HomeMy WebLinkAboutOrd 1978-1824 . • . , /G �
ORDINANCE NO. 1824 AN ORDINANCE OF THE CITY OF CHULA VISTA AMENDING
� THE ZONING MAP OR MAPS ESTABLISHED BY SECTION 19 . 18 . 010
OF THE CHULA VISTA MUNICIPAL CODE AMENDING P-C ZONE
OF EL RANCHO DEL REY BY ADOPTING A NEW SPECIFIC PLAN/
GENERAL DEVELOPMENT PLAN FOR THE P-C ZONE FOR THAT
PORTION OF EL RANCHO DEL REY S4ITHIN THE CORPORATE LIMITS
OF THE CITY OF CHULA VISTA AND FOR THE P-C PREZONING
FOR THAT PORTION IN THE COUNTY OF SAN DIEGO AND
CERTIFYING THE ENVIRONMENTAL IMPACT REPORT
F4HEREAS , amendments to the P-C zone of E1 Rancho del Rey
have been submitted to the City Council calling for the adoption
of a� specific plan amending and replacing the existing general
development plan and schedule for the P-C zone for that portion
of E1 Rancho del Rey within the corporate limits of the City of
Chula Vista and for the P-C prezoning for that portion of E1 Rancho
del Rey located in the County of San Diego, as shown on Exhibit "A" .
attached hereto and incorporated herein by reference as if set forth
in full , and
WHEREAS , Environmental Impact Report 78-2 was prepared
for the development of said property , and
WHEREAS , changes in the proposed project and the cir-
cumstances under which it is to be carried out has resulted in
possible significant environmental effects not discussed in the
previous Environmental Impact Report, and ,
WHEREAS , the project proponent submitted the necessary
technical information for the Environmental Review Section of the
Planning Department to prepare said document, and
WHEREAS , the draft Environmental Impact Report was issued
by the Environmental Review Committee of the City. of Chula Vista,
giving notice in a newspaper of general circulation, and a Notice
of Completion was filed with the Secretary of Resources� for the
State of California, and
WAEREAS , the Planning Commission of the City of. Chula
Vista held a public hearing on said draft Environmental Impact
Report and adopted a final Environmental Impact Report.
N0�9, THEREFORE , the City Council of the City of Chula
Vista finds as follows :
That EIR-78-2 has been reviewed and the information '
considered, and that it has been prepared in accordance with
the California Environmental Quality Act of 1970 , as amended,
the California Administrative Code and the Environmental Review
Policy of the City of Chula Vista.
SECTION I : That the Zoning Map or Maps established by
Section 19 .18 . 010 of the Chula Vista Municipal Code be hereby
amended by adding thereto the following zoning changes :
That that certain property consisting of approximately
2, 339 acres , known as E1 Rancho del Rey, as shown on Exhibit "A" ,
attached hereto and incorporated herein by reference as if set forth
in full, be and the same is zoned and prezoned in accordance with
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the specific plan, as shown in said Exhibit "A" , and the specific
plan text as shown in Exhibit "B" , attached hereto and incorporated
herein by reference as if set forth in full , pursuant to the pro-
visions set forth in Sections 19 .12 .020 , et seq . , governing the
' rezoning of property and Section 19 .12 . 140 , governing the prezoning
of property.
SECTION II : That any and all ordinances and resolutions
heretofore adopted by the City Council of the City of Chula Vista
concerning zoning' of said property or any policies , including mora-
toria upon development , dictating the development thereof, be and
the same are hereby rescinded insofar as such provisions therein
would conflict with or prevent implementation of the provisions of
this ordinance, including all elements of the diagram and text of
the specific plan incorporated herein.
SECTION IIZ : That the City Council may waive all or
a portion of any residential construction tax, or park land dedi-
cation or in-lieu fee requirements that would normally be applied
within this E1 Rancho del Rey P-C zone area, based upon a showing
that open space required to be dedicated, as shown on the specific
plan, subject to the agreement of the property owner, would be used
to offset or compensate for such taxes , dedication or in-lieu fees .
SECTION IV: This ordinance shall take effect and be in
full force on the thirty-first day from and after its passage and
approval.
