HomeMy WebLinkAboutPlanning Comm Reports/1989/07/19 CI]Y OF
CHULA VISTA
PLANNING DEPARTMENT
A Joint Meeting with the Planning Commission, the
Growth Management Oversight Committee and the
Montgomery Planning Committee
is scheduled for
Wednesday, July 19, 1989
5:30 p.m.
Conference Rooms 2 and 3
Public Services Building
276 Fourth Avenue, Chula Vista
to discuss the
First Annual Growth Management Report for the
City of Chula Vista
The Planning Commission and the Montgomery Planning Committee will
adjourn to the following meetings:
Montgomery Planning Committee - 7:00 p.m., CRs 2&3, Regular Business Meeting
Planning Commission - 7:30 p.m., Chambers, Special Business Meeting
Ruth M. Smith, Secretary
Planning Commission
July 10, 1989
276 FOURTH AVENUE/CHULA VISTA, CALIFORNIA 92010/(619) 691-5101
AGENDA
City Planning Commission
Chula Vista, California
Wednesday, July 19, 1989 - 7:30 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE
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: Draft Environmental Impact Report EIR-88-1,
Sunbow II
2. Consideration of Final Environmental Impact Report EIR-89-2,
Rancho del Rey SPA II
3. Consideration of CEQA Findings and Statement of Overriding
Considerations EIR-89-2, Rancho del Rey SPA II
4. Consideration of Mitigation Monitoring Program for EIR-89-2,
Rancho del Rey SPA II
5. PUBLIC HEARING: PCM-89-8: Consideration of Rancho del Rey SPA II
Sectional Planning Area (SPA) Plan, Public Facilities
Plan and Financing Analysis, the Planned Community
Development Regulations and the Preliminary Design
Guidelines - Rancho del Rey Partnership
OTHER BUSINESS
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT p.m. to the Regular Business Meeting of July 26, 1989
at 7:00 p.m. in the Council Chambers
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 1
1. PUBLIC HEARING: DRAFT EIR-88-1 Sunbow Prezone and General Development
Plan
A. BACKGROUND
This document is a Draft EIR prepared by ERC Environmental & Energy
Services Co. (ERC) under contract with the City of Chula Vista. The Draft
EIR was issued for public review on June 13, 1989 and the review period
will conclude with this hearing. The State Clearing House review may
extend beyond July 19, 1989 and any State comments will be included in the
Final EIR.
B. RECOMMENDATION
Open the public hearing, take any testimony relevant to the EIR, close the
public hearing, give any necessary direction to ERC or staff and schedule
the Final EIR for your meeting of August 9, 1989.
C. PROJECT DESCRIPTION
A total of 1946 dwellings, including single and multi-family units, are
proposed in 18 planning areas. Other uses included with the project are
commercial, parks, open space, business park and community recreation.
Residential uses include a wide variety of housing types. The low-medium
category is intended for single family homes, patio homes, duplexes,
townhouses residential cluster developments and other residential forms
where the resident's parking is near the dwelling. Single family
dwellings dominate in this category. There are 230 acres of low-medium
residential uses proposed. At 3-6 dwelling units per acre (du/acre) the
unit range would be from 827 to 1653 units. The target range recommended
by the City is 1240 units. The project proposes 1045 units in the
low-medium category which is 195 less than the City's target number of
units.
The medium residential category allows a density of 6-11 du/acre and is
intended for apartments and cluster developments with parking in group
arrangements. Within the proposed Sunbow project there are 79.4 acres of
medium residential development planned. The City's General Plan
recommends a unit range of 498 to 913 dwelling units with a target range
of 706 units. There are 901 medium residential units planned which is 195
more than the City's target range. The total for both residential
categories combined meets the City's target range of units.
The commercial area includes a Village Center commercial area encompassing
10.0 acres and located in the central portion of the Sunbow project at the
intersection of the extensions of East Palomar Street and Medical Center
Drive. There will be approximately 108,900 square feet of
retail/commercial space which is expected to generate 272 jobs.
City Planning Commission
Agenda Items for Meeting of July 19, 1989 Page
A 46 acre business park is proposed for the extreme southeast corner of
the site. The business park will have 700,000 square feet of
research/development and light industrial uses and is expected to generate
approximately 2,800 jobs.
A l0 acre community recreational area will be located adjacent to the
Village Center commercial area and will provide active recreational uses.
In addition, there will be 176 acres of open space within the project.
The majority of the open space will be located south of the extension of
East Orange Avenue.
Construction of the East Orange Avenue extension, East Palomar Street,
Medical Center Drive, Paseo Ladera, and other streets would be constructed
to serve residential and business park development. These streets will be
constructed to City standards as discussed in the GDP.
D. IMPACT ANALYSIS
The following provides a brief summary, by environmental topic, of
potential project impacts, mitigation to offset impacts, and whether the
identified impacts are mitigable to an insignificant level.
1. Land Use
Potential land use impacts involve consistency with regulating
documents and compatibility with surrounding existing and future land
uses. The project is found to be consistent with the City General
Plan Update and other relevant documents and policies. Potential
conflicts between the project and existing helicopter activities at
the adjacent Community Hospital have been identified and attributed
not to the project but to the hospital (helicopter operations are
allowed under a conditional use permit which can be revoked if
conflicts arise). Mitigation measures provide for elimination of
this potential impact, and will reduce potential land use interface
impacts to an insignificant level, by design review, edge treatment
and buffers (i.e. landscaping, setbacks) at future
planning/implementation stages. No further project or cumulative
land use impacts have been identified.
2. Landform Alteration/Visual Quality
Project development, street grading and associated infrastructure
will result in substantial landform modification. 175 acres will be
dedicated for open space preservation; the remaining 427 acres will
be included in development areas or associated infrastructure,
resulting in significant landform alteration and visual impacts in
those areas. Mitigation will lessen impacts by design, landscaping,
sensitive grading, but not to a level of insignificance.
Consequently, unavoidable adverse project and cumulative visual
impacts will result from project implementation.
City Planning Commission
Agenda Items for Meeting of July 19, 1989 Page 3
3. Public Services and Utilities
Project and cumulative impacts to fire/emergency medical, police,
sewer, water delivery facilities, parks/recreation/open space,
schools and library services will be mitigated to a level of
insignificance. The project will contribute to a cumulative and
unavoidable/unmitigable impact on the region's limited water supply
and non-renewable energy resources.
4. Traffic and Transportation
The project will generate 28,708 average daily vehicle trips onto
local roadways at buildout. Potential project traffic impacts will
be mitigated by implementation of needed roadway improvements and
mitigation measures proposed herein. Also, cumulative traffic
associated with projects included in the Eastern Chula Vista
Transportation Phasing Program (ECVTPP) Phase 6 Iwhich incorporates
the Sunbow project) will be mitigated to an insignificant level by
transportation improvements proposed (included as mitigation in this
EIR).
5. Geology and Soils
Potential geologic constraints identified include landslides,
colluvial and alluvial deposits in canyon bottoms, groundwater and
the onsite La Nacion fault. Measures contained in the pro~ect
geotechnical report (incorporated by reference in the EIR) will
ensure potential project and cumulative impacts are mitigated to a
level of insignificance.
6. Noise
Onsite future noise levels attributed to cumulative traffic volumes
will be potentially unacceptable (could exceed standards) and will
require noise attenuation mitigation Ispecific measures to be
identified in future implementation stages). Further detailed
acoustical analysis and mitigation provided by the applicant, and an
analysis of helipad operations provided by Community Hospital will
mitigate potential project and cumulative noise impacts and adjacent
helipad impacts to an insignificant level.
7. Water Quality/Drainage
The project's increase in impervious surfaces from development and
roadway construction will result in increased runoff from the project
site. Flow contributions may impact facilities associated with the
Telegraph and Poggi Canyon basins, requiring upgrading as
mitigation. Water quality impacts are also identified with the
proposed project urban development and associated urban pollutants.
Implementation of measures contained in this EIR, and standard City
grading and construction procedures/requirements would mitigate
project and cumulative drainage and water quality impacts to an
insignificant level.
City Planning Commission
Agenda Items for Meeting of July 19, 1989 Page 4
8. Biology
Significant impacts are identified regarding wetlands, vernal pools,
three plant species, the cactus wren and the Diegan sage scrub.
Impacts can be mitigated by measures herein with the exception of
those associated with the vernal pools, cactus wren and Diegan sage
scrub resources. Unless project redesign occurs to avoid these
resources, unavoidable significant project and cumulative impacts
will result.
WPC 6482P
2643 Fourth Avenue
San Diego, CA 92103-6594
(619) 231-3637
U N BOW
July 12, 1989
Mr. Douglas D. Reid
Environmental Review Coordinator
Planning Department
City of Chula Vista '~"~
Post office Box 1087
Chula Vista, California 92011
Reference: Sunbow Phase II
Draft Environmental Impact Report
Dear Doug:
In reviewing the "Draft Environmental Impact Report 88-1" for our
Sunbow General Development Plan Pre-Zone, I am still concerned
with the following items:
PaGe Commen~s
4-4 Approximately 2__~0 acres of potential residential
development is dedicated to an elementary school site
and recreational uses.
4-4 The Sunbow planned community includes a variety of
housing types ranges from 4000 square feet to 7000
square foot and larger single family lots.
4-5 Table 2 The summary of acres shown on this table are
not the same as Table 1 on Page 2-5.
4-8 At our earlier meeting reviewing the rough draft of the
EIR, you agreed to remove the condition that an
acoustical analyses and safety study that is an
obligation of the hospital under the terms of their CUP
be required prior to our Tentative Map approval. We
have no control of these studies, and this condition
would transfer the CUP responsibility of the helipad
reports from the Hospital to Sunbow. This should not
be a condition of our project.
Mr. Douglas D. Reid
July 12, 1989
Page two
Paqe Comments
4-10 The requirement of a D.G.trail 15 feet in width on
slopes over 30 feet in height will lead to larger
manufactured slopes in lieu of the goal of maintaining
as many slopes in a natural state in the open areas.
4-20 The 47 acre Greg Rogers community and neighborhood park
and the Sunbow Phase I Neighborhood Park are located
near the northwestern boundary of the Sunbow project
site.
