HomeMy WebLinkAboutReso 1982-10996
RESOLUTION NO. 10996
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA AMENDING THE GENERAL PLAN FOR THE EASTLAKE I
AND FUTURE URBAN AREA BY ADOPTING THE EAST LAKE POLICY
PLAN
The City Council of the City of Chula vista does hereby
resolve as follows:
WHEREAS, Draft Master Environmental Impact Report No.
81-3 (DMEIR 81-3) has been reviewed and the information considered
and it has been prepared in accordance with the California Environ-
mental Quality Act of 1970, as amended, and the California
Administrative Code and the Environmental Review Policy of the
City of Chula Vista, and
WHEREAS, the City Council of the City of Chula Vista has
heretofore on July15, 1982 held a public hearing to consider the
amendment to the General Plan for the EastLake I area consisting
of 1,260 acres which will include a maximum of 3,683 dwelling
units plus a 145 acre industrial park, 34 acres of office and
commercial uses, 290 acres of permanent open space and 166 acres
for public facilities such as schools and roads, and Future Urban
Area consisting of 1,813 acres, for a total of 3,073 acres, and
WHEREAS, having heard testimony at such public hearing,
the City Council now desires to make said revision to the General
Plan as recommended by the Planning Department and as contained in
Exhibit A, attached hereto and incorporated herein by reference as
if set forth in full.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista hereby finds that Final Master EIR 81-3
has been prepared in accordance with the California Environmental
Quality Act of 1970, as amended, the California Administrative
Code, and the Environmental Review policy of the City of Chula
Vista, and hereby certifies that is has considered the information
contained in said Environmental Impact Report as it acts upon said
General plan Amendment.
BE IT FURTHER RESOLVED that the City Council does hereby
adopt the General Plan Amendment as shown in Exhibit A, attached
hereto and incorporated herein by reference as if set forth in
full.
BE IT FURTHER RESOLVED that the City Council does hereby
adopt the CEQA Findings contained in Exhibit C, attached hereto
and incorporated herein by reference as if set forth in full.
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BE IT FURTHER RESOLVED that the City Council does hereby
adopt the Statement of Overriding Considerations contained in
Exhibit B, attached hereto and incorporated herein by reference as
if set forth in full.
Presented by
Approved as to form by
~~dber:,
Attorney
City
~1J
Bud Gray, Dire~
Planning
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ADOPTED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
:HULA VISTA, CALIFORNIA, this
9$. 2 , by the following vote, to-wit:
24th
day of
August
~YES: Councilmen Malcolm, Moore, McCandliss, Cox
~AYES: Councilmen None
~BSTAI N: Councilmen None
~BSENT: Councilmen Scott
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO ) s s.
CITY OF CHULA VISTA )
I, JENNIE M. FULASZ, CMC, CITY CLERK of the City of Chula Vista, California,
DO HEREBY CERTIFY that the above and foregoing is a full, true and correct copy of
RESOLUTION NO. 1099.6
,and that the same has not been amended or repealed.
DATED
( sean
City Clerk
CC-660
EXHIBIT A
CHULA VISTA GENERAL PLAN
EASTLAKE POLICY PLAN
ADOPTED BY THE CITY OF CHULA VISTA
ON: Au &.<<$ r ,;1. ~ /9 t?'.,2--
-
JUNE 25, 1982
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EASTLAKE POLICY PLAN
I. INTRODUCTION
A. BACKGROUND AND PURPOSE
The co mm un i t Y P 1 ann i n gar e a 0 f E as t 1 a k e i sac 0 n -
tiguous parcel of land in the eastern sphere of
influence of the City of Chula Vista. It repre-
sents an opportunity to create a planned community
based on comprehensive analysis and fundamental
principals of planning.
,This policy plan is intended to provide specific
guidance in contemplation of the preparation of
specific plans for this area.
The Eastlake area is within a larger study area
referred to as the Eastern Territory, which pri-
mari ly consists of areas which are proposed by the
City for -future annexation. Subsequent to the
initiation of privately sponsored planning studies
for Eastlake the City embarked on planning studies
of the Eastern Territory. This Pol icy Pl an is
intended 'to permit the planning of the Eastern
Territory to continue without constraint and at
:the same time take advantage of the pl anning for
the specific area of Eastlake.
To accomplish this the community plannin.g area of
Eastlake has been divided into two planning sec-
tors. The current development planning area has
been identified a,s Eastlake 1. The General Plan
for Eastlake I is the Eastlake I Planned Community
Oistrict Regulations and General Development
Plan.
The future development sector,
as Eastlake II, will be guided
of this policy plan and future
e ff 0 r t s .
identified herein
by the provisions
specific planning
B. PHASING
An inherent function of this Policy Plan is to
encourage the orderly sequ'ential development of
tJ,e City of Chula Vista into its overall planning
a,'r ea. E as t 1 a k e I i s con t i g u 0 us tot h e City and i s
the northwestern sector of East 1 ake. The second
sector, Eastlake II, is generally east of this
area which provides in addition to other consider-
ations a west to east growth pattern.
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It is intended that Eastlake II be implemented
through the use of a Specific Plan, Planned
Co mm un i t Y Z 0 n i n g 0 rot her com pre hen s i v e p 1 ann i n g
regulatory mechanism which the City may have
available. Upon completion of the Eastern
Territory planning studies it is contempleted that
E"astlake will be appropriately designated to the
then adopted land use classifications.
If by 1985 the Eastern Territory studies have
failed to reach fruition then the conversion of
these pol icies into specific pl anning proposal s
including annexation and zoning will be con-
sidered.
C. CONSISTENCY
This Policy Plan is a supplement to the General
Plan for the City of Chula Vista. It therefore
includes all the provisions of the Chula Vista
General Plan. However, because it is intended to
provide specific guidance for Eastlake it may con-
tain provisions which would only be applicable to
Eastlake and are not intended to have application
or set precedent for other planning areas. To the
degree that the provisions herein provide more
specific guidance they shall take precedence for
the Eastlake area.
The Chula Vista General Plan and specifically the
plan diagrams contained within each of its ele-
ments have appropriate notations giving reference
to this Policy Plan.
O. GOALS
I n ad d it ion tot he City - wid ego a 1 s 0 f the C h u 1 a
Vista General Plan this Policy Plan is intended
to:
1. Provide for the orderly preplanning and
long-term development of Eastlake so that the
entire community will provide an environment
of stable and desirable character;
2. Give the developer reasonable assurance that
future plans prepared in accordance with these
policies will be acceptable to the City;
3. Enable the City to adopt measures providing
for the development of the surrounding areas
compatible with Eastlake;
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4. Enhance and implement the other provisions of
the General Plan;
5. Secure for the citizens of the City the social
and economic advantages resulting from an
orderly planned use of its land resources;
6. Establish conditions which will allow land
uses to exist in harmony within the communi-
ty;
7. Faci 1 Hate provisions for the p1 anning of com-
munity facilities, such as transportation,
water, sewage, school s, parks and other publ ic
requirements.
8. Provide flexibi1 ity in development and permit
planned diversification in the location of
1 and uses and structures;
9. To recogni ze the inherent infl uence that the
economic market wi 11 have in the impl ementa-
tion of the Eastlake Planned Community; and,
10. Allow a diversity of uses, relationships,
buildings, and open spaces in planned concepts
while insuring substantial compliance with the
spirit, intent, and other provisions of the
General Pl an.
II. POLICIES
A. LAND USE
1. EastLake II shall be developed consistent with the
Land Use Element of the General Plan for the City
of Chula Vista which is presently being revised and
is scheduled for completion in 1983.
2. The conceptual plan for Phase II of EastLake pro-
poses an overall density of 3.7 dwellings per acre
with an expanded industrial park, village commercial
and public facilities. Phase II of the EastLake Plan
is hereby designated "Future Urgan." Future develop-
ment will not be considered until completion of the
City's General Plan for the area.
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3. The 1 and uses appropri ate for East 1 ake I are
inc1 uded on the General Development Pl an, a
component of the Planned Community District
Regulations.
It is. specifically not intended that Eastlake
II be implemented through the use of standard
zoning classifications such as R-1, R-2, etc.
It is intended that Eastlake II be imple-
mented through the use of comprehensive plan-
ning tools such as the Specific Plan and/or
Planned Community Zoning.
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5. The residential dwellings for East1ake II
s h all con s i s t of a full ran 9 e and d i s t rib u-
tion of densities and housing types consis-
tent with the general approach provided for
in Eastlake I.
6
In addition to residential land
following additional land uses are
ate for Eastlake II:
uses the
appropri-
a . Em p 1 0 ym e n t / 0 f f ice Par k : E a s t war d e)( pan -
sion of the Employment/Office Park of
approximately 75 acres.
b. Commercial: A second commercial site of
approximately 15 acres.
c. A complex for places of worship.
d. A community park of approximately 30
"acres.
e. A full complement of schools necessary
for the residents of Eastlake.
f. A system of neighborhood parks, open
space 1 inkages, and trai 1 systems.
g. An additional private lake.
h. Other community facilities and support
uses.
B. CIRCULATION
1. East1 ake shall be developed consistent with
the Circulation Element of the General Plan
for the City of Chula Vista.
~. A traffic analysis shall be prepared in
conjunction with the zoning/annexation stage
of East1ake II. Such analysis shall include
the Chu1a Vista sphere impacted east of
Highway I-80S and shall include all existing
development, approved development, and the
specific land uses of East1ake proposed to be
developed. Such analysis shall be used to
define internal and external circulation
system needs, improvements required, and
improvement modules relative to Eastlake II.
C. HOUSING
1. A broad range and diversity of housing types
shall be provided and rlistributed within
Eastlake II.
2 . Higher densities shall be dispersed through-
out the community.
3 .
As provided for in the
District Regulations for
of 10% of all housing in
"affordable" housing.
Planned Community
Eastlake I a minimum
Eastlake II shall be
D. CONSERVATION AND OPEN SPACE
1. Open Space linkages shall be prov ided to
insure functional connection between schools,
par k s, an d comm un i t Y f ac i 1 it i e s .
2. The water qual ity of Upper and Lower Otay
Reservoirs shall be protected from urban
run-off through the use of open space and
run-off diversions along the steeper east
facing bluffs adjacent to these reservoirs.
3. The b1 uff top area at the extreme southeast
finger of Eastlake shall be studied for use
as a recreation resort area.
4. A component of the future specific planning
for East1ake II will be a master plan of
recreation and open space which shall define
specific provisions for public and private
recreation and open spaces.
5. A 30 acre Community Park shall be located
within Eastlake II. The location shall be
determined by future specific planning but
the Salt Creek basin is tentatively con-
sid ere d the 1 og i c all 0 c at ion .
6 . The Salt Creek basin shall be' in v est i gat e d in
future plans as an open space corridor to
accommodate flood-proofing in harmony with
open space, recreation, and community support
facilities.
E. SEISMIC SAFETY
A geologic investigation
determine if any geologic
to development a geologic,
gram shall be inc1 uded as
shall be prepared to
hazards exist. Prior
hazard avoidance pro-
a component of future
f-Ior/I
specific plans to insure at various
plan refinement that future residents
protected from geologic hazards.
F. NOISE
stages of
are full y
An acoustical analysis consistent with City-wide
practices shall be prepared using ultimate traf-
fic volumes which delineates the 65 dBA CNEL con-
tours within Eastlake II, adjusted for projected
grading, construction of noise barriers, etc. No
residence shall be located within this 65 dBA
CNEL contour unless otherwise specifically
exempted based on overriding considerations.
G. SCENIC HIGHWAYS
Eastl ake shall conform to the Scenic Highways
Element of the General Plan. Conformance shall
be reviewed at each stage of development and
shall consider the architectural design of struc-
tures; siting of structures; height of struc-
tures; landscaping; signs; and, utilities.
H. SAFETY
The planning of fire and police protection shall
be included in the planning of land uses and
phasing of Eastlake II. Adequate provisions for
protection of residents and their property shall
be specifically provided for in future specific
planning. At no time shall development be per-
mitted' for which adequate fire and police protec-
tion cannot be provided. '
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EXHIBIT B
PLANNED COMMUNITY DISTRICT REGULATIONS
FOR
EASTLAKE I
ADOPTED BY THE CITY OF CHULA VISTA
ON: 4'7 ,~~7 J-. 't lyf''J--
JULY 9, 1982
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TABLE OF CONTENTS
PAGE NO.
SECTION I I NTRODUCT ION. . . . . . . . . . . . . . . . . . . . . . . . . . 1
SECTION II STATISTICAL SUMMARy................... 2
SECTION II I GENERAL NOTES......................... 4
SECTION IV PLAN REVIEW REQUIREMENTS.............. 7
SECTION V GENERAL DEVELOPMENT STANDARDS......... 19
SECTION VI RESIDENTIAL REGULATIONS...............
SECTION VII COMMERCIAL, OFFICE, AND
EMPLOYMENT PARK REGULATIONS........... 33
SECTION VIII - OPEN SPACE, SCHOOLS, AND
COMMUNITY FACILITIES
REGULATIONS........................... 34
SECTION IX LEGAL DESCRIPTION..................... 36
SECTION X ANNEXATION............................ 37
EXHIBIT A
GENERAL DEVELOPMENT PLAN
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SECTION I - INTRODUCTION
A. PURPOSE:
The Planned Community District Regulations for EastLake I are intended to:
1. Provide for the orderly preplanning and long-term development of
EastLake so that the ent ire communi ty and subsequent extens ions of
planning areas will provide an environment of stable and desirable
character;
2. Give reasonable assurance that Sectional Development Plans prepared
in accordance with an approved General Development Plan will be
acceptable to the city;
3. Enable the city to adopt measures providing for the development of
the surrounding area compatible with the planned community zone;
4. Enhance and implement the General Plan;
5.
