HomeMy WebLinkAboutAPPX-D_V8-Preserve Edge_03-12-13Preserve Edge Plan
Appendix D
Otay Land Company Village 8 West Sectional Planning Area Plan
Sectional Planning Area Plan Preserve Edge Plan
Preserve Edge Plan
Draft
3/12/13
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Otay Land Company Village 8 West Sectional Planning Area Plan
Sectional Planning Area Plan Preserve Edge Plan
Table of Contents
A. Introduction…………………………………….………………………..….3
B. Compliance with RMP/MSCP Subarea Plan Policies………………..…….3
1. Drainage…………………………………………………………….3
2. Toxic Substances……………………………………………………5
3. Lighting……………………………………………………………...6
4. Noise………………………………………………………………...6
5. Invasives………………………………………….………………….7
6. Buffers……………………………………………………………….8
7. Restrict Access…………………………………………………….....9
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Sectional Planning Area Plan Preserve Edge Plan
INTRODUCTION
The purpose of the Preserve Edge Plan is to identify allowable uses within
appropriate land use designations for areas adjacent to the Otay Ranch Preserve.
In accordance with Policy 7.2 of the Otay Ranch Resource Management Plan, a
Preserve Edge Plan is to be developed for all SPAs that contain areas adjacent to
the Preserve. Village 8 West will border the Otay Ranch Preserve on its southerly
boundary as well as a small area adjacent to Wolf Canyon in the Northwest
Corner. The Preserve Edge Plan area is a public or privately owned 100-foot
wide strip of land adjacent to the Preserve. No structures other than fencing and
walls shall be constructed within the 100-foot Preserve Edge. Fencing and walls
shall be designed to minimize visual impacts to the Preserve and Otay Valley
Regional Park. To provide further guidance relating to the content of the Preserve
Edge Plan, the Chula Vista MSCP Subarea Plan contains policies related to land
use adjacency. RMP and MSCP policies are summarized and evaluated below.
This plan has been reviewed by a qualified biologist (Dr. Patrick Mock, URS
Corp.).
COMPLIANCE WITH RMP/MSCP SUBAREA PLAN POLICIES
The following discussion provides a description of the policies identified in the
Chula Vista MSCP Subarea Plan, which were developed in consideration of the
requirements of RMP, as well as compliance measures to be carried out by the
various components of the SPA Plan. The discussion is divided into edge effect
issue areas identified in the Subarea Plan.
1. Drainage
MSCP Policy:
“All developed and paved areas must prevent the release of toxins, chemicals,
petroleum products, exotic plant materials and other elements that might degrade
or harm the natural environment or ecosystem processes within the Preserve.
This can be accomplished using a variety of methods including natural detention
basins, vegetated/infiltration swales or mechanical trapping devices. These
systems should be maintained approximately once a year, or as often as needed, to
ensure proper functioning. Maintenance should include dredging out sediments if
needed, removing exotic plant materials, and adding chemical-neutralizing
compounds (e.g., clay compounds) when necessary and appropriate.” (Page 7-25)
Compliance:
Development of the site would reduce natural erosion and sedimentation potential
through the increase in impervious surfaces and stabilized slopes. However,
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erosion potential may exist at the locations where runoff is ultimately released
from the project. To avoid erosion impacts, the project has been designed to
include energy dissipation and infiltration structures to reduce runoff and flow
velocities to below erosive velocity limits.
Post-construction Best Management Practices (BMPs) are included in the design
of the Village 8 West SPA Plan/TM. The Post-construction BMPs are detailed in
the Village 8 West Water Quality Technical Report (WQTR).
As described in the Master Drainage Study for Village 8 West as well as the
WQTR for Village 8 West both prepared by Hale Engineering, stormwater runoff
will be treated prior to entering the storm drain system, then discharged to Otay
River via a storm drain pipeline. A portion of stormwater runoff will be collected
onsite and discharged to the Northwest corner of Village 8 West. This stormwater
will be treated onsite and discharged to a hydromodification basin. The
hydromodification basin will release the treated stormwater offsite into Wolf
Canyon in accordance with the City’s Storm Water Management Standards
Requirements Manual, which includes the City’s Standard Urban Storm
Mitigation Plan (SUSUMP). Flow-based BMPs are provided in the WQTR
prepared for Village 8 West.
The BMPs will incorporate Low Impact Development (LID) techniques to assure
water quality is being preserved, prior to discharge offsite. LID techniques will
also be incorporated to treat dry weather flows and ‘first flush’ criteria as set forth
by the Regional Water Quality Control Board (RWQCB). These methods will
protect the open space Preserve adjacent to Village 8 West. Dry weather flows
typically include landscape overwatering, washing driveways and automobiles.
