HomeMy WebLinkAboutItem 6.1- Attachment 8a - Appendix C - AQIPSUNBOW II, PHASE 3 SPA AMENDMENT
Air Quality Improvement Plan
Appendix C
January 2021
Adopted: ________
By Resolution No. ________
Prepared for:
ACI Sunbow, LLC
Attn: Bill Hamlin
2356 Moore Street
San Diego, CA 92110
619-544-9100
Prepared by
WHA, Inc.
680 Newport Center Drive, Ste. 300
Newport Beach, CA 92660
(949)-250-0607
Contact: Julia Malisos
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Table of Contents
1. Executive Summary .......................................................................................................................... 1
A. Intent of the AQIP ........................................................................................................................ 1
B. Community Site Design Goals...................................................................................................... 2
C. Planning Features .......................................................................................................................... 2
D. Modeled Effectiveness of Community Design ............................................................................. 6
2. Introduction ....................................................................................................................................... 7
A. Need for a Qualitative Air Quality Plan ....................................................................................... 7
B. Purpose and Goals ........................................................................................................................ 7
C. Regulatory Framework Related to Air Quality ............................................................................. 8
1. Federal ...................................................................................................................................... 10
2. State of California .................................................................................................................... 14
3. Regional ................................................................................................................................... 18
4. City of Chula Vista ................................................................................................................... 19
3. Sunbow SPA Amendment Project Description............................................................................... 21
4. Effect of Project on Local/Regional Air Quality ............................................................................ 23
5. Quantitative Project Evaluation ...................................................................................................... 28
6. Community Design and Site Planning Features.............................................................................. 43
7. Chula Vista CO2 Reduction Plan .................................................................................................... 45
8. Credit Towards Increased Minimum Energy Efficiency Standards ................................................ 47
9. Compliance Monitoring .................................................................................................................. 47
List of Figures
Figure 1: Conceptual Open Space Plan .......................................................................................... 4
Figure 2: Pedestrian and Bicycle Circulation Plan ......................................................................... 5
Figure 3: Site Utilization Plan and Summary ............................................................................... 22
Figure 4: Chula Vista General Plan Regional Transit Vision ...................................................... 40
Figure 5: Intersection Density ...................................................................................................... 41
Figure 6: Sunbow II, Phase 3 Tentative Map ............................................................................... 42
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List of Tables
Table 1: Thresholds of Significance for Air Quality Impacts ........................................................ 9
Table 2: Ambient Air Quality Standards Matrix .......................................................................... 11
Table 3: San Diego County Attainment Status ............................................................................ 13
Table 4: Estimated Maximum Daily Construction Criteria Air
Pollutant Emissions (Dudek, 2020) ............................................................................... 25
Table 5: Estimated Maximum Daily Operational Criteria Air
Pollutant Emissions (Dudek, 2020) ................................................................................ 26
Table 6: LEED Neighborhood Development Plan V4 Equivalency Analysis ............................. 29
Table 7: Community Design and Site Planning Features ............................................................. 43
Table 8: Summary of PA-23 Consistency with CO2 Reduction Action Measures ...................... 45
Table 9: PA-23 Air Quality Improvement Plan Compliance Checklist ....................................... 46
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1. Executive Summary
A. Intent of the AQIP
This AQIP provides an analysis of air pollution impacts which would result from the proposed
development and demonstrates the best available design to reduce vehicle trips, maintain or
improve traffic flow, reduce vehicle miles traveled and reduce Greenhouse Gasses (GHG) direct
or indirect emissions. This AQIP demonstrates how Sunbow II, Phase 3 (herein referred to as “the
project”) which is part of the greater Sunbow community, has been designed consistent with the
City’s Energy and Water Conservation regulations (CVMC 20.04) and Landscape Water
Conservation (CVMC 20.12), and represents the best available design in terms of improving
energy efficiency and reducing GHG emissions. GHG emissions include gases such as CO2, CH4,
and N2O. These emissions occur naturally and are produced by human activities, such as by
automobile emissions and emissions from production of electricity to provide power to homes and
businesses. These gases prevent heat from escaping the earth’s atmosphere, while allowing in
sunlight, which has the effect of warming the air temperature.
Applicable action measures contained in the City’s Climate Action Plan that apply to the Sunbow
Sectional Planning Area (SPA) Plan Amendment are addressed. The 2017 Climate Action Plan
focuses on the following areas:
• Water Conservation and Reuse
o The Project will be consistent with the City’s Landscape Water Conservation
Ordinance.
• Waste Reduction
o The Project will comply with current CALGreen codes and will n ot impair the
City’s ability to develop a Zero Waste Plan.
• Renewable and Efficient Energy
o The Project will comply with the current building standards and design solar-ready
rooftops.
o The Project will include shade trees on site to save energy and reduce heat island
issues.
• Smart Growth and Transportation
o The Project is located close to major urban and employment centers. The Project
site is within the City and located close to public transit and I-805.
o The Project will comply with current building standards and EV charging
infrastructure requirements. The Project will provide designated preferred parking
for alternative fuel vehicles.
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o The Project will be EV-ready.
B. Community Site Design Goals
The Sunbow General Development Plan approved in 1989, states that the principal objective of
the Sunbow Planned Community is the creation of an efficient, self-contained village. Several
primary objectives were set forth when developing the Sunbow plan:
1. Through an interwoven system of community circulation, commercial, office, industrial,
residential and recreational uses, achieve a compatible mix of uses surrounding an Urban Activity
Center.
2. Provide an opportunity to live within a community that includes commercial, cultural and
recreational uses essential to residential.
3. Provide a safe, convenient, and efficient local circulation system which maximizes access
between residential areas and community facilities while minimized travel distance and reliance
on the automobile.
4. Promote a balanced open space system between active, usable recreation areas and the open
space of the Poggi Canyon through the preservation of natural hillside, canyons and creeks.
Further, through the provision of trails, paseos and parkways and by exceeding the requirement
for active community recreation facilities.
5. Promote community diversity and interaction through the establishment of a Village Center
which includes commercial, office, recreational, civic and residential uses.
6. Provide a sensitive land plan which accommodates shifts in residential density without
exceeding stated unit totals or community goals.
Build out of the Sunbow plan achieved its goals as it currently provides various housing types,
from single-family detached homes to Veteran’s housing, as well as a retail center, an elementary
school (Hedenkamp Elementary School), a medical center and Community Center/Park.
Public transit (bus stops) are currently located at the intersections of East Palomar Street/Paseo
Ladera and Brandywine Avenue/Olympic Parkway in addition to the East Palomar Transit Station
which is approximately 2 miles away from the Project.
The proposed amendment to Sunbow will continue its mix of uses and further permit medium-
high and high density housing. The project is currently designated as an industrial land use but is
being proposed for re-designation to residential. In addition to the residential uses, there are 63.6
acres of MSCP Preserve open space.
C. Planning Features
Sunbow II, Phase 3 comprises of 135.7 acres located south of Olympic Parkway, north of the Otay
Landfill and City of Chula Vista property, east of Brandywine Avenue and west of the future Otay
Ranch Village 2 development area.
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Sunbow II, Phase 3 Project (“Project”) includes 718 multi-family units on approximately 44.2
acres within the 135.7-acre Project Area. The Project includes six residential neighborhoods
planned to provide four unique multi-family attached residential product types with 15 unique
floorplans, ranging in square footage from approximately 1,100 to 2,050 in two- and three-story
units. A 0.9-acre Community Purpose Facility site is centrally located and planned as a Community
Recreation Area. Two planned Class III Collector public streets provide access from Olympic
Parkway to the Project, in the locations designated in the adopted Sunbow SPA Plan. Residential
neighborhoods are served by private streets and driveways. The Project also includes 5.9 acres for
backbone public streets, 16.8 acres of open space (two water quality/hydromodification basins,
manufactured slopes, a conserved wetland resource and associated buffer area), 4.3 acres of Poggi
Canyon Conservation Easements and 63.6 acres designated MSCP Preserve open space.
Public Spaces and Amenities
0.9 acres will be designated as Community Purpose Facility. This will be located at the center of
the project and will include a recreation area for the community. There will also be common open
space areas distributed throughout the neighborhood.
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Open Space and Trails Network
The design for the project is influenced by its location adjacent to large natural open space areas
and Poggi Creek as well as proximity to future development within Otay Ranch. The Community
is surrounded by large landscaped slope areas which provide a buffer between development and
adjacent Preserve areas and provide fuel modification zones. Besides the CPF site, additional
passive and active recreation open spaces are distributed throughout the community to provide
recreational opportunities within walking distance of most homes. Furthermore, as described in
the following Pedestrian and Bike Mobility section, pedestrian walkways and connections will be
provided throughout the community. Refer to Figure 1: Conceptual Open Space Plan.
Figure 1: Conceptual Open Space Plan1
1 Figure 1 represents a conceptual plan for the Project. The final site plan, including building placement to be
determined during the Design Review process.
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Pedestrian and Bike Mobility—Minimize Cars
The project neighborhoods are strategically connected along a network of pedestrian walkways,
both street sidewalks and pedestrian paseos. These walkways provide connections between
neighborhoods and out to the public streets. All streets in the project provide a five-foot wide
sidewalk on at least one side of the street. Most of the street sections also include a landscape
parkway that provides buffer between pedestrians and automobiles. Additionally, pedestrian
activity is encouraged through connection to the existing Chula Vista Regional Trail along both
Streets “A” and “B.” The Chula Vista Regional Trail is located on the north side of Olympic
Parkway, which is the northern boundary of the planning area, accessible at two signalized
intersections.
Bicycle circulation is supported, and connections are provided to travel beyond the project.
Running along the northern boundary of the planning area, Olympic Parkway is comprised of
Class II bike lanes and the Chula Vista Regional Trail.
Bicycles will share the roadway with vehicles along Streets “A” and “B,” providing direct
connections to the existing Olympic Parkway bike lanes and the MTS transit stop located at
Olympic Parkway and Brandywine Avenue. Refer to Figure 2: Pedestrian and Bicycle Circulation
Plan.
There are three proposed locations for bicycle racks. These locations will be publicly accessible
and located in common areas. The project home types each include a private garage. Assumptions
are being made that residents will store their own bikes in their garage or homes. Guests will likely
do the same or can use the provided racks.
