HomeMy WebLinkAboutPlanning Comm Reports/1992/11/18 (2)
City Planning Commission
Agenda Item for Meeting of November 18, 1992
Page I
Public Hearing:
Resolutions GPA-93-01. FSEIR-92-02. PCS-92-05, PCS-93-0l -
Consideration of a General Plan Amendment, Final Supplemental
Environmental Impact Report. Rancho del Rev SPA I Plan Business
Center Amendment. RDR Emplovment Park Desil!11 Guidelines
Amendment, Public Facilities Financing Plan Amendment. Air Oualitv
Improvement Plan, Water Conservation Plan and Tentative Maps Chula
Vista Tracts 92-05 and 93-01.
Ordinance PCM-92-16: Consideration of El Rancho del Rev Specific
Plan - Commercial Center Amendment. Planned Communitv District
Regulations Business Center Amendment. Development Agreement.
CEO A Findings. Mitigation Monitoring and Reporting Program. and
Statement of Overriding Considerations
A. FINAL ENVIRONMENTAL IMPACT REPORT
The Rancho del Rey Commercial Center Draft Supplemental EIR (EIR-92-02) was circulated
for public review from July 21, 1992 to September 9, 1992. The closing public hearing
before the Planning Commission on September 9 on the Draft Supplemental EIR concluded
this public review period. Many comments were received as a result of this public review,
with most of the comments relating to the issues of traffic. air quality. noise. lighting, and
crime. The comments and responses are now included in the Final EIR document, with
corresponding appropriate text changes.
The California Environmental Quality Act (CEQA) requires that a Final EIR contain:
. the Draft EIR or a revision of it,
. comments and recommendations received on the draft EIR,
. responses of lead agency to significant environmental points raised in the review. and
any other infonnation added by the lead agency. .
The Final Supplemental EIR contains the above listed infonnation.
B. BACKGROUND
In November, 1985, the City Council amended the original El Rancho Del Rey Specific Plan
and adopted the Rancho del Rey SPA I Plan to create the existing Employment Park located
on the north side of East H Street within the Rancho del Rey (RDR) Planned Community
(See Locator).
Since the conception of the Employment Park. which was originally intended to provide
employment for the residents of the Rancho del Rey and the City, only 3 buildings have been
built and one is currently pending issuance of building permits (see Figure A in this report).
City Planning Commission
Agenda Item for Meeting of November 18, 1992
Page 2
Due to this relatively slow development and current commercial trends, the applicant is
requesting an amendment to the Chula Vista General Plan, El Rancho Del Rey Specific Plan
and Sectional Planning Area I-Plan in order to introduce a new commercial center component
and additional development flexibility to the existing Employment Park. The proposed
amendment consists of changing the westerly 55 acres of the existing Employment Park from
its current designation of Research and Limited Manufacturing and Employment Park to
Retail Commercial.
The proposed land use conversion represents an economic development opportunity to
respond to the market demands of large volume discount retailers. Over the.past few years,
several well known national retailers have approached the City for assistance in locating
appropriate sites for development. However, there has been a notable lack of available sites.
Many sites under consideration have been concluded to be infeasible due to size, accessibility.
environmental concerns, or other factors.
The proposed project was initiated by the applicant due to the interest of discount and
membership club retailers in the East H Street site. Currently, the applicant/developer is
under contract with Home Depot and K-Mart, and in negotiations with the Price Club. Home
Depot proposes to relocate from its existing Terra Nova store in order to expand. K-Mart
proposes to open a second store in order to serve the growing eastern Chula Vista market.
Price Club would be opening a second store as well. Therefore. as currently proposed, the
project would enable three major local employers to grow and expand their operations and
to more conveniently serve Chula Vista residents.
In addition to the three subregional retailers, the center would allow for other neighborhood
serving uses such as health clubs. restaurants, child care, nurseries, and movie theaters.
Other economic development benefits include over 1220 new jobs. and significant new
revenues. Specifically. after allowing for impacts upon existing Chula Vista business. the
proposed Home Depot. K-Mart and Price Club stores are proiected to generate net new
revenues of $1.2 million annually to the Citv of Chula Vista based on conclusions of the
Economic Impact Analysis contained in Appendix B of the Final Supplemental Environmental
Impact Report.
C. RECOMMENDATION
1. Certify Final Supplemental EIR-92-02
2. Based on the findings in Sections 16 through 19 of the Draft City Council Resolution
recommend that the City Council approve the General Plan Amendment, SPA I Plan
Commercial Center Amendment, RDR Employment Park Design Guidelines
Amendment, Public Facilities Financing Plan Amendment and the following Rancho
del Rey Documents and Plans: Commercial Center Air Quality Improvement Plan,
Commercial Center Water Conservation Plan and Tentative Subdivision Maps 92-05
City Planning Commission
Agenda Item for Meeting of November IS, 1992
Page 3
and 93-01 subject to the conditions listed in the Draft City Council Resolution. section
I of this report.
3. Based on the findings in Section 12 of the Draft City Council Ordinance recommend
that the City Council approve an ordinance approving the El Rancho del Rey Specific
Plan Business Center Amendment, the Rancho del Rey SPA I Planned Community
District Regulations - Commercial Center Amendment, and Development Agreement
subject to the conditions listed in Draft City Council Ordinance.
4. Recommend that the City Council approve and adopt the street name change from
Plaza Amena to Tierra Del Rey.
5. Make CEQA Findings of Fact; adopt Mitigation Monitoring and Reporting Program;
and adopt Statement of Overriding Considerations.
D. BOARDS/COMMISSIONS RECOMMEND A TIONS
On August 24, 1992. the Resource Conservation Commission reviewed the Draft
Supplemental EIR and raised questions regarding the unmitigable air pollution and traffic
issues discussed in the SEIR. However. the Committee endorsed the project indicating that
the project was a benefit to the community (see August 24, 1992 RCC regular meeting
minutes, Section II in your notebook).
On July 27. 1992, a conceptual Master Development Plan showing all major tenants and the
proposed architectural theme was presented to the Design Review Committee to obtain their
input and direction before proposing the Design Guidelines amendment. The Committee
concurred with the proposed architectural theme and the conceptual Master Development
Plan, but recommended that the revisions to the Employment Park Design Guidelines include
graphics illustrating the intended architectural theme and to clarify the stated design
guidelines (see July 27, 1992 DRC minutes, Section 11 in your notebook).
On September 9, 1992. the Planning Commission considered the Draft SEIR for the proposed
project and took public testimony. The final SEIR was scheduled for the October 2S, 1992
Planning Commission meeting for final certification. This item was subsequently continued
to be heard at the November IS. 1992 meeting of the Planning Commission.
On September 21. 1992, the Design Review Committee reviewed the final version of the
amended Employment Park Design Guidelines (subsequently renamed Business Center Design
Guidelines replacing rather than amending the original document) and endorsed the document
recommending some changes and refinements. The Committee's recommendations. which
have been incorporated in the latest version of the Design Guidelines, and are being proposed
for adoption, arelisted in the September 21, 1992 DRC minutes-Section 11 of your notebook.
On November 9. 1992, the Source Conservation Commission reviewed the Commercial
Center Air Quality Improvement Plan and the Commercial Center Water Conservation Plan.
City Planning Commission
Agenda Item for Meeting of November 18, 1992
Page 4
Both documents received three approval votes with one abstention from the new member who
did not feel qualified to vote.
E. PUBLIC INPUT
On August 13, 1992, the Planning and Community Development Departments organized a
public forum to familiarize the neighborhood residents with the development proposal and
the Draft Supplemental Environmental Impact Report prepared for the project. The recorded
public input is summarized in the attached August 13, 1992 Public Forum Comments (see
Section 12 of your Notebook).
In addition to the Public Forum and the comments received during the SEIR review period,
Staff received several letters from surrounding neighbors stating their concerns regarding the
higher levels of traffic on East H street and the potential for an increase in crime as a result
of the subject project. The letters are included in the Public Input section of your notebook
(Section 12).
