HomeMy WebLinkAboutPlanning Comm Rpts./1999/11/03
AGENDA
CITY PLANNING COMMISSION
Chula Vista, California
6:00 p.m.
Wednesday, November 3,1999
Council Chambers
Public Services Building
276 Fourth Avenue, Chula Vista
CALL TO ORDER
ROLL CALUMOTIONS TO EXCUSE
PLEDGE OF ALLEGIANCE
INTRODUCTORY REMARKS
APPROVAL OF MINUTES:
None.
ORAL COMMUNICATIONS
Opportunity for members of the public to speak to the Planning Commission on any
subject matter within the Commission's jurisdiction but not an item on today's agenda.
Each speaker's presentation may not exceed three minutes.
1. PUBLIC HEARING: Consideration of the following application filed by The EastLake
Company for 108 acres on the north side of Otay Lakes Road between
Lane Avenue and Hunte Parkway within the EastLake Planned
Community:
a. PCM-oO-o2; Amendments to the text, maps, and statistics of the
EastLake II General Development Plan (GDP), EastLake I Sectional
Planning Area (SPA) plan and associated regulatory documents to
incorporate 108 acres of Research and Limited Manufacturing into
the EastLake II GDP and EastLake I SPA.
b. PCS-OO-02; Tentative Subdivision Map known as EastLake
Business Center II, Chula Vista Tract OQ..02 to subdivide 108 gross
acres into 16 industrial lots, ten open space lots, and associated
industrial streets.
2. PUBLIC HEARING: PCM-OO-01; Consideration of amendments to the Eastlake II General
Development Plan, Eastlake Greens Sectional Planning Area (SPA) Plan
and Eastlake II Planned Community District Regulations, to transfer
density from parcel R-16 to parcel R-26; transfer 2.2 acres from parcel
PQ-1 to parcel R-26; and change the land use designation of said 2.2
acres from PublidQuasi-public (PQ) to Medium-High residential (11-18
dulac).
Planning Commission
- 2-
November 3, 1999
3. PUBLIC HEARING: PCM-OO-06; Adoption of a resolution amending the Rancho del Rey
Sectional Planning Area (SPA) I Design Guidelines, in order to allow
the placement of monument signs within a public open space area
situated along East H Street at the Rancho del Rey Business/Commercial
Center, and place directional signs within the Center.
DIRECTOR'S REPORT:
COMMISSIONER COMMENTS:
ADJOURNMENT:
to a Planning Commission Workshop on November 10, 1999.
COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT
The City of Chula Vista, in complying with the American with Disabilities Act (ADA), requests
individuals who require special accommodations to access, attend, and/or participate in a City
meeting, activity, or service, request such accommodations at least forty-eight hours in advance
for meetings, and five days for scheduled services and activities. Please contact Diana Vargas
for specific information at (619) 691-5101 or Telecommunications Devices for the Deaf (TDD)
at 585-5647. California Relay Service is also available for the hearing impaired.
Item: /
Meeting Date: 1\ovember 3. ] 999
PLANNING COMMISSION AGENDA STATEMENT
ITEM TITLED:
l'UBLlC HEARING: Consideration of the fuIJov"ing application filed
by The EastLake Company for] 08 acres on the north side of Otay Lakes
Road between Lane A venue and Hunte Parkway within the EastLake Planned
Community:
a. I'CM-OO-02: Amendments 10 the text. maps. and statistics of the
EastLake II General DevelopmenT Plan CGDP,. EastLake I Sectional
Planning Area (SPA) plan and associated regulatory documents to
incorporate 108 acres of Research and Limited Manufacturing into
the EastLake II GDP and EastLake I SPA.
h. PCS-O(l-02; Tentative Subdi\ision Map knO\\11 as EastLake
Business Cemer II. Chula Vista Tract 00-0:2 10 subdivide] 08 gross
acre~ inw j 6 inciusrrial lots. len open space lots. and associated
industrial streets.
The applicant. The EastLake Company. has submined applications to amend the EastLake II General
Development Plan (ODP). EastLake 1 Sectional Planning Area (SPA). EastLake II Planned
Community District Regulations. EastLake I Public Facilities Finance Plan. EastLake I Air Quality
Improvement Plan. and EastLake I Water Conservation Plan to incorporate 108 acres of Research
and Limited Manufacturing into the EastLake 11 ODP and EastLake I SPA. The pr(jject site is located
on the north side ofOtay Lakes Road between Hunte Parkway and Lane A venue within the EastLake
Planned Community (see Locator Map).
The applicant is also requesting approval of new design guidelines for the EastLake Business Center
11 and approval of a tentative subdivision map. known as EastLake Business Center II, Chula Vista
Tract oo-m. to subdivide the above mentioned 108 acres into 16 industrial lots ranging in size from
3 to 9 acres. ten open space lots (landscaped slope banks). and industrial streets (see Figures 1A _
JD).
The Environmental Review Coordinator has conducted an Initial Study (IS-OO-03) of possible
environmental impacts associated with the project Based on the attached Initial Study and comments
thereon. the Environmental Review Coordinator has concluded that there would be no significant
environmental effects and therefore. recommends adoption of the Mitigated Negative Declaration
issued on IS-OO-03. CEQA Findings of Fact and Mitigation Monitoring and Reporting Program (see
tab 2 in SPA Binder) .
"-_..._~-_._---~-
Page 2. Item # I
Meeting Date: November 3. 1999
RECOMMENDATION:
1.
Based on the Initia] Study. adopt the attached Mitigated Negative Declaration. CE(iA
Findings. and Mitigation Monitoring Program issued for this project.
')
Adopt attached Resolution PCM-00-02/ PCS-OO-02 recommending that the City
COlmci] approve the project in accordance with the attached City Council Resolution
and Ordinance drafts based on the findings of fact and subject to the conditions
contained therein.
BACKGROUND:
The su~ject site is located at the northwest corner ofthe EastLake III GDP (adopted in 1990) and is
currently designated Research and Limited Manufacturing (see Figure 2, EastLake III GDP). Under
the EastLake III GDP. the site was intended to be the extension of the existing industrial park to the
west. which is known as the EastLake Business Center I (in the EastLake IT GDP. see Figure 3). The
Business Center IT was not expected to be developed until the later part of the development of
EastLake m. However. the recent increase in demand for industrial lots and the healthy economy has
prompted the applicant to bring Phase II of the Business Center forward at this time.
With the exception of the Olympic Training Center SPA. also adopted in 1990. the EastLake m
GDP has no SPAs to allow the development of the Business Center at this time. Thus, in order to
meet present market demand for industrial sites and expedite the time when the industria] lots are
available for development, the applicant is requesting that the 108 acres designated Research and
Limited Manufacturing in the EastLake 111 GDP be incorporated into the EastLake II GDP and
EastLake I SPA boundaries and regulatory documents.
To reflect the acreage transfer and boundary adjustment from EastLake III to EastLake IT GDP. the
applicant has filed a separate application to replan the EastLake III GDP and adopt SPAs for Woods
and Vistas residential neighborhoods. The amendments to the EastLake III GDP resulting from the
above mentioned GDP boundary adjustment and associated transfer of 1 08 acres wi11 be addressed
in the EastLake 111 replanning program.
PUBLIC INPUT:
Ihe Planning and Building Department received a letter dated October 26, 1999 from Liz Jackson,
President of Pacific Bay Homes. In the letter Miss Jackson expressed concerns about the interface
of the future Business Center IT project with the existing (under construction) residential
development to the north. She states that although the residents were provided with clear disclosure
of the underlying land use designation and permitted land uses of the land diTectIy south, the
proposed grading elevates the industrial pads creating a negative visual impact for the residents of
Ro11ing Hills Ranch (see letter, Attachment 6). More specifically, the issues are summarized as
fo11ows:
Adequate building setback for structures along the Business Center IT north property line
should be 75 ft. to provide appropriate visual separation. Proposed development standards
require 20 ft. rear building setback.
Page 3. Item #
Meeting Date: November 3. 1999
/
Parcels abutting the Rolling Hills Ranch residential development should be limited to one
or two story office buildings.
Require that the proposed landscape buffering along the north property line. the architectural
tTeatment prescribed in the Business Center Design Guidelines and the mitigatjon measures
to reduce potential noise impacts be implemented.
DISCUSSION:
1. Existing Site Characteristics
The project sjte occupjes an area of ro]]ing terrain with elevations ranging from
approximately 740 feet above mean sea level (MSL) to approximately 6] 0 feet MSL near
Otay Lakes Road. The site is relatively level with the adjacent industrial park to the west. and
is about 0-20 feet below the northerly adjacent Rolling Hills Residential neighborhood (see
Figure IA-IDL To the north is the Rolling Hills Ranch residential development; to the east
is the future EastLake III residential development; to the south. across Otay Lakes Road. is
the EastLake Greens residential development: and to the west is the EastLake I Busjness
Park.
The folloVlling table shows the existing land use and land use desj!!Jla1ion of the subi ect site
-- -- .....
and surrounding area:
C.V. Mun; General Plan Land GDP Land Use Disnict Existing land
Code! Zoning Use Designation Designation use
Site PC Research & Research & Vacant
Limited Mfg. Limited Mfg
South PC Low Med Res. Med Den SFD!Dplx
(3-6 du's/ac) (6-1] du's!ac)
West PC Res. & Lirn. Res. & Lirn. Light Ind.
Mfg. Mfg.
East PC Low Med. Res Low Med Res. Vacant
(3-6 du's/ac) (3-6 du's/ac)
North PC Low Med. Res. Low Med Res. SFD homes
(3-6 du's! ac) Rolling Hills Ranch (under constr.)
2. Project Description
The EastLake I Business Center IT project consists of amending the existing EastLake IT
General Development Plan, EastLake IT Planned Community District Regulations, EastLake
I SPA Plan, Public Facilities Financing Plan, Air Quality Improvement Plan, and Water
Conservation Plan. The project also includes new Design Guidelines for the Business Center
IT and a tentative subdivision map to subdivide 108 acres of Research and Limited
Manufacturing land use. The following paragraphs describe the proposed amendments, new
Business Center Desjgn Guidelines. and tentative subdivision map in more detail:
Page 4. Item #
Meeting Date: November 3.1999
/
General Development Plan (GDP) Amendments
Under the City of Chula Vista General Plan and EastLake III GDP, the project site is
currently designated Research and Limited Manufacturing.
The site is proposed to be detached from the EastLake ill GDP and incorporated into the
EastLake n General Development Plan and the EastLake I SPA Plan with the same land use
designation. Thus, the amendments to the EastLake II General Development Plan are
primarily changes to the statistical tables. te},."\, and General Development plan to reflect the
transfer of the project site to this GDP. The statistical changes are summarized in the table
below:
EastLake II General Development Plan
Non-residential Statistical Changes
LAND USE
CATEGORY
ADOPTED
ACRES
36.9
PROPOSED
ACRES
a:JIEEERENCE
. miL""-ORES
Rerail Comm'j
36.9
.;no.r.h""2e
=:~n...3"
. _DO.cbange
+3.0.8:(+.1!4%)
:'f::~~
Freeway Comm'l
50.7
50.7
30.7
Prof & Admin.
30.7
127.:8
.235:8
Research~J:.im..Mfg.
Open Space
Pub/Quasi-Pub
230.6
147.7
230.6
]47.7
7.7
7.7
){'t'>i:Cc",,-.;
, ~,';::,~'~~'~h~ri~_:
, .."w~1'."ge4' . .
. .;~~cli~!!e .
Parks and Recreation
282.2
282.2
Major Cir.
Future Urban
2]7.9
217.9
_ ..,
:Sub-tow. .
",:'c":;
.-,'-;,'"''
. :12402..' :~.~1;1;~~~~9:5%i
"'i<' ,~
'C','-,-,
---',
a.!l32:2 .
Amendments to the EastLake ill GDP to reflect the transfer of acreage and boundary
adjustment will be incorporated in the EastLake ill replanning program, currently being
processed.
EastLake I Sectional Planning: Area (SPA) Plan Amendments
The proposed amendments reflect the incorporation of 108 acres of Research and Limited
Manufacturing (Business Center n expansion) into the EastLake I SPA and designating this
acreage as EP-I, Employment Park. The proposed amendments are reflected in separate
supplemental documents (i.e., EastLake Business Center Supplemental SPA) (see attached
SPA binder).
Page 5. Item #
Meeting Date: November 3.1999
/
Planned Community District Regulations Amendments
The amendments to the EastLake D Planned Community District Regulations consist of
incorporating 108 acres of Research and Limited Manufacroring as BC-l (Business Cemer
Manufacturing Park District) into the Land Use Districts map. Also amending Section
N .2A. Property Development Standards, Business Center Districts, to allow increase in
building height for certain lots in the Project Site and increase the rear building setback
from 10 to 20 feet for lots adjacent to the northerly adjacent residential neighborhood (see
SPA binder, Tab 5).
New EastLake Business Center D Design Guidelines
The New EastLake 1 Business Center II Design Guidelines are intended to guide the design
of site plans. buildings and landscape, including lighting, signage, etc. The guidelines also
include individual parcel design and development criteria as well as specific architectural and
landscape treatment for sensitive areas (see SPA binder. Tab 6).
Tentative Subdivision Map
The tentative map consists of subdividing 108 gross acres into 16 industrial lots. ranging in
size from 3 - 9 acres, 10 open space lots (landscaped slope banks), and industrial streets.
Access to the project site is via the extension of Fenton Street into the site and a new
signalized intersection at Otay Lakes Road (see Figures IA - lD and Attachment 5.
blueprints).
ANALYSIS
General Development Plan! SPA Plan and Design
The project site has been planned for industrial use for over 10 years and is a logical site for
the business center expansion. As SR-125 gets closer to start of construction, staff expects
an increase in interest by large industrial finns. Thus, the expansion of the Eastl..ake Business
Center industrial park is a high priority because of its potential to attract job generating
businesses to the City of Chula Vista.
Circulation
Primary access to the project will be provided from a signalized intersection at Otay Lakes
Road (which is a six lane prime arterial road with landscaped median) and Fenton Street.
Secondary access is provided through the extension of Fenton Street easterly from the
existing Eastl..ake I Business Center. Lane Avenue is the main connection from the Business
Center I to Otay Lakes Road. Currently Otay Lakes Road is fully improved along the
southern edge of the project site. The internal circulation system consists of two industrial
Page 6, Item #
Meeting Date: November 3. 1999
/
cul-de-sacs off of Fenton Street (see EastLake Business Center Supplemental SPA plan.
Section n.2.3). Overall the circulation plan is consistent with the EastLake ill GDP.
Installation timing and financing mechanisms for all street improvements are established in
the Public Facilities Finance Plan (see SPA Binder. Tab 7).
Land Use
The land use designation (Research and Limited Manufacturing) is consistent with the
existing EastLake ill General Development Plan and City of ChuIa Vista General Plan. There
will be landscaped slope banks and additional building setback along the northerly and
easterly boundaries of the project site to buffer the industrial uses :!Tom the Rolling Hills
Ranch residential development to the north and future EastLake ill to the east.
Landscape Master Plan
The landscape concept for the project site consists of four key elements; 1) Arterial Road _
Scenic Corridor, 2) District Entry, 3) Thematic Corridor, and 4) Residential Landscape
Buffer.
Otay Lakes Road is designated as a scenic highway by the General Plan. The landscaping
along the south side of the road was installed with the development ofEastLake Greens. The
landscaping on the north side of the road will miITor the existing landscaping in the Greens
to provide a consistent scenic highway experience through the EastLake community (see
Design Guidelines, Section II.4.4.2).
The District Entry will consist of an entry identification and enhanced landscaping at the
entry to the project site off of Otay Lakes Road. The appearance will be similar to the entry
landscaping at Otay Lakes Road and Lane Avenue.
The Thematic Corridor consists of extending the Poplar lree which is planted along the north
side of Fen ton Slreet into and through the Business Center II site over to Otay Lakes Road.
This thematic tree is used throughout all neighborhoods in EastLake to mark special
pedestrian corridors linking living and working areas to recreation facilities and parks.
The Residential Landscape Buffer is a special effort to create a substantial landscaped open
space between the industrial uses and residential uses to the north in Rolling Hills Ranch and
to the east in the future residential neighborhood ofEastLake Woods. In both locations, a
dense landscape buffer will be provided along the upper portions of the slopes within the
project site to soften the visual experience for future residents living next to the project site.
A Master Landscape Plan will be prepared for the residential interface. This plan will be a
coordinated effort between EastLake and Pacific Bay Homes, the Rolling Hills Master
Developer and Builder. The intent of the plan is to coordinate the landscaping between the
two projects and minimi7e visual impacts :!Tom the industrial park to the neighboring
..
~,._--_..._-_.-.._------,-~.__._-------------_._-._..-.~------_._-,-----
Page 7, Item #
Meeting Date: November 3. ] 999
/
residential area (see Design Guidelines, Section IIA.8.8 and IIA.6)
Publie Facilities
T ransporrati on
The proposed project was analyzed by using the 1994 Highway Capacity Manual
methodology to determine levels of service with the project fully built out. The assumptions
underlying the traffic model consisted of: ]) assuming the ] 08 acre industtiaJ park was built
and occupied in the year 2000; 2) that neither SR-125 nor Olympic Par!..-way are built east
of Brandywine Avenue; 3) that the current improvements to the :&eeway interchange at 1-805
and Telegraph Canyon Road are completed by the year 2000; 4) that Level of Service C or
better at intersections is provided, except that Level of Service D is acceptable during peak
periods for a total of two hours; and 5) that the entire project (108 acres) is calculated to
generate about 8,870 average daily trips.
Based on these assumptions. the traffic analysis concludes that Telegraph Canyon Road can
accommodate the project traffic. primarily because the project will add the majority of its
generated traffic in the counter flow ilirection on Telegraph Canyon Road. The traffic
analysis also concludes that all intersections analyzed will operate at acceptable levels of
service in the year 2000 with the project build out (108 acres) except at Telegraph Canyon
Road and 1-805 northbound ramps during the morning peak hour period. This intersection
was further evaluated to provide the worst case scenario. which is assuming no new street
network is provided in the Eastern Territories (Olympic Parkway and SR-125). The
evaluation showed that a maximum of 42 gross acres could be developed before significant
impact (two second increase in delay) is reached at this location. However. with the
additional Street network the industrial project could continue development as follows:
. Development (issuance of building pernlits) beyond a combined total of 42 b'I'OSS acres
may occur once Olympic Parkway :&om Brandywine to Paseo Ranchero is completed.
. Development (issuance of building p=its) beyond a combined total of 59 (build out)
gross acres may occur once Olympic Parkway :&om 1-805 to Hunte Par!..-way is
completed or SR-125 constructed.
The tentative map has been conditioned to limit the development of the Business Center II
as prescribed by the traffic analysis
Water
The Business Center II site is located within the boundaries of the Otay Water District which
is responsible for providing water service to the project. A Subarea Water Master Plan has
been prepared and the phasing and financing requirements to provide water are detailed in
the Public Facilities Financing Plan. The on-site water facilities consist of 12" water lines
connected to the existing 980 pressure zone (location of water storage facilities in
Page 8, hem # /
Meeting Date: November 3. 19~'9
relationship with the Mean Sea Level to provide gravity pressure flow). Reclaimed water is
available and will be utilized where feasible (see Business Center IJ Supplemental SPA
Section II.l.7.3 and II.l.7.4).
Sewer
Tbe project will provide gravity sewer 10 the existing 11" line located in Lane Avenue and
the 15" line located in Otay Lakes Road., except for the easterly four lots which flow into the
Salt Creek Basin. On-site sewer lines will provide connections to the sewer facilities (see
Business Center II Supplemental Sectional Planning Area Plan, Section II.l. 7 .5).
Police and Fire Services
Both police and fire services will be provided by the City of Chula Vista. Police services are
provided from the downtown police facility at City Hall. A temporary fire station is located
within the EastLake 1 Business Center immediately adjacent to the site. Impacts to this Police
and Fire service facilities will be mitigated by payment ofDlF fees (see SPA Binder. Tab 71.
Design Guidelines
Design guidelines have been prepared for the project and wil1 govern the site planning.
landscaping, fencing, lighting, entries. off-street parking, milities. signage, architecture. and
individual lot development considerations. The Design Review Committee as well as the
Architectural Review Committee of the EastLake Business Center Owners' Association will be
responsible for the implementation of the design guidelines (see SPA Binder. Tab 6).
The Design Guidelines contain special landscape buffer requirements for the northern edge of
the Business Center to soften the interface of future industrial development with the residential
neighborhood to the north. More specifically, the Business Center II design provides a
horizontal separation from 280 ft. (in most instances) to 30 ft. for lots at the eastern end. \Vhen
min;mum rear building setback is used, the residential! industrial structure separation ranges
from 100 to 150 ft. The Business Center II also features a grade separation ranging from 0 to 40
ft. above the residential lots to the north (see tentative map blueprints, Attachment 5).
The northem edge of the Business Center II also features densely landscaped open space lots
(slope banks) and a continuous thematic wall that when added to the horizontal and vertical
separation produce an effective and pleasant visual screen to separate the residential area from
the industrial uses.
In addition to landscape treatment, the proposed design guidelines and PC District Regulations
require a decorative type zoning walls along these edges and additional architectural
enhancements for building elevations facing the above mentioned residential neighborhood.
Thus, in staff s opinion, these design guidelines and development regulations will contribute
significantly to reduce the visual impacts that may be created by future industrial project.
-~._-------~~--~-
Page 9. Item #
Meeting Date: November 3. 1999
/
Rolling Hills! Business Center II Interface - Response to Public Input
The Rolling Hills Ranch planned community. formerly known as Sal! Creek Ranch. was
approved in 1992 (two years after the EastLake Business Center 11 land use designation was
established). Based on the existing industtialland uses along the southern edge. and approved
expansion of the existing Business Center I to the east, the Salt Creek Ranch GDP and SPA
provide a buffer zone along this edge (open space lots) to mitigate potential noise and visual
impacts as identified in the environmental impact report and mitigation monitoring program of
the Rolling Hills Ranch project (see Salt Creek Ranch development Concept section 2.2.3 and
Salt Creek Design Guidelines Section 3.9.2, Attachment 7).
The Salt Creek Ranch buffer zone provides for a horizontal separation ranging from 30 to 60 ft.
in the multifamily areas and 60 to 170 in single family areas. The vertical separation range from
5 to 39 ft. The buffer zone also includes requirements for eA'tensive landscaping along this edge
as an effective screen to visually separate the residential area from the industrial uses. Lastly.
a noise analysis taking into consideration the approved Business Center expansion to south was
required for the residential development along this sensitive edge.
Although the original intent was to incorporate the Business Center I1 into the EastLake I SPA
plan and utilize the adopted property development standards (PC District regulations). the
EastLake Business Center I1 property development standards and design guidelines have heen
modified substantially to address the adopted Salt Creek Ranch SPA plan and Residential Design
Guidelines. as well as the input received from the Rolling Hi11s Ranch representatives. Thus.
the Business Center I1 project will be developed utilizing the adopted Property Developmem
Standards and Design Guidelines and addition to specific standards and design guidelines
adopted for this phase of the industrial complex.
The following table provides a comparison of the adopted Business Center I property
development standards! design guidelines and the specific standards! design guidelines proposed
for this project (shaded area indicates deviation from established standards! guidelines):
------_.~~----._,-,._-_._._"-_......._.._------ ..... .'~'-_.'--"-'-'-~'~'._---'~"'-"-
Page] O. Item # I
Meeting Date: November 3, J 999
EASTLAKE BUSINESS CENTER I AND II
DEVELOPMENT STA.NDARDS! DESIGN GUIDELINES
COMPARISON
Rear building setback
Front setback
Side yard setback
Public street setback
Building height
Buffer provided along
sensitive residential edge
(open space lots)
Special landscape
requirements along
sensitive residential edge
Decorative perimeter wall
Design Review Approval
Special architectural
treatment for rear
elevations
Adopted Business
Center I
Standards/ Design
Guidelines
] 0 ft.
20 ft.
] 0 ft.
20 ft.
35 ft.
not provided
not provided
Perimeter fencing along
sensitive edges is not
addressed. However, all
fences are required to
be an integra] part of
the individual buiJding
design.
Required for all
projects
not provided
Proposed
Business Center 11
Standards/ Design Guidelines
20ft.
20 ft.
] 0 ft.
20 ft.
35:ft.ffi.owev.er.,~ertain]]otsmot'1lc!iacent:to
:residentUi1:areas:mayilie:aIlowediin=ase in
buililli!g'heigh-with:approv.lililiy:theIDesign
Review<CommIttee.
:J.;O:tom:; :ftWidempenspaceiJots 'ProVided
:aIOng5ensmVe<e4ges. . .,
:Sp..~;,;l :b.ndsca,ping:zone :includes iigb:tly
.amJI!gCd:tr.ees:to~;iIense'V-isual screen
{seelBuslnesS~tti;.~e5ign'Gu1deIines)
-;-,' " ,- ::",;".,.-:;;:,;;:;.,,;':',"C ~., :./-i_' ::':':-i.'::>"\";"';"",~.'.~"~";;"<" ..-:
1P~ffiJg:thelreSideutia1;edges
:(D~Iih~d 'fiaStj~;tO 'bea~g1e
~in;fo.w-dl"";!iJ.1il101:!ii~-edge,mnd
"ru."3i~itoJthe~;,~.;;1' 'H(j}A~or .
,~=t=:.
..<.;';;':>:
:,Y
-:.',>
Based on the supplemental property development standards, proposed site plan, architectural
design guidelines and the Edge treatment along the northern edge of the project, staff is
confident that the potential visual impact will be properly mitigated.
__~__,_'n"__'__,'_____,___,__~__,~___",~_.~_____.___....__._~__.
Page ll.ltem #
Meeting Date: November 3, J 999
)
Planned Community District Regulations
The zoning regulations that will be applied to the project are the adopted EastLake II Planned
Communi1y District Regulations (see SPA Binder. Tab 5). Tbese zoning regulations have ken
changed to include specific development parameters for the Business center IT. The proposed
changes include: l) expanded rear yard setback along the northern and easterly boundaries of the
project, (where residential land uses are adjacent to the industrial park); 2) provisions to exceed
the permitted 35 ft. maximum building height (for lots not adjacent to residential areas) with
Design Review Committee approval; and 3) requiring compliance with individual lot
development criteria contained in the Business Center Design Guidelines.
Public Facilities Finance Plan
The Public Facilities Finance Plan (PFFP) wiIJ ensure that the phased development of the project
is consistent with the overall goals and policies of the Ci1y's General Plan, Growth Management
Program. and the EastLake IT General Development Plan and will not adversely impact the City' s
Quali1y of Life Standards. The original EastLake 1 PFFP was adopted by the City Council on
February] 9. ] 985 and amended on June 30. ] 992 (Kaiser /unendment).
The proposed EastLake I Business Center IT PFFP identifies additional public facilities needed
for the Business Center IT project These facilities consist primarily of on-site and off-site traffic
related facilities. such as street improvements. traffic signals. etc. The PFFP also provides public
facilities cost estimates. financing mechanisms, and facility installation timing.
The PFFP also includes recommended mitigation measures when specific threshold standards
are reached or exceeded to continue compliance with the Growth Management Program and
Quality of Life Threshold Standards. The recommended mitigation measures contained in the
PFFP have been incorporated in the Draft City Council Resolution as tentative map conditions
of approval.
Tentative Subdivision Map
The proposed subdivision creates l6 additional industrial lots in the EastLake Business Center.
The proposed industrial subdivision features standard public streets and cul-de-sacs with
pedestrian walles on both sides and ample maneuvering area for emergency vehicles. Lot sizes,
which range from 3 to 9 acres, exceed the minimum standards established in the adopted
property development standards for the project (one acre minimum).
