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HomeMy WebLinkAboutAgenda Statement 1987/12/08 Item 15 b-fCOUNCIL AGENDA STATEMENT • Item 15 ~- f Meeting Date 12/8/87 ITEM TITLE: Public Hearing: PCM-87-6 - Consideration of Rancho del Rey SPA I Plan, Public Facilities Plan, Development Agreement, and PC Regulations; Rancho del Rey Partnership Resolutionf~%~9C~ Approving the Rancho del Rey General Development Plan Resolution Approving the Rancho del Rey Sectional Planning Area (SPA) I Plan Resolution Approving the Rancho del Rey SPA I Public Facilities Plan and Financing Analysis Ordinance Adopting the PC Regulations Ordinance Adopting the Rancho del Rey SPA I Development Agreement SUBMITTED BY: Director of Planning ~(t • REVIEWED BY: City Manager (4/5ths Vote: Yes_No X ) This item involves the consideration of the Rancho del Rey I Sectional Planning Area (SPA) Plan and related items for a 808-acre portion of the E1 Rancho del Rey Specific Plan. The Specific Plan was approved by the City Council in 1985 and this submittal represents the first phase implementation of that project. Included in your consideration is the Rancho del Rey General Development Plan, Sectional Plan Area Plan, the Public Facilities Plan and Financing Analysis, the Planned Community Regulations, Development Agreement, and Preliminary Design Guidelines. RECOMMENDATION: That Council: 1. Based on the findings attached to this report (Attachment 1), adopt a motion to approve the Rancho del Rey General Development Plan; and 2. Based upon the findings attached to this report (Attachment 2), adopt a motion to approve the Rancho del Rey Sectional Planning Area (SPA) I Plan, subject to the conditions of approval listed in this report; and 3. Adopt a motion to approve the Public Facilities Plan and Financing Analysis; and • Page 2, Item 5 Meeting Date-T~/~/~i • 4. Adopt a motion to approve the PC Development Regulations. 5. Adopt a motion to approve the Development Agreement; and 6. Adopt a motion to approve in concept the Residential and Employment Park Design Guidelines; and 7. Direct staff to continue reviewing with the applicant the preliminary design guidelines for resubmittal to your Council with the consideration of the first tentative map within Rancho del Rey SPA I. BOARDS/COMMISSIONS RECOMMENDATION: On November 4, 1987, the Planning Commission recommended denial of the Rancho del Rey General Development Plan (4-3 vote). Because of that decision, the Commission took no action on the remaining four staff recommendations. At the Commission's meeting of November 18, 1987, they decided to provide comments on those items at their meeting of December 2, 1987. Staff will provide input at the City Council hearing on this item. DISCUSSION: 1. The Rancho del Rey General Development Plan The Rancho del Rey General Development Plan (SPA-I Plan, Exhibit #2) is a • required exhibit for any planned community zone and is intended to show the general location of all proposed uses and the general circulation system. Its main purpose is to serve as a bridge connecting the land use and density categories of the Specific Plan and the more detailed descriptions proposed in the Sectional Planning Area. The General Development Plan map is detailed as Exhibit 2 in the SPA Plan document. It details that within the 808 acres of Rancho del Rey SPA I, there is proposed 2,201 residential dwelling units, a 102.4-acre employment park, an elementary school site, 66.8 acres of park and recreation facilities, and 292.2 acres of natural open space. The E1 Rancho del Rey Specific Plan contains both general and specific criteria for the implementation of sectional plans. It also permits deviations when the more detailed planning justifies it. Regarding Rancho del Rey SPA-I, that relates to circulation, public facilities and housing products. a. The Rancho del Rey loop road which connects all of the residential areas and public facilities to the main access roads is proposed to be altered in alignment to interface more directly with Rice Canyon. This serves to open the project up to the natural features on the site as well as to separate the individual neighborhoods within the project. The goal with this change is to create a more natural setting while accenting the major amenities contained on-site. r ~ U Page 3, Item 15 b-f • Meeting Date-T b. The elementary school site has been moved from north of the community park to an area more centrally located within the project. The reason for the relocation is based on input from the school district concerning the school site's proximity to the SDG&E power lines. Based on State of California standards, the location shown on the Specific Plan was too close to those power lines. c. The SPA Plan proposes approximately 22U less single-family cottage and small-lot products than were included in the 1985 Specific Plan. To accommodate the mix of land uses, there has been a reduction in the cottage and townhouse product with an increase in the single-family conventional and multi-family units (SPA-I Plan, Exhibit #6). 2. Rancho del Rey Sectional Planning Area (SPA) I Plan The E1 Rancho del Rey Specific Plan requires the preparation and approval of a Sectional Planning Area plan before subdivision maps and site plans are considered. The purpose of the SPA Plan is to more fully define the various land uses, circulation system, and housing types proposed for this project area. In addition to that, the SPA Plan provides the planning framework (land use, density, open space, circulation, public facilities, and design guidelines) to guide the preparation of individual projects. • The details contained in the SPA Plan not only assists the City in determining conformance with the E1 Rancho del Rey Specific Plan, but also in implementing the purpose and intent set forth in the SPA Plan. The following discussion is a more detailed description of the E1 Rancho del Rey SPA I Plan. Plan Structure and Design There are many factors influencing the design of Rancho del Rey SPA-I (SPA-I Plan, Exhibit #4). The main natural feature is Rice Canyon. In addition to being a major visual feature, Rice Canyon serves as a primary drainage way within the project area and contains several sensitive biological resources. These existing landform characteristics serve as the basis for the physical planning of the SPA Plan. Basically, residentially developed areas are located on higher elevations, while the canyons remain as natural open space with a passive system of trails. The one exception to that is in the eastern portion of Rice Canyon where a community park will be located with active recreational uses. On the southern edge of SPA I and adjacent to East "H" Street is the employment park. That park will primarily feature industrial uses with support commercial and office development. As with the residential development on the ridges, the employment park design will attempt to orient itself and take advantage of Rice Canyon, which runs along the northerly boundary of the park. Adjacent to East "H" Street, primary • • C7 • Page 4, Item 15 b-f Meeting Date? consideration will be the visual impacts passing motorists. Special setbacks and the project to mitigate and enhance the Street. from the employment park to the design standards are contained in visual features along East "H" Circulation The uses mentioned above are supported by publicly maintained roads. There is only one road proposed on the north side of SPA I in the estate area that would be a private road with controlled access. Based on the uses depicted in the SPA Plan, this project will generate 39,634 trips per day onto the local and regional street system. That is more fully described in Chapter 3 of the SPA Plan document and the improvements that are