Presented and Approved as to form by
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George D. indberg, City Attorn
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FIRST READ AT A REGULAR h1EETING OF THE CITY COU�CIL OF THE
CITY OF CHULA VISTA, CALIFORNIA, HELD AUGUST R , �91:�, AND
FIPJALLY PASSED AND ADOPTED AT A REGULAR i•1EETIPJG THEREOF HELD All , IST 15 ,
197�_, by the following vote, to—wit:
AYES� Counciimen ; EGDAHL, GILLOW, SCOTT, COX
NAYES� Councilmen ; MONE
ABSTAIN: Councilmen : NONE
ABSEVT: Councilmen : HYDE
OR PRO TEMPORE
ATTE
City lerk
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO ) ss.
CITY OF CHULA VISTA )
I, JENNIE M. FULASZ, CMC, CITY CLERK of the City of Chula Vista, California,
DO HEREBY CERTIFY that the above and foregoing is a full, irue and correct copy of
18�'��
,and ihat ihe same has not been amendedor repealed.
DATED
(seal) City Clerk
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CC-660
� August 8, 1978
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TEXT Of THE SPECIfIC DEVELOPMENT
PLAN OF EL RANCHO DEL REY
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"Nothing Gained by Overcrowding" �����
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. - Raymond Umvin
"Something Lost by Overspacing"
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EL RANCHO DEL REY SPECIFIC PLAN
I. INTRODUCTION
, The El Rancho del Rey Specific Plan, including the accompanying diegram, has
been prepared in accordance with the provisions of the Chula Vista Municipal
Code as contained in Chapter 19.06, relative to Specific Plans, and Chapter
19.48, concerning the P-C (Planned Community) zone, as such chapters will be
amended by the City Council concurrent with the adoption of this Specific Plan.
The Specific Plan constitutes an amendment of the existing General Development
Plan of the Planned Community Zone previously adopted in 1970 for the E1 Rancho
del Rey area. Said amendments were prepared by the Planning staff at the direc-
tion of the City Council . Public hearings on the Plan have previously been
conducted by the Planning Conmiission and although that body did not make a
recorrrnendation on the Plan to the City Council , since the final vote relative
to the Plan was a three-three division, all preliminary procedural steps have
been fully complied with, so that the Council may now act upon the Specific Plan
and adopt the Plan including the diagram and text as they may amend it during the
course of their deliberations following the public hearing that has been held on
said Specific Plan.
The concept of the Specific Plan of the El Rancho del Rey area and its relation-
ship to the P-C (Planned Community) zone is unique and must be clearly defined
, in order to insure its proper utilization as a tool for the .implementation of
the P-C zone. The substance of any P-C zone is the General. Development Plan
and Schedule. Unlike other standard zones, the P-C zone does not contain, in
the text of the comprehensive zoning ordinance, any specific standards of land
use regulations. Al1 of the regulatory provisions of the P-C zone are contained .
in the General Development Plan and Schedule adopted by resolution concurrent
with the approval of the P-C zone for any parcel of land. An essential prerequi-
site for the adoption of the P-C zone, including the General Development Plan
and Schedule for any property, is the concurrence in said General Development Plan
and Schedule by the property o��mer or owners. In the absence of such concurrence
or agreement, it is neither legally possible nor practically feasible to imple-
ment P-C zoning through the General Development Plan and Schedule. �
As an alternative thereto, the Planning Department has prepared a Specific Plan,
in accordance with Chapter 19.06 of the Chula Vista t1unicipal Code, which may
be used in lieu of the General Development Plan and Schedule to provide the
substance for the P-C zone. The Specific Plan of the E1 Rancho del Rey area is,
. in fact, a large-scale, detailed version of that particular area as contained
in the Chula Vista 6eneral Plan. It will become, upon its adoption by the City
Council , a definitive statement of the policy of the City of Chula Vista as to
the land use regulations and permitted development of the particular area
, incorporated into the E1 Rancho del Rey P-C zone. Although it is not as detailed
or precise as the General Development Plan and Schedule of a P-C zone, it should
be accorded the same dignity as a General Development Plan and Schedule.
