HomeMy WebLinkAboutPlanning Comm Reports/1987/12/16 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, December 16, 1987 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE
INTRODUCTORY REMARKS
APPROVAL OF MINUTES - Meeting of October 14, 1987
ORAL COMMUNICATIONS
Opportunity for members of the public to speak to the Planning Commission
on any subject matter within the Commission's jurisdiction but not an
item on today's agenda. Each speaker's presentation may not exceed five
minutes.
1. PUBLIC HEARING: Zoning Ordinance Amendment PCZ-88-3: Consideration
of amendment to Title 19 of the Municipal Code to
require approval of a major use permit to operate
cardrooms within Montgomery
2. PUBLIC HEARING: Consideration of tentative residential subdivison
for Rancho del Rey, Chula Vista Tract 88-1
Rancho del Rey Partnership
3. PUBLIC HEARING: Consideration of tentative industrial subdivision
for Rancho del Rey, Chula Vista Tract 88-2 -
Rancho del Rey Partnership
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT to the Regular Business Meeting of January 13, 1988
at 7:00 p.m. in the Council Chambers
City Planning Committee
Agenda Items for Meeting of December 16, 1987 Page 1
1. PUBLIC HEARING: Zoning Ordinance Amendment PCA-88-3; consideration of
amendment to Title 19 IZoning) of the Municipal Code
to require approval of a major use permit to operate
cardrooms within Montgomery
A. BACKGROUND
On September l, 1987, the City Council considered an urgency ordinance
presented by staff recommending that a 90-day moratorium be placed on
location of cardrooms within Montgomery with a public hearing to be held
at the end of this period to consider extension of the moratorium until
implementation of the Montgomery Specific Plan. The immediate concern by
staff was not whether or not a cardroom might be reasonably located within
the Montgomery area, but the lack of appropriate planning and zoning
review mechanisms in place at this time.
At that hearing, Mr. Fran Burger testified in opposition to the proposed
urgency measure, stating that he had a property in escrow for the purpose
of establishing a cardroom and that a moratorium would stop the plans that
he had made, which were in conformance with current City regulations.
The Council voted to adopt the urgency ordinance after amending the
ordinance to exempt applications from the moratorium who obtain approval
for a cardroom from the Montgomery Planning Committee, Planning
Commission, and City Council. That ordinance expires on December 15, 1987.
An Initial Study, IS-88-30M, of possible adverse environmental impacts
of the project was conducted by the Environmental Review Coordinator on
November 26, 1987. The Environmental Review Coordinator concluded that
there would be no significant environmental effects and recommended that
the Negative Declaration be adopted.
The Montgomery Planning Committee, at their meeting of December 2, 1987,
voted to recommend to the City Council that the zoning ordinance be
amended to require approval of a major use permit prior to relocation of
cardrooms within Montgomery.
B. RECOMMENDATION
1. Find that this project will have no significant environmental impacts
and adopt the Negative Declaration issued on IS-88-30M.
2. Adopt a motion to recommend that the City Council amend Title 19
(Zoning) of the Municipal Code to permit the location of cardrooms
wi thin Montgomery subject to approval of a major use permit as shown
in Exhibit A, attached and made a part hereto.
D. ANALYSIS
In the report and recommendation to place a moratorium on cardrooms in
Montgomery, which was considered by Council on September 1, staff noted
that cardrooms were not evident within the annexation area when the
annexation took place on December 31, 1986. This was due to the fact that
while the zoning ordinance for the County (which is still in use on an
City Planning Committee
Agenda Items for Meeting of December 16, 1987 Page 2
interim basis) permit cardrooms in some commercial land and industrial
zones, the County Code enforced by the Sheriff's department did not allow
this type of use to be licensed, and was, therefore, prohibited.
Since the County Code was not adopted when annexation took place,
cardrooms which are classified as "Participant Sports and Recreation for
Indoor Uses" were a permitted use in several commercial and industrial
zones without any discretionary review. In many cases, without the
requirement for a major use permit, there is no opportunity for adequate
review of the proposed site or placement of appropriate conditions of
approval by staff, neither is there an opportunity to review and comment
by surrounding property owners and the public. This situation prompted
the City Council to adopt the proposed 90-day moratorium, with exemptions
for applicants who obtain approval of a major use permit by City Council,
which requires recommendations by the Montgomery Planning Committee and
Planning Commission.
The City has a standard of one cardroom per 40,000 population including
Montgomery. The estimated 123,000 population for the City translates into
three cardrooms allowed while the number currently licensed is four. Only
three cardrooms are operational at the present time due to closure of one
business by a fire.
Since the licensing of cardrooms as governed by the Municipal Code
includes Montgomery, no new cardrooms can be established within Montgomery
because all available licenses have been issued. There are no cardrooms
in Montgomery at the present time; although staff has received several
inquiries by the existing cardroom operators about the possibility of
relocating their operations to Montgome~, there are no active proposals
that staff is aware of.
The urgency ordinance establishing the moratorium expires on December 15,
1987. Staff is recommending that an amendment to the zoning ordinance be
enacted when the interim ordinance expires to require approval of a major
use permit by the City Council, with recommendations by the Montgomery
Planning Committee and Planning Commission. The requirement for a major
use permit would be similar to the CUP requirement in force in areas of
the City outside Montgomery.
The City regulatory system is structured so that cardroom licenses are
issued in accordance with Chapter 5.20 of the Municipal Code, with
additional review afforded through the CUP process. The CUP requirement
gives the City an opportunity to weigh locational factors associated with
operation of this bus,ness, such as the proximity of residential uses,
potential conflicts wi th adjacent commercial uses, and the amount and
design of on-site parking.
Processing of a "permanent" zoning text amendment would eliminate the need
to renew interim measures with time limitations, repeatedly, in
anticipation of implementation of the Montgomery Specific Plan. Once the
Specific Plan is implemented, the present ordinance will be replaced by a
permanent regulatory system which will address the issues associated with
cardrooms.
WPC 4560P
EXHIBIT A
19.70.018 Cardrooms
Notwithstanding the provisions of ordinance section 19.70.020, cardrooms may
be permitted within those use regulations which allow participant sports and
recreation for indoor uses upon approval of a major use permit by the City
Council, except that cardrooms shall not be permitted within any residential
zone.
WPC 4561P
negativ declaration-
PROJECT NAME: Zoning text amendment to require a major use permit for
location of cardrooms in Montgomery
PROJECT LOCATION: Montgomery Specific Plan Area
PROJECT APPLICANT: City of Chula Vista
CASE NO: IS-88-30M DATE: November 25, 1987
A. Project Setting ~
The proposed zoning ordinance amendment would affect a 3.5 square mile
area known as the Montgomery area, as outlined in the map attached as
Exhibit A.'
B. Project Description
The zoning ordinance currently in effect for Montgomery permits cardrooms
in several commercial and industrial zones as a permitted use. An urgency
ordinance was enacted by the City Council on September l, 1987, which
instituted a 90-day moratorium on the location of cardrooms in Montgomery
with exemptions for applicants who obtained approval of the Montgomery
Planning Committee, Planning Commission and City Council. The proposed
project would amend the current zoning ordinance without an expiration
date to require approval of a major use permit prior to location of any
cardrooms within Montgomery.
Cardrooms, which can have up to eight playing tables serving up to 64
persons maximum, would be required to be reviewed by City staff to weigh
locational factors such as the proximity of residential uses, potential
conflicts with adjacent commercial uses, traffic, and the amount and
design of on-site parking.
C. Compatibility with Zoning and Plans
The proposed zoning ordinance amendment conforms with the goals and
policies of the General Plan of the City of Chula Vista.
D. Identification of Environmental Effects
In accordance with the Initial Study of this project, there are no
significant adverse environmental effects identified which are associated
with the proposed zoning text amendment.
E. Mitigation necessary to avoid significant effects
Since no significant environmental effects are associated with
implementation of the proposed zoning text amendment, no mitigation is
requi red. ~{~
city of chula vista planning department CI]YOF
environmental review section CHULAVISTA
F. Findings of Insignificant Impact
1. The proposed zoning text amendment would provide discretionary review
for cardrooms as a permanent basis. As such, there is no potential
to degrade the environment.
2. The proposed zoning text amendment to require major use permit for
cardrooms affords the opportunity for review of these uses to
consider planning and environmental issues; as such, the project
achieves both short- and long-term environmental goals.