4-24 Sunbow has entered into a Mello-Roos agreement with
both school districts that does not permit the
imposition of any "interim fees" until the districts
are implemented.
4-35 Table 6 - The LOS for Telegraph Canyon Road east of 1-
805 of "E" for the "existing plus project" scenario
indicates a LOS 'E' for an ADT of 46,300. This does
not coincide with the classifications given on Table 2-
1 of the new General Plan Circulation element. The
"Roadway Capacity Standards" shown on Table 2-1
indicate that the LOS 'C' would be an appropriate LOS
for an ADT of less than 50,000.
4-46 See my comments on 4-8. We have previously agreed that
this condition should not be part of this EIR.
4-51 Our gross density of 3.2 dwelling units per acre is
substantially less than the 4.0 dwelling units/acre
indicated in the text as being the basis of SANDAG's
Series V and VI growth forecasts. Therefore, the
conclusions of the EIR that their would be a
significant impact seem in appropriate.
Your consideration of these comments will be greatly appreciated.
Very truly yours,
~SUNBOW A~
George T. Kruer
Managing Director
GTK/ltw
June 29, 1989
556 Nantucket Drive
Chula Vista~ CA. 92011
619-421-6433
~ou~las D. Ried 3-
Environmental Review Coordinator ~'% ,,'/~./~¢~
city hul. vista
PO Box 1087 ~%
Chula Vista, CA 92012
Dear Mr. Ried;
The main purpose for the City of Chula Vista is to be worthy of the people's
.tk~st, to provide a safe and healthy environment for all its citizens, for those hare
~w and for those to come, Toward this end, this EIR forsees the many concerns
that attend a development providing residences for approximately 5388 people Over
~he next 10 yearse and attempts to provide many of the solutions. But three large
questions remain unanswered for me, that the city must proTi~a,bettar and more.
speoificahswere'to'in order to responsibly provide for its citizens.
1. Will sewer capacity be adequate?
2. Will there be enough water?
3, How will solid waste be taken care of?
These concerns involve interaction with several bodies of government, but the city
nust be able to'realisticly'assux'e its citizens how these sarvices will be a~]equate
for this proposed development, or else stop ~evelopment.
Sewer Capacity 4-17." the city may choose to prohibit that devalopment
until adequate sewer capacity is provided" The city must prohibit develp ment
until adequate sewer capacity is provi~e~. I am confused about 19.1 mgd purchased
capacity in the Me~ro System. Does that refer to the current system or the projected
reduced system capacity? Will there easily be enough sewer capacity for Sunbow
u~er the. projected secondary treatment system?
water availability. 4-20. 'the entire Southern California region is expected
to be reduced greatly and an alternative water supply is not assured". The plan
should s~ate that when water supply is re~uded greatly an L~mediata moratorium
will go into effect on development. Reduced greatly can be specifically defined and
the proceedure for automatic moratorium of development should be specifically stated
if and when that would happen.
Solid waste; 4-26! 4-27. Landfill lifespan is projected through year 2006. An
additional 5338 people's solid waste will hav~ s~e inpact. What alternative are
planned to re, lace this landfill when it nears capacity? There was no data provided
to explain why EIR states there's no significant impact and why no mitigation is
necessary.
I would appreciate any information you would have regarding these 3 concerns.
Thank you.
~ar~ra ~achto~dt
~ ~a~tuc~et
ph. 619-421-643~
DATE: June 13, 1989
TO: Doug Reid, Planning Department JUN ~ 4 1989
FROM: ~,A~th Hawkins, Police Department
SUBJECT:/Review of E.I.R. for Sunbow General Development
Plan
I've reviewed Section 4.3.2, pages 4-15, (Police) of
the E.I.R. and find the material basically factual
except that the Threshold for Police Services has
been modified as follows:
1) Respond to 84% of Priority I calls within 7
minutes and maintain an average response
time to all Priority I emergency calls of
4.5 minutes or less.
2) Respond to 62.10% of priority II calls within
7 minutes and maintain an average response time
to all Priority II calls of 7 minutes or less.
KH/amh
City of Chula Vis~a, California
A 111
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 1
2. Consideration of Final EIR-89-2 Rancho Del Rey SPA II Plan
A. BACKGROUND
The Planning Commission, on June 28, 1989, conducted a public hearing for
the draft environmental impact report for Rancho Del Rey SPA II, the 192
acre, second phase of the E1 Rancho del Rey Specific Plan, located
northeast of the intersection of East "H" Street and ~idgeback Road in the
City of Chula Vista. The SPA II Plan proposes the construction of 567
single-family dwelling units, community facilities (a church and day care
use), and a neighborhood park. In addition to the development described
above, the applicant has proposed the expansion of an existing barrow site
located along the eastern edge of SPA II. The Draft and Final EIR's were
written by P&D Technologies.
At the close of the public review, comments had been received from one
State agency as well as the applicant, and the applicant's biologist and
observations were made and questions asked by the Commission during the
public hearing.
B. RECOMMENDATION
Certify that the Final EIR has been prepared in compliance with CEQA, the
State CEQA guidelines and the environmental review procedures of the City
of Chula Vista and adopt the recommended CEQA Findings and Statement of
Overriding Considerations, and Mitigation Monitoring program.
C. DISCUSSION
State Agency Comments
The State agency which commented on the draft report was the Department of
Fish and Game (DFG). Their comments are summarized here.
1. The DFG is opposed to the filling of canyons on the project site.
They further state that the canyons have water in them during certain
times of the year and, as a result, constitute wetlands. The City's
consultants responded to this concern by stating that the large
majority of the canyons in SPA II are preserved in open space. No
wetland areas (as defined by the resource agencies) will be filled by
the project. The Rice Canyon enhancement program (SPA I) is being
conducted under an existing 1603 agreement with the CDFG.
City Planning Commission
Agenda Items for Meeting of July 19, 1989 Page 2
2. The DFG is opposed to the destruction of the 159.3 acres of coastal
sage scrub which will occur with the implementation of the project.
They request that the project be redesigned so that the majority of
coastal sage scrub habitat is retained in open space.
The loss of coastal sage scrub, habitat for the cactus wren and
black-tailed gnatcatcher has been identified as a significant
impact. The project has been designed to minimize the impacts to
coastal sage scrub by preserving the most important areas in large
blocks, contiguous with adjacent natural areas in SPA I and offsite.
3. The DFG is concerned about the destruction of active nests of
black-tailed gnatcatcher, cactus wren or other bird species stating
this is a violation of the Federal Migratory Bird Species Act and
that construction work in nesting areas should be scheduled
accordingly.
Both the California black-tailed 9natcatcher and the cactus wren are
listed birds on the Federal Migratory Species Act (50 CFRIO). "The
Migratory Bird Treaty Act was an international act created in 1916
whose original intent was to protect ducks and waterfowl from hunting
as well as provide protection for their eggs and nests. Since that
time it has been expanded to include almost every species of bird.
Inadvertent takings through land development projects have not
traditionally been enforced; however, those involved in purposeful
destruction of the birds (i.e. shooting or bulldozing) would be
enforced." (Source: Peter Stein, U.S. Fish and Wildlife Service).
As stated in the EIP, there would be significant impacts to
black-tailed gnatcatchers from destruction of their habitat. The
portion of habitat to remain in open space would not be disturbed
during construction and no additional measures are warranted. Some
habitat and nests would be unavoidably destroyed during project
implementation which is considered a significant unmitigated impact.
4. DFG states that the project, as described, does not detail the work
proposed for streambed alteration activity.
There are no streambeds in SPA II.
5. Finally, DFG recommended against the certification of the Draft EI~.
The CDFG comment is taken to mean that it opposes approval of a
project with significant biological effects, not certification of the
document. The CDFG letter raises no substantial issues concerning
the adequacy of the Draft EIR. It should be noted that project
approval would require adoption of Findings and a Statement of
Overriding Consideration by the Planning Commission and City Council.
City Planning Commission
Agenda Items for Meeting of July 19, 1989 Page 3
Project Applicant Comments
The majority of the applicants comments deal with traffic thresholds and
the phasing of development in accordance with those. The applicant has
requested throughout the report that references to State Route 125 being
built be amended to read "until a 4-lane interim facility along the SR-125
alignment has been provided."
The consultants have responded to this concern by indicating that the
transportation section has been revised as follows with regard towards
threshold values east of "It" Street: that under no circumstance will ART
on East "H" Street be permitted to exceed 56,500 until SR 125 or an
alternate circulation network li.e. an interim roadway) that adequately
reduces ADT from East "H" Street is in operation.
Planning Commission Comments
Commissioners comments centered primarily around traffic and biology.
The traffic section has been modified to clarify the impacts and threshold
criteria for East "H" Street. East "H" Street is a 6-lane divided roadway
with a design capacity of 50,000 A~T. A development agreement permits SPA
I to proceed until either 56,500 ADT are on East "H" Street or threshold
policies for intersections are exceeded (Los D for more than two hours.
The EIR recommends that the SPA II development agreement should include a
provision that building permits will cease to be issued once the 56,500
limit has been reached.
Concerns related to biology included mitigation assurances and disturbance
of open space areas by off-road vehicles or domestic animals. To address
concerns for ORV and intrusion of domestic animals, typical barriers and
signage will be provided.
WPC 6488P
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 1
3. Consideration of CEQA Findings and Statement of Overriding Considerations
EIR-89-2, Rancho del Rey SPA II
Attached are copies of CEQA Findings and Statement of Overriding Considerations
as prepared by P&D Technologies, Inc.
