HomeMy WebLinkAbout1991/04/23 Item 20
COUNCIL AGENDA STATEMENT
Item 2D-
Meeting Date 4/23/91
ITEM TITLE:
Continued Public Hearing: Matters Related to Adoption of the City's
Growth Management Program
a) Ordinance 1. 4IY a Amending Title 19 of the Chula Vista
Zoning Code by Adding Chapter 19.09 for the Purpose of
Managing the City's Growth
b)
Resolution I (. I 0 I
Program
Adopting the Growth Management
c) Ordinance %4441 Adding Chapter 2.40 to the Chula
Vista Municipal Code Relating to Creation of the Growth
Management Oversight Commission
SUBMITTED BY: Director of Planning ;1fft
.."!
REVIEWED BY: City Manager f-l (4/5ths Vote: Yes_No.1U
i/
This report is in response to questions raised at the April 9, 1991, Council hearing on the
Growth Management Program and Ordinance. The continuan<:e of the public hearing was also
for the purpose of providing additional time for the public and the development community to
review the Implementation Ordinance.
RECOMMENDATION: That Council
1. Find that this project will have no significant environmental impacts and adopt the
Negative Declaration issued on IS-9l-20.
2. Adopt the proposed Growth Management Program and Implementation Ordinance
(Attachment 2).
3. Adopt the attached ordinance prepared by the City Attorney to establish the Growth
Management Oversight Commission pursuant to the City Charter (Attachment 5).
4. Adopt the revised Threshold Standards for Schools and Water proposed in this report and
incorporate these revisions into the Growth Management Program and Implementation
Ordinance.
'1.0-1
Page 2, Item 2D
Meeting Date 4/23/91
5. Refer possible revisions to the Parks and Recreation Threshold Standard to the Parks and
Recreation Commission and staff for review and recommendation.
BOARDS/COMMISSIONS RECOMMENDATION:
On January 31, 1991, the Growth Management Oversight Committee (GMOC) reviewed the
Growth Management Program and Implementation Ordinance and concurred with the staff
recommendations. On January 21 the Resource Conservation Commission (RCC) reviewed the
program and on February 11, 1991, the RCC voted unanimously to support the Growth
Management Program and Implementation Ordinance with the following exceptions:
1. The threshold standards for Water, Schools, Air Quality and Economics should be made
more measurable.
2. That the City should send letters to the appropriate legislators to allow the City to
establish a specific measurable School threshold standard.
3. That specific standards be established for Civic Facilities and Corporation Yard within
the next six months.
The above RCC recommendations will be referred to the Growth Management Oversight
Committee for review and recommendation. The February 11, 1991, minutes of the RCC
meeting are attached per Council's request.
On February 13, 1991, the Planning Commission voted unanimously to support the staff
recommendation with one amendment to include life cycle cost analysis of public facilities.
DISCUSSION:
The questions and comments raised by Council members at the April 9 public hearing largely
centered on the Interim Phasing Policy and the adopted Threshold Standards.
Staff has grouped the Threshold Standard questions into two categories in this report, based upon
whether, in staffs opinion, the recommended action is simply a clarification or minor change
to the Standard, or would involve a substantive revision requiring further analysis.
2D-2.
Page 3, Item 2b
Meeting Date 4/23/91
A. Issues ReQuirine: Clarification
1. Interim Phasing Policy
Several questions were raised at the public hearing concerning the Interim Phasing
Policy (ref. pA-5 of Growth Management Program) and, therefore, there is a
need for some further clarification of the intent and consequences of the policy.
The reason the Interim Phasing Policy is recommended is that future tentative
subdivision maps plus those subdivision maps already approved but not built will
cumulatively exceed the Traffic Threshold Standard without the provision of new
roadway facilities called for by the General Plan in the SR 125 corridor. The
facility needed initially to provide relief for the eastern area is an interim facility.
The majority of future projects in the Eastern Territories will need the SR 125
facility.
Ultimately, SR 125 will be constructed as a ten-lane freeway with high occupancy
vehicle (HOV) lanes extending from the Second Border Crossing to SR 54. The
interim facility may be a limited access (four or six lane) roadway from SR 54
to Telegraph Canyon Road or Orange Avenue because the initial demand may not
warrant full freeway status for the next 10 to 15 years.
A critical point that must be addressed in the SR 125 interim facility financing
plan is the portion of SR 125 between San Miguel Road and SR 54. This
segment is located in the County and will most likely remain in the County in the
future. Therefore, it will be necessary to work with the County to identify an
acceptable financing mechanism for this segment at the time of need.
One alternative to tying the interim phasing policy to tentative subdivisions is to
regulate future development at the building permit stage and allow tentative
subdivision maps to proceed through the approval stage.
However, the problem with approving additional tentative subdivision maps and
allowing projects to proceed with final subdivision map recordation and grading
permit approval is that the legal and financial commitments become locked in to
the point that the city has very little flexibility in stopping or delaying the project
once the building permit stage is reached. Normally, substantial financial
commitments are incurred on property being readied for construction following
tentative map approval. The City is normally requested to approve a development
agreement at this stage to satisfy lending agencies. The legal commitment of the
City is substantial once a tentative map and development agreement are approved.
'2.D -.3
Page 4, Item ~
Meeting Date 4/23/91
However, the development agreement is a negotiated document and the City has
the ability to include provisions in the agreement that will provide it as much
flexibility as it wants to regulate development past the tentative map stage. At
the same time, that additional flexibility could impact a developer's ability to gain
financing at that point in time. But that would be a discussion that would part of
the development agreement's negotiation.
Other service providers (school districts, water districts, etc.) may make
substantial financial commitments toward construction of new facilities following
tentative map approval. However, they would need to decide a prudent course
of action based on the content of the tentative map conditions and the
development agreement.
The SR 125 interim facility financing study will be completed by December 1991.
At that time, the interim phasing policy can be reviewed, and revised as
appropriate.
2. School Threshold
There were two questions and/or comments related to capital and operating
funding from the State and adult education facilities.
The first comment was made by Council related to the State criteria for
construction funding as well as State subventions for operating funding based
upon average daily attendance. The point is that the State will not provide funds
for new school construction until the student population is sufficient to require the
new school. At the local level, school districts cannot afford to operate a school
if the facility is only half full because the average daily attendance revenue would
only provide half the cost to operate the school.
The proposed Growth Management Program incorporates the City's existing
School Threshold Standard. The purpose of the standard is to ensure that the
districts have the necessary school sites and funds to meet the needs of students
in newly developing areas in a timely manner, and to prevent the negative
impacts of overcrowding of existing schools. This purpose statement is akin to
a goal statement. It should not be interpreted literally to mean that new schools
must be open for the initial school population generated by new development.
I).D-'f
Page 5, Item JJ:>
Meeting Date 4/23/91
With respect to Council's point that adult education needs should be addressed in
the School Threshold Standard, this is a worthwhile suggestion and should be
addressed intthe Sweetwater Union High School District's annual report to the
Growth Management Oversight Committee.
As for the RCC recommendation to send letters to our State legislators seeking
changes in State law to permit the City and School Districts to establish more
specific measurable standards for schools, Council may wish to refer this to staff
to coordinate the suggestion with the school districts and then staff will prepare
a letter for Council approval.
The following addition to the School Threshold Standard is recommended:
5. It is recognized that State funding formula for construction and
operation of new school facilities is based upon average daily
attendance and, therefore, this restricts the districts' ability to open
new schools until sufficient numbers of students are present to
generate State funds to construct and pay for school operating
costs. The school districts are encouraged to comment on status
of request for State funding of new school facilities, induding
consideration of criteria for State funding which give highest
priority to projects which alleviate existing school overcrowding.
6. The Sweetwater Union High School District should address adult
education facility needs in its annual report to the GMOC.
3. Periodic Update of the Develo..pment Forecast
Council requested that all references to the periodic updating of the Development
Forecast be changed to annual updates.
Staff has verified that the Growth Management Program document states that the
Development Forecasts will be updated annually (page 4-5, paragraph 3 of the
Growth Management Program). All references to "periodically updated" will be
changed to "updated annually."
4. Development Priority System
Council expressed a concern regarding how projects will be prioritized when
there are competing developments.
~o-s
Page 6, Item 2.D
Meeting Date 4/23/91
The Growth Management Program proposes a phased development program that
depends upon the logical extension of transportation facilities. It is not a first
come, first served program. There will be times when public facilities are not
available and the project proponent will elect to wait for public facilities to reach
the area. In these situations, it becomes a moot point as to which project is the
best and which project offers the most benefits to the City because the project
cannot be built without public facilities and services.
In those situations where two or more projects are competing for limited public
facility capacity, staff has recommended a Development Agreement prioritization
concept that would compare and rate the benefits of each project in terms of
needed housing types, quality of the project amenities, and public facility
financing guarantees. (See page 6-9 of Growth Management Program.)
5. Dual Piping in Water Threshold Standard
Council requested that a policy regarding dual piping for reclaimed water and
potable water be included in the Water Threshold Standard.
The Water Threshold Standard depends upon the respective water districts to
advise the city of their ability to accommodate forecasted growth each year. The
series of questions contained in the Water Threshold Standard should be expanded
to ask each district what projects they intend to carry out in the coming year that
could involve dual piping and other water reclamation projects. The amended
threshold standard would read:
f. Identification of future dual piping and other water reclamation
projects.
In addition to the above, the Growth Management Program contains a new
requirement for a Water Conservation Plan with each new SPA Plan and this
would also address a whole range of measures dealing with dual piping and water
reclamation. Together, these items should provide workable solutions to address
the concern.
6. Jobs Component in the Economics Threshold
Council expressed concern about the lack of a jobs component in the Economics
Threshold.
'],/)-fe1
Page 7, Item 2J>
Meeting Date 4/23/91
The "economic monitoring report" called for in the Economic Threshold Standard
will address employment levels at the regional and/or subregional level. Staff has
prepared an estimate of the commercial and industrial floor area expected to be
constructed in the city during the next 12 to 18 months. This estimate will be
used to prepare a new jobs forecast as part of our economic monitoring report to
the GMOC this year.
7. Finding No.1 of the Implementation Ordinance
Council expressed concern about the first finding in the Implementation
Ordinance which suggests that growth has resulted in shortages in public facilities
and improvements.
Staff had prepared an alternative finding on April 9 which read:
1. Adoption of this Chapter is necessary to ensure that adequate public
facilities and services are available to serve new development. Without
this chapter and the protection imposed by it, adequate public facilities and
services may not be available to serve new development. New
development without adequate public facilities and services is contrary to
the General Plan and to the public health, safety and general welfare.
In addition, the reference in the Traffic Section of the Growth
Management Program relating to the Adequacy Analysis on page 3-13 will
be updated in accordance with the latest information.
B. Issues Re!!arding: Substantive Revisions to Existin!! Thresholds
In addition to the comments and questions addressed above, Council requested response
to a number of comments regarding possible substantive revisions to the existing
threshold standards. It should be noted that the approach taken by the consultants and
City staff in development of the "Growth Management Program" was to use the existing
adopted threshold standards. City Council has established a process for annually
reviewing and revising these standards as part of the Growth Management Oversight
Committee's annual report process, and this approach is recommended to be continued.
The following are responses to each of the questions and comments raised in regard to
the thresholds, along with recommendations as to how they should be addressed.
20.1
Page 8, Item 1J)
Meeting Date 4/23/91
1. Parks and Recreation Threshold
Council requested that staff look at the possibility of crediting tot lots, swimming
pools, and other private recreational areas within private developments toward the
park acreage standard, or reduce the population residing in these complexes from
the total population to be served. Staff would recommend that this issue be
referred to the Parks and Recreation Department and Parks and Recreation
Commission for review in conj unction with a previous referral regarding the
Growth Management Oversight Committee's proposal to make the Parks and
Recreation Threshold standard of 3.0 acres of park land per 1,000 population
applicable to the area west of 1-805.
2. Library Threshold
Council indicated that the Library Threshold should be reviewed, in light of the
lead times which are required prior to construction of new facilities, both for
planning of facilities and in order to collect sufficient funding through the Public
Facilities DIP or other funding sources prior to construction. The Library
Threshold Standard currently contains an implementation measure which states
that "should the GMOC determine that the threshold standard is not being
satisfied, then the City Council shall formally adopt and fund tactics to bring the
library system into conformance. Construction or other actual solutions shall be
scheduled to commence within three years."
Council may wish to have staff re-evaluate this provision, in light of recent
experience, and request Growth Management Oversight Committee comments
regarding this issue during its next annual review.
3. Traffic Threshold
City Council asked for a status report on the evaluation of alternative methods of
determining "level of service" of roadways and intersections, as required in the
Traffic Threshold. The Traffic Threshold currently calls for the ICU (intersection
capacity utilization) method. During the Council Conference on the Second
Annual Growth Management Report, the Council directed staff to provide an
analysis of the HCM (Highway Capacity Manual) method, which could provide
a more accurate analysis of existing traffic flow conditions in certain
circumstances. The City subsequently retained IHK and Associates, a traffic
engineering consultant, to provide an analysis and comparison of the two
methods, and recommendations to the City regarding possible revisions to the
City's Traffic Threshold Standard. These recommendations will be presented to
2J>-~
Page 9, Item 2l:>
Meeting Date 4/23/91
the GMOC in May, and will be forwarded to Council in conjunction with the
GMOC annual report.
4. Police Threshold Standard
Council requested a review of the Police Threshold Standard. This standard was
originally intended to be set at the existing level of service as of the date of
adoption of the threshold standards in 1987. The reasoning at the time was that
based upon citizen surveys, there was a high degree of satisfaction with existing
police services. Therefore, the threshold standard was set at what the City staff
estimated the existing service level was at that time. Subsequently, improvements
were made to the monitoring system to gain a more precise measurement of the
existing police service level. At that point, the actual measurement of police
service was incorporated into the threshold standard policy by the City Council.
Subsequent annual reviews by the GMOC have indicated that the adopted standard
has been met, and the GMOC has not raised any concerns regarding the adequacy
of the adopted standard. If the Council wishes to direct any additional review or
re-evaluation of this standard, staff would recommend that such review be
conducted in conjunction with the next annual GMOC review.
5. Fire/Emer!;!ency Medical Service Threshold
Council requested consideration of amending the Fire/Emergency Medical Service
Standard to include private ambulance service. The current standard reads as
follows:
"Emergency response: properly equipped and staffed fire and medical
units shall respond to calls throughout the city within 7 minutes in 85 %
of the cases (measured annually)."
This standard has been used as the basis of evaluation by the GMOC during its
annual reviews, and compliance has been verified. Private ambulance service is
also provided within the City, primarily for non-emergency medical transport and
as backup to the City paramedic units. Evaluation of the adequacy of private
ambulance services within the City, and the impact of new development on these
services, would require separate analysis from that which was used in developing
the existing standard for fire/emergency medical service. If the Council wishes
to direct such an analysis, staff would recommend that such a review be
conducted in conjunction with the next annual GMOC review.
')1)-'
Page 10, Item j))
Meeting Date 4/23/91
6. Water. Air Ouality. School. and Economics Threshold Standards
The Council requested that staff provide additional responses regarding the
recommendations of the Resource Conservation Commission that the Water, Air
Quality, Schools, and Economics Thresholds be made more measurable.
a. Water - The GMOC made a similar recommendation regarding the need
for a more quantifiable Water Standard in its second annual report, but
felt that this matter should be further reviewed after the Inter-Agency
Water Task Force was established. Staff would recommend that this issue
be referred to the Inter-Agency Water Task Force for specific evaluation
and direction to staff regarding the development of such a standard.
b. Air Ouality - The SANDAG Regional Growth Management Board will be
considering adoption of regional standards and strategies regarding air
quality over the next three to four months. We would recommend that
staff return to Council with a report regarding these proposals, and means
by which the City can implement them through locally adopted standards
and policies, immediately following Regional Board action on the draft
proposals.
c. Schools - Possible revisions to the School Standard are discussed above.
In addition, City staff has been in contact with both school district staffs
regarding the "student generation" rates associated with various types of
residential and non-residential development. It is recommended that staff
continue to work with both districts in attempting to refine this
information, in order to improve forecasts and estimates of school facility
needs.
d. Economics - The City Council, at the recommendation of the Growth
Management Oversight Committee, revised the Economics Threshold in
1990, to include both a "fiscal impact" component and "economic
monitoring" component. Staff will be providing the GMOC with a report
during its current annual review which provides specific information in
response to the revised thresholds. Staff would recommend that, as part
of this review, GMOC be requested to provide recommendations as to any
further refinements in this standard.
20 -/0
Page 11, Item ')j)
Meeting Date 4/23/91
Summary
As noted earlier, the process of updating and refining the threshold standards is a continuous
one, and involves a variety of agencies, boards, and commissions, in addition to the Growth
Management Oversight Committee. Based on direction received from Council, staff will prepare
a specific work program to address those revisions and/or updates to the threshold standards
which Council considers to be of highest priority.
FISCAL IMPACT: Not applicable.
(agstmt.gm)
21>-11 I J() '/1
THIS PAGE BLANK
2.D -/2..
2.0c:ll
ORDINANCE NO. ~~L/-4'i?
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF CHULA VISTA, CALIFORNIA AMENDING TITLE 19
OF THE CHULA VISTA ZONING CODE BY ADDING
CHAPTER 19.09 FOR THE PURPOSE OF MANAGING THE
CITY'S GROWTH.
The city Council of the city of Chula Vista, California does
ordain as follows:
section 1. This Ordinance shall be known and may be cited as the
Growth Management Ordinance of 1991.
section 2. Title 19 of the Chula vista Zoning Code is amended by
the addition of Chapter 19.09, which Chapter shall read as
follows.
"
sections:
19.09.010
19.09.020
19.09.030
19.09.040
19.09.050
19.09.060
19.09.070
19.09.080
19.09.090
19.09.100
19.09.110
10.09.120
19.09.130
19.09.140
19.09.150
Chapter 19.09
Growth Management
Purpose and Intent.
Definitions.
Growth Management Program.
Quality of Life Threshold Standards.
Requirement for Public Facilities Finance
Plans, Air Quality Improvement Plans and
Water Conservation Plans.
Public Facilities Finance Plan Contents.
Public Facilities Finance Plan Preparation.
Public Facilities Finance Plan Review.
Public Facility Finance Plan.
Implementation.
Public Facility Finance Plan Amendment.
Exceptions and Exclusions.
Extensions of Prior Approvals.
Obligation to Pay Fees or Install
Improvements Required by any other Law.
Implementing Guidelines.
Council Actions, Fees, Notice.
J..D,/.J
19.09.160
19.09.170
Severability.
Facility Master Plan Reference Documents
19.09.010
Purpose and Intent.
A. It is the policy of the city of Chula vista to:
1. Provide quality housing opportunities for
all economic sections of the community;
2. Provide a balanced community with adequate
commercial, industrial, recreational and open space areas to
support the residential areas of the City;
3. Provide EHSHre that public facilities,
services and improvements meeting City standards exist or become
available concurrent with the need created by new development;
4. Balance the housing needs of the region
against the public service needs of Chula vista residents and
available fiscal and environmental resources;
5. Provide Ensure that all development is
consistent with the Chula vista general plan;
6. Prevent growth unless adequate public
facilities and improvements are provided in a phased and logical
fashion as required by the general plan;
7. Control the timing and location of
development by tying the pace of development to the provision of
public facilities and improvements to conform to the city's
Threshold Standards and to meet the goals and objectives of the
Growth Management Program.
8. Provide EHsurc that the air quality of the
City of Chula vista improves from existing conditions.
9. Provide EnSHre that the City of Chula vista
conserve water so that an adequate supply be maintained to serve
the needs of current and future residents.
B. Findinas.
The city Council of the City of Chula vista hereby
finds:
1. The demand for facilities and improvements has
outpaced the supply resulting in shortages in public facilities
and improvements including but not limited to streets, schools,
gm04(1) .wp
April 18, 1991
Growth Management Ordinance
Page 2
:;'t; .IY
libraries and general governmental facilities. These shortages
are detrimental to the public health, safety, and welfare of the
citizens of Chula vista.
2. Since 1986, the City of Chula vista has
been undertaking a comprehensive review of its General Plan. As
part of that review a consultant team prepared a comprehensive
report and recommendation to the City Council. That report was
subject to public hearings by both the Planning Commission and
City Council. Included were recommendations that no new
development should occur unless adequate public facilities are
available concurrently with need to serve the new development.
3. Prohibiting new development unless adequate
public facilities are available concurrently is consistent with
the City'S policy to provide housing opportunities for all
economic sectors of the community, because sufficient
opportunities for new housing continue to exist within the City
and this Chapter does not affect the number of houses which may
be built. In addition, development of housing for low and
moderate income persons and families would most likely occur in
areas of the City which are designated for highest development
priority.
4. Adoption of this Chapter will not adversely
affect the regional welfare. By orovidinq eRs~riR~ that adequate
and safe public facilities and improvements will exist to serve
all of the development in Chula vista and because many of these
facilities and improvements are used by persons residing in
neighboring areas and cities the safety and welfare of the whole
region is enhanced.
5. That the Growth Management Plan Traffic
Monitoring Report prepared in 1989 found that intersections
within areas in the developed portions of the city (as shown on
the figure contained in the Growth Management Program entitled
"potential development" prepared in 1990 for 1989 traffic counts
, denoting both areas of future development as well as existing
development), are operating in conformance with the adopted
Threshold Standards; and, that future large scale developments
planned for the area east of I-80S will require the provision of
major facilities including facility within the SR-125 corridor to
accommodate projected traffic and other needs of development in
accordance with the adopted Threshold Standards.
6. This chapter will further the policies,
goals and objectives set forth above, and will help eliminate the
public facility shortages identified above, by requiring
identification of all public facilities and improvements required
for development, by prohibiting development until adequate
grno4(1).wp
April 18, 1991
Growth Management Ordinance
Page 3
2-D-I$"
provisions for the public facilities and improvements are made
within the City, as herein provided and by giving development
priority to areas of the City where public facilities and
improvements are already in place.
19.09.020.
Definitions.
Whenever the following terms are used in this chapter
they shall have the meaning established by this section unless
from the context it is apparent that another meaning is intended:
A. "Available Facility and Service Capacity" shall be
determined by the Director of Planning using generally accepted
planning standards and criteria, including the Threshold
Standards established herein. Specific facility service capacity
shall be determined by subtracting from the total capacity for a
specific facility service, the demand of existing development
plus the demand that will be created by approved development.
B. "Development" means any land use, building or
other alteration of land and construction incident thereto.
C. "Discretionary planning approval" means any
permit, entitlement or approval issued under the authority of the
Zoning Chapter of the Chula vista Municipal Code, and any
legislative actions such as zone changes, general plan
amendments, sectional planning area plans or general development
plan approval or amendment.
D. "Facilities" means any schools, parks, corporation
yard or recreational areas or structures providing for fire,
library, traffic controls, streets and highways, including curbs
gutters and sidewalks, bridges, overcrossings, street
interchanges, flood control or storm drain facilities, sewer
facilities, water facilities, lighting facilities or other
governmental services, required to be identified in a public
facilities finance plan.
E. "Facility and Service Capacity" means the maximum
amount of development which could take place prior to increasing
the number or size of a Facility or the level of Service as
determined by applying the appropriate threshold standard.
F. "Growth Management Program" means a plan prepared
and approved according to section 19.09.030 which establishes
compliance with the Threshold Standards, as provided in section
19.09.040
"Project" means the activity for which either an
application for a sectional Planning Area Plan ("SPA") or a
Tentative Map has been or is required to be submitted and which
may be subject to discretionary approvals by the city.
gmo4(1) .wp
April 18, 1991
Growth Management Ordinance
Page 4
2o-lb
"Public Facilities Finance Plan" ("PFFP") means a
project specific public facilities finance plan prepared and
approved in accordance with section 19.09.050.
1. "Quality of Life Threshold Standards" means those
certain standards identified in Section 19.09.040 specifying the
facilities and services required to support the present and
future needs of the city.
J. "SPA Plan" means a sectional Planning Area Plan.
K. "Substantial compliance" means performance meeting
the intent of the parties with respect to the obligations imposed
pursuant to the PFFP.
19.09.030 Growth Manaqement Proqram.
A. To implement the City's General Plan and to
provide eHs~re that development does not occur unless facilities
and improvements are available to support that development, the
City Council shall adopt, by resolution, a Growth Management
Program. The program shall: Identify all facilities and
improvements necessary to accommodate land uses specified in the
General Plan and by the Zoning chapter of the Municipal Code"
specify size, capacity, service level and Threshold Standards for
each identified Facility; project total buildout development
levels and identify projected Facility and improvement needs;
provide a policy for timing the construction of each facility and
improvement; identify the financing method or methods for each
Facility and improvement.
B. The Growth Management Program will incorporate and
interpret the Threshold Standards as referenced in 19.09.040.
C. The Growth Management Program will incorporate the
Facility Master Plans for fire protection, schools, libraries,
parks, water, sewer, drainage, traffic, civic center, and
corporation yard. The Growth Management Program will also
address air quality and economic issues.
D. The Growth Management Program will incorporate a
defined public facilities development phasing policy. This
policy will inter-relate the timing, location, Facility capacity
limitations, and fiscal/economic considerations for each public
Facility and service identified in Section 19.09.040. This
phasing policy will insure that approved development has priority
to available public facility capacity and that developed areas of
the City have priority over undeveloped areas.
gmo4(1).wp
April 18, 1991
Growth Management Ordinance
Page 5
~()..11
E. The Growth Management Oversight commission should
annually review the Growth Management Program and prepare an
annual report and, upon doing so, shall submit such report to the
Planning commission and the City Council.
F. The City Council should annually review the
Growth Management Oversight commission annual report.
G. Amendments to the Growth Management Program may be
initiated by action of the Planning commission or City Council,
or upon request of an applicant. The City Council shall act on
the requested application.
19.09.040 Oualitv of Life Threshold Standards.
In order to provide eHSHFe that public facilities and
services, government and other utility services, and improvements
are adequate to meet present and future needs of the city, the
city Council hereby adopts Quality of Life Threshold Standards
for each Facility or improvement listed below.
A. Police.
1.
staffed police units
One" emergency calls
response time to all
minutes or less.
Emergency Response: Properly equipped and
shall respond to 84 percent of "Priority
within 7 minutes and maintain an average
"Priority One" emergency calls of 4.5
2. Respond to 62 percent of "Priority Two
Urgent" calls within 7 minutes and maintain an average response
time to all "Priority Two" calls of 7 minutes or less.
B. Fire and Emerqencv Medical.
1. Emergency response: Properly equipped and
staffed fire and medical units shall respond to calls throughout
the city within seven (7) minutes in 85 percent (current service
to be verified) of the cases (measured annually) .
C. Schools.
The city shall annually provide the two local school
districts with a 12 to 18 month development forecast and request
an evaluation of their ability to accommodate the forecast and
continuing growth. The Districts' replies should address the
following:
1.
Amount of current capacity now used or
committed.
gm04(1) .wp
April 18, 1991
Growth Management Ordinance
Page 6
2..D-/f
2. Ability to absorb forecast growth in
affected facilities.
3. Evaluation of funding and site availability
for projected new facilities.
4. Other relevant information the District(s)
desire(s) to communicate to the City and
GMOC.
The growth forecast and school district response
letters shall be provided to the GMOC for inclusion in its
review.
D. Libraries.
1. Population ratio: 500 square feet (gross) of
adequately equipped and staffed library facility per 1,000
population.
E. Parks and Recreation Areas.
1. population ratio:
neighborhood and community park land
per 1,000 residents.
Three (3) acres of
with appropriate facilities
F. Water.
Developer will request and deliver to the city a
service availability letter from the Water District for each
project.
G. Sewer.
1. Sewage flows and volumes shall not exceed
city Engineering Standards as set forth in the Subdivision Manual
adopted by City council Resolution Number 11175 on 2/12/83 as may
be amended from time to time.
2. The city shall annually provide the San
Diego Metropolitan Sewer Authority with a 12-18 month development
forecast and request confirmation that the projection is within
the city's purchased capacity rights and an evaluation of their
ability to accommodate the forecast and continuing growth, or the
City Engineering Department staff shall gather the necessary
data. The information provided to the GMOC shall include the
following:
gmo4(1).wp
April 18, 1991
Growth Management Ordinance
Page 7
20-/1
(A) Amount of current capacity now used or
committed.
(B) Ability of affected facilities to
absorb forecast growth.
(C) Evaluation of funding and site
availability for projected new facilities.
(0) other relevant information.
The growth forecast and Authority response letters
shall be provided to the GMOC for inclusion in its review.
H. Orainaqe.
1. storm water flows and volumes shall not exceed
City Engineering standards as set forth in the Subdivision Manual
adopted by city Council Resolution Number 11175 on 2/23/83 as may
be amended from time to time.
2. The GMOC shall annually review the
performance of the city's storm drain system to determine its
ability to meet the goals and objectives above.
1. Traffic.
1. City-wide: The Level of Service ("LOS")
at all intersections, city-wide, shall be "C" or better, with the
exception that LOS "0" may occur at signalized intersections for
a period not to exceed a total of two hours per day. city-wide
no intersection shall operate at LOS "E" or "F" as measured for
the average weekday peak hour.
2. West of Interstate 805: Those signalized
intersections which do not meet Standard #1 above may continue to
operate at their 1987 Level of Service, but shall not worsen.
3. City-wide:
4. Notes to Traffic Standards:
(A)
average weekday peak hour,
circumstance variations.
LOS measurements shall be for the
excluding seasonal and special
(B) The measurement of LOS shall be by
the ICU (intersection Capacity Utilization) calculation utilizing
the city's published designs standards Policy adopted by City
Council Resolution Number 15349 on 10/17/89 as may be amended
from time to time.
gmo4(1).wp
April 18, 1991
Growth Management Ordinance
Page 8
~o-.2()
(C) The measurement of LOS at City
arterials and freeway ramps shall be a growth management
consideration in situations where proposed developments have a
significant impact at interchanges.
implemented
established
(D) Circulation improvements should be
prior to anticipated deterioration of LOS below
standards.
J.
Air Quality.
The City shall anually provide the San Diego Air
Pollution Control District with a 12 to 18 month development
forecast and request an evaluation of its impact on current and
future air quality management programs, along with recent air
quality data. The growth forecast and APCD response letters shall
be provided to the GMOC for inclusion in its review.
K. Economics.
The GMOC shall be provided with an annual report
prepared by staff which addresses the economic condition of the
City and its residents, including a 12 to 15 month development
forecast and an evaluation of its anticipated economic effects.
The report will include statistics and data relevant to the
economic well being of residents in general (e.g., income level,
average home price, etc.), the vitality of local business (e.g.,
number of business licenses, commercial vacancy and lease rates,
etc.), and significant fiscal changes over the past year. The
Committee will evaluate the apparent economic effects of local
development policy decisions and report any adverse impacts or
recommended policy adjustments.
L. Amendments and Supplemental Thresholds.
The standards may be amended from time to time on
approval of the City Council. The Growth Management Commission,
following its annual review of the program, may make suggestions
on proposed recommendations to the City Council. Further, City
council may supplement each Threshold Standards and adopt
procedures for its implementation through its Growth Management
Program and Facility Master Plans.
19.09.050 Requirement for Public Facilities Finance Plans.
Air Oualitv Improvement Plans. and Water Conservation Plans.