needed to serve this project are defined in the Public Facilities Plan. As noted in the previous EIR discussion, traffic circulation is a major consideration with this project. To mitigate traffic impacts, Rancho del Rey proposes that 10,000 ADTs (average daily trips) that are projected to be generated primarily by the employment park will be "held in reserve" until the commencement of a roadway in Route 125. With this stipulation, the projected level of service on all roads, especially East "H" Street, will be at least Level of Service "C." Public Facilities The Public Facilities Plan and Financing Analysis has three major features. It describes in detail the proposed public facilities that are impacted by this project and the measures being taken to respond to that impact. In the case of impacted facilities, the developer will either be required to construct those facilities in their entirety, or participate in the construction/financing of those facilities if this project does not fully warrant said construction. Secondly, the Public Facilities Plan also addresses the phasing of the required improvements. In the case of facilities that affect public health, safety and welfare such as roads, sewer and drainage facilities, those improvements need to be completed prior to occupancy of a given phase. For example, if a road is required in Phase, tf'en before any units could be occupied in that phase, the road must be completed. In the case of park and recreation facilities, those improvements must be completed prior to the end of the development allocated for any phase and prior to the start of development in a subsequent phase. A third feature of the Public Facilities Plan is the regional transportation phasing program. The Eastlake Development Impact Fee Program adopted by the City in February 1986 and currently applying to Eastlake and Bonita Long Canyon identifies the required regionwide transportation facilities, develops cost estimates, and calculates an impact fee. As a part of the Rancho del Rey Public Facilities Planning Program, this project will be required to participate in that regional Page 5, Item 15 b-f • Meeting Date~T87 transportation facility phasing program. This plan proposes development thresholds set for the regional improvements that will outweigh any limits for the local phasing of Rancho del Rey. Therefore, for example, if regional development dictates that Otay Lakes Road, between East "H" Street and Bonita Road, be constructed before development can proceed it must be improved prior to future development occurring within Rancho del Rey, even though SPA I's local phasing limit for Otay Lakes Road may not have been reached. In addition to the above, other facilities impacted by this project and the measures undertaken to respond to that impact are as follows: a. Parks and Recreation - There are 45.7 acres of public park uses included in SPA I. This includes a community park, two neighborhood parks, a staging area for pedestrians and equestrians at the east end of Rice Canyon, and a trail system which links all of the major open space and residential areas to the park facilities. All of the parks and recreation facilities will be dedicated and maintained by the City. In the case of the natural open space features, those will be maintained by an open space maintenance district. b. Fire Protection - The E1 Rancho del Rey SPA I has reserved up to three acres within the East "H" Street Park for a fire station and training facility. Until the City Fire Department determines the • need for construction of a fire station on this site, the Southwestern College Fire Station will serve the needs generated by this project. c. Library - Based on the City-approved Public Library Master Plan, a need for a sub-regional library facility is identified in this general area. To assist in implementation of that study, a parcel of up to two acres is shown adjacent to the proposed fire station within the East "H" Street Park. If the City determines a need to build the library at this location, then the site would be available. If a library site is selected elsewhere, this land would revert to parkland. d. Schools - The project proposes the dedicat Chula Vista Elementary School District. elementary school is projected to be 730 594 students will be generated from SPA I is requiring that the developer assist school site within the timeframe of SPA I. ion of a school site to the Since the capacity of an students and approximately alone, the School District in the construction of a Relative to the middle school and high school requirements of the Sweetwater Union High School District, that District has presently indicated that they are at or over capacity in many of their facilities. Since the School District does not desire a school site within this project area, the developer will be required to • financially assist the District in providing school facilities to serve Rancho del Rey SPA I. It is contemplated that a Mello-Roos Community Facilities District will be utilized to construct needed school facilities. • Page 6, Item 15 b-f Meeting Date-1'£J$7~7 Design Guidelines A major feature of Rancho del Rey SPA I is the preliminary design guidelines for residential, landscape, and employment park areas. The guidelines are provided to your Council as a preliminary draft to obtain any input you may have prior to the consideration of the first tentative map for this project. The design guidelines will serve as a bridge between the Sectional Planning Area criteria and the approval of subsequent projects. In many cases, they are quite detailed relative to the specific development of neighborhoods and industrial uses. The purpose is to graphically illustrate the proposals of the SPA plan to assist staff, the Commission and the City Council in review of future discretionary permits. Implementation In addition to the standard implementation techniques utilized for this project such as tentative map considerations and site plan approvals, there are several programs unique to this project that should be noted. 1. Development Agreement - When the Rancho del Rey Specific Plan was approved, it was intended that a development agreement be executed between the City and the developer. The development agreement is a • part of this project and is a tool which assists the public agency and large scale developer to identify the rules inherent in the approval of a project before major investments of public and/or private monies are expended. The development agreement does not replace zoning or subdivision considerations. It does, however, set forth developer and City obligations commensurate with the approval of the project. In summary, the development agreement acknowledges that the Rancho del Rey Partnership agrees to provide the facilities and improvements identified in the SPA plan and its support documents while the City agrees on certain approval parameters contained in the same documents. 2. PC Development Regulations - The Planned Community (PC) District Regulations adopted as a part of this approval provide site specific standards and regulations to guide the development of E1 Rancho del Rey SPA I. These development regulations, although they are specific in nature, should be utilized hand-in-hand with the design guidelines for both the residential and employment park uses. The PC District Regulations provide the parameters and with utilization of the design guidelines will provide the precise implementation standards for this project. 