F. DISCUSSION
1. Existinl! Site Characteristics
The existing Employment Park is an 84.5 (net) acre site subdivided into 39 individual
parcels and served by an internal public street system. The existing parcels vary in
size from .40 to about 8.5 acres and have been graded into a series of terraced
building pads descending towards the west.
The proposed commercial center site of 55 acres is bounded on the north by a branch
of Rice Canyon which serves as a buffer between the northerly adjacent residential
neighborhoods and the existing Employment Park. to the west by an open space
district, to the east by Employment Park vacant parcels. and to the south by East H
Street beyond a linear open space lot which serves as a landscape buffer between the
developable area and the public right of way.
2. Adiacent Zoninl! and Land Use
I I Zoning I RDR I I
North P-C R-12IOS-5 Vacant/Open Space
South PC OS-5 East H Street
East P-C EP-l Vacant
West P-C OS-5 Vacant/Open Space
City Planning Commission
Agenda Item for Meeting of November 18, 1992
Page 5
3. Proiect Description
The proposed Commercial Center encompasses the westerly 55 acres of the
Employment Park and includes lots 1 to 24 of the original Employment Park
subdivision.
The existing EP (Employment Park) land use designation is proposed to be changed
to create a new C (Commercial Center) zone to allow the introduction of a new
Commercial Center to the existing Employment Parle The parcels containing the
existing 30.000 sq. ft. Brunswick bowling alley and approved car wash. which are
within the project boundaries, will not be affected by the new land use designation
and will remain as conditional uses under the new PC District Regulations.
The development proposal (see Figure B in the Staff report) involves substantial re-
grading of the existing Employment Park and consolidation of lots 1-3 and 12-24 of
the original subdivision and vacation of some of the existing streets. Vacation of
existing streets includes the easterly 810 feet of Paseo Del Rey, the westerly 1.500
feet of Tierra Del Rey, the westerly 410 feet of Plaza Court. The proposal also
includes changing 360 feet of Avila Way from public right of way to a private street.
The above mentioned reorganization would allow the creation of large parcels suitable
for major retail store buildings such as Home Depot, K-Mart and the Price Club.
Other smaller parcels will be retained from the original subdivision or created as part
of the proposed resubdivision to accommodate complimentary retail commercial
service and entertainment uses (see figures B I-B5 in the staff report).
The project also includes the abandonment of an existing open space public access
easement located at the northwest end of Plaza Court that presently connects the Rice
Canyon open space trails with Plaza Court (see Figure C in the Staff report). The
applicant will provide an easement across the easterly end of Lot I connecting Open
Space Lot E with the new terminus of Plaza Court in lieu of the former access road.
To accomplish the necessary regrading. minor boundary adjustments of fee title
between applicant and the City are also proposed for the northerly and southerly
adjacent open space lots B. C. and E.
4. Master Commercial Center Development Plan
As part of the proposed amendments, the Applicant is proposing a conceptual Master
Development Plan to guide the arrangement of the three Major Users (see Figure B
in the Staff report). The Master Plan identifies the general location of the buildings,
the on-site vehicular circulation system, and parking and loading facilities along with
two small pads located on either side of the A vila Way entrance to the project. The
conceptual site design of all the smaller parcels has not been incorporated in the
proposed Master Development Plan. However. the revised design guidelines provide
the necessary criteria to guide the development and design of these parcels.
City Planning Commission
Agenda Item for Meeting of November 18, 1992
Page 6
G. ANALYSIS
1. General Plan Amendment (Resolution)
The proposed Commercial Center is consistent with the Chula Vista General Plan with
respect to its goals for retail commercial development and in its goals to generally
improve the City's economic base.
Under the El Rancho del Rey Specific Plan adopted November 12, 1985, the
Employment Park was identified and the PC District Regulations listed a range of
uses including office and service commercial, research and development, and some
light manufacturing. In the subsequent update of the Chula Vista General Plan in
1989, the accompanying General Plan diagram shows the land use as Research and
Limited Manufacturing. The Employment Park land uses are substantially consistent
with the General Plan although the adopted Planned Community District Regulations
list a number of commercial uses. which, for the most part, were intended to suppon
the light indusnial uses.
The General Plan's Goal No.2. Retail Commercial Development. identifies the Third
Avenue Business Center. The Chula Vista Shopping Center and Broadway as major
concentrations of retail commercial uses. The General Plan text indicates that these
commercial areas fail to capture a proponionate share of the regional market
The panicular stores being considered for the Commercial Center, including the Home
Depot, which will be relocating from its existing location in the Terra Nova Shopping
Center, fill special niches in the market and have demonstrated substantial success in
attracting shoppers. This new commercial center and the existing neighborhood
shopping centers in the eastern tenitories provide more convenient and diversified
shopping area for the City's eastern residents who presently drive to western Chula
Vista or centers outside the City for the services and commodities offered by the
proposed Commercial Center stores. Consequently. the proposed project meets the
General Plan objective of providing commercial centers in developing areas
convenient to new neighborhoods.
The City contains a total of about 1900 acres of land zoned industrial most of which
is located along the south and west jurisdictional boundaries and small enclaves within
Eastlake I and Rancho Del Rey Planned Communities. Thiny-five percent of this land
is presently vacant (671 ac.).
The Proposed Change in land use designation represents a 3% reduction in land
presently zoned industrial and about 8% reduction in the available (vacant) indusnial
acreage within the city boundaries. This change also represent a reduction in
professional and technical employment opponunities for the City's eastern residents.
However, the eastern 30 acres (net) of the existing Employment Park proposed to
City Planning Commission
Agenda Item for Meeting of November 18, 1992
Page 7
remain and the Eastlake I Employment Park. which is located about 2 miles east from
the subject site, provide a combined total of about 90 acres of available industrial land
and professional and technical employment opportunities.
2. El Rancho del Rev Specific Plan - Commercial Center Amendment (Ordinance)
(See Section 3)
The proposed amendment consists of text changes and changing the Specific Plan
Map (see Figure D in the staff report) and the Administrative Plan diagrams from EP
(Employment Park) to EP and C (Commercial Center).
The Specific Plan serves as the bridge between the General Plan and the SPA I Plan.
As such, it addresses in greater detail and specificity the developer's intent to provide
a viable and attractive planned community. The Specific Plan is required to be
consistent with The General Plan.
An integral part of the proposed amendment is the need to establish standards for
commercial uses to be part of the Commercial Center while at the same time
maintaining the standards for the Employment Park uses which are to remain. The
SPA I Planned Community District Regulations and Design Guidelines address the
issues of land use compatibility and provide specific measures to reduce its impact on
adjacent land uses, including separation from nearby residential areas by landscape
buffers and open space physical separation. development standards to insure a higher
level of aesthetic treatment, and by limiting direct access to East "H" Street to a
minimum. Performance standards have also been amended to reduce potential impacts
on adjacent residential uses.
3. Rancho del Rev SPA I Plan Amendment (Resolution)
(See Section 4)
The proposed Rancho del Rey SPA I Plan amendment consists of text and graphics
changes to allow for the three major retailers and support commercial to be
incorporated into the existing employment park. The proposed SPA Plan diagram is
modified to reflect the new designation of "Business Center" for the entire property
which is to be further divided into a C district for the westerly 55 acres of commercial
center and an EP district for the remaining eastern employment park area in the SPA
I Plan document as amended (see Figure E in the Staff report).
The particular issue areas, their analyses and conclusions are listed below:
a. Design Influences
The project setting is a terraced land area of approximately 84.5 (net) acres
consisting of graded building lots stairstepping down from east to west and
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Agenda Item for Meeting of November 18. 1992
Page 8
separated from adjacent land uses. To the north is a continuous open space
consisting of a branch of Rice Canyon. which varies in width and fonns the
southern boundary of existing and future residential development within the
Rancho Del Rey SPA I Plan area.
