HomeMy WebLinkAboutPCS-90-07/PCM-90-01 RESOLUTION NOS. PCS-90-07/PCM-90-01
: RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOhA1E��DING THAT THE CITY COUNCIL
APPROVE THE TENTATIVE SUBDIVISION MAP FOR SUNBOW
II, CHULA VISTA TRACT N0. 90-07, AND SUNBOW II
COMMUNITY DESIGN GUIDELINES, PCM-90-01
WHEREAS, a duly verified application for a tentative subdivision map
was filed with the City of Chula Yista on February 7, 1990; by the Rancho Del
Sur Partnership, and
WHEREAS, said application requested approval to subdivide
approximately 602 acres into 1 ,163 parcels, of which 1 ,128 are single family
residential lots, the others being parcels for multiple family residential ,
corrnnercial , cormnunity recreation, industrial park, elementary school and open
space, and
WHEREAS, also duly noticed to be heard at a public hearing, was the
Sunbow II Cormnunity Design Guidelines, whose purpose will be to guide the
design of future site plans, architecture and landscape architecture within
the Sunbow II Planned Community; and
WHEREAS, the Planning Cortonission set the time and place for a hearing
• on said tentative subdivision map application and coimnunity design guidelines,
and notice of said hearing, together with its purpose, was given by its
publication in a newspaper of general circulation in the City, and its mailing
� to property owners within 300 feet of the exterior boundaries of the property
at least 10 days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as advertised,
namely 7:00 p.m. , April 25, 1990, in the Council Chambers, 276 Fourth Avenue,
before the Planning Commission and said hearing was thereafter closed; and
WHEREAS, the Coimnission found that the project complied with the
environmental considerations found in Sunbow EIR-88-1 .
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION finds as
follows:
Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative
subdivision map for Sunbow II, Chula Vista Tract 90-07, is found to
be in conformance with the various elements of the City's General
Plan based on the following:
1 . The site is physically suitable for residential development and
the proposal conforms to all standards established by the City
for such projects.
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2. The design of the subdivision will not affect the existing
� improvements, - streets, sewers, etc. , - which have been
designed to avoid serious problems.
3. The project is in substantial conformity with the Chula Vista
General Plan Elements as follows:
a. Land Use - The project is consistent with the adopted
Sunbow II General Development Plan and SPA Plan, which, in
turn, conform to the Chula Vista General Plan. The
residential dwelling unit total of 1946 units is at the
mid-range of the residential units permitted here by the
General Plan.
b. Circulation - The project will be served by public streets
which conform to City standards, and which are listed in
the City General Plan Circulation Element. All on-site and
off-site improvements will be installed in accordance with
the Public facilities and SPA Plan for Sunbow II.
c. Housing - The project will provide housing by type and
residential density, consistent with City General Plan and
Sunbow II SPA Plan designations.
d. Conservation - No cultural resources have been found on the
site. Sensitive biological resources identified in
_• Environmental Impact Report are being protected according
to all the prescribed mitigation measures, special
attention being paid to the long-term preservation of Poggi
Canyon.
e. Park and Recreation, Open Space - Approximately 180 acres
(30 percent) of the site is dedicated to permanent open
space. This is greater than the area shown in the City
General Plan. A 10 acre Coimnunity Recreation Center
comprising active and passive recreation uses will be
dedicated to the City as part of an in-lieu-of park fees
agreement. This facility will assure provision of much
needed recreation facilities in this geographical location.
f. Seismic Safety - A fault trace known as the La Nacion fault
has been identified, and it crosses over mostly open space
designated areas on the site. All construction and building
setbacks in the proximity of, or adjacent to this fault,
shall be subject to the recoimnendations of a qualified
geologist.
g. Safety - A new fi re stati on i s pl anned to be bui 1 t wi thi n
the Sunbow development. This will permit properly equipped
units to respond to 85% of all emergency calls within 7
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minutes. Fire hydrant spacing; and water pressure
� requirements will meet the standards set by the City.
