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HomeMy WebLinkAboutPlanning Comm Rpts./2002/06/26 REVISED AGENDA PLANNING COMMISSION MEETING Chula Vista, California 6:00 p.m Wednesday, June 26, 2002 Council Chambers 276 Fourth Avenue, Chula Vista,CA CALL TO ORDER ROLL CALL/MOTIONS TO EXCUSE PLEDGE OF ALLEGIANCE and MOMENT OF SILENCE APPROVAL OF MINUTES: June 12, 2002 INTRODUCTORY REMARKS 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: Eastlake Village Center North General Development Plan and Sectional Planning Area Plan. Staff recommends public hearing be opened and continued to July 10, 2002. 2. ACTION ITEM: Consideration of a resolution of denial for PCC 02-13; Conditional Use Permit to permit an existing second dwelling unit as an accessory second dwelling unit behind the primary single-family residence, at 736 Church Avenue. Applicant: Daniel Contreras Project Manager: John Schmitz, Principal Planner 3. PUBLIC HEARING: PCM-02-24; Consideration of amendments to the Eastlake III Sectional Planning Area (SPA) Plan, Otay Ranch Village Six Sectional Planning Area (SPA) Plan, and Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan, to incorporate Section 11.7 Air Quality Improvement Plan into each of the Sectional Planning Area (SPA) Plans Project Manager: Mary Venables, Associate Planner Planning Commission - 2- June 26, 2002 4. PUBLIC HEARING: PCC 02-15; Conditional Use Permit to establish a dwelling group by adding a second single-family dwelling on a lot that contains an existing single-family dwelling in a Single-Family Residence (R-1) zone located at 108 Corte Maria Avenue. Project Manager: Michael Walker, Associate Planner 5. PUBLIC HEARING: PCC 02-42; Conditional Use Permit proposal for a detached, 926 square foot garage with a 920 second accessory dwelling unit above in a Single-Family Residence (R-1) zone. The project would be situated behind an existing single-family dwelling located at 250 K Street. The second-story unit is in compliance with State government code regulations 65852.2(b)(1 )(A)(-(I) for cities without adopted accessory second unit ordinances. Project Manager: Michael Walker, Associate Planner DIRECTOR'S REPORT: COMMISSION COMMENTS: COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT The City of Chula Vista, in complying with the American with Disabilities Act (ADA), requests individuals who require special accommodations to access, attend, and/or participate in a City meeting, activity, or service, request such accommodations at least forty-eight hours in advance for meetings, and five days for scheduled services and activities, Please contact Diana Vargas for specific information at (619) 691-5101 or Telecommunications Devices for the Deaf (TDD) at 585-5647. California Relay Service is also available for the hearing impaired. AGENDA PLANNING COMMISSION MEETING Chula Vista, California 6:00 p.m Wednesday, June 26, 2002 Council Chambers 276 Fourth Avenue, Chula Vista,CA CALL TO ORDER ROLL CALL/MOTIONS TO EXCUSE PLEDGE OF ALLEGIANCE and MOMENT OF SILENCE APPROVAL OF MINUTES: June 12, 2002 INTRODUCTORY REMARKS 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. ACTION ITEM: Consideration of a resolution of denial for PCC 02-13; Conditional Use Permit to permit an existing second dwelling unit as an accessory second dwelling unit behind the primary single-family residence, at 736 Church Avenue. Applicant: Daniel Contreras Project Manager: John Schmitz, Principal Planner 2. PUBLIC HEARING: PCM-02-24; Consideration of amendments to the Eastlake III Sectional Planning Area (SPA) Plan, Otay Ranch Village Six Sectional Planning Area (SPA) Plan, and Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan, to incorporate Section 11.7 Air Quality Improvement Plan into each of the Sectional Planning Area (SPA) Plans Project Manager: Mary Venables, Associate Planner 3. PUBLIC HEARING: PCC 02-15; Conditional Use Permit to establish a dwelling group by adding a second single-family dwelling on a lot that contains an existing single-family dwelling in a Single-Family Residence (R-1) zone located at 108 Corte Maria Avenue. Project Manager: Michael Walker, Associate Planner Planning Commission - 2- June 26, 2002 4. PUBLIC HEARING: PCC 02-42; Conditional Use Permit proposal for a detached, 926 square foot garage with a 920 second accessory dwelling unit above in a Single-Family Residence (R-1) zone. The project would be situated behind an existing single-family dwelling located at 250 K Street. The second-story unit is in compliance with State government code regulations 65852.2(b)(1 )(A)(-(I) for cities without adopted accessory second unit ordinances. Project Manager: Michael Walker, Associate Planner DIRECTOR'S REPORT: COMMISSION COMMENTS: COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT The City of Chula Vista, in complying with the American with Disabilities Act (ADA), requests individuals who require special accommodations to access, attend, and/or participate in a City meeting, activity, or service, request such accommodations at least forty-eight hours in advance for meetings, and five days for scheduled services and activities. Please contact Diana Vargas for specific information at (619) 691-5101 or Telecommunications Devices for the Deaf (TDD) at 585-5647. California Relay Service is also available for the hearing impaired. MINUTES OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA 6:00 p.m. Wednesday, June 12, 2002 Council Chambers Public Services Building 276 Fourth Avenue, Chula Vista ROLL CALLI MOTIONS TO EXCUSE: Present: Chair O'Neill, Commissioners Castaneda, Hall, Cortes, Thomas, Willett McCann Jim Sandoval, Assistant Director of Planning and Building John Schmitz, Principal Planner Caroline Lewis, Planning Technician III Elizabeth Hull, Deputy City Attorney II Absent: Staff Present: PLEDGE OF ALLEGIANCE/SILENT PRAYER INTRODUCTORY REMARKS: Read into the record by Chair O'Neill APPROVAL OF MINUTES: MSC (Willett/Cortes) (6-0-1-0) to approve minutes of May 8, 2002 as submitted. Motion carried. ORAL COMMUNICATIONS: No public input. 1. PUBLIC HEARING: ZA V 02-06; Appeal of the Zoning Administrator's decision of January 23, 2002 to deny a request to exceed the maximum floor area ration and to encroach into the required rear and side yard setbacks of the R2T Zone. Applicant Conrado Cabalbag. Staff recommends public hearing be opened and continued to July 10, 2002. MSC (Cortes/Thomas) to continue public hearing to July 10, 2002. Motion carried. 2. PUBLIC HEARING: PCC 02-13; Conditional Use Permit to permit an existing second dwelling unit at an accessory second dwelling unit behind the primary single-family residence at 736 Church Avenue. Applicant Daniel Contreras. Background: John Schmitz, Principal Planner reported that this item was continued from the May 8th Planning Commission meeting to allow staff the opportunity to relay to Mr. Contreras, who was not present at that meeting, the Commission's concerns and position, which was that they are not interested in approving or further considering the request until the garage was returned to its original condition as a parking area. Planning Commission Minutes - 2 - June 12, 2002 Staff met with Mr. Contreras twice since that meeting and he expressed a desire to explain his proposal to convert the garage/workshop area into the accessory unit in phases. Public Hearing Opened 6:13. Daniel Contreras, 334 Bay Leaf Drive, Chula Vista, stated he understood the Commission's concerns and directive to first convert the garage to its original use, however, he indicated that he would like to obtain one building permit to do all of the work together phasing the work in three stages, with the garage conversion in the second phase. Pandra Boyle, 739 Church Avenue, Chula Vista, spokesperson for the area neighborhood stated they collectively oppose the proposal based on their disagreement with staff's interpretation of the State law with respect to size. She further stated that although Mr. Contreras has stated that he wants to rectify a pre-existing violation, she indicated that the violations were created by him after he bought the property. She, once again, urged the Commission to deny this proposal. The Commission requested that Mr. Contreras address the Commission once again in order to respond to Mrs. Boyles' statement that he did the illegal conversion. Mr. Contreras denied the allegations and stated that the violations were in existence when he bought the property. Public Hearing Closed 6:33 Commission Discussion: Chair O'Neill emphasized the need to expedite the enactment of a City Ordinance on Accessory Units, and stated that in the absence of one, although State law allows up to a 1,200 sf accessory unit, in his opinion, this proposal is too large, and, in fact, the secondary unit as proposed is larger than the primary unit. Commissioner Castaneda stated that he concurs with Chair O'Nei II's assessment of the project, and in his opinion the size of the project is incompatible with the characteristic of the surrounding neighborhood, therefore, he cannot make the necessary findings for approval. Commissioner Thomas stated that he cannot make the necessary findings for approval because he believes the project as proposed is too large and therefore incompatible with the neighborhood. Commissioner Cortes stated that it is regrettable that there appears to be irreconcilable disputes with the neighbors and reminded the Commission that Mr. Contreras has been attempting, for some time now, to bring resolve to the pre-existing non-conformance Planning Commission Minutes - 3 - June 12, 2002 issues in order to be able to move forward with his proposal. He further stated that he believes the proposal merits further consideration and approval. Commissioner O'Neill stated that he is willing to give the applicant the benefit of the doubt as it relates to the conversion being in existence when he bought the property. The reality is that the property is what it is today and the project as proposed is too large for the surrounding neighborhood. He further stated that it behooves the applicant to address the size issue and consider scaling back the project because he would not like to mislead the applicant into thinking that if the garage conversion issue is taken care of, his proposal, as currently designed, would be approved. MSC (Castaneda/Thomas) (5-0-1-1) that the Planning Commission direct staff to come back with a resolution of denial of the project based on the Commission's inability to make the necessary findings for approval because the property has not been brought into conformance and the unit, as proposed, is characteristically incompatible with the surrounding neighborhood, and would have a detrimental affect on the General Plan and the quality of life within the Single Family neighborhood. Motion carried with Commissioner Cortes abstaining. 3. PUBLIC HEARING: PCC 02-34; Conditional Use Permit to install two 15-ft. monopines to support three antenna arrays, two microwave dishes and one GPS antenna, and related equipment enclosure located in the rear of the property, at 45 Quail Court. Background: Caroline Lewis, Planning Technician III, reported that Verizon Wireless proposes to install a wireless communications facility to include two 15 foot monopines and an equipment enclosure to be located behind a single-family home. The property is surrounded by single-family homes to the north, south and east, and 1-805 borders the property to the west. Currently there are two Pacific Bell/Cingular Wireless 8 foot poles with two antennas mounted to each pole that were approved in 1996. The monopines would be located 13 feet from the rear of the house and approximately 6 feet from the rear property line. A 6 x 18 foot equipment enclosure would be located 3 feet from the monopines and painted to match the existing house. Six written comments were received by neighborhood residents opposing the project because of the proximity to their homes and the perceived radio frequency emissions or radiation level from the antennas. Staff believes that health and safety concerns are addressed by Condition #3, which requires all telecommunication facilities be in compliance with ANSI standards and EMF emissions, which is enforced by the Federal Communications Commission. Planning Commission Minutes - 4 - June 12, 2002 Staff recommendation: That the Planning Commission approve CUP PCC 02-34 based on the findings and conditions contained herein to install two 15-ft. monopines to support three antenna arrays, two microwave dishes and one GPS antenna, and related equipment enclosure located in the rear of the property, at 45 Quail Court. Commission Discussion: Commissioner O'Neill stated that the Commission has reviewed a considerable number of these facilities in more appropriate locations such as on church properties, public facilities and schools and asked for clarification from staff as to their rationale in recommending approval of this proposal, which is clearly a commercial use in an R-1 zone. Jim Sandoval clarified that under current wireless regulations, these uses are allowed in single-family zones. The applicant proposed to install a stealth facility, therefore, staff considered it could be handled administratively, however, since there was opposition from the residents, it was deemed appropriate to refer it to the Planning Commission for a public hearing. Furthermore, because the location is at the end of a cul-de-sac, there are only two homes on each side and the closest thing to the facility would be 1-805. Public Hearing Opened 7:15. John Beke, representing Verizon Wireless, 357 Van Ness Way, Torrance, CA 905011 stated that this is not a commercial use in that they are a regulated public utility with the California Public Utilities Commission. He addressed the safety concerns of the surrounding neighbors and stated that the conditions contained in the resolution adequately protect all residents in that they are required to be in compliance with FCC regulations relating to EMF emissions. Public Hearing Closed 7:20. Commissioner O'Neill stated that the stealth qual ity of the product and the EMF issue are not points of concern to him, however, he cannot support a commercial use within an R- 1 single-family zone. Commissioner Hall stated that perception is reality in the minds of the public with respect to their concerns with EMF emissions. He further stated that from a public relations standpoint, he would like to see the telecommunication industry make an effort to educate the general public on the facts about EMF emissions. Commissioner Willett stated that he research the Zoning Code and found Section 19.22.030, which reads, "...satellite dish antennas shall be used for private non- commercial purposes...", therefore, he opposes the proposal because it is a commercial Planning Commission Minutes - 5 - June 12, 2002 use, for profit, in a residential zone. Additionally, he also wholeheartedly recommends and educational outreach to the community regarding EMF emissions. Commissioner Castaneda stated that he cannot make the necessary findings to approve the project because it is incompatible with the surrounding neighborhood, therefore, he will be voting against the project. Commissioner O'Neill stated that it appears no effort was made by the applicant to attempt to find another location for their facility, most likely due to an assumption that because there already is an existing facility on that property, it would be a "slam-dunk" approval. Therefore, he is willing to recommend a continuance of this item in order to allow the applicant the ability to exhaust the possibility of locating their facility at another site. Commission Cortes stated he concurs with Chair O'Neill's statement and supports his recommendation for continuance. MSC (Thomas/Willett) (5-1-1-0) that the Planning Commission deny the application to install two 15-ft. monopines to support three antenna arrays, two microwave dishes and one GPS antenna, and related equipment enclosure located in the rear of the property, at 45 Quail Court. Motion carried with Commissioner O'Neill voting against it. DIRECTOR'S REPORT: Director Sandoval reviewed the upcoming schedule of Planning Commission meetings and reminded the Commission that there will be a workshop on Wednesday, June 19 regarding the General Plan Visioneering Training and an update on the Redevelopment area amendment. ADJOURNMENT at 8:00 p.m. to the Planning Commission workshop of June 19,2002. Diana Vargas, Secretary to Planning Commission RESOLUTION NO. PCC 02-13 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION DENYING CONDITIONAL USE PERMIT PCC- 02-13, FOR AN ACCESSORY SECOND UNIT BEHIND AN EXISTING SINGLE-FAMILY HOME AT 736 CHURCH A VENUE. \VHEREAS, in June, 200], the City of Chula Vista Code Enforcement Division received a complaint and found that a detached garage/workshop at 736 Church street had been converted to a residential unit without benefit of building permits; and WHEREAS, Code Enforcement notified the property owner of the need to correct the violations of City Zoning Ordinance and Building Codes; and WHEREAS, a duly verified application for a conditional use permit was filed with the City of Chula Vista Planning Division on September 18, 200 I by Daniel Contreras; and WHEREAS, said applicant requests an accessory second dwelling unit permit for an existing structure, which will be remodeled and expanded to include: two bedrooms, one bathroom, dining room and living room, for a total of 906 square feet of living space, in compliance with State Government Code Sections 65852,2(b)(1)(A)-(I), for cities without adopted accessory second unit ordinances; and WHEREAS, the Environmental Review Coordinator, in compliance with the California Environmental Quality Act (CEQA) has concluded that this project is a Class 3(a) categorical exemption from environmental review (CEQA Section 15303 (a), new construction and location oflimited numbers of new, small facilities or structures); and \VHEREAS, the Planning Director set the time and place for a hearing on said conditional use permit and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners and residents within 500 feet of the exterior boundaries of the property at least 10 days prior to the hearing; and WHEREAS, the hearing was to be held at the time and place as advertised, namely November 28, 2001 at 6:00 p,m, in Council Chambers, 276 Fourth Avenue, before the Planning Commission; and WHEREAS, the hearing was continued to March 27, April 24, May 8, June 12 and again to June 26 2002, and was thereafter closed; and WHEREAS, after considering all reports, evidence, and testimony presented at said public hearing with respect to the conditional use permit application, the Planning Commission directed staff to prepare a resolution to deny the conditional use permit; and WHEREAS, the Planning Commission of the City of Chula Vista does hereby make the following findings required by the City's rules and regulations for the denial of conditional use permits, as herein below set forth, and sets forth, there under, the evidentiary basis that permits the stated finding to be made, I, That the proposed use at this location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The requested use would take place on a lot within an existing single-family residential neighborhood. Public testimony has indicated that the existing nonconforming use of the property has had a detrimental impact on the neighborhood in terms of parking, and that the size of the resuJting garage and unit will not be compatible with surrounding residential uses, The Planning Commission also observed that the size of the resulting structure would be larger than the existing house on the site and would therefore be incompatible with the neighborhood, The Planning Commission therefore finds that the request does not contribute to the general well being of the neighborhood, 2, That such use will not under the circumstances of the particular case be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The accessory second unit is proposed as an expansion of an existing accessory structure that was illegally converted ITom a garage/workshop to a habitable space, Without benefit of inspections, the safety of the building is in question The Planning Commission finds that such a structure is detrimental to the surrounding residential neighborhood and should not be allowed to remain in its present condition. 3, That the proposed use will comply with the regulations and conditions specified in the code for such use. The Planning Commission fmds that the request does not meet the requirements of the California Government Code relating to accessory second units, namely that the request does not meet local building code requirements for detached dwellings, as modifications were made without permits, 4. That the granting of this Conditional Use Permit will not adversely affect the General Plan of the City or the adopted plan of any government agency. The Planning Commission finds that this Conditional Use Permit is in compliance with the General Plan, Section 65852,2b-5 of the California Government Code provides that accessory second unit permits issued are exempt from the existing or future General Plan and zoning density regulations, and the Housing Element of the Chula Vista General Plan promotes this type housing to meet the need for affordable housing, 2 NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby deny Conditional Use Permit PCC-02-13 in accordance with the findings contained in this resolution, PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 26th day of June, 2002, by the following vote, to-wit: AYES: NOES: ABSENT: ABSTAIN: Kevin O'Neill, Chair ATTEST: Diana Vargas, Secretary J:\PlanninglJohnS\Documents\Resolutions\2002\PCC-02-13 736 Church 2nd Unit~JS.doc 3 PLANNING COMMISSION AGENDA STATEMENT Item: Meeting Date: OIi/21i/02 .:L ITEM TITLE: PUBLIC HEARING: PCM-02-24, consideration of amendments to the EastLake III Sectional Planning Area (SPA) Plan, Otay Ranch Village Six Sectional Planning Area (SPA) Plan, and Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan, to incorporate Section II.7 Air Quality Improvement Plan into each of the Sectional Planning Area (SPA) Plans. Staff is requesting amendments to the Eastlake III Sectional Planning Area (SPA) Plan, the Otay Ranch Village Six Sectional Planning Area (SPA) Plan, and the Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan to incorporate Air Quality Improvement Plans into each of the Sectional Planning Area (SPA) Plans as mandated by the City's Growth Management Ordinance. The developers of the three Planning Areas, in order to meet the Sectional Planning Area (SPA) content requirements, agreed to participate in a pilot program to study and evaluate air quality and energy conservation measures in their projects. In March 2001, the City retained a consultant to prepare a computer model, related reports and analyses of air quality and energy conservation measures in order to evaluate the three SPA projects. The scope of work also included the preparation of individual Air Quality Improvement Plans for the study participants. Staff will draft guidelines for future air quality improvement plans using the information contained in the pilot study and report. (Attachment 4) The Environmental Review Coordinator has reviewed the proposed project for compliance with the California Environmental Quality Act and has determined that the proposed project was adequately covered in the previously adopted EastLake III Woods and Vistas Replanning Program EIR 01-01, the Village Six SPA Plan EIR 98-01 and the Otay Ranch GDP Amendments/Village 11 SPA Plan EIR 01-02. Thus, no further environmental review or documentation is necessary. RECOMMENDATION: That the Planning Commission: . Recommend that the City Council accept the INDEX Pilot Test: SPA Air Quality Improvement Plans, June 2002 report prepared for the City by Criterion Planners/Engineers Inc. and direct staff to draft Air Quality Improvement Plan Guidelines. . Adopt Resolution, PCM-02-24A recommending that the City Council approve the proposed amendment to the Eastlake III Sectional Planning Area (SPA) Plan incorporating the required Air Quality Improvement Plan into the Sectional Planning Area (SPA) Plan in accordance with the findings contained therein. ) Page 2, Item: Meeting Date: fi/Jfi/II? . Adopt Resolution, PCM-02-24B recommending that the City Council approve the proposed amendment to the Otay Ranch Village Six Sectional Planning Area (SPA) Plan incorporating the required Air Quality Improvement Plan into the Sectional Planning Area (SPA) Plan in accordance with the findings contained therein. . Adopt Resolution, PCM-02-24C recommending that the City Council approve the proposed amendment to the Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan incorporating the required Air Quality Improvement Plan into the Sectional Planning Area (SPA) Plan in accordance with the findings contained therein. BACKGROUND: The City of Chula Vista has been a leader and innovator in promoting local air quality and energy conservation efforts. The City Council has taken a proactive role in addressing the air quality and energy challenges posed by rapid growth. The proposed pilot program will enhance air quality and energy conservation efforts in master planned communities being developed in Eastern Chula Vista. The City's Growth Management Ordinance requires that an Air Quality Improvement Plan be prepared for all major development projects (50 dwelling units or greater). City adoption of the Carbon Dioxide (C02) Reduction Plan in November 2000 provided for further consideration of land use and energy efficient measures in new development in order to reduce C02 emissions, energy consumption and air pollution. In addition, the Chula Vista GreenStar Building Incentive Program (GreenS tar), currently being developed through a previously awarded Environmental Protection Agency (EP A) grant, was expanded to include the identification of air quality and energy conservation measures at both the SPA plan and individual construction project level. A portion of the EP A grant was used to fund consultant assistance in preparing an air quality/energy conservation pilot study. On March 27, 2001, the City Council approved an agreement between the City and Criterion Planners/Engineers Inc. for consulting services to prepare a customized computer model, related reports and preparation of Air Quality Improvement Plans for three development projects. The pilot study participants are EastLake III, Otay Ranch Village Six and Otay Ranch Village Eleven. The Sectional Planning Area (SPA) Plans for all three projects have been approved and are conditioned to require preparation of their Air Quality Improvement Plans based on the outcomes of the pilot study and information contained in the INDEX Pilot Test report. The proposed amendments to the three projects are necessary in order to incorporate the required Air Quality Improvement Plans into the SPA Plan documents. (See locator maps.) ..:). Page 3, Item: Meeting Date: iVJiVO? The INDEX Pilot Test: SPA Air Quality Improvement Plans, May 2002 report, prepared by Criterion Planners/Engineers Inc., outlines the Chula Vista pilot study and describes how the computer modeling system measures the attributes and performance of community plans. (Attachment 4) The report identifies twelve key action measures taken from the City's Carbon Dioxide (C02) Reduction Plan for incorporation into 52 indicators used in the pilot study. The indicators quantify the characteristics of the twelve key measures and are then programmed in INDEX. Baseline data established for the study consisted of modeling three older existing neighborhoods constructed in the 1970's and 1980's. The baseline data was then used to compare and rate the study projects. The INDEX modeling found that all three pilot study SPA Plans were more energy-efficient than the baseline neighborhoods. EastLake III is approximately 4.8% more efficient, Otay Ranch Village Six is about 8.6% more efficient and Otay Ranch Village Eleven is approximately 10.8% more energy-efficient. In comparison with the baseline data there was a reduction in air pollutants and C02 (greenhouse gas emissions) of .20% for the EastLake III project. The scores for Otay Ranch Village Six reflected a 5.4% reduction, and Otay Ranch Village Eleven a 6.5% reduction in air pollutants and C02 emissions. The most effective way of improving the project scores is through site plan modification in the areas of land-use density, land-use diversity and multimodal circulation design. The pilot study SPA Plans were at an advanced stage in the approval process as the study began, therefore, it was not feasible to make major changes in the land-use and circulation designs. The review and analysis contained in the INDEX Pilot Test report then focused on methods to improve air quality and energy conservation for the approved study SPA Plans. In addition to increasing densities, expanding diversity of land uses and modification of streets and circulation, the following options remained for consideration by the study participants to improve air quality and energy efficiency in their projects: 1. Title 24 Exceedence Participation in existing building efficiency programs such as ComfortWise, SDG&E Home Energy Partnership and the new California Energy Star program will result in structures that exceed the Title 24 standards by 15%. The developers were also given the opportunity to design their own Title 24 exceedence program to further improve upon the Title 24 standards. 2. Solar Measures Solar photovoltaic (PV) power generation systems. While the cost/benefit equation has 3 Page 4, Item: Meeting Date: fjIJtVlI? improved in recent years, the study found the break-even point for residential applications to be the length of the loan (7% loan rate for 30 years). Commercial applications are more cost effective due to the state and federal incentives available to businesses. Solar thermal applications. Solar water heating in new residential construction is cost effective due to the relatively low cost of the system, available rebates and current natural gas pnces. 