3. The proposed zoning text amendment contains no significant adverse
environmental effects which are cumulative in nature.
4. The proposed ordinance change to provide discretionary review of
cardrooms as a land use will not result in any substantial adverse
effects on human beings either directly or indirectly.
G. Consultation
1. Individuals and Organizations
City of Chula Vista: Julie Schilling, Assistant Planner Roger Daoust, Senior Civil Engineer
William Wheeler, Building and Housing Department
Carol Gove, Fire Marshal
Mike Donnelly, Associate Traffic Engineer
2. Documents
a. Chapter 19.70 of Title 19 (Zoning) of the Municipal Code of
Chula Vista
b. General Plan, City of Chula Vista
c. Draft Montgomery Specific Plan, 1987
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.
ENVIRONM~TAL REVIEW COORDINATOR
EN 6 ~,Rev. 5/85)
city of chula vista planning department CI~YOF
environmental review section CHULA
City Planning Commission
Agenda Items for Meeting of December 16, 1987 Page 1
2. PUBLIC HEARING: Consideration of Tentative Residential Subdivision Map
for Rancho Del Rey, Chula Vista Tract 88-1 - Rancho
Del Rey Partnership
A. BACKGROUND
The proposed subdivision of the residential and open space areas lying
within the Rancho Del Rey SPA I area consistS of 716 acres located in the
eastern portion of the City of Chula Vista east of 1-805. The project is
bounded on the north and east by Otay Lakes Road to the south by "H"
Street and the proposed industrial subdivision w~ich is being considered
on this same agenda. Residential development borders the site to the
west. The Subdivision Map includes open space, multiple family lots, park
sites and school sites as well as single family parcels. The Planning
Commission has previously adopted EIR-87-1 covering the Rancho Del Rey SPA
area including all of the area proposed to be subdivided. Consideration
of CEQA findings as well as a Statement of Overriding Considerations must
be adopted with any consideration of approval of this map.
B. RECOMMENDATION
1. Based on the findings contained in this report, adopt a motion
recommending that the City Council approve the Subdivision Map for
Rancho Del Rey CVT 88-1 subject to the following:
a. The developer shall request the formation of an Open Space
Maintenance District.
b. Copies of the proposed CC&R's shall be filed with the City.
c. PAD and RCT shall be waived or modified as provided in the
adopted financing plan for Rancho Del Rey.
d. The maintenance of all drainage, walls, trails, signs, and
landscaping within identified open space lots shall be the open
space district's responsibility.
e. Acoustical barrier section as well as housing construction and
design for any residential areas identified within a 65 dBA
contour or greater shall be subject to review and approval by
the Chula Vista Building Director to ensure interior noise
limits of 45 dBA. In addition, the Planning Director shall
review and have approval authority for barrier and/or building
design to ensure line of site acoustical protection for all
exterior areas subject to 65 dBA contours or greater.
City Planning Commission
Agenda Items for Meeting of Page 2
f. Public improvements as described in this resolution shall
include, but not be limited to: A.C. pavement and base,
concrete curb, gutter, sidewalk, traffic signals, street lights,
signs, street trees, fire hydrants, sanitary sewer, water and
drainage facilities. All improvements shall be designed and
constructed in accordance with City standards.
g. The developer shall be responsible for the construction of East
"H" Street in accordance with Chula Vista Drawings 87-386
through 87-426. The extent of the improvements shall be as
identified in the Public Facilities Plan.
h. The developer shall be responsible for the construction of full
public improvements for all streets shown on the Tentative Map
within the Subdivision. All improvements required for each unit
shall be guaranteed prior to approval of any Final Subdivision
Map for said unit. A temporary turn around conforming to City
standards shall be provided at the interim end of any. streets
having a length greater than 150 feet, measured from the
centerline of the nearest intersecting street.
i. The developer shall be responsible for construction of a four
lane roadway for Otay Lakes Road. Horizontal and vertical
alignment shall conform to Chula Vista Prime Arterial
standards. The extent of required improvements shall be as
identified in the Public Facilities Plan. Said improvements
shall be guaranteed prior to approval of any Final Map, for
Phase 3 as identified on the Tentative Map date November 23,
1987. The owners shall dedicate sufficient right of way to
install a road as shown on the typical section on the Tentative
Map and shall offer for dedication sufficient right of way to
construct a prime arterial roadway as shown on said typical
section.
j. Lot #235 in Unit #2 (Phase #3) shall be eliminated to provide a
minimum 40' wide landscaped area between the subdivision and
Otay Lakes Road.
k. Access rights to East "H" Street, Otay Lakes Road, Street "A",
and Street "DD", shall be relinquished on all lots abutting on
said streets.
1. Graded access shall be provided to all storm drain structures
including inlet and outlet structures. Paved access shall be
provided to drainage structures located in the rear yard of any
residential lot.
m. The developer shall obtain and grant to the City easements for
all offsite storm drains prior to approval of any Final Map
requiring those facilities.
City Planning Commission
Agenda Items for Meeting of Page 3
n. 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).
o. The developer shall submit calculations to demonstrate
compliance with all drainage requirements of the Subdivision
Manual to include, but not be limited to, drylane requirements.
Calculations shall also be provided to demonstrate the adequacy
of downstream drainage structures, pipes and inlets.
p. Lots shall be so graded as to drain to the street or to an
approved drainage system. Drainage shall not be permitted to
flow over slopes.
q. The developer shall obtain notarized letters of permission for
all offsite grading work prior to issuance of grading permit for
work requiring said offsite grading.
r. Sewer manholes shall be provided at all changes of alignment and
grade. Sewers serving 10 or less equivalent dwellina units
shall have a minimum grade of 1%.
s. The subject property is within the boundaries of the proposed
Assessment District 87-1 lEast "H" Street Assessment District).
The developer shall agree to not protest formation of the
Assessment District 87-1 and to not protest inclusion of the
subject property, in said District. The developer shall be
responsible for all costs associated with reapportionment of
assessments as a result of subdivision of lands within the
project boundary.
t. The developer shall pay "Eastern Area Development Impact Fees"
prior to issuance of building permits. The amount of said fees
to be paid shall be that in effect at the time of issuance of
building permits.
u. The developer shall be responsible for the installation of
traffic signals at the following intersections: East "H" Street
and "B" Street, East "H" Street and Paseo Ranchero, Otay Lakes
Road and Ridgeback, Otay Lakes Road and "DD" Street.
Installation shall include appurtenances required, detector
loops, controllers, telemetry, and service locations.
v. The developer shall be responsible for repayment of construction
costs for the Rice Canyon Sewer in accordance with Resolution
11574 until such time as repayment in accordance with said
resolution is completed.
City Planning Commission
Agenda Items for Meeting of Page 4
w. The developer shall comply with all relevant Federal, state and
Local regulations, including the Clean Water Act. The developer
shall be responsible for providing all required testing and
documentation to demonstrate said compliance as required by the
City Engineer.
x. An access road with a minimum width of 12 feet shall be provided
to all sanitary sewer manholes. The roadway shall be designed
for an H-20 wheel load or other loading as approved by the City
Engineer.
y. The developer shall grant easements for all offsite public storm
drains prior to approval of any final map requiring those
facilities. Easements shall be a minimum width of six feet
greater than pipe size, but in no case, less than 10 feet.
z. An erosion and sedimentation control plan shall be included as
part of the grading plans.
aa. The developer shall grant to the City street tree planting and
maintenance easements along all public streets within the
Subdivision as required by the City Engineer.
bb. Sewer main and access road in Rice Canyon shall be constructed
in conjunction with Phase 2. Sewer main shall be concrete
encased where the depth exceeds 25 feet.
cc. All grading and improvements shall be done in conformance with
the Rancho del Rey design guidelines.
dd. The developer shall guarantee maintenance of the siltation basin
westerly of the subject property until such time as all grading
has been completed and the City accepts the responsibility for
said basin.
ee. Subsequent to approval of Final Subdivision Maps, building
permits for development of the subject property may be withheld
if any of the following occur:
The public facilities monitoring program in the Public
Facilities Plan indicates that facilities are operating
beyond the identified level of service.
2) Traffic volumes on East "H" Street exceeds 56,500 vehicles
per day measured immediately easterly of Nidden Vista Drive.
3) Regional building permits exceed thresholds identified in
the Public Facilities Plan.
