HomeMy WebLinkAboutPlanning Comm Reports/1982/03/10 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, March 10, 1982 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
APPROVAL OF MINUTES - Meeting of February 10, 1982
ORAL COMMUNICATIONS
1. PUBLIC HEARING: Consideration of General Plan Amendment to redesignate
6 acres between North Fourth AVenue and North Glover,
immediately north of the Department of Motor Vehicles,
from "Retail Commercial" to "Research and Limited Industrial"
2. Consideration of Final EIR-80-3 on EastLake Planned Community
3. 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
4. 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
b. Consideration of Candidate CEQA Findings on the proposed
EastLake Planned Community
c. Consideration of Statement of Overriding Considerations
on the proposed EastLake Planned Community
DIRECTOR'S REPORT
COMMISSION CO~ENTS
To: City Planning Commission
From: D.J. Peterson, Director of Planning
Subject: Staff report on agenda items for Planning Commission
Meeting of March 10, 1982
1. PUBLIC HEARING: Consideration of General Plan Amendment, GPA-82-1, to
redesignate 6 acres between North Fourth Avenue and North
Glover Avenue, immediately north of the Department of Motor
Vehicles, from "Retail Commercial" to "Research and Limited
Industrial"
A. PROPOSAL
This item involves a change in the General Plan designation of approximately 6 acres
of land located between North Fourth Avenue anJ North Glover Avenue, immediately
north of the Department of Motor Vehicles, from "Retail Commercial" to "Research and
Limited Industrial."
B. BACKGROUND
The applicant has filed a petition for rezoning the subject territory from C-C-F to
I-L-F and intends to file a conditional use permit application in order to establish
a distribution center for Big Bear Markets.
C. ENVIRONMENTAL REVIEW
The Environmental Review Committee, meeting on February 11, 1982, conducted an
Initial Study, IS-82-22, on GPA-82-1, and determined that the proposed project
would not have a significant impact upon the environment and issued the attached
Negative Declaration.
D. RECOMMENDATION
1. Find in accordance with the attached Negative Declaration on IS-82-22
and the findings stated therein that GPA-82-1 will not have a significant impact
upon the environment and adopt the Negative Declaration.
2. Adopt a motion recommending to the City Council that the General Plan be
amended from "Retail Commercial" to "Research and Limited Industrial" for approxi-
mately 6 acres located between North Fourth Avenue and North Glover Avenue, as
shown on Exhibit A.
E. ANALYSIS
1. Adjacent General Plan designations (see Exhibit A)
North Research and Limited Industrial
South Retail Commercial
East High Density Residential
West Retail Commercial and Research and Limited Industrial
City Planning Commission
Agenda Items for Meeting of March 10, 1982 page 2
2. Existing land use and zoning (see Exhibit B)
The territory under consideration for amendment is presently zoned C-C-F and
is comprised of four parcels, three of which are vacant and one which contains a
retail dry cleaning establishment. Adjacent zoning and land use consists of:
North I-L-F; Light Industrial uses
South C-C-F; Department of Motor Vehicles
East MHP; 166 unit Mobile Home Park
West C-C-F and I-L-F; Retail Commercial and Light Industrial uses
3. Discussion
a. The subject application would retain the "Retail Commercial" designation
for an area approximately 170' X 170' with direct frontage on Nourth Fourth Avenue.
However, the balance of the property has no exposure to Fourth Avenue and is more
oriented to the mobile home park to the east and light industrial area to the north.
The property has been vacant for many years and the City has received numerous
inquiries about development for industrial use but none for commercial development.
b. Due to the property's adjacency to both retail commercial and light
industrial districts, either of these land use alternatives appears to be appropri-
ate. Light industrial operations and auto-oriented commercial activity of the type
existing in this area are generally compatible, and the site could comfortably
become an extension of either the Sweetwater Industrial Park or the North Fourth
Avenue commercial district. The residential enjoyment of the mobile home residents
directly to the east of the site would perhaps receive greater protection under the
lioht industrial alternative due to the substantially lower levels of traffic
generation associated with this type of activity as opposed to retail commercial
development.
negative declaration-
PROJECT NAME: North Clover General Plan Amendment and Rezoning
PROJECT LOCATION: West side of North Clover Avenue between Trousdale
Drive and "C" Street
PROJECT APPLICANT: City of Chula Vista
CASE NO. IS-82-22 DATE: February 11, 1982
A. Project Settin§
The project consists of a 6.09 acre vacant parcel of land, bounded on the south
by the Department of Motor Vehicles, on the west by existing retail commercial
uses, on the north by light industrial uses, and on the east by a mobile home
park and North Glover Avenue.
The project site is relatively level, previously developed, and presently within
the backwater area of the Sweetwater River 100 year flood plain.
There is no significant vegetation on the project site and there are no known
earthquake faults in the project vicinity.
The project site presently has frontage on North Clover Street and will have frontage
on a future street (Brisbane Street) upon development of the site.
B. Project Description
The project consists of a proposed change from a retail commercial General Plan
land use designation to research and limited industrial. In addition, a rezoning
from C-C (Central Commercial) to I-L-P (Limited Industrial, subject to Precise
Plan approval) is proposed on the entire 6.09 acre parcel.
C. Compatibility with Zonin§ and Plans
The proposed General Plan land use change and rezoning is an extension of existing
limited industrial property adjacent to the north.
D. Identification of Environmental Effects/Mitigation
The following environmental effects will not occur as a result of the proposed
project but rather through future development of the project area, which will be
authorized by the proposed action. Prior to the consideration of any specific
development proposal, additional environmental review will be required.
1. Geoloqy/Soils
The potential for liquefaction occurring on the project site and the presence
of expansive soils has been pointed out by the Engineering Department. To
insure stable construction, a soils report shall be prepared by a qualified
city of chula vista planning department ~'~
environmenlal review section
IS-82-22 2
engineer and subsequent recommendations implemented.
2. Noise (mobile and stationary)
A mobile home park is locate~ to the east of the project across North Glover
Avenue. Noise levels associated with light industrial activities, including
truck traffic in and out of the project site, could create significant
problems for residents in the area. Structures that are located along the
easterly side of the project site shall be oriented to the west, away from
the mobile home park. Access for truck traffic shall be restricted from
North Glover Avenue and provided on Brisbane Street.
3. Drainage
The project site is located within the flood plain and therefore shall be
floodproofed in accordance with the requirements of Chapter 18.54 of the
Chula Vista Municipal Code (Flood plain regulations).
E. Findings of Insiqnificant Impact
1. Since the proposed actions will not result in any great physical change,
no natural resources nor hazards will be affected. Prior to any development,
additional environmental review will be required and the extent of any physical
damage to the environment fully evaluated.
2. The proposed project will be in conformance with the General Plan and
associated elements and is not anticipated to achieve short term to the
disadvantage of long term environmental goals.
3. Potential impacts can be mitigated to an acceptable level and none are
anticipated to interact to create any cumulative adverse effect on the
environment. The proposed structure will be floodproofed to prevent damage
in the event of a 100 year flood within the Sweetwater River flood plain.
4. Minimal increase in traffic is expected to occur due to project implementa-
tion and if proposed mitigation is implemented no significant increase in
traffic related pollutants or noise will result.
F. Consultation
1. Individuals and Organizations
City of Chula Vista Steve Griffin, Associate Planner
Duane Bazzel, Assistant Planner
Bill Harshman, Senior Engineer
Tom Dyke, Building Department
Ted Monsell, Fire Marshal
IS-82-22 3
2. Documents
IS-80-21, U-Haul
Th,-' lnitinl Stud',' .'~:U I Lc ~ ion nn~t ,}vnluation forms documenting the
findin,:z ot ne sl,:n~!:[c:~nt iai, net nF~, on file and nvailablc for
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ENVIR~KrJTAL REVrE~'i COORDINATOR
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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, 1981 and were concluded on December 16, 1981.
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 u~e 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).
Page 5
City Planning Commission
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 comments 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).
lO. 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
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 1981. 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-81-3 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 11,800 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 economy 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 page 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 also 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.
EastLake, 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 11
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 EastLake 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.
1) 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 the economic or
financial capacities of existing 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
RESIDENTIAL O~EN SPACE
~ LowDenslty (1-3 Dg/AC) Publlc&Ouasi-Public
~ Medlt~n Density (4-12 DU/AC) ~,..,~ (~L~, Pa~s& Public OpeflSpace
aRCULATIO~I
~ High Der~ty (13-26 DU/AC) Major Road
~ Very High Density (27-43 DU/AC) Collectc~ Road
~ professional & Administrativ~ ~ Pn:~sed jul~or High School
~ Reseaxch & LimiJed Incl~str~ ~ Proposed High School
EastLake
IIIIIIIIl~l
City Planning Commi.~-'~n ~-
Agenda Items for Mee~.ng 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 (Summa~ Report)
A. BACKGROUND
The proposed P-C zoning of the 3,073 acre EastLake project will allow for
the construction of 11,800 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 or greater 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) $~, 000
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
Page 18
City Planning Commission
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 EastLake 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 EastLake 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 more 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 10, 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 conmnit 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 ll,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 development 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. RECOMMENDATIONS
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.
W~C 0057P
J FIGUEE
General Development Plan
.(5)
?