Police response times are within the threshold standard.
h: Noise - Final development plans and grading plans will be
required before a site-specific acoustical analysis can be
prepared by the applicant to determine specific mitigation
measures which must be applied for residential areas with
potential noise levels over 65 dBA: Very few areas are
potentially impacted; e:g: the facades of buildings
adjacent to portions of Medical Center Drive and Naples
Street could range up to 69 dbA CNEL.
i . Scenic Highway - East Orange Avenue traverses Poggi Canyon
which forms part of a scenic corridor. Almost all of the
180 acres of permanent open space which will be publicly
dedicated in Sunbow II lies in this location. Additional
open space dedication and landscaping will occur adjacent
to the Telegraph Canyon Road scenic corridor.
j. Bicycle Routes - City and County staff are working together
to locate on-street and off-street bicycle lanes and
pathways along East Palomar Street and East Orange Avenue.
• In both these locations, there are sufficient rights-of-way
for the implementation of either on-street or
vehicular-separated bicycle travel options.
'• k. Public Buildings - The project will be incorporated into an
� established Mello-Roos District in order to provide for
adequate school facilities. The Coimnunity Recreation Center
building will also become a public facility which
incorporates recreation uses and community meeting rooms.
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends that
the City Council approve the corttnunity design guidelines, PCM-90-01 , as
presented, and approve the tentative subdivision map for Sunbow II, Chula
Vista Tract 90-07, subject to the following conditions:
1 . a. The property owner shall be responsible for the construction of full
street improvements for all the public streets shown on the Tentative
Map within the subdivision boundary and for the construction of
necessary off-site improvements as identified in the Sunbow Public
Facilities Financing Plan (SPFFP) and EIR. Street "NN" shall be
constructed to Industrial Street Standards.
b. Said improvements shall include, but not be limited to, asphalt
concrete pavement and base, concrete curb, gutter and sidewalk,
sewer, water and drainage facilities, street lights, traffic signs,
fire hydrants, transitions to existing improvements, traffic signals,
street trees and bike lanes as required to meet City standards for
street sections.
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c. All streets shall conform to the City's Street Design Standards
� Policy unless otherwise approved by the City Engineer.
2. The property owner shall acquire and convey easements for all off- site,
streets, public storm drains and sewers prior to approval of the Final Map.
3. All work within the public right-of-way shall be done in accordance with
the current editions of Standard Specifications for Public Works
Construction, the San Diego Area Regional Standard Drawings and the Design
and Construction Standards of the City of Chula Vista: All design shall
conform to City of Chula Vista Subdivision Manual (edition in effect at
time the tentative map is approved) , the current Standard Drawings, and
the Street Design Standards Policy (1989):
4. The property owner shall notify the City at least 60 days prior to
consideration of the Final Map by City if offsite right of way cannot be
obtained as required by the Conditions of Approval . (Only offsite right
of way or easements affected by Section 66462.5 of the Subdivision Map Act
are covered by this condition).
After said notification, the owner shall :
a. Pay the full cost of acquiring offsite right of way or easements
required by the Conditions of Approval of the Tentative Map.
b. Deposit with the City the estimated cost of acquiring said right of
. way or easements. Said estimate to be approved by the City Engineer.
c. Have all easement and/or right of way documents and plats prepared
and appraisals complete which are necessary to cormnence condemnation
proceedings.
d. If the developer so requests, the City may use its powers to acquire
right of way, easements or licenses needed for offsite improvements
or work related to the tentative map. The developers shall pay all
costs, both direct and indirect incurred in said acquisition.
The requirements of a, b and c above shall be accomplished prior to
approval of the Final Map.
All offsite requirements which fall under the purview of Section 66462.5
of the State Subdivision Map Act will be waived if the City does not
comply with the 120 day time limitation specified in that section of the
Act.