Secure for
advantages
resources;
the citizens of
resulting from an
the city the social and
orderly planned use of
economic
its 1 and
6. Establish conditions which will allow land uses to exist in harmony
within the community;
7. Facilitate adequate provisions for community facilities, such as
transportation, water, sewage, schools, parks and other public
requirements;
8. Provide flexibility in development standards and permit planned
diversificaton in the location of land uses and structures;
9. To recognize the inherent influence that economic conditions and
consumer needs will have in the implementation of the EastLake I and,
10. Allow a diversity of uses, relationships and heights of buildings and
open space in planned building groups while insuring substantial
compliance with the spirit, intent, and provisions of the Municipal
Code.
B. AUTHOR ITV AND SCOPE:
These district regulations, established pursuant to Title 19 of the
Municipal Code, specifically chapter 19.48 P-C-Planned Community zone, are
applicable to the area defined in Section IX herein, and as hereinafter
referred to as the EastLake I.
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SECTION II - STATISTICAL SUMMARY
A. PURPOSE:
The purpose of this section is to provide the statistics for all major
land uses.
B. GENERAL
1. Refer to Section III herein for definitions and methods of
statistical computation.
2. The individual acreages indicated herein and on the General
Development Plan are indicated to the nearest one-tenth acre based on
planimeter readings. Slight modifications that may result from
technical refinements such as land surveys in the development permit
and subdivision process will not require an amendment to this P.C.
providing the spirit and intent is maintained.
C. LAND USE AREA SUMMARY (Area i n Ac re s) :
1 . Residential Land Uses:
RESIDENTIAL TOTAL
CATEGORY ACRES
1.5 127. 5
3.0 56.9
4.5 196.0
8.0 165.2
12.0 53.4
20.0 18.8
35.0 2.9
Tota 1 Residential Acres 620.7
2. Non-Residential Land Uses:
NON-RESIDENTIAL
LAND USE
-Total Non-Residential Acres
TOTAL ACRES
145.3
19.2
15.0
59.9
301.4
106.4
674.2
1267.9
Employment Park
Office
Commercial
Schools
Open Space/Recreation
Circulation
3. Total Acres:
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D. RESIDENTIAL DWELLING UNIT AND DENSITY SUMMARY:
1. Maximum Dwelling Units: The concept of "maximum dwelling units"
zoning shall apply to these regulations. The maximum number of
dwelling units is 3683.
E. DENSITY TRANSFER:
In order to promote density flexibility and residential diversity, the
transfer of dwelling units from one residential category to another within
a SPA may be approved as a part of the Sectional Development Plan approval
process provided for in Section IV, herein. Transfers of density shall be
based on evidence that the proposed transfer would substantially improve
the spatial or functional relationships of the involved SPA or would
materially increase the quality of the land use, circulation or
conservation pattern thereof. An increase in the number of dwellings must
always be accompanied by a corresponding decrease in dwellings in another
area. Should such a transfer be approved then applicable statistics and
exhibits shall be revised as an administrative manner without necessity of
a zone change.
F. POPULATION PROJECTION:
The population projections included herein are based on the best available
data at the time of the adoption of this planned community, which was the
preliminary 1980 census data for the 'City of Chula Vista. These
projections are to be used for reference only and not as the sole basis
for projecting service needs nor as a limitation on permitted dwelling
units.
ESTIMA TED
MAXIMUM POPULATION
RES IDENTIAL DWELLING AT 2.58 PERSONS
CATEGORY UNITS PER DWELLING UNIT
1.5 191 493
3.0 171 441
4.5 882 2276
8.0 1321 3408
12.0 641 1654
20.0 376 970
35.0 101 261
Totals 3683 9503
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SECTION III - GENERAL NOTES
A. PURPOSE:
This section is included to provide definitions, methods of statistical
computation,. provision for services, relationship of this document to
existing codes, and other miscellaneous notes required for clarification.
B. GENERAL NOTES:
1. Any land use regulations not specifically covered by this plan and
supplemental text, or included in subsequent approvals provided for
in Section IV herein, shall be subject to the regulations of Title
19, Zoning in the City of Chula Vista Municipal Code.
2. All construction within the boundaries of the EastLake Planned
Conmunity shall comply with all provisions of all construction and
building codes applicable in the City of Chula Vista.
3. Terms used in this ordinance shall have the same meaning as defined
in the City of Chula Vista Municipal Code unless otherwise defined
herein.
4. The terms "EastLake I, II lithe Pl anned Convnunity of EastLake, II
IIEastLake Planned Community, II IEastLake," "this Planned Convnunity,"
and "this P-C" as used herein are interchangeable and refer to the
P-C Zoning on the land legally described in Section IX, herein.
5. Unless otherwise noted references to section numbers and paragraphs
are references to sections and paragraphs herein.
6. The EastLake I Planned Conmunity District Regulations include this
text and exhibit A together with all references to the Municipal Code.
7. The following are the definitions for abbreviations used within these
Planned Community District Regulations:
Ac.
Avg.
O.U.
DUlAC
Max.
Min.
No.
P-C
Res.
SOP
SPA
I?-/[)ft?(.
Acre( s)
Average
Owe 11 i ng Unit( s)
Dwelling Units per acre (density)
Maximum
Minimum
Number
Planning Community Zone
Residenti al
Sectional Development Plan
Sectional Planning Area
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8. Circulation routes indicated on the General Development Plan show the
general location of anticipated highways and collector streets. The
additiont deletiont or other modification of circulation routes
approved by the Planning Commission as a result of a Circulation
Element Amendment or the review process provided in Secton IV may
occur without a revision to this P-C. The total dwelling units
permitted cannot be increased as a result of a circulation route
change without this P-C being amended.
9. Any existing non-conforming use shall be permitted to remain but
shall not be expanded. Any existing structure shall be permitted to
remaint be maintainedt and be rebuilt if damaged or destroyed. The
cont i nued use of the 1 and for agri culture use subject to Chapter
19.20t Agriculture Zone of the Municipal Code shall be permitted.
10. . Changes in the numbering of sections in the Municipal Code shall not
require an amendment to this P-C.
11.
Public services and utilities will
unless otherwise approved during
Development Plan:
be provided by the following
the adopt i on of a Sect ion
a. Water - Otay Municipal Water District
b. Sewer - Otay Municipal Water District and/or City of Chu1a Vista
c. Flood Control - City of Chu1a Vista
d. Electrical - San Diego Gas & Electric Company
e. Natural Gas - San Diego Gas & Electric Company
f. School Facilities - Chu1a Vista Elementary School District and
Sweetwater Union High School District
g. Public Parks - City of Chu1a Vista
h. Fire Protection - Chu1a Vista City Fire Department
i. Police Protection - Chula Vista City Police Department
j. Telephone Service - Pacific Telephone Company
12. The provisions of modifying districts, Chapter 19.56 of the Municipal
Code, applicable to this P-C have been incorporated into this P-C by
specific reference. Application of modifying district provisions not
so referenced shall require an amendment to this P-C.
13. Whenever the regulations contained herein conflict with the
regulations of Chapter 19.48, Planned Community Zone of the Municipal
Codet the regulations contained herein shall apply.
14. The terms "Sectional Planning Area Plan" and "Sectional Development
Plan" as used herein are interchangeable and refer to the Sectional
Planning Area Plans described in Section IV, herein.
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.15. Model homes and their garages and private recreation facilities may
be used as offices for the first sale of homes within a recorded
tract and subsequent s imil ar tracts ut i1 i zi ng the same architectural
designs, subject to the regulations of the City of Chula Vista
governing said uses and activities. A conditional use permit shall
be required for Model Home sites which may include time limits.
16. Grading shall be permitted within this P-C outside of an area of
inmediate development upon preparation of a grading plan and the
securing of a grading permit.
17 . Net Res i dent i a 1 Area/Dens i ty is the area devoted to resident i a 1 use
including: local residential streets, private open spaces, and
residential lots; and, excluding arterial highways, major easments,
and public parks and facilities. Net residential densities may be
used to describe plans required in Seeton IV, herein. The net
residential area as referred to in this P.C. is not to be confused
with the area of residential lots. It is essentially the residential
area indicated on the land use diagram as residential use.
18. References to regulations in the Municipal Code are references to the
provisions in effect at the time of adoption of this P-C.
19. Mobile homes as used herein refers to housing which is delivered to
the site and may include manufactured housing on permanent
foundations.
.20. A qualified paleontologist monitor shall be present during the
grading activities of any Sweetwater member soils which appear in the
southwestern portion of the property. A paleontologist shall have
the authority to temporarily halt or divert grading in and around
exposed areas that contain significant paleontological resources.
All field notes, photographs and fossil resources will be deposited
at a recognized museum or repository.
21. The development schedule for EastLake I provides for a SPA to be
prepared for the entire area which may include sub-phasing provisions.
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SECTION IV - PLAN REVIEW REQUIREMENTS
A. PURPOSE:
Thi s section is estab 1 i shed to insure the overall purpose and intent of
this P-C is satisfied and implemented in an orderly manner. All
development within the EastLake I shall be subject to these regulations.
B. GENERAL REVIEW REQUIREMENTS
All development within this P-C shall be subject to both Sectional
Development Plans, and site Plan and Architectural Approval. These are in
addition to approvals required for subdivision maps and required permits.
1. Sectional Development Plans: Sectional Development Plan shall guide
in the form of specific development concepts and proposals, the
sequential implementation of the General Development Plan and the
preparation of Site Plans. A Sectional Development Plan shall be
required for the total P.C. Area.
2. Site Plans: The Site Plan and Architectural Approval process shall
provide delineation of specific features of a proposed project to
insure that the development standards of this P-C are complied with.
The extent of individual site plan areas within the SPA shall be as
indicated on the approved Sectional Development Plan.
C. PHASING OF REVIEW
1. Sectional Development Plans: The Sectional Development Plan shall be
approved prior to or concurrently with a Tentative Tract map for any
portion of a SPA.
2. Site Plans: Site Plans shall be required prior to the issuance of
building permits but shall not be required prior to the approval of
Sectional Development Plans or Tentative Tract maps. However, Site
Plan may be approved concurrently with a Sectional Development Plan
or Tentative Tract map.
3. Parcel Maps: Parcel maps which do not prohibit the reasonable future
planning of area may be approved at any time.
D. STANDARDS FOR SECTIONAL DEVELOPMENT PLANS:
1. General: Sectional Development Plans shall include a series of
diagrams and supplemental text which provides a specific framework
within which individual project site plans can be considered.
Following is a list of the basic components required of all Sectional
Development Plans. These components may be combined or further
broken down into sub-components as appropri ate to the area bei ng
planned.
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a. Site Utilization Plan
b. General Landscape Plan
c. Gradi n9 Plan
d. Signing Program
e. Recreation, Open Space and Trails Plan
f. Conceptual Lighting Program
g. utility Service Plan
h. Community Fencing Plan
i. Design Concepts
j. Pu b 1 i c Facil it ies Plan
k. Implementation Plan
1. Traffic Analysis
m. Noise Analysis
n. Special Studies
2. Standards for Plans in General: The following shall be included on
all exhi bits:
a. Title Block which includes: the applicants name, address and
telephone number; the.consultant used to prepare the plan if
applicable; and the date the plan was prepared, including dated
revisions.
b. Scale and North Arrow.
c. The boundaries of the Sectional Planning Area.
d. The name of this planned community.
e.A reproducible copy of each approved plan shall be provided to
the City.
f. If an EIR is to be prepared which will include a report as
required herein (such as a traffic analysis), then the report
included in the EIR may serve to satisfy the requirements
outlined herein.
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3. Standards for Site utilization Plans: Site Utilizations Plans shall
include the following minimum information:
a. Land Uses including acreages:
1) Parks and Recreation Areas
2) Open Space
3) Sc hoo 1 s
4) Public and quasi-public facilities (includes types proposed
or permitted)
5) Residential, including: number of dwelling units proposed
for each residential area; the net residential density; the
character of residential proposed or generic description
such as duplex, single family, adult apartments, etc.; and,
the residential development standards, such as parking
ratio, lot sizes, etc.
6) Commercial and Industrial uses including general height,
size and bulk of buildings proposed.
b. Existing and proposed easements (identify).
c. Permanent physical features (e.g., water tanks, transmission
towers, drainage channels, etc.)
d. Existing and proposed streets (this shall include all planned
public and private streets with approximate grades and widths of
rights-of-way. The names of existing streets shall be indicated.
e. Adjacent land uses to the boundary of the plan area. Indicate
both existing or planned future uses.
f. Indication of areas to be subsequently subdivided or for which
subsequent site plans shall be provided.
4. Standards for General Landscape Plans: General Landscape Plans shall
provide detail guidance for landscape plans submitted with subsequent
site plans. The General Landscape Plan for each Sectional
Development Plan shall divide the plan area into landscape components
such as: various streetscape components; buffer zones; natural
areas; riparian corridors; greenbelts, lakes; entry statements, etc.
Each of these components will be identified in the plan in an overall
context and then further described in supplementary exhibits and text
as required.
Each component or 1 andscape zone shall i nc 1 ude a Pl ant i ng Criteri a
Chart identifying a suggested plant materials list. The general
method of continued maintenance for landscaped areas shall also be
indicated. Illustrations shall be provided as required for
clarifying landscape concepts.
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A tree planting plan shall be required to identify the tree planting
proposed for the major transportation corridors within the SPA.
5. Standards for Grading Plans: Preliminary grading plans shall be
submitted for the entire SPA and shall include: existing and
proposed contours at ten foot intervals; graphic indication for
manmade slope bank in excess of ten feet in height; slope ratios for
slope banks; and no less than two cross sections of the plan area
indicating existing and proposed terrain. Maintenance of slope banks
shall be specified. (Note: refer also to Section V-E for additional
standards for grading.)
