HomeMy WebLinkAboutAttachment 05g - Preserve Edge Plan
OTAY RANCH VILLAGE 8 EAST
Preserve Edge Plan
April 2024
PREPARED FOR:
HOMEFED OTAY LAND II, LLC
1903 Wright Place, Suite 220
Carlsbad, CA 92008
Adopted on December 2, 2014
By Resolution No. 2014-235
Amended XX
By Resolution No. XX
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TABLE OF CONTENTS
I. INTRODUCTION .............................................................................................................................. 1
II. FACILITIES AND IMPROVEMENTS PROPOSED WITHIN THE PRESERVE ................. 2
A. Utilities ............................................................................................................................................. 2
B. Canyon Subdrains ........................................................................................................................... 3
C. Access Facilities ............................................................................................................................. 3
III. FACILITIES PROPOSED WITHIN THE 100-FOOT PRESERVE EDGE .............................. 9
A. Retaining Walls .............................................................................................................................. 9
B. Trails .............................................................................................................................................. 10
IV. COMPLIANCE WITH RMP/MSCP SUBAREA PLAN POLICIES ....................................... 12
A. Drainage ......................................................................................................................................... 12
B. Village 8 East Water Quality ...................................................................................................... 13
C. Toxic Substances .......................................................................................................................... 16
D. Lighting .......................................................................................................................................... 17
E. Noise .............................................................................................................................................. 17
F. Invasive Plant Materials ............................................................................................................... 19
G. Buffers ............................................................................................................................................ 19
H. Restrict Access .............................................................................................................................. 25
EXHIBITS
1 Areas Subject to the Preserve Edge Plan and Facilities Proposed within the Preserve .. 1
2 Typical Canyon Subdrain Detail .........................................................................................................3
3 Pedestrian Circulation Plan ............................................................................................. 5
4 Community Park Entry Drive ......................................................................................... 6
5 Community Park Trail .................................................................................................... 7
6 Chula Vista Greenbelt Trail ............................................................................................ 7
7 Chula Vista Regional Trail .....................................................................................................................8
8 Cross Section at R-9 Multi-Family .................................................................................10
9 Cross Section at R-9 & R-10 Multi-Family ...................................................................11
10 Cross Section at CPF-1 Site .......................................................................................... 12
11 Water Quality Basin Plan ............................................................................................. 15
12 Otay Ranch Community Park South (P-2) Concept Plan ............................................. 24
13 Cross Section at Community Park (P-2) ....................................................................... 25
14 Perimeter Wall (Barrier) at Preserve Edge Plan ............................................................. 27
Attachment A Village 8 East Brush Management, Preserve Edge
& Community Park Approved Plant Palette
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 1 April 2024
I. INTRODUCTION
The purpose of the Preserve Edge Plan is to identify allowable uses within the 100-foot
Preserve Edge located within the development area adjacent to the Otay Ranch Preserve.
In accordance with Policy 7.2 of the Otay Ranch Resource Management Plan, a Preserve
Edge Plan is to be developed for all SPA Plans that contain areas adjacent to the Preserve.
The Preserve Edge is a 100-foot-wide strip of land within the development area adjacent
to the Preserve. To provide further guidance relating to the content of the Preserve Edge
Plan, the Chula Vista MSCP Subarea Plan contains policies related to land use adjacency.
Otay Ranch GDP, RMP and MSCP policies are summarized and evaluated below. Areas
subject to the Preserve Edge Plan requirements and facilities proposed within the Preserve
are depicted on Exhibit 1 and further described below.
Exhibit 1: Areas Subject to the Preserve Edge Plan and Facilities Proposed within the Preserve
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 2 April 2024
II. FACILITIES AND IMPROVEMENTS PROPOSED WITHIN THE PRESERVE
The facilities described below and depicted on Exhibit 1 are proposed within the MSCP
Preserve and are not subject to this Preserve Edge Plan, but rather are discussed for
context purposes only. Per the MSCP Subarea Plan, certain infrastructure and roads
planned in conjunction with development will be allowed to be constructed, operated
and maintained within the Preserve. The Subarea Plan anticipated these “Planned” and
“Future” facilities and requires compliance with the siting criteria identified in Section
6.3.3.4 of the Subarea Plan. The Project’s Biological Report provides the siting criteria
analysis. Facilities proposed within the Preserve include:
A. Utilities
The Village 8 East SPA Plan (“Project”) includes sewer connections to the existing
Salt Creek Interceptor located in the Otay River Valley south of Village 8 East,
Potable and Recycled Water Facilities and Storm Drain Facilities necessary to serve
Village 8 East and the Active Recreation Area (AR-11) located east of SR-125.