A.
Public Facility Financing Plans.
gmo4(1) .wp
April 18, 1991
Growth Management Ordinance
Page 9
~ /) - ~I
No application for a SPA Plan, or, if a SPA Plan is not
required, no application for a Tentative Map, shall be deemed
complete or accepted for review unless:
(1) It is accompanied by an PFFP which
has been approved by the city; or
(2) An PFFP which includes the Project has
already been initiated; or
(3) The applicant initiates the
preparation of an PFFP.
The PFFP may be waived by the City Council upon a showing that
there are no public service, facility or phasing needs warranting
the preparation of an PFFP.
B. Air Quality Improvement Plans.
No application for an SPA Plan, or, if an SPA Plan is
not required, no application for a Tentative Map, shall be deemed
complete or accepted for review unless:
1. It is accompanied by an Air Quality
Improvement Plan which has been approved by the
city; or
2. An Air Quality Improvement Plan which
includes the project has already been initiated;
or
3. The applicant initiates the preparation of
an Air Quality Improvement Plan in such form
and/or containing such information including maps,
drawings, diagrams, etc., as the City Planning
Director shall require.
C. Water Conservation Plans.
No application for an SPA Plan, or, if an SPA Plan is
not required, no application for a Tentative Map, shall be deemed
complete or accepted for review unless:
1. It is accompanied by a Water Conservation
Plan which has been approved by the city; or
2. An Water Conservation Plan which includes
the project has already been initiated; or
gmo4(1).wp
April 18, 1991
Growth Management Ordinance
Page 10
~O-22
3. The applicant initiates the preparation of
a Water Conservation Plan in such form and/or
containing such information including maps,
drawings, diagrams, etc., as the city Planning
Director shall require.
D. No SPA Plan, nor any Tentative Subdivision Map
shall be approved or deemed approved, without an approved PFFP,
an approved Air Quality Improvement Plan and a Water Conservation
Plan. To provide ensure consistency and implementation of said
Plans, the City Council may impose any condition to the approval
of a SPA Plan or Tentative Subdivision Map necessary to implement
the PFFP, the Air Quality Improvement Plan, the Water
Conservation Plan, the Growth Management Program, or the Master
Facility Plans.
E. No final map shall be approved until all of the
conditions of the PFFP, the Water Conservation Plan or the Air
Quality Plan have been met, or the Project applicant has provided
adequate security to the city that said Plans will be
implemented.
F. No other discretionary planning approvals shall be
granted unless the city Council finds that the Project is
consistent with an approved PFFP, an Air Quality Improvement
Plan, and a Water Conservation Plan.
G. No building permit shall be issued unless the
permit is consistent with any applicable PFFP, the Air Quality
Improvement Plan and the Water Conservation Plan and all
applicable fees, including but not limited to, development impact
fees, traffic impact fees, drainage fees, school fees, park fees,
sewer fees, water fees, or other development fees adopted by the
city Council have first been paid or provision for their payment
has been made to the satisfaction of the city Council.
H. No development shall occur in a PFFP area if the
demand for any public facilities or improvements exceeds capacity
and it is not feasible to increase capacity prior to completion
of development unless means, schedule and financing for
increasing the capacity is established through the execution of a
binding Agreement providing for installation and maintenance of
such facilities or improvements in advance of City's phasing
schedule.
19.09.060 Public Facilities Finance Plan Contents.
A. A PFFP shall contain a complete description of the
proposed development project and a complete description of all
public facilities included within the boundaries of the Plan as
gmo4(1).wp
April 18, 1991
Growth Management Ordinance
Page 11
20-~
defined by the Director of Planning. The Plan shall contain a
description of the individual and cumulative impacts of the
proposed development on the community as it relates to the Growth
Management Program, the specific Facility Master Plans and the
Threshold Standards.
B. The PFFP shall consist of maps, graphs, tables,
and narrative text and shall be based upon the General Plan and
zoning applicable within the area of impact. The PFFP shall be
consistent with the Growth Management Program and Threshold
standards and shall implement the Growth Management Program
within the area.
C. The boundaries of the PFFP shall be established by
the city at the time a SPA Plan or Tentative Map is submitted by
the applicant. The boundaries shall be based upon the impact
created by the Project on existing and future need for
facilities. The project boundaries will correlate the proposed
development project with existing and future development proposed
for the area of impact to cnaurc provide for the economically
efficient and timely installation of both onsite and offsite
facilities and improvements required by the development. In
establishing the boundaries for the PFFP, the city shall be
guided by the following considerations:
1. Service areas or drainage or sewer basins
which serve the Project;
2. Extent to which facilities or improvements
are in place or available;
3. ownership of property;
4. Project impact on public facilities
relationships, especially the impact on the city's planned major
circulation network;
5. Special district service territories;
6. Approved fire, drainage, sewer, or other
facilities or improvement master plans.
D. The boundaries shall be established by resolution
after a public hearing notice of which is given pursuant to
section 19.12.070.
E. The PFFP shall show how and when the Facilities
and Services necessary to accommodate development within the area
will be installed or financed:
gmo4(1).wp
April 18, 1991
Growth Management Ordinance
Page 12
').0 - ;z 'I
1. Police
2. Fire/EMS
3. Schools
4. Libraries
5. Parks and Recreation
6. Water
7. Sewer
8. Drainage
9. Traffic
10. civic Facilities
11. corporation Yard
F. The PFFP shall include the following information
with regard to each facility and service listed in subsection E:
1. List of Facilities and Services
A list or schedule of facilities and service
requirements correlated to individual development projects within
the area.
2 . Inventorv
An inventory of present and future requirements
for each facility and service based upon the Threshold Standards.
The inventory shall include life cycle cost ("LCC") projections
for each element in 19.09.060(E) above as they pertain to city
fiscal responsibility. The LCC projections shall be for
estimated life cycle for each element analyzed. The model used
shall be able to identify and estimate initial and recurring life
cycle costs for the above elements. Because requirements for
certain facilities and services may overlap plan boundaries, the
plan shall address the need for coordination and shall propose a
coordination plan for facilities and services extending from one
project boundary area to another. Cost estimates for funding
public facilities and services directly related to the impact
created by the Project as well as for proposals for funding
existing deficiencies required by the project prior to the
phasing schedule set forth in the Growth Management Program shall
be included. It must be shown that development in the area will
not reduce the existing facilities or services capabilities
within the Project boundaries or create facilities or
improvements shortages in other areas or reduce capability in
any area below the Threshold Standard which is established
pursuant to section 19.09.040. The growth inducing impact of the
out of area improvements shall be assessed and mitigation
provided if appropriate to the satisfaction of the city council.
gmo4(1).wp
April 18, 1991
Growth Management Ordinance
Page 13
'}./)-2'S
3. Phasinq Schedule
A phasing schedule, which complies with the
adopted development phasing policy as set forth in the Growth
Management Program and the Threshold Standards which establishes
the timing for installation or provision for facilities and
services required by the project. The phasing schedule shall
ensure provide that development of one area will not utilize more
than the area's prorata share of facility or service capacity
within the projected service area of a facility unless sufficient
capacity is ensured for other areas at the time of development.
The phasing schedule shall include a schedule of development
within the area and a cash flow analysis for financing of
facilities and services for the PFFP area. The phasing schedule
shall identify periods where the demand for facilities and
improvements may exceed the capacity and provide a plan for
eliminating the shortfall. If a Project cannot demonstrate
consistency with the phasing schedule, the PFFP must demonstrate
to the city's satisfaction, how facilities required for the
Project in advance of the phasing schedule as set forth in the
Master Plan will be provided. If no Facility Master Plan or
Threshold Standards exists for a particular facility, the PFFP
for the project must demonstrate how that facility will be
provided and financed in a phased and timely manner.
4. Financinq Plan
A financing plan establishing specific methods of
funding each facility and service identified in the PFFP which
allocates the cost to the various properties within the plan
area. The plan shall identify those facilities and services
which would otherwise be provided as a requirement of processing
a development project (i.e. requirements imposed as a condition
of a development permit) or provided by the developer in order to
establish consistency with the General Plan, Growth Management
Program, Facility Master Plans or this section, and those
facilities and improvements for which new funding methods which
shall be sufficient to ensure that funds are available to
construct or provide facilities or services when required by the
phasing schedule for the Project. Where facilities or services
are required for property within the PFFP area, other than the
Project, the phasing plan shall identify those other properties
and the PFFP for each property shall be coordinated.
coordination, however, shall not require identical funding
methods.
G. The PFFP shall establish the proportionate share
of the cost of facilities and services identified in the Growth
Management Program and the Master Facilities Plans attributable
to the development of each property in the PFFP area.
gmo4(1) .wp
April 18, 1991
Growth Management Ordinance
Page 14
~.~
H. In the event that an applicant provides private
financing for public facilities or services to service a project
in advance of the normal time frame for constructing such
facilities, the approval of credits against any city fees for
such advanced private financing may be postponed until the
estimated time of such construction as specified in the specific
Facility Master Plan or the City's capital Improvement Program
budget. In lieu of a Facility Master Plan phasing schedule, such
determination shall be made by the City Council after reviewing
information from the Planning Director, City Engineer, Finance
Director, and Deputy city Manager. In no event shall a developer
receive interest on funds for providing public facilities or
services in advance of the City's schedule. The developer shall
also become responsible for the maintenance and operation costs
associated with the early construction of said facility. No
repayment will be made to the developer for the funds provided
for maintenance and operational costs. All repayments will be
considered in accordance with the City's projected construction
dates for said facilities.
I. Assessment districts requested by the developer
shall not be given credit for facility fees when a facility is
constructed above the standards established by the respective
facility master plan or standards imposed as conditions on the
approval of the project by the city Council.
J. A fiscal analysis/economic impact report shall be
provided identifying capital budget impacts on the City as well
as maintenance and operation costs for each proposed phase of
development. The report shall include an analysis of the Project
impact on school districts and water agencies as well as the life
cycle analysis set forth in Section F.2. Each year during the
development of the Project, the Director of Planning may require
the applicant to provide the city with an updated fiscal impact
report reflecting the actual revenue and expenditure impacts
based upon the development of the Project. The project shall be
conditioned to provide funding for periods where expenditures
exceed projected revenues.
K. Developer contributions shall not be required as a
source of funding for that proportion of the cost of any facility
or service that is needed to reach Threshold Standards due to the
demands created by existing development.
19.09.70 Public Facilities Finance Plan Preparation.
(A.) An PFFP, an Air
Water Conservation Plan may be
SPA Plan or Tentative Map.
Quality Improvement Plan, and a
processed concurrently with the
gmo4(1).wp
April 18, 1991
Growth Management Ordinance
Page 15
").1)-1. 7
with the
the time
B. A PFFP may be
Planning Director.
any application for
initiated by filing
The applicant shall
a PFFP is accepted.
an application
pay a deposit at
C. A PFFP for a project shall be prepared by the
city, or a consultant selected by the City, according to the
procedures established by this section.
D. The cost of PFFP preparation shall be advanced to
the city by the applicant and any participating owner or owners
prior to PFFP preparation.
19.09.080 Public Facilities Finance Plan Review.
A. PFFP's shall be reviewed according to the
following procedure:
1. A completed PFFP complying with this
chapter, and accompanied by a processing fee in an amount
established by City Council resolution, may be submitted to the
Planning Director for processing. If the Planning Director
determines that the plan complies with the provisions of this
Chapter, the Director shall accept the PFFP for review. Once the
PFFP has been reviewed and complies with the provisions of this
Chapter, it shall be set for public hearing before the Planning
commission together with the accompanying development plan.
2. The hearing shall be noticed according to
the provisions of section 19.12.070. A staff report containing
recommendation on the PFFP shall be prepared and furnished to the
public, the applicant, and the Planning commission prior to the
hearing.
3. The Planning commission shall hear and
consider the application and shall by resolution prepare
recommendations and findings for the City Council. The action of
the Commission shall be filed with the City Clerk, and a copy
shall be mailed to the applicant.
4. When the Planning commission action is
filed with the City Clerk, the Clerk shall set the matter for
public hearing before the City Council. The hearing shall be
noticed according to the provisions of section 19.12.070.
5. The city Council shall hear the matter, and
after considering the findings and recommendations of the
Planning commission, may approve, conditionally approve, or deny
the plans. The City council may include in the resolution
adopting the PFFP any fees or facilities improvement requirements
gmo4(1).wp
April 18, 1991
Growth Management Ordinance
Page 16
~o-~
provided for in City ordinances in order to implement the Growth
Management Program, the Master Facility Plans and the PFFP.
B. A PFFP may be amended following the same
procedures for the original adoption.
19.09.090 Public Facilitv Finance Plan Implementation.
A. The city Manager shall monitor the development
activity for each PFFP and shall require the preparation of an
annual report by the applicant consisting of maps, graphs,
charts, tables and text and which includes a developmental
activity analysis, a facilities and improvements adequacy
analysis, a facility revenue/expenditure analysis and any
necessary amendments to the PFFP, if necessary.
B. In the event that the city council finds that the
Project is not in substantial compliance with the PFFP as
modified or amended, the developer shall be deemed to be in
default and no further building or development permits shall be
issued and development shall cease.
19.09.100 Public Facilitv Finance Plan Amendment.
A.
entitlement or
designation or
Adoption of a PFFP does not establish any
right to any particular general plan or zoning
any particular development proposal.
B. The city council shall annually review the PFFP
Report prepared by the applicant at the time it considers the
Growth Management Oversight commission Annual Report.
C. If, the city Manager determines that facilities or
improvements within a PFFP are inadequate to accommodate any
further development within that area the City Manager shall
immediately report the deficiency to the Council. If the city
council determines that such events or changed circumstances
adversely affects the health, safety or welfare of city, the City
may require the amendment, modification, suspension, or
termination (hereinafter "change") of an approved PFFP. If the
City requires such change, the City shall (i) give Notice to
applicant or owner of (a) City's intended action to change the
PFFP, and (b) the reasons and factual basis for city's
determination; (ii) give Notice to the applicant or owner at
least thirty (30) days prior to the hearing Date, of the time and
place of the hearing; and (iii) hold a city council hearing on
the determination, at which hearing the applicant or owner shall
have the right to present witnesses, reports, and oral and
written testimony. Prior to approving any change, the city shall
find that: (i) the circumstances were unknown or that the
gmo4 (1) . wp
April 18, 1991
Growth Management Ordinance
Page 17
2/)-2.f
circumstances have changed; and, (ii) the health, safety or
welfare of the community require the change of the PFFP. This
provision shall neither limit nor expand the rights of
liabilities of either of the Parties with respect to the PFFP or
the Development of the Property.
If, after notice and hearing, the Council determines
that a deficiency exists then no further building or development
permits shall be issued within the affected area, and development
shall cease until an amendment to the applicable PFFP which
mitigates the deficiency is approved by the City Council.
D. The city Council may initiate an amendment to any
PFFP at any time if in its discretion it determines that an
amendment is necessary to provide eRsure adequate facilities and
improvements and subsequent permits will be conditioned on
conformance.
19.09.110 Exceptions and Exclusions.
A. Buildinq Permits for Approved Proiects.
Building permits will be issued for Projects for which
all required development permits were issued or approved on or
before the effective date of the General Plan Update adopted
July 11, 1989, and upon payment of all required fees, except that
Projects with SPA Plans or Tentative Maps approved after July 11,
1989, and prior to the effective date of this ordinance shall not
be issued building permits until an Air Quality Improvement Plan
and a Water Conservation Plan has been approved by the City
Council. Nothing in this paragraph shall alter or amend the
terms and conditions of any Development Agreement entered into
between the City and a developer.
B. Developed Portions of City.
It is the policy of the City to encourage
development in areas where public facility thresholds are met
before allowing development in areas where facilities and
improvements are not assured to meet the needs of such
development. Accordingly, pursuant to the findings in
section 19.09.010 of this Ordinance, that adequate facilities
within the developed portions of the City as shown in the figure
of the Growth Management Program as referenced in 19.09.010 B5,
or their successor provisions, are operating in conformance with
adopted threshold standards, those portions of the city shall be
exempt from the provisions of this Ordinance requiring the
preparation of a PFFP, Air Quality Improvement Plan, or a Water
Conservation Plan.
gmo4(1).wp
April 18, 1991
Growth Management Ordinance
Page 18
~D.~
C. Exclusions.
Development projects which consist of facilities,
or structures constructed by a city, county, special district,
state, or federal government or any agency, department, or
subsidiary thereof for governmental purposes are excluded from
the provisions of this chapter. To the extent that the City has
authority to regulate such development projects, such projects
shall not be exempt. This exclusion shall not apply to
development projects to which a possessory interest tax would be
applicable.
19.09.120 Extensions of Prior Approvals.
After approval of an applicable PFFP for a development
project, an extension of the expiration date of a tentative
subdivision map may only be granted if the project is in
conformance with the PFFP and the Growth Management Program. The
extension may be conditioned on such matters as the city deems
just, including, but not limited to, compliance with the
applicable public facilities finance plan.
19.09.130 Obliaation to Pav Fees or Install Facilities
Reauired bv any other Law.
Nothing in this chapter shall be construed as relieving a
builder, developer or subdivider from any requirement to provide
public facilities, to dedicate property or to pay fees, which
requirement is imposed pursuant to this Code or pursuant to any
City Council policy.
19.09.140 Implementina Guidelines.
The City Council may adopt any guidelines it deems
necessary to implement this chapter, including a Growth
Management Program or Master Facility Plan.
19.09.150 Council Actions. Fees. Notice.
A. Whenever this chapter requires or permits an
action or decision of the City Council, that action or decision
shall be accomplished by resolution.
B. The City Council shall establish application and
processing fees for the submission and processing of public
facilities financing plans.
C. Whenever written notice is required to be given to
property owners under this section the notice shall be mailed by
gmo4(1).wp
April 18, 1991
Growth Management Ordinance
Page 19
"0- 31
first class mail to the owners shown on the last equalized
assessment roll.
19.09.160 Severabilitv.
If any section, subsection, sentence, clause or phrase
of the ordinance codified in this chapter is for any reason held
to be invalid or unconstitutional by the decision of any court of
competent jurisdiction, such decision shall not affect the
validity of the remaining portions of the ordinance codified in
this chapter. The city Council declares that it would have
passed the ordinance codified in this chapter and each section,
subsection, sentence, clause and phrase thereof, irrespective of
the fact that any part thereof be declared invalid or
unconstitutional.
A. Police
19.09.170 Facilitv Master Plan Reference Documents
B. Fire/EMS
C. Schools
D. Water
E. Sewer
F. Libraries
G. Parks &
Recreation
H. Drainage
gmo4(1) .wp
April 18, 1991
"A master Plan for the Chula vista civic
Center Solving City Space Needs Through
Year 2010," dated May 8, 1989
"Fire station Master Plan," dated March
23, 1989
Sweetwater Union High School District -
Sweetwater Union High School District
Long Range Comprehensive Master Plan,"
dated November 1984
Sweetwater - "Sweetwater Authority Water
Master Plan," dated December, 1989
"City of Chula vista Wastewater Master
Plan," dated July 19, 1989
"Chula vista Public Library Master Plan.
Facility Planning to the Year 2010,"
dated April 30, 1987
There is no existing detailed master
plan. The Chula vista General Plan
Parks and Recreation Element dated July,
1990 serves as the parks master plan
"City of Chula vista Public Facilities
Plan Flood Control Summary Report, dated
March 1989 (Phase II)"
Growth Management Ordinance
Page 20
7-0- 32.
1. Traffic
"East Chula vista Transportation Phasing
Plan," approval date pending
J. Air Quality No local Master Plan exists for Air
Quality. The Air Pollution Control
District is updating the Air Quality
Maintenance Program to comply with the
California Clean Air Act."
section 3. This ordinance shall be in full force and effect on
the 30th day after the final adoption hereof by the City Council
on the affirmative vote of three of its members.
Presented by:
;:re;, as
Bruce M. Boo
City Attorn y
Robert Leiter
Director of Planning
gm04(1).wp
April 18, 1991
Growth Management Ordinance
Page 21
~-J3 / ~t> -31
THIS PAGE BLANK
J.O . 3 t/
RESOLUTION NO. liD 10 L
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA ADOPTING THE GROWTH MANAGEMENT
PROGRAM
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, the Growth Management Element as adopted by the
Council on April 17, 1990 is Part I of an overall Growth
Management Program designed to implement a comprehensive public
facilities phasing and financing system that is tied to the
Threshold standards and Facility Master Plans including the
Transportation Phasing Plan recently completed by Engineeing; and
WHEREAS, Part II of this overall program is the Growth
Management Program and Implementation Ordinance; and
WHEREAS, the Environmental Review Coordinator conducted
an Initial Study, Is-9l-20, of potential environmental impacts
associated with the implementation of the project and concluded
that there would be no signifciant environmental impacts, and
recommends adoption of the Negative Declaration issued on
IS-9l-20; and
WHEREAS, on January 31, 1991,
Oversight Committee reviewed the Growth
concurred with the staff recommendations;
the Growth
Management
and
Management
Program and
WHEREAS, on February 11, 1991 the Resource Conservation
Commission voted unanimously to support the Growth Management
Program with the following exceptions:
1. That the threshold standards for Water, School, Air
Quality and Economics should be made more measurable.
2. That the City should send letters to the appropriate
legislators to allow the city to establish a specific measurable
School threshold standard.
3. That specific standards be established for Civic
Facilities and Corporation Yard within the next six months; and
WHEREAS, on February
voted unanimously to support
amendment to include life
facilities.
13, 1991, the Planning Commission
the staff recommendation with one
cycle cost analysis of public
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula vista does hereby adopt the Growth Management
Program, on file in the office of the City Cler
Robert A. Leiter, Director~of Bru2ceDM_.~B~ooJ20aa
Planning
8723a
Attorney
Presented by
THIS PAGE BLANK
2{)-31o
ORDINANCE NO. ~tJ"7
AN ORDINANCE OF THE CITY OF CHULA VISTA
ADDING CHAPTER 2.40 TO THE CHULA VISTA
MUNICIPAL CODE RELATING TO CREATION OF
THE GROWTH MANAGEMENT OVERSIGHT
COMMISSION
The City Council of the City of Chula Vista does ordain as follows:
Section 1. That Chapter 2.40 is added to the Chula Vista Municipal Code to read as
follows:
Chapter 2.40
GROWTH MANAGEMENT OVERSIGHT COMMISSION
Section 2.40.010 Creation.
There is hereby created a Growth Management Oversight Commission (Commission).
Section 2.040.020 Purpose and Intent
It is the purpose and intent of the City Council in establishing the Commission is to
create an advisory body to provide an independent annual review of the effectiveness of
the General Plan regarding development issues. The Commission should use the
threshold criteria to make determinations regarding the impact of development on the
"quality of life" in Chula Vista, publish fmdings and make recommendations thereon.
Section 2.40.030 Functions and Duties
The functions and duties of the Commission shall be as follows:
A. Consider the quality of life threshold standards set forth in the Growth Management
Plan (and, when adopted, in the new Growth Management Ordinance) an and make
determinations, or recommendations, as appropriate, regarding the following:
1. Whether the thresholds have been complied with, on both a project and cumulative
basis;
GMOCORD.DOC Creating Grwth Mgmt Commission
13 31 ;i!O - 37 3/21191Page I
2. Whether each threshold is appropriate for its goal;
3. Whether any new threshold should be adopted for any issue;
4. Whether any new issues should added to, or deleted from the thresholds analysis
group;
5. Whether the City has been using fees and funds derived from developers for the
intended purpose;
6. Whether enforcement is being achieved.
B. Annually, on or before June 30, make and publish its findings and
recommendations, including those for imposition of a moratorium, or formal
"Statements of Concern" regarding water, sewer, schools, and air quality thresholds.
C. The Commission's annual report shall be forwarded for City Council in a timely
manner through the Planning Commission, and, as to those thresholds affecting the
Montgomery area, the Montgomery Planning Committee.
D. Annually review implementation of the Growth Management Element of the
General Plan and the Growth Management Program. Such review shall include the
adequacy of master facility plans to account for the effective use of public facilities
required by future growth in connection with the planning and phasing of development
projects.
Section 2.40.040 Membership.
A. Number of Members.
The Commission shall consist of nine (9) Voting Members, a Staff Ex-officio
Member and up to three (3) General Ex- officio Members.
B. Designation of Members.
1. Voting Members.
The Voting Members shall be appointed by the City Council from the qualified
electors of the City, one (1) each of whom shall be appointed from a classification
consisting of residents of the four residential general plan areas (Central City,
Montgomery/Otay, Sweetwater/Bonita, and the Eastern Territories) and who shall, at
the time of their appointment reside in their respective area; one (1) each representing,
respectively, local educational, development, environmental, and business interests and
who shall, throughout their term, maintain their residency and elector status; and one
(1) of whom shall be a member of the Planning Commission.
GMOCORD.DOC Creating Grwth Mgmt Commission
3/21/91Page 2
" 3- 3~ ,2b-!J
2. Staff Ex-officio Member.
The City Manager or his/her designate representative shall be an ex-officio
member of the commission, who shall not be required to be a qualified elector of the
City, but who shall have no vote ("Staff Ex-officio Member").
3. General Ex-Officio Members.
The City Council, or its designee, may appoint not greater than three (3)
additional ex-officio members of the Commission, who shall not be required to be
qualified elector(s) of the City, but any such appointed ex-officio members shall have
no vote ("General Ex-Officio Member").
Section 2.30.050 Term of Office.
A. Term of Office--All Classes of Members.
1. Post-Initial Terms.
Except as otherwise provided in this Subsection A, the term of office of all
members, and all classes of members, of said Commission shall be for a nominal
period of four (4) years, and shall terminate on June 30th of the fourth year of their
term, unless they shall otherwise sooner resign, die, become disqualified or
incompetent to hold Office.
2. Initial Terms of Voting Members.
Notwithstanding subsection A.l., the Initial Terms shall commence upon
appointment and shall conclude, for two (2) Voting Members on June 30, 1992; for
two (2) Voting Members on June 30, 1993; for two (2) Voting Member members on
June 30, 1994; and for two (2) Voting Members on June 30, 1995, unless they shall
otherwise sooner resign, die, become disqualified or incompetent to hold Office. The
Planning Commission position shall have no set term; the Planning Commission has the
discretion to change its representative annually, except that no individual member may
serve more than four (4) consecutive years.
a. Assignment to Initial Terms by Lot.
I~
GMOCORD.DOC Creating Grwth Mgmt Commission
3/21191Page 3
33
,20- 31
Voting Members shall be assigned to Initial Terms by lot at the first
regular meeting at which all Voting Members are present, but in any event not later
than the third month after initial appointment of the 9th Voting Member.
3. General Ex-officio Member.
The term of General Ex-officio members shall be for a period of four years
from the time of appointment.
4. Staff Ex-officio Member.
The term of the Staff Ex-officio Member shall be indefinite.
5. Holdover Office.
Notwithstanding the end of any Member's Initial Term or Post-initial Term as
herein provided, a Member, other than the Staff Ex-officio Member, shall be permitted
to continue to exercise the privileges of his former Office after the end of his term until
the Office to which he was assigned is fIlled by his re-appointment or by the
appointment of a qualified successor to his Office.
6. Vacancies.
Notwithstanding the term of Office to which a Member is assigned, said Office
shall be deemed vacant upon any of the following events ("Event of Vacancy"):
a. The death or disability of said Member that renders said Member
incapable of performing the duties of his Office.
b. The termination of his status as Member of the Commission or the
classification he was assigned to represent on the Commission.
c. The member's conviction of a felony or crime involving moral
turpitude.
d. The member's absence from three (3) regular, consecutive meetings
of the Commission, unless excused by majority vote of such board or commission
expressed in its official minutes.
GMOCORD.DOC Creating Grwth Mgmt Commission
13 - ~ tf ~O -tftJ 3/21191Page 4
e. The member's has submitted his resignation which resignation has
been accepted by the City Council.
f. The membership has been terminated by a majority vote of the City
Council.
Upon the occurrence of an Event of Vacancy as hereinabove listed, the City Council
shall so declare the Office to be vacant, and shall expeditiously take such steps as are
necessary to fill said vacancy.
B. Number of Terms.
1. Voting Members.
a. No Voting Member shall be appointed to more than two (2) terms
except as herein provided.
b. A Voting Member assigned to an Initial Term of less than two (2)
years may be appointed at the natural expiration of their Initial Term to two (2) terms
in addition to their Initial Term. A Voting Member who currently occupies an Office
under an Initial Term may not be appointed to fill the Unexpired Term of another
Office which has become vacant.
c. A Voting Member appointed to the Commission to fIll the unexpired
term of an Office of a Voting Member which has become vacant ("Unexpired Term")
which has less than two (2) years remaining on said Unexpired Term, may be
appointed to two (2) terms in addition to their Unexpired Term. A Voting Member
who currently occupies an Office may not be re- appointed to fill the Unexpired Term
of another Office which has become vacant.
d. Any member may be re-appointed after two (2) successive years of
not serving on the Commission in any Office or Membership capacity--Voting, General
Ex-officio or Staff Ex-officio.
2.General Ex-officio Members.
GMOCORD.DOC Creating Grwth Mgmt Commission
-1''3 - ~ .20 - 'II 3/21191Page 5
A. General Ex-()fficio member may be reappointed without limitation as to
number of terms.
3. Staff Ex-()fficio Member.
The Staff Ex-()fficio member shall serve at the pleasure of the City Council.
Section 2.40.060 Operation of Commission.
A. Time of Meetings.
1. "Organizational Meeting". Among such other meetings as the Commission
may desire to have, the Commission shall meet not later than in the first week of
January each year ("Organizational Meeting"), and thereupon shall do the following:
a. Select a Chairperson and a Vice Chairperson from among its Voting
Members to serve for a period of one (1) year.
b. Assign such duties to its members as it determines may be necessary.
c. Deliberate upon agenda issues for further deliberation and discussion
by the Commission.
2. Other Meetings. The Commission shall meet at such other times as it shall
establish by majority vote, or at such time as the Chairperson thereof may call, or at
such times as a majority of the members thereof may call a meeting.
B. Place of Meetings.
Unless the Commission shall otherwise establish another regular place for its
meetings and advise the City Clerk accordingly, the Commission shall meet in the
Council Conference Room in the Administrative Building at the City Hall Complex
located at 276 Fourth Avenue, Chula Vista, or at such other place as may be posted
upon the door of said Conference Room at least thirty (30) minutes in advance of the
Meeting.
GMOCORD.DOC Creating Grwth Mgmt Commission
_~ ,2/)-'12. 312119lPage 6
C. Conduct of Meetings.
The meetings of the Commission, and notice thereof, shall be governed by the
same rules and regulations by which the City Council is bound in the conduct of public
meetings.
D. Quorum.
Five Voting Members shall constitute a quorum for the transaction of business.
E. Resolutions.
The affirmative vote of a majority of the entire membership shall be required
for the pa~Sllge of any resolution of the Commission.
F. Reports and Recommendations.
All reports and recommendations shall be made in writing.
G. Staff Support.
All officers and department heads shall cooperate with and render reasonable
assistance to the Commission. The City Manager may make available staff and clerical
support to the Commission to fulfill its functions and duties, provided such staff and
clerical support is available.
H. Rules and Regulations.
The Commission may make such rules and regulations not inconsistent with the
provisions of this Chapter.
