HomeMy WebLinkAboutAgenda Statement 1989/07/25 Item 11c COUNCIL AGENDA STATEMENT
Item 1 //
Meeting Date 7/1 37/49— 94a /q
ITEM TITLE: Public Hearing: PCM-87-7, Consideration of EastLake II
General Development Plan, Planned Community District
Regulations, EastLake Greens Sectional Planning Area (SPA)
Plan, EastLake Greens Public Facilities Financing Plan,
EastLake Greens Design Manual ; EastLake Development Company
A. Resolution Approving the EastLake II General
Development Plan
e. Ordinance 9311 Adopting an amendment to the EastLake I
Planned Community District Regulations to add EastLake II to
said Regulations
d, Resolution Approving the EastLake Greens SPA Plan,
Public Facilities Financing Plan, and Design Manual
SUBMITTED BY: Director of Planning &
REVIEWED BY: City Manager J ei/7. (4/5ths Vote: Yes No X )
This item involves the consideration of EastLake II which consists of the
EastLake Greens and Trails General Development Plan and Planned Community
District Regulations. In addition, the item also includes the EastLake Greens
Sectional Planning Area (SPA) Plan, EastLake Greens Public Facilities
Financing Plan and Eastlake Greens Design Guidelines.
The EastLake Greens project consists of 3,609 dwelling units on 830.5 acres
and EastLake Trails consists of 1 ,260 dwelling units on 392.8 acres.
EastLake II represents the second phase of the EastLake development. The
first phase - EastLake I was annexed to the City in August of 1983. The next
phase of the EastLake project (EastLake III) , which includes the proposed
Olympic Training Center, is scheduled for planning consideration later this
summer.
RECOMMENDATION: That Council :
1 . Based upon the findings attached to this report (Attachment 1 ) , adopt a
motion approving the EastLake Greens and Trails General Development Plan;
and
2. Adopt a motion approving the Planned Community (PC) District Regulations
for EastLake Greens and Trails; and
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Page 2, Item
Meeting Date 71,1811.1—
3. Based upon the findings attached to this report (Attachment 2) , adopt a
motion approving the EastLake Greens Sectional Planning Area (SPA) Plan,
subject to the Conditions of Approval listed in this report; and
4. Adopt a motion approving the EastLake Greens Public Facilities Financing
Plan; and
5. Adopt a motion approving the EastLake Greens Design Guidelines.
BOARDS/COMMISSIONS RECOMMENDATION: On June 21 , 1989, the Planning
Commission recommended approval of the EastLake II project (6-0, 1 absention)
subject to the following:
On an- interim basis, Parcels R-24, R-25, R-26, R-27 and R-28 shall be
zoned at the target density of 4.5 dwelling units per acre. A maximum of
4,032 units will be approved for EastLake II until such time as the
guidelines for exceeding the target density for the General Plan Update
are resolved. The following procedure will determine additional density,
if any, for EastLake II:
1 . Specific guidelines for exceeding the target General Plan density
will be adopted; and
2. The adopted General Plan policies will be applied to determine the
incremental units to be added to EastLake II; and
3. The units from the new calculation will be distributed to the five
parcels or other unsubdivided portions of the EastLake Greens
Tentative hap; and
4. The EastLake Greens SPA Plan and Tentative Map will be returned to
the Planning Commission and City Council for approval of the
increased density, if any.
DISCUSSION:
The Planning Commission recommendation reduces the total number of dwelling
units in EastLake Greens from 3609 to 2774. The resulting change for EastLake
II (Greens and Trails) is a reduction from 4869 to 4034.
Based upon testimony from Crossroads representatives at the Planning
Commission hearing, EastLake Development Company concurs with the Commission
recommendation. The following staff report discussion reflects the EastLake
II project as presented to the Planning Commission without the reductions in
density described above.
If Council determines to adopt the Planning Commission recommendation, then
Condition 13 at the end of this report reflects the appropriate action.
Page 3, Item //
Meeting Date 7 .7/a5iFr
The EastLake Greens and EastLake Trails neighborhoods constitute EastLake II.
The project site is located south of Telegraph Canyon Road and east of the
proposed alignment of SR-125. The project includes a General Development Plan
and Planned Community District Regulations, and annexation of the site into
the City of Chula Vista. A Sectional Planning Area (SPA) Plan, Public
Facilities Financing Plan and Design Guidelines are also being processed
concurrently, to begin the implementation of the EastLake Greens portion of
EastLake II. A Sectional Planning Area (SPA) Plan, Public Facilities
Financing Plan and Design Guidelines for EastLake Trails will be filed at a
later date.
Because portions of the project area have differing current General Plan and
zoning status, it is necessary to briefly review the history and various
components of the EastLake project.
At the General Plan level , the EastLake property currently consists of two
parcels: EastLake I , within the City, and EastLake II , adjacent to the City
and within the Sphere of Influence. With the approval of the original
EastLake project in 1982, the General Development Plan for the EastLake I
Planned Community (PC) District was adopted for the EastLake I portion of the
property.
The portion of EastLake I south of Telegraph Canyon Road has general plan and
zoning approval for future residential uses, but was merely assigned 1 ,299
dwelling units with the requirement that supplemental information would be
required to secure full approval . The proposed configuration of EastLake
Greens includes this partially approved portion of EastLake I and includes
additional acreage.
While the development of the EastLake Community has progressed, the City of
Chula Vista has prepared a General Plan for all the property within the
eastern sphere of influence (the "Eastern Territories"). The EastLake
Property has been included in the General Plan Update program.
This state of flux with the City's General Plan has influenced the planning of
the EastLake II project.
1 . Zone Change
As mentioned above the EastLake I PC was adopted in 1982. The PC District
was first amended with the approval of the EastLake I Sectional Planning
Area (SPA) Plan in 1985. This second amendment (EastLake II ) will expand
the district to include the entire EastLake Greens and EastLake Trails
areas. Currently, no land use districts, except a 14.9 acre park parcel
in the OS-4 district, are established for the area south of Telegraph
Canyon Road. The. current General Development Plan indicates a Future
Urban classification and 1 ,299 dwelling units on 320.7 acres in this area.
