HomeMy WebLinkAboutItem 6.1 - Attachment 8 - Sunbow II, Phase 3 Sectional Planning Area Plan Amendment
SUNBOW II, PHASE 3
SECTIONAL PLANNING AREA PLAN AMENDMENT
(MPA20-0006)
MARCH 2021
Applicant:
ACI Sunbow, LLC
Attn: Bill Hamlin
2356 Moore Street
San Diego, CA 92110
619-544-9100
PREPARED FOR:
Lennar Homes of California, Inc.
Contact: David Shepherd
16465 Via Esprillo, Suite 150
San Diego, CA 92127
PREPARED BY:
RH Consulting Group, LLC
Contact: Ranie Hunter
Ranie@RHConsultingGroup.com
619-823-1494
Hunsaker & Associates
Contact: Chuck Cater
CCater@HunsakerSD.com
6858-558-4500
Schmidt Design Group
Contact: Chris Tiffany
CTiffany@Schmidtdesign.com
619-236-1462 x 125
SUNBOW II, PHASE 3 SECTIONAL PLANNING AREA PLAN AMENDMENT
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Background
The City of Chula Vista authorized development of the 604.8 acre Sunbow Planned Community
upon approval of the following:
• Sunbow II General Development Plan (GDP) approved by Resolution No. 15427 on
December 5, 1989;
• Sunbow II Public Facilities Financing Plan (PFFP) approved by Resolution No. 15525 on
January 24, 1990;
• Sunbow II Sectional Planning Area (SPA) Plan approved by Resolution No. 15524 on
February 20, 1990;
• Sunbow II Planned Community District Regulations and Land Use District Map approved
by Ordinance No. 2361 on February 27, 1990;
• Sunbow II Design Guidelines approved by Resolution No. 15640 on May 22, 1990;
• Sunbow II Tentative Subdivision Map (TSM 90-07) approved by Resolution No. 115640
on May 22, 1990; and
• Sunbow II Affordable Housing Agreement approved by Resolution No. 18662 on May 13,
1997.
The adopted Sunbow II SPA Plan established the land use districts, special uses and conditions,
comprehensive sign regulations, off-street parking requirements and administrative procedures for
development and implementation of the Sunbow community. Sunbow II, Phase 3 was identified
as a 46.0-acre Industrial Park in the adopted Sunbow II SPA Plan.
In February 2003, the City of Chula Vista adopted the City of Chula Vista MSCP Subarea Pl an.
At that time, development of the approved Sunbow II project was underway. When the City
adopted the MSCP Plan, the Sunbow II community was not identified as a “covered project;”
however, the MSCP Plan established a hardline MSCP Preserve Boundary adjacent to the Sunbow
II, Phase 3 development area. Based upon the City’s MSCP Boundary data, the Applicant’s
Engineer determined that within the 135.7-acre Sunbow II, Phase 3 Project Area, there are
approximately 63.6 acres of land designated MSCP Preserve, the 4.3-acre Poggi Creek
Conservation Easement area and approximately 67.5 acres of development area.
As depicted on the following exhibit, there are 19.626 acres of recorded and proposed unrecorded
easements associated with Poggi Creek within the Project Area including the Recorded
Conservation Easement (9.719 acres), the Unrecorded Conservation Easement (5.569 acres), the
Unrecorded Poggi Creek Easement (4.338 acres). Of the 19.626 acres of recorded and proposed
easements within the Project Area, approximately 12.53 acres are within the proposed Chula Vista
MSCP boundary.
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On January 7, 2020, the Chula Vista City Council approved the Community Benefit Agreement
(by Resolution No. 2020-003) between the City of Chula Vista and ACI Sunbow, LLC (Applicant)
which would allow the Applicant to process entitlements that would involve converting the
designation of an undeveloped 54-acre site, within the General Plan, General Development Plan
and SPA Plan, from Limited Industrial to residential uses. For the City, the Agreement would
provide funding that can be used by the City to direct the construction of either: a Class “A” office
building that would facilitate high quality job enhancement uses along the SR-125 corridor on City
or non-profit owned land or a commercial/academic building that can facilitate either an academic
or private-sector market-rate project to advance the vision of the University Innovation District
(such as enabling the development of an Institute for International Studies), or some other notable
project at the City’s discretion.
On February 26, 2020, ACI Sunbow, LLC (Applicant) filed an application with the City of Chula
Vista for the Sunbow II SPA Plan Amendment within the Sunbow II, Phase 3 area comprised of
135.7 acres (Project Area). The application included the discretionary actions necessary to
implement a proposal to: 1) rezone the Sunbow II, Phase 3 Industrial Park and associated
development area to residential, Community Purpose Facility and other related land uses and 2) a
minor MSCP Boundary adjustment between the development area and the adjacent Chula Vista
MSCP Preserve area north and west of Planning Area 23, resulting in an increase of 0.09 acres of
Preserve Open Space within the Project Area. The Project includes the following:
• Chula Vista General Plan Amendment
• Sunbow II General Development Plan Amendment
• Chula Vista MSCP Subarea Plan Boundary Adjustment
• Sunbow II SPA Plan Amendment
• Rezone
• Tentative Map
• MSCP Minor Amendment (off-site grading)
• Development Agreement
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The scope of the Project encompasses Sunbow II, Phase 3. Based upon a more precise level of
engineering information currently available, including GIS mapping, the Sunbow II, Phase 3
development area acreage has been refined and encompasses 67.5 acres, which includes
approximately 44.2 acres of residential, a 0.9-acre Community Purpose Facility (CPF) site, 5.9
acres of public streets and 16.5 acres of manufactured slopes and basins. Approximately 4.3 acres
of proposed Poggi Canyon Easement areas, a 0.3 acre conserved wetland resource area and 63.61
acres of adjacent MSCP Preserve areas are also within the Project Area. The Project includes a
proposed MSCP Boundary Adjustment, which would modify the limits of the Sunbow II, Phase 3
development area and increase the MSCP Preserve area by approximately 0.09 acres.
Sunbow II, Phase 3 SPA Plan Amendment (Chapter 10.0) Purpose and Scope
The purpose of Sunbow II, Phase 3 SPA Plan Amendment, Chapters 10.0 to 17.0, is to describe
and define the amended land uses for the Sunbow II, Phase 3. In addition, this chapter provides
the development regulations and design guidelines for the Project. The Project also includes
revisions to planning documents associated with the 1990 Sunbow II SPA Plan as well as
additional plans and studies currently required by the City of Chula Vista. Updated or new
information supersedes the corresponding sections in the 1990 Sunbow SPA Plan and can be found
either within the following Sunbow II, Phase SPA Plan Amendment chapter or within the
Appendices to the Sunbow II SPA Plan:
1 The MSCP Preserve area includes 1.31 in mapping correction areas.
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1990 Sunbow SPA Plan Sunbow II, Phase 3 SPA Plan Amendment
Site Utilization See Section 10.8
Recreation and Open Space Master Plan See Section 11.0
Community Purpose Facility Master Plan – Section 12.0
Public Facilities See Section 13.0
Planned Community District Regulations See Section 14.0
Residential Design Criteria See Residential Design Guidelines – Section 15.0
See PC District Regulations – Section 14.0
Landscape Master Plan See Landscape Design Guidelines – Section 16.0
See Affordable Housing Plan – Section 17.0
Sunbow Signage Guidelines There are no monuments signs proposed. Temporary
marketing signs to comply with CVMC Section
19.58.320
Landscape Palette – Appendix A
Public Facilities Financing Plan See Supplemental PFFP – Appendix B
See Air Quality Improvement Plan – Appendix C
See Fire Protection Plan – Appendix D
Water Conservation Plan See Water Conservation Plan Update – Appendix E
Purpose and Government Authority
The Sunbow II, Phase 3 SPA Plan Amendment provides the basis for the preparation of
implementing subdivision and improvement plans and specifies permitted land uses, densities,
maximum units, and required public facilities as allowed by California Government Code §65450.
The SPA Plan will implement and comply with the applicable goals and objectives of the Chula
Vista General Plan and the Sunbow II General Development Plan, as amended as part of the
Project. It is anticipated that minor refinements to the Project will occur during development of
the implementing subdivision and/or Site Plan. Such refinements, with the approval of the
Director of Development Services (DDS), will not require amendments to this SPA Plan, provided
the number of residential dwelling units is not exceeded and the overall character of Sunbow II,
Phase 3 is maintained.
Any matter or issue not specifically covered by the amended Sunbow II SPA Plan shall be subject
to the regulations and procedures of the City of Chula Vista Municipal Code (CVMC). In the case
of a conflict between this SPA Plan and the CVMC, this SPA Plan shall take precedence.