, ~ ~ ~ ~ . c~
PHASE
'<
Sweetwater Union High School District
ADMINISTRATION CENTER
1330 EIFTH AVENUE
CHULA V~STA. CALIFORNIA 92031
714 425 ~7OO
WILLIAM B. PADELFORD
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
~vhen 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 IHC 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
page 22
City Planning Commission
Agenda Items for Meeting of March 10, 1982
4. b. Consideration of Candidate CEQA Findings 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 23
Agenda Items for Meeting of March 10, 1982
j. Surface drainage (3.18)
k. Archaeology/Historical Resources 13.23)
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 IIV)
b. Agricultural resources 13.2)
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
THE PLANNED COMMUNITY OF EASTLAKE
EIR 81-03
CANDIDATE CEQA FINDINGS
(California Public Resource Code Sec. 21081)
(California Administrative Code Sec. 15088)
BACKGROUND
It is the policy of the State of California and the City of Chula Vista
that the City shall not approve a project if it would result in a significant
environmental impact if it is feasible 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 be 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 Otay 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 segment. The EastLake project as proposed includes a
prezone to Planned Community (PC) and adoption of a General Development Plan
and phasing schedule, and a General Plan Amendment of the Land Use and
Circulation Elements. If these actions are approved, a request for annexation
of the site to Chula Vista would be made to LAFCO.
The project would include a mixture of residential, industrial,
commercial, office, community and educational, and open space land uses. A
maximum of ll,800 dwelling units with 1720.5 acres (56 percent) of the site
would be allowed. There would be seven residential density ranges with an
average net density of 6.9 units per acre. The remaining acreage would be
designated as follows:
Land Use Acreage
Employment Park 208.9
Office 30.6
Commercial 28.8
Community Facilities 26.6
Schools 113.2
Open Space/Recreation 715.0
Circulation System 229.4
Total Non-residential ~
The total development of EastLake is anticipated to occur over a 16 to 20
year period in three major phases. Smaller Sectional Planning Areas and
development parcels would occur within each major phase area.
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)
Employment Factors (3.22.3)
Fiscal Effects (3.22.4)
*NOTE: The numbers in parentheses refer to the section number in the EIR
where the issue is discussed.
1. Land Use (3.1)
There is the potential for land use conflicts between the urban uses
proposed by the project adjacent to the Otay Reservoirs, which are a regional
recreational resource. Prior to approval of a Sectional Area Plan for this
portion of the site, supplemental evaluation will be conducted to determine
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the specific development proposal's effect on the Otay Lakes. Mitigation of
the potential impact to insignificance would require development to occur
outside of the Lake's viewshed or at lower densities more compatible with the
Lakes area.
The project will introduce an urban development into a currently rural
setting, and will involve the extension of roads, sewage facilities and
community services. Development will vary substantially from the density
assumptions used for Series V population projections, and could affect the
timing, type and location of growth of adjacent parcels. The significant
growth inducing effects of this project can only be mitigated to
insignificance with the "no project" or "partial development" alternative.
(Alternatives 5.1 and 5.5, respectively, in the EIR.)
Finding
Land use conflicts adjacent to Otay Lakes can be avoided through project
design which would have to be evaluated at later stages of project review.
Mitigation of the project's growth inducing effects are possible only
through alternative project or project design. There is insufficient
information regarding the economic viability of these alternatives to make a
determination of infeasibility.
2. Agricultural Resources 13.2)
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 will be 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.
Finding
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 their contention that the agricultural use of the property is
not economically feasible the applicant submitted a water systems analysis and
other data which has now been included in the final EIR IEIR-81-3, Volume 2,
page 88 through 94). This data is not a complete analysis of the economic
feasibility of more intensive agricultural use of the property. The analysis
is based on an assumed 6.3 million dollar drip irrigation system with no other
alternatives given any detailed analysis. No review of options, such as the
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Williamson Act, to reduce costs were provided. No discussion of alternatives
involving partial urbanization and partial agricultural use which would
provide a better economic base for spreading capital costs were examined.
There are also uncertainties regarding the value of crops which are produced
on diminishing coastal related agricultural lands and the possibility of using
reclaimed water which affect the feasibility of intensive agricultural use.
Therefore, there is insufficient information to determine if such agricultural
options are economically infeasible.
3. Transportation and Circulation (3.3)
Traffic generated from development of the project will represent an
increase in total area trips which would result in cumulative impacts on the
regional circulation system. Circulation system improvements are possible to
mitigate the potential impacts to insignificance.
At subsequent planning and review stages, programs for phasing, funding,
and implementation of the required roadway system and improvements will be
formulated. The geometrics of all intersections will also be reviewed.
Particular attention shall be given to those intersections identified as
operating below Level of Service C.
Finding
The potentially significant traffic and circulation impacts associated
with project development will be mitigated through implementation of the
master public facilities program and subsequent detailed studies.
4. 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 cumulatively significant
because the Point Loma Treatment facility is presently operating over design
capacity.
Finding
Preparation of and implementation of a facilities plan will avoid impacts
to provision of sewer service. Mitigation of cumulative regional impacts
associated with the Point Loma Treatment facility would involve expansion of
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the facility or construction of a new facility and is beyond the control of an
individual project on the City of Chula Vista. Such measures are the
responsibility of the City of San Diego.
5. Water Availability (3.5)
The water authorities responsible for serving the project site (the
California Authority and Otay Water District) have indicated their ability to
adequately supply the site and do not consider the project to adversely affect
their capacity for transporting water. However, cumulative, regional water
supply impacts may result from Arizona use of Colorado River water and
increased demands of additional development within the region.
Finding
Construction of a new water system to serve the project development will
be installed by the developer and will avoid localized supply impacts.
Mitigation of regional water supply impacts is under the jurisdiction of other
agencies and is beyond the control of individual projects or the City of Chula
Vista. Mitigation would require additional importation of water or a strict
limit on total regional consumption.
6. 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.
Finding
The project is being approved subject to the provision of adequate school
facilities as required by the school districts. This will reduce the
potential impacts to insignificance.
7. 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.
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Finding
The provision of police staff and equipment to meet the needs of increased
development will mitigate the short-term impacts anticipated during initial
phases of the project.
8. Fire Protection 13.8)
The proposed development will create an incremental increase in demand for
fire protection. The Chula Vista Fire Department does not anticipate problems
in serving the newly-developed area, provided that City standards regarding a
water supply system with adequate pressure, 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. At least one, and possibly two, fire stations will be
required within the project site. The project applicant will dedicate the
first site within the project in suitable locations and of sufficient size to
meet the Fire Department's need and will construct a suitable fire station and
provide equipment and start-up costs. A second site will be necessary near
the southern portion of the project; it is not known at this time if it will
be on or off the project site. The project's water system will be designed to
provide sufficient fire flow capacity and pressure based on the ISO Guide for
Determination of Fire Flow and the approval of the City of Chula Vista's Fire
Department.
Finding
The project is being approved subject to meeting the requirements for new
station construction, provision of apparatus and equipment and a water supply
system as required by the Chula Vista Fire Department. This will reduce the
project impact to insignificance.
9. 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.
Finding
The project is being approved subject to meeting the requirements for
funding of facilities, books and personnel as required in the conditions of
approval. This will reduce the project impact to insignificance.
lO. Visual Resources/Landform Alteration (3.14)
The proposed EastLake development will substantially change the visual
character of the site from a rural agricultural area to an urbanized
community. A1 though specific grading and design features are not available at
this stage of project review, measures to minimize visual impacts are included
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in the PC regulations related to grading, architectural design, and visual
considerations adjacent to designated scenic routes. There will be a
substantial and adverse alteration to the visual quality of the site which
cannot be mitigated to a level of insignificance. Visual intrusion into the
viewshed of the lower Otay Lake can be eliminated by substantially reducing
density in that area.
Finding
The incorporation of requirements for visual considerations within the PC
regulations mitigates the potential impacts along scenic routes to
insignificance. Visual impacts to the lower 0ray Lakes viewshed can be
avoided by reducing density or eliminating development in that area. Overall
visual impact can only be avoided through implementation of a project
alternative which may not be economically feasible, but there is insufficient
information to make a finding of infeasibility.
ll. 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.
Finding
The impacts associated with geology are potentially significant but will
be mitigated or avoided by implementing recommendations of the specific
§eotechnical studies.
12. Soils
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.
Finding
Expansive soils onsite could result in potentially significant impacts,
but these are mitigable through engineering design in accordance with the
recommendations of the geotechnical reports.
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13. 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.
Finding
Implementation of the measures outlined above will reduce the potential
drainage impacts to insignificance.
14. Air Quality (3.21)
The proposed project represents a substantial increase in the planned
population within the Chula Vista Planning Area over that forecast by Series
V. This will result in increased pollutant emissions from mobile and
stationary sources in a region which currently exceeds standards. These
emissions will have a significant, cumulative impact on a regional level due
to the departure from planned growth within the air basin.
Mitigation measures which have been incorporated into the project include
a mixture of land use types to reduce trip lengths, a park-and-ride site
within a commercial center, and biking, hiking and pedestrian trails. Mass
transit is expected to be available along major streets within the project
area. Energy conservation measures which are proposed would reduce stationary
sources emissions. In conjunction with the erosion control plan, the project
applicant will utilize adequate dust control measures to control
construction-related fugitive dust. These measures would reduce the potential
air quality impact, although not to insignificance.
Finding
The cumulative air quality impacts associated with exceeding planned
growth levels cannot be reduced to insignificance with development of the
proposed project. A reduction in development intensity in accordance with
Series V projections may not be economically feasible; however, there is
insufficient information to make a finding of a economic infeasibility.
-8-
15. Archaeological/Historical Resources (3.23)
The project site survey identified three archaeological/historical sites
and 14 artifact isolates. Future development of the site could result in the
loss or impairment of cultural resources present onsite. Prior to submittal
of a sectional development plan, test-level archaeological investigations will
be conducted for any of the identified archaeological sites within the
sectional development areas. The investigation will include surface
collection and mapping of the sites and excavation of a series of pits. The
results of these test-level investigations will be a final determination of
the significance and research potential of the sites. Based on these
findings, final mitigation measures will be developed. Such measures could
consist of recommendations for preservation, salvage excavation of a
representative portion of the site, and/or clearance for development.