Figure 2: Pedestrian and Bicycle Circulation Plan
Proposed Bike Rack Location
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Building and Design Features
The project plan incorporates several features into the site design that promote alternative
transportation use, encourage energy efficiency, and reduce area source pollutants. These measures
include the following:
• Provide connection to the Chula Vista Regional Trail and public transit opportunities.
• Provide all attached higher density housing options rather than large single-family lots.
• Preserve 63.6 acres of on-site open space.
• Build to 2019 Title 24 codes or the prevailing building codes. The next code cycle will
become effective January 1, 2023 and depending on the stage of development, the project
design may require modifications for compliance with the applicable code.
• Grading activity will be balanced cut and fill onsite.
The updated California Building Standards Code, Title 24, went into effect on January 1, 2020
(2019 Code). This includes Building, Residential, Electrical, Mechanical and Plumbing, as well as
Energy and Green Building (CALGreen) Codes.
January 1, 2020 is the statewide effective date established by the California Building Standards
Commission (CBSC) for the 2019 California Building Standards Code. In accordance with
California Health and Safety Code, Section 18938.5, all applications for a building permit
submitted on or after January 1, 2020 are subject to compliance with the 2019 California Building
Standards Code.
The 2019 Code updates is another step towards GHG reduction and energy efficiency increases.
For example, regarding residential, the 2019 Code is 7% more efficient than 2016.
Non-residential Energy Codes are also proving to be more efficient with the 2019 update reflecting
a 30% efficiency increase from 2016, whereas the 2016 Code was only 5% more efficient than
2013.
Therefore, the proposed Sunbow amendment by design will work towards consistency with Chula
Vista’s Energy and Water Conservation regulations (CVMC 20.04) and Landscape Water
Conservation (CVMC 20.12) and represents code compliance in terms of energy efficiency and
GHG emissions reductions.
D. Modeled Effectiveness of Community Design
The City of Chula Vista previously used the INDEX CO2 model requirements. This tool is no
longer used. Therefore, LEED-ND v4.0 is being utilized as an analytical tool for sustainable
design. Table 1: LEED-ND Equivalency Analysis was prepared to study various design features
within Sunbow with regard to the proposed amendment.
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2. Introduction
A. Need for a Qualitative Air Quality Plan
Pursuant to Chula Vista’s Growth Management Ordinance (CVMC 19.09.050B), an Air Quality
Improvement Plan (AQIP) is required to be prepared in conjunction with the Sunbow PA Sectional
Planning Area (SPA) Plan Amendment. The Growth Management Ordinance requires that no
application for a SPA Plan or Tentative Map shall be deemed complete or accepted for review
unless an AQIP is provided and approved as part of the approval of the SPA Plan or Tentative Map
by the City.
This AQIP will serve to implement several of the key aspects of the City’s CO2 Reduction Plan
and Green Building and Energy Efficiency Ordinances for the development of Sunbow II, Phase
3.
B. Purpose and Goals
The purpose of the AQIP is to provide an analysis of air pollution im pacts that would result from
development of the project and to demonstrate how the design of the Project works toward
reducing vehicle trips, maintains or improves traffic flow, reduces vehicle miles traveled, reduces
direct or indirect Greenhouse Gas (GHG) emissions, and minimizes pollutant emissions during
construction per regulations. This AQIP also demonstrates how the project meets the City's
commitment to improving air quality through compliance with the City's Growth Management
Ordinance, Carbon Dioxide (CO2) Reduction Plan, and adopted Green Building and Increased
Energy Efficiency Standards.
As the result of rapid development not keeping pace with the demand for facilities and
improvements, the City Council adopted Growth Management policy measures that would prohibit
new development to occur unless adequate public facilities, improvements and environmental
quality of life standards were put in place. The City of Chula Vista’s Growt h Management
ordinance (CVMC Chapter 19.09) purpose is to provide the following:
• Provide quality housing opportunities for all economic sections of the community;
• Provide a balanced community with adequate commercial, industrial, recreational and open
space areas to support the residential areas of the City;
• Provide that public facilities, services and improvements meeting City standards exist or
become available concurrent with the need created by new development;
• Balance the housing needs of the region against the public service needs of Chula Vista
residents and available fiscal and environmental resources;
• Provide that all development is consistent with the Chula Vista general plan;
• Prevent growth unless adequate public facilities and improvements are provided in a
phased and logical fashion as required by the general plan;
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• Control the timing and location of development by tying the pace of development to the
provision of public facilities and improvements to conform to the City’s threshold
standards and to meet the goals and objectives of the growth management program;
• Provide that the air quality of the City of Chula Vista improves from existing conditions;
• Provide that the City of Chula Vista conserves water so that an adequate supply be
maintained to serve the needs of current and future residents.
• Conserve energy use consistent with the General Plan, the General Development Plan, and
other City regulations including the City of Chula Vista Climate Action Plan
The AQIP has been prepared based on the best available design practices and also serves to
implement several of the key aspects of the City’s Climate Action Plan and Municipal Code.
C. Regulatory Framework Related to Air Quality
There are a number of actions that Federal, State and Local jurisdictions have taken to improve air
quality, increase energy efficiency, and reduce GHG emissions. This section summarizes those
actions.
Air quality is defined by ambient air concentrations of specific pollutants determined by the
Environmental Protection Agency (EPA) to be of concern with respect to the health and welfare
of the public. The principal pollutants monitored by the EPA include the following:
• Carbon Monoxide (CO),
• Lead (Pb),
• Nitrogen Dioxide (NO2),
• Ozone (O3),
• Respirable 10- and 2.5-micron particulate matter (PM10 and PM2.5),
• Sulfur Dioxide (SO2),
The EPA has established ambient air quality standards for these pollutants. These standards are
called the National Ambient Air Quality Standards (NAAQS). The California Air Resources Board
(CARB) subsequently established the more stringent California Ambient Air Quality Standards
(CAAQS). Both sets of standards are shown in Table 1 on the following page. Areas in California
where ambient air concentrations of pollutants are higher than the state standard are considered to
be in “non-attainment” status for that pollutant.
Regulation of air emissions from non-mobile sources within San Diego County has been delegated
to the San Diego County Air Pollution Control District (APCD). As part of its air quality permitting
process, the APCD has established thresholds for the preparation of Air Quality Impact
Assessments (AQIAs) and/or Air Quality Conformity Assessments (AQCAs). APCD has also
established an “emissions budget” or Regional Air Quality Strategy (RAQS) for the San Diego Air
Basin. This budget considers existing conditions, planned growth based on General Plans for cities
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within the region, and air quality control measures implemented by the APCD. The applicable
standards are shown in Table 1: Thresholds of Significance for Air Quality Impacts.
Table 1: Thresholds of Significance for Air Quality Impacts
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1. Federal
Clean Air Act (CAA)
Air quality is defined by ambient air concentrations of specific pollutants identified by the EPA to
be of concern with respect to health and welfare of the general public. The EPA is responsible for
enforcing the Federal CAA of 1970 and its 1977 and 1990 Amendments. The CAA required the
EPA to establish National Ambient Air Quality Standards (NAAQS), which identify
concentrations of pollutants in the ambient air below which no adverse effects on the public health
and welfare are anticipated. In response, the EPA established both primary and secondary
standards for several criteria pollutants, which are introduced above. Table1: Ambient Air Quality
Standards Matrix shows the federal and state ambient air quality standards for these pollutants.
The CAA allows states to adopt ambient air quality standards and other regulations provided they
are at least as stringent as federal standards. California Air Resources Board (CARB) has
established the more stringent California Ambient Air Quality Standards (CAAQS) for the six
criteria pollutants through the California Clean Air Act of 1988 (CCAA), and also has established
CAAQS for additional pollutants, including sulfates, hydrogen sulfide (H2S), vinyl chloride, and
visibility-reducing particles. Areas that do not meet the NAAQS or the CAAQS for a particular
pollutant are considered to be “nonattainment areas” for that pollutant. On April 30, 2012, the San
Diego Air Basin (SDAB) was classified as a marginal nonattainment area for the 8-hour NAAQS
for ozone. The SDAB is an attainment area under the NAAQS for all other criteria pollutants. The
SDAB currently falls under a national “maintenance plan” for CO, following a 1998 re-designation
as a CO attainment area (SDAPCD 2010). The SDAB is currently classified as a nonattainment
area under the CAAQS for ozone (serious nonattainment), PM10, and PM2.5.
The U.S. Supreme Court ruled on April 2, 2007, in Massachusetts v. U.S. Environmental
Protection Agency that CO2 is an air pollutant, as defined under the CAA, and that the EPA has
the authority to regulate emissions of GHGs. The EPA announced that GHGs (including CO2,
CH4, N2O, HFC, PFC, and SF6) threaten the public health and welfare of the American people.
This action was a prerequisite to finalizing the EPA’s GHG emissions standards for light-duty
vehicles, which were jointly proposed by the EPA and the United States Department of
Transportation’s National Highway Traffic Safety Administration (NHTSA). The standards were
established on April 1, 2010, for 2012 through 2016 model year vehicles and on October 15, 2012,
for 2017 through 2025 model year vehicles (EPA 2011; EPA and NHTSA 2012).
Light-Duty Vehicle Greenhouse Gas Emissions Standards and Corporate Average Fuel
Economy Standards
The EPA and the NHTSA have been working together on developing a national program of
regulations to reduce GHG emissions and to improve fuel economy of light-duty vehicles. The
EPA is finalizing the first-ever national GHG emissions standards under the CAA, and the NHTSA
is finalizing Corporate Average Fuel Economy (CAFE) standards under the Energy Policy and
Conservation Act. On April 1, 2010, the EPA and NHTSA announced a joint Final Rulemaking
that established standards for 2012 through 2016 model year vehicles. This was followed up on
October 15, 2012, when the agencies issued a Final Rulemaking with standards for model years
2017 through 2025. The rules require these vehicles to meet an estimated combined average
emissions level of 250 grams per mile by 2016, decreasing to an average industry fleet-wide level
of 163 grams per mile in model year 2025. The 2016 standard is equivalent to 35.5 miles per gallon
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(mpg), and the 2025 standard is equivalent to 54.5 mpg if the levels were achieved solely through
improvements in fuel efficiency. The agencies expect, however, that a portion of these
improvements will be made through improvements in air conditioning leakage and the use of
alternative refrigerants that would not contribute to fuel economy. These standards would cut GHG
emissions by an estimated 2 billion metric tons (MT) and 4 billion barrels of oil over the lifetime
of the vehicles sold under the program (model years 2017–2025). The combined EPA GHG
standards and NHTSA CAFE standards resolve previously conflicting requirements under both
federal programs and the standards of the State of California and other states that have adopted the
California standards (EPA 2011; EPA and NHTSA 2012).