Page 4, Item
Meeting Date 7/18/89
The proposed zoning of EastLake II will not substantively affect the
development approved in the area north of Telegraph Canyon Road. Minor
changes to the EastLake I General Development Plan are included in the
proposed project to make it more consistent with the subdivision maps
subsequently approved for the area. The statistics of the proposed
General Development Plan also reflect the conversion of industrially zoned
land within the EastLake I SPA to residential uses in conjunction with the
Salt Creek I project, which is entirely separate from this proposal .
The proposed EastLake II Planned Community District Regulations (second
amendment) should be referenced for specific use regulations and
development standards. The text also includes the proposed EastLake II
General Development Plan and Land Use Districts exhibits.
2. Annexation
The project includes the annexation of the portion of EastLake II which is
not currently within the incorporated limits of the City of Chula Vista.
3. EastLake Greens Sectional Planning Area (SPA) Plan
The EastLake Greens SPA Plan provides detailed guidelines for the EastLake
Greens development project. The Site Utilization Plan, the key map of the
SPA Plan, depicts permitted land uses, densities and target number of
units per development parcel .
The SPA Plan includes guidelines and standards for the project's land use,
circulation, parks and recreation, infrastructure, and community design.
A Public Facilities Financing Plan is also a project component, as well as
a separate document containing Design Guidelines for the project.
The development concept includes a golf oriented residential community and
a corridor of commercial , public and quasi-public uses between the SR-125
alignment and EastLake Parkway. This area is known as the "Activity
Corridor" and is an extension of the Village Center within EastLake I.
Other major uses within the Activity Corridor include a high school , a
community park, an area for churches, day care centers, health centers and
other uses.
The EastLake Greens community includes a wide range of residential
densities and housing types totalling 3,609 dwelling units, arranged
around an 18-hole golf course. Support facilities include a driving range
and country club complex, which contains a club house, swim and tennis
facility. An elementary school site of approximately 10 acres and four
neighborhood parks, ranging from approximately 3 acres to 11 acres, are
also planned.
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Page 5, Item
Meeting Date -7/g6I ty
4. Comparative Project Statistics
The statistics which describe the zone change component of the proposed
project are presented in the several tables following:
TABLE A
Proposed
EastLake Greens/Activity Corridor
General Development Plan Statistics
March 1 , 1989
AC. Density Max. D.U.
Residential Uses
Low 34.4 0-3 du/ac 97
Low/Medium 164.3 3-6 854
Medium 115.9 6-11 827
Medium/High 67.9 11 -18 814
High 40.7 18-27+ 1 ,017
Total Residential 432.2 8.5 avg. 3,609
Non-Residential
Retail 19.6
Professional &
Administrative 0.0
Research & Limited
Manufacturing 0.0
Open Space 20.0
Public/Quasi-Public 17.1
Schools 59.2
Parks & Recreation 36.6
Golf Course 160.4
Major Circulation 88.4
Total Non-Residential 401 .3
Future Urban 6.0
PROJECT TOTALS 830.5 4.4 avg.* 3,609 du
*Excludes Future Urban .acreage in calculation.
Page 6, Item
Meeting Date 7/18/89
TABLE B
Proposed
EastLake Trails
General Development Plan Statistics
March 1 , 1989
AC. Density Max. D.U.
Residential Uses
Low 54.4 0-3 du/ac 163
Low/Medium 107.5 3-6 630
Medium 21 .7 6-11 223
Medium/High 13.8 11 -18 244
High 0.0 18-27+ 0
Total Residential 197.4 6.3 avg. 1 ,260
Non-Residential
Retail 15.0
Professional &
Administrative 0.0
Research & Limited
—
Manufacturing 0.0
Open Space 2.5
Public/Quasi-Public 4.0
Schools 12.5
Parks & Recreation 67.6
Major Circulation 30.7
Total Non-Residential 132.3
Future Urban (north of
Telegraph Canyon Road) 63.1
PROJECT TOTALS 392.8 3.8 avg.* 1 ,260 du
*Excludes Future Urban acreage in calculation.
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Page 7, Item
Meeting Date' 7((9,54F?
D. GENERAL PLAN CONSISTENCY ANALYSIS
The following is an analysis of the consistency of EastLake Greens and
Trails General Development Plan with the preliminary Chula Vista General
Plan Update.
1 . Project Description
The General Development Plan statistics indicate a total acreage of
1 ,223.3 acres and a maximum number of dwelling units of 4,869 (3.98
du/gr. ac. ). The net residential acreage is 620.6 acres. There are
34.6 acres of retail commercial and 92.8 acres of public,
quasi-public uses. Parks and recreation total 104.2 acres and open
space accounts for 22.5 acres. The golf course totals 160.4 acres
and the balance of the area is devoted to major circulation - 119.1
acres and future urban 69.1 acres.
2. Density Guidelines - General Plan
Within each of the five residential land use categories depicted on
the draft General Plan Land Use Map, there are three density
guidelines consisting of a baseline density, target density and a
maximum density. EastLake Greens contains a maximum of 4869 du's
which is in the higher portion of the density range permitted by the
General Plan;
EastLake Greens/Trails:
Baseline = 2,490* du - 2,767** du
Target = 3,600* du - 3,987** du
Maximum = 4,881* du - 5,208** du
*Excludes potential residential development transfer
density of 327 dwelling units
**Includes potential residential development transfer
density of 327 dwelling units
3. Discussion of General Plan Criteria for Higher Density Range
Section 6.2 of the draft General Plan Land Use Element describes the
criteria to be met for residential projects with densities in the
higher range of the designation:
a. The inclusion within the project of public open space or parks
that are beyond that provided for in the city's area (size) or
improvement standards for such uses.
b. The inclusion within the project of recreational uses that will
improve the overall quality of the city.
c. The provision of a significant proportion of the total
residential units as qualified low income family housing.
