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HomeMy WebLinkAboutAgenda Statement 1985/02/19 Item 5a,c COUNCIL AGENDA STATEMENT Item 5A Meeting Date 2/19/85 'ITEM TITLE: PUBLIC HEARING: PCM 84-9, Consideration of Sectional Planning Area (SPA) Plan, Public Facilities and Financing Plan and Development Agreement; EastLake Development Company Resolution ��7-�5`- Approving the Sectional Planning Area Plan Public Facilities and Financing Plan - EastLake I SPA Ordinance�/�02 Adopting - the Development Agreement for the EastLake I SPA SUBMITTED BY: Planning Director pl� (4/5ths Vote: Yes No X ) REVIENED BY: City Manager This item involves the consideration of the EastLake I Sectional Planning Area (SPA) Plan and related items for a 892 acre project. The project represents the first phase of development of the Janal Ranch which contains 3,073 acres. The first phase was annexed to the City in August of 1983. The EastLake I SPA Plan covers a smaller area (892 acres) than the 1 ,267.9 acres addressed in the EastLake I 6eneral Development Plan. The EastLake I SPA Plan does not include the area south of Telegraph Canyon Road (currently named Otay Lakes Road). This area will be addressed in a supplemental SPA Plan at a later time (375.8 acres and 1 ,299 du) . Thus, this project consists of 892 acres and proposes 2,384 dwelling units. The Environmental Impact Report for the items described herein was certified by the City Council on January 29, 1985. RECOIR�NDATION: Approve the EastLake I Sectional Planning Area (SPA) Plan (subject to the Conditions of Approval listed in Section 4) and the Public Facilities and Financing Plan and Development Agreement (Findings contained in Attachment 1 ) . BOARDS/COMIISSIONS RECOhQ4ENDATION: The Planning Commission is scheduled to consider the map on February 13, 1985, therefore their recommendation will be forwarded to Council in a separate letter. DISCUSSION: l . EASTLAKE SECTIONAL PLANNING AREA ( SPA) PLAN The General Development Plan and text requires the preparation and approval of a Sectional Planning Area (SPA) Plan before subdivision maps and site plans are considered. The purpose of the SPA Plan is to provide a more specific plan for the development of a planned community which, due to its size or complexity cannot be subdivided and built in its entirety at one time. A second purpose of the SPA Plan is to provide the planning framework (land use, density, open space, circulation, public facilities, and design policy) to guide the preparation of individual project plans. Many Page 2, Item 5A Meeting Date 2/19/85 building firms will De carrying out specific projects within EastLake I at different times over the next several years. The SPA Plan will ensure that individual projects will be consistent with the purpose and intent set forth in the SPA Plan. The SPA Plan is a surtonary prepared by the City based on an extensive amount of research submitted by the EastLake Development Company. Substantial refinements were made by the City and other public agencies. Once adopted by the City Council , the SPA Plan establishes the basic design, land use allocations and development guidelines for the project. Plan Structure EastLake is intended to be a balanced community with a broad range of housing types and prices plus an employment park and village center. The structure of the cormnunity is organized into four residential neighborhoods with connecting open space, parks and trails. The high activity nodes are located on the east side of future Route 125 and the residential areas are located on the west side. Each of the four neighborhoods contains a major focal point such as elementary school/park, lake/beach club or water feature. Low density residential is located on the north side of "H" Street and moderately higher densities are located on the south side of "H" Street. The Village Center will contain mixed uses such as retail , office, senior citizen residential , apartments and public facilities. The employment park is planned to have principally high tech firms located around the nine (9) acre park and a variety of non-high tech and multi-tenant uses on the peri phery. Transportation System The initial access to the industrial area will be Otay Lakes Road (to be renamed Telegraph Canyon Road). Access to the residential areas will be East "H" Street. The third major arterial will be a new road running north-south which is referred to as Route 125. Although it is being planned as a future 8-lane freeway, initially it will be a two lane or four lane road extending to the north. The road is designed as a link between I-54 to the north and the second border crossing area to the south. The principal collector street within the boundaries of the project is EastLake Parkway which will connect each of the residential neighborhoods and extend over to the Village Center and southerly to the future high school. Eastlake Parkway will function as the main internal collector street providing access between all four neighborhoods. Special landscaping, trails, and bike lanes are planned for EastLake Parkway. The major offsite streets include East . "H" Street, Telegraph Canyon Road, Rutgers, Otay Lakes Road and Route 125. The precise responsibilities for improvements and time schedule are addressed in the Public Facilities and \��3a �- Page 3, Item 5A Meeting Date�19/85 Financing Plan. An area-wide benefit assessment analysis will be conducted by the City to establish the fair share obligation for improving major streets in the area east of I-805 by respective developers in the area, In addition to automobile transportation facilities, Eastlake will build a transportation center within the Village Center to serve the expanded local and regional bus service. Park and ride facilities will be incorporated into the Village Center parking areas. Open Space and Recreation The EastLake I SPA Plan provides for 250.8 acres of open space and 32.8 acres of park land. A General Landscape Plan is included within the SPA Plan which describes the various treatment of the open space lands. Some will be left in a natural condition and other areas will be planted and irrigated to achieve neighborhood identity and/or linkages between neighborhoods. Major entries into the development will receive highly manicured treatment to identify the coimnunity. Four private parks plus 3 mini-parks will be fully developed and maintained by the Master Homeowners Association. The one public park is proposed next to the future hi gh school and wi 11 be treated i n a future submittal . The major recreational facility for the project will be a 17 acre lake located in the EastLake Shores neighborhood. This lake will provide sailing and fishing plus a trail system for jogging and walking around the lake. Residential units will be sited back from the lake to allow people to use all of the lake shoreline. A beach-park facility is planned adjacent to the 17 acre lake to provide swirtuning, water sports, volleyball and outdoor picnicing. Although privately funded and maintained by EastLake and the homeowners association, all of the park facilities will be open to the public except the swimming pools and tennis courts located in the neighborhood parks, which will be fenced. A system of bike lanes and pedestrian walkways are planned to provide access within the project from residential areas to recreational , shopping and other co�mnunity facilities. Public Facilities Public facilities such as roads, sewers, water facilities, drainage facilities, fire station, library, transportation center and other required facilities needed to serve the project will be provided by the EastLake Development Company. The developer will install the necessary public facilities within the project in accordance with the phasing plan for the development. . �- _��°�3a r. Page 4, Item 5A Meeting Date�7l�Sj$5 Certain offsite facilities such as drainage facilities and major road widenings or extensions are outlined in the Public Facilities and Financing Plan. The timing and method of building the transportation facility referred to as Route 125 from EastLake I to State Route 54 is the major offsite facility being planned for future development within the next 5-10 years. Transportation studies have been conducted by the EastLake Development Company, the City Engineer and SANDAG, WESTEC Services, and a private traffic engineering consultant, Mr. Gary Hansen. Mr. Hansen's analysis of the other studies has provided the basis for the City Engineer's recortunendation contained in the Public Facilities and Financing Plan. Design The cortonunity design guidelines treat various design elements that contribute to cortununity character. Building scale, landscaping, fencing, street design, lighting, signage and project design must work together to create a well designed community. Many of the comnunity design guidelines included in the SPA Plan represent design principles to guide builders and City staff in reviewing more detailed project plans at a later date. Those items that relate to community features such as landscaping, fencing, lighting, signing, open space and recreation, and the major and collector street system are treated in more detail to ensure consistency with the overall project design. Future submittals involving site plan and architectural review will address the remaining elements of site design. 