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HomeMy WebLinkAboutAgenda Statement 1975/01/21 Item 10AGENDA ITEM N0. [ lp ] CHULA VISTA CITY COUNCIL MEETING OF: January 21, 1975 ~..... ,. ,1, ~ ~, 1'i'EM 'rr'rLE: Resolution No. ~-~6~9 - Adopting an amendment to the El Rancho del Rey General Development Plan and Schedule for the 450-acre Plaza del Rey area - Second reading and adoption INITIATED BY: Director of Planning On January 14, 1975 Council introduced a resolution adopting the Plaza del Rey amendment to the E1 Rancho del Rey General Development Plan and determined to hold the second reading on January 21, 1975. ATTACHED: Resolution [ ] Ordinance [ ] Agreement [ ] Plat [ ] See EXHIBITS [ ] No. Financial Statement: Commission-Board Recommendation: Department Head Recommendation: City Manager Recommendation: Hold second reading and adopt resolution. Con cur ~• November 11, 19.74 ~. T0: t1embers of the Environmental Review Committee FROt1: Uoug1as D. Reid, Environmental Review Coordinator SUBJECT: Revised Development Plan - Plaza del Rey A. Bact:jground On July 24, 1974 the Planning Commission adopted EIR-74-5 on the Plaza del Rey project. On October 1G, 1974 the City Council indicated that tf-ey ti-ould approve tf~e development of this property in accordance with various restrictions. The applicant has nor prepared a revised General Uevelopn;ent Plan to meet the desires of the City Council. B. Application of Cal. Admin. Code & the Environmental Revietr Policy Tt~e Cal. !admin. Code provides that no additional or supplemental EIR needs to • be prepared on a project unless there are changes in the project, er circum- stances under which a project is to be carried out, tirhich involve new envirornnental impacts not considered in the EIR on the project. (Sec. 150G7). Sec, 33.G04 (B)(4) of Ordinance 1520 provides that the Environr:~ental Revieav Committee shall "Review revised projects for which EIR's have bean prepared to determine if a netir EIR must be prepared, or if there will be no near adverse effects." C. Comparison of Plans ' The land use break down of the near proposed modification of the General Develop- ment P1 an i s as fol 1 oars Development Olen Space Total Regional Shopping Center 80 61.5 (43.5%) 141.5 Rec. Commercial 20 10.8 (35.1;0) 30.8 Village 49.1 ~ 37.G (43.4%) 86.7 Church/School 7.4 4,3 (3G.8%) 11.7 Townhouse 21.7 3.7 (14.6%) 25.4 ' Single Family 99.7 30.4 (23.4%) 130.1 School/Park 18.8 5.0 (21%) 23.8 296.7 153.3 (34':1%) 450.0 ~'___/ / • •. ~,_:~ Y --~~ ~i .' ', The prev`i ou ~ i^eques~t for modification i ncl uded the fol 1 owi ng ~~1 and .aces ~ ', Development Open Space Total Regional Shopping Center 86 36 029.5%) 122 Rec, Commercial 23.8 10.3 (43.3%) 34.1 Village 49.1 20.4 (7.9.4%) 69.5 Clrurcfr/School 7.4 1.2 (14%) 8.6 Town houses 86.8 20.3 (19;') 107.1 Single Family 46.0 32.3 (41.3) 78.3 School/Par{: 17.4 - (0%) 17.4 Pro. Area 12.2 ,8 (6~2%) 13.0 328.7 121.3 (27%a) 450.0 Land Use intensity comparison: Original Plan Latest Plan Single Far,rily 179 405 Town Homes 675 225 Apartments 600 (Total 1454) 370 (Total 1000) Rec. Commercial 62,000 sq , ft., 550 center, 62,000 sq, ft., 510 center and 150 rms, and 150 rms. Regional S.C. 1,200,000 sq, ft. 750,0 00 sq, ft. D, Modifications to the original plan. 1. Reduction in the floor area of the regional shopping cen"ter from 1.2 million to 750,000 sq, ft., reduction of acreage to 80 acres with 20 acres of improved open space. .".. The Recreational Commercial area is limited to 20 acres. 3. The residential development is limited to 1000 dwelling units 4~ith only single family development north an d. west of Street B. 4, East "H" Street is to be extended to connect with the existing terminus of East "H" Street to the west of Otay Laf:es Rd., ~~!ith the commencement of construction of the shopping center, E. Ilajor modifications ~ahich may be proposed as conditions of aporoval The single family area to the north of Street f3 is not consistant with the intent of the Ifillside Development Standards. 