HomeMy WebLinkAboutPlanning Comm Rpts./1995/11/29 (4)
PLANNING COMMISSION AGENDA STATEMENT
Item 3
Meeting Date 11/29/95
ITEM TITLE:
Public Hearing: PCM-96-07; Consideration of amendments to the
EastLake II General Development Plan (EastLake I Extension), EastLake
Greens Sectional Planning Area (SPA), Planned Community District
Regulations, Air Quality Improvement Plan, Water Conservation Plan
and Public Facilities Financing Plan.
The EastLake Development Company has requested amendments to the EastLake II General
Development Plan (EastLake I Expansion), EastLake Greens Sectional Planning Area (SPA),
Planned Community District Regulations, Air Quality Improvement Plan, Water Conservation
Plan and Public Facilities Financing Plan. The purpose of these amendments is to:
. Relocate two neighborhood park parcels,
. Expand the area available for community purpose facilities (PQ)
. Transfer Densities among parcels within the SPA
. Adjust land use and parcel boundaries
. Designate parcel R-26 for low income housing in accordance with the recently adopted
EastLake Affordable Housing Program and EastLake Greens Affordable Housing
Agreement.
The documents affected by the amendments, as proposed to be revised, have been provided for
your consideration and approval (see Sections 4-8).
. The Envirorunental Review Coordinator has determined that no new or supplemental EIR is
necessary and has prepared an addendum to FSEIR-86-04 (B), EastLake Greens, which must
be considered by the Planning Commission prior to a decision on the project (see attachment
4).
RECOMMENDATION:
Adopt attached Resolution PCM-96-07 recommending that the City Council approve the
proposal in accordance with the attached 'praft City Council Resolution and Ordinance based
on the findings and subject to the conditions contained therein.
DISCUSSION:
The EastLake Greens Planned Community is located on the south side of Otay Lakes Road
between Hunte Parkway and the future aligrunent of the SR-125 Freeway (see Locatorl Exhibit
A).
Page 2, Item -L
Meeting Date 11/29/95
The proposed GDP and SPA amendments consist of relocating two neighborhood parks
(parcels P-3 & P-5), transferring densities among parcels within the SPA, expanding the
acreage available for community purpose facilities (PQ) and designating Parcel R-26 for low
income housing in accordance with the recently adopted EastLake Affordable Housing Program
and EastLake Greens Affordable Housing Agreement (see Section 5 Appendix A).
The General Plan Designations for the parcels involved are Residential Low Medium Density
(3-6 dulac) and Residential Medium High Density (11-18 dulac). The Greens, however, is
planned to be developed at about 4.5 dulac. The non-residential parcels are designated, Parks
and Recreation (P) and Public & Quasi-Public (PQ).
The existing EastLake Greens GDP and SPA are not consistent with the Housing Element of
the General Plan. However, the proposed amendments would bring these documents into
conformance.
The following paragraphs discuss each of the proposed amendments in more detail:
General Development Plan Amendment (Section 4)
The General Development Plan text, map and statistical tables are proposed to be amended to
reflect the proposed land use designation boundary adjustments and the following land use
designation modifications which represent the requested density transfers and park relocations:
Parcel
Change From
To
R-IO
R-12
LM (Low Medium 3-6 du/ac)
M (Medium 6-11 dulac)
M (medium 6-11 dulac)
LM & P (Low Medium 3-6 dulac
Park and Recreation)
R-18
R-20
R-21
R-23
M (Medium 6-11 du/ac)
M (Medium 6-11 dulac)
MH (Medium High 11-18 du/ac)
MH (Medium High 11-18 du/ac)
LM, Low Medium (3-6 dulac)
No change
DELETED
LM & P (Low Medium 3-6
dulac & Park & Rec)
MH (Medium High 11-18 dulac)
(Removes Interim Designation)
PQ (Public Quasi-Public)
LM (Low Medium 3-6 dulac)
R-26
LM (Low Medium 3-6 du/ac)
(Interim Designation)
P (Parks and Rec)
P (Parks and Rec)
P-3
P-5
The proposed changes, which includes a reduction in the total number of dwelling units from
6660 to 6527 (-133 ) are illustrated in the proposed GDP Plan (see Exhibits B-1 & B-2).
Page 3, Item -L
Meeting Date 11/29/95
EastLake Greens Sectional Planninl!: Area (SPA) Plan Amendment (Section 5)
The SPA amendment includes the relocation of two neighborhood parks, density transfers, land
use boundaries adjustment, expansion of the community purpose facilities land use designation
PQ, minor refinements to the Public Facilities Financing Plan (PFFP), and designating parcel
R-26 for low income housing.
Neighborhood Parks Relocation
The neighborhood park identified as P-3 in the site utilization plan is presently shown
on the east side of EastLake Parkway, partially within the southerly utility easement
(see Exhibit C). The park site contains II acres, but 4.7 acres are within the SDG&E
easement located along the south end of the parcel. Thus, the net usable park land is
about 6.3 acres. The park is proposed to be moved to the 10 acre site presently
identified as R-21. This parcel, which is targeted for 120 units, would be deleted and
the acreage transferred to the public quasi-public parcel PQ-2 (see Exhibit D). Although
the gross acreage of the new park location is smaller, the net usable park land acreage
provided for the EastLake Greens increases by approximately 3.7 acres.
The three acre private neighborhood park identified as parcel P-5 (see Exhibit C) is also
proposed to be relocated to the southwest comer of South Greens View Drive and
Hunte Parkway (see Exhibit D). The park acreage remains the same but the new
location provides better exposure and linkage to the open space lot and trails located
directly across South Greens View Drive.
The relocation of the park parcels (Parcel P-3 and P-5) respond to final master plan
refinements intended to improve the .Planned Community's recreational facilities and
add to the quality of living at EastLake.
Density Transfers
The density transfers and parcel boundary adjustments are market based changes and
planned community plan refinements intended to improve the quality of the
neighborhoods. These changes will result in a reduction of 133 dwelling units without
significant change to the original EastLake Greens Planned Community design.
