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HomeMy WebLinkAboutPlanning Comm Reports/1985/02/13 AGENDA City Planning Commission Chula Vista, California Wednesday, February 13, 1985 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER INTRODUCTORY REMARKS APPROVAL OF MINUTES - Meetings of January 16 and January 23, 1985 ORAL COMMUNICATIONS 1. PUBLIC HEARING: Conditional use permit PCC-85-11: Requests master plan of development to modify church and school facilities, 760 First Avenue - St. John's Parish (Continued) 2. PUBLIC HEARING: Consideration of tentative subdivision map for Las Brisas, Chula Vista Tract 85-5 - Pioneer Mortgage 3. PUBLIC HEARING: Conditional use permit PCC-85-12: Request permission to construct a two-story, 24-unit residential structure at 270 'C' Street - South Bay Pioneers 4. PUBLIC HEARING: PCM-85-7, Consideration of an amendment to the Ranchero SPA to permit child care centers within the P-C zone - William Murray 5. PUBLIC HEARING: Conditional use permit PCC-85-14: Requests permission to establish mini-market in conjunction with existing service station at 685 'H' Street - World Oil Company AGENDA -2- February 13, 1985 6. PUBLIC HEARING: (a) PCM-84-9, Consideration of the Sectional Planning Area (SPA) Plan, Public Facilities and Financing Plan, Development Agreement - EastLake I (b) PCZ-85-D, Consideration of an amendment of the EastLake I Planned Community District Regulations (c) Consideration of tentative residential subdivision map for EastLake I, Chula Vista Tract 84-9 - EastLake Development Company (d) Consideration of "Candidate CEQA Findings" - EastLake I DIRECTOR'S COMMENTS COMMISSION COMMENTS ADJOURNMENT AT to the Study Session Meeting of February 20, 1985 at 5:00 p.m. in Conference Rooms 2 & 3 To: City Planning Commission From: George Krempl, Director of Planning Subject: Staff Report on Agenda Items for Planning Commission Meeting of February 13, 1985 1. PUBLIC HEARING: (Continued) Conditional Use Peri, it PCC-85-11; request to approve the master plan for St. John's Parish at ~-~0 First Avenue - Rector, Wardens and Vestr~men of St. John's Parish A. BACKGROUND 1. The St. John's Parish Church located at 760 First Avenue in the R-1 zone, is requesting approval of a proposed master plan of development to modify and expand the existing church and school facilities. This item was continued by the Planning Commission from the meeting of December 19, 1984, in order to facilitate further consideration of traffic circulation problems and to permit the church and neighbors to discuss the master plan. 2. The plan considered by the Commission on December 19th has been modified to exclude the proposed expansion of the church proper and thus eliminate the need for a new parking area adjacent to Kearney Street. B. RECOMMENDATION Based on findings contained in Section "E" of this report, adopt a motion to approve the request, PCC-8§-ll, subject to the following conditions: a. A master landscape and irrigation plan for the entire property shall be submitted and approved by the City's Landscape Architect prior to approval of any building permits. The plan may contain phases which coincide with the proposed phased construction schedule. b. A six-foot high masonry wall shall be constructed along the westerly property line. Said wall shall be reduced to 3-1/2 feet in height within the front setback along "K" Street and Kearney Streets. A pedestrian opening shall be provided at the terminus of Mill an Street. A wall may be required along the southerly property line adjacent to the single family dwellings by the Director of Planing upon the detemination that said wall is necessa~ to protect those residences. c. The architecture of all proposed structures and additions shall either match or be compatible with the existing structures and shall be subject to approval by the Director of Planning. d. me parking areas shall be screened by either a 3-1/2 foot high wall, landscaping mounding or combination thereof. e. The "parking lot procedure for children pick-up" document developed by the Church and included as part of this application shall be adhered to. Complaints filed with the City concerning items Noise and Traffic Congestion shall be grounds for the Planning Commission to consider revocation or the addition of conditions to satisfy the complaint. City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 2 C. DISCUSSION 1. Adjacent zoning and land use. North R-1 Single family dwellings and Kearney Street South R-1 Single family dwellings and "K" Street East R-1 Single family dwellings, First Avenue and Hilltop Park West R-1 Single family dwellings and terminus of Millan Street 2. Existing site characteristics. The subject property is a 3.94 acre parcel with 260 feet of frontage along the south side of Kearney Street and 630 feet along the west side of First Avenue. The southwesterly corner of the property al so abuts "K" Street. Topographically, the property slopes downward from Kearney Street toward "K" Street. A natural drainage channel (Telegraph Creek) cuts diagonally across the southeasterly portion of the property. The property is currently developed with a church and school (primary grades). The church has a seating capacity of 233 seats and the school has an enrollment of 226 students. The church and administration buildings are situated on the northerly portion of the site and the school classrooms {4 structures) are located in the center of the property with a playground located on the southerly portion. The existing parking {58 spaces) is located along the westerly portion of the property with a single access from Kearney Street. A storage building is located at the south end of the parking area. The school grounds are fenced with chain link fencing. The fencing along the westerly property line consists of wood and chain link. 3. Proposed master plan. The applicant has submitted a master plan of development for the modification and expansion of the church and school facilities to occur in three phases over a period of approximately ten years. The phases are as follows: Phase I - to begin immediately. l) Construction of a 6-foot high masonry wall along the westerly property line (see explanation in Analysis section); 2) Restriping of existing parking lot to increase the amount of parking from 58 spaces to approximately 65 spaces; 3) Construction of a 2,000 sq. ft. classroom addition to an existing classroom structure; 4) Remodeling a classroom restroom (2); and 5) Construction of a new two-story 2,840 sq. ft. classroom/storage structure. {The existing storage building will be removed.) City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 3 The school enrollment will be increased from 226 students to 275 students. The increase will not require additional parking spaces. The parking area restriping will enable the applicant to be closer to the present parking requirement of 67 spaces for the 233 seats in the church. Phase II - 3 to 4 years 1) Construction of a parish hall addition (2,400 sq. ft.) to the west side of the church; 2) Construction of a 2,276 sq. ft. office/teacher lounge structure; 3) Construction of a 750 sq. ft. assembly structure; and Phase III - approximately in 10 years 1) Enclosing the drainage channel and regrading of the southeast corner. Other proposed modifications include: a revised landscape and irrigation plan; a parking lot lighting plan; and, fencing or walls. D. ANALYSIS The church and school have been in existence for over 25 years without any significant change since it was first developed. Approval of the master plan of development will enable the applicant to incrementally modify and expand the facilities over a period of time as funds become available. The proposed increase in parking as a result of the restriping will enable the applicant to bring the number of required spaces closer to Code compliance (1 space required for every 3-1/2 seats in the main sanctuary). The first phase will increase the school enrollment and correct certain inadequacies of the existing development, such as increasing the amount of parking by restriping and most importantly the construction of a 6 foot high masonry wall along the westerly property line which should minimize any potential noise and visual impacts to the adjacent residences located to the west. A pedestrian opening at the terminus of Millan Street as presently provided should be retained in order to permit access from that street by students living nearby. The closest structure to the adjacent residential area to the west will be the classroom/storage room which will maintain a 20-foot setback. The parish hall addition will be located over 45 feet from the property line. A master landscape and irrigation plan should be submitted which revises the existing landscaping in accordance with the proposed phase development. At the December 19th Commission meeting, concerns were expressed about a current traffic congestion problem on Kearney Street which may be exacerbated by the present request. There were also concerns expressed about the visual impact of the new parking lot originally proposed adjacent to Kearney. City Planning Commission Agenda Items for Meeting of Februa~ 13, 1985 Page 4 As previously noted, St. John's has decided not to remodel and add seating to the church and thus they have deleted the new parking lot from their plans. They have also instituted a dismissal procedure which they believe will eliminate any potential for traffic congestion on Kearney in the afternoon; they claim there is no congestion problem in the morning. Staff observed morning drop-offs and afternoon pick-ups on two occasions each and there was no congestion whatsoever on Kearney. All such activity occurred on-site at the most southerly end of the parking lot. It does not appear that the addition of 50 students would create a problem based on our observations. The applicant has submitted a petition (see attached) signed by the adjacent single-family homeowners to the west opposing the construction of the block wall proposed along the westerly property line and prefer to retain the existing fencing. Staff is of the opinion that this wall is desirable to buffer adjacent residents from the noise and visual impacts of the school and parking lot and offers a long term maintenance solution. Therefore, staff is recommending that the wall requirement remain. E. FINDINGS 1. That the proposed use at the location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the coeamunity. The church and school have existed over 25 years. Approval of this request will permit orderly modification and expansion of these facilities. 2. That such use will not under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing.or .w. or~tng in the vicinity or injurious to property or improvements in the vicinity. The applicant will construct a masonry wall along the westerly property line which will reduce the existing and anticipated impacts regarding noise and visibility. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. All proposed structures must meet the requirements of the Uniform Building Code. The project meets the Code requirements regarding parking and setbacks. 4. That the granting of this conditional use permit will not adversely affect the general plan of the City or the adopted plan of any government agency. The General Plan is not affected by the granting of this request. WPC 1679P .,J- ~'--~ ; --~ MIL. LAN ;i41k A ~T, PARKING SUMMARY DESIGNATED USEREQUIRED EXISTING PROPOS~ ADDITIONAL OFFICE SPACE (17 EMPLOYEES) 17 1~ - CLASSFDOMS: I-gl NEW SEATS (44@17) 3 3 CHURCH: (~ EXlSTIh~3 SEATS @ 3,5) 67 67 - ( l~ NEW SEATS @ 3,5) PARISH HALL: EXISTIN~ (PROPOSED CHURCH REMODEL} - - NEW ADDITION 3].~0 S,F, (3150 @ 50) 63 - 63 EXISTING PARKING SPACES ,,..,.. 61 NEW PARKING SPACES ..,.,,,.,,,, 40 TOTAL PARKING SPACES 101 RECEIVED PETITION TO PI.ANitli'iG DI-PAifI-MENi" cNIJr. A VI2TA CNULA VISTA, CALIFORNIA ?LANNING COHH1SSZON Representatives of St. John's Episcopal Church have advised us that a six-foot-high masonry wall spanning their western property line from Kearney Street to K Street will be required in conjunction with their ten-year expansion plans filed with the City of Chula Vista (IS 85-11). Our property directly adjoins St. John's Episcopal Church property along this line, and we oppose this requirement and request that it be eliminated. Thank you for your consideration o£ the property owners who are directly affected by this dec~sion. NAME ADDRESS PARKING LOT PROCEDURE CARS PICKING UP MORE THAN ONE CHILD DISMISSAL Children will be dismissed at the following stations: I.- Montessori Entrance - Rooms 1 & 2 (Montessori) 2~- Breezeway - 'Mrs. Slates and Mrs. Ramirez 3.- Wall South of Sidewalk 1st. and 2nd. grades. 4.- Opposite Parish House Door 3rd. and 4th grades 5.- Opposite Church (far end) 5th.and 6th.grades Parents are requested to park in the West side only. Please pull into the parking space with your front tires on the line. This will make better passage and eliminate the need to back up and turn. Please observe diagram. FIRST AVENUE Cars picking up one child. Children may not cross the street to get into a car. ~e have no crosswalks. Crossing over is jay-walking and against · the traffic ordinance. Cars should park only on the west side proceeding south. Some cars have been making "U" turns at Milan Ct. This is exceedingly dangerous because of the crest of the hill. PLEASE OBSERVE PRUDENT JUDGME~T AT ALL TIMES. City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 1 2. PUBLIC HEARING: PCS-85-5 Consideration of tentative subdivision map - Chula Vista Tract 85-5 - Las Brisas, Pioneer Mortgage Company A. BACKGROUND 1. The applicant has submitted a tentative subdivision map known as Las Brisas, Chula Vista Tract 85-5, in order to divide a 2.34 acre parcel in five lots. 2. An Initial Study, IS-85-12, of possible adverse environmental impacts of the project, was conducted by the Environmental Review Coordinator on October 26, 1984. The Environmental Review Coordinator had concluded that there would be no significant environmental effects and had recommended adoption of the Negative Declaration. However, based on new information regarding the flooding of the access road to Parcel #1 there could be significant environmental effects and the Negative Declaration is no longer appropriate. B. RECO~4ENDATION 1. That the Planning Commission NOT adopt the Negative Declaration (IS-85-12). NOTE: No action can therefore-~-l)e taken on the subdivision map. or 2. a. Continue the map (with concurrence from the applicant). b. Revise the map by combining Parcels 1 and 2. c. Eliminate the Third Avenue access. C. DISCUSSION 1. Existing Site Characteristics The project consists of a 2.34 acre parcel containing one single family dwelling with access via Bayview Way and Del Mar Avenue. The easterly half of the lot is located at the same elevation as other single family homes developed adjacent to Del Mar and Bayview. The westerly half of the lot is located within the lO0-year flood level and is between 60 feet and 70 feet lower in elevation than the Bayview frontage and on the same plain as the adjacent industrial park to the north and mobilehome park to the immediate west. Approximately 15-20% of the site in the middle of the lot consists of an unusable (2:1) slope bank. City Planning Comission Agenda Items for Meeting of February 13, 1985 Page 2 2. Tentative Map The developer proposes to remove the existing dwelling and subdivide the parcel into five lots. Four of the five lots, with a net individual area in excess of 7,000 sq. ft., will be served from a private easement extended from Bayview Way. The four lots are required to meet the City's standards for panhandle lot developments (see attached sheet). No grading is proposed at this time. The fifth lot (Parcel #1) which is approximately 1-1/2 acres in size, with over one acre located within the lO0-year floodplain of the Sweetwater River. Under the present R-1 zoning, approximately 7 dwelling units could be constructed on the lower lot under the City's group dwelling unit provision. Access to the lower lot is provided from "C" Street via a reduced street width {22 ft. curb to curb) for Third Avenue extended. The majority of the lower lot is at elevation 13'-15' with the current lO0-year flood elevation set at 25 ft., thus the lot is subject to inundation at a depth of 10'-12'. The applicant is in agreement that the lower lot must be filled to a height that would ensure that finished floor levels of any structure would be located a minimum of 1 ft. above the lO0-year flood level. However, the access road {serving the lower lot) is designed to be inundated to a maximum depth of 1-1/2 ft. to. ensure the passage of emergency vehicles during a flood. The present design establishes the cul-de-sac elevation at 17-1/2 ft. which would comply with the City's standard provided the Sweetwater Channel were constructed. The significance of the channel construction must be emphasized. Construction of the channel will lower the height of the lO0-year flood on the lower lot from elevation 25 ft. to a approximate elevation of 19 ft. Since the channel is not constructed as of this date, the staff is very concerned about creating a legal residential building lot which has its access subject to nearly 8 ft. of inundation until the flood channel is constructed. The environmental assessment of this project, which concluded in a Negative Declaration, did not consider the question of access to Parcel #1. Therefore, it is the Planning Department's recommendation that the Planning Commission NOT adopt IS-85-12. It should be pointed out that if the applicant wishes to continue this matter and revise the tentative map by combining Parcel 1 and 2, thus eliminating the need for the Third Avenue access, that staff could support adoption of the Negative Declaration and approval of the map with specific conditions. 3. Environmental Review If the Planning Commission does not adopt the Negative Declaration, the applicant then has the option of modifying the project to avoid the significant impact or requesting the City to initiate the preparation of an environmental impact report on the project. WPC 1702P CITY I , I STATE HWY. 5 4 P-20 I'L TROUSDALE MF I · ' ect of Son Diego , SF SF i ~ MF .... -~ Home SF ' ~ Soutboy Voc SF! SF:~FS~, SF Pioneers .... ~___~ STREET negative declaration PROJECT NAME: Las Brisas Del Mar PROJECT LOCATION: 188 North Del Mar Avenue PROJECT APPLICANT: Pioneer Mortgage Company 5605 E1 Cajon Blvd., San Diego, CA 92115 CASE NO: IS-85-12 DATE: October 26, 1984 A. Project Setting The project site consists of a 2.34 acre parcel containing one single-family dwelling and a detached garage. The parcel is relatively level {elevation 80 ft.) at the easterly end where access to Del Mar Avenue and'Bay View Way exists. A 43% slope occurs mid-way on the parcel which drops to elevation 15 ft., and a relatively level land area to the west. An earthquake fault, inferred through photographic evidence {Special Report 123, California Division of Mines and Geology) appears to traverse the property in a north/south trend. There are no endangered plant or animal species known to exist in the project vicinity. Adjacent land uses consist of single-family dwellings to the east and south, limited industrial to the north and a mobilehome park to the west. The lower portion of the project site (below elevation 25 ft.) is within the lO0-year floodplain of the Sweetwater River. B. Project Description The project consists of the division of a 2.34 acre parcel into' five lots. Four of the lots will total 9,000 sq. ft. or greater and be served by a private easement from Del Mar Avenue/Bay View Way. The fifth lot will be 64,515 sq. ft. in size and is proposed to be served via a private access easement to "C" Street. No structures or grading are proposed at this time, although four single-family dwellings could be constructed on the upper four lots and approximately seven dwelling units could be constructed on the lower lot. C. Compatibility with Zoning and Plans The proposed subdivision of property conforms to the R-1 zoning standards and the "medium density residential" designation of the General Plan. In order to construct more than one unit on the lower lot, the project must confom to the "dwelling group" provisions of the zoning ordinance. city of chula vista planning department environmental review section - 2 - D. Identification of Environmental Effects 1. Geology Special Report 123, issued by the California Division of Mines and Geology {1975), identifies the presence of a north/south trending earthquake fault traversing the property. Prior to grading or site development, a geotechnical analysis should be prepared and submitted to the City Engineer. Recommendations of the report should be incorporated in development plans. 2. Soils Alluvial soils may be present on the project site which could result in unstable foundation design if the structure is not properly researched and designed. The applicant will be required to provide a soils investigation upon any proposal for development. Recommendations of the soils investigation should be incorporated in development plans. 3. Drainage The lower portion of the lot {below elevation of 25 ft.) is presently located within the lO0-year floodplain of the Sweetwater River. Future residential development of this portion of the site will require raising the pad elevation one foot above the floodplain level as a standard engineering requirement. 4. Parks The proposed project site is located within Park District No. 1.04 which presently has no developed parkland. The developer of the subject property will be required to pay in-lieu park acquisition and development fees upon recordation of the final subdivision map. 5. Schools The local elementary {Rosebank) and junior high {Chula Vista) schools are currently operating above capacity levels. The developer of the project site will be responsible for assuring the local school districts that adequate classroom facilities will be available for students ultimately generated from this project. E. Mitigation necessary to avoid significant effects All potentially significant impacts can be mitigated to a level of insignificance through standard development regulations. F. Findings of Insignificant Impact 1. The site~i~ void of any significant natural or manmade resources, and standard development requirements will assure a level of insignificance for all potential impacts. 2. The proposed lot division and ultimate development is compatible with the zoning ordinance and general plan and is not anticipated to achieve short term to the disadvanta§e of long term environmental goal s. 3. No impacts are anticipated to occur which could interact to create a substantial cumulative effect on the environment. 4. The project will not cause the emission of any harmful substance or create any significant traffic hazards. G. Consultation Individuals and Organizations 1. City of Chula Vista: Steve Griffin, Associate Planner Roger Daoust, Senior Civil Engineer Duane Bazzel, Assistant Planner Tom Dyke, Building & Housing Dept. Ted Monsell, Fire Marshal Chuck Glass, Traffic Engineer Applicant's Engineer: Nasland Enginering 2. Documents Special Report 123, California Division of Mines and Geology (1975) San Diego County Flood Plain Maps The Initial Study application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. REVIEW COORDINATOR WPC 1424P EN 6 {Rev. 12/82) city of chula vista planning department ~" environmental review section EN 6 (Rev. 12/821 City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 1 3. PUBLIC HEARING: Conditional Use Permit PCC-85-12; request to construct a 24-unit residential structure at 270 "C" Street in the R-1 zone - South Bay Pioneers A. BACKGROUND The application, submitted by South Bay Pioneers, requests permission to construct a two-story, 24-unit residential structure on the easterly portion of their 2.21 acre site located at 270 "C" Street in the R-1 zone. The units would be used as residences for alcohol recovery patients. An Initial Study, IS-85-23, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on January 3, 1985. The Environmental Review Coordinator concluded that there would be no significant environmental effects and recommended that the Negative Declaration be adopted. B. RECOMMENDATION 1. Find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-85-23. 