'The amount of grading is likely to be substantially reduced along with changes in land use patterns and the provision of sewage and utility services. The natural open space area near East "fl" Street appears to be of limited value. The areas retained are of relatively low value for biological mitigation and with the very large slope banks adjacent to East "H" Street dlrrlnislr tfre aesthetic value of ttre natural area greatly. It would be possible to use a sculptured grading of this area and enhance the aesthetic value of the area while increasing the open space in the village area. ~---~. The townhouse and Church/School development areas to the east of Street G arc likely to be deleated at this time until a decision is made on the preservation of the main leg of Rice Canyon. F. Evaluation of Revisions Most of the revisions constitute measures tivhich would mitigate adverse impacts previously noted and therefore t•:ould not require supplemental FIR's. Several points do need further evaluation however. 1. ilodifications to the grading flan The proposals by staff ~rould enhance the aesthetic appearence of the areas near East "f~" Street (a scenic route) and retain a f~igher quality biological resources in the area north of Street Q overlooking the S;~eetr•;ater Valley. 2. Extension of East "li" Street Tite final EIR did recognize tftat the extension of East "11" Street would be a growth stimulant for this entire area. The only factor that has changed is the time of its extension. In either instance, it was assumed that the area would be undeveloped thus the gro~vth inducements would be very similar. ' 3. Economic impacts of a smaller Regional Center The economic impact of the 750,000 sq, ft. center is sho~vn in the Revenue/Expenditure analysis through 1977-78. The smaller center would continue to have a beneficial impact througi~ the years. Altfrough at a sc~aller surplus than shown in the past 197£3-79 period in the final LIR. The project would continuo to have a positive ir~rpact and therefore cannot be identified as significant (i.e., substantial and adverse Ca. adr,rin. Code 15040). G. {tecoi.rtnendation Adopt this report and foreward it to tite Planning Commission and City Council. Find that the project modification and the circumstances under ~dhich they are made do not constitute or result in adverse impacts that were not reported in the final EIR. ._---" ~;*/' 'r - ~-~ ~~F . f -f TAL REVIE4J COi~ffIITTEE OF NOVEf~BER 1~, 197n RCCORD OF TfIE MEETING OF EfdVIRON ~C J Chairman Narshman called the meeting to order at 3:00 p.m. t4embers Present: For Director of Public 4lorl;s, Senior Civil Engineer Flarshman; Assistant City Attorney E~eam; Current Planning Supervisor Lee; Environmental Review Coordinator Reid. Members Absent: City Manager Thomson 4. Review of revised development plan for Plaza del Rey. Assistant City Attorney Beam requested that the significant impacts considered in the previous report be revievred. Mr. Reid advised that these impacts included the following: . The land form of .the area would be substantially and irreversibly altered by the grading operation. It was noted that if a different alignment of H Street was utilized, that impact could be reduced and more natural open space could be provided. It was noted that there were several endemic species, unique to this area and not normally found in this location, which are endangered or rare. Also, several species of animals and birds whlch use this area for hunting, such as hawks, are suffereing population decline and are on the rare list. ; The report noted there are no historical or archaeological sites in the area. According to the report the project itself vrould not result in a significant increase of runoff; however, through the grovrth of development resulting from the extension of H Street, the runoff would be increased dovrnstream.from the project. The project proposed to leave an unimproved drainage channel but one of the conditions imposed by the Engineering Division would require improvement of that channel. The report indicated that the construction of a large structure and parking facility vrould create a heat island irreversibly altering the micro-climate of the area. The report noted that the air quality in the immediate vicinity would be impacted by two functions: first, the shift of traffic from other regional - ': 4,. 