Table 2: Ambient Air Quality Standards Matrix
Source: California Air Resources Board.
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Table 2: Ambient Air Quality Standards Matrix Continued (footnotes)
Source: California Air Resources Board.
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San Diego Air Pollution Control District (SDAPCD) is the local agency responsible for the
administration and enforcement of air quality regulations for the County. The SDAPCD and San
Diego Association of Governments (SANDAG) are responsible for developing and implementing
the clean air plan for attainment and maintenance of the ambient air quality standards in the SDAB.
The County’s Regional Air Quality Strategies (RAQS) was initially adopted in 1991, and is
updated on a triennial basis. The most recent version of the RAQS was adopted by the SDAPCD
in 2016. The local RAQS, in combination with those from all other California nonattainment areas
with serious (or worse) air quality problems, is submitted to CARB, which develops the California
State Implementation Plan (SIP). The SIP relies on the same information from SANDAG to
develop emission inventories and emission reduction strategies that are included in the attainment
demonstration for the air basin. The current federal and state attainment status for San Diego
County is presented in Table 3: San Diego County Attainment Status.
Table 3: San Diego County Attainment Status
Criteria Pollutant Federal Designation State Designation
Ozone (8-Hour) Nonattainment Nonattainment
Ozone (1-Hour) Attainment * Nonattainment
Carbon Monoxide Attainment Attainment
PM10 Unclassifiable ** Nonattainment
PM2.5 Attainment Nonattainment
Nitrogen Dioxide Attainment Attainment
Sulfur Dioxide Attainment Attainment
Lead Attainment Attainment
Sulfates No Federal Standard Attainment
Hydrogen Sulfide No Federal Standard Unclassified
Visibility No Federal Standard Unclassified
* The federal 1-hour standard of 12 pphm was in effect from 1979 through June 15, 2005. The revoked
standard is referenced here because it was employed for such a long period and because this benchmark is
addressed in State Implementation Plans.
** At the time of designation, if the available data does not support a designation of attainment or
nonattainment, the area is designated as unclassifiable.
Source: Air Pollution Control District (https://www.sdapcd.org), April 2015.
As stated above, the SDAPCD is responsible for planning, implementing, and enforcing federal
and state ambient standards. The following rules and regulations apply to all sources in the
jurisdiction of SDAPCD:
SDAPCD Regulation IV Prohibitions; Rule 51: Prohibits the discharge from any source such
quantities of air contaminants or other materials that cause or have a tendency to cause injury,
detriment, nuisance, annoyance to people and/or the public, or damage to any business or property.
SDAPCD Regulation IV: Prohibitions Rule 55: Fugitive Dust Regulates fugitive dust emissions
from any commercial construction or demolition activity capable of generating fugitive dust
emissions, including active operations, open storage piles, and inactive disturbed areas, as well as
track-out and carry-out onto paved roads beyond a project site.
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SDAPCD Regulation IV Prohibitions; Rule 67.0: Architectural Coatings: Requires
manufacturers, distributors, and end users of architectural and industrial maintenance coatings to
reduce VOC emissions from the use of these coatings, primarily by placing limits on the VOC
content of various coating categories.
2. State of California
Toxic Air Contaminants
Toxic Air Contaminants (TACs) are a category of air pollutants that have been shown to have an
impact on human health but are not classified as criteria pollutants. Examples include certain
aromatic and chlorinated hydrocarbons, certain metals, and asbestos. Air toxics are generated by
a number of sources, including stationary ones such as dry cleaners, gas stations, combustion
sources, and laboratories; mobile ones such as automobiles; and area sources such as farms,
landfills, construction sites, and residential areas. Adverse health effects of TACs can be
carcinogenic (cancer-causing), short-term (acute) noncarcinogenic, and long-term (chronic)
noncarcinogenic. Public exposure to TACs is a significant environmental health issue in
California.
California’s air toxics control program began in 1983 with the passage of the Toxic Air
Contaminant Identification and Control Act, better known as AB 1807 or the Tanner Bill. When a
compound becomes listed as a TAC under the Tanner process, the CARB normally establishes
minimum statewide emission control measures to be adopted by local air pollution control districts
(APCDs). Later legislative amendments (AB 2728) required the CARB to incorporate all 189
federal hazardous air pollutants (HAPs) into the state list of TACs.
Supplementing the Tanner process, AB 2588 the Air Toxics “Hot Spots” Information and
Assessment Act of 1987 currently regulates over 600 air compounds, including all of the Tanner-
designated TACs. Under AB 2588, specified facilities must quantify emissions of regulated air
toxics and report them to the local APCD. If the APCD determines that a potentially significant
public health risk is posed by a given facility, the facility is required to perform a health risk
assessment (HRA) and notify the public in the affected area if the calculated risks exceed specified
criteria.
On August 27, 1998, CARB formally identified PM emitted in both gaseous and particulate forms
by diesel-fueled engines as a TAC. The particles emitted by diesel engines are coated with
chemicals, many of which have been identified by the EPA as HAPs and by CARB as TACs.
CARB’s Scientific Advisory Committee has recommended a unit risk factor (URF) of 300 in 1
million over a 70-year exposure period for diesel particulate. In September 2000, the CARB
approved the Risk Reduction Plan to Reduce Particulate Matter Emissions from Diesel-Fueled
Engines and Vehicles (Diesel Risk Reduction Plan; CARB 2000). The Diesel Risk Reduction Plan
outlined a comprehensive and ambitious program that included the development of numerous new
control measures over the next several years aimed at substantially reducing emissions from new
and existing on-road vehicles (e.g., heavy-duty trucks and buses), off road equipment (e.g.,
graders, tractors, forklifts, sweepers, and boats), portable equipment (e.g., pumps), and stationary
engines (e.g., stand-by power generators). These requirements are now in force on a state-wide
basis.
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California Greenhouse Gas Regulations
There are numerous State plans, policies, regulations, and laws related to GHGs and global climate
change. Following is a discussion of some of these plans, policies, and regulations that (1) establish
overall State policies and GHG reduction targets; (2) require State or local actions that result in
direct or indirect GHG emission reductions for the proposed Project; and (3) require CEQA
analysis of GHG emissions.
California Code of Regulations, Title 24, Part 6
California Code of Regulations Title 24 Part 6: California’s Energy Efficiency Standards for
Residential and Nonresidential Buildings were first established in 1978 in response to a legislative
mandate to reduce California’s energy consumption. Energy-efficient buildings require less
electricity, natural gas, and other fuels. Electricity production from fossil fuels and on-site fuel
combustion (typically for water heating) results in GHG emissions.
The Title 24 standards are updated approximately every three years to allow consideration and
possible incorporation of new energy efficiency technologies and methods. The latest update to
the Title 24 standards went into effect on January 1, 2020 , with subsequent iterations expected
in three-year cycles that may be in -force at time of build-out. Each building that submits for
permit will be required to meet the prevailing code at the time of permit submi ssion, at the sole
discretion of the a uthority having jurisdiction.
California Green Building Standards Code
The California Green Building Standards Code (24 California Code of Regulations [CCR], Part
11) is a code with mandatory requirements for new residential and nonresidential buildings
(including buildings for retail, office, public schools and hospitals) throughout California. The
current version of the code went into effect on January 1, 2020. The code is Part 11 of the California
Building Standards Code in Title 24 of the California Code of Regulations and is also known as
the CALGreen Building Standards Code (California Building Standards Code [CBSC] 2014a).
The development of the CALGreen Code is intended to (1) cause a reduction in GHG emissions
from buildings; (2) promote environmentally responsible, cost-effective, healthier places to live
and work; (3) reduce energy and water consumption; and (4) respond to the directives by the
Governor. In short, the code is established to reduce construction waste; make buildings more
efficient in the use of materials and energy; and reduce environmental impact during and after
construction.
The CALGreen Code contains requirements for storm water control during construction;
construction waste reduction; indoor water use reduction; material selection; natural resource
conservation; site irrigation conservation; and more. The code provides for design options allowing
the designer to determine how best to achieve compliance for a given site or building condition.
The code also requires building commissioning, which is a process for the verification that all
building systems, like heating and cooling equipment and lighting systems, are functioning at their
maximum efficiency.
The CALGreen Code also focuses on Electric Vehicle (EV) infrastructure. Depending on what
type of use, EV requirements ranges from EV-capable to fully installed EV charging stations. As
it pertains to townhomes with attached private garages, the 2019 CALGreen Code requires the
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garages to be EV-capable with the installation of raceways to accommodate a dedicated 208/240-
volt branch circuit. The project will also install the code-required infrastructure for future spaces
located in guest parking.
Executive Order S-3-05
On June 1, 2005, Executive Order (EO) S-3-05 proclaimed that California is vulnerable to climate
change impacts. It declared that increased temperatures could reduce snowpack in the Sierra
Nevada, further exacerbate California’s air quality problems, and potentially cause a rise in sea
levels. In an effort to avoid or reduce climate change impacts, EO S-3-05 calls for a reduction in
GHG emissions to the year 2000 level by 2010, to year 1990 levels by 2020, and to 80 percent
below 1990 levels by 2050.
AB 32 – Global Warming Solution Act of 2006
The California Global Warming Solutions Act of 2006, widely known as AB 32, requires that the
CARB develop and enforce regulations for the reporting and verification of statewide GHG
emissions. CARB is directed to set a GHG emission limit, based on 1990 levels, to be achieved by
2020. The bill requires CARB to adopt rules and regulations in an open public process to achieve
the maximum technologically feasible and cost-effective GHG reductions.
Executive Order B-30-15
On April 29, 2015, EO B-30-15 established a California GHG reduction target of 40 percent below
1990 levels by 2030. The EO aligns California’s GHG reduction targets with those of leading
international governments, including the 28 nation European Union. California is on track to meet
or exceed the target of reducing greenhouse gas emissions to 1990 levels by 2020, as established
in AB 32. California’s new emission reduction target of 40 percent below 1990 levels by 2030 will
make it possible to reach the ultimate goal established by EO S-3-05 of reducing emissions 80
percent under 1990 levels by 2050.
