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HomeMy WebLinkAboutAgenda Statement 1989/08/15 Item 14A COUNCIL AGENDA STAT EMF NT Item ~ - Meeting Date II/111M (}f5llMI 8~15 It/A ITEM TITLE: a) PCM-89-8, Consideration of Rancho del Rey SPA-II Plan, Public Facilities Plan, and PC regulations; Rancho del Rey Partnership b) Reso 1 uti on Approving the Rancho del Rey General Development Plan c) Resolution Approving the Rancho del Rey Secti ona 1 Planning Area (SPA) II Plan d) Resolution Approving the Rancho del Rey SPA II Public Facilities Plan and Financing Analysis e) Resolution Approving the Prel iminary Design Guidelines 'f) Ordinance 2323 Adopting District's Regulations the Planned Communi ty SUBMITTED BY: Director of Planning '~ IL City Manager~ v This item involves the consideration of the Rancho del Rey SPA-II Sectional P1 anni ng Area (SPA) P1 an and re1 ated i terns for a 376-acre porti on of the E1 Rancho del Rey Specifi c P1 an. The Specifi c P1 an was approved by the Ci ty Council in 1985 and thi s submittal represents the second phase imp1 ementati on for that project. Rancho del Rey SPA I was approved by the City Council in December, 1987. REVIEWED BY: (4/5ths Vote: Yes___No~) Included in your consideration is the Rancho del Rey SPA-II General Development Pl an, SPA-II Secti onal Pl an Area Pl an, the Publ i c Faci 1 iti es Pl an and Financing Analysis, the Planned Community Development Regulations, and the Preliminary Design Guidelines. The Design Guidelines are provided for informati on purposes and wi 11 be forwarded to the Commi ssi on for recommendation with the Tentative Map and Development Agreement at a subsequent public hearing. RECOMMENDATION: 1 . Based on the fi ndi ngs attached in thi s report (Attachment 1), adopt a motion to approve the Rancho del Rey General Development Plan; and I 'f ()r Page 2, Item -CSJ( Meeting Date~ ';lIs 2. Based upon the findings attached to this report (Attachment 2), adopt a motion to approve the Rancho del Rey Section Planning Area (SPA) II Plan, subject to the conditions of approval listed in this report; and 3. Adopt a motion to approve the Public Facilities Plan and Financing Analysis; and 4. Adopt a motion to approve the PC Development Regulations. BOARDS/COMMISSIONS RECOMMENDATION: On July 19, 1989, the Planning Commission unanimously (7-0) recommended approval of Rancho del Rey SPA-II General Development Plan, Sectional Plan Area (SPA)-II Plan, Public Facilities Plan & Financing Analysis and PC Development Regulations. DISCUSSION: 1. Rancho del Rey SPA-II General Development Plan The Rancho del Rey General Development Plan (SPA-II Plan, Exhibit 2, page 1-7) is a required exhibit for any planned community zone and is intended to show the general location of all proposed uses and the general circulation system. Its main purpose is to serve as a bridge connecting the land use and density categories of the El Rancho del Rey Specific Plan and the more detailed descriptions proposed in the Sectional Planning Area. The General Development Plan map is detailed as Exhibit 2 in the SPA Plan document. It details that within the 376 acres of Rancho del Rey SPA-II, there is proposed 567 dwell i ng units, a 5.4 acre nei ghborhood park, and 162 acres of open space. Although not shown on the Specifi c Pl an, the SPA-II General Development Plan also includes a community facilities parcel at the intersection of Ridgeback Road and Rancho riel Rey Park\1ay. A variety of uses may be constructed on this site including churches, daycare centers, or other community-serving uses. The actual use of the site will be determined during the site plan approval process. The Rancho del Rey Specific Plan contains both general and specific criteria for the implementation of sectional plans. In Rancho del Rey SPA-I, there were a number of deviations that were required to better respond to the additional detail and information provided at that time. In the case of Rancho del Rey SPA-II, the only deviation proposed is the addition of the community facil ities site. That change responds to both the Commi ssi on and the Counci l' s concerns re9ardi ng the creati on of new communities without the benefit of sites for such uses, such as churches. 