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TABLE OF CONTENTS
Sunbow II, Phase 3 SPA Plan Amendment Preamble
10.0 Sunbow II, Phase 3 SPA Amendment .......................................................................... 69
10.1 Background ............................................................................................. 69
10.3 Project Overview ..................................................................................... 70
10.4 Supporting Documents ............................................................................ 71
10.5 Technical Reports .................................................................................... 72
10.6 Development Concept ............................................................................. 72
10.7 Site Utilization Plan ................................................................................. 74
10.8 Mapping Refinements and Unit Transfers .............................................. 75
10.9 Circulation ............................................................................................... 76
10.9.1 Vehicular Circulation .............................................................................. 76
10.9.2. Pedestrian and Bicycle Circulation ......................................................... 82
10.10 Grading .................................................................................................... 83
11.0 Recreation and Open Space Master Plan ..................................................................... 84
11.1 Regulatory Framework ............................................................................ 84
11.2 Park Requirements .................................................................................. 84
12.0 Community Purpose Facility (CPF) Master Plan ......................................................... 85
12.1 Regulatory Framework ............................................................................ 85
12.2 Community Purpose Facility Requirement ............................................. 85
12.3 Community Purpose Facility Implementation ........................................ 86
13.0 Public Facilities ....................................................................................... 86
13.1 Water Service .......................................................................................... 86
13.2 Sewer Service .......................................................................................... 88
13.3 Drainage Facilities ................................................................................... 89
14.0 Planned Community District Regulations .................................................................... 91
14.1 Purpose & Scope ..................................................................................... 91
14.2 Private Agreements ................................................................................. 91
14.3 Conflicting Ordinances ............................................................................ 91
14.4 Establishment of Land Use Districts ....................................................... 91
14.5 Adoption of Land Use Districts Maps ..................................................... 92
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14.6 Residential Land Use Districts ................................................................ 93
14.6.1 Purpose ................................................................................................... 93
14.6.2 Residential Land Use Districts Intent .................................................... 94
14.6.7 Residential Design Review .................................................................... 98
14.6.3 Permitted and Conditional Uses............................................................. 94
14.6.4 Residential Property Development Standards ....................................... 95
14.6.5 Common and Private Useable Open Space Requirements .................... 97
14.6.6 Parking Space Requirements ................................................................. 98
14.7 Community Purpose Facility Land Use District ..................................... 98
14.8 Open Space Land Use Districts ............................................................... 98
14.8.1 Purpose and Intent.................................................................................. 98
14.8.2 Permitted & Conditional Uses ............................................................... 99
14.8.3 Development Standards ....................................................................... 100
15.0 Residential Design Guidelines ................................................................................... 100
15.1 Architecture ........................................................................................... 100
15.2 Site Planning and Building Plotting ...................................................... 102
16.0 Landscape Design Guidelines ............................................................... 106
16.1 Landscape Concept ................................................................................ 107
17.0 Affordable Housing Plan ............................................................................................ 113
LIST OF EXHIBITS
Exhibit 1: SPA Plan Site Utilization Plan (Sunbow SPA Plan 1990) ......................................... 70
Exhibit 2: Aerial Surrounding Land Use Map ............................................................................. 71
Exhibit 3: Sunbow II, Phase 3 Land Use Plan ............................................................................. 73
Exhibit 4: Sunbow II, Phase 3 Site Utilization Plan .................................................................... 74
Exhibit 5: On-Site Circulation Plan ............................................................................................. 76
Exhibit 6: Existing Olympic Parkway ......................................................................................... 77
Exhibit 7a: Modified Class III Collector (Public)........................................................................ 78
Exhibit 7b: Modified Class III Collector (Public) ....................................................................... 78
Exhibit 7c: Conceptual Roundabout Detail ................................................................................. 79
Exhibit 8: Private Neighborhood Collector ................................................................................. 80
Exhibit 9: Private Residential Street w/Parking........................................................................... 80
Exhibit 10: Private Residential Drives ......................................................................................... 81
Exhibit 11: Pedestrian and Bicycle Circulation Plan ................................................................... 82
Exhibit 12: Conceptual Grading Plan .......................................................................................... 83
Exhibit 13: Conceptual Water & Recycled Water Plan ............................................................... 88
Exhibit 14: Conceptual Sewer Plan ............................................................................................. 89
Exhibit 15: Conceptual Drainage Plan ......................................................................................... 90
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Exhibit 16: Sunbow II, Phase 3 Land Use District Map .............................................................. 93
Exhibit 17: Conceptual Architectural Styles.............................................................................. 101
Exhibit 18: Conceptual 3-Story Row Townhomes (RC District) .............................................. 102
Exhibit 19: Conceptual 2-Story Row Townhomes (RM District) ............................................. 103
Exhibit 20 Conceptual 3-Story Row Townhomes (RM District) .............................................. 104
Exhibit 21: Conceptual 2-Story Triplex Homes (RM District) ................................................. 105
Exhibit 22: Conceptual Illustrative Plan .................................................................................... 106
Exhibit 23: Conceptual Community Recreation Area ............................................................... 108
Exhibit 24: Site Conditions Key Map ........................................................................................ 109
Exhibit 25: Conceptual Landscape Design – Streets “A” and “B” ............................................ 110
Exhibit 26: Perimeter Edge Condition @ R-1 ........................................................................... 111
Exhibit 27: Interior Condition @ R-2/Street “B” ...................................................................... 112
Exhibit 28: Internal Condition @ R-1 & R-4 ............................................................................ 112
Exhibit 29: South Perimeter Condition @ R-6 .......................................................................... 113
LIST OF TABLES
Table 1: Sunbow II, Phase 3 Site Utilization Table ..................................................................... 75
Table 2: Estimated Required Park Land Dedication .................................................................... 84
Table 3: Land Use Districts Definitions ...................................................................................... 92
Table 4: Permitted Use Matrix – Residential Districts ................................................................ 95
Table 5: Property Development Standards – Residential Districts .............................................. 96
Table 6: Permitted Use Matrix – Open Space Districts ............................................................... 99
APPENDICES
Appendix A: Sunbow II, Phase 3 Plant Palette
Appendix B: Supplemental Public Facilities Financing Plan
Appendix C: Air Quality Improvement Plan
Appendix D: Fire Protection Plan
Appendix E: Water Conservation Plan Update
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10.0 SUNBOW II, PHASE 3 SPA AMENDMENT
10.1 Background
The City of Chula Vista approved the Sunbow General Development Plan (GDP) in 1989 and
Sunbow II Sectional Planning Area (SPA) Plan in 1990, which included Sunbow II, Phase 3. The
1990 Sunbow II SPA Plan established the land use districts, special uses and conditions,
comprehensive sign regulations, off-street parking requirements and administrative procedures for
the Sunbow community. The City also approved Design Guidelines and Planned Community (PC)
District Regulations for the Sunbow community. The Sunbow community is built out, with the
exception of Sunbow II, Phase 3, currently designated a 46-acre industrial park on the 1990
Sunbow II SPA Plan Site Utilization Plan, which has subsequently been refined as a 69.0 acre
development area.
10.2 Purpose and Scope
The purpose of the Sunbow II, Phase 3 SPA Plan Amendment is to describe and define the
amended land uses for the Project. In addition, this amendment establishes the development
regulations and design guidelines for Sunbow II, Phase 3. The Project includes Chula Vista
General Plan (CVGP), Sunbow General Development Plan (GDP) amendments, a Rezone, and
Tentative Map which are necessary to implement the Project.
Approval of the proposed SPA Plan Amendment will include the text and exhibits which establish
conformance of Sunbow II, Phase 3 and the surrounding MSCP Preserve areas with the amended
Chula Vista General Plan and Sunbow GDP and a land use plan which designates the permitted
land uses for the Project. Sunbow II, Phase 3 SPA Plan Amendment, Chapters 10.0 to 17.0 only
apply to the Sunbow II, Phase 3. All other provisions of the 1990 Sunbow II SPA Plan remain in
effect for all other areas within Sunbow.
Sunbow II, Phase 3 encompasses approximately 135.72 acres and includes a 67.5-acre
development area comprised of 44.2 acres of residential, a 0.9-acre Community Purpose Facility
(CPF) site, 5.9 acres of public streets, 16.5 manufactured slopes and basins. Approximately 4.3
acres of Poggi Creek Conservation Easement areas, a 0.3-acre conserved wetland resource area
and 63.6 acres of adjacent MSCP Preserve area are also within the Project Area (Sunbow II, Phase
3 SPA Plan Amendment area). Refer to Exhibit 1: SPA Plan Site Utilization Plan (Sunbow II SPA
Plan 1990) for existing land uses within Sunbow II as well as a reference to the location of the
135.7-acre Sunbow II, Phase 3 SPA Plan Amendment area subject to this SPA Amendment.
2 Acreages are rounded to the nearest 1/10th acre and may vary slightly from calculated total.
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Exhibit 1: SPA Plan Site Utilization Plan (Sunbow II SPA Plan 1990)
10.3 Project Overview
The Sunbow II, Phase 3 SPA Amendment area encompasses 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. Refer to Exhibit 2: Aerial
Surrounding Land Uses Map.
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Exhibit 2: Aerial Surrounding Land Uses Map
The 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. A 0.9-acre Community Purpose Facility site is
centrally located and planned as a Community Recreation Area. Two planned on-site modified
Class III Collector public streets (approximately 5.9 acres) provide access to the Project via two
fully signalized intersections at Olympic Parkway, in the locations designated in the 1990 Sunbow
II SPA Plan. Residential neighborhoods are served by private streets and driveways. The Project
also includes approximately 16.5 acres of open space (two water quality/hydromodification basins,
manufactured slope/fuel modification areas), a 0.3-acre conserved wetland resource and associated
buffer area, 4.3 acres of Poggi Creek Conservation Easement areas and 63.6 acres designated
MSCP Preserve open space. Refer to Exhibit 3: Sunbow II, Phase 3 Land Use Plan.
10.4 Supporting Documents
The following additional documents were prepared as part of the Sunbow II, Phase 3 SPA
Amendment:
• Supplemental Public Facilities Financing Plan Addendum (Appendix B)
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• Air Quality Improvement Plan (Appendix C)
• Fire Protection Plan (Appendix D)
• Water Conservation Plan Update (Appendix E)
• Fiscal Impact Analysis
10.5 Technical Reports
The following technical reports were prepared for the Sunbow II, Phase 3 Environmental Impact
Report (EIR):
• Sunbow II, Phase 3 – Air Quality and Greenhouse Gas Analysis. Nuisance Analysis
Memorandum (Appendix B) and Health Risk Assessment (Dudek 2020)
• Sunbow II, Phase 3 – Noise Impact Analysis (Dudek 2020)
• Sunbow II, Phase 3 SPA Amendment – Biological Impact Analysis Report (Merkel
2021)
• Sunbow II, Phase 3 SPA Amendment - Functional Equivalency Analysis for MSCP
Boundary Line Adjustment and Facility Siting Criteria Report (Merkel 2021)
• Habitat Restoration and Sensitive Species Mitigation Plan for the Sunbow II, Phase 3
SPA Plan Amendment (Merkel 2021)
• Sunbow II, Phase 3 Geotechnical Investigation (GEOCON, Inc. 2020)
• Priority Development Project (PDP) Storm Water Quality Management Plan for the
Sunbow II, Phase 3 Tentative Map (Hunsaker 2021)
• Drainage Study for Sunbow II, Phase 3 (Hunsaker 2021)
• Transportation Impact Analysis for Sunbow II, Phase 3 (Linscott, Law & Greenspan
2021)
• Overview of Water Service for Sunbow II, Phase 3 (Dexter Wilson Engineering 2020)
• Sewer System Evaluation for Sunbow II, Phase 3 (Dexter Wilson Engineering 2020)
• Sunbow II, Phase 3 SPA Amendment Water Conservation Plan Updated (SPA Plan
Appendix E) (Dexter Wilson Engineering 2020)
• Cultural and Paleontological Resources Report for Sunbow II, Phase 3 (Dudek 2020)
10.6 Development Concept
A residential enclave is planned within Sunbow II, Phase 3 with well-designed multi-family
attached homes featuring enhanced architecture, garages accessed from internal private drives,
front door access along landscaped paseos, undulating building massing, varied roof pitches and
directions, useable private rear yards, courtyards and balconies and a connected network of internal
pedestrian walkways. A tree planting program will provide for an enhanced pedestrian experience
throughout the residential neighborhoods. A roundabout planned at the intersection of Streets “A”
and “B” creates a gateway into the community, with enhanced landscaping features in the center.
The Community Purpose Facility (CPF) site is located in the heart of the community and will
create an activity center for the residents.