LID techniques to reduce dry weather flows include low water use landscaping,
infiltration areas, and public education regarding washing vehicles and driveways.
First flush flows take into account the initial runoff from rain events which may
contain higher levels of pollutants than at the end of a rain event. BMPs will be
implemented to reduce first flush pollutants and are detailed in the WQTR. The
RWQCB will require a Storm Water Pollution Prevention Plan (SWPPP) to
address water quality impacts associated with construction and operation of the
project. To mitigate impacts from “first flush” runoff and dry weather flow,
BMPs will be identified in the SWPPP and the appropriate BMPs will be
implemented. The SWPPP will be consistent with the requirements of the Federal
Clean Water Act. BMPs identified in the SWPPP will include, but are not limited
to the following.
Construction-Related Measures:
• Existing vegetation will be retained where possible. To the extent
feasible, grading activities will be limited to the immediate area required
for construction.
• Temporary erosion control measures will be installed in disturbed areas.
These control measures may include but are not limited to silt fencing,
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straw waddles, jute netting, or hydroseeding. The temporary erosion
control measures will be detailed in the WQTR and the SWPPP.
• Disturbed surfaces will not be left without erosion control measures in
place from October 1 through April 1, or when there is a potential for a
rain event.
• Landscaping will be installed as soon as practical to reduce erosion
potential.
Design/Post-Construction Measures:
• Sediment will be retained on-site by a system of sediment basins, traps, or
other appropriate measures.
• Where deemed necessary, storm drains will be equipped with silt and oil
traps to remove oils, debris, and other pollutants. Storm drain inlets shall
be labeled “NO Dumping-Drains to Ocean.” Storm drain inlets shall be
regularly maintained to ensure their effectiveness.
• The parking lots will be designed when possible to allow storm water
runoff to be directed to vegetative filter strips and/or oil –water separators
to control sediment, oil, and other contaminants.
• Permanent energy dissipation structures will be installed for each drainage
outfall to a natural watercourse.
• The project area drainage basins will be designed to provide effective
water quality control measures, as outlined in the WQTR. Design and
operational features of the drainage basins will include design features to
provide maximum infiltration, maximum detention time for settling of fine
particles; maximize the distance between basin inlets and outlets to reduce
velocities; and establish maintenance schedules for periodic removal of
sedimentation, excessive vegetation and debris.
In addition to the permanent drainage facilities, temporary desiltation basins to
control construction related water quality impacts shall be constructed within the
Plan area with each grading phase to control sedimentation during construction.
The interim desiltation basins shall be designed to be consistent with RWQCB
and NPDES Certification / permitting requirements. Sediment from the project
grading operations that drains into the natural drainage channels would
incorporate water quality control features to maximize water quality. The exact
size, location and component elements of these interim basins shall be identified
on the grading plans.
2. Toxic Substances
MSCP Policy:
“All agricultural uses, including animal-keeping activities, and recreational uses
that use chemicals or general by-products such as manure, potentially toxic or
impactive to wildlife, sensitive species, habitat, or water quality need to
incorporate methods on their site to reduce impacts caused by the application
and/or drainage of such materials into the Preserve. Methods shall be consistent
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with requirements requested by the Regional Water Quality Control Board
(RWQCB) and National Pollution Discharge Elimination System Permit
(NPDES).” (Page 7-26)
Compliance:
The SPA Plan area would phase out agricultural uses adjacent to the Preserve,
consistent with the Otay Ranch Village 8 West SPA Plan Agricultural Plan.
Current agricultural activities on the site consist of dry-farming.
3. Lighting
MSCP Policy:
“Lighting of all developed areas adjacent to the Preserve should be directed away
from the Preserve, wherever feasible and consistent with public safety. Where
necessary, development should provide adequate shielding with non-invasive
plant materials (preferably native), berming, and/or other methods to protect the
Preserve and sensitive species from night lighting. Consideration should be given
to the use of low-pressure sodium lighting.” (Page 7-26)
Compliance:
The Village 8 West SPA Plan has been designed to have rear yards backing up to
the preserve edge along the southern portion of the project. There are no public
streets that require lighting adjacent to the preserve edge. Trails and maintenance
access roads within the preserve will not be lighted.
4. Noise
MSCP Policy:
“Uses in or adjacent to the Preserve should be designed to minimize noise
impacts. Berms or walls should be constructed adjacent to commercial areas and
any other use that could impact or interfere with wildlife utilization of the
Preserve. Excessively noisy uses or activities adjacent to breeding areas,
including temporary grading activities, must incorporate noise reduction measures
or be curtailed during the breeding season of sensitive bird species.
