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HomeMy WebLinkAboutPlanning Comm min 1995/09/20 MINUTES Chula Vista Planning Commission WOI'kshop Chula Vista, Califomia 5:56 p.rn. Wednesdav. Seotember 20. 1995 Conference Rooms 2/3 Public Services Building I. CALL MEETING TO ORDERlROLL CALL: The meeting was called to order at 5:56 p.rn. by Chair Tuchscher. MEMBERS PRESENT Chair Tuchscher, Commissioners Tarantino, Salas, Willett and Thomas (607) MEMBERS ABSENT Commissioner Davis (excused) STAFF PRESENT Special Planning Projects Manager Jerry Jamriska, Assistant Planning Director Ken Lee, Environmental Review Coordinator Doug Reid, Parks & Recreation Director Jess Valenzuela, Senior Planner Rick Rosaler, Senior Civil Engineer Bill Ullrich, Planner Beverly Luttrell and Planner Julia Matthews OTHERS PRESENT Kim Kilkenny, Kent Aden and Ranie Hunter of The Baldwin Company, John Bridges of CottonlBelandlAssociates and Tom Bandy of Wi lid an Associates II. APPROVAL OF AUGUST 30, 1995 MINUTES: The minutes were approved as submitted with the following amendment requested by Commissioner Salas: Commissioner Salas inqHired about the terminal storage facilities ami eontaminatea water. Commissioner Salas asked whv the requirement for a IO-dav supplv of water had been reduced to a 5-dav supplv of water? Chair Tuchscher asked that the revision be noted. III. OT A Y RANCH SPA ONE 1. Schedule: Mr. Jerry Jamriska stated that the schedule is designed to get all the documents prepared for the Planning Commission's November 8, 1995 hearing on the Environmental Impact Report. Planning Commission hearings for November 8, 15 and 17, 1995 are still valid. The Environmental Impact Report will be completed September 22, 1995. 2. SPA One Envil"Onmental Impact Report: Mr. John Bridges (CottonlBelandl Associates) presented information about the Second-Tier Environmental Impact Report (EIR). The document evaluates environmental impacts, looks at alternatives to the proposed project and identifies mitigation measures that are designed to reduce the environmental impacts identified. The EIR for this project evaluates impacts for three main components of the overall project: 1) Otay Ranch SPA One, 2) several small amendments of the Otay Ranch General Development Plan (GDP), and 3) the Planning Commission WO'nshop - 2- September 20. 1995 annexation of two major planning areas within the Chula Vista Sphere of Influence plus the Ranch House. The SPA One area consists of Villages One and Five. The major roadways that surround this area are Telegraph Canyon Road, Orange Avenue and SR- 125. The draft E1R looks at SPA One development, GOP Amendments and Annexation areas. The EIR analysis the SPA One Plan as of July 22, 1994 because that was a good starting point particularly for a worst case analysis of environmental impacts in the document. Several refinements and modifications have been made as a result of the identification of some environmental impacts that can be reduced. Those are handled in the EIR through the Alternatives Section. Tiering of environmental documents is an approach that the CEQA Guidelines encourage for complex or large projects. For a project like Otay Ranch, a GOP EIR was prepared for all of Otay Ranch; that was the first-tier document. Tiering means different levels of environmental documentation based upon decisions that need to be made at a certain point in time The second-tier focuses on a specific project; SPA One Villages One and Five of the Otay Ranch GDP. Commissioner Tarantino asked what the difference is between a Program EIR and a Project EIR? Mr. Bridges indicated that a Program EIR is a broad-based document done on a large project where further decisions will be made down the line. The Second-Tier EIR has the elements of both a Program and a Project level E1R within it. There are two First- Tier EIRs that were relied upon in this effort: the GDP EIR and the City of Chula Vista Sphere of Influence Final ElR. Tiering eliminates some repetitive discussion of the same issues that have already been addressed in these earlier EIRs. A notation method is used to refer back to previous GDP documents. Where repetitive information is important, it has been summarized in the Second-Tier EIR. The Second-Tier EIR also focuses on issues that are specifically related to the subjects at hand: SPA One, annexation proposals and the GPO Amendments. This is important for two areas: alternatives analysis and cumulative impacts. Mr. Bridges suggested that the Planning Commissioners first look at the Executive Summary of the EIR which gives a good overview of conclusions and findings of the document itself If questions arise, then go to specific sections. Mr. Bridges continued by stating Section 4 identifies 14 issues that need to be resolved. What the EIR is analyzing is the change from what is on the ground today to what would be on the ground when this project is completely developed The conclusions of the EIR can be broken down into two different categories: project level impacts and cumulative impacts. Project level impact categories are those impacts which are significant and unmitigatable (landform alteration, air quality, noise and