2. Based on findings contained in Section "E" of this report, adopt a motion to deny the request as filed but approve the construction of residential structures at 270 "C" Street subject to the following conditions: a. The number of units shall be limited to 12 1-bedroom apartments {minimum 500 sq. ft. each). b. The units shall be a maximum of one story in height. c. Each unit shall have a minimum of one resident parking space. d. The 12 units shall consist of a combination of duplex and/or triplex units separated by a minimum of 10'. e. The project shall be subject to site plan and architectural review by the Design Review Committee prior to application for a building permit. f. A landscape and irrigation plan shall be submitted with the application for a building permit. g. Installation of any missing public improvements on the south side of "C" Street fronting the property will be required. Existing power poles and street sign at the intersection of "C" Street and Del Mar Avenue must be relocated. City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 2 h. Prior to issuance of any building permit for the expansion of the facility, the permittee shall enter into an agreement with the City of Chula Vista ensuring that the use of the facility shall remain consistent with this conditional use permit. Said agreement shall be secured by a recorded Deed of Trust. The agreement shall be satisfactory to the City Attorney's office. C. DISCUSSION Adjacent zonin~ and land use. North R-l, R-3-G-D Vacant and multiple family South R-1 Single family East R-1 Single family West R-3-G-D Multiple family Existin~ site characteristics. The subject property consists of 2.21 acres with 661 feet of frontage along the south side of "C" Street and a depth of 146 feet. The South Bay Pioneers Alcoholics Rehabilitation Center and associated parking are located on the westerly 1.32 acres of the site. The easterly 0.9 acre portion consists of relatively level, unimproved terrain which is depressed approximately 12 feet below "C" Street and approximately 18 feet below single family homes to the south. Proposed use. The proposal consists of the construction of 24 residential units for alcohol recovery patients in two, 2-story structures with related parking on the presently unimproved easterly portion of the property. The net residential density for the 0.9 acres in question would be 27 dwellings units per acre. The present center contains six dormitory type rooms accommodating 24 male live-in residents for stays averaging four months. According to the proponents, the 24 new units would supplement the structured living environment of the center by providing an on-site, transitional living environment for those who have completed an alcoholic recovery program but who are not yet ready to return to independent living. The units would also provide the opportunity to offer resident treatment for women and married couples, as well as men. The residents would be required to have completed an alcoholism recovery program, and some of the units would be earmarked for senior members with a long history of sobriety to serve as counselors and monitors. D. ANALYSIS The approval of this request would represent an extension of multiple family use into an area otherwise zoned and developed with single family dwellings. There are, however, a number of factors in favor of the application. These are as follows: City Planning Commis- Agenda Items for Meeting of February 13, 1985 Page 3 1. The site is depressed approximately 12 feet below "C" Street. Thus, the 2-story structures when viewed from the north could be considered no more intrusive than single story construction. 2. The single family homes adjoining the site's southerly boundary are likewise oriented away from the site and receive access from Sea Vale Street. Since the site is depressed some 18 feet below these dwellings, the 2-story structures would not extend above the rear yard fencing, and would be separated from the nearest residence by approximately 60 feet. There would be some view obstruction down to Street and the slope beyond, but views to the west and northwest would remain unobstructed. Dense planting along the rear property lines of these homes appears to currently obstruct their rear-yard views in all directions. 3. The property to the east is a one-half acre single-family lot with access off "C" Street. The dwelling is located on the easterly portion of the lot, and is elevated approximately 20 feet above the proposal site. The separation between this home and the proposed structures would approximate 100 feet. There would be some view obstruction directly to the west, down to the rehabilitation center and apartments beyond. But, as above, dense planting currently obstructs any view to the west from this home. Other factors tending to ameliorate the potential for noise and traffic conflicts are the fact that the site is generally self-contained, access will occur only on the far westerly boundary of the property, the resident population will be adults only, and the living environment will be semi-structured and monitored by the center. The issues in opposition to approve the extended land use are: 1. Approval of this request could very well result in other requests to rezone properties to the north and east of the site based on the City's action on this property. The property to the north is vacant and a tentative subdivision map for a part of the land on "C" Street has been continued by the applicant to further study land uses for the property. 2. Two 140' plus long 2-story buildings are not in scale with the neighborhood buildings. 3. Due to the placement of the structures and the number of residents, there is the potential for an increased amount of noise being funneled back to the east and adversely impact the single family homes in the area. City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 4 E. CONCLUSION The site is relatively isolated by virtue of access, topography, and vegetation. The existing development of the South Bay Pioneers building, parking lot, and nearly 1 acre of vacant property makes it ideal to provide for an extended use which fits the needs of the organization while fitting into the neighborhood fabric. It is staff's opinion that the project as proposed fails to satisfy all of the needed neighborhood concerns. 1. The project is too dense; placing 24 units on less than an acre of ground represents an intrusion of very high density into this single family area. 2. The building mass of two 2-story buildings, over 140' in length, doesn't fit with the single family home size in the area. 3. The number of residents living in 24 units would represent between 30-48 residents per acre, a number considerably higher than the adjacent single family homes. Based on the above factors, the Planning Department has recommended that additional units be authorized but at a substantially reduced number and with additional conditions. The recommendation would limit the number of units to 12 one-story buildings, divided into duplex or triplex units. They would be limited to a single story height and one bedroom in size. Approving the project with these limitations and certain other conditions would allow the project to move forward without impacting the adjacent neighborhood. To compare the recommended project with the adjacent single family area, we would note that: 1. Twelve one-story units of approximately 500 sq. ft. would represent a building mass of approximately 6,000 sq. ft. Using the same area and developing 5 single family homes of approximately 1,200 sq. ft. would also equal 6,000 sq. ft. of building mass. 2. Requiring the buildings to be limited to duplexes and triplexes would ensure that no building would exceed 1,600 sq. ft. in area {500 sq. ft. - 1 bedroom). 3. Limiting the construction to one story, given the topo of the area, would minimize the visibility of the structures. 4. Having 12 units with a resident population of 1.5 to 2 persons per unit would equal 18-24 residents. Similarly, 5 single family homes with an average of 3.5 persons per home would result in approximately 18 residents. WP£ 16Q~P ~TATE HWY. 54 P-20 I-L __DUSDALE V MF I I~ j , of Chulo Vim . : I . SF L J' 'J .SF , , SF ' ~- .... --J I ' ~,, .... "J Home VAC ~ Vac' ;~ ' S~ SF:SF'S,P SF : STREET 'gNI ~3~NOIcl A~ HJ.[IC1~ negative declaration PROJECT NAME: South Bay Pioneers Apartments PROJECT LOCATION: 270 "C" Street PROJECT APPLICANT: South Bay Pioneers, 270 "C" Street, Chula Vista, CA 92010 CASE NO: IS-85-23 DATE: January 3, 1985 A. Project Setting The project site consists of a 2.21 acre site of which approximately 1.32 acres is presently utilized for an existing Alcoholics Rehabilitation Center and associated' off-street parking. The remaining property, approximately .9 acre is a relatively level natural area bounded on the north and south by existing slopes. Adjacent land uses consist of single-family dwellings to the east and south, vacant land and multiple family to the north across "C" Street and multiple family to the west. No significant manmade or natural features presently characterize the site and there are no known geologic hazards on or near the project site. B. Project Description The project consists of the construction of 24 apartment units to be contained in two, 2-story structures at the easterly end of the project site and the provision for 23 additional paved on-site parking spaces. The proposed apartment units are to be used by the members and the families of residents of the existing Alcoholic Rehabilitation Facility. C. Compatibility with Zoning and Plans The project involves the building of multiple-family units within the R-1 zone and is subject to approval of a Conditional Use Pemnit by the Planning Commission as a quasi-public use. The net density proposed is 27 dwelling units per acre. D. Identification of Environmental Effects 1. Grading The proposed project will include an Engineering Department requirement for widening of "C" Street adjacent to the project site. The widening of "C" Street will require new slopes and retaining walls on the south side of the street, not reflected accurately on the current site plan. These modifications will not result in a significant land form alteration, although the applicant's designer will be required to modify the site plan and address erosion control for new slopes. city of chula vista planning department environmental review section 2. Schools The local elementa~ (Rosebank) and junior high (Chula'Vista Junior High) schools are currently operating above capaci~ levels. If children am pemitted in the facili~, an additional five elementa~ and seven junior and high school students could be generated from the project which could exacerbate the current high enrollment levels. If this conditon could develop, the applicant shall comply with public facilities policies and ensure that adequate classroom space is available for new students. E. Findings of Insignificant Impact 1. The proposed multiple family units will not degrade the quali~ of ~e environment because of the p~sical separation from adjacent single family residential uses and because of the access to "C" St~et which has multi-family uses to the west. 2. Sho~-tem environmental goals will not be gained therefore there will be no impact on long rem goals. 3. Cumulative impacts of the proposed project have been analyzed and are not anticipated to result in a significant environmental impact. 4. No impacts am anticipated which will have a substantial adverse impact on human beings. G. Consultation 1. Individuals and Organizations Ci~ of Chula Vista: Steve Griffin, Associate Planner Roger Daoust, Senior Civil Engineer Duane Bazzel, Assistant Planner Tom Dyke, Building and Housing Depa~ment Ted Monsell, Fire Marshal Chuck Glass, Traffic Engineer Applicant's Designer: John Nash 2. Documents EA-7~12, South Bay Pioneers The Initial Study application and evaluation ~rms documenting the findings of no significant impact are on file and available ~r public review at the Chula Vista Planning Department, 276 ~urth Avenue, Chula Vista, CA 92010. REVIEW COORDINATOR WPC 1671P EN 6 (~v. 12/82) city of chula vista planning department ~ environmental review section EN 6 (Rev. 12/82) City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 1 4. PUBLIC HEARING: PCM-85-?; Consideration of Amendment to Ranchero SPA Plan to permit child daycare centers within the P-u zone - William Murray and Associates A. BACKGROUND The applicant is requesting an amendment to the Ranchero Sectional Planning Area (SPA) plan approved by the City Council in 1980 (Resolution No. lOl02) in order to permit child daycare centers within the P-C zone. The application, filed by William Murray and Associates, contemplates the establishment of a 7,300 square foot child care center on 1.76 acres located on the southeast corner of Paseo Del Rey and East "J" Street presently designated for neighborhood commercial uses. An Initial Study, IS-85-6, of possible significant environmental impacts of the project was conducted by the Environmental Review Coordinator on February l, 1985. The Environmental Review Coordinator concluded that there would be no significant environmental effects and recommended adoption of the Negative Declaration. B. RECOMMENDATION 1. Find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-85-6. 2. Adopt a motion recommending that the City Council approve an amendment to the Ranchero SPA Plan to permit child daycare centers within the P-C zone subject to the issuance of a conditional use permit. C. DISCUSSION Although the application is for a textual amendment to the SPA Plan, there is only one commercial site to which it would apply. Thus, it is appropriate to consider the specific property in question and surrounding uses. 1. Adjacent land use North Vacant church site South Open space & single family dwellings East Single family dwellings West Vacant convenience store site City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 2. Site characteristics The subject property is a vacant, level and triangular-shaped parcel containing 1.76 acres at the southeast corner of East "J" Street and Paseo Del Rey. The property fronts on "J" Street for a distance of 415 feet. A 100 foot open space easement abuts the parcels southerly property line, with single family homes adjacent to the property on the east. 3. Proposed use The preliminary plan submitted with the application shows a 7,300 square foot child care facility on the easterly portion of the site. A playground is located to the west of the building, and a parking lot with 17 spaces fronts on "J" Street. A convenience store is slated for the property directly west of the center. D. ANALYSIS When the Ranchero SPA Plan and P-C zone development regulations were adopted, the standard Neighborhood Commercial (C-N) zone regulations were applied without modification to the one commercial site within the SPA. The current City C-N zone regulations do not provide for child daycare centers, and thus the need for this amendment. However, it seems appropriate to establish daycare centers as close as possible to the residents they serve. At the same time, the nature of the use with its potential for high levels of noise and activity requires that each proposal be individually evaluated in relation to the specific site and surrounding area. Currently, such centers are presently allowed by conditional use permit only in the R-3 {Multiple-Family) and C-O (Commercial-Office) zones. The property in question appears to be well suited for this use. There are no other facilities of this kind in the area, and the site presents few compatibility problems with adjacent uses. The one area of potential conflict is the adjacent single family dwellings to the east, but this question could be addressed and most likely resolved through the conditional use permit process. As a result, we believe the approval of the amendment as modified by the conditional use permit process is appropriate. WPC 1700P open space,/ pASCO .~ CLAISROOM CLASSROOM I CLASSROOM ~" RECEPT ~" ~ CLASSROOM I CLASSROOM ~ 48'7' 48'7' FLOOR PLAN N.T.$, DAYBRIDGE LEARNING CENTER negative declaration PROJECT NAME: Baybridge Learning Center PROJECT LOCATION: Southeast corner of Paseo Del Rey and East "J" Street PROJECT APPLICANT: William Murray and Associates 1080 Pomona Road Corona, California 91720 CASE NO: IS-85-26 DATE: February 1, 1985 A. Project Setting The project site totals 1.76 acres of relatively level property located at the southeast corner of East "J" Street and Paseo Del Rey. The San Diego/Otay water pipe line abuts the southwest property line. Grading on the project site was accomplished as implementation of the Ranchero Sectional Planning Area. There are no sensitive biological species located on the project site. B. Project Description The project site consists of the construction and operation of a 7,309 sq. ft. one-sto~ child care center. The center is designed with the children's play area to be located to the south and west of the proposed structure. The center will hold a maximum of 140 children and is designed with a total of 19 off-street parking spaces and a children pick-up/ drop-off area. C. Compatibility with Zonin9 and Plans The applicant has filed a request to amend the Ranchero Sectional Planning Area text to permit child care facilities in the "Commercial" land use designation. Approval of this request will constitute compliance with the General Plan. D. Identification of Environmental Effects 1. Geology Seismic potentials throughout the E1 Rancho Del Rey Specific Development Plan Area were investigated by Woodward-Clyde Consultants in 1979 and the results are contained within EIR-80-5 (Ranchero Sectional Planning Area). The investigation included findings that indicate the approximate location of a leg of the La Nacion Fault which was thought to traverse the westerly portion of the project site. Further investigation in May 1984 by Leighton and Associates, Inc. indicated that no traces of the fault have been identified on the project site and that the southern extent of this branch of the La Nacion Fault does not extend through the site. (See attached letter.) 2. Noise The proposed daycare facility is designed with the main children's play area oriented to the west and south of the proposed building and adjacent single-family dwellings located to the east. Although floor plans have not been included with the applicant's submittal, an effort should be made to minimize openings on the easterly side of the structure to reduce impacts on adjacent property. ~.~ city of chula vista planning department environmental review section Noise levels occurring due to children playing on .the premises are considered nuisance noises. These impacts are not anticipated to be significant environmental impacts, but rather issues that should be dealt with through the City's land use approval process to determine compatibility with adjacent land uses. E. Findings of Insignificant Impact 1. The site is void of any significant natural or manmade resources, and there is no physical evidence of any onsite geologic hazards. 2. The proposed daycare center will require an amendment to the Ranchero Planning Area text to achieve compatibility with the General Plan. No. short-rem benefits to the disadvantage of long-term environmental goals is anticipated. 3. No impacts are anticipated to occur which could interact to create a substantial cumulative effect on the environment. 4. The project will not cause the emission of any harmful substance or create any significant traffic hazards. F. Consultation 1. Individuals and Organizations City of Chula Vista: Mando Liuag, Associate Planner Roger Daoust, Senior Civil Engineer Duane Bazzel, Assistant Planner Tom Dyke, Building and Housing Department Ted Monsell, Fire Marshal Chuck Glass, Traffic Engineer Applicant's Designer: William Murray 2. Documents EIR-80-§, Ranchero SPA IS-85-11, St. John's Church and School IS-83-31, "I" Corner Preschool Expansion The Initial Study application and evaluation forms documentin§ the findings of no significant impact are on file and available for public review at the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. ENVIRONMENTAL REVIEW/COORDINATOR WPC 1712P EN 6 {Rev. 12/82) L city of chula vista planning department ,- environmental review section EN 6 (Rev. ]2/R2) LEIGHTON and ASSOCIATES SOIL ENGINEERING GEOLOGY GEOPHYSICS GROUND WATER HAZARDOUS WASTES May 15, 1984 Project No. 4830304-05 TO: The Gersten Companies 690 Otay Lakes Road Chula Vista, California 92010 . ATTENTION: Mr. Lou Cohen SUBJECT: Location of Fault Trace, Lot 110, E1 Rancho del Rey, Unit 6B, Chula Vista, California In accordance with your request, we have reviewed our records of our field ob- servations, testing during rough grading operations, and mapping of the geology in the vicinity of Lot 110 to make a judgment of the location of the southern extent of a branch of the La Nacion Fault. Our review of published and unpublished information available regarding the La Nacion Fault, along with our previous experience in locating and measuring the displacement of this fault, indicate that the fault branch has progressively smaller amounts of displacement beginning at Rice Canyon north of the site. As a result of initial investigations conducted by Woodward-Clyde Consultants, the projection of the fault through the area of Lot 110 was querried. A pre- vious investigation by Woodward-Clyde Consultants failed to locate any faulting in the development south of Lot 110. In the course of our investigations, we did not observe any geotechnical conditions on Lot 110 which were suggestive of, or indicative of, the continuation of the La Nacion Fault through Lot 1i0. We did note several small fractures with small amounts of displacement in the lower San Diego formation beds (approximately 1.5 to 4 million years old) during site grading operations. However, these fractures are not unlike numer- ous small fractures with minor amounts of displacement located elsewhere in the San Diego and Chula Vista area. Such features are typically associated with sedimentary consolidation and are not true tectonic features. These fea- tures did not extend up into the upper Pleistocene beds of the Linda Vista formation estimated to range in age from 750,000 to 1.5 million years old. 4393 VIEWRIDGE AVENUE, SUITE D, SAN DIEGO, CALIFORNIA 92123 (800) 253-4567 · (619) 292-8030 ~'~..4830304-05 ~ In our opinion and professional judgment, the southern extent of this branch of .the La Nacion Fault does not extend through Lot 110. Should-'~ou'-~e any f~'he~ questions regarding this particular fault trace, we would be more than happy to meet to discuss our findings. Respectfully submitted, LEIGHTON AND ASSOCIATES, INC. Ernest R. Artim, CEG 1084 Chief Engineering Geologist EA/dl Attachment: :References Distribution: (3) Addressee LEIGHTON and ASSOCIATES INCORPORATED 83 304-05 REFERENCES y/ 1. Leighton and Associates, May 24, 1983, "Evaluation of Fault Setback: La ~ Nacion Fault System", Project No. 4830317-01. 2. Leighton and Associates, July 29, 1983, "As Graded Report of Rough Grading Operations, E1 Rancho del Rey, Unit 6B Tract 80-5, Lots 109 through 186, Chula Vista, California", Project No. 4830304-01. 3. Woodward-Clyde Consultants, October 2, 1980, "Geotechnical Investigation for the Proposed E1 Rancho Del Rey Unit 6, Chula Vista, California", Project No. 50259W-SI01. LEIGHTON and ASSOCIATES City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 1 5. PUBLIC HEARING: Conditional Use Permit PCC-85-14; request to establish mini-market in conjunction with an existing service station at 685 "H" Street - World Oil Company A. BACKGROUND 1. This item involves a request to convert an existing self-service gas station located at 685 "H" Street in the C-T zone into a combination self-serve station/mini-market. 2. The project is exempt from environmental review as a Class 5 exemption. B. RECOMblENDATION Based on findings contained in Section "E" of this report, adopt a motion to approve the request, PCC-85-4, to establish a mini-market/self-serve gas station at 685 "H" Street subject to the following conditions: 1. The project shall be subject to site plan and architectural review by the Design Review Committee prior to application for a building permit. A sign program, including all existing and new signs, shall be submitted for this review. 2. A landscape and irrigation plan shall be submitted with the application for a building permit. The plan shall reflect an expansion of the landscape planter at the northeasterly corner of the site. C. DISCUSSION Adjacent zoning and land use. North R-3 Apartments South C-T Service Station and Motel East C-T Liquor Store and Laundromat West C-T Restaurant Existing site characteristics. The site is a level 23,104 sq. ft. parcel located at the northwesterly corner of "H" Street and Oaklawn Avenue. The property is developed with three pump islands with a single canopy and a 905 sq. ft. storage building which was previously used for auto repair. The pump islands are perpendicular to "H" Street, with access provided by two driveways on "H" Street and two driveways on Oaklawn Avenue. There is very limited landscape planting along the "H" Street frontage and none along Oaklawn. City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 2 Proposed use. The applicant intends to retain the pump islands/canopy and to remodel the existing building into a mini-market with hours of operation from 6:00 a.m. to ll:O0 p.m., seven days a week. Additional landscaping will be installed along the Oaklawn frontage and along the northerly boundary of the property, and seven new parking spaces will be provided on the north side of the mini-market. The southerly driveway on Oaklawn will be removed to accommodate the additional landscaping. D. ANALYSIS The combination of gasoline sales with convenience goods has become extremely popular in recent years. The Planning Department has no record of any problems with conversions such as the present request, and they have normally resulted in an upgrading in the aesthetic quality of the site. The mini-market operation will additionally provide a convenience to those frequenting this station, and thus it is appropriate to recommend approval. E. FINDINGS 1. That the proposed use at the location is necessary or desirable to provide a service or faciltty which will contribute to the general well being of the neighborhood or the community. Approval of this request will allow the applicant to offer an additional convenience to patrons of the service station. 