2, PUBLIC FACILITIES AND FINANCING PLAN The requirement for preparation of a Public Facilities and Financing Plan was established in 1982 with the City Council 's adoption of the Planned Community District Regulation for EastLake I. The purpose of the plan was to set forth the method and source of funding by the developer to finance the public facilities required to support the project and a development phasing plan setting forth capital improvement program elements and schedules for implementation. The Public Facilities and Financing Plan is an essential component of the SPA Plan. Together, these documents contain the City's official policy to guide future decisions regarding public and private development of the property. \�3a . �,_� Page 5, Item 5A Meeting Date� The facilities required for the efficient and orderly development of the project are as follows: a. Road facilities b. Water facilities c. Sewer facilities d. Educational facilities e. Fire and Police facilities f. Park and Recreation facilities . � g. Library facilities h. Public utility facilities Road Facilities All onsite road improvements will be built by the developer as conditions of tentative subdivision map approval . Offsite road improvements identified by the City's traffic analysis will be financed by developers or a Facilities Benefit Assessment District, where each developer in the affected area will participate in financing the improvements. The streets identified for. improvement by 1995 are: East "H" Street, Telegraph Canyon Road, Otay Lakes Road, Rutgers, Route 125, Proctor Valley Road, Paseo Ranchero, Paseo Del Rey, and Corral Canyon Road. The level of improvement and timing will be determined by the rate of cumulative development in the area. An annual monitoring program will tie established to track actual traffic generation rates from development to ensure that improvements are built in accordance with need. EastLake developers will construct offsite improvements or will be assessed their fair share for the cost of offsite improvements. Water Facilities The Otay Municipal Water District will provide water service to the project. EastLake will annex to Improvement District 22 and pay annexation fees to the District. These fees will be used to construct water reservoirs, pipelines, pump stations, and related facilities. All water facilities will be financed by the developer. Sewer Facilities Since Eastlake lies in several drainage basins, sewer lines will be connected to the Telegraph Canyon Trunk Line, the Proctor Valley system and Long Canyon. On-site facilities will be constructed by the developer. Fees will be charged by the City for sewer connection and reimbursements for capacity in the Telegraph Canyon Trunk Line. �=����a Page 6, Item 5A Meeting Date�7T�5jff5 Educational Facilities Eastlake I will generate approximately 875 elementary students and 418 secondary students. An elementary school will be built to serve the first phase of EastLake I. A second elementary school will be necessary to serve future phases of the project. A location for a new high school has been identified by the high school district, but based on available capacity, a new high school will not be needed for this first phase. Separate agreements will be signed by the elementary and high school districts with the EastLake Development Company to guarantee educational facilities will be available concurrent with need. Fire and Police Facilities The City is adequately served by the central police facility, however, additional staff and equipment will be needed once EastLake I is occupied. No new facilities are necessary to provide police services at this time. Fire protection facilities may need to be augmented with a new fire station and start-up equipment to provide an adequate level of service to the area. EastLake Development Company is obligated to dedicate a site, build a station and provide start-up equipment or contribute funds to a new station. Further detailed analysis of the cost, demand, and location of the fire station will be conducted prior to any final decision by the City Council . Park and Recreation Facilities There will be seven (7) private parks constructed and maintained by the Master Homeowners Association. A complete range of facilities is planned within the seven parks. Al1 facilities will be open to the public except for the swirmning pool and tennis courts which will be fenced. A total of 32.8 acres of park land will serve the project. Library Facilities A "store front" library site has been reserved within the Village Center for future use. In addition, a one (1 ) acre site is being reserved for construction of a branch library, should future development in the eastern area create the need for a larger facility. Various options to provide library service will be studied by the City in conjunction with the General Plan update for the total area. �-�`�'3a Page 7, Item 5A Meeti ng Date�/1�3/8� Public Facilities Telephone, gas, electricity and cable television facilities have been planned in cooperation with the respective utility companies. Discussions between EastLake Development Company and the City will continue with respect to a telecoimnunications system to provide for traffic signal interconnections, full service alarm capacity, emergency health telecoimnunications system, water system telemetry and telecoimnunication capability for high technology firms within the industrial park. 3. DEVELOP�IENT AGREEMENT A development agreement, as permitted by California law, is a relatively new tool that helps a public agency and a large scale development identify what the rules are before large sums of public and/or private money are invested in a project. A development agreement does not take the place of a general plan or zoning or subdivision map. It is an agreement that sets forth the coimnitments the developer will do and the commitments the City will do. In short, the EastLake Development Company agrees to provide the public and private improvements identified in the SPA Plan and the Public Facilities and Financing Plan and the City agrees not to change the planning and zoning approvals applicable to EastLake I during a specified period of time. • Future land use decisions must be made in accordance with the City's laws and policies in effect when the agreement was entered into, with certain exceptions regarding new State or federal laws. Development agreements may be deliberately written to be flexible to allow the City and the developer to solve specific problems in a cooperative manner. The implications for the City are essentially that a development agreement specifies the time during which the City agrees not to change its regulations, the permitted uses of the property, the density or intensity of uses, and provisions for dedication or reservation of land for public purposes. The agreement may also include any other terms and conditions including time schedules for development or additional public services and facilities to be provided by the developer. The law does not prevent the City from subsequently denying or conditioning the project so long as such decisions are not based upon a zoning or plan change which occurred after entering into the development agreement. 