2. centers to~the South Bay area gill cause an increase in •air pollution in this subregion; second, the center ~•rould create near vehicle trips that normally ti•rould not be taken. This would comprise 25 to 50 percent of the trips to and from the center. The Chula Vista area, during certain portions of the year, experiences adverse air pollution a certain percentage of the time and any increase in traffic would add to this. A traffic increase ~rould adversely affect adjacent property but the elevation higher than the street makes it possible to use earth berms to adequately protect those areas. The report pointed out there mould be an increase in consumution of energy and also in the generation of liquid and solid ti•raste. This development would cause an increase in the Metropolitan Se~•rer System of between 1/2 and 1 percent. The report also noted that the runoff from a large parking lot during an initia] rain after a long dry spell, has as much adverse affect as raw sewage. According to the report the cost/revenue analysis indicates a positive impact on the community. Mr. Beam asked if the proposed modifications to the plan Nrould increase the severity of the impact, would act as a mitigation of the impact, or whether there ti•rould be no change i n the pact. Mr. Reid reported that with regard to the change in land form, one of the conditions of approval was that the number of residential d~,~elljng units be limited to 1,000. This would allo~•r more of the natural open space to be retained. Ho~•rever, the plan is still not in conformance -•rith the spirt of the Hillside h1odifying District. Tf~e EIR noted that the develop- ment was not in conformance -~ritl~ the Hillside ordinance. Mr. Beam asked if this modification would be a mitigation of effects of the original proposal. Mr. Reid affirmed it Hrould mitigate some of the adverse effects of land form change and allor•r the retention of more natural flora and fauna. He reported there has been some discussion at the staff level of allot•ring more grading in the area adjacent to East H Street and requiring greater conformance to the Hillside Standards along the northern boundar°y of the project. He pointed out on the aerial photo the dense stands of vegetation along the northern boundary. He noted that other areas contain some vegetation, but not too significant and much of it is severely da!raged by offroad vehicles. If this is accomplished it would further mitigate the adverse effects of land form, Change and impact on flora and fauna. Mr. Flarshman commented on the indication in the report that the single family area is not in conformance tirith the intent of the Hillside standards arrd asked tvhy only that area eras singled out. Mr. Reid advised that .the Council directed that the area outside of the ring road be developed in single family homes and in substantial conformance with t:he 1ntc'I~t; of t:he Hillside ordinance. The area within the ring road would be substantially altered by the construction of public improven;ent:s; but it was Council's desire to have the area outside the ring road be in substantial confurn!ance and it still is not. _. . 3. (1r, iteid reported that with regard to drainage and flood control there trould be no significant change by these modifications. /iny reduction in grading would decrease the amount of runoff, but most of that decrease is to be in the northern portion of the project and the major storm impact is• south of the center. There ~rould be virtually no change in that impact, ldith regard to the impact on climate, f-1r. Reid noted there would be some reduction due to the extra open space but there ~~rould still be a heat island. There ti•rould also be some reduction in the impact on air quality due to the reduction in the size of the shopping center. t1r. Reid pointed out that most of the noise impact is due to traffic and not specifically to this project; there would be no change in that area. Ne reported that the generation of liquid and solid ti~raste would be reduced in proportion to the reduction .in scale of the project. The runoff from the parking facility would be reduced and therefore ;could have less adverse effect than stated in the report. He pointed out that the econor~~ic analysis shows a substantial gain for the city and even arith the smaller center there would be a gain to the city. Although a smaller center would provide less income it would still be a