If the GDP and SPA amendments (pCM-00-02) to incorporate the Business Center into the
EastLake I SPA are approved by Council, and the Ordinance amending the Planned Community
Regulations is adopted, the tentative subdivision map, as conditioned, will be in substantial
compliance with all applicable regulations and City policies.
AIl City requirements including the mitigation measures called out in the Mitigated Negative
Declaration for the project have been included as conditions of approval, including a condition
making the approval of the tentative map contingent upon approval of the SPA amendments and
- ----.--.--..- -...-- .-.-.-"-----_._------------_._~_.__.-._.,-----~--_.__._.,_.._~---"---._.,-_._-_...._-
Page 12, Item # /
Meeting Date: November 3. 1999
the PC District Regulations taking effect.
Project Consistency with Growth Management Ordinanee
Specific findings have been included in the draft City Council Resolution regarding the pr()ject
consistency with the Quality of Life Threshold Standards and other provisions of the Grov,ih
Management Ordinance. The Business Center II can be developed only when adequate
transportation capacity to support the project within acceptable levels of service is available.
Thus. the project has been conditioned to limit development as recommended in by the Traffic
.A,.nalysis prepared by Linscott, Law & Greenspan (see the Transportation above).
Project Consistency with General Plan
The project is consistent with the General Plan. especially with respect to the Research and
Limited Manufacturing land use designations and the improvement to Otay Lakes Road which
is a scenic highway and a key element of the Circulation Element. All required public facilities
wi]] be provided concurrent with need as specified by the Public Facilities Financing Plan. The
.'>.ir Quality Improvement Plan and Water Conservation Plan have been prepared in accordance
with City standards. Findings of consistency with the General Plan are included in the draft
resolution.
CONCLUSION:
For the reasons stated above, as we]] as the recommendations of special districts and other City
departments, staff has concluded that the proposed project is consistent with the goals and objectives
of the City of Chula Vista General Plan and is consistent with the adopted plans, policies. and
ordinances of the City. Thus. it is recommended that the Planning Commission adopt a res01ution
recommending that the City Council approve the project based on the findings and subject to the
conditions contained in the attached Draft City Council Resolution and Ordinance.
Attachments:
I. Planning Commission Resolution
2. City Council Resolution! Ordinance Drafts
3. Locator Map
4. Figures
5. Tentative Map Blueprints
6. COlTespondence
7. Salt Creek Ranch Development Concepti Design Guidelines
8. Disclosure Statement
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I
C HULA VISTA PLANNING AND BUILDING DEPARTMENT
LOCATOR PROJECT THE EASTLA.KE COMPAN LLC PROJECT DESCRIPTION:
C) APPUCANT: I , TENTATIVE SUBDIVISION MAP
PROJECT Eastlake Bussiness Center II -
LOCATION: North of Otay Lakes Road, west of Request Tentative Tract No. 00-02 - Eastlake Business
Hunte Parkwav east of Lane Ave. Center II. 16 Industrial Lots.
SCALE: . FILE NUMBER:
NORTH . No Scale PCS - 00-02
..
h:\homelplanninglhector\locators\pcs0002.cdr 10/4/99
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/3-a.
ATTACHMENT 1
PLANNING COMMISSION
RESOLUTION
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RESOLUTION NO PCM-OO-02/PCS-OO-02
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSlO1\
RECOMMENDING TIlA T TIIE CITY COUNCIL APPROVE AMENDMENTS TO THE
TEXT, M.6J>S AND STATISTICS OF TIIE EASTLAKE II GENERAL DEVELOPME1\T
PLAN. EASTLAKE ] SECTIONAL PLANNING AREA (SPA) PLAJ\. EASTLAf.:.E ]]
PLANNED COMMUNITY DISTRJCT REGULA TJONS. EASTL<\KE I PUBLJC
FACILITIES FINANCE PLAN, EASTLAKE I AIR QUALITY IMPROVEMENT PLA!\
AND EASTLAKE I W ATER CONSERVATION PUIN TO INCORPORATE] 08 ACRES
OF RESEARCH AND LIMITED MANUFACTURING INTO THE EASTLAKE II GDP
AND EASTLAKE I SPA PLAN (pCM.-00-02): AND ALSO APPROVE NEW EASTL"'-KE
I BUSINESS CENTER II DESIGN GUIDELINES AND TENTATIVE SUBDIVISION
MAP. CHULA VISTA TRACT 00-02 TO SUBDIVIDE 108 ACRES LOCATED ON THE
NORTII SIDE OF OTA Y LAKES ROAD BETWEEN HUNTE PARKWAY AND LA1\TE
A VENUE (PCS-00-02). TIIE EASTLAKE COMPANY.
WHEREAS. duJy verified applications were filed with the City of Chula Vista Planning
Department on June 29. 1999 by The EastLake Company ("Developer") requesting the following
approvals: 1) amendments to the EastLake 11 General Development Plan (GDP): EastLake 1
Sectional Planning /uea (SPA) plan. including the EastLake II Planned Community District
Regulations, EastLake 1 Public Facilities Finance Plan. EastLake I Air Quality improvement Plan.
and EastLake 1 Water Conservation Plan; 2) approval of Business Center II Design Guidelines and
Tentative Subdivision Map. ChuJa Vista Tract 00-02 ("Project"): and,
WHEREAS. the area ofland which is the subject of this Resolution is commonly known as
EastLake I Business Center IL and for the purpose of general description herein consists of 108 acres
north of Otay Lakes Road between Hunte Park'Way and Lane A venue within the EastLake Planned
Community; and,
WHEREAS, the proposed amendments to the EastLake II General Development Plan (GDP).
EastLake I Sectional Planning Area (SPA) plan and associated regulatory documents consists of
modifYing the existing GDP boundaries, te1.'! and statistics to reflect the annexation of l08 acres
designated Research and Limited Manufacturing to the EastLake II GDP and EastLake I SPA plan:
and.,
WHEREAS, the proposed tentative subdivision map consists of subdividing 108 gross acres
of Research and Limited Manufacturing into 16 industrial lots ranging in size from 3 to 9 acres. 10
open space lots and industrial streets; and.,
WHEREAS, the Planning Commission finds that the Mitigated Negative Declaration IS-00-
03 has been prepared in accordance with the requirements of the California Environmental Quality
Act, and the Environmental Review Procedures of the City of ChuIa Vista; and.,
WHEREAS, The Planning Commission frnds that the Project impacts with respect to
potential environmental impacts will be mitigated by adoption of the mitigation measures for
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aesthetics. air quality. paleontological resources. geology and soils. hydrology/water quality. noise.
transportation. and utilities and service systems described in the Mitigated Negative Decla....ation and
contained in the Mitigation Monitoring Program for the Project. which are hereby incorporated: and.
WHEREAS. the Planning Commission having received certain evidence on November 3.
1999 as set forth in the record of it's proceedings herein by reference as is set forth in full. made
certain findings as set forth in their recommending Resolution No. PCM-00-02. PCS-00-02 herein
and recommended to the City CounciJ the approval of applications based on certain terms and
conditions; and,
WHEREAS. the Planning Director set the time and place for a hearing on said Project and
notice of said hearing, together with its purpose, was given by its publication in a newspaper of
general circulation in the City. mailing to property owners within 500 ft. of the eA'1erior boundaries
of the property and its posting at the subject sites at least 10 days prior to the hearing: and,
WHEREAS. the hearing was held at the time and place advertised, namely November 3.
1999 at 6:00 p.m. in the Council Chambers. 276 Fourth Avenue, before the Planning Commission
and said hearing was thereafter closed.
NOW. THEREFORE. BE IT RESOLVED THAT THE PLANNING COMMISSION DOES
hereby recommend that the City Council adopt the attached Draft City Council Resolution approving
the Pr~iect in accordance with the fmdings and subject to the conditions contained therein.
BE IT FURTHER RESOLVED that a copy of this resolution be transmitted to the City
Council.
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION voted to
recommend approval of the Project.
: AYES:
NOES:
ABSENT:
II.BSTAlNED:
John Willett
Chairperson
Diana Vargas, Secretary
(A:\PCM.9706.PCR)
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ATTACHMENT 2
DRAFT
CITY COUNCIL RESOLUTION
AND ORDINANCE
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RESOLUTIO!\ NO.
RESOLUTION OF THE CITY OF CHULA VISTA CITY COUNCIL ADOPTING
MITIGATED NEGATIVE DECLARATION (lS-00-03), CERTAIN FINDINGS OF
FACT AND MITIGATION MONITORING AND REPORTING PROGRAM;
APPROVING AMENDMENTS TO THE EASTL4.KE II GENER'l..L
DEVELOPMEJ\'T PLAN, EASTL4.KE I SECTJON..I\L PLANNING AREA (SI'A)
PLAN, EASTLAKE I PUBLIC F ACILmES FINANCING PLAN, EASTLAKE I AIR
QUALITY IMPROVEMENT PLAN, AND EASTLAKE I WATER CONSERVATION
PLAN; ALSO APPROVING NEW EASTLAKE I BUSINESS CENTER II DESIGN
GillDELINES AND TENTATIVE SUBDIVISION MAP FOR 108 ACRES NORTH
OF OKAY L4.KES ROAD BETWEEN HlTh'T P ARA'W A Y AND LA..NE AVE.
1. RECITALS
A. Project Site
WHEREAS. the area of land which is the subject of this Resolution is diagrammatically
represented in attached Exhibits A and B] - B4. and hereto incorporated herein by this
Resolution. and commonJy known as Business Center II Supplemental SPA and EastLake
Business Center II Tentative Map. Chula Vista Tract 00-02. and for the purpose of general
description herein consists of 1 08 acres north of Otay Lakes Road between Hunte Parkway
and Lane A venue within the EastLake Planned Community; and,
B. Project; Application for Discretionary Approvals
WHEREAS. on June 29,1999. The EastLake Company (Owner) filed applications vvith the
Planning Department of the City of Chula Vista requesting the following approvals: ])
amendments to the EastLake IT General Development Plan (GDP), EastLake I Sectional
Planning Area (SPA) plan, including the EastLake I Public Facilities Finance Plan. EastLake
I Air Quality Improvement Plan. and EastLake I Water Conservation Plan (associated
regulatory documents); 2) approval of Business Center IT Design Guidelines and tentative
subdivision map for 108 acres known as the EastLake Business Center IT Chula Vista Tract
00-02 ("Project"); and,
'WHEREAS, the proposed amendments to the EastLake IT General Development Plan (GDP)
consists of modifYing the existing GDP boundaries, text and statistics to reflect the
annexation of 108 acres of Research and Limited Manufacturing to the EastLake II GDP,
without modifYing the land use designated in the General Plan and EastLake III GDP; and,
WHEREAS, the proposed amendments to the EastLake I Sectional Planning Area (SPA),
EastLake I Public Facilities Finance Plan, EastLake I Air Quality Improvement Plan and
Water Conservation Plan consist of changing the text, statistics, maps and exhibits of these
documents to reflect the incorporation of 108 acres of Research and Limited Manufacturing
into the EastLake I SPA (and associated regulatory documents) with the same land use
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designated in the General Plan and adopted EastLake ill GDP. -"uso adopt new design
guidelines for the Business Center II (EastLake I Business Center II Design Guidelines L
WHEREAS. the proposed tentative subdivision map consists of subdividing] 08 gross acres
of Research and Limited Manufacturing into] 6 industrial lots ranging in size from 3 to 9
acres; and.
C. Prior Discretional)' Approvals
WHEREAS. the subject property has been the subject matter of a prior EastLake ill General
Development Plan resulting in the current Research and Limited Manufacturing land use
designations which was adopted by the City Council in ]989 (Resolution No. ]5413); and.
D. Planning Commission Record of Application
WHEREAS. the Planning Commission held an advertised public hearing on the Project on
November 3, ]999. and voted ( ) to forward a positive recommendation to the City
Council on a proposal to amend the EastLake II General Development Plan and EastLake I
Sectional Planning Area (SPA) plan, including amendments to the EastLake I Public
Facilities Financing Plan. EastLake I Air Quality Improvement Plan and EastLake I Water
Conservation Plan. Also approving new EastLake Business Center II Design Guidelines and
Tentative Subdivision Map for] 08 acres Imown as EastLake Business Center II. Chula Vista
Tract 00-02 and located on the north side ofOtay Lakes Road between Hunte Parh.-way and
Lane A venue: and
WHEREAS, The proceedings and all physical evidence introduced before the Planning
Commission at the public hearing on this project held on November 3, ] 999. and the minutes
and resolution resulting therefrom, are hereby incorporated into the record of this proceeding:
and,
E. City Council Record of Application
WHEREAS, the City Clerk set the time and place for the hearing on the Project applications
and notices of said hearings, together with its purposes given by its publication in a
newspaper of general circulation in the City and its mailing to property owners within 500
feet of the exterior boundaries of the Project site at least ten days prior to the hearing.
NOW TIIEREFORE BE IT RESOLVED that the City Council hereby fmd, determine and resolve
as follows:
II. PLANNING COMMISSION RECORD
The proceedings and all evidence introduced before the Planning Commission at their public
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hearing on the Project held on November 3. 1999 and the minutes and reso]utions resulting
therefrom. are hereby incorporated into the record of this proceeding. These documents.
along with any documents submitted to the decision-makers, including documents specified
in Public Resources Code Section 21167, subdivision(S). shall comprise the entire record of
proceedings for any claim under the California Environmental Quality Act ("CEQA") (Pub.
Resources Code 2] 000 et seq.).
m. PREVIOUS FEIR AND MITIGATED NEGATIVE DECLARATION IS-OO-03
REVIEWED AND CONSIDERED FINDINGS APPROVALS
The City Council of the City of Chula Vista has previously reviewed. analyzed and
considered Mitigated Negative Declaration (MND) IS-00-03 and the environmental impacts
therein identified for this PrQiect, and the Findings ofFact (Exhibit "C") to this Resolution
and the proposed mitigation measures identified therein. prior to approving the Pr()iect.
Copies of said Exhibits are on file in the office of the City Clerk.
IV. COMPLIANCE WITH CEQA
The City Council does hereby find that the Mitigated Negative Declaration IS-00-03. the
Findings of Fact and the Mitigation Monitoring and Reporting Program have been prepared
in accordance with the requirements of the California Environmental Quality Act. and the
Environmental Review Procedures of the City of Chula Vista. and hereby approves the
Mitigated Negative Declaration 15-00-03 in accordance with this Resolution.
V. INDEPE!\'DENT JUDGMENT OF CITY COUNCIL
The City Council finds that the Mitigated Negative Declaration IS-00-03 reflects the
independent judgment of the City Council of the City ofChula Vista.
VI CEQA FINDINGS OF FACT, MITIGATION MONITORING AND REPORTING
PROGRAM
A. Adoption of Findings of Fact
The City Council of the City of Chula Vista does hereby approve as its own,
incorporates as if set forth in full herein, and make each and every one of the
Findings contained in the Findings of Fact, Exhibit "c" of this Resolution, a copy
of which is on file in the office of the City Clerk.
B. Certain Mitigation Measures Feasible and Adopted
As more fully identified and set forth in Mitigated Negative Declaration IS-00-03 and
in the Findings of Fact for this Project, which is Exhibit "c" to this Resolution, a
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copy of which is on file in the office of the City Clerk. the City Council of the Cit\
of Chula Vista hereby finds pursuant to Public Resources Code Section :2] 08] and
CEQA Guidelines Section 1509] that the Mitigation Measures described in the above
referenced documents are feasible and wilJ become binding upon the entit\' (such as
the Project proponent or the City) assigned thereby to implement same.
C. Adoption of Mitigation Monitoring and Reporting Program
AI; required by the Public Resources Code Section 21081.6, the Cit\' Council hereby
adopts Mitigation Monitoring and Reporting Program ("Program") set forth in
Exhibit "c" of this Resolution, a copy of which is on file in the office of the Cit\'
Clerk. The City Council hereby fmds that the Program is designed to ensure that.
during Project implementation, the pemritteelProject applicant and any other
responsible parties implement the Project components and comply with the
mitigation measures identified in the Findings of Fact and the Program.
VII. GENER.Q PLAN CONSISTENCY
The City Council hereby finds and det=ines that the proposed amendments to the EastLake
n General Development Plan.. EastLake I Sectional Planning Area (SPA) plan and associated
regulatory documents, approval of the new EastLake I Business Center n Design Guidelines
and the proposed subdivision of 108 acres into 16 industrial lots and 10 open space JotS are
consistent with the Chula Vista General Plan and other adopted City policies.
vm. GENERAL DEVELOPMENT PLAN FINDINGS/APPROVAL
A. THE PROPOSED DEVELOPMENT AS DESCRIBED BY THE GENER,;,.L
DEVELOPMENT PLAN IS IN CONFORMITY WITII THE PROVISIONS OF
THE CHULA VISTA GENERAL PLAN.
The proposed amendments to the EastLake II General Development Plan reflects the
industrial land use and intensity of use and circulation system that are consistent with
all elements of the Chula Vista General Plan.
B. PLANNED COMMUNITY DEVELOPMENT CAN BE INITIATED BY
ESTABLISHMENT OF SPECIFIC USES OR SECTIONAL PLANNING
AREA PLANS WUHlN TWO YEARS OF THE ESTABLISHMENT OF THE
PLANNED COMMUNITY ZONE.
The PC, Planned Community Zone was established for the subject site prior to the
adoption of the existing EastLake III General Development plan in 1989. In addition,
a Sectional Planning Area (SPA) Plan is proposed for the 108 acres.
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C. IN THE CASE OF PROPOSED RESIDE!\l'IAL DEVELOPMENT, THAT
SUCH DEVELOPMENT WILL CONSTIThl'E A RESIDENTIAL
ENVIRONMENT OF SUST AlNED DESIRABILITY AND STABILITI'; .'<\''XD
THAT IT WILL BE IN HARMONY WITH OR PROVIDE COMPATIBLE
V.4.RIETI' TO THE CHARACTER OF THE SURROUNDING AREA AND
THAT THE SITES PROPOSED FOR PUBLIC FACILITIES SUCH AS
SCHOOLS, PLAYGROUNDS AND PARKS. ARE ADEQUATE TO SERVE
THE ANTICIPATED POPULATION AND APPEAR ACCEPTABLE TO THE
PUBLIC AUTHORITIES HAVING JURISDICTION THEREOF.
The project does not include residential land uses.
IX. ADOPTION OF AMENDED GENERAL DEVELOPMENT PLAN
In light of the findings above, 1he amended EastLake II General Development Plan is hereby
approved and adopted in the fonn presented to 1he City Council and on file in the office of
1he City Clerk.
X. SPA FINDINGS/APPROVAL
A. THE EASTLAKE I SECTIONAL PLANNING AREA (SPA) PLAN. AS
AMENDED. IS IN CONFORMITI' WITH THE EASTLAKE n GENERAL
DEVELOPMENT PLAN AND THE CHULA VISTA GENER.\L PLAN.
The proposed EastLake I SPA plan amendment, EastLake Business Center IT
Supplemental SPA Plan, reflect the land use, circulation systems, and public facilities
that are consistent with the EastLake II General Development Plan and 1he Chula
Vista General Plan.
B. THE EASTLAKE I SECTIONAL PLA.1'fflING AREA (SPA) PLAN. AS
AMENDED, WILL PROMOTE THE ORDERLY, SEQUENTIALIZED
DEVELOPMENT OF THE INVOLVED SECTIONAL PLM'I'ilNG AREAS.
The EastLake I SPA plan amendment, EastLake Business Center II Supplemental
Sectional Planning Area Plan, is consistent with the EastLake I Public Facilities
Financing Plan, Air Quality Improvement Plan, Water Conservation Plan and will,
therefore, promote the orderly sequentialized development of the involved Sectional
Planning Area (SPA) Plan areas.
C. THE EASTLAKE I SECTIONAL PLANNING AREA (SPA) PLAN, AS
AMENDED, WILL NOT ADVERSELY AFFECT ADJACENT LAND USE,
RESIDENTIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL
QUALITI'.
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Tne land uses within the EastLake I Sectional Planning Area (SPA) plan. EastLake
Business Center IJ Supplemental Sectional Planning Area (SPA) Plan. represent the
same uses approved by the EastLake IJ General Development Plan. as amended. and
will not adversely affect adjacent land use. residential enjoyment circulation. (1~
environmental quality. In addition. special design guidelines have been incorporated
in the EastLake I Business Center IJ Design Guidelines to address industrial!
residential interface along the north and east edge of the Business Center II.
D. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES.
THAT SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA,
LOCATION, AND OVER-ALL DESIGN AND DEVELOPMENT
STANDARDS ARE SUCH AS TO CREATE A RESEARCH OR INDUSTRIAL
ENVIRONMENT OF SUSTAINED DESIRABILITY AND STABILITY; AND,
THAT SUCH DEVELOPMENT WILL MEET PERFORMANCE
STANDARDS ESTABLISHED BY TIDS TITLE.
The amendments involve a planned expansion of the EastLake I Business Center.
which is the highest quality indusnial park in the City of Chula Vista. The expansion
has been anticipated oy the Chula Vista Genera] Plan and the EastLake II General
Development Plan for over 10 years. Thus. the proposed project represents an
appropriate and previously anticipated expansion of an industrial business park with
high design and development standards reflective of sustained desirability and
stability. Development regulations for this development have been designed to meet
the City of Chula Vista Performance Standards prescribed in chapters 19.66 and
19.68 of the Chula Vista Municipal Code.
E. IN THE CASE OF INSTITUTIONAL, RECREATIONAL, AND OTHER
SIMILAR NONRESIDENTIAL USES, THAT SUCH DEVELOPMENT WILL
BE APPROPRIATE IN AREA, LOCATION AND OVER-ALL PLANNING
TO THE PURPOSE PROPOSES, AND THAT SURROUNDING AREAS lillE
PROTECTED FROM ANY ADVERSE EFFECTS FROM SUCH
DEVELOPMENT.
Tne project does not include institutional, recreational and other similar non-
residential uses.
F. THE STREET AND THOROUGHFARES PROPOSED ARE SUITABLE AND
ADEQUATE TO CARRY THE ANTICIPATED TRAFFIC THEREON.
The amendments do not involve amendments to the planned circulation system
depicted on the General Plan Circulation Element and therefore, the circulation
system will be improved in accordance with the General Plan and suitable for the
proposed development.
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G. A]\l' PROPOSED COMMERCIAL DEVELOPMENT CA.1\' BE JUSTIFIED
ECONOMICALLY AT THE LOCATIONS PROPOSED A.ND WILL
PROVIDE ADEQUATE COMMERCIAL FACILITIES OF THE TYPES
NEEDED AT SUCH PROPOSED LOCATIONS.
The proposed project does nOl invoJve any commercial uses.
H. THE AREA SURROUNDING SAID DEVELOPMENT CAN BE PLANNED
AND ZONED IN COORDINATION AND SUBSTANTIAL COMPATIBILIn'
WITH SAID DEVELOPMENT.
The proposed project does not involve any change in planned land use. mere]y an
advance of the timing of development. therefore. said development can be planned
and zoned in coordination and substantial compatibility with surrounding
development.
XI. BE IT FURTHER RESOLVED that in light of the fmdings above, City Council of the City
of Chula Vista hereby approve the amendments to the EastLake I Sectional Planning Area
(SPA) plan and associated regulatory documents (Business Center Supplemental SPA plan).
and the new EastLake I Business Center n Design Guidelines subject to the conditions set
forth below:
XII. SPA PLAN CONDITIONS OF APPROVAL
1. Implement all environmental mitigation measures identified in 1S-00-03. the
Mitigated Negative Declaration. CEQA findings (Exhibit C) and Mitigation
Monitoring Program (Exhibit D) for the Project.
2. Install all public facilities in accordance with the PFFP or as required to meet the
Growth Management Threshold Standards adopted by the City. The City Engineer
may modify the sequence of improvement construction should conditions change to
warrant such a revision.
3. Approval of the EastLake I SPA amendments, Business Center IT Supplemental
Sectional Planning Area(SPA) plan does not constitute approval of the final lot
configuration and street designs shown within the SPA plan. Modifications may be
made by staff, the Planning Commission or City Council during the tentative
subdivision map process.
4. Prior to approval of the first Final Map, submit the necessary planning application
to modify the EastLake ill General Development plan text, maps and statistics to
reflect the annexation of 108 acres of Research and Limited Manufacturing land
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use. as adopted in this Resolution. to the EastLake II GDP and detachment from
EastLake III GDP.
5. Prior to approval of the firs! final map, revise the EastLake II GDP. EastLake I
SPA documents, as deemed appropriate by City staff. deleting suike-out. underline
and references to previous documents. After final revisions submit to the Planning
Depamnent 20 final prints in plastic binders.
6. Prior to approval of the first final map, enter into an agreement with the City
agreeing to modify the EastLake I Business Center n Supplemental Water
Conservation Plan as necessary to incorporate all new water conservation policies
adopted by City Council subsequent to approval of this SPA plan.
7. A comprehensive fencing plan indicating design, color, materials, height and
location of all perimeter and interior fences shall be reviewed and approved by the
Director of Planning and Building, and incorporated in the EastLake I Business
Center Community Design Guidelines prior to approval of the first final map.
XIIl. TENTATIVE SUBDIVISION MAP FINDINGS/APPROVAL
A. Pursuant to Government Code Section 66473.5 of the State Subdivision Map Act.
the City Council finds that the Tentative Subdivision Map, as conditioned herein for
EastLake I-Business Center II. Chula Vista Tract No.00-02, is in conformance with
the EastLake II Genetal Development Plan, as amended, and the elements of the City
of Chula Vista General Plan. based on the following:
a. Land Use
The EastLake I-Business Center II Sectional Planning Area (SPA) Plan
designates the l08 acres as Research and Limited Manufacturing. The
tentative map, as conditioned. is in compliance with the City's General Plan.
the EastLake II General Development Plan and the EastLake I-Business
Center II Supplemental SPA Plan. Thus, the Project as conditioned, is in
substantial compliance with the EastLake II GDP and EastLake I SPA.
b. Circulation
All on-site and off-site public streets required to serve the subdivision will
be constructed or DIP fees paid by the developer in accordance with the
EastLake I Business Center II Supplemental Public Facilities Financing
Plan.
The public stteets within the Project will be designed per City design
standards and/or requirements. The westerly adjoining stteet system was
designed to handIe the anticipated flow of traffic from this and other area
projects.
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c. HousinlC
The subdivision does not include residential housing.
d. Conservation
The Mitigated Negative Declaration, 15-00-03 addressed the goals and
policies of the Conservation Element of the Genera] Plan and found the
development of this site to be consistent with these goals and policies.
e. Parks and Recreation. Open Space
There are no park dedications required for industrial subdivisions. The site
is not designated for open space use by the Chula Vista General Plan.
f. Seismic Safety
The proposed subdivision is in confo=ance with the goals and objectives of
the Seismic Element of the General Plan. There are no known active faults
underlying the project site.
g. Safety
The Fire Department and other emergency service agencies have reviewed the
proposed subdivision for confo=ance with City safety policies and have
determined that the subdivision meets the City Tmeshold Standard for
emergency service.
h. Noise
Noise mitigation measures included in the Mitigated Negative Declaration IS-
00-03 adequately address the noise policy of the General Plan.
1. Scenic Highwav
The project site is Jocated on a designated scenic road by the ChuJa Vista
General PJan and will incorporate a Jandscaped open space buffer between
proposed development areas and the roadway to be consistent with the
General Plan.
J. Bicvcle Routes
Otay Lakes Road contains a bicycle lane across the frontage of the
subdivision and therefore, the subdivision is consistent with the Bicycle
Element of the General Plan.
k. Public Buildinl!s
No public buildings are proposed on the project site.
B. Pursuant to Section 66412.3 of the Subdivision Map Act, the City Council certifies that it has
considered the effect of this approval on the regional housing needs of the region and has
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balanced those needs against the public service needs of the residents of the City and the
available fiscal and environmental resources.
C. The configuration. orientation and topography of the site partially allows for the optimum
siting of lots for passive or natural heating and cooling opportUnities as required by
Governmental Code Section 66473.] .
