~. L1 U '.- ~ a ~ ~ w cB N O C O ~ • a a~ o ,,~. " ~"'•. (A p ~ ~...- ~ O N = QJ • [~ ~`j- C~ ~ ` N U X m Q vVi a°i N N ~ Q] ~ N p to ~ U N V -- ' • ~ C C d ~ C ~•. U ~ 7 v~ d ~ ~ C = . ~ ~ o > ~ ° J ~.~ a~~ ~ c ~ C II O O O = rn ti. m •- y c 3- o o v a ~ CE O] U ~ c in c y m~ cv ca o m ~ o m e~ rn i ~ o n y ~ .D-~ oy ai 'b c o m ~ v a~i -° ~ m ~ ° ~ •" ~, 3 ~ > o °7 ° m ~ m o c ~ v . a, c rn ~ ~ m~ i ' cs ~' w~ ~ m ~ c .,.•. ~ 3 o N ~ a i m c~ ~, o ~• y U] ~~ o o N~ o o s o m 0 -°J ~ °m a a a m c m y c o~ m y ' c c ~ ~ ~ ~ ~ ° ~ a~ ~ o 0 o ~ i 0 ~ 3 E c a ~ m aw ~ ~ ~ ~ ~ ~ a.cc v as :? cEn, ca + + v ~ o ~ rn o 0 3 o- , c -- ¢~ .~ _, o - v a~•--o a~ c 'm ~ a ~ o ~ t o 4 m c~II ` ~ ~ c , C y o I-- v~ ~ o. rn .... fl. E a U i. a ~ en o b •.~ r 117 MMO F~+i i. O .,.~ 6~ 9-50 .- ~! v = m m ° x ° ~ N _ ~ N C m j r~ ~+! U W t-~ L7 0 c~ an .., +~ ... b c~ c~ c~ Rr b o~ ri ~> W~ a~ ~ o H ~, L/1 -1.+ V . d •r-~ O 1r Qi b0 F~ .,r O x 0 ... a ` - ..... CC ~ .7_ G f6 ~ O~ o O 2 N R. O m i ~ m v a_ •- `~ o ~ a ~ ~ -° 3 ° a ~ ~ o E -a m o m m o '"' o ~~ V O ~ C O T U ~ rn ~ o `" _ _ '' ~ m ~ ~ o -o c o= v 0 ~ ~ C R ~ ~ O '7 0 U [6 C O . O ZJ ~ N ~"L d~ d V $ O.. Z . ~ U m C "O fO ~ Q. ' n °~ "' rn o ,Q Q, i 3 .~' ~ m a ~ ~-~ ca ~ ~ ~ L ~ ~ c`a m m m ~ ~ E > ~ ca , = y m ca _ `n m o o c ~ ° - U ~ m a p ~ - _ o ~ y~ Q= cELa L o~ E Q O C ~ LL. U.. • rn Q •~ ~ L1. CJ ..... _ d _~ 1 _, m S O N f Cpl ~ ~' t~ 1 . '`'~ .s ': ;l ~: N 7 O 9-51 m ~ Y O ~ tV .. - m ~ C (6 No ProjectlNo Development Alternative 1.0 E~CUTIVP SUMMARY The No Development Alternative assumes that the project site would not be developed and the entire project site would remain undeveloped_ Existing Land Use Designation {Commercial -Tourist) Alternative ' The existing land use designation for the project site is for Commercial-Tourist uses. The Existing Land Use Designation Alternative would result in the continued development of the site for Commercial-Tourist uses. No amendments essed the development of theepr~ojecntsiteofor be necessary. Since the FSEIR #d1-01 addr commercial tourist uses; the impact characterization is a summary of conclusions from the FSEIR #01-01. In cases where FSEIR #01-01 did not differentia en of the lar erlWoods and specific project site and instead referred to impacts from developm g Vistas project, an independent analysis was provided. P Reduced Density Alternative {single family residential (Similar to surrounding developrnentl) . The Reduced Density Alternative would consist of single family residential uses that are typical of the surrounding environment. In addition, the amount of units would be less, approximately 56 for the entire site. This was estimated by assuming that these single family residential units i would be similar in size and style and be located on lots sunilar in size to sturounding developments. 1 Table 1-2, Comparison of Project Alternatives, gives a summary of ~ proj ect alternatives. ~ _ _ ... . f 9 - 5 2 4-sas-o, Eastlake llt Senior Housing EIR 'f-24 ~- ~_ U ~'C LL! O n C/1 H W a cV H ' ao H ~ . ~ z O ~ m m o ' 0 0 U V U Q7 ~ m ~ N L].. Q ' " ~ O O 'O ~O O O O_ • O Q1 O N V N ~"' Q . O. O_ L1 a' d' a ~ O O O . 'n v ~ m -Q m v a~ ~ y o n. o o. 0 Q. 0 ~ 0 m N 0 o 0 a 0 Q 0 a m O n. a c`s n. a. oo' 0_ o . 0 0 0 o m c~a ~ `- a _ a a n- n- °- ~ ~ ~ m t J w ~ ~ ~ v v~ v O O ~ O O O y0 o ~ a a ~ O. E ~... CB ~ N y _ O ~ -~ n E UJ E Cn ~ UJ m J a~ J a~ J ~ ~ Z ~ C o O ~ ~ U ~ E ~ ~ ~ ~ ~ ~ U E ~ u' `_ c G u] _ U to Q7 °' _ U _a ofl.. 3 ~ a"i O O- O . U ~ ~ C ~ d Q_ N ~ [6 V N N Q7 • m O Q7 y~ Q] Dl N CA . O O O O O O~ [C v3 to m N ~ Q d Q.. n. O•. ~ O 'L7 ~ ..... d d O O w N m ~ O 'O ~ 'O ~ ~ ~ _ ate O~ O O O d .._ O U] N p O O O C V O _ C C .` L ~ Q p O O O - ~ m~ ~ t . .. V ` c . a ~ o c m m o ~ w ~ coa m a ~' v v a-~ ~ ~ ~ ~ ° ° p ~. ~ ~ a a E c v a c O o ~ ° ° _ II _ c ~ _~ . ~ y. '.~ O. ~ ~ lII (B C O Ol d d N` o ~ E ~ o ~ E ~ ~ p n ~ -° ~ ~ p z n. m cn Z cn ~ r c . o R 0 C06 [06 cUII t06 Q _ nO a a a ~ c 6 E ~ ~ E E E -. E ~ ' ~ " E _ o o 0 z z z z z 3 3 3 3 0 ~ 0 ~ ° o 0 a 0 0 0 ~... v -o m a? iII m a m a~ ~ a~ m ca ~ ~ ~ rn os ~ r .r ~_ - _.- ~ ~ -a o ~ ~ -n R ~° m ~ ~ C° ~ ~ O ai m m cB U ~ U G7 d C C _. V G = ~ C U [CII ~ C U C6 ~ LSS C~ t4 ~ O O O ~ U V U O O O U V C II] a7 rn ~ O 2!7 m Z CA ~ Cn in cJ7 ~ ~ ~ ~ Cl3 in Lf3 ~n z ~ C O O ~ fJ7 N U ID p V 7 47 iV.. 47 N C C C .r C6 V] p ~ CC~ Ca O C O ~ ~ ~ m cpn 'fl G7 - ~ - Q.. ¢ ~ ~ O O O p O ~'+ -~ O _~ ~~ ~~ ~ ~ 9 3 ~ ~~ coo ~~ O ~ J .~ ~ U al O ~ O O O O N~ 4] ~ GC3 ~ C~ C` i C C ~ to rn O 7 Gl ~ m ? T `. ~~ ° z z z z z z <f <- o O c7 co ~- v v 0 c cs a~ U ~•U---• ~ C ~ ~ 0 UJ u7 ~ O C m __ O m O s ~ N _ m = LLl -=i m W }..~ W cwt F ~U as ~a Hw 0 z 0 0 U ~i Q~ L W ~ Q ~ Q Q~ Q [!] fl.. ~ Q. R O t Q. m U w R 0 d h H J C/) ~ O N D. a m 0 NO a ~y ~ o ~ n. m U o a ~.. o_ -v m ' r: v ~ - m m gy R ( p ~ U V C ~ ~ ~ O) ~ _ O V3 w Z Q C y O m U x ~ ~ ~ UJ a~ ~ -a ~~ ;n _ ~ ~ N R ~ ~ ~ ~ T r 6d ~~ ~_ 1!J m - m m O y, O . ~p N -. 9-54 W ~ - ATTACHMENT 4 FIGURES 9-55 ~• ~ 8 ~ ~' ffi g ~ - 49'r vshJ..~'t' ~. ~^V 32 ~odA3i a r 411 "5 >ntZ 21LN~'7 ~1'~'3.!1 G91 1°. ••~ ~ bl_If. N :'iN7 a g ~ ~~I~~ /.~ 1'd2493iP1I ~~ t = ~~ 3 F 3~111L `•5 °1fJ:1'YT1~71'dxld. rlr I iSS r~~ke !- 1~ f a wed ~""=x ~ woa ~. ~ ~." mS ,fie c vsf„ja 3 t ~y er ~ _'~ F' 3.L moa ~~k"L~ Un N N ~ C/1 O a~~'O O~ ~ .r T~, ~ E^N.Ut~NN ~R~PasEn 1~s1oEUT1~L L Low (0-3 dWac) 298.2 2.2 1.M t.ow Medturn {3fi dulac) 154.5 5.2 M Medium {8-1i dufac} 7,3 10.0 IUIH Med•High {11-18 dulac} 15.9 15.0 }{ High{18.27+dutac} 30:7., 25.9 Sub.totaf Rasldentfaf 566 6 ~~' X5.0 NE7N-RESlDEtSttAI ~` `~ •~. 31.9 CR Gotnns. Retail 12.2 14)7.8 p park 75.2 pq puDliUQuasi-Public 247.1 t3S Open Space 495:7..._....... 1.34._5 C€scuta#on 25.5 Subiataf Na»-Restdrntfaf ~435:~- - ""`134.9 {L) ~ Underlying tow Qensdy a4emalrre Land Uso Refet to toM !m a3lotnatroo Wntl we pmvis~ons. Project Location FIGURE 2 ~A~TI.~CE ~1 A planned community by'i'he Eastlake Gompany ~enerat ~evelapment 9-57 SPA Plan PROPUSEn Site Utilization Plan rt \;1 `:. WRd ~ 62-7 los\~„ '~ r ~ 1 ~~ W R-2 ~rl ~~\~ WR-4 "~ .~ WR-6 ~ it • ' `. s` ,; ! F~ t i ~ ~{~ I ~~f ~/ RESIDENTULL ~ ?.~' Wootls dWac A ~~ DU Parcel Lantl USe GDP CAe Number C'aL WR-1 Single Famly L 65.6 1.0 64 WR-2 5eglo Family L 34.0 1.7 59 WR-0 Silgb Famiy L 40.6 1.9 77 WR-4 Singlo Family L 46.6 3.0 139 WR-5 Single Family L 29.2 2.4 71 S dam a l Sutrlolal (Woods EasU 218.2 1.9 910 WR4i Single Family LM 24.7 5b 175 WR-7 Singlo Family LM 16.3 G7 122 m V Sutriatal (Woods WOSU 43.0 6.0 257 ResidaMlal Sutrlotal(WOOds): 259.2 26 667 Yentas VR-1 Sityb Family L 228 25 56 VR-2 SIn91B FeMry L 22.3 3.0 fie 1/H-3 Stye Famay L 7fi.9 3.1 116 VR-4 Singh Femay LM 23.6 3.5 B2 VR-5 SlmJla Family LM 17.9 3.7 67 VR4i Singh Family LM 26.5 4.8 126 VR•7 Singh Famly LM 16.1 5.5 99 VR41 SlnAle Family LM 26.a 6.6 150 VR-8 SingIaTAWS-Famiy M 7.3 10.0 77 VR-08 MWIi~Family MH 7.7 15.0 116 VR41 MUN-Family MH 62 15.0 127 VR•12 MWO-FemOy H 123 24.d 300 VR-13 MuM-Faingy H i~.e 1&d 21.1 "-~'s3BY-ate RosldenU ai Sutrfotal (Vistas): 3Q.4 7.6 p8l ixn SUn40lel Rosiden8al 506:6. 5.8 1450 :as NOt4RESroENTiAt ` - U C-1 Commerdal-Recoil CR t2.2 P•t Pu51k Park P 13.5 P-2 PtivalaRmeaeon L 1] PO.1 Ebmenlery $LnDW PO 14.3 P02 Jt. NIgnSMOOI PO 24.8 PQ-3 F'ne SUtlOn PO t.t CPF-i Calml. Puryo6e Fac PO t29 OS Opm Space' OS t3tr6 w., OS-1 OS/Shcod Patkin9 O5 t.t Major ClwWGOn ar 25.5 5utrtola l NomROSldanllal 241.7 "° PROJECT TOTAL 7183 ]A -E4A1-:axx EASTI.AKE III A planned community by The Eastlake Company VR•6 VR'1 ~\~~"' l~ ~~i~\ G~ 1~`~VR•2 ~~ \ ~ ! / ~ Y ` i ~. II. ;" ` ( - 1 \ ~ ~~ VR~ i Lower Olay ( \ t F- ~ VR-3 I Raservov `;,7 VR-01 ~ VR 9 (r VR-10 ~F ~ (S•~ ap~• l~f%/ J ` VR-13 '~~I ormY ra~.~ Ceniw _ R-0 Project Location FIGURE 3 F94198F98)- (07/34/ll) IL2.1-14 „) SPA PLAN P _~~s lil~'1t~1sN'1"1z1I, t3I5i1~1C:'I5 PR~PERTY~EVELC«PMENT STANt~ART~C.