5. The property owner may be reimbursed from the DIF, or from applicable
reimbursement districts as they may be formed in the future, for offsite
right-of-way or easements necessary to complete improvements required by
the DIF program or reimbursement districts.
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6: An erosion and sedimentation control plan shall be prepared as part of the
� grading plans.
7. The property owner shall comply with all relevant Federal , State and Local
regulations, including the Clean Water Act: The developer shall be
responsible for providing all required testing and documentation to
demonstrate said compliance as required by the City Engineer.
8. The property owner shall guarantee the construction of all interior public
improvements required for development of any unit of development prior to
approval of the Final Map for said unit.
9. Prior to Final Map approval , the property owner shall enter into an
agreement with the City whereby:
a. The property owner agrees that the City may withhold building permits
for any units in the subject subdivision if any one of the following
occur:
1 . Regional development threshold limits set by the East Chula
Vista Transportation Phasing Plan have been reached.
2. Traffic volumes, levels of service, public utilities and/or
services exceed the adopted City threshold standards.
b. The property owner agrees that the City may withhold occupancy
—• permits for any of the phases of development identified in the Sunbow
Public Facilities Financing Plan (SPFFP) if the required public
facilities, as identified in the SPFFP or as amended by the Mnual
Monitoring Program have not been completed.
The property owner may propose changes in the timing and sequencing
of development and the construction of improvements affected. In
such case, the SPFFP may be amended as approved by the City Planning
Director and Public Works Director.
Phase Facilities Needed*
lA 1 , 2, 3, 4, 5, 6, 25 (See Table I for
16 7, 9 description of
1C 10 each facility)
IIA 11 , 12, 13
IIB 12A
III 14, 15
* Facilities shall be guaranteed prior to approval of Final Map for
the corresponding phase and completed prior to issuance of
occupancy permits for each corresponding phase.
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TABLE I
: Facility Description
1 Medical Center Drive - construct four-lane
Collector Medical Center Court to East
Palomar Street
2 Medical Center Drive - construct Class I
Collector - East Palomar Street to
Brandywine Avenue
3 East Palomar Street - striping - I-805 to
Oleander Avenue
4 East Palomar Street - construct four-lane
tdajor one lot east of Oleander Avenue to
Medical Center Drive
5 Telegraph Canyon Road - widen to six-lane
Prime Arterial Oleander Avenue to eastern
SPA boundary
6 Telegraph Canyon Road widen the north side
to provide four westbound travel lanes
from I-805 northbound on-ramp to a point
•_ easterly of Halecrest
7 East Orange Avenue construct five lanes of
a six-lane Prime - Oleander Avenue to
Medical Center Drive.
9 East Palomar Street - construct four-lane
Major - Medical Center Drive to limit of
Phase IB development
10 East Palomar Street - construct four lane
Major - from Phase IB development to Paseo
Ladera
11 East Palomar Street - construct four lane
Major from Paseo Ladera to eastern SPA
boundary
12 Paseo Ladera - construct four-lane
Collector - Telegraph Canyon Road to East
Palomar Street
12a Installation of Traffic Signal at East
Palomar Street and Paseo Ladera
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13 Telegraph Canyon Road and I-805 - Install
� a traffic signal at southbound ramp and
widen the southbound on/off ramp to
accormnodate the dual left turn lanes to
southbound I-805
14 East Orange Avenue improve one-half width
of a six-lane Prime Arterial from Medical
Center Drive to east SPA boundary
15 Telegraph Canyon Road and I-805 - widen
south side of Telegraph Canyon Road under
the I-805 overcrossing to provide a third
eastbound through lane and restripe/widen
the northbound off ramp to provide two
north bound to eastbound right turn lanes.