3. Tree Planting This option will offset greenhouse gas emissions (C02) and help mitigate climate change. It will not, however, improve the SPA's air pollutant emissions or energy efficiency. During the course of the pilot study Assembly Bill (AB) 970 was signed into law and has taken effect. It required the California Energy Commission to adopt new Title 24 energy efficiency standards for residential and nonresidential buildings. The new standards have resulted in more stringent construction requirements to achieve approximately a 12% increase in energy conservation beyond what was previously required. With all of the proposed pilot study dwelling units now mandated by the State to be 12% more energy efficient than they were required to be at the onset of the study, this has had an impact on the pilot study participants and their ability to exceed the new Title 24 standards in a cost-effective manner. While exceeding these new requirements may now be more difficult, it is still possible to achieve a 15% Title 24 exceedence by participating in existing building efficiency programs such as ComfortWise, SDG&E Home Energy Partnership and the new California Energy Star program. Air Quality Improvement Plans After consideration of the above options, EastLake III and Otay Ranch Village Six selected the Title 24 Exceedence and Tree Planting indicators to improve energy efficiency and air quality for their projects. Overall, with these modifications EastLake III and Otay Ranch Village Six achieved an additional I % reduction in energy use and a smatl decrease in C02 emissions and air pollutants beyond the original project scores. The additional tree planting resulted in an increase in C02 uptake of 25% for EastLake III and 22% for Otay Ranch Village Six. Again, while this option does not reduce air potlutants it does offset greenhouse gas emissions helping to mitigate global warming. Otay Ranch Village Eleven chose no further options identified in the pilot study. They did, however, commit to six construction level measures that have not been modeled for scoring purposes. y- Page 5, Item: Meeting Date: fj/Jfj/n7 A summary of the Air Quality Improvement Plans for the three pilot study projects follows: EastLake III The Air Quality Improvement Plan for EastLake III (Attachment 5) requires implementation of the following air quality/energy efficiency measures: Building Energy Efficiency Program & Title 24 Exceedence . EastLake Woods - 72 single-family homes will participate in ComfortWise or SDG&E Home Energy Partnership resulting in approximately 15% exceedence over the new Title 24. . EastLake Woods - 255 single-family homes will participate in the proposed California EnergyStar Program resulting in approximately 15% exceedence over the new Title 24. To further promote the AQIP, the Master Developer will encourage all merchant builders to participate in a building efficiency program. Additional Tree Planting to Offiet Greenhouse Gas Emissions 855 trees will be planted within the slopes and other open space areas of the project site as detailed below: . EastLake Woods ~ 262 trees . EastLake Woods West ~ 233 trees . EastLake Vistas ~ 360 trees The Master Developer will obtain certification by a Registered Landscape Architect that additional trees have been included on the Master Landscape Plan for EastLake III. Construction and Dust Control Measures . Comply with Section 4.8.5 Mitigation Measures, EastLake III Woods and Vistas Replanning Program Final Subsequent Environmental Impact Report 01-01. c; Page 6, Item: Meeting Date: tVJl:i/1I? Otay Ranch Village Six The Air Quality Improvement Plan for Otay Ranch Village Six (Attachment 6) contains the following implementation measures for the project developers: Title 24 Exceedence . McMillin Land Development Construction of 482 single-family detached homes to exceed the new Title 24 by 10%. . Otay Ranch Company Encourage all merchant builders to participate in a building efficiency program. Additional Tree Planting to Offset Greenhouse Gas Emissions . McMillin Land Development - 244 trees to be planted in parkways and medians. McMillin will obtain certification by a registered Landscape Architect that additional trees have been included on the Master Landscape Plan for their portion of Otay Ranch Village Six. . Otay Ranch Company - 548 trees to be planted in ITont yards of single family detached units. The Otay Ranch Company will obtain certification by a registered Landscape Architect that additional trees have been included on the single-family lots in their portion of Otay Ranch Village Six. Construction and Dust Control Measures . Comply with Section 5.11.5 Mitigation Measures, Otay Ranch Village Six Sectional Planning Area (SPA) Plan Environmental Impact Report 98-01. Otay Ranch Village Eleven The Air Quality Improvement Plan for Otay Ranch Village Eleven (Attachment 7) requires implementation of the measures listed below: Construction and Dust Control Measures . Comply with Section 5.11.6 Mitigation Measures, Otay Ranch GDP (; Page 7, Item: Meeting Date: tVJl.i/1I? Amendments/Village Eleven SPA Plan Environmental Impact Report 01-02. To further promote the AQIP, the Master Developer will implement construction level design features described in the Plan, and will recommend additional construction level measures such as participation in a building efficiency program, use of "Low E" windows, energy-efficient lighting, 220-volt electrical service to the garage, and additional tree planting be considered by all merchant builders in an effort to reduce energy consumption. INDEX Study Results It is important to recognize the improvements in energy efficiency that have occurred in the building industry and in particular the pilot study SPA Plans in comparison to typical residential development projects built in the 1970's and 1980's. Otay Ranch Village Six and Village Eleven have been planned and designed as neo-traditional, pedestrian-oriented urban villages, with Village Six containing a future transit station in the Village Core. Otay Ranch Village Six realized a 9.7% energy reduction score due mainly to the higher densities proposed, pedestrian fTIendly path and trail networks and provision of transit services. Otay Ranch Village Eleven also attained a 10.8% energy reduction score for many of the same reasons. EastLake III, while lower in density, still displayed considerable improvements (4.8% energy reduction) over the baseline, and would realize an additional I % improvement by implementing the additional measures proposed. Increased tree planting would increase the amount of greenhouse gases (C02) absorbed by vegetation over the course of a year. Additionally, during the study some updates to the SPA Plan occurred prior to the modeling process. These changes improved scores relative to the baseline. EastLake III provided additional trail connections, Otay Ranch Village Six included bridge connections over major streets and Village Eleven made changes to the street pattern resulting in better connectivity. The final results are illustrated in the tables below: ? ." ___._ ._..__._H"_._' . _._.._.__.___ Page 8, Item: Meeting Date: (jIJryll? AIR OUALITY AND ENERGY CONSERVATION IMPROVEMENTS Baseline EastLake III Otay Ranch Otay Ranch VilIa!!e Six VilIa!!e Eleven -- Original Modified Original Modified Original Total Energy Use 75.56 71.94 71.19 69.05 68.25 67.39 (MMBtu/vr/canita) % Energy n 4.8 5.8 8.6 9.7 10.8 Reduction Total CO2 Emissions 10,493 10,471 10,404 9,943 9,873 9,833 Obs/vr/canita) % C02 Emissions Reduction -- 0.20 0.85 5.24 5.90 6.29 Total Air Pollutant Emissions 544.85 544.87 544.75 543.81 543.68 543.59 (]bs/vr/canita) % Air Pollutant Emissions -- -- .01 .19 .21 .23 Reduction VEGETATIVE C02 UPTAKE IMPROVEMENTS FROM TREE PLANTING EastLake III Otay Ranch Otay Ranch VilIa!!e Six VilIa!!e Eleven Original Modified Original Modified Original Vegetative C02 Uptake Obs/vr) 169 950 212700 179 300 218900 163 350 Increase in Vegetative CO2 42,750 lbs./yr 39,600 Ibs./yr. -- Uptake (lbs/yr) 25% increase 22% increase g ->--.- -~----_.,._,.-- ,__....._...., . _0"--_'- ........._._.....__..__~___... ____. Page 9, Item: Meeting Date: (jIJfj/ll? Air Quality Improvement Plan Guidelines The next step in the study program is to prepare guidelines for future Air Quality Improvement Plans, which staff will initiate upon adoption of the pilot AQIP's and receiving City Council direction. The air quality and energy conservation pilot study has provided information for staff to use in developing guidelines for the preparation of future Air Quality Improvement Plans. Existing Development It is important to note that although new residential construction was the focus of the pilot study, there are opportunities for existing residences to conserve energy. The San Diego Regional Energy Office, the California Energy Commission and San Diego Gas and Electric coordinate a number of rebate programs for the installation of energy efficient devices. They provide vouchers for installation of solar panels and double-paned windows to household appliances, insulation and lighting. Conclusion Air Quality Improvement Plans required by the City's Growth Management Ordinance have been prepared for three separate projects, EastLake III, Otay Ranch Village Six and Otay Ranch Village Eleven, consistent with the outcome of the air quality/energy conservation pilot study initiated by the City and agreed to by the various project property owners. Staff has concluded that the amendments to the EastLake III Sectional Planning Area (SPA) Plan, Otay Ranch Village Six Sectional Planning Area (SPA) Plan, and Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan, are all consistent with the objectives of the pilot study program, requirements of the Growth Management Ordinance, and goals and policies of the Chula Vista General Plan. The proposed amendments are also consistent with the policies and requirements described in the approved EastLake III GDP and Otay Ranch GDP/SRP. In addition, the amendments will enhance the environmental quality of the three developments through the implementation of air quality and energy conservation measures beyond current mandates. Staff recommends approval of the attached resolutions that request City Council adoption of the proposed amendments to the EastLake III Sectional Planning Area (SPA) Plan, Otay Ranch Village Six Sectional Planning Area (SPA) Plan, and Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan, to incorporate Section II.7 Air Quality Improvement Plan into each individual Sectional Planning Area (SPA) Plan, and direction to draft Air Quality Improvement Plan Guidelines. q Page 10, Item: Meeting Date: 1.j/J1.j/1l7 Att~rhmpnto;;: 1. EastLake III Locator Map 2. Otay Ranch Village Six Locator Map 3. Otay Ranch Village Eleven Locator Map 4, INDEX Pilot Test: SPA Air Quality Improvement Plans, June 2002, Criterion PlannerslEngineers. 5. EastLake III Section II.7 Air Quality tmprovement Plan 6. Otay Ranch Village Six Section II,7 Air Quality Improvement Plan 7, Otay Ranch Village Eleven Section II.7 Air Quality Improvement Plan {O RESOLUTION NO. PCM-02-24A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN AMENDMENT TO THE EASTLAKE III SECTIONAL PLANNING AREA (SPA) PLAN TO INCORPORATE SECTION II.7 AIR QUALITY IMPROVEMENT PLAN WHEREAS, the property which is the subject matter of this resolution is identified in Exhibit "A" attached and is commonly known as EastLake III; and, WHEREAS, on March 27, 2001, the City Council approved an agreement between the City of Chula Vista and Criterion Planners/Engineers Inc. for the preparation of a computer model, related reports and analyses of air quality and energy conservation measures for three development projects; and WHEREAS, the property owners of the three development projects, including EastLake III Sectional Planning Area (SPA) Plan agreed to participate in a pilot study program to develop and implement new air quality improvement measures; and WHEREAS, when the EastLake III Sectional Planning Area (SPA) Plan was adopted there was no Air Quality Improvement Plan included pending the results of the pilot study program; and WHEREAS, a report containing analyses of the computer model and the results of the pilot study program was prepared by Criterion Planners/Engineers Inc., entitled INDEX Pilot Test: SPA Air Quality Improvement Plans, June 2002, and a copy shall be kept on file with the City Clerk; and WHEREAS, the air quality and energy conservation report and pilot study program provided necessary information for staff to use in developing guidelines for the preparation of future air quality improvement plans; and WHEREAS, a Air Quality Improvement Plan has now been prepared for inclusion in the EastLake III Sectional Planning Area (SPA) Plan consistent with the outcomes of the air quality and energy conservation pilot study program; and WHEREAS, an application (PCM 02-24) to amend the EastLake III Sectional Planning Area (SPA) Plan was filed by the City ofChula Vista Planning Division with the consent of the property owner; and WHEREAS, the City of Chula Vista Planning Division requests an amendment to the EastLake III Sectional Planning Area (SPA) Plan to incorporate Section II.7 Air Quality Improvement Plan into the Sectional Planning Area (SPA) document to fulfill the objectives of the pilot study program and the requirements of the City's Growth Management Program (hereinafter referred to as Project); and WHEREAS, the Environmental Review Coordinator has reviewed the proposed project for compliance with the California Environmental Quality Act and has determined that the proposed project was adequately covered in the previously adopted EastLake III Woods and Vistas Replanning Program EIR 01-01, therefore no further environmental review or documentation is necessary; and WHEREAS, the Planning and Building Director set the time and place for a hearing on said Amendment to EastLake III Sectional Planning Area (SPA) Plan (pCM-02-24) and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners and tenants within 500 feet of the exterior boundaries of the property at least 10 days prior to the hearing; and WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m., June 26, 2002, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed. NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION hereby recommends that the City Council adopt the attached draft City Council Resolution approving the amendment to EastLake III Sectional Planning Area (SPA) Plan in accordance with the findings and subject to the conditions contained therein. BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION hereby recommends that the City Council accept the INDEX Pilot Test: SPA Air Quality Improvement Plans, June 2002 report prepared for the City by Criterion PlannerslEngineers Inc., and direct staff to draft Air Quality Improvement Plan Guidelines. BE IT FURTHER RESOLVED THAT a copy of this Resolution be transmitted to the City Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 26th day of June, 2002 by the following vote, to-wit: AYES NOES: ABSENT: Kevin O'Neill, Chairperson ATTEST: C:\my files\amend to spa aqip\Resos\ELIII SPA Amend pc reso.doc II EASTLAKE BUSINESS CENTER II UPPER OTAY RESERVOIR PROJECT LOCATION LOWER OTAY RESERVOIR C HULA VISTA PLANNING AND BUILDING DEPARTMENT LOCATOR PROJECT PROJECT DESCRIPTION: CITY OF CHULA VISTA C) APPLICANT: AMENDMENT PROJECT OTAY LAKES ROAD ADDRESS: Request: Amendment to Eastlake III SPA Plan to incorporate SCALE: FILE NUMBER: the Air Quality Improvement Plan. NORTH No Scale PCM-02-24 /..3 C:IDAIFILESllocatorsIPCM0224.cdr OS/29/02 Exh;6/+ II RESOLUTION NO. PCM-02-24B RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN AMENDMENT TO THE OTAY RANCH VILLAGE SIX SECTIONAL PLANNING AREA (SPA) PLAN TO INCORPORATE SECTION 11.7 AIR QUALITY IMPROVEMENT PLAN WHEREAS, the property which is the subject matter of this resolution is identified in Exhibit "A" attached and is commonly known as Otay Ranch Village Six; and, WHEREAS, on March 27,2001, the City Council approved an agreement between the City of Chula Vista and Criterion Planners/Engineers Inc. for the preparation of a computer model, related reports and analyses of air quality and energy conservation measures for three development projects; and WHEREAS, the property owners of the three development projects, including Otay Ranch Village Six Sectional Planning Area (SPA) Plan agreed to participate in a pilot study program to develop and implement new air quality improvement measures; and WHEREAS, when the Otay Ranch Village Six Sectional Planning Area (SPA) Plan was adopted there was no Air Quality Improvement Plan included pending the results of the pilot study program; and WHEREAS, a report containing analyses of the computer model and the results of the pilot study program was prepared by Criterion Planners/Engineers Inc., entitled INDEX Pilot Test: SPA Air Quality Improvement Plans, June 2002, and a copy shall be kept on file with the City Clerk; and WHEREAS, the air quality and energy conservation report and pilot study program provided necessary information for staff to use in developing guidelines for the preparation of future air quality improvement plans; and WHEREAS, an Air Quality Improvement Plan has now been prepared for inclusion in the Otay Ranch Village Six Sectional Planning Area (SPA) Plan consistent with the outcomes of the air quality and energy conservation pilot study program; and WHEREAS, an application (PCM 02-24) to amend the Otay Ranch Village Six Sectional Planning Area (SPA) Plan was filed by the City of Chula Vista Planning Division with the consent of the property owner; and WHEREAS, the City of Chula Vista Planning Division requests an amendment to the Otay Ranch Village Six Sectional Planning Area (SPA) Plan to incorporate Section II.7 Air Quality Improvement Plan into the Sectional Planning Area (SPA) document to fulfill the objectives of the pilot study program and the requirements of the City's Growth Management Program (hereinafter referred to as Project); and WHEREAS, the Environmental Review Coordinator has reviewed the proposed project for compliance with the California Environmental Quality Act and has determined that the proposed project was adequately covered in the previously adopted Village Six SPA Plan EIR 98-01 and therefore no further environmental review or documentation is necessary; and, WHEREAS, the Planning and Building Director set the time and place for a hearing on said Amendment to Otay Ranch Village Six Sectional Planning Area (SPA) Plan (pCM- 02-24) and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners and tenants within 500 feet of the exterior boundaries of the property at least 10 days prior to the hearing; and, WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m., June 26, 2002, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed. NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION hereby recommends that the City Council adopt the attached draft City Council Resolution approving the amendment to Otay Ranch Village Six Sectional Planning Area (SPA) Plan in accordance with the findings and subject to the conditions contained therein. BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION hereby recommends that the City Council accept the INDEX Pilot Test: SPA Air Quality Improvement Plans, June 2002 report prepared for the City by Criterion Planners/Engineers Inc., and direct staff to draft Air Quality Improvement Plan Guidelines. BE IT FURTHER RESOLVED THAT a copy of this Resolution be transmitted to the City Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 26th day of June, 2002 by the following vote, to-wit: AYES NOES: ABSENT: Kevin O'Neill, Chairperson ATTEST: c\my files\amend to spa aqip\Resos\V -6 SPA Amend pc reso.doc --'---"---~'-"'-""---" - _._.._..,_...,._._._.-..._-~._- ._.-" -, -"---_....."- ._._-~-,.,-,-,-_.._~ ~ ~ ~ 0", "I'''''k._ "~I' VILLAGE 11 FREEWAY COMMERCIAL EASTERN URBAN CENTER VILLAGE 7 \ PROJECT LOCATIO,N ~ C HULA VISTA PLANNING AND BUILDING DEPARTMENT LOCATOR PROJECT PROJECT DESCRIPTION: C) APPLICANT: CITY OF CHULA VISTA AMENDMENT PROJECT Southeast corner of La Media Road ADDRESS: and Olympic Parkway Request: Amendment to Otay Ranch Village Six SPA Plan SCALE: FILE NUMBER: to incorporate the Air Quality Improvement Plan. NORTH No Scale PCM-02-24 /{IJ C:\DAIFILES\locators\PCM0224.cdr OS/29/02 E1Chiirli+ II RESOLUTION NO. PCM-02-24C RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN AMENDMENT TO THE OTAY RANCH VILLAGE ELEVEN SECTIONAL PLANNING AREA (SPA) PLAN TO INCORPORATE SECTION 11.7 AIR QUALITY IMPROVEMENT PLAN WHEREAS, the property which is the subject matter of this resolution is identified in Exhibit "A" attached and is commonly known as Otay Ranch Village Eleven; and, WHEREAS, on March 27, 2001, the City Council approved an agreement between the City of Chula Vista and Criterion Planners/Engineers Inc. for the preparation of a computer model, related reports and analyses of air quality and energy conservation measures for three development projects; and WHEREAS, the property owners of the three development projects, including Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan agreed to participate in a pilot study program to develop and implement new air quality improvement measures; and WHEREAS, when the Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan was adopted there was no Air Quality Improvement Plan included pending the results of the pilot study program; and WHEREAS, a report containing analyses of the computer model and the results of the pilot study program was prepared by Criterion Planners/Engineers Inc., entitled INDEX Pilot Test: SPA Air Quality Improvement Plans, June 2002, and a copy shall be kept on file with the City Clerk; and WHEREAS, the air quality and energy conservation report and pilot study program provided necessary information for staff to use in developing guidelines for the preparation of future air quality improvement plans; and WHEREAS, an Air Quality Improvement Plan has now been prepared for inclusion in the Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan consistent with the outcomes of the air quality and energy conservation pilot study program; and WHEREAS, an application (PCM 02-24) to amend the Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan was filed by the City of Chula Vista Planning Division with the consent of the property owner; and WHEREAS, the City of Chula Vista Planning Division requests an amendment to the Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan to incorporate Section II.7 Air Quality Improvement Plan into the Sectional Planning Area (SPA) document to fulfill the objectives of the pilot study program and the requirements of the City's Growth Management Program (hereinafter referred to as Project); and /7 WHEREAS, the Environmental Review Coordinator has reviewed the proposed project for compliance with the California Environmental Quality Act and has determined that the proposed project was adequately covered in the previously adopted Otay Ranch GDP AmendmentsNillage 11 SPA Plan EIR 01-02, and therefore no further environmental review or documentation is necessary; and, WHEREAS, the Planning and Building Director set the time and place for a hearing on said Amendment to Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan (pCM-02-24) and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners and tenants within 500 feet of the exterior boundaries of the property at least 10 days prior to the hearing; and, WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m., June 26, 2002, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed. NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION hereby recommends that the City Council adopt the attached draft City Council Resolution approving the amendment to Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan in accordance with the findings and subject to the conditions contained therein. BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION hereby recommends that the City Council accept the INDEX Pilot Test: SPA Air Quality Improvement Plans, June 2002 report prepared for the City by Criterion Planners/Engineers Inc., and direct staffto draft Air Quality Improvement Plan Guidelines. BE IT FURTHER RESOLVED THAT a copy of this Resolution be transmitted to the City Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 26th day of June, 2002 by the following vote, to-wit: AYES NOES: ABSENT: Kevin O'Neill, Chairperson ATTEST: c:\my fileslamend to spa aqipIResosIV-11 SPA Amend pc reso,doc )f Lt) N ..... , a::: en LJJ a::: I- PROJECT LOCATION C HULA VISTA PLANNING AND BUILDING DEPARTMENT LOCATOR PROJECT PROJECT DESCRIPTION: C) APPLICANT: CITY OF CHULA VISTA AMENDMENT PROJECT OLYMPIC PARKWAY ADDRESS: Request: Amendment to Otay Ranch Village Eleven SPA Plan SCALE: FILE NUMBER: to incorporate the Air Quality Improvement Plan. NORTH No Scale PCM-02-24 Ie:; C:\DAIFILES\locators\pcm0224.cdr OS/29/02 EXh,'/g,'+ A RESOLUTION NO. 2002- RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING AN AMENDMENT TO THE EASTLAKE III SECTIONAL PLANNING AREA (SPA) PLAN TO INCORPORATE SECTION II.7 AIR QUALITY IMPROVEMENT PLAN WHEREAS, the property which is the subject matter of this resolution is identified in Exhibit "A" attached and is commonly known as EastLake III; and, WHEREAS on March 27,2001, the City Council approved an agreement between the City of Chula Vista and Criterion PlannerslEngineers Inc. for the preparation of a computer model, related reports and analyses of air quality and energy conservation measures for three development projects; and WHEREAS, the property owners of the three development projects, including EastLake III Sectional Planning Area (SPA) Plan agreed to participate in a pilot study program to develop and implement new air quality improvement and energy conservation measures; and WHEREAS, when the EastLake III Sectional Planning Area (SPA) Plan was adopted there was no Air Quality Improvement Plan included pending the results of the pilot study program; and WHEREAS, a report containing analyses of the computer model and the results of the pilot study program was prepared by Criterion PlannerslEngineers Inc., entitled INDEX Pilot Test: SPA Air Quality Improvement Plans, June 2002, and a copy shall be kept on file with the City Clerk; and WHEREAS, the air quality and energy conservation report and pilot study program provided necessary information for staff to use in developing guidelines for the preparation of future air quality improvement plans; and WHEREAS, an Air Quality Improvement Plan has now been prepared for inclusion in the EastLake III Sectional Planning Area (SPA) Plan consistent with the outcomes of the air quality and energy conservation pilot study program; and WHEREAS, an application (PCM 02-24) to amend the EastLake III Sectional Planning Area (SPA) Plan was filed by the City of Chula Vista Planning Division with the consent of the property owner; and WHEREAS, the City of Chula Vista Planning Division requests an amendment to the EastLake III Sectional Planning Area (SPA) Plan to incorporate EastLake III SPA Section II.? Air Quality Improvement Plan dated June, 2002 ("Air Quality Improvement Plan") into the Sectional Planning Area (SPA) document to fulfill the objectives ofthe pilot Attachment to Resolution No. PCM 02-24A ~O study program and the requirements of the City's Growth Management Program (hereinafter referred to as Project); and WHEREAS, the Environmental Review Coordinator has reviewed the proposed project for compliance with the California Environmental Quality Act and has determined that the proposed project was adequately covered in the previously adopted EastLake III Woods and Vistas Replanning Program EIR 01-01, therefore no further environmental review or documentation is necessary; and WHEREAS, the amendment to the EastLake III Sectional Planning Area (SPA) Plan conforms to the policies found in the Chula Vista General Plan and the EastLake General Development Plan; and WHEREAS, the Planning Commission set the time and place for a hearing on said Amendment to EastLake III Sectional Planning Area (SPA) Plan (pCM-02-24) and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners and tenants within 500 feet of the exterior boundaries of the property at least 10 days prior to the hearing; and WHEREAS, the public hearing was held at the time and place as advertised, namely 6:00 p.m., June 26, 2002, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said public hearing was thereafter closed; and WHEREAS, by a vote of _ the Planning Commission recommended that the City Council approve the amendment; and WHEREAS, a public hearing was scheduled before the City Council of the City of Chula Vista to consider an amendment to the EastLake III Sectional Planning Area (SPA) Plan. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Chula Vista does hereby find, determine, resolve and order as follows: 1. PLANNING COMMISSION RECORD The proceedings and all evidence introduced before the Planning Commission at their public hearing held on June 26, 2002, and the minutes and resolutions resulting there ITom, are hereby incorporated into the record of this proceeding. These documents, along with any documents submitted to the decision makers, shall comprise the entire record of the proceedings for any California Environmental Quality Act (CEQA) claims. d.-/ __._._ '"_"_'___""'___'__"__ __._._______~. _,...___m."__...._......".._ '''_'._'_.Hk_ '" k ~_.....,"____.