HomeMy WebLinkAboutOrd 2003-2902
- ORDINANCE NO. 2902
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING AMENDMENTS TO THE SAN
MIGUEL RANCH PLANNED COMMUNITY (PC) DISTRICT
REGULATIONS
I. RECITALS
A. Project Site
WHEREAS, the areas of land which are the subject of this ordinance are
diagrammatically represented in Exhibit 1 attached hereto, and for the purpose of general
description consists of 16.15 acres located on the north side of Calle La Marina, approximately
1,500 feet west of the intersection of Mount Miguel Road and Calle La Marina, commonly
known as San Miguel Ranch Planning Area G (project Site); and
B. Project; Application for Discretionary Approval
WHEREAS, on January 10, 2003, Trimark Pacific Homes, L.P. (Applicant) filed an
application requesting approval of amendments to the Planned Community (PC) District
Regulations of the Sectional Planning Area (SPA) Plan for the San Miguel Ranch Project Site
(Project) to change the Land Use District for Planning Area G from SF4 to SF3, hereto
incorporated as Exhibit 2; and
C. Prior Discretionary Approvals
WHEREAS, the Project Site has been the subject matter of a Sectional Planning Area
(SPA) previously approved by City Council Resolution No. 19631 on October 19, 1999; and
WHEREAS, the Project Site has been the subject matter of City Council Ordinance 2799
adopting Planned Community District Regulations, approved on October 19, 1999; and
WHEREAS, the Project Site has been the subject matter of City Council Ordinance 2837
amending Ordinance 2799, and approving amendments and additions to the Planned Community
District Regulations, approved on June 12, 2001; and
WHEREAS, the Project Site has been the subject matter of a third-tier Final Subsequent
Enviromnental Impact Report 97-02 (FSEIR 97-02) for the above SPA previously certified by
City Council Resolution No. 19630 on October 19, 1999; and
D. Planning Commission Record on Applications
I WHEREAS, the Planning Commission held an advertised public hearing on said project
on March 12, 2003, and voted 5-0-1 to recommend that the City Council approve the
amendments to the San Miguel Ranch Planned Community District Regulations text in
accordance with the findings listed below.
The proceedings and all evidence introduced before the Planning Commission at their
-" public hearing on this Project held on March 12, 2003, and the minutes and resolutions resulting
therefrom, are hereby incorporated into the record of this proceeding.
I I
Ordinance 2902
Page 2
E. City Council Record on Applications
WHEREAS, a duly called and noticed public hearing was held before the City Council of
the City of Chula Vista on April 1, 2003 on the Project, and to receive the recommendations of
the Planning Commission, and to hear public testimony with regard to same; and
II. NOW, THEREFORE, the City of Chula Vista does hereby find, determine and ordain as
follows:
A. CERTIFICATION OF COMPUANCE WITH CEQA
The Environmental Review Coordinator has reviewed the proposed project for
compliance with the California Enviromnental Quality Act (CEQA), and has determined that the
proposed project was adequately covered in FSEIR 97-02. Thus, no further enviromnental
review or documentation is necessary.
B. INDEPENDENT JUDGEMENT OF CITY COUNCIL
The City Council has exercised their independent review and judgement and concurs with
the Environmental Review Coordinator's determination that the proposed project was adequately
covered in FSElR 97-02, and that said document was prepared in accordance with requirements
of the California Enviromnental Quality Act (CEQA), the State CEQA Guidelines and the
Environmental Review Procedures of the City of Chula Vista.
C. FINDINGS FOR P-C PLANNED COMMUNITY ZONE AMENDMENTS
The City Council hereby finds that the findings and determinations set forth in
Ordinances 2799 and 2837 continue to be true and correct, and the proposed amendments to the
San Miguel Ranch Planned Community District Regulations are consistent with the City of
Chula Vista General Plan, and public necessity, convenience, the general welfare and good
zoning practice support the proposed documents.
D. APPROVAL OF ZONING REGULATIONS
The City Council does hereby approve the amendments to the San Miguel Ranch SPA
and Planned Community District Regulations which to change the Land Use District for
Planning Area G from SF4 to SF3, as represented in Exhibit 2.
III. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this ordinance is dependent upon
the enforceability of each and every term, provision and condition herein stated; and that in the
event that anyone or more terms, provisions or conditions are determined by a Court of
competent jurisdiction to be invalid, illegal or unenforceable, this resolution shall be deemed to
be automatically revoked and of no further force and effect ab initio.
IV. EFFECTIVE DATE
This ordinance shall take effect and be in full force on the thirtieth day from and after its
adoption.
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Ordinance 2902
Page 3
- Presented by Approved as to form by
Zd4~fL CÀ- ì1It~ .
Robert A. fiter
Ann Moore
Planning Director City Attorney
PASSED, APPROVED, and ADOPTED by the City Council of the City of Chula Vista,
California, this 8th day of April, 2003, by the following vote:
AYES: Councilmembers: Davis, Rindone, Salas, McCann, and Padilla
NAYS: Councilmembers: None
ABSENT: Councilmembers: None
-~~[Y~ Ü
/,J::~) / CL /
"- Stephen dilla, Mayor
ATTEST:
~1--l~Z"~
Susan Bigelow, City Cler
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO )
CITY OF CHULA VISTA )
I, Susan Bigelow, City Clerk of Chula Vista, California, do hereby certify that the foregoing
Ordinance No. 2902 had its first reading at a regular meeting held on the 1st day of April, 2003
and its second reading and adoption at a regular meeting of said City Council held on the 8th day
of April, 2003.
Executed this 8th day of April, 2003.
- ~~~~~~
Susan Bigelow, City Clerk
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PROJECT
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CITY OF CHULA VISTA
CHULA VISTA PLANNING AND BUILDING DEPARTMENT
LOCATOR PROJECT PROJECT DESCRIPTION: .
C) APPUCANr. TRIMARK PACIFIC HOMES MISCELLANEOUS W/INITIAL STUDY
-
PROJECT SAN MIGUEL RANCH Request: Proposal for Land Use Designation and Planned
ADDRESS: PLANNING AREA "G"
cPommunity District Amendment reclassification of Neighborhood
SCALE: FILE NUMBER: "G""from SF-4 to SF-3.
NORTH No Scale PCM-Q3-20 Related Case(s): 15-03-023
j:\home\planning\chenylc\locators\pcm0320.cdr 01.15.03 EXHIBIT 1
r::; -) 2
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CHAPTER 2
DEVELOPMENT CONCEPT
2.1 Design Influences
The design for San Miguel Ranch has been influenced by many local and regional
elements. These design influences include the surrounding natural features as well
as the existing and planned development of the regional and local·communities that
encompass the Eastern Territories.
Many factors incorporated into the design of San Miguel Ranch were identified in the .
approved GDP. These were determined by analysis of the on site conditions and
characteristics which include landforms, view potential, drainage patterns, biological
resources, utility corridors, public facility requirements, regional and local
transportation needs, and surrounding land use relationships.