6. Standards for the Signing Program: A Signing Program shall be
prepared with the Sectional Development Plan. The Sectional
Development Plan shall include in its signing Program the components
for the overall community-wide signing. The Signing Program shall
include:
a. Graphic Research: An analysis of the factors which led to the
proposed signing or graphic communication shall be described.
b. Sign Standards: These shall include standards for
identification graphics and directional or informational
graphics. Various graphic nodes or zones shall be established
each with its own graphic standards. Illustrations shall be
provided, including approximate dimensions, for all typical
signing. Sign standards shall include, but not be limited to:
community and neighborhood identity signs; temporary sales and
construction signs; special feature identification or
directional signs; street signs; commercial, industrial, and
apartment signing; and tenant identification signing.
c. Street Nami ng: Pri or to or concurrent with the fi 1 i ng of the
SPA plan the applicant shall submit a master street naming
program for EastLake I.
7. Standards for Recreation, Open Space and Trails Plan: A plan shall
be prepared for recreation, open space and trails and shall include:
a. Recreation: Specify acres, proposed uses, ownership, and
maintenance responsibility.
b. Open Space: Specify acres, area to be left in a natural state,
proposed uses, ownership, and maintenance responsibility.
c. Trails: Specify use i.e., equestrian, bike, etc., approximate
location, widths, proposed ownership and maintenance
responsibility.
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vP - / tJf~p
d. Ownership: Private parkland intended to substitute for
traditional local public parkland shall be provided, as a
minimum with sizes and standards of development equal to that of
traditional local public parks. The developer shall include a
schedule of construction for all parkland proposed. The City
shall retain, through appropriate mechanisms, the right to
receive all open space .areas within an open space maintenance
district. Parkland or open space which is publicly owned shall
be open to use by the general public. Mechanisms for public use
of private parkland, including open space easements, may be
considered at the SPA plan level.
e. Concurrent with the approval of a Sectional Planning Area Plan
the applicant shall offer for dedicati on to the City all open
space areas identified on the plan within the Sectional Planning
Area. The applicant shall also provide for 14 acres of
developed neighborhood park land in accordance with the plan.
8. Standards for the Conceptual Lighting Plan: A conceptual lighting
plan shall be submitted which describes the elements of community
lighting including lighting for various levels of streetscapes,
greenbelt lighting, theme lighting, commercial, recreational, and
industrial lighting, theme lighting, sign lighting, and special use
lighting. Illustrations of lighting concepts proposed shall be
proposed.
9. Standards for the Utility Service Plan: A utility service plan shall
be submitted which includes the approximate location, size, and
serving entity for utility service. The plan shall be consistent
with the Master Public Works Facilities Plan as required in
Section V-S, Special Studies, herein.
10.
Standards for the Community Fencing Plan:
fenc i ng to be used in the plan area
Illustrations which describe the typical
materials, and height shall be provided.
11. Standards for Design Concepts: Design concepts shall be submitted as
necessary to illustrate the intended community character. These may
include special building line regulations, off-street parking
provisions, theme establishing architectural styles, lake design
features, energy conservation proposals and any proposed special
development standards.
The various types of
sha 11 be i dent ifi ed.
locations of fencing
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12. Public Facilities and Financing Plan: A public facilities plan shall
be approved by the City Council prior to or concurrent with the
adoption of Section Area Plans (SPA) which includes: a plan setting
forth the methods and sources for the developer to finance all public
facilities required to support the phased development of the General
Development Plan; and, a development phasing plan setting forth
capital improvement program elements and schedules for implementation
of public facilities needed to support development of the sectional
development plan. The Public Facilities and Financing Plan shall be
adjusted as required and reflected in the SPA Implementation Plan.
The Public Facilities and Financing Plan shall contain binding
agreements with the projected school districts for the adequate
provision of school facilities for the project residents.
13. Phasing Public Facilities: The Public Facilities and Financing Plan
shall include the number and type of units to be constructed per year
for the planning period and with specific emphasis on public
facil i ties such as streets and highways, sewers, public bui ldi ngs,
bike trails, transit facilities, parks, fire stations and equipment,
pol ice faci 1 ities and equipment, 1 ibraries and equipment, etc. The
plan shall address the cumulative impacts on adjacent properties.
The plan shall insure that necessary public facilities can be
implemented when needed to serve the development proposed. This may
include developer subsidies in the form of dedication of land,
construction of improvements, reduced lease rates, and
contributions. The financing plan for all public facilities shall
address alternative methods of financing said facilities, including
Park Acquisition and Development fees, Residential Construction Tax
fees, development fees, reimbursement agreements, faci 1 ities benefit
assessment districts or other appropriate financing techniques. The
City shall not be financially responsible for public facility costs
needed to support EastLake I.
14. Streets, Sewers and Drainage Facilities Requirements: The City shall
determine the specific improvement and size of public works
improvements needed to support and protect the cumulative development
of the project. The extent and nature of public works facilities
provided shall be such that the cumulative EastLake I development
functions in an efficient, convenient, and and safe manner without
regard to subsequent development either within or beyond the borders
of EastLakeI.
a. The developer may, for practical construction reasons, be
required under conditions of approval to finance and construct
pub 1 i c work s f ac il it i es ha vi ng capac it i es beyond the cumu 1 at i ve
loadings imposed by EastLake I. The City shall recognize such
extra .capacities and cost involved through the execution of
reimbursement agreements as appropriate.
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If ~ / {)9fp
b. Drai nage from the EastLake I development site and/or any of the
phases of the development shall be controlled through the design
and installation of onsite (and offsite, if necessary)
facil it ies which prevent incremental downstream impacts whi ch
could result from either diversion or increase in the rate of
runoff from the site.
c. The City will accept diverted flow into the Telegraph Canyon
sewer from the Long Canyon, Proctor Valley, Poggi Canyon and
Salt Creek basins on an interim basis under the condition that
permanent appropriate sewage facilities will be constructed by
the developer upon demand of the City.
Performance by the developer shall be secured by a means
acceptable to the City Engineer in the full estimated amount to
design, secure right-of-way and construct the permanent sewer to
serve each area permitted temporarily divert sewage flow.
Estimates and performance security shall be updated annually.
The developer shall prepare a monitoring program relative to
Telegraph Canyon Trunk Sewer for the first development within
EastLake I which involves diversion of sewage flow to the
Telegraph Canyon Basin.
d.
e.
The developer shall be required to provide acceptable assurance
prior to exceeding his pro-rata capacity in the Telegraph Canyon
sewer (from sources withi n that basi n) that he wi 11 either (1)
construct automatic sewage holding facilities to regulate the
rate of discharge to the sewer, or (2) provide the additional
sewer capacity needed to accommodate the excess flow.
f.
Relative to the possible reclamation or reuse of water, the
developer shall construct a dual water system in each phase of
development, such that reclaimed water, when available and where
its use is determined to be feasible and practical by the City
Engineer, can be used for irrigation of open space, parks, and
common areas.
g.
Public works highway facilities which are subject to phased
capacity construction (i.e., 2 to 4 to 6 lanes) shall be
designed to provide at mi nimum a level of service "C" all the
then -concurrent existing and approved development projected to
use the requ ired f ac il ity.
The developer shall be required to provide a traffic analysis
with the Sectional Planning Area Plan. Such analysis shall
encompass the Chu1a Vista sphere east of I-80S and shall include
all existing development, approved development and the total
proposed EastLake development. Such analysis shall be used to
project preliminary internal and external circulation system
needs, improvement responsibilities and improvement schedules
relative to the total EastLake development.
h.
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1l-/t)f?Y~
i. The Ci ty reserves the ri ght to determi ne the aggregate value of
low percentage traffic impacts resulting from cumulative
EastLake I development, and require that equivalent value be
devoted towared further improvement of other moderately or
heavily impacted street segments or locations, or to credit
EastLake the value of those onsite improvements constructed
wthi n the Transporat ion Corri dor whi ch are requi red beyond the
ultimate needs of the EastLake development.
j. The developer shall provide specific street and highway
improvements in accordance with the Sectional Planning Area Plan
including precise alignments for each subdivision unit of
EastLake I. Street and hi ghway requi rements wi 11 be determi ned
through traffic analysis and will reflect cumulative growth of
EastLake I and other approved development as well as the status
of improvements exi sti ng at the time. Subject to more
definitive traffic analysis with each development phase and
pendi ng determi nat i on of reimbursement cons i derat ion, developer
street improvement respons i bil it i es due to to EastLake I
development can be summarized as follows:
(1) The developer shall improve and/or cause to be improved:
1) all i nterna 1 c i rcu 1 at i on system needs of the EastLake I
project as determined by the City Engineer and as shown on
the development plan for each unit; 2) the widening of otay
Lakes Road to six lanes of travel between Telegraph Canyon
Road and the EastLake I project; and 3) the construction of
East "H" Street between Rutgers Avenue and the EastLake I
project. .
(2) The developer shall participate in a facilities benefit
assessment district program(s), based on comprehensive
analysis of total projected ultimate traffic in the Eastern
Area, for the construction of street improvements to former
Route 125 (transporation corridor), Telegraph Canyon Road
between Otay Lakes Road and Paseo Del Rey, East "W Street
easterly of Otay Lakes Road, and Rutgers Avenue southerly
of East "H" Street to existing improvements. In addition,
the facilities benefit assessment program(s) may include
intersection and interchange modifications and improvements
(i.e., I-80S/Telegraph Canyon Road interchange) made to
increase the capacity of the specific faci.lity involved.
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(3) The developer shall be subject to a requirement to widen
appropri ate segments of East "H" Street and 1-805 freeway
and otay Lakes Road. Determination of whether this
requ i rement is to be imposed shall be made by the City
Council based on recommendation by the City Engineer who
shall consider: 1) then-existing capacity(s) of the East
"H" Street facility, 2) current traffic loadings on the
various segments of East "H" Street, and 3) additional
traffi c 10adi ngs projected to be generated by EastLake I.
The total cost of such widening shall be reimbursable to
the deve 1 oper under the provi s ions of the East "H" Street
Development Program (Chu1a Vista City Council Resolution
No. 10371, approved 1-6-81).
k. Prior to or concurrent with the filing of the Sectional Planning
Area plan the applicant shall submit a master street naming
program for the EastLake I project.
1. Implementation of street improvements will be in accordance with
a Capital Improvements Program/Schedule administered by the City
of Chu1a Vista. A reimbursement agreement will be executed
between the developer and the City whenever improvements are
required which benefit other properties and would otherwise be
the direct financial responsibility of the other benefitted
property. Reimbursement will reflect construction, engineering,
and other directly related costs as well as interest and will
not be due until financial participation in the improvement by
the benefitted property would be justified as det'ermined by the
City Engineer.
m. In the absence of an appropriate facilities benefit assessment
district plan/program (including and based on projected ultimate
traffic) by others, the developer shall fund the cost, other
than for City review and processing, of preparing such a
facilities benefit assessment district plan/program (i.e.,
Condition No. J(2). The developer shall likewise fund the cost
of preparing an Eastern Area Capital Improvements Program/
Schedule (i .e., Condition No. L) for the publiC improvements
which are of regional or area-wide benefit within the Chula
Vista sphere of influence east of 1-805. The cost of
preparation shall be subject to proportionate reimbursement by
other benefitted properties.
n. The Sectional Planning Area Plan shall include an analysis of
the north/south transporation corridor regarding the specific
alignment, width, landscaping and interchange configuration.
This transportation corridor may be subjected to supplemental
environmental analysis in conjunction with the study.
Transit Requirements
a. A provision for bicycle storage facilities in accordance with
standards determined to be appropriate by the City of Chu1a
Vi sta.
R-/Off~
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b. A provlslon providing for preference parking areas at major use
facilities for ride-sharing parking.
c. A program to implement private employer transporation programs.
d. The construction and dedication of a transportation center
designed to the standards approved by the City Council.
e. Bus turnouts shall be incorporated in the street designs for the
major intersections and benches shall be located subject to the
approval of the City Council.
f. An analysis to determine the need for funds to subsidize the
line haul transit operations in EastLake.
Fire Station Requirements
The developer shall dedicate a fire station site located on the north
side of Otay Lakes Road east of the private lake. Construction and
equipping of the fire station shall be addressed in the Public
Facilities and Financing Plan.
police Requirements
Provision of additional police patrol and vehicles shall be addressed
in the Public Facilities and Financing Plan.
Library Requirements
a. The developer shall indicate a one acre library site near the
commercial center with the stipulation that should be the
library site not be utilized within 10 years after dedication
the site shall revert to Cadillac Fairview Homes West.
b. Leasing and equipping of a 4,000 square foot store front library
wi thi n the proposed commerc i a 1 area shall be addressed in the
Public Facilities and Financing Plan.
15. Noise Analysis: An acoustical analysis consistent with City-wide
practices shall be prepared using ultimate traffic volumes which
delineates the 56 dBA CNEL contours within the SPAC, adjusted for
grading, construction of noise barriers, etc. No residence shall be
located within the 65 dBA CNEL contour unless otherwise specifically
approved on the SPAC plan.
E. STANDARDS FOR SITE PLANS AND ARCHITECTURAL APPROVAL:
The standards and requi rements for Site Pl an and Architectural APproval
shall be as provided for in the Municipal Code in Sections 19.14.581
through 19.14.589 inclusive. Single-family detached residential areas may
use the tentative tract map with typical building elevations and typical
building locations on building sites as substitution for elevations and
siting of all buildings. Site Plans shall include:
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1. Residential:
Typical floor plans, and site plans at a minimum scale of one inch
equals twenty feet. (The site plan shall include sufficient detail
of adj acent deve 1 opment to determi ne the re 1 at i onshi p of dri veways,
landscaping, walks, buldings, etc.)
The building elevations of each type of structure (including exterior
colors and materials).