Where noise associated with clearing, grading or grubbing will negatively impact
an occupied nest for the least Bell’s vireo during the breeding season from March
15 to September 15, noise levels should not exceed 60 dBA Leq-h. However, on
a case by case basis, if warranted, a more restrictive standard may be used. If an
occupied Bell’s vireo nest is identified in a pre-construction survey, noise
reduction techniques, such as temporary noise walls or berms, shall be
incorporated into the construction plans to reduce noise levels below 60 dBA Leq-
h.
Where noise associated with clearing, grubbing or grading will negatively impact,
an occupied nest for raptors between January 15-July 31 or the California
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gnatcatcher between February 15 and August 15 (during the breeding season),
clearing, grubbing or grading activities will be modified if necessary, to prevent
noise from negatively impacting the breeding success of the pair. If an occupied
raptor or California gnatcatcher nest is identified in a pre-construction survey,
noise reduction techniques shall be incorporated into the construction plans.
Outside the bird breeding season(s) no restrictions shall be placed on temporary
construction noise.” (Page 7-26)
Compliance:
Requirements placed on the project by the EIR include, but are not limited to, pre-
grading surveys for gnatcatchers, vireos and nesting raptors. Based on those
surveys and locations of nesting birds during construction, if it is determined that
the noise impact thresholds established in the Chula Vista Subarea Plan would be
exceeded, the applicant would be required to reduce the impact below 60 dBA
Leq-h standard through either modification of construction activities mitigation
using sound barriers, such as temporary walls or berms, or avoiding clearing,
grubbing, grading, or construction activities within 500 feet of an active nest site
from March 15 to September 15, during the breeding season.
The Village 8 West SPA Plan design has located typically low noise generating
uses adjacent to the preserve. These uses include low density residential
development, passive hiking trails and open space. Native landscaping that
requires a reduced amount of maintenance will be installed where practical. To
the extent practicable, non-emergency brush management in Zone 3 will be
undertaken outside the bird breeding seasons (April 1 – June 30) in areas where
breeding and/or nesting may occur.
5. Invasives
MSCP Policy:
“No invasive non-native plant species shall be introduced into areas immediately
adjacent to the preserve. All slopes immediately adjacent to the Preserve should
be planted with native species that reflect the adjacent native habitat. The plant
list contained in the “Wildland / Urban Interface: Fuel Modification Standards,”
and provided as Appendix L of the Subarea Plan, must be reviewed and utilized to
the maximum extent practicable when developing landscaping plans in areas
adjacent to the Preserve.” (Page 7-27)
Compliance:
Landscaping within 100 feet of the Preserve will not contain any invasive or
undesirable plant species, as determined by the City of Chula Vista. A list of
invasive and/or undesirable species is provided in Appendix A attached. A list of
plant species that may be planted on manufactured slopes adjacent to the Preserve
is provided in the attached Appendix B, entitled “Approved Plant List for the
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Village 8 West Preserve Edge.” These plant lists have been developed consistent
with Table 3-5 (Appendix A) of the City’s MSCP Subarea Plan and shall be
incorporated into the Village 8 West Landscape Master Plan. The Approved
Plant List for the Village 8 West Preserve Edge (Appendix B of the Edge Plan)
also meets the requirements outlined in the Fire Protection Plan (FPPA-A) as
these manufactured slopes are also within the 150’ Brush Management Zone
required by the MSCP Subarea Plan. Any changes to the approved plant list must
be approved by the Director of Planning and Building and Deputy City Manager /
Development Services Director. The area may be planted with container stock
(liners) or a hydroseed mix.
6. Buffers
MSCP Policy:
“There shall be no requirements for buffers outside the Preserve, except as may be
required for wetlands pursuant to Federal and/or State permits, or by local agency
CEQA mitigation conditions. All open space requirements for the Preserve shall
be incorporated into the Preserve. Fuel modification zones must be consistent
with Section 7.4.4 of the Subarea Plan.”
Compliance:
Fuel modification zones have been incorporated into the proposed development
areas of the SPA Plan pursuant to the requirements of the Subarea Plan. Fuel
modification zones are allowed within the 100 foot Preserve Edge pursuant to
RMP Policy 7.2 (Adjacent Land Uses). Where appropriate, graded landscaped
slope areas will be maintained pursuant to Fire Department requirements and will
be outside of the Preserve. A Fire Protection Plan for Village 8 West has been
prepared that provides specific fuel modification requirements for the entire SPA
area. Consistent with the Chula Vista MSCP requirements, a 150’ Brush
Management Zone has been established adjacent to the MSCP. A description of
the Brush Management Zones is provided in the Fire Protection Plan.
