HomeMy WebLinkAboutItem 6.1 - Attachment 8a - Appendix B - Supplemental PFFPSUNBOW II, PHASE 3 SPA AMENDMENT
Supplemental Public Facilities Financing Plan
Appendix B
March 2021
Prepared for:
ACI Sunbow, LLC
Contact: Bill Hamlin
2356 Moore Street
San Diego, CA 92110
619-544-9100
Sunbow II Public Facilities Financing Plan
Adopted January 24, 1990
By Resolution No. 15525
Addendum Adopted __________
By Resolution No. ______________
Prepared By:
RH Consulting Group, LLC
Contact: Ranie Hunter
Ranie@RHConsultingGroup.com
619-823-1494
PAGE INTENTIONALLY BLANK
TABLE OF CONTENTS
1. Introduction ..................................................................................................................... 1
1.1 Overview ............................................................................................................. 1
1.2 Purpose ................................................................................................................ 3
1.3 Assumptions ........................................................................................................ 3
1.4 Proposed Land Use Plan ..................................................................................... 3
1.5 Discretionary Actions ......................................................................................... 4
1.6 Development Phasing ......................................................................................... 5
1.7 Development Impact Fee Programs .................................................................... 6
1.8 Subdivision Security ........................................................................................... 6
2. Public Facilities ............................................................................................................... 6
2.1 Transportation/Traffic ......................................................................................... 6
2.2 Water ................................................................................................................... 9
2.3 Sewer................................................................................................................. 11
2.4 Drainage ............................................................................................................ 12
2.4 Park & Recreation ............................................................................................. 14
2.5 Libraries ............................................................................................................ 15
2.6 Fire Protection ................................................................................................... 15
2.7 Police................................................................................................................. 16
2.8 Civic Center ...................................................................................................... 16
2.9 Corporation Yard .............................................................................................. 17
2.10 Other Public Facilities....................................................................................... 17
2.11 Schools .............................................................................................................. 17
2.12 Fiscal Analysis .................................................................................................. 18
2.13. Public Facility Finance ..................................................................................... 18
Attachment A: Sunbow II, Phase 3 Fiscal Impact Analysis
EXHIBIT LIST
1 Sunbow II, Phase 3 Site Utilization Plan 4
2 Conceptual Circulation Plan 9
3 Conceptual Water & Recycled Water Plan 10
4 Conceptual Sewer Plan 12
5 Conceptual Drainage Plan 13
TABLE LIST
1 Comparison of Land Uses – 1990 Sunbow II SPA Plan to 2020
Proposed Project
2
2 Sunbow II, Phase 3 Utilization Table 5
3 Conceptual Phasing 6
4 Projected Potable Water Demand 10
5 Projected Recycled Water Demand 10
6 Sewer Flow Comparison – 2009 to Proposed Project 11
7 Summary of Peak 50-Year Flows 13
8 Estimated Required Park Land Dedication 14
9 Student Generation Factors 17
10 Estimated Student Generation by School District 17
Sunbow II, Phase 3
Supplemental Public Facilities Finance Plan
Page 1 March 2021
1. INTRODUCTION
1.1 Overview
The City of Chula Vista authorized development of the Sunbow Planned Community when it
approved the following:
• Sunbow II General Development Plan (GDP) approved by Resolution No. 15427 on
December 5, 1989;
• Sunbow II Public Facilities Financing Plan (PFFP) approved by Resolution No. 15525 on
January 24, 1990;
• Sunbow II Sectional Planning Area (SPA) Plan approved by Resolution No. 15524 on
February 20, 1990;
• Sunbow II Planned Community District Regulations and Land Use District Map approved
by Ordinance No. 2361 on February 27, 1990;
• Sunbow II Design Guidelines approved by Resolution No. 15640 on May 22, 1990;
• Sunbow II Tentative Subdivision Map (TSM 90-07) approved by Resolution No. 115640
on May 22, 1990; and
• Sunbow II Affordable Housing Agreement approved by Resolution No. 18662 on May 13,
1997.
The Chula Vista City Council also certified the Sunbow Sectional Planning Area Plan and
Tentative Map Final Environmental Impact Report (FEIR) (State Clearinghouse No. 88121423)
(City of Chula Vista 1989), which contains a comprehensive disclosure and analysis of potential
environmental effects associated with implementation of the Sunbow Planned Community.
On February 26, 2020, ACI Sunbow, LLC (Applicant) filed an application with the City of Chula
Vista for the Sunbow II, Phase 3 comprised of approximately 135.7 acres (Project Area). The
application included the discretionary actions necessary to implement a proposal to: 1) rezone the
Sunbow II, Phase 3 Industrial Park to residential, Community Purpose Facility and other related
land uses and 2) a minor MSCP Boundary adjustment between the development area and the
adjacent Chula Vista MSCP Preserve area north and west of Planning Area 23, resulting in an
increase of 0.7 acres of Preserve Open Space within the Project Area. Table 1: Comparison of
Land Uses - 1990 SPA to Proposed Project provides a comparison of land use between the 1990
Sunbow II SPA Plan and the Proposed Project.