2. COl1111erc i a 1 :
Location and proposed use of each structure
The building elevations and floor plans of each structure (include
exterior colors and materials)
Retail floor area (square footage)
Landscaped areas
Circulation (vehicular and pedestrian)
Off-street parking (standards and ratio)
3 . I nd u s t ria 1
Location and proposed use of each structure
The building elevations and floor plans of each structure (include
exterior colors and materials)
Retail floor area (square footage)
Landscaped areas
Circulation (vehicular and pedestrian)
Off-street parking (standards and ratio)
4. Grading Plan:
A plan showing existing and proposed grades at the same scale as the
site plan. All man-made slope banks shall be clearly identified.
5. Additional Plans:
Additional plans including signing, fencing, lighting, landscaping,
etc. as specified in the Standards for Sectional Development Plans
shall be submitted for continuity and additional detail as necessary.
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F. ADMINISTRATIVE PROCEDURES FOR PLAN REVIEWS:
1. Sectional Development Plans: shall be set forth for Planned
Development Permits, Sections 19.48.090 through 19.48.130 inclusive
of the Municipal Code.
2. Site Plans and Architectural Approvals: shall be as set forth for
Site Plans and Architectural Approvals, Sections 19.14.581 through
19.14.589, inclusive of the Municipal Code.
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SECTION V - GENERAL DEVELOPMENT STANDARDS
A. PURPOSE:
The purpose and intent of thi s section is to estab 1 ish general overall
standards for development in addition to those established for specific
uses by other sections of this P-C.
B. STANDARDS FOR SPECIAL STUDY AREAS:
1. Geologie Study Area: Prior to or concurrently with the approval of
the SOP, detailed geologic investigation reports shall be prepared by
a registered engineering geologist to determine if geologic hazards
exist. Those areas indicated as potential landslides and faults on
the geologic analysis included in the EIR for this zoning shall
require specific discussions regarding the geologic suitability for
proposed 1 and uses, and mit i gat i on measures needed. These report s
shall be submitted with the Sectional Development Plan.
2. Archaeo1ogic Study Area:
An exhi bit wi 11 be retai ned by the Chul a Vi sta Pl anni ng Department
which identifies sensitive archaeologic areas. A report, prepared by
a qualified archaeologist, shall be submitted with the applicable
Sectional Development Plans indicating the significance of the
archaeological area, the archaeologic suitability of proposed uses,
and mitigation measures appropriate, including all required surface
collection of artifacts and subsurface excavation as specified in the
EIR.
3. Man-made Lake: A report prepared by qualified professionals
indicating the design, safety 'features, and maintenance provisions
appropriate for any plans proposing man-made lakes shall be submitted
with the applicable Sectional Development Plans.
The developer shall develOp and provide for the maintenance of the
lake indicated on the General Development Plan at no cost to the City.
4. Village Center Study: Prior to, or concurrent with the SPA plan the
developer shall submit a conceptual design study for the uses
surrounding the lake indicated on the General Development plan. The
study shall indicate activities, uses, and features which will enable
this area to function as a Village Center. Notwithstanding the
configurations indicated on the General Development Plan, these uses
may be combined, rearranged, and stack~d in mixed use combinations.
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5. School/Park Study: Prior to, or concurrent with, the approval of the
SPA plan the developer, working in concert with the Sweetwater Union
High School District and the Chula Vista Elementary School District
shall submit a preliminary Master Plan of School Facilities for
EastLake 1. This Master Plan of School Facilities shall provide for
schoo 1 f ac i 1 it i es necessary to serve the proposed deve 1 opment when
needed. The plan shall be updated as required. If acceptable to the
school districts, new forms of financing and facilities such as
school/park combinations, expandable modules, leases, etc., will be
permitted. It will not be consistent with the intent of this P.C to
permit facilities which would lessen the quality of education or
eliminate potential State and Federal funding sources for education.
A conceptual design study shall be prepared for each school/park
complex.
C. CIRCULATION STANDARDS
1. Standards, General: The design standards published by the Cltyof
Chula Vista Department of Engineering shall be applicable to all
public streets in the Planned Community of EastLake unless otherwise
specifically modified in a tentative tract map or master plan of
public works approval.
2. Private Driveways and Streets: Private driveways, streets, courts,
and parking area standards shall be as approved on plans submitted as
required in Section IV, herein. Private streets should comply with
the safety design criteria for public streets. The following general
standards for private residential street widths are provided as
generally acceptable subject to approval of plans as provided for in
Section IV, herein. The following standards do not include the area
for sidewalks which if provided adjacent to the private street would
require an additional width.
a. Residential streets serving dwellings and having parking on both
sides: Minimum width - 36 feet.
b. Residential streets with parking on one side only: Minimum
width - 30 feet.
c. Residential streets with no on-street parallel parking: Minimum
width - 24 feet.
d. Residential common driveways with no on-street parking serving
from 2 to 6 dwellings: Minimum width - 20 feet. Access
driveways for a single dwelling may have a minimum width of 15
feet.
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3. Scenic Highway Standards: Highways shall be reviewed for conformance
to the Scenic Highways Element of the General Plan during the plan
review process for the applicable Section Development Plans. This
review should include: Architectural design of structures; siting of
structures; height of structures; landscaping; signs; and, utilities.
In connection with any tentative map submitted on properties abutting
a scenic route, the applicant shall be required to submit a proposal
for beautification of the portion of the scenic route adjacent to his
development. Each proposal shall consider such factors as: the
treatment given to the scenic route outside the boundaries of the
particular tentative map area; creation of a pleasing streetscape
through special landscaping techniques and varied building setbacks;
and, creation of open areas adjacent to scenic routes through the use
of clustering and innovative concepts.
4. Right-of-Way Reserve: The General Development Plan exhibit A,
herein, designates a special right-of-way of 146 feet in width for
the north/south transportation corridor. This right-of-way shall be
reserved until 1995 or such time as the City Engineer no longer
considers future expansion likely. Notwithstanding the foregoing,
the exact location, right-of-way, and required open space buffers may
be modified by the City's Circulation Element, which shall then set
the standards for this P.C.
D. OFF-STREET PARKING STANDARDS:
1. Standards, General: Off-street parking shall be provided as
specified in Chapter 19.62 Off-Street Parking and Loading of the
Chula Vista Municipal Code except as otherwise modified herin.
2. Modifications to Off-Street Parking Standards: These regulations are
established to provide for the off-street parking of motor vehicles
that are attracted by the use or uses on the premi sese It shall be
the responsibility of the developer, owner, or operator of any
specific use to provide adequate off-street parking even though such
parking is in excess of the requirements set forth in Chapter 19.62
of the code.
Modifications and exceptions to the off-street parking regulations
may be cons i dered as an element of the plan revi ew process out 1 i ned
in Section IV to take advantage of the superior environment and
efficient use of resources that will result from large scale
comprehensive projects.
Following is a list of potential off-street parking modifications
that may be considered. These modifications or others that may be
proposed are not inherently approved by the adoption of this P.C.
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a. Where, because of the nature of the use involved or other
relevant circumstances, the requirements of Chapter 19.62 are
considered excessive, exceptions and modifications to these
provi s ions may be approved duri ng the plan revi ew process as
provided for in Section IV herein.
b. The developer, owner or operator of any specific use may, at his
option, provide landscaped area in lieu of the area needed for
parking, providing:
1) That the area be designed so that it may easily be
converted to accommodate the full parking requirement; and
2) That the owner of the property warrant to the City of Chu1a
Vista that conversion of said landscaped area to parking
use shall be accomplished within 90 days after written
notification from the Director of Planning that such
conversion is required. Such conversion shall be required
only to the extent that the off-street parking of motor
vehicles that are attracted by the use or uses on the
premises exceeds available parking facilities.
c. A shared parking concept may be utilized subject to the approval
of the Planning Director. It is the intent of the shared
parking concept to establish standards for parking based on the
differing demand and time use characteristics. The end result
shall be a more efficient use of the surface area, less parking
areas, and cost savings which can be transferred to other
amenities.
d. Parking spaces designed for use by compact cars may comprise
one-third of the total parking space requirement providing said
spaces are controlled or appropriately marked to ensure their
utilization by compact cars. Compact car parking spaces shall
have a minimum size of eight (8) feet in width and fifteen (15)
feet in depth.
e. The parking requirement may be satisfied by a developer, owner
or operator of a project or use by maintaining a lease, rental
agreement or other guarantee wi th another party to provi de the
required off-street parking facilities. The lease, rental
agreement or other guarantee may be for a specified portion of a
day or week that corresponds to the permitted hours of operation
of the use, and need not be a 24-hour exclusive right to use the
parking space involved. The use shall be discontinued if the
lease, rental agreement or other guarantee that provides for the
satisfaction of parking requirement is terminated.
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f. Off-street parking shall be provided in locations that are
convenient to the use or uses it serves. The distance from the
parking to any use shall be reasonable and customary as
determined by plan review. (Note: A reasonable distance for a
parking space serving a residential use would be much less than
a reasonable distance for an employee parking space serving a
major employment use.) The requi red parki ng spaces need not be
located on the same building site as the use they serve to
satisfy this requirement. Parking may be limited in some
locations such as neighborhood parks to encourage use of
pedestrian and bicycle trails.
g. An access dri veway or pri vate street may be used as a park i ng
aisle with parking spaces taking direct access, providing the
site p 1 anni ng design is otherwi se adequate and no congestion of
vehicular travel would result.
h. Off-Street Parking for Special Residential Projects: To utilize
land resource efficiently and to promote housing for a variety
of income levels and age groups, off-street parking standards
for residential projects intended to provide housing affordable
to f amil i es with incomes equal to or 1 ess than 120% of the
median income in the County of San Diego and housing for the
elderly may be reduced from what would otherwise be required.
The reduction shall be based on projected demographic and motor
vehicle ownership analysis of the intended residents.
E. GRADING STANDARDS:
1. Standards, General: Grading within the Planned Community of EastLake
shall be subject to Chapter 15.04 - Excavation, Grading and Fills of
the Mu nc i pa 1 Code. Gr ad i ng in areas sha 11 be permi t ted su bj ec t to
approval of a grading plan as provided for in Section IV, herein, and
in accordance with other provisions of this P-C.
2. Gradi ng Des i gn: It is the intent of thi s P-C that graded areas wi 11
be contoured to blend with natural landform characteristics.
Rounding both vertical and horizontal intersections of graded planes,
obscuring slope drainage structures with a variety of plant material
massing, incorporating the use of variable slope ratios for larger
slope banks, use of landscape planting for erosion control and to
obscure man-made banks, archi tectural sol uti ons to topographic
changes, and other similar techniques should be used. Artificially
appearing slope banks with rigid angular characteristics shall not be
permitted.
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3. Grading policies: General policies with regard to development within
the P-C are as follows:
a. Visually significant slope banks should be preserved in their
natural state by clustering development.
b. The natural character of the hillsides should be retained where
practical.
c. Visually significant rock outcroppings, native plant materials,
natural hydrology, and areas of historical or visual
significance identified by the Chula Vista General Plan or
through the EIR procedure should be preserved to the extent
practical.
d. A vari ety of housing types, paddi ng techni ques, gradi ng
techni ques, lot sizes, site design, density, arrangement, and
spacing of homes and developments should be encouraged.
e. Innovative architectural, landscaping, circulation and site
design should be encouraged.
f. Safety against unstable slopes or slopes subject to erosion and
deterioration should be provided.
g. Grading may be accomplished beyond the boundaries of an approved
SPA plan where necessary to implement the SPA plan uses or
infrastructure facilities.
F. SIGNING: A comprehensive signing program shall be required as an element
of the Sectional Development Plan. Refer to Section IV for specifics of
signing program requirements.
G. ENERGY: Prior to approval of the Sectional Planning Area plan the
applicant shall submit a detailed analysis for the specific opportunities
for the use of solar energy (active and passive) and the long term
conservation of renewable energy sources by the EastLake Community. This
ana 1 ys is shall i nc 1 ude mi cro climate condi t ions, topography, sit i ng, and
orientation factors, life cycle and cost benefit projections, and other
factors. Recommendations from this analysis shall be incorporated into
the design, construction and operation of the project.
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SECTION VI - RESIDENTIAL REGULATIONS
A. PURPOSE:
The Residential Regulations of the EastLake I are established for all
areas permitting residential development on the General Development Plan,
herein, and any subsequent Sectional Development Plan.
B. RESIDENTIAL CLASSIFICATIONS:
Seven residential classifications pertaining to residential net density
are included in this P-C. Following is the general character of
residential development related to each density category.
1. Res i dent i all. 5: Land des i gnated on the General Development Pl an as
1.5 dwelling units per acre shall be for residential developments
ranging from 0 to 2.0 dwelling units per acre. This classification
is intended for single family detached dwellings on large estate lots
ranging from 10,000 s.f. to an excess of one acre.
2. Residential 3.0: Land designated on the General Development Plan as
3.0 dwelling units per acre shall be for residential developments
ranging from 2.0 to 4.0 dwelling units per acre. This classification
is intended for single family detached dwell~ngs on lots ranging from
6,000 s.f.
3. Residential 4.5: Land designated on the General Development Plan as
4.5 dwelling units per acre shall be for residential developments
ranging from 4.0 to 6.0 dwelling units per acre. This classification
is intended for small lot single family, zero and double zero lot
line patio homes, duplexes, multiplexes, residential c1user
developments and other arrangements where the residents' parking is
generally in immediate proximity to the residential dwelling.
4. Residential 8.0: Land designated on the General Development Plan as
8.0 dwelling units per acre shall be for residential developments
ranging from 6.0 to 10.0 dwelling units per acre. This
classification is intended for townhouses, patio homes, mobile home
parkS and subdivisions, condominiums, and cluster developments which
frequently consist of attached dwellings where the residents' parking
may occasionally be in clustered parking arrangements and accessed
off privately-owned streets, courts, and squares.
5. Residential 12.0: Land designated on the General 'Development Plan as
12.0 dwelling units per acre shall be for residential developments
ranging from 10.0 to 15.0 dwelling units per acre. This
classification is intended for uses similar to Residential 8.0 except
in more efficient special relationstlips, with residents' parking
generally in group parking arrangements, and typically requiring
two-story units arranged side-by-side, back-to-back, or vertically
stacked. .