__ II. ACTION The City Council hereby accepts the INDEX Pilot Test: SPA Air Quality Improvement Plans, June 2002 report prepared by Criterion Planners/Engineers Inc., and directs staff to draft Air Quality Improvement Plan Guidelines. III. COMPLIANCE WITH CEQA The City Council hereby finds that the Project, as described and analyzed in the EastLake III Woods and Vistas Replanning Program EIR 01-01, would have no new effects that were not examined in said EIR (Guideline 15168(c)(2)). IV. CEQA FINDING REGARDING PROJECT WITHIN SCOPE OF PRIOR EIR The City Council hereby finds that: (1) there were no changes in the Project ITom EIR 01-01 which would require revisions of said environmental report; (2) no substantial changes have occurred with respect to the circumstances under which the Project is undertaken since the previous environmental report; and (3) no new information of substantial importance to the Project has become available since the issuance and approval of the prior environmental report; 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 ofthe Project covered by EIR 01-01. V. CONSISTENCY WITH THE GENERAL PLAN The City Council hereby finds that the proposed Project is consistent with the General Plan based on the following findings: A. THE PROPOSED PROJECT IS IN CONFORMITY WITH THE CHULA VISTA GENERAL PLAN. The Project, which is intended to implement the requirements of the Growth Management Ordinance that requires a Air Quality Improvement Plan be prepared for all major development projects (50 dwelling units or greater) as a part of the Sectional Planning Area (SPA) Plan is consistent with the EastLake General Development Plan and the Chula Vista General Plan in that goals and policies in both documents allow for such provision of Air Quality Improvement Plans. B. THE PROPOSED PROJECT WILL NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL QUALITY. ".1.,)... The Project does not involve changes to planned land use or circulation patterns. The Project will enhance the environmental quality of the development through the implementation of air quality and energy conservation measures. VI. APPROVAL OF AMENDMENT TO THE EASTLAKE III SECTIONAL PLANNING AREA (SPA) PLAN The City Council does hereby approve this amendment to the EastLake III Sectional Planning Area (SPA) Plan to incorporate the Air Quality Improvement Plan into the Sectional Planning Area (SPA) document on file at the City Clerk's Office based upon the findings and determinations on the record for this Project. VII. CONSEQUENCES OF FAILURE OF CONDITIONS Developer agrees to implement the air quality and energy conservation measures outlined in the Air Quality Improvement Plan. If any of the foregoing conditions fail to occur, or 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 the approvals herein granted, institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. Presented by Approved as to form by Robert Leiter Planning and Building Director John M. Kaheny City Attorney C:\my files\amend to spa aqip\Resos\PCM02-24ELIIISP A Amend cc reso.doc d.-..3 RESOLUTION NO. 2002- RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING AN AMENDMENT TO THE OTAY RANCH VILLAGE SIX SECTIONAL PLANNING AREA (SPA) PLAN TO INCORPORATE SECTION II.7 AIR QUALITY IMPROVEMENT PLAN WHEREAS, the property which is the subject matter of this resolution is identified in Exhibit "A" attached and is commonly known as Otay Ranch Village Six; and, WHEREAS on March 27, 2001, the City Council approved an agreement between the City of Chula Vista and Criterion PlannerslEngineers Inc. for the preparation of a computer model, related reports and analyses of air quality and energy conservation measures for three development projects; and WHEREAS, the property owners of the three development projects, including Otay Ranch Village Six Sectional Planning Area (SPA) Plan agreed to participate in a pilot study program to develop and implement new air quality improvement and energy conservation measures; and WHEREAS, when the Otay Ranch Village Six Sectional Planning Area (SPA) Plan was adopted there was no Air Quality Improvement Plan included pending the results of the pilot study program; and WHEREAS, a report containing analyses of the computer model and the results of the pilot study program was prepared by Criterion Planners/Engineers Inc., entitled INDEX Pilot Test: SPA Air Quality Improvement Plans, June 2002, and a copy shall be kept on file with the City Clerk; and WHEREAS, the air quality and energy conservation report and pilot study program provided necessary information for staff to use in developing guidelines for the preparation of future air quality improvement plans; and WHEREAS, an Air Quality Improvement Plan has now been prepared for inclusion in the Otay Ranch Village Six Sectional Planning Area (SPA) Plan consistent with the outcomes of the air quality and energy conservation pilot study program; and WHEREAS, an application (PCM 02-24) to amend the Otay Ranch Village Six Sectional Planning Area (SPA) Plan was filed by the City of Chula Vista Planning Division with the consent of the property owner; and WHEREAS, the City of Chula Vista Planning Division requests an amendment to the Otay Ranch Village Six Sectional Planning Area (SPA) Plan to incorporate Otay Ranch Village Six SPA Section II.7 Air Quality Improvement Plan dated June, 2002 ("Air Quality Improvement Plan") into the Sectional Planning Area (SPA) document to fulfill the Attachment to Resolution No. PCM 02-248 ~tf objectives of the pilot study program and the requirements of the City's Growth Management Program (hereinafter referred to as Project); and WHEREAS, the Environmental Review Coordinator has reviewed the proposed project for compliance with the California Environmental Quality Act and has determined that the proposed project was adequately covered in the previously adopted Village Six SPA Plan EIR 98-01 and therefore no further environmental review or documentation is necessary; and WHEREAS, the amendment to the Otay Ranch Village Six Sectional Planning Area (SPA) Plan conforms to the policies found in the Chula Vista General Plan and the Otay Ranch GDP/SRP; and WHEREAS, the Planning Commission set the time and place for a hearing on said Amendment to Otay Ranch Village Six Sectional Planning Area (SPA) Plan (pCM-02-24) and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners and tenants within 500 feet of the exterior boundaries of the property at least 10 days prior to the hearing; and WHEREAS, the public hearing was held at the time and place as advertised, namely 6:00 p.m., June 26, 2002, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said public hearing was thereafter closed; and WHEREAS, by a vote of _ the Planning Commission recommended that the City Council approve the amendment; and WHEREAS, a public hearing was scheduled before the City Council of the City of Chula Vista to consider an amendment to the Otay Ranch Village Six Sectional Planning Area (SPA) Plan. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Chula Vista does hereby find, determine, resolve and order as follows: I. PLANNING COMMISSION RECORD The proceedings and all evidence introduced before the Planning Commission at their public hearing held on June 26, 2002, and the minutes and resolutions resulting there from, are hereby incorporated into the record of this proceeding. These documents, along with any documents submitted to the decision makers, shall comprise the entire record of the proceedings for any California Environmental Quality Act (CEQA) claims. ~ II. ACTION The City Council hereby accepts the INDEX Pilot Test: SPA Air Quality Improvement Plans, June 2002 report prepared by Criterion Planners/Engineers Inc., and directs staff to draft Air Quality Improvement Plan Guidelines. III. COMPLIANCE WITH CEQA The City Council hereby finds that the Project, as described and analyzed in the Otay Ranch Village Six Final Environmental Impact Report (FEIR 98-01), would have no new effects that were not examined in said EIR. IV. CEQA FINDING REGARDING PROJECT WITHIN SCOPE OF PRIOR EIR The City Council hereby finds that: (I) there were no changes in the Project ITom EIR 98-01 which would require revisions of said environmental report; (2) no substantial changes have occurred with respect to the circumstances under which the Project is undertaken since the previous environmental report; and (3) no new information of substantial importance to the Project has become available since the issuance and approval of the prior environmental report; 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 FEIR 98-01 (Guideline 15 I 68(c)(2)). V. CONSISTENCY WITH THE GENERAL PLAN The City Council hereby finds that the proposed Project is consistent with the General Plan based on the following findings: A. THE PROPOSED PROJECT IS IN CONFORMITY WITH THE CHULA VISTA GENERAL PLAN. The Project, which is intended to implement the requirements of the Growth Management Ordinance that requires a Air Quality Improvement Plan be prepared for all major development projects (50 dwelling units or greater) as a part of the Sectional Planning Area (SPA) Plan is consistent with the Otay Ranch GDP/SRP and the Chula Vista General Plan in that goals and policies in both documents allow for such provision of Air Quality Improvement Plans. B. THE PROPOSED PROJECT WILL NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL QUALITY. ~Cr The Project does not involve changes to planned land use or circulation patterns. The Project will enhance the environmental quality of the development through the implementation of air quality and energy conservation measures. VI. APPROVAL OF AMENDMENT TO THE OTAY RANCH VILLAGE SIX SECTIONAL PLANNING AREA (SPA) PLAN The City Council does hereby approve this amendment to the Otay Ranch Village Six Sectional Planning Area (SPA) Plan to incorporate the Air Quality Improvement Plan into the Sectional Planning Area (SPA) document on file at the City Clerk's Office based upon the findings and determinations on the record for this Project. VII. CONSEQUENCES OF FAILURE OF CONDITIONS Developer agrees to implement the air quality and energy conservation measures outlined in the Air Quality Improvement Plan. If any of the foregoing conditions fail to occur, or 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 the approvals herein granted, institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. Presented by Approved as to form by Robert Leiter Planning and Building Director John M. Kaheny City Attorney C\my tiles\amend to spa aqip\Resos\PCM02-24V6SP A Amend cc reso.doc ~7 RESOLUTION NO. 2002- RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING AN AMENDMENT TO THE OTAY RANCH VILLAGE ELEVEN SECTIONAL PLANNING AREA (SPA) PLAN TO INCORPORATE SECTION II.7 AIR QUALITY IMPROVEMENT PLAN WHEREAS, the property which is the subject matter of this resolution is identified in Exhibit "A" attached and is commonly known as Otay Ranch Village Eleven; and WHEREAS on March 27, 2001, the City Council approved an agreement between the City of Chu1a Vista and Criterion PlannerslEngineers Inc. for the preparation of a computer model, related reports and analyses of air quality and energy conservation measures for three development projects; and WHEREAS, the property owners of the three development projects, including Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan agreed to participate in a pilot study program to develop and implement new air quality improvement and energy conservation measures; and WHEREAS, when the Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan was adopted there was no Air Quality Improvement Plan included pending the results of the pilot study program; and WHEREAS, a report containing analyses of the computer model and the results of the pilot study program was prepared by Criterion PlannerslEngineers Inc., entitled INDEX Pilot Test: SPA Air Quality Improvement Plans, June 2002, and a copy shall be kept on file with the City Clerk; and WHEREAS, the air quality and energy conservation report and pilot study program provided necessary information for staff to use in developing guidelines for the preparation of future air quality improvement plans; and WHEREAS, an Air Quality Improvement Plan has now been prepared for inclusion in the Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan consistent with the outcomes of the air quality and energy conservation pilot study program; and WHEREAS, an application (PCM 02-24) to amend the Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan was filed by the City of Chula Vista Planning Division with the consent of the property owner; and WHEREAS, the City of Chula Vista Planning Division requests an amendment to the Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan to incorporate Otay Ranch Village Eleven SPA Section II.7 Air Quality Improvement Plan dated June, 2002 ("Air Quality Improvement Plan") into the Sectional Planning Area (SPA) document to Attachment to Resolution No. PCM 02-24C D)..y fulfill the objectives of the pilot study program and the requirements of the City's Growth Management Program (hereinafter referred to as Project); and WHEREAS, the Environmental Review Coordinator has reviewed the proposed Project for compliance with the California Environmental Quality Act and has determined that the proposed Project was adequately covered in the previously adopted Otay Ranch GDP AmendmentsNillage II SPA Plan EIR 01-02, therefore no further environmental review or documentation is necessary; and WHEREAS, the amendment to the Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan conforms to the policies found in the Chula Vista General Plan and the Otay Ranch GDP/SRP; and WHEREAS, the Planning Commission set the time and place for a hearing on said Amendment to Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan (pCM-02- 24) and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners and tenants within 500 feet of the exterior boundaries of the property at least 10 days prior to the hearing; and WHEREAS, the public hearing was held at the time and place as advertised, namely 6:00 p.m., June 26, 2002, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said public hearing was thereafter closed; and WHEREAS, by a vote of _ the Planning Commission recommended that the City Council approve the amendment; and WHEREAS, a public hearing was scheduled before the City Council of the City of Chula Vista to consider an amendment to the Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Chula Vista does hereby find, determine, resolve and order as follows: I. PLANNING COMMISSION RECORD The proceedings and all evidence introduced before the Planning Commission at their public hearing held on June 26, 2002, and the minutes and resolutions resulting there from, are hereby incorporated into the record of this proceeding. These documents, along with any documents submitted to the decision makers, shall comprise the entire record of the proceedings for any California Environmental Quality Act (CEQA) claims. .;LC) II. ACTION The City Council hereby accepts the INDEX Pilot Test: SPA Air Quality Improvement Plans, June 2002 report prepared by Criterion Planners/Engineers Inc., and directs staffto draft Air Quality Improvement Plan Guidelines. III. COMPLIANCE WITH CEQA The City Council hereby finds that the Project, as described and analyzed in the OtayRanch GDP Amendments/Village II SPA Plan EIR 01-02, would have no new effects that were not examined in said EIR. IV. CEQA FINDING REGARDING PROJECT WITHIN SCOPE OF PRIOR EIR The City Council hereby finds that: (I) there were no changes in the Project ITom EIR 01-02 which would require revisions of said environmental report; (2) no substantial changes have occurred with respect to the circumstances under which the Project is undertaken since the previous environmental report; and (3) no new information of substantial importance to the Project has become available since the issuance and approval of the prior environmental report; 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 ofthe Project covered by the FEIR 01-02 (Guideline 15168(c)(2)). V. CONSISTENCY WITH THE GENERAL PLAN The City Council hereby finds that the proposed Project is consistent with the General Plan based on the following findings: A. THE PROPOSED PROJECT IS IN CONFORMITY WITH THE CHULA VISTA GENERAL PLAN. The Project, which is intended to implement the requirements of the Growth Management Ordinance that requires a Air Quality Improvement Plan be prepared for all major development projects (50 dwelling units or greater) as a part of the Sectional Planning Area (SPA) Plan is consistent with the Otay Ranch GDP/SRP and the Chula Vista General Plan in that goals and policies in both documents allow for such provision of Air Quality Improvement Plans. B. THE PROPOSED PROJECT WILL NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL QUALITY. 30 The Project does not involve changes to planned land use or circulation patterns. The Project will enhance the environmental quality of the development through the implementation of air quality and energy conservation measures. VI. APPROVAL OF AMENDMENT TO THE OTAY RANCH VILLAGE ELEVEN SECTIONAL PLANNING AREA (SPA) PLAN The City Council does hereby approve this amendment to the Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan to incorporate the Air Quality Improvement Plan into the Sectional Planning Area (SPA) document on file at the City Clerk's Office based upon the findings and determinations on the record for this Project. VII. CONSEQUENCES OF FAILURE OF CONDITIONS Developer agrees to implement the air quality and energy conservation measures outlined in the Air Quality Improvement Plan. If any of the foregoing conditions fail to occur, or 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 the approvals herein granted, institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. Presented by Approved as to form by Robert Leiter Planning and Building Director John M. Kaheny City Attorney C:\my fileslamend to spa aqipIResoslPCM02-24VllSPA Amend cc reso.doc 3r UPPER OTAY RESERVOIR (II EASTLA,KE BUSIl\'ESS CENTER II PROJECT LOCATION ~? \.-----1 \:< '\ ~ LOWER OT.-\.Y RESERVOIR CHULA VISTA PLANNING AND BUILDING DEPARTMENT LOCATOR PROJECT PROJECT DESCRIPTION: C) APPLICANT: CITY OF CHULA VISTA AMENDMENT PROJECT OTAY LAKES ROAD ADDRESS: Request: Amendment to Eastlake III SPA Plan to incorporate SCALE: FILE NUMBER: the Air Quality Improvement Plan. NORTH No Scale PCM-02-24 ~ C:IDAIFILESllocatorsIPCM0224,cdr OS/29/02 Attachment 1 VILLAGE 11 ~ / / /-;Y /: ~/ /~ ~~IL~; ~I~;;/ ~}f:/ // /./ // /' // ~ // '// /" / 1~ //;Y/ :/ //' c/ ;/ ,/: ~/ ;;' ij/ // // / ,/ // 1- // // / -;/ VILLAGE 2 ;YJ;:/ g ROpS) FUTURE SIR \'I FREEWAY COMMERCIAL EASTERN URBAN CENTER VILLAGE 7 PROJECT lOCATION ~ C HULA VISTA PLANNING AND BUILDING DEPARTMENT LOCATOR PROJECT PROJECT DESCRIPTION: C) APPLICANT: CI1Y OF CHULA VISTA AMENDMENT PROJECT Southeast corner of La Media Road ADDRESS: and Olympic Parkway Request: Amendment to Otay Ranch Village Six SPA Plan SCALE: FILE NUMBER: to incorporate the Air Quality Improvement Plan. NORTH No Scale PCM-02-24 33 C:\DAIFILESllocators\PCM0224.cdr OS/29/02 Attachment 2 LI') N ~ . 0::: en IJJ 0::: I- FREEWAY COMMERCIAL EASTERN URBAN CENTER PROJECT f LOCATION C HULA VISTA PLANNING AND BUILDING DEPARTMENT LOCATOR PROJECT PROJECT DESCRIPTlON: C) APPLICANT: CITY OF CHULA VISTA AMENDMENT PROJECT OLYMPIC PARKWAY ADDRESS: Request: Amendment to Otay Ranch Village Eleven SPA Plan SCALE: FILE NUMBER: to incorporate the Air Quality Improvement Plan. NORTH No Scale PCM-02-24 ::5'-1 C:IDAIFILESllocatorslpcm0224.cdr OS/29/02 Attachment 3 Final Report INDEX PILOT TEST: SPA AIR QUALITY IMPROVEMENT PLANS June 2002 Prepared by the CITY OF CHULA VISTA CALIFORNIA DEPARTMENT OF PLANNING & BUILDING and CRI TER ION C R I T E RIO N P LAN N E R S EN GIN E E R S 3:) ATTACHMENT 4 CONTENTS Palle Executive Summary 1. Overview 4 2. INDEX Modeling System 5 2.1 Introduction 5 2.2 Action Measures 6 2.3 Indicators 17 2.4 Baselines 18 2.5 Proposed SPA Plans 24 3. Pilot Test 26 3.1 Baseline Values 26 3.2 Original SPA Proposals 26 3.3 Modified SPA Proposals 35 3.4 Final Results 39 709/100 3(.. 6/18/02 EXECUTIVE SUMMARY A pilot test has been conducted of an innovative technique for preparing Sectional Planning Area SPA Plan air quality improvement plans as required by the City's growth management ordinance. In the pilot test, three SPA plans were compared to older "baseline" neighborhoods to gauge the SPAs' relative energy efficiency and air quality characteristics. The baseline neighborhoods were selected to reflect land development practices prior to any special consideration of energy efficiency. The objective was to determine how much energy is being saved by current SPA design practices in comparison to the older baseline neighborhoods and in turn, how much lower the SPAs' air pollutant emissions are in comparison to the baseline. The test SPAs were compared to the baseline twice: first, as originally submitted to the City: and second, as voluntarily modified to further improve energy efficiency and air quality. Baseline Neighborhoods To establish a baseline of energy efficiency, three neighborhoods constructed in the 1970s and 80s were modeled: Terra Nova, College Estates I, and College Estates II. When combined on a weighted average basis, these neighborhoods have a total baseline energy use of 76 million Btu/yr/capita. Original SPA Proposals The three test SPAs were modeled as originally submitted to the City and found to be notably more energy efficient than the baseline. Their total energy use and comparison to the baseline value are as follows: SPA MMBtulYr/CaDita % Chanae From Baseline OR Village Six 69.05 -8.6 OR Village Eleven 67.39 -10.8 EastLake III 71.94 -4.8 A majority of the SPA energy savings come from residential densities that are higher than the baseline neighborhoods. Higher densities reduce space conditioning energy use due to more common walls and ceilings that reduce energy losses from the buildings. Higher densities also encourage travel energy savings through greater walking, biking, and transit use. 709/100 1 3'7 6/18/02 Modified SPA Proposals The next step in the pilot test was an invitation to the SPA developers to modify their plans to achieve even greater energy efficiency and air quality improvements. Because the three test SPAs were at an advanced stage of their approval process, it was not feasible to make major changes in their land-use and circulation designs. This left the following three action measures as the developers' principal choices if additional energy efficiencies were to be achieved: . Building Construction Standards. SPA developers could opt for a commitment to reduce building energy use by exceeding California Code of Regulations Title 24, Part 6. Developers could propose the amount of Title 24 exceedence per building type and the number of buildings that will participate in such exceedence. . Solar Systems. SPA developers could opt to reduce grid-supplied energy by installing solar thermal or PV systems and buildings. Developers could propose the type and capacity to be used, and the number of structures that will receive such systems. . Tree Planting. This measure allowed SPA developers to commit to additional tree planting that will offset greenhouse gas emissions. Selection of this option will not improve a SPA's energy efficiency or air pollutant emissions, but will help mitigate climate change. After considering these options, the SPA developers voluntarily elected to add the following action measure commitments: . EastLake 11/, 72 single-family homes will achieve a 15% Title 24 exceedence through the ComfortWise or SDG&E Home Energy Partnership programs; 255 single-family homes will achieve a 15% Title 24 exceedence through the California Energy Star program: and an additional 855 trees will be planted. . Dtay Ranch Village Six. 482 single-family homes will achieve a 10% Title 24 exceedence through energy-efficient building design and construction techniques to be selected by home designers/builders; and 792 additional trees will be planted. . Otay Ranch Village E/even. No additional action measures were selected by this developer. 709/100 2 38' 6/18/02 The addition of these measures reduced Village Six total energy use to 68.25 million Btu/yr/capita or approximately a 1 % reduction from the original SPA proposal; and EastLake III dropped to 71.19 million Btu/yr/capita or approximately a 1 % reduction from its original proposal. Also, the additional tree planting in Village Six and EastLake III resulted in beneficial C02 uptake increases of 22% and 25%, respectively. Final Results Based on the modified SPA plans, the pilot test's final results for energy savings, air quality improvements, and greenhouse gas reductions are as follows: 75.56 Villa. ~ r.~ Six Eleven -- --- --- 68.25 67.39 ----- ------ -----,---------- Baseline EastLake III r:a~nergy use (MM~~/Yr/CaPlt~= % energy reduction --------- 71.19 ----------- ----- ~~al air POllut~n~~:issions (lbS/y~~aPita) , , % air pollutant emissions reduction 544.85 9.70 10.80 5.80 ,,'." - ",." ",.,,- 0.21 0,23 0.01 ----------- ------- --- - ------- ---------- ----- Total greenhouse gas emissions (lbs/yr/capita) 10,493.00 ---..--- ---...-------- L 5.90 6.29 I 0.85 % greenhouse emissions reduction ----- 709/100 3 6/18/02 3'=; 1. OVERVIEW The City of Chula Vista is experiencing rapid growth, particularly in the eastern territories. The City's adopted Growth Management Ordinance requires that all major development projects (50 dwelling units or greater) prepare an Air Quality Improvement Plan (AQIP). There have been no formal, adopted guidelines to-date, and developers have prepared the required AQIPs based largely on State and Federal mandates. The City Council recently adopted the Carbon Dioxide (C02) Reduction Plan which provides for further consideration of land-use and energy efficient measures in new development to reduce C02 emissions, energy consumption and air pollution. It is now the expectation of the City Council that the required AQIP wiil include implementation of applicable measures identified in the C02 Reduction Plan. As a result, the City is undertaking an effort to prepare and adopt formalized guidelines for the preparation and implementation of required AQIPs. The City contracted with Criterion Planners/Engineers to use the INDEX model to analyze the relative effectiveness and costs of applying various design and energy conservation features in new development projects. One of the goals is to exceed existing mandates wherever possible such as the Title 24 Energy Code, and reduce air pollutants and C02 emissions. The INDEX model can be used as a tool to assist in the efficient design of master planned communities. There are three major SPA Plans (EastLake III, Otay Ranch Village Six and Village Eleven) under preparation, The developers of these projects participated in the INDEX pilot study to assess the benefits of specific project design features and energy conservation measures. By doing so the developers satisfy the AQIP requirement for these SPA Plans and the City can obtain the necessary data for developing future AQIP guidelines and amendments to the Growth Management Ordinance. The SPA Plan project analysis occurred in two stages. The first stage evaluated the SPA Plans as proposed, assessing the benefits of the project's design and other features in comparison to the baseline project by means of the computer model. The model analyzed and quantified emissions reductions and energy savings for the individual SPA projects. Stage two involved a comparative assessment of making project design amendments and adding construction-level features identified by Criterion's evaluation to further air quality improvements, C02 reduction and energy conservation. The model was re-run using the selected design amendments and construction level features. 709/100 4 6/18/02 Jf..lJ 2. INDEX MODELING SYSTEM 2.1 Introduction INDEX is a GIS-based planning support system that uses indicators to measure the attributes and performance of community plans. For each community where it is applied, INDEX is customized to address issues of interest or high priority. This is accomplished with the selection of indicators that measure conditions related specifically to those issues. The objective is to support decision-making by using indicators to benchmark existing conditions, evaluate alternative courses of action, select goals, and monitor change over time. In Chula Vista, INDEX is being focused on the related issues of energy efficiency, climate change, and air quality. The City has improvement goals in each of these areas and is interested in helping achieve them when large parts of the community are first planned for development. For this reason, the sectional planning area (SPA) process was selected as an appropriate application opportunity for INDEX. The City's growth management ordinance requires air quality improvement plans (AQIPs) as part of the SPA process, and INDEX was seen as an AQIP tool for quantifying the emission characteristics of SPA plans. The application of INDEX was conducted as a pilot test under a U.S. Environmental Protection Agency grant to the City for climate change activities. The pilot test included the following major steps: . Selection of action measures. A menu of action measures for SPAs was taken from the City's C02 Reduction Plan. Twelve measures were selected from the C02 Plan's action categories of land-use, transportation, and buildings. . Selection of indicators. Indicators were configured to quantify key characteristics of the twelve action measures. A total of 52 indicators were selected and programmed in INDEX. . Establishment of baselines. Calculating SPA air quality, C02 emissions, and energy efficiencies required that baselines be established for the SPAs to be measured against. These baselines were set for each indicator using three older, existing neighborhoods that were developed without special considerations. 709/100 5 6/18/02 '-1-/ . Scoring of SPA plans. A test sample of three SPA plans were selected for two rounds of indicator scoring. First, the SPA plans were scored as originally submitted by their developers. Second, the plans were voluntarily modified by the developers to increase their efficiencies and then rescored. . Incorporation of results into AQIPs. The energy, air quality, and climate change improvements measured between the baselines and the modified SPA plans were translated into AQIPs for the SPAs. 2.2 Action Measures The first step in customizing INDEX for Chula Vista was selection of action measures that would be available to SPA developers. As part of the City's C02 Reduction Plan preparation, several hundred measures were analyzed extensively. From that universe of measures, the most appropriate ones for Chula Vista were prioritized according to local feasibility and included as action measures in the final Plan. From this group of action measures, the following twelve were selected for the INDEX pilot test: Land-Use 1. Compact development. This is concerned with land and natural resource conservation generally by minimizing sprawl. Compact development saves energy and reduces emissions by reducing travel and infrastructure-related energy consumption. 2. Density. This is the intensity of land-use as measured by the density of structures and persons. Higher densities reduce travel and infrastructure-related energy use and emissions, and also reduce building energy demand as a consequence of more common-wall construction. 