2. That such use will not under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The subject property is in a commercial zone with uses compatible with those proposed for the site. The additional activity generated by the mini-market operation should not create any appreciable increase in traffic. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The proposed use meets the regulations of the Code pertaining to this type of use. 4. That the granting of this conditional use permit will not adversely affect the general plan of the City or the adopted plan of any government agency. The proposed use is in keeping with the land use designation of the General Plan. WPC 1676P MF "H" STREE' I: 1/111 City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 1 6. PUBLIC HEARING: (a) PCM-84-9, Consideration of the Sectional Planning Area (SPA) Plan, Public Facilities and Financing Plan, Development Agreement - EastLake I (b) PCZ-85-D, Amendment of the EastLake I Planned Community District Regulations (Ordinance No. 2002) (c) Consideration of tentative residential subdivision map for EastLake I~ Chula Vista Tract 84-9 (d) Consideration of "Candidate CEQA Findings" EastLake I A. BACKGROUND On January 9 and 23, 1985, the Planning Commission held public hearings on the EastLake I items. The Environmental Impact Report was certified and the amendment to the EastLake I General Development Plan was recommended for approval. The EastLake I SPA Plan, Public Facilities and Financing Plan, and Development Agreement were disapproved. The Planned Community District Regulations,the Tentative Subdivision Map ( Chula Vista Tract No. 84-9) and the CEQA Findings were not considered. Subsequently on January 29, 1985, the City Council certified Final EIR-84-1, for EastLake I, adopted the amendment to the General Development Plan and approved in concept the SPA Plan, Public Facilities and Financing Plan and Development Agreement and referred the latter items back to your Commission for recommendation. Staff has al so readvertised the Planned Community District Regulations and the Tentative Subdivision Map ( Chula Vista Tract No. 84-9) for your consideration. Additional refinements have been made to the Public Facilities and Financing Plan, Development Agreement, and Tentative Subdivision Map conditions to address the concerns expressed by the Commission on January 23. B. RECOMMENDATION a. Adopt a motion recommending that the City Council approve the EastLake I Sectional Planning Area (SPA) Plan (subject to the conditions listed in Section 5 of the staff report), Public Facilities and Financing Plan and Development Agreement (findings contained in Attachment 1). City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 2 b. Adopt a motion recommending that the City Council approve the EastLake I Planned Community District Regulations and repeal the Planned Community District Regulations adopted by the City on September 7, 1982 (Ordinance No. 2002) for the area of EastLake I north of Otay Lakes Road (Telegraph Canyon Road). c. Adopt a motion recommending that the City Council approve the tentative residential subdivision map for EastLake I (Chula Vista Tract 84-9} subject to the conditions listed in the attached staff report. d. Adopt the attached "Candidate CEQA Findings" on the EastLake project. C. DISCUSSION 1. City Council Hearing of January 29 The City Council's approval in concept on January 29 included the following referrals to staff: (a) Staff provide Council with a summary of the phasing and costs related to both on-site and off-site traffic improvements connected with the EastLake project as well as assuring Council that traffic conditions can be accommodated through the proposed phasing plan before they become a problem to the City. (b) Staff to specifically address the need for extending State Route 125 north to State Route 54. (c) Staff to include amendments to the Public Facilities and Financing P'~an requested by United Enterprises. (d) Staff to address the implementation of a facilities benefit assessment district as it pertains to other beneficiaries related to EastLake. 2. EastLake I SPA Plan One additional condition has been added to provide for density transfer within the SPA Plan, subject to the provision that no overall increase in the total number of dwelling units shall be allowed. 3. Public Facilities and Financing Plan Since your Commission considered the SPA Plan, Public Facilities and Financing Plan, and Development Agreement on January 23, substantial refinements have been made to the latter two documents. The Public Facilities and Financing has been extensively reorganized with a new City Planning Commission Agenda Items for Meeting of February 13, 1986 Page 3 format to describe the public facility project needs of not only the EastLake I SPA Plan, but also the public facility needs necessitated by cumulative development east of 1-805 phased over the next several years. Chapter Seven lists the major public improvements and assigns the responsibility for funding. All of the on-site public improvements will be installed by the developer through subdivision map conditions or Mello-Roos Districts. The off-site public improvements are phased over a multi-year time frame. The Development Agreement~ncorporates the Public Facilities and Financing Plan by reference as part of the contractual agreement between the City and the EastLake Development Company. The off-site improvements for EastLake will be assured through various means: 1) Subdivision map conditions on EastLake. 2) Other developer subdivision map conditions that have already been approved by the City with back-up by EastLake, if needed. 3) Subdivision map conditions on EastLake that may be subject to reimbursement when other development is approved. 4) Facility Benefit Assessment District with back-up financing by EastLake through the Development Agreement. In the event that any of the off-site improvements have not been constructed at the time necessary to meet the demands of EastLake I SPA Plan development EastLake developers will be prohibited from drawing building permits until adequate facilities are either constructed or under construction. The procedure the City will use to make such determination is more fully described in Chapter 12 of the Public Facilities and Financing Plan. 4. Development Agreement The draft agreement has also been redrafted to reflect the discussions that have occurred since January 9 and 23. The main provisions regarding public facility improvements are Sections 6.2.1 and 6.2.2. Section 6.2.1 establishes the subdivision obligations of the developer to provide the public facilities required by the project. City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 4 Section 6.2.2 assigns responsibility to the developer to construct the public facilities listed in the Public Facilities and Financing Plan. Other refinements to the Development Agreement include: l) more definitive procedures for reviewing the obligations of the developer on an annual basis 2) a new equity participation clause for the City re~arUing cable television franchise 3) a new sewer participation fee provision 4) a new provision regarding joint power authority and assessment district creation. D. CONCLUSION The respective staff reports pertaining to each of the EastLake project items, subject of this advertised public hearing, are attached. WPC 1711P PLANNING COMMISSION MINUTES OF 1-23-85 2. CONSIDERATION OF FINAL EIR-84-1 - EASTLAKE I 3. PUBLIC HEARING: PCM-84-9 - AMENDMENT OF ADOPTED GENERAL DEVELOPMENT PLAN AND CONSIDERATION OF THE SECTIONAL PLANNING AREA (SPA) PLAN, PUBLIC FACILITIES AND FINANCING PLAN, DEVELOPMENT AGREEMENT - £ASTLAKE The Commission asked if items 2, 3, and 6 (CEQA Findings) might be considered simultaneously. Director of Planning Krempl said that because the EIR covers the SPA and the Tentative Map, action on the EIR and SPA is a prerequisite to considering the Planned Community regulations and tentative map. The EIR and the SPA Plan may be considered jointly, however, the CEQA Findings will be affected by any changes or additions to the conditions of approval. Questions relating to the CEQA Findings may be addressed during the public hearings or staff presentations, however, the action on the CEQA Findings should occur last. Director Krempl stated that the SPA Plan and EIR items were continued from the January 9th meeting at the request of United Enterprises to review the staff reports. Director Krempl introduced consultants Gray and Wedin to respond to questions raised at the last meeting. Regarding Commissioner Cannon's question on the improvement of SR 54 between 1-805 and future Route 125, Mr. Gray said that CalTrans is still in the first stages of their study on that link. After outlining the procedures necessary he concluded that the time estimate would be about l0 years. Improvements to 'SR 54 between I-5 and 1-805 are now under construction and will be completed before improvements are made easterly of 1-805 to the point where 125 would interconnect. In reference to questions raised by Mr. Will Hyde, Mr Gray stated that: 1. According to the standards and principles outlined in the Municipal Code, parks of less than 5 acres are permitted if they adjoin a neighborhood school. In this particular case, EastLake's design will combine the two facilities of park and school with shared parking to utilize more fully the land for recreational facilities and school facilities. 2. The SPA Plan recognizes the amount of land proposed for "private" parks by the developer and the extent of the proposed recreational facilities and recommends the developer be given 50-percent credit against the amount of park land dedication required by the City. He added that even with only 50-percent credit, the amount of land for parks would exceed the City's requirements for park land. 3. The parks are recommended as "private" because of the high level of recreational facilities and the resultant maintenance cost which will be borne by the Homeowners' Association. This has the concurrence of the Director of Parks and Recreation. 4. The Director of Public Safety has confirmed that no new police facilities will be needed although the number of police personnel will increase. 5. Meetings held with the Library Board and the City Librarian indicate the justification for a branch library requires approximately lO,O00 users; and it is questionable if this would be the proper location. The developer is reserving an acre of land until a decision is forthcoming. Provision is made in the Public Facilities Financing Plan for a storefront library. 6. As the City continues to expand eastward, the present location of the Public Works Yard is being discussed but no specific study has been made. Wayne Wedin, Financial Consultant, spoke on the Mello-Roos Act. He said the approximate cost of all improvements would be between $60-65 million. The Mello-Roos improvements (high school, elementary school, park, water facilities, transit center) would amount to approximately $21 million and will be financed at a lower rate (usually 2 or 3 percent) than conventional financing. The remaining improvements, {streets, drainage, grading) amount to approximately $40 million and will be financed conventionally. The total cost of the Mello-Roos facilities, when passed along to the homeowners will amount to approximately $5,400, or $31/month using the current interest rates. Director Krempl pointed out that some of these off-site improvements would be shared by other developers through a facilities benefit assessment district on a "demand and need" basis. That too will have an effect on the cost to the individual purchaser. Commissioner Cannon expressed his concern about the possible effect of traffic in the area if 125 is not constructed and maintained. None of the documents has reassured him that the construction of 125 would be completed prior to need. If the facilities benefit assessment district is not formed, there is no guarantee that the developer would complete 125 - only that he would assist in a facilities benefit assessment district for Ghat purpose. He also questioned how findings can be made using the proposed CEQA Findings if they are based on information that is subject to updating. Commissioner Green requested that references being cited by the staff be identified as to the specific source document - SPA Plan, Public Facilities Financing Plan, etc,, to avoid confusion. Commissioner O'Neill referred to the Public Facilities Financing Plan review of various off-site improvements necessary such as Telegraph Canyon Road, but was unable to find any mention of 125. He referred to information presented at the January 9th meeting that if off-site improvements are not completed, the project would stop; yet, if 125 is necessary for the full completion of EastLake I, there is nothing in the Financial Plan to stipulate the project will cease. -2- A question was also raised about the number of SPAs being considered in EastLake I. Director of Planning Krempl replied that the EIR document considers the entire EastLake Project including two SPAs in EastLake I; the SPA being currently considered covering the north side of Telegraph Canyon Road, and the Greens SPA which covers the south side and will be presented at a future date. He pointed out that two levels of improvement are scheduled for 125; (1) as an interim roadway, and (2) as a freeway facility. Although EastLake is reserving right-of-way sufficient to accommodate an eight-lane freeway, it has not yet been decided if eight lanes will be needed by EastLake I. The developer has indicated in the Public Facilities Financing Plan a commitment to construct a four-lane road within the boundaries of EastLake I and a two-lane road from the boundaries to SR 54. He pointed out that the statement in the SPA Plan that indicates 125 will be built, refers to the interim roadway needed with this SPA, not as a freeway. Director Krempl referred to the Public Facilities Financing Plan that roadway construction will take place along the alignment of SR 125 from Telegraph Canyon Road north to State Route 54. With respect to Commissioner Cannon's question, he referred to the Public Facilities Financing Plan where it is stated that when the development is over a specified cumulative total, or EastLake reaches a certain total, the improvements must be either guaranteed or in place and that this statement gives the City control to stop development if the improvements have not been provided. Commissioner O'Neill interjected that he would have been more comfortable if such a statement had been made in the right-hand column with relation to 125. Director Krempl said that if the Commission wishes, that type of change can be reflected in the document before it is forwarded to Council. In reference to Commissioner Cannon's statement re the Finance document being incomplete, Director Krempl affirmed the Public Facilities Financing Plan is complete in outlining the facilities needed off- and on-site, who would pay and when. The refinements involved are clarifying language and specificity, not in changing the requirements; therefore the CEQA Findings are appropriate to address. Again, if the facilities benefit assessment district is not formed, and the developer does not wish to assume the financial burden, the City has the ability to stop development by the authority in the Public Facilities Financing Plan and the Development Agreement which will be entered into between the City and the developer. Commissioner Carson referred to the concept of a park in connection with a school and asked what measures have been proposed to protect children from undesirables coming onto an unfenced campus. Also, in PCM-84-9, page 4, paragraph 3, it is indicated that the facilities will be open except for swimming pools; on page 7 a reference is made to a swimming park, and asked if it meant the same. She was informed that it should be "pool." -3- Mr. Gray pointed out that the neighborhood park and facilities have been designed so that they may be fenced; however, the control of the school facilities is the responsibility of the affected school District. He added that John Linn, from the School District, would probably address that later. Concerns of the Commission with regard to the private parks included: (1) that the City may be asked to maintain these private parks if the cost proves to be too burdensome for the Homeowners' Association and it decides to dedicate them to the City; {2) the possible reaction of homeowners if busloads of strangers take advantage of the park's facilities; {3) the confusion caused by the use of the word "private" parks pertaining to parks that are open to the public; (4) the question of responsibility of the Homeowners' Association to prevent incidents of a sexual nature from occurring in the rest rooms; and (5) the line of responsibility between the Homeowners' Association and the City Police Department in enforcement procedures in a private park. Mr. Gray replied that (1) large-scale master plan communities with private parks have been built elsewhere and have been successful; the cost of maintaining the private parks spread over such a large project would be very low; and the buyer is advised in writing of all his/her responsibilities and charges when he/she purchases the house; (2) normally, large regional parks instead of smaller neighborhood parks are patronized by large groups of people; (3) the word "private" means maintenance of the parks will be the responsibility of the Homeowners' Association rather than the City. Assistant City Attorney Gill explained that the responsibility for enforcement in a private park would depend on the specific facts and whether a criminal act was being committed which would fall within the responsibility of the Police Department. Commissioner Cannon inquired if 125 was needed for the present SPA Plan to mitigate traffic generated by that SPA Plan and was informed that a four-lane roadway within the EastLake boundaries and a two-lane roadway off-site were recommended. Commissioner Green stated that phasing in terms of units is available but not in terms of neighborhoods and sequential development. Director Krempl referred to the Public Facilities Financing Plan which shows phasing for both off-site and on-site improvements occurring within phases of the development. He pointed out that the document is dynamic in that it anticipates the phasing and the sequence to match that phasing over an extended period of time. The Development Agreement requires an annual update of all off-site and on-site developments in order to reassess and readjust the phasing and improvement schedule. Commissioner Green said that it was his understanding that if this project halted at some point, the Public Facilities Financing Plan required that improvements be in place at the time the building permits are granted. Director Krempl affimed his statement and added that the tentative map covers a broad area and the financial plan is phased in a way the City could determine the improvements necessary for the sub-stages of the final maps. Those improvements would need to be bonded for and in place within 6 months. Commissioner Green expressed his concern about the ability of the City to force the completion of later improvements based upon the Development Agreement. Director Krempl explained that the Development Agreement assures the developer that the density and what is represented in terms of the SPA Plan will remain in effect. The City is assured that the improvements required have been provided in appropriate fashion. If 5 years out, the developer stops the project, there is no way the City can enforce continuation: however, all public facilities required to that point in time will have been installed. If the developer wishes to amend the plan and request new density, it would require a major amendment of the SPA, a new tentative plan, development agreement and necessitate approval by the Planning Commission and City Council. Commissioner Tugenberg inquired about the City's enforcement ability if EastLake were purchased by a different company. He referenced page 42 of the Public Facilities Financing Plan, Stage Ia - that the link through 'the Hills residential area in the low-density area will not be entirely completed in the first phase. If the road is not completed, the Commissioner expressed concern that the high-density areas might be built up first and then nothing left for the low-density areas. Director Krempl clarified the situation by con~nenting that Stage Ia shows a partial completion of the street improvements in the Hills neighborhood; however, Stage Ic shows its completion and the phasing is in accordance with the developer's intent that the part nearest "H" Street be completed first. If the phasing were changed, an adjustment would be made that would require completion of the loop and all other improvement, on Ia and Ic. The City has the ability to take any of these improvements and make then an exaction on the tentative map pertaining to that particular phase. Also, with respect to new owners of the land, the Development Agreement states these conditions apply to the land regardless of the owner. Commissioner Tugenberg cited his concern that the R-1 area representing low-density housing had been left to the end of the development. Commissioner Cannon emphasized that if 125 is not built and the project stops, it doesn't make economic sense for the City to have a small development on the eastern fringe of the City. Mr. Gray replied that traffic experts have debated the need for a 125 connection and it has been concluded that it will probably not be needed for this SPA Plan but is being included just in case it is. After an analysis of - S = the Traffic Improvement Plan, Consultant Gary Hansen suggested the City monitor the intersection at "H" and 1-805 and Telegraph Canyon Road and 1-805 to determine when the 125 connection will be needed. He reiterated that if EastLake is forced to stop in year 3 or 4, there will still be a viable community, since the project is planned in units. Bob Sergeant, Traffic Consultant with Wildan and Associates said the intersection at 805 and Telegraph Canyon Road had been evaluated. The four-lane roadway {125) will relieve future congestion on Telegraph Canyon Road and "H" Street; it has much more capacity than the Telegraph Canyon Road-8OS-"H" Street route. The computer analysis indicates travel times and distances from the center of the EastLake project are virtually identical. The plan provides flexibility because it is difficult to predict with certainty when the freeway intersections will reach capacity. Mr. Gray informed the Commission that two additional conditions have been added to the SPA Plan; namely, {1) a definition of low and moderate income housing to be utilized in considering the SPA Plan, and (2) new language in the SPA Plan that precludes the need of a public hearing to amend the SPA Plan regarding minor changes made to the tentative subdivision map. The meeting recessed at 9:25 and reconvened at 9:35. Gretchen Burkee, P.O. 321, Bonita, said her main concern is the traffic. She asked:(1) Will the developer improve Proctor Valley Road and San Miguel in phase Ia or lb and recommended Ia; {2) Will it be feasible for the developer to bridge the canyon in front of the reservoir if he has to build to 125; {3) What control will ensure construction of the roadways; {4) What will be done about the traffic impact on San Miguel Road and where will the money come from to widen it if that is contemplated? Director Krempl answered that the City has the authority to require the roadway improvements through the Public Facilities Financing Plan and the Development Agreement. Commissioner O'Neill pointed out the improvements on San Miguel Road were scheduled to take place with or without EastLake. Michael Spata, 1007 Fifth Avenue, San Diego, Attorney-at-law representing United Enterprises, said they had requested a continuation at the last meeting in order to study some of the concerns being voiced by the Commission. Their understanding of these concerns has been memorialized and, pursuant to that understanding, United Enterprises does not oppose the project. He then submitted the written statement to the Recording Secretary. Robert Santos, EastLake Development Corp., 701 B Street, Suite 230, San Diego, applicant, replied to some of the concerns voiced by the Commission as follows: Schools - EastLake has developed a schematic plan for the elementary school site which, while it has not been approved by the School District as yet, includes both an upper and lower campus and has provisions for fencing either campus or both. -6- Security - The City's Municipal Code can be enforced in private parks. The parks are for the local population and are designed with the homeowners in mind. Their size corresponds to the demographics of the particular area they serve. Outside people - The smaller parks do not attract large groups of people but there will be a large public park available for large gatherings. Fencing of Pools - The swimming pool areas and tennis courts will be fenced and accessible only by key. Homeowners' Associations - the Master Community Association will cover the entire EastLake area. Provisions have been