2.1.1 Site Characteristics and Visual Context
The project site and its vicinity consist of undeveloped land generally comprised of
moderately steep topography with many finger canyons. The Horseshoe Bend and
"- Gobbler's Knob landforms are located in the western portion of the property, and the
eastern portion of the property includes significant rock outcroppings. There is some
major elevation change on the property which provides for good views to the west
and south, and Mother Miguel and San Miguel Mountains provide an attractive
visual backdrop. Views to the SDG&E substation to the north are somewhat
screened by a small ridge.
Two SDG&E easements cross the project site, and are developed with transmission
facilities on both steel lattice towers and wood poles. The proposed Horseshoe Bend
alignment for SR 125 divides the South parcel into two separate development areas,
with approximately one-third of the property on the west side of SR 125 and two-
thirds on the east ofSR 125.
Biological resources on the property include a number of sensitive species, the
majority of which occur in the eastern section of the site. Otay Tarplant is found
throughout the site, with large populations in the southwest.
2.1.2 Surrounding Land Uses
The land uses around the project influenced the designated uses for San Miguel
Ranch. Development to the south and east, includes single-family and multi-family
residential developments within Salt Creek Ranch and Rolling lElls Ranch, planned
communities which also include sites for parks, a fire station, two elementary schools
and commercial uses.
San Miguel Ranch SPA Plan Volume 1 - SPA Plan
Trimark Pacific San Miguel UC Page 23 October 19,1999
¡:::; _ J ;:;¿: EXHIBIT 2
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Chapter II DeveÚJpmem Concept
Land uses east of the project area are within the County of San Diego. All land east ,
of the project area between the Sweetwater River and Proctor Valley Road is
currently undeveloped with the exception of two parcels of land owned by the Otay
Water District, which contain water treatment ponds.
Land to the north and west of the project site lies within the County of San Diego
with large estate-size lots in Bonita. Land uses along Proctor Valley Road include
residential uses, a kennel facility and the vacant Bonita Meadows property.
Immediately adjacent to the north of SMR is the Vista Mother Miguel property which
is currently proposed for annexation to the City of Chula Vista and development of
43 residential lots.
2.1.3 Community Character
The community character for San Miguel Ranch centers on the enormous open space
surrounding the project. The use of trails to connect this open space to the
Community Park, neighborhood park, elernentary school, and residential districts will
be a defining feature for San Miguel Ranch.
Mt. Miguel Road is also a key elernent in establishing the community character. Mt.
Miguel Road will be a central spine that ties the residential districts together and sets
the therne for the community. This will be accornplished by providing an expanded
and enhanced landscaped parkway from East H Street to the westerly tenninus at ')
Proctor Valley Road. An enhanced landscaped rnedian is also proposed for portions
of Mt. Miguel Road to be located at both the eastern and western prirnary entries.
San Miguel Ranch is intended to be a pedestrian friendly community that allows
access from the many residential districts to the surrounding open spaces and to the
numerous community features.
2.2 Land Use PaUems
The Land Use Plan for San Miguel Ranch provides for logical and efficient land use
patterns. Significant thought has been given to the locations of the various land uses
relative to each other, to the proposed SR 125 alignment, and to their surroundings.
For example, the Mt. Miguel Road alignrnent was carefully selected to minimize
grading and visual irnpacts by incorporating landform-grading techniques that will
enhance the character of the developrnent and rnaximize views from the road. A
parkway will be placed on each side of Mt. Miguel Road that will contain trails and
pathways. The Community Park in the eastern half of the South Parcel will be located
adjacent to this parkway and linked to the City's greenbelt systern. This will allow
a direct trail linkage from the park to the proposed regional trails.
The Amended Horseshoe Bend GDP provides for a range of residential uses from
large single family lots of approxirnately one half-acre in size to multi-family
housing. The SPA land use pattern features varied sizes of residential lots, with the
San Migud Ranch SPA Pion Volume 1 - SPA Pili"
Trimark Pacific Sa" Miguel UC Page 24 October 19,1999
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Chapter II Development Concept
j preservation of significant land areas in open space. This design assures a wide
variety of housing types that are located in accordance with sound planning
principles.
The internal design of the project will establish a residential community with an
identifiable character and distinct neighborhoods. This community character will be
defined, in part, by the extensive areas devoted to the pennanent preservation of
lands and natural resources under the City's draft Subarea Plan and the draft
MSCPINCCP Program.
Due to the need for a wider range of housing types in the region and to provide
compatible densities adjacent to the existing higher densities found in Eastiake and
Salt Creek I, the land use plan provides higher densities in the eastern portions of the
site. The highest density housing will be located adjacent to East H Street and the
commercial area to facilitate ernployment and access to mass transit, and adjacent to
SR 125 in the eastern area. The project area west of SR-125 will have lower density
developrnent, reflecting both the landform characteristics and neighboring land use
patterns. The Bonita area, a low-density community, lies to the northwest of the site.
Therefore, the lowest density portions of San Miguel Ranch will be located in its
northwestern area adjacent to the Bonita area.
ì Community and commercial facilities are sited to serve the surrounding
comrnunities, with a location central to the developing residential communities in
this portion of the Eastern Territories, at the intersection of Mount Miguel Road and
Proctor Valley RoadlEast H Street.
Figure 1-4 illustrates the general land use pattern for San Miguel Ranch. The project
is characterized by its sensitivity to the natural environment and respect for the
existing landforms. Only the most developable portions of the 738 acre "South
Parcel" will be used to develop San Miguel Ranch while retaining over 200 acres of
natural open space. The 1852 acre "North Parcel" has already been set aside for the
preservation of sensitive lands and natural resources in a rnanner that is consistent
with the City's draft Subarea Plan and the draft MSCPINCCP Program. Retaining
these unique features will strengthen the identity of the individual projects in the
South Parcel.
2.2.1 Statistical Summary - Land Use Table
The SPA Plan provides guidance for future developrnent at the subdivision and
improvement plan level, and is the basic reference for determining permitted land
uses, densities, total unit, and required public facilities. These are illustrated in the
Site Utilization Plan, Figure 1-4. A statistical summary of the San Miguel Ranch
SPA Plan Land Uses is included on Table 1-2, and is based on the Site Utilization
Plan. As a result of refinernents in street alignrnents, open space limits and grading
requirements, there are minor changes in the acreages of the various planning areas
between the GDP and the SPA Plan. A comparison between the GDP and the SPA
San Miguel Ranch SPA Plan Volume 1 - SPA PlJJn
Trimark Paciji£ San Miguel LLC Page 25 October 19,1999
5.-15
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Chapter II Development Concept
Plan is shown on Table 1-1 in the previous Chapter. The acreage shown in these '---\
statistical summaries is to the nearest one-tenth acre.
