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HomeMy WebLinkAboutAgenda Statement 1985/02/26 Item 14 COUNCIL AGENDA STATEMENT Item -tIr Meeting Date 2/11 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 //92 / Approving the Sectional Planning Area Plan Public Facilities and Financing Plan - EastLake I SPA Ordinance —2/0.9—,Adopting the Development Agreement for the EastLake I SPA SECOND READING AND ADOPTION SUBMITTED BY: Planning Director l V (4/5ths Vote: Yes No X ) REVIEWED 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 General 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. RECOMMENDATION: 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/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: 1 . 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 5k Meeting Date 2/-11785 building firms will be 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 summary 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 community 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 periphery. 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 Page 3, Item 5A- Meeting Date 2/W'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 community. 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 high school and will be treated in 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 swimming, 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 community 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. / J,- Page 4, Item .A / Meeting Date 2/W85 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 recommendation contained in the Public Facilities and Financing Plan. Design The community design guidelines treat various design elements that contribute to community character. Building scale, landscaping, fencing, street design, lighting, signage and project design must work together to create a well designed community. Many of the community 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. Page 5, Item /1-/ Meeting Date 2/11/85 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 be 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. Page 6, Item .-5A4- / ("- Meeting Date 2/x/85 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. All facilities will be open to the public except for the swimming 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. <_l r Page 7, Item Meeting Date 2/ E-918b 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 telecommunications system to provide for traffic signal interconnections, full service alarm capacity, emergency health telecommunications system, water system telemetry and telecommunication capability for high technology firms within the industrial park. 3. DEVELOPMENT 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 commitments 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 PLAN 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. Page 8, Item - / 57 Meeting Date 2/.1-x/85 b. Street connections to the south in the EastLake Shores nei hborhood 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 following 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. One-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 Page 9, Item Meeting Date 2/1-97785 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