Page 8, Item
Meeting Date 7/18/89
d. The provision of other citywide or community public facilities
which could result in more efficient or cost-effective city
services. These could be facilities such as police and fire
stations and libraries.
e. The demonstration of a superior project plan, above and beyond
what would be expected as standards of high quality community
development. A superior project would be defined in relation to
such characteristics as site plan layout, grading and site
development, and a coordinated theme of amenities, public
services, landscaping and open space that enhance not only the
project itself but are related to an integrated into to the
larger community and general plan systems.
Criteria 1 :
The inclusion within the project of public open space or parks that
are beyond that provided for in the City's area (size) or
improvements standards for such uses.
A total of 104.2 acres of parks and recreational area plus a 160.4
acre golf course is provided including a community trail of 4 acres.
In addition, approximately 22.5 acres of open space areas (slope
banks) is provided along SR-125, and Telegraph Canyon Road. —.
The criteria speaks to public open space or park beyond normal city
requirements. The public parks in EastLake Greens are the community
park (15.1 acres) , a neighborhood park (11 .0 acres) , and a golf
course trail (4 acres) that provides pedestrian avenues for walking
or jogging within the project. In addition, there are three private
neighborhood parks in the Greens totalling 10.5 acres. Bike lanes
are planned along EastLake Parkway, the internal loop street, and the
golf clubhouse street.
EastLake Trails contains the Community Park (58 acres) and a
neighborhood park (9.6 acres) which account for a total of 67.6 acres.
The parkland dedication ordinance requires approximately 30.8 acres
of improved parkland for EastLake Greens. EastLake Greens is
proposing a total of 40.6 acres of public and private improved
parkland, however, 10.5 acres is intended to consist of 3 private
neighborhood parks. These private parks may receive 50% parkland
credit, therefore, the 40.6 total would be reduced to 35.35 acres
minus slopes.-- There is an extra 5 acres owed to the City as a result
of an agreement to provide extra park acreage due to the abandonment
of certain open space easements over private parks in EastLake I. A
separate agreement is being prepared concerning the EastLake I park
adjustment.
Page 9, Item
Meeting Date 7/ 5-/C1
EastLake Trails is required to provide 10.2 acres of improved
parkland and 67.6 acres is planned. Since the EastLake Trails SPA
Plan has not been filed with the City, no specific information is
available regarding public or private improvements, park design or
other factors.
Criteria 2
The inclusion within the project of recreational uses that will
improve the overall quality of the city.
The principal recreational use included in the project is the golf
course (160.4 acres). This is the third golf course to he built in
the City of Chula Vista. A golf course within the EastLake Greens
project will improve the overall open space quality of the city and
provide additional recreational opportunities for those individuals
who play golf (475 memberships). In addition, communities tend to
acquire a heightened image or prestige when golf course developments
are present--witness Fairbanks Ranch, Rancho Bernardo, La Costa, etc.
Chula Vista with two private golf courses and one municipal course,
will still be short of golf courses for the current city population
(1 .7 days per capita participation rate x 126,000 persons x .01 =
2,142 participant/peak day 2142/500 people/course = 5.355 golf
courses). EastLake Greens Appendices - Recreation Master Plan, 1988.
Therefore, the current city population needs five golf courses and
the development of a third golf course will contribute to meeting
this demand.
The golf course will be a semi-private course open to members and
guests. Various categories of membership will include EastLake
residents and some non-resident and corporate memberships. members
will pay a membership fee plus monthly dues. A golfing membership is
not included in the purchase of a house or condominium, however,
membership fees for EastLake Greens homeowners will be lower than for
those not living in the Greens.
Criteria 3
The provision of a significant proportion of the total residential
units as qualified low income family housing.
The General- -Development Plan for EastLake Greens and Trails dated
March 1 , 1989, contains no proposal for providing low income housing,
although EastLake Development Company has stated their intention to
conform to the Housing Element requirement that 10% of the total
dwelling units shall be affordable to low and moderate income
families.
Page 10, Item
Meeting Date 7/18/89
The ten percent standard is typically divided between low and
moderate (5% each). The current HUD median income for a family of
four in San Diego County is $36,700. Moderate income is 80% to 120%
of median or $29,350 to $44,050. Low income is 50% to 80% or $18,350
to $29,350.
EastLake is proposing to meet the moderate income housing requirement
(180 du) by providing sales prices affordable to moderate income
families in the small lot detached homes and higher density
condominiums. The low income housing units required for the Greens
(5% x 3,609 = 180 du) has yet to be negotiated with staff and will be
a condition of approval of the SPA Plan.
The City standard requires 487 units for low and moderate income
families with rents not to exceed the maximum housing rent guidelines
maintained by the Department of Community Development.
The provision of a significant amount of low income housing above the
10% requirement of the Housing Element would constitute a
consideration of granting additional density.
Criteria 4
The provision of other city-wide or community public facilities which
could result in more efficient or cost effective city services.
These could be facilities such as police and fire stations and
libraries.
The General Plan criteria number 4 limits consideration to public
facilities "which could result in more efficient or cost effective
city services". The expectation is for the developer to provide
public facilities above the normal fair share requirement. The
thought is that if the developer actually constructs a public
facility that would contribute to the more efficient provision of
public services, then that would be considered a positive factor in
the City' s review of a proposed density above the target density
specified in the General Plan.
EastLake Greens and Trails are providing certain public facilities
such as schools above and beyond the requirement of State law to pay
school fees of $1 .53 per square foot for residential uses. The
elementary and high schools will he constructed by the respective
school districts as a result of the EastLake Development Company
agreeing to_,the creation of a Mello-Roos Community Facilities
District. Funding is envisioned to involve 50% State funds and 50%
Mello-Roos funds.
The provision of schools to serve the needs of EastLake residents as
well as other residents of the community are assured by the
establishment of the Hello-Roos Community Facility nistricts by the
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Page 11 , Item
_._ Meeting Date 7f7/.5/S1
respective school districts over the EastLake Greens and Trails
project area and, therefore, constitute a significant community
facility which will be made possible through the cooperative efforts
of the Sweetwater Union High School District, Chula Vista School
District, and EastLake Development Company.