4. CONDITIONS OF APPROVAL OF EASTLAKE I SPA PIAN a. The lotting and street pattern shown on the EastLake I SPA Plan map may be modified by the City Council during tentative subdivision map consideration. � ��q3� Page S, Item 5A Meeting Date 2/19/g5 b. Street connections to the south in the Eastlake Shores neighborhood shall be as required on the tentative subdivision map. c. The alignment of the street connection from EastLake Hills neighborhood to Rutgers shall be as required on the tentative subdivision map. d. Lot 64 located at the southeast quadrant of Route 125 and East "H" Street shall be deleted. e. The ultimate right-of-way width for future Route 125 shall be as required on the tentative map to accommodate an eight lane freeway. f. The EastLake Development Company shall provide five percent of the total dwelling units in EastLake I SPA Plan to affordable housing units for low income households and five percent of the total dwelling units for moderate income households. The fotlowing definitions shall apply: "Affordable Housing Units" means housing units that do not exceed 30 percent of the monthly income of the occupant household. "Moderate-Income Households" means households whose annual income in between 80 percent and 120 percent of the HUD - published median income for the San Diego Standard Metropolitan Statistical Area. "Low-Income Households" means households whose annual income is not more than 80 percent of the HUD - published median income for the San Diego Standard Metropolitan Statistical Area. On r half of the total number of low and moderate income units shall be constructed by the time the number of constructed units reaches 50% of the total project units (1192 du. ). The remaining one-half of the low and moderate income units shall be constructed by the time the number of constructed units reaches 75� of the total project units (1788 du. ) . The City of Chula Vista will endeavor to work with the project sponsor of affordable housing through various financing mechanisms including tax exempt mortgage financing programs, redevelopment tax increment low and moderate income housing program and any other programs designed to provide affordable housing. g. Modifications of lotting, grading, street patterns and connections approved by the Planning Commission and City Council on a tentative subdivision map may be subsequently reflected on the EastLake I SPA Plan as an administrative matter �- \\�g� Page 9, Item 5q Meeting Date 2/19/85 h. In order to promote density flexibility and residential diversity, the transfer of dwelling units from one residential category to another within the SPA Plan may be approved without amending said plan when evidence is provided that the proposed transfer would substantially improve the spatial or functional relationships of land uses. An increase in the number of dwelling units must always be accompanied by a corresponding decrease in dwelling units in another area covered by the SPA Plan. WPC 1583P by t�e City Council of Chula Vista, California . Dated � ^I 4� �s� q.�a �-- .� COUNCIL AGENDA STATEMENT I tem 5, Meeting Date 2/19/85 ITEM TITLE: Public Hearing: � PCM-84-9, Consideration of Sectional Planning Area (SPA) Plan, Public Facilities and Financing Plan, Development Agreement - EastLake I PCZ-85-D, Amendment of the EastLake I Planned Community District Regulations (Ord. . No. 2002) Chula Vista Tract 84-9, Tentative Residential Subdivision IAap for EastLake I "Candidate CEQA Findings," EastLake I SUBMITTED BY: Director of Planning ��L (4/5ths Vote: Yes No x ) REVIEWED BY: City Manager On January 29, 1985, the City Council certified Fina1 EIR-84-1 , for EastLake I, adopted the amendment to the General Development Plan and approved in concept the SPA Plan, Public Facilities and Financing Plan and Development Agreement and referred the latter three items back to the Planning Cortunission for recoimnendation. Due to the short time between the Commission's consideration of these items and the docketing deadline for the Council 's public hearing, the Planning Cormnission recortunendation will be forwarded to the Council by separate memorandum. RECOPN�NDATION: That Council : a. Approve the Sectional Planning Area (SPA) Plan (subject to the conditions � listed in the staff report) , Public Facilities and Financing Plan and Development Agreement (findings contained in Attachment 1 ) . b. Adopt an ordinance approving� the amendment of the Eastlake I Planned Cortununity District Regulations and repealing the Planning Community District Regulations adopted by the City Council on September 7, 1982 (Ordinance No. 202) for the area of EastLake I north of Otay Lakes Road (Telegraph Canyon Road) . c , Approve the tentative residential subdivision map for EastLake I (Chula Vista Tract 84-91 subject to the conditions listed in the staff report. d. Adopt the attached "Candidate CEQA Findings." � by tha City Co��cil of \�3a Ch�la Vista, Caliiornia ��--�\ Dated � - � 9� �S— Page 2, Item 5 Meeting Date�7T�7$� BOARDS/COhQAISSIONS RECOt�IENDATION: The Planning Commission recormnendation will be forwarded to Council by separate memorandum. DISCUSSION: 1 . City Council Action on January 29, 1985 The City Council 's approval in concept of the EastLake I Sectional Planning Area (SPA) Plan, Public Facilities and Financing Plan and Development Agreement included the following referrals to staff: a. Staff provide Council with a summary of the phasing and costs related to both on-site and off-site traffic improvements connected with the EastLake project as well as assuring Council that traffic conditions can be accortunodated through the proposed phasing plan before they become a problem to the City. Response: A map has been added to the Public Facilities and Financing Plan (page 34) showing the four stages of development of the project. A second map has been added at page 47 showing the cumulative off-site road facilities by stages. Also attached are two charts showing the projects listed in the Facilities PlarF-both on-site and off-site, by stage, and indicating the responsibility for construction and the financing technique. The facilities and Financing Plan is both a plan and a program for action. The plan shows all of the known projected development east of I-805 (including EastLake I) for the next 5 to 10 years and sets forth a specific list of improvements to the existing circulation system to accortmodate new development. As monitoring reports are prepared each year, adjustments to the plan will be made as changes occur. The irtmediate need is to create the Facilities Benefit Assessment District for the area, set up a capital improvement program for the facilities construction program. These programs are called for in the Facilities Plan and must be carefully structured to assure the orderly development of not only EastLake I , but other development east of I-805. b. Staff to specifically address the need for extending State Route 125 north to State Route 54. Response: The extension of a four lane road along the Route 125 corridor from EastLake to State Route 54 will be needed as development continues to occur east of I-805 because the lack of north-south streets dictates the need to travel on the east-west streets to reach the few existing north-south facilities (e.g. , I-805) . ��,3`� �,` Page 3, Item 5 Meeting Date�7T�T8� The question is when will the Route 125 facility be needed. This depends on how much development occurs over time and what improvements are made to the street system to facilitate traffic movement. , The Facilities and Financing Plan assumes the maximum amount of development in the shortest possible time to determine the earliest date that the Route 12_5 connection will be needed, i .e. , 1990. If the amount of development is more or less than assumed in the traffic projections, then the timing of construction of Route 125 will change. The important point is for the City to set up an annual monitoring program to update the assumptions in the traffic model as changes occur in development rates and amounts. The key to when Route 125 will need to be built is when intersection capacities at Telegraph Canyon Road/I-805, "H" Street/I-805 and Bonita Road/I-805 begin to approach their respective capacities. c. Staff to include amendments to the Public facilities and Financing Plan requested by United Enterprises. Response: The four changes requested by United Enterprises have been incorporated � into the Public Facilities and Financing Plan. d. Staff to address the implementation of a facilities benefit assessment district as it pertains to other beneficiaries related to EastLake. Response: A new Section 12 entitled Admini,stration has been added to the Facilities Plan to outline the proposed program to implement the off-site street improvements called for in the plan. There are three critical elements to the implementation of the Facilities Plan: 1 . A conprehensive traffic monitoring program, 2. An expanded Capital Improvement Program for progrartuning developer funded facilities through public financing mechanisms, and 3. Establishing.a joint powers agreement with the County of San Diego to set up an area-wide Facilities Benefit Assessment District. These mechanisms will ensure that facilities are built in accordance with need and that the cost of such facilities is paid for by benefitting property owners in an equitable manner. � ����� Page 4, Item 5 Meeting Date-27Tt3785 2. EastLake I SPA Plan One additional condition has been added to provide for density transfer within the SPA Plan, subject to the provision that no overall increase in the total number of dwelling units shall be allowed. 