HomeMy WebLinkAboutPlanning Comm Reports/1986/05/14 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, May 14, 1986 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
INTRODUCTORY REMARKS
APPROVAL OF MINUTES - Meeting of April 9, 1986
ORAL COMMUNICATIONS
1. PUBLIC HEARING: Consideration of request for extension of tentative
subdivision map, Hudson Valley Estates No. 2,
Chula Vista Tract 83-3, located on the extension of
Las Flores Drive north of 'D' Street - Sue Hudson
2. PUBLIC HEARING: Consideration of tentative subdivision map for The
Cottages at EastLake Shores, Chula Vista Tract 86-5
located within the EastLake Planned Community -
Lane/Kuhn Pacific Development Company
3. Consideration of a request to establish sectional planning area boundaries
for the 1600 acre E1 Rancho del Rey Specific Plan area
located easterly of the 1-805 Freeway and northerly of
Telegraph Canyon Road - McMillin Development Company
4. PUBLIC HEARING: PCA-86-9: Consideration of an amendment to Title 19 of
the Chula Vista Municipal Code regulating satellite dish
antennas within the Montgomery annexation area
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT to the Study Session Meeting of May 21, 1986 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
May 14, 1986
1. PUBLIC HEARING: Consideration of request for extension of tentative
subdivision map for Hudson Valley Estates No. 2, Chula
Vista Tract 83-3
A. BACKGROUND
On May 17, 1983, the City Council approved the tentative map for Hudson
Valley Estates No. 2, Chula Vista Tract 83-3 in order to subdivide 2.58
acres into 9 lots. The map was a resubmittal of a tentative subdivision
map, formerly Chula Vista Tract 79-12 which expired in 1981. The subject
property is located on the extension of Las Flores Drive north of "D"
Street in the R-1 zone. The applicant, Sue Hudson, is requesting that
Chula Vista Tract 83-3 be extended for the maximum three year period.
B. RECOMMENDATION
Adopt a motion approving a three year extension of the tentative map for
Hudson Valley Estates No. 2, Chula Vista Tract 83-3, the map to then
expire on May 17, 1989.
C. DISCUSSION
There have been no changes in the immediate vicinity which would warrant
any changes to the original conditions or findings of approval; therefore,
the extension is appropriate. No further extensions are permitted and a
new tentative map will have to be submitted if the map is allowed to
expire.
WPC 2788P
City Planning Commission
Agenda Items for Meeting of May 14, 1986 Page 1
2. PUBLIC HEARING: PCS-86-5 - Consideration of tentative subdivision map
for the Cottages at EastLake Shores, Chula Vista Tract
86-5 - Lane/Kuhn Pacific Development Company
A. BACKGROUND
1. The applicant has submitted a tentative subdivision map known as the
Cottages at EastLake Shores, Chula Vista Tract 86-5 in order to subdivide 12.7
acres into 100 single-family lots within the EastLake Planned Community.
2. The EastLake Master Environmental Impact Report, EIR-81-3, and the
EastLake I SPA Plan Environmental Impact Report, EIR-84-1, have been prepared
and address the environmental impacts of the proposed project.
B. RECOMMENDATION
1. Certify that EIR-81-3 and EIR-84-1 have been prepared in accordance
with the California Environmental Quality Act of lgTO, and that the
Planning Commission has reviewed the information contained in each
EIR prior to making a decision on the project.
2. Based on the findings contained in Section "E" of this report, adopt
a motion recommending that the City Council approve the tentative
subdivision map for the Cottages at EastLake Shores, Chula Vista
Tract 86-5, subject to the following conditions:
a. Development of the lots shall comply with the site plan, floor
plans and elevations (reference Exhibit A), and development
standards {reference Exhibit B) submitted with the subdivision
map.
b. The development standards (reference Exhibit B) shall be
recorded prior to the approval of a final map.
c. Two garage door openers shall be provided for each unit.
d. A detailed wall/fencing plan shall be submitted for Planning
Department approval prior to the issuance of permits for
development.
e. The masonite lap siding shown on front elevations shall be
included on portions of rear elevations exposed to public
rights-of-way.
f. Typical patio standards, including size limitation, material,
and design shall be submitted for Planning Department approval
concurrent with or prior to any issuance of building permits.
City Planning Commission
Agenda Items for Meeting of May 14, 1986 Page 2
g. The following provision shall be included as a note on the final
map:
"Prior to the issuance of any building permits for development
within EastLake I, the following must occur:
(1) The City's requirements for schools must be satisfied.
(2) Needed off-site water improvements must be satisfied.
(3) Off-site roadway needs, as identified in the Public
Facility Financing Plan, must be guaranteed by a financial
mechanism such as a Facilities Benefit Assessment or other
appropriate financing technique.
(4) A purchasing agency concept is to be implemented to finance
the reserve fund discussed in the Development Agreement and
Public Facilities Financing Plan."
h. The common lot line between lot numbers 65 and 67 shall be
adjusted in order to equalize the rear yard area of these lots
to the maximum feasible extent.
i. An additional fire hydrant shall be located on the north side of
Watertown Street adjacent to lots 96 and 97.
j. Adjustments shall be made to the unit tabulations in the
development standards to reflect changes made to the subdivision
map and/or site plan, including square footage of Plan 4, square
footage and lot average of lots lO and 11, unit type and lot
coverage on lots 35 and 36, square footage and coverage of lots
65 and 67.
k. A different street name shall be chosen for the northerly
east-west section of New Haven, and a suffix shall be added to
each street name within the subdivision in accordance with the
Subdivision Manual prior to City Council consideration of the
tentative map.
1. The developer shall dedicate to the City all the streets shown
on the Tentative Map within the subdivision boundary for public
use.
m. The developer shall be responsible for the construction of full
street improvements in all the streets shown on the Tentative
Map within the subdivision boundary. Said improvements shall
include but not be limited to: A.C. pavement, base, concrete
Curb, gutter and sidewalk, sewer and water utilities, drainage
facilities, and street lights and signs.
City Planning Commission
Agenda Items for Meeting of May 14, 1986 Page 3
n. 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.
o. Lots shall be so graded as to drain to the street. Drainage
shall not flow over slopes.
p. Sewers serving l0 or less units shall have a minimum grade of 1%.
q. An erosion and sedimentation control plan shall be prepared as
part of the grading plans.
r. All knuckles shall be in accordance with Chula Vista Design
Standard 6.
s. The developer shall be responsible for maintaining an adequate
sight distance triangle at all corner lots. Building site plans
shall be approved by the City Traffic Engineer prior to issuance
of Building Permits.
t. The proposed vertical and horizontal alignment of Route 125 in
the vicinity of the subject property shall be reviewed by the
City Engineer prior to approval of Grading Plans or issuance of
a grading permit.
u. Access rights to Lakeshore Drive shall be relinquished on the
Final Map for all lots abutting Lakeshore Drive.
v. The developer shall pay development impact fees in accordance
with Resolution 12409 prior to issuance of building permits.
w. The developer shall install improvements in accordance with the
Facilities Financing Plan as approved by the City Council.
x. The developer shall be responsible for construction of street
improvements in Lakeshore Drive to provide for installation of a
left turn pocket at the entrance to the subdivision as required
by the City Engineer.
y. The following are Code requirements:
(1) The developer shall pay Traffic Signal Participation fees
in accordance with City Council policy prior to issuance of
building permits.
(2) The developer shall pay all applicable sewer connection
fees prior to issuance of building permits. Spring Valley
Sanitation District and Proctor Valley repayment fees shall
be paid prior to approval of the Final Map.
City Planning Commission
Agenda Items for Meeting of May 14, 1986 Page 4
{3) The developer shall underground all utilities serving the
subdivision.