Sunbow II, Phase 3
Supplemental Public Facilities Finance Plan
Page 2 March 2021
Table 1 – Comparison of Land Uses – 1990 Sunbow II SPA Plan to Proposed Project
Approved Land Uses Proposed Project Land
Uses
Approved vs. Proposed
Land Uses
Land Use Acres Units Acres1 Units Acres1 Units
Limited Industrial 46.0 -46.0
Medium High Residential
36.6 534 +36.6 +534
High Residential 7.6 184 +7.6 +184
Community Purpose Facility 0.9 +0.9
Preserve Open Space 62.1
63.6 0 +1.52 0
Open Space/Other 27.6 21.1 -6.5
Circulation 5.9 +5.9
TOTAL 135.7
135.7 718 +0.0 +718
1 Acreage reflects rounding of numbers to nearest 1/10th acre and may vary slightly from calculated total.
2 Proposed Preserve Open Space includes 1.31 acres of mapping correction area.
The 1990 PFFP was prepared consistent with the requirements of the Chula Vista Growth
Management Program and Chapter 9, Growth Management of the Sunbow General Development
Plan (GDP). The preparation of the 2021 PFFP is required in conjunction with the preparation of
the SPA Plan Amendment for the Proposed Project to ensure that the phased development of the
Proposed Project is consistent with the overall goals and policies of the Chula Vista General Plan
(CVGP), Growth Management Program and the Sunbow GDP, which may be amended from time
to time to ensure that the development of the Proposed Project will not adversely impact the City’s
Growth Management Ordinance Threshold Standards.
This 2021 PFFP is based on the phasing and information presented in the Sunbow II, Phase 3 SPA
Amendments, dated January 2021. The Applicant prepared technical analyses to determine
whether the proposed amendments resulted in any changes to financing, constructing, or
maintaining public facilities within the Project Area. The Applicant-prepared technical analyses
for the Proposed Project which are relevant to the 2021 PFFP include the following:
• Priority Development Project (PDP) Storm Water Quality Management Plan for the
Sunbow II, Phase 3 Tentative Map (Hunsaker 2021)
• Drainage Study for Sunbow II, Phase 3 (Hunsaker 2021)
• Transportation Impact Analysis for Sunbow II, Phase 3 (Linscott, Law & Greenspan
2021)
• Overview of Water Service for Sunbow II, Phase 3 (Dexter Wilson Engineering 2020)
• Sewer System Evaluation for Sunbow II, Phase 3 (Dexter Wilson Engineering 2020)
• Sunbow II, Phase 3 SPA Amendment Water Conservation Plan (Dexter Wilson
Engineering 2020)
• Sunbow II, Phase 3 Fiscal Impact Analysis (DPFG 2021)
Sunbow II, Phase 3
Supplemental Public Facilities Finance Plan
Page 3 March 2021
1.2 Purpose
The purpose of all PFFPs in the City of Chula Vista is to implement the City’s Growth
Management Program and to meet the CVGP goals and objectives, specifically those within the
Growth Management Element of the General Plan. The Growth Management Program ensures
that development occurs only when the necessary public facilities and services exist or are
provided concurrent with the demands of new development. The Growth Management Program
requires a PFFP be prepared for every new development project which requires either a SPA Plan
or tentative map approval. Similarly, amendments to a SPA Plan require an amendment or
supplement to the PFFP. The purpose of this Supplemental PFFP is to update and clarify the
adopted 1990 PFFP to address changes to the Proposed Project.
In the City of Chula Vista, the PFFP is intended to ensure adequate levels of service are achieved
for all public services and facilities impacted by a project. It is understood that assumed growth
projections and related public facilities needs are subject to several external factors, such as the
local economy, the City’s future land use approval decisions, etc. It is also understood that funding
sources specified herein may change due to financing programs available in the future or
requirements of either state or federal laws. It is intended that revisions to cost estimates and
funding programs be handled as administrative revisions whereas revisions to the facilities-driven
growth phases are accomplished through an update process via an amendment or supplement to
the PFFP.
1.3 Assumptions
This 2021 PFFP supplements the Sunbow PFFP adopted in 1990. The Proposed Project includes
amendments to the Chula Vista General Plan, Sunbow GDP and Sunbow II SPA Plan and also
includes Sunbow II, Phase 3 Tentative Map CVT No. 20-0002.