The principal feature to the south of the Project area is East H Street, a major
arterial street which is designated as a Scenic Roadway in the Chula Vista
General Plan. Beyond East H Street is additional open space with hills and
slopes up to existing residential development to the south. A major feature of
this scenic roadway is the open space which. with its varying slopes and
landscaping. creates a buffer between the street and the project. In addition
to views down onto the site from surrounding areas, the site itself affords
views of the adjacent canyon and slopes and views of San Diego Bay and
beyond to the west.
Another important design influence is the already established mediterranean
architectural theme used for the residential component of the Rancho Del Rey
Planned Community. The developer has proposed that this same theme will
be followed in the proposed Commercial Center.
Staff has analyzed the project in tenns of its impact on adjacent land uses and
the influences of existing conditions on the project. Of particular concern are
the visual aspects of the development when viewed from adjacent residential
areas and from East H Street (see Figure F in the staff report). While Rice
Canyon provides physical separation from existing and planned housing to the
north. the width of the open space is not sufficient to obviate the need for
careful design treatment of the proposed Commercial Center structures.
However. attention to articulation of building elements to visually reduce the
impact of their size and mass (see Figures G & H in the staff report).
screening of roof mounted equipment and screening of service areas such as
truck loading, outdoor storage and large expanses of parking, have been
prescribed in the Design Guidelines amendment.
The reconfiguration of the land parcels, the re-grading, vacation of certain
interior streets and the construction of three large freestanding buildings with
their related open parking areas will create a much different appearance from
the smaller users anticipated under the employment park.
Staff concludes that through techniques such as design review. earth berming,
landscaping, attention to parking lot design and control of exterior lighting and
signage the proposed development could exist harmoniously with present and
future surroundings and respect the already established architectural theme,
open space and scenic highway.
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Agenda Item for Meeting of November 18, 1992
Page 9
b. Circulation and Traffic
The Final Supplemental Environmental Impact Report identifies a total of
44,592 total daily automobile trips to be generated by the proposed
Commercial Center whereas 18,700 ADT had been allowed for the previous
land uses covering the same acreage. The study determined that improvements
to the existing intersections consisting of added lanes and additional signals
along with deceleration lanes on westbound East H Street, the additional traffic
can be accommodated at levels of service within the Growth Management
Threshold Standards. A more detailed analysis of the traffic generation and the
circulation design is included in the subject project's FSEIR. .
I) Signalization at Avila Wav. Staff supports an intersection at Avila
Way which will permit dual left-turn only lanes from eastbound East
H Street with no left-turn out of Avila Way onto East H Street. Staff
has determined that the benefits generated by this limited configuration
in easing demand on the intersections of East H Street at Paseo Del
Rey and Tierra del Rey compensate for the resulting slight reduction
of speed on East H Street for westbound traffic. In addition, traffic
signals and expanded intersection geometrics will be required at the
intersections of Paseo del Rey and Plaza Court and at the intersection
of Tierra Del Rey and the entry drive at major C. The addition of the
left-turn-in signal at Avila Way will substantially reduce the time to
load traffic on to and off of the site.
2) Internal Circulation. An added traffic issue is the adequacy of internal
circulation. With the vacation of the existing on-site dedicated streets.
travel between the east and west ends of the overall site will be
provided through private driveways. The proposed master site plan
provides for a three-lane driveway across parking lots serving Majors
B and C. This driveway will have significant cross traffic including
vehicles. pedestrians. and shopping cans occurring at numerous
locations. In addition to the frequent points of conflict, the internal
driveways have a number of steep grades which pose additional safety
concerns. The traffic study performed as pan of the SEIR identified
5 percent of the trips on East H Street adjacent to the site as
originating and terminating within the Business Center. It is important
that improvements be made to the internal circulation system during
the Design Review process to permit trips to be contained on-site
rather than be diverted to East H Street.
3) Pedestrian Circulation. The SEIR has identified a need for safe
pedestrian walkways between buildings and bus stops to be located on
East H Street. During site plan review of individual projects.
additional pedestrian walkways will be required to be provided to
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Agenda Item for Meeting of November 18. 1992
Page 10
encourage shoppers to walk between buildings and to access bus stops
without walking in parking lot drive aisles wherever possible.
4) Bicvcle Circulation. Bicycle use will be encouraged as an alternate
transportation mode, especially for employees and casual shoppers. A
SEIR mitigation will require bicycle racks to be installed on all
commercial sites. A related bicycle traffic issue is the interruption of
the striped on-street bike lane on the north side of East H Street due
to the introduction of right turn deceleration lanes over a substantial
portion of the frontage on East H Street commencing east of Tierra del
Rey and terminating at Paseo del Rey. The construction of this traffic
lane will change the bike lane to a bike route upon which bicycle and
decelerating vehicular traffic will be required to share the lane. This
interruption of the bikeway is significant as East H Street is part of the
city-wide Bicycle Plan as shown in the General Plan. In order to
minimize the extent over which automobile and bicycle traffic are
required to share the same lane, the total length of deceleration lanes
should be reduced to a minimum consistent with the shortest length
necessary to permit safe vehicle access to the site.
5) Traffic Stacking. The specific locations of access to the major users'
sites provide limited distances for stacking vehicles leaving and
entering the Commercial Center. As a result of the concern raised over
this issue, the traffic consultant for the SEIR performed a number of
supplemental studies to verify the mitigations in the environmental
document with respect to number of lanes, necessary time to load and
unload the site and to address issues of internal circulation. The
consultant's conclusions were that the SEIR mitigations adequately
address the increased traffic to levels of service required by the Growth
Management Thresholds. The studies further indicted that. despite a
slight reduction of average speed on East "H" Street, a traffic signal
allowing eastbound traffic to enter the site at Avila Way will improve
the performance of the intersections at Paseo del Rey and Tierra del
Rey sufficiently to justify the third partially signalized intersection.
Additional recommendations made by the traffic consultant regarding
improvements to on-site circulation to reduce potential cross traffic
conflicts and reducing the grades at several locations will be addressed
on a project by project basis at the Precise Plan stage of development
review.
6) Cumulative Traffic Impacts. At the Planning Commission hearing on
the draft EIR. the Commission requested further information regarding
the cumulative traffic impacts of this project, along with other pending
and approved projects which are likely to be built prior to the
construction of SR-125. Attached is a memorandum from the City
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Agenda Item for Meeting of November 18. 1992
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Engineer which provides additional information on this matter, and
describes current City efforts to address cumulative traffic impacts in
Eastern Chula Vista (See Attachment A to staff report).
c. Noise
The project Supplemental Environmental Impact Report states that noise
generated by vehicular traffic on East H Street, illready significant under
current conditions, will be increased by development of the commercial center.
Areas already impacted by 65 Community Noise Equivalent Level (CNEL) on
existing streets in eastern Chula Vista will be expanded as a result of the
additional traffic generated. The SEIR also states that there is no feasible
mitigation to reduce these impacts to insignificance. For a more detailed
explanation of exact locations which will experience these increased noise
impacts and their specific levels, see the appropriate section of the SEIR.
Specific feasible mitigation of site-generated noise impacts on residential areas
is possible within the project itself through the use of sound walls, where
necessary. and orientation of service areas to shield on-site activities. The
amended Planned Community District Regulations specifically address
maximum permitted noise levels at various times of day and night. Additional
measures will be required to control specific noise sources such as those
associated with delivery vehicles, exterior public address or paging systems,
etc. If delivery vehicles service businesses during the night, or early morning
hours. special requirements may be imposed to limit noise emissions
particularly with respect to their impact on adjacent residential uses.
An additional reduction of noise will result from the change from Employment
Park standards to those for the Commercial Center. Under commercial use
standards in the amended Planned Community District Regulations, allowable
exterior noise levels for site generated noise are lowered from 70 dBA to 65
dBA during normal business hours and from 70 dBA to 60 dBA during night
time hours. This represents a significant reduction in maximum pennitted
noise levels under existing plans.
d. Police Protection
Concern has been expressed that the increased land use intensity may lead to
an increase in criminal activity. The potential for sale and use of drugs.
increased auto theft and burglary have been mentioned specifically by the
public. The Chula Vista Police Department has not expressed concern that the
project would create special or unusual problems which would distinguish it
from other commercial centers.