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6. Residential 20.0: Land designated on the General Development Plan as
20.0 dwelling units per acre shall be for residential developments
ranging from 15.0 to 25.0 dwelling units per acre. This
classification is intended for residential developments such as
stacked condomi ni ums and garden apartments and other s imil ar
multi-family residential uses where the residents' parking and/or
dwelling units must be vertically stacked.
7. Residential 35.0: Land designated on the General Development Plan as
35.0 dwelling units per acre shall be for residential developments
ranging from 25.0 to 40.0 dwelling units per acre. This
classification is intended to residential uses where vertical
stacking is required and access to the majority of the units must be
from a shared corridor or core. The residents' parki ng must be
incorporated within the building envelope or in separate structures.
Residential uses in this category are also intended to permit special
housing needs such as urban, affordable, and housing for the elderly.
C. STANDARDS FOR RESIDENTIAL 1.5:
Unless otherwise approved on a Sectional Development Plan, the following
standards are applicable for all Residential 1.5 (References to Sections
followed by "herein" are references to this P.C. All other references are
to Sections in the Municipal Code):
1. Permitted Uses:
a. One single-family detached dwelling on each lot or parcel;
b. Uses permitted in Open Space, Section VIII B, herein.
2. Accessory Uses and Buildings:
Accessory uses and buildings customarily incidental to any of the
above uses shall be permitted subject to the regulations herein:
a. Guest houses subject to the provisions of Section 19.58.0200,
and not rented or otherwise conducted as a business;
b. Customary incidental home occupations, subject to the provisions
of Section 19.14.490;
e. Temporary tract offices and tract signs subject to the
provisions of Section 19.58.320 and Section 19.60.470.
f- / IJ9ft
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3. Conditional uses:
a.
Public and private non-commercial recreation areas
facilities, such as country clubs and swimming pools
additional provisions see Sections 19.58.100 and 19.58.270);
b. Electric substations and gas regulators, subject to the
provisions of Section 19.58.140;
and
(for
c. Unclassified uses, see Chapter 19.54;
4. Site Development Standards:
Standards for height, lot area, lot width, and setbacks shall be
approved on the SPA Plan.
5. Performance Standards:
All uses may be subject to initial and continuing compliance with the
performance standards in Chapter 19.66.
D. STANDARDS FOR RESIDENTIAL 3.0:
Unless otherwise approved on a Sectional Development Plan, the following
standards are applicable for all Residential 3.0 (References to Sections
followed by "herein" are references in this P-C. All other references are
to Sections in the Municipal Code):
1. Permitted Uses:
a. One single-family dwelling on any lot.
f- l!Jffj
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b. Uses permitted in Residential 1.5 herein.
c. Uses permitted in Open Space, Section VIII, B, herein.
2. Accessory Uses and Buildings:
a. Rooming and boarding of not more than two persons, provided
off-street parking space is available for any automobile owned
or operated by any boarder or roomer for the principal residents
of the dwelling;
b. Customary incidental home occupations and professional offices
subject to the provisions of Section 19.14.490;
c. The keeping of cats and/or dogs not to exceed the number
permitted by the animal ordinance for each dwelling unit;
d. Full-time homes and family day care homes, as defined in
Sections 19.04.110 and 19.04.114;
e. other accessory uses and accessory bui ldi ngs customari 1y
appurtenant to a permitted use, subject to the requirements of
Chapter 19.58;
f. Temporary tract offices and tract signs subject to the
provisions of Section 19.58.320 and Section 19.60.470;
g. Guest houses, subject to the provisions of Section 19.58.0200,
and not rented or otherwise conducted as a business.
3. Conditional Uses:
a. Dwelling groupS, subject to the provision of Section 19.58.130;
c.
Electric substations and gas regulators, . subject to the
provisions of Section 19.58.140;
Unclassified uses~ see Chapter 19.54.
Conditional uses permitted in open space, Section VI II, B,
herein.
b.
d.
4. Site Development StandardS: Standards for height, lot area, lot
width and setbacks shall be as approved on the SPA plan.
5. Performance StandardS:
All uses may be subject to the initial and continued compliance with
the performance standards in Chapter 19.66.
R-/Offf
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E. STANDARDS FOR RESIDENTIAL 4.5, 8.0, and 12.0:
Similarities in the site use character of" these residential types, even
though differing in density, allow for the following consolidated
development standards. Unless otherwise approved on a Sectional
Development Plan, the following standards are applicable for Residential
4.5, 8.0, and 12.0 (References to sections followed by "herein" are
references to this P.C. All other references are to Sections in the
Municipal Code):
1 . permi tted Uses:
a. Uses permitted for Residential 3.0, herein;
b. One duplex or two-family dwelling on any lot;
c. Single-family dwelling units, attached, detached, and cluster
developments;
d. Dwellings, townhouses;
e. Dwellings", multiple, low-ri~e;
f. Uses permitted in Open Space, Section VIII, B, herein.
2. Accessory uses and buildings.
a. The rooming and boarding of not more than two persons per
dwelling units, provided off-street parking space is available
for automobiles owned and operated by any roomer or boarder, in
addition to any space required for the principal residents of
the dwell i.ng;
b. Customary incidental home occupations, subject to the provisions
of Section 19.14.-490;
c. Other accessory uses and accessory buildi ngs customarily
appurtenant toa permitted use, subject to the requirements of
Section 1~58.020;
d. "Temporary tract offices and tract signs subject to the
provisions of Section 19.58.320 and Section 19.60.470;"'
e. Full time foster homes, as defined in Section 19.04.098.
3. Conditional U~es:
a. Group residences, subject to the requirements of Section
19.58. 172;
f-jOfff
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b. Day nurse~ies;
c. Incidental services, such as restaurants and retail sales to
serve residents, provided there is no exterior display or
advertising and such activities are conducted in spaces which
are integral parts of a main building;
d. Commercial parking garages and off-street parking lots, in
accordance with the provisions of Sections 19.62.010 through
19.62.130;
e. Electric substations and gas regulations subject to the
provisions of Section 19.58.140;
f. Unclassified uses, see Chapter 19.54;
g. Family day care homes, as defined in Section 19.04.094.
h. Mobile Home Parks and subdivisions; Conditional Permit required
if not otherwise approved in the SPA plan.
i. Conditional uses permitted in open space, Section VIII, B,
herein.
4. Site Development Standards:
Standards for height, lot area, lot width, and setbacks shall be as
approved on the SPA plan.
5. Performance Standards:
All uses may be subject to initial and continued compliance with the
performace standards of Chapter 19.66.
F. STANDARDS FOR RESIDENTIAL 20.0:
Unless otherwise approved on a Sectional Development Plan, the following
standards are applicable for Residential 20.0 (References to sections
followed by "herein" are references to this P.C. All other references are
to Sections in the Municipal Code):
1. Permi tted Uses:
a. Dwellings, multiple
b. Apartments
c. Uses permitted for Residential 4.5, 8.0, and 12.0 developed in
common with other uses permitted in this classification.
I(-/O?fp
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d. Uses permitted in Open Space, Section VIII, B, herein.
2. Conditional Uses:
As permitted in Residential 4.5, 8.0, 12.0, herein:
3. Site Development Standards:
Standards for height, lot area, lot width, and setbacks shall be
approved on the SPA Plan. The density patterns identified as 8 or 12
dwelling units per acre should be developed as planned residential
developments to increase common and private open space areas not
reflected in the general development plan.
4. Performance Standards:
All uses may be subject to initial and continued compliance with the
performance standards of Chapter 19.66.
G. STANDARDS FOR RESIDENTIAL 30.0:
Unless otherwise approved on a Sectional Development Plan, the following
standards are applicable for Residential 30.0 (References to Sections
followed by "herein" as references to this P.C. All other references are
to sections in the Municipal Code):
1. Permitted Uses, Accessory Uses, and Conditional Uses:
As provided for Residential 20.0, herein.
2. Site Developments Standards:
Standards for height, lot area, lot width, and setbacks shall be
approved on the SPA plan.
3. Performance standards:
All uses may be subject to initial and continued compliance with the
performance standards of Chapter 19.66.
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H. AFFORDABLE HOUSING
Notwithstanding the minimum lot size, mlnlmum setbacks, maximum lot
coverage, off -street park; ng requi rements, and other standards contai ned
herein, subdivisions or development projects proposing modificatons to
these standards may be permi tted subject to the approval of a SOP or
conditional use permit where such subdivisions or development projects
make housing available to families or individuals whose gross income is
equal to or less than 120% of the median household income for the County
of San Diego. Each SPA plan shall contain provisions for 10% of the
dwellings permitted in the SPA plan to be developed for low and moderate
income persons using HUD standards and based on the City's Affordable
Housing Policy. Said affordable housing shall be provided in the
residential densities 8 through 35 as shown on the General Development
Plan. The full provisions for density bonuses permitted by State and City
policies and regulations shall be applicable to this P.C.
1. MOBILE HOMES
Notwithstanding the basic permitted uses in the residential
classifications, mobile homes shall be permitted on single-family
residential lots subject to specific application and approval for such use
on Sectional Development Plan (refer to Section IV, herein).
The Sectional Planning Area plan shall provide for a minimum number of
manufactured housing units equal to 4.5% of the total number of dwelling
units. These units should be developed as condominium or "for sale" lots
to provide permanent home sites.
If-IOffl
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SECTION VII _ COMMERCIAL, OFFICE, AND EMPLOYMENT PARK REGULATIONS
A. PURPOSE AND SCOPE
This section is established to provide standards for development of uses
indicated on the General Development Plan as Commercial, Office, and
Employment Park respectively.
B. STANDARDS FOR COMMERCIAL, OFFICE, AND EMPLOYMENT PARK USES
Any plan that contains comerc i a 1, offi ce, or emp loyment park uses shall
include specific standards for pennitted uses, conditional uses, height
requirements, site development standards, restrictions, design features,
prohibited uses and performance standards. These standards shall be
intended to promote high quality development of these. basic use
classifications and shall be within the spirit and intent of the City
zoning code applicable.
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SECTION VIII - OPEN SPACE, SCHOOLS, AND COMMUNITY FACILITIES REGULATIONS
A. PURPOSE AND SCOPE:
This section is established to provide standards for uses indicated on the
General Development Plan as Open Space/Recreation, Schools, Community
Facilities or as may otherwise be referenced in this P-C.
B. OPEN SPACE/RECREATION
1. Uses Permitted:
a. Agriculture as set forth in Section 19.20 (Agricultural Zone) in
the Municipal Code.
b. Active and Passive Open Spaces
c. Natural Open Space
d. Lakes and pondS
e. Public and private parkS
f. Community facilities
g. Public and private noncommercial recreation areas, uses, and
faci 1 ities including country clubs, recreation facil ities,
swimming pools, and other uses of a similar nature
2. Conditional Uses:
a. Riding academies, public or private stables, and accessory uses
necessary for an equestrian center.
b. Commercial recreation uses.
c. Places of worship.
d. Electric substations and gas regulators subject to the
provisions of Section 19.58.140 of the Municipal Code.
e. Plant nurseries.
f. Public and quasi-public uses.
g. Marketing and sales complex or information center for the P-C.
h. Facilities for the care of children.
i. Recreational resort facilities.
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j. Unclassified uses as specified in Sections 19.54.010 through
19.54.060 of the Municipal Code.
3. Site Development Standards: Shall be indicated on plans approved
pursuant to Section IV, herein.
C. SCHOOLS:
1. Uses Permitted:
a. Public and Private schools for education through the twelfth
grade.
b. Open Space uses as provided in paragraph B above.
2. Rejection, change in location, or failure to acquire a school site:
a. Rejection of a school site: If the School District should
reject a school site indicated on the General Development Plan
without indication of an alternate location within the vicinity
of the original site, then the site may be used for residential
uses of a type most i~ediately adjacent with a density
equivalent to the average- residential density of the adjacent
1 and.
b.Alternate location: If the School District should select an
alternate site within this P-C then the original site may be
permitted to be developed with the type and density of use
equivalent to the average residential density of the adjacent
1 and.
c. Failure to acquire or accept dedication: Should the School
District within one year after a school site is offered and
available for. use as a school site fail to acquire or accept
dedication of such site, then the site shall be considered to be
rejected by the School District and developed as proviqed above
for "Rejection of a school site".
d. Any dwelling permitted by this paragraph shall not be subject to
the maximum number of dwellings specified in Section II, but
shall be otherwise subject to these District Regulations.
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SECTION IX - LEGAL DESCRIPTION
(Refer to Exhibit A - Final Legal Description in preparation)
If- / tlrff
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SECTION X - ANNEXATION
The 1,260 acres identified on the EastLake I plan shall be annexed to the City
of Chula Vista prior to or concurrent with the filing of the Sectional
Planning Area plan.
WPC 0129P
dl
1f-/Jf9f
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Planned Community Zone
Recommended Findings
1. THE PROPOSED DEVELOPMENT AS DESCRIBED BY THE GENERAL DEVELOPMENT PLAN IS
IN CONFORMITY WITH THE PROVISION OF THE CHULA VISTA GENERAL PLAN.
The General Development Plan reflects land use, circulation and open space
patterns in keeping with the amended General Plan.
2. 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.
The applicant has indicated that Phase I will be under construction in
1985. A Sectional Planning Area plan and tentative maps would precede the
contruction program.
3. 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 HARMONY WITH OR PROVIDE COMPATIBLE
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 plan provides for a wide mixture of density and housing types,
including 10% of the units devoted to low-moderate income qualifiers.
Parks and open space in accordance wtih City standards will be provided by
the deve 1 oper together with a new fi re stat ion. The recol1ll1ended
conditions of approval require the applicant to provide school facilities
to the satisfaction of both Chula Vista Elementary and Sweetwater Union
High School Districts.
4. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES, THAT SUCH
DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION, AND OVERALL DESIGN TO
THE PURPOSE INTENDED; THAT THE DESIGN AND DEVELOPMENT STANDARDS ARE SUCH
AS TO CREATE A RESEARCH OR INDUSTRIAL ENVIRONMENT OF SUSTAINED
DESIRABILITY AND STABILITY; AND, THAT SUCH DEVELOPMENT WILL MEET
PERFORMANCE STANDARDS ESTABLISHED BY THIS TITLE.
The plan provides for industrial uses in close proximity to major roads
with good access to nearby residential development integrated in the
plan. Performance and design standards will be required prior to
submission of any Sectional Planning Area plan to insure compliance with
present high development standards.
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5. IN THE CASE OF INSTITUTIONAL, RECREATIONAL, AND OTHER SIMILAR
NONRESIDENTIAL USES, THAT SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA,
LOCATION AND OVERALL PLANNING TO THE PURPOSE PROPOSED, AND THAT
SURROUNDING AREAS ARE PROTECTED FROM ANY ADVERSE EFFECTS FROM SUCH.
Designated areas have been identified on the plan to provide for
recreation and nonresidential land uses. Orientation of buildings,
access, zoning walls and landscaping will be evaluated with design review
required prior to construction to insure against adverse effects on
adjoining developments.
6. THE STREETS AND THOROUGHFARES PROPOSED ARE SUITABLE AND ADEQUATE TO CARRY
THE ANTICIPATED TRAFFIC THEREON.
The developer is required to construct both onsile ';~ld cnfsH(' st't'€"t.
improvements to accommodate the expected ttaffic ger.ei'clted with t::JCi, ;)l,d~:,(~
of development. The requirements are based upon the traffic data compiled
in the EastLake EIR.
7. ANY PROPOSED COMMERCIAL DtVELOP1':r= i LFiED ECONOi\ICALL Y AT THE
LOCATION(S) PROPOSED AND "~"'r""'" ''-'-''1 r',--- COM'"'-''''''' -AC'''' "--Y"'" f'\r
In i-"KIJ'I.i!Jl: 1~-,:i:'~.jA i z:. Ilf"ltK(J,U\L t .1.u i it:) Ur
THE TYPES NEEDED AT SUCH PROPOSED LOCATION(S).
The corrvnercial acreage propos,~d is sed upon traditional market standards
shown to be necessary to accommodate the projected residential and
industrial development.
8. THE AREA SURROUNDING SAID DEVELOPMENT CAN SE PLANNED AND ZONED IN
COORDINATION AND SUBSTANTIAL COMPATIBILITY ~ITH SAID DEVELOPMENT.
Approval of EastLake will tend to establish land use patterns on some
adjacent lands, however, development options will remain open on the vast
majority of adjacent properties. The City wi 11 be able to plan and zone
nearby lands in a manner compatible with EastLake.
k- III fff,
- 39 -
~~~
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I" \ . '.. \',
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U;::::..;' I I..,. \
: ~,,~~~ 'lo-~
1.5
3.0
4.5
8.0
12.0
20.0
35.0
~~ L.m~dt_DlloI
0-2 DUlAC I 127.5 191 I
2.... DUlAC 56.9 171
4-6. DUlAC 191.0 882
6-10 DUlAC 165.2 1321
10-15 DUlAC 53." 841
15-25 DUlAC 18.8 376
. 25-40 DUlAC 2.9 101
elidllnli8l SW-TC1t811 820.7 3..3
Ion- Residential
145.3
19.2
15.0
59.9
301.4
108.4
847.2
.,
PRIME ARTERIAL.
i L.ANEDMllED - WIlOW
MAJOR .
4 LANE DMDED'.. R.QW
CClU.ECTOR
4 LANE UNDlVIlED -110. R.QW
__ COMNiERaAL INOUSTRlAL
2 LANE \HlMDED-72IlQW
----~.~
-
EP ~,.Il PIrk
OF OfficI
CO ~
SC School
OS ~I
CiralIation
)11- ResIdenllII SW - Tot.II
GnVoic Notes
1(MIl..... ~.. ~......
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-
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oject TeU!
ross Project 0InIIty
~
~
oa.
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ffiastLake I
(Wmed oommunity ~. Cadillac FaiI"\'iew Homes "est
eB~
o 100 1000 1500 2IDOO
Exhibit A
{-Iofft
EXHIBIT C
Revised
8/3/82
THE PLANNED COMMUNITY OF EASTLAKE
EIR 81-03
CANDIDATE CEQA FINDINGS
(California Public Resource Code Sec. 21081)
(California Administrative Code Sec. 15088)
BACKGROUND
It is the policy of the State of California and the City of Chula Vista
that the City shall not approve a project if it would result in a significant
envi ronmental impact if it is f eas i b I e to avoi d or subs tant i all y I essen that
effect. Only when there are specific economic, social or technical reasons
which make it infeasible to mitigate an impact, can a project with significant
impact be approved.
Therefore, when an ElR has been completed which identifies one or more
significant environmental impacts, one of the following findings must be made:
1. Changes or alternatives have been reQuired of, or incorporated into
the project which mitigate or avoid the significant environmental
effects identified in the final EIR, or
2. Such changes or alternatives are within the responsibility and
jurisdiction of another public agency and not the agency making the
finding. Such changes have been adopted by such other agency or can
and should be adopted by such other agency, or
3. Specific economic, social or other considerations make infeasible the
mitigation measures or project alternatives identified in the final
EIR.
PROJECT DESCRIPTION
The EastLake General Pl an Amendment covers approximately 3,073 acres of
land. The General plan map and text are proposed to be amended as shown in
the Chula Vista General plan EastLake Policy Plan. Phase I would show
EastLake I _ Maximum Community Density, 2.9 DUlAc.; Phase 2 would show
EastLake II - Future Development.
t-IO:7 ?&.
The EastLake Pl an is di vided into two phases--the "Deve lopmenta 1 Phase, II
Phase 1, whi ch wou ld cover about 1,268 acres of 1 and, and "Future Urban, II
Phase 2, which covers approximately 1,800 acres. The applicant proposes that
the development of Phase 1 would commence in 1985, and would be builtout
around 1990. The applicant proposes that annexation and zoning of Phase 2 be
deferred until after the City Council adopts a new General Plan for the
eastern area. This approach would enable the City of Chula Vista to fully
evaluate its existing general plan and its growth and development needs, and
to determine the territorial limits of its urban pattern before considering
Phase 2 of EastLake.
Prior to any development of the Phase 2 area it would have to be prezoned,
a Genera 1 Development Pl an adopted and a s imi 1 ar set of Pl anned Communi ty
District regulations approved. Only then could it be annexed and development
begun.
Under the EastLake Plan, the territory of Phase 1 would be annexed to the
City of Chu1a Vista and developed with a maximum of 3,683 dwelling units, an
average density of 2.9 dwelling units per gross acrea; a 145 acre employment
park; 19 acres of office development; 15 acres of retail commercial uses; and,
three school sites with an aggregate area of 60 acres. Approximately 290
acres would be devoted to recreation and open space, and 106 acres would be
allocated to circulation. The plan shows the relocation of the northerly-
southerly arterial corridor (formerly Route 125) to the westerly portion of
Janal Ranch. The residential population holding capacity of Phase 1 would be
about 10,000 persons.
EFFECTS FOUND TO BE INSIGNIFICANT
The final ElR for the EastLake GPA and prezone to Planned community (PC)
concluded that the project would not have any significant adverse impacts in
the following areas:*
Energy (3.9)
Parks and Recreation Facilities (3.10)
Miscellaneous Utilities and Services (3.12)
Biological Resources (3.13)
Groundwater (3.17)
Mineral Resources (3.19)
Water Quality (3.20)
population Factors (3.22.1)
Housing Factors (3.22.2)
Employment Factors (3.22.3)
Fiscal Effects (3.22.4)
*NOTE: The numbers in parentheses refer to the section number in the EIR
where the issue is discussed.
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EFFECTS FOUND TO BE MITIGABLE TO INSIGNIFICANT
1. Land Use (3.1)
Implementation of the proposed GPA and General Development Plan would
significantly change the types of land uses allowed on the project site from
agriculture-open space character to an urban community of substantial
intensity. Except for a potential visual conflict with the adjacent Otay
Lakes recreational area no significant land use conflicts will occur either
within the project or with other adjacent uses. On-going land use and
development regulations will assure that no significant impact will result.
The project will introduce an urban development into a currently rural
setting, and will involve the extension of roads, sewage facilities and
community services. Development will vary substantially from the density
assumptions used for Series V population proJections, and could affect the
timing, type and location of growth of adjacent parcels. The significant
growth inducing effects of this project can only be mitigated to
insignificance with the IIno project, II "intensive agriculture,1I or IIpartial
developmentll alternative. (Alternatives 5.1, 5.2 and 5.5, respectively, in
the EIR.)
Findings
A. The EastLake community has been designed to reduce 1 and use
conflicts. In addition, changes have been incorporated into the
project which will mitigate or avoid all significant effects.
1 )
The EastLake General Development Plan has been reduced in scope
to cover the first phase only. This substantially reduces the
land use impacts of the project.
2)
The plans and conditions of approval for the EastLake community
incorporate land use features intended to create a balanced
community in terms of land use, transportation, and socio-
economic considerations. The General Development Plan
determined sites for the various land uses based on factors of
accessibility, site suitability, relationships with surrounding
land uses, phasing considerations, and visibility.
3)
The activity corridor, containing industrial, commercial, and
business areas; community facilities; and open space, was
designed to separate individual neighborhoods while providing
convenient public access to those facilities and maintaining a
community structure.
4)
Revi s ions ha ve been made in the Deve 1 opment Pl an in order to
respond to some concerns raised by the City staff. These
revisions include relocation of the community park, relocation
of the proposed high school site, and reconfiguration of the
industrial area.
IT -ltJ ff)
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5) EastLake, although not totally self-supporting, will be more
self-contained than a purely residential development in the same
area, since the development plan includes estahlishment of
recreat i ona 1, emp 1 oyment, enterta i nment, and shopp i nq
opportunities within the community.
6) As Section Area Plans are developed for each portion of the
property, as reauired by the Planned Community District
Regulations, specific project plans will be evaluated to assure
that adjacent land uses are compatible.
7) In order to reduce pressures for development of adjacent areas,
public facilities will not be developed or installed
prematurely. Major public improvements including roadways will
be phased in accordance with actual development needs.
B. All significant internal and external land use conflicts have been
reduced to a level of insignificance by virtue of mitigation measures
identified in the General Development Plan and modified Planned
Community District Regulations. The growth inducing impacts of the
project can only be mitigated by implementation of project
alternatives which are economically infeasible (Ref. EIR-81-03, Vol.
2, Pages 88-94) under existing cost and marketing conditions. (Ref.
Sec. 18 of these findings)
2. Transportation and Circulation (3.3)
The EastLake project at full implementation would contribute 5-6% of the
regional traffic within the traffic study area. On a cumulative basis,
project traffic combined with regional non-project traffic creates substantial
circulation demands and will require several significant improvements in the
overall circulation system of the traffic study area. Traffic impacts on
roadways outside the EastLake Planned Community will result if adequate
improvements are not implemented.
Findings
A. Cnanges and other measures have been included in the project or are
otherwise being implemented which mitigate this significant
environmental effect, in that:
1) The General Development Plan for EastLake contains a full range
of land uses and community facilities providing employment,
shopping, entertainment, and recreation opportunities within the
community. This will serve to reduce the number of external or
regional trips.
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2) The Planned Community District Regulations require that the
developer shall provide all public works facilities necessary to
support and protect the cumulative development at each
successive phase. The City shall determine the specific nature
and extent of public works improvements at each phase. Such
determi nat ions shall be made concurrent wi th and as condi t ions
of approval of each phase of development. The developer shall
be responsible for preparing a Master Public Facilities Plan and
funding program for each phase.
3) The Planned Community District Regulations provide for specific
and detailed analysis of transportation needs and improvements
for each phase, and identify the probably minimum roadway
improvement requirements. Table 3-2A in the Final EIR
identifies the necessity for:
a) The North-South Transporation Corridor (previously SR-125)
b) Telegraph Canyon Road/Otay Lakes Road East
c) Rutgers Avenue
d) East H Street
(for both phases of the EastLake project)
4) The General Development Plan provide for trail systems,
park-and-ride facilities, and private employer transportation
programs.
5) The plannea community district regulations for EastLake (page
IV-7, para. 14) requires that a new traffic analysis be prepared
for each SPA plan. Also a master public facilities plan
requirement has been included in the EastLake district
regulations (Sec. IV.D.12, page IV-6 and IV.D.13, on page IV-7).
B. All significant environmental effects that can feasibly be avoided
have been eliminated or substantially lessened by virtue of
mitigation measures identified in the Final EIR and incorporated into
the project as set forth above.
3. Sewer Services (3.4)
Development of the proposed project will require extensive construction of
both on and offsite sewer lines and/or separate sewage treatment facilities to
adequately serve the project area. A portion of the first phase of
development has some allotted capacity in the existing Telegraph Canyon trunk
line and pumping into the existing line for additional development may be
permitted on a short-term basis. Flows above allotted capacity would be
significant if permanent, long-term disposal solutions are not provided.
Construct i on of adequate sewage f ac il it i es (new 1 i n'=s or ons He rec 1 amat ion
plant) will have to be phased with project deve -j opment to assure that no
significant impacts result. A specific plan for providing the required
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facilities will be prepared prior to approval of each sectional area plan.
Additional flows entering the METRO system will be evaluated on an ongoing
basis because the Point Loma Treatment facility is presently operating over
design capacity but the City of San Diego is committed to funding and
scheduling of expansion.
Findings
A. Changes and other measures have been i nc 1 uded in the project or are
otherwise being implemented which mitigate this significant
environmental effect, in that:
1) EastLake is proposed to be phased over a 20-year period.