2. Rancho del Rey Sectional Planning Area (SPA)-II Plan The El Rancho del Rey Specific Plan requires the preparation and approval of a Sectional Planning Area plan before subdivision maps and site plans are considered. The purpose of this SPA plan is to more fully define the various land uses, circulation system, and housing types proposed for this {'-Ill- Page 3, Item2-5A Meeting Date B/~89 project area. In addition to that, the SPA plan provides the planning framework (land use, density, open space, circulation, public facilities, and design guidelines) to guide the preparation of the individual project plans. The details contained in the SPA plan would not only assist the City in requiring conformance with the El Rancho del Rey Specific Plan, but also assist in implementing the purpose and intent set forth in the SPA plan. The following discussion is a more detailed description of Rancho del Rey SPA-II pl an. Plan Structure and Design There are many factors influencing the design of Rancho del Rey SPA-II (SPA-II plan, Exhibit No.4, page 11-2). The main natural feature is Rice Canyon. In addi ti on to bei ng a major vi sua 1 feature, Ri ce Canyon serves as a primary drainageway within the project area and contains several sensitive biological resources. This existing landform characteristic, along with development on the plateaus, serves as a basis for the physical planning of this SPA plan. Basically, residential development is located on the plateaus, while the canyons and side slopes of those canyons remain as natural or graded open space connected by a passive system of trail s. This was the same concept for SPA-I except that in the eastern portion of Rice Canyon a community park is under construction for eventual use by Rancho del Rey as well as the City in general. Rancho del Rey SPA-II is bi sected by the al i gnment of Rancho del Rey Parkway which is the major loop connector for the Rancho del Rey Specific Pl an Area between East "H" Street and Otay Lakes Road. The estate lots range in size from 9,000 square feet to over 27,000 square feet are on the north si de of that loop road. The conventi onal lots are located on the southern side of the loop road. The conventional lots start at 5,000 square feet with the predominant lot size over 7,000 square feet. Out of the 359 conventional lots, approximately 128 are under 7,000 square feet. Of 158 acres of open space, approximately 40 acres of that is graded while 118 will remain in its natural state. Rancho del Rey SPA-II is an extension of the internal loop road system of Rancho del Rey SPA-I. Its purpose is to propose residential lots of a character consistent with existing estate dwellings to the north. The development then transitions into the more conventional lots adjacent to the SPA-I development and then provides the necessary trails and community facilities to serve Rancho del Rey and the existing communities of Bonita and Terra tlova. As with residential development within SPA-I and on any ridge, SPA-II development runs along the northern edge of Rice Canyon. Primary consi derati on and staff concern was di rected to the resi denti al development along that ridge and changes were made in the project to break up the residential development line so that when people were enjoying the 1'f;4- Page 4, Item .2--5K ' /,/ Meeting Date!Wi,l89- fJ I j trails along Rice Canyon, they would not see a wall of residential development. The design guidelines and PC regulations contain special setbacks and design standards to mitigate and enhance the visual features along the canyon. Circulation Both Rancho del Rey SPAs I and II have primary access vi a East "H" Street and Otay Lakes Road. Access to SPA-II will also be provided by Ridgeback Road through the Terra Nova nei ghborhood and by the Rancho del Rey loop road through SPA-I. To refresh the Council's memory, the traffic study for SPA-I required that all development within SPA-I be accommodated (at level of service "C") by the exi sti ng and/or improved local road system, especi ally East "H" Street, without SR-125. To accomplish this, full development of the employment park had to be postponed until at least a four-lane facility is provided along SR-125 alignment. The recent traffic study for SPA-II has also concluded that traffic generated by SPA-II development can be accommodated if, in addition to one-half of the employment park, an additional 250 residential units in SPA-I are withheld. Projected traffic generated by the approved SPA I Plan (50% of the employment park withheld) and that of the SPA II project (additional 250 DU withheld) is shown in Table 3, page 1II-2 of the SPA Plan text. This postponement of 250 units within SPA-I is implemented through the Public Facilities Plan and Financing Analysis. Within that financing plan, the 250 units located on the southern ri