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HomeMy WebLinkAboutPlanning Comm Reports/1987/10/28 AGENDA City Planning Commission Chula Vista, California Wednesday, October 28, 1987 - 7:00 p.m. City Council Chambers PLEDGE OF ALEEGIANCE - SILENT PRAYER INTRODUCTORY REMARKS 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: PCM-88-13: Family Density Bonus, 36-54 Woodlawn T.E.N. Developers 2. Consideration of Final EIR-87-1, Rancho del Rey SPA-I 3. PUBLIC HEARING: Consideration of the adoption of the General Development Plan, Sectional Planning Area (SPA) Plan (PCM-87-6), Public Facilities Plan and Financing Analysis, Develop- ment Agreement, Design Guidelines and Development Regulation for Rancho del Rey SPA-I - Rancho del Rey Partnership 4. Consideration of CEQA Findings, EIR-87-1, Rancho del Rey SPA-I 5. Statement of Overriding Considerations - Rancho del Rey SPA I 6. PUBLIC HEARING: PCA-88-1: Consideration of an amendment to the Municipal Code to exempt service stations on scenic corridors from State price sign locational requirements - City Initiated DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT to the Regular Business Meeting of November 4, 1987 at 7:00 p.m. in the Council Chambers October 21, 1987 TO: City Planning Commission FROM: George Krempl, Director of Planning SUBJECT: Staff Report on Agenda Items for Planning Commission Meeting of October 28, 1987 1. PUBLIC HEARING: PCM-88-13: Consideration of density bonus for apartments proposed at 36-54 Woodlawn Avenue - T.E.N. Developers A. BACKGROUND This item is a request for a 6-unit density bonus under the State-mandated Density Bonus Program {Government Code Section 65915). Under this law, a local entity is required to either approve a minimum density bonus of 25% or grant the developer other incentives of equivalent economic value in return for affordable housing. Approval of the request would increase the number of allowable units from 31 to 37 for a proposed apartment project on 1.0 acres at 36-54 Woodlawn Avenue in the R-3 zone. The Design Review committee approved the 37-unit project design at their meeting of August 6, 1987, subject to approval of the density bonus. An Initial Study, IS-87-47, of possible environmental impacts of the project was conducted by the Environmental Review Coordinator on May 29, 1987. The Environmental Review Coordinator concluded that there would be no significant environmental effects and has recommended that the Negative Declaration be adopted. B. RECOMMENDATION 1. Find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-87-47. 2. Adopt a motion recommending that the City Council approve the density bonus, PCM-88-13, for 37-units at 36-54 Woodlawn Avenue. C. DISCUSSION The project consists of 33 2-bedroom/2-bath and 4 1-bedroom/l-bath units in two 3-story buildings over a 46-space basement parking garage. An additional 26 open parking spaces will be located just west of the apartment structure. Overall heigh% of the project is under 40 feet. With the exception of density, the proposal complies with the standards of the R-3 zone and the High Density Residential land use designation of the City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 2 General Plan. The six units requested over the 31 units permitted under this zoning represents a density bonus increase of 19%. As noted above, the Design Review Committee has approved the site plan and elevations. In 1985, the City enacted Ordinance 12135 which provides a procedure for the City to respond to requests by developers for density bonuses under the provisions of California Government Code Section 65915. Under our policy, a developer must provide 20% of the total project units prior to the granting of a density bonus as affordable to low income households Ihouseholds at or below 80% of the area median income), and 5% of the pre-density project units as affordable to moderate income households (households at or below 120% and above 80% of the area median income). Rents on affordable units are restricted for 25 years. Affordability is defined as rent levels not exceeding 25% of the monthly income of households in those low and moderate income categories. If the density bonus is granted, the developer has agreed to rent one 1-bedroom apartment for no more than $419 a month, and five 2-bedroom apartments for no more than $523 a month to low-income households. The developer estimates that they will rent non-restricted 1-bedroom units for $550 a month and non-restricted 2-bedroom apartments for $650 a month. Additionally, one 1-bedroom apartment would have a rent cap of $628 a month, and one 2-bedroom apartment would have a rent cap of $785 a month; both for moderate-income households. Since our ordinance sets maximum rents that can be charged for restricted units, the current market rate rents are actually below the maximum of $678 and $785 set for these moderate-income units. The moderate-income restriction would be beneficial, however, if market conditions change in the future and rents escalate. Currently, a family of four would have to have an income of $25,100 a year or less to be eligible to rent the units reserved for low-income households and $37,700 a year or less to qualify for moderate-income restricted units. Rents could increase as the median income figures for the County increase. The units would be restricted for a period of 25 years. The other units can be rented at market rates. Maximum restricted rents are calculated using the affordable rent formula described in our family density bonus policy attached hereto. According to this formula, monthly rental rates cannot exceed 25% of the gross monthly income of a four person household whose income falls at 80% and at 120% of the County median income. D. ANALYSIS The issue is whether or not to grant a density bonus of six units or to agree to offer equivalent financial incentives. According to State law, a local jurisdiction does not have the option to deny a density bonus request without offering an equivalent incentive. All land issues have previously been approved and require no further action. City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 3 If the density bonus is approved, the City will gain eight affordable housing units--six for low-income households and two for moderate-income households--with a 25 year restriction. The developer would submit a Housing Cooperation Agreement outlining the terms and conditions of the density bonus prior to City Council consideration. Since the proposal has been approved by the Design Review Committee and is consistent with State law, we are recommending approval of the request. WPC 4420P Freeway R/W ~ ~ \ Mobile Home Park Mobile Home Park ~LOCATOR PCM-88-13 Density Bonus Request CITY OF CHULA VISTA HOUSING DENSITY BONUS POLICY Adopted by City Council Resolution No. Z2135 on August 13f 1985 OBJECTIVE To provide a procedure for City response to formal requests by housing developers for density bonuses under the provisions of California Government Coae Section 66915, which provides for increases in densities of residential rental units in exchange for the provision of affordable housing units; to establish the degree of provision of those affordable housing units required by the City in granting density bonuses under California Government Code Section 65915. CONDITIONS In order to obtain approval of a density bonus or an incentive of equivalent financial value, the housing developer must commit to the following provision of affordable housing: 1. A minimum of 20% of the pre-density bonus unit count to be occupied and affordable to low-income households and 5% of the pre-density bonus unit count to be occupied and affordable to moderate income households. Low-income is defined as at or below 80% of the HUD-published SMSA median income adjusted for family size and moderate income as between 81 and 120% of the HUD-published SMSA median income adjusted for family size. Studios shall be assumed to be occupied by one-person households, one bedrooms by two-person households, and two bedrooms by four-person households. Affordability shall be defined as being a monthly rental rate not in excess of 25% of the monthly income of the appropriate lower income or moderate income family size. 2. Affordable units to be committed to low-income household occupancy for a minimum of 25 years. PROCEDURE 1. An applicant wishing a density b~us shall submit jointly to the Planning Director and the Community Development Director the following preliminary information: a. A letter formally requesting the density bonus and describing the project, project location, total units allowable under existing zoning, total density requested, and number, size, and location of affordable units proposed. b. Project financial information, including a pro forma and projected rent schedule. c. Land use and design details and drawings which in the judgment of the Planning Director are sufficient in scope and detail to allow preliminary evaluation of the proposed project's configuration and impact. Housing Density Bonus Policy August 6, 1985 Page Two 2. The housing developer's request shall be taken to the Planning Commission and the City Council for preliminary recommendation and approval or disapproval, subject to all necessary and appropriate City development approvals based on the standards applicable to the post-density unit count. 