3. Monitoring Program - As a part of any project, there are certain assumptions that are made when considering the impacts that project will have on the city. These assumptions are based on the best information available at the time the plan is prepared, but it is the • actual location, amount, type, and timing of development that will Page 7, Item 15 b-f • Meeting DateT~7$787 determine the need for specific facilities. With that in mind, there are two areas that need to be monitored relative to Rancho del Rey. Those are fiscal and traffic impacts. Each year the developer shall submit updated development summaries, forecasts, and development data, such as actual traffic counts, and building permit information to the City for evaluation and comparison to the Public Facilities Plan. This annual update and re-evaluation will allow the City to more accurately predict public facility needs and if necessary, restrict building activity to prevent adverse impacts on existing facilities. Specifically, relative to traffic circulation Rancho del Rey will need to monitor daily trips along East "H" Street to identify the on-going impact of this project prior to the commencement of a roadway along Route 125. A total of 10,000 ADT will need to be "held in reserve" until such time as that route is constructed. In addition, a maximum of 56,500 ADT's will be permitted on East "H" Street to maintain a Level of Service "C." The annual monitoring program should also review the fiscal impacts on the City's Operating Budget. The fiscal impact analysis prepared as part of this project detailed an overall positive fiscal impact to the City. That fiscal impact analysis was based on the timely development of the employment park as well as the residential areas. • Should the development phasing of the project change, then the fiscal impact to the City may change. With that in mind, an annual update and re-evaluation will allow the City to more clearly determine its fiscal impact. Similar to traffic impact, should the fiscal impact to the City be negative, then Rancho del Rey will be required to contribute an amount necessary to cover the short fall. 4. Additional Development Impact Fee Programs - There are certain faci ities identified in the Rancho de Rey Public Facilities Plan that serve development on a regional level. Those facilities identified in this plan include the police communication facility, the fire training facility, the City library, and the City corporation yard. Those facilities are not required simply by Rancho del Rey SPA I, but are required by the cumulative development occurring in the region. This development as well as others point out the need for other financing methods to allow the construction of needed regional facilities without burdening existing developed areas. To assist in that implementation, the Public Facilities Plan recommends the consideration of additional Development Impact Fee Programs or Facilities Benefit Programs to assess new development for their share of the provision of these facilities. The development agreement for Rancho del Rey will require their participation in any future program that may be adopted by the city. 5. Design Guidelines - As stated above, the design guidelines are an integral part of the approval of this project. They are presented to • the Council in preliminary form to give staff additional time to Page 8, Item 15 b-f • Meeting DateT~7$7$7 review those guidelines as well as to obtain input from your Commission prior to consideration of the first tentative subdivision within SPA I. Those guidelines will assist in the review of not only the residential and employment park uses, but also the review of any open space, park, and recreational improvements contained within the very large network of open space and park uses. The guidelines will be administered by the Planning Department and will not be adopted by ordinance. By this means, the guidelines will serve as a detailed measure to review future projects while at the same time promoting innovative techniques. Conditions of Approval of Rancho del Rey SPA I The Rancho del Rey SPA I and supporting documents are approved subject to the following conditions. 1. Residential areas adjacent to open space system should provide both visual and pedestrian access to those systems. Specifically, R-llb and R-13b shoul d provide pedestrian access to the community park vi a the SDG&E right-of-way. 2. The final lot and street design shown within the SPA Plan for the remaining residential areas may be modified by the Planning • Commission and City Council during tentative subdivision map consideration. 3. With City consideration of the Master Plan for the community park, detailed plans should investigate the feasibility of widening the entrance to the park adjacent to the loop road by extending into the open space area described as OS-4. The purpose of this widening is to provide a more usable and visually attractive setting for the proposed community park facility. 4. The public facilities plan and financing analysis and the conditions contained therein will further govern the subsequent approval of any tentative maps or other projects within SPA I. FISCAL IMPACT: Implementation of this project is expected to result in an overall positive impact to the City. Please refer to the draft Environmental Impact Report for a summary of the fiscal impact analysis (p 4-111 thru p 4-119). WPC 4539P ~~ L_J COUNCIL AGENDA STATEMENT • I tem 15 Ia- f Meeting Date 12/8/87 ITEM TITLE: Public Hearing: PCM-87-6 - Consideration of Rancho del Rey SPA I Plan, Public Facilities Plan, Development Agreement, and PC Regulations; Rancho del Rey Partnership Resolution Approving the Rancho del Rey General Development Plan Resolution Approving the Rancho del Rey Sectional Planning Area (SPA) I Plan Resolution /.,~~~/ Approving the Rancho del Rey SPA I Public Facilities Plan and Financing Analysis Ordinance Adopting the PC Regulations Ordinance Adopting the Rancho del Rey SPA I Development Agreement SUBMITTED BY: Director of Planning ~~f • REVIEWED BY: City Manager (4/5ths Vote: Yes_No X ) This item involves the consideration of the Rancho del Rey I Sectional Planning Area (SPA) Plan and related items for a 808-acre portion of the E1 Rancho del Rey Specific Plan. The Specific Plan was approved by the City Council in 1985 and this submittal represents the first phase implementation of that project. Included in your consideration is the Rancho del Rey General Development Plan, Sectional Plan Area Plan, the Public Facilities Plan and Financing Analysis, the Planned Community Regulations, Development Agreement, and Preliminary Design Guidelines. RECOMMENDATION: That Council: 1. Based on the findings attached to this report (Attachment 1), adopt a motion to approve the Rancho del Rey General Development Plan; and 2. Based upon the findings attached to this report (Attachment 2), adopt a motion to approve the Rancho del Rey Sectional Planning Area (SPA) I Plan, subject to the conditions of approval listed in this report; and 3. Adopt a motion to approve the Public Facilities Plan and Financing Analysis; and • Page 2, Item 5 Meeting Date-T~/8/87 • 4. Adopt a motion to approve the PC Development Regulations. 