25 Construct off-site sewer to serve Poggi
Canyon Basin
10. Prior to Final Map Approval :
a. The property owner shall agree to not protest formation of a
district for the maintenance of lighting and landscaped medians and
parkways along streets within and adjacent to the subject property.
b. The property owner shall agree to not protest formation or inclusion
—• in an Open Space District.
c. The property owner shall agree to not protest formation or inclusion
in a district for the maintenance of the Telegraph Canyon drainage
channel .
d. The property owner shall agree to not protest formation or inclusion
in a district for the maintenance of Poggi Canyon drainage
facilities.
e. The property owner shall agree to not protest formation or inclusion
in a sewer reimbursement district.
11 . An improved access road with a minimum width of 12 feet shall be provided
to sanitary sewer manholes. The roadway shall be designed for an H-20
wheel load or other loading as approved by the City Engineer. Compacted
decomposed granite may be used for access roads in Poggi Canyon.
12. Graded access shall be provided to all public storm drain structures
including inlet and outlet structures. Improved access as determined by
the City Engineer shall be provided to public drainage structures located
in the rear yard of any residential lot.
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13. Lot lines shall be located at the top of slopes except as approved by the
� City Engineer. Lots shall be so graded as to drain to the street or an
approved drainage system. Drainage shall not be permitted to flow over
slopes.
14. The boundary of the subdivision shall be tied to the California
Coordinate System - Zone VI (1983).
15. All vertical curves and intersection corner sight distance requirements
shall conform to the requirements in the CalTrans Highway Design Manual .
16. The property owner shall provide access on an equal basis to and upon
individual lots for all franchised cable television companies.
17. Prior to Final Map approval , the property owner shall enter into an
agreement with the City wherein the City is held harmless from any
liability for erosion, siltation or increased flow of drainage resulting
from this project.
18. The property owner shall be responsible for the construction of street,
sewer, drainage, etc. , improvements as outlined in the Public Facilities
Financing Plan for Sunbow.
19. East Palomar Street, East Orange Avenue, and �4edical Center Drive are
designated bike routes in the Circulation Element of the General Plan.
Accordingly, property owner shall provide the necessary signs and
markings to effect the bicycle plan as required by the City Engineer.
• 20. The property owner shall be responsible for obtaining adequate off-site
right-of-way and for construction of off-site improvements, from the
southerly end of Medical Center Court to the subdivision boundary as
determined by the City Engineer.
21 : The property owner' s obligation to improve or parallel the existing Poggi
Canyon Trunk Sewer segments which exceed design capacity due to flows
from this development shall include an oversizing of or paralleling of
existing sewer lines as may be necessary to accommodate the ultimate
projected flow from areas tributary to the Poggi Canyon sewer basin, and
the flow as diverted from the Palm Canyon basin. The property owner may
request the formation of a reimbursement district and a reimbursement
agreement in accordance with Chapter 15.50 of the Municipal Code.
22. The property owner shall obtain permission from the City to deposit
sewage in a foreign basin prior to approval of any Final tdap. The
permission shall be in the form of an agreement whereby the City shall
agree to such transfer.
23. Prior to Final Map approval , the property owner shall enter into an
agreement whereby the property owner agrees to:
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a: Fund a study for the preparation of a Poggi Canyon Sewer Basin
� Improvement and Financing Plan. Said Basin Plan shall provide (1 )
an estimate of the ultimate sewage flows; (2) the necessary
additions to the existing sewer system to provide adequate capacity
for said flows; (3) a method to fairly allocate the cost for
providing the needed improvements; (4) a method for reimbursement to
developers providing sewer improvements as outlined in the Basin
Plan: Funds provided by property owner for preparation of the Basin
Plan shall be subject to reimbursement from fees as may be
established by said Basin Plan.
b. Participate in funding of the necessary facilities to provide
downstream sewer capacity in the 14ain Street and Date-Faivre trunk
sewers for those sewer segments which this development causes to
exceed City design capacity standards. The property owner may
request the formation of a reimbursement district and a
reimbursement agreement in accordance with Chapter 15.50 of the
Municipal Code.
c: Provide appropriate security to guarantee the ability to restore the
trunk sewers' reserve capacity to a level and condition that would
otherwise exist but for sewage diverted into the Poggi Basin. Said
security may be waived if the property owner can demonstrate to the
satisfaction of the City Engineer that the cost of improvements
constructed by the property owner is equal to or greater than the
total of (1 ) the fair cost responsibility for necessary improvements
as determined by the Basin Plan and (2) the cost of improvements
—•- necessary to restore the reserve capacity.
