HomeMy WebLinkAboutPlanning Comm Rpts./1999/08/11
AGE"'DA
CITY PLANNING COMMISSIO'
Chula Vista. California
6:00 p.m.
Wednesday, August 11, 1999
Council Chambe..
Public Services Building
276 Fourth Avenue, Chula Vista
CALL TO ORDER
ROLL CAWMOTIONS 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:
PCS-98-06; Tentative Subdivision Map subdividing Village One West
of Otay Ranch, Sectional Planning Area (SPA One), into 783 lots.
Applicant: The Otay Ranch Company
Staff presenting report: Rick Rosaler and Rich Whipple
2.
ACTION ITEM:
Appointment of Planning Commission Chairperson and Vice
Chairperson
DIRECTOR'S REPORT:
COMMISSIONER COMMENTS:
ADJOURNMENT:
to the Planning Commission Workshop immediately following the Regular
Planning Commission Meeting of August 11, 1999.
AGENDA
PLANNING COMMISSION WORKSHOP
1. Multiple Species Conservation Program
ADJOURNMENT: to the Planning Commission Workshop on Affordable Housing on August 18,
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 leas! forty~ight 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.
PLANNING COMMISSION AGENDA STATEMENT
Item: --L-
Meeting Date: 08/11/99
ITEM TITLE:
Public Hearing: PCS 98-06; Tentative Subdivision Map subdividing Village
One West ofOtay Ranch, Sectional Planning Area (SPA One).
- Applicant: The Otay Ranch Company.
The Otay Ranch Company has applied to subdivide 275 acres of Village One West into 774 lots on
land west of Pas eo Ranchero in Otay Ranch, Sectional Planning Area One Plan (SPA One). The
application proposes 684 single-family residential lots, a 6-acre neighborhood park, a 10-acre
elementary school site, right-of-way reserved for the future MTDB LRT Trolley System, and open
space uses. Included in the application is an "Alternative Map" that subdivides approximately 294
acres which includes properties identified as "Out-Parcels" into a total of90110ts.
The Environmental Review Coordinator has reviewed the Project and determined that it is in
substantial conformance with the Otay Ranch General Development Plan (GDP) Program EIR 90-
01, SPA One Plan, EIR 95-01, subsequent amended SPA One Plan EIR-97-03 and other related
environmental documents, and that the subdivision project would not result in any new
environmental effects that were not previously identified, nor would the proposed subdivision result
in a substantial increase in severity in any environmental impacts previously identified.
RECOMMENDATION:
That the Planning Commission adopt attached Resolution No. PCS-98-06 recommending that the
City Council approve Tentative Subdivision Map (PCS-98-06).
BOARDS/COMMISSIONS RECOMMENDATION:
Not Applicable
BACKGROUND:
1. Site Characteristics
Village One West is the western-most development area in Otay Ranch SPA One, and is
characterized by rolling hills with canyons and undulating edge conditions. The Village One West
area has several canyons and slopes that contain native habitat located in a portion of Poggi
Canyon on the southern boundary of the project. As part of the recent Otay Ranch GDP and SPA
One amendments approved by the City Council in November of 1998, the resource agencies have
authorized the development of this area by the applicant in exchange for preserving habitat in
Villages 13 and 15 of Otay Ranch.
Page 2, Item 1
Meeting Date: 8/11/99
This portion of Village One is located west of Paseo Ranchero, south of Telegraph Canyon Road,
north of the extension of Olympic Parkway and east of the existing Sunbow Planned Community.
East Palomar Street will be extended through Village One West, and will connect Village One and
the Sunbow Planned Community. Paseo Ranchero will provide the main connection to Telegraph
Canyon Road to the north, and the future construction of Olympic Parkway to the south. In
addition, the proposed future extension of the light rail transit system will eventually travel
through the northern section of Village One West from Telegraph Canyon Road southeast to
connect into East Palomar Street and travel along the center median.
2. General Plan, Zoning and Land Use
General Plan
General Plan and Otay Ranch GDP policies require the Village One West project area to be
compatible with the adjacent Sunbow Planned Community as a "transition area" between Sunbow
and the rest of Otay Ranch SPA One. The General Plan identifies Village One West as a Low-
Medium Residential land use with densities ranging from three to six dwelling units per acre. The
Otay Ranch GDP was originally approved with densities in Village One West of 299 dwelling
units at three units per acre, and 144 dwelling units at 4.5 per acre, for a total of 443 units. Last
year, the Otay Ranch GDP and SPA One Plan were amended to add Village One West to SPA One
and reflect the authorization for the applicant to develop natural habitat along Poggi Canyon while
preserving additional land area in Villages 13 and 15. This resulted in expanding the overall
development area in Village One West, and increasing the densities for the project. (The GDP
designation for the Village One West area was amended to expand the Low-Medium development
area from approximately 154 acres to approximately 296 acres with a density of up to 4.0 dwelling
units per acre. A maximum of 845 units was approved for Village One West in the GDP and SPA
amendments. )
The Rancho del Rey Planned Community containing single-family residential, an elementary
school, a middle school, and Voyager Park is located to the north of Village One West. Village
One of the Otay Ranch is located to the east and has similar General Plan and GDP designations
as Village One West, although, Village One West is not an "urban village" and will not contain
a "village core". Village Two West is located to the south, and also has similar designations,
except that a portion of Village Two West is located within the Otay Landfill buffer and is
designated Industrial. The Sunbow Master Planned Community is located to the west of Village
One West and is designated for single-family homes on 5,000 and 6,000 square-foot lots.
Page 3, Item 1
Meeting Date: 8/11/99
Zonim!
The Otay Ranch area, within the City, is zoned Planned Community (PC) as are the other master
planned communities such as Sunbow and Rancho del Rey. Land development regulations are
contained in the Planned Community District Regulations within each master planned community
SPA plan. Unlike most villages in Otay Ranch, Village One West was not designed as an "urban
village" (containing mixed uses and a village core); it is instead required to be compatible with
the adjacent single-family designation in the Sunbow development. The Otay Ranch SPA One
Plan requires the land area in Village One West to be comprehensively planned. Three separate
"Out-parcels" owned by individuals other than the applicant were included in the recently
approved SPA One amendment. The SPA One Plan Zoning Districts for Village One West
include; Single-Family Three (SF3), Single-Family Four (SF4), Open Space and Parks.
Neighborhoods R-50, R-5IA, R-52A, R-58, R-59 and R-60 are zoned SF3 allowing single-family
lots averaging 5,000 to 8,000 square feet; and Neighborhoods R-49A, R-55, R-56, and R-57 are
zoned SF4 allowing single-family attached and detached lots averaging 3,000 to 4,900 square feet.
The area adjacent to Village One West in Sunbow is planned for the development of an elementary
school and single-family homes. To the north, Rancho del Rey contains single-family residential,
an elementary school, a middle school, and a neighborhood park site. Currently, development
regulations have not been proposed for Village Two and Village Two West in the Otay Ranch
since a SPA Plan has yet to be prepared.
Current Land Use
Most of Village One West is currently a vacant undisturbed area of rolling hills and native habitat.
The eastern portion of the Sunbow development lies directly adjacent to Village One West and is
also vacant and unimproved. To the north, Telegraph Canyon Road separates Otay Ranch from
Rancho del Rey. Development in this portion of Rancho del Rey consists of single-family
residential uses, an elementary school, a middle school and Voyager Park. Village Two and
Village Two West, located to the south, are still used for agricultural purposes.
3. Proposed Plan
The Tentative Map proposes to subdivide Village One West (approximately 275 acres) into a total
of774 lots; 684 single-family lots, 90 homeowner's maintenance lots, a 6-acre neighborhood park
site, II open space lots and a 10-acre elementary school site. The applicant proposes all of the
residential lots in the project be located on private streets and accessed from four major points of
entry off of East Palomar Street. Four attended Entry Cottages (guard houses), of a similar design
to those currently used in Village One, are proposed at the entrances. The neighborhood park site
and elementary school site are proposed in front of an Entry Cottage on East Santa Carina, which
will be a public street.
Page 4, Item 1
Meeting Date: 8/11/99
The Village One West project area also contains multiple ownerships depicted as "Out-Parcels"
on the Tentative Map application. Two of these out-parcels are located north of East Palomar
Street: one owned by the Barnabus Foundation/Groman Family Trust (APN #641-030-09 and APN
#641-030-01) at the northwest corner of the project adjacent to Telegraph Canyon Road; and one
owned by Sanford Ross (APN #641-030-03) is located just north of East Palomar Street near the
center of the project. In addition, a third out-parcel (APN #641-060-02 and APN #641-060-03)
is located just south of East Palomar Street adjacent to the Sunbow development and is owned by
Charles and Allen Gerhardt. These out-parcels were included on the amended SPA One land use
plan and are planned for single-family residential and park land uses. The SPA One Plan requires
a 5. I-acre neighborhood park and locates the P-13 park site on the Gerhardt brothers' out-parcel.
Since the Out-parcels are not currently owned by the applicant, the Tentative Map was designed
without these properties. Thus, the applicant was required by the City's Parkland Dedication
Ordinance (PDO) to locate a neighborhood park on a site within the subdivision boundary. In the
application, a 6-acre net useable park site has been located across East Santa Carina next to the
elementary school site (S-3) to satisfy staffs' concerns and the obligation to provide park land.
Staff is satisfied with the location of the park site, and believes it is consistent with the SPA One
Plan.
The applicant is in the process of negotiating with the owners to purchase these Out-Parcels and has
included these parcels in an "Alternative Map" in their application. If they are successful in
acquiring the Out Parcels then the "Alternative Map" would become effective. Included with the
Tentative Map, is an Alternative Out- Parcel Lotting and Grading Tentative Map ("Alternative
Map") that subdivides the approximately 294.3 acres in the project including: the Bamabus
Foundation/Groman Family Trust parcel and Sanford Ross parcel ("Out-parcels"), and the site
identified as "Sunbow Proposed Lot-line Adjustment" which is discussed below. The "Alternative
Map" is subdivided into 776 residential, 102 common, one neighborhood park, one elementary
school, and II open space lots for a total of90110ts. The "Alternative Map" does not include the
Out-parcels owned by the Gerhardt brothers which are shown on the SPA One Plan.
In the event that the applicant does not secure acquisition of the two Out-parcels, the City must
ensure that sufficient access remains available to both. The Barnabus Foundation/Groman Family
Trust parcel lies directly adjacent to Telegraph Canyon Road and would be allowed to have public
access through a driveway. The Sanford Ross parcel, located just north of East Palomar Street,
will maintain public access through an access easement to East Palomar Street at the southwest
corner of the parcel and by an access easement located at the northeastern portion of the parcel at
the end of Eagle Ridge Court. A full-street width easement through the private streets to East
Palomar Street will ensure public access at this location. The" Alternative Map" also provides
for an access easement for the third Out-parcel owned by the Gerhardt brothers to ensure that the
Tentative Map does not bar the site's access.
Page 5, Item 1
Meeting Date: 8/11/99
The Alternative Out-Parcel Lotting and Grading Tentative Map will become effective only upon the
applicant providing proof of ownership of the out-parcels and satisfying conditions of approval.
Both the Tentative Map and the "Alternative Map" in the application were planned and designed in
similar fashion, but some differences are evident, including the addition of residential and open
space lots, and some minor differences in the circulation patterns in two of the neighborhoods. Staff
will address these differences at the Planning Commission Meeting. The City Attorney's office has
reviewed the Tentative Map and "Alternative Map" Conditions of Approval and believe that they
meet the requirements of the Subdivision Map Act and have approved them as to form.
Both "maps" in the application are designed to comply with the General Plan and Otay Ranch
GDP policies for landform grading. The Otay Ranch GDP requires the project area to be a
"transition area" and be compatible with the adjacent Sunbow development and the open space
preserve slopes that contain habitat. As a result, although the development area in Village One
West has been expanded, the slopes along Olympic Parkway and Telegraph Canyon Road are
designed to respect the natural slope conditions along these scenic corridors. The slope edges have
been pulled back from Telegraph Canyon Road and Olympic Parkway to create undulation along
the north and south slope of Village One West to comply with the General Plan landform grading
policies. This design will create habitat preservation in the canyons, and provides slope gradients
of less than 2: 1 along the perimeter slopes, which will result in a superior design than in Village
One. This effect maintains greater distances between ridge development and street corridors.
East Palomar Street provides access to Village One West and will connect the Sunbow
development and the rest of Otay Ranch SPA One. Telegraph Canyon Road, Paseo Ranchero and
Olympic Parkway surround the project. The secondary entries to the project are Santa Olivia and
Santa Maria on the north side of East Palomar, and West Santa Carina and East Santa Carina to
the south of East Palomar Street. As previously discussed, the applicant proposes to utilize
attended Entry Cottages (guard houses) at these four entrances to the project, and by City policy,
streets within the residential neighborhoods will be private, except for the street adjacent to the
neighborhood park site and elementary school. The applicant believes guarded entrances are
necessary from a marketing perspective to offer a different residential setting to the marketplace.
The school and park site would be accessed off East Santa Carina, which is a public street up to
the Entry Cottage. The City's Executive Committee recently approved a policy decision to allow
the applicant to utilize Entry Cottages for Village One West. The Executive Committee agreed
with the applicant's position on guarded entrances as long as the entrances have no negative effect
on public services and are attractively designed. The conditions of approval address guarded
entrances requiring public access during daylight hours as required by the City Council for Village
One and Five. Each of the four entries will be designed as "Secondary Village Entry Streets" as
described in the SPA One Plan, utilizing wider 8-foot parkways for street trees and a 6-foot
sidewalk on one side. This design encourages pedestrian-friendly movement and an inviting
streetscape.
Page 6, Item 1
Meeting Date: 8/11/99
The northern and southern portion of the project proposes two all-weather gated emergency access
roads to the site from Telegraph Canyon Road on the north and from Olympic Parkway on the
south to accommodate emergency vehicles. Pedestrian trails are proposed at the northeast portion
of the project and the southeast portion to connect into the Regional Trail at two locations: the
intersection of Telegraph Canyon and Paseo Ranchero and at the intersection of Paseo Ranchero
and Olympic Parkway.
To the north of East Palomar Street, Village One West also features a corridor to be reserved for
the future use of the MTDB San Diego LRT Trolley System. The trolley extension will enter at
the northwest corner of Village One West and travel southeast through an open space corridor
toward the intersection of East Palomar and Paseo Ranchero. The trolley will include an at-grade
crossing located near the attended entry cottage on Santa Maria. In the event that the "Alternative
Map" becomes effective, the trolley would have a second at-grade crossing in the northeastern
portion of the project on Santa Olivia. The trolley profile proposes to rise onto an elevated
structure as it crosses over onto the East Palomar Street median traveling east into the remainder
of SPA One.