5. Adopt a motion to approve the Development Agreement; and 6. Adopt a motion to approve in concept the Residential and Employment Park Design Guidelines; and 7. Direct staff to continue reviewing with the applicant the preliminary design guidelines for resubmittal to your Council with the consideration of the first tentative map within Rancho del Rey SPA I. BOARDS/COMMISSIONS RECOMMENDATION: On November 4, 1987, the Planning Commission recommended denial of the Rancho del Rey General Development Plan (4-3 vote). Because of that decision, the Commission took no action on the remaining four staff recommendations. At the Commission's meeting of November 18, 1987, they decided to provide comments on those items at their meeting of December 2, 1987. Staff will provide input at the City Council hearing on this item. DISCUSSION: 1. The Rancho del Rey General Development Plan • The Rancho del Rey General Development Plan (SPA-I Plan, Exhibit #2) is a required exhibit for any planned community zone and is intended to show the general location of all proposed uses and the general circulation system. Its main purpose is to serve as a bridge connecting the land use and density categories of the Specific Plan and the more detailed descriptions proposed in the Sectional Planning Area. The General Development Plan map is detailed as Exhibit 2 in the SPA Plan document. It details that within the 808 acres of Rancho del Rey SPA I, there is proposed 2,201 residential dwelling units, a 102.4-acre employment park, an elementary school site, 66.8 acres of park and recreation facilities, and 292.2 acres of natural open space. The El Rancho del Rey Specific Plan contains both general and specific criteria for the implementation of sectional plans. It also permits deviations when the more detailed planning justifies it. Regarding P,ancho del Rey SPA-I, that relates to circulation, public facilities and housing products. a. The Rancho del Rey loop road which connects all of the residential areas and public facilities to the main access roads is proposed to be altered in alignment to interface more directly with Rice Canyon. This serves to open the project up to the natural features on the site as well as to separate the individual neighborhoods within the project. The goal with this change is to create a more natural setting while accenting the major amenities contained on-site. • Page 3, Item 15 b-f • Meeting Date~7$~$'T b. The elementary school site has been moved from north of the community park to an area more centrally located within the project. The reason for the relocation is based on input from the school district concerning the school site's proximity to the SDG&E power lines. Based on State of California standards, the location shown on the Specific Plan was too close to those power lines. c. The SPA Plan proposes approximately 22U less single-family cottage and small-lot products than were included in the 1985 Specific Plan. To accommodate the mix of land uses, there has been a reduction in the cottage and townhouse product with an increase in the single-family conventional and multi-family units (SPA-I Plan, Exhibit #6). 2. Rancho del Rey Sectional Planning Area (SPA) I Plan The E1 Rancho del Rey Specific Plan requires the preparation and approval of a Sectional Planning Area plan before subdivision maps and site plans are considered. The purpose of the SPA Plan is to more fully define the various land uses, circulation system, and housing types proposed for this project area. In addition to that, the SPA Plan provides the planning framework (land use, density, open space, circulation, public facilities, and design guidelines) to guide the preparation of individual projects. • The details contained in the SPA Plan not only assists the City in determining conformance with the E1 Rancho del Rey Specific Plan, but also in implementing the purpose and intent set forth in the SPA Plan. The following discussion is a more detailed description of the E1 Rancho del Rey SPA I Plan. Plan Structure and Design There are many factors influencing the design of Rancho del Rey SPA-I (SPA-I Plan, Exhibit #4). The main natural feature is Rice Canyon. In addition to being a major visual feature, Rice Canyon serves as a primary drainage way witi~in the project area and contains several sensitive biological resources. These existing landform characteristics serve as the basis for the physical planning of the SPA Plan. Basically, residentially developed areas are located on higher elevations, while the canyons remain as natural open space with a passive system of trails. The one exception to that is in the eastern portion of Rice Canyon where a community park will be located with active recreational uses. On the southern edge of SPA I and adjacent to East "H" Street is the employment park. That park will primarily feature industrial uses with support commercial and office development. As with the residential development on the ridges, the employment park design will attempt to orient itself and take advantage of Rice Canyon, which runs along the northerly boundary of the park. Adjacent to East "H" Street, primary • • Page 4, Item 15 b-f Meeting Date-T2-T87~7 consideration will be the visual impacts from the employment park to the passing motorists. Special setbacks and design standards are contained in the project to mitigate and enhance the visual features along East "H" Street. Circulation The uses mentioned above are supported by publicly maintained roads. There is only one road proposed on the north side of SPA I in the estate area that would be a private road with controlled access. Based on the uses depicted in the SPA Plan, this project will generate 39,634 trips per day onto the local and regional street system. That is more fully described in Chapter 3 of the SPA Plan document and the improvements that are needed to serve this project are defined in the Public Facilities Plan. As noted in the previous EIR discussion, traffic circulation is a major consideration with this project. To mitigate traffic impacts, Rancho del Rey proposes that 10,000 ADTs (average daily trips) that are projected to be generated primarily by the employment park will be "held in reserve" until the commencement of a roadway in Route 125. With this stipulation, the projected level of service on all roads, especially East "H" Street, will be at least Level of Service "C." Public Facilities The Public Facilities Plan and Financing Analysis has three major features. It describes in detail the proposed public facilities that are impacted by this project and the measures being taken to respond to that impact. In the case of impacted facilities, the developer will either be required to construct those facilities in their entirety, or participate in the construction/financing of those facilities if this project does not fully warrant said construction. Secondly, the Public Facilities Plan also addresses the phasing of the required improvements. In the case of facilities that affect public heali:h, safety arjd welfare such as roads, sewer and drainage facilities, those improvements need to be completed prior to occupancy of a given phase. For example, if a road is required in Phase-men before any units could be occupied in that phase, the road must be completed. In the case of park and recreation facilities, those improvements must be completed prior to the end of the development allocated for any phase and prior to the start of development in a subsequent phase. A third feature of the Public Facilities Plan is the regional transportation phasing program. The Eastlake Development Impact Fee Program adopted by the City in February 1986 and currently applying to Eastlake and Bonita Long Canyon identifies the required regionwide transportation facilities, develops cost estimates, and calculates an • impact fee. As a part of the Rancho del Rey Public Facilities Planning Program, this project will be required to participate in that regional Page 5, Item 15 b-f • Meeting Date~'178787 transportation facility phasing program. This plan proposes development thresholds set for the regional improvements that will outweigh any limits for the local phasing of Rancho del Rey. Therefore, for example, if regional development dictates that Otay Lakes Road, between East "H" Street and Bonita Road, be constructed before development can proceed it must be improved prior to future development occurring within Rancho del Rey, even though SPA I's local phasing limit for Otay Lakes Road may