For the purpose of this report, the density transfers can be categorized as minor and
major. Minor density transfers are those that involve an increase or reduction of 12 or
less units and do not include changes in the GDP, Land Use Plan designations or in the
residential type. The following list reflects the proposed minor density transfers:
Page 4, Item 3
Meeting Date 11/29/95
Parcel R-3 -10
Parcel R-4 +10
Parcel R-6 -12
Parcel R-12 -I
Parcel R-15 -I
Parcel R-22 -2
Parcel R-24 +2
Parcel R-27 -4
Parcel R-28 -9
The acreage and target densities have changed slightly on these parcels but the unit type
and GDP land use designation remain unchanged (see Exhibit C).
Major density transfers, which are those involving more than 12 units and which
require changes in the GDP and Land Use District Designations, are as follows:
Parcel 16: The acreage on this parcel increased from 10.5 to 10.9 (+ 0.4 ac) and the
number of units increased from 83 to 109 (+26 units). The target density has also
changed from 7.9 to 10 dulac which is consistent with the existing GDP designation of
Residential Medium Density.
Parcel 18: On this parcel the acreage doesn't change, but the number of units is
reduced from 87 to 54 (-33 units). Consequently, the density is reduced from 8.8 to 5.5
and the GDP designation change from Medium Density (6-11 dulac) to Low Medium
Density (3-6 dulac).
Parcel 20: For this parcel, the acreage is reduced from 15.7 to 14.3 (-1.4 acres) and
the number of units reduced from 146 to 109 (-37 units). The overall results is a
reduction in density from 9.0 to 7.6 dulac. which is consistent with the existing GDP
designation of Medium Density (6-11 dulac)
Parcel 21: This parcel is deleted and the acreage transferred to parcel PQ-2 (-10 ac
& -120 units).
Parcel 23: The acreage on this ,parcel is increased from 15.8 to 20.3 (+4.5 ac), but
the dwelling units have been reduced from 214 to 72 (-142 units). The reduction in
units results in a decrease in density from 13.3 to 3.5 dulac, a change in land use
designation from Medium High Density (11-18 dulac) to Low Medium Density (3-6
dulac), and change in residential unit type from Residential Condominium to
Residential Estates.
Page 5, Item -L
Meeting Date 11/29/95
Parcel 26: The acreage on this parcel is increased from 13.3 to 17 acres (+3.7 ac)
and the number of units from 60 to 260. The density increases from 4.5 to 19.5 dulac
(+15 dulac) which changes the GDP land use designation from Interim Low Medium
Density (3-6 dulac) to Medium High Density (11-18 dulac). The increase in density
would allow EastLake to implement the recently adopted EastLake Greens Affordable
Housing Program.
The proposed density transfers result in an overall reduction of density (133 dwelling
units) without a significant change in the original master plan design. The site
utilization plan is proposed to be amended to reflect the proposed General Development
Plan and SPA Plan changes (see Exhibit D).
Boundary Adjustments
As a result of the relocation of the park sites and the density transfers, the configuration
of Parcel 10 has been modified, and the acreage reduced from 45.4 to 34.6 acres (-10.8
acres). The number of units, however, remains the same (246). The overall result is an
increase in density from 5.4 to 7.1 dulac which changes the GDP land use designation
from Low Medium Density (3-6 dulac) to Medium Density (6-11 dulac) (see Exhibits
B-1 and B-2).
The reconfiguration of Parcel 10 and other parcels discussed in the Density Transfer
Section of this report do not change the original development pattern and circulation
system of the EastLake Master Plan. These boundary adjustments would be
incorporated in the EastLake Greens Master Tentative Map through a separate lot line
adjustment process.
Expansion of the Community Purpose Facilities (PQ) land use designation
Section 19.48.020 of the Chula Vista Municipal Code requires that all planned
community (PC) districts designate land for community purpose facilities at a rate of
1.39 acres per 1,000 population. The current EastLake Greens SPA plan, with 2,871
dwelling units, provides a total of 17.1 acres in two separate parcels (PQ-I and PQ-2),
or about 2 acres per 1,000 population (see Exhibit C).
The proposed amendments reduce the acreage on Parcel PQ-I from 12.3 to 10.3 (-2
acres), increase the acreage on Parcel PQ-2 from 4.8 to 15.8 (+ II acres) and reduce
the total number of dwelling units from 2871 to 2738 (-133). With the reduction of
133 dwelling units and the added acreage the ratio would be increase to 3.2 acresll,OOO
population.
Page 6, Item 3
Meeting Date 11/29/95
Although the gross acreage provide for community purpose facilities exceeds the Chula
Vista Municipal Code requirement, a total of 15 acres are either used for other purposes
or have limited use. Parcel PQ-I (10.3 ac.) is presently occupied by an existing water
storage tank and 4.7 acres of the expanded Parcel PQ-2 are within an utility easement.
Thus, the net usable acreage is about 11.1 acres which represents about 1.37 acres per
1,000 population. This ratio is more in keeping with the CVMC requirement. It is
important to note, however, that the area within the utility easement could be used for
outdoor type uses in conjunction with a community facility and that the excess acreage
could potentially be used when the EastLake's southerly adjacent land is master
planned.
Designation of Parcel R-26 for Low and Moderate Income Housing.
The EastLake I General Development Plan (EastLake I extension) designates parcel R-
26 Residential Low Medium Density (3-6 dulac). However, in December 1993, The
City Council approved an amendment to the General Plan to increase the density of
parcels R-9 and R-26, and reinstated a previously deferred requirement to provide 10%
of the approved housing units as affordable to low and moderate income households.
To comply with this requirement the City Council approved, in July of this year, an
Affordable Housing Program for the EastLake Greens as well as the remaining
undeveloped portions of EastLake.
The Affordable Housing Program implementation strategies identify parcel R-26 as the
first low income housing site within the Greens and it is expected that this site would
provide the bulk of the Greens low income housing commitment. To enable this to
occur, and consistent with the General Plan for this site, the land use designation is
proposed to be changed from Low Medium Density (3-6 dulac) to Medium High
Density (11-18 dulac), and the allowed number of units increased from 60 to 260. The
above mentioned Affordable Housing Program is being incorporated as part of the
EastLake Greens SPA (Section 5 appendix A)
EastLake Greens Planned Community District Re!!:ulations Amendment (Section 6)
The Land Use District Map in the Planned Community District Regulation document is
proposed to be amended to reflect the abDve mentioned density transfers, land use boundary
adjustments and park relocations. More specifically the Land Use District Plan amendments
are as follows:
Parcel 21
From RC-15, Residential Condominium to
RS-5, Residential Estates
Parcel 23
From PC-15, Residential Condominium to
OS-4, Open Space .