Two storm drain outlets are proposed to serve Villages 8 East and the Community
Park. Both storm drain facilities outlet directly to the Otay River. The storm drain
outlets are located south of the Otay Ranch Community Park South (P-2
Community Park). These facilities are partially within the area designated “Active
Recreation” in the MSCP Subarea Plan and partially within the MSCP Preserve.
With development of Village 8 West, located west of Village 8 East, a water quality
basin and storm drain outlet were constructed to serve flows from a portion of the
Community Park and the adjacent Village 8 West development area. These flows
are conveyed through the existing western basin.
The storm drain outlet proposed at the eastern portion of the P-2 Community Park
is within the MSCP Preserve and is comprised of a storm drain pipe,
headwall/dissipation and rip rap. Storm drain flows from Village 8 East are
conveyed to the Otay River Valley via the eastern storm drain outlet.
In addition to the storm drain outlets serving Village 8 East, an existing storm drain
facility within the SR-125 right of way conveys flows from existing SR-125
improvements. This facility will be extended with a headwall/dissipation and rip
rap outlet structure to the Otay River. This facility is located entirely within the
area designated “Active Recreation” in the MSCP Subarea Plan.
The Community Park Trail/Maintenance and Emergency Access Road located west
of the SR-125 ROW includes storm drain, recycled water and sewer facilities. The
grading associated with a portion of this facility impacts the MSCP Preserve.
A sewer line and potable water line is proposed within the Community Park Entry
Drive right-of-way. This facility is sized to serve Village 8 West and includes a
sewer connection to serve the Community Park. A potable water line is also
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 3 April 2024
proposed within the Community Park Entry Drive right-of-way sized to serve the
Community Park. The Community Park Entry Drive is planned to cross the MSCP
Preserve between Village 8 West and the Otay Ranch Community Park South (P-
2). (See Exhibits 3 and 4)
B. Canyon Subdrains
A series of canyon subdrains are proposed within the Village 8 East development
area and are proposed to outlet south of the residential parcels, within the MSCP
Preserve. Two 8” and one 6” subdrains are proposed. See Exhibit 1 for the
approximate locations of the subdrains. The subdrain outlets are comprised of a
concrete headwall. The outlet pipes extend a maximum of 20’ from the Preserve
Boundary (See Exhibit 2). Additional details are provided in the Village 8 East
Geotechnical Study prepared by GEOCON.
Exhibit 2: Typical Canyon Subdrain Detail
C. Access Facilities
The Village 8 East SPA Plan includes development of a portion of the Active
Recreation Area identified in the Otay Ranch GDP, Chula Vista MSCP Subarea
Plan and the Otay Valley Regional Park Concept Plan (AR-11). The western
portion of AR-11 has been designated as the Otay Ranch Community Park South
(P-2) on the Village 8 East Site Utilization Plan. In order to provide vehicular,
pedestrian, emergency, and maintenance access to this recreational area and
proposed water quality basins, two access points are proposed. The Community
Park Entry Drive is entirely within the Preserve, while a portion of the Community
Park Trail is within the Preserve.
• Full public vehicular/pedestrian access to the Community Park is planned
through adjacent Village 8 West via Avenida Caprise, continuing south
through the Preserve (Community Park Entry Drive) and connecting to the
Community Park along its northwestern edge. As discussed above, utilities
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 4 April 2024
serving Village 8 West and the Community Park are co-located in the
Community Park Entry Drive. This utility corridor has been graded and
constructed as part of the Village 8 West project. The Community Park Entry
Drive is comprised of two travel lanes, a landscaped parkway and a 10’ wide
Chula Vista Regional Trail on one side (See Exhibit 4). Post and rail fencing
is proposed along the entire length of the Regional Trail. Utilities serving
adjacent Village 8 West (storm drain and sewer) are included in the
Community Park Entry Drive. Potable water service will be extended within
the Community Park Entry Drive right-of-way from the point of connection in
Village 8 West to the Community Park.