24. The property owner shall enter into an agreement with the City whereby
the property owner agrees to participate in the monitoring of existing
sewage flows in the Telegraph Canyon Trunk Sewer and the financing of the
preparation of the Basin Plan and, pursuant to any adopted Basin Plan,
agree to participate in the financing of improvements set forth therein,
in an equitable manner. Said agreement shall be executed by the property
owner prior to Final Map approval .
25. East Palomar Street shall maintain minimum curve radii of 1100' east of
Oleander Avenue unless otherwise approved by the City Engineer,
26. Juniper Street shall terminate in a modified knuckle at the intersection
with Laurel Avenue. The developer shall be responsible for improvements
to the satisfaction of the City Engineer.
27. The minimum cul-de-sac and knuckle frontage shall be 35' at the property
line, unless approved by the City Engineer and Director of Planning.
28. Open Space areas which are to be maintained by an open space district
shall be granted to the City in fee.
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29. A lot line adjustment for Lots 1 through 3 of Unit 1 shall be processed
� in conjunction with approval of the Final Map for Unit 1 :
30. The maximum grade along Paseo Ladera shall not exceed 8%, unless
otherwise approved by the City Engineer.
31 . Access rights to Rancho del Sur, Phase 1 , Unit 1 of Map 12060 from Unit
12 shall be relinquished. Emergency access shall be permitted as
determined by the City Engineer.
32. Where existing buildings are located near proposed manufactured slopes,
the soil engineer shall determine building setbacks from the slope.
Prior to issuance of a grading permit, the soils engineer's
recortonendations shall be incorporated into the soils report.
33. Sight visibility easements shall be granted as necessary to comply with
the requirements in the CalTrans Highway Design Manual .
34. East Orange Avenue shall be constructed to the easterly subdivision
boundary unless a shorter distance is approved by the City Engineer.
35. Building setbacks from the La Nacion fault shall be as recoimnended by a
qualified geologist.
36. The soil report shall be amended to provide recoimnendations relative to
building setbacks: The amendment shall be provided prior to issuance of
_• a grading permit and final recommendations provided prior to issuance of
any building permits.
37. The location of street entries and major entries for multi-family
projects to public streets shall be approved by the City Engineer.
38. All streets within the multi-family developments shall be private.
Detailed horizontal and vertical alignment of the centerline of said
streets shall be reflected on the improvement plans for said
developments. Design of said streets shall meet the City standards for
private streets.
39. All subdivisions proposing private streets with controlled access
devices, such as gates, shall contain the following features:
a. Gates shall be approved by the City Engineer. Gates shall be
located to provide sufficient room on the private roadway to queue
without interrupting traffic on public streets.
b. A turn around shall be provided at the location of the gate. The
size and location of said turn around shall be approved by the City
Engineer.
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c. the border between public street and private street shall be
� delineated through the use of distinctive pavement:
d. Provisions shall be made for emergency vehicle access.
40. All the streets shall be dedicated as shown on the subject Tentative Map
except Street "NN" which shall be dedicated to Industrial Street
Standards. Detailed horizontal and vertical alignment for said streets
shall be reflected on the improvements plans for the subject subdivision
or any unit thereof. Design of said streets shall meet all City
standards for public streets:
41 . At the intersection of East Palomar Street and Street "YY", no left-turn
movements shall be allowed onto East Palomar Street.
42. The property owner shall be responsible for installation of a traffic
signal at the intersection of East Orange Avenue and Medical Center Drive
prior to approval of Final Map of Unit 19. Said improvements may be
included in the Transportation DIF program in the future.