made for local sub-associations for other neighborhoods including condos and detached areas. These sub-associations will have voting rights within the Master Community Association. The park facilities will be available to the public. The $3.6 million in park improvements breaks down to a cost of + $20 per household per month. -- Traffic - A master EIR document was approved previously which addressed ll,O00 dwelling units, the development of the United Enterprises' property, the build-out of the Gersten properties and other developments to the year 2005. One of the strong recommendations that came out of that EIR was the need for 125 because of the growth of Chula Vista, not just the EastLake project. The Public Facilities Financing Plan is designed to look ahead so that when improvements are ready for construction, the means will be also available. It is a protection for the City and provides that EastLake cannot proceed beyond a certain point until 125 is in place. As other growth will be occurring at the same pace as EastLake, £astLake will not be isolated from the rest of Chula Vista. EastLake, however, would support Commissioner O'Neill's suggested modification of the Table on page 15 if the Commission wishes (to require 125 to be constructed at an earlier stage, if needed). Commissioner Cannon asked Mr. Santos to address the issue of whether 125 would be built regardless of whether there was a joint agreement with the other developers; in other words, would EastLake fund 125 in the absence of a joint agreement on that point. Mr. Santos replied that it is still not certain that 125 will be needed° Commissioner Tugenberg asked if the schools are financed by Mello-Roos and partially by the users of the school, would that establish a quasi-private school system which might run into problems with private busing. He was informed that the school is a public facility and the Mello-Roos is simply a funding technique, not a political entity. For example, a fire station installed with Mello-Roos funds can fight fires in EastLake and outside of EastLake. Mr. Santos referred to Commissioner Tugenberg's concern over the apparent construction of the low density housing at the end of the development and said the chart was misleading. The custom lots of 10,000 sq. ft. sell slowly perhaps one every 2 weeks; while the higher density housing might be sold at the rate of lO0 the first week. 7 Mr. Santos also pointed out that while the road system might not be completed at one time, an alternative circulation road was available until the phasing advanced to the time of completion of the road system. He confirmed that £astLake wants to make the most efficient use of the circulation roads and supports the staff recommendation in the report. No one else wishing to speak, the public hearing was closed. Commissioner Green referred to Section 7.2.2 of the Development Agreement wherein it states that the developer will pay his share of financing certain public facilities and that share could be held in an account for the construction of that facility by the City. In Section 7.2.3, the Agreement says that "The City will use its best efforts to supervise and finance the construction of such public facilities." This appears to put the burden on the City rather than the developer. Commissioner Green expressed concern that if by the time construction reaches phase IIb, and if there is no cooperation from other developers, and if EastLake is unable to continue, there is the potential for a lawsuit if it can be claimed that the City did not use its best interests in supervising and financing the construction of the public facilities. He contended, therefore, that the Development ~greement. and Financing Plan do not support staff's recommendation regarding this provision. Commissioner Cannon concurred with Commissioner Green's statement and maintained that if the Commission merely recommended that staff negotiate with the developer regarding the Public Facilities Financing Plan and the Development Agreement, that the Commission would lose control at that point. He affirmed that the Commission should review the documents to be certain that items staff indicates will be accomplished are accomplished. Also, the documents should be understandable to others 5 years from now, not just to those presently involved. Director of Planning Krempl asserted that the Development Agreement is a means of guaranteeing certain things will occur and making that binding. It is not a required document, at this time, for the Commission or Council in considering the SPA Plan. If the Commission is not comfortable with it, it could recommend to the Council that before they entertain adoption of that document, it be returned to the Commission for further consideration. He then introduced John Lippitt, City Engineer. City Engineer Lippitt said he had many of the same concerns when he looked at the Public Facilities Financing Plan, the tentative map and the environmental documents. He pointed out, however, that the total number of projected units to be built in the eastern area is about 8,400 dwelling units. Of that, only 2,200 dwelling units are EastLake. Therefore, if EastLake does not have enough money, other developers will be required to put up money as they develop. If the 6,200 units outside EastLake do not de~elop,-then ~here would only be traffic generated by 2,200 units instead of 6,200 and fewer off-site roads would be needed to handle the traffic. Also, the tentative map and the Financing Plan have provisions that the City has to approve every final map which includes bonding agreements for road improvements. By the time the final map comes forward, the City will have conducted an actual count of traffic on the streets and will be able to modify some of the road improvements. This plan and all final subdivision maps have to go to the City Council for approval. Commissioner Cannon stated that the tendency to allow the developer to go ahead until streets are overcrowded is a poor strategy. If change is needed at that point, how will the traffic situation be controlled? Is it adequate to review it only on an annual basis? City Engineer Lippitt said that the. important point was at what point would 125 be needed. Action on Items 2 & 3 Commissioner Cannon remarked that the items are separate and do not reflect on one another and with that in mind he made the following motion: MSUC {Cannon/Shipe) to certify that Final EIR-84-1 has been prepared in accordance with the California Environmental Quality Act, the State CEQA Guidelines, the Environmental Review Procedures of the City of Chula Vista and that the Planning Commission has reviewed and considered the information in the Final EIR. Action on Item 3 MSC {O'Neill/Guiles seconded for discussion) that based on findings attached to the staff report (Attachment l) to adopt a motion recommending that the City Council approve the amendment to the General Development Plan. Commissioners Green, Guiles and Cannon voted "no". Discussion ensued as follows: In response to Commissioner Green's request for clarification on the Amendment, Director Krempl explained that because of the increase in the size of the employment park and the shifts in density, staff felt it appropriate to consider formally an amendment to the General Development Plan which would make the General Development Plan consistent with both the General Plan and the SPA Plan. Commissioner Cannon said that based on the Finding #6 {SPA Plan), that streets and thoroughfares proposed are adequate to carry the anticipated traffic thereon, he could not support the motion. Commissioner O'Neill noted that he is now semi-comfortable about 125 and the SPA Plan and feels that if the development of 125 is tied in with the Financial Plan empowering halting the project if improvements are not completed, he has no problem. Commissioner Green stated he was not comfortable, based on his previous comments. g Action on Item 2 MS (O'Neill/Shipe) that based on findings attached to the staff report (Attachment 2) to adopt a motion recommending City Council approve the EastLake ! Section Planning Area (SPA) Plan, subject to Conditions of Approval listed in Section 6. Commissioner O'Neill added that he would like to specify when Item 3 was considered that 125 should be added to one of the three stages. It was then decided to consider Items 2 and 3 together. Commissioner O'Neill amended the motion to include: in the Public Facilities Financing Plan and the Development Agreement to add to any of the stages Ia, b, c, or to IIa, b, and c, the provisions that 125 will be four lanes up to San Miguel and two lanes to 54. Commissioner Tugenberg stated it would be more important to have the area between San Miguel and 54 be four lanes than between the site and San Miguel otherwise a bottleneck is formed. Director of Planning Krempl interjected that staff and the developer would be in agreement that four lanes be built from EastLake proper the entire distance to 54. Commissioner O'Neill said he would revise the motion to include that. Commissioner Cannon allowed four lanes was more sensible, however he would vote against the motion. He emphasized that this was not a vote against EastLake as the project has phenomenal planning in numerous instances and many innovative ideas. He has worked with the area, however, and is doubtful that 125 will ever be constructed based on the necessity for agreements among developers, City, County and State entities, plus the geographical problems of spanning the Sweetwater River in 5 years time. He could not visualize the City stopping a development of such magnitude except under the most extreme of circumstances. He would like to see EastLake built in that location if 125 construction can be guaranteed. It is unreasonable for the City to require the developer to develop this on his own if no facilities benefit assessment district can be formed. Commissioner 0 Neill remarked that every property owner and political entity will profit from the construction of EastLake. It will be good for the City and the County and he did not foresee difficulties in getting 125 if the right of way was achieved. Commissioner Cannon objected that the difficulty is securing money, the lack of agreement on the route of 125, and that CalTrans does not have it on the maps. - l0 - Commissioner Green said his main concern is lack of sufficient protection of the City through the Development Agreement and the Public Facilities Financing Plan. He believed the City could be pushed into continuing the development through a threat of a lawsuit or stoppage of construction. RESTATED MOTION MS IO'Neill/Shipe) that based on findings attached in the staff report IAttachment 2) to adopt a motion recommending City Council approve the EastLake I Section Planning Area (SPA) Plan, subject to Conditions of Approval listed in Section 6, to approve the Public Facilities Financing Plan in concept and add to Stage IIb the provisions for.completion of Route 125 from EastLake across San Miguel Road and up to SR 54 w~th four lanes. The motion failed by the following vote: AYES: Commissioners 0 Neill, Shipe, Carson NOES: Commissioners Cannon, Green, Guiles and Tugenberg ABSTAIN: None Craig Beam, 1700 Bank of California Building, llO West A, San Diego, counsel for the applicant, asked to speak to a point of order. Mr. Beam stipulated that the Planning Commission is advisory to the Council and if action is not taken on PC Regulations and Tentative Map, even negative action, then the Commission is not considered to have acted and Council action is subsequently del ayed. In answer to the Commission's inquiry, Assistant City Attorney Gill replied that if the Commission wishes to take an advisory vote on the PC Regulations and the Tentative Map, it is suggested that the hearing be opened and testimony taken. Continuing his explanation of procedural action he said Items 2 {EIR) and 3 {SPA) would go forward to the Council and if the SPA Plan is approved, the Tentative Map and PC Regulations would return to the Commission. The Commissioners decided their views had been expressed through the motions and vote, and they would like to see the Council's reaction to the items and have them returned afterwards. The meeting recessed from ll:O0 to 11:05 for legal consideration. Attorney Gill said any further comments at this time were unnecessary. Director Kremp suggested that if the Council acts on the SPA on the 29th, it could be returned, along with the PC Regulations, to the Commission at the first meeting in February. WPC 1673P -11 - EXTRACT FROM UNOFFICIAL COUNCIL MINUTES OF MEETING OF 1-29-85 City Council Meeting ~ - 7 - January 29, 1985 4. PUBLIC HEARING CONSIDERATION OF FINAL EIR-84-1 (Planning Director) a. RESOLUTION 11918 CERTIFYING EIR-84-1, EASTLAKE I Director of Planning Krempl sta~ed'..the' EastLake development is a unique project because of its scale, magnitude, acreage and locati, on. It demands planning response and regulations along with special considerations for offsite improvements. The applicant has a proposed mixed land use throughout the plan which necessitates flexibility and special controls and regulations regarding how zoning and interface uses are to be handled. Director Krempl referred to Ordinance 2002 Council's approval of P-C regulations noting the proposed EastLake plan will adhere to these regulations. Directo~ Krempl presente~ and explained the following: Public 'Facilities and'Fin~n~ing"Plan: A public facilities plan shall be . approved by the City Council prior to or concurrent with the adoption of Section Area Plans (SPA) which includes: (1) a plan setting forth the method and sources for the developer to finance all public facilities required to support the development of the General Development Plan; and (2) a phasing plan setting forth capital improvement program elements and schedules for implementation of public facilities needed to support development of the sectional development plan. Phasing .Public Facilities: The Publi~ 'Facilities and Financing Plan shall include the number and type of units to be constructed per year for the planning period and with specific emphasis on public facilities such as streets and highways, sewers, public buildings, bike trails, transit facilities, parks, fire stations and equipment, police facilities and equipment, libraries and equipment, etc. (3) The plan shall address the cumulative .impacts on adjacent properties. (4) The plan shall insure that necessary public facilities can be implemented when needed to serve the development proposed. This may include developer subsidies in the form of dedication of land, construction of improvements, reduced lease rates, and contributions. (5) The financing plan for all public facilities shall address alternative methods of financing said facilities including Park Acquisition and Development fees, Residential Construction Tax fees, development fees, reimbursement agreements, facilities benefit assessment districts or other appropriate financing techniques. (6) The City shall not be financially responsible for public facility costs needed to support EastLake I. Mr. Krempl added the Public Facilities and Financing Plan does address all these ingredients spelled out in the PC regulations. He added the Development Agreement was the "glue" which assures the Financial Plan is adhered to and implemented. The City may impose conditions and obligations on the development not normally achieved with the normal subdivision map. The Development Agreement provides certain assurances that the project as Rroposed can proceed. Emphasis is made on an annual review of the plan. ~ '- " City Council Meeting ' - 8 - January 29, 1985 Director Krempl summarized the following recommendations: 1. The EIR - for the Council to certify the EIR and approve the resolution which is consistent with the Planning Commission action taken on January 23, 1985. 2.' "The General D~veiopmentPlan Amendment - for approval 'and'adopti'on of the appropriate resolution which is consistent with Planning Commission action on January 23, 1985. - 3. Th~ Sectional' Planning Area. (SPA) Plan, the Pubii~ 'Facilities and Financing Plan and the Development Agreement - to ·"tentatively" approve these documents and to refer them to the Planning Commission for additional comment prior to adoption of the documents by the City Council. Director Krempl 'stated the Planning Commission did not approve the SPA Plan by a vote of 4-3. They were concerned with the traffic considerations, timing and need of State Route 125. Assistant City At,omey Gill staied the 'Council's action should be not to "tentatively" approve the SPA Plan but to approve it "in concept". Environmental Coordinator Reid sta~ed the e~vironmental document addresses the 1267.9 acre EastLake I Sectional Planning Area. The project is located in an area which was zoned Planned Community (PC) by the City of Chula Vista on August 24, 1982. The project site is located approximately 7.5 miles east of downtown Chula Vista Telegraph Canyon Road/Otay Lakes Road bisects the site. This Draft EIR was issued for public and agency review by the Environmental Review Coordinator on September 27, 1984. The document has been circulated by the State Clearinghouse and several local agenciqs have commented on the draft EIR. Th~.,~n'vironmental analys~sincludes the following: ~," Lane use, transportation a~d circulation, 'wa~r availability, sewer services, educational facilities, police protection, fire protection, visual resources, hydrology/drainage, air quality, fiscal analysis, noise, biological resources, archaeological resources, paleontological resources and growth inducement. The Director of Planning recommended certifying that Final EIR-84-1 has been prepared in accordance with the California Environmental Quality Act, the State CEQA Guidelines, the Environmental Review Procedures of the City of Chula Vista and that the City Council has reviewed and considered the information in the Final £IR. Miss Terry Jacques, Westpac Corporation, reported on the findings in the document. She identified the following significant impacts which she stated were mitigable: City Council Meeting o - 9 - January 29, 1985 1. EastLake combined with existing traffic from other developments east of 1-805 would create impacts to some external streets to SR 125, East "H" Street and Telegraph Canyon Road. These can be mitigated by reservation of rights-of-way for SR 125 for an eight-lane freeway with initial construction between the project and San Miguel Road and two lanes north of San Miguel Road. ~ ~. 2. Construction of East "N" Street as a six-lane prime arterial east of 1-805 and four lanes east of SR 125. 3. Construction of Telegraph canyon Road as a six-lane prime arterial east of SR 125 and four lanes offsite to 1-805. 4. Construction of San Miguel Road as a six-lane prime arterial east of SR 125 and four lanes west of SR 125. 5. Public facilities and services: 'fire, library these impacts will be mitigated by construction of two elementary Schools and one high school, fire station and a community-oriented library in the Village Center. 6. Hydrology/drainage - Urainage provisions are included in the Long Canyon and Telegraph Canyon Road for construction of culverts and retention basins. 4b. PUBLIC HEARING CONSIDERATION OF GENERAL DEVELOPMENT PLAN AMENDMENT, SECTIONAL PLANNING AREA (SPA) PLAN, PUBLIC FACILITIES AND FINANCING PLAN AND DEVELOPMENT AGREEMENT; EASTLAKE DEVELOPMENT COMPANY {Director of Planning) 4c. RESOLUTION 11919 ADOPTING AN AMENDMENT TO THE EASTLAKE I GENERAL DEVELOPMENT PLAN Consultant Bud Gray stated that the EastLake I General Development Plan adopted by the City. Council in 1982 contained 1,267.9 acres with a maximum of 3,683 dwelling units, 145.3 acres of employment park, 34.2 acres of office and commercial, 59.9 acres of ~chools, 301.4 acres of parks and open space and 106..4 acres of streets. ~ Since 1982, the EastLake Development Company has ~ompleted. more detailed planning studies .which have resulted in some changes to the original General Development Plan. These changes are consistent with the original design and intent, however, they nevertheless require an amendment to ensure consistency between the General Development Plan and the SPA Plan. The SPA Plan is a summary prepared by the City based on an extensive amount of research submitted by the EastLake Development Company. Substantial refinements were made by the City and other public agencies. Once adopted by the City Council,, the SPA Plan establishes the basic design, land use allocations and development guidelines for the project. City Council Meeting ' - l0 - January 29, 1985 Mr. Gray presented slides depicting and explaining the following: 1. Proposed amendment to the General Development Plan noting the shifting of the lake, addition of the school and park, a nine-acre private park added to the center of the industrial park and the design of the EastLake Parkway. ~ ~.~, 2. SPA Plan noting both the residential portion and industrial/Village Center (B-1 and B-2 of the Plan). 3. Submitted a plat showing the changes made to the Plan ~ 3,683 dwelling units, land and office uses not changed, industrial park increased by seven acres. 4. Organizational Plan of the development noting the varied acreages of the uses. $. Conceptual overview of Parks and Open Space noting the bike trails. 6. Park improvements contemplated in the SPA Plan - four private parks with several mini-parks. ?. General Landscape Plan 8. Trails Plan 9. Community Entry Signs 10. Fencing Plan ll. School/Park Study 12. Conceptual design study of the Village Center. 13. Proposed parks (large and small) as privat~ parks to be maintained by a Master Homeowners Association. ~ Mr. Gray stated there were further conditions added to the SPA Plan (Section 6) and Council's action should include these... 4d. RESOLUTION APPROVING THE EASTLAKE I SECTION PLANNING AREA (SPA) PLAN, PUBLIC FACILITIES AND FINANCING PLAN AND DEVELOPMENT AGREEMENT Mr. Wayne Wedin, Principal in' Charge, Wedin Enterprises, noted the City Council policy requires the adoption of a financing plan prior to the recording of any subdivision map and that public services will be provided concurrent wi th the need - a determination of the needs of the development and how they will be addressed. The public financing plan is a document that is designed on ho~'~l~,of the public improvements will be financed and by whom in City Council Meeting ' - ll - January 29, 1985 order to have the assurance all of the facilities and improvements will be in place as needed. After consideration of this document, Mr. Wedin stated it would be important it be reviewed on a annual basis. No liability or obligation will be accrued to Chula Vista. Mr. Wedin added that the document is a living one, capable of moving with the times and represents the future interest's of the City. The basic appropriation includes several recommendations: 1. The assessment process of the Mello-Roos tax exempt financing to be used for selected community facilities. · 2. The benefit assessment system. 3. The process of repayment for putting in public improvements. 4. Subdivision extractions for improvements taking place within the project to be done by the developer - should be encouragement to involve other agencies in putting in the public improvements as appropriate. 5. Leverage of public financing should be used as the City Council feels appropriate with no obligation accruing to the City as a result. 6. Safeguards should be built in and dedication secured in advance of the public improvements. 7. Improvement phasing of the projects. 8. Agreement entered into to be sure development stops if the public improvements are not put in. 9. A reserve fund for the overall economics of the project. 10. ,The Public Facilities and Financing Plan shows 48 different projects in the development and are shown in phasi~ng form. Mr.,,Wedin further noted what the developer agrees to~ l) Payment of all subdivision improvements (on-site) - this would be in the $20 million dollar range. 2) Pay their fair share of the off-site improvements - this could be in the $20 million dollar range. 3) Pay their fair share of the "backbone system" - this would be in the $21 million dollar range. Mr. Wedin further explained this is a system of costs in the $60 million dollar range with the specific and definitive understanding that the developer cannot proceed without stated levels of first putting in the public improvements. In referencing the tax exempt financing if approved by the City, it would reduce the cost of each home approximately $5500 per unit. City Council Meeting · - 12 - January 29, 1985 In answer to Mayor Cox' query, Mr. Wedin explained that the Mello-Roos tax financing plan is an assessment process that allows a group of landowners or individual land owners to bond with tax-exempt financing procedures needed on-site or off-site. It is a lien on the property unless the developer chooses to defease the loan at the time it is sold. REPORT BY THE CITY MANAGER -' City Manager Goss discussed the'following points as incorporated in the Public Facilities and Financing Plan: 1. It creates a mechanism for financing a large number· of public improvements in the Plan. 2. The City is interested in the cash flow. The question is what happens in the market if the residential development does not pay for itself but the industrial development does. Mr. Goss explained there will be a reserve fund established for that purpose. 