3. Public Facilities and Financing Plan Since your Council considered the SPA Plan, Public Facilities and Financing Plan, and Development Agreement on January 29, substantial refinements have been made to the latter two documents. The Public Facilities and financing has been extensively reorganized and the changes requested by United Enterprises have been incorporated into the document. An addition, two new sections (12 and 13) have added. Section 12 describes the administration of the Plan and Section 13 sets up a Reserve Fund mechanism to protect the City against a negative fiscal impact. Chapter Ten lists the major public improvements and assigns the responsibility for funding. Al1 of the on-site public improvements will be installed by the developer through subdivision map conditions or Mello-Roos Districts. The off-site public improvements are phased over a multi-year time frame. The Development Agreement incorporates the Public Facilities and Financing Plan by reference as part of the contractual agreement between the City and the EastLake Development Company to guarantee the provisions of public facilities when needed. The off-site improvements for EastLake will be assured through various means: 1 ) Subdivision map conditions on EastLake. 2) Other developer subdivision map conditions that have already been approved by the City with back-up by EastLake, if needed. 3) Subdivision map conditions on EastLake that may be subject to reimbursement when other development is approved. 4) Facility Benefit Assessment District with back-up financing by EastLake through the Development Agreement. In the event that any of the off-site improvements have not been constructed at the time necessary to meet the demands of EastLake I SPA Plan development, EastLake developers will be prohibited from drawing building permits until adequate facilities are either constructed or under construction. The procedure the City will use to make such determination is more fully described in Chapter 12 of the Public Facilities and Financing Plan. \�3� �,_� Page 5, Item 5 Meeti ng Date�7TtlI8� In addition, a new chart has been added to page 31 to illustrate the relationship between trips generated by various types of land use and building permits. The transportation phasing program is tied to building permits for ease of administration, but the impact analysis is always trip generation. Therefore, the new chart on page 31 provides a mechanism to translate building permits to trips generated by the type of development. 4. Development Agreement The draft agreement has also been redrafted to reflect the discussions that have occurred since January 29. The main provisions regarding public facility improvements are Sections 6.2, 6.2.1 , 6.2.2, and 6.2.3. Section 6.2 describes the public facilities and funding mechanism required by the project. Section 6.2.1 assigns responsibility to the developer to construct the public facilities listed in the Public Facilities and Financing Plan. Section 6.2.2 provides for stopping the issuance of building permits for EastLake if the public facilities called for in the Public Facilities Plan are not provided. Section 6.2.3 provides for reimbursement when EastLake is required to "front" facilities that are wholly or partially the responsibility of other developers. CONCLUSION The respective staff reports pertaining to each of the EastLake project items, subject of this advertised public hearing, are attached. WPC 1723P \`��`� � � i Attachment 1 EASTLAKE I SECTIONAL PLANNING AREA PLAN RECOMMENDED FINDINGS 1 . THE PROPOSED SECTIONAL PLANNING AREA PLAN IS IN CONFORMITY WITH THE EASTLAKE I GENERAL DEVELOPMENT PLAN OF THE PC ZONE AND THE CHULA VISTA GENERAL PLAN. The EastLake I Sectional Planning Area Plan reflects land use, circulation, open space, and public facility uses consistent with the Eastlake I General Development Plan, as amended. 2. THE PROPOSED SECTIONAL PLANNING AREA PLAN WOULD PROMOTE THE ORDERLY, SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREA. The SPA Plan and Public Facilities and Financing Plan contain provisions to ensure the orderly, phased development of the project over a 5-6 year , period. Public road improvements phasing schedules will control the sequential development of the project. The Public Facilities and Financing Plan contains provisions to halt the issuance of building permit if needed public facilities are not available concurrent with need. 3. THE PROPOSED SECTIONAL PLANNING AREA PLAN WOULD NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION OR ENYIRONMENTAL QUALITY. Perimeter open space and/or single family detached residential is planned adjacent to existing residential areas to the west and south to ensure the continued residential enjoyment of adjacent residents. Circulation is provided by street connections to the west, north and south to ensure orderly traffic movement. Supplemental environmental impact analysis documents the. overall . benefits to the environment, including mitigation measures to protect environmental quality of the region. WPC 1586P �--/i�.�s� S �� " . CHART 3 EASTLAKE I PUBLIC FACILITIES , AND FINANCING PLAN ON-SITE FACILITIES - STAGE DESCRIPTION PROJECT N0. RESPONSIBILITY 1 A EastLake Parkway b/w EastLake Hills & 2 EastLake EastLake Shores 1 A EastLake Shores Loop ' 3 . ' EastLake 1 A EastLake Hills Loop 4 . EastLake 1 A Road 'A' - industrial Area 5 . EastLake 1 A . Road 'C' - Industrial Area 6 :. . EastLake 1 A . Road ' D' - .Industrial Area , 7 . EastLake 1 A Road ' F' - Industrial Area 8 -EastLake 1 A Neighborhood Park - EastLake Hills 12 . EastLake 1 A Neighborhood Park - EastLake Shores 13 EastLake 1 A Minor Park #1 - EastLake Shores 14 EastLake 1 B Neighborhood Park - Industrial Area 15. . EastLake 1 B Minor Park �2 - Eastl.ake Shores 16 . EastLake 1 B Elementary School - EastLake Hills 17 EastLake 1 C Telegraph Canyon Road b/w EastLake Parkway & Road A 18. . .. . EastLake 1 C EastLake Parkway b/w Telegraph Canyon & Rt. 125 - 19 EastLake i C EastLake Hills Loop 20 EastLake 1 C Road 'B' b/w EastLake Parkway & Road 'D' 21 EastLake 1 C Road 'C' b/w EastLake Parkway & Road 'E' - 22 EastLake 1 C. Road 'D' b/w Road 'A' & Road 'B' 23 EastLake 1. 0 Road 'E' b/w Road 'B' & Road 'C' -?_4 EastLake � 1 C Minor Park �3 - EastLake Shores 25-_ EastLake II A East 'H' St. b/w EastLake Parkway & Road 'D' 26 EastLake II A Road 'D' b/w East 'H' and. Road 'B' 27 EastLake II A Road 'G' 28 EastLake II B Fire Station #1 29 - Mello-Roos II B Transit Center H1 30 - Mello-Roos II B Library Site 31 EastLake (Dedication) �,��y3� . CNART II ' EASTLAKE I PUBLIC FACILITIES AND FINANCI�JG PLAN � OFF-SITE FACILITIES STAGE DESCRIPTION PROJ.NO. RESPONSIBILITY " RESPONSIBILITY 1 A E. 'H' b/w Rutgers & EastLake Parkway 1 EastLake � Other Developers 1 A 5 mg Water Reservoir 9 Mello-Roos (Otay) Mello-Roos (City) 1 A Water Pump Station & Line 10 Mello-Roos (Otay Mello-Roos (City) 1 A Telegraph Canyon Sewer 11 EastLake Assessment Distri 1 A E. 'H' St.b/w 805 & Hidden Vista 32 Other Developer EastLake 1 A E. 'H' St.b/w Hidden Vista & Otay Lakes 33 Other Developer EastLake Road 1 A E. ' M St.b/w Otay Lakes Road 8 .EastLake 34 EastLake Other Developers Parkway 1 A Otay Lakes Rd.b/w E. 'H' & Telegraph . . �.. • 35 Other Developer EastLake Canyon Road ,_ i B Telegraph Canyon Rd.b/w 805 � Otay Lakes 36 Other Developer EastLake Road 1 B Telegraph Canyon Rd.b/w Otay Lakes Road 37 . . - EastLake . None & EastLake Parkway 1 B Proctor Valley Rd.b/w San Miguel & . 38 Other Developer EastLake Blacksmith Rd. 1 C Telegraph Canyon Rd.b/w Crest Drive 39 F.B.A. EastLake and Paseo Ranchero � 1 C Telegraph Canyori Rd.b/w Otay Lakes Rd. 40 EastLake F.B.A. & EastLake Parkway � � II A Otay Cakes Rd.b/w Bonita„Road & E. 'H' St. 41 F.B.A. Other Developer II A Paseo Del Rey - Extend to 'H' St. 42 Other Developer None II A Paseo Ranchero - Extend to 'H' St. 43 : Other Developer None II B. Corral Canyo� Rd. - Extend.to 'H' St. . 44 EastLake Other Developer II B _ Telegraph Canyon Rd. b/w EastLake 45 EastLake None Parkway & Rancho Janal Road II B SR-125 b/w SR-54 & Telegraph Canyon Rd. 46 F.B.A. EastLake II C . E. 