43. The property owner shall be responsible for ensuring that stormwater
discharge flows do not exceed predevelopment flows for a 50 year design
storm.
44. The curve radius of the access to the school site (Street "AA" to the
intersection with Street "RR") shall meet or exceed the requirements for
_� a Class 3 Collector. Deviation from this Standard may be approved only
if it can be demonstrated by a registered civil engineer that the City
Standards are not reasonably achievable. Any deviation must conform with
cormnon engineering practice and standards in consideration of public
safety.
45. Prior to issuance of a grading permit for areas draining to the detention
basin at the southerly boundary, the developer shall guarantee
maintenance of the basin until such time as final grading for each basin
has been completed and the City, through the Open Space Maintenance
District, accepts the maintenance responsibility for said basins. The
City may accept responsibility for each basin separately.
46. Prior to approval of any Final Map which includes a portion of East
Orange Avenue or East Palomar Street, the property owner shall submit
plans demonstrating the feasibility of the extension of said streets.
47. The proposed sewer main and associated manholes shall not be located in
the raised medians.
48. The construction of stormwater detention basins in the Poggi Canyon
Drainage Basin shall be phased with the development of the southern
portion of the Sunbow project, and the construction of East Orange
Avenue. Al1 costs associated with the construction shall be initially
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borne by the property owner. Should a drainage improvement district be
� formed at a later date to accormnodate upstream flows, excess capacity
provided by Sunbow may be reimbursed from the drainage district.
49. Underground traffic signal equipment and traffic signal standards shall
be installed at the following intersections:
a. Paseo Ladera and Telegraph Canyon Road
b. Medical Center Drive and Medical Center Court
c. East Palomar and Medical Center Drive
d. East Palomar and Paseo Ladera
Mast arms, signal heads and associated equipment shall not be installed
unless approved by the City Engineer.
50. Interconnect conduit, pull boxes and pull rope shall be installed to
connect the following intersection signal systems:
a. Telegraph Canyon Road/Paseo Ladera to Telegraph Canyon
Road/Medical Center Drive
b. Paseo Ladera/East Palomar to Idedical Center Drive/East Palomar
c. Medical Center Drive/East Palomar to Medical Center
Drive/Telegraph Canyon Road
d. Medical Center Drive/East Palomar to Medical Center
Drive/Orange Avenue
—• 51 . Striping plans shall be submitted for the following streets: Paseo
- Ladera, Medical Center Drive, East Palomar, East Orange Avenue, Street
"J". Striping plans shall be approved in conjunction with improvement
plan for said streets by the City Traffic Engineer
52: The property owner shall grant the City 1 ' control lots adjacent to the
following streets
a. East end of East Palomar Street
b. East end of East Orange Avenue
53: The property owner shall submit "as built" improvement and storm drain
plans as required by the City Subdivision Manual . Additionally, the
property owner shal l provi de the Ci ty sai d pl ans and al 1 fi nal maps i n
DXF file format.
54. Prior to approval of any building permits for single family residential
use, the developer shall submit a list of proposed lots indicating
whether the structure will be located on fill , cut, or a transition
between the two situations.
55. The property owner shall comply with all applicable sections of the Chula
Vista Municipal Code. Preparation of the Final Map and all plans shall
be in accordance with the provisions of the Subdivision Map act and the
City of Chula Vista Subdivision Ordinances and Manual .
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56. The proposed Fire Station site, Lot "X", located south of Unit 2,
� Planning Area 13, is required to meet City criteria for fire station
design and layout. The lot size will be at least 1 acre with a minimum
usable area of .80 acre, or modified to the approval of the Fire Chief.
57. Fire hydrants shall be required at maximum 500 ft. spacing subject to
review and approval of the Fire Marshal . Main pressure shall not exceed
150 psi , and residual pressure shall be 20 psi .