Section 2: This ordinance shall take effect and be in full force on the thirtieth day from
and after its adoption.
Approved as to form by:
Presented by:
tLt1t.4rP
Bruce M. Boogaard,
City Attorney
Robert A. Leiter
t3 - :) -") 2D.~.3
GMOCORD.DOC Creating Grwth Mgmt Commission
312119lPage 7
THIS PAGE BLANK
ZO .. (1'1
\
\
#tJ:>
J
,
ATTACHMENT 1
~D -'15
-. ~
Attachment 1
Responses to Comments Regarding
the Draft Growth Management Program
. . and Preliminary Transportation Phasing Plan Report
The following comments address each response submitted to the City as requested at
the City Council\Planning Commission Workshop on August 30, 1990. Where changes
will be made to either report, as a result of the specific comment received, it is
indicated in the response.
Each response or letter received is attached. In the left hand margin of the attached
comments is a number which corresponds to the response provided below.
Sun bow
Transportation Phasing Plan - Preliminary Report
1. Calibration - A cordon line analysis was conducted. The model predicted
146,000 trips on the City's streets east of 1-805 and 142,000 were measures in
1990. This represents a 3 percent variation which is well within acceptable
limits. (See Appendix B of the report for further details)
The calibration process was reviewed and discussed with a technical group of
traffic engineers (your traffic engineering consultant included) as it was being
done. This group reviewed the process and the specific data generated from the
various calibration model runs. The re-calibration of the transportation model
was completed with a high degree of accuracy. There is no need to do further
analysis.
2. Roadway Performance System Testing - The information requested here was
provided to your traffic engineering consultant as previously requested during
a technical traffic consultants meeting. This information will be documented
in the technical appendix to the final report.
3. Approved Projects Test - There is a comment that incorrect network
assumptions were made along Telegraph Canyon Road between 1-805 and Crest
Drive/Oleander Avenue. WiIldan Associates at the direction of City staff, has
reviewed these network loading assumptions. The model has been manually
adjusted to reflect the new network assumptions.
1
,;)IJ-l/Ip
A more detailed analysis was conducted at the Telegraph Canyon Road\Crest
Drive\Oleander Avenue intersection with approved projects and Rancho Del
Rey SPA ill conditions. This analysis incorporated observed interaction
between commercial land uses on the north side of Telegraph Canyon Road
and observed intersection operations. Although the traffic volumes are reduced,
there is still a projected problem at this location.
Technical data being prepared for Rancho Del Rey SPA II shows that with
mitigation this problem can be corrected. A similar analysis at H Street as
suggested would not change the traffic volume information.
The comment regarding the use of enhancements at key intersections was to
indicate that the Circulation Element provides a different level of analysis and
that the volumes shown in the Element to determine level of service can not be
directly transferred to the analysis contained in the T.P.P. It is anticipated that
special enhancements to intersections may be considered as part of the
Sectional Planning Area Plan review.
4. Developer Phasing Year 1994 and 1995 Test - The data requested will be
incorporated into the technical appendix of the final report. This information
was reviewed and discussed during the technical traffic consultant meetings.
5. Additional Transportation Analysis - It is recommended in your comments that
additional testing be undertaken regarding the maximum development which
can be permitted without State Route 125 and the maximum development that
could be permitted with an interim facility. The report indicates that the
approved final and tentative subdivision maps will utilize the remaining and
programmed roadway capacity. Additional approvals can not be made until a
guaranteed finance plan and facility improvement in the State Route 125
corridor has been approved by the City Council.
It is recommended that a specific study be undertaken to determine what
facility improvements will be required. The study will also review the available
finance alternatives and recommend that the City Council approve a proposed
plan to guarantee funding and the construction of this facility. Once this study
and finance plan is approved which guarantees the facility improvement,
additional transportation testing can be done to determine what development
can proceed prior to the physical construction of the identified facility
improvement in the State Route 125 corridor.
6. Conclusions and Recommendations - noted.
2
.)0...'19-
. .
Draft Growth Manaiement Prowam.' - :.. . ." .
1. Existing Circulation. ~ 'correction noted and changes will be made in the final
report.
2. Future Circulation - correction noted and changes will be made in the final
report.
3. As discussed previously there was a loading assumption question not a modeling
error.
4. Same comment as #3.
5. Summary and Recommendations - comment noted.
6. There was an additional comment regarding the Second Annual Growth
Management Oversight Committee Report which was referred to the Public
Works Department.
The Buie Corporation
~
Development Phasing Forecast clarification - The Development Phasing Forecast is
a prediction of how development is likely to proceed in the next 5 to 7 years. The
forecast will be updated annually as additional information is available. The forecast
will also be used as stated on page 117, item 4 of the Draft Program, that is it shall be
used as baseline information in the evaluation of new development proposals, to
evaluate cumulative impact on public facilities.
At the present time there is a limitation on development based upon available facility
capacity. As additional studies are undertaken and completed, there may be
refinements proposed to the interim Phasing Policy.
Rancho Del Rey
Draft Growth Management Program
I. Financing is guaranteed when an irrevocable agreement is approved by the City
Council which provides the funding necessary to make the identified
improvements in the State Route 125 corridor.
3
;J() - 'I '8
The selection of this facility as a private\pubIic toll facility by the State does1lQ1
guarantee the facility can be built or financed. California Transportation
Ventures (CfY) is in the process of negotiating a franchise agreement with
CALTRANS at this time. As Bruce Podwal, President of crv; indicated at our
meeting on October 1, 1990, the first stage of their overall approach is the
completion of the federal environmental review requirements. This is
anticipated to be completed by November 1992. If the environmental
documents and route alignment are approved, cry will then be in a position
to secure financing for this facility. At the present, there is no financial
guarantee to fund an improvement in the State Route 125 corridor.
The formation of a financing district may be one alternative to guaranteeing the
financing for this facility.
The allocation of funds by itself in the State Transportation Improvement Plan
is not a financial guarantee. This designation does not guarantee that the
monies will be available when needed to finance the construction of this
improvement.
2. Based upon the City's experience with Development Agreements, they are
generally entered into after the conditions of approval for the tentative map
have been determined. This reference in the Growth Management Program is
not intended to serve as a City Council policy, but it is provided as general
information.
3. An additional footnote will be added in the final report to indicate remaining
units as of January 1, 1990. This figure was not intended to show the total
number of units approved.
4. The exact procedure to be followed has not been specifically defined at this
time. City staff will be formalizing this process as part of the implementation
of the Growth Management Program. In the meantime, should a threshold
violation be noted it would be brought to the attention of the GMOC and then
reported to the City Council with a specific action recommended. City staff
would determine the causal relationship. If a developer felt the determination
was in error, an appeal could be made to the City Council.
5. The difference has to due with the Growth Management Program showing the
buildout nenvork and the Transportation Phasing Plan preliminary report
showing the roadway network prior to buildout.
4
,;)0 - '19
6. These questions can .not be answered at this time nor would the answers affect
the draft Growth Management Program or Preliminary TPP. These questions
will be conSIdered and answer as part of the specific State Route 125 study.
7. Fire stations - correction noted and it will be reflected in the final report.
8. The H Street park site has a fire station and library site located on it. This site
is no longer of sufficient size and the Park and Recreation Department has
removed it from the list.
9. This item is being reviewed by the Park and Recreation Department. If
determined appropriate, it will be changed in the final report.
10. See comment #8 and #9.
11. It is not foreseeable that the situation described in your response would actually
occur. However, the intent of this is to ensure that new development pays for
those facilities its project demands require.
12. Comments have been noted regarding why Rancho Del Rey SPA ill should be
shown as an exempt project. As indicated in the draft Growth Management
Program, if RDR SPA III can demonstrate how the traffic threshold standard
can be met then it would be allowed to proceed so long as all other conditions
are met. Staff has requested that specific information be provided to the City
regarding the assessment district and Community Facilities District financing
assumptions.
13. Same comment as 12.
14. This is a guideline to be considered when determining maximum debt. It is not
a policy.
15. The reference on page 131, item b, means each project must provide facilities
concurrent with the specific impacts of the project. If a facility has existing
capacity, the first project can not use up this capacity without providing for
added capacity in the future. The exact wording will be modified (shown with
underlining) as follows, "The phasing schedule shall ensure that development
of one area will not utilize more than the area's prorata share of the facility or
improvement capacity within the proiected service area of the proposed facility
unless sufficient capacity is ensured for other areas at the time of first
5
~() ,Sf.)
development." This is intended to overcome the first come first serve approach
to available facility capacity.
16. The cashflow requirement is not intended to be provided for internal
improvements, but will be required to be provided for facilities where public
funding is anticipated such as from a fee program or assessment district.
17. The facility listing will be provided as part of the Sectional Planning Area Plan
process. These facilities will be correlated with the projected phasing of
development from the SPA Plan.
Transportation Phasing Plan - Preliminary Report
1. The three points contained in the response were reviewed and noted.
San Mi~el Partners
1. The proposed language change regarding the interim policies contained in the
letter dated October 2, 1990 was reviewed. The reference to a 12 month time
frame is being considered for inclusion into the final language of the interim
policy. The suggestion to allow certain projects to move forward with tentative
maps before the financing of an improvement in the State Route 125 corridor
is approved by the City Council is not consistent with the overall Growth
Management Program which requires that facility capacity be guaranteed as
part of the Sectional Planning Area Plan process.
2. The use of Development Impact Fees for Streets to finance an State Route 125
corridor improvement will not provide sufficient funds when they are needed
for this improvement; Although fees are being and have been collected, they
have been used to finance other DIF Streets.
3. Adding language, as proposed on Exhibit A to your letter, which would allow
certain projects to move forward to tentative map prior to the financial
guarantee for an improvement in the State Route 125 corridor being approved
by the City Council, is counter productive. The projects which would be
exempted create facility impacts which would not be adequately addressed.
Following the approval of a finance plan and construction schedule, it would be
acceptable to determine what projects could receive tentative map approvals
and could build a certain portion of their development project prior to the
6
:J~ ,.51
physical opening of the:facility in the State Route 125 corridor provided level
of service standards are met.
4. The entire General Plan Area was included in the study including the roadway
network used in conjunction with the SANDAG 1995 data for those areas
outside of the planning area.
5. There are projected facility capacity problems which are not addressed in your
suggestion. The exemptions suggested impact facilities where capacity has been
identified as being insufficient.
6. The primary goal is not to identify the financial planning for an improvement
in the State Route 125 corridor, but to have the City Council approve a finance
program which guarantees funding.
The Baldwin Comnany
1. The initial point made in your letter is that tentative maps do not buildout in
the order in which they are approved. Although this may be correct, it has little
bearing on the conclusions contained in the draft Growth Management
Program. The Growth Management Program analyzed the cumulative impacts
from those projects which have received discretionary approvals in the form of
final or tentative maps. These impacts where compared with the existing and
programmed capacity for each facility to determine adequacy. This analysis
indicated a projected shortfall of Traffic capacity. It is the intention of the
interim phasing policy to ensure that no additional tentative maps be approved
until such time as additional roadway capacity can be financially guaranteed
within the State Route 125 corridor.
Once this finance plan has been approved by the City Council, the City will
consider increasing circulation capacity to allow certain developments to occur
prior to the physical opening of a transportation improvement along the State
. Route 125 corridor provided level of service standards are met.
2. Stopping the processing of tentative maps does not reduce the ability of the
development community and City from working toward facility solutions as
indicated in your letter. It does ensure that additional development approvals
(tentative and final maps) will not be made until the planning for additional
facilities is complete. The implementation process contained in the draft
Growth Management Program ensures that the necessary planning is done and
7
:l () ....S~
opportunities for creative facility solutions are developed. The processing of
General Development Plans and Sectional Planning Area Plans are not effected
by the interim phasing policy.
This process allows for the planning of development and corresponding facility
improvements to take place. This is where the phasing of development is
projected and compliance with the City's Threshold Ordinance for Public
Facilities is demonstrated. Then at the tentative map stage, these solutions can
be agreed to and conditions incorporated into the approval of the tentative map
to ensure that these facilities are provided as required. When the fmal map is
approved, these conditions will be implemented and building permits can be
issued so long as the thresholds for all facilities are maintained.
The processing of a tentative map could proceed quicker than the 18 months
to two years as described in your letter.
3. The interim phasing policy will not have an effect the availability of new
housing in ChuIa Vista. There are approximately 8,000 approved dwelling units
which can be built under the interim phasing policy.
4. California Transportation Ventures (CTV) has been awarded a public/private
partnership to build a toll facility within State Route 125. It is our
understanding as indicated by Bruce Podwal, President of crv, they are just
now finalizing the franchise agreement which will allow them to move forward
with the environmental review process necessary to adopt a specific alignment
for State Route 125. It is their optimistic estimate that the environmental
documents could be completed and approved as soon as November of 1992. At
that time crv will then attempt to secure the final financing for the interim
facility. The financing for this facility has not been guaranteed and based on
our meeting with crv will not be secured until sometime after the
environmental documents are approved.
5. . The suggestion to change the language III the Eastern Chula Vista
Transportation Phasing Plan to allow tentative maps to be approved and
building permits conditioned to comply with the threshold standard is not
consistent with the Growth Management Program. This process would allow
projects to be approved that would not be providing the facilities necessary to
meet the project impacts.
8
,;)() -5.3
The Growth Management Program requires development projects to
demonstrate how compliance with the threshold ordinance for each facility will
be maintained as development is projected to occur in the SPA Plan. In
addition, the monitoring of facilities will be done to verify that the thresholds
are actually being met.
Once the finance plan has been approved by the City Council to fund an
interim improvement in the State Route 125 corridor, then the City through the
Sectional Planning Area Plan process and Tentative Map review and approval
process would consider allowing development to be approved and building
permits to be issued prior to the opening of State Route 125. ApprovaIs would
be contingent upon the developer providing added roadway capacity to serve
the project and to meet the level of service standards.
6. Tentative Map Moratorium - This has been addressed.
7. Page 22 Right-of-way dedication. Yes, this should provide for the ultimate
right-of-way to be dedicated and the final report will be changed.
8. Page 25 Cost Estimates. It should be noted that cost estimates provided in this
plan are just that, estimates. They are not intended to serve as the final cost
figure for any project or improvement within the Growth Management Program.
These costs are anticipated to be updated by the City and developers as
additional information becomes available.
9. Pages 37 and 38 Police Substations. It is the City's desire not to indicate at this
time that the police substation may be moved in the future. If during the
processing of the SPA plans this is determined to be a practical item, the
Growth Management Program would be modified to indicate this.
10. Page 41, Temporary Fire Facilities. It was suggested that the draft Growth
Management Program should expressly provide that, in some instances, it may
be appropriate and desirable to use temporary facilities if approved by the Fire
Department. This consideration would occur as part of the SPA Plan process.
11. Page 68, Park Standards. This reference would not preclude a large project
from proposing to dedicate land in an amount greater than that required by the
threshold standard for an individual portion of the overall project. The
applicant could propose to do this and it would be considered by the City. The
park land dedication requirements for a project will be taken in total. Should
9
.)0 -S~
the phasing of this park land be conducted in such a way that surplus acreage
is dedicated prior to the need established by the threshold ordinance, the
applicant may be able to receive credit for surplus park acreage in subsequent
phases provided this is agreed to by the City prior to the initial dedication.
This reference in the draft program was meant to indicate that a project would
not be approved unless it paid park fees or dedicated sufficient land to meet the
Park standard.
12. Page 70, Water. The suggestions regarding water reclamation, water
conservation, and the specific role of water agencies will be considered by the
City through the implementation of the Water Task Force recommendations.
13. Page 71, Water Master Plans. The suggestion that the processing requirements
of the Sectional Planning Area Plan reference conformance to the applicable
master plan of the water district serving the proposed project will be added to
this section in the final report.
14. Page 84, Sewer Trunk Estimates. The dollar amounts shown are estimates. It
is anticipated that facility cost estimates will be refined over time as additional
information is provided. These updated estimates would be shown in the Public
Facilities Finance Plan.
15. Page 108, Civic Facilities. The suggestion to develop a specific standard for
Civic Facilities to aid in the implementation process will be considered and
addressed by the appropriate City departments.
16. Page 123, Reimbursement Agreements. Current fee programs do not include
any funds to pay interest. The desire for a developer to move ahead of the
City's proposed development fee program funding schedule to make a facility
improvement is at the option of the developer pending approval by the City.
Therefore, the developer in choosing to go ahead of the City's schedule assumes
the responsibility to pay any carrying costs or interest associated with that
decision. The developer would be reimbursed for the cost of the facility as
contained in the fee program at the time the City had anticipated to construct
the improvement.
17. Page 127, Implementation. Yes, the implementation of this program will
require year-round commitment of significant resources and the diligent good
faith and cooperative efforts of both public and private sectors.
10
-'t> -55
EastLake DevelQDment ComDany
1. Exemptions - These have been reviewed and no exemptions can be
recommended due to the projected facility capacity problems which have been
identified.
2. The scope of work for the TPP update was modified by staff during the
development of this update. This determination was made based upon the
Growth Management Program findings that the existing approved final and
tentative maps traffic generation will utilize the remaining roadway capacity.
It further identified a need for a facility to be constructed in the State Route
125 corridor prior to approving additional projects.
3. Item II 2, "the end product of the report is not as useful as it could have been
in that the analysis is predicated on levels of development rather than levels of
roadway system implementation" is a statement which is unclear. Whether the
analysis looked at roadway system implementation or levels of development, the
fmal result is the same. Existing approved projects, final and tentative maps,
utilize the remaining and programmed roadway capacity. Additional approvals
will over burden the roadway system unless there is a guaranteed finance plan
to construct a new facility in the State Route 125 corridor.
It is the intention of the interim phasing policy to ensure that no additional
tentative maps be approved until such time as additional roadway capacity can
be financially guaranteed within the State Route 125 corridor. A two part study
is being considered. The first phase would be the finance plan to guarantee the
funding of the facility in the State Route 125 corridor. Once the finance plan
has been approved by the City Council, then the second phase of the study
would be to specifically examine what other roadway facilities could be built to
increase circulation capacity which would allow some development to occur
. prior to the opening of a transportation improvement along the State Route 125
corridor.
4. These intersections may be mitigable. The City is looking at possible mitigation
for these locations in conjunction with the review of development proposals.
11
~()-Sb
5. Excess Capacity - The Growth Management Program indicates on page 131,
item b, how this issue will be addressed. The specific language is being
modified (new language is underlined) as follows, "The phasing schedule shall
ensure that development of one area will not utilize more than the area's
prorata share of the facility or improvement capacity within the projected
service area of the proposed facility unless sufficient capacity is ensured for
other areas at the time of first development." This is intended to overcome the
first come first serve approach to available facility capacity. Each project must
provide facilities concurrent with the specific impacts of the project. If a facility
has existing capacity, the first project can not use up this capacity without
providing for added capacity in the future to meet the projects total impacts.
6. Parks - EastLake Community Park will be changed in the final report to a
future park. The statement on park size will also be clarified in the final
report.
Chula Vista City School District
1. Figure 14 as well as related paragraphs will be changed to clarify the fact that
the schools listed as "over capacity" are the schools which were reported to the
GMOC as being impacted by the 12-18 month growth projections only.
2. The specific order for the construction of future elementary facilities will be
deleted to reflect the fact that the opening dates and order of construction have
not yet been determined.
3. The text will be changed explain that the schools listed as "over capacity" do not
represent the status of the entire district but only the schools impacted by the
12-18 month growth projections. Reference is made to the fact that 17 of the
schools are actually operating over capacity.
4. The reference to Figure 15 will be deleted.
5. The comment regarding paragraph three was correct and will be incorporated
into the summary statements regarding the cities needed support for the
District.
6. In response to the previous letter, of July II, 1990, corrections will be made to
the map.
12
:Ii) -S ":/a
Sweetwater Union Hil!h School District
1. The suggested changes in items 1 through 6 will be incorporated into the final
report.
2. The paragraph regarding the three schools sites owned by the District will be
re-written to reflect this information.
Additional Comments Received
1. Will Hyde suggested that the Threshold Ordinance standard recommendations
presented as part of the second Annual Growth Management Oversight
Committee (GMOC) be added into the final Growth Management Program.
The City Council's action taken to accept the recommendations from the
GMOC to update the Threshold Ordinance standards will be reflected in the
final Growth Management Program.
2. Will Hyde also commented that with the added responsibilities for the GMOC
as a result of the recommendations contained in the Growth Management
Program that staff should consider reconvening the Committee early in the year.
As part of the implementation process, staff will be examining the most
effective way to process information through the GMOC to ensure there is
sufficient time for the Committee to complete its charge each year.
13
~()-5i
SUNBOWe
October 1, 1990
Mr. Robert A. Leiter, Director of Planning
City of Chula Vista Planning Department
276 Fourth Avenue
Chula Vista, California 92010
Re:
Comments on Preliminary Report on
Transportation Phasing Plan and City
Management Program
Eastern Chula Vista
of Chula Vista Growth
Dear Mr. Leiter:
Response to comment
Thank you for providing us with the opportunity to comment upon the
Eastern Chula Vista Transportation Phasing Plan (ECVTPP) and the
Chula Vista Growth Management Program. As you know, we have been
monitoring the preparation of these documents carefully and can
certainly appreciate the amount of work that has gone into the
p,ocess. We extend our congratulations to you and your staff on
accomplishing this tremendous task.
In order to fully comprehend the ECVTPP,
with our traffic engineering consultant.
discussions, we submit the following
consideration:
we discussed the Report
As a result of those
comments for your
1.
1. Pace 7 - Calibration: Our traffic engineering consultant
believes this section should be expanded to include an
analysis of the cordon lines for comparison of regional
traffic.. We believe it is important to include a study of
cordon lines in order to obtain realistic data concerning the
volume of traffic. Including an analysis of cordon lines in
the recalibration of the Travel Forecast Model for 1990 would
contribute to the reliability of the updated modeling work.
2.
2.. Pace 7 - Roadway System Performance Testina: This section
should be expanded to describe how AM/PM peak hour volumes
were generated and calibrated. We would like an opportunity
to review the resulting AM/PM volumes in order to effectively
comment on the Report's conclusions that certain areas are
problem areas.
3.
3. Paqe 8 - "Aooroved" Proiects Test: Our traffic engineering
consultant met with a representative from Willdan Associates
2445 F,r.h A~enue. f"out11'l Floor. San D>eqo. Cahlotnca 92\01-1692. (619) 231-3637. FAX (619) 232-4717
;; ~ - S,
Response to comment
3. continued
4.
5.
Mr. Robert A. Leiter, Planning Director
October 1, 1990
Page 2
and with your City Traffic Engineer, Harold Rosenberg.
Together, they reviewed the peak hour volume data for the
intersection at Telegraph Canyon Road/Crest Drive/Oleander and
they came to the conclusion that the peak hour volume data was
incorrectly modeled. A similar review of H street/Hidden
Vista/Terra Nova Shopping Center also should be conducted to
determine the validity of the peak hour volume data for this
intersection. The Report should look at all intersections
from I-80S east to these critical intersections.
The Report appears to be based on incorrect network
assumptions along Telegraph Canyon Road between I-80S and
Crest Drive/Oleander Avenue. For example, traffic originating
from the residential development and the shopping center were
loaded at the Telegraph Canyon Road/Oleander Avenue/Crest
Drive intersection. The correct loadings should have included
Telegraph Canyon Road at Halecrest and the access to/from the
shopping center.
Because it appears that the conclusions formed in this section
are based on incorrect --information, we request that this
section be corrected and revised accordingly.
The last paragraph of this section implies that special
enhancements will be provided to key intersections throughout
the City. These special enhancements were not incorporated
into the Circulation Element. We believe it would be
beneficial to include a discussion of how and where these
enhancements are used and the results that will be obtained
from them.
4.
Pace 10 - Develooer Phasinc Year 1994 and 1995 Test: We
request that information and data be provided in sufficient
detail concerning, for example, network plots, TAZ map, and
land use. data to determine the accuracy of the 1994 and 1995
model. Confirming the accuracy of the 1994 and 1995 model,
will enable us to effectively comment on the conclusions
reached in this section.
5.
Paae 12 - Additional TransDortation Analvsis: This section
addresses a transportation analysis which takes into account
an interim facility in the same corridor that SR 125 will
ultimately be located within. The interim facility assumed
is a four lane at-grade expressway from East Orange Avenue to
SR 54.
This section concludes that, from a review of traffic volumes
at the identified intersections with standard geometries, they
would fail to meet the threshold standards. Therefore, this
;J 0 - '0
Response to comment
5. continued
6.
1.
2.
3.
Mr. Robert A. Leiter, Planning Director
October 1, 1990
Page 3
interim alternative would not provide the necessary roadway
capacity to support additional developer phasing as proposed.
We believe this section of the Report needs to be expanded to
identify the maximum development that could be permitted
without SR 125 and the maximum development that could be
permitted with an interim facility.
6.
Pace 13 - Conclusions and Recommendations: This section
identifies the need for further study of SR 125. Until
addi tional studies are completed and the information requested
. in the previous comments are provided, these conclusions
cannot be confirmed and may have to be expanded and/or
revised.
We also reviewed the Chula Vista Growth Management Program with our
traffic engineering consultant and have the following comments
regarding the Growth' Management Program:
A. Section 3.2 - Traffic:
1.
Pace 26 - Existinc Circulation: Palomar Road, east of
I-80S, and Orange Avenue, east of I-80S, are not shown
on this Figure but should be included because they are
existing roadways. Also, Telegraph Canyon Road, east of
I-80S, should be corrected to indicate that it is a "six-
lane prime arterial" as opposed to a IIfour-lane major
street," as is currently depicted on this Figure.
';"..
2.
Pace 27 - Future Circulation System: Telegraph Canyon
Road, east of I-80S, should be corrected to indicate that
it will be a "six-lane prime arterialll as opposed to a
liS ix-lane major street, II as it is depicted on this
Figure.
3.
Pace 31; The fifth paragraph identifies two problem
intersections: the intersection at Telegraph Canyon
Road/Crest Drive/Oleander Avenue and the intersection at
East H Street/Hidden Vista/Terra Nova S'hopping Center
main entrance. The paragraph concludes that these
intersections will need to be closely monitored to ensure
conformance wi th the threshold standards. This
conclusion is not documented in the ECVTPP update. It
should be noted that we have identified modeling errors
regarding this conclusion and therefore this statement
will need to be revised. When the ECVTPP revisions are
completed, analYSis of these intersections should be
included with the analysis contained in the updated
ECVTPP document.
~()-~I
Respon::;~ Lv \,;t.aUllJ~nt
4.
5.
6.
Mr. Robert A. Leiter, Planning Director
October 1, 1990
Page 4
4. Paae 32: The fourth paragraph identifies three problem
intersections: the intersection at East H street/Hidden
Vista/Terra Nova Shopping Center main entrance, the
intersection at Telegraph Canyon Road/Crest
Drive/Oleander Avenue, and the intersection at East
Orange Avenue/Oleander Avenue. The paragraph concludes
that these intersections will need to be closely
- ..IIIonitored . to.. ensure.-conformance. with the threshold
standards. This conclusion, also, is not documented in
the ECVTPP update. It should be noted that we have
identified modeling errors and therefore this conclusion
will need to be revised. When the ECVTPP revisions are
completed, analysis of these intersections should be
included with the analysis contained in the updated
ECVTPP document.
s. Pace 33 Summary and Recommendations: The second
paragraph concludes SR 125 is needed by Increment 5 (9100
DU). The Growth Management Program and ECVTPP address
four development scenarios as approved by the City and/or
proposed by the developers. However, we believe this
document should contain an analysis and provide
documentation as to how much and where development can
Occur with full development of the arterial street system
without SR 125.
B. Attachment "AIt_ The Growth Manacement Oversicht Committee
Second Annual Reoort:
Pace 5. Paraaraoh 4:
This paragraph states that:
Adequacy of sewers must also be
addressed in the environmental
documents of proposed new projects,
which will be required to pay a
proportional share for the
construction of needed new sewers.
The Sunbow development, which will'
connect to an undersized 8 inch
line...,is an example of such a
development.
We believe the last sentence in this paragraph should be
clarified to provide that Sunbow development is not
connecting to an inadequate pipeline. We suggest the
following language be substituted:
;;J~ -~~
Respone to comment
6. continued
Mr. Robert
October 1,
Page 5
A. Leiter, Planning Director
1990
Adequacy of sewers must also be
addressed in the environmental
documents of proposed new projects,
which will be required to pay a
proportional share for the
construction of needed new sewers.
A aood examole of such a orooosal is
the Sunbow develoDment. The Sunbow
develooment has aareed to install
adeauate sewer facilities even
thouah it will utilize only a
Dortion of the uoaraded caoacity in
the uoaraded sewer system. A sewer
reimbursement aareement will be
entered into by Sun bow and the City
which will Drovide for fair share
reimbursement to the develoDer of
Sun bow from oroceeds of fees
collected bv the City at the time of
future connections to the sewer
system.
Thank you for your consideration of our comments.
Very truly yours,
SUNBOW ASSOCIATES
BY:~~
ge T. Kruer, Managing Director
0: \3\3330\3SS8S\lTRLEIT2. 278
~()-'3
. .. TheBuieCorporation
1e935 WEST BEANAROO Of=lJVE
SUITE 200
SAN DIEGO CAlIFOFlNlA 92127-1696
(61i)"S7-3050
~
September 28, 1990
Response to comment
PERSONAL DELIVERY
Robert A. Leiter
Director of Planning
CITY OF CHULA VISTA
276 Fourth Avenue
Chula Vista, CA 92010
Re: Growth Management Program
Dear Mr. Leiter:
Response on Page 3.
These comments are submitted on behalf of The Buie Corporation,
the owner and developer of Bonita Meadows which is located in
the eastern territories.
The Buie Corporation has reviewed the draft Growth Management
Program and seeks to clarify the "Development Phasing Forecast"
in section 4.2 on Page 118. It is the Buie Corporation's
understanding that the Development Phasing Forecast, as depicted
on Figure 36 on Page 119 does not prevent any project from
proceeding which is not listed. The Buie Corporation is of the
opinion that the existing constraints on its ability to develop
Bonita Meadows will be removed in order to permit the
development of the property within five to seven years.
Accordingly, we suggest the inclusion of strengthening of the
fourth paragraph on Page 118 to insure that the Development
Phasing Forecast does not limit or permit the development of any
given project.
Should you have any questions or wish to discuss this matter,
please do not hesitate to call.
Sincerely,
/)
THE BUIE, OR~RATION
/ ~~
SM/lw
cc: Doug Buie
Charlie Gill
Sh~j~;tM~rado
pre:; nager
.;J()- h'Y
ill
Q\."iQK)OO~
Response to comment
1.
2.
3.
2Tl7 noovw A\o"l.
P.O. ~OX 9016
NATIONAL CITY
CA 920;0-6625
(619) 41T.411i
October I, 1990
Mr. Robert Leiter, Director
Planning Department
CITY OF CHUlA VISTA
275 Fourth Avenue
Chula Vista, CA 92010
Re: Draft Growth Management Program
Dear Mr. Leiter:
Thank you for allowing us to comment on the Draft Growth Management
Program (DGMP) and Eastern Chula Vista Transportation Phasing Plan
(ECVTPP). The following comments and questions are organized by the order
in which the issues are raised in the DGMP first, then in the ECVTPP.
