HomeMy WebLinkAboutPlanning Comm Reports/1982/05/19 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, May 19, 1982 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
APPROVAL OF MINUTES - Meeting of April 28, 1982
ORAL COMMUNICATIONS
1. Consideration of Final EIR-81-3 on EastLake Planned Community (continued
from March 24 meeting)
2. PUBLIC HEARING: Consideration of General Plan Amendment to change the
designation of approximately 4.8 square miles from
"Agriculture and Reserve," "Residential 1-3 DU/acre" and
Residential 4-12 DU/acre" to a series of urban densities
as well as commercial, industrial, parks, schools and public
open space in the area between Southwestern College Estates
and Otay Reservoirs - EastLake/Cadillac Fairview Homes West
(continued from March 24)
3. PUBLIC HEARING: a. Consideration of request to prezone approximately 4.8
square miles to P-C (Planned Community) and approve
General Development Plan - Cadillac Fairview Homes West
(continued from March 24)
b. Consideration of Candidate CEQA Findings on the proposed
EastLake Planned Community (continued from March 24)
c. Consideration of Statement of Overriding Considerations
on the proposed EastLake Planned Community (continued
from March 24)
DIRECTOR'S REPORT
COMMISSION COMMENTS
EastLake Public Hearing May 19, 1982
Order of Events
Item Participant
1. Update on EastLake Ken Lee
2. Con~nents on staff report and conditions Bob Santos
3. Continued public hearing, discussion and Public and Commission
close hearing
4. Identification of issues Bud Gray
5. Certification of the E.I.R. Doug Reid
6. Discussion and questions on plan with a Planning Commission
course of action:
a. Denial of plan
b. Approval of plan with continuance to
June 9th to finalize conditions
c. Approval of a modified or phase plan with
continuance to June 9th to finalize conditions
To: City Planning Commission mO~,~
From: Bud Gray, Director of Planning
Subject: Staff report on agenda items for Planning Commission
Meeting of May 19, 1982
1. Consideration of Final EIR-81-3 on EastLake Planned Community
A. BACKGROUND
1. The consideration of this final EIR was continued from the Planning
Commission meeting of March 24, 1982. At that meeting the Commission received
a request from Craig Beam, representative of Cadillac Fairview Homes, for
additions to the EIR (copy attached). These requests included the delineation
of the land use assumptions which were utilized in the development of the
traffic study and a request for the inclusion of two tables setting forth
the traffic impact of the EastLake project as compared to development without
the project and in comparison to present traffic counts.
2. Although this information is currently presented in the final EIR
Volumes 2 and 3, as well as referenced in Volume 1, staff has no objection for
the inclusion of this material for purposes of clarity.
B. RECOMMENDATION
Subject to the inclusion of the attached errata sheets, certify that EIR-81-3
on the proposed EastLake Planned Community has been prepared in accordance
with the California Environmental Quality Act, State EIR Guidelines and the
Environmental Review Procedures of the City of Chula Vista and furthermore,
that the Planning Commission has reviewed the document and is considering the
information in the final EIR as it reaches a decision on the project.
Note: A copy of the staff report from the meeting of March 10, 1982 is attached.
Page 2
Errata Sheets
Add to the bottom of page 50 the following:
"The East Chula Vista traffic study area covers approximately
.... 25,000 acres. Based upon discussions with the City of Chula Vista
Planning and Engineering Department staff, the following land use
assumptions were utilized to compile the year 2000 land use data
base:
1. The Bonita Sunnyside area would be developed with approximately
I1,0OO residential units and would include approximately 100
acres of commercial uses.
2. The E1 Rancho del Rey Specific Plan area would be developed with
10,000 additional residential units and 50 acres of commercial
uses.
3. The area near Oleander Avenue would be developed with approximately
6,000 additional residential units, 20 acres of commercial and
240 acres of business and industrial uses.
4. The Otay Ranch would contain approximately 6,000 dwelling units,
10 acres of commercial and 10 acres of office use.
5. Bonita Miguel would be developed with 6,000 dwelling units and
40 acres of commercial use.
Add following page 57 two new tables: 3-2B & C.
City Planning Commission Page 3
Agenda Items for Meeting of March 10, 1982
2. Consideration of Final EIR-80-3 on EastLake Planned Community
A. BACKGROUND
1. Public Hearings on the draft EIR for this project were held on
November 18, 1981, December 2, lg81 and were concluded on December 16, lg81.
Subsequently the text of the EIR has been revised to reflect several areas of
concern raised during this public review process. These revisions are noted
below in Section C.
2. The final EIR is in three volumes. Vol qme 1 contains the final EIR,
a modified version of the draft, Volume 2 contains comments received on the
draft and responses to those comments and Volume 3 contains the technical
appendices to the EIR. The appendices are identical to those referenced in
the draft EIR with the addition of the supplemental traffic analysis of the
1-805 interchanges which was conducted during the public review period.
3. It is the conclusion of the EIR that the project would result in
potentially significant environmental impacts which can be mitigated to a
level of insignificance through, in some cases, rather extensive conditions.
Additionally there are impacts which are significant in nature and are not
mitigatable. These issues (both mitigable and unmitigable) are discussed in
more detail both in the final EIR and in the candidate CEQA findings are as
follows: land use (growth inducement), agricultural resources,
circulation/transportation, public transportation, sewer services, water
supply, educational services, police, fire, library, visual resources/land
form alteration, geology, soils, surface drainage, air quality,
archeological/historical resources, paleontological resources, and acoustical
effects.
B. RECOM~NDATION
Certify that EIR-81-3 on the proposed EastLake Planned Community has
been prepared in accordance with the California Environmental Quality Act, the
State EIR Guidelines, and the Environmental Review Procedures of the City of
Chula Vista and furthermore that the Planning Commission has reviewed the
document and is considering the information in the final EIR as it reaches a
decision on the project.
C. REVISIONS TO THE TEXT OF THE EIR
1. Each volume of the final EIR has a preface which briefly describes
the procedure used in preparation of the document, the contents of each of the
volumes and where additional information may be obtained.
City Planning Commission Page 4
Agenda Items for Meeting of March 10, 1982
2. The section on the purpose of the document has been expanded to
describe the master Environmental Impact Report process and to cite the
authority for using such a process. Also described is how a lead agency such
as the City of Chula Vista must respond to substantial adverse changes in the
environment which are identified in a final EIR (pages 1 and 2).
3. Because of the size of the project and its distance from the central
library, the City Librarian has expressed concern regarding the ability of the
City to provide adequate library services. This has been discussed in the
summary of findings and in the basic text of the EIR (pages 7 and 78).
4. The land use section has been amended to note that there is a need to
balance the development of additional housing with other land use policies and
environmental changes. It has not yet been demonstrated that there is an
overriding need for additional housing at the proposed location at this time
(Page 28).
5. The interchanges along 1-805 which were analyzed in the addendum to
the traffic report and those which were found to have a level of service "E"
or "F" have been added in the text of the EIR. It should be noted that the
analysis was done for network 1 only because that represented the worst case
condition insofar as level of service at those intersections (page 51).
6. Prior to the consideration of each phase of the project additional
traffic studies will be undertaken. This is necessary in part because of the
estimated 20 year life span of the project. Not only will additional projects
and improvements be developed during the life span, but also substantial
changes in the assumptions used in the existing traffic analysis could be
necessary. As part of these additional studies, more detailed analysis of
those intersections and interchanges which are expected to operate below a
level of service C will be required (page 56).
7. A new Table 3-2A has been added to delineate the street segments,
locations, and improvements which will be necessary to support the EastLake
project. Additionally this table indicates the responsibility for improving
the various segments. It is not intended that this table be completely
accurate and complete either in detail or through the life of the project,
rather is intended to present the general magnitude of improvements necessary
to accommodate the EastLake project (page 57).
8. Several additions have been made to the section dealing with
secondary schools. The difficulties with the proposed location of these
schools outside of the Phase 1 development area have been noted. The
applicant has made a presentation to the school districts regarding the
dedication of school sites and alternative funding methods for facilities.
That proposal is currently being reviewed by the district staff however there
has been no formal board action. The district proposal regarding mitigation
of school impacts has been included in the text of the final EIR (pages 69 and
7O).
City Planning Commission Page 5
Agenda Items for Meeting of March 10, 1982
9. Minor modifications of the property tax and fire cost capital
facilities portions of the fiscal analysis have been made in accordance with
the conmmnts from Cadillac Fairview Homes West. Additionally Cadillac
'Fairview has proposed that neighborhood parks be maintained by a homeowners
association rather than the City of Chula Vista. This would result in a
substantial savings to the City and increase the projected net revenue to the
City of Chula Vista. Therefore, these alternatives has been presented in the
final EIR. Table 3-14A reflects the private operation and maintenance of
neighborhood parks while Table 3-14B reflects Parks and Recreation Department
operation and maintenace. It can also be noted that the total costs line on
Table 3-14A is incorrect and that this typographical error is to be corrected
with the attached replacement page; the net revenue projections are correct,
however (pages 128 - 131).
10. Reasons why the project applicant has rejected various alternatives
to the proposed project have been included in the alternative section. It is
clearly delineated which statements are attributable to the project proponent
and which are part of the analysis by City and/or Westec Services (pages 146 -
149).
ll. A summary of the impacts which are significant on a cumulative basis
when combined with existing, approved, or reasonably foreseeable projects has
been included in Section IV of the final EIR. Additionally, the applicant has
prepared a discussion regarding their justification for approval of the
project at this time rather than preserving future options. This has been
included in this section (pages 153 - 154).
12. Cadillac Fairview Homes West submitted a substantial amount of
material including proposed mitigation measures regarding significant
environmental issues. Where appropriate corrections or improvements to the
draft EIR have been incorporated into the final document. The Cadillac
Fairview input is included as letter 30 commencing on page 84, Volume 2 of the
final EIR. Throughout Volume 1 of the document references are made to
specific statements technical reports or mitigation measures contained in
letter number 30.
D. DISCUSSION
1. It is intended that this final EIR be a master Environmental Impact
Report on the EastLake project. As subsequent phasing and individual
tentative subdivision maps or precise plans are submitted for review
additional environmental analysis will be undertaken. The degree of
specificity required in an EIR corresponds to the degree of specificity
involved in the underlying activity which is analyzed in the document. In
this case we are dealing with a general plan amendment, prezoning, a general
development plan and annexation. The degree of specificity required for this
type of project is less than would be required for a construction project. If
City Planning Commission Page 6
Agenda Items for Meeting of March 10, 1982
the project is approved more detailed plans in the form of sectional area
plans and tentative subdivision maps will be subjected to additional
environmental review prior to their consideration by the Planning Commission
and City Council. Because this is a large project which requires a number of
discretionary approvals over a considerable period of time it is appropriate
to proceed with the master/supplemental EIR concept. Furthermore, this
permits incorporation of environmental data necessary to implement the project
which is not currently available but which will be available over the years.
2. Neither CEQA nor the State EIR guidelines require that an economic
analysis be part of the Environmental Impact Report. The Environmental Review
Committee of the City of Chula Vista has required the incorporation of such
information on larger scale projects. This is because a project which may
have a negative fiscal impact would likely have an adverse impact on the
ability of the City to provide urban services. It is not the intent of such
an analysis to provide a detailed fiscal analysis of alternatives to the
project as proposed. It is not the requirement of the law that an
Environmental Impact Report provide the same level of detail regarding
possible project alternatives that it presents for the specific project being
analyzed.
3. The EastLake proposal involves development of a relatively remote
segment of the Chula Vista planning area. The development is not now supplied
with the necessary public works facilities, particularly streets and sewers,
to support the proposed development. The lack of these facilities and others,
if unmitigated, would result in premature and impractical land development.
In order that all necessary public improvements are in place to provide an
adequate level of service for the project as its phased development takes
place, a master public works facilities plan and schedule for the total
EastLake project is being required. This plan and schedule is to be submitted
for consideration and approval prior to the first individual sectional
planning area plan and subdivision map. This document is to include a
development phasing schedule and a description and graphic delineation of the
various public facilities projected to be necessary in support of the
cumulative growth of each phase of the EastLake project. It is also proposed
that a conceptual financing plan for all improvements be submitted as part of
the master public works facilities plan and schedule.
Along with each individual phase of the development, a detailed
financing plan for all public improvements required for the subject phase is
also to be submitted.
If any public works improvements are not in place or are not
adequately financed for any specific phase of the project, the City would then
limit or prohibit development which could adversely affect the level of urban
services.
City Planning Commission Page 7
Agenda Items for Meeting of March 10, 1982
5. The following is a list of the major issues which are likely to be
discussed during the Planning Commission hearings:
Sec. 3.1, page 23, Land Use (encroachment into the Otay Lakes view-
shed, also Sec. 3.14, page 90, Visual
Resources)
Sec. 3.2, page 33, Agricultural Resources
Sec. 3.3, page 44, Transportation and Circulation
Sec. 3.4, page 58, Sewer Services
Sec. 3.6, page 68, Schools
Sec. 3.8, page 72, Fire Protection
Sec. 3.11, page 78, Library
Sec. 3.18, page 102, Surface Drainage
Sec. 3.21, page llO, Air Quality,
Sec. 3.22.4, page 120, Fiscal Analysis
Sec. 3.25, page 135, Noise
VIII, page 141, Growth Inducing Impact
WPC 0053P
DL
March 23, 1982
Hon. Chairman and Members of the Planning Commission
of the City of Chula Vista
City Hall
276 Fourth Avenue
Chula Vista, CA 92101
Re: Revisions to the Text of the EastLake EIR
Madam/Gentlemen:
The Planning Staff in the March 10, 1982, agenda, with respect to Items 2.C.1
through 2.C.12 (March 10, 1982, Staff Report, Pages 3 through 5) has noted
some revisions that have been made to the text of the Environmental Impact
Report for EastLake.
I would like to suggest the addition of a further revision based upon informa-
tion already submitted to the Planning Commission in writing that will sub-
stantially clarify the issue of traffic impacts from EastLake. In Cadillac
Fairview Homes West's written submittal to the Planning Commission and the
public with respect to Transportation and Circulation (Pages 95 through 104),
Cadillac Fairview Homes West outlines various facts and assumptions made in
the Traffic Study performed by Stephen George & Associates which must be
understood if effective mitigation measures are to be formulated.
As noted on Page 97 of the EIR (excerpts of which are attached hereto), the
EastLake Traffic Study assumed a tremendous amount of development in the
Traffic Study Area bordered on the north by SR 54, on the south by Otay Valley
Road, and on the West by 1-805. Your City Traffic Engineer, Mr. Lippitt,
noted in his report that the Traffic Study assumed by the year 2000 -- a mere
18 years from now -- the existence in the Traffic Study Area of some 50,000
dwelling units, i.e., 38,000 more than EastLake, as well as substantial
commercial development in the Sweetwater Valley.
As noted by Bob Santos in Cadillac Fairview Homes West's response to the EIR,
the assumptions which ultimately led to the generation of projected traffic
volumes by the year 2000 and suggested mitigation measures included a pro-
jection:
1. That the Bonita and Sunnyside areas would develop with approximately
ll,O00 residential units versus approximately 6,000 in their approved
Community Plan;
2. That the E1 Rancho Del Rey Specific Plan Area would develop with a
total of lO,O00 residential units versus the approximately 6,000
approved by the Plan;
Hon. Chairman and Members of the Planning Commission
of the City of Chula Vista
March 23, 1982
Page 2
3. That Bonita Miguel would in fact develop by the year 2000 and have
more than 6,000 dwelling units;
4. That there would be a commercial center at the intersection of former
125 corridor and San Miguel of some 40 acres, two-thin'ds the size
of Plaza Bonita, which is, of course, a substantial traffic generator;
5. That the United Enterprise property south of Telegraph Canyon Road
by the year 2000 would have 6,000 dwelling units.
Obviously, such a flur~ of development activity within the next 18 years
is highly unlikely, if only for the reason of the regulato~ agencies' time
for processing such substantial proposals.
The EIR, however, although on some particulars pointing out there is "other
assumed development" in no way sets forth the actual development that is assumed
so that the Commission and members of the public alike can understand:
1. The contribution that EastLake directly makes to traffic volumes;
and
2. Whether or not various tables and graphs speak to the impact of the
development of roughly 11,800 units (EastLake) or the development
of roughly 50,000 units (the total Traffic Study Area assumptions).
For example, the Intersection Capacity Analysis on Page 51 of the EIR shows
D, E, or F Level of Service intersections for Network 1 and Network 2. The
text of the EIR notes that the development of EastLake would not be the sole
source of traffic but it does not clearly differentiate the impacts from
EastLake-generated traffic versus traffic generated from other development.
An understanding of the assumptions used in the Traffic Study is vital to
the understanding of the nature of the future traffic planning necessary in
the Traffic Study Area. For example, a Level of Service F is assigned for
SR-125/San Miguel Road. As noted in Bob Santos' comment to the EIR, the traffic
assumption made is that there is a 40-acre commercial shopping center at that
location. Obviously, the existence of a commercial center at that location
which is two-thirds the acreage of Plaza Bonita will, itself, create traffic
problems. Such a commercial center is not a proposal, however, of Cadillac
Fairview Homes West's. It is merely an assumption that was used in the prepa-
ration of the Traffic Study. report.
A review of the rest of the Level of Service indicators for Networks 1 and 2
on Page 51 of the "Final" EIR will show that those assume the entire develop-
ment of the Traffic Study Area of over 20,000 acres pursuant to the land use
assumptions made above.
Hon. Chairman and Members of the Planning Commission
of the City of Chula Vista
March 23, 1982
Page 3
A similar problem is presented with respect to Table 3-2A on Page 57. It
purports to be an assignment of tentative street requirements associated with
EastLake. The table itself, however, does not inform the Commission or the
Public with respect to what land use assumptions other than the development
of EastLake were used in tentatively identifying street improvement require-
ments. Stated another' way, are those street improvements and widenings neces-
sary to serve EastLake, or do they in some fashion serve other' development
which is assumed to occur?
Again, as with the Level of Service table, the assumptions.used in formulating
such recommendations should be clearly delineated 'so that the nature of the
problem to be grappled with can be fully understood.
In Cadillac Fairview Homes West's response to the Draft EIR, we attempted
to clarify the traffic impacts for Networks 1 and 2 by restating the original
computer readouts in a format which allows the Commission and members of the
public to understand what traffic impacts might result from:
1. The assumed development of the entire TSA (as outlined above) with
the existence of EastLake;
2. The assumed development of the entire TSA (as outlined above) without
the existence of EastLake; and
3. The present traffic counts plus the existence of EastLake.
Tables T-1 and T-2 on Pages 102 through 104 of the EIR answer the questions
set forth above in tabular fot~ for both Networks 1 and 2 and the required
improvement standards with and without the "worst case" (from a traffic stand-
point) development scenario utilized in the Traffic Study.
It is my request to the Planning Commission that in the main body of the EIR
with respect to the tables set forth on Pages 51 and 57, and generally in
the text, that the land use assumptions, i.e., projects assumed to exist by
the year 2000, be set forth so that anyone referring to those tables can under'-
stand the base from which such conclusions were rendered.
In addition, I would request the Planning Commission incorporate the tables
set forth on Pages 102 through 104 in the main body of the EIR since they are
the only tables that show EastLake traffic combined with existing traffic
on various roads.
I believe the purposes of preparing an Environmental Impact Report, an informa-
tional document, can only be forwarded by clearly setting forth this existing
data from which mitigation measures may be foF~ulated and approved.
Hon. Chairman and Members of the Planning Commission
of the City of Chula Vista
March 23, 1982
Page 4
Thank you for your attention to this matter. I remain on behalf of the applicant,
Cadillac Fairview Homes West,
Sincerely yours,
CKB:jlg
Enclosures: Portions of "Final" EIR referred to above.
Regional Analysis: Development of EastLake and other anticipated growth in
the traffic study area would generate the traffic volumes on each network
iRustrated in Figure 3-8 and Figtwe 3-9. These fign~es also designate the
required improvement standards (i.e., six lanes, four lanes, or two lanes) for
each segment of the network. A comparison of the two figures demonstrates
that under the worst-case condition (Network 2 in Figure 3-9) significantly
greater offsite (that is, outside of EastLake) circulation improvements would
be required to adequately accommodate traffic. For example, Telegraph Can-
yon Road would need to be eonstrdcted as a six-lane roadway with Network 2,
compared to a four-lane roadway with Network 1.
