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HomeMy WebLinkAboutPlanning Comm Reports/1989/06/21 AGENDA City PLanning Commission Chula Vista, California Wednesday, June 21, 1989 - 7:00 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 withi~ the Commission's jurisdiction but not an item on today's agenda. Each speaker's presentation may not exceed five minutes. 1. Consideration of Final Environmental Impact Report, EIR-86-4, ~ EastLake Greens (Continued) 2. PUBLIC HEARING: PCM-87-7: Consideration of EastLake II General Development Plan and P armed Community District Regulations, EastLake Greens Sectional Planning Area (SPA) Plan, Public Facilities and Financing Plan - EastLake Development Company (Continued) 3. PUBLIC HEARING: PCS-88-3: Consideration of Tentative Residential Subdivision Map for EastLake Greens, Chula Vista Tract 88-3 - EastLake Development Company (Continued) 4. Consideration of CEQA Findings and Statement of Overriding Considerations EIR-86-4, EastLake Greens 5. Consideration of Mitigation Monitoring Program for EastLake Greens EIR-86-4 OTHER BUSINESS DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT p.m. to the Regular Business Meeting of June 28, 1989 at 7:00 p.m. in the Council Chambers City Planning Commission ~ Agenda Item for Meeting of June ~, 1989 Page 1 1. Consideration Final Environmental Impact Re. port, EIR-85-4 EastLake Greens A. BACKGROUND The Planning Commission held a public hearing on the draft of this supplemental EIR on May 24, 1989. It is a supplement to the master EIR on the EastLake Planned Community. The review period for the State Clearing House extended through May 30, 1989; however, no further comments were received. Any information in the master EIR which was in need of updating has been addressed in this supplemental document, and responses have been provided to all comments received. B. RECOMMENDATION Certify that Final EIR-86-4 has been prepared in compliance with CEQA, the State CEQA Guidelines and the Environmental Review Procedures of the City of Chula Vista and that the Commission will review and consider the information in the EIR as it reaches a decision on the project. C. CHANGES IN THE FINAL EIR The following major changes have been made in the text of the final EIR: 1. Water/Sewer These sections have been modified to provide a more accurate cumulative impact analysis of this and other projects in the service area and to more precisely identify how these services are to be provided. There is no change in conclusions regarding the significance of impact. 2. Schools This section has been revised t~provide current school facility/ capacity/attendance figures. The conclusion is that the existing circumstances are better than was reported in the Draft EIR and that given the public facilities financing plan there will be a less than significant impact. 3. Thresholds Information regarding the Threshold Policy has been assembled into one Threshold section. The thresholds will not he violated by this project. City Planning Commission Agenda Item for Meeting of June 1=~, 1989 Page 2 D. CEQA FINDINGS, OVERRIDING CONSIDERATIONS, MITIGATION MONITORING At the time of the preparation of this staff report on the final EIR, conditions of approval and final form of the possible project are being drafted. It is therefore not possible to complete the CEQA findings nor the mitigation monitoring program. These last three elements of CEQA review will be brought back for Planning Commission consideration at the next meeting. WPC 6338P City Planning Commission ~ Agenda Item for Meeting of June l~, 1989 Page 1 2. PUBLIC HEARING: Consideration of EastLake II General Development Plan and Planned Community Distri,ct Regulations, EastLake GK'ee.ns 'Sectiona.1 Pl'anning Area (SPA). Plan, Public Facilities and FinanFin9 Plan; EastLake Development c6~pan¥ A. BACKGROUND 1. This item involves the consideration of EastLake II which consists of the EastLake Greens and Trails General Development Plan and Planned Community District Regulations. In addition, the item also includes the EastLake Greens Sectional Planning Area (SPA) Plan, EastLake Greens Public Facilities and Financing Plan. 2. The EastLake Greens project consists of 3,609 dwelling units on 830.5 acres and EastLake Trails consists of 1,260 dwelling units on 392.8 acres. 3. EastLake II represents the second phase of the EastLake development. The first phase - EastLake I was annexed to the City in August of 1983. The next phase of the EastLake project {EastLake III), which includes the proposed Olympic Training Center, is scheduled for planning consideration later this summer. 4. The Environmental Impact Report for the items described in this report is the preceding item on this agenda. B. RECOMMENDATION 1. Based upon the findings attached to this report {Attachment 1), adopt a motion recommending that the City Council approve the EastLake Greens and Trails General Development Plan; and 2. Adopt a motion recommending that the City Council approve the Planned Community (PC) District Regulatio)~ for EastLake Greens and Trails; and 3. Based upon the findings attached to this report {Attachment 2), adopt a motion recommending that the City Council approve the EastLake Greens Sectional Planning Area (SPA) Plan, subject to the Conditions of Approval listed in this report; and 4. Adopt a motion recommending that the City Council approve the EastLake Greens Public Facilities and Financing Plan; and 5. Adopt a motion recommending that the City Council adopt the EastLake Greens Design Guidelines. City Planning Commission ~! Agenda Items for Meeting of June ~, 1989 Page 2 C. HISTORY/STATUS The EastLake Greens and EastLake Trails neighborhoods constitute EastLake II. The project site is located south of Telegraph Canyon Road and east of the proposed alignment of SR-125. The project includes a General Development Plan and Planned Community District Regulations, and annexation of the site into the City of Chula Vista. A Sectional Planning Area (SPA) Plan, Public Facilities and Financing Plan and Development Agreement are also being processed concurrently, to begin the implementation of the EastLake Greens portion of EastLake II. A Sectional Planning Area (SPA) Plan, Public Facilities and Financing Plan for EastLake Trails will be filed at a later date. Because portions of the project area have differing current General Plan and zoning status, it is necessary to briefly review the history and various components of the EastLake project. At the General Plan level, the EastLake property currently consists of two parcels: EastLake I, within the City, and EastLake II, adjacent to the City and within the Sphere of Influence. With the approval of the original EastLake project in 1982, the General Development Plan for the EastLake I Planned Community (PC) District was adopted for the EastLake I portion of the property. The portion of EastLake I south of Telegraph Canyon Road has general plan and zoning approval for future residential uses, but was merely assigned 1,299 dwelling units with the requirement that supplemental information would be required to secure full approval. The proposed configuration of EastLake Greens includes this partially approved portion of EastLake I and includes additional acreage. While the development of the EastLake Community has progressed, the City of Chula Vista has prepared a General Plan for all the property within the eastern sphere of influence (the "Eastern Territories"). The EastLake Property has been included in the General Plan Update program. This state of flux with the City's General Plan has influenced the planning of the EastLake II project. 1. Zone Chan~e As mentioned above the EastLake ! PC was adopted in 1982. The PC District was first amended with the approval of the EastLake I Sectional Planning Area (SPA) Plan in 1985. This second amendment (EastLake II) will expand the district to include the entire EastLake Greens and EastLake Trails areas. Currently, no land use districts, except a 14.9 acre park parcel in the 0S-4 district, are established for the area south of Telegraph Canyon Road. The current General Development Plan indicates a Future Urban classification and 1,299 dwelling units on 320.7 acres in this area. City Planning Commission ~! Agenda Items for Meeting of June ~=~, 1989 Page 3 The proposed zoning of EastLake II will not substantively affect the development approved in the area north of Telegraph Canyon Road. Minor changes to the EastLake I General Development Plan are included in the proposed project to make it more consistent with the subdivision maps subsequently approved for the area. The statistics of the proposed General Development Plan also reflect the conversion of industrially zoned land within the EastLake I SPA to residential uses in conjunction with the Salt Creek I project, which is entirely separate from this proposal. The proposed EastLake II Planned Community District Requlations (second amendment) should be referenced for specific use regulations and development standards. The text also includes the proposed EastLake II General Development Plan and Land Use Districts exhibits. 2. Annexation The project includes the annexation of the portion of EastLake II which is not currently within the incorporation limits of the City of Chula Vista. 3. EastLake Greens Sectional .planning Area (SPA) Plan The EastLake Greens SPA Plan provides detailed guidelines for the EastLake Greens development project. The Site Utilization Plan, the key map of the SPA Plan, depicts permitted land uses, densities and target number of units per development parcel. The SPA Plan includes guidelines and standards for the project's land use, circulation, parks and recreation, infrastructure, and community design. A Public Facilities and Financing Plan are also project components, as well as a separate document containing Design Guidelines for the project. The development concept includes a golf oriented residential community and a corridor of comme?cial, public and quasi-public uses between the SR-125 alignment and EastLake Parkway. This area is known as the "Activity Corridor" and is an extension of the Village Center within EastLake I. Other major uses within the Activity Corridor include a high school, a community park, an area for churches, day care centers, health centers and other uses. The EastLake Greens community includes a wide range of residential densities and housing types totalling 3,609 dwellina units, arranqed around an 18-hole golf course. Support facilities include a driving range and country club complex, which contains a club house, swim and tennis facility. An elementary school site of approximately 10 acres and four neighborhood parks, ranging from approximately 3 acres to ll acres, are also planned. City Planning Commission ~! Agenda Items for Meeting of June l~, 1989 Page 4 4. C~mparatiye Project Statistics The statistics which describe the zone change component of the proposed project are presented in the several tables following: TABLE A Proposed EastLake Greens/Activity Corridor General Development Plan Statistics March 1, 1989 AC. Density Max. D.U. Residential Uses Low 34.4 0-3 du/ac 97 Low/Medium 164.3 3-6 854 Medium 115.9 6-11 827 Medium/High 67.9 11-18 814 High 40.7 18-27+ 1,017 Total Residential 432.2 8.5 avg. 3,609 Non-Residential Retail 19.6 Professional & Administrative 0.0 Research & Limited Manufacturing 0.0 - Open Space 20.0 Public/Quasi-Public 17.1 Schools 59.2 Parks & Recreation 36.6 Golf Course 160.4 Major Circulation 88.4 '~ Total Non-Residential 401.3 Future Urban 6.0 PROJECT TOTALS 830.5 4.4 avg.* 3,609 du *Excludes Future Urban acreage in calculation. City Planning Commission J! Agenda Items for Meeting of June ~ 1989 Page 5 TABLE B Proposed EastLake Trails General Development Plan Statistics March 1, 1989 AC. D~ns~ty Max. D.U. Residential Uses Low 54.4 0-3 du/ac 163 Low/Medium 107.5 3-6 630 Medium 21.7 6-11 223 Medium/High 13.8 11-18 244 High 0.0 18-27+ 0 Total Residential 197.4 6.3 avg. 1,260 Non-Residential Retail 15.0 Professional & Administrative 0.0 Research & Limited Manufacturing 0.0 Open Space 2.5 Public/Quasi-Public 4.0 Schools 12.5 Parks & Recreation 67.6 Major Circulation 30.7 - Total Non-Residential 132.3 Future Urban {north of Telegraph Canyon Road) 63.1 PROJECT TOTALS 392.8 3.8 avg.* 1,260 du *Excludes Future Urban acreage in calculation. City Planning Commission ~! Agenda Items for Meeting of June t:~, 1989 Page 6 D. GENERAL PLAN CONSISTENCY ANALYSIS The following is an analysis of the consistency of EastLake Greens and Trails General Development Plan with the prelimina~ Chula Vista General Plan Update. 1. Project Description The General Development Plan statistics indicate a total acreage of 1,223.3 acres and a maximum number of dwelling units of 4,869 (3.98 du/gr, ac.). The net residential acreage is 620.6 acres. There are 34.6 acres of retail commercial and 92.8 acres of public, quasi-public uses. Parks and recreation total 104.2 acres and open space accounts for 22.5 acres. The golf course totals 160.4 acres and the balance of the area is devoted to major circulation - ll9.1 acres and future urban 69.1 acres. 2. DenAits Guid~li.nes - General Plan Within each of the five residential land use categories depicted on the draft General Plan Land Use Map, there are three density guidelines; EastLake Greens/Trails: Baseline = 2,208** du - 2,824* du Target 3,312'* du - 3,928* du Maximum = 4,415'* du - 5,031' du *Includes potential residential development transfer density of 616 dwelling units **Excludes potential residential development transfer density of 616 dwelling units 3. Discussion of General Plan,Criteria fo? Higher Density Ranqe Section 6.2 of the draft General plan Land Use Element describes the criteria to be met for residential projects with densities in the higher range of the designation: a. The inclusion within the project of public open space or parks that are beyond that provided for in the city's area (size} or improvement standards for such uses. City Planning Commission Agenda Items for Meeting of June ~=~, 1989 Page 7 b. The inclusion within the project of recreational uses that will improve the overall quality of the city. c. The provision of a significant proportion of the total residential units as qualified low income family housing. d. The provision of other citywide or community Dublic facilities which could result in more efficient or cost-effective city services. These could be facilities such as police and fire stations and libraries. e. The demonstration of a superior project plan, above and beyond what would be expected as standards of high quality community development. A superior project would be defined in relation to such characteristics as site plan layout, grading and site development, and a coordinated theme of amenities, public services, landscaping and open space that enhance not only the project itself but are related to an integrated into to the larger community and general plan systems. Criteria 1: The inclusion within the project of. public ~pen space or parks that are beyond that' pro,vided for in the ~ity's area (size) or improvements standards, for such uses. A total of 104.2 acres of parks and recreational area plus a 160.4 acre golf course is provided including a community trail of 4 acres. In addition, approximately 22.5 acres of open space areas (slope banks) is provided along SR-125, and Telegraph-Canyon Road. The criteria speaks to public open space or park beyond normal city requirements. The public parks in EastLake Greens are the community park (15.1 acres), a neighborhood park (11.0 acres), and a golf course trail (4 acres) that provides pedestrian avenues for walkinq or jogging within the project. I~'addition, there are three private neighborhood parks in the Greens totalling 10.5 acres. Bike lanes are planned along EastLake Parkway, the internal loop street, and the golf clubhouse street. EastLake Trails contains the Community Park (58 acres) and a neighborhood park (9.6 acres) which account for a total of 67.6 acres. The parkland dedication ordinance requires approximately 30.8 acres of improved parkland for EastLake Greens. EastLake Greens is proposing a total of 40.6 acres of public and private improved parkland, however, 10.5 acres is intended to consist of 3 private neighborhood parks. These private parks may receive 50% ~arkland credit, therefore, the 40.6 total would be reduced to 35.35 acres minus slopes. There is an extra 5 acres owed to the City as a res~llt City Planning Commission ~/ Agenda Items for Meeting of June ~, 1989 Page 8 of an agreement to provide extra park acreage due to the abandonment of certain open space easements over private parks in EastLake I. A separate agreement is being prepared concerning the EastLake ! park adjustment. EastLake Trails is required to provide 10.2 acres of improved parkland and 67.6 acres is planned. Since the EastLake Trails SPA Plan has not been filed with the City, no specific information is available regarding public or private improvements, park design or other factors. Criteria 2 The inclusion within the prQj.ect of recreational uses that will i.mp.r~ve the .ovelrall quality ~f ~he city~ The principal recreational use included in the project is the golf course (160.4 acres). This is the third golf course to be built in the City of Chula Vista. A golf course within the EastLake Greens project will improve the overall open space quality of the city and provide additional recreational opportunities for those individuals who play golf (475 memberships}. In addition, communities tend to acquire a heightened image or prestige when golf course developments are present--witness Fairbanks Ranch, Rancho Bernardo, La Costa, etc. Chula Vista with two private golf courses and one municipal course, but will still be short of golf courses for the current city population (1.7 days per capita