AB 1493 – Vehicular Emissions of Greenhouse Gases
AB 1493 (Pavley) requires that CARB develop and adopt regulations that achieve “the maximum
feasible reduction of GHGs emitted by passenger vehicles and light-duty truck and other vehicles
determined by CARB to be vehicles whose primary use is noncommercial personal transportation
in the State.” On September 24, 2009, CARB adopted amendments to the Pavley regulations that
intend to reduce GHG emissions in new passenger vehicles from 2009 through 2016. The
amendments bind California’s enforcement of AB 1493 (starting in 2009), while providing vehicle
manufacturers with new compliance flexibility. The amendments also prepare California to merge
its rules with the federal CAFE rules for passenger vehicles (CARB 2013). In January 2012, CARB
approved a new emissions-control program for model years 2017 through 2025. The program
combines the control of smog, soot, and global warming gases and requirements for greater
numbers of zero-emission vehicles into a single packet of standards called Advanced Clean Cars
(CARB 2013).
AB 341
In 2011, the State legislature enacted AB 341 (California Public Resource Code § 42649.2),
increasing the diversion target to 75 percent statewide. AB 341 also requires the provision of
recycling service to commercial and residential facilities that generate four cubic yards or more of
solid waste per week.
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Executive Order S-01-07
This EO, signed by Governor Schwarzenegger on January 18, 2007, directs that a statewide goal
be established to reduce the carbon intensity of California’s transportation fuels by at least 10
percent by the year 2020. It orders that a Low Carbon Fuel Standard (LCFS) for transportation
fuels be established for California and directs the CARB to determine whether a LCFS can be
adopted as a discrete early action measure pursuant to AB 32. CARB approved the LCFS as a
discrete early action item with a regulation adopted and implemented in April 2010. Although
challenged in 2011, the Ninth Circuit reversed the District Court’s opinion and rejected arguments
that implementing LCFS violates the interstate commerce clause in September 2013. CARB is
therefore continuing to implement the LCFS statewide.
Senate Bill (SB)375
SB 375 aligns regional transportation planning efforts, regional GHG reduction targets, and
affordable housing allocations. Metropolitan Planning Organizations (MPOs) are required to adopt
a Sustainable Communities Strategy (SCS), which allocates land uses in the MPO’s Regional
Transportation Plan (RTP). Qualified projects consistent with an approved SCS or Alternative
Planning Strategy categorized as “transit priority projects” would receive incentives to streamline
CEQA processing.
CARB: Scoping Plan
On December 11, 2008, the CARB adopted the Scoping Plan (CARB 2008) as directed by AB 32.
The Scoping Plan proposes a set of actions designed to reduce overall GHG emissions in California
to the levels required by AB 32. Measures applicable to development projects include those related
to energy-efficiency building and appliance standards, the use of renewable sources for electricity
generation, regional transportation targets, and green building strategy. Relative to transportation,
the Scoping Plan includes nine measures or recommended actions related to reducing vehicle miles
traveled and vehicle GHGs through fuel and efficiency measures. These measures would be
implemented statewide rather than on a project by project basis.
The CARB released the First Update to the Climate Change Scoping Plan in May 2014, to provide
information on the development of measure-specific regulations and to adjust projections in
consideration of the economic recession (CARB 2014a). To determine the amount of GHG
emission reductions needed to achieve the goal of AB 32 (i.e., 1990 levels by 2020) CARB
developed a forecast of the AB 32 Baseline 2020 emissions, which is an estimate of the emissions
expected to occur in the year 2020 if none of the foreseeable measures included in the Scoping
Plan were implemented. CARB estimated the AB 32 Baseline 2020 to be 509 million metric tons
(MMT) of CO2e. The Scoping Plan’s current estimate of the necessary GHG emission reductions
is 78 MMT CO2e (CARB 2014b). This represents an approximately 15.32 percent reduction. The
CARB is forecasting that this would be achieved through the following reductions by sector: 25
MMT CO2e for energy, 23 MMT CO2e for transportation, 5 MMT CO2e for high-GWP GHGs,
and 2 MMT CO2e for waste. The remaining 23 MMT CO2e would be achieved through Cap-and-
Trade Program reductions. This reduction is flexible—if CARB receives new information and
changes the other sectors’ reductions to be less than expected, the agency can increase the Cap-
and-Trade reduction (and vice versa).
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3. Regional
SANDAG Regional Plan
The Regional Plan (RP) (SANDAG 2015) is the currently approved long-range planning document
developed to address the region’s housing, economic, transportation, environmental, and overall
quality-of-life needs. The RP establishes a planning framework and implementation actions that
increase the region’s sustainability and encourage “smart growth while preserving natural
resources and limiting urban sprawl.” The RP encourages the regions and the County to increase
residential and employment concentrations in areas with the best existing and future transit
connections, and to preserve important open spaces. The focus is on implementation of basic smart
growth principles designed to strengthen the integration of land use and transportation. General
urban form goals, policies, and objectives are summarized as follows:
• Mix compatible uses.
• Take advantage of compact building design.
• Create a range of housing opportunities and choices.
• Create walkable neighborhoods.
• Foster distinctive, attractive communities with a strong sense of place.
• Otay Ranch Preserve open space, natural beauty, and critical environmental areas.
• Strengthen and direct development towards existing communities.
• Provide a variety of transportation choices.
• Make development decisions predictable, fair, and cost-effective.
• Encourage community and stakeholder collaboration in development decisions.
As plans are ever-evolving, it is recognized that new plans may be approved in the future.
SANDAG lists 12 Near-Term Actions that are intended for implementation in the next Regional
Plan. Along with the strategies of the approved RP, these concepts are recognized as potential
features in development going forward. The 12 Near Term Actions are as follows:
1. The Regional Transportation Improvement Program (RTIP).
2. Develop a long-term specialized transportation strategy through 2050, as part of the next
biennial update of the SANDAG Coordinated Plan, to address the increasing specialized
service needs of seniors and people with disabilities.
3. Promote Vehicle Miles Traveled (VMT) reduction by applying the Regional Complete
Streets Policy to relevant SANDAG plans, programs, and projects.
4. Develop a Regional Mobility Hub Implementation Strategy.
5. Complete a follow-up study that details ways to reduce greenhouse gases by expanding the
use of alternative fuels regionwide.
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6. Incorporate regional transportation model enhancements to provide more robust data
regarding bike and pedestrian travel, carpools, vanpools, carshare, and public health.
7. Expand the Integrated Corridor Management Concept and design for up to three corridors.
8. Complete the comprehensive 10-year review of the TransNet Program in accordance with
the TransNet ordinance.
9. Develop innovative financing tools to self-finance near-term projects for the new border
crossing at Otay Mesa East.
10. Participate in the target-setting and monitoring processes for federal performance measures
and report on progress toward the achievement of these federal performance measure
targets in the new System Performance Report.
11. Develop an Intraregional Tribal Transportation Strategy with tribal nations in the region.
12. Explore the development of a Regional Military Base Multimodal Access Strategy.
4. City of Chula Vista
City of Chula Vista Climate Action Plan
Since 2000, Chula Vista has been implementing a Climate Action Plan (CAP) to address the threat
of climate change to the local community. The original Carbon Dioxide Reduction Plan was
revised to incorporate new climate mitigation and adaptation measures to strengthen the City’s
climate action efforts and to facilitate the numerous community co-benefits such as utility savings,
better air quality, reduced traffic congestion, local economic development, and improved quality
of life. To help guide implementation of the CAP, the City regularly conducts GHG emission
inventories. The City’s CAP was updated in 2008, 2010 and 2017.
Municipal Codes
The Chula Vista City Council adopted the California Energy Code 2016 effective January 1, 2017.
The 2016 Building Energy Efficiency Standards are more efficient than previous standards and the
2019 Standards exceed 2016 and subsequent code cycles are expected to move aggressively toward
zero-energy and zero-emission buildings. The City adopted the California Energy Code, CVMC §
15.26.10 in November 2019 by reference amended via ordinance 3474. This code section has been
adopted for the purpose of regulating building design and construction standards to increase energy
efficacy for new residential and non-residential buildings.
Per CVMC § 15.24.045, each store in a store building, each flat in a flat building, and each building
used as a dwelling shall be so wired that each store, apartment, flat or dwelling shall have separate
lighting and/or power distribution panels. Such panels shall not serve other portions of the
building. The 2019 Title 24 code supersedes CVMC § 15.24.045 requirements. Any future
buildings in Sunbow II, Phase 3 will comply with the prevailing California Building Standards.
Per CVMC § 20.04.040, all new residential units shall include electrical conduit specifically
designed to allow the later installation of a photovoltaic (PV) system which utilizes solar energy
as a means to provide electricity. No building permit shall be issued unless the requirements of
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this section and the Chula Vista Photovoltaic Pre-Wiring Installation Requirements are
incorporated into the approved building plans. The 2019 Title 24 code supersedes CVMC §
20.04.040 requirements. Any future buildings in Sunbow II, Phase 3 will comply with the
prevailing California Building Standards.
Additionally, per CVMC § 20.04.030, all new residential units shall include plumbing specifically
designed to allow the later installation of a system which utilizes solar energy as the primary means
of heating domestic potable water. It is expected that this ordinance may be superseded by Title
24 updates though the build-out of the SPA Plan Amendment—future buildings will comply with
the more stringent of the requirements following the prevailing approach to water heating.
Finally, per CVMC § 20.04.050, commercial businesses are required to participate in a free
resource and energy evaluation of their facilities when they obtain a new business license and
every five years thereafter.
The City of Chula Vista has developed a number of strategies and plans aimed at improving air
quality. The City is a part of the Cities for Climate Protection Program, which is headed by the
International Council of Local Environmental Initiatives (ICLEI). The original plan followed by
the city to reduce fossil fuel consumption was the CO2 Reduction Plan, adopted in 2002.
Currently, the City uses the Climate Action Plan (CAP) which was adopted in 2017. The Climate
Action Plan references the 2002 CO2 Reduction Plan, however, the initiatives set forth in the
CAP are more relevant to toda y’s conditions.