City Planning Commission
Agenda Items for Meeting of Page 5
4) Traffic volumes, levels of service, utilities and/or
services exceed the adopted City threshold standards.
ff. A vehicle turnout line l0 feet wide shall be provided along the
school site frontage in phase 5, unless the school district
determines that the student drop-off/pick-up point will not be
located on the loop road.
gg. Approval of the width of "DD" Street may be subject to change,
pending Council approval of the Circulation Element of the
General Plan. The roadway design for "DD" Street shall conform
to the standards for the roadway designation contained in the
approved Circulation Element.
hh. The developer shall agree to form a Mello-Roos public facilities
district or an acceptable alternative financing program subject
to the approval of both the Chula Vista Elementary and
Sweetwater School Districts.
ii. The paleontologist monitor shall be present during the grading
of the site. The monitor shall have the authority 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 an 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 History 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.
2. The Following are Code Requirements:
a. The developer shall pay Traffic Signal Participation fees in
accordance with City Council policy prior to issuance of
building penni ts.
b. The developer shall pay.all applicable sewer fees, including but
not limited to Sewer Participation Fee, prior to issuance of
building permits.
c. The developer shall underground all existing overhead facilities
lying within the Subdivision. All utilities serving the
Subdivision shall be undergrounded.
City Planning Commission
Agenda Items for Meeting of Page 6
d. All grading work shall be done in accordance with the City. of
Chula Vista Landscape Manual and Grading Ordinance 1797, as
amended.
e. The developer shall install street trees in accordance with
Section 18.28.10 of Chula Vista Municipal Code.
f. The developer shall comply with all applicable sections of the
Chula Vista Municipal Code. Preparation of Final Maps 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.
2. Adopt the CEQA findings for Rancho Del Rey SPA I.
3. Adopt the attached Statement of Overriding Considerations for Rancho
Del Rey SPA I area.
C. DISCUSSION
1. General Lotting of Area
a. Aside from three lots which relate to the 26 acres of active
park area, there are seven open space lots totalling over 273
acres which includes a trail system as outlined in the SPA
Plan. The remainder of the site is divided into eight
residential lot or dwelling types. They area as follows:
1) Estate Lots. Areas R-1 and R-2 IReference Sheet #1 of map)
are located near the northwest corner of the proposed
subdivision provides for 63 estate lots which vary in
average size from 20,000-21,000 sq. ft. with a pad area
between lO,O00-12,000 sq. ft. Approximately half of the
units in the area identified as R-1 which takes its access
off the main loop road will utilize a private street entry
with a possible gate guarded entry. The R-2 area which is
located somewhat below and closer to Otay Lakes Road will
have slightly smaller pads utilizing the public street
system.
2) Standard Lots. The area identified as R-3 involves 284
lots located on the south side of the loop road south of
estate lots abutting the main open space leg of Rice Canyon
as well as the small subdivision area identified as R-4
located just south of "H" Street. The minimum pad size for
these areas is 5,000 sq. ft. with the average lot size
varying between 7,400 and 7,700. These lots represent the
more traditional subdivision lot sizes used in the Chula
Vista area in the past with the exception that the minimum
lot width is 50 feet as opposed to the traditional R-1
City Planning Commission
Agenda Items for Meeting of Page 7
zoning which carried a 60 foot minimum lot width. The development standards
that are outlined in the PC regulations call for a floor area ratio of .5 for
these lots.
3) Small Lots. The next classifications of lots is identified
in the R-5, R-6, and R-8 areas with R-5 and R-6 located
along the south edge of the loop road adjacent to the small
neighborhood park set adjacent to the main open space leg
of Rice Canyon as well as the R-8 area which is located
near the corner of the loop road and the connection to
Ridgeback at the east end of the lots abutting Bonita Vista
Junior High School. All three areas have an average lot
size of between 5,500 and 6,400 sq. ft. with the minimum
pad size set at 4,200 sq. ft. and the typical lot dimension
of 44'x95'. It is indicated that these particular areas
are planned for housing sizes between 1,500 and 2,000 sq.
ft. with the development standards calling for floor area
ratio of .55. There a total of 226 lots listed in this
particular category.
4) Small Lots (Cont.) The next category of lots is identified
by areas R-7, R-9, and R-10 with R-7 and R-9 located along
the south loop adjacent to the main open space areas of
both legs of Rice Canyon with the R-10 area located in the
northeast corner adjacent to the open space area provided
adjacent to Otay Lakes Road. These three sub-areas which
encompass over 400 lots provide the smallest detached lot
size within the Rancho Del Rey area consisting of an
average minimum lot size of between 5,100 and 5,700 sq. ft.
with the more typical lot being 40'x90' or approximately a
3,600 sq. ft. pad area. The proposed buildings for these
lots call for a 1,200 to 1,600 sq. ft. house. In addition,
the PC regulations stipulate that the lot sizes will vary
between 40 and 45 ft. in width to provide for flexibility
with development plans consisting of one and two-story
units. All three areas have a number of view lots with
orientation to the various open space corridors within
either Rice Canyon or Otay Lakes Road. The developer
provided various alternatives to the R-10 area to ensure
that the design now proposed offering a series of
cul-de-sacs and loop roads towards the Otay Lakes area will
provide a variety of views from the road looking towards
the subdivision that will show a combination of side and
rear view of homes as opposed to a continuous rear-view
look that would be provided with a continuous road system
backing up to Otay Lakes Road. It should be noted that the
development standards established for the Rancho Del Rey
area require the submittal of a development package
including building elevations and proposed addition
standards for all lots that are under 5,000 sq. ft. in
City Planning Commission
Agenda Items for Meeting of Page 8
area. Thus, we would see the subdivision approval of the
smaller lot areas reference R-5 thru R-10 as only the first
step in the development package.
5) Attached Product Lots. R-11A. R-11A is a 22+ acre site
located immediately east and north of the proposed
elementary school site situated on the loop road which is
planned for duplex construction. However, because of staff
concern over the proposed lot width planned as a minimum 32
ft. wide lot product, the developers are withholding
subdivision of the area at this point until a development
package or further information can be provided to satisfy
staff's concerns.
6) Wide-Shallow Lots. Area R-11B is 12+ acre site located on
the east side of the loop road adjacent to Ridgeback Road
connection which was planned for a wide shallow lot product
approximately 55'x90'. However, again the applicant is
retaining this area as a single lot until they are able to
develop the full development package in conjunction with
the lotting pattern to satisfy staff concerns.
7) Townhouse & Multiple Family Lots. Area R-12. This is a 15
acre site located at the extreme west end of the project
adjacent to the proposed industrial development and the
westerly access to the loop road which is planned for some
180 townhouse units which will be submitted at a later date
as a development package and will be processed through the
Design Review Committee. Areas R-13, R-14, and R-15 are
various apartment sites that will accommodate nearly 800
units maximum as outlined in the Rancho Del Rey SPA. Each
of these areas will be processed through the Design Review
Committee as well unless further subdivision of the
property is required which would then receive Planning
Commission and/or City Council review as well.
2. Phasing
The residential portion of Rancho Del Rey SPA I is divided into five
phases with various units provided within each phase. The first
phase of development for the residential area will involve the
construction of multiple family units located along "H" Street lying
east of the loop road in addition to the single-family detached area
identified as R-4 which will take its access off of the existing
Calle Santiago Road located within Encore Bonita area. The first
phase of the residential development will be preceded by Phase 1
construction of the employment area located immediately to the west
which will also include various improvements to "H" Street, primarily
the widening to six lanes, extending from the existing Terra Nova
development to the west to existing improvements near the Buena Vista
City Planning Commission
Agenda Items for Meeting of Page 9
entry. The first phase of the residential development involving the
multiple family area will involve the completion of various road
stubbing off of "H" Street as well as the extension of Ridgeback
Road. Specific improvements to the trunk sewer system as well as the
drainage system in Rice Canyon will also be completed along with
various park improvements for the community park located adjacent to
"H" Street. Phase 3 will involve moving into the primary area of
single family detached home lots located west and north of Bonita
Vista Junior High School and will provide the link between Otay Lakes
Road and the loop road back to "H" Street at the east end of the
project. This phase will also include the completion of various park
facilities located within the linear park lying east of the loop road
area. Phase 4 will follow immediately to the west and will involve
completion of the estate lots as well as additional single-family
detached product and the extension of the loop road system. Phases 5
and 6 will follow on the south portion of the loop road extending it
in a westerly direction encompassing the various single family tracts
as well as the neighborhood park located in that area. The
completion of Phase 6 will also involve the tie with the westerly end
of the loop road connecting it back to "H" Street just west of the
industrial development. Well it's important to note the various road
systems that will be required concurrent with the applicant's desire
to move into each phasing program, it is the applicant's intention to
start product types in Phase 2 and move into construction in Phase 3
prior to completion of all of the units within Phase II which are
primarily earmarked for multi-family construction. In doing so, the
applicant will be obligated to complete the various public
improvements outlined in the public facilities plan as they move
through each phase.