-~r w r~t~;r ~~crn~~.rrr,.E TTi"Ti',rf+Tr+ n~r~t.,~ri~x~~iT sTarrn~Rn za~i>~~vG vxsTK~c~r sic ~~ ~~-z Lott criteria: Average tot area (square feet) SP ~P SP tbfinimum fat al°ea (square feet) sp SP St' Ma~ttiUtll Cat caverage (°lo) SP SP Sfi> Ivtinizntlrrc Sat depth (feet} Sp SP SP i~tinilnum fat ~w`idtf {fort): measured at exterior property fine SP Sl' 5I? -flab [at strut frontage SP S~ SP fciiucftle ar ctlfTde-sae. street f~arita~e SP '~1`~ SP Yards and setbaeks:'~ l!+~1'itzimum ~onr.yard setback': i -to. direct entry garage ?U 2U SP -to side gritiy garage (silagfe stt~ry°) ?U ~Q S~, -ta main residence ZU 2U S'L~ -to aceessar structures 2U ~0 SP h~ti;nimtrm sid c yard setback (f eet} ; 11 e -t(~ c'lit rc~l,4lr'(lt le$s(Eeritiaf fat ?U /~ ?V SP rdisiinec bet~~een detaef>ed units 2U sU S3~ -ta pact acent residenti:af .street carnet Int' 20 2U S~> ~lirlitnum rear yar;ri sctbacfc (feet) ~ .. - 2U ?D SP Bn. fling heigfti ~staries/feet): _ _ 2,5!35 3135 4C50~ Parking sfxaces. Sill`Qrt~ fai11lf3~ dRietiltl~.USilt >~>aa.ra~@ SpaCeS~ ~ry ~? ~ ~. c'4lellripie d~:eltiil~s, - ,~._,- -Fe:r stadia uxai:k 1 1 ~a~ -AD'Z' ~-~ bCCi1:DOtn L~ItiY l l;x ~i ~ -~`w~r ~ ~ -Der ~ bZL~C9C3t3i 11E1tt '7 ~ . ~~ -net 3 betfxaam, titai.t a 'lx 2'r'z ~~ _~~e a~ -- ~.-~ ~- ~. •~ ...~~,.A.,.. yix,~c~:c;~ ~uxc u~ axe pariei. aerDtsrazs ca tnterio:r property lines arc ' stil>jecc to Design yte~ie~v r~ppravat. '` Q{adoii 1 car garage attd 1 carport ~t~ith Design Ae~7ew appznval. ~ =~rctxitecrl~rat fe.~nare maS= 6e zzp to 65' in height u: accoxdr~isce ZviYix Section TS.3.12.1. 't'he ~~l>rasuzenac:sit ~f height as defined i~ C~'\iC; Secriria 19.0~.3~i, ~ Plus ©.3 G'iuc:st Spices per ~xxlit. Additianat i~ otes: ~Ft:eFer to Section II.3.3:~C for a[l,a~vable faraildiszg area .far each Land'Use l~is€xict. ~`l~.efcz to Sectxail ~I.3.3.=tfµ' far special setbacks E'oz Scenic 7-Iighwars. ~~~~~-t~~- {~ ~p Z~~11 ~ PC r}tsr7z:ir, t~ tzl:ctt.~~l~tc>~s { t.3.3-10 __ -- - -- -- - _ FIGURE 4 9-59 OLYMPIC POINTE -SPA AMENDMENT Affordable Housing Language Current Approved Lan~ua~e Any low income housing unit(s) created in satisfaction of the Project's affordable housing obligation which exceeds the final requirement for the project, as a result of a decrease in the number of units actually constructed, shall be considered an "Affordable Housing Credit". The project was originally proposed as Windstar Pointe Resort, a 494 unit development, with a 25 low income unit obligation. It is anticipated that revisions to this project will decrease the total number of units to 3 86 units, with a 20 low income unit obligation. Therefore, five (5) Affordable Housing Credits are anticipated based upon this decrease in units. Such Credits may be utilized by Eastlake Development Company or conveyed to another person or entity to be used against a future obligation to provide low and/or moderate income housing units in the City of Chula Vista. The proposed use of the Affordable Housing Credits by persons or entities other than Eastlake Development Company must first obtain the consent of the Development Services Director. Proposed Lan~ua~e Any low income housing unit(s) created in satisfaction of the Project's affordable housing obligation which exceeds the final requirement for the ,project, as a result of a decrease in the number of units actually constructed, shall be considered an "Affordable Housing Credit". The project was originally proposed as Windstar Pointe Resort, a 494 unit development, with a 25 low income unit obligation and 19 units needed at the 389 unit Olympic Pointe project. It is anticipated that revisions to this project will nt4ecrease the total number of units to 4273 units, with a 21.25 low income unit obligation. Therefore, four 4 f~~ excess Affordable Housing Credits are anticipated to he reinainin~ based upon this decrease in units. Such Credits may be utilized by Eastlake Development Company or conveyed to another person or entity to be used against a future obligation to provide low and/or moderate income housing units in the City of Chula Vista. The proposed use of the Affordable Housing Credits by persons or entities. other than Eastlake Development Company must first obtain the consent of the Development Services Director. 9-60 ATTACHMENT 5 FISCAL IMPACT ANALYSIS 9-61 '' 11 FISCAL IMPACT ANALYSIS OF THE OLYMPIC POINTE DEVELOPMENT Prepared for: City of Chula Vista 276 Fourth Avenue Chula Vista, CA 91910 Prepared by: CIC Research, Inc. 8361 Vickers Street San Diego CA 92111 July 29, 2011 9-62 1' 1' TABLE OF CONTENTS Page TABLE OF CONTENTS .............................................................................................................. ii ... LIST OF TABLES ....................................................................................................................... iii INTRODUCTION ....................................................................................................................... 1 PROJECT DESCRIPTION ..................................................................................................... 1 PROJECT DEMOGRAPHICS AND LAND USES ................................................................... 2 REVENUES ........................................................................................................................... 4 Secured Property Tax ................................................. ........................................................ 4 Property Transfer Tax ................................................. ........................................................ 5 Sales Tax .................................................................... ........................................................ 6 Franchise Fees ................................................................................................................... 6 Transient Occupancy Tax ........................................... ........................................................ 6 Utility Users' Tax ......................................................... ........................................................ 7 Vehicle License Fee .................................................... ........................................................ 7 OPERATING EXPENDITURES ...................................... ........................................................ 8 Legislative and Administration ..................................... ...................................................... 10 Development and Maintenance Service ...................... ...................................................... 10 Police .......................................................................... ...................................................... 10 Fire Protection ............................................................ ...................................................... 10 Cultural and Leisure ................................................... ....................................................... 11 NET FISCAL IMPACT .................................................... ...................................................... 11 APPENDIX A .................................................................... ......................................................A-1 9-63 1''' LIST OF TABLES Paae Olympic Pointe Project Absorption Schedule and Market Values by Land Use.....3 2. Olympic Pointe Project Fiscal Impact General Assumptions ................................. 3 3. Olympic Pointe Project Fiscal Impact Revenue Generation Assumptions .. ...........4 4. Olympic Pointe Project Fiscal Impact Cost Allocation Assumptions ........... ........... 