HomeMy WebLinkAboutReso 1999-19631 RESOLUTION NO. 1963 1
A RESOLUTION OF THE CITY OF CHULA VISTA CITY
COUNCIL APPROV1NG THE SAN M1GUEL RANCH
SECTIONAL PLANNING AREA (SPA) PLAN WITH PLANNED
COMMUNITY DISTRICT REGULATIONS, DESIGN
GUIDELINES, PUBLIC FAC1LITIES FINANCING PLAN/FISCAL
IMPACT ANALYS1 S, AFFORDABLE HOUSING PROGRAM, AIR
QUALITY IMPROVEMENT PLAN, AND WATER
CONSERVATION PLAN FOR APPROXIMATELY 743 ACRES
LOCATED EAST AND NORTH OF PROCTOR VALLEY RD.,
SOUTH OF SWEETWATER RESERVOIR AND THE SDG&E
MIGUEL SUBSTATION, AND WEST OF ROLLING HILLS
RANCH
1. RECITALS
A. Project Site
WHEREAS, the areas of land which are the subject of this Resolution are diagrammatically
represented in Exhibit "A" a copy of which is on file in the office of the City Clerk, and hereto
incorporated herein by this Resolution, and commonly known as the San Miguel Ranch Sectional
Planning Area, and fbr the purpose of General description herein consists of 743.1 acres located east
and north of Proctor Valley Rd, south of Sweetwater Reservoir and the SDG&E Miguel Substation,
and west of Rolling Hills Ranch CProject Site"); and
B. Project; Application tbr Discretionary Approval
WHEREAS, on September I1, 1997, Trimark Pacific-San Miguel LLC (Owner) filed
applications with the Planning Department of' the City of Chula Vista requesting the following
approvals: a Sectional Planning Area (SPA) Plan with Planned Community District Regulations,
Design Guidelines, Public Facilities Financing Plan, Air Quality h'nprovement Plan, Water
Conservation Plan and an Affordable Housing Plan for 743. I acres known as the San Miguel Ranch
("Project"); and
Prior Discretionary Approvals
WHEREAS, the development of the Project Site has been the suhject matter of a prior
General Plan Amendment, and a General Development Plan resulting in the current land use
designations on the Chula Vista General Plan and the Amended Horseshoe Bend General
Development Plan, previously approved by City Council Resolution No. 18532; and
D. Planning Commission Record of Application
Resolution 1963 I
Page 2
WHEREAS, the Planning Commission held an advertised public hearing on the Project on
October 6, 1999, and voted unanin~onsly (7-0) to tierward a recommendation to the City Council to
approve the proposed Sectional Plalming Area (SPA) Plan, Planned Community District Regulations,
Design Guidelines, and associated regulatm3, doctanents f~,~r 743. I acres known as San Miguel
Ranch,
The proceedings and all evidence introdnce I~et~re tile Planning Commission at the public
hearing on this project held on October' 6, 1999, and the minutes and resolution resulting there~'om,
are hereby incorporated into tile record of this proceediags~ and
E. City Council Record of Application
WHEREAS, the City Clerk set tile time and place Ibr tile hearing on the Project applications
and notices of said hearings, togethel with its pro'poses given by its publication in a newspaper of
general circulation in the city and its mailling to property owners within 500 tt, of the exterior
boundaries of the PrQject Site at Icasl ten days prior to the hearing
NOW THEREFORE BE H' RESOLVED that the City Council hereby find, determine and
resolve as follows:
II. PREVIOUS FEIR-90-02 AND SUPPLEMENTAL FSEIR-95-04 REVIEWED AND
CONSIDERED FINDINGS: APPROVALS
The City Council of the City of Chula Vista has previously reviewed, analyzed, considered,
approved and certified FEIR-t)0-02 and FSElR-95-04~ and,
Ill. COMPLIANCE WITH CEQA
The City Council certified by Resolution No 19633 FSElR-97-02 in accordance with
requirements of the California Environmental Quality Act, the State EIR Guidelines and the
Environmental Review Procedures of the City of Chula Vista.