3. Street Names
The applicant has submitted a list of street names which is being
reviewed by the various City departments. Final approval of the
street names is required by the Planning Commission, therefore, the
names will come back at a later date for your consideration and
recommendation and be forwarded to the City Council.
4. Low and Moderate Income Housing
While the Housing Element of the Chula Vista General Plan requires
that each developer address the question of providing low and
moderate income housing, said requirement was deleted by the City
Council on the Rancho Del Rey Specific Plan several years back. The
variety of lot sizes and housing types planned for the SPA I area of
Rancho Del Rey, will in staff's opinion, meet the intent of the
General Plan Housing Element by providing a variety of housing types
and prices in a relatively wide spectrum. Specific financing to aid
low income families is an issue that can be further addressed by the
Housing Section of the Community Development of the City at various
points through project proposals.
City Planning Commission
Agenda Items for Meeting of Page l0
5. Circulation and Street Improvements
Approval of this subdivision which will provide housing for
approximately 2,200 dwelling units involves a variety of on-site and
off-site street improvements which are linked to the Rancho Del Rey
Facilities Financing Plan and thus, are covered in tha% document. As
indicated earlier in the phasing section, the Development of the
Industrial Area immediately west of the subject residential property
which is earmarked as the first phase of development for the Rancho
Del Rey project will involve the widening of "H" Street which is the
major circulation element serving this project. The various phases
that will follow will link other units of the development with the
construction of the easterly portion of the loop road providing the
linkage between "H" Street and Otay Lakes Road and as noted with the
final phase of development, providing for the extension of the
southerly portion of the loop road which will tie the residential
area back to "H" Street near the extreme west end of SPA I. This
development is also obligated for regional road improvements in line
with the development impact fees as outlined in the public facilities
plan with the estimated responsibility for SPA I placed at nearly $5
million.
6. Other Required Facilities
The project is obligated to provide an elementary school to be
financed through the Mello Roos process as well as contributing
funding for a fire station, library, junior high and high school.
Under the City's Subdivision Park Ordinance requirement, the
development of 2,200 units in a combination of single family and
multiple family development would obligate the developer for
approximately 15 acres of developed parkland. In this instance, the
developer has committed to approximately 60 acres of neighborhood and
community park as well as another 45 acres devoted to canyon park and
hiking trails for a total of 105 acres devoted to active and
semi-active recreational use with the total open space being provided
in SPA I equal to approximately 270 acres.
7. Landscaping
The general landscaping requirements for the subdivision were clearly
outlined in the SPA regulations addressing not only the park planting
but the enhancement of the natural area, addressment of the major
entry areas and accent planting that would be accomplished at key
points along the loop road as well as planting of the loop road
itself. For the most part, the loop road is designed as an 84 ft.
right-of-way. The travel lane itself has been limited to 40 ft. in
width that will allow some 34 ft. of planting to be interspersed with
the sidewalks on either side which will be designed to meander rather
than the traditional monolithic design which is laid parallel to the
curb line. While individual property owners will be responsible for
City Planning Commission
Agenda Items for Meeting of Page ll
the maintenance of landscaping within their privately owned areas and
homeowners associations will be responsible for various areas within
proposed condominium developments, an Open Space Maintenance District
will for formed to provide for common maintenance areas such as the
major canyon systems as well as parkways and highly visible areas
along "H" Street.
D. FINDINGS
1. Pursuant to Section 66473.5 of the Subdivision Map Act, Tentative
Subdivision Map for Rancho Del Rey CVT 88-1 is found to be consistent
with the Rancho Del Rey Sectional Planning Area Plan and the Rancho
Del Rey General Development Plan as adopted by the Chula Vista City
Council and the City's General Plan based on the following findings:
a. Land Use Element
The Specific Plan designates the area for various residential
densities as well as parks and open space which is consistent
with this subdivision map. The 2,200 dwelling units identified
in the Subdivision Map conform to the density range established
in that specific plan.
b. Circulation Element
All of the on-site and off-site public road improvements will be
installed in accordance with the public facilities and SPA Plan
for Rancho Del Rey including the widening of "H" Street and the
contribution towards various regional facilities in compliance
with the Chula Vista General Plan.
c. Housing Element
The proposed project will provide for a mixture of housing types
and lot sizes that will provide for single family detached and
attached as well as various apartment and condominium densities
that will provide housing for a wide spectrum of income ranges.
d. Parks and Recreation and Open Space Elements
The subdivision will result in the retention of a substantial
amount of natural amount of open space and develop parkland well
in excess of City standards and in compliance with the City's
General Plan. Manufactured slopes will be planted and placed
within common or private open space areas to ensure quality.
e. Seismic Safety Element
Although the project site is considered to be seismically an
active area with no known active faults on or adjacent to the
property. The nearest major active fault is identified as the
City Planning Commission
Agenda Items for Meeting of Page 12
Coronado Banks Fault located approximately 20 miles to the
west. Several of the potentially active La Nacion fault crosses
the subject site, however, seismic risk was judged in the
environmental document to be low with specific mitigation
measures identified in the environmental document taken into
consideration with the design of the subdivision map. Other
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 no exceed the interior noise
level of 45 dBA. Additionally, all exterior private open space
will be shielded by a combination of earth, berm, wall, and/or
buildings to achieve a 65 dBA for outside private areas.
Subsequent noise studies will be needed to propose when the
precise plans for specific development plans are submitted.
f. Scenic Highway Element
Manufactured slopes adjacent to "H" Street will be planted with
combinations of buildings or walls to be addressed through the
design review process. Decorative walls are required for
specific single family areas. Building locations, design, and
signing will be controlled through the use of development
standards as incorporated in the PC regulations adopted for the
Rancho Del Rey area.
g. Bicycle Routes
All of the major roads including the loop road, "H" Street, Otay
Lakes Road, and the connecting roads thereto have been designed
to accommodate bicycle movement and will provide links to the
elementary schools as well as the various parks within the
development. "H" Street is identified on the bicycle routes
element as a major bicycle link.
h. Public Buildings Element
The applicant has identified an offer for dedication as well as
construction of various parks and school facilities identified
within the subdivision. In addition, contributions for fire
facilities as well as libraries are included as part of the
subdivision obligation of the public facilities financing
document.
2. Pursuant to Section 66412.2 of the Subdivision Map Act, the
Commission certifies 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 available
fiscal environmental resources.
WPC 4600P
RANCHO DEL REY SECTIONAL PLANNING AREA
(SPA) I PLAN
EIR-87-1
CANDIDATE CEQA FINDINGS
IN ACCORDANCE WITH SECTION 21081 OF
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
AND SECTION 15091 OF TITLE 14
OF THE CALIFORNIA ADMINISTRATIVE CODE
October 1987
TABLE OF CONTENTS
SECTION i TITLE PAGE
1 BACKGROUND 1
2 PROIECT DESCRIPTION 2
3 INSIGNIFICANT IMPACTS 6
4 IMPACTS FOUND TO BE MITIGABLE TO INSIGNIFICANT
LEVELS 7
1. Landform/Aesthetics (4B) 7
2. Hydrology/Water Quality (4E) 8
3. Traffic Ck'culation and Access (4F) 11
4. Noise (4H) 13
5 IMPACTS FOUND INFEASIBLE TO MITIGATE TO AN
INSIGNIFICANT LEVEL 15
I. Biological Resources (4C) 15
LIST OF TABLES
NUMBER TITLE PAGE
1 Rancho del Rey Spa I Comparison of Original and Revised
Projects 4
I. BACKGROUND
It is the policy of the State of California and the City of Chula Vista that the City
shall not approve a project if it would result in a significant environmental impact if
it is feasible to avoid or substantially lessen that effect. Only when there are
specific economic, social or technical reasons which make it infeasible to mitigate
an impact, can a project with significant impact be approved.