The following discussion addresses the individual neighborhoods in both the Tentative Map and
the "Alternative Map":
Tentative Map
Since the applicant has not secured control of the Out-parcels, staff required the Tentative Map
be designed without them. The Tentative Map proposes 11 neighborhoods designed for varying
densities of single-family residential land use. Neighborhoods R-49A, R-50, R-5IA, R-52A, and
R-53 are proposed north of East Palomar Street. Neighborhoods R-55, R-56, R-57, R-58, R-59
and R-60 are proposed for south of East Palomar Street. The neighborhoods north of East
Palomar Street are designed around the Out-parcel land areas under separate ownership. The
Tentative Map proposes the following densities in each residential neighborhood:
Page 7, Item 1
Meeting Date: 8/11199
TENTATIVE MAP
Land Use
Total Area DUs Ave. Lot Size
Densitv
Neiehborhood
NORTH OF EAST PALOMAR STREET
R-49A SF 14.8 ac. 87 5,460 5.8 DUs/ac
R-50 SF 20.2 ac. 83 8,660 4.1 DUs/ac
R-5lA SF 16.6 ac. 62 9,043 3.7 DUs/ac
R-52A SF 15.4ac. 55 9,686 3.6 DUs/ac
R-53 SF 9.1 ac. 36 8,228 4.0 DUs/ac
Subtotal 76.1 323
SOUTH OF EAST PALOMAR STREET
R-55 SF 19.1 ac.
R-56 SF 13.4 ac.
R-57 SF 4.0 ac.
R-58 SF 21.9 ac.
R-59 SF 12.9 ac.
R-60 SF 12.2 ac.
Subtotal 83.5
TOTAL 159.6 ac.
84
68
20
71
55
63
361
684
7,381
6,260
6,374
8,926
7,839
6,453
4.4 DUs/ac
5.1 DUs/ac
5.0 DUs/ac
3.2 DUs/ac
4.3 DUs/ac
5.2 DUs/ac
In addition to the proposed residential neighborhoods, a 1O.2-acre school site (S-3), proposed to be
located at the southwest intersection of East Palomar Street and Paseo Ranchero, is designed to
accommodate an elementary school with access from East Santa Carina. The Chula Vista
Elementary School District is satisfied with the access proposed for the school site. A 6-acre net
public neighborhood park (park P-13) is proposed to be located south of East Palomar Street across
East Santa Carina. Both ofthese sites on Santa Carina will have public access.
"Alternative Map"
The "Alternative Map" proposes 14 neighborhoods designed for varying densities of single-family
residential land use. Neighborhoods R-49A, R-49B, R-50, R-51A, R-5IB, R-52A, R-52B and R-
53 are proposed north of East Palomar Street. Neighborhoods R-55, R-56, R-57, R-58, R-59 and
R-60 are proposed south of East Palomar Street. The neighborhoods north of East Palomar Street
are designed to incorporate the applicant's eventual purchase of the two out-parcels located north
of East Palomar Street. The" Alternative Map" proposes the following densities in each
residential neighborhood:
Page 8, Item 1
Meeting Date: 8/11/99
ALTERNATIVE MAP
Neiehborhood
Land Use
Total Area DUs Ave. Lot Size
Densitv
NORTH OF EAST PALOMAR STREET
R-49A SF 15.1 ac. 88 5,300 5.8 DUs/ac
R-49B SF 4.0 ac. 27 5,240 6.8 DUs/ac
R-50 SF 21.5 ac. 86 8,551 4.0 DUs/ac
R-5IA SF 16.9 ac. 66 9,043 3.9 DUs/ac
R-51B SF 8.1 ac. 29 8,957 3.6 DUs/ac
R-52A SF 17.8 ac. 69 9,372 3.9 DUs/ac
R-52B SF 1.7 ac. 8 8,944 4.7 DUs/ac
R-53 SF 9.1 ac. 36 8,228 4.0 DUs/ac
Subtotal 94.2 409
SOUTH OF EAST PALOMAR STREET
R-55 SF 12.4 ac
R-56 SF 13.4 ac
R-57 SF 4.3 ac.
R-58 SF 28.4 ac.
R-59 SF 12.9 ac.
R-60 SF 12.2 ac.
Subtotal 83.6
TOTAL 177.8 ac.
57
68
22
102
55
63
367
776
6,032
6,260
6,251
8,903
7,839
6,453
4.6 DUs/ac
5.1 DUs/ac
5.1 DUs/ac
3.6 DUs/ac
4.3 DUs/ac
5.2 DUs/ac
The "Alternative Map" also proposes the 1O.2-acre school site (S-3), and the 6-acre net public
neighborhood park (Park P-13) to be at the same location as depicted on the proposed Tentative
Map.
Analysis:
The proposed Tentative Map and "Alternative Map" for Village One West implements the approved
SPA One amendment that expanded the development area in Village One West due to the habitat
exchange from the project area to Village 13 and Village 15. Staff concerns have been concentrated
on respecting the Otay Ranch GDP policies for Village One West including:
. Designing Village One West to be compatible with the adjacent Sunbow
development and acting as a transition between Sunbow and the remainder of Otay
Ranch SPA One.
Page 9, Item 1
Meeting Date: 8/11/99
The Otay Ranch GDP allowed Village One West to differ from the rest of Village
One in design by not providing a village core with a transit station. Lot sizes in
Village Oue West average between 5,000 - 9,700 square feet, which are similar to
Sunbow and larger than those in Village One.
. Utilizing the landform grading policies of the City's General Plan and the Otay
Ranch GDP, as well as respecting the densities approved in the GDP and SPA One
amendments.
The General Plan designates both Telegraph Canyon Road and Olympic Parkway as
"Scenic Corridors" requiring the implementation of the General Plan landform
grading policies. These policies allow development on the ridgelines while requiring
conservation of canyons, rounding of graded contours and slopes with a ratio ofless
than 2: I. Slopes along Telegraph Canyon Road and Olympic Parkway comply with
these policies. Along Telegraph Canyon Road, the proposed slopes have been pulled
back from this major road; laid back at 3:1 and the contours rounded. Along
Olympic Parkway, a large section that contains Maritime succulent scrub has been
left in natural condition, the landform of several canyons conserved and cul-de-sacs
proposed on the ridges. Staffbelieves the design is superior to Village One grading
and complies with the General Plan landform grading policies.
. Complying with the Otay Ranch SPA One requirement to provide a 5. I-acre net
useable neighborhood park site (P-13).
The SPA One Plan was approved locating the park P-13 site on the Out-parcel
property owned by the Gerhardt brothers. The application does not include
subdividing this property, therefore, a 5.I-acre park site is required on property
owned by the applicant. Both maps in the application include locating a 6-acre net
useable neighborhood park adjacent to the elementary school site. The park site and
the school site will have public access off of East Santa Carina. By providing a 6-
acre park site within the subdivision, staff considers the Tentative Map and the
"Alternative Map" consistent with the SPA One Plan. The applicant has indicated
their intention of acquiring the Gerhardt brothers' property and processing a revised
Tentative Map providing the park site and a subdivision for Neighborhood R-54B.
The Planning Commission will be presented with such application when it has been
submitted.
. Recognizing the City of San Diego Waterline.
A City of San Diego water transmission system crosses the Otay Ranch connecting
the water filtration plant at the Lower Otay Reservoir and their tank in Village Eight
to their the rest of their system to the north. The "Otay 2nd Pipeline" is located in the
Page 10, Item 1
Meeting Date: 8/11/99
project area and runs from the corner of Paseo Ranchero and Olympic Parkway
northwest through Village One West to Telegraph Canyon Road. The applicant
proposes to acquire the pipeline right-of-way, relocate the waterline in Paseo
Ranchero and Telegraph Canyon and subdivide the right-of-way as part of the
project. The City of San Diego owns fee title to the right-of-way, which is unusual
for a pipeline. Normally, pipelines are in easements. Both the applicant and staff
have been in contact with the City of San Diego Water Utilities Department who is
aware of the proposed tentative map on their right-of-way. The applicant and the
City of San Diego are in right-of-way acquisition negotiations. Upon successful
completion of the conditions of approval concerning the waterline by the applicant,
the City will approve Final Maps on the waterline right-of-way. Since the City of
San Diego is aware of, and has not objected to, the tentative map application, the
Chula Vista City Engineer, as authorized by the Chula Vista Subdivision Manual, has
waived the tentative map signature requirement by the City of San Diego.
ISSUES:
Park P-13 Site Threshold
Issue: Threshold for Park P-13 construction.
The amended SPA One Plan approved a 5.l-acre neighborhood park site for ParkP-13 to be located
at the western edge of Village One West adjacent to the future Sunbow elementary school site on
a portion ofthe out-parcel owned by Charles and Allen Gerhardt (APN #641-060-02 and APN #641-
060-03). At this time, the applicant has not acquired the Gerhardt out-parcel and, therefore, the site
is not included in this application for subdivision. The applicant, though, is obligated to provide a
park site as required by the Parkland Dedication Ordinance (PDO). The preferred secondary location
for the park site is adjacent to the future elementary school site at the east end of the project. On
both the Tentative Map and the "Alternative Map", the applicant has proposed a 6-acre net useable
neighborhood park site which would satisfy the requirements of the PDO and the concerns from staff
on a park location. If the applicant is successful in acquiring the Gerhardt Out-parcel in the future,
the SPA One Plan indicates that the preferred location for the park site would be located on a portion
of the Gerhardt brothers Out-parcel adjacent to the Sunbow school site.
In order to assure that Park P-13 is constructed and available to local residents for use, as required
by the Parkland Dedication Ordinance (PDO), park construction needs to commence early enough
to serve the residents of Village One West.
The first assurance that the park will be constructed is the dedication of land. Condition #83 of
Council Resolution, Exhibit "B" requires the applicant to grant an irrevocable offer of dedication
of P-13 at the first "A" Map. The next step in assuring the park is ready in time is to identify when
construction should start. Condition #83 also requires commencement of construction by the
issuance ofthe building permit for the 300th dwelling unit in the Project.
Page 11, Item 1
Meeting Date: 8/11/99
Staff anticipates it will take approximately six months to design the P-13 Park specific master plan,
design development and construction drawings. It will take another six to nine months to construct
the park. Given the combination of estimated months to process and construct the P-13 Park, and
the conservative estimate of dwelling units potentially coming on line per month in Village One
West, starting park construction by the 300th dwelling unit is considered reasonable with completion
of the park within nine months of construction commencement. This schedule will allow for the
phased planning and construction of the park in a reasonable time frame. This schedule is similar
to the Village One and Five parks.
The applicant has requested a threshold at the 400th dwelling unit. There are 323 units north of East
Palomar Street on the Tentative Map and 409 on the Alternative Map. Delaying the start of park
construction beyond the 300th dwelling unit could result in the build-out of Village One West - north
East Palomar Street, without the park under the Tentative Map. Under the Alternative Map all but
9 units could be built without the start of park construction. Requiring commencement by the 300th
dwelling unit means the park will be available to the residents to serve their needs. Staff believes
requiring the park to be built sooner than later will be a benefit to the new residents of Village One
West.
Recommendation: Require dedication of Park P-13 on the "A" Map and construction ofthe park
commencing by the issuance of the building permit for the 300th dwelling unit, and completion of
the park within nine months of commencement of construction.
Neil:hborhood R-55 and R-58
Issue: Street and subdivision design in Neighborhoods R-55 and R-58 in Tentative Map versus
"Alternative Map" design.
Staff believes the subdivision lotting configuration for Neighborhoods R-55 and R-58 as depicted
on the Tentative Map, provides a superior subdivision design than the "Alternative Map" (see
Attachment #3). The "Alternative Map" has two long cul-de-sacs that require subdivision waivers
by City Council for approval of their length (see Attachment #4). The applicant believes lots on
these "Alternative Map" streets will have better views than lots on the tentative map. The Tentative
Map proposes a grid street pattern with three short cul-de-sacs that provide better access and
circulation to these neighborhoods. The three cul-de-sacs comply with the City standards and do not
need waivers for approval. The "Alternative Map" also proposes subdivision of a portion of
Sunbow's property included within their subdivision. The applicant has a land swap agreement with
Sunbow to exchange slope rights for subdividing this area. On the "Alternative Map" the site
identified as "Sunbow Proposed Lot-line Adjustment" adjacent to Neighborhood R-55 proposes 0.7
acres of development on Sunbow property. In exchange, the applicant has proposed 0.4 acres of
slope to be constructed for Sunbow's development.
Page 12, Item 1
Meeting Date: 8/11/99
Recommendation: Staffrecommends approval of the Tentative Map grid street with the Sunbow
area identified as "Sunbow Proposed Lot-line Adjustment" and no waivers for cul-de-sac length in
these neighborhoods.
Neiehborhood R-50 and R-52A
Issue: Future light rail noise impacts to single-family homes.
The acoustical analysis for the light rail line indicates that four homes in these two neighborhoods
will need mechanical ventilation in order to meet the SPA noise standards when the trolley is
constructed (see Attachment #5). Ultimately, when trolley service is established, these four homes
will not be able to have open windows and meet the noise standards. While notices and waivers by
the buyers ofthese homes could be required, staff believes these lots should not be approved and
avoid future noise impacts altogether.
Recommendation: Staff recommends that Lots #36 and #43 in Neighborhood R-50, Lot #8 in
Neighborhood 51A and Lot #45 in Neighborhood 52A be deleted from the "Alternative Map" and
the lot area be included in Open Space Lots #29 and #30 (see Attachment #5).
CONCLUSION:
Staff believes that both the Tentative Map and the "Alternative Map", with the conditions of
approval, are consistent with the approved Otay Ranch SPA One Plan and the Otay Ranch GDP
policies and recommends approval of the Tentative Map and the "Alternative Map" subject to the
Conditions of Approval (see Council Resolution, Exhibit 'B')
Attachments
1. Locator Map
2. Tentative Subdivision Map (C.V.T. 98-06)
3. Neighborhoods R-55 and R-58 (Tentative Map)
4. Neighborhoods R-55 and R-58 ("Alternative Map")
5. "Alternative Map" lotting @ MTDB Trolley corridor (Neighborhoods R-50 and R-52A)
6. Disclosure Statement
C:\PLANNING\OT A YRNCH\TENT _MAP\Vl W _ STFRPT.doc
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SUNBOW
OTAYRANCH
VILLAGE TWO WEST
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C HULA
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VISTA PLANNING AND BUILDING DEPARTMENT
PROJECT DTAY RANCH LLC
APPUCAN1":
PROJECT DESCRIPTION:
TENTATIVE SUBDIVISION MAP
PROJECT Otay Ranch
ADDRESS: Village One West
sCALE: I ALE NUMBER:
NORTH No Scale PC5-98-06
h:\homelplanning\c:arlosllocatorslpcs9806.cdr 12/10/98
Request Proposal for 884 single family lots, 102 maintenance
lots, 11 open space lots, and 1 school lot.
Attachment #1
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Itative Map
Neighborhoods R-I
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ttachment #5
APPENDIX B _
LIE c::In' OF CH'J1.A VISTA D!SC..OSURE ~A~~"T
Attachment #6
~O~ an: r:::UL"": 10 file a S:al=m:nt of Dis=Iosure of c::naiD OWD=ip or finan=l iIlI=:!.. paym:n~ o~ =paip:
:;:,r.lribulioI:S. Ot aU man:.~ ~ vtill reqU1T''e' ~tiDnar~! a::tiOt: ot: tb~ pa~ or tn~ CITY Counci:. ~1annlnt Corn.m..issioL. an:::
aJ; othe--: off1::iaJ bodit:S.. Tbr: (ol.1owin~ inlonnatlol) must be: chsdcsc:C:
1. Ust Ihc mmcs of all pc:som !laving a t;".,,"";"1 inleresl in tile propcny who is \be wb.i= of \be 3ppli::auon or \b.
c::mtr:Ia, e..g., DWDe:, applicant, amuaam, 5DbcoDIraaoI, malerial 5Dpp1ic:r.