Criteria 5
The demonstration of a superior project plan, above and beyond what
would be expected as standards of high quality community
development. A superior project would be defined in relation to such
characteristics as site plan layout, grading and site development,
and a coordinated theme of amenities, public services, landscaping
and open space that enhance not only the project itself but related
to and integrated into the larger community and General Plan system.
The EastLake Greens SPA Plan contains sufficient detailed proposals
with respect to trails, parks, landscaping, scenic roads with
landscaped buffer, fencing plan, golf course, contour grading, site
design, design standards and other planned community standards which
demonstrate a superior project plan. The EastLake Greens project
plan is proposing a continuation of the same design elements started
in EastLake I which won several awards for superior planning and
design from the building industry, local planning and design
organizations, as well as a City of Chula Vista Beautification Award.
4. Higher Density Considerations
The first concept in guiding the consideration by the City of target
versus maximum density for a specific project is public benefit. The
normal project could expect to receive favorable consideration at the
target density, but the exceptional project (as tested against the
above criteria) could expect to receive favorable consideration above
the target density.
The definition of public benefit is broadly stated in terms of
additional open space, additional recreational facilities, additional
public facilities, to improve efficiency of public services,
additional affordable housing or superior project design. The idea
is that the exceptional project would provide substantially more than
the standard City requirement for each of the above. For example,
the City has adopted an ordinance setting forth park land dedication
and improvement fees. If a project simply paid the required fees, it
would not qualify for additional density above the target.
The second concept has to do with the relationship between density
credit for additional public benefits and density transfers for the
same lands devoted to such facilities or uses.
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Page 12, Item
Meeting Date 7/ � 7/..25/`—
The point is that a project granted maximum density on the basis of
the provision of additional public facilities, etc. should not be
credited with transfer density from these public facility sites to
the residential area of the project. The assumption made in this
analysis is that "double counting" would not be consistent with the
General Plan. In short, if a high school site is given approval for
density transfer from the high school site to the residential area,
then, the provision of a high school could not be considered a second
time in approving the project for maximum density. To do so would
constitute "double-counting".
5. Estimated EastLake II Density Calculations Based Upon Draft General
Plan
Gross Area:
Greens 830.5
Trails 392.8
1223.3 acres
Transportation (General Plan Circulation
Element Map): 63.8 acres
Open Space (General Plan Land Use Plan Map): 107.1 acres
Non-Residential (General Plan Land Use Plan Map
and General Development Plan Map) :
Retail Commercial 42.7
Public/Quasi-Public 67.8
Future Urban 69.1
179.6 acres
Urban Development Area:
Gross Area 122.3.3
Transportation -63.8
Open Space 1 ,159.5 acres
-107.1
Non-Residential 1 ,052.4 acres
-179.6
872.8 acres
Potential Residential Development Area
(General Development Plan Map):
Greens:
Elementary School 10.0
Neighborhood Parks 21 .5
31 .5 acres
Page 13, Item ti VI
Meeting Date 7.0$4.85` -7l
Trails:
Neighborhood Park 9.6
Elementary School 12.5
Community Park 15.0
Water Tank 4.0
41 .1 acres
31 .5 + 41 .1 = 72.6 acres
Residential Development Area: -
Urban Development Area - Potential Residential
Development Area
872.8 ac. - 72.6 ac. = 800.2 acres
Density Calculations:
(General Plan Land Use Designations x Acreage)
A. Residential Development Area:
(Low-Medium 3-6 du/ac)
3.0 du/ac. x 800.2 = 2208 du (Baseline)
4.5 du/ac. x 800.2 = 3600 du (Target)
6.0 du/ac. x 800.2 = 4801 du (Maximum)
B. Potential Residential Development Area:
(Target Density x Acreage)
4.5 du/ac. x 72.6 ac. = 326.7 du' s.
C. Total Yield:
Baseline = 2400 + 327 = 2727 du
Target = 3600 + 327 = 3927 du
Maximum = 4801 + 327 = 5128 du
6. General Plan Amendment for Parcel R-26 (Greens)
Change from Public/Quasi-Public to Low Medium Residential (3 to 6
du/ac)
13.3 acres x 3.0 du/ac = 40 du
13.3 acres x 4.5 du/ac = 60 du
13.3 acres x 6.0 du/ac = 80 du
7. Total Dwelling Units Allowed by General Plan
2727 + 40 = 2767 du
3927 + 60 = 3987 du
5128 + 80 = 5208 du
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Page 14, Item
Meeting Date 7/_12,71-89--- //al_
8. Consistency with Draft General Plan
Table C1
Draft General Plan Land Use
Statistics - EastLake II
Land Use AC
Residential - Low-Medium 854
Public/Quasi-Public 81 .1
Commercial - Retail 32.6
Circulation 63.8
TOTAL 1 ,154.2
The proposed EastLake Greens/Trails project includes a total of 4,869
dwelling units which is within the acceptable range for a high
quality development. According to the proposed implementing policies
for the Draft General Plan, the number of units calculated as the
"Target" is the quantity allowed for a standard project. Projects
which exhibit some or all of the following characteristics, or
benefits to the City, are permitted increased density up to the
maximum of the density range: extra parks, open space, or recreation
facilities; a significant amount of affordable housing; inclusion of
community wide public facilities; and/or, superior project planning.
The EastLake II project includes a significant amount of such
"extras" , qualifying it for a density above the "target."
Parks, Recreation The project golf course provides a
and Open Space significant amount (160 acres) of
additional recreational and open space uses
within the project. Each neighborhood
within the EastLake Community has a major
recreation feature, in addition to standard
parks. The total park and recreation area,
excluding the golf course is 104.2 acres,
which is significantly above the 39.2 acres
required by the City.
Significant The EastLake II Planned Community is
Affordable committed to provide at least 10% of the
Housing units at "affordable"
prices.
Historical)
y, a significantly larger
percentage of the units have been provided
in the "affordable" price range within
EastLake I particularly in the moderate
price range.