'H' St.b/w 805 & Otay Lakes Road 47 Other Developer EastLake II C I-805/E. ' H' St. Interchange 48 F.B.A. State III San Miguel Rd.b/w Corral Canyon to 49 F.B.A. Other Developer Central ' . III Central Ave. b/w Bonita Road & 50 F.B.A. Other Developer Corral Canyon Road III Bonita Road b/w Otay Lakes Road & 51 F.B.A. Assessment Distric Central Avenue II Bonita/Sweetwater Valley Rd, b/w San 52 F.B.A. Assessment Distric Miguel Rd, and State Route 54 �-/�93� COUNCIL AGENDA STATEMENT Item 5C Meeting Date 2/19/85 ITEM TITLE: Public Hearing: PCS-84-9 - Eastlake I, Chula Vista Tract 84-9 - EastLake Development Company 9'3 el Resolution // Approving Tentative Map for EastLake I Residential - Chula Vista Tract 84-9 SUBMITTED BY: Director of Planning Yj (4/5ths Vote: Yes No X ) REVIEWED BY: City Manager BACKGROUND The subdivision map filed for the residential area identified as Eastlake Hills and EastLake Shores encompasses 282 acres of land proposed to be subdivided into residential lots. In addition, nearly 150 acres of open space, a 10 acre elementary school site, and nearly 24 acres of parkland which includes a 17-1/2 lake are part of the residential package. It should be noted that an additional 1-1/2 acre of mini-parks area is included with the residential development acreage and the major circulation streets such as "H", the two north/south loop systems and the main connecting roads are excluded from these acreage totals. BOARDS/COMMISSIONS RECOMMENDATION: The Planning Commission is scheduled to consider the map on February 13, 1985, therefore, their recommendation will be forwarded to Council in a separate letter. DISCUSSION: RECOMMENDATION: That Council based upon the findings contained in this report, adopt a motion recommending that the City Council approve the subdivision map for EastLake Hills and EastLake Shores subject to the following: 1. The developer shall be required to dedicate and/or construct all public improvements and facilities, determined by the City to be necessary to serve the Eastlake Hills and Shores area. Specific requirements shall be as specified in each phase of development in conjunction with the proposed recordation of final maps as follows: Ref. Public Facilities Financing Plan. Defined Improvements Said improvements shall include but not be limited to: A.C. pavement, base, curb, gutter, sidewalk, landscaped islands, sewer and water utilities, drainage facilities, street lights, signs, and street trees. Also, pavement markings and conduit, pull boxes, signal standards with luminaires only mounted on ultimate bases, and service points for future traffic signals shall be provided. Page 2, Item 5C Meeting Date 2/19/85 On-site Off-site a. Unit #1 Roads #1 ("H" Street) . #34 ("H" St. to Otay #2 (EastLake Parkway) . Lakes Road) #3 (Shores Loop) No number Rutgers from #4 (1/2 of Hill Loop) "H" St. south to Existing improvements, * improved 2-travel lanes plus shoulders. Parks #12 Neighborhood Park #13 Lake Park and Lake #14 Mini-Park b. Unit #2 Roads #20A (1/2 of Hill Loop) Parks #16 Mini-Park c. Unit #3 Roads #20b (connection to . No number - East 1/2 Corral) of Corral Cyn. Rd. (min. 2 travel lanes improved from project to "H" St. d. Unit #4 Roads #26 "H" St. east to 125 . #32/#33 "H" St. to Parks #24 Mini-Park 805 6 lanes-4 lanes . #35 Otay Lakes Rd widen 4 lanes south of * "H" St. . No number-improve. #125 - 4 lanes from project site to Hwy 54 (including any req'd bridges). * Including all other streets shown on the tentative map for the unit phase: full width. Temporary turnarounds shall be provided within the street right-of-way as required by the City Engineer 2. All off-site facilities required to be constructed under the "Public Financing Plan," phasing plan and Development Agreement shall be constructed as an obligation of this developer. The actual amount of improvements shall be dependent upon location and extent of growth of other developments; improvements installed by other developers; results of an annual traffic study to determine levels of service in the eastern sectors of Chula Vista. Where construction of offsite facilities is required which are of potential benefit to other properties, consistent with the Public Facilities Financing Plan, the developer shall provide all necessary funding for such work in anticipation of future reimbursement by benefitting parties. Page 3, Item 5C Meeting Date 2/19/85 3. Prior to the issuance of grading permit (for any area) the applicant shall submit and the City Engineer, the City's Landscape Architect, and Environmental Review Coordinator shall approve appropriate landscaping plans covering said area. The plans may include such items as supplemental canyon tree planting, slope planting and trails as depicted on the overall trails plan. Signs and fencing shall also be included. Any cleaning of brush shall be limited to the boundary lines shown on the approved grading plan. 4. The developer shall request the formation of an open space maintenance district for the maintenance of the median areas prior to the recordation of any map. All other open space and park area maintenance shall be the responsibility of the homeowners association. r 5. The developer shall not be required to pay RCT or PAD fees based on the subdivision plan approval obligating the developer to construct approximately 26+ acres in park as shown in the SPA plan. The improvements of said parks shall be completed prior to or concurrent with each development phase, based on the City's adopted park standards. 6. The developer shall be obligated to provide a minimum of 119 moderate income units within the EastLake Shores/Hills Subdivision (80% to 120% of 0 the median income) as approved by the City's Housing Coordinator. Units may be provided outside of the EastLake Hills/Shores boundaries subject to the Housing Coordinator's approval. The construction of said units shall occur prior to or concurrent with construction of Unit #3. 7. Prior to the issuance of residential building permits in each area, the applicant, working with the school districts, shall furnish evidence to the satisfaction of the City that the school districts are able to provide school service to the future residents of that area. 8. The rear 25 feet of each lot abutting open space areas will be evaluated as to the need for fire retardant plant materials. Attempt will be made to place the material within the Open Space area controlled by the Homeowners Association. Final selection of materials will be determined by the City's Landscape Architect. 9. The applicant shall file a copy of the CC&R'S and the master homeowners agreement with the City. Said documents shall : a. Stipulate all areas of open space maintenance required by the Master Homeowners Association. b. Prohibit the resubdivision or parcelling of S.F. lots to provide for an increase in the number of units specified. c. Require the owner of any lot and subsequent owners to maintain all required landscaping/paving/fencing and buildings in accordance with acceptable City standards. The City shall have the right to enter onto any private lot and perform the required maintenance and assess a change to the individual homeowner. • Page 4, Item 5C Meeting Date 2/19/85 d. Prohibit the installation of any antenna system other than authorized community or association operated systems. e. Prohibit the parking of campers, boats, and trailers except as specified in Section 11.4 of the Eastlake Community District Regulations. f. The rear slope banks of Lots 306-308 shall be maintained as part of the homeowners maintenance association. 10. Prior to the submittal of a final map, the applicant shall submit a master list of street names to cover the entire EastLake development. 11. Decorative block walls up to 6 feet in height shall be required in accordance with the master fencing plan for all lots backing up to major or arterial road system. Lower walls shall be allowed on residential collector systems subject to final approval of landscaping plans for a given subdivision. 12. Construction of any lots located south of "H" Street shall occur only upon site plan and architectural approval as authorized by the City's Planning Di rector. 13. All areas identified on the General Development Plan as medium density or higher shall be depicted as single lots or limited to parcels of 2 acres or more until further subdivision of the properties is authorized through site plan approval. All multi-family lots must have a minimum of 200 feet of street frontage unless a site plan has been approved. 14. 60 foot wide offer for dedication and with bonded improvements for a future road connection from the street "C" to the south property line (future Gotham Street connection) shall be provided. 15. All above ground utility installations proposed in the right-of-way shall be identified on future site plans and placed outside of the normal 5 foot wide sidewalk path. Additional right-of-way or appropriate easement will be required prior to approval of the site plans. 