HomeMy WebLinkAboutReso 1985-12284
RESOLUTION NO. 12284
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING PCM-86-5 MODIFYING THE
BONITA LONG CANYON SECTIONAL PLANNING AREA PLAN
The Ci ty Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, the Sectional Planning Area Plan for Bonita
Long canyon was adopted in 1981 and featured an elementary school
site, a neighborhood park, a multiple-family site with a density
of 20 units per acre, 809 single family lots and approximately
266 acres of dedicated open space, and
WHEREAS, the applicant has increased the usable open
space for the neighborhood park, and
WHEREAS, the applicant is proposing two church sites
totaling approximately 9 acres, and
WHEREAS, the applicant is proposing a community
recreation center of approximately 1.3 acres, and
WHEREAS, the proposed plan is for 862 single family lots
and approximately 280 of dedicated open space, and
WHEREAS, on November 13, 1985, the planning Commission,
by a vote of 6-0 with one member absent, certified that EIR-79-2A
with Addendum had been prepared in accordance with the Cal ifornia
Environmental Quality Act of 1970, and
WHEREAS, the Planning Commission on November 13, 1985
recommended that the City Council adopt a resolution approvlng
the proposed modification to the Bonita Long canyon SPA Plan in
accordance with planning Commission Resolution PCM-86-5.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista hereby certifies that EIR-79-2A with
Addendum has been prepared in accordance with the California
Environmental Quali ty Act of 1970 and that the information
contained therein has been reviewed prior to making a decision on
this project.
BE IT FURTHER RESOLVED that the City Council approves
the proposed modification to the Bonita Long canyon SPA Plan in
accordance with Planning Commission Resolution PCM-86-5 subject
to the following conditions:
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1. The developer should be required to dedicate and/or
construct all public improvements and facili ties
both on-site and off-site determined by the city to
be necessary to serve the Bonita Long Canyon
Sectional Planning Area plan. Specific requirements
will be established with each phase of development
in conjunction with the Subdivision Map process.
2. Prior to or concurrent to the issuance of a grading
plan for Phase 2 through 7, the applicant shall
submit and the City's Landscape Architect shall
approve an overall landscaping plan incorporating
conceptual designs for the later phases and a
detailed design for each of the grading phases being
proposed. Said plan shall include such items as
supplemental canyon tree planting, slope planting,
and equestrian trail plans for the easements,
location, grading, signing and fencing as determined
by the Landscape Architect. It will be necessary to
implement the plan. It should be noted that slope
planting shall be coordinated with the Chula vista
Fire Department to determine plant species and
distances as well as required irrigation systems to
satisfy the concerns of the Fire Department. The
trail system shall be developed prior to or
concurrent with the certification of slopes in each
of the proposed grading phases.
3. The open space areas shown on the map shall be part
of the open space maintenance district for the
entire 6s0-acre project in accordance with the
adopted plan.
4. Prior to the issuance of building permits in each
phase, the applicant working with the school
district shall furnish evidence to the City that the
school districts are able to provide the necessary
school services to future residents of that phase.
5. The park site shall be developed to the satisfaction
of the City's Parks and Recreation Director in
conjunction with the development of Phase 3 area.
The developer shall be responsible for constructing
a turn-key park and, therefore, all PAD fees
normally required will be waived. In addition, RCT
fees required may be waived in an amount equal to
$57,500 subject to the review of the proposed
construction of the restroom building, backstop, and
par course as indicated to be included in the park
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development. It should be noted that the developer
has previously paid both PAD and RCT fees for Phase
1 now under construction. This process shall
continue with the addition of Phase 2 with the
applicant eligible for a refund on those fees with
the completion of the park in Phase 3.
6. The number of dwell ing units shown on the Sectional
Planning Area plan shall be limited to the following:
Phase 1 (Note: already under construction) - 199
lots
Phase 2 - 130 lots
Phase 3 - 110 lots
Phase 4 - 96 lots
Phase 5 - 133 lots
Phase 6 - 73 lots
phase 7 - 121 lots
Any adjustment in the number of lots shall be
subject to City Council approval with the
recordation of the Final Subdivision Map for the
various phases of this project.
7. The Bonita Long Canyon Development Standards shall
be adopted as part of this amendment as identified
as Exhibit B with a modification to Section I of the
Commercial Recreation Standards and Section I of the
Religious Institution Standards which provide for
the approval of the site plan and architectural
approval by the City Council after review of the
Planning commission. That section shall be modified
to place the respons ibil i ty of approval with the
Chula vista Design Review Committee. Also, it
should be noted in the Commercial Recreation
Standard that the Design Review Committee shall
review the proposed hours of operation for any of
the commercial recreation uses.