(4) All grading work shall be done in accordance with the City
of Chula Vista Landscape Manual and Grading Ordinance 1797
as amended.
(5) 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 provisions of
the Subdivision Map Act, Subdivision Ordinance and the
Subdivision Manual of the City of Chula Vista.
C. DISCUSSION
Project Settin9
The project site is identified as a single-family lot subdivision (Area
R-8A within the EastLake Shores Neighborhood of the EastLake I Planned
Community) targeted for a density of lO dwelling units per acre. The
property is 12.7 acres in size and is located southeasterly of "H" Street
and northerly of the lake and beach club. Project access will be from
Lakeshore Drive -- the main loop road serving the EastLake Shores area.
Lower density single-family is proposed for the area to west of the site,
while higher density development is proposed for the area to the east.
The area to the south across Lakeshore Drive is proposed for the same
density of lO dwelling units per acre, and open space and proposed Route
125 are located to the north of the project site.
Planned Community District Regulations
Development standards for the property are contained in the EastLake I
Planned Community District Regulations. Many of the standards for the
site, such as lot coverage and setbacks, are listed as SP which means that
the issues are to be addressed on an individual basis. In this regard,
the developer has submitted a site plan and elevations for the project,
including a set of development standards which will be recorded along with
the final subdivision.
Project Description
The project involves the creation of 100 single-family residential lots
served by a bisected-loop street system. The lots range in size from
2,710 sq. ft. to 8,031 sq. ft. with an average lot size of over 3,000 sq.
ft. in conformance with the PC District Regulations.
The project features four floor plans which were previously approved by
the Design Review Committee in conjunction with an earlier 93-1ot
single-family project by the same developer and located to the southwest
of the site in question. Two of the plans are single-story, two-bedroom
City Planning Commission
Agenda Items for Meeting of May 14, 1986 Page 5
units ranging in size from 936 sq. ft. to 1,034 sq. ft. The third plan
features a single-story, three-bedroom unit or two-bedrooms and a study of
1,262 sq. ft. The fourth plan features a two-story, three-bedroom unit of
approximately 1,371 sq. ft. The two-story plan is limited to 29 lots, and
two-bedroom units will occupy 45 lots {see Exhibit A).
Each of the dwellings will contain a two-car garage to meet the EastLake
off-street parking requirements. Over half the driveways located within
the project will be 19.5 ft. or more in length. The remainder of the
driveways are located approximately 9.5 ft. from the edge of sidewalk to
the garage door which will preclude parking. The number of two-story
units, two-bedroom units, and shortened driveways are all within target
ratios approved in conjunction with the earlier 93-unit project; i.e., no
more than 30% two-story units, at least 30% two-bedroom units, and no more
than 50% shortened driveways.
Because of the variation in lot size and the square footage variation in
each of the units, lot coverage varies from a little under 20% to over
50%. The minimum rear yard setback is 5 ft. Typically, however, each of
the lots ends up with an area of at least 10 ft. x 40 ft. which can be
utilized for private open space. The minimum side yard setback is 3 ft.,
with at least 6 ft. between dwellings. The minimum front yard is set at 5
ft. which with the public right-of-way system, provides for a minimum of
9.5 ft. from the front of the house to the edge of the sidewalk.
D. ANALYSIS
The various building offsets that are provided in the house designs together
with the limitation on the number of two-story units being provided within the
development will allow for a fairly pleasant street scene. Also a modest but
adequate area of private usable open space will be provided on each lot. The
combination of lot size coupled with the proposed building development,
however, will require a restricted building program for any future additions.
Lot coverage and setbacks are established with the approval of the site plan.
A set of development standards has also been proposed which would govern
future building additions (see Exhibit B). These standards would, among other
things, prohibit any room additions -- providing for only limited open patio
construction and a portable storage shed provided it is properly screened.
The EastLake standards call for a sound wall for the lots backing up to
proposed Route 125, and a theme wall for the lots backing up to Lakeshore
Drive. It is the applicant's intent to also provide interior fencing to be
finished off on the corner lots in a color scheme and height that would
complement the proposed landscaping in that area. A condition of approval has
been recommended which would require that a wall/fence plan be submitted for
staff review of the aspects noted above.
City Planning Commission
Agenda Items for Meeting of May 14, 1986 Page 6
E. FINDINGS
Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative
subdivision map for the Cottages at EastLake Shores, Chula Vista Tract 86-5,
is found to be in conformance with the various elements of the City's General
Plan based on the following:
1. The site is physically suitable for the residential development and
the proposal conforms to all standards established by the City for
such projects.
2. The design of the subdivision will not affect the existing
improvements -- streets, sewers, etc. -- which have been designed to
avoid any serious problems.
3. The project is in substantial conformance with the Chula Vista
General Plan Elements as follows:
a. Land Use - The EastLake SPA Plan designates the area for 5-15
dwelling units per acre. The project density of 7.9 dwelling
units per acre is within this range.
b. Circulation The public streets proposed within the project
meet the General Plan standards for residential streets.
c. Housing The project will provide detached single-family
dwellings at the low end of the price range for this type of
housing.
d. Conservation - The project is located on a site which has
already been graded for development.
e. Park and Recreation, Open Space - The project conforms to the
EastLake SPA Plan which 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.
f. Seismic Safety - The closest identified fault in the area is the
La Nacion Fault located over 2 miles to the west.
g. Safety - The site will be within an acceptable response time of
fire and police services.
h. Noise - The units will be required to meet the requirements of
the Uniform Building Code as regards to acceptable interior
noise levels.
i. Scenic Highway - The project will be required to establish a
theme wall design for the lots backing up to Lakeshore Drive.
City Planning Commission
Agenda Items for Meeting of May 14, 1986 Page 7
j. Bicycle Routes The streets within the project are not
designated bike routes but will accommodate bicycles.
k. Public Buildings - No public buildings are planned for the site.
4. Pursuant to Section 66412.2 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 2803P/2659P
SPA PLAN
EASTLAKE HILLS &
EASTLAKE HILLS
ect Area
RESIDENTIAL NON- RESIDENTIAL
~ ,
PCS 86.5
EIR-81-3
1.2 SUMMARY OF FINDINGS
Project Description
The 3073-acre EastLake project site is located in the eastern portion of the
Chula Vista Planning Area in an unincorporated portion of San Diego County.
Upper and Lower Otay Lakes are adjacent to the eastern project boundary, and
Otay Lakes Road traverses the site from west to east. The site's topography is
gently rollings bills, and current land use is primarily agriculture (dry-farmed
barley).
The existing County land use designations are Intensive Agriculture over the
majority of the site, and Very Low Density, non-urban residential uses for the
remaining areas. The Chula Vista General Plan also designates the majority of
the site for Agriculture and Reserve. The northwestern portion of the site is
designated for Medium Density Residential uses.
The EastLake project as proposed would be developed as a Planned Community
including a mixture of residential, industrial, commercial, office, community
educational and open space land uses. The applicant is requesting a prezone to
Planned Community and adoption of a General Development Plan and phasing
schedule to guide development of the site. To allow such development, a
General Plan Amendment for the Land Use and Circulation Elements of the
Chula Vista General Plan would be required. If the GPA and prezone are
approved, a request for annexation to Chula Vista would be made to LAFCO.
Environmental Analysis
The environmental impacts of the proposed project are summarized below.
More detailed discussions of impacts and mitigation measures for each issue
are contained in Section III of this report.
Land Use: The proposed changes in land use designations and ultimate devel-
opment according to the General Development Plan were identified to have a
significant impact on agricultural resources. This is discussed further in the
following paragraph. Conflicts with surrounding land uses are not anticipated,
except for the area adjacent to Otay Lakes Park. This potential impact can be
mitigated through specific site design. Internal land uses would be compatible
4
and no significant impacts would occur. EastLake development would be a
substantial change from City policy regarding land use designations for this
area, and would vary from density assumptions used for Series V population
projections. As a result of this change in policy, there could be secondary
effects on traffic, community services and air quality as discussed below.