16. The design of all protective fencing required by the City Engineer where slope banks are located within 10 feet of the public right-of-way shall be subject to the approval of City Planning Director. 17. An open space easement shall be provided over the natural and manufactured slopes contained in those lots abutting common open space areas. Said easement shall be granted to the master homeowners association to limit future grading and control maintenance/landscaping. Page 5, Item 5C Meeting Date 2/19/85 18. A maximum of 20% of the lots within a given subdivision may have lot areas 20% below the minimum lot area specified on the PC Regulations provided that the total lot area with the subdivision equals or exceeds the minimum lot area specified times the number of lots in the subdivision. 19. A qualified paleontological monitor shall be present at the pregrading conference with the developer, grading contractor and the Environmental Review Coordinator. The purpose of this meeting will be to consult and coordinate the role of the paleontologist in the grading of the site. A qualified paleontologist is an individual with adequate knowledge and experience with fossilized remains likely to be present to identify them in the field and is adequately experienced to remove the resources for further study. The paleontologist monitor shall be present during the grading of the Sweetwater formation (TSW) on the site. The monitor shall have the authority to temporarily direct, divert or halt grading to allow recovery of fossil remains (primarily marine mammals). At the discretion of the monitor, recovery may include washing and picking of soil samples for micro-vertebrate bone and teeth. The developer shall authorize the deposit of any resources found on the project site in an institution staffed by qualified paleontologists, such as the Natural History of Museum (operated by the San Diego Society of Natural History). The developer should be aware of the random nature of fossil occurrences and the possibility of a discovery of remains of such scientific and/or educational importance which might warrant a long term salvage operation. 20. A minimum of 166 manufactured homes are required to be located within the Shores area. Such units may consist of mobile homes delivered to the site or manufactured housing. All units shall be located on individual lots, for sale lots or a condo, each located on permanent foundations. 21 . Specific methods of handling storm drainage are subject to detailed approval by the City Engineer at the time of submission of improvement and grading plans. Design shall be accomplished on the basis of the requirements of the Subdivision Manual and the Grading Ordinance (#1797 AS AMENDED). Drainage easements for all onsite and offsite facilities shall be provided as required by the City Engineer. 22. Lots shall be so graded as to drain to the street or an approved drainage facility. Drainage shaLl not flow over slopes. • 23. An erosion and sedimentation control plan shall be prepared as part of the grading plans. 24. The developer shall be responsible for the installation of all drainage facilities approved by the City Engineer to carry drainage from the subdivision to existing adequate facilities. t Page 6, Item 5C Meeting Date 2/19/85 25. All energy dissipators proposed shall be permanent devices such as shown o on the Regional Standard Drawing D-41 or similar. 26. The developer shall grant/provide adequate drainage easements for all I offsite public drainage systems. 27. The magnitude and velocity of peak drainage flows leaving the boundaries 3 of this project shall be equal to or less than those under existing conditions. r 28. No diversion of flows between tributary areas shall be permitted in this project. • 29. The developer shall be responsible for the connection of any drainage siltation or erosion problem downstream resulting from this project. 30. The developer shall secure 10 foot sewer easements for all offsite public sewers prior to approval of the Final Map. .. 31 . All sewer facilities shall be designed and constructed in accordance with criteria expressed in the City's Subdivision Manual . 32. Sewers serving 10 or less units shall have a minimum grade of 2%. 33. The developer shall provide adequate offsite sewer facilities to carry the sewage flow from the subdivision to existing adequate sewer lines. The g developer may request the formation of a reimbursement district to finance the offsite costs. 34. The developer shall enter into an agreement with the City to incorporate certain assurances relative to the proposed sewer pump stations. Said agreement shall specify that the developer will be responsible for the cost of: • a. Construction, maintenance, and operation of said proposed pump a station facilities. b. Construction of all sewer relief facilities needed to be provided if overload problems occur prior to the time the facilities are scheduled for construction. c. All damages might occur as a result of overloads created by this project. 35. The developer shall extend sewer lines within the project to the subdivision boundary as necessary for provision of service of upstream properties. 36. Paved access to all sewer manholes and pump stations shall be provided to the satisfaction of the City Engineer. • • • Page 7, Item 5C Meeting Date 2/19/85 37. All sewer lines shall be designed in accordance with City standards to accommodate flows from the entire related upstream gravity basin. 38. Any sewage flows pumped into the Telegraph Canyon Sewer Basin shall be temporary. The developer shall enter into an agreement with the City of Chula Vista agreeing to disconnect from the Telegraph Canyon Sewer those flows diverted from other basins at such time that the City determines that the flows within the trunk system exceed the design flow (3/4 full) for any downstream segment. The agreement shall be secured by bonds or other security to the satisfaction of the City Attorney, in a sufficient amount to provide completion of the sewers in the appropriate gravity drainage basin. 39. All work within the public right-of-way shall be done in accordance with the standard specifications for Public Works construction, the San Diego Area Regional Standard Drawings and the Design and Construction Standards of the City of Chula Vista except as modified with this conditions. 40. The maximum grade at any intersection of two streets shall be 6% within the intersection and for at least 50 feet past the curb lines of each street. 41 . All knuckles shall be in accordance with CVDS 6. 42. The developer shall be responsible for the cul-de-sacing existing LeHigh Avenue north of Gotham Street within the existing right-of-way by installing a concrete curb and gutter and paving. 43. No compound horizontal curves shall be incorporated in street designs. 44. The developer shall grant to the City, street tree planting and maintenance easements along all public streets within the subdivision. Said easements shall extend to a line typically 10 feet from the back of sidewalk in all locations where street tree easements are granted. 45. Street lights shall be provided to the satisfaction of the City Engineer. 46. East "H" Street shall be designed so that a vehicle traveling at speeds of 70 MPH has adequate site distance to stop safely. 47. The developer shall pay the cost of a study to be prepared by an assessment engineer. This study shall determine the proportionate responsibility for each development in the financial plan. Eastlake shall pay its fair share and if required to install improvements in excess of its fair share may request reimbursement from future developers. 48. The developer shall pay the cost of forming a maintenance district for street lighting and landscaping to the satisfaction of the City Engineer. 0\$6 Page 8, Item 5C Meeting Date 2/19185 49. The developer shall provide for a future traffic signal interconnect Y system to the satisfaction of the City Traffic Engineer. 50. Preliminary indications are that standard Traffic Signal Participation fees under City Council policy will not be adequate to cover the developer's fair share for those signal improvements needed for the streets listed in the Public Facilities Plan. Therefore, the developer shall pay his fair share as determined by the City Engineer. 51 . The developer shall provide permanent traffic count stations on East "H" Street, east of Rutgers Street as required by the City Engineer. 