IV. INDEPENDENT JUDGMENT OF CITY COUNCIL
The City Council exercised their independent review and judgment with respect to the
Supplemental Enviromnental hnpact Report (SEIR 97-02) in the form presented and has determined
that said document was prepared in accordance with requirements of the Califbrnia Environmental
Quality Act the State EIR Guidelines and the Environmental Review Procedures of the City of Chu[a
Vista.
V. SPA FINDINGS/APPROVAL
Resolution 1963 1
Page 3
A. THE SECTIONAL PLANNING AREA PLAN FOR SAN M1GUEL RANCH IS 1N
CONFORMITY WITH THE SAN MIGUEL RANCH AMENDED HORSESHOE BEND
GENERAL DEVELOPMENT PLAN AND THE CHULA VISTA GENERAL PLAN.
The San Miguel Ranch Sectional Planning Area Plan reflects land use, circulation systems,
and public facilities that are consistent with the San Miguel Ranch Amended Horseshoe Bend
General Development Plan and the Chula Vista General Plan.
B. THE SAN MIGUEL RANCH SECTIONAL PLANNING AREA PLAN WILL PROMOTE
THE ORDERLY SEQUENT1ALIZED DEVELOPMENT OF THE INVOLVED
SECTIONAL PLANNING AREA.
The San Miguel Ranch Sectional Planning Area Plan is consistent with the proposed San
Miguel Ranch Public Facilities Financing Plan/Fiscal hnpact Analysis, Air Quality
Improvement Plan, and Water Conservation Plan and will, theretbre, promote the orderly
sequentialized development of the involved Sectional Planning Area (SPA) Plan area.
C. THE SAN MIGUEL RANCH SECTIONAL PLANNING AREA PLAN WILL NOT
ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL ENJOYMENT,
" CIRCULATION OR ENVIRONMENTAL QUALITY
The land rises within tile San Miguel Ranch Sectional Planning Area (SPA) Plan represent the
same uses approved by the San Miguel Ranch Amended Horseshoe Bend General
Development Plan, and will not adversely affect adjacent land use, residential enjoyment,
circulation, or enviromnental quality.
D. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES, THAT SUCH
DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION, AND OVER-ALL
DESIGN AND DEVELOPMENT STANDARDS ARE SUCH AS TO CREATE A
RESEARCH OR INDUSTRIAL ENVIRONMENT OF SUSTAINED DESIRABILITY
AND STABILITY; AND, THAT SUCH DEVELOPMENT WILL MEET PERFORMANCE
STANDARDS ESTABLISHED BY THIS TITLE.
The proposed San Miguel Ranch SPA Plan does not involve areas planned for industrial or
research rises.
E. IN THE CASE OF INSTITUTIONAL, RECREATIONAU AND OTHER SIMILAR
NONRESIDENTIAL USES, THAF SUCI t DEVEI~OPMENT WILL BE APPROPRIATE
IN AREA, LOCATION AND OVEI>,-ALL PLANNING TO THE PURPOSE PROPOSED,
AND THAT SURROUNDING AREAS ARE PROTECTED FROM ANY ADVERSE
EFFECTS FROM SUCI4 DEVELOPMENT.