not have been reached. In addition to the above, other facilities impacted by this project and the measures undertaken to respond to that impact are as follows: a. Parks and Recreation - There are 45.7 acres of public park uses included in SPA I. This includes a community park, two neighborhood parks, a staging area for pedestrians and equestrians at the east end of Rice Canyon, and a trail system which links all of the major open space and residential areas to the park facilities. All of the parks and recreation facilities will be dedicated and maintained by the City. In the case of the natural open space features, those will be maintained by an open space maintenance district. b. Fire Protection - The E1 Rancho del Rey SPA I has reserved up to three acres within the East "H" Street Park for a fire station and • training facility. Until the City Fire Department determines the need for construction of a fire station on this site, the Southwestern College Fire Station will serve the needs generated by this project. c. Library - Based on the City-approved Public Library Master Plan, a need for a sub-regional library facility is identified in this general area. To assist in implementation of that study, a parcel of up to two acres is shown adjacent to the proposed fire station within the East "H" Street Park. If the City determines a need to build the library at this location, then the site would be available. If a library site is selected elsewhere, this land would revert to parkland. d. Schools - The project proposes the dedicat Chula Vista Elementary School District. elementary school is projected to be 730 594 students will be generated from SPA I is requiring that the developer assist school site within the timeframe of SPA I. ion of a school site to the Since the capacity of an students and approximately alone, the School District in the construction of a Relative to the middle school and high school requirements of the Sweetwater Union High School District, that District has presently indicated that they are at or over capacity in many of their facilities. Since the School District does not desire a school site within this project area, the developer will be required to • financially assist the District in providing school facilities to serve Rancho del Rey SPA I. It is contemplated that a Mello-Roos Community Facilities District will be utilized to construct needed schoo~-facil-ities. • Page 6, Item 15 b-f Meeting Date-l~7$]$7 Design Guidelines A major feature of Rancho del Rey SPA I is the preliminary design guidelines for residential, landscape, and employment park areas. The guidelines are provided to your Council as a preliminary draft to obtain any input you may have prior to the consideration of the first tentative map for this project. The design guidelines will serve as a bridge between the Sectional Planning Area criteria and the approval of subsequent projects. In many cases, they are quite detailed relative to the specific development of neighborhoods and industrial uses. The purpose is to graphically illustrate the proposals of the SPA plan to assist staff, the Commission and the City Council in review of future discretionary permits. Implementation In addition to the standard implementation techniques utilized for this project such as tentative map considerations and site plan approvals, there are several programs unique to this project that should be noted. 1. Development Agreement - When the Rancho del Rey Specific Plan was approved, it was intended that a development agreement be executed between the City and the developer. The development agreement is a • part of this project and is a tool which assists the public agency and large scale developer to identify the rules inherent in the approval of a project before major investments of public and/or private monies are expended. The development agreement does not replace zoning or subdivision considerations. It does, however, set forth developer and City obligations commensurate with the approval of the project. In summary, the development agreement acknowledges that the Rancho del Rey Partnership agrees to provide the facilities and improvements identified in the SPA plan and its support documents while the City agrees on certain approval parameters contained in the same documents. 2. PC Development Regulations - The Planned Community (PC) District Regulations adopted as a part of this approval provide site specific standards and regulations to guide the development of E1 Rancho del Rey SPA I. These development regulations, although they are specific in nature, should be utilized hand-in-hand with the design guidelines for both the residential and employment park uses. The PC District Regulations provide the parameters and with utilization of the design guidelines will provide the precise implementation standards for this project. 3. Monitoring Program - As a part of any project, there are certain assumptions that are made when considering the impacts that project will have on the city. These assumptions are based on the best information available at the time the plan is prepared, but it is the • actual location, amount, type, and timing of development that will Page 7, Item 15 b-f • Meeting Date-T'178787 determine the need for specific facilities. With that in mind, there are two areas that need to be monitored relative to Rancho del Rey. Those are fiscal and traffic impacts. Each year the developer shall submit updated development summaries, forecasts, and development data, such as actual traffic counts, and building permit information to the City for evaluation and comparison to the Public Facilities Plan. This annual update and re-evaluation will allow the City to more accurately predict public facility needs and if necessary, restrict building activity to prevent adverse impacts on existing facilities. Specifically, relative to traffic circulation Rancho del Rey will need to monitor daily trips along East "H" Street to identify the on-going impact of this project prior to the commencement of a roadway along Route 125. A total of 10,000 ADT will need to be "held in reserve" until such time as that route is constructed. In addition, a maximum of 56,500 ADT's will be permitted on East "H" Street to maintain a Level of Service "C." The annual monitoring program should also review the fiscal impacts on the City's Operating Budget. The fiscal impact analysis prepared as part of this project detailed an overall positive fiscal impact to the City. That fiscal impact analysis was based on the timely development of the employment park as well as the residential areas. • Should the development phasing of the project change, then the fiscal impact to the City may change. With that in mind, an annual update and re-evaluation will allow the City to more clearly determine its fiscal impact. Similar to traffic impact, should the fiscal impact to the City be negative, then Rancho del Rey will be required to contribute an amount necessary to cover the short fall. 4. Additional Development Impact Fee Programs - There are certain facilities identified in the Rancho del Rey Public Facilities Plan that serve development on a regional level. Those facilities identified in this plan include the police communication facility, the fire training facility, the City library, and the City corporation yard. These facilities are not required simply by Rancho del Rey SPA I, but are required by the cumulative development occurring in the region. This development as well as others point out the need for other financing methods to allow the construction of needed regional facilities without burdening existing developed areas. To assist in that implementation, the Public Facilities Plan recommends the consideration of