• The Chula Vista Regional Trail planned along the Community Entry Drive
(Avenida Caprise) extends south of the P-2 Park entry. This segment crosses
the MSCP Preserve to connect to the planned Chula Vista Greenbelt Trail.
Fencing and signage will be incorporated into the trail design as required. (See
Exhibit 3 and 7).
• Shared emergency/maintenance/pedestrian access to public storm drain, sewer
and recycled water facilities, the Village 8 East basin and the Community Park
is provided along the Community Park Trail located adjacent to and within the
SR-125 ROW along the eastern end of the Community Park (See Exhibits 3
and 5). This facility is comprised of a 20-24’ wide paved roadway. Post and
rail fencing is provided along both sides. A small portion of this facility results
in grading impacts within the Preserve (See Exhibit 1). In addition to providing
access, utilities serving Village 8 East (storm drain and sewer) and the P-2
Community Park/AR-11 (recycled water) are co-located within the public
utility and access easement. Public vehicular access is prohibited along the
Community Park Trail, except for the portion connecting the P-2 Park and AR-
11.
• The Chula Vista Greenbelt Trail/Otay Valley Regional Park (OVRP) Trail is
co-located within the existing Salt Creek Sewer Easement on the north side of
the Otay River Valley, south of the P-2 Community Park (See Exhibits 3 and
6). This trail is a Planned Facility in the MSCP Subarea Plan. Physical
improvements associated with implementation of this trail (fencing and
signage) would not create any impacts on the MSCP Preserve, as it is planned
within a fully disturbed area. See the Biological Report for the MSCP
adjacency analysis.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 5 April 2024
Exhibit 3: Pedestrian Circulation Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 6 April 2024
Note: The Community Park Entry Drive (Avenida Caprise) was included in the adopted Village 8 West SPA and Tentative
Map as an off-site improvement. This illustrative representation is consistent with the Village 8 West approved design and is
provided for reference only.
Exhibit 4: Community Park Entry Drive
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 7 April 2024
Exhibit 5: Community Park Trail
Exhibit 6: Chula Vista Greenbelt Trail
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 8 April 2024
Note: Grading and surface improvements within the 30’ Utility & Access Easement were approved with the Village 8 West
SPA, Tentative Map and Grading Plan as an off-site improvement. Implementation of the Regional Trail component within
the utility corridor is limited to fencing, to be determined based on field conditions. This illustrative representation is consistent
with the approved design and is provided for reference only.
Exhibit 7: Chula Vista Regional Trail
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 9 April 2024
III. FACILITIES PROPOSED WITHIN THE 100-FOOT PRESERVE EDGE
Pursuant to the Otay Ranch Phase 2 Resource Management Plan:
“Development within the 100-foot edge is restricted to uses that are allowed within
the Preserve and the following uses:
1. Brush management in order to reduce fire fuel loads and reduce potential
fire hazard [7.2].
2. Landscaping that is compatible with open space, as demonstrated by a
Preserve Edge Plan [7.2]. No invasive plant species, such as those defined by the
California Invasive Plant Council Invasive Plant Inventory, shall be included in
the plant palette.
3. Fencing and walls that are built or landscaped in a way to minimize visual
impacts to the Preserve and the OVRP. No structures other than fencing and walls
shall be allowed [7.2].
4. Trails for passive recreational use. Trails should incorporate fencing or
barriers and signage to reduce the likelihood of human intrusion into the Preserve.
5. Detention basins, brow ditches, storm drains, and other drainage features to
protect the quality of the adjacent Preserve.”
Consistent with RMP requirements, the Proposed Project includes landscaping, brush
management areas, retaining walls and trails, including post and rail fencing, within
the Preserve Edge, as depicted on Exhibit 1 and described below. There are no
structures proposed within the 100-foot Preserve Edge.