participation rate x 126,000 persons x .O1 = 2,142 participant/peak 'day 2142/500 people/course = 5.355 golf courses). See EastLake Greens Appendices Recreation Master Plan, 1988. Therefore, the current city population needs five golf courses and the development of a third golf course will contribute to meeting this demand. The golf course will be a semi-private course open to members and guests. Various categories of membership will include EastLake residents and some non-resident and corporate memberships. Members will pay a membership fee plus monthly dues. A golfing membership is not included in the purchase of a house or condominium, however, membership fees for EastLake Greens homeowners will be lower than for those not living in the Greens. Criteria 3 The provision of a significant proportion of the total resi?gntial units as qualified low income fami, 1S hguging. The General Development Plan for EastLake Greens and Trails dated March 1, 1989, contains no proposal for providing low income housing, although EastLake Development Company has stated their intention to conform to the Housing Element requirement that 10% of the total dwelling units shall be affordable to low and moderate income families. City Planning Commission ~/ Agenda Items for Meeting of June l~, 1989 Page 9 The ten percent standard is typically divided between low and moderate (5% each). The current HUD median income for a family of four in San Diego County is $36,700. Moderate income is 80% to 120% of median or $29,350 to $44,050. Low income is 50% to 80% or $18,350 to 529,350. EastLake is proposing to meet the moderate income housing requirement (180 du) by providing sales prices affordable to moderate income families in the small lot detached homes and higher density condominiums. The low income housing units required for the Greens (5% x 3,609 = 180 du) has yet to be negotiated with staff and will be a condition of approval of the SPA Plan. The City standard requires 487 units for low and moderate income families with rents not to exceed the maximum housing rent guidelines maintained by the Department of Community Development. The provision of a significant amount of low income housing above the 10% requirement of the Housing Element would constitute a consideration of granting additional density. Criteria 4 The provision qf other c~ty-wide or cQmmu~ty public facilities which could result in more ef[icieQt or cost effective city services. These could be facilities such as po~iFe and fire stations and libraries. The General Plan criteria number 4 limits consideration to public facilities "which could result in more efficient or cost effective city services". The expectation is for the developer to provide public facilities above the normal fair share requirement. The thought is that if the developer actually constructs a public facility that would contribute to the more efficient provision of public services, then that would be considered a positive factor in the City's review of a propose~'density above the target density specified in the General Plan. EastLake Greens and Trails are providing certain public facilities such as schools above and beyond the requirement of State law to pay school fees of $1.53 per square foot for residential uses. The elementary and high schools will be constructed by the respective school districts as a result of the EastLake Development Company agreeing to the creation of a Mello-Roos Community Facilities District. Funding is envisioned to involve 50% State funds and 50% Mello-Roos funds. The provision of schools to serve the needs of EastLake residents as well as other residents of the community are assured by the establishment of the Nello-Roos Community Facility Districts hy the City Planning Commission Agenda Items for Meeting of June ~, 1989 Page l0 respective school districts over the EastLake Greens and Trails project area and, therefore, constitute a significant community facility which will be made possible through the cooperative efforts of the Sweetwater Union High School District and EastLake Development Company. Criteria 5 The demonstration of a superior project plan, above and beyond what would be expected as standards of high Quality community development. A superior project would be defined in relation to such characteristics as site plan layout, grading and site development, and a coordinated theme of amenities, public services, landscaping and open space that enhance not only the project itself but related to and integrated into the larger community and General Plan system. The EastLake Greens SPA Plan contains sufficient detailed Proposals with respect to trails, parks, landscaping, scenic roads with landscaped buffer, fencing plan, golf course, contour grading, site design, design standards and other planned community standards which demonstrate a superior project plan. The EastLake Greens project plan is proposing a continuation of the same design elements started in EastLake I which won several awards for superior planning and design from the building industry, local planning and design organizations, as well as a City of Chula Vista Beautification Award. 4. Hi~her Density Considerations The first concept in guiding the consideration by the City of tarqet versus maximum density for a specific projectqs public benefit. The normal project could expect to receive favorable consideration at the target density, but the exceptional project (as tested against the above criteria) could expect to receive favorable consideration above the target density. The definition of public benefi~ is broadly stated in terms of additional open space, additional recreational facilities, additional public facilities, to improve efficiency of public services, additional affordable housing or superior project design. The idea is that the exceptional project would provide substantially more than the standard City requirement for each of the above. For example, the City has adopted an ordinance setting forth park land dedication and improvement fees. If a project simply paid the required fees, it would not qualify for additional density above the target. The second concept has to do with the relationship between density credit for additional public benefits and density transfers for the same lands devoted to such facilities or uses. City Planning Commission Agenda Items for Meeting of June ~=~, 1989 Page ll The point is that a project granted maximum density on the basis of the provision of additional public facilities, etc. should not be credited with transfer density from these public facility sites to the residential area of the project. The assumption made in this analysis is that "double counting" would not be consistent with the General Plan. In short, if a high school site is given approval for density transfer from the high school site to the residential area, then, the provision of a high school could not be considered a second time in approving the project for maximum density. To do so would constitute "double-counting". §. Estimated EastLake.~I Densi.ty Calculations Based Upon Draft General Plan Gross Area: Greens 830.5 Trails 392.8 l~-~-acres Transportation (General Plan Circulation Element Map): 63.8 acres Open Space (General Plan Land Use Plan Map): lO7.1 acres Non-Residential (General Plan Land Use Plan Map and General Development Plan MAD): Retail Commercial 42.7 Public/Quasi-Public 67.8 Future Urban 69.1 17 g--~. acres Urban Development Area: Gross Area 1223.3 Transportation -63.8 l~acres Open Space -107.1 1,-~acres Non-Residential -179.6 ---~'~'~acres Potential Residential Development Area (General Development Plan Map): Greens: Community Park 15.1 High School 49.2 Elementary School 10.0 Neighborhood Parks 21.5 ~ acres City Planning Commission ~ Agenda Items for Meeting of June ~=~, 1989 Page 12 Trails: Neighborhood Park 9.6 Elementary School 12.5 Community Park 15.0 Water Tank 4.0 ~ acres 95.8 + 41.1 : 136.9 acres Residential Development Area: Urban Development Area - Potential Residential Development Area 872.8 ac. - 136.9 ac. : 735.9 acres Density Calculations: (General Plan Land Use Designations x Acreage) A. Residential Development Area: (Low-Medium 3-6 du/ac) 3.0 du/ac, x 735.9 = 2208 du (Baseline) 4.5 du/ac, x 735.9 = 3312 du (Target) 6.0 du/ac, x 735.9 = 4415 du (Maximum) B. Potential Residential Development Area: (Target Density x Acreage) 4.5 du/ac, x 136.9 ac. = 616 du's. C. Total Yield: ~ Baseline = 2208 + 616 : 2824 du Target = 3312 + 616 = 3928 du Maximum = 4415 + 616 = 5031 du 6. General Plan Amendment for Parcel ~-26 (Greens) Change from Public/Quasi-Public to Low Medium Residential (3 to 6 du/ac) 13.3 acres x 3.0 du/ac : 40 du 13.3 acres x 4.5 du/ac = 60 du 13.3 acres x 6.0 du/ac = 80 du City Planning Commission -~! Agenda Items for Meeting of June ~-, 1989 Page 13 7. Consistency with Draft General Plan Table C1 Draft General Plan Land Use Statistics - EastLake II Land Use AC Residential - Low-Medium 854 Public/Quasi-Public 81.1 Commercial - Retail 32.6 Circulation 63.8 TOTAL ~ The proposed EastLake Greens/Trails project includes a total of 4,869 dwelling units which is within the acceptable range for a high quality development. According to the proposed implementing policies for the Draft General Plan, the number of units calculated as the "Tarqet" is the quantity allowed for a standard project. Projects which exhibit some or all of the following characteristics, or benefits to the City, are permitted increased density up to the maximum shown under "High": extra parks, open space, or recreation facilities; a significant amount of affordable housing; inclusion of community wide public facilities; and/or, superior project planning. The EastLake II project includes a significant amount of such "extras", qualifying it for the available additional density: - Parks, Recreation The project golf course provides a and Open Space significant amount (160 acres) of additional recreatio6al and open space uses within the project. Each neiqhborhood within the EastLake Community has a major recreation feature, in addition to standard parks. The total park and recreation area, excluding the golf course is 104.2 acres, which is/significantly above the 39.2 acres required by the City. Significant The EastLake II Planned Community is Affordable committed to provide at least 10% of the Housing units at "affordable" prices. Historically, a significantly larqer percentage of the units have been provided in the "affordable" price ranqe within EastLake I oarticularly in the moderate price range. 1 Acreage based on planimetered areas traced from Draft General Plan Land Use Map. City Planning Commission ~l Agenda Items for Meeting of June l~-, 1989 Page 14 - Community-wide Five major community serving public Public Facilities facilities are a part of the project: the EastLake High school, two elementary schools, and community parks. These facilities will serve not only the current and future residents of the EastLake Community, but also of current residents in surrounding areas of the City. - Superior Planning The project is located within the EastLake Planned community which provides substantial and coordinated neighborhood amenities, such as the lake, swim club, integrated shopping and employment areas within the community, and extensive design and landscaping, amenities. The EastLake Greens project provides a golf course residential community, and adds a new dimension to the character and attractiveness of the City. EastLake Trails will further expand the residential diversity of the City by adding an equestrian oriented neighborhood. The EastLake II project meets several of the General Plan criteria for consideration above the target range. The estimated target density is 3,988 du. and the maximum density is 5111 du. Consideration of density does not necessarily require a project to meet all five of the General Plan criteria discussed in this section, although to be a superior project, clearly-more than one of the criteria would usually be present. This project is exceptionally well planned and provides the public facilities and amenities which will reflect well on the City of Chula Vista. Therefore, it is recommended that the EastLake II project is consistent with the draft General Plan and qualifies for approval of a density above the target of 3,988 du but below the maximum.of 5111 du. The approved density for EastLake Greens would yield 3~609 du and for EastLake Trails 1280 du. E. EASTLAKE II GENERAL DEVELOPMENT PLAN The EastLake Greens and Trails General Development Plan contains 1228.4 acres with a maximum of 4,869 dwelling units, 34.6 acres of retail commercial, 160.4 acre golf course, 3 schools totalling 71.7 acres, 7 parks totalling 104.2 acres and ma~or streets containing llg.1 acres. Other land uses consist of quasi-public areas to accommodate churches, day care center, and various community facilities totalling 17.1 acres and some 69.1 acres of future urban. The purpose of the future urban is to include a buffer area beyond the actual development site to be annexed to the City so that off-site grading permits can be controlled by Chula Vista rather than the County of San Diego. City Planning Commission Agenda Items for Meeting of June 1:$, 1989 Page 15 The design of the project is similar to EastLake I and continues the same activity corridor concept to accommodate more intense uses within a corridor adjacent to future Route 125 with the residential neighborhoods clustered about the golf course. The housing types cover the full range of densities, floor area sizes and price in keeping with the balanced community concept. Some of the high density units will be reserved for families of low and moderate income. The Greens contains approximately 35% single family detached units and the Trails has approximately 70% single family detached. The breakdown of units within each density category is as follows: Greens Low and Low Medium Medium Medium High Hiq~ (0-3 du/ac)(3-6 du/ac) {6 to 11 du/ac) (11 to 18 du/ac) {18 to ~?+du/ac) 859 919 814 1017 Trails 793 223 244 0 1 652--('34% ) 114~23% ) 1058--{-22% ) 1 O17-{ 21% ) Substantial refinements have been made for the General Development Plan as a result of staff discussion with the EastLake Development Company. The Community Park and High School locations and size have been worked out with the high school district and City park staff. The sites are being graded in order to permit construction of the high school to begin by 1989. This will be the first high school in the~Sweetwater High School District built with Mello-Roos District funds. Completion is scheduled for 1991. The parks and recreation uses {104.2 acres) exceed the acreage requirements of the City for parks which is 39.2 acres. A community trail is planned along the golf course and ~he golf course is connected to the Salt Creek open space area by a second community trail. The General Development Plan proposes two elementary schools - one in the Greens neighborhood and one in the Trails neighborhood. Each elementaKv school site is accompanied by a local park. The schools will be built using Nello-Roos District funds paid for by future residents and businesses. The parks will be built by EastLake Development Company. Two retail commercial sites have been identified to provide community shopping facilities to each of the two major neighborhoods. Both sites are located on Telegraph Canyon Road (a major arterial road) to avoid disturbing the residential neighborhoods. Two areas have been reserved for church facilities, day care centers, and other types of public and quasi-public uses totalling 8.8 acres. City Planning Commission ,~? Agenda Items for Meeting of June ~=~, 1989 Page 16 The General Development Plan will be limited to a maximum of 4869 dwelling units based upon the General Plan analysis presented above in Section D of this report. F. EASTLAKE GREENS SECTIONAL PLANNING AREA (SPA) PLAN The EastLake Greens SPA Plan is the first of two phases of development of EastLake II. The second phase of EastLake II will be EastLake Trails. The Greens consists of 830.5 acres with 3609 dwelling units and related commercial and public uses. A master tentative subdivision map is being processed to subdivide the land into lots for single-family and attached housing projects. The Greens is divided into a seven year development program for an average of 516 dwelling units per year. The Site Utilization Map and SPA Plan text constitute the EastLake Greens SPA Plan. The Zoning Ordinance requires the approval of a General Development Plan before a Sectional Planning Area Plan may be approved. In practice, all of these planning documents are prepared and acted upon concurrently to minimize time and expense. The EastLake Greens SPA Plan is intended to provide a more detailed plan for the development project before subdivision maps and site plans are acted upon. The greater level of detail contained in a SPA plan serves as the master planning document by which to evaluate individual project plans filed as subdivision maps by individual builders. This project will involve several different building companies which will acquire lots from the developer. The SPA Plan will serve as the single master plan to guide the individual builder in car[ving out their individual projects. The following discussion is a brief summary of the EastLake Greens SP& Plan which is attached to this report. Plan Structure and Design EastLake Greens is intended to be a golf course/country club community with a broad range of housing types designed to make housing available to families of various income levels. The plan structure consists of an 18-hole golf course/residential focus served by an activity corridor on the west edge, The seam tying both neighborhoods together is EastLake Parkway. The focal point of the golf course/residential neighborhood is the clubhouse, swim and tennis