HomeMy WebLinkAbout13. Water Conservation Plan
OTAY RANCH FREEWAY COMMERCIAL
SPA AMENDMENT
WATER CONSERVATION PLAN
April 2018
Baldwin & Sons, LLC
610 West Ash Street, Suite 1500
San Diego, CA 92101
TABLE OF CONTENTS
PAGE NO.
EXECUTIVE SUMMARY ........................................................................................................................... 1
INTRODUCTION ....................................................................................................................................... 2
PURPOSE ................................................................................................................................................. 3
PROJECT DESCRIPTION ........................................................................................................................... 3
WATER SERVICE AND SUPPLY ................................................................................................................. 4
PROJECTED WATER USE .......................................................................................................................... 4
Potable Water Demand .............................................................................................................. 4
Recycled Water Demand ........................................................................................................... 5
MANDATED WATER CONSERVATION MEASURES .................................................................................. 6
LOCAL WATER CONSERVATION REQUIREMENTS ................................................................................... 7
Residential Measures Mandatory .............................................................................................. 7
Non-Residential Measures Mandatory ...................................................................................... 7
Non-Mandatory Measures ......................................................................................................... 8
WATER CONSERVATION ESTIMATED SAVINGS ...................................................................................... 8
Water Conservation Summary .................................................................................................. 9
IMPLEMENTATION MEASURES ............................................................................................................. 10
MONITORING ................................................. ....................." ............................................................ 10
REFERENCES .......................................................................................................................................... 12
LIST OF TABLES
PAGE
TABLE 1
TABLE 2
TABLE 3
TABLE4
TABLE 5
TABLE 6
TABLE 7
PA 12 FREEWAY COMMERCIAL SPA AMENDMENT
FC-2 SITE LAND USE SUMMARY .................................................................................... 4
PROJECTED POTABLE WATER DEMANDS FOR
OTAY RANCH PA 12 FC-2 SPA AMENDMENT ................................................................. 5
PLANNING AREA 12 FREEWAY COMMERCIAL PROJECTED
RECYCLED WATER DEMANDS (FC-2 SITE) ...................................................................... 5
MANDATED WATER CONSERVATION DEVICES.............................................................. 6
PA 12 FC-2 SPA AMENDMENT MULTI-FAMILY
PROPOSED WATER CONSERVATION MEASURES ........................................................... 9
PA 12 FC-2 SPA AMENDMENT WATER
CONSERVATION SUMMARY ......................................................................................... 10
PA 12 FC-2 SPA AMENDMENT IMPLEMENTATION
AND MONITORING PROGRAM ................................................................................... 11
ABBREVIATIONS
ac -
ac-ft -
cfd -
cfs -
gpd-
gpf-
gpm-
HOA-
mgd-
acre
acre-foot
community facilities district
cubic feet per second
gallons per day
gallons per flush
gallons per minute
homeowners association
million gallons per day
USEFUL CONVERSIONS
1 acre-foot = 325,829 gallons
1 mgd = 1,000,000 gallons/day
1 cfs = 448.8 gpm
1 cubic foot = 7.48 gallons
1 mgd = 694.4 gpm
1
EXECUTIVE SUMMARY
The City of Chula Vista's Growth Management Ordinance (CVMC 19.09.050C) requires that all
development projects with 50 dwelling units or greater prepare a Water Conservation Plan at
the time of the Sectional Planning Area plan preparation. A Water Conservation Plan was
prepared for the Planning Area 12 (PA 12) Freeway Commercial project when the project was
originally approved in 2002. This plan presents a review of presently available technologies and
practices which result in water conservation in primarily residential development. This report
presents an updated Water Conservation Plan with measures that will be incorporated into the
planning and design of the Otay Ranch PA 12 SPA Amendment, including the requirements
outlined in the Chula Vista Landscape Water Conservation Ordinance (CVMC 20.12).
The PA 12 Freeway Commercial project consists of an FC-1 site that has already been developed
as commercial per the originally approved SPA plan and an FC-2 site that is currently under
development under the existing mixed-use entitlement. Baldwin & Sons has applied to add 300
dwelling units to the proposed apartments east of Town Center Drive in FC-2. This updated
water conservation plan is being prepared for the FC-2 site. Town Center Drive, which bisects
the FC-2 site, was constructed concurrent with the FC-1 site development.
The FC-2 site consists of 36.3 acres of property that is entitled for hotels and mixed use
residential with ancillary commercial uses and a park. The SPA Amendment is required to
increase residential density. The FC-2 site will include approximately 900 multi-family
residential units, 300 hotel rooms, a 2.0-acre park site, and 15,000 square feet of retail
commercial.