8. The developer shall acquire and dedicate and improve
the necessary area to extend Street C off-site to
connect to the County street proposed on TM 3750;
however, there shall be no direct vehicular access
to Acacia Avenue. If the connection from Street C
to County system proves to be infeasible, the
developer shall provide access for emergency
vehicles between the ends of cul-de-sac Band L.
9. The requirement for the undergrounding of the
existing 69 KV line within the 2s0-foot wide SDG&E
easement shall be waived.
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10. The applicant shall file CC&Rs with each phase which
will prohibit the resubdivision or parceling of lots
in any approved phase which will increase the number
of lots in that phase.
Presented by Approved as to form by
~ dt~~ (7¿Á R. C~//-
QB rge re 1, IJ'irector of Charles R. Gill, Assistant
planning City Attorney
1074a
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ADOPTED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
CHULA VISTA, CALIFORNIA, this 17th day of December
/9 ~, by the following vote, to_it:
AYES: Counc il members Cox, Moore, Scott, McCandliss
NAYES: Counc;lmembers None
ABSTAIN: Counc; 1 members Malcolm
ABSENT: Counc; 1 members None
~~ ~~ ~ Vi",
ATTE~~~-
City Clerk
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO ) ss.
:;ITY OF CHULA VISTA )
I, JENNIE M. FULASZ, CMC, CITY CLERK of the City of Chula Vista, California,
)0 HEREBY CERTIFY that the above and foregoing is a full, true and correct copy of
RESOL UTI ON NO. 12284 ,and that the some has not been amended or repealed.
)ATED
(seal) City Clerk
C-660
RESOLUTION NO. PCM-86-5
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING TO THE CITY COUNCIL THE
ADOPTION OF MODIFICATIONS TO THE BONITA LONG
CANYON SPA PLAN
WHEREAS, a duly verified application for a modification to the Bonita
Long Canyon Secti onal Pl anni ng Area Plan was filed with the Pl anni ng
Department of the City of Chul a Vi sta on September 11, 1985, by Bonita Long
Canyon Partnership.
WHEREAS, said application requested permission to change the planning
area density from 826 to 862 single family dwellings, delete an elementary.
school site, create two church sites, and make overall revisions to the
grading pl an and subdi vi si on desi gn for the 650 acre Boni ta Long Canyon
Sectional Pl anni ng Area located north of East "H" Street between Otay Lakes
Road and Proctor Valley Road, and
WHEREAS, the Planning Commission set the time and place for a hearing
on said amendment and notice of said hearing, together with its purpose, was
given by its publication in a newspaper of general circulation in the city at
least ten days prior to the hearing, and
WHEREAS, the hearing was held at the time and place as advertised,
namely 7:00 p.m., November 13, 1985, in the Council Chambers, 276 Fourth
Avenue, before the Planning Commission ~nd said hearing was thereafter closed,
and
WHEREAS, the Commission certified that EIR-79-2 with Addendum had
been prepared in accordance with the California Environmental Quality Act of
1970, and revi ewed the i nformati on contained therein pri or to making a
decision on the project.
NOW, THEREFORE, BE IT RESOLVED THAT FROM THE FACTS PRESENTED AT THE
HEARING, THE PLANNING COMMISSION recommends the approval of the modifications
to the Bonita Long Canyon Sectional Pl anning Area Plan subject to the
following conditions:
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1. The developer shoul d be requi red to dedicate and/or construct all
public improvements and facilities both on-site and off-site
determi ned by the City to be necessary to serve the Bonita Long
Canyon Sectional Planning Area plan. Specific requirements will be
established with each phase of development in conjunction with the
Subdivision Map process.
2. Prior to or concurrent to the issuance of a grading plan for Phase 2
through 7, the applicant shall submit and the City's Landscape
Architect shall approve, an overall 1 andscapi ng plan i ncorporati ng
conceptual desi gns for the 1 ater phases and a detai 1 ed desi gn for
each of the grading phases being proposed. Said plan shall include
such items as supplemental canyon tree planting, slope planting, and
equestri an trail pl ans for the easements, 1 ocati on, gradi ng, si gni ng
and fenci ng as determi ned by the Landscape Archi tecto It will be
necessary to implement the plan. It should be noted that slope
planting shall be coordinated with the Chula Vista Fire Department to
determine plant species and distances as well as required irrigation
systems to sati sfy the concerns of the Fi re Department. The trail
system shall be developed prior to or concurrent with the
certification of slopes in each of the proposed grading phases.