The extent to which EastLake wLU contribute traffic to individual roadway
segments is shown in Figures 3-10 and 3-11 for Networks i and 2, respec-
tively. The figures provide cleat definition of off-site impacts, and thereby
identify a resonable and realistic basis for assigning responsibility for impact
mitigation. The major differences in impact are evident on SR 125, East H
Street, and Telegraph Canyon Road. Under the "worst-ease" condition (Net-
work 2), EastLake's projected traffic on these roadways is up to 30 percent
higher than on Network 1. Under both of the two networks, several "eoLlecter
roads" as presently designated in City or County General Plans will need to be
upgraded to "major arterials' to accommodate total traffic demands from
project and non-project traffic. These roads are located within the County
portion of the traffic study area, particularly in the Bonita area and the area
south of East H Street. In addition, the analysis indicates a need to redesig-
hate Telegraph Canyon Road as "prime arterial" for its entire length.
intersection Capacity Analysis: An examination of peak hour traffic flows at
several key intersections was conducted to determine the projected "Level of
Service" (LOS) within the traffic study area. LOS nC" is a desirable standard
to which roads ate normally free-flowing and LOS "F" is the lowest level of
service possible. Of the eleven tnterseetions analyzed, eight ate projected to
operate at LOS 'D" or lower in Networks 1 and 2. These are:
LOS Network i Network 2
D: SR 125/Proctor Valley Road East H Street/Buena Vista Way
Telegraph Canyon Rd/Otay Lakes Rd. Telegraph Canyon Rd./Otay Lakes Rd.
Telegraph Canyon Rd./Pasco Ladera Telegraph Canyon Rd./Peseo del Rey
Bonita Road/Otay Lakes Road
E: East H Street/Otay Lakes Road East H Street/Otay Lakes Road
Telegraph Canyon Road/Paseo del Rey Bonita Road/Otay Lakes Road
1-805/Bonita Road Southbound Ramps
1-80$/East H Street Northbound Ramps
F: SR 125/Sweetwater Road Bonita Road/San Miguel Road
SR 125/San Miguel Road Telegraph Canyon Road/Paseo Ladera
1-805/Bonita Road Northbound Ramps Bonita Road/Willow Street
1-805/Telegraph Canyon Road North-
bound Ramps
51
Table 3-2A
EASTLAKE - TENTATIVE STREET REQUIRi~MENTS
Street Location Responsibility Improvement
Transportation Onsite CFHW 4-Divided plus grading
Corridor and right-of-way for
future freeway plus
buffer strips on each
side to create a 400-
foot total width reser-
vation. 500-foot radi-
us reserved at inter-
sections with Otay
Lakes Road and
Orange Avenue
Transportation Project to San CFHW+ 4-Divided
Corridor Miguel Road Reimbursement
Transportation San Miguel Road to Assessment 4 or S-Divided (Study)
Corridor Sweetwater Road District
Transportation Sweetwater Road Assessment 4 or 6~Divided (Study)
Corridor to SR 54 District
Telegraph Onsite CFHW 4 or 6-Divided (Study)
Canyon Road
Telegraph Project to Paseo CFHW+ 6-Divided
Canyon Road ' del Rey Reimbursement
Rutgers Avenue East H Street south CPHW+ 4-Undivided
to ex/sting improve- Reimbursement
ments
East H Street Onsite CFHW 4-Divided
East H Street Project to Rutgers CFHW 4-Divided,
Avenue
East H Street Rutgers Avenue to CFHW 4-Divided (2-eommit-
Otay Lakes Road ted)
East H Street Between Buena CHFW+ 2 Lanes or 4-Divided
Vista Way and Pasco Reimbursement (with 2-committed)
Ranehero to the
Watt Development
57
g?
101
City Planning Commission Page 3
Agenda Items for Meeting of May 19, 1982
2. PUBLIC HEARING: Consideration of General Plan Amendment to chan§e the
designation of approximately 4.8 square miles from
"Agriculture and Reserve~" "Residential 1/3 DU/acre" and
"Residential 4-12 DU/acre" to a series of urban densities
as well as commercial, industrial, parks, schools and public
open space in the area between Southwestern College Estates
and Otay Reservoirs - EastLake/Cadillac Fairview Homes West
3. PUBLIC HEARING: a. Consideration of request to prezone approximately 4.8
square miles to P-C (Planned Community} and approve
General Development Plan - Cadillac Fairview Homes West
See attached SUPPLEMENTAL STAFF REPORT ON THE EASTLAKE PLAN and the staff report
for March 10, 1982 on each of the above agenda items.
SUPPLEMENTAL STAFF REPORT ON THE EASTLAKE PLAN
I. Introduction
This report is supplemental to the Department's staff report, which is
resubmitted as an attachment hereto.
II. Discussion of the Potential Annexation of Janal Ranch by the City of
San Diego.
Several Commissioners and members of the general public have
expressed the concern that the City of San Diego might annex the Janal Ranch
in the event that the City of Chula Vista does not authorize the
development.
The following excerpts from the April 7, 1982, letter from Mr.
William D. Davis, Executive Director of the Local Agency Formation Commission
address the question as follows:
"In our view, annexation of the Janal Ranch area to the
City of San Diego appears highly unlikely. First, the
extension of the City of San Diego services into this area
does not appear logical, even if the City were interested
in the area...
"In addition, it is important that the area is outside the
area in which the City has expressed annexation interest.
Attached for your information is a copy of an
August 17, 1981, letter to us from the City of San Diego
which transmits that city's annexation policy. To
accompany the policy, the City prepared a map of its "areas
of prospective annexation interest" (also attached). As
you can see, the Janal Ranch area is not shown as an area
in which the City of San Diego has any interest in
annexation. In fact, the City's letter requests our
assistance in discouraging annexations in areas not
identified on the map."
Copies of Mr. Davis' letter of April 7, 1982; the City of San Diego's
letter of August 17, 1981; San Diego City Council Resolution Number R-254646,
which amends the text of San Diego's basic annexation policy; and the City of
San Diego's map of the "Area of Prospective Annexation to the City of San
Diego" are collectively attached hereto as Exhibit A.
III. Clarification of Points Raised by Cadillac Fairview Homes West, in
Response to the Staff Report on the EastLake Plan
A. Consideration of the EastLake Plan on Its Merits
The Planning Department concurs wi th Cadillac Fairview that the City
Council wants the EastLake Plan to be considered and reviewed on its merits.
B. Clarification of the Stated Housing Needs of Chula Vista
The Housing Element's 1979-85 housing needs figure of 9,570
additional units refers to the need in the entire Planning Area, while the
Staff Report figure of 11,950 potential additional units refers only to
presently incorporated City territory. The 1979-85 housing needs figure for
the City, as identified-T~--the Housing Element, is actually 3,920 additional
units, or a total housing stock of 34,335 units by 1985. Since the lgSO
Census enumerated 31,888 units within the City, and 750 additional units have
been constructed during the intervening two years, then 1,731 units rather
than 9,570 units would need to be constructed over the next three years to
meet the City's identified housing need for 1985. At this rate, the City's
existing potential for 11,950 additional units would accommodate growth for 21
years.
C. Chula Vista's Ability to Accommodate Forecasted Growth
SANDAG's forecasting process begins with the total expected
regionwtde population gain and then distributes that total among communities
based upon the availability and accessibility of developable and redevelopable
urban land as reflected in existing local general plans and policies. In
other words, SANDAG's Series V Model will assign no more growth to an area
than current local plans and policies will allow. Staff's discussion of
vacant and underutilized residential acreage is simply designed to quantify
this relationship, and thereby highlight the amount of growth that can occur
within Chula Vista without utilizing the Agriculture and Reserve areas.
Based upon present plans and policies, Chula Vista is currently
expected to absorb almost 33,000 additional residents from a total regional
increase of 750,000 residents by the year 2000. Since SANDAG'S regionwtde
forecasts have proven extremely accurate (less than 1 percent error), and
SANDAG has found that local plans and policies within the region currently
provide more than enough availa~e and accessible acreage to accommodate an
additional 750,000 residents, then the modification of Chula Vista's plans and
policies to accommodate the urbanization of Oanal Ranch would attract growth
which otherwise would have occurred in other parts of the region.
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D. Recommended Requtmments: Public ]Improvements, FacJlttles, and
In fra structure
The public facilities and infrastructure pmvtded In earlter projects
~ere partially unden~rltten by local government. Cltles and other publlc
agencles a~e no longer able to provtde these capltal Improvements. In the
case of EastLake, where a new c~ty of 30,000 people ts proposed for an area
wtth ver~ few facilities, the developer must agree to pay for the capttal
costs necessitated by their development. If E1 Rancho del Rey, for example,
~e~e proposed today, its developers would be confronted by a similar
requtrement.
E. Residential Densit~v and Public Transportation
Cadillac Fat~view concu~s with the axiom that the economtc operation
of a public transit s~vstem ~equtres a high-density' ~esidenttal servtce a~ea.
Floweret, even the highest residential densities found in thts natton, those
wtthin the central areas of Boston, Chlcago, and New York, cannot maintain
self-supporting transit systems, t~hlle street ratlways and omntbus lines were
at one time profitable private enterprises, they are now, for the most part,
dependent on the taxpayer.
It should also be recognized that, even prior to the universal use of
the automobile, the high density ~equi~ed to support translt far exceeded that
whtch is proposed for EastJ_ake.
The public would have to substantfally undene~1te the cost of transit
within EastJ_ake, whether the average ~esidenttal denstt~v thereof were $ or 9
d~elllng unfts per acre.
F. The Need for Logfcal Planning Boundaries
]tn ~esponse to the Cfty staff ~epo~t on EastLake concerning the need
to plan within logical planntng boundaries as opposed to property ownerships,
Cadtllac Fal~view has indicated that the proper%v ownemhip boundaries em
very Important since each property' owner must have the opportunity as well as
the ability to satisfy performance criteria. ~/e would like to point out that
o~ne~ship boundaries are important in the implementatlon of any plan, however,
in large scale comprehensive planning it is essential to use logical planning
boundaries rather than ownership boundaries In arriving at a plan solution.
The easterly, northerly and northwest boundaries of EastLake offer little or
no problems regardfng future land use commitments, however, the southerly and
southwesterly land of £astLake abut vest a~eas of unplanned developable land,
which raises questions as to appropriate densfties, land use and cimulatton
mutes, school locations, etc. Because of the uncertainties fn thls area,
staff has suggested using the Sen Oiego Ota~v pipeline as the westerly planning
boundary' until the adjacent a~ea is planned tn a comprehensive fashion. This
~ould appear to be a reasonable suggestlon since the area in question is
located tn the last phase of the development which is an estimated 15 to 20
~vears away from construction.
-3-
G. The Need For a Comprehensive Plan
Cadillac Fairview has indicated that the Contract Planner was hired
by the Clty in August, 1981, approximately a ~vear after the date the EastLake
application was formality filed wlth the Clt~v and processing fees paid.
Cadtllac Fairvtew indicates they were given assurances by the Ctty's
Development Services Administrator that the processing of the EastLake
appllcatlon would be performed independently of the Contract Planner's study
and that the EastLake processlng schedu]e would not be further jeopardized by
those efforts.
tn rosponse to that, ~taff has listed an altemative option for
approval of a Phase ! area lying north of Otay Lakes Road whlch wou]d allow
the applicants to build for a four to five year period. The remaining phases
could then be planned in concert wtth an overall p]an for the Eastern
Territories. The other option, of course, fs to approve the EastLake plan and
then try to plan for the remaining 807~ of the Eastern Territory in a
compattble manner.
H. The Density Question
Cadt]lac Fairvlew defines density as the number of homes allowed per
acre, and maintains that density is an 1mportant factor in roducing costs of
infrastructure. Staff wou]d agree that density alone does not dictate
quality, however, experience has shown that a ba]anced mtxture of housing
types and density p~ovide a vtable 11ving community. The Chu]a Vista City
Council has long determined what mtx is appropriate for a community.
Densities vary greatly from community to con~nunlty based on the goals and
desires of an individual area. Staff also agroes that clustering and
increasing density can reduce development costs; again, a balance is
important. Staff is in favor of clustering development to save costs when
compensating open space is created.
The applicant cites the fact that whether they bufld ]2,000 unfts or 9,000
units, Telegraph Canyon Road wou]d have to be the same width. ~/htle this may
be t~ue, EastLake is not the only development now or in the future which will
contribute traffic to Telegraph Canyon Road. Each project contributes to the
cumu]ative total; higher densities assigned to each deve]opment in the area
wi1] tend to intensify activity on al] of the road systems. [t is appropriate
that the Planning Commission and City Council weigh very carefully the
assignment of an appropriate density for their community.
Cadtl]ac Fairvtew contends that EastLake is a plan for the 80's, the
projects previous]y cited by the staff of lower densities roprosent projects
which were approved in the 60's and 70's, and that the trend in the 80's is
for higher density projects. ~/e agree that Cadillac Fairview ts essentially
correct. Density is being increased on deve]opment of land. The end rosult is
energy savings whtle still proservtng substantial open space.
-4-
We would like to examine a few of the plans and compare some of the
projects cited by the applicant by combining the residential areas with the
open space planned for each project. North City West, for instance, has
13,g70 dwelling units planned wi th a combined residential-open space area in
excess of 3500 acres, or an average gross density of just under 4 dwelling
units per acre. The Miramar area has 4100 dwelling units planned with a
combination of 1665 acres of open space and residential development for an
average density of 2.46 units per acre. Saber Springs in the same area has
5,290 dwelling units planned for 1,294 acres for an average of 4.09 dwelling
units per acre. Penasquitos East in the same area has some 14,700 dwelling
units planned on 5490 acres, or an average density of 2.67 dwelling units per
acre. EastLake, which plans 11,450 dwelling units and a combined residential
and open space area of 2148 acres, averages 4.7 dwelling units per acre.
Thus, the gross residential density in EastLake is from 15% to gl% greater
than these other plans. If EastLake's density were reduced to 7500 dwelling
units and the development area limited to the area east of the San Diego Otay
pipeline (a total acreage of 2200 acres), the average density would be 3.4
dwelling units per acre.
The applicant has stated that the density of the Watts development in
Chula Vista is 8.8 dwelling units per acre, yet they failed to note that the
proposed 155 acres of residential development is accompanied by 205 acres of
open space. Combining the residential area with open space results in an
average density of 3.3 units per acre, approximately equal to the density-open
space ratio suggested by the staff for the EastLake area.
I. City-wide Density and EastLake
In order to compare the residential density of EastLake, one might
compare its basic dwelling-unit yield and occupancy factors with those of the
existing settlement pattern of the City of Chula Vista. The City currently
occupies 12,000 acres of land (18.75 square miles), and has approximately
32,000 dwelling units. The overall density is therefore 2.67 dwelling units
per gross gross acre. On the other hand, the EastLake proposal calls for the
development of ll,800 dwelling units on 3,073 acres of land, or a gross gross
density of 3.84 dwelling units per acre. Therefore, from a community-density
standpoint, EastLake would be about 30% more dense than the existing City of
Chula Vista.
The City of Chula Vista's existing residential areas occupy
approximately 5,030 gross acres, and its 32,000 dwelling units therefore
produce a gross density of 6.36 dwelling units per acre. EastLake's 1,720
acres and ll,800 dwelling units would produce a gross density of 6.86 dwelling
units per acre. EastLake, therefore, would be about 7% more dense, within its
residential areas, than the existing residential districts of the City of
Chula Vista.
(The data employed in the above paragraphs were procured from the
Chula Vista City Planning Department's Land Use Inventory, published on
July l, 1981.)
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J. The Suitability of the Industrial Addition
On page 19, paragraph l, Cadillac Fairview observes that the added 43
acres of industrial land near the northwest corner of the S.P.A. is physically
marginally acceptable for industrial use. It should be noted that the area in
question is approximately 1,O00 feet wide and has topographic conditions
similar to the other areas designated for industrial development by Cadillac
Fairview.
K. The Location of Affordable Housing Enclaves
The applicant contends that small 20 dwelling unit per acre parcels
have been interspersed in the residential area away from commercial and
transportation corridors to insure a social and economic balance for the
community. Staff still contends that higher density affordable units can best
be located adjacent to transportation corridors and close to the commercial
centers, and they can still be an integral part of the community. Since
people living in these units are more likely to be dependent upon public
transportation, it makes good planning sense to provide them with housing
which is in close proximity to the primary transportation corridors, shopping
and schools. There are three areas designated at 20 dwelling units per acre
in the southwest area of the Lakewood phase which should simply be relocated
since the plan provides for other more suitable locations.
L. EastLake and Growth Management
Representatives of Cadillac Fairview correctly pointed out at
the March 24th Planning Commission hearing that the City Council had
deliberately excluded the Janal Ranch from paragraph D.2 of the Growth
Management Policy. A copy of the Growth Management Policy is enclosed for the
Planning Commission's convenience. That paragraph describes certain areas
which should remain designated as "Agriculture and Reserve" on the General
Plan. The exclusion of Janal Ranch from that paragraph implies that the ranch
is open for consideration for development. It does not commit the City to an
approval of development on Janal Ranch but it does give a strong indication
that a proposal would be considered on its own merits and would not simply be
rejected on the basis of nonconformance with the Growth Management Policy.
V. Circulation, Traffic, and Water Availability Problems Associated with
the EastLake Plan
A. Circulation and Traffic Problems
Circulation
The San Miguel-Proctor Valley Arterial Corridor (formerly Route
125) should be relocated to the west of the alignment indicated on the plan
diagrams of the EastLake Plan. This realignment would increase the Corridor's'
compatibility with the topography and potential land-use arrangement of the
several thousand acres located to the south and west of the EastLake project.
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Cadillac Fairview Homes West has expressed its concurrence with
this proposed realignment of the Corridor.
Traffic
The purpose of this section is to discuss the pertinent aspects
of the traffic study completed by Jack G. Raub Co. and the Environmental
Impact Report prepared by Westec.
1. The traffic volumes in the Environmental Impact Report were
based upon a computer analysis prepared by The Jack G. Raub Co. for Cadillac
Fairview Homes and done in conjunction with the Chula Vista Planning
Department and Traffic Division staff. The study included an area easterly of
1-805 of approximately 25,000 acres of which EastLake is approximately 3,000
acres. The study assumed approximately 51,000 dwelling units of which
EastLake would represent ll,800 dwelling units and the existing dwelling unit
count is approximately lO,O00. Therefore, 30,000 dwelling units would be in
addition to the current development and EastLake. Based upon the current rate
of development, it is extremely unlikely that these numbers will be reached by
the year 2000.
2. The study looked at two traffic networks. Network 1
assumed construction of all of the streets shown on the City's General Plan
and a north-south major arterial. Network 2 deleted the direct connection of
the north-south primary arterial to the SR54 Freeway and also deleted the
Orange Avenue/Otay Valley Road connection to the east. Network 1 assumed that
the "agriculture and reserve" portion of United Enterprises would have on the
average one dwelling unit per four acres. Network 2 assumed no development in
this portion since Orange Avenue and Otay Valley Road would not be constructed.
3. Per the E.I.R., traffic volumes on the east-west arterials
will increase. For example, the projected traffic volume on Telegraph Canyon
Road east of 1-805 will be 48,000 vehicles per day under Network 1 and 47,000
per day under Network 2. The existing traffic volume on this segment of
Telegraph Canyon Road is 25,000 vehicles per day. The total traffic
attributed to EastLake under Networks 1 and 2 are 5,800 vehicles per day and
8,000 vehicles per day respectively (or 12% and 17% respectively).
4. The conditions for the General Plan Amendment specify that
a detailed traffic study be completed before each phase of EastLake is
approved. In fact, the City is studying a General Plan Amendment for the
entire east Chula Vista study area. The City plans to conduct a comprehensive
traffic study as part of that General Plan Amendment. That would most likely
be done prior to Phase 2 of EastLake being approved.
5. Based upon the Raub Co. traffic study, the interchanges
along 1-805 (except those at Orange Avenue and Otay Valley Road) are projected
to operate at or over their capacities. As the area to the east develops, the
major east-west connections to 1-805 will need to be studied very carefully.
It's likely that at one or two of the 1-805 interchanges extensive
modifications will be needed which may require l) the purchase of additional
right-of-way and/or 2) modifications to the bridges.
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6. The traffic study shows that there will be a need for a
high level prime arterial connection between EastLake and SR54. Although this
facility may not be entirely the responsibility of EastLake, they will bear a
substantial portion of the responsibility. EastLake may experience front end
costs in excess of their fair share. A couple of the major intersections may
require grade separation structures. If the north-south arterial is extended
to connect to the second border crossing and San Diego develops Otay Mesa as
proposed, we believe that a freeway may be necessa~ in this area.
7. The street system on the current General Plan will limit the
total amount of development that can occur in the eastern portions of Chula
Vista. It is our opinion at this time that if the densities attributed to
EastLake were spread evenly over the entire 25,000 acres, major changes to the
circulation system would be required. However, until the entire east area is
planned, any conclusions about the total traffic impacts in the eastern
portion of Chula Vista are speculative.
In summa~, EastLake represents approximately 205 of the total
trips for the eastern portion of Chula Vista studied in the traffic report.
The conditions for the General Plan Amendment state that EastLake will be
responsible to pay their fair share of the circulation facilities east of
1-805. It also states that they may be required to put in facilities in
excess of their fair share to serve their development in anticipation of
receiving future reimbursements. As each phase of EastLake is begun, a
revised traffic study must be completed in order to determine the extent of
the improvements needed at that time.