They are as follows:
• Water Conservation and Reuse
• Waste Reduction
• Renewable and Efficient Energy
• Smart Growth and Transportation
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3. Sunbow SPA Amendment Project Description
The Proposed Sunbow II, Phase 3 project includes a Chula Vista General Plan (CVGP)
Amendment, a Sunbow General Development Plan (GDP) Amendment, a Sunbow Sectional
Planning Area (SPA) Plan Amendment, Rezone and Tentative Map necessary to implement the
proposed land use change to the Planning Area 23 Industrial Park and adjacent open space and
Preserve areas.
Under the Sunbow Sectional Planning Area Plan and Tentative Map Final Environmental Impact
Report (FEIR) (State Clearinghouse No. 88121423) (City of Chula Vista 1989), the Sunbow
General Development Plan was approved by the City of Chula Vista City Council in December
1989. The approved Sunbow (approved project) land uses consist of:
• 1,946 residential units (329.7 acres).
• 11.0 acres of commercial
• 46.0 acres of industrial
• 11.0 acres of school
• 10.0 acres of community recreation
• 194.3 acres of open space and roads
ACI Sunbow, LLC (Project Applicant) is now proposing land use changes to the approved project
resulting in the following:
• Change the project designation from industrial to residential (44.2 acres within the 135.7-
acre area designated Planning Area 23 in the 1998 Sunbow SPA Site Utilization Plan).
• Adding 718 multi-family units (within 6 residential neighborhoods) on approximately 44.2
acres.
• Approximately 5.9 acres of backbone streets (within the Project Area).
• A 0.9-Acre Community Purpose Facility which will serve as the community recreation
area.
• 16.8 acres of open space inclusive of two water quality/hydromodification basins,
manufactured slopes, conserved wetland resource and associated buffer area.
• 4.3 acres of Poggi Creek Conservation Easement areas
• 63.6 acres of designated MSCP Preserve open space.
Figure 3: Site Utilization Plan and Summary implements the land uses contemplated by the
proposed project.
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Figure 3: Site Utilization Plan and Summary
Sunbow II, Phase 3 Land Use
District Acres1 Units Density
Multi-Family Residential
R-1 RM 8.5 131 15.4
R-2 RM 4.6 73 15.8
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, and OS-9b) OSP 63.6
Poggi Canyon Conservation Easements
(OS-4, 5, 6a and 6b) OS 4.3
Manufactured Slopes/Basins
(OS-7, 8, 9a, 10 to 15) 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
1Acreages rounded to nearest 1/10th acre and may vary slightly from the calculated total.
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4. Effect of Project on Local/Regional Air Quality
This section includes a generalized discussion of Sunbow II, Phase 3 short-term and long-term
effects on local and regional air quality including its contribution to global climate change.
Utilizing all the Federal, State, and Local strategies for reducing GHGs, Sunbow II, Phase 3 is
projected to reduce GHG emissions through the incorporation reclaimed water use for outdoor
areas, preferential parking for carpools and lower-emitting vehicles, and the advanced energy
efficiency and water conservation design requirements that reduce GHG emissions. The energy
efficiency and water conservation design requirements include both the California Title 24
requirements for energy as well as the CALGreen requirements.
If a project proposes development that is greater than that anticipated in the local plan and the San
Diego Association of Governments (SANDAG) growth projections, the project might be in
conflict with the State Implementation Plan (SIP) and Regional Air Quality Strategy (RAQS) and
may contribute to a potentially significant cumulative impact on air quality. The Project site is
zoned Limited Industrial; however, the Project proposes phased development of 165 multi-family
residential units 2025, 127 units in 2026, 75 units in 2027, and 23 units in 2028. SANDAG Series
13 estimates housing would increase from 89,176 in 2020 to 101,188 in 2035. Thus, the phased
Project development of multi-family residential units would provide balanced and diverse housing
to the City and provide housing to accommodate the City’s future growth projections. Therefore,
the proposed Project would not stimulate population growth or a population concentration or
housing above what is assumed in local and regional land use plans, or projections made by
regional planning authorities. Based on these considerations, impacts related to the Project’s
potential to conflict with or obstruct implementation of the applicable air quality plan is less than
significant.
Construction Related Emissions
Air pollutant emission sources during project construction include exhaust and particulate
emissions generated from construction equipment; fugitive dust from site preparation, grading,
and excavation activities; and volatile compounds that evaporate during site paving and painting
of structures.
Construction activities are anticipated to occur in five phases over the course of seven years, with
the assumption of heavy construction equipment operating five days a week during project
construction. Refer to Table 6: Construction Scenario Assumptions in the Air Quality and
Greenhouse Gas Emission Analysis Technical Report (Dudek, 2020) for additional construction
details. Grading is proposed to consist of 69.48 acres and will be balanced cut and fill onsite.
Balanced cut and fill onsite is beneficial as it eliminates truck emissions that are created when
hauling dirt off site.
Construction of the Project would result in the temporary addition of pollutants to the local airshed
caused by onsite sources (e.g., off-road construction equipment, soil disturbance, and VOC off-
gassing) and off-site sources (e.g., on-road haul trucks, vendor trucks, and worker vehicle trips).
Maximum daily construction emissions would not exceed the City’s significance thresholds for
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VOCs, NOx, CO, SOx, PM10, or PM2.5 during construction in all construction years (2021
through 2028).
Per the Air Quality and Greenhouse Gas Emission Analysis Technical Report (Dudek, 2020), GHG
emissions are reported to be significant and unavoidable. The use of off-road construction
equipment, on-road hauling, and vendor (material delivery) trucks, and worker vehicles during
construction will be the primary sources of GHG emissions.
To minimize construction and operational emissions to the extent feasible, the project will
implement the following mitigation measures as required per the Air Quality and Greenhouse
Gas Emissions Analysis Technical Report (Dudek, 2020):
PDF-AQ-1 Fugitive Dust Control Measures.
To reduce construction and operational emissions to the extent feasible, the applicant (ACI
Sunbow LLC) would incorporate the following project design features (PDFs) into the new
facility. The applicant or its designee shall implement the following measures to minimize fugitive
dust (PM10 and PM2.5):
• A non-toxic dust control agent shall be used on the grading areas or watering shall be
applied at least three times daily.
• Grading areas shall be stabilized as quickly as possible.
• Chemical stabilizer shall be applied, a gravel pad shall be installed, or the last 100 feet
of internal travel path within the construction site shall be paved prior to public road
entry and for all haul roads.
• Visible track-out into traveled public streets shall be removed with the use of sweepers,
water trucks, or similar method at the end of the workday.
• All soil disturbance and travel on unpaved surfaces shall be suspended if winds exceed
25 miles per hour.
• On-site stockpiles of excavated material shall be covered.
• A 15 mile per hour speed limit on unpaved surfaces shall be enforced.
PDF-AQ-2 Architectural Coating.
The applicant or its designee shall use low or no-volatile organic compound (VOC)
architectural coatings.
The design features listed in PDF-AQ-1 and 2 are not required under the current code. SDAPCD
Rule 55, Fugitive Dust Rule, does not provide specific measures to reduce fugitive dust such as
the ones listed in PDF-AQ-1. Furthermore, the project has committed to watering three times daily
and applying chemical stabilizers which are both going above and beyond the minimum
requirement. The typical requirement to control fugitive dust is watering two times daily.
The project is also committed to using low or no-VOC paint, beyond code requirements. This goes
above and beyond the minimum requirement of SDAPCD Rule 67.0.1, Architectural Coatings.
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SDAPCD Rule 67.0.1 limits VOC content for various coating categories (i.e., 50 grams per liter
(g/L) for interior architectural coatings and 100 g/L for exterior architectural coatings). Thus, the
Air Quality and Greenhouse Gas Emissions Analysis Technical Report assumed that the low or
no-VOC content of 5 g/L is much lower than the SDAPCD Rule 67.0.1 limits.
Table 4: Estimated Maximum Daily Construction Criteria Air Pollutant Emissions
(Dudek, 2020)
Year VOC NOx CO SOx PM10 PM2.5
pounds per day
2021 11.72 90.76 84.02 0.24 16.53 9.77
2022 10.68 79.77 79.63 0.24 16.01 6.77
2023 6.48 34.76 47.64 0.16 11.17 3.57
2024 6.17 33.31 45.80 0.16 11.07 3.48
2025 5.88 31.86 44.11 0.16 10.97 3.39
2026 5.73 31.50 42.77 0.15 10.97 3.39
2027 5.59 31.16 41.58 0.15 10.97 3.38
2028 5.43 30.87 40.57 0.15 10.96 3.38
Maximum
Daily
Emissions
11.72 90.76 84.02 0.24 16.53 9.77
Chula Vista
Threshold 75 100 550 150 150 55
Threshold
Exceeded? No No No No No No
Notes: Emissions include compliance with SDAPCD Rule 55 (Fugitive Dust) and use of no-VOC
architectural coatings.
As shown in Table 4, daily construction emissions would not exceed the City’s significance
thresholds. Therefore, impacts during construction would be less than significant.
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Operational Related Emissions
Operation of the Project would generate VOC, NOx, CO, SOx, PM10, and PM2.5 emissions from
mobile sources, including vehicle trips; area sources, including the use of consumer products and
landscape maintenance equipment; and energy sources. As discussed in Section 2.4.2.2, Operation,
pollutant emissions associated with long-term operations were quantified using CalEEMod.
Project-generated mobile source emissions were estimated in CalEEMod based on Project-specific
trip rates. CalEEMod default values were used to estimate emissions from the Project area and
energy sources (Dudek, 2020).
Table 5 presents the maximum daily area, energy, and mobile source emissions associated with
operation (year 2028) of the Project. The values shown are the maximum summer or winter daily
emissions results from CalEEMod.
Table 5: Estimated Maximum Daily Operational Criteria Air Pollutant Emissions
(Dudek, 2020)
As shown in Table 5, the combined daily area, energy, and mobile source emissions would not
exceed the City’s operational thresholds for VOC, NOx, CO, SOx, PM10, and PM2.5. Regarding
long-term cumulative operational emissions in relation to consistency with local air quality plans,
the SIP and RAQS serve as the primary air quality planning documents for the state and SDAB,
respectively. The SIP and RAQS rely on SANDAG growth projections based on population,
vehicle trends, and land use plans developed by the cities and the County as part of the
development of their general plans. Therefore, projects that propose development that is consistent
with the growth anticipated by local plans would be consistent with the SIP and RAQS and would
not be considered to result in cumulatively considerable impacts from operational emissions. As
stated previously, the Project would be consistent with the existing zoning and land use designation
for the site. As a result, the Project would not result in a cumulatively considerable contribution to
regional O3 concentrations or other criteria pollutant emissions. Impacts associated with Project-
generated operational criteria air pollutant emissions would be less than significant.