D. The site is physically suited for industrial development and the proposed project conforms
to all standards established by the City for such projects.
E. The conditions herein imposed on the grant of the permit or other entitlement herein
contailled is approximately proportional both to the nature and extent to the impact created
by the proposed development.
BE IT FURTHER RESOLVED that in light of the fmdings above, the
City Council does hereby approve the Tentative Subdivision Map, ChuJa Vista Tract 00-02
contingent upon approval of the EastLake IJ GDP and EastLake I Sectional Planning Area Plan
amendments and Ordinance amending the EastLake IJ Planned Community District Regulations
being adopted and taking effect. and subject to the general and specific conditions set forth below.
XIV. TENTATIVE MAP CONDITIONS OF APPROVAL
Prior to approval of the first Final Map, unless otherwise inclicated, the Developer, or
their successors in interest shall:
GENERAL/ PRELIMINARY
A. Project Site is Improved with Project
Improve the Project Site with the Project as described in Tentative Subclivision Map.
Chula Vista Tract 00-02 and 15-00-03, except as modified by this Resolution.
B. Implement Mitigation Measures
Implement, or cause the implementation of all mitigation measures penaining to the
Project identified in the Mitigated Negative Declaration 15-00-03. Any such measures not
satisfied by a specific conclition of this Resolution or by the project design shall be
implemented to the satisfaction of the Director of Planning and Building. Mitigation
Measures shall be monitored via the Mitigation Monitoring Program approved in
conjunction with MND 15-00-03. Modification of the sequence of mitigation shall be at
the cliscretion of the Director of Planning and Building should changes in the
circumstances warrant such revision.
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C. Implement previousl~' adopted conditions of approval pertinent to project
Comply, remain in compliance and implement, the terms, conditions and provisions. as
are applicable to the properry which is the subject maner of this Tentative Map of: l! Tht
EastLake II General Development Plan (GDP); 2) EastLake I Business Center IJ
Supplemental Sectional Planning Area (SPA) Plan; 3) EastLake II Planned CommW1iry
District Regulations; 4) EastLake 1 Business Center II Design Guidelines: 5) EastLake
Business Center II Supplemental Public Facilities Financing Plan; 6) EastLake I Busim:ss
Center II Supplemental Water Conservation Plan; 7) EastLake I Business Center II
Supplemental Air Quality Improvement Plan, all approved by the Council on
1999, Resolution No. ("Plans").
As an alternative, the Developer sbaI1 enter into an agreement with the City. providing the
City with such security (including recordation of covenants running with the land) and
implementation procedures as the City may require. Also assuring that, after approval of
the Final Map, the developer will continue to comply, remain in compliance. and
implement such Plans. The Developer shall also agree to waive any claim that the adoption
of a final Water Conservation Plan or Air Quality Plan constitutes an improper subsequent
imposition of the condition.
D. Implement Public Facilities Financing Plan
Install public facilities in accordance with the EastLake I Business Center II Supplememal
Public Facilities Financing Plan as amended or as required by the City Engineer to meet
threshold standards adopted by the City of Chula Vista. The City Engineer and Planning
and Building Director may. at their discretion, modify the sequence of improvemem
construction should conditions change to warrant such a revision.
E, Contingency of Project Approval
Approval of the Tentative Map is contingent upon amendments to the EastLake I General
Development Plan, EastLake I Sectional Planning Area Plan and EastLake II Planned
Community Disnict Regulations taking effect (pCM-OO-02)
F. Design Approval
Develop the lots in accordance with the EastLake II Planned Community Disnict
Regulations and EastLake I Business Center II Design Guidelines. All industrial lots shall
be submitted for site plan and architectural review and approval under the City's Design
Review process prior to submittal for building permits.
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STREETS, RIGHT-OF-WAY A.ND PUBLIC IMPROVEME!'\'TS
1. Provide security in accordance with Chapter ]8.]6 of the Municipal Code and dedicate.
and construct full street improvements for all public streets shown on the Tentative Map
within the subdivision boundary or off-site in accordance with Chula Vista Desi~
Standards, Chula Vista Street Standards, the Chula Vista Subdivision Manual. and th:;:se
conditions unless otherwise approved by the City Engineer. Said improvements shall
include, but not be limited to, asphalt concrete pavement, base, concrete curb, guner and
sidewalk, sewer, reclaimed water and water utilities, drainage facilities, street lights.
traffic signals. signs, fire hydrants and transitions to existing improvements in the manner
required by the City Engineer and other improvements as conditions herein.
(Engineering)
2. Construct or enter into an agreement to guarantee the construction of all street
improvements as required by the PFFP, as may be amended from time to time. The City
Engineer and! or Director of Planning and Building may, at their discretion, modify the
sequence, schedule, alignment, design, improvements and construction of facilities should
conditions change to warrant such a revision. The required street improvements and
improvement installation timing are as follows:
Facility 1
Install all-way stop at the intersection of Lane A venue and Fenton
Street prior to approval of the first grading plan. (Engineering)
Facility 2
Guarantee the installation, a.,oree to install and install all on site
street improvements. including underground improvements. traffic
signal standards with JlJmimmes, as detennined by the City Engineer.
for the intersection of Lane Avenue/ Fenton Street from the westerJy
subdivision boundary to Street A prior to approval of the
corresponding final map.
Facility 3
Construct per City Design Standards or guarantee the construction.
agree to construct and construct a cul-de-sac, to the satisfaction of
the City Engineer, at the easterly terminus of Boswell Road prior to
approval of the first Final Map.
Facility 4
Install a fully activated traffic signal, including interconnect wiring
and pull rope as determined by the City Engineer, at the intersection
of Fenton Street and Otay Lakes Road prior to approval of the Final
Map containing such intersection.
Facility 5
Construct per City Design Standards or guarantee the construction,
agree to construct and construct the median modification at the
intersection of Fenton StreetlOtay Lakes Road prior to approval of
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the Final Map containing such intersection.
(Engineering)
3. Limit development of the Project in accordance with the following scenarios:
Scenario I: No development (issuance of building permits) beyond a combined tota] of
42 gross acres may occur until Olympic Parkway from Brandywine A venue
to Paseo Ranchero is completed.
Scenario IT No development (issuance of building permits) beyond a combined total of
59 gross acres may occur until Olympic Parkway from 1-805 Freeway to
Wueste Road is completed, or SR- 125 constructed.
4. Construct. concurrent with TOUgh grading. erosion and sediment control work. pennanem
landscaping. and irrigation system for all open space lots.
5. Design all street cross-sections to conform to the cross-sections shown on the Tentative
Map. unless otherwise conditioned or approved herein. (Engineering)
6. Submit to and obtain approval by the City Engineer of striping plans for al] collector or
higher classification streets simultaneously with the associated improvemem plans.
(Engineering)
7. Design all vertical and horiwntal curves and intersection sight distances to conform to the
Caltrans Highway Design Manual. All streets which intersect other streets at or near
horizontal or vertical curves must meet intersection design sight distance requirements in
accordance with City standards. Sight visibility easements shall be granted as necessary
to comply with the Tequirements in the Caltrans Highway Design Manual. Lighted sag
vertical curves will be permitted, with the approval of the City Engineer, at intersections
per AASHTO standards. (Engineering)
8. Provide additional on site traffic control devices as required by the City Engineer.
(Engineering)
9. Install all street trees in accordance with Section 18.28.10 of the Chula Vista Municipal
Code and the following requirements:
a) All street trees shall be planted in parkways, street tree easements or as otherwise
approved by the Director of Planning and Building.
b) Street trees, which have been selected from the revised list of appropriate tree
species described in the EastLake Business Center II Design Plan, shall be
approved by the Director of Phmn;ng and Building and Director of Public Works.
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c) Provide root control methods per the requirements of the Director of Planning and
Building. and provide a deep watering irrigation system for the trees.
d) A street tree improvement plan shall be submined for approval by the Direcmr of
PJannin!; and Building and the City Engineer prior to or conCUITem with the second
submittal of street improvement plans within the subdivision.
e) Approval of the street tree improvement plans shall constitute final approval of the
selection of street trees for the street parkways.
(Engineering)
10. The developer shall constrUct sidewalks and COl1S1I1lct pedestrian ramps on all walkways
to meet "Americans with Disabilities Act~ standards and as approved by the City
Engineer. In the event the Federal Government adopts ADA standards for street rights-of.
way which are in conflict with the standards and approvals contained herein, all such
approvals conflicting with those standards shall be updated to reflect those standards.
Unless otherwise required by Federal law. City ADA standards may be considered vested.
as det=ined by Federal regulations, only after constrUction has commenced.
(Engineering)
11. Submit. prior to the issuance of any rough grading permit for the Project, a study showing
that all curb returns for any intersections in excess of 4 % located within the pennit
boundaries, comply with all "Americans with Disabilities Act~ standards at the from and
back of sidewalks.
(Engineering)
12. Do not install privately-owned water. reclaimed water. or other utilities across public
street, including sleeves for future construction of privately owned facilities. The City
Engineer may waive this requirement if the developer enters into an agreement with the
City agreeing to the following tenns:
(a) obtain an encroachment pennit for the installation of the private facilities
within the public right-of-way.
(b) Maintain membership in an advance notice such as the Underground Service Alert
(USA) Dig Alert Service.
(c) Locate and mark any private facilities owned by the developer whenever work is
perfonned in the area.
d) Provide shutoff devices to the satisfaction of the City Engineer at those locations
where private facilities traverse public streets.
The tenns of this agreement shall be binding upon the successors and assigns of the
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developer.
(Engineering)
13. Submit and obtain preliminary approval for proposed street names from the Director of
Planning and Building and the City Engineer. No two intersections shan have the same
name. Street name suffixes shall be "Place~. (Engineering)
GRADING AND DRAINAGE
] 4. Designate as private a1J storm drain systems that collect water from private property on
grading and drainage, and/or improvement plans to the point of connection with a public
system, or to the point at which storm water that is collected from public street right -of.
way, public park or open space areas is first introduced into the system. Downstream.
from that point, the storm drain system shall be public. An encroachment permit shall be
processed and approved by the City for private storm drains within the public right-of-way
or within C.F.D. maintained Open Space lots. (Engineering)
15. Provide runoff detention basins or other facilities approved by the City Engineer to reduce
the quantity of runoff from the development to an amount equal to or Jess than the present
] DO-year frequency runoff and demonstrate the adequacy of existing facilities to the
satisfaction of the City Engineer. (Engineering)
] 6 . Comply with all the provisions of the National Pollutant Discharge Elimination System
(NPDES) and the Clean Water Program during and after a1J phases of the development
process. including but not limited to: mass grading, TOUgh grading, construction of street
and landscaping improvements, and construction of dwelling units. (Engineering)
] 7. Submit with grading and drainage and/or improvement plans, as applicable. hydrologic
and hydraulic srudies and calculations, including dry Jane calculations for a1J public streets.
Calculations shall also be provided to demonstrate the adequacy of downstream drainage
structures, pipes and inlets. (Engineering)
]8. Design storm drain to conform to the adopted Subdivision Manual and Grading Ordinance
as may be amended from time to time. (Engineering)
]9. Design drainage to prevent diversion of drainage flows between tributary areas. In
addition, Lots 1-12 shall drain to Telegraph Canyon drainage basin and Lots 13.16 to Salt
Creek drainage basin. (Engineering)
20. Design, to the satisfaction of the City Engineer, a1J storm drains, and other drainage
facilities to include Best Management Practices to rninimi7e non-point source pollution.
(Engineering) .
2]. Design and construct the inclination of each cut or fill surface resulting in a slope to not be
steeper than 2: 1 (two horizontal to one vertical) except for minor slopes as herein defined.
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25.
A minor slope may be constructed no steeper than one and one-half horizontal to one vertical
(I .5: I) contingent upon:
a) Submission of reports by both a soils engineer and a certified engineering geologist
containing the resuhs of surface and subsurface exploration and analysis. Tnese
results should be sufficient for the soils engineer and engineering geologist to certify
that in their professional opinion, the underlying bedrock and soil supponing the
slope have strength characteristics sufficient to provide a stable slope and will not
pose a danger to persons or propeny, and that the minor slopes have been designed
for proper stability considering. both geo]ogical and soil properties.
bi The installation of a City approved special slope planting program and irrigation
system.
c) A Minor Slope is defined as a slope four (4) feet or less in vertical dimension in
either cut or fill, between individual lots and not parallel to any roadway.
(Engineering)
Locate lot lines at the top of slopes except as approved by the City Engineer. Lots shal1
be so graded as to drain to the street or an approved drainage system. Drainage shall not
be permined to flow over slopes or onto adjacent property. (Engineering)
Submit in conjunction with the submittal of the first Request for Issuance of Building
Permit form (PWE 106A) for the project, a list that includes all of the lots within the
project and indicates the geologic condition(s) that will underlie the structures to be built
on each of the ]Ots (i.e. fill, cut, or a transition between the two geologic conditions). The
subject list is to be completed, signed and stamped by the Engineer-of-Work and the Soils
Engineer. (Engineering)
Comply with all applicable regulations established by the United States Environmental
Protection Agency (USEPA) as set forth in the National Pollutant Discharge Elimination
System (N.P.D.E.S.) permit requirements for urban runoff and storm water discharge and
any regulations adopted by the City of Chula Vista pursuant to the N.P.D.E.S. regulations
or requirements. Further, the applicant shall file notice of intent with the State Water
Resources Control Board to obtain coverage under the N.P.D.E.S. General Permit for
stonn water discharges associated with construction activity and shall implement a Storm
Water Pollution Prevention Plan (SWPPP) concurrent with the co=en=ent of graclin~
activities. The SWPPP shall include both construction and post construction pollution
prevention and pollution control measures and shall identifY funding mechanisms for post
construction control measures. (Engineering)
Provide energy dissipators at all storm drain outlets as required by the City Engineer to
maintain non-erosive flow velocities. (Engineering)
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26. Install public storm drains as close to perpendicular slope contours as possible but in no
case greater than 15 degrees from perpendicular to the contours. lnsrall stOrm drain clean-
outs such that they are not located on slopes or in ina=ssibJe areas for maintenance
equipment. (Engineering)
27. Brow ditches that cross over slopes greater than 10 feet in height and steeper than :;: 1
gradient shall not be allowed. Drainage shall be collected in an inlet and carried via
underground storm drain to the bottom of the slope or a drain inlet connected to an
underground storm drain. (Engineering)
28. Design storm drain such that no storm drain pipes run parallel and along slopes unless
otherwise approved by City Engineer. (Pipes are run underground) (Engineering)
29. Provide a graded access (12 feet minimum width) and access easement as required by the
City Engineer to all public storm drain inlet structures, including any permanent
detentionldesiltation basin outlet structures. (Engineering)
30. Provide an improved access as determined by the City Engineer to each public drainage
structure located within private open space lots. (Engineering)
31. Designate all drainage facilities draining private property to the point of connection with
public facilities as private. (Engineering)
32. Request that the Federal Emergency Management Agency (FEMA) revise the effective
F100d Insurance Rate Map (FIRM) and F100d Insurance Study (FIS) report for the area
influenced by the project and provide all required information and documents needed by
FEMA to process this request. (Engineering)
33. Provide a 12-foot-wide, 6-inch-thick concrete access road to the bottom of any proposed
detention basins. This access shall have a maximum slope of 8%, and a heavy broom
finish on the ramp or as directed by the City Engineer. (Engineering)
34. Prepare, submit and obtain approval by the City Engineer. Director of Planning and
Building for the following plans prior to issuance of mass grading plans:
a) Erosion and sedimentation control plan prior to approval of grading plans.
b) Detailed landscape and irrigation plans, including water management guidelines in
accordance with the Chula Vista Landscape Manual.
c) Comprehensive Landscape Master Plan for the Project.
(Engineering)
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SEWER
35. Sewer system shall be designed such that no cliversion is allowed.
36. Sewer cliversion ITom Salt Creek Sewer Basin to Telegraph Canyon Sewer Basin rna~ he
considered and conditions 35 above deemed satisfied by the City Engineer if all of the
following items are resolved to the satisfaction of the City Engineer:
a) Conduct a sewer study as determined by the City Engineer, of the entire length of
the affected sewer line (Telegraph Canyon Gravity Sewer Line) to demonstrate. to
the satisfaction of the City Engineer, that there is adequate capacity in that basin.
b) Pay for all upgrade costs beyond those costs already identified in the "Telegraph
Canyon Sewer Study by Willdan Associates, dated 1992."
c) Pay fair share of the appropriate Development Impact Fee(s), as detennined by the
City Engineer. (Engineering)
d) Based on the sewer study and as deemed necessary by the City Engineer, upgrade,
all sewer line segments identified in said study, if such segment exceeds City
design criteria for acceprable sewer peak flows.
e) Developer is entitled, at the cliscretion of the City :En",uineer, to DIF cash or credit
reimbursement for the upgrade of sewer line segments identified in the sewer study
and constructed by the Developer and accepted by the City. (Engineering)
37. Locate all sewer access points (manholes) at the centerline of streets or cul-de-sacs or at
the center of a travel lane unless otherwise approved by the City Engineer and Director
of Public Works. (Engineering)
38. Provide an access road with a minimum width of 12 feet to all sanitary sewer access points
using such construction material as approved by the Director of Public Works. The
roadway shall be designed for an H-20 wheel load or other loading as approved by the City
Engineer. Sewer lines shall be installed as close to perpenclicular to the slope contours as
possible but in no case greater than 15 degrees ITom perpenclicular to the contours.
(Engineering)
39. Grant on the Final Map a 20 feet minimum sewer and access easement for any sewer lines
located between inclividuaI lots unless otherwise directed by the City Engineer. All other
easements shall meet City standards for required width. (Engineering)
40. Install parallel sewer lines for sewer lines greater than 15 feet in depth if lateral lines are
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to be connected to these lines unless otherwise approved by the City Engineer. For sewer
lines greater than 20' in depth, C900 PVC shall be used from manhole to manhole.
(Engineering)
41. Design and construct sewer access poinu; such that they are not located on slopes or in
areas inaccessible for maintenance equipment. (Engineering)
42. Provide sewer manholes at all changes of alignment of grade. Sewers serving] 0 or less
equivalent dwelling writs shall have a minimum grade of 1 %. (Engineering)
43. Design and construct all sewers ending in a cul-de-sac with a manhole placed at the center
of the cul-de-sac, unless otherwise approved by the City Engineer. (Engineering)
OPEN SPACE/ASSESSMENTSICC&R'S
44. Submit, prior to the approval of the first Final Map, evidence, acceptable to the City
Engineer and the Director of Plannin~ and Building the formation of a Homeowner's
Association (HOA), or annexation of this project to the existing EastLake I Homeowners
Association, or another financial mechanism acceptable to the City Manager.
The HOA shall be responsible for the maintenance of those landscaping improvements thaI
are not to be included in Open Space Disn1cts, if any. The City Engineer and the Director
of Planning and Building may require that some of those improvements shall be
maintained by the other financial mechanism. The MHOA formation documents shall be
approved by the City Anorney.
CC&R's for the Project shall be submitted to the Planning and Building Department for
review and approval prior to approval of the first final map, and shall include:
a) Maintenance of all facilities located within open space lots by the Homeowner's
Association to include but not be limited to: walls, fences, water fOlmtains. lighting
structures, paths, trails, access roads, drainage structures and landscaping. Each
open space lot shall also be broken down by the number of acres.
b) Include language in the CC&R's establishing the HOA responsibility to maintain
medians and parkways along Boswell Road, Fenton Street, Street A, Street B, Otay
Lakes Road.
c) Provisions which clearly indicate the responsibility, if any, of the individual
owners to water and maintain irrigation and planting within the parkways. The
CC&R's shall also indicate that the Master Homeowner's Association shall have
both the authority and the obligation to enforce said maintenance.
d) Name the City of ChuIa Vista as a party to the CC&R's, with the authority, but
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nO! the obligation. to enforce the terms and conditions of the CC&R' ~ in the same
manner as any owner within the business cenIer.
e) Include language in the CC&R's for the project specifying that individual (1wne"
may not modify the parkway planting.
1) Before any revisions to provisions of the CC&R's thaI may panicularJy affec! the
City can become effective, said revisions shall be approved by the CiTY. The
MHOA shall not seek approval from the City of said revisions without the prior
consent of 100 percent of the holders of first mortgages or properry owners within
the HOA.
g) The BOA shall indemnify and hold the City harmless from any claims. demands.
causes of action liability or loss related to or arising from the maimenance
activities of the MHOA.
h) The BOA shall not seek to be released by the City from the maimenance
obligations described herein without the prior consent of the CiIY and ] 00 percem
of the holders of first mortgages or properry owners within the MBOA.
i) The BOA is required to procure and maintain a policy of comprehensive genera,
liability insurance written on a per-occurrence basis in an amount not less than one
million dollars combined single limit. The policy shall be acceprable to the CiTY
and name the City as additionally insured.
j) The CC&R's shall incorporate restrictions for each lot adjoining open space jO!~
containing walls maintained by the open space district to ensure that the property
owners know that the walls may not be modified or supplemented nor may they
encroach on City property.
k) The CC&R's shall include proVISIOns assuring maintenance of all streeIS.
driveways, drainage and sewage systems which are private.
]) The CC&R's shall include provisions assuring MHOA membership in an advance
notice such as the USA Dig Alert Service in perpetuity.
(Engineering)
m) Include provisions in the CC&R's assuring the maintenance of the required perimeter
wall along the north property line oflots 2, 3, 12 and 13, and east property line oflots
13,14,15,16. (Engineering)
45. Pay all costs associated with apportionment of assessments (A.D. 90-3) for all City
assessment districts as a result of subdivision oflands within the boundary prior to approval
of each Final Map. Submit an apportionment form and provide a deposit as determined by
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and 10 the City to cover cOSts. (Engineering)
46. Submit all SpeciaJ Tax and Assessment disclosure fonns for each lot or ED1J for the
approvaJ of the City Engineer. (Engineering)
47. Enter into an agreement to grant of easements and maintenance agreement as necessary for
landscaping maintained by a homeowner" s Association within City right-of-way or such
other areas required by the City prior to approvaJ of each fInal map. (Engineering)
48. Locale lot lines at the top of aI] slopes. Slope areas located below lot lines shall be open.
spaced lots to be maintained by an BOA or other approved maintenance to the satisfaction
of the City Engineer and Director ofP]anning and Building. Acreage shall be shown for each
open-space lot. (Engineering)
WATER
49. Provide to the City a letter from Oray Municipal Water District indicating that the
assessmemslbonded indebtedness for all parcels dedicated or granted in fee to the City has
been paid or that no assessments exist on the parcel(sL (Engineering)
50. Present verification to the City Engineer in the form of a letter from Oray Water District
that the subdivision will be provided adequate water service and long t= water storage
facilities, including fire protection requirements. (Engineering)
EASEMENTS
51.
Indicate on each Fina] Map a reservation of easements to the future Homeowners
Association for private stonn drain. if any, within open space lots as directed by the City
Engineer. (Engineering)
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Acquire and then grant to the City all off-site rights-of-way necessary for the installation
of required street improvements for the affected phase prior to approvaJ of the
corresponding Final Map. (Engineering) .
53.
Notify the City at least 60 clays prior to consideration of the final map by City if any off-
site right-of-way cannot be obtained as required by the Conditions of approval. (Only off-
site right-of-way or easements affected by Section 66462.5 of the Subdivision Map Act are
covered by this condition.)
After said notification, the developer shall:
a) Pay the full cost of acquiring off-site right-of-way and/or easements required by
the Conditions of ApprovaJ of the Tentative Map.
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b) Deposit with the City the estimated cost of acquiring said righl-of-way andior
easements. Said estimate to be approved by the City Engineer.
c) Have all easements and/or right-of-way documents and plats prepared and
appraisals complete which are necessary to commence condemnation proceedings
as detennined by the City Attorney.
d) Request that the City use its powers of Eminent Domain to acquire right-of.way.
easements or licenses needed for off-site improvements or work related to the FinaJ
Map. The developers shall pay all costs, both direct and indirect incurred in said
acquisition.
The requirements of 53a, 53b, and 53c shalJ be accomplished prior to the approval of the
Final Map. (Engineering)
54. Where a private storm drain easement will paralJel a public sewer easement, the easements
shall be delineated separately on the Final Map and on the Grading and Improvement
plans. If any ponion of the easements will overlap one another, the City shall have a
superior right to the common ponion of the easements. (Engineering)
55. Prior to approval of each Final Map, the City Engineer may require either the removal
or the subordination of any easement that may unreasonably interfere with the full and
complete exercise of any required public easement or right-of-way. (Engineering)
56. Provide easements to the City of Chula Vista for all on-site and off-site public drainage
facilities, sewers, maintenance roads, private detention basins and any other private and
public facilities necessary to the City to provide service to the subject subdivision.
(Engineering)
AGREEMENTSIFINANCIAL
57. Enter into a supplemental agreement with the City, prior to approval of each Fina] Map.
where the developer agrees to the following:
a) That the City may withhold builcijn~ permits for the subject subdivision if anyone
of the following occur:
i) Regional development threshold limits set by the adopted East Chula Vista
Transportation Phasing Plan have been reached.
ii) Traffic volumes, levels of service, public utilities and/or services exceed
the threshold standards in the then effective Growth Management
Ordinance.
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iii) The required public facilities. as identified in the Public Facilities Finance
Plan as amended or otherwise conditioned. have not been completed or
construct.ed to satisfaction of the city. The Developer may propose changes
in the timing and sequencing of development and the construction of
improvements affected. In such case. the PFFP may be amended as
approved by the CiTY Planning and Building director and City Engineer.
b) That the City may withhold buiJr1iT1~ permits for any of the phases of development
identified in the Public Facility Finance Plan (PFFP) for EastLake Business Center
IT if the required facilities, as identified in the PFFP, or as may be amended from
time to time, have not been completed.
c) Defend. indemnify, and hold harmless the City and its agents, officers and
employees, from any claim, action or proceeding against the City, or its agents,
officers or employees to attack. set aside, void or annul any approval by the City.
including approval by its P)!mT1iT1~ Commission, City Councilor any approval by
its agents, officers. or employees with regard to this subdivision provided the City
promptly notifies the subdivider of any claim, action or proceeding and on the
further condition that the City fully cooperates in the defense.
d) Hold the City harmless from any liability for erosion, siltation or increase flow of
drainage resulting from this project.
e) Ensure that all franchised cable television companies ("Cable Company") are
permitted equal opportunity to place conduit and provide cable television service
to each lot within the project area. Developer agrees that the City of Chula Vista
may grant access to cable television companies franchised by the City of Chula
Vista to place conduit within the City's easement situated within the Project.
Developer shall resmct access to the conduit to only those franchised cable
television companies who are, and remain in compliance with, all of the te=s and
conditions of the franchise and which are in further compliance with all other
rules, regulations, ordinances and procedures regulatiT1~ and affecting the operation
of cable television companies as same may have been, or may from time to time
be issued by the City of Chula Vista.
f) That the City may withhold the. issuance of building permits for the Project, should
the Developer be determined by the City to be in breach of any of the terms of the
Tentative Map Conditions or any Supplemental Agreement. The City shall provide
the Developer of notice of such determination and allow the Developer reasonable
time to cure said breach.
(Planning I Engineering)
58. Enter into a supplemental agreement with the City prior to approval of each Final Map,
where the developer agrees not protest the fonnation of any future regional impact fee
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program or facilities benefit district to finance the construction of regional facilities.
(Engineering)
59. Enter into an agreement with the City Agreeing to modify the EastLake I Business Cemer
II Supplemental Water Conservation Plan as necessary to incorporate all new water
conservation policies adopted by City Council subsequent to approval of this SPA.