1.4 Proposed Land Use Plan
The Project Area encompasses approximately 135.7 acres and includes a 67.5-acre development
area comprised of 44.2 acres of residential, a 0.9-acre Community Purpose Facility (CPF) site, 5.9
acres of public streets, and 16.5 manufactured open space slopes and basins and a 0.3-acre wetland
preservation and associated buffer area. Approximately 4.3 acres of Poggi Canyon Conservation
Easement areas and 63.6 acres of adjacent MSCP Preserve area are also within the Project Area.
The Sunbow II, Phase 3 project will create a residential enclave within the larger Sunbow Planned
Community and help meet the market demand for attainable workforce and move-up housing. The
Proposed Project generates a population of approximately 2,3341 persons. See Exhibit 1: Sunbow
II, Phase 3 Site Utilization Plan and Table 2: Sunbow II, Phase Site Utilization Table.
1 Source: California Department of Finance (January 1, 2020).
Sunbow II, Phase 3
Supplemental Public Facilities Finance Plan
Page 4 March 2021
In order to address the changes related to the proposed land use plan, several assumptions were
made. These assumptions play a role in determining public facility needs and phasing of those
facilities and are summarized below.
This proposal includes amendments to the following CVGP diagrams and tables:
• General Plan Land Use Diagram (Figure 5-12, Page LUT-47) –
o Modify the General Plan land use designations from Limited Industrial to High
Residential, Medium High Residential, Open Space and Open Space Preserve
• General Plan Land Use Distribution in 2030 (Acreages), (Table 5-6, Page LUT-56)
o Modify the land use acreages of Medium-High Residential, High Residential, Open
Space Preserve and Open Space to reflect the Project
• General Plan Land Use in 2030 (Table 5-7, Page LUT-57)
o Modify the residential dwelling units within the Medium-High and High residential
land uses and acreage by land use designations to reflect the Project
1.5 Discretionary Actions
Discretionary actions which require City Council and/or Planning Commission consideration
and/or approval include certification of an Environmental Impact Report, amendments to the City
of Chula Vista General Plan, the Sunbow General Development Plan and the Sunbow II SPA Plan,
a Rezone, a Development Agreement and approval of Sunbow II, Phase 3 Tentative Map CVT No.
20-0002.
Exhibit 1: Sunbow II, Phase 3 Site Utilization Plan
Sunbow II, Phase 3
Supplemental Public Facilities Finance Plan
Page 5 March 2021
Table 2: Sunbow II, Phase 3 Site Utilization Table
Sunbow II, Phase 3 Land Use
District Acres2 Units Density
Multi-Family Residential
R-1 RM 8.5 131 15.4
R-2 RM 4.6 73 16.0
R-3 RM 8.1 108 13.3
R-4 RM 8.2 118 14.4
R-5 RM 7.1 104 14.7
R-6 RC 7.6 184 24.1
Subtotal Residential 44.2 718 16.3
Other
Community Purpose Facility CPF 0.9
MSCP Preserve Open Space
(OS-1, 2, 3 and 9b) OSP 63.6
Poggi Creek Easement
(OS-4, 5, 6a and 6b) OS 4.3
Manufactured Slopes/Basins
(OS-7, 8, 9a, 10 and 13) OS 16.5
Wetland Avoidance Area (OS-14) OS 0.3
Public Streets Circulation 5.9
Subtotal Other 91.5
TOTAL 135.7 718 16.3
1.6 Development Phasing
Development of the Proposed Project is anticipated to build-out over a six to seven-year period,
depending on market conditions. Phasing will be managed to ensure construction of necessary
infrastructure and amenities are provided as development progresses. Table 3, Conceptual Phasing
Plan, presents the anticipated phasing plan based on the 2021 SPA Plan. Individual parcels may
be graded as part of a larger development phase and developed over several years.
2 Acreages rounded to nearest 1/10th acre and may vary slightly from the calculated total.
Sunbow II, Phase 3
Supplemental Public Facilities Finance Plan
Page 6 March 2021
Table 3: Conceptual Phasing
ESTIMATED DEVELOPMENT YEARS
Land Use/Parcel 1 2 3 4 5 6 TOTAL
Multi-Family (R-6) 38 48 48 48 2 0 184
Multi-Family (R-1 /R-5) 30 48 48 48 48 13 235
Multi-Family (R-4 /R-4) 21 36 36 36 36 26 191
Multi-Family (R-3) 21 36 36 15 0 0 108
TOTAL 110 168 168 147 86 39 718
1.7 Development Impact Fee Programs
Per Chula Vista Municipal Code Section 3.42.010, the Chula Vista City Council must adopt a fee
schedule. The Proposed Project must comply with the City of Chula Development Master Fee
Schedule, Chapter 16. Development & In-Lieu Fees, revised November 2019. Fees are subject to
change as the ordinance is amended by the City Council from time to time, unless stated otherwise
in a separate development agreement.