The Otay Water District is the local water agency that supplies potable water and recycled
water to PA 12 FC-2. The current total estimated average potable and recycled water use for
the project is 0.19 mgd and 0.03 mgd, respectively.
The State and local government have mandated a number of water conservation measures. The
focus of this study is on the implementation of non-mandated water conservation measures.
The project will install hot water pipe insulation, pressure reducing valves, and water efficient
dishwashers in all multi-family residential units. Additionally, the builder will install dual flush
toilets and other water conserving irrigation equipment and techniques in compliance with the
Landscape Water Conservation Ordinance. At buildout of the project, implementation of the
above measures along with the use of recycled water would reduce estimated potable water
usage on the project by an estimated 53,385 gpd.
2
INTRODUCTION
In recent years, the subject of water conservation has been given increased attention. The
growing awareness of the need and value of water conservation has been sparked by local and
regional water purveyors concerned about meeting the future water demands of their
customers, particularly during drought conditions. Water conservation provides an alternative
approach to the problem of finding new water sources to meet the water demand for a
proposed community. The intent of water conservation is to manage water demand so that the
customers receive adequate service but use less water.
Much has been done to educate consumers about limitations of water supply, the serious
implications of a long-term drought and the need for water conservation, but there is a
practical limit to the percentage reduction of water use in established communities. This limit is
a result of the types of plumbing fixtures installed in existing homes as well as the difficulty in
altering consumers' established patterns of water use. Any water conservation effort, voluntary
or mandatory, requires the cooperation of the public. Public information should be utilized to
inform and convince the consumer that a change in personal water use habits is in everyone's
best interest.
In recent years, the private development sector has become more attuned to the concerns of
water availability and has recognized the value of addressing water conservation issues
throughout planned development projects. By incorporating low water use plumbing fixtures,
promoting drought tolerant landscaping, and providing educational materials to homeowners
within the development project, private developments can do much to cultivate an interest in
water conservation and establish new patterns of water use. These efforts can have significant
impacts with regard to reducing the need for securing and importing larger quantities of water
for use in San Diego County. The Landscaping Water Conservation Ordinance went into effect
on January 1, 2010 and requires homeowners to be efficient with the landscape systems and
plant selection.
In 2006 the State repealed the Water Conservation in Landscaping Act and adopted a new
Water Conservation in Landscaping Act, Government Code Sections 65591 et seq. The new Act
requires the Department of Water Resources to update the previously adopted model efficient
landscape ordinance that provides for greater efforts at water conservation and more efficient
use of water in landscaping. Government Code Section 65595 requires that on or before
January 1, 2010 a local agency shall adopt a water efficient landscape ordinance that is at least
as effective in conserving water as the updated model ordinance or adopt the model ordinance.
If a local agency does not adopt a water efficient landscape ordinance by the deadline, the
updated model ordinance shall apply within the local agency's jurisdiction and shall be enforced
by the local agency.
The City of Chula Vista City Council adopted an ordinance that complies with the findings and
declarations of the State's Water Conservation in Landscaping Act and is as effective as the
State's updated model water efficient landscape ordinance. This water conservation plan
3
incorporates the requirement of the City's ordinance.
The Otay Ranch Freeway Commercial project is within the Otay Ranch General Development
Plan (GDP). The Otay Ranch GDP was adopted in 1993 and included objectives for water
conservation to be incorporated into the development of Otay Ranch. These objectives
included the implementation of water efficient fixtures, increased use of drought tolerant
landscaping, and use of recycled water for irrigation. The objective of these measures is to
reduce the per capita water use within Otay Ranch by 25 percent as compared to county wide
1989 per capita levels. This report will demonstrate how the City, in partnership with the Otay
Water District and development community are meeting these objectives.
PURPOSE
The State Legislature determined in the Water Conservation in Landscaping Act that the State's
water resources are in limited supply. The Legislature also recognized that while landscaping is
essential to the quality of life in California, landscape design and maintenance must be water
efficient. The City of Chula Vista's Growth Management Ordinance requires that all major
development projects (50 dwelling units or greater) prepare a Water Conservation Plan at the
time of Sectional Planning Area Plan preparation. The City has adopted guidelines for the
preparation and implementation of required Water Conservation Plans.
This report will present water conservation measures which will be incorporated into the
planning and design of the project, including an estimate of the anticipated water savings.
Approximately half of the water used by residences in California is used outdoors. For this
reason, the City's Landscape Water Conservation Ordinance will be an important component of
reduced water usage.