3. The City shall within 90 days of the housing developer's prelimina~ request notify the applicant of: a. Its intention to allow the requested density bonus, subject to all necessary and appropriate City development approvals. b. Its intention to consider incentives of equivalent financial value in lieu of the density bonus, in which case the City shall inform the housing developer of the fee for evaluation of those incentives of equivalent financial value. c. Its conclusion that the request has been found to be invalid for articulable reasons. 4. In response to 2a, the housing developer may follow the appropriate City procedures for housing development approval of the proposed project including the density bonus. 5. In response to 2b, the developer may submit to the Community Development Director a letter agreeing to the evaluation of incentives of equivalent financial value and, in that case, shall submit the appropriate fee payment. The City shall then submit the project information to the City Housing Consultant for evaluation and recommendation to the City Council on appropriate incentives of equivalent financial value. The City Council shall make its determination and offer the selected incentives to the developer in exchange for the appropriate affordable housing provisions. 6. In response to 2a or 2b, the housing developer shall enter into a Housing Cooperation Agreement with the City Council which identifies and commits the provision of affordable housing and which is recorded against the project property. WPC 1689H negativ, declaration PROJECT NAME: Woodlawn Terrace Apartments PROJECT LOCATION: 36-54 Woodlawn Avenue PROJECT APPLICANT: T.E.N. Developers 1154 Marshall Avenue E1 Cajon, CA 92020 CASE NO: IS 87-47 DATE: May 29, 1987 A. Project Setting The proj'ect site consists of four contiguous rectangular lots with a total of 1.05 acres. Currently there are five single family dwellings on-site, two wi th ' detached garages. The property slopes to the west from approximately 46 feet in the southeast corner adjacent to Woodlawn Avenue back to 38 feet along a bluff line in the rear portion of the property, at which point a sharp drop occurs to 18 feet elevation. Surrounding uses include .two and three story apartment buildings to the north, Woodlawn Avenue to the east, a mobilehome park to the south and the trolley line and I-5 corridor to the B. Project Description The proposed project includes demolition of existing structures and construction of a'37 unit apartment complex in two three-story buildings over a basement garage. Overall height of the three- and four-story structures total 40 feet. Parking on-site consists of 72 spaces located at. the rear of the property and within the basement garage. The rear parking area would be created by filling existing slope areas at the rear of the property and containing the fill within a 15 foot crib wall spanning the rear property boundary. C. Compatibility with Zoning and Plans The proposed project complies with the R-3 Apartment Residential zone in effect over the property, as well as the High Density Residential Land Use Designation outlined for this area by the General Plan. The project includes a 25% density bonus for low and moderate income family housing mandated by the State, and implemented by the Community Development Department for the City. D. Identification of Environmental Effects 1. Noise The project would be located with several balconies facing the trolley line and the I-5 freeway corridor which would subject ~it¥ o! ¢~a vista ~annin~ department environmental review section CHUbs,VIErA -2- residents to noise impacts in access of acceptable noise limits for residential development as defined by Chula Vista Municipal Code, Chapter 19.68, (Noise Control). However, a noise analysis, submitted by San Diego Acoustics, Inc., identifies noise impacts to the proposed project and outlines mitigation measures needed to reduce adverse environmental impacts to a level below significance. Those measures include the following: a. Mechanical ventilation is required in all rooms with windows facing north, south and west. b. Balconies/patios facing I-5 (west) are required to have solid railings with plexiglass added to a height of 6 feet above the floor across the full width. This will not be required for balconies/patios facing north, east or south. c. Resilient channels are required on ceilings where the rooms above are not provided with a carpet and pad. The developer has incorporated these measures into the proposed project. 2. Aesthetics " ~ The proposed 37 unit apartment complex includes approximately 3,400 cubic yards of fill contained within a 15 foot crib wall facing the trolley line. The combination of a four-story building poised atop a 15 foot crib wall creates the potential for imposing structures of a bulk and scale at variance with community standards for aesthetics. However, the overall effect of building height, bulk and scale of the building and architectural design are subject to review and approval by the City's Design Review Committee as a standard development requirement for all apartment projects within the R-3 residential zone. Under the Design Review process, appropriate controls over site design insure that the project conforms to community standards for aesthetics and reduces this potential adverse environmental impact to a level of less than significant. E. Mitigation necessary to avoid significant effects 1. Noise Mitigation measures previously outlined in the noise analysis prepared for the proposed apartment and listed in the impacts section of this report have been incorporated by the developer into the project. 2. Aesthetics Since the Design Review process regulates the bulk, scale and design of the proposed apartment complex as a standard development requirement, any potential for adverse environmental effects has been reduced to a level below significance. Therefore, additional mitigation is not required. -3- F. Findinas of Insianificant Imoact 1. The project, by incorporating noise mitigation measures into the design and construction of the 37 unit apartment complex, will not degrade the quality of the environment. 2. The'proposed 37 unit complex by utilizing appropriate design controls to soften bulk and scale achieves both short- and long-term environmental goals. 3. 3he proposed apartment complex, by reducing all potential adverse environmental effects to a level less than significant, contains no cumulative environmental impacts. 4. By incorporation of noise mitigation measures, the proposed apartment project will not cause adverse effects on human beings. G. Consultation 1. Individuals and Organizations City of Chula Vista: Julie Schilling, Assistant Planner Roger Daous~, Senior Civil Engineer William Wheeler, Building and Housing Department Carol Gove, Fire Marshal Chuck Glass, Traffic Engineer Applicant's Agent: Kelley Minard 7364 E1 Caj6n Blvd. San ~iego, CA 92115 2. Documents Title 19 (Zoning) Chula Vist~ Municipal Code General Plan, City of Chula Vista "Environmental Noise Analysis - Woodlawn Terrace Apartments" San Diego Acoustics, Inc., April 29, 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. EN 6 (Rev. 5/85) '~ city of chula vista planning department CITY OF environmental review section CHUL~VJ~I CITY OF CHULA VISTA DISCLOSURE STATE~NT I~PLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN O~ERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING COMMISSION AND ALL OTHER OFFICIAL BODIES. The following information must be disclosed: 1. L i~mes of all persons~avinga financial interest in the application. ~i~t~_ a s~2.