RANCHO DEL REY SECTIONAL PLANNING AREA
(SPA) 1I PLAN (EIR-89-2)
CANDIDATE CEQA FINDINGS
IN ACCORDANCE WITH SECTION 21081 OF
THE CALIFORNIA ENVIRONI~NTAL QUALITY ACT
AND SECTION 15091 OF TITLE It*
OF THE CALIFORNIA ADMINISTRATIVE CODE
~Iuly i't 989
T/~BLE O~ CONTENTS
Section Title page
I BACKGROUND
2 P ROBIE CT DESCRIPTION 2
3 INSIGNIFICANT IMPACTS 3
IMPACTS FOUND TO BE MITIGABLE TO INSIGNIFICANT
LEVELS
1. Landform/Aesthetics (3.3)
2. Transportation/Access (3.6)
· : 3. Archaeology (3.5)
5 IMPACTS FOUND INFEASIBLE TO MITIGATE TO AN 9
INSIGNIFICANT LEVEL
1. Biological Resources (#C)
1. 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 EPa 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 tb the conclusions of the final
Environmental Impact Report (EIR) for the proposed Rancho del Rey Sectional
Planning Area (SPA) II Plan (EIR-89-2) based on the EPa text, and all documents,
maps, and illustrations included in the public record.
-1-
PRO3E CT DESCRIPTION
The proposed project involves a SPA Plan and tentative map for approximately 370
acres. The plan for the SPA II area is consistent with the Specific Plan although
very minor land use changes have been made during the detailed planning process.
The Rancho del Rey SPA II Plan proposes the construction of 567 single-family
dwelling units (DU) of low-medium density (i.e., 208 DU at 0-2 DU/ac and 359 DU
at 2-4 du/ac) on approximately 192 acres. In addition, a community facilities site
totalling 6.1 acres; a neighborhood park totalling 6.5 acres; four open space areas
totalling 158.3 acres; and major drcuiation routes totalling 12.9 acres are
proposed.
The approval of SPA II will also include a public Facilities Financing Plan, Design
Guidelines and a Development Agreement. The previous Development Agreement
with the City for SPA I includes a traffic threshold of 56,500 ADT east of the
intersection of East H Street and Hidden Vista Road. In compliance with this
condition, approximately one-half of the emplo)nnent park in SPA I is on hold tmtil
the completion of SR-125 or an interim roadway as defined in the Transportation
section of the final EIR. Due to a variety of factors, primarily market conditions,
the applicant is currently proposing to develop all or portions SPA II prior to
development of all or part of the "central ridge" within SPA I. If the threshold of
56,500 ADT is reached, then any portion of SPA I or SPA II would be put on hold
until the completion of SR-125 or the interim roadway as defined in final EIR.
In addition to the development described above, the applicant has proposed the
extension of an e,xisting borrow site which is located along the eastern edge of SPA
II in the vicinity of Rancho del Rey Parkway. As proposed, the borrow site would
provide 248,000 cubic yards (c.y.) of soil which is needed for the current grading
activities within SPA I. The limits of the proposed borrow site are within the
limits of the proposed development area associated with 5PA II. The proposed
borrow site fails partly within Areas R-2b, R-lc, and a small part of OS-3 and is
depicted in figure 2-3 of the final EIR.
-2-
INSIGNIFICANT IMPACTS
The final EIR for the Rancho del Rey SPA II 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 was discussed):.
1. Geology/Soils (3A)
2. Drainage/Groundwater/Water Quality
3. Land Use/General Plan/Zoning (3.7)
4. Commmity Sodal Factors (3.8)
5. Community Tax Structure (3.9)
6. Parks, Recreation and Open Space (3.10)
7. Public Services (3.1 1)
Water
Sewer
Utilities
Police Protection
Fire Protection
Schools
-3-
IMPACTS FOUND TO BE MITIGABLE TO INSIGNIFICANT LEVELS
1. LANDFORM/AESTHETICS (3.3)
Development of the project site under the adopted Specilic Plan would require
substantial landform alteration. Grading would primarily be confined to the ridge-
top areas, with the major canyon areas retained as open space. The degree o£
visual alteration is consistent with what was anticipated when the Spedfic Plan
was approved.
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 oi approval for
final §fading, landscaping and design plans for the project.
1) All ~raded areas on the site will be contoured to blend with the natural
onsite land~orm. Contouring will include both horizontal and Yertical
rounding oi manufactured slopes complemented with the incorporation
oi variable slope ratios. Slope ban~s in excess of five feet in height will
be constructed at a §radient of 2 to 1 (horizontal to vertical) or flatter
(unless other wise approved by the City Engineer).
2) A conceptual landscape plan has been developed which addressed all
graded areas on the project site, with spedal provisions for eleven
different landscape types, including: parks, accent planting areas,
arterials, the loop road, parkways, slopes, naturalized areas, endangered
plant species siteS, fuel modification zone, development areas and
natural open space. Landscapinl~ will provide erosion control, visual
screening and enhancement of development areas, and enhancement of
existin§ and future travelways. Maintenance of landscaped areas is to
ke 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 patios, park~vays and
natural open space areas).
3) Special recommendations for landscaping, fencing design, commtnity
lighting and parking design street furniture are presented in the SPA II
I~lan and discussed in the EIR.
Residences adjacent ot the SDG&E easements are to be properly
oriented and landscaped to buffer views of transmission lines and
towers within the easement.
5) General polities related to grading with regards to development within
the Rancho del Rey Specific Plan area are as follows:
a. Visual significant slope banks should be preserved in their natural
state by clustering development.
b. The natural character of the hillsides should be retained where
practical.
c. A variety of housing, padding techniques, lot sizes~ site design,
density, arrangement, and spacing of homes and developments
should be encouraged.
d. Innovative architectural, landscaping~ curculation, and site design
should be encouraged.
e. Safety against unstable slopes or slopes subject to erosion and
deterioration should be provided.
f. Grading may be accomplished beyond the boundaries of an
approved SPA plan where necessary to implement the SPA Plan
uses or infrastructure facilities.
B. Ail 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. ARCHAEOLOGY (3.5)
On October 7, 1988, Site W-3q32 in SPA II was relocated by Brian F. Smith and
Associates to test the site for significance and to evaluate potential impacts.
When the site was relocated, it was discovered that a large-temporary water
pipeline had been erected across the site, and that a generator and pump station
had also been temporarily situated at the site. Furthermore, most of the saddle
area along the narrow ridge where the site was reported had been either graded for
the road that parallels the pipeline, or brushed.
Findings
A. While the only site (W-3432) does not appear to have been significant, the
validation of this interpretation is no longer possible due to the disturbance
of the site described above. Because there is no means to prove that the site
was insignificant, it is assumed that the site was significant and that impacts
to the site were adverse. The impacts which have occurred to the site will be
mitigated to below a level of significance through implementation of a
compensatory mitigation program. The applicant has agreed to tl~s
mitigation measure and a condition will be placed on the tentative map.
B. The proposed compensatory mitigation program would involve additional field
study and additional research on sites in the project area. Additional
sampling would be done on the prehistoric camp site located within SPA III.
This site, W-3430, will be tested for significance and excavated to mitigate
for impacts from development associated with SPA III. The compensatory
mitigation program for impacts associated with SPA II would consist of
additional sampling of this site (as appropriate), supplemented by a research
project that would focus upon the archaeological resources in the project
vicinity. The emphasis of this research project would be the compilation o~
all archaeological data ~or areas undeveloped within a two-mile radius o~ the
project. The results o£ this research would be submitted to the City of Chula
Vista, San Diego State University Clearinghouse and the Museum of Man.
-6-
These two measures combined would provide an enhanced regional
understanding of prehistoric archaeology in the study area and would mitigate
impacts to W-3432 to below a level of significance.
2. TRANSPORTATION/ACCESS (3.6)
Vehicular use associated with the proposed project is projected to result in 5,670
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 vidnity 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 $05
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) A cap on the number o£ trips on East H Street has been placed at 56,500
ADT. The City will monitor the total number of trips on East H Street
east oi Hidden Vista Drive to determine when this roadway segment is
project to reach capacity based on total ADTs (i,e.~ total ADT's include
ADT's generated by the SPA II project plus ADT's generated by other
development which utilize the subject section of East H Street). While
the cap has been defined for the purposes of the EIR based on the
referenced analysis, the uncertainty of development in the vidnity of
the project site indicates that the established cap could be reached at
any phase of SPA II development.
Construction of the proposed SPA II project will proceed as planned
until total ADTs projects for the subject section of East H Street Reach
567500 ADT. If it is found that the intersection exceeds 56,500 ADT
and/or the City's Threshold Standards, City staff would cease the
issuance of building permits for the project. Moreover, at the
-7-
discretion of City Council occupancy permits could also be denied.
Under no circumstances will ADT on East H Street be permitted to
exceed 56,500 until SR 125 or an alternate circulation network (i.e.,
interim roadway) that reduces ADT from East H Street is in operation.
2) The applicant will construct the onsite circulation network to the
specifications of the City of Chula Vista Department of Public Works.
3) The applicant will contribute towards a number of imporovements to
roadway segments, intersections and interchanges in the project
vidnity, as defined in the Firdings fo rthe El Rancho del Rey Specific
Plan and in the Rancho de Rey SPA II EIR traffic analysis. The
recommended improvements and the threhsolds for the construction of
these improvements are detailed in Section 3.6C - Mitigation Measures.
#) The developer must enter into an agreement comparable to the
development agreement for SPA I which establishes a limit on building
permits based on a maximum traffic volume of 56,500 ADT or at a level
that exceeds the City's Threshold Policy.
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.
5. IMPACTS FOUND INFEASIBLE TO MITIGATE TO AN INSIGNIFICANT LEVEL
I. BIOLOGY (3.7)
A prior investigation of the biological resources on the Rancho del Rey SPA II site
prepared in conjunction with the El 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 finding included in a subsequent
biological report (RECON, 1958), the SPA II Plan incorporated measures designed
to reduced identified impacts includes preservation of nearly two-thirds of the
habitat of the cactus habitat wren as well as preservation and fencing of the San
Diego Thornmint.
Findings
A. Changes or other measures have been induded in the project or are otherwise
being implemented which mitigate this significant environmental effect, in
that:
1) Consolidation of open space in the main canyon systems.
2) The SPA II plan will retain nearly two-thirds of the habitat of the
cactus wren.
3) A project design modification has been made to preserve the thornmint
population in natural open space. In addition, renting of the location
has been suggested in the EIR as a means toward preventing ORV
activity from destroying the habitat.
4) Development of a landscape plan to restore natural habitat in disturbed
areas.