Emission Source VOC NOx CO SOx PM10 PM2.5
pounds per day
Area 18.81 0.68 59.39 <0.01 0.33 0.33
Energy 0.29 2.48 1.06 0.02 0.20 0.20
Mobile 5.93 22.66 57.76 0.22 22.37 6.08
Total 25.03 25.83 118.20 0.24 22.90 6.61
Chula Vista
Threshold 55 55 550 150 150 55
Threshold
Exceeded? No No No No No No
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Operation of the Project will also contribute to GHG emissions (e.g. landscape equipment, energy
sources, mobile sources, water supply and treatment, and solid waste). However, measures have
been suggested to minimize impacts.
Sunbow II, Phase 3 will implement the following mitigation measures:
MM-GHG-1 Greenhouse Gas Emissions Reduction Measures (Dudek, 2020).
• 100% recycled water shall be used for outdoor water uses.
• Prior to the issuance of a Building Permit, the floor plans and/or exterior elevations
submitted in conjunction with the Building Permit application shall show use of low-
flow water fixtures such as low-flow toilets, faucets, showers, etc.
• Thirty two preferential parking spaces (8% of the total parking spaces). shall be
provided for carpool, shared, electric, and hydrogen vehicles.
• Twenty four electric vehicle charging stations (6% of the total parking spaces) shall be
installed.
• Install bicycle parking facility.
• Energy-efficient lighting shall be used for all street, parking, and area lighting
associated with the proposed project, including all on-site and off-site lighting.
• Energy-efficient design practices, such as high-performance glazing, Energy Star
compliant systems and appliances, radiant heat roof barriers, insulation on all pipes,
programmable thermostats, solar access, and sealed ducts, shall be implemented.
• Native species and drought-tolerant species shall be used for a minimum of 50% of the
ornamental plant palette in non-turf areas to minimize water demand.
• Recycling of construction debris and waste shall be ensured through administration by
an onsite recycling coordinator and presence of recycling/separation areas.
Transportation Related Improvements
Based on the Sunbow Transportation Impact Analysis (Linscott Law & Greenspan, 2020), a
significant transportation impact was determined. However, to minimize the impact, the following
strategies are recommended to reduce the number of automobile trips generated by residents of the
Project and the distance that the residents drive.
• Provide Ride Share coordination services thru 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.
• Encourage bicycling by providing on-site bicycle infrastructure such as bike lanes and
bike racks.
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5. Quantitative Project Evaluation
A quantitative analysis has been performed for Sunbow II, Phase 3 using Option Two: Alternative
Modeling Programs, specifically a LEED-ND equivalency analysis. LEED-ND criteria are more
appropriate than INDEX indicators for the project for the following reasons:
• INDEX indicators do not take habitat preservation and conservation efforts into account,
of which the Project is providing a significant amount.
• LEED-ND criteria measure these benefits to a greater and more accurate extent.
• The INDEX approach uses only 16 indicators, whereas LEED-ND has 56 indicators that
are able to characterize a project much more comprehensively and thoroughly, and
ultimately capture more contributors to GHG emission reductions.
• The underlying basics of the INDEX approach are nearly 15 years old in contrast to LEED-
ND’s latest update in July of 2018. Consequently, current best practices in urban design,
green infrastructure and resilient neighborhoods are not addressed by INDEX indicators,
but are covered by LEED-ND criteria.
• The California Energy Code and Green Building Standards have been updated since the
INDEX approach was established.
• The INDEX model is no longer being used.
Sunbow II, Phase 3 scores the equivalent of 25 points under the LEED-ND rating system. Table
1: LEED Equivalency Scorecard provides a description of the project attributes that were
considered from the LEED-ND rating system. The INDEX indicator metric is no long relevant,
therefore LEED ND is being used as a scoring method.
One of the largest factors for LEED-ND is location. This includes what land uses are located in
and around a 1/4-mile to 1/2-mile walking distance. The project is a large parcel of land, originally
intended for industrial but now re-designated for residential and open space uses. The inherent
characteristics of this parcel such as open space constraints and topography as well as surrounding
uses and proximity to those uses, creates obstacles to achieving a high LEED-ND score.
The project’s priority feature and purpose are creating housing. At a minimum, the 2019 Title 24
code will need to be met. These are more stringent than previous code cycles for air quality and
energy efficiency. Therefore, there are inherent measures put in place to contribute to air quality
improvements. In addition to Title 24, CEQA requirements require analysis and mitigation for
project significant impacts. Thus, even if a project does not score highly in LEED due to
uncontrollable circumstances, a project can still provide air quality improvement measures to
reduce negative environmental impacts. This Project falls into said category.
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Table 6: LEED Neighborhood Development Plan V4 Equivalency Analysis
LEED-NDv4 Credit Options Possible
Points
PA23
Equivalency
Points
Notes
Smart Location & Linkage
SLLp1 Smart Location Transit Served Y/N Yes New infrastructure will be installed
for the project but will connect into
existing water and wastewater
infrastructure. Thus, the intent of
this prerequisite is being met as the
project will be an extension of
existing infrastructure.
Due to the project site location, the
MSCP, and the topography, the
project does not meet the
requirements for “Adjacent Sites
with Connectivity.”
SLLp2 Imperiled
Species and
Ecological
Communities
None Y/N Yes The Project has 63.6 acres of open
space designated for the MSCP.
There is also a 100’ fuel
modification zone which requires a
100’ buffer from any building to
natural open space.
SLLp3 Wetland and
Water Body
Conservation
None Y/N Yes The Project is implementing the
63.6 acres of MSCP. Thus, the
Project meets the intent of this
prerequisite due to the fact that it is
permanent preservation. Exact
management details are still being
determined. In addition,
development occurs more than 50’
away from the Poggi Creek
Conservation Easement.
SLLp4 Agricultural
Land
Conservation
None Y/N Yes The Project Amendment is
implementing the 63.6 acres of
MSCP. Thus, the Project meets the
intent of this prerequisite due to the
fact that it is permanent
preservation. Exact management
details are still being determined.
SLLp5 Floodplain
Avoidance
None Y/N Yes The Project is not within a 100-year
or 500-year floodplain as mapped
by FEMA (FEMA, 2012).
SLLc1 Preferred
Locations
1. Location Type 10
2. Connectivity
3. High Priority
Locations
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Notes
SLLc2 Brownfield
Remediation
Brownfield Site 1
High Priority
Redevelopment
Area
2
SLLc3 Access to
Quality Transit
Existing/Planned
Transit
1-7
SLLc4 Bicycle Facilities Bicycle Storage 1 1 Option 2, Existing bicycle network
within 1/4 mile, bike network
connects to Class 2 Bike Lanes on
Olympic Parkway, there are diverse
uses that can be accessed from
Olympic Parkway as well as transit.
Bicycle storage will be provided on
site and inclusive of space in
residential unit garages.
Bicycle Location
Bicycle Network 1 1 Connects to an existing bicycle
network with at least 3 continuous
miles.
SLLc5 Housing and
Jobs Proximity
Affordable
housing
3
30% of total SF
residential OR #
of jobs within 1/2
mile = # of
housing
2
Infill project with
nonresidential
component
1
SLLc6 Steep Slope
Protection
1
SLLc7 Site Design for
Habitat or
Wetland and
Water Body
Conservation
Sites w/o
Significant habitat
or wetlands
1
Sites with habitat
or wetlands
1 1 Poggi Creek is on-site in the MSCP
area.
SLLc8 Restoration of
Habitat or
Wetlands and
Water Bodies
1 1 The Project has 63.6 acres of
Preserve (MSCP) area. Habitat
restoration will occur within the
MSCP areas.
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PA23
Equivalency
Points
Notes
SLLc9 Long-Term
Conservation
Management of
Habitat or
Wetlands and
Water Bodies
1 1 The 63.6 acres of MSCP will be
permanently preserved, with
management funded through the
existing Sunbow Community
Facilities District.
Neighborhood Pattern & Design
NPDp1 Walkable Streets Y/N No The project is a community
consisting of attached homes. All
homes are accessed from a street or
paseo. Each home has its own
attached garage which is accessed
from a private drive. These product
types enable architecture forward
designs, with front doors at the
front and garages at the rear. Thus,
the front door is along the
pedestrian route rather than garage
doors. Due to the topography of the
site and the current site design, the
majority of the buildings do not
meet the height to street width
requirement. In many cases, the
circulation network within the
planning areas do meet the ratio
(alleys not considered) but homes
along Street A and B are often
farther than 45’ from the centerline
due to slopes and front yard
accommodations. Sidewalks are
smaller than the minimum 8’ width.
Although this pre-requisite is not
being met, the subject project does
provide walkable streets and
pedestrian opportunities
throughout, including connections
to area trails and transit.
NPDp2 Compact
Development
Y/N Yes The minimum density for any
residential area in the project is
13.3 du/ac. The maximum density
for a neighborhood in the project is
24.1 du/ac. The average density for
the entire community is 16.3 which
exceeds the requirements for 7
du/ac.
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PA23
Equivalency
Points
Notes
NPDp3 Connected and
Open
Community
Y/N Yes 24 intersections within the project
boundary (.07 square miles).
Proportionately, this would meet
the pre-requisite of 140
intersections/square mile. (Refer to
Figure 5: Intersection Density.
NPDc1 Walkable Streets 25' setback (80%) Residential setbacks are using the
minimum amount permitted with
the constraints including the
MSCP, the slope, and the fuel
modification line.
18' setback (50%)
Residential setbacks are using the
minimum amount permitted with
the constraints including the
MSCP, the slope, and the fuel
modification line setback
restrictions.
1' setback for
nonresidential
(50%)
1
Functional entries
every 75 feet
1
Function entries
every 30 feet
1
Glass on 60% of
facades
1
No blank walls
40% of sidewalk
1
Ground-level
retail, services
must be
unshuttered at
night
1
On-street parking
provided both
sides on 70% of
streets
1
Continuous
sidewalks (10'
1
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Notes
wide on mixed-use
blocks)
Ground-floor
residential units at
least 24" above
grade
1
Ground floor retail
in multi-stores
1
Building height-
street width
1
20 mph residential
streets
1
25 mph mixed use
street
1
Driveways limited 1
NPDc2 Compact
Development
Density/acre 1-6 2 The average density of Sunbow II,
Phase 3 is 16.3 du/ac.