transportation), significant but mitigatable and less than significant. Cumulative impacts are impacts of this project combined with all other projects projected to occur in the same general time frame. The significant and unmitigatable impacts would require Findings and a Statement of Overriding Considerations to be adopted in order to approve the project. Commissioner Willett asked for a copy of Mr. Bridges presentation. llb:\spa:\pc920951l1.doc Planning Commission W"",shop - 3 . September 20, 1995 3. Phase 2 ResoUl'ce Management Plan: Mr Kim Kilkenny (The Baldwin Company) stated that two new ideas came out of the Otay Ranch GDP: the Resource Management Plan Phase 2), and the village concept. The RMP is to establish a permanent resource preserve in Otay Ranch, a mechanism by which that resource preserve will be enhanced over time, conveyed to a third party owner/manager, funded and maintained over time and essentially managed. The purpose of the RMP was to mitigate the impacts of the development of Otay Ranch on the environment and provide a means by which to do that. The goal of Otay Ranch was to create large, contiguous, significant open space and make sure that it lasts for generations The Otay Ranch preserve system is 11,375 acres. There are three components of the RMP that have to be approved by the County Board of Supervisors and the City Council before the initial SP A can be approved: 1) the selection of a Preserve Owner/Manager, 2) the approval of a conveyance plan, and 3) a funding plan. The Phase 2 RMP is a key component of the SPA document. Information provided will De useful for the Park Committee in deciding where active recreation should or should not go. One of the key issues is the relationship between the RMP and the MSCP. Otay Ranch is a key component of the MSCP with 11,000 acres of open space and all the habitat that is being protected. The County and the City have agreed to do a Subarea Plan for South County that is going to parallel the Otay Ranch GDP and the RMP. In every instance, the Otay Ranch Project meets or exceeds what the MSCP does in protecting habitat and species (Phase 2 RMP, Exhibit 4, pg. 25). The Otay Valley Cultural Resource Study has not been completed because another archeology study was required of the western part of the project before the first SPA is approved. Other new documents that will be part of the Phase 2 RMP are the Vemal Pool Management Plan, Range Management Plan, Coastal Sage Scrub Master Plan, Biota Monitoring Plan and Conceptual Infrastructure Plan. Another task that had to be done was conceptually identify alternative sites for a nature interpretive center within the river valley. Three sites have been identified: 1) near the Bird Ranch facility, 2) upon the benches where there is some archeolob'Y, and 3) at the mouth of Salt Creek. There are also a whole set of studies that had to be done specific to SPA One. They are: biolob'Y, wetlands, riparian, grasslands, edge plan, site testing of cultural resources, community garden plan and trail plan. Commissioner Willett noted that the vemal pools are located in San Diego. Mr Kilkenny indicated on a map where vemal pools were located in the City of San Diego and the County. The RMP plan was adopted by the County and the City of Chula Vista. How does the RMP affect the City of San Diego, which is an independent jurisdiction? It doesn't affect it at all because the City of San Diego can do whatever it wants to do in their own jurisdiction. When we go through the MSCP process, the vemal pool preserve will be adopted as the Subregional Plan as part of the MSCP. By default, Chula Vista's plan for this land will end up being the City of San Diego's plan. 4. P,'eserve Owner/Manager: Mr. lamriska stated there is a fourth item that requires City and County approval; the Overall Design Plan. The Preserve Owner/Manager requires City and County agreement. A committee was formed to interview all the candidates. The committee felt that each entity in itself could provide a portion of the llb:\spa:\p.:92095m.doc Planning Commission WOIl(shop - 4- September 20. 1995 operation, but not one entity could provide all of them. There is a statement in the GDP that the Preserve Ownerflvfanager should be in place prior to the approval of the first SPA. The Chula Vista City Manager and County Deputy Chief Administrative Officer appointed two staff representatives: Jess Valenzuela and Steve Neudecker from the City and Bob Copper and Mike Kemp from the County to come up with an organization structure that would be acceptable to both entities. One issue that is still outstanding is the selection of the Preserve Ownerflvfanager. Should it be a permanent organization or an interim selection? The organization chart shows a Policy Committee composed of one elected official from each jurisdiction (Phase 2 RMP, Exhibit 7, pg. 44) They would meet infrequently to provide overall policy direction to the Executive Committee. They in turn would appoint a staff management team representing the City of Chula Vista and San Diego County. Staff recommendation is that the City of Chula Vista would be responsible, as their portion of the Preserve Ownerflvfanager, to provide the educational