Although not covered in detail, there are several secondary benefits to conserving water that
should be kept in mind when reviewing material in this report. These benefits include reduced
sewage flows, reduced natural gas use, and reduced electricity use. Using less water in the
shower, for example, reduces the amount of water input into the sewer system and reduces
the amount of energy required to heat the water.
PROJECT DESCRIPTION
Proposed development for the FC-2 site includes approximately 900 multi-family residential
dwelling units, 300 hotel rooms, a 2.0-acre park, and 15,000 square feet of commercial retail.
Appendix A provides the proposed land use plan for FC-2 and Table 1 provides a land use
summary.
4
TABLE 1
FREEWAY COMMERCIAL SPA AMENDMENT
FC-2 SITE LAND USE SUMMARY
Land Use Quantity
MF Residential Units 900 units
Hotels 300 units
Park 2.0 acre
Commercial 15,000 SF1
1 Retail Commercial is on approximately 4.0 acres of the site.
WATER SERVICE AND SUPPLY
The Otay Water District is the local water agency that supplies potable water and recycled
water to Freeway Commercial. The Otay Water District relies solely on the San Diego County
Water Authority (SDCWA) for its potable water supply. The SDCWA is the largest of 27-member
agencies of the Metropolitan Water District of Southern California (MWD), which is the primary
importer of domestic water in Southern California.
PROJECTED WATER USE
Potable Water Demand
Water use is affected by, among other things, climate and the type of development. In
California, recent trends towards the construction of more multi-unit housing, the general
reduction in residential lot size, and a number of local agency water conservation programs in
effect are all tending to reduce per capita water consumption.
Potable water demands were projected by taking the total development for each land use and
multiplying by water use factors. Table 2 provides the projected potable water demand for the
FC-2 site based on the current SPA Amendment. The total estimated potable water use is 0.19
mgd. The estimated potable water usage in Table 2 is reduced as a result of the use of recycled
water for irrigation of parks, common areas, etc. Potable water use factors were taken from
the 2018 Freeway Commercial Sub Area Master Plan Amendment: Potable and Recycled
Water.
5
TABLE 2
FREEWAY COMMERCIAL
PROJECTED POTABLE WATER DEMANDS (FC-2 SITE)
Location
(Land Use)
Quantity
Unit Rate
Average Demand,
gpd
Multiple-Family
Residential
900 units 170 gpd/unit 1 153,000
Commercial 3.6 ac 1,785 gpd/ac 1 2 6,428
Hotel 300 rooms 115 gpd/room 34,500
Park 2.0 ac --- 2 1,000 2
TOTAL 194,928
1 Assumes that recycled water will be used at these sites.
2 Estimated potable water use for restrooms, drinking fountains, etc. based on other similar facilities.
Recycled Water Demand
In accordance with Section 26 of the Otay Water District Code of Ordinances, FC-2 will utilize
recycled water for the irrigation of open space slopes, parks, and the common area of commercial
and multi-family residential sites. Table 3 provides the updated estimate for the FC-2 site recycled
water demand. The total estimated recycled water demand is 0.03 mgd.
TABLE 3
FREEWAY COMMERCIAL
PROJECTED RECYCLED WATER DEMANDS (FC-2
SITE)
Location
(Land Use)
Quantity
Recycled
Water
Factor
Net
Recycled
Acreage
Unit Rate1
Average
Demand,
gpd
Multi-Family
Residential 900 units 15% --- 30 gpd/unit 27,000
Commercial 4.0 ac 10% 0.4 1,900 gpd/ac 760
Park 2.0 ac 100% 2.0 1,900 gpd/ac 3,800
TOTAL 31,560
1 Based on OWD 2015 Water Facilities Master Plan.
6
MANDATED WATER CONSERVATION MEASURES
The State and many local Governments have mandated a number of water conservation measures.
Table 4 summarizes the conservation measures that are currently mandated by the State of
California and also provides the requirements of the 2016 California Green Building Standards Code.
TABLE 4
MANDATED WATER CONSERVATION DEVICES
Device Baseline Requirement 2016 Green Building
Standards Code
Showerheads 2.5 gpm 2.0 gpm
Lavatory Faucets 2.2 gpm 1.2 gpm
Sink Faucets 2.2 gpm 1.8gpm
Metering Faucets in Public Restrooms 0.25-0.75 gal/cycle 0.25 gal/cycle
Residential Water Closets 1.6 gpf 1.28 gpf
Flushometer Valves 1.6 gpf 1.28 gpf
Commercial Water Closets 1.6 gpf 1.28 gpf
Urinals 1.0 gpf 0.5 gpf
7
LOCAL WATER CONSERVATION REQUIREMENTS
There are a number of water conserving measures required by the Otay Water District and City of
Chula Vista Landscape Manual. These include the use of recycled water for the irrigation of parks,
median landscaping, open space slopes, and common landscaped areas where feasible. The
Landscape Manual also requires some drought tolerant plant selection in the landscaping plan and
the use of evapotranspiration controllers for parks and common landscaped areas. Additionally, the
Landscape Water Conservation Ordinance that went into effect on January 1, 2010 is expected to
reduce outdoor water consumption due to the setting of strict water budgets on City approved
landscape plans that must not be exceeded.