facility located at the center of the project. Major roads which define the SPA Plan boundaries are future Route 125, Telegraph Canyon Road, Hunte Parkway and Orange Avenue. City Planning Commission ~! Agenda Items for Meeting of June ~, 1989 Page l? The project will be served by a new high school, and elementary school, both of which are assured at the time of need based upon agreements between EastLake Development Company and the respective school districts. A 15.1 acre community park will be located adjacent to the high school and the concept master plan has been approved by the City Council. The park will contain four niqht-liQhted softball fields with four soccer field overlays, picnicking facilities, two large play areas, jogging path with exercise stations, a sand volleyball court, parking, restroom facilities, and a multi-purpose/community center. The estimated cost of park facilities is $2.6 million. Four other parks - one public and three private will serve the local park needs of project residents. The one public park is 11 acres and is located adjacent to the future elementary school. Transportation The principal access to the project is Telegraph Canyon Road and EastLake Parkway. In the future, a freeway within the alignment of State Route 125 will need to be completed. This facility may be built initially as a four or six lane road from Telegraph Canyon Road to State Route 54 and later converted to a freeway. CalTrans is preparing an environmental impact report to evaluate the various alternative alignments for State Route 125 from SR54 to the Second Border Crossing. The initial road constructed should be designed to State Standards so that when the freeway is constructed in the future, the road will meet freeway standards with respect to design criteria. The other streets bordering the project and providing access internally will meet the new Circulation Element standards contained in the General Plan Circulation Element. G. PUBLIC FACILITIES FINANCING PLAN The EastLake Public Facilities and Financing Plan has been expanded to cover the public facilities needed for EastLake Greens. All of the completed public facilities listed in the EastLake I plan have been deleted and the facilities remaining to be constructed have been included in the new document. The EastLake Greens Public Facilities and Financing Plan has four key features. It describes the public facilities needed to serve the project, on-site and off-site, the estimated costs, the method of financing, and the phasing of facilities. The plan describes the phasing of the project and the cumulative development east of 1-805 that can be accommodated with the construction of the necessary public facilities at each phase both on-site and off-site. City Planning Commission ,~! Agenda Items for Meeting of June ~, 1989 Page 18 The plan provides guidance as to the available financinq techniques. Some facilities are best financed by the developer and other facilities can only be financed by specific techniques available in state law. For example, the financing of schools can only be assured by the use of Mello-Roos Community Facilities District bond financing. The plan also ties the project into the City's Development Impact Fee (DIF) program which was adopted by Council in February 1986 for the EastLake Development area. The purpose of the DIF program is to provide for the financing of transportation improvements necessitated by development east of 1-805. The program identifies specific street improvements that will be required to maintain an acceptable level of service on the circulation system. These street improvements will not be included in normal subdivision map conditions of approval because they serve many different developments. The program prioritizes the need for each street in relation to a cumulative amount of development for the entire planning area. Each dwellinq unit must pay a fee of $2,101 (commercial and industrial the same) to be used toward the cost of constructing some $71.8 million in circulation element streets. The developer's obligation to satisfy the DIF can be met by paying the fee or constructing the street. If a particular street is needed before the next phase of a project, then the developer must build the facility and be reimbursed his costs when other developments pay their DIF fees. Due to the General Plan Update, the Development Impact Fee program will remain an interim measure until the General Plan Update is adopted and the land use and density are solidified. Regardless of the method of financing new public facilities caused by new development, the guiding policy of the City is that the cost of the facilities shall be paid by the developers of the lands who benefit. With respect to other public facilities such as parks, schools, libraries, water, fire, and police facilities, the EastLake Greens Public Facilities Financing Plan makes the following provisions: a. Parks and Recreation The EastLake Greens and Trails plan makes provision for public and private parks. A total of two community parks and five neighborhood parks are proposed. All parks would be fully improved at the time of development. A total of 104.2 acres of public and private parks will be provided. b. Schools - The EastLake property has been placed in a Mello-Roos Community Facilities District to finance elementary, junior and high school facilities. A high school will be constructed plus 2 elementa[y schools. Agreements have been consummated with both school districts to guarantee the provision of necessary school facilities to serve the project. City Planning Commission ~/ Agenda Items for Meeting of June t=~, 1989 Page 19 c. Water Facilities - The project will be served by the Otay Municipal Water District. The District is currently negotiating with three developers to construct a 50 million gallon reservoir to provide terminal water storage facilities as required by the Otay Municipal Water District and the County Water Authority. The Board of Directors Will require EastLake to participate in providing the necessary water reservoir facilities and all necessary lines, pump station, etc. to meet the District's initial requirements for a 5-day emergency storage capacity with the ultimate objective of a 10-day emergency storage capacity. EastLake will also install separate water lines to bring reclaimed water from the water reclamation facility located on Jamacha Road to the EastLake Greens project. Reclaimed water will be used to water the golf course, parks, open space and street medians, subject to Health Department approval. d. Fire and Police Facilities - EastLake I is still obligated to provide fair share fees for the construction of a 3,500 square foot permanent fire station to serve the local area plus dedication of a one acre site within the EastLake I Village Center. Construction of a fire station will be required when the City determines its need and location based upon growth patterns in the Eastern Territories and upon the Fire Station Master Plan. Police facilities will not need to be enlarged due to this project, however, new police patrol beats will be established as development occurs. Improved communication facilities for police and fire service in the Eastern area will be needed within the EastLake property at an elevation of 550 to 600 feet. - e. Sewer Facilities - The project will sewer to the Telegraph Canyon basin through the 15 inch Telegraph Canyon trunk sewer line. Adequate capacity exists to accommodate EastLake Greens for several year for several years of development. When the time comes to enlarge the capacity, EastLake Development Company will be required to provide additional pipe capacity and/or build a separate water reclamation facility to handle their needs or provide an off-site connection down Salt Creek and Otay River Valley to existing facilities. Other public facilities necessitated by the project which are identified in the EastLake Greens Public Facilities Financing Plan are located on-site and will be made conditions of the tentative subdivision map, i.e., storm drainage including on-site retention basins to ensure no downstream flooding, street lighting and landscape maintenance (reclaimed water), mass transit center and bus shelters through the project. City Planning Commission ~f Agenda Items for Meeting of June ~4, 1989 Page 20 The Reserve Fund established as part of the EastLake I Public Facilities Financing Plan and Development Agreement should be expanded to the EastLake Greens project to assure the City that the fiscal impact of the project maintains the objective forecast in the Fiscal Impact Analysis of the Environmental Impact Report. H. DESIGN GUIDELINES The design guidelines are intended to guide the preparation of site plans, architecture and project subdivisions in implementing the master plan for the project. The design manual will ensure that all development within EastLake Greens and subsequent SPA plans maintain a high standard of design throughout the project. The design guidelines contain sections on community design, general development, landscape design and site planning criteria. The community design guidelines call out the major design elements such as the country club theme with community trails, special grading techniques, along highly visible slope banks, entry monumentation at neighborhood entrances, privacy fencing and edge treatments along the golf course with design consideration for grading, views and landscaping. The general development guidelines require variations in architectural styles throughout the project wi th certain consistent design features for signs, lighting, parking lot design, and landscape screens. The landscape design guidelines describe the use of thematic trees within each of the major districts and along the various paths or trails. The landscape palette will vary from manicured areas such as the golf course to naturalized and native areas. Streetscapes will be planted with dominant and accent trees according to establishe~ landscape practices of the city. The site planning criteria deals with lot/building schematic for various housing types. Various lotting, patterns, setbacks, corner lot treatment and homeowner improvement guidelines are detailed. I. I~IPLEMENTATION In addition to the normal implementation techniques utilized for this development such as subdividing controls and design review approvals of individual projects. There are several other implementation techniques applicable to the project. 1. Planned Community District Regulations - The zoninq requested hV EastLake is th~ Planned Community Zone which enables the city to write special zoning regulations to fit the proposed development. Tile Planned Community District Regulations that were written hy the city and adopted for EastLake I are proposed to be amended to include EastLake Greens and Trails. The zoning regulations work to imolement the General Development Plan and the Sectional Planning Area Plan (SPA Plan) for the Greens and Trails neighborhoods. City Planning Commission ~/ Agenda Items for Meeting of June ~, 1989 Page 21 2. Additional Development Impact Fee Program - The City is developing a secondary development impact fee system for facilities that serve development on a City-wide basis. Facilities such as libraries, corporation year, civic center expansion, police communication facilities, etc. will need to be expanded as cumulative development increases. Some of these facilities are covered in the EastLake Greens Public Facilities Financing Plan, however, the Development Aqreement makes provisions for charqing EastLake any new development impact fees if the program is adopted by the City Council 3. Monitoring Pro~ram The project will be required to submit annual public and private development activity reports for traffic counts on specified streets and building permit information to the City Planning Development for review. The Public Facilities Financing Plan will need to be updated annually as the actual amount, timing and location of new development takes place. The monitoring program shall also review the on-going fiscal impact on the City's Operating Budget. The fiscal impact analysis prepared as part of the Environmental Impact Report shows a positive fiscal impact on the City. Should the fiscal impact on the City change in the future, the annual monitoring program will provide the analysis to explain causes and alternative causes of action. Conditions of Approval for ~astLake. II The EastLake II General Development Plan and related documents are approved subject to the following conditions: - 1. The golf course clubhouse and swim/tennis facility shall be subject to a conditional use permit prior to the recordation of the final subdivision map for the purpose of regulating operations including hours of business, lighting, types of special events permitted, parking, design review, and other such items. 2. The pedestrian bridge over Otay Lakes Road to connect EastLake I to EastLake II shall be constructed prior to construction of EastLake or EastLake II, commercial centers located at Route 125 and Otay Lakes unless an alternative is approved by the City Engineer. 3. All fencing, landscaping, irrigation systems, signing and entry monumentation shall be installed in accordance with the SPA Plan to the satisfaction of the Director of Planning. 4. Reclaimed water systems shall be installed as a backbone system to be used in irrigating the golf course, open space areas and street medians, subject to Health Department aDproval. City Planning Commission ~! Agenda Items for Meeting of June ~=$, 1989 Page 22 5. The developer shall submit annual building permit reports, traffic counts and fiscal impact analysis to the City Manaqer for the term of the Development Agreement for EastLake Greens. 6. EastLake II shall provide a minimum of 3 church sites of at least 7 acres total. 7. Fencing shall be shown on the EastLake Greens SPA Plan across the aqueduct easement at Orange Avenue. 8. If fencing for Unit 33 is provided, it shall be the community theme wall or a wall designed to be compatible with the theme wall. 9. A minimum of l0 percent of the total dwelling units permitted shall be reserved for low and moderate income housing to the satisfaction of the Director of Planning. 10. An interim sewer agreement specifying the conditions of diverting sewage flows into the Telegraph Canyon basin shall be approved to the satisfaction of the Director of Public Works prior to recordation of the final map. ll. Exhibit 6 Circulation Map and cross sections shall be modified to be consistent with the Tenative Map street cross sections. 12. The EastLake I Reserve Fund should be extended and expanded to cover the EastLake Greens Project to the satisfaction of the Director of Planning. WPC 6297P ATTACHMENT I EASTLAKE II GENERAL DEVELOPMENT PLAN RECOMMENDED FINDINGS 1. THE PROPOSED DEVELOPMENT AS DESCRIBED BY THE GENERAL DEVELOPMENT PLAN IS IN CONFORMITY WITH THE PROVISIONS OF THE CHULA VISTA GENERAL PLAN. An analysis of the General Development Plan found that the project is in conformance with the Chula Vista General Plan with respect to land use patterns and intensities, circulation, public facilities, affordable housing, conservation and open space, and environmental protection. 2. A PLANNED COMMUNITY CAN BE INITIATED BY ESTABLISHr~NT OF SPECIFIC USES OR SECTIONAL PLANNING AREAS WITHIN TWO YEARS OF THE ESTABLISHMENT OF THE PLANNED COI~UNITY ZONE. The applicant has submitted a sectional planning area plan and a master tentative subdivision map for a portion (830.5 acres) of the area covered by their General Development Plan. 3. IN THE CASE OF THE PROPOSED RESIDENTIAL DEVELOPMENT, THAT SUCH DEVELOPMENT SHALL CONSTITUTE A RESIDENTIAL ENVIRONMENT OF SUSTAINED DESIRABILITY AND STABILITY; AND THAT IT WILL BE IN HARMONY WITH AND PROVIDE COMPATIBLE VARIETY TO THE CHARACTER OF THE SURROUNDING AREAS AND THAT THE SITES PROPOSED FOR PUBLIC FACILITIES SUCH AS SCHOOLS, PLAYGROUNDS, AND PARKS ARE ADEQUATE TO SERVE THE ANTICIPATED POPULATION AND APPEAR ACCEPTABLE TO THE PUBLIC AUTHORITIES HAVING JURISDICTION THEREOF. The General Development Plan proposes a mixture of housing types, providing housing opportunities to a wide range of community residents. In addition, the project includes an 18 hole golf course with clubhouse, swimming and tennis facility parks and open space-and community trails in a master planned environment. All public facilities needs have been provided for in the public facilities financing plan and development agreement. 4. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES, THAT SUCH DEVELOPMENT WILL BE APPROPRIATE IN AR~A, LOCATION, AND OVERALL DESIGN TO THE PURPOSE INTENDED; THAT THE DESIGN AND DEVELOPmeNT STANDARDS ARE SUCH AS TO CREATE A RESEARCH OR INDUSTRIAL ENVIRONMENT OF SUSTAINED DESIRABILITY AND STABILITY; AND, THAT SUCH DEVELOPMENT WILL MEET PERFORr~NCE STANDARDS ESTABLISHED BY THIS TITLE. The General Development Plan for EastLake II proposes no industrial or research uses. 5. IN THE CASE OF INSTITUTIONAL, RECREATIONAL, AND OTHER SIMILAR NON-RESIDENTIAL USES, THAT SUCH DEVELOPmeNT WILL BE APPROPRIATE IN AREA, LOCATION, AND OVERALL PLANNING TO TNE PURPOSE PROPOSED, AND THAT SURROUNDING AREAS ARE PROTECTED FROM ANY ADVERSE EFFECTS FROM SUCH. The General Development Plan proposes an Activity Corridor along future Route 125 freeway containing shopping, community park, high school, church sites, and other high intensity uses. These uses are separated from the residential neighborhoods by EastLake Parkway and thereby preserving the desirability and stability of the residential areas. 6. THE STREETS AND THROUGHFARE PROPOSED ARE SUITABLE AND ADEOUATE TO CARRY THE ANTICIPATED TRAFFIC THEREON. The Environmental Impact Report contains a traffic analysis of the EastLake II project prepared in accordance with the proposed land uses and circulation element of the Chula Vista General Plan. The resulting analysis indicates EastLake II will build or provide funding for streets on and off-site to carry the anticipated traffic in accordance with the City's threshold criteria. 