Page 7, Item -L
Meeting Date 11/29/95
Parcel P- 3
From OS-4, Open Space to
VC-3, Village Center
Parcel P-5
From OS-4, Open Space to
RP-8, Residential Planned Concept & OS-4, Open Space
The existing and proposed land use district designations are illustrated on Exhibit F and G.
EastLake Greens Water Conservation Plan. Air Quality ImDrovement Plan. and Public
Facilities Financinl!: Plan (Section 7)
As a result of the proposed amendments, minor statistical amendments to the EastLake Greens
Air Quality Improvement Plan, Water Conservation Plan and Public Facilities Financing Plan
are being proposed to reflect updated project data.
The Public Facilities Financing Plan (PFFP), however, in addition to mlllor statistical
amendments and project phasing changes, includes new language reinstating EastLake's
previous agreement to construct a previously deferred community center and gymnasium and
requires that any short fall in improvement monies between the total amount of PAD fees paid
at build out and the amount of park improvements credited through public park construction
and private park credits be addressed by EastLake. (see Section 8).
ANALYSIS
The proposed GDP and SPA amendments incorporate the recently adopted Affordable Housing
Program and identify a parcel to implement the previously deferred requirement to provide
10% of the total units contained within the SPA as affordable to low and moderate income
households. The amendment also brings the GDP and SPA into compliance with the Housing
Element of the Chula Vista General Plan.
The expansion of the Public/Quasi-Public land use designation would reinstate the community
purpose facilities (PQ) acreage taken by the existing water tank and allow the establishment
of more traditional community services, such as churches, day care centers, assembly halls,
etc., in the remaining PQ acreage.
The proposed density transfers, which will result in a reduction of 133 units, will also allow
the developer to respond to present housing market demands and provide land use changes that
complement the existing planned community recreational facilities and quality of life at
EastLake.
Page 8, Item -L
Meeting Date 11/29/95
CONCLUSION
For the reasons noted above, staff recommends approval of the project in accordance with the
attached Planning Commission resolution.
Attachments
I. Planning Commission Resolution
2. Draft City Council Resolutions and Ordinance
3. Exhibits
4. EIR-86-04 Addendum
5. Disclosure Statement
(M:\HOMBPLANNTNG\LUISIPCM-9607.RPT
ATI'ACHMENT 1
PLANNING COMMISSION RESOLUTION
RESOLUTION NO. PCM-96-07
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL APPROVE THE
AMENDMENTS TO THE EASTLAKE II (EASTLAKE I EXPANSION)
GENERAL DEVELOPMENT PLAN, EASTLAKE GREENS SECTIONAL
PLANNING AREA (SPA) PLAN, PLANED CQMMUNITY DISTRICT
REGULATIONS, AIR QUALITY IMPROVEMENT PLAN, WATER
CONSERVATION PLAN AND PUBLIC FACILITIES FINANCING PLAN.
WHEREAS, applications for amendments to the EastLake II (Eastlake I Expansion)
General Development Plan (GDP), EastLake Greens Sectional Planning Area (SPA), Planned
Community District Regulations, EastLake Greens Air Quality Improvement Plan, Water
Conservation and Public Facilities Financing Plan ("Project") were filed with the City of Chula
Vista Planning Department on September 12, 1995, by EastLake Development Company
(Developer); and,
WHEREAS, the propose GDP and SPA Plan Amendments consist of relocating two
future neighborhood park sites (Parcels P-3 and P-5), expanding the area available for
community purpose facilities (PQ) , adjusting land use designation boundaries, transfering dnsities
and designating Parcel R-26 for low income housing in accordance with the recently adopted
EastLake Affordable Housing Program and EastLake Greens Affordable Housing Agreement;
and,
WHEREAS, the Planning Director set the time and place for a hearing on said Project
and notice of said hearing, together with its purpose, was given by it publication in a newspaper
of general circulation in the City and its mailing to property owners within 1,000 ft. of the
exterior boundaries of the property at least 10 days prior to the hearing; and,
WHEREAS, the Environmental Review Coordinator has determined that no new or
supplemental EIR is necessary, and has prepared an addendum to FSEIR-86-04 (B), EastLake
Greens, which must be consider by the Planning Commission prior to a decision on this project.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION
DOES hereby find that the addendum to FSEIR-86-04, EastLake Greens, has been prepared in
accordance with the requirements of the California Environmental Quality Act, the State EIR
guidelines and the Environmental Review Procedures of the City of Chula Vista.
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends
that the City Council adopt the attached draft City Council Ordinance and Resolution approving
the project in accordance with the findings and subject to the conditions contained therein.
BE IT FURTHER RESOLVED that a copy of this resolution be transmitted to the City
Council
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this November 29, 1995 by the following vote, to wit:
AYES:
NOES:
ABSENT:
ATTEST:
William C. Tuchscher II
Chairman
Nancy Ripley, Secretary
m: \home Iplanning Iluislpcm96-07 .res
ATI'ACHMENT 2
DRAFT CITY COUNCIL RESOLUTION
AND
ORDINANCE
RESOLUTION
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA APPROVING AMENDMENTS TO THE EASTLAKE II (EASTLAKE
I EXPANSION) GENERAL DEVELOPMENT PLAN, EASTLAKE GREENS
SECTIONAL PLANNING AREA (SPA), PLANNED COMMUNITY
DISTRICT REGULATIONS, AIR QUALITY IMPROVEMENT PLAN,
WATER CONSERVATION PLAN AND PUBLIC FACILITIES FINANCING
PLAN.
L
RECITALS
A. Project Site
WHEREAS, the properties which the subject matter of this resolution are
diagrammatically represented in Exhibit B-1 and B-2 attached hereto and
incorporated by this reference, identified as the EastLake General
Development Plan and EastLake Greens SPA Plan Area, ("Project Site");
and,
B. Project; Application for Discretionary Approval
WHEREAS, on September 29, 1995, the EastLake Development
Company ("Developer") filed applications for an amendment to: I) the
EastLake II (EastLake I Expansion) General Development Plan (known
as Document No. C094-183, on file with the office of the City Clerk),
2) the EastLake Greens Sectional Planning Area Plan (known as
Document No. C094-184, on file in the office of the City Clerk), 3) the
EastLake Greens Air Quality Improvement Plan (known as Document
No. C094-l85, on file with the office of the City Clerk), 4) the
EastLake Greens Water Conservation Plan (known as Document No.