~~a s o al perso havin ny ownership interest in the property involved. 2. If any person identified pursuant to (1) above is a corporation or partnership, list the names of all individuals owning more than 10% of 'the shares in the corporation or owning any partnership interest in the partnership. If any person identified pursuant to il) above is a non-profit organization or a trust, list the names of any person serving as 'director of the non-profit ~ organization or as trustee or beneficiary or trustor of the trust. 4. Have you had more than $250 worth of business transacted with any member of City staff, Con~nisstons, Con~ntttees and Council within the past twelve months? Yes No__ If yes, please indicate person(s) Person is defined as: 'Any individual, firm, copartnership, Joint venture, association, ~ club, fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city, municipality, district or other political subdivision, or any other group or combination acting as a unit.' (NOTE: Attach additt, pag nature A-110 Print or type name of appl4cant City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 1 2. Consideration of Final EIR-87-1, Rancho del Rey SPA I A. BACKGROUND The Draft of this EIR was before the Planning Commission at the August 12, 1987 meeting, a copy of the transcript along with written comments on the Draft EIR are included in the final EIR along with written comments and responses to both. The Resource Conservation Commission has recommended certification of the document. B. RECOMMENDATION Certify that EIR-83-2 and EIR-87-1 have been prepared in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, the environmental procedures of the City of Chula Vista and that the Planning Commission has reviewed and considered the documents as it reaches a decision on the project. C. ORGANIZATION The Environmental Review Documents for this project consist of the Master EIR for the E1 Rancho del Rey Specific Plan (EIR-83-3), t~e technical appendices on file in the Planning Department, the addendum to EIR-87-1, Comments & Responses to EIR-87-1, EIR-87-1, and the technical appendices to EIR-87-1 on file in the Planning Department. D. PROJECT DESCRIPTION 1. Prior Project Characteristics The Rancho del Rey development addressed in the circulated Draft EIR (87-1) was to involve the construction of 982 single-family units and 1212 multi-family units in a variety of density categories on 305.1 acres (see Figure 2-4 on page 2-14 of the EIR). Non-residential uses, including an employment park 184.5 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), aware 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 E1 Rancho del Rey Specific Plan to allow for site specific adjustment in residential densities as plans were refined. The density transfers proposed in the SPA I Plan do not result in an overall increase in the number of residential units nor does it result in any transfer units into or out of the SPA I Plan area. City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 2 2. Revised Project In response to public review of the draft Rancho del Rey SPA I Plan EIR and in conjunction with City of Chula Vista staff recommendations, the applicant has submitted a revised project design. The revised design responds to concerns expressed by the school district regarding the location of a proposed school in immediate proximity to existing SDG&E transmission lines. The revised plan retains the majority of the elements of the original plan, including the circulation pattern and the conceptual grading plan; additionally, the exception of two of the parcels, the land use designations and configurations across the site remain the same. The two parcels which are affected by the revision are the original school site and the new school site. Under the revised plan, the school would be located along the internal loop road and the residential units that are displaced by the school would be relocated to the original school site. As a result of this change, an additional 1.4 acres would be developed with residential land uses, with a corresponding reduction of 1.4 acres in the size of the school site. As stated above, 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 duplex units. E. MAJOR ISSUES Biological Resources Investigation of biological resources associated with the previously considered E1 Rancho del Rey Specific Plan identified significant, unmitigable impacts related to development of the proposed project. On the basis of these findings, the SPA I Plan incorporated design modifications and additional mitigation measures in an attempt to reduce biological impacts. Specifically, this included the consolidation of open space in the main canyon systems, specific measures a 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, while realizing a number of reductions to potential impacts, do not change the original assessment that significant, unmitigable biological impacts will result from the proposed project. However, identified mitigation measures are fully and properly implemented, the overall mitigation plan is considered adequate with respect to the proposed development. Potential biological impacts would also be associated with changes in onsite hydrology/water quality and with proposed alterations in the onsite stream channels. Specifically, these would be related to loss of sensitive habits and/or species related to the construction of drainage improvements in Rice Canyon. City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 3 Landform/Aesthetics Development of the Rancho del Rey project as proposed would substantially alter the landform and visual character of the site, resulting in a number of highly visible changes to existing topographic features and the creation of large manufactured slopes. Implementation of the grading plan would entail cutting most of the ridges and filling in the lower elevations, including many of the finger canyons. Much of the exiting open space in the north and central legs of Rice Canyon would be preserved, however, pursuant to recommendations contained in the 1985 Master EIR. A total of 9,500,000 cubic yards of grading would occur throughout the project site, with maximum cut and fill slopes of 100 and 130 feet, respectively. The proposed grading would result in a number of potential adverse visual impacts within and near the project site, including the alteration of on- and off-site views. Of particular importance with respect to visual alteration are potential impacts to designated Scenic Highway corridors along East "H" Street and Otay Lakes Road. Mitigation for potential impacts to landform and visual resources are contained within the specific design guidelines of the SPA I Plan. Additionally, a design manual is currently being prepared which will supplement the SPA I Plan design criteria. Project development will require the implementation of all the above guidelines, including those related to grading, landscaping, fencing, signing, lighting, parking and scenic highways. These guidelines are intended to provide flexible direction through the different levels of project development, rather than to serve as absolute design standards. The impacts from the proposed project associated with landform and visual alteration would be mitigated to a level of insignificance with implementation of the guidelines. Geology/Soils Available data from the site specific geotechnical investigation indicates that there are no major geological constraints on the project site that would preclude development. Potential identified impacts include the expansion of surficial deposits, the compaction of alluvial soils, the effect of bentonitic clay seams and poorly lithified zones on slope stability, the generation of oversized material from cemented or dense bedrock, and the presence of the potentially active La Nacion Fault Zone. A number of mitigation measures were identified in the geotechnical investigation, including specific guidelines pertaining to grading, soil and slope stability, fill materials, faulting seismicity, and foundation design. With implementation of the mitigation measure, no significant geotechnical conditions would adversely affect the proposed project. City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 4 Traffic Circulation and Access Vehicular use associated with the proposed project is projected to result in 41,054 ADT for the SPA-I area. This would produce significant traffic circulation and access impacts within the project vicinity, particularly along