additional Development Impact Fee Programs or Facilities Benefit Programs to assess new development for their share of the provision of these facilities. The development agreement for Rancho del Rey will require their participation in any future program that may be adopted by the city. 5. Design Guidelines - As stated above, the design guidelines are an integral part of the approval of this project. They are presented to • the Council in preliminary form to give staff additional time to Page 8, Item 15 b-f • Meeting Date-T'~8787 review those guidelines as well as to obtain input from your Commission prior to consideration of the first tentative subdivision within SPA I. Those guidelines will assist in the review of not only the residential and employment park uses, but also the review of any open space, park, and recreational improvements contained within the very large network of open space and park uses. The guidelines will be administered by the Planning Department and will not be adopted by ordinance. By this means, the guidelines will serve as a detailed measure to review future projects while at the same time promoting innovative techniques. Conditions of Approval of Rancho del Rey SPA I The Rancho del Rey SPA I and supporting documents are approved subject to the following conditions. 1. Residential areas adjacent to open space system should provide both visual and pedestrian access to those systems. Specifically, R-llb and R-13b should provide pedestrian access to the community park via the SDG&E right-of-way. 2. The final lot and street design shown within the SPA Plan for the remaining residential areas may be modified by the Planning • Commission and City Council during tentative subdivision map consideration. 3. With City consideration of the PAaster Plan far the community park, detailed plans should investigate the feasibility of widening the entrance to the park adjacent to the loop road by extending into the open space area described as OS-4. The purpose of this widening is to provide a more usable and visually attractive setting for the proposed community park facility. 4. The public facilities plan and financing analysis and the conditions contained therein will further govern the subsequent approval of any tentative maps or other projects within SPA I. FISCAL IMPACT: Implementation of this project is expected to result in an overall positive impact to the City. Please refer to the draft Environmental Impact Report for a summary of the fiscal impact analysis (p 4-111 thru p 4-119). WPC 4539P • b the City Council of _ _ Chula Vista, Califofnia Dated COUNCIL AGENDA STATEMENT • Item 15 ~- f Meeting Date 12/8/87 ITEM TITLE: Public Hearing: PCM-87-6 - Consideration of Rancho del Rey SPA I Plan, Public Facilities Plan, Development Agreement, and PC Regulations; Rancho del Rey Partnership ,~ Resolution Approving the Rancho del Rey General Development Plan ~° Resolution Approving the Rancho del Rey Sectional Planning Area (SPA) I Plan Resolution~~~G~ ~7 Approving the Rancho del Rey SPA I / v~ Public Facilities Plan and Financing Analysis Ordinance Adopting the PC Regulations Ordinance Adopting the Rancho del Rey SPA I Development Agreement SUBMITTED BY: Director of Planning ~p~t • REVIEWED BY: City Manager (4/5ths Vote: Yes_No X ) This item involves the consideration of the Rancho del Rey I Sectional Planning Area (SPA) Plan and related items for a 808-acre portion of the E1 Rancho del Rey Specific Plan. The Specific Plan was approved by the City Council in 1985 and this submittal represents the first phase implementation of that project. Included in your consideration is the Rancho del Rey General Development Plan, Sectional Plan Area Plan, the Public Facilities Plan and Financing Analysis, the Planned Community Regulations, Development Agreement, and Preliminary Design Guidelines. RECOMMENDATION: That Council: U 1. Based on the findings attached to this report (Attachment 1), adopt a motion to approve the Rancho del Rey General Development Plan; and 2. Based upon the findings attached to this report (Attachment 2), adopt a motion to approve the Rancho del Rey Sectional Planning Area (SPA) I Plan, subject to the conditions of approval listed in this report; and 3. Adopt a motion to approve the Public Facilities Plan and Financing Analysis; and Page 2, Item 5 • Meeting Date-T~711~$~ 4. Adopt a motion to approve the PC Development Regulations. 5. Adopt a motion to approve the Development Agreement; and 6. Adopt a motion to approve in concept the Residential and Employment Park Design Guidelines; and 7. Direct staff to continue reviewing with the applicant the preliminary design guidelines for resubmittal to your Council with the consideration of the first tentative map within Rancho del Rey SPA I. BOARDS/COMMISSIONS RECOMMENDATION: On November 4, 1987, the Planning Commission recommended denial of the Rancho del Rey General Development Plan (4-3 vote). Because of that decision, the Commission took no action on the remaining four staff recommendations. At the Commission's meeting of November 18, 1987, they decided to provide comments on those items at their meeting of December 2, 1987. Staff will provide input at the City Council hearing on this item. DISCUSSION: 1. The Rancho del Rey General Development Plan • The Rancho del Rey General Development Plan (SPA-I Plan, Exhibit #2) is a required exhibit for any planned community zone and is intended to show the general location of all proposed uses and the general circulation system. Its main purpose is to serve as a bridge connecting the land use and density categories of the Specific Plan and the more detailed descriptions proposed in the Sectional Planning Area. The General Development Plan map is detailed as Exhibit 2 in the SPA Plan document. It details that within the 808 acres of Rancho del Rey SPA I, there is proposed 2,201 residential dwelling units, a 102.4-acre employment park, an elementary school site, 66.8 acres of park and recreation facilities, and 292.2 acres of natural open space. The E1 Rancho del Rey Specific Plan contains both general and specific criteria for the implementation of sectional plans. It also permits deviations when the more detailed planning justifies it. Regarding Rancho del Rey SPA-I, that relates to circulation, public facilities and housing products. a. The Rancho del Rey loop road which connects all of the residential areas and public facilities to the main access roads is proposed to be altered in alignment to interface more directly with Rice Canyon. This serves to open the project up to the natural features on the site as well as to separate the individual neighborhoods within the project. The goal with this change is to create a more natural setting while accenting the major amenities contained on-site. • • Page 3, Item 15 b-f Meeting Date~]$7$~ b. The elementary school site has been moved from north of the community park to an area more centrally located within the project. The reason for the relocation is based on input from the school district concerning the school site's proximity to the SDG&E power lines. Based on State of California standards, the location shown on the Specific Plan was too close to those power lines. c. The SPA Plan proposes approximately 220 less single-family cottage and small-lot products than were included in the 1985 Specific Plan. To accommodate the mix of land uses, there has been a reduction in the cottage and townhouse product with an increase in the single-family conventional and multi-family units (SPA-I Plan, Exhibit #6). 