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Agenda Item for Meeting of November 18, 1992
Page 12
In the site plan approval process, attention should be given to security issues
such as adequate lighting of parking areas and pedestrian walkways as well as
levels of illumination at activity areas associated with buildings.
e. Fire Protection
The project site is currently within the service area of Fire Station No. 4
located at 861 Otay Lakes Road and Station No.2 located at 80 East J Street.
The original EIR (EIR-87-1) for Rancho del Rey SPA I gave the response
times for either station as between 2 and 3 minutes. A response time of four
minutes or less is considered acceptable.
The Fire Marshal has commented that access to the commercial center appears
to be adequate. Site plans for individual buildings will be reviewed for
specifics relating to access. fIre hydrants and similar fIre protection items.
4. Rancho Del Rev Planned Communitv District Rel!Ulations. (Ordinance)
(See Section 5)
The major modifIcation of the existing document is a new Chapter (IX.!) containing
General Commercial development objectives, development regulations, performance
standards and pennitted land uses for the newly created commercial center component
of the Business Center. (See Figure I in the staff report.)
Whereas certain retail distribution uses could have been allowed by Conditional Use
Pennit (CUP) in the EP-lB Zone of the Employment Park. the existing Planned
Community District Regulations generally limit the retail uses to support and service
commercial. Under the proposed new Business Center Amendment, the three major
discount retail stores as well as undesignated commercial uses such as restaurants.
recreational facilities. movie theaters and other retail activities would be pennitted
uses in the newly created C-I district.
The project site presently contains a 30,000 sq.ft. recreation center (bowling alley)
located at the end of Lazo Court. and plans have been approved for an automobile
service center and car wash for the property located at the southwest comer of Paseo
del Rey and Plaza Court. Both of these uses were pennitted by CUP under the
Employment Park Development Regulations and will remain as such in the new
Commercial Center Development Regulations.
The proposed Property Development Standards for the new Commercial Center
establish required building setbacks, maximum building height, lot coverage, parking
requirements, etc. to ensure the proper adaptation of buildings on the site and
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Agenda Item for Meeting of November 18, 1992
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appropriate interrelationships with visually sensitive areas such as Rice Canyon, East
H Street and surrounding residential neighborhoods.
The proposed regulations establish a 60 foot building setback at East H Street except
for a 40 foot setback for Lots 4, 7 and 8. This building setback along East H Street
will maintain an effective landscape buffer and preserve the scenic highway qualities
of East H Street. In addition, the PC district regulations and Design Guidelines
include language limiting the development of lot 1 of subdivision 92-05 and lots I &
3 of subdivision 93-01 to single user buildings with a minimum retail floor area of
100.000 sq.ft.
5. Business Center Desilm Guidelines (Resolution)
(See Section 6)
The EIR identifies significant aesthetic impacts. and suggests that specific design
guidelines addressing the views. light and glare, large building masses, screening, etc..
be prepared to reduce the impact of large buildings and expanses of parking on
surrounding residential neighborhoods.
The Applicant has revised the Employment Center Design Guidelines to include the
proposed Commercial Center component. However, since the site will be occupied
by both the Commercial Center and remaining portion of the existing Employment
Park. the name of the facility has been changed to Business Center to include all of
the combined properties.
The revised Design Guidelines address the Commercial Center site planning and
architectural design, and provide criteria for the design of business identification signs,
screening methods, canyon edge treatment, parking screening, site lighting, etc. The
existing design guidelines for the Employment Park component of the new Business
Center will remain unchanged except for deletion and clarification of text to
distinguish between guidelines applicable to the Commercial Center and the
Employment Park.
On September 21,1992, the DRC endorsed the proposed draft guidelines and offered
some suggestions and changes which have been incorporated in the document (see
Section 6 in your notebook). Several specific requirements identified by staff and the
DRC which have not been incorporated into the Design Guidelines relating to specific
parcels and to pedestrian walkways are listed as Conditions of Approval of the new
Design Guidelines in the Council Resolution in Section 2 of your notebook. These
items relate to the provision of pedestrian walkways interconnecting all buildings in
the Commercial Center and bu.ildings with bus stops. Also, specifically required is
that all three "Major" buildings be a minimum of 100.000 square feet in floor area
and that they be occupied by single users.
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Agenda Item for Meeting of November 18, 1992
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6. Commercial Center Amendment to Public Facilities Financinl! Plan for Rancho
del Rev SPA's I. n. III (Resolution) (See Section 8)
The proposed Commercial Center Amendment to the Rancho del Rey SPA's I. II, and
III Public Facilities Financing Plan is an update of the current PFFP for these areas
of Rancho del Rey. The Plan, last amended January 15. 1991, is intended to identify
all of the public facilities required to support the planned development of the three
sectional planning areas. The plan further identifies needed regional facilities and
Rancho del Rey' s share of the cost to construct the listed regional improvements. In
establishing the project's share of costs, the Plan proposes specific financing programs
to facilitate construction of the necessary improvements.
The PFFP, initially approved in October 1987, requires periodic updating as
development phases and their related facilities are built out. To that end, the Plan has
been amended twice previously in July 1989 and. most recently, January 15, 1991 by
the City Council.
The purpose of the proposed PFFP Amendment is to address modification to needed
public improvements which are required as a result of approving the proposed changes
associated with the Commercial Center Amendment to the Rancho del Rey SPA I
Plan. The proposed amendment provides new information to modify existing tables
contained within the existing Plan to reflect the modified character of the new
Commercial Center proposal and to identify new land areas involved, Transportation
Development Impact Fee obligations and funding sources for specific required
improvements. Also identified is the scope of the changes resulting from the
proposed project.
7. Rancho del Rev SPA I Commercial Center Air Qualitv Improvement Plan
(Resolution) (See Section 8)
There is an adopted Air Quality Improvement Plan for SPA's II and III of Ranch del
Rey. but such a plan was not required when SPA I was adopted. The Plan. which is
attached hereto as Section 8 in your notebook, discusses generalized measures
intended to improve air quality at the project level and in the San Diego Air Basin.
The Air Quality Improvement Plan includes specific controls relating to construction
operations. educational material distribution to area homeowners. energy conservation
practices, inclusion of bicycle racks and the provision of safe pedestrian access to
transit facilities. The Plan also states that the project applicant and future employers
of the commercial uses within the Rancho del Rey SPA I Plan areas shall comply
with the City of Chula Vista Transportation Demand Management (TDM) Program,
when established. and all applicable rules and regulations of the San Diego Air
Pollution Control District and the San Diego Association of Governments including
the Transportation Control Measure (TCM) Plan as it is implemented.
City Planning Commission
Agenda Item for Meeting of November 18, 1992
Page 15
While the specific on-site measures recommended. such as facilitation of bicycle and
transit use, appear relatively insignificant given the scale of the air quality problem,
these strategies, taken together with car and van pooling and increased emphasis on
locating housing and jobs in close proximity, will provide incentives for behavior
modification to help lessen our dependency on the automobile which is the major
contributor to air quality degradation in the San Diego area. The Mitigation
Monitoring Program for the Commercial Center will ensure that the specific
mitigations called for in the AQIP will be carried out.
8. Rancho del Rev SPA I Commercial Center Water Conservation Phin (Resolution)
(See Section 9)
The Water Conservation Plan identifies a potential water savings of 38 percent for the
Commercial Center using recommended conservation methodologies over the
anticipated water usage without conservation. In addition, as a result of the
anticipated difference between industrial and commercial uses. the Commercial Center
is expected to use 32 percent less water than would Employment Park uses
irrespective of water conservation efforts.