3. Commitment to construct off site improvements The plan provides for the facilities benefit financing assessment district established for putting in these improvements. If it doesn't happen, the developer will put in the public improvements and there is a reimbursement district. 4. The City will waive the PAD and RCT fees in exchange for the construction of the parks. 5. As to the library, there is provision for a store front library; however, a provision is also made for the dedication of a branch library. 6. A street lighting and landscaping district will be provided for lighting and landscaping median .strips beyond normal City standards. ~ .... 7. There will be a joint-venture between the developer and Chula Vista for Cable TV. 8. There will be an annual review of the plan including the fiscal analysis of revenues produced by expenditures required by the project. In answer to Councilman Malcolm's query, Mr. Wedin stated that if Congress does not allow any more tax exempt financing, the developer will have to go to the bank method and borrow the money at standard rates. This of course, will increase the prices of the homes. The developer will not stop the project at that point. City Attorney Gill stated the City can stop the developer from proceeding with the project for non-payment of public improvements and the Courts would up~l~,this action. City Council Meeting ' - 13 - January 29, 1985 Councilman Moore referred to the 48 projects in the Plan and questioned staff's involvement - whether another staff person would have to be employed. CityManager Goss stated they do anticipate additional staff to process all of the projects. This will be paid for by the developer. Councilwoman McCandliss questioned the actual costs to the City. City Manager Goss stated the costs to the City would be for the maintenance ~of street lights, public works, police, fire, library, parks and recreation programs all to be supported by general taxpayers. City Engineer Lippitt discussed the impact on the grading that will take place in the Telegraph Canyon Creek area, drainage and possible flooding problems. At the tentative map stage, there will be a condition that the developer will not impede the flow of water down stream. Mr. Lippitt said the City will be assured that the facilities will serve the growth in the area and the on-site tmprovement~ will be handled at the tentative map approval stage. He added there are slx stages to the off-site improvements - these are handled in the financing plan. As each stage of the development goes in, the improvements are put in. Councilman Malcolm questioned State Route 125 - what happens if it doen't go in and stops at San Miguel Road northward. The Director of Planning stated the Plan calls for a four-lane travelway linking SR-54 to the EastLake development. Mr. Andrew Schlaefli President of Urban Systems stated his finn developed the transportation phasing plan and the analysis. The .plan covers where the development will occur, how much of the development will occur and when. It is important the plan be monitored on a regular annual basis. In the process, they made the assumption the existing traffic would grow 2% per year. They considered the number of trips that will be made along with the assignment of the trips noting Bonita Road, San Miguel and Otay Lakes Road are approaching limited capacity. Councilwoman McCandliss questioned why the analysis was not done on the intensity of the uses rather than on trips per day..'Mr. Schlaefli responded they will continue to monitor all developments in-,the Plan during which they wil. 1 be evaluated according to the market. In answer to Councilman Moore's question, Mr. Schlaefli stated they did consider bridging over the Sweetwater River for the State Route 125 and alternate routing of traffic onto 54 Caltrans has done a number of studies on this and they referred to those studies. Assistant City Attorney Gill commented that the specific language in the financing plan is still being discussed by the developer and staff. The final language will be coming back to the City Council for approval. Councilman Moore questioned whether the staff made any consideration to providing more space in the fire location for police and public works vehicles. City Manager Goss stated this would be taken into consideration. Council recessed.'~t,~9:30 pJm. and reconvened the meeting at 9:40 p.m. City Council Meeting ' - 14 - January 29, 1985 Mr. Robert Santos, representing EastLake Development Company complimented the staff on the excellent presentation. He stated EastLake is in full concurrence with the staff's report and recommendations. There have been a number of meetings held with staff and United Enterprises and their comments should be on record. £astLake project will go on for the next 20 years. It is the most comprehensive document the City has reviewed. Mr. Santos presented a number of slides showing the Illustrative Plan which he explained goes beyond the statistical tables and graphics. Mr. Santos presented slides discussing the following: 1. Four separate schematic neighborhoods and how they are connected with major streets and a trail system to accommodate both bicycles and pedestrians. 2. EastJ_ake Hills which consist of single family detached homes having the central focus point of a school/park complex which will consist ,.- of a swimming club, a junior size olympic pool, tennis court and a children's play area. The design, if desired, would permit fencing of the school and buildings in the upper playground areas. 3. EastLake Shores is a water-orientated theme consisting of medium residential having a focal point of a 20 acre/park complex with 15 acres of water. This will be stocked with fish and designed for sailing of small craft. There will be a beach club complex adjacent · ~ to the lake and boat launching facilities. 4. .EastLake Village Center will be an urban type center with a water feature located at the entrance to the center. The commercial uses would include restaurants, stores and office complex buildings. $. .The EastLake Business Center will be the industrial portion of the project. The developer will work with the City in order to attract high technology industries. In the Business Center will be a recreational park including soft ball fields, soccer' fields, . volleyball, basketball and locker rooms and facilities for the employees. This park will be owned and maintained by the Business .... Users' Association and will be available to all the employees working in the Center. · 6. EastLake Greens located to the south of Telegraph Canyon Road will include two 18-hole golf courses. 7. As to the transportation component of the plan, there will be a trail system and a transit facility with bike storage areas. 8. As to the housing, the ranges of prices will start around $50,000 and will go up to approximately $300,000+. g. The Open Space areas in the Plan will incorporate 25% of the area - ''this doe.~,,not include schools or roads. City Council Meeting ~ - 15 - January 29, 1985 Mr. Santos further discussed the water conservation element using reclaimed water, the fiscal balance of the plan, landscaping proposed, the drainage into Long Canyon area, the off-road trail system, the Public Facilities and Financing Plan noting that the public improvements will be made and provided for. Route 125 will not be needed for the entire SPA area presuming there will be no other proposed growth as delineated in the document~. Mayor Cox stated he met with Senator Deddeh and Tom Hawthorne of Caltrans. Mr. Hawthorne said they hope to get SR 125 on to their six-year program. Mr. Santos described how the arterial connections and grading would be made to the proposed SR 125 and the proposal for full diamond interchanges. . Mr. Michael Spata, Attorney for United Enterprises, stated they have had some positive meetings with the developer and the staff and as a result, certain suggestions were proposed. Inasmuch as there are some are regional problems that need to be addressed in the plan, successful techniques need to be applied. Mr. Spata submitted, for the record, the concerns of United Enterprises and asked that they be made a part of the record. (Note: These comments are attached to the minutes). Mrs. Gretchen Burkey, Bonita, declared she has the same concerns as the Planning Commissioners who voted against the project - the off-site traffic impacts. Mr. Santos stated there would be no need for the SR 125 route in the first phase of the development; however, if the development terminates on San Miguel Road, there will be quite an impact on San Miguel Road. Mrs. Burkey questioned bridging onto Route 54 and whether the developer would pay for this. She added Sweetwater Valley cannot handle any more traffic and in contacting the County, they stated it will be many years before improvements are proposed for San Miguel Road. City Engineer Lippitt noted the original traffic plan did not have SR 125 (4 lanes) or the alignment to 54. The EIR showed it and the mitigated measures for later SPA's - that San Miguel be improved; therefore, the staff has looked at it further in how it should be implemented. Director of Planning KremPl declared SR 125 will have to be "punched through" to the north of ~EastLake prior to completion of. this SPA. There being no further comments either for or against, the hearing was declared closed. ~, Councilwoman McCandliss stated the traffic problem is the critical issue in this development. Until there is a road going north and south to handle the development, all traffic will come onto Bonita Road, East "H" Street or Telegraph Canyon Road. In the Plan submitted to Council, the traffic plan is "here, there and everywhere in the document" the Council needs to get a summary of the particular traffic plan including the cost factor, phasing and time element. She asked staff to consider in their study the Bonita Long Canyon area, Charter Point, E1 Rancho del Rey and Bonita Meadows - what the underlying problem is and how the traffic could be accommodated before it becomes a major ~roblem. She suggested this be referred back to the Planning Commission for r~f~oement. City Council Meeting ' - 16 - January 29, 1985 Councilman Moore noted the Financing Plan incorporates the financing of the construction of the improvements. The streets to the east will not be done · for some time, there is an understanding that the developer may do the streets prior to the time element delineated in this plan. Mr. Bob Santos stated the document before the Council relate~.~o what is to be needed for certain thresholds of development. The developer anticipates accelerating those improvements. In other words, the improvements will not be put in any later than what the plan specifies. a. RESOLUTION 11918 CERTIFYING EIR-84-1, EASTLAKE I RESOLUTION OFFERED BY MAYOR COX, the reading of the text was waived by unanimous consent, passed and approved unanimously. c. RESOLUTION 11919 ADOPTING AN AMENDMENT TO THE EASTLAKE I GENERAL DEVELOPMENT PLAN RESOLUTION OFFERED BY COUNCILMAN MOORE, the reading of the text was waived by unanimous consent, passed and approved unanimously. General Council comments followed: Councilman Malcolm - A number of questions he had pertaining to the Plan were answered t~is evening and the guarantees assured. He stated the development will be a fine addition to the City of Chula Vista. Councilwoman McCandliss - EastLake holds a lot of opportunity for the eastern ~erritory of the City which the Bayfront has for the west. She has concerns with long-term commitments which may become a problem for the City at some time in the future; however, she does note the safeguards incorporated in the plan, specifically the opportunity to stop the development at some point. She cautioned monitoring the traffic concerns. · Councilman Scott - This Plan is much better than the original one submitted - it is more sophisticated. The way the Plan is put together gives the Council confidence in the Plan. If the same type of Plan.was put in the original Gersten development, there would not have been the .problem of getting "H" ' Street put through. He is impressed with the way the Plan is put together and asked for a report on the phasing of the traffic problems. Councilman Moore - The difference here this evening is the talent involved. ~iring a consultant to work with the staff was quite beneficial to the City. The additional errata sheet submitted by Mr. Spata should be included for the record. Mayor Cox - He came into the meeting tonight with "uncomfortable assurances" regarding the traffic especially, as it relates to SR 125. He is now confident the City has considerable control and there are cooperative assurances from ~e.,developer. The expertise of staff has been improved over the past few years. The developer has a more sensitive approach to this development. City Council Meeting ' - 17 - January 29, 1985 4d. RESOLUTION APPROVING THE EASTLAKE I SECTION PLANNING AREA (SPA) PLAN, PUBLIC FACILITIES AND FINANCING PLAN AND DEVELOPMENT AGREEMENT MSUC (Cox/Moore) to approve the EastLake I Section Planning Area (SPA) Plan Public Facilities and Financing Plan and Development Agreement in concept and refer this back to the Planning Commission for written comment. Councilman Moore related the following specifics: The traffic generation concept and expansion. 2. Off-site improvements vs. construction which guarantees traffic improvements on San Miguel Road and SR 125/54. 3. The weakness in the assurance facilities benefit district program. This should be reviewed for refinement. 4. Include the letter and errata sheet from Attorney Spata. Director Krempl noted the letter received from John Linn, Business Manager · for the Chula Vista School District that will also be incorporated. 5. A better definition of the improvements: when they are to come and what the phases of the development will be. Mayor Cox stated he would include all of these concerns in the motion. Councilman Moore agreed to the second and the motion carried unanimously. The Council recessed to Closed Session at ll:O0 p.m. The City Clerk was excused and the City Manager reported the meeting concluded at 11:30 p.m. ADJOURNMENT AT ll:30 p.m. to the Navy Housing Task Force meeting on January 31, 1985 at 7:00 p.m.; to the regular meeting scheduled for Tuesday, February 5, 1985; and to the City Council tour on February 9, 1985 beginning at 8:30 a.m. /jJENNIE M. FULASZ, CMC ~/ ~/xCity Clerk WPG:0530C PAG City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 1 6(a) PUBLIC HEARING: PCM 84-9, Consideration of Sectional Planning Area (SPA) Plan, Public Facilities and Financin~ Plan and Development Agreement; EastLake Development C6~pan~ A. BACKGROUND This item involves the consideration of the EastLake I Sectional Planning Area {SPA) Plan and related items for a 892 acre project. The project represents the first phase of development of the. Janal Ranch which contains 3,073 acres. The first phase was annexed to the City in August of 1983. The EastLake I SPA Plan covers a smaller area (892 acres) than the 1,267.9 acres addressed in the EastLake I General Development Plan. The EastLake I SPA Plan does not include the area south of Telegraph Canyon Road {currently named Otay Lakes Road). This area will be addressed in a supplemental SPA Plan at a later time {375.8 acres and 1,299 du). Thus, this project consists of 892 acres and proposes 2,384 dwelling units. The Environmental Impact Report for the items described herein was certified by the Planning Commission on January 23, 1985. B. RECO~IENDATION Adopt a motion recommending that the City Council approve the EastLake I Sectional Planning Area {SPA) Plan {subject to the Conditions of Approval listed in Section 6) and the Public Facilities and Financing Plan and Development Agreement. C. DISCUSSION 1. EASTLAKE SECTIONAL PLANNING AREA {SPA) PLAN The General Development Plan and text requires the preparation and approval of a Sectional Planning Area (SPA) Plan before subdivision maps and site plans are considered. The purpose of the SPA Plan is to provide a more specific plan for the development of a planned community which, due to its size or complexity cannot be subdivided and built in its entirety at one time. A second purpose of the SPA Plan is to provide the planning framework {land use, density, open space, circulation, public facilities, and design policy) to guide the preparation of individual project plans. Many building firms will be carrying out specific projects within EastLake I at different times over the next several years. The SPA Plan will ensure that individual projects will be consistent with the purpose and intent set forth in the SPA P1 an. City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 2 The SPA Plan is a summary prepared by the City based on an extensive amount of research submitted by the EastLake Development Company. Substantial refinements were made by the City and other public agencies. Once adopted by the City Council, the SPA Plan establishes the basic design, land use allocations and development guidelines for the project. Plan Structure EastLake is intended to be a balanced community with a broad range of housing types and prices plus an employment park and village center. The structure of the community is organized into four residential neighborhoods with connecting open space, parks and trails. The high activity nodes are located on the east side of future Route 125 and the residential areas are located on the west side. Each of the four neighborhoods contains a major focal point such as elementary school/park, lake/beach club or water feature. Low density residential is located on the north side of "H" Street and moderately higher densities are located on the south side of "H" Street. The Village Center will contain mixed uses such as retail, office, senior citizen residential, apartments and public facilities. The employment park is planned to have principally high tech firms located around the nine {9) acre park and a variety of non-high tech and multi-tenant uses on the periphery. Transportation System The initial access to the industrial area will be Otay Lakes Road (to be renamed Telegraph Canyon Road). Access to the residential areas will be East "H" Street. The third major arterial will be a new road running north-south which is referred to as Route 125. Although it is being planned as a future 8-lane freeway, initially it will be a two lane or four lane road extending to the north. The road is designed as a link between 1-54 to the north and the second border crossing area to the south. The principal collector street within the boundaries of the project is EastLake Parkway which will connect each of the residential neighborhoods and extend over to the Village Center and southerly to the future high school. EastLake Parkway will function as the main internal collector street providing access between all four neighborhoods. Special landscaping, trails, and bike lanes are planned for EastLake Parkway. The major offsite streets include East "H" Street, Telegraph Canyon Road, Rutgers, Otay Lakes Road and Route 125. The precise responsibilities for improvements and time schedule are addressed in the Public Facilities and Financing Plan. An area-wide benefit assessment analysis will be conducted by the City to establish the fair share obligation for improving major streets in the area east of 1-805 by respective developers in the area, In addition to automobile transportation facilities, EastLake will build a transportation center within the Village Center to serve the expanded local and regional bus service. Park and ride facilities will be incorporated into the Village Center parking areas. City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 3 Open Space and Recreation The EastLake I SPA Plan provides for 250.8 acres of open space and 32.8 acres of park land. A General Landscape Plan is included within the SPA Plan which describes the various treatment of the open space lands. Some will be left in a natural condition and other areas will be planted and irrigated to achieve neighborhood identity and/or linkages between neighborhoods. Major entries into the development will receive highly manicured treatment to identify the community. Four private parks plus 3 mini-parks will be fully developed and maintained by the Master Homeowners Association. The one public park is proposed next to the future high school and will be treated in a future submittal. The major recreational facility for the project will be a l? acre lake located in the EastLake Shores neighborhood. This lake will provide sailing and fishing plus a trail system for jogging and walking around the lake. Residential units will be sited back from the lake to allow people to use all of the lake shoreline. A beach-park facility is planned adjacent to the 17 acre lake to provide swimming, water sports, volleyball and outdoor picnicing. Although privately funded and maintained by EastLake and the homeowners association, all of the park facilities will be open to the public except the swimming pools located in the neighborhood parks, which will be fenced for safety purposes. A system of bike lanes and pedestrian walkways are planned to provide access within the project from residential areas to recreational, shopping and other community facilities. Public Facilities Public facilities such as roads, sewers, water facilities, drainage facilities, fire station, library, transportation center and other required facilities needed to serve the project will be provided by the EastLake Development Company. The developer will install the necessary public facilities within the project in accordance with the phasing plan for the development. Certain offsite facilities such as drainage facilities and major road widenings or extensions are outlined in the Public Facilities and Financing Plan. The timing and method of building the transportation facility referred to as Route 125 from EastLake I to State Route 54 is the major offsite facility being planned for future development within the next 5-10 years. City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 4 Transportation studies have been conducted by the EastLake Development Company, the City Engineer and SANDAG, WESTEC Services, and a private traffic engineering consultant, Mr. Gary Hansen. Mr. Hansen's analysis of the other studies has provided the basis for the City Engineer's recommendation contained in the Public Facilities and Financing Plan. Design The community design guidelines treat various design elements that contribute to community character. Building scale, landscaping, fencing, street design, lighting, signage and project design must work together to create a well designed community. Many of the community design guidelines included in the SPA Plan represent design principles to guide builders and City staff in reviewing more detailed project plans at a later date. Those items that relate to community features such as landscaping, fencing, lighting, signing, open space and recreation, and the major and collector street system are treated in more detail to ensure consistency with the overall project design. Future submittals involving site plan and architectural review will address the remaining elements of site design. 