3. Diversity. This measure is concerned with the mix and variety of land-uses that constitute "complete" neighborhoods. Greater diversity or "completeness" in an area reduces travel-related energy consumption and emissions. 4, Orientation toward pedestrian and bicycles. This measure is focused on land planning that facilitates pedestrian and bicycle travel, both of which offer energy and emission savings over motor vehicles. 709/100 6 6/18/02 Lf-~ 5. Orientation toward transit. This measure addresses land development design that facilitates transit travel, which can be highly energy-efficient with sufficient ridership. Buildinas 6. General energy design and equipment. This measure encompasses building design, materials, and equipment that improve efficiency generally. 7. Solar use, This includes solar thermal applications such as domestic hot water heating and pool heating, and solar power generation using photovoltaic (PV) technology. 8. Vegetation. This measure recognizes the use of vegetation that cools ambientairtemperatures, reduces building energy use for cooling, and uptakes air pollutants and greenhouse gases. Transportation 9. Pedestrian facilities. This measure addresses transportation system design and improvements specifically for walking. 10. Bicycle facilities. This measure focuses on transportation system design and improvements for bicycle travel. 11. Transit facilities, This measure includes transportation system design and improvements dedicated to transit service. Infrastructure 12. Water use. This measure is concerned with land planning that reduces water consumption. Less water consumption translates into reduced energy use for water distribution. 709/100 7 6/18/02 4-3 The characteristics of these measures are further summarized in Table 1 according to type of energy savings, general cost-effectiveness, technological maturity, durability, support for business and job creation, and notable non-energy community benefits. The Table 1 assessment is a qualitative characterization of the measures based on Criterion's experience and professional judgment, including preparation of the 1994 Regional Energy Plan for SANDAG. Terms used in Table 1 are defined as follows: . Type of energy savings. These are the end-use or supply sectors affected by a given action measure. . Near-term and long-term competitiveness. This represents generalized cost-effectiveness within 3-5 years for near-term measures, and 5-10 years for long-term measures. . Stability. This refers to potential volatility in a measure's ongoing operating and maintenance costs. . Technological maturity. This is the degree of proven commercial reliability in a measure. . Durability. This characterizes the relative length of a measure's useful iife, which is the length oftime it fulfills its intended functions. In the case of land-use measures, useful life is the length of time that the built feature exists after construction, e.g. an area's density would exist for the life of the neighborhood's buildings. Most land-use measures have high durability because they exist for several decades, e.g. 60-100 years. . Support for regional jobs. This notes those measures whose implementation would create jobs in the region. . Non-energy community benefits. These measures have notabie non-energy benefits, such as transportation measures that reduce traffic congestion and pollutant emissions while also savings energy. . High and moderate ratings. Implementation cost, technological maturity, and durability are rated with "high" and "moderate" terms that represent qualitative judgment based on resource evaluations in the San Diego Regional Energy Plan and current technical literature. It is worth noting that all action measures are rated favorably under all criteria. 709/100 8 6/18/02 Lf4 UJ (.J I- UJ Q! W I- (.J ~ <C ~:J: ~(.J roW 1-0:: :J UJ <C W :!: z o i= (.J <C i;;~~ - c ... ~ :::J ~ wE 5; ). .: ~ III ~o - 0- ~ .. " c ~ o O.c DomO 0.,,-' :>'" II) Ij ! .. ' .8-g '2 ii; , .. 5 "':Ii ~ j ~ :;; f! , c B ir "'::IE ~ ~ f II) n -'I- - E :g " ZI- ." ,.." e>" , ! ~ . w g "' C o ~ ~ . C ~ I- ~ C '!1 'S lit ~ I!! , ~ .. 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I- - $ .. ;;: All ofthe measures in Table 1 have been feasibly implemented to varying degrees in projects throughout the San Diego region over the past 5-10 years. In fact, most of the land-use and transportation measures have gained acceptance as standard features in regional land development. The same is true for water conservation measures. Of the 12 action measures available to SPA developers, the building construction and solar measures are notable for two reasons: . They are the only measures whose implementation will be passed from the SPA developers onto merchant builders. . They are the only measures that have notable economic sensitivities. Therefore, any decision to choose these measures will be based on their economic and financial implications for developers and builders, and to some degree the positive marketing implications of having "environment-friendly" features in a project. Key variables on the economic side of this equation include: . Timing of efficiency investment. Because energy economics are constantly changing, the feasibility of a particular investment will be affected by the timing of that investment. For SPA developers choosing building or solar measures, the actual capital outlay by builders for the measures will not occur until some undefined point in the future. . Cost of energy. The basic hurdle for any efficiency measure is to produce energy savings at a cost beneath current energy prices. For example, any measure displacing electricity in Chula Vista today should be feasible if the cost of conserved energy is roughly 7~/kWh or less. However, recent events have shown how volatile energy prices can be and any investment decision has to take such uncertainty into consideration. . Applicable incentives. At any given point in time there are various government and utility financial incentives available for efficiency measures. However, the scope, amount, and eligibility requirements of these incentives change periodically and need to be monitored along with energy prices. 709/100 10 6/18/02 -0&, . Investment criteria. Each developer and builder will have their own set of criteria for determining whether an investment is financially acceptable. Factors such as interest rates, required return on investment, and possible cost-sharing will vary among developers and builders. Considerations on the intangible marketing side of the equation include: . Public perception of energy and environmental issues. Public opinion research shows consistent and growing support for energy efficiency. To the extent that a land development is perceived as energy conscious, its public reputation in the marketplace should be enhanced accordingly. . Ability to distinguish a product in the competitive market. Recent experience has also shown that land developments incorporating environment-friendly features are able to successfully distinguish themselves among competing products in the marketplace, and achieve faster sales at premium prices in the process. Because of the variability in all of these factors, both economic and intangible, it is not possible to specify with certainty which building construction and/or solar measures will always be feasible. However, there is ample evidence that developers and builders are finding such measures increasingly feasible given the growing amount of investment in the measures. The latest energy crisis in Califomia has only accelerated this trend. Buildina Measures This elective action category gave SPA developers two options for reducing energy use in buildings that will ultimately be constructed in the SPAs: . Title 24 exceedence, The SPA developer works with the City to commit that a certain percentage of structures will exceed Title 24 energy standards by a certain amount. Both the percent of structures and amount of Title 24 exceedence are elective choices of the SPA developer. Measures to achieve the exceedence can include any combination of building design, construction materials, or equipment for space conditioning, water heating, or lighting. 709/100 11 6/18/02 47 . Energy efficient buifding program participation. The SPA developer works with the City to commit that a certain percentage of structures will participate at a specified level in a formal building energy efficiency program sponsored by a utility or comparable organization. Both the percent of structures and level of participation are elective choices of the SPA developer. Program participation would include the same types of measures described for Title 24 exceedence. Locai developers and builders are already taking such actions with increasing regularity. San Diego Gas and Electric reports that standard building practices in the region consistently exceed Title 24 by approximately 5%. Similarly, utility-sponsored efficiency incentive programs are often fully subscribed. Even before the recent energy price shocks in California, energy-efficient construction techniques and equipment were making good economic sense. Table 2 summarizes the latest national survey of energy-saving measures for the residential and commercial building sectors. As shown in the column entitled "Cost of Conserved Energy-$/kWh," there are a wide variety of highly cost-effective measures available in today's market. In fact, 62 of the 66 measures listed are cost-effective in the San Diego region at present where Table 2 indicates their cost of conserved energy at or below $0.07/kWh. The Table 2 survey is consistent with general rules-of-thumb among building energy design professionals that most new residential and commercial construction can cost-effectively exceed Title 24 by as much as 10-20 percent. In fact, being able to cost-effectively achieve these levels has been confirmed by the exceedence terms of efficiency programs administered by SDG&E and organizations such as ConSol. Examples of components in these programs include engineered HVAC design, tight ducts, spectrally selective glass, third-party inspections and diagnostics, and home energy ratings. If SPA developers select one or both of the building measure options, and merchant builders are called upon to implement the commitment, one technical resource for evaluating the feasibility of specific packages of measures is the California Energy Commission (CEe) Database for Energy Efficient Resources (DEER). DEER is an electronic database of over 250 building energy measures with the latest information on measure capacities, efficiencies, useful lives, installed costs, and savings. DEER can be downloaded from the CEC's website (www.energy.ca.gov/deer). The CEC and San Diego Regional Energy Office (SDREO) also both operate databases of building measure financial incentives with the latest information on amounts and eligibilities. 709/100 12 6/18/02 Lfg Table 2 REPRESENTATIVE BUILDING MEASURE COSTS OF SAVINGS Colt ofC_ Energy Meuu1"8 /kWh IMMBtu H/ghPrlority HIgtH;fllciency Vertical-Axis Clothes Washer8 Appliance Negative NlA Aeroaol-Based Duct Se.Ung HVAC $0.02 $2.00 Commissioning Existing Commerdal Buildings HVAC S0.03 NlA Dual SOurce Heat Pumps HVAC $0.02 NlA tmproved DUels and Rllings , HVAC $0.00 SO.oo Improved Heat Exchange.. HVAC $0.01 NlA Integratad LIghtIng Rxtum and Controls lighting $0.02 NlA Reduced-Cost and/or Higher Emciency CFLa lighting $0.00 NlA Motal Halide Roptacomonts lOr Incandoscants lighting $0.00 NlA Integraled New Heme Design Pradloo $0.03 $2.00 Intagratad Commo_ Building Design Pradloo $0,03 $3.00 Intagratad Gas- and OI-flrod Spac:aIWaIor Heating Systamo DHW NlA $2.30 Madium Priority "Low-Ioak" Homo Electronlca Appliance $0.02 NlA One kwhIday RofrigaratorlF....... Applianca $0.05 NlA Hlgh-Efllctancy Dishwoshora Appliance Negative Negative Improved EfIIcioncy Air COndlliontng Compraoscns Applianca $0.06 NIA Improved EfIIcioncy RaIrigoration ~ors Appliance $0.02 NIA Advanced Clothes Washer and DIshwasher Controls AppIianca $0.06 $4.40 Swltc:hed Reluctance DrIves DrIvo $0.05 NlA Commorclal Dlstrtbution System Air Sealing HVAC $0.02 $1.70 Indlroct-Olract Evaporative COOlers HVAC $0.05 NlA Evaporative Condenser /ilJr Conditioning HVAC $0.04 NlA Advanced MotarIng/BIlllng Systams Information $0.00 NIA Improved F1uoresoent Dimming Banasts lighting $0.04 NlA Ono-lamp Rxtum and Task lighting LJgh1Ing $0.03 NlA Compact Auorescent Roar and Table Lamps Lighting $0.01 NlA Fuel Cells Power $0.05 NlA Mic:roturblnes Power $0.04 NlA Dry-Typo Dlstrtbution Tranaloonono Power $0.03 NlA Heat RoftectIng Roof Coatings Sholl $0.04 NlA High R (>4) Windows Sholl NlA $4.00 Integratad EJoc. Specs CondtIionk1g/Watar Heating Systama DHW $0,02 NlA Resktential Heat PUrT41 WatM Heaters DHW $0,04 NlA Lower PriorIty Laundry MlaofIltraUOn Wastewater Recovery Laundry NlA Negative Ozonated Commerdallaundeflng Laundry NlA Negative COpper Rotor_ Drive $0.00 NlA El8ctrontcally Commutllted Permanent Magnet Motors Drive $0.04 NJA Premium Lubricants DrIve Negative NlA Wrlttan PoIo_ DrIve $0.08 NlA Motor Systems perf0rm8nce Optimization Drive Negative NlA Residential Absorpllon Heat Pumps HVAC NlA $3.10 Duclloss Thermal Dlsblbutlon Systams HVAC $0.04 $4.20 Hlgh-EfllcIoncy COmmon:lal Paclcaged """ HVAC $0.04 NlA COndenIi'1g comrnerdal BoIlers and Fuma0B8 HVAC NlA $4.40 COOl Storage Roof HVAC $0.05 NlA Engine DrIven Vapor Compraoaion Haat Pumps HVAC $0.07 NlA ~armaI Heat Pumpe HVAC $0.06 NlA rraneplrod SOlar COItadonIIor Praheatlng Vondlatlon Air HVAC NlA $2.00 Smen Roaldontial HVAC Controls HVAC $0.04 ..': HVAC SO.05 709/100 13 6/18/02 ..<.f'j Table 2 Continued Modulating Gas Furnaces Indirect Lighting ElectrodeIess Lamps, Power Supplies and Luminaires Sulphur Lighting General Service Halogen InlraJ9d RenOGting Lemps Improved Dayllghting Controls Dayllghting Devices Advanced Ughting Db1rtbu1lon Systems Ptastlc DownIlghl lumInaires LED lighting ENnoy STAR- Mutttfunctlon DevIces Hlgh-Emclency Packaged RoIrtgeratlon Equipment Elec:tmchtomlc Glazing lOVH S~1y SeledlYO RotrofIt WIndow Films GFX Drain Wa.... Heat Recovery DevIce ery Low-FIow Showerhoeds ermostphonlFree Siphon Solar Waw Healers rcial Heat Pump Weter Heaters NotePrlotity ResIdential Heat Pump Clothes Dryefs ttrasonlc Clothes Washers hotovoltaJc RootIng (2,000 sqft home) hotovoltalc RootIng (12,000 sqft com. bldg,) Interior Surfaoes Cool of COI1HfVOd EIIII1IY HVAC lighting LIghting Lighting lighting lighting Ughting Ughting Ughtlng Ughting OffIce Eq Re!rIgetatJon Shell Shell DHW DHW DHW DHW NlA $0.03 $0.04 $0,04 $0.03 $0.03 $0,05 $0.04 $0.00 $0.08 $0.00 $0.01 $0.06 $0,07 $0.03 $0.00 $0.07 $0.03 $4.40 NlA NlA N/A NlA NlA NlA NlA NlA NlA NlA NlA NlA NlA NlA $0.00 NlA NlA NlA $416.40 NlA NlA Note: This table is intended to be an illustrative sampling of building efficiency measures rather than an exhaustive inventory. Costs of savings for specific measures and bundles of measures will vary based on site-specific conditions. Appliance Laundry Power P0\/'t'8[ Shell $o.Og $2.04 $0,14 $0.14 Source: Enemv Savina Technoloaies & Practices for the Buildina Sector, American Council for an Energy-Efficiency Economy, 1998. 709/100 14 53 6/18/02 Solar Measures This category gave SPA developers two elective options for reducing grid-supplied energy demands from the buildings that will be constructed in the SPAs: . Solar thermal applications. The SPA developer would work with the City to make a commitment that a certain percentage of structures will be equipped with solar thermal systems of a certain capacity. The percentage of structures and size of systems are elective choices of the SPA developer. Such systems may include domestic water heating and pool heating. . Solar power applications. The SPA developer would work with the City to make a commitment that a certain percentage of structures will be equipped with solar photovoltaic (PV) power generation systems. The percent of structures and size of systems are elective choices of the SPA developer. The following examples provided by the SDREO give a snapshot of current residential economics for both types of solar applications: . Solar water heating in new home construction. Using Shea Home's pricing for the SunSystem CopperSun ($2,250/dwelling installed), the $750 State rebate, today's natural gas prices ($1.60/therm), 200 therms/month of consumption (CEC data), and a 40% solar fraction, the homeowner is in positive cash flow from day one. . Photo voltaic (PV) power generation in new home construction. Using AstroPower's pricing quote for buildings ($4,200 for a 1.2 kW system, includes the 50% State rebate), $0.15/kWh cost of electricity, 7% loan rate for 30 years, 31 % tax bracket, PV output of 1500 kWh/kW/year, and maintenance costs of $0.02/kWh, the homeowner comes out about breakeven over the length of the mortgage assuming electric rates remain high. This feasibility would improve proportionately as the number of involved homes and PV systems increase, e.g. 100 homes being equipped in one project. It should be noted that the initial cost of the PV system is considerably less for new construction than to retro-fit an existing house. Builders dealing directly with the manufacturers for large volumes of product obtain better prices. 709/100 15 6/18/02 Sf There are currently four financial incentives available to homeowners who are installing PV systems in California: . The Renewable Energy Buy-Down Program. This CEC program offers cash rebates on eligible renewable energy electric generating systems of up to $4,500 per kilowatt or 50% of an eligible system purchase price (whichever is less). . The California Property Tax Exemption for Solar Systems. Exempts the additional value of PV systems vs. conventional systems from property tax assessments. . Battery Rebate Program (SB-1345). A CEC grant program that supports the purchase and installation of solar energy systems including back up batteries for PV systems. . The Catifornia Tax Credit (SB-17). Effective October 9,2001, allows a tax credit of either 15% of the purchase and installation of a solar energy system or 7.5% of the net cost after the buy-down rebate (whichever is less). As with energy-efficient construction generally, the solar cost/benefit equation has steadily improved in recent years. California's recent energy crises has further underscored the attractiveness of this option. A prominent regional example is the Scripps Ranch project being constructed by Shea Homes, where 297 homes will reportedly have solar water heating systems and 100 homes will have PV systems. Although large-scale projects such as the Scripps Ranch project are demonstrating that residential solar PV is increasingly feasible, the cost-effectiveness of this option continues to be sensitive to economies of scale for equipment purchases and the competing price of grid-delivered electricity. If local electric rates begin to increase again and solar PV systems can be purchased in quantity, then this option deserves serious consideration. At a minimum, it warrants close ongoing monitoring of relevant conditions. 709/100 16 6/18/02 S-...2.. ..__.._.m. __ _._.'__,___._....._._________.._.____.___._ ___"._,,___ The feasibility of PVs in commercial buildings is even better than residential because businesses can take advantage of state and federal incentives not available to households. For example, a 100 kW system would cost an estimated $235,000 after all incentives and be able to generate electricity for approximately 10~/kWh (source: SDREO). Financial incentives currently available for solar PV in general include: . San Diego Self-Generation Program, This SDREO program offers rebates of $4.50/watt up to 50% of eligible project costs for PV systems between 30 kW and 1 MW. This incentive program can be used or the CEC Emerging Renewable Buy-Down Program, but not both, . California Energy Commission Emerging Renewable Buydown Program. The CEC, through its Emerging Renewable Buydown Account, offers rebates of up to $4,50/watt or 50% of the cost for eligible renewable energy generation equipment, including solar PV. . California Property Tax Exemption. This law exempts the additional value of solar systems versus conventional systems from property tax assessments. . Federal Tax Incentives. There are two federal tax incentives available to commercial entities to encourage private investment in solar energy equipment and systems: a 10% investment tax credit and a 5-year accelerated depreciation schedule. If SPA developers select one or both of the solar options, and builders are called upon to implementthe commitment, they can receive valuable technical assistance from SDREO and CEC solar programs, along with resources provided by the California Solar Energy Industries Association. 2.3 Indicators The second step in customizing INDEX to Chula Vista was the selection of indicators to gauge key characteristics of the 12 action measures. Indicators are quantitative measurements of community characteristics or conditions. They focus on small pieces of larger systems to give people insight into the larger situation. In community planning, indicators are usually focused on conditions related to key goals and policies. The premise is that plan preparation and implementation can be valuably informed by a standard set of policy based measurements that are used to gauge planning actions, 709/100 17 6/18/02 53 Criterion's INDEX software is designed to support community planning by applying indicators geographically to current conditions and proposed changes. Figure 1 illustrates the integration of INDEX indicators into a typical community planning process. In the case of Chula Vista, the software has been focused on implementation of the C02 Reduction Plan through energy efficient land-use planning. Given this objective, project participants selected 52 indicators to address the energy and emission aspects of proposed land developments. The indicators are given in Table 3 with definitions, units of measurement, and applicable land-uses. These indicators were used to score the baseline and SPA energy values, and quantify the amount of air quality and climate change benefits embodied in the final SPA plans. 2.4 Baselines The next step in the pilot test was calculation of the baseline values that SPA plans would be judged against. The baseline represents "pre-efficiency" approaches to land development without any special effort to reduce energy use or emissions. To set the baseline, a group of three Chula Vista neighborhoods built in the 1970s and 80s was measured with the INDEX indicators, and a weighted average score was calculated for each indicator to constitute a baseline value for that indicator. In choosing baseline neighborhoods, the City staff looked for areas that would be comparable to those areas currently being developed in the community. The baseline areas needed to have land-use mixes with individual design features similar to current SPA proposals. The selected baseline neighborhoods included Terra Nova, and two neighborhoods in the College Estates area, all shown in Figure 2. For purposes of the pilot study, these neighborhoods are referred to as College Estates I and II. These neighborhoods were not considered to be practical baselines for three action measures: building construction, solar use, and vegetation. This is because no records exist to document these conditions at the time of the neighborhoods' original development. Instead, these measures were addressed as follows: . Building efficiency. This category includes Title 24 exceedence and participation in building efficiency programs sponsored by utilities or similar organizations. The baseline was set at zero exceedence and zero program participation under the assumption that no extra efforts were made to achieve higher efficiencies at the time of original development in the 1970s and 80s. 709/100 18 6/18/02 S'f ._".....__.._._.._.______..~_.., __'W.__ ______ ~_.." "_~_ >< w C Z :I: I- ;: C) z z z <( ...J ~a.. ~>- "'l- e>_ u:z ::::I ::.'E ::.'E o (.J u.. o I- a:: o a.. a.. ::::I en ~ > w :;:::00 ~~ ~'" E e 8"- m i: ~ ~'" EO ~]! EU ~ w ~.g roro 00 ~~ $0 <'" ~, w ~ 0 (06& ~ ~ '" 0 ~~~ ~~o S:ffil:: . ",0 c.Q fFli x 0 ,"0 U oo~ !!:!6~ ~~ ~ 00 ro J:8~ o ro .g.;:: . w '~'E oU on on " u o ~ II. '" c '" c ., Ii: ~ '" " E E o o " .c .... ",,0 ,- 0 t:+:: ~ ro E E E ~ 0.E uE . 'd~~(I) ~1Ij~(ij "_ E: .... 0 --------.1Q i3.2 tJ) ""t:IC::1tl1Ii Q.Q)U:::' -.J..Q"5 ,S '" ~ ~ "" . ~"g~"O~ ~:g [~& .9 e-.!2.2!~ <n Q.~ ~'iii .~..... Q) Q) /;)) ]1 01;:) (II ------ --------. '" $0 ~ro 0- ","- << ------- .!:2 '" ~ 1tI!tI (s 0"0"0 (.;0 ~&.~ ~ -------- ~ ~ ~.2 g.Q.'t:I ~ ~ ~ ~ "- Q)@,2 ::"~(O<I.I ~ E:5 ~ -------- E 8'S: 8 ~ II) O)CfJ ;;C 1ii'~ o.~ m ~ w t:~"b 1Ij~~ E .....~ --------"fi -9:Q C::1tI.e 00. CXI'6Q;1 ,S ~.S? ~ .2..Q....~ ------- -------- ~~.e,g ~~ ~ S-s- -------- . " 0 ~ ,.g 'tJ1'Ot::..!!! IJ) e 0 :J 1;; (.) Q~ i:b~%~ Q)CO(,/)'" :S~.2~ 1ti .S! " " ,S o o ~ (j; o t-- 1: o D. D. " '" X w c i!: Table 3 CHULA VISTA INDICATORS -----1------ Indicator Indicator Definition 1, Population 2, Households 3, Employment 4, Land area S, Development footprint 6, Street network extent ----- 7, Amenity proximity (retail) 8, Single-family dwelling density 9. Multi-family dwelling density -------------..- Residential ----- Total residents. Total dwelling units. -------------- --- Average travel distance from all dwellings to closest t/ amenity (retail) in ft. Number of employees per net acre of nonresidential land. ----- Average commercial floor area ratio. Proportion of dissimilar land uses among adjacent one-acre grid cells (scale of 0 . 1). -------- ------..--------- Total jobs. Total area in acres. -------- ----- Single-family dwelling units per net acre of residential t/ land. Proportions of land uses, by land area, within total area (scale of 0 - 1). Percent of key uses present or adjacent (see footnote 1). ------.- Average size of blocks in acres. ----..-.----- Average non-residential building set-back from sidewalks in ft. -. ..---- .-----...-.- Ratio of sidewalk and trail intersections vs. intersections and dead-ends (scale of 0.1). -- ----------- Total developed acres (exclusive of open space) divided by total residents. Total street centerline distance divided by total residents. Multi-family dwelling units per net acre of residential t/ land. 11. Employment density 10. Average residential density _____--L_Dwetling units per net acre of residential land. t/ 12. Commercial building density ----- 13. Use mix 14. Use balance 15. Neighborhood completeness ---- 16. Block size ------.- 17. Pedestrian orientation of buildings ---..-----.--.- 18. Sidewalk and trail connectivity -.--.--.- 19. External access for pedestrians Average ft. between pedestrian access points on area boundary in ft. - --------------.--.--- l___~~~_~xternal a~cess for vehicles , I r. 21. Street connectivity i Ratio of street intersections vs. intersections and i cull-de-sacs longer than 150 ft. (scale of 0 - 1) ---- -----+-------.-- --.- 22. Street network density length of street centerlines in miles per sq.mi. Average ft. between vehicle access points on area boundary in ft. 709/100 20 6l- ._,......__._----~~--- ~-----_.__.._------,---_._------- II' ------'---.- -----.- Applicable Land-Use Non- Residential ------------ II' II' II' II' i i II' t----n---- II' II' II' II' II' II' II' II' ------- II' II' II' II' II' II' --- II' II' II' II' II' II' II' II' II' II' 6/18/02 Table 3 Continued ----------- ------ --.--.--....------------ Indicator --------- Indicator Definition ----------------------------- Average travel distance from all dwellings to closest transit stop. 23. Housing proximity to transit 24. Employment proximity to transit 25. Transit-oriented residential density 26. Transit-oriented employment density ______u_________...___ 27. Title 24 exceedence 28, Building efficiency program participation 29, Solar thermal applications 30, Solar power applications 31. Vegetative C02 uptake 32, Pedestrian network coverage ___________n___ 33, Pedestrian crossing distance 34, Pedestrian foute directness 35. Bicycle network coverage 36. Transit service coverage ------------ 37. Daily auto driving 38. Residential water use 39. Park space supply 40. Park proximity 14 ~open space supply ~open spac:conti9ui~ 43. Housing energy use 709/100 + Percent of total land area dedicated to open space t/ (see footnote ~ ___ _ ~ ProportIon of adjacent open space designations tI' tI' I among a grid of oneMacre cells (scale of 0 M 1). u.-2"~"'-en~9Y use i~~~id_;~ces~~~~~tu/caPitalye~~~- - . - ----- Average travel distance from all businesses to closest transit stop. Average number of dwellings per net residential acre within 1/4 mi. walk of transit stops. Average number of employees per net nonMresidential acre within 1/4 mi. walk of transit stops. ------------------ Percent of structures committed to exceeding Title 24 (see footnote 2). ----------- Percent of structures committed to building efficiency program participation (see footnote 3). Percent of structures committed to solar thermal applications (see footnote 4). -------------------- -------------- Percent of structures committed to solar power applications. Total C02 uptake from street trees in Ibs/yr. Ratio of total pedestrian network centerline distance vs. total street centerline distance. ~______ ___ _____ ___ ____n____ Average street width curb-to-curb in ft. Average ratio of shortest walkable distance from multiple origins to designated nodes vs. straight line distance between same points. ___~_______n___ - ----- ----------- Percent of streets bikeable (total secondary street centerline distance plus centerline distance of major streets with designated routes. Miles of transit routes divided by total acres. -- -------- Vehicle miles traveled/capita/day. Indoor and outdoor residential water consumption in gals per day per capita, including effects of xeriscaping. ~ Acres of park per 1,000 residents. Average distance from all dwellings to closest park in ft, 21 5"') --,------ ! Applicable LandMUse ~ NonM Residential Residential 01 01 01 01 01 01 -;-1 : I 01 __---- - I ! 01 01 01 01 01 01 01 01 01 01 01 ----------- 01 01 01 01 --------- 01 01 01 01 01 ~j 6/18/02 Table 3 Continued ------ Applicable Land-Use Indicator Indicator Definition Non- Residential Residential ----------- -------------------- ------------ 44. Household transportation energy use Total energy use in household travel in MMBtu/capita/year. " --------- ---- ------- 45. Nonresidential building energy use Total energy use in nonresidential buildings in MMBtu/capita/year. " --------.