resources to the community and making sure the habitat is not being degraded as well as providing certain recreational programs whether it be achve or passive in those 400 acres of active recreation. San Diego County's responsibility would be law enforcement since a great portion of the 11,375 acres will be In the County. San Diego County would be the most logical entity to provide maintenance operations and services for resource protection and the management of other resources. Prior to any conveyance of the land, it must be in a state where this is minimal at the time of conveyance. Other joint responsibilities that will be between the City and the County will be developing a management plan, to preservation, to formulating performing standards. The reason for formulating performing standards is to ensure that these functions and operations of both entities meet the standards and qualities of the Phase 2 RMP and the GDP as well as the policies set forth by the Policy Committee. Certain other entities would be pulled into the organization. For example, restoration operations are required to be done to 1,300 acres. Right now we are recommending that that be the responsibility of the developer. 5. P,'esen'e Conveyance and Funding Plan: Mr. Kilkenny stated that land is going to be conveyed to the Preserve Ownerflvfanager over time as Otay Ranch develops. What is each villages obligation to convey land to make sure that when all of Otay Ranch is built out, 11,375 acres had been conveyed? There is also the problem that part of the development of Otay Ranch are for public uses (SR-125), other public uses and arterials that cannot convey open spaces as a condition of their development. Those obligations were reapportioned to portions of the property that are developable. A formula was created where each village would have an obligation to convey X number of acres to the preserve as it is implemented (Phase 2 RMP, Exhibit 9, pg. 54). Once each villages obligation is known, you can get a feel for how quickly the preserve would be assembled. With the 30-year buildout ofOtay Ranch, 11,375 acres would be conveyed to the preserve in increments (Phase 2 RMP, Exhibit 11, pg. 58). This was an important piece of information to have because you have to make sure that on the revenue side you have enough money from the development to support the cost side of maintaining a 600-acre preserve in year 4 and a 5,OOO-acre preserve in year 12. Coming to grips with a phasing plan and a village-by-village obligation was an important step to go through The first half of the SPA One obligation would be a portion of Salt Creek because of the Gnatcatcher. Mr. Kilkenny overlaid transparencies Ilh:\spa:\pc9209.5m.doc Planning Commission Wo,...shoo - 5 - Seotember 20. 1995 illustrating a conveyance plan on a village-by-village basis, consistent with the RMP conveyance principals and ownership pattems (Phase 2 RMP, Exhibits 14A-14U, pg. 62-82). How much is it going to cost to maintain that plan? A variety of different sources were examined. The MSCP, a group out of Sacramento that has a variety of budgets for other preserves and a specific 7,000-acre preserve was looked at. It was determined it would cost approximately $35 per acre per year to maintain an open space preserve. In addition, the cost of a Biota Monitoring Plan which is about $100,000 per year. When adding up those two costs on a per acre basis, it is about $42-$43 per acre per year to maintain a system. That compares favorably to the literature and what is being recommended in the MSCP Program. At buildout, it is going to cost $500,000 to maintain this system (Phase 2 RMP, Exhibit 20, pg. 104). What are the revenue sides of this? There are a variety of revenue mechanisms that could be used like a Mello Roos District, Landscape and Maintenance District, Homeowner's Association, and there is a portion of the Subdivision Map Act that has never been implemented before. There is a Habitat Maintenance District that is specifically created to maintain things like this. It limits the assessment to $25 per year per parcel, you need the approval of State Fish & Game in order to use the authority and the assessment is limited to 30 years. The latter is a little bit of a problem because this has to last forever. The latter problem could be solved by reauthorizing annually There is also language in the law that says if you have an approved plan and approved obligations, it can last longer than 30 years. Our recommendation is: use the Habitat Maintenance District Authority $25 per year per parcel because it would generate over $500,000 per year at buildout. Commissioner Willett asked if property owners were going to be assessed another type of open space maintenance district other than what you have right now? Mr. Kilkenny answered in the negative, but stated there will be a Mello Roos for schools. Commissioner Thomas asked if there is any maintenance required on the land before it is conveyed? Mr. Kilkenny indicated that there are specific requirements for fencing, getting the cattle off and restoration activity to be done by the property owner after conveyance. The restoration will not be done by the Preserve OwnerfManager. 