1 Acreage based on planimetered areas traced from Draft General Plan Land
Use Map.
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Page 15, Item 1 �g
Meeting Date _71181119---q i o�Sl
Community-wide Five major community serving public
Public Facilities facilities are a part of the project: the
EastLake High school , two elementary
schools, and community parks. These
facilities will serve not only the current
and future residents of the EastLake
Community, but also of current residents in
surrounding areas of the City.
Superior Planning The project is located within the EastLake
Planned community which provides
substantial and coordinated neighborhood
amenities, such as the lake, swim club,
integrated shopping and employment areas
within the community, and extensive design
and landscaping, amenities. The EastLake
Greens project provides a golf course
residential community, and adds a new
dimension to the character and
attractiveness of the City. EastLake
Trails will further expand the residential
diversity of the City by adding an
equestrian oriented neighborhood.
The EastLake II project meets several of the General Plan criteria
for consideration above the target range. The estimated target
density is 3,987 du. and the maximum density is 5208 du.
Consideration of density does not necessarily require a project to
meet all five of the General Plan criteria discussed in this section,
although to be a superior project, clearly more than one of the
criteria would usually be present. This project is exceptionally
well planned and provides the public facilities and amenities which
will reflect well on the City of Chula Vista. Therefore, it is
recommended that the EastLake II project is consistent with the draft
General Plan and qualifies for approval of a density above the target
of 3,987 du but below the maximum of 5208 du. The approved density
for EastLake Greens would yield 3,609 du and for EastLake Trails 1280
du.
E. EASTLAKE II GENERAL DEVELOPMENT PLAN
The EastLake Greens and Trails General Development Plan contains 1228.4
acres with a maximum of 4,869 dwelling units, 34.6 acres of retail
commercial , 160.4—acre golf course, 3 schools totalling 71 .7 acres, 7
parks totalling 104.2 acres and major streets containing 119.1 acres.
Other land uses consist of quasi-public areas to accommodate churches, day
care center, and various community facilities totalling 17.1 acres and
some 69.1 acres of future urban. The purpose of the future urban is to
include a buffer area beyond the actual development site to be annexed to
the City so that off-site grading permits can be controlled by Chula Vista
rather than the County of San Diego.
Page 16, Item
Meeting Date 7/18/89
The design of the project is similar to EastLake I and continues the same
activity corridor concept to accommodate more intense uses within a
corridor adjacent to future Route 125 with the residential neighborhoods
clustered about the golf course.
The housing types cover the full range of densities, floor area sizes and
price in keeping with the balanced community concept. Some of the high
density units will be reserved for families of low and moderate income.
The Greens contains approximately 35% single family detached units and the
Trails has approximately 70% single family detached. The breakdown of
units within each density category is as follows:
Greens
Low and Low Medium Medium Medium High High
(0-3 du/ac) (3-6 du/ac) (6 to 11 du/ac) (11 to 18 du/ac) (18 to 27+du/ac)
859 (23.8%) 919 (25.5%) 814 (22.6%) 1017 (28%) = 3609
Trails
793 (63%) 223 (17.7%) 244 (19.4%) 0 = 1260
1652 (34%) 1142 (23%) 1058 (22%) 1Tl7 (21%)
Substantial refinements have been made for the General Development Plan as
a result of staff discussion with the EastLake Development Company. The
Community Park and High School locations and size have been worked out
with the high school district and City park staff. The sites are being
graded in order to permit construction of the high school to begin by
1989. This will be the first high school in the Sweetwater High School
District built with Mello-Roos District funds. Completion is scheduled
for 1991 .
The parks and recreation uses (104.2 acres) exceed the acreage
requirements of the City for parks which is 39.2 acres. A community trail
is planned along the golf course and the golf course is connected to the
Salt Creek open space area by a second community trail .
The General Development Plan proposes two elementary schools - one in the
Greens neighborhood and one in the Trails neighborhood. Each elementary
school site is accompanied by a local park. The schools will be built
using Mello-Roos District funds paid for by future residents and
businesses. The parks will be built by EastLake Development Company.
Two retail commercial sites have been identified to provide community
shopping facilities to each of the two major neighborhoods. Both sites
are located on Telegraph Canyon Road (a major arterial road) to avoid
disturbing the residential neighborhoods. Two areas have been reserved
for church facilities, day care centers, and other types of public and
quasi-public uses totalling 8.8 acres.
Page 17, Item
Meeting Date //Wsg--7la5t ?
F. EASTLAKE GREENS SECTIONAL PLANNING AREA (SPA) PLAN
The EastLake Greens SPA Plan is the first of two phases of development of
EastLake II. The second phase of EastLake II will be EastLake Trails.
The Greens consists of 830.5 acres with 3609 dwelling units and related
commercial and public uses. A master tentative subdivision map is being
processed to subdivide the land into lots for single-family and attached
housing projects.
The Greens is divided into a seven year development program for an average
of 516 dwelling units per year.
The Site Utilization Map and SPA Plan text constitute the EastLake Greens
SPA Plan. The Zoning Ordinance requires the approval of a General
Development Plan before a Sectional Planning Area Plan may be approved.
In practice, all of these planning documents are prepared and acted upon
concurrently to minimize time and expense.
The EastLake Greens SPA Plan is intended to provide a more detailed plan
for the development project before subdivision maps and site plans are
acted upon. The greater level of detail contained in a SPA plan serves as
the master planning document by which to evaluate individual project plans
filed as subdivision maps by individual builders. This project will
involve several different building companies which will acquire lots from
the developer. The SPA Plan will serve as the single master plan to guide
the individual builder in carrying out their individual projects.
The following discussion is a brief summary of the EastLake Greens SPA
Plan.
Plan Structure and Design
EastLake Greens is intended to be a golf course/country club community
with a broad range of housing types designed to make housing available to
families of various income levels.