C094-186, on file with the office of the City Clerk), and 5) The
EastLake Greens Public Facilities Financing Plan ( known as document
number C094- ~ on file in the office of the City Clerk) ("Project"); and,
C. Prior Discretionary Approvals
.
WHEREAS, the development of the Project Site has been the subject
matter of I) a General Development Plan, EastLake II (EastLake I
Expansion) previously approved by City Council Resolution No. 15198
("GDP"); 2) the EastLake Greens Sectional Planning Area Plan,
previously adopted by City Council Resolution No. 15199; (SPA), all
approved on July 18, 1989; and, 4) an Air Quality Improvement Plan
(EastLake Greens Air Quality Improvement Plan) and 5) a Water
Conservation Plan (EastLake Greens Water Conservation Plan) and
Public Facilities Financing Plan (Eastlake Greens Public Facilities
Financing Plan), all previously approved by the City Council oN
November 24, 1992, by Resolution No. 16898; and
D. Planning Commission Record on Application
WHEREAS, the Planning Commission held an advertised public hearing
on said project on November 29, 1995, and voted to recommend that the
City Council approve the Project, based upon the findings listed below.
E. City Council Record of Applications
WHEREAS, a duly called and noticed public hearing was held before the
City Council of the City of Chula Vista on December 12, 1995, on the
Discretionary Approval Applications, and to received the
recommendations of the Planning Commission, and to hear public
testimony with regard to same; and,
F. WHEREAS, at the same City Council meeting, at which this Resolution
was approved December 12, 1995, the City Council of the City of Chula
Vista approved for first reading Ordinance No. amending the
EastLake II (EastLake I Expansion) Planned Community District
Regulations Land Use District Map.
NOW, THEREFORE, BE IT RESOLVED that the City Council does hereby
find, determine and resolve as follows:
II.
PLANNING COMMISSION RECORD
The proceedings and all evidence introduced before the Planning Commission
at their public hearing on this project held on November 29, 1995, and the
minutes and resolutions resulting therefrom, are hereby incorporated into the
record of this proceeding.
III.
CERTIFICATION OF COMPLIANCE WITH CEQA
The Environmental Review Coordinator has determined that no new
supplemental EIR is necessary and has prepared an addendum the FSEIR-86-04
(B), EastLake Greens, whilOh must be consider by the City Council prior to a
decision on this project.
IV.
INDEPENDENT JUDGEMENT OF CITY COUNCIL
The City Council does hereby finds that the addendum to EIR-86-04 has been
prepared in accordance with the requirements of the California Environmental
Quality Act, the State EIR Guidelines and the Environmental Review Procedures
of the City of Chula Vista.
v
GDP FINDINGS
A THE PROPOSED DEVELOPMENT AS DESCRIBED BY THE
GENERAL DEVELOPMENT PLAN IS IN CONFORMITY WITH THE
PROVISIONS OF THE CHULA VISTA GENERAL PLAN.
The amended EastLake II (EastLake I Expansion) General Development
Plan reflects land use distribution and densities, and circulation system
that are consistent with the Chula Vista General Plan Land Use, and
Housing Elements.
B. A PLANNED COMMUNITY DEVELOPMENT CAN BE INITIATED
BY ESTABLISHMENT OF SPECIFIC USES OR SECTIONAL
PLANNING AREA PLANS WITHIN TWO YEARS OF THE
ESTABLISHMENT OF THE PLANNED COMMUNITY ZONE.
A SPA Plan has already been approved for the development of the
planned community and amendments thereto conforming to the amended
GDP are included in the Project.
C. IN THE CASE OF PROPOSED RESIDENTIAL DEVELOPMENT,
THAT SUCH DEVELOPMENT WILL CONSTITUTE A
RESIDENTIAL ENVIRONMENT OF SUSTAINED DESIRABILITY
AND STABILITY; AND THAT IT WILL BE IN HAR.\10NY WITH
OR PROVIDE COMPATffiLE VARIETY TO THE CHARACTER OF
THE SURROUNDING AREA, AND THAT THE SITES PROPOSED
FOR PUBLIC FACILITIES, SUCH AS SCHOOLS, PLAYGROUNDS
AND PARKS, ARE ADEQUATE TO SERVE THE ANTICIPATED
POPULATION AND APPEAR ACCEPTABLE TO THE PUBLIC
AUTHORITIES HAVING JURISDICTION THEREOF.
The residential densities and transfers reflected on the amended GDP are
compatible with the pattern and character of development approved with
the original GDP, and can be adequately served by the public facilities
incorporated therein.
VI.
SPA FINDINGS
A THE SECTIONAL PLANNING AREA PLAN AS AMENDED IS IN
CONFORMITY WITH THE EASTLAKE II (EASTLAKE I
EXPANSION) GENERAL DEVELOPMENT PLAN AND THE CHULA
VISTA GENERAL PLAN.
The amended EastLake Greens Sectional Planning Area Plan reflects land
use, circulation system, and public facilities that are consistent with the
EastLake II (EastLake I Expansion) General Development Plan and the
Chula Vista General Plan.
B.
THE EASTLAKE GREENS SECTIONAL PLANNING AREA PLAN
,
AS AMENDED, WILL PROMOTE THE ORDERLY
SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED
SECTIONAL PLANNING AREA
The SPA Plan, as amended is consistent with the amended phasing of
internal and external infrastructure and consistent with the EastLake II
(EastLake I Expansion) Public Facilities Financing Plan, Air Quality
Improvement Plan, and Water Conservation Plan.
C. THE EASTLAKE GREENS SECTIONAL PLANNING AREA (SPA)
PLAN AS AMENDED WILL NOT ADVERSELY AFFECT
ADJACENT LAND USE, RESIDENTIAL ENJOYMENT,
CIRCULATION, OR ENVIRONMENTAL QUALITY.
The land uses within the EastLake Greens SPA area represent the same
uses approved by the EastLake II (EastLake I Expansion) General
Development Plan.
D. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH
USES, THAT SUCH DEVELOPMENT WILL BE APPROPRIATE IN
AREA, LOCATION, AND OVER-ALL DESIGN FOR THE PURPOSE
INTENDED; THAT THE DESIGN AND DEVELOPMENT
STANDARDS ARE SUCH AS TO CREATE A RESEARCH OR
INDUSTRIAL ENVIRONMENT OF SUSTAINED DESIRABILITY
AND STABILITY; AND, THAT SUCH DEVELOPMENT WILL MEET
PERFORMANCE STANDARDS ESTABLISHED BY TIllS TITLE.
The amendments do not involve areas planned for industrial or research
uses.
E. IN THE CASE OF INSTITUTIONAL , RECREATIONAL, AND
OTHER SIMILAR NONRESIDENTIAL USES, THAT SUCH
DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION
AND OVER-ALL PLANNING TO THE PURPOSE PROPOSED, AND
THAT SURROUNDING AREAS ARE PROTECTED FORM ANY
ADVERSE EFFECTS FORM SUCH DEVELOPMENT.
The relocation of the park parcels (Parcel P-3 and P-5) respond to final
master plan refinements intended to improve the Planned Community's
recreational facilities and add to the quality of living at EastLake.
F. THE STREET AND THOROUGHFARES PROPOSED ARE
SUITABLE AND ADEQUATE TO CARRY THE ANTICIPATED
TRAFFIC THEREON.
The amendments do not involve changes to the existing circulation
system.
G. ANY PROPOSED COMMERCIAL DEVELOPMENT CAN BE
JUSTIFIED ECONOMICALLY AT THE LOCATION(S) PROPOSED
AND WILL PROVIDE ADEQUATE COMMERCIAL FACILITIES OF
THE TYPES NEEDED AT SUCH PROPOSED LQCATIONS(S)
The amendments do not involve areas planned for commercial uses.
H THE AREA SURROUNDING SAID DEVELOPMENT CAN BE
PLANNED AND ZONED INCOORDINATION AND SUBSTANTIAL
COMPATIBILITY WITH SAID DEVELOPMENT.
The amendments are consistent with the previously approved plans and
regulations applicable to surrounding areas.
VII. NOTICE OF DETERMINATION
The City Council directs the Environmental Review Coordinator to post a Notice
of Determination and file the same with the County Clerk.
VIII. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Resolution is
dependent upon the enforceability of each and every term provision and
conditions herein stated; and that in the event that anyone or more terms,
provisions or conditions are determined by a Court of competent jurisdiction to
be invalid, illegal or unenforceable, this resolution shall be deemed to be
automatically revoked and of no further force and effect ab initio.
Presented by
Approved as to form by
Robert A Leiter
Director of Planning
Bruce M. Boogaard
City Attorney
M:\home\planning\luis\PCM-9607.RPT
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA APPROVING AMENDMENTS TO THE EASTLAKE II (EASTLAKE
I EXPANSION) PLANNED COMMUNITY DISTRICT REGULATIONS
(LAND USE DISTRICT MAP ONLY) AND CONSIDERING AN
ADDENDUM TO FSEIR-86-04 (B).
L RECITALS
A. Project Site
WHEREAS, the properties which are the subject matter of this ordinance are
diagrammatically represented on Exhibit E and F attached hereto and
incorporated by this reference, and located within the EastLake II (EastLake I
Expansion) Planned Community Area of the City of Chula Vista ("Project
Site"); and
B. Project; Application for Discretionary Approval
WHEREAS, on September 29,1995, the EastLake Development Company
("Developer") filed an application requesting amendments to the EastLake II
(EastLake I Expansion) Planned Community District Regulations (known as
Document No. _ on file with the office of the City Clerk) Land Use District
Map and Land Use District designations of certain areas within the EastLake
Greens Planned Community ("Project").
C. Prior Discretionary Approvals
WHEREAS, the Project Site has been in part the subject matter of a Sectional
Planning Area (SPA) Plan previously approved by City Council Resolution No.
15199 ("EastLake Greens SPA Plan") and Planned Community (P.C.) District
Regulations previously approved by City Council Ordinance No. 2317 (EastLake
II-EastLake I Expansion -Planned Community District Regulations) on July 18,
1989.
D. Planning Commission Record on Applications
WHEREAS, the Planning Commission held an advertised public hearing on said
project on November 29, 1995, and voted to recommend that the City Council
approve the Planned Community District Regulation Land Use Districts Plan
amendment in accordance with the findings listed below.
The proceedings and all evidence introduced before the Planning Commission
at their public hearing on this Project held on November 29, 1995, and the
minutes and resolutions resulting therefrom, are hereby incorporated into the
record of this proceeding.
E. City Council Record on Applications
WHEREAS, a duly called and noticed public hearing was held before the City
Council of the City of Chula Vista on December 12, 1995, on the Discretionary
Approval Application, and to receive the recommendations of the Planning
Commission, and to hear public testimony with regard to same; and,
F. Discretionary Approvals Resolution and Ordinance
WHEREAS, at the same City Council meeting at which this ordinance was
introduced for first reading (December 12, 1995), the City Council of the City
of Chula Vista approved Resolution No. _ by which it imposed amendments
on the EastLake II (EastLake I Expansion) General Development Plan, EastLake
Greens Sectional Planning Area SPA Plan, EastLake Greens Air Quality
Improvement Plan, EastLake Greens Water Conservation Plan, and EastLake
Greens Public Facilities Financing Plan.
II NOW, THEREFORE, the City of Chula Vista does hereby find, determine and ordain
as follows:
A. CERTIFICATION OF COMPLIANCE WITH CEQA
The Environmental Review Coordinator has determined that no new
supplemental EIR is necessary and has prepared an addendum to FSEIR-86-04
(B), EastLake Greens, which must be considered by the City Council prior to
a decision on the project.
B. INDEPENDENT JUDGEMENT OF CITY COUNCIL
The City Council does hereby find that the addendum to FSEIR-86-04 (B) has
been prepared in accordance with requirements of the California Environmental
Quality Act, the state EIR guidelines and the Environmental Review procedures
of the city of Chula Vista.