Finding
The proposed mitigation program will avoid any significant impact on
archaeological/historical resources.
16. Paleontological Resources (3.24)
A portion of the project site, located in the Phase 3 area north of Poggi
Canyon, may contain subsurface fossil-bearing formations which could be
eliminated with development in this area, Potential impacts to
paleontological resources can be avoided by having a qualified paleontologist
present to monitor the initial grading operation in this area, and remove
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.
17. 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.
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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 insignificance.
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City Planning Commission page 24
Agenda Items for Meeting of March 10, 1982
4. c. Consideration of Statement of Overriding Considerations on the proposed
EastLake Planned Community
A. BACKGROUND
The Statement of Overriding Considerations is being drafted initially by the applicant
and has not been available for staff evaluation and comment. If staff's recommenda-
tion for denial of the project is followed, no Statement of Overriding Considerations
need be adopted.
B. RECOMMENDATION
Continue this item until the Planning Commission meeting of March 24, at which
time the Statement will be available.
Complete Staff Report and Exhibits
on
EastLake Application for Prezoning
to
Planned Community
and
General Development Plan
EastLake P-C Zoning
Table of Contents
Page
A. BACKGROUND 1
B. DESCRIPTION 1
C. PROCEDURE 2
D. EASTLAKE AS A NEW TOWN 3
E. ANALYSIS 4
1. Density 4
2. Zoning 5
Planning Boundaries 6
4. Open Space 7
5. Capital Costs 7
Dwelling Types 7
7. Annexation 8
8. Schools 8
9. Traffic Circulation 8
10. Sewer Service 11
11. Drainage 13
12. Public Transit Service 14
13. Parks and Recreation 16
14. Water 17
15. District Regulations 17
16. Energy 18
17. Othen Public/Quasi Public Facilities 19
a. Fire 19
b, Police 19
c. Churches 19
Onsite Reclamation 20
e. Library 20
EastLake P-C Zoning
Table of Contents
~age
F. DISCUSSION OF "STAFF PLAN" 21
G. ALTERNATE COURSES OF ACTION 22
H. RECOMMENDATIONS 23
I. CONDITIONS 23
J. FINDINGS 33
Tables and Figures
Follows Page
LOCATOR 1
Figure 1 - General Development Plan 1
Figure 2 - Proposed General Development Schedule 2
Table I - Statistical Summary of Land Use by Phase 2
Figure 3 - Proposed Circulation System 2
Figure 4 - Location and Topography of Project Site 2
Table II - Tabular Analysis of Gross Residential Densities 4
Figure 5 - Generalized Plan, Density/Acreage 4
Table III - Annual Revenue and Cost Summary 7
Figure 6 - County of San Diego Land Use Designations 8
Figure 7 - Circulation Element of Chula Vista General Plan 9
Figure 8 - Year 2000 Traffic Lanes and Volumes: Network 1 10
Figure 9 - Year 2000 Traffic Lanes and Volumes: Network 2 10
Figure 10 - Project Circulation Impacts: Network 1 10
Figure 11 - Project Circulation Impacts: Network 2 10
Figure 12 - Sewage Tributary Areas 12
Table VI - Storm Discharge from Project Drainageways 13
Figure 13 - General Development Plan - Staff Proposal 21
Table VIII - EastLake Residential Study 21
Table IX - Comparison of Chula Vista Staff Plan with
EastLake Plan (CFHW) by Sub-Con~unity 21
4.a. PUBLIC HEARING: Consideration of a request to prezone
approximately 4.8 square miles to P-C (Planned
Community) and approve a General Development Plan
for approximately 11,800 dwelling units,
commercial areas, an industrial area and parks,
schools and public open space in the area between
Southwestern College Estates and Otay Reservoirs
- EastLake/Cadillac Fairview Homes West
A. BACKGROUND
1. The applicant is requesting P-C zoning in conjunction with the
preceding General Plan amendment for 3,073 acres located in the unincorporated
are abutting the present eastern boundaries of Chula Vista (see locator map).
2. The E. I. R. was considered as the preceding item.
B. DESCRIPTION OF THE EASTLAKE GENERAL DEVELOPMENT PLAN
1. Area - 3,073 acres. (See Figure 1.)
2. The 11,800 dwelling units proposed will be divided into the following
density categories:
a. 10% Single family detached homes (conventional lots/setbacks)
b. 27% Duplexes, zero lot line and cluster developments at
about 7 dwelling units per acre
c. 26% Townhouses, condominiums and other attached housing at
about 10 dwelling units per acre
d. 20% Townhouses, condominiums and garden apartments at
approximately 16 dwelling units per acre
e. ll% Medium density condominiums and apartments at about 25
units per acre
f. 6% More dense condominiums and apartments at approximately
30 dwelling units per acre and over.
3. 210 acres devoted to light industrial land use.
4. Two community commercial areas of approximately 14 acres each plus 30
acres of commercial office.
5. One junior high school and one high school, together with five
elementary schools.
WESTEC S~rvict~ mc.
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L/~ I .....'"' ....
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General Development Plan
6. Five neighborhood parks and one 30 acre community park together with
two lakes and interconnecting system of greenbelts ~rovide a total of 715
acres of open space.
7. 27+ acres of community facilities (fire station, churches, day care,
etc.).
The dwelling units will be confined to 1720 acres of the project, thus
producing an average net density of 6.9 dwelling units per acre, divided into
seven density types. The 28+ acres of commercial development will provide for
typical convenience retail shopping including grocery stores, gas stations,
and drug stores. The 210 acre industrial area will accommodate light to
medium industrial, together with warehousing and office activities. There is
an additional 30+ acres devoted to office use adjacent to the industrial
proposal. The combination of industrial and commercial activities are
intended to provide employment opportunities within the project for residents
of EastLake and the surrounding area. An additional 27 acres has been
designated for community facilities to provide services such as a fire
substation, possible city administration offices, post office, churches, day
care centers, water storage tanks and a water reclamation facility.
The project has been divided into three phases; each phase is projected to
accommodate a growth of approximately lO,O00 residents and spans a period of 5
to 7 years. Thus, the entire EastLake community is estimated to take between
15 and 21 years to develop. (See Figure 2 and Table I.)
The mixture of housing types and diversified density will allow the
developers to realistically develop a housing program to accommodate up to 10%
of the units for low and moderate income housing.
The project applicant proposes to establish a sewage treatment plant to
allow for reclaimed water to be used on all of the greenbelt areas. Even if
he should decide in favor of connecting the Salt Creek Basin to the Metro
System in lieu of constructing a treatment plant, the applicant proposes to
use effluent from the existing Otay Municipal Water District plant for
irrigation of the open space areas. In addition, it has been estimated by the
applicant that some 8,000 jobs will be provided in the commercial and
industrial area, which would represent 18% of the total job opportunities
offered within the Chula Vista Planning Area.
A positive cash flow of one quarter million dollars is estimated with the
completion of Phase I, increasing to over $600,000 with Phases II and III.
C. PROCEDURE
Prezoning to P-C and adoption of General Development Plan gives a zoning
level commitment to the development by the establishment of overall land use
patterns including areas for development as well as open space. Refinement of
the development areas would be made with approval of the Sectional Planning
Area plans, tentative subdivision maps and precise plans.
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XS~X_~"O W~ST~C S~r,,~ '~.
I
I
FIGURE
Proposed General Development Schedule 2
~ ' Serviceo.
£XHIBIT B
Proposed Circulation System
, - .- ~ , ~PROJECT SITE BOUNDARY
Location and Topography of Project site and ViGini~
(Portion~ of USGS 7.5' Otay Mesa and Jamul Mountain Quads)
Staff's recommendation is for denial of the General Plan amendment. If
the City Council adopts that recommendation, there is no need to consider the
details of the application for prezoning the property to P-C, or approval of
the general development plan. The appropriate action would be to deny the P-C
zoning on the basis of noncOnformance with the General Plan; however, this
report will evaluate the general development plan, so that the Planning
Commission and City Council may approve it if that should be their desire.
The evaluation of the general plan may also be of assistance in reaching a
decision on the General Plan amendment.
D. EASTLAKE AS A NEW TOWN
The emphasis on higher density residential development within the EastLake
Community is predicated on the developer's belief that such densities are
required to produce housing that will be affordable over a twenty year
period. That argument may be valid but it raises policy questions which
should be addressed by the Planning Commission and 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 Towne 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 spaces so that even though the areas actually devoted to
buildings and parking areas may be intensely developed the overall effect is
spacious and open. There is nothing in the EastLake Plan which gives evidence
to a commitment to this type of a "new town" atmosphere. Indeed, documents
furnished to staff along with the application make repeated reference to the
EastLake development as being in conformance with the City zoning standards.
The City's zoning standards represent the minimum standards acceptable to the
City Council and they have developed over the years, at least in part, as a
series of compromises. Approval of a "new town" of 30,000 persons in a fairly
remote location should carry with it a commitment to develop in accordance
with much higher standards.
As a matter of interest, the application of EastLake type densities
throughout the Chula Vista Planning area would result in a City of
approximately 300,000 people.
While much of the EastJ_ake plan is based on sound planning principals it
was noted earlier in this report that the density is significantly higher than
other planned communities in the southern California area. As a result, the
Planning Department has developed a plan which reflects much of the land use
arrangement and circulation pattern proposed for EastLake but utilizing
density more in keeping with traditional southern California development
patterns.
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E. ANALYSIS
1. Density
The proposed average residential density of nearly 7 DU/acre
requested in EastLake represents a significantly higher density than many
other planned community areas in southern California region (refer to Table
II).
Traditionally densities tend to decrease as the city expands into
rural areas.