East "H" Street and at the "H" Street/I-805 interchange. A number of mitigation measures have been developed which would reduce these impacts below levels of significance. This assumption is contingent, however, on the proposed development maintaining a maximum volume of 56,500 vehicles per day on East "H" Street east of Hidden Vista Drive prior to the construction of Route 125 /the transportation analysis notes that, if development in the vicinity of the project site does not occur a the rate assumed in the analysis, a greater number of ADT could be accommodated on local roadways). The proposed mitigation measures consist primarily of constructing and/or improving a number of roads in the project vicinity to accommodate the projected traffic volumes. Assuming that the referenced maximum ADT ARE maintained on East "H" Street, no significant impacts related to traffic would be expected from the proposed project development with implementation of the mitigation measures. Noise Potential noise impacts associated with the Rancho del Rey project were calculated using the Federal Highway Administration Stamina 2.0 noise prediction model. To determine the maximum noise levels that could be experienced onsite, community buildout traffic volumes provided by the technical transportation analysis were used for East "H" Street and Otay Lakes Road. Additionally, projected internal traffic volumes and proposed grade elevations were used to model future onsite noise levels. The results of the noise analysis indicate that upon buildout of the proposed project, portions of the site (particularly along East "H" Street and Otay Lakes Road) would be subject to noise levels exceeding the City of Chula Vista exterior noise standards. In addition, areas of the site exposed to noise elves of 65 dBIA) or greater would experience significant interior noise impacts. Mitigation measures have been developed which would reduce the majority of identified noise impacts below levels of significance. These include the use of appropriately sized and located walls, berms, and building setbacks for mitigating exterior noise levels and the use of appropriate building design and insulating materials to adequately attenuate interior noise levels. Impacts which would not be adequately mitigated by the measures listed above include those associated with the multi-family areas adjacent to East "H" Street /parcels R-15 and R-14), and the East "H" Street Park (parcel P2). These areas will require further analysis and mitigation once detailed development plans are made available. City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 5 Land Use The proposed project would alter the utilization of the site from essentially undeveloped open space to a mixed use development containing residential, industrial, and open space areas. This change would result in impacts such as increased traffic flows, the alteration of natural landforms, reduced visual quality, additional public service and utility demands, increased noise, and the loss of native habitats and sensitive plant and animal species. The proposed land uses for Rancho del Rey are, however, compatible with the existing and planned land uses in the project vicinity, and the project is consistent with all applicable land use policies. Therefore, no adverse land use impacts are anticipated from the implementation of the SPA-I Plan, and no mitigation measures would be required. Hydrology/Water Quality The proposed development would require substantial grading, infilling of drainages, and construction of impervious surfaces to accommodate the planned community. This would result in impacts to both the quality and quantity of runoff within and downstream from the site. Specifically, grading and drainage alteration would change the direction and velocity of runoff, and increase the potential for erosion by removing vegetation and creating artificial slopes. The construction of impervious surfaces would decrease infiltration and increase the runoff from the site. Increasing the runoff from the site (and the associated increase in erosion) would increase the potential for a reduction in water quality Iboth onsite and downstream) due to the associated rise in suspended and dissolved streamloads. In addition, water quality would be impacted by the proposed increase in urban development, which generally increases the potential for runoff contamination. Locally perched groundwater was identified onsite, and represent a significant potential flooding impact to proposed structures and facilities, especially during wet climatic periods when groundwater levels rise. Mitigation measures regarding hydrology/water quality include guidelines related to drainage facilities, building pad drainage, soil and slope stability, runoff control, and revegetation of disturbed areas. The identified mitigation measures will reduce significant hydrology/water quality impacts from the proposed project. Parks/Recreation and Open Space The Rancho del Rey project proposes to incorporate a series of parks, community facilities, and hiking and equestrian trails totalling 105.2 acres, as well as 227.1 acres of open space. These proposed acreages exceed all appropriate dedication standards of the City of Chula Vista, and would preserve much of the existing open space in Rice and Otay Lakes Canyons. While the location and size of proposed parks and open space is not expected to be an issue, the nature and schedule of development of the City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 6 parks and recreational facilities are conceptual and have not been finalized. Consequently, a number of mitigation measures have been established relating to the nature and schedule of parks and recreation development, as well as biological and hydrological concerns within the major onsite canyons. These measures will reduce or eliminate adverse impacts related to parks/recreation and open space from the proposed project. Water The proposed water demand for the Rancho del Rey project at full buildout would be 1.54 million gallons per day (mgd), with nearly 90 percent utilized by the residential {70 percent) and employment park {19.5 percent) developments. The project proposal includes an internal water conveyance system capable of meeting the projected onsite water needs, as well as a umber of offsite improvements designed to offset the project's impacts to the regional water distribution system. Specifically, the offsite facilities include a 30-inch water transmission main beneath East "H" Street, from the proposed Reservoir 22-3 to the intersection of Yuba and "H" Streets, and, from that point, a 24-inch line to the intersection of "H" Street and Buena Vista Way. To reduce onsite water demands, however, it is recommended that the water conservation policies currently endorsed by the State of California and the City of Chula Vista be implemented by the Rancho del Rey project. These include various water-saving techniques such as drought-resistant landscaping, drip irrigation systems, low-flow shower and faucet restrictors, and toilet dams. Sewer The proposed Rancho del Rey community is projected to produce an average sewage flow of 0.75 million gallons per day. The proposed project design includes a wastewater conveyance system to transport project-generated waste into the San Diego Metropolitan Sewer System via the City of Chula Vista sewage infrastructure. The Rancho del Rey project would not produce any significant adverse impacts to the City of Chula Vista sewage infrastructure. Implementation of the project may, however, require the developer to contribute either financially or through construction of appropriate facilities to provide contribution to the regional system. Additionally, the project proposes the construction of a sewer line maintenance road in the main leg of Rice Canyon, which could result in significant impacts to biological and/or hydrological resources. Mitigation measures have been developed which would reduce these impacts below levels of insignificance, including maintenance road location, design, and construction specifications, as well as appropriate rehabilitation efforts. The above measures would reduce or avoid significant adverse impacts related to sewer service as a result of the proposed project development. City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 7 Schools The Chula Vista Elementary School and Sweetwater Union High School Districts both assume an average generation rate of 0.3 students per