DRAFr GROWfH MANAGEMENT PROGRAM
1. Page iv - Paragraph 2
What is meant by "until the financing of State Route 125 is guaranteed"?
Is approval of the construction of a toll road facility by tbe California
Transportation Commission considered a "guarantee" of financing? Is the
formation of an assessment district or some other fee district considered
a guarantee? Is tbe allocation of funds for the facility in the State
Transportation Improvement Plan considered a guarantee?
2. Page 14 - Paragraph 2
Recognizing that a development agreement is a voluntary option for both
tbe City and the property owner, must consideration of the adoption of a
development agreement wait until after conditions of approval on the
tentative subdivision map are established by the City Council? Might
there not be times when a development agreement at the SPA or even the
Specific Plan level of approval be desired by both the City and the
developer?
3. Page 15 - Figure 4
It should be noted that the number of dwelling units and acres of
commercial and industrial under the "Approved Final Maps" section reflect
that amount without building permits pulled as of 1/1/90 and not the total
number approved.
;J() ... ,s
,.
Response to comment
Robert Leiter
Page 2
October 1, 1990
4.
4. Page 21 - Paragraph 1
If the City Council were to establish a moratorium on the acceptance of
new tentative map applications because the GMOC has reported that
threshold standards have been exceeded, who would decide and in what
manner would the decision be made as to the 'area wherein a causal
relationship to the problem has been established?' Is there an appeal
process to the determination?
5.
s. Page 27 - Future Circulation System
Otay Lakes Road is shown as a six-lane prime arterial, but the exhibits in
the ECVTPP shows this road as a four-lane major. Why is there a
difference?
6.
6. Page 33 - Summary and Recommendations
A number of projects in the eastern portion of the City have been paying
a transportation development impact fee for the last several years. This
fee has included a component to provide the financing for an interim
facility on the State Route 125 right-of-way. What will happen to these
funds if the City and/or State determine to finance the SR 125 facility
through some other means? What rights will the projects that have paid
these funds have to access the facility when finally built?
7.
7. Page 42 - Paragraph 1
The County of San Diego does not provide fire protection services. Any
reference to the County in relation to fire protection should be changed
to reflect the applicable special fire protection district(s).
8. Page 64 - Figure 19
Under existing neighborhood park the 'H' Street Park in Rancho del Rey
(SPA I) should be added which is 16 acres.
9. Page 66 - Figure 20
Under future neighborhood parks the Rancho del Rey. SPA 3
neighborhood park should be added which is 10 acres.
10. Page 67 - Parks .
Under existing neighborhood park the "H' Street Park in Rancho del rey
(SPA I) should be added which is 16 acres. Under future neighborhood
parks the Rancho del Rey SPA 3 neighborhood park should be added
which is 10 acres.
8.
9.
10.
:20-~"
Response to comment
Robert Leiter
Page 3
October I, 1990
11.
11. Page 115 - Paragraph 6 and Page 116 - Paragraph I, 2, and 3
The discussion concerning finance policies states in part that it is the
"City's intent to build new facilities only when increases in revenues allow
sufficient funding to operate, maintain and staff these new facilities."
There might be occasions when it is in the City's interest to have facilities
opened prior to sufficient revenue being available to operate. In these
cases advance construction should be allowed if a willing party were to
commit to advance funding for operations subject to reimbursement from
future City revenue.
12.
12. Page 117 - Paragraph 4
Rancho del Rey SPA ill should not be considered an "exception" to the
interim policy but should be represented as an "approved" project for the
following reasons:
. RDR SPA ill is final development phase of the EI Rancho del
Rey Specific Plan approved in 1985.
RDR in its entirety has been annexed to the City of Chula
Vista.
. RDR is an inflll project surrounded by previously approved
development and previously installed infrastructure (i.e. sewer,
water, etc.)
The immediate development of SPA ill is consistent with the
City's policy of west to east developmenL
SPA III will complete needed public improvements including
street and utility extensions, I.e. Paseo Ranch and East 'J'
Street.
The immediate development of SPA ill will provide a needed
junior high school site, projected to be opened in 1995.
SPA III will provide a 10 acre neighborhood park determined
by the Parks anti Recreation Department to be critically needed
for the area.
The SPA Plan for SPA III was submitted over one year ago and
should be considered a "pipeline project". This is the only
project with a SPA Plan in process. The tentative tract map for
SPA III has also been formally submitted and is in the review
pipeline which is also unique to any other project east of I-80S.
SPA III is within two previously approved City of Chula Vista
public improvement assessment districts, 87-1 and 88-2. When
the bonds were sold certain assumptions were made concerning
the timing, intensity and density of SPA III. Any action of the
City which alters these assumptions may affect the security for
the bonds.
,;)IJ - dJ r
Response to comment
Robert Leiter
Page 4
October 1, 1990
1 Z. continued
.
SPA ill is within Community Facilities District No. 3 of the
Sweetwater Union High School District and Chula Vista School
District. When the bonds were sold certain assumptions were
made concerning the timing, intensity and density of SPA ill.
Any action of the City which alters there assumptions may affect
the security for the bonds.
Transportation DIF credit has been accrued by SPA ill because
of the completion of "H" Street, Otay Lakes Road, and 1-
80S/"H" Street interchange improvements.
,
i3.
13. Page 119 - Figure 3
Rancbo del Rey SPA m should not be considered an .exception" to the
interim policy but should be represented as an "approved" project for the
following reasons:
. RDR SPA ill is final development phase of the EI Rancho del
Rey Specific Plan approved in 1985.
RDR in its entirety has been annexed to the City of Chula
Vista.
RDR is an infI!1 project surrounded by previously approved
development and previously installed infrastructure (i.e. sewer,
water, etc.)
The immediate development of SPA m is consistent with the
City's policy of west to east development.
SPA m will complete needed public improvements including
street and utility extensions, i.e. Paseo Ranch and East oJ"
Street.
The immediate development of SPA ill will provide a needed
junior high school site, projected to be opened in 1995.
SPA III will provide a 10 acre neighborhood park determined
by the Parks and Recreation Depanment to be critically needed
for the area.
The SPA Plan for SPA III was submitted over one year ago and
should be considered a "pipeline project". This is the only
project with a SPA Plan in process. The tentative tract map for
SPA III has also been formally submitted and is in the review
pipeline which is also unique to any other project east of I-80S.
SPA III is within two previously approved City of Chula Vista
public improvement assessment districts, 87-1 and 88-2. When
the bonds were <old certain assumptions were made concerning
the timing, intensity and density of SPA III. Any action of the
City which alters these assumptions may affect the security for
the bonds.
O]()-he
Response to comment
Robert Leiter
Page 5
October 1. 1990
13. continued
SPA ill is within Community Facilities District No. 3 of the
Sweetwater Union High School District and Chula Vista School
District. When the bonds were sold certain assumptions were
made concerning the timing, intensity and density of SPA m.
Any action of the City which alters there assumptions may affect
the securi ty for the bonds.
Transportation DIF credit has been accrued by SPA m because
of the completion of "H" Street, Otay Lakes Road, and 1-
805/"H. Street interchange improvements.
14.
14. Page 121 - Paragraph 6
A statement is made that the .City uses 2 :eline of 1 percent of the
assessment (SIC) valuation of a residential iling unit as a limit of the
maximum debt which can be levied: Wh., is the basis for this limit?
There is a rule of thumb used by many juriSdictions that the annual debt
service should not exceed 1 percent of the assessed valuation, but not the
limit of the amount of debt of not exceeding 1 percent. If this in fact the
policy of the City of Chula Vista, how is the debt measured? Is it only the
principal financed by the debt, or is the entire amount of the debt to be
repaid over the term of the debt? Is the .debt. amount determined in
current dollars or constant dollars? does the total amount of debt include
debt from other agencies such as the water district and school districts?
15.
15. Page 131 - Item b.
Reference is made to the need of the public facilities financing plan to
contain a phasing schedule which .shall ensure that development of one
area will not utilize more than the area's prorata share of facility or
improvement capacity within that area unless sufficient capacity is ensured
for other areas at the time of the first development.' Its unclear how this
statement would apply in practice.
16.
16. Page 131 - Item b.
Item b. states that the puhlic facilities financing plan shall contain a cash
flow analysis for financing of facilities and improvements for the project.
This would appear to not be appropriate for those facilities which will be
made subdivision exactions and become the complete responsibility of the
developer. This statement would only seem to apply to those facilities that
use some form of public financing including a fee program and/or
assessment districts.
~O-b9
Response to comment
Robert Leiter
Page 6
October I, 1990
17.
17. Page 132 - Item d.
Item d. states tbat tbe public facilities financing plans shall contain 'A list
or schedule of facilities requirements correlated to individual development
projects within tbe area." What does this mean? Is an 'individual
development project' a tentative map within tbe SPA Plan area or is it an
entire SPA Plan or something else? H it is an entire SPA Plan, will tbere
be a need to show how particular portions of tbe SPA Plan correlate to
tbe facilities projects?
I,
EAST CHl1TA VISTA TRANSPORTATION PHASING PLAN
1. Page 8 - Paragraph 1 and 4
Explanation of Rancho del rey SPA ITI's unique status should be expanded
to include comments presented in comment #12 of DGMP.
1.
2. Page 13 - Paragraph 3
Reference to approve Rancho del Rey SPA ill should be included here.
See page 8, paragraph 4:
3. Page 13 . Paragraph 3
The same comment contained in #1 under tbe DGMP discussion also
applies here.
This concludes our comments on tbe DGMP and ECvrPP. Thank you for
providing tbe opportunity for us to comment.
1.
Please contact me if you may have any questions.
ce: Phil Carter - WilIdan Associates
;10 - ':10
R~~ SY:WILL~~~ S~N 0::.0 :10- 2-50 ; A:le?W :CITY OF CH~A VISTA ~ WILLOkN SAN DIEGO:. 2
Oc~- 2-.m TU. ISI~O
, ~..2
SAN .MIGUEL PARTNERS
Deve10prJr of Rancho San MigueJ
Octob., 2, 1990
Rohrt Lelia:
Plannlr.g Dl:~er
Cry of CIrJla Vista
Z7' Founb A\'eI1ue
Ch~la VU:a, CA. 92010
" ~
IXu Bo~:
~
1. Response to this
letter
AJ a m\llt ot our !:Jeeting all Friday, SepICClber 28th, II II'll! susgested th&l
we (Ortn'Jlale specIfic 1anlunse to aid the ell)' Ccl\l:lcil in their undtrs:u.ding
of Ihe Ir.ten: alld lem of Ihe interim phLling ordlnon" prop",.d II hem "1
on p'ae 117 o! the Olat! OroWlh ManaielT.enl I'rOglom.
OJI e~.buis !I 10 IMlre thU the c~lY council unclelstll!ldl the condidons
lurrounlllng tl:e adoption of tl:c Interlc oldiIunce by addlnf Ihe foUolling
li.1BUtge to the stalf repor\:
'TIo pro?"sed PO!:')" is In:er.de<lIO provld. a l:!-rM:lth lilf.e
frem. for tl:e el:lblish::enr of a (lnlnclr:l 1'1 In fOI lh.
c::>nltn::tJO:l of SR.l~, ultimately leaeing to adoption by the
cily cour.oil. Should no fln.nc!ll8 rnolution be determlneu
within thls time (rame, then funber public heeringl and
eel"eloper Input would be secured to 'eleralbe how the
oor.st."'etio" 01 Il!llnten."t\ hcilily in the SR.125 tr~ntportation
CQrrido: could ~ funded, Feth'rll~ro";~ l.!:Q ~mp:emenlatio.,
e( A DLr r..... lE4 =iram er ".her til".Al"'.e~, ~..;....1.,"",.~l....
Accordingly. ~pec c proJe,"" wowd be gamed the opportunit>""
"to process theIr d""'lo~rr.tats through the ten:a:!ve ~t.? lage
l~ the project spooiic traffic anti circu!uion Itudies
~eJ:lOrl!lraICd thet tbose p:'Ojeeu will rneetlhe accepta,:o IC\-el
of service requIred by the city (ot tl:e poniorl of the tlro'ect
b'U:j( dlveJoped. Commit"..,n:s fro:n Ille c!eve:opers to N:lA'nce
their (oj,.hut ot tl:e SR.I2S oorridorv.'O'Jld .100 be required.
nil would be ,"bjee! to negollerion end apee",.nt b.t.."een
,he city and the re'pective developer at the titr.e o! t."lllive
jUP &pprOI"I..l.'
,
\
"
m07 Hi:., B!uU on", Suit. 1\0' SIll DlelQ, C.!.h>:nis 91lJJ' fl\X 16~17gH117' :6191792"~J6Z
;J() - 1'/
"CV aY:wllLOAN S~~ Ol:GO
;10- ,~EO ':17,N ;C1TY Cf CHUlA VISTA ~ WlllO~~ SAN OIE~O;' ,
oc;..,..~ ;':-",e
..' .
TUE 1::5 :41
~.Qoa
..........
..
..
Roben I..eh.r, Plonnlng DireC'lor
O~obet 2, 1990 . pas' 2
Bob, I beU,v, thai th!s !$ & very 'c;"iu.ble wrf of a6c1ressfns the clll'"
conl:ttl1 about insuring that a told or !loWly in Ihe SR.l2.5 transponation
oorti60r .,.ill be co~.slnlele6. while =mmod&tlnS those 6cv.lcp.rs wbo are
~ins 10 meel Ille clt)"1 reqult,menu fOI Ihe cor.slnlc:tion of Ih:s facility,
thw allo\lo1ng 111e1r pro)e... 10 mO\'e tor....ard.
...
WJH~
e: Otolle Krompl
,
,
;)()-~~
.,
Response to comment
2.
3.
4.
SAN MIGUEL PARTNERS
Developer of Rancho San Miguel
/(B)'~ @ rn 0 \'!1 rg 11m
Wi OCT - 3 1900 WI
October I, 1990
Mr. Roben Leiter
Planning Director
City of Chula Vista
276 Founh Avenue
Chula Vista, CA 92010
Subject:
Comments Concerning the Proposed Growth Management Program and the East
Chula Vista Transponation Phasing Plan (ECVTPP) Update
Dear Bob:
Funher to the City's request for comments concerning the above items proposed for review at a
public hearing on October 16, 1990, San Miguel Panners would offer the following comments on
each item.
East Chula Vista Transponation Phasing Plan (ECVTPP) Update _
San Miguel Panners is committed to working with the city and other developers in the Eastern
Territories to insure that SR-I2S becomes reality, Identifying the options for financing this facility
is obviously necessary, although it is likely that there are several additional approaches which are
.very achievable given the likelibood of privatization of the facility. The pending recommendation
in the Growth Management Plan concerning an interim ordinance to limit processing of new
projects to the SPA leve~ though not desirable, may be acceptable if done strictly as an interim
measure not to exceed a 12 month period and with the explicit understanding that every reasonable
effon will be undenaken by the city in conjunction with the development community to identify
legitimate solutions.
Following the completion of this 12 month study, processing of tentative maps should resume unless
there are absolutely no solutions that have been identified and agreed to by the city and developers
in the Eastern Territories. In the unlikely event that there is not a proper financial plan agreed to
within this 12 month period, we recommend that the city continue to proceed with the
implementation of a DIF fee which would be intended to generate sufficient funds for at least an
interim facility.
San Miguel Panners would also like to recommend additional wording to be included in the
ECVTPP which would allow some projects to move forward during this interim period.
Supplemental wording should be included which grants fleXIbility to process projects through and
including a tentative map level based upon the geographic areas which were not previously included
in the TPP. These areas which were not previously studied may have a legitimate opportunity for
a minimum amount of development to occur prior to the actual need for SRa125. These areas
which would be evaluated through appropriate traffic and circulation studies at the SPA level.
would then complete the picture for the development of the surface street circulation network
within the Chula Vista planning area. Although it is clear that SR.I2S is extremely imponant to
the future development of Chula Vista and the South Bay sub-regional area, surface street
circulation is also important for local travel, the delivery of goods and services, and the provision
of safety services. To this end we have included as 'Exhibit A" allernative language which may be
appropriate for inclusion of page 33 of the ECVfPP
12707 Hi,gh Bluit Drive. Suite 110. San Dit'go, Callfornl:1 92130. FAX (f)191 792.6217. (61Yl 792-5Jo2
,21J .. :f- .3
Response to comment
5.
6.
---- --- --.-
Robert Leiter
October I, 1990
Page Two
Growth Management Plan -
The Growth Management Program outlines a comprehensive approach in threshold determination
for development within the City of Chula Vi ,nd from this perspective gives guidance to the
developer which is appropriate. It may ho\" also be desirable to create incentives for the
development community to achieve projects. n may be in the best long tenn interest nf the
community from an image .. well .. service and income perspective. Enhancement of a
community, especially from an aesthetic and economic perspective increases the desirability and
usually the quality of life. Uses that may deserve ellemptions from the Growth Management
Program, or at least additional consideration may include such alternatives .. the development of
custom lot projects which are oriented toward the development of custom homes on large lots
which will enhance the image of the community and produce income to the city far in excess of the
nonnal cost of delivery of public services. Commercial and tourist oriented development which
frequently serves to bring more income to the city than the cost of public service delivery may also
deserve additional attention in the Growth Management Program. The creation of jobs for
residents of Chula Vista through the placement of new industries within the city limits could
hopefu1ly serve to reduce or minimize traffic and transportation impacts thus being beneficial to
the community.
In summary we would ask that the Council accept the infonnation which h.. been assembled for
the Growtb Management Program and the ECVTPP and at the same time recognize the unique
circumstance of several geographic areas within the city relative to the transportation needs that
will be required both along SR-I25 as a regional facility as well.. within the loca1ized community.
The provision of alternatives based upon the ultimate decision by the City Council .. to there
validity would not in any way compromise the primary goal, that of identifying the financial planning
for SR-I25 and ultimately seeing its development.
~iCTIffi~
Partner
Wlli:bs
cc: George Kremp! w/attachments
attachment
j/) - TV
"
'EXHIBIT A'
3.2.6 Summary and Recommendations
Presently, the circulation system is working in conformance with the threshold standard. Those
initial improvements identified in the original ECVTPP are being plaMed and constructed.
The original ECVfPP projected that by increment 5. (or 9,100 dwelling units, 172 acres of industrial
and 85 acres of commercial development). it would be necessary to construct Slate Route 125 as
a 4 lane freeway from Telegraph Canyon Road, north, to State Route 54.
This conclusion specificallv aoolies to the Eastern Territories oroiects which have ~:nFf~ew~d
8oproved or anticioated in the lleo2l"anhic area south of "HI! Street and west ~f B~ i i hlan s.
The update to the ECVTPP is projecting tha~ based upon demands geoerated from projects with
approved final and tentative subdivision maps, in the Eastern Territories area south of .HI! Street
and west of Bonita Hi.hlands. the total traffic generation is approaching the threshold requirement
for State Route 125. The threshold for the construction of SR 125 which was first presented in the
original ECVTPP has been validated as part of the update to the original study as it aDolies to this
I!C02T30hic area.
Ot~er areas within the Eastern Territories ~orth of "H" Street ar:;: eas;g~ t~e ~~~~ ~:hla::
neumborhood have not been evaluated relative to the traffic caps tv BV b t r t _ us
existinV or orooosed su.rface .streets in the area. 11.'ere mav be si""if~can~ ca~ac~~ ~:le :~ if:
SYstem that would scrnce thIS area such that certam levels of develo me t ul th t
threshold standards for local streets and oriDr to the need for Hi.hwav 125 as ~ith;': a te;;;~-;;r;;;;
or oerrnanent imorovement.
SDecific .eooraphic areas that mav be aDoroDriate for further evaluati~n such as R:cho sa~
Mi~el should be identified in this document as "candidate studv'" a eas for tran ortatio
imorovements and ,"Yen the oooortunitv to perform the technical transoortation studies that can
identify needed levels local street of imorovement consistent with traffic ;en~rati~n. These studies
should be reQuired at the time of orocessin. of soecific area Dlans and wou d be used to establish
oroiect conditions consistent with the Growth Manae:ement Plan and the Eastern Chuta V~ta
TransDortation Phasine: Plan.
(Balance of page 33 to remain the same)
NOTE: Areas underlined are recommended by San Miguel Partners for inclusion in the Draft
ECVTPP to be reviewed by City Council on 10-1-90
~fJ - rS
...~~.
~1
Ifjjy~ ~ m a ~ mIll/)
rtJUl O.,T - 1" WJI
The Baldwin Company
Craftsmanship in bUilding since /956
...-"'-
October I, 1990
Mr. Robert Lieter
Director of Planning
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 92010
Dear Mr. Lieter:
Response to comment
The Baldwin Company appreciates the opportunity to comment on the proposed
draft Growth Management Program. Your Council, staff and consultants should be
commended on the preparation of a comprehensive and coherent statement of
modern land use policy.
While generally impressed with the proposal, our initial review has lead us to
identify the areas of concern discussed below.
TRANSPORTATION PHASING PLAN
Growth Management Pages 30, 33, 115, 117, 118 and 119
Transportation Phasing Plan Page 13
Portions of the draft Growth Management Plan and the draft Eastern Chula Vista
Transportation Phasing Plan recommend:
Until the financing for the construction of State Route 125 is
adopted by the City Council, no additional tentative subdivision
maps may be approved for areas for which a General Development
Plan (or Specific Plan) and Sectional Planning Area Plan have not
been adopted, prior to the date of the approval of the growth
management program;
The City undertake a study to determine the appropriate
improvements required to be made in the State Route 125 corridor,
and attendant funding options; and
The City prepare a Development Phasing Forecast (5 to 7 years) to
"effectively and efficiently manage future development."
11995 EJ Camino Real. Suite JO:! . 5an Diego, CA 92JJO. (619) 259-2900
ao - rJ,
Response to comment
1.
These recommendations are inter-related. The proposed SR 125 tentative map
moratorium and the SR 125 improvement and funding study are dependent upon
the Development Phasing Forecast's underlying assumptions. Therefore all three
of these recommendations must be evaluated jointly.
The Development Phasing Forecast assumes that previously approved tentative
maps will pull building permits before pending future tentative maps. The
Development Phasing Forecast also assumes traffic generated from previously
approved projects will exhaust circulation capacities. These assumptions provide
the foundation for the proposed SR 125 tentative map moratorium. These
assumptions overlook real world practices and the dynantic influences of market
conditions. Tenlative maps do not build-out in the order that they are approved.
Furthermore. halting the processing of tentative maps will not remedy projected
road capacity challenges. To the contrary, continued planning and discretionary
approvals consistent with adopted plans generate the resources necessary to solve
the projected facility problems. Since it takes 18 months to two years to process a
typical tenlative map, refusing to consider tentative map applications will simply
create a planning hiatus and housing supply gap.
Finally, the recommendation that the City undertake a study to determine Slate
Route 125 corridor improvements was prepared before the Governor designated
Slate Route 125 as a public-private partnership facility. This designation greatly
expedites SR 125. The CIV program provides that the route will be completed by
January I, 1996. Accordingly, the focus of additional local studies concerning SR
125 should address how best to provide needed capacity until the opening of the
route.
2.
3.
4.
Consistent with the comments above, it is recommended that the draft Growth
Management Plan and the Eastern Chula Vista Transportation Phasing Plan be
modified as follows:
5.
Until the financing for the construction of State Route 125 is
adopted by the City Council. approval oftenlative subdivision maps
for which a General Development Plan (or Specific Plan) and
Sectional Planning Area Plan have not been adopted prior to the date
of the approval of the growth management program, should be
conditioned to provide that building permits shall not be issued if at
the time of the application of the building permit the City Council
has determined that issuance of additional building permits will
cause the City to violate the traffic threshold standard. If the City
receives more building permit applications than can be served by
available road capacity, the City may prepare allocation criteria to
govern the issuance of building permits .
The City shall undertake a study to determine the appropriate traffic
capacity and attendant funding options, suflicient to provide
adequate traffic capacity pending the construction of State Route
125, scheduled for January I, 1996. The City shall establish an ad
hoc advisory committee comprised of City staff. City consultants
and representatives of Eastern Territory property owners to assist in
aO-1r
Response to comment
the preparation of the improvement study, and the Development
Phasing Forecast
6.
TENTATIVE MAP MORATORIUM
Pages: Through-out Plan
The implementation provisions for several of the facility thresholds provide that the
City should consider a mmatorium on the acceptance of tentative map applications
should the GMOC determine that a threshold standard is not being met Rarely is a
tentative map mmatorium an effective solution for a facility problem because
discretionary approvals are generally necessary to generate the resources to solve
facility deficiencies. Therefore, the implementation section should permit
processing of tentative maps, but require that the issuance of the building permit be
conditioned upon satisfying the threshold standard.
RIGHT OF WAY DEDICATION
Page 22
7.
8.
The project processing requirements for tentative maps should be clarified to
provide that the ultimate right-of-way be dedicated.
COST ESTIMATES
Page 25
The listed cost estimates for the circulation street inventory should be closely
examined. The estimates for Orange Avenue seem low, while Palomar Street
appears high.
POLICE SUBSTATION
Page 37 and 38
The textual reference to a substation on page 38 is not graphically depicted on page
37. Also the Chula Vista Police Master Plan indicates the possibility of moving the
headquarters to the medical center area. This possibility is not referenced in the
draft Growth Management Plan.
Temporary Fire Facilities
Page 41
9.
10.
The draft Growth Management Plan should expressly provide that in some
instances it may be appropriate and desirable to use temporary facilities if approved
by the Fire Department
The map on page 38 should also depict the two facilities planned for Otay Mesa
East and Brown Field.
11.
PARK STANDARDS
Page 68
The park adequacy analysis states that 'each project seeking approval will provide
acreage or pay fees equivalent to the three acres per 1,000 population standard
regardless of the amount of surplus park acreage existing in the City at the time of
~() -?-g
Response to comment
the approval." It is foreseeable that in some instances, especially involving a large
scale phased project, an applicant may dedicate local park acreage in excess of the
three acre standard. The surplus dedication may be intentional (planned "up front"
facilities) or unanticipated (a subdivision builds out with a product type different
than that anticipated). In these instances, the applicant should be able to receive
"credit" for the surplus acreage in subsequent phases.
WATER
Page 70
The water section should include a more thorough discussion of the following
items:
lZ.
Water Reclamation - The City of Chuia Vista should take an active
role in the coordination of reclamation facilities. These facilities
should be reconciled between the Sweetwater Authority and the Otay
Water District to assure a coordinated supply of =laimed water.
Water Conservation - The City of Chula Vista should take the lead
role as the land planning agency for installation of water conserving
devices within the City. These measures should be coordinated with
the Otay Water District and the Sweetwater Authority.
Role of the Water Mencies - The City ofChuia Vista should clearly
state that the role of the water districls is to provide water in
accordance with the City's general plan. If districts are unable to
provide these supplies, the City of Chula Vista will take steps
necessary to assure that there is adequate water to meet the general
plan needs.
13.
WATER MASTER PLANS
Page 71
The project processing requirements of the sectional planning areas references
conformance with the Sweetwater Authority Master Plan. Since the Otay Water
District is in the process of preparing a master plan,. It would be appropriate to
modify the statement to require conformance with the "master plan of the water
district serving the proposed project. .
Sewer Truck Estimates
Page 84
14.
IS.
The cost estimate for the Main Street Basin should be increased from $5,784,300 to
$12,555,350. Also, be advised that the cost estimate for the Date-Faivre trunk
sewer (7,300 foot parallel trunk line along Orange Avenue) is $1,963,750.
CIVIC FACILITIES
Page 108
In order to provide guidance in the implementation of this section it will be
desirable for the City to prepare a Civic Center Master Plan to eS14blish standards
and thresholds.
~o - 7'
Response to comment
16.
17.
R \mURSEMENT AGREEMENTS
p" .c 123
The paragraph concerning reimbursement agreements provides that no interest
accrues to the developer when the developer constructs a facility at a date earlier
than scheduled under the pay-as-you-go or fee system. nus paragraph should be
clarified to provide that payment of interest does commence at the originally
scheduled construction dale.
Implementation
Page 127
It is worth noting that the draft Growth Management Plan is a very thorough and
ambitious program. Implementation of the program will require a year-round
commitment of significant resources, and the diligence, good faith and cooperation
of both the public and private sectors.
Your consideration of these comments is appreciated.
;)0 -10
Response to comment
RECEIVED
..
\
OCT I I99J
September 28, 1990
W1LLDAN ASsoc. SAN DIEGO
George Krempl
Deputy City Manager
CITY OF CHOLA VISTA
276 Fourth Avenue
Chula Vista, CA 92011
RE: DRAFT GROWTH I'.ANAGEMENT PROGRAM/TRANSPORTATION
PHASING PLAN
Dear Sir,
..
..
EastLake Development Company has reviewed the
referenced documents. The attached comments are
being submitted to you as requested in our meeting
of September 12, 1990. We look forward to further
diSCUSSing these issues in our meeting scheduled
for October 3 at 8:30 q.~ If in the interim you
have any questions, please do not hesitate to call
me or Kent Aden.
Sincerely,
EASTLAKE DEVELCPMENT COMPANY
~.#-.
Bruce N. Sloan
Project Manager
BNS/cll
CC: Bob Leiter, Director of Planning
Phil Carter, Willdan & Associate~
o>o....f I
.~. ..
..4IiI
......
....
E4STlAKE
DMlOPMENT
COMPANY
900 lone Avenue
Su,lelOQ
C~'o Vlslo. CA 92013
/6191421-0127
F.l.X(61Q) .21.18]0
Response to comment
1.
1.
1.
z.
3.
3.
4.
5.
SUMI'_>'ll'i EASTL1.KE COM!1ENTS ..
..
,
,
RE: DR.>'FT CHUIA VISTA GI1?/TPP
I. GMP/TPP Permit Exemptions (see attached letter of 8/15/90)
1.
The exemptions in our letter of 8/15/90 would apply to
the interim phasing policy outlined on page 117 of the
draft GMP.
The traffic generated by the exemptions being requested
would continue to be monitored under the city's annual
intersection analysis and traffic threshold evaluation.
Examples of tentative maps in EastLake which could be
processed, were the exemptions to be implemented, would
include:
The EastLake Business Center Phase II,
Low/moderate income housing within the EastLake
Greens project if approved in future applications,
CUstom lots within the EastLake Greens, Trails,
Vistas and Woods neighborhoods.
2.
3.
~
~
a.
b.
c.
II. TPP/Scope of Work
1.
The draft TPP does not conform with the consultant
scope of services contained in the Chula Vista/Willdan
contract.
2.
The end product of the report is not as useful as it
could have been in that the-analysis is predicated on
levels of development rather than levels of roadway
system implementation. -
The TPPwas to have investigated possible
improvement/mitigation efforts which could be
implemented prior to SR 125. As an example, this
investigation should have identified the level of
development which could be achieved with the
construction of Orange Ave. (Sunbow to EastLake) prior
to the completion of any SR 125 improvements.
3.
,
4.
The two intersection capacity constraints identified in
the report are mitigable and should be demonstrated as
such during the studies outlined in section 11.3 above.
III. Excess capacity
--1,- The GMP/TPP implies that a minimum of 1380 EDU's_ of
roadway system capacity is available following the full
development of currently approved tentative maps.