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 LOCATION(S). The amount, type and location of neighborhood commercial development is adequate to serve the proposed residential uses. Major shopping needs can be adequately met by commercial areas in Chula Vista. 8. THE AREAS SURROUNDING SAId DEVELOPMENT CAN BE PLANNED AND ZONED IN COORDINATION AND SUBSTANTIAL COMPATIBILITY WITH SAID DEVELOPMENT. The General Development Plan will not impact the planned land use of adjacent areas. With respect to these adjacent areas to the south and west, modifications to the General Development Plan have been made to ensure compatibility with adjacent areas. V~PC 6311P ATTACHMENT 2 EASTLAKE GREENS SECTIONAL PLANNING AREA RECOMMENDED FINDINGS 1. THE PROPOSED SECTIONAL PLANNING AREA PLAN IS IN CONFORMITY WITH THE EASTLAKE II GENERAL DEVELOPMENT PLAN AND THE CHULA VISTA GENERAL PLAN. The EastLake Greens Sectional Planning Area Plan reflects the land uses, circulation system, open space and recreational uses, and public facility uses consistent with the EastLake II General Development Plan and the Chula Vista General Plan. 2. THE PROPOSED SECTIONAL PLANNING AREA PLAN WILL PROMOTE THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREA. The SPA Plan and Public Facilities Financing Plan contain provisions and requirements to ensure the orderly, phased development of the project. The Public Facilities Financing Plan specifies the public facility projects required by EastLake Greens and also the regional facilities needed to serve. 3. THE PROPOSED SECTIONAL PLANNING AREA PLAN WILL NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION, OR ENVIRONMENTAL QUALITY. The land uses within EastLake Greens represent a continuation of the master planned community elements established with the development of EastLake I. The major theme of EastLake Greens is the 18 hole golf course surrounded by residential uses of various densities. The project has been planned in a fashion to integrate well with adjacent land uses and to avoid off-site impacts through the provision Of mitigation measures specified in the EastLake II Environmental Impact Report. WPC 6311P City Planning Commission ~ Agenda Items for Meeting of June l~F, 1989 Page 1 3. PUBLIC HEARING: Consideration of Tentative Residential SubdivisionMap for EastLaKe Greens, Chula Vista Tract ~-3 - EastLak~ ~evelopment Company A. BACKGROUND The proposed subdivision for the EastLake Greens area encompasses 830 acres of land located in the eastern portion of the City of Chula Vista east of 1-805 and south of Otay Lakes Road. The project is bounded on the north by Otay Lakes Road, to the east by Hunte Parkway, to the south by Orange Avenue and to the west by future Route 125. The EastLake I Village Center and Business Park borders the site to the north and the remaining area surrounding the site is farm land. The Subdivision Map includes streets, open space, church sites, commercial lots, park sites, school sites, condominium lots and single-family lots. The Environmental Impact Report EIR-86-4 was considered as a preceding item on this agenda. B. RECOMMENDATION Based upon the findings contained in this report, adopt a motion recommending that the City Council approve the subdivision map for EastLake Greens subject to the following conditions: Engineering Department Conditions: 1. Public improvements required in this resolution shall include, but not be limited to: A.C. pavement and base, concrete curb, gutter and sidewalk, traffic signals, street lights,, traffic signs, street trees, fire hydrants, sanitary sewers, water and drainage facilities. All improvements shall be designed and constructed in accordance with City standards. 2. The developer shall be responsibl~ for: a. The construction of public street improvements of all streets shown on the tentative map within the subdivision. b. The construction of public street improvements for all off-site portions of Otay Lakes Road, Hunte Parkway, Palomar Street and Orange Avenue along the full length of the subject property. Full width improvements shall be required unless the developer can demonstrate to the satisfaction of the City Engineer that partial improvements will meet the Cit@ standards for traffic, bicycles, pedestrians and parking. Transitions to existing improvements shall be provided as required by the City Enqineer. City Planning Commission -~/ Agenda Items for Meeting of June ~, 1989 Page 2 3. a. The developer shall guarantee the construction of the following improvements prior to the approval of the final map for any of the phases of development identified in the EastLake Greens phasing plan. Phase Facilities Needed *(See table ! for description of each facility.) lA 1 2 lB 1 3, 4, 8, 15 lC 1 2, 3, 5, 7, 8, 9, 13, 15 1D 1 2, 6, 7, 8, 9, 10, 13, 15 2 1 2, 6, 7, 8, 9, 10, 15 3 1 2, 2a, 6, 7, 8, 9, lO, ll, 12, 14, 15 * Facilities that shall be guaranteed prior to approval of final map for the corresponding phase and completed prior to permits being issued for the subsequent phase (i.e., facilities for lA through D completed before permits for Phase 2 are issued). b. The developer shall guarantee the construction of all interior public improvements required for development of any unit of development prior to approval of the Final Subdivision Map for said unit. 4. Right turn lanes and dual left turn lanes shall be provided at the intersection of any of the following street classifications: major-major, major-prime arterial, prime arterial-prime arterial. 5. Palomar Street from the westerly subdivision boundary to EastLake Parkway shall be constructed as a 4-lane collector (74 feet from curb-to-curb). 6. No direct access for residential driveways will be allowed to Street "A", EastLake Parkway, Hunte Parkway, Street "E", "D" Street, Street "F", Otay Lakes Road, Orange Avenue and Palomar Street. The location of street entries and major entries for multi-family projects to the above streets shall be approved by the City Engineer. 7. Lot frontage on cul-de-sacs and knuckles shall not be less than 35 feet unless approved by the City Engineer. 8. a. A transition to existing improvements is required on Ota¥ Lakes Road east of Hunte Parkway. Said transition shall be approved by the City Engineer. b. The intersection of Hunte Parkway and Orange Avenue shall require special treatment to transition to the prime arterial status of Hunte Parkway southerly of said intersection. City Planning Commission ~/ Agenda Items for Meeting of June ~, 1989 Page 3 TABLE I DESCRIPTION OF ONSITE TRANSPORTATION FACILITIES Facility No. Street Portion 1 EastLake Parkway Otay Lakes Road to Street "D" 2 EastLake Parkway Street "D" to the Interim Terminus South of the SDG&E Easement 2a EastLake Parkway Palomar Street to the Interim Terminus South of the SDG&E Easement 3 Street D EastLake Parkway to North Street "A" 4 North Street "A" Street "D" to Hunte Parkway 5 North Street "A" Street "D" to Street "E" 6* South Street "A" Street "D" to Hunte Parkway 7 Street "E" EastLake Parkway to Street "A" 8 Hunte Parkway Otay Lakes Road to South Boundary of Phase lB 9 Hunte Parkway Street "E" to North Boundary of Phase lC 10 Hunte Parkway Street "E" to South Street "A" ll Hunte Parkway South Street "A" to Orange Avenue 12 Orange Avenue Hunte Parkway to West Boundary of Subdivision 13 Street "E" Street "A" to Hunte Parkway 14 Palomar Street EastLake Parkway to West Boundary of the Subdivision 15 Otay Lakes Road Lane Avenue to Hunte Parkway * In conjunction with development at Phase 1D, developer may construct either that portion of South Street A to connect Street QQ to Street "D" or that portion to Hunte Parkway. City Planning Commission ~! Agenda Items for Meeting of June ~=~, 1989 Page 4 9. Underground traffic signal equipment and traffic signal standards shall be installed at the following intersections: EastLake Parkway and Otay Lakes Road EastLake Parkway and "D" Street EastLake Parkway and "E" Street EastLake Parkway and Palomar Street Hunte Parkway and Otay Lakes Road Hunte Parkway and north Street "A" Hunte Parkway and "E" Street ~unte Parkway and south Street "A" Hunte Parkway and Orange Avenue "E" Street and Street "A" "D" Street and north Street "A". Mast arms, signal heads and associated equipment shall not be installed unless approved by the City Engineer. 10. Interconnect conduit, pull boxes and pullrope shall be installed to connect following intersection signal systems. Otay Lakes Road/Route 125 to Otay Lakes Road/EastLake Parkway Otay Lakes Road/EastLake Parkway to Otay Lakes Road/Hunte Parkway Otay Lakes Road/EastLake Parkway to EastLake Parkway/"D" Street EastLake Parkway/"D" Street to North Street "A"/"D" Street EastLake Parkway/"D" Street to EastLake Parkway/"E" Street EastLake Parkway/"E" Street to EastLake Parkway/Palomar Street Hunte Parkway/Otay Lakes Road to Hunte Parkway/North Street "A" Hunte Parkway/Street "A" to Hunte Parkway/"E" Street EastLake Parkway/"E" Street to Street "A /"E" Street Street "A"/"E" Street to Hunte Parkway/"E" Street Hunte Parkway/"E" Street to Hunte Parkway/North Street "A" Hunte Parkway/South Street "A" to Hunte Parkway/Orange Avenue Orange Avenue east of Hunte Parkway to subdivision boundary. 11. a. A conditional use permit shall be filed with the City for the golf course, clubhouse, and related swimming and tennis facility prior to issuance of building permits for purposes of regulating operations, uses, and site design. b. Locations where golf course crossings of streets are provided shall be clearly signed and marked. Where streets being crossed are classified to carry traffic at a speed greater than 25 mph, such crossings shall only be at intersections or through the use of grade separation structures. c. The developer or other subsequent owner of the golf course shall agree to be responsible for the payment of ongoing repair and maintenance costs of golf course grade separation structures to the City. City Planning Commission ~/ Agenda Items for Meeting of June ~, 1989 Page 5 d. Golf course safety features shall be reviewed by the City Engineer in conjunction with construction of the golf course. 12. All streets which intersect other streets at or near horizontal or vertical curves must meet intersection design sight distance requirements in accordance with City standards. 13. a. Bus stops with concrete benches shall be provided along both sides of Streets "A" adjacent to the intersections with the following streets: Street "E", Street "G", Street "D", Street "QQ" and "Street FFF". Street "A" shall be widened an additional 8 feet to provide for a bus turnout at all of the above locations. b. Bus stops with concrete benches shall be provided along both sides of Hunte Parkway adjacent to the intersections with Street "E" and south Street "A". Bus shelters as approved by the City Engineer shall be provided along both sides of EastLake Parkway adjacent to the intersection with Street "E" or appropriate alternative locations. 14. Right turn lanes shall be provided on Street "A" at the intersections of Street "A" with Street "D" and south Street "A" with Hunte Parkway. A right turn lane shall be provided on EastLake Parkway at its intersection with Street "E". 15. a. All streets within the multi-family developments and the access road to Unit 29 shall be private. Detailed horizontal and vertical alignment of the centerline of'said streets shall be reflected on the improvement plans for said developments. Design of said streets shall meet the City standards for private streets. b. Private streets in units 1 and 2 (single family detached units) shall meet City standards for/public streets. c. All subdivisions proposing private streets with controlled access devices, such as gates, shall contain the following features: (1) Gates shall be approved by the City Engineer. Gates shall be located to provide sufficient room to queue up without interrupting traffic on public streets. (2) A turn around shall be provided at the location of the gate. The size and location of said turn around shall be approved by the City Engineer. (3) The border between public street and private street shall be delineated through the use of distinctive pavement. (4) Provisions shall be made for emergency vehicle access. City Planning Commission ~/ Agenda Items for Meeting of June ~, 1989 Page 6 16. All the streets shown on the subject tentative map within the subdivision boundary, except as described above, shall be dedicated for public use. Detailed horizontal and vertical alignment for said streets shall be reflected on the improvements plans for the subject subdivision or any unit thereof. Design of said streets shall meet all City standards for public streets. 17. The owner shall grant to the City street tree planting and maintenance easements along all public streets within the subdivision as shown on the tentative map. Said easement shall extend lO feet from the back of the sidewalk except on major roads, where said easement shall extend for 20 feet behind the right-of-way. 18. The owner shall grant to the City a 10 foot sidewalk easement adjacent to the property line for the installation of a meandering sidewalk at the following locations: a. Otay Lakes Road along the full length of the frontage of Unit 17. b. EastLake Parkway along the frontage of Units 29, 34 and 32 (north of the intersection of "E" Street}. c. Street E Between EastLake Parkway and Street - along the frontaqe of Unit 25. Between Street A and Hunte Parkway - along the frontage of Units 28, 29, 37 and 39. ~ 19. Prior to the approval of any final map for subject subdivision or any unit thereof, the subdivider shall obtain all off-site right-of-way necessary for the installation of required improvements for that unit. If the developer requests the City to use its powers to acquire said off-site right-of-way, the developer shall pay all costs, both direct and indirect incurred in said acquisition. 20. The developer shall grant to the City 1' control lots adjacent to the following streets: a. South end of EastLake Parkway. b. South end and east side of Hunte Parkway. c. Both ends of Street A. d. Both ends of Orange Avenue. e. West end and southerly side of Palomar Street. f. Both sides of Orange Avenue. City Planning Commission -7! Agenda Items for Meeting of June ~, 1989 Page 7 21. Striping plans shall be provided for the following streets: Street "A", Street "D", Street "E", EastLake Parkway, Hunte Parkway, Orange Avenue, Otay Lakes Road and Palomar Street. Striping plans shall be approved in conjunction with improvement plans for said streets. 22. Prior to the approval of any final subdivision map which includes a portion of the streets listed below, the developer shall submit plans demonstrating the feasibility of the extension of the said streets: a. EastLake Parkway - from Palomar Street to Orange Avenue. b. Hunte Parkway - from Otay Lakes Road to East "H" Street. c. Palomar Street - from the subject subdivision a minimum distance of 1,000 ft. westerly. d. grange Avenue - a minimum distance of 1,000 ft. westerly. 23. a. The developer shall submit calculations to demonstrate compliance with all drainage requirements of the Subdivision Manual to include, but not be limited to, dry lane requirements. Calculations shall also be provided to demonstrate the adequacy of downstream drainage structures, pipes and inlets. b. Specific methods of handling storm drainage are subject to detailed approval by the City Engineer at the time of submission of improvement and gradin~ plans. Design shall be accomplished on the basis of the requirements of the Subdivision !.lanual and the Grading Ordinance (#1797 as amended). c. Graded access shall be provided to all -storm drain structures including inlet and outlet structures as required by the City Engineer. Paved access shall be provided to drainage structures located in the rear yard of any residential lot. 24. a. The developer shall obtain notarized letters of permission for all off-site grading work prior to issuance of grading permit for work requiring said off-site grading. b. Lots shall be so graded as to drain to the street or to an approved drainage system. Drainage shall not be permitted to flow over slopes. 25. Sewer manholes shall be provided at all changes of alignment and grade. Sewers serving 10 or less equivalent dwelling units shall have a minimum grade of 1%. 26. The developer shall comply with all relevant Federal, state and local regulations, including the Clean Water Act. The developer shall be responsible for providing all required testing and documentation to demonstrate said compliance as required by the City Engineer. City Planning Commission ~! Agenda Items for Meeting of June ~, 1989 Page 8 27. A paved access road with a minimum width of 12 feet shall be provided to all sanitary sewer manholes. The roadway shall be designed for an H-20 wheel load or other loading as approved by the City Engineer. 28. The developer shall grant easements for all off-site public storm drains and sewer facilities prior to approval of any final map requiring those facilities. Easements shall be a minimum width of six feet greater than pipe size, but in no case, less than l0 feet. 29. An erosion and sedimentation control plan shall be included as part of the grading plans. 30. The developer shall enter into an agreement whereby the developer agrees that the City may withhold building permits for any units in the subject subdivision if traffic on Otay Lakes Road, Telegraph Canyon Road, EastLake Parkway, or East "H" Street exceed the levels of service identified in the City's adopted thresholds. 