52. The developer shall dedicate to the City the following street rights-of-way within the subdivision. (See Condition #1 for proper sequencing. ) a. East "H" Street: A varying width from 106 feet to 110 feet to the satisfaction of the City Engineer. b. Corral Canyon Road: 42 feet half width. c. Streets "A", "B", and "C": As shown on Tentative Map. d. Unnamed connection to Gotham Street: 60 feet and property line returns at Street "C". e. Street "D" and Route 125: Right-of-way width to the satisfaction of the City EngineeR. f. All other public residential streets: 56 feet. The following are Code requirements: 1 . The developer shall plant trees along all dedicated streets within the subdivision. The species, location and number shall be determined by the City Engineer. 2. The developer shall pay Traffic Signal Participation fees in accordance with City Council policy prior to issuance of building permits. 3. The developer shall pay all applicable sewer fees prior to issuance of building permits. 4. The developer shall underground all existing overhead facilities lying within the subdivision. All utilities serving the subdivision shall be undergrounded. 5. All grading work shall be done in accordance with the City of Chula Vista Landscape Manual and Grading Ordinance 1797 as amended. Page 9, Item 5C Meeting Date 2/19/85 6. The developer shall comply with all applicable sections of the Chula Vista 4 Municipal Code. Preparation of the Final Map and all plans shall be in accordance with the provisions of the Subdivision Map Act, Subdivision Ordinance and the Subdivision Manual of the City of Chula Vista. 7. The developer shall be subject to a fee of approximately $300 per equivalent dwelling unit for sewage facility participation as now * tentatively scheduled for public hearing on February 26, 1985 by the Chula Vista City Council. The following map revisions will be required: 1 . Add all symbols used in the map to the legend. 2. Show tree planting and maintenance easements on cross-sections of all streets. 3. Identify all lots shown on the map (i .e. , O.S. , for open space). 4. Add a statement following note no. 2 in the General Notes to present the total number of units. 5. Show adequate right-of-way for a 4.5 foot utility strip along Corral Canyon Road. 6. Show locations of all proposed energy dissipators. 7. Add a key/index map in the front sheet. 8. Add frontage width of all lots. DISCUSSION r 1. General Lotting of Area a. The EastLake Hills and Shore areas are designed to accommodate a variety of house types and lot sizes. The proposed residential area is bisected by "H" street with the Hills area located on the north 4 and the Shores to the south. b. The Hills area features the more traditional square foot lot with some 54 acres in the northern section planned for 104 lots with a minimum lot size of 8,000 sq. ft. Immediately adjacent to the south are 187 lots with minimum areas of 7,000 sq. ft. The areas abutting "H" Street and a part of the elementary school are 5,000 sq. ft. in size. These 162 lots are 50 feet to 60 feet in width. The elementary school and adjacent park act as the focal point of this 453 lot neighborhood. Access to the Hills area will be via "H" Street, Corral Canyon Road and the I-125 corridor. Nearly 94 acres of open space buffers this area from adjoining areas. \�g3� Page 10, Item 5C. Meeting Date z/19/85 c. The Shores area is considerably higher in density with 188 lots in the 4,000-4,500 sq. ft. size. These lots are divided into two areas abutting "H" Street, small 1/2 acre minimum parks are located on the loop road at the entries to these two subdivisions. Five larger lots totalling 66 acres are located against the loop road and are planned to accommodate 663 attached or detached units. One of the parcels abuts the 17 acre lake located in the Shores. Two lots which will accommodate up to 676 attached units are planned for the remaining 35 acres. A total of 1 ,525 dwelling units will be accommodated in the Shores on 137 acres resulting in an overall density for the area at over 11 D/U's per acre. The 17+ acre lake and adjacent 4 acre park will serve as the focal point of the Shores. In addition, 3 mini parks of 1/2 acre each are located on the loop road and an additional 55 acres of open space is located on the periphery. d. The applicant has indicated a further parceling of the higher density multiple family areas will be necessary to satisfy financing programs for the builders of such parcels. A condition as has been placed on the tentative map limiting such lots to a 2 acre minimum until site plan approval has been given by the City. 2. Circulation/Street Improvements Approval of this subdivision for nearly 2,000 dwelling units necessitates conditions of onsite and offsite street improvements which are tied to the EastLake facilities financing plan and yet must be conditioned somewhat independent of that plan. The financing plan and necessity for various road segments is based on an areawide assessment of traffic demands with EastLake development being part of the total area. However, since approval of the EastLake subdivision map would authorize the development to proceed independent of other projects planned in the area, conditions must be applied to this map. The development of EastLake Hills and Shores will require the 4 improvement of: a. "H" Street, both widening and extension from 1-805 to the project to function as the primary east-west traffic corridor. b. The construction of a road in close alignment with the 125 corridor extending from the project boundary to I-54. This construction will most likely involve a bridge constructed over the Sweetwater River. c. The completion of Corral Canyon and Rutgers Avenue from street "Y" to the present improvements in Rutgers. d. The widening of Telegraph Canyon Road and Otay Lakes Road to four lane segments to the project boundaries. �_�\°\3!i • Page 11 , Item 5C Meeting Date 2/19/8b e. The completion of all onsite roads in accordance with the subdivision 4 map design. Construction of the various offsite improvements will be phased with actual construction programs. Residential development for Eastlake is planned for four phases, with each phase containing approximately 500 dwelling units. The first phase of construction will include installation of the park in the Hills area as well as the park and lake in the Shores area. "H" Street will be extended off-site to Otay Lakes Road and Rutgers Avenue completed to provide two driving lanes, linking the subdivision with the intended EastLake Business Park planned east on Otay Lakes Road. (Reference Condition #1 . ) Other major off-site linkages such as the extension of I-125 to #54 will be required with the start of Phase 4 (residential construction) . 3. Street Names The applicant is in the process of submitting a list of street names which will require review by the various City departments. Final approval of the street names is required by the Planning Commission, therefore, it is intended that such names will come back at a later date for your consideration. 4. Lot Areas Although the P.C. Regulations establish minimum lot areas for the various zoning classifications listed, certain lots within a given subdivision will be less than the minimum specified in P.C. Regulations. The City's Zoning Ordinance presently allows for these deviations by allowing for averaging. The conditions placed on EastLake Hills/Shores would allow for a maximum deviation of 20% the lots to be below the minimum lot area specified, provided that no more than 20% of the lots within the subdivision were effected. In addition, the total lot area (within the subdivision) must average out to the minimum standard. In a 5,000 sq. ft. minimum subdivision design having 100 lots, 20 lots could be 4,000 sq. ft. in size provided that the total area of the 100 lots equalled 500,000 sq. ft. Thus, if 20 lots were designed at 4,000 sq. ft. the remaining 80 would have to average 5,250 sq. ft. 5. Low/Moderate and Manufactured Housing Requirements a. The applicant is obligated by the SPA requirements to provide 10% of the housing units for qualified low/moderate income families. The City's Housing Coordinator has determined that a further breakdown is necessary to ensure the construction of low income units. Therefore 5% or 119 units must qualify for low income families. It is anticipated that these units will be constructed offsite from this subdivision in the proposed Village Center area east of the 125 corridor. The project has been conditioned to allow for the construction of 119 moderate income units with the option of allowing a portion of the units to be located in the Village area as well . Page 12, Item 5C Meeting Date 2/ i9/65 b. The original P.C. Regulations stipulated that 6.6% or approximately 166 manufactured homes would be required for EastLake. These units may be either mobile homes or manufactured units placed on permanent foundations and offered for sale. It is anticipated that such housing would be built in the Shores area in the one or more of the RP designated density subdivisions. 