1.8 Subdivision Security
The Proposed Project will be developed in phases over several years. As public improvements are
complete, security provided for the Proposed Project in accordance with the Subdivision Map Act
and the Municipal Code should be reduced to reflect the completed improvements. Accordingly,
the process described herein will apply to bonds for Grading and Drainage, Public Improvements
and Landscape and Irrigation, but will not apply to Survey Monumentation bonds. Applicant may
submit to the City not more often than once every six months a detailed engineer’s estimate
identifying with respect to each bond the costs to complete the remaining improvements secured
by such bond (“Cost to Complete”). The City will review and approve or disapprove the Costs to
Complete, and if disapproved Applicant may resubmit a modified estimate of Cost to Complete
for City review. Upon approval of the Costs to Complete by the City, the amount of the applicable
bond may be reduced to an amount equal to 110% of the Costs to Complete. If approved by the
City, the reduced amount will be communicated to the bonding company in a letter. Based on the
City’s communication, the bonding company may issue a bond reduction rider to reduce the
principal amount of the bond to the reduced amount approved by the City. However, the bond
amount may never be reduced by this process to less than 15% of the original estimate of the costs
of the applicable improvements.
2. PUBLIC FACILITIES
2.1 Transportation/Traffic
Linscott, Law and Greenspan, LLC prepared the Transportation Impact Assessment (March 2021)
for the Proposed Project. The Conceptual Circulation Plan is provided as Exhibit 2. In compliance
with Senate Bill 743 (SB 743), this Transportation Impact Analysis evaluates the Proposed
Sunbow II, Phase 3
Supplemental Public Facilities Finance Plan
Page 7 March 2021
Project’s potential vehicular impacts using a Vehicle Miles Traveled (VMT) metric, pursuant to
direction from the Governor’s Office of Planning and Research (OPR) in December 2018
(Technical Advisory on Evaluating Transportation Impacts in CEQA). Public Resources Code
section 20199, enacted pursuant to SB 743, identifies VMT as an appropriate metric for measuring
transportation impacts along with the elimination of auto delay/level of service (LOS) for
California Environmental Quality Act (CEQA) purposes statewide.
In addition to the VMT analysis, a project-specific Local Mobility Assessment (LMA) was also
prepared that focuses on automobile delay/LOS. The LOS analysis was conducted to identify
roadway deficiencies in the Project study area and recommend project improvements to address
such deficiency; however, the CEQA significance determination for the proposed Project is based
only on VMT and not on LOS.
City identified capital improvement projects are summarized in the published Eastern
Transportation Development Impact Fee (“Eastern TDIF”) (September 2014). Additionally,
City capital improvement projects include traffic signal upgrades for intersections in the study area
published in the City of Chula Vista, Traffic Signal Communications Master Plan Study (July
2017). These two documents were referenced when identifying potential operational
improvements to address Project-related effects.
Substantial effects and operational improvements are described in the Transportation Impact
Analysis, Section 17.0. The TIA identified seven affected Olympic Parkway
Segments/Intersections:
• Olympic Parkway/Brandywine Avenue Intersection (Cumulative from Oleander to
Brandywine/Project Specific between Brandywine and western Project Driveway)
• Olympic Parkway Segment from Oleander Avenue to Project Driveway (West) (Street A)
(Cumulative)
• E. Orange Avenue/I-805 Southbound Intersection (Cumulative)
• Olympic Parkway/I-8-5 Northbound Ramps (Cumulative)
• Olympic Parkway/Heritage Road Intersection (Cumulative)
• Olympic Parkway/La Media Road Intersection (Cumulative)
• Olympic Parkway Segments I-805 Ramps to Oleander and Project Driveway (West) (Street
A) to La Media Road (Cumulative)
• The Proposed Project shall pay fair share funding towards the provision of Adaptive Traffic
Signal Control (ATSC) modules to each signalized intersection along the Olympic
Parkway corridor between the I-805 Ramps and La Media Road. (See TIA, Table 14-1,
Near-Term Operations for detailed intersection analysis)
The Project will implement the following project design features, as described in Section 4.4.8.4
of Environmental Impact Report (EIR) 2020-0002:
Sunbow II, Phase 3
Supplemental Public Facilities Finance Plan
Page 8 March 2021
• Trip Reduction Strategies. The strategies outlined below would reduce the number of
automobile trips generated by residents of the project and the distance that the residents
drive:
o Provide ride share coordination services thru the project’s homeowner’s association
to match residents interested in carpooling
o Coordinate with nearby schools and/or the project’s homeowner’s association to
match residents interested in carpooling to/from schools
o Provide on-site transit opportunities information
o Encourage bicycling by providing on-site bicycle infrastructure such as bike racks
Growth Management Threshold Standard Compliance and Requirements
The growth management threshold standards for traffic are per CVMC Section 19.09.040.G.3:
• Arterial Level of Service for Nonurban Streets. Traffic monitoring program (TMP)
roadway segments classified as other than urban streets in the Land Use and
Transportation Element of the City’s General Plan shall maintain LOS “C” or better,
except that during peak hours LOS “D” can occur for no more than two hours per day.