2. PUBLIC FACILITIES AND FINANCING PLAN The requirement for preparation of a Public Facilities and Financing Plan was established in 1982 with the City Council's adoption of the Planned Community District Regulation for EastLake I. The purpose of the plan was to set forth the method and source of funding by the developer to finance the public facilities required to support the project and a development phasing plan setting forth capital improvement program elements and schedules for implementation. The actual preparation of the Public Facilities and Financing Plan was carried out by a financial consultant retained by the City. The draft facilities plan will require approval by the City Council before the project can proceed. The Public Facilities and Financing Plan is an essential component of the SPA Plan. Together, these documents contain the City's official policy to guide future decisions regarding public and private development of the property. The facilities required for the efficient and orderly development of the project are as follows: a. Road facilities b. Water facilities c. Sewer facilities d. Educational facilities e. Fire and Police facilities f. Park and Recreation facilities g. Library facilities h. Public utility facilities City Planning Commission Agenda Items for Meeting of February 13, 1985 Page S Road Facilities All onsite road improvements will be built by the developer as conditions of tentative subdivision map approval. Offsite road improvements identified by the City's traffic analysis will be financed by developers or a Facilities Benefit Assessment District, where each developer in the affected area will participate in financing the improvements. The streets identified for improvement by 1995 are: East "H" Street, Telegraph Canyon Road, Otay Lakes Road, Rutgers, Route 125, Proctor Valley Road, Paseo Ranchero, Paseo Del Rey, and Corral Canyon Road. The level of improvement and timing will be determined by the rate of cumulative development in the area. An annual monitoring program will be established to track actual traffic generation rates from development to ensure that improvements are built in accordance with need. EastLake developers will construct offsite improvements or will be assessed their fair share for the cost of offsite improvements. Water Facilities The Otay Municipal Water District will provide water service to the project. EastLake will annex to Improvement District 22 and pay annexation fees to the District. These fees will be used to construct water reservoirs, pipelines, pump stations, and related facilities. All water facilities will be financed by the developer. Sewer Facilities Since EastLake lies in several drainage basins, sewer lines will be connected to the Telegraph Canyon Trunk Line, the Proctqr Valley system and Long Canyon. On-site facilities will be constructed by the developer. Fees will be charged by the City for sewer connection and reimbursements for capacity in the Telegraph Canyon Trunk Line. Educational Facilities EastLake I will generate approximately 875 elementary students and 418 secondary students. An elementary school will be built to serve the first phase of EastLake I. A second elementary school will be necessary to serve future phases of the project. A location for a new high school has been identified by the high school district, but based on available capacity, a new high school will not be needed for this first phase. Separate agreements will be signed by the elementary and high school districts with the EastLake Development Company to guarantee educational facilities will be available concurrent with need. City Planning Co~nission Agenda Items for Meeting of February 13, 1985 Page 6 Fire and Police Facilities The City is adequately served by the central police facility, however, additional staff and equipment will be needed once EastLake I is occupied. No new facilities are necessary to provide police services at this time. Fire protection facilities may need to be augmented with a new fire station and start-up equipment to provide an adequate level of service to the area. EastLake Development Company is obligated to dedicate a site, build a station and provide start-up equipment or contribute funds to a new station. Further detailed analysis of the cost, demand, and location of the fire station will be conducted prior to any final decision by the City Council. Park and Recreation Facilities There will be seven {7) private parks constructed and maintained by the Master Homeowners Association. A complete range of facilities is planned within the seven parks. All facilities will be open to the public except for the swimming park which will be fenced. A total of 32.8 acres of park land will serve the project. Library Facilities A "store front" library site has been reserved within the Village Center for future use. In addition, a one {1) acre site is being reserved for construction of a branch library, should future development in the eastern area create the need for a larger facility. Various options to provide library service will be studied by the City in conjunction with the General Plan update for the total area. Public Facilities Telephone, gas, electricity and cable television facilities have been planned in cooperation with the respective utility companies. Discussions between EastLake Development Company and the City will continue with respect to a telecommunications system to provide for traffic signal interconnections, full service alam capacity, emergency health telecommunications system, water system telemetry and telecommunication capability for high technology fi ms within the industrial park. 3. DEVELOPMENT AGREEMENT A development agreement, as pemitted by California law, is a relatively new tool that helps a public agency and a large scale development identify what the rules are before large sums of public and/or private money are invested in a project. A development agreement does not take the place of a City Planning Commi Agenda Items for Meeting of February 13, 1985 Page 7 general plan or zoning or subdivision map. It is an agreement that sets forth the commitments the developer will do and the commitments the City will do. In short, the EastLake Development Company agrees to provide the public and private improvements identified in the SPA Plan and the Public Facilities and Financing Plan and the City agrees not to change the planning and zoning approvals applicable to EastLake I during a specified period of time. Future land use decisions must be made in accordance with the City's laws and policies in effect when the agreement was entered into, with certain exceptions regarding new State or Federal laws. Development agreements may be deliberately written to be flexible to allow the City and the developer to solve specific problems in a cooperative manner. The implications for the City are essentially that a development agreement specifies the time during which the City agrees not to change its regulations, the permitted uses of the property, the density or intensity of uses, and provisions for dedication or reservation of land for public purposes. The agreement may also include any other terms and conditions including time schedules for development or additional public services and facilities to be provided by the developer. The law does not prevent the City from subsequently denying or conditioning the project so long as such decisions are not based upon a zoning or plan change which occurred after entering into the development agreement. 4. SUBSEQUENT ACTIONS The subsequent actions scheduled for EastLake I implementation include public hearings to adopt a more detailed set of zoning regulations (Planned Community District Regulations) and master tentative subdivision maps. The PC Zone has the flexibility to permit adoption of "custom" zoning standards for large scale planned communities. The master residential tentative subdivision map will be considered by your Commission tonight. The commercial and industrial map will be considered later this month. 5. CONDITIONS OF APPROVAL OF EASTLAKE I SPA PLAN a. The lotting and street pattern shown on the EastLake I SPA Plan map may be modified by the Planning Commission and City Council during tentative subdivision map consideration. b. Street connections to the south in the EastLake Shores neighborhood shall be as required on the tentative subdivision map. c. The alignment of the street connection from EastLake Hills neighborhood to Rutgers shall be as required on the tentative subdivision map. City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 8 d. Lot 64 located at the southeast quadrant of Route 125 and East "H" Street shall be deleted. e. The ultimate right-of-way width for future Route 125 shall be as required on the tentative map to accommodate an eight lane freeway. WPC 1583P Attachment 1 EASTLAKE I SECTIONAL PLANNING AREA PLAN RECOMMENDED FINDINGS 1. THE PROPOSED SECTIONAL PLANNING AREA PLAN IS IN CONFORMITY WITH THE EASTLAKE I GENERAL DEVELOPMENT PLAN OF THE PC ZONE AND THE CHULA VISTA GENERAL PLAN. The EastLake I Sectional Planning Area Plan reflects land use, circulation, open space, and public facility uses consistent with the EastLake I General Development Plan, as amended. 2. THE PROPOSED SECTIONAL PLANNING AREA PLAN WOULD PROMOTE THE ORDERLY, SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREA. The SPA Plan and Public Facilities and Financing Plan contain provisions to ensure the orderly, phased development of the project over a 5-6 year period. Public road improvements phasing schedules will control the sequential development of the project. The Public Facilities and Financing Plan contains provisions to halt the issuance of building permit if needed public facilities are not available concurrent with need. 3. THE PROPOSED SECTIONAL PLANNING AREA PLAN WOULD NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL QUALITY. Perimeter open space and/or single family detached residential is planned adjacent to existing residential areas to the west and south to ensure the continued residential enjoyment of adjacent residents. Circulation is provided by street connections to the west, north and south to ensure orderly traffic movement. Supplemental environmental impact analysis documents the overall benefits to the environment, including mitigation measures to protect environmental quality of the region. WPC 1586P City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 1 6(b) PUBLIC HEARING: PCZ-85-D, Amendment of the EastLake I Planned Community District Regulations (Ordinance No. 2002) A. BACKGROUND On September 7, 1982, the City Council adopted Planned Community District Regulations for EastLake I. At that time, the regulations were general because specific plans of development were not available. Now that more definitive land plans have been completed, including master tentative subdivision maps, it is appropriate to amend the PC zoning regulations. The Environmental Impact Report for the item described herein was certified by the Planning Commission on January 23, 1985 B. RECOMMENDATION Adopt a motion recommending that the City Council approve the EastLake I Planned Community District Regulations and repeal the Planned Community District Regulations adopted by the City of Chula Vista for EastLake on September 7, 1982 {Ordinance 2002) for the area of EastLake I north of Otay Lakes Road (Telegraph Canyon Road). C. DISCUSSION The original PC Zone regulations adopted for EastLake I {Ordinance No. 2002, September 7, 1982) were fairly general because the General Development Plan did not contain specific lotting patterns or development design. Now that more detailed planning has been completed, it is appropriate to revise the PC Zone regulations to provide more detailed use and development standards for the project. The proposed PC Zone regulations reflect a "custom" set of zoning standards intended to carry out the goals and objectives of the overall master plan. The permitted uses, development standards, parking regulations, sign standards and administrative procedures have been written specifically for the intended type and intensity of development contemplated by the EastLake plan. The zoning regulations will insure that the quality of the project will be maintained and at that future development and use of the property will be consistent with the original plan. The proposed PC Zone regulations are organized into nine (9) sections: Section I General Provisions Section II Residential Standards Section III Village Center Standards Section IV Business Center Standards City Planning Commission Agenda Items for Meeting of February 13, 1985 Page Section V Open Space Standards Section VI Special Uses and Conditions Section VII Sign Regulations Section VIII Off-Street Parking Regulations Section IX Administrative Procedures Section I - General Provisions The General Provisions (Section I) state that where there is a conflict between the EastLake PC Zone regulations and the Chula Vista Zoning Ordinance, the PC Zone regulations shall apply. All of the definitions listed in the City Zoning Ordinance are incorporated by reference into the EastLake PC Zone regulations. Section II - RESIDENTIAL USES AND DEVELOPMENT STANDARDS Section II contains the basic residential use and development standards. The residential uses range from large lot single family detached homes to apartment uses. Use standards are established according to the compatibility of principle uses within each of the residential districts (9). All public and semi-public uses wilt require a conditional use permit. All home occupations, accessory uses and temporary uses will require Administrative Review by the Director of Planning. Property development standards for the residential districts relate to minimum lot area, lot width, lot depth, setbacks, building height and off-street parking. Most of the property development standards for planned developments (RP), condominium developments (RC) and apartment development (RM) will be established at the time site plans are filed with the city. The major requirement established for RC, RP, and RM uses at this time are the off-street parking requirements. Performance standards for the residential districts establish standards for utility equipment, landscaping of yard areas, noise regulations, energy conservation, wall and fence heights, storage areas, laundry facilities, trash enclosures and provisions for recreational vehicles. The 10,000 square foot lots (RE) will have a larger side yard on one side of the house to permit parking of recreational vehicles off-street and out of view. The applicant has stated his intention to prohibit recreational vehicles within the project in total, however, in the event that recreational vehicles are permitted, space will be provided on the large lots or within fully screened parking areas. Section III - Commercial Use and Development Standards The Village Center is not being developed within the first 2 or 3 years of the project because there will not be enough population to support commercial uses. The type of development is known, i.e. neighborhood shopping center, City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 3 specialty restaurants, high density residential, office development, civic uses and open space. Thus, the PC Zoning regulations establish permitted and conditional uses for the Village Center in concert with the intended development. With respect to property development standards, the PC Zoning regulations establish the requirement for a precise plan to be submitted for the entire 71.8 acres prior to any development within the Village Center. Performance standards are included to establish certain guidelines for the protection of adjacent areas. All uses within the Village Center will be subject to site plan and design review. Section IV - Business Center Districts The industrial park contains approximately 157 acres and is planned to accommodate two types of uses high technology firms and light industrial/commercial The high technology types of uses are classified as BC-1 and the other light industrial/commercial uses are designated as BC-2. No heavy industrial type of uses will be permitted. The property development standards are consistant with modern industrial park standards. Each use will be subject to site plan and design review. Performance standards are more stringent than in the residential and commercial districts, to protect persons and property against temperature and electrical disturbance, fire and explosive hazard, radioactivity, vibration, toxic materials and liquid and solid waste disposal. Section V - Open Space Districts All of the open space parcels have been designated as Open Space l, 2, 3, 4 or 5 on the land use district map. The PC Zone regulations allow each of the open space parcels to be used for various forms of open space uses such as interim agricultural, park and recreation facilities, tree farms, and public and quasi-public uses. In the event some use involving a structure is built on an open space parcel, property development standards are established to govern the setbacks and height of such structures on the site. No sign or outdoor advertising structure is permitted in any open space district. Section VI - Special Uses and Conditions Temporary uses that do not normally exceed a certain period of time, including subdivision sales offices, outdoor sales, or recycling bins will be City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 4 permitted subject to certain standards approved by the Director of Planning. In every case involving a temporary use, time limits will be established. Special types of uses requiring more elaborate standards, such as kennels and video arcades will be permitted only upon issuance of a conditional use permit by the Planning Commission. Section VII - Comprehensive Sion Regulations The proposed sign regulations are substantially more comprehensive and detailed than current City requirements. The reason for this is twofold: (1) EastLake I is a planned community requiring a higher level of sign control to maintain a quality visual environment, and (2) the existing city sign regulations are much broader to accommodate the strip commercial centers along many of the principal streets such as Broadway and Third Avenue. The sign regulations list all the types of signs that may be permitted subject to approval of a sign permit. Likewise, all types of signs not permitted in the project are also listed. Signs relating to inoperative activities, enforcement procedures for violations and construction and maintenance standards are specified. Design standards are set forth to encourage signs that complement the architectural style of buildings without impacting residential areas. Section VIII - Off-Street Parking The number of off-street parking spaces for residential uses are contained in the respective residential sections of the ordinance. All other uses are covered in the off-street parking section. The number of off-street parking spaces required for business and industrial uses are compatible with existing city standards. However, additional standards are included that relate to handicapped parking, bicycle spaces and motorcycles. Parking lot dimensions are included to ensure safety in designing aisle widths and parking spaces for group parking. Compact spaces may be approved up to 1/4 of the minimum required off-street spaces. Striping, drainage, landscaping and lighting will be required in accordance with established standards. Section IX - Administrative Procedures The Administrative Procedures (Section IX) will adopt by reference the same procedures used by the City for variances, conditional use permits, zoning permits, precise plans, planned unit developments, site plan review and architectural and design review by the Design Review Committee. In addition, City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 5 an Administrative Review requirement has been created to provide for a review of certain uses by the Director of Planning with the additional option of requiring a fomal conditional use pemit hearing if the facts warrant. WPC 1650P City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 1 6(c) PUBLIC HEARING: Consideration of Tentative Residential Subdivision Map for EastLake I, Chula Vista Tract 84-9 - EastLake Development Company A. BACKGROUND 1. The subdivision map filed for the residential area identified as EastLake Hills and EastLake Shores encompasses 282 acres of land proposed to be subdivided into residential lots. In addition, nearly 150 acres of open space, a 10 acre elementary school site, and nearly 24 acres of parkland which includes a 17-1/2 lake are part of the residential package. It should be noted that an additional l-l/2 acre of mini-parks area is included with the residential development acreage and the major circulation streets such as "H", the two north/south loop systems and the main connecting roads are excluded from these acreage totals. 2. The Environmental Impact Report EIR-84-1 was certified by the Planning Commission on January 23, 1985. B. RECOMMENDATION Based upon the findings contained in this report, adopt a motion recommending that the City Council approve the subdivision map for EastLake Hills and EastLake Shores subject to the following: 1. The developer shall be required to dedicate and/or construct all public improvements and facilities, determined by the City to be necessary to serve the EastLake Hills and Shores area. Specific requirements shall be as specified in each phase of development in conjunction with the proposed recordation of final maps as follows: Ref. Public Facilities Financing Plan. Defined Improvements Said improvements shall include but not be limited to: A.C. pavement, base, curb, gutter, sidewalk, landscaped islands, sewer and water utilities, drainage facilities, street lights, signs, and street trees. Also, pavement markings and conduit, pull boxes, signal standards with luminaires only mounted on ultimate bases, and service points for future traffic signals shall be provided. City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 2 On-site Off-site a. Unit #1 Roads #1 ("H" Street) #34 ("H" St. to Otay #2 (EastLake Parkway) Lakes Road) #3 (Shores Loop) No number_Rutgers from #4 (1/2 of Hill Loop) ~ St. south to Existing improvements, * improved 2-travel lanes plus shoulders. Parks #12 Neighborhood Park #13 Lake Park and Lake #14 Mini-Park b. Unit #2 Roads #20A {1/2 of Hill Loop) Parks #16 Mini-Park c. Unit #3 Roads #20b (connection to No number - East 1/2 Corral) ~Cyn. Rd. * {min. 2 travel lanes improved from project to "H" St. d. Unit #4 Roads #26 "H" St. east to 125 . #32/#33 "H" St. to Parks #24 Mini-Park 805 6 lanes-4 lanes #35 Otay Lakes Rd widen 4 lanes south of * "H" St. No number-improve. ~anes from project site to Hwy 54 {including any req'd bridges). * Including all other streets shown on the tentative map for the unit phase: full width. Temporary turnarounds shall be provided within the street right-of-way as required by the City Engineer 2. All off-site facilities required to be constructed under the "Public Financing Plan," phasing plan and Development Agreement shall be constructed as an obligation of this developer. The actual amount of improvements shall be dependent upon location and extent of growth of other developments; improvements installed by other developers; results of an annual traffic study to determine levels of service in the eastern sectors of Chula Vista. Where construction of offsite facilities is required which are of potential benefit to other properties, consistent with the Public Facilities Financing Plan, the developer shall provide all necessary funding for such work in anticipation of future reimbursement by benefitting parties. 3. Prior to the issuance of grading permit (for any area) the applicant shall submit and the City Engineer, the City's Landscape Architect, and Environmental Review Coordinator shall approve appropriate landscaping plans City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 3 covering said area. The plans may include such items as supplemental canyon tree planting, slope planting and trails as depicted on the overall trails plan. Signs and fencing shall also be included. Any cleaning of brush shall be limited to the boundary lines shown on the approved grading plan. 4. The developer shall request the formation of an open space maintenance district for the maintenance of the median areas prior to the recordation of any map. All other open space and park area maintenance shall be the responsibility of the homeowners association. 5. The developer shall not be required to pay RCT or PAD fees based on the subdivision plan approval obligating the developer to construct approximately 26+ acres in park as shown in the SPA plan. The improvements of said parks shall be completed prior to or concurrent with each development phase, based on the City's adopted park standards. 6. The developer shall be obligated to provide a minimum of ll9 moderate income units within the EastLake Shores/Hills Subdivision {80% to 120% of the median income) as approved by the City's Housing Coordinator. Units may be provided outside of the EastLake Hills/Shores boundaries subject to the Housing Coordinator's approval. The construction of said units shall occur prior to or concurrent with construction of Unit #3. 7. Prior to the issuance of residential building permits in each area, the applicant, working with the school districts, shall furnish evidence to the satisfaction of the City that the school districts are able to provide school service to the future residents of that area. 8. The rear 25 feet of each lot abutting open space areas will be evaluated as to the need for fire retardant plant materials. Attempt will be made to place the material within the Open Space area controlled by the Homeowners Association. Final selection of materials will be determined by the City's Landscape Architect. 9. The applicant shall file a copy of the CC&R'S and the master homeowners agreement with the City. Said documents shall: a. Stipulate all areas of open space maintenance required by the Master Homeowners Association. b. Prohibit the resubdivision or parcelling of S.F. lots to provide for an increase in the number of units specified. c. Require the owner of any lot and subsequent owners to maintain all required landscaping/paving/fencing and buildings in accordance with acceptable City standards. The City shall have the right to enter onto any private lot and perform the required maintenance and assess a change to the individual homeowner. d. Prohibit the installation of any antenna system other than authorized community or association operated systems. City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 4 e. Prohibit the parking of campers, boats, and trailers except as specified in Section ll.4 of the EastLake Community District Regulations. f. The rear slope banks of Lots 306-308 shall be maintained as part of the homeowners maintenance association. 10. Prior to the submittal of a final map, the applicant shall submit a master list of street names to cover the entire EastLake development. ll. Decorative block walls up to 6 feet in height shall be required in accordance with the master fencing plan for all lots backing up to major or arterial road system. Lower walls shall be allowed on residential collector systems subject to final approval of landscaping plans for a given subdivision. 