Agricultural Resources: The majority of the project site contains soils suit-
able for agricultural use which, due to location within the coastal climate,
would be highly productive given imported water. The loss of the current dry
farmed barley production is not considered significant but the loss of resources
for the potential production of coastal dependent crops would be a significant
adverse impact of project development.
Transportation and Circulation: Traffic generated from development of the
proposed project would represent an increase in total area trips of 16 to
18 percent. On a cumulative basis, this traffic would have a significant
impact on the regional circulation system. Mitigation of the impact is possible
with phased improvements to roadways and intersections constructed in con-
junction with need. At the City's discretion, some of these improvements
should be the responsibility of the developer, while other property owners and
various public agencies would need to construct other links. The major road
improvements which will be needed to avoid significant impacts include:
· SR 125 between the project and SR 54 should be constructed as a four-
lane prime arterial; eventual widening to six lanes with selected grade
separations may be required.
· Otay Lakes Road should be extended south of Telegraph Canyon Road
to an intersection with Orange Avenue; Orange Avenue should be
extended from that point to the EastLake property.
· Several roads (see Appendix C) presently designated as collectors will
have to be reclassified as major arterials, including:
Sweetwater Road (SR 54 - Bonita)
Bonita Bridge
Sweetwater Road (SR 54 - Bonita Bridge)
Corral Canyon Road
Brandywine Avenue
· Bonita Road between 1-805 and the Bonita Bridge will need to be
widened to a six-lane divided major artieral.
If project development is phased with needed circulation improvements, poten-
tial impacts would be reduced to insignificance. If improvements are not
made, a significant adverse traffic impact would result.
Sewer Services: Sewage generation from the EastLake project would be sub-
stantially higher than that anticipated under current,.lower density General
Plan designations. Sewage disposal facilities do not currently exist onsite, and
full development of the project would require extensive construction of both
on and offsite lines or separate sewage treatment facilities. Such improve-
ments would need to be phased with development to avoid significant impacts.
First phase construction would have some allotted capacity in the Telegraph
Canyon trunk line, and pumping into existing lines over a short-term period is
being requested by the applicant. If the extension of sewage lines is the option
selected for sewering the project site, there is a potential for contributing to
growth inducement of adjacent parcels.
Water Availability: Project development would require the construction of
water distribution facilities onsite, which would be the responsibility of the
developer. The Otay Water District has indicated an ability to supply water to
the site. However, the loss of imported water from the Colorado River as a
result of Arizona's withdrawal would have regional water supply implications.
The project as proposed would represent an incremental impact on limited
which could be significant on a cumulative basis. The
regional
water
supplies
use of reclaimed water for irrigation of open space and recreation areas as
well as conservation measures would reduce the demand for imported water
from the community. However, the problem of adequate supply must be
solved on a regional scale.
Schools: Students generated by project development would create a need for
additional school facilities within the project area. The General Development
Plan indicates school sites for 5 elementary, i junior and i senior high. Based
on current generation rate and average school capacities, there may be a need
for 2 additional elementary and 1 each junior and senior high schools within
the community. The provision of adequate school facilities should be coordi-
nated with the Districts and provided by the developer in conjunction with
need to reduce potential impacts to insignificance.
Police Protection: Initial emergency response time to development within
EastLake would be below the preferred time. The addition of police staff and
to meet the demands of new development would eliminate the
equipment
short-term impact which would occur during the initial phase of the project.
Fire Protection: Significant short-term impacts on the City's Fire Department
would occur during the first phase of development, until a new station is oper-
ational in the project area. A second station may be necessary during later
phases of project buildout. The developer would be responsible for providing a
of the station structure as well as provision of
station
site,
and
construction
the necessary apparatus and equipment may also be required to mitigate
potentially significant impacts.
Energy: Project development would resul't in an incremental increase in
demand for energy. No unique or unusual demands for energy are anticipated
to result from implementation of the project in this area due to the provision
of a mixture of land uses which would help to reduce future residents travel
distances. Conservation measures being considered for the development would
further reduce energy demand and consumption.
Parks and Recreation Facilities: The proposed General Development Plan for
EastLake includes the provision of open space and park areas to serve future
project residents. No adverse impacts related to parks would occur.
Library Services: Project development would result in an incremental increase
in demand for library services. Due to the size of the project and distance
from the central library, a significant impact could occur unless mitigation
measures are implemented. Those recommended by the City librarian include
provision of temporary space for a branch library, purchase of books, funding
of staff for 1 year and dedication of a site for a permanent branch library.
Other Utilities and Services: Project development would incrementally
increase the use of and demand for other services including solid waste dis-
posal, telephone service, churches, hospital and paramedic services. No signif-
icant impact to these services and facilities are anticipated.
Biological Resources: The majority of the natural vegetation on the project
site has been disturbed through agricultural cultivation. The proposed project
design includes retention of almost all the remaining native vegetation onsite
and associated sensitive species. No significant biological impacts are antici-
pated as a result of project development, although there will be an incremen-
tal reduction in the foraging area for raptors.
Visual Resources: The proposed development of the EastLake Planned Com-
munity would substantially alter the visual character of the site from its pas-
toral appearance to an urbanized community. Specific grading and design
features are not available at this time, but mitigation measures to minimize
visual impacts are included in the proposed PC regulations. These address
grading and arehitantural design, as well as visual considerations for projects
adjacent to designated Scenic Highways. Site-specific visual impacts should
be addressed during subsequent project review.
Geology: The designation of land uses on the project site has generally been
responsive to geologic conditions except in several possible minor landslide
areas. Potential impacts related to slope instability can be mitigated by
remedial grading or use of fill to buttress and stabilize the landslides. Poten-
tial seismic activity would be no greater at the site than elsewhere in southern
California. Construction in accordance with the Uniform Building Code will
minimize the effects of earthquake shaking. Prior to final project design, a
detailed geologic investigation is required to be conducted to provide grading,
foundation and construction recommendations.
Soils: The project site contains areas with highly expansive soils. Unstable
soils conditions can be mitigated to insignificance by following the recommen-
dations of an engineering geologist.
Groundwater: Development of the project site would not affect local or
regional groundwater conditions in the project vicinity.
Drainage: Development of the proposed project would increase runoff from
the site, which would represent an incremental increase in the existing flood
discharge of the Sweetwater and Otay Rivers. Several areas downstream are
currently subject to flooding problems, and the project contribution to peak
runoff could be significant on a cumulative basis.
The portion of EastLake which is drained by Telegraph Canyon represents
14 perc~mt of the total watershed. Development of this site with urban uses,
rather than the assumed agricultural use, would result in an underestimation of
the projected peak discharge, and could impact drainage facilities. Develop-
ment in the portion of the site drained by Long Canyon could also aggravate
the existing drainage problem southeast of Bonita Road. Measures to control
peak runoff discharge to pre-project leveis and provide drainage improvements
could mitigate potential drainage impacts.
Mineral Resources: No mineral deposits are known or expected onsite.
Water Quality: Development of the site with urban uses would result in a
change in the type of contaminants contained in surface runoff and would
decrease sediment loads of runoff. No significant impant on water quality is
anticipated from project implementation. The wastewater reclamation plant
being considered for sewage treatment would involve the use of treated waste-
water for irrigation. Disposal of the treated effluent may be restricted along
the eastern margin of the property which drains into Otay Lakes by the
RWQCB. No significant water quality impact would occur onsite or in down-
stream areas.