C. FINDINGS FOR P-C PLANNED COMMUNITY ZONE AMENDMENTS
The City Council hereby finds that the proposed amendment to the EastLake II
(EastLake I Expansion) Planned Community District Regulations Land Use
Districts Plan are consistent with the City of Chula Vista General Plan, and
public necessity, convenience, the general welfare, and good zoning practice
support the amendments.
D. APPROVAL OF ZONE AMENDMENTS
The City Council does hereby approve the Planned Community District
Regulation amendment to the Land Use District Map as diagrammatically
represented in Exhibit F.
III. NOTICE OF DETERMINATION
The City Council directs the Environmental Review Coordinator to post a Notice of
Determination and file the same with the County Clerk.
IV. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Ordinance is dependent
upon the enforceability of each and every term, provision and condition herein stated;
and that in the event that anyone or more terms, provisions or conditions are
determined by a Court of competent jurisdiction to be invalid, illegal or unenforceable,
this resolution shall be deemed to be automatically revoked and of no further force and
effect ab initio.
V. EFFECTIVE DATE
This ordinance shall take effect and be in full force on the thirtieth day from and after
its adoption.
Presented by
Approved as to form by
Robert A. Leiter
Director of Planning
Bruce M. Boogaard
City Attorney
M:\home\planning\luis\pcm96-07.ord
ATI'ACHMENT 3
EXHmITS
r
EAS11AKE
BUSINESS
CENTER
EASnAKE
GREENS
PROJECT
LOCATION
\
\ )
\ .
''(OlYMPIC '"
\=;~)
\
\
,
\
U
---
Lower Olay Reservoir
-,
EXHIBIT A
CHULA VISTA PLANNING DEPARTMENT
LOCATOR PROJECT EASTLAKE DESCRIPTION:
C) APPLICANT: DEVELOPMENT CO. .Miscellaneous:
PROJECT Eastlake Greens Request To amend the EasUaka G.....ns SPA (Sadlona' Planning
ADDRESS:
Anla) and the PFFP (Public Facil~ies Finencing Plan).
SCALf: I FILE NUMBER,
NORTH No Scale PCM - 95 - 11
General
Development
Plan
~.\do pted
HI HI .
Ii
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"I
,
,
I
,
,
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o i
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......,use ACAES I1J/AC IHTS 1
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,
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-,
EXHIBIT B-1
~fASTLAKE
Ii. PlANNED COMMUNITY ff( EASTL.AKE CEVEl.OPMENT co
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Land Use
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381.0 0-6
251.1 6-11.
115.3 11.18.
11.0 18-27.
1008.9
743
1903
2023
1606
250
6527
NON-RESIDENTIAL
Land Use Acres
C Retail 51.9
~.O Prof. II Admin. 6.6
-R Res. II Ltd. Mfgr. 135.9
o Open Space 187.6
PO PubliC/Quasi.Pub. 146.9
P PorI<s II Rec. 296.2
Mlijor Circulation 214 7
Sub- TeMl 1040.0
~FutUrt Urban 72'9
Project Totals 2121.8
6527
. c- 0......
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---
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.4 fASTLAKE
A PlANNED C()MMIJojITY fJ'( EASTlAKf DEVELOIMNT co.
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EXHIBIT E
'.
-..---
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-..-....---
=-....~~_&..,
rJ~'
..._~
..i fASTLAKE
A PWHD CCttMNTY IV EASIlAICE CEVEI.CIMNT co.
~yhihit A
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::::::
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EXHIBIT F
~E4STLAKE
A Pl.NHD CCttM.NTY I't' EASTlAICE CEVEI.CIfMNT co.
.......... ---.;...-;
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IIIO/IS
~vl-ta",i+ A
ATI'ACHMENT 4
EIR-86-04 ADDENDUM
SECOND ADDENDUM TQ ENVIRONMENTAL IMPACT REPORT
FSEIR 86-04 (B)
PRQJECT NAME: EastLake Greens GDP/SPA Amendment
PROJECT LOCATION: Various parcels within the EastLake Greens SPA between Hunte
Parkway and the future SR-125 Row north of the future E. Orange
Ave.
I. INTRQDUCTIQN
The environmental review procedures of the City of Chula Vista allow the Environmental
Review Coordinator (ERC) to prepare an addendum to a Negative Declaration or
Environmental Impact Report, if one of the following conditions is present:
I, The minor changes in the project design which have occurred since completion
of the Final EIR or Negative Declaration that have not created any new
significant environmental impacts not previously addressed in the Final EIR or
Negative Declaration; or
2. Changes in circumstances, additional or refined information available since
completion of the Final EIR or Negative Declaration regarding the potential
environmental impact of the project, or regarding the measures or alternatives
available to mitigate potential environmental effects of the project, does not show
that the project will have or more significant impacts which were not previously
addressed in the Final EIR or Negative Declaration.
3, The changes to the EIR made by the addendum do not raise new issues about the
significant effects on the environment.
II. PRQPOSED PRQJECT REVISIQNS
The Amendments proposed can be grouped in the following general categories:
1. Park Relocations
2. Density Transfers and Parcel Boundary Adjustments
3. Removal of Interim Designation on Parcel R-26
1. Park Relocations
The Neighborhood Park (parcel P-3) in the adopted plan was partially within the
SDG&E easement and contained less than ten acres of net useable acres for park
use. The park is proposed by this amendment to be relocated southeasterly of
Second Addendum to FSEIR 86-04 (8)
2
Parcel R-20 and to contain 10.0 acres net useable for park uses (11.8 acres
gross). This relocation deletes former residential Parcel R-21. The former
location of the park is proposed to be converted to Public/Quasi-Public as an
expansion of existing Parcel PQ-2. This additional 11.0 acres will be available
for Community Purpose Facilities.
A second park relocation involves Parcel P-5, which was a Private Neighborhood
Park between Parcels R-20 and R-21. This park is proposed to be relocated near
the intersection of South Greensview Drive and Hunte Parkway adjacent to Parcel
R-12. No significant change in acreage is proposed.
2. Density Transfers and Boundary Adjustments
Reductions in densities are proposed in eleven residential parcels. Increases in
densities are proposed in four residential parcels. The net result of these density
transfers is a 133 unit decrease in the overall residential density. Most of the
density transfers are minor adjustments that reflect units achieved in the tract map
and design review process. The following parcels are proposed to be changed in
a more substantive way (more than 10 du):
Parcel
Proposed Chan~e
R-6
R-16
R-20
R-21
R-23
R-26
-12
+26
-37
-120
-142
+ 200 (The Adopted Plan provided this
parcel with an interim density.)