2) The Planned Community District regulations provide that the
developer shall provide all public works facilities necessary to
support and protect the cumulative development at each
successive phase. The City shall determine the specific nature
and extent of publiC works improvements at each phase. Such
determinations shall be made concurrent with and as conditions
of approval of each phase of development. The developer shall
be responsible for preparing a Master Public Facilities Plan and
funding program for each phase.
3) The Planned Community District Regulations provide for full
sewer serv i ce and ensure that no deve 1 opment wi 11 occur unt i 1
adequate facilities have been installed. Specifically, these
conditions require:
a) That the developer shall provide an enforceable agreement
secured by appropriate financed guarantees ensuring
construction of permanent sewage facilities prior to
diverting flow into the Telegraph Canyon line.
b) That the developer shall monitor flows in the Telegraph
Canyon line.
c) That no development occur in the Salt Creek Basin until d
reclamation system has been approved and installed or until
adequate connections to the Metro system are in place.
B. Certain publiC facilities required to mitigate the significant effect
are within the responsibility and jurisoiction of another publiC
agency and not the City of Chula Vista. The other agency is pursuing
the necessary improvements and should complete them in a timely
manner.
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1) On a regional basis, the City of Chula Vista holds sufficient
surplus capacity within the San Diego Metropolitan Sewer System
(Metro) to accommodate the projected demand from EastLake.
However, the existing Metro facility at Point Loma will need to
be expanded to actually provide treatment capacity.
2) The City of San Diego is pursuing the necessary EPA permits and
has received preliminary approval.
3) The City of San Diego is attempting to obtain funding for the
necessary improvements through the Federal Clean Water Act.
C. All significant effects have been eliminated by virtue of mitigation
measures identified in the Final EIR and incorporated into the
project as set forth above.
4. Water Availability (3.5)
Development of EastLake as proposed would constitute an incremental
increase in the volume of water now being consumed in the region. The County
Water Authority and the Qtay Water Di stri ct indicate that there will be no
significant impact on local facilities. Regional and state-wide water
supplies may be affected by the Central Arizona Water Project and the
California Water Project.
Findings
A. Changes and other measures have been included in the project or are
otherwise being implemented which mitigate the environmental affect,
in that:
1) EastLake is proposed to be phased over a 20-year period.
2) The Planned Community District Regulations provide that the
developer shall provide all public works facilities necessary to
support and protect the cumulative development at each
successive phase. The City shall determine the specific nature
and extent of public works improvements at each phase. Such
determinations shall be made concurrent with and as conditions
of approval of each phase of development. The developer shall
be responsible for preparing a Master Public Facilities Plan and
funding program for each phase.
3) The Planned Community District Regulations require that a dual
water system be constructed in each phase to ensure maximum use
of reclaimed water.
4) At more detailed levels of planning, specific water conservation
measures will be incorproated into the project.
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B. Certain public facilities required to ensure an adequate long-term
water supply for Southern California are within the responsibility
and jurisdiction of other public agencies and ;not the City of
Chula Vista. Such other agencies are providing and should continue
to provide adequate facilities and water supply.
C. All significant effects have been eliminated by virtue of mitigation
measures identified in the Final EIR and incorporated into the
project as set forth above.
5. Schools (3.6)
Development of the project will add students who would create a
additional school facilities within the project area. Full
development is anticipated to generate 4000-5000 elementary school
(about 1500 during phase 1) and 5900 junior and senior high school
(about 1850 during phase 1) which would significantly impact
facilities. The provision of adequate schools to serve the
development, phased with need, would mitigate this impact.
need for
project
students
students
existing
project
Findings
A. Changes and other measures have been included in the project or are
otherwise being implemented which mitigate this environmental effect,
in that:
1) The Genera 1 Deve 1 opment Pl an for EastLake makes provi s ions for
school sites to be provided within the community.
2) The Planned Community District Regulations require that Prior
to, or concurrent with, the first SPA plan the developer,
working in concert with the Sweetwater Union High School
District and the Chula Vista Elementary School District, shall
submit a preliminary Master Plan of the school facilities for
EastLake. The approval of any SPA plan shall be based upon the
degree to which this Master Plan is acceptable to the school
districts and provides assurance that the school facilities
necessary to serve the proposed development will be available
when needed.
3) The high school site has been relocated to a more central
location in the EastLake I area.
B. All significant effects have been eliminated by virtue of mitigation
measures identified in the Final EIR and incorporated into the
project as set forth above.
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6. police Protection (3.7)
Short-term impacts could occur during the initial phase of project
development due to emergency response time below that preferred by the Police
Department. This impact will be eliminated as additional staff and equipment
are provided to meet project area demands. The developer will provide
equipment and funding as set forth in the Planned Community District
Regulations.
Fi ndi ngs
A. Changes and other measures have been required in the project or will
otherwise be implemented which mitigate this environmental effect, in
that:
1) EastLake is proposed to be phased over a 20-year period.
2) EastLake is projected to result in a surplus annual net revenue
of $125-250,000 at the end of Phase I and $200-600,000 at
completion. This includes the cost of providing increased
police service.
3) The City of Chula Vista will be able to provide additional
police personnel and equipment as needed to ensure that adequate
police service is available. (See finding #A4.)
4) As part of the public facilities plan and implementation plan
required by the Planned Community Regulations, a program for
development of the station and provision of necessary equipment
and other start-up costs will be developed.
B. All significant effects have been eliminated by virtue of mitigation
measures identified in the Final EIR and incorporated into the
project as set forth below.
7. Fire Protection (3.8)
The proposed development will create an incremental increase in demand for
fire protection. The Chula Vista Fire Department does not anticipate problems
in serving the newly-developed area, provided that City standards regarding a
water supply system with adequate pressure, fi re hydrants and street widths
are followed. However, a short-term impact on the department's ability to
provide adequate service may result due to increased response times from
existing stations.
Findings
A. Changes and other measures have been included in tne project or will
otherwise be implemented which mitigate this environmental effect, in
that:
!?-/tJfff,
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1) EastLake is proposed to be phased over a 20-year period.
2) The General Development Plan identifies a site for a new fire
station within Phase I of the development.
3) As part of the public facilities plan and implementation plan
reQuired by the Planned Community Regulations, a program for
development of the station and provision of necessary eQuipment
and other start-up costs will be developed.
B. All significant effects have been eliminated by virtue of mitigation
measures identified in the Final EIR and incorporated into the
project as set forth above.
8. Library Services (3.11)
Development of the project will create an increase in demand for library
services. Due to the size of the project and distance from the central
liorary, a significant impact would result.
Findings
A. Changes and other measures have been included in the project or will
otherwise be implemented which mitigate this environmental effect, in
that:
1) EastLake is proposed to be phased over a 20-year period.
2) The General Development Plan identifies a site for a new library
within Phase I of the development.
3) As part of the public facilities plan and implementation plan
reQuired by the Planned Community Regulations, a program for
development of the library, provision of necessary eQuipment and
other start-up costs will be developed.
B. All significant effects have been eliminated by virtue of mitigation
measures identified in the Final EIR and incorporated into the
project as set forth above.
9. Visual Resources/Landform Alteration (3.14)
The proposed project would substantially alter the visual. character of the
site from a rural, agricultural setting to a more intense urban planned
community. The degree of significance associated with this change is
dependent upon final project design and the SUbjective decision of the
viewer. Site-specific visual impacts cannot be determined at this time, but
should be addressed during subseQuent project review.
If -/~?9j;
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Findings
A. Changes and other measures have been incorporated in the project or
will otherwise be implemented which mitigate this environmental
effect, in that:
1) The General Development Plan indicates significant areas of open
space:
a) in the natura 1 canyon areas and steep topography in the
northwest section of the plan;
b) adjacent to major arterial highways; and
c) within the development areas of the project.
2) The Planned Community District Regulations contain extensive
plan review reQuirements including provisions for both Sectional
Development Plan review and Site Plan and architectural review.
3) The Sectional Development Plan review will include in part:
a) Site utilization Plan
b) General Landscape Plan
c) Grading Plan
d) Signing program
e) Recreation, open space, and trails plan
f) Conceptual lighting program
g) Community fencing plan
h) Design concepts
4) The Site Plan architectural review will include in part:
a) Site plans
b) Floor plans
c) Elevations
5) The Planned Community District Regulations contain special
grading standards to ensure that all graded areas will blend
with natural landform characteristics and will otherwise provide
a pleasing visual appearance.
6) The Planned Community District Regultions contain special scenic
highway standards to ensure that the proposed project will
conform to the standards of the Scenic Highways element of the
General Plan. .
7) The Planned Community District Regulations reauire a special
study of the Salt Creek area to ensure that the flood control
program is compatible with the high scenic and open space values
of thi s area.
ff -J()f9~
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B. All significant effects which can feasibly be avoided have been
eliminated or substantially lessened by virtue of the mitigation
measures identified in the Final EIR and changes which have been
incorporated into the project as set forth above.
10. Geology (3.15)
The presence of two possible fault traces, several ancient landslides and
possible landslide features will reouire further investigation in more
detailed studies. A complete geotechnical investigation will be conducted for
each sectional planning area and all of the conclusions and recommendations of
the investigation will be incorporated into the land use plan and the
engineering and architectural design of the project.
Findings
A. Changes and other measures have been i nc 1 uded in the project or are
otherwise being implemented which mitigate this environmental effect
in that:
1) A preliminary subsurface soil and engineering geology
investigation will be conducted in conjunction with the
preparation of Site Development Plans and conceptual grading
plans. Particular attention will be paid to those areas
identified as geologic study zones in the Planning Factors
Exhibit.
2) A final soils and geological investigation will be prepared in
conjunction with final grading plans and structural and
foundation design.
B. All significant effects can be eliminated by virtue of mitigation
measures identified in the Final ErR and changes incorporated into
the project as set forth above.
11. Soils (3.16)
Portions of the project site contain areas with highly expansive soils.
Detailed soils analyses completed as part of the geotechnical studies for
Sect iona 1 Pl anni ng Areas wi 11 provide criteri a for reduci ng any soil-related
hazards to an acceptable level. The recommendations of the geotechnical
studies will be followed.
Findings
A. Changes and other measures have been i nc 1 uded in the project or are
otherwise being implemented which mitigate this environmental effect,
in that:
1?-/09~f
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1) A preliminary subsurface soil and engineering geology
investigation will be conducted in conjunction with the
preparation of Site Development Plans and conceptual grading
plans. Particular attention will be paid to those areas
identified as geologie study zones in the Planning Factors
Exhibit.
2) A final soils and geological investigation will be preparea in
conjunction with final grading plans and structural and
foundation design.
B. All significant effects can De eliminated by virtue of mitigation
measures identified in the Final EIR and changes incorporated into
the project as set forth above.
12. Drainage (3.18)
The project site is located in the headwater regions of five tributary
basins which drain into the Sweetwater and Qtay Rivers. Several areas
downstream in Long Canyon, Telegraph Canyon, and Proctor Valley are currently
subject to flooding problems, and increases in peak runoff discharge from the
site could aggravate these problems.
A drainage plan will be prepared in conjunction with Sectional Area Plans,
and drainage improvements will be completed to assure that no significant
downstream effects would be associated with project development. Retention
basins or other on or offsite facilities will be constructed where necessary
to assure that peak runoff discharge does not exceed pre-development levels.
Findings
A. Changes and other measures have been incorporated in the project or
are otherwise being implemented which mitigate this environmental
effect, in that:
1) The Planned Community District Regulations reauire that the
Sectional Development Plans contain both a public facilities
plan and an implementation plan to ensure that all necessary
public works improvements are designed, funded, and constructed
when needed.
2) Drainage facilities for EastLake will be designed and installed
to retain peak flows onsite to ensure that there is no increase
in peak flows impacting downstream areas.
3) Surface drai nage shall be di verted from flowi ng into the Qtay
Lakes or shall meet the specific approval of the Regional Water
Quality Control Board and the County Health Department.
tl-//JYYf
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B. All significant effects can be feasibly avoided, and have been
eliminated by virtue of mitigation measures identified in the Final
EIR and incorporated into the project as set forth above.
13. Archaeological/Historical Resources (3.23)
The project site survey identified three archaeological/historical sites
and 14 artifact isolates. Future development of the site could result in the
loss or impairment of cultural resources present onsite. Prior to submittal
of a sectional development plan, test-level archaeological investigations will
be conducted for any of the identified archaeological sites within the
sectional development areas. The investigation will include surface
collection and mapping of the sites and excavation of a series of pits. The
results of these test-level investigations will be a final determination of
the significance and research potential of the sites. Based on these
findings, final mitigation measures will be developed. Such measures could
consist of recommendations for preservation, salvage excavation of a
representative portion of the site, and/or clearance for development.
Finding
The proposed mitigation program will avoid any significant impact on
archaeological/historical resources.
14. Paleontological Resources (3.24)
A portion of the project site, located in a later phase of the project
area north of Poggi Canyon, may contain subsurface fossil-bearing formations
which could be eliminated with development in this area. Potential impacts to
paleontological resources can be avoided by having a qualified paleontologist
present to monitor the initial grading operation in this area, and remove
si gnificant fossi 1 resources. Specific program reaui rements wi 11 be
determined at the time sectional area plans are developed.
Finding
Impacts associated with possible on-site paleontological resources are
potentially significant but can be avoided through the above noted mitigation
measures.
15. Noise (3.25)
Ambient noise levels in the project vicinity will increase as a result of
urban development. Significant noise impacts would occur if residential uses
were constructed within the future 65 dB(A) CNEL contours adjacent to roadways
in the project area.
Prior to submittal of each sectional development plan, a more detailed
noise analysis will be conducted to further refine the ultimate expected noise
volumes along all roadways to be improved within the sectional planning area
fJ-/Of>~
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and offsite. Based on that analysis, a detailed acoustical analysis will be
conducted pri or to site plan revi ew to determi ne the extent and des i gn of
noise attenuation measures to assure that all planned development is in
conformance with the City of Chu1a Vista's noise standards.