The Plan describes specific techniques to reduce water usage, including the use of
low-water use fixtures and appliances, installation of plant materials which use less
water and irrigation systems designed to minimize water usage. The developer is also
the agent for distribution of educational materials to instill the tenets of water
conservation to area residents and tenants and owners within the Commercial Center.
The Mitigation Monitoring Program for the Commercial Center will ensure that the
specific mitigations called for in the WCP will be carried out.
9. Development Al!reement and Implementinl! Al!reements (Ordinance) (See Section
10)
The project has been conditioned to preclude issuance of building permits within the
project area prior to a Development Agreement being approved by Council. At the
time of this agenda statement preparation. the Development Agreement has not yet
been finalized and executed by the developer. However, in the event that the
agreement is not executed prior to the Commission's November 18 meeting, it is
staff's intent to submit a document in substantially the same form as will be
forwarded to Council, and approved in concept by the developer. No changes to the
agreement would impact land use considerations.
The general purpose of the Development Agreement is to provide the developer
assurances regarding vested land use entitlements and Transportation Development
Impact Fees as well as assistance with construction of public improvements, in return
for specified benefits to the City. The Development Agreement outlines terms
City Planning Commission
Agenda Item for Meeting of November 18, 1992
Page 16
applicable to the developer and general terms that would apply to the three identified
retailers (or comparable retailers as approved by the City).
Specific terms negotiated by the City with each major retailer will be covered in their
respective Implementing Agreements (which will be incorporated into the
Development Agreement). In order for the Development Agreement to go into effect,
an Implementing Agreement with at least one of the three major anchor retailers must
be executed. An Implementing Agreement will be required of each of the major
retailers prior to their pulling building pennits. Each Implementing Agreement will
specify performance criteria required of the retailer by the City in return for any
.
direct and/or indirect benefit accruing from the Development Agreement and/or the
Implementing Agreement itself. The City is presently negotiating with Price Club.
Kmart and Home Depot to finalize their respective Implementing Agreements. (Note
that Home Depot and Kmart have signed Purchase Agreements with the applicant.
Price Club is currently finalizing their deal points.) To the extent that any final and/or
draft agreements are available, these documents will be submitted to the Planning
Commission concurrent with the Development Agreement and included in Section 10.
Summarized below are the key components of the "master" Development Agreement
with the applicant, and the key components of the Implementing Agreements with
each of the three anchor retailers, as currently proposed.
A. Development Agreement
City Requirements:
I. Financial Performance
The proposed Planned Community District regulations require that the
three major retailer lots be developed for single user retailers of a
minimum of 100,000 square feet each. This is to ensure that the users
be of a regional or subregional nature. Additionally, major retailers
acceptable to the City are defined as "high volume retail stores ...of not
less than 100.000 square feet with a minimum of 100% taxable sales
from at least two majors and 95% taxable sales from the remaining
major, and with defined average gross retail sales in Southern
California."
2. Evidence of Financing
The developer and each major retailer will be required to submit
evidence of construction financing acceptable to the City prior to the
Development Agreement and Implementing Agreements becoming
effective.
City Planning Commission
Agenda Item for Meeting of November 18. 1992
Page 17
3. Use Covenant
The developer and its successors covenant to use the property
exclusively as provided for in Applicable Standards for a minimum of
20 years. and to rebuild the project should it be damaged or destroyed
within the 20 year period.
4. Operating Covenants
The individual major retailers will be required to operate their new H
Street stores for a designated period of time or to incur respective
penalties as defined by the City.
5. Existing Store Covenants
In the event that one or more of the three anchor retailers is opening
a second Chula Vista store, the Development Agreement will provide
assurances pertaining to keeping the original location open and
operating for a defined period of time. If a major retailer is relocating
from an existing Chula Vista store, the retailer will be required to
allow the City advance approval of the replacement tenant as
appropriate. (Note: Home Depot is currently protesting the latter
provision. )
6. Phasing of Improvements
The Development Agreement will stipulate the following:
Improvements on H Street at Paseo del Rey and on Paseo del Rey
must be commenced prior to issuance of a building permit and
completed prior to occupancy by "Major A" on the west end.
Improvements on H Street at Avila Way and Tierra del Rey and on
Avila Way must be commenced prior to issuance of a building permit
and completed prior to occupancy by either "Major B" or "C". If both
"Majors B" and "C" precede "Major A", the "Major A" improvements
must also be completed prior to occupancy by the second east-end
anchor.
7. H Street Pad Development
The Development Agreement will require development of at least one
anchor retail store prior to development of either of the two pads
fronting H Street.
City Planning Commission
Agenda Item for Meeting of November 18, 1992
Page 18
8. Employment Outreach and Training
The Development Agreement will require the developer and/or retailers
to provide a proactive approach to recruiting. training. and/or hiring
employees from the local community. This must include a significant
effort to work with local education and training providers with a goal
of hiring Chula Vista residents on a priority basis.
9. The developer will pay attorney fees incurred by the City relating to
preparation of the Development Agreement and Implementing
Agreements.
City Assistance:
1. Land Use Term (Vesting)
The developer is vested with the right to develop the project for a
defined period. Land uses will not be modified during this vesting
period.
2. Fees (Vesting)
Transportation Development Impact Fees in place at the time of the
Development Agreement execution are "frozen" for the vesting period
with the exception specified in the Development Agreement pertaining
to inclusion of eligible improvements in the City's TDIF program.
3. Abandoned Right-of-Way
Approximately 5.3 acres of abandoned streets will revert to the
developer at no cost to the developer. Of this, .56 acres would
otherwise revert to the City because the property is adjacent to City-
owned open space.
4. Indirect Benefits
Indirect benefits are passed on to the retailers as a result of the terms
outlined above.
B. Implementing Agreements
As indicated, at the time of the report preparation, negotiations are on-going
with Price Club, Home Depot and Kmart. The general terms of each Draft
Implementing Agreement are summarized here:
City Planning Commission
Agenda Item for Meeting of November 18, 1992
Page 19
Price Club
City Requirements:
1. Price Club will open the new store within 18 months of gaining title.
2. Price Club will covenant to operate the new store for 10-15 years.
3. Price Club will covenant to upgrade the existing Broadway store and
to operate same for a specified number of years acceptable to the City.
4. Price Club will advance the City funds for construction of public
improvements (which are the responsibility of the developer).
5. The developer will reduce the land sales price to Price Club by the
amount of funds "loaned" by Price Club to the City for public
improvements, as wen as contribute an additional $700,000 to Price
Club to pay for Assessment District liens.
City Assistance:
1. The City will reimburse Price Club for the public improvements "loan"
over a period of 10-15 years from new sales tax receipts generated by
the center.
2. The City will reimburse Price Club $192,000 in DIF fees (paid at
building permit issuance) over a period of 10-15 years from new sales
tax receipts generated by the center.
3. The City will provide the developer $835.000 in assistance for
constructing public improvements.
Home Depot
City Requirements:
1. The City will have the right to approve the Terra Nova Center
replacement tenant. (Note: Home Depot has indicated an
unwillingness to agree to this term.)
2. Home Depot will open the H Street store within 18 months of gaining
title.
3. Home Depot will operate its new store for a minimum of 10 years. In
the event the store closes during the 10 year period, the City will
City Planning Commission
Agenda Item for Meeting of November 18, 1992
Page 20
receive payment in compensation for lost revenues equal to $75,000 for
each year of early closure.
City Assistance:
No direct financial assistance is being provided; indirect assistance is provided
via the assistance to the project developer.
Kmart
City Requirements:
1. Krnart will open the H Street store within 18 months of gaining title.
2. Krnart will covenant to operate the existing store for 10 years.
3. Krnart will covenant to operate the H Street store for 10 years.
4. Should Krnart close either the existing or the new store during the 10
year period, the unpaid DIF balance (see #1 below) will be
immediately due with interest.
City Assistance:
1. The City will permit Kmart to pay the Transportation Development
Impact Fee (DIF) over a period of 10 years.