This pattern of decreasing densities toward the periphery of an urban
area has several advantages:
a. The higher density areas are located in areas already served by
adequate streets, sewers, schools and other infrastructure.
b. Lower density areas have less of an impact on adjacent
agriculture and open space areas than higher density areas.
c. Higher density enclaves near the periphery of an area result in
increases in vehicle miles traveled and corresponding increases
in energy consumption and air pollution.
EastLake is composed of five village areas with the two most easterly
segments lying adjacent to Upper and Lower Otay Lakes. Both of these
villages at the extreme edge of the planning area have 125 to 135
acre "core" areas with development proposed at approximately 1300
dwelling units, or approximately 10 dwelling units per acre. By
comparison, the residentially graded portion of the "Watt project"
lying on the north side of "H" Street, east of 1-805, is also
approximately 125 acres in size and is proposed for approximately 830
dwelling units. These "core" areas of EastLake therefore exceed the
density of the comparable size "Watt" area by 50%.
Even the extreme southwest corner of EastLake which is surrounded on
four sides by county agricultural zoning is proposed for a density equal to
the graded portion of the "Watt project" lying north of "H" Street. ISee
Figure 5.)
Several four and five acre plots of isolated high density 120-30
DU/acre) residential developments are proposed in the middle of lower density
15-9 DU/acre) patterns. The majority of these high density enclaves are
located substantial distances from commercial areas and the primary
transportation corridors. The developer's reason for providing this
dispersion of high density is an attempt to locate low and moderate income
persons thoughout the project. While I endorse disbursing the various income
groups throught the EastLake community, they need not and should not be
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totally limited to the highest density land use pattern. Areas planned for an
average density of ll.5 DUs per acre should also be utilized to accommodate a
portion of the low/moderate income housing. Mobile home parks would be one
example of such housing in the ll.5 DUs per acre pattern. Attached is a
density proposal ("staff sketch plan") developed by the Planning Department
designed to bring densities more in line with a residential pattern of
approximately 5 DUs/acre. If the Planning Commission and City Council
conclude that development of the area is appropriate at this time, the
applicant should be requested to develop a plan more in keeping with such a
density pattern. The "staff sketch plan" (Figure 13) is discussed later in
this report. (Refer to Section "F".)
It has been suggested in the EIR and echoed by the developer, that
the City amend its General Plan to conform more with the adopted Sweetwater
Community plan. Such an action would reduce the overall impacts of any
development in the eastern planning area. The Sweetwater Plan establishes
density patterns varying from one unit per acre to one unit for four acres for
the vast majority of undeveloped property lying east and south of the valley.
Adoption of the EastLake plan together with the Sweetwater Community plan
would allow the applicant to proceed with his fairly high density plan, while
reducing densities on closer-in properties not under his ownership. It should
be noted that over 1,O00 acres of land designated in the Sweetwater plan for a
density of 1DU/acre has been annexed to the City of Chula Vista and was
approved for development of 3,000 dwelling units in 1978 as part of the
E1 Rancho Del Rey specific plan.
The Chula Vista General Plan has a large visitor commercial area
shown near the intersection of San Miguel Road and the Route 125 corridor
together with residential densities allowing up to 12 DUs/acre for portions of
EastLake and adjacent ownerships north to Sweetwater Lake. Such designations
seem most inappropriate and it is likely that the studies being conducted by
the City's Contract Planner will result in recommendations for change in these
areas.
2. Zoning
The General Plan which constitutes the comprehensive long range
projection for the community, based on a 20 to 30 year period, is designed to
set overall goals and land use patterns to govern more precise and shorter
span zoning or community plans. The present EastLake proposal asks the City
of Chula Vista to make not only a General Plan commitment to a 20 year
building program, but includes a P-C zoning proposal for specific densities,
location, and type of commercial and industrial development.
Given the uncertainties over water availability and funding of
north/south thoroughfare/freeway construction and the fact that the city has
not completed its own planning work in the area. It is nLV recommendation that
any approval should be limited to Phase I of the attached sketch. Approval of
any zoning pattern beyond Phase I should be regarded as conceptual approval or
future development area.
-5-
Those lands considered for development in later phases should
therefore be zoned "agricultural" as a holding or interim zoning pattern.
Such a zoning pattern allows for urbanization of an area large enough to
sustain a five to six year building program without foreclosing future
development choices in the eastern planning sector.
The Gobar financial analysis projected a positive yearly fiscal
impact to the City in excess of a quarter of a million dollars by the
completion of Phase I. Approval of subsequent phasing, could be withheld by
the City pending Council review of the actual financial ~mpact of Phase I.
3. Planning Boundaries
The EastLake zoning plan represents a development proposal based
entirely on ownership rather than logical planning boundaries. This results
in impacts on adjacent properties, several of which are described below:
a. The extension of the Proctor Valley transportation corridor road
north to 1-54; the approximately 135 acres of land located south and west of
the corridor, just north of EastLake, which in my opinion would be committed
to future industrial land use, due to its relationship to the proposed
EastLake industrial area; the approximate 87 acres, lying north of EastLake
and east of the corridor, likewise would be committed to a medium or low
density residential pattern.
b. Approximately 130 acres of land lying north of Telegraph Canyon
Road, adjacent to existing City residential development, will .also be
committed to medium density residential.
c. As mentioned early in this report the 160 acre parcel located at
the extreme southwest corner of the project is completely surrounded by
undeveloped (agriculture zones) property under the ownership of United
Enterprises. Approval of any urban use for this area should be delayed until
the adjacent lands of United Enterprises have been studied.
In summary, the applicant's planning program is confined to the
irregularly shaped Janal Ranch ownership. Until someone (the city) has
studied the EastJ_ake area and its environs, it is difficult to know whether
the proposed industrial and commercial areas are most advantageously located
and whether the High School should be moved, perhaps even to a location
outside of Janal Ranch. Yet, approval of EastLake in advance of completing
general planning work for the entire area will, to a large extent, determine
land use and public facilitles patterns in adjoining areas. At the very
least, any approval of EastLake should be confined to the area east of
San Oiego/Otay water line.
-6-
4. Open Space
The EastLake plan indicates approximately 27 percent of the area
devoted to recreation and open space; however, with the exception of the
500-800 foot wide open space corridor lying on the east side of the
transportation corridor and the five neighborhood parks, the open space is
confined to unusable canyons, narrow strips or passive visual areas. However,
additional open space will be provided within the development area of various
projects; therefore, the densities indicated on the plan should not be
construed as delineating development and lotting patterns.
The passive open space areas which are lO0 feet wide or more, such as
the Telegraph Canyon Road and Proctor Valley-125 corridor (see transportation
section on recommended increase in width), and areas adjacent to Otay Lakes
generally represent prime areas for the planting of thick rows of trees to
soften the impact of these major transportation routes and to beautify the
area.
5. Capital Costs
The EastLake proposal involves development of a relatively remote
segment of the Chula Vista sphere of influence. The proposed area of
development is not now supplied with the necessary public facilities,
particularly schools, streets and sewers to support the proposed development.
The provision of these facilities by the developer is substantially addressed
in the recommended contitions of approval.
It should be noted that the Gobar Financial Report which shows a
positive cash flow to the City of up to $600,000 a year by the end of Phase 2
from the implementation of the EastLake Plan did not include required capital
expenditures by the City. This is set forth in more detail in Table III.
A phased facility plan should be required giving a detailed schedule
of time and estimated cost for each item to be constructed in conjunction with
the development phasing program.
6. Dwelling Types
The actual dwelling types and consideration for transfer of density
should be addressed during consideration of the Sectional Planning Area plan;
however some of the areas designated for densities of 6-12 dwelling units per
acre should be considered and committed for mobile home park development with
combinations of rental spaces and individual lot ownerships. The densities
listed on the approved map should be considered the maximum allowable and,
therefore, reductions may be required depending on dwelling type, grading
concepts and overall project design as submitted with the Sectional Planning
Area plans. The various densities listed should be interpreted as requiring a
diversity of housing types within each phase of development. Density
transfers should be allowed subject to City Council approval. (See density
section for reference to low/moderate income.)
-7-
Table III
ANNUAL REVENUE AND COST SUMMARY -
EASTLAKE FISCAL IMPACT ANALYSIS
End of End of End of
Phase 1 Phase 2 Phase 3
Revenues
Property Tax
Development of Property $ 716,186 $1,453,477 $2,087,708
Additional Retail in City 2,471 6,089 15,515
Sales Tax 146,455 286,479 443,208
Business License Tax 14,309 34,024 36,255
Utility Users Tax 314,614 674,355 834,125
Franchise Tax 122,983 263,605 326,059
Real Property Transfer Tax 21,456 42,892 62,965
Per Capita - Related Revenue 364,622 731,632 1,lO1,500
Total Revenue $1,703,096 $3,492,553 $4,907,335
Costs
Police Costs $ 493,117 $ 989,462 $1,488,674
Fire Costs - Operating 249,531 500,697 753,818
Public Works Costs 217,530 444,728 608,117
Parks and Recreation Costs 48,752 97,824 147,278
Library Costs 119,324 239,428 360,469
Overhead Costs 305,500 614,978 911,145
Total Costs $1,433,754 $2,887,117 $4,269,501
Net Revenue $ 269,342 $ 605,436 $ 637,834
7. Annexation
The developer has indicated a willingness to annex the entire
ownership if the City accepts the General Plan amendments and P-C zoning.
Approval of the EastLake Plan by the City Council would surely encourage
adjacent ownerships to also annex as it is most unlikely that the County would
approve density patterns as intensive as those proposed in EastLake. Figure
6 shows the EastLake area as designated on the County's plan for the Otay
Subregion. It will be noted that most of the Janal Ranch is designated as
"intensive agriculture."