The plan structure consists of an 18-hole golf course/residential focus
served by an activity corridor on the west edge. The seam tying both
neighborhoods together is EastLake Parkway. The focal point of the golf
course/residential neighborhood is the clubhouse, swim and tennis facility
located at the center of the project. Major roads which define the SPA
Plan boundaries are future Route 125, Telegraph Canyon Road, Hunte Parkway
and Orange Avenue
The project will be served by a new high school , and elementary school ,
both of which are assured at the time of need based upon agreements
between EastLake Development Company and the respective school districts.
A 15.1 acre community park will be located adjacent to the high school and
the concept master plan has been approved by the City Council . The park
Page 18, Item
Meeting Date 7/18/89
will contain four night-lighted softball fields with four soccer field
overlays, picnicking facilities, two large play areas, jogging path with
exercise stations, a sand volleyball court, parking, restroom facilities,
and a multi-purpose/community center. The estimated cost of park
facilities is $2.6 million.
Four other parks - one public and three private will serve the local park
needs of project residents. The one public park is 11 acres and is
located adjacent to the future elementary school .
Transportation
The principal access to the project is Telegraph Canyon Road and EastLake
Parkway. In the future, a freeway within the alignment of State Route 125
will need to be completed. This facility may be built initially as a four
or six lane road from Telegraph Canyon Road to State Route 54 and later
converted to a freeway.
CalTrans is preparing an environmental impact report to evaluate the
various alternative alignments for State Route 125 from SR54 to the Second
Border Crossing. The initial road constructed should be designed to State
Standards so that when the freeway is constructed in the future, the road
will meet freeway standards with respect to design criteria.
The other streets bordering the project and providing access internally
will meet the new Circulation Element standards contained in the General
Plan Circulation Element.
G. PUBLIC FACILITIES FINANCING PLAN
The EastLake Greens Public Facilities Financing Plan covers the public
facilities needed for EastLake Greens.
The EastLake Greens Public Facilities Financing Plan has four key
features. It describes the public facilities needed to serve the project,
on-site and off-site, the estimated costs, the method of financing, and
the phasing of facilities.
The plan describes the phasing of the project and the cumulative
development east of I-805 that can be accommodated with the construction
of the necessary public facilities at each phase - both on-site and
off-site.
The plan provides-guidance as to the available financing techniques. Some
facilities are best financed by the developer and other facilities can
only be financed by specific techniques available in state law. For
example, the financing of schools can only be assured by the use of
Mello-Roos Community Facilities District bond financing.
Page 19, Item
Meeting Date
The plan also ties the project into the City's Development Impact Fee
(DIF) program which was adopted by Council in February 1986 for the
EastLake Development area.
The purpose of the DIF program is to provide for the financing of
transportation improvements necessitated by development east of I-805.
The program identifies specific street improvements that will be required
to maintain an acceptable level of service on the circulation system.
These street improvements will not be included in normal subdivision map
conditions of approval because they serve many different developments.
The program prioritizes the need for each street in relation to a
cumulative amount of development for the entire planning area. Each
dwelling unit must pay a fee of $2,101 (commercial and industrial the
same) to be used toward the cost of constructing some $71 .8 million in
circulation element streets. The developer's obligation to satisfy the
DIF can be met by paying the fee or constructing the street. If a
particular street is needed before the next phase of a project, then the
developer must build the facility and be reimbursed his costs when other
developments pay their DIF fees.
Due to the General Plan Update, the Development Impact Fee program will
remain an interim measure until the General Plan Update is adopted and the
land use and density are solidified.
Regardless of the method of financing new public facilities caused by new
development, the guiding policy of the City is that the cost of the
facilities shall be paid by the developers of the lands who benefit.
With respect to other public facilities such as parks, schools, libraries,
water, fire, and police facilities, the EastLake Greens Public Facilities
Financing Plan makes the following provisions:
a. Parks and Recreation - The EastLake Greens and Trails plan makes
provision for public and private parks. A total of two community
parks and five neighborhood parks are proposed. All parks would be
fully improved at the time of development. A total of 104.2 acres of
public and private parks will be provided.
b. Schools - The EastLake property has been placed in a Mello-Roos
Community Facilities District to finance elementary, junior and high
school facilities. A high school will be constructed plus 2
elementary schools. Agreements have been consummated with both
school districts to guarantee the provision of necessary school
facilities to-serve the project.
c. Water Facilities - The project will be served by the Otay Municipal
Water District. The District is currently negotiating with three
developers to construct a 50 million gallon reservoir to provide
terminal water storage facilities as required by the Otay Municipal
Water District and the County Water Authority. The Board of
Page 20, Item
Meeting Date 7/18/89
Directors will require EastLake to participate in providing the
necessary water reservoir facilities and all necessary lines, pump
station, etc. to meet the District's initial requirements for a 5-day
emergency storage capacity with the ultimate objective of a 10-day
emergency storage capacity.
EastLake will also install separate water lines to bring reclaimed
water from the water reclamation facility located on Jamacha Road to
the EastLake Greens project. Reclaimed water will be used to water
the golf course, parks, open space and street medians, subject to
Health Department approval .
d. Fire and Police Facilities - EastLake I is still obligated to provide
fair share fees for the construction of a 3,500 square foot permanent
fire station to serve the local area plus dedication of a one acre
site within the EastLake I Village Center. Construction of a fire
station will be required when the City determines its need and
location based upon growth patterns in the Eastern Territories and
upon the Fire Station Master Plan.
Police facilities will not need to be enlarged due to this project,
however, new police patrol beats will be established as development
occurs. Improved communication facilities for police and fire
service in the Eastern area will be needed within the EastLake
property at an elevation of 550 to 600 feet.
e. Sewer Facilities - The project will sewer to the Telegraph Canyon
basin through the 15 inch Telegraph Canyon trunk sewer line.
Adequate capacity exists to accommodate EastLake Greens for several
year for several years of development. When the time comes to
enlarge the capacity, EastLake Development Company will be required
to provide additional pipe capacity and/or build a separate water
reclamation facility to handle their needs or provide an off-site
connection down Salt Creek and Otay River Valley to existing
facilities.