9 5. Net Fiscal Impact of the Olympic Pointe Project on the City of Chula Vista .........12 Appendix A- Olympic Pointe Detailed Tables A-1 Absorption Schedule by Land Use ............................................................. ........A-2 A-2 Assessed Value ......................................................................................... ........A-2 A-3 Secured Property Tax Revenue ................................................................. ........A-2 A-4 Estimated Property Transfer Tax Revenue ................................................ ........A-2 A-5 Estimated Sales Tax Revenue ................................................................... ........A-2 A-6 Estimated Franchise Fees ......................................................................... ........A-3 A-7 Estimated Transient Occupancy Tax .......................................................... ........A-3 A-8 Estimated Utility Tax .................................................................................. ........A-3 A-9 Estimated Vehicle License Fee Revenue ................................................... ........A-3 A-10 Estimated Property Tax In Lieu Of Vehicle License Fee ............................. ........A-3 A-11 Estimated Legislative And Administrative Expenditures ............................. ........A-4 A-12 Estimated Development And Maintenance Services Expenditures ............. ........A-4 A-13 Estimated Police Services Expenditures .................................................... ........A-4 A-14 Estimated Fire Services Expenditures ........................................................ ........A-4 A-15 Estimated Cultural And Leisure Expenditures ............................................ ........A-4 9-64 "11 INTRODUCTION This analysis identifies the estimated fiscal impact that the Olympic Pointe development will have on the operation and maintenance budgets of the City of Chula Vista (general fund). Information pertaining to the scope of development was provided by the applicant. Two basic methodologies were utilized in estimating public agency revenues and expenditures; the case study and per unit/acre multiplier methods. The case study method was used to estimate secured property tax. The case study method is based on specific characteristics of the project from which revenues can be estimated. Appropriate city officials were contacted to identify actual tax rates. The per unit/acre multiplier method, which represents a more general approach was utilized to estimate sales tax, TOT, property transfer tax, utility tax, and other revenues and all expenditures. The City of Chula Vista's SPA Fiscal Impact Analysis Framework (February 2008, Economic Research Associates) was utilized to estimate per unit/acre multipliers. Future revenues and expenditures are presented in current (2011) dollars. The development absorption schedule is based on information provided by the applicant as well as estimations on future absorption made by CIC. PROJECT DESCRIPTION The Olympic Pointe Project is proposed to be developed in the City of Chula Vista and will have 427 multi-family residential units (condominiums). Presented in Table 1 is the projected absorption schedule. For the purpose of this analysis, it was assumed that 1 9-65 development of the residential units would commence in 2011. Absorption represents new units being sold and occupied. The applicant indicated that the units would have an average price per unit of $288,000 as presented on Table 1. PROJECT DEMOGRAPHICS AND LAND USES In developing per unit/acre multipliers for expenditures, CIC utilized demographic and land use information related to the City of Chula Vista as a whole and, more specifically, the subject Olympic Pointe Project. Included in Table 2 are population, housing, land-use and infrastructure characteristics. 2 9-66 Table 1 OLYMPIC POINTE PROJECT ABSORPTION SCHEDULE AND MARKET VALUES BY LAND USE Per Unit/ Net Acre Value Cumulative Developed and Occupied Units/Net Acres Land Use (000's) 2011 2012 2013 2014 2015 2016 TOTAL MULTI FAMILY RESIDENTIAL UNITS $288 75 153 233 290 353 427 427 Source: CIC Research, Inc. Table 2 OLYMPIC POINTE PROJECT FISCAL IMPACT GENERAL ASSUMPTIONS Chula Vista Sources Po ulation 237,595 Cal. De t. of Finance Occu ied Housin Units 76,130 Cal. De t. of Finance Persons Per Household 3.12 Cal. De t. of Finance Olympic Pointe Project Estimated Po ulation 1,093 Inte ral/CIC Research Housin Units 427 Inte ral Communities Estimated Median Housin Price $288,000 Inte ral Communities 3 9-67 REVENUES Operating revenues for the City of Chula Vista resulting from the development of the proposed Olympic Pointe Project are estimated in this section. The major revenue sources which are expected to be generated from the subject developments and detailed in this chapter include property tax, property transfer tax, sales tax, franchise fees, TOT, utility tax, and motor vehicle license fees. Other revenues that the development would generate are fees and fines which are already removed from the "Cost" calculation of the fiscal impact. The City of Chula Vista's Budget (FY 2010} for these revenue items is detailed in Table 3 along with allocation rates. The following section details each of the revenue sources and the methodology employed to estimate revenues from the subject developments. For each identified revenue source, a detailed table reflecting the revenue flow of the project is presented in the Appendix of this report. All dollar figures are presented in 2010 dollars. Table 3 OLYMPIC POINTE PROJECT FISCAL IMPACT REVENUE GENERATION ASSUMPTIONS City of Chula Vista Revenues FY2010-11 Allocation Assumption Revenues Pro ert Taxes $24,073,147 Based on 10.844% of 1 % of TAV Annual Avg. $.078 per $1,000 of assessed Property Transfer Tax $841,402 value for residential and $.039 per $1,0000 of assessed value for commercial and a artments $96 per housing unit for multi-family residential Sales & Use Tax $23,633,851 based on estimated income needed for housing cost Franchise Fees $7,652,012 $37 er housin unit TOT $1,940,930 $2 er housin unit Utilit Tax $8,755,835 $43 er housin unit Vehicle Licenses Fees $16,993,500 $2.95 per person state average allocation Chan e in assessed value for VLF backfil Secured Property Tax Secured property tax revenues generated from the proposed developments were calculated on the basis of a one- percent tax rate on the current market value of the residential 4 9-68 and commercial construction. According to the County of San Diego, the City of Chula Vista would receive 10.844 percent of the one-percent of the property taxes collected in those tax rate areas. It should be noted that the citywide average share of property tax is roughly 14.7 percent. As previously mentioned, market values (assessed values) for the residential units were estimated to average $288,000. Although assessed values increase two percent per year and readjust after the property resells, this analysis assumes no inflation and all values remain in 2010 dollars. This is the same methodology employed in previous fiscal impact analyses for this property. Included in Tables A-2 in the appendix is the cumulative assessed value over the build-out of the developments. Total assessed values for Olympic Pointe Project is estimated to be nearly $123 million at build-out. The City of Chula Vista's share of the collected annual property tax is estimated to be $23,400 in the first year rising to $133,400 (Table A-3) at build-out. Property Transfer Tax Sales of real property in San Diego County are taxed at a rate of $1.10 per $1,000 of the sales price. Chula Vista would receive 50 percent of the tax. An analysis conducted by the San Diego Association of Governments (SANDAG) indicates that the average turnover rate for residential property is once every seven years and once every 14 years for nonresidential property. The following formulas, which take both the transfer tax formula and the average turnover rate into account, were utilized to yield average