NPDc3 Mixed-Use
Neighborhoods
Uses with 1/4 mile
walking distances
1-4
NPDc4 Housing Types
and Affordability
Diverse housing
types
1-7 Option 1: Using SDI.
80 units less than 1,250 sf in R-6.
80/718 = .11
.112 = .012
638/718=.89
.892=.792
.012+.792=.804
1-.802 = .196.
There are a variety of home options
in the project. All attached but they
range in size and configuration.
This includes opportunity for
smaller units with tandem garages
and units with side by side garages.
Some units are considered carriage
units above garages while others
have living space on the ground
floor. The applicant is also
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Notes
financially contributing to the
existing affordable housing
community in Sunbow which will
enable on-going affordable rents.
Affordable
housing
1-3 1 All housing within Sunbow II,
Phase 3 will be market-rate,
however, the applicant is working
with the City to ensure obligations
are met to comply with the City’s
Balanced Affordable Communities
Policies that will be memorialized
in an updated affordable housing
agreement with the City.
Additional diverse
housing types
NPDc5 Reduced Parking
Footprint
All off-street
parking at side or
rear
1 1 The total area for surface parking is
approximately 42,610 square feet
(.98 acres). This equals 2% of the
total development footprint.
NPDc6 Connected and
Open
Community
Intersections/mile
300-400+
1-3 1
NPDc7 Transit Facilities 1
NPDc8 Transportation
Demand
Management
Transit Passes 1-21
points for
every 2
options
Developer-
sponsored transit
Vehicle sharing
Unbundling of
parking/fees
Guaranteed ride
home program
Flexible work
arrangements
NPDc9 Access to Civic
& Public Space
90% of units and
non-residential use
entrances within
1/4 mile of 1 civic
and passive use
space
1
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PA23
Equivalency
Points
Notes
NPDc10 Access to
Recreation
Facilities
1 Rec facility of 1
acre within ½ mile
1 1 There is a 0.9 acre recreation area
within the project as well as other
passive and active recreation spaces
throughout the community.
NPDc11 Visitability and
Universal Design
20% of dwellings
are a visitable unit
1
At least 5
Universal Design
Features
1
Kitchen features 1
Bedroom/Bathroo
m features
1
NPDc12 Community
Outreach and
Involvement
Community
outreach
1 1 Will be conducted.
Charrette 2
Endorsement
Program
2
NPDc13 Local Food
Production
Neighborhood
gardens
1
Community
supported
agriculture
1
Farmers Market
within 1/2 mile
walking distance
1
NPDc14 Tree-Lined and
Shaded
Streetscapes
Trees planted 50
oc on at least 60%
of streets
1
Density and utility lines may
prohibit this.
Shaded sidewalks
on 40% of
sidewalks within
10 years
1
Density and utility lines may
prohibit this.
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Notes
Certification from
landscape
architect that trees
are planted
properly and not
invasive
1 1
NPDc15 Neighborhood
Schools
Neighborhood
school within 1/2
mile
1
There are two schools within a 1-
mile radius.
Green Infrastructure & Buildings
GIBp1 Certified Green
Buildings
Y/N No No commitment for Certified
LEED Buildings at this stage of
project.
GIBp2 Minimum
Building Energy
Efficiency
Y/N Yes
GIBp3 Minimum
Building Water
Efficiency
Y/N No All fixtures meet LEED
requirements except for toilets
which will comply with 2019 Code
of 1.28 gallon/flush rather than 1.1
gallon/flush which is required to
meet this prerequisite.
GIBp4 Construction
Activity
Pollution
Prevention
Y/N Yes
GIBc1 Certified Green
Buildings
Number of
buildings certified
under LEED OR
other green
building rating
system 10-20% 1
point;
20-30% 2 points;
30-40% 3 points,
40-50% 4 points;
+50% 5 points
1-5
GIBc2 Optimize
Building Energy
Performance
12% above
ASHRAE; OR
20% ASHRAE
1-2
ASHRAE 50%
Advanced Energy
Design
2
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PA23
Equivalency
Points
Notes
GIBc3 Indoor Water
Use Reduction
Reduce water use
40% non-
residential
1 1 CALgreen exceeds requirement.
90% of residential
buildings would
earn 4 points
under LEED v4
1 1 CALgreen exceeds requirement.
GIBc4 Outdoor Water
Use Reduction
No irrigation 2
Reduced irrigation
30% 1 point; 50%
2 points
1-2 2 California Code exceeds
requirements. Approved landscape
plans meet California MWELO.
GIBc5 Building Reuse N/A 1
GIBc6 Historic
Resource
Preservation and
Adaptive Reuse
N/A
GIBc7 Minimized Site
Disturbance
1
GIBc8 Rainwater
Management
Manage runoff on
site 80th percentile
1 point; 85th 2
points; 90th 3
points; 95th 4
points
1-4 2 Stormwater management
requirements in the San Diego
Region require capture of the 85th
percentile
GIBc9 Heat Island
Reduction
Non-roof
measures
1
High-reflectance
and vegetated
roofs
1
Mixed non-roof &
roof measures
1
GIBc10
Solar Orientation
Block orientation 1 1 Site layout is conducive to 2019
solar zone of 90 to 300 degrees.
Building
orientation
1 1 Site layout is conducive to 2019
solar zone of 90 to 300 degrees.
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PA23
Equivalency
Points
Notes
GIBc11 Renewable
Energy
Production
Renewable energy
production
5% - 1 point,
12.5% -2 points;
20% -3 points
1-3 1 2019 California Energy Code
requires solar installation unless
alternative method that is equally
efficient as solar is used.
GIBc12 District Heating
and Cooling
Needs to be 80%
of projects annual
heating
and/cooling
2
GIBc13 Infrastructure
Energy
Efficiency
Infrastructure to
be 15% annual
energy reduction
1
GIBc14 Wastewater
Management
25% of
wastewater is
reused on-site
1 point; 50% 2
points
1-2
GIBc15 Recycled and
Reused
Infrastructure
1
GIBc16 Solid Waste
Management
1 1 CALGreen requires that a
minimum of 65% of nonhazardous
construction and demolition waste
be either recycled or salvaged for
reuse.
GIBc17 Light Pollution
Reduction
1 1 Per CALGreen requirements.
Innovation & Design Process
IDCPc1 Innovation
IDCPc2 LEED®
Accredited
Professional
1 1
Regional Priority Credits
Regional Priority
Credit: Region
Defined
Rainwater
Management
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Equivalency
Points
Notes
Regional Priority
Credit: Region
Defined
Mixed-Use
Neighborhoods
Regional Priority
Credit: Region
Defined
Housing Types
and Affordability
Regional Priority
Credit: Region
Defined
Total points
25
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Figure 4: Chula Vista General Plan Regional Transit Vision
Sunbow II,
Phase 3
Location
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Figure 5: Intersection Density
Note: Figure 5 represents a conceptual plan for the Project. The final site plan, including build ing placement to be
determined during the Design Review process.
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Figure 6: Conceptual Site Plan
Note: Figure 6 represents a conceptual plan for the Project. The final site plan, including building placement to be
determined during the Design Review process.
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6. Community Design and Site Planning Features
Table 7: Community Design and Site Planning Features below provides an overview of the
Community Design and Site Planning Features, as well as building and landscape features, which
have been integrated into the Sunbow SPA Plan to create a sustainable community. These
measures are based on California Air Pollution Control Officers Association (CAPCOA)
Greenhouse Gas Mitigation Measures.
Table 7: Community Design and Site Planning Features
Transportation Related Measures
An integrated circulation system provides residents access to commercial, public and residential
land uses as well as access to points beyond Sunbow. Non-automobile related circulation options
include walking, bicycling, and transit.
Direct pedestrian links extend to Olympic Parkway and its Chula Vista Regional trail. These
connections enable access to transit and other areas beyond the Project.
The Project is located close to major urban and employment centers, public transit and I-805.
Class II bicycle facilities exist along Olympic Parkway which connect to the on-site Class III
bicycle lanes.
Land uses designed in the Project are intended to be pedestrian and bicycle friendly. With travel
speeds of 25 to 35 mph as well as sidewalks and paseos, this community is designed to be a
relaxed walking environment.
Pedestrians can comfortably access transit by utilizing the Chula Vista Regional Trail along
Olympic Parkway.
Bicycle storage will be provided at the recreation areas. It is expected residents will also store
bikes in their private garages.
Two preferential parking spaces shall be provided for carpool, shared, electric, and hydrogen
vehicles.
Install EV charging stations and EV-ready infrastructure as required by code.
Energy-Conservation Related Measures
Project will be compliant with prevailing building and energy codes at the time of permit
submission.
100% of the residential dwelling units will be multi-family residences that use less energy for
heating and cooling when compared to larger single-family detached homes.
Building orientation is suitable for solar access.
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Prior to the issuance of a Building Permit, the floor plans and/or exterior elevations submitted
in conjunction with the Building Permit application shall show use of low-flow water fixtures
such as low-flow toilets, faucets, showers, etc.
Energy-efficient lighting shall be used for all street, parking, and area lighting associated with
the proposed project, including all on-site and off-site lighting.
Energy-efficient design practices, such as high-performance glazing, Energy Star compliant
systems and appliances, radiant heat roof barriers, insulation on all pipes, programmable
thermostats, solar access, and sealed ducts, shall be implemented.
The Project would use energy supplied by SDG&E, which is in compliance with the Renewables
Portfolio Standard.
California Green Building Code Title 24, Part 11 (CALGreen) 2019 Code requires 65% of all
new construction waste generated at the site be diverted to recycle or salvage. Additionally, the
State has set per capita disposal rates of 5.3 pounds per person per day for the City of Chula
Vista.
CVMC 8.25.095 requires all new construction and demolition projects to divert 100% of inert
waste (asphalt, concrete, bricks, tile, trees, stumps, rocks and associated vegetation and soils
resulting from land clearing from landfill disposal); and 50% of all remaining waste generated,
unless partial or full diversion exemption is granted. Contractors will be required to put up a
performance deposit and prepare a Waste Management Report form to ensure that all materials
are responsibly handled. Upon verification that the diversion goals have been met the
performance deposit will be refunded.