As the City completes its General Plan Amendment for the eastern
portions of Chula Vista, we will then have a better understanding of the total
road facilities needed to serve the eastern area. At that time, it is
proposed to have a total facility plan to serve the eastern portions of Chula
Vista which would apportion responsibilities to all the developing
properties. From that standpoint, the conditions in the General Plan
Amendment for street construction are tentative. However, it is the intent
that everyone in the eastern area pay for his fair share of the facilities
needed to serve that area.
B. Water Availability
Consideration of the EastLake project necessitates an evaluation of
the availability of water to serve that project. Water availability is not
only a local but a regional problem. Southern California's coastal plain is
semi-arid. There are insufficient developed native water resources in the
area to support its present population. As a consequence, a substantial
proportion of Southern California's water supply is imported.
In recent years reductions and threatened reductions to that imported
supply have occurred with the result that the potential for growth and the
lifestyle within the area may be threatened.
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Aside from any manmade works or agreements, Southern California is
fundamentally dependent upon the amount of rainfall which occurs in the many
basins which provide water to the area. Historically, there has been wide
variation in the amount received by the individual as well as the aggregate
basins. Widespread drought has occurred in the past and will doubtless occur
in the future. Should that drought be coincident with known and foreseeable
possible losses in entitlements, then Southern California will unquestionably
be strongly impacted by a resulting much-reduced water supply.
Conservation is one key means of reducing the impact of a potentially
reduced supply. Water reclamation is another valuable tool in reducing that
impact. Regulation of growth is yet another controversial means sometimes
advanced.
Clearly, Chula Vista's actions in terms of conservation, reclamation
and/or growth limitation would have an insignificant impact on the Southern
California water supply. However, if such efforts were to be duplicated on a
massive basis throughout the area, then there could be a real and measurable
impact on the availability of water.
Under today's proven technology, it is likely that Southern
California will ultimately experience a moderate to severe water shortage.
Chula Vista should seriously consider initiating and/or endorsing all
practical means of protecting and extending available water supplies both
local and regional.
The EastLake proposal embraces conservation and reclamation efforts
well in excess of those proposed for other comparable developments. In this
sense, the project is well conceived.
VI. Planning Department's Evaluation of the Proposed Revisions of the
EastLake Zoning Proposal and Planned Community District Regulations
At the Planning Commission meeting of March 24, 1982, Cadillac
Fairview submitted a revised general development plan in response to the
Planning Department's concerns addressed in the City's staff report. In
addition, revised Planned Community District Regulations, designed to direct
and regulate the EastLake land use plan, were also submitted.
Staff has reviewed both the map and the text with representatives of
Cadillac Fairview as well as the various governmental agencies and the
following comments and evaluations are offered:
A. Park Land
The original plan called for five neighborhood parks of approximately
8 acres each and one community park, approximately 30 acres in size, or a
total of 70 acres of park land. The revised plan calls for seven neighborhood
parks and two 15 acre community parks. It was proposed that one park would
remain in the Salt Creek area south of Otay Lakes Road while the other would
be located adjacent to the proposed high school site, now relocated to the
west end of the project.
Aftermeeting with the City's Director of Parks and Recreation, it
was concluded that a single 30 acre park would best serve the City's needs.
Therefore the applicant has been asked to explore the possibility of (1)
either relocating the park on the north side of Otay Lakes Road in the
proposed industrial area -- this location was shown on the staff plan -- or,
(2) the other option was to relocate the 30 acre park back in the Salt Creek
area, selecting the northeast intersection of Orange Avenue and Route 125 as
opposed to the area adjacent to Otay Lakes Road. Either of these locations is
acceptable to the Director of Parks and Recreation provided that the park can
be designed as a high activity area totaling 30 acres of usable park land,
with the ability to have the activities, with respect to lighting and noise,
adequately screened from adjacent residential development. It is likely that
lighting will be required to be installed prior to the development of the
adjacent residential areas as part of the S.P.A. plan consideration for that
area.
B. Density Categories
The applicant's new general development plan reflects the number of
dwelling units per acre as opposed to the original plan which reflected a
dwelling type, which had to be converted to dwelling units per acre on a
separate chart. The new plan represents a more direct way of representing the
number of dwelling units per acre on the plan.
C. High School
The applicant has indicated that discussions involving the Sweetwater
High School District and staff have resulted in a change of plans which would
relocate the high school to the west side of the project. The location chosen
is the same as reflected in the staff plan presented to the Planning
Commission on March 24. The Sweetwater District staff seems to be in basic
agreement with the location, however, School Board action regarding the
number, size and location of schools originally scheduled for completion on
May 6, 1982, will require additional study. The Planning Department is
satisfied wi th the location and number of schools based upon the recommended
condition of approval requiring a binding agreement between the applicant and
the District prior to the first S.P.A. approval.
D. Elementary Schools
Cadillac Fairview has incorporated two additional elementary school
sites into the revised general development plan. They have indicated that
these sites have been located in accordance with the previous discussions held
between the Chula Vista Elementary District staff and the City staff. The
Chula Vista Elementary School Board will be meeting on May 4, 1982, and will
respond as to the number, size, and location of the schools shown on the
plan. The addition of two new elementary schools has carried with it the
addition of two new neighborhood parks, thus, we would anticipate that with a
total of seven neighborhood parks the average size will be closer to 6 acres,
giving us a total of 41 acres of neighborhood parks and one 30 acre community
park for the total of 71 acres.
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E. Density
The new plan ~epresents a slight reduction in density from the 11,800
units originally requested to 11,450. This change ts largely due to the
revislon tn the southwest cor~er where 43 acres of Industrial land replaced
approximately 300 dwelling units planned in that area.
F. Tran si t
The new plan reflects two transit facility locations; one near the
northeast corner of the most westerly lake north of Otay Lakes Road, and the
other in the northeast quadrant of the Orange Avenue-125 interchange. Both
locations are acceptable to the Transit Coordinator provided that Route
remains in its present location. Should the location of Route 125 be shifted
further to the west, a location discussed earlier in this report, it is
anticipated that EastLake will be responsible for only one transit facility
located near the intersection of Otay Lakes Road and 125.
G. Library
The library site has been shown adjacent to the transit facility near
the most westerly lake. The City's Librarian, however, has indicated that a
more preferable site would be located within the commercial shopping center
located westerly of the lake's area. Cadillac Fairview representatives have
indicated no objection to the relocation into the commercial area.
H. Fire Station
The new general development plan has the fire station located
adjacent to the transit facility and the library, again at the north end of
the most westerly lake. The Director of Public Safety has indicated that this
is an acceptable location for the Fire Department.
I. Community Facilities
The original plan had over 26 acres designated for community
facilities, a category which was to accommodate church facilities, the water
tank, a reclamation facility and certain public facilities, such as a library
and fire station. The applicant has eliminated this category and is providing
for all of the above and has agreed to commit to a total of 12 acres for a
church complex near the Salt Creek area. The location and amount of land
needed for a reclamation plant is unknown at this time, although some open
space is being retained on the south side of Orange Avenue on both the east
and west side of 125.
-ll-
~. Phastng
The applicant has dtvtded the project into slx phases, which
encompasses the five subcommunity areas Identified as Northvlew, Sky Park,
North Shores, Lakeview, and Lake~ood. Under the present proposal the Lake~ood
area weuld be part of four different phases. Because of the p~oblems
associated wi th trying to coordinate a sectional planning area plan with the
proposed phasing schedule, the applicant has agreed to review and revise the
phasing schedule to more closely relate to the subcommunity plan. We are
expecting a revised schedule prior to the Planning Commission's meeting of
May lg, 1982.
K. Planned Community District Regulations
The Planned Community District regulations are intended to provide
the framework for the various land uses approved within EastLake as well as
establishing procedures for the review of sectional development plans and
individual site plans. The regulations include not only a land use area
summary but a residential dwelling unit and density summa~ as well. A
specific method of allowing for a density transfer and population projections
are also included in the regulations. The subcomponents of each sectional
development plan required for the various subcommunities within the EastLake
development are designated as specific plans or programs. These would include
such items as the general landscaping plan, a grading plan, a sign program, a
community fencing plan, design concepts programs and an implementation plan.
Prior to the issuance of any building permit more detailed site plans
will be required which will include typical floor plans, building elevations,
landscaping, offstreet parking and circulation requirements, all of which will
be subject to the approval of the Design Review Committee of the City of Chula
Vista.
In addition to both sectional development plans and specific site
plans, special study area requirements have been identified that would involve
geologic, water shed, the Salt Creek area, a Village center area, park/school
study, and the church complex study.
Under circulation standards the developer i s preposing private street
standards, as well as a right-of-way reserve for the Salt Creek area
identified for Route 125, specifying a 146 foot wide right-of-way reserve as
well as an additional 100 feet minimum for additional open space. The
regulations would allow for modification by the City's circulation element in
the future. The staff has placed a specific condition of approval on the
EastLake development calling for a 200 foot reservation from the centerline of
Route 125 or a 400 foot width total. To accommodate a possible future
expansion to freeway together with adequate landscaping, in addition, a 500
foot radius has been requested at the two intersections, 125 and Orange
Avenue, and 125 and Otay Lakes Road. Since this entire area will have to be
studied in great detail when the S.P.A. plan is considered for the Salt Creek
area, we do not see a conflict between the condition proposed by staff and the
statement made in the Planned Community District regulations.
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The parking standards covered in the Planned Community District
regulations generally refer to the existing City Code, except for a provision
that shared parking may be approved and up to one-third of the spaces may be
authorized as compact spaces. This represents a substantial departure from
existing City standards whereby compact spaces are allowed for lO per cent of
the parking within a residential development.
Residential categories are divided into seven classifications, the
lowest being l-l/2 dwelling units per acre average, which would allow
developments from 0 to 2 dwelling units per acre, constituting the typical
single family dwelling on lots ranging from lO,O00 square feet to one acre in
size. The next designation is 3.0 dwelling units per acre average, which
would accommodate single family detached dwellings ranging from 2 units per
acre to 4 units per acre on lots of 6,000 sq. ft. or more. The next
residential category is 4.5 dwelling units per acre average, which would allow
residential developments ranging from 4 to 6 dwelling units per acre. This
classification would accommodate the small lot, single family, zero and dou~e
zero lot line home, patio homes, as well as duplexes, and certain residential
clustering. The next category is listed as 8.0 dwelling units per acre
average, which would allow for residential developments from 6.0 to lO.O
dwelling units per acre. This classification would accommodate townhouses,
patio homes, mobile home parks, and other residential clustering. The next
residential category is 12.0, which allows for a range from l0 dwelling units
per acre to 15. This density would also accommodate townhouses, mobile home
park developments, and other residential clustering, with parking generally
being more in grouped arrangements, with units being typically two story in
size. The next category is 20 dwelling units per acre average, which allows a
development range from 15 dwelling units to 25 per acre. This classification
would generally accommodate residential development such as stacked
condominiums and garden apartments. The last category is 35 dwelling units
per acre, which allows for a range of 25 to 40 dwelling units per acre. This
classification would handle residential units involving vertical stacking,
using a shared corridor. Housing for the elderly would likely be used in this
category.
The section dealing with commercial office and employment park
regulations will be covered in detail at the time a S.P.A. plan is submitted
that contains commercial office or employment pa~k uses. The regulations
conclude with specific requirements on the open space, school and community
facilities designations.
If the Planning Commission supports the adoption of the EastLake
Plan, the Department's amendments to the project's zoning proposals, as
discussed in the above text, are suggested as conditions of approval.
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VII. RECOMMENDATIONS
A. Recommended Action
The following recommendations are listed in order of preference for
the EastLake project:
1. Deny the request for P-C zoning on the basis of
nonconformance with the General Plan. (This would be applicable only if the
Planning Commission recommends denial of the General Plan Amendment.)
2. Give conceptual approval to Phase I only of the staff plan
including the high school site and refer back to the applicant with direction
to work with the staff on a plan to be brought back for Planning Commission
and City Council approval with appropriate conditions.
3. Give conceptual approval of the staff plan, allowing for a
holding capacity of approximately 7500 dwelling units and refer the plan back
to the applicant with direction to work with the staff on a plan to be brought
back for Planning Commission and City Council approval with appropriate
conditions.
4. Approve the EastLake density pattern with land use
modifications based upon conditions regarding relocation and reservation of
the right-of-way for Highway 125 and limitation of development to the area
east of the San Diego Otay Water Line. Total dwelling units 10,250.
5. Approve Phase I of the EastLake development of the 11,450
dwelling unit plan, limiting development to the area north of Telegraph Canyon
Road with the exception of the high school site; or
6. Approve Planned Community zoning and the general
development plan for approximately 11,450 dwelling units, subject to the
conditions of approval listed in Section B, which follows.
B. Recommended Conditions of Approval
1. The sectional planning area plans for each phase shall
include an implementation plan for the construction of all public buildings
and open space elements, bike trails, crossings, lakes, parks, fire stations,
branch ltbrary, etc.
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2. The City Council shall review the fiscal impact of the
development at least every three years to analyze the projected revenue
benefit to the city. As a result of this analysis additional fees or fiscal
participation by the developer may be required to off-set negative cash flows
resulting from the project, prior to approval of subsequent phases or
tentative maps.
3. Prior to the approval of the first Specific Planning Area
plan (S.P.A.), the Board of Trustees of the Sweetwater Union High School
District, the Chula Vista Elementary School DiStrict, and Cadillac Fair view
Homes West shall enter into a binding agreement which provides for an
agreed-upon method of site acquisition and construction financing to provide
for the school facilities necessary to serve the first S.P.A. The solution
itself shall be reviewed as part of the subsequent environmental review of the
S.P.A. as provided for in Table 1-1 of the EIR prior to S.P.A. approval.
4. The 30 acre community park shall be relocated to the east
side of the 125 corridor and widened to the satisfaction of the Director of
Parks and Recreation.
5. A minimum of 12 acres identified as community facilities
shall be reserved for church sites.
6. Concurrent with the approval of SPA plans the applicant
shall offer for dedication to the city all open space areas identified on the
plan within that SPA. These open space areas shall be maintained as part of
the master homeowners association fees. However, the city shall retain the
option of activating an open space district for maintenance purposes. The
only exception to the above shall be the 30 acre community park which shall be
maintained by the City.
7. The minimum dedicated open space along major roads shall be
as follows: a) "H" and Orange Avenue 35' from the edge of right-of-way line,
b) Proctor Valley/I-12$ corridor 250' from the centerline. In addition a 500'
radius drawn from the intersection of 1-125 and Otay Lakes Road as well as
1-125 and Orange Avenue.
8. Prior to submittal of the first SPA plan the applicant
shall submit a tree planting plan for the major transportation corridors
identified on that phase.
g. The entire 3073 acres shall be annexed to the City of Chula
Vista prior to or concurrent with the filing of the first SPA plan.
10. Prior to or concurrent with the filing of the first SPA
plan the applicant shall submit a master street naming program for the
EastLake project.
-15-
11. The City Council shall have the authority to withhold
approval of Phase II and Phase III development proposals if the industrial
areas within the previous approved sectional planning area plan are developed
at less than 75% of the designated acreage.
12. A minimum of lO~ of the housing provided in each phase of
EastLake shall be developed for low/moderate income persons based on criteria
established by the City's Housing Coordinator. Said housing shall be provided
in residential densities 12, 20, and 35 as identified in the plan.
13. Each Sectional Planning Area except for Skypark shall
include a proposal for one or more mobile home parks with a minimum capacity
of 20D units. Some of the parks should be developed as a condominium or
for-sale lots to provide permanent home sites.
14. The General Development Plan shall be revised to show the
area west of the San Diego/Otay (Second San Diego Aqueduct) pipeline as
"agriculture reserve".
15. The density patterns identified as 8 or 12 should not be
utilized for conventional lotting patterns but rather clustering techniques
shall be used to create additional common and private open space not reflected
on the General Development Plan.
16. The developer shall construct a minimum of 71 acres of
usable park lands in accordance with development standards and with equipment
acceptable to the City's Director of Parks & Recreation. As part of each SPA
plan the developer shall submit a schedule of construction for start and
completion. The program shall include construction of all connecting open
space systems identified on the EastLake General Development Plan. The City
shall waive all PAD and RCT fees.
17. The developer shall provide the City with a 5-year lease
for a 4,000 sq. ft. store-front library within the proposed shopping center
planned for Phase I at the rate of $1 a year. In addition $~50,000 shall be
contributed to the City to provide for the purchase of books as well as
salaries for one year.
18. The developer shall dedicate a one acre library site near
the commercial center planned in Phase I for the construction of a branch
library.
19. The developer shall develop and provide for the maintenance
of two lakes at no cost to the City in accordance with the General Development
Plan.
20. All open space areas shall be open to the general public
unless otherwise approved for membership only by the Chula Vista City Council.
-16-
21. The developer shall dedicate, butld and equip a fire
station to include 1250 GPM pumper subject to specifications approved by the
Ctty. The construction shall occur in the later phases of Phase ! based upon
an agreed destgn and schedule approved by the Chula Vtsta Ct ty Councll. The
statton shall be located on the north side of Otay Lakes Road east of the
small lake located in Phase I. In addltlon the developer shall contribute to
the City $280,000 to cover salaries for a one year startup cost.
22. The developer shall contribute to the City $160,000 to
cover the salaries of five pollce officers and one poltce vehtcle for startup
poltce patrol for a one year pertod at a time to be determined by the City
Counct1.
23. The developer shall 11mit the denstty on the eastern
portion of the project, adjacent to Lower Otay Reservolr, to 2 dwe111ng units
per ac~e for all of the ama Identified as being within the lower Otay Lake
vle~shed.
24. The Planned Community District regulations shall tnclude
the following ~equJrements:
a. Provide for btcycle storage facilities In accordance
wtth standards determined to be appropriate by the City of Chula Vtsta.
b. Provide preference pa~ktng a~eas at major use
facilities for rtdeshare parking.
c. Esta~ish a program to implement private employer
transportation programs.
25. Prtor to the submission of each Sectional Area plan an
acoustical analysis shell be performed to delineate the a~eas both on the
project site and off the project stte wlthtn which a 65 dBA CNEL ~ould be
achieved or exceeded. The offslte a~eas of impact would be those which would
be impacted by the traffic generated by the speciftc Sectional Area plan,
however, in calculating the 65 dBA CNEL contour, the ulttmate traffic volume
shall be used. If ~esldenttal structures or other sensitive receptors am, or
are to be, located wJthtn these 65 CNEL contours, then mitigation measures,
including building setbacks, construction of noise barriers, orientation of
buildings, etc., shall be specified whlch will reduce any adverse impact to an
acceptable level. Second story balconies, patios, etc., will also be subject
to meetlng the 65 CNEL exterior notse criteria. Thus, either the barrier must
be sufficlent to protect the second story receptors or the receptors should be
oriented away from the noise source. The concept of p~ovidlng all of the
above noise attenuation shall be provided prlor to the submission of a
Sectional Area plan. Precise details of bermlng, wall construction, structure
insulation, etc., shall be reviewed at the time of building permit processing.
26. Prior to the submittal of Sectional Planning Area plans,
the applicant shall complete all required surface collection of artifacts and
subsurface excavation as specified in the E.I.R.
-17-
27. A qualified paleontologist monitor shall be present during
the grading activities of any Sweetwater member soils which appear in the
southwestern portion of the property. A paleontologist will have the
authority to temporarily halt or divert grading in and around exposed areas
that contain significant natural resources. All field notes, photographs and
fossil resources will be deposited at a recognized museum or repository.
28. All public works facilities (primarily streets, sewers,
drainage facilities) necessary to support and protect the cumulative
development at each successive phase shall be provided by the developer. The
extent and nature of public works facilities provided shall be such that the
cumulative EastLake development, upon the completion of any Phase, functions
in an efficient, convenient, and safe manner without regard to subsequent
development either within or beyond the borders of EastLake.
The developer shall be responsible for all costs which are
not borne through the City assessment process, reimbursement, or other
governmental agency.
The City shall determine the specific nature and extent of
public works improvements needed to support and protect the cumulative
development at each phase. Such determinations shall be made concurrent with
and as conditions of approval of each phase of development.
29. The developer shall prepare and submit for City Council
approval a master public works facilities plan and schedule for the total
EastLake project prior to approval of any individual SPA plan or subdivision
map. Such a document shall include a development phasing schedule and a
description and graphic delineation of the various public works facilities
projected as necessary to support the cumulative growth at each phase. A
conceptual financing plan shall also be included.
30. Prior to approval of plans for each individual phase of
development the developer shall submit a financing plan for public works
improvements required for the subject phase as determined by the City. The
City reserves the right to limit or prohibit development in the absence of
facility financing for project related needs.
31. The developer may, for practical construction reasons, be
required under conditions of approval to finance and construct public works
facilities having capacities beyond the cumulative loadings imposed by
EastLake. The City shall recognize such extra capacities and cost involved
through the execution of reimbursement agreements as appropriate.