5) Proper signage will be established to prohibit domestic animals and
ORV use in sensitive biological open space areas from (i.e., the
California black-tailed gnatcatcher habitat).
B. Potential mitigation measures or project alternatives which would eliminate
or substantially lessen the environmental effects and were not incorporated
into the project were found infeasible, based on economic, social, and other
considerations as set forth in the final EIR and listed below.
-9-
i) 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 inthe El 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 project 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 II project.
C. All significant biological environmental effects that can feasibly be avoided
have been eliminated or substantially lessened by virtue of project changes
and mitiigation measures identified in the final EIR an incorporated in the
project as set forth above. There remain some significant biological impacts.
D. The remaining unavoidable significant effects have been reduced to an
acceptable level when balanced against facts set for the above and in the
Statement of Overriding Considerations.
STATEMENT OF OVERRIDING CONSIDERATIONS
BACKGROUND
The California Environmental Quality Act (CEQA) and the State EIR Guidelines
promulgated pursuant thereto provide:
(a) CEQA requires the decision maker to balance the benefits of a proposed
project against its unavoidable environmental risks in determining
whether to approve the project. Where agencies have taken action
resulting in environmental damage without explaining the reasons which
supported the decision~ courts have invalidated the action.
(b) Where the decision of the public agency allows the occurrence of
significant effects which are identified in the final EIR but are not
mitigated~ the agency must state in writing the reasons to support its
action based on the final EIR and/or other information in the record.
This statement may be necessary if the agency also makes a finding
under Section 15088(a) (2) or (a)(3).
(c) II an agency makes a statement of overriding considerations, the
statement should be included in the record of the project approval and
should be mentioned in the Notice of Determination.
(EIR Guidelines~ Section 15059)
STATEMENTS
The following statements are considerations which warrant approval of the project
and therefore override the significant environmental impacts identified in EIR-89-
2:
A. As part of the Rancho del Rey planned community~ the SPA II project will
result in the extension and implementation of major elements of the City's
traffic circulation system (i.e.~ East H Street, Telegraph Canyon Road, and
Otay Lakes Road).
B. The SPA II project will provide a logical extension of city services, including
public transportation, law enforcement, fire protection and public utilities.
C. The proposed SPA II project would not result in any new employment
opportunities, however, as part of the larger El Rancho del Rey Specific Plan
a 93.L~ acre employment park would be developed in the vicinity. This park is
anticipated to provide a minimum of 2,335 jobs and to serve industrial,
office~ and commercial support uses.
D. The plan includes the stipulation that the dc'.'c~-opors of phases of El Rancho
del Rey shall devote five percent of the total units to low-income households
and five percent to moderate income households as defined in the plan.
E. As a phase of the Rancho del Rey planned community, the project will
provide a wide range of transportation alternatives in addition to the single-
passenger automobile, such as an extensio.~ of the public transportation
system, a pedestrian/bicycle trail system, residential and school]park
complexes, and an equestrian trail system for recreation.
F. Eventurai project completion will result in an overall positive fiscal impact
on the City of Chula Vista. The development is proiected to result in excess
revenues of $32~076 per year after operating costs are considered.
G. The SPA I project will result in providing employment in areas adiacent to
residential growth (i.e., SPA II), thus avoiding typical employment-commuting
impacts which generally result in increased energy consumption, traffic~ and
air pollution.
H. The project reserves 1.~$ acres of open space, the vast majority of which will
be preserved in its natural state. Implementation o£ the project will provide
long term preservation of the open space areas and protection from
development to the biological resources located therein. A 6.5-acre
neighborhood park site is centrally located along the southside of Rancho del
Rey Parkway and will provide access to the hiking and equestrian trail system
in Rice Canyon. The proiect also includes equestrian trails and hiking and
bicycle paths~ an activity node with pedestrian l~nkages and pedestrian trails.
A proposed community facility site and passive recreation opportunities
within the open space areas are proposed to provide a managed interaction
between residents and the natural environment.
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 1
4. Consideration of Mitigation Monitoring and Reporting Program EIR-89-2
Rancho Del Rey SPA II Plan
Attached are copies of the proposed Mitigation )~onitoring and Peporting
Program for EIR-89-2 Rancho Del Rey SPA II.
Mitigation measures will be entered into the City of Chula Vista's Mitigation
Monitoring Form.
WPC 6484P
MONITORING/REPORTING PROGRAM
RANCHO DEL REY SECTIONAL PLANNING AREA
(SPA) II PLAN (EIR-89-2)
SCH #88100521
Prepared for:
The City of Chttla Vista
Environmental Review Coordinator
276 Fourth Avenue
Chula Vista, CA 92010
Prepared by:
P&D Technologies~ Inc.
401 West"A" Street
Suite 2500
San Diego, CA 92101
(619) 232-~966
3uly 1989
INTRODUCTION
Recent California legislation (AB 3180) requires the adoption of a mitigation or
reporting program in conjunction with approval of projects for which a Negative
Declaration or Final Environmental Impact Report (EIR) was prepared and
mitigation measures were recommended in connection with significant impacts.
The purpose of the law is to establish a reporting or monitoring program to assure
implementation of recommended mitigation measures.
The following monitoring program is recommended as part of the Supplemental EIR
(SEIR) which addresses the proposed Rancho del Rey Sectional Planning Area (SPA)
II project. The EIR discusses the development of approximately 370 acres located
within the El Rancho del Rey Specific Plan area. The plan includes residential
development, community facilities and park and open space uses located northeast
of the intersection of East H Street and Ridgeback Road, and the extension of an
existing borrow site which is located along the eastern edge of SPA II in the
vincinity of Rancho Del Rey Parkway. The Rancho del Rey SPA II Plan proposes
the construction of 567 single-family dwelling units (DU) of low to medium density
(i.e., 208 DU at 0-2 dwelling units/acres (DU/ac) and 359 DU at 2-4 DU]ac) on
approximately 192 acres. SPA II also includes a community facilities site (6.1
acres); neighborhood park (6..~ acres); four open space areas (total 158.3 acres); and
major circulation routes (12.9) acres. Implementation of SPA II would not require
any residential density transfers or rezone. The approval of SPA II will include the
SPA II Plan~ a tentative map~ a Public Facilities Financing Plan~ Design Guidelines
and a Development Agreement.
The following text is divided into eleven issue areas analyzed in the EIR. Each
issue contains four sections. Section A describes the potential impacts associated
with implementation of the project. Section B lists the mitigation measures
recommended to reduce potential impacts. Section C is the monitoring/reporting
program and Section D presents a~ analysis of significance for each issue area
after mitigation.
-1-
SOILS AND GEOLOGY
A. Potential Impact s
Development o[ the proposed project would involve mass grading of ridge-
tops and filling of canyons and side slopes. The Otay Formation is expected
to be the primary unit exposed after grading. Although traces o[ the La
Nadion Fault cross the western portion of the site, they are not considered
active.
B. Mitigation Measures
Most of the required excavations can be made by conventional heavy grading
equipment; however, some ripping of cemented beds may be needed. The
geotechnical report identifies detailed grading and earthwork recommen-
dations. The geotechnical consultant would monitor grading to confirm that
field conditions are consistent with the conditions predicted by the pre-
lhninar y investigations.
C. Monitoring/Reporting Program
City Engineering staff would ensure that the recommendations contained in
the geotechnicM investigation report are incorporated as conditions on the
Tentative Maps, Final Maps, and project grading plans. It is the responsibility
of the soils engineer to visit the site during grading to assure that grading
operations conform to the geotechnlcal recommendations contained in the
report and that field conditions are consistent with the conditions predicted
by the preliminary investigations. A letter of authorization for the geotech-
nical review must be submitted prior to grading plan approv~i.
D. Analysis o[ Si~nificance
Compressible allu¢iu~n, coliuvium and expansiYe bentonitic soils are unsatis-
factory for development without remedial treatment. This is regarded as a
significant, mitigable impact. Traces of the La Nacion Fault zone cross or
underlie the site; surface fault rupture and ground shaking have been
identified as remote but potentially significant impacts.
-2-
F
DRAINAGE/GROUNDWATER/WATER QUALITY
A. Potential Impacts
The proposed proiect would result in additioaal impervious surface area which
would increase surface water runof( rates. Development of the site would
result in a change in the type and amount of contaminants contained in
surface runoff. This representsa cumulative impact to local water quality.
B. Mitigation Measures
On-site improvements, induding natural and improved channels with closed
conduit, would mitigate drainage impacts. No mitigation is proposed for
potential water quality impacts since flows would not drain into a domestic
water supply.
C. Monitoring/Reporting Pro ~ra~n
City Engineering staff would ensure that recommended erosion control
measures are incorporated as conditions on the Tentative Maps, Final Maps
and project grading plans. Building permit issuance must be conditioned on
the incocporation of these mitigation measures into the tentative map and
fi n~l m ap.
D. Analysis of Sl~nificance
Adequate on-site drainage facilities and improvements will be developed in
conjunction with the project, and no significant impacts are anticipated.
Storm water Uows and volumes would not exceed City Engineering standards
and are in conformance with the Threshold standard.
LANDFORM/AESTHETICS
A. Poteatial Impacts
Development of SPA II would sig~ificantly alter tand£orms on-site. Grading
would be primarily confined to the ridge-top areas, with the major canyon
-3-
areas retained as open space. The degree of visual alteration is consistent
with what was anticipated when ti~e specific plan was approved.
B. Mitigation Measures
Grading associated with the project would be in conformance with the
general gra&ng slope bank standards set forth in the SPA II Plan. Implemen-
tation of the community desi~ guidelines would reduce impacts to below a
level of significance. They include landscaping, fencing design, community
signing, lighting and parking design/street furniture.
C. Monitoring/Reporting Program
All grading plans will be reviewed by City staff to assure consistency with
the recommendations listed below:
o Visual significant slope banks would be preserved in their natural state
by clustering development.
o The natural character of the hillside would be retained where practical.
o A variety of housing, padding techniques, grading techniques, lot sizes,
site design, density, arrangement, and sparing of homes and develop-
ments would be required.
o Innovative architectural, landscaping, circulation, and site design would
be required.
o Safety against unstable Mopes or slopes subiect to erosion and deterio-
ration would be provided.