The location of tile proposed community park site is consistent with that of the approved
GDP, and is located akmg 4-lane Mr. Miguel Rd. and is also Ironted by a residential street on
Resolution 1963
Page 4
its east side which connects with Mt Miguel Rd to ensure appropriate access from tile
community and surrounding area: the location of tile elemental~/school is also consistent with
the approved GDP and is placed within the eastern core area of the site where the majority
of tile project's residential units will be, and it is provided with access fi~om both Proctor
Valley Rd. to best accommodate bns trafic, as well as fi-om within tile project to improve
vehicular and pedestrian access to the school and decreased traffic demands which would be
placed on a single access: tile community purpose thcility and neighborhood commercial
center sites have been located across fi-om each other along 6-lane Proctor Valley Rd. east
of Mr. Miguel consistent with the approved GDP, and where traffic demands can best be
accommodated, and where the uses are accessible to the larger surrounding area which they
will serve. That portion of the connnnnity I~urpose facility acreage which will be provided
through an expanded community park site, and the provision ofa nmlti-purpose community
meeting building therein, is also ',vell located and accessible to the entire community and is
consistent with the type of filcilities and fhnction typical of a community park.
F. THE STREET AND THOROUGHFARES PROPOSED ARE SUITABLE AND
ADEQUATE TO CARRY THE ANTICIPATED TRAFFIC THEREON.
The San Miguel Ranch SPA Plan proposes a circulation system consistent the planned
circulation system depicted on the General Plan Circulation Element and therefore, the
circnlation system wilI be improved in accordance with the General Plan concurrent with the
proposed development.
With regard to anticipated phasing of the street system. the San Miguel Ranch PFFP has
identified that a limit of 675 equivalent dwelling units (EDUs) must be placed on development
within the Project area east oftilmre S R 125, until such time as SR 125 is built and Mr. Miguel
Rd. is connected to it. This phasing limit will ensure that the project will not cause a Traffic
Threshold Standard violation on East It Street prior to the opening of SR125.
G. ANY PROPOSED COMMERCIAL DEVELOPMENT CAN BE JUSTIFIED
ECONOMICALLY AT THE LOCATION(S) PROPOSED AND WILL PROVIDE
ADEQUATE COMMERCIAL FACILITIES OF THE TYPES NEEDED AT SUCH
PROPOSED LOCATION(S).
The San Miguel Ranch SPA Plan incorporates a 14.3 acre neighborhood commercial center
at the southeast corner of East H Street/Proctor Valley Rd. and Mt. Miguel Rd. Consistent
with the adopted General Plan and GDP. This center is the only such center in the area, and
will serve existing arid future residential neighborhoods not only within San Miguel Ranch,
but also within the Salt Creek l, Rolling Hills Ranch and EastLake Woods.
THE AREA SURROUNDING SAID DEVELOPMENT CAN BE PLANNED AND
ZONED IN COORDINATION AND SUBSTANTIAL COMPATIBILITY WITH SAID
DEVELOPMENT.
Resolution 1963 1
Page 5
The proposed SPA Plan is consistent with tile previously approved plans and regulations
applicable to surrounding areas and therefore, said development can be planned and zoned
in coordination and substantial compatibility with said development.
BE 1T FURTHER RESOLVED that in light of the findings above, the City Council does
hereby approves the San Miguel Ranch Sectional Planning Area (SPA) Plan in the form
presented and attached, and snbject to the conditions set forth below:
V1. SPA CONDITIONS OF APPROVAL
The City Council does hereby approve the San Miguel Ranch SPA Plan, and associated
documents, snbject to tile ti_~llowing conditions:
A. GENERAL CONDITIONS
1. All of the terms, covenants and conditions contained herein shall be binding upon and
inure to the benefit of the heirs, successors, assigns and representatives of the
Developer as to any or all or' tile property. For tile purposes of this document tile
'- term "Developer" shall also mean "Applicant."
2. Applicant shall indemnit~$, protect, det~nd and hold the City harmless froln and against
any and all claims, liabilities and costs, including attorney's fees, arising from
challenges to tbe Enviromnental hnpact Report tbr the Project and/or any and all
entitlements and approvals issued by the City in connection with the Project.
3. The dwelling trait total of 1394 units fi~l' the SPA area is approved in principle. The
ultimate total, resuhing ~'om more specific Tentative Map and Final Map planning
and analysis, and/or the Site Plan review process, may require a reduction in these
numbers
4. Approval of the San Miguel Ranch SPA does not constitute approval of the final lot
configuration, grading, and street designs shown within the SPA plan. Modifications
may be made by staft~ the Planning Commission or City Council during the tentative
subdivision map process
5. These conditions of approval apply to all land areas located within the boundary of
the San Miguel Ranch SPA Plan.