(Planning)
F1RE
60. Provide fire hydrants at location shown in the tentative map to the satisfaction of the City
of Chula Vista Fire Marshal. (Fire)
6 I. Provide the Initial Cycle of fire managementlbrush clearance within lots adjacent to natural
open space areas subject to approval by the Fire Marshall and Director of Planning and
Building. (Fire)
62. Install and make operable fire hydrants or equivalent fire protection to the satisfaction of
the City Fire Marshal, and 20' fire access roads prior to delivery of combustible building
materials. (Fire)
MISCELLANEOUS
63. Submit a copy of each subdivision in a digital D.X.F. file format as required by the City
Engineer. prior to approval of each Final Map or as requested by the City Engineer.
(Engineering)
64 Tie the boundary of the subdivision to the California System-Zone VI (1983).
(Engineering)
65 If developer desires to do certain work on the property after approval of the Tentative
Map, but prior to recordation of the applicable Final Map, they may do so by obtaining
the required approvals and permits from the City. The permits can be approved or denied
by the City in accordance with the City's Municipal Code, regulations and policies. Said
permits do not constitute a guarantee that subsequent submittal (i.e.. Final Map and
Improvement Plans) will be approved. All work performed by the developer prior to
approval of the Final Map shall be at the developers own risk. Prior to permit issuance,
the developer shall acknowledge in writing that subsequent submittal (i.e.. Final Map and
Improvement Plans) may require extensive changes, at developers cost, to work done
under such early permit. Prior to the issuance of a permit, the developer shall post a bond
or other security acceptable to the City in an amount determined by the City to guarantee
the rehabilitation of the land if the applicable Final Map does not record. (Engineering)
24
;zg
".~_._-------~~-"--_.~--_.._---_._----,-.-.-
66 Agree to provide noise stUdy prior to issuance of the first building permit for each Lot w
identify noise impacts generated by indusnial uses and determine the necessary rnirigai::I1
measures to insure that the allowable noise levels as prescribed in the Perfonnance
Standards of the Chula Vista Municipal Code are not exceeded. The developer sha]]
implement all mitigation measures recommencled in the noise study to reduce nOlse
impacts to the surrounding residential neighborhoods.
(Planning! Engineering)
67. Agree to participate in a regional or sub-regional multi-species coastal sage scrub
conservation plan prior to approval of the first Final Map. (Planning)
68. In the event of a filing of a Final Map which requires over sizing (in accordance with the
restrictions of state law and City ordinances) of the improvements necessary to serve other
properties, said Final Map shall be required to install all necessary improvements to serve
the project plus the necessary over sizing of facilities required to serve such other
propenies. The developer may seek repayment from other property owners through a
reimbursement disnict. (Engineering)
69. Contract with the City's current stteet sweeping franchisee. or other server approved by
the Director of Public Works to provide meet sweeping for each phase of developmem
on a frequency and level of service comparable to that provided for similar areas of the
City. The cleveloper shall cause stteet sweeping to commence immediately after the final
lot, in each phase, is occupied and shall continue sweeping until such time that the City
has accepted the stteet or 60 days after completion of all punch list items. whichever is
shorter. (Conservation Coordinator)
70. Provide the City Conservation Coordinator with a copy of the memo requesting stteet
sweeping service. The memo shall include a map of areas to be swept and the date the
sweeping will begin. (Conservation Coordinator)
71. Incorporate an open space lot with minimum with of 10 ft. along the north property line
oflots 3, 12 and 13. (Engineering! Planning)
CODE REQUIREMENTS
72. 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 Ordinance and Subdivision Manual.
(Engineering)
73. Underground all utilities within the subdivision in accordance with Municipal Code
requirements. (Engineering)
25
;?tj
74. Comply with all relevant Federal. State. and Local regulations. including the Clean Water
Act. The developer shall be responsible for providing all required
documentation to demonstrate said compliance as required by
Engineer. (Engineering)
testing and
the CiTY
75. Submit the necessary Planning Application and processing fee to modify the EastLake III
General Development plan text, maps and statistics to reflect the de-annexation of ] 08
acres of Research and Limited Manufacturing land use, as adopted in this Resolution prior
to approval of the first Final Map in the Business Center IT. (planning)
76. Revise the EastLake IT GDP, EastLake I SPA documents. as deemed appropriate by City
staff, deleting strike underline and references to previous documents. After final revisions
submit to the Planning Department 20 final prints in plastic binders prior to issuance of
the first building permit for the Project. (Planning)
77. A comprehensive fencing plan indicating design, color. materials, height and location of
all perimeter and interior fences shall be reviewed and approved by the Director of
Planning and Building, and incorporated in the EastLake I Business Center Community
Design Guidelines prior to approval of the first final map. (Planning)
78. CompJy with all applicable sections of the Chula Vista Municipal Code. Preparation of
the Final Map and all plans shaIl be in accordance with the provisions of the Subdivision
Map Act and the City of Chula Vista Subdivision Ordinance and Subdivision Manual.
Compliance with the City of ChuIa Vista threshold standards, based on actUal development
patterns and updated forecasts in reliance on changing entitlement and market conditions.
shall govern EastLake Business Center IT development patterns and the faciliTY
improvement requirements to serve such development. In addition, the sequence in which
improvements are constructed shall correspond to any future Eastern Chula Vista
Transportation Phasing Plan or amendment to the Growth Management Program and
Ordinance adopted by the City. The City Engineer may modify the sequence of
improvement construction should conditions change to warrant such a revision.
(Engineering)
79. Pay all applicable fees in accordance with the City Code and Council Policy, including,
but not limited to, the following:
a) The Transportation and Public Facilities Development Impact Fees.
b) Signal Participation Fees.
c) All applicable sewer fees, including but not limited to sewer connection fees.
d) Interim SR.I25 impact fee.
e) Telegraph Canyon (Gravity Flow) Sewer Basin DIP.
f) Salt Creek Sewer Basin DIP as may be adopted by the City in the future.
g) Telegraph Canyon Basin Drainage DIP.
h) Salt Creek Basin Drainage DIP.
i) Telegraph Canyon Sewer Pumped Flow DIP.
26
--
jcJ
--.-.----....-;"
Pay the amount of said fees in effect at the rime of issuance of building permits.
(Engineering)
80. Comply with aU relevant Federal, State, and Local regulations. including the Clean \\'ate;
Act. The developer shall be responsible for providing al] required testing and
documentation to demonstrate said compliance as required by the City Engineer.
(Engineering)
81. Ensure that prospective purchasers sign a "Notice of Special Taxes and Assessments"
pursuant to Municipal Code Section 5.46.020 regarrl;n~ projected taxes and assessments.
Submit the disclosure form for approval by the City Engineer prior to Final Map approval.
(Engineering)
82. Comply with Council Policy No. 522-02 regardiT1~ maintenance ofnarural channels withir;
open spaces. (Engineering)
83. Comply with all aspects of the City of ChuJa Vista Landscape Manual.
(Engineering)
84. The Applicant shall comply with Chapter 19.09 of the Chula Vista MunicipaJ Code
(Growth Management) as may be amended from rime to time by the City. Said chapte~
includes but is not limited to: Threshold Standards (19.09.04), Public Facilities Finance
Plan implementation (19.09.090), and Public Facilities Finance Plan amendmem
procedures (19.09.100). (Engineering)
X"V. CONSEQUENCE OF FAILURE OF CONDITIONS
If any of the foregoing conditions fail to OCCut, or if they are. by their terms. to De
implemented and maintained over time. and any of such conditions fail to be so impJememed
and maintained according to their terms, the City shall have the right to revoke or modifv all
approvals herein granted, deny or further condition issuance of future buiklin~ permits, deny.
revoke or further condition all certificates of occupancy issued under the authority of
approvals herein granted, instituted and prosecute, litigate or compel their compliance or
seek damages for their violations. No vested rights are gained by Developer or successor in
interest by the City approval of this Resolution.
XVI. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Reso]ution is dependent upon
enforceability of each and every term, provision and condition herein stated; and that in the
event that anyone of more terms, provisions or conditions are determined by the court of
competent jurisdiction to be invalid or unenforceable, if the City so determines in its sole
discretion, this resolution shall be deemed to be revoked and no further in force or in effect.
27
3/
_____ __._.. .. '_n____ ,,___ ..
--------
---------.-----.
X\'II NOTICE OF DETERMLlI\ATION
That the Environmental Review Coordinator of the City of Chula Vista is directed after C iT'
Council approval of this Project to ensure that a Notice ofDetennination is filed with the
County Clerk of the County of San Diego. These Documents. along with any documents
submitted to the decision-makers. including documents specified in the Public Resources
Code Section 21167.6. Subdivision(s). shall comprise the entire record of the proceedings
for any claims under the California Environmental Quality Act ("CEQA") (Pub. Resources
Code 21000 et seq.).
Presented by
Approved as to form by
Robert A. Leiter
Planning and Building Director
John M. Kaheny
City Attorney
R'SHAREDIf'LANNINGiPCM.0002.CCR
28
-32
-------r-
General
Development
Plan
(Proposed)
EXISTING
BUSINESS
/ NiER I EXISTING GDPISPA
CE /// BOUNDAY
PROPOSED
BUSINESS
CENTER II
.-----
/ NEW GDP/SPA
BOUNDARY
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.:37
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA APPROVING AMENDMENTS TO THE EASTLAKE II PLA.NNED
COMMUNITY DISTRICT REGULATIONS TO INCORPORATE 108 ACRES
OF RESEARCH AND UMlTED MANUFACTURING AS BC.I, BUSINESS
CENTER MANUFACTURING PARK DISTRICT, INTO THE LAND USE
DISTRICTS MAP; AMEND SECTION IV .2A, PROPERTY DEVELOPMENT
STANDARDS, TO ALLOW INCREASE IN BUILDING HEIGHT FOR
CERTAIN LOTS WITH APPROVAL BY THE DESIGN REVIEW
COMMIITEE, AND ESTABLISH SPECIAL BUILDING SETBACKS AND
BUFFER REQUIREMENTS FOR CERTAIN LDTS ABUTIING RESIDENTIAL
LAND USE DISTRICTS.
1. RECITALS
A. Project Site
WHEREAS, the areas of land which are the subject of this Ordinance are
diagrammatically represented in Exhibit A and hereto incorporated herein as
Exhibit A; and for the purpose of General description herein consist of 108 acres
north of Otay Lakes Road between Hoote Par1.-way and Lane A venue within the
existing EastLake Planned Community booodaries("Project Site"); and.
B. Project; Application for Discretionary Approval
WHEREAS, on Jooe 29, 1999, The EastLake Company ("Developer") filed an
application requesting amendmentS to the EastLake II Planned Community District
Regulations to incorporate 108 acres of Research and Limited Manufacturing as
BC-1, Business Center Manufacturing Park District, into the Land Use Districts
map; amend Section IV.2A, Property Development Standards Business Center
Districts, to allow increase in building height for certain lots in the Project Site;
and, increase the rear building setback and buffer requirements for certain lots
abutting residential land use districtS ("Project"); and,
C. Prior Discretionary Approvals
WHEREAS, the EastLake Business Center II has been in part the subject matter
of a General Development Plan (GDP) previously approved by City Cooocil
Resolution NO.15413 ("EastLake ill GDP") on December 11, 1989; and,
D. PI >Inning Commission Record on Applications
WHEREAS, the Planning Commission held an advertised public hearing on said
project on November 3, 1999, and vote_to recommend that the City Cooocil
approve the Project in accordance with the findings listed below.
38'
- ----------,-----_... ---_._._.~----~--
The proceedings and all evidence inuoduced before the Planning Commission at
their public hearing on this Project held on November 3, 1999, and the minutes
and resolutions resulting therefrom, are hereby incorporated into the record of this
proceeding.
E. City Council Record on Applications
WHEREAS, a duly called and noticed public hearing was held before the City
Council of the City of Chula Vista on November 16, 1999 on the Discretionary
Approval Application, and to receive the recommendations of the Planning
Commission, and to hear public testimony with regard to same; and,
F. Discretionary Approvals Resolution and Ordinance
WHEREAS, at the same City Council meeting at which this ordinance was
inuoduced for first reading (November 16, 1999), the City Council of the City of
Chula Vista approved Resolution No. by which it imposed amendments on
the EastLake n General Development Plan, EastLake I Sectional Planning Area
(SPA) plan. EastLake I Public Facilities Finance Plan, EastLake I Air Quality
Improvement Plan, EastLake I Water Conservation Plan; and adopted a design
guidelines for the Business Center n. EastLake I Business Center n Design
Guidelines.
n NOW, THEREFORE, the City of Chula Vista does hereby find. determine and
ordain as follows:
A. COMPLIANCE WITH CEQA
The City Council does hereby find that the Mitigated Negative Declaration IS-00-03
the Findings of Fact and the Mitigation Monitoring and Reporting Program have
been prepared in accordance with the requirements of the California Environmental
Quality Act, and the Environmental Review Procedures of the City of Chula Vista.
B. INDEPENDENT .JUDGMENT OF CITY COUNCIL
The City Council does hereby find that in the exercise of their independent review
and judgment, the Mitigated Negative declaration IS-OO-03 in the form presented
has been prepared in accordance with requirements of the California
Environmental Quality Act and the Environmental Review Procedures of the City
of ChuIa Vista and hereby adopt same.
D. FINDINGS FOR P-C PLANNED COMMUNITY WNE AMENDMEl\'TS
The City Council hereby fmds that the proposed amendments to the EastLake n
PIannedCommunity Disttict Regulations Land Use Distticts Map text and statistics
are consistent with the City of Chula Vista General Plan, and public necessity.
convenience, the general welfare and good zoning practice support the
amendments.
.2c;
.-------t--.~-
E. APPROVAL OF Z01'o'E AMENDME1'oTS
The City Council does hereby approve the amendments to Planned Community
Disnict Regulation and Land Use Disnict Map as represented in Exhibit A
Ill. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Ordinance is dependent upon
the enforceability of each and every term, provision and condition herein stated; and that
in the event that anyone or more terms, provisions or conditions are determined by a
Court of competent jurisdiction to be invalid, illegal or unenforceable, this resolution shall
be deemed to be automatically revoked and of no further force and effect ab initio.
IV. EFFECTIVE DATE
This ordinance sball take effect and be in full force on the thinieth day from and after its
adoption.
Presented by
Approved as to form by
Robert A. Leiter
Director of Planning
John Kaheny
City Anorney
H:\homelplanning\luis\pcm-0001.CCO
-)ld
Land Use Districts
Proposed
RESIDENTJAL
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EXHIBIT A
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ATTACHMENT 3
MITIGATED
NEGATIVE DECLARATION
(please see tab 2 in the SPA binder)
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TIllS PAGE LEFT INTENTJONALL Y BLANK
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h:\h e\planning\hector\LUIS\EL2GDP.cdr 10/19/99
-_.~-~---
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ATTACHMENT 6
CORRESPONDENCE
50
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P.02/03
p~ay
HOMES
___.__n
26 October 1999
Plamring Cnmmi~.,;on
City or Chula VISta
cio J. Luis Hcrmmdez, Project Manager
Plamring Dcpa:rt!mmt
Public SCIVices Building
276 Fourth Av::.
Chula Vista, CA 91910
Rc: PCM-OD-D2, PCS-OD-D2
East1ak~ Business Center n
Dear Commissioners:
Pacific Bay H= .is the developer of the Rolling Hills R.am:h (fo=erJy Salt C=k
Ranch.) project immt".di..,...,ly north or the proposed EastIake Business 0-'7 II Project.
We 1U"e con==d about the Tnt..rn.",= of the us:::s in Busin::ss Center n with the exiscing,
under const:ruc1ion.,andplarmcd residential uses in Ralling Hills Ranch ixmm:diatcly to
the north.
Woo::: :::=t and future residents were provided with infomJBtion regarding allowable
uses in the East1ake Business Ce:n.re:r in conjunction with their sales disclosure documents,
1.mtil recently thc proposed grading plan and map for the project were unavailablc. Tn:::
proposed. grading plan elevates the large industrial pads in a matter which we believe
exacerbates the negative impacts of the potential commercial uses.
We have worked in a coope:retive m..nn.... with the Eastlake Company to develop
measures within their Supplcmental-sJ' A and p)~nn...a Community Distric.t Regulations to
mitigate these impacts. and have appreciated their coc,~.ohve efforts toward addressing
our conc:erns. We still have reservations" however, that certain specific mitigation
techniques thar we have rcqucstcd have not b= addressed in the most effective rrumne:r.
Specifically we arc concc.med that:
1. Adequate setbacks from the northern p!uJ= ti line be provided to provide
appropriate view separation from a4j1U:CIlt resid=nrlallots. This conccm spans
the edge condition. and is of particular concern on lots 3 and 12 wh.ere the
2300 Boswell Road, Suite: 209~ Chula Vi:>ta. CA 9 J 914
(619) 656-BOO . F"" (619) 656.4306
5/
.--.-.................,............... ----...
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Dctober 26, 1999
Page 2
builQings arc at grade with th= aailmd gr.:e:nbclt systcro tba1 we lJ%.ve
==---=1 in conjunCtion with Rolling:Hills Ranch. We sugg= ttUI1=
"'PPlVpo-Jne ~~1' be 75' . ,,;,.,,;1..,. tD the c:isting hmnigI8bon and
NI!tUIBli:zatiOD Service Building at the nctfucast comer of Lane A vc. and
Boswell Rd.
2. A.pprDprisit building height iimiwicns are ~Wred and adhcr-..d'tO. We
believe tbe "i'p'''pL>am uses for the lots lit the]lD1'l:hem boundary (Lots 2,3.
12., and 13) wh= the B"o::in"""" Ccnt::r direCtlY int::rfaces with ~nP.nTial is
one or twO story office buildIDgs such as the North Island Federal Q-cdit
Union building at 230D 'Boswell Rd. or tb= 90D Lane Ave.. building. 11Je; new
buil..r""'f mu:icr COIlSII'UCtion attbe southw=st corner of Lane Ave. and Boswell
Rd- is an O''''''l'le of the behemoth building 1D both height and II12SSiug that
we me !'..,.,'\,;ng to avoid..
3. l.aneauageregmding lan~e buffering, ar..bite..."'tUI'31 articulation, and
miti~R'rion of negative noise or other noxious uses is implemented. For
e),.-amplc, loading docks siwuldbeCA"piicitly ::xcludcd at the edge to TCSid=1ial
give:n th" grade conditions.
We und,erstaJld the assf:Ition of the ~"<<tlake Company and the PlaDIring Department that
these above issm:s will be addrcss-..d during tit:: Design R...-view pro= for the m=tioncd
parc:cls. We me =n=d, how=\1cr, that these standards may not be: adequa:t::Jy appli::d
by staff or c:oxnmission rcvi::w in the: future. This is especially evident in tb: c:=Strtlction
of the DCW building at the southwest comer of Lane Ave.. and Boswell Rd. wmcll
app=tly was approved in spite of nUInCI'OUS conttar:iictions to the design spirit and
intent of the: ::xisting Eastlake BusiIu:ss CeIrter SPA and PC Regulations.
"-'.
Weare: requesting the P!mmmg Commission's consideration to add men:: =trictive
language r::garding building setbac;ks and building heights to the documents for EastW:~
Busmess Center n and to s'Irongly enoomage D::sigp Review staff to strictly apply the
Janguage in place.
>0
Thank you fur your time and considcJ:mion.
Regards.
L' J
PACIFIC BAY HOMES
cc: Chris Moun1S. The Mounts Co.
5;2,
>101: TOTAL PAGE. 03 "'*
ATTACHMENT 7
SAL T CREEK RANCH
DEVELOPMENT CONCEPTI DESIGN
GUIDELINES
58
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2.0
DEVELOPMENT CONCEPT
2.1 INTRODUCTION
The Development Concept chapter of this Salt Creek Ranch SPA provides z
description of the Salt Creek Ranch Site Plan with the intent to establish the basic
land use pattern, along with residential development programs that further refine
those established in the Salt Creek Ranch General Development Plan. This portion of
the SPA Plan is also offered to develop the design and statistical comparison needed
to substantiate consistency between this SPA Plan and the approved Salt Creek Ranch
Genera] Development Plan.
2.2 DESIGN INFLUENCES
The project setting provides a unique opportunity to build a residential and
recreational community that transitions from the existing neighborhoods and
businesses of Chula Vista to the dramatic terrain of the Eastern Territories.
Within the location and regional context, a number of factors ha ve influenced the
overa]! design and general development goals of the Salt Creek Ranch SPA Plan. The
primary design influences are based on standards contained in the approved Salt
Creek Ranch General Development Plan which Were determined by analysis of on-site
conditions and characteristics. Such conditions and characteristics include the
following: landforms, biological resources, drainage patterns and aesthetics. Land
uSe relationships and circulation patterns were other factors considered. These
factors are shown on Exhibit No.5, Opportunities Map.
Final Salt Creek SPA
213/47.008
November 12, 1991
1-13
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Th~ City of Chula Vista's G~n~ral Plan poli~i~s associat~d with th~ adjoining
undevelop~d portions of th~ Eastern Territories have also influenced the design of the
Salt Creek Ranch SPA. In addition, the City of Chula Vista Greenbelt, the regional
open space system and th~ proposed land uses for surrounding properties W~r~
important design influences. These influences arc illustrated on Exhibit No.6,
Regional Context Map. Other important factors considered in the design of the Salt
Cr:ek Ranch SPA include public facility conn:ctions, circulation improvem:nts.and
biological concerns.
.
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2.2.1 The Influence of Site Characteristics and Visual Context
I
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The Salt Creek Ranch SPA area consists of approximately 1.200 acres of geologically
sound t:rrain with varying d:gr:es of slop: and orientation. Western portions arc
gentle grasslands transitioning to cast:rn anas of drainage crossing and gentle
mesa/canyon terrain. Native scrub intermingles with grazed fields throughout the
area. It is surrounded by the foothills and dominant ridgelines of the San Miguel and
Jamul mountains to the east and north, and the newly-d:veloping community of
Eastlake to the west and south. The site is pres:ntly vacant, except for a substantial
amount of acreage devoted to agriculturaJ grazing and minor cultivation. The
existing topography is shown on Exhibit No: 7.
I
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Dominant existing features on the site include the following:
a) Proctor Valley Road, a two.lane unpaved road, traversing the site in an
east-west direction. This is presently the only access route to the more
remote portions of the Eastern Territories. This road is shown on the
Aerial.Photograph, Exhibit No.2.
b) SaJt Creek, the primary on-site drainage course, crossing the central
portion of the site in a north-south direction. Well-established groves of
eucalyptus and pepper trees grow along the creek near the project's
southern boundary. The creek and groves provide a natural focus for the
SaJt Creek Ranch Community.
-
Final Salt Creek SPA
213/47.008
November 12, 1991
1-15
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S~v~ral unnamed drainage courses crossing the eastern portion of the site
in a north-south direction and draining into Upper Dtay Lake. These
drainage courses produce a very marked geographic area consisting of
broad mesas separated by narrow canyons.
d) A San Diego Gas and Electric transmission line casement crossing the
northcrn portion of site in an cast-wcst dircction. The two-hundrcd- foot-
widc casement provides an opportunity for trail use.
c) A twenty-foot reclaimcd watcr linc easemcnt traversing the site wcst of
Salt Creek in a north-south dircction. This cascment a]so provides trail
and greenbelt opportunities.
f} Landforms ranging from rounded terrain in the western portions of the
site 10 steeper, rocky terrain located in the northcastcrn portions of the
site.
~
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Hillsidcs and vaBey areas which natural!y divide Salt Creek Ranch into
topographicaBy separate development arcas.
h) Dramat;c vicws to the south and wcst, from various locations on-site.
View opportunities within the development wi11 be a major amenity to
future residents and visitors.
i) Clusters of remaining native vegetation consisting of coastal sage scrub
and southern California grassland. Large areas of the site have been dry
farmed and used for cattle grazing.
j) Narrow areas of alkali meadow are found along Salt Creek and the
drainage courses in the eastern portion of the site.
Final Salt Creek SPA
213/47.008
November ]2, ]991
1-18
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A rocky ridgcline found in the castcrn ponion of the site affording
spcctacular panoramic views in all dircctions, including thc ocean,
downtown San Dicgo and Mexico.
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Thesc existing sitc conditions were carefully considered in thc design of the Salt
Creek Ranch Site Plan, resulting in a site design whieh efficiently uses the property's
developable areas while protecting the natural amenities. These features arc shown
on the Opportunities Map, Exhibit 5.
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The prescrvation of major open space clements will configure neighborhoods and
recreation amenities into a quality living environment. These open space areas arc
dominated by the following fcatures:
I
o The Salt Creek Corridor, which is preserved as an open space corridor.
creating a major portion of the Chula Vista Greenbelt in the Eastern
Tcrritories and preserving wetland habitat.
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The largc drainage courses in thc eastern portion of the site and thc
associatcd sensitive plant communities of coastal sagc scrub and native
grassland,which will be preservcd and enhanced.
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Opcn space trail corridors with uniquc view opportunities,creatcd by the
utilization of the transmission line and water line easements.
I
The Gcneral Development Plan provides for development along the north-south mesas
trailing down to Proctor Valley Road and on either sidc of Salt Creek. Developed
areas in the eastern portion of the site arc located and concentrated on the higher
elevations or plateaus, while the slopes and drainage areas remain primarily natural,
serving as open space recreational uses. The ridgeline area is sensitively planned for
development with privatc road standards proposed to minimize grading and preserve
rock outcroppings and the steepest slope areas. These private road standards are
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Final Salt Creek SPA
213/47.008
November 12, 1991
1-19
&/
defined in Chapter 4.0, Circulation. The western ponion of the site contains more
intense development on the flatter terrain. The intensity gradually decreases
progressing eastward.
Canyon areas will be retained as natura] open space, providing a backdrop for
residential development areas. Graded slope areas will be landscaped with
naturalized plantings compatible with the natural open space areas, further
contributing to the rural/ranch design conccpt.
The internal design of the residential development areas wiJI include a number of
views into the natural open space areas. A significant percentage of the proposed
residential lots in the eastern portion of the .site adjoin open space areas, which will
assure the enhancement of visual aesthetics arid privacy offered to community
residents.
!.!.! The Influence of Existin2 and Pro Dosed Surroundinl' Land Uses
Preparation of the Salt Creek Ranch Site Plan has been greatly influenced by the
current and proposed land uses of surrounding sites. Current surrounding land uSeS
arc depicted on the Regional Context Map. Specifically, the intrinsic design
constraints posed by surrounding land uses have yielded land use configurations
within the project site that meet the requirements of the Salt Creek Ranch General
Development Plan. The GDP calls for a sensitive project design that includes
transition zones between areas of differing land uses and density. There are two
transition zones. The western edge provides a transition from the multi-family in Salt
Creek 1 to townhomes and single-family. The southern edge transitions from business
uses found to the south in Eastlake Business Park to townhomes and small lot single-
family in the Salt Creek Ranch, which then transitions to traditional single-family
homes. These densities are transitioned down as one proceeds cast across the site to
lower and lower densities. Transitions between multi-family and townhomes to
Final Salt Creek SPA
213/47.008
November 12, 1991
1-20
0:2
--------.--.._- .~_._._-_..~----"_.
single-family homes are assisted by roadways dividing the neighborhoods and
providing separate entrances to minimize adjoining boundaries.
The southern edge is further discussed below.
2_2.3 Transition Areas
.
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Eastlake Technolol!v Park Transition
I
One transition zone is the southern border of Salt Creek Ranch, directly adjacent to
the .Eastlake Technology Park, an employment land use area. The City of Chula
Vista's General Plan designates this area for Medium and Low-Medium residential
densities partially developed in a clustered approach. These land use designations
implemented by the Salt Creek SPA. will provide a housing type and density which is
generally compatible with the ~djacent land useS and begins a transition zone between
the industrial and the lower density areas further north and east.