annual per unit property transfer tax. Single Family Residential .55 X 1/7 .00007857 $1,000 Using these formulas, an estimated annual average property transfer tax can be calculated. The Olympic Pointe development would generate $9,700 (refer to Table A-4) in average, annual property transfer tax at build-out. 5 9-69 Sales Tax This fiscal impact methodology estimates the sales tax generated by residential units that create new demand. Per household sales taxes were estimated by imputing the household income based on the cost of housing. Average household income for those purchasing residential units is estimated to average $82,600 based on mortgage payments comprising 25% of gross income. Utilizing the Consumer Expenditure Survey of the U. S. Bureau of Labor Statistics, the amount of taxable sales is estimated to be 25% or a little over $20,000 per household for the different housing categories. Conservatively 66.7 percent of those taxable sales would be expected to be spent in Chula Vista. Therefore it is estimated that each household would generate $136 per household (refer to Table A-5) in sales taxes annually for the City of Chula Vista. This amount includes the property tax shift the State reimburses the City for the loss of sales taxes. Total annual sales tax generated by Olympic Pointe at build out is estimated to be $58,100. Franchise Fees The City of Chula Vista receives a franchise tax fee from sales of cable television and trash collection. Using the sale of gas and electricity as a guideline and based on a study prepared by San Diego Gas and Electric (SDG&E), 37 percent of the franchise fees are attributed to residential uses. Using these guidelines, the city budget, area demographics and land use information results in an estimated $37 in annual franchise fees per housing unit. Utilizing these ratios results in a total annual franchise fee of $2,800 in the first year and $15,800 at build-out for Olympic Pointe (see Table A-6). Transient Occupancy Tax Transient occupancy tax (TOT) is a tax added to the price charged for the use of a hotel or motel room. The majority of the tax is associated with new hotel developments. Since there is no planned hotel/motel development in this project, TOT would be generated by the demand Chula Vista residents create for local hotels/motels. The San Diego Convention and Visitors 6 9-70 Bureau estimates that of all visitors who stay in hotels and motels eight percent are visiting friends or relatives. Utilizing the City's budget for TOT of $1,940,930 results in multiplier ratios of roughly $2 per household. Using this ratio the City of Chula Vista will receive at build-out a total annual TOT tax of $900 associated with the Olympic Pointe (refer to Table A-7). Utility Users' Tax The City of Chula Vista's FY2010-11 budget for utility taxes is $8,755,835. These taxes are paid. by the residents and businesses on gas, electric and telephone services. CIC utilized the same methodology for utility taxes and franchise fees. Using the land use allocation of 37 percent residential uses results in an estimated $43 in annual utility tax per housing unit. These ratios result in a total annual utility tax of in the first year $3,200 rising to $18,400 at build-out (refer to Table A-8). Vehicle License Fees Historically Vehicle License Fees(VLF) were distributed to California cities based on population. In 2004, the VLF tax rate was reduced the from 1.5% to the current .65%. To make up for the loss of revenues being distributed to the Cities, the State agreed to transfer some property tax to make up the difference. This reallocation of property tax has been called the "backfill" and also called the "property tax in lieu of VLF" (or just "VLF in lieu"). This adjustment was done once in 2004. In subsequent years the Cities would still get their part of the .65% actual VLF allocated by population, however after the 2004 adjustment (backfill), the "VLF in lieu" portion would increase based on changes in the assessed value (AV) of the City. In other words if the total AV of all the property in the City increased by 5% the city would get a 5% increase in in lieu VLF. The actual statewide VLF distribution in FY2010 was $2.95 per capita. Based on the statewide allocation, the project would generate an estimated $3,200 in actual VLF at build-out (Table A-9}. 7 9-71 As stated previously, the VLF backfill (in lieu VLF) attributed to the project would increase based on the impact that Olympic Pointe would have on in assessed value (AV) of the City. As indicated on Table A-10, total AV for the City of Chula Vista was nearly $21.6 billion. At build-out, the Olympic Pointe development would add $94 million of AV (net); a .44% increase in the City's AV. This would generate an increase of VLF backfill of $74,860. OPERATING EXPENDITURES Operating expenditures for the City of Chula Vista resulting from development of the Olympic Pointe are outlined in this .section. CIC updated the cost factors developed by Economic Research Associates (ERA) and the City of Chula Vista Finance Department as presented in the report "SPA Fiscal Impact Analysis Framework" (February, 2008). Table 4 presents those cost factors which represents a decrease in per unit costs since ERA's analysis.. Detailed tables reflecting the annual expenditure cash flows are presented in the appendix to this report. 8 9-72 U a a ~z O a~ a ~_~ L~ r UQ _~ 7 Z ~_ ~a~' Q WU Z ~ ~ J as U~ N ~U J 0 N .G tU J tC c ~ ~ ~ y y ~ d d V L N O a V ~ ~ Q (n V C N ~ O d a~ ~ ~ ~ V U Q ~ ~ a a~ U ~? ~ ~ d ~ as ~ ~ a , N ~ '~ U fA ~~ a a c d U N O ~ = d m O d Q d ~ ~ d C o ~ i4 D. 7 d ~ o a n. N N u~ m ~ ~ j { i ~',r . 4 _i m n ~~~.Z ~ a lA N N ''. ~ f`') E _, -~ ~' N fR o w co n ~, ~ o 0 I p m U c} 4Q -s Qk ~ y N U ~' 2 0 • ° o ~ _~ _ ~` Q ~` W E a ~ mi ~ U _ ~, o c 9i ~ J ~ l=G '~ `~ N ~ CL ~^. ul ~ y ~ U 'a U ~ w OI C U ns Q~ z; ~ W w ~ m c ~~ m~ c . t~~.. -1 o U m U CJ Q `~ = w °m v n ~ n C c0 N r N ~ ~ ER EA ~ O (^D ~ f0 ~ C co N +- T EA d3 (O r EH f!3 O °o m ~ ~ fv9 °o ~ rn a ~ ri b4 (D N ER fA O ~~~~ ~ N ~ ~ N ° s~~~ 07 d' c0 7 OI CO to CJ I~ ~ 64 ~ 69 V3 I~ O O N N ry rn m ry o N M r 00 T 69 !~ E9 N O HJ E9 V3 ODD ~ V n r N N 0~0 m M as n <» rn o ~ ~ N ER n ~ o ~ . W U ~ ~: ~ W :m 1 W 2 i W N ! ~ U i ~ ~ ~ a> Z a ~' i ¢ -° a F a~ ~ 2 a~i m c ~ ? ~ ~ ~ ` W E "c c u e ~ W o ~ ~' ~ c O U a w a C m m o co in ~ N ~ b4 fR fD tD CD n, rn O LL7 l2] N f~ O EA fA 0 o cn O O rn E09 ~ O fA rn m o 0 m ~ O ~ n dt Eq rn o m ui -- rn m ~ o ~ ~ yr s3 O ~ o ~. rn o in N N v d! ER fA I(1 L7 I~ ~ 6l N ~ lf1 (") tT (") 7 O Ln N (y H3 69 e~ ~n r~ q rn m C7 ~ c'i ~o N u~ N ~ ~ ~ m N m ~ m ~ a0 r i V o ~+l ~Il N ~ ~ ~3 a ~ ~ V d9 s9 N fH E9 N U _ W N W Z a z w a 0 Q ~ z _ ~ ~° ~ W ~ c n J y o W a O ~ ~ . a ~ ~ j W ~ a 2 ~ W ~ ? ~ W ~ c J CJ. K ~ W X ~ C H ~ O °~ w ~ ,~~, ~ 2 ~ .~. (Q O ~ .O R a.._ _ a LL _ U d J L !I N ~ ~ o ~ i ~ v 1 M ~/? I O 4f w V} I ~ 0 R 07 0 O a U1 y Q 0 ~ N O •~ ~ ~ o Q "' ~ N ~ ~ Q T O N (U L N C~C ~ Y C ~ ~~ O ~ U Q U `n ~ Q O U ~ L cU ~ w N W U O ~ O -~ ~ .