---...---- ---- ---------------------------- 46. Total energy use Total residential and nonresidential energy use in MMBtu/capita/year. -- ------------------- " " ---- " " " " " " " " ------ ------ " " " " ------- 47. NOx emissions NOx emissions in Ibs.lcapita/year. 48. SOx emissions SOx emissions in Ibs.lcapitalyear. 49. HC emissions HC emissions in Ibs./capita/year. -------- 50. CO emissions CO emissions in Ibs./capita/year. ~------ 51. PM emissions PM emissions in Ibs.lcapita/year. ------------- 52. C02 emissions C02 emissions in Ibs.lcapita/year. ________________ n_________ 1. Key uses for "neighborhood completeness" include: fire/police station, library, park, school, and/or general commercial/retail uses. 2. Title 24 exceedence can include building design, construction material, space conditioning, water heating, and lighting measures for buildings not participating in a formal energy efficiency program sponsored by utilities or comparable organizations. 3. Building energy efficiency program participation through utilities or comparable organizations can include space conditioning, lighting, water heating, and appliance measures. 4. Solar thermal applications can include domestic hot water heating and pool heating. 5. Land area to be included in open space calculation includes any off-site open space associated with a specific SPA plan. 709/100 22 6/18/02 5'F rn c o o :::t: r::t:: o Na:I (l):::t: :;C) .~W LL-z W z ::::i w rn <{ a:I - I ~, o ..""~: ..c.-- , ' ".,..r-"< 5} '" ~ co ~ <<3 '" N o o ~ gj .... . Solar use, This includes thermal applications for domestic water and pool heating, and PV power generation applications. In both cases the baseline was set at zero under the assumption that very little solar was installed in the 1970s and 80s in such developments. . Vegetation. This category includes the use of street trees to accomplish air pollution and greenhouse gas uptake. The baseline was set at zero to reflect limited tree planting practices at the time of original development. 2.5 Proposed SPA Plans The final component of the pilot test was the group of proposed SPAs being modeled for air quality improvement purposes. As shown in Figure 3, the SPAs selected by City staff for the pilottestincluded: . Otay Ranch Village Six. This is a 386-acre project containing approximately 2000 dwellings and a mix of commercial and public uses. . Otay Ranch Village Eleven. This 489-acre project includes about 2300 dwellings and commercial and public uses. . EastLake 1/1. This is a 748-acre project that includes a 259-acre component known as the Woods with approximately 660 dwellings; and the Vistas, a 229-acre area of about 1400 dwellings and a mix of commercial and public uses. As originally proposed, these SPAs already contained some level of energy-efficient features that improve air quality and reduce C02 emissions. The challenge of the pilot test was to determine if additional benefits can be identified and achieved. 709/100 24 6/18/02 00 _. --.---"-.-,,-----,-.-.--.-- ._"_.._,-"--~----,. --_._-----_..._--~--,._--_.__._-,..__.._-- UJ z Q "'I- ~<( ::>() .!2'Q LL..J <( 11. UJ '" ~ co ~ <CI ".; /" ))" \' \rf,lf71 t-- /l- -,-:::.-~~;;r-'-:::::;;;:::';; :,/,/'/'" ""----""--,..,---,.,;. \ , , ...."'.....1. \ '/',/' ,\://' \ /'//// \ \ \ \ \ \ \ \ \' /:' --_.......~ \ \ '" N \ \ \ II \----- \ "".---'.....'\ l ----- \. ~ \ ~ \ f ,\ \,/'.:-, 1"// \ ; ,lL ~ " / C' ",--- , \ I I \ //T'- o o ~ 0> o ..... (O! 3. PilOT TEST 3.1 Baseline Values Having assembled the components of the pilottest, the first step in INDEX modeling was the calculation of the baseline values. As described in the previous section, these are "pre-efficiency" indicator scores representative of land development practices in the 1970s and 80s. These scores form a baseline that current SPA proposals can be judged against. As shown in Table 4, baseline values were computed by measuring the three pre-efficiency neighborhoods and then calculating a weighted average score for each indicator. Exceptions to the weighted average occur with six indicators as noted in Table 4, where anomalous conditions in the neighborhoods produced scores that could not be considered typical. In these instances, City staff adjusted the values to more common or practical levels (see Table 4 footnotes). To assist in interpreting the baseline scores, Table 4 also includes comments on the scores' relationship to common principles of energy-efficient land-use planning. 3.2 Original SPA Proposals Having set baseline values, the next step was INDEX modeling of the original SPA proposals to obtain their indicator scores. Those SPA scores were then compared to the baseline values as shown in Table 5. The principal finding from the first round of INDEX modeling is that all three original SPA plans are more energy-efficient than the baseline. Village Six is about 9% more energy-efficient than the baseline, ViIlage Eleven is about 11 % more efficient, and EastLake 3 is about 5% better. 709/100 26 6/18/02 ~ .... OJ .Q to I- en w c::: o u en c::: o ~ u c z w z ::::i w en <( DJ . ... o o -" ~ .., -" .. '. z ,., u c . 'u IE "I e 0. . 1: . E E o o ~g ~~ . > ;::00: ~ " S ~ ~ . .. .!! o O. W ~ o . "0 0- = . 0- 081 . . t: ~ ~z !! '2 " s . u '6 .E 1: . E . W ~ .. '" '" ~ .. .. N '" N '" ;.\ . c o ... 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Villages Six and Eleven are relatively similar, each with about 350-500 acres of land accommodating 6,000-7,000 residents, and a relatively small amount of non-residential uses equating to 250-300 jobs, EastLake III is notably larger in land area at approximately 750 acres, and in employment at about 800 jobs, . Land-use, Villages Six and Eleven generally score better than EastLake III in comparison to baseline values, Villages Six and Eleven have favorable residential densities, neighborhood completeness, circulation connectivity, and proximity to transit. EastLake III enjoys better employment density and the highest neighborhood completeness, but unfavorable scores in residential density and some circulation features, e.g, walk distance to retail and transit-oriented residential density. In general, all three SPAs achieve their energy and emissions advantage over the baseline in this element primarily through higher total population densities, which reduces space conditioning, travel, and infrastructure energy use. . Transportation. There was little change between SPA scores and baseline values in this element, except for significant increases in pedestrian network coverage in all three SPAs, and a drop in transit service coverage in Village Eleven. . Infrastructure, Villages Six and Eleven residential water use scored close to the baseline, while EastLake III was notably higher due to its lower density, larger lots whose greater amount of landscaping is estimated to consume more water. . Environment. Village Six has a park space supply score notably below the City standard (but is nonetheless meeting its park demand through the provision of a seven-acre neighborhood park on-site consistent with City requirements, and the community park acreage is being met off-site pursuant to the Otay Ranch General Development Plan), Villages Six and Eleven improved park proximity for their residents in comparison to the baseline, but that distance worsened in EastLake III. Village Eleven's open space contiguity score is unusually low, suggesting unfavorable fragmentation of spaces (generally 0,5 or higher is desirable). This element also contains the energy and emission scores that summarize the combined effects of land-use, buildings, transportation, and infrastructure. Of the ten energy and emission indicators, the principal indicator is total energy use per year by residents and employees combined, All three SPAs exceed the baseline in efficiency terms, largely due to higher 709/100 34 6/18/02 7D population densities. The SPAs' favorable energy scores are mirrored by similar reductions in pollutant and greenhouse gas emissions, 3.3 Modified SPA Proposals The next step in the pilot test was an invitation for developers to submit modified SPA plans that achieved even greater energy efficiency and air quality than the original proposals. SPA developers had the following options available for modifying their plans in ways that further increased energy efficiency and improved air quality: . Land-use density, This is the intensity of use on properties measured in dwelling units per acre for residential uses and employees per acre for non-residential uses. Extensive research nationally and internationally has conclusively demonstrated that the strongest urban planning technique for increasing energy efficiency is increasing land-use density. Density increases produce significant energy savings in building space conditioning, travel, and infrastructure operations, Although it may have been too late for major density changes in the three test SPAs, this option should be examined in future SPA processes because of its sizable benefits, . Land-use diversity, This is the mix of residential and non-residential uses in an area. Research has also demonstrated that another important technique for increasing energy efficiency is increasing the diversity of land-uses, Greater diversity produces energy savings in the same space conditioning, travel, and infrastructure end-uses as density does through better use of system capacities, Again, it may have been too late to consider diversity changes in the three test SPAs, but the option warrants future consideration in other SPAs, . Multimodal circulation design, Another strong technique for saving energy in land development is designing an efficient and convenient multimodal circulation system. Such a system is composed of features that allow walking, biking, and transit use in addition to auto driving. Important components include relatively dense street networks, completeness of sidewalks, and relatively direct routes from common origins to popular destinations. As with density and diversity, it may have been too late for significant circulation changes in the test SPAs. . Building construction standards, SPA developers may opt for a commitment to reduce building energy use by exceeding Title 24, Developers could propose the amount of Title 24 exceedence per building type and the number of buildings that will participate in such exceedence, A developer could exercise this option by committing to a utility or comparable energy efficiency 709/1 00 35 6/18/02 ']1 _..___._.__...__..._____.. u,___.__,___ ___._.__..__ .._"'_"_'__'_"_"_'_~'_"'___"'_"____'_.,_,_,.___,__,,~_ program that offers beyond-code services, or by simply committing that merchant builders will achieve the stipulated exceedence by means of their own choosing. . Solar systems. SPA developers could opt to reduce grid-supplied energy by installing solar thermal or PV systems in buildings, Developers could propose the type and capacity of systems to be used, and the number Df structures that will receive such systems, . Tree planting, This category allowed SPA developers to offer additional tree planting that will offset greenhouse gas emissions. Selection of this option will not improve a SPA's energy efficiency or air pollutant emissions, but will help mitigate climate change. After consideration of these options, the test SPA developers voluntarily selected the following action measures to improve their projects' energy efficiency and air quality: . EastLake tII, 72 single-family homes will achieve a 15% Title 24 exceedence using either ComfortWise or SDG&E Home Energy Partnership programs; 255 single-family hDmes will achieve a 15% Title 24 exceedence using the California Energy Star program; and an additional 855 trees will be planted. . Otay Ranch Village Six, 482 single-family homes will achieve a 10% Title 24 exceedence using designer/builder-selected measures; and an additional 792 trees will be planted. . Otay Ranch Village Eleven, No additiDnal measures selected. With these modifications, the SPA plans were mDdeled again to recalculate indicator scores and identify final energy savings and air quality improvements. These results are shown in Table 6 indicating an approximate 1 % energy use reductiDn fDr EastLake III and Village Six between original and modified plans. Also, the additiDnal tree planting in EastLake III and Village Six resulted in beneficial C02 uptake increases of 25% and 22%, respectively. 709/100 36 6/18/02 ~J- en w r:t:: o u en r:t:: o l- e( ~ <DC Q)Z ..cz ~e( -I a.. e( a.. en C w ii: C o :E '" CD '" ~ ~ IX) .... 0 on .... on on '" .... 0 '" 0 0 0 on '" '" .... .... on 0 - .... OJ .... ~ '" on '" .... ~ '" '" .... IX) .... 0 '" .... 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'" ~ ~ <;;; ex> M 7-P 3.4 Final Results Based on the modified SPA plans, the pilot test's final results for energy savings, air quality improvements, and greenhouse gas reductions are as follows: Total energy use (MMBtu/yr/capita) % energy reduction , Total air pollutant emissions (Ibs/yr/capita) % air pollutant emissions reduction Tolal greenhouse gas emissions (Ibs/yr/capila) % greenhouse gas emissions reduction 709/100 I..---B--I'--T Vi;lage ; aselne S. I IX j -...----...--- -.----....-- . 75,56 ! 68,25 ------- 9,70 -- ----+------- , 544,85 543,68 0.21 Village Eleven EastLake III 67,39 71,19 10,80 5,80 543.59 544,75 0,23 0,01 10,493,00 9,873,00 9,833,00 10,404.00 _____u 5,90 6,29 0.85 ------- 39 7~ 6/18/02 EASTLAKE III SECTION 11.7 AIR QUALITY IMPROVEMENT PLAN 11.7.1 Introduction Chula Vista's Growth Management Ordinance requires all major development projects (50 dwelling units or greater) to prepare an Air Quality Improvement Plan (AQIP), On November 14, 2000, the City Council adopted the Carbon Dioxide (C02) Reduction Plan, that included twenty action measures intended to promote clean fuel vehicles, alternatives to driving, transportation efficient land use planning and energy efficient building construction, Twelve of the action measures directly relate to land use planning and air quality improvements. The AQIP includes implementation of applicable measures identified in the C02 Reduction Plan. The City is developing guidelines for the preparation and implementation of required AQIP's. A pilot study was initiated to identify and evaluate the relative effectiveness and costs of applying various design and energy conservation features in new development projects. One of the goals of the study is to identify implementation measures that reduce air pollutants and C02 emissions and exceed existing mandates wherever possible including the Title 24 Energy Code, The INDEX computer model, developed by Criterion Planners/Engineers, was used in the pilot study to analyze the project. The twelve land use measures identified in the C02 Reduction Plan were translated into action measures for the pilot study as follows: Land-Use 1, 2, 3, 4, 5. Compact development - minimize sprawl. Density - intensity of land use, Diversity - mix and variety of uses, Orientation toward pedestrian and bicycles, Orientation toward transit. 709/023 1 7~ ATTACHMENT 5 BuildinQs 6. General energy design and equipment - improve efficiency, 7. Solar Use - solar thermal applications and power generation, 8, Vegetation - uptakes air pollutants and greenhouse gases. Transportation 9. Pedestrian Facilities - system design and improvements. 10, Bicycle facilities - system design and improvements. 11, Transit facilities - system design and improvements, Infrastructure 12, Water Use - land planning that reduces water consumption. The INDEX Pilot Test: SPA Air Quality Improvement Plans report prepared by Criterion Planners/Engineers identifies various options available to improve energy efficiency and air quality. See Appendix. 11.7.2 Purpose The purpose of the EastLake III Air Quality Improvement Plan (AQIP) is to reduce emissions and energy use and to fulfill the requirements of the Growth Management Ordinance, The AQIP addresses design methods to reduce vehicle trips, maintain or improve traffic ftow, and reduce vehicle miles traveled, It also identifies a means of reducing emissions (direct or indirect) from the project, and defines a program to monitor compliance. 11.7.3 Regulatory Framework Federal, state and local agencies share responsibilities for developing and implementing air quality regulations and improvement plans. The federal and state agencies have established air quality standards and requirements for compliance, The local agencies focus on adopting strategies and regulations to achieve compliance with the state and federal mandates. Specific air quality analysis for the project is included in the Environmental Impact Report prepared for the EastLake III SPA Plan. As mentioned earlier, the City of Chula Vista's Growth Management Ordinance requires preparation and implementation of an Air Quality Improvement Plan (AQIP) for those projects with 50 dwelling units or greater. 709/023 2 6/18/02 77 11.7.3 Project Description The Project encompasses approximately 793 acres located within the City of Chula Vista, and is bordered by the Rolling Hills Ranch development to the north, and the planned EastLake Business Center II, EastLake Trails subdivision, and Otay Ranch Village Eleven to the west. The Upper and Lower Otay Reservoirs form the eastern boundary of the Project. The planning area consists of two subdivisions identified in the EastLake III General Development Plan as EastLake Woods and EastLake Vistas. The Project area also includes the property located directly adjacent to the southern boundary of the Olympic Training Center, and is referred to as the Panhandle Site, which is designated as part of a future University of California campus, Specific land use has not been determined for the Panhandle Site and, therefore, this area was not included in this study. A separate AQIP will be prepared for the site once more specific proposed land uses are determined. Proposed land uses for the planning area are summarized in Figure 1. As was indicated by the initial INDEX scores, the design of the EastLake III SPA contains energy- efficient features that improve air quality and reduce C02 emissions beyond levels that are found in traditional suburban communities. 11.7.4 Air Quality Indicators As described in the attached report, twelve action measures identified in the Carbon Dioxide (C02) Reduction Plan were used to select 52 key indicators. The indicators gauge the key characteristics of the twelve action measures and focus on the goals of the pilot study. The 52 indicators were selected to address the energy efficiency and emission reduction aspects of the proposed land development. 11.7.5 Project Evaluation Baseline Values The first step in INDEX modeling was the calculation of the baseline values, These are "pre-efficiency" indicator scores representative of land development practices in the 1970s and 80s, These scores form a baseline that the EastLake III proposal was judged against. 709/023 3 6/18/02 78' - - ~I ,~Jig -..--- '~:::r..'" ...::"':;;i:;'~ ,~....,~~ - ' .... 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OR CT P L PQ I!Q PQ PQ os '" U2 .... .... u .u 2C.I ... 10.8 m.. .... --..:i 7........ ~,otay Re:seivoli - - ""* .... 4 E4STLAKE III !)Ianned community by The EastLake Company 4 7'1 FIGURE 1 As shown in Table 1, baseline values were computed by measuring the three pre-efficiency neighborhoods and then calculating a weighted average score for each indicator, Exceptions to the weighted average occur with six indicators as noted in Table 1, where anomalous conditions in the neighborhoods produced scores that could not be considered typical. In these instances, City staff adjusted the values to more common or practical levels (see Table 1 footnotes). To assist in interpreting the baseline scores, Table 1 also includes comments on the scores' relationship to common principles of energy-efficient land-use planning. Original EastLake III Proposal Having set baseline values, the next step was INDEX modeling of the original EastLake III proposal to obtain its indicator scores. Those EastLake III scores were then compared to the baseline values as shown in Table 2, The principal finding from the first round of INDEX modeling is that EastLake III is about 5% more energy efficient than the baseline, Notable characteristics of EastLake III and differences between its scores and the baseline are summarized below by element category: . Land-use, EastLake III enjoys favorable employment density and high neighborhood completeness, but unfavorable scores in residential density and some circulation features, e.g, walk distance to retail and transit-oriented residential density, In general, EastLake III achieves its energy and emissions advantage over the baseline in this element primarily through higher total population densities, which reduces space conditioning, travel, and infrastructure energy use. . Transportation. 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"0 0 " " C; "0 C; C; '" " " " -e '" 0> 0> to ::> .0 Q; Q; - :J :J 0 "0 ~ ~ ~ " E 0 C; C; - ::> .. '" '" (f) -e -e 0 (f) U '" ::> ::> ".0 .0 ,,, ~ ::> ::> '" (f) U> -C; mroro 2 ::J .2 .2 0. ~I~~~ ~ '" '" 0___ e z co..c C,) * '" 0 .... . Environment. This element contains the energy and emission scores that summarize the combined effects of land-use, buildings, transportation, and infrastructure. Of the ten energy and emission indicators, the principal indicator is total energy use per year by residents and employees combined. EastLake III exceeded the baseline in efficiency terms, largely due to higher population density, The project's favorable energy scores are mirrored by similar reductions in pollutant and greenhouse gas emissions. Modified EastLake III Proposal The next step in the pilot test was an invitation for developers to submit modified SPA plans that achieved even greater energy efficiency and air quality than the original proposals, SPA developers had the following options available for modifying their plans in ways that further increased energy efficiency and improved air quality: . Land-use density. This is the intensity of use on properties measured in dwelling units per acre for residential uses and employees per acre for non-residential uses, Extensive research nationally and internationally has conclusively demonstrated that the strongest urban planning technique for increasing energy efficiency is increasing land-use density. Density increases produce significant energy savings in building space conditioning, travel, and infrastructure operations, Although it may have been too late for major density changes in the three test SPAs, this option should be examined in future SPA processes because of its sizable benefits. . Land-use diversity. This is the mix of residential and non-residential uses in an area, Research has also demonstrated that another important technique for increasing energy efficiency is increasing the diversity of land-uses, Greater diversity produces energy savings in the same space conditioning, travel, and infrastructure end-uses as density does through better use of system capacities. Again, it may have been too late to consider diversity changes in the three test SPAs, but the option warrants future consideration in other SPAs. . Multimodal circulation design. Another strong technique for saving energy in land development is designing an efficient and convenient multimodal circulation system. Such a system is composed of features that allow walking, biking, and transit use in addition to auto driving, Important components include relatively dense street networks, completeness of sidewalks, and relatively direct routes from common origins to popular destinations, As with density and diversity, it may have been too late for significant circulation changes in the test SPAs. 709/023 13 6/18/02 ~ . Building construction standards, SPA developers may opt for a commitment to reduce building energy use by exceeding Title 24, Developers could propose the amount otTitle 24 exceedence per building type and the number of buildings that will participate in such exceedence. A developer could exercise this option by committing to a utility or comparable energy efficiency program that offers beyond-code services, or by simply committing that merchant builders will achieve the stipulated exceedence by means of their own choosing, . Solar systems. SPA developers could opt to reduce grid-supplied energy by installing solar thermal or PV systems in buildings. Developers could propose the type and capacity of systems to be used, and the number of structures that will receive such systems. . Tree planting, This category allowed SPA developers to offer additional tree planting that will offset greenhouse gas emissions, Selection of this option will not improve a SPA's energy efficiency or air pollutant emissions, but will help mitigate climate change. After consideration of these options, EastLake III voluntarily selected the following action measures to improve its energy efficiency and air quality: 72 single-family homes will achieve a 15% Titie 24 exceedence using either ComfortWise or SDG&E Home Energy Partnership programs; 255 single-family homes will achieve a 15% Title 24 exceedence using the California Energy Star program; and an additional 855 trees will be planted, With these modifications, EastLake III was modeled again to recalculate indicator scores and identify final energy savings and air quality improvements. These results are shown in Table 3 indicating an approximate 1 % energy use reduction for EastLake III. This is in addition to the 4.8% energy use reduction between the original EastLake III plan and the baseline, 709/023 14 6/18/02 91 C/) w 0:: o () C/) 0:: o ~ () MC Q)Z :Cz ~<( ....I c.. <( c.. C/) C W u:: C o ::E - '" ~ N ::J: ~ ex) "<t 0 L{) .... L{) L{) N "<t 0 '" 0 0 0 L{) N '" .... .... 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Final Results Based on the modified EastLake III plan, the final results for energy savings, air quality improvements, and greenhouse gas reductions are as follows: ------- Baseline i Ea, '':'kl 75,56 71,19 5,8 Total energy use (MMBtu/yr/capita) % energy reduction ----------------- Total air pollutant emissions (Ibs/yr/capita) C % air pollutant emissions reduction 544,85 544,75 0,01 Total greenhouse gas emissions (Ibs/yr/capita) 10493 10404 -------------- i % greenhouse gas emissions reduction I 0.85 --------- --- - 11.7.6 Implementation Measures The following Air Quality Measures will be implemented in EastLake III: 1, Buildino Enerov Efficiencv Prooram & Title 24 Exceedence: EastLake Woods - 72 single-family homes will participate in ComfortWise or SDG&E Home Energy Partnership resulting in approximately 15% Title 24 exceedence, EastLake Woods - 255 single-family homes will participate in the proposed California Energy Star Program resulting in approximately 15% Title 24 exceedence, Participation in building efficiency programs will be confirmed and coordinated with the Building Division and the GreenStar Program Coordinator, To further promote the AQIP, the Master Developers will encourage all merchant builders to participate in a building efficiency program, 17 C().... 2. Additional Tree Plantinq to offset Greenhouse Gas Emissions, In addition to the 3,399 street trees originally proposed, another 855 trees will be planted within the slopes and other open space areas as follows: EastLake Woods - 262 trees EastLake Woods West - 233 trees EastLake Vistas - 360 trees The Master Developer shall obtain certification by a Registered Landscape Architect that additional trees have been included on the Master Landscape Plan for EastLake III. 3. Comply with Section 4.8,5 Mitigation Measures, in EastLake III Woods and Vistas Replanning Program Final Subsequent Environmental Impact Report #01-01, June 2001. 11.7.7 References EastLake III Woods and Vistas Replanning Program Final Subsequent Environmental Impact Report (EIR #01-01); June 2001, prepared by RECON, 11.7.8 Appendix Criterion Planners/Engineers, INDEX Pilot Test: SPA Air Quality Improvement Plans, May 2002, 709/023 18 6118/02 <=t3 OTAY RANCH VILLAGE SIX SECTION 11.7 AIR QUALITY IMPROVEMENT PLAN 11.7.1 Introduction Chula Vista's Growth Management Ordinance requires all major development projects (50 dwelling units or greater) to prepare an Air Quality Improvement Plan (AQIP), On November 14, 2000, the City Council adopted the Carbon Dioxide (C02) Reduction Plan, that included twenty action measures intended to promote clean fuel vehicles, alternatives to driving, transportation efficient land use planning and energy efficient building construction. Twelve of the action measures directly relate to land use planning and air quality improvements, The AQIP includes implementation of applicable measures identified in the C02 Reduction Plan. The City is developing guidelines for the preparation and implementation of required AQIP's. A pilot study was initiated to identify and evaluate the relative effectiveness and costs of applying various design and energy conservation features in new development projects, One of the goals of the study is to identify implementation measures that reduce air pollutants and C02 emissions and exceed existing mandates wherever possible including the Title 24 Energy Code. The INDEX computer model, developed by Criterion Planners/Engineers, was used in the pilot study to analyze the project. The twelve land use measures identified in the C02 Reduction Plan were translated into action measures for the pilot study as follows: Land-Use 1. Compact development - minimize sprawl. 2. Density - intensity of land use, 3. Diversity - mix and variety of uses. 4. Orientation toward pedestrian and bicycles, 5. Orientation toward transit. 709/022 1 <=ty A TT ACHMENT 6 Buildinos 6. General energy design and equipment - improve efficiency. 7. Solar Use - solar thermal applications and power generation. 8. Vegetation - uptakes air pollutants and greenhouse gases, Transportation 9, Pedestrian Facilities - system design and improvements. 