MSCP Adjacency Guidelines
All new development must adhere to the Adjacency Guidelines for drainage
found on Page 7-25 of the Subarea Plan. In summary, the guidelines state that:
All developed areas must prevent the release of toxins, chemicals, petroleum
products, exotic plant materials and other elements the might degrade or harm the
natural environment or ecosystem processes within the Preserve.
Develop and implement urban runoff and drainage plans which will create the
least impact practicable for all development adjacent to the Preserve.
All development located within or directly adjacent to or discharging directly to
an environmentally sensitive area are required to implement site design, source
control, and treatment control Best Management Practices (BMPs).
To adhere to these MSCP guidelines, excessive runoff into the Preserve from
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adjacent irrigated slopes shall be minimized. Erosion control BMPs must be
installed prior to planting and watering to prevent siltation into the Preserve. The
irrigation system installed on the slopes should have an automatic shutoff valve to
prevent erosion in the event the pipes break. Irrigation heads shall be directed
away from the Preserve. Irrigation schedules for the slopes adjacent to the open
space Preserve should be evaluated and tested in the field to determine the
appropriate water duration and adjusted, as necessary, to prevent excessive runoff.
Once landscaping is mature and irrigation is no longer necessary, the temporary
irrigation system in Zone 2 and Zone 3will be removed.
In addition, a manual weeding program shall be prepared and implemented to the
satisfaction of the Deputy City Manager / Development Services Director within
areas adjacent to the Preserve to control the spread of invasive species. The
manual weeding program shall be prepared in conjunction with the Landscape
Master Plan, and shall describe at a minimum, the entity responsible for
controlling invasive species, the maintenance activities and methods required to
control invasives, and a maintenance/monitoring schedule. A qualified biological
monitor shall check the irrigated slopes during plant establishment to verify that
excessive runoff does not occur and that weed infestations are controlled.
7. Restrict Access
Both the Otay Ranch RMP and Chula Vista MSCP Subarea Plan contain policies
that restrict or limit access into the Preserve. These policies are discussed below:
Policy 6.5 of the Otay Ranch Resource Management Plan states the following:
“Identify restricted use areas within the Preserve.”
Standard: Public access may be restricted within and adjacent to
wetlands, vernal pools, restoration areas, and sensitive wildlife habitat
(e.g., during breeding season) at the discretion of the Preserve
Owner/Manager.
Guidelines:
The Preserve Owner/Manager shall be responsible for identifying and designating
restricted areas based on biological sensitivity.
MSCP Policy:
“The public access to finger canyons will be limited through subdivision design,
fencing to other appropriate barriers, and signage.”
“Install barriers (fencing, rocks/boulders, appropriate vegetation) and/or signage
in new communities where necessary to direct public access to appropriate
locations.”
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Compliance:
Pursuant to the requirements of the MSCP Subarea and RMP, Village 8 West land
plans have been designed to limit access to the adjacent Preserve area and within
the MSCP. Public access is provided through the Preserve as outlined in Exhibit
1. The access will be in compliance with the requirements of the MSCP Subarea
Plan and the RMP. Signage will be installed at trailheads or junction points to
restrict public access outside the designated trails. Maintenance access will be
provided via the trail access points. The trail system within the preserve edge will
be constructed during the adjacent single-family development phase. Access will
be restricted using gates, fences, and signs until the trails are completed. A
pedestrian access trail located south of Village 8 West will be incorporated into
the offsite sewer and storm drain maintenance road. This trail will provide
pedestrian access to the future Otay Valley Regional Park trail system. A lodge
pole railing or equal shall be installed along the off-site pedestrian trail to the
satisfaction of the Deputy City Manager / Development Services Director to
restrict unauthorized access into the preserve. Access shall be restricted South of
Village 8 West until the Otay Valley Regional Park East/West Connector Trail is
established. Perimeter fencing will be installed along the rear yards of the Village
8 West to restrict unauthorized access into the preserve. In addition, a lodge pole
railing, post markers with signage or equal shall be installed along the MSCP
limit or along the Village 8 West boundary as depicted on Exhibit 1. The location
and type of access controls (i.e., gates, fencing, post markers and signage) shall be
incorporated into the Village 8 West Landscape Master Plan to the satisfaction of
the Deputy City Manager / Development Services Director.
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