Air Quality: The proposed EastLake development would represent a signifi~
cant increase in the planned growth levels within the Chula Vista Planning
Area, with a resultant inerease in pollutant emissions from mobile and station-
cry sources. The impact of project implementation would be significant on a
cumulative regionwide level due to the departure from planned growth within
the air basin. Mitigation measures are available to reduce project-related
emissions, but cannot mitigate the impact to insignificance.
Socioeconomies: Development of the proposed project would result in a redis-
tribution of planned housing units and population within the Chula Vista Plan-
ning Area. This would affect the rate and density of development in other
portions of the Planning Area. Secondary impacts associated with growth of
this property, and the potential induced growth on surrounding parcels are
· discussed individually and in Section IV. The proposed development would pro-
vide additional employment opportunities in the Chula Vista area. The fiscal
analysis for the project indicated a net benefit to the City during all phases of
the project.
Archaeological/Historical Resources: Field investigation of the EastLake
property identified three archaeological/historical sites and 14 artifact iso-
lates. Future development of the project area would result in the loss or
impairment of the cultural resources present onsite unless appropriate mitiga-
tion measures are taken, including surface and subsurface testing.
Paleontological Resources: There is a potential for paleontological resources
to be present within the extreme southwestern portion of the project site. A
more precise determination of the resource presence can be made through
field examination of future soil and geotechnical borings or cut slopes during
grading operations. Mitigation measures are available to avoid significant
impacts to any paleontological resources onsite.
Noise: Ambient noise levels in the project vicinity would increase as a result
o-~ urban development. Significant noise impacts would occur if residential
uses were constructed within the 65 dB(A) CNEL contours adjacent to road-
ways in the project area. Mitigation of noise impacts is possible through
construction techniques or noise barriers. Specific noise impacts would need
to be determined at the time of individual project review.
Growth Inducement: The project as proposed would introduce an urban devel-
opment into a currently rural setting, and would involve the extension of
roads, sewage facilities, and community services. Development of EastLake
could affect both the timing, type and location of growth of adjacent parcels
and could encourage additional annexation requests. Although development of
the project site is planned to be phased over a 20-year period, the project
proposal is considered to have significant secondary impacts associated with
growth inducement. If adjacent parcels were to develop at densities similar to
EastLake, an overload of facilities such as roads, sewers and drainage struc-
tures could result. Other secondary effects would be air quality and commu-
nity service availability.
9
EIR-84-1
1.2 SUMMARY OF FINDINGS
Project Description
The 1267.9-acre EastLake I project site is located in the eastern portion of the
City of Chula Vista. Telegraph Canyon Road and Otay Lakes Road bisect the site,
which is comprised of a topography of gentle rolling hills dry-farmed for barley produc-
tion.
The existing City of ~Chula Vista General Plan designates the project site as
the Planned Communit~y of EastLake I (Amendment 1982). Development under the
Planned Community (PC) designation requires the preparation of a Sectional Planning
Area (SPA) Plan to guide the sequential implementation of the PC's General Develop-
ment Plan.
The EastLake I SPA Plan as proposed would be developed to include a mixture
of residential, employment park, office, commercial, circulation, recreational, educa-
tional and open space land uses as specified in the General Development Plan. Two
tentative maps, one for residential EastLake Hills and EastLake Shores, and one for
EastLake Village Center and EastLake Business Center, are also proposed. The mixture
of land uses provides for the development of a balanced community.
Environmental Analysis
The environmental impacts of the proposed project are summarized below.
Mitigation measures as listed are required in order to reduce potential impacts to a
level of insignificance. If not applied, significant impacts could be expected to occur.
More detailed discussions of impacts and mitigation measures for each issue are con-
tained in Section III and the associated Appendices of this report.
Land Use: The land uses outlined in the proposed SPA Plan and Tentative
Maps vary slightly from land use designations of the Planned Community Regulations
and General Development Plan in terms of distribution. Types and density of land use
remain the same, however. The project would allow a maximum of 3683 dwelling units
within a total residential area of 619.9 acres (49 percent of the total site area). The
remaining 51 percent of the site would be developed for a variety of non-residential
land uses on 648 acres. Although acreage within the non-residential land use categories
will vary somewhat from the General Development Plan designations, the SPA Plan
complies with the intent of the Planned Community Regulations. Even though the
employment park acreage is slightly higher than that designated on the General Devel-
opment Plan, limitations in the Planned Community Regulations will control the scale
of the structures. The SPA Plan's extensive design measures preserve the continuity of
1-3
a well-balanced community with a variety of land uses. No significant land use !mpaets
are expected to occur with complete implementation of the SPA Plan. '
Transportation and Circulation: The Transportation and Circulation analysis
indicates that a large number of streets in the East Chula Vista area will need to be
constructed or widened to accommodate cumulative growth from projected area devel-
opments. EastLake I, however, will not impact all of these streets. To evaluate which
roads will be impacted, a special SANDAG model was used which separates EastLake I
traffic-from the rest (~f the study area. Results of this information indicated that
EastLake I, along with existing traffic, will create the majority of traffic on the streets
within the project and on SR125 between the project and San Miguel Road, and East "H"
Street between the project and Otay Lakes Road. Caltrans has indicated that a four-
lane intermediate configuration on SR125 is acceptable, with an ultimate configuration
consisting of eight lanes, diamond interchanges and a truck lane upgrade from the
Sweetwater River Valley. Several existing streets will need to be expanded and the
proposed project traffic will also necessitate a minimum of two lanes for SR125 north
of San Miguel Road, four lanes for SR125 between San Miguel Road and the southern
project boundary, and a minimum of four lanes on Telegraph Canyon Road west of the
project. Mitigation measures to reduce significant traffic impacts to a level of insig-
nificance are provided in Section 3.2.
Water Availability: In order to provide water to onsite development, the proj-
ect site will be annexed to Otay Water District's Improvement District 22. Project
development will require the construction of water distribution facilities both onsite
and offsite. Financing of the facilities will be accomplished through the combined use
of Improvement District annexation fees, OWD capacity charges, meter fees and use of
~a form of bond funding. The use of reclaimed water for irrigation of open space and
recreation areas as well as conservation measures, are proposed as part of ti~e project
to ultimately reduce onsite water requirements. As indicated in the Planned Commu-
nity Regulations, the developer will construct a dual water system in each phase of
development, such that reclaimed water, when available and where its use is deter-
mined to be feasible and practical, can be used for irrigation of open space, parks and
common areas. Even though the project would incrementally increase regional water
consumption, implementation of the SPA Plan would represent an insignificant impact
to water availability.
Sewer Services.. Project development would require the construction of sew-
age facilities as outlined in the Wastewater Master Plan to provide adequate service to
1-4
the project site. Furthermore, negotiations between the developer and the City
of
Chula Vista must be continued to ensure the timely provision of future sewer service.
The location and capacity of the Long Canyon sewer has not yet been determined.
Negotiations are currently underway between the applicant and the developer of Bonita
Long Canyon Estates to settle this issue. A Supplemental EIR will be prepared for
EastLake I which will address potential constraints associated with offsite improve-
ments such as the Long Canyon sewer line. Development of EastLake I would incre-
~enta_lly reduce the cap__acity at the Point Loma Metro Sewer System. However, due to
the large area served by the system and the comparatively small increase generated by
EastLake I, the project will not represent a significant effect to sewer services.
Educational Facilities: Students generated by project development would cre-
ate a need for additional school facilities within the project area. Based on an Elemen-
tary School Draft Master Plan prepared for EastLake I, two elementary school facilities
are required. The site for one elementary school is proposed in the EastLake Hills
neighborhood; the second site will be addressed by the Supplemental SPA Plan for East-
Lake Greens neighborhood. Negotiations for a high school site at the south boundary of
EastLake I (offsite) are currently underway with Sweetwater Union High School Dis-
triet. The establishment of the high sehool would eliminate the potential incremental
effect of EastLake I and other developments on educational facilities. The provision of
the facilities outlined above would adequately serve students generated by EastLake I.