A. Retaining Walls
A series of retaining walls is proposed within the 100’ Preserve Edge along the
southern edge of Village 8 East, outside of the MSCP Preserve. The retaining wall
system is broken into four wall sections ranging in height from ±7’ to ±17.5’. Wall
heights and locations are conceptual, subject to final engineering. A 10’ pedestrian
only access and maintenance buffer area is provided between the base of the wall
and the MSCP Preserve Boundary, A Preserve Edge Fence or Marker is provided
at the Preserve Boundary. (See Exhibit 8)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 10 April 2024
Note: The above exhibit is based on a conceptual plan. Final design to be determined during final engineering, including
retaining wall location, height and setback.
Exhibit 8: Cross Section at R-9 Multi-Family
B. Trails
Village 8 East proposes a portion of the Community Park Trail within 100’ Preserve
Edge. The Community Park Trail provides emergency, pedestrian and maintenance
access to a utility corridor co-located with the trail. Within the Village 8 East
development area, the Community Park Trail connects to the CPF-1 site, planned
as a private recreation facility overlooking the Otay River Valley. This trail
segment provides a critical link between Village 8 East and the P-2 Community
Park and the City of Chula Vista Greenbelt Trail system located in the Otay River
Valley (See Exhibits 5 and 9). Post and rail fencing and signage will be
incorporated into the trail design as required.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 11 April 2024
Note: The above exhibit is based on a conceptual plan. Final design to be determined during final engineering.
Exhibit 9: Cross Section at R-9 & R-10 Multi-Family
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 12 April 2024
Note: The above exhibit is based on a conceptual plan. Final design to be determined during final engineering.
Exhibit 10: Cross Section at CPF-1 Site
IV. COMPLIANCE WITH RMP/MSCP SUBAREA PLAN POLICIES
The following discussion provides a description of policies identified in the Chula Vista
MSCP Subarea Plan, which were developed in consideration of the requirements of the
RMP, as well as compliance measures to be carried out by the various components of
the SPA Plan. The discussion is divided into edge effect issue areas identified in the
Subarea Plan.
A. Drainage
MSCP Policy:
"All developed and paved areas must prevent the release of toxins, chemicals,
petroleum products, exotic plant materials and other elements that might degrade
or harm the natural environment or ecosystem processes within the Preserve. This
can be accomplished using a variety of methods including natural detention basins,
grass swales or mechanical trapping devices. These systems should be maintained
approximately once a year, or as often as needed, to ensure proper functioning.
Maintenance should include dredging out sediments if needed, removing exotic
plant materials, and adding chemical- neutralizing compounds (e.g., clay
compounds) when necessary and appropriate." (Page 7-25)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 13 April 2024
Compliance:
The Village 8 East TM Drainage Study (“Drainage Plan”) and PDP – Stormwater
Quality Management Plan (“SWQMP”) prepared by Hunsaker and Associates
assessed the existing and developed drainage and water quality conditions in the
SPA Plan area. In conformance with the GDP and SPA requirements, the Drainage
Plan provides the necessary hydrological studies, analysis and design solutions to
provide appropriate urban runoff and water quality for the SPA Plan Area as
described below and depicted on Exhibit 11, Water Quality Basin Plan.
Drainage
• All pre-development and post-development runoff from Village 8 East
is within the Otay River Valley watershed.
• Runoff from the developed portion of Village 8 East and co-mingled flow from
La Media Parkway (Village 8 West) will be routed via a storm drain system
southerly. A cleanout with an internal diversion will be located at the
downstream portion of the system to direct the low flow to a proposed
detention base and volume based Modular Wetlands System located in the
eastern portion of the P-2 Community Park to address water quality
requirements, while the peak flows continue toward the discharge point at the
Otay River. The detention basin and Modular Wetlands System outlets directly
to the Otay River via internal storm drain systems. Energy dissipating
measures such as D-41 headwalls or APWA energy dissipating impact basin
(or alternative) along with riprap are proposed at each respective outlet.
• A biofiltration water quality basin is proposed at the southwestern corner of
the P-2 Community Park to treat runoff from the park driveway and a portion
of the park. The final basin design will occur during the park master planning
process.
• Due to the impact of the Savage Dam at the Otay Reservoir, studies have
determined that the development of the Village 8 East site will not increase the
100-year frequency peak flows in the Otay River. Therefore, no detention
basins are required.
B. Village 8 East Water Quality
The development of the SPA Plan area will implement all necessary requirements
for water quality as specified by the State and local agencies.