Therefore, when an EIR has been completed which identifies one or more
potentially significant environmental impacts, one of the following findings must be
made:
1. Changes or alternatives have been required in, or incorporated into the project
which avoid or substantially lessen the significant environmental effects as
identified in the final EIR, or
2. Such changes or alternatives are within the responsibility and jurisdiction of
another public agency and not the agency making the finding. Such changes
have been adopted by such other agency or can and should be adopted by such
other agency, or
3. Specific economic, social or other considerations make infeasible the mitigation
measures or project alternatives identified in the final EIR.
The following findings are made relative to the conclusions of the final
Environmental Impact Report (EIR) for the proposed Rancho del Rey Sectional
Planning Area (SPA) I Plan (City of Chula Vista #EIR-87-1) based on the EIR text
and addendum, and all documents, maps, and illustrations included in the public
record.
II. PROJECT DESCRIPTION
The ,discretionary actions required by the City of Chula Vista for this project include
approval of the proposed Rancho del Rey SPA I Plan (as revised October 1987),
development regulations, tentative maps and mvegetation plan; finalization of the
proposed Facilities Financing Plan; and consideration of specific projects by the
Design Review Committee. Other agencies which have discretionary review
authority over this project include: (1) the U.S. Army Corps of Engineers will
require a Notice of Intent to Discharge permit in accordance with Section 404 of the
Clean Water Act; and (2) the California Department ofFish and Game will require a
Streambed Alteration Agreement in accordance with Section 1603 of the California
Fish and Game Code.
The Rancho del Rey SPA I project site consists of 808.6 acres located in the eastern
portion of the City of Chula Vista, east of Interstate 805. The project site is
essentially undeveloped at this time, with existing improvements limited to a
number of unimproved dirt roads and two SDG&E transmission lines. The project
site is bounded on the north and east by Otay Lakes Road; development along this
roadway consists primarily of residential land uses with a few institutional and
commercial land uses. To the south is additional residential and commercial
development along East H Street. Residential development borders the site to the
west.
The original Rancho del Rey development was to involve the construction of 982
single-family units and 1219 multi-family units in a variety of density categories on
305.1 acres. Non-residential uses, including an employment park (84.5 acres),
community facilities (5.6 acres), neighborhood and community parks (55.7 acres),
a school site (12.6 acres), open space (272.6 acres) and a circulation system (72.5
acres), were proposed on the remaining 503.5 acres. The original proposal
incorporated density transfers among residential density categories within the
project site; the concept of such transfers was introduced in the El Rancho del Rey
Specific Plan to allow for site specific adjustments in residential densities as plans
were refined. The density transfers proposed in the original SPA I Plan did not
result in an overall increase in the number of residential units nor did it result in any
transfer of units into or out of the SPA I Plan area.
In response to public review of the draft Rancho del Rey SPA I Plan EIR and in
conj~unction with City of Chula Vista staff recommendations, the applicant
submitted a revised project design. The revised plan retains the majority of the
elements of the original plan, including the circulation pattern and the conceptual
grading plan; additionally, with the exception of two of the parcels, the land use
designations and configurations across the site remain the same. The total number
of residential units on the project site would remain the same; however, under the
revised plan the number of single-family "cottage" units would be increased by 90,
with a corresponding decrease in the number of multi-family (i.e., duplex) units.
The following table compares the original Rancho del Rey SPA I plan and the
revised SPA I plan.
3
III. INSIGNIFICANT IMPACTS
The ~inal EIR for the Rancho del Rey SPA I Plan concluded that the project would
not have any significant adverse impacts in the following areas (numbers refer to
the section of the EIR where the issue is discussed):
Land Use (4A)
Geology/Soils (4D)
Fiscal Analysis (4G)
Parks, Recreation and Open Space (4I)
Public Facilities and Services (4J)
Water Availability (4J1)
Sewer Services (4J2)
School (4J3)
Fire Protection (4J4)
IV. IMPACTS FOUND TO BE MITIGABLE TO INSIGNIFICANT
LEVELS
1. Landform/Aesthetics (4B)
Development of the project site under the adopted Specific Plan would require
substantial landform alteration, including cutting of the ridge areas and f'flling in the
lower elevations (including some tributary canyons to the primary onsite
drainageways). The preservation of ~t~e majority of the north leg of Rice Canyon as
a natural open space and recreational area as initially proposed in the E1 Rancho del
Rey Specific Plan is an important landform/aesthetic consideration which has been
incorporated into the SPA I Plan. Additionally, recommendations of the City's
Scenic Highway Element regarding open space and special design considerations
for the Otay Lakes Road and East "H" Street corridors have been incorporated into
the SPA I Plan.
Findings
A. Changes or other measures have been included in the project or are otherwise
being implemented which mitigate this significant environmental effect, as
follows. These measures will be incorporated as conditions of approval for
final grading, landscaping and design plans for the project.
1) All graded areas on the site will be contoured to blend with the natural
onsite landform. Contouring will include both horizontal and vertical
rounding of manufactured slopes complemented with the incorporation of
variable slope ratios. Maintenance of manufactured slopes in excess of 10
feet in height is to be provided by an Open Space Maintenance District.
2) A conceptual landscape plan has been developed which addresses all
graded areas on the project site, with special provisions for thirteen
different landscape types, including: parks, major entryways, accent
areas, arterials, the loop road, parkways, slopes, naturalized areas,
buffers/transition areas, screening of the employment center, residential
and commercial areas, fuel modification zone (i.e., adjacent to open space
areas), and natural open space (i.e., preservation and enhancement of
~existing plantings according to the riparian revegetafion plan which is
being prepared in cooperation with the U.S. Fish and Wildlife Service and
the California Department of Fish and Game). Landscaping will provide
erosion control, visual screening and enhancement of development areas,
and enhancement of existing and future travelways. Maintenance of
landscaped areas is to be the responsibility of property owners (for their
ownership), the Homeowner Association (for common areas) or the
designated public agency (either the City or a special district for parks,
parkways and natural open space areas).
3) Special recommendations for fencing, signing, parking facilities and street
furniture (i.e., fire hydrants, post boxes, bus benches, utility company
boxes, traffic control boxes and sprinkler control boxes) are presented in
the SPA I Plan and discussed in the EIR. Designs for lighting are to be
reviewed by the City of Chula Vista on a project-by-project basis.
4) Recommendations for areas which are visible from the East "H" Street
scenic corridor, including landscaped corridors, noise ban'/ers (i.e., walls
and berms) and residential structural designs, are presented in the SPA I
Plan. Additionally, specialized design studies are recommended for the
employment center.
5) Residences adjacent to the SDG&E easement are to be properly oriented
and landscaped to buffer views of transmission lines and towers within
the easement.
B. All significant effects that can be feasibly avoided will be eliminated or
substantially lessened by virtue of mitigation measures identified in the final
EIR and incorporated into the project as set forth above.
2. Hydrology/Water Quality (4E)
The project site incorporates portions of the Rice Canyon and Otay Lakes Road
drainage basins. Stormwater facilities within these two basins have been designed
to accommodate project flows up to and including a 100-year flow event. While no
known, specific, quantitative investigation has been conducted to address water
quality considerations on the project site, the proposed project would be expected m
generally decrease water quality both onsite and downstream due to increases in
mndff and the accompanying potential for erosion in combination with the
increased discharge of contaminants which is associated' with urban development in
the watershed.
Findings
A. Chm~ges or ~ther measures have been included in the project or are otherwise
being implemented which mitigate this potentially significant environmental
effect, as follows. These measures will be incorporated as conditions of
approval for final engineering and design plans for the project.
1) The onsite storm drainage system has been designed to provide erosion
control and to minimize impacts to biological resources in onsite canyons.
Final improvement plans for the system will be subject to the approval of
the City of Chula Vista Department of Public Works. Several mitigation
measures were incorporated into the conceptual design of this system
which will be detailed in final improvement plans for the system,
including:
a) A maintenance district will be established for the proposed sediment
basin which will be located offsite near the southwest comer of the
project site. The maintenance district will be responsible for
delineating the appropriate fees, schedules and responsibilities for
maintaining this sn'ucture.
b) All onsite drainage facilities, including brow ditches, storm drains and
culverts, should be regularly maintained to insure proper working
Condition. Maintenance of these facilities shall be the responsibility of
the property owner or a special district established to maintain onsite
infrastructure.
c) The final design and location of all drainage facilities in the north leg
of Rice Canyon will be inspected by a qualified biologist.