32. Drainage from the EastLake development site and/or any of
the phases of the development shall be controlled through the design and
installation of onsite (and offsite, if necessary) facilities which prevent
any downstream impacts which could result from either diversion or increase in
the rate of runoff from the site.
-18-
Runoff of surface drainage from developed portions of the
EastLake site shall not be permitted to flow into the Otay Lakes except under
written authorization to do so by the City of San Diego, the County Department
of Health and the Regional Water Quality Control Board.
33. The City will accept diverted flow into the Telegraph
Canyon sewer from the Long Canyon, Proctor Valley and Poggi Canyon basins on
an interim basis under the condition that permanent appropriate sewage
facilities will be constructed by the developer upon demand of the City.
Performance by the developer shall be secured by cash deposit, set-aside
letter or lien agreement on the property in the full estimated amount to
design, secure right-of-way and construct the permanent sewer to serve each
area permitted to temporarily divert sewage flow. Estimates and performance
security shall be updated annually.
34. The developer shall prepare a monitoring program relative
to Telegraph Canyon Trunk Sewer for approval by the City as a condition of
approval for the first sectional development plan wi thin EastLake which
involves diversion of sewage flow to the Telegraph Canyon Basin.
35. The developer shall be required to provide acceptable
assurance prior to exceeding his pro-rata capacity in the Telegraph Canyon
sewer (from sources'within that basin) that he will either (1) construct
automatic sewage holding facilities to regulate the rate of discharge to the
sewer, or (2) provide the additional sewer capacity needed to accommodate the
excess flow.
36. No portion of EastLake wi thin the Salt Creek basin to be
served via gravity connection to the Metro System shall be considered for
development until such time as a total downstream gravity system is completed
and/or assured to the satisfaction of the City.
37. No portion of EastLake within the Salt Creek basin to be
served via a water reclamation system shall be considered for development
until such time as (a) a system of treatment and disposal including fail-safe
provisions has been approved by all of the regulatory agencies involved; (b) a
financing plan for construction and ongoing maintenance and operation of the
system has been approved by the City; and (c) adequate assurance has been
provided to the City that the necessa~ facilities will be completed prior to
occupancy of such structures served by those facilities.
38. Relative to the possible reclamation or reuse of water, the
developer shall construct a dual water system in each phase of development
such that reclaimed water, when available, can be used for irrigation of open
space, parks, and common areas.
39. Public works highway facilities which are subject to phased
capacity construction (i.e., 2 to 4 to 6 lanes) shall be designed to provide
at minimum a level of service "C" for all then-current existing and approved
development projected to use the required facility.
-lg-
40. The developer shall be required to provide a traffic
analysis with each phase of development of EastLake. Such analysis shall
include the Chula Vista sphere east of 1-80§ and shall include all existing
development, approved development and the specific phase of EastLake proposed
to be developed. Such analysis shall be used to define internal and external
circulation system needs, improvement responsibilities and improvement
schedules relative to the phase under development.
41. The City reserves the right to determine the aggregate
value of low percentage traffic impacts resulting from cumulative EastLake
development, and require that equivalent value be devoted towards further
improvement of other moderately or heavily impacted street segments or
locations, or to credit EastLake the value of those onsite improvements
constructed within the Transportation Corridor which are required beyond the
ultimate needs of the EastJ_ake development.
42. Based on the concepts and information now available, it
appears that the total EastLake development will minimally require the street
and highway improvements as set forth in the following table:
EASTLAKE - TENTATIVE STREET REQUIREMENTS
Street Location Responsibility Improvement
Route 125 Onsite CFHW 4-Divided plus grading
Transportation & R/W for future
freeway plus buffer
Corridor strips on each side to
create a 400' total
width reservation plus
a 500' radius R/W
reservation at future
interchange locations
(Orange Ave. and Otay
Lakes Rd.)
Transportation Project to CFHW+ 4-Divided
Corridor San Miguel Rd. Reimbursement
Transportation San Miguel Rd. Assessment 4 or 6-Divided (Study)
Corridor to Sweetwater District
Rd.
Transportation Sweetwater Rd. Assessment 4 or 6-Divided (Study)
Corridor to SR54 District
Otay Lakes Onsite CFHW 4 or 6-Divided (Study)
-20-
Otay Lakes Project to CFHW+ 6-Divided
Paseo del Rey Reimbursement
Rutgers Ave. East "H" St. CFHW+ 4-Undivided
south to Reimbursement
existing
improvements
East "H" St. Onsite CFHW 4-Divided
East "H" St. Project to CFHW 4-Divided
Rutgers Ave.
East "H" St. Rutgers Ave. CFHW 4-Divided
to Otay Lakes (2-committed)
Rd.
East "H" St. Between Buena CFHW+ 2 Lanes or
Vista Way & Reimbursement 4-Divided (with
Paseo Ranchere 2-committed)
to the Watt
Development
The above listing is provided so as to provide an
appreciation of the general magnitude of improvements contemplated for the
EastLake development. It is not necessarily complete nor accurate in detail.
Specific requirements for street/highway improvements will be provided as
conditions of approval for each phase of EastLake and will reflect the
cumulative growth of EastLake and other properties as well as the extent of
improvements existing at the time.
43. In addition to the above street improvements it is
anticipated that the developer will be required to participate in offsite
intersection and interchange modifications and improvements made to increase
the capacity of the specific facility involved. This requirement particularly
relates to the 1-805/Telegraph Canyon Road interchange. Specific requirements
in this regard will be subject to further evaluation concurrent with
consideration of each specific phase of development of EastLake.
Some of the street segments included hereinabove will be of
benefit to other properties in addition to the EastLake development. Some
street segments may in fact be constructed by others prior to actual need by
the cumulative EastLake development at a given time. In such event, the
EastLake properties may be billed for reimbursement for facilities boilt by
others but which benefit EastLake. Pa3~nent will not be due until EastLake
construction justifies participation in the facility as determined by the City
Engineer.
-21 -
44. The developer shall bear the cost of preparing a plan for
the distribution of costs for roadways yet to be built which are of regional
or areawide benefit. The consultant retained to prepare such plan shall work
closely with and under the direction of the City Engineer. The cost of
distribution plan preparation shall be subject to reimbursement to the extent
feasible.
45. A revised map shall be submitted for Planning Commission
and City Council approval reflecting all modifications including the required
school sites. Densities shall be reduced in direct proportion to the areas
required for schools which are not included as part of the submitted EastLake
General Development plan.
46. The developer shall be responsible for partially
subsidizing the first year operation of an internal shuttle system
(approximately SgO,O00) and the purchase of two City buses subject to
specifications and timing as determined by the City Council. The developer
shall construct and dedicate two transportation centers subject to design
standards approved by the City Council.
47. Bus turnouts shall be incorporated in the street designs
for major intersections and benches shall be located subject to the approval
of the City's Transit Coordinator.
48. The developer shall provide the City with funds to
subsidize the line haul transit operation in EastLake for a period of four
years subject to a starting time approved by the Transit Coordinator and the
dollar estimate provided in Table VI of this report.
49. The design of each Section Planning Area and tentative
subdivision map shall be designed to maximize opportunities for solar access.
Development standards for setbacks, height restrictions, fencing, etc. shall
provide maximum solar access.
50. The construction of all buildings shall utilize insulation
with the maximum "R" value which is economically feasible (based on building
life-cycle costs) and all infiltration shall be minimized. All heating,
ventilating and air conditioning systems shall be the most energy efficient
available.
51. Prior to the consideration of the first Sectional Area Plan
the applicant shall prepare a detailed analysis of the specific opportunities
for the use of solar energy (active and passive). The analysis shall include
micro climatic conditions, topography, siting and orientation factors and
life-cycle efficiency of the systems.
52. The location of the 125 corridor shall be reevaluated
concurrent with the consideration of the first Sectional Planning Area plan
for possible relocation near the westerly boundary of EastLake. Adjacent land
uses will be adjusted accordingly.
-22-
C. Recon~ended Findings
1. The p~oposed development as described by the General
Development Plan Is tn conformity wtth the provision of the Chula Vista
General Plan.
The General Development Plan reflects land use, circulation and
open space patterns in keeptng wtth the amended General Plan.
2. A Planned Comuntty development can be Initiated by
establishment of spectflc uses or Sectional Planntng Area plans wtthtn t~o
years of the establishment of the Planned Co~unlty zone.
The applicant has Indicated that Phase !wlll be under
const~ction tn 1985. A Sectional Planning Area plan and
tentative maps would precede the construction program.
3. In the case of proposed residential development, that such
development~tll constitute a residential e~vlronment of sustained
desirability and stability; and that it ~111 be in hamony ~lth or provtde
coe~attble variety to the character of the surrounding a~ea, and that the
sites proposed for public facilities, such as schools, playgrounds and parks,
a~e adequate to serve the antlclpatod population and appear acceptable to the
publlc authorities havtng Jurlsdtctto~ thereof.
The plan provides for a wide mixture of density and housing
types, including 10~ of the units devoted to low-moderate income
qualifiers. Parks and open space in accordance with City
standards will be provided by the developer together with a new
firo statton. The recommended conditions of approval require
the applicant to provide school facilities to the satisfaction
of both Chula Vtsta Elementary and Sweetwater Union High School
Districts.
4. In the case of proposed industrial and research uses, that
such development wtll be appropriate in area, location, and overall design to
the purpose tntonded; that the design and development standards are such as to
create a research or Industrial environment of sustained destroblllty and
stability; and, that such development wtll meet perforeance standards
established by this tltle.
The plan provides for industrial areas in close proximity to
major roads with good access to nearby residential development
integrated in the plan. Performance and design standards will
be required prior to the submission of any Sectional Planning
Area plan to insure compliance wi th present high development
standards.
-23-
5. In the case of tnstttuttona], recreational, and other
slml]ar nonrestdentia] uses, that such deve]opment wtl1 be appropriate In
area, ]ocatton and overal] planntng to the purpose proposed, and that
surreundtng areas are protected from any adverse effects from such
Deslgnated areas have been Identified on the plan to p~ovide for
rec~eatlon and nonresidential land uses. Orientation of
buildings, access, zoning walls, and landscaping will be
evaluated with design review required prior to construction to
insure against adverse effects on adjoining developments.
6. The streets and thoroughfares proposed are suitable and
adequate to carry the anticipated trefftc thereon.
The developer Is required to construct both onsite and offsite
street improvements to accon~odate the expected traffic
generated with each phase of development. The requirements are
based upon the traffic data compiled in the EastLake E.I.R.
7. Any proposed comerctal development can be Justified
economically at the location(s) proposed and wtll prevtde adequate commercial
facilities of the types needed at such proposed location(s).
The commercial acreage proposed is based upon traditional market
standards shown to be necessary to accommodate the projected
residential and industrial development.
8. The area surrounding satd development can be planned and
zoned tn coordination and substantial compatibility wtth said development.
Appreval of EastLake will tend to establish land use patterns on
a~acent lands and will foreclose development options on these
lands. While It is anticipated that the City will be able to
plan and zone nearby lands tn a manner compatible with EastLake,
the plan for the overall area may suffer some inefffclenctes as
a result of early approval of EastLake.
WPC 0092P
-24-
,:~l!l~ (7~4) :~36-~o~s · san di~go
~~ Locml ~g~nc~ ~f(:~,..~ commission
~ RECEIVED
chairman
County Board of
Super¥~sors
executive officer PL^N~ING
wie,.m O. 0... (;HULA ¥!$T~\, C^LIFORNi^
counsel Director of Planning
Oon.ldL. Clark City of Chula Vista
memhers P.O. Box 1087 Exhibi~
RalphW. Ch~pm, n Chula Vista, CA 92010
Otay Municipal
Water District
Dear Jim:
ffOger Hedgecock
County Board of YOU recently asked for my comments on the potential for
annexation of the Janal Ranch area to the City of San
Dr. CharlesW. Hostier Diego. This concern was raised at your City's recent
Public Member Planning Commission hearings on the Eastlake project,
Dell Lake which encompasses the Janal Ranch.
Councilman, City of
LemonGrove In our view, annexation of the Janal Ranch area to the
GloriaMcClellan City of San Diego appears highly unlikely. First, the
Councilwoman, extension of City of San Diego services into this area
cityofVista does not appear logical, even if the City were interested
Stanley A. M~r in the area. LAFCO has not yet adopted a sphere of
San MarcosCounty influence for the City of San Diego. However, areas
Water District which are remote from city services, outside a city's
alternate members general plan area, and outside the area in which the
PaulEckert city has demonstrated an interest and the ability to
County Board of
Supervisors provide services would not be considered in a sphere
study or recommended for annexation.
Mike Gotch
City of San Diego In addition, it is important that the area is outside
the area in which the City has expressed annexation
MarjorleHemom interest. Attached for your information is a copy of an
District August 17, 1981, letter to us from the City of San Diego
which transmits that city's annexation policy. To
accompany the policy, the City prepared a map of its
"areas of prospective annexation interest" (also attached).
As you can see, the Janal Ranch area is not shown as an
area in which the City of San Diego has any interest in
annexation. In fact, the City's letter requests our
assistance in discouraging annexations in areas not
identified on the map.
LAFCO
April 7, 1982
Page Two
I hope that these comments are responsive to your concerns.
Please call me if I can provide any additional comments or
information.
Sincerely,
WILLIAM D. DAVIS
Executive Officer
WDD: kat
Attachments
cc: Jack Van Cleave, City of San Diego
THE CITY OF
SAN DIEGO
CITY ADMINISTRATION BUILDING · 202 C STREET · SAN DIEGO. CALII,~ 92101
OFFICE OF
PLANNING
DEPARTMENT
236-6450
August 17, 1981
Mr. William D. Davis, Executive Officer
Local Agency Formation Commission
1600 Pacific Highway
San Diego, CA 92101
Dear-Bill:
Enclosed is a copy of Council Resolution No. R-254646, which
revises the City of San Diego's previous annexation policy.
You will note that the revised policy incorporates a map that
defines an "area of prospective annexation to The City of San
Diego." I,/e would ask that, to the e'xtent feasible, your office
assist us in carrying out the policy's intent by discouraging
petitioners wishing to annex lands lying outside such defined
areas. On the other hand, where petitioners represent lands
lying within the defined area, please feel free to refer them
to Dave Smith at our office if they desire more information
on the policy's application and on the City's annexation
procedures.
We are still working on the Administrative Regulation referred
to in paragraph No. 6 of the policy. As soon as an acceptable
draft has been completed, we will send a copy to you for your
review.
If yeu have any questions regarding any of the above, ~lease
call myself or Dave Smith.
leave
P Fanning Director
JVC:DS:mb
Enclosure
cc: John P. Fowler
( LERt{'S FILE
(R-81-2476)
RESOLUTION NUMBER R- Z5464G
-' A~op,ed o. JUL 201981
ANNEXATIONS BY CITY.
BE IT RESOLVED, by the Co~cll of the City of ~n Diego, as follows:
~: Co~cll Policy No. 600-1 enct~, "~n~at~ons
is hereby amended as ~et forth tn the Co~ctl Policy film in the office of the
c~:~ C~e~ ~ no:~.: ~o. ~- 2~646
BE IT FURTHER RESOLVED, t~: the C~ty Clerk ts hereby ~nstructed to add the
afore~ld :o the Co~c~l Policy
BE IT FURTaER RESOLVED, t~t Resolution No, R-205109, adopted ~rch 9,
1972, ~e and the ~me is hereby rescinded.
~PRO~: John ~. gttt~,C~ty Attorney
~reaertck C. Conrad
Chief Deputy Ct~y Attorney
~CC:clh:O11.1
6/25/81
Or .Depc :T&LU
R~l-247b
PAGE 1 OF i
CITY OF SAN DIEGO, CALIFORNIA
COUNCIL ~OLICY
Policy Effective Page
Subject Number date
Annexations By City 600-1 1 of 3
Back~round
The Municipal Organization Act of 1977 ("MORGA") (Cal. Gov't
Code S35000 et.__~.), the District Reorganization Act of 1965
(Cal. Gov't Code §56000 et. seq.) and the Knox-Nisbet Act (Cal.
Gov't Code §54773 et. seq.) express a legislative intent which
is reiterated in "An Urban Strategy for California," State of
California, Office of Planning 'and Research, Environmental Goals
and Policy Report, 1978, favoring control of growth and
assurance of orderly growth and development through expansion of
municipal entities rather than through creation or expansion of
limited purpose agencies. The State has declared that when
areas become urbanized to the extent that they require a full
range of community services, "priorities must be established
regarding the type and levels of such services...;" and that a
single governmental agency, rather than a number of limited
purpose agencies, "...is better able to assess.., community
service needs.., and ...is the best mechanism for establishing
community service priorities."
Following the. expresse~ State policy and legislative intent, the
County, in its adopted San Diego Annexation/Incorporation Policy
(Policy No. 1-55) and Regional Growth Management Plan (June
1978), has promulgated policies that promote annexation and/or
incorporation of urban and urbanizing areas by adjacent cities
and that seek to assure that such areas achieve municipal
status, since municipalities and general p~rpose agencies are
better suited to controlling such areas and providing necessary
municipal services than are special districts. Given this
impetus towards annexation and/or incorporation of urbanizing
areas, given the City's interest in promoting orderly growth and
development on its periphery, particularly in areas that may
ultimately be within the City limits, and given the City's
intent to implement the Progress Guide and General Plan, it is
desirable and in the City's interest to indicate its area of
ultimate annexation decisions, whether such annexations are
initiated by the City itself or by others; to indicate those
City actions that will further the City's annexation policy; and
to reference the procedural steps that will be required for City
and property owner-initiated annexations.
Z54646
?t [V JuL 201981
omc of CUmi'
Page 2
Purpose :
The purpose of this Council Policy is to speclfy the areas of
ultimate City annexation interest; to specify the faotors that
will be used to guide the City in responding to specific
annexation reguests and proposals; to identify necessary City
actions to maintain or assert planning, land use and ultimate
jurisdictional control over specified areas; and to reference
the procedure to be followed for annexatioDs to the City,
whether initiated by the City or by landowners.
Policy
It is the Policy of the Council that~
1. Pending adoption by LAFCO of a "sphere of influence' for
The City of San Diego, the City shall consider petitions for
annexation of lands lying within the specified areas shown
on the map attached hereto and incorporated herein by
reference.
2. The specified areas shall be "preplanned" by the City
through their inclusion in the lan~ use element of the
Progress Guide and General Plan; ,and, where feasible, by
inclusion in community plans, preplanning may result in
lands being classified as Planned Urbanizing or Future
Urbanizing.)
3. The primary responsibility for initiating annexation
proposals shall rest with property owners, who will bear all
costs associated with the review, processing and evaluation
of such requests.
4. The Council reserves the right to propose annexations on
its own initiative, where it appears, based on the existence
of one or more of the following factors, that such action
will further the City's interests:
a. a favorable fiscal or economic impact;
b. evidence of unanimous (or near unanimous) support on
the part of affected property owners;
c. the opportunity to*eliminate unincorporated islands
and/or to make City boundaries more uniform.
5. Council action on annexation proposals, whether initiated
by property owners or by the City, shall not be taken unless
the following factors are considered:
Page 3
a. whether~the proposal represents an orderly ~xtension
of existing City boundaries; .-
b. whether annexation is timely from the etand~oint of
the City's residential growth management program;
c. the extent of difficulty likely to attend the
provision of urban services, either in the present or
in the foreseeable future;
d. the results of a fiscal impact analysis, preferably
undertaken on a co~munity planning area basis;
e. the extent of jurisdictional problems (involving other
governmental agencieS) that might be created.
6. The procedure to be followed on annexations shall be that
set forth in an appropriate Administrative Regulation.
254646
1981
Replaces Council Policy 600-1 --Annexations by City adopted
3/15/62; amended 6/11/70 and 3/9/72..
ESCONOIO0
POWAY
DEL MAR
I '~--"~-" SANTEE
OF SAN DIEGO
/
EL CAJON
LA MESA
LE GROVE
CORONADO
~'' NATIONAL CITY
·
EXISTING AND PROSPECTIVE /
CITY OF SAN DIEGO BOUNDARIES i.>''' ~,~,~..~.,~.~'
:HULA.~ " '"'
~ AREA 9F PROSPECTIVE ANNEXATION TO THE CITY OF SAN DIEG~
IMPERIAL BEACH'"""
NORTH \ -'~
EXHIBIT A
City Planning Commission page 8
Agenda Items for Meeting of March 10, 1982
3. PUBLIC HEARING: Consideration of an amendment to the Chula Vista
General Plan to change the designation of
approximately 4.8 sq. miles from "Agriculture and
Reserve," "Residential 1-3 DU/acre" and "Residential
4-12 DU/acre" to a series of urban desities as well as
commercial, industrial, parks, schools and public open
space in the area between Southwestern College Estates
and Otay Reservoirs - EastLake/Cadillac Fairview Homes
West
A. BACKGROUND
Cadillac Fairview Homes West, under the proposed amendment to the plan
diagram of the Land Use Element of the Chula Vista General Plan, has requested
that approximately 3,073 acres within the unincorporated territory of Janal
Ranch be redesignated from "Agriculture and Reserve" and "Low and Medium
Density Residential" to a broad range of urban land use categories.