31. a. The property owner shall agree to not protest formation of a district for the maintenance of the drainage channel in Telegraph Canyon. b. The property owner shall agree to not protest formation of a district for the maintenance of landscaped medians and parkways along streets within and adjacent to the subject property. c. The property owner shall enter into an agreement wherein he agrees to not protest formation of an assessment district for the construction of street improvements to connect Orange Avenue and Palomar Street to existing improvements to the west of the subject property and to not protest inclusion of the subject improvements as projects in the Eastern Territories Development Impact Fee system. 32. a. All sanitary sewer facilities required for development of any lot, unit or phase shall be guaranteed prior to recordation of a subdivision map for said lot, unit or phase. b. The developer shall provide for the costs associated with maintenance of the sewer pump stations prior to approval of any subdivision maps which shall require said pump stations to provide sanitary sewer service. c. The developer shall obtain permission from the City to deposit sewage in a foreign basin prior to approval of any subdivision map which shall require any sewage to be transferred from an existing basin into another basin. The permission shall be in the form of an agreement whereby the City shall agree to such transfer, and the developer shall agree to the construction of City Planning Commission ~/ Agenda Items for Meeting of June ~=~-, 1989 Page 9 certain improvements in the system that will accept said sewage and to the circumstances under which said permission may be revoked. 33. Prior to the approval of any final map for any lot or unit, the owner shall guarantee the construction of all improvement (streets, sewers, drainage, utilities, etc.) deemed necessary to provide service to such lot or unit in accordance with City standards. 34. Prior to approval of any subdivision map for single family residential use. The developer shall submit a list of proposed lots indicating whether the structure will be located on fill, cut, or a transition between the two situations. 35. A 20 foot wide landscaped buffer zone shall be provided along both sides of EastLake Parkway and Hunte Parkway within the subdivision, said landscaped buffer zone shall be indicated on the Final Subdivision Map as reserved for future street to facilitate future widening. 36. Off-site cumulative transportation impacts shall be mitigated to insignificant levels by participating in the East Chula Vista Transportation Phasing Plan on a fair share basis with other area developers. 37. The developer shall provide access on an equal basis to and on individual lots for all franchised cable television companies. Planning Department Conditions 38. a. Applicant shall request the formation of an open space district. Maintenance of specific areas may be required to be performed by the master homeowner's association. Open space slopes shown adjacent to public and private neighborhood parks shall be included in the established maintenance program. b. Park dedication and improvement credit for private parks (up to 50%) may be considered subject to approval of improvements, park acreage and activity areas provided. c. Development of all public and private park areas receiving park credit designated on the subdivision map shall be subject to the approval of the City's Director of Parks and Recreation. Said approval shall comply with the standards listed in Section 17.10.050 of the llunicipal Code. d. Maintenance and credit for the proposed open space trail system shall be subject to approval of the Director of Parks and Recreation. The trail shall consist of an approved D.G. base. City Planning Commission Agenda Items for Meeting of June ~, 1989 Page l0 e. Park dedication credit for the community park shall not include the slope area adjacent to proposed #125; however, credit shall be given when park improvements in excess of the Municipal Code requirements are provided. f. Any PAD fees to be waived shall be done so upon completion of parks or bonded guarantees of park completion, Bonds provided to the Department of Real Estate may be sufficient guarantee for private park improvements. g. ~o waiver of Residential Construction Tax is made or implied by approval of this map. Waivers of Residential Construction Tax may be considered for park improvements made in excess of City standards. 39. Park acreage of 30.8 acres shall be provided subject to the approval of park improvement plans by the Director of Parks and Recreation. 40. The open space corridor encompassing the SDG&E easement and the San Diego water line shall be incorporated into adjacent land use plans as usable open space and/or parking. The adjacent land use lots shall be graded to accomplish an acceptable interface. 41. The 5:1 grading shown on EastLake Parkway (reference sheet #2) shall be eliminated and shown as 3:1. 42. A minimum 15 ft. wide landscaped area shall be provided between the sidewalk and wall areas created along single-family areas on Street "A". NOTE: Down slopes shall commence at a minimum distance of 10 ft. from the public sidewalk. Alternate tree plantings in approved concrete cone root containers will be considered for limited areas. 43. Copies of proposed CC&R's shall be filed with the City. 44. A low and moderate income housingjprogram with an established goal of 5% low and 5% moderate shall be implemented subject to the approval of the City's housing coordinator. NOTE: A 1% change resulting in 4% low and 6% moderate is deemed an acceptable tolerance. 45. All paved access to sewer and drainage outlets shall be subject to approval by the Director of Planning. 46. A minimum of three church sites totaling 7 acres shall be designated prior to recordation of the final map. 47. Open space easements shown at the rear of various lots backing onto the golf course shall be included in the golf course maintenance program. City Planning Commission Agenda Items for Meeting of June ~=~, 1989 Page ll 48. All lots adjacent to intersections subject to road widening requirements shall require further review by the Planning Director to determine acceptability. 49. School development shall be phased to provide facilities with adequate capacities to serve residential occupancy. Mello-Roos Community Facilities District has been formed by the respective school districts. 50. Provide street names on the tentative map. 51. A conceptual landscape plan, together with a water management plan, shall be provided prior to City Council approval of the tentative map and subject to the approval of City's Landscape Architect. 52. Development of all parcels shall be in accordance with EastLake Greens SPA Plan, Public Facilities Financing Plan and Design Manual. 53. The developer shall annex all areas within the subdivision boundaries prior to recordation of any final map. 54. The phasing plan shall be designed to connect interior subdivisions within Phase I to the satisfaction of the City Engineer. 55. All lots without approved private or public access shall be shown as a single lot. 56. The open space shown adjacent to easterly side of Route 125 corridor shall be dedicated to the City across its entirety for future transfer to the State of California as part of future freeway right-of-way. School District has option of putting in retaining wall across the high school site. 57. Unit 14 lots shall not receive final map approval without approval of a precise plan. 58. Orange Avenue corridor design shall be subject to approval of the Director of Planning regarding grading, slope grading, landscaping and fencing. 59. All lots in Units 4, 7, and 8 shall be a minimum of 50 feet wide and 20% of lots in Units ll and 13 shall be a minimum of 50 feet wide. A minimum of twenty (20) percent of all lots within Units ~, 7, and 8, ll, and 13 are intended to accommodate one-story units or units with a one-story plateline along the street frontage. Said one-story units shall be placed on lots with a minimum width of 50 feet. Any units displaced as a result of revision to the subdivision may be considered for transfer to another unit within EastLake Greens. City Planning Commission =2/ Agenda Items for Meeting of June ~m~, 1989 Page 12 60. r~ajor entry points to the EastLake Greens development shall require approval of the Director of Planning with respect to grading, slope gradient and landscaping. 61. All of the open space lots shall be dimensioned (see Loop Street "A" adjacent to Units 14, 39 and 13). 62. Open space lots adjacent to private parks shall be included in the private parks to be maintained by the Homeowners' Association. 63. A water agreement with Otay Municipal Water District regarding terminal storage and water supply shall be required prior to approval of the final map. 64. A pedestrian bridge or an alternative acceptable to the City Engineer shall be constructed over Otay Lakes Road to connect the community trail from EastLake I to EastLake II. EIR Mitigation ~qeasures - Planning 65. Residential land uses planned adjacent to or near commercial and industrial uses shall be adequately buffered. Necessary measures will include a wall or fence to decrease noise and increase privacy; a physical, vertical or horizontal separation between land uses, i.e., a road, slopes or a landscaped open space buffer; or some type of vegetative screen. Impacts occurring as a result of site-specific designs will be mitigated on a site-specific basis. (pg. 4-15) 66. In order to mitigate the site specific impact~, the following must be completed in accordance with the thresholds policy and the East Chula Vista Transportation Phasing Plan: a. Improve Telegraph Canyon Road between State Route 125 and the EastLake Greens/Trails boundary to six-lane prime arterial standards. b. Construct Hunte Parkway and EastLake Parkway as major roads between Telegraph Canyon Road and Orange Avenue. c. Construction of a southbound State ~oute 125 to eastbound Telegraph Canyon Road loop ramp at the State Route 125/Telegraph Canyon Road intersection or extend State Route 125 South to East Palomar Street (which would connect to the EastLake II street system). (Pg. 4-37) 67. The on-site water storage tank shall receive additional landscaping. This shall include the use of additional vegetation within the site compound to obscure the tank itself, as well as exterior landscaping of the perimeter fence to provide a more aesthetic screen. City Planning Commission 3! Agenda Items for Meeting of June ~m~, 1989 Page 13 68. Residential units in the vicinity of the SDG&E transmission line shall be spaced and oriented to minimize views of those facilities. The 50-foot buffer along both sides of the roadway traversing the northern site boundary shall receive sufficient landscaping to effectively screen development associated with EastLake I. Additionally, residential units in the northern project site shall be spaced and oriented to minimize views to the north where appropriate. 69. A preliminary geotechnical report has been prepared for the EastLake Greens property by San Diego Soils Engineering, Inc. (1986). This report contains various recommendations to provide adequate surface and subsurface drainage and erosion control that shall be incorporated into the project design. Recommended measures include, but are not limited to, the following: Surface and Subsurface Drainage: Surface runoff into downslope natural areas and graded areas should be minimized. Where possible, drainage should be directed to suitable disposal areas via nonerosive devices (i.e., paved swales and storm drains). Pad drainage should be designed to collect and direct surface waters away from proposed structures to approved drainage facilities. For earth areas, a minimum gradient of two percent should be maintained and drainage should be directed toward approved swales or drainage facilities, grainage patterns approved at the time of fine grading should be maintained throughout the life of proposed structures. 70. Subdrains shall be placed under all fill located in existing drainage courses at identified or potential seepage areas. Specific locations shall be evaluated in the field during grading with general subdrain locations indicated on the approved grading plan. The subdrain installation shall be reviewed by the engineering geologist prior to fill placement. 71. Drainage devices are required behind stabilization fills to minimize the build-up of hydrostatic and/or seepage forces. (See Preliminary Geotechnical Investigations, San Diego Soils Engineering, Inc. (1986) for details and recommended locations of these backdrains.~ Depending on slope height, at least one tier of drains would be required for approximately every 30 feet of slope height. Drains may also be needed at contacts between permeable and non-permeable formations. 72. Slopes shall be planted with appropriate drought-resistant vegetation as recommended by a landscape architect immediately following grading. Erosion control and drainage devices shall be installed in compliance with the requirements of the City of Chula Vista. City Planning Commission Agenda Items for Meeting of June ~, 1989 Page 14 73. Water shall not be allowed to run over the top of or flow down graded or natural slopes. 74. Devices constructed to drain and protect slopes, including brow ditches, berms, retention basins, terrace drains (if utilized) and down drains shall be maintained regularly, and in particular, should not be allowed to clog so that water can flow unchecked over slope faces. Subdrain outlets shall be maintained to prevent burial or other blockage. 75. To ensure that significant and potentially unique fossils and paleontological resources are not destroyed without examination and analysis, it shall be required that a qualified paleontologist monitor the initial grading activities during development of the EastLake Greens site. 76. a. Walls and/or berms shall be installed to the satisfaction of the Director of Planning to reduce noise exposure to acceptable levels onsite. The applicant has proposed an optional 5-foot fence enclosing the perimeter of the residential boundary (Figure 2-10), and the 5-foot wall height was factored into the model to analyze the effectiveness of such a wall on the significant noise impacts projected onsite. In some cases, a 5-foot wall height was determined not to be required and a lower wall height was evaluated. It was determined that a 5-foot barrier along the top of slope on portions of the eastern side of EastLake Parkway and portions of the internal loop road, and contiguous to the northern and southern entry roads, would reduce projected onsite noise levels below 65dB(A) CNEL (Figure 4-17). A 3-foot barrier would also be required along the central golf course road to further attenuate onsite noise level~ Noise levels at the park could be reduced through the incorporation of barriers of minimal height (i.e., 1 to 2 feet). Walls are not recommended because of aesthetic considerations and because the attenuation required is only two decibels. Attenuation at the park could be achieved by raising the pad elevations near the contributing roadways by 2 feet instead of incorporating a barrier. The barriers along residential portions of the site should consist of walls, earth berms, or a combination of walls and berms. Noise levels above 65 dB(A) and below 75 dB(A) CNEL are considered compatible with the proposed commercial area in the northwest corner of the project area and no barriers are required to attenuate the noise levels in this area of the site. City Planning Commission -2/ Agenda Items for Meeting of June l~, 1989 Page 15 Based on the current grading plan, the identified noise walls would mitigate the projected exterior noise levels below the required 65 CNEL standard and to a level of insignificance with the exception of the park where slight exceedances would occur. If the pad elevation is raised, as recommended, no adverse noise impacts would occur onsite. b. For those portions of the site exposed to 60 CNEL or greater (identified in Figure 4-17), an interior acoustical analysis will be required once building plans and site plans are made available to ensure the use of appropriate construction materials to attenuate the interior noise levels below a level of significance. C. DISCUSSION General Lotting of Area The EastLake Greens SPA area comprises 830.5 acres and is proposed to be developed with a maximum of 3609 dwelling units. The site is devoted to 412.4 acres of residential uses and 418.1 acres of non-residential, including streets, open space, golf course, high school, elementary school, parks, commercial and public - quasi-public. The residential portion of the site is divided into several different residential projects. They are as follows: 1. Estate Lots. Units 1 and 2 are located on the golf course and consist of 54 and 43 lots respectively. Unit 1 lots range in size from 7,800 sq. ft. to 15,000 sq. ft. with an average pad size between 7,000 and 8,000 sq. ft. Unit 2 lots are similar in lot size and pad size. Unit 1 access is from an internal street extending from the golf course clubhouse area to the southerly extent of the major loop street. Unit 2 gains access directly from the major loop street. Both Units 1 and 2 are proposed as private, gate-guarded communities. 2. Standard Lots. Units 3, 4, 5 and 6 represent 6,000, 5,000, 5,000, and 6,000 sq. ft. lots for single-family detached homes. The gross density ranges from 4 to 5 du/ac, on these units. The development area for these units is relatively flat, so the respective pad sizes approximate the overall lot size. The total number of lots for each unit is 103, 91, 107 and 81 respectively, for a total of 382 lots. Portions of Units 3, 5 and 6 abut the golf course. ~ccess is provided via the major loop street to these units. 