The development will meet the requirements of the City's Standard BMP Design
Manual (BMPDM), the Jurisdictional Runoff Management Program and the Storm
Water Management and Discharge Ordinance (as specified in the City of Chula
Vista Development and Redevelopment Storm Water Management
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 14 April 2024
Standards/Requirements Manual).
The Otay River is a USGS blue line stream, which makes it a waterway of the
United States under the Clean Water Act (CWA). All development in excess of
five acres must incorporate urban runoff planning, which will be detailed at the
Tentative Tract Map level. The conceptual grading and storm water control plan
for the SPA Plan area provides for water quality control facilities to ensure
protection for the Otay River.
According to the San Diego Bay Watershed Management Area Analysis, the Otay
River is categorized as an exempt facility from hydromodification management
requirements. Since all runoff from the developed area within the Village 8 East
SPA is proposed to drain directly to the Otay River, hydromodification
management measures are not required for this development.
The Biological Resources Technical Report further discusses the potential for
erosion/scouring, habitat removal, habitat conversion, flooding and washing out
existing/future facilities and the cumulative effects as a result of increased
discharge volumes and the rate of discharge into the Otay River.
In addition to the permanent drainage facilities, temporary desiltation basins to
control construction related water quality impacts will be constructed within the
SPA Plan Area with each grading phase to control sedimentation during
construction. The interim desiltation basins are designed to prevent discharge of
sediment from the project grading operations into the natural drainage channel and
will be detailed in the Storm Water Pollution Prevention Plans (SWPPP) as
required by the Construction General Permit from the State Water Resources
Control Board. The exact size, location and component elements of these interim
basins will be identified on the grading plans and SWPPP. Temporary, interim
measures will occur within the development area.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 15 April 2024
Note: The above exhibit is based on a conceptual plan. Final design to be determined during final engineering.
Exhibit 11: Water Quality Basin Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 16 April 2024
C. Toxic Substances
MSCP Policy:
"All agricultural uses, including animal-keeping activities, and recreational uses
that use chemicals or general by-products such as manure, potentially toxic or
impactive to wildlife, sensitive species, habitat, or water quality need to incorporate
methods on their site to reduce impacts caused by the application and/or drainage
of such materials into the Preserve. Methods shall be consistent with requirements
requested by the Regional Water Quality Control Board (RWQCB) and National
Pollution Discharge Elimination System Permit (NPDES)." (Page 7-26)
Compliance:
Agricultural uses adjacent to the Preserve have been phased out, consistent with
the Village 8 East Agricultural Plan. There are no agricultural activities currently
occurring on the site.
As described in greater detail in the SWQMP for Village 8 East, prepared by
Hunsaker & Associates, the combination of proposed construction and permanent
BMPs will reduce, to the maximum extent practicable, the expected project
pollutants and will not adversely impact the beneficial uses of the receiving waters.
Anticipated pollutants from the project site may include sediments, nutrients, heavy
metals, organic compounds, trash and debris, oxygen demanding substances, oil
and grease, bacteria and viruses and pesticides. Runoff from Village 8 East will be
transmitted via public storm drain to a detention/water quality storage basin and
volume based Modular Wetlands System located in the eastern portion of the P-2
Community Park.
A second water quality biofiltration basin is conceptually located in the
southwestern portion of the P-2 Park to treat flows from the park driveway and a
portion of the P-2 Park. Stormwater pollutants are removed through physical and
biological processes, including adsorption, filtration, plant uptake, microbial
activity, decomposition, sedimentation and volatilization (EPA 1999). Adsorption
is the process whereby particulate pollutants attach to soil (e.g., clay) or vegetation
surfaces. Pollutants removed by adsorption include metals, phosphorus, and
hydrocarbons. Filtration occurs as runoff passes through the bioretention area
media, such as the sand bed, ground cover, and planting soil. Treated water is
released into the Otay River within 36 hours of capture. This system ensures that,
to the greatest extent practicable, Preserve areas adjacent to Village 8 East will not
be impacted from toxic substances that may be generated from the Village 8 East
project site.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 17 April 2024
D. Lighting
MSCP Policy:
"Lighting of all developed areas adjacent to the Preserve should be directed away
from the Preserve, wherever feasible and consistent with public safety. Where
necessary, development should provide adequate shielding with non- invasive plant
materials (preferably native), berming, and/or other methods to protect the Preserve
and sensitive species from night lighting. Consideration should be given to the use
of low-pressure sodium lighting." (Page 7-26)
Compliance:
Improvement plans for areas within or adjacent to the 100’ Preserve Edge will
include shielded lighting designs that avoid spillover light in the Preserve. Any
proposed lighting along the southern edge of Village 8 East and the Community
Park Entry Drive will be located the greatest distance possible away from the
Preserve, while meeting public safety lighting requirements. The Community Park
Concept Plan incorporates active recreation uses such as baseball fields, soccer
fields, tennis courts, and parking areas which may include lighting and security
lighting on restroom and maintenance buildings. Per the Chula Vista MSCP
Subarea Plan (Section 6.3.4 Otay Valley Regional Park Plan Uses, Page 6- 19),
“Active recreation uses are identified in the Otay Ranch GDP as allowed uses in
the Otay Ranch Preserve are not subject to the 100-foot Edge Plan requirements.”