10. Bicycle facilities - system design and improvements, 11. Transit facilities - system design and improvements, Infrastructure 12, Water Use - land planning that reduces water consumption. The INDEX Pilot Test: SPA Air Quality Improvement Plans report prepared by Criterion Planners/Engineers identifies various options available to improve energy efficiency and air quality. See Appendix, 11.7.2 Purpose The purpose of the Otay Ranch Village Six Air Quality Improvement Plan (AQIP) is to reduce emissions and energy use and to fulfill the requirements of the Growth Management Ordinance. The AQIP addresses design methods to reduce vehicle trips, maintain or improve traffic flow, and reduce vehicle miles traveled. It also identifies a means of reducing emissions (direct or indirect) from the project, and defines a program to monitor compliance. 11.7.3 Regulatory Framework Federal, state and local agencies share responsibilities for developing and implementing air quality regulations and improvement plans. The federal and state agencies have established air quality standards and requirements for compliance. The local agencies focus on adopting strategies and regulations to achieve compliance with the state and federal mandates. Specific air quality analysis for the project is included in the Environmental Impact Report prepared for the Otay Ranch Village Six SPA Plan, As mentioned earlier, the City of Chula Vista's Growth Management Ordinance requires preparation and implementation of an Air Quality Improvement Plan (AQIP) for those projects with 50 dwelling units or greater, 709/022 2 6/18/02 Cfs- 11.7.4 Project Description The Project encompasses approximately 3B6.4 acres located within the Village Six SPA of the Otay Ranch GDP, Land uses include single-family residential, multi-family residential, mixed-use commercial and residential, parks, schools, Community Purpose Facilities (CPF), and open space. Proposed land uses for the planning area are summarized in Figure 1 based on gross acreages. McMillin's portion consists primarily of single-family and multi-family residential construction, a D.B-acre common usable open space area, a 32,5-acre private high school, and an 11.5-acre church site. The lots being developed by McMillin are located in the northwestern and southeastern most sections of Village Six, The Otay Ranch Company's portion of Village Six includes single-family and multi-family residential construction, a 7.6-acre neighborhood park, a 1D-acre elementary school, mixed-use commercial and residential development, two CPF sites, and open space, The lots being developed by Otay Ranch Company are located in the northeastern and southwestern most sections of Village Six. Otay Ranch Village Six has been designed as a neo-traditional transit-oriented urban village. It contains higher density development, a pedestrian friendly path and trail network and provision of transit services. As was indicated by the initial INDEX scores, the design of the Otay Ranch Village Six SPA contains energy-efficient features that improve air quality and reduce C02 emissions beyond levels that are found in traditional suburban communities, 11.7.4 Air Quality Indicators As described in the attached INDEX pilot test report, twelve action measures identified in the Carbon Dioxide (C02) Reduction Plan were used to select 52 key indicators. The indicators gauge the key characteristics of the twelve action measures and focus on the goals of the pilot study. The 52 indicators were selected to address the energy efficiency and emission reduction aspects of the proposed land development. 709/022 3 6/18/02 9(" RESIDENTIAL Neigh. I UndU.. ..,.. I Owoe DU I "., Single F_ 2U ',0 105 ,,-:z. Sing. Family un 4.4 87 ".2b 5_F_ 41:1.3 S,. 11S ,,-3 Single F.mitt 35,6 ',S '59 ".. Single Famity 20,' .,. 82 ".. SingteFamity 16.6 6,7 '11 .... Single Family 20. 6,2 128 R.7a Sing"Famity '2,9 U 56 Su........ ..."._, 173.1 5.f "' ".7b MuO;./om;ly S,6 28,4 165 ".. MuOI-/om;ly 11.7 28.8 337 "... MuIlJ./omily 21.. 7,S '63 "... Mu_~ 12.7 25,7 326 1t.10 -- 12_1 11.S 212 SU.b.fOlal MulrJ.tamII, .... ".. .203 TOTAL RESIDENTIAL 237.2 8.8 ,.. [M!] $~RNki. All. To$.2 32,S .,. ,.. ToIM with AIIwMIiw fa 5-2 26~.7 83 2232 NON-IIE$IDENTIAI. 1-"[ CPF Sil. S.2 CPF-2 CPF SiI, 11.5 SU"'fOIaI~ 11.7 $-1 EIern. School Sile 10.0 $-2 _HIgh_ (_'M1J P-1 Pub/jc Partt 7.. MU-, Comm~ '.0 OS 0,- 5_ 21.1 <I, Mejor Cireutehon ..,. NOH-RESIDENnAL TOTAL. 111.7 PROJECT TOTAL ..... 6,8 N..: Site Utilization Plan R.2a R.2b 1(,\ i\\ i \\. 1-..."\ ~ '\,1 ~I\ \~ .,'~ 1'1 1.11/ ii " II .iI ili- I = I ' : II ,I,. I ill =, lil~\\\ r/ 1 , ~~~~\I . I < 'ii" \',.1_, 11\' -- \' \.' \-- ~",,( CPF-2 .prrp '''--~''\\ I I / \' I /' . \\ I' :::"...oI! I, ..',' oa :;;.0' '\',j ':/' /}f"~, ,'i' \' II\\_~ \ , An "'II" IDI~ iI Neighborhood. such :~-:::C~~~:::=,~ lor pilfP0M5ol ~ illllndlca~ community ~m~.... \ 2 R-11istMIbilMlanduu,whld'l ) r~~=:;'C~~n~~~ mar be rwIIn8d dum; Iun.e deUlled ~ pI...nrlg ilpplCDon5 ~ 3. ~~~:. ~.'::~Ined ~ dunng I"- subdl",.on process. .... \~ \ ~ , I Bu'ch Road Q Village Six oiG~ OTAY RANCH R-11/S-2 .. -..--- FIGURE 1 4 97 11.7.5 Project Evaluation Baseline Values The first step in INDEX modeling was the calculation of the baseline values. These are "pre-efficiency" indicator scores representative of land development practices in the 1970s and 80s, These scores form a baseline that the Village Six proposal was judged against. As shown in Table 1, baseline values were computed by measuring the three pre-efficiency neighborhoods and then calculating a weighted average score for each indicator. Exceptions to the weighted average occur with six indicators as noted in Table 1, where anomalous conditions in the neighborhoods produced scores that could not be considered typical. In these instances, City staff adjusted the values to more common or practicai levels (see Table 1 footnotes), To assist in interpreting the baseline scores, Table 1 also includes comments on the scores' relationship to common principles of energy-efficient land-use planning. Original Village Six Proposal Having set baseline values, the next step was INDEX modeling of the original Village Six proposal to obtain its indicator scores. Those Village Six scores were then compared to the baseline values as shown in Table 2. The principal finding from the first round of INDEX modeling was that Village Six is about 9% more energy-efficient than the baseline. Notable characteristics of Village Six and differences between its scores and the baseline are summarized below by element category: . Land-use. Village Six has favorable residential densities, neighborhood completeness, circulation connectivity, and proximity to transit. In general, Village Six achieves its energy and emissions advantage over the baseline in this element primarily through higher total population densities, which reduces space conditioning, travel, and infrastructure energy use. . Transportation, There was little change between Village Six scores and baseline values in this element, except for significant increases in pedestrian network coverage, . Infrastructure, Village Six residential water use scored close to the baseline, 709/022 5 6/18/02 cry U) w 0:: o U U) 0:: o ~I- Q)c( ..aU ",- 1-0 Z W z :J w U) c( en w " 0. 0. -E 0. .0 "" 0> 'ij; Z '" u o . 'i; IE W E a. w 1: m E E 0. o ~~ "" m 0>" ,- $ ~~ ~ " .'! ~ ~ ~ .- 0>. .!!.!! - m 0._ O. W - &:g :!1i 0.- 0i:J m m :: ~ {!!.z J!! 'E ::> " .9 m u '6 .E - o . E $ W ~ '" '" '" '" "" N '" N '" "" '" 00 "E m " '0; ~ o a ~ "S 0. a a. ~ w u :E 0. ~ 0> 0. 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Village Six has a park space supply score notably below the City standard (but is nonetheless meeting its park demand through the provision of a seven-acre neighborhood park on site consistent with City requirements, and the community park acreage requirement is being met off-site pursuantto the Otay Ranch General Development Plan), Village Six improved park proximity for residents in comparison to the baseline. This element contains the energy and emission scores that summarize the combined effects ofland-use, buildings, transportation, and infrastructure. Of the ten energy and emission indicators, the principal indicator is total energy use per year by residents and employees combined, Village Six exceeded the baseline in efficiency terms, largely due to higher population densities, Favorable energy scores are mirrored by similar reductions in pollutant and greenhouse gas emissions. Modified Village Six Proposal The next step in the pilot test was an invitation for developers to submit modified SPA plans that achieved even greater energy efficiency and air quality than the original proposals. SPA developers had the following options available for modifying their plans in ways that further increased energy efficiency and improved air quality: . Land-use density, This is the intensity of use on properties measured in dwelling units per acre for residential uses and employees per acre for non-residential uses. Extensive research nationally and internationally has conclusively demonstrated that the strongest urban planning technique for increasing energy efficiency is increasing land-use density. Density increases produce significant energy savings in building space conditioning, travel, and infrastructure operations. Although it may have been too late for major density changes in the three test SPAs, this option should be examined in future SPA processes because of its sizable benefits, . Land-use diversity. This is the mix of residential and non-residential uses in an area, Research has also demonstrated that another important technique for increasing energy efficiency is increasing the diversity of land-uses. Greater diversity produces energy savings in the same space conditioning, travel, and infrastructure end-uses as density does through better use of system capacities, Again, it may have been too late to consider diversity changes in the three test SPAs, but the option warrants future consideration in other SPAs, 709/022 13 6/18/02 (O(g . Multimodal circulation design, Another strong technique for saving energy in land development is designing an efficient and convenient multimodal circulation system, Such a system is composed of features that allow walking, biking, and transit use in addition to auto driving. Important components include relatively dense street networks, completeness of sidewalks, and relatively direct routes from common origins to popular destinations, As with density and diversity, it may have been too late for significant circulation changes in the test SPAs. . Building construction standards, SPA developers may opt for a commitment to reduce building energy use by exceeding Title 24, Developers could propose the amount of Title 24 exceedence per building type and the number of buildings that will participate in such exceedence. A developer could exercise this option by committing to a utility or comparable energy efficiency program that offers beyond-code services, or by simply committing that merchant builders will achieve the stipulated exceedence by means of their own choosing. . Solar systems, SPA developers could opt to reduce grid-supplied energy by installing solar thermal or PV systems in buildings. Developers could propose the type and capacity of systems to be used, and the number of structures that will receive such systems, . Tree planting, This category allowed SPA developers to offer additional tree planting that will offset greenhouse gas emissions, Selection of this option will not improve a SPA's energy efficiency or air pollutant emissions, but will help mitigate climate change. After consideration of these options, Village Six voluntarily selected the following action measures to improve their projects' energy efficiency and air quality: 482 single-family homes will achieve a 10% Title 24 exceedence using designer/builder-selected measures; and an additional 792 trees will be planted. With these modifications, Village Six was modeled again to recalculate indicator scores and identify final energy savings and air quality improvements, These results are shown in Table 3 indicating an approximate 1 % energy use reduction for Village Six between original and modified plans, This is in addition to the 8,6% energy use reduction between the original Village Six plan and the baseline. 709/022 14 8/18/02 (07 UJ w a::: o () UJ a::: o l- e:( () Ci "'z CD ..oz ~e:( ...J D.. e:( D.. UJ C W LL C o :E <0 '" ~ '" <X) <X) "' ... <X) '" "' "' .... <X) 0 ... 0 '" en '" N '" ... ... '" ... )( <X) <X) '" '" 0 ~ '" '" 0 '" '" ... '" ~ 0 '" .... ~ <X) ... 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Final Results Based on the modified Village Six plan, the final results for energy savings, air quality improvements, and greenhouse gas reductions are as follows: --...---------- Baseline Village Six 75,56 68,25 9,7 544.85 543,68 ------- 0,21 10493 9873 5.9 Total energy use (MMBtu/yr/capita) % energy reduction Total air pollutant emissions (Ibs/yr/capita) ------------- % air pOllutant emissions reduction ,-- -----------..----- i Total greenhouse gas emissions (Ibs/yr/capita) I -- ---...------ I % gree_~_~?use ga~__~missions reducti~~_ 11.7.6 Implementation Measures The following Air Quality Measures will be implemented in atay Ranch Village Six: 1, Title 24 Exceedence: McMillin Land Development . Construction of 482 single-famiiy detached homes to exceed Title 24 by 10%. atay Ranch Company . Encourage all merchant builders to participate in a building efficiency program. 2. Additional Tree Plantino to offset Greenhouse Gas Emissions. In addition to the 3,586 street trees proposed, another 792 trees will be planted as follows: McMillin Land Development - 20% increase in street trees (244 trees based on GIS data submitted) to be planted in parkways and medians, alay Ranch Company - 548 trees to be planted in front yards of single family detached homes, 709/022 17 6118/02 /(0 The McMillin Land Development shall obtain certification by a Registered Landscape Architect that 244 additional trees have been included on the Master Landscape Plan for their portion of Otay Ranch Village Six, The Otay Ranch Company shall obtain certification by a Registered Landscape Architect that 548 additional trees have been planted on the single-family lots located in their portion of Otay Ranch Village Six. 3. Comply with Section 5.11 ,5 Mitigation Measures, in Otay Ranch Village Six Sectional Planning Area (SPA) Plan Environmental Impact Report 98-01, December 2001. 11.7.7 References Otay Ranch Village Six Sectional Planning Area (SPA) Plan Final Second Tier Environmental Impact Report 98-01; December 2001, prepared by RECON. 11.7.8 Appendix Criterion Planners/Engineers. INDEX Pilot Test: SPA Air Quality Improvement Plans, May 2002. 709/022 18 6/18/02 ((I OTAY RANCH VILLAGE ELEVEN SECTION 11.7 AIR QUALITY IMPROVEMENT PLAN 11.7.1 Introduction Chula Vista's Growth Management Ordinance requires all major development projects (50 dwelling units or greater) to prepare an Air Quality Improvement Plan (AQIP). On November 14, 2000, the City Council adopted the Carbon Dioxide (C02) Reduction Plan, that included twenty action measures intended to promote clean fuel vehicles, alternatives to driving, transportation efficient land use planning and energy efficient building construction. Twelve of the action measures directly relate to land use planning and air quality improvements. The AQIP includes implementation of applicable measures identified in the C02 Reduction Plan. The City is developing guidelines for the preparation and implementation of required AQIP's, A pilot study was initiated to identify and evaluate the relative effectiveness and costs of applying various design and energy conservation features in new development projects. One of the goals of the study is to identify implementation measures that reduce air pollutants and C02 emissions and exceed existing mandates wherever possible including the Title 24 Energy Code, The INDEX computer model, developed by Criterion Planners/Engineers, was used in the pilot study to analyze the project. The twelve land use measures identified in the C02 Reduction Plan were translated into action measures for the pilot study as follows: Land-Use 1, Compact development - minimize sprawl. 2, Density - intensity of land use, 3, Diversity - mix and variety of uses, 4, Orientation toward pedestrian and bicycles. 5, Orientation toward transit. 709/021 1 Irl.. A TT ACHMENT 7 BuildinQs 6, General energy design and equipment - improve efficiency. 7, Solar Use - solar thermal applications and power generation, 8, Vegetation - uptakes air pollutants and greenhouse gases. Transportation 9. Pedestrian Facilities - system design and improvements. 10, Bicycle facilities - system design and improvements, 11, Transit facilities - system design and improvements. Infrastructure 12. Water Use -land planning that reduces water consumption, The INDEX Pilot Test: SPA Air Quality Improvement Plans report prepared by Criterion Planners/Engineers identifies various options available to improve energy efficiency and air quality, See Appendix. 11.7.2 Purpose The purpose of the Otay Ranch Village Eleven Air Quality Improvement Plan (AQIP) is to reduce emissions and energy use and to fulfill the requirements of the Growth Management Ordinance, The AQIP addresses design methods to reduce vehicle trips, maintain or improve traffic flow, and reduce vehicle miles traveled. It also identifies a means of reducing emissions (direct or indirect) from the project, and defines a program to monitor compliance, 11.7.3 Regulatory Framework Federal, state and local agencies share responsibilities for developing and implementing air quality regulations and improvement plans. The federal and state agencies have established air quality standards and requirements for compliance, The local agencies focus on adopting strategies and regulations to achieve compliance with the state and federal mandates. Specific air quality analysis for the project is included in the Environmental Impact Report prepared for the Otay Ranch Village Eleven SPA Plan. As mentioned earlier, the City of Chula Vista's Growth Management Ordinance requires preparation and implementation of an Air Quality Improvement Plan (AQIP) for those projects with 50 dwelling units or greater. 709/021 2 6/18/02 ((3 11.7.3 Project Description Development within the 489-acre Village Eleven project includes 2,304 mixed density residential dwelling units, two schools, commercial areas, parks, and open space, The residential development consists of 1 ,311 single family residential units and 993 multi-family units, There is a mixed use area on the site that contains high density residential development and commercial development. The irrigated open space portions of the project will be maintained by a homeowners association or community facilities district. land uses are summarized in Figure 1, As was indicated by the initial INDEX scores, the design of the Otay Ranch Village Eleven SPA contains energy-efficient features that improve air quality and reduce C02 emissions beyond levels that are found in traditional suburban communities, 11.7.4 Air Quality Indicators As described in the attached report, twelve action measures identified in the Carbon Dioxide (C02) Reduction Plan were used to select 52 key indicators, The indicators gauge the key characteristics of the twelve action measures and focus on the goals of the pilot study. The 52 indicators were selected to address the energy efficiency and emission reduction aspects of the proposed land development. 11.7.5 Project Evaluation Baseline Values The first step in INDEX modeling was the calculation of the baseline values, These are "pre-efficiency" indicator scores representative of land development practices in the 1970s and 80s. These scores form a baseline that the Village Eleven proposal was judged against. As shown in Table 1, baseline values were computed by measuring the three pre-efficiency neighborhoods and then calculating a weighted average score for each indicator, Exceptions to the weighted average occur with six indicators as noted in Table 1, where anomalous conditions in the neighborhoods produced scores that could not be considered typical. In these instances, City staff adjusted the values to more common or practical levels (see Table 1 footnotes). 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Those Village Eleven scores were then compared to the baseline values as shown in Table 2, The principal finding from the first round of INDEX modeling was that Village Eleven is about 11 % more energy efficientthan the baseline, Notable characteristics of the Village Eleven and differences between its scores and the baseline are summarized below by element category: . Land-use, Village Eleven generally scores better than baseline values. Village Eleven has favorable residential densities, neighborhood completeness, circulation connectivity, and proximity to transit. In general, Village Eleven achieves its energy and emissions advantage over the baseline in this element primarily through higher total population densities, which reduces space conditioning, travel, and infrastructure energy use, . Transportation, There was little change between Village Eleven scores and baseline values in this element, except for significant increases in pedestrian network coverage, and a drop in transit service coverage. . Infrastructure, Village Eleven residential water use scored close to the baseline, . Environment. Village Eleven improved park proximity for their residents in comparison to the baseline. Village Eleven's open space contiguity score is unusually low, suggesting unfavorable fragmentation of spaces (generally 0,5 or higher is desirable), This element also contains the energy and emission scores that summarize the combined effects of land-use, buildings, transportation, and infrastructure, Of the ten energy and emission indicators, the principal indicator is total energy use per year by residents and employees combined. Village Eleven exceeds the baseline in efficiency terms, largely due to higher population densities, The Village's favorable energy scores are mirrored by similar reductions in pollutant and greenhouse gas emissions. 709/021 10 6/18/02 IcJf en w ~ o U en ~ o I- <( ~ ("\JC Q)Z :Oz ~<( ....I c.. <( c.. en ....I <( Z C) i2 o I: " > m~~g~~~~~g~ CDcDC\I~ 0 Nr---:~~ '" .!!! ;;: 0:: o " I: : 51 ., ED ~ ~ OLO~(j)OO>O COMM"<t"CDNO cDdoo crio .0 ~ ~o;~~~ oo(o~~ ~ 00 CO..,. "'0 ~ ~ OCDOOOOO ..,. "' o '" ~ M to ~ :~g~~8~8g~~8~g~~cobMo~~~g OCDO>v,OCDOMMVOVO~~~O MLOO ciNMc.cic.ci~Ncicicio~Mcio~~ro MO~ ~ ~ ~ V~~ ~~~~g~~ M ~N ~ .?:- 'E Q) .!!! E "a. ro U)~~ ~~! "E,_~~ ~ E-8 CD 0 U) Ci) -" ~Q)o..e~~.8 ~~~~~(;j4:i J!! 'c :> "' I:U 00 ~{j ~ " "' o a. " n; 0 0 "a. I '5 .5~ o ~~ " '" ~ ~ X "' '" " " ~ U ~ g.~ o""~ 0.. . 0 E IS'- Q) '" 0 2:! 2:! 2:! " " " '" '" '" 333 000 ** * "' Q) x "' " " ~ii> ~~ .s 0 o'ifl. *** "' "' cc "0"0 "E a. a. 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Final Results Based on the final Village Eleven plan, the results for energy savings, air quality improvements, and greenhouse gas reductions are as follows: Baseline Village Eleven Total energy use (MMBtu/yr/capita) 75,56 67,39 10,8 % energy reduction Total air pollutant emissions (Ibs/yr/capita) 544,85 10493 543,59 0,23 9833 6,29 - - ---------- ------..--- ------+---- I % air pollutantemissions reduction , I Total greenhouse gas emissions (Ibs/yr/capita) r--~i~reenhouse gas emissions redU~i~~--- n -----4 11.7.6 Implementation Measures The following Air Quality Measures will be implemented in Otay Ranch Village Eleven: 1, Comply with Section 5.11.6 Mitigation Measures, in Otay Ranch GDP AmendmentsNillage Eleven SPA Plan Environmental Impact Report 01-02. 2, Utilize passive design concepts that make use of the naturally mild climate to increase energy efficiency. 3, Provide a gas connection to fireplaces to encourage use of log lighters or of artificial fireplace logs, 4. Provide outside electrical outlets to encourage use of electrically-powered yard maintenance equipment. 709/021 13 6/18/02 /.;l.}.j --",. ,~,-- -- -. .~,_."--_. '. ".._~---_...._~-_...__..__._-_..,--,----,,~--_.._...... - ---- 5. Ensure the availability of more than two phone lines to each home for in-home offices, and other telecommuting needs, 6. When home size dictates, a 50 gallon (or smaller) water heater with an energy factor of 0,6 will be used, (Approximately 780 to 877 single-family units) Exclusion for spa/tub configuration will be considered, 7. Dual-glazed windows with vinyl framed windows for all single-family detached units, To further promote the AQIP, the Master Developer will recommend the following measures be considered by all Builders: . Swimming pools should use solar energy with back-up low NOx water heaters where lot and house size can accommodate. . Low NOx commercial-sized heaters should be installed in all larger on-site facilities. . Provide 220-volt electrical service to the garage for an electrically powered vehicie charging station. . Utilize energy-efficient lighting wherever feasible. . Provide an outside natural gas connection to encourage use of gas-fired barbecues. . Participation in the SDG&E, ComfortWise, EPA "Energy Star", or equivalent program is encouraged to promote energy conservation, . Use of "Low E" windows. . Planting of additional trees in single-family yards. 709/021 14 6/18/02 (~ 11.7.7 References Final Environmental Impact Report for the Otay Ranch GDP AmendmentsNillage Eleven Sectional Planning Area Plan (EIR 01-02); prepared by the City of Chula Vista. 11.7.8 Appendix Criterion Planners/Engineers, INDEX Pilot Test: SPA Air Quality Improvement Plans, May 2002. 709/021 15 6/18/02 (~ .,--,. ,-----..--------....---.,---.-.,.....-,.-, ."....._,..,~.~-". .,~._.._..._-_..-----~-.-_._- PLANNING COMMISSION AGENDA STATEMENT Item: ---3 Meeting Date: 6/26/02 ITEM TITLE: Public Hearing: Conditional Use Permit PCC-02-15 to establish a dwelling group by adding a second single-family dwelling on a lot that contains an existing single-family dwelling in a Single-Family Residence (R-1) zone located at 108 Corte Maria Avenue, The property owner is requesting approval to establish a dwelling group located at 108 Corte Maria A venue, The dwelling group would include the proposed 2,110 square foot single-family dwelling and an existing 1,884 square foot single-family dwelling. The Environmental Review Coordinator has concluded that the project is a Section 15303, Class 3(a), Categorical Exemption from environmental review in accordance with the California Environmental Quality Act (CEQA). RECOMMENDATION: Staff recommends that the Planning Commission adopt the attached Resolution PCC-02-15 approving a Conditional Use Permit allowing a dwelling group in an R-1 zone based on the attached draft Resolution and the conditions and findings contained therein, DISCUSSION: The project site is relatively flat and is located on the southwest corner and intersection of 'D' Street and Corte Maria Avenue. The property size is 14,242 square feet and is currently developed with a 1,884 square foot single-family dwelling situated on the central/west area of the property, The project includes a 2,110 square foot single story, single-family dwelling and a 420 square foot detached 2-car garage, The second dwelling unit would establish a dwelling group, Section 19.04,076 of the CYMC defines a dwelling group as two or more detached dwellings used for dwelling purposes located on the same parcel of land under one ownership and having a yard or court in common. A Conditional Use Permit is required for dwelling groups in the R -I zone in accordance with Section 19.24.040 of the CYMC, The size of the lot is adequate to meet the minimum lot size requirement for a second dwelling unit. The proposed location of the second unit meets the required setbacks and building separation, Both dwellings will be accessed from Corte Maria. A gate will be added to the existing fence line along 'D' Street to allow direct pedestrian access to the new dwelling unit. Section 19.62.170 of the CYMC requires a 400 square foot minimum two-car garage for single- family dwellings. The proposed new dwelling includes an attached garage that satisfies the requirement. The existing dwelling does not currently have the required parking because the original attached garage was converted to livable space, The proposed detached garage is for the ! Page 2, Item: Meeting Date: 6/26/02 existing single-family dwelling and also satisfies the requirement. The new garage will bring the existing dwelling into conformance and does not require a discretionary permit. ANALYSIS: The dwelling group project is proposed in a Single-Family Residence (R-l) zone, Dwelling groups require a conditional use permit subject to the provisions in the R-l zone, The project, as proposed, is consistent with the requirements is Sections 19,24,040 and 19.58,130 of the CVMC as follows: A, The area of the lot devoted to each structure used for dwelling purposes exceeds the minimum lot size of the underlying zone, B. Each dwelling unit will be connected to a gravity sewer per Condition No, 3. C. All on-site utilities will be placed underground per Condition No.4. D. Future garage conversions will be prohibited and a building permit must be acquired for the existing garage conversion per Condition No.5. A 2-car garage is proposed to replace the existing converted garage. E. All driveways and guest parking areas will be paved per Condition No.6. F, The width of the access road is equal to the required twenty feet. G. Guest parking spaces are only necessary in cases where dwellings are served by an access roadway. These units can utilize on-street parking for guests. H, The Fire Marshal may require an on-site fire hydrant if necessary, 1. The property does not require grading, J, The natural slope is less than 10 percent. K. The units of the dwelling group will comply with the required yards, as listed in the table below. L. The units of the dwelling group will comply with the minimum separation as listed in the table below, DEVELOPMENT STANDARD Height Lot Coverage Setbacks: Front Rear Comer Side Between units Floor Area Ratio (FAR) Parking Existing Unit Proposed Unit Guest Parking ALLOWED/REQUIRED 28 feet (2,5 stories) 40% PROPOSED 14'-6" 30% 15 feet 20 feet 10 feet 18 feet 45% 17 feet 55 feet 15 feet 18'-6" 30% 2-car garage 2-car garage N/A 2-car garage 2-car garage .:L Page 3, Item: Meeting Date: 6/26/02 M. All development permitted under this provision shall be subject to the regulations and requirements of Title 19 of the CVMC, per Condition No.1, N. Site plan and