dge of Ri ce Canyon are del ayed to Phase 5C and 5D, or as the last phases of a combined Rancho del Rey SPAs I and II Public Facilities Plan. Public Facilities The Public Facilities Plan and Financing Analysis has three major features. It describes in detail the proposed public facilities that are impacted by this project and the measures being taken to respond to that impact. In the case of impacted facil ities, the developer will either be requi red to construct those facil iti es in thei r enti rety, or parti ci pate in the construction/financing of those facilities if this project does not fully warrant said construction. Secondly, the Public Facilities Plan and Financing Analysis also addresses the phasing of the required improvements. In the case of facilities that affect public health, safety and welfare, such as roads, se\~ers, and drainage facilities, those improvements need to be completed prior to occupancy of a given phase. For example, if a road is required in Phase IV, then before any units coul d be occupi ed in tha t phase, the road must be completed. In the case of park and recreation facilities, those facilities must be completed prior to the end of the development allocated for any phase and prior to the start of development in a subsequent phase. Page 5, Item ~_ It/A- Meeting Date A third feature of the Public Facilities Plan is the Regional Transportation Phasing Program. The EastLake Development Impact Fee program adopted by the City in February 1986 and subsequently adopted for Rancho del Rey SPA-I identifies the several regional transportation facilities, develops cost estimates, and calculates an impact fee. That information has been updated with the publication of the East Chula Vista Transportation Phasing Plan (included as an appendix of this Rancho del Rey SPA-II Public Facilities Plan and Financing Analysis). As a part of the Rancho del Rey Public Facilities Plan and Financing Analysis, Rancho del Rey SPA-II will be required to participate in the Regional Transportation Facility Phasing Program. It is intended that the East Chula Vista Transportation Phasing Plan be revised and updated on an annual basis. Thus, each change in the phasing plan will automatically become appl icable to Rancho del Rey SPA-II because of its adoption as an appendix to this Public Facilities Plan and Financing Analysis. In addition to the above, other facilities impacted by this project and the measures undertaken to respond to that impact are as follows; a. Water - The Otay Water District provides service to SPA-II through the Di stri ct I S Improvement Di stri ct No. 22 (I D 22). The improvement district has installed a number of improvements to provide water to both SPA-I and SPA-II areas. These include a three million gallon reservoi r to serve the 71 0 pressure zone and a one mi 11 i on gall on reservoir to serve the 485 pressure zone. The Di strict has al so constructed another ei ght mill i on gall on reservoi r duri ng the development of SPA-I. This reservoir will provide additional water supply to the SPA-II area as well as areas to the east of Rancho del Rey, such as Bonita Long Canyon and EastLake area. In addition to these improvements, improvements required in conjunction with anticipated formation of a new improvement district, Improvement District No. 27 (ID27), will also need to be funded. ID 27 includes not only Rancho del Rey, but also EastLake and Rancho del Sur. Additional properties may also be included within this district. An Improvement District No. 27 Master Plan has been prepared by the District to determine required facilities, cost, and financing mechanisms. The most significant facility that will need to be provi ded is an ultimate storage reservoi r whi ch will provi de five days of storage for areas within the District. Although the full extent of these facilities has not been determined, the District will require Rancho del Rey to enter into an agreement pri or to recordati on of the fi rst fi nal map whi ch deli neates the facilities to be constructed, their cost responsibility, and the financing method to be utilized. The agreement may also place limits on the number of buil ding permits - beyond the 1 imits proposed in this Public Facilities Plan and Financing Analysis - that can be issued prior to certain facilities being in place and operational. f 11 J+- Page 6, Item ~ Meeting Date 8 'Tir,; b. Parks and Recreation - There is a 5.4 acre neighborhood park proposed within SPA-II. In addition to that, this neighborhood park will be