Assuming that the schools will be developed in the established time frames and in
accordance with need, the potential impacts to existing facilities would be reduced to a
level of insignificance.
Police Protection: An adverse though non-significant impact could occur to
· police protection services due to an increased demand in a service area currently oper-
ating above the optimum"response time. However, additional police staff is anticipated
to be added with funds generated by EastLake and other similar developments, and no
significant impacts would then occur.
Fire Protection: Development of EastLake I would constitute an adverse
impact initially, as existing facilities and personnel would be required to provide fire
protection services to a larger geographical area and population. This short-term
impact will ultimately be mitigated to a level of insignificance through the provision of
an equipped fire station, which is the responsibility of the developer.
Parks and Recreational Facilities: The proposed SPA Plan for EastLake I des-
ignates 284.4 acres of open space and 47.8 acres of parkland (32.9 acres of neighborhood
1-5
parkland and 14.9 acres of community parkland) to serve future project residents.
Three minor parks at approximately 0.5 acre each are proposed in the residential par-
eels of EastLake Shores. No adverse impacts related to parks would occur.
Library Services: The proposed project would increase the demand for library
facilities and represents an adverse impact. This impact would be eliminated through
the provision of a temporary community-oriented library or bookmobile; and'ultimately
w. ith- the development of EastLake II, the construction of a separate library facility
financed by any combination of Mello-Roos, State library funds, grants and/or specially
earmarked City revenues, and acceptable to the Library Director of the Chula Vista
Public Library.
Energy Supply and Conservation: Adequate facilities will be available to
transport gas and electricity to the project site. Since the continued availability of
energy supplies cannot be assured, the SPA Plan has incorporated measures to reduce
natural gas and electricity consumption and conserve fuel. Thus, the development of
EastLake I would not adversely affect gas and electric facilities or the conservation of
energy resources.
Other Utilities and Services: Project development would incrementally
increase the use of and demand for other services including solid waste disposal, tele-
phone service, and hospital and ambulance services. No significant impact to these
services and facilities are anticipated.
Visual Resources: 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. The project site has been designated in the Chula
Vista General Plan for urban development, however, and the SPA Plan does not present
,a significant alteration to this commitment. To avoid potential visual impacts the
project has incorporated extensive design measures including designation of open space
and parks, providing a landscape plan with visual buffer zones, landscape zones, a plant
matrix, a street tree plan, trails plan, signage plan, fencing plan and a grading plan.
The plan also seeks to maintain the intent of the Scenic Highways Element. No signif-
icant visual impacts are expected to occur with complete implementation of the SPA
Plan.
Geology/Soils: Based on the preliminary geoteehnical investigation of the
project site, it has been determined that development is feasible from a geoteehnieal
standpoint. There appear to be no significant geoteehnical constraints onsite that
cannot be mitigated by proper planning, design and sound construction practices.
1-6
Mitigation measures as outlined in the investigation and provided in the SPA Plan will
reduce the potential impacts to a level of insignificance.
Hydrolo~/Drainage: The project site is located within five drainage basins
that are tributary to the Sweetwater and Otay Rivers. Runoff volumes from the site
will /ncrease slightly for each of these basins while total sediment loads would be
decreased after site development. In' the Long Canyon basin, there are existing down-
stream flooding conditions for which improvements are planned. The proposed project
would avoid significant-impacts to this basin by providing drainage improvement~ that
reduce the peak flows from the property. In the Telegraph Cany. on basin, the minor
inerease in surface runoff during a 50-year storm event would not have significant
impacts once the planned downstream improvements are in place. In meetings con-
ducted with the City of Chula Vista and the applicant, downstream improvements have
been addressed. It wus resolved that interim drainage facilities improvement on East-
Lake I would include a retention basin in the Commercial Center area, in order that
downstream flows would not increase beyond existing levels. Long-term drainage facil-
ities improvements would be financed under a fee district to be instituted by the City
of Chula Vista. The peak 50-year flows from the project site in the Proctor Valley
basin would decrease after site development and no significant impacts would result.
No adverse impacts would be associated with project development in the Salt Creek or
Poggi Canyon basins, tributary to the Otay River.
Air Quality: Air quality emissions resulting from project implementation
would conform to the regional air quality management plan and the project would not
impede the attainment of air quality standards within the San Diego air basin. East-
Lake I includes several measures to reduce vehicle travel and the consumption of nat-
~ural gas and elee.trieity. The corresponding decrease in air quality emissions is consid-
ered a beneficial effect associated with project development. No adverse impacts are
anticipated concerning air quality.
Socioeconomic Factors: The proposed population for EastLake I SPA conforms
to population statistics projected for the EastLake Planned Community and would not
adversely affect socioeconomic factors. Proposed housing for the development meets
and exceeds the requirements of the Planned Community Regulations and General
Development Plan in providing low-and moderate-income housing and manufactured
housing. No adverse impacts to housing are anticipated. The slight increase in employ-
ment qpportunity under the SPA Plan is considered a beneficial socioeconomic impact
and no mitigation measures are necessary.
1-7
Fiscal Analysis: Based on the fiscal analysis prepared by Public Affairs Con-
sultants, the EastLake I SPA Plan is estimated to provide net revenues which would
result in a beneficial fiscal impact to the City of Chula Vista. No significant adverse
impacts are anticipated concerning the fiscal issue.
Noise: The noise analysis for EastLake I shows that nearly one-quarter to one-
third of the site development could be potentially impacted by roadway noise levels
above the City of Chula Vista's maximum residential limit of 65 dB CNEL. An even
greater~ area would pote~ntially be impacted by roadway noise levels of 57 dB CNEL.
The area of potential noise impacts may be reduced considerably by the use of barriers
(berms and walls) and sensitive land use setbacks from major roadways. However, both
topography and the first "row" of development structures adjacent to a roadway will
have the potential to reduce noise impacts without specific barrier construction or
noise related property development setbacks. At the time of development in poten-
tially noise impacted areas, site (and plan) specific noise studies must be performed to
assess the actual noise environment and provide any engineering designs to mitigate or
reduce potential adverse impacts. In addition to the use of barriers and setbacks for
reducing outdoor noise impacts, sensitive indoor uses may be protected by the acous-
tical engineering design of building exterior walls, windows, doors, roofs and ventilation
systems.
The noise impacts from the initial construction phases of the proposed project
are expected to be minimal since the project is in a relatively unpopulated area with
the exception of the residential area to the southwest of the project area. Construction
of the major roadways and utilities services which will occur either with or without the
development of EastLake Phase I may be expected to cause some impacts to existing
residents. Since the proposed project area would not be '~ouilt out" for a number of
years~ it can be e~pected that after initial stages of development, increasing numbers
of "new" residents could be exposed to noise impacts from interim and final stages of
construction. Therefore, the use of quiet equipment and good neighbor work schedules
which would initially be important only in the area of existing residents, would in later
stages be necessary throughout the project region.
Biological Resources: The biological resources concentrated in the northern
and northwestern portions of the project site have been pla~ed in designated open
space, retaining the majority of existing native vegetation and the inclusive sensitive
species. As this habitat would be retained as natural, undisturbed open space, no signif-
icant biological resource impacts would occur.
1-8
Archaeological Resources: Archaeological site CA-SDi-7179, composed of
5 loci, is located within the EastLake Business Center. A data recovery program has
been conducted for Locus B of the site to mitigate adverse effects of the SDG&E
Interconnection Project. The four remaining loci of the site would be impacted by
EastLake I development. Mitigation measures involve a two-stage investigative data
recovery program to avoid potential significant impacts of projec~ development.