The development pattern and interior circulation arrangernent indicated on the Site
Utilization Plan is based on preliminary design. Minor modifications may result
from technical refinements in the tentative maps, and these shall not require an
amendment to this SPA Plan as long as the plans and maps are generally consistent
with the overall intent of this SP A Plan. Minor modifications to these configurations
that have been approved by the director of Planning and Building rnay occur as a part
of the tentative tract map approval process. If minor modifications to the SPA Plan
exhibits and text are needed to reflect adjustments based on an approved tentative
tract rnap, these can be accomplished without a fonnal SPA amendment.
2.3 Density Transfer
The density distribution within the SPA Districts is based on anticipated product
type, design characteristics and preliminary grading plans and, as shown in Tables
1-1 and 1-2, totals a rnaximurn of 1,394 dwelling units. Flexibility is allowed in the
SPA Plan by provision of a density transfer program which permits the redistribution
of residential units frorn one. residential area category to another.
Such density redistribution is permitted up to the total of tçn percent (10%) of the
aggregate number of units permitted by the SPA Plan, provided the total number of I. )
units in any district must not exceed the rnaxirnurn density for the GDP land use
category or, rnore than 10% of the nurnber of units in the receiving SPA District,
whichever is less. Additional units may be added within any particular area at the
Tentative Map stage, provided all design criteria contained herein and in the
Community Design Guidelines are met as determined by the Director of Planning and
Building. In addition to these restrictions, increases in the nurnber of dwelling units
in one area shall be accompanied by corresponding decreases in another area.
The Planning Director may approve density transfers through an administrative
approval. Proposed changes outside the scope of these provisions rnay be allowed,
subject to a SPA Plan amendment. An exhibit showing the locations of the density
changes shall accompany such requests as the Planning Director might deern
necessary.
San Miguel Ranch SPA PlDn Volume 1 . SPA PlDn
Trimark Pacific San Miguel LLC Page 26 October 19,1999
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Table 1-2
Land Use Summary Table
San Mi~uel Ranch SPA Plan
. . P~OPOSED USE DESIGNATION DISTRICT TYPE , ACRES DU'S DU's/AC
Residential - Low (0-3 du/ac) .
L-a L SFD 62.2 73 1.2
L-b K SFD 60.5 84 1.4
Subtotal 122.7 157 1.3
Residential - Low-Medium (3-6 du/ac)
LM-1 J SFD 50.5 162 3.2
IM-2 H SFD 33.2 131 3.9
IM-2 I SFD 31.7 107 3.4
IM-3 C SFNSFD 13.1 110 8.4
LM-3 D SFNSFD 22.9 116 5.1
LM-4 F SFD 12.7 46 3.6
Subtotal 164.1 672 . 4.1
Residential- Medium (6-11 du/ac)
M B SFNMF 11.4 219 19.2
M E SFD 29.7 144 4.8
M G SFD 21.8 73 3.3
Subtotal 62.9 436 6.9
Residential-Medium-High (11-18 du/ac)
MH A MF 7.2 129 17.9
Subtotal 7.2 129 17.9
I¡/g§IDENTIAL TOTAL 356.9 1394 3.9
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COMMERCIAL USES* RC N 14.3 - --
INSTIT1JTIONAL USES ES S 13.7 - " -
INSTITUTIONAL USES CS M 4.6*** - -
OPEN SPACE USES OS (South) OSl-8 244.3 - -
SDG&E EASEMENTS E E-1 6.3 - -
COMMUNITY PARK CP CP 21.6**** -- -
NEIGHBORHOOD PARK M NP 3.5 -- -
CIRCULATION USES 125 ROW SR-125 49.6 -- --
CIRCULATION USES Major Streets'* -- 28.3 - --
NON-RESIDENTIAL TOTAL" 386.2 .
-- --
Grand Total** 743.1 -- --
, Includes Pacific Bay Homes Parcel (4"35 acres)
" Streets include Mount Miguel Road, Proctor Valley Road and the extension ofEas! H Street as Proctor Valley R03<t
'" This site shall provide between 3.0 and 3.5 net usable acres. Any changes necessary in the gross acreage envelope
of Planning Area "M"would be taken from the adjacent open space and will be identified at the Tentatíve Map 1evel.
..** A portion of the project's required net usable acres for communÎty purpose faciJities will be provided within an
expanded net usable community park site. The provision of this additional park acreage may require some area from
Planning Areas H and/or I. which will be identified at the Tentative Map level.
San Miguel Ranch SPA Plan Volume 1 ~ SPA Plan
Trimark Pacific San Miguel LLC Page 29 As Amended June 19, 2002
5-)9
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CluJpter II Development Concept
2.4 Housing Programs
The current Housing Element of the City of Chula Vista General Plan establishes
programs and policies that are intended to provide adequate and suitable housing
opportunities for aU economic segments of the community. The predominant land
use in San Miguel Ranch is residential, intended to provide housing in response to
local market dernands. This SPA permits a variety of housing types in responding
to these demands, ranging from attached apartment or condominium projects to
housing on lots exceeding one-half acre. The SPA Plan designates the types of
housing allowed within the residential categories, with a variety permitted to allow
response to changing market conditions.
The City of Chula Vista has an affordable housing policy which requires a minimum
of 10% of the total housing development to be affordable to low and low moderate-
incorne households with at least one-half of those units (5% of the project total units)
being designated for low-income households and the remaining 5% for rnoderate
income households.
In order to guarantee the provision of affordable housing opportunities, the City
requires that a specific Affordable Housing Program (AHP) and irnplernenting
agreernent, consistent with the Housing Elernent, be prepared and signed by the
Developer. The AHP delineates how, when and where affordable housing units are
to be provided, intended subsidies, income and/or rent restrictions, and methods to - '.1
verify compliance. These programs and policies shall be applied to the San Miguel
Ranch SPA development, as detailed in the Affordable Housing Program included
as Volume 6 of the San Miguel Ranch SPA Plan Package. The implementation of
this program will be a condition of Tentative Map approval, to be entered into
between the applicant and the City prior to Final Map recordation.
San Miguel JlJ1nch SPA Plan Volume 1 - SPA Plan
Trimark Pacifû: San Miguel LLC Page 30 October 19,1999
6"~jQ
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CHAPTER I
GENERAL PROVISIONS
1.1 Purpose and Scope
This Volume of the SPA Plan contains the Planned Community (PC) District
Regulations, which establish the Development Standards for San Miguel Ranch.
These PC District Regulations are adopted pursuant to Title 19, Zoning, of the Chula
Vista Municipal Code and are intended to:
· Ensure that the development within San Miguel Ranch is consistent with and
implernents the approved GDP.
· Irnplernent the City's General Plan for the Eastern Territories.
· Prornote the orderly planning and long-tenn sequential development of San
Miguel RaÍlch to the benefit of the surrounding community.
· Provide standards for the cornpatibility of land uses within the project and to
the surrounding areas.