3. The open space areas shown on the map shall be part of the open space
maintenance district for the entire 650-acre project in accordance
with the adopted plan.
4. Pri or to the issuance of building permits in each phase, the
applicant working with the school district shall furnish evidence to
the City that the school districts are able to provide the necessary
school services to future residents of that phase.
5. The park site shall be developed to the satisfaction of the City's
Parks and Recreation Director in conjunction with the development of
Phase 3 area. The developer shall be responsible for constructing a
turn-key park and, therefore, all PAD fees normally required will be
waived. In addition, RCT fees required may be waived in an amount
equal to $57,500 subject to the revi ew of the proposed constructi on
of the restroom building, backstop, and par course as indicated to be
included in the park development. It shoul d be noted that the
developer has previously paid both PAD and RCT fees for Phase 1 now
under construction. This process shall continue with the addition of
Phase 2 with the applicant eligible for a refund on those fees with
the completion of the park in Phase 3.
6. The number of dwelling units shown on the Sectional Pl anni ng Area
plan shall be limited to the following:
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Phase 1 (Note: already under construction) - 199 lots
Phase 2 - 130 lots
Phase 3 - 110 lots
Phase 4 - 96 lots
Phase 5 - 133 lots
Phase 6 - 73 lots
Phase 7 - 121 lots
Any adjustment in the number of lots shall be subject to City Council
approval with the recordation of the Final Subdivision Map for the
various phases of this project.
7. The Bonita Long Canyon Development Standards shall be adopted as part
of thi s amendment as i dentifi ed as Exhi bit B wi th a modi fi cati on to
Section I of the Commercial Recreation Standards and Section I of the
Religious Institution Standards which provide for the approval of the
site plan and architectural approval by the City Council after review
of the Pl anni ng Commi ssi on. That section shall be modified to place
the respons i bi 1 i ty of approval with the Chul a Vi sta Design Revi ew
Committee. Also, it should be noted in the Commerci al Recreation
Standard that the Design Review Committee shall revi ew the proposed
hours of operation for any of the commercial recreation uses.
8. The developer shall acqui re and dedi cate and improve the necessary
area to extend Street C off-site to connect to the County street
proposed on TM 3750; however, there shall be no di rect vehi cul ar
access to Acaci a Avenue. If the connection from Street C to County
system proves to be infeasible, the developer shall provi de access
for emergency vehicles between the ends of cul-de-sac Band L.
9. The requi rement for the undergroundi ng of the exi sti ng 69 KV 1 i ne
within the 250-foot wide SDG&E easement shall be waived.
10. The applicant shall file CC&Rs with each phase which will prohibit
the resubdivision or parceling of lots in any approved phase which
will increase the number of lots in that phase.
That a copy of this resolution be transmitted to the City Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA,
this 13th day of November, 1985, by the following vote, to-wit:
'~ AYES: Commissioners Carson, Tugenberg, Green, Shipe, Cannon and Grasser
;] NOES: None
~ ABSENT: Commissioner Guiles
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I ATTEST: . -
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, WPC 2372P
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~~ LONG CANYON ) LOCATOR
PCM-86-5
.,~ -) l PCS-86-3 '
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EXHIBIT B
BONITA LONG CANYON
RESIDENTIAL DEVELOPMENT STANDARDS
Purpose
The purpose of these development standards is to outline the standards -
for appearance and for construction of this low density residential
community. The intent shall be to implèment the policy of the General
and Specific Plan with the standards necessary to guarantee public
health, safety, and welfare.
The standards shall insure adequate light, air, privacy, and open space
around each dwelling and shall protect these single family detached
homes from excess noise, illumination, unsightliness, odors, smoke,
and other objectionable influences.
Permitted Uses
The uses shall be those permitted by the R-l Single Family
Residential Zone. (Section 19.24) as modified below.
'pecific lots designated for equestrian uses on the SPA plan shall
e permitted in Phases 3, 6, and 7. These standards outlined below
shall define the number of permitted horses per lot and the loca-
tions of the horse enclosures.
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Q/l7/85
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'~ONITA LONG CANYON RESIDENTIAL DEVELOPMENT S'l'ANDAHDS
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Phase Phase
1,2,4,5 3,6,7
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Classification R-1-7 R-1-7 .