Paleontological Resources: There is minimal potential for adverse impacts to
significant paleontologic, al resources on the project site. To ensure that significant and
potentially unique fossils and paleontological resources are not destroyed without exam-
ination and analysis, it is recommended that a qualified paleontologist monitor the
initial grading activities in the Sweetwater Formation as it appears in the drainage
wails. The mitigation measures presented would avoid potential adverse impacts to
subsurface resources.
Growth Inducement: The majority of the EastLake I project site is surrounded
by land zoned for urban growth. The western and northwestern portions of the project
site would be contiguous with existing or approved development zoned for low- to
medium-density residential use. The southern and eastern portions of the project site
would be contiguous with land zoned as "future urban." Approval of the EastLake I SPA
would have some growth-inducing effects on the existing undeveloped land southwest
and northeast of the project boundaries; and may encourage surrounding planned devel-
opments to take place sooner than would otherwise occur without the project. Develop-
ment of EastLake I as an urban community in an area projected for future urban growth
does not present a significant adverse growth inducing impact and complies with the
intent of the City of Chula Vista growth management plan.
1-9
EXHIBIT A
EXHIBIT "B"
PROPOSED DEVELOPMENT STANDARDS
FOR
THE COTTAGES AT EASTLAKE SHORES
SINGLE FAMILY RESIDENTIAL:
All lots proposed to be developed shall be governed by the
provisions of the Eastlake I Planned Community District
Regulations (Section II.3, Section A, Land Use Group RP-13)
except as specified below:
1. The provisions of Chapter II.3, section relating to lot
area, lot coverage, and yard requirements shall be
amended as follows:
a.Lot Coveraqe: Except as noted for open patio's, lot
coverage within the subdivision, including
buildings,
accessory buildings and structures, shall not cover
more than the percentages listed on the attached
chart.
b. Lot Area: 3,000 square feet.
30% under 3,000 square feet.
c.Lot Width: 52 feet.
d.Front Yard: 5 feet: A minimum front yard of 5 feet
or 19.5 feet shall be maintained where driveways
extend from such garages are approximately
perpendicular to the front property line.
e.Exterior Side Yard: 10 feet.
f.Side Yard: 3 feet(6 feet between bldgs.)
g.Exclusive Use Easement: A 3 foot wide exclusive use
easement shall be deeded to adjoining lots as shown
on the site plan.
h.Rear Yard: 5 feet: a minimum of one half of the
width of the structure must maintain a minimum rear
setback oi 10 feet.
2. The applicant shall record covenants, conditions,
restrictions, and easements to provide for drainage,
roof or eave projections, access for purposes of
maintenance, repair, or remodeling of
structures; compatibility of materials, textures,
color, and related matters. Such deed restrictions and
easements, which shall be recorded concurrently with
with the recordation of the subdivision map or maps
creating designated lot lines, shall be subject to
the approval of the Planning Commission or, on appeal,
the City Council.
3. Notwithstanding the provisions of Section II, no garage
shall be converted for living purposes and shall be
retained at all times for the purpose of parking motor
vehicles.
EXHIBIT "B"
PROPOSED DEVELOPMENT STANDARDS
FOR
THE COTTAGES AT EASTLAKE SHORES
4. Patio structures (covers) may be located within a rear
yard area only; provided that such structure is located
no closer than three (3) feet from the rear lot line,
and does not exceed one story in height. No other room
additions (either single or two-story) shall be
allowed.
5. All patio structures shall be limited to the approved
patio standards for cottages of file with the City
of Chula Vista.
6. Each lot shall be allowed one portable storage shed not
to exceed 100 sq. ft. in area provided the shed is
screened from view of any public street by combinations
of walls and landscaping to the satisfaction of the
City Planning Director.
7. All fencing must conform to SectionII.6. Replacement of
existing fegcing shall be subject to approval of the
Planning Commission or, on appeal, the City Council.
Fencing shall be limited to the areas shown on the
approved site plan on file with the City of Vista.
All areas in front and exterior side yards (building to
sidewalk) shall be limited to landscaping, excepting
therefrom driveway areas shown on the approved site
plan filed with the City of Chula Vista.
EASTLAKE
CITY OF CHULA VISTA - EASTLAKE
15 UNITS TYPE 1 1378.0 S.F.
30 UNITS TYPE 2 - 1464.8 S.F.
25 UNITS TYPE 3 1711.7 S.F.
30 UNITS TYPE 4 1212.4 S.F.
LOT SQUARE UNIT PERCENT
NUMBER FEET TYPE COVERAGE
1 3868 2 38
2 3130 1 44
3 3110 4 39
4 3306 2 44
5 3345 3 51
6 3300 4 37
7 3312 2 44
8 3752 4 32
9 3643 3 47
10 4861 2 30
11 4765 3 36
12 3811 4 32
13 6401 3 27
14 4386 2 33
15 3634 1 38
16 4698 3 36
17 3903 2 38
18 3240 4 37
19 2916 1 47
20 3089 3 55
21 2916 4 42
22 3086 2 47
23 3066 3 56
24 2898 4 42
25 3054 1 45
26 3105 3 55
27 3156 2 46
28 2932 4 41
29 3242 2 37
30 3113 1 44
31 3036 4 40
32 3290 2 45
33 3593 3 48
34 3579 4 34
35 4403 2 33
EASTLAKE
CITY OF CHU~A VISTA - EASTLAKE
15 UNITS TYPE 1 1378.0 S.F.
30 UNITS TYPE 2 - 1464.8 S.F.
25 UNITS TYPE 3 - 1711.7 S.F.
30 UNITS TYPE 4 - 1212.4 S.F.
LOT SQUARE UNIT PERCENT
NUMBER FEET TYPE COVERAGE
36 4100 3 42
37 6169 1 22
38 4707 4 26
39 5390 3 32
40 5216 1 26
41 5100 4 24
42 5005 3 34
43 8031 2 18
44 3991 4 30
45 2948 1 47
46 3020 4 40
47 3215 2 46
48 3198 3 54
49 3068 1 45
50 3186 2 46
51 3587 4 34
52 4112 2 36
53 3343 3 51
54 3272 2 45
55 3361 1 41
56 3604 3 47
57 3453 4 35
58 4871 2 30
59 3826 3 45
60 3424 4 35
61 3516 3 49
62 3173 4 38
63 3416 2 43
64 3686 3 46
65 3310 4 37
66 4527 2 32
67 2710 4 45
68 3055 1 45
69 3256 2 45
70 3360 3 51
EASTLAKE -
CITY OF CHULA VISTA - EASTLAKE
15 UNITS TYPE 1 1378.0 S.F.
30 UNITS TYPE 2 1464.8 S.F.
25 UNITS TYPE 3 1711.7 S.F.
30 UNITS TYPE 4 1212.4 S.F.
LOT SQUARE UNIT PERCENT
NUMBER FEET TYPE COVERAGE
71 3247 2 45
72 3243 4 37
73 3480 3 49
74 3981 4 30
75 4121 2 36
76 3357 1 41
77 3368 4 36
78 3269 2 45
79 3845 4 32
80 4285 2 34
81 3206 1 43
82 3600 3 48
83 3217 4 38
84 3218 1 43
85 3337 2 44
86 2946 4 41
87 3004 2 49
88 3231 3 53
89 3292 4 37
90 3972 2 37
91 3743 3 46
92 3181 4 38
93 3353 2 44
94 3416 3 50
95 3178 4 38
96 3504 2 42
97 3487 1 40
98 3824 4 32
99 4704 2 31
100 4956 3 35
City Planning Commission
Agenda Items for Meeting of May 14, 1986 Page 1
3. REPORT: PCM-86-24; Consideration of Sectional Planning Area boundaries
for the Rancho del Rey area of the E1 Rancho del Rey Specific
Plan - McMillin Development Company
A. BACKGROUND
On November 5, 1985, the City Council adopted the revised E1 Rancho del
Rey (ERDR) Specific Plan. The Specific Plan established certain criteria
for later dividing the 1,582 acre Corcoran Ranch SPA into planning
sub-areas, the boundaries of which were to be reviewed and approved prior
to the preparation and processing of sub-area plans. The new owners of
the property now propose to divide the 1,582 acres into four separate
SPA's {collectively called the Rancho del Rey area) but use the same
boundary approval process noted above.