O}o-8a
5. continued
..
5. continued
6.
6.
2.
Capacity above 1380 EDU's may be available with the
,stUdy of alternatives outlined~in section 11.3 above.
3.
Since they have approved general development plans, th~
EastLake Trails, Business Center II, Woods and Vista's
should be considered eligible to utilize any additional
capacity.
VI. GMP/Parks
1.
Page 66 of the draft GMP should be modified to show the
EastLake Greens Community Park under the "Future
Community Parks" category.
2.
The EastLake project, as approved by the City, conforms
to all general plan park acreage requirements and is
consistent with the current City policies. The
statement.on page 66 of the draft G~P regarding park
acreage requirements does not conform to general plan
requirements and should be deleted from the report.
",
jo-r3
Response to comment
Responses made as part
of first letter
~
,
..
Auqus'e 15, 1990
Mr. George Kr~mpl
Deputy City Manager
CITY OF CHULA VISTA
276 Fourth Avenue
Chula Vista, CA 92011
RE: GROw~H ~_~NAGEMENT PUL~/T~~SPORTATION pa~SING
PLAN (GMP/TPP) PE~~IT EXEMPTIONS
Dear Mr. Krempl:
It is our understanding that the Chula Vista city
Council will soon be reviewing the draft GMP/TPP.
One of their i~~ediate tasks will be to ace rove a
formal review and adoption schedule for the plan.
Havinq not been afforded the opportunity to review
the plans development we are not totally familiar
with its content. It is our understanding that it
will be a facilities driven plan whiCh will limit
growth rates if public facilities and services are
not maintained at pre-established threshold levels.
In anticipation of periods of "controlled" qrow"th
(i.e. caps, moratoriums, etc.) EastLake ~ould
propose that the follo~ing uses be given special
consideration.
1. Low/Moderate Income Housing
2. Commercial/Industrial/Office
3. Custom Lots
A discussion of the issues relating to the
exemption of these Uses fro~ building res~rictio~s
established during controlled gro~th periods is
presented below:
1. LOW/Moderate Incowe Housing
A. This type of housing is defined"as the
product which is purchased by individuals
or families whose inco~e level is less
than sot of the state ~edian inco~e (low)
and SO-120t of the state median incorne
(moderate) .
.;)()-I~
,
- ,
.-,
~
~
~
~
EASTLAKE
CMLOPMENT
COMPANY
,
E:::stlc:ke !usines.s Cenler
900 lcr'l. Alleonue
S..."I.IOO
C~vIO Visto. CA 92013
(019) 421.0127
""-X (019) 421.1130
..
"'
Mr. Gedr;e Kre~pl
Augus~ 1.5, 1990
Page 2
,
B. EastLake I (Hills and Shores) provided
over 200 homes to fa~ilies with ooderate
income. In addition, 109 homes were
purchased by families with low income.
C. The newly adopted Chula Vista general
plan encourages the provision of
lo~/mocerate inco~e housinq. T~is
exemotion should be considered an
extension of the City's existinq
policies.
Given the difficulty in econo~ically
providing this type of product i~ would
be in the City'S best interest to
~aintain and encouraqe a continuous
supply of. low/moderate income housing.
This effort would enable Chula Vista to
maintain a healthy, balanced housing.mix.
2. co~ercial/lndustrial/Office
D.
..
A. The City's cor.~ercial, industrial and
office uses provide a major portion of
the annual city operating budget.
B. It is in Chula Vista's best interest to
. maintain a continuous supply of this
product in order to provide an expanding
tax base to support its services.
C. Corporate relocation decisions typically
take 2-3 years to implement and given t~e
magnitude of the effort involved,
uncertainties about pe~it availability
would have an celeterious imcac~ on the
City's ability to at~ract new indus~=i.
Many of the corporate prospects which
have exoressed interest in the EastLake
Business Center were attracted to Chula
Vista due to uncertainties in San Diego'S
fee structure and pe~it availability.
D. Providing for and encouraging business
expansion as a part of the. East-Lake
Masterplanned Co~~unity creates ~ore
opportunity for individuals to live and
work in Chula Vista. This will
inherently benefit t~e city by reducing
;;0 - 85
...
"
'.
~r. Geor;e K=e~pl
;'ugus't 1.5, 1990
?age 3
..
commute distances, traffic and associated
air pollution.
E. Local employees who commute to work !ro~
residences outside chula.Vis~a usually do
not add to oeak traffic counts. Their
transportation demand is generally
"contra-flc!J1I rather than additive.
3. custO!il Lots
Custom lot owners building residences for
personal occupance generally comprise a
small percentage of the total bui~ding
product. -
B. The City of Chula vista has expressed
interest in achieving the positive
upscale i~age created by custom lots.
This use typically involves "high end"
product which has a net positive impact:-
on the City'S fisca~ stature.
A.
C. It is inherently unfair to ask
individuals to compete with large scale
developers and merchant builders for a -
limitad quantity of building permits.
We woulq propose that the issuance of pe~its for
these uses continue as.no~al during periods of
controlled growth.
Additional deficiencies in City services caused by
the approvals would be added to those deficiencies
which precipitated the original rnoratoriu~, caps,
etc.
We urge you to sincerely consid~r this proposal.
The exe~9tions outlined would help ~aintain Chula
Vista's economic prosperity and housing ~ix goals.
I would w~lcome the opportunity to discuss these
issues with you ~t your earliest convenience.
sincerely,
EASTLAKE DEVELOP~ENT CO~PANY
~---71#__
Bruce H. sroan
Project Manager
BNS:cll
jO -8h
,
..
BOARD Df EDUCATION
JOSEPH O. CUMMINGS. A1.0
SHARON GilES
PATRICK ~JlJDO
JUOY WlULENBERG
fRANK~ TARANTINO
SUPERlHTENOEHT
XlHH F. VUGAH. Ph.D.
Response to comment
2.
3.
1.
CHULA VISTA CITY SCHOOL DISTRICT
84 EAST "J" STREET. CHULA VISTA, CALIFORNIA 92010 . 619425-9600
EACH CHILD IS AN INDIVIDUAL OF GREAT WORTH
September 7, 1990
1('-"
]
Mr. Bob Leiter
Director of Planning
City of Chul a Vi sta
276 Fourth Avenue
Chula Vista, CA 92010
RE. Draft Growth Management Program Comments
SEP 1'0 1990
Dear Mr. Leiter:
Thank you for the opportunity to review and comment on the Draft
Growth Management Program.
On July 11, 1990, I responded to a draft of the facilities section
of this document (copy enclosed). Unfortunately, some of my comments
appear to have been misunderstood and the draft document still contains
several errors. My comments are listed below.
Page 48 - Figure 14 lists existing schools with projected numbers
of students over capacity and proposed new schools and their estimated
costs. As explained in my July 11 letter, it is incorrect to state
that this information represents the District's projected number
of students over capacity. The information contained in Figure 14
was extracted from the District's March 13, 1990, report to the City's
Growth Management Oversight Committee (GMOC). This data pertains
only to seven of the twelve schools located within the Sweetwater
Authority service area which are affected by the City's 12 - 18 month
growth projections. Since not all schools were projected to be
impacted by the City's growth forcast, information was provided only
for those affected. Figure 14 appears, erroneously, to present data
for all District schools. The Growth Management Element should discuss
school capacity district-wide, and information on all District schools
should be provided. For your information, enclosed is a breakdown
of all facilities, including projected Fall enrollments, and permanent
and temporary capacity figures.
Page 50 - The order of future elementary facilities is incorrect.
It is likely that the District's next school will be located in the
Rancho Del Rey Community, not EastLake Greens. Beyond that, new
schools will be provided based on development phasing. My July 11-
letter states that information relative to future schools was derived
from the District's Draft Master Plan, and that the estimated opening
dates and order of construction of new schools have not yet been
determi ned.
Jo,.8?-
3. continued
4.
5.
Page 53. 3.5.5, Adequacy Analysis - The statement that eight existing
schools are operating over permanent capacity as defined by District
standards is incorrect. Again, this statement was extracted from
the District's I.larch 13 GMDC report and pertains only to those 12
schools discussed in that report. As seen in the attached data sheet,
17 schools are operating Over permanent capacity.
Reference is made in this section to Figure 15. There is no data
on CVESD in Figure 15.
Paragraph three of this section states "...with the City's support
and the coordination of the construction of facilities like streets,
water and sewer, the District can provide elementary school facilities
in a timely manner". While constuction of the infrastructure cited
above is essential, it won't assure that the District can provide
facilities. I believe what is intended here is a statement relative
to the District's need for City support in implementing alternative
financing mechanisms such as Mello-Roos Community Facilities Districts
to pay for new facilities.
If you have any questions or require additional information, please
contact my office.
Sincerely,
~~~r~~
Director of Planning
KS:bjo
cc: John Li nn
Tom Silva
;l0-88
BOARD Of EDtfCA llOH
JOSEPH D. ClJ.M(;S, Ph,D
SHARON GUS
PAlRCK A, Jl.IOO
A()VSCHl.tENBEAG
FRNlKA. TAFWlrtfQ
SUPERIN1EHD€Nl
.otlf.vtXiRtf,AI.D
Response to comment
CHULA VISTA CITY SCHOOL DISTRICT
84 EAST"J" STREET' CIIUJ.A VISTA. CALIFORNIA 92010 . 619425.9600
EACII CIIII.O IS AN INDIVIDUAL OFGREAT WORTII
July II, 1990
Ur. Bud Gray
City Plannln9 Oept.
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 92010
RE: Draft Facflltles Section - Growth Hanagement Program
Dear Bud:
Thank you for the opportunity to review and co","ent on the D,'aft
Facilities Section of the City's Growth Management Program.
I have the following co","ents:
Under "Project Specific Analysis", reference is made to the Chula VIsta
City School District's long Range Haster Plan. This document was a
draft, and was accepted, not adopted, by the Board of Education.
Therefore, please delete reference to this plan and replace It with
"...in conformance with Chula Vista City School District's standards
and criteria."
The School Facilities Inventory section again references a document
from the Draft Chula Vista City School District's long Range Facilities
Plan, Table 4.2, the Facilities Schedule for New Residential Development,
dated January 24, 1990. It Is stated that this table "...lists the
existing schools with the projected number of students over capacity
and the proposed schools and their estimated costs." This is incorrect.
Table 4.2 is the facilities schedule for nell residential development
from the aforementioned Draft Haster Plan, and does not list existing
schools or discuss capacity. Further, since this is not an adopted
District document, we ask that reference to it be deleted. The District
does tentatively plan for construction of three new schools over the
next three years, depending on growth; however, the estimated opening
dates and the order of construcUon of these schools, shown in Table
8, have not yet been determined by the District.
The Facilities Inventory Section includes a map, presumed to be
Exhibit 7. Please note that an additional elementary school site 'has
been designated in the northern portion of the Salt Creek Ranch
Development. The starred District sites on the map refer to Chula
Vista City School District sites, and should not be confused with
Sweehlater Union High School District. Only 26 of the District's 31
existing schools are shown on the map; three lie outside the City's
boundaries to the south, and the fourth is Southwestern Satellite Scllool,
adjacent to Southwestern College.
do-g,
Response to comment
July 11, 1990.
Mr. Bud Gray
Page 2
RE: Draft Facilities Section - Growth Management Program
The data presented In Table 8 of the Growth Management Program appear
to represent existing relocatable classrooms and numbers of students over
capacity at various schools. This material was taken from the Dlstr'ict's
March 13, 199D, report to the Growth Management Oversight Conmlttee (GHDC)
and Is out of context as presented here. That report discusses the
Sweetwater Authority's area and the fact that seven schools In that area
are projected to be over capacity by 481 students. or these 481, capacity
exists for 244 students at other schools discussed In that portion of
the report, and the remaining 237 children will be accomnodated through
facilities modifications, program changes, or busing. Also shown In Table
8 are the 12 relocatable classrooms the District added to five western
schools In 1989. It appears that the District only utilizes 12 relocatable
buildings, whereas In reality approximately 65 are In use at eighteen
schools throughout the District.
The Adequacy Ana Iys I s sec t Ion of the Growth Managemen t Program discusses
District alternatives to overcrowding. We are currently evaluating the
feaSibility of Implementing year-round multi-track programs at several
schools. The report states the opening of Eastlake Elementary School
and realignment of attendance area boundaries will lessen projected
overcrowding shown In Table B. Given that EastLake Elementary was
constructed to serve chlldren generated by new development east of the
I-80S, and the geographical difficulties associated with the distances
between the crowded western area and EastLake Elementary, It Is highly
unlikely that this new school will In any way alleviate overcrowding In
western Chula Vista. The District does not open a new school until 300
- 400 children are present in an area, and additional growth in these
new planned conmunlties quickly fills up any remaining space.
We appreciate the opportunity to comment on the Draft. If you have any
questions, please give me a call.
5 i ncere 1 y,
~\'? .'Sh~
Ka te Shurson
Director of Planning
KS:dp
cc: Tom Silva
~() - Cjo
FALL. 1990
PRnTF.CTEn ENROLLMENTS/PERMANENT AND TEMPORARY. CAPACITIE~
Pro;ected Ettm....
School Enrollment Canacity**
Allen/Ann Daly 737 602
Castle Park 532 555
Chula Vista Hills 741 602
Cook 505 514
EastLake 521 590
Feaster 837 528
Finney 692 481
Halecrest 600 542
Harborside 817 510
Hilltop 550 543
Juarez-Lincoln 611 602
Kellogg 454 437
Lauderbach 798 587
Loma Verde 553 589
Los Altos 493 514
Montgomery 471 425
Mueller 655 654
Otay 619 649
Palomar 492 479
Parkview 479 590
Rice 744 679
Rogers/R. Center 576 586
Rohr 491 514
Rosebank 639 542
Silver Wing 591 600
Southwestern Sat. 90
Sunnyside 800 587
Tiffany 613 528
Valle Lindo 516 561
Valley Vista 656 506
Vista Square 539 514
TOTALS 18,412 16,610
1EnR...
canacity
102
180
180
60
210
30
180
60
30
50
90
150
90
210
180
150
60
2,012
* Temporary/relocatable classrooms, providing interim housing. Schools
utilizing re10catables are over permanent capacity.
**Based on current usage of all regular classrooms. Totals include
Kindergarten classrooms which can only be used for Kindergarten due
to classroom confiquration (AM/PM classes).
CVESD
4/30/90
~() - '11
.'
CHULA VISTA ELEMENTARY SCHOOL DISTRICT
84 EAST "J" STREET . CHULA VISTA, CALIFORNIA 92010 . 619425-9600
EACH CHILD IS AN INDIVIDUAL OF GREAT WORTH
JOSEPH O. CUMMINGS, PIl.O.
LARRY CUNNINGHAM
SHARON GILES
PATRICK A. JUDD
GREG R SANDOVAL
January 18, 1991
;~ ,'" @ @ D~ 19 IT
U \1 ' 2 '"91 Jli
BOARD OF EOUCAnON
SUPERINTENDENT
JOHN F, VUGR04, Ph.D.
Mr. Bob Leiter
Planning Director
City of Chu1a Vista
276 Fourth Avenue
Chu1a Vista, CA 91910
RE: Draft Growth
Ordinance
Management
Program
& Implementation
Dear Mr. Leiter:
Thank you for
revised draft
Ordinance.
the opportunity to review and comment on the
Growth Management Program and Implementation
We appreciate the modifications which were made to the
Program at the District's request, particularly replacement
of Figure 14 with District data.
I have a few remaining concerns. The first relates to
Section 3.5.5, Adequacy Analysis. The second sentence
discusses the District's response to the City's 12 - 18
month growth forecast. As previously explained, this
reference ~s incorrect, having been taken out of context
from the District's report to the GMOC. Data from Figure 14
is also cited, data which refers to Figure 14 prior to its
revision. These inaccuracies could be remedied by deleting
the first paragraph after the first sentence and replacing
it with the following: Total current District capacity is
18,622 students, with permanent facilities to accommodate
16,610 and temporary facilities for 2,012 students. 1990
enrollment is projected at 18,412. Several District schools
will be unable to accommodate new growth within their
attendance areas; however, through a combination of changes
in facilities usage, program changes, busing or conversion
to year-round multi-track programs, the District will be
able to accommodate this projected growth at other schools.
My second concern relates to the Draft Ordinance. In
earlier correspondence on this subject, I expressed the
District's desire to have the ordinance apply uniformly
throughout the City. I understand from our conversation
that the ordinance is intended to deal only with the eastern
territories, and that another ordinance may be considered
for the area west of the 805 at some future date, but that
is not clear in the Ordinance. As written, paragraph (b)
states that Section 2 makes findings that adequate
~o - 9 ~
-
January 18, 1991
Mr. Bob Leiter
Page 2
RE: Draft Growth Mgmt. Program & Implementation Ordinance
facilities within the developed portions of the City are
currently operating in conformance with adopted threshold
standards; therefore, these areas are exempt from the
ordinance. Review of Section 2 revea~s discussion only ?f
the threshold for traffic which ~s found to be ~n
conformance. Other thresholds and compliance with standards
are not mentioned. The City's GMOC found that the Threshold
for Schools has been exceeded for most schools in western
Chula Vista. Almost all facilities in this area are
operating above permanent capacity, and the projected
infill, redevelopment and rezoning currently being approved
by the City will further exacerbate this situation. The
District has no means to finance needed facilities to serve
this growth, and exempting these developed areas from the
requirement to provide a public facilities financing plan
will worsen the problem. If this Ordinance is intended only
to apply to new development to the east, inserting language
to this effect, instead of exempting the western area by
finding it in compliance with standards, would seem more
appropriate. The current wording is inconsistent with
actual conditions relative to schools and the findings of
the GMOC. Section 2.2 of the Ordinance states that "the
City Council finds that these actions are necessary to
ensure adequate public facilities are available to serve BnY
new develooment in the citv" (emphasis added). Additional
development west of 1-805 will exacerbate current facility
inadequacies, as well as further exceed the Threshold
Standard for Schools.
Of additional concern to the District is the potential that
the findings relative to conformance with threshold
standards contained in the Draft Ordinance could negatively
impact the District's ability to justify imposition of
developer fees and other mitigation for impacts on schools
in the western portion of the District.
We welcome the opportunity to continue working cooperatively
with the City in this important endeavor. If you have any
questions, please contact me.
Sincerely,
~~~~~
Kate Shurson
Director of Planning
KS:dp
cc: John Linn
~o - tt.3
Response to comment
1.
1.
1.
1.
1.
1.
- Sweetwater Union HiglrSchool-Distriet------ _.
ADMINISTRATION CENTER
1130 FIFTH AVENUE
CHULA VISTA. CALIFORNIA 82011
16Ul) 691.5553
~NNING OE~ARTMENT
)
September 10, 1990
Mr. Robert A. Leiter
Director of Planning
City of Chu1a Vista
276 Fourth Avenue
Chu1a Vista, CA 92010
SEP 1 3 1990
Dear Mr. Leiter:
Re: City of Chu1a Vista Draft Growth Management Program
Thank you for the opportunity to review the Draft Growth
Management Program prepared for the City of Chu1a Vista. The
Sweetwater Union High School District supports the City's efforts
to comprehensively plan for the public facilities and services
that new development requires. In the construction of schools, it
is vital that the provision of streets and utilities be
coordinated with the district's plans if schools are to be made
available in a timely manner. The Growth Management Program will
facilitate this coordination.
In my review of the draft document I have found that the following
sections should be revised. Due to the large number of households
required to justify the construction of new seCondary school
facilities, not all development applications will warrant the need
for a school site and/or facilities:
1. Sentence 3 in Section 3.5.3 (Sectional Planning Area P1an/
Public Facilities Finance Plan) should be revised to read:
"Reserve school sites, if necessary, or coordinate with the
district a solution to accommodate student housing."
2.
Sentence l(a) in Section 3.5.3
revised to read: IIprovision
necessary. "
(Tentative Map) should be
of school site(s), if
3.
Sentence l(a) in
amended to read:
if required in the
Section 3.5.3 (Final Map) should be
"executed agreements for site dedication
approval of the tentative map."
4. Figure 15 (Future Schools) - delete the word "Greens". The
name of the new school is Eastlake High School.
5. Page 54, third sentence of the first paragraph, delete the
word uGreensll.
6.
Page 54, fourth sentence of the first
"EastLake Trai 1s High" and replace
high/middle school in the EastLake Trails
paragraph,
wi t h II a
Community."
delete
junior
~ () -9'1
Mr. Robert A. Leiter
September 10, 1990
Page 2
2.
The third sentence on page 50 (Schools Facilities Inventory,
Sweetwater Union High School District) should be deleted _ it is
false. The district owns three sites east of I-80S, however, two
are unbuildable due to seismic constraints and the proposed
alignment of State Route 125. One site is located adjacent to the
Chula Vista Community Hospital, and the other is in the Sunnyside
Community. The third site is in the EastLake Greens Community.
Construction plans for a new high school are underway and its
completion is antiCipated for the 1992 school year.
Mr. Leiter, thank you again for the opportunity to review the
Draft Growth Management Program. Should you have any questions,
please do not hesitate to contact me at 69l-5553.
Cordially,
~
Thomas Silva
Director of Planning
TS/sf
cc: Kate Shurson, Chula Vista Elementary School District
Bud Gray, Bud Gray and Associates
~~ -'5
ATTACHMENT 2
ATTACHMENT 3
Attachment 3
JClhn K. Kral:ha
Resource Conservation Commission
COMMENTS ON
CITY OF CHULA VISTA
Df;:AFT GRD I NANCE
I3POWTH MANAGEMENT PPOI3PAM
1. What' s
"Sectional
Development
on page '3.
a SPA? Should be within definitions. If it is
Planning Area", is there a GDP f.:IY' IIGeneral
Plan"? The first time a definition is identified is
Suggest it be moved forward.
2. Can't find IIfigure
Pre-gram". I don't think
she-wn on page 2-8.
5 at page 16 of the Growth Manaoement
that this is the "Potential Development"
3. Why are the words
cases and not others?
"threshold standards" capitalized in some
The Program itself uses lower case.
4. Para 21.07. Might it not be mOre correct to refer back to
para 21.02(9) rather than para 21.06 when referring to the baSIS
for threS~lo1d standards?
5. Para 21.0'3. Can't this be made more
going to implement the py.:.gram shl:luldn't
PFFP is prepared by the City or agent.
clear? If the PFFP is
it be consistent? The
6. Para 21.09. Ordinance requires both review as single entity
and cooperation between two separate entities. What would happen
if one PFFP provided less than threshold standard in one area and
the other PFFF' prOVided an excess. Then there would be
reciprocatIon in another thrEshold standard. Bot~l In the
Interests of economy. WOLlld this be permiSSIve)
i. Para 21.(19(i). Isn't this the first tIme we have mentioned
trle "Ci-c:y's o=,chedule'J? What h~_ppens In ttle case whey€? t~le
develclper ~las made an investment 3nd the City ctlanqeS its
development schedule"? The investor has everything to lose.
~hoUldn't tllS credItS/Interest be based c'n the C:lty's sC~ledtJle at
ttle tlmE' ol tfle tIlin~ I:::,t" ttle t-fFF' i:\DpllC>3,tlon?
,::). r'B.rA. 21.11 l.a.l (2). ;~~;:~fers to ~:::ection
~q~:"ln in para "::':1.11.(a)(~-f.). believe It IS
~uqqest It SdY 50.
1 'j. 1:.:;.'. U / i) .:. or
"ttle r-1unlClP3_1
l,.,It-, at';>
COde.
':;/.
F'21'"cJ :.c.:l. 1:..:.:(':'>.
Sectlorl 21.(_)3(2,) and
(d)(l.l reler
to wtlat:
d,:,,: ument 0.;"
Ie). J-'C:~,'("ci :':'::1. lb. L..fHAT<:'
11. '::;e'= t I on ..... i . St~e
J"2.\~1 st 1 nq deve.l clprnC?nt j. .:<.nd
, ,
.:ornment
( can't
~~_bove
e~<c ept
ttll S. l.~___ tor\
- :' \''-U
,...v'_,. .4..
I
.
fInd It.
020 -9(.
John 1<. Kral:ha
Resource Conservation Commission
12. If SR-125 becomes toll road, will it still bear the name of
SR-125. If it is a private operation, what is the developer's
responsibility insofar as effect on the Growth Management Plan?
COMMENTS ON
CITY OF CHULA VISTA
GFWWTH MANAGEMENT PF:OGRAM
1. Page 3-14 (center). What's an EDU? Is
Units? Whatever it is should be defined.
page 3-62 as "Equivalent Dwelling Unit".
it Estimated Dwelllng
Ah, there it is on
2. General question. What are enhanced geometrics? Refers to
traffic. It appears it includes free right-turn lanes, dual
left-turn lanes and additional trough lanes but how many of these
enhancements can be crammed into the existing land area?
3. "Fire and Emergency Medical Servi.:e"
the City Fire Department Facilities.
medical serVIces rendered by Harts~D's?
the formula if at all?
appears to cover only
What about emergency
How are these put into
4.
f-'age 3-31.
Threshold item 3.
What is "sit avallabllity"?
5. Page 3-31. Threshold statement is not as defInItive as that
for previous facilities. Why can it not be made more specific as
to stUdent/teacher ratio or some other measuring stick?
b. r'eo.ge 3-34 Figure 14. Surprised at the lIPro.]ected Enrollmentll
over "Current Capa':ityll for several schools west ()i I-S05. Is
there a reason.? l.he permanent capacity r.elates to cllrren't Llsaqe
of all regular classrooms. Is there no DIstrict/State/Federal
definItion as to sq.ft/stlldent by type of operation or class
type..}
7. I-'a.ge 3-:37.
(n ':'\N 0(" :.zOot).>.
Recommend a time line or date for
l':tY(~t. C apac 1 t Y
8. F-'8.ge
Ini2i-rlClent.
~:-3'~. H.:.w
c.lutmorJeo. c:l.nd
does the "t1\jequ2':Y ':"ndl '/513"
dete("i'~ratlnq sct,ool Slt~s
take
1 ntl:'
Con:'::-l Cl'2(- dt 1 ''::'rl "
'd. f-'=<.q+:.? :':;-.:.1-0. dTh'("eshold ~:jta.lltJ.,:..(.d" i"etl.?rs ()nly to t:tle~t-ed. C:.H~il
ot I-dU~. SLlqqest d t'Standard" i'~r tt,e CIty arid tt,en ~evel.:,p a
".'hrestlold ~;tandard '-:Ofifot-mance" that states cert3ln arec<.s dO not
currelltly meet tt,e crlterld and ettorts WIll be underta~::en to
attaIn the standard. I don't believe ttlere ShCtLlld lJe separdte
stand~rd5 tor East and West. It appears tt,at cine tJ)(estlold
standard WOLtld be roalntenance or dally per caOlta LISdwe ':', l~o
qallons.
20 - 91-
Jc,hn f<. Kracha
Resource Conservation Commission
10. Page 3-56. Threshold statement is not definitive. Can't we
develop some specifics? The statement is not a standard but only
a statement. ObViously the water authorities have such standards
Or they would not be able to project t.leir requirements.
11. Page 3-55.
tflelr capa':ity?
go dry'?
Storage facilities.
How many days reserve?
What are they? What
What happens when
is
tfley
1~ Page 3-68. Center of page item 4. Recommend brief one
sentence statement of the findings of the LUke-Dudek study. Is
the stUdy of wastewater treatment still on-going? Accordlng to
Page 3-80, para 2 it is.
13.
add
Page 3-72.
!land pyoposed
Public Facilities Finance Plans
financing responslbilities.11
#..,
~.
Pecommend
14.
add
Page 3-83. Public Facilities Finance Plans #3.
I'and proposed financing responsibilities.'1
Pe':ommend
15. Page 3-87. (Does everYI:)ne else know what IIdownstream
facilities" are? This could mean that drainage fr-I:lm the Eastlake
Area flowing down the l'elegr-aph Canyon Basin would have to funded
by Eastlake and Baldwln. Several portions of thls system have
never been Improved and others probably could not handle the flow
(I.e., Hilltop and Telegraph Canyon). What is the correct
definition?)
16. F'age 3-8':;. Threshold should be est2'.blished. the threstlold
ffilqtlt identity specific maximum levels e,f pOllutants such as
~arbon monoxlde;Nltrogen oxides; SulfLtr OXidES; organIC
compc'unds; partIculate matter; Lead compounds inClUding elemental
lead; Msbestos; 8eryllium; Mercury; Vinyl C~llorlde; /--luorides;
~ulfuric ACid mist; Hydrogen Sulfide; and Compounds cc,ntalnlng
.....educed suI fur.
17. I-'Ct.ge 3-':'(1. The ent ire ~dequac y Anal YSl S Si-.?E'ms
.leavily on transportation. Recommend mor~ speCIfIC
industrial protllbitions. One way oT dOing t.l1S
.:lea'rly Id(.Entlfy 'to "F"rohibltions outli,-'ed bv kules
aT t~le COLtnty of San Dieqo Air ~ollution L:c'n'crol
dnd r~:fJqul El,t Ion':;.'..
to be focLlsed
.=.1ttentI ':In to
1:3 to more
SO .t hr ':.uqh 71
L'l::=.tt-l ct t~'Lll t~S
18. F'~,(_:jt? ::::~-'::!::'j. Tr'!reshold. Thi;3 is P(':'l1dbly t~-Ie le2<.sC t.:ancllble
of trle t.lrestlo,Lds. It appeci.....s to be the 5ulnmatloll or ~ll ottlers
threS~lolds. A separate facility ttlrestlold nllght be valuable
espeCially w~lere ttlere is a deqrad3tlon ,:,f eX15tlnq areas.
"":ec':'1nmendatloll is t,-. eIther .:hanqe ttH2 tlt;le to s,:.mettllnq llLe
"I~:edevelopment,j ,:,r .}ust lncorpor_~te thl5 sLlDse,:tlc.n Into
"~l nE~nl:2".
~o-'11
John K. Kral:ha
19. Page 3-99. Threshold. Maintain the consistent format of
1l1;].:lalll, 1l0bjectivell. This simply seems to be an add-on tel the
GMOC and if the Committee is in agreement, prepare it correctly
without excuse. If they are not currently in agreement, delete
the facility until such time as the SMOC feels it should be
incorporated. Recommend inclusion and establish speclfic goals,
objectives and standards.
20. Page 3-103. Threshold. Maintain the consIstent format of
I'Goal", "Objective". This simply seems to be an add-on to the
SMOC and if the Committee is in agreement, prepare it correctly
without excuse. If they are not currently in agreement, delete
the faCIlity until such tIme as the GMOC feels it should be
incorporated. Recommend inclusion and establish specific goals,
Objectives and standards.
21. Page 4-4.
sentenl:e.
Paragraph 3.
Line 3. Capitalize at start of new
22. Page 5-4. Paragraph 1. Identi fy the bar chart as a "Chart
4-11' or something similar rather than saying Ilfollowing bar
chart" since the chart page precedes the paragraph.
23.
Appendix.
Include Glossary of acronyms.
~()-9'
RESPONSES TO COMMENTS FROM RESOURCE CONSERVATION COMMISSION
Draft Growth Manaaement Ordinance Responses
1. A SPA is a Sectional Planning Area Plan. SPA plans are
referred to in the Definitions Section 21.02(2) on page 3.