10. Fiscal and Economic Impact
(See "Fiscal Impacts". page 3.5-1 through 3.5-15. within the FSEIR "Impact
Analysis," Section 3.0; See "Economic Impact Analysis" within the FSEIR, Response
to Comments. Appendix B.)
FSEIR Fiscal Analysis
The FSEIR contains a section entitled "Fiscal Impacts" which is a cost/benefit analysis
of the proposed project as compared to the currently approved Business Park uses.
The analysis conducted by John McTighe & Associates. considers all non-enterprise
fund operating costs and revenues that may be directly attributable to the project. The
study looked at short and long term costs. notably public works. police and animal
regulation. and fire protection. The study also looked at short and long term revenues
and identified revenues generated from property taxes, sales and use taxes, franchise
taxes, property transfer fees. business licenses and investment earnings.
Tables 12-15 of the Fiscal Impact Report. shown below. summarize Costs to the City,
Revenues to the City. and Annual Net Impact of both the existing and proposed land
City Planning Commission
Agenda Item for Meeting of November 18. 1992
Page 21
uses. (fable 14 breaks down Sales Tax Revenues by source.) As illustrated in
Table 15 (page 22), the FSEIR's Fiscal Analysis concludes that the proposed
commercial center will generate $2.34 million in annual net new revenues to the
City ($2.1 million more than the "existing plan" which would generate $227,565).
TABLE 11
SUMMARY OF ON-GOING ANNUAL CITY COST INCREMENTS RESULTING
FROM DEVEWPMENT OF RANCHO DEL REY COMMERCIAL CENTER
(IN CONSTANT 1992 $)
DEPART)tENT/AC11VITY EXISTING PROPOSED DIFFERENCE
PLAN PLAN
PUBUC WORKS
St.reet Mlintenance $14,755 133,657 118,912
Street Sweeping SI,751 11,001 (1750)
Street Tree Maintenance 13.582 12.047 (11~35)
T.s.ISt. Lt. Maintenance 15,903 $3.373 1(2,530)
Traffic Opcnltions $5,169 $11,198 $6,629
SUB-TOTAL PUBUC WORKS $31,149 $51.875 $20,726
POUCE AND ANIMAL REGUlATION
$94,932 $125.378 $30,446
ARE PROTECTION $30.7J3 $51,188 520,475
TOT AL CO~ TO CIIT $156,797 $228.442 $71,648
TABLE 13
ANNUAL OPERATING REVENUE
(IN 1991 $)
REVENUE SOURCE EXISTING PLAN PROPOSED PLAN DIFFERENCE ($)
GENERAL RJND
Property Tues $77,938 172.846 (15,091)
Sales and Use $71,874 12.253.002 12.181,128
FranchiseTues $16,223 $16,213 0
Property Transfer $29,463 $Z7 .539 (11,925)
UtilityVKI'S 1154.2A2 535 ,867 ($118.376)
Busin~ Licenses $20,730 $20,730 0
!nyc:&tment Earnings $13,889 $142.855 $128,966
TOTAL REVENUE TO CIT\' $384,359 $2,569,062 $2,184,702
City Planning Commission
Agenda Item for Meeting of November 18, 1992
Page 22
SALES TAX RELATED TO: TAXABLE SALES TOTAL ANNUAL ANNUAL CITY SALES
PER SQUARE FOOT TAXABLE SALES TAX REVENUE
Major "A" $510 $63,892.800 1638,928
Major ''B.l'' 1250 126.951,500 1269,515
Major "B-2" $150 $3.750.000 137,500
Major"C" 1805 1104,650.000 11.046,SOO
Other Retail $150 $13,721.400 $137,214
Fast Food Restaurant 1200 $900,000 19,000
En\.ertainment~lUtionlRetai1 $100 $11,434,500 $114,345
TOTAL Sll5,300,200 $1,2S3,002
TABLE 14
TAXABLE SALES AND CITY SALES TAX REVENUE
TABLE IS
PROJECTED ANNUAL OPERATING REVENUES AND EXPENDITURES
(In Constant 1992$)
ANNUAL ANNUAL ANNUAL REVENUE!
REVENUE COST NET COST RATIO
IMPACT
Existing Plan $384.360 $156,794 $227,565 2.45
Proposed Plan $2.569,062 $228,442 $2,340,620 11.25
Economic Impact Analvsis
The City commissioned Williams Kuebelbeck and Associates (WKA) to undertake a
study to further refine the Fiscal Analysis by evaluating market factors and potential
impacts of the proposed shopping center upon existing Chula Vista businesses. The
study's methodology involved five steps: I) identification of potentially competitive
stores, 2) identification of market areas for existing competitors and for the proposed
stores, and areas of overlap, 3) analysis of existing store market capture rates. 4)
projection of demand for the proposed stores based upon future growth, and 5)
projection of transfer of sales.
Key competitors were identified by WKA as Home Base (Broadway), Builders
Emporium (Third Avenue), the existing Kmart (Third Avenue), two Target stores
(Broadway and Fourth Avenue). and the existing Price Club. However, the two
businesses determined to be most likely impacted are the existing Kmart and Price
Club. The study closely analyzes the Kmart and Price Club market areas and
potential market overlaps.
City Planning Commission
Agenda Item for Meeting of November 18. 1992
Page 23
In tenns of potential impacts on existing business, WKA concludes that the proposed
center is not projected to "adversely affect any existing businesses to the point where
there would' be blighted conditions through economic dislocation. deterioration or
disuse. If any business should close upon the center's opening, it would probably be
attributed to their specific financial and economical condition and not to the center's
opening. "
In tenns of revenues, the study makes downward adjustments to the EIR sales
projections for each of the three major retailers, based upon both their capture
respective rate and respective transfer of sales analyses. The study also accounts for
a reduction of sales anticipated from the Terra Nova Center, based upon an average
replacement tenant for Home Depot The results of these analyses and adjustments
are shown in Summary Table 2 of the WKA study which is duplicated below.
In short, first year projected sales taxes from the three anchor retailers are
reduced from $2.253 million to $825,000 (growing to close to $1 million in Year
5). This reduces the First Year Total Net Annual Revenues to the City from
$2.34 million to $1.21 million.
SUMMARV TABLE 2
NET SALES TAX REVENUES TO crrv FROM PROPOSED RANCHO DEL REV CENTER
(In Thousands or 1992 $)1
USER VEAR I YEAH 3 YEARS YEAR 10
HOME DEPOT
Gross New Store 8a1n '''4 '59' '608 $62'
Plus: Replacemc:ol talaDt II ellisting store' $102 $214 '220 .137
Less: Loss of old store $491 $516 SO'" ."'.
Net Sales Tax to City $195 $296 $294 $295
KMIoRT
Gross New Store Sties $211 $277 '282 .291
Leu: Overlapping sales ar u.isting l1ore' $42 $4' S44 S46
Net Sales Tax to City $219 $234 $238 $245
,RlCE CWB
Gross Primary Marta iue.a. $a)ea $475 ."'" SSI7 .554
Lea: OYerlappi.Dc.aJ~ at __tiDe store' $212 '222 '227 '>A'
Plus: NOD-Primary Martel Area Sala $350 $368 $380 $<<II
Net s.:Ies Tax III New Store $613 ..... $670 $717
Lea OvcriappiPSI&Ies from WstirI, .tore" 5212 '222 '227 '>A'
Net Sales Tax to City $401 $423 $443 $472
TOTAL NEW TAXES $825 $953 $975 $1,012
] Basedoneltist.iD&ODepercerltl&lesru.raleloCity. Does DOt take into account any f\Itwe d.nJel in Ibe State', MIa tax
dislribution rormuJlIL
) AISIIIDe5 only ODe-balf ymr sales ill year one for replacement tmanl aI uistin. Home Depot.
, Salel iD overlapping market are alraody captured by uiJtiDg store.