Final approval must be granted by the City Council. Construction permits
will be issued only a~ter completion of the design review and approval by City
staff and the City Council. The recommendations regarding grading would be
incorporated and verified in the design review stage.
D. Analysis of Significance
While the SPA II Plan is consistent with tile adopted specific plan in terms ot
landform and visual character, the project would result in significant visual
impacts. The visual impacts associated with the cut and fill slopes would be
mitigated by adherence to the SPA II design guidelines. Implementation of
these guidelines in the construction of the project would reduce visual
impacts to below a level of significance.
BIOLOGY
A. Potential Impacts
Development of the proposed project would result in a potentially significant
loss of sensitive species. Impacts to the cactus wren would be adverse but
not significant because approximately two-thirds of the cactus wren popu-
lation is preserved in open space. Development of the project would result in
significant impacts to the black-tailed gnatcatcher. The project design has
been modified to preserve the San Diego thornmint site. There would be no
impacts to the snake cholla transplant area in Rice Canyon.
B. Miti ~ati on Meas ~-es
Impacts to wildlife and plant commL~ities are partially mitigated through the
preservation of open space within the SPA II area~ revegetation of cut and fill
slopes and revegetaticn of sewer main disturbances. Impacts to the black-
tailed gnatcatcher are significant and unmitigated. Impacts to the cactus
wren would be mitigated through retention of two-thirds of the population in
open space. Specific measures would be taken to mitigate impacts to the
cactus wren (i.e., transplanting coast cholla) and the 5an Diego thormnint
population (i.e., fenced preservation area).
C. Monitoring/Reporting Program
Building permit issuance must be conditioned on the incorporation of recom-
mended mitigation measures into project design plans.
-5-
o Prior to the initiation of on-site grading act Aries, a qualified biologist
would clearly define the buffer habitat to be ovoZded during grading. A
meeting would also take place between a reocesentati~e of City staff,
the grading contractor and the biologist to clarify the areas to be
avoided during grading and reAew methods to reduce on-site grading
impacts. Periodic inspection ~votJd occur to ensure that construction
activities do not affect vegetation within tlne marked area. The City
staff representative and/or biologist would ha'ge the power to halt
grading operations if there is evidence that these operations have not
stayed within designated boundaries.
o A City staff representative and/or bidio~st would ensure through
periodic inspection, that the fenced thornmint preservation area remains
intact and that any damage to the fence is q'd:_c~y repaired.
o A qualified biologist would be retained to implement the revegetation of
cut and fill slopes, sewer main distLrbances and the transplanting of
coast cholla to mitigate impacts to cactus wren. The revegetation
program and transplanting would be mohito:ed periodically to ensure
satisfactory replacement of disturbed habitat. Should it be identified at
any time that the mitigation is failing, a review' will be conducted to
determine cause and resolution proposed C-eplanting or another site
selected). A written status report would be submi~ed annually for three
years. A detailed monitoring schedule (quarterly for the first year, and
annually for the following two years) must be adopted as part of the
revegetation and transplanting program. The revegetation and trans-
planting plan must be approved as a condition of the tentative map.
D. Analysis of Significance
Implementation of the propose~ project wou~'d
mitigated impact to the black-~aiied gna'_catche-. Impacts to the cactus
wren and the San Diego t~hornmint would 5e adverse, but red~ced to below a
level of significance through adherence to recommended mitigation
measures.
ARCHAEOLOGY
A. Potential Impacts
Field investigations at the archaeological site W-3~32 demonstrated that the
site has been destroyed by grading for a water pipeline setup for water
transport to the development project in SPA L Due to the disturbance, an
evaluation of significance as required by CEQA cannot be performed due to
the elimination of cultural rnaterials. Because there is no means to prove
that the site was insignificant, it is assumed that the site was significant.
B. Mitigation Measures
The loss of W-3~32 would be mitigated through the implementation of a
compensatory mitigation program. This will involve additional field study
and research on sites in the project area; primarily additional sampling oi a
site within SPA III, SDi-960/961 as appropriate, supplemented by a research
project that would focus upon the archaeological resources within a two-mile
radius of the project. The results of this research would be submitted to the
City of Chula Vista, the San Diego State University Clearinghouse and the
Museum of Man.
C. Monitoring/Reporting Program
Building permit issuance would be conditioned upon implementation of the
recommended mitigation program by a qualified archaeologist. City staf£
would ensure prior to building permit issuance, that the compensatory
mitigation program for site SDi-960/961 with SPA Ill has been implemented
and that the results from the testing and evaluation are submitted to the City
of Chula Vis~.a, the San Diego State University Clearinghouse and the Museum
of Man.
-7-
D. Analysis of Significance
The impacts which have occurred to Site W-3032 would be mitigated to below
a level of significance through implementation of the compensatory miti-
gation program for a cultural resource site within SPA Ill. The applicant has
agreed to this mitigation measure and a condition will be placed on the
tentative map.
TRANSPORTATION/ACCESS
A. Potential Impacts
The average daily traffic generated by SPA I and SPA II combined is 33,36#
which is 4,385 ADT greater than calculated under SPA I only. Although the
additional traffic generated irom the project would result in congestion ii
distributed to existing streets, street improvements would be undertaken as
part of the project and the Threshold Policy for traffic would be maintained.
The future traific volumes on East H Street were calculated to be within the
Threshold ADT determined by the City (i.e., 56,500 ADT east o1[ the
intersection of East H Street and Hidden Vista Road) and no significant
impacts are expected.
B. Mitigation Measures
Existing roadway conditions in the project area which include segments of
Otay Lakes Road and East "H" Street are inadequate and future traffic
increases associated with the proiect would require modifications to the
circulation system in the study area. The applicant has agreed to implement
these measures. The recommended mitigation measures would be phased and
based on the amount of construction completed on the proiect. It should be
noted that some of the mitigations recommended would be constructed prior
to the estimated time of need. Ail streets internal to the project would be
designed according to the classifications provided in the project description
and would meet City standards. Depending on the mixture of land uses and
intensity the traffic mitigation measures would vary. Mitigation measures
have been tied to coordinate with phased development. The project has been
anticipated to be developed in seven phases. The land uses and intensity are
listed below aJong with the associated mitigation measure [or each phase of
development.
In addition, the developer must enter into an agreement comparable to the
development agreement for SPA I which establishes a limit on building
permits based on a maximum traffic volume of 56,500 ADT or at a level that
exceeds the City's Threshold Policy.
Mitigations: Commercial - 0 acres
Industrial - 0 acres
Residential - 0 DUs
o The segment of Otay Lakes Road between Camino del Cerro Grande and
Ridgeback Road would be widened to # lanes (currently being constructed).
o East H Street between the 1-805 northbound off-ramp and Hidden Vista Road
would be restriped for 3 eastbound lanes.
o The East H Street/l-S05 southbound, on/off-ramps intersection would be
signalized. The existing southbound I-$05 to eastbound East H Street loop
ramp would be reconfigured to pass through the signalized intersection with
dual right turn lanes. The eastbound approach to this intersection would be
reconfigured to provide 3 lanes. These improvements to the l-$0~/East H
Street interchange should alleviate forecasted traffic impacts at the inter-
chan§e through 199].
Mitigations: Commercial - .82 acres
Industrial - 4.76 acres
Residential - 0 DUs
o No improvements recommended.
-9-
Miti,qations: Commercial - (.82 + 1.66: 2.48 acres)
Industrial - (4.76 ~9.52 = l~.2$acres)
Residential - (0 +952 DUs)
o The following intersections with East H Street would be signalized: Road B,
East Business Park Road, and Road C (Paseo Ranchero).
o If the East lq Street/Buena Vista Way intersection is not signalized prior to
this year, it would be done at this time.
Mitigations: Commercial - (2.48 + 1.66 = ~.1~ acres)
Industrial (1~.2S + 9.52 = 23.8 acres)
Residential - (952 + 619 = 1,571 DUs)
o The intersection of East H Street/Ridgeback Road would be si~-qalized.
o The intersection of Otay Lakes Road/Road A (Avenida Del Rey) would be
signalized.
Mitigations: Commercial - (#.lt~ + 1.66:5.Sacres)
Industrial - (23.8 +9.52 =33.32acres)
Residential - (1,571 +320 = 1,891 DUs)
o The eastbound approach to the East H Street/l-g05 northbomd off-ramp
intersection would be reconfigured to provide 3 through lanes. East H Street
would be widened from 3 to #lanes between the 1-805 northbound off-ramp
and the westerly Terra Nova Plaza driveway. A right turn acceleration lane
for vehicles exiting the westerly Terra Nova Plaza driveway would be
provided.
o Reconfigure the East H Street/I-805 southboLnd on/off-ramp intersection to
provide dual left turns for the westbound approach.
-!8-
Mitigations: Commercial - (5.8 +.82 =6.62 acres)
Industrial - (33.32 + 1.]5 = 34.L~7 acres)
Residential - (1,89[ + 487 = 2,378 DUs)
o No improvements recommended.
Mitigations: Commercia] - (6.62 +0:6.62 acres)
Industrial - (34./~7 + 2.38 - 36.8.Sacres)
Residential - (2,378 + 140 = 2,515 DUs)
o No improvements recommended.
C. Monitoring/Reporting Program
City stall would ensure that the recommendations oontained in the Transpor-
tation section of the SEIR regarding road modifications are incorporated into
the tentative map.
D. Analysis o[ Si~ificance
Assuming several road widening actions and intersection geometry changes
were completed as outlined in the Mitigation Measures section, then no
significant impacts to circulation would occur.
LAND USE/GEI~RAL PLAN/ZONING
A. Potential Impacts
The Rancho del Rey SPA II Plan, as proposed, is in conformance wlth the land
use policies and plans of the City of Chula Vista, the E! Rancho del Rey
Specific Plan and wlth e~sting and proi:~sed land uses ia the vicinlty o[ the
proiect site; development o£ SPA II would not result in s~gnlficant land use
impacts.
B. Mitigation Measures
Because implementation o[ the SPA [! Plan would not result in significant
land use impacts, no mitigation measures are required.