58. Fire hydrants to be installed, tested and operational prior to any
combustible materials placed on site; 1000 gpm for single family
development; fire flow for multi-family dwellings based on construction
type and square footage (1988 UFC, Appendix III-A); commercial to be
determined. Roadway access for fire apparatus shall be provided to
coincide with construction. Fire department requires minimum turning
radius of 40 feet in order to turn fire apparatus:
59. Prior to Final Map approval , a site-specific acoustical analysis shall be
prepared and submitted to the City Environmental Coordinator.
Acoustical barrier section as well as housing construction and design for
any residential areas identified within a 65 dBA contour or greater shall
be subject to review and approval by the Chula Vista Building Director to
ensure interior noise limits of 45 dBA. In addition, the Planning
Director shall review and have approval authority for barrier and/or
building design to ensure line of site acoustical protection for all
_• exterior areas subject to 65 dBA contours or greater.
60. Retaining walls shall have a maximum height of 7.5 ft. , or be otherwise
approved by the Director of Planning. The restrictions on retaining
walls shall be included with the CC&R's.
61 : The City may require a street guardrail to be placed by the developer
along the south edge of East Orange Avenue, and, a protective fencing
system may be installed around the water retention basins in this area.
The final designs and types of construction materials sha11 be subject to
approval of the Director of Planning and City Engineer.
62. Walls and fences shall be constructed per the wall and fencing plan shown
in the SPA Plan, -adjusted accordingly in their placement, due to
tentative map site planning refinements.
63. All open space lots adjacent to public rights-of-way shall maintain a
minimum width so as to provide 10 feet of landscaping treatment behind
the back of sidewalk, or as otherwise approved by the Director of
Planning.
64. Boundary separation of open space lot Lot "F", Unit 1 , from Greg Rogers
Park property, will follow the eastern edge of the service road which
coincides with the sewer easement in this vicinity.
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65. The disturbance and loss of vegetation due to grading in the vicinity of
� Greg Rogers Park and the Chula Vista Boys and Girls Club, will be
replaced and relandscaped to the approval of the Director of Parks and
Recreation.
66. Overlook areas for Poggi Canyon (Lot "K" ) , located at south terminus of
Street "J", south terminus of Street "S", south terminus of Paseo Ladera
and the south terminus of Street "AA", shall be designed and constructed
to the approval of the Director of Parks and Recreation.
67. In exchange for the development, and dedication by the developer to the
City of a Park and Recreation complex, which is subject to the approval
of the Director of Parks and Recreation as described in the Sunbow II SPA
Plan and Public Facilities Financing Plan, all Park Acquisition and
Development (PAD) fees shall be waived. (Refer to Sunbow II SPA Plan and
Public Facilities Financing Plan documents) .
68. Applicant shall request annexation to Open Space District 18. Open space
areas which are to be maintained by an open space district shall be
dedicated to the City in fee title. Landscape maintenance of this open
space shall be accomplished by the developer or homeowners association
for a minimum period of one year, which may be extended, until such time
as accepted into the open space maintenance district by the Director of
Parks and Recreation and City Landscape Architect. Lot "DD" and adjacent
off-site graded areas shall be landscaped by the developer and maintained
by the developer or homeowners association until such time as the entire
area can be added to the open space district, subject to acceptance by
�•—' the Director of Parks and Recreation and City Landscape Architect.
69. For walls which are located within the open space maintenance district,
owners of adjoining lots shall sign a statement when purchasing their
homes that they are aware that the wall is on City property and that they
may not modify or supplement the wall or encroach onto City property.
These restrictions shall also be reflected in the CC&R's for each lot.
70. Prior to Final Map approval 'landscape and irrigation plans, erosion
control plans, and detailed water management guidelines for all landscape
irrigation including all open space lots, shall be submitted and subject
to review and approval of the City Landscape Architect and Director of
Parks and Recreation. The landscaping format within the project shall be
to emphasize native, drought-resistant plant material . Excluded from the
requirement are active recreational areas. Exceptions can also be made
for areas where reclaimed water is exclusively used.