Neighborhoods are conveniently connected along a network of pedestrian walkways. The land
plan respects the areas designated as part of the Chula Vista MSCP Subarea Plan Preserve and
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limits grading impacts for entry streets based on previously approved alignments and Poggi Creek
crossing improvements. Two on-site water quality/hydromodification basins are provided to treat
run-off from the Project Area prior to discharging into Poggi Creek. Fuel Modification Zones are
planned at the Project perimeter as discussed further in the Sunbow II, Phase 3 Fire Protection
Plan. Refer to Exhibit 3: Sunbow II, Phase 3 Land Use Plan.
The Project also includes areas designated MSCP Preserve Open Space in the Chula Vista MSCP
Subarea Plan. The Project includes a proposal for an MSCP Boundary Adjustment which would
modify the limits of development within Sunbow II, Phase 3 and the adjacent open space and
preserved open space, resulting in an increase of 0.09 acres of MSCP Preserve Open Space within
the Project Area.
Exhibit 3: Sunbow II, Phase 3 Land Use Plan
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10.7 Site Utilization Plan3
The Sunbow II, Phase 3 Site Utilization Plan (Exhibit 4) and the Sunbow II, Phase 3 Site
Utilization Table (Table 1) establish the land uses, dwelling unit allocation and density within the
Project. Refer to Section 14.0 Planned District Regulations for the land use definitions
implemented within Sunbow II, Phase 3.
Exhibit 4: Sunbow II, Phase 3 Site Utilization Plan
3 Chapter 10.7 Sunbow II, Phase 3 Site Utilization Plan applies to the Sunbow II, Phase 3 SPA Plan Amendment area
only. The 1990 Sunbow II SPA Plan Site Utilization shall remain in effect for all other areas.
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Table 1: Sunbow II, Phase 3 Site Utilization Table4
Sunbow II, Phase 3 Land Use
District Acres5 Units Density
Multi-Family Residential
R-1 RM 8.5 131 15.4
R-2 RM 4.6 73 16.0
R-3 RM 8.1 108 13.3
R-4 RM 8.2 118 14.4
R-5 RM 7.1 104 14.7
R-6 RC 7.6 184 24.1
Subtotal Residential 44.2 718 16.3
Other
Community Purpose Facility CPF 0.9
MSCP Preserve Open Space
(OS-1, 2, 3 and 9b) OSP 63.6
Poggi Creek Conservation Easement
(OS-4, 5, 6a and 6b) OS 4.3
Manufactured Slopes/Basins
(OS-7, 8, 9a, 10 - 13) OS 16.5
Conserved Wetland Resource Area
(OS-14) OS 0.3
Public Streets Circulation 5.9
Subtotal Other 91.5
TOTAL 135.7 718 16.3
10.8 Mapping Refinements and Unit Transfers
The SPA Plan provides guidance for development at the subdivision and improvement levels and
is the basic reference for determining permitted land uses, densities, total units and required public
facilities. The SPA Plan does not intend to be used in a manner that predetermines the development
solution for each and every parcel. It is intended to reflect the City’s intent for determining the
intensity, design and desired character of use for the Project Area. The development parcels and
internal circulation indicated on the Site Utilization Plan are conceptual. Minor modifications to
these configurations may occur as part of the tentative map and final map approval process.
Modifications to the SPA Plan exhibits and text, to reflect adjustments based on an approved
tentative or final map, may be accomplished without a formal SPA Amendment, through the
4 Table 1: Sunbow II, Phase 3 Site Utilization Table presents the land uses within the Sunbow II, Phase 3 SPA Plan
Amendment area. The 1990 Sunbow II SPA Plan Site Utilization Plan remains in effect for all other areas within
Sunbow.
5 Acreages rounded to nearest 1/10th acre and may vary slightly from the calculated total.
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substantial conformance procedure established in Planned Community (PC) District Regulations
found in Section 14.0 of this SPA Plan Amendment.
Further, the SPA Plan is not a guarantee that a certain dwelling unit yield will be achieved on each
parcel; however, the maximum density specified in the land use district designation for each parcel
shall not be exceeded. Final dwelling unit yield shall be determined by field conditions, site plan
and architectural review and a number of external factors that influence the design and density of
individual projects.
Dwelling unit transfers from one parcel to another may be permitted so long as the total dwelling
units authorized (718 DUs) in Sunbow II, Phase 3 is not exceeded and the transfer and receiving
parcels remain consistent with the Residential Land Use District applied to each parcel on the
Sunbow II, Phase 3 Land Use District Map. Said transfer shall be subject to approval of the
Development Services Director.
10.9 Circulation
Vehicular access to the Project would be provided from existing Olympic Parkway. Two points of
access were planned in the 1990 Sunbow II SPA Plan and two crossings of Poggi Creek were
constructed with Poggi Creek and Olympic Parkway improvements. Internal circulation is planned
along two Modified Class III Collector Streets and a series of Private Neighborhood Collectors,
Streets and Drives. Private street locations to be determined during the Design Review Process.
Exhibit 5: On-Site Circulation Plan
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10.9.1 Vehicular Circulation
Existing Circulation Element Roadway:
Vehicular access to the Project would be provided from existing Olympic Parkway. Two points of
access were planned in the 1990 Sunbow II SPA Plan and two crossings of Poggi Creek were
constructed with Poggi Creek and Olympic Parkway improvements.
Olympic Parkway is an existing 6-Lane Prime Arterial which forms the Project’s northern
boundary. Olympic Parkway provides access to I-805 to the west and SR-125 to the east. Olympic
Parkway is comprised of three travel lanes on both sides, a landscaped median, Class 2 bike lanes,
the 10-foot Chula Vista Regional Trail on the north side and a sidewalk and parkway within a 20’
landscape buffer on the south side. (Refer to Exhibit 6: Existing Olympic Parkway (6-Lane Prime
Arterial)
Exhibit 6: Existing Olympic Parkway (6-Lane Prime Arterial)6
Public Streets:
Internal circulation includes two public streets (Streets “A” and “B”) providing access from
Olympic Parkway. Streets “A” and “B” are planned as two unique street sections to serve Sunbow
II, Phase 3. The Modified Class III Collector with a 55-foot right-of way (refer to Exhibit 7a)
includes two 13-foot travel lanes, two 7.5-foot landscape parkways and a 6-foot sidewalk and
parking on one side of the street. These improvements would be implemented in the segment of
Street “A” from Olympic Parkway to the entrance to neighborhoods R-1/R-3 and Street “B”
between Olympic Parkway and the intersection at Street “A”.
The Modified Class II Collector with a 61-foot right-of-way (refer to Exhibit 7b) includes two 11-
foot travel lanes a 5-foot sidewalk and a 7.5-foot landscaped parkway on both sides and parking
on one side. Bicycles will share the road with vehicles. During preparation of Site Plans for
6 Cross Section for existing Olympic Parkway provided for reference only.
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Design Review, pedestrian connections from the end of the Private Drives to walkways within
individual neighborhoods to be provided where feasible.
Exhibit 7a: Modified Class III Collector – 55’ ROW (Public)
Exhibit 7b: Modified Class III Collector - 61’ ROW (Public)
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Roundabout:
A roundabout is planned at the intersection of Streets “A” and “B.” The roundabout is designed
to identify the main entrance into the community as well as provide traffic calming. The center of
the roundabout may include low landscaping and enhanced paving. Refer to Exhibit 7c:
Conceptual Roundabout Detail.
Exhibit 7c: Conceptual Roundabout Detail
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Private Streets:
Private Neighborhood Collector streets are planned within the residential neighborhoods. The
Private Neighborhood Collector is comprised of two 12-foot travel lanes and 5-foot sidewalks and
5.5-foot landscaped parkways on both sides. Refer to Exhibit 8: Private Neighborhood Collector.
Exhibit 8: Private Neighborhood Collector
Private Residential Streets with parking are planned in the residential neighborhoods and include
two 12-foot travel lanes, 8-foot parallel or 18-foot perpendicular parking lane and a contiguous
sidewalk on one side and a 5-foot landscaped parkway on the opposite side. Refer to Exhibit 9:
Private Residential Street w/Parking.
Exhibit 9: Private Residential Street w/Parking
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Private Residential Drives are planned throughout the residential neighborhoods. Improvements
include two 12-foot travel lanes and may include a 5-foot sidewalk and a 5-foot landscaped
parkway, a 5-foot contiguous sidewalk or be limited to two 12-foot travel lanes with either curb
and gutter or rolled curbs. Parking is prohibited on all Private Residential Drives. During
preparation of Site Plans for Design Review, pedestrian connections from the end of the Private
Drives to walkways within individual neighborhoods to be provided where feasible. Refer to
Exhibit 10: Private Residential Drives.
Private Drive with Landscaped Parkways and Sidewalk
Private Drive with Contiguous Sidewalk
Exhibit 10: Private Residential Drives
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Private Drive with 0” Rolled Curb
Exhibit 10: Private Residential Drives (Cont’d)
10.9.2. Pedestrian and Bicycle Circulation
The Project provides a pedestrian connection to the existing Chula Vista Regional Trail along both
Streets “A” and “B.” Internal pedestrian circulation is provided via a network of sidewalks and
paseo connections between neighborhoods and the public streets.
Bicycles would share the roadway with vehicles along Streets “A” and “B,” providing direct
connections to the existing Class 2 bike lanes on Olympic Parkway and the MTS transit stop
located at Olympic Parkway and Brandywine Avenue. Refer to Exhibit 11: Pedestrian and Bicycle
Circulation Plan.
Exhibit 11: Pedestrian and Bicycle Circulation Plan
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10.10 Grading
The Chula Vista General Plan, Land Use and Transportation Element, states that mesas, hilltops
and gently rolling topography offer the best conditions for development. As anticipated in the
1990 Sunbow II SPA Plan, the southeastern portion of the Project Area is suitable for development,
while the northern and western areas are preserved as part of the Chula Vista MSCP Subarea Plan
Preserve.
A geotechnical investigation was prepared for the Project that determined that the site as being
suitable for development. The proposed raw grading quantities for Sunbow II, Phase 3 are
approximately 1.2 million cubic yards of balanced cut and fill material. Refer to Exhibit 12:
Conceptual Grading Plan
Exhibit 12: Conceptual Grading Plan
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11.0 RECREATION AND OPEN SPACE MASTER PLAN
11.1 Regulatory Framework
The provision and implementation of parks and open space in the Project Area is regulated by the
following:
Chula Vista Municipal Code – SPA Plans
Section 19.48.090) (P-C Planned Community Zone) of the Chula Vista Municipal Code establishes
SPA Plan requires the following information be contained in a SPA site utilization Plan:
• Land Uses
• Parks
• Open Space
Chula Vista Municipal Code – Park Lands and Public Facilities
Chapter 17.10 (Park Lands and Public Facilities) of the Chula Vista Municipal Code establishes
the requirements for dedication of land, development of improvements, parkland criteria, in-lieu
fees for land dedication and development improvements, commencement of park development and
collection and distribution of park fees.