C. Monitoring/Reporting Program
No mitigation measures are necessary and a monitoring/reporting program is
not required.
D. Analysis o£ Significance
No significant land use impacts are expected to occur with the implemen-
tation of the SPA II Plan.
COMMUNITY SOCIAL FACTORS
A. Potential Impacts
No potential adverse impacts regarding commmity social factors are as-
sociated with the development of the proposed plan. Impacts to population,
housing and emplo)-rnent are consistent with the El Rancho del Rey Specific
Plan.
B. Mitigation Measures
Because no significant social impacts would be associated with the proposed
project no mitigation measures are necessary.
C. Monitoring/Reporting Program
No mitigation measures are necessary and a monitoring/reporting program is
not required.
-12-
D. Analysis o[ Sinonificance
No significant commt~qity social impacts would result.
COMMUNITY TAX STRUCTURE
A. Potenti aJ [m~cts
Implementation of the proposed Rancho del Rey SPA II would result in a net
fiscal benefit of approximately $32,000 annually to the City of Chula Vista;
there£ore, no adverse impacts would result to the community tax structure.
B, Miti ~ation Measures
Because no adverse fiscal impacts are associated with the proposed project
no mitigation measures are necessary.
C. Monitorin~/Reportin~ Pro,ram
No mitigation measures are necessary and a monitoring/reporting program is
not required.
D. Analysis of $i~nificance
No adverse fiscal impacts are associated with the proposed proiect.
PARKS, RECREATION AND OPEN SPACE
A. Potenti a3 Impacts
As part of the proposed project, a 6.5 acre neighborhood park would be
developed on-site. This park would exceed the park requirements as
determined by the City. The net impact to parks and recreation would be
-13-
beneficial. A substantial portion of the site (42%) would be dedicated as open
space. There would be no adverse impacts to open space,
B. Mitigation .~easure s
Because no adverse impacts to parks, recreation and open space are
associated with the proposed project, no mitigation measures are ~ecessary.
C. Monitoring/Reporting Program
No mitigation measures are necessary and a monitoring/reportin~ program is
not required.
D. Analysis of Significance
No adverse impacts to parks, recreation and open space are asso.ciated with
the proposed project.
PUBLIC SERVICE
A. Potential Impacts
During peak demand times, O~'D cannot currently guarantee an adequate
supply of water to meet the water needs oi the project. This is regarded as a
significant impact. Development of on-site sewage facilities consistent with
the 1996 sewer study would provide adequate infrastructure to accommodate
project flows. The location of the 69 kV line tl~rough several res!Sential lots
is regarded as a significant impact. Incremental impacts to poEce protection
would result from development of SPA I1. Emergency fire :_nd medical
response would be supplied in compliance with the Threshold PeZcy and no
significant impacts are anticipated. Both the 5weetwater Un!on '-ligh School
District and the Chula Vista City School District are involved in :he planning
and construction of new facilities which would provide adequa:e _-'acilifies for
the additional students generated by the project.
B. Mitigation Measures
The development of on-site water iacilities as outlined in the OWD Master
Plan Update would provide adequate infrastructure for water distribution. In
order to ensure year-round water supply the applicant would be required to
work with OWD to increase water storage facilities. The City has sufficient
capacity through its METRO contract to accommodate additional sewage
flows generated by the project. In compliance with the Threshold Standard,
the City would review the projected sewage flows and volumes for com-
pliance with City Engineering Standards. The impacts associated with the
existing 69 kV line would be mitigated by relocation. The increased demand
on police protection would require the addition of 1.61 personnd to meet the
Cit>~s Thresl~ld Standards. Potential impacts to police protection would be
reduced to below a level of significance through net fiscal revenue generated
by the proposed project. The accrual of revenues from the proposed project
would allow the City to fund the additional police personnel. Project-related
impacts to schools would be mitigated through the phased implementation of
additional facilities in eastern Chula Vista. The Rancho del Rey Mello Roos
District (CF #3) would provide tax moneys directly to the school districts for
implementation of their long-range development plans.
C. Monitoring/Reporting Program
Buiiding permit issuance would be conditioned on the project's compliance
with City Engineering Standards for sewage flows and volumes and the
relocation of a 69 kV ~ransmission line. City staff would ensure that the
applicant works with the OWD to increase water storage facilities. As part
of the annual review by the Growth Management Oversight Committee of the
City's Threshold Policy, a review of the a~quacy of police protection would
be conducted, to ensure that the Police Department has implemented a hiring
poll%, that would allow for the addition of the required personnel.
Occupancy permit issuance would be conditioned upon inspection by City
staff of a signed agreement between the applicant and the City of Chula
VisTa School District stating that the applioant is participating in the Rancho
del Rey Mello Roos District (CF #3).
-15-
D. Analysis o[ Sii~nificance
If the OWD can commit to provision o~ water service to this project potential
impacts would be reduced below a level of significance. Development of
site sewage facilities consistent with the 1986 sewer study would provide
adequate infrastructure to accommodate proiect flows. The relocation of the
69 kV line would mitigate potential impacts to a level of insignificance. The
addition of personnel to the police department would reduce potential
impacts to below a level of significance. Develol~ment of SPA II would result
in increased demand for fire protection services that would be satisfied by
Station #2 and the future station within El Rancho del Rey. The number of
students generated by the SPA II would place additional demands on the
existing facilities. Both Districts are involved in the near-term planning and
construction of new facilities which would provide adequate facilities for the
additional students generated by the project.
-16-
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 1
5. PUBLIC HEARING: PCM-89-8, Consideration of Rancho del Rey SPA-II Plan,
Public Facilities Plan, and PC regulations; Rancho del
Rey Partnership
A. BACKGROUND
This item involves the consideration of the Rancho del ~ey SPA-II
Sectional Planning Area (SPA) Plan and related items for a 376-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
second phase implementation for that project. Rancho del Rey SPA I was
approved by the City Council in December, 1987.
Included in your consideration is the Rancho del Rey SPA-II General
Development Plan, SPA-II Sectional Plan Area Plan, the Public Facilities
Plan and Financing Analysis, the Planned Community Development
Regulations, and the Preliminary Design Guidelines. The Design Guidelines
are provided for information purposes and will be forwarded to the
Commission for recommendation with the Tentative Map and Development
Agreement at a subsequent public hearing.
B. RECOMMENDATION
1. Based on the findings attached in this report IAttachment 1), adopt a
motion recommending that the City Council approve the Rancho del Re¥
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 Section Planning Area (SPA) II 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
4. Adopt a motion recommending approval of the PC Development
Regulations; and
5. Direct staff to continue review of the Preliminary Design Guidelines
and provide input as appropriate for resubmittal to your Commission
with consideration of the tentative subdivision maps for Rancho del
Rey SPA-II.
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 2
C. DISCUSSION
1. Rancho del Rey SPA-II General Development Plan
The Rancho del Rey General Development Plan (SPA-II Plan, Exhibit 2,
page I-7) is a required exhibit for any planned community zone and is
intended to show the general location of all proposed uses and the
general circulation system. Its main purpose is to serve as a bridge
connecting the land use and density categories of the E1 Rancho del
Rey 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 376 acres of Rancho del
Rey SPA-II, there is proposed 567 dwelling units, a 5.4 acre
neighborhood park, and 162 acres of open space. Although not shown
on the Specific Plan, the SPA-II General Development Plan also
includes a community facilities parcel at the intersection of
Ridgeback Road and Rancho del Rey Parkway. A variety of uses may be
constructed on this site including churches, daycare centers, or
other community-serving uses. The actual use of the site will be
determined during the site plan approval process.
The Rancho del Rey Specific Plan contains both general and specific
criteria for the implementation of sectional plans. In Rancho del
Rey SPA-I, there were a number of deviations that were required to
better respond to the additional detail and information provided at
that time. In the case of Rancho del Rey SPA-II, the only deviation
proposed is the addition of the community facilities site. That
change responds to both the Commission and the Council's concerns
regarding the creation of new communities without the benefit of
sites for such uses, such as churches.
2. Rancho del Rey Sectional Planning Area (SPA)-II 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 this 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 the 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.
The following discussion is a more detailed description of Rancho del
Rey SPA-II plan.
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 3
Plan Structure and Design
There are many factors influencing the design of Rancho del Rey
SPA-II (SPA-II plan, Exhibit No. 4, page II-2). The main natural
feature is Rice Canyon. In addition to being a major visual feature,
Rice Canyon serves as a primary drainageway within the project area
and contains several sensitive biological resources. This existing
landform characteristic, along with development on the plateaus,
serves as a basis for the physical planning of this SPA plan.
Basically, residential development is located on the plateaus, while
the canyons and side slopes of those canyons remain as natural or
graded open space connected by a passive system of trails. This was
the same concept for SPA-I except that in the eastern portion of Rice
Canyon a community park is under construction for eventual use by
Rancho del Rey as well as the City in general.
Rancho del Rey SPA-II is bisected by the alignment of Rancho del Rey
Parkway which is the major loop connector for the Rancho del Pey
Specific Plan Area between East "H" Street and Otay Lakes Road. The
estate lots range in size from 9,000 square feet to over 27,000
square feet are on the north side of that loop road. The
conventional lots are located on the southern side of the loop road.
The conventional lots start at 5,000 square feet with the predominant
lot size over 7,000 square feet. Out of the 359 conventional lots,
approximately 128 are under 7,000 square feet. Of 158 acres of open
space, approximately 40 acres of that is graded while 118 will remain
in its natural state.
Rancho del Rey SPA-II is an extension of the internal loop road
system of Rancho del Rey SPA-I. Its purpose is to propose
residential lots of a character consistent with existing estate
dwellings to the north. The development then transitions into the
more conventional lots adjacent to the SPA-I development and then
provides the necessary trails and community facilities to serve
Rancho del Rey and the existing communities of Bonita and Terra Nova.
As with residential development within SPA-I and on any ridge, SPA-II
development runs along the northern edge of Rice Canyon. Primary
consideration and staff concern was directed to the residential
development along that ridge and changes were made in the project to
break up the residential development line so that when people were
enjoying the trails along Rice Canyon, they would not see a wall of
residential development. The design guidelines and PC regulations
contain special setbacks and design standards to mitigate and enhance
the visual features along the canyon.