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In addition to transitional land use intensities, a buffer zone has been designed along
the southern edge of the property to mitigate potential noise and visual impacts as
called for in the GDP and mitigation monitoring program. This buffer will:
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lnclude a slope along both the single- and multi-family areas which will
vary in height (from approximately 5 to 39 feet) and width to provide
vertical and horizontal separation between uses. The width will vary
from a minimum of 30 feet in the multi-family and 60 feet in the single-
family areas to a maximum of 170 feet at its widest in the single-family
area. (The average width is 50 feet in the multi-family area and 90 feet
in the single-family.)
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Be extensively landscaped with trees and shrubs to effectively screen and
separate housing from adjacent industrial uses.
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Final Salt Creek SPA
213/47.008
November 12, 1991
1-21
103
-.-...,-.-----.,.-..-------.--.----
o Contain a 1O-f oot wide meandering recreational trail linking the
school/park site on the western edge to the Salt Creek Corridor.
o Contain open space connections from the single-famHy and multi-family
areas into this trail corridor. Multi-family recreational amenities will be
linked to this trail buffer. Access for maintenance will be facilitated
from these open space connections.
o In order to further ensure that noise from the Business Park docs not
disturb residences, a site specific noise analysis will be prepared at the
time of site plan revicw for Neighborhoods 4a and 5 and at the time of
tentative map preparation for Neighborhood 4b.
This buffer is illustrated in the following Landscape Buffer Plans/Cross Sections,
Exhibit Nos. 8. 9 and 10 and on the Buffer Plans. Exhibit Nos. II, and 12.
Salt Creek] Area -- Western Ed"e
~
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The residential neighborhoods planned for the western edge of the Salt Crcek Ranch
are designed to be compatible with existing and proposed residential areas
immediately adjacent to the site's western boundary. These Low-Medium residential
areas provide an appropriate transition from the higher density areas along SR-125 to
the lower densities envisioned for the areas east of the Salt Creek Corridor. The
Medium and Medium-High densities off-site(in Salt Creek I and Rancho San Miguel)
transition to the public uses on-site including the fire station, park, school and the
Medium density area on-site. Low-Medium densities off -site transition east of San
Miguel Road to Low-Medium densities on-site.
final Salt Creek SPA
213/47.008
November 12, 1991
1-22
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BUFFER SECTIONS
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3.9.1 Introduction
3.9. i. i Tne S::Jr. Cree;: 1<::J:I=~i
General Devel:J;:J;ne:1" :>I::J- :n:
Site Plan have bee, iTifEJ~n:;e:
by existing ana pro:>ose::. 1::1:1=
uses or surrounding stTe~. i ne
GDP calls for 0 sensitive proje::T
',=<";
~:
I~)'
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!.-;.-~ 'I
l"":~:-'~;
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):
design that includes
transition zones between areas
of differing land use and density.
The interfaces between uses. or
'edges', are extremely important
in creating a unified Salt Creek
community design transition with
3.9.2
the jjacent use. Three
common edge conditions that
exhibit potentiol conflicting uses
or densities ore:
3.9.1.2 The soumem :>:>rder
of Salt Creek Ranch witr: the
Eastlake Technology Parks.
3.9. 1.3 The canyon/
residential interfaces in Sub-Area
3.
3.9.1.4 School/park
interfaces with residential
neighborhoods.
~.9.2 Eastlake Technology Park
Transition
The SPA designates this area for
medium and low-medium residential
densities developed in clusters. Tnese
land uses provide a housing type which
is conducive to the adjacent
neighborhoods and establish 0
transition zone between the industrial
and the lower density areas further
north and east.
In addition to transitional land use
intensities, a buffer zone has been
designed along the southem edge of
the property to mitigate potential noise
and visual impacts. This buffer will:
3.9.2.1 Provide a suitable
slope varying in height along the
--~ -~-------~---~--~-----~-_._.~-_._----_._--_.._-._--,--
51:1 ( - with m~tt;-tamiiy areas
ond 0 mhlmJ;"1I width varyin;;
2D-feet to 0 max:im~,,, ::>f i 5:!-
teet to provi::JS ve;ti:::ai ::J:1:::'
horizontal separatior, betwee~
uses.
3.9.2.2
Be eXTensivei~'
ia:lds:::aped with trees ::1:10
shrubs to effectively screen on:::'
separate housing from adj::Jcent
j:1dustrial uses.
3.9.2.3 COnTain open space
:::onnections from the singie-
f::Jmiiy and mutt~tamjiy areas into
tnis Trail corridor. Muti"'-famii\'
recreational amenities wit' bs
h:1Ke:; TO this tr:Ji! :>~fi91.
3.9.2.4 .A.ppr::>:>rims
:::onstruction Tecnniques wit! be
used to sound atten'JOie :JI'
residential uses from e):Tern:J1
impacts according to StaTe
standards.
3.9.3 Canyon/Residential interface
A major feature of the Satt Creek Ranch
and in particular Sub-Area 3 is the large
open space areas which surround the
neighborhoods. These are primarily
canyon and slope areas located at
lower elevations adjacent to the
residential parcels. Important design
concepts for the treatment of this
interface are:
'/3
ATTACHMENT 8
DISCLOSURE STATEMENT
l~
--.-"--...---.. .---...--.
THIS PAGE LEFT INTENTIONALLY BLANK
?f~
-_._"---.....- -----~------_..__.~----,---
TIir----,,' OF CHULA VISTA DISCLOSLJRE'--:-'" TEMS",
Yo ~rc.: fc.t!uln.:.cJ tel fik ~ S~~lI:;m:;nl of :>1~=lo~UTC nf :':'=i:~:n p\l,i1!:~hJr 0:- hn:.s.n=iaJ interc....ts.. p;Jymcn~. OJ ::2.mp.ai~r.
~on rihuliom.. on 4;ilJ m.i:l.IIcr:- wnH.:r. ......1l1 rc.:~uITC: tli....crclJun.ar;.. o=twn on the pzn of lh~ CiTY C.oun=i~. ?'I.i:l.nnmf. CommissIOn, ant
"II thcr om:,,,1 hodi~. Tnt f()II()"'m~ m{o,m"tIDn muSI he dc,:lm'.cd:
L Li."1 the name.c:. of 2.11 pcn:;on5 hOJ\'lng ~ financi.al imcre..,: in Ih~ propcny whi:::h is. the $uhje.:! of th::: arpii::atior. 0; th~
contract. e.g.. O~'I1C:r. applicant. contractor. 5uhconlr3C'lOr. mat~rial supplier.
T~ 8tLc;TI..a.ke. c-f'a.J'I.L.{
~
If any per;;on. identified pursuam 10 (1) above is" corporal ion or partnership, list the names of all individuais ownin~
more than JO% of the sharcs In the corporation or o"l1in~ any partntrship interest in the pannership.
~
~-Le
:1. If any person-- idcn:ifl~cJ pursu:..ml 10 (1) ahove is non-profit organization or a trust. lisl the nam~5 of any p~rson.
s~r\'ing a~ directo;- of Ih~ nor.-profii organization or 2.S tn.!Sl~ 0: b~n~fir:iary or trU$10r of tht: In!.s:.
,
~.
Have you had more than :;;250 worth of business transacl:od with any member of the City staff, Boards, Commissions,
Com~iltees. and Council within the past twelve months? Yes_' NoL If yes. p)~e indicate person(s):
~. Pi~:.ase identify each and every person, including any agents. ernploye~. consultants. or independent c:mtra:tors who
you have assign~d 10 rc:present you bciore the City in this ma.tter.
lJ SJ,.-.-.
BM Gr'a.\f
/
p;\\
GCJ.'f
&o.YI.f
~o
U';J,j
6, Have you and/or your officers or agenlS, in the aggregate, contribut:od more than SI,()J() 10 a Councilmember in the
current or preceding ele:lion period? Yes_ No_ ]f yes, State which Councilmember(s):
. . . (NOTE: Attach additional pages as necessary) . . .
Dat
'7-"'f- 9~
ig e of contractor/applicant
Gut- f\sa,yD
Print or type name of contractor/applicant
. P
this
0" is dcfmcd ~.: "'Any irldil'~1..rinr~ co-panJlaship, ioinI 1'OUUrc. assOciQlJOT1.. ~()Cial dub, frQJ::17UJl o'J!DlUzDtioTI. cnrporatioT:' CSUlt" In.lS:. rcccivr:r, syruiicmc., .
.d "'~' olAa cowUJ'. cizy o,ui cow"'y. cily mwucipoliry, disrric~ 0' alAa politico! J'Ubdj,.;"io,. 0' lU~' olha group 0' combino,i01l octing "" a WUJ.jl S
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(!D: A'fp,,_;UVt) Co?;~ ~~ ~;::;:J..,.;7
PLANNING COMMISSION AGENDA STATEMENT
Item L
Meeting Date 11/3/99
ITEM TITLE:
Public Hearing: PCM 00-0 I; Consideration of amendments to the EastLake
II General Development Plan, EastLake Greens Sectional Planning Area
(SPA) Plan and EastLake II Planned Community District Regulations, to
transfer density from parcel R-16 to parcel R-26; transfer 2.2 acres from
parcel PQ-I to parcel R-26; and change the land use designation of said 2.2
acres from Public/Quasi-public (PQ) to Medium-High residential (11-18
dulac). - Applicant: The EastLake Company.
The applicant, the EastLake Company, has submitted an application to amend the EastLake II
General Development Plan (GDP), EastLake Greens Sectional Planning Area (SPA) Plan and
EastLake II Planned Community District Regulations. The site is located on the west side of
EastLake Parkway, south of an existing SDG&E transmission line, east of future SR-125 and
northwest of an existing water reservoir storage tame
An Initial Study, IS 00-04, of possible significant environmental impacts has been conducted. Th\;
Environmental Review Coordinator has determined that no new or supplemental EIR is necessary
and has prepared an addendum to FSEIR-86-04, EastLake Greens, which must be considered by the
Planning Commission prior to a decision on the project.
RECOMMENDATION:
That the Planning Commission adopt attached Resolution PCM 00-01 recommending that the City
Council consider the addendum prepared for the previously eertified FSEIR 86-04 and approve the
proposal in accordance with the attached draft City Council Ordinance and Resolution based on the
findings and subject to the conditions contained therein.
BACKGROUND:
The requested amendments to the various EastLake regulatory documents described in this report
are to allow a density transfer of 36 units and 2.2 acres to parcel R-26 within the EastLake Greens
Neighborhood. Concurrent with this application, a request for Design Review approval of a 296 unit
multi-family project for parcel R-26 is being considered. The additional 36 units added to parcel R-
26 will allow for a superior quality project while still maintaining low income affordability. Of these
296 units proposed for the site, approximately 187 will be designated low income housing units.
The Chula Vista General Plan requires that each Planned Community provide a minimum of 10%
of the total residential units as affordable. This includes 5% low income and 5% moderate income.
The R-26 project site within EastLake Greens has been previously designated within the EastLake
II Affordable Housing Program map as a potential site to accommodate a low income housing
development (See Attachment 4). The affordable housing agreement for EastLake Greens (as
----,.
Page No.2, Item:
Meeting Date: 11/3/99
amended in August, 1998) requires the developer to construct 130 low income housing units to fulfill
their obligation for affordable housing within the EastLake Greens neighborhood. Thus, the
proposed amendments will allow for the possibility of construction of 187 low income housing units
(out of a project total of 296 units) which will meet and exceed EastLake Greens share of the
obligation to provide low income housing.
DISCUSSION:
1. Existing Site Characteristics
The 18.9 acre project site (after adjustment) is currently vacant and the terrain is relatively
flat in terrain. The site is surrounded by future SR-125 to the west, an existing SD&E
transmission line to the north, and an existing water tank and EastLake Parkway to the south
and east.
At one time, the southern portion of parcel R-26 was to accommodate the eastern expansion
of Palomar Street when plans were abandoned for such road extension, it was agreed to build
a pedestrian bridge across SR -125 to provide pedestrian linkages.The abandonment of plans
for said street extension has allowed for additional area for project development.
2. SPA Land Use Designations and land use
CV Municipal Code EastLake Greens SPA Existing
Zoning Land Use Designation Land Use
Site PC, Planned RM (Residential Vacant
Community Multi Family)
North PC, Planned OS (Open Space) SDG & E transmission
Community line
South PC, Planned PQ (PublicI existing water tower
Quasi Public)
East EastLake EastLake Parkway collector street
Parkway
West
Future SR-125
Future SR-125
Future SR-125
Page No.3, Item:
Meeting Date: 11/3/99
3.
Proposed Development Design Review Proposal
A proposal for 296 unit affordable multi-family units is scheduled for review by the
City's Design Review Committee on November 1,1999. These units will be divided
into 34 eight-plex and 6 four-plex buildings. In order to accommodate the proposed
project, it is necessary to adopt the proposed amendment to the General Development
Plan, P.c. District Regulations and Sectional Plan Area (SPA) Plan.
4.
Requested Amendments
The proposed GDP and SPA amendments are more specifically described in the
following paragraphs.
Amendment to General Development Plan
The proposed amendment involves the transfer of2.2 acres trom parcel PQ-1 to parcel R-26, the
density transfer of 36 units trom parcel R-16 to R-26 and changing the land use designation of said
2.2 acres trom Public/Quasi-public (PQ) to Medium High Residential (11-18 dulae). The above
actions would faeilitate the proposed affordable housing development. The following table illustrates
the changes between the adopted and proposed EastLake II General Development Plan as it relates
to the Greens Neighborhood.
Eastlake II GDP EastLake Greens Residential Statistical Changes
LAND USE ADOPTED PROPOSED DIFFERENCE ADOPTED PROPOSED DIFFERENCE
CATEGORY ACRES ACRES IN ACREAGE DU'S DU'S tNDU'S
Low
0-3 du's/ae 34.4 34.4 0 94 94 0
Low Med
3-6 du's/ae 183.9 183.9 0 872 872 0
Medium
6-11 du's/ae
Med High
11-18 du's/ae
High
18-27 du's/ae 0 0 0 0 0 0
Sub-tolal 3,443 3,443 0
Average Residential Density ~ Adopted 7.1 du's/ae Proposed 7.] du's/ae. Change 0 du's/ae
Page No.4, Item:
Meetin~ Date: 11/3/99
Greens Non-residential Statistical Changes
LAND USE ADOPTED PROPOSED DIFFERENCE IN
CATEGORY ACRES ACRES ACRES
Retail Comm'l ]9.6 ]9.6 0
Freeway Comm'l 50.7 50.7 0
Prof & Admin. 24.7 24.7 0
0
Parks and Rec 197.8 197.8 0
The adopted General Development Plan map (Figure A attached) and proposed General
Development Plan map (Figure B attached) reflects the changes shown in the table above. The
adopted statistical breakdown for the entire General Development Plan by individual SPA
neighborhoods (Figure C attached) and proposed statistical breakdown (Figure D attached) also
reflect the changes shown in table above.
SPA Amendment
The proposed amendment also involves a change to the EastLake Greens SPA Plan. Currently, said
plan shows the project site (parcel R-26) with a density range of 15-25 dwelling units per acre with
an overall target density of 15.6 units per acre. Although the Site Utilization Plan ( which is
contained within the SPA) must be modified to I) reflect the shift in acreage between parcels PQ-l
and parcel R-26; 2) transfer the density between parcels R-16 and R-26; 3)change the land use
designation for the 2.2 acres, the overall target density will remain the same. The overall target
density of parcel R-16 will decrease from 10 dwelling units per acre to 6.7 dwelling units per
acre. The table below illustrates the statistical changes from the adopted to the proposed EastLake
Greens SPA Plan.
Page No.5, Item:
Meetin~ Date: 11/3/99
Eastlake Greens SPA Statistical Changes
ITEM
ADOPTED PROPOSED
ACRES ACRES
DIFFERENCE
IN ACREAGE
ADOPTED PROPOSED DIFFERENCE
DU'S DU'S IN DU'S
Parcel R-16
Parcel R-26
Parcel PQ-l
The adopted Site Utilization Plan Map (Figure E) and proposed Site Utilization Plan Map (Figure
F) reflects the changes shown in the above table.
Planned Communitv District Regulations
The adopted Planned Community District Regulation Land Use Map (Figure G attached) and
proposed Land Use District Map (Figure H attached) reflect the above mentioned acreage transfer
from Pareel PQ-l to Parcel R-26 and the change in land use designation for 2.2 acres from
Public/Quasi-Public (PQ) to Multi-Family residential.
ANALYSIS:
Densitv TransferlBalance
Section 1.9.2 of the EastLake II General Development Plan states that "transfers of density shall be
based on evidence that the proposed transfer would substantially improve the spatial or functional
relationships of the involved SPA, or would materially increase the quality ofland use, circulation
or conservation pattern thereof."
The proposed density transfer will reduce the target density of Parcel R -16 from 10 to 6.7
du's/ac.,well within the existing density range of 5-15 du's/ac. The transfer of 36 dwelling units from
parcel R-16 to Parcel R-26 will provide density for the 2.2 acres being transferred from Parcel PQ-l
to R-26 without increasing the overall number ofpennitted dwelling units in the Greens SPA. The
added density will allow the applicant to meet the affordable housing requirements prescribed in the
GDP (10% of the total number of dwelling units), and include multifamily development in the
Greens planned community. Thus, improving substantially the functional and spatial arrangement
ofthe SPA.
Page No.6, Item:
Meetin2 Date: 11/3/99
Adiustment of parcel acreage
The 2.2 acres added to Parcel R-26 will offset the additional 36 units added to the site resulting in
no net increase in overall density. At the same time, the additional 2.2 acres will allow for the
development of a proposed 296 unit project (of which 187 of the units will be designated for low
income). The loss of 2.2 acres to the PQ-l is considered to be excess land not suitable for
development in its current configuration and location and not needed to accommodate the existing
water storage reservoir tank on the site,
CONCLUSION
For the reasons mentioned above, staff recommends approval of the project subject to the conditions
contained in the attached draft City Council Resolution.
Attachments
1. Planning Commission Resolution
2. Draft City Council Resoiution & Ordinance
3. Locator Map
4. Affordable Housing Program Site Map
5. Addendum to FEIR 86-04
6. Ownership Disclosure Form
Fil2:ures
A. Adopted General Development Plan
B. Proposed General Development Plan
C. Adopted Statistical Breakdown (Table A and B)
D. Proposed Statistical Breakdown (Table A and B)
E. Adopted Site Utilization Plan
F. Proposed Site Utilization Plan
G. Adopted Land Use Map
H. Proposed Land Use Map
H:\HOME\PLANNINGVEFF\PCRPl\R26.EL
ATTACHMENT 1
RESOLUTION NO. PCM 00-01
A RESOLUTION OF THE CITY OF CHULA VISTA
PLANNING COMMISSION RECOMMENDING THAT THE
CITY COUNCIL OF THE CITY OF CHULA VISTA
APPROVE AMENDMENTS TO THE EASTLAKE II
GENERAL DEVELOPMENT PLAN, EASTLAKE GREENS
SECTIONAL PLANNING AREA (SPA) PLAN AND
EASTLAKE II PLANNED COMMUNITY DISTRICT
REGULATIONS TO TRANSFER DENSITY FROM PARCEL
R-16 TO R-26; TRANSFER 2.2 ACRES FROM PARCEL PQ-l
TO R-26; AND CHANGE THE LAND USE DESIGNATION OF
SAID 2.2 ACRES FROM PUBLIC QUASI-PUBLIC (PQ) TO
MEDIUM-HIGH RESIDENTIAL (MH).
WHEREAS, a duly verified application for amendments to the EastLake II General
Development Plan (GDP), EastLake Greens Sectional Planning Area (SPA) Plan and EastLake II
Planned Community District Regulations was filed with the City of Chula Vista Planning and
Building Department on July 19, 1999 by The EastLake Company ("Applicant"); and,
WHEREAS, the area ofland which is the subject of this Resolution is commonly known as
Eastlake Greens, Parcels R-26 and PQ-I, and for the purpose of general description consist of 16.7
and 11.3 acres, respectively, located west EastLake Parkway and east of the future SR-125 freeway
alignment; and,
WHEREAS, the proposed amendment to the EastLake II General Development Plan (GDP),
EastLake Greens Sectional Planning Area (SPA) Plan and EastLake II Planned Community District
Regulations consist of transferring density from parcel R-16 to R-26; transferring 2.2 acres from
Parcel PQ-I to R-26; and changing the land use designation of said 2.2 acres from Public Quasi-
public (PQ) to Medium-High Density residential (MH) (11-18 du/ac); and,
WHEREAS, an Initial Study, IS 00-04, of possible significant environmental impacts has
been conducted by the Environmental Review Coordinator who has determined that no new or
supplemental EIR is necessary, and has prepared an addendum to previously certified FSEIR 86-04,
EastLake Greens, pursuant to the provisions of the California Environmental Quality Act (CEQA),
which must be considered and adopted by the City Council prior to a decision on the Project; and,
WHEREAS, the Planning and Building Director set the time and place for a hearing on said
amendment application, 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 and
residents within 500 feet of the exterior boundaries of the property at least 10 days prior to the
hearing; and,
/
Resolution PCM 00-01
Page 2
WHEREAS, the hearing was held at the time and place as advertised, namely November 3,
1999 at 6:00 p.m. in the Council Chambers, 276 Fourth Avenue, before the Planning Commission
and said hearing was thereafter closed; and,
WHEREAS, the Planning Commission considered all reports, evidence, and testimony
presented at the public hearing with respect to this application; and,
WHEREAS, the Planning Commission finds that the facts submitted with the proposed
amendment and presented at the hearing establish those findings as set out in Section 19.48.100 of
the Municipal Code and contained within the Draft City Council Resolution.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION DOES
hereby find that the addendum FSEIR-86-04, EastLake Greens, has been prepared in accordance with
the requirements of the California Environmental Quality Act, the State EIR guidelines and the
Environmental Review Procedures of the City ofChula Vista.
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSSION recommends
that the City Council adopt the attached draft City Council Resolution and Ordinance, including
findings, approving the project in accordance with the findings and subject to the eonditions
contained therein.
BE IT FURTHER RESOLVED THAT a copy of this Resolution be transmitted to the City
Council and the Applicant.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF
CHULA VISTA, CALIFORNIA, this 3rd day of November 1999, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
Diana Vargas, Secretary
John Willett, Chairperson
H:IHOMEIPLANNINGIJEFFIPCRESOW.SP A
c2
ATTACHMENT 2
RESOLUTION NO.
RESOLULTION OF THE CITY OF CHULA VISTA CITY
COUNCIL APPROVING AMENDMENTS TO THE
EASTLAKE II GENERAL DEVELOPMENT PLAN AND
EASTLAKE GREENS SECTIONAL PLANNING AREA
(SPA) TO TRANSFER DENSITY FROM PARCEL R-16 TO
R-26 AND TRANSFER 2.2 ACRES FROM PARCEL PQ-l
TO R-26
I. RECITALS
A. Project Site
WHEREAS, the area ofland which is the subject of this Resolution is represented
in attached Exhibit A and hereto incorporated herein by this Resolution and
commonly known as EastLake Greens, Parcels R-26 and PQ-l, and for the
purpose of general description consist of 16.7 and 11.3 acres, respectively, located
west of EastLake Parkway and east of the future SR-125 freeway alignment
("Project Site"); and,
B. Project; Application for Discretionary Approval
WHEREAS, a duly verified application for amendments to the EastLake II
General Development Plan (GDP), EastLake Greens Sectional Planning Area
(SPA) Plan and EastLake II Planned Community District Regulations was filed
with the City of Chula Vista Planning and Building Department on July 19, 1999
by The EastLake Company ("Applicant"); and,
WHEREAS, the proposed amendment to the EastLake II General Development
Plan (GDP), EastLake Greens Sectional Planning Area (SPA) Plan and EastLake
II Planned Community District Regulations consist of transferring density (36
du's) from parcel R-16 to R-26; transferring 2.2 acres from Parcel PQ-I to R-26;
and changing the land use designation of said 2.2 acres from Public Quasi-public
(PQ) to Medium-High Density residential (MH) (11-18 du/ac); and,
C. Prior Discretionary Approvals
WHEREAS, the development of the Project Site has been the subject matter of: I)
a General Development Plan, EastLake II General Development Plan, previously
approved by City Council Resolution No. 15198 ("GDP"); and 2) EastLake
Greens Sectional Planning Area Plan, previously adopted by City Council
Resolution No. 15199 (SPA), all approved on July 18, 1989; and
D. Planning Commission Record on Application
WHEREAS, the Planning Commission held an advertised public hearing on said
Project on November 3, 1999 and voted to recommend that the City
Council approve the Project, based upon the findings listed below; and,
3
Resolution No.
Page 2
E. City Council Record of Applications
WHEREAS, THE City Clerk set the time and place for the hearing on the Project
application and notices of said hearing, together with its purpose given by its
publication in a newspaper of general circulation in the City, and its mailing to
property owners within 500 feet of the exterior boundaries of the Project Site at
least ten days prior to the hearing.
F. Discretionary Approval Resolution & Ordinance
WHEREAS, at the same City Council meeting, at which this Resolution was
approved, November 23, 1999, the City Council of the City of Chula Vista
approved for first reading Ordinance No. amending the EastLake II
Planned Community District Regulation to change the land use designation of 2.2
acres located west of EastLake Parkway from Publie/Quasi-public to Medium
Density Residential (MH) (11-18 DUlAC).
NOW, THEREFORE, BE IT RESOLVED that the City Council does hereby find,
determine and resolve as follows:
II. PLANNING COMMISSION RECORD
The proceedings and all evidence introduced before the Planning Commission at their
public hearing on this project held on November 3, 1999, and the minutes and resolutions
resulting therefrom, are hereby incorporated into the record of this proceeding.
III. COMPLIANCE WITH CEQA
The City Council does hereby find that the addendum to FSEIR 86-04, EastLake Greens,
has been prepared in accordance with the requirements of the California Environmental
Quality Act, the State EIR Guidelines and the Environmental Review Procedures of the
City of Chula Vista and hereby approves the Addendum.
IV. INDEPENDENT JUDGMENT OF CITY COUNCIL
The City Council finds that the addendum to the FSEIR-86-04 reflects the independent
judgment of the City Council of the City ofChula Vista.
V. GENERAL DEVELOPMENT PLAN FINDINGS/APPROV AL
A. THE PROPOSED DEVELOPMENT AS DESCRIBED BY THE GENERAL
DEVELOPMENT PLAN IS IN CONFORMITY WITH THE PROVISIONS OF
THE CHULA VISTA GENERAL PLAN.
y
Resolution No.
Page 3
The proposed amendment to the EastLake II General development Plan reflect
land use distribution and densities, circulation system that are consistent with all
elements of the Chula Vista General Plan.
B. PLANNED COMMUNITY DEVELOPMENT CAN BE INITIATED BY
ESTABLISHMENT OF SPECIFIC USES OR SECTIONAL PLANNING AREA
PLANS WITHIN TWO YEARS OF THE ESTABLISHMENT OF THE
PLANNED COMMUNITY ZONE.
The General Development Plan was adopted previously by City COWlcil
Resolution No. 15198; and a Sectional Planning Area (SPA) plan planned was
adopted previously by City COWlcil Resolution No. 15199 (SPA), all approved on
July 18,1989.
C. IN THE CASE OF PROPOSED RESIDENTIAL DEVELOPMENT, THAT
SUCH DEVELOPMENT WILL CONSTITUTE A RESIDENTIAL
ENVIRONMENT OF SUSTAINED DESIRABILITY AND STABILITY; AND
THAT IT WILL BE IN HARMONY WITH OR PROVIDE COMPATIBLE
VARIETY TO THE CHARACTER OF THE SURROUNDING AREA AND
THAT THE SITES PROPOSED FOR PUBLIC FACILITIES SUCH AS
SCHOOLS, PLAYGROUNDS AND PARKS, ARE ADEQUATE TO SERVE
THE ANTICIPATED POPULATION AND APPEAR ACCEPTABLE TO THE
PUBLIC AUTHORITIES HAVING JURISDICTION THEREOF.