These regulations are established for the purpose of prornoting and protecting the
public health, safety and welfare for the people of the City of Chula Vista; to
safeguard and enhance the appearance and quality of development of San Miguel
Ranch; and to provide the social, physical and econolIÙc advantages resulting from
comprehensive and orderly planned use of land resources.
1.2 Private Agreements
The provisions of these PC District Regulations are not intended to abrogate any
easernents, covenants, or other existing agreernents which are more restrictive than
the provisions contained within these PC District Regulations.
1.3 Repeal of Conflicting Ordinances
Whenever the provisions of these PC District Regulations impose more, or less,
restrictive regulations upon construction or use of buildings and structures, or the use
of landslprelIÙses than are irnposed or required by other ordinances previously
adopted, the provisions of these PC District Regulations or regulations promulgated
hereunder shall apply.
1.4 Establishment of Land Use Districts
The San Miguel Ranch SPA hereby establishes the Land Use Districts as shown in
Table 2-1 in order to classify, regulate, restrict and separate the use of land, buildings
and structures; to regulate and lilIÙt the type, height and bulk of buildings and
San Migutl l/Qnch SPA PlDn Volume 2 - PC District R.gulations
Trimark Pacific San Migutl LLC Page 1 Octob.r 19, 1999
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Chapter I General Provisions
Structures in the various districts; to establish the areas of yards and other open space ~\
areas abutting and between buildings and structures; and to regulate the density of
population.
San Miguel Ranch has been divided into Planning Areas for the general purpose of
establishing land uses, identifying potential phasing areas, allocating incrernental
costs and responding to significant physical separations and may be used as the basis
for describing possible future phasing plans.
For purposes of development standards regulations, each Planning Area is located
within one of the Land Use Districts, as shown on Figure 2-1 and the developrnent
regulations for that neighborhood shall be based on the standards for the designated
district. Table 2-1 provides a summary of the district designation for each Planning
Area.
Adoption of Land Use Districts / Maps
Land Use Districts and boundaries of said districts are hereby established and
adopted as shown in Figure 2-1, delineated and designated on the San Miguel Ranch
SPA Land Use District Map of the City of Chula Vista. These maps, together with
all notations, references, data, district boundaries and other information thereon, are
made a part of the San Miguel Ranch SPA Plan and are adopted concurrently.
"\
The original San Miguel Ranch SPA Plan Land Use District Map shall be kept on file
with the City Clerk and shall constitute the original record. A copy of said map shall
also be filed with the City Planning Department.
Changes to the SPA Land Use District Map
Changes to the boundaries of the land use districts shall be inade by Ordinance and
shall be reflected on the San Miguel Ranch SPA Land Use District Map. Minor
changes in Land Use District boundaries may be made to the Land Use District Map
as an administrative rnatter subject to the discretion of the Director of Planning and
Building, where such revisions are based on approval of a Tentative or Final Map.
Area Measurements
The individual acreage areas indicated in the Land Use Summary Table (Table 1-2
in Volume 1) may be subject to minor modifications resulting from technical
refinements such as land surveys performed during the developrnent permit and
subdivision process. Such minor rnodifications will not require an amendment to
this docurnent, providing that the spirit and intent of the original is maintained as
determined by the Director of Planning and Building.
,
San Miguel Ranch SPA Plan Volum~ 2 . PC District Reguliztions
Trimark Pacific San Miguel LLC Page Z October 19,1999
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UJ en U) U) en CI) en
"-
~
b~
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i ~
w~i
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-"" filz
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...~'"
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iii ::¡" ,zVø
z e;1iI~~
~ ~Ui
..
g ~D..;""¡::I!
~ &&.äli~ ....,
:i 0.:1<0 Q)
Zicw
~ ~~~;= 5b
~ ~ê!i
j ,..,'" z .,....¡
a.. ~~~o
~ ~I~g I!¡' ~g
i!í i!í ;¡Z
Q c z8 ..,I ª ro
a::~.¡c
I- a III(/)~
,
en
0
S-ZZ
-_...._._~.~
------------- ------>---
Table 2-1
Chart of SPA Land Use Districts
Single-Family Detached Homes on large Jots.
Standard minimum Jot size is 20,000 sf, except
SFE Single Family Estate L,K that up to 25% of the total number of]ots, may
be a minimum of] 5,000 sf, if an average Jot size
of20,000 sf is maintained.
SFI Single Family One J Sing]e-Family Detached Homes with minimum
lot size of7,000 sf
SF2 Single Family Two I Single-Family Detached Homes with minimum
lot size of 6,000 sf
SF3 Single Fami]y Three F, º,-H Single-Family Detached Homes with minimum
lot size of 5,000 sf
SF4 Single Family Four E;-6 Single-Family Detached Homes with minimum
lot size of 4,500 sf
Single-Family Detached Homes with minimum
SF5 Single Family Five D lot size of 4.000 sf, attached homes or
townhomes.
B Single Family attached units such as
townhomes or condominiums.
Single Family attached units such as
SF A Single Family Attached townhomes and condominiums or high density
C single-family detached units such as patio
homes, zero-lot-Hne, courtyard, or cluster units,
or detached condominiums.
Multi-family housing dwelling units for sale or
MF Multi-Family A rent with a density not to exceed 18 units per
gross acre.
CR Retail Commercial N Retail shopping center for uses serving the
community and neighborhood
CPF Community PUIpose M,CP' Community purpose facilities·
Facility
ES Elementary School S Elementary school
CP Community Park CP Community park facilities, Community purpose
faci1ities*
NP Neighborhood Park NP Private neighborhood park facilities
OS-PR Open Space - Habitat I OS-I,OS-6 Natural open space areas - habitat preserves
Preserve
OS-TR Open Space - Trails and I OS-2 to OS-5 Natural and improved open space areas with
Recreation ' OS-7 to OS-9 trails or other recreational uses
. That portion of the required Community PUIpose Facility acreage not provided at SPA Planning Area "Mn
will be provided through additional net usable acreage in conjunction with the community park site.
San Miguel Ranch SPA Plan Volume 2 - PC District Regulations
Trimark Pacific San Miguel LLC Page 5 Redline Revision - February 27,2003
t=í -/..:s
-- -" --.--
Chapter 1 Generø1 Provisions
1.5 Clarification of Ambiguity ;
If ambiguity arises concerning the proper classification of a particular land use within
the meaning and intent of these PC District Regulations, or if ambiguity exists with
respect to height, yard requirements, area requirements or land use district boundaries
as set forth herein, it shall be the duty of the Director of Planning and Building to
ascertain all pertinent facts concerning such ambiguity and forward said findings and
recommendations to the Planning Cornnñssion, or on appeal, to the City Council.
If approved by the Cornnñssion, or on appeal, by the City Council, the established
interpretation shall govern thereafter.
Should any provision of these regulations conflict with the regulations of the
Municipal Code, the requirernents herein shall apply.