6. Within 20 days of tile City Council's action on the SPA Plan documents, the
Applicant shall submit to the Planning and Building Department 45 sets of all final
SPA documents, each set ill a 3-ring plastic binder and in a format as prescribed by
~' City sta~ The Applicant shall also provide 15 comb-bound sets of the same
documents.
Resolution 1963 1
Page 6
B. ENVIRONMENTAL AND ()PEN SPACE
7. The applicant shall in~plement all enviromnental impact mitigation measures identified
in FSEIR-97-02, the candidate CEQA Findings and Mitigation Monitoring Program
for this project
8. The Applicant shall cmnply with any applicable requirements of the California
Department of Fish and Game, the Calitbrnia State Water Resources Control Board,
the U.S. Depamnent of Fish and Wildlilly, and the US. Army Corps of Engineers.
9. Prior to approval of the first tentative subdivision map within the SPA area, the
Applicant shall have commenced the preparation of the necessary Otay Tarplant
Preserve Management Plan and shall have songbt input fi'om the Wildlife Agencies
regarding the Content of said Plan. The Management Plan shall include, among other
things, the timing of conveyance of the Preserve Areas as required by the City and
other provisions as may be set fbrth in the City's MSCP when adopted by the City.
Prior to tile City's issuance of any grading pern~its for the Project, the Applicant is
required to have an approved Otay Tarplant Preserve Management Plan, approved by
the City and any other appropriate entity if applicable. In no instance shall any
clearing or grading perrail be issued by the City Ibr any area within the SPA until said
Managen~ent Plan has been apl>roved
10. Applicant agrees to establish and tired an endowment to finance the ongoing
management and inail~telmnce of the pl'qiect's Preserve areas,
C PUBLIC FACILITIES, UTILI'FIES AND PHASING (Streets, Transit, Sewer, Water,
Recycled Water, Drainage, Water Conservation)
I 1. The applican| shall install all public f:acilities in accordance with the PFFP, or as
required to meet the Growth Management Threshold standards adopted by the City.
The City Engineer may modily the seqnence of improvement construction should
conditimls cbange to warrant such a revision. The Applicant further agrees to comply
with Chapter 19,09 of tbe Cbula Vista Municipal Code (Growth Management
Ordinance) as may be amended from time to time by tile City. Said Chapter includes
but is not limited to Threshold
Standards (19.09.040) Public Facilities Plan lmplemeutation (19.09.090) and
Threshold Compliance Procedures ( 19.09, 100).
12 Prior to tile approval of the first tentative subdivision map within the SPA area, the
Applicant and tile City shall determine whether detached sidewalks (parkways) will
be allowed on select residential streets within the project, and under what conditions
as determined by the City. The Applicant shall process whatever, if any, SPA
amendnlents are determined by tile City as necessary to allow the detached sidewalk
Resolution 1963 1
Page 7
configuration to occur. Any said amendments shall be completed and approved prior
to the approval of the first final map in any area that includes a residential street with
said detached sidewalk configuration.
13. The installation of transit facilities along East H Street/Proctor Valley Rd. shall be
concurrent with transit service availability. Since this may not coincide with project
development of the adjoining area, the Developer shall deposit fimds associated to the
subject transit improvements in the amount determined by the City's Transit
Coordinator, or make other equivalent guarantees acceptable to the Transit
Coordinator, to insure that these facilities are installed when requested by the City.
Said guarantees shall be in place prior to approval of the first final subdivision map
within the SPA area.
14. The Applicant shall comply with City Council Policy 570-03 adopted by Resolution
17491 ti3r ally sewer pump stations that are proposed.