71 . Water pipe shall be placed within the project to accommodate reclaimed
water use on site in accordance with plans approved by the Otay Water
District and the City Engineer.
72. Developer shall provide on-site infrastructure to accept and to use
reclaimed water, when it is available, from the appropriate district to
use such water for park and parkway landscaping and the proposed park
pond.
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73. As needed by the City, developer shall provide access to open space areas
� for maintenance and fire protection. Prior to Final Map adoption,
adequacy and placement of such access shall be approved by the City Fire
Marshall and Director of Parks and Recreation.
74. Prior to Final Map approval ; the open space trail system and adjacent
landscaping shall be mapped, and be subject to the approval of the
Director of Parks and Recreation.
75. Slopes on the south side of the future Palomar Street extension, just
east of Oleander Avenue; which face onto the street; shall be included in
Open Space District 18. (Flair Banks - presently Park lands):
76. Telegraph Canyon Road medians (and parkways) , as identified in the Sunbow
Public Facilities Financing Plan, shall be included in Open Space
District 18.
77. Developer shall provide for clear visual and physical separations
wherever open space district areas interface with:
- Privately maintained areas
- school district maintained areas
- fire department maintained areas
- industrial park maintained areas
- Parks division maintained areas
- areas maintained by other public agencies
_• - any and all other contiguous properties
Said separations or delineations may be theme walls, fencing, etc. The
Director of Parks and Recreation shall approve the design of all said
separations.
78. Open Space District-maintained street frontage landscaping should not be
extensions of the front yards of residences.
79. Turnover of mai ntenance of open space areas to the Ci ty wi 11 be wi thhel d
until all encroachments and dumping issues (construction and otherwise),
which may occur during construction and landscape maintenance by the
developer are rectified by the developer, to the satisfaction of the
Director of Parks and Recreation.
80. The Final Map shall indicate the area acreage for all open space lots.
81 . The developer shall ensure that prospective purchasers sign an assessment
disclosure statement fully explaining the fact they are in a special open
space district, and what the projected assessments are anticipated to be,
both in the near future and at ultimate subdivision build out.
82. Bro�� channels and ditches emanating from and/or running through City Open
Space shall not be routed through private property and vice versa.
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83. All utilities which service open space shall be located within City open
� space or within dedicated City right-of-way:
84; Prior to Final Map approval , the developer shall prepare an affordable
housing program, acceptable to the Community Developer Director, having
an established goal of providing 5% of total approved dwelling units for
low income and 5% moderate income:
85. The 16 inch water line located south of East Palomar Street, along the
western property boundary of Unit 2; Planning Area 13, shall be
relocated, if necessary, per the requirements of the Otay Municipal Water
District.
86. All development within the subdivision boundary shall be done in
compliance with the Sunbow Mitigation Monitoring Program.
87. The following statement shall be placed on the Final Map:
"Please be advised that the City of Chula Vista intends to adopt a Growth
Management Element, Transportation Phasing Program, and other related
growth management implementation programs, which may regulate the
location and timing of development in the City. The City intends that
development of property included in the Final Map will be subject to the
provisions of these programs. Owners listed on this map shall be
responsible for providing notification to any purchaser or successor in
interest to any portion of this property of the City's intent in this
_• regard".
And that a copy of this resolution be transmitted to the owners of
the property and the City Council .
PASSED AND APPROVED BY THE PLANNING COMMISSION Of CHULA VISTA,
CALIFORNIA, this 25th day of April 1990, by the following vote, to wit:
AYES: Commissioners Tugenberg, Carson, Casillas, Fuller, Shipe
NOES: None
ABSENT: Cannon
ABSTENTIONS: Grasser �G'G`�'� � iL�;��,��
/
Robert E. Tugenber9, �Ehairman //
v
ATTEST:
��«_�_. �eN�
aF�ncy tf i� ey, ecre ry
WPC 7671P
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