1.6 Effects of Regulations
The provisions of these PC District Regulations governing the use of land, buildings,
structures, the size of yards abutting buildings and structures, the height and bulk of
buildings, the density of population, the nurnber of dwelling units per acre, standards
of performance, and other provisions are hereby declared to be in effect upon all
lands included within the boundaries of each and every land use district established
, for San Miguel Ranch by these PC District Regulations.
1.7 Enforcement
1.7.1 Enforcement by City Officials
The City Council, City Attorney, City Manager, City Engineer, Director of Public
Works, Director of Public Safety Director of Planning and Building, City Clerk and
all officials charged with the issuance of licenses or permits shall enforce the"
provisions of these PC District Regulations. Any penIÚt, certificate, or license issued
in conflict with the provisions of these PC District Regulations shall be void.
1.7.2 Actions Deemed a Nuisance
Any building or structure erected hereafter, or any use of property contrary to the
provision of a duly-approved Design Review, Site Plan, Variance, Conditional Use
Permit, or Administrative Review and/or these PC District Regulations shall be
declared to be unlawful and a public nuisance per se and subject to abaternent in
accordance with local Ordinance.
1.7.3 Remedies
All rernedies concerning these PC District Regulations shall be curnulative and non-
exclusive. The conviction and punishrnent of any person hereunder shall not relieve
such persons from the responsibility of correcting prohibited conditions or rernoving
prohibited buildings, structures, signs improvernents, and shall not prevent the
enforced correction or rernoval thereof.
San Migud Ranch SPA Plan Volume 2 - PC District Regultzlions
Trimark Pacific San Migud LLC Page 6 October 19, 1999
5-2'1
------~"--------~_."~--_._-- -----_._--~-----
Cluzpter I General Provisions
1. 7.4 Penalties
.
Any person, partnership, organization, firm or corporation, whether as principal,
agent, employee or otherwise, violating any provisions of these PC District
Regulations or violating or failing to cornply with any order or regulation rnade
hereunder, shall be guilty of an infraction and, upon conviction thereof, shan be
punishable as provided by local Ordinance.
1.8 Definitions
For the purposes of these PC District Regulations, certain words, phrases and terms
used herein shall have the meaning assigned to them by Title 19 of the City of Chula
Vista Municipal Code.
When not inconsistent with the context, words used in the present tense include the
future; words in the singular number include the plural; and those in the plural
number include the singular. The word "shall" is rnandatory; the words "rnay" and
"should" are permissive.
For any aspect of land use regulation within the San Miguel Ranch SPA not covered
by these district regulations, subsequent plan approvals shall be regulated by the
applicable section of the Chula Vista Municipal Code (CVMC).
-
San Miguel Ranch SPA PÚJn Volume 2 - PC District Regulations
Trimark Pacific San Miguel UC Page 7 October 19, 199!1
5-25
.
~)
This page intentionally left blank. )
J
,
,
San Miguel Ranch SPA Plan Volume 2 - PC DistriJ:t Regulations
Trimark Pacific San Miguel UC Page 8 Octob" 19,1999
§-u
-"
Chapter II Residential Districts
J
CHAPTER II
RESIDENTIAL DISTRICTS
2.1 Purpose
In addition to those objectives outlined in the GDP, the San Miguel Ranch residential
districts are included in these SPA District Regulations to achieve the following
purposes.
0 Implernent the residential goals and objectives of the San Miguel Ranch
GDP.
0 Reserve appropriately located areas for family living at a broad range of
dwelling unit densities consistent with the San Miguel Ranch General
Development Plan.
0 Provide sound standards of public health, safety and welfare.
.; Ensure adequate light, air, pri vacy and open space for each dwelling unit.
0
0 Minirnize the effects of traffic congestion and to avoid the overloading of
public services and utilities by phasing construction of buildings in relation
to the land area around them and available infrastructure.
0 Protect residential properties from noise, illumination, unsightliness, odors,
smoke and other objectionable influences.
0 Facilitate the provision of utility services and other public facilities
comrnensurate with anticipated population, dwelling unit densities and
service requirernents.
2.2 Permitted and Conditional Uses
The land use regulations for each of the Residential Land Use Districts is shown on
Table 2-2. The following uses shall be permitted where the symbol "P" appears. A
Conditional Use Permit shall be required for uses where the symbol "c" appears.
Uses where the symbol "A" appears shall be permitted, subject to an Administrative
Review and/or Zoning Administrator Permit. Where the Symbol "N" appears, said
use is not permi tted.
San Miguel Ranch SPA Plan Volume 2 - PC District RegulDtions
Trimark Pacific San Miguel UC Page 9 October 19, 1999
5~Z7
--.-.- ----
Table 2-2
Permitted Use Matrix
Residential Districts
.."'"
)
DISTRICTS
ReSideD~~~~~,~{1,~k.",,;"S~ ....1, .SF1~it~:_~~~ ::~~~~~~.,
Sin1!!e-familv detached dwellin2s P P P P P P N N
Sin1!!e-familv attached dwellin2s N N N N N P P N
DuDlex dwellin!!S (paired homes) N N N N N P P N
Townhouse dwellin!!S N N N N N P P N
Multiple dwellings ( 3 units and N N N N N N P P
above)
Group residences or residential N N N N N N C C
dwellings, operated by an
organization, association or
individual with a paid
professional staff; uses may
include, but are not limited to
boarding or rooming homes,
dormitories and retirement
homes.
A' . ----!!- 'JturaI U .-'~',j;!",~ ,-i«;::~)(.;¡~" ¡>tr-~",.j~i.·":+ '"!,i''.''''' ~ 7;;? ...~~' ..r~.' r J'*=¡¿!i'. ,~~.~;,.q,'t;!f¡j:.t: :(;""'~.I~. '~
u!"nCU ses:,.;..;".. ,'- ','-"-.' '.,~- .'_..':"',~"'"\' ,~._"",.,.. /V"'" ~. 'I' ~~~~l;:':'¿L4l'·~~,,~..-,Ä'<~·
All tvDes of horticulture. P P P P P P P P
A2riculture crODS. A A A A A A A N
Keeping of animals subject to P P P P P P P P
CVMC Chapters 6.02, 6.04, and ')
6.08" ". ... ..." .. r
·PublidSem· 'i-Pu··bli 'U·"· ·;,·c·' ";".'1";¡:~;"",~p""j,,,,~,,,,,¡..;'
c: an c' ses.~,~'.,.,~·J.",.':¡':iJ ··::,.,¡r¡,~!o:"¡;.i.1 :""!J~~''i.~;
Family daycare homes - large (9~ A A A A A A A N
14 children) (subject to CVMC
Section 19.58.147).
Family daycare homes - small P P P P P PAN
(UD to 8 chiJdren).
Day nurseries, daycare schools N N N N N N C C
and nursery schools.