Lot Area (sq. ft.) 7,000 8,000
Width 60 70
Depth 110 120
Front Yard
Direct Entry Garage 20 20
Side Entry Garage 15 20
Main Residence 15 20
Exterior Side Yard 10 10
One Side Yard 10 10
Jth Side Yards 13 15
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¡Rear 20 20
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¡Lot Coverage 40% 40%
IBUilding Height 35' 35'
¡parking Spaces 2 Garage 2 Garage
¡Equestrian Uses Not Permitted Permitted
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IM~ximum number of horses per lot - 2
IDistance from Main Residence 20'
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Distance from Neighbors Main Residence SO'
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17/85 &'it¡
:ONITA LONG CANYON RESIDENTIAL DEVELOPMENT STANDARDS
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1. The developer shall be permitted to produce side to side split lots
as long as the minimum standards .hown above are maintained.
2. Rear yards on lots that have direct. access onto an open space area
shall maintain a minimum distance of 15' from top of slope to the
ma,in structure.
3. Corner lots shall be one story; planning department shall be per-
mitted to approve a two story house if the exterior side yard elevatio~
is one story and is compatible with the size and bulk of the neighbor-
hood and does not adversely impact the streetscape.
4. Side yard setbacks can. be modified by the planning department to
permit a reduction in the one side yard setback from the 10' minimum
to accommodate three car garages. The total side yard setback of 13'
in Phases 1,2,4, and 5 or 15' in Phases 3, 6, and 7 shall not be
reduced.
Equestrian lots. Specific lots in Phase 3, 6, and 7 shall be
.esignated as equestrian lots. The following uses and standards
shall apply to those lots in addition to those outlined in the R-l
zone.
a) The application of an equestrian designation shall be to lots
that are contiguous. The boundaries shall be drawn to coincide
as nearly as practical with street alignments or other clearly dis-
cernable topographic features. All lots so designated shall abut a
permanent open space lot.
b) The maximum number of horses that shall be permitted per lot
is two (2). The horse(s) must be contained within an enclosure.
c) No stable or paddock shall be located within twenty feet of
the owner's residence, nor closer than fifty feet from any neighbor's
residence, school, church, or any other building used for human habit-
ation on an adjoining lot ~s shown on the original developer's con-
struction plans.
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'17/85
BONITA LONG CANYON RESIDENTIAL DEVELOPMENT STANDARDS
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d) Stable or paddock locations shall be submitted to the planning
department for approval.
e) The sanitary regulations as stated in the animal regulation -
ordinance, Ordinance No. 774, codified.in Title 6, shall be strictly
enforced. The director of public health may declare the violator(s)
o,f this section as a public nuisance and subject the horse-keeping
privilege to the abatement and/or penalty provisions as stated in the
animal regulation ordinance.
f) CCR's shall be provided to permit an architectural committee
to review and approve all corrals, structures or other type of enclo-
sures for horses. Included in the CCR's shall be the same design
standards implemented witq these development standards.
BONITA UJNG CANYON IŒSIDEN'l'IAL DEVLWPMEN'l' STAND/IHDS
PagC' - 'j -
BONITA LONG CANYON AVERAGE PAD SIZE
, TABULATION
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7 l AVG I
UNIT 2 3(A) 31b) 4 5 6
AVG. WIIJI'H 72' 81.5 89.5' 77' 75' 86' 86.5' 81 1'>, e:
AVG. DEPTH 121' 132' 134.5' 131' 129.5' 144' 1~3' 13::' --.
AVG. PAD SIZE
in S.F. 8,71 10,758 12,037 10,087 9,712 12,384 12,370 _c. ':'oc
IDI'E: Unit 3(a) stands by itself
Unit 3(b) is inherent to Unit 6
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KB
9/17/85
BON I 'l'A LONG Cl\NYON
COMMERCIAL RECREATIONAL STANlJAHOS
Development of the site designated for commercial recreational uses shall
be governed by the:
1. The provisions of Chapter 19.14 (Sections 19.14.420 through
19.14.480) of the Chula Vista Municipal Code related to site
plan and architectural approval except that City Council -
approval, after a review and recommendation from the Planning
Commission, sha~l be required. -
2. The provisions of Chapter 19.62 (Off-Street Par~ing and
Loading) of the Chula Vista Municipal Code.
3. The provisions of Section 19.60.310 of the Chula Vista
Municipal Code related to requirements for public and quasi-
public signs.
4. Uses shall be limited to the following; tennis courts,
swimming pool, racquet ball court, basketball court, re-
creation building which shall serve the membership and
guests and shall not be open to the public at large. This
facility shall be permitted to sellon-site the following
items: food, sporting goods and accessories as these items
shall be available only in conjunction of the u~e of the
facilities by the members and quests. Day-care centers shall
be included as permitted use. The intent of this commercial
recreation site is not to provide general or neighborhood
commercial facilities.