2. Rancho del Rey Sectional Planning Area (SPA) I Plan The E1 Rancho del Rey Specific Plan requires the preparation and approval of a Sectional Planning Area plan before subdivision maps and site plans are considered. The purpose of the SPA Plan is to more fully define the various land uses, circulation system, and housing types proposed for this project area. In addition to that, the SPA Plan provides the planning framework (land use, density, open space, circulation, public facilities, and design guidelines) to guide the preparation of individual projects. • The details contained in the SPA Plan not only assists the City in determining conformance with the E1 Rancho del Rey Specific Plan, but also in implementing the purpose and intent set forth in the SPA Plan. The following discussion is a more detailed description of the E1 Rancho del Rey SPA I Plan. Plan Structure and Design There are many factors influencing the design of Rancho del Rey SPA-I (SPA-I Plan, Exhibit #4). The main natural feature is Rice Canyon. In addition to being a major visual feature, Rice Canyon serves as a primary drainage way within the project area ar~d contains several sensitive biological resources. These existing landform characteristics serve as the basis for the physical planning of the SPA Plan. Basically, residentially developed areas are located on higher elevations, while the canyons remain as natural open space with a passive system of trails. The one exception to that is in the eastern portion of Rice Canyon where a community park will be located with active recreational uses. On the southern edge of SPA I and adjacent to East "H" Street is the employment park. That park will primarily feature industrial uses with support commercial and office development. As with the residential development on the ridges, the employment park design will attempt to orient itself and take advantage of Rice Canyon, which runs along the • northerly boundary of the park. Adjacent to East "H" Street, primary Page 4, Item 15 b-f • Meeting Date^f~J'$7$7 consideration will be the visual impacts from the employment park to the passing motorists. Special setbacks and design standards are contained in the project to mitigate and enhance the visual features along East "H" Street. Cirr_ulatinn The uses mentioned above are supported by publicly maintained roads. There is only one road proposed on the north side of SPA I in the estate area that would be a private road with controlled access. Based on the uses depicted in the SPA Plan, this project will generate 39,634 trips per day onto the local and regional street system. That is more fully described in Chapter 3 of the SPA Plan document and the improvements that are needed to serve this project are defined in the Public Facilities Plan. As noted in the previous EIR discussion, traffic circulation is a major consideration with this project. To mitigate traffic impacts, Rancho del Rey proposes that 10,000 ADTs (average daily trips) that are projected to be generated primarily by the employment park will be "held in reserve" until the commencement of a roadway in Route 125. With this stipulation, the projected level of service on all roads, especially East "H" Street, will be at least Level of Service "C." • Public Facilities The Public Facilities Plan and Financing Analysis has three major features. It describes in detail the proposed public facilities that are impacted by this project and the measures being taken to respond to that impact. In the case of impacted facilities, the developer will either be required to construct those facilities in their entirety, or participate in the construction/financing of those facilities if this project does not fully warrant said construction. Secondly, the Public Facilities Plan also addresses the phasing of the required improvements. In the case of facilities that affect public health, safety and welfare such as roads, sewer and drainage facilities, those improvements need to be completed prior to occupancy of a given phase. For example, if a road is required in Phase, tin before any units could be occupie~+ in that phase, the road must be completed. In the case of park and recreation facilities, those improvements must be completed prior to the end of the development allocated for any phase and prior to the start of development in a subsequent phase. A third feature of the Public Facilities Plan is the regional transportation phasing program. The Eastlake Development Impact Fee Program adopted by the City in February 1986 and currently applying to Eastlake and Bonita Long Canyon identifies the required regionwide transportation facilities, develops cost estimates, and calculates an • impact fee. As a part of the Rancho del Rey Public Facilities Planning Program, this project will be required to participate in that regional Page 5, Item 15 b-f • Meeting Date~'2787137 transportation facility phasing program. This plan proposes development thresholds set for the regional improvements that will outweigh any limits for the local phasing of Rancho del Rey. Therefore, for example, if regional development dictates that Otay Lakes Road, between East "H" Street and Bonita Road, be constructed before development can proceed it must be improved prior to future development occurring within Rancho del Rey, even though SPA I's local phasing limit for Otay Lakes Road may not have been reached. In addition to the above, other facilities impacted by this project and the measures undertaken to respond to that impact are as follows: a. Parks and Recreation - There are 45.7 acres of public park uses included in SPA I. This includes a community park, two neighborhood parks, a staging area for pedestrians and equestrians at the east end of Rice Canyon, and a trail system which links all of the major open space and residential areas to the park facilities. All of the parks and recreation facilities will be dedicated and maintained by the City. In the case of the natural open space features, those will be maintained by an open space maintenance district. b. Fire Protection - The El Rancho del Rey SPA I has reserved up to three acres within the East "H" Street Park for a fire station and • training facility. Until the City Fire Department determines the need for construction of a fire station on this site, the Southwestern College Fire Station will serve the needs generated by this project. c. Library - Based on the City-approved Public Library t+laster Plan, a need for a sub-regional library facility is identified in this general area. To assist in implementation of that study, a parcel of up to two acres is shown adjacent to the proposed fire station within the East "H" Street Park. If the City determines a need to build the library at this location, then the site would be available. If a library site is selected elsewhere, this land would revert to parkland. d. Schools - The project proposes the dedicat Chula Vista Elementary School District. elementary school is projected to be 730 594 students will be generated from SPA I is requiring that the developer assist school site within the timeframe of SPA I. ion of a school site to the Since the capacity of an students and approximately alone, the School District in the construction of a Relative to the middle school and high school requirements of the Sweetwater Union High School District, that District has presently indicated that they are at or over capacity in many of their facilities. Since the School District does not desire a school site • within this project area, the developer will be required to financially assist the District in providing school facilities to serve Rancho del Rey SPA I. It is contemplated that a Mello-Roos Community Facilities District will be utilized to construct needed school facilities. • Page 6, Item 15 b-f Meeting Date-T~j$7~$7 Design Guidelines A major feature of Rancho del Rey SPA I is the preliminary design guidelines for residential, landscape, and employment park areas. The guidelines are provided to your Council as a preliminary draft to obtain any input you may have prior to the consideration of the first tentative map for this project. The design guidelines will serve as a bridge between the Sectional Planning Area criteria and the approval of subsequent projects. In many cases, they are quite detailed relative to the specific development of neighborhoods and industrial uses. The purpose is to graphically illustrate the proposals of the SPA plan to assist staff, the Commission and the City Council in review of future discretionary permits. Implementation In addition to the standard implementation techniques utilized for this project such as tentative map considerations and site plan approvals, there are several programs unique to this project that should be noted. 