4 Sales in overlapping manet area losl from ~istiDi store, already ~owned in DeW store's aaJes.
City Planning Commission
Agenda Item for Meeting of November 18. 1992
Page 24
The NET Annual Revenues of $1.2108 million calculated by WKA would be reduced
to the extent that an Implementing Agreement with any of the 3 Major Retailers
provides for an annual sales tax rebate as an incentive for development. Current
negotiations could result in such a rebate not to exceed $170,000 (plus interest)
annually for 10-12 years. This would reduce the Net Annual Revenue in Year I to
$1.069, increasing annually thereafter.
It should be noted that the WKA numbers are very conservative, in essence estimating
the "worst case scenario" regarding projected net revenues. Using general sales tax
projections provided by the retailers themselves, and deducting the $170,000
rebate, NET ANNUAL REVENUES WOULD BE: Years 1 to 3. $1,625,677 per
year; Year 5 . $1,170,853; and Year 10. $1,921,535.
Job Creation
The project EIR estimates that the proposed commercial project will generate 1224
jobs. The approved EP (Employment Park) designation is estimated to accommodate
approximately 2875 employees. (The discrepancy between the two figures may be
somewhat exaggerated due to the assumptions used in the analysis. For example. the
EP projection is based upon average "business service industry" employees per square
foot, not taking into consideration that warehouse retail and suppon commercial are
already allowed under the current EP zoning, nor that a high proportion of EP
industries could be non-labor intensive industries such as warehouse or assembly.)
The project is required to work with local providers such as Southwestern College to
promote training and hiring of local residents.
H. RECOMMENDED FINDINGS
Please see City Council Resolution and Council Ordinance in Section 2 of your Notebook.
I. CONDITIONS OF APPROVAL
Please see City Council Resolution and Council Ordinance in Section 2 of your Notebook.
WPC: NIOME'PLANNING\l42.92E
STAFF REPORT ATTACHMENT A
RECE" r---
NOv f 0
MEMQRANIUlM
pu-
November 10, 1992
File No. HY-041
VIA:
Bob Leiter, Director of Planning _.A j/
Cliff Swanson, Deputy Public Works Director/City Engin~
Hal Rosenberg, City Traffic Engineer
TO:
FROM:
SUBJECT:
Rancho Del Rey Commercial Center - Traffic Cumulative Impact Issues
The purpose of this memo is to respond to the Plannmg Commlssion's questions and concerns
regarding the cumulative traffic effect of the proposed development of Salt Creek Ranch Phase I,
Telegraph Canyon Estates, and Rancho Del Rey Commercial Center in addition to the approved
projects identified in the City's Eastern Chula Vista Transportation Phasing Plan (TPP). The
Planning Commission also asked that they be informed about the TPP process and its relationship
with the State Route 125 interim financial feasibility study.
The TPP provides a description of the circulation system necessary to accommodate traffic generated
by known approved development projects in addition to traffic presently existing on the street system.
Existing land uses in Eastern Chula Vista produce approximately 340,000 trips per day. The level
of development represented by the approved projects, not including the Salt Creek Ranch Phase I
development, Telegraph Estates development, nor the Rancho Del Rey Commercial Center, produces
approximately 183,900 additional trips. When Salt Creek Ranch, Telegraph Estates, and Rancho Del
Rey Commercial Center is added, the number of trips generated increases by 42,100 trips to a grand
total of 226,000 additional trips.
Traffic impact studies for the Salt Creek Ranch Development Project indicated that the TPP
circulation system could accommodate the additional trips generated by the Salt Creek Development
Project. Also, a traffic study performed for the Rancho Del Rey Business Center indicated similar
results when the commercial center was added to the approved projects. The same conclusion
occurred for the Telegraph Estates development project. Together these three development projects,
Salt Creek Ranch, Telegraph Estates, and the Commercial Center produce approximately 42,100
daily trips. This value includes the replacement of around 19,000 trips produced by the Rancho Del
Rey Business Center that would be displaced by the proposed commercial center development.
Examination of the traffic volumes produced by the Salt Creek Ranch Traffic Impact Study and the
Rancho Del Rey Commercial Center Traffic Study indicated that the Rancho Del Rey Commercial
Center produced the highest volumes on the circulation system. Inspection of these volumes on East
H Street and on Telegraph Canyon Road in the vicinity of 1-805 indicated that the capacity of these
two facilities are at its maximum. This conclusion was confirmed by performing a travel forecast
adding the three pending projects on top of the approved projects. The results of that traffic forecast
indicated that there was sufficient capacity for all the projects under the total build out scenario, but
there was not sufficient capacity on the existing, pre SR-125 circulation system to support the three
pending projects together assuming that all of the projects are built out before additional facilities are
constructed that will relieve the traffic on the critical segments. In order to maintain equilibrium and
RDR - Traffic Impact
-2-
November 10, 1992
balance on the existing. pre SR-125 circulation system to assure that it does not become overloaded,
it may be necessary to defer other development or modify the development assumptions/forecast in
the TPP to allow the three pending projects to proceed without exceeding the capacity of the pre SR-
125 circulation system.
In recognition of potential constraints placed on development by this situation, the City is looking
at additional projects that will expand the circulation system and provide relief on the critical
segments and accommodate the additional traffic. Specifically, a study is currently being undertaken
by HNTB, an engineering consultant, to examine the feasibility of building an interim surface
roadway within the State Route 125 corridor which would provide a connection betWeen Orange
A venue and State Route 54, as well as an extension of Orange A venue between 1-805 and SR-125.
Preliminary results indicate that this expansion of the circulation system would provide capacity to
serve a total of 352,000 new daily trips. The HNTB study will ultimately include a preliminary plan
for this facility, a financing plan and schedule for completion.
At the same time as this study is being completed. City staff is preparing a long-range development
forecast for the study area. This forecast will take into account revised regional population and
development forecasts, as well as marking information provided by the major developers within the
study area. The intent of this forecast is to provide a realistic evaluation of the actual rate of
development which may be expected over the next 7-8 years, and to compare this forecast with the
remaining capacity of the current circulation system and the estimated time required to complete an
interim SR-125 facility.
Following completion of the HNTB study and revised long-range development forecast, an update
of the City's Eastern Chula Vista Transportation Phasing Plan will be completed. The revised TPP
will provide a listing of all roadway improvements needed to accommodate forecasted development,
as well as cost estimates, and phasing of facilities.
Cl.S:SBfSWANSON/RDRCOM.CTR
110992
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CITY OF CHULA VISTA
PARTY DISCLOSURE STATEMENT
Statement of disclosure of certain ownership interests, payments, or campaign
c~~tributions, on all matters which will require discretionary action on the part of the
C . Council, Planning Comission, 'and all other official bodies. The following
i Jrmation must be disclosed:
,0
1. List the names of all persons having a financial interest in the applicat~on, bid,
contract, or proposal.
A. McMillin Communities, Inc.
B, Home Ca~1tal Development Group, a Subsidiary of Home Federal Savings & Loan
If real property is involved, list the names of all persons having any ownership
interest.
RANCHO DEL REY PARTNERSHIP, A California General Partnership composed of 1A & lB above
2. If any person identified pursuant to (1) above is a corporation or partnership, list
the names of all individuals owning more than lO~ of the shares in the corporation-
or owning any partnership interest in the partnershig.
A McMillin Communiti'~ Inc.: McMillin Family Trust (4 %) Mark D, & C'Ann McMillin Trust
. Y7n%T Scott M. & Susan M. McMillin Trust (20%), Richara A. & Laurie A, Ray Trust (ZO~)
B, Home Capital Development Group, a Subsidiary of Home Federal Savings & Loan
3. If any person identified pursuant to (1) above 15 a non-profit organization 0" a
+rust, list the names of any person serving as director of the non-profit
,rganization or as trustee or beneficiary or trustor of the trust.
N/A
~. Have you or any person named in (1) above had more than $250 worth of busi ness
transacted with any member of City staff, Boards, Comissions, Comittees and
Council within the past twelve months? Yes_ No-!.. If yes, please indicate
person(s)
I.