11.2 Park Requirements
The Chula Vista Municipal Code (CVMC) Chapter 17.10. Parklands and Public Facilities,
establishes the method by which actual park acreage is to be calculated, based on the number and
type of residential units determined at the Final Map level. The City’s 2016 Park Acquisition and
Development Fee (PAD Fee) Update determined that each multi-family unit generates the need
for 341 square feet of development parkland. The 718 multi-family units authorized within
Sunbow II, Phase 3 generates a parkland obligation of 5.6 acres.
Table 2: Sunbow II, Phase 3 Estimated Required Park Land Dedication
Unit Type Units Park SF/Unit Total Park SF Total Park Acres
Multi-Family 718 341 244,838 5.6
The Community Benefit Agreement between the City and the Applicant includes a provision for
payment of a Park Benefit Fee, equal to the PAD fees that would otherwise have been due pursuant
to Chula Vista Municipal Code (CVMC) Chapter 17.10, of approximately $11.03 million based
on 2019 PAD fees which may be revised by the City from time to time. The final Park Benefit Fee
amount will be determined based on the number of residential units constructed and the PAD fee
rates in effect as of the effective date of the Development Agreement. To create this Park Benefit
Fee, the City will waive the parkland dedication and development requirements set forth in CVMC
Chapter 17.10 (including the Parkland Acquisition and Public Facilities Development
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Fees/Quimby Fees). Payment of the Park Benefit Fee will satisfy the Project’s park obligations.
The Park Benefit Fees may be utilized by the City to acquire or develop parkland, as the City
determines appropriate and in the best interest of the City.
12.0 COMMUNITY PURPOSE FACILITY (CPF) MASTER PLAN
12.1 Regulatory Framework
The City of Chula Vista Municipal Code, Chapter 19.48 (P-C Planned Community Zone) requires
1.39 acres of Community Purpose Facility land per 1,000 persons be provided. Pursuant to the
Code, CPF means “a land use designation in a planned community intended for non-profit and
certain for-profit land uses…”
The following uses are permitted within the CPF Land Use District, and may be subject to approval
of a conditional use permit:
• Boy Scouts, Girl Scouts, and other similar organizations
• Social and human services activities, such as Alcoholics Anonymous
• Services for the homeless
• Services for military personnel during the holidays
• Senior care and recreation
• Worship, spiritual growth and development and teaching of traditional family values
• Non-profit or for-profit day care facilities that are ancillary to any of the above or as a
primary use. For-profit facilities as a primary use are subject to further requirements and
additional criteria as outlined in CVMC 19.48, Section F.
• Private schools that are ancillary to any of the other permitted uses
• Interim uses, subject to the finding in CVMC 19.48, Section F.
• Recreational facilities, such as ball fields, for non-profit organizations (including
homeowner associations) serving the local community, subject to the requirements
outlined in CVMC Section 19.48.040(B)(6) and subject to the findings outlined in CVMC
19.48.025(H), Community Purpose Facilities – Minimum Acreage Required – Permitted
Uses
12.2 Community Purpose Facility Requirement
The proposed 718 multi-family units within Sunbow II, Phase 3 generate a population of 2,334
persons (based on 3.257 persons per residential unit), resulting in an obligation to provide
approximately 3.2 acres of CPF land.
7 Source: California Department of Finance (January 1, 2020).
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12.3 Community Purpose Facility Implementation
The SPA Plan includes an approximate 0.9-acre site designated CPF, planned as a private
recreation facilities to be owned and managed by the Master Homeowners Association (Refer to
Exhibit 23: Conceptual Community Recreation Area). Consistent with CVMC Section
19.48.040(B)(6), the site meets the minimum size and slope requirements, is compatible with the
surrounding residential land uses and includes the following required amenities:
• Swimming Pool
• Club House
• Pool House
• One multi-purpose hard court
• Children play area
• Community gathering place
• An outdoor cooking facility
• Level Lawn area
The proposed 0.9-acre CPF site is consistent with CVMC Section 19.48.404(b)(6), in that it does
not comprise more than 35 percent of the overall CPF acreage required for the Project Area (3.2
acres x 35% = 1.1 acres), the CPF site meets the minimum one-half acre size requirement and
satisfies the minimum development criteria outlined in CVMC 19.48.025(H) as described above.
The Development Agreement between the Applicant and the City includes provisions that address
how the Applicant will satisfy the remaining 2.3-acre CPF obligation through payment of a
Community Purpose Facilities Benefit Fund to the City in the amount $1,759,134. The CPF
Benefit Fund collected from the Project may be utilized by the City at its discretion to provide a
community serving facility located in the City’s western territories.
13.0 Public Facilities
This section summarizes the public facilities required to serve the Project in compliance with the
City’s goal that new development provides all necessary infrastructure. The public facilities
outlined in this section have been determined based upon projected land uses and their distribution
as shown on the Sunbow II, Phase 3 Site Utilization Plan (Exhibit 4). The Project will connect to
existing sewer, potable water, and recycled water lines within Olympic Parkway. The Project will
be served by the Otay Water District (potable and recycled water) and the City of Chula Vista via
the existing Poggi Canyon sewer system.
13.1 Water Service
The Overview of Water Service for Sunbow II, Phase 3 (Dexter Wilson Engineering, 2020) was
prepared for the Project. Below is a summary of potable water and recycled water services
necessary to serve the project. The Sunbow II, Phase 3 SPA Amendment Water Conservation Plan
(Dexter Wilson Engineering, 2020) described both mandatory and non-mandatory water
conservation measures. Refer to Exhibit 13: Conceptual Water & Recycled Water Plan.
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Potable Water:
The Sunbow II, Phase 3 site is within the boundaries of the Otay Water District (OWD) for water
service. The OWD relies solely on the San Diego County Water Authority (SDCWA), a member
of the Metropolitan Water District (MWD) for potable water. The OWD has existing and planned
facilities in the vicinity of the Project and water service can be provided by expanding the existing
system. Water service will be provided by the 624 Pressure Zone (624 Zone) within the Central
Area System of the OWD. The 624 Zone is fed from SDCWA aqueduct connections that supply
the 624 Zone Reservoirs. The OWD has three existing reservoirs in the 624 Zone.
Sunbow II, Phase 3 will receive water service by expanding the existing 624 system by making
two domestic service connections and two fire service connections to the existing 624 Zone
transmission line in Olympic Parkway. 12” public potable water lines within Streets “A” and “B”
will connect to an onsite private loop for the domestic water system and 8” private fire waterlines
will serve the fire protection system. The projected potable water demand for Sunbow II, Phase 3
is approximately 122,060 gallons per day (GPD).
Recycled Water:
Recycled water is proposed to be utilized to irrigate all common landscape areas as well as the on-
site open space areas and the CPF site. There is an existing 680 Zone recycled water line in
Olympic Parkway adjacent to the Project. A 6” private recycled line is planned outside the right
of way of Streets “A” and “B” to serve the Project. The projected recycled water demand for
Sunbow II, Phase 3 is approximately 24,510 GPD.
Water Conservation:
State and local governments have mandated a number of water conservation measures. Water
conservation measures mandated by the State of California through the 2019 California Green
Building Code Standards include: showerheads, lavatory faucets, sink faucets, metering faucets in
public restrooms, residential water closets, flushometer valves, commercial water closets and
urinals.
The Otay Water District and Chula Vista Landscape Manual require the use of recycled water for
irrigated open space slopes and common landscaped areas, wherever feasible. The Landscape
Manual also requires some drought tolerant plant selection in landscaping and the use of
evapotranspiration controllers in common landscaped areas. All landscaping shall comply with
the requirements of the Landscape Water Conservation Ordinance (CVMC Section 20.12)
The Chula Vista Water Conservation Plan Guidelines require hot water pipe insulation, pressure
reducing valves and water efficient dishwashers for all residential construction. Non-residential
measures include hot water pipe insulation, compliance with Division 5.3 of the CalGreen Building
Code and pressure reducing valves. In addition to complying with the City’s required water
conservation measures, the City also requires a developer to select at least one additional outdoor
and one additional indoor or outdoor water conservation measure. The water savings associated
with water conservation measures are estimated at 17,461 GPD. The combination of recycled
water use and water conservation measures would reduce potable water usage by 41,971 GPD, or
28.6 percent.
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Exhibit 13: Conceptual Water & Recycled Water Plan
13.2 Sewer Service
The Sewer System Evaluation for Sunbow II, Phase 3 (Dexter Wilson Engineering, Inc.,
2/24/2020) evaluated the impact the proposed change in land use from Industrial to Residential
would have on the local and regional sewer system. The proposed onsite sewer system planned to
serve Sunbow II, Phase 3 consists of gravity sewer lines that will convey flow from Sunbow II,
Phase 3 to the existing Poggi Canyon Interceptor in Olympic Parkway. Based on the estimated
average flow of 131,858GPD, an 8-inch gravity line is adequate to convey the total projected flow.
It is anticipated that an 8-inch public sewer line would be constructed onsite to convey flows to
the point of connection in the Poggi Canyon Interceptor. Private sewer lines will be connected to
this new 8-inch public sewer line and extended to the proposed building sewer laterals. (Refer to
Exhibit 14: Conceptual Sewer Plan.
The available capacity of the Poggi Canyon Interceptor was evaluated in the April 2009 Poggi
Canyon Basin Gravity Sewer Development Impact Fee Updated prepared by PMC. Available
capacity in the interceptor has been updated several times in recent years as development with the
Poggi Canyon Basin has occurred. All previous studies have been based on the adopted Industrial
land use for Sunbow II, Phase 3 per the 1990 Sunbow II SPA Plan. Since the project flows from
the site based on proposed the proposed land uses (residential) are lower than the industrial land
use, no new Poggi Canyon Interceptor improvements are needed to serve the Project.
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Note: The internal private gravity sewer layout is conceptual. Final layout to be determined during preparation of
private utility plans.
Exhibit 14: Conceptual Sewer Plan
13.3 Drainage Facilities
Stormwater will be collected using low impact development (LID) techniques and best
management practices (BMP) near the source to ensure that runoff from the Sunbow II, Phase 3
development area is treated for pollutant removal prior to discharging into the natural watershed.
All storm water will be treated in compliance with the applicable San Diego Regional Water
Quality Control Board requirements.