KB
9/27/85
BONITA LONG CANYON
HET.IG]OUS INSTI'I'I1'¡']()N S'¡'ANI)^HI)S
Development of the site designated for church or religious purposes
shall be governed by the:
1. The provisions of Chapter 19.14 (Sections 19.14.420 through
19.14.480) of the Chula Vista Municipal Code related to site
plan and architectural approval except that City Council
approval, after a review and recommendation from the Planning -
Commission, shall be required.
2. The provisions of Section 19.58.110 related to various set-
back, landscaping and wall requirements for reli~ious
institutions.
3. The provisions of Chapter 19.62 (Off-Street Parking and
Loading) of the Chula Vista municipal Code.
4. The provisions of ~ection 19.60.310 of the Chula Vista
Municipal Code related to requirements for public and
quasi-public signs.
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ADDENDUM TO EIR-79-2
BONITA LONG CANYON ESTATES
November 1985
A. Background
Section 13164 of the State CEQA Guidelines provides that an addendum to a
previously prepared Environmental Impact Report may be prepared if there
is no need for a supplemental EIR as required under Section 15162 of the
Guidelines. If an addendum is prepared it need not be circulated for
public review but must be considered by decision-making authorities for
the project.
B. Project Description
1. Approved Project
An amendment to the Sectional Planning Area plan for the development
of the 650-acre Bonita Long Canyon Area located on the east side of
Otay Lakes Road and s,outh of the County area i dentifi ed as Bonita
Highlands Subdivision in Bonita has been submitted for
consideration. The General Development Pl an whi ch accompan i ed the
original SPA approval in 1981 called for the development of
approximately 865 dwelling units on the 650-acre parceL The final
SPA approval was for 829 units.
The Sectional Planning Area plan which was adopted in 1981 had the
following elements:
a. A 15-acre K-6 elementary school site approximately 7-1/2 acres
usable excluding the SDG&E easement.
b. An ll-acre neighborhood park site approximately 5 acres to be
usable.
c. A 4-acre multiple-family site located adjacent to Otay Lakes
Road with approximately 2 acres usable. Final density approval
was for 20 units on this parcel.
d. Approximately 266 acres of dedicated open space, most of which
was to remain in a natural state.
2. Proposed Project
The proposed project will include:
a. 862 single-family lots with an average lot size of just over
15,000 sq. ft. each.
b. An ll-acre neighborhood park site nearly 6 acres usable.
c. Two church si tes approximately 9 acres totaL
d. One collll1uni ty recreati on center approximately 1.3 acres.
e. Approximately 280 acres of dedicated open space most of which
would remain in a natural state.
See the attached Sectional Planning Area plan for additional details.
c. Impact Analysis
1. The following issues have been identified as being clearly adequately
addressed by the Certified EIR and no further analysis is required:
a. Geology (Sec. 3.1)
b. Soils (Sec. 3.2)
c. Ground Water (Sec. 3.3)
d. Mineral Resources (Sec. 3.5)
e. Air Quality (Sec. 3.7)
f. Water Quality (Sec. 3.8)
g. Stationary Noise (Sec. 3.10)
h. Paleontological Resources (Sec. 3.13)
1. Historical Resources (Sec. 3.14)
j. Land Uses (Sec. 3.15)
k. Social Factors (Sec. 3.17)
1. Taxes (Sec. 3.18)
m. Parks/Recreation (Sec. 3.20)
n. Fire/Police (Sec. 3.21)
o. Solid Waste (Sec. 3.22)
p. Utilities/Energy (Sec. 3.23)
q. General Government Support (Sec. 3.24)
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2. In addition to the issues noted above, there are eight issues which
require a more detailed discussion of why resultant impacts will not
be any more significant than those identified in the certified final
ErR. They are as follows:
a. Drainage (Sec. 3.4) - See Exhibit F.
Subsequent to the preparation of the final EIR a retention basin
was proposed, approved and is currently under constructi on in
Long Canyon. The estimated effects of this floodwater retarding
reservoir are summarized as follows:
(1) Peak flood flows for the 100-year return period storm under
conditions of ultimate development of 1770 cfs could be
reduced to 890 cfs, or by about 50 percent.
(2) This reduced peak outflow of 890 cfs is about 70 percent of
the estimated peak flood flow for the 100-year return
period storm that would occur under conditions of existing
development (1270 cfs).
(3) The peak outflow from the Bonita Long Canyon Estates would
be reduced to about 540 cfs whi ch is about 55 percent of
the peak outflow estimated for conditions of existing
development (960 cfs).
(4) The reservoir will trap sediment and prevent its deposition
in the downstream reach of channel.