Have you and/or your officers' or agents, in the aggregate,
$1,000 to a Councilmember in the current or preceding election
Yes tlo x
If yes, state which Councilmember(s):
contri buted more than
period?
.
'erson is defined as: -Any individual, firm, copartnership, joint venture, association,
,ocial club, fraternal organization, corporation, estate, trust, receiver, syndicate,
his and any other county, city and county, city, municipality, district or other
,olitical subdivision, or any other: group or combination acting as a unit.-
NOTE: Attach additional pages as ne~'es ry.) RANCHO DEL REY PARTNERSHIP
- , 1/.", y: McMillin Communities, Inc.
atA' June 19, 1992 , '~'.~ Managing Partner
19n ture 0 contrac or app lcant
, Virgil E. Elliott
. Executive Vice President
PC 0701P
-110
Print or type name of contractor/applicant
-
Planning Commission
Resolution
RESOLUTION NO. PCM-92-16
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CHULA VISTA CERTIFYING THE FINAL
SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT
(FSEIR 92-02); AND RECOMMENDING TO THE CITY
COUNCIL THAT IT: AMEND THE CHULA VISTA GENERAL
PLAN LAND USE ELEMENT TEXT AND LAND USE
DIAGRAM, APPROVE THE RANCHO DEL REY SECTIONAL
PLANNING AREA (SPA I) PLAN-BUSINESS CENTER
AMENDMENT INCLUDING RANCHO DEL REY BUSINESS
CENTER DESIGN GUIDELINES AMENDMENTS, APPROVE
THE COMMERCIAL CENTER AIR QUALITY
IMPROVEMENT PLAN, COMMERCIAL CENTER WATER
CONSERVATION PLAN, BUSINESS CENTER SUBDIVISION
MAPS OF RANCHO DEL REY CHULA VISTA TRACTS 92-05
AND 93-01, RANCHO DEL REY SPAS I, II & III PUBLIC
FACILITIES FINANCING PLAN-COMMERCIAL CENTER
AMENDMENT, ADOPT ORDINANCES APPROVING THE EL
RANCHO DEL REY SPECIFIC PLAN AMENDMENT,
RANCHO DEL REY SPA I PLANNED COMMUNITY
DISTRICT REGULATIONS-BUSINESS CENTER
AMENDMENT, AND DEVELOPMENT AGREEMENT; AND
ADOPT THE FINDINGS OF FACT, THE MITIGATION
MONITORING AND REPORTING PROGRAM, AND THE
STATEMENT OF OVERRIDING CONSIDERATIONS.
WHEREAS, the area of land which is subject ofthis resolution consists ofapproximately
55 acres located within the existing Rancho del Rey Employment Park, located north of East H
Street, approximately one and one-half miles east of Interstate 805 and one mile west of Otay
Lakes Road and bordered on the north by a branch of Rice Canyon ; and,
WHEREAS, the property which is a part of the subject matter of this resolution is
identified and described on Chula Vista Tracts 92-05 and 93-01, and is commonly known as
Rancho del Rey Business Center ("Property"); and
WHEREAS. a person having control over all or a portion of the development of the Property,
to-wit: the Rancho del Rey Partnership, has proposed to change said Property to a Commercial
Center to accommodate three large discount retail users and unspecified commercial supporting
uses, all of which is more specifically described in Section 2,0 "Project Description" of the
document entitled "Final Supplemental Environmental Impact Report - Ranch del Rey
WPC F:\home\planning\249.92Final
Rev. November II, 1992
Resolution No. PCM-92-16
Page 2
Commercial Center" (EIR 92-02) prepared by Robert Bein, William Frost & Associates (RBF)
and dated October 5, 1992 ("FSEIR") which project description contained therein is incorporated
hereby by reference as the "Project" as if fully set forth herein and which takes precedent to any
inconsistencies with other descriptions or reference to the project herein contained; and,
WHEREAS, the City of Chula Vista City Council on August 8, 1978 (Ordinance No.
1824) has given approval to the EI Rancho del Rey Specific Plan creating a planned community
as amended by the City Council on November 12, 1985 (Ordinance No. 2130); and,
WHEREAS, the City of Chula Vista Planning Commission on November 4, 1987 held
a public hearing and the City Council on December 15, 1987 (Resolution No. 13390) has
previously given approval for the Rancho del Rey Sectional Planning Area (SPA I) Plan by
Resolution 13391, including Rancho Del Rey Employment Park Design Guidelines by Resolution
No. 13443 on February 2, 1988. and adopted Planned Community District Regulations by
Ordinance No, 2244; and,
WHEREAS, the Rancho del Rey Partnership filed duly verified applications for
Amendments to the General Plan, Specific Plan, and SPA Plan (including Design Guideline
Amendments), PFFP, and PC District Regulations Amendments, approval of Air Quality
Improvement and Water Conservation Plans. and resubdivision of portions of the Property in
the form of tentative subdivision maps known as Rancho del Rey Business Center, Chula Vista
Tracts No, 95-02 and No. 93-01, with the City of Chula Vista on June 21, 1992 and August 17,
1992, respectively, and a Development Agreement (collectively, the "Project"); and
WHEREAS, said application requested the approval for resubdivision of 21.85 aces and
37,58 acres of the previous Employment Park to create a new Commercial Center for
commercial lots; and
WHEREAS, the Planning Commission set a time and place for a hearing on said
amendments and approvals, including the certification of the Final Supplemental Environmental
Impact Report for this Project (FSEIR-92-02), and notice of the hearing, together with its
purpose, was given by its publication in a newspaper of general circulation in the City and its
mailing to property owners within a minimum of 1,000 feet of the extension boundaries of the
property and within Open Space District 20, and to other designated agencies as required at least
ten days prior to the hearing; and,
WHEREAS, a public hearing, after having been continued by the Planning Commission
at their meetings on October 14, 1992 (the meeting originally advertised), and October 19 and
28, 1992, was held on November 18, 1992, in the Council Chambers, 276 Fourth Avenue, in
Chula Vista before the Planning Commission, and said hearing was thereafter closed,
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby certifies
that FSEIR -92-02 has been prepared in accordance with the California Environmental Quality
WPC F:\home\planninl;\249.92Final
Rev. November 11,1992
Resolution No. PCM-92-16
Page 3
Act, the State CEQA Guidelines and the Environmental Review Procedures of the City of Chula
Vista,
BE IT FURTHER RESOLVED that. based on the Findings and subject to the Conditions stated
in the attached Draft City Council Resolution and Ordinance, the Commission recommends that
the City Council :
1. Approve amending the text and land use diagram of the Chula Vista General Plan,
the Sectional Planning Area (SPA I) Plan Amendment (including the new Business Center
Design Guidelines), and the Rancho Del Rey SPA's I, II, and III Public Facilities Financing Plan
Commercial Center Amendment, and
2. Approve the Rancho del Rey Commercial Center Air Quality Improvement and Water
Conservation Plans, and the Business Center Subdivision Maps of Rancho Del Rey Chula Vista
Tracts 92-05 and 93.01, , and
3. Adopt an ordinance approving the El Rancho Del Rey Specific Plan Amendment ,the
Rancho del Rey SPA I Planned Community District Regulations - Business Center Amendment,
and the Development Agreement,and
4. Adopt the Findings of Fact, the Mitigation Monitoring and Reporting Program, and
the Statement of Overriding Considerations for the Project as set forth in the attached Draft City
Council Resolution and Ordinance and in accordance with the exhibits attached thereto.
(end of page)
WPC F:\bomt\p1anning\249.92Final
Rev. November J 1, 1992
Resolution No, PCM-92-16
Page 4
BE IT FURTHER RESOLVED that a copy of this resolution be transmitted to the owners
of the property and the City Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this 18th day of November 1992 by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
Susan Fuller, Chairman
A TrEST:
Nancy Ripley, Secretary
WPC F:\hcme\pianning\249.92Final
Rev. November II, 1992