beneficial impact. (4r. Lee asked if the earthquake fault zone discussed in the Seismic Safety Element is close to this project, for. (Zeid advised that the Sweetwater Fault lies near the. interchange of H Street and I-BU5. He noted that recent reports indicate the La (Jacion f=au1 t i s clearly inactive and since the SGreet~rater Fault i s associated tivi th the La (~acion Fault it is considered inactive also. t1r. Reid noted one change in circumstances in that a condition of approval of the project ~•ras the extension of East H Street to its current terminus near Otay Lakes Road, tvhi ch 4•roul d have a gro~rth increase ir,~pact, and thi s bras reported in the final EIR. Other~•rise the land uses and street systecr are virtually the same so there would be no economic impacts due to this plan versus the former plan. • t1SUC (Reid/Lee) The Environmental Review Committee finds that the project modification and the circumstances under which they are made do not constitute or result in adverse impacts that were not reported in the final EIIt, tf~at the staff report Lie included as part of the record on the matter and that the report be forr~arded to the Planning Commissipn and City Council. The meeting was adjourned by Chairman Harshrnan at 3:54 p.m. ' ~~ o ~ M ~ 5 Statement c'~~ I)virr~i di ng Considerations i n approving the arnendmerit t ~tt F ~ ~~ Rancho del iZey Plaza del fte Planned i;ornmunity Uener Ge l U al ueveloprnent Plan to incorporate the y side of I-~05 nera evelopr~rent Plan and on the northerl and on X150 acres locat th ed on the easterly y sou erly sides of .East H Street (extended) 1. background Section 33.10 J of Ordinance 1520 of the Lity of Chula Vista provides that if a decision r~rakiny body decides to approve a project for tiJhlch serious adverse consequences have been identifieu, the body s{call make a stater,lent of the over- riding consideration that lead the bony to approve-the project. 2. /~dverse EIR Findincls a. Land Form The land form of the project gill be irreversibly altered. The visual effect of this grading can be reduced but the basic ir.~pact cannot be mitigated. b. Flora and Fauna The site contains several endemic biological resources. The implementation of the proposed project ~~rould result in the elimination of a portion of this unique population. Furthermore „the hunting territory 4,Ji11 be lost for several raptorial species that are suffering severe population declines or range lir~ritation, some of which are classified as depleted. C. Pale^~ orltolo~y ,, Various fossils have been located on the site; the grading of the site will result in the destruction of these 5 million year old remains. Although these fossils are not unique to the site, they must be recognized as a non- reneaJabl ~ resource which wi 11 be i rri vers i bly cor,uni flea by this . action. d. Drainage/Flood Control The implerneritation of the project gill not result in a direct significant increase in runoff, I+oG~Jever, the Tony range cur,rulative uevelopment in the SweetiJater and Rice Canyon dr°ainage basins will significantly increase run- off and 1 imi t fire options for flood plain rnanayei,rent/protection i n the lower SiJeet~Ja>=er Valley. e. Land Use -______~ The project a~Jill irreversibly change the land use of the project site from that of vacant land with very r,ouyh terrain, to a regional shopping center, other comr.rercial uses and residential areas with various densities. f. Climate The cr~t?atlon of a "heat island" will irreversibly alter the micro-climate of the project setting by increasing the temperature near the large parking lots necessary to serve the proposed use. -----~ ~ ~' <-~'. g, Water Quality The provision of this large parking area ~~Jill also decrease the quality of water in runoff. This will be especially true during the first hour(s) of rainfall ~-rhen large amounts of pollutants, including non-biodegradable petrolium products, are crashed from the non-pervious asphalt paving. h. Air Qualit• The quality of the air i n the Chula Vista area wi 11 be do~•Jngraded by tt•~o functions: first, there aJill be a reassignment of regional traffic to the Soutf~ l3ay area thus si~ifting a significant ai~rount of air pollution to this portion of the air basin; and, secondly, the auto