8. Schools
Five elementary, one junior high and one high school are shown on the
EastLake Plan. Both the Chula Vista Elementary and Sweetwater Districts have
responded to the plan indicating that the number of schools is inadequate
based on the district's school generation figures. Approval of the plan
should be predicated on submission of a revised general development plan which
complies with the districts' standards as to size and number of schools. The
proposed high school is located near the extreme east end of the project at
the edge of its service area. Both the Sweetwater District and the Chula
Vista Planning staffs are convinced that moving the site westerly would better
serve the EastLake and adjacent planning areas in the years to come. Further
complicating any approval of the EastLake plan at this time is the position of
the Sweetwater District with respect to the number of junior high and high
schools required in the area. The District is now indicating that two high
schools and three junior high schools may be required. (See attached letter
dated February 17, 1982.) We have attempted to address this matter in the
conditions of approval. Because of the distances involved in high school
service boundaries, and uncertainty over the timing of development of adjacent
lands not under the applicant's ownership, and the type of development likely
to occur on those lands, planning for junior and senior high schools is
extremely difficult.. Under these conditions, it is understandable that the
Sweetwater District feels the need to protect itself by alerting the applicant
to the possible need for two high schools and three junior high schools.
9. Traffic Circulation
a. The EastLake development will have an over-increasing impact on
the street network east of 1-805. That impact will gradually increase and
change in character as EastLake and other developments occur. Because of the
evolutionary nature of that impact it is not now practical to assign specific
conditions of approval relative to the total EastLake development. Instead, a
concept of what improvements will likely be required should be provided. The
general philosophy to be followed is that the extent and nature of street
facilities to be provided should be sufficient to provide safe and convenient
access to the cumulative EastLake development at all times. Further, EastLake
should participate in costs of necessary street improvements in the same
degree as it creates the need for those improvements. Investment of front-end
monies in excess of their proportionate share may be necessary. Reimbursement
plans could later equalize this temporary inequity.
-8-
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I
INTENSIVE AGRICULTURE (1 Dwelling Unit 2-4-8 Acres) ~ ...... ~"'
MULTIPLE RURAL USE (1 Dwelling Unit 4-8-20-40 Acres)
FleXURE
County of San Diego Land Use Designations
O/ay Subregional Planning Area Land Use Element
There are currently several collector and major roadways in the
vicinity of the EastLake project. However, only Telegraph Canyon
Road/Otay Lakes Road provides significant direct access to the property.
Proctor Valley Road provides a secondary direct access to the project site.
b. The average daily traffic on Telegraph Canyon Road ranges from
26,600 just easterly of 1-805 to 12,310 just to the west of its intersection
with Otay Lakes Road. Otay Lakes Road extending easterly of Telegraph Canyon
Road has an approximate ADT of 3,000.
c. An extensive traffic analysis was conducted for the EastLake
development proposal. The traffic study area (TSA) included the Chula Vista
Planning Area easterly of 1-805 between the South Bay freeway (Route 54) and
the Otay River. This eastern Chula Vista TSA covers approximately 25,000
acres.
Figure 7 depicts the circulation element of the General Plan.
Table IV provides a summary of the year 2000 land use assumptions that were
used in the traffic analysis. Three primary sources were used to develop
these assumptions. They were:
l) The City of Chula Vista 1990 General Plan
2) The E1 Rancho del Rey Specific Plan
3) The EastLake Planned Community Proposal
TABLE IV
EAST CHULA VISTA
TRAFFIC STUDY AREA {TSA) YEAR 2000 LAND USE SUMMARY
Approximate Area (Acres)
Residential Business/
District Units Commercial Office Industrial
l. Bonita/Sunnyside ll,O00 100 0 0
2. E1 Rancho Del Rey lO,O00 50 0 0
3. Oleander 6,000 20 0 240
4. Otay Ranch 6,000 l0 10 0
5. Bonita Miguel 6,000 40 0 0
6. EastLake 11,800 30 50 220
TOTAL 50,800 250 60 460
-9-
d. Two additional assumptions are important to note regarding the
traffic study. They are l) the agriculture and reserve area in the United
Enterprises property throughout the southeast portion of the TSA was assumed
to be developed to the equivalent of only one dwelling unit per four acres and
2) a density factor of four dwelling units per acre was applied to the area
designated on the General Plan as medium density (4-12 DU/acre) uses within
the United Enterprises ownership.
e. The traffic analysis was conducted for two alternative
circulation networks. Network 1 (See Figures 8 and 10) assumed full
development as outlined in the city and county general plans as modified by
the EastLake proposal. The second analysis, Network 2, (See Figures g and ll)
assumed a more limited circulation system with several lengths not being
improved by the year 2000.
f. Full development of the traffic study area based on land uses
shown in Table IV would generate the traffic volumes on each network as
delineated in Figures 8 and 9. These figures also indicate the lane
requirements for each segment of each network.
g. The percentage (range) of total traffic which EastLake will
contribute to each individual road segment is shown on Figures l0 and ll.
h. An evaluation of total year 2000 peak hour traffic flows at
selected intersections was conducted to determine probable future levels of
service at those intersections. Levels of service D, E and F represent
progressively more unacceptable levels of congestions possible. Of the
intersections analyzed, 8 are projected to operate at level of service D or
lower as shown in Table V, below. Also shown in Table V are interchange lamp
intersections along 1-805 where total projected traffic will result in
unacceptable levels of service. Percentages shown in brackets represent the
relationship of project traffic to total traffic.
-10-
TABLE V
LEVEL OF SERVICE AT SELECTED INTERSECTIONS/INTERCHANGES
LOS Network 1 Network 2 Intersection Capacities
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/Paseo Ladera Telegraph Canyon Rd./Paseo del Rey
Bonita Road/Otay Lakes Road
E: East H Street/Otay Lakes Road East H Street/Otay Lakes Road
Telegraph Canyon Rd/Paseo del Rey Bonita Road/Otay Lakes Road
F: SR 125/Sweetwater Road Bonita Road/San Miguel Road
SR 125/San Miguel Road Telegraph Canyon Rd/Paseo Ladera
Bonita Road/Willow Street
1-805 Interchange Ramp Intersection Capacities
E: Southbound On-Off Ramps and
Bonita Road (Minimal %)
Northbound On-Off Ramps and
Bonita Road (Minimal %)
F: Northbound On-Off Ramps and
Bonita Road (Minimal %)
Northbound On-Off Ramps and
Telegraph Canyon Road (17)
10. Sewer Service
a. The EastLake planned Community Site is divided into five
drainage basins as follows: Proctor Valley/Sunnyside, Long Canyon, Telegraph
Canyon, Poggi Canyon, Salt Creek. In all cases there are no existing
facilities within the project and significant off-site extensions to reach
existing facilities will be necessary in some cases. In some instances the
distance involved may make it financially prohibitive until such time as
future development can share the costs.
b. The Proctor Valley basin can be serviced by the Spring Valley
Sanitation outfall via an existing sewer line in San Miguel at Proctor Valley
Road. A 9200 foot offsite line would now be required to make this
connection. However, the size and length of offsite sewer will be dependent
upon preceding development by others and whether the offsite construction is
of benefit to other properties. The Proctor Valley subarea could be served on
a temporary basis by a pumping to the Telegraph Canyon Trunk Sewer.
-ll-
c. Service of the area tributory to Long Canyon can be achieved by
completing the offsite connection to the existing Spring Valley Sanitation
District outfall. Size and length of outfall construction will be dependent
upon prior development by others and whether the offsite connection is of
benefit to other properties.
As with the Proctor Valley service area, sewage flows from
Long Canyon could with proper approval, be pumped to Telegraph Canyon as an
interim solution. However, it would be preferable that the Proctor Valley and
Long Canyon gravity connections be constructed initially instead of interim
pumping facilities.
d. Sewage flows in the Telegraph Canyon basin can be handled by the
existing Telegraph Canyon trunk which extends to within approximately 3,000
feet of the project boundary. As previously discussed, this trunk line may
also serve as an interim solution for other subareas of the project until
future offsite developments will support the construction of gravity
facilities with the appropriate basins. As long as much of the Telegraph
Canyon basin is not developed, this interim use should not pose any problems.
On an overall basis, EastLake represents 20 percent of the
undeveloped land in the Chula Vista planning area but would utilize 27 percent
of Chula Vista's current unused Metro System sewage capacity for future
growth. The disproportionately high generation of sewage by those portions of
EastLake within the Telegraph Canyon Basin could ultimately result in moderate
overload of the Telegraph Canyon Trunk Sewer.
e. The remaining two basin segments within EastLake are Poggi
Canyon and Salt Creek. Both are relatively far from any existing sewage
collecting facilities. There are two basic means of providing sewer service
to these areas: 1) Through construction of a lengthy gravity connection to
Metro, or 2) through construction of onsite reclamation facilities. Both
alternatives are relatively expensive. Final determination of which to build
will probably involve the cost and availability of water, extent and location
of offsite development, extent of interagency cooperation, state of the art
regarding reclamation facility design and other factors which are dominant at
the time. A final decision on the method of disposal for these areas can be
made when their development is more imminent.
The further development of Chula Vista in the Otay River Valley
and the industrial development of Otay Mesa as planned by the City of San
Diego will both be heavily dependent upon availability of a major sewer in the
westerly portion of the Otay River Valley. The Poggi Canyon and Salt Creek
basins, if served by gravity connection to the Metro system would also be
served by that same major. The only practical means of funding the necessary
sewer facilities appears at this time to be via a collective effort of owners
of all or most of the lands which would benefit by the construction. Such
interagency and multi-owner negotiations will doubtless be complex and time
consuming.
-12-
VESTEC Services. Inc.
SOURCE: Larry Seeman Associates
j FIGURE
Sewage Tributary Areas ~ ~
The developer proposes to serve the Poggi Canyon basin segment
on a temporary basis via pumping to the Telegraph Canyon trunk sewer. No such
proposal has been made relative to Salt Creek.
f. The Engineering Department has found that the diverted flow into
the Telegraph Canyon sewer from the Long Canyon, Proctor Valley and
Poggi Canyon basins could be conditionally acceptable on an interim basis.