Essential public services, C C C C C C C C
including but not limited to:
libraries, museums; parks, public
works faciJities and other civic
uses.
Public safety facilities such as C C C C C C C C
police or fire stations.
Public utility and public service C C C C C C C C
sub-stations, reservoirs, pumping
plants. telecommunication
facilities and similar installations.
Key:
P - Permitted Use
A - Administrative Review and/or Zoning Administrator Permit
C - Conditional Use Permit Required i.
N - Not Permitted (Prohibited Use)
San Miguel Ranch SPA Plan Volume 2 - PC District Regulations
Trimark Pacific San Miguel UC Page 10 October 19,1999
5-23
.~-~_._.__..~-,..".~_."."-,,..._--~-,.__._.__._-_._--------------_.- --~_...,---,,------- ."-"--
Table 2-2
Permitted Use Matrix
Residential Districts
DISTRICTS
LAND USE SFE SF! SF2 SFJ SF4 SFS SF A MF!
Recreational courts, including but A A A A A A A A
not limited to: tennis, basketball
and similar uses.
·Iìome'éå:ûDãii¡¡Ds~i;!l~j¡f~·;;i;: ~¡~~~~ ..~~ ;~~':-~~- ~~1:~: ...;....~ ~~~~ ;,~;~~~
~- .,'.' ~,_..=" ."",,---:',
:'.,_,r¡..,,,.;
Home occupations subject to the A A A A A A A A
provisions of Section 19.14.490
of the CYMC. "¡~A
AcœssoÌT.USes andBuildin2S.:·~ \*~Iiì!('1.i;~ ~~~£~ i~~~~ ~'k"~
.. . " ~
".__.( "ö';;
Guesthouses. A N. N N N N
Other accessory uses and A A A A A A A A
accessory buildings customarily
appurtenant to a pennitted use,
subject to the provisions of
Section 19.58.020 of the CYMC.
Temporary tract offices and tract A A A A A A A A
signs, subject to the provisions of
Section 19.58.320 and Section
19.60.470 of the CVMC.
Model homes' A A A A A A A A
Key:
P - Permitted Use
A - Administrative Review and/or Zoning Administrator Pennit
C - Conditional Use Permit Required
I N - Not Permitted (Prohibited Use)
a. Model homes. their garages and private recreation facilities may be used as offices for the TITst sale of
homes within a recorded tract and subsequent similar tracts utilizing the same architectural designs. subject
to the regulations of the City of Chula Vista governing said uses and activities.
San Miguel Ranch SPA Plan Yolume 2 - PC Distrü:t Regulations
Trimark Pacific San Miguel LLC Page 11 October 19, 1999
5 -Zc;
Cluzpter II Resid,ntiDl Districts
2.3 Residential Development and Site Planning Standards J
.~¥
The following Property Developrnent Standards shan apply to all land and buildings,
other than accessory buildings, pennitted in their respective residential land use
district. Each of the Residential Land Use Districts is shown on Figure 2-1, and the
Development Standards for each District are on Table 2-3. The use of the symbol
"SP" indicates that the standard is established by the approval of a Site Plan. Site
Plan review is required for any Planning Area proposed for development with a
multiple family product, an attached product or a detached product with lot sizes less
than 5,000 square feet. This may occur in the SF4, SF5, SFA and MFl Districts.
Dimensions and standards are minimums. Minor variations may be permitted subject
to site plan or tract map approval, providing that the rninimurns specified herein are
maintained. Figures 2-2 and 2-3 serve as references for the measurernent of
minirnum lot area, dimensions and setbacks.
.. }
"
.'
San Miga.1 Ranch SPA Plan Volume 2 . PC District Regulations
Trimark Pacific San Miga", UC Pag. 12 Octobor 19,1999
5-30
,_____.__.'^'.".._____...__...__.___._...'.._____n_____ __._._.____._n__ ____,.._____ ____._,._...____~~~__.._,_'"_
Table 2-3A
Development Standards
Residential Districts
SFE SFl SF2 SF3 SF4 SF5 SF A MFl
Min. Lot Area (square feet) 20,0001 7,000 6,000 b 5,000 b 4,500 b 4,000 b SP N/A
15,000 a
Min. Lot Width (feet) e
Measured 100d 60 55 · 50 · 50 · SP SP N/A
Knuckle or cul-de-sac 40 35 35 35 35 SP SP N/A
frontage
Flag lot frontage 20 20 20 20 20 SP SP N/A
Min. Lot Depth (feet) e 120 100 90 90 80 SP SP N/A
Maximum Jot coverage (percent) 35 45 45 50 55 SP SP SP
F]oor Area Rario P .45 .50 .55 .60 .60 SP SP SP
Front Yard Minimum Setback f
To house 25 20 15 15 ]5 SP SP SP
To direct entry garage 25 20 g 20g 20 g 20g SP SP SP
To side entry garage 25 20 ]5 15 ]5 SP SP SP
To porch 20 17 17 17 15 SP SP SP
Side Yard Minimum Setbacks (feet) f, b
To adjacent residenriallot 15/10 I 10/51 ]0/5 i 5/5 515 SP SP SP
To adjacent street 20 10 10 10 10 SP SP SP
(exterior siße yard)
Rear Yard Minimum Setback (feet) f, b
To house j 25k 20 15 15 15 I SP SP SP
To garage with minimum 30- 25j 15 5 5 5 SP SP SP
foot driveway
Building Height Maximum 28 ft II 28 ft'l 28 ftll 28 ftll 28 ft II 28 ftll 28 ftll 45 feetl
(feetl# stories) 2 stories 2 stones 2 stories 2 stories 2 stories 2 stories 2 stories 3 stories
Parking Required (Off-Street 2 garage 2 garage 2 garage 2 garage 2 garage 2 garage 2 1.5-lBR
spaces per Unit) m n D n assigned 2.0-2BR
spaces spaces , spaces spaces spaces spaces
I spaces 2.5-3BR+
I min 1 Guest-
I I i
I covered 0.331 unit
I i I Guest- 0
,
! i 0.331
i i j I I unit °
San Miguel Ranch SPA Plan Volume 2 - PC District Regulations
Tr;mark Pacific San Miguel LLC Page 13 As Amended June 5, 2001
5-3/
.~-- --~_.- -
Table 2-3A
Development Standards
Residential Districts
(Continued)
Notes:
a. Within the SFE Districts, including Planning Areas K and L, the standard minimum Jot size is 20,000 square feet, however,
up to 25% ofthe lots may be a minimum of] 5,000 square feet, provided that the overan average Jot size within Planning
Areas K and L is not less than 20,000 square feet.
b. Minimum lot area appHes to the graded pad area of the lot (exclusive of slopes) in the SF3, SF4 and SF5 Districts.