Construction of these facilities shall be concurrent with all other
proposed construction in the canyon (e.g., paths, trenches for other
infrastructure, etc.). All access roads and trails within the canyons
shall be constructed of pervious materials to reduce runoff.
d) Adequate surface drainage and erosion control measures shall be
provided on all graded areas, including building pads, manufactured
slopes, temporary and permanent roadways, and construction staging
areas; these measures shall be implemented according to the
recommendations of the geotechnical consultant.
e) The use of cohesionless soils on slopes will be avoided to decrease
erosion potential.
f) Graded pads shall be designed according to standard engineering
practice to collect and direct surface waters away from proposed
structures to approved drainage facilities. Drainage patterns approved
the time of fine grading should be maintained throughout the life of
proposed structures.
g) Subdrain specifications shall conform to the recommendations of the
geotechnical consultant. Conceptual subdrain locations shall be
indicated on the approved grading plan. Subdrain installation shall be
reviewed by the engineering geologist prior to fill placement. Final
locations of subdrain outlets shall be mapped at the completion of
installation on as-built plans.
h) Drainage requirements of fill proposed to be placed in alluvial areas
shall be implemented according to the recommendations of the
geotechnical consultant; construction shall proceed in these areas
according to these requirements. Drainage structures shall be utilized
behind stabilization fills; the locations and specifications of these
structures shall conform to the recommendations of the geotechnical
consultant. Further, if deemed necessary by the geotechnical
consultant during grading operations, drainage structures shall also be
utilized at contacts between permeable and nonpermeable geologic
units.
I0
i) The revegetation plan which is to be prepared for the project shall
provide erosion control measures for all graded areas; all graded areas
shall be revegetated as quickly as possible following grading to
minimize potential erosion. The mvegetation plan shall be prepared by
a landscape architect and shall have input where appropriate from the
project biologist.
2) As proposed in the E1 Rancho del Rey Specific Plmi candidate findings,
erosion control in Rice Canyon will be achieved by the preparation and
implementation of a stream channel improvement program to repair
existing erosion damage in the canyon and to minimize the potential for
future damage. This program is included in the Rancho del Rey SPA I
Canyon Study, which is a part of the SPA Plan. Recommended measures
will be implemented in conjunction with the construction of infrastructure
and trails in the onsite canyon areas.
B. All significant effects that can be feasibly avoided will be eliminated or
substantially lessened by virtue of mitigation measures identified in the final
EIR and incorporated into the project as set forth above.
3. Traffic Circulation and Access (4F)
Vehicular use associated with the proposed project is projected to result in 41,054
average daily automobile trips (ADT) to be added to the local and regional roadway
networks. Potentially significant traffic congestion and access impacts within the
project vicinity are expected as a result of this increase the total number of regional
trips, especially along East "H" Street and at the "H" Street/Interstate 805
interchange.
Findings
A. Changes or other measures have been included in the project or are otherwise
being implemented which mitigate this significant environmental effect, as
follows:
1!
I) ,A cap on the number of trips on East "H" Street has been placed to ensure
that this roadway does not reach level of service (LOS) D during buildout
of the project. The City will mordtor the total number of trips on East "H"
Street east of Hidden Vista Drive to determine when this roadway segment
is projected to reach capacity (i.e., LOS C) based on total ADTs (i.e.,
Total ADTs include ADTs generated by the SPA I project plus ADTs
generated by other developments which utilize the subject section of East
"H" Street. The p~oject applicant and City staff have agreed on a measure
to limit the total number of ADTs'generated by the SPA I project: the
residential portion of the project will be built according to the phasing
discussed in the EIR and the traffic analysis but the employment center
will be phased so that 10,000 of the ADTs which are projected to be
generated by the employment center will be "held in reserve" until
guarantees regarding the construction of Route 125 are established.
Based on assumptions regarding growth in the vicinity of the project site
which are discussed in the transportation analysis prepared for the Rancho
del Rey SPA I project EIR, only one-half of the total square footage of
commercial and industrial buildings proposed for the employment center
will be constructed prior to the time that Route 125 construction
guarantees are established. While the cap has been defined for the
purposes of the EIR based on the referenced analysis, the uncertainty of
development in the vicinity of the project site indicates that the established
cap could be reached at any phase of SPA I development.).
The project applicant, as well as other applicants in the vicinity, will
contribute funds to the City to offset the costs of the monitoring efforts.
Construction of the proposed SPA I project will proceed as planned until
total ADTs projected for the subject section of East "H" Street reach
56,500 ADT. At that point, no more building permits will be issued for
the Rancho del Rey SPA I project until guarantees regarding the
construction of Route 125 are established to the satisfaction of the City
Department of Public Works. (NOTE: The precise corridor for Route
125 has not been determined but is located east of the SPA I site.).
2) Traffic flows from the employment center shall be evenly distributed onto
East "H" Street through the two access points. To ensure that this occurs,
12
,development shall be distributed equally throughout the employment
center in the initial construction phase. As a result, the intersections of the
onsite roadway network with East "H" Street and the travel lanes of East
"H" Street will be equally affected by the projected trips and improved
traffic flows in the East "H" Street vicinity will be maintained.
3) The applicant will contribute towards a number of improvements to
roadway segments, intersections and interchanges in the project vicinity,
as defined in the Finc[in.gs for the E1 Rancho del Rey Specific Plan and in
the Rancho del Rey SPA I EIR traffic analysis. The recommended
improvements and the thresholds for the construction of these
improvements are detailed in Table 4-F-4 of the EIR.
4) The applicant will construct the onsite roadway network to the
specifications of the City of Chula Vista Depa~unent of Public Works.
B. All significant effects that can be feasibly avoided will be eliminated or
substantially lessened by virtue of mitigation measures identified in the final
EIR and incorporated into the project as set forth above.
4. Noise (4H)
Noise modeling of future site conditions indicated that noise levels at the facades of
buildings adjacent to portions of East "H" Street and Otay Lakes Road would
exceed the City of Chula Vista guidelines for noise levels adjacent to residential land
uses (i.e., 65 dB(A) CNEL), ranging between 74 dB(A) CNEL along East "H"
Street to 75 dB(A) CNEL along Otay Lakes Road. Additionally, although no site
plans are available for the multi-family residential parcel south of East "H" Street, it
would be expected that these residences could be exposed to similar noise levels,
depending on the setbacks employed in the final site design. Finally, the park
parcel designated P-2 in the SPA I Plan (which is proposed to be located at the
intersection of entrance Road "C" at East "H" Street) would potentially be exposed
to noise levels exceeding 65 dB(A) CNEL.
13
Finding{
A. ~ Changes or other measures have been included in the project or are otherwise
being implemented which mitigate this significant environmental effect, in
that:
I) Exterior noise levels for residential areas will be mitigated by the
construction of noise attenuation barriers (i.e., a combination of walls and
berms) along the portions of Ear~t '!H" Street and Otay Lakes Road which
will be subject to noise levels exceeding 65 dB(A) CNEL. The exact
heights and locations of these noise attentuation barriers is discussed in
the EIR and will be indicated on the final tentative maps for the project.
2) In compliance with Title 25, acoustical studies will be performed for all
residences exposed to noise levels of 60 dB(A) CNEL or greater to ensure
that appropriate design and building construction measures have been
incorporated to mitigate interior noise levels to 45 dB(A) CNEL or less.
These measures will be indicated on the final tentative maps for the
project.
3) Additional acoustical analyses may be required for the park and the multi-
family residential area south of East "H" Street upon submittal of the
detailed development plans for these two parcels. Appropriate mitigation
measures will be incorporated as conditions of approval of the tentative
maps for these parcels.
B. All significant effects that can be feasibly avoided will be eliminated or
substantially lessened by virtue of mitigation measures identified in the final
EIR and incorporated into the project as set forth above.
14
V. IMPACTS FOUND INFEASIBLE TO MITIGATE TO AN
INSIGNIFICANT LEVEL
1. Biological Resources (4C)
A prior investigation of the biological resources on the Rancho del Rey SPA I site
prepared in conjunction with the E1 Rancho del Rey Specific Plan EIR identified
significant unmitigable impacts to biological resources related to development of the
proposed project. On' the basis of the findings included in that report, the SPA I
Plan incorporated measures designed to reduce identified impacts. Although these
measures do not reduce biological impacts to the project site to below a level of
significance, complete and proper implementation of all measures as addressed
below will reduce impacts from project implementation to an acceptable level.