The Specific Plan itself may be implemented either through a later adoption of
standard zoning, conforming with the overall densities and land uses as desig-
nated on the Specific Plan, �or through the adoption of the more detailed General
Development Plan and Schedule, or precise plans, for all or a portion of the
area incorporated into the P-C zone. Therefore, the Specific Plan is designed
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to function as a policy bridge bet�•�een the General Plan and technical zoning
regulations which �aill govern the undeveloped 2,339 acres of land within
El Rancho del Rey, expressed either through standard zoning or, as indicated,
' . through the acceptance of a General Development Plan and Schedule by the property
owner for all or a portion of the property. The Specific Plan elaborates upon
the goals, general objectives and principles of the General Plan and is fully
consistent with the General Plan. Any zoning or General Development Plan
subsequently adopted must conform with, not only be consistent with, the
Specific Plan.
The E1 Rancho del Rey Specific Plan, according to city planning theory, is a
"local district plan," and is charged with the direct application of the
policy and strategy of this municipality's "structure plan" - the Chula Vista
General Plan. This Specific Plan, as indicated, is far more detailed and
definitive than the General Plan. However, it still remains a statement of
the City Council of the policies for land use development and is therefore
more succinct in text and more schematic in diagram than the General Development
Plan and site utilization plans of the Planned Community Zones. The brief,
schematic format is designed to provide sufficient flexibility in the E1 Rancho
del Rey Plan so that it may remain a viable and effective plan over a prolonged
period of time. Not only is the E1 Rancho del Rey Specific Plan readily amend-
able, and thus capable of ineeting the demands of a changing society, it is also
susceptible of administrative adjustment of the plan through the transfer of
development rights which would retain the overall density and land use require-
, ments but would allow a restructuring of the location and particular housing
sites. In the event that the property owner should choose to apply for standard
zoning, the permissible densities allotaed in the residential areas would be
calculated by applying the densities designated on the Specific Plan to the
gross acreage sought to be zoned, including those areas designated on the plan
for open space or other public facilities. Plot�aithstanding such flexibility, the
Specific Plan is sufficiently firm and definitive so as to promote the orderly ,
growth, development and conservation of requisite open spaces and drainage areas
of the planned corrrmunity.
The Plan incorporates an unusual feature - a table of translation - which enables
the reader to rapidly determine applicable residential densities and land uses .
for each general plan (land use) category. This information is transferred to
the Specific Plan' s "plan diagram" through the medium of the Planning Depart-
ment' s comprehensive color code.
II . SUMMARY
A. Goal
, The promotion of the orderly and economic 9rowth, development, and conser-
vation of the El Rancho del Rey territory, through comprehensive city planning,
is the goal of the E1 Rancho del Rey Specific Plan.
B. General Objectives
1 . The improvement of the existing and projected patterns of land use
in El Rancho del Rey.
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2. The protection of the natural land forms and ecosystem of E1 Rancho
del Rey and adjacent areas.
' 3. The establishment of an effective pattern of circulati[m within
E1 Rancho del Rey, and an economic, useful , and convenient network
of transportation linkages between the subject corrununity and other
parts of the Chula Vista Planning Area.
4. The provision of adequate storm and sanitary sewers.
5. The conservation of water, fossil fuels, and natural vegetation.
6. The provision of affordable housing, where such is practicable.
7. The provision of adequate police, fire, park, recreation, and other
municipal services .
8. The promotion of aiell ordered and aesthetic spatial relationshios,
and the establishment of a qualitative townscape for the natural and
manriade environments of the subject area and adjacent territories.
9. The provision of guidance for the preparation of precise development
plans for the various portions of the E1 Rancho del Rey district.
, 10. The provision of additional housing for the increasin9 population
of the San Diego region.
III. STATEMENTS OF POLICY; PRIPlCIPLES AND STANDARDS; FEATURES AND PROPOSALS
A. General
l . The El Rancho del Rey Specific Plan shall be regarded as the official
land use policy of the City, and its text, graphics, and elements shall be
reoarded as the comprehensive plan for the development and conservation of El
Rancho del Rey. �
2. The El Rancho del Rey Specific Plan shall be the principal specific .
and local district plan of El Rancho del Rey, and all zoning plans, public works
plans, subdivision plans, transportation plans, development proposals, and
capital improvement programs affecting E1 Rancho del Rey shall be governed by
the said plan's provisions.
3. The land use pattern, circulatory system, and spatial relationships
of El Rancho del Rey should be consistent with the suburban order of the Telegraph
, Canyon and Bonita Sunnyside communities.
4. It shall be the policy of the City of Chula Vista to require develop-
ment in the E1 Rancho del Rey P-C zone to proceed in a manner which protects the
topographic character of tfie area. Therefore, the predominant ridges and canyons
should be determining factors in determining the form and character of develop-
ment.