15 Prior to approval of the first tentative subdivision map within the SPA area, the
Applicant shall provide written evidence Ii'om the Otay Water District that the
Applicant has submitted, and the District has reviewed and approved, the required
Water Subarea Master Plain (SAMP) fi3r the project. To comply with the
requirements of the PFFP, any water system ~hcilities outside of a particular SPA
phase which the SAMP identifies are necessary to support that phase, shall be
constructed by the Applicant, or as arranged between the Applicant and Otay Water
District. The Applicant shall provide the City with 6 copies of the approved SAMP.
16. Prior to approval of the first tentative subdivision map within the SPA area, the
Applicant shall provide a Revised Delention Basin Study which analyzes the
relocation of the detention basin fi'om the west end of Neighborhood "L" to the
northwest corner of Neighborhood "K". Said Stndy shall be reviewed and approved
by the City Engineer prior to tentative subdivision map approval.
17. The Applicant shall modif~ the San Miguel Ranch Water Conservation Plan (WCP)
as necessary to incorporate new water conservation measures, and/or to participate
in pilot projects to evaluate new measures, such as graywater systems, as adopted by
the City Council, and comply and remain in compliance with said provisions. The
City shall review compliance ill coajunction with each final snbdivision map review,
and the Applicant shall be required to modify, the \,zCP to incorporate those new
measures which are in effect at the time each linal map is approved. The new
measures shall apply to development within that, and all future final map areas, but
shall not be retroactive to those development areas which received final map approval
prior to the ef~ct of the subject new measures
D. PARKS AND RECREATION, AND TRAILS
Resolution 19631 ~
Page 8
18. TIle Applicant acknowledges that the City is in the process of preparing and adopting
a City-wide Parks Master Plan. In order ti3r the City to approve the Project prior to
the adoption of the Parks Master Plan, Applicant hereby agrees to coinply with the
provisions of said Plan when adopted as it may alli~ct thcility and other requirements
for tile San Miguel Ranch Community Park
19. Any additional, net usable acreage to be provided at the community park site in
satisfaction of a portion of the project's Community Purpose Facility acreage as
presented in condition #24. shall be above and beyond the 15.66 net acres currently
proposed li.~r-the community park site, and shall be reflected on the project's tentative
subdivision map prior to the map's approval. The Applicant acknowledges and agrees
that the purpose of this additional acreage is to provide a multi-purpose community
meeting building and associated parking sufficient to a accommodate Community
Purpose Facility uses m order ti3r Developer to be in compliance with Section
19.48025(B) ol'the Chula Vista Municipal Code. Developer further acknowledges
and agrees that such improvements will be required elements of the San Miguel Ranch
Comnmnity Park Master Plan as approved by the Director of Planning and Building.
20. Prior to approval of the first final snbdivision map within the SPA area, tile Applicant
shall coordinate with the City to determine the final alignment and connection of the
required Greenbelt Trail (equestrian/pedestrian) within and/or adjacent to the San
Miguel Ranch project site, with the Otay Water District property portion of the
Greenbelt Trail system. The City's preti:rence is fi.~r the San Miguel Ranch portion
to remain on-site to the eastern edge oftbe property, and make a connection to Otay
fi'om that point.
21. Submit and obtain approval by the Director of Planning and Building, and the Parks
and Recreation Commission of a master plan fi_w the San Miguel Ranch comnmnity
park site. Park acreage credit may be revised as a result of the final approved park
plans as deemed appropriate by the Director of Planning and Building
E. AGREEMENTS/FINANCIAL
22. Applicant acknowledges that the Fiscal hnpact Analysis identifies that the project will
operate at all annual fiscal deficit to the City at buildout, and that the Applicant shall
be responsible to mitigate that deficit. A "reserve fund," or other appropriate
mechanism to tile satisf:action of the City, shall be established prior to annexation
and/or approval of the first tentative subdivision map within the SPA area. The
Applicant shalI then provide tile funding as prescribed.