Otay Project L.P.
Otay Ilanch Development. LLC
South Bay Project. LLC
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If any J>=Dn" identifid! pWS1l3J1t 10 (1) above is a aJrpota.Iion Dr pamt=hip, list th: II3JIICS of ail iDdividaals owning
more tiIan 10% of III::: sban::s in \be CX>1f'c....tion or owuiDg any panucship int=I in III::: pann=hip.
James P. Baldwi.n
David C. GreeD
Alfred E_ Baldvll1
Harold Beral
Deam>e Baldwi.n
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If any person" id:ntifi=:! PUI>U3Dt 10 (1) above is Don-profit orpnization or a L'"115!, list til< Dames of any person
s:rvm~ as dit-..o:or of the non-profit orpni:3tion or as Irusle:: or bcn:fi::iary or trUStD~ of \be trust.
N/A
4.
HaY: you bad more tiIan S"'..50 wonb of busiDess tr,n'<2Mf"rl with any member of the Oty S12fI, Boards, Commissions,
Commiu=. and C01m::iI within the past rwclve months? Ycs_ No~ If yes., please mdicaIC person(s):
5.
PI= identify cad: and every person. inc:luding any agents, employ=. CDlISultaDts, or il'''?'td:m aJntra=rs who
you baY: assigned 10 rcpr=nt you before tbe 01)' in this maner.
Kent Aden
KiJD John lilkennv
Ranie Hunter
Robert Cameron
James P. Baldwin
Alfred E. Baldvll1
Chuck Cater
6. Hav: you and/or yoW" offic:rs or agents, in tbe aggregate, aJDtnDuted mot: than SI.ooo 10 a Councilmernber in the
c:urn:nt or prc=iing e1=ion pcnod? Ycs_ No..!.. U yes., state which Q)uncilmcmber(s):
. - - (NOTE:
AtIxIt additioaal pap- as ....... ri) - . . ')
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Signature of CDDtraCtortapjilicant
Otay Project L.P., Ranie Hunter
Print or type name of CDDttaCtoriappli::ant
D,n::
June 14, 1999
. ~i:ti..fzni:tJtz:= "Any~li:nr_CD-_~.joinlw:n:ur::..~sociDldat;~_~ .........--t.c~yCt~l.oc:mllC,JrUS:.rc::::dM::".~
uw DIu!. any Dli::: ~~ ci:y tzn.C c:JUnII')~ city ~', tiisJ:rir:, or odu:r pqlizicGl ~ "GnY ~ ~ or ~ ocDng ta I1lo111i:.~
RESOLUTION NO. PCS-98-06
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CHULA VISTA RECOMMENDING THAT
THE CITY COUNCIL APPROVE A TENTATIVE
SUBDIVISION MAP FOR VILLAGE ONE WEST OF THE
OTAY RANCH, SECTIONAL PLANNING AREA ONE PLAN,
CHULA VISTA TRACT 98-06,
WHEREAS, the property which is the subject matter of this resolution is identified as
Exhibit "A" attached to City Council Resolution No. and described on Chula Vista Tract
98-06, and is commonly known as Village One West ("Property"); and
WHEREAS, The Otay Ranch Company ("Applicant") filed a duly verified application for
the subdivision of the Property in the form of the tentative subdivision map known as "Tentative
Map, Chula Vista Tract 98-06, ("Project"), with the Planning Department of the City ofChula Vista
on June 24,1999; and
WHEREAS, the application requested the approval for the subdivision of approximately
275 acres located west of Pas eo Ranchero, north of the proposed extension of Olympic Parkway,
south of Telegraph Canyon Road, and east of the Sunbow Planned Community into 684 residential,
90 common, one neighborhood park, one elementary school, and II open space lots for a total of
774 lots; and
WHEREAS, the Project includes an Alternative Out Parcel Lotting and Grading Tentative
Map ("Alternative Map") that subdivides approximately 294.3 acres located west of Pas eo Ranchero,
north of the proposed extension of Olympic Parkway, south of Telegraph Canyon Road, and east of
the Sunbow Planned Community into seven-hundred ninety-nine (799) residential, one-hundred-two
(102) common, one (I) park, one (I) school, and eleven (II) open space lots for a total of901lots,
including in addition to the Tentative Map, APN #641-030-09, APN #641-030-01, APN #641-030-
03, and the site identified as "Sunbow Proposed Lot-line Adjustment" ("Out-Parcels"). The
Alternative Out Parcel Lotting and Grading Tentative Map will become effective only upon the
applicant meeting all of the conditions hereby attached as Council Resolution, Exhibit "B" including
Condition of Approval #153; and
WHEREAS, the development of the Property has been the subject matter of the Otay Ranch
General Development Plan ("GDP") previously approved by the City Council on October 28, 1993
by Resolution No. 17298, and as amended on November 10, 1998 by Resolution No. 19253 ("GDP
Resolution") wherein the City Council, in the environmental evaluation of said GDP, relied in part
on the Otay Ranch General Development Plan, Environmental Impact Report No. 90-01, SCH
#9010154 ("Program EIR 90-01 ,,); and
WHEREAS, the development of the Property has been the subject matter of a Sectional
Planning Area One Plan ("SPA One Plan") previously approved by the City Council on June 4, 1996
by Resolution No. 18286, and as amended on February 16, 1999 by Resolution No. 19375, wherein
the City Council, in the environmental evaluation of said SPA One Plan, relied in part on the original
Otay Ranch SPA One Plan Final Environmental Impact Report No. 95-01, SCH #94101046 ("EIR
95-01 "), and the amended Otay Ranch SPA One Plan Final Environmental Impact Report No. 97-03,
SCH #97091079 ("EIR 97-03"); and
WHEREAS, the Applicant filed an amendment to the SPA One Plan, PCM 97-11, and said
amendment was adopted by the City Council on February 16,1999 by Resolution No. 19375; and
WHEREAS, this Project is a subsequent activity in the program of development
environmentally evaluated under Program EIR 90-01, FEIR 95-01, FEIR 97-03, and addendum
thereto, that is virtually identical in all relevant respects, including lot size, lot numbers, lot
configurations, transportation corridors, etc., to the project descriptions in said former environmental
evaluations; and
WHEREAS, the City's Environmental Review Coordinator has reviewed the Project and
determined that it is in substantial conformance with the Otay Ranch SPA One Plan and the related
environmental documents and that the Project would not result in any new environmental effects that
were not previously identified, nor would the proposed Project result in a substantial increase in
severity in any environmental effects previously identified; and
WHEREAS, the Planning Commission set the time and place for a hearing on said Tentative
Subdivision Map PCS-98-06 and notice of said hearing, together with its purpose, was given by its
publication in a newspaper of general circulation in the city and its mailing to property owners
within 500 feet of the exterior boundaries of the Project site at least ten days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m.
August II, 1999, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission
and said hearing was thereafter closed.
NOW, THEREFORE, BE IT RESOLVED THAT, from the facts presented to the
Planning Commission, the Commission has determined that the approval of Tentative Subdivision
Map PCS-98-06 is consistent with the City ofChula Vista General Plan, the Otay Ranch General
Development Plan, Otay Ranch SPA One Plan, and all other applicable Plans, and that the public
necessity, convenience, general welfare and good planning practice support the approval.
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends
that the City Council adopt a resolution approving Tentative Subdivision Map PCS-98-06 in
accordance with the findings contained in the attached City Council Resolution No.
And that a copy of this resolution be transmitted to the owners of the property and the City
Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA
VISTA, CALIFORNIA, this 11th day of August, 1999 by the following vote, to-wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
John Willett, Chair
ATTEST:
Diana Vargas, Secretary
C:IPLANNINGlOT A YRNCHlTENT _ MAPIY! WTM]C _ RESO.doc
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CHULA VISTA APPROVING A TENTATIVE
SUBDIVISION MAP FOR VILLAGE ONE WEST OF THE
OTAY RANCH, SECTIONAL PLANNING AREA ONE
PLAN, CHULA VISTA TRACT 98-06, AND MAKING THE
NECESSARY FINDINGS
I. RECITALS
1. Project Site
WHEREAS, the property which is the subject matter of this resolutiou is
identified as Exhibit "A" attached hereto and described on Chula Vista Tract 98-
06 and is commonly known as Village One West ("Property"); and
2. Project; Application for Discretionary Approval
WHEREAS, The Otay Ranch Company ("Applicant") filed a duly verified
application for the subdivision ofthe Property in the form of the tentative
subdivision map known as "Tentative Map, Chula Vista Tract 98-06, Otay Ranch,
Village One West" ("Project"), with the Planning Department of the City ofChula
Vista on June 24,1999; and
WHEREAS, the Project requested the approval for the subdivision of
approximately 275 acres located west of Pas eo Ranchero, north of the proposed
extension of Olympic Parkway, south of Telegraph Canyon Road, and east of the
Sunbow Planned Community into 684 residential, 90 common, one neighborhood
park, one elementary school, and 11 open space lots for a total of 774 lots; and
WHEREAS, the Project includes an Alternative Out Parcel Lotting and Grading
Tentative Map ("Alternative Map") that subdivides approximately 294.3 acres
located west of Paseo Ranchero, north of the proposed extension of Olympic
Parkway, south of Telegraph Canyon Road, and east of the Sunbow Planned
Community into 799 residential, 102 common, one neighborhood park, one
elementary school, and II open space lots for a total of90llots, including in
addition to the Tentative Map, APN #641-030-09, APN #641-030-01, APN #641-
030-03, and the site identified as "Sunbow Proposed Lot-line Adjustment" ("Out-
Parcels"). The Alternative Out Parcel Lotting and Grading Tentative Map will
become effective only upon the applicant meeting all of the conditions hereby
attached as Exhibit "B" including Condition of Approval #153; and
3. Prior Discretionary Approvals
WHEREAS, the development ofthe Property has been the subject matter of the
Otay Ranch General Development Plan ("GDP") previously approved by the City
Council on October 28, 1993 by Resolution No. 17298, and as amended on
November 10, 1998 by Resolution No. 19253 ("GDP Resolution") wherein the
City Council, in the environmental evaluation of said GDP, relied in part on the
Otay Ranch General Development Plan, Environmental Impact Report No. 90-01,
SCH #9010154 ("Program EIR 90-01"); and
WHEREAS, the development of the Property has been the subject matter ofOtay
Ranch Sectional Planning Area One Plan ("SPA One Plan") previously approved
by the City Council on June 4,1996 by Resolution No. 18286 ("SPA One Plan
Resolution") wherein the City Council, in the environmental evaluation of said
SPA One Plan, relied in part on the original Otay Ranch SPA One Plan Final
Environmental Impact Report No. 95-01, SCH #94101046 ("FEIR 95-01"), and
the subsequent Otay Ranch SPA One Plan Final Environmental Impact Report
No. 97-03, SCH #97091079 ("FEIR 97-03"); and
WHEREAS, the Applicant filed an amendment to the SPA One Plan, PCM 97-
11, and said amendment was adopted by the City Council on February 16, 1999
by Resolution No. 19375; and
WHEREAS, this Project is a subsequent activity in the program of development
environmentally evaluated under Program EIR 90-01, FEIR 95-01, subsequent
FEIR 97-03, that is virtually identical in all relevant respects, including lot size,
lot numbers, lot configurations, transportation corridors, etc., to the project
descriptions in said former environmental evaluations; and
WHEREAS, the City Environmental Review Coordinator has reviewed the
Project and determined that it is in substantial conformance with the Otay Ranch
SPA One Plan and the related environmental documents and that the Project
would not result in any new environmental effects that were not previously
identified, nor would the proposed Project result in a substantial increase in
severity in any environmental effects previously identified; and
WHEREAS, the Planning Commission held an advertised public hearing on the
Project on August 11, 1999 at which time the Planning Commission voted to
recommend that the City Council approve the Project in accordance with staff's
recommendation and the findings and conditions listed below; and
WHEREAS, the City Council set the time and place for a hearing on the Project
and notice of said hearing, together with its purpose, was given by its publication
in a newspaper of general circulation in the City at least ten days prior to the
hearing; and
WHEREAS, a hearing was held at the time and place as advertised on August 17,
1999 in the Council Chambers, 276 Fourth Avenue, before the City Council and
said hearing was thereafter closed.
NOW, THEREFORE, THE CITY COUNCIL finds, determines, and resolves 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 August 11, 1999, and the minutes and resolution
resulting therefrom, are hereby incorporated into the record of this proceeding.
III. CERTIFICATION OF COMPLIANCE WITH CEQA
The City Council hereby finds that the Project, as described and analyzed in the Program
EIR 90-0 I, Second-Tier FEIR 95-0 I, subsequent Second-Tier FEIR 97-03, would have
no new effects that were not examined in the preceding Program EIR 90-01, Second-Tier
FEIR 95-01, and subsequent Second-Tier FEIR 97-03 [Guideline 15168 (c)(2)]; and
IV. CEQA FINDING REGARDING PROJECT WITHIN SCOPE OF PRIOR
PROGRAM EIR
The City Council hereby finds that: (I) there were no changes in the Project from the
Program EIR and the FEIR's which would require revisions of said reports; (2) no
substantial changes have occurred with respect to the circumstances under which the
Project is undertaken since the previous reports; (3) and no new information of
substantial importance to the Project has become available since the issuance and
approval of the prior reports; and that, therefore, no new effects could occur or no new
mitigation measures will be required in addition to those already in existence and made a
condition for Project implementation. Therefore, the City Council approves the Project as
an activity that is within the scope of the project covered by the Program EIR and
FEIR's, and an Addendum has been prepared [Guideline 15168 (c)(2) and 15162 (a)].
V. INCORPORATION OF ALL REASONABLE MITIGATION MEASURES AND
ALTERNATIVES
The City Council does hereby readopt and incorporate herein as conditions for this
approval all applicable mitigation measures and alternatives, as set forth in the findings
adopted in the Otay Ranch GDP approval (90-01) and SPA One Plan approval (95-01),
and subsequent SPA One Plan approval (97-03).
VI. NOTICE WITH LATER ACTIVITIES
The City Council does hereby give notice, to the extent required by law, that this Project
was fully described and analyzed and is within the scope of the GDP EIR (90-01), the
original SPA One Plan EIR (95-01) and the Final EIR, and the subsequent SPA One Plan
EIR (97-03) with first addendum adequately describes and analyzes this project for the
purposes ofCEQA [Guideline 15168 (e)]. Notice on the SPA EIR was given on October
28, 1998.
VII. TENTATIVE SUBDIVISION MAP FINDINGS
Pursuant to Government Code Section 66473.5 of the Subdivision Map Act, the City
Council finds that Tentative Subdivision Map as conditioned herein for The Otay Ranch
Company, Chula Vista Tract 98-06, is in conformance with all the various elements of
the City's General Plan, the Otay Ranch General Development Plan and Sectional
Planning Area One Plan as amended, based on the following:
1. Land Use
The Project is in a planned community that provides single-family
residential uses, parkland uses, school uses, and open space. The Project
is also consistent with General Plan, Otay Ranch GDP, and Otay Ranch
SPA One Plan policies related to grading and landforms.