B. RECOMMENDATION
Adopt a motion recommending that the City Council approve PCM-86-24 to
establish SPA boundaries for Rancho del Rey.
C. DISCUSSION
The ERDR Specific Plan states that the following general considerations
are relevant in determining each sub-area, or, in this case, SPA boundary:
extent of actual construction proposed, infrastructure, community
facilities, circulation, continuity of community structure, and both
public and private economic considerations. From these general
considerations, the plan outlines several criteria which must be met in
order to find that a boundary is appropriate. These criteria are listed
in Exhibit A attached hereto.
D. ANALYSIS
The boundary map and land use statistics for the proposed SPA's are
contained in Section II of the Sectional Planning Area Criteria Report.
The following is from Section III of the report which relates the ERDR
Specific Plan boundary criteria {Exhibit A) to the proposed SPA boundaries:
The first SPA represents a logical first increment of development as
access is taken from the two major roads in the area: Otay Lakes Road and
East "H" Street. The east and west scope of the SPA is appropriate
because the sewer service must be extended from the southwest while water
service will be extended from the east. This SPA directly relates to the
development occurring and completed along the two major roads and west of
their intersection. The extent of necessary infrastructure improvements
City Planning Commission
Agenda Items for Meeting of May 14, 1986 Page 2
will be evaluated as a part of the SPA Plan process. However, the
feasibility of the full improvement of East "H" Street will be considered
as a component of the SPA.
The second SPA, located in the southern portion of the Specific Plan area,
is an in-fill project with existing development to the east and west.
Development of this SPA will provide two major links in the local
circulation system, completing East "J" Street as an east-west collector
and the construction of Paseo Ranchero between East "H" Street and
Telegraph Canyon Road. Sewer and water service in this SPA will be
independent of that in SPA I, with sewage proposed to flow south to
Telegraph Canyon Road.
The facilities to serve SPAs III and IV will be extensions of the
facilities constructed to serve SPA I. For each SPA, an analysis to
determine facility needs and a plan for their timely provision will be
included in the SPA program.
Conceptual grading studies indicate a balance in cut and fill earth
quantities within each SPA. Grading plans for each will define the extent
of grading required. Minor grading will be allowed outside of a SPA
boundary when necessary to match grades with existing topography or to
provide needed public facilities.
A variety of land uses are proposed wi thin each SPA. The first includes
areas in all residential density categories ranging from 0-2 du/ac to
12-20 du/ac and the entire Employment Park site, with its special design
requirements. Three park sites and an elementary school site are also
included. In addition, a site for a YMCA facility has been located in the
first SPA. Further, the developer and City will investigate the
suitability of SPA I to include a library, fire station, or corporate yard
site{s). SPA II includes a small park site and a junior high school site,
while an elementary school site is located adjacent to the boundary. SPA
III also includes a neighborhood park site.
The provision of the majority of public facility sites with the initial
SPA will assure that adequate facilities can be made available throughout
the development of the project.
The proposed boundaries have considered the private economic concerns of
the project sponsor including a sensitivity to front end costs and
providing marketable products. As each SPA Plan is processed, the scope
of necessary public facility improvements will be determined. A plan
including a schedule and financing mechanisms for the provision of these
facilities will be incorporated into the SPA Plan. This facilities plan,
along with the Development Agreement mandated by the Specific Plan, will
assure that all necessary facilities will be provided without creating an
undue financial burden on the City.
City Planning Commission
Agenda Items for Meeting of May 14, 1986 Page 3
The proposed SPAs are also responsive to the major environmental issue:
sensitive plant species. Two species, the San Diego thornmint and the
Otay tarplant were identified for special consideration in the Specific
Plan. The Otay tarplant is found in the open space area adjacent to Otay
Lakes Road and the project access road in the northern portion of SPA I.
Mitigation requires avoiding the major populations of this plant. All
such mitigation will occur in SPA I.
The San Diego thornmint is located only in SPA III and is also to be
protected in a similar manner. Again all necessary measures will be
incorporated in a single SPA Plan.
E. CONCLUSION
Although several appropriate boundary proposals could have been devised,
the proposal in question appears to meet the Specific Plan criteria. The
configuration and land use characteristics of each SPA should result in
development within a reasonable time, and the phasing provides for
sequential development and the logical extension of public services and
facilities. No comments or objections to the proposal have been received
from other City departments or from the school districts or utility
companies.
WPC 2799P
EXHIBIT A
Corcoran Ranch SPA Phasing Criteria
The phasing criteria discussed below are based on the
fact that many acceptable phase delineations are pos-
sible. These criteria are, therefore, intended to be
used to determine the acceptability of a proposed phase
or sub-area.
1. Sub-area Boundaries
In this Specific Plan sub-area boundaries within the
Corcoran Ranch SPA are not described by mapping,
rather they are left to be determined as necessary
by a process of negotiation between the City and
developer. A list of general considerations are
included in the plan as relevant issues in the
determihation of sub-area boundaries. That list is
the basis for the criteria presented herein.
2. Sub-area Criteria
Any proposed sub-area boundary configuration which
meets the following criteria is considered appro-
priate for use as a sub-area for purposes of imple-
menting the Corcoran Ranch SPA.
a. The sub-area shall be a contiguous area within
the Specific Plan, the complete development of
which (i.e., provision of all public improve-
ments and the creation of building sites) can be
expected in a reasonable amount of time given
the construction proposed and market charac-
teristics.
b. A sub-area shall represent a logical extension
of major infrastructure improvements (water,
sewer, roadways and storm drainage) from exist-
ing or due to be constructed improvements. The
infrastructure improvements shall be function-
ally complete within the sub-area and shall con-
t nect to facilities of sufficient capacity or
with provisions for such capacity, to accommo-
date the proposed development. Such infrastruc-
ture to be constructed, or to be assured of con-
struction, need not all be located within the
sub-area boundary. Conceptual grading should
indicate a balance within the sub-area. The use
of a borrow or fill site shall be consistent
with the grading concept for the Specific Plan
(see Supplemental Reports).
c. A sub-area shall contain, or make provision for,
appropriate community facilities which will be
required to meet the needs of the development
within the sub-area. These include parks and
recreation facilities, schools, and other public
services.
d. The sub-area shall represent a continuation of
the community structure established by previous
sub-areas. Thus it should be a logical next
step in implementation of the Specific Plan and
should contribute to the community as a whole,
as opposed to creating an isolated tract or
sub-community. In some areas the sub-area may
relate more directly to other developed areas
outside of the Specific Plan area. This
relationship is also acceptable.
e. The sub-area shall be delineated in a way which
is responsive to public economic concerns. Thus
it should not be unduly burdensome to the City
by including expensive obligations without pro-
viding revenue sources or alternative financing
mechanisms.
f. The sub-area should be delineated in a way that
is also responsive to private economic concerns.