The Engineering Department also supports further research into the possible
use of water reclamation as a viable alternative to disposal via the Metro
system. Engineering considers it inappropriate to attempt to make a choice
between water reclamation and connection to the Metro system at this time.
11. Drainage
a. The project site includes segments of five drainage basins which
ultimately discharge into the southern portion of San Diego Bay. The five
basins are Salt Creek, Poggi Canyon, Telegraph Canyon, Proctor Valley and Long
Canyon. (See Table VI.) Additionally, there are approximately 400 acres on
the extreme eastern margin of the site overlooking the Otay Lakes. This area
drains into the Otay Lakes Reservoirs. Runoff into the various basins from
EastLake should be controlled so as to preclude downstream impacts from either
diversion or increase in rate of flow.
b. Salt Creek and the area along the eastern margin of the project
site which drains into upper and lower Otay Reservoirs are currently
undeveloped and contain only minor drainage facilities. Salt Creek discharges
into the Otay River Valley.
c. The eastern reaches of Poggi Canyon are currently undeveloped.
There is an open concrete channel in the lower portion of the drainage basin
through the residential area immediately north of its junction with the Otay
River. The concrete channel and roadway underpasses have sufficient capacity
to contain a 50-year storm flow under present conditions. Additional
improvements will be necessary to increase the capacity so as to handle a 50
year storm under conditions of ultimate development.
d. There are flooding problems along street crossings over the
Telegraph Canyon Creek between the eastern limits of Chula Vista and San Diego
Bay for storms with a lO-year recurrence interval. The capacity of most of
the street crossing culverts is approximately one-third of that required to
accommodate a 50-year expectancy storm under ultimate conditions.
Areas in the eastern reaches of the Telegraph Canyon Basin
should be developed with retention basins to preclude an increase in the peak
fl ow, which impacts existing downstream structures. The U. S. Army Corps of
Engineers is presently working on a project in cooperation with the City of
Chula Vista to increase the capacity of Telegraph Canyon drainage facilities
between Fourth Avenue and Interstate 5. These improvements together with
upstream retention basins should resolve any flooding problems that exist in
the basin.
-13-
e. The Proctor Valley drainage basin has minor improvements in its
eastern reaches and inadequate facilities exist in the lower reaches near its
confluence with the Sweetwater River. Periodic flooding occurs in this basin
in the vicinity of Central Avenue.
f. A serious flood hazard problem exists at the mouth of the Long
Canyon drainage basin where the flow must pass through a culvert beneath
Bonita Road before converging with the Sweetwater River. The existing
drainage facilities are clearly inadequate and flooding and property damage
frequently occur in the area. Deposition of Long Canyon silts upon the Chula
Vista Municipal Golf Course is also a frequent problem.
A proposed development known as Bonita Long Canyon Estates falls
primarily within the Long Canyon drainage basin. The development plans for
this property include a retention basin which will increase the time of
concentration of large floods within the basin while at the same time reducing
the deposition of silt on the golf course.
12. Public Transit Services
a. EastLake is located to the east of the existing Chula Vista
Transit Service Area. There are currently two Chula Vista Transit routes that
serve the vicinity.
CVT Route 704 serves the residential area between East Naples
and Telegraph Canyon Road, Southwestern College and Southwestern College
Estates residential area. Both of these routes provide connections to central
Chula Vista and Rohr Industries.
CVT Route 705 serves the Bonita area operating along Otay Lakes
Road, Bonita Road, Sweetwater Road and Bonita Mesa Road. This route also
extends to Southwestern College, Bonita Vista High School and Bonita Vista
Junior High School.
b. An existing park and ride lot for carpooling is located at the
interchange of Sweetwater Road and 1-805. An additional park and ride
facility is proposed for the 1-805 and East "H" Street interchange.
c. As new areas develop that transit service be provided concurrent
with development. This establishes among residents the habit of using the
transit facilities. However, during this initial period during the first few
years of development the routes would probably be relatively unproductive in
terms of ridership.
d. There is a need for two basic types of transit service for the
EastLake development. One is a line haul service which could be an extension
of existing routes 704 or 705 and would be implemented in Phase I. The other
service would be internal to the EastLake development with either a fixed
route or a dial-a-ride service and would be implemented in Phase II or Phase
III.
-14-
e. There is also a need for two transportation centers within the
development. One would be in the vicinity of the commercial center located
north of Otay Lakes Road. This facility would be part of the first phase of
the development and would be a terminal point for the extension of Route
704-705. It could then also serve as a connecting point for future internal
EastLake service to the line haul service. The second transportation terminal
would be developed at a later phase and would be oriented to the major
north-south arterial (formerly Route 125). This facility would incorporate a
park-and-ride lot and could provide a connection to regional transportation
facilities.
f. Bus turnouts should be incorporated into street designs and
should be provided at major intersections. Benches should also be provided at
locations with heavier transit patronage.
g. During Phase I it will be important to provide initial transit
services to develop among the residents a habit of transit ridership. In
order to provide the initial extension of the line haul service it would be
appropriate for the developer to financially support this facility for a
limited time and to limited degree. As development continues and presumably
patronage increases, the percentage of developer participation would decline.
This is illustrated in Table VII which contemplates a long term commitment of
$163,000 by the developer.
TABLE VII
SUGGESTED PARTICIPATION BY DEVELOPER
IN PROVIDING TRANSIT SERVICE TO EASTLAKE
FY 1983-84: $78,400 x 60% = $47,000
FY 1984-85: $87,808 x 50% = $43,900
FY 1985-86: $98,340 x 40% = $39,300
FY 1986-87: $110,140 x 30% : $33,000
As mentioned earlier, in order to provide the internal shuttle
system by Phase II or III it is recommended that the developer be responsible
to provide two mi d-size buses wi th a carrying capacity of about 25-30 people.
It would also be necessary for the developer to provide a more limited subsidy
of the operation of this facility. It is suggested that the initial years'
operation be subsidized to the extent of 30-40%.
The total estimated cost of these two components is
approximately $500,000. This cost does not include other fixed facilities
such as the transit centers, shelters, bus pullouts, etc.
-15-
13. Parks and Recreation
Based on the proposed ll,800 dwelling units, the developers would be
obligated for 71 acres of park land and RCT fees amounting to over 4 1/2
million dollars during the life of the project. The City Council has
traditionally waived RCT fees for developers who have agreed to provide the
City with "turnkey" parks in accordance with the City's formula for park
requirements. The EastLake Plan identifies five neighborhood parks of
approximately 8 acres each and one 30 acre community park, a total of 70
acres, thus meeting the City's general park requirements. In addition, all
parks and major open space areas would be linked by a minimum lO0 ft. wide
master trail system accommodating bicycles and pedestrians.
Two manmade lakes with adjacent open space will also be developed
with recreational activities, such as boating and fishing being offered at one
of the lakes. The remaining open space areas will function largely as visual
or passive open space areas, with the exception of the 20 acres lying south of
the 30 acre community park parallel to the east side of Proctor Valley/125
corridor, which could be used for active recreational uses or limited
community facilities.
In addition, the approximately 40 acres of open space, located at the
extreme southerly tip of the project, near Otay Lakes dam, has future
recreational opportunities.
Cadillac Fairview proposes to build the neighborhood parks (40 acres)
and offer the community park (30 acres) for dedication. The neighborhood
parks would be owned and maintained by a Homeowners Association.
The improvements to be constructed within the neighborhood parks,
perhaps to include such facilities as ballfields, tot lots, equipment, tennis
court, etc., as well as landscaping, bike paths and manmade lakes will be
determined at the Sectional Planning Area plan stage. Based on such a
commitment the City should agree to waive any required fees for RCT or PAD.
Although the basic concept is endorsed by the City's Director of Parks and
Recreation, certain aspects of the maintenance program have possible long
range implications. Residents who pay for the maintenance of parks through
their homeowner association fees and who also pay taxes that go, in part, for
the maintenance of parks in other areas of the city may come to feel that they
are unfairly being doubly-taxed. This could bring pressures for the City to
assume the responsibility for park maintenance in EastLake in future years.
The proposed community park area along the easterly edge of the Route
125 corridor was marginally acceptable to the Director of Parks and
Recreation, largely because of its adjacency to the high school. With the
relocation of the high school to a more central location as requested by the
Sweetwater Union High School District, the proposed location of the community
park is unacceptable. A location on the periphery of the industrial area is
recommended by the Director of Parks and Recreation as being least disruptive
to nearby land uses. It is proposed that much of the community park be
devoted to ballfields to be used for league play and such activity is
incompatible with residential uses.
-16-
At present there are 5 neighborhood parks planned in conjunction with
the proposed elementary schools. However, the Elementary School District has
asked the developer to plan for a maximum of 7 schools based on current school
generation figures (See section of report on schools.). Nevertheless, the
park plan will remain the same at this time, allowing for 5 neighborhood parks
at 8 acres each and one 30 acre community park. This may be revised somewhat
at the Sectional Planning Area plan stage.
14. Water
The San Diego Region presently imports 90% of its water. Available
imported supply is anticipated to be reduced by approximately 15% in 1985 when
the Central Arizona Water Project is completed. In addition, other factors
threaten to further reduce this region's imported water supply in the future.
Availability of the regional water supply is beyond the control of this
developer and involve both regional and statewide decisions. On the one hand
it can be argued that a commitment to a new community of 30,000 people is
unwise in view of the certainty of reduced supplies from the Colorado River
and the uncertainty over construction of the peripheral canal. On the other
hand it must be recognized that the EastLake Plan includes a program of
requiring low water use fixtures, a reclaimed water distribution system and a
water reclamation program, all of which will reduce the EastLake demand for
imported water.