2. Circulation
All of the on-site and off-site public and private improvements required to
serve the subdivision are part ofthe project description or are conditioned
consistent with the Otay Ranch General Development Plan, and the Otay
Ranch SPA One Plan. The Applicant shall construct those facilities in
accordance with City and Otay Ranch SPA One Plan standards.
3. Housing
An affordable housing agreement between the City and The Otay Ranch
Company (Master Developer) has been executed and is applicable to
subject Project providing for low and moderate income households.
4. Parks. Recreation and Open Space
Parks, recreation and open space will be conditioned under "A" Map
conditions to dedicate a 5.1 net acre minimum park site. Construction of
Park and open space and programmable recreation facilities are the
responsibility of the Applicant.
5. Conservation
The Program EIR and FEIR's addressed the goals and policies ofthe
Conservation Element of the General Plan and found development of this
site to be consistent with these goals and policies. The Otay Ranch Phase
Two Resource Management Plan requires conveyance of 1.18 acres of
land to the Otay Ranch Preserve for every one acre of developed land
prior to approval of any Final Map.
6. Seismic Safety
The proposed subdivision is in conformance with the goals and policies of
the Seismic Element ofthe General Plan for this site. No seismic faults
have been identified in the vicinity ofthe Project according to the Otay
Ranch SPA One Geotechnical Reconnaissance Report.
7. Public Safetv
All public and private facilities are expected to be reachable within the
threshold response times for fire and police services.
8. Public Facilities
The Applicant will provide all on-site and off-site streets, sewers and
water facilities necessary to serve this Project. The developer will also
contribute to the Otay Water District's improvement requirements to
provide terminal water storage for this Project as well as other major
projects in the eastern territories.
9. Noise
The Project may include noise attenuation walls under review in an
acoustic study currently being prepared for the Project. In addition, all
units are required to meet the standards of the Uniform Building Code
with regard to acceptable interior noise levels.
10. Scenic Highwav
The roadway design provides wide landscaped buffers along Telegraph
Canyon Road and Olympic Parkway (formerly Orange Avenue) the only
General Plan, GDP/SRP scenic highways adjacent to the Project.
II. Bicvcle Routes
The Project is required to provide on-site bicycle routes on East Palomar
Street, Paseo Ranchero, and Olympic Parkway as indicated in the regional
circulation system ofthe General Plan and the Otay Ranch GDP.
12. Public Buildings
Public buildings are not proposed on the Project site as part ofthe
community purpose facility locations. The Project is subject to
appropriate residential fees prior to issuance of building permits.
The conditions herein imposed on the grant of permit or other entitlement herein
contained is approximately proportional both in nature and extent to the impact created
by the proposed development.
VIII. CONSISTENCY WITH THE GENERAL PLAN
The proposed Project is consistent with the General Plan for the following reasons:
A. THE PROPOSED TENTATIVE SUBDIVISION MAP (C.V.T. 98-06) IS
CONSISTENT WITH THE OTAY RANCH GDP/SRP, AND OTAY RANCH
SPA ONE AMENDMENTS, AND IS IN CONFORMITY WITH THE CHULA
VISTA GENERAL PLAN.
The Village One West Tentative Map implements the recently approved Otay
Ranch Sectional Planning Area (SPA) Plan Amendment, and reflects the land
uses, circulation system, open space and recreational uses consistent with the
Otay Ranch General Development Plan and Chula Vista General Plan.
B. THE PROPOSED TENTATNE SUBDNISION MAP (C.V.T. 98-06) WILL
PROMOTE THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE
INVOLVED SECTIONAL PLANNING AREA.
The proposed Tentative Subdivision Map (C.v.T. 98-06) implements the SPA
One Plan amendment and Public Facilities Financing Plan containing provisions
and requirements to ensure the orderly, phased development of the project.
C. THE PROPOSED TENTATIVE SUBDIVISION MAP (C.V.T. 98-06)
IMPLEMENTATION WILL NOT ADVERSELY AFFECT ADJACENT LAND
USE, RESIDENTIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL
QUALITY.
The land uses within Otay Ranch are designed with an open space buffer adjacent
to other existing projects, and future developments off-site and within the Otay
Ranch SPA One. A comprehensive street network serves the Project and provides
for access to off-site adjacent properties. The proposed plan closely follows all
existing environmental protection guidelines and will avoid unacceptable off-site
impacts through the provision of mitigation measures specified in the Otay Ranch
Environmental Impact Report(s).
IX. CONDITIONS OF APPROVAL
The City Council hereby approves the Project subject to the conditions set forth in
Exhibit "Boo, attached hereto.
X. APPROVAL OF TENTATIVE SUBDIVISION MAP
The City Council does hereby approve the Project subject to the conditions set forth in
Section VII and Section IX listed above and based upon the findings and determinations
on the record for this Project.
XI. NOTICE OF DETERMINATION
That the Environmental Review Coordinator ofthe City of Chula Vista is directed after
City Council approval ofthis Project to ensure that a Notice of Determination is filed
with the County Clerk of the County of San Diego. This document along with any
documents submitted to the decision-makers shall comprise the record of proceedings for
any CEQA claims.
XII. CONSEQUENCE OF FAILURE OF CONDITIONS
If any of the foregoing conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to
revoke or modifY all approvals herein granted, deny, revoke or further condition issuance
of all future building permits issued under the authority of approvals herein granted,
institute and prosecute litigation to compel their compliance with said conditions or seek
damages for their violation.
XIII. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption ofthis Resolution 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.
Presented by:
Approved as to form by:
Robert A. Leiter
Director of Planning and Building
John Kaheny
City Attorney
.
SUN"'BOW
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C HULA
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OTA y RA.~CH
VILLAGE TWO "WEST
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VISTA PlANNI NG
AND BUilDING DEPARTMENT
PRDJEc:T DESCRIPTION:
TENTATIVE SUBDIVISION MAP
PRDJEc:T OTAY RANCH LLC
APPUCANT:
PRDJEc:T Qlay Ranch
ADDRESS: Village One West
Request Proposal for 884 single family lots, 1 02 maintenance
lois, 11 open space lots, an ' 1 school lot
NORTH SCAlENo S::ale I FILE NU~~=;'98-03
h:lhomelplanninglcarlosUo::atorslpc:s9806.cdr 12110!98
,
EXHIBIT "A"
Exhibit "B"
Village One West Tentative Subdivision Map
(C.Y.T. 98-06)
CONDITIONS OF APPROVAL
Unless otherwise specified or required by law: (a) the conditions and Code requirements set forth
below shall be completed prior to the related final map as determined by the Director of Planning
and Building and the City Engineer (b) unless otherwise specified, "dedicate" means grant the
appropriate easement, rather than fee title. Where an easement is required the applicant shall be
required to provide subordination of any prior lien and easement holders in order to ensure that the
City has a first priority interest and rights in such land unless otherwise excused by the City. Where
fee title is granted or dedicated to the City, said fee title shall be ftee and clear of all encumbrances,
unless otherwise excused by the City.
Should conflicting wording or standards occur between these conditions of approval, any conflict
shall be resolved by the City Manager or designee.
GENERAL/PRELIMINARY
1. Comply with all requirements and guidelines of the SPA One Parks, Recreation Open Space
and Trails Plan, Public Facilities Finance Plan, Ranch Wide Affordable Housing Plan, SPA
One Affordable Housing Plan, and the Non-Renewable Energy Conservation Plan, as
amended from time to time, unless specifically modified by the appropriate department head,
with the approval of the City Manager. These plans may be subject to minor modifications
by the appropriate department head, with the approval of the City Manager, however, any
material modifications shall be subject to approval by the City Council.
2. All of the terms, covenants and conditions contained herein shall be binding upon and inure
to the benefit of the heirs, successors, assigns and representatives of the Developer as to any
or all of the Property. For purposes ofthis document the term "Developer" shall also mean
"Applicant" .
3. If any of the terms, covenants or conditions contained herein shall fail to occur or if they are,
by their terms, to be implemented and maintained over time, if any of such conditions fail
to be so implemented and maintained according to their terms, the City shall have the right
to revoke or modify all approvals herein granted including issuance of building permits,
deny, or further condition the subsequent approvals that are derived from the approvals
herein granted, institute and prosecute litigation to compel their compliance with said
conditions or seek damages for their violation. The applicant shall be notified 10 days in
advance prior to any of the above actions being taken by the City and shall be given the
opportunity to remedy any deficiencies identified by the City.
4. Applicant shall indemnify, protect, defend and hold the City harmless from and against any
and all claims, liabilities and costs, including attorney's fees, arising from challenges to the
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Environmental Impact Report for the Project and any or all entitlements and approvals issued
by the City in connection with the Project.
5. The applicant shall comply with all applicable SPA One conditions of approval.
6. Any and all agreements that the applicant is required to enter in hereunder, shall be in a form
approved by the City Attorney.
7. The terms, conditions and time limits associated with this tentative map shall be consistent
with the Development Agreement approved by Ordinance No. 2679 by the City Council on
July 16, 1996 ("Development Agreement") and as amended on October 22, 1996.
8. The applicant shall comply with the terms of the Conveyance Agreement, as may be
amended from time to time, adopted by Resolution No. 18416 by the City Council on
October 22,1996 ("Conveyance Agreement").
ENVIRONMENTAL
9. Prior to approval of each final "B" Map, the applicant shall implement all applicable
mitigation measures identified in EIR 95-01, subsequent EIR 97-03, the CEQA Findings of
Fact for this Project (on file in the City Clerk's Office) and the Mitigation Monitoring and
Reporting Program (on file in the City Clerk's Office).
10. Prior to the approval of each final "B" Map, the applicant shall comply with all applicable
requirements of the Phase 2 Resource Management Plan (RMP) as approved by the City
Council on June 4,1996 and as may be amended from time to time by the City.
11. Prior to the approval of each final "B" Map, the applicant shall comply with the Otay Ranch
Resource Preserve Conveyance Plan.
12. The Applicant shall comply with any applicable requirements of the Califomia Department
ofFish and Game, the U.S. Department ofFish and Wildlife and the U.S. Army Corps of
Engineers.
13. All on-site locations of vema I pools and Otay Tarplant shall be depicted on all grading plans
as sensitive areas, and if to be preserved, shall be preserved in perpetuity, and shall be
appropriately fenced and buffered. The locations and preservation of these resources shall
be verified by a qualified biologist to the satisfaction of the Environmental Review
Coordinator. The applicant shall not "take" the Otay Tarplant or disturb the vernal pools
until such time as authorization for such action, if necessary, is obtained from the appropriate
resource agency.
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SPECIAL CONDITIONS OF APPROVAL
14. The following conditions of approval are based upon the project having multiple Final Maps
for the entire subdivision which shall be referenced hereinafter as "Final 'B' Maps". Unless
otherwise specified, all conditions and code requirements listed below shall be fully
completed to the City's reasonable satisfaction prior to approval of the first Final 'B' Map.
15. Prior to approval of the first final "B"map within the tentative map, the developer shall
submit and obtain the approval of the City of a master final map ("A" Map) over the portion
of the tentative map within each area showing "super block" lots corresponding to the units
and phasing or combination of units and phasing thereof. Said "A" map shall also show open
space lot dedications, the backbone street dedications and utility easements required to serve
the "super block" lots created by this "A" Map. All "super block" lots created by this "A"
Map or parcel map shall have access to a dedicated public street. A lot line adjustment, if
utilized in accordance with City standards and procedures, shall not be considered the first
"A" Map. The "A" Map may contain single family residential units.
16. In the event of a filing of a final 'B' map which requires oversizing 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 oversizing of facilities required to serve
such other properties (in accordance with the restrictions of state law and City ordinances).
DESIGN
17. Any proposed monumentationlsignage shall be consistent with the SPA One Village Design
Plan and shall be reviewed and approved by the Director of Planning and Building prior to
approval of the appropriate final map.
18. In addition to the requirements outlined in the City of Chula Vista Landscape Manual,
privately maintained slopes in excess of 25 feet in height shall be landscaped and irrigated
to soften their appearance as follows: one 5-gallon or larger size tree per each 150 square feet
of slope area, one I-gallon or larger size shrub per each 100 square feet of slope area, and
appropriate groundcover. Trees and shrubs shall be planted in staggered clusters to soften
and vary the slope plane. Landscape and irrigation plans for private slopes shall be reviewed
and approved by the Director of Planning and Building prior to approval of the appropriate
final map.
19. A comprehensive wall plan indicating color, materials, height and location shall be reviewed
and approved by the Director of Planning and Building prior to approval of any final "B"
Map. Materials and color used shall be compatible and all walls located in corner side-yards
or rear yards facing public or private streets or pedestrian connections shall be constructed
of a decorative masonry and/or wrought iron material. A revised acoustical analysis
indicating if view fencing, such as a combination of masonry and wrought iron, is allowable
at the ends of cul-de-sacs and other lots backing up to Telegraph Canyon Road, East
Palomar Street, Olympic Parkway, and Paseo Ranchero, shall be prepared prior to submittal
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of the wall plan indicated above. If such fencing is allowable per the final acoustical analysis
it shall be provided at the ends of such streets as determined by the Directors of Public
Works and Planning and Building. View fencing shall be provided at the ends of all other
open cul-de-sacs where a sound wall is not required. Any combination free
standing/retaining walls shall not exceed 8.5 feet in height. The applicant shall submit a
detail and/or cross section of the maximum/minimum conditions for all "combination walls"
which include retaining and free standing walls. Said detail shall be reviewed and approved
by the Director of Planning and Building prior to the approval of the first final map. The
maximum height of all retaining walls shall be 2.5 feet in height when combined with
freestanding walls which are six feet in height. A 2-3 foot separation shall be provided
between free standing and retaining walls where the combined height would otherwise
exceed 8.5 feet.
20. Prior to the approval of the first "B" map north of East Palomar Street, the applicant shall
provide and comply with an acoustical analysis sound wall study which shall include
measures to maintain the permissible exterior and interior noise limits for the residential
units located adjacent to the MTDB San Diego Trolley LRT System alignment. The
applicant shall comply with the recommendations of such study. Noise levels must not
exceed thresholds in Otay Ranch SPA One, Planned Community District Regulations,
Section II.3.(d and e).
21. Prior to the approval of the final 'B' map for Neighborhoods R-49A and R-56, the applicant
shall submit and obtain approval of the site plan, and such approval shall be at the discretion
of the Zoning Administrator.
22. The applicant shall depict on Landscape and Irrigation improvement plans, a landscape buffer
between residential units and the adjacent MTDB San Diego Trolley LRT System alignment
to the satisfaction of the Director of Planning and Building. The open space lots adjacent to
the Trolley shall be C.F.D. maintained.
23. A minimum of thirty percent ofa1l60x110 feet lots in each final map shall be provided with
Hollywood driveways, and comply with the requirements of the Otay Ranch SPA One
Planned Community District Regulations as may be amended from time to time.
24. The developer shall install public facilities in accordance with the Otay Ranch SPA One,
Public Facilities Finance Plan (PFFP) as may be amended from time to time or as required
by the City Engineer to meet threshold standards adopted by the City of Chula Vista. The
City Engineer and Director of Planning and Building may, at their discretion, rnodify the
sequence of improvement construction should conditions change to warrant such a revision.