GDP refers to General Devr''''pment Plan. Each of these terms
are defined in the Zonir. Jrdinance as follows -- General
Development Plan in Sectie.. 19.48.040 and Sectional Planning
Area Plan in Section 19.48.090.
2.
Figure 5
Ordinance
Ordinance
is "Potential Development" on page 2-8. The
reference to Figure 5 at page 16 on page 4 of the
will be corrected to read "on page 2-8."
3. The formally adopted title of "Quality of Life Threshold
Standards" is capitalized or defined in Section 21.02(9) on
page 4 of the Ordinance. The shorter reference to these
standards are commonly not capitalized.
4.
Either reference would be correct. Section
because it is more convenient for the reader.
does refer the reader back to 21.02(9).
21. 06 is used
Section 21. 06
5. The PFFP must be consistent with the Growth Management Program
and General Plan. The PFFP will be prepared by consultants
under contract to the City.
6. Each PFFP must provide facilities to meet or exceed the
requirements necessary to maintain the Threshold Standards.
Later on the developer who provided excess facilities would be
paid back by the City from fees paid by the next developer
when he/she pays his fair share.
7. When the Council approves a Sectional Planning Area Plan and
a Public Facilities Financing Plan in accordance with the
City'S schedule, then that is the schedule for the completion
of the project even though the City's schedule may be changed
later on.
8. This refers to the Municipal Code. Since this ordinance is
being added to the Municipal Code as identified in the title
of the ordinance, it is a correct reference.
9.
Section 21.03(a) refers
Implementation Ordinance.
typographical error that has
to the Growth
The reference to
been corrected.
Management
(d) (1) is a
~() -/00
10. Guidelines refer to the handout materials available at the
City that explain to applicants how to prepare planning and
zoning applications. Usually these guidelines are prepared by
the staff for permits that generate recurring questions. This
section simply requires Council approval of the procedural
guidelines for Public Facility Finance Plan due to the
importance of specifically carrying out the Council's
direction.
11. The page number is incorrect and has been corrected to 2-8.
12a. The specific name for state Route 125 and whether or not it
will be changed if the road does become a private road cannot
be answered at this time.
b. The second question deals with the developer's responsibility
in regard to the Growth Management Program. The developers
are responsible for ensuring that the City's threshold
standard for traffic is maintained in order to allow
development to occur. The effect of State Route 125 becoming
a toll road is not fully known at this time and the City is
undertaking specific studies to analyze this impact. In any
case, whether the road is public or private, the developer's
responsibility will be to ensure that the Growth Management
traffic standards, as well as all facility standards, are
maintained as growth occurs.
Draft Growth Manaqement Proqram Responses
1. EDU is an equivalent dwelling unit. It is referenced for the
first time on page 3-14 and it should be indicated in that
section of the document that it is an equivalent dwelling
unit.
2. Enhanced geometries are those items mentioned above. In
regard to how many enhancements can be made to an
intersection, it is determined based upon the size of the
existing right-of-way and the ability for those enhancements
to fit within the existing land area. Enhanced geometries are
not intended to over utilize the existing land area, but are
intended to maximize the available space which would allow for
the intersection to operate at more efficient levels of
service.
3. This covers fire and emergency medical response.
4. The City's performance standard for fire and emergency medical
services deals with the City's ability to respond for calls
for service and do not include services rendered by private
agencies.
~() -/01
9.
10.
11.
12.
13.
14.
15.
5. This item can be referred to the Growth Management Oversight
Committee for further review as they analyze the appropriate
nature of each of the threshold standards. The Threshold
standards which have been developed were those first adopted
in 1987 by the city Council ~nd, since that time, have been
reviewed by the Special r~ricts, the Growth Management
Oversight Committee, and tht J.ty Council. There is no reason
why this threshold standard could not be reviewed in the
future.
6. There are classroom size guidelines but no guideline for
allowable numbers of temporary classrooms.
7. This is up to the School District.
8. The School District determines the adequacy of their
facilities.
The second annual Growth Management Oversight Committee report
recommended to the City Council that there be a change to the
threshold standard for parks. On August 23, 1990, the City
Council referred the proposed change to the Parks & Recreation
Commission to review and make their recommendations to the
City Council.
The City has chosen to defer to the three water districts to
determine their respective water storage, supply and
distribution standards. Once these districts have adopted
Facility Master Plans, it may be desirable to consider
incorporating their standards into the Threshold standards.
The reference to storage facilities pertains to the otay
Municipal Water District. This District is under a
requirement from MWD to build a 10-day storage facility in
case of an interruption in deliveries from pipelines carrying
water into San Diego County. The District is currently
preparing a master plan to locate and size the needed storage
facilities.
Agree to add a one sentence description of Luke-Dudek Study.
Agree to add "and proposed financing responsibilities" to page
3-72, #3.
Agree to add "and proposed financing responsibilities" to page
3-83, #3.
Downstream facilities is the correct terminology to refer to
drainage channels , culverts and other drainage facilities.
The developer contributing the extra runoff is responsible for
improving downstream facilities or constructing on-site
retention facilities to hold the water so that peak period
drainage flows to not increase overflows prior to the new
development.
J,O -I()~
16. These standards have been established by the state and Federal
government. The City is required to assist in the
implementation of the Clean Air Act strategy presently being
prepared by the San Diego County Air Pollution Control
District (A.P.C.D.).
17. All of these industrial standards are being enforced by
A.P.C.D> The new State law is focusing mainly on indirect
sources such as transportation.
18. The economics threshold is exactly as recommended by the
Growth Management Oversight Committee in last year's report to
the City Council. Staff agrees that it is more difficult to
quantify this standard since it is a relative measurement
rather than a fixed capacity such as a sewer pipe.
This threshold is not solely dealing with the degradation of
existing areas. It also involves the new projects developing
east of 1-805.
19. The addition of a threshold standard for civic Center will be
discussed with GMOC this year. They will start their review
on February 14, 1991.
20. Same response as #19 above.
21. This will be corrected.
22. This will be corrected.
23. Concur with comment.
(GMORD.COM)
:2() -/d.3
'-d~...- ~a:h.c
~'-\-c....t- ~~~-L,....,.~df~'-~<4Z..J-t:~
':::-~~~.-qx;2"d,;_____ ~ /: ,l..
~e " ...6''-<""",~ )H"""J~,.7d7u- rp~,~ 'z";,?~lV
I. ~<"Xn?~ .;2",,~~ .3-/~
" f., ,
.....0 ~<<~ .i2~~ r=.c~7'?d'_Y"l.beZ./'U--;JJ "/,t:.---.>C. oxJ..-z
~c:~ .~d-&~~ff~""I.7-.a"d'~
. ' . ',' ' ?
......~ ~.A2'--"e..v~~_A~~e..',4lU<--n-<-;P,tf A-"~_ ~...,z,
.;?, t!&.~
~ .8 -<:.<:. ~ y~o,,:?L R?A''''7I~-Z );;;7-''''''''' ~.Ja"...z.. /9'r~
~~~~~.?"-~ ,~~~~;.v. ...b..L--z-:.,~~"I.;""'-~
~~~ T '-i1',~ /,.'>t~~;"_~.Ad.e ~/~~ ----;1'" //u::e<6..L
fi~~'K~'~a/~x.L r~ -1f+ ,2 ~.L~~r~A ~ ~
..e.t:~"d_~~ /.~c',o ,4Y7df.J':e~",-<=.e.-'/""2~''''~;!f~-&--;t-<--'~=~7 .
~w-'UZz..? ,t;~.... ..<'",~-z..GO /,><uu.0--T~ ~k"7 ~~;. ~~ ~-'C.--...., ~'V~FCa..
. 7 " ~" i"
_k."" e;....... ....U::~"'';C,U-.Z/ .,4/><"""~-e./>' /z---.P~ '7 ,,<""'~~"U"7c.<-.
~ c::~~~c-,~"dFv c8-/~C
-I' ~ .
k.......':;,?2<'-z.~~7.~'~/~ ~"''''~ 0H-'kudxrf'';JP......d-:'.7J;Pd?<-<Z<0?
" ~
_U~.~'-"/ ....~7~-z:;:--~? "77W-&--':..~!~~7-<': ..
, -
,
~ V';' .Z::~'L<--- .#1-7, ,C/...O I<-~ .~ ~ _C?:~ ~~.t.~....g'''-::''~_~_/ /rn~c:~....-~....~,~ 7.i'..'-' l.."-'_.-....rc.':-G....
. .' ~ z .. ~.. ;" .,/ t.-oJ ' ~ - '. !'/. ~ "-.. '. /
~ ~.r~_1 ~_ ....... ,d'"7"?~r.ccC':-i'c:-~~L all!...L.- T.e.'J..~.-/~~ ,<:!'L~c.-A:..J <<7tc,/-?<-e.<--, _c.a..c....-. .(hl..<,,~-"4
- ____.-1-<C'-.;;_. / .'. ., . 2/
A .~ /-' I/7J.. ';L1('.r..~_:--,C- tI_L-e..-/-e~ ,.'(?/>>~--~;X-<!~ p_~d~_7L-C- 6:~"'""t?z:,...'-;/
;<:..-r)!dt:C-'I'?t:-_ t/ .-c_?~~ /~- ..-......- ~.,,/ . / ~-
LP/.Y j ...."r
;;r:;<...--- '.,r<-~-e"-C--alfZ-/~
~o -/() 'f
~~:,':~
\ -~
RESPONSES TO COMMENTS ON
GROWTH MANAGEMENT PROGRAM - HALL
1. Economics - Section 3-12
The impacts of economic growth is managed in several ways. First, the
City annually prepare a long range development forecast (5 to 7 years) to
be able to project where development is most likely to be located.
Second, the City evaluates the compliance of new projects with the
Threshold Standards whenever a tentative subdivisiC" map is filed. This
eva 1 uat ion is performed withi n the project envi r ':!nta 1 impact report.
Third, the Growth Management Oversight Committee cviews the compl iance
with the Threshold Standards from all projects each year and prepares a
report and recommendat i on to the City Counc il on any observed problem.
In summary, the City's growth management program tries to consider the
economic impacts on all parts of the City.
2. Water - Page 3-66
This amount of water usage is for all urban uses. It is not a standard
or basel i ne amount. For resi dent i a 1 uses, the typi ca 1 water use is 130
gallons per capita per day. This typical is broken down between inside
use (72 g.p.c.p.d.) and outside use (58.0 g.p.c.p.d.). With a three
person household, the baseline amount would be 390 gallons per day. The
State is currently discussing a 300 gallon per day 1 imit based upon the
current drought.
The City does not provide water and, therefore, rel ies upon the water
di stri cts to adopt conservat i on measures for water use. The MWD is
currently in a Stage 3 water alert which requires the water districts to
reduce water usage by about 14.7 percent, adjusted for population
growth. Stage IV would require a 21.6 percent conservation goal. Water
districts will focus largely on requiring efficient outdoor irrigation
systems, promoting drought tolerant landscaping, eliminating washing cars
or washing down driveways and sidewal ks, and perhaps odd day/even day
outdoor watering among other means to achieve water conservation goals.
3. Civic Center - Page 3-100
If the Civic Center and/or parking lots are expanded, the City would
purchase land at fair market value from the owners.
4. General Question
No. The Growth Management Program focuses on Tentative Subdivision Maps
and not on Conditional Use Permits because new residential growth is
largely a result of new subdivisions rather than Conditional Use Permits.
WPC 8919P
:Jf) -IDS
ATTACHMENT 4
Attachment 4
MINUTES OF THE GROWTH MANAGEMENT
OVERSIGHT COMMITTEE MEETING
January 31, 1991
1. ROLL CALL
MEMBERS PRESENT:
Hugh Chri stensen, Susan J. Full er, Steve Hann, Harry
Hillock, Will Hyde, Lupe Jimenez, Nancy Palmer, Chuck
Peter, Frank Tarantino
MEMBERS ABSENT:
STAFF PRESENT:
GUESTS:
None
Bob Leiter, Bud Gray and Phil Carter
Bruce Sloan, Eastlake Development Company
Tom Bandy, Willdan & Associates
2. The purpose of the meet i ng was to revi ew the proposed Growth Management
Program and Implementation Ordinance with the Growth Management Oversight
Committee. Bob Leiter explained to the committee members that staff had
been worki ng in conjunct i on with Wi 11 dan Associ ates, putting together
this program as a follow-up to the Council's adoption of the Growth
Management Element of the General Plan. The schedule for public hearings
on the Growth Management Program entail a public hearing by the Planning
Commission on February 13, and thereafter a publ ic hearing by the City
Council for final adoption.
The authors of the program and ordinance were introduced. Mr. Phil
Carter, from Willdan Associates and Bud Gray, Planning Consultant to the
City of Chula Vista, were available to present an overview of the program
and to answer questions by members of the Committee.
Ph il Carter presented an overvi ew of the program begi nn i ng with the
facility threshold standards and explaining that the most recently
amended threshold standards by the City Council have been included in the
program. The most recent amendments to the traffic threshold have been
incorporated as well as the amended economi c threshold standard. The
recommended changes to the parks threshold standard was referred to the
Parks and Recreation Commission by the City Council. On January 18, the
Parks and Recreat i on Commi ss i on endorsed the GMOC recommendat ions. The
Parks and Recreation Commission recommendation will now be forwarded back
to the City Council for final action and following the Council's action,
the amended parks threshold standard wi 11 be incorporated into the fi na 1
printing of the Growth Management Program.
Phil Carter also explained the relationship of public facility master
plans that have been used in conjunction with each of the public facility
sections of the Growth Management Program. These facility plans identify
needs, locations of future facil ities and costs at full buildout of the
planning area and they indicate how facilities should be phased as
development occurs.
~~-I()"
GMOC Minutes
-2-
Januarv 31. 1990
Mr. Carter reviewed how the Growth Management Threshold Standards and
Facility Master Plans are linked to project processing requirements,
part i cularly in terms of the use of the general development pl an, spa
plans, public facility financing plans, subdivision maps and bUilding
permits for any new project that wi 11 be subject to growth management
review.
In addition, the development phasing policies included in the program
were discussed and it was indicated that the city has identified the need
for five- to seven-year development phasing forecast which will be
updated on an annual basis and monitored on a quarterly basis to direct
and phase future growth in the undeveloped area of the city. Of
part i cular note is the findi ng that only a certai n amount of approved
development can proceed to construction without the addition of SR-125 to
the highway system. Accordingly, the program recommends that the Council
adopt an interim Growth Management Phasing Pol icy which restricts the
approval of new tentative subdivision maps east of I-80S, beyond what is
currently approved until such time as a financing plan guaranteeing the
construction of SR-125 is adopted by the Council.
The final component of the program overview presented by Phil Carter
involves the compliance monitoring and the role of the Growth Management
Oversight Committee. The role of the Committee is expected to be
expanded to i ncl ude the revi ew and approval of the proposed development
phasing forecast which will be discussed at the first meeting of the GMOC
on February 14 of this year.
It was also ment i oned that there is an Imp 1 ementat ion Ordi nance bei ng
proposed to guarantee that the requirements of the Growth Management
Program are adopted by law and enforceable by the staff with respect to a
new development project.
In terms of the Commi ttee' s di scuss i on, Mr. Chuck Peter asked how the
City of Chula Vista compares with other cities with respect to our
adopted threshold standards.
Mr. Carter responded that most cities in California really do not have
threshold standards in the eleven areas that Chula Vista has and
therefore Chul a Vi sta is really qu i te a bit ahead of many of the other
cities in the State.
Mr. Hugh Chri stensen asked about the status of the computeri zed traffi c
signal system and staff responded that a report will be made back to the
Committee by the Engineering Department when traffic is discussed in one
of our future meetings. It was also asked about the impact of SR-54 in
terms of traffic volumes on east-west streets, and this is another area
where the Engineering Department is currently having a consultant study.
The status of traffic on the various intersections of the city and the
impact of SR-54 is one of those special questions that will be reported
on at a future meeting of the GMOC.
;;'0 - IO~
GMOC Minutes
-3-
Januarv 31. 1990
Member Hyde asked if anything new had occurred with respect to the
statement of concern about the school situation. Mr. Bob Leiter
responded that the di stri cts are amendi ng the Mell o-Roos di stri ct to
include projects 20 units or less as well as including commercial and
industrial areas within the district in an attempt to generate funding
for future school facilities.
Mr. Chuck Peter indicated it would be desirable to ask speakers to this
year's GMOC meetings to submit the written statements in advance of their
appearance so that the Committee members could become more familiar with
the subject matter of the particular meeting.
Mr. Hugh Christensen asked why the School District did not show a school
in the mid-Bayfront? Mr. Leiter responded that the City and the School
District have been working cooperatively on the mid-Bayfront plan and
that if residential is included in that project area, then provisions
wi 11 have to be made up front by the developer to the School Di stri ct' s
satisfaction to accommodate the children anticipated in the project.
Mr. Hugh Christensen asked about the Boy's Club and indicated that there
is a very critical need for that type of facility in the city. This is a
quest i on that wi 11 be referred to the Parks and Recreation staff for a
response.
Mr. Will Hyde suggested that a member of the newly created Water
Commission be invited to attend the appropriate meeting of the GMOC when
water is being discussed this year. Staff agreed to invite both a staff
member and a policy member of that Commission to the appropriate meeting.
Mr. Hyde asked what is happening with respect to the Air Pollution
Control District situation which the GMOC had some concerns about last
year, and Mr. Leiter i ndi cated that the Di rector of the Ai r Poll ut i on
Control District and he had met that day and discussed the current
efforts in responding to the State Clean Air Act of 1988. This new law
mandates a new air qual ity strategy be submitted to the State Resources
Board by July 1991. Mr. Sommerville also indicated that this year's GMOC
meeting will provide an overview to implement the Clean Air Act as well
as review the role of local cities and other public agencies in
attempting to improve air quality. Mr. Leiter also explained that the
Growth. Management Program includes an "Air Quality Improvement Plan"
which will be a program prepared in conjunction with future SPA plans to
incorporate design features in new projects to encourage mass transit
usage, pedestrian bicycle usage, and to decrease future reliance upon the
automobile for unnecessary trips.
Mr. Hugh Chri stensen suggested with respect to the economi c threshold
that the city could obtain many excellent studies of the local economy
from such organizations as the Realtor Group and the Chamber of Commerce,
and that those might be useful to the GMOC. Mr. Will Hyde indicated that
the newl y created Economi c Development Commi ss i on shoul d be appri sed of
;J() -If) K
GMOC Minutes
-4-
Januarv 31. 1990
the GMOC Economic Threshold and invited to the April 11 meeting to see if
there can be some mutual cooperation between the two bodies with respect
to the economi c threshold work. The staff of the Pl anni ng Department
will focus on the fiscal side of the threshold in conjunction with
working with John McTighue and Associates in trying to update an overall
fiscal report for the city. The Community Development Department will
assist us in looking at the economic information available on the local
economy.
Mr. Hugh Christensen spoke to the need for a financial briefing on the
fiscal health of the City by the City Manager and, after some discussion,
it was agreed to invite Mr. John Goss, the City Manager, and/or the
Budget Officer to attend a future meeting to brief the Committee (April
18) on the future budget outlook for the City, particularly with respect
to the significance of revenues generated by new development on the
fiscal health of the City.
Mr. Chuck Peter indicated that he has been disappointed about the length
of time it takes to get feedback from the city on the GMOC
Recommendat ions and suggested that there needs to be some mechani sm to
advi se the members of the GMOC on follow up actions by the city. The
staff was al so asked to prepare a report on the status of the terms of
office of the GMOC members for thei r i nformat i on at the February 14
meeting. Mr. Will Hyde indicated that at the February 14 meeting the
Committee will be asked to elect a chairperson for 1991.
Mr. Gray asked whether or not the GMOC wished to make a formal
recommendation on the Growth Management Program and Implementation
Ordinance to the Planning Commission and City Council. The Committee
members agreed that Susan Fuller, who is the Planning Commission's
representat i ve to the GMOC, coul d share the GMOC' s perspective of the
Growth Management Program with the Pl anni ng Commi ssion at the
Commission's February 13 Public Hearing.
WPC 8904P
:lO-ld'1
ATTACHMENT 5
Attachment 5
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF CHULA VISTA
ADDING CHAPTER 2.40 TO THE CHULA VISTA
MUNICIPAL CODE RELATING TO CREATION OF
THE GROWTH MANAGEMENT OVERSIGHT
COMMISSION
The City Council of the City of Chula Vista does ordain as follows:
Section 1. That Chapter 2.40 is added to the Chula Vista Municipal Code to read as
follows:
Chapter 2.40
GROWTH MANAGEMENT OVERSIGHT COMMISSION
Section 2.40.010 Creation.
There is hereby created a Growth Management Oversight Commission (Commission).
Section 2.040.020 Purpose and Intent
It is the purpose and intent of the City Council in establishing the Commission is to
create an advisory body to provide an independent annual review of the effectiveness of
the General Plan regarding development issues. The Commission should use the
threshold criteria to make determinations regarding the impact of development on the
"quality of life" in Chula Vista, publish findings and make recommendations thereon.
Section 2.40.030 Functions and Duties
The functions and duties of the Commission shall be as follows:
A. Consider the quality of life threshold standards set forth in the Growth Management
Plan (and, when adopted, in the new Growth Management Ordinance) an and make
determinations, or recommendations, as appropriate, regarding the following:
1. Whether the thresholds have been complied with, on both a project and cumulative
basis;
GMOCORD.DOC Creating Grwth Mgmt Commission
3/21/91 Page I
;)0-1/0
2. Whether each threshold is appropriate for its goal;
3. Whether any new threshold should be adopted for any issue;
4. Whether any new issues should added to, or deleted from the thresholds analysis
group;
5. Whether the City has been using fees and funds derived from developers for the
intended purpose;
6. Whether enforcement is being achieved.
B. Annually, on or before June 30, make and publish its findings and
recommendations, including those for imposition of a moratorium, or formal
.Statements of Concern" regarding water, sewer, schools, and air quality thresholds.
C. The Commission's annual report shall be forwarded for City Council in a timely
manner through the Planning Commission, and, as to those thresholds affecting the
Montgomery area, the Montgomery Planning Committee.
D. Annually review implementation of the Growth Management Element of the
General Plan and the Growth Management Program. Such review shall include the
adequacy of master facility plans to account for the effective use of public facilities
required by future growth in connection with the planning and phasing of development
projects.
Section 2.40.040 Membership.
A. Number of Members.
The Commission shall consist of nine (9) Voting Members, a Staff Ex-officio
Member and up to three (3) General Ex- officio Members.
B. Designation of Members.
1. Voting Members.
The Voting Members shall be appointed by the City Council from the qualified
electors of the City, one (1) each of whom shall be appointed from a classification
consisting of residents of the four residential general plan areas (Central City,
Montgomery/Otay, Sweetwater/Bonita, and the Eastern Territories) and who shall, at
the time of their appointment reside in their respective area; one (1) each representing,
respectively, local educational, development, environmental, and business interests and
who shall, throughout their term, maintain their residency and elector status; and one
(1) of whom shall be a member of the Planning Commission.
GMOCORD.DOC Creating Grwth Mgmt Commission
3/21191Page 2
~o-III
,
2. stafr Ex-officio Member.
The City Manager or his/her designate representative shall be an ex-officio
member of the commission, who shall not be required to be a qualified elector of the
City, but who shall have no vote ("Staff Ex-officio Member").
3. General Ex-Officio Members.
The City Council, or its designee, may appoint not greater than three (3)
additional ex-officio members of the Commission, who shall not be required to be
qualified elector(s) of the City, but any such appointed ex-officio members shall have
no vote ("General Ex-Officio Member").
Section 2.30.050 Term of Office.
A. Term of Office--All Classes of Members.
1. Post-Initial Terms.
Except as otherwise provided in this Subsection A, the term of office of all
members, and all classes of members, of said Commission shall be for a nominal
period of four (4) years, and shall terminate on June 30th of the fourth year of their
term, unless they shall otherwise sooner resign, die, become disqualified or
incompetent to hold Office.
2. Initial Terms of Voting Members.
Notwithstanding subsection A.I., the Initial Terms shall commence upon
appointment and shall conclude, for two (2) Voting Members on June 30, 1992; for
two (2) Voting Members on June 30, 1993; for two (2) Voting Member members on
June 30, 1994; and for two (2) Voting Members on June 30, 1995, unless they shall
otherwise sooner resign, die, become disqualified or incompetent to hold Office. The
Planning Commission position shall have no set term; the Planning Commission has the
discretion to change its representative annually, except that no individual member may
serve more than four (4) consecutive years.
a. Assignment to Initial Terms by Lot.
GMOCORD.DOC Creating Grwth Mgmt Commission
3/21191Page 3
~o -/l:l.
.
Voting Members shall be assigned to Initial Terms by lot at the first
regular meeting at which all Voting Members are present, but in any event not later
than the third month after initial appointment of the 9th Voting Member.
3. General Ex-officio Member.
The term of General Ex-officio members shall be for a period of four years
from the time of appointment.
4. Staff Ex-officio Member.
The term of the Staff Ex-officio Member shall be indefInite.
5. Holdover Office.
Notwithstanding the end of any Member's Initial Term or Post-initial Term as
herein provided, a Member, other than the Staff Ex-offlcio Member, shall be permitted
to continue to exercise the privileges of his former Office after the end of his term until
the Office to which he was assigned is fIlled by his re-appointment or by the
appointment of a qualifIed successor to his Office.
6. Vacancies.
Notwithstanding the term of Office to which a Member is assigned, said Office
shall be deemed vacant upon any of the following events ("Event of Vacancy"):
a. The death or disability of said Member that renders said Member
incapable of performing the duties of his Office.
b. The termination of his status as Member of the Commission or the
classifIcation he was assigned to represent on the Commission.
c. The member's conviction of a felony or crime involving moral
turpitude.
d. The member's absence from three (3) regular, consecutive meetings
of the Commission, unless excused by majority vote of such board or commission
expressed in its offIcial minutes.
GMOCORD.DOC Creating Grwth Mgmt Commission
3/21191Page 4
dO -1/3
e. The member's has submitted his resignation which resignation has
been accepted by the City Council.
f. The membership has been terminated by a majority vote of the City
Council.
Upon the occurrence of an Event of Vacancy as hereinabove listed, the City Council
shall SO declare the Office to be vacant, and shall expeditiously take such steps as are
necessary to fill said vacancy.
B. Number of Terms.
1. Voting Members.
a. No Voting Member shall be appointed to more than two (2) terms
except as herein provided.
b. A Voting Member assigned to an Initial Term of less than two (2)
years may be appointed at the natural expiration of their Initial Term to two (2) terms
in addition to their Initial Term. A Voting Member who currently occupies an Office
under an Initial Term may not be appointed to fill the Unexpired Term of another
Office which has become vacant.
c. A Voting Member appointed to the Commission to fill the unexpired
term of an Office of a Voting Member which has become vacant ("Unexpired Term")
which has less than two (2) years remaining on said Unexpired Term, may be
appointed to two (2) terms in addition to their Unexpired Term. A Voting Member
who currently occupies an Office may not be re- appointed to fill the Unexpired Term
of another Office which has become vacant.
d. Any member may be re-appointed after two (2) successive years of
not serving on the Commission in any Office or Membership capacity-Voting, General
Ex -officio or Staff Ex-officio.
2.General Ex-officio Members.
GMOCORD.DOC Creating Grwth Mgmt Commission
3/21191Page 5
~() -/1 Y
A. General Ex-officio member may be reappointed without limitation as to
number of terms.
3. Staff Ex-officio Member.
The Staff Ex-officio member shall serve at the pleasure of the City Council.
Section 2.40.060 Operation of Commission.
A. Time of Meetings.
1. "Organizational Meeting". Among such other meetings as the Commission
may desire to have, the Commission shall meet not later than in the first week of
January each year ("Organizational Meeting"), and thereupon shall do the following:
a. Select a Chairperson and a Vice Chairperson from among its Voting
Members to serve for a period of one (1) year.
b. Assign such duties to its members as it determines may be necessary.
c. Deliberate upon agenda issues for further deliberation and discussion
by the Commission.
2. Other Meetings. The Commission shall meet at such other times as it shall
establish by majority vote, or at such time as the Chairperson thereof may call, or at
such times as a majority of the members thereof may call a meeting.
B. Place of Meetings.
Unless the Commission shall otherwise establish another regular place for its
meetings and advise the City Clerk accordingly, the Commission shall meet in the
Council Conference Room in the Administrative Building at the City Hall Complex
located at 276 Fourth Avenue, Chula Vista, or at such other place as may be posted
upon the door of said Conference Room at least thirty (30) minutes in advance of the
Meeting.
GMOCORD.DOC Creating Grwth Mgmt Commission
3/21/9IPage 6
.JO -//.5
C. Conduct of Meetings.
The meetings of the Commission, and notice thereof, shall be governed by the
same rules and regulations by which the City Council is bound in the conduct of public
meetings.
D. Quorum.
Five Voting Members shall constitute a quorum for the transaction of business.
E. Resolutions.
The affirmative vote of a majority of the entire membership shall be required
for the passage of any resolution of the Commission.
F. Reports and Recommendations.
All reports and recommendations shall be made in writing.
G. Staff Support.
All officers and department heads shall cooperate with and render reasonable
assistance to the Commission. The City Manager may make available staff and clerical
support to the Commission to fulfill its functions and duties, provided such staff and
clerical support is available.
H. Rules and Regulations.
The Commission may make such rules and regulations not inconsistent with the
provisions of this Chapter.
Section 2: This ordinance shall take effect and be in full force on the thirtieth day from
and after its adoption.
Approved as to form by:
Presented by:
Robert A. Leiter
Bruce M. Boogaard,
City Attorney
GMOCORD.DOC Creating Grwth Mgmt Commission
312119lPage 7
~o -11ft,
ATTACHMENT 6
Attachment 6
February 13, 1991
Planning Commission
CITY OF CHULA VISTA
276 Fourth Avenue
Chula Vista, CA 91910
RE: Growth Management Program
Dear Commissioners:
EastLake Development Company would like to extend
our compliments to the City staff on their hard
work and express our support for the Growth
Management Program before you tonight. We support
the city of Chula vista's efforts for managed
growth, improved air quality, water conservation
and traffic management. In this regard, we would
request that the Planning Commission consider
inclusion of the EastLake Business Center, Phase II
as approved in the EastLake III General Development
Plan (attached), as eligible for a tentative map
under section 21.03 of the proposed Growth
Management ordinance. The rationale for this
request is as follows:
1. Development of a well located
commercial/industrial base is consistent with
the city's transportation management goals.
Trips to and from the Business Center are
largely contra-flow and do not exacerbate
existing traffic congestion.
2. Business Center development is compatible with
the City's air quality goals in terms of
locating work places adjacent to residential
development, thereby reducing commuter miles
traveled.
3. The development of the EastLake Business
Center is fiscally prudent for the City as a
tax revenue source.
~O-II1-
~
...
..
...
EASTLAKE
DMLOPMENT
COMPANY
900 Lane Avenue
Suite 100
Chula Vista. CA 92013
(619) 421-0127
fAX (619) 421-1830
Planning Commission
Growth Management Program
February 13, 1991
Page 2
4. The project is consistent with the City of
Chula Vista General Plan, has an approved
General Development Plan, and is covered by a
Development Agreement.