trips unique to the regional center, plus those associateu with the other commercial uses and residential developr,~ent, 4J111 add to the current level of pollution. Chula Vista currently experiences adverse air quality up to 43°o (2nd quarter 1972) of the time; • and substantial increase in emissions must be recognized as significant because it exacerbates the violation of ambient air health standards and trill 1ic~it the ability to attain clean air standards within this decade. i. 1loise Tfie primary source of noise from tfie project gill be from traffic. Idormally unacceptable noise levels will extend the following distances firom the rights of ~•ray li Street G70 feet ~ , Lyn~rood Uri ve 95 feet I-305 1200 feet In most cases residential development can be adequately protected through barrier/line of sight design tech~~iques, but there will be an increase in the ambient noise level due to the urbanization of the project site. j. Utility Consumption/Llaste Generation There will be a general rise in the consumption of energy and services. There wi 11 also be a concoi~ri tant increase i n the generation of tiJaste r~rateri al s . Uf greatest concern i s the 4raste water treatment systei~~. The Foi nt Lorna treatment facility currently has a capacity of G8 million gallons per day (I.1GD) while it processes 150 I1GD, thus creating inadequately treated effluent. The proposed development will add .6-1 .0 i1GU or an approxii.~ate .57-.95 per- cent increase in the overall system, 3. Overriding Considerations a. The Flaza del ftey project will provide convenient'shopping facilities for the citizens of Chula Vista, as arell as adjacent areas. The location of the project will result in a reduction in the length of automobile trips to other shopping facilities located in the region tivhich currently is used by residents of the South hay area. The residents of the South Gay sub-region 4vi11 thereby consume less energy and produce less air pollution while making trips to regional shopping facilities. b. The proposed project will result in a significant increase in the housing stock in i.he conununi ty, This ~di 11 result i n i ncrea.sed Irous~i nq opportunities ~_- _-~-` ~,. ~,. `/ ~L, _,_~ _ _.. in an area w~rhicir, by virtue of its proximity to I-1305, will he relatively close to the center of the r~etropol i tan San Ui ego /1rea. Through fire condi ti orrs of approval of tine General t~evelopment flan amend;~~ent, an atter~rpt ~-rill. be made to provide housing for moderate or 1 o~~r i ncor.~e far.~i 1 i es ; this ~;ri 11 i mpl eirent preliminary housing policies of the City fo Chula Vista and be of social benefit to residents of the community. c.' r7 major pcrtion of I;ice Canyon to the r•rest of the proliosod project site has been fillec.~ by the construction of I-~0~. Land uses trhic;~r are usually associated a•rith major free~•ray interchanges such as "H" Street and I-SUS, require 1 arge, 1 evel devel op,~~ent pads . I n areas such as f 1 aza del Ivey, ~~ri th very rough topography, the creation of these very large level pads nay only be developed by means of a major amount of grading. Further, in order to provide access to the property south of the extension of Cast II Street, a major amount of grading is required to insure the finished grade level approximates that of H Street to the crest. d. The project will result in a significant increase in revenue to the City of Ci~ula Vista. These revenues will come through an increase in the property tax base in fire area and an increase in the sales tax revenues. These revenues ', will be of a direct benefit to both the school districts and gill provide additional funds arhich may be used within the City of Chula Vista for the public bene~~'i t. e. The proposed project includes private and public recreational facilities which trill provide increased recreational opportunities for both residents of the project and of the total comr~runi ty. f. Tl~e proposed project Trill provide a connector link to the Souti~~restern College area upon the completion of H Street, 1•rhich ~•rould reduce the existing traffic congestion and tl~e i~eavy traffic on Telegraph Canyon aril [3onita i:oads and be a major convenience to residents in the Southtirestern College area. ~---- ~ ~ ~ • yr_ ~.-, %.