About 3+ additional acres of land downstream from the retention
basin would be added to the development. The development of this
area woul d not resul tin any substanti al increase i n runoff.
The existing runoff in this area is a sheet flow across
residential properties to the existing natural channel. The
proposal would collect this sheet runoff, carry it around the
residential properties and discharge it into the channel.
Therefore, although there is a change in circumstances, there
will not be a more substantial and adverse impact than th¡¡t
which was identified in the EIR.
b. Land Form (Sec. 3.6) - See Exhibit A.
A change in grading of the project site is proposed. The
changes in the earthwork are as follows:
Cut Fill
Original Plan 3,713,295 cu. yds. 4,167,487 cu. yds.
Proposed Plan 4,487,300 cu. yds. 4,571,900 cu. yds.
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Thus there would be an increase in cut by 773,405 cubic yards of
earthwork and a 404,413 cubic yard increase in filL However,
the proposed plan can be adjusted to result in a balanced cut
and fill operation while the original plan would have required
import of 453,592 cubic yards of fill from some unknown location.
In terms of the grading pattern for the property, the proposed
plan would remove development from the main leg of Long Canyon
downstream from the retention basin and increase grading at the
higher ridge lines.
The conclusions of the ErR that the steep slopes of over 3m
would not be disturbed and that the basic 1 and form of the
property woul d remain are the same with the proposed plan. So
al though the amount of grading has increased (not i ncl udi ng
imported material), the result of moving development out the
canyon bottom and increasing grading on the northern ridge lines
should not significantly detract from the existing land form and
will result in a more overall aesthetically pleasing project.
The conclusions of the Certified EIR are valid.
c. Mobile Noi se
There are two areas of potentially significant acoustical impact
from mobile noise sources (automobiles). One is along East "H"
Street in Phase I which is not included in the SPA amendment.
The other is along Otay Lakes Road which is designated as
multiple family on the approved plan. The proposed plan would
change the land use to a church which is more compatible with
the traffic noi se from Otay Lakes Road. Thus this is an
improvement over the existing plan.
d. Biology (Sec. 3.11) - See Exhibit B.
An analysi s of the proposed revisions indicates that
approximately 64 acres designated as open space or ungraded
portions of private lots on the existing SPA would be graded by
the revised plan, while approximately 34 acres shown for grading
on the existing map would be dedicated open space on the revised
plan. Whil e these figures indicate a net loss of ungraded
terrain amounting to about 30 acres, much of this area is in
private lots which woul d be subject to disturbance and natural
vegetation loss associ ated wi th 1 andscapi ng or horse corrals
(i.e., the large lots in the northern and northwestern portions
of the property). The proposed revision would actually result
in an increase in dedicated open space from 268 acres to 281
acres and would result in the removal of a road in Long Canyon,
creating a contiguous open space area greater than 70 acres in
si ze along the 1 ength of Long Canyon from the southeast corner
of the property to the desilting basin near the western boundary.
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I made field observations in the principal areas previously
shown as ungraded which would be graded by the revised SPA.
The northern ridge areas supported populations of San Diego
barrel cae tus, San Diego s unfl ower. mesa elubmoss, and
vari egated dudl eya. The other two areas supported popul ations
of all these except the dudl eya. All three areas supported
excellent habitat for black-tailed gnatcatcher and cactus wren.
These sensitive speci es and their habitats are also well
represented in the 24-plus acres of added natural open space in
Long Canyon.
The previous biological survey report (prepared by M. R. Brand
and C. C. Patterson in 1978) contained at least one serious
error which should be corrected; the identification of the rare
plant Hemizonia conjugans on the property was incorrect. The
populations identified as H. conjugans should have been assigned
to H. paniculata. Because~he previous report was also in error
in not assigning much higher significance to the presence of H.
~' no real change in the assessment of overall impacts
resu ts from this correction.
The proposed revision represents an improvement over the
existing SPA in regard to overall biological value and habitat
viability. The increase in dedicated open space by about 14
acres, the redistribution of open space to create a large
contiguous natural area in Long Canyon, the presence of
extensive cactus wren habitat in the new Long Canyon open space,
the 1 ikel ihood of disturbance to the northern ridge areas
previously ungraded under the existing plan, and the overall
preservation of 43 percent (281 acres) of the SPA in dedicated
open space are the factors which support this opinion.
Therefore the evaluation in the Certified EIR is adequate and no
further analysis is required.
e. Archaeology (Sec. 3.12) - See Exhibit C.