• Level of Service for Urban Streets. TMP roadway segments classified as urban streets in
the Land Use and Transportation Element of the City’s General Plan shall maintain LOS
“D” or better, except that during peak hours, LOS “E” can occur for no more than two
hours per day.
The Applicant shall be required to pay the City’s Eastern TDIF which will be applied towards
other planned network enhancements included in the Eastern TDIF study that would reduce traffic
on Olympic Parkway. Payment of the Eastern TDIF is the only readily identifiable operational
improvement that is feasible at this time. Large-scale network enhancements such as the future
extension of La Media Road and the extension of Main Street, funded through the Eastern TDIF
Program, are expected to reduce the number of trips on Olympic Parkway.
Based on the screening map review and the Project-specific VMT analysis presented in the TIA,
Section 5, a significant transportation impact is calculated. The following strategies are
recommended to reduce the number of automobile trips generated by residents of the Proposed
Project and the distance that the residents drive, thereby mitigating the Proposed Project’s
significant transportation impact:
• Provide Ride Share coordination services through the Project’s Home Owner’s Association
to match residents interested in carpooling.
• Coordinate with near-by schools and / or the Project’s Home Owner’s Association to
• match residents interested in carpooling to / from schools.
• Offer transit pass subsidies and on-site transit information.
• Encourage bicycling by providing on-site bicycle infrastructure such as bike lanes and bike
racks.
Sunbow II, Phase 3
Supplemental Public Facilities Finance Plan
Page 9 March 2021
Exhibit 2
Conceptual Circulation Plan
2.2 Water
An Overview of Water Services was prepared by Dexter Wilson Engineering for the Sunbow II,
Phase 3 SPA Amendment and EIR which provides an overview of water service for the Proposed
Project.
The Project Area is within the boundaries of the Otay Water District (OWD) for water service.
The OWD has existing and planned facilities in the vicinity of the Proposed Project and water
service can be provided by expanding the existing system. In particular, water service will be
provided by the 624 Pressure Zone (624 Zone) within the Central Area System of the OWD. The
624 Zone receives potable water from the SDCWA aqueduct connectio ns that supply 624 Zone
reservoirs.
The Project would connect 12” public waterlines within Streets “A” and “B” to the existing 624
Zone water line within Olympic Parkway, at two existing stubs, to provide domestic service to the
Project. A looped private fire protection water network is planned within private streets and
driveways. Table 4 provides the projected potable water demands for the Proposed Project. The
total estimated average potable water use from OWD’s 624 Zone is 0.12 mgd. See Exhibit 3,
Conceptual Water & Recycled Water Plan for infrastructure sizing and locations.
Sunbow II, Phase 3
Supplemental Public Facilities Finance Plan
Page 10 March 2021
Table 4: Projected Potable Water Demand
Neighborhood Land Use Gross Acres Quantity Water Duty
Factor
Total Average
Demand (gpd)
R-1 MF Residential 8.5 131 170 gpd/unit 22,270
R-2 MF Residential 4.6 73 170 gpd/unit 12,410
R-3 MF Residential 8.1 108 170 gpd/unit 18,360
R-4 MF Residential 8.2 118 170 gpd/unit 20,060
R-5 MF Residential 7.1 104 170 gpd/unit 17,680
R-6 MF Residential 7.6 184 170 gpd/unit 31,280
Total 718 122,060
gpd = gallons per day; DU = dwelling units; ac = acre.
Recycled water will be utilized for irrigation of manufactured slopes and common areas. A 680
Zone recycled waterline is located in Olympic Parkway, adjacent to the Proposed Project. The
Proposed Project would be served by 6” private recycled lines located outside of the public right-
of-way of Streets “A” and “B” via a connection to the 680 Zone line. On-site irrigation systems
would be private. Table 5 provides the projected recycled water demands for the Proposed Project.
Table 5: Projected Recycled Water Demands
Land Use Quantity Irrigation
Factor
Total Average
Demand (gpd)
Irrigated Slopes 12.0 ac 1,900 gpd/ac 22,800
Common OS/CPF 0.9 1,900 gdp/ac 1,710
TOTAL 24,510
Exhibit 3
Conceptual Water & Recycled Water Plan
Sunbow II, Phase 3
Supplemental Public Facilities Finance Plan
Page 11 March 2021
Growth Management Threshold Standard Compliance and Requirements
The Applicant shall be required to secure and construct all necessary potable and recycled water
infrastructure required to serve the Proposed Project, to the satisfaction of the Otay Water District.