25. Construction of the full street width bridge connecting Bam Owl Court and Misty Creek
Court shall be secured to the satisfaction of the City Engineer and City Attorney, prior to
approval of the first final "B" map for Neighborhoods R-50 or R-52A, whichever occurs
first. The applicant shall complete construction of the bridge prior to issuance of the first
building permit for Neighborhoods R-50 or R52A, whichever occurs first. In the discretion
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of the City Engineer, the developer shall submit an application for an encroachment permit,
as to open space in and about the bridge location.
STREETS, RIGHT-OF-WAY AND PUBLIC IMPROVEMENTS
26. Developer shall dedicate for public use all the public streets shown on the tentative map
within the subdivision boundary. Prior to the approval of the first final map, the applicant
shall enter into an agreement to guarantee the construction of all street improvements as
required by the PFFP, for each particular phase, as may be amended from time to time. The
Developer shall construct the public improvements and provide security satisfactory to the
City Engineer and City Attorney, as set forth in Table "A" below. The City Engineer and
Director of Planning and Building may, at their discretion, modify the sequence, schedule,
alignment and design of improvement construction should conditions change to warrant such
a revIsion.
TABLE A
FACILITY/
STREET NAME
LIMITS
East Palomar St.
Existing Improvements (in Sunbow)
to Paseo Ranchero
Olympic Pkwy.
Brandywine Ave. to Paseo Ranchero
Olympic Pkwy.
Paseo Ranchero to La Media
Olympic Pkwy.
La Media to Palomar St.
Olympic Pkwy.
Palomar St. to Easterly Otay Border
Paseo Ranchero
East Palomar Sl. to Olympic Pkwy.
Open Space Landscape
and Irrigation Improvements
All Open Space Lots in
Village One West 2
AGREE TO CONSTRUCT
AND GUARANTEE
CONSTRUCTION BY
Per PFFP &
Olympic Parkway Agreement]
Per PFFP &
Olympic Parkway Agreement]
Per PFFP &
Olympic Parkway Agreement]
Per PFFP &
Olympic Parkway Agreement]
Per PFFP &
Olympic Parkway Agreement]
Per PFFP &
Olympic Parkway Agreement]
Concurrent with each Rough
Grading Permit
I Olympic Parkway Financing and Construction Agreement approved by Council Resolution
19410.
2 For any open space lot within the project for which a rough grading permit has been issued
prior to the approved Landscape and Irrigation plans for such lot, security shall be provided
to the satisfaction of the Director of Planning and Building, City Engineer, and the City
Attorney.
27. Prior to the approval of first final map for the project, the developer shall grant to the City
full width right-of-way, as defined by the City Engineer, for East Palomar Street. In the
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event that eminent domain procedures must be initiated, the applicant shall fund all eminent
domain proceedings, City staff time and associated expeuses.
28. Secure in accordance with Section 18.16.220 of the Municipal Code, as necessary, the
construction and/or construct full street improvements for all on-site and off-site streets as
identified in the Otay Ranch SPA One PFFP, as may be amended from time to time deemed
necessary to provide service to the subject subdivision. Said improvements shall include,
but not be limited to, asphalt concrete pavement, base, concrete curb, gutter and sidewalk,
sewer, reclaimed water and water utilities, drainage facilities, street lights, traffic signals,
signs, landscaping, irrigation, fencing and fire hydrants. Street light locations shall be
approved by the City Engineer.
Street cross sections shall conform to the cross sections shown on the tentative map, unless
otheIWise conditioned or approved herein. All other design criteria shall comply with the
current Chula Vista Design Standards, Chula Vista Street Design Standards, and the Chula
Vista Subdivision Manual unless otheIWise conditioned or approved herein.
29. As part of the improvement plans associated with the final "B" Map which triggers the
installation of the related street improvements, install a fully activated traffic signal including
interconnect wiring at the following intersections:
a. East Palomar Street and Paseo Ranchero
b. East Palomar Street and La Media Road
c. East Palomar Street and Olympic Parkway
d. Olympic Parkway and Paseo Ranchero
e. Olympic Parkway and La Media Road
f. East Palomar and Santa OlivialWest Santa Carina
g. East Palomar and Santa Maria/East Santa Carina
Install underground improvements, standards and luminaries with construction of street
improvements, and install mast arms, signal heads and associated equipment as determined
by the City Engineer.
30. Submit to and obtain approval by the City Engineer of striping plans for all collector or
higher classification streets simultaneously with the associated improvement plans.
31. Prior to the issuance of the first rough grade permit for the project area north of East Palomar
Street, the applicant shall provide preliminary design plans for the MTDB San Diego Trolley
LRT System. Said preliminary design plans shall include: trolley alignment, grades, profile;
street profiles at all proposed at-grade crossings; easement widths; centerline medians at all
proposed at-grade crossings; improved public access at all proposed at-grade crossings. Said
plans shall meet the approval of the City Engineer. Should additional right-of-way be
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required, the applicant shall provide additional right-of-way to meet MTDB design
standards. Prior to the approval of the first final "B" map of the project north of East
Palomar Street, the applicant shall provide sufficient cash deposit, if any, in a sum
determined by the City Engineer to pay for those traffic control devices, enhanced signage
and road way striping which are alerting motorists and pedestrians ofthe MTDB San Diego
Trolley LRT System at all proposed at-grade crossings, not provided by MTDB.
32. The vertical profile for streets at all proposed at-grade crossings shall meet acceptable
engineering design standards and cross the proposed MTDB San Diego Trolley LRT System
alignment at a grade acceptable to MTDB. The profile must be approved by the City
Engineer prior to issuance of the first rough grading permit for the project area north of East
Palomar Street.
33. Design all vertical and horizontal 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 requirements 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.
34. Requested Waivers #3 and #4 shall have a design waiver submitted by the Engineer-of- Work
to the City Engineer stating the deviations from City standards and explaining that, in their
professional opinion, no safety considerations will be compromised. The waivers will be
subject to approval or disapproval at the discretion of the City Engineer.
35. Requested Waivers #1 and #2, as indicated on the cover sheet of the tentative map, are hereby
approved, subject to the provision that the design speed for horizontal and vertical curves on
private streets shall be 25 mph in lieu of 15 mph as provided for in the Chula Vista
Subdivision Manual.
36. The developer shall dedicate to the City on the 'A' map, a 35-foot wide right-of-way for the
MTDB's San Diego Light Rail Transit and any additional width dedication required at the
at-grade crossings to the satisfaction of the City Engineer. Said right-of-way shall be
contained in lots granted to the City for open space, transportation, and other public
purposes. Said lots shall not extend across street intersections unless approved by the City
Engineer. The developer shall include said lots in an open space district.
37. Enter into an agreement with the City, prior to the approval ofthe first final map where the
developer agrees to the following:
a. Fund and install Chula Vista transit stop facilities within the tentative map boundary
when directed by the Director of Public Works. The improvement plans for said
stops shall be prepared in accordance with the transit stop details described in the
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Village Design Plans and approved by the Directors of Planning and Building and
Public Works.
b. Not protest the formation of any future regional benefit assessment district to finance
the MTDB San Diego Trolley LRT System.
38. The applicant shall install all street trees in accordance with Section 18.28.10 of the Chula
Vista Municipal Code. All street trees shall be planted in parkways, or as otherwise
approved by the Director of Planning and Building. Street trees, which have been selected
from the revised list of appropriate tree species described in the Village Design Plan, shall
be approved by the Director of Planning and Building and Director of Public Works. The
applicant shall provide root control methods per the requirements of the Director of Planning
and Building, and provide a deep watering irrigation system for the trees. A street tree
improvement plan shall be submitted for approval by the Director of Planning and Building
and the City Engineer prior to or concurrent with the second submittal of street improvement
plans within the subdivision. Approval of the street tree improvement plans shall constitute
final approval of the selection of street trees for the street parkways.
39. The developer shall construct sidewalks and construct 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 determined by Federal
regulations, only after construction has commenced.
40. Prior to the issuance of any rough grading permit for the Project, the applicant shall submit
a study showing that all curb returns for any intersections in excess of 4% located within the
permit boundaries comply with all "Americans with Disabilities Act" standards at the front
and back of sidewalks.
41. The applicant shall construct two 20-foot wide, concrete (6 inch minimum depth) emergency
access roads from Olympic Parkway to Mount Whitney Street in Neighborhood R-58 and
from Telegraph Canyon Road to Santa Olivia between Neighborhoods R-50 and R-5IB as
depicted on the Tentative Map. The emergency access roads shall be secured by a bond or
as otherwise approved by the City Engineer and City Attorney prior to the approval of the
first final map for the project. The emergency access road shall be constructed concurrent
with the first rough grading for any land within the tentative map. The cross-section of the
emergency access road shall be as shown on the tentative map. Prior to the approval of the
applicable rough grading permit, the applicant shall submit a full set of road improvement
plans; including but not limited to: horizontal alignment, vertical profiles, intersection
details, drainage appurtenances and access control, all as approved by the City Engineer and
the Fire Marshal. Emergency entrances shall be provided with mechanical gates and an
"Opticom" system, or some other automated system with backup and/or fail safe features
acceptable to the Police and Fire Chief.
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42. On streets where cul-de-sacs are 150 feet or less in length, the applicant shall provide a
twenty-foot setback on driveways from property line to garage and sectional roll-up type
garage doors except as provided for in the Planned Community District Regulations or
approved by the City Engineer and the Director of Planning and Building.
43. Residential Street Condition 'A' as denoted on the cover page of the tentative map is the
preferred section and shall be implemented on all residential streets, unless otherwise
approved by the City Engineer and Director of Planning and Building. Except that Santa
Maria, between East Palomar Street and Santa Olivia, Santa Olivia, between East Palomar
Street and Strawberry Creek, West Santa Carina between East Palomar Street and Wind
River Court, and East Santa Carina, between East Palomar and Mount Whitney, shall be a
Secondary Village Entry Street as defined in the Otay Ranch SPA One Plan.
44. In addition to those fire hydrants depicted on the tentative map, the applicant shall install
additional fire hydrants to the satisfaction of the Fire Department as follows:
a.
Neighborhood R-53:
b.
Neighborhood R-49B:
c.
Neighborhood R-50:
d.
Neighborhood R-49A:
e.
Neighborhood R-60
f.
Neighborhood R-56
g.
Neighborhood R-58
h.
Neighborhood R-55
Misty Creek Court, Lot #17
Stanby Spring Court, Lot #36
Strawberry Creek Court, Lot #16
Cascade Place, Lot #73
Mount Own Court, Lot #35
Strawberry Creek Court, Lot # 49
McCain Valley Court, Lot #7,
Lot #22
Berry Creek Court, Lot #22, Lot #81
Liberty Creek Court, Lot #29
Foxtail Canyon Street, Lot # 47, Lot # 52,
Autumn Hills Drive, Lot # 33, Lot # 63
Warm Springs Circle, Lot # 72
Mount Whitney Street, Lot # 21, Lot #54
Wind River Court, Lot # 97, Lot # 74
Red Granite Drive, Lot # 36
The developer may request that the Fire Marshal in his/her sole discretion reconsider the
locations of any of the above hydrants.
45. The developer shall not install privately owned water, reclaimed water, or other utilities
crossing any public street. This shall include the prohibition of the installation of sleeves for
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future construction of privately owned facilities. The City Engineer may waive this
requirement if the following is accomplished:
a. The developer enters into an agreement with the City where the developer agrees to
the following:
(i) Apply for an encroachment permit for installation of the private facilities
within the public right-of-way.
(ii) Maintain membership in an advance notice such as the USA Dig Alert
Service.
(iii) Mark out any private facilities owned by the developer whenever work is
performed in the area.
The terms of this agreement shall be binding upon the successors and assigns of the
developer.
b. Shutoff devices as determined by the City Engineer are provided at those locations
where private facilities traverse public streets.
46. Prior to the approval of any improvement plan within the tentative map, submit and obtain
preliminary approval for proposed street names from the Director of Planning and Building
and the City Engineer. No two intersections shall have the same name. Street name suffixes
shall comply with City standards.
47. In accordance with the Olympic Parkway Financing and Construction Agreement, dated
April 20, 1999, and approved by Council Resolution No. 19410, the applicant shall process
and obtain the approval of a Parcel Map, or similar plat or instrument, whereupon the right-
of-way for Olympic Parkway from Brandywine Avenue to SR-125 is offered for dedication
to the City of Chula Vista. The alignment of Olympic Parkway shall substantially conform
to the final Olympic Parkway Feasibility Report prepared by Kimley-Horn and Associates,
Inc.
48. The typical cross section of Olympic Parkway including the right-of-way, regional trail, and
meandering sidewalks shall conform to the final Olympic Parkway Master Landscape Plan
by Estrada Land Planning, Inc. The Regional Trail shall be located on the north side of
Olympic Parkway as determined by the Director of Planning and Building.
49. Prior to the issuance of any rough grading permit for the Project area, the applicant shall
submit and obtain the approval of a traffic study, to the satisfaction of the City Engineer, of
the adequacy of the paved street width and right-of-way of the entrances to the project area
from East Palomar Street at: East Santa Carina, West Santa Carina, Santa Maria and Santa
Olivia as depicted on the tentative map. The study shall address expected traffic volumes,
available stacking distances and turning movement volumes at each of the four locations.
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The study shall also specifically consider the entrance to the public neighborhood park site
(P-13) from East Santa Carina north ofthe guarded entry cottage and the proposed access to
the elementary school site (S-3), also from East Santa Carina. The study shall make specific
recommendations for additional protected turn lanes at any or all of the locations. The traffic
study shall demonstrate the adequacy of Santa Carina to handle school generated traffic for
the school site (S-3), to the satisfaction of the City Engineer, minimum right-of-way width
and location details for points of ingress/egress. The applicant shall comply with all of the
study recommendations. These recommendations shall be incorporated into the design of
the street improvements at these locations.
GRADING AND DRAINAGE
50. Storm drain systems that collect water from private property shall be designated private 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.
51. Submit with grading and drainage and/or improvement plans, as applicable, hydrologic and
hydraulic studies and calculations, including dry lane calculations for all public streets.
Calculations shall also be provided to demonstrate the adequacy of downstream drainage
structures, pipes and inlets.
52. Prior to any grading permit issuance or any final map approval within the tentative map,
whichever occurs first, and which impacts off-site property, the applicant shall deliver to the
City, a notarized letter of permission to grade and drain for all off-site grading includinILthe
City of San Diego's parcels.
53. Prior to the approval of any rough grading permit for Neighborhoods R-59 and R-55, if the
applicant does not secure offsite grading authority from responsible public agencies, the
applicant shall submit and obtain approval from the Director of Public Works, an altemative
design for a Substantial Conformity Finding.
54. Developer shall grant on the "A" map an access easement from East Palomar Street to the
at-grade crossing at Santa Maria.
55. Storm drain design shall conform to the requirements of the Subdivision Manual and the
Grading Ordinance as may be amended from time to time.
56. Design the storm drains and other drainage facilities to include Best Management Practices
to minimize non-point source pollution, satisfactory to the City Engineer.
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57. Provide a setback, as determined by the City Engineer, between the property lines of the
proposed lots and the top or toe of any slope to be constructed where the proposed grading
adjoins undeveloped property or property owned by others. The City Engineer will not
approve the creation of any lot that does not meet the required setback.
58. All grading and pad elevations shall be within 2 feet of the grades and elevations shown on
the approved tentative map or as otherwise approved by the City Engineer and Director of
Planning and Building.