In October 1985 an extended archaeological testing program was
conducted at two small prehistoric sites located within the
proposed Bonita Long Canyon Estates property. These sites were
first identified during a survey in 1978 and subsequently tested
in 1980 by Harris and Perez for MSA, Inc. Thei r findings
indicated the presence of a low densi ty deposit of lithic
artifacts occurri ng to a depth of 50 centimeters, and based on
these results, they recommended that further work be conducted
as miti gati on. Given the nature of their findings, however, an
extensive data recovery effort did not seem warranted; in fact,
addi ti onal testi ng was deemed necessary to more fully eval uate
the significance and uniqueness of the sites in accordance with
the recent amendment of CEQA. An extended archaeological
testing program was therefore conducted.
-5-
Between the 1979 and current tests, over 17 square meters were
sampled at the two sites. Four single 1-meter square units were
excavated at SDi-5830 and some 13.5 meters were dug at SDi-5829
as either l-meter square units or in blocks of 2 square meters
or more. Of the two sites, SDi-5830 yielded far less
archaeological material and therefore di d not recei ve as much
testi ng. SDi-5829 was very similar except for one small deposit
in the north-central area where an apparent hearth was located.
Five units were placed around this feature which yielded a
greater density of lithic artifacts.
Analysis of the recovered cultural materials indicates that
SDi -5829 and SDi-5830 are related sites, probably associated
with San Dieguito occupation and use of the area. This
occupation was evidently sporatic and of minimal i ntens i ty to
have resulted in the low-density type of deposit left at the
sites. Given the size of the test sample taken to date and the
projected redundant, minimal yields of the remaining unexcavated
portions, no further data recovery seems warranted, and analysis
of the existing materials herein provi ded is considered
sufficient for mitigation.
f. Aesthetics (Sec. 3.16)
As was noted in Section b. of this Addendum, the 1 andform
alteration which would occur with the proposed plan is
substantially the same as the approved plan. Therefore the
conclusion that the project would have a major aesthetic impact
is still valid and no new EIR need be prepared.
g. Schools (Sec. 3.19) - See Exhibit D.
The approved plan includes an elementary school site while the
proposed pl an does not. Exhibit D includes a letter from the
Elementary School Di strict outli ni ng the reasons for the
deletion .of the site from the plan. This Exhibit also includes
1 etters from the school di stri cts noti ng the agreements for the
provisions of educational facilities. Today's enrollment levels
are lower than those listed in the EIR and the school districts
have increased their fees as suggested in the EIR. Impacts from
the proposed plan would not be as significant as those outlined
in the Certified EIR.
h. Traffic (Sec. 3.25) - See Exhibit E.
Planned improvements for arterial streets in the project area
will be adequate because the decrease in average daily traffic
from the revi sed project does not create significant impacts
except within the project where impacts are mitigated as the
result of the construction of new streets. Corral Canyon Road
-6-
is proposed to be improved as a four-lane collector road.
Curb-to-curb widths on these types of roads will be at least 64
feet and ri~ht-of-way widths on these roads will he at least 80
feet.
The i ntersecti on of Corral Canyon Road and "H" Street will
require signalization in the future. However, the contribution
of rroject traffic at this 1 ocati on is rel ati vely mi nor (2000
ADT. At the intersection of Otay Lakes Road and East "H"
Street, the existing traffic signal will have to be modified to
accommodate the addition of a fourth (east) leg to the
intersection.
"H" Street transitions from a four-l ane major east of Otay Lakes
Road to a six-lane major west of Otay Lakes Road. The
contribution of project traffic to "H" Street west of Otay Lakes
Road is relatively minor, about 340 p.m. peak hour trips would
be added to "H" Street midway between 1-805 and Otay Lakes
Road. This estimate is based on a projected cumulative average
daily traffic flow of 27,500 and a l~ peak hour factor. Since
the project proposes significantly fewer units (862) than that
assumed for the regional traffic study (1387) for the same area,
the cumulative impacts on "H" Street will be 1 ower than those
projected.
Local streets in the proposed project should be two lanes with a
curb-to-curb width of at least 36 feet within a right-of-way of
56 feet. With these recOlllOended improvements, the proposed
project will accol1l1lodate projected traffic flows at a reasonable
level of service.
WPC 2307P
-7-
EXHIBIT A
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REVISED SPA PLAN
vt".