connected by a series of trails that will connect the existing Bonita equestrian trail system, which extends from Bonita through Rancho del Rey SPA-II, adjacent to the neighborhood park and down to the Rice Canyon trail system. In addition to this park, there were 45 acres of public park proposed withi n SPA-I. Thi s i ncl uded the community park, two nei ghborhood parks, a staging area for pedestrians and equestrians at the east end of Rice Canyon, and a trail system which 1 inked all the major open space residential areas to the park facilities. All of these parks and recreation facilities are or will be dedicated and maintained by the public. There are a number of other facil iti es di scussed in the Publ i c Faci 1 iti es Plan and Financing Analysis including regional facilities such as the corporation yard, new public library, and a fire training facility. These were proposed within Rancho del Rey SPA-I and, although the facility costs have been updated, no additional discussion is necessary. They will remai n as potenti al facil i ti es that Rancho del Rey SPAs I and II have to contribute to when the City has adopted a supplemental development impact fee program for those improvements. The land, however, will be provided within SPA I for the fire training facility and the library. Implementation In addition to the standard implementation techniques utilized for this project such as tentative map and site plan approval s, there are several programs unique to this project that should be noted. 1. PC Development Regulations Planned Communities (PC) District Regulations adopted as a part of this approval provides site specific standards and regulations to guide the development of Rancho del Rey SPA-II. These development regulations, although they are specific in nature, shoul d be util i zed hand in hand with the desi gn gui del i nes for both the residential and landscape features of the project. The PC District Regulations provide the parameters and with util ization of the design guidelines will provide the precise implementation standards for this project. 2. Design Guidelines - As stated above, the design guidelines are an integral part of the approval of Rancho del Rey SPA-II. Those guidelines assist in the review of not only the residential uses but also of any open space, park, and recreational improvements contained within the network of open space and park uses. The guidelines will be administered by the Planning Department and will not be adopted by ordinance. This means the guidelines will serve as a detailed measure to review future projects while at the same time promoting innovative techniques. Page 7, Item-2-51\ Meeting Date 8t8l89 3. Monitoring Program As with any project, there are certain assumptions that are made when considering the impacts a development will have on the City. These assumptions are based on the best information available at the time the plan is prepared, but it is the actual location, amount, type, and timing of development that will determine the need for specific facilities. With that in mind, there are three areas that need to be monitored relative to Rancho del Rey. Those are fiscal, traffic, and environmental impacts. Each year the developer will be required to submit updated development summaries, forecasts, and development data, such as actual traffic counts and building permit information to the City for evaluation and comparison to the Public Facilities Plan as adopted. This annual update and reevaluation will allow the City to more accurately predict public facility needs, coordinate their provision, and, if necessary, restri ct bui 1 di ng acti vi ty to prevent adverse impacts on facilities. The cost of the annual monitoring system will be borne by the Rancho del Rey Partnership. Specifically, relative to traffi c ci rcul ati on, Rancho del Rey wi 11 need to monitor daily trips along East "H" Street to identify the ongoing impact of this project prior to the commencement of a roadway along Route 125. This will be to ensure that a maximum of 56,500 ADTs is permitted on East "H" Street to maintain level of service "C". The annual monitoring program should also revie\~ the fiscal impacts on the Ci ty' s operati ng budget. The fi scal impact ana lyses for SPAs I and II have detailed an overall positive fiscal impact to the City. That fiscal impact analysis was based on the timely development of the Rancho del Rey SPA-I employment park as well as the residential areas of SPA-I and II. Should the development phasing of the project