12. Specific methods of handling storm drainage and nuisance water are subject to detailed approval by the City Engineer at the time of submission of improvement and grading plans. Design shall be accomplished on the basis of the requirements of the City's Subdivision Manual and the Grading Ordinance. Drainage easements shall be provided as required by the City Engineer. 13. The developer shall provide street lights as determined by the City Engineer. 14. Construction of any lots located south of "H" Street shall occur only upon site plan and architectural approval as authorized by the City's Planning Director. 15. All areas identified on the General Development Plan as medium density or higher shall be depicted as single lots or limited to parcels of 2 acres or more until further subdivision of the properties is authorized through site plan approval. All multi-family lots must have a minimum of 200 feet of street frontage unless a site plan has been approved. 16. 60 foot wide offer for dedication and with bonded improvements for a future road connection from the street "C" to the south property line (future Gotham Street connection) shall be provided. 17. All above ground utility installations proposed in the right-of-way shall be identified on future site plans and placed outside of the normal 5 foot wide sidewalk path. Additional right-of-way or appropriate easement will be required prior to approval of the site plans. 18. The design of all protective fencing required by the City Engineer where slope banks are located within l0 feet of the public right-of-way shall be subject to the approval of City Planning Director. 19. An open space easement shall be provided over the natural and manufactured slopes contained in those lots abutting common open space areas. Said easement shall be granted to the master homeowners association to limit future grading and control maintenance/landscaping. City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 5 20. A maximum of 20% of the lots within a given subdivision may have lot areas 20% below the minimum lot area specified on the PC Regulations provided that the total lot area with the subdivision equals or exceeds the minimum lot area specified times the number of lots in the subdivision. 21. A qualified paleontological monitor shall be present at the pregrading conference with the developer, grading contractor and the Environmental Review Coordinator. The purpose of this meeting will be to consult and coordinate the role of the paleontologist in the grading of the site. A qualified paleontologist is an individual with adequate knowledge and experience with fossilized remains likely to be present to identify them in the field and is adequately experienced to remove the resources for further study. The paleontologist monitor shall be present during the grading of the Sweetwater formation {TSW) on the site. The monitor shall have the authority to temporarily direct, divert or halt grading to allow recovery of fossil remains (primarily marine mammals). At the discretion of the monitor, recovery may include washing and picking of soil samples for micro-vertebrate bone and teeth. The developer shall authorize the deposit of any resources found on the project site in an institution staffed by qualified paleontologists, such as the Natural Hi story of Museum (operated by the San Diego Society of Natural History). The developer should be aware of the random nature of fossil occurrences and the possibility of a discovery of remains of such scientific and/or educational importance which might warrant a long term salvage operation. 22. A minimum of 166 manufactured homes are required to be located within the Shores area. Such units may consist of mobile homes delivered to the site or manufactured housing. All units shall be located on individual lots, for sale lots or a condo, each located on permanent foundations. 23. Specific methods of handling storm drainage are subject to detailed approval by the City Engineer at the time of submission of improvement and grading plans. Design shall be accomplished on the basis of the requirements of the Subdivision Manual and the Grading Ordinance (#1797 AS AMENDED). Drainage easements for all onsite and offsite facilities shall be provided as required by the City Engineer. 24. Lots shall be so graded as to drain to the street or an approved drainage facility. Drainage shaLl not flow over slopes. 25. An erosion and sedimentation control plan shall be prepared as part of the grading plans. 26. The developer shall be responsible for the installation of all drainage facilities approved by the City Engineer to carry drainage from the subdivision to existing adequate facilities. City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 6 27. All energy dissipators proposed shall be permanent devices such as shown on the Regional Standard Drawing D-41 or similar. 28. The developer shall grant/provide adequate drainage easements for all offsite public drainage systems. 29. The magnitude and velocity of peak drainage flows leaving the boundaries of this project shall be equal to or less than those under existing conditions. 30. No diversion of flows between tributary areas shall be permitted in this project. 31. The developer shall be responsible for the connection of any drainage siltation or erosion problem downstream resulting from this project. 32. The developer shall secure 10 foot sewer easements for all offsite public sewers prior to approval of the Final Map. 33. All sewer facilities shall be designed and constructed in accordance with criteria expressed in the City's Subdivision Manual. 34. Sewers serving 10 or less units shall have a minimum grade of 2%. 35. The developer shall provide adequate offsite sewer facilities to carry the sewage flow from the subdivision to existing adequate sewer lines. The developer may request the formation of a reimbursement district to finance the offsite costs. 36. The developer shall enter into an agreement with the City to incorporate certain assurances relative to the proposed sewer pump stations. Said agreement shall specify that the developer will be responsible for the cost of: a. Construction, maintenance, and operation of said proposed pump station facilities. b. Construction of all sewer relief facilities needed to be provided if overload problems occur prior to the time the facilities are scheduled for construction. c. All damages might occur as a result of overloads created by this project. 37. The developer shall extend sewer lines within the project to the subdivision boundary as necessary for provision of service of upstream properties. 38. Paved access to all sewer manholes and pump stations shall be provided to the satisfaction of the City Engineer. City Planning Commissi~ Agenda Items for Meeting of February 13, 1985 Page 7 39. All sewer lines shall be designed in accordance with City standards to accommodate flows from the entire related upstream gravity basin. 40. Any sewage flows pumped into the Telegraph Canyon Sewer Basin shall be temporary. The developer shall enter into an agreement with the City of Chula Vista agreeing to disconnect from the Telegraph Canyon Sewer those flows diverted from other basins at such time that the City determines that the flows within the trunk system exceed the design flow (3/4 full) for any downstream segment. The agreement shall be secured by bonds or other security to the satisfaction of the City Attorney, in a sufficient amount to provide completion of the sewers in the appropriate gravity drainage basin. 41. All work within the public right-of-way shall be done in accordance with the standard specifications for Public Works construction, the San Diego Area Regional Standard Drawings and the Design and Construction Standards of the City of Chula Vista except as modified with this conditions. 42. The maximum grade at any intersection of two streets shall be 6% within the intersection and for at least 50 feet past the curb lines of each street. 43. All knuckles shall be in accordance with CVDS 6. 44. The developer shall be responsible for the cul-de-sacing existing LeHigh Avenue north of Gotham Street within the existing right-of-way by installing a concrete curb and gutter and paving. 45. No compound horizontal curves shall be incorporated in street designs. 46. The developer shall grant to the City, street tree planting and maintenance easements along all public streets within the subdivision. Said easements shall extend to a line typically 10 feet from the back of sidewalk in all locations where street tree easements are granted. 47. Street lights shall be provided to the satisfaction of the City Engineer. 48. East "H" Street shall be designed so that a vehicle traveling at speeds of 70 MPH has adequate site distance to stop safely. 49. The developer shall pay the cost of a study to be prepared by an assessment engineer. This study shall determine the proportionate responsibility for each development in the financial plan. EastLake shall pay its fair share and if required to install improvements in excess of its fair share may request reimbursement from future developers. 50. The developer shall pay the cost of forming a maintenance district for street lighting and landscaping to the satisfaction of the City Engineer. City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 8 51. The developer shall provide for a future traffic signal interconnect system to the satisfaction of the City Traffic Engineer. 52. Preliminary indications are that standard Traffic Signal Participation fees under City Council policy will not be adequate to cover the developer's fair share for those signal improvements needed for the streets listed in the Public Facilities Plan. Therefore, the developer shall pay his fair share as determined by the City Engineer. 53. The developer shall provide permanent traffic count stations on East "H" Street, east of Rutgers Street as required by the City Engineer. 54. The developer shall dedicate to the City the following street rights-of-way within the subdivision. {See Condition #1 for proper sequencing.) a. East "H" Street: A varying width from 106 feet to llO feet to the satisfaction of the City Engineer. b. Corral Canyon Road: 42 feet half width. c. Streets "A", "B", and "C": As shown on Tentative Map. d. Unnamed connection to Gotham Street: 60 feet and property line returns at Street "C". e. Street "D" and Route 125: Right-of-way width to the satisfaction of the City EngineeR. f. All other public residential streets: 56 feet. The following are Code requirements: 1. The developer shall plant trees along all dedicated streets within the subdivision. The species, location and number shall be determined by the City Engineer. 2. The developer shall pay Traffic Signal Participation fees in accordance with City Council policy prior to issuance of building permits. 3. The developer shall pay all applicable sewer fees prior to issuance of building permits. 4. The developer shall underground all existing overhead facilities lying within the subdivision. All utilities serving the subdivision shall be undergrounded. 5. All grading work shall be done in accordance with the City of Chula Vista Landscape Manual and Grading Ordinance 1797 as amended. City Planning Commission Agenda Items for Meeting of February 13,. 1985 Page 9 6. The developer shall comply with all applicable sections of the Chula Vista Municipal Code. Preparation of the Final Map and all plans shall be in accordance with the provisions of the Subdivision Map Act, Subdivision Ordinance and the Subdivision Manual of the City of Chula Vista. 7. The developer shall be subject to a fee of approximately $300 per equivalent dwelling unit for sewage facility participation as now tentatively scheduled for public hearing on February 26, lg85 by the Chula Vista City Council. The following map revisions will be required: 1. Add all symbols used in the map to the legend. 2. Show tree planting and maintenance easements on cross-sections of all streets. 3. Identify all lots shown on the map (i.e., O.S., for open space). 4. Add a statement following note no. 2 in the General Notes to present the total number of units. 5. Show adequate right-of-way for a 4.5 foot utility strip along Corral Canyon Road. 6. Show locations of all proposed energy dissipators. 7. Add a key/index map in the front sheet. 8. Add frontage width of all lots. C. DISCUSSION 1. General Lotting of Area a. The EastLake Hills and Shore areas are designed to accommodate a variety of house types and lot sizes. The proposed residential area is bisected by "H" street with the Hills area located on the north and the Shores to the south. b. The Hills area features the more traditional square foot lot with some 54 acres in the northern section planned for 104 lots with a minimum lot size of 8,000 sq. ft. Immediately adjacent to the south are 187 lots with minimum areas of ?,000 sq. ft. The areas abutting "H" Street and a part of the elementary school are 5,000 sq. ft. in size. These 162 lots are 50 feet to 60 feet in width. The elementary school and adjacent park act as the focal point of this 453 lot neighborhood. Access to the Hills area will be via "H" Street, Corral Canyon Road and the 1-125 corridor. Nearly 94 acres of open space buffers this area from adjoining areas. City Planning Agenda Items for Meeting of February 13, 1985 Page l0 c. The Shores area is considerably higher in density with 188 lots in the 4,000-4,500 sq. ft. size. These lots are divided into two areas abutting "H" Street, small 1/2 acre minimum parks are located on the loop road at the entries to these two subdivisions. Five larger lots totalling 66 acres are located against the loop road and are planned to accommodate 663 attached or detached units. One of the parcels abuts the 17 acre lake located in the Shores. Two lots which will accommodate up to 676 attached units are planned for the remaining 35 acres. A total of 1,525 dwelling units will be accommodated in the Shores on 137 acres resulting in an overall density for the area at over ll D/U's per acre. The 17+ acre lake and adjacent 4 acre park will serve as the focal point of the Shores. In addition, 3 mini parks of 1/2 acre each are located on the loop road and an additional 55 acres of open space is located on the periphery. d. The applicant has indicated a further parceling of the higher density multiple family areas will be necessary to satisfy financing programs for the builders of such parcels. A condition as has been placed on the tentative map limiting such lots to a 2 acre minimum until site plan approval has been given by the City. 2. Circulation/Street Improvements Approval of this subdivision for nearly 2,000 dwelling units necessitates conditions of onsite and offsite street improvements which are tied to the EastLake facilities financing plan and yet must be conditioned somewhat independent of that plan. The financing plan and necessity for various road segments is based on an areawide assessment of traffic demands with EastLake development being part of the total area. However, since approval of the EastLake subdivision map would authorize the development to proceed independent of other projects planned in the area, conditions must be applied to this map. The development of EastLake Hills and Shores will require the improvement of: a. "H" Street, both widening and extension from 1-80§ to the project to function as the primary east-west traffic corridor. b. The construction of a road in close alignment with the 125 corridor extending from the project boundary to 1-54. This construction will most likely involve a bridge constructed over the Sweetwater River. c. The completion of Corral Canyon and Rutgers Avenue from street "Y" to the present improvements in Rutgers. d. The widening of Telegraph Canyon Road and Otay Lakes Road to four lane segments to the project boundaries. City Planning Commiss Agenda Items for Meeting of February 13, 1985 Page ll e. The completion of all onsite roads in accordance with the subdivision map design. Construction of the various offsite improvements will be phased with actual construction programs. Residential development for EastLake is planned for four phases, with each phase containing approximately 500 dwelling units. The first phase of construction will include installation of the park in the Hills area as well as the park and lake in the Shores area. "H" Street will be extended off-site to Otay Lakes Road and Rutgers Avenue completed to provide two driving lanes, linking the subdivision with the intended EastLake Business Park planned east on Otay Lakes Road. (Reference Condition #1.) Other major off-site linkages such as the extension of 1-125 to #54 will be required with the start of Phase 4 (residential construction). 3. Street Names The applicant is in the process of submitting a list of street names which will require review by the various City departments. Final approval of the street names is required by the Planning Commission, therefore, it is intended that such names will come back at a later date for your consideration. 4. Lot Areas A1 though the P.C. Regulations establish minimum lot areas for the various zoning classifications listed, certain lots within a given subdivision will be less than the minimum specified in P.C. Regulations. The City's Zoning Ordinance presently allows for these deviations by allowing for averaging. The conditions placed on EastLake Hills/Shores would allow for a maximum deviation of 20% the lots to be below the minimum lot area specified, provided that no more than 20% of the lots within the subdivision were effected. In addition, the total lot area (within the subdivision) must average out to the minimum standard. In a 5,000 sq. ft. minimum subdivision design having 100 lots, 20 lots could be 4,000 sq. ft. in size provided that the total area of the 100 lots equalled 500,000 sq. ft. Thus, if 20 lots were designed at 4,000 sq. ft. the remaining 80 would have to average 5,250 sq. ft. 5. Low/Moderate and Manufactured Housing Requirements a. The applicant is obligated by the SPA requirements to provide 10% of the housing units for qualified low/moderate income families. The City's Housing Coordinator has determined that a further breakdown is necessary to ensure the construction of low income units. Therefore 5% or ll9 units must qualify for low income families. It is anticipated that these units will be constructed offsite from this subdivision in the proposed Village Center area east of the 125 corridor. The project has been conditioned to allow for the construction of 119 moderate income units with the option of allowing a portion of the units to be located in the Village area as well. City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 12 b. The original P.C. Regulations stipulated that 6.6% or approximately 166 manufactured homes would be required for EastLake. These units may be either mobile homes or manufactured units placed on permanent foundations and offered for sale. It is anticipated that such housing would be built in the Shores area in the one or more of the RP designated density subdivisions. 6. Schools The applicant is proposing to dedicate and construct one elementary school within the subdivision boundaries. In addition, space within existing junior high schools is available together with other approved or acquired sites located outside the boundaries of EastLake. EastLake is planning for the dedication and construction of a high school and one additional elementary school in the area located south of Telegraph Canyon Road outside the boundaries of the subdivision. A condition of approval requiring letters from each of the school districts {Chula Vista Elementary and Sweetwater High School) will be required prior to the issuance of building permits. Those letters require verification by the district that school service will be available to serve the units proposed for construction. 7. Landscaping The Shores and Hills areas feature nearly 150 acres of open space not included proposed park land. These open space areas which involve a combination of natural and manufactured slopes will be the maintenance responsibility of a master homeowners association. In addition, a maintenance district will also be established to cover any areas dedicated to the City. The natural areas will be left natural in most cases. However, supplemental tree planting of certain canyons and ornamental planting of key entry areas will occur. Many of the manufactured slopes will be landscaped with native materiaLs to minimize water needs. Highly visible entry and corridor areas will have ornamental planting which will be manicured to achieve a desired design effect. The overall concept and landscaping classifications for given areas is shown in the EastLake SPA plan. 8. Parks The proposed construction of 641 detached units and 1,339 multiple family units within the Hills and Shores area would require the construction of just over lO acres of park land, if the entire 1,339 units of multiple were recorded as condos, the total park requirement would increase by 3 acres to a total of 13 acres. The plan for the Hill and Shores development is to have nearly 9 acres of traditional park land and a 17-1/2 acre lake or just over 26-1/2 acres total. In addition, a 9 acre park is planned for dedication with the high school site located south of Telegraph Canyon Road. The SPA Plan proposes a formula for park credit which recognizes the semi-private nature of some of the parks and City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 13 features proposed within the them. In other words, certain facilities or areas within the parks are open to the members of the EastLake community and not the general public. Therefore, a credit of 50% is suggested in the SPA plan which still enables the applicant to meet the City's park standards. In addition to park standards the City requires developers to pay RCT (residential construction tax) monies to finance park construction as well as other needed public facilities (drainage, sewer, fire stations, libraries, etc.). Since EastLake is obligated for all the necessary public facilities as part of the SPA and financial plan, conditions of the subdivision conditions recommend the waiver of any fees connected with parks or residential construction tax. D. FINDINGS 1. Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for EastLake Hills and EastLake Shores, Chula Vista Tentative Map Act 84-9, is found to be consistent with the EastLake General Development Plan and Sectional Planning Area Plan adopted by the City Planning Commission on January 23, 1985, and the City's General Plan based on the following findings: a) Land Use Element - the Specific Plan designates the area for a combination of uses which includes 1,979 dwelling units, just under 24 acres of park land, nearly 150 acres of open space, and one elementary school. The Plan specifies that the residential land use will be at an average density of 7 dwelling units per acre. b) Circulation Element - all of the on-site public roads will be installed as shown on the adopted SPA Plan as well as various off-site improvements which involve the widening of Telegraph Canyon Road, the extension and widening of "H" Street, the construction of a north-south road identified on the Plan as Route 125, as well as other minor off-site road connections. c) Housing Element - the proposed project will provide for a mixture of housing types including single-family detached, attached and various densities of condominiums or apartment units. Ten percent of the units, or approximately 238 units, will be committed to low and moderate income persons, a percentage of this housing requirement may be transferred to Village Center section of EastLake subject to subsequent approval of that subdivision at a future date by the City conservation element. 119 moderate units will be required of this subdivision. d) Parks and Recreation and Open Space Elements - the proposed project will result in the retention of over 100 acres of natural open space and approximately 150 acres in total open space plus nearly 24 acres of park land. The amount of land and the locations comply with the adopted Sectional Planning Area plan. The developer is maintaining a substantial area in natural open space in coordination with the adjacent natural areas presently established adjacent to the EastLake City Planning Commission Agenda Items for Meeting of February 13, 1985 Page 14 Development. In addition, other areas of manufactured slopes will be placed in pemanent open space belts and landscaped to provide buffer areas between the main traffic arteries and the residential development. A paleontologist will be required to be on the site during the critical grading period so that valuable specimens can be recovered and catalogued and recorded. e) Seismic Safety Element - the closest identified fault in the area is the La Nacion Fault located over 2 miles to the west. The Environmental Impact Report indicates that the Coronado Banks Fault, which is most likely to affect the project site with ground shaking, is located some 20 miles from the project area. There are no inferred faults located within the subject site. Specific mitigation relating to slope stability and techniques dealing with fill slopes will be incorporated in the grading of the project. All dwelling units within the project will be required to be designed so as to not exceed the maximum interior noise level of 45 dBA. Additionally, all exterior private open space will be shielded by a combination of earth bems, walls, or buildings. Subsequent noise studies will need to be prepared when precise plans for specific developments are submitted. f) Scenic Highway Element - Manufactured slopes adjacent to "H" Street have been designed to undulate and vary in steepness with extensive landscaping planned to soften and beautify their appearance. In addition, a landscaped median is being provided and decorative walls will be used in areas where development interfaces with "H" Street. Building locations, design and signing will all be controlled through the use of development standards incorporated in the PC Regulations to ensure compliance with the Scenic Highway Element. g) Bicycle Routes - the proposed development will include bicycle lanes on the major streets such as as well as the interconnects with the loop roads which will link up with bicycle paths connecting the elementary school and various parks within the development. "H" Street is identified in the Bicycle Routes Element as a major bicycle link. h) Public Building Elements - the applicant has identified and offered for dedication and is obligated for construction of an elementary school site located in the EastLake Hills area. In addition, the applicant is obligated to dedicate and construct a high school site located off-site of this subdivision but within the EastLake ownership located on the south side of Telegraph Canyon Road. A fire station and a possible branch library will also be constructed off-site from this development to satisfy the Public Building Element. 