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5. The development of E1 Rancho del Rey should be consistent with
public safety, including seismic safety. Therefore, the traces of the La
Nacion Fault and its splinter faults should atso determine the pattern of
, development within the subject territory. :
6. The City of Chula Vista's adoption of overall plans for the
provision of water and sewer service to E1 Rancho del Rey by draina9e basin
should be prerequisite to the further substantial growth and development of
the subject community. This plan should be prepared by developers with the
cooperation of the City.
7. The Chula Vista City Planning Commission shall submit annual
reports to the City Council , in January of each year commencing in 1980, on the
status of the E1 Rancho del Rey Specific Plan and the progress of its execution.
8. The City should prepare a reimbursement plan or plans to equitably
distribute the costs of improving East "H" Street and other street segments
and public facilities essential to the E1 Rancho del Rey area . Al1 develop-
ments in the area should be subject to the fees and conditions as established
by the City Council through adoption of such plan or plans.
B. Design and Townscape Planning
1 . The text and plan diagram of the E1 Rancho del Rey Specific Plan
, propose the development of a well balanced district which would be character-
ized by a diversity in land use and a strong emphasis upon natural and man
arranged open space. The Specific Plan prescribes a suburban character for
El Rancho del Rey and allocates large tracts of land to "estate" and lo�•� and
medium density residential developments. The plan recognizes tfiat the single
family dwelling will be the dominant land use of the subject area, but permits
and encourages cluster, patio-home, and townhouse developments; garden apart-
ment projects; and other "new concept" residential developments which could
provide interesting land use patterns and spatial relationships and thwart
suburban boredom. This boredom, which is too prevalent in California, is usually
attributable to a lack of variety in land use and a lack of verve and luster in
urban design.
2. In general , the bulk, height, parking, open space and other pre-
announced standards of the City of Chula Vista' s zoning regulations should
govern, �ahere appropriate from a land use standpoint, developments within
E1 Rancho del Rey. However, these preannounced standards should be regarded as
minimum reGuirements, and the Planning Cortmission or the City Council may require
higher standards during the course of either's review and consideration of
specific developmental proposals.
, 3. Greenbelts should be established and maintained along Telegraph
Canyon and Otay Lakes Roads and the north leg of Rice Canyon, in accordance �•iith
the Open Space General Plan Element. (See accompanying plan diagram. )
4. Signs should not be permitted within the E1 Rancho del Rey planned
community unless they conform to a comprehensive si9n plan which has been pre-
viously reviewed by the Planning Commission and adopted by the City Council .
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5. At least t�ao sites which provide panoramic or interesting directional
vistas should be available as public vie�•lpoints, and pedestrian and/or vehicular
access should be provided thereto. At least one such site should be considered
, for acquisition by the City. �
6. Residential areas covered by the Specific Plan should be subdivided,
where feasible, into a number of structural planning units referred to in the
Sedway/Cooke report as micro-neighborhoods which should consist of 50 to 100
dwelling units. Preservation of the dominant east-west canyons will preclude
use of the traditional neigh6orhood planning unit and will require instead the
development of linear subcommunities aihich will be defined by the canyon areas.
Each subcommunity ti•�ill be composed of a number of micro-neighborhoods, which
in turn will be defined primarily by similarity of housing type. Each micro-
neighborhood should have a small co�rmion recreational area, a common access road,
and common landscape theme.
C. Conservation �
1 . The El Rancho del Rey Specific Plan places a strong emphasis upon
conservation. It advocates the preservation or scientific relocation of rare
and endangered biological colonies, and their protection from, the destructive
activities associated �aith human settlements, �•+here such is feasible. In short,
the plan proposes a balance bet�aeen the natural and manmade environments.
' 2. The natural open space and land forms of E1 Rancho del Rey should
determine the subjec.t territory's structure and basic design. Although the
north leg of Rice Canyon should be preserved almost in its entirety, the preser-
vation of the middle and south leg could be confined to their natural floors.l
As the land is subdivided, hoo-�ever, the preserved floors of the middle and south
legs of Rice Canyon should be complemented by adjacent corrrtnon greens, promenades
or landscaped pedestrian �aays.