Additional impacts to onsite biological resources will occur from onsite stream
channel and canyon floor modifications related to implementation of erosion control
measures and installation of onsite storm and sanitary sewers in Rice Canyon.
These modifications include installation of drainage structures, constzuction of a
maintenance road, installation of pipes, and installation of wiers in the stream
channel to reduce water velocity and decrease bank erosion.
Findings
A. Changes or other measures have been included in the project or are otherwise
being implemented which mitigate this significant environmental effect, in
that:
I) Consolidation of open space in the main canyon systems.
2) Implementation of specific measures to prevent impacts to sensitive
species.
3) Development of a landscape plan to restore natural habitat in disturbed
areas.
15
4) Reduction of impacts to wetland habitat through the development of a
wetland enhancement and mitigation program in cooperation with the
U.S. Army Corps of Engineers. The riparian mitigation program will
address the most sensitive methods for implementation of erosion
control measures and installation of onsite storm and sanitary sewers in
Rice Canyon.
B. Potential mitigation measures or project alternatives which would eliminate or
substantially lessen the environmental ¢~fects and were not incorporated into
the project were found infeasible, bag'd on economic, social, and other
considerations as set forth in the final EIR and listed below.
1) Development of the project site in an economically feasible manner
would involve some loss of biological habitat. The preservation of all,
or even a substantial portion, of the biological resources on the project
site would not allow development to occur according to the goals
expressed in the E1 Rancho del Rey Specific Plan or the City of Chula
Vista General Plan.
2) Development of the site in a way which would provide substantially
more open space could result in inefficient infrastructural design and
would not respond to the current and forecasted housing market needs.
3) The preservation of the biological resources on the project site would
preclude the use of the site to meet current and projected needs for
housing, employment and recreational opportunities.
4) The preservation of the biological resources on the project site would
preclude the project applicant from achieving the goals of developing the
project site.
5) The preservation of the biological resources on the project site would
preclude the City of Chula Vista from benefitting from the projected
increase in net revenues which would accrue to the City from the
development of the Rancho del Rey SPA I project.
16
C. Ail significant biological environmental effects that can feasibly be avoided
have been eliminated or substantially lessened by virtue of project changes
and mitigation measures identified in the final EIR and incorporated in the
project as set forth above. Them remain some significant biological impacts.
D. The remaining unavoidable significant effects have been reduced to an
acceptable level when balanced against facts set forth above and in the
Statement of Overriding Considerations.
17
STATEMENT OF OVERRIDING CONSIDERATIONS
{TITLE 14 CAC SECTION 15093)
EIR-87-1, Rancho del Rey SPA-1
This Statement shall constitute the specific benefits associated with the approval of
the Rancho Del Rey Sectional Planning Area I Plan ("SPA") and associated maps and
permits (collectively, "Project") even though Environmental Impact Report ("EIR") No.
87-1, prepared pursuant to the California Environmental Quality Act, identified
significant, unmitigated impacts to biological resources upon development of the
Project.
The identification in the EIR of significant impacts to biology resulted in design
.modifications to the Project in an effort to reduce the adverse impacts. These
modifications included the consolidation~of open space in the main canyon systems,
specific measures to prevent impacts to sensitive species, programs to restore natural
habitat to disturbed areas and the reduction of impacts to wetlands habitat through
consultation with the California Department of Fish and Game and the U.S. Army Corps
of Engineers. These measures reduced the adverse impacts, even though the resulting
impact remains unmitigated.
The Project proposes the construction of a wide range of housing types which will
provide opportunities for home ownership and shelter for the entire economic
spectrum. The proposed housing will be located in an area of Chula Vista served by a
public transit system and access to the freeway system. This location will provide
residents with access to a variety of employment opportunities. This increase in the
range of housing types is a substantial benefit to the City of Chula Vista.
The Project includes the development of an employment park which will provide a
variety of employment opportunities for residents. The construction and operation of
the employment park will generate significant revenues in the form of taxes for the
benefit of the City of Chula Vista. These revenues will exceed the operating costs
associated with Project development.
The location of the Project will result in the construction of significant roads and
other infrastructure which will serve existing development to the east. This "infill"
development of vacant land will result in construction of needed public facilities
which would otherwise be delayed.
The General Development Plan is consistent with the original intent and purpose of the
Rancho del Rey Specific Plan, and is therefore, in conformance with the provisions of
the General Plan. The General Development Plan proposes minor modifications in the
circulation system that enhance the visual appearance of the project.
In addition, housing units will be served to buy significant amounts of a natural and
manmade open space and park systems. All public facilities have been responded to and
the needs generated by this project have been met by the standards and requirements
stipulated in the public facilities plan and financing analysis.
The General Development Plan proposes the maintenance and enhancement of two major
legs of Rice Canyon which traverse the site. In addition to this preservation, the
plan provides for active recreational needs of the residents of this project by
providing two neighborhood parks, a community park, and a system of trails that will
connect all major uses to these open space areas. Master Plans will be required prior
to the development of these parks to ensure the high quality development of these
parks as well as protection of adjacent areas.
WPC 4449P
City Planning Commission
Agenda Items for Meeting of December 16, 1987 Page 1
3. PUBLIC HEARING: Consideration of Tentative Industrial Subdivision Map
for Rancho Del Rey Subdivision, Chula Vista Tract 88-z
- Rancho Del Rey Partnership
A. BACKGROUND
The Subdivision Map filed for the employment park area identified as
Rancho Del Rey Employment Park Phases 1 and 7 encompasses a little over 91
acres to be subdivided into 34 industrial lots. The map also includes 8
acres of open space lots. The property is located on the north side of
"H" Street approximately l-l/2 miles east of 1-805 and one mile west of
Southwestern College. Environmental Impact Report EIR-87-1 was previously
certified by the Planning Commission at an earlier date and the adoption
of CEQA findings and a Statement of Overriding Considerations was included
for action in the previous item identified as Chula Vista Tract 88-1.
B. RECOMMENDATION
Based on the findings attached in this report, adopt a motion recommending
that City Council approve the industrial subdivision map of Rancho Del Rey
reference Chula Vista Tract 88-2 subject to the following:
1. Public improvements as described in this resolution shall include,
but not be limited to: A.C. pavement and base, concrete curb, gutter
and sidewalk, traffic signals, street lights and signs, street trees,
fire hydrants, sanitary, sewer, water and drainage facilities. All
improvements shall be designed and constructed in accordance with
City Standards.
2. The developer shall be responsible for the construction of East "H"
Street in accordance with Chula Vista Drawing 87-386 through 87-426.
The extent of the improvements shall be as identified in the Public
Facilities Plan.
3. The developer shall be responsible for the construction of full
public improvements for all streets shown on the Tentative Map within
the Subdivision. All improvements required for each unit shall be
guaranteed prior to approval of any Final Subdivision Map for said
unit. Temporary turn arounds conforming to City Standards shall be
provided at the interim end of any street segments longer than 150
feet measured from the centerline of the nearest intersecting street.
4. Sewer manholes shall be provided at all changes of alignment and
grade. Sewers serving l0 or less equivalent dwelling units shall
have a minimum grade of 1%.
City Planning Commission
Agenda Items for Meeting of December 16, 1987 Page 2
5. The developer shall be responsible for the installation of a traffic
signal at the intersection of "B" Street (east leg) and East "H"
Street and improvement of the traffic signal at Paseo del Rey and
East "H" Street to accommodate the traffic from "B" Street.
Installation shall include detector loops, controllers, telemetry and
service locations.
6. Graded access shall be provided to all storm drain structures
including inlet and outlet structures.
7. The developer shall obtain and grant to the City easements for all
offsite storm drains prior to approval of any Final Map requiring
those facilities,
8. 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).
9. Private storm drains shall be subject to detailed review for
compliance with City Standards. Plans for said storm drains shall be
submitted to the City Engineer in conjunction with public storm drain
plans. Plan checking and inspection fees shall be paid by the owner.
10. Lots shall be so graded as to drain to the street or to an approved
drainage system. Drainage shall not be permitted to fl ow over slopes.
11. The developer shall obtain notarized letters of permission for all
offsite grading work prior to issuance of grading permit for work
requiring said offsite grading.
12. Access rights to East "H" Street shall be relinquished on all lots
abutting on East "H" Street.
13. The subject property is within the boundaries of the proposed
Assessment District 87-1 (East "H" Street Assessment District). The
developer shall agree to not protest formation of the Assessment
District 87-1 and to not protest inclusion of the subject property in
said District. The developer shall be responsible for all costs
associated with reapportionment of assessments as a result of
subdivision of lands within the project boundary.