The residential densities reflected on the amended GDP are compatible with the
pattern and character of development approved with the original GDP (as
previously amended); the resulting development will be in hannony with or
provide compatible variety to the character of the surroWlding area.
VI. ADOPTION OF AMENDED GENERAL DEVELOPMENT PLAN
In light of the findings above, the amended EastLake II General Development Plan is
hereby approved and adopted in the fonn presented to the City COWlcil and on file in the
office of the City Clerk.
VII. SPA FINDINGS
THE SECTIONAL PLANNING AREA FOR EASTLAKE GREENS (AS AMENDED)
IS IN CONFORMITY WITH THE EASTLAKE II GENERAL DEVELOPMENT PLAN
AND THE CHULA VISTA GENERAL PLAN.
The change in land use designation for the 2.2 acres being transferred from Parcel PQ-l
to Parcel R-26 and density transfer ITom parcel R-16 to R-26 will not increase the
allowable density nor the overall number of pennitted dwelling Wlits for the SPA, and
will not result in a significant redistribution. Thus, the proposed SPA amendment is
consistent with the EastLake II General Development Plan, as amended, and the Chula
Vista General Plan. -s-
Resolution No.
Page 4
THE EASTLAKE GREENS SECTIONAL PLANNING AREA PLAN, AS AMENDED,
WILL PROMOTE THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE
INVOLVED SECTIONAL PLANNING AREAS.
The EastLake Greens Sectional Planning Area SPA plan, as amended is consistent with
the EastLake Greens Public Facilities Finance Plan, Air Quality Improvement Plan and
Water Conservation Plan, therefore promoting the orderly sequentialized development of
the involved Sectional Planning Area (SPA) Plan.
A. THE EASTLAKE GREENS SECTIONAL PLANNING AREA PLAN, AS
AMENDED, WILL NOT ADVERSELY AFFECT ADJACENT LAND USE,
RESIDENTIAL ENJOYMENT, CIRCULATION, OR ENVIRONMENTAL
QUALITY.
The project site is physically isolated from surrounding developments on three
sides by a combination of freeways, transmission easements, and a water tanle In
addition, the land uses within the EastLake Greens Sectional Planning Area
9SP A) plan represent the same uses approved by EastLake II General
Development Plan and, therefore, will not adversely affect the adjacent land uses,
residential enjoyment, circulation, or environmental quality.
B. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES, THAT
SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION,
AND OVER-ALL DESIGN AND DEVELOPMENT STANDARDS ARE SUCH
AS TO CREATE A RESEARCH OR INDUSTRIAL ENVIRONMENT OF
SUSTAINED DESIRABILITY AND STABILITY; AND, THAT SUCH
DEVELOPMENT WILL MEET PERFORMANCE STANDARDS
ESTABLISHED BY THIS TITLE.
The amendment does not involve areas planned for industrial or research areas.
C. IN THE CASE OF INSTITUTIONAL, RECREATIONAL AND OTHER
SIMILAR NON-RESIDENTIAL USES, THAT SUCH DEVELOPMENT WILL
BE APPROPRIATE IN AREA, LOCATION, AND OVER-ALL PLANNING
FOR THE PURPOSE PROPOSED, AND THAT SURROUNDING AREAS
ARE PROTECTED FROM ANY ADVERSE EFFECTS FROM SUCH
DEVELOPMENT.
The land uses within the EastLake Greens Sectional Planning Area (SPA) plan
represent the same uses approved by Eastlake II General development Plan and,
therefore, will not adversely affect the adjacent land uses. In addition, the
surrounding areas will benefit from the introduction of development to the area.
D. THE STREET AND THOROUGHFARES PROPOSED ARE SUITABLE AND
ADEQUATE TO CARRY THE ANTICIPATED TRAFFIC HEREON.
o
Resolution No.
Page 5
The amendment does not involve any amendments to the planned circulation
system depicted on the General Plan Circulation Element and therefore, the
circulation system will be improved in accordance with the General Plan
concurrent with the proposed development.
E. ANY PROPOSED COMMERCIAL DEVELOPMENT CAN BE JUSTIFIED
ECONOMIC ALL Y AT THE LOCATION(S) PROPOSED AND WILL
PROVIDE ADEQUATE COMMERCIAL FACILITIES OF THE TYPES
NEEDED AT SUCH PROPOSED LOCATION(S).
The amendment does not involve any commercial development.
F. THE AREA SURROUNDING SAID DEVELOPMENT CAN BE PLANNED
AND ZONED IN COORDINATION AND SUBSTANTIAL COMPATIBILITY
WITH SAID DEVELOPMENT.
The amendment is consistent with the previously approved plans and regulations
applieable to surrounding areas and therefore, said surrounding development can
be planned and zoned in coordination and substantial compatibility with said
development.
G. THE TRANSFER OF DENSITY IS BASED ON EVIDENCE THAT THE
PROPOSED TRANSFER WILL SUBST ANTIALL Y IMPROVE THE SPATIAL
OR FUNCTIONAL RELATIONSHIPS OF THE INVOLVED SPA OR WOULD
MATERIALLY INCREASE THE QUALITY OF LAND USE, CIRCULATION
OR CONSERVATION PATTERN THEREOF.
The transfer of 36 dwelling units from parcel R-16 to Parcel R-26 will provide
density for the 2.2 acres being transferred from Parcel PQ-l to R-26 without
increasing the overall number of permitted dwelling units in the Greens SPA. The
added density will allow the applicant to meet the affordable housing
requirements prescribed in the GDP (10% of the total number of permitted
dwelling units), and include multi-family development in the Greens planned
community. Thus, improving substantially the functional and spatial arrangement
of the SPA.
BE IT FURTHER RESOLVED, in light of the above findings the City Council does approve the
amendments to the EastLake Greens Sectional Planning Area (SPA) Plan to reflect: the transfer
of density from parcel R-16 to R-26 and transfer of2.2 acres from Parcel PQ-I to R-26.
VIII. NOTICE OF DETERMINATION
The City Council directs the Environmental Review Coordinator to post a Notice of
Determination and file the same with the City Clerk.
7
Resolution No.
Page 6
IX. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Resolution is dependent
upon enforeeability of each and every tenn provision and condition herein stated; and
that in the event that anyone or more tenns, provisions or conditions are detennined by
the court of competent jurisdiction to be invalid, illegal or unenforceable, if the City so
detennines in its sole diseretion, this resolution shall be deemed to be revoked and no
further in force or effect.
Presented by
Approved as to fonn by
Robert A. Leiter
Director of Planning & Building
John M. Kaheny
City Attorney
F
VACN<r
VACN<r
I
I
III
I I
EXHIBIT" A" '1
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING AMENDMENTS TO THE
EASTLAKE II PLANNED COMMUNITY DISTRICT
REGULATIONS TO CHANGE THE LAND USE DESIGNATION
OF 2.2 ACRES FROM PUBLIC/QUASI-PUBLIC (PQ) TO
MEDillM-HIGH RESIDENTIAL (11-18 DUlAC).
I, RECITALS
A. Project Site
WHEREAS, the area of land which is the subject of this Resolution is represented
in attached Exhibit A and hereto incorporated herein by this Resolution and eommonly
known as Eastlake Greens, Parcels R-26 and PQ-I, and for the purpose of general description
consist of 16.7 and 11.3 acres, respectively, located west EastLake Parkway and east of the
future SR-125 freeway alignment ("Projeet Site"); and,
B. Project; Application for Discretionary Approval
WHEREAS, a duly verified application for amendments to the EastLake II Planned
Community District Regulations was filed with the City of Chula Vista Planning and
Building Department on July 19, 1999 by The EastLake Company ("Applicant"); and,
WHEREAS, the proposed amendment to the EastLake II Planned Community
District Regulations consist of changing the land use designation of 2.2 acres located on the
west side of Eastlake Parkway and east of SR-125 future alignment from Publici Quasi-
public (PQ) to Mediwn-High Density residential (MH, 11-18 dulac) (Project); and,
C. Prior Discretionary Approvals
WHEREAS, the development of the Project Site has been the subject matter of: I)
EastLake Greens Sectional Planning Area Plan, previously adopted by City Council
Resolution No. 15199 (SPA) and Planned Community District Regulations, previously
approved by City Council Ordinance 2317, Eastlake II (EastLake I Expansion) Planned
Community District Regulations, all approved on July 18, 1989; and
D. Planning Commission Record on Application
WHEREAS, the Planning Commission held an advertised public hearing on said
Project on November 3, 1999 and voted to recommend that the City Council
approve the Project, based upon the findings listed below; and,
WHEREAS, the proceedings and all evidence introduced before the Planning
Commission at their hearing on this Projeet held on November 3, 1999, and the minutes and
resolution resulting therefrom are hereby incorporated into the record of this proceedings.
/0
Ordinance No.
Page 2
E. City Council Record of Applications
WHEREAS, the City Clerk set the time and place for the hearing on the Project
application and notices of said hearing, together with its purpose given by its publication in
a newspaper of general circulation in the City, and its mailing to property owners within 500
feet of the exterior boundaries of the Project Site at least 10 days prior to the hearing; and,
WHEREAS, the public hearing was held before the City Council of the City ofChula
Vista on November 23, 1999 on the Discretionary Approval Application, and to receive the
recommendation of the Planning Commission, and to hear public testimony with regard to
the same; and,
F. Discretionary Approval Resolution & Ordinance
WHEREAS, at the same City Council meeting, at which this Resolution was
approved, November 23, 1999, the City Council of the City ofChula Vista approved for first
reading Ordinance No. amending the EastLake II Planned Community District
Regulation to change the land use designation of 2.2 acres located west of Eastlake Parkway
from Publici Quasi-public to Medium.
II, COMPLIANCE WITH CEQA
The City Council does hereby fmd that the addendum to FSEIR 86-04, EastLake Greens, has
been prepared in accordance with the requirements of the California Environmental Quality Act, the
State ErR Guidelines and the Environmental Review Procedures of the City of Chula Vista and
hereby approves the Addendum.
III INDEPENDENT JUDGMENT OF CITY COUNCIL
The City Council finds that the addendum to the FSEIR-86-04 reflects the independent
judgement of the City Council of the City ofChula Vista.
NOW, THEREFORE, the City ofChula Vista does hereby find, determine and ordain as
follows:
A. FINDINGS FOR P-C PLANNED COMMUNITY ZONE AMENDMENTS
The City Council hereby finds that the proposed amendments to the EastLake II
Planned Community District Regulations are consistent with the City of Chula Vista General
Plan, and public necessity, convenience, the general welfare and good zoning practice
support the amendment.
1/
Ordinance No.
Page 3
B. APPROVAL OF ZONE AMENDMENTS
The City Council does hereby approve the amendments to the Planned Community
District Land Use District Map as represented in Exhibit B.
IV
INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Ordinance is dependent upon
the enforceability of each and every tenn, provision and condition herein stated; and that in the event
that anyone or more tenns, provisions or conditions are detennined by a Court of competent
jurisdiction to be invalid, illegal or unenforcable, this resolution shall be deemed to be automatically
revoked and of no further force and effect ab initio.
V. EFFECTIVE DATE
This ordinance shall take effect and be in full force on the thirtieth day from and after its
adoption.
Presented by
Approved as to fonn by
John M. Kaheny
City Attorney
Bob Leiter
Planning and Building Director
I~
VACANT
VACANT
EXIDBIT "A" /3
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RESIDENTIAL
Residential EstatIIs
Residential Single Famly
Dos'IIeoI"" Single Family
R.,.d6oI.... PI8nnecI Concept
~I Small Lot
R-.., Condominium
R. .i~.1IiaI Planned Concept
Residoo1tiaI Condominium
ReI; deldWI Condominium
ReoidenIiaI MlA-FamiIy
ReoidentiaI Multi-Famlly
VILlAGE CENTER & COMMERCIAL
, VIII8ge Center
IIiIage Center
IIiIage Center
rr&8wa)' Ccwnmerciaf
Land Use Districts
SPECIAL PURPOSE
Open Space
Open Space
Open Space
Open Space
Open Space
Open Space
Open Space
Future UIban Dislrict
Public CIuasi-PubIic Dis1rict
Community Purpose Facility
(GH) ~ Hcue Land Use Disbict Overtay
(ReIer to Section 11.30 in PC Cist R_>
PA p,_r l.~_" & Administrative
BUSINESS CENTER
~Business Center - ManuIacUing Park Dis1rict
~-- Center - Manufacluring Service Dis1rict
E4STLAKE.11
A pi nned community by The EastLake Co,
EXHIBIT "B" / jL
~intim
Umdl"~~
rii.:l=;9-28.ss
ATTACHMENT 3
OTAY RANCH
If,
. PRO E:/
LOCAnON
VACANT
VACANT
~
LOCATOR MAP /S
ATTACHMENT 4
Low Income Housing Sites
o EastLake Vistas Site
49 EastLake Woods Site
48 EastLake Land Swap Site
o EastLake Greens Site
Moderate Income Housing Sites
Dispersed without assignment in
M. MH. & H Categories.
-.
--
~fASTLAKE
A PlANNED COMMUNII'Y BY E!.SIlNCE DeIiBCPMENT CQ
9/14/98
~
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'"=~:...k--l
....: l18li8
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Page 17 of 25
(EastLake II & 111\
ATTACHMENT 5
FIFTH ADDENDUM TO EIR-86-04
(EASTLAKE GREENS SPA I EIR, SUBSEQUENT)
Initial Study IS-00-04
PROJECT NAME:
Eastlake Greens SPA Amendment
PROJECT LOCATION:
East ofSR-125, so. of the SDG&E easement, west ofEastlake Parkway in the
Eastlake Greens Sectional Planning Area (SPA), Chula Vista, CA.
PROJECT APPLICANT:
The Eastlake Company
PROJECT AGENT:
Cinti Land Planning
CASE NO.:
IS-00-04
DATE: September 24, 1999
I. INTRODUCTION
The environmental review procedures of the City ofChula Vista allow the Environmental Review
Coordinator (ERe) to prepare an addendum to a Negative Declaration or Environmental Impact
Report (EIR) if one of the following conditions is present:
1. The minor ehanges in the project design whieh have oceurred since completion of the Final
EIR (EIR -86-04) have not ereated any new significant environmental impacts not previously
addressed in the Final EIR.
2. Additional or refmed infonnation available since completion of the Final EIR regarding the
potential environmental impact of the project, or regarding the measures or alternatives
available to mitigate potential environmental effects of the proj eet, does not show that the
project will have one or more significant impacts which were not previously addressed in the
Final EIR.
This addendum has been prepared in order to provide additional infonnation and analysis coneeming
land use impacts as a result of the proposed amendments. FEIR 86-04 analyzed the impact of the
property based on an urban, mixed-used development proposal. As a result of this analysis, the basic
conclusions of the Final EIR have not changed. Land use and public service impacts are found to
be less than signifieant for the proposed project and were previously addressed in EIR-86-04.
Therefore, in accordance with Section 15164 of the CEQA Guidelines, the City has prepared the
following addendum to EIR-86-04.
17
-
II. PROJECT SETTING
The projeet site is known as the Eastlake Greens area and fOTITIS part of the Sectional Planning Area
(SPA) One Plan, which is located east of the Otay Ranch project. The Eastlake Greens lies in the
Eastern Territories Planning Area of the City of Chula Vista. The proposed project is in the Eastlake
Activity Corridor, which is a part of the Eastlake Greens II SPA Plan. Elevations generally range
from 400 feet to 600 feet above mean sea level (msl). Historically, the property has been used for
grazing, dry fanning and truck fanning activities. These activities have removed the native
vegetation from the majority of the project site. The Eastlake II area for the most part does not
represent suitable habitat land for any of the sensitive animal or plant species.
The surrounding area consists of Salt Creek Raneh to the north, the Upper and Lower Otay
Reservoirs are immediately east of the community and the Otay Ranch projeet is immediately to the
south and west. Access to the project site is presently provided via Telegraph Canyon RoadlOtay
Lakes Road and East Lake Parkway.
III. PROPOSED PROJECT REVISIONS
The project includes the following proposed amendments to the Eastlake II General Development
Plan map and Land Use Districts map and Eastlake Greens SPA Plan Site Utilization map:
Parcel No. Acreage Unit
lncrease/I)ecrease lncrease/I)ecrease
Parcel R-26 +2.2 +36
Parcel R-16 no change - 36
Parcel PQ-l - 2.2 NA
Net Change 0 0
[Figure 1]
IV. COMPATIBILITY WITH ZONING AND PLANS
The Chula Vista General Plan Land Use Element designates mixed land uses to be developed under
the adopted Eastlake II General Development Plan. The Eastlake Greens Seetional Planning Area
(SPA) One Plan will be made consistent with Eastlake II General Development Plan and the Chula
Vista General Plan through the minor boundary adjustments and density transfer that results in no
inerease in units or change in density. The General Development Plan designates the Eastlake
H:\horne\Documents\IS0004 _ADD
rS'
Page 2
.
Activity Corridor as an urban village to be served by collectors and major arterials. This concept
will not change. As an urban village, the GDP provides for commercial uses, an elementary school
site, neighborhood park, CPF land uses, and medium-high density housing. These general land use
eoneepts will be retained even with the proposed amendments.
v. IDENTIFICATION OF ENVIRONMENTAL EFFECTS
1. Public Services Impacts
Fire
The Fire Department further indicates that adequate level of fire proteetion for the proposed
development can be provided with implementation of the Fire Station Master Plan whieh
includes building of new stations with manpower and equipment over a phased time period.
The Fire Department states that additional comments will be provided when detailed
development plans become available.
Police Department
Upon the availability of specific site plan development, the Police Department recommends
a security evaluation by crime prevention personnel.
2. Utility and Service Svstems
Schools
The Sweetwater Union High School District states that school impacts associated with the
proposed project have previously been agreed upon. Full mitigation would require the
developers participation in the formation of a eommunity faeilities distriet (CFD) prior to the
issuance of [mal maps. The Chula Vista Elementary School District indicates that the
Eastlake Planned Community has formed a Community Facilities District (CFD) to provide
financing for all elementary facilities required to serve the projeet. Since the project is a part
ofEastlake, school mitigation has been satisfied through participation in the CFD.
Traffic/Circulation
The Threshold/Standards Policy requires that all intersections must operate at a Level of
Service (LOS) "C" or better, with the exception that Level of Service (LOS) "D" may occur
during the peak two hours of the day at signalized intersections. No intersection may reach
an LOS "F" during the average weekday peak hour. Intersections of arterials with freeway
ramps are exempted from this policy. The proposed project would comply with this
Threshold Policy.
H:\home\Documents\IS0004 _ADD
19
Page 3
---;
Drainage
As a standard requirement, the engineering division indicates that a drainage study will be
required. The projeet is not located within a floodplain. Additionally, as a standard
requirement for projeets over five acres, a National Pollutant Diseharge Elimination System
filling of a Notice of Intent with the State Water Resources Control Board will be required
of the applieant.
3. Open Space
No adverse impacts to open space would result since the proposal involves an adjustment
of figures on paper and not an actual reduetion of aereage on the ground.
VI. LAND USE ANALYSIS
The project consists of proposed amendments to the adopted Eastlake II General Development Plan
and Eastlake Greens SPA Plan. Adjustments will be made to the General Development Plan map
and Land Use Districts Exhibits and Site Utilization Plan to refleet the changes. The proposed
changes do not involve additional land not previously analyzed by EIR 86-04. The proposed
amendments also do not introduce land uses not previously analyzed by EIR 86-04.
The Eastlake Greens SPA Plan was approved in 1989 and has been amended several times since its
adoption. Parcel R-26 contained an interim designation until the 1995 SPA Plan amendment. Pareel
PQ-l was established in order to designate an area to be used for water reservoir purposes. The
principal amendment involves the adjustment of 2.2 acres fonn parcel PQ-l tp pareel R-26. In
addition there will be a density transfer of 36 proposed affordable housing units from parcel R -16
to Pareel R-26 all within the Eastlake Greens SPA Plan. In order to maintain the overall "no net
gain", 36 dwelling units are proposed to be deleted from Pareel R-16.
The proposed changes would not affect the proposed street patterns. Local streets aimed at serving
the interior neighborhoods would not change. The proposed street revision refleets a minor change
as a result to minor parcel map adjustments, whieh will not affect the circulation of the Eastlake
Greens area.
These proposed changes are found to be in substantial confonnity with the adopted plan.
H:\home\Documents\IS0004 _ADD
c2()
Page 4
CONCLUSION
ursuant to Section 15164 of the State CEQA Guidelines and based upon the above discussion, I hereby find
hat the project revisions to the proposed projeet will result in only minor technical ehanges or additions
hich are necessary to make the Environmental Impact Report adequate under CEQA.
;/
FERENCES
Chula Vista General Plan (1989)
Tit/e 19, Chula Vista Municipal Code
City of Chula Vista Environmental Review Procedures
East/ake Greens EIR-86-04
East/ake Greens SPA Final EIR, 1989
Subsequent EIR for East/ake Trails/Greens Replanning program #97-04
:\home\Documents\IS0004 _ADD
d(
Page 5
Case No.IS-OO-04
ENVIRONMENTAL CHECKLIST FORM
I. LAND USE AND PLANNING. Would the
proposal:
a) Confliet with general plan designation or
zoning?
b) Contliet with applicable environmental
plans or polieies adopted by agencies with
jurisdiction over the project?
e) Affect agricultural resourees or operations
(e.g., impacts to soils or fannlands, or
impaets from incompatible land uses)?
d) Disrupt or divide the physical arrangement
of an established eommunity (including a
low-ineome or minority community)?
Comments: The project site is currently vacant of any structures. There are presently no
improved roads. The project involves an amendment to the Eastlake Greens SPA Plan to adjust
aeres in parcels R-26 and PQ-l and a density transfer of 35 dwelling units from R-16 to R-26.
1.
Name of Proponent:
2.
Lead Agency Name and Address:
3.
Address and Phone Number of Proponent:
4,
Name of Proposal:
5.
Date of Checklist:
ud_
The Eastlake Company
City ofChula Vista
276 Fourth Avenue
Chula Vista, CA 91910
900 Lane Ave., Suite 100
Chula Vista, CA. 91914
(619) 421-0127
Eastlake Greens SPA Amendment
September 21, 1999
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigated
No
Impact
Less than
Significan
tlmpac:t
o
o
o
~
o
o
o
~
o
o
o
~
o
o
o
~
Page No. J
Potentially
Significant
Impad
Potentially
Significant
Unless
Mitigated
Less tban
Signlfican
tImpact
No
Impad
The issues related to land use eompatibility, consisteney with adopted plans, and the eonversion
of former agricultural land to an urban use have been adequately addressed by Final EIR for
Eastlake Greens EIR-86-04 and the 1989 Final EIR for Eastlake Greens SPA and the Final
Subsequent Environmental Impact Report for Eastlake Trails/Greens Replanning Program EIR
# 97-04.
I. POPULATION AND HOUSING. Would the
proposal:
a) Cumulatively exceed official regional or
local population proj ections?
o
o
o
~
b) Induee substantial growth in an area either
directly or indirectly (e.g., through projects
in an undeveloped area or extension of
major infrastructure)?
c) Displace existing housing, espeeially
affordable housing?
Comments: The overall project is in substantial compliance with approved plans. Project
implementation would assist the City's ability to meet housing and employment needs within the
area. As a component part of the overall Eastlake General Development Plan, the proposed
residential development project will contribute to meeting the projected demand per SANDAG
estimates for housing and employment. No adverse impacts to housing are noted from the
proposed project. The issues of housing and growth were adequately addressed by Final EIR for
Eastlake Greens EIR-86-04, the 1989 Final EIR for Eastlake Greens SPA and the Final
Subsequent Environmental Impact Report for Eastlake Trails/Greens Replanning Program EIR
# 97-04.
o
o
o
~
o
o
o
~
II. GEOPHYSICAL. Would the proposal result
in or expose people to potential impacts
involving:
a) Unstable earth conditions or changes in 0 0 ~ 0
geologie substruetures?
b) Disruptions, displacements, compaction or 0 0 ~ 0
overcovering of the soil?
c) Change in topography or ground surface 0 0 ~ 0
relief features?
0 0 181 0
c2-3 Page No. 2
d) The destruction, covering or modification of
any unique geologic or physieal features?
e) Any increase in wind or water erosion of
soils, either on or off the site?
f) Changes in deposition or erosion of beach
sands, or changes in siltation, deposition or
erosion whieh may modify the ehannel of a
river or stream or the bed of the oeean or
any bay inlet or lake?
g) Exposure of people or property to geologic
hazards such as earthquakes, landslides,
mud slides, ground failure, or similar
hazards?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigated
No
Impact
Less than
Signlfican
tImpact
o
o
~
o
o
o
o
~
o
o
~
o
Comments: The Eastlake Planned Community site is located in the transitional area between
the mountain-valley section and the eoastal plain seetion. The inner Continental Borderland is part
of a broad zone of northwest-trending faulting associated with the boundary between the Pacific
and North American tectonie plates. Based on a review of published geologic literature and maps
of the project area no active faults are known to direetly underlie the project site as was analyzed
and determined by the Final Eastlake Environmental Impact Report, (Dec. 1981). During the last
50 years, the San Diego region has been eharaeterized by little seismic activity. The most
probable seismic event likely to affect the proposed development would be an earthquake on the
Rose Canyon fault, which is loeated about 15 miles northwest of the project site. Mitigation has
been included that would require site-specifie geotechnical studies prior to construction to
evaluate soil conditions and eharaeteristies, areas of potential slope instability, landslides, faults,
liquefaction potential, and rippability characteristies.
The proposed projeet would not change adopted mitigation nor does it propose more intense use
of the land. No further mitigation would be required and no significant adverse impact is noted.
These issues have been adequately addressed by Final EIR for Eastlake Greens EIR-86-04, the
1989 Final EIR for Eastlake Greens SPA and the Final Subsequent Environmental Impact Report
for Eastlake Trails/Greens Replanning Program EIR # 97-04.
III. WATER. Would the proposal result in:
a) Changes in absorption rates, drainage
patterns, or the rate and amount of surfaee
runoff?
:2--1
o
o
~
o
Page No.3
b) Exposure of people or property to water
related hazards sueh as flooding or tidal
waves?
c) Discharge into surface waters or other
alteration of surface water quality (e.g.,
temperature, dissolved oxygen or turbidity)?
d) Changes in the amount of surfaee water in
any water body?
e) Changes in currents, or the eourse of
direction of water movements, in either
marine or rresh waters?
f) Change in the quantity of ground waters,
either through direct additions or
withdrawals, or through interception of an
aquifer by cuts or excavations?
g) Altered direction or rate of flow of
groundwater?
h) Impacts to groundwater quality?
i) Alterations to the course or flow of flood
waters?
Potenliall)'
Potentially Significant Less than
Significant Unless Significan No
Impact Mitigated tImpact Impact
0 0 0 181
o
o
181
o
o
o
181
o
o
o
181
o
o
o
181
o
0 0 0 181
0 0 0 181
0 0 0 181
0 0 0 181
j) Substantial reduction in the amount of water
otherwise available for public water
supplies?
Comments: These issues were adequately addressed in Final EIR for Eastlake Greens EIR-86-04,
the 1989 Final EIR for Eastlake Greens SPA and the Final Subsequent Environmental Impaet
Report for Eastlake Trails/Greens Replanning Program EIR # 97-04. The Drainage Plan for
Eastlake provides the framework for addressing the issues relating to urban runoff, sedimentation,
storm waters, eneroachment, and water quality. The increased flows expeeted at build out ean be
mitigated through: 1) the provision of the storm drain facilities and detention basins as
recommended in the Drainage Plan, and 2) the payment of the drainage fee established at the time
final maps within the basin are recorded. The proj ect site is not in an area of significant
groundwater reeharge. Due to the filtering of pollutants during percolation, in addition to the poor
quality of existing ground water within the project site as described in the existing setting no
significant impacts to ground water quality are anticipated. The proposed mitigation measures
and projeet design levels would reduee the ground-water and surface water impacts to below a
<:2-S-
Page No.4
Potentiall~'
Significant
Impact
No new significant adverse impacts are
Potentially
Significant Less than
Unless Slgnifican No
Mitigated t Impact Impact
noted from the proposed
c) Alter air movement, moisture, or
temperature, or cause any change in climate,
either locally or regionally?
d) Create objectionable odors?
e) Create a substantial increase in stationary or
non-stationary sourees of air emissions or
the deterioration of ambient air quality?