Boundary adjustments occur primarily as a result of Park relocations and are
proposed to be reflected in the amended Tentative Tract Map. These adjustments
result in a net loss of 11.8 acres of residential land. An increase of 11.0 acres
has been added as Public/Quasi-Public (PQ) and the remaining 0.8 acres has been
added as Park.
The following shows the existing and proposed changes in land use and acreage
on the General Development Plan. .
Second Addendum to FSEIR 86-04 (B)
3
Existing
Proposed
RESIDENTIAL
Land Use Acres du/ae Unit.
RESIDENTIAL
Land Use . Acn;s dulae Unit.
I~
LM ~_um
M Medium
MH ModiumlHlgh
H High
S~ToIIl
250.5 0.3 743
389.6 D-6 2008
242,2 &-11, 1875
125.4 11.18. 1884
11.0 18-27+ 250
1018.7 6660
I~
LM ~1ModUn
M Medium
MH ModiumlHlgh
H High
Sub-Total
250.5 0.3 743
381.0 o.e 1803
251,1 &-11, 2023
100.0 11.18, 1:M8
24.3 18-27+ 510
1006.8 8527
NON-RESIDENTIAL
Land Use Acres
NON-RESIDENTIAL
Land Use Acres
C Retail 51.8
-to Prof. & Admin. 8.8
'.R Res. & u.s. Mfgr. 135.8
0 Open Spge 187.6
PO PubliclOulISi-Pub. 137.8
P Plrks & Roc. 285,4
Major Circulltion 214.7
~ Rotan 51.8
c-o Prof. & AdmIn, U
loR R... & u.s. Mfgr. 135.8
0 Open Space 187.8
PO Public/Q......Pub. 14U
P Plrks & Roc. 2116.2
MljorC_ 214.7
Sub-Total
E:)FutUfl Urban
Project Totals
1042.0
72.8
212t,8
6527
Sub- T 0111
E:)Future Urban
Project ToIIls
1030.2
72.9
2121.8
6660
3. Removal of Interim Designation for Parcel R-26
Parcel R-26 was given an Interim Designation on the Adopted SPA Plan. This
designation indicated that the density of 4.5 du/ac would be subject to future
amendment to reflect the Chula Vista General Plan. The Interim Designation was
assigned to allow an Affordable Housing Program for all of EastIake to be
developed. This program has proceeded and has designated this parcel as a site
to implement a portion of the Chula Vista Housing Element requirement for
Affordable Housing. The increase in density is proposed to allow this program
to be implemented.
General
Development
Plan
,A.dofJted
....
.
..../ L..-"-',
...........,.. fir.. ~""
RESIDENTIAL
.....
LAIC) USE ACIOE. DJ/AC lHTS
CQ Low 250.$ ~3 743
~ Low'~ P
311. HI 200II
ffi- 2422 0-" 1t7S PC
... -- 125" 11-1' ,...
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Exhibit A
Second Addendum to FSEIR 86-04 (B)
lli. CHANGES IN IMPACT ANALYSIS
4
The project site has be graded for sometime and this minor shift in land uses and minor
modifications to densities will not result in any change in the natural environment. the
provision of public facilities was programmed in the original EastLake GDP/SPA at a
specific density. The minor reduction and density shifts that part of this proposal would
not significantly impact the provision of these services. the minor reduction in
population would result in a commensuration reduction in related impacts.
IV. CONCLUSION
Pursuant to Section 15164 of the State CEQA Guidelines and based upon the above
discussion, I hereby find that the project revisions to the proposed project will result in
only minor technical changes or additions which are necessary to make the previously
sited FEIR adequate under CEQA.
V. REFERENCES
EIR.96.04 EastLake Greens
EIR-96-04 (A) Addendum
IS-96-04 EastLake Greens GPAISPA Modification
General Plan, City of Chula Vista
Title 19, Chula Vista Municipal Code
City of Chula Vista Environmental Review Procedures
,..1)lrlif'olrrl to COnll\lIlI1i1~ gmiN
f':,.\ ~y"
. 'to _~ ~y,:,....._
. -' [ ~ 1'*-
, ',':- r-'
OCTO
4 799c.
D ..
(iiI,
VIA FAX "1-5171
, O.S. Hail
10595 JAMACHA BOULEVARD. SPRING VALLEY, CALIFORNIA 91977
TELEPHONE" 670-2222. AREA CODE 619
1995
Mr. Douglas D. R~id
Environmental Coordinator
city of Chula Vista
P.O. Box 1087
Chula Vista, CA 91912-1087
Re: proposed Amendment to the Adopted BastLake II General
Development Plan (GDP), aelated to the BaatLake Greens
and an Amendment to the SPA Plan, and the Tentative Tract
Hap (IS-U-05).
Dear Mr. Reid:
The Otay Water District (OWD) would like to have ample opportu-
nity to review and respond to any environmental documentation
(Negative Declaration or EIR) relating to the above referenced
project.
OWD may have site needs for the future 711-3 reservoir and other
water facilities as well, thus requiring the site(s) and pipeline
routes to be called out on any adopted EastLake II Genaral
Development Plan (GDP).
Please contact me at 670-2293 or John Garcia at 670-2213 if you
need any information or have any questions with regard to water
facilities or service. We look forward to reviewing and res-
ponding to your completed environmental Initial Study/Negative
Declaration or Draft EIR.
Sincerely,
~-Lma~2: /{
Environmental Specialist
.:.-..-
.
MFC:cp
cc: Tim Stanton
Jim Peasley
John Garcia
Chris Craven
Rebecca Patton
Sweetwater Union High School District
Admlnistradon Center
1130 Fifth Avenue
Chula Vista, California 91911-2896
(619) 691-5500
.
DIvis/on of Punnlnr 3nd F3c//lt/es
Ms. Barbara Reid
City of Chula Vista
Planning Departmpnt
276 Fourth Avenue
Chula Vista, CA 91910
Dear Ms. Reid:
Re: Proposed E3st/3ke Gener31 Development PI3n Ch3nges
The Sweetwater Union High School District does not object to the proposed
amendments to the EastLake II General Development Plan. Community Facilities
District No. 1 (CFD No.1) was established to mitigate this project's Impacts to
schools. However, thank you for the notification, It is good that the district is kept
Informed of these changes.