2.3 Sewer
Dexter Wilson Engineering prepared the Sewer System Evaluation for Sunbow II, Phase 3 (2020).
The purpose of the evaluation is to determine the effect the conversion of Planning Area 23 from
industrial to residential uses would have on the local and regional sewer system. The 2009 Poggi
Canyon Basin Development Impact Fee Study prepared by PMC provided projected sewer flows
for the industrial land uses within Planning Area 23. Table 6 provides a comparison between 2009
projected sewer flows and the Proposed Project. As shown, a total decrease of approximately
4,642 gpd or 20 EDU is estimated for the proposed land uses.
Table 6: Sewer Flow Comparison 2009 to Proposed Project
Land Use Acres Residential Units Generation Factor Average Flow
(gdp)
2009 Poggi Canyon Basin DIF Sewer Flow
Industrial 54.61 2,500 gdp/ac 135,500
2020 Proposed Land Uses
MF Residential 718 182 gdp/du 130,676
Community Purpose 0.9 1,313 gpd/ac 1,182
Subtotal 131,858
+/- Sewer Flow -,4,642
+/- Sewer EDUs2 -20
1Acres from 2009 Poggi Basin DIF Study
2Based on 230 gdp/EDU
Since the 2009 Poggi Canyon DIF Study was prepared, the City has adopted updated sewer
generation factors to estimate flows from various land uses. The City currently adopted generation
rates for multi-family units at 182 gpd/du and CPF at 1,313 gpd/ac.
The proposed onsite sewer system consists of gravity sewer lines within Streets “A” and “B” that
will convey flow to the existing Poggi Canyon Interceptor in Olympic Parkway. Based on the
average flow presented in Table 6 and a peak factor of 2.33 per the City Subdivision Manual, the
projected peak flow for the Proposed Project is 0.31 mgd. An 8-inch gravity sewer line within
Street “A” with a minimum slope of 1.0 percent is adequate to convey total Project flow. Private
sewer lines will be connected to this 8-inch public sewer line and extended to the building sewer
laterals. See Exhibit 4: Conceptual Sewer Plan for the on-site sewer system layout.
Note: The internal private gravity sewer system layout is conceptual. Final layout to be determined during
preparation of private utility plans.
Sunbow II, Phase 3
Supplemental Public Facilities Finance Plan
Page 12 March 2021
Note: The internal private gravity sewer layout is conceptual. Final layout to be determined during preparation of
private utility plans.
Exhibit 4
Conceptual Sewer Plan
Growth Management Threshold Standard Compliance and Requirements
The growth management threshold standard for sewer is per CVMC Section 19.09.040.E.3:
1. Existing and project facility sewage flows, and volumes shall not exceed City engineering
standards for the current system and for budgeted improvements, as set forth in the
Subdivision Manual.
2. The City shall annually ensure adequate contracted capacity in the San Diego
Metropolitan Sewer Authority or other means sufficient to meet the projected needs of
development.
The Applicant shall be required to secure and construct all sewer improvements necessary to serve
the Proposed Project, to the satisfaction of the City Engineer. The Applicant shall also be required
to pay the Poggi Canyon Sewer Basin DIF.
2.4 Drainage
A Drainage Study and Storm Water Quality Management Plans (SWQMP) were prepared by
Hunsaker and Associates for the Sunbow II, Phase 3 FEIR. As described in these reports,
stormwater will be collected using low impact development (LID) techniques and best
management practices (BMP) near the source to ensure that runoff from the development area is
treated for pollutant removal prior to discharging into the natural watershed.
Sunbow II, Phase 3
Supplemental Public Facilities Finance Plan
Page 13 March 2021
The drainage system will collect stormwater through a series of swales, catch basins, inlets and
culverts that direct stormwater flows to two onsite basins for purposes of water quality and
hydromodification. Onsite storm drain facilities include a series of storm drain pipes within Streets
“A” and “B” and the private streets within the residential parcels. A by-pass system of pipes
carries natural or treated runoff in separate pipes to discharge into Poggi Creek. Pre- and Post-
Development flows are estimated in Table 7. See Exhibit 5, Conceptual Drainage Plan for the
drainage system layout.
Table 7: Summary of Peak 50-Year Flows
Reference: Drainage Study for Sunbow II, Phase 3 TM, Table 1
Note: Pipe sizes are 18” unless noted on Exhibit 5.
Exhibit 5
Conceptual Drainage Plan
Sunbow II, Phase 3
Supplemental Public Facilities Finance Plan
Page 14 March 2021
Growth Management Threshold Standard Compliance and Requirements
The growth management threshold standards for drainage facilities are per CVMC Section
19.09.040.F.3:
a. Storm water flows and volumes shall not exceed City engineering standards and shall
comply with current local, state and federal regulations, as may be amended from time to
time.
b. The GMOC shall annually review the performance of the City’s storm drain system, with
respect to the impact of new development, to determine its ability to meet the goal and
objective for drainage.