3. The City of Chula Vista regards the north leg of Rice Canyon as vital
public open space, and recognizes the need for public participation in the main-
tenance, development, and conservation of the subject territory. The city does
not regard the maintenance, development, or conservation of other open space .
within E1 Rancho del Rey as being, at the present time, within the public charge.
The latter should take the form of private open space reserves, common greens,
open space easements, or open space maintenance districts.
4. lJhile the grading of territory within El Rancho del Rey should be
carefully controlled, and should be sensitive to the natural environment of the
community in_ question, it must be recogni.zed that the rugged terrain confronting
developers cannot accommodate urbanization on an economic basis in the absence of
considerable grading.2 Such grading should be contoured at the edges of a project
, so as to maintain a natural appearance even though substantial earthwork is per-
formed. Within a project, grading should not be solely designed to alter the
1 - The specific action policy of Goal No. 5 d of the text of the Chula Vista
General Plan reads: "Identi:y ar.d preserve strategic areas, such as look-
out areas, lake shores, deep and iateresting canyons."
2 - The specific action policy o: Goal ?Qo. 5 b, at page 22 of the Chula Visia
General Plan, calls �or the estabiishment o£. "controls to p:event ugly
scarring and grading in developaeat of eastern lands."
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E. Public Facilities Planning '
1 . The Specific Plan, with the exception of a conceptual network of
, arterial and collector streets, does not depict the various water, sewer, and
similar public facilities required to serve and support the E1 Rancho del Rey
area. It will be necessary that comprehensive plans for the various facilities
be developed prior to substantial growth and development of the subject commun-
ity.
2. In general , public facilities should be designed to accomnodate
the ultimate loads projected to be encountered by the subject facility. Public
facility designs should promote conservation of natural open space, promote
conservation of energy, minimize grading through open space, and foster creation
(where necessary) of slopes of the area.
3. The upper limits of density ranges approved for development of El
Rancho del Rey should be used in the design of public facilities to serve the ,
area. Where specific subareas have been developed (or assured) having densities
other than such upper limits, the actual density may be used.
4. The plan diagram shows the location of areas to be devoted to
schools and parks. For the most part such areas are not now owned by the City
or a school district, so their depiction on the plan represents only policy.
Should a developrr�nt plan be filed on an area shown on the plan as "park" or
, "school " and a public agency decides not to purchase or reserve the land as
allowed by State Law and local ordinance, the land use and residential density
to be permitted will 6e determined by tF�e Planning Commission and City Council
in consideration of such factors as topography, surrounding land use or land use
designations, accessibility and traffic projections.
f. Residential Planning
1 . The residential density of E1 Rancho del Rey should be limited by
the topography and natural constraints of the subject territor.y, as well as the
General Plan parameters of the Telegraph Canyon community and those adopted
for adjacent territories. Notwithstanding these factors, the unit yield and
densification of E1 Rancho del Rey must be sufficiently high to economically
justify the development of the required streets, the construction of the
r.equisite water and sewer lines, the preparation of the land for development,
and the investment of development capital by the free market.
2. While the Specific Plan designates large areas as permanent, natural
open space, the Specific Plan recognizes this by establishing densities in nearby
areas to compensate for this open space, noting that the rugged terrain itself
would dictate considerable open, undeveloped area* During the preparation of the
, Plan , densities were transferred from the open space areas to nearby lands in
order to show the desired land use and open space patterns. The ranges expres.sed
* Most of the land covered by the Specific Plan is situated vithin the unincor-
porated territory of San Diego County. According to the S�+eetwater Community
Plan adopted by the County, the subject lands should be developed at a maximum
gross density of 1.0 dwelling units per acre. The Specific Plan, on the other
hand, sanctions an overall gross density of 2.6 dwelling units per acre.
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topography to fit predetermined lot sizes and floor plans, but should contem-
plate the use of some d��ielling types which can be better fitted to the land and
pad types which minimize exposure of manmade slopes. 47hile it is not the intent
, of the City of Chula Vista to literally apply the provisions of the Hillside
t•todifying District to El Rancho del Rey, the purpose and objectives of that
regulation do apply and the staff report on each development in El Rancho del Rey
should contain a statement as to the extent of compliance or noncompliance with
the provisions of the Hillside htodifying District. The City's hillside development
policy as contained in the "Design Criteria for Hillside Development," adopted
by the City Council on February 11 , 1975 should apply in the E1 Rancho del Rey
area.