3. Small lots - 3,300 to 5,000 feet Units 7, 8, 9, 10, ll, 12, 13 and 14 represent small lot single-family detached home products on 3300 to 5000 sq. ft. lots. Units 9, 10, and 12 are not proposed for subdivision into individual lots at this time because they are scheduled for development in later City P1 anning Commi ssi on ~! Agenda Items for Meeting of June ~, 1989 Page 16 phases of the project in the southerly portion of the project adjacent to Orange Avenue. Unit 7, 8, ll, 13 have some lots abutting the golf course. The total number of lots in Units 4, 7, and 8 may be reduced when the lot widths are increased to a minimum width of fifty feet~ Staff is not recommending lot widths less than fifty feet for these single-story detached units due to the need for adequate lot width to accommodate architectural variety, curb cuts and driveways, utilities, front yard landscaping and on-street parking for visitors and guests. Twenty percent of the lots in Units ll and 13 are recommended for lot widths of fifty feet to accommodate single-story homes. Unit 14 is a 3300 sq. ft. lot size project located at EastLake Parkway and the entry street to the golf course clubhouse. A precise plan has been submitted to staff for this project which will be reviewed by the Design Review Committee; however, staff is satisfied with the preliminary design. All of these small lot, single-family detached units range in density from 6 du/ac to 6.6 du/ac with the exception of Unit 14 which is 7.4 du/ac. 4. Attached Product Lots Units 15, 16, l? and 18 are intended to be attached unit projects that will require future submittal of tentative subdivision maps and site plans to be developed as planned residential developments. The only action occurring at this time is to establish the lot boundary and maximum number of residential units. 5. Townhouse Product Lots Units 19, 20, 21, 22 and 23 are townhouse projects ranging from 12 du/ac to 15 du/ac. Each of these units will require tentative subdivision maps and design review before actual development is permitted. These five units propose a total of 817 dwellinq units. All of these units are located on EastLake Parkway, Hunte Parkway or the major loop street to separate traffic from the single-family areas located around the golf course. 6. Condominium Product Lots Units 24, 25 and 26 represent garden apartment type of densities and likewise would require additional tentative subdivision map and design review prior to development. Units 24 and 25 are located on EastLake Parkway at the entry points to the single-family neighborhoods. Units 24 and 25 contain llO and 163 units respectively. Unit 26 is a 22 du/ac project located on EastLake Parkway immediately south of the high school. This project is intended to provide a portion of the affordable housing requirement for the project. City Planning Commission ~! Agenda Items for Meeting of June ~, 1989 Page 17 7. High Density Condominium Lots Units 27 and 28 are planned at 31.9 du/ac and 27.4 du/ac projects located on the golf course in close proximity to the golf course clubhouse. These two projects are intended to provide housing for active adults who want to live close to the clubhouse and recreational facilities. The applicant has agreed to maintain a view corridor across the end of Unit 28 to maintain a more open visual presentation to those approaching the clubhouse area along the 18th fairway. Detailed site design will be reviewed during subsequent tentative subdivision map processing. The total residential area of the EastLake Greens project totals 412.4 acres and a maximum of 3609 dwelling units as described above. PHASING The EastLake Greens subdivision is divided into three phases with various units provided within each phase. Phase lA includes the high school and community park site. Phase lB includes the retail commercial site and the northerly seven units (2, 7, ll, 13, 17, 19 and 22). Phase IC includes the remainder of the north half of the project including Units 5, 14 and 24. Phase ID starts the development of the southern half of the site and includes Units 1, 3, and 8. Phase II consists of the southwesterly portion of the site and includes Units 4, 9, 15, 20, 25, 26 as well as the quasi-public sites, elementary school, and neighborhood park site. Phase III is located at the southeasterly corner of the site adjacent to future Orange Avenue and includes Units 10, 12 and 16. STREET NAMES The applicant has submitted a list of street names which is being reviewed by the various City departments. Final approval of the street names is required by the Planning Commission; therefore, the names will come back at a later date for your consideration. LOW AND MODERATE INCOME HOUSING The Housing Element of the Chula Vista General Plan requires that each project over 50 units in size provide at least 10% of the total dwelling units for low and moderate income families. The EastLake Greens SPA Plan staff report discusses the status of low and moderate income housing program for £astLake I and EastLake Greens. A minimum of 361 dwelling units will be required to be designated for low and moderate income housing within the Greens. The details of the EastLake Program regarding location of affordable units, qualification of buyers, maximum housing costs, and monitoring will be formalized in an agreement between the City and EastLake Development Company prior to recordation of the final map. City Planning Commission ~! Agenda Items for Meeting of June ~, 1989 Page 18 CIRCULATION AND STREET I~ROVEMENTS Approval of this subdivision involves a variety of on-site and off-site street improvements. The on-site street improvements are listed in the conditions of approval. These streets are consistent with the Circulation Element of the General Plan and confom to the City Standards for Streets. The off-site street improvements are documented in the EastLake Greens Public Facilities Financing Plan and are tied to increments of development in a phased program. OTHER REQUIRED FACILITIES AND FEES The project is also providing sites for a new high school, elementary school, community park, neighborhood parks and church sites. Provisions have been made in EastLake I to provide a 1 acre fire station site and a library site. The EastLake Greens Development Agreement will further provide that the project shall be subject to supplemental Development Impact Fees for fire, library and other City facilities when such fees are enacted into law in the future. The current DIF fee requires payment of fees for each dwelling unit and commercial/office/industrial structure to pay for regional street facilities on a fair share basis. In addition to DIF fees, EastLake will be required to pay Residential Construction Tax fees in the amount of $1,521,750. LANDSCAPING The general landscaping requirements for the subdivision are outlined in the EastLake Greens SPA Plan. The landscape improvements for street medians, public and private parks, open space areas, golf course, and neighborhood entries are addressed in concept in the SPA Plan and conditions of approval of this subdivision will require approval by the City of detailed landscape and irrigation plans for landscaping. In addition, the conditions of approval on the subdivision map require approval of a water management plan to encourage groundskeepers, gardeners and other landscape maintenance personnel to conserve water in every possible way. Individual property owners will be responsible for the maintenance of landscaping within their privately owned areas and homeowners associations will be responsible for various areas within condominium developments. An Open Space Maintenance District will be formed to orovide for common maintenance areas such as the private park, slope banks and parkways. City Planning Commission ~'/ Agenda Items for Meeting of June ~, 1989 Page 19 FINDINGS 1. Pursuant to Section 66473.5 of the Subdivision Map Act, Tentative Subdivision Map for EastLake Greens Tract 88-3 is found to be consistent with the Chula Vista General Plan as adopted by the Chula Vista City Council based on the following findings: a. Land Use Element The General Plan designates the EastLake Greens areas for Low-Medium Residential as well as commercial, public, quasi-public (schools, parks, churches) and some open space. The proposed 3,609 residential units is within the higher density (between target and maximum) range of the General Plan residential designation, including density transfers from the park, school, and golf course to the residential area. b. Circulation Element All of the on-site and off-site public streets required to serve the subdivision will be constructed or DIF fees paid by the developer in accordance with the EastLake Greens Public Facilities Financing Plan and Development Agreement. c. Housing Element The proposed project will provide a minimum of 10% affordable housing including a mix of housing types and lot sizes for single-family, townhouses, condominium 'and various apartment densities that will provide a wide spectrum of housing prices for persons of various incomes. d. Parks and Recreation Element The subdivision will providejapproximately 40 acres of improved co~nunity and neighborhood parks in accordance with locations and standards of the General Plan. The required park acreage for EastLake Greens is 29.2 acres. e. Public Facilities Element The project is obligated in the conditions of approval to participate in providing ti~e water facilities, wastewater facilities and drainage facilities required by the policies of the General Plan. These include emergency water storage reservoir, construction of a 50 million gallon facility by OMWD, provisions for additional wastewater facilities by parallel sewer pipelines and constructing on-site detention basins to reduce peak storm flows. City Planning Commission J/ Agenda Items for Meeting of June ~, 1989 Page 20 f. Open Space and Conservation Element The proposed subdivision is in conformance with the goals and policies of the element. There are no land resources, water resources, plant or animal resources or open space areas identified for preservation in the General Plan for this site. g. Safety Element The project site is considered a seismically active area, although there are no known active faults on or adjacent to the property. The fire protection facilities and services needed to serve the project have been reviewed by the Fire Department. Other emergency service agencies have reviewed the proposed subdivision for conformance with safety policy. The project will increase the need for additional police and fire personnel, however, the City is planning to meet the need with additional revenues provided by the project. h. Noise Element Noise mitigation measures included in the Environmental Impact Report adequately address the noise policy in the General Plan. All dwelling units within the project will be required to be designed so as to not exceed the interior noise level of 45 dBA. Additionally, all exterior private open space will be shielded by a combination of earth, berm, wall, and/or buildings to achieve a 65 dBA noise level for outside private areas. WPC 6318P City Planning Commission Agenda Item for Meeting of June 21, 1989 Page 1 4. Consideration of CEqA Findings and Statement of Overridin§ Considerations EIR-86-4, EastLake Greens Attached are the faxed copies of the CEQA Findings and Statement of Overriding Considerations as prepared by ERC, Environmental & Energy Services and the applicant's attorney, respectively. Staff will present the final hard copies of these documents at Wednesday's Planning Commission meeting. If there are any revisions, they will be high- lighted for your convenience. EASTLAKE GREENS EIR.86.4 CANDIDATE CEQA FINDINGS IN ACCORDANCE WITH SECTION 21081 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND SECTION 15091 OF TITLE 14 OF THE CALIFORNIA ADMINISTRATION CODE JUNE 1989 Section 21081 of the California Environmental Quality Act (CEQA) requires that no project shall be approved by a public agency when significant environmental effects have been identified, unless one of the following findings is made and supported by substantial evidence in the record: 1) Changes or alterations have been required in or incorporated into the project which avoid or substantially lessen the significant environmental effect as identified in the Final Environmental Impact Report 2) Changes or alterations are the responsibility of another public agency and not the agency making the fining. 3) Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the Final EIR, The following findings are made relative to the conclusions of of the Final Supplemental EIR for the proposed EastLake Greens Sectional Planning Area (SPA) Plan and EastLake Trails Re-zone and Annexation (SCH #86052803) and all documents, maps, and illustrations listed in Section VI of these findings, The project's discretionary actions include the following: 1) Pre-zon!.ng and a?nexati.on from the County of San Diego to the City of Chula Vista, consistent with the adopted Sphere of Influence of the City 2) Incorporation of the annexed land into the EastLake I Planned Community District, increasing the D/strict from 1267,9 aces to 2104,2 acres; this action includes the approval of amendments to the EastLake I General Development Plan and the EastLake Policy Plan 3) Amendments to the City of Chula Vista's Circulafi6n Element 4) Adoption of the EastLake Greens i:~ublic Facilities and Financing Plan 5) Adoption of the EastLake Greens Sectional Planning Area (SPA) Plan 6) Approv'~l of the EastLake Greens T. entative Tract Map 7) Adoption of the EastLake Greens Design Guidelines mplcmcntauon of thc project as proposed would result m a m~xture of rcsldcntml, ?mmercial: ch'culatlo, n, recreational, edu?.afional., and open space land uses. The EastLa~,.e t~reens project consists of 3,609 dwelling umts on 830,5 acres and EastLake Trails co.nsists of 1,206 dwelling units on 392,8 acres. The development concept includes a golf- oriented residential community and a corridor of commercial, p,ublic, a, nd quasi-public uses between the SR-125 alignment and the EastLake Parkway. ,~.ls area is an an extension of :he Village Center w/thru EastLake ! and would include a high school, a community park, an area for churches, day care centers, health centers, and other uses, .... The following findings have been prepared pursuant to Sections 15088 and 15089 o~ ittle 14 of the California Administration Code and Section 21081 of the California Resources Code. II. CITY OF CHULA VISTA FINDINGS 1) The Planning Commission, having reviewed and considered the infommtion contained in the Final EIR for the EastLake Greens Sectional Planning Area (SPA) Plan and EastLake Trails Ih:e-zone and Annexation and the record, finds that changes have been. inco. rpor.ated into the p. roj~t which mitigate, avoid, or reduce the level of ldenufied trope, ets to mmgmficance or to levels acceptable to the City, by measures idenufied in the Final Supplemental g-IR. 2) The Plann'.mg Commission, having reviewed and considered the information contained m the Final Supplemental EIR and the record, finds that none of he ?gmfican. t e. nv~ronmental .effects anticipated as .a result of the proposed pro~ect are w~thm the responstbility of another pubh¢ agency except for air quality and water supply and water quality. 3) The Planning Commission, having reviewed and considered the information contmned in the Final Supplemental EIR and the record, finds that no specific economic, social, or other considerations make infeasible the m/£igation measures identified in the EIR. 4) The Planning Commission acknowledges that these Recommended CI~QA .F. indings are adviso~ and do not bind the City Council from adopting findings to the contrary if they are supported by substantial evidence in the record. The City of Chula Vista's Threshold/Standards, adopted November 17, 1987, were developed to assure that the "quality of life" enjoyed by the City's residents is maintained while growth occurs. That quality of llfe is ~lso important to those who wish to develop within the City. Implementation of the Threshold/Standards program will assure that ~gnificant, adverse i .re. pacts are avoided or reduced through sound planning and that public services and the quahty of the environment will be pres¢~ed and enhanced..B.ased on these threshold/standards, changes have been incorporated into the project to nutlgate or avoid environmental effects. The 11 issues addressed in the Threshold/Standards are discussed in sections III and IV below, t ~ III. SIGN~IFICANT. UNMITIGABLE,IMPACTS I) Air OuMJw Imnact It is the responsibility of the San Diego Air Pollution Control Board (APCD) to ensure that state and national air quality standards are achieved. APCD's current Air Quality Management Plan (APCD 1986) is based on the 1982 State Implementer/on Plan, which documents the necessary overall s~'ategy and individual tactics by which the San Diego air basin can meet its attainment goal. In the San Diego area, a project is considered to have a significant, cumulative air quality impact if the project has not been included in the SANDAG Sex-les V and VI growth forecasts. These forecasts are 2 the basis for the ah' quaiity attainment strategies contained in the 1982 State Implementation Plan, The entire San Diego air basin is not in attainment for state and federal standards for ozone, and the western two-thirds of the basin is designated as a non- attainment ~rea for carbon monoxide (even though the region has been consistent with carbon mo,noxide standards for the past several years) and suspended particulate matter. ~T~,e S~.a:n Dl~eg..o, re, gi.o~ has attained standards for sulfur dioxide, nitrogen dioxide, and lead. t~n.e tcay,o~nu, la ,w~ta .has...