14. The developer shall pay "Eastern Area Development Impact Fees" prior
to issuance of building permits. The amount of said fees to be paid
shall be that in effect at the time of issuance of building permits.
15. A striping plan for "B" Street shall be approved by the City.
Engineer in conjunction with approval of the street improvement plans.
City Planning Commission
Agenda Items for Meeting of December 16, 1987 Page 3
16. Vehicular access to "D" Street shall be restricted to right turn
ingress and egress.
17. Concurrent with submittal of the improvement plans, the developer
shall submit a design for access to lot 7 from Street.
18. All grading and improvements shall be done in conformance with the
Rancho del Rey Employment Park design guidelines.
19. A bus turnout shall be provided on "B" Street. The location and
design of the turnout shall be approved by the City Engineer.
Installation of said turnout shall include benches and shelters.
20. The developer shall guarantee maintenance of the siltation basin
westerly of the subject property until such time as all grading has
been completed and the City accepts the responsibility for said basin.
21. Subsequent to approval of Final Subdivision Maps, building permits
for development of the subject property may be withheld if any of the
following occur:
a. The public facilities monitoring program in the Public
Facilities Plan indicates that facilities are operating beyond
the identified level of service.
b. Traffic volumes on East "H" Street exceeds 56,500 vehicles per
day, measured immediately easterly of Hidden Vista Drive.
c. Regional building permits exceed thresholds identified in the
Public Facilities Plan.
d. Traffic volumes, levels of service, utilities and/or services
exceed the adopted citywide threshold standards.
22. The developer shall be responsible for repayment of construction
costs for the Rice Canyon sewer in accordance with Resolution 11574
until such time as repayment in accordance with said resolution is
completed.
23. The owner shall grant a tree planting and maintenance easement along
East "H" Street.
25. The developer shall request the formation of an open space
maintenance district.
26. The minimum width of the open space lots adjacent to "H" Street shall
be 30 feet, however, the industrial development standards shall be
adjusted to include said areas in lot calculations.
City Planning Commission
Agenda Items for Meeting of December 16, 1987 Page 4
27. The developer shall improve all trail systems shown within each phase
of development including landscaping and irrigation.
28. The developer shall agree to form a Mello-Roos public facilities
district or an acceptable alternative financing program subject to
the approval of both the Chula Vista Elementary and Sweetwater School
Districts.
29. The paleontologist monitor shall be present during the grading of the
site. The monitor shall have the authority 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 an 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 History 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.
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 fees, including but not
limited to Sewer Participation Fee, prior to issuance of building
permits.
3. The developer shall underground all existing overhead facilities
lying within the Subdivision. All utilities serving the Subdivision
shall be undergrounded.
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 install street trees in accordance with Section
18.28.10 of Chula Vista Municipal Code.
6. The developer shall comply with all applicable sections of the Chula
Vista Municipal Code. Preparation of Final Maps 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.
City Planning Commission
Agenda Items for Meeting of December 16, 1987 Page 5
C. DISCUSSION
1. General Lotting of the Area
The 87-acre employment park has been identified as a multi-user
complex providing for office industrial research and service
commercial uses. The division of property providing for 34 lots with
a typical 1-2 acre lot size, with the two largest lots totalling
approximately 8 acres each located at the extreme east and west end
of the project will, along with the employment development
guidelines, help ensure that quality industrial users are attracted
to the area. The circulation and lotting pattern is designed to
provide open views to the canyon area i~ediately to the north for a
number of the lots as well as public viewing for the traveler
entering the development. In addition, the design standards provide
for specific setbacks for buildings located adjacent to "H" Street as
well as the landscaping depth and berming requirement to ensure a
well landscaped corridor adjacent to the industrial tract. As
provided in the development guidelines, the more commercial oriented
services will be accommodated near the entry at the west end of the
project.
2. Circulation and Street Improvements
Since the industrial subdivision is listed as Phase 1 in the Rancho
Del Rey SPA Plan, "H" Street will be widened and completed as the
first phase of development. The circulation system serving the
industrial area will have three points of access onto "H" Street as
well as elements of a single loaded street to provide views into the
adjacent leg of Rice Canyon. Several additional cul-de-sac streets
provide the remaining linkage to the industrial lots. In general,
the curvilinear nature of the street pattern will avoid the typical
sterile, rigid, ultra-modern feeling sometimes accomplished in an
industrial setting. The cul-de-sacs have been maximized to minimize
through traffic and create an employment neighborhood identity. In
addition, it should be noted that the site has been graded in a
series of step pads rather than one large flat area to provide a more
human scale from "H" Street and to minimize grading quantities.
3. Street Names
As with the adjacent residential area, the applicant has provided a
series of street names. After being reviewed by the various
departments, with final approval to return to the Planning Commission
for consideration and recommendation.
4. Visual Considerations
As mentioned earlier, grading was a key consideration in providing
several individual pads rather than a single flat pad to create
interest in the project. The sites have been generally stepped down
as they proceed westerly to maximize use to the west. This coupled
City Planning Commission
Agenda Items for Meeting of December 16, 1987 Page 6
with the roadway system maximized views into the canyon area. The
industrial development guidelines set forth for the industrial area
will encourage private developments to provide landmarks and focal
points for visual orientation along with providing vistas to be
created by varying buildings heights and landscaping schemes which
will be developed to create view corridors rather than harsh
buffers. The design guidelines not only establish typical setbacks
and lot coverage requirements, but provided identification for each
parcel graphically depicted to identify the lot statistics and the
limit of construction.
5. Trails
The industrial development is linked to the adjacent residential area
through pedestrian trail system extending from the east end of the
project coming from the park area extending westerly and linking up
with the open space canyon located north and west of the
subdivision. Both pedestrian and bicycle links are provided along
the "H" Street corridor as part of the public improvement.
D. FINDINGS
1. Pursuant to Section 66473.5 of the Subdivision Map Act, Tentative
Subdivision Map, E1 Rancho Del Rey Employment Park, Chula Vista Tract
88-2 is found to be in consistent with the Rancho Del Rey Specific
Plan in the Sectional Planning Area Plan adopted by the City Council
and the City's General Plan based on the following findings.
a. Land Use Element
The Rancho Del Rey Specific Plan designates the area as an
employment park which is reflected on the subdivision map design.
b. Circulation Element
All of the on-site and adjacent public road systems will be
installed as shown on the adopted SPA Plan and in conjunction
with the adopted public facilities plan which includes the
widening of "H" Street.
c. Nousing Element
The subdivision is intended to provide job for housing that is
identified in the projects immediately adjacent to the subject
site. Housing is not an issue with this particular subdivision.
d. Parks and Recreation and Open Space Element
Civic property is not required to provide park space since it is
limited to industrial and commercial activities. However,
approximately 8 acres of open space is being provided in concert
with the adjacent open space identified in Chula Vista Tract
City Planning Commission
Agenda Items for Meeting of December 16, 1987 Page 7
88-1 and open space identified in the adopted SPA Plan. In
addition, trail linkages will be provided in accordance with the
adopted SPA.
e. Seismic Safety Elements
Although the project site is considered to be seismically an
active area with no known active faults on or adjacent to the
property. The nearest major active fault is identified as the
Coronado Banks Fault located approximately 20 miles to the
west. Several of the potentially active La Nacion fault crosses
the subject site, however, seismic risk was judged in the
environmental document to be low with specific mitigation
measures identified in the environmental document taken into
consideration with the design of the subdivision map. Other
specific mitigation relating to slope stability and techniques
dealing with fill slopes will be incorporated in the grading of
the project.
f. Scenic Highway Element
Manufactured slopes adjacent to "H" Street will be planted with
combinations of buildings or walls to be addressed through the
design review process. Building locations, design, and signing
will be controlled through the use of development standards as
incorporated in the PC regulations and the development design
guidelines adopted for the Rancho Del Rey employment area.
g. Bicycle Routes
"H" Street has been designed to accommodate bicycle movement and
will provide links to the various commercial and schools located
to the east and west as well as the various parks within the
development. "H" Street is identified on the bicycle routes
element as a major bicycle link.
h. Public Buildings Element
No public buildings are proposed for the project site.
2. Pursuant to Section 66412.2 of the Subdivision Map Act, the
Commission certifies it is considered effective 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 4602P