The drainage system will collect stormwater through a series of swales, catch basins, inl ets, and
culverts that direct stormwater flows to two onsite basins for purposes of water quality and
hydromodification. This system will allow biofiltration, evapotranspiration and filtering of the
stormwater to remove microscopic organisms, suspended solids, organic material, nitrogen and
phosphorous. Treated stormwater from the basins will drain into Poggi Creek. Most of the offsite
flows that drain naturally to the proposed development footprint will be piped directly to Poggi
Creek, bypassing the basins and treatment. Refer to Exhibit 15: Conceptual Drainage Plan for
storm drain pipe locations and sizes and the location of the two onsite basins.
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Note: Pipe sizes are 18” unless noted on Exhibit 15.
Exhibit 15: Conceptual Drainage Plan
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14.0 SUNBOW II, PHASE 3 PLANNED COMMUNITY DISTRICT REGULATIONS
14.1 Purpose & Scope
The Planned Community District Regulations apply specifically to Sunbow II, Phase 38 and are
intended to:
• Protect and promote the public health, safety, and welfare of the people of the City of Chula
Vista.
• Safeguard and enhance the appearance and quality of development in the Sunbow II, Phase
3 SPA Amendment area.
• Provide the social, physical, and economic advantages resulting from comprehensive and
orderly planned use of land resources.
• Ensure the Sunbow II, Phase 3 SPA Plan Amendment is prepared and implemented in
accordance with the Sunbow GDP.
• Implement the Chula Vista General Plan within Sunbow II, Phase 3.
• Establish conditions which will enable the Sunbow II, Phase 3 to exist in harmony within the
larger Sunbow Planned Community.
14.2 Private Agreements
The provisions of this ordinance are not intended to abrogate any easements, covenants, or other
existing agreements which are more restrictive than the provisions contained within this ordinance.
14.3 Conflicting Ordinances
Whenever the provisions of this ordinance impose more, or less, restrictive regulations upon
construction or use of buildings and structures, or the use of lands/premises than are imposed or
required by other ordinances previously adopted, the provisions of this ordinance or regulations
promulgated hereunder shall apply to Sunbow II, Phase 3 SPA Plan Amendment area.
14.4 Establishment of Land Use Districts
In order to classify, regulate, restrict, and separate the use of land, buildings and structures, to
regulate and limit the type, height and bulk of buildings and structures in the various districts, to
establish the areas of yards and other open space areas abutting and between buildings and
8 Chapter 10.0 Sunbow II, Phase 3 Planned Community District Regulations apply to Sunbow II, Phase 3 SPA Plan
Amendment area only. The Planned Community District Regulations established in the 1990 Sunbow II SPA shall
remain in effect for all other areas within Sunbow.
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structures, and to regulate the density of population, Sunbow II, Phase 3 is hereby divided into the
following Sunbow II, Phase 3 Land Use Districts:
Table 3: Sunbow II, Phase 3 Land Use Districts Definitions
SYMBOL GENERAL DESCRIPTION
RM
Residential Multi-Family: District which permits housing ranging
from 11 to 18 units/acre including triplex, townhouse, row house, and
stacked flats product types.
RC
Residential Condominium: District which permits attached housing
including row townhomes and stacked flats at densities 18-27
units/acre.
CPF
Community Purpose Facility: District which permits uses established
pursuant to the Community Purpose Facilities requirements of the P-C
Planned Community Zone.
OSP
Open Space Preserve: District which permits natural, undisturbed
and/or restored open space which is part of the Chula Vista MSCP
Subarea Plan Preserve.
OS
Open Space: District which permits developed or usable open space,
manufactured slopes, fuel modification zones, water
quality/hydromodification basins, maintenance easements, wetland
resource and associated buffer areas, and may include naturalized open
space.
14.5 Adoption of Sunbow II, Phase 3 Land Use Districts Map
Land Use Districts and boundaries are established and adopted as shown, delineated, and
designated on the Exhibit 16: Sunbow II, Phase 3 Land Use District Map. This map, together with
all notations, references, data, district boundaries and other information thereon, are made a part
of the Sunbow II, Phase 3 SPA Plan Amendment and adopted concurrently herewith and only
apply to the Sunbow II, Phase 3 SPA Plan Amendment area. The boundaries are intended to align
with physical and legal features such as property boundaries, top or toe of slopes, and streets.
Refinements to these boundaries are expected during the detail planning and design phases and
will not require an amendment providing the refinement does not alter the intent.
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Exhibit 16: Sunbow II, Phase 3 Land Use District Map9
14.6 Sunbow II, Phase 3 Residential Land Use Districts10
14.6.1 Purpose
The purpose of the Residential Land Use Districts is to achieve the following:
• To reserve appropriately located areas for family living at a range of dwelling unit
densities consistent with the Sunbow GDP and with sound standards of public
health, safety and welfare.
• To ensure adequate light, air, privacy and open space for each dwelling unit.
• To minimize the effects of congestion and to avoid the overloading of public
services and utilities by phasing construction of buildings in relation to the
surrounding land area and available infrastructure.
• To protect residential properties from noise, illumination, unsightliness, odors,
smoke and other objectionable influences.
9 Land Use Districts shown on Exhibit 16 apply only to Sunbow II, Phase 3. Land Us e Districts established in the
1990 Sunbow II SPA Plan remain in effect for all other areas within Sunbow.
10 Chapter 14.6 Sunbow II, Phase 3 Residential Land Use Districts apply to Sunbow II, Phase 3 SPA Plan Amendment
area only. The Residential Districts established in the 1990 Sunbow II SPA Plan Planned Community District
Regulations shall remain in effect for all other areas within Sunbow.
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• To facilitate the provision of utility service and other public facilities
commensurate with anticipated population, dwelling unit densities and service
requirements.
14.6.2 Residential Land Use Districts Intent
Two residential unit types are anticipated within Sunbow II, Phase 3: The Residential
Multi-Family (RM) and Residential Condominium (RC) districts. The RM district is
intended to accommodate attached multi-family row townhomes and triplex products, in
the range of 11 to 18 dwelling units per acre (DUs/AC). The typical multi-family housing
product in the RC district is planned to include three-story row townhomes which would
be expected at densities in the range of 18 to 27 DUs/AC.
14.6.3 Permitted and Conditional Uses
The matrix of land uses on the following pages indicates the relative permissive status
using the following symbols:
"P" = Permitted.
"C" = Permitted subject to Conditional Use Permit.
"A" = Permitted subject to Administrative Approval.
"N" = Use Not Permitted.
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Table 4: Sunbow II, Phase 3 Permitted Use Matrix – Residential Districts
Residential Uses: RM RC
Multiple dwellings (3 units and above) P P
Townhouse dwellings P P
Accessory Dwelling Unit (pursuant to CVMC
19.58.022)) P P
Accessory Buildings and Structures (pursuant to
CVMC 19.58.202 A A
Community garden A A
Family daycare home, large (subject to Section
19.58.147 CVMC – Uses: Family Daycare Homes,
Large)
A A
Public utility and public service sub-stations,
reservoirs, pumping plants and similar installations P P
Recreation facility less than 2 acres in size A A
Private or Common Useable Open Space
/Recreation Facility P P
Temporary tract offices and tract signs (subject to
Temporary Uses Section) A A
Unclassified uses (subject to Chapter 19.54 CVMC
– Unclassified Uses) C C
14.6.4 Residential Property Development Standards
Design Goals, Principles, and Guidelines
The residential property development standards are intended to implement the Sunbow GDP. The
intent is to produce a community that encourages and fosters interaction amongst residents. To
implement this intent, the land use policies encourage a friendly, well designed environment.
Within multi-family neighborhoods create a “walkable,” inviting environment, within the
boundaries of the development.
Pedestrian-oriented features include orienting the front doors toward the streets, plotting the
buildings so garages are not visible from the public or commonly used streets; integrating strong,
well designed pedestrian connections to the streets, paseos and adjacent trail systems; providing
well designed, inviting common usable open space areas and unique, yet compatible, architecture.
General Standards: The following general standards apply to both residential districts.
• Where the Specific Standards listed below are silent on an issue, the Zoning Administrator
is authorized to define a standard based on the Chula Vista’s General Plan, Zoning
Ordinance, Design Manual and/or Landscape Manual, as may be appropriate.
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• Site planning for multi-family neighborhoods adjacent to the Preserve are subject to MSCP
adjacency guidelines and Fire Protection Plan.
Specific Standards: The following Property Development Standards shall apply to all land and
buildings, other than accessory buildings, permitted in their respective residential land use district.
The use of the symbol "DR" indicates that the standard is established through Zoning
Administrator (ZA) approval or the Design Review process.
Dimensions and standards are minimums, and minor variations may be permitted subject to
Administrative Design Review or tract map approval.
11 See Section 14.6.6 for parking space dimensions.
Table 5:
Sunbow II, Phase 3 Property Development Standards – Residential Districts
Land Use Districts
RM RC Notes
Building Heights
Maximum Building Height
(feet)
35
3-story max
35
3-story
max
Yards & Setbacks
Between Buildings @ Paseo DR DR
Minimum Side Yard Setback (Feet)
To adjacent building 5 min 5 min
To Private Street or Drive 5 min 5 min
Minimum Rear Yard Setback (Feet)
To main residence DR DR
To garage off of Private Street
or Drive 3 min 3 min Second story (and above) may project
2 feet into rear yard setback.
Parking Spaces per Unit11
Garage Spaces/Unit 2 2
Within the RC District: tandem 2-car
garages are permitted. 2 assigned
spaces are required (1 covered and 1
uncovered space).
Guest Spaces/Unit 0.33 0.33
All required guest spaces permitted on-
public streets (Class III Collector) and
private streets (Private Residential
Street w/Parking)
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14.6.5 Common and Private Useable Open Space Requirements
Residential development proposals within the RM and RC Land Use Districts shall be subject to
the following open space requirements.
Private Useable Open Space (PUOS): Within the RM Land Use District, the minimum Private
Useable Open Space requirement shall be provided as follows:
• 60 square feet for each 1-bedroom unit
• 80 square feet for each 2-bedroom unit
• 120 square feet for each 3-bedroom unit
• 20 additional square feet for each additional bedroom over 3
Within the RC Land Use District, each multi-family unit shall include a minimum of 60 square
feet of Private Useable Open Space.
PUOS areas are intended to provide private outdoor space for individual multi-family units and
must meet the following requirements:
• Porches and balconies with minimum dimension of 6 feet and a minimum area of 60 square
feet.
• Private fenced yards with no dimension less than 10 feet (side yard, rear yard or front
courtyard locations permitted)
• Area is generally level (<5% grade)
• Landscaped front yards
• Yard areas with minimum dimensions less than 6 feet, driveways and pedestrian paths do
not qualify.