~,ecognized that air quality is a regional issue that cannot be a~aarcssea ertectlveiy t~y tile {.;~ty, tu~d the Cxty therefore implements the tactics established by the Regional AQMP as stated in the Threshold/Standards. .. ~ .The.EastL. ake Greens/Trails project will result in Ion -term emissions of air po~!u~ant.s ~rom t~om stauonary and mobile sources. Stationary so~e vollutant emissions ~_nclu. ae ~ose g.e.nerat.e.d b~ the consumption of natural gas and electricity and by the nummg or wooer m resment:al fireplaces. VeMcle travel associated with the project would generate mobile source emissions, including carbon monoxide, nitrogen oxides, and hydrocarbons. .The project would generate approximately 23tS tons per year of hydrocarbons, an ~mpormnt precursor to photochermcal smog. Mitieafion · Four basic tactics for the ?.ifigation of air quality e. ffects are presented in San Diego's AQMP (APCD 1986): traffic flow improvements, nde-sharing, bicycling, and. trans.it. _The. p..ro, ject,, as proposed, i.ncorporate$ traffic flow improvements, bicycling, ans. trans!t.~? aclctmon, ,tine project apphcant will contribute to the EastLake I transit center _anti to,a,,~.zo-spac.e parki~..ng fa.c.ility, to eh.cOurage car-pooling and public t~ansit use in the ~..a; .~,a m. ter. s.ectaon? a~ect .es vy me p. ro.~ect would be m. aintained at level of servic~ C (the ~:7 s mre.sno~a ?tanc~.arct).or .vetter, anti the proj, ect prowdes both bicycle and transit routes ~astopa. mrou. gn. out m.e a. evelopment. The project also reduces the potential for air quality ~mpacts mrougn tr~e ri'axed-use land use concept designed to reduce vehicle trips. As a condition of approval, the applicant shall i~fiplement these measurc~ concurrently with development. .The City, per the City's adopted Threshold/Standards, shall pr,nv!de the APCD with a ~2 to 15 month development forecast and request an evaluation of ~ts ~mpact on current and future air quality management progra~m~ s. Findin~ ~ VI _ _ The project, as proposed, was not included in the SANDAG Series V and g?wm torecas!s, and thus represents growth that was not considered when formulating the mr quality atta~nnaent plans for San Diego County. %3 p~posed project is currently, a non-conforming use ,and therefore is cons. idered to have s~gmflcant cumulative air qualxty effects even after the m~plementation of rmtigation measures. Upon revision of the AQMP, the EastLake Greens/Trails project would be incorp.orated into the SANDAG Series VII growth forecasts. The revised implementation slrateg~es would accommodate the additional emissions from the project. 3 IV. SIGNII~CANT. M1TIGABLE IMPACTS 1) Tran s~ortaflon/Cimulafia[l ('"'~" ..... ,Eas .tL~, e C~.een.s/Tra!Is will add a significant number of average d.a/ly tri~.s ~a~) go me intern.al aha external street system. In the short-term, the project will contribute a substanual portion (more than 30 percent) .o.f the ADT to Telegraph Canyon Road east of Olay Lakes Road to the East.Lake boundary, to SR-125 north to SR-5g; and to Olay.Lakes Road between Telegraph Canyon Road and East H Street. The project will conmbute less than 10 percent of the ADT to all other affected street segments, except for Telegraph Canyon Road between Medical Center Drive and Olay Lakes R. oad (19 percent). Two affected street segments already operate at less than Level of Scm ~City's threshold level): Bonita Road between 1-805 and Plaza Bonita D~i'Cvee?LOo~s) ~ (tanh~ l:toni.t.a Ro~ad between Willow Road and Olay Lakes Road (LOS D3, The(nmien?will contribute 1 percent of the ADT for these street'segments, ' ' - "--~ ........ Miriam, lion measures have been in¢oi'~orated into the vroiect to miti~.t~ th,~ potenUal traffic impacts (see the Eas[l..ake Public Fa¢'ilitles Financ~g~'3i~ for det,ails, phasing, and financing methods), As a ¢ondi~on of approval of the pro~eet, the applicant shall agree to the following: a) Improve Telegraph Canyon Road betwee, n SR-125 and the EastLake Greens/Trails boundary to 6-lane prime arterial standards. b) Construct Hunte Parkway and EastLake Parkway as major Roads between Telegraph Canyon Road and Orange Avenue, e) Construct a loop ramp off southbound SR-125 to eastbound Telegraph Canyon Road or extend $R-125 to East Palomar Street (which would connect to the EastLake Greens/~alls street system). d) Participate in the East Chula Vista Transportation Phasing Plan on a fair- share basis with other area developers. e) I. ntern~ to the project, construct the~iernal loop street as a 2-lane collector mad w~th adequate width to provide for 2-travel lanes and a continuous left- turn lane. Install traffic signals at locations and at a time determined by the City traffic engineer, g) Coordi.n.a.t? pr.oposed phased develop.ment with the City to ensure eompaub, fl/ty ,,v,h the expansion of mumc~pal transit routes and faci]ities (as outlined m the Circulation Element of the SPA Plan). h) Develop u2temative transit, including pedestrian and bicycle trails, within the project site (as outlined in the SPA Plan). Bikeways shall be designed and constructed in accordance with Caltrans' criteria, to comply with state standards. constructed in accordance with Caltrans' criteria, to comply with state standards. The liming of the implementation of these measures shall be determined by the "quality of life" Threshold/Standards Policy adopted by the City Novemb?r 1.7, 1987 and by the the East Chula Vista Transportation Phasing Plan (1989). Monitoring shall be required as pm of the determination of timing. With the implementation of the above specified mitigation measures, no ~igniHcant environmental impact will occur. 2) Police Protection Increased calls associated with project implementation would place adddtional demands on th,e single pa, trol car serving Beat 32. Current response times are s, lower than what is considered ,optimal; project implementation would place additional c~emands on an undermanned pohce beat and would result in an adverse impact. Mitigation The provi?.ion of additional police personnel ~at !s unde,.r?ay for the Police Department i,n Chula Vista (?. Koh!s, I~,e. rsonai communication) will alleviate ,fut,u. re dev,elopment ~mpacts to service avaflabihty, Revenues generated by this and smular projects could be used to upgrade thc staffing and facilities (including the planned police staff room within EastLake I) of the Police Department. If the City's threshold standards are exceeded, a moratorium on the acceptance of tentative maps applications may be adopted by the Growth Management Oversight Committee (GMOC). With the implementation of the above specified mitigation measures, no significant environmental impact will occur. 3) Fire Protection Imoact Implementation of the project will result in additional demands for fire protection, including, expansion of Fire Department facilities, Water pressure on the EastLake Greens site is adequate for fire protection. The Fire Department may be required to use pressure reduction valves or pressure reducers to provide safe water pressures ~md water flows. Upon development of the SPA Plan for EastLake Trails, any water pressur~ and water facility conc,erns ,o,n that property would be resolved between the Otay water District m~d the Chula V~sta Fn:e Department, .EastLake Development ,C. ompany shall provide funds for either new equipment and p~rsonnel. Impact fees will be assessed for a fair share of the costs for the £~rc station propos~ to be constructed in the vicinity of East H S~eet and SR-125.(Draft Fire Station Master Plan 1989). If the City's threshold standards are exceeded, a moratorium on the acceptance of tentative maps applications may be adopted by the Growth Management Oversight Committee (GMOC). With the implementation of the above specified mitigation measures, no significant ~nvironmen~ impact will occur. 4) Emereencv Medical Se~v~ce~ Imnact to .. Foil.owing development, additional personnel and facilities may be needed r~spona m a tirncty manner to medical emergencies in the EastLake Greens/Tra/ls area. Additional personnel and facilities may need to be added by the private ambulance company serving eastern Chula Vista. If the City's threshold standards are exceeded, a moratorium on the acceptance of tentative ma~s applications nmv Ov .... be adopted by the Growth Management ers:ght Cornrmttee (OMOC). . . With the i,mplemen, tation of the above specified mitigation measures, no significant environmental ~mpact will occur. 5) Schogl~ New students will be generated for both the elementary and secondary school systems. The project applicant has entered into an agreement with the Sweetwater Union High Schooiand the Chul.a ¥ist. a E. lcmcntar~ School dis~'ict?, ensuring that the Mello-Roos Community Facilities Districts are in full satisfaction of any school requirements and can fully m/tigate the project's impacts upon the school dis~cts. One clementa, ry and one high school will be cons~ucted within the project area; school constzucuon is phased concurrently with with residential development. With the implementation of the above specified mitigation measures, no significant environmental impact will occur. 6) InToact Deve, lopment of the prop.o, sed proj.e..e,t will result in an estimated 9,636 residents and m increased demand on library fac~Hues. The City of Chula Vista th~e. shold standard requirement for library facilities is 500 square feet,of fully staffed and equipped library space per 1,000 population. The Planned Communtty regulatioas for £astLake I requi~e that a !-acre library site near the ]/~llyage Cente~ be .res ..cArved with the stipulation that the llbraxy site must be developed within ears after dedicanon (~.ESTEC 1984). Plans for the consumction of the new facility s.h.all follow concurrently wtth residential development. Capital costs shall be ~)rovided e~mer by Eas. tLake Development Company or the property itself through the use of'public debt mechanism tied m the property. . . With the i.mplememation of the above specified mitigation measures, no s~gnificant environmental mapact will occur, . ,_ _Based on the City's park standa, rds and threshold requirements, the pro]e~cte(a ~astLake Greens population of 9,636 will re(suite a~)oroximatelv 30 72 acres of parkland onsite. ' " ' ' The applicant plans to provide more than 40 acres of neighborhood and community parks wit~n the EastLake GreensFl~rails site. The parks shall be a condition of approval for the project. An extensive pedestrian, and bicycle trail system will be constructed. An 18-hole golf course and country club ts a prominent feature of the project, With the implementation of the above specified mitigation measures, the ~, . equtrements of 3 acres of park for every 1,000 residents will be met, and no significant env/ronmental impact wil/occur. §) Water Awil~hility Imvact proj Based on water, consumption rates and land use allocations for the proposed ect, approximately !.77 rrd.llion gallons of water will be requL,'ed each day. A . , , · _ _ CC_ to the Otay Wate. r Dlsmct (OW,D), the prov, slo, n ,of .domestic water to the Ea~tLake Greens/grails projects c, an be prowded through exlsl~ng mfrastructm'e until the 980 -Zone pump station's capacity is reached. Additionai facilities would then be required. · , An agreement between ~astLake Development Company and two other ma3or develop,ers has been approv,ed by the OWD Board of directors. This agreement w, ill provide financing for the construelon of a below-ground 50 MO reservoir that will provide terminal storag, e for a minimum of five average days water supply. EaslL,akc Development has offered a s~te for this facility. . The applicant has proposed to u~/lize 1.3 million gallons a day of reclaimed water (to.be supplied by OWD) for in-igation in order to reduce onsite domestic water consumption. In addidon to the use of reclaimed water, other water conservation measures be.y.ond those required by state la,w are,presented, in.the SPA Plan (maintenance of minimum .w. ater pressure levels within residential units, race ,rporatio,n of drou, ght-tolerant and natu, rahzed landscaping, cons,m~ctton of attached housing designed with common landscaping to reduce irrigation requu'ern~nts). , , Adequate water storage and distribution facilities shall be constructed in conjuncnon with the project development. Provided water is available from OWD. with the implementation of thc above specified mitigation measures, no significant environmental impact will occur. 9) Sewer Imoac[ EastLake Greens will generate an"average sewer flow of 1.16 million ~callons per day: ,Onsite facilities have been desil/ned to accommodate an estimated peak ow of 2,15 mflhon tallons per day, There is tempo, rary capacity withi.n the Telegraph anyon .t~t. nk to serve East,Lake O ,re,cna during the initial phases of !he ~roject. Combined with simi, lar._p.r.ojects wit,high the vicinity, however, a potentially significant impact may occur to the t~lty s sewer infrastructure, At full buildout of EastLake Trials, an estimated 0,413 million gallons per day of s, ewa~e w,ould bc generated; this is not considered to be a significant impact to the system in and of' itself. It may, however, affect the ability of the existing facilities to accept additional flow both in the interim and ultimately, The impact on sewer services cannot be determined at this time. Cum,u. lative impacts to the City's sewer system will be mitigated by the development of additional facilities to be funded by the EastLake Oreens Development Company and other developers. EastLake Development Company is currently ne£otiatimt an agreement with the City of Chula Vista. Through this ag~eethent, monito' rin~ will conducted at EastLake Development's expense to ensure that the capacity of the existing 15-inch sewer trunk line in Telegraph Canyon Road is not exceeded prior to the construction of alternative means to ~ansport such sewage. .With the implementation of the above specified mitigation measures, no significant environmental impacts will occur. 10) I"Ivdrol ot, v/Water Oualitv In. act Grading and infilling of onsite drainages and the construction of imper~ions surfaces would increase the amount of surface runoff, a potentially significant impact. Increased ru,noff could generate high erosional potential from soil materials, creating deel~ e.rosion gu[h.es, unstable .slopes, build-ups of silt deposits within dra, inages, at the~oe s~opes, ann m storm drains. Increase of runoff w, ould also magnify !he potential for flooding problems downstream of the site. Potential unpacts to water quahty are associated with runoff contamination. Potential impacts to water quality are associated with the use of reclaimed water for irrigation. Im.~,lementation of the proposed EastLak¢ Greeni storm drain system, as approved by the City of Chula Vista Publlc Works Department, would mitigate potential adverse hydrologic/water quality effects. State and local regulations regulate the use of reclaimed water; adherence to the regulations would ensure that no adverse impacts would result from such use. With the inclusion of the above specified mitigation measures, no adverse environmental impact will occur, The following issues are not included in the City's Threshold/Standards. 1) Iml~act ... L. andform Alteration. Th.e proposed EastLake Greens/Trails development wou~a change me appearance of the project site as the pastoral character of the existing landsc.~pe, would be .replaced with urban development. Landform alteration would result from s~gmficant grading throughout the East.Lake Greens site, c.g., cut slopes of up to 70 ~et in h?,igh! aroprc~os~.~ and the topographic profile of thc site as a whole would be easurao~y al~reo. ~pecmcally, several hills would be leveled and several small interior d~ainages filled to facilztate consu'uction m higher density building areas, bEe~tnL- ...... Specific impacts fvom landform alteration related to bu~ldou[ of the oro~osed ~_e .~..r. mi.s site cannot be identified because grading and development plans'ha~e not Views. D, evelopment of the EastLake Greens project site is not expected to result in adverse visual ~mpacts to onsite views, but will create both short- and l~ng-term visual impacts for surrounding areas, The existing and proposed above-ground water ~,anks would be partially concealed by siting and landscaning. The SDO&E ~ansrnission me extends over several thousand feet of the EastLake G~ee~s site and would be visible to several proposed residential areas. No potentially significant visual quality imp~ts are anticipated with buildout of Nas:Lake Trails, , , ~.~~, The designated and potential scenic roadways in the project ,vicinity would not be adversely ~fected by the proposed project. Development of the pro~ect would increase local night-sky illumination levels, but because the site is a considerable distance from the Mt. Palomar and Mt. Laguna observatories such i~lurnination should not adversely affect activities at those observatories, This is considered an insig, niflcant adverse impact on a project level and a contribution to a significant cumulative effect. Miti~zation , _ The project h,as incorporated ,extensive measures to avoid potential visual xmpacts. These measures include the designation of 214.3 acres of open space and recreational use, comprehensive plans for landscaping grading, circulation, architectural ~nd s~te design, lighting, fencing, and s~gnage. Compliance with the guidelines m the ?stL, a~,e Greens S. PA. Plan regarding these measures would ensure that significant adverse wsua~ impacts w~thm the EastLake Greens are minimized or eliminated, Possible exceptions include residential views associated with the above-ground water tanks and the aS~D,~,&E ?~smissio, n lines, Reconunended mitigation measures for these iml~acts include ?~uon.