B. ENVIRONMENTAL REVIEW
The Planning Commission held hearings on the EIR in late lgS1. The CEQA
findings and statement of overriding conditions are a later item on this
agenda.
C. RECOMMENDATION
1. Adopt a motion recommending that the City Council deny GPA-S1-3 for
the reasons set forth in paragraph E.3.a, entitled "Prematurity"
(pages 3 and 4).
2. Adopt a motion recommending that Council establish an 18 month
moratorium on amendments to the General Plan, prezoning applications
and other development proposals in the eastern territories as shown
on Exhibit "A".
D. PLANNING, ZONING AND LAND USE INFORMATION
1. The property in question consists largely of gently-sloping, dry-crop
agricultural land. Undeveloped grazing land is the predominant surrounding
land use. Upper and Lower Otay Lakes are adjacent to the property on the
east, and Southwestern College Estates is adjacent thereto on the west.
2. Most of the territory constituent to EastLake and adjoining large
holdings is designated "Agriculture and Reserve" on the plan diagram of the
Chula Vista General Plan. However, approximately 693 acres within the
northwesterly component of EastLake are designated "Low and Medium Density
Residential;" and, about 130 acres in the easterly part of the project area
are generally planned for "Parks and Public Open Space."
City Planning Commission page 9
Agenda Items for Meeting of March 10, 1982
E. DISCUSSION
1. Overview of EastLake
a. The EastLake Plan proposes the development of a partially self
contained settlement on approximately 3,100 acres of land to the east and
northeast of Southwestern College Estates. The plan calls for the ultimate
establishment of about ll,800 dwelling units, at a gross residential density
range of 6 to 30 dwelling units per acre; a 210-acre light industrial complex;
two office and administrative parks; two community commercial areas with an
aggregate area of 28 acres; seven schools; five parks; and, associated private
and public facilities.
b. EastLake, at ultimate growth, would accommodate approximately
30,000 residents, and would stretch from Southwestern College Estates to the
bluffs which overlook Upper and Lower Otay Lakes. According to the text of
the EastLake Plan, it is the intent of the land developers, Cadillac Fairview
Homes West, to devote 10% of the project's housing units to the residential
needs of low and moderate income households.
2. Beneficial Aspects of EastLake
a. EastLake, in general, represents sound internal planning. Its
land use, circulation, and public facilities arrangements manifest much
preplanning. EastLake reflects a substantial acceptance of the parameters and
criteria of good, overall site planning.
b. EastLake's development would partially meet the San Diego
Region's critical need for affordable housing. While such housing is normally
thought of as being especially appropriate in closer-in areas, EastLake is
exurban from the standpoint of distance from the older Chula Vista
settlements. Nevertheless, the EastLake area is reasonably close to downtown
San Diego as compared to many North County cities.
c. EastLake's impact upon the econon!y of Chula Vista and the
South Bay would be beneficial. The construction of nearly 12,000 housing
units, and the building of industrial and office parks would stimulate local
and subregional employment and trade. According to the Gobar Financial
Report, which did not consider capital costs to the City, the implementation
of the EastLake Plan would result in a positive cash flow to the City of
$600,000 per year by the end of Phase 2.
d. EastLake's location and terrain are conducive to urbanization.
This urbanization could take place on an incremental basis, under the aegis of
the County of San Diego, or could be preplanned in detail, and placed under
the jurisdiction of the City of Chula Vista. Cadillac Fairview Homes West has
elected to follow the latter course, and has thereby demonstrated its interest
in comprehensive planning.
City Planning Commission paqe l0
Agenda Items for Meeting of March 10, 1982
e. The developers of EastLake have consistently expressed an
interest in energy and water conservation, and have prompted such under their
submitted conceptual plans.
f. EastLake's development would al so be responsive to the physical
and economic opportunities which should result from the establishment of the
Second Border Crossing, scheduled for completion in September of 1983, and the
adoption and implementation of the City of San Diego's Otay Mesa East Plan.
EastJ_ake, for example, could provide some of the industrial space, mercantile
uses, and housing required by the increased trade and exchange generated at
the Border and on the Otay Mesa.
3. Concerns Relating to EastLake
a. Prematurity
l) At the present time the Chula Vista General Plan designates
most of the Bonita Miguel, Janal Ranch and United Enterprise properties as
"Agriculture and Reserve." In recognition of the probability of future
pressure to urbanize these areas, Council has authorized the hiring of a
Contract Planner to study the area. The Contract Planner has been hired and
is now actively pursuing this study. The study will lead to the preparation
of alternative proposals for the development and conservation of these
hinterland areas. Until such time as Council has reviewed the work of the
Contract Planner, considered alternatives and decided upon a development and
conservation pattern for the entire area, it is premature to approve a
development pattern for one portion of the area. Please see Exhibit B, which
overlays the boundaries of the project area of the EastLake Plan upon the map
of the urban pattern of the Central Chula Vista Community. This overlay
graphically depicts the magnitude of the project area. The'boundaries of the
Bonita-Miguel area would cover nearly the same area, while those of the lands
of the United Enterprises would consume nearly three times as much territory.
2) The adopted General Plan indicates that most of the Janal
Ranch should not be urbanized until after 1990. In its primary text and
conservation and open space elements, the General Plan indicates that the
"Agriculture and Reserve" areas should be preserved so as to foster compact
development and give shape and meaning to the urban form. In its population
projections for the San Diego metropolitan area and allocation of growth and
development to the various jurisdictions within the county, SANDAG has
determined that Chula Vista can accommodate its fair share of growth without
encroaching into the "Agriculture and Reserve" areas. Thus, it seems clear
that it is still possible to preserve Agriculture and Reserve areas for some
time and that we need not approve development proposals within the Agriculture
and Reserve area in order to accommodate our share of the growth of the
metropolitan area.
City Planning Commission Page ll
Agenda Items for Meeting of March 10, 1982
3) The City's Land Use and Zoning Analysis, published in July
1981 shows 1400 acres of vacant land in the PC zone and 547 acres of vacant
land in the various residential zones. If these "infill areas" were developed
at an average density of 5 DU/acre, 9700 additional dwelling units could be
accommodated. In addition, 141 acres are zoned R-3 but are developed with
single family homes. If these areas are redeveloped the average yield would
be increased from about 6 dwelling units to around 22 DU/acre. This
redevelopment could, conservatively, add an additional 2250 dwelling units.
The infill areas can thus accommodate a total of 11,950 dwelling units. At
2.5 persons/ DU, just under 30,000 persons can be accommodated. According to
SANDAG's population projections, Chula Vista's population will increase by
30,000 persons by about 1997. Thus, it appears that "infill areas" can
accommodate our projected growth for the next 15 years.
b. Streets~ Sewers, Schools and the Urban Form
Although the Planning Department is primarily concerned with the
prematurity aspects of the £astLake Plan, it also recognizes that the subject
proposal's circulation and facility-planning elements are significant, and
therefore provides an initial addressment of such aspects in the following
paragraphs.
l) Sewerage
Connection to the Metro System via gravity service from
each of the five basins involved is physically possible. However, in regard
to the Salt Creek basin the "connection" would be some ten miles in length.
Costs in terms of dollars, time and coordinative effort
would be large. The developer has proposed that a water reclamation facility
be considered as an alternative means of sewage disposal. He has additionally
proposed "temporary" diversion of sewage flows from three of the basins into
the Telegraph Canyon trunk sewer. Careful consideration must be given to both
the proposed independent sewage treatment and diversion issues. A temporary
diversion of flow to the Telegraph Canyon Basin should not be allowed to
forestall development of the lands tributary to that basin.
It must al so be noted that the Engineering Department has
carefully reviewed the EastLake Plan, and has found that the proposed
community would contain approximately 20% of the undeveloped territory of the
Chula Vista Planning Area, but would consume about 32% of its remaining Metro
System capacity rights.
(2) Streets
EastLake's off-site traffic circulation and traffic impact
is discussed at length in the project's Environmental Impact Report. For the
purposes of this analysis, it is sufficient to reiterate that the projected
traffic impacts from EastLake on roadways outside the proposed community have
City Planning Commission page 12
Agenda Items for Meeting of March 10, 1982
been found to be substantial, and would create the need for critical and
costly improvements to the involved subregion's circulation system. These
improvements, furthermore, could place enormous development pressures upon
adjacent lands which are presently vacant.
(3) Schools
Both the Chula Vista City School District and the
Sweetwater Union High School District have indicated that they are unable to
buy land and construct schools in the EastLake area. Accordingly, both
districts must look to the applicant to dedicate land and construct school
facilities at no cost to the districts. If State assistance is not
forthcoming, this places an enormous burden on the developer.
(4) Urban Form
It is the Planning Department's position that the approval
of the EastLake General Plan Amendment would adversely affect the urban
pattern of Chula Vista. The rationale for this position is discussed in the
following paragraphs.
The approval of the EastLake Plan would sanction the
urbanization of territory which lies beyond the several thousand vacant acres
constituent to the E1 Ranch del Rey, Bonita-Sunnyside, and Telegraph Canyon
communities. This approval, therefore, would tend to contravene the
provisions of the recently-adopted Chula Vista Growth Management Policy, which
calls for in-filling and compact settlement patterns.
Despite EastLake's effective internal planning, its overall
proposal represents the same sort of salient development (leapfrogging) and
urban sprawl which the City Council and the Planning Department vigorously
opposed in the case of the County's Bonita-Miguel Plan. Not only would
opposition to Bonita-Miguel, and support for EastLake tend to constitute
inconsistent city planning, but the approval of the latter could logically
lead to a renewed effort to procure approval for the former. In short, the
approval of the EastLake Plan could place the conservation of the Planning
Area's entire Eastern Greenbelt into a state of jeopardy. See Exhibit "C" for
a representation of the Chula Vista urban form upon the approval of the
EastLake development.
4. Growth Management Policy and EastLake
The Planning Department has evaluated the EastLake proposal against
the various provisions of the Growth Management Policy adopted by Council in
October of 1981. Several provisions of the policy can be construed as arguing
against the approval of EastLake. These are discussed more fully below.
Paragraph 5 under the "Statements of Policy" of the Growth Management
Policy and paragraph 2 under the "General Pattern of Development" part of the
Growth Management Policy seem to argue in favor of the approval of EastLake.
These paragraphs and the staff commentary on them are presented below:
page 13
City Planning Commission
Agenda Items for Meeting of March 10, 1982
"Statements of Policy
"5. All growth within the eastern and southeastern territories should be
self-supportable from the standpoint of public operational and capital
costs, and not place a significant ongoing burden upon th~ economic or
financial capacities of e~isting local governmental agencies (city,
schools, water districts)."
The above quoted paragraph from the "Statements of Policy" portion of the
Growth Management Policy supports the development of EastLake inasmuch as the
financial analysis portion of the E.I.R. predicted a positive cash flow to the
city resulting from the construction of the EastLake project. If the
developer is not able to provide schools to the satisfaction of the two school
districts, the evaluation of paragraph 5 is turned around, and becomes an
argument against the approval of EastLake.
"General Pattern of Development
"2. The foregoing commentary notwithstanding, those portions of the
eastern territory under the ownership of United Enterprises and Union Oil
Company which now carry the Agriculture and Reserve and Open Space
designations on the General Plan should remain so designated at the
present time."
The language of paragraph 2, above, specifically excludes the Janal Ranch,
thereby implying that the ranch is appropriate for development at the present
time.
Although the Department believes that EastLake is generally premature and
that its approval would therefore preclude the achievement of the Growth
Management Policy's General Objective No. 5, which calls for the
discouragement of "premature development," it specifically bases its position
upon EastLake's contravention of the following "Statements of Policy," and
"General Pattern of Development," as abstracted from the official text.
"Statements of Policy
"4. In-filling rather than peripheral development shall be
encouraged."
"General Pattern of Development
"l. It is the intent of this policy that lands develop in a general
pattern from west to east and that undeveloped lands be considered
ready for development if they are both substantially contiguous with
the city limits and with lands which already are developed."
Unquestionably, EastLake must be regarded as peripheral development, and
its approval probably would tend to slow down the pace of in-filling. With
respect to paragraph "l" above, it is the Planning Department's position that
City Planning Commission page 14
Agenda Items for Meeting of March 10, 1982
EastLake is not substantially contiguous with the city limits inasmuch as it
has only approximately 2600 feet of contiguity with the city border out of a
total perimeter of 93,000 feet.
Two other provisions of the Growth Management Policy seem also to be
compromised by the approval of EastLake. These are the paragraphs 6 and 7 of
the "Statements of Policy".
"6. The Planning Department shall study the Eastern and Southeastern
Territories on a continuing basis, and shall recommend those areas
and sites within the said territories which should be conserved as
open space, greenbelts and agricultural lands.
"7. The Planning Department shall explore the methods of procuring
open space and greenbelts, such as dedication, purchase of
development rights, clustering and large lot zoning."
The Planning Department is in its initial phase of studying the open
space, greenbelt, and agricultural needs of the Planning Area, and the
opportunity of retaining such within the 20,000 acres constituent to the
Eastern Territories. If the EastLake plan is approved, a commitment to
urbanize a large part of the acreage in question would be made. This
commitment would not only reduce the Department's ability to recommend areas
for conservation, but may substantially preclude the establishment of a band
of peripheral open space and commit other peripheral areas to an urban pattern
similar to that of EastLake.
F. CONCLUSION
The approval of the EastLake Plan could force the City to make premature
planning decisions. EastLake's development would consume a significant part
of Chula Vista's natural, beautiful open space, and provide a precedent for
the consumption of the balance thereof. This development could exchange
Chula Vista's well-ordered urban pattern for more salient growth and urban
sprawl.
Because of the lack of such facilities as streets, sewers and schools to
serve EastLake, any approval should carry with it conditions of approval which
the applicant may find to be burdensome. The timing of the provision of such
facilities and guarantees by the applicant for the construction of them will
be important so as to avoid partial construction and then termination of the
project by the developer prior to the construction of an important facility,
such as a high school. Those matters will be addressed further in the report
on the EastLake General Development Plan and application for P-C zoning.
WPC 00034
DL
LEGEND
~ SPACE
RESIDENTIAL
~ Med~umDe~y (4-12 I~J/AC) ~ Parks&pu~icOpeflSf~ace
CIRCULATION
~ H~ ~ly (13-26 ~/AC)
~ ~ H~ ~ (27-43 ~/AC) ~t~
C~L & I~1~
EastLake
City Planning Commissi -- ~
Agenda Items for Meetin~ of March 10, 1982 page 15
4.a. PUBLIC HEARING: Consideration of request to prezone approximately
4.8 square miles to P-C (Planned Community) and
approve General Development Plan -Cadillac
Fairview Homes West (Summary Report)
A. BACKGROUND
The proposed P-C zoning of the 3,073 acre EastLake project will allow for
the construction of ll,800 dwelling units divided into seven density types
ranging from single family detached estate housing to high density senior
citizen units. Although the exact mix of the units has not been determined,
Single family detached housing will be limited, with an emphasis on attached
housing allowing the development to achieve a density of nearly 7 dwelling
units per acre. Ten percent of the units will be committed to low and
moderate priced housing.
The project includes a 209 acre employment park area, 58 acres of office
and retail commercial, 26 acres of community facilities to accommodate
churches, fire stations and day care centers, etc,, two manmade lakes and
approximately 70 acres of park land to be interconnected by greenbelts.
Three, 5 to 7 year phasing programs are proposed to accommodate
approximately lO,O00 residents in each of three phases.
B. PLANNING CONCERNS
1. Density
The projected density of the EastLake residential area is considerably
higher than many other planned communities in Southern California. Even
peripheral areas possess areas equal to o~ ~reater than the "Watt" project now
ready for construction in Chula Vista at H Street adjacent to the 1-805
freeway. Commitment to the EastLake density on the subject site and adjacent
undeveloped property in the Chula Vista Planning Area could result in an
ultimate population of 300,000 or more in the City of Chula Vista. Making a
commitment to a 20 year urbanization pattern for the eastern area forecloses
many of the land use options now being studied by the City's Contract Planner.
2. Planning Boundaries
Planning for capital facilities--for example, schools, sewer, drainage,
traffic, fire protection, water and land use planning--extend beyond ownership
lines. The applicant has provided planning beyond those lines in varying
degrees; however, significant and numerous unanswered questions remain; such
as, what feasible method of financing can be used to construct the major
City Planning Commission page 16
Agenda Items for Meeting of March 10, 1982
north/south corridor including its extension across Bonita Valley to connect
with State Route 54; what land use commitments are made to properties abutting
EastLake with the approval of the EastLake plan; how does the commitment to
the sewage treatment plant in the EastLake area fit into the overall sewer
plan for the Chula Vista Planning Area; and, can schools be adequately planned
and financed for the EastLake area without making a commitment for the
development and the density of adjacent areas lying to the north, south and
west of EastLake.
3. Parks/Recreation and Open Space
Approximately lO to 15 percent of the projected 715 acres of open space
planned for EastLake can be considered usable. The 70+ acres of community and
neighborhood parks will be interconnected by a greenbelt pedestrian/bicycle
system. Thus, the majority of open space should be considered as visual and
passive. The applicant has proposed to establish a master home owners
association which would be responsible for the maintenance of all open space
areas with the exception of the 30 acre community park which would be
maintained by the City of Chula Vista. Each home owner would be assessed for
the maintenance of the area, which would include specialized recreational
facilities, such as, tennis courts and swimming pools.
The plan calls for five neighborhood parks which would be planned in
conjunction with each of the proposed elementary schools. The Director of
Parks and Recreation has recommended that the 30 acre community park be
relocated from the area shown on the EastLake General Development Plan
(southeast corner of the Route 125 corridor and Otay Lakes Road) to an area on
the periphery of the industrial area.
4. Major Capital Facility Costs
Aside from major onsite and offsite street, sewer and drainage
construction, as well as elementary and high school facility construction, the
staff is recommending the following additional requirements:
Operation,
Equipment and incl. salaries
Facility Construction Costs for 1 year Total
Fire ~370,000 $280,000 $650,000
Police 8,000 157,000 165,000
Library 460,000 (lease) lO0,O00 560,000
Transit 250,000 (buses) 250,000 (4 year 500,000
subsidy)
City Planning Commission Page 17
Agenda Items for Meeting of March 10, 1982
5. Schools
Five elementary, one junior high and one high school are shown on the
EastLake plan. Both school districts have responded to the plan indicating
that the number of schools is inadequate based on the district's school
generation figures. The elementary district has indicated that seven school
sites should be shown instead of five; the high school district has indicated
that two high schools and three junior high schools may be required. The
district has further indicated that the proposed high school located near the
extreme east end of the project is at the edge of its service area and,
therefore, has requested that the site be relocated to the westerly side of
the EastLake project. Both districts have indicated that the developer should
be responsible for site acquisition and'the construction of the school
buildings as they have no funds for such acquisition and construction.
The developer has made proposals to both districts asking for the
development of schools on smaller sites patterned after schools developed in
the Irvine area. Their proposal calls for the location of the core facility
of the elementary school buildings on a 2 acre site while combining the play
activities with the neighborhood park on the remaining 8 acres. They propose
that the high school be built on a 25 acre site, as opposed to the more
traditional 45-50 acres now utilized by the district. Neither of the
districts has endorsed this arrangement.
The prematurity of the EastLake proposal is illustrated in microcosm by
the difficulty it causes in planning for junior high schools and high
schools. Because of their large service areas {as compared with elementary
schools) it may well be that one or more junior high school and high school
should be located just outside of the EastLake area in order to best serve the
total area. However, the City has not studied those areas and the City
Council has not adopted general patterns for the location of roads, densities,
commercial and perhaps industrial land uses for the area. Accordingly, the
high school district has nothing to use as a basis for planning their
facilities. That being the case, the district feels compelled to protect its
interest by requiring up to two high schools and three junior high schools
within the EastLake development (see February 17, 1982 letter from
Superintendent Padelford of the Sweetwater Union High School District).
6. Water
The San Diego region can anticipate a reduction in water availability with
the completion of the Central Arizona Water Project in 1985. The possibility
of acquiring additional water through the construction of the peripheral canal
City Planning Commission Page 18
Agenda Items for Meeting of March 10, 1982
is beyond the control of this developer. However, the EastLake plan includes
a program requiring low water use fixtures, efficient irrigation systems, and
a water recycling program. It is proposed to use effluent from the proposed
sewage treatment plan to irrigate the open space areas.
7. Sewage
The EastJ_ake site includes portions of five gravity basins; Long Canyon,
Proctor Valley, Telegraph Canyon, Poggi Canyon and Salt Creek. Three of those
basins (Long, Proctor, Telegraph) can be connected by gravity sewer to
adequate downstream sewer facilities at relatively moderate expense. The
Poggi and Salt Creek basins could be tied to existing facilities located some
8 or l0 miles distant, but such construction would involve relatively large
expense.