I believe you will concur that these factors are
consistent with your goals and do not negatively
impact the proposed results from the Growth
Management Program. Therefore, we request your
consideration of the inclusion EastLake Business
Center Phase II within the "approved projects"
category.
Sincerely,
EASTLAKE DEVELOPMENT COMPANY
~d~
Vice President, Community Development
KA:td
cc: Bob Leiter
George Krempl
~D-118
General
Development
~~ Plan
l ",
I \ .
, \ ....
. \ '...
)0'\
I ;
~
L t7.~/ II
~!E:= (
~-;J' ~
r....-
/,
I 0) /,,;'/
\ j /,/~
p \, -'
\ \,..........Y'
, .'
,
~Q r
--4
,
,
,
"
I
\
,
~
~'i
\
\
,
I
,
I
I
o
!
l..
"
r-
.
'"
,
, '
"
,0\
'" "
(,p, ....
'"
{'Ol
--
'"
--,-
,
, ,
P<J'l
.' ,
....~--, I.M
l-
.,
I" ,
',0. '
.... ' I"'-__J
: l.N <....,/
-'-
'"
.
o
o /,"j
( I
r-) l
o r I
; '11 I
II r-/I/ . I
.; ;/.... I I
.; . ... I I
\__..~ .
RESIDENTlAL
NON-RESIDENTIAL
!..AND USE
MAX. PROJECTED
OU OU/AC
"" ..
"'" .,
.... ..,
.... ,u
... ....
-
L
'" I
.
-
"
LAND USE ACRES DUlAC
"'" i!31.7 ..,
~ -. ,..
~ 31!5.~ ..."
-- 13001.2 11-'.
.... 37.11 1~27'
- ---
,..rUac
,...
C~
...
-
'"
,
0
-
~~-
....
-
-.
--
-.
.......,............
-......-
......,"-'--
....,...
--
.>.eLl'..
U-I_",_
-----
---
0'_"_'_'
*c:-.._....
......TOI~
~~~
-.--....--
..............-.--...-..
--...--..--
-.-,.....-
~Ollldr_
AI E'ASTLAKE
A PLANNED COMMUNITY BY EASTLAKE DEVELOPMENT CO
;)0-1/'7
'"
t
~
1\~,8~
'.
ACRES
....
...
17.5
2711
...,
315.a
-.
,...
1151..1
..
""'.~ -.
\
'" " /
- j
\'
~J
'(
\
~
Cinti
&""""""'"
,..c.a('..l.-~-
rid 1
."..
Summary of Comments
The Baldwin Company
2/13/91
GROWTIl MANAGEMENT PROGRAM
Pal!e 4-5
Interim Phasinl! Policy
Recommendation: Modify the proposed policy to delete the absolute prohibition
against approval of tentative maps in favor of language which would provide:
Aooroval of new tentative shall be l'eQuired to orovide that buildinl:
oermits shall not be issued if at the time of the a,wlication for the
buildinlZ oermit the City Council has determined that issuance of
additional buildin~ permits will cause the City to exceed the Traffic
Threshold Standard.
ORDINANCE
Policv
Pal!e 5
P8l!e7
Pal!e 7
P8l!e9
Existinl! Deficiencies
Recommendation: Add clarifying policy language to the ordinance which
provides:
(I) New develop is responsible for satisfying its proportionate share of
a facility deficiency and shall not be compelled to remedy
deficiencies not caused by the proposed development; and
(2) Payment of impact fees satisfies new development's obligation to
provide its proportionate share of a facility deficiency.
"Advance Of" or "Consistent With" 21.07 (c)
Recommendation: Clarify that the applicant must provide facilities "consistent
with" the phasing schedule as set forth in the Master Plan, not "in advance of" the
phasing schedule.
Air Oualitv and Economic Thresholds 21.09 (d) (1)
Recommendation: Delete sections until standards are adopted.
Not Reduce Facilitv Caoabilities 21.09 (3)
Recommendation: Clarify the sentence to read:
"It must be shown that development in the area will not reduce the existing facilities
or improvements capabilities within the project boundaries ar ereate faeilities er
imprevemetlt sRet1ages ill ether Mess below the Threshold Standard or reduce
service capability in any area below the Threshold Standard... "
Maintenance and Operation Costs 21.09 (d)
Recommendation: Clarify the sentence to read:
The developer or benefitinl: orooerty may silllH abe become responsible for the
maintenance and operation costs associated with the early construction of said
facility.
~o -1:20
---
... . -0
'lTl7 ftOOVlll ^ YI.
D.O. BOX 90lb
NhTlONhL CITY
. c^ 9~050-6625
. (6191 411.4111
February 8, 1991
Mr. Robert Leiter
Planning Department
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
Re: Draft Growth Management Program
Dear Mr. Leiter:
Thank you for allowing us to comment on the Growth Management Program and
Growth Management Ordinance. The Rancho del Rey Partnership would offer
the following comments. These comments are being directed to the most recent
drafts distributed in January 1991.
DRAFI' GROWTH MANAGEMENT PROGRAM
1. Pa&e 2-7 . Fi~re 4
Rancho del Rey SPA ill should be moved to the section of "Approved
Sectional Planning Area Plan" (Approved 1/15/91, Resolution 15993).
2. Pa&e 3-15. Para~apU
Reference to the intersection of Telegraph Canyon Road/Crest
Drive/Oleander Avenue of failing to comply with City threshold standards
should be removed. Findings presented in EIR No. 89-10 (Rancho del
Rey SPA ill) indicate that this intersection will comply with traffic
threshold standards.
3. Pa~e 4-5. Interim Phasini Poli"-Y. Para~aph 1
This paragraph should be revised to reflect an affirmative statement of
tentative map approval for Rancho del Rey SPA ill for which EIR 89-10
was certified with all traffic impacts being mitigated.
4. Pa&e 4-7. Figure 36
Footnote No.3 should be removed. (See comments 2 & 3 above).
~D -J~I
----- ..
Mr. Robert Leiter
Page 2
February 8, 1991
DRAFr GROWTH MANAGEMENT ORDINANCE
1. The ordinance needs to provide a definition of the word "project" and
needs to be consistent in the use of this word. In some places it appears
that "project" refers to a SPA, in other it appears to refer to a PFFP and
in others it is not clear. See for example Sections 21.03 (a) & (b), 21.04
(a), 21.07 (b), 21.08 (b), etc.
2. It is not clear if Section 21.03 (a) is interpreted to exempt PFFPs that
have been approved by the City Council prior to the effective date of this
ordinance. It is suggested that language be added that states "Any PFFP
approved prior to the effective date of this ordinance shall be deemed in
compliance with this ordinance,"
3. In Section 21.08 (b) it appears PFFPs can be larger than SPA plan areas.
Is this true? If so, under what circumstances would they be larger than
SPA plan areas, and what responsibility would there be of the City to
assure that multiple property owners/developers cooperate?
4. Specifically what is meant by "cash flow analysis" in Section 21.09 (d) (2)?
5. What is meant in Section 21.09 (h) which requires the fiscal analysis or
"capital budget impacts" and analysis of impacts on school districts and
water agencies? It is not clear if the analysis of impact on schools and
water agencies is operating or capital, or both. An overall fiscally
balanced community should be the goal of growth management, not each
project being fiscally balanced,
This concludes our comments. Please call me if you have any questions
regarding this matter.
cc: Phil Carter. Willdan Associates
Bud Gray, Planning Department
jO -I:J~
STAFF RESPONSE TO PLANNING COMMISSION LETTERS
RECEIVEO AT THE FEBRUARY 13, 1991 PUBLIC HEARING
1. Resoonse to Letter from Kent Aden. EastLake Develooment Comoanv dated
Februarv 13. 1991
The recommended "interim phasing pol icy" would, with 1 imited exceptions,
restrict the approval of new tentative subdivision maps until a financing
plan for the construction of an interim hcil ity along State Route 125
(SR-125) is completed. This plan is expected to take from six months to
a year to complete. At that time we will have a much better idea of the
financing requirements for that hcil ity and what the relative share of
responsibility of new development would be for the interim facility.
Until the financing plan is completed it would be premature to approve
new tentative subdivision maps because we really wouldn't know what the
fi nanci ng imp 1 i cat ions woul d be for the project. After a ten tat i ve map
is approved, it would be more difficult to go back and apply new
conditions or requirements such as fair share financing conditions for
SR125.
The interim policy doesn't preclude processing General Development Plans,
Sect iona 1 Pl anni ng Area Pl ans or even prel imi nary revi ew of tentat i ve
maps, but it is recommended that actual approval of tentative subdivision
maps not be granted until the SR-125 financing plan is completed.
2. Resoonse to Letter from Kim Kilkennv. Baldwin Comoanv
Interim Phasina Policv Csee Daae 4-5 of Growth Manaaement Proaraml:
The recommendations by Mr. Kil kenny to delete the language to withhold
approval of new tentative subdivision maps until a financing plan for
SR-125 is completed is not consi stent wi th the Growth Management Pl an.
Studies have confirmed that the traffic threshold standard cannot
accommodate further subdi vi s ions beyond those already approved without
additional roadways such as SR-125. Postponing the financing plan for
SR-125 until the building permit stage would make it nearly impossible to
arrive at agreement on how to finance the construction of SR-125.
Growth Manaaement Ordinance:
Existina Deficiencies - Section 19.09.060CF1C21 - Staff concurs that the
City cannot require new development to pay for existing deficiencies in
public facility capacity. However, if a developer chooses to move ahead
in advance of the City's schedule for correcting past deficiencies,
he/she may pay more than his/her fair share initially and then be
reimbursed later. The payment of the impact fee by itself doesn't always
satisfy new development's obligation because the threshold standards must
be maintained for all new development. In some cases, new development
may pay more to move ahead earl ier than the City's schedule and then be
reimbursed at a later date.
.;10 -/023
Advance of or Consistent with CSection 19.09.0901:
The relevant section has been rewritten.
Air Oualitv and Economic Thresholds CSection 19.09.050CB11:
The inclusion of an air quality improvement plan is intended to take
whatever feasible steps are available to lessen air quality impacts from
new development. It is recognized that when the new regional air quality
strategy is adopted by the State Ai r Resources Board, 1 oca 1 air qual i ty
improvement plans will need to be consistent with applicable standards
adopted by the State.
The Economic Threshold was included in the original threshold standards
because the development community felt the City's economic health was a
val id threshold to monitor to make sure the City would have the fiscal
resources to provide public services to new development. There was also
a concern that development impact fees be spent in a timely manner to
provide the public facilities for which they were intended.
No Reduction of Public Facilitv Caoacitv CSection 19.09.060CF1C211:
The purpose of this section is to ensure that a new development project
is properly conditioned to provide all of its publ ic facil ity
requirements to meet the impacts created by the project. The actual
resolution of how the conditions are implemented is more a function of
the particular Master Facility Plan or requirements of a particular City
department if no Master Facility Plan exists. The City has demonstrated
flexibility in timing the provision of certain public facilities.
Maintenance and Ooeration Costs CSection 19.09.060CH11:
This language doesn't preclude the developer from using some form of
assessment district to distribute the cost for maintaining a public
facility. The language does place the burden for creating the financing
mechanism on the developer rather than on the City. This can be
addressed in the public facility financing plan for individual
developments.
WPC 9024P
-2-
~ () -I ;). l./-
ATTACHMENT 7
Attachment 7
RESOLUTION NO. PCA-91-3 AND PCM-91-5
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING TO THE CITY COUNCIL THE
ADOPTION OF THE GROWTH MANAGEMENT PROGRAM AND AN
AMENDMENT TO TITLE 17 OF THE MUNICIPAL CODE
RELATING TO ADOPTION OF THE GROWTH MANAGEMENT
IMPLEMENTATION ORDINANCE
WHEREAS, the City of Chula vista General Plan includes a
Growth Management Element wherein Action Program 5-2-1 calls for
the preparation of a Growth Management Program to guide the public
facility phasing and financing to accommodate planned growth; and
WHEREAS, the Growth Management Program and Implementation
Ordinance proposes to set forth a system consisting of public
facility master plans, threshold standards, development phasing and
financing policies to coordinate the city's growth management
program; and
WHEREAS, the Planning Commission set the time and place for a
hearing, together with its purpose, and gave notice of the hearing
by publication in a newspaper of general circulation in the city at
least 21 days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as
advertised, namely 7:00 p.m., February 13, 1991, in the Council
Chambers, 276 Fourth Avenue, before the Planning Commission and
said hearing was thereafter closed; and
WHEREAS, the commission found that the project would have no
significant environmental impacts and adopted the Negative
Declaration issued on IS-91-20.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION
has determined that the Growth Management Program and
Implementation Ordinance is consistent with the Chula vista General
Plan and that public necessity, convenience, general welfare and
sound public facility planning and management support the adoption
of the Growth Management Program and Implementation Ordinance.
BE IT FURTHER RESOLVED THAT a copy of this resolution be
transmitted to the city Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this 13th day of February, 1991, by the following vote,
to-wit:
:2,0 -1;)5
AYES:
commissioners Carson, Casillas, Fuller, Grasser-Horton,
Martin, and Decker
NOES:
None
ABSENT:
Commissioner Tuqenberq
ATTEST:
~A</j{ f2f!~
Nancy iple, cretary
~O-I;J'
RESPONSE TO COMMENTS FROM MR. CRAIG FUKUYAMA,
RANCHO DEL REY PARTNERSHIP
Draft Growth Manaaement Proaram
1. Page 2-7 - Figure 4
Figure 4 on page 2-7 depicts the status of development as of
1/1/90. Mr. Fukuyama is correct that on 1/15/91 Rancho del
Rey SPA III did receive approval of its sectional Planning
Area Plan.
2. Page 3-15, Paragraph 5
The reference to the intersection of Telegraph Canyon
Road/Crest Drive/Oleander Avenue on page 3-15, paragraph 5, is
correct. It has been projected to fail to meet the adopted
threshold standard.
Mr. Fukuyama is also correct in that based upon the conditions
of approval of the Rancho del Rey SPA III to provide
mitigation, this intersection will meet the threshold
standard. The reference in the Growth Management Program
document does not need to be removed.
3. Page 4-5, Interim Phasing POlicy, Paragraph 1
The Growth Management Program document itself is clear as
written and does not need to be amended or changed. The
approval of Rancho del Rey SPA III and EIR-89-10 provides the
necessary analysis which will allow this project to proceed
under the Interim Phasing Policy contained in the Growth
Management Program.
4. Page 4-7, Figure 36
Figure 36 on page 4-7 does not need to be amended. It is
clear that this Forecast includes Rancho del Rey SPA III
provided the traffic analysis contained in the EIR for this
project resolved the forecasted failure at the intersection of
Telegraph canyon Road/Crest Drive/Oleander Avenue. The EIR
was certified and does provide the required mitigation and,
therefore, Rancho del Rey SPA III is included in the
Preliminary Development Phasing Forecast.
Draft Growth Manaaement Ordinance
1. Section 21.03 is clear in defining the applications that are
subject to the ordinance. Paragraph (al specifies
applications for SPA Plans and tentative subdivision maps are
subject to approval of public facility finance plans.
Projects subject to a SPA Plan are covered by the ordinance.
~o -/~ r
2. section 21. 04 sets forth the exceptions to section 21. 03 . Any
SPA Plan/PFFP and subsequent discretionary permits approved
before July 11, 1989, are exempt from this ordinance. All
other permits are subject to the ordinance, including building
permits.
3. Yes, PFFP area may be larger than a specific SPA area. This
may happen if the facility impacts from the SPA area effect
other properties outside the boundaries of the SPA> The city
will assure that multiple property owners will be treated in
the same fashion. However, it is beyond the City's direct
control to assure that multiple property owners cooperate with
one another.
4. Providing a "cash flow analysis" means a projection of the
revenues generated to fund capital improvements needed to
serve the project consistent with the phasing schedule of
development for the project. The city will compare this cash
flow analysis projection with all other available funds to
determine whether or not sufficient funds will be available
when needed to construct new facilities.
5. This section requires each proj ect to identify its direct
impacts on the need for capital facilities. This includes the
one-time capital cost as well as projected maintenance and
operation costs which will occur as a result of the
construction of additional facilities. Yes, projections of
operating and maintenance costs for school and water
facilities, along with city facilities, must be included.
The General Plan requires that the City be fiscally balanced.
The goal of the Growth Management Program is not to mandate
that each specific project be completely fiscally balanced
before it is approved. The goal is to provide the fiscal
information on a project by project basis to guarantee that
the overall General Plan goal will be attained.
(RDRESPON)
01-0 -/OJI
...
March 21, 1991
Mr. Bob Leiter
Engineering Department
CITY OF CHULA VISTA
276 Fourth Avenue
Chula Vista, CA 91910
RE: PROPOSED GROWTH MANAGEMENT PLAN IMPLEMENTATION
ORDINANCE/TENTATIVE MAP MORATORIUM
Dear Bob,
EastLake Development company is pleased to support
the purpose and methodology of the referenced plan
and implementation ordinance. We concur that the
proposed Tentative Map Moratorium is an effective
means of insuring that approved development
projects will not create an overburdened eastern
territory roadway network. We are fully supportive
of the proposed SR 125 financing
plan/implementation study, to be completed in the
next year, as a way to ensure that growth in the
eastern territories not only funds a workable
transportation network but constructs the needed
facilities in a timely manner.
Pursuant to our conversation yesterday, we ask that
you include the actions necessary during the
ordinance approval process which would allow
EastLake Development Company a greater degree of
internal development phasing flexibility. We
understand that you will continue to allow our SPA
plans and tentative maps to be processed during the
moratorium. In addition, we would also propose
that EastLake Development Company have the
flexibility to phase our development such that a
project currently under the moratorium could be
substituted for one which is not, as long as there
is no net increase in "approved project" peak
traffic volumes. For example, if we would prefer
to proceed with an unapproved project such as
EastLake Business Center Phase II, we could offer
to place approved projects such as EastLake Village
Center and/or EastLake Greens dwelling units, under
the moratorium. It would be our responsibility to
provide and secure the necessary means of achieving
no net increase in peak traffic volumes as a part
of the tentative map approval process.
.;JO-/~'
RECEIVED
WD 2 2 19;1
PLANN!NG
J
I_~
L.-
~:?:i ;:
EASTLAKE
DMLOPMENT
COMPANY
900 Lane Avenue
SUite 100
Chuto Vista, CA 92013
(619) 421-0127
FAX (619) 421-1830
Mr. Bob Leiter
March 21, 1991
Page 2
Your support in providing the capability we have outlined above
during the ordinance approval process would be appreciated. If
you have any questions or need further information please do not
hesitate to call me or Kent Aden at 421-0127.
sincerely,
EASTLAKE DEVELOPMENT COMPANY
~/l2/v--
Bruce N. Sloan
Project Manager
BNS/cll
;).O-IB()
MINUTES FROM RCC AND PLANNING COMMISSION
MINUTES OF A SCHEDULED REGULAR MEETING
Resource Conservation Commission
Chula Vista, California
6:00 p.m.
Monday, January 21, 1991
Conference Room 1
Public Services Building
CALL MEETING TO ORDERlROLL CALL: Meeting was called to order with a quorum at 6: 12 p.m.
by Commissioner Kracha. City Staff Environmental Review Coordinator Barbara Reid called roll. Present:
Commissioners Stevens, Johnson, Hall, Kracha. Absent: Fox, Ray and Ghougassian.
The Communications section of the agenda was taken out of order. Mary Ann Miller, Staff from
Environmental Review, gave a status report for Debra Fisher of Rohr Industries regarding the EIR 90-10.
Questions were clarified by the Commission.
APPROVAL OF MINUTES: It was MSUP (StevenslHall) to approve the minutes of January 7,1991.
BUSINESS ITEMS:
A. Phil Carter, WilIdan & Associates gave an overview of the Growth Management Plan. The whole
presentation will be given to the Planning Commission on February 13. Bud Gray of Gray &
Associates presented a synopsis of the ordinance and how to enforce it into law. It was MSUP
(JohnsonIHall) for RCC commissioners to submit questions on the Plan and Ordinance to Barbara
Reid before Feb. 4, and for the consultants to return to the next meeting with written responses.
B. The RCC Budget item will be continued to the next meeting with a presentation by Doug Reid.
C. It was MSUP (Hall/Stevens) to continue the item on the Environmental Agenda for the 90's until
the next meeting.
D. Items for the Planning Commission Agenda for the meeting ofJanuary 23,1991 were reviewed with
no action taken.
COMMISSIONER COMMENTS:
Kracha commented that the Growth Management Plan was presented well, however the Ordinance
was inadequate with too many discrepancies.
ADJOURNMENT:
It was MSUP (Stevens/Hall) to adjourn. The meeting was adjourned by Commissioner Kracha at
7:45 p.m.
Respectfully submitted,
EXPRESS SECRETARIAL SERVICES
~~
ao-/3/
MINUTES OF A SCHEDULED REGULAR MEETING
Resource Conservation Commission
Chula Vista, California
6:00 p.m.
Monday, February 11, 1991
Conference Room I
Public Services Building
CALL MEETING TO ORDERlROLL CALL: Meeting was called to order with a quorum at 6:20 p.m.
by Chairman Fox. City Staff Environmental Review Coordinator Doug Reid called roll. Present:
Commissioners Ray, Johnson, Hall, and Kracha. Absent: Stevens and Ghougassian.
APPROVAL OF MINUTES: It was MSUP to approve the minutes of January 21, 1991 with one
correction: Paragraph 2, should be corrected to '.. .report for Debra Frisher of the City of Chula Vista... .
OLD BUSINESS:
A. Bud Gray and Phil Carter clarified answers to questions put forth by Commissioners on the Growth
Management Plan and Ordinance. Notes and comments will be implemented into the presentation
to City Council. Discussion and recommendations were made on the Plan and Ordinance.
A motion was made by Kracha to forward and recommend the Growth Management Program for
approval with the following exceptions: Reword the threshold standards to be more specific in areas
of schools, water, sewer and air quality and to defer the inclusion of economics, Civic Center and
Corporation yard until it is recommended for incorporation by the Growth Management Oversight
Committee, and that our members with specific comments and responses are attached; with
amendment to adopt threshold standards for water; motion seconded by Fox.
(Commissioner Johnson left the meeting at 7: 15 p.m.)
In discussion, Fox amended the motion to include: A recommendation be made to our
Assemblyman and State Senator to alter state law so that we may adopt threshold standards as they
pertain to schools; Kracha agreed to the amendment.
Further discussion included measurable performance standards to be established within (six months)
as it relates to school, water, air quality. It was explained that the economics has a standard but it
should be more quantifiable. Question was asked whether to quantify all of these with more
measur.able standards; answered by Mr. Gray.
Mr. Carter gave explanations on the inclusion of the plan; the economic, civic center and
corporation yard's six month time period; an economic standards is already in existence, so a
recommendation should be made that it be updated and more quantifiable. Fox amended his motion
to include it be quantifiable for economics only.
dO -/3d.
Page 2
After further discussion, the motion was restated by Kracha as follows: Forward, recommending
approval of the Growth Management Plan and Ordinance with the following exceptions: City should
adopt measurable threshold standards for water, schools and air quality; letters be sent to our
Assemblyman and State Senator so that applicable state laws may be altered so that the city can
adopt threshold standards for schools; in the areas of economics, civic center and corporation yard,
that measurable performance standards be established within six months; as it pertains to economics,
that they be more quantifiable; and specific comments and responses be attached; Fox affirmed his
second on the motion; motion carried unanimously.
B. RCC Budget for Fiscal Year 1991/1992 was explained by Doug Reid. It was MSUP (RaylFox) to
approve the. proposed RCC budget with an amendment to reallocate dues to the San Diego Historical
Society to the Travel, Conference and Meeting budget and increase office supplies by a minimum
of 10%; motion carried.
C. Items left for action on the "Environmental Agenda for the 90's" include #2,24,25,33,44 and 52.
The secretary will include in next meeting's agenda all action previously taken by RCC.
2. NEW BUSINESS
A. Items for the Planning Commission Agenda for the meeting of February 13, 1991 were reviewed
and included the following:
(1) Public Hearing on Variance ZA V-91-1O was continued.
(2) Consideration of EIR 90-10, Rohr Office Complex was continued.
(3) Public Hearing on Conditional Use Permit PCC-91-09: It was MSUP (RaylHall) that RCC
recommend that the CUP should be periodically reviewed and that a time limit be set prior to review
to ensure the use of recycled water.
(4) PCM-91-5/PCA-91-3, Growth Management Program previously discussed; no further action
by Commission.
(5) Amendment #1 to the Southwest Redevelopment Project Area; Staff recommendation is
approval; no action by Commission.
B. Review of the following Negative Declarations:
(1) It was MSUP (Kracha/Ray) to recommend for adoption IS-91-12, 1-5 Billboard Initial Study,
with one correction on Page 3, under Item E, paragraph 6, line 3: "...the billboard at this location
are not deemed significant..."
(2) It was MSUP (RaylFox) to recommend for adoption IS-91-13, General Plan & Zoning
Consistency Study, with a correction under D.4. ParklRecreation: "The Threshold/Standards Policy
requires 3 acres of park and recreation land for every 1,000 people. It is not relevant to the
proposed Zoning/General Plan Consistency Study because it is not a violation to threshold
standards. "
~o -133-
Page 3
(3) It was MSUP (KrachaIFox) to recommend for adoption IS-91-17, Zoning Text Amendment.
(4) It was MSUP (RaylFox) to recommend for adoption IS-91-19, Brunswick Family Recreation
Center, and RCC further recommends that the CUP be periodically reviewed. It is noted that the
"total proposed range of acres" has been detertnined to specifically be 1.5 acres per 1000 population.
(5) It was MSUP (Hall /Ray) to recommend for adoption IS-91-20, Growth Management Program
& Ordinance.
(6) It was MSUP (RaylKracha) to recommend for adoption IS-91-23, Cal Stores Warehouse
Addition.
(7) It was moved by Ray to recommend adoption of the mitigated monitoring program, however,
also recommend the project itselfbe denied due to an unnecessary change. Both parts of the motion
were tabled and Ray withdrew his motion. The Planning Commission is waiting for approval or
denial and also waiting to hear from Community Development. This item tabled to the next
meeting.
COMMISSION COMMENTS
Ray requests that the City develop and include mitigation monitoring on all Conditional Use Permits.
Fox requests an item for next agenda include how council can establish monitoring programs. Also
for next agenda, add the "Environmental Agenda for the 90's..
ADJOURNMENT:
The meeting was adjourned by Chairman Fox at 9:01 p.m.
Respectfully submitted,
EXPRESS SECRETARiAL SERVICES
~JJJ ~
Barbara Taylor
Jo -/3'1
EXCERPT FROM PLANNING COMMISSION MINUTES OF 2/13/91
ITEM 4:
PUBLIC HEARING: PCM-91-5/PCA-91-3: CONSIDERATION OF THE
CITY I S GROWTH MANAGEMENT PROGRAM AND IMPLEMENTATION
ORDINANCE
Planning Director Leiter made some initial comments regarding the
background of the Growth Management Program and Ordinance. He
noted that the Growth Management Plan was designed to provide a
comprehensive approach to various stages of development and
thresholds, and specifically recommend changes in the way public
facility finance plans are prepared; development phasing policies
which recommend a means by which the cumulative impact of
development projects could be monitored and facilities provided
when needed; and compliance monitoring and implementation programs
to make sure the policies and development conditions the city
Council and Planning Commission require are in fact being met and
the City'S threshold standards are being complied with. The
Ordinance would put into legal effect the various policies and
programs that are recommended.
Mr. Leiter noted that Phil Carter of Willdan & Associates would
present the Growth Management Program, and also that David
Ferguson, an attorney with the firm of Higgs, Fletcher, & Mack, who
prepared the ordinance was present to answer any questions
regarding the ordinance.
Phil Carter informed the commission that the Growth Management
Program was the element which implemented the City's Growth
Management Element, and the policies and goals of the General Plan
recently adopted by the City Council. He discussed the
implementation procedures which included the quality of life
threshold standards, facility master plans, project processing
requirements, development phasing policies, and the Growth
Management Oversight Committee's review responsibilities.
Mr. Carter noted that the annual report of the Growth Management
Oversight Committee had previously looked back at what had
happened; the emphasis now was to project into the future and show
how the compliance could be maintained over time as opposed to
looking backward. This program will identify potential problems
and allow city staff, the developers, and the special districts the
time necessary to provide solutions to those projected problems.
The Growth Management Ordinance provides the legal requirements of
how the growth management program will function within the
Municipal Code in the city of Chula vista.
;)0 -/3.5
Minutes
-9-
Februarv 13. 1991
Mr. Carter specifically discussed the section on schools. He noted
the first paragraph on page 3-39 needed to be revised based on
additional information which was not available at the time of
preparing the document. This information added specific enrollment
figures.
Planning Director Leiter added that the City Attorney had suggested
some minor word changes to the Initial Study and Negative
Declaration to clarify the relationship of the Growth Management
Program with the currently adopted threshold standards. The
revised Negative Declaration report was prepared to reflect that
and would be distributed to the Commission. He noted the basic
content of the two documents was the same.
Chair Grasser Horton then called for questions of staff.
Commissioner Carson asked if computer simulations would be used.
Planning Director Leiter said staff would be using computer phasing
forecasts, and have already computerized the 12- to 18-month and
the 5- to 7-year forecasts, so reports could be provided to the
commission and Council on a regular basis, showing the status of
every project.
commissioner Carson, referring to page 7 in the Negative
Declaration, regarding water, wanted to ensure that water
facilities were provided in new development (like a Mello-Roos).
She wanted to make certain there was adequate water supply.
Planning Director Leiter referred the Commissioners to page 3-69 of
the Growth Management Program which recommended that a water
conservation plan be required of all major new development projects
which would address both the water needs of the project and then
various conservation measures and supply measures that could be
included within the project.
Commissioner Fuller, as a member of the Growth Management Oversight
Committee, suggested that a schedule of future meetings and
threshold topics of the Growth Management oversight Committee might
be provided to the Commission for their information. She noted
some of the concerns the Growth Management oversight Committee had
discussed. She stated that she felt this was a program that other
cities would adopt. Referencing a letter received from Kate Shurson
of the Chula vista Elementary School District, Commissioner Fuller
asked staff if the treatment of schools and the need for schools in
the older areas of Chula vista differs from the way it is being
addressed in the Growth Management Program.
Planning Director Leiter answered that the Growth Management
Program and Ordinance as they are currently developed are primarily
focused on the area east of I-80S. The Growth Management Program
dO -/310
Minutes
-10-
Februarv 13. 1991
was geared toward transportation and the other threshold standards.
Staff would recommend that we move forward through the Growth
Management Oversight Committee's review this year, and ultimately
through adoption of additional ordinances or other requirements to
deal with the specific problems west of I-80S, since the needs are
very different. For example, the financing of the school
facilities west of I-80S deals with small, individual in-fill
projects. The methods of financing are different, and they present
different problems. This program and ordinance focused on the area
to the east, but staff recognized the need to come back to the
Commission and Council at a later date with a program dealing
specifically with the issues west of I-80S.
Chair Grasser Horton referred to page 3-62 and 3-63 regarding the
allocation program involving the Otay Water District. She asked
how this would affect smaller developers. Would they still be
guaranteed a certain number of units?