~ tandscapmg for the tanks, and careful siting of residential units'to minimize wews et thc tanks and lines, ddit~onal env~ronmenlal review wi11 be r~tuired for EastLake Trails. No significant visual impacts are expected to occur with complete implcmcntatlon of the SPA Plan ~nd recommended m~tigation measures. While the conu'ibudon to night-sky illun~in~don is cumulatively signil'icant, the site, as noted above, 10 is a considerable distance from the Mt, Palomar and Mt. Laguna observatories and such fllurnination should not adversely affect activities at those observatories. Imoact , _ No ,m.~jor geologic constraints to develo ment are known; the en 'neerin ro - , p . gl, g p, p?rt?s ,or th~, soil and. be ,drock m?tenals, topography, surface drainage, and anticipated r..e~l.a?~¥,el,¥ lo, w .a~egree of selsm, ic ps.lc offer favorable co, nditions for site development. t'o~cn~laiiy slgnlllcant concerns lnciuae compres, siblc ailuwai and colluviai soils, expansive clay beds, and the generation of oversized matenal from cemented bedrock zones, · , , Implementation of sound construction practices, in conformance with em?tin.g. Bu, il,dmg, Cod~e, stand.asd.s will mitigate any potentJkl effects of compressible alluvial ana ¢olluvlal soils, l. asposal of oversized rocks generated from cemented bedrock zones should comply with specifications identified by a geotechnical consultant. With the inclusion of the above specified mitigation measures, no adverse environmental impact will occur. Imr~act No significant impacts to existing habitats within EastLake Greens are anticipated, Impacts to biological resources related to thc Salt Creek ckainage within EastLake Trails cannot be assessed until the development of the East.Lake Trails SPA Plan and Tentative Map. : Mitigatit)iI No mitigation measures are required for EastLake Greens. Mitigation measures if any, will b~ recommended for EastLake Trails followine the assessment'~of the effects of the EastLake Trails SPA Plan and Te~ntative Map, i.e. ~as part of subs;~uent environmental review, Finding .... N,o significant impacts to biological resources arc ant!cipat, ed as a result of me piannea t~evelopment of EastLake Greens. Potential impacts to blolog~cal resources of the Salt Creek drainage will be evaluated as part of subsequent environmental review. 4) Paleontolo~-ical Resources There is potential for adverse impacts to significant paleontological resources during construction of the Eas/Lake Greens/Trails project. The significance of these impacts cannot be determined. 11 A qualified paleontologist shall monitor grading activities during construction of the project. Finding With the inclusion of the above specified mitigation measures, no adverse environmental impact will occur. · . ~ot¢.ntia!l¥ significna.t impacts ass?.iated, with t~ EastLake Greens pro~ect n~r~e?'?mteq.usm, g.the F~ler_~l H~ghw~ Admimstr~non ~t~.ina 2.0 Noise Prediction et. sn resiaennai areas adjacent to ~as.tLake Parkwa. y, between the northern and southern entry roads an.d the t~ark proposed adjacent to the hagh school, noise levels would exceed 65dB(A). Exterior nmse levels above 65 dB(A) CNEL are considered incompatible with both residential and parkland areas but compatible with commereiai uses. These areas would also experience significant interior noise impacts. The applicant shall construct walls or berms of a height determined to be effective in reducing noase exposure to acceptable levels onsite. Attenuation of noise levels at the park shall be achieved through raising the pad elevations near the eontfibutlng roadways by two feet instead of incorporating a barrier. U~ .. ~Ad.diti. on~ n.o. ise analysis shall be require.d for the ares designated as Future roan and tot ~astLaxe xnuis once development plans w~th proje¢~ details are available. An interior noise analysis shall be required for any residential areas exposed to exterior noise levels of 60 CNEL or greater. With the inclusion of the above specified mitigation measures, no adverse environmental impact will occur. V, INSIGNIFICANT IMPACTS In accordance with thc evaluation provided in EIR-86-~t and previous documentation, the project would not result in any significant impacts in the issue ~reas b¢Iow; these issues have therefore not been dlscussed above: 1) Land Use (4.1) 2) Mineral Resources (City of Chula Vista Em 84-1) 3) Archaeological/Historical Resources (City of Chula Vista E]R 84-1) 12 5) Energy Supplies and Conservation (4.3.8) Solid Waste Disposal (4.3.9) 6) Socioeconomic Factors (4.11) For the p.u. rposes of CEQ, A and these, find. ings, the record, of the Planning Commission and City Council relaung to these actions include the foilovang: I) Air Pollution Control District (APCD), 1986, Progress in Air Pollution Control During 1985, Draft, San Diego, .tune. 2) At'wood, $. 1980. The United States distribution o£ the California Black-tailed Gnatcatcher. Western Birds, 11:65-78. 3) California Air Resources Board (ARB), 1982, 1983, 1984, 1985, Air Quality Data. Califomia Department of Fish and Game. 1980, At the Crossroads. Areporton California's endangered and rar~ fish and wildlife. The Resources Agency. 5) California Department of Fish and Game. 1985. Designated endangered or rare plants, Thc Resources Agency, June 19. 6) Cinti and Associates, 1986, Dr~'t EastLake Greens Sectional Planning Area (SPA) Plan, prcp~ed for EastLake Development Company, September 11. 7) City of Chula Vista, 1974, Scenic Highway Element of the Chula Vista General Plan. 8) City of Chula Vista, 1982, Chula Vista General Plan, EastLa. ke Policy Plan, City Council Resolution No. 10996, September 7. 9) City of Chula Vista, 1982, Housing Element. 10) City of Chula Vi.sta, 1987, Policy: Threshold/Standards and Growth Management Oversight Comn'nttee (November). 11) City of Chula Vista, 1989, Draft Fire Stati6~ Master Plan (March). 12) City of Los Angeles, 1983, Energy Action Plan. 13) County of gan Diego, 1975 (revised 1983), Scenic Highway Element of the San Diego County General Plan. 14) County of San Diego, 1984, gan Diego County General Plan - 1995, Part 11, Regional Land Use Element and Map, August 22. 15) County of San Diego, 1984, San Diego County General Plan - 1995, Part XXlll, Otay Subregional Plan, August 22. 16) County of San Diego, 1985, Thc Zoning Ordinance, San Diego County, November. 13 17) Evertt, W.T., 1979. Threatened, Declining and Sensitive Bird Species in San Diego County San Diego Audubon Society, sketches, ~'une. 18) Federal Home Loan Bank of San Francisco, 1986, Housing Vacancy Survey, San Diego MSA, Survey date October 1985, lun¢. 19) .G. oldwasser,~Sharon, 1978. Distribution, Reproductive Success .and Impacts of ~est Parasitism by Brown-headed Cowbirds on Least Bell's Vireo, California Department of Fish and Game, The Resources Agency, July. 20) Grinnell, J. and A.H. Miller. 1944, The distribution of the birds of California. Pacific Coast Avffanna 27. 21) HBW Associates Inc., 1986, Master Plan for the Chula Vista Public Library Draft, December. 22) Holland, R.F., 1986. Preliminary description of the terresu'ial natural communities of California. State of California, The Resources Agency. 23) Leighton and Associates, 1979, Geotechnical Reconnaissance of an Area Appro.x. imately Seven Miles East of Chula Vista, San Diego County, California and Imrandiately West of Otay Reservoirs, Project No. 17939~- 1. 24) P&D Technologies, 1989. Draft EIR City of Chula Vista General Plan Update, March. 25) Remsen, V. 1978. The species of special concern list: and annotated list of declining or vulnerable bi~.ds in Califom!a. Western Field Ornithologist, Museum of Ve~ebrate Zoology, Umversity of California, Berkeley. 26) Salata, LR. 1984. Status of the Least Bell's Vireo on Camp Pendleton, Californ/a: Report on Research done in 1984. Unpublished. Report:, U.S. Fish and Wildlife Service, Laguna Niguel, California. 27) San Diego Association of Governments (SANDAG), 1984, A Housing Study for the City of Chula Vista. 28) SANDAG, 1985, Final Series 6 Regional Growth Forecasts, 1980-2000. 29) SANDAG, 1986, Regional Economic Development Guide and Extract (EDGE) Volumes 1 and 11, August. 30) SANDAG, 1987, Draft Series 7 Regional Growth Forecasts. 31) San Diego Soils Engineering, Inc., 1986, Preliminary Geotechnical Investigation, EastLake Greens, Chula Vista, California, prepared for EastLake DevelopmentCompany, November 17. 32) Smith, J.P., Jr. and R. U. York 1984. Inventory of rare and endangcred vascular plants of California. California Native Plant Society, special publication no. 1 (3rd Edition) 14 33) University of California, Agricultural Extension Service, 1970, Climate of San Diego County; Agricultural Relationship, November. 34) ~U.S.._D. epartment of Agriculture, Soil Conservafio Service, 1973, Soll Survey ~an D~ego Area, California, December, n 35) U.S. Env/ronmental Protection Agency, Compilation of Ah' Pollution Emission Factors, AP-42, Supplement 7. 36) U.S. Fish and Wildlife Service. 1980. Federal Register. 45(242):82480-82569. 37) U.S. Fish and Wildlife Service: 1985a. Endangered and threatened wildlife and plants! Review of plant taxa for listing as endangered or threatened species; Notice of revxew; Federal Register, 50( 188):39526-39527, September 27. 38) U.S. Fish and Wildlife Service. 1986. Endangered and threatened wildlife and plants; Least .Belljs vireo; Determina. t!on of endangered status, and reopening of comment period in the proposed cnncal habitat desionat{cm 51(85).16474-16483. 39) WESTEC Services, Inc. 1982, EastLake Final Environmental Impact Report, prepared for the City of Chula Vista, Febmm'7. 40) WESTEC Services, Inc., 1985, EastLake I Sectional Planning Area (SPA) Plan Final Environmental Impact Report, prepared for the City of Chula Vista, January. 41) Wilson Engineering, 1989a, Master Plan of Sewerage for Salt Creek I, March. 42) Wilson Engineering, I989b, Overview of Sewer Services for Salt Creek Ranch Project, April. Also included in the record are the following studies prepared for thc EastLake Omens/Trails Planning lh'ogram: 1) Draft EastLake Greens Sectional Planning Area (SPA) Plan, cinti & Associates (May 1989). 2) Draft EastLake I Planned Community Dts~et Regulations, Second Amendment (March 1989). 3) City of Chula Vista Public Facilities Financing Plan: EastLake Greens (June 1989). 4) Draft East Chula Vista Transportation Phasing Plan (June 1989) 5) EastLake Greens Development Agreement (in preparation) 5) Residential Design Guidelines: EastLake Greens SPA (May 1989) Also included as part of the Planning Commission and City Council record are the ollowmg. 1) Final Supplemental EIR-86-4, EastLake Greens and EastLake Trails (June 1989) 15 2) ~Docum.?n,t .a~ and ~al evid, ence presented to the Plannin§ Comm/ssion aha/or City K;ounc~! clurnlg pubhc hearings on EIR-86-4 and the EastLakc Greens/Trails pro~ect 3) Matters of common knowledge to the Planning Commission and/or City Council, such as a. The City of Chula Vista General Plan (1970) b. The City of Chula Vista Draft C, eneral Plan (1989) c. The Zoning Ordinance of the City of Chula Vista as most recently amended d. The Municipal Code of the City of Chula Vista e. AI~ other formally adopted policies and ordinances PROPOSED STATEMENT OF OVERRIDING CONSIDERATIONS WHEREAS, the California Environmental Quality Act requires that the decision maker in any project balance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project; and WI~ERsAS, the City Planning Commission of the City of Chula Vista desires to recommend such findings to the City Council of the City of Chula Vista to assist in their consideration of the project; and WHEREAS, the Planning Commission has previously found that one unavoidable Significant impact would be experienced should the project be approved, namely an air quality impact due to the failure of the project to be considered earlier in the SANDAG Series V and VI Growth Forecasts; NOW THEREFORE, the Planning Commissions resolves that the following project features provides benefits to the City and its citizens justifying the approval of the project notwithstanding the air quality impact described in the EnviroD, mental Impact Report; 1. The project contains a commitment to public infrastructure of extraordinary size or capacity serving the Eastern Territories through the requirements of the Transportation Phasing Plan, and the Public Facilities Financing Plan wherein the project pledges to build facilities to accommodate its impact and cumulative impacts while preserving levels of public service consistent with the "Quality of Life Threshold.. earlier adopted by the City Council. 2. The project contains a significant commitment to open space, public and quasi-public land uses including, but not limited to, a one hundred and sixty (160) acre golf course, thirty-six (36) acres of park and recreational facilities, fifty- nine (59) acres for school facilities and seventeen (17) acres of public and quasi-public uses; in the aggregate, thirty two percent (32%) of the total project area. ~ The project contain~ a significant co~nitment to low and moderate income housing, all without a subsidy from the City of Chula Vista. 4. The project helps fulfill the need for church sites in the near future by providing a site within the EastLake Village Center and pledging to develop a church master plan. 5. The project advances Chula Vista's environmental goals by developing water conservation and reclamation programs, mass transit facilities and an extensive trail system. 06/19/89 6. The project carries out superior project planning consistent with earlier phases of ~astLake which won national and city awards for their excellence. 7. The project's golf course enhances the quality and quantity of project Open space and provides additional recreational opportunities within the City. Adopted by the City Planning Cor~miszion as of this day of ., 1989. ~ By: Chairperson of the City Planning Commission 06/19/89 2 TDTAL F. 04 MI', nATION MOKITORING ;d~D P~EP~.,TING PROGRAM The following monitoring program is designed to insure compliance with ~he California Environmental Quality Act and insure mitigation measures are implemented. The following identifies how the City of Chu]a ¥ista will monitor mitigation measures and report the findings of such monitoring. MITIGATION MONITORING PROGRAM The following identifies a step by step process which the City of Chela Vista will utilize to monitor and report on the implementation of mitigation measures. 1. All mitigation measures shall become conditions of a project approval identifying when the condition (mitigation) shall be implemented, i.e., prior to permit issuance, prior to recordation, during project construction, before occupancy, or after occupancy. 2. Project approvals shall be by resolution or Notice of Decision (NOD) identifying all conditions including a special section identifying all mitigation measures as conditions. Said resolution shall be routed to all City departments and affected agencies. 3. Upon application for implementation permits (grading, building, encroachment, utility connections, and the like), the resolution of approval or NOD with the mitigation shall be attached to the cons=ruction plans for both in-house (inspector) use an~ on-site (contractor) plans. 4. Should project implementation perm'~t$ require monitoring during construction, the mitigation shall be identified on the construction plans for the inspector and contractor. 5. Prior to issuance cf any implementation permits, ~he resolution cf approval shall-be reviewed to determine if any conditions ~' ~ga..on, reculre implementation This review shall be by the Planning Department. Staff will insure that such condition5 have been complied with prior to the issuance of the permits. 6 Prior to staf~ signing ~ · . o., on City forms reporting that the perm. i~ is comDleted, %be conditions (mitigation) shall be reviewed by + ~ ~ s~a.~ to _n~u~e compliance. 7. Prior to project coco?ahoy or completion being approved by ~ne City all City Departments shall sign off on the occupancy card. Each Deparument shall insure compliance of the conditions ( ~ ~ m_~.g~.on~ that relate to tha~ Department. The ...... ga ..... me~u~e~ ...... ~a~e been me~,~ including those meaou.e~ %ha~. m~y requlre. . cthc: a~encv. · ~nDu: and co~men~/accep~an~e' ......... ~ .... %he occupancy card. 8. Any conditions (=itigatlon) that recfuire monitoring after project completion shall be the responsibility of the Planning Department. The Department shall require the applicant to post any necessary funds (or other for~s of guarantee) with the City. These funds shall be used by the City to retain consultants and or pay for City ~%aff time to monitor and report on the nitigation measure for the required period of time. city related projects that have conditions reflecting mitigation measures will not have to post any deposits. Compliance of %he mitigation measures shall ~e insured by the Planning Department and other agencies, if applicable. In those instance requiring long term project monitoring, the applicant shall provide the City with a plan for monitoring the mitigation activiCies at the project site and reporting the monitoring results to the city. Said plan shall identify the reporter as an individual qualified to know whether the particular mitigation measure has been implemented. The monitoring/reporting plan shall c~nfoz-m ~o the City's ~t~gatlon monitoring program and shall be approved by the Planning Department Director prior to the issuance of building permits. 9. Ail monitoring and reporting documentation shall be maintained in the Primary project file with the Department having the original authority for processing the project, and a copy of the monitoring and reporting documentation shall be transmit%ed to the agency requiring ~he mitigation. ~ 10. Although various City departments will be involved with insuring compliance wish mitigation measures, the Planning Department ~.'il! review all mitigation measures prior to granting occupancy to double check compliance. r.,NVIRONMENTAL MITIGATION MONITORING CHECKLIST'~-~'--~'--/ i'~. ,,~ . F'AGE , 06