Other public facilities necessitated by the project which are identified
in the EastLake Greens Public Facilities Financing Plan are located
on-site and will be made conditions of the tentative subdivision map,
i .e. , storm drainage including on-site retention basins to ensure no
downstream flooding, street lighting and landscape maintenance (reclaimed
water) , mass transit center and bus shelters through the project.
The Reserve Fund established as part of the EastLake I Public Facilities
Financing Plan and Development Agreement should he expanded to the
EastLake Greens project to assure the City that the fiscal impact of the
project maintains the objective forecast in the Fiscal Impact Analysis of
the Environmental Impact Report.
Page 21 , Item 1'('
Meeting Dat_7/1 - -7 4./2'
H. DESIGN GUIDELINES
The design guidelines are intended to guide the preparation of site plans,
architecture and project subdivisions in implementing the master plan for
the project. The design manual will ensure that all development within
EastLake Greens and subsequent SPA plans maintain a high standard of
design throughout the project. The design guidelines contain sections on
community design, general development, landscape design and site planning
criteria. The community design guidelines call out the major design
elements such as the country club theme with community trails, special
grading techniques, along highly visible slope banks, entry monumentation
at neighborhood entrances, privacy fencing and edge treatments along the
golf course with design consideration for grading, views and landscaping.
The general development guidelines require variations in architectural
styles throughout the project with certain consistent design features for
signs, lighting, parking lot design, and landscape screens.
The landscape design guidelines describe the use of thematic trees within
each of the major districts and along the various paths or trails. The
landscape palette will vary from manicured areas such as the golf course
to naturalized and native areas. Streetscapes will be planted with
dominant and accent trees according to established landscape practices of
the city.
The site planning criteria deals with lot/building schematic for various
housing types. Various lotting, patterns, setbacks, corner lot treatment
and homeowner improvement guidelines are detailed.
I. IMPLEMENTATION
In addition to the normal implementation techniques utilized for this
development such as subdividing controls and design review approvals of
individual projects. There are several other implementation techniques
applicable to the project.
1 . Planned Community District Regulations - The zoning requested by
EastLake is the Planned Community Zone which enables the city to
write special zoning regulations to fit the proposed development.
The Planned Community District Regulations that were written by the
city and adopted for EastLake I are proposed to be amended to include
EastLake Greens and Trails. The zoning regulations work to implement
the General Development Plan and the Sectional Planning Area Plan
(SPA Plan) for the Greens and Trails neighborhoods.
2. Additional Development Impact Fee Program - The City is developing a
secondary development impact fee system for facilities that serve
development on a City-wide basis. Facilities such as libraries,
corporation year, civic center expansion, police communication
facilities, etc. will need to be expanded as cumulative development
increases.
Page 22, Item
Meeting Date 7/18189
Some of these facilities are covered in the EastLake Greens Public
Facilities Financing Plan, however, the Development Agreement makes
provisions for charging EastLake any new development impact fees if
the program is adopted by the City Council
3. Monitoring Program - The project will be required to submit annual
public and private development activity reports for traffic counts on
specified streets and building permit information to the City
Planning Development for review. The Public Facilities Financing
Plan will need to be updated annually as the actual amount, timing
and location of new development takes place.
The monitoring program shall also review the on-going fiscal impact
on the City's Operating Budget. The fiscal impact analysis prepared
as part of the Environmental Impact Report shows a positive fiscal
impact on the City. Should the fiscal impact on the City change in
the future, the annual monitoring program will provide the analysis
to explain causes and alternative causes of action.
Conditions of Approval for EastLake II
The EastLake II General Development P1 an and related documents are
approved subject to the following conditions:
1 . The golf course clubhouse and swim/tennis facility shall be subject
to a conditional use permit prior to the recordation of the final
subdivision map for the purpose of regulating operations including
hours of business, lighting, types of special events permitted,
parking, design review, and other such items.
2. The pedestrian bridge over Otay Lakes Road to connect EastLake I to
EastLake II shall be constructed prior to construction of EastLake I
or EastLake II, commercial centers located at Route 125 and Otay
Lakes Road unless an alternative is approved by the City Engineer.
3. All fencing, landscaping, irrigation systems, signing and entry
monumentation shall be installed in accordance with the SPA P1 an to
the satisfaction of the Director of Planning.
4. Reclaimed water systems shall be installed as a backbone system to be
used in irrigating the golf course, open space areas and street
medians, subject to Health Department approval .
5. The developer, shall submit annual building permit reports, traffic
counts and fiscal impact analysis to the City Manager for the term of
the Development Agreement for EastLake Greens.
6. EastLake Greens shall provide a minimum of 3 church sites of at least
7 acres total .
Page 23, Item
Meeting Date 777 /a s/19
7. Fencing shall be shown on the EastLake Greens SPA Plan across the
aqueduct easement at Orange Avenue.
8. If fencing for Unit 33 is provided, it shall be the community theme
wall or a wall designed to be compatible with the theme wall .
9. A minimum of 10 percent of the total dwelling units permitted shall
be reserved for low and moderate income housing to the satisfaction
of the Director of Planning.
10. An interim sewer agreement specifying the conditions of diverting
sewage flows into the Telegraph Canyon basin shall be approved to the
satisfaction of the Director of Public Works prior to recordation of
the final map.
11 . Exhibit 6 Circulation Map and cross sections shall be modified to be
consistent with the Tenative Map street cross sections.
12. The EastLake I Reserve Fund shall be extended and expanded to cover
the EastLake Greens Project to the satisfaction of the Director of
Planning.
Additional Condition Recommended by Planning Commission:
13. On an interim basis, Parcels R-24, R-25, R-26, R-27 and R-28 shall be
zoned at the target density of 4.5 dwelling units per acre. A
maximum of 4,034 units will be approved for EastLake II until such
time as the guidelines for exceeding the target density for the
General Plan Update are resolved. The following procedure will occur
to determine additional density, if any, for the EastLake II project:
a. Specific guidelines for exceeding the target General Plan
density will be adopted.
b. The adopted General Plan policies will be applied to determine
the incremental units to be added to EastLake II.
c. The units from the new calculations will be distributed to the
five parcels or other unsubdivided portions of the EastLake
Greens Tentative Map.
d. The EastLake Greens SPA Plan and Tentative Map will be returned
to the Planning Commission and City Council for approval of the
increased density, if any.