15. District Regulations for EastLake
The Planned Community zone provides that the General Development Plan
include a text specifying general criteria relating to such items as height,
open space, offstreet parking and building coverage for residential,
commercial, institutional, and industrial areas. Prior to any development
within a Sectional Planning Area, more specific development standards relating
to permitted land uses, lot coverages, height, bulk and sign requirements are
required as part of the S.P.A. submittal plan.
The developers of EastLake have submitted a very detailed document
entitled, "Planned Community District Regulations for the Planned Community of
EastLake." These regulations are very specific and go beyond the intent of
the P-C zone at this stage. Staff has met with the developer and has
requested a modification to the detailed district regulations to provide
standards of a more general nature until the Sectional Planning ARea plans are
submitted. The applicant has agreed to make the modifications as requested by
the staff in time for discussion and adoption at the Planning Commission
meeting of March 24th.
The district regulations for the residential areas establish
standards for the seven density types. Regulations for the office area are
generally patterned after the present C-O zoning regulations now in use by the
City. The retail commercial area regulations represent uses now alloed in the
Neighborhood Commercial and Central Commercial areas of the city with the
exception of a hotel and motel land use which has been added by conditional
use permit. The employment park area represents a consolidation of the
Industrial Research and Limited Industrial standards presently utilized by the
City.
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Separate standards and land use designations are specified for open
space, schools, and community facility designations.
16. Energy
Project related energy consumption will include the one time
expenditure of essentially non-renewable resources for the construction of the
project and a subsequent continuous expenditure of energy for the operation of
the project. Because the project is to be phased over a long period of time,
it is extremely difficult to predict future energy supplies, costs, and
consumption patterns. Energy consumption estimates for EastLake were
developed using standard projections based on existing land uses in southern
California. This data was based on information dating back to the early 70's
and therefore does not entirely incorporate current conservation technologies
or demands.
Given these restrictions it is estimated that at project completion
EastLake will require annually 263 million kilowatt hours of electricity, 14.4
million therms of natural gas, and 9.2 million gallons of gasoline.
In order to conserve these energy sources there are basically 3
approaches that can be utilized. The first concerns the siting and
orientation of development in relation to regional and local climatic
conditions. The second involves construction materials, techniques,
landscaping and other technolo§ies that can be utilized in the development of
the project. The third method is to use alternative sources of energy such as
solar, cogeneration, and wind power. If properly implemented the combination
of these three methodologies could significantly reduce energy consumption of
the EastLake project.
a. The orientation and configuration of a structure or group of
structures determined in part the space heating and coolin§ requirements. The
goals of an energy conserving design must be to maximize heat gain in the
winter and prevent too much summer heat gain.
The critical issues for providing maximum solar access are
street orientations, setbacks, fence height flexibility and height
restrictions. The streets should be oriented in an east/west direction with
minor bends so that houses can have a marked major yard area with a southern
exposure. It must be recognized that other factors in solar orientation will
influence the site planning. These other factors include topography, existing
development, and major vegetation.
b. Construction materials, techniques and technologies
The building envelope including walls, windows, doors, roofs,
floor surfaces are a major determinant in the amount of energy required to
heat and cool a building. Adequate insulation of these surfaces to reduce
thermal conduction and additionally the use of double glazed windows, storm
doors, draperies, and insulated window covers would help conserve the energy
needed to heat or cool a structure.
-18-
c. Alternative energy sources
When considering alternative energy sources in the EastLake
project because of its size and location, the most useful alternative source
is solar energy. Solar energy is, at this time, a feasible source of
alternative energy for water heating (including pools, and space heating and
cooling). Southern California, in general, possesses a climate readily
amenable to the use of solar energy systems.
Additionally passive solar systems can be utilized for the
direct gain of the sun's heat or the indirect gain by collecting and storing
heat in one portion of the house for utilization in another portion.
Another major source of energy consumption attributable to the
project involves the consumption of gasoline for .transportation. The section
of this staff report dealing with public transportation provides a discussion
of measures which could be utilized to reduce the level of transportation
related energy consumption. The recommended conditions of approval address
the matter of energy conservation as a component of the EastLake plan.
17. Other Public and Quasi Public Facilities
a. Fire
The developer has agreed to dedicate the land, construct a fire
station, and provide a fire truck for a fire station concurrent with the
construction of Phase I. Based on the location of the existing station in the
Southwestern College area, the EastLake station will not be required until the
latter stages of Phase I construction. The Fire Department has requested that
the station be located east of the small lake in Phase I and on the north side
of Otay Lakes Road. In addition the Director of Public Safety has estimated
that one year start up costs for a nine man crew (3 on 3 shifts) will cost an
estimated $282,66?. The recommended conditions of approval give the
opportunity to decide if the start-up labor costs should be covered by the
developer.
b. Police
Although the Director of Public Safety has not recommended that
a substation be constructed, EastLake will require one additional police
vehicle and five men for start-up patrol with an estimated cost of $165,000.
The recommended conditions of approval give the Planning Commission and City
the opportunity to decide if these costs should be borne by the developer.
c. Churches
The EastLake Plan identifies various community facility sites
adjacent to major intersections. Three of the areas are identified as
possible church site locations. These areas offer an opportunity to plan for
church sites as an integrated part of the new community, thus avoiding the
typical conflicts with nearby residential land uses. The specifics of making
these areas available to interested churches will require refinement with the
Sectional Planning Area plans.
-lg-
d. Onsite Reclamation
The developer has plans for an onsite sewage treatment plant to
be used for disposal of sewage in the Salt Creek drainage basin. Such a
system could serve as a valuable water source for portions of the landscaping
planned in the EastLake area, however, the design and location which needs to
provide for a failsafe system has not been developed and, therefore, the area
necessary to accommodate such a plant is undefined.
e. Library
The City Librarian has indicated that the present central
library adequately services our Planning Area. Bookmobiles, storefront
libraries, or branch libraries will be necessary to serve the area as we
urbanize to the east The library policy as stated in the Public Buildings
Element of the Chula Vista General Plan specifies that the central library
would serve our urban core area; however, branch libraries and storefront
libraries may be established upon showing that the public library cannot meet
the public need for a significant number of additional residences. National
standards state a library should have a two mile service radius. The proposed
EastLake development is approximately 7-1/2 miles from the central library.
Therefore, the City Librarian looked at several alternatives to serve this
area.
The first alternative involved was the use of a bookmobile which
could offer service to the area for a limited period of time. A bookmobile
could serve not only a developing EastLake area but portions of the
Southwestern College area as well. Since service levels are lower than for
other alternatives, this is a first stage for serving under lO,O00 persons.
A storefront operation located within the proposed commercial
development, just west of the most westerly lake located adjacent to Otay
Lakes Road offers the best solution for a 10,000-20,000 population service
area. Commercial development is proposed to be developed in the latter part
of Phase I, probably about five to seven years from today. The City Librarian
has asked that the developer commit to a five year lease for approximately
4,000 square feet at no cost to the City.
In addition, 7,000 to 10,O00 books would be needed at an
estimated cost of $10 each, for a total cost of $70,000 to $100,000. Start-up
costs for staff would cost the City approximately $100,000 for a one year
period. It is the Librarian's recommendation that the lease and book stock
costs be borne by the developer. Additional costs related to ordering and
processing books would still be handled at the main library, creating some
additional costs at that facility.
-20-
Since the long range needs of the area really demand a branch
library, it would be appropriate to require the developer dedicate a library
site of approximately one acre, south of the commercial area on the major
artery. This could be included in the area now designated as Open Space and
might be combined with the proposed transit center. It should be noted that
given today's costs and using a l0 percent inflation factor the construction
of a branch library of approximately 15,000 square feet would cost an
estimated $1,425,000 (including equipment), if it were constructed ten years
from today. In addition, such a library would house an estimated 50,000 books
at a cost of $10 each or a total cost of nearly $500,000. These are
legitimate long range City expenditures which the developer is not expected to
pay for.
F. DISCUSSION OF "STAFF PLAN" (See Tables VIII and IX for comparison with
EastLake and Figure 13.)
The "staff plan" represents a recommended direction for the developer to
follow in refining his EastLake plan. The differences between the staff's
plan and the EastLake plan can be summarized as follows:
1. The overall density has been reduced by over 4,000 DUs, i.e., 7,500
(staff) versus 11,800 (EastLake). The staff plan provides for a substantial
increase in the percentage of single family dwelling and patio homes (60%
versus 37% for the total project aims); alternatively the 7500 units should be
developed as clusters of attached units with substantial areas devoted to open
space.
2. The staff plan has eight different residential averages allowing for
a variety of housing types within this community with the higher densities
concentrated closer to commercial areas and transportation corridors. Density
is decreased as one moves outward from the activity areas to allow development
patterns to blend with the nearby rural countryside and lake areas.
3. Development was removed from the southwest corner of the project
since the area has extremely limited contact with the remaining EastLake
project. The staff plan would limit development to the area east of the San
Diego/Otay Water pipeline which abuts county agriculture zoned land.
4. Approval of the EastLake plan will tend to induce growth in the
adjoining areas both north and south of EastLake. Thus, together with the
second border crossing and adoption of the Otay Mesa East Community Plan by
the City of San Diego it will exert strong pressure to construct a freeway in
the route 125 corridor. Accordingly, the staff plan proposes a right-of-way
reservation width of 400 feet for the Route 125 corridor together with a 500
foot radius at the intersection of Route 125 and Telegraph Canyon and Orange
Avenue. to accommodate possible road expansion and ramp access in the future.
5. Based on input from the Sweetwater High School District the high
school has been moved to the west side of the project to be included in
Phase I development plans.