Common Useable Open Space (CUOS): Common Useable Open Space is intended to be used
by multiple homeowners/residents within a community and shall be provided as follows:
• A minimum of 300 square feet per unit within the RM Land Use District
• A minimum of 200 square feet per unit within the RC Land Use District
Common Useable Open Space areas are amenities to available to the entire community. Required
CUOS may be combined into conveniently located open space areas and shall meet the following
criteria:
• Consist of large meaningful areas that are not fragmented by unrelated uses or
improvements
• Developed with recreational uses, including both passive (landscaping) and active
amenities (tot lots, picnic areas, etc.)
• No dimension less than 10 feet
• Area is generally level (<5% grade)
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14.6.6 Parking Space Requirements
Parking shall meet the following minimum standards:
• Standard spaces:
o Covered in a garage or carport – 10’ x 20’ each space
o Uncovered – 9’ x 19’ each space
• Wherever a 2-foot overhang occurs, a minimum 48” pedestrian walkway shall be
maintained with minimal impacts to adjacent planting areas.
• Wherever adjacent to a landscaped planter area, a minimum 18” concrete or hardscape step
out area along the length of the driver and passenger side of the vehicle shall be provided.
14.6.7 Residential Design Review
Development proposals within the RM and RC Land Use Districts shall be subject to the City of
Chula Vista Design Review Process as set forth in the CVMC Section 19.14.581 through
19.14.600, except that the Zoning Administrator shall have the authority for review and approval
of any application/parcel with 200 or fewer multi-family residential units, but shall have, at his
sole discretion, the right to refer such Design Review application to the Planning Commission for
their action. In lieu of Development Services staff review, the Zoning Administrator shall have the
authority to retain an on-call design professional to assist in the review, at the expense of the
Applicant, if he elects to review and approve an application.
14.7 Sunbow II, Phase 3 Community Purpose Facility Land Use District
The Community Purpose Facility (CPF) Land Use District is intended to comply with and shall be
developed pursuant to CVMC Section 19.48.025. All proposed uses shall be consistent with
CVMC Section 19.48.025 C. and shall be subject to Zoning Administrator Design Review
approval. Property development standards for CPF sites shall be determined during the design
review process.
14.8 Sunbow II, Phase 3 Open Space Land Use Districts12
14.8.1 Purpose and Intent
The two Sunbow II, Phase 3 Open Space Land Use Districts are intended for developed and natural
open space areas and landscaping. Only those additional uses which are complementary to and
can exist in harmony with open space and recreation uses are permitted. There are no lot size
limitations within the Open Space Land Use Districts, and it is intended that these districts may be
12 Chapter 14.8 Sunbow II, Phase Open Space Zoning Districts apply to the Sunbow II, Phase 3 SPA Plan Amendment
area only. Open Space Districts established in the 1990 Sunbow II SPA Plan Planned Community District Regulations
shall remain in effect for all other areas within Sunbow.
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applied to a portion of a lot, provided the remainder of the lot meets the requirements for the land
use district which it is designated.
Open Space Land Use Districts are included in the Planned Community District Regulations to
achieve the following purposes:
• Provide focal points for community and neighborhood gathering activities
• Provide for necessary water quality features
• Preserve, enhance, and restore natural resources
• Preserve vistas and conserve viewpoint areas
• Establish edges to help define communities and neighborhoods
• Provide for fuel modification zones and buffers from adjacent land uses
Two Open Space Districts are planned within Sunbow II, Phase 3: Open Space One (OS) and
Open Space Two (OSP). The OS District is intended to accommodate manufactured slopes, water
quality/hydromodification basins, utilities, maintenance areas, fuel modification zones and
wetland resources and buffer area. The OSP District includes both natural and restored open space
areas as part of the Chula Vista MSCP Subarea Plan Preserve. Any proposed use within the OS P
is subject to Chula Vista MSCP Subarea Plan requirements.
14.8.2 Permitted & Conditional Uses
The matrix of land uses below indicates the relative permissive status using the
following symbols:
“P” = Permitted
“C” = Permitted subject to Conditional Use Permit
“A” = Permitted subject to Administrative approval
“N” Use Not Permitted
Table 6:
Sunbow II, Phase 3 Permitted Use Matrix - Open Space Land Use
Districts
LAND USE
DISTRICT
OS OSP
All types of horticulture A N
Arboreta - horticultural garden A N
Bicycle and Pedestrian Trails and Associated Signage P A
Community gardens A N
Water Quality Basins and associated stormwater treatment
facilities P P*
Slope Restoration P P*
Wetland resource and buffer area P P
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*Planned and Future Facilities and Slope restoration areas permitted subject to Chula Vista MSCP Subarea Plan site and adjacency
requirements.
14.8.3 Development Standards
Site Planning: All development proposals in the Open Space Land Use Districts shall be subject
to the following:
• Development proposals shall be reviewed on a case-by-case basis to determine
appropriate buffering and setbacks.
• All permanent signs, including any required signs (such as monument signage,
etc.), shall be identified at the Design Review stage.
Landscaping:
• All landscaping shall meet the requirements of the City of Chula Vista Landscape Manual
and the Chula Vista Landscape Water Conservation Ordinance (CVMC 20.12) and the
approved Sunbow II, Phase 3 Landscape Master Plan.
15.0 RESIDENTIAL DESIGN GUIDELINES13
The following guidelines are provided for architecture, site planning and building plotting,
pedestrian connectivity, and landscape, with a focus on creating a well-designed, high quality
residential community.
15.1 Architecture
Sunbow II, Phase 3 is a residential enclave featuring contemporary architectural styles. The
community is planned to include four unique multi-family attached product types with 15 distinct
floor plans. Architecture will include a variety of distinct and unique combinations of elevations
and colors. With a strong focus on creating an interesting and varied street scene, garages are
accessed off private driveways, while front doors and balconies face streets and communal open
space area. Architecture guidelines include:
• Provide variation in architectural style and elements.
• Undulate building massing and roof planes.
• Incorporate vertical and horizontal stepped massing.
• Visually minimize garage doors.
• Design entry features to emphasize front doors.
13 Chapter 15.0 Residential Design Guidelines apply to the Sunbow II, Phase 3 SPA Plan Amendment area only.
Residential Design Criteria established in the 1990 Sunbow II SPA Plan remain in effect for all other areas within
Sunbow.
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• Articulate facades visible from public view areas (open space/public streets) to avoid
monotony with elements such as wall off-sets, balconies and windows appropriate to the
architectural style.
• Incorporate a range of scale-defining elements that relate larger building masses to the
pedestrian scale. Elements may include trellises, columns, archways, doorways, patios and
upper floor balconies and windows.
The following conceptual architectural renderings are provided for context. The final architectural
design shall be determined at Design Review.
Product A (R-6)
Product B (R-1 and R-5)
Product C (R-2 and R-4)
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Product D (R-3)
Exhibit 17: Conceptual Architectural Styles
15.2 Site Planning and Building Plotting
The site planning and plotting of multi-family buildings will focus on creating a cohesive
community with green spaces, variety along public street frontages and strong pedestrian
connectivity. Site planning and building plotting guidelines include:
• Building to be oriented to increase exposure to natural light and views
• Building orientation to consider indoor and outdoor privacy, noise, solar access and overall
aesthetic experience
• Optimize architecture along the street frontage
• Garages to be located in alleys, shared parking courts, private driveways
• Internal residential units to be connected to internal streets via courtyards, paseos or
landscaped walkways wherever possible
• Utilitarian areas, including parking, loading, mechanical equipment, etc. shall be screened
from public views to the greatest extent possible.
• Design a connected system of pedestrian walkways between individual neighborhoods,
common open spaces, and community recreation areas, where feasible.
The following conceptual site plans are intended to provide guidance for the future Design Review
of individual parcels within the RM and RC Districts. (Refer to Exhibits 17-20: Conceptual Site
Plans). The final site plans to be prepared during the Design Review phase of the project.
Product A (R-6): 3-Story Townhomes with a communal inner court, connecting walkways and open space
Exhibit 18: Conceptual 3-Story Row Townhomes (RC Residential Land Use District)
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Product B (R-1 and R-5): 2-story townhomes private entrances and patios
Exhibit 19: Conceptual 2-Story Row Townhomes (RM Residential Land Use District)
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Product C (R-2 and R-4): 3-story row townhomes with private front courtyards and private balconies
Exhibit 20: Conceptual 3-Story Row Townhomes (RM Residential Land Use District)
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Product D (R-3): Attached 2-story homes in a triplex design with balconies and private rear yards
Exhibit 21: Conceptual -Story Triplex Homes (RM Residential Land Use District)
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16.0 Landscape Design Guidelines14
The design for Sunbow II, Phase 3 is influenced by its location adjacent to large natural open space
areas and Poggi Creek as well as proximity to future development within the adjacent 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. The centrally
located CPF site (Community Recreation Area) is planned to provide an activity center for the
community. Additional passive and active recreation open space areas are distributed throughout
the community to provide recreational opportunities within walking distance of most homes. Refer
to Exhibit 22: Conceptual Illustrative Plan.
Note: The site plan and building placement shown on the Conceptual Illustrative Plan is conceptual. Final design to
be determined during Design Review.
Exhibit 22: Conceptual Illustrative Plan
14 Chapter 16.0 Landscape Design Guidelines apply to the Sunbow II, Phase 3 SPA Plan Amendment area only. The
1990 Sunbow II SPA Plan Landscape Master Plan remains in effect for all other areas within Sunbow.
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16.1 Landscape Concept
The landscape design compliments the contemporary architectural styling of the community while
providing a series of open space amenities to serve the recreational needs of the residents. The
landscape evolves from a naturalized aesthetic at the project edges to a drought tolerant
gardenesque styling in the community's central streetscape and green spaces. Pedestrian pathways
connect a series of passive and active recreational spaces provided to serve the residents. Active
recreation areas will include the community recreation area (refer to Exhibit 23: Community
Recreation Area) and may include children play areas, bocce ball court, a fenced dog run, and open
turf areas. Passive use areas may include shaded picnic areas and moveable seating areas. Refer to
Exhibit 22: Conceptual Illustrative Plan for the conceptual locations of passive and active
recreation areas. The recreational facility locations and program to be finalized during the Design
Review process.
The landscape transitions to a naturalized palette at the project perimeter to blend with the existing
native character of the existing slopes and MSCP Preserve area located along the northern edge of
the site and to the west. The plant palette is composed of durable and low water use/drought
tolerant plants which are easily maintained. (See Appendix A: Landscape Palette) It includes a
diverse range of textural and flowering species to provide seasonal interest with both foliage and
colorful flowering accents. Trees, shrubs, and vines are proposed to soften architectural facades
and site walls. Trees will also be used to create shade and scale throughout the community,
including at the various amenity spaces and pedestrian circulation paths. Additional species are
included in the fuel modification and biological restoration areas to promote fire safety while
supporting the local native plant ecologies of the adjacent MSCP Preserve area.