At the time of building permit application, the architectural plans will
be reviewed to ensure that interior noise levels do not exceed 45 CNEL. If
additional attenuation is necessary, measures (increases in window glass
thickness, reduction of window area, and/or location of attic vents away from
roadways) can be specified at that time.
Finding
Implementation of the procedures outlined above will reauce the potential
noise impacts to a level of insignificance.
EFFECTS FOUND INFEASIBLE TO MITIGATE
16. Agricultural Resources (3.2)
Development of the proposed project will result in the loss of
agricultural land which is suitable for the proauction of coastal dependent
crops, based on the soils and climate present onsite. Imported water would be
reQuired for production of such crops. The total area suitable for
agricultural production which would be irreversibly lost totals approximately
2,820 acres, or 4.6% of available coastal dependent agricultural land in San
Diego County. The project impact on agricultural resources is significant and
can on 1 y be mit i gated with an a lternat i ve project whi ch wou 1 d reta i n a 11 or
substantial portions of the site for agricultural use.
The actual loss of barley production is not considered to be significant
because barley is a low cost, low yield, low return crop which is not highly
valued in terms of the crop itself or in terms of countywide agricultural
value.
Findings
A. As is noted above mitigation of the significant impacts on the
limited amount of agricultural land available for coastal depend'ent
crops can only be accomplished through a project alternative which
would provide for the retention of all or a major portion of the
project site for agricultural use.
To support the contention that the agricultural use of the property
is not economically feasible the applicant has submitted a water
systems analysis and other data which has now been included in the
final EIR (EIR-8l-3, Volume 2, page 88 through 94). Although this
study is not a complete analysis of the economic feasibility of
various alternative methods of water delivery for long term intensive
agriculture, it does provide an analysis of a well managed and
t-/IJfP/
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efficient drip irrigation system. Other systems would have a lower
capital cost than the 6.3 million dollar drip system, however any
capital savings would be offset by increased water use (Agricultural
Data Base, Robert J. Buckner, October 1980). There are uncertainties
regarding the value of crops which are produced on diminishing
coastal related agricultural lands and the possibility of using
reclaimed water and the future cost of water which affect the
feasibility of intensive agricultural use.
B. Potential mitigation measures or project alternatives which would
eliminate or substantially lessen the environmental effects and which
were not incorporated into the project were found infeasible, based
on economic, social, and other considerations as set forth and listed
below.
1) The project site and all of the surrounding agricultural lands
are currently used for low-yield dry-farming. No intensive
agricultural production of coastal-dependent crops has occurred
in the vicinity of EastLake.
2) Information provided by the property owner and included in the
Final EIR indicates that current agricultural operations have
resulted in a net loss averaging approximately $90,000 per year
for the past 13 years.
3) The potential agricultural value of the site cannot be utilized
for the production of coastal-dependent crops without the
importation of water. No water or water distribution system is
currently available to or on the site.
4) The project proponent, Cadillac Fairview Homes West, has
prepared two independent studies of the agricultural feasibility
of EastLake. Mr. Robert Buckner, (formerly of the San Diego
County Department of Agri culture), prepared the "Agricultural
Data Base," and Lowry and Associates, water resource engineering
consultants, prepared the "EastLake Agricultural Water System
Analysis." Both of these studies conclude that it is not
feasible to develop the property for intensive agricultural
production of the coastal-dependent crops. The following
itemization of facts has been summarized from these two reports:
a)
The amount of coastal-dependent agricultural land available
within the region should be put into perspective. On a
county-wide oasis, a minimum of 62,000 acres of available
agricultural land has been defined as "suitable" for
coastal-dependent crops. Of this amount, 49,000 acres, or
79% of the tota 1, is not bei ng used for the product i on of
coastal-dependent crops at this time. Janal Ranch
represents approximately 4.6% of the total agricultrual
land suitable and available for coastal-dependent crops in
R-/ti9Y}
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the county, and only 5.8% of the suitable agricultural land
not bei n9 used to produce coastal-dependent crops. More
importantly, the fact that the available land is not being
used for coastal-dependent crops with a higher cash va 1 ue
must be acknowledged as a meaningful, if aualitative,
indication of potential economic viability.
b) According to Tables 3-1 and 3-2 of the EIR most of the land
is suitable for coastal dependent crops. Most of the area
has a high rating for tomatoes (90%), citrus (4%), truck
crops, prime agricultural land and flowers (all 2%!).
c) A capital expenditure of $6,298,700 would be reauired to
implement the agricultural water system necessary to
produce tomatoes on the suitable coastal-dependent
agri cu ltura 1 1 and withi n Jana 1 Ranch. Assumi ng that such
an improvement could be financed over a 20-year period and
at an annual interest rate of 15%, the annual cost of
providing the water distribution system only (principal and
interest) would be approximately $995,000 per year. It
should be noted that this cost estimate assumes a
well-managed and efficient drip irrigation system and is
therefore more expensive, capital cost-wise, than the
alternative use of sprinkler or furrow irrigation methods.
Nevertheless, the drip irrigation concept is the lowest
cost wateri ng so 1 ut ion since it ut il i zes approximately 65%
of the total volume of water that would be reauired if the
sprinkler or furrow method were utilized. The incremental
increased capital cost of the drip irrigation system is
more than offset by the incremental annual water cost
savings (i.e., $700,000 using $265 per acre-foot per OWD)
that would be associated with use of the sprinkler or
furrow irrigation method.
d) An estimated 90% of the coastal-dependent crop acreage is
produced on 1 and leased to growers. The goi ng rate for
leases is currently about $150 per acre per year. The
property owner, Western Salt Company, is not in the
agricultural business, a land lease approach to producing
coast a l-dependent crops on Jana 1 Ranch wou ld have to be
employea. Assuming that only net IIsuitablell
coastal-dependent agricultural land is leased, annual
revenues to the property owner from the production of
coastal-dependent crops on Jana1 Ranch would amount to
approximately $423,000 per year.
5. Based on the above facts, the production of coastal-dependent
cropS on Jana1 Ranch would portend real economic losses to the
property owner of approximately $572,000 per year over a 20-year
period (and this assumes no general and administrative costs).
I?--/~~
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Stated another way, the conversion of the current dry-farmed
agricultural land to coastal-dependent crop production would
resu 1 t ; n a net annua 1 i nc rea sed economi closs to the property
owner in the order of $500,000 per year over what would be the
projected development period for the EastLake project.
6. The preservation of the site for potential agricultural use
would preclude its use as the proposed housing, employment, and
recreational opportunities incorporated in the planned community
of EastLake.
7. The preservation of the site for potential agricultural use
would preclude the City of Chula Vista from benefiting from the
projected increase in net revenue which would accrue to the City
from the planned community of EastLake.
The preservation of the site for potential agricultural use
would preclude the project applicant from achieving the goals of
developing EastLake.
C. The specific findings noted above, make infeasible any mitigation
measures or project alternati ves that would avoid the significant
loss of coastal dependent agricultural lands. (See "Statement of
Overriding Considerations".)
D. The Planned Community District Regulations provide for the
agricultural use of the property until urbanization takes place.
17. Air Quality (3.21)
The emissions resulting from all project-related sources in the peak
emission year (1999), when compared to regional emissions, would be relatively
small. However, the San Diego Regional Air Quality Strategy (RAQS) is based
on population and growth projections contained in SANDAG's Series IVb
projections, and the EastLake project exceeds those projects by a significant
amount. Therefore, to the extent that development of EastLake constitutes
additional growth rather than redistribution of growth within the region and
thus, to the extent that EastLake precludes RAQSfrom achieving the goals of
the National Ambient Air Quality Standards (NAAQS), the emissions from
EastLake-related sources must be considered significant on a cumulative basis.
Findings
A. Changes and other measures have been included in the project or are
otherwise being implemented which mitigate the significant
environmental effect, in that:
1) EastLake is proposed to be phased over a 20-year period.
~-/tJff~
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2) EastLake contains a mix of land uses including housing,
employment, shopping, and recreation opportunities, which wi 11
reduce overall vehicle miles traveled.
3) EastLake will be reQuired to construct significant roadway
improvements both onsite and offsite to accommodate project-
related traffic.
4) EastLake will provide transit facilities including park-and-ride
and bus pullouts and stops.
5) EastLake will provide internal trail systems.
6) EastLake wi 11 provide transportation management strategies for
employment centers.
7) EastLake will encourage energy conservation through a
combination of site planning and architectural standards.
B. Changes to the project or other activities which mitigate this
significant effect are withi n the responsi bil ity and juri sdict ion of
other publiC agencies and not to a large degree of the City of
Chula Vista.
1) Overall control of regional growth and the implementation of the
RAQS is under the jurisdiction of the County and all of the
cities of the County.
2) Control of vehicular emissions through a vel'icle inspection
maintenance program is under the control of the State of
California.
C. potential mitigation measures or project alternatives not
incorporated into the project were rejected as infeasible, based on
economic, social, and other considerations as set forth i~ the
Statement of Facts, the Final EIR, and listed below:
1) The SANDAG Series V projections include only 500 total dwelling
units for the entire EastLake site.
2) It is not economically feasible to extend the necessary
infrastructure to serve 500 units.
3) Agricultural uses are infeasible for the reasons presented under
"Agriculture" above.
4) The obJectives of the project could not be met with a
development consistent with Series V projections.
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5) The citizens of Chula Vista and the region would be deprived of
the housing, employment, shopping, and recreational
opportunities inherent in the Planned Community.
6) The City of Chula Vista would be deprived of the surplus revenue
projected from EastLake.
7) The City of Chula Vista ana the County would not benefit from
the substantial capital improvements and public facilities which
will be constructed as part of EastLake.
O. All significant environmental effects that can feasibly be avoided
have been eliminated or substantially lessened by virtue of the
mitigation measures identified in the Final EIR and incorporated into
the project as set forth above. There remain significant impacts on
regional air Quality.
E. The remaining unavoidable significant effects have been reduced to an
acceptable level when balanced against facts set forth above and in
the Statement of Overriding Considerations.
18. Growth Inducing Effects (Section IV)
As was noted in the land use section of these findings the growth inducing
impact can only be mitigated by implementation of project alternatives such as
"no project", "agricultural use" or "partial development" which would not
implement the objectives of the project.
A. Potential mitigation measures or project alternatives not
incorporated into the project were rejected as infeasible, based on
economic, social, and other conside~ations as set forth in the
Statement of Facts, the Final EIR, and listed below:
1) The SANOAG Series V projections include only 500 total dwelling
units for the entire EastLake site.
2) It is not economically feasible to extend the necessary
infrastructure to serve 500 units.
3) Agricultural uses are infeasible for the reasons presented under
"Agriculture" above.
4) The objectives of the project could not be met with a
development consistent with Series V projections.
5) The citizens of Chula Vista and the region would be deprived of
the housing, employment, shopping, and recreational
opportunities inherent in the Planned Community.
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6) The City of Chula Vista would be deprived of the surplus revenue
projected from EastLake.
7) The City of Chula Vista and the County would not benefit from
the substantial capital improvements and public facilities which
will be constructed as part of EastLake.
B. The remaining unavoidable significant effects have been reduced to an
acceptable level when balanced against facts set forth above and in
the Statement of Overriding Considerations.
WPC 0089P
DL
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EXHIBIT D
STATEMENT OF OVERRIDING CONSIDERATIONS
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BACKGROUND
The California Environmental Quality Act (CEQA) and the State EIR Guidelines
promulgated pursuant thereto provide:
lI(a) CEQA requires the decision maker to balance the benefits of a
proposed project against its unavoidable environmental risks in
determining whether to approve the project. Where agencies have taken
action resulting in environmental damage without explaining the reasons
which supported the decision, courts have invalidated the action.
lI(b) Where the decision of the public agency allows the occurrence of
significant effects which are identified in the final EIR but are not
mitigated, the agency must state in writing the reasons to support its
action based on the final EIR and/or other information in the record.
This statement may be necessary if the agency also makes a finding under
Section l5088(a)(2) or (a)(3).
II(C) If an agency makes a statement of overriding considerations, the
statement should be included in the record of the project approval and
should be mentioned in the Notice of Determination. II
[EIR Guidelines, Section 15089]
STATEMENTS
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The following statements are considerations which warrant approval of the
project and therefore override environmental impacts identified in EIR-81-03:
a. The project will result in the extension and implementation of a major
element of the City's and region's traffic circulation system (East
IIHII Street, north-south prime arterial, widening of Telegraph Canyon
Road).
b. The project will result in a comprehensive planned community providing
a logical extension of city services, including public transportation,
law enforcement, fire protection and public utilities in a west to
east phasing scheme.
c. The project includes plans for a 145.3 acre employment park, 19.2 acres
of offi ce development and 15 acres of commercial uses ,which eventually
will result in the creation of over 5,000 additional jobs and constitute
approximately 18% of the employment opportunity within the Chu1a Vista
Planning Area by 1990.
d. The employment park acreage will enable large commercial/industrial
users to locate in the area with the ability to provide local housing
from upper level income groupS to low to moderate income level groups.
e. The residential development will provide a minimum level of 10% afford-
able housing.
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f. As a planned community, the project will provide a wide range of
transportation alternatives in addition to the single-passenger
automobile, such as: an extension of the public transportation system,
a pedestrian/bicycle trail system linking employment centers, residential
and school/park complexes, and an equestrian trail system for recreation.
g. Eventual project completion will result in a positive fiscal impact on
the City of Chula Vista. Net annual revenue figures at the end of the
EastLake I development are estimated to be about $500,000.
h. The project will result in providing employment in areas adjacent to
residential growth, thus avoiding typical employment-commuting impacts
which generally result in increased energy consumption, traffic, and air
pollution.
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