Comments: These issues were adequately addressed in Final EIR for Eastlake Greens EIR-86-04,
the 1989 Final EIR for Eastlake Greens SPA and the Final Subsequent Environmental Impact
Report for Eastlake Trails/Greens Replanning Program EIR # 97-04. These EIRS' eonsidered
pollutants from both stationary and mobile sourees assoeiated with the proposed development.
Mitigation measures were made a part of the FEIR that covered the following areas of potential
sourees of impact: eonstruetion, land use policies, siting/design polieies, and transportation-related
management actions. The construetion related impaets would be temporary in nature until the sale
of homes is complete. The implementation of this project will not result in any significant direct
air quality impacts. No mitigation for eumulatively signifieant air quality impaets is available
other than compliance with the goals and objectives of the Regional Air Quality Strategy.
level of significance.
amendments.
IV.
AIR QUALITY. Would the proposal:
a) Violate any air quality standard or
contribute to an existing or projected air
quality violation?
b) Expose sensitive receptors to pollutants?
V. TRANSPORTATION/CIRCULATION.
Would the proposal result in:
a) Increased vehicle trips or traffic congestion?
b) Hazards to safety from design features (e.g.,
sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
c) Inadequate emergency aCeess or access to
nearby uses?
d) Insufficient parking capaeity on-site or off-
~b
o
181
o
o
o
o
o
181
o
o
181
o
o
o
181
o
o
o
181
o
o
o
181
o
o
o
o
181
o
o
o
181
o
o
181
o
Page No. 5
e) Hazards or barri ers for pedestrians or
bicyclists?
f) Conflicts with adopted policies supporting
alternative transportation (e.g. bus turnouts,
bicycle racks)?
g) Rail, waterborne or air traffic impacts?
h) A "large project" under the Congestion
Management Program? (An equivalent of
2400 or more average daily vehicle trips or
200 or more peak-hour vehicle trips.)
Comments: The overall issues involving transportation and circulation traffic impacts were
adequately addressed in Final EIR for Eastlake Greens EIR-86-04, the 1989 Final EIR for
Eastlake Greens SPA and the Final Subsequent Environmental Impact Report for Eastlake
Trails/Greens Replanning Program EIR # 97-04. A traffic study was prepared by Linscott, Law
& Greenspan, Engineers (LLG) in June 1998 for the proposed project. The results of the analysis
of street segment volwnes show that all street segments are ealculated to operate at LOS D or
better in the year 2000 with the following exceptions: 1) East H Street, 1-805 to Terra Nova Dr.
(LOS E) and 2) Telegraph Canyon Rd., 1-805 to Paseo de Rey (LOS F). The intersections of these
streets with the north and south bound 1-805 ramps would also operate at an LOS F for AM &
PM. These are not eonsidered to be project direct impacts but, cwnulative traffie impaets.
Mitigation measures for these cumulative impacts include improvements to the East H Street/I-
805 southbound ramps and the extension of Olympic Parkway to Paseo Ranchero and beyond.
The traffic section of the Engineering Divisions indicates that for this projeet the City will
evaluate on a yearly basis project traffic impacts on these impacted segments and intersections and
implement mitigation as needed.
site?
VI. BIOLOGICAL RESOURCES. Would the
proposal result in impacts to:
a) Endangered, sensitive species, species of
concern or species that are candidates for
listing?
b) Loeally designated species (e.g., heritage
trees)?
c) Locally designated natural communities
c:J-7
Potentially
Significant
Impact
Potent jail)"'
Significant
Unless
Mitigated
No
Impact
Less than
Signlfican
tlmpact
o
o
o
181
o
o
181
o
o
o
181
o
o
181
o
o
o
181
o
o
0 0 0 181
0 0 0 181
Page No.6
Potentially
Potentially Significant Less than
Si~nlficant Unless Significan No
Impact Mitigated tlmpact Impact
(e.g, oak forest, coastal habitat, etc.)?
d) Wetland habitat (e.g., marsh, riparian and 0 0 0 0
vernal pool)?
e) Wildlife dispersal or migration eorridors? 0 0 181 0
f) Affect regional habitat preservation 0 0 181 0
planning efforts?
Comments: Impaets to biological resources have been adequately addressed in Final EIR for
Eastlake Greens EIR-86-04, the 1989 Final EIR for Eastlake Greens SPA and the Final
Subsequent Environmental Impaet Report for Eastlake Trails/Greens Replanning Program EIR
# 97-04. With the exception of vegetation in the Salt Creek Corridor, the EastJake Trails site was
. previously farmed for oat production. Because of these farm operations, vegetative habitat and
associated biological resourees are absent from the projeet site. No new impacts to biological
resources are noted as a result of the proposed amendments. The projeet shall comply with
mitigation relating to riparian impacts within the Salt Creek Corridor and conditions of the
grading permit as required by State and Federal Regulatory Agencies.
VII. ENERGY AND MINERAL RESOURCES.
Would the proposal:
a) Conflict with adopted energy conservation 0 0 0 181
plans?
b) Use non-renewable resources in a wasteful 0 0 0 181
and inefficient manner?
c) If the site is designated for mineral resource 0 0 0 181
protection, will this project impact this
proteetion?
Comments: These issues were adequately addressed in Final EIR for Eastlake Greens EIR-86-
04, the 1989 Final EIR for Eastlake Greens SPA and the Final Subsequent Environmental Impact
Report for Eastlake Trails/Greens Replanning Program EIR # 97-04. No new adverse impaets
would result from the proposed amendments.
VIII. HAZARDS. Would the proposal involve:
a) A risk of aeeidental explosion or release of
hazardous substanees (including, but not
limited to: petroleum products, pesticides,
o
o
o
181
Page No. 7
~
chemicals or radiation)?
Potentially
Potentially Significant Less than
Significant Unless Signlfican No
Impact Mitigated tlmpact Impad
0 0 0 I8J
b) Possible interference with an emergency
response plan or emergency evacuation
plan?
c) The creation of any health hazard or
potential health hazard?
d) Exposure of people to existing sources of
potential health hazards?
e) Increased fire hazard in areas with
flammable brush, grass, or trees?
Comments: The project proposes residential development and would not pose a health hazard to
humans nor would hazardous materials or substances be stored within the project area. These
Issues were adequately addressed in Final EIR for Eastlake Greens EIR-86-04.
o
o
o
I8J
o
o
o
181
o
o
o
181
IX. NOISE. Would the proposal result in:
a) Increases in existing noise levels? 0 0 181 0
b) Exposure of people to severe noise levels? 0 0 181 0
Comments: The primary noise souree throughout the project area at full build out of the Eastlake
Greens Development would be trom vehicular traffic. On-site noise impacts would occur as
development takes place on the project site. Off-site noise impacts would increase as regional
traffie volumes inerease due to growth and roadway segments are widened. The degree of impact
would depend on the location of the noise-sensitive receptors (homes, play ground areas, schools)
in relation to those roadways as well as the proposed grading and project design. The overall
noise issues were adequately diseussed in Final EIR for Eastlake Greens EIR-86-04, the 1989
Final EIR for Eastlake Greens SPA and the Final Subsequent Environmental Impaet Report for
Eastlake Trails/Greens Replanning Program EIR # 97-04. Specific sound attenuation measures
outlined in the RECON Noise Study dated March 25, 1999 (Figures I & 2), including design,
height and loeation of sound walls and berms shall be complied with prior to filing grading plans.
X. PUBLIC SERVICES. Would the proposal
have an effect upon, or result in a need for new
or altered government services in any of the
following areas:
a) Fire proteetion?
o
0 181 0
0 181 0
Page No. 8
o
c:J-i
Potentiall}'
Potentially Significant Less than
Significant Unless Signlfiean No
Impact Mitigated tImpact Impact
b) Police protection?
c) Schools? 0 0 ~ 0
d) Maintenance of public facilities, including 0 0 181 0
roads?
e) Other governmental services? 0 0 181 0
Comments: Project impaets to governmental services have been adequately analyzed in Final
EIR for Eastlake Greens EIR-86-04, the 1989 Final EIR for Eastlake Greens SPA and the Final
Subsequent Environmental Impact Report for Eastlake Trails/Greens Replanning Program EIR
# 97-04. Appropriate mitigation has been adopted to address potentially signifieant impacts from
the overall project. The proposed amendments do not propose any new additional development
not previously analyzed.
o
o
o
181
XI, Thresholds. Will the proposal adversely
impact the City's Threshold Standards?
As described below, the proposed project does not adversely impact any of the seen
Threshold Standards.
a) Fire/EMS
o
o
181
o
The Threshold Standards requires that fire and medical units must be able to respond
to calls within 7 minutes or less in 85% of the cases and within 5 minutes or less in
75% of the cases. The City of Chula Vista Fire Department indicates that this
threshold standard will be met The proposed project will comply with this Threshold
Standard through compliance with the Fire Station Master Plan.
Comments: The Fire Department states that the nearest fire station is located 5 miles away and
the estimated response time is four minutes. The fire department will be able to provide an
adequate level of fire protection for the proposed development. The previously adopted Final EIR
for Eastlake Greens EIR-86-04, the 1989 Final EIR for Eastlake Greens SPA and the Final
Subsequent Environmental Impact Report for Eastlake Trails/Greens Replanning Program EIR
# 97-04 adequately addressed this issue.
b) Police
o
o
~
o
The Threshold Standards require that police units must respond to 84% of Priority I
ealls within 7 minutes or less and maintain an average response time to all Priority 1
calls of 4.5 minutes or less. Police units must respond to 62.10% of Priority 2 calls
within 7 minutes or less and maintain an average response time to all Priority 2 calls
Page No. 9
3CJ
Potentially
Potentially Significant Less than
Significant Unless Signlfican No
Impact Mitigated t Impact Impact
of 7 minutes or less. The Police Department response time for both Priority 1 and
Priority 2 calls within the vicinity of the proposed proj ect are slightly above these
Threshold Standards.
Comments: This issue was adequately addressed in the previously adopted Final EIR for
Eastlake Greens EIR-86-04, the 1989 Final EIR for Eastlake Greens SPA and the Final
Subsequent Environmental Impaet Report for Eastlake Trails/Greens Replanning Program EIR
# 97-04. The poliee Department indieates that adequate service will be provided to the project
site and future development. Associated mitigation shall be provided incrementally and
simultaneously in order that the proposed development can proceed forward.
c) Traffic
o
181
o
o
The Threshold Standards require that all intersections must operate at a Level of
Service (LOS) "C" or better, with the exception that Level of Service (LOS) "D" may
occur during the peak two hours of the day at signalized intersections. Intersections
west ofI-805 are not to operate at a LOS below their 1987 LOS. No interseetion may
reach LOS "E" or "F" during the average weekday peak hour. Intersections of arterials
with freeway ramps are exempted from this Standard. This Threshold Standard will
be complied with by the proposed project as each phase progresses and
implementation of area wide major road improvements Oeeur.
Comments; No new adverse impacts to traffie/circulation direetly attributable to the project are
noted from the submittal of the proposed amendments. The engineering Division shall be
evaluating the performanee ofthe surrounding major roadways to determine the appropriate and
timely implementation of mitigation dealing with roadway improvements and completion.
d) ParksIRecreation
o
o
o
181
The Threshold Standard for Parks and Recreation is 3 acres/l,OOO population. The
overall residential projeet will comply with this Threshold Standard.
Comments: The park and community purpose issues were adequately addressed in adopted Final
EIR for Eastlake Greens EIR-86-04, the 1989 Final EIR for Eastlake Greens SPA and the Final
Subsequent Environmental Impact Report for Eastlake Trails/Greens Replanning Program EIR
#97-04. The proposed project will be providing both private and pub1ie parkland in compliance
with stated mitigation.
o
o
o
181
e) Drainage
The Threshold Standards require that storm water flows and volumes not
Page No. 10
3/
Potentiall)-'
Potentiall~' Significant Less than
Significant Unless Signifiean No
Impact Mitigated t Impact Impact
exceed City Engineering Standards. Individual projects will provide
necessary improvements consistent with the Drainage Master Planes) and City
Engineering Standards. The proposed project will comply with this
Threshold Standard.
Comments: The Engineering Department indicates that the projeet site is not within a flood plain.
The developer proposes storm drains that will flow towards Salt Creek. These issues were
adequately addressed in Final EIR for Eastlake Greens EIR-86-04, the 1989 Final EIR for
Eastlake Greens SPA and the Final Subsequent Environmental Impact Report for Eastlake
Trails/Greens Replanning Program EIR # 97-04. The proposed project will not ehange the overall
drainage concept and specific development will be subject to review and approval by the City
Engineer.
f) Sewer
o
o
[gJ
o
The Threshold Standards require that sewage flows and volumes not exceed
City Engineering Standards. Individual projects will provide necessary
improvements consistent with Sewer Master Planes) and City Engineering
Standards.
Comments: The Engineering Division indicates that the proposed project will not have a
signifieant effeet on sewers. The Engineering Division indicates that these will adequately serve
the proposed project. The proposed project does not propose changes that would eause new
impacts to the Sewer Master Plan nor Engineering Standards.
g) Water
o
o
[gJ
o
The Threshold Standards require that adequate storage, treatment, and transmission
facilities are constructed eoncurrently with planned growth and that water quality
standards are not jeopardized during growth and construction. The proposed project
will comply with this Threshold Standard.
Applicants may also be required to participate in whatever water conservation or fee
off-set program the City of Chula Vista has in effect at the time of building permit
tssuance.
Comments: This issue was adequately addressed in Final EIR for Eastlake Greens EIR-86-04,
the 1989 Final EIR for Eastlake Greens SPA and the Final Subsequent Environmental Impact
Report for Eastlake Trails/Greens Replanning Program EIR # 97-04. No new impaets, not
previously analyzed, to water resources are noted from the proposed tentative map.
XII UTILITIES AND SERVICE SYSTEMS.
Page No. 11
3~
Potentially
Potentially Significant Less than
Signlficanl Unless Signlfic:an No
Impact Mitigated tImpact Impact
Would the proposal result in a need for new
systems, or substantial alterations to the
following utilities:
a) Power or natural gas? 0 0 181 0
b) Communieations systems? 0 0 181 0
c) Local or regional water treatment or 0 0 181 0
distribution facilities?
d) Sewer or septic tanks? 0 0 0 181
e) Stonn water drainage? 0 0 181 0
f) Solid waste disposal? 0 0 181 0
Comments: These issues were adequately addressed in Final EIR for Eastlake Greens EIR-86-04,
the 1989 Final EIR for Eastlake Greens SPA and the Final Subsequent Environmental Impact
Report for Eastlake Trails/Greens Replanning Program EIR # 97-04. No further mitigation will
be required.
XIII AESTHETICS. Would the proposal:
a) Obstruct any scenic vista or view open to 0 0 181 0
the public or will the proposal result in the
creation of an aesthetieally offensive site
open to publie view?
b) Cause the destruetion or modification of a 0 0 0 181
scenie route?
c) Have a demonstrable negative aesthetic 0 0 181 0
effect?
d) Create added light or glare sourees that 0 0 0 181
could inerease the level of sky glow in an
area or eause this projeet to fail to comply
with Section 19.66.100 of the Chula Vista
Municipal Code, Title 19?
e) Reduce an additional amount of spill light? 0 0 0 181
Comments: These issues were adequately addressed in Final EIR for Eastlake Greens EIR-86-
04, the 1989 Final ErR for Eastlake Greens SPA and the Final Subsequent Environmental Impact
33 Page No. 12
Potentially
Sil!:nificant
Impact
Report for Eastlake Trails/Greens Replarming Program EIR # 97-04.
XIV CULTURAL RESOURCES. Would the
proposal:
a) Will the proposal result in the alteration of
or the destruction or a prehistorie or hi storie
archaeological site?
b) Will the proposal result in adverse physieal
or aesthetic effects to a prehistoric or
historie building, structure or object?
e) Does the proposal have the potential to
cause a physical change which would affect
unique ethnic cultural values?
d) Will the proposal restriet existing religious
or sacred uses within the potential impact
area?
e) Is the area identified on the City's General
Plan EIR as an area of high potential for
archeologieal resources?
Potentially
Significant
tJnless
Mitigated
Less than
Significan
tlmpact
No
Impact
o
o
181
o
o
o
181
o
o
o
181
o
o
o
181
o
o
o
181
o
Comments: These issues were adequately addressed in Final EIR for Eastlake Greens EIR-86-
04, the 1989 Final EIR for Eastlake Greens SPA and the Final Subsequent Environmental Impact
Report for Eastlake Trails/Greens Replanning Program EIR # 97-04.
xv PALEONTOLOGICAL RESOURCES. Will
the proposal result in the alteration of or the
destruction of paleontological resources?
Comments: This issue was adequately addressed in Final EIR for Eastlake Greens EIR-86-04,
the 1989 Final EIR for Eastlake Greens SPA and the Final Subsequent Environmental Impact
Report for Eastlake Trails/Greens Replanning Program EIR # 97-04.
o
o
o
181
XVI RECREATION. Would the proposal:
a) Increase the demand for neighborhood or 0 0 181 0
regional parks or other reereational
facilities?
0 0 181 0
3>L Page No. 13
b) Affect existing recreational opportunities?
c) Interfere with reereation parks & recreation
plans or programs?
Comments: The park and community pmpose issues were adequately addressed in Final EIR for
Eastlake Greens EIR-86-04, the 1989 Final EIR for Eastlake Greens SPA and the Final
Subsequent Environmental Impact Report for Eastlake Trails/Greens Replanning Program EIR
# 97-04. No additional impacts to parks and reereational opportunities are noted ftom project
approval.
XVII MANDATORY FINDINGS OF
SIGNIFICANCE: See Negative Declaration
for mandatory findings of significance. If an
EIR is needed, this section should be completed.
a) Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife
population to drop below self-sustaining
levels, threaten to eliminate a plant or
animal community, reduce the number or
restrict the range of a rare or endangered
plant or animal or eliminate important
examples of the major periods or California
history or prehistory?
Comments: Because of the highly disturbed nature of the site and the analysis and mitigation
provided in Final EIR for Eastlake Greens EIR-86-04, the 1989 Final EIR for Eastlake Greens
SPA and the Final Subsequent Environmental Impact Report for Eastlake Trails/Greens
Replanning Program EIR # 97-04 which will be implemented, none of these potential impacts
would result
b) Does the project have the potential to
achieve short-term, to the disadvantage of
long-term, environmental goals?
Comments: The project conforms to all long-term goals/plans for this area and therefore will not
achieve short-term goals to the disadvantage oflong-term goals.
c) Does the project have impacts that are 0
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
3S-
Potentially
Significant
Impact
Potentiall~'
Significant
Unless
Miti~ated
No
Impact
Less than
Significan
tlmpact
o
o
o
I!I
o
o
I!I
o
o
o
o
I!I
o
I!I
o
Page No. 14
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigated
Less than
Significan
tImpact
No
Impact
means that the incremental effects of a project
are eonsiderable when viewed in conneetion
with the effects of past projects, the effeets of
other current projects, and the effects of
probable future projects.)
Comments: Cumulative impact analysis of the overall project was evaluated in Final EIR for
Eastlake Greens EIR-86-04, the 1989 Final EIR for Eastlake Greens SPA and the Final
Subsequent Environmental Impact Report for Eastlake Trails/Greens Replanning Program EIR
# 97-04. The proposed project would not result in incremental effects not previously analyzed.
d) Does the project have environmental effect 0
which will cause substantial adverse effects
on human beings, either directly or indirectly?
o
o
181
Comments: This issue in was adequately addressed in Final EIR for Eastlake Greens EIR-86-04,
the 1989 Final EIR for Eastlake Greens SPA and the Final Subsequent Environmental Impact
Report for Eastlake Trails/Greens Replanning Program EIR # 97-04.
XIX. PROJECT REVISIONS OR MITIGATION MEASURES:
No new mitigation will be required for the proposed project other than previously required
and found in the aforementioned environmental documents.
Projeet Proponent
Date
3(P
Page No. 15
XX. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The above completed Initial Study checklist DID NOT find any environmental factors enumerated
below that would be potentially affected by this proj eet, nor an impact that could be considered
"Potentially Significant Impact" or "Potentially Significant Unless Mitigated".
D Land Use and Planning D Transportation/Circulation D Public Services
D Population and D Biologieal Resourees D Utilities and Service
Housing Systems
D Geophysical D Energy and Mineral D Aesthetics
Resources
D Water D Hazards D Cultural Resources
D Air Quality D Noise D Recreation
D Mandatory Findings of Signifieance
XXI. DETERMINATION:
On the basis ofthis initial evaluation:
I find that the proposed project COULD NOT have a significant effeet on the
environment, and a NEGATIVE DECLARATION will be prepared.
I fmd that although the proposed project could have a signifieant effect on the
environment, there will not be a significant effect in this ease because the
mitigation measures described on an attached sheet have been added to the project.
A MITIGATED NEGATIVE DECLARATION will be prepared.
D
D
37
Page No. 16
I find that the proposed project MAY have a significant effect on the environment, 0
and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the 0
environment, but at least one effect: 1) has been adequately analyzed in an earlier
document pursuant to applicable legal standards, and 2) has been addressed by
mitigation measures based on the earlier analysis as described on attached sheets, if
the effect is a "potentially significant impacts" or "potentially significant unless
mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must
analyze only the effeets that remain to be addressed.
I find that the proposed projeet WILL NOT have a significant effect on the !81
environment, and that the project site and surrounding area (a) have been analyzed
adequately in an earlier EIR pursuant to applicable standards and (b) overall potential
projeet impacts have been avoided or mitigated pursuant to that earlier EIR(s),
including revisions or provision of mitigation measures that are imposed upon the
proposed project as applicable. An addendum has been prepared to provide a record
of this determination.
Septmeber 2 L 1999
Date
3f
Page No. 17
~
TI-IIL-ryOFCHULA VISTADlsa..oSURE. -TEME ATTACHMENT 6
Y( are required to file a Statemenl of Disclosure of certain ownership or financial intcrests. payments, or campaign
co tribution.." on all maners which will require discretionary action on the part of the City Council, Planning Commission, and
all other official bodies. The following information must be disclosed:
1. List the names of all persons having a financial inlercsl in the property which is the subject of the application or the
contract, e,g., owner, applicant, contractor, subcontraetOf, malerial supplier.
_TN.
tds+LA.U ~f'~'1-
2. If any person" identified pursuant to (1) above is a corporation or partnership, list the names of all individuals owning
more than 10% of the shares in the corporation or owning any partnership intercst in the partnership.
~ ~ 14.
- He_~~_ttFtl~rabove'~i5-'non-profiRJrganizatjon ol"lnrust;-liSFffi~ names"ocarlypersori.'
serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust.
4.
Have you had more than $250 worth of business transacted with any member of the City staff, Boards, Commissions,
Commiuees, and Council within the past twelve months? Yes_ No.1lIf yes, please indicate per;;on(s):
5.
Please identify each and every person, ineluding any agents, employees, consultants, or independent contraetors who
you have assigned to represent you before the Cily in this maner.
_~;\\ ~s-\le.W\
l?1A.'j
Go.~
~1Cd G-ro.y
A-s.fMrO
c.. ~.\,'
6.
Have you and/or your officers or agents, in the aggregate, contributed more than $1,000 to a Councilmember in the
current or preceding election period? Yes_ No~ If yes, state which Couneilmember(s):
. .. (N01E: Attach additional pages as
D te:
1hl44
3;
~I 19stt.e.W\
Print or type name of contractor/applicant
" moll is defined as~ "AllY illdiv;duQ~ finn, co-partnership, joins vmlU1C, association, social club, [ralmUJi orgonizolioll, COrporatiOll, CSlIJIC, I11Ut, recdw:r, .syndicate,
mu} wI)' other cowuy, cily QluJ cowUTy. city m.unicipality, distric~ or olher political JUbdj,'isiotl, or alJY other group or cOInbinadolJ acting 4f 11 uniL "
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Table A - Land Use (acres)
iIDOPTED PLAN (TO BE BEPMCEB UPON ADOPTTON OF AMENBMENTJ
Land Use SPA PLAN AREA Totals
Category Hills Shores Salt Creek I Greens Trails Bus. CIf.
Residential
Low (0-3) 109.4 0 43.6 34.4 10.4 0 197,8
Low-Medium (3-6) 35.3 36.4 0 183.9 195.6 0 451.2
Medium (6-11) 0 66.3 0 156.1 18.4 0 240,8
Med-High (11-18) 0 24.3 28.5 107.8 0 0 160.6
High (18-27) 0 10.3 0 0 0 0 10.3
Sub-total 144,7 137.3 72,1 482,2 224.4 0 1060,7
Non-residential
Retail Commercial
Freeway Commercial
Prof. & Admin.
Res. & Ltd. Mfg.
Open Space
Public/Quasi-Public
Parks & Rec.
Major Cir.*
Future Urban
Sub-total
0 0 0 19.6 0 17.3 36.9
0 0 0 50.7 0 0 50,7
0 0 0 24.7 0 6.0 30,7
o . 0 0 0 0 1278 127,8
93.6 54.8 18.9 26.5 5.3 20.1 219,2
10.0 0 0 86.3 17.8 34.6 148.7
2.4 21.4 0 197.8 51.5 9.1 282.2
* * * 107.1 16.0 " 220,0
0 0 0 0 7.7 7,7
106.0 76.2 18.9 512.7 98.3 214.9 1123.9
TOTAL I
250.71
213.51
91.01
994.91
322.71
214.91 2184.61
. Major Circulation in these neighborhoods totals 96.9 acres.
V.,.z
FIGURE "c"
Chapter 1- Section 1.9
General Development Plan
/27/99
~~
-
Table B - Residential Density (dwelling units)
ADOPTED PUN (TO BE BEPLllCED UPON ADOPTION OflAMENDMEN'/'J
Residential Category SPA PLAN AREA Totals
Hills Shores Salt Creek I Greens Trails
foow (0-3) 291 0 169 94 31 585
c.ow-Medium (3-6) 163 186 0 872 926 2147
Medium (6-11) 0 663 0 1170 186 2019
~ed-High (11-18) 0 426 381 1307 0 2114
-ligh (18-27) 0 250 0 0 0 250
rotal 454 1525 550 3443 1143 7115
verage Resid. DUlac 3.1 11.1 7.6 7.1 5.1 6.7
opulation @ 2.88/du 1.308 4.392 1,584 9,916 3.292 20,491
;/3
Chapter I ~ Section 1.9
91 7/99 General Development Plan
Table A - Land Use (acres)
.)nOPOSED AMENDMENT (CHANGES INIJIClfTED IN ...HilDED CELS)
Land Use SPA PLAN AREA T olals
Category Hills Shores Salt Creek I Greens Trails Bus. Ctr.
Residential
ow (0-3) 109.4 0 43.6 34.4 10.4 0 197.8
ow-Medium (3-6) 35.3 36.4 0 183.9 195.6 0 451.2
edium (6-11) 0 66.3 0 156.1 18.4 0 240.8
ed-High (11-18) 0 24.3 0 0 162,8
igh (18-27) 0 10.3 0 0 10,3
Sub-total 144,7 137.3 72.1 224,4 0 1062,9
Non-residential
etail Commercial 0 0 0 19.6 0 17.3 36,9
reeway Commercial 0 0 0 50.7 0 0 50,7
ref. & Admin. 0 0 0 24.7 0 6.0 30.7
0 0 0 0 0 127.8 127,8
93.6 54.8 18.9 26.5 5.3 20.1 219,2
10.0 0 0 17.8 34.6 146.5
2.4 21.4 0 197.8 51.5 9.1 282.2
. . . 107.1 16.0 . 220.0
0 0 0 0 7.7 7.7
Sub-total 106.0 76.2 98.3 214.9 1121,7
TOTAL I 250.71 213.51 91.01 994.91 322.71 214.91 2184.61
" ajor Circulation in these neighborhoods totals 96.9 acres.