Minimum pad area within the SF2 District shan be 5500 square feet.
c. Lot widths and depths are typical minimums but may vary sHghtly with irregularly shaped lots and site specific
conditions. Such variations are subject to approval of a variance. except where the variance requirements can be fulfi11ed
by site plan review required by other provisions of these regulations. Minimums such as lot width and depth may not
be used in tandem where they would result in lot area which does not meet the minimum lot area requirement.
d. The minimum lot width in SFE areas may be reduced to 90 feet for lots which are less than 20,000 square feet as anowed
by Note Ua" above.
e. For lots with minimum widths of 55 feet or less, the minimum width standard shan apply to the level pad area (exclusive
of any side slope within the lot) and for purposes of this provision, the minimum width may be measured at the building
line at the tront yard setback.
£. Architectural features, such as eaves, awnings, chimneys, niches up to 12 feet in length, balconies, steps, stairways, or
bay windows may project not more than four feet into any required front or rear yard area, and not more than two feet
into any required side yard.
g. May he reduced to 18 feet with use of ron-up garage door, except that in no case shan the distance to the nearest edge
of sidewalk be less than 20 feet.
h Building setbacks shan be measured per Figure 2-3, which includes the fonowing provisions:
· The minimum level area within any side yard shan be 5 feet to top or toe of slope or base of wan for lots with
internal slopes.
· The maximum height of a retaining wan in a side yard is 3 feet.
· The maximum height of a retaining wan in a rear yard is 5 feet, and where a retaining wan is greater than 3 feet
high, a minimum 4~foot horizontal separation is required between the retaining wa11 and a freestanding fence
or wan.
· The rear yard setback shan be based on the level pad area, measured trom the top or toe of slopes for lots with
internal slopes.
I. Where there are slopes within the side yard of a lot, building setbacks shan be measured per Figure 2-4.
j. In situations where the lot configuration has irregular angles, or otherwise results in an odd-shaped lot or building pad,
these minimums may be reduced subject to approval by the DirectoT of Planning and Building.
k. The minimum rear yard setback is increased to 50 feet for an Jots in Planning Area L whose property ]ine(s) abut the SPA
boundary of San Miguel Ranch.
I. Building Height may be increased to 35 feet with Site Plan approval.
m. Parking staridards for Senior Citizen or "affordable" residential development may be reduced trom those specified in the
District in which it will be located. Such a reduction shall be at the discretion of the City Council through the Conditional
Use Pennit procedure (CYMC 19.14.080), and subject to a parking study prepared by a registered traffic engineer to
ensure adequate parking will be provided.
ß. Guest parking is encouraged to be provided fOT single family products, in addition to onsite driveway spaces, either on
the street where width allows, or in designated parking bays.
o. Required guest parking spaces shall be marked and clearly identified as guest parking. The guest parking spaces shall
not be permitted to be assigned to individual dwelJing units.
p. The allowable building area for construction of dwellings, or any remodeling or additions to dwellings for each lot shall
be as determined in Table 2-3B be]ow. The maximum building area for single family detached and attached products,
garages, and other accessory structures shall be the square footage listed or that pennitted by the percentage of lot area,
whichever is less. Homeowner additions shall be allowed only where consistent with these standards. A 300-square
foot open patio (covered but open on three sides) shall be pennitted on each residential lot and shall be exempt from
inclusion in this calculation. A11 residential development proposals are subject to review faT consistency with the San
Migue] Ranch Design Guidelines, Residential Design Guidelines Section 4.5 (Single Family) or Section 4.6 (Multi-Family}
San Miguel Ranch SPA Plan Volume 2 - PC Ði5trict Regulations
Trimark Pacific San Miguel LLC Page 14A As Amended June 5, 2001
5 -32-
-~.,_.._---,."._,- "--_._---~-"~_.__._----~--_.,--,_._.....__._.~ - -_..~~.__..._---------_._...__.-
Table 2-3B
Development Standards
Residential Districts
Maximum
San Miguel Ranch Floor Area Ratio Building Area
District (F .A.R.) (Sq. Ft.)
SFE .45 N/A*
SF 1 .50 4500
SF2 .55** 4300
SF3 .60** 4000
SF4 .60** 3100 (E)***
3500 (G)
SF5 SP SP
SFA SP SP
MF SP SP
Table Notes:
* Maximum allowable building area will be regulated by coverage and setback regulations in the
SFE Land Use District.
** The maximum allowable F .A.R.'s in the SF2, SF3 and SF4 Districts are as follows. Lot numbers
are as shown on Chula Vista Tract 99-04, approved 2/29/00 (Tentative Map PCS-99-04):
SF2: .60 for lots ]-21,38-40, and 43-5] in Neighborhood L
SF3: .65 for lots 6-8, ] 1-]5, and 37-4] in Neighborhood H.
SF4: .65 for lots ]09-119 in Neighborhood E.
*** In the SF4 District, the maximum allowable building area shall by 3100 square feet in
Neighborhood E ~ud J500 "''iUu.LI..< &.",l:.u :N"'~lSLLo~LvvJ c.
SP- Standards to be detennined concurrently with Site Plan and Architectura] approval.
San Miguel Ranch SPA Plan Volume 2 - PC District Regulations
Trimark Pacific San Miguel LLC Page 14B RedliiJ£ Revision - February 27, 2003
5-33
. --- -- - -----
MEASURING LOCATIONS
FOR BUILDING SETBACKS
-
-- L --
:E
:J>-
is :E-<
HOUS @§ Z~
-~
\.<J a.. :E>
VI x-
I 5 HOU !::~
:t:
~¡...
~ t; ~o
~
~ RA (JO
-<r..
ë:3 12:;=
-<'"
~ (J
- U --
t; ~
(J
HOUSE ~ ARAGE -<
12:;
I b¡ ë:3 -<
5 (J
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:t: 12:;
~
~
~
e
'" ... tI)
~ -- ~ -- !5
>- /:
~
~ t; ~t3
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~ ë:3 ~ 12:;
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I b¡ >-
~ ¡:
z
~
¡...
u
~
12:;
-
Q
EXTfRlOR PRGP£J/TY LINE SIDEWAll(
NOTE:
. HUNSAKER ALL SETBACKS TO BE MEASURED FROM THE
PROPERTY LINE. EXCEPT WHERE FIGURES 2-.3
~~,~~TES AND 2-4 APPL Y.
- - ........ Figure 2-2
Ii
Q San Miguel
i
f
Ranch .
I SCAlf: NONE Vol2 Page 15
~
5-3'-1
_.__..__.__._.,----~.,-_.- - .-_._'...- -- -----_._..,-_._~_._..-~----_.__.".__.. - ..-- ,_.__.,------ -.-- --~_.__._._-".-
MEASUREMENTS FOR MINIMUM
LOT AREA AND SETBACKS FOR ~.~
LOTS WITH INTERNAL SLOPES .,
I
~
I-
W
W
a:
I-
en
.......,. ""
...
