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HomeMy WebLinkAbout!Ch 07.00 Gro IndChapter 7 Growth Inducement Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 7-1 City of Chula Vista November 2013 Chapter 7 Growth Inducement Under CEQA Guidelines Section 15126.2(d), a project is defined as growth inducing when it directly or indirectly: ■ Fosters economic growth, population growth, or the construction of additional housing in the surrounding environment; ■ Removes obstacles to population growth; ■ Taxes existing public facilities and services; and/or ■ Encourages or facilitates other activities that could significantly affect the environments, either individually or cumulatively. Growth inducement is generally dependent on the presence or lack of existing utilities and municipal or public services. The provision of services and utilities in a non -serviced area can induce growth between newly serviced areas and the community from which the facilities are obtained. In ad dition, growth inducement can also be defined as growth that makes it more feasible to increase the density of development in surrounding areas. 1. Growth Inducement due to Population Growth The project would directly contribute to population growth from the development of residential dwelling units, which would accommodate a population of approximately 5,737 people. The Chula Vista Growth Management Plan calls for directing growth in and around the city in an orderly fashion, to avoid “leapfrog” development, to protect and preserve the city’s amenities, and to guide growth in a general west to east direction. The General Plan and Otay Ranch GDP, as amended, includes the 2,050 residential units and 300,000 square feet of commercial and office floor area proposed in the SPA Plan and TM in its growth forecast for Otay Ranch. Implementation of the SPA Plan and TM would allow the development of residential units within an existing vacant area. As required by the GDP, the SPA Plan includes a site utilization plan, development regulations, and design guidelines to ensure that development is facilitated in a comprehensive and coordinated manner. The development proposed for Village 8 West would result in an inclusive community, maintain a balance between housing and employment, and allow population to grow adjacent to existing urban areas and in proximity to public transit. The Town Center would provide neighborhood commercial services, increase pedestrian-friendly mobility choices, and medium to high- density residential uses in a high-density, mixed-use area. Chapter 7 Growth Inducement Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 7-2 City of Chula Vista November 2013 Implementation of the Village 8 West SPA Plan and TM would not represent “leapfrog” development. The site is surrounded on three sides by developed land or land planned for development by the General Plan and Otay Ranch GDP. Village 7, to the north of Village 8 West, is partially developed. Olympian High School and Magdalena Avenue have already been constructed and are directly northeast of Village 8 West. Village 8 East, to the east of the project site, and the remainder of Village 4, to the west, are currently undeveloped but are planned for development under the General Plan and GDP. The open space to the south of the project site is the Otay River Valley and is part of the Chula Vista MSCP Subarea, the Otay River Valley Regional Park, and the Otay Ranch Preserve. The project does not facilitate growth in an area of the city that was not planned for residential growth or that was projected to remain vacant. Therefore, consistent with the conclusion of the 2013 GPA/GDPA SEIR, implementation of the SPA Plan and TM would not result in a significant growth inducement impact associated with population. 2. Growth Inducement due to Removal of Obstacles to Population Growth Implementation of the project includes public infrastructure improvements that would support development in Village 8 West, such as water, sewer, and drainage pipelines, and new transportation facilities. These improvements would not open up new areas to development because on-site infrastructure would be sized to the serve Village 8 West and specific surrounding development proposed in the General Plan and GDP. Infrastructure would not include excess capacity that would allow for additional unplanned development. The mitigation measures identified in Section 5.15 would ensure that public utilities would be provided concurrently with development. Therefore, consistent with the conclusion of 2013 GPA/GDPA SEIR, implementation of the SPA Plan and TM would not result in significant growth inducement associated with removal of obstacles to population growth as necessary. 3. Growth Inducement due to Economic Growth The project would generate direct and indirect population growth and employment opportunities through the construction of housing and non-residential land uses. As people choose to live within the project area rather than elsewhere in the San Diego region, a potential for economic growth would evolve. The project would accommodate economic growth within the development by providing services and employment opportunities to support its residents. The increased population of the area would further foster economic growth by increasing demand for local retail and stimulating employment opportunities. The economic growth of the project area would not be considered growth inducing, because the project includes mixed-use development that would provide a balance between jobs and housing. Village 8 West includes several different of housing options, as well as a variety of retail, commercial, and office space opportunities to provide employment options. Additionally, Village 8 West is located in close proximity to the EUC, the RTP, and University site, which would support a balance of jobs and housing in the area. Therefore, consistent with the conclusion of the 2013 GPA/GDPA SEIR, implementation of the SPA Plan and TM would not result in significant growth inducement associated with economic growth. 4. Growth Inducement due to Construction of Additional Housing Village 8 West would accommodate 2,050 residential dwelling units. Residences developed in Village 8 West would be new homes on currently vacant land that are envisioned by and consistent with the General Plan and GDP, as amended. Implementation of the project would accommodate an already projected increase in population. By adding new residents, the amount of potential consumers would increase, resulting in the need for additional commercial services. The project is a mixed-use plan, the Chapter 7 Growth Inducement Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 7-3 City of Chula Vista November 2013 intention of which is to provide opportunities for both homes and employment. Residential growth in Village 8 West would not induce additional growth beyond what is proposed for the Otay Ranch area because it provides mixed-use development that complements land uses proposed for the surrounding villages. Therefore, consistent with the conclusion of the 2013 GPA/GDPA SEIR, the project would not be growth inducing with respect to the construction of additional housing due to the fact that the SPA Plan and TM include planned commercial growth in the area to support residential development and provide employment opportunities. 5. Taxation of Existing Public Facilities and Services As discussed in Section 5.9, Public Services, and Section 5.15, Public Utilities, the mitigation measures identified in these sections would ensure that the proposed project would meet the requirements of the Growth Management Plan. The PFFP implements the Chula Vista Growth Management Program and Ordinance. The intent of the PFFP is to ensure that the phased development of the project is consistent with the overall goals and policies of the Chula Vista General Plan, Growth Management Program, and the Otay Ranch GDP. The PFFP ensures that development of Village 8 West will not adversely impact the city’s quality of life standards by requiring public facilities and services concurrent with demand. 6. Other Activities that Significantly Affect the Environment The project does not include any components that would encourage or facilitate any other activities that would significantly affect the environment. The land uses proposed in the SPA Plan are consistent with the General Plan and GDP and would not encourage or facilitate any off-site unplanned uses. The regional circulation connections proposed in the Village 8 West circulation system, such as Main Street and Otay Valley Road, are also consistent with regional planning and the City’s Transportation Element. The proposed trail connection through the Preserve that will ultimately connect to the Otay Valley Regional Park and Greenbelt Trail would provide access to open space areas that may include sensitive biological resources. However, the Otay Valley Regional Park is planned to include public access trails, and passive uses such as trails are considered appropriate uses in the MSCP Subarea Plan. The trail would include fencing and signage to direct users to stay within the designated trail. Therefore, the project would not result in other activities that would significantly affect the environment. 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