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PHASE
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6. The 30-acre community park has been relocated north of Telegraph
Canyon Road adjacent to the proposed industrial area to minimize the impact of
recreation activities {primarily softball) on nearby residential developments
and to avoid conflicts with the Route 125 corridor.
7. Industrial land use was expanded to include approximately 43 acres in
the northwest corner previously designated for residential use. Based on
topography this change reflects a more compatible development pattern for
future industrial expansion to the east and the north towards Proctor Valley
Road.
8. In addition to the 15+ acre site set aside for the water reclamation
plant approximately 12 acres of land for community facilities such as
churches is included in this plan.
9. The plan retains five elementary schools together with one junior
high and one high school. Based on current generation figures used by the
school districts the elementary schools would have to accommodate 650
students, 1800 in junior high, and 1800 in the high school. It should be
noted that the maximum student design for a junior high is presently 1500
students, thus approximately 300 students would have to be accommodated off
site if the generation figures hold true.
G. ALTERNATE COURSES OF ACTION
In addition to the primary recommendation for denial the Planning
Commission has five possible courses of action:
1. Approval of the 11,800 EastLake plan as submitted.
2. Approval of the EastLake density with land use modifications such as;
the relocation of the high school, reservation of right-of-way for the Route
125 expansion, and limiting development to the area east of the San Diego/Otay
Water line.
3. Approval of Phase I of the EastLake plan limiting development 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 Phae I area only
lying north of Telegraph Canyon Road.
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H. RECOMMENDATIONS
The following recommendations are listed in order of preference for the
£astLake 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 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 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 11,800 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, which follows.
I. 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 library, etc.
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.
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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
Fatrv~ew 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 senior high school shall be relocated near the west end of the
project, south of Telegraph Canyon Road.
5. The 30 acre community park shall be relocated into the industrial
park area near Telegraph Canyon Road and the office use lying east of
the smallest man made lakes.
6. A minimum of 12 acres identified as community facilities shall be
reserved for church sites.
7. 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.
8. 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-125 corridor 200' from the edge of the
right-of-way. In addition a 500' radius drawn from the intersection
of 1-125 and Otay Lakes Road as well as 1-125 and Orange Avenue.
g. Prior to the submittal of a SPA plan for Phase I, development
standards shall be submitted for a new community covering such areas
as height, bulk, setbacks, parking, private open space, signs, RV
storage, and children play areas for condominium/apartment projects.
10. 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.
ll. 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.
12. 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.
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13. The density ranges of development shall be limited to the following
minimum and maximum numbers and revisions shall be made to the map so
as to indicate "ranges" rather than "types".
(UNITS PER GROSS ACRE)
AVG MI N MAX
Type fl 1.4 .1 - 3
Type #2 - 3.1 2 - 5
Type #3 - 5.7 4 - 7
Type #4 - 7.7 5 - 9
Type #5 - 11.5 8 - 15
Type #6 - 21.8 15 - 25
Type #7 - 27.8 22 35
Density transfers may be approved by the City Council within a
sectional planning area. However, density transfers between
sectional planning areas will not be allowed. Maximum densities may
be reduced depending on the grading analysis submitted with each
sectional planning area plan and/or tentative map.
14. 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.
15. A minimum of 10% 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 Type 5, 6, and 7 categories as defined in the plan.
16. Each phase of development shall include a proposal for one or more
mobile home parks with a minimum capacity of 200 units. Some of the
parks should be developed as a condominium or for-sale lots to
provide permanent home sites.
17. The General Development Plan shall be revised to show the area west
of the San Diego/Otay pipeline as "agriculture reserve".
18. The residential designation of Category #3 shown for 43 acres in the
northwest corner adjacent to Proctor Valley Road and "H" Street shall
be revised to reflect the industrial designation.
19. The density patterns identified in Categories 3, 4, and 5 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.
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20. 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 pro§ram 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.
21. 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 $250,000
shall be contributed to the City to provide for the purchase of books
as well as salaries for one year.
22. The developer shall dedicate a one acre library site near the
commercial center planned in Phase I for the construction of a branch
library.
23. 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.
24. All open space areas shall be open to the general public unless
otherwise approved for membership only by the Chula Vista City
Council.
25. The developer shall dedicate, build and equip a fire station to
include 1250 GPM pumper subject to specifications approved by the
City. The construction shall occur in the later phases of Phase I
based upon an agreed design and schedule approved by the Chula Vista
City Council. The station shall be located on the north side of Otay
Lakes Road east of the small lake located in Phase I. In addition
the developer shall contribute to the City $280,000 to cover salaries
for a one year startup cost.
26. The developer shall contribute to the City $160,000 to cover the
salaries of five police officers and one police vehicle for startup
police patrol for a one year period at a time to be determined by the
City Council.
27. The developer shall limit the density on the eastern portion of the
project, adjacent to Lower Otay Reservoir, to 2 dwelling units per
acre for all of the area identified as being within the lower Otay
Lake viewshed.
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28. The Planned Community District regulations shall include the
following requirements:
a. Provide for bicycle storage facilities in accordance with
standards determined to be appropriate by the City of
Chula Vista.
b. Provide preference parking areas at major use facilities for
rideshare parking.
c. Establish a program to implement private employer transportation
programs.
29. Prior to the submission of each Sectional Area plan an acoustical
analysis shall be performed to delineate the areas both on the
project site and off the project site within which a 65 dBA CNEL
would be achieved or exceeded. The offsite areas of impact would be
those which would be impacted by the traffic generated by the
specific Sectional Area plan, however, in calculating the 65 dBA CNEL
contour, the ultimate traffic volume shall be used. If residential
structures or other sensitive receptors are, or are to be, located
within these 65 CNEL contours, then mitigation measures, including
building setbacks, construction of noise barriers, orientation of
buildings, etc., shall be specified which will reduce any adverse
impact to an acceptable level. Second story balconies, patios, etc.,
will also be subject to meeting the 65 CNEL exterior noise criteria.
Thus, either the barrier must be sufficient to protect the second
story receptors or the receptors should be oriented away from the
noise source. The concept of providing all of the above noise
attenuation shall be provided prior to the submission of a Sectional
Area plan. Precise details of berming, wall construction, structure
insulation, etc., shall be reviewed at the time of building permit
processing.
30. 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.
31. 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.
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32. 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.
33. 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.
34. 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.
35. 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.
36. 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.
Runoff of surface drainage from developed portions of the EastLake
site shall not be permitted to fl ow 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.
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37. 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.
38. 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
within EastLake which involves diversion of sewage flow to the
Telegraph Canyon Basin.
39. 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.
40. No portion of EastLake within 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.
41. 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 necessary facilities will be
completed prior to occupancy of such structures served by those
facilities.
42. 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.
43. 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.
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44. The developer shall be required to provide a traffic analysis with
each phase of development of £astLake. Such analysis shall
include the Chula Vista sphere east of 1-805 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.
45. 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 EastLake
development.
46. 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
-30-
Otay Lakes Onsite CFHW 4 or 6-Divided (Study)
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 Ranchero 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.
47. 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.
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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 built by others but which
benefit EastLake. Payment will not be due until EastLake
construction justifies participation in the facility as determined
by the City Engineer.
48. 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.
49. 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.
50. The developer shall be responsible for partially subsidizing the
first year operation of internal shuttle system (approximately
$90,000) 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.
51. Bus turnouts shall be incorporated in the street designs for major
intersections and benches shall be located subject to the approval
of City's transit coordinator.
52. 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.
53. 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.
54. 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
~hall be the most energy efficient available.
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55. 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.
J. FINDINGS
1. The proposed development as described by the General Development
Plan is in conformity with the provision of the Chula Vista General Plan.
The General Development Plan reflects land use, circulation and
open space patterns in keeping with the amended General Plan.
2. A Planned Community development can be initiated by esteblishment
of specific uses or Sectional Planning Area plans within two years of the
estebltshment of the Planned Community zone.
The applicant has indicated that Phase I will be under
construction in 1985. A Sectional Planning Area plan and
tentative maps would precede the construction program.
3. In the case of proposed residential development, that such
development will constitute a residential environment of sustained
desirability and stability; and that it will be in harmony with or provide
compatible variety to the character of the surrounding area, and that the
sites proposed for public facilities, such as schools, playgrounds and parks,
are adequate to serve the anticipated population and appear acceptable to the
public authorities having jurisdiction thereof.
The plan provides for 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
fire station. The recon~nended conditions of approval require the
applicant to provide school facilities to the satisfaction of both
Chula Vista Elementary and Sweetwater Union High School Districts.
4. In the case of proposed industrial and research uses, that such
development will be appropriate in area, location, and overall design to the
purpose intended; that the design and development standards are such as to
create a research or industrial environment of sustained desirability and
stability; and, that such development will meet performance standards
established by this title.
The plan provides for industrial 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 with present high development standards.
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5. In the case of institutional, recreational, and other similar
nonresidential uses, that such development will be appropriate in area,
location and overall planning to the purpose proposed, and that surrounding
mreas are protected from any adverse effects from such development.
Designated areas have been identified on the plan to provide for
recreation and nonresidential land uses. Orientation of
buildings, access, zoning walls, and landscaping will be evaluated
with design review required prior to construction to insure
against adverse effects on adjoining developnmnts.
6. The streets and thoroughfares proposed are suitable and adequate
to carry the anticipated traffic thereon.
The developer is required to construct both onsite and offsite
street improvements to accommodate 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 commercial development can be justified economically
at the location(s) proposed and will provide 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 said development can be planned and zoned in
coordination and substantial compatibility with said development.
Approval of EastLake will tend to establish land use patterns on
adjacent 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 in a manner compatible with EastLake, the
plan for the overall area may suffer some inefficiencies as a
result of early approval of EastLake.
WPC 0036P
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