architectural review for the proposed dwelling group has been provided by staff and shall be approved by the Planning Commission as part of the Conditional Use Permit. O. The proposed single-family dwelling and dwelling group are permitted uses of the R-I zone. The dwelling group in a single-family residential neighborhood is allowed with a conditional use permit. The lot has sufficient size to accommodate the existing and proposed dwelling and provides for adequate separation between the dwellings. The newly created dwelling group would be compatible with the surrounding residential uses. The second dwelling will be architecturally integrated in terms of design, building materials and colors consistent with the existing single-family dwelling. The dwelling group project is consistent with the General Plan. The property is located in a R-I zone, which allows dwelling groups with a Conditional Use Permit. Approval of the project requires compliance with the applicable codes and regulations and all conditions must be satisfied prior to the final building inspection or occupancy. PUBLIC COORESPONDENCE: A neighbor submitted a letter dated June 18, 2002, opposing the project and expressing concern for the existing conditions relative to the number of vehicles on the property (Attachment 4), CONCLUSION: Staff recommends approval of the proposed Conditional Use Permit to allow a dwelling group to include an existing and proposed single-family unit at 108 Corte Maria Avenue, in accordance with the findings and conditions of approval in the attached Planning Commission Resolution PCC-02-15. Attachments 1. Locator Map 2, Draft Resolution PCC-02-15 3. Application materials 4, June 18, 2002 Letter 3 RESOLUTION NO. PCC 02-]5 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION APPROVING CONDITIONAL USE PERMIT PCC-02-15, A DWELLING GROUP TO ALLOW A SECOND UNIT AT 108 CORTE MARIA AVENUE WHEREAS, a duly verified application for a conditional use permit was filed with the City of Chula Vista Planning Division on October 3, 200] by Rivera Guadelupe; and WHEREAS, said applicant requests a dwelling group as defined in Section 19.04,076 of the CVMC to include an existing single-family unit and a proposed 2,1]0 square foot second single-family dwelling ("Project"); and WHEREAS, the Environmental Review Coordinator, in compliance with the California Environmental Quality Act (CEQA) has concluded that this project is a Class 3(a) categorical exemption from environmental review (CEQA Section 15303 (a), new construction and location oflimited numbers of new, small facilities or structures); and WHEREAS, the Planning Director set the time and place for a hearing on said conditional use permit and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners and residents within 500 feet of the exterior boundaries of the property at least 10 days prior to the hearing; and WHEREAS, the hearing was to be held at the time and place as advertised, namely June 26, 2002, at 6:00 p,m, in Council Chambers, 276 Fourth Avenue, before the Planning Commission; and WHEREAS, after considering all reports, evidence, and testimony presented at said public hearing with respect to the conditional use permit application, the Planning Commission voted to approve the conditional use permit; and r WHEREAS, the Planning Commission of the City of Chula Vista does hereby make the findings required by the City's rules and regulations for the issuance of conditional use permits, as herein below set forth, and sets forth, there under, the evidentiary basis that permits the stated finding to be made. I. That the proposed use at this locatiou is uecessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The use is a second single-family dwelling, which is part of a dwelling group located in a single-family residential neighborhood in a Single-Family Residence (R-I) zoning district. The lot has sufficient size to accommodate the existing and proposed dwelling. The use will be compatible with the surrounding residential uses and will not impact the general well being of the neighborhood or the community. The project as proposed, satisfies the conditions and requirements of Section 19.58.130 of the CVMe. if I 2. That such use will not under the circumstances of the particular case be detrimeutal to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The proposed dwelling group will not have a detrimental impact upon the surrounding residential neighborhood. The dwelling group will be architecturally integrated in temlS of design, building materials and colors consistent with the existing single-family residence. The lot has sufficient size to accommodate the existing and proposed dwelling and provides adequate separation between the dwellings and sufficient space to accommodated off-street parking. 3, That the proposed use will comply with the regulations and conditions specified in the code for such use. The conditional approval of PCC-02-15 requires compliance with all conditions, codes and regulations for the Single-Family Residence (R-I) zoning district, as applicable, prior to the final issuance of any pennit or occupancy for the use as described. 4, That the granting of this Conditional Use Permit will not adversely affect the General Plan of the City or the adopted plan of any government agency. The project is in consistent with the General Plan and Zoning Ordinance land use designations. The property is zoned R-I, which allows dwelling groups with a Conditional Use Pennit. The project as conditioned, is in compliance with the applicable codes and regulations, All conditions must be satisfied prior to final building inspection or occupancy, WHEREAS, the Planning Commission of the City ofChula Yista grants Conditional Use Perrrlit PCC-02-l5 subject to the following conditions, whereby the applicant and/or property owners shall: PLANNING & BUILDING DEPARTMENT 1. Develop and maintain the project in accordance with the conceptual plans dated April 24, 2002, including a site plan, floor plan, and exterior elevations, and Title 19 of the CYMe. Obtain a building permit in compliance with 1998 California Building, Plumbing, and Mechanical Code, and National Electrical Code, Connect each dwelling to a gravity sewer or any other means approved by the city engineer prior tot eh issuance of a Building Pennit. Place all on-site utilities underground. Obtain a building pennit for the existing garage conversion prior to issuance of any other building pennit. No further garage conversion shall be pennitted on this site. Pave all driveways with a minimum of five inches of portland concrete cement. 2. 3. 4, 5, 6, I s- ENGINEERING DIVISION 7, Pay the appropriate sewer capacity and traffic signal fees for the project in accordance with the CYMC. 8. If required, provide grading plans to the Engineering Department for review and approval and obtain a grading permit as part of the building permit process. 9. Show the location of the required separate sewer lateral for the new dwelling prior to the issuance of a building permit. CHULA VISTA ELEMENTARY SCHOOL DISTRICT 10. Pay all appropriate school fees, SWEETWATER AUTHORITY II. Submit a letter to Sweetwater Authority from the Chula Vista Fire Department stating fire flow requirements and enter into an agreement for water facility improvements with the Authority prior to the issuance of a building permit. STANDARD CONDITIONS 12. The conditions of approval for this permit shall be applied to the subject property until such time that the conditional use permit is modified or revoked, and the existence of this use permit with approved conditions shall be recorded with the title ofthe property. Prior to the issuance ofthe building permits for the proposed unit, the applicant/property owner shall provide the Planning Division with a recorded copy of said document. 13. This permit shall be subject to any and all new, modified or deleted conditions imposed after approval of this permit to advance a legitimate governmental interest related to health, safety or welfare which the City shall impose after advance written notice to the Permittee and after the City has given to the Permittee the right to be heard with regard thereto. However, the City, in exercising this reserved right/condition, may not impose a substantial expense or deprive Permittee of a substantial revenue source which the Permittee cannot, in the normal operation of the use permitted, be expected to economically recover. 14. This permit shall become void and ineffective if not utilized within one year from the effective date thereof, in accordance with Section 19.14,260 of the Municipal Code. Failure to comply with any conditions of approval shall cause this permit to be reviewed by the City for additional conditions or revocation, 15, Any deviation from the above noted conditions of approval shall require the approval of a modified conditional use permit. 16. Applicant/operator shall and does hereby agree to indemnify, protect, defend and hold harmless City, its City Council members, officers, employees and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fess (collectively, liabilities) incurred by the City arising, '" directly or indirectly, trom (a) City's approval and issuance of this Conditional Use Pennit, (b) City's approval or issuance of any other pennit or action, whether discretionary or non-discretionary, in connection with the use contemplated herein, and (c) Applicant's installation and operation of the facility pennitted hereby, including, without limitation, ant and all liabilities arising trom the emission by the facility of electromagnetic fields or other energy waves or emissions. Applicant/operator shal1 acknowledge their agreement to this provision by executing a copy of this Conditional Use Pennit where indicated below. Applicant's/operator's compliance with this provision is an express condition of this Conditional Use Pennit and this provision shall be binding on any and all of applicant's/operator's successors and assigns, 17, Execute this document by making a true copy of this letter of conditional approval and signing both this original letter and the copy on the lines provided below, said execution indicating that the property owner and applicant have each read, understood and agreed to the conditions contained herein, and will implement same, Upon execution, the true copy with original signatures shall be returned to the Planning Department. Failure to return the signed true copy of this document shall indicate the property owner/applicant's desire that the project, and the corresponding application for building pennits and/or a business license, be held in abeyance without approval Signature of Property Owner Date Signature of Representative Date NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby approve Conditional Use Pennit PCC-02-15 in accordance with the findings and subject to the conditions contained in this resolution. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 26th day of June, 2002, by the following vote, to-wit: AYES: NOES: ABSENT: ABSTAIN: Kevin O'Neill, Chair ATTEST: Diana Vargas, Secretary nPLANNINGIMICHAELIPCC REPORTSIPCC-02,I5 7 --'" C HULA VISTA PLANNING AND BUILDING DEPARTMENT LOCATOR PROJECT ALFREDO DE LA TORRE PROJECT DESCRIPTION: C) APPLICANT: CONDITIONAL USE PERMIT PROJECT 108 CORTE MARIA AVENUE ADDRESS: Request: Proposal for a 1,888 square feet single family SCALE: FILE NUMBER: dwelling with two car garage to an existing 1,884 square NORTH No Scale PCC-02-15 feet single family dwelling on one lot. h:lhomelplanningllocatorslPCC0215,cdr 10/15/01 ~- CITY OF CHULA VISTA Planning & Building Department CJ1Y OF 276 Fourth Avenue CHULA VISTA (619)691-5101 TYPE OF REVIEW REQUE TED Check One) , C-, lelopment Processing Application Form - Type A Page One Conditional Use Permit -(J-Z- By: S - \?6: Assigned Planner: ~Wri-Z Receipt No,: t/b - aJ;J 1f:- >- Project Acct: '?:f Deposit Acct: P 61 t; ~ "b Related Cases: ~ o ZA. Public Heartng y' S,5o -:.::. .;--1'40....--- -0- ~ .;~1/rT0 '~~i'~ i-f,;;ft,e"",~ _ o Design Review o Special Land Use Permit (Redevelopment Areas Only) o Miscellaneous: II APPLICANT INFORMATION r\~ LA. '-0(2 12 - , I Phone No. -42:2- ( 0'Z- II I IJ- ro r2../2.E- If applicant is not owner. owners authorization o Option to purchase is required to process request, See signature on Page Two, Phone No, (q ) 6 I -122.- {S 02... 4 -r-fr~ r ((liE.. II GENERAL PROJECT DESCRIPTION (for all types) Project Name I Proposed Use fl\\rsQ.A. '2..E.u ('iZt-.JC2". hES,i i?I0TI (.:f L.- General Description of Proposed Project (Please use /!ppendix A to provide a full description and justification for the prOjecf) I Has a representative attended a Pre-Application Conference to discuss this project? If so. what was the date? Pre-App No.: SUBJECT PROPERTY INFORMATION (for all es) Location! treet Address i-{ !~,Q.i ~ It Total Acreage Ion Is this in Montgomery S,P'? V!,~ T<{ i Q.t::S i 1', -p k J'i fA L.., FORM A,DEV PL IR4Gf 1 OF 2] I 12/99 ~{f? -.- . -- - - - - -~ - -- CITY OF CHULA VISTA Planning & Building Department 276 Fourth Avenue (619)691-5101 Development Processing Application Form Page Two G1Y OF CHULA VISTA I (staff use onlv) Case No,: II PROPOSED PROJECT (all types) [Type of Use Proposed i 0 Residential D Comm, D Ind. DOther I I Landscape Coverage ('Yo of Lot) c;:: 0 I Building Coverage ['Yo of Lot) ,:'...G, '4 =(~ I I I 1)/ 1"'-' RESIDENTIAL PROJECT SUMMARY Type of Dwelling Unit(s) Number of Lots INO. of Dwelling Units lBR I 2BR I 3+BR Total I Proposed 0>--"'..-::.. 0101:':... Existing 0 f-.J "-- ------ ""3- I ,Parkina SDaces I Required by Code: I ! Provided: ,r--, ~, Total Off-street I Type of Parking Is~e; whether covered) \~C C~.'L- .::;;:. r-'P_(~~E e~cc \?v ,:->s>~::- I lopen Space Description (Acres each of private, common, and landscaping) I II NON-RESIDENTIAL PROJECT SUMMARY Proposed Existing I' Hours of Operation (Days & Hours) Parking Spaces Required Spaces Provided I Type of parking (size) i I ren I~ opplicat>e} I Anticipated Total # Employees I ren I~ appllcat>e) / ~ l l' tZ...ED 0 i~ to. U\ '0 ei!- (!, Print Applicant or Agent Name -, .----~-- ~ ., i \__- \ '\ -\ ,----...... ~\ '''. \,"-.. \ J" "~'" -.... '\\ " ~~ ',' - '. '-.' " ,- APplicant or Agent Signature 1(0- ., ~ .-- or Date Owner Signature* (Required If Applicant IS not Owner) Date Print Owner Name . Letter of owner consent may be used in iieu of signature, /0 FORM A.PAGE 2 OF 2 11/99 ~ff? --- -- ~~=t.::- '" \ Planning & ..Ji/ding Department Planning Division - Development Processing 276 Fourth Avenue, Chula Vista, CA 91910 (619) 691-5101 ,,", " CTIY 01' CHULA VISrA Application Appendix "A" PROJECT DESCRIPTION AND JUSTIFICATION PROJECT NAME: {L, \1 t.Q..D- k_F_<;,:..,\\''''-.''-.JC "-_ APPLICANT NAME: Ell r () F fV, 01"'"_ LA- ,Of'P;<= Please describe fully the proposed project, any and all construction that may be accomplished as a result of approval of this project and the project's benefits to yourself, the property, the neighborhood and the City of Chula Vista. Include any details necessary to adequately explain the scope andlor operation of the proposed project, You may include any background information and supporting statements regarding the reasons for, or appropriateness of, the application, Use an addendum sheet if necessary. For all Conditional Use Permits or Variances, please address the required "Findings' as listed in listed in the Application Procedural Guide. Description & Justification. f'w90'::::.~D "TO "Gu,"'-D w/ T\-\ I2.E.E DED \2.-OOJ-tS 12.;00 U-..-\ \.J l ''0 ' 10 C, (<:..0.0 u.--; <D WE. STo"(Ly S - l\ ._1. _. "lu...) 0 TS6T4 ~CO ~::, L, VI.'....) (~J r~ \ \ C H 'i'.-r0 ('I to..0 T L.U c Ci"U?:._ CP f\ Q...(Oj C.lZ_ II -... Appendix B " THE CIl ' ...JF CHULA VISTA DISCLOSURE STA MENT You are required to file a Statement of Disclosure of certain ownership or financial interests, payments, or campaign contributions, on all matters which will require discretionary action on the part of the City Council, Planning Commission, and all other official bodies, The following information must be disclosed: 1, List the names of all persons having financial interest in the property which is the subject of the application or the contract, e.g" owner applicant, contractor, subcontractor, material supplier, H (,-.......J\j r~t t-J Y 2. If any person< identified pursuant to (1) above is a corporation or partnership, list the names of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. ::]Uy ('II'liV 3. If any person< identified pursuant to (1) above is non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. ,-::; t,-~ V f-Iuy 4. Have you had more than $250 worth of business transacted with any member of the City staff, Boards, Commissions, Committees, and Council within the past twelve months? Yes No If yes, please indicate person(s): 5, Please identify each and every person, including any agents, employees, consultants, or independent contractors who you have assigned to represent you before the City in this matter. Q~Y ~uy 6, Have you and/or your officers or agents, in the aggregate, contributed more than $1,000 to a Council member in the current or preceding election period? Yes No _ If yes, state which Councilmember(s): Date: {0 -- ~ r....\ (NOTE: A TTACH ADDITIONAL PAGES",~~ NEf~Y)/\~ -Z ~ C , _ -'~0 \~ "- ./ Signature of contractor/applicant ~iLt=ii? f" h("l (';F U~ rOP PE Print or type name of contractor/applicant Id-. . Person is defined as: "Any individual. firm, co-partnership, joint venture, association, social club. [realemal organization, corporalion, estate. trust, receiver, syndicate. thIs and any other county, city and country. CIty municipality. district, or other political subdivision. or any other group or combinacion acting as Q unit. " APPENDIX C (I of I) DEVELOPMENT PERMIT PROCESSING AGREEMENT Permit Applicant: Applicant's Address: Type of Permit: Agreement Date: Deposit Amount: ;'<"/"1 "Fir),>, (Jut- c-v. (,-:J C/(CfIO L, \J, V- f'i [) u-, ("-.J ' 10- >-D/ .-z. c-Q b~ ,;;::::;;'-> This Agreement ("Agreement") between the City of Chula Vista, a chartered municipal corporation ("City") and the forenamed applicant for a development permit ("Applicant"), effective as of the Agreement Date set forth above, is made with reference to the following facts: Whereas, Applicant has applied to the City for a permit of the type aforereferenced ("Permit") which the City has required to be obtained as a condition to permitting Applicant to develop a parcel of property; and, Whereas, the City will incur expenses in order to process said permit through the various departments and before the various boards and commissions of the City ("Processing Services"); and, Whereas the purpose of this agreement is to reimburse the City for all expenses it will incur in connection with providing the Processing Services; Now, therefore, the parties do hereby agree, in exchange for the mutual promises herein contained, as follows: 1, Applicant's Duty to Pay, Applicant shall pay all of City's expenses incurred in providing Processing Services related to Applicant's Permit, including all of City's direct and overhead costs related thereto. This duty of Applicant shall be referred to herein as "Applicant's Duty to Pay." 1,1. Applicant's Deposit Duty. As partial performance of Applicant's Duty to Pay, Applicant shall deposit the amount aforereferenced ("Deposit"). 1,1.1. City shall charge its lawful expenses incurred in providing Processing Services against Applicant's Deposit. If, after the conclusion of processing Applicant's Permit, any portion of the Deposit remains, City shall return said balance to Applicant without interest thereon. If, during the processing of Applicant's Permit, the amount of the Deposit becomes exhausted, or is imminently likely to become exhausted in the opinion of the e City, upon notice of same by City, Applicant shall forthwith provide such additional deposit as City shall calculate as reasonably necessary to continue Processing Services. The duty of Applicant to initially deposit and to supplement said deposit as herein required shall be known as "Applicant's Deposit Duty". 2. City's Duty. City shall, upon the condition that Applicant is no in breach of Applicant's Duty to Payor Applicant's Deposit Duty, use good faith to provide processing services in relation to Applicant's Permit application, 2,1, City shall have no liability hereunder to Applicant for the failure to process Applicant's Permit application, or for failure to process Applicant's Permit within the time frame requested by Applicant or estimated by City. 15 APPENDIX C (20f2) 2.2. By execution of this agreement Applicant shall have no right to the Pennit for which Applicant has applied. City shall use its discretion in valuating Applicant's Pennit Application without regard to Applicant's promise to pay for the Processing Services, or the execution of the Agreement. 3. Remedies. 3.1.' Suspension of Processing In addition to all other rights and remedies which the City shall otherwise have at law or equity, the City has the right to suspend and/or withhold the processing of the Pennit which is the subject matter of this Agreement, as well as the Penn it which may be the subject matter of any other Pennit which Applicant has before the City. 3.2. Civil Collection In addition to all other rights and remedies which the City shall otherwise have at law or equity, the City has the right to collect all sums which are or may become due hereunder by civil action, and upon instituting litigation to collect same, the prevailing party shall be entitled to reasonable attorney's fees and costs. 4. Miscellaneous. 4. 1 Notices. All notices, demands or requests provided for or pennitted to be given pursuant to this Agreement must be in writing. All notices, demands and requests to be sent to any party shall be deemed to have been properly given or served if personally served or deposited in the United States mail, addressed to such party, postage prepaid, registered or certified, with return receipt requested at the addresses identified adjacent to the signatures of the parties represented. 4.2 Governing LawNenue. This Agreement shall be governed by and construed in accordance with the laws of the State of California. Any action arising under or relating to this Agreement shall be brought only in the federal or state courts located in San Diego County, State of California, and if applicable, the City of Chula Vista, or as close thereto as possible. Venue for this Agreement, and perfonnance hereunder, shall be the City of Chula Vista. 4.3. Multiple Signatories. If there are multiple signatories to this agreement on behalf of Applicant, each of such signatories shall be jointly and severally liable for the perfonnance of Applicant's duties herein set forth. 4.4. Signatory Authority. This signatory to this agreement hereby warrants and represents that he is the duly designated agent for the Applicant and has been duly authorized by the Applicant to execute this Agreement on behalf of the Applicant. Signatory shall be personally liable for Applicant's Duty to Pay and Applicant's Duty to Deposit in the event he has not been authorized to execute this Agreement by Applicant. ('f- APPENDIX C (300) 4.5 Hold Harmless, Applicant shall defend, indemnify and hold harmless the City, its elected and appointed officers and employees, from and against any claims, suits, actions or proceedings, judicial or administrative, for writs, orders, injunction or other relief, damages, liability, cost and expense (including without limitation attorneys' fees) arising out of City's actions in processing or issuing Applicant's Permit, or in exercising any discretion related thereto including but not limited to the giving of proper environmental review, the holding of public hearings, the extension of due process rights, except only for those claims, suits, actions or proceedings arising from the sole negligence or sole willful conduct of the City, its officers, or employees known to, but not objected to, by the Applicant. Applicant's indemnification shall include any and all costs, expenses, attorney's fees and liability incurred by the City, its officers, agents, or employees in defending against such claims, whether the same proceed to judgement or not. Further, Applicant, at its own expense, shall, upon written request by the City, defend any such suit or action brought against the City, its officers, agents, or employees, Applicant's indemnification of City shall not be limited by any prior or subsequent declaration by the Applicant. At its sole discretion, the City may participate at its own expense in the defense of any such actin, but such participation shall not relieve the applicant of any obligation imposed by this condition, 4.6 Administrative Claims Requirements and Procedures. No suit or arbitration shall be brought arising out of this agreement against the City unless a claim has first been presented in writing and filed with the City of Chula Vista and acted upon by the City of Chula Vista in accordance with the procedures set forth in Chapter 1.34 of the Chula Vista Municipal Code, as same may from time to time be amended, the provisions of which are incorporated by this reference as if fully set forth herein, and such policies and procedures used by the City in the implementation of same, Upon request by City, Consultant shall meet and confer in good faith with City for the purpose of resolving any dispute over the terms of this Agreement. Now therefore, the parties hereto, having read and understood the terms and conditions of this agreement, do hereby express their consent to the terms hereof by setting their hand hereto on the date set forth adjacent thereto. Dated: I C - '(, - ,~ ~)( City of Chula Vista 276 Fourth Avenue Chula Vista, CA By: (..((~!7n)/) ('I" f)l 71)tV2f:" Dated: ('- , ~ , ,-' . By: (:.'1 ::/ZP Dr) !)r UJ f (J)j)J;; 1-)" A- rr A-<:.1+ M0J-r 4 103 Corte Maria Ave. Chula Vista Ca 91910 Planning Department Public Services Building Chula Vista Civic Center 276 Fourth Avenue Chula Vista, Ca 91910 Attention: Michael Walker Jun ~..e. },,s.,-,-" 2~O2,;" - ,0 "\ .--.. ,- -. I S \~ :--~..,-,~---;~-- \ U .. " J U N 1 9 2C02 \ \ \ ! , ; _-1 PLANNitJG Re: Case PCC-02-15 Dear Sirs: In regard to the addition of another 2110 square foot house to the property at 108 Corte Maria Avenue I wish to express my objections. At present there are at any given time, six to eight vehicles parked in their yard and out front. These include a large truck, a van, motor home, pickups and various cars. Where are they and more cars going to park? Many times the street is used by Rosebank parents dropping off and picking up children. We do not need any more congestion. Large, loud parties have also been a problem in the past. Also what effect will this have on our Rl zoning? Sincerely, '~zr 7: ~ Betty L. Bixler 110 PLANNING COMMISSION AGENDA STATEMENT Item: ~ Meeting Date: 06/26/2002 ITEM TITLE: Public Hearing: Conditional Use Pennit PCC-02-42, proposal for a detached, 926 square foot garage with a 920 second accessory dwelling unit above in a Single-Family Residence (R-l) zone, The project would be situated behind an existing single-family dwelling located at 250 K Street. The second-story unit is in compliance with state government code regulations 65852.2{b)(1)(A)-{I) for cities without adopted accessory second unit ordinances. The property owner proposes to build a garage with an accessory second dwelling unit above, The accessory second dwelling is in compliance with the applicable provisions of the state government code. The Environmental Review Coordinator has concluded that this project is a Class 3(a) categorical exemption from environmental review (CEQA Section 15303 (a) new construction and location of limited numbers of new, small facilities or structures). RECOMMENDATION: That the Planning Commission adopt the attached Resolution PCC- 02-42, based on the findings and conditions contained therein for a combined garage/accessory second dwelling unit, per state Government Code Sections 65852.2(b )(1 )(A)-(I) for cities without adopted accessory second unit ordinances. DISCUSSION: 1. Site Characteristics The property is 7,500 square-feet in size, essentially flat and contains an existing single-family dwelling. The uses adjacent to the property include single-family homes to the east and west, apartments to the south and K Street is to the north. The proposed location of the project is behind the existing single-family dwelling. 2. General Plan, Zoning and Land Use Site: North: South: East: West: General Plan Residential, Low-Medium Residential, Low-Medium Residential, Low-Medium Residential, Low-Medium Residential, Low-Medium Zoning R-l R-l R-3-G R-l R-l Current Land Use Single-family residential Single-family residential Multi-family residential Single-family residential Single-family residential / .-..----.....