HomeMy WebLinkAboutAgenda Statement 1988/01/05 Item 15b-fCOUNCIL AGENDA STATEMENT
• Item ~=T-
Meeti ng Date ~8fS~ / -S = 8" ~
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
Analysi s
OJJr{{di nppa~~nce ~~ ~~ Adopting the PC Regulations
Ordi~mce Adopting the Rancho del Rey SPA I
SUBMITTED BY:
•IEWED BY:
Development Agreement
Director of Planning ~~~
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
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Meeting Date j - 5 -k
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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.
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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 ccntai~~s several sensitive
biological resources. These existing landform characteristics s?rve 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
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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 i s only one road proposed on the north side of SPA I i n 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 roadr~ay 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~Ftien 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
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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 t+iaster 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
schoofi-facilities.
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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
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• Meeting Date-1~7~8787
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 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 del Rey Public Facilities Plan
that serve development on a regional level. Those facilities
identified in this plan include the police communication facility,
the fire training facility, the City library, and the City
corporation yard. Those facilities are not required simply by Rancho
del Rey SPA I, but are required by the cumulative development
occurring in the region. This development as well as others point
out the need for other financing methods to allow the construction of
needed regional facilities without burdening existing developed
areas. To assist in that implementation, the Public Facilities Plan
recommends the consideration of additional Development Impact Fee
Programs or Facilities Benefit Programs to assess new development for
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
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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 faster 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 wi ~ilii~ 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
by the Ci..y Ca~Rnc~E of
Chula Vis~ta~, fCul~fornia
Dated ~--1~~--~~
b the City Council of
Chula Vista, California
Dated ~
•
COUNCIL AGENDA STATEMENT
Item 15 3~- f
Meeting Date -- ~/S/~F
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 ~ ~- ~ 5 Adopting the Rancho del Rey SPA I
n,'•Y°'-1n-~~ ~~I~~IC A~~1G AD®E'~IOI~ Development Agreement
SUBMITTED BY: Director of Planning ~(f
• EWED 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
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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
~equired 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 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.
•
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• Meeting Date-T~T$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 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
~~~ ~
by the City Co~!nc~l of
Chula Vista, California
Dated ~ 8 2-----
by th^ City Council of
Chula Vista, California
Dated /~.~~~~'~