Temporary diversions of sewage flow from the Long, Proctor and Poggi
Canyons into the Telegraph Canyon facility are being proposed. Because much
of its basin is undeveloped, the Telegraph Canyon Trunk is capable of
receiving such diverted flows ON A STRICTLY TEMPORARY basis. One essential
condition of approval by the City would be assurance that the necessary
gravity sewers would be constructed in a timely fashion so as to ultimately
eliminate any temporary diversions.
Under consideration for the Poggi and Salt Creek areas of EastLake is a
sewage treatment plant to be built on or near the site. Reclaimed water from
the plant would provide two major benefits: l) reduction in quantity of water
required by the EastJ_ake development, and 2) reduction in Chula Vista loading
upon the Metro Sewage System. Under current proven technology such
reclamation would probably prove to be more expensive than construction and
operation of a gravity connection to the Metro System. However, much research
is taking place relative to water reclamation and it is possible, if not
probable, that less expensive systems of water reclamation will be available
by the time that the Salt Creek portion of the EastLake is to be developed.
8. Streets and Highways
The EastLake development will have a progressively heavier impact on the
street system as development of the various phases occurs. Staff has outlined
the street needs engendered by the overall EastLake development. Primary
items of concern are: the north-south transportation corridor, Telegraph
Canyon Road, East "H" Street and 1-805 interchange modifications. The extent
and nature of streets and highways to be provided by the developer should be
City Planning Commission page 19
Agenda Items for Meeting of March 10, 1982
such that the cumulative EastLake development at any stage is afforded safe
and convenient access. Costs are to be distributed in the most equitable
manner possible through utilization of the assessment process, City
participation, and reimbursement.
Prior to approval of any specific development within EastLake, the
developer is to submit a master public works facilities plan, a conceptual
financing plan and schedule for the total EastLake project.
Specific offsite street improvement conditions for each phase will be
determined by the City as each phase is ready for development. A specific
financing plan for improvements related to each phase is to be submitted by
the developer.
C. CONCLUSIONS
1. Density
The emphasis on higher density residential development within the EastLake
community is predicated upon the realistic belief that such densities are
required to produce housing that will be affordable over a 20 year period.
That belief may be valid but it raises policy questions which should be
addressed by the Planning Commission and the City Council. These questions
relate to the type of form and texture appropriate for this fairly remote
portion of the Chula Vista Planning Area. The form contemplated by the
applicant's plan would probably be similar to the type of development now
occurring in the vicinity of University Town Center. If that type of
development is found to be acceptable to the Planning Commission and City
Council in the subject location, it should be developed in a fashion which
would characterize the EastLake community as a new town. That is, the new
town should be separated from adjacent areas by broad bands of permanent open
space and the attached housing within the development should have broad
interstitial open space areas so that even though the areas actually devoted
to buildings and parking may be intensely developed, the overall effect is
spacious and open.
2. Staff Plan
While much of the EastLake plan is based on sound planning principals, it
is noted earlier in this summary that the density is significantly higher than
other planned communities in the Southern California area. As a result, the
Planning Department developed a plan which reflects much of the land
utilization and circulation pattern established for EastLake but applied
density patterns mere in keeping with traditional Southern California
development patterns. The staff plan would allow the area to develop with
City Planning Commission page 20
Agenda Items for Meeting of March lO, 1982
7500 dwelling units'which, based on the current generation figures used by
both school districts, would allOW the five elementary schools to accommodate
approximately 650 students, with 1800 in the junior high and 1800 in the high
school. Since the maximum student design for a junior high school is
presently 1500 students, approximately 300 students would have to be
accommodated offsite if the generation figures hold true.
3. Need for Major North/South Roadway
There is much uncertaintly on the part of the staff concerning the ability
of the developer to complete the necessary north/south transportation corridor
as well as modifications to the 1-805 interchange. If density commitments in
the EastLake area are also applied on adjacent vacant areas, the entire
transportation network will be severely impacted.
4. Sewage Treatment Plant
The proposed construction of the water reclamation plant represents a
progressive step in the utilization of our water resources. The construction
of such systems on a project-by-project basis and its effect on the city's
commitment to the metro sewer system should be thoroughly evaluated before
making such a commitment.
5. Provisions of other facilities
With the advent of Proposition 13, the City is severely limited in its
ability to fund major capital expenses. It is therefore important for a
proposed developer of a new town, such as EastLake, to commit to the provision
of fire, police, transit and library systems as outlined in Section B.4 of
this report.
D. ALTERNATE COURSES OF ACTION
In addition to the primary recommendation for denial and Planning
Commission has five possible courses of action:
1. Approval of the !l,800 EastLake plan as submitted.
2. Approval of the EastLake density and land use modifications such as;
the relocation of the high school, reservation of right-of-way for the Route
125 expansion, and limited development of the area east of the San Diego/Otay
water line.
City Planning Commission page 21
Agenda Items for Meeting of March 10, 1982
3. Approval of Phase I of the EastLake plan limiting dev.elopment to the
area north of Otay Lakes Road to retain future development options on the
remaining area. This option will allow the City's contract planner to
complete his studies and recommendations without having a commitment for
development bisecting the eastern planning area.
4. Referral of the plan back to the developer to revise his plan in
accordance with the staff's suggested density plan.
5. Referral of the plan back to the developer for revision in accordance
with the staff's suggested density plan with approval of Phase I area only
lying north of Telegraph Canyon Road.
E. RECOMICi~NDATIONS
The following recommendations are listed in order of preference for the
EastLake project:
1. Deny the request for P-C zoning on the basis of nonconformance with
the General Plan. (This would be applicable only if the Planning Commission
recommends denial of the General Plan Amendment.)
2. Given conceptual approval of Phase I only of the staff plan and refer
it back to the applicant with the direction to work with staff on a plan to be
brought back for Planning Commission and City Council approval with
appropriate conditions.
3. Give conceptual approval of the staff plan, allowing for a holding
capacity of approximately 7500 dwelling units and refer the plan back to the
applicant with direction to work with the staff on a plan to be brought back
for planning commission and City Council approval with appropriate conditions.
4. Appove the EastLake density with land use modifications based upon
the staff plan, i.e., relocation of the high school, reservation of the
right-of-way for Highway 125, limitation of development to the area east of
the San Diego Otay Water Line, etc.
5. Approve Phase I of the EastLake development of the ll,800 dwelling
unit plan, limiting development to the area north of Telegraph Canyon Road; or
6. Approve Planned Community zoning and the general development plan for
approximately ll,800 dwelling units, subject to the conditions of approval
listed in Section I of the main report.
WPC 0057P
FIGURE
General Development Plan
LEGEND
t5 du~/,~c.
3.0
I
ao I
Sweetwater Union High School District
February 17, 1982
Mr. D. J. Peterson
Director of Planning
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 92010
Dear Mr. Peterson:
As a follow-up to the meeting with our board of trustees on January 21 and your
letter of December 31 relating to that meeting, this letter is intended to serve
as an update of the district's position relative to the proposed EastLake planned
community.
As you know, Cadillac Fairview Homes West has retained Institutional Management
Consultants (IMC) to assist both the developer and the school district in resolving
the educational facility needs which will result from the development project. It
is our understanding that IMC proposes to suggest the process whereby the number
and type of educational facilities for the EastLake attendance area could be deter-
mined. In addition, IMC proposes to suggest a process by which our district could
be assured that funds would be available to construct those educational facilities
when needed.
A part of the study by IMC will include demographic data provided by SANDAG rela-
tive to residential development east of 1-805 with particular emphasis on the
EastLake project. Unfortunately, because of logistics problems SANDAG has been
unable to provide IMC with the necessary data as of this date which would allow
us to continue our review of our future'facility requirements for the EastLake
development. However, a meeting with IMC has been scheduled for February 24 at
which time we assume that the demographic data from SANDAG will be available.
Even so, as we have p~eviously indicated in letters to Mr. Doug Reid, Environ-
mental Review Coordinator, the number of schools as well as their proposed loca-
tions which are currently included in the general development plan for EastLake
are not adequate to serve the development.
While we recognize the importance of making a decision as soon as possible regard-
ing the number and location of school sites, that decision cannot be resolved
perhaps with the expediency the City desires until additional data is available.
Compounding the problem is the fact that we do not believe that a final determin-
ation has been made relative to the density of dwelling units within the EastLake
area. If, for example, the EastLake plan as proposed by Cadillac Fairview were
D. J. Peterson -2- February 17, 1982
to include ll,800 dwelling units, we do not believe that a single junior high
school and a single high school would be sufficient to serve our needs. Based
on our current enrollment projections and school loading standards, we would sug-
gest that at least two high schools and perhaps three junior high schools should
be planned for the EastLake area.
On the other hand, if a lower density plan were to be approved by the Chula Vista
City Council, our requirements would be reduced accordingly. Even so, if a lower
density plan would generate approximately 2,000 junior high students and 2,000
senior high students, we do not feel that one junior high and one senior high
would be adequate to meet our educational/enrollment standards in relationship to
the standards we currently maintain.
It is also important to emphasize that whatever decisions are reached relative to
the number and location of school facilities, the developer, the City, and our
district should provide through some type of agreement for an annual review of the
specific development plan as a means of determining that the number and location
of school sites are still appropriate.
Equally important, as we have indicated in previous discussions, our district does
not have funds available at the present time to purchase sites, construct new
schools, or expand existing facilities. Because of this fact, our board concurs
that adequate land for the necessary school sites will have to be made available
through whatever means by the developer. In addition, we feel that developer
assistance may be necessary to finance the construction of new schools for the
EastLake community in the event that capital outlay monies are not made available
from State sources. We believe that to a very large degree these two factors will
influence any decisions relative to the number and location of school facilities.
We do not feel that these two key issues have sufficiently been addressed between
the developer and our district so that a determination can be made which will
satisfy the district's responsibility to provide school facilities in sufficient
number to ensure a quality education for its present and future students.
As indicated above, we will be meeting with IMC on February 24 to review the data
provided by SANDAG. Depending on the information provided at that meeting, we
may be better prepared for further discussions with our board in attempting to
resolve the issue of school facilities for EastLake planned community.
Sincerely,
William B. Padelford
District Superintendent
WBP:aw
City Planning Commission Page 4
Agenda Items for Meeting of May 19, 1982
3.b. Consideration of Candidate CEQA Findings on the Proposed EastLake
Planned Community
A. BACKGROUND
1. At the March 24, 1982 Planning Commission meeting the applicant
on the EastLake project submitted a proposed set of Candidate C£QA
Findings. These were substantially different from those which had been
prepared by city staff and Westec Services. During the interim staff
has been working with representatives of Cadillac Fairview and has
developed the attached revised Candidate CEQA Findings.
2. The major difference between these findings and the ones
accompanying the March 10 staff report is the amount of cross reference
from the findings to the EIR, technical reports and other testimony which
has been received by the Planning Commission.
3. Also attached is the staff report from the March 10 meeting which
summarizes the CEQA Findings.
B. RECOMMENDATION
If the Planning Commission certifies EIR-81-3 and makes a recommendation
to the City Council regarding the project, it is recommended that
Section B of the March 10, 1982 staff report be adopted.
Rev1 sed
4/11/82
THE PLANNED COMMUNITY OF EASTLAKE
EIR 81-03
CANDIDATE CEQA FINDINGS
(California Public Resource Code Sec. 21081)
(California Administrative Code Sec. 15088)
BACKGROUND
It is the policy o~f the State of California and the City of Chula Vista
that the City shall noi approve a project if it would result in a significant
environmental impact if it is feasi~e to avoid or substantially lessen that
effect. Only when there are specific economic, social or technical reasons
which make it infeasible to mitigate an impact, can a project with significant
impact he approved.
Therefore, when an EIR has been completed which identifies one or more
significant environmental impacts, one of the following findings must be made:
1. Changes or alternatives have been required of, or incorporated into
the project which mitigate or avoid the significant environmental
effects identified in the final EIR, or
2. Such changes or alternatives are within the responsibility and
jurisdiction of another public agency and not the agency making the
finding. Such changes have been adopted by such other agency or can
and should be adopted by such other agency, or
3. Specific economic, social or other considerations make infeasible the
mitigation measures or project alternatives identified in the final
EIR.
PROJECT DESCRIPTION
The proposed EastLake project is located on 3073 acres in the eastern
portion of the Chula Vista Planning Area in a presently unincorporated portion
of San Diego County. The site is located immediately east of the Upper and
Lower Otay Lakes and is bisected on an east/west route by Otey Lakes Road.
The project area is approximately 5 miles east of 1-805, and is adjacent to
the existing City of Chula Vista corporate boundary along a portion of the
site's northwestern subcommunity. The EastLake project as proposed includes
an amendment to the land use and circulation elements of the General Plan,
prezoning to Planned Community (PC), adoption of a General Development Plan
and a phasing schedule. If these actions are approved, a request for
annexation of the site to Chula Vista would be made to LAFCO.
The project, as currently proposed, would include a mixture of
residential, industrial, commercial, office, community and educational, and
open space land uses. A maximum of 11,450 dwelling units on 1711.9 acres
(55.7 percent) of the site would be allowed. There would be seven residential
density ranges with an average net density of 6.69 units per acre. The
remaining acreage would be designated as follows:
Land Use Acreage
Employment Park 254.0
Office 30.3
Commercial 31.8
Schools 120.2
Open Space/Recreation 701.1
Circulation System 217.7
Total Non-residential ~
The total development of EastLake is anticipated to occur over a 16 to 20
year period in six major phases. Future discretionary actions by the City
would include the consideration of Sectional Area Plans, tentative subdivision
maps and precise plans.
EFFECTS FOUND TO BE INSIGNIFICANT
The final EIR for the EastLake GPA and prezone to Planned Community (PC)
concluded that the project would not have any significant adverse impacts in
the following areas:*
Ener~ (3.9)
Parks and Recreation Facilities (3.10)
Miscellaneous Utilities and Services (3.12)
Biological Resources (3.13)
Groundwater (3.17)
Mineral Resources (3.19)
Water Quality (3.20)
Population Factors (3.22.1)
Housing Factors (3.22.2)
Emplo~q~ent Factors (3.22.3)
Fiscal Effects (3.22.4)
*NOTE: The numbers in parentheses refer to the section number in the EIR
where the issue is discussed.
-2-
EFFECTS FOUND TO BE MITIGABLE TO INSIGNIFICANT
1. Land Use (3.1)
Implementation of the proposed GPA and General Development Plan would
significantly change the types of land uses allowed on the project site from
agriculture-open space character to an urban community of substantial
intensity. Except for a potential visual conflict with the adjacent Otay
Lakes recreational area no significant land use conflicts will occur either
within the project or with other adjacent uses. On-going land use and
development regulations will assure that no significant impact will result.
Prior to approval of the sectional area plan adjacent to the Otay Lakes a
supplemental evaluation will be undertaken to determine the impact.
Mitigation of the potential impact to a level of insignificance could require
the development to occur outside of the lake's viewshed, at a much lower
density or special design considerations implemented.
T~e project will introduce an urban development into a currently rural
setting, and will involve the extension of roads, sewage facilities and
community services. Development will vary substantially from the density
assumptions used for Series V population projections, and could affect the
timing, type and location of growth of adjacent parcels. The significant
growth inducing effects of this project can only be mitigated to
insignificance with the "no project," "intensive agriculture," or "partial
development" alternative. {Alternatives 5.1, 5.2 and 5.5, respectively, in
the EIR. )
.Findings
A. The EastLake community has been designed to reduce land use
conflicts. In addition, changes have been incorporated into the
project which will mitigate or avoid all significant effects.
l) The plans and conditions of approval for the EastLake community
incorporate land use features intended to create a balanced
community in terms of land use, transportation, and socio-
economic considerations. The General Development Plan
determined sites for the various land uses based on factors of
accessibility, site suitability, relationships with surrounding
land uses, phasing considerations, and visibility.
2) The activity corridor, containing industrial, commercial, and
business areas; community facilities; and open space, was
designed to separate individual neighborhoods while providing
convenient public access to those facilities and maintaining a
community structure.
3) Revisions have been made in the Development Plan in order to
respond to some concerns raised by the City staff. These
revisions include relocation of the community park, relocation
of the proposed high school site, and reconfiguration of the
industrial area.
-3-
4) EastLake, although not totally self-supporting, will be more
self-contained than a purely residential development in the same
area, since the development plan includes establishment of
recreational, employment, entertainment, and shopping
opportunities within the community.
5) As Section Area Plans are developed for each portion of the
property, as required by the Planned Community District
Regulations, specific project plans will be evaluated to assure
that adjacent land uses are compatible.
6) The makeview and Northshores areas overlooking the Otay Lakes
are scheduled for development in Phases 4 and 5. Specific
densities, site design features, and architectural
characteristics will be analyzed as part of the SPA to assure
that development of these areas fully mitigates any potential
confltcts.
7) In order to reduce pressures for development of adjacent areas,
public facilities will not be developed or installed
prematurely. Major public improvements including roadways will
be phased in accordance with actual development needs.
B. All significant internal and external land use conflicts have been
reduced to a level of insignificance by virtue of mitigation measures
identified in the General Development Plan, Planned Community
District Regulations and conditions of approval. The growth inducing
impacts of the project can only be mitigated by implementation of
project alternatives which are economically infeasible (Ref.
EIR-SI-03, Vol. 2, Pages 88-94) under existing cost and marketing
conditions. (Ref. Sec. 18)
2. Transportation and Circulation (3.3)
The EastLake project at full implementation would contribute 16-18% of the
regional traffic within the traffic study area. On a cumulative basis,
project traffic combined with regional non-project traffic creates substantial
circulation demands and will require several significant improvements in the
overall circulation system of the traffic study area. Traffic impacts on
roadways outside the EastLake Planned Community will result if adequate
improvements are not implemented.
Findings
A. Changes and other measures have been included in the project or are
otherwise being implemented which mitigate this significant
environmental effect, in that:
-4-
1) The General Development Plan for EastLake contains a full range
of land uses and community facilities providing employment,
shopping, entertainment, and recreation opportunities within the
community. This will serve to reduce the number of external or
regional trips.
2) The Planned Community District Regulations and Conditions of
Approval require that the developer shall provide all public
works facilities necessary to support and protect the cumulative
development at each successive phase. The City shall determine
the specific nature and extent of public works improvements at
each phase. Such determinations shall be made concurrent with
and as conditions of approval of each phase of development. The
developer shall be responsible for preparing a master plan and
funding program for each phase.
3) The Final EIR and Conditions of Approval provide for specific
and detailed analysis of transportation needs and improvements
for each phase, and identify the probably minimum roadway
improvement requirements. Table 3-2A in the Final EIR
identifies the necessity for:
a) The North-South Transporation Corridor (previously SR-125)
b) Telegraph Canyon Road/Otay Lakes Road East
c) Rutgers Avenue
. d) East H Street
4) The General Development Plan and Conditions provide for trail
systems, park-and-ride facilities, and private employer
transportation programs.
5) The planned community district regulations for EastLake (page
IV-7, para. 14) requires that a new traffic analysis be prepared
for each SPA plan. Also a master public facilities plan
requirement has been included in the EastLake district
regulations (Sec. IV.D.12, page IV-6 and IV.D.13, on page IV-7).
B. All significant environmental effects that can feasibly be avoided
have been eliminated or substantially lessened by virtue of
mitigation measures identified in the Final EIR and incorporated into
the project as Set forth above.
3. Sewer Services (3.4)
Development of the proposed project will require extensive construction of
both on and offsite sewer lines and/or separate sewage treatment facilities to
adequately serve the project area. A portion of the first phase of
development has some allotted capacity in the existing Telegraph Canyon trunk
line and pumping into the existing line for additional development may be
permitted on a short-term basis. Flows above allotted capacity would be
significant if permanent, long-term disposal solutions are not provided.
Construction of adequate sewage facilities (new lines or onsite reclamation
plant) will have to be phased with project development to assure that no
significant impacts result. A specific plan for providing the required
facilities will be prepared prior to approval of each sectional area plan.
Additional flows entering the METRO system will be evaluated on an ongoing
basis because the Point Loma Treatment facility is presently operating over
design capacity but the City of San Diego is committed to funding and
scheduling of expansion.
Findings
A. Changes and other measures have been included in the project or are
otherwise being implemented which mitigate this significant
environmental effect, in that:
l) EastLake is proposed to be phased over a 20-year period.
2) The Planned Community District regulations and Conditions of
Approval provide that the developer shall provide all public
works facilities necessary to support and protect the cumulative
development at each successive phase. The City shall determine
the specific 'nature and extent of public works improvements at
each phase. Such determinations shall be made concurrent with
and as conditions of approval of each phase of development. The
developer shall be responsible for preparing a Master Plan and
funding program for each phase.
3) The Planned Community District Regulations and Conditions of
Approval provide for full sewer service and ensure that no
development will occur until adequate facilities have been
installed. Specifically, these conditions require:
a) That the developer shall provide an enforceable agreement
secured by appropriate financed guarantees ensuring
construction of permanent sewage facilities prior to
diverting flow into the Telegraph Canyon line.
b) That the developer shall monitor flows in the Telegraph
Canyon line.
c) That no development occur in the Salt Creek Basin until a
reclamation system has been approved and installed or until
adequate connections to the Metro system are in place.