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 4
Circulation
Both Rancho del Rey SPAs I and II have primary access via East "H"
Street and Otay Lakes Road. Access to SPA-II will also be provided
by Ridgeback Road through the Terra Nova neighborhood and by the
Rancho del Rey loop road through SPA-I.
To refresh the Commission's memory, the traffic study for SPA-I
required that all development within SPA-I be accommodated (at level
of service "C") by the existing and/or improved local road system,
especially East "H" Street, without SR-125. To accomplish this, full
development of the employment park had to be postponed until at least
a four-lane facility is provided along SR-125 alignment. The recent
traffic study for SPA-II has also concluded that traffic generated by
SPA-II development can be accommodated if, in addition to one-half of
the employment park, an additional 250 residential units in SPA-I are
withheld.
Projected traffic generated by the approved SPA I Plan (50% of the
employment park withheld) and that of the SPA II project (additional
250 DU withheld) is shown in Table 3, page III-2 of the SPA Plan
text. This postponement of 250 units within SPA-I is implemented
through the Public Facilities Plan and Financing Analysis. Within
that financing plan, the 250 units located on the southern ridge of
Rice Canyon are delayed to Phase 5C and SD, or as the last phases of
a combined Rancho del Rey SPAs I and II Public Facilities Plan.
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 and Financing Analysis also
addresses the phasing of the required improvements. In the case of
facilities that affect public health, safety and welfare, such as
roads, sewers, and drainage facilities, those improvements need to be
completed prior to occupancy of a given phase. For example, if a
road is required in Phase IV, then before any units could be occupied
in that phase, the road must be completed. In the case of park and
recreation facilities, those facilities 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.
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 5
A third feature of the Public Facilities Plan is the Regional
Transportation Phasing Program. The EastLake Development Impact Fee
program adopted by the City in February 1986 and subsequently adopted
for Rancho del Rey SPA-I identifies the several regional
transportation facilities, develops cost estimates, and calculates an
impact fee. That information has been updated with the publication
of the East Chula Vista Transportation Phasing Plan (included as an
appendix of this Rancho del Rey SPA-II Public Facilities Plan and
Financing Analysis).
As a part of the Rancho del Rey Public Facilities Plan and Financing
Analysis, Rancho del Rey SPA-II will be required to participate in
the Regional Transportation Facility Phasing Program. It is intended
that the East Chula Vista Transportation Phasing Plan be revised and
updated on an annual basis. Thus, each change in the phasing plan
will automatically become applicable to Rancho del Rey SPA-II because
of its adoption as an appendix to this Public Facilities Plan and
Financing Analysis.
In addition to the above, other facilities impacted hy this project
and the measures undertaken to respond to that impact are as follows;
a. Water The Otay Hater District provides service to SPA-II
through the District's Improvement District No. 22 (ID 22). The
improvement district has installed a number of improvements to
provide water to both SPA-I and SPA-II areas. These include a
three million gallon reservoir to serve the 710 pressure zone
and a one million gallon reservoir to serve the 485 pressure
zone. The District has also constructed another eight million
gallon reservoir during the development of SPA-I. This
reservoir will provide additional water supply to the SPA-II
area as well as areas to the east of Rancho del Rey, such as
Bonita Long Canyon and EastLake area.
In addition to these improvements, improvements required in
conjunction with anticipated formation of a new improvement
district, Improvement District No. 27 (ID27), will also need to
be funded. ID 27 includes not only Rancho del Rey, but also
EastLake and Rancho del Sur. Additional properties may also be
included within this district. An Improvement District No. ~7
Master Plan has been prepared by the District to determine
required facilities, cost, and financing mechanisms. The most
significant facility that will need to be provided is an
ultimate storage reservoir which will provide five days of
storage for areas within the District.
Although the full extent of these facilities has not been
determined, the District will require Rancho del Rey to enter
into an agreement prior to recordation of the first final map
which delineates the facilities to be constructed, their cost
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 6
responsibility, and the financing method to be utilized. The
agreement may also place limits on the number of building
permits - beyond the limits proposed in this Public Facilities
Plan and Financing Analysis that can be issued prior to
certain facilities being in place and operational.
b. Parks and Recreation There is a 5.4 acre neighborhood park
proposed within SPA-II. In addition to that, this neighborhood
park will be connected by a series of trails that will connect
the existing Bonita equestrian trail system, which extends from
Bonita through Rancho del Rey SPA-II, adjacent to the
neighborhood park and down to the Rice Canyon trail system.
In addition to this park, there were 45 acres of public park
proposed within SPA-I. This included the community park, two
neighborhood parks, a staging area for pedestrians and
equestrians at the east end of Rice Canyon, and a trail system
which linked all the major open space residential areas to the
park facilities. All of these parks and recreation facilities
are or will be dedicated and maintained by the public.
There are a number of other facilities discussed in the Public
Facilities Plan and Financing Analysis including regional facilities
such as the corporation yard, new public library, and a fire training
facility. These were proposed within Rancho del ~ey SPA-I and,
although the facility costs have been updated, no additional
discussion is necessary. They will remain as potential facilities
that Rancho del Rey SPAs I and II have to contribute to when the City
has adopted a supplemental development impact fee program for those
improvements. The land, however, will be provided within SPA I for
the fire training facility and the library.
Implementation
In addition to the standard implementation techniques utilized for
this project such as tentative map and site plan approvals, there are
several programs unique to this project that should be noted.
1. PC Development Regulations Planned Communities (PC) District
Regulations adopted as a part of this approval provides site
specific standards and regulations to guide the development of
Rancho del Rey SPA-II. These development regulations, although
they are specific in nature, should be utilized hand in hand
with the design guidelines for both the residential and
landscape features of the project. The PC District ~egulations
provide the parameters and with utilization of the design
guidelines will provide the ~recise implementation standards for
this project.
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 7
2. Design Guidelines - As stated above, the design guidelines are
an integral part of the approval of Rancho del Rey SPA-II. They
are presented to your Commission in a preliminary form to give
staff additional time to review those guidelines as well as to
obtain input from your Commission prior to consideration of the
first tentative map within SPA-II. Those guidelines will assist
in the review of not only the residential uses but also of any
open space, park, and recreational improvements contained within
the network of open space and park uses. The guidelines will be
administered by the Planning Department and will not be adopted
by ordinance. This means the guidelines will serve as a
detailed measure to review future projects while at the same
time promoting innovative techniques.
3. Monitoring Program - As with any project, there are certain
assumptions that are made when considering the impacts a
development 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 three areas that need
to be monitored relative to Rancho del Rey. Those are fiscal,
traffic, and environmental impacts.
Each year the developer will be required to 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 ?acilities Plan
as adopted. This annual update and reevaluation will allow the
City to more accurately predict public facility needs,
coordinate their provision, and, if necessary, restrict building
activity to prevent adverse impacts on facilities. The cost of
the annual monitoring system will be borne by the Rancho del ~ey
Partnership. Specifically, relative to traffic circulation,
Rancho del Rey will need to monitor daily trips along East "H"
Street to identify the ongoing impact of this project prior to
the commencement of a roadway along Route 125. This will be to
ensure that a maximum of 56,500 A~Ts is permitted on East "H"
Street to maintain level of service "C".
The annual monitoring program should also review the fiscal
impacts on the City's operating budget. The fiscal impact
analyses for SPAs I and II have detailed an overall positive
fiscal impact to the City. That fiscal impact analysis was
based on the timely development of the Rancho del Rey SPA-I
employment park as well as the residential areas of SPA-I and
II. 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 reevaluation will allow the City to more
clearly determine its fiscal impact. Similar to traffic, should
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 8
the fiscal impact to the City be negative, then Rancho del Rey
will be required to contribute an amount necessary to cover the
shortfall. This requirement for a fiscal impact analysis update
shall be in effect for 10 years from the date of Council
approval of the SPA Plan.
The third form of monitoring is the monitoring of the mitigation
measures required in the final environmental impact report.
Recent California legislation requires the adoption of a
mitigation or reporting program in conjunction with the approval
of projects for which a negative declaration or final
environmental impact report was prepared and mitigation measures
were recommended in connection with any significant impacts.
Rancho del Rey SPA-II plan, as a part of its environmental
impact report, has proposed a detailed monitoring/reporting
program. With adoption of that program, the environmental
impacts associated with this project will be properly monitored
and the mitigation measures implemented, as required.
4. Development Agreement - When the Rancho del Rey Specific Plan
was approved, a comment was intended that a Development
Agreement be executed between the City and the Developer. The
Development Agreement is a part of this project in that it is a
tool which assists the City and the developer to identify
obligations 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 of 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. The City
Council as a part of the approval of Rancho del Rey SPA
approved a Development Agreement for that portion of the E1
Rancho del Rey specific plan. The Development Agreement
presented to your commission at this time is for information
purposes only and will be subject to consideration with the
first tentative map for Rancho del Rey SPA II.
5. Supplemental Impact Fee Program - There are certain facilities
identified in the Rancho del Rey Public Facilities Plan and
Financing Analysis that serve development on a regional level.
There are other facilities that the City needs to plan on a
continual basis that may not even be identified in this plan.
Those facilities are not required simply by Rancho del Rey, but
are required by the cumulative development occurring in the
region. To assist in that implementation, the Public Facilities
Plan & Financing Analysis states that if and when such
community-wide fees are established, they would apply to Rancho
del Rey.
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 9
Conditions of Approval of Rancho del Rey SPA II
Rancho Del Rey SPA II and supporting documents are approved subject
to the following conditions:
1. With the approval of Rancho del Rey SPA II, plan, PC
Regulations, Public Facilities Plan and Financing Analysis, and
Design Guidelines, the developer shall consolidate the plans of
Rancho del Rey SPAs I and II to provide one document that would
serve the developer as well as the City in communicating the
requirements for this area of the Rancho Del Rey Specific Plan.
2. The final lot and street design shown within the SPA II Plan for
the residential areas may be modified by the Planning Commission
and City Council during Tentative Subdivision Map
consideration.
3. 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 II.