Planning Director Leiter answered that the Otay Municipal Water
District allocation program affects only new project east of I-80S,
geared primarily toward the large-scale master planned communities.
He noted the Sweetwater Authority would need to develop some type
of program to respond to the stage 3 water alert which will affect
the issuance of new permits or new water connections.
Chair Grasser Horton asked if construction would stop if there was
a mandatory cut-back of 31% and possibly 50% by summer.
Mr. Leiter answered that one of the considerations the Otay Water
District was making as they move through the various stages of
water alert was that at stage 5 they would prohibit the use of
water for grading. The use of potable water from the District for
grading operations would cease at stage 5. At that point, there
would be a choice of reclaimed water or well water. There would be
an effect on new development, although there were other projects
already graded which would continue to move forward.
commissioner Decker commended the writers of the Growth Management
Program on a well written document. Referring to page 6 of the
Ordinance, he asked that a provision for life cycle analysis be
added. Mr. Decker had previously given the commission a copy of a
memo concerning this which he read into the record and which is
attached. He recommended the following be added to paragraph
21.09, the contents of the Public Facilities Finance Plan:
~o - /31-
Minutes
-ll-
Februarv 13. 1991
"d. The plan shall include life cycle cost (LCC)
projections for each element in 21.09(c) as they
pertain to the city fiscal responsibility. The LCC
projections shall be for 25 years from submission
of the PFFP. The model used shall be able to
identify an estimate of initial and recurring life
cycle cost for the above elements."
Mr. Decker pointed out that subsequent paragraphs may need to be
amended to accommodate the concept of a life cycle projection. He
asked if anything like this was considered?
Consultant Phil Carter answered it had been anticipated that these
types of costs would be included, but recommended that the
commission add the above paragraph to the ordinance, since it was
better written and clarified what was meant by looking at the total
cost of facilities. He suggested the number of years be left open.
commissioner Decker concurred.
commissioner Decker, referring again to the draft Ordinance, asked
about the exclusion of government agencies from the growth
management oversight, such as the Social Security Administration.
Planning Director Leiter answered that the primary reason for that
exclusion was that the facilities that would typically be built in
the eastern territory by governmental agencies are facilities that
would be constructed to meet the requirements of the threshold
standards. Those facilities would have to meet all of the city's
development standards and other requirements; however, it exempts
them from some of the specific study and plan requirements of the
Growth Management Program.
commissioner Decker used a new university as an example of a
government facility, and the exclusion of their having to present
a plan. Mr. Leiter agreed that the exclusion may need to be
narrowed down to relate to facilities that are needed that are
related to new development, and larger scale facilities that would
have a direct impact on growth possibly should be looked at along
wi th others. Staff I s focus was on the types of facilities .that
government normally builds to serve new development.
Referring to page 4, paragraph 21.03(a), commissioner Decker asked
if the generic term "SPA" should be defined in the definitions.
Planning Director Leiter concurred. He noted this section would
become a part of the Municipal Code, which already contained a
definition of the term "SPA."
dO -/38
Minutes
-12-
Februarv 13. 1991
On page 6, paragraph 21.07(e), Commissioner Decker noted it was not
stated who would receive the application first, the Planning
Commission or the Council. planning Director Leiter answered that
"upon recommendation of the Planning Commission" could be added.
This being the time and place as advertised, the public hearing was
opened.
Kent Aden, representing EastLake Development Company, 900 Lane
Avenue, Chula vista, complimented staff on the excellent job on a
very complex task. He concurred with commissioner Fuller that this
was a model that he thought other cities would adopt. EastLake
Development company concurred with many of the city's goals and
supported the document in that regard. EastLake Development
Company strongly believes in managed growth, improved air quality,
water conservation and traffic management. Over five years ago
they had pioneered the City's first public facilities financing
plan with EastLake I. They also have a voluntary water
conservation plan and support staff's efforts in that area.
Mr. Aden requested that EastLake Business Center Phase II be
included in the list of approved projects or projects that would be
allowed to obtain a tentative map. He listed several reasons
including traffic management (contra-flow traffic in that people
are coming the opposite way out Telegraph Canyon Road to work at
the EastLake Business center), consistency with the city's air
quality goals (to promote balance of jobs and housing, reducing the
commuter miles traveled by providing those jobs adjacent to the
housing), and provision of an additional tax revenue base for the
City. He also noted the business center was consistent with the
city of Chula vista General Plan, had an approved General
Development Plan, and a Development Agreement.
Kim Kilkenny, Baldwin Company, 11975 EI Camino Real, San Diego,
distributed an outline summary of comments particular sections of
the program and the ordinance. He also complimented staff and the
consultants on the preparation of a series of excellent documents
that would serve as a model of a modern land use policy.
Regarding the Growth Management Program, page 4-5, the draft
document suggests that no additional tentative maps would be
approved until a financing plan for SR-125 was adopted. Baldwin
suggests that tentative maps be allowed to continue to be approved,
that the issuance of the building permits connected with those
tentative maps be conditioned such that they would have to comply
with the threshold standards and the financing plan ultimately
adopted.
~O-13'
Minutes
-13-
Februarv 13. 1991
Mr. Kilkenny said it would be desirable to state the intent of the
document, that "new development is responsible for solving its
proportionate share of facility problems and is not responsible to
remedy existing deficiencies." He asked that this statement be
added to the ordinance.
Mr. Kilkenny also asked that a statement to the effect that the
payment of in lieu fees satisfies new development's obligation to
provide their proportionate share of facilities. There would be
some instances, for example, libraries, where the facilities would
lag development because the policy in the city of Chula vista is to
develop large libraries. Fees would be paid for the construction
of libraries, but the library itself, for some period of time,
would not exactly meet the standard of 500 sq. ft. per thousand
residents. The payment of the fee and the accruing of the revenues
should satisfy the standard until such time that the library could
actually be constructed. He said that kind of language about
payment of fees satisfying the standard would be helpful to avoid
conflict later on.
Referring to page 5 of the ordinance, Section 21.07, Mr. Kilkenny
noted that "facilities must be provided in advance of the phasing
schedule." He said the tenor of the whole document was to provide
them on time, and they didn't need to be provided in advance of the
phasing schedule.
Page 10 in the ordinance referred to language concerning the
preparation of an air quality plan and water conservation plan.
Mr. Kilkenny felt they were of little value until such time as the
region had regulations on air quality.
Mr. Kilkenny asked that on page 7, clarification was needed to the
language that "development in an area will not reduce the existing
facilities or improvements capabilities." There would be some
instances where development would reduce a facility's capabilities,
possibly not beyond a threshold standard, but would reduce it. He
thought that adding the phrase tying it to a threshold standard
would make that sentence clearer.
Lastly, on page 9, Mr. Kilkenny noted that a developer was
responsible for maintenance and operation when they advance the
facility. He suggested using "developer or benefitting party"
because in some instances there would be an assessment district and
it need not be the developer who advanced the maintenance and
operation money, but rather an assessment district.
Chair Grasser Horton asked if Planning Director Leiter would like
to respond to the first item on page 4-5, referred to by Mr.
Kilkenny.
;H) -I-',Il)
Minutes
-14-
Februarv 13. 1991
Planning Director Leiter emphasized it was an interim policy and
related to the need to do a financing plan for an interim 125
facility. That would be expected to take between six months to a
year to complete, and at that time staff would have a much better
idea of what the financing requirements for that facility would be
and what the relative share of responsibility of new development
would be for that project. until that's completed it would be
premature to approve tentative maps because it would be uncertain
as to what the financing implications or the financial impacts of
that facility would be on each tentative map. After a tentative
map is approved, the ability to place certain types of conditions
or requirements on that project is restricted. It doesn't preclude
processing of SPA plans or preliminary review of tentative maps,
but staff would recommend that actually approving additional
tentative maps not be done until the financing plan is completed.
No one else wishing to speak, the public hearing was closed.
commissioner Martin stated he had not had time to review all of the
documents regarding this issue, so he was abstaining from voting.
Commissioner Carson asked staff to comment on the comments from
Baldwin regarding the recommendations they had made.
Phil Carter, Willdan Associates, said he would start with the
ordinance and follow the same order that Mr. Kilkenny presented.
Mr. Carter concurred in the recommendation that new development was
responsible for satisfying its proportionate share of the facility
deficiency and should not be compelled to remedy deficiencies not
caused by the proposed development. The City of Chula vista cannot
require a new developer to pay for a past deficiency of a facility.
There are a number of items within the plan that specify if a
developer chooses to move ahead of the city's schedule and pays
more than their fair share, or their proportionate share, how they
will be reimbursed over time. Mr. Carter noted there were a number
of issues through the ordinance and also through the finance
policies .that ensure that no developer will pay more than their
proportionate share.
Regarding the payment of fees satisfying the development's
obligation to provide its proportionate share of the facility
deficiency, it needs to be pointed out that the collection of
development impact fees happens at a slower pace than the demand
for facilities. On a truly fee-based program, the collection of
fees does not assure compliance with the threshold standards. The
goal of the program is to assure compliance with the threshold
standards. This would not allow that to happen.
~()-/~/
Minutes
-15-
Februarv 13. 1991
On page 5, Mr. Carter clarified that if the development is not
consistent with the phasing policy of a master plan, then the
developer is required to show how those facilities will be provided
in advance. It is not saying that they have to be provided before
the master plan would have required them. It is saying if the
project projects a need for a facility that wasn't included in the
master plan on that same schedule, then the developer is required
to provide that facility. It is not intended that a developer
would provide facilities ahead of need. It basically says that if
they are not consistent with the phasing of the master plan, then
they have to do something.
On page 10, Mr. Carter reiterated that Chula vista is a leader in
growth management. In order to be a leader, additional challenges
like air quality plans need to be taken on. Although the city
can't tell today exactly what that plan is going to look like or
consist of, it is important to keep that on the forefront of the
planning and to provide the best air quality planning as the
projects go forward. Mr. Carter didn't recommend taking that out
of the program, because it allows the City to be ready so that when
those regional policies and guidelines are put in place, the
mechanism is already here.
Regarding page 7, "development in an area will not reduce the
existing facilities or improvements capabilities," the purpose of
this section was to ensure there is no timing issue, to ensure that
as each project is approved, it is conditioned to provide all of
its facilities needed to meet its impacts. The timing issue of
when those will be needed will be determined through the SPA
process.
Page 9, maintenance and operation costs, the program recommends
that if property owners/developers wish to move ahead of the City's
schedule; for example, a park facility, if the city had planned to
build a park in 1995 but the developer needed that park to meet the
threshold standard in 1993, it should not be the city's obligation
to pay for the operating cost of two additional years. It should
be the responsibility of the property owner who is creating that
need. All the benefitting property owners who would be serviced by
the facility financing plans should pay their fair share. That
would mean if the Baldwin company provided additional park capacity
which would allow other developers to move forward, they should
also share in the burden of those operating costs. Mr. Carter
stated the intent of this was to ensure that the city's resources
and finances weren't stretched when the City was not ready to bring
those items on line. The goal was to ensure that those who create
the need for the facility actually pay their full costs.
Chair Grasser Horton asked Mr. Leiter to respond to Mr. Aden's
concerns.
d()-I'Y~
Minutes
-16-
Februarv 13. 1991
Mr. Leiter said that, with regard to the issue of the interim
phasing policy and a specific set of projects were analyzed which
already had the level of approval of a SPA plan and a General
Development Plan. Staff was able to determine that set of projects
could be accommodated without the construction of 125. To add
additional projects would go back to the earlier point of not
really having an implementation program for 125. While there are
merits to be considered for any additional projects outside of the
ones listed, Mr. Leiter believed staff's preference would be to
recommend that the policy be carried forward as written, but with
the assurance that the city and the development community could
work together over the next several months to analyze the financing
issues for 125 and try to come up with that program in a timely
manner and then allow the approval of additional maps to go forward
at that point.
commissioner casillas asked what could be done prior to development
of the regional air quality plan?
Planning Director Leiter explained that staff had been working with
the McMillin company specifically on an air quality improvement
plan for Rancho del Rey I s SPA III. As to what could be done
without regional standards being adopted, the air quality impacts
of a particular project could be analyzed and quantified, and
measures could be identified and considered which would reduce air
quality impacts. A particular set of measures could be recommended
to be included in a project and the improvements made in air
quality quantified. The only thing lacking was a specific final
numerical standard for how low we want to get. That would be
coming out of the regional plan. By doing certain things, the air
quality impact would be improved, which would be a valid plan at
this point.
commissioner Casillas asked for clarification of the recommendation
to include it at the Sectional Planning Area stage?
Mr. Leiter stated it was being recommended that an air quality
improvement plan be prepared for a master planned community as part
of the SPA plan and to be approved by the Planning Commission and
the Council.
Commissioner Fuller asked if over the next few months staff would
be working with the developer and others on the SR 125 financing
and if this might then come before the Planning Commission again?
Mr. Leiter answered that the RFP for the financing plan studies for
125 would be issued within the next several weeks, and then a
consultant would work with city staff and the development community
to do that financing plan. Once that is completed and adopted by
dO-I'I~
Minutes
-17-
Februarv 13. 1991
the City Council, this interim phasing policy would be met. At
that point the applicants could move forward with their tentative
maps.
commissioner Fuller asked what would happen to the EastLake
Business Center in the interim?
Mr. Leiter replied that Phase I had already been approved and they
were already moving forward on that. They could also move forward
on the SPA Plan work and the tentative map design work for Phase
II. The restriction is recommended to apply at the approval of a
tentative map. Staff does not foresee that taking any more than a
year, and is not aware that it would significantly delay any of the
projects that are currently underway.
MSUC (Decker/Carson) 5-0-1 (Commissioner Martin abstained;
Commissioner Tugenberg absent) that based on the Initial Study and
comments on the Initial Study and Negative Declaration, find that
this project will have no significant environmental impacts and
adopt the Negative Declaration issued on IS-91-20.
MSUC (Decker/Fuller) 5-0-1 (Commissioner Martin abstained;
commissioner Tugenberg absent) to adopt the proposed Growth
Management Program and Implementation Ordinance, as amended.
~o -1'1-'1-
d-tJ
ERRATA SHEET
FOR
GROWTH MANAGEMENT PROGRAM ANO IMPLEMENTATION ORDINANCE
(',
The attached typographic corrections are to be included in the Growth
Management Program, pages 3-4 and 3-5, and the Implementation Ordinance,
page 8.
020 -IllS
TRAFFIC
(
3.2 Ira1lk
3.2.1
.
Gal
To provide and maintain a safe and efficient street system within the City of ChuIa
Vista.
Objective
1. Ensure timely provision of adequate local circulation system capacity in
response to planned growth, maintaining ~table levels of service (LOS).
2. Plan new roadway segments and $igr.1I1;7M intersections to maintain
acceptable standards at buildout of the General Plan - Circulation Element.
:Jbreshold Standard
1. City-wide: Maintain LOC "C" or better at all intersections, with the
exception that LOS "D" may occur at signalized intersections for a period
not to exceed a total of two hours per day. City-wide no intersection shall
ODerate at LOS "E" or "F" as measured for the averalle weekdqy lJeak
lHlHL..
2. West of Interstate 805: Those sig1\1I1h,,1 intersections which do Dot meet
Standard #1 above may continue to operate at their current (1987) LOS, but
shall not worsen.
/5.1 / / / KlitfJlWldt;/ NriJ4t.fe/dititlriJ<A ~ ,:(1.05 !'B"/ tJffFf/iJi irI~ iI/Jl /
W/~/WeeV.U'l.peaw)lI/Jlil /
Notes to Standards:
1. LOS measurements shall be for the average weekday peak hour, excluding
seasonal and special circumstance variations.
2. The measurement of LOS shall be by the lCU (Intersection Capacity Utiliza-
tion) calculation utilizing the City's published designs standards (see page 20
of the Design StandardS)I.
1 011 A11Ju1130, 1990, ... CII)' Cauaou diIoctod ..Il'....-we. _ iI dapdl..J)'Iis or.... - -..sa. JCU UllI ACId.
wbich .... ho IIIICI to ........ ............ capacb7'
3-4
c;.O-/4/tp
City of OuIJa Vista
Growth Management Program
(
3.2.2
3.2.3
'l'RAr !'! \,;
3. The measurement of LOS at illlersectio71S of City arterials and freeway
ramps shall be a growth management consideration in situations where
proposed developments have a significant impact at interchanges.
4. Circulation improvements should be implemented prior to anticipated
deterioration of LOS below established standards.
Imolementatlon M"JIla're
Shbuld the GMOC determine that the Threshold Standard is not being satisfied, then
the City Council shall, within 60 days of the GMOC's report, lChedule and hold a
public hearing for the purpose of adopting a moratorium on the acceptance of new
tentative map applications, based on all of the following criteria:
1. That the moratorium is limited to an" area wherein a causal relationship to
the problem has been established; and,
2. That the moratorium provides a mitigation measure to a specifically
identified impact.
Should a moratorium be established, the time shall be used to expeditiously prepare
specific mitigation measures for adoption which are intended to bring the condition
into conformance.
. .
The Circulation Element of the General Plan serves as the overall facility master
plan. Additionally, the City prepared an "East Chula Vista Transportation Phasing
Plan" last year which provides additional information relevant" to the phasing of
development and n~sSllry improvements required in the area east of Interstate 80S.
This detailed Transportation Phasing Plan is currently being updated and provides
additional information to determine compliance with the threshold standard.
Applicants shall meet the following requirements at each stage in the development
process.
General Develonment Plan
1. Identify total traffic demand by land use.
2. Test traffic demand on buildout circulation network.
3. Provide project traffic distribution splits.
4. Determine compliance with General Plan.
City of CIulla VISta
Growth MlUIIlgemelll Program
3-5
~() -II./t
(A) Amount of current capacity now used or
committed.
(B) Ability of affected facilities to
absorb forecast growth.
(C) Evaluation of funding and site
availability for projected new facilities.
(D) Other relevant information.
The growth forecast and Authority response letters
shall be provided to the GMOC for inclusion in its review.
B. Drainaae.
1. storm water flows and volumes shall not exceed
city Engineering Standards as set forth in the Subdivision Manual
adopted by City Council Resolution Number 11175 on 2/23/83 as may
be amended from time to time.
2. The SHOC shall annually review the
performance of the City's storm drain system to determine its
ability to meet the goals and objectives above.
x. Traffic.
"
1. City-wide: The Level of Service ("LOS")
at all intersections, City-wide, shall be "C" or better, with the
exception that LOS "D" may occur at signalized intersections for )
a period not to exceed a total of two hours per day. City-wide
no intersection shall operate at LOS "E" or "F" as measured for
the average weekday peak hour.
2. West of Interstate 805: Those signalized
intersections which do not meet Standard #1 above may continue to
operate at their 1987 Level of Service, but shall not worsen.
~f//////}i*~1r~*~P!-/
3.44 Notes to Traffic Standards:
(A)
average weekday peak hour,
circumstance variations.
LOS measurements shall be for the
excluding seasonal and special
(B) The measurement of LOS shall be by
the xeu (intersection Capacity Utilization) calculation utilizing
the City's published designs standards Policy adopted by city
Council Resolution Number 15349 on 10/17/89 as may be amended
from time to time.
gm04(l).wp
April 18, 1991
Growth Management Ordinance
Page 8
~9~ .
~o-I'I1
db
1),\'1010 [)[L REY
\~-)"~.\ '<;
I,,~ \-'."
"j~ 'J '\,
\;)' J
#10
'2727 1100VEQ AVE.
P,O, BOX 9016
NATIONAL CITY
CA 92050-6625
(6191 417-4117
RECEIVED
'91 ABR 18 Pl2:O 1
April 18, 1991
CITY 0,.. r" II ' ,,",.
\ f \,...rt:..'Lh '1\,) I Ji'\
L>ITY "LcD""- "'>="'I~'"
Moor~ v l,!,"'>.n J ..j, r Lt
The Honorable Mayor Leonard
and City Council Members
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
Re: Growth Manaqement Ordinance
(City Council Aqenda of April 23. 1991)
Dear Mayor Moore and City Council Members:
The Rancho Del Rey Partnership supports the City staff
in their recommendations concerning the purposed Growth
Management Program and the ensuing Growth Management
Ordinance. We do so with the understanding that the
Public Facilities Finance Plans, which have previously
been approved by the City Council, are in compliance
and will not be affected by the proposed Ordinance.
In addition, the tentative maps for SPA III comply with
the proposed Ordinance and were submitted in compliance
with the Growth Management Program. The City staff, in
comments to us and the City Council on April 9, 1991,
have supported this position.
We thank the City Council for continuing this item to
allow additional time for review. The implementation of
Growth Management is a complex process. We appreciate
the chance to actively participate in the preparation
and review of the Growth Management Program. Your staff
is to be complimented on the outstanding job during
this long and important process.
We will be present at your hearing of April 23, to
answer any questions you may have.
Sincerely yours,
Y PARTNERSHIP
CF/nl
cc: Bob Leiter, Planning Director
J
~o -1'1-'
CITY OF CHULA VISTA
REPORTS AND STUDIES
ON ECONOMIC DEVELOPMENT
HOSPITALITY DEVELOPMENT
COMMENTS & RECOMMENDATIONS
Submitted To:
CHULA VISTA CITY COUNCIL
Submitted By:
WILLIAM C. TUCHSCHER
GRUBB & ELLIS COMPANY
8880 Rio San Diego Drive
Suite 200
San Diego, CA 92108
(619) 297-5500
April, 1991
do-ISO
TABLE OF CONTENTS
1) Economic Development Task Force
Report; April, 1981
2) Nuffer/Smith
Carey Report; January, 1982
3) Chula Vista Business & Industrial Development Commission
Report; September, 1983
4) Economic Development Program Report
Community Development & City Managers Depts.
Report; May, 1986
5) Chula Vista General Plan Economic Analysis
January, 1987
6) Chula Vista 2000
Report; December, 1989
League of California Cities
Economic Development Handbook
~o -/S-/
';)0 -IS-~
Entity:
Economic Development Task Force
Report Date:
April, 1981
Submitted By:
Alfredo Arpiza
Gretta Arnold
Bob Crane
Paul Oberhaus
Chuck Peter
Jerry Prior
Michael Raya
Comments Regarding Hospitality/Resort Properties:
"This report is intended to stress the weakness and strengths of our City. Our
findings and recommendations are the culmination of extensive research and
testimony.
Although Chula Vista has always welcomed business, it appears that limited effort
has been made to get the "Welcome" message across to the people who need to
hear it. Our findings indicate a lack of serious effort to promote the City and to
attract additional business and/or industry.
The City should work with tourist related businesses and organizations in the
city or the county to promote our city. Our location between downtown San
Diego and Mexico gives Chura Vista a real advantage. The tourist industry
Is an excellent method of bringing dollars into the city.
The City needs to develop an educational program for its citizens to show that
Chula Vista needs to increase its tax base and it can no longer afford to be just a
"Bedroom Community".
~O-/53
--
.:20 -/5"
Entity:
The Carey Company
Report Date:
January, 1982
Submitted By:
Nuffer/Smith Associates retained by the City Council sitting as
the Redevelopment Agency to prepare a plan for economic
development for the city of Chula Vista.
Comments Regarding Hospitality/Resort Properties:
"Surveys conducted among the leadership and residents found that tourism is not
highly regarded as a development opportunity. The prevailing feeling seemed to
be: What does Chula Vista have to offer tourists?
A conclusion can be made, however, that makes it possible to put tourism in a
more favorable light: Tourism need not be confined to the narrow sense of Chula
Vista itself. When Chula Vista is thought of as a home base equally accessible
to the attractions of San Diego and Baja California, the perspective is broadened.
Following is a summary of the look at tourism development.
A. Chula Vista has good potential as a tourist area when it is thought of as a
home base accessible to the attractions of San Diego and Baja California.
B. The community already offers tourists a good climate, proximity to the
combined San Diego-Baja California region and a number of reasonably
priced hotels and motels.
C. Two major product improvements are needed for tourism
development:
Additional reasonably priced hotels and motels
Additional good, reasonably priced restaurants
D. Southern California logically can be considered the primary tourism target
for Chula Vista.
E. A fairly major advertising effort will be necessary to launch Chula Vista into
the tourism marketplace. However, such an effort would be wasteful until
the major product improvements listed above are addressed.
F. When these product improvements have been addressed, Chula Vista may
consider establishment of a tourism entity that would package and sell
attractions and activities throughout the combined region, with buyers
staying in Chula Vista hotels and motels and eating some of their meals in
Chula Vista restaurants."
~ 0 - J55
~()-I Sf-
.
I
Entity:
Chula Vista Business & Industrial Development Commission
Report Date:
September, 1983
Submitted By:
Bob Santos
Jeff Phair
Art Sellgren
Comments Regarding Hospitality/Resort Properties:
Listed behind only housing in a list of community facilities important in the selection
of new high and low tech industrial facilities are:
1) Travel & Meeting Facilities
A. Hotels & Motels
B. Convention & Meeting Facilities
C. Auditorium Exhibit Hall Capabilities
D. Restaurants
E. Banquet & Meeting Facilities
These community facilities were listed ahead of shopping facilities, building
contractor materials and labor, banks, legal firms, communications media, mail and
express service, civic fraternal and business associations, political and social
attitudes, and prestige factors.
dO -/5r
~() -158
.
I
Entity:
Paul Desrocher, Community Development Director
Jim Thompson, Director of Management Services
Report Date:
May, 1986
Subject:
Economic Development Program Report
Comments Pertinent To Hospitality/Resort Properties:
"Chula Vista has been perceived negatively as part of the un prestigious "South
Bay". "Getting the word out" on Chula Vista was identified as a priority to attract
desired economic growth in all categories.
Chula Vista was judged to be lacking In the type of attractions which would
draw tourists to the area. The successful attraction of motels and
restaurants are positive steps toward enhanced tourism.
Liaison with San Diego Convention and Visitors Bureau (CONVIS) Participation will
provide Chula Vista with a higher profile and greater recognition in national and
international tourism outreach efforts.
The attraction of tourists from the region and beyond to vacation in Chula Vista is
extremely important in that the businesses they support are extremely labor
intensive thus generating new jobs or preserving existing ones and they are
generators of sales tax and transient occupancy tax."
~() -/5'7
~() -/"0
.
I
Entity:
PRC Engineering, Inc.
Economics Division
Report Due:
January, 1987
Submitted For:
Economic Analysis for Chula Vista's revised General
Plan
Comments Regarding Hospitality/Resort Properties:
"HOTEL/MOTEL POTENTIAL
During recent years, both the demand for and the supply of hotel/motel rooms
within the Chula Vista GPA has been increasing. Moreover, the existing new hotels
are enjoying high occupancies.
In the future, the industrial developments currently underway and proposed in East
Lake and Otay Mesa, as well as the proposed redevelopment in the City's Bay
Front area, should help generate additional demand for hotel accommodations,
especially from the business and convention sectors. By 1990, room night
demand In the Chula Vista GPA Is expected to reach 611,300 room-nights
and by the year 2000, 1 ,250,000 nights. This equals to a demand of 600
additional rooms by 1990, and 875 more by 1995, and 875 more by 2000 (see
Table XII-5)."
;J 0 - I f:J/
.
r
I
~
TABLE XII-5
PROJECTED DEMAND FOR HOTEL/MOTEL
ROOMS IN THE CHULA VISTA GPA
1986-2000
Year
Room-Night Demand
1986
337,584
611,300
93,700
1990
1995
2000
1,250,000
Number of I
Year Additional Rooms j
1990 600
1995 875
2000 875
Source: PRC Engineering, Economics Division.
~tJ -/~~
XII-8
~() -/~3
Entity:
Chula Vista 2000
Report Date:
December, 1989
Submitted By:
Christine Anderson
Lillian Bernabe
Normajean Camacho
Kent Carson
Joe Casillas
Norma Dale
John Dorso
James Goodwin
Carl Harry
Susan Herney
Will Hyde
Irene Maxwell
Wilma McLeod
Ken Niewald
Alan O'Riley
Charles Peter
Don Read
Jerry Rindone
Edward Snyder
Elena Torres
Harry Whitcher
Carlos Batara
Tim Brictson
Glenda Cantrell
Armando Casillas
Frank Collins
Lita David
Albert Gerber
Dale Hanson
David Hemus
Philip Hoffman
Robert Mathias
Robert Maxwell
Bobbie Morris
Gary O'Neill
William Perkins
John Ray
Richard Reyes
Ricardo Ruybalid
Raul Tellez
Ignacio Vazquez
Comments Regarding Hospitality/Resort Properties:
Presently Chula Vista lacks a drawing card for tourists to Southern California.
Without a tourist attraction, golf and tennis resort or meeting facilities, there
is little Incentive for people to choose Chula Vista as a destination.
In order to attract new high tech, clean industry we must designate land
areas for retail and resort uses (e.g. restaurants, retail promenades, other
commercial recreation facilities) with specific design criteria that will
encourage development attractive to employers and employees of the types
of companies Chula Vista wants to attract."
~o -1''1
"While a bedroom community might seem to be desirable, it cannot provide
enough of a tax base to provide even minimal services - let alone be a vibrant and
exciting place.
We should include facilities such as hotels, commercial and recreational facilities
in our planning.
The City of Chula Vista is undergoing a period of tremendous growth and
changing from a bedroom community to a city with a more varied tax base. In
order to encourage hotel, motel and restaurant development the city needs to
demonstrate its willingness to aggressively promote itself.
~o-/~S
Entity:
League of California Cities
Report Date:
May, 1990
Source:
Economic Development Handbook submitted to the
Community Development Department
Comments Regarding Hospitality/Resort Properties:
"A key strategy cities may consider for economic development is the
construction of hotels or motels. In encouraging hotel-motel development
you may also:
Increase Revenues - Sales and transient occupancy taxes will go up.
Provide More Jobs - Hotels offer a number of jobs, especially those at the entry
level.
Increase Tourism - The California Office of Tourism estimates that for every dollar
spent directly or indirectly on travel, another fifty cents to $1.50 is generated.
Develop Other Businesses - Ancillary development such as restaurants and retail
shops will begin to surface.
Tourism and travel comprise one of the largest segments of the service industry
and the service industry is the fastest growing sector of the U.S. economy. The
diversity of the service industry, including lodging, transportation, recreation and
food preparation, makes tourism an economic development tool for cities. For
communities with few industries, tourism presents an opportunity to diversify their
economic base.
Like other economic development activities, tourism provides jobs, increases
the local tax base, and brings income into a community."
,)O-IILJ~
AMERICAN GOLF CORPORATION,
April 23, 1991
Chula Vista City Council
276 Fourth Avenue
Chula Vista, Ca. 91910
Re: Chula Vista's Bonita Road R.F.P.
Honorable City Council:
We are very interested in working with Joelen Enterprises
and the city of Chula Vista to master plan the entire 7+
acre South Bay Golf Club area. We look forward to
participating in the development of a golf resort on this
site.
Further, we believe this project will
enhancement of golf related services and an
the golf course itself.
allow an
upgrade of
We are anxious to work with the City, Joelen Enterprises
and the community to develOp a high quality project that
will enhance the whole area and become an asset to the
community and its citizens.
Sincerely,
AMERICAN GOLF CORPORATION
(;~j !?~
Craig Price
Executive Vice President
Acquisitions
CP/pd
~o -,(,,?-
.
I
,~;'
, ".
. ;,~-;}
. f. ,
'-L'~"
. .:.~
.