-. Page 2, Item: Meeting Date: 06/26/02 3, Proposal The project proposal is a two-story structure, which is composed of a 926 square-foot, three-car garage and a 920 square-foot accessory second unit above the garage, which will be occupied by the applicant's family members. The second unit includes two bedrooms, a living area, kitchen, and full bath, The garage will have a half bath. The garage/accessory second unit would be located behind an existing primary single-family dwelling. Accessory second units are typically located at ground level. In this case, the placement of the accessory unit above the garage is unique. However, the second story placement would not create a significant intrusion into the adjacent properties based on the following site investigation: . Immediately south is a multi-car carport for the existing apartment complex; . The property immediately west has a rear yard with sufficient trees that would provide adequate screening; and . The property immediately east contains a two-story single-family dwelling. The application for the proposed accessory second unit is subject to state guidelines, State law provides guidelines that enable cities without adopted accessory second unit ordinances, to process these applications. The guidelines allow cities to require a conditional use pennit in each case. State Government Code Section 65852.2(b)(1)(A)-(I) is explained below: (b) (I) When a local agency has not adopted an ordinance by July I, 1983 or within 120 days after receiving its first application, the local agency shall grant a special use or conditional use pennit for the creation of an accessory second unit ifthe unit complies with all of the following: (A) The unit is not intended for sale, but may be rented. (B) The lot is zoned for single-family or multi-family use, (C) The lot contains an existing single-family dwelling, (D) The accessory second unit is either attached or detached and located on the same lot. (E) The increased floor area ofthe attached unit does not exceed 30 percent ofthe existing living area, (F) The total area ofthe detached unit does not exceed 1,200-sq. ft. (G) Requirements related to height, setback, lot coverage, architectural review, site plan review, fees, charges, and other zoning requirements generally applicable to the zone, (H) Local building code requirements to detached dwellings, as appropriate. (I) Approval by local health officer is required if a private sewage disposal system is utilized. ANALYSIS: The proposed accessory second unit has been designed and sited to meet the state criteria and local zoning ordinance, as outlined below: (A) The accessory second unit cannot be sold or rented. ..2. Page 3, Item: Meeting Date: 06/26/02 (B) The accessory second unit is in a R-I (One-Family Residence) Zone, (C) The lot contains a single-family dwelling, (D) The accessory second unit will be detached and on the same lot of an existing primary single- family dwelling. (E) The accessory second unit will be detached from the primary dwelling, (F) The accessory second unit is less than 1,000 square feet (1,200 square feet is the maximum allowed by State law). (G) The proposed detached accessory second dwelling unit will comply with all ofthe required R-I development standards, as outlined in the table below: DEVELOPMENT STANDARD Height Lot Coverage Setbacks: Front Rear Sides Parking Floor Area Ratio (FAR) ALLOWED/REQUlRED 28 feet (2,5 stories) 50% PROPOSED 23 feet (unit above garage) 21% 15 feet 20 feet 5 feet each side 2 spaces 45% 30 feet 20 feet 5 feet each side 3 spaces 44.4% (H) Fees, and other charges shall be paid in association with the required building permit, to be applied for and reviewed in conformance with local building codes upon approval of this Conditional Use Permit; (1) Sewer service will be provided by the City ofChula Vista (not a private system), There is no requirement for local health official approval. The accessory second unit is an appropriate use for the 7,500 square-foot lot, which is located in an R -I zoning district. The project, as described, satisfies State legislation for accessory second units and meets the City Of Chula Vista's requirements for the findings to approve a Conditional Use Permit. The project provides needed affordable housing and is consistent with the General Plan's Housing Element. Furthermore, the project will not be a detriment to the surrounding neighborhood. CONCLUSION: Staff recommends approval of the application for a Conditional Use Permit to allow the combined garage/accessory second unit behind the existing single-family residence at 250 K Street, in accordance with the findings and conditions of approval in the attached Planning Commission Resolution PCC-02-42. Attachments 1. Locator Map 2, Resolution PCC-02-42 3, Application Materials J:\Planning\MICHAEL\PCC REPORTS\PCC-02-42 ...3 . ._-,.~."'-'-- . ---.....---.----.---,----."" RESOLUTION NO. PCC 02-42 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION APPROVING CONDITIONAL USE PERMIT, PCC-02-42, A GARAGE WITH AN ACCESSORY SECOND UNIT ABOVE, LOCATED BEHIND AN EXISTING PRIMARY SINGLE-FAMILY HOME AT 250 K STREET, IN COMPLIANCE WITH STATE GOVERNMENT CODE REGULATIONS 65852.2 (B)(1)(A)--{I). WHEREAS, a duly verified application for a conditional use pennit was filed with the City ofChula Vista Planning Department on January 31,2002 by Denny K. Kremer; and WHEREAS, said applicant requests permission to build a garage with an accessory second unit above located at 250 K Street. The accessory unit includes a living area, kitchen and full bath in compliance with the provision found in the State Govemment Code, in order to provide additional housing for family members; and WHEREAS, the Environmental Review Coordinator, in compliance with the California Environmental Quality Act (CEQA) has concluded that this project is a Class 3(a) categorical exemption rrom environmental review (CEQA Section 15303 (a), new construction and location of limited numbers of new, small facilities or structures); and WHEREAS, the Planning Director set the time and place for a hearing on said Conditional Use Permit and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners and residents within 500 feet of the exterior boundaries of the property at least 10 days prior to the hearing; and WHEREAS, the hearing was held at the time and place as advertised, namely June 26, 2002, at 6:00 p.m. in Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed; and WHEREAS, after considering all reports, evidence, and testimony presented at said public hearing with respect to the conditional' use permit application, the Planning Commission voted to approve the conditional use permit; and WHEREAS, the Planning Commission of the City of Chula Vista does hereby make the findings required by the City's rules and regulations for the issuance of conditional use permits, as herein below set forth, and sets forth, there under, the evidentiary basis that permits the stated finding to be made, 1, That the proposed use at this location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The project, as described, consists of a garage with an accessory second unit above for use by senior family members. The requested use would take place within an existing single-family residential neighborhood. State legislation declares that accessory second units are a valuable form of housing in California, providing housing for family members, students, the elderly, in-home health providers, the disabled, and others, at below market prices within existing neighborhoods. '-f Accessory second units help to ameliorate a community and region-wide probJem of providing an adequate supply of affordable housing and does not adversely impact the neighborhoods in which they are located. 2. That such use will not under the circumstances of the particular case be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The proposed accessory second unit will not have a detrimental impact upon the surrounding residential neighborhood. The architecture and site planning are consistent with single-family character of the surrounding residences, In addition, the accessory second unit will be constructed in conformance with the Uniform Building Code, 3, That the proposed use will comply with the regulations and couditions specified in the code for such use. The conditional approval of PCC-02-42 requires compliance with all conditions, codes and regulations, as applicable, prior to the final issuance of any permit for or occupancy of any new building on the property, The Planning Commission finds that the request meets the requirements of the California Government Code relating to detached accessory second units as follows: (A) The accessory second unit is not intended for sale or rent. (B) The lot is zoned for single-family or multi-family use. (C) The accessory second unit will be constructed in conjunction with a pnmary single-family residence on the lot. (D) The accessory second unit is detached and will be located on the same lot as a single-family residence. (E) The total area of the accessory second unit does not exceed 1,200-sq. ft, (F) The accessory second unit meets local requirements related to height, setback, lot coverage, architectural review, site plan review, fees, charges, and other zoning requirements generally applicable to the zone. (G) The accessory second unit project meets local building code requirements for detached dwellings, as appropriate, 4. That the granting of this Conditional Use Permit will not adversely affect the General Plan of the City or the adopted plan of any government agency. This Conditional Use Permit is in compliance with the General Plan, because Section 65852.2b.5 of the California Government Code provides that accessory second unit permits issued are exempt ITom the existing or future General Plan and zoning density regulations. WHEREAS, the Planning Commission of the City ofChula Vista grants Conditional Use Permit PCC-02-42 subject to the following conditions required to be satisfied by the applicant and/or property owner(s): s- ENGINEERING DIVISION I, The property owner shall pay the appropriate sewer capacity and traffic signal fees for the project. 2. If grading is required, the property owner shall provide grading plans to the Engineering Department for review and approval. If necessary, the property owner shall obtain a grading pennit as part of the building pennit process, 3. A separate sewer lateral shall be required for the new dwelling, PLANNING & BUILDING DEPARTMENT 4, The accessory second unit shall be constructed and maintained in accordance with the conceptual plans received May 13, 2002, including a site plan, floor plan, and exterior elevations. 5, A soils report shall be submitted to the Building Department for review and approval prior to the issuance of a building pennit. 6, Obtain a building pennit in compliance with 1998 California Building, Plumbing, and Mechanical Code, and National Electrical Code 7, Building plans (construction documents) that include proposed colors and materials shall be submitted in confonnance with the conceptual plans and elevations to ensure that the accessory second unit will be architecturally compatible with and/or match the primary single-family residential unit. Said plans shall be kept on file in the Planning Division, in compliance with the conditions contained herein and Title 19 of the CYMC, subject to the approval of the Planning and Building Director. STANDARD CONDITIONS 8. The conditions of approval for this pennit shall be applied to the subject property until such time that the conditional use permit is modified or revoked, and the existence of this use pennit with approved conditions shall be recorded with the title of the property. Prior to the issuance of the building pennits for the proposed unit, the applicant/property owner shall provide the Planning Division with a recorded copy of said document. 9. This pennit shall be subject to any and all new, modified or deleted conditions imposed after approval of this pennit to advance a legitimate governmental interest related to health, safety or welfare which the City shall impose after advance written notice to the Pennittee and after the City has given to the Pennittee the right to be heard with regard thereto. However, the City, in exercising this reserved right/condition, may not impose a substantial expense or deprive Pennittee of a substantial revenue source which the Permittee cannot, in the nonnal operation of the use pennitted, be expected to economically recover. 10. This pennit shall become void and ineffective if not utilized within one year rrom the effective date thereof, in accordance with Section 19,14.260 of the Municipal Code, Failure to comply with any conditions of approval shall cause this pennit to be reviewed by the City for additional conditions or revocation. , (p 11. Any deviation rrom the above noted conditions of approval shall require the approval of a modified conditional use pennit. 12, Applicant/operator shall and does hereby agree to indemnify, protect, defend and hold harmless City, its City Council members, officers, employees and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fess (collectively, liabilities) incurred by the City arising, directly or indirectly, rrom (a) City's approval and issuance of this Conditional Use Pennit, (b) City's approval or issuance of any other pennit or action, whether discretionary or non-discretionary, in connection with the use contemplated herein, and (c) Applicant's installation and operation of the facility pennitted hereby, including, without limitation, ant and all liabilities arising rrom the emission by the facility of electromagnetic fields or other energy waves or emissions. Applicant/operator shall acknowledge their agreement to this provision by executing a copy of this Conditional Use Pennit where indicated below. Applicant's/operator's compliance with this provision is an express condition of this Conditional Use Pennit and this provision shall be binding on any and all of applicant' s/operator' s successors and assigns. 13, Execute this document by making a true copy of this letter of conditional approval and signing both this original letter and the copy on the lines provided below, said execution indicating that the property owner and applicant have each read, understood and agreed to the conditions contained herein, and will implement same. Upon execution, the true copy with original signatures shall be returned to the Planning Department. Failure to return the signed true copy ofthis document shall indicate the property owner/applicant's desire that the project, and the corresponding application for building pennits and/or a business license, be held in abeyance without approval. Signature of Property Owner Date Signature of Representative Date NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION does hereby approve Conditional Use Pennit PCC-02-42 in accordance with the findings and subject to the conditions contained in this resolution. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 26th day of June, 2002, by the following vote, to-wit: AYES: NOES: ABSTAIN: Kevin O'Niell, Chair ATTEST: Diana Vargas, Secretary J:\PLANNINGIMICHAELlPCC REPORTSIPCC.()2-42 7 , "on --'__'_A"-.'_',.;,~""~,~,~--,,,,_,,,;...__,..,....~.............. <& '6 6 z ~ ~ C HULA VISTA PLANNING AND BUILDING DEPARTMENT LOCATOR ~'&k DENNY K, KREMER PROJECT DESCRIPTION: C) CONDITIONAL USE PERMIT :~~;~: 250 "K" STREET Request: Proposal for the construction of a two story detached single family dwelling with 3 car garage SCALE: FILE NUMBER: ~ behind existing single family dwelling in the R-1 Zone. NORTH No Scale PCC-02-42 C:IOAIFILESllocatorsIPCC0242.cdr 02/12/02 ,. o Design Review ~ff? u.~ ~ CITY OF CHULA VISTA ,~ ~~ Planning & Building Department DIY OF 276 Fourth Avenue CHUIA VISTA (619)691-5101 TYPE OF REVIEW REQUESTED Check One M Istaffuse on;J1 ~No.: _ 1"( Conditional Use Permit FWng Date: I 3 ~JO -z.--- By: . o Variance Assigned Plan :~~~ ~~ Receipt No.: ~': ~:~:~~-1);r Related Cases: N; ~./ I 0 ZA. Public Hearing ) ') Development Processing Application Form - Type A Page One o Special Land Use Permit ~Ar80s Only} "c.r~ ft..,!tr" Ji;I Miscellaneous: Au t;f.; ~ 'St<:UN.D 0 "-l rT ~ APPLICANT INFORMATION ApQj!cant Name L/ J..::> EN N\ f'.. 1<'1< E /?7 E?<.. Applicant Add~ ss 25<0 ''1<'' S T Applicant's Interest in Property tilS:>wn 0 Lease 0 In Escrow e.v O/!- (PI 0'/15_ 4>/0 <j 1/9// - /3eJ'J f If applicant Is not owner. owne~s authortzation o Option to purchase Is required to process request. See signature on Page Two. AJ~ec;},~9J:II~rf^,K.t.IN ~/; fo2 Lj - tJ 7 to 'J AJch/tec~ent Address / / (P(!)f 0 MISs/ ~N GCl,.€6 ~ (<.j) J Sa rT{7 T Sl:::> r e/T-'72/. 0 GENERAL PROJECT DESCRIPTION for all Pr9~t Name 7::L_ Pre>posed U~ f"(RE/'1bi< ~Lf)E",vCb ~GSIL)E^,TI/fL General DesCription of Proposed Project (Please use Appendix A to PfCNIde 0 full description oncI}ustffJcatton for the project) /t('C€3SCJt<-y SEC2dA.f.[) .l5C/f/6U/r/q &/\//7 ?&//:SC//1N T 72! .sT~fG' 6CJ V17Arvr'I-?€rYI CODe:.. on FORM A.DfV PI. (FI4GE 1 OF 2) ----=--::-_-~ --.-, ,;:'& _".. oX > :ii!f~~'~,' .- 12/99 / , . . _...,.......~,~,_.~.. -... .,-- _'>_'h --...,;;,;~....~;....~... "._v.... _.,-,._,H".....:.',<.,_,~_ TI~ b=1b 6l DEIFtZ.nIOfL..() C ....'_..'~.A M"". . . " ...._---.....~ CITY OF CHULA VISTA Planning & Building Department 276 Fourth Avenue (619)691-5101 (' Development Processing Application Form Page Two A PROPOSED PROJECT (all types) Type of Use ProPOsed Landscape Coverage ('Yo of Lot) .2..c ~ReSidentlal 0 Comm. Dlnd, DOIher I Building Coverage ('Yo of Lot) I RESIDENTIAL PROJECT SUMMARY T~ of Dwelling Unit/sh / L Nu r 0 Lots 1tt555<::1 LAID W#I / tJNG' No. of Dwelling nits Proposed Existing lBR 2BR I 3+BR Total (staff I LOA onlyJ Case No.: , Required by Code: D ---r-5D Off-street Type of Parking (SIze; v.nether CO\/9(ed) PrOvided: 3 SfAc..eS ce Descrtption (Acres each of private. common. and landscaping) -RESIDENTIAL PROJECT SUMMARY Existing Parking Spaces Required f parking (size) PENN>./ r:~E"ME"R Print Applicant or Agent Name b ~N.'-I l<P-ev1 E.~ Print Owner Nsbme Owner Si ature* "R red if Applicant is not ONner} * Letter of owner consent may be used in lieu of signature, 10 \ FORM A.PAGE 2 OF 2 1-IS-<o.;;L Date (, Ie-OJ.... Date 11199 i I _.-':.4" ~c __~ ~~"~....:.:-.:.' """~I"''>'''<'''''':''_''';:''~;;';'''''...:' ~f~ W6 01Y OF OfUIA VI5rA Planning & C~ddlng Department Planning Division - Development Processing 276 Fourth Avenue, ChuJa Vista, CA 91910 (619) 691-5101 c Application Appendix "A" PROJECT DESCRIPTION AND JUSTIFICATION PROJECT NAME: k'~E.t"C\~~:S ~ES \D ~t.l.C.E APPLICANT NAME: bE:-N. ~y \< ~ \-<~E::.VY'\E:R Please describe fully the proposed project, any and all construction that may be accomplished as a result of approval of this project and the project's benefits to yourself, the property, the neighborhood and the City of Chula Vista. Include any details necessary to adequately explain the scope and/or operation of the proposed project. You may include any background information and supporting statements regarding the reasons for, or appropriateness of, the application. Use an addendum sheet if necessary. For all Conditional Use Permits or Variances, please address the required 'Findings' as listed in listed in the Application Procedural Guide. Description & Justification. SEE t171?1CHED! P,tJLJ.LJIH/N<S; ?Ik;,; (/ . .,." " 'C\. - --= ,~,:.. _.J._~..;. ~_...'" ._......~ _ ".:.._..._.,__..... ."..~_.i...;..._._.~;,. k.___ ( (' }~;(l(i"i'~ ..:,;. APPRNDIX "A" PROJECT DESCRIPTION _ Application for a Conditional Use Pennit (CUP) to al10w the construction of a two-story, 2,032 square-foot structure, detached from an existing one-story, 1,707 square-foot single-family residence and attached 200 square-foot, one-car garage, on an existing 7,500 square-foot legal lot addressed as 250 "K" Street, located within a single-family residential zone. Said two-story structure to contain a 1,032 square-foot accessory second dwelling unit ("granny flat") on the second floor, where such development is pennitted as a conditional use. The first floor of the detached structure consists of 1,000 square-feet, containing three off-street parking spaces and an interior stairway providing access to the second floor accessory unit. PROJECT JUSTIFICATION _ Construction of the project is intended to provide residential alternatives for senior members of the Kremer family, who will benefit from an assisted living setting in the near future. This application is being submitted pursuant to, and is intended to confonn with, California State Government Code Sections 65852.1 and 65852.2(b)(l), which regulate accessory second dwelling units in City's without adopted ordinances. The proposed development will be designed to comply with Government Code provisions and applicable City Municipal Code requirements including the following: (A) The unit is not intended for sale and may be rented; (B) The lot is zoned for single-family use; (C) The lot contains an existing single-family dwelling; (D) The second unit is detached from the existing dwelling and located on the same lot as the existing dwelling; (E) The total area of floor space for a detached second unit does not exceed 1,200 square feet; and (G) Requirements relating to height, setback, lot coverage, architectural review, site plan review, fees, charges, and other zoning requirements general1y applicable to residential construction in the zone in which the property is located; (H) Local building code requirements which apply to detached dwellings, as appropriate. I::J.... . Appendix B r THE cn( IF CHULA VISTA DISCLOSURE ST~ .v1ENT "'~"":"'_""'._"';---..':':;",_. ,,~ . ~._:..:.._~c,~,':;'__,_'_'.. "-- _.":_-=:':-~"<k~~~~i,~:'.. ""'~~"" . ' ," ..')~.'~ \-""'1 ~": . You are required to file a Statement of Disclosure of certain Ownership or financial interests, paymentll,";' or campaign contributions, on all matters which will require discretionary action on the part of the CitY' Council, Planning Commission, and all other official bodies. The fOllowing information must be disclosed: ",'.-":C, . " j' '. ;,'; li~<', 1. List the names of all persons having financial interest in the property which is the subject of the ~lication or th~kct, e.g., owner applicant, contractor, subcontractor, material supplier. ~EN~'i ~ ~E~ 2. If any person" identified pursuant to (1) above is a corporation or partnership, list the names of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest JJ!f\artnershiP. 3. If any person" identified pursuant to (1) above is non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of 4A ' 4. Have you had more than $250 worth of business transacted with any member of the City s~' Boards, Commissions, Committees, and Council within the past twelve months? Yes _ No If yes, please indicate person(s}: 5, Please identify each and every person, including any agents, employees, consultants, or independent contractors wh~ you have assigned ~represent you before the City in this matter. J3 ILL ~lf'\> - LA1-lD lASE UJNSL<LTANT (JI'1) 4L{4:,- 5".;;)73 6, Have you and/or your officers or agents, in the aggregate, contributed more than $1,000 to a Councilmember in the Current or preceding election period? Yes _ No L If yes, state which Councilmember(s}: (NOTE: A TTACH ADDITIONAL PAGES AS ig lure of contractor/applicant 1)EN~ ~- k'P--EME"P-- Print or name of contractor/applicant Date: I - (8 - (J ;1 f3 . Person is defined as: "Any individual. firm, co-partnership, joint venture. associatio.n, social club, freatenUlI o.rganization, corporation. estate, trust, receiver, syndicate. this and any other county. city and country, city municipality, district. or other political subdivision, or any other group or combination acting as a unit. " . -.--"-..-.....--.;....-.... . . _.::_- ....:..;~.....:..--;,.:...:~....,"'~:.-."--"'.".___:::.'!..il"'""':..~'-...-f::..~ ( c APPENDIX C (I of I) DEVELOPMENT PERMIT PROCESSING AGREEMENT Permit Applicant: Applicant's Address: Type of Permit: Agreement Date: Deposit Amount: ~~y~~ !iO' , ~\\().tjAL.. VI~E: tt~VV\ IT This Agreement ("Agreement") between the City of Chula Vista, a chartered municipal corporation ("City") and the forenamed applicant for a development permit ("Applicant"), effective as of the Agreement Date set forth above, is made with reference to the following facts: ' Whereas, Applicant has applied to the City for a permit of the type aforereferenced ("Permit") which the City has required to be obtained as a condition to permitting Applicant to develop a parcel of property; and, Whereas, the City will incur expenses in order to process said permit through the various departments and before the various boards and commissions of the City ("Processing Services"); and, Whereas the purpose of this agreement is to reimburse the City for all expenses it will incur in connection with providing the Processing Services; Now, therefore, the parties do hereby agree, in exchange for the mutual promises herein contained, as follows: 1. Applicant's Duty to Pay. Applicant shall pay all of City's expenses incurred in providing Processing Services related to Applicant's Permit, including all of City's direct and overhead costs related thereto. This duty of Applicant shall be referred to herein as "Applicant's Duty to Pay," 1.1, Applicant's Deposit Duty, As partial performance of Applicant's Duty to Pay, Applicant shall deposit the amount aforereferenced ("Deposit"). 1.1,1. City shall charge its lawful expenses incurred in providing Processing Services against Applicant's Deposit. If, after the conclusion of processing Applicant's Permit, any portion of the Deposit remains, City shall retum said balance to Applicant without interest thereon. If, during the processing of Applicant's Permit, the amount of the Deposit becomes exhausted, or is imminently likely to become exhausted in the opinion of the e City, upon notice of same by City, Applicant shall forthwith provide such additional deposit as City shall calculate as reasonably necessary to continue Processing Services. The duty of Applicant to initially deposit and to supplement said deposit as herein required shall be known as "Applicant's Deposit Duty". 2, City's Duty. City shall, upon the condition that Applicant is no in breach of Applicant's Duty to Payor Applicant's Deposit Duty, use good faith to provide processing services in relation to Applicant's Permit application. 2.1. City shall have no liability hereunder to Applicant for the failure to process Applicant's Permit application, or for failure to process Applicant's Permit within the time frame requested by Applicant or estimated by City. I'! ".- . o._..............c. "h. ~v,,_ . - .....; - .:.,~~.~:~-;~!:;;'~ -", , APPENDIX C (2 of2) 2.2. By execution of this agreement Applicant shall have no right to the Permit for which Applicant has applied. City shall use Its discretion in valuating Applicant's Pennit Application without regard to Applicant's promise to pay for the Processing Services, or the execution of the Agreement. . ( c 3. Remedies. 3.1.' Suspension of Processing In addition to all other rights and remedies which the City shall otherwise have at law or equity, the City has the right to suspend and/or withhold the processing of the Permit which is the subject matter of this Agreement, as well as the Permit which may be the subject matter of any other Pennit which Applicant has before the City. 3.2. Civil Collection In addition to all other rights and remedies which the City shall otherwise have at law or equity, the City has the right to collect all sums which are or may become due hereunder by civil action, and upon instituting litigation to collect same, the prevailing party shall be entitled to reasonable attorney's fees and costs. 4. Miscellaneous. 4.1 Notices. All notices, demands or requests provided for or permitted to be given pursuant to this Agreement must be in writing. All notices, demands and requests to be sent to any party shall be deemed to have been properly given or served if personally served or deposited in the United States mail, addressed to such party, postage prepaid, registered or certified, with return receipt requested at the addresses identified adjacent to the signatures of the parties represented. 4.2 Governing LawNenue. This Agreement shall be governed by and construed in accordance with the laws of the State of California. Any action arising under or relating to this Agreement shall be brought only in the federal or state courts located in San Diego County, State of California, and if applicable, the City of Chula Vista, or as close thereto as possible, Venue for this Agreement, and performance hereunder, shall be the City of Chula Vista. 4.3, Multiple Signatories. If there are multiple signatories to this agreement on behalf of Applicant, each of such signatories shall be jointly and severally liable for the performance of Applicant's duties herein set forth. 4.4. Signatory Authority. This signatory to this agreement hereby warrants and represents that he is the duly designated agent for the Applicant and has been duly authorized by the Applicant to execute this Agreement on behalf of the Applicant. Signatory shall be personally liable for Applicant's Duty to Pay and Applicant's Duty to Deposit in the event he has not been authorized to execute this Agreement by Applicant. --- 1<:> ~.~ -__4__--..;. '. ' ( APPENDIX C (3 00) c' (, 4.5 Hold Harmless. Applicant shall defend, indemnify and hold harmless the City, its elected and appointed officers and employees, from and against any claims, suits, actions or proceedings, judicial Ot administrative, for writs, orders, injunction or other relief, damages, liability, cost and expense (including without limitation attorneys' fees) arising out of City's actions in processing or issuing Applicant's Permit, or in exercising any discretion related thereto including but not limited to the giving of proper environmental review, the holding of public hearings, the extension of due process rights, except only for those claims, suits, actions or proceedings arising from the sole negligence or sole willful conduct of the City, its officers, or employees known to, but not objected to, by the Applicant. Applicant's indemnification shall include any and all costs, expenses, attorney's fees and liability incurred by the City, its officers, agents, or employees in defending against such claims, whether the same proceed to judgement or not. Further, Applicant, at its own expense, shall, upon written request by the City, defend any such suit or action brought against the City, its officers, agents, or employees. Applicant's indemnification of City shall not be limited by any prior or subsequent declaration by the Applicant. At its sole discretion, the City may participate at its own expense in the defense of any such actin, but such participation shall not relieve the applicant of any obligation imposed by this condition. 4.6 Administrative Claims Requirements and Procedures. No suit or arbitration shall be brought arising out of this agreement against the City unless a claim has first been presented in writing and filed with the City of Chula Vista and acted upon by the City of Chufa Vista in accordance with the procedures set forth in Chapter 1.34 of the Chula Vista Municipal Code, as same may from time to time be amended, the provisions of which are incorporated by this reference as if fully set forth herein, and such pOlicies and procedures used by the City in the implementation of same. Upon request by City, Consultant shall meet and confer in good faith with City for the purpose of resolving any dispute over the terms of this Agreement. Now therefore, the parties hereto, having read and understood the terms and conditions of this agreement, do hereby express their consent to the terms hereof by setting their hand hereto on the date set forth adjacent thereto. Dated: (- ( 8 0.:2-. B,a~ City of Chula Vista 276 Fourth Avenue Chura Vista, CA Dated: By: /(0