Thomas Sliva
Director of Planning
TS/ml
ATI'ACHMENT 5
DISCLOSURE STATEMENT
1e/17/1995 e9:15
5195915171
CITY OF CHULA VISTA
PAGE e4
THB CITY OF CH\JI..A VISTA DISCLOSURE STATBMENT
,,~~ arc required 10 Ole a Stalement of Di5Closurc of eerlaln owncrshlp or nnanclal Interesll, paymenlS, or campalen
r'hutlons, on all maners which will require dilcrcllonary aelion on the pari of Ihe City CDuneil, Plannln& CDmmluion, and
au other omelal bodies, The following Information musl be dllclosed:
I, Lilt Ihe names of all JK\r$Onl havina a IInanela' Interest In Ihe property which II the lubJccl of Ihe application or the
contract, e,." owner, appUcant, conlractor, lubcontraClor, malcrlalluppller. I
EASTLAKE DEVELOPMENT COMPANY
'2, If any perlon' Identlned pUI'IUanl to (I) above lIa corporation or partnerllllp,llIlllIe nama of alllndMduallllWlllna
IIIore than 10% of the Ihares In the corporation or ownlnl any pannerllllp Interalln Ihe pannerslllp.
BOSWELL PROPERTIES INCORPORATED
THE TULAGO COMPANY
3. If any person' Idcftttncd pursuanl to (I) above Is non-pront orllnlZlllon or a Irult, 1111 Ibe nama of any penon
teNlng as director of the non.pront organlZltlon or as trll5tU or beneficiary or trustor of Ihe trll5l.
N/A
4, Have )'Ou hid more Ihan $250 worlh of b\lllness "anlBcled wllb any IIIetnber of the City Ilarr, Boanll, COmmllllolll,
CDmminees, and CDuncil within Ibe pm lwelve monll\l? YCI_ No.!!., If yes, pl- Indicate penon (I):
5. Pluae Idenllfy each iand tNery person, Includlnalny laenlS, employees, cotllultanlJ, or Independent CODlractol'l wbo
you blve Inlgned \0 represent )'Ou beforc Ibe City in thll maUer.
GaTV C~n~i.. Cint! Land Plannin2
Gail Crocenzi, EastLake Development Co.
~nver Bhatia.. Rick En2ineerin2
Bitt Ostrem. EastLake Develooment Co.
6, Hlve)'Ou and/Or your Deneen or agcnll, In the I&lrealle, conlrlbuted more 1!lIn $1,000 10 a Qlundlmember In Ibe
currenl or precedln. elCC:llon period? YCI_ No_ If yea, SlIle wIIleh COuncllmember(I):
. · · (NOTE: Attadl addltJoDal pa... .
nl
Datc: I D'- I 8' .9 c;-
~.i1 r.~nr~n~i~ AQQiA~.n~ Prniect Mana2er
Prlnl or type aame of COnlrlctorlappllcanl
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PROJECT DESCRIPTION
AND
SUMMAR Y
EastLake Greens GDP/SPA Plan Amendments
The proposed GOP and SPA amendments consist of relocating two neighborhood parks
(parceJs P-3 & P-5), transferring densities among parcels within the SPA, expanding the
acreage available for community purpose facilities (PO) and designating Parcel R-26 for low
income housing in accordance with the recently adopted EastLake Affordable Housing
Program and EastLake Greens Affordable Housing Agreement. The summary of these
amendments is as follows:
Relocate two neighborhood park parcels:
The relocation of the park parcels (Parcel P-3, public and P-5, private)
respond to final master plan refinements intended to improve the recreational
facilities and add to the quality of living at EastLake. The overall resu1t is an
increase of 3.7 net usable park land acres.
Expand the area available for community purpose facilities (PO):
Section 19.48.020 of the Chula Vista Municipal Code (CVMC) requires that
all planned community (PC) districts designate land for community purpose
facilities (PO) at a rate of 1.39 acres per 1,000 population. The current
EastLake Greens SPA plan, with 2,871 dwelling units, provides a total of 17.1
acres in two separate parcels (PO-I and PO-2), or about 2 acres per 1,000
population (see Exhibit C).
The proposed amendments reduce the acreage on Parcel PO-l from 12.3 to
10.3 (-2 acres), increase the acreage on Parcel PO-2 from 4.8 to 15.8 (+ 11
acres) and reduce the total number of dwelling units from 2871 to 2738
(.133). With the reduction of 133 dwelling units and the added acreage. the
ratio would be increased to 3.2 acres/ 1,000 population.
Although the gross acreage provided for community purpose facilities exceeds
the Chu1a Vista Municipal Code requirement, a total of 15 acres are either
used for other' purposes or have limited use. Thus, the net usable acreage is
about 11.1 acres which represents abou.t 1.37 acres per 1,000 population.
Transfer Densities among parcels within the SPA:
The density transfers and parcel boundary adjustments are market-based
changes and planned community plan refinements intended to improve the
quality of the neighborhoods. These changes will result in a reduction of 133
units without significant change to the original planned community design and
housing mix composition. Aside from parcel R-26, which reflects an increas~
of 200 units (see R-26 discussion on page 6), five other parcels are involved
in major density adjustments of more than 12 units, and 9 parcels are involved
in minor density adjustments (see page 3 of this report),
Land use boundary adjustment:
As a result of the parks relocation and density transfers, the land use
boundaries have been modified. However, the original development pattern
and circulation system remains the same. The boundary changes will be
incorporated in the EastLake Greens Master Tentative Map through a lot lin~
adjustment process.
Designate parcel R-26 for low and moderate income housing:
The Affordable Housing Program implementation strategies identify parcel
R-26 as the first low income housing site within the Greens, and it is expected
to provide the bulk of the Greens low income housing commitment. For this
reason, the land use designation is proposed to be changed from Interim Low
Medium Density (3-6 du/ac) to Medium High Density (11-18 du/ac) and the
number of dwelling 1units increased from 60 to 260. It should also be noted
that the site increased in area from 13.3 to 17 acres.
There are no unresolved issues on this project between the applicant and City Planning
staff.