D. Circulation and Public Facilities
1 . The street system of E1 Rancho del Rey shall meet the traffic and
land service needs generated by the development of the area ' s several thousand
acres and shall by design promote conservation of natural open space, the
establishment of a suburban order, the reduction of the need for grading, and
the encouragement of economy in land development.
2. The construction of the East H Street artery to the requirements of
the City, and the development of major, requisite public facilities, or the
City's adoption of a developer-initiated program therefor, shall be prerequisite
to further substantial growth and development in the northerly portions of
' E1 Rancho del Rey, and it shall be the City's policy that development which is
tributary to H Street shall progress from west to east.
3. In particular, no lands within the La Canada, Del Centro, Del Rey,
or North College Sectional Planning Areas, or within that part of the Parkside
SPA which abuts upon East H Street, shall be developed prior to the involved
developers ' submittal of a program for the full construction of East H Street,
between the easterly limits of the Rice Canyon SPA and Otay Lakes Road, and the
City Council ' s approval of such program.
4. East-west equestrian and hiking trails within the three legs of Rice
Canyon already exist and some should be preserved as development of adjacent
lands occurs. It is the policy of the City to also make provision for at least
one north-south trail which should utilize such existin9 �rights of way as the San
� Diego Otay 4later line and the SDG&E easement. Additional north-south routes or
variations and adaptations of the basic north-south route may become apparent at
such time as development proposals are made and grading plans are developed.
5. Bicycle routes and facilities should also be established within the
principal canyons of the district, ti�ihere such establishment tvould be consistent
with natural conservancy, as well as along the main streets of El Rancho del Rey
, in accordance �•�ith the Bike Routes General Plan Element and adopted implementing
plans.
6. The El Rancho del Rey corrnnunity should be served by the City of Chula
Vista 's mass transit system. This service should be planned and implemented by
the Director of Public 4lorks and the Transit Coordinator.
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on the Specific Plan, at the upper end of the range, are a maximum allowable
density upon which the subdivider can fully rely, and reductions from that
maximum should be made only upon a showing that, given a particular develop-
ment area and circumstances and conditions encountered therein, a lesser density
would be desirable; but in no case would it be less than the low end of the range
, established for the area. The following factors should be considered in arriving
at a less than maximum density for a particular project:
a. The location of the property with regard to existing or
prospective developments.
b. The impact of the project on traffic circulation and schools.
c. The topographic character of the property and other development
constraints, including earthquake faults and the presence of
endangered species.
d. The degree to which amenities, unique features, and open space
are incorporated into the project.
3. Within a given Sectional Planning Area, the Planning Comnission and
City Council may authorize development of a project at a density higher than the �
maximum overall density. Prior to such authorization, however, the applicant
should demonstrate by the preparation of preliminary plans for subsequent phases
that the overall maximum density will not be exceeded. At the time of approval
of a higher density project, the preliminary plan shall be adopted as a refine-
, ment of the El Rancho del Rey Specific Plan. (See also the discussion of Sec-
tional Planning Areas on page 10. )
4. In order to prevent the excessive restructuring of land, especially �
on the periphery of canyons and along steep streets, unconventional housing types,
such as split-pad and pole houses, should be encouraged.
5. Medium high density residential development within El Rancho del Rey
should be based upon the "garden apartment" concept, and should be characterized
by extensive internal and peripheral open space.
6. The land developers of E1 Rancho del Rey should, where feasible,
utilize the cluster, townhouse, patio home and zero lot line concepts in an
effort to provide usable open space. These concepts, if adroitly planned, could
also promote energy and water conservation, and lessen the requirement for streets.
They also could provide an opportunity for the development of much needed afford-
able housing.
The employment of the cluster-garden concept for the housing of moderate
income families and individuals could, in part, take the form of a mobile home
park. Well planned mobile home parks would be especially appropriate in those
, areas of El Rancho del Rey which are slated for "medium high" or "medium" density
residential development.
7. The urban design and townscape planning of all multiple family
developments within the E1 Rancho del Rey Planned Comnunity shall be governed
� by the Design Manual of the City of Chula Vista. For the purposes of this state-
ment of policy, condominium apartments, comnunity apartments, garden apartments,
and all other projects under which three or more dwelling units are constructed
on a single parcel of land, shall constitute multiple family developments.