B. Certain public facilities required to mitigate the significant effect
are within the responsibility and jurisdiction of another public
agency and not the City of Chula Vista. The other agency is pursuing
the necessary improvements and should complete them in a timely
manner.
-6-
1) On a regional basis, the City of Chula Vista holds sufficient
surplus capacity within the San Diego Metropolitan Sewer System
(Metro) to accommodate the projected demand from EastLake.
However, the existing Metro facility at Point Loma will need to
be expanded to actually provide treatment capacity.
2) The City of Sen Diego is pursuing the necessary EPA permits and
has received preliminary approval.
3) The City of San Diego is attempting to obtain funding for the
necessary improvements through the Federal Clean Water Act.
C. All significant effects have been eliminated by virtue of mitigation
measures identified in the Final EIR and incorporated into the
project as set forth above.
4. Water Availability (3.5)
Development of EastLeke as proposed would constitute an incremental
increase in the volume of water now being consumed in the region. The County
Water Authority and the Otay Water District indicate that there will be no
significant impact on the local level. Regional and state-wide water supplies
may be affected by the Central Arizona Water Project and the California Water
Project.
Findings
A. Changes and other measures have been included in the project or are
otherwise being implemented which mitigate the environmental affect,
in that:
l) EastLake is proposed to be phased over a 20-year period.
2) The Planned Community District Regulations and Conditions of
Approval provide that the developer shall provide all public
works facilities necessary to support and protect the cumulative
development at each successive phase. The City shall determine
the specific nature and extent of public works improvements at
each phase, Such determinations shall be made concurrent with
and as conditions of approval of each phase of development. The
developer shall be responsible for preparing a Master Plan and
funding program for each phase.
3) Conditions of Approval require that a dual water system be
constructed in each phase to ensure maximum use of reclaimed
water.
4) At more detailed levels of planning, specific water conservation
measures will be incorporated into the project.
-7-
B. Cemtain public facilities required to ensure an adequate long-term
water supply for Southern California are within the responsibility
and jurisdiction of other public agencies and not the City of
Chula Vista. Such other agencies are providing and should continue
to provide adequate facilities.
C. All significant effects have been eliminated by virtue of mitigation
measures identified in the Final EIR and incorporated into the
project as set forth above.
5. Schools (3.6)
Development of the project will add students who would create a need for
additional school facilities within the project area. Full project
development is anticipated to generate 4000-5000 elementary school students
(750 during phase l) and 5900 junior and senior high school students (925
during phase l) which would significantly impact existing facilities. The
provision of adequate schools to serve the project development, phased with
need, would mitigate this impact.
Findings
A. Changes and other measures have been included in the project or are
otherwise being implemented which mitigate this environmental effect,
in that:
l) The General Development Plan for EastLake makes provisions for
school sites to be provided within the community.
2) The Planned Community District Regulations require that "Prior
to, or concurrent with, the first SPA plan the developer,
working in concert with the Sweetwater Union High School
District and the Chula Vista Elementary School District, shall
submit a preliminary Master Plan of the school facilities for
EastLake. The approval of any SPA plan shall be based upon the
degree to which this Master Plan is acceptable to the school
districts and provides assurance that the school facilities
necessary to serve the proposed development will be available
when needed."
3) The General Development Plan has been modified to include two
additional potential elementary school site (for a total of
seven).
4) The high school site has been relocated to a more central
location.
-8-
B. All significant effects have been eliminated by virtue of mitigation
measures identified in the Final EIR and incorporated into the
project as set forth above.
6. Police Protection (3.7)
Short-term impacts could occur during the initial phase of project
development due to emergency response time below that preferred by the Police
Department. This impact will be eliminated as additional staff and equipment
are provided to meet project area demands. The developer will provide
equipment and funding as set forth in the recommended conditions of approval.
Findings
A. Changes and other measures have been required in the project or will
otherwise be implemented which mitigate this environmental effect, in
that:
l) EastLake is proposed to be phased over a 20-year period.
2) EastLake is projected to result in a surplus annual net revenue
of $125-250,000 at the end of Phase ! and $200-600,000 at
completion. This includes the cost of providing increased
police service.
3) The City of Chula Vista will be able to provide additional
police personnel and equipment as needed to ensure that adequate
police service is available.
4) As part of the public facilities plan and implementation plan
required by the Planned Community Regulations, a program for
development of the station and provision of necessary equipment
and other start-up costs will be developed.
B. All significant effects have been eliminated by virtue of mitigation
measures identified in the Final EIR and incorporated into the
project as set forth below.
7. Fire Protection (3.8)
The proposed development will create an incremental increase in demand for
fire protection. The Chula Vista Fire Department does not anticipate problems
in serving the newly-developed area, provided that City standards regarding a
water supply system wi th adequate pressure, fire hydrants and street widths
are followed. However, a short-term impact on the department's ability to
provide adequate service may result due to increased response times from
existing stations.
-g-
Findings
A. Changes and other measures have been included in the project or will
otherwise be implemented which mitigate this environmental effect, in
that:
l) EastLake is proposed to be phased over a 20-year period.
2) The General Development Plan identifies a site for a new fire
station within Phase I of the development.
3) As part of the public facilities plan and implementation plan
required by the Planned Community Regulations, a program for
development of the station and provision of necessary equipment
and other start-up costs will be developed.
B. All significant effects have been eliminated by virtue of mitigation
measures identified in the Final EIR and incorporated into the
project as set forth above.
8. Library Services (3.11)
Development of the project will create an increase in demand for library
services. Due to the size of the project and distance from the central
library, a significant impact would result.
Findings
A. Changes and other measures have been included in the project or will
otherwise be implemented which mitigate this environmental effect, in
that:
l) EastLake is proposed to be phased over a 20-year period.
2) The General Development Plan identifies a site for a new library
within Phase I of the development.
3) As part of the public facilities plan and implementation plan
required by the Planned Community Regulations, a program for
development of the library, provision of necessary equipment and
other start-up costs will be developed.
B. All significant effects have been eliminated by virtue of mitigation
measures identified in the Final EIR and incorporated into the
project as set forth above.
-10-
g. Visual Resources/Landform Alteration (3.14)
The proposed project would substantially alter the visual character of the
site from a rural, agricultural setting to a more intense urban planned
community. The degree of significance associated wi th this change is
dependent upon final project design and the subjective decision of the
viewer. Site-specific visual impacts cannot be determined at this time, but
should be addressed during subsequent project review.
Findings
A. Changes and other measures have been incorporated in the project or
will otherwise be implemented which mi ti gate this envirenmental
effect, in that:
l) The General Development Plan indicates significant areas of open
space:
a) in the natural canyon areas and steep topography in the
northwest and southeast sections of the plan;
b) adjacent to Otay Lakes;
c) adjacent to major arterial highways; and
d) within the development areas of the project.
2) The Planned Conmmnity District Regulations contain extensive
plan review requirements including provisions for both Sectional
Development Plan review and Site Plan and architectural roview.
3) The Sectional Development Plan review will include in part:
a) Site Utilization Plan
b) General Landscape Plan
c) Grading Plan
d) Signing program
e) Recreation, open space, and trails plan
f) Conceptual lighting program
g) Community fencing plan
h) Design concepts
4) The Site Plan architectural review will include in part:
a) Site plans
b) Floor plans
c) Elevations
-ll-
5) The Planned Community District Regulations contain special
grading standards to ensure that all graded areas will blend
with natural landform characteristics and will otherwise provide
a pleasing visual appearance.
6) The Planned Community District Regultions contain special scenic
highway standards to ensure that the proposed project will
conform to the standards of the Scenic Highways element of the
General Plan.
7) The Planned Community District Regulations require a special
study of the Salt Creek area to ensure that the flood control
program is compatible with the high scenic and open space values
of this area.
8) Development proposed within the viewshed of the Otay Lakes will
be carefully viewed at the SPA stage to eliminate any possible
significant impacts. Special attention will be paid to the
setting, location, density, height, and materials of all
structures and the overall grading and landscape design for the
a~ea.
B. All significant effects which can feasibly be avoided have been
eliminated or substantially lessened by virtue of the mitigation
measures identified in the Final EIR and changes which have been
incorporated into the project as set forth above.
10. Geology (3.15)
The presence of two possible fault traces, several ancient landslides and
possible landslide features will require further investigation in more
detailed studies. A complete geotechnical investigation will be conducted for
each sectional planning area and all of the conclusions and recommendations of
the investigation will be incorporated into the land use plan and the
engineering and architectural design of the project.
Findings
A. Changes and other measures have been included in the project or are
otherwise being implemented which mitigate this environmental effect
in that:
1) A preliminary subsurface soil and engineering geology
investigation will be conducted in conjunction with the
preparation of Site Development Plans and conceptual grading
plans. Particular attention will be paid to those areas
identified as geologic study zones in the Planning Factors
Exhibit.
-12-
2) A final soils and geological investigation will be prepared in
conjunction with final grading plans and structural and
foundation design.
B. All significant effects can be eliminated by virtue of mitigation
measures identified in the Final EIR and changes incorporated into
the project as set forth above.
ll. Soils (3.16)
Portions of the project site contain areas with highly expansive soils.
Detailed soils analyses completed as part of the geotechnical studies for
Sectional Planning Areas will provide criteria for reducing any soil-related
hazards to an acceptable level. The recommendations of the geotechnical
studies will be followed.
Findings
A. Changes and other measures have been included in the project or are
otherwi se being implemented which mitigate this environmental effect,
in that:
l) A preliminary subsurface soil and engineering geology
investigation will be conducted in conjunction with the
preparation of Site Development Plans and conceptual grading
plans. Particular attention will be paid to those areas
identified as geologic study zones in the Planning Factors
Exhibit.
2) A final soils and geological investigation will be prepared in
conjunction with final grading plans and structural and
foundation design.
B. All significant effects can be eliminated by virtue of mitigation
measures identified in the Final EIR and changes incorporated into
the project as set forth above.
12. Drainage (3.18)
The project site is located in the headwater regions of five tributary
basins which drain into the Sweetwater and Otay Rivers. Several areas
downstream in Long Canyon, Telegraph Canyon, and Proctor Valley are currently
subject to flooding problems, and increases in peak runoff discharge from the
site could aggravate these problems.
A drainage plan will be prepared in conjunction with Sectional Area Plans,
and drainage improvements will be completed to assure that no significant
downstream effects would be associated with project development. Retention
basins or other on or offsite facilities will be constructed where necessary
to assure that peak runoff discharge does not exceed pre-development levels.
-13-
Findings
A. Changes and other measures have been incorporated in the project or
are otherwise being implemented which mitigate this environmental
effect, in that:
l) The Planned Community District Regulations and Conditions of
Approval require that the Sectional Development Plans contain
both a public facilities plan and an implementation plan to
ensure that all necessary public works improvements are
designed, funded, and constructed when needed.
2) Drainage facilities for EastLake will be designed and installed
to retain peak flows onsite to ensure that there is no increase
in peak flows impacting downstream areas.
3) Surface drainage shall be diverted from flowing into the Otay
Lakes or shall meet the specific approval of the Regional Water
Quality Control Board and the County Health Department.
B. All significant effects that can be feasibly avoided have been
eliminated or substantially lessened by virtue of mitigation measures
identified in the Final EIR and incorporated into the project as set
forth above.
13. Archaeological/Historical Resources (3.23)
The project site survey identified throe archaeological/historical sites
and 14 artifact isolates. Future development of the site could result in the
loss or impairment of cultural resources present onsite. Prior to submittal
of a sectional development plan, test-level archaeological investigations will
be conducted for any of the identified archaeological sites within the
sectional development areas. The investigation will include surface
collection and mapping of the sites and excavation of a series of pits. The
results of these test-level investigations will be a final determination of
the significance and research potential of the sites. Based on these
findings, final mitigation measures will be developed. Such measures could
consist of recommendations for preservation, salvage excavation of a
representative portion of the site, and/or clearance for development.
Finding
The proposed mitigation program will avoid any significant impact on
archaeological/hi storlcal resources.
-14-
14. Paleontological Resources (3.24)
A portion of the project site, located in the Phase 3 area north of Poggl
Canyon, may contain subsurface fossil-bearing formations whlch could be
eliminated with development in this area. Potential impacts to
paleontologfcal resources can be avoided by having a qualified paleontologist
present to monitor the initial grading operation in this area, and remove
significant fossil resources. Specific program requirements will be
determined at the time sectional area plans are developed.
Finding
Impacts associated with possible on-site paleontological resources are
potentially significant but mitigable.
15. Noise (3.25)
Ambient noise levels in the project vicinity will increase as a result of
urban development. Significant noise impacts would occur if residential uses
were constructed within the future 65 dB(A) CNEL contours adjacent to roadways
in the project area.
Prior to submittal of each sectional development plan, a more detailed
noise analysis will be conducted to further refine the ultimate expected noise
volumes along all roadways to be improved within the sectional planning area
and offsite. Based on that analysis, a detailed acoustical analysis will be
conducted prior to site plan review to determine the extent and design of
noise attenuation measures to assure that all planned development is in
conformance with the City of Chula Vista's noise standards.
At the time of building permit application, the architectural plans will
be reviewed to ensure that interior noise levels do not exceed 45 CNEL. If
additional attenuation is necessary, measures (increases in window glass
thickness, reduction of window area, and/or location of attic vents away from
roadways) can be specified at that time.
Finding
Implementation of the procedures outlined above will reduce the potential
noise impacts to a level of insignificance.
-15-
EFFECTS FOUND INFEASIBLE TO MITIGATE
16. Agricultural Resources (3.2)
Development of the proposed project will result in the loss of
agricultural land which is suitable for the production of coastal dependent
crops, based on the soils and climate present onsite. Imported water would be
required for production of such crops. The total area suitable for
agricultural production which would be irreversibly lost totals approximately
2,820 acres, or 4.6% of available coastal dependent agricultural land in San
Diego County. The project impact on agricultural resources is significant and
can only be mitigated with an alternative project which would retain all or
substantial portions of the site for agricultural use.
The actual loss of barley production is not considered to be significant
because barley is a low cost, low yield, low return crop which is not highly
valued in terms of the crop itself or in terms of countywide agricultural
value.
Findings
A. As is noted above mitigation of the significant impacts on the
limited amount of agricultural land available for coastal dependent
crops can only be accomplished through a project alternative which
would provide for the retention of all or a major portion of the
project site for agricultural use.
To support the contention that the agricultural use of the property
is not economically feasible the applicant has submitted a water
systems analysis and other data which has now been included in the
final EIR {EIR-S1-3, Volume 2, page 88 through 94). Although this
study is not a complete analysis of the economic feasibility of
various alternative methods of water delivery for long term intensive
agriculture, it does provide an analysis of a well managed and
efficient drip irrigation system. Other systems would have a lower
capital cost than the 6.3 million dollar drip system, however any
capital savings would be offset by increased water use (Agricultural
Data Base, Robert J. Buckner, October 1980). There are uncertainties
regarding the value of crops which are produced on diminishing
coastal related agricultural lands and the possibility of using
reclaimed water and the future cost of water which affect the
feasibility of intensive agricultural use.
B. Potential mitigation measures or project alternatives which would
eliminate or substantially lessen the environmental effects and which
were not incorporated into the project were found infeasible, based
on economic, social, and other considerations as set forth in the
Final EIR and listed below.
-16-
1) The project site and all of the surrounding agricultural lands
are currently used for low-yield dry-farming. No intensive
agricultural production of coastal-dependent crops has occurred
in the vicinity of EastLake.
2) Information provided by the property owner and included in the
Final EIR indicates that current agricultural operations have
resulted in a net loss averaging approximately $90,000 per year
for the past 13 years.
3) The potential agricultural value of the site cannot be utilized
in any manner for the production of coastal-dependent crops
without water. No water or water distribution system is
currently available on the site.
4) The project proponent, Cadillac Fairview Homes West, has
prepared two independent studies of the agricultural feasibility
of EastLake. Mr. Robert Buckner, (formerly of the San Diego
County Department of Agriculture), prepared the "Agricultural
Data Base," and Low~ and Associates, water resource engineering
consultants, prepared the "EastLake Agricultural Water System
Analysis." Both of these studies conclude that it is not
feasible to develop the property for intensive agricultural
production of the coastal-dependent crops. The following
itemization of facts has been summarized from these two reports:
a) The amount of coastal-dependent agricultural land available
within the region should be put into perspective. On a
county-wide basis, a minimum of 62,000 acres of available
agricultural land has been defined as "suitable" for
coastal-dependent crops. Of this amount, 49,000 acres, or
79% of the total, is not being used for the production of
coastal-dependent crops at this time. Janal Ranch
represents approximately 4.6% of the total agricultrual
land suitable and available for coastal-dependent crops in
the county, and only 5.8% of the suitable agricultural land
not being used to produce coastal-dependent crops. More
importantly, the fact that the available land is not being
used for coastal-dependent crops with a higher cash value
must be acknowledged as a meaningful, if qualitative,
indication of potential economic viability.
b) According to Tables 3-1 and 3-2 of the EIR most of the land
is suitable for coastal dependent crops. Most of the area
has a high rating for tomatoes (90%), citrus (4%), truck
crops, prime agricultural land and flowers (all 2%~).
-17-
c) A capital expenditure of $6,298,700 would be required to
implement the agricultural water system necessary to
produce tomatoes on the suitable coastal -dependent
agricultural land within Janal Ranch. Assuming that such
an improvement could be financed over a 20-year period and
at an annual interest rate of 15%, the annual cost of
providing the water distribution system only (principal and
interest) would be approximately $995,000 per year. It
should be noted that this cost estimate assumes a
well-managed and efficient drip irrigation system and is
therefore more expensive, capital cost-wise, than the
alternative use of sprinkler or furrow irrigation methods.
Nevertheless, the drip irrigation concept is the lowest
cost watering solution since it utilizes approximately 65%
of the total volume of water that would be required if the
sprinkler or furrow method were utilized. The incremental
increased capital cost of the drip irrigation system is
more than offset by the incremental annual water cost
savings (i.e., $700,000 using $265 per acre-foot per OWD)
that would be associated with use of the sprinkler or
furrow irrigation method.
d) An estimated go% of the coastal-dependent crop acreage is
produced on land leased to growers. The going rate for
leases is currently about $150 per acre per year. The
property owner, Western Salt Company, is not in the
agricultural business, a land lease approach to producing
coastal-dependent crops on Janal Ranch would have to be
employed. Assuming that only net "sui table"
coastal-dependent agricultural land is leased, annual
revenues to the property owner from the production of
coastal-dependent crops on Janal Ranch would amount to
approximately $423,000 per year.
5. Based on the above facts, the production of coastal-dependent
crops on Janal Ranch would portend real economic losses to the
property owner of approximately $572,000 per year over a 20-year
period (and this assumes no general and administrative costs).
Stated another way, the conversion of the current dry-farmed
agricultural land to coastal-dependent crop production would
result in a net'annual increased economic loss to the property
owner in the order of $500,O00.per year over what would be the
projected development period for the EastLake project.
6. The preservation of the site for potential agricultural use
would preclude its use as the proposed housing, employment, and
recreational opportunities incorporated in the planned community
of EastLake.
-18-
7. The preservation of the site for potential agricultural use
would preclude the City of Chula Vista from benefiting from the
projected increase in net revenue which would accrue to the City
from the planned community of EastLake.
The preservation of the site for potential agricultural use
would preclude the project applicant from achieving the goals of
developing EastLake.
C. The specific findings noted above, make infeasible any mitigation
measures or project alternatives that would avoid the significant
loss of coastal dependent agricultural lands. (See "Statement of
Overriding Considerations". )
17. Air Quality (3.21)
The emissions resulting from all project-related sources in the peak
emission year (lggg), when compared to regional emissions, would bo relatively
small. However, the San Diego Regional Air Quality Strategy (RAQS) is based
on population and growth projections contained in SANDAG's Series IVb
projections, and the EastLake project exceeds those projects by a significant
amount. Therefore, to the extent that development of EastLake constitutes
additional growth rather than redistribution of growth within the region and
thus, to the extent that EastLake precludes RAQS from achieving the goals of
the National Ambient Air quality Standards (NAAQS), the emissions from
EastLake-related sources must be considered significant on a cumulative basis.
Findings
A. Changes and other measures have been included in the project or are
otherwise being implemented which mitigate the significant
environmental effect, in that:
l) EastLake is proposed to be phased over a 20-year period.
2) EastLake contains a mix of land uses including housing,
employment, shopping, and recreation opportunities, which will
reduce overall vehicle mi les travel ed.
3) EastLake will be required to construct significant roadway
improvements both onsite and offsite to accommodate project-
related traffic.
4) EastLake will provide transit facilities including park-and-ride
and bus pullouts and stops.
5) EastLake will provide internal trail systems.