Recycling of construction debris and waste shall be ensured through administration by an onsite
recycling coordinator and presence of recycling/separation areas.
Water-Related Measures to Reduce GHGs
All landscape shall comply with CVMC § 20.12. Landscape Water Conservation requirements.
Landscape and irrigation to comply with California’s Model Water Efficient Landscape
Ordinance (MWELO).
100% reclaimed water shall be used for outdoor water uses.
Native species and drought-tolerant species shall be used for a minimum of 50% of the
ornamental plant palette in non-turf areas to minimize water demand.
Natural turf in residential development will be limited to no more than 30% of the outdoor open
space.
When siting sensitive land uses such as residences, schools, day care centers, playgrounds and
medical facilities the recommendations set forth in Table 1-1 of California Air Resources
Board’s (CARB) Land Use and Air Quality Handbook (CARB 2004) will be used as a guideline.
Specifically, new sensitive uses would not be located within 50 feet of any typical-sized gas
station (one that has a throughput of less than 3.6 million gallons per year). No gas stations with
a throughput of 3.6 million gallons per year or greater shall be developed within the Project.
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7. Chula Vista CO2 Reduction Plan
This section provides a comparative evaluation between the community /site design features and
the energy efficiency emission reduction action measure. This section provides a comparative
evaluation between the community /site design features and the energy efficiency emission
reduction action measures contained in the City’s Carbon Dioxide CO2 Reduction Plan.
Table 8: Summary of Sunbow II, Phase 3 Consistency with CO2 Reduction Action Measures
Action Measure Project/Community Design Features
Describe how project
design will Implement
CO2 Reduction Action
Measures
Measure 6 (Enhanced Pedestrian
Connections to Transit):
Installation of walkways and
crossings between bus stops and
surrounding land uses.
The project will have sidewalks and paseos
throughout the neighborhoods. There will also
be pedestrian and bicycle connections to
Olympic Parkway. Olympic Parkway consists
of a Class II bike lane and includes the Chula
Vista Regional Trail. Transit stops can be
accessed from these routes. The project will
provide a comfortable pedestrian environment
for residents to walk within the community.
Reduces vehicle-miles
traveled that in turn
reduces the GHG
emissions.
Measure 7: Increased Housing
Density near Transit: General
increase in land use and zoning
designations to reach an average
of at least 14-18 dwelling units
per net acre within ¼ mile of
major transit facilities.
The Project will allow for medium-high to high
density housing types. There is a bus stop
within a ½ mile walking distance of the Project
entry.
Reduces vehicle-miles
traveled that in turn
reduces the GHG
emissions.
Measure 8 (Site Design with
Transit Orientation): Placement
of buildings and circulation
routes to emphasize transit rather
than auto access; also includes
bus turn-outs and other transit
stop amenities.
Transit stops are located within a ½ mile
walking distance from the Project entry. There
are also other transit stops throughout the
Sunbow Planned Community.
Sunbow provides sidewalks and bike trails that
connect to transit. This facilitates ease of use
and connectivity.
Convenient access to
transit stops encourages
ridership, which in turn
reduce private automobile
trips. Connectivity such as
bike lanes to the transit
stops also encourage
ridership and help
minimize first mile/last
mile issues.
Measure 9 (Increased Land Use
Mix): Provide a greater
dispersion/variety of land uses
such as siting of neighborhood
commercial uses in residential
areas and inclusion of housing in
commercial and light industrial
areas.
The Project is proposing re-designation of an
undeveloped industrial parcel to higher density
residential. The Project Area is part of the
built-out Sunbow General Development Plan
and SPA Plan which has existing infrastructure
and a mix of uses in place (including but not
limited to a fire station, retail, schools, parks, a
community center and various housing types).
Reduces vehicle-miles
traveled that in turn
reduces the GHG
emissions.
Measure 11 (Site Design with
Pedestrian/Bicycle Orientation):
Placement of buildings and
circulation routes to emphasize
Existing Olympic Parkway is a 6-lane Prime
Arterial that provides access to the Project
Area, along two Class III Collector Streets.
Olympic Parkway has a Class II bike lane
Promotes bicycling and
walking thereby reducing
vehicle-miles traveled that
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Action Measure Project/Community Design Features
Describe how project
design will Implement
CO2 Reduction Action
Measures
pedestrian and bicycle access
without excluding autos; includes
pedestrian benches, bike paths,
and bike racks.
within the ROW and is designated on the
City’s Bikeway Master Plan. Brandywine
Avenue and Heritage Road, both running
north-south, also have designated Class II bike
lanes. Brandywine Avenue connects to the
Sunbow retail center which can be traveled to
via bike on the Class II bike lane from the
project. Additionally, Olympic Parkway has a
Chula Vista Regional Trail running along the
north side of the road, which is accessible from
the Project via two fully signalized
intersections on Olympic Parkway.
in turn reduces the GHG
emissions.
Measure 13 (Bike Lanes, paths,
and Routes): Continued
implementation of the City’s
bicycle master plan. Emphasis is
to be given to separate bike paths
as opposed to striping bike lanes
on streets.
The SPA amendment implements the City’s
bicycle master plan. Olympic Parkway has a
Class II bike lane and is designated on the
City’s Bikeway Master Plan. Brandywine
Avenue and Heritage Road, both running
north-south, also have designated Class II bike
lanes. Brandywine Avenue connects to the
Sunbow retail center which can be traveled to
by bike on the Class II bike lane from the
Project. Additionally, Olympic Parkway
includes the Chula Vista Regional Trail along
the north side , accessible from the Project via
two fully signalized intersections on Olympic
Parkway.
Promotes bicycling that can
reduce vehicle-miles
traveled that in turn
reduces the GHG
emissions.
Measure 14 (Energy Efficient
Landscaping): Installation of
shade trees for new single-family
homes as part of an overall City-
wide tree planting effort to reduce
ambient temperatures, smog
formation, energy use, and CO2.
There will be shade trees throughout the
community, both along streets and common
spaces, consistent with the City’s Shade Tree
Ordinance No. 576-19.
Reduces energy
consumption that reduces
GHG emissions.
Measure 15 (Solar Pool
Heating): Mandatory building
code requirements for solar
heating of new pools or optional
motorized insulated pool cover.
Community pool/recreation area will comply
with code requirements.
Reduces energy
consumption that reduces
GHG emissions.
Measure 16 (Traffic Signal &
System Upgrades): Provide high-
efficiency LED lamps or similar
as approved by the City Engineer.
Energy-efficient lighting will be used for all
on- site street, parking, and area lighting within
the Project .
Reduces energy
consumption that reduces
GHG emissions.
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Action Measure Project/Community Design Features
Describe how project
design will Implement
CO2 Reduction Action
Measures
Measure 20 (Increased
Employment Density Near
Transit): General increase in
land-use and zoning designations
to focus employment-generating
land-uses within ¼ mile of major
transit stops throughout the City.
The primary Project land use is residential.
However, it is providing for higher density
residential, within an already developed area
which has employment centers in place. The
existing transit stops are within a ½ mile of the
Project entrance. This transit circulates to
employment centers.
Reduces vehicle-miles
traveled that in turn
reduces the GHG emissions
8. Credit Towards Increased Minimum Energy Efficiency Standards
The project will comply with CVMC Sections 15.12, 15.26, 15.28.015, 15.24.065, 15.28.20 and
20.040.
9. Compliance Monitoring
This section includes a written description and a checklist (Table 9) summarizing the project
design features and mitigation measures that have been identified to reduce the project’s effects
on air quality and improve energy efficiency.
Table 9: Sunbow II, Phase 3 Air Quality Improvement Plan Compliance Checklist
Method of
Verification1 Timing of Verification Responsible
Party2
Project
Consistency &
Compliance
Documentation3
PLANNING
AQIP Project Design Features/Principles
Integrated
circulation
system
Plan Review Precise Plan City of Chula
Vista
Class III Bicycle
facilities Plan Check Tentative Tract Final Map, Improvement
Plans
City of Chula
Vista
Neighborhood
circulation
pattern w/less
than 35mph
Plan Review Tentative Tract Final Map, Improvement
Plans
City of Chula
Vista
Air Quality Mitigation Measures
Construction
related
emissions
Permit Review Grading Permit City of Chula
Vista
Siting of
sensitive land
uses
Permit Review Building Permit City of Chula
Vista
SUNBOW II, PHASE 3 SPA PLAN AMENDMENT
AIR QUALITY IMPROVEMENT PLAN
Page 48 January 2021
Method of
Verification1 Timing of Verification Responsible
Party2
Project
Consistency &
Compliance
Documentation3
TAC Emission
Compliance Permit Review Building Permit City of Chula
Vista
BUILDING
Green Building Standards
New
Construction
Recycling Plan
Waste
Management
Report
Review
Construction or demolition permit City of Chula
Vista
Space of
recycling in
projects
Plan Check Tentative Tract OR Building Permit City of Chula
Vista
Method of
Verification1 Timing of Verification Responsible
Party2
Project Consistency
& Compliance
Documentation3
Energy Efficiency Standards
Size of
dwellings units Plan Check Building Permit City of Chula
Vista
Building
compliance with
prevailing code
Plan Check Building Permit/ Title 24 Energy Report City of Chula
Vista
Installation of
energy efficient
appliances as
code requires
Plan Check Building Permit City of Chula
Vista
Indoor water
fixture
requirements
Plan Check Plumbing Permit City of Chula
Vista
Installation of
Pressure
Reducing
Valves
Plan Check Plumbing Permit Otay Water
District
Landscape
Water
Conservation
Plan Check Landscape Plan City of Chula
Vista
Installation of
Recycled Water
for common
landscape areas,
open space and
the CPF site.
Plan Check Tentative Tract Final Map, Improvement
Plans
Otay Water
District/ City
of Chula
Vista
Notes:
1. Method of verification may include, but is not limited to, plan check, permit review, and site inspection.
2. Identify the party responsible for ensuring compliance (City of Chula Vista, San Diego APCD, Other).
3. This column shall include all pertinent information necessary to confirm compliance including document
type, date of completion, plan/permit number, spec ial notes/comments, and contact information.