1. CDP Application No. 6-15-0003 Integral Communities 500 California Hwy 75, City of Imperial Beach CCC Hearing Item Th24b August 13, 2015

2. Vicinity 2 Project Site

3. Project Description Demolition of 124-space RV park and construction of 190 condominium units and 3 single-family residences. Condos will range from 1,100 sf to 1,900 sf -- residences will be 2,250 sf. (avg. 1,500 sf) Lowest priced new market rate homes in coastal zone. Creates new Class 1 bikeway connection to regional Bayshore Bikeway Consistent with Imperial Beach certified LCP and Coastal Act. 3

4. Proposed Site Plan – Initial Changes 4 Highway 75 Create ½ acre of new wetlands onsite at 4:1 ratio for impact to 0.14 acre of wetlands for bikeway connection Relocate path further from wetlands Reduce height of buildings facing wetlands from 3 stories to 2 stories Provide on-site public parking Eliminate entry gates along Hwy 75 so public can access public parking and public bike and pedestrian path Applicant’s proposed connection to Bayshore Bikeway

5. 5 Eliminate building and provide 10 public parking spaces Bioretention basin removed from setback; On-site and off-site runoff treated within development area 25’ bike path setback except at NE end Additional view corridor Revised Site Plan – Add’l Changes Restore buffer and create ½ acre wetlands

6. Remaining Issues Bikeway Connection Wetland Views Sea Level Rise 6

7. Bikeway Connectivity 7 STAFF’S PROPOSED BIKEWAY ROUTE

8. Staff Recommendation “This path provides education and recreational opportunities to the public by allowing travel in close proximity to Pond 10A, observing the wetland and wildlife located therein, as well as views of San Diego Bay beyond.” Staff Report, Page 24 6-15-0003 “This path provides education and recreational opportunities to the public by allowing travel in close proximity to Pond 10A, observing the wetland and wildlife located therein, as well as views of San Diego Bay beyond.” Staff Report, Page 24 6-15-0003 8

9. 6-02-038 Bikeway Approval 9 Bernardo Shores Site 6-02-038 Bikeway Location 6-02-038 Bikeway Location

10. 6-02-038 Revised Findings “The proposed [bikeway] spur will not only enhance public access, but significantly increase safety for bikers along this roadway.” Staff Report, Page 10 “The proposed [bikeway] spur will not only enhance public access, but significantly increase safety for bikers along this roadway.” Staff Report, Page 10 10

11. Effect of Staff Recommendation 11

12. 12

13. Views – Restored Buffer 13 Applicant proposing removal of existing 1.4 acre development, including concrete pads for RVs

14. Views from Proposed Bikeway 14 Approximate location of new Class 1 bikeway

15. Applicant’s Add’l View Corridor 15 Highway 75 Hwy 75

16. 16 Existing View Looking north from Hwy 75 at Rainbow Drive - BEFORE

17. 17 Simulated View Looking north from Hwy 75 at Rainbow Drive – AFTER

18. Existing View 18 Looking north from Hwy 75 at project site - BEFORE

19. Simulated View 19 Looking north from Hwy 75 at project site - AFTER

20. Sea Level Rise 20 100 Year High Sea Level Rise Elevation

21. Summary of Project Benefits 100’ restored wetland buffer, including ½ acre of newly created wetlands. ½ mile, 8’ wide bike and pedestrian path connecting Imperial Beach to the Bayshore Bikeway, along with complete habitat views. An additional view corridor from Hwy 75. 10 public parking spaces. Removal of the entry gate to the project from Hwy 75. On-site and off-site treatment of all stormwater runoff within development area. And, eliminating the 6-unit building, 187 of the lowest priced new market rate homes in the coastal zone – all out of highest projected sea level in year 2100. 21

22. Conclusion Applicant requests approval of project with changes to special conditions as requested by the applicant. Bernardo Shores project is consistent with Imperial Beach certified LCP and Coastal Act. 22