The City of Chula Vista Water Conservation Plan Guidelines requires the following three indoor
water conservation measures for residential units and non-residential units. These measures are
mandatory.
Residential Measures - Mandatory
1. Hot Water Pipe Insulation. This measure involves the insulation of hot water pipes with 1-
inch walled pipe insulation and separation of hot and cold-water piping. This measure is
estimated to cost an addition-al $50 during initial construction and result in annual savings
of 2,400 gallons per residential unit.
2. Pressure Reducing Valves. Setting the maximum service pressure to 60 psi reduces any
leakage present and prevents excessive flow of water from all appliances and fixtures. This
measure is estimated to cost $100 during initial construction and result in annual water
savings of 1,800 gallons per residential unit.
3. Water Efficient Dishwashers. There are a number of water efficient dishwashers available
that carry the Energy Star label. These units cost an additional $500 on average and result
in an estimated yearly water savings of 650 gallons per residential unit.
Non-Residential Measures - Mandatory
1. Hot water pipe insulation with 1-inch walled pipe insulation.
2. Compliance with Division 5.3 of the California Green Building Standards Code in effect
at the time of plan submittal.
3. Pressure reducing valves.
8
Non-Mandatory Measures
In addition, to comply with the City's current water conservation requirements, the developer
must select at least one outdoor measure and one additional indoor or outdoor water
conservation measure for residential development and non-residential development. Water
conservation measures not included on the City's Residential Water Conservation Measures list
may be proposed by the developer. Since this project does not propose any single-family
residences, all outdoor irrigation water use is proposed to be met with recycled water. Thus,
there are no outdoor water measures that would result in a direct reduction in potable water
use. The developer will implement, from the City's list of approved measures, the following
indoor non-mandatory measure in multi-family residential units and non-residential units.
1. Dual Flush Toilets. The developer will install dual flush toilets within the project. This
measure is estimated to cost $200 per household and result in annual water savings of 4,000
gallons per year per residential unit.
WATER CONSERVATION ESTIMATED SAVINGS
The estimated water savings for water conservation measures are based on the estimates
provided in the previous section of this report. The potential water savings varies widely based
on land use types. Multi-family residential units, for example, have much less opportunity to
implement additional water saving measures than low density single family residential units.
This is primarily because the common landscaped areas of multi-family units are required to be
irrigated with recycled water and, thus, there are no outdoor water conservation measures that
can directly offset potable water usage in these areas.
Table 5 summarizes the total estimated water savings for the PA 12 FC-2 SPA Amendment
based on the proposed required measures and non-mandatory measure described above.
9
TABLE 5
FC-2 SPA AMENDMENT MULTI-FAMILY PROPOSED WATER
CONSERVATION MEASURES
Measure
Location
Yearly
Water
Savings,
gal/unit
Daily
Water
Savings,
gpd/unit
Percentage
of Total
Usage1
Project Total
Water
Savings2,
gpd
Hot Water Pipe
Insulation Indoor 2,400 6.58 3.9 5,922
Pressure Reducing
Valves Indoor 1,800 4.93 2.9 4,437
Water Efficient
Dishwashers Indoor 650 1.78 1.0 1,602
Dual Flush Toilets
Indoor
4,000
10.96
6.5
9,864
TOTAL 8,850 24.25 14.3 21,825
1 Based on 170 gpd/unit average usage.
2 Based on 900 Multi-Family Residential Units.
3 This measure will reduce the amount of recycled water used for irrigation and has, therefore, not been included in
the total potable water savings.
Water Conservation Summary
As detailed in this report, the PA 12 FC-2 project is committed to being water efficient through the
use of recycled water for irrigation and utilizing other water conservation devices and measures.
Table 6 summarizes the baseline potable water use if recycled water and water conservation
measures were not utilized and provides the anticipated water savings outlined in this report. As
shown, the use of recycled water and other water conservation measures is expected to reduce
potable water usage by 53,385 gpd, or 24 percent.