These concerns include minimizing infrastructure
and off-site costs and providing a marketable
project.
g. The sub-area shall be delineated so as to
include areas necessary for the mitigation of
environmental impacts associated with develop-
ment within the sub-area, as required in the
Specific Plan or the conditions of approval for
same.
h. The sub-area boundary shall not create out par-
cels, islands, or otherwise isolate undeveloped
areas in a manner contrary to these criteria.
Planning Commission
Agenda Items for Meeting of May 14, 1986 Page 1
4. PUBLIC HEARING: Zoning Text Amendment PCA 86-9; request to amend
Chapter lg. TD of Title lg of the ChulaVista Municipal
Ordinance to include regulation of satellite dishes
within Montgomery
A. BACKGROUND
On July 15, 1985, the City Council adopted an ordinance regulating
satellite antenna dishes within Chula Vista. On January 7, 1986, Council
amended the ordinance to revise the abatement program outlined for
nonconforming dishes within the City and set the ordinance for first
reading.
The City Attorney has reviewed the ordinance with respect to an FCC ruling
preempting local zoning regulations restricting satellite earth stations,
and determined that the ordinance is valid and enforceable, but does not
apply to Montgomery. The County zoning ordinance adopted by City Council
to govern the Montgomery annexation area has no specific regulations
governing placement of satellite dish antennas, other than to allow them
as an accessory structure.
The Environmental Review Coordinator has determined that the proposed
ordinance change is categorically exempt from environmental review under
Section 4.3 of the Environmental Review Procedures of the City of Chula
Vista.
The Montgomery Planning Committee, at its meeting of May 7, 1986, voted to
recommend approval of the proposed ordinance with one revision to proposed
Ordinance Section 19.70.020(B)11. The revision changes the period of time
that a nonconforming dish may be removed before it is considered abandoned
from 30 to 60 days. Staff has incorporated this change into the proposed
ordinance language as shown in Exhibit A.
B. RECOMMENDATION
Adopt a motion to recommend approval of the proposed amendment to Chapter
19.70 of Title 19 of the Municipal Code included in Exhibit A of this
report, which is attached and made a part hereto.
C. ANALYSIS
At a meeting of the Montgomery Planning Committee on April 2, 1986, the
Director of Planning reported to the Committee on the status of the City's
satellite dish ordinance, in light of a recent FCC ruling preempting local
zoning regulations on satellite earth stations, except when such
regulations:
1) have a reasonable and clearly defined health, safety or aesthetic
objective; and,
Planning Con~nission
Agenda Items for Meeting of May 14, 1986 Page 2
2) do not operate to impose unreasonable limitations on, or prevent,
reception of satellite-delivered signals by receive-only antennas, or
to impose costs on the users of such antennas that are excessive in
light of the purchase and installation cost of equipment.
The Director reported that the City Attorney has determined that the
satellite dish ordinance is valid and enforceable under the FCC ruling,
but that the ordinance as written does not apply to Montgomery.
After considering the satellite dish issue and the present situation in
Montgomery regarding nonconforming dishes, the Committee directed staff to
initiate a zoning text amendment effective within the Montgomery
annexation area. The amendment would be similar to the ordinance
governing the rest of Chula Vista with the exception that existing dishes
will be accepted as nonconforming for a period of ten years from the date
of annexation, or until ownership changes.
The proposed ordinance shown in Exhibit A contains the same standards for
placement of satellite dishes in residential, commercial and industrial
zones as the satellite dish ordinance regulating the rest of Chula Vista,
but is adapted to conform to the County's zoning ordinance language. For
example, roof mounted satellite dishes in commercial and industrial zones
may be allowed with approval of a minor use permit granted by the zoning
administrator. This provision applies a discretionary permit process
roughly equivalent to the conditional use permit process outlined for roof
mounted satellite dishes in commercial and industrial zones in the
Municipal Code.
The primary difference between the proposed ordinance for Montgomery and
the ordinance governing the balance of Chula Vista is in the regulations
governing abatement of nonconforming dishes. While nonconforming dishes
are allowed to continue in the Municipal Code for a period of three years
from the date the ordinance was enacted, the proposed ordinance for
Montgomery amortizes nonconforming dishes over a period of ten years from
the date of annexation. This time frame was recommended by the Montgomery
Planning Committee to coincide with agreements made by the City Council
prior to annexation that Council will not form assessment districts for
street improvements for a period of l0 years after annexation, unless
property owners representing at least 2/3 of the area in the proposed
district support its formation. The Committee was of the opinion that
existing satellite dishes should be amortized using the same period of
time, given the substantial investment made by property owners to purchase
and install satellite dish equipment.
In addition to the abatement schedule, staff is of the opinion that
replacement of nonconforming satellite dishes or removal of nonconforming
dishes for a period of 60 days or more constitutes abandonment of the
nonconforming dish and should be subject thereafter to the satellite dish
ordinance. This is reflected in the proposed ordinance in Section
19.70.020 B{ll ).
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EXHIBIT A
Section 19.70.020 Regulation of Satellite Dishes
A. In addition to the zoning regulations of the County of San Diego in the
Montgomery area which have been adopted by the City Council of the City ot
Chula Vista, placement of satellite dishes within Montgomery shall comply
with the satellite dish regulations outlined in this section. "Satellite
Dish Antenna" is defined as a device or instrument designed or used for
the reception of television or other electronic communications, signal
broadcast or relayed from an earth satellite. It may be a solid, open
mesh or bar configured structure, typically 8-12 feet in diameter, in the
shape of a shallow dish or parabola.
B. Satellite dishes are permitted wi thin all use regulations which allow
-- residential use types subject to compliance with the follow conditions:
1. It is ground mounted.
2. It is not located in a front yard or exterior side yard, said yard to
be measured from any portion of the building to the front or exterior
side property line.
3. It complies with setback requirements of the underlying zone for
accessory buildings.
4. It does not exceed twelve (12) feet in height above existing grade.
5. It shall be located on lots where at least a 5-foot high solid wall
or fence is installed between the dish antenna and adjacent
properties.
6. It shall be adequately screened from any adjacent residential zone,
-- right-of-way, or private street easements, at horizontal grade level
to the satisfaction of the Zoning Administrator.
7. Only one satellite dish antenna shall be permitted per lot.
8. Satellite dish antennae with diameter measuring less than one {1)
-- meter can be installed in a manner consistent with typical television
antennae.
9. Satellite dish antennae shall be used for private, non-commercial
purposes.
10. All satellite dish antennae, in any zone constructed and erected
~rior to the effective date of the ordinance codified herein, which
o not conform to the requirements of the provisions of this title
for the particular zone in which they are located, shall be accepted
as non-conforming antennae for a period of l0 years to expire
January l, 1996. Thereafter, the satellite dish antennae shall be
subject to immediate abatement via removal or through modification or
relocation to comply with the standards of the ordinance.
Page 2
ll. Replacement of an existing non-conformin9 antenna with another
satellite dish antenna, or removal of a non-conforming antenna for ~
period longer than 60 days, shall constitute abandonment of thu
non-conforming antenna, and is subject thereafter to the standards o£
this ordinance.
12. A building permit shall be required.
C. Satellite dishes are permitted within use regulations which allow
-- commercial and industrial use types subject to compliance with standard~
1 through 8 and 10 through 12 outlined in Subsection B. Roof mounted
satellite dishes may be permitted subject to approval of a minor use
permit granted by the Zoning Administrator for the City of Chula Vista,
and in compliance with the following standards or conditions:
1. These dishes shall be screened, using appropriate matching
architectural materials or parapet walls.
2. Dishes shall be of a neutral color, match the building or as
otherwise approved by the City.
3. A building permit shall be required.
m
4. No advertising material shall be allowed on the satellite dish
antenna. Satellite dish antenna containin9 advertisin9 material
shall be considered a sign.
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