WPC 6465P
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page l0
ATTACHMENT #1
RANCHO DEL REY GENERAL DEVELOPMENT PLAN
RECOMMENDED FINDINGS
1. THAT THE PROPOSED DEVELOPMENT AS DESCRIBED BY THE GENERAL DEVELOPMENT PLAN
IS IN CONFORMITY WITH THE PROVISIONS 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 a minor modification in the land plan by
proposing a public facility that would serve not only this project, but
the surrounding community.
2. A PLANNED COMMUNITY DEVELOPMENT CAN BE INITIATED BY ESTABLISHMENT OF
SPECIFIC USE OR SECTIONAL PLANNING AREAS WITHIN TWO YEARS OF THE
ESTABLISHMENT OF PLA~ED COMMUNITY ZONE.
The applicant has submitted tentative subdivisions maps to be processed
within 30 days of approval of the Sectional Planning Area Plan.
3. IN THE CASE OF THE PROPOSED RESIDENTIAL DEVELOPMENT, THAT SUCH DEVELOPMENT
WILL CONSTITUTE A RESIDENTIAL ENVIRONMENT OF SUSTAINED DESIRABILITY AN~
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 APPEAR ACCEPTABLE TO THE
PUBLIC AUTHORITIES HAVING JURISDICTIONS THEREOF.
The General Development Plan for Rancho Del Rey SPA II 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
bordered and served by a significant amount of natural and manmade open
space and park systems. All public facilities have been responded to and
each 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 OE SUSTAINED
DESIRABILITY AND STABILITY; AND, THAT SUCH DEVELOPMENT WILL ~EET
PERFORMANCE STANDARDS ESTABLISHED BY THIS TITLE.
There are no industrial and research uses proposed in SPA-II.
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 11
5. IN THE CASE OF INSTITUTIONAL AND RESEARCH, RECREATIONAL, AND OTHER SIMILAR
NON-RESIDENTIAL USES, THAT 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 additional open space dedication and
the improvement along Rice Canyon and improvement of a trail system that
would connect Bonita to the Rice Canyon open space system. In addition to
this preservation, the plan provides a 5.4 acre neighborhood park that
would serve the immediate SPA-II neighborhood needs. A master plan will
be required prior to the development of this park to ensure the high
quality development 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 Financing
Analysis in 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 LOCATIONS.
There is no commercial development proposed within SPA-II.
8. THE AREA SURROUNDING SAID DEVELOPMENT CAN BE PLANNED AND ZONE~ IN
COORDINATION AND SUBSTANTIAL COMPATIBILITY WITH SAID DEVELOPMENT.
The General Development Plan will not alter the planned and existing use
of adjacent areas. With respect to those adjacent areas, considerable
effort has been made to coordinate development of SPA-II with the existing
Terra Nova and Bonita development to both the west and north,
respectively. To the east and to the south exist the Rancho del Rey SPA-I
project.
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 12
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 P-C ZONE AND THE CHULA VISTA
GENERAL PLAN.
Rancho del Rey SPA-II 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. The additional public
facility use is in keeping with the intent of the plan by providing
necessary public facilities that were not anticipated when the Specific
Plan was first adopted in 1985.
2. THE PROPOSED SECTIONAL PLANNING AREA PLAN WILL PROMOTE THE ORDEPLY
SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREA.
The SPA-II 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-II,
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-II 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-II but also the outside impacts to ensure that all
impacts generated by this project would be properly mitigated in a manner
not detrimental to existing uses.
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 13
THRESHOLD ANALYSIS
RANCHO DEL REY SPA-II
Special standards adopted by City policy require that the Rancho del Rey
SPA-II project be analyzed to determine whether or not approval of this
project will have an adverse impact on the thresholds formulated by the City.
Review of the project EIR and other supporting documents of SPA-II provides
ample evidence that the project is consistent with the thresholds adopted by
the City as shown below.
1. Air Quality
No project specific threshold.
The project is consistent with the currently adopted Regional Air Quality
Maintenance Plan {AQMP), as it is consistent with the E1 Rancho del Rey
Specific Plan, which was included in the AQMP growth forecast. The GMOC
in its first annual report to the City Council indicated that the Air
Pollution Control District reported that Chula Vista is one of the
cleanest air quality areas in the San Diego region.
2. Economics
No project specific threshold.
The fiscal impact report prepared for SPA-II shows an overall positive
fiscal impact on the City of Chula Vista. Basically, cumulative operating
revenues are anticipated to exceed cumulative operating costs over the
period of time analyzed in the fiscal impact analysis. The development is
projected to result in excess revenues of approximately $32,076 per year
after operating costs are considered. The results of the fiscal impact
analysis in constant 1988 dollars are provided in Table 3-6, page 79, of
the Draft Supplemental Environmental Impact Report.
3. Police
Project Threshold: Emergency response with properly staffed and equipped
police units within 5 minutes in 75% and 7 minutes in 90% of the cases
(measured annually).
The project site is located in an area designated as Beat 28. This beat
is patrolled by one 24-hour squad car which is broken into three one-man
watches. Development of the site in accordance with SPA-II would involve
the addition of 1,463 persons to the beat. The emergency response
standards as established in the threshold policy can be initially
maintained by the existing beat patrol. After build-out of SPA-II, and
the addition of personnel, the threshold standards will also be met.
Based on an October 5, 1988, communication from the Director of Public
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 14
Safety, William Winters, after the build-out of SPA-II the threshold
policy will also be met by the Police Department. The cumulative effect
of other developments would eventually require splitting Beat 28 into two
beats and employing additional patrol officers and Investigative Division
staff above the staff identified as required by SPA-II.
4. Fire and Emergency Medical Service
Project Threshold: The fire threshold is to respond to 85% of all
emergency calls within 7 minutes.
Depending on the location of the onsite fire, fire protection response
would come from Fire Station No. 2 located on 80 East "J" Street or Fire
Station No. 4 located at 861 Otay Lakes Road. There was also a proposed
new site at the intersection of Paseo Ranchero and East "H" Street within
Rancho del Rey SPA-I. Based on findings in the Draft Supplemental
Environmental Impact Report, through communications with Marry Chase, the
standards as established in the threshold policy are and will continue to
be satisfied.
5. Schools.
No project threshold.
The GMOC has adopted a formal statement of concern regarding the provision
of school facilities. In their first annual report, they recommended
continual cooperation of the City to mandate Mello Roos community
facilities district participation on the part of major development
proposals. Further, they recommended the City cooperate with any
additional mitigation measures that might be required.
The Rancho del Rey SPA-II project is within a Mello Roos district.
Furthermore, Rancho del Rey SPA-I has dedicated a site for an elementary
school and Rancho del Rey SPA-III has proposed a site for a junior high
school. Because there is available capacity and new schools are currently
being planned, the Draft Supplemental Environmental Impact Report
identified no new mitigation beyond participation in the Mello Roos
district and the dedication of the site as noted above.
6. Library
No project threshold. Citywide threshold of 500 sq. ft. of adequatel~
equipped and staffed library facilities per 1,O00 population.
The Rancho del Rey SPA-I Plan provides a 3.2 acre site for a proposed
library facility. The SPA-I and SPA-II cost responsibility, at this
point, has not been determined, but is expected to be determined by the
adoption of the Supplemental Development Impact Fee applicable to all
development east of 1-805.
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 15
7. Parks and Recreation
Project Threshold: 3 acres of neighborhood and community parkland with
appropriate facilities shall be provided per 1,000 residents east of 1-805.
There are 52.2 acres of public parks proposed within both SPAs I and II.
This acreage includes dedication of a community park, three neighborhood
parks, a staging area for pedestrians and equestrians, and a trail system
which links all the major open space and residential areas to the park
facilities and natural canyon features of the project. Since 1,463 new
residents are anticipated by SPA-II, it would generate the need for a 4.4
acre site. There is a 5.4 acre site proposed within SPA-II, thereby
complying with the threshold standard.
8. Water
Project Threshold: Project to provide a service availability letter from
the Water District.
In its first annual report, the GMOC adopted a formal "Statement of
Concern" on water from the Otay Water District and requested the City
Council to adopt a resolution reflecting that concern and forward it to
said district. This project is located within the Otay Water District.
The projected daily on-site water requirement is 332,400 gallons per day.
Assuming on-site water facilities are constructed in accordance with the
specifications required by the Water District, adequate infrastructure
would exist to serve the project. To respond to this project's needs as
well as other major projects within the district, the Otay Water District
has completed a Water Master Plan. They have also approved an allocation
system that would evaluate various types of water service requests and
create a system for the allocation of water permits over the next several
years.
Dependent on the cooperation of area developers with the District, the
necessary storage facilities will be constructed and the District can
ensure facilities to serve this project. If this occurs, the Water
District can commit to provision of water service to this project and the
threshold standards would be complied with. Water service availability
letter will be required as a condition of approval of the tentative
subdivision map.
9. Sewer
Project Threshold: Sewage flows and volumes shall not exceed City
engineering standards.
The sewer system is adequate as designed. The City has sufficient
capacity through its Metro contract to accommodate additional flows. A
master plan was completed for Rancho del Rey and it was determined that
the sewer floods could be accommodated by the system.
City Planning Commission
Agenda Item for Meeting of July 19, 1989 Page 16
10. Drainage
Project Threshold: Storm water flows and volumes shall not exceed City
engineering standards.
The proposed project includes on-site drainage to control runoff and
erosion, and prevent the degradation of downstream facilities. This
drainage system has been engineered and designed using City standards and
criteria. Thus, the project can be deemed consistent with the drainage
threshold criteria.
11. Traffic Project Thresholds:
1. Citywide: Maintain level of service (LOS) "C" or better at all
intersections, with the exception that LOS "D" may occur at
signalized intersections for a period not to exceed a total of two
hours per day.
2. West of 1-805: (not applicable)
3. Citywide: No intersection shall operate at level of service "F" as
measured for the average weekday peak hour.
The average daily traffic calculated to be generated is 33,364, which is
4,388 ADT greater than calculated under SPA-I alone. Future traffic
volumes in East "H" Street were calculated to be within the threshold ADT
since they would not exceed 56,500 trips per day. That ADT represents L~S
WPC 6465P