dwelling unit. Based on the proposed 2201 residences for Rancho del Rey, therefore, 660 elementary and 660 secondary students would be generated from the proposed project. While these additional students would result in incremental impacts to existing school facilities, current regional development plans call for the construction of three elementary schools, one junior high school, and one high school in the vicinity of the project site. These facilities would reduce nearly all adverse project-related impacts related to schools below levels of significance. The exception to this is related to elementary school capacity, for which a shortage of classroom space is projected in two local schools if current growth rates continue. In addition to the three proposed elementary schools in the project vicinity, a 12.6 acre parcel has been reserved within the Rancho del Rey site for future development of an elementary school /financing for the construction of school facilities is proposed via the formation of a Mello Roos District). While the construction of a new school is not a portion of the currently proposed Rancho del Rey development plan, the elementary school facility would be built once a sufficient number of students were generated. Assuming all of the above measures are implemented, no significant adverse impacts to schools would be expected from the proposed project development. Fire The proposed development would incrementally increase demand for fire protection services within the project vicinity. In addition, it would contribute to the cumulative impact of growth in eastern Chula Vista on fire facilities. Existing Fire Station No. 4 is scheduled for relocation to the east of the project site to meet fire protection demands associated with new development in that area. This move is proposed to occur within approximately 4 to 5 years, and would affect the ability to efficiently respond to fire suppression needs in the project area. The Rancho del Rey development plan, however, includes a proposal to construct a fire station onsite. If the fire station is constructed in a timely manner li.e., relative to the relocation of Fire Station No. 4), this action would reduce impacts related to onsite fire suppression efforts below levels of significance. A related impact of the Rancho del Rey project related to fire services is the site design of the project. The Fire Department has expressed concern over the number of ~omes which are proposed to be located adjacent to the open space chaparral areas of Rice Canyon. Because the chaparral is highly flammable, certain site-related, landscaping, and architectural design features would need to be incorporated into the final design of the lots to insure that a significant hazard was not created upon project implementation. City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 8 Mitigation measures necessary to counteract the onsite fire potential include adequate backyard setbacks and flame resistant vegetation combined with a low fuel firebreak; these measures should be incorporated into the final design of the lots adjacent to open space areas, such as Rice Canyon, to the satisfaction of the City Fi re Department. In addition, adequate water pressure must be provided to meet the City's fire flow requirements. No significant adverse impacts related to fire would be expected from the proposed project development upon implementation of the mitigation measures. F. ALTERNATIVES There are various alternatives which are discussed in the environmental documents for this property. They include: 1. The previous specific plan for the property (EIR-83-2) which proposed a lower density, no employment park, and no filling of the main leg of Rice Canyon. 2. The revised specific plan {EIR-83-2) as proposed which included a higher density, an employment park with a different configuration and grading in main leg of Rice Canyon. 3. The staff recommended Specific Plan Amendment {Addendum, EIR-83-2) which provided for an employment park with a different configuration, lower density residential and no grading in main leg of Rice Canyon. 4. The no project alternative EIR-83-2 and EIR-87-1). WPC 4429P City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 1 3. PUBLIC HEARING: PCM-87-6 - Consideration of Rancho del Rey SPA I Plan, Public Facilities Plan, Development Agreement, and Pu Regulations; Rancho del Rey Partnership A. BACKGROUND This item involves the consideration of the Rancho del Rey I Sectional Planning Area {SPA) Plan and related items for a 808-acre portion of the E1 Rancho del Rey Specific Plan. The Specific Plan was approved by the City Council in 1985 and this submittal represents the first phase implementation of that project. Included in your consideration is the Rancho del Rey General Development Plan, Sectional Plan Area Plan, the Public Facilities Plan and Financing Analysis, the Planned Community Regulations, Development Agreement, and Preliminary Design Guidelines. B. RECOMMENDATION 1. Based on the findings attached to this report {Attachment 1), adopt a motion recommending that the City Council approve the Rancho del Rey General Development Plan; and 2. Based upon the findings attached to this report {Attachment 2), adopt a motion recommending that the City Council approve the Rancho del Rey Sectional Planning Area (SPA) I Plan, subject to the conditions of approval listed in this report; and 3. Adopt a motion recommending approval of the Public Facilities Plan and Financing Analysis and the Development Agreement; and 4. Adopt a motion approving in concept the preliminary residential, landscape, and employment park Design Guidelines; and 5. Direct staff to continue reviewing with the applicant the preliminary design guidelines for resubmittal to your Commission with the consideration of the first tentative map within Rancho del Rey SPA I. C. DISCUSSION 1. The Rancho del Rey General Development Plan The Rancho del Rey General Development Plan (SPA-I Plan, Exhibit #2) is a required exhibit for any planned community zone and is intended to show the general location of all proposed uses and the general City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 2 circulation system. Its main purpose is to serve as a bridge connecting the land use and density categories of the Specific Plan and the more detailed descriptions proposed in the Sectional Planning Area. The General Development Plan map is detailed as Exhibit 2 in the SPA Plan document. It details that within the 808 acres of Rancho del Rey SPA I, there is proposed 2,201 residential dwelling units, a 102.4-acre employment park, an elementary school site, 66.8 acres of park and recreation facilities, and 292.2 acres of natural open space. The E1 Rancho del Rey Specific Plan contains both general and specific criteria for the implementation of sectional plans. It also permits deviations when the more detailed planning justifies it. As that relates to Rancho del Rey SPA-I, that relates to circulation, public facilities and housing products. a. The Rancho del Rey loop road which connects all of the residential areas and public facilities to the main access roads is proposed to be altered in alignment to connect the road to Rice Canyon. This serves to open the project up to the natural features on the site as well as to separate the specific neighborhoods within the project. The goal with this change is to create a more natural setting while accenting the major amenities contained on-site. b. The elementary school site has been moved from north of the community park to an area more centrally located within the project. The reason for the relocation is based on input from the school district concerning the proximity to the SDG&E, power lines. Based on State of California standards, the location shown on the Specific Plan was too close to those power lines. c. The Specific Plan proposed approximately 220 more single-family cottage and small-lot products than will be proposed within this SPA Plan. To accommodate the mix of land uses, there has been a reduction in the cottage and townhouse product with an increase in the single-family conventional and multi-family units {SPA-I Plan, Exhibit #6). 