1. Development Agreement - When the Rancho del Rey Specific Plan was approved, it was intended that a development agreement be executed between the City and the developer. The development agreement is a • part of this project and is a tool which assists the public agency and large scale developer to identify the rules inherent in the approval of a project before major investments of public and/or private monies are expended. The development agreement does not replace zoning or subdivision considerations. It does, however, set forth developer and City obligations commensurate with the approval of the project. In summary, the development agreement acknowledges that the Rancho del Rey Partnership agrees to provide the facilities and improvements identified in the SPA plan and its support documents while the City agrees on certain approval parameters contained in the same documents. 2. FC Deveiopment Regulations - The Planned Community (PC) District Regulations adopted as a part of this approval provide site specific standards and regulations to guide the development of E1 Rancho del Rey SPA I. These development regul~.tions, although they are specific in nature, should be utilized hand-in-hand with the design guidelines for both the residential and employment park uses. The PC District Regulations provide the parameters and with utilization of the design guidelines will provide the precise implementation standards for this project. 3. Monitoring Program - As a part of any project, there are certain assumptions that are made when considering the impacts that project will have on the city. These assumptions are based on the best • information available at the time the plan is prepared, but it is the actual location, amount, type, and timing of development that will Page 7, Item 15 b-f • Meeting Date~78787 determine the need for specific facilities. With that in mind, there are two areas that need to be monitored relative to Rancho del Rey. Those are fiscal and traffic imnar_ts_ Each year the developer shall submit updated development summaries, forecasts, and development data, such as actual traffic counts, and building permit information to the City for evaluation and comparison to the Public Facilities Plan. This annual update and re-evaluation will allow the City to more accurately predict public facility needs and if necessary, restrict building activity to prevent adverse impacts on existing facilities. Specifically, relative to traffic circulation Rancho del Rey will need to monitor daily trips along East "H" Street to identify the on-going impact of this project prior to the commencement of a roadway along Route 125. A total of 10,000 ADT will need to be "held in reserve" until such time as that route is constructed. In addition, a maximum of 56,500 ADT's will be permitted on East "H" Street to maintain a Level of Service "C." The annual monitoring program should also review the fiscal impacts on the City's Operating Budget. The fiscal impact analysis prepared as part of this project detailed an overall positive fiscal impact to the City. That fiscal impact analysis was based on the timely development of the employment park as well as the residential areas. • Should the development phasing of the project change, then the fiscal impact to the City may change. With that i n mind, an annual update and re-evaluation will allow the City to more clearly determine its fiscal impact. Similar to traffic impact, should the fiscal impact to the City be negative, then Rancho del Rey will be required to contribute an amount necessary to cover the short fall. 4. Additional Development Impact Fee Programs - There are certain faci ities identified in the Rancho de Rey Public Facilities Plan that serve development on a regional level. Those facilities identified in this plan include the police communication facility, the fire training facility, the City library, and the City corporation yard. Those facilities are not required simply by Rancho del Rey SPA I, but are required by the cumulative development occurring in the region. This development as well as others point out the need for other financing methods to allow the construction of needed regional facilities without burdening existing developed areas. To assist in that implementation, the Public Facilities Plan recommends the consideration of additional Development Impact Fee Programs or Facilities Benefit Programs to assess new development for their share of the provision of these facilities. The development agreement for Rancho del Rey will require their participation in any future program that may be adopted by the city. 5. Design Guidelines - As stated above, the design guidelines are an integral part of the approval of this project. They are presented to • the Council in preliminary form to give staff additional time to Page 8, Item 15 b-f • Meeting Date-l'fT$7~7 review those guidelines as well as to obtain input from your Commission prior to consideration of the first tentative subdivision within SPA I. Those guidelines will assist in the review of not only the residential and employment park uses, but also the review of any open space, park, and recreational improvements contained within the very large network of open space and park uses. The guidelines will be administered by the Planning Department and will not be adopted by ordinance. By this means, the guidelines will serve as a detailed measure to review future projects while at the same time promoting innovative techniques. Conditions of Approval of Rancho del Rey SPA I The Rancho del Rey SPA I and supporting documents are approved subject to the following conditions. 1. Residential areas adjacent to open space system should provide both visual and pedestrian access to those systems. Specifically, R-llb and R-13b should provide pedestrian access to the community park via the SDG&E right-of-way. 2. The final lot and street design shown within the SPA Plan for the remaining residential areas may be modified by the Planning • Commission and City Council during tentative subdivision map consideration. 3. With City consideration of the Paster Plan for the community park, detailed plans should investigate the feasibility of widening the entrance to the park adjacent to the loop road by extending into the open space area described as OS-4. The purpose of this widening is to provide a more usable and visually attractive setting for the proposed community park facility. 4. The public facilities plan and financing analysis and the conditions contained therein will further govern the subsequent approval of any tentative maps or other projects within SPA I. FISCAL IMPACT: Implementation of this project is expected to result in an overall positive impact to the Ci±y. Please refer to the draft Environmental Impact Report for a summary of the fiscal impact analysis (p 4-111 thru p 4-119). WPC 4539P r y the City Council of Chula Vista, California Dated