~ U N ~ ~ m ~ m ~ = O ~ ~ U o ~ ~§ U~WO U ._R.. Fo U ~ ~ O ~ ~ 9-73 Legislative and Administration The cost for the City Council, various boards and commissions, the City Clerks office, the City Attorney's office and general city administration make up the legislative and administration cost center. Based on the City's and ERA's analysis, and adjusted for reductions in cost since the analysis, the cost for the Olympic Pointe project is allocated at a rate of $4.04 per dwelling unit and $3.21 per person. Table A-11 in the appendix shows annual legislative and administration expenditures for the development of $5,600 at build-out. Development and Maintenance Service Development and Maintenance Services include community development, planning and building services, engineering, and public works operations. Residential land uses are allocated costs of $53.09 per dwelling. unit. Residential populations are allocated an additional $15.48 per capita in costs. These multipliers translate into Development and Maintenance Services costs of $39,600 for the finished project (refer to Table A-12). Police Police services costs are allocated to all land uses. Residential land uses are allocated on the basis of $227.61 per dwelling unit with an additional allocation of $5.76 per capita for the residential population. Total police costs at build-out is estimated to be $103,500 {refer to Table A-13) Fire Protection Fire costs are $141.56 per dwelling unit for residential land uses. An additional $.94 per capita is allocated to the residential population. These ratios result in annual fire protection costs of $61,400 for the Olympic Pointe Project (refer to Table A-14) at build-out. 10 9-74 Cultural and Leisure Based on the City of Chula Vista model, cultural and leisure costs are only allocated to residential development. This sector is made up of the non-fee-reimbursable costs associated with the recreation department, the library, and the nature center. For the Olympic Pointe Project residents were assessed $6.02 per dwelling unit and $65.91 per capita to determine their cultural and leisure costs. The total cost at build-out is estimated to be $74,600 (Table A- 15). NET FISCAL IMPACT Utilizing the previously mentioned methodologies estimated net fiscal impacts are presented in Tables 5. As previously mentioned, all values are in 2010 dollars. No annual adjustments to revenues or costs were utilized. The estimated annual flows of costs and revenues are primarily related to the estimated project absorption. Table 5 presents the results of the fiscal impact associated with the Olympic Pointe Project. Fiscal revenues would begin at $55,500 annually and rise to $314,200 at build-out. Fiscal expenditures would be initially $50,200 and rise to $284,700 at build-out. The net fiscal impact from developing the Olympic Pointe is positive through-out the development and at build- out results in an annual net surplus of $29,500 at build-out. 11 9-75 CO V W 0 a W Z Q a~ V I a ~ ~ ~n J U ~ OLL ~ W ~ ~ ~ ~ LL V ~ W U= a F- az ~o J a U N H W Z O N O N r f O ~ N 1 M O i N 1 1 N O N r O N ~ I~ M M O ~ N ~ M O d' I.C) O 00 M ~ M L17 r r I~ ~3 N O M r I~ N ti rI O 00 lCy) M O Lf) N ~N~ r y r r ~y 69 CD Cfl N I~ t0 L( ) N ~ O CD f~ O O N N O ~ M r r Lf) 00 Ch O CO ~ O CO N N lL') O 00 O O r r ~{} M r ~ CO Liz I~ ~ M O N O H M O Lf) O (D r N ~ t~ N o0 N N CD L1~ M r O N 0 M O M N r r 69 N cD ~ O M N O ~ O ~ ~ N N N et ~ d' M cts ~ N ~ N ER O L ~"' C 00 ~ M r N r O r ~ N {/} '~} C N X n W N N ~ r N ~' '1.1AA7 r Yi OI d3 N ~ O ~ ~ O Lf) O) M r `a' bc} M O r GO I~ ~ ~ ~ M ~ d- N l.C) O r EF} M CO tt7 CO ~ O C'7 CO CO M CO O r O Ef3 N I~ d' ~ r CO ~ tD I~ M r CD M O r N r T ~'. N ~ I~ N t0 t}} r M N N O O N d0 N Grp 1~ 00 O M p~ r r ti N 4f} C'7 M N d} M 07 r M U7 T ~' T N O T N O f!} _O O N O N d' O N M O N N NI r N N f~ l17 r ~ N 0 0 ~ ~ ~ O M 1~ N CO M ~ ~ ~ ~ ~t O r N ~ N r (/} Hc} {~} d0 C7 ~Cf r Lfj (p 1~ I.C) r r r 1 ~ r ~y~ r r O ~} ~} fA N r Ln N M l O l f L C) ~ {{} EF} a~ U . ~ m m U C W ' W ~ ~ ~ ~ _ ~ ', '~ z ~ ~ N ° Z z a~ x ~ _ z O S~ N C H X N W O Q ~ +--, O J W a W W . O ~ O ~ O J W N °2S C -O ~'C W X ~ H N ~ N U > ~ ~ O ~ O ~ W ~ W ~ x cCf J ~ J '= ~ Q J J J ~ ~ ~ ~ f- a~ ~ a ~ ~ o ~ a Q Q ~ S?. ~ C ~ ~ ~ N H O N N ~ O ~ H ~ ~ f~ d cn LL I- ~ > 5 W J O ~ LL U U 0 O C N m U C a~ ~N O a U_ N U LL dj U W ~ Z O 9-76 "11 APPENDIX A Detailed Tables A-1 9-77 OLYMPIC POINTE FISCAL IMPACT Table A-1 ABSORPTION SCHEDULE BY LAND USE Per UniU Net Acre Value Cumulative Developed and Occupied Units/Net Acres Land Use (000's) 2011 2012 2013 2014 2015 2016 TOTAL MULTI FAMILY RESIDENTIAL UNITS $288 75 153 233 290 353 427 427 POPULATION 192 392 596 742 904 1,093 1,093 Table A-2 ASSESSED VALUE Per UniU Net Acre Value Cumulative Assessed Value(000's) Land Use (000's) 2011 2012 2013 2014 2015 2016 MULTI FAMILY RESIDENTIAL UNITS $288 $ 21,600 $ 44,064 $ 67,104 $ 83,520 $101,664 $122,976 Table A-3 SECURED PROPERTY TAX REVENUE SECURED PROPERTY TAX REVENUES 2011 2012 2013 2014 2015 2016 TOTAL Olympic Pointe Total Assessed Values $ 21,600 $ 44,064 $ 67,104 $ 83,520 $101,664 $122,976 Tax Rate 1.0% $216 $441 $671 $835 $1,017 $1,230 Total Chula Vista Share 10.844% $23.4 $47.8 $72.8 $90.6 $110.2 $133.4 Table A-4 ESTIMATED PROPERTY TRANSFER TAX REVENUES Residential Resale Ratio 0.00007857 Commercial/Apartments Resale Ratio 0.00003929 Resale Rate Property Transfer Tax (OOOs) Product (Years) 2011 2012 2013 2014 2015 2016 Total Multi Family Units 7 $1.7 $3.5 $5.3 $6.6 $8.0 $9.7 Total Property Transfer Tax $1.7 $3.5 $5.3 $6.6 $8.0 $9.7 Table A-5 ESTIMATED SALES TAX REVENUES Sales Tax Per UniUAcre City of Chula Vista's Share of Sales Tax (OOOs) Land Use (OOOs) 2011 2012 2013 2014 2015 2016 Total Multi Family Units $0.136 $10.2 $20.8 $31.7 $39.4 $48.0 $58.1 Total Sales Tax $10.2 $20.8 $31.7 $39.4 $48.0 $58.1 A-2 9-78 Table A-6 ESTIMATED FRANCHISE FEES Land Use Per Unit Franchise Fee Revenue (000's) 2011 2012 2013 2014 2015 2016 Total Multi Family Units $37 $2.8 $5.7 $8.6 $10.7 $13.1 $15.8 Total Franchise Fees $2.8 $5.7 $8.6 $10.7 $13.1 $15.8 Table A-7 ESTIMATED TRANSIENT OCCUPANCY TAX Transient Occupancy Tax (000's) TOT per Unit/Net Land Use Acre 2011 2012 2013 2014 2015 2016 Total Multi Family Units $2 $0.2 $0.3 $0.5 $0.6 $0.7 $0.9 Total TOT $0.2 $0.3 $0.5 $0.6 $0.7 $0.9 Table A-8 ESTIMATED UTILITY TAX Land Use Utility Tax Revenue (000's) Tax per Unit/Net Total Multi Family Units Total Utility Tax 2013 2014 2015 201 $3.2 $6.6 $10.0 $12.5 $15.2 Table A-9 VEHICLE LICENSE FEE Land Use Utility Tax Revenue (000's) Tax per 4 2015 2016 Total Multi Family Units $ 2.95 $0.6 $1.2 $1.8 $2.2 $2.7 Total Vehicle License Fee $0.6 $1.2 $1.8 $2.2 $2.7 Table A-10 PROPERTY TAX IN LIEU OF VEHICLE LICENSE FEE 2009-10FY Assessed Value of Chula Vista ($000) $21,556,536.5 2009-10FY Motor Vehicle In Lieu Fees Adjustment (MVLF)($000} $17,014.0 Assessed Value of Olympic Pointe at buildout($000) $122,976 Current Assessed Value (undeveloped) ($000) $28,751 Net additional AV at buildout ($000) $94,225 Percentage Increase from 2009-10FY 0.44% Increase in In Lieu MVLF($000) $74.86 Land Use Utility Tax Revenue (000's) 2011 2012 2013 2014 2015 2016 Cumulative Proportion of Development AV 18% 36% 55% 68% 83% 100% MVLF Estimate Per Year - $13.5 $26.9 $41.2 $50.9 $62.1 $74.9 A-3 9-79 Table A-11 ESTIMATED LEGISLATIVE AND ADMINISTRATIVE EXPENDITURES _ Estimated Cost (000's) Legislative & Administrative 2011 2012 2013 2014 2015 2016 Multi-Family Residential $ 4.8a perdu $ 0.4 $ 0.7 $ 1.1 $ 1.4 $ 1.7 $ 2 1 Population $32t per person $ 0 6 $ 1 3 $ 1 9 $ 2 4 $ 2 9 $ . 