2. Rancho del Rey Sectional Planning Area (SPA) I Plan The E1 Rancho del Rey Specific Plan requires the preparation and approval of a Sectional Planning Area plan before subdivision maps and site plans are considered. The purpose of the SPA Plan is to more fully define the various land uses, circulation system, and housing types proposed for this project area. In addition to that, the SPA Plan provides the planning framework (land use, density, open space, circulation, public facilities, and design guidelines) to guide the preparation of individual project plans. The details contained in the SPA Plan would not only assist the City in requiring conformance with the E1 Rancho del Rey Specific Plan, but also assist in implementing the purpose and intent set forth in the SPA Plan. City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 3 The following discussion is a more detailed description of the E1 Rancho del Rey SPA I Plan. Plan Structure and Design There are many factors influencing the design of Rancho del Rey SPA-I ISPA-I Plan, Exhibit #4). The main natural feature is Rice Canyon. In addition to being a major visual feature, Rice Canyon serves as a primary drainage way within the project area and contains several sensitive biological resources. These existing landform characteristics serve as the basis for the physical planning of the SPA Plan. Basically, residentially developed areas are located on higher elevations, while the canyons remain as natural open space with a passive system of trails. The one exception to that is in the eastern portion of Rice Canyon where a community park will be located with active recreational uses. On the southern edge of SPA I and adjacent to East "H" Street is the employment park. That park will primarily feature industrial uses with support commercial and office development. As with the residential development on the ridges, the employment park design will attempt to orient itself and take advantage of Rice Canyon, which runs along the northerly boundary of the park. Adjacent to East "H" Street, primary consideration will be the visual impacts from the employment park to the passing motorists. Special setbacks and design standards are contained in the project to mitigate and enhance the visual features along East "H" Street. Circulation The uses mentioned above are supported by publicly maintained internal and external circulation roads. There is only one road proposed on the north side of SPA I in the estate area that would be a private road with controlled access. Based on the uses depicted in the SPA Plan, this project will generate 39,634 trips per day onto the local and regional street system. That is more fully described in Chapter 3 of the SPA Plan document and the improvements that are needed to serve this project are defined in the Public Facilities Plan. As noted in the previous EIR discussion, traffic circulation is a major consideration with this project. To mitigate traffic impacts, Rancho del Rey proposes that lO,O00 ADTs (average daily trips) that are projected to be generated primarily by the employment park will be "held in reserve" until the commencement of a roadway in Route 125. With this stipulation, the projected level of service on all roads, especially East "H" Street, will be at least Level of Service City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 4 Public Facilities The Public Facilities Plan and Financing Analysis has three major features. It describes in detail the proposed public facilities that are impacted by this project and the measures being taken to respond to that impact. In the case of impacted facilities, the developer will either be required to construct those facilities in their entirety, or participate in the construction/financing of those facilities if this project does not fully warrant said construction. Secondly, the Public Facilities Plan also addresses the phasing of the required improvements. In the case of facilities that affect public health, safety and welfare such as roads, sewer and drainage facilities, those improvements need to be completed prior to occupancy of a given phase. For example, if a road is required in ~then before any units could be occupied in that phase, the road must be completed. In the case of park and recreation facilities, those improvements must be completed prior to the end of the development allocated for any phase and prior to the start of development in a subsequent phase. A third feature of the Public Facilities Financing Plan is the regional transportation phasing program. The EastLake Development Impact Fee Program adopted by the City in February 1986 and currently applying to EastLake and Bonita Long Canyon identifies the required regionwide transportation facilities, develops cost estimates, and calculates an impact fee. As a part of the Rancho del Rey Public Facilities Planning Program, this project will be required to participate in that regional transportation facility phasing program. This plan proposes development thresholds set for the regional improvements that will outweigh any limits for the local phasing of Rancho del Rey. Therefore, for example, if regional development dictates that Otay Lakes Road, between East "H" Street and Bonita Road, be constructed before development can proceed it must be improved prior to future development occurring within Rancho del Rey, even though SPA I's local phasing limit for Otay Lakes Road may not have been reached. In addition to the above, other facilities impacted by this project and the measures undertaken to respond to that impact are as follows: a. Parks and Recreation - There are 45.7 acres of public park uses included in SPA I. This includes a community park, two neighborhood parks, a staging area for pedestrians and equestrians at the east end of Rice Canyon, and a trail system which links all of the major open space and residential areas to the park facilities. All of the parks and recreation facilities will be dedicated and maintained by the public. In the case of the natural open space features, those will be maintained by an open space maintenance district. City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 5 b. Fire Protection - The E1 Rancho del Rey SPA I has reserved up to three acres within the East "H" Street Park for a fire station and training facility. Until the City Fire Department determines the need for construction of a fire station on this site, the Southwestern College Fire Station will serve the needs generated by this project. c. Library - Based on the City-approved Public Library Master Plan, a need for a sub-regional library facility is identified in this area. To assist in implementation of that study, a parcel of up to two acres is shown adjacent to the proposed fire station within the East "H" Street Park. If the City determines a need to build the library at this location, then the site would be available. d. Schools - T~e project proposes the dedication of a school site to the Chula Vista Elementary School District. Since the capacity of an elementary school is projected to be 730 students and approximately 594 students will be generated from SPA I alone, the School District is requiring that the developer assist in the construction of a school site within the timeframe of SPA I. Relative to the middle school and high school requirements of the Sweetwater Union High School District, that District has presently indicated that they are at or over capacity in many of their facilities. Since the School District does not desire a school site within this project area, the developer will be required to financially assist the District in providing school facilities to serve Rancho del Rey SPA I. Design Guidelines A major feature of Rancho del Rey SPA I is the preliminary design guidelines for residential, landscape, and employment park areas. The guidelines are provided to your Commission as a preliminary draft to obtain any input you may have prior to the consideration of the first tentative map for this project. The design guidelines will serve as a bridge between the Sectional Planning Area criteria and the approval of subsequent projects. In many cases, they are quite detailed relative to the specific development of neighborhoods and industrial uses. The purpose is to graphically illustrate the proposals of the SPA plan to assist staff, the Commission and the City Council in review of future discretionary permits. Implementation In addition to the standard implementation techniques utilized for this project such as tentative map considerations and site plan approvals, there are several programs unique to this project that should be noted. City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 6 1. Development Agreement - When the Rancho del Rey Specific Plan was approved, it was intended that a development agreement be executed between the City and the developer. The development agreement is a part of this project and is a tool which assists the public agency and large scale developer to identify the rules inherent in the approval of a project before major investments of public and/or private monies are expended. The development agreement certainly does not take the place of zoning or subdivision considerations. It does, however, set forth developer and City obligations commensurate with the approval of the project. In summary, the development agreement acknowledges that the Rancho del Rey Partnership agrees to provide the facilities and improvements identified in the SPA plan and its support documents while the City agrees on certain approval parameters contained in the same documents. 