F. AFFORDABLE HOUSING
23. Prior to, or concurrent with approval of the first final subdivision map within the SPA
area, tbe Applicant shall enter into an agreement with the City, specifying the phasing
of required aftbrdable housing units in relation to ongoing development entitlements
--, Resolution 1963 1
Page 9
for the overall San Miguel Ranch project, and guaranteeing the provision of affordable
housing units in accordance with the San Miguel Ranch Affordable Housing Plan to
the satisfaction of the Director of Community Development.
G. LAND USE
24. The Applicant and the City acknowledge that the Applicant will not be able to satisfy
the project's entire 5.76 acre Community Purpose Facility (CPF) requirement
(pursuant to Section 19~48.025(B) of the Chula Vista Municipal Code) at SPA Plan
area "M" due to site characteristics and topographic constraints. Prior to approval
of the first tentative subdivision map within the overall SPA area, the Applicant shall
provide a final, net riseable acreage site at the primary CPF site (SPA Site Utilization
Plan area "M") , which shall be between 3.0 and 3 5 net acres to ensure a viable site
for such facilities, and shall be reflected oil the tentative map. The difference between
that final net, useable acreage at SPA Plan area "M" and the required 5.76 acres of
CPF, shall be provided by the Developer at the Community Park site through
equivalent expansion of the current net useable acreage of the community park of
15.66 acres. The resulting total net acreage and configuration of the community park
site shall be reflected ol/the tentative subdivision map, and the multi-purpose
--_ community meeting building and related parking requirement included in the tentative
map conditions of approval
25. Applicant acknowledges that pursuant to Section 19.48025(B) of the Chula Vista
Municipal Code, alternate fi. mns of compliance for required CPF acreage, such as
presented in condition #24 above, mnst be approved by the City Council as part of its
action on the SPA Plan, and predicated upon guarantees that other community
purpose facilities are made available to the public. Attached hereto as Exhibit B, and
incorporated herein, are errata pages from the San Miguel Ranch SPA Plan presenting
necessary changes to the final document to asstire that adequate CPF acreage and
fi~cilities will be made available
Vll. CONSEQUENCE OF FAILURE OF CONDITIONS
lfany of the f~argoing conditions f~ail to occur, or it'they are, by their terms, to be implemented
and maintained over time, and any of such conditions l~ail 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 issnance of shall illlure building permils, deny, revoke or further
condition all certificates of occupancy issued under the anthority of approvals berein granted,
instituted and prosecute litigate or compel their compliance or seek damages tier their violations. No
vested rights are gained by Developer or successor in interest by the City approval of this Resolution.
VII1. 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
Resolution 1963
Page I 0
any one or more terms, provisions or conditions are determined by the Coua of competent
jurisdiction to be invalid, illegal or unentZ3rceable, if the city so detern~ines in its sole discretion, this
resolution shall be deemed to be revoked and no fin'ther in t~rce or in ett~ct.
Presented by Apl~roved as to tbrm by
Robea A. Leiter Jo aheny ' ~
Planning and Building Director ~ttorney
PASSED, APPROVED, and ADOPTED by the City Council of the City of Chula Vista,
CaliBrnia, this 19th day of October, 1999, by the BIIowing vote:
AYES: Councihnembers: Davis, Moot, Padilia, and Salas
NAYS: Councihnembers: 14o~lon
ABSENT: Councihnembers: None
Shirley Hortot~ Mayor
ATTEST:
Susan Bigelow, City Clerk
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO )
CITY OF CHULA VISTA )
I, Susan Bigelow, City Clerk of Chula Vista, Cali~i~rnia~ do hereby certi~ that the foregoing
Resolution No. 19631 was duly passed, approved, and adopted by the City Council at a regular
meeting of the Chula Vista City Council held on the 19th day of October, 1999.
Executed this 19Ih day of October, 1999.
Susan Bigelow, City Clerk