The Landscape Design Guidelines include:
• Landscape to be comprised of trees, shrubs, vines, and groundcover and to be utilized
throughout the community to create a cohesive landscape design.
• Tree planting shall be varied to provide interest in the landscape.
• The side and rear/front of building to be landscaped to soften the architecture and provide
privacy for residential units.
• Landscape design shall be simple, bold, and easy to maintain
• The landscape palette to incorporate many drought-tolerant non-toxic plant materials
• Landscape elements on multi-family parcels to be visible from public streets and should
blend with and appear to be an extension of the public right-of-way landscaping
• All permanently landscaped areas to be irrigated with permanent underground irrigation.
• Transformer and cable box locations are to be carefully planned and coordinated with both
the utility company and landscape architect and should be located to be unobtrusive and
screened from view with plantings where possible.
• Mailboxes and mailbox structures to be designed to complement the architectural style of
the community.
• Landscaping shall be designed to comply with the City’s Landscape Water Conservation
Ordinance and Shade Tree Policy No. 576-19.
• A Landscape Master Plan shall be prepared by the developer for Sunbow II, Phase 3 and
submitted to the City for approval.
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Community Recreation Area:
The site designated Community Purpose Facility on the Sunbow II, Phase 3 Site Utilization Plan
is planned as a Community Recreation Area. This 0.9-acre area is planned to accommodate a
swimming pool, spa and associated pool uses, club house, a fire pit, a shaded BBQ area, children’s
play area, multi-use hard court area and level turf area. The Recreation Area would be private,
owned and maintained by the Master Homeowner’s Association. (Refer to Exhibit 23: Conceptual
Community Recreation Area)
Conceptual Design provided for illustrative purposed only –The final design shall meet the requirements of CVMC
Section 19.48.025 as a qualified CPF private recreation use.
Exhibit 23: Conceptual Community Recreation Area (CPF)
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The relationship between land uses, improvements and the natural MSCP open space areas
strongly influenced the landscape design concept for Sunbow II, Phase 3. A series of cross sections
depict unique certain conditions across the project site and the landscape concept for each. (Refer
to Exhibit 24: Site Conditions Key Map).
Exhibit 24: Site Conditions Key Map
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Community Entry:
Two entries into the community are planned along Streets “A” and “B.” New Zealand Christmas
(Metrosideros Excelsa), Leslie Roy Mesquite (Prosopis g. 'Leslie Roy'), Pink Trumpet Tree
(Handroanthus Impetiginosus) and other flowering trees line these streets to provide shade and
create a colorful, vibrant gateway into the community. Refer to Exhibit 25: Conceptual Landscape
Design – Streets “A” & “B.”
Exhibit 25: Conceptual Landscape Design – Streets “A” & “B”
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STREET TREES
Pink Trumpet Tree New Zealand Christmas Tree Leslie Roy Mesquite
Handroanthus Impetiginosus Metrosideros Excelsa Prosopis g. ‘Leslie Roy’
North Perimeter Slope:
Large landscaped 2:1 slopes at the perimeter of Sunbow II, Phase 3 (R-1) are designed to soften
the aesthetics of manufactured slopes with a diverse plant palette and planting program. Homes
will be setback from the slope and view fencing is planned at the top of slope to provide open
views across the natural open space. A 3-foot wide flat bench is provided at the top of slope for
maintenance access. Landscaping within the Fuel Modification Zone and adjacent grading buffer
must be consistent with the Sunbow II, Phase 3 Fire Protection Plan and Chula Vista MSCP
Subarea Plan. (Refer to Exhibit 26: Perimeter Slope @ R-1.
Exhibit 26: Perimeter Edge Condition @ R-1 (Cross Section J-J)
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Interior Edge Condition:
The homes along the western edge of R-2 will include private courtyards with open views across
Street “B” to the MSCP Preserve area. Interior slopes will be landscaped with low shrubs and
trees to screen views into the site. Refer to Exhibit 27: Internal Condition at R-2/Street “B.”
Exhibit 27: Internal Condition @ R-2 / Street “B” (Cross Section I-I)
Internal Condition:
Exhibit 28: Internal Condition @ R-1 & R-6 depicts the relationship between multi-family homes
within neighborhoods R-1 and R-4. Trees lined walkways and grade changes provide additional
buffers between neighborhoods.
Exhibit 28: Internal Condition @ R-1 & R-4 (Cross Section H-H)
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South Perimeter Condition with Off-Site Fuel Modification Zone:
The perimeter edge condition south of neighborhood R-1 is planned to include a 6-foot high
retaining wall and upward slope area to an off-site fuel modification zone. Slope landscaping shall
be consistent with the Sunbow II, Phase 3 Fire Protection Plan. (Refer to Exhibit 29: South
Perimeter Condition @ R-6).
Exhibit 29: South Perimeter Condition @ R-6 (Cross Section E-E)
17.0 AFFORDABLE HOUSING PLAN
The City of Chula Vista Balanced Communities Policy applies to residential projects of 50 or more
units. The Applicant will be required to enter into a Balanced Communities Affordable Housing
Agreement. See Development Agreement for additional details.
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INTENTIONALLY BLANK
APPENDIX A
SUNBOW II, PHASE 3 SPA PLAN AMENDMENT
PLANT PALETTE
MARCH 2021
INTENTIONALLY BLANK
SHADE TREES
AGONIS FLEXUOSA / PEPPERMINT TREE
CERCIDIUM X `DESERT MUSEUM` / THORNLESS PALO VERDE
JACARANDA MIMOSIFOLIA / JACARANDA
METROSIDEROS EXCELSA / NEW ZEALAND CHRISTMAS TREE
PROSOPIS G.‘LESLIE ROY’ / LESLIE ROY MESQUITE
ACCENT TREES
CERCIS CANADENSIS `FOREST PANSY` / FOREST PANSY REDBUD
CHILOPSIS LINEARIS / DESERT WILLOW
HANDROANTHUS IMPETIGINOSUS / PINK TRUMPET TREE
RHUS LANCEA / AFRICAN SUMAC
PALM TREES
PHOENIX DACTYLIFERA / DATE PALM
BIO-BASIN TREES
ALNUS RHOMBIFOLIA / WHITE ALDER
SALIX LASIOLEPIS / ARROYO WILLOW
STREET TREES
HANDROANTHUS IMPETIGINOSUS / PINK TRUMPET TREE
METROSIDEROS EXCELSA / NEW ZEALAND CHRISTMAS TREE
PROSOPIS G. ‘LESLIE ROY’ / LESLIE ROY MESQUITE
SHRUB/ GROUNDCOVER PLANTING
AGAVE SHAWII / COASTAL AGAVE
AGAVE X `BLUE FLAME` / BLUE FLAME AGAVE
AGAVE X `BLUE GLOW` / BLUE GLOW AGAVE
ALOE VERA / MEDICINAL ALOE
ALOE X `BLUE ELF` / ALOE
ASPARAGUS MEYERI / FOXTAIL FERN
BACCHARIS PILULARIS `TWIN PEAKS` / TWIN PEAKS COYOTE BRUSH2
CALLIANDRA CALIFORNICA / RED BAJA FAIRY DUSTER
CISTUS X PURPUREUS / ORCHID ROCKROSE
DIANELLA TASMANICA / FLAX LILY
ERIGERON KARVINSKIANUM / SANTA BARBARA DAISY
FESTUCA CALIFORNICA / CALIFORNIA FESCUE
FICUS PUMILA / CREEPING FIG
GALVEZIA JUNCEA / BAJA SNAPDRAGON
GALVEZIA SPECIOSA `FIRECRACKER` / BUSH SNAPDRAGON
GREVILLEA X `NED KELLY` / NED KELLY GREVILLEA
IVA HAYESIANA / SAN DIEGO POVERTY WEED
LEUCADENDRON X `SAFARI SUNSET` / CONEBUSH
LEUCOPHYLLUM FRUTESCENS `GREEN CLOUD` TM / GREEN CLOUD TEXAS RANGER
LEYMUS CONDENSATUS `CANYON PRINCE` / NATIVE BLUE RYE
MISCANTHUS SINENSIS `ADAGIO` / ADAGIO MAIDEN GRASS2
MUHLENBERGIA CAPILLARIS / PINK MUHLY GRASS2
PHILODENDRON X `XANADU` / CUT-LEAF PHILODENDRON
PITTOSPORUM SPP. / PITTOSPORUM SPECIES (except PITTOSPORUM UNDULATUM / VICTORIA
BOX
PITTOSPORUM TENUIFOLIUM / TAWHIWHI
RHAMNUS CALIFORNICA `EVE CASE` / CALIFORNIA COFFEEBERRY
ROSMARINUS OFFICINALIS `PROSTRATUS` / CREEPING ROSEMARY
SALVIA SONOMENSIS / CREEPING SAGE
SALVIA LEUCOPHYLLA ‘POINT SAL SPREADER’ / POINT SAL PURPLE SAGE
SENECIO MANDRALISCAE `BLUE CHALK STICKS` / SENECIO
SESLERIA AUTUMNALIS / AUTUMN MOOR GRASS
WESTRINGIA FRUTICOSA `BLUE GEM` / COAST ROSEMARY
BASIN SHRUB / GROUNDCOVER PLANTING
CAREX PRAEGRACILIS / CALIFORNIA FIELD SEDGE
IVA HAYESIANA / SAN DIEGO POVERTY WEED
JUNCUS MEXICANUS / MEXICAN RUSH
LEYMUS CONDENSATUS / GIANT WILD RYE
LEYMUS TRITICOIDES / CREEPING WILD RYE
TURF (SOD)
DROUGHT TOLERANT HYBRID BERMUDA
ENHANCED SHRUB / GROUNDCOVER PLANTING
AGAVE X `BLUE FLAME` / BLUE FLAME AGAVE
AGAVE X `BLUE GLOW` / BLUE GLOW AGAVE
ALOE VERA / MEDICINAL ALOE
CAREX SPP. / SEDGE
CISTUS X PURPUREUS / ORCHID ROCKROSE
DIANELLA TASMANICA / FLAX LILY
ERIGERON KARVINSKIANUM / SANTA BARBARA DAISY
FESTUCA CALIFORNICA / CALIFORNIA FESCUE
GALVEZIA SPECIOSA `FIRECRACKER` / BUSH SNAPDRAGON
GREVILLEA X `NED KELLY` / NED KELLY GREVILLEA
LEUCADENDRON X `SAFARI SUNSET` / CONEBUSH
LEYMUS CONDENSATUS `CANYON PRINCE` / NATIVE BLUE RYE
MISCANTHUS SINENSIS `ADAGIO` / ADAGIO MAIDEN GRASS2
MUHLENBERGIA CAPILLARIS / PINK MUHLY GRASS2
PHORMIUM SPP.