2. PC Development Regulations - The Planned Community {PC) District Regulations adopted as a part of this approval provide site specific standards and regulations to guide the development of E1 Rancho del Rey SPA I. These development regulations, although they are specific in nature, should be utilized hand-in-hand with the design guidelines for both the residential and employment park uses. The PC District Regulations provide the parameters and with utilization of the design guidelines will provide the precise implementation standards for this project. 3. Monitoring Program - As a part of any project, there are certain assumptions that are made when considering the impacts that project will have on the city. These assumptions are based on the best information available at the time the plan is prepared, but it is the actual location, amount, type, and timing of development that will determine the need for specific facilities. With that in mind, there are two areas that need to be monitored relative to E1 Rancho del Rey. Those are fiscal and traffic impacts. Each year the developer should submit updated development summaries, forecasts, and development data, such as actual traffic counts, and building permit information to the City for evaluation and comparison to the Public Facilities Plan as adopted. This annual update and re-evaluation will allow the City to more accurately predict public facility needs and if necessary, restrict building activity to prevent adverse impacts on existing facilities. Specifically, relative to traffic circulation Rancho del Rey will need to monitor daily trips along East "H" Street to identify the on-going impact of this project prior to the commencement of a roadway along Route 125. A total of lO,O00 ADT will need to be "held in reserve" until such time as that route is constructed. In addition, a maximum of 56,500 ADT's will be permitted on East "H" Street to maintain a Level of Service "C." City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 7 The annual monitoring program should also review the fiscal impacts on the City's Operating Budget. The fiscal impact analysis prepared as part of this project detailed an overall positive fiscal impact to the City. That fiscal impact analysis was based on the timely development of the employment park as well as the residential areas. Should the development phasing of the project change, then the fiscal impact to the City may change. With that in mind, an annual update and re-evaluation will allow the City to more clearly determine its fiscal impact. Similar to traffic impact, should the fiscal impact to the City be negative, then Rancho del Rey will be required to contribute an amount necessary to cover the short fall. 4. Additional Development Impact Fee Programs - There are certain facilities identified in the Rancho del Rey Public Facilities Plan that serve development on a regional level. Those facilities identified in this plan include the police communication facility, the fire training facility, the City library, and the City corporation yard. Those facilities are not required simply by Rancho del Rey SPA I, but are required by the cumulative development occurring in the region. This development as well as others point out the need for other financing methods to allow the construction of needed regional facilities without burdening existing developed areas. To assist in that implementation, the Public Facilities Plan recommends the consideration of additional Development Impact Fee Programs or Facilities Benefit Programs to assess new development for the provision of these facilities. The development agreement for Rancho del Rey will require their participation in any future program that may be adopted by the city. 5. Design Guidelines - As stated above, the design guidelines are an integral part of the approval of this project. They are presented to your Commission in preliminary to assist staff additional time to review those guidelines as well as to obtain input from your Commission prior to consideration of the first tentative subdivision within SPA I. Those guidelines will assist in the review of not only the residential and employment park uses, but also the review of any open space, park, and recreational improvements contained within the very large network of open space and park uses. The guidelines will be administered by the Planning Department and will not be adopted by ordinance. By this means, the guidelines will serve as a detailed measure to review future projects while at the same time promoting innovative techniques. City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 8 Conditions of Approval of Rancho del Rey SPA I The Rancho del Rey SPA I and supporting documents are approved subject to the following conditions. 1. Residential areas adjacent to open space system should provide both visual and pedestrian access to those systems. Specifically, R-11b and R-13b should provide pedestrian access to the community park via the SDG&E right-of-way. 2. The final lot and street design shown within the SPA Plan for the remaining residential areas may be modified by the Planning Commission and City Council during tentative subdivision map consideration. 3. With City consideration of the Master Plan for the community park, detailed plans should investigate the feasibility of widening the entrance to the park adjacent to the loop road by extending into the open space area described as 0S-4. The purpose of this widening is to provide a more usable and visually attractive setting for the proposed community park facility. 4. The public facilities plan and financing analysis and the conditions contained therein will further govern the subsequent approval of any tentative maps or other projects within SPA I. WPC 4411P ATTACHMENT 1 RANCHO DEL REY GENERAL DEVELOPMENT PLAN RECOMMENDED FINDINGS 1. THE PROPOSED DEVELOPMENT AS DESCRIBED BY THE GENERAL DEVELOPMENT PLAN IS IN CONFORMITY WITH THE PROVISION OF THE CHULA VISTA GENERAL PLAN. The General Development Plan 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. The plan also proposes density allocation changes which will reduce the number of lots within the small lot cottage development while dispersing those numbers to the multiple family and single family detached products. 2. A PLANNED COMMUNITY DEVELOPMENT CAN BE INITIATED BY ESTABLISHMENT OF SPECIFIC USES OR SECTIONAL PLANNING AREAS WITHIN TWO YEARS OF THE ESTABLISHMENT OF THE PLANNED COMMUNITY ZONE. The applicant has submitted tentative subdivision maps to be processed within 30 days of approval of this Sectional Planning Area plan. 3. IN THE CASE OF THE PROPOSED RESIDENTIAL DEVELOPMENT, THAT SUCH DEVELOPMENT WILL CONSTITUTE A RESIDENTIAL ENVIRONMENT OF SUSTAINED DESIRABILITY AND STABILITY; AND THAT IT WILL BE IN HARMONY WITH AND PROVIDE COMPATIBLE VARIETY TO THE CHARACTER OF THE SURROUNDING AREA AND THAT THE SITES PROPOSED FOR PUBLIC FACILITIES SUCH AS SCHOOLS, PLAYGROUNDS, AND PARKS ARE ADEQUATE TO SERVE THE ANTICIPATED POPULATION IN APPEAR ACCEPTABLE TO THE PUBLIC AUTHORITIES HAVING JURISDICTION THEREOF. The General Development Plan proposes a mixture of housing types, providing housing opportunities to a wide range of community residents. In addition to that, those 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. 4. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES, THAT SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION, AND OVERALL DESIGN TO THE PURPOSE INTENDED; THAT THE DESIGN AND DEVELOPMENT STANDARDS ARE SUCH AS TO CREATE A RESEARCH OR INDUSTRIAL ENVIRONMENT OF SUSTAINED DESIRABILITY AND STABILITY; AND, THAT SUCH DEVELOPMENT WILL MEET PERFORMANCE STANDARDS ESTABLISHED BY THIS TITLE. The General Development Plan proposes the establishment of an employment park adjacent to East "H" Street with circulation and access standards consistent with City requirements. The overall quality of the employment park area will be controlled by the Planned Community District Regulations as well as the design guidelines contained in the SPA Plan. 5. IN THE CASE OF INSTITUTIONAL, RECREATIONAL, AND OTHER SIMILAR NON-RESIDENTIAL USES, AND SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION AND OVERALL PLANNING TO THE PURPOSE PROPOSED, AND THAT SURROUNDING AREAS ARE PROTECTED FROM ANY ADVERSE EFFECTS FROM SUCH. The General Development Plan proposes the maintenance and enhancement of two major le§s 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. 6. THE STREETS AND THOROUGHFARES PROPOSED ARE SUITABLE AND ADEQUATE TO CARRY THE ANTICIPATED TRAFFIC THEREON. The conditions contained within the public facilities plan and the SPA Plan will require the timely improvement of all necessary streets and thoroughfares serving this project. 7. ANY PROPOSED COMMERCIAL DEVELOPMENT CAN BE JUSTIFIED ECONOMICALLY AT THE LOCATION(S) PROPOSED AND WILL PROVIDE ADEQUATE COMMERCIAL FACILITIES OF THE TYPES NEEDED AT SUCH PROPOSED LOCATIONIS). The amount and location of proposed support commercial development is depicted on the site utilization plan. There is adequate commercial development in the vicinity of this project to serve the general needs of the area residents. 8. THE AREA SURROUNDING SAID DEVELOPMENT CAN BE PLANNED AND ZONED IN COORDINATION AND SUBSTANTIAL COMPATIBLITY WITH SAID DEVELOPMENT. The General Development Plan will not alter the planned land use of adjacent areas. With respect to those adjacent areas, considerable effort has been made to coordinate development of SPA I in such a way to ensure compatible development within close proximity to any adjacent neighborhood. WPC 4412P ATTACHMENT 2 RANCHO DEL REY SECTIONAL PLANNING AREA PLAN RECOMMENDED FINDINGS 1. THE PROPOSED SECTIONAL PLANNING AREA PLAN IS IN CONFORMITY WITH THE RANCHO DEL REY GENERAL DEVELOPMENT PLAN OF THE PC ZONE AND THE CHULA VISTA GENERAL PLAN. The Rancho del Rey Planning Area Plan reflects the land uses, circulation system, open space and recreational uses, and public facility uses consistent with the Rancho del Rey General Development Plan. 2. THE PROPOSED SECTIONAL PLANNING AREA PLAN WILL PROMOTE THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREA. The SPA Plan and the Public Facilities Plan and Financing Analysis contain provisions and requirements to ensure the orderly, phased development of the project. The Public Facilities Plan and Financing Analysis responds not only to the improvements required because of SPA I, but also the regional facilities needed to serve this project. 3. THE PROPOSED SECTIONAL PLANNING AREA PLAN WILL NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION, OR ENVIRONMENTAL QUALITY. All of the land uses within Rancho del Rey SPA I have taken into consideration existing land use and topographical constraints in order to protect those features and areas from adverse intrusion. The Supplemental Environmental Impact Report has reviewed not only the development contained within SPA I but also the offsite impacts to ensure that all impacts generated by this project would be responded to in a manner not detrimental to existing uses. WPC 4413P City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 1 4. Candidate CEQA Findings Rancho del Rey SPA I EIR-87-1 A. The EIR for this project concluded that there would be potentially significant environmental impacts. The CEQA findings conclude that with one exception impacts can be mitigated to below a level of significance. The one significant impact is because of the biological resources on the property. The findings provides a more detailed evaluation of the project impacts and feasibility of mitigation or alternatives. B. RECOMMENDATION Adopt the CEQA findings for Rancho del Rey SPA I. WPC 4430P City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 1 5. Statement of Overriding Considerations - Rancho Del Rey SPA I Attached is a draft Statement of Overriding Considerations prepared by the project applicant. This statement is required because there is an impact that has been infeasible to mitigate. Staff will comment on the statement at the Planning Commission meeting. WPC 4431P STATEMENT OF OVERRIDING CONSIDERATIONS (TITLE 14 CAC SECTION 15093) 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 Engineer. 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 benefits described above provide the specific reasons to support the approval of the Project despite the findings relating to biology. 10/23/87 City Planning Commission Agenda Items for Meeting of October 28, 1987 Page 1 6. PUBLIC HEARING: PCA-88-1; Consideration of an amendment to the Municipal Code to exempt service stations on scenic corridors from State price sign locational requirements - City initiated A. BACKGROUND On August 25, 1987, the City Council adopted a 90-day urgency ordinance to exempt service stations located along specified scenic corridors from State regulations requiring price signs to be clearly visible from an abutting street or highway. The matter now before the Commission is the permanent ordinance. The proposed amendment is exempt from environmental review. B. RECOMMENDATION Adopt a motion recommending that the City Council amend the Municipal Code to exempt service stations located along specified scenic corridors from State price sign locational requirements as shown on Exhibit A. C. DISCUSSION The State regulation that stations shall advertise the price of their three major grades of fuel in a manner clearly visible from the public street or highway adjacent to the premises is designed as a convenience for the motorist. Service stations located along a scenic corridor may be exempted from the requirement by local ordinance provided the specific areas of exemption are identified. The Shell station within Terra Nova Plaza was cited by the State for failing to display price signs along East "H" Street--a designated scenic route. Their price signs are not oriented toward the public street but rather toward the interior of the center in conformance with City sign regulations and the Terra Nova Precise Plan. Motorists entering the center can easily view the signs prior to entering the Shell site. There are alternate'locations for price signs along scenic routes subject to staff review of sign types and locations through the precise plan and CUP process, and existing sign regulations. It appears appropriate therefore to exempt such areas from the State regulation. The amendment would initially specify only the scenic route adjacent to the Terra Nova site. Additional areas may be specified in the future if necessary. WPC 4366P EXHIBIT "A" 19.60.360 Service station price signs. One service station price sign on each street frontage shall be allowed subject to the following: A. The maximum sign area shall be fifteen square feet, and the sign shall not exceed five feet in any dimension. Such sign shall not be in conflict with the provisions of the city's traffic code relating to visual clearance. The sign shall be used to advertise gasoline prices only and shall be posted with the correct prices at all times. The signs shall be designed as a permanent structure, rigidly attached to a building, wall, or adequately anchored in the ground to resist wind pressure as specified in Title 15 in the currently adopted Uniform Building Code. A freestanding structure shall be architecturally compatible with the building and shall not exceed a maximum height of six feet. B. A sign may be attached to a freestanding sign if designed to be architecturally part of the sign. C. Price signs may be displayed on the main body of a pole sign but shall not exceed twenty-five percent of the main sign area or fifteen square feet, whichever is the least amount. D. Notwithstanding the above provisions, no price signs otherwise required by -- '~he provisions of Business and Professions Code Section 1353) shall bo .placed along the following areas which have been designated on the City'q General Plan as scenic corridors or historic preservation area: That area along East "H" Street between its intersection with Interstate 805 and its intersection with Ridgeback Road. {Ord. 1575 § 1 (part), 1974: Ord. 1356 § 1 (part), 1971: Ord. 1212 § 1 {part), 1969: prior code § 33.950{G)(10).) WPC 41 95P