2. Pursuant to Section 66~2.2 of the Subdivision Map Act, the Commission certifies that it has considered the effect of this approval on the housing needs of the region and has balanced those needs against the public service needs of the residents of the City and the available fiscal and environmental resources WPC 1653P City Planning Commission Agenda Items for Meeting of February 13, 1985 Page I 6(d) Consideration of "Candidate CEQA Findings" - EastLake I A. BACKGROUND The Final EIR for the EastLake I project identifies several potentially significant impacts. Therefore, it is necessary to adopt "CEQA findings" to describe how the project, in its final form, mitigates those impacts or why it is not feasible to mitigate those impacts. B. RECOMMENDATION Adopt the attached "Candidate CEQA findings" on the EastLake I project. C. ANALYSIS It is the conclusion of these findings that: 1. Changes have been incorporated into the project which mitigate or avoid the significant environmental effects as identified in the final EIR, 2. None of the significant environmental effects anticipated as a result of the proposed project are within the responsibility or jurisdiction of another public agency, and that 3. No specific economic, social or other considerations make infeasible the mitigation measures identified in the EIR. EASTLAKE I EIR-84-1 CANDIDATE CEQA FINDINGS IN ACCORDANCE WITH SECTION 21081 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND SECTION 15091 OF TITLE 14 OF THE CALIFORNIA ADMINISTRATION CODE JANUARY 1985 I. INTRODUCTION Section 21081 of the California Environmental Quality Act (CEQA) requires that no project shall be approved by a public agency when significant environmental effects have been identified, unless one of the following findings is made and supported by substantial evidence in the record: l) Changes or alterations have been required in, or incorporated into the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR. 2) Changes or alterations are the responsibility of another public agency and not the agency making the finding. 3) Specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the final EIR. The following findings are made relative to the conclusions of the Final Environmental Impact Report (EIR) for the proposed EastLake I Sectional Planning Area {SPA) Plan {SCH #84022206) and all documents, maps, illustrations listed in Section II of these findings. The project's discretionary actions included an amendment to the General Development Plan, approval of the SPA Plan and Tentative Maps. Future discretionary action includes the preparation and environmental review of a Supplemental SPA Plan for EastLake Greens and a Precise Plan for the Village Center. Implementation of the 1267.9-acre project as proposed would result in a mixture of residential, employment park, office, commercial, circulation, recreational, educational and open space land uses as specified in the General Development Plan. The project would allow a maximum of 3683 dwelling units within a total residential area of 619.9 acres. The remaining 51 percent of the site would be developed for a variety of non-residential land uses on 648 acres. The following findings have been prepared pursuant to Sections 15088 and 15089 of Title 14 of the California Administrative Code and Section 21081 of the California Public Resources Code. II. CITY OF CHULA VISTA FINDINGS l) The Chula Vista City Council and Planning Commission, having reviewed and considered the infomation contained in the Final EIR for the EastLake I Sectional Planning Area (SPA) Plan and the record, finds that changes have been incorporated into the project which mitigate or avoid the significant environmental effects thereof, as identified in the final EIR. These measures are outlined in summary form below. 2) The Chula Vista City Council and Planning Commission, having reviewed and considered the information contained in the Final EIR and the record, finds that none of the significant environmental effects anticipated as a result of the proposed project are within the responsibility or jurisdiction of another public agency. 3) The Chula Vista City Council and Planning Commission, having reviewed and considered the information contained in the Final EIR and the record, finds that no specific economic, social or other considerations make infeasible the mitigation measures identified in the EIR. Chan~es incorporated into the project whlc will mitigate or avoid the followin9 significant environmental effects: Traffic Impact EastLake I will have both project level and cumulative level environmental effects. At a project level, EastLake I will contribute a substantial percent of traffic on SR-125 alignment north of East "H" Street and south of SR-54, East "H" Street and Telegraph Canyon Road east of 1-805 and to a lesser degree other streets in the project's vicinity. The streets noted above will reach or exceed their design ADT with EastLake I contributing a major portion of the projected ADT. Cumulative impacts were also identified in the final EIR. These impacts occur when the design ADT is approached or exceeded and only a small percent of the ADT is contributed by EastLake I. These include San Miguel Road east of SR-125, Telegraph Canyon Road east of SR-125, Corral Canyon Road, Otay Lakes Road south of Bonita Road, and East "H" Street east of 1-805. Mitigation Measures have been incorporated into the project to mitigate the potential traffic impacts. See the EastLake I Public Financing Plan for details, phasing, and financing methods. (Specific area-wide and/or off-site phasing plans pg. 46-62 and specific on-site phasing plans pg. 33-46.) These include: Reserve the right-of-way for SR125 alignment on site as ultimately an eight lane freeway; initially construct four lanes between the project and San Miguel Road; two lanes north of San Miguel Road. Construct East "H" Street as a six lane prime arterial east of 1-805 to Otay Lakes Road and four lanes east of Otay Lakes Road. Construct Telegraph Canyon Road with six lanes and four lanes offsite to 1-805. Construct San Miguel Road with four lanes west of SR125 to Bonita Road and to the east of SR125. Install traffic signals on all streets required to be constructed at the intersections of collector streets, major roads and prime arterials with each other, plus locations where local collectors intersect major roads or prime arterials. -2- A traffic monitoring system will be established to provide an annual report on the adequacy of these facilities to support not only the EastLake project but the cumulative impacts of this and other future developments. The EastLake Public Financing Plan, which is tied to each phase of the EastLake I project and is incorporated into the Development Agreement, assures that facilities to accommodate project related and cumulative traffic impacts will be constructed. Each year a traffic monitoring study will be conducted to assure that there are no changes in project circumstances which could necessitate a change in the Public Facilities Plan or Project Phasing Plan. Finding With the inclusion of the above specified mitigation no significant environmental impact will result. Educational Facilities Impact Students generated by project development would create a need for additional school facilities within the project area. Mitigation The Project includes the reservation of one elementary school site in the EastLake Hills neighborhood and one site in the Greens neighborhood. Also, one high school site is proposed just off site. Alternative construction financing mechanisms have been proposed to assure construction of these facilities. Finding Measures have been incorporated into the project to mitigate potential educational facility impacts. One elementary school is proposed in the EastLake Hills neighborhood; a second school is proposed in the Supplemental SPA Plan for the EastLake Greens neighborhood. While the development of EastLake I would not adversely effect the existing junior high in the short tem, negotiations for a h~gh school site and interim facilities are nevertheless underway with the Sweetwater Union High School District to avoid any possible long term impacts. Fire Protection Impact A short-term adverse, but not significant, impact to fire protection services would occur as existing facilities and personnel would be required to provide services to EastLake I during initial phases. -3- Mitigation The provision of an equipped fire station within EastLake Village Center, or a financial contribution to a new offsite fire station is part of the project. Finding Measures have been incorporated into the project to ultimately mitigate the fire protection impact, which include an equipped fire station within EastLake Village Center or at a site designated by the City of Chula Vista which is the responsibility of the developer. Library Services Impact EastLake I would increase the demand for library facilities. Mitigation The provision of a community-oriented interim storefront library, and ultimately a branch library on or off the project site is included as part of the project. Fi ndi ng Measures have been incorporated into the project to mitigate potential library service impacts. When EastLake's population reaches lO,O00, a community-oriented library would include use of commercial space at EastLake Village Center; or construction of an addition to the EastLake community meeting center. The ultimate need for a branch library would be mitigated by construction of a separate library facility financed by any combination of Mello-Roos, State library funds, grants or specially earmarked City revenues. Visual Resources Impact The proposed EastLake I development would change the appearance of the project site as the pastoral character of the existing landscape would be replaced by urban development. Mi ti gati on The project site has been designated in the Chula Vista General Plan for urban development. Extensive design measures to avoid potential visual impacts have been incorporated into the project. -4- Finding Measures have been incorporated into the project to mitigate potential visual impacts, and include designation of open space and parks; provision of a landscape plan with visual buffer zones, landscape zones, a plant matrix, a street tree plan, trails plan, signage plan, fencing plan and grading plan. The plan also seeks to maintain the intent of the Scenic Highways Element. Hy drol ogy/D raj na§e Impact Runoff volumes as a result of EastLake I development would increase slightly for Long Canyon and Telegraph Canyon drainages. Mitigation The project will provide drainage improvements that reduce peak flows from the property. Fi ndi n~ Measures have been incorporated into the project to mitigate the potential hydrology/drainage impacts. In Long Canyon, a reduction in peak runoff can be achieved through construction of a culvert under Corral Canyon Road. Concerning Telegraph Canyon drainage, interim drainage facilities improvement will include a retention basin in the Commercial Center area in order that downstream flows would not increase beyond existing levels. Longte~m drainage facilities improvements would be financed under a fee district to be instituted by the City of Chula Vista. Archaeological Resources Impact Construction of EastLake I would impact archaeological site CA-SDi-?179 with 5 loci, located in the EastLake Business Center area. Mi ti gati on Locus B of site CA-SDi-7179 has been mitigated under the SDG&E Interconnection Project. Loci A, C, D and E will be mitigated by the developer. Findin~ Measures have been incorporated into the project to mitigate the potential archaeological resource impacts. Mitigation measures for site CA-SDi-71?9 involve a two-stage investigative data recovery program. -5- Paleontological Resources Impact The development of EastLake I could have adverse impacts on significant paleontological resources. Mitigation Paleontological resource impacts will be mitigated by monitoring during initial grading activity. Findin9 Measures have been incorporated into the project to mitigate the potential paleontological resource impacts. A qualified paleontologist would monitor initial grading activities in the Sweetwater Formation as it appears in the drainage walls. Grading operations could be halted for a period of time to allow for examination and, if necessary, removal of significant fossil resources. III. INSIGNIFICANT IMPACTS In accordance with the evaluation provided in EIR-84-1 the project would clearly not result in any significant impact and therefore have not been discussed any further in these findings: 1. Land use (3.1) 2. Water availability (3.3.1) 3. Police protection (3.3.4) 4. Parks and recreation (3.3.6) 5. Energy supply and conservation (3.3.8) 6. Other utilities and services (3.3.9) 7. Geology and soils {3.5) 8. Air quality (3.7) 9. Socioeconomic factors (3.8) lO. Fiscal impact (3.9) ll. Noise (3.10) 12. Biology (3.11) -6- IV. THE RECORD For the purposes of CEQA and these findings the record of the Planning Commission and City Council relating to these actions include: 1. Alfred Gobar Associates, Inc., 1981, Fiscal Efficiency of EastLake Planned Community, March. 2. Artim, R.R. and D.L. Elder, 1979, Late Quaternary deformation along the La Nacion fault system, San Diego, California: Geological Society of America Abstracts with Programs, v. ll, no. 7, p. 381. 3. Artim, E.R. and D. Elder-Mills, 1982, The Rose Canyon Fault: A Review in P. L. Abbott, ed., Geologic Studies in San Diego, San Diego Association o--F Geologists, pp. 35-45. 4. Artim, E.R. and C.J. Pickney, 1973, La Nacion fault system, San Diego, California: Geological Society of America Bulletin, v. 84, pp. 1075-1080. 5. Association of Engineering Geologists, 1973, Geology and Earthquake Hazards, Planners Guide to Seismic Safety, Association of Engineering Geologists, Southern California Section, July, pp. 6-8. 6. Boyle Engineering Corporation, 1981, Water Resources Division Hydrologic and Hydraulic Analysis, August. 7. Burchell, Robert W. and David Listokin, 1978, The Fiscal Impact Handbook. The Center for Urban Policy Research, New Brunswick. 8. California Air Resources Board (CARB), California Air Quality Data, 1977, 1978, 1979, 1980. 9. California Department of Fish and Game, 1979, Endangered and Rare Plants of California. The Resources Agency, October 5. 10. Chula Vista, City of, 1970, General Plan 1990, December. ll. Chula Vista, City of, 1974, Scenic Highways Element of the Chula Vista General Plan. 12. Chula Vista, City of, 1975, Special Census Report, April 1. 13. Chula Vista, City of, 1979, Parks and Recreation Element of the Chula Vista General Plan. 14. Chula Vista, City of, 1981, Department of Sanitation and Flood Control Subdivision Manual, May. 15. Chula Vista, City of, 1982a, Chula Vista: Facts About San Diego County's Second Largest City. 16. Chula Vista, City of, 1982b, EastLake Final Environmental Impact Report, EIR 81-03, prepared for City of Chula Vista by WESTEC Services, Inc. 17. Chula Vista, City of, 1982c, Master Fee Schedule, November 9. 18. Chula Vista, City of, 1982d, Planned Community District Regulations for EastLake I. Adopted by the City of Chula Vista on August 24, 1982. 19. Chula Vista, City of, 1983-84, Proposed Budget, May 19. 20. Chula Vista, City of, Municipal Code. 21. Cole, Lane F., 1982, Memorandum "Full-Cost Recovery Council Workshop," September 21. 22. EastLake Development Company, March 1984, EastLake I: Draft Sectional Planning Area (SPA) Pan, Volumes I and II, prepared by Cinti and Associates. 23. Farrand, T.T., ed., 1977, Geology of Southwestern San Diego County, California, and Northwestern Baja~ California, San Diego Association o! Geologists. 24. Kennedy, M.P., 1975, Geology of the San Diego MEtropolitan Area, California, California Division of Mines and Geology, Bulletin 2UU, Section A, 39 p. 25. Kennedy, M.P. and Siang S. Tan, 19777, Geology of National City, Imperial Beach and Otay Mesa Quadrangles, Southern San Diego Metropolitan Area, California, Map Sheet 29. 26. Kennedy, M.P., Siang S. Tan, Roger H. Chapman, and Gordon W. Chase, 1975, Character and Recency of Faulting, San Diego Metropolitan Area, California, Special Report 123, California Division of Mines and Geology. 27. Larry Seeman Associates, Inc. 1983, Archaeological Data Recovery at Locus B, CA-SDi-719?, San Diego County, California. Prepared for Lane-Kuhn Pacific Development Company, September. 28. Leighton and Associates, 1979, Geotechnical Reconnaissance of An Area in San Diego County, East of Chula Vista and West of Otay Reservoir, 8 p. 29. Leighton and Associates, 1980a, Phase 2 Geotechnical Investigation, Janal Ranch, San Diego, California. 30. Leighton and Associates, 1980b, Review of Agricultural Soil Maps, Phase 2 Geotechnical Investigation, Janal Ranch, San Diego County, California. -8- 31. Leighton and Associates, 1980c, Sand and Gravel Resources, 3,200 Acre Janal Ranch, Eastern Chula Vista, California. 32. Leighton and Associates and Woodward-Gizienski and Associates, 1974, Seismic Safety Study for the City of San Diego. 33. Lowry & Associates, 1984a, EastLake ! Water System Subarea Master Plan, January. 34. Lowry & Associates, 1984b, EastLake I Wastewater System Subarea Master Plan, January. 35. McGuire, Donna, 1984, Land Assistant with San Diego Gas & Electric. Correspondence dated March 26, 1984. 36. The McKinley Associates, Inc. 1984., 1984, EastLake I Draft of Public Facilities Finance Plan, March. 37. Minch, J.A., 1970, Stratigraphy and structure of the Tijuana-Rosarito Beach area, Northwestern Baja California, Mexico: Geological Society of America Bulletin, v. 78, pp. 1155-1178. 38. Moore, G.W. and M.P. Kennedy, 1970, Coastal 9eology of the California-Baja California border area, E.C. Allison, et al., editors, Pacific slope geology of northern Baja California and adjacent Alta Baja California: American Association Petroleum Geologists (Pacific section) Fall Field Trip Guidebook. 39. Munz. [.A., 1974, A Flora of Southern California, University of California Press, Berkeley. 40. Rahnau et al., 1983, Sweetwater Union High School District Master Plan Sub-area Report, Chula Vista, October. 41. SANDAG {CPO), 1976, 1975 Special Census Selected Data, December. 42. SANDAG (CPO), 1978, Info 78, 1978 Employment Estimates, San Diego Region, September. 43. SANDAG (CPO), 1979, Regional Energy Plan for the San Diego Region, January. 44. SANDAG {CPO), 1980a, Preliminary 1980 Census Data by Tract, July 29. 45. SANDAG (CPO), 1980b, Final Series V Regional Development Forecasts. 46. SANDAG, 1984, A Housing Study for the City of Chula Vista. 47. San Diego County Air Pollution Control District, Air Quality in San Diego, Annual Air Monitoring Report, 1977, 1978, 1979, 19BO. 48. San Diego County Air Pollution Control District, and Comprehensive Planning Organization (CPO), 1978, Regional Air Quality Strategy. 49. San Diego, County of, 1969, Soils Interpretation Study, Jamul Mountains. 50. San Diego, County of, 1975, Scenic Highways Element. 51. San Diego, County of, 1976, Integrated Planning Office, 1975 Special Census Bulletin, January. 52. San Diego, County of, 1978, Regional Growth Management Plan, June. 53. San Diego, County of 1981, Department of Sanitation and Flood Control Hydrology Manual, May. 54. San Diego, County of 1982-83, Auditor and Controller, 1982-83 Proportionate Increase by Fund, July 21. 55. San Diego, County of, 1983-84, Assessor's Secured Property Assessed Valuations. 56. Scheidemann, Jr., Robert C., 1977, Correlation of the Otay and Rosarito Beach Formation in G.T. Farrand, ed., Geology of Southwestern San Diego, Count~, California and Northwestern Baja California~ San Diego Association of Geologists, pp. 17-28. 57. Stereoscopic Aerial Photograhy, fl own in November 1978, Line No. 210-30D (5-8), 210-31D (1-8), 210-32E (6-7), 210-32F (lA, 1-5), scale 1 inch = 1000 feet. 58. Thorne, Robert F., 1976, The Vascular Plant Communities of California, In: Symposium Proceedings - Plant Communities of Southern California, edited by June Latting, California Native Plant Society, Special Publication No. 2. 59. United States Department of Agriculture (USDA), Soil Conservation Service, 1973, Soil Survey, San Diego Area, California, December. 60. United States Department of Commerce, 1972, Soil Conservation Service National Engineering Handbook, Hydrology, August. 61. United States Department of Interior, 1975, Geological Survey topographic map, Jamul Mountains quadrangle. 62. United States Fish and Wildlife Service, 1980, Endangered and Threatened Wildlife and Plants: Review of Plant Taxa for Listing as Endangered or Threatened Species, Federal Register 45 (242):82480-82509, Monday, December 15. -10- 63. University of California, Agricultural Extension Service, 1970, Climate of San Diego County; Agricultural Relationship, November. 64. Urbanplan, 1984, EastLake Elementary School Draft Master Plan, prepared for City of Chula Vista, Chula Vista City School District and EastLake Development Company, May. 65. Van Dell and Associates, Inc., 1984, Long Canyon Basin Preliminary Hydrology Report, May. 66. Weber, F. Harold, 1963, Mines and Mineral Resources of San Diego County, California, County Report 3, California Division of Mines and Geology, 309 p. 67. WESTEC Services, Inc. 1982, EastLake Final Environmental. Impact Report (SCH #80121007). Prepared for the City of Chula Vista. 68. Willdan Associates, 1984, Traffic Analysis, EastLake I Specific Plan, July. Also included in the record are the following studies prepared for the EastLake I Planning Program: 1. EastLake Elementary School Master Plan, Urbanplan {October 1984) 2. East "H" Street & Telegraph Canyon Road Scenic Highway Report, Wimmer Yamada & Associates (March 1984) 3. General Landscape Plan, ONA, Inc. {November 1984) 4. EastLake I Water System Sub-Area Master Plan, Lowry & Associates {January 1984) 5. EastLake I Wastewater System Sub-Area Master Plan, Lowry & Associates. 6. EastLake I Lakes-Design Development Report, J. Harlan Glenn & Associates {December 198J). 7. Geotechnical Investigation for Planning Purposes - EastLake I, Leighton and Associates (July 1983). 8. Preliminary Transportation Analysis and Improvement Phasing Plan, Urban Systems Associates, Inc. (March 1984). 9. EastLake I Sign Program, R. Jacks & Company {March 1984). 10. EastLake I Draft Environmental Impact Report, Westec Services, Inc. (September 198~) - ll - ll. Sweetwater Union High School District Master Plan Sub-Area Report, Ruhnau, McGavin, Ruhnau/Associates (October 1983) 12. Long Canyon Basin Preliminary Hydrology Report, Van Dell & Associates (May 1984) 13. EastLake Policy Plan, Chula Vista General Plan, (August 1982) 14. EastLake I PC District Regulations, (August 1984) 15. EastLake I Public Facilities Financing Plan, Wedin Enterprises (December 1984). 16. Review of Traffic Impacts of EastLake I Chula Vista, California, Gary R. Hansen, Transportation Consultant (November 1984). 17. The "Development Agreement" between the City of Chula Vista and the EastLake Development Company as entered into by the City Council and the Developer. Also included as part of the Planning Commission and City Council record are: 1. Final EIR-84-1, EastLake I, WESTEC Services, Inc., December 1984 ( SCH #84022206) 2. "The Candidate CEQA Findings" for the Planned Community of EastLake, revised 6/29/82. 3. Documentary and oral evidence presented to the Planning Commission and City Council during public hearings on EIR-84-1 and the EastLake I project. 4. Matters of common knowledge to the Planning Commission and/or City Council such as: a. The City of Chula Vista General Plan, including the Land Use Map and all elements thereof; b. The Zoning Ordinance of the City of Chula Vista as most recently amended. c. The Municipal Code of the City of Chula Vista. d. All other formally adopted policies and ordinances. WPC 1581P - 12 -