3 5 Total Legislative & Admimstrative $ 1.0 $ 2.0 $ 3.0 $ 3.8 $ 4.6 $ 5.6 Table A-12 ESTIM ATED DEVELOPMENT AND MAINTENANCE SERVICES EXPE NDI TURES Estimated Cost (000's) Development and Maintenance Services 2011 2012 2013 2014 2015 2016 Multi-Family Residential $ 53.09 $ 4.0 $ 8.1 $ 12.4 $ 15.4 $ 18.7 $ 22.7 Population $15 a8 $ 3 0 $ 6 1 $ 9 2 $ 11 5 $ 14 0 $ 16 9 Total Development and Maintenance Services $ 7.0 $ 14.2 $ 21.6 $ 26.9 $ 32.7 $ 39.6 Table A-13 ESTIMATED POLICE SERVICES EXPENDITURES Estimated Cost (000's) Police 2011 2012 2013 2014 2015 2016 Multi-Family Residential $ 227.Bt $ 17.1 $ 34.8 $ 53.0 $ 66.0 $ 80.3 $ 97.2 Population $5.76 $ 1 1 $ 2 3 $ 3 4 $ 4 3 $ 5 2 $ 6 3 Total Police $ 18.2 $ 37.1 $ 56.4 $ 70.3 $ 85.5 $ 103.5 Table A-14 ESTIMATED FIRE SERVICES EXPENDITURES Estimated Cost (000's) Fire 2011 2012 2013 2014 2015 2016 Multi-Family Residential $ 141.56 $ 10.6 $ 21.7 $ 33.0 $ 41.1 $ 50.0 $ 60.4 Population $o.9a $ 0.2 $ 0.4 $ 0.6 $ 0.7 $ 0.8 $ 1.0 Total Fire $ 10.8 $ 22.1 $ 33.6 $ 41.8 $ 50.8 $ 61.4 Table A-15 ESTIMATED CULTURAL AND LEISURE EXPENDITURES Estimated Cost (000's) Cultural and Leisure 2011 2012 2013 2014 2015 2016 Multi-Family Residential $ 6.02 $ 0.5 $ 0.9 $ 1.4 $ 1.7 $ 2.1 $ 2.6 Population $65.91 $ 12 7 $ 25 8 $ 39 3 $ 48 9 $ 59 6 $ 72 0 Total Cultural and Leisure $ 13.2 $ 26.7 $ 40.7 $ 50.6 $ 61.7 $ 74.6 A-4 9-80 9-81 ATTACHMENT 6 OWNERSHIP DISCLOSURE FORM 9-82 t~{/l ~4 C~~. CHUtA VISTA Disclosure Statement D e v e l o p m e n t S e r v i c e s D e p a r t m e n t Planning Division ~ Development Processing APPLICATION APPENDIX B Pursuant to City Council Policy 101-01, prior to any action on a matterthat requires discretionary action by the City Council, Planning Commission or other official legislative body of the City, a statement of disclosure of certain ownerships, financial interest, payments, and campaign contributions must be filed. The following information must be disclosed: 1. List the names of all persons having a financial interest in the project that is the subject of the application, project or contract (e.g., owner, applicant, contractor, subcontractor, material supplier). ~~.u cu/~~L 1~o;~e~ L~eS~`- tov+nyuuuc{~eS LIrC._ ©l~l4uRiC. (7ai~'}~ Sr Cowic~u~freS {,L( 2. If any person* identified in section 1. above is a corporation or partnership, list the names of a!I individuals with an investment of $2000 or more in the business (corporation/partnership) entity. bav~wy ~ha~~-;ec 3. If any person* identified in section 1. above is anon-profit organization or trust, list the names of any person who is the director of the non-profit organization or the names of the trustee, beneficla ry and trustor of the trust. 4. Please identify every person, including any agents, employees, consultants, or independent- `~` ' contractors, whom you have authorized to represent you before the Cit m this matter. ~3ob ~ ~ La~D w ~.~ ll ii ( inr-a.Qck~ ~Q,~Vi~l ~kZ~1 ~CA~Cbo~-e~bl^ >.. 5. Has any person'*identified in 1., 2., 3., or 4., above, or otherwise associated with this contract, project ~' ` or application, had any financial dealings with an official** of the City of Chula Vista as it relates to his contract, project or application within the past 12 months? Yes No If yes, briefly describe the nature of the financial interest the official** may have in this contract. ' w~„ AAR B Rev 03.10 > 276 Fourth Avenue ~ Chula Vista I California ~ 91910 ~ (619) 691.5101 min 9-83 ~ti/~ cmr of CHU[A VISfA D e v e l o p m e n t S e r v i c e s D e p a r t m e n t Planning Division ~ f7eveiopment Processing APPLICATION APPENDIX B Disclosure Statement -Page 2 6. Has any person *identified in 1., 2., 3., or 4., above, or otherwise associated with this contract, project or application, made a campaign contribution of more than $250 within the past (12) months to a current member of the City of Chula Vista Council ? Yes No if yes which council member? ?. Has any person *identified in 1., 2., 3., ar 4., above, or otherwise associated with this contract, project or application, provided more than $420 (or an item of equivalent value) to an official** of the City of Chula Vista in the past (12) months? (This includes any payment that confers a personal benefit on the recipient, a rebate or discount in the price of anytiaing of value, money to retire a legal debt, gift, loan, etc.) Yes No r~% if yes, which officiai** and what was the nature of the Item provided? 8. Has any person *identified in 1., 2., 3., or 4., above, or otherwise associated with this contract, project or application, been a source of income of 5500 o.r more to an official** of the City of Chula Vista in the past (12) months? Yes No tf yes, which official*• and the nature of the item provided? Date _`~ 2c. II ~- '~ ~ fij:'~i Signature of Contractor I' n Print or type name of Co ctor Apppc n :. " Person is tdentffled as: any Individual, firm, co-partnership, joint venture, association, soc[+al club, fraternal organization, corporation, estate, trust, receiver, syndicate, ariy other county, city, municipality, district, or other poiRical subdivision. or any other group or combination acting as a unit. '~* official includes, but is not limited to: Mayor, Council member, Planning Commissioner, Member of a board, commission or committee of the City, and City employee or staff members. - "*" -This disclosure Statement must be completed at the time the project application, or contract, is submitted to City staff for processing, and updated within one week prior to consideration by legislative body. last Updated: March 16, 2010 276 Fourth Rvenue ~ Chula Vista I California ~ 9t910 ~ (619) 691.5101 9-84 App. B tkvauo P4 3f2 RESOLUTION RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA CONSIDERING THE ADDENDUM (IS-11-002) TO FEIR-OS-02; APPROVING AMENDMENTS TO THE EASTLAKE III GENERAL DEVELOPMENT PLAN, SECTIONAL PLANNING AREA PLAN, FISCAL IMPACT ANALYSIS AND ASSOCIATED REGULATORY DOCUMENTS TO ADD 38 ADDITIONAL UNITS TO PREVIOUSLY APPROVED 389 UNIT OLYMPIC POINTE PROJECT AND INCREASE THE DEVELOPMENT AREA FROM 18.4 ACRES TO THE FULL 19.6 ACRES OF THE SITE LOCATED AT THE SOUTHWEST CORNER OF OLYMPIC PARKWAY AND WUESTE ROAD. I. RECITALS A. Project Site WHEREAS, the area of land that is the subject of this Resolution is diagrammatically represented in Exhibit A attached to and incorporated into this Resolution, and commonly known as Olympic Pointe, and for the purpose of general description herein consists of 19.6 acres ("Project Site"); and B. Project; Application for Discretionary Approvals WHEREAS, a duly verified amended application was filed with the City of Chula Vista Development Services Department on May 23, 2011, by Integral Partners, LLC ("Applicant") on behalf of Olympic Pointe East Communities LLC and Olympic Pointe West Communities LLC ("Owner" and "Developer"), requesting amendments to the Eastlake III Sectional Planning Area (SPA) Plan, the Planned Community District Regulations and associated regulatory documents for the Project Site ("Project); and C. Prior Discretionary Approvals WHEREAS, development of the Project Site has been the subject matter of various entitlements and agreements, including: 1) a General Plan Amendment, a General Development Plan and SPA Plan and associated Design Guidelines, PFFP, WCP and AQIP and Comprehensive Affordable Housing Plan, which were approved by City Council Resolution No. 2002-220 on July 17, 2001 and amended on June 20, 2006 for the Eastlake III Seniors Project; and 2) Planned Community District Regulations and Land Use Districts Map approved by City Council Ordinance No. 2839 on July 24, 2001 (amended by City Council Ordinance No. 2963 on May 18, 2004, on June 20, 2006 for the Eastlake III Seniors Project, in April, 2008 for the Windstar Point Resort project,and in January, 2011 9-85 Resolution No. Page 2 for the 389-unit Olympic Pointe Project); and 3) Tentative Subdivision Map approved by City Council Resolution 2006-191 on June 20, 2006; and D. Environmental Determination WHEREAS, the Development Services Director has reviewed the proposed project for compliance with the California Quality Act (CEQA) and has determined that the project was covered in previously adopted Final Subsequent Environmental Impact Report, Eastlake III Senior Housing Project, FEIR OS-02. The Development Services Director has determined that only minor technical changes or additions to this document are necessary and that none of the conditions described in Section 15162 of the State CEQA Guidelines calling for the preparation of subsequent documents have occurred; therefore, the Development Services Director has prepared an addendum to this document, Final Subsequent Environmental Impact Report, Eastlake III Senior Housing Project, FEIR 05- 02. E. Planning Commission Record of Application WHEREAS, the Planning Commission set the time and place for a hearing on the Project, and notice of the hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the City and its mailing to property owners within 500 feet of the exterior boundary of the Project Site at least ten (10) days prior to the hearing; and WHEREAS, the Planning Commission held an advertised public hearing on the Project on September 14, 2011, and voted (6-0) to forward a recommendation to the City Council on the Project; and, WHEREAS, the proceedings and all evidence introduced before the Planning Commission at the public hearing on the Project held on September 14, 2011, and the minutes and resolution resulting therefrom, are incorporated into the record of this proceedings; and, F. City Council Record of Application WHEREAS, the City Clerk set the time and place for the hearing on the Project application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the Project Site at least ten (10) days prior to the hearing; and WHEREAS, the duly called and noticed public hearing on the Project was held before the City Council of the City of Chula Vista on September 27, 2011, in the Council Chambers in the City Hall, Chula Vista Civic Center, 276 Fourth Avenue, at 6:00 p.m. to 9-86 Resolution No. Page 3 receive the recommendations of the Planning Commission, and to hear public testimony with regard to the same. NOW THEREFORE BE IT RESOLVED by the City Council of the City of Chula Vista that it finds, determines, and resolves as follows: II. CERTIFICATION OF COMPLIANCE WITH CEQA The City Council finds that, in the exercise of their independent review and judgment, the addendum to FEIR-OS-02, in the form presented, has been prepared in accordance with requirements of the California Environmental Quality Act and the Environmental Review Procedures of the City of Chula Vista and adopts Addendum to FEIR-OS-02 . III. SPA FINDINGS/ APPROVAL A. THE SECTIONAL PLANNING AREA (SPA) PLAN, AS AMENDED, IS IN CONFORMITY WITH THE EASTLAKE III GENERAL DEVELOPMENT PLAN AND THE CHULA VISTA GENERAL PLAN. The proposed amendments to the Eastlake III SPA Plan reflect land uses that are consistent with the Eastlake III General Development Plan and the City of Chula Vista General Plan. The residential nature of the proposed use would be consistent with the adopted high-density residential designation for the project site and compatible with the surrounding residential and open space land .uses of the Eastlake area. The transfer of 1.2 acres of manufactured slope/open space into the developable portion of site would occur internally within the boundaries of the 19.6 acre project site. B. THE SPA PLAN, AS AMENDED, WILL PROMOTE THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREAS. The requested amendments to the Eastlake III SPA Plan rely on the previously prepared and approved PFFP that outlines the infrastructure required to serve the previously approved 389 unit project, along with the timing of installation and the financing mechanisms to promote the sequentialized development of the project. The requested 38 additional units, along with the transfer of 1.2 acres of manufactured slope/open space into the developable portion of the site, will not affect the timeframes outlined in the previous PFFP. Development of 427 units will occur in an orderly sequentialized manner as outlined in the PFFP. The 427-unit Project is one of the last areas of Eastlake III to be developed. 9-87 Resolution No. _ Page 4 C. THE EASTLAKE III SPA PLAN, AS AMENDED, WILL NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL QUALITY. The proposed modifications to land use and development standard provisions within the Project Site have been fully analyzed and will not adversely affect the circulation system and overall land use as previously envisioned in the Eastlake III General Development Plan. The transfer of 1.2 acres of manufactured slope/open space into the developable portion of site would occur internally within the boundaries of the 19.6 acre project site.. An Addendum to FEIR-OS-02 has been prepared and the Development Services Director has determined that any impacts associated with the proposed amendments have been previously addressed in FEIR-OS-02; and thus, the requested amendments to the SPA will not adversely affect the adjacent land uses, residential enjoyment, circulation or environmental quality of the surrounding uses. IV. APPROVAL OF SPA AMENDMENTS Based on the findings above, the City Council approves the Eastlake III SPA Plan as amended shown in Figures 2, 3, 4, and 5 that accompanies the staff report as Attachment 5 subject to the conditions set forth below: 1. The Project shall comply with all mitigation measures specified in FEIR-OS-02, to the satisfaction of the Development Services Director. 2. Prior to approval of building permits for each phase of the Project, the Applicant shall demonstrate that the air quality control measures outlined in the Eastlake III SPA Plan Addendum to the AQIP pertaining to the design, construction and operational phases of the project have been incorporated in the project design. 3. Prior to the 30`h day after the Ordinance becomes effective, the Applicant shall prepare a clean copy of the SPA Plan document by deleting all strike out/ underlines and shading. Where the document contains both an existing and proposed exhibit, the previous existing exhibit shall be removed and substituted. In addition, the strike-out underlined text, document format, maps and statistical changes within the Eastlake III SPA, PC District Regulations, Design Guidelines, WCP Addendum and AQIP Addendum for the Olympic Pointe project shall be incorporated into the final document and approved by the Director of Development Services for printing. 4. Prior to the 30`h day after the Ordinance becomes effective, the Applicant shall submit to the Development Services Department 10 copies and a CD of the approved amendment to the Eastlake III SPA Plan, Eastlake III Planned Community (PC) District Regulations. 9-88 Resolution No. Page 5 VIII. CONSEQUENCE OF FAILURE OF CONDITIONS If any of the forgoing conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, and any of such conditions fail to be so implemented and maintained according to the their terms, the City shall have the right to revoke or modify all approvals herein granted, deny or further condition issuance of future building permits, deny, revoke or further condition all certificates of occupancy issued under the authority of approvals herein granted, instituted and prosecute litigate or compel their compliance or seek damages for their violations. No vested rights are gained by Applicant or successor in interest by the City approval of this Resolution. IX. INVALIDITY; AUTOMATIC REVOCATION It is the intention of the City Council that its adoption of this Resolution is dependent upon enforceability of each and every term provision and condition herein stated; and that in the event that any one or more terms, provisions or conditions are determined by the Court of competent jurisdiction to be invalid, illegal or unenforceable, if the city so determines in its sole discretion, this resolution shall be deemed to be revoked and no further in force or in effect ab initio. Presented by: Gary Halbert, P.E., AICP Assistant City Manager/Director of Development Services Approved as to form by: 'Gen R. Googins City Attorney 9-89 ORDINANCE NO. ORDINANCE OF THE CITY OF CHULA VISTA APPROVING AMENDMENTS TO THE EASTLAKE III PLANNED COMMUNITY DISTRICT REGULATIONS AND LAND USE DISTRICTS MAP TO MODIFY PARKING STANDARDS FOR A 19.6 ACRE SITE LOCATED AT THE SOUTHWEST CORNER OF OLYMPIC PARKWAY AND WUESTE ROAD I. RECITALS A. Project Site WHEREAS, the subject of this Ordinance is the 19.6 acre area of land depicted in "Exhibit A," attached hereto and incorporated herein by this reference, commonly known as Olympic Pointe, and located at the southwest corner of the Olympic Parkway