6. Public Facilities Financing Plan: Mr. Tom Bandy (Willdan Associates) stated that cities in California "manage" growth by putting a cap on the number of building permits they issue every year. The City of Chula Vista chose early on to allow the market place to determine how fast development would take place and what that development would offer the community in terms of product. The City protected itself by making that market-driven plan work through the measurement and the provision of public facilities. The basis of the Public Facility Financing Plan is to take those items Ilb:\spa:\pc92095m.doc Planning Commission Wou,shoo - 6- Seotember 20. 1995 that the City has quantified and terms of quality of life standards and measured those against Baldwin's Otay Ranch SPA One Plan to see in each phase how those quality of life standards are going to be met, how much they cost, who is going to pay for them and when they are needed in that phase and in that project The City has a General Plan and adopted a Growth Management Element which is now a mandatory element in California. It sets certain goals and objectives for management growth in those facilities One of the key ingredients of this Growth Management Program is the Public Facility Financing Plan. It pulls together information from the developer's private engineers who are doing the water plan, the sewer plan, the drainage plan and the traffic plan. It takes 13 public facilities that are identified in the Growth Management Program and addresses each one and lists existing conditions and how it is going to be financed and when it be needed. These are called threshold standards or performance standards. It measures what level of service you want as a community and what standard you want future development to live up to. A key component of maintainmg this quality of life is who is going to pay for these facilities and services. The City of Chula Vista is way ahead of other cities in financing these kinds of improvements for the community. Fees do not finance facilities because they do not get you the money you need until the last units pay their fee. Assessment districts that sell bonds up front to generate the kind of capitol needed to build some of the facilities and then those assessments would be allowed to be placed on the property to payoff those bonds. The schools use and have feasibility studies in place to use Mello Roos financing ADJOURNMENT: The meeting was adjourned at 7:35 p.m. '/.v~ Attachment: Revised page 2 of the August 30, 1995 minutes. Ilb:\spa:\pc92095m.doc Planning Commission Wurkshop - 2 - August 30. 1995 be needed. There are segments of the eXlstmg Poggi Canyon system that are currently overloaded and will require replacement prior to any development. Funding of required improvements will be determined in the future. 2. Water Conservation Plan: Mr. Dexter Wilson (Wilson Engineering) gave a brief presentation on the Water Conservation Plan. He stated that this plan is the least project specific of most of the other master plans. Required items of water conservation are: ultra low flush toilets, low flow faucets and low flow shower heads. Recommended items are: soil moisture sensors, use of reclaimed water, drought resistant plants and effective irrigation design and management. 3. Water/Reclaimed Water Master Plan (SAMP): Mr. Ullrich stated that water and reclaimed water operations are controlled by the Otay Water District; therefore, City staff focused on water application rate, locations where reclaimed water will be used and meeting the requirements of the GDP and ElR. Water will be provided by two pumping stations; one is currently in operation Additional reservoir capacity is required for SPA One and two storage facilities are proposed Adequate terminal storage is available for SPA One. Mr. Jim Peasley (Otay Water District [OWD]) stated there are three storage facility sites available. OWD is meeting with EastLake and Baldwin to determine where a facility will be constructed. Commissioner Willett asked about the supply of excess reclaimed water. Mr. Peasley indicated that own is treating 1.3 million gallons a day. Half of that is being sold on an annual basis As the demands increase for reclaimed water, OWD will increase the capacity. The flow that own does not treat goes to Metro. Commissioner Salas inquired about the terminal storage facilities and contaminated '.vater~ Commissioner Salas asked whv the requirement for a 10-dav supply of water had been reduced to a 5-dav supply of water? Mr. Peasley indicated that own is meeting the 10-day criteria. As soon as contaminated water is sensed by CW A, it will be known before it reaches the treatment plant in Riverside and the valves in the aqueduct will be shut off before the water arrives. Mr. Ullrich presented the reclaimed water layout that is proposed. The system will be put in under a contract between Baldwin and own so as the streets go in, the pipes will go in. Reclaimed water would be utilized in some open space areas and common areas of condominium complexes. Commissioner Tarantino asked if reclaimed water would be used on golf courses and parks? a: \ll b: \\ inda: \spa: \pc8309 5 .doc