59. Submit a list of proposed lots with the appropriate grading plan indicating whether the
structure will be located on fiIl, cut or a transition between the two situations unless
otherwise approved by the City Engineer.
60. Grant on the appropriate final "B" map a 15 feet minimum drainage and access easement for
storm drain lines located between residential units unless otherwise directed by the City
Engineer. All other easements shall meet City standards for required width.
61. Provide runoff detention basins or other facilities approved by the City Engineer to reduce
the quantity of runoff rrom the development to an amount equal to or less that the present
lOa-year rrequency runoff.
62. Prior to approval of the first final "B" map or grading permit for land draining into the Poggi
Canyon or grading permit which requires construction of the Poggi Canyon Channel,
whichever occurs first, the developer shall:
a. Guarantee the construction of the applicable drainage facility, unless otherwise
approved by the City Engineer including a runoff detentionldesilting basin and
naturalized channel in Poggi Canyon. The City Engineer may approve that these
facilities are constructed at a later time if the developer provides private temporary
runoff detention basins or other facilities, approved by the City Engineer, which
would reduce the quantity of runoff rrom the development to an amount equal to less
than the present lOa-year flow. Said temporary facilities shall comply with all the
provisions of the National POIlutant Discharge Elimination System (NPDES) and the
Clean Water Program. Prior to issuance of any grading permit which approves any
temporary facility, the developer shall enter into an agreement with the City to
guarantee the adequate operation and maintenance (0 & M) of said facility. The
developer shall provide security satisfactory to the City to guarantee the 0 & M
activities, in the event said facilities are not maintained to City standards as
determined by the City Engineer. The developer shall be responsible for obtaining
all permits and agreements with the environmental regulatory agencies required to
perform this work, except as provided for in the Olympic Parkway Financing and
Construction Agreement approved by Council Resolution No. 19410.
b. Prepare a maintenance program including a schedule, estimate of cost, operations
manual and a financing mechanism for the maintenance ofthe applicable facilities.
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Said program shall be subject to approval of the City Engineer, the Director of
Planning and Building, and the applicable environmental agencies.
c. Enter into an agreement with the City of Chula Vista wherein the parties agree to
implement the maintenance program. Such agreement may include environmental
agencies the City of Chula Vista deems necessary parties to such agreement.
d. Enter into an agreement with the City where the developer agrees to the following:
(i) Provide for the maintenance of the naturalized channel and detention basin
in Poggi Canyon until such time as maintenance of such facilities is assumed
by the City or an open space district.
(ii) Provide for the removal of siltation in Poggi Canyon Channels (including
detention basins) until all upstream grading within the development is
completed and erosion protection planting is adequately established as
determined by the City Engineer and Director of Planning and Building.
(iii) Provide for the removal of any siltation in the Poggi Canyon Channel
(including detention basins) attributable to the development for a minimum
period of five years after maintenance of the facility is accepted by the City
or an open space district.
63. The developer shall comply with all the provisions of the National Pollutant Discharge
Elimination System (NPDES) and the Clean Water Program during and after all phases of
the development process, including but not limited to: mass grading, rough grading,
construction of street and landscaping improvements, and construction of dwelling units.
64. Storm drain clean outs shall not be located on slopes or in inaccessible areas for maintenance
equipment. Public storm drains shaIl be installed as close to perpendicular to the slope
contours as possible but in no case greater than 15 degrees rrom perpendicular to the
contours.
65. Brow ditches that cross over slopes greater than 10 feet in height and steeper than 3: 1
gradient shaIl 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.
66. Ensure that brow channels and ditches emanating rrom and/or running through City Open
Space are not routed through private property and vice versa.
67. Provide a graded access (12 feet minimum width) and access easements as required by the
City Engineer to all public storm drain inlet structures, including but not limited to the
following:
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a. The 8ft. by 8ft. box culvert located at the southwest corner of Paseo Ranchero and
Olympic Parkway.
b. The permanent detentionldesiltation basin outlet structure.
Improved access as determined by the City Engineer shall be provided to public drainage
structures located in the rear yard of any residential lot or private open space lot.
68. Provide additional graded maintenance access roads along both sides of the proposed onsite
and offsite portions of the Poggi Canyon Channel. The width of said roads shall be 12 feet
unless otherwise approved by the City Engineer. The final dimensions and location of the
access roads shall be as determined by the City Engineer. The maintenance access roads
shall be designed to accommodate the space required for the tree planting nodes at 750 foot
intervals as depicted on the Olympic Parkway Landscape Master Plan by Estrada Land
Planning, Inc.
69. Provide a protective fencing system around (I) the proposed detention basin in Poggi
Canyon, and (2) inlets and outlets of storm drain structures, as directed by the City Engineer.
The final design and types of construction materials shall be subject to approval of the
Director of Planning and Building and the City Engineer.
70. Designate all drainage facilities draining private property to the point of connection with
public facilities as private.
71. Obtain a Letter of Map Revision (LOMR) rrom the Federal Emergency Management Agency
revising the current National Flood Insurance Program maps ofthe downstream end of Poggi
Canyon Channel east of Brandywine Avenue to reflect the effect of the proposed drainage
improvements. The LOMR shall be completed prior to acceptance by the City of the
proposed detention facility.
72. Obtain, prior to approval of the first final "B" Map, the approval of the Director of Public
Works of any amendment necessary to make the Master Drainage plan consistent with the
approved Tentative Map.
73. Prior to issuance of each grading permit for the Project, prepare and obtain approval by the
City Engineer, Director of Planning and Building of an erosion and sedimentation control
plan.
74. Indicate on all affected grading plans that all waIls which are to be maintained by open space
districts shall be constructed entirely within open space lots dedicated to the City.
75. Unless otherwise provided by the Olympic Parkway Financing and Construction Agreement
dated April 20, 1999, prior to issuance of any grading permit for any land that is contained
within the Tentative Map and within the Poggi Canyon Basin, the applicant shall secure the
required permits rrom the Army Corps of Engineers (ACOE) and the California Department
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ofFish and Game (CDFG). No grading adjacent to the Poggi Canyon shall occur without
prior consultation with the City Mitigation Monitor, and the City Engineer.
76. Prior to the issuance of the rough grading permit for the project area north of East Palomar
Street, the developer shaIl revise the existing Telegraph Canyon Detention Basin and
Siltation Agreement approved by City Council Resolution No. 18746 on August 12, 1997,
and any amendments thereto to include the Project area.
SEWER
77. All sewer access points (manholes) shall be located at the centerline of streets or cul-de-sacs
unless otherwise approved by the City Engineer and Director of Public Works.
78. 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
shaIl be designed for an H-20 wheel load or other loading as approved by the City Engineer.
Sewer lines shall be instaIled as close to perpendicular to the slope contours as possible but
in no case greater than 15 degrees rrom perpendicular to the contours.
79. Grant on the appropriate final "B" Map a 20 feet minimum sewer and access easement for
sewer lines located between residential units unless otherwise directed by the City Engineer.
All other easements shall meet City standards for required width.
80. No diversion rrom the natural boundaries of the Poggi Canyon Sewer Basin will be allowed,
unless approved by the City.
81. Prior to the approval of the first final "B" map, the applicant shall submit a study analyzing
the capacity of all sewer facilities downstream rrom the project area. The study shall be
approved by the City Engineer and shall consider all approved land development projects
and anticipated future land uses that would utilize the downstream facilities. The sewer
study shall update the "Overview of Sewer Service for SPA One at the Otay Ranch Project"
(SPA One Sewer Report) prepared by Wilson Engineering dated June 4, 1996. At the
request of the City Engineer, the applicant shall update the Telegraph Canyon and Poggi
Canyon Sewer Development Impact Fee at the developers own cost and expense. Such
update shall be submitted approved by the City Council.
PARKS/OPEN SP ACEIWILDLIFE PRESERVATION
82. The Village One West project shall satisfy the requirements of the Park Land Dedication
Ordinance (PLDO). The ordinance establishes a requirement that the project provide three
(3) acres of local parks and related improvements per 1,000 residents. Local parks are
comprised of community parks and neighborhood parks. Two thirds (2 acres/l,OOO
residents) of local park requirement shall be satisfied through the provision of turn-key
neighborhood park within Village One West. The remaining requirement (1 acrell,OOO
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residents) shall be satisfied through the payment of fees, dedication of land, or a combination
thereof.
83. The applicant shall grant to the City, at the first "A" map, an irrevocable offer of dedication
for a 5.1 net acre P-13 park site with a minimum east/west dimension of360 feet at a 2%
grade. Prior to the approval of the first final map, the applicant shall submit a construction
schedule for Park P-13 to be approved by the Director of Planning and Building. The
applicant shall commence construction of the park by the issuance of the 300'" building
permit in the project and complete the park within nine months of commencement of
construction. The term "complete construction" shall mean park construction has been
completed according to the City approved construction plans and accepted by the Director
of Planning and Building. Furthermore, "complete construction" shall mean prior to and
shall not include the City's established maintenance period required prior to acceptance by
the City for public use.
84. All local parks shaIl be designed and constructed consistent with the provisions of the Chula
Vista Landscape Manual and related Planning and Building Department specifications and
policies.
85. The applicant shall enter into a Chula Vista standard three party agreement with the City of
Chula Vista and design consultant(s), for the design of all aspects of the neighborhood and
community parks in accordance with the Master Plan whereby the Planning and Building
Director selects the design consultant(s), to be funded by the applicant. The cost for the
consultant(s) shall be established and said amount deposited into an account prior to any
work being initiated by the consultant. The agreement shall include, but not be limited to,
master planning, design development phase, construction document phase and construction
supervision phase for the park sites. The construction documents shall reflect the then
current requirements ofthe City's Code/Landscape Manual requirements.
86. The Applicant shall receive surplus park credit to the extent the combined park credit for
neighborhood park, and the community park exceeds the 3 acres per 1,000 residents
standard. This surplus park credit may be utilized by the Applicant to satisfy local park
requirements in future SPA's located within the City's corporate boundaries.
87. The applicant shall pay PAD fees for park P-13 development improvements to the City in
accordance with the PLDO. The Applicant and the City shall mutually agree on a PAD fee
reimbursement schedule in coordination with the adopted construction schedule for Park P-
13. Milestones wiIl be established for partial reimbursement during the construction process.
The City may withhold up to 20% of the park construction funds until the park has been
completed and accepted. Reimbursement of PAD fees shaIl include the interest accrued by
the City on said PAD fees minus the City's cost of processing and administering this
reimbursement program.
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88. Community Parks:
a. Prior to the approval of each final "B" Map the Applicant shall pay PAD fees>
dedicate land, or a combination thereof, for the Community Park based upon a
formula of I acre per I, 000 residents, until such time as a turn-key facility has been
constructed by the applicant and accepted by the Director of Planning and Building.
Said turn-key facility is subject to the reimbursement mechanism set forth below.
b. The first Otay Ranch Community Park, to satisfy Village One West demand, shall
be located in Village 2 as identified in the GDP.
c. Notwithstanding that the community park requirement (1 acre/l,OOO residents) shall
be satisfied through the payment ofP AD fees, dedication ofland, or a combination
thereof, the Applicant shall commence construction of the first phase of the
Community Park prior to issuance of the building permit for the 2,650th dwelling
unit within SPA One. The first phase of construction shall include, but not be limited
to, improvements such as a graded site with utilities provided to the property line and
an all weather access road acceptable to the Fire Department.
d. The Applicant shaIl commence construction of the second phase of the Community
Park prior to issuance of the building permit for the 3,00Oth dwelling unit within
SPA One. Second phase improvements shall include recreational amenities as
identified in the Park Master Plan.
e. The Community Park shall be ready for acceptance by the Director of Planning and
Building for maintenance prior to issuance of the building permit for the 3,900th
dweIling unit within SPA One.
f. If the Director of Planning and Building determines that it is not feasible for the
Applicant to commence construction of the first phase improvements of the
community park prior to issuance of the building permit for the 2,650th unit within
SPA One, then the Director of Planning and Building shall have the option to utilize
the PAD fees for said improvements, or to construct another park facility, east of the
1-805 Freeway within an acceptable service radius of SPA One, as set forth in the
GDP.
g. The Applicant shall provide a maintenance period of9-12 months in accordance with
the City of Chula Vista Planning and Building Department policy.
h. The Applicant shall receive reimbursement of PAD fees, proportionate to what has
been constructed, excluding the cost of construction of the all weather access road,
for the community park should they deliver a turn-key facility to the City in
accordance with the Community Park Master Plan, subject to the approval of the
Director of Planning and Building.
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89. Trails/Open Space:
a. All trails shall be bonded/secured and constructed with the approved rough grading,
and connect to adjoining existing and/or proposed trails in neighboring development
projects, as determined by the Director of Planning and Building.
b. The applicant shall construct the Regional Trail on the north side of Poggi Canyon
(Olympic Parkway) for the entire length of Olympic Parkway in Village One, and
shaIl be designed to incorporate the Olympic Parkway Landscape Master Plan by
Estrada Land Planning, Inc. as approved by the City and as amended rrom time to
time, including the "tree planting nodes" as specified in the Olympic Parkway
Landscape Master Plan. The Regional Trail shall meander away rrom the curb as
much as possible avoiding the "tree planting nodes". If retaining walls are necessary,
they should be kept to a minimum and/or if a grading solution can be found, retaining
walls will not be used to gain additional space for the street corridor. The retaining
walls are to be located and detailed on the Grading Plans for Olympic Parkway
and/or the Poggi Canyon Drainage Channel, and approved by the Directors of
Planning and Building and Public Works. Slopes gradients may be increased to the
maximum permitted in the grading ordinance in limited locations to accommodate
the "tree planting nodes" and maintenance access ways. Landform grading policies
shall be observed. If a combination of low retaining walls and modified landform
grading cannot accommodate "tree planting nodes" and maintenance access areas, the
top of slope shaIl be adjusted as necessary. Prior to the installation of the regional
trail, install a fence along those portions of the proposed maintenance access roads
of the Poggi Canyon Channel, which are proposed to be incorporated into the
Regional Trail System. The fence shaIl be erected only at those locations where its
installation will not interfere with the normal channel maintenance. The specific
locations where the fence will be allowed and the fence details shall be as determined
by the City Engineer and Director of Planning and Building.
c. The maximum gradient for the connector trails located in open space lots #27 and #34
shall be 10%. Steeper grades of up to 12% for runs of up to 50 feet may be permitted
subject to the approval of the Director of Planning and Building.
d. The graded section upon which the connecting trails are constructed shaIl be 10 feet
in width. Six feet shall be provided for the trail bed, with a 2 foot graded shoulder
on either side. All trail portions which contain sewer easements shall be constructed
to meet H-20 loading, and shall be 12 feet wide. Trail construction materials shall
be approved by the Directors of Public Works and Planning and Building.
e. If the two trail connections located in open space lot #27 adjacent to Telegraph
Canyon Road, and in open space lot #34 adjacent to Olympic Parkway, are located
behind attended entry cottages, adequate public signage and direction shaIl be
provided by the applicant to the satisfaction of the Director of Planning and Building,
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to encourage public access for pedestrians to enter through or adjacent to the attended
entry areas to access the public trail connections.
f. Applicant shall provide public pedestrian, bicycle, cart ingress and egress easements
upon over and across Santa Maria, Tenaya Lake Place, Liberty Creek Court, Berry
Creek Court, and East Santa Carina and shaIl install appropriate signage indicating
location of trail connections, handicap access, and bikeway locations to the Regional
Trail, and shall be approved by the Director of Planning and Building prior to the
approval of the first final "B" map for Village One West. Signage shall be installed
upon the request ofthe Director of Planning and Building.
g. Prior to the installation of the regional trail, instaIl a fence along those portions of the
proposed maintenance access roads of the Poggi Canyon Channel, which are
proposed to be incorporated into the Regional Trail System. The fence shall be
erected only at those locations where its installation wiIl not interfere with the normal
channel maintenance. The specific locations where the fence will be aIlowed and the
fence details shall be as determined by the City Engineer and Director of Planning
and Building.