PITTOSPORUM TENUIFOLIUM / TAWHIWHI
RHAMNUS CALIFORNICA `EVE CASE` / CALIFORNIA COFFEEBERRY
ROSMARINUS OFFICINALIS `PROSTRATUS’ / CREEPING ROSEMARY
SALVIA SONOMENSIS / CREEPING SAGE
SENECIO MANDRALISCAE `BLUE CHALK STICKS` / SENECIO
SESLERIA AUTUMNALIS / AUTUMN MOOR GRASS
WESTRINGIA FRUTICOSA `BLUE GEM` / COAST ROSEMARY
STREETSCAPE SHRUBS/ GROUNDCOVER
AGAVE SHAWII / COASTAL AGAVE
AGAVE X `BLUE FLAME` / BLUE FLAME AGAVE
BACCHARIS PILULARIS `TWIN PEAKS` / TWIN PEAKS COYOTE BRUSH3
CISTUS X PURPUREUS / ORCHID ROCKROSE
DIANELLA TASMANICA / FLAX LILY
GALVEZIA SPECIOSA `FIRECRACKER` / BUSH SNAPDRAGON
IVA HAYESIANA / SAN DIEGO POVERTY WEED
LEYMUS CONDENSATUS `CANYON PRINCE` / NATIVE BLUE RYE
MUHLENBERGIA CAPILLARIS / PINK MUHLY GRASS2
PHORMIUM SPP.
RHAMNUS CALIFORNICA `EVE CASE` / CALIFORNIA COFFEEBERRY
ROSMARINUS OFFICINALS ‘PROSTRATUS’ / CREEPING ROSEMARY
SALVIA SONOMENSIS / CREEPING SAGE
WESTRINGIA FRUTICOSA `BLUE GEM` / COAST ROSEMARY
SLOPE PLANTING AND FUEL MODIFICATION ZONE TREES3
RHUS LANCEA / AFRICAN SUMAC2
HETEROMELES ARBUTIFOLIA / TOYON2
SLOPE SHRUB / GROUNDCOVER PLANTING IN FUEL MODIFICATION ZONES
ACANTHOMINTHA ILICIFOLIA/SAN DIEGO THORNMINT 1
AMBROSIA CHENOPODIFOLIA/ SAN DIEGO BURSAGE2
ASTER CHILENSIS ‘POINT SAINT GEORGE’ / CALIFORNIA ASTER 1
BACCHARIS PILULARIS `TWIN PEAKS` / TWIN PEAKS COYOTE BRUSH1
BAHIOPSIS LACINIATA/SAN DIEGO SUNFLOWER2
ACALYPHA CALIFORNICA / CALIFORNIA COPPERLEAF2
BERGEROCACTUS EMORYI/VELVET CACTUS1
CISTUS SALVIFOLIUS ‘PROSTRATUS’ / SAGELEAF ROCKROSE1
CORETHROGYNE FILAGINIFOLIA / SILVER CARPET1
CYLINDROPUNTIA PROLIFERA / COAST CHOLLA
DEINANDRA CONJUGENS/OTAY TARPLANT1
DUDLEYA PULVERULENTA / CHALK LETTUCE1
DUDLEYA LANCEOLATA/LANCE-LEAF DUDLEYA1
ENCELIA CALIFORNICA / CALIFORNIA ENCELIA2
EPILOBIUM CANUM VAR. LATIFOLIUM ‘EVERETTS’ CHOICE1
EUPHORBIA MISERA / CLIFF SPURGE1
ISOMERIS ARBOREA / BLADDERPOD2
IVA HAYESIANA / SAN DIEGO POVERTY WEED2
LUPINUS SUCCULENTUS / ARROYO LUPINE2
LYCIUM CALIFORNICUM / CALIFORNIA BOX THORN2
MALACOTHAMNUS FASCICULATUS / BUSH MALLOW2
MYOPORIUM PARVIFOLIUM / MYOPORIUM1
SALVIA LEUCOPHYLLA ‘POINT SAL SPREADER’ / POINT SAL PURPLE SAGE1
SALVIA SONOMENSIS / CREEPING SAGE 1
STIPA DIEGOENSIS/SAN DIEGO NEEDLEGRASS1
STIPA LEPIDA/FOOTHILL NEDDLEGRASS1
STIPA PULCHRA / PURPLE NEEDLE GRASS1
OPUNTIA LITTORALIS / SHORE CACTUS1
OPUNTIA ORICOLA / CHAPARRAL PRICKLYPEAR1
RHAMNUS CROCEA / REDBERRY2
RHUS INTEGRIFOLIA / LEMONADE BERRY 2
RIBES SPECIOSUM / FUCHSIA FLOWERING GOOSEBERRY2
SIMMONDSIA CHINENSIS / JOJOBA2
WESTRINGIA FRUTICOSA ‘MUNDI / MUNDI COAST ROSEMARY1
SHRUB/ GROUNDCOVER PLANTING (NON-SLOPE) IN FUEL MODIFICATION ZONES SHRUBS3
AGAVE SHAWII / COASTAL AGAVE1
AGAVE X `BLUE FLAME` / BLUE FLAME AGAVE1
AGAVE X `BLUE GLOW` / BLUE GLOW AGAVE1
ALOE VERA / MEDICINAL ALOE1
ALOE X `BLUE ELF` / ALOE1
ALOE 'CYNTHIA GIDDY'/CYNTHIA GIDDY ALOE1
ASTER CHILENSIS 'POINT SAINT GEORGE'/ CALIFORNIA ASTER1
BACCHARIS PILULARIS `TWIN PEAKS` / TWIN PEAKS COYOTE BRUSH1
CISTUS SALVIIFOLIUS 'PROSTRATUS' - SAGELEAF ROCKROSE1
CORETHROGYNE FILAGINIFOLIA / SILVER CARPET1
DIANELLA TASMANICA / FLAX LILY1
DIANELLA REVOLUTA ‘BABY BLISS’/ BABY BLISS FLAX LILY1
EPILOBIUM CANUM VAR. LATIFOLIUM 'EVERETT'S CHOICE'1
ERIGERON GLAUCUS/SEASIDE DAISY1
ERIGERON KARVINSKIANUM / SANTA BARBARA DAISY1
FESTUCA CALIFORNICA / CALIFORNIA FESCUE1
FURCRAEA FOETIDA 'MEDIOPICTA'1
HELIANTHEMUM 'BELGRAVIA ROSE' / BELGRAVIA ROSE1
LEYMUS TRITICOIDES ‘LAGUNITA' / LAGUNITA WILD RYE1
MYOPORUM PARVIFOLIUM / MYOPORUM1
OTHONNA CAPENSIS - LITTLE PICKLES1
ROSMARINUS OFFICINALIS ‘PROSTRATUS’ / CREEPING ROSEMARY1
SALVIA SONOMENSIS / CREEPING SAGE1
SENECIO MANDRALISCAE `BLUE CHALK STICKS` / SENECIO1
SESLERIA AUTUMNALIS / AUTUMN MOOR GRASS1
WESTRINGIA FRUTICOSA `MUNDI` / MUNDI COAST ROSEMARY1
BIOLOGICAL RESTORATION AREAS SHRUBS / GROUNDCOVER
ACMISPON GLABER VAR. GLABER / COASTAL DEERWEED
ARTEMISIA CALIFORNICA/CALIFORNIA SAGEBRUSH
BAHIOPSIS LACINIATA/SAN DIEGO SUNFLOWER
BLOOMERIA CROCEA / COMMON GOLDER STAR
BERGEROCACTUS EMORYI/VELVET CACTUS
CORETHROGYNE FILAGINIFOLIA / SAND ASTER
CONVOLVULUS SIMULANS / SMALL-FLOWERED BINDWEED
CYLINDROPUNTIA PROLIFERA / COAST CHOLLA
DICHELOSTEMMA CAPITATUM SSP. CAPITATUM / BLUE DICKS
DEINANDRA CONJUGENS/OTAY TARPLANT
ERIOGONUM FASCICULATUM VAR. FASCICULATUM/FLAT-TOP BUCKWHEAT
ERIOPHYLLUM CONFERTIFLORUM / GOLDDEN YARROW
ESCHSCHOLZIA CALIFORNICA / CALIFORNIA POPPY
EUPHORBIA MISERA / CLIFF SPURGE
GRINDELIA CAMPORUM / RAYLESS GUMPLANT
ISOCOMA MENZIESII VAR. DECUMBENS / DECUMBENT GOLDENBUSH
ISOMERIS ARBOREA / BLADDERPOD
LASTHENIA CORONARIA / ROYAL GOLDFIELDS
LUPINUS BICOLOR / MINIATURE LUPINE
LYCIUM CALIFORNICUM / CALIFORNIA BOX THORN
MELICA IMPERFECTA / COAST RANGE MELIC
SISYRINCHIUM BELLUM / BLUE-EYED GRASS
STIPA DIEGOENSIS/SAN DIEGO NEEDLEGRASS
STIPA LEPIDA/FOOTHILL NEDDLEGRASS
STIPA PULCHRA / PURPLE NEEDLE GRASS
OPUNTIA LITTORALIS / SHORE CACTUS
RHUS INTEGRIFOLIA / LEMONADE BERRY
SIMMONDSIA CHINENSIS / JOJOBA
YUCCA SCHIDIGERA / MOHAVE YUCCA
GENERAL NOTES
TREE SIZES: 15-GALLON (15%), 24” BOX (60%), 36” BOX (20%), 48” BOX (5%)
SHRUB AND GROUNDCOVER SIZES: 5-GALLON (30%), 1-GALLON (70%)
RESTORATION SHRUB AND GROUNDCOVER SIZES: 1-GALLON (100%), OVERSEED ALL AREAS WITH
SEED BLEND OF SAME SPECIES
FOOTNOTES:
1. LOW GROWING VARIETY OF SPECIES ABLE TO BE PLANTED IN FUEL MODIFICATION ZONE 1
AND 2.
2. LOW GROWING VARIETY OF SPECIES ABLE TO BE PLANTED IN FUEL MODIFICATION ZONE 2.
3. SEE PROJECT FIRE PROTECTION PLAN FOR ADDITIONAL INFORMATION. PLANTING MUST BE
IMPLEMENTED IN ACCORDANCE WITH CHULA VISTA FIRE DEPARTMENT’S FUEL
MODIFICATION GUIDELINES SUMMARIZED WITHIN THE FIRE PROTECTION PLAN.
4. SEE PROJECT BIOLOGICAL RESTORATION PLAN FOR ON-SITE PLANTING SPECIFICATIONS
(TIMING, SPECIES, AND SIZE) WITHIN RESTORATION AREA.