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8. It is the express policy of the City of Chula Vista to require, in
the El Rancho del Rey area, fine grained mixtures of housing types. As a general
rule any development proposal involving more than 50 acres, or 250 d�velling units,
, should include at least two housing types. In large proposals, in appropriate
areas, three or more housin� types may be required. The City shou�d not approve
attempts to evade this requirement via a series of 49 acre or 249 dwelling unit
subdivisions. The following should be considered as different housing types for
the purposes of this policy.
a. Single family homes on "typical " lots
b. Apartments
c. Duplexes
d. To��rnhouses
e. Postage-stamp single family condominiums
f. Single family detached homes on lots containing 4,000 square
feet or less
g. Patio homes
h. Zero lot line homes
G. Cortunercial Planning
l . The Specific Plan designates several local , cortenunity, and regional
shopping centers. The plan has purposefully utilized natural and planned open
space in a manner �ahich should reduce commercial -residential friction and,
, through the employment of green interstices or buffers, has limited the impact
of cortmercial activity and traffic upon residential enjoyment.
2. The Specific Plan includes the proposal that E1 Rancho del Rey's
principal shopping precinct be located on the east side of I-805 and on the
south side of the East H Street artery (proposed) . The said precinct, �ahich
would occupy approximately 32 net acres, could accorrunodate a regional shopping
center with not more than 300,000 square feet of gross leasable area . However,
because this center could promote the decline of the existing Chula Vista shopping
center, full exploration of the possibility of fulfilling the city's need for
additional regional shopping facilities through the expansion of the Chula Vista/
Sears shopping complex should be undertaken before final approval is 9iven to .
this center at I-805 and H Street. If the said expansion reaches fruition, the
32± acres on East H Street could be devoted to a town and country (community ���
level ) shopping center, visitor corrunercial uses, recreational commercial uses, p.�' �
or a combination thereof. A part of this territory could also be devoted to a
planned automotive sales and service park. These principles are partially based
upon the Sedway/Cooke suggestions for the development of the Rice Canyon area.
3. 4Jhether the subject precinct is ultimately developed as a regional
comnunity, or other type of commercial center, onsite ancillary residential develop-
, ment should be encouraged and authorized at a maximum density of 18 dorelling units
per gross acre. The preplanned mixture of multiple family dwellings and mercan-
tile uses at East H Street and I-805 could create a well ordered and pleasant
living-working environment.
4. Although not shown on the plan diagram of the E1 Rancho del Rey
Specific Plan, several mini-centers of abouC�l� acres may be allowed in appro-
priate locations for the convenience of local residents. Such centers may
include a small , quick service grocery store, barber and beauty shops, and
similar services. Careful preplanning of such centers shall be required to
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insure their compatibility with adjacent residential areas. Freestanding signs
for such centers shall be limited to 4 feet in height. 4Ja11 signs shall be
limited to one square foot for each linear foot of building frontage.
1 H. Sectional Planning Areas �
l . The subcommunities or Sectional Planning Areas (SPA) indicated on
the plan diagram have been formulated for the purpose of guiding the imple-
mentation of Section 19.48.050 of the Chula Vista Municipal Code and thereby
providing E1 Rancho del Rey with a high level of internal� unity and order.
2. The number of dwelling units allowed within a given SPA is fixed.
However, in order to promote density flexibility and residential diversity,
the Planning Comnission and City Council may authorize the transfer of density
from one density designation to another area within the SPA ��ihich carries the
same density designation. The Planning Cormnission and City Council may also
authorize the transfer of density within a SPA from one density designation
to an area �•ihich carries a different designation in cases o-rhere the apolicant
provides ample evidence that the proposed transfer would substantially improve
the spatial or functional relationships of the involved SPA or would materially
increase the quality of the land use, circulation or conservation pattern thereof.
In either type of density transfer an increase in density in one area must always
be accompanied by a corresponding decrease in density in another area within the
same SPA. Careful , preplanned attention must be given to areas where density is
, transferred to insure their compatibility with loa�er density developments on
their periphery. Any request for a transfer of density shall be accompanied
by a development plan for the entire SPA showing the proposed development pattern
in the areas in which the density is being adjusted. Such development plan shall
be adopted as a refinement of the E1 Rancho del Rey Specific Plan at the time of
approving a higher density project.