OPEN SPACE/ASSESSMENTS
90. Prior to the approval ofthe first final "B" Map, the developer shall:
a. Submit and obtain approval of the Village One West Maintenance Responsibility
Map rrom the Director of Planning and Building which shall include delineation of
private and public streets.
b. Submit evidence, acceptable to the City Engineer and the Director of Planning and
Building prior to approval of the first "B" Map of the formation of a Master
Homeowner's Association (MHOA), or another financial mechanism acceptable to
the City Manager. The MHOA shall be responsible for the maintenance of those
landscaping improvements that are not to be included in the proposed Open Space
District. The City Engineer and the Director of Planning and Building may require
that some of those improvements shaIl be maintained by the Open Space District.
The final determination of which improvements are to be included in the Open
Space District and those to be maintained by the MHOA shaIl be made during the
Open Space District Proceedings. The MHOA shaIl be structured to aIlow
annexation of future tentative map areas in the event the City Engineer and Director
of Planning and Building require such annexation of future tentative map areas. The
MHOA formation documents shall be approved by the City Attorney.
c. Submit and obtain approval of the City Engineer and the Director of Planning and
Building of a list of all Otay Ranch SPA One and MHOA facilities and other items
to be maintained by the proposed district. Separate lists shall be submitted for the
improvements and facilities to be maintained by the Open Space District and those
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to be maintained by a Master Homeowner's Association. Include a description,
quantity and cost per year for the perpetual maintenance of said improvements.
These lists shall include but are not limited to the following facilities and
improvements:
(i) AIl facilities located on open space lots to include but not be limited to: walls,
fences, water fountains, lighting structures, paths, trails, access roads,
drainage structures and landscaping. Each open space lot shall also be
broken down by the number of acres of: 1) turf, 2) irrigated, and 3) non-
irrigated open space to aid in the estimation of a maintenance budget thereof.
(ii) Medians and parkways along Olympic Parkway, Paseo Ranchero, East
Palomar Street, (onsite and offsite) and all other street parkways proposed for
maintenance by the open space district or Homeowners' Association.
(iii) The proportional share of the proposed detention basin and naturalized
channel in Poggi Canyon. This includes but is not limited to the cost of
maintenance and all cost to comply with the Department ofFish and Game
and the Corps of Engineers permit requirements.
(iv) The proportional share ofthe maintenance of the median and parkways along
that portion of Telegraph Canyon Road adjoining the development as
determined by the City Engineer.
91. Offer for dedication in fee interest to the City on the first "A" map, all numbered open space
lots shown on the tentative map. Execute and record an irrevocable offer of dedication of
fee interest for each ofthe lots to be maintained by the City through the open space district.
92. Prior to the approval of the first "A" map, the developer shaIl request the formation of an
Open Space District. This district formation shaIl be submitted to the City Council for
consideration prior to approval of the first final "B" map. Maintenance of the open space
improvements shall be accomplished by the developer for a minimum period of one year or
until such time as accepted into the open space district by the Director of Planning and
Building. If Council does not approve the open space district formation, some other
financing mechanism such as homeowners association shaIl be identified and submitted to
the City Council for consideration prior to approval of the first final "B" map. Prior to the
approval of the first final map, developer shall submit an initial deposit of $35,000 to begin
the process of formation of the open space district. AIl costs of formation and other costs
associated with the processing of the open space relating to this project shall be borne by the
developer. Provide all the necessary information and materials (e.g., exhibits, diagrams, etc.)
as determined by the City Engineer to prepare the engineer's report for the proposed open
space district.
93. The applicant shaIl agree to create a Master Homeowner's Association ("MHOA") to own
and maintain in a professional manner open space areas, medians, and parkways not
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maintained by the Community Facility District or the City (referred to collectively as "open
space areas"). Developer shall complete the formation of the MHOA prior the first final "B"
map. The MHOA shall be structured to aIlow annexation of future tentative map areas in the
event the City Engineer and Director of Planning require such annexation of future tentative
map areas. On or before 60 days rrom the date of Council approval of this tentative map, the
developer shall submit for City's approval the CC&R's, grant of easements and maintenance
standards and responsibility of the MHOA's for the Open Space Areas within the Project
area. Developer shall acknowledges that the MHOA's maintenance of public open space,
trails, etc. may expose the City to liability. Developer agrees to establish a MHOA that will
hold the City harmless rrom any negligence of the MHOA in the maintenance of such areas.
94. Prior to the approval of each Final "B" Map, Declaration of Covenants, Conditions, and
Restrictions (CC&R's) shaIl be submitted and approved by the City Engineer. The CC&R's
shaIl include the foIlowing obligations of the Master Homeowners Association:
a. Maintain all the facilities and improvements within the open space lots offered for
dedication to the City until acceptance of the open space lots for maintenance by the
open space district.
b. A requirement that the MHOA shall maintain comprehensive general liability
insurance against liability incident to ownership or use ofthe following areas:
1. open space lots offered for dedication to the City until acceptance by the City,
11. all open space lots that shall remain private,
111. other Master Association property.
c. Maintain the public street City right-of-way between East Palomar Street and the
attended entry cottage on East Santa Carina.
d. Before any revisions to provisions of the CC&R's that may particularly affect the
City can become effective, said revisions shall be approved by the City. The MHOA
shall not seek approval rrom the City of said revisions without the prior consent of
100 percent of the holders of first mortgages or property owners within the MHOA.
e. The MHOA shall indemnify and hold the City harmless rrom any claims, demands,
causes of action liability or loss related to or arising rrom the maintenance activities
of the MHOA.
f. The MHOA shall not seek to be released by the City rrom the maintenance
obligations described herein without the prior consent of the City and 100 percent of
the holders of first mortgages or property owners within the MHOA.
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g. The MHOA is required to procure and maintain a policy of comprehensive general
liability insurance written on a per occurrence basis in an amount not less than one
million dollars combined single limit. The policy shall be acceptable to the City and
name the City as additionally insured.
h. The CC&R's shall incorporate restrictions for each lot adjoining open space lots
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.
1. The CC&R's shall include provisions assuring maintenance of all streets, driveways,
drainage and sewage systems which are private.
J. The CC&R's shall include provisions assuring maintenance of the striping, signage,
and legends located at both MTDB San Diego LRT Trolley System at-grade
crossings within the project which are not maintained by MTDB.
k. The CC&R's shall include provisions assuring MHOA membership in an advance
notice such as the USA Dig Alert Service in perpetuity.
I. The CC&R's shall include provisions that provide the City has the right to enforce
the CC&R provisions same as any owner in the project.
m. The CC&R provisions setting forth restrictions in these Tentative map conditions
may not be revised at any time without prior written permission of the City.
n. The MHOA shall not dedicate or convey for public streets, land used for private
streets without approval of 100% of all the HOA members or holder of first
mortgages within the MHOA.
95. Future property owners shall be notified during escrow, by a document to be initialed by the
owners, ofthe maintenance responsibilities ofthe MHOA and their estimated annual cost.
Developer shall submit the document and obtain the approval of the City Engineer and
Director of Planning and Building prior to distribution through escrow.
96. Grade a level, clear area at least three feet wide (face of wall to top of slope), along the length
of any wall abutting an open space district lot, as measured rrom face-of-waIl to beginning
of slope. Said area shall be as approved by the City Engineer and the Director of Planning
and Building.
97. Ensure that all buyers oflots adjoining open space lots containing walls maintained by the
open space district sign a statement, when purchasing their homes, stipulating that they are
aware that the walls are on City property and that they shall not modify or supplement the
wall or encroach onto City property. These restrictions shall also be incorporated in the
CC&R's for each lot.
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98. The developer agrees to not protest formation or inclusion in a maintenance district or zone
for the maintenance of landscaped medians and scenic corridors along streets within or
adjacent to the subject subdivision.
99. The developer shall extend open space lot #27 to meet Wildwood Court to provide a 12-foot
wide access for maintenance of the open space.
100. Prior to issuance of any grading permit which includes Landscaping and Irrigation (L&I)
improvements to be installed in an open space lot to be maintained by the open space district,
the developer shall place a cash deposit with the City which will guarantee the maintenance
of the L&I improvements until the City accepts said improvements. In the event the
improvements are not maintained to City standards as determined by the City Engineer and
the Director of Planning and Building, the deposit shall be used to perform the maintenance.
The amount of the deposit shall be equivalent to the estimated cost of maintaining the open
space lots to City standards for a period of six months as determined by the City Engineer.
Any unused portion of said deposit shall be incorporated into the open space district's
reserve at such time as the maintenance ofthe open space lot is assumed by the open space
district.
WATER
101. Provide to the City a letter rrom Otay Municipal Water District indicating that the
assessments/bonded indebtedness for all parcels dedicated or granted in fee to the City have
been paid or that no assessments exist on the parcel( s).
102. Present verification to the City Engineer in the form of a letter rrom Otay Water District that
the subdivision will be provided adequate water service and long term water storage
facilities.
103. A rough grading permit shall not be issued nor any final map for the Project approved unless
all of the following occurs:
a. The applicant shall enter into an agreement with the City of San Diego to relocate that
portion ofOtay 2nd Pipeline ("Pipeline") within the boundaries of Village One West.
The agreement shall contain provisions which demonstrate to the satisfaction of the
City ofChula Vista City Engineer and the Director of Planning and Building that: 1)
City of San Diego ownership of the Pipeline property located within Village One
West will be transferred to the applicant, 2) the pipeline will be relocated, 3) such
relocation, in the opinion of the City of Chula Vista City Engineer, wiIl not adversely
affect City ofChula Vista easements and right-of-ways. The agreement shall contain
specific_time limits for performance of each of the principle provisions of the
agreement which shall be subject to the approval of the City of Chula Vista. Any
permit required for the Project or final map approvals will be withheld by the City
of Chula Vista in the event of non-performance of any of the agreement's provisions
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within the time limits. Concurrent with the execution of the City of San Diego
agreement, the applicant shall submit and obtain approval by the both the City of San
Diego and the City of Chula Vista City Engineer of a horizontal and vertical
aligrunent study for the Pipeline relocation; and
b. If the Director of Planning and Building and the City Engineer determine, in their
sole discretion, that the proposed relocation of the Pipeline adversely impacts the
approved tentative map design, the applicant shall file and obtain the City of Chula
Vista's approval of a revised tentative map prior to the issuance of a grading permit
for the Project. Such revised tentative map may require the substantial redesign of
the Project, including the elimination of buildable lots; or
c. If the Director of Planning and Building and the City Engineer determine, in their
sole discretion, that the horizontal and vertical alignment is infeasible, relative to its
impacts on public facilities, then the applicant shall file and obtain the City ofChula
Vista's approval of a revised tentative map prior to the issuance of a grading permit
for the Project. Such revised tentative map shall fully mitigate any impacts on public
facilities and may require the substantial redesign of the Project, including the
elimination of buildable lots.
104. Should the developer and City of San Diego not enter into an agreement for the relocation
of the Otay 2nd Pipeline, a rough grading permit shall not be issued nor a [mal map approved
unless the applicant files and obtains the City ofChula Vista's approval of a revised tentative
map which depicts the City of San Diego Pipeline property as out-parcels and removes all
lotting rrom within these parcels.
105. Prior to the issuance of any rough grading permit for the Project, the applicant shall
demonstrate, to the satisfaction of the City Engineer, that sufficient space will remain
available for a parallel 12-inch sewer line and reclaimed water line in or adjacent to
Telegraph Canyon Road.
EASEMENTS
106. Grant to the City ala' wide easement for general utility purposes along public street rrontage
of all open space lots offered for dedication to the City unless otherwise approved by the City
Engineer. Ensure that sufficient room is available for street tree planting when locating
utilities within this easement.
107. Indicate on the appropriate "B" Map a reservation of easements to the future Homeowners
Association for private storm drain, if any, within open space lots as directed by the City
Engineer. Obtain, prior to approval of any [mal "B" Map, all off-site right-of-way necessary
for the instaIlation of the required improvements for that subdivision thereto. The developer
shall also provide easements for all on-site and off-site public drainage facilities, sewers,
maintenance roads, and any other public facilities necessary to provide service to the subject
subdivision.
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108. Developer shall provide on the "A" Map a 24-foot access easement rrom the end of Eagle
Ridge Place to the northeast portion of APN#641-030-03. Said easement shall not be
emergency as depicted on the Tentative Map. Said easement shall be full street width on
Eagle Ridge Place, Misty Creek Street, and Santa Maria to East Palomar Street.
109. Developer shall provide on the "A" Map a 24-foot access easement(s) rrom APN#641-060-
020 and APN#641-060-030 to East Palomar Street. Said easement(s) shall not be emergency
as depicted on the Tentative Map. Said easement shall meet City standards to the satisfaction
of the City Engineer.
110. The developer shall notify the City at least 60 days prior to consideration ofthe 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 Approval of the tentative map.
b. Deposit with the City the estimated cost of acquiring said right-of-way and/or
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
determined 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 final
map. The developers shall pay all costs, both direct and indirect incurred in said
acquisition.
The requirements of a, b, and c above shall be accomplished prior to the approval of
the first Final "B" Map.
Ill. Grant easements to subsequent owners pursuant to Section 18.20.150 of the City Code on
any final map that proposes private utilities or drainage facilities crossing property lines as
directed by the City Engineer.
112. Grant to City on the appropriate final "B" Map two foot access easements along the rear and
side property line oflots adjoining walls to be maintained by the open space district. The
locations of these easements shall be as required by the Director of Planning and Building
and the City Engineer to provide adequate access for maintenance of said walls.
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113. Storm drain easements shall be private unless the storm drain systems therein are public.
114. Where a private storm drain easement will parallel a public sewer easement, the easements
shall be delineated separately on the final map and on the grading and improvement plans.
If any portion of the easements will overlap one another, the City shaIl have a superior right
to the common portion ofthe easements.
115. Prior to the approval of each final map, the City Engineer may require either the removal or
the subordination of any easement which may unreasonably interfere with the full and
complete exercise of any required public easement or right-of-way.
AGREEMENTS/FINANCIAL
116. Enter into a supplemental agreement with the City, prior to approval of each final "B" Map,
where the developer agrees to the following:
a. That the City may withhold building 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.