The Proposed Project would continue to comply with all applicable rules and regulations including
compliance with National Pollutant Discharge Elimination System permit requirements for urban
runoff and stormwater discharge. BMPs for design, treatment, and monitoring for stormwater
quality would be implemented as delineated in the FEIR with respect to municipal and construction
permits.
2.4 Park & Recreation
The Chula Vista Municipal Code (CVMC) Chapter 17.10. Parklands and Public Facilities,
establishes the method by which actual park acreage is to be calculated, based on the number and
type of residential units determined at the Final Map level. The City’s 2016 Parkland Acquisition
and Development Fee (PAD Fee) Update determined that each multi -family unit generates the
need for 341 square feet of development parkland. The 718 multi-family units authorized within
Planning Area 23 generates a parkland obligation of 5.6 acres, as calculated in Table 8: Estimated
Required Park Land Dedication.
Table 8: Estimated Required Park Land Dedication
Unit Type Units Park/SF/Unit Total Park SF Total Park Acres
Multi-Family 718 341 244,838 5.6
The Community Benefit Agreement between the City and the Applicant includes a provision for
the waiver of the Project PAD fees and the payment of a Park Benefit Fee, equal to the PAD fees
that would otherwise have been due pursuant to Chula Vista Municipal Code (CVMC) Chapter
17.10. As of the writing of this report, the Park Benefit Fee is anticipated to total $11.06 million.
The final Park Benefit Fee amount will be determined based on the number of residential units
constructed and the PAD fee rates in effect as of the effective date of the Development Agreement.
Payment of the Park Benefit Fee will satisfy the Project’s park obligations. The Park Benefit Fees
may be utilized by the City to acquire and/or develop parkland, as the City determines appropriate
and in the best interest of the City.
Sunbow II, Phase 3
Supplemental Public Facilities Finance Plan
Page 15 March 2021
Growth Management Threshold Standard Compliance and Requirements
The growth management threshold standard for park facilities is per CVMC Section
19.09.040.D.3:
Three acres of neighborhood and community parkland with appropriate facilities per 1,000
residents east of I-805.
2.5 Libraries
Growth Management Threshold Standard Compliance and Requirements
The growth management threshold standard for library facilities is per CVMC Section
19.09.040.C.4:
The city shall not fall below the citywide ratio of 500 gross square feet (GSF) of library
space, adequately equipped and staffed, per 1,000 residents.
The Proposed Project would generate the need for 1,159 square feet of library facilities. Prior to
the issuance of each certificate of occupancy for any residential dwelling unit, the Applicant shall
pay the City’s Public Facilities DIF in accordance with the fees in effect at the time of payment.
2.6 Fire Protection
The Sunbow II, Phase 3 Fire Protection Plan (FPP), prepared by Dudek, analyzed the emergency
response capability of existing Chula Vista Fire Department resources in the vicinity of the
Proposed Project and the estimated calls and demand for services generated by the Proposed
Project.
Based on an estimated population of 2,334 persons and the average number of calls for service of
79/1,000 persons/year, the FPP estimates that the Proposed Project will generate approximately
0.50 calls per service per day. Based on the service analysis in the FPP, ex isting CVFD Station
No. 3 is the closest station to the Proposed Project and has the ability to respond to calls for service
within an estimated 2 minutes 41 second travel time. CVFD Station No. 7 is the next closest
station and is able to respond to calls for service within a 5 minute 35 second travel time. The
newly constructed CVFD Station No. 9 located at the southeastern corner of Naples Street and
Alpine Avenue would be able to respond in in approximately 6-minutes 50-seconds travel time to
the southeastern portion of the Project site. The FPP concludes existing fire stations can respond
to calls for service within the Proposed Project in compliance with City of Chula Vista Growth
Management Thresholds and that no new fire and emergency services resources are needed to
serve the Proposed Project.
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Supplemental Public Facilities Finance Plan
Page 16 March 2021
Growth Management Threshold Standard Compliance and Requirements
The growth management threshold standard for fire and emergency medical services is per CVMC
Section 19.09.040.B.4:
Emergency response: Property equipped and staffed fire and medical units shall respond
to calls throughout the City within seven minutes in at least 80 percent of the cases
(measured annually). (Note: For growth management purposes, response time includes
dispatch, turnout and travel time to the building or site address.)
Prior to the issuance of each certificate of occupancy for any residential dwelling unit, the
Applicant shall pay the City’s Public Facilities DIF in accordance with the fees in effect at the time
of payment.