Lighting Plans and accompanying photometric analyses must be prepared in
conjunction with improvement plans that include lighting in areas adjacent to the
Preserve and during the P-2 Community Park master planning process to illustrate
the location of proposed lighting standards and type of light shielding measures.
Lighting Plans must demonstrate that light spillage into the Preserve is
avoided/minimized to the greatest extent possible. City of Chula Vista updated
street lighting standards require installation of energy saving LED lamps on all City
streets.
E. Noise
MSCP Policy:
"Uses in or adjacent to the Preserve should be designed to minimize noise impacts.
Berms or walls should be constructed adjacent to commercial areas and any other
use that may introduce noises that could impact or interfere with wildlife utilization
of the Preserve. Excessively noisy uses or activities adjacent to breeding areas,
including temporary grading activities, must incorporate noise reduction measures
or be curtailed during the breeding season of sensitive bird species.”
Where noise associated with clearing, grading or grubbing will negatively impact
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 18 April 2024
an occupied nest for the least Bell’s vireo during the breeding season from March
15 to September 15, noise levels should not exceed 60 CNEL. However, on a case-
by-case basis, if warranted, a more restrictive standard may be used. If an occupied
Least Bell’s Vireo nest is identified in a pre-construction survey, noise reduction
techniques, such as temporary noise walls or berms, shall be incorporated into the
construction plans to reduce noise levels below 60 CNEL.
Where noise associated with clearing, grubbing or grading will negatively impact
an occupied nest for raptors between January 15 and July 31 or the California
gnatcatcher between February 15 and August 15 (during the breeding season),
clearing, grubbing or grading activities will be modified, if necessary, to prevent
noise from negatively impacting the breeding success of the pair. If an occupied
raptor or California gnatcatcher nest is identified in a pre-construction survey,
noise reduction techniques shall be incorporated into the construction plans.
Outside the bird breeding season(s), no restrictions shall be placed on temporary
construction, noise." (Page 7-26)
Compliance:
The project EIR includes Mitigation Measures requiring pre-grading surveys for
gnatcatchers, vireos and nesting raptors. Based on those surveys and locations of
nesting birds in the year of grading, if it is determined that the noise impact
thresholds established in the Chula Vista MSCP Subarea Plan would be exceeded,
the Applicant would be required to reduce the impact below the designated
threshold through either modification of construction activities (such as berming)
or avoiding clearing, grubbing, grading or construction activities within 300 feet of
an occupied nest site. Post- construction noise impacts associated with residential
development will be minimized to the greatest extent possible through site layout.
There are no single family lots backing onto the Preserve Edge. Activities
associated with the ongoing maintenance of the water quality basin and storm drain
outlets are provided in the Village 8 East TM Drainage Study.
The proposed P-2 Community Park was identified in the Otay Valley Regional Park
Concept Plan as Active Recreation #11. Per the MSCP Subarea Plan, Section 6.3.4,
Otay Valley Regional Park Uses, “Active recreation areas are identified in the Otay
Ranch GDP as allowed uses in the Otay Ranch Preserve and are not subject to the
100-foot Edge Plan requirements.” However, as part of the University Village EIR
preparation, Anita Hayworth, Ph.D. (Dudek), reviewed the Conceptual Community
Park Concept Plan as it relates to species points in the vicinity of the park. Dr.