3. The density flexibility discussed in the above paragraph should
encourage a diversity in housing types. The micro-neighborhoods which are devel-
oped at a density which is substantially higher than their authorized overall
density will probably accommodate condominium, townhouse, patio home, comnon
green, or garden apartment projects. Furthermore, this diversity could alter
the magnitude of required grading and reduce developmental costs .
4. Although the boundaries of the SPA's are indicated on the plan diagram,
and the maximum densities of the SPA plan are shown for each density classifica-
tion in the said diagram's legend, it should not be construed that the SPA plan
is automatically operational . Before any portion of an SPA will be approved for
development at a density �vhich is higher than the top of the involved range, a
preliminary plan for the entire involved SPA should be reviewed by the City
Planning Commission, and approved by the City Council . Upon approval of the
, Council , the preliminary plan should be adopted as a refinement to the El Rancho
del Rey Cormiunity Plan.
5. The Sectional Planning Areas could be used for any purpose which
requires the subdivision of the vast territory of E1 Rancho del Rey into well -
ordered and structured subcommunities. For example, the SPA plan could be util -
ized as the basis for the systematic creation of open space maintenance districts.
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I. Table of Translation
The following Table of Translation embodies a tabular analysis of the land
use, residential density, and population proposed for E1 Rancho del Rey by the
, text and diagram of the Specific Plan. The table clearly reflects.�he plan's
dual emphases upon conservation and development.
_. _._ .._ . ..
Table of Translation
No. of
HOUSING Dwelling Units Dwelling
CATEGORIES per Gross Acre Dwelling Types Acres Units
Very Low 1 - 2 Residential Estates - 265 530
Single family detached
Cluster housing
Low 2 - 3 Single family detached 272 816
Single family attached
Cluster housing
Medium/Low 3 - 5 Single family detached 478 2,390
Single family attached
Cluster housing
Townhouses
� Medium 6 - 10 Single family detached 187 1 ,870 �
Single family attached
Cluster housing
Townhouses
Garden apartments
Medium/High 11 - 18 Townhouses 22 396
_ Garden apartments
_ Low 'rise apartments _ ,
Sub Tota_1 " 1 ,224 6,002 -.
COMMERCIAL
Retail 53
Recreation �p
FIRE STATION �
SCHOOLS
Elementary 50
Junior High 60
� Senior High 50
PARKS
Neighborhood 25
Community �g
NATURAL OPEN SPACE 7gp
TOTAL 2,272 6,002
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J. Cost Distribution
� The cost of certain public facilities required to serve the El Rancho del Rey
area should be distributed by means of a reimbursement plan or plans. The plan
should equitably spread costs among all who benefit by the construction, including,
as appropriate, the general public of the city. All developments in the area
should be subject to the fees and conditions as established by the City Council
through its adoption of a reimbursement plan or plans.
IV. PLIUY It•iPLEP1ENTATION
The El �ancho del Rey Specific Plan, upon adoption, will constitute municipal
policy. The effectuation of this policy will require much subsequent precise
plannine. ?n particular, the zoning plan of El Rancho del Rey must be brought
into a state of consonancy with the Specific Plan through the comprehensive
amendment oi the E1 Rancho del Rey Planned Community Zone' s General DeveloPment
Plan and Schedule, or through the rezoning of the 2,271 acres in Guestion to
traditional zoning classifications . l•Jhichever zoning route is selected, the
adoption of the Specific Plan should substantially facilitate and expedite
processing.
l•lith respect to plan processing, every effort should be made to reduce the time
1 required ior the review and approval of precise and project plans. Zoning and
subdivision proposals, for example, should be considered as comoanion proposals
at the same meeting, a�here such are associted with the same land development
project. �
V. COi;CLUSIO�d
The foregoing text and the accompanying plan diagram constitute a policy bridge
between theChula Vista General Plan and the forthcoming project plans for the
development of El Rancho del Rey. The said text and diagram are readily amend- i
able, and therefore should be able to guide the growth and development of the .
subject area over a protracted period of time. Since the 2,339 acres of El
Rancho del Rey will require several years of development, and changes taithin the
free market and public preferences must be anticipated during the cburse thereof,
the policies and principles of the plan have been couched in flexible terms.
This flexibility, however, has not diminished the Specific Plan ' s fidelity to
the Chula Vista General Plan and its constituent elements.
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