2.7 Police
The Proposed Project generates demand for Police services as identified in the Sunbow II, Phase
3 FEIR.
Growth Management Threshold Standard Compliance and Requirements
The growth management threshold standards for police services are per CVMC Section
19.09.040.A.3:
Priority 1 – Emergency Response: Properly equipped and staffed police units shall respond
to 81 percent of Priority 1 emergency calls throughout the city within 7 minutes, 30 seconds
and shall maintain an average response time to all Priority 1 emergency calls of 6 minutes
or less (measured annually).
Priority 2 – Urgent Response: Property equipped and staffed police units shall respond to
all Priority 2 urgent calls throughout the city within 12 minutes.
(Note: For growth management purposes, response time includes dispatch and travel time
to the building or site address, otherwise referred to as “received to arrive.”)
Per the City’s Notice of Deferred DIF Program Policy, prior to the issuance of each certificate of
occupancy for any residential dwelling unit, the Applicant shall pay the City’s Public Facilities
DIF in accordance with the fees in effect at the time of payment.
2.8 Civic Center
There are no adopted threshold standards related to Civic Center facilities.
Per the City’s Notice of Deferred DIF Program Policy, prior to the issuance of each certificate of
occupancy for any residential dwelling unit, the Applicant shall pay the City’s Public Facilities
DIF in accordance with the fees in effect at the time of payment.
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Supplemental Public Facilities Finance Plan
Page 17 March 2021
2.9 Corporation Yard
There is no adopted threshold standard related to Corporation Yard facilities that are part of the
Public Facilities Development Impact Fee Program.
2.10 Other Public Facilities
Not applicable.
2.11 Schools
The Proposed Project is within the boundaries of the Chula Vista Elementary School District
(CVESD) (K-6 grades) and the Sweetwater Union High School District (SUHSD) (7-12) Student
generation estimated for the Proposed Project is based on the most recent student generation
factors for each school district serving the Proposed Project as provided in Table 9: Student
Generation Factors and Table 10: Student Generation by District. Based on current student
generation rates, the Proposed Project will generate approximately 246 elementary school students,
51 middle school students and 108 high school students.
Table 9: Student Generation Factors
School Type Students by MF Unit
Elementary (K-6) 0.3434
Middle School (7-8) 0.0712
High School (9-12) 0.1504
Table 10: Estimated Student Generation by District
Students Generated
CVESD SUHSD
Land Use Units Elementary Middle School High School
Multi-Family 718 246 51 108
Since the Proposed Project does not generate the need to construct new school facilities, the
students generated from the Proposed Project will be served by existing schools within the Chula
Vista Elementary School District and Sweetwater Union School District.
Growth Management Threshold Standard Compliance and Requirements
Per CVMC Section 19.09.050.B.4, the City of Chula Vista must provide the school districts
with an annual 5-year growth forecast and request an evaluation of their ability to
accommodate forecasted growth, both citywide and by subarea.
Prior to the issuance of each building permit for a residential dwelling unit, the Applicant shall
provide evidence or certification by the CVESD and SUHSD that any fee, charge or other
Sunbow II, Phase 3
Supplemental Public Facilities Finance Plan
Page 18 March 2021
requirement levied by the school districts under state law has been complied with or that the
district(s) has determined that the fee, charge or other requirements do not apply to the construction
of the residential dwelling unit or that the Applicant has entered into a school mitigation agreement
with the district(s). School Mitigation Fees shall be in accordance with the fees in effect at the time
of payment.
2.12 Fiscal Analysis
Growth Management Threshold Standard Compliance and Requirements
The growth management threshold standards for fiscal are per CVMC Section 19.09.040.H.3:
a. Fiscal impact analyses and public facilities financing plans, at the time they are
adopted, shall ensure that new development generates sufficient revenue to offset the
cost of providing municipal services and facilities to that development.
b. The City shall establish and maintain, at sufficient levels to ensure the timely delivery
of infrastructure and services needed to support growth, consistent with the threshold
standards, a development impact fee, capital improvement funding, and other
necessary funding programs or mechanisms.
The Applicant prepared an updated fiscal analysis for the Proposed Project utilizing the City’s
fiscal model. The fiscal update assumes full build out of all 718 residential units. The results
generated from the fiscal model meet the requirements of CVMC 19.09.040.H.3. and demonstrate
that the Project will generate an annual fiscal surplus in Years 1 - 20 ($46,461 - $270,928) and a
cumulative fiscal surplus over the first 20 years of approximately $3,218,323. (See Attachment
A: Sunbow II, Phase 3 Fiscal Impact Analysis, January 2021)
2.13 Public Facility Finance
No changes are necessary related to 2009 PFFP, Public Facility Finance.
ATTACHMENT A
SUNBOW II, PHASE 3 SPA PLAN AMENDMENT
FISCAL IMPACT ANALYSIS