6) EastLake will provide transportation management strategies for
employment centers.
-19-
7) EastLake wi I 1 encourage energy conservation through a
combination of site planning and architectural standards.
B. Changes to the project or other activities which mitigate this
significant effect are within the responslbllity and Jurisdiction of
other public agencies and not to a large degree of the City of
Chula Vista.
1) Overall control of regional growth and the implementation of the
RAC)S is under the jurisdiction of the County and all of the
cities of the County.
2) Control of vehicular emissions through a vehicle inspection
maintenance program is under the control of the State of
Ca1 t forni a.
C. Potential mitigation measures or project altemattves not
incorporated into the project were rejected as infeasible, based on
economic, social, and other considerations as set forth in the
Statement of Facts, the Final EIR, and llsted below:
1) The SANOAG Series V projections include only 500 total dwelling
units for the entire EastLake site.
2) It is not economically feasible to extend the necessary
lnfrestructure to serve 500 units.
3) Agrlcultural uses are infeasible for the reasons presented under
"Agriculture" above.
4) The objectives of the project could not be met with a
development consistent with Serles V projections.
5) The citizens of Chula Vista and the region would be deprived of
the housing, employment, shopping, and recreational
opportunities inherent in the Planned Community.
6) The City of Chula Vista would be deprived of the surplus revenue
projected from EastLake.
7) The City of Chula Vista and the County would not benefit from
the substantlal capital improvements and public facilities which
will be constructed as part of EastLake.
D. All significant environmental effects that can feasibly be avoided
have been eliminated or substantially lessened by virtue of the
mitigation measures identified in the Final EIR and incorporated into
the project as set forth above. There remain significant impacts on
regional att qualtty.
E. The remaining unavoidable significant effects have been reduced to an
acceptable level when balanced against facts set forth above and in
the Statement of Overriding Considerations.
18. Growth Inducing Effects (Section IV)
As was noted in the land use section of these findings the growth inducing
impact can only be mitigated by implementation of project alternatives such as
"no project", "agricultural use" or "partial development" which would not
implement the objectives of the project.
A. Potential mitigation measures or project alternatives not
incorporated into the project wore rejected as infeasible, based on
economic, social, and other considerations as set forth in the
Statement of Facts, the Final EIR, and listed below:
l) The SANDAG Series V projections include only $00 total dwelling
units for the entire EastLake site.
2) It is not economically feasible to extend the necessary
infrastructure to serve 500 units.
3) Agricultural uses are infeasible for the reasons presented under
"Agri culture" above.
4) The objectives of the project could not be met with a
development consistent with Series V projections.
5) The citizens of Chula Vista and the region would be deprived of
the housing, employment, shopping, and recreational
opportunities inherent in the Planned Community.
6) The City of Chula Vista would be deprived of the surplus revenue
projected from EastLake.
7) The City of Chula Vista and the County would not benefit from
the substantial capital improvements and public facilities which
will be constructed as part of EastLake.
B. The remaining unavoidable significant effects have been reduced to an
acceptable level when balanced against facts set forth above and in
the Statement of Overriding Considerations.
WPC o08gP
DL
-21 -
City Planning Commission page 23
Agenda Items for Meeting of March 10, 1982
j. Surface drainage (3.18)
k. Archaeology/Historical Resources (3.23)
1. Paleontological resources (3.24)
m. Noise (3.25)
n. Land Use/Viewshed Otay Lake (3.1 and 3.14)
2. Planning Commission finds that mitigation of the following impacts is
within the responsibility and jurisdiction of other public agencies as
specified in the Candidate CEQA Findings:
a. Sewer service regional (3.4)
b. Water Supply regional (3.5)
3. The Planning Commission finds that the project will result in the
following unmitigated significant impacts and that there is insufficient
information regarding the economic viability of project alternatives to make a
finding of infeasibility:
a. Growth inducing impacts (IV)
b. Agricultural resources (3.2)
c. Air quality (3.21)
d. Visual Resources (3.14)
C. DISCUSSION
1. The Candidate CEQA findings have been drafted in keeping with the
findings of the EIR and the recommended conditions of approval contained in
the staff report. The proposed findings are broad enough so that some
modifications of the project and/or recommended conditions of approval can be
made without substantially altering the CEQA findings. However, if there are
substantial changes to the project or the conditions of approval, it would be
appropriate to refer the Candidate CEQA findings back to staff for redrafting
and presentation to the Planning Commission at a later date.
2. If during consideration of the project substantial changes are made
to the proposed EastLake project, it will be necessary for the Environmental
Review Committee to hold a public hearing on those revisions to assure the
adequacy of the final EIR on the project.
WPC 0054P
page 22
City Planning Commission
Agenda Items for Meeting of March 10, 1982
4. b. Consideration of Candidate CEQA Findinqs on the Proposed EastLake
Planned Community
A. BACKGROUND
1. EIR-81-3 on this proposed project was considered as a previous agenda
item.
2. The policies of the State of California and the City of Chula Vista
requiring these findings are described in the attached Candidate CEQA
findings. Those findings also provide a more detailed substantiation of the
recommendations outlined below.
The numbers in parenthesis refer to the section numbers in the final
environmental impact report.
3. The final EIR for this project concluded that there would be no
significant impact in the following areas and that no further mitigation
measures need be identified:
Energy (3.9), Parks and Recreation facilities (3.10), Miscellaneous
Utilities and Services (3.12), Biological Resources (3.13), Ground Water
(3.17), Mineral Resources (3.19), Water Quality (3.20), Population Factors
(3.22.1), Housing Factors (3.22.2), Employment Factors (3.22.3), and
Fiscal Effects (3.22.4).
B. RECOMMENDATION
Adopt a motion certifying that the:
1. Planning Commission, having reviewed and considered the information
contained in EIR-81-3, finds that implementation of modifications to the
project as proposed and the recommended conditions of approval will mitigate
or avoid significant environmental effects in each of the following areas~
a. Transportation and circulation (3.3)
b. Sewer services local (3.4)
c. Water supply local (3.5)
d. Schools (3.6)
e. Police (3.7)
f. Fire Protection (3.8)
g. Library services (3.11)
h. Geology (3.15)
i. Soils (3.16)
City Planning Commission Page 5
Agenda Items for Meeting of May 19, 1982
3.c. Consideration of Statement of Overriding Considerations on the
proposed EastLake Planned Community
A. BACKGROUND
At the March ~4, 1982 meeting Cadillac Fairview Homes West submitted a
proposed Statement of Overriding Considerations. It is the recommendation
of the staff that the project be denied; if this is the case, no Statement
of Overriding Considerations need be adopted. If, however, an affirmative
action is taken on the project, these statements submitted by the project
proponent provides a shopping list to formulate a Planning Commission
Statement of Overriding Considerations.
B. RECOMMENDATION
No action be taken on the Statement of Overriding Considerations.
March 24, 1982
Hon. Chairman and Members of the Planning Commission
of the City of Chula Vista
City Hall
276 Fourth Avenue
Chula Vista, CA 92010
Re: Statement of Overriding Considerations
Madam/Gentlemen:
Please find enclosed a Statement of Overriding Considerations which I am offering
for your consideration on behalf of Cadillac Fairview Homes West.
As noted in the introduction of the Statement, the Planning Commission has
the right to determine that project benefits and features will support its
approval of a project notwithstanding the existence of significant environ-
mental effects.
The Statement of Overriding Considerations which we have offered is in no
way a limitation on Planning Commission action should you decide to recommend
approval of the EastLake project to the City Council. You may adopt any reasons
which you feel are apparent from your review and deliberations on the project
that in your minds counsel recommending its approval to the City Council.
We have prepared the Statement of Overriding Considerations which may be
added to or shortened as you see fit only to aid your discussion of the issues
before you.
Thank you for your courtesy and attention to these matters, t remain,
Very truly yours,
CKB:jlg
Enclosure
STATEMENT OF OVERRIDING CONSIDERATIONS
BACKGROUND
The California Environmental Quality Act (CEQA) and the State EIR Guidelines
promulgated pursuant thereto provide:
"(a) CEQA requires the decision maker to balance the benefits
of a proposed project against its unavoidable environmental
risks in determining whether to approve the project. Where
agencies have taken action resulting in environmental damage
without explaining the reasons which supported the decision,
courts have invalidated the action.
"(b) Where the decision of the public agency allows the occur-
rence of significant effects which are identified in the final
EIR but are not mitigated, the agency must state in writing
the reasons to support its action based on the final EIR and/or
other information in the record. This statement may be neces-
sar~ if the agency also makes a finding under Section 15088(a)(2)
or' (a)(3).
"(c) If an agency makes a statement of overriding considerations,
the statement should be included in the record of the project
approval and should be mentioned in the Notice of Determination.
[EIR Guidelines, Section 15089]
The Planning Commission of the City of Chula Vista desires to approve the
EastLake General Plan Amendment and prezoning to a Planned Community designa-
tion with the accompanying General Development Plan and schedule for the fol-
lowing reasons which it feels support approval of the project.
1. EastLake, in providing a prestigious, balanced, and high-quality
Planned Community environment within the City of Chula Vista, will
further enhance the image of the City of Chula Vista and, in the long
term, will assist the City in maintaining the value of existing resi-
dential and business properties within the City, as well as attracting
other new, desirable business and industrial growth pursuant to the
recommendations of the City's Economic Development Task Force.
2. The EastLake Planned Community provides an opportunity to create jobs
in areas adjacent to residential growth, thus providing an opportunity
to avoid the typical employment-commutes where employment and residential
growth are spatially separated, with the attendant energy consumption,
traffic and air pollution impacts.
3. The submitted EastLake plan will provide a wide variety of housing
opportunities fora variety of socioeconomic groups and life-styles.
a. The EastLake plan will allow the City to achieve a major portion
of its "fair share" regional allocation of low- or moderate-income
housing in accordance with State Housing Mandates by providing
approximately 1100 units of low- or moderate-income housing.
b. EastLake will allow the accommodation of higher density affordable
housing without the inherent conflicts and controversy associated
with infilling established residential neighborhoods. By preplanning
density compatibilities and establishing a "master plan", i.e.,
a General Development Plan, higher densities can be phased while
avoiding the resistance that is the usual response to efforts to
infill or end exclusion.
c. The EastLake Plan, in its provision for various types of housing,
offers housing opportunities for new or relocating industries from
housing for an executive level of compensation to housing for the
low- or moderate-income level.
4. EastLake is planned to provide a positive fiscal impact on the City
of Chula Vista.
a. Anticipated net revenues over expenses are projected to be, per
year, approximately:
Phase 1 - $270,000;
Phase 2 - $600,000; and
Phase 3 - $630,000.
b. EastLake is estimated to provide a combined commercial, residential,
and industrial assessed valuation of nearly 100% of that of the
existing City of Chula Vista while comprising only 3,000 acres
and increasing the City's population 36% over a 20-year period.
c. Eastlake is estimated in total to create 6,000 to 7,000 new permanent
jobs within Chula Vista and, using generally accepted economic
multiples, is anticipated to provide 10,000 to 30,000 additional
secondary jobs within the community. Aside from the obvious long-term
employment benefits to present and future citizens of Chula Vista,
-2-
economic stimulus corresponding to the multiplier' effect would
be felt throughout the City's commerce, trades, etc.
d. The retail sales expenditures of EastLake residents are anticipated
to be in excess of that which the on-site commercial areas will
absorb. The excess retail sales generated by EastLake residents
is estimated to create the need for' additional retail facilities
which may be located within the City of Chula Vista of from
48,000 square feet in initial stages of the project to 300,000
square feet during the final phase. The excess retail transactions
are estimated to be from 4.1 million dollars per year' at the end
of Phase 1 to 25.8 million dollars per' year at the end of Phase 3.
Increased private investment in the Chula Vista central business
district, i.e., "downtown", will be assisted by the available retail
business.
e. The development phasing of residential, commercial, and industrial
areas will assist in providing tax ratables so that the public
operations/maintenance expenditures for' the project can be offset
by incoming revenues.
5. The EastLake Plan provides for' a wide range of transportation alternatives
in addition to the single-passenger automobile.
a. The public transit system provides for the aggregation of uses
such as commercial, shopping, employment centers, and high-density
housing along the activity spine accessible to transit centers.
b. A pedestrian/bicycle trail system links residential neighborhoods
and such major' areas of activity as the Planned Employment Center,
commercial centers, civic plaza, and school/park complexes.
c. An equestrian trail system is provided as an additional recreational
facility.
d. The EastLake District Regulations provide for ride sharing parking
preference, programs to implement private employer transportation
programs such as van pooling or car pooling. Bicycle storage facil-
ities will be provided.
6. The master planning of EastLake facilities will assure that needed
public facilities are phased and timed .in conjunction with rather
than following anticipated growth.
a. The Sectional Planning Area plans for each phase shall include
an implementation plan for the construction of all public buildings
-3-
and and open space elements, bike trails, crossings, lakes, parks,
fire stations, branch libra~, etc.
b. All public works facilities (primarily streets, sewer's, drainage
facilities) necessary to support and protect the cumulative develop-
ment at each successive phase shall be provided by Cadillac Fairview
Homes West. The extent and nature of public works facilities pro-
vided shall be such that the cumulative EastLake development, upon
the completion of any phase, functions in an efficient, convenient,
and safe manner without regard to subsequent development either
within or beyond the borders of EastLake.
Cadillac Fairview Homes West shall be responsible for all costs
which are not borne through the City assessment process, reimburse-
ment, or other governmental agency.
The City shall determine the specific nature and extent of public
works improvements needed to support and protect the cumulative
development at each phase. Such determination shall be made con-
current with and as conditions of approval of each phase of develop-
ment.
c. Cadillac Fairview Homes West shall prepare and submit for City
Council approval a master public works facilities plan and schedule
for' the total EastLake project prior to approval of any individual
SPA plan or subdivision map. Such a document shall include a develop-
ment phasing schedule and a description and graphic delineation
of the various public works facilities projected as necessary to
support the cumulative growth at each phase. A conceptual financing
plan shall also be included.
d. Prior to approval of plans for each individual phase of development,
Cadillac Fairview Homes West shall submit a financing plan for
public works improvements required for the subject phase as deter-
mined by the City. The City reserves the right to limit or prohibit
development in the absence of facility financing for project-related
needs.
e. Cadillac Fairview Homes West shall be required to provide a traffic
analysis with each phase of development of EastLake. Such analysis
shall include the Chula Vista sphere east of 1-805 and shall include
all existing development, approved development, and the specific
-4=
phase of EastLake proposed to be developed. Such analysis shall
be used to define internal and external circulation system needs,
improvement responsibilities, and improvement schedules relative
to the phase under development.
f. Cadillac Fairview Homes West shall bear the cost of preparing a
plan for the distribution of costs for.roadways yet to be built
which are of regional or areawide benefit. The consultant retained
to prepare such plan shall work closely with and under the direc-
tion of the City Engineer. The cost of distribution plan prepa-
ration shall be subject to reimbursement to the extent feasible.
g. Cadillac Fairview Homes West shall prepare a monitoring program
relative to Telegraph Canyon Trunk Sewer for approval by the City
as a condition of approval for the first sectional development
plan within EastLake which involves diversion of sewage flow to
the Telegraph Canyon Basin.
7. EastLake in its potable water conservation program will utilize reclaimed
wastewater that currently is sprayed on hillsides owned by the OMWD
and, therefore, serves no productive use. The water reclamation program
features inherent to EastLake will serve to reduce per capita consumption
to levels established as a City of Chula Vista goal through SANDAG
involvement.
8. EastLake, through its energy conservation program, will establish
Chula Vista as a regional leader in responsible community planning.
The EastLake energy conservation program represents an opportunity
for the City to assume a major role in conserving national resources
on a city-wide basis with applications on regional and statewide levels.
Associated benefits to the City could include reduced energy costs
for public facilities, the means to reduce energy costs to levels
attractive to new industry, and, of course, the free publicity.
9. EastLake will provide a range of community services, facilities, and
amenities that would be difficult to obtain on a piecemeal development
basis. These will include integrated permanent open space and trail
systems, active park/recreational areas, community facilities, school
sites, church sites, etc. EastLake enables the incorporation of low
economic land uses that benefit the overall community through the
use of economies of scale.
-5-
10. EastLake will initiate and/or underwrite a study to create an expanded
resort/recreation complex involving Lower Otay Lake. The cooperative
study, with the County and City of San Diego, offers the potential
for expanded tourism in the City of Chula Vista.
11. EastLake will increase development industry competition within the
Chula Vista marketplace. Builders will need to provide increased
value/quality to remain competitive. The citizens of Chula Vista,
both present and future, will be the direct beneficiaries, as will
housing consumers in general.
12. EastLake will expand the City's industrial land base to include a
high-quality planned employment center capable of attracting high-
quality research-and-development industrial uses which would other-
wise locate outside of Chula Vista (e.g~, Otay Mesa).
-6-
City Planning Commission
Agenda Items for Meeting of May 19, 1982
Consideration of the state of conformance of the 1982-83 Capital (Public
Works) Improvement Program to the Chula Vista General Plan
A. BACKGROUND
1. Section 65401 of the State Planning and Zoning Law provides that Planning
Commission shall review the capital (public works) improvement programs proposed
for their jurisdictions and shall report on the state of conformity of the said
programs to their jurisdictions' adopted general plans.'
2. The Chula Vista Capital Improvement Committee has prepared this municipal-
ity's attached draft Capital Improvement Program for 1982-83, and requests the
City Planning Commission's review thereof.
B. RECO~tMENDATION
Find that the draft Capital Improvement Program for 1982-83 conforms to the
adopted Chula Vista General Plan and instruct the Secretary of the City Planning
Commission to report this finding to the City Council and the Capital Improvement
Committee.
C. DISCUSSION
1. The Planning Department has reviewed each of the public works projects
constituent to the draft Capital Improvement Program for 1982-83, and believes
that the said projects and the program in its entirety conform to the goals,
objectives, statements of policy, principles, and standards of the Chula Vista
General Plan and its several elements.
2. The Planning Commission's review of the draft Capital Improvement Program
is categorically exempt from the provisions of the California Environmental Quality
Act of 1970, as amended.
May 13, 1982
MAY i'::] ', ',.qs
....... File: AP019
CEULA ',,i!?:. ?, I,,
TO: Bud Gray, Acting Director of Planning
Members of Planning Commissi/~O/[\~
FROM: John Lippitt, City Engineer~/~/T~I~-
SUBJECT: Status Report on the Construction '' -of East "H" Street
from 1-805 to near Buena Vista Way
On April 7, 1982, the Engineering Dept. received bids for the
construction of East "H" Street (Phase I) from the Hidden Vista
~asterly subdivision boundary to near Buena Vista Way (a distance
of about 9,640 linear feet). The Phase I improvements consist of
grading a minimum of 44 feet of right-of-way, partial
installation of drainage improvements, the paving of two travel
lanes (30' wide), and installation of curb, gutter and guard
rail. Due to the nature of the improvements and potential cost
reductions we decided to separate the job into 2 contracts.
Contract 1 consists of the grading and the installation of
drainage improvements. Contract 2 consists of ~he paving of two
lanes and the remaining surface improvements. Bids for both
contracts were opened on April 7, 1982.
The bids received (for both contracts) were substantially lower
than the Engineer's construction cost estimates. Low bidder for
contract 1 was Signs & Pinnick, Inc. with a bid of $1,178,440.05.
(vs. $1,596,000 Engineer's estimate). The contract 2 low bidder
was Daley Corporation with a bid of $516,698.00 (vs. $763,905
Engineer's estimate). These bids could, therefore, result in a
savings of about $614,767 ($2,309,905 total estimated cost vs.
$1,695,138 total bid amount). The contracts for East "H" Street
(Phase I) must be awarded on or before June 6, 1982 for contract
1 and August 5, 1982 for contract 2.
It should be noted, that we still have two unresolved problems
which make the award of the contracts uncertain. We have not
secured all the necessary rights-of-way for the construction of
the project and we are now short of funds needed to cover the
total project cost.
The missing right-of-way is owned by the Chula Vista City
Elementary School District and is located near the easterly
terminus of the project. Negotiations with the School District
are now underway and we anticipate a successful termination in
the near future. City's possession of this right-of-way is vital
if East "H" Street is to connect to Otay Lakes Road.
Bud Gray, Acting Director of Planning
Members of Planning Commission
May 13, 1982
Page 2
Our funding difficulties have been compounded due to the possible
need to acquire the School District right-of-way and because two
participating developers have been forced to withdraw from our
project due to the current economic situation. We are now
working on various funding alternatives to assure monies for the
construction of the project.
The Hidden Vista developer is now proposing to fund the
construction of the East "H" Street improvements within his
subdivision via the formation of an assessment district. This
district would encompass the entire Hidden Vista Subdivision and
is expected to be formed in the near future. C~mpletion of this
segment in timely fashion is essential to the viability of the
proposed City project.
If all the many pieces of this puzzle fit together, we will
achieve a usable two-lane roadway between Otay Lakes Road and
1-805 in about one year.
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