...'" 3ji
"'"'"
~:; ¡ ~
a::
"'- Vi
". .. I
~ PROPERTY LINE '\
... ...
>- ð~ ... . ~
a:: ~3 !::! \t') ~
"'" >-'" '" ...
~ ~
0
'" 0
>- 0 ...
...
U ... "'" ..J
~ '"
... «
0 ...
g: '" ~~
~ '" ()
'" a..
~
~ REAR FRONT ~
~
...
a::
>( Õo...
"'"
:; ¡ .~
Õo ~... I
:; ¡...
- -.
.J /,lAX. ......
PROPERTY LINE
NOTE: WITHIN THE REAR YARDWI1ERE A RETAINING
WALL IS GREA TER THAN J' HIGH. A MINIMUM
. HUNSAKER 4 FOOT HORIZONTAL SEPARA nON IS REQUIRED
~~~?f~~ TO A FREE STANDING FENCE OR WALL.
(SEE ALSO TABLE 2-3, NOTE "H"; Figure 2-3
......... ........ ....".,
Ii
Q San Miguel
i
~
Ranch
I NOT TO SC<I.E Vol2 Page 16
"
5-35
_.----- - ~ --. _.-
MEASUREMENT OF SPLIT
SIDE YARD REQUIREMENTS
If If
rO'MIN.
5 rOOT MIN. 5 rOOT MIN.
LAIlCER SIOf YARlJ ON UPHJLL SIOf or LOT
If. If
10 rOOT MIN.
J' II~X HIGH
RETAiNING w~u
L~RCE:R SlOE: YARlJ ON OOM/HlLL SiOE: or LOT
. HUNSAKER
~~~~~ Figure 2-4
....... - .........
San Miguel
Ranch NOT TO SCAlI Vol2 Page 17
5-:3G
_.._..n._........_..__________.._·..·.·._m·..,··· _, _ _~________~__"'__~_...~_._.__.._._._~____ ~-_._-,.-,~.
Chapter II Residenti41 DistrÎl:ù
2.4 Residential District Performance Standards -'"
..
In the Residential Districts, the following performance standards shall apply;
A. Required front and exterior side yards shall be landscaped and shall consist
predominantly of trees, plant materials, ground cover and decorative rocks,
except for necessary walks, drives and fences. All required landscaping shall
be permanently rnaintained in a healthy and thriving condition, free from
weeds, trash and debris. Landscaping requirements rnay be met by either
installation by the builder or developer, or for single family developrnents by
requiring through CC&R's that individual homeowners install their front yard
landscaping within one year of occupancy.
B. All exterior rnechanical equipment i.e. air conditioners, antennas, ham radio
antennas, solar panels, heating, cooling, ventilating equipment, lighting or
electrical devices, and any other telecommunication equiprnent, shall be
operated and located so that they do not disturb the peace, quiet, and comfort
of neighboring residents and shall be screened, shielded and/or sound
buffered from surrounding properties and streets. All equiprnent shall be
installed and operated in accordance with all other applicable Ordinances.
Heights of said equipment shall not exceed the required height of the zone in
which they are located. Private, individual satellite dish antennas greater than
3 feet in diameter are subject to a Conditional Use Permit. Community or ~)
association operated satellite dish antennas rnay be allowed subject to a
Conditional Use Pennit.
C. All utility connections shall be designed to coordinate with the architectural
elements of the site so as not to be exposed except where required by utility
provider. Pad-mounted transformers and/or meter box locations shall be
included in the site plan with any appropriate screening treatment. Power
lines and cables shall be installed underground.
D. The City of Chula Vista's noise control ordinance provisions shall apply
within San Miguel Ranch, as contained in CVMC Chapter 19.68.
E. BuiJdings shall be located on the site to provide adjacent buildings adequate
sunlight for solar access when practical. Buildings should be designed to
minimize energy consumption requirernents, including but not necessarily
limited to considerations such as window placement, eave coverage, dual
glazing, and insulation.
San Miguel Ranch SPA Plan Volume 2 . PC District Regulations
Trimark Pacific San Miguel UC Page 18 October 19, 1999
5-37
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C1uJpter II Residential Districts
- 2.5 Residential District Accessory Structures
Accessory buildings and structures, attached or detached, used either wholly or in
part for living purposes, shall rneet all of the requirernents for location of the main
structure as constructed or required by the District whichever is less restrictive,
except as herein provided.
A. Enclosed accessory buildings or structures that are attached to the main
building shaIl not be aIlowed to encroach into the required rear yard setback.
B. A detached accessory structure shall rneet the setback requirements of the
main building for the front and exterior side yard areas.
C. A detached accessory structure may be located within the interior side yard
or rear yard; provided, that such structure is located no closer than five feet
to an interior side or rear lot line and is. at least six feet form the main
structure, and does not exceed one story in height.
D. Open structures rnay be allowed to encroach into the rear yard setback subject
to the approval of the Director of Planning and Building. The pennitted
design and type of open structures will be as detennined by the Director of
Planning and Building.
·d
E. Attached and detached accessory buildings and open structures are pennitted
pursuant to the site plan and architectural review requirernents specified in
Chapter X, Section 10.4 of these regulations.
2.6 Walls and Fences
In any required front or side yard adjacent to a street, a waIl, fence or hedge shaIl not
exceed forty-two (42) inches in height, except as provided herein.
A. A freestanding waIl, fence or hedge not rnore than six (6) feet in heigItt may
be maintained along the side or rear lot line; provided that such waIl, fence
or hedge does not extend into a required front yard adjacent to a street, except
for noise attenuation as required by the City and as provided herein.
B. A wall, fence or hedge adjacent to a driveway or street providing vehicular
access to an abutting lot or street shall not exceed forty-two (42) inches in
height within the front or exterior side yard setback area of the lot. Corner
cut-offs may be required to rnaintain a reduced height in special
circurnstances for safety and visibility.
C. The combined height of a retaining wall and freestanding side yard fence or
wall shall not exceed nine (9) feet in height.
San Migurl Ranch SPA PllIn Volum~ 2 . PC District Regrdøtions
Trimark Pacific San Mig.rl ILC Page 19 Octolnr 19, 1999
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Chapter II ResidentiDl Distrù:ts
D. Fiberglass or bamboo sheeting or other similar ternporary material shal1 not ~~..
be pennitted as a fencing rnaterial on street frontages.
E. Where the elevation of a side or rear lot line exceeds the height of the
roofline of a residence or primary structure, the fence shall be located so that
the top of the fence shall not exceed the height of "the roof of the residence or
þrirnary structure on the lot. Exceptions to this requirernent can be
authorized by the Director of Planning and Building Departrnent.
2.7 Residential District Signs
No sign or outdoor advertising structure shall be permitted in any residential district
except as provided in Chapter VIII.
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San Miguel Ranch SPA Pion Volume 2 . PC District Regulations
Trimark Pacific San Miguel ILC Page 20 Oc/ober 19, 1999
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