9 7/99
vy
FIGURE "D"
Chapter I - Section I. 9
General Development Plan
Table B - Residential Density (dwelling units)
PROPOSED AMENDMEN'I' (CHANGES INDICATED IN SIIA.DED CELS)
Residential Category SPA PLAN AREA Totals
Hills Shores Salt Creek I Greens Trails
OW (0-3) 291 0 169 94 31 585
ow-Medium (3-6) 163 186 0 872 926 2147
edium (6-11 ) 0 663 0
ed-High (1 FI8) 0 426 381
igh (18-27) 0 250 0 0 0 250
otal 454 1525 550 3443 1143 7115
verage Resid. DU/ae
opulation @ 2.88/du
3.1
1.308
11.1
4.392
7.6
1.584
7.1
9.916
5.1
3.292
6.7
20,491
V'j
9 7/99
Chapter I - Section 1. 9
General Development Plan
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rtJiS-28-&9
PLANNING COMMISSION AGENDA STATEMENT
Item --:3
Meeting Date 11/3/99
ITEM TITLE: Public Hearing: PCM-OO-06: Adoption of a resolution amending the
Rancho del Rey Sectional Planning Area (SPA) I Design Guidelines, in order to allow
the placement of monument signs within a public open spaee area situated along East H
Street at the Raneho del Rey Business/Commercial Center, and place directional signs
within the Center.
The City of Chula Vista has been working with the management of the Rancho del Rey
Business/Commercial Center toward the creation of a sign program for approximately
one year. Tenants of the Center feel that their businesses are not visible from East H
Street, and that signage situated along this street is necessary in order to attract
customers. The applicants are proposing to place four monument signs along East H
Street. They are also requesting that new directional signs be allowed within the center
in order to facilitate vehicular circulation and parking. The additional signage requires
the modification of the Rancho del Rey SPA I Design Guidelines.
RECOMMENDATION:
1) That the Planning Commission approve the attached resolution recommending that
the City Council modify the Rancho del Rey SPA I Design Guidelines to allow the
placement of monument signs within the public open space easement along East H
Street, and directional signs within the Rancho del Rey Business/Commercial
Center.
BOARDS/COMMISSIONS RECOMMENDATIONS:
The Design Review Committee reviewed the proposed sign program on October 18,
1999. The Committee found that proposed monument signs to be placed along East H
Street were inconsistent with the City of Chula Vista Design Guidelines. The applicant
will present a modified sign proposal to the DRC on November I, 1999. The requested
directional signs to be placed within the Rancho del Rey Business/Commercial Center
were approved by the DRC. A more detailed summary of DRC action on this item is
contained within the body of this report.
DISCUSSION:
The project site is the Rancho Del Rey Business/Commercial Center located on East H
Street. The project setting is a terraced land area of approximately 85 acres consisting of
developed parcels that stairstep down from east to west. Rice Canyon borders the site to
the north. A Scenie Roadway and open space area (East H Street) abut the site at the
PCM-OO-06
-2-
November 3. 1999
south. The Center aceommodates several major retail establishments including Home
Depot, Price Club, Kmart, Petco and Jeromes Furniture. Uses surrounding the Center
are primarily residential in nature.
The Business/Commercial Center is accessed via three primary entries that intersect with
East H Street. East H Street is designated as a Scenic Roadway within the Chula Vista
General Plan. It is characterized by varying slopes and landscaping, creating a scenic
open space buffer between the street and surrounding development. City-owned open
space pareels abut East H Street in the area of the Center. Trees and other significant
landseaping are maintained within the open spaee parcels.
The Rancho del Rey Business/Commercial Center was originally created as an
employment park in 1985. The Center was designed to provide employment opportunities
to area residents in an unobtrusive setting surrounded by open space. Due to slow
development of the center and market demand for large-scale retailers, however, the
Rancho Del Rey SPA Plan was modified to allow commercial enterprises in 1992. Since
1992, the majority of the Center has been utilized for retail/commercial purposes.
The management of the Center has stated that because the Raneho del Rey
Business/Commercial Center was not originally designed for commercial purposes, the
layout of the development presents significant constraints to businesses operating there.
Specifically, the open space area along East H Street partially screens this development
from passing traffic, and creates a perceived visibility problem for retail establishments
within the Center. Because East H Street is a designated Scenic Roadway, signage in
front of the Center has been restricted to entry wall signs that only identify the center and
not the businesses within. Retailers within the Center have stated that the lack visibility
of their stores has had a substantial adverse impact upon their sales volume. In order to
remain competitive and have viable businesses, retailers within the Center believe that
signage fronting East H Street is essential.
The City of Chula Vista has been working with an owner of the Rancho del Rey
Business/Commercial Center (C.W. Clark) toward the creation of a sign program for
approximately one year. The owner's sign company has recently submitted a completed
sign program package. Staff is now expediting the review process for the proposed
signage, in order to help the Center have new signage in place prior to the Holiday
Season.
ProDosed Silmal!:e:
The applicant is seeking approval of a SPA amendment in order to place four monument
signs along East H Street, as well as directional signs within the Center. One monument
sign would be located at each of the three major street entries (signalized) to the Center
located off of East H Street. The fourth monument sign would also be located along
East H Street and would be used as a movie marquee for the Regal Theaters. Directional
signs would be placed within the Center in order facilitate vehicular circulation and
parking.
PCM-OO-06
-3-
November 3. 1999
Monument signs proposed for the entrances to the Center located at Tierra del Rey and
Paseo del Rey would replaee the existing monument/wall signs located on the eastern
corners of each of these intersections. The existing wall/monument signs located at the
western comers of the intersections of Tierra del Rey and Paseo del Rey would remain in
place. The third entryway monument sign would be placed on the eastern corner of the
intersection of Avila Way and Tierra del Rey where there is no existing signage.
The three entryway monument signs would measure 9 feet in height by 8 feet in width.
These signs would be ground mounted and would consist of an aluminum can structure
with a tan-colored stucco finish. Sign materials would consist of acrylic panels with
vinyl cutout lettering. The sign baekground would be tan in color to match the frame
strueture. The proposed monument signs would be internally illuminated with high
output fluorescent lighting. The proposed movie marquee sign would be 7.5 feet in
height and 8 feet in width. The proposed directional signs would also consist of can
structures with a tan-colored stuceo finish, and would be approximately four feet in
height.
Staff is concerned that the proposed movie marquee may not be an appropriate use of
signage. The Regal Theatres currently have a marquee sign situated on the front elevation
of their building and have the option of placing signage on the monument sign proposed
at the intersection of Tierra del Rey and East H Street. The proposed movie marquee
sign appears to be excessive given the amount of signage that the theatre currently
maintains. Because the marquee sign would be situated to the west of the driveway
leading to the Regal Theatres, motorists travelling west -bound on East H Street would
tend to not see the movie marquee until after they pass the driveway leading to the
theatre.
Desil!:n Review Committee Action:
The proposed sign program was reviewed by the Design Review Committee on October
18, 1999. At that meeting, DRC members raised concerns regarding the proposed can
signs to be placed along East H Street. Committee members stated that the proposed
signage along East H Street was inappropriate for that location. Specifically, Committee
members stated that the size, lighting, materials, and locations of these signs were
inconsistent with City of Chula Vista Design Guidelines. Committee members stated that
the applicant should attempt to utilize the existing wall signs situated at the intersections
of Tierra del Rey and Paseo del Rey and East H Street. One option that was discussed
was that of an externally illuminated monument sign with uniform size and color channel
letters (no logos).
PCM-OO-06
-4-
November 3. 1999
All Committee members stated that the proposed movie marquee sign was inappropriate,
and should not be placed anywhere along East H Street. The DRC felt that the Regal
Theatres already had a marquee sign and did not need an additional sign of this type. The
Committee did, however. approve the proposed directional signage within the Center
(please refer to Attachment "A").
The DRC is scheduled to review a modified sign proposal at their meeting of November
I, 1999. Staff will relate the DRC's eomments concerning the modified signage to the
Planning Commission at their November 3, 1999 meeting.
ANALYSIS:
The placement of monument signs along East H Street, as well as the directional signs
within the Center, requires amendment of the Rancho del Rey Sectional Planning Area I
(SPA) Design Guidelines. The Design Guidelines specifY the signage allowed at the
Rancho del Rey Business/Commercial Center. The language of the Design Guidelines
would be modified as shown in Attachment "B."
Modifications to the existing sign guidelines have been made in order to add clarification
regarding allowable signage. Language pertaining to signs that will not be constructed
has been removed from the guidelines. Language that clarifies the particular types of
signs allowed has also been added. The manager of the Center has reviewed the
proposed modifications, and is in favor ofthe proposed changes.
The Zoning Code requires that the Planning Commission review SPA amendment
requests and make recommendations to the City Council concerning such requests. In
accordance with the Zoning Code, all pertinent application materials and fees have been
supplied to the City.
As stated above, East H Street is designated as a Scenic Roadway in the Chula Vista
General Plan. The Zoning Ordinance requires that Sectional Planning Areas be
eonsistent with the General Plan. Section 8 of the Land Use Element of the General Plan
addresses Scenic Roadways and includes the following language:
Along scenic highway and roads the use of large scale advertising signs, tall
pole signs or billboards should be prohibited and existing signs of this type
eliminated Advertising or identification signs should be of high quality
materials and graphics, large enough to clearly identifY or convey information
but not of a size, color or lighting so as to be obtrusive or out of character with
the scale or design of the building, roadway or general neighborhood
The monument signs that would be allowed along East H Street by approval of this SPA
amendment would actually contain less square footage than the existing wall signs
located at the entrances to the Center. The proposed monument signs would serve to
identify businesses within the Rancho del Rey Business/Commercial Center and would
have high quality design and materials. The proposed monument signs would not be of a
size or character that is obtrusive or out of scale with the surrounding area. For these
PCM-OO-06
- 5-
November 3. 1999
reasons, staff believes that the proposed monument signs are consistent with the City of
Chula Vista General Plan.
Should the Planning Commission approve the proposed modifications, staff will work
with the project sign company toward formatting the modified text (and graphics) to fit
into the SPA Guidelines.
CONCLUSION:
Both the tenants and management of the Rancho del Business/Commercial Center feel
that the Center suffers from a significant lack of visibility to motorists traveling on East
H Street. Business owners feel that monument signs with the names of their
establislunents placed at the entrances to the Center will result in increased sales volume.
The City has been working with the Rancho del Business Center toward the creation of a
sign program that meets the need for visibility on the part of businesses within the
Center, as well as the aesthetic and safety needs of the surrounding community. The
sign proposal has been reviewed by the City Traffic Engineer and found to meet
applieable traffic safety eriteria.
Staff understands the need of businesses within the Center to have increased visibility
and has worked with the applicants toward a mutually agreeable solution for entryway
monument and directional signage. Staff believes that the proposed entryway monument
signs are appropriate because they will help to facilitate the success of businesses within
the Center and not adversely impact surrounding land uses or the open space environment
of East H Street. The proposed direetional signs should help to facilitate vehicular access
and parking within the Center. As stated above, however, staff feels that the proposed
movie marquee may not be appropriate given the amount of signage that would be
maintained by the Regal Theatres even without this sign. The draft language contained
in Attaclunent "B" includes all proposed signage with the exception of the movie
marquee sign. Staff has provided language that includes the proposed movie marquee
sign in Attaclunent "c" should the Planning Commission decide that this sign is
appropriate.
ATTACHMENTS:
Attachment "A" - DRC Action Report
Attachment "B"- Draft Resolution
Attachment "C" - Draft movie marquee monument signage
Attachment "D" - Letter from tenant
H:HOME:/planninglstevexp/pcm0006
----r----
Design Review Committee Action Report
October 18, 1999
Pa e2
3.
rovided on both sides of the main street. Add #14: The
sides of Buildin s 27 29 30 an 2 shall be enhanced in a
similar fashion to the other b din s. Add #15: The landscape
plan shall be corrected. Vo (4-0-0-1) with Mestler absent.
DRC-99-44
EastL -26
E ake Parkway, EastLake Greens
onstruct a 296-unit eondominium complex. including swimming
pool and tot lot
4.
plicant was asked to take the DRC comments into
co ~deration and come back with something else, The DRC also
nts input from the City as to how they should approach this
project. The item was continued to the meeting of November 1,
1999. -"
DRC-OO-19
Rancho del Rey Business Center
East 'H' Street
An application for approval of a sign program allowing the placement
of four monument signs along East 'H' Street as well as directional
signs within the existing business eenter
MSC (Aguilar/Morlon) that the DRC approve Option 1 for the
directional signage as presented. Vote: (4-0-0-1) with Mestler
absent.
MS (Araiza/Morlon) that DRC not do 'H' Street signs. That the
DRC propose that directional signs b~ put on a trial period,
and, if that helps out the businesses, 'H' Street business
signs are not necessary. Vote failed (2-2-0-1) with Aguilar
and Alberdi opposed and Mestler absent.
MS (Morlan/Araiza) that the applicant come back with a
proposal to use the four existing monument signs with
modifications, if necessary, Add a sign of the same character
at the Kmart (3A) entrance. Vote: (3-1-0-1) with Aguilar
opposed and Mestler absent.
M (Aguilar/Araiza for purpose of a vote) to approve the signs
on 'H' Street as submitted with the elimination of logos and
a change in the lettering so that it is the same in character
to the internal directional signs. Instead of cans, use
individual letters. That the movie marquee (#6 in the
applicants' plan) be eliminated, Motion failed.
(a:\lIbIDRC1999\drc 1 0 1899actionagd.doc)
I
ATTACHMENT "A"
Design Review Committee Action Report
October 18, 1999
Page 3
MSC (Aguilar/Araiza) that, in the event the Planning
Commission and City Council approve the signs as submitted,
they be returned to the DRC for design review. Vote: (4-0-0-1)
with Mestler absent,
STAFF COMMENTS: Otay Ranch workshop and site visit on Monday, October 25, 1999, at
2:00 p.m. in Conference Room 1.
MEMBER COMMENTS: None,
ADJOURNMENT AT 7: 17 p.m. to a regularly scheduled meeting on Monday, November
1, 1999, at 4:30 p.m. in Conference Rooms 2 & 3.
(a:\l1b\DRC 1999\drc 1 0 1899actionagd.doc)
c2
RESOLUTION NO. PCM-OO-06
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING THE CITY COUNCIL ADOPT A
RESOLUTION AMENDING THE RANCHO DEL REY SECTINAL
PLANNING AREA (SPA) DESIGN GUIDELINES, IN ORDER TO
ALLOW THE PLACEMENT OF THREE MONUMENT SIGNS WITHIN
A PUBLIC OPEN SPACE AREA SITUATED ALONG EAST H STREET
AT THE RANCHO DEL REY BUSINESS/COMMERCIAL CENTER,
AND PLACE DIRECTIONAL SIGNS WITHIN THE CENTER.
WHEREAS, a duly verified application for an amendment to the Rancho
del Rey Sectional Planning Area I (SPA) Design Guidelines was filed with the
Planning Department of the City of Chula Vista on September 29, 1999 by C.W.
Clark and Motivational Systems Inc; and,
WHEREAS; said application requests an amendment to the Rancho del Rey
SPA 1 Design Guidelines in order to allow the placement of three monument signs
within a public open space area situated along East H Street at the Rancho del Rey
Business/Commercial center, and place directional signs within the center; and,
WHEREAS, staff has recommended, and the applicant has agreed to,
certain additional amendments to support and clarify the requested amendment to the
Rancho del Rey SPA I Design Guidelines; and,
WHEREAS, the Environmental Review Coordinator has determined the
project is exempt from environmental review under CEQA Class exemption; and,
WHEREAS, the Planning Commission set the time and place for a hearing
on said amendment and notice of said hearing, together with its purpose, was given
by its publication in a newspaper of general circulation in the City as least ten days
prior to the hearing, and,
WHEREAS, the hearing was held at the time and place as advertised,
namely November 3, 1999 at 6:00 p.m. in the Council Chambers, 276 Fourth
A venue, before the Planning Commission and said hearing was thereafter closed;
and,
NOW, THEREFORE, BE IT RESOLVED THAT FROM THE FACTS
PRESENTED AT THE HEARING, THE PLANNING COMMISSION recommends
that the City Council amend the Rancho del Rey Sectional Planning Area I (SPA)
Design Guidelines, in order to allow the placement of three monument signs within a
public open space area situated along East H Street at the Rancho del Rey
3
ATTACHMENT "B"
Business/Commercial Center, and place directional signs within the Center, as
shown in Attachment "A."
BE IT FURTHER RESOLVED THAT a copy of this resolution be
transmitted to the City Council.
PASSED AND APPROVED BY THE PLANNING COMMISION OF THE CITY
OF CHULA VISTA, CALIFORNIA, this 3'd day of November, 1999 by the
following vote, to-wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
John Willet, Chainnan
Diana Vargas, Secretary
L(-
Commercial Center Guidelines (C)
The Chula Vista General Plan identifies East "H" Street as a scenic highway. This
designation requires that special consideration be given to the impact of new
development on the scenic quality of the viewshed from the road. A primary goal of
these guidelines for the Commercial Center is to continue to maintain the scenic quality
of East "H" Street while integrating the needs of major retail uses into the Rancho del
Rey Community.
~ Because of the importance of the continuity of the scenic corridor, the Commercial
Center plan and zoning regulations have restricted the exposure of signs and
advertising ~ along East "H" Street. Signs direeted to traffic on East "H" Street are
to be limited to the existing Community Entry Monument (wall) Signs, one
Commercial Center Monument Sign at each of the three major street/entry
intersections which provide access to the site, and building mounted signs.
~ Other than the specified signs, the East "H" Street Streetscape shall be comprised
primarily of the installed streetscape landscaping, hardscaping and architectural
features of buildings located near the street right-of-way. Views of parking and retail
facilities should be filtered and gradually reduced as streetscape vegetation matures.
The sketches on the following page illustrate typicallandscaping/benning adjacent to
parking areas and a typical building relationship to the street edge.
- 29-
')
Commercial Center Sign Guidelines (C)
The following major sign types are anticipated for identification of the Commercial
Center (sign locations are shown on Page 6l-A):
o Community MonwnentlBusiness Center Signs: These are existing wall signs located
at the intersections of East "H" Street with Tierra del Rey and Paseo del Rey. They
identify the Rancho del Rey Community and Business Center entries, and reflect the
community design themes. These may he Feleeate8 aF lReEliFiea 18 iaeHtify the
eemm.ersiaJ GBRter lises.
o Commercial Center IaeatiHea,tisa Monwnent Signs: One Commercial Center
Monument Sign will be permitted at each of the three street entries These gigas 'Nill
Be l~H~fB3.itteEl at the 6eH111lereiaJ GeRter BRky off of East "H" Street ana at atRer 131:1:Glie
skeet eHtries. These signs are to be an "architectural element" in the style and
character of the center and must be carefully designed to integrate with the existing
Community Monument/Business Center signs and the scenic character of the
roadway edge. These signs will maintain a maximwn height of 9 feet (inclusive of
sign structure) as measured from the top of the sign to the adiacent grade below the
sign. Maximum sign width (inclusive of sign structure) ofthese signs will be 8 feet.
Q CemmereiaJ CaRter IaeBti:t.isatieR ~igBS BlRst he grew8 lTleootea ana may iBshuJe
anaHer teaallts' mane ana lege. The emire sigH strHet.l:H'B saEWl Bet BJt:eeea e feet ia
heiglTt, as meaSRrea frem aajaseHt graBe. The SigH skaJlse plaeea 8E. t.H.8 }3ri.;ate let
v,.it.kiR a lanass9.f)eEl afeR aajaseBt 18 a street.
- 61 -
(p
All major signs within the Commercial Center shall be consistent with a sign program
approved by the Design Review Committee. The following standards shall be applied to
all signs within the Commercial Center: (C)
Q DHe efttry HleaumeH:t sigH is J38fHihteel fer aasa majer retaileF/eemm.ersial 13\iilaiflg
l'ael ~.~:ithiR tHe semer. These sigHs SRIMI Be a eesigR ~.~:Riek is 6SFlsiste:et ~..dtk tfte
arehiteetl:Kal style ana ehafaeter sf the eaRter. 14:a;dFflHm aimeFlsieas are 4 teet high
(aeErve MRisH. gfaEle) BY : feet laRgo
o Building mounted identification signs are permitted, one per principal building
elevation facing a public street up to a maximum of two per building. These signs
should be located near the top of the building fascia or on a flat wall (see also
sketches under Employment Park signs for placement guidance).
o Building mounted identification sign area shall not exceed one square foot of sign for
each linear foot of building frontage facing the street to a maximum of one hundred
(150) square feet per sign. The number of sings per building may be increased to
four and/or the total sign area per building may be increased with specific approval by
the Design Review Committee. Any sign over 200 square-feet shall be integrated
with and in proportion to the building elevation on which it is located. The following
finding shall be required by the Design Review Committee to allow additional sign
area for larger retail buildings:
The sign is in harmonious proportions with the building background.
The sign design blends well with the building arehitecture and its design
merits special consideration.
o Building mounted signs shall be internally illuminated or not illuminated and utilize
"cut out" or "channel" type lettering.
o Secondary wall signs are permitted, one for each department (i.e., garden shop, auto
center, etc.). Maximum area for each of these signs shall be twenty (20) square feet.
These signs shall be internally illuminated or non-illuminated.
o Commercial center directional signs (i.e., "enter", "exit", "customer pick-up",
"employee parking", "delivery", etc.) are permitted, with a maximum area of four
(4) square-feet per sign.
o Secondary directional signs (i.e.. "+-Home Depot". "tJeromes" are permitted with a
maximum area of 18 square-feet per sign. Sign dimensions shall be 4.5 feet in height
bv 4 feet in width inclusive of sign structure. A total of 4 secondary directional signs
in the locations shown on Page 61-A is permitted.
o Window (any copy inside or outside a window is a sign) may display temporary
advertisements for promotional
- 63 -
7
Commercial Center Guidelines (C)
The Chula Vista General Plan identifies East "H" street as a scenic highway. This
designation requires that special consideration be given to the impaet of new
development on the scenic quality of the viewshed from the road. A primary goal of
these guidelines for the Commercial Center is to continue to maintain the scenic quality
of East "H" Street while integrating the needs of major retail uses into the Rancho del
Rey Community.
o Because of the importanee of the continuity of the scenie corridor, the Commercial
Center plan and zoning regulations have restricted the exposure of signs and
advertising to East "H" Street. Signs directed to traffic on East "H" Street are to be
limited to the existing Community Entry Monwnent (wall) Signs, one Commercial
Center Monwnent Sign at each of the three major street/entry intersections which
provide access to the site, one Movie Marquee Sign, and building mounted signs.
o Other than the specified signs, the East "H" Street streetscape shall be comprised
primarily of the installed streetscape landscaping, hardscaping and architectural
features of buildings located near the street right-of-way. Views of parking and
retailer facilities should be filtered and gradually reduced as streetscape vegetation
matures. The sketches on the following page illustrate typicallandscaping/berming
adjaeent to parking areas and a typical building relationship to the street edge.
ATTACHMENT "C"
- 29-
<(
Commercial Center Sign Guidelines (C)
The following major sign types are anticipated for identification of the Commercial
Center (sign locations are shown on Page 61-A):
[J Community Monument/Business Center Signs: These are existing wall signs located
at the intersections of East "H" Street with Tierra del Rey and Paseo del Rey. They
identify the Rancho del Rey Community and Business Center entries, and reflect the
community design themes. These HHi:;' Be rels.liteR Sf FBsRii;ieR ts iReHtify the
6eHllHereial seater 1:1888.
[J Commercial Center IaeHtiFi.atisR Monument Signs: One Commercial Center
Monument Sign will be permitted at each of the three street entries These sigRs will
Be }3Bffflittea at the eemmefsial seRter eH:tr)' off of East "H" Street ana at et.Rer }3l::1.slis
skeet eRtries. These signs are to be an "architectural element" in the style and
character of the center and must be carefully designed to integrate with the existing
Community Monument/Business Center signs and the scenic character of the
roadway edge. These signs will maintain a maximum height of 9 feet (inclusive of
sign structure) as measured from the top of the sign to the adiacent grade below the
sign. Maximum sign width (inclusive of sign structure) of these signs will be 8 feet.
a Cemmereial CaRter IaeetifieatieB SigHs BRis! 13e gre1:1Ba fReHntea ana may iBehu:le
ansae! teBants' mafia anEllege. THe eHtiF8 SigH stmst1:lfe sHall Ret tHE6eeG e feet ia
height, as IBl2!aSHfeG Hem. aajaeeBt graae. The sigH shall Be f'laeea 08. tJ:J.e fJriyate let
?:ithiR a lanElss8f3eEl afaR aajaeeHt 18 a street.
[J Marquee Sign - One movie Marquee Sign will be permitted south of the intersection
of East "H" Street and Tierra del Rey. This sign will be an "architectural element" in
the style and character of the center and must be carefullv designed to integrate with
the existing Community Monument/Business Center signs and the scenic character of
the roadway edge. This sign will maintain a maximum height of 7 feet six inches
(inclusive of sign structure) as measured from the top of the sign to the adiacent grade
below the sign. Maximum sign width (inclusive of sign structure) will be 8 feet.
- 61 -
7'
CASTER
FAMILY ENTERPRISES
._------_._----~._---~
m___.___.__
4607 MISSION GORGE PL., SAN DIEGO, CA 92120 - TEL.: (619) 287-8873 _ FAX (619) 287-2493
i i October 22, 1999
, i
. i
I~r~ ~ 5" ':9 ~ I~
i I
I
The Planning Commission of the City ofChula Vista
c/o Steve Power, Project Planner
City of Chula Vista Planning & Building Services Department
276 Fourth Avenue
Chula Vista, CA 91910
RE:
PLIIJINING
Master Signage
Rancho del Rey Business Center
Case No. PCM-00-06
-"---
Planning Commissioners:
We are the owners of Lot 10 on Lazo Court in the Rancho del Rey Business Center.
It was our understanding for several months before we acquired the lot in July '99 that representatives of the
City ofChula Vista wanted to have a master signage program implemented for the Rancho del Rey Business
Center, which specifically including predominate monument signage along East "H" Street.
, ,
I
Indeed, our acquisition of Lot 10 was predicated in part by the pending signage program. In that the business
center was converted from a business park to a regional retail center, it evident and necessary street signage
along the primary adjoining thoroughfare is mandatory for the retail center to effectively compete.
The Rancho del Rey Business Center, even as its name implies, is inherently at a disadvantage versus competing
larger retail centers, such as the Terra Nova Plaza, Bonita Point Plaza, and the Eastlake Shopping Center. Also,
the original business park layout of the center resulted in a circulation plan utilizing public streets, such as Paseo
del Rey and Tierra del Rey. Going concerns located off these streets cannot be seen from East "H" Street. As
such, it is imperative there is adequate monument signage East "H" Street.
We support the applicant's design of the monument signage, which incorporates internally illuminated signs,
and individual signs incorporating lettering and colors of the specific retailers. This form of street signage is
consistent with the three retail centers sited above. Not only would standardized lettering not be acceptable, few,
if any, comparable retail centers in the City of Chula Vista, or adjoining cities, have standardized lettering.
Please give the applicant due consideration to the above when considering the proposal at the Planning
Commission h g to take place on October 27,1999.
Respe9.t(v ly
(
B'
Officer of the General Partner
/0
ATTACHMENT "D"