and Wueste Road intersection within the Eastlake III Planned Community ("Project Site"); and, B. Project; Application for Discretionary Approvals WHEREAS, a duly verified application was filed with the City of Chula Vista Development Services Department on May 23, 2011, by Integral Partners, LLC ("Applicant"} on behalf of Olympic Pointe East Communities LLC and Olympic Pointe West Communities LLC ("Owner" and "Developer"), requesting approval of amendments to the Eastlake III Planned Community District Regulations and Land Use Districts Map; and, C. Prior Discretionary Approvals WHEREAS, development of the Project Site has been the subject matter of various entitlements and agreements, including: 1) a General Plan Amendment, General Development Plan and Sectional Planning Area Plan and associated Design Guidelines, Public Facilities Financing Plan, Water Conservation Plan and Air Quality Improvement Plan and Comprehensive Affordable Housing Plan approved by City Council Resolution No. 2002-220 on July 17, 2001, and amended on June 20, 2006 for the Eastlake III Seniors Project and; 2) Planned Community District Regulations and Land Use Districts Map approved by City Council Ordinance No. 2839 on July 24, 2001 (amended by City Council Ordinance No. 2963 on May 18, 2004, on June 20, 2006 for the Eastlake III Seniors Project, and in April, 2008 for the Windstar Point Resort project), and; 3) Tentative Subdivison Map approved by City Council Resolution 2006-191 on June 20, 2006; and, 9-90 Ordinance No. Page 2 D. Planning Commission Record of Application WHEREAS, the Planning Commission set the time and place for a hearing on the Project, and notice of the hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the City and its mailing to property owners within 500 feet of the exterior boundary of the Project, at least ten (10) days prior to the hearing; and WHEREAS, the Planning Commission held an advertised public hearing on the Project on September 14, 2011, and voted (6-0) forward a recommendation to the City Council on the Project; and WHEREAS, the proceedings and all evidence introduced before the Planning Commission at the public hearing on this project held on September 14, 2011, and the minutes and resolution resulting therefrom, are hereby incorporated into the record of this proceeding; and E. City Council Record of Application WHEREAS, the City Clerk set the time and place for the hearing on the Project application and notice of the hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the Project at least ten (10) days prior to the hearing; and, WHEREAS, the duly called and noticed public hearing on the Project was held before the City Council of the City of Chula Vista on September 27, 2011, in the Council Chambers in the City Hall, City of Chula Vista Civic Center, 276 Fourth Avenue, at 4:00 p.m. to receive the recommendations of the Planning Commission, and to hear public testimony with regard to the same. F. Discretionary Approvals Resolution and Ordinance WHEREAS, at the same City Council hearing at which this Ordinance was introduced for first reading on September 27, 2011 the City Council of the City of Chula Vista approved Resolution by which it approved amendments to the Eastlake III General Development Plan, Sectional Planning Area Plan, and Fiscal Impact Analysis; G. Environmental Determination WHEREAS, the Development Services Director has reviewed the proposed project for compliance with the California Quality Act ("CEQA") and has determined that the project was covered in previously adopted Final Subsequent Environmental Impact Report, Eastlake III Senior Housing Project, FEIR OS-02. The Development Services Director has determined that only minor technical changes or additions to this document are necessary and that none of the conditions described in Section 15162 of the State CEQA Guidelines calling for the preparation of a subsequent documents have occurred; therefore, the Development Services Director has prepared an Addendum to this document, Final Subsequent Environmental Impact Report, Eastlake III Senior Housing Project, FEIR OS-02. 9-91 Ordinance No. Page 3 NOW THEREFORE, the City Council of the City of Chula Vista does hereby find, determine and ordain as follows: A. CONSISTENCY WITH GENERAL PLAN The City Council finds that the proposed amendments to the Eastlake III Planned Community District Regulations and Land Use District Map are consistent with the City of Chula Vista General Plan. The residential nature of the proposed use would be consistent with the adopted high-density residential designation for this project site and compatible with the surrounding residential and open space land uses of the Eastlake area. B. APPROVAL OF PROPOSED AMENDMENTS The City Council approves the amendments to the Eastlake III Planned Community District Regulations and Land Use District Map as represented in Exhibit B. III. EFFECTIVE DATE This ordinance shall take effect and be in full force on the thirtieth day from and after its adoption. Presented by: Gary Halbert, P.E., AICP Assistant City Manager/Director of Development Services Approved as to form by: ~~/ ~1~~ len R. Googins City Attorney 9-92 Donna Norris ~~~~~~gelofl From: Cheryl Cox Sent: Tuesday, September 27, 2011 7:41 PM To: Donna Norris Subject: FW: Item 9. On City Council Agenda For September 27, 2011: fyi From: Glanz, Todd [mailto:Todd.Glanz@Allstate.com] Sent: Tuesday, September 27, 2011 1:54 PM To: Rudy Ramirez; Steve Castaneda; Pamela Bensoussan; Cheryl Cox; Rudy Ramirez; Patricia Aguilar; PatAguilar@cox.net Subject: Item 9. On City Council Agenda For September 27, 2011: Hello all: It is astonishing to see this proposed amendment placed on the agenda. This project you all will recall was initially supported by residents of the community because it was changed and represented to be a more upscale and somewhat limited density Seniors project. That support was tepid, by those who otherwise opposed it as it was initially put forth by special interests and political supporters connected to certain council members at the time. The switch that subsequently occurred was vigorously opposed, and the purported "meeting opportunity", said the developer, with the community, was aphantom-- No community support was ever garnered, because there of course would be no residents support for such an incredibly poor use choice-- for residents of the city-- of possibly the most exquisite land area in the city. The land is lakefront property in a fine area of the city that with any good faith vision would be used to enhance and promote the city and its citizens and long term finances. Instead the current plan would become another manifestation of the overuse and ordinary use of city land for banal housing that has made Chula Vista ground zero of the financial collapse--and the amendment sought would further perpetuate the image Chula Vista needs to change. Respectfully, the current council's political fiduciary trust requires the amendments be Denied. The amendments sought would obviously further increase density and also decrease what open space remained, and are clearly not in the best interests of community citizens in enhancing the best possible way of life for those citizens. People are and will be watching. Please don't do what the water district has done to the people who live out east, and will be held accountable for. This project as it has evolved is a wound that will only have more salt rubbed in it if these amendments are not denied. Feel free to read or refer to this a-mail at the public meeting on this issue as representing objections to the amendments. The silent majority needs to be represented here. The council chambers cannot and should not have to be filled to reject outright such a poor choice for the use of this land. Thanking you in advance 09/28/2011