As evidenced by the information contained in this study, the objectives of the Otay Ranch GDP to
incorporate water saving fixtures, drought tolerant landscaping, and recycled water usage into the
development are being met. Based on information contained in the 1989 San Diego County Water
Authority Annual Report, average water use within the Otay Water District was 220 gallons per day
per capita (20,469.7 AF for a population of 83,000) . Based on 2007 data from the OWD 2008
Master Plan, per capita water usage has dropped to approximately 189 gpd (33.26 mgd for a
population of 186,000). These per capita numbers include non-residential demands, but clearly
indicate the effectiveness that the above measures are having. This trend is expected to continue as
adopted guidelines are increasingly focused on reducing per capita water use.
10
TABLE 6
PA 12 FC-2 SPA AMENDMENT
WATER CONSERVATION SUMMARY
Description Average Use, gpd
Total Water Use
Potable Water Use (Table 2) 194,928
Recycled Water Use (Table 3) 31,560
Total Baseline Water Use 226,488
Water Conservation Savings
Recycled Water (Table 3) 31,560
Multi Family Measures (Table 5) 21,825
Total Conservation Savings 53,385
Net Potable Water Usage1 173,103
Reduction from Baseline Usage 24%
1 Potable water use (Table 2) minus water conservation savings (Table 5).
IMPLEMENTATION MEASURES
The non-mandated water conservation measures to be included in the residential component of the
PA 12 FC-2 project are listed in Table 5. The non-residential development within the project will
utilize hot water pipe insulation, pressure reducing valves, water efficient landscaping systems, and
dual flush toilets as well as meeting all requirements of Division 5.3 of the California Green Building
Standards Code in effect at the time of plan submittal.
MONITORING
For the water conservation measures proposed to be incorporated into the PA 12 FC-2 project,
Table 7 summarizes the implementation timing for each measure, as well as the responsibility for
monitoring the implementation of the measures.
11
TABLE 7
PA 12 FC-2 SPA AMENDMENT
IMPLEMENTATION AND MONITORING PROGRAM
Water Conservation
Measure
Responsibility
for
Implementation
Timing Monitoring of the
Implementation
Hot Water Pipe Insulation Developer Prior to Issuance of
Building Permit
City Building
Department
Pressure Reducing Valves
Developer Prior to Issuance of
Building Permit
City Building
Department/Otay
Water District
Water Efficient Dishwashers Developer Prior to Issuance of
Building Permit
City Building
Department
Dual Flush Toilets Developer Prior to Issuance of
Building Permit
City Building
Department
12
REFERENCES
1. Bahman Sheikh, Water Use Efficiency, Strategies for Proposed Residential
Developments, September 2001.
2. City of Chula Vista Water Conservation Plan Guidelines, adopted May 27, 2003.
3. Chapter 20.12 Chula Vista Landscape Water Conservation Ordinance, January
2010.
4. Otay Water District Water Resources Master Plan, October 2008, Revised April 2013.
5. Freeway Commercial Sub Area Master Plan Amendment: Potable and Recycled Water,
2018
6. San Diego County Water Authority Annual Report, 1989.
7. California Green Building Standards Code, 2016.
APPENDIX A
LAND USE MAP
OTAY RANCH PLANNING AREA 12
“FREEWAY COMMERCIAL NORTH” OR “FC-2
CONCEPTUAL DEVELOPMENT PLAN
Hotel 1 (Residence Inn)
Hotel 2 (Courtyard by Marriott)
Alay
Suwerte
212 DUs
attached MF
80 DUs
attached MF
SR
-
1
2
5
Ground Floor Commercial
For Rent Residential
15,000 sq. ft.
(Mixed use buildings along Town
Center Drive)
152 rooms
148 rooms
600 units
2 Acre Public Park
With 2.7 acres of equivalence
enhancement
Ea
s
t
l
a
k
e
P
a
r
k
w
a
y
Tow
n
C
e
n
t
e
r
D
r
i
v
e
Promenad
e
S
t
r
e
e
t
Olym
p
i
c
P
a
r
k
w
a
y
Otay Ranch Town Center Mall
Ce
n
t
e
r
p
a
r
k
R
o
a
d
Su
w
e
r
t
e
D
r
i
v
e
Luzon Lane
El
N
i
d
o
D
r
i
v
e
Ba
n
a
h
a
w
W
a
y
Su
l
u
S
e
a
L
a
n
e
Bo
r
a
c
a
y
D
r
i
v
e
Alay S
t
r
e
e
t
M
a
y
o
n
R
o
a
d
Mindoro Lane
BRT Lan
e
El
N
i
d
o
D
r
i
v
e
Su
l
u
S
e
a
L
a
ne
Suw
e
r
t
e
D
r
i
v
e
Bor
a
c
a
y
D
r
i
v
e
El N
i
d
o
D
r
i
v
e
Promenade Street