(iii) The applicant does not comply with the terms of the Reserve Fund Program.
b. That the City may withhold building permits for any of the phases of development
identified in the Public Facility Finance Plan (PFFP) for Otay Ranch SPA One if the
required facilities, as identified in the PFFP or as may be amended rrom time to time,
have not been completed.
c. Defend, indemnify, and hold harmless the City and its agents, officers and
employees, rrom 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 Planning 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 rrom any liability for erosion, siltation or increase flow of
drainage resulting rrom this project.
e. Ensure that all rranchised cable television companies ("Cable Company") are
permitted equal opportunity to place conduit and provide cable television service to
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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
restrict access to the conduit to only those rranchised cable television companies who
are, and remain in compliance with, all of the terms and conditions of the rranchise
and which are in further compliance with all other rules, regulations, ordinances and
procedures regulating and affecting the operation of cable television companies as
same may have been, or may rrom 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.
117. Enter into an supplemental agreement with the City prior to approval of the first final "B"
Map, where the developer agrees to the following:
a. Participate, on a fair share basis, in any deficiency plan or financial program adopted
by SANDAG to comply with the Congestion Management Program (CMP).
b. To not protest the formation of any future regional impact fee program or facilities
benefit district to finance the construction of regional facilities.
118. Prior to the approval of the first final "B" map, the applicant shall enter into an agreement
with the City for the maintenance of City property by the Homeowner's Association.
119. The applicant shall comply with all previous Agreements as they pertain to the tentative map.
SCHOOLS
120. The Applicant shall deliver to the Sweetwater Union High School District a 50-net usable
acre graded high school site including utilities provided to the site and an all weather access
road acceptable to the District prior to issuance of the 1,400'" building permit (504 students)
within SPA One. The all weather access road shall also be acceptable to the Fire
Department. This schedule is subject to modification by the School District as based on
District facility needs.
121. The applicant shall deliver to the Chula Vista Elementary School District, a graded
elementary school site including utilities provided to the site and an all weather access road
acceptable to the District, located west of Paseo Ranchero (S-3), prior to issuance of the
4,50Oth residential building permit (1,350 students) within SPA One. The all weather access
road shall also be acceptable to the Fire Department. This schedule is subject to modification
by the School District as based on District facility needs.
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MISCELLANEOUS
122. Submit copies of final maps, grading and improvement plans in a digital format such as
(DXF) graphic file prior to approval of each Final Map. Provide computer aided design
(CAD) copy of all [mal maps based on accurate coordinate geometry calculations and submit
the information in accordance with the City Guidelines for Digital Submittal in duplicate on
media acceptable to the City Engineer prior to the approval of each final map.
123. Tie the boundary of the subdivision to the California System-Zone VI (1983).
124. Pursuant to the provisions of the Growth Management Ordinance (Section 19.09 of the
CYMe) and the Otay Ranch General Development Plan (GDP), the Applicant shall complete
the following: (1) Fund the preparation of an annual report monitoring the development of
the community of Otay Ranch. The annual monitoring report will analyze the supply of, and
demand for, public facilities and services governed by the threshold standards. An annual
review shall commence following the fust fiscal year in which residential occupancy occurs
and is to be completed during the second quarter of the following fiscal year. The annual
report shall adhere to those guidelines noted on page 353, Section D of the GDP/SRP; and
(2) Prepare a five year development phasing forecast identifying targeted submittal dates for
future discretionary applications (SPA's and tentative maps), projected construction dates,
corresponding public facility needs per the adopted threshold standards, and identifying
financing options for necessary facilities.
125. The owners of each Village shall be responsible for retaining a project manager to coordinate
the processing of discretionary permit applications originating rrom the private sector and
submitted to the City of Chula Vista. The project manager shall establish a formal submittal
package required of each developer to ensure a high standard of design and to ensure
consistency with standards and policies identified in the adopted SPA Plan. The project
manager shall have a well rounded educational background and experience, including but not
limited to land use planning and architecture.
126. If developer desires to do certain work on the property after approval of the tentative map
but prior to recordation of the applicable final "B" Map, they may do so by obtaining the
required approvals and permits rrom 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 submittals (i.e., final "B" Map and
improvement plans) will be approved. All work performed by the developer prior to
approval of the applicable "B" Map shall be at the developers own risk. Prior to permit
issuance, the developer shall acknowledge in writing that subsequent submittals (i.e., final
"B" 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 ifthe applicable final "B" Map does not record.
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127. Future property owner within 200-feet of the centerline of the MTDB San Diego Trolley
LRT System shall be notified during escrow by a document to be initialed by the owners,
that an acoustical analysis for the Trolley was prepared and will be made available for the
owners review. This disclosure document shall be submitted prior to approval of the first
final "B" map for the project for approval by the City Engineer and the Director of Planning
and Building.
PHASING
128. If the applicant modifies the SPA One approved phasing plan, the applicant shall submit to
the City a revised phasing plan for review and approval prior to approval ofthe first final "B"
Map. The PFFP shall be revised where necessary to reflect the revised phasing plan.
129. If phasing is proposed within an individual map or through multiple final maps, the
developer shall submit and obtain approval for a development phasing plan by the City
Engineer and Director of Planning and Building prior to approval of any final map.
Improvements, facilities and dedications to be provided with each phase or unit of
development shall be as determined by the City Engineer and Director of Planning and
Building. The City reserves the right to require said improvements, facilities and/or
dedications as necessary to provide adequate circulation and to meet the requirements of
police and fire departments. The City Engineer and Director of Planning and Building may,
at their discretion, modify the sequence of improvement construction should conditions
change to warrant such a revision. The developer agrees that the City Engineer may change
the timing of construction of the public facilities.
130. The Public Facility Finance Plan or revisions thereto shall be adhered to for the SPA and
tentative map with improvements installed in accordance with said plan or as required to
meet threshold standards adopted by the City of Chula Vista. The PFFP identifies a facility
phasing plan based upon a set of assumptions concerning the location and rate of
development within and outside of the project area. Throughout the build-out of SPA One,
actual development may differ rrom the assumptions contained in the PFFP. Neither the
PFFP nor any other SPA One document grant the Applicant an entitlement to develop as
assumed in the PFFP, or limit the SPA One's facility improvement requirements to those
identified in the PFFP. Compliance with the City ofChula Vista threshold standards, based
on actual development patterns and updated forecasts in reliance on changing entitlements
and market conditions, shall govern SPA One 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. The Otay
Ranch SPA One PFFP, at the Applicant's expense and subject to a Reimbursement
Agreement, shall be updated no later than six (6) months after the approval of a PFFP for the
EastLake III GDP Area, and the conclusions of such update> including without limitation,
the nature, sizing, extent and timing for the construction of public facilities caused by SPA
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One, shall become a condition for all subsequent SPA One entitlements, including tentative
and final maps. Developer agrees that the City Engineer may change the timing of
construction of the public facilities
CODE REQUIREMENTS
131. 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 ofChula Vista Subdivision Ordinance and Subdivision Manual.
132. Underground all utilities within the subdivision in accordance with Municipal Code
requirements.
133. Pay the following fees in accordance with the City Code and Council Policy:
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-125 impact fee.
e. Telegraph Canyon Sewer Basin DIF.
f. Poggi Canyon Sewer Basin DIF as may be adopted by the City in the future.
g. Telegraph Canyon Basin Drainage DIF.
h. Reimbursement District for Telegraph Canyon Road Phase 2 Undergrounding.
1. Otay Ranch Reserve Fund fee.
Pay the amount of said fees in effect at the time of issuance of building permits.
134. Comply with all relevant Federal, State, and Local regulations, including the Clean Water
Act. The developer shall be responsible for providing all required testing and documentation
to demonstrate said compliance as required by the City Engineer.
135. Ensure that prospective purchasers sign a "Notice of Special Taxes and Assessments"
pursuant to Municipal Code Section 5.46.020 regarding projected taxes and assessments.
Submit the disclosure form for approval by the City Engineer prior to Final Map approval.
136. Comply with Council Policy No. 570-03 if pump stations for sewer purposes are proposed.
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137. Comply with Council Policy No. 522-02 regarding maintenance of natural channels within
open spaces.
138. The applicant shall comply with all aspects ofthe City of Chula Vista Landscape Manual.
139. All proposed development shall be consistent with the Otay Ranch SPA One Planned
Community District Regulations.
140. The Applicant shall comply with Chapter 19.09 of the Chu1a Vista Municipal Code (Growth
Management) as may be amended rrom time to time by the City. Said chapter includes but
is not limited to: threshold standards (19.09.04), public facilities fmance plan implementation
(19.09.090), and public facilities finance plan amendment procedures (19.09.100).
The applicant acknowledges that the City is presently in the process of amending its Growth
Management Ordinance to add a proposed Section 19.09.105, to establish provisions
necessary to ensure compliance with adopted threshold standards (particularly traffic) prior
to construction of State Route 125. Said provisions will require the demonstration, to the
satisfaction of the City Engineer, of sufficient street system capacity to accommodate a
proposed development as a prerequisite to final map approval for that development, and the
applicant hereby agrees to comply with adopted amendments to the Growth Management
Ordinance.
141. Upon submittal of building plans for small lot single family (5,000 square feet or less as
defined in the City of Chula Vista Design Manual) residential development, plans shall
clearly indicate that 750 square feet of private open space will be provided within the
subdivision.
142. Development ofthe subdivision shall 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 Storm Water Discharges Associated with Construction Activity and shall
implement a Storm Water Pollution Prevention Plan (SWPPP) concurrent with the
commencement of grading 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.
GUARDED AREAS
143. The following locations as proposed by the applicant are authorized for guarded entrances:
Santa Olivia, Santa Maria, East Santa Carina and West Santa Carina.
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144. Guarded entrances shall not have physical barriers. Guarded entrances shall be staffed rrom
dusk until dawn, unless the MHOA or the applicant determines it is economically
impractical. Physical barriers shall be prohibited at the entrances to guarded areas unless
specifically approved by City Council.
145. Parks located within guarded areas shall not receive park credit.
146. All streets within guarded areas shall be designated as private. Design of said streets shall
meet the City standards for public streets unless otherwise approved by the City Engineer.
Private street cross sections shall conform to those shown on the tentative map.
147. All private streets within Final "B" Maps shall be included in separate lots. The applicant
shall provide a certificate granting to the City a public utility easement over the entire private
street lots on the appropriate Final "B" Map. All private streets shall be owned as an equal
and undivided interest by each subsequent property within the subdivision.
148. Guarded entrances shall:
a. Require approval by the City Engineer and the Director of Planning and Building.
b. Provide sufficient room on the private roadway to queue without interrupting traffic
on public streets.
c. Provide a turn-around. The size and location of said turn-around shall be approved
by the City Engineer.
d. Provide a clearly delineated border between public and private streets through the use
of distinctive pavements.
e. Provide a dedicated parking space for the gate attendant to be shown on appropriate
grading and/or improvement plans.
f. Be equipped with a video camera to record entering and exiting vehicles.
149. Establish Homeowners Associations (HOA) to provide for the maintenance of private open
space lots, slope areas, landscape and irrigation and walls within each subdivision prior to
the approval of the associated final "B" maps. Submit and obtain approval by the Director
of Planning and Building and the City Engineer of the proposed CC&R's for each
subdivision prior to the approval of the corresponding final map.
150. The CC&R's shall prohibit "speed bumps" on private streets. The CC&R's shall also include
language which states that any proposal by the HOA to allow "speed bumps" in the future
shall require prior written approval of 100% of all the Homeowners Association members.
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151. Prior to approval of any "B" Map proposing private streets, the applicant shall initiate and
complete the process enabling the City to enforce the California Vehicle Code on said private
streets.
152. The MHOA shall be responsible for the maintenance and operation of all facilities within the
common areas and streets behind the guarded entrance. The facilities to be maintained
include, but are not limited to: pavements, sidewalks, street trees, street lights including
power supply, street sweeping, private drainage facilities and landscaping of private common
areas. The only facilities to be maintained by the City are mainline sewers and public
concrete drainage facilities (i.e., pipes, inlets, clean-outs and catch basins).
ALTERNATIVE MAP
153. The Alternative Out Parcel Lotting and Grading Tentative Map ("Alternative Map") includes
in addition to the Tentative Map, APN #641-030-09, APN #641-030-01, APN #641-030-03,
and the site identified as "Sunbow Proposed Lot-line Adjustment" ("Out-Parcels"). The
Alternative Out Parcel Lotting and Grading Tentative Map will become effective upon the
applicant meeting all of the following conditions:
a. submittal of evidence by the applicant to the satisfaction of the City of Chula
Vista that the applicant has acquired fee title to all of the Out-Parcels prior to the
approval of a final "B" map including any of the Out-Parcels or upon the written
consent ofthe owners of the Out-Parcels to approval of such final map; and,
b. That the lotting design for Neighborhood R-55, as depicted on the Tentative Map
is depicted in place of the lotting design for R-55 and R-58 west of Santa Carina
as shown on the Alternative Map; and ,
c. That the proposed "Sunbow Proposed Lot Line Adjustment" Out-parcel be
deleted rrom the Alternative Map.
d. That Park P-13 be depicted on the Alternative Map at the same location as
indicated on the Tentative Map; and,
e. That lots #36, and #43 in Neighborhood R-50, Lot #8 in Neighborhood 51A, and
Lot #45 in Neighborhood 52A are deleted rrom the Alternative Map. Lot area
shall instead be included in open space lots #29 and #30; and,
f. If the Alternative Map becomes effective, Tentative Map Condition #27 (Full
street-width bridge connection Bam Owl Court and Misty Creek Court) will not
apply to the Alternative Map; and,
g. Submittal of a revised "A" map for the Project, if an "A" map has been
previously approved; and,
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h. The developer shall dedicate to the City on a revised 'A' map, a 35-foot wide
right-of-way for the MTDB's San Diego Light Rail Transit and any additional
width dedication required at the at-grade crossings to the satisfaction of the City
Engineer. Said right-of-way shall be contained in lots granted to the City for open
space, transportation, and other public purposes. Said lots shall not extend across
street intersections unless approved by the City Engineer. The developer shall
include said lots in an open space district; and,
1. Offer for dedication in fee interest to the City on a revised "A" map, all numbered
open space lots shown on the tentative map. Execute and record an irrevocable
offer of dedication of fee interest for each of the lots to be maintained by the City
through the open space district; and,
J. Grant on the revised "A" map an access easement rrom Telegraph Canyon Road
to Santa Olivia, parallel to the MTDB San Diego Trolley LRT System corridor;
and,
k. Prior to the approval of the first final "B" map for the "Out-parcels", an open
space maintenance area shall be formed for the Out-Parcels to fund preserve
maintenance and monitoring. Said open space maintenance area shall be a part
of Community Facilities District No. 97-2 (Preserve Maintenance District); and,
I. Prior to the approval of the first final "B" maps for the Out-Parcels, an Open
Space District shall be formed for the Project to fund maintenance of open space
and other public improvement; and,
m. Provide and comply with an updated acoustical analysis sound wall study as to
the out-parcels which shall include measures to maintain the permissible exterior
and interior noise limits for the residential units located adjacent to the MTDB
San Diego Trolley LRT System alignment. The applicant shall comply with the
recommendations of such study. Noise levels must not exceed thresholds in Otay
Ranch SPA One, Planned Community District Regulations, Section II.3.( d and
e); and,
n. Submit and obtain approval of a revised Village One West Maintenance
Responsibility Map including the out-parcels rrom the Director of Planning and
Building which shall include delineation of private and public streets.
o. All of the Tentative Map conditions contained here within shall be applied to the
Alternative Map except as noted above, and the developer shall comply with all
conditions, as to the Alternative Map.
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