change, then the fiscal impact to the City may change. With that in mi nd, an annual update and reeval uation will allow the City to more clearly determine its fiscal impact. Similar to traffic, should the fiscal impact to the City be negative, then Rancho del Rey will be required to contribute an amount necessary to cover the shortfall. This requirement for a fiscal impact analysis update shall be in effect for 10 years from the date of Council approval of the SPA Plan. The thi rd form of monitori ng is the monitori ng of the mi ti gati on measures requi red in the fi nal envi ronmenta 1 impact report. Recent California legislation requires the adoption of a mitigation or reporti ng program in conjuncti on with the approval of projects for which a negative declaration or final environmental impact report was prepared and mitigation measures were recommended in connection with any significant impacts. Rancho del Rey SPA-II plan, as a part of its envi ronmenta 1 impact report, has proposed a deta i 1 ed monitori ng/reporti ng program. With adopti on of that program, the envi ronmental impacts associ ated with thi s project wi 11 be properly monitored and the mitigation measures implemented, as required. Page 8, Item ~ ' Meeting Date 89 / '1.,4-- 9/(/ u J 4. Development Agreement - When the Rancho del Rey Specifi c Pl an was approved, it was intended that a Development Agreement be executed between the City and the Developer. The Development Agreement is a part of this project and is a tool which assists the City and the de vel oper to identify obl i gati ons inherent in the approval before major investments of public and/or private monies are expended. The Development Agreement does not take the pl ace of zoni ng of subdivision considerations. It does, however, set forth developer and Ci ty ob 1 i gati ons commensurate wi th the approval of the project. In summary, the Development Agreement acknowl edges that the Rancho del Rey Partnership agrees to provide the facilities and improvements identified in the SPA Plan and its support documents while the City agrees on certain approval parameters contained in the same documents. The City Council as a part of the approval of Rancho del Rey SPA I approved a Development Agreement for that portion of the El Rancho del Rey Specific Plan. 5. Supplemental Impact Fee Program - There are certain facilities identified in the Rancho del Rey Public Facilities Plan and Financing Analysis that serve development on a regional level. There are other facilities that the City needs to plan on a continual basis that may not even be identified in this plan. Those facilities are not required simply by Rancho del Rey, but are required by the cumulative development occurring in the region. To assist in that implementation, the Public Facilities Plan & Financing Analysis states that if and when such community-wide fees are establ i shed, they would apply to Rancho del Rey. Conditions of Approval of Rancho del Rey SPA II Rancho Del Rey SPA II and supporting documents are approved subject to the following conditions: 1. With the approval of Rancho del Rey SPA II, pl an, PC Regul ati ons, Public Facilities Plan and Financing Analysis, and Design Guidelines, the de vel oper shall consol i date the pl ans of Rancho del Rey SPAs I and II to provide one document that would serve the developer as well as the Ci ty in communi cati ng the requi rements for thi s area of the Rancho Del Rey Specific Plan. 2. The fi nal lot and street desi gn shown withi n the SPA II Pl an for the residential areas may be modified by the Planning Commission and City Council during Tentative Subdivision Map consideration. 3. The Public Facilities Plan and Financing Analysis and the conditions contained therein ~Iill further govern the subsequent approval of any tentative maps or other projects within SPA II. Page 9, Item 25A Meeting Date 8/8/89 4. Prior to final map approval for SPA-II an agreement shall be executed to the satisfaction of the City that provisions for low/moderate income housing be provided within the El Rancho del Rey Specific Plan development. FISCAL IMPACT: Implementation of this project is expected to result in an overall positive fiscal impact to the City. WPC 6548P Dated f- <j- 09 \ i0b-t I!.(lul&i/ (/ by the City Council of Chula Vista, California Dated ?- /j- - 2; C8rt.t Ii. -If; ~. /S' by the City Coun II of Chula Vista, C3lifornia \ r 0 !'. / /) / LJ7 "".(('Oyi (taab(~ '\1-1-(('./ ~JI,17 by the City Counc I of Chula Vista, Culilornia Dated 7~0" ~ '-~~-"- 17