WPC 6445P
ATTACHMENT 1
EASTLAKE II GENERAL DEVELOPMENT PLAN
RECOMMENDED FINDINGS
1 . THE PROPOSED DEVELOPMENT AS DESCRIBED BY THE GENERAL DEVELOPMENT PLAN IS
IN CONFORMITY WITH THE PROVISIONS OF THE CHULA VISTA GENERAL PLAN.
An analysis of the General Development Plan found that the project is in
conformance with the Chula Vista General Plan with respect to land use
patterns and intensities, circulation, public facilities, affordable
housing, conservation and open space, and environmental protection.
2. A PLANNED COMMUNITY CAN BE INITIATED BY ESTABLISHMENT OF SPECIFIC USES OR
SECTIONAL PLANNING AREAS WITHIN TWO YEARS OF THE ESTABLISHMENT OF THE
PLANNED COMMUNITY ZONE.
The applicant has submitted a sectional planning area plan and a master
tentative subdivision map for a portion (830.5 acres) of the area covered
by their General Development Plan.
3. IN THE CASE OF THE PROPOSED RESIDENTIAL DEVELOPMENT, THAT SUCH DEVELOPMENT
SHALL CONSTITUTE A RESIDENTIAL ENVIRONMENT OF SUSTAINED DESIRABILITY AND
STABILITY; AND THAT IT WILL BE IN HARMONY WITH AND PROVIDE COMPATIBLE
VARIETY TO THE CHARACTER OF THE SURROUNDING AREAS AND THAT THE SITES
PROPOSED FOR PUBLIC FACILITIES SUCH AS SCHOOLS, PLAYGROUNDS, AND PARKS ARE
ADEQUATE TO SERVE THE ANTICIPATED POPULATION AND APPEAR ACCEPTABLE TO THE
PUBLIC AUTHORITIES HAVING JURISDICTION THEREOF.
The General Development Plan proposes a mixture of housing types,
providing housing opportunities to a wide range of community residents.
In addition, the project includes an 18 hole golf course with clubhouse,
swimming and tennis facility parks and open space and community trails in
a master planned environment. All public facilities needs have been
provided for in the public facilities financing plan and development
agreement.
4. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES, THAT SUCH
DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION, AND OVERALL DESIGN TO
THE PURPOSE INTENDED; THAT THE 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 General Development Plan for EastLake II proposes no industrial or
research uses.
5. IN THE CASE OF INSTITUTIONAL, RECREATIONAL, AND OTHER SIMILAR
NON-RESIDENTIAL USES, THAT SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA,
LOCATION, AND OVERALL PLANNING TO THE PURPOSE PROPOSED, AND THAT
SURROUNDING AREAS ARE PROTECTED FROM ANY ADVERSE EFFECTS FROM SUCH.
The General Development Plan proposes an Activity Corridor along future
Route 125 freeway containing shopping, community park, high school , church
sites, and other high intensity uses. These uses are separated from the
residential neighborhoods by EastLake Parkway and thereby preserving the
desirability and stability of the residential areas.
6. THE STREETS AND THROUGHFARE PROPOSED ARE SUITABLE AND ADEQUATE TO CARRY
THE ANTICIPATED TRAFFIC THEREON.
The Environmental Impact Report contains a traffic analysis of the
EastLake II project prepared in accordance with the proposed land uses and
circulation element of the Chula Vista General Plan. The resulting
analysis indicates EastLake II will build or provide funding for streets
on and off-site to carry the anticipated traffic in accordance with the
City's threshold criteria.
7. 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 amount, type and location of neighborhood commercial development is
adequate to serve the proposed residential uses. Major shopping needs can
be adequately met by commercial areas in Chula Vista.
8. THE AREAS SURROUNDING SAID DEVELOPMENT CAN BE PLANNED AND ZONED IN
COORDINATION AND SUBSTANTIAL COMPATIBILITY WITH SAID DEVELOPMENT.
The General Development Plan will not impact the planned land use of
adjacent areas. With respect to these adjacent areas to the south and
west, modifications to the General Development Plan have been made to
ensure compatibility with adjacent areas.
WPC 6445P
ATTACHMENT 2
EASTLAKE GREENS
SECTIONAL PLANNING AREA
RECOMMENDED FINDINGS
1 . THE PROPOSED SECTIONAL PLANNING AREA PLAN IS IN CONFORMITY WITH THE
EASTLAKE II GENERAL DEVELOPMENT PLAN AND THE CHULA VISTA GENERAL PLAN.
The EastLake Greens Sectional Planning Area Plan reflects the land uses,
circulation system, open space and recreational uses, and public facility
uses consistent with the EastLake II General Development Plan and the
Chula Vista General Plan.
2. THE PROPOSED SECTIONAL PLANNING AREA PLAN WILL PROMOTE THE ORDERLY
SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREA.
The SPA Plan and Public Facilities Financing Plan contain provisions and
requirements to ensure the orderly, phased development of the project.
The Public Facilities Financing Plan specifies the public facility
projects required by EastLake Greens and also the regional facilities
needed to serve.
3. THE PROPOSED SECTIONAL PLANNING AREA PLAN WILL NOT ADVERSELY AFFECT
ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION, OR ENVIRONMENTAL
QUALITY.
The land uses within EastLake Greens represent a continuation of the
master planned community elements established with the development of
EastLake I. The major theme of EastLake Greens is the 18 hole golf course
surrounded by residential uses of various densities. The project has been
planned in a fashion to integrate well with adjacent land uses and to
avoid off-site impacts through the provision of mitigation measures
specified in the EastLake II Environmental Impact Report.
WPC 6445P
071 /
by the City Ccu;Sil of by e City Council of
Chula Vista, Cajfornia Chula Vista, California
Dated —/A2-- 8 J Dated