6. Schools The applicant is proposing to dedicate and construct one elementary school within the subdivision boundaries. In addition, space within existing junior high schools is available together with other approved or acquired sites located outside the boundaries of EastLake. EastLake is planning for the dedication and construction of a high school and one additional elementary school in the area located south of Telegraph Canyon Road outside the boundaries of the subdivision. A condition of approval requiring letters from each of the school districts (Chula Vista Elementary and Sweetwater High School) will be required prior to the issuance of building permits. Those letters require verification by the district that school service will be available to serve the units proposed for construction. 7. Landscaping The Shores and Hills areas feature nearly 150 acres of open space not included proposed park land. . These open space areas which involve a combination of natural and manufactured slopes will be the maintenance responsibility of a master homeowners association. In addition, a maintenance district will also be established to cover any areas dedicated to the City. The natural areas will be left natural in most cases. However, supplemental tree planting of certain canyons and ornamental planting of key entry areas will occur. Many of the manufactured slopes will be landscaped with native materiaLs to minimize water needs. Highly visible entry and corridor areas will have ornamental planting which will be manicured to achieve a desired design effect. The overall concept and landscaping classifications for given areas is shown in the EastLake SPA plan. 8. Parks The proposed construction of 641 detached units and 1 ,339 multiple family units within the Hills and Shores area would require the construction of just over 10 acres of park land, if the entire 1 ,339 units of multiple were recorded as condos, the total park requirement would increase by 3 acres to a total of 13 acres. The plan for the Hill and Shores development is to have nearly 9 acres of traditional park land and a 17-1/2 acre lake or just over 26-1/2 acres total. In addition, a 9 acre park is planned for dedication with the high school site located south of Telegraph Canyon Road. The SPA Plan proposes a formula for park credit which recognizes the semi-private nature of some Page 13, Item 5C Meeting Date 2/19/85 of the parks and features proposed within the them. In other words, certain facilities or areas within the parks are open to the members of the EastLake community and not the general public. Therefore, a credit of 50% is suggested in the SPA plan which still enables the applicant to meet the City's park standards. In addition to park standards the City requires developers to pay RCT (residential construction tax) monies to finance park construction as well as other needed public facilities (drainage, sewer, fire stations, libraries, etc. ). Since EastLake is obligated for all the necessary public facilities as part of the SPA and financial plan, conditions of the subdivision conditions recommend the waiver of any fees connected with parks or residential construction tax. FINDINGS 1. Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for EastLake Hills and EastLake Shores, Chula Vista Tentative Map Act 84-9, is found to be consistent with the EastLake General Development Plan and Sectional Planning Area Plan recommended for adoption by the Chula Vista Planning Commission on February 13, 1985, and the City's General Plan based on the following findings: a) Land Use Element - the Specific Plan designates the area for a combination of uses which includes 1 ,979 dwelling units, just under 24 acres of park land, nearly 150 acres of open space, and one elementary school. The Plan specifies that the residential land use will be at an average density of 7 dwelling units per acre. b) Circulation Element - all of the on-site public roads will be installed as shown on the adopted SPA Plan as well as various off-site improvements which involve the widening of Telegraph Canyon Road, the extension and widening of "H" Street, the construction of a north-south road identified on the Plan as Route 125, as well as other minor off-site road connections. c) Housing Element - the proposed project will provide for a mixture of • housing types including single-family detached, attached and various densities of condominiums or apartment units. Ten percent of the units, or approximately 238 units, will be committed to low and moderate income persons, a percentage of this housing requirement may be transferred to Village Center section of EastLake subject to subsequent approval of that subdivision at a future date by the City conservation element. 119 moderate units will be required of this subdivision. d) Parks and Recreation and Open Space Elements - the proposed project will result in the retention of over 100 acres of natural open space and approximately 150 acres in total open space plus nearly 24 acres of park land. The amount of land and the locations comply with the adopted Sectional Planning Area plan. The developer is maintaining a substantial area in natural open space in coordination with the adjacent natural areas presently established adjacent to the EastLake ca�\\6135 Page 14, Item 5C Meeting Date 2/19/85 Development. In addition, other areas of manufactured slopes will be placed in permanent open space belts and landscaped to provide buffer areas between the main traffic arteries and the residential development. A paleontologist will be required to be on the site during the critical grading period so that valuable specimens can be recovered and catalogued and recorded. e) Seismic Safety Element - the closest identified fault in the area is the La Nacion Fault located over 2 miles to the west. The Environmental Impact Report indicates that the Coronado Banks Fault, which is most likely to affect the project site with ground shaking, is located some 20 miles from the project area. There are no inferred faults located within the subject site. Specific mitigation relating to slope stability and techniques dealing with fill slopes will be incorporated in the grading of the project. All dwelling units within the project will be required to be designed so as to not exceed the maximum interior noise level of 45 dBA. Additionally, all • exterior private open space will be shielded by a combination of earth berms, walls, or buildings. Subsequent noise studies will need to be prepared when precise plans for specific developments are submitted. f) Scenic Highway Element - Manufactured slopes adjacent to "H" Street have been designed to undulate and vary in steepness with extensive landscaping planned to soften and beautify their appearance. In addition, a landscaped median is being provided and decorative walls will be used in areas where development interfaces with "H" Street. Building locations, design and signing will all be controlled through the use of development standards incorporated in the PC Regulations to ensure compliance with the Scenic Highway Element. g) Bicycle Routes - the proposed development will include bicycle lanes on the major streets such as "H" as well as the interconnects with the loop roads which will link up with bicycle paths connecting the elementary school and various parks within the development. "H" Street is identified in the Bicycle Routes Element as a major bicycle link. • h) Public Building Elements - the applicant has identified and offered for dedication and is obligated for construction of an elementary school site located in the Eastlake Hills area. In addition, the applicant is obligated to dedicate and construct a high school site located off-site of this subdivision but within the EastLake ownership located on the south side of Telegraph Canyon Road. A fire station and a possible branch library will also be constructed off-site from this development to satisfy the Public Building Element. 2. Pursuant to Section 66412.3 of the Subdivision Map Act, the Council certifies that it has considered the effect of this approval on the housing needs of the region and has balanced those needs against the public service needs of the residents of the City and the available fiscal and environmental resources WPC 1722P \°\3