VTN SAN DIEGO
48(5 nonJOn CO""
San Dielo. Call1omio 92111 Telephone, (619) 292.1040
,22 July 1985
Job No. 3177-19
BONITA LO~G CANïON ESTATES
EARTHWORK SUMMARY
(CUBIC YARDS)
PHASE £!IT. FILL EXPORT .!!EQ!IT RE\lARKS
2 974,000 350,300 623,700 --- Export to Phase 3
3 550,900 1,434,900 ..-- 884,000 Import 623,700 fro
Phase 2, 260,300
from Phase 6
4 256,200 819,700 --- 563,500 Import 23,100 from
Phase 8, 540,400
from Phase 6
5 704,900 935,400 --- 230,500 Import 145,900 fr~
Phase 6, .84,600
short
6 1,006,800 60,200 946,600 --- Export to Phase 3,
4 and 5
7 968,000 968,000 --- --- Balanced
8 26,500 3,400 23,100 --- Export to Phase 4
TOTALS 4,487,300 4,571,900 1,593,400 1,678,000 .84, GOO SHORT
---,
.Adjust grades to make up shortage of 85,000.~
All quantities are raw figures with no shrinkage/bulking
factors considered. Quantities were calculated from the
100-scale grading study.
EXHIBIT B
JUN 1 'i 1985
RECWN Regional Environmental Consultants
1094 Cudahy Placo, Suite 204, San Diogo, CA 92110 (619) 275-3732
June 13, 1985
Mr. Ken Baumgartner
McMillin Development, Inc.
2727 Hoover Avenue
National City, CA 92050
Reference: Biological Assessment of the RevIsed Bonita Long Canyon SPA
(RECON Number R-1522)
Dear Mr. Baumgartner:
At your request. I conducted a biological reconnaIssance at the 650-acre Bonita
Long Canyon Sectional Planning Area on June 7 and 10, 1985, for the purpose of
determining whether proposed revisions to the existing SPA would result In
significant adverse biological effects.
An analysis of the proposed revisions Indicates that approximately 64 acres
designated as open space or ungraded portions of private lots on the existing
SPA would be graded by the revised plan, while approximately 34 acres shown for
grading on the existing map would be dedicated open space on the revised plan.
While these figures Indicate a net loss of ungraded terrain amounting to about
30 acres, much of this area Is In private lots which would be subject to dis-
turbance and natural vegetation loss associated with landscaping or horse
corrals (I.e., the large lots In the northern and northwestern portions of the
property). The proposed revision would actually result In an Increase In dedi-
cated open space from 268 acres to 281 acres and would result In the removal of
a road In Long Canyon, creating a contiguous open space area greater than 70
acres In size along the length of Long Canyon from the southeast corner of the
property to the deslltlng basin near the western boundary.
I made field observations In the principal areas previously shown as ungraded
which would be graded by the revised SPA. These areas Include the ridges In
the northwestern area of the SPA, the middle section of the canyon traversed by
the proposed "C" street, and slopes In the area of "FF" , "GG", and "HH"
streets.
The northern ridge areas supported populations of San Diego barrel cactus, San
Diego sunflower, mesa clubmoss, and variegated dudleya. The other two areas
supported populations of all these except the ducUeya. All three areas sup-
ported excellent habitat for black-tailed gnatcatcher and cactus wren. These
sensitive species and their habitats are also well represented In the 21 -plus
acres of ,added natural open space In Long Canyon.
The previous biological survey report (prepared by M. R. Brand and C. C.
Patterson In 1978) contained at least one serious error which should be
corrected; the Identification of the rare plant Hemlzonla con/ugans on the
property was Incorrect. The populations identified as !i. con/ugans should have
Mr. Ken Baumgartner -2- June 13, 1985
been assigned to !!. panlculata. Because the previous report was also in error
In not assigning much higher significance to the presence of !:!.. con ugans, no
real change In the assessment of overall impacts results from this correction.
It Is my opinion that the proposed revision represents an Improvement over the
existing SPA In regard to overall biological value and habitat viability. The
Increase In dedicated open space by about 14 acres, the redistribution of open
space to create a large contiguous natural area In Long Canyon, the presence of
extensive cactus wren habitat In the new Long Canyon open space, the likelihood
of disturbance to the northern ridge areas previously ungraded under the exist-
Ing plan, and the overall preservation of 43 percent (281 acres) of the SPA in
dedicated open space are the factors which support this opinion.
As grading plans are prepared for Implementation of the SPA, safeguards should
be Incorporated that prevent the destruction of natural vegetation on open
space slopes. The extensive use of natural canyon slopes In the proposed de-
velopment will enhance the character and aesthetic value of the development and
provide a level of drought-tolerant slope protection and erosion control which
Is difficult or Impossible to achieve with landscaping and revegetation.
Manufactured slopes within the development should be landscaped with native
vegetation appropriate to the area.
Please call If you have any questions.
~::'~~
Cameron Patterson
Ecologist, ESA
CCP:mac
EXHIBIT C