Hayworth identified up to four gnatcatcher points north of the Community Park site
and several documented Vireo sightings west and south of the Otay Quarry.
However, noise generating sports fields are located approximately 150 feet from
these sensitive receptors. In addition, riparian habitat (Willow patch) within the
Otay River Valley is approximately 150 feet south of the soccer field, providing
ample setbacks from mapped sensitive habitats. After reviewing minor adjustments
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 19 April 2024
to field locations, Dr. Hayworth indicated that no additional changes to the 2014
Conceptual Community Park Plan were necessary. Further, Dr. Hayworth
determined that limitations to park activities during breeding seasons (February 15
and August 15) are not warranted. See Biological Report for MSCP Adjacency
Analysis. These recommendations will remain applicable during the park master
planning process.
F. Invasive Plant Materials
MSCP Policy:
"No invasive non-native plant species shall be introduced into areas immediately
adjacent to the Preserve. All slopes immediately adjacent to the Preserve should be
planted with native species that reflect the adjacent native habitat. The plant list
contained in the “Wildland / Urban Interface: Fuel Modification Standards,” and
provided as Appendix L of the Subarea Plan, must be reviewed and utilized to the
maximum extent practicable when developing landscaping plans in areas adjacent
to the Preserve.” (Page 7-27)
Compliance:
Landscape plans within the 100’ Preserve Edge will not contain invasive species,
as determined by the City of Chula Vista and identified in the MSCP Subarea Plan,
Appendices N, List of Invasive Species. Landscape areas within the 100’ Preserve
Edge including, but not limited to, manufactured slopes, must comply with the
Approved Plant List provided as Attachment “A” to this document. This list also
meets the requirements outlined in the attachment to the Village 8 East Fire
Protection Plan and 2023 Addendum, as some of these areas are also within the
100’ Brush Management Zone required by the MSCP Subarea Plan. Any changes
to the Approved Plant List must be approved by the Director of Development
Services or their designee. The area may be planted with container stock (liners) or
a hydroseed mix.
G. Buffers
MSCP Policy:
"There shall be no requirements for buffers outside the Preserve, except as may be
required for wetlands pursuant to Federal and/or State permits, or by local agency
CEQA mitigation conditions. All open space requirements for the Preserve shall be
incorporated into the Preserve. Fuel modification zones must be consistent with
Section 7.4.4 of the Subarea Plan."
Compliance:
Brush Management Zones have been incorporated into the proposed development
areas of the SPA Plan pursuant to the requirements of the Subarea Plan. Where
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 20 April 2024
appropriate, graded landscaped slope areas will be maintained pursuant to Fire
Department requirements and will be outside of the Preserve. The Village 8 East
Fire Protection Plan and 2023 Addendum provide specific fuel modification
requirements for the entire SPA Plan Area. Consistent with the Chula Vista MSCP
requirements, a 100’ Brush Management Zone has been established and portions of
the Brush Management Zone coincide with the 100’ Preserve Edge. A description
of the Brush Management Zones is provided below and shown in Exhibits 8, 9, 10
and 13.
Brush Management Zones:
Zone 1: All public and private areas located between a structure’s edge and 50 feet
outward. These areas may be located on publicly maintained slopes, private open
space lots, public streets, and/or private yards.
• Provide a permanent irrigation system within this irrigated wet zone.
• Only those trees on the Approved Plant List and those approved by the Director
of Development Services or their designee as not being invasive are permitted
in this zone.
• All plant and seed material to be locally sourced to the greatest extent possible
to avoid genetically compromising the existing Preserve Vegetation.
• Tree limbs shall not encroach within 10 feet of a structure or chimney,
including outside barbecues or fireplaces.
• Provide a minimum of 10 feet between tree canopies.
• Additional trees (excluding prohibited or highly flammable species) may be
planted as parkway streets on single loaded streets.
• Limit 75% of all groundcovers and sprawling vine masses to a maximum
height of 18 inches.
• 25% of all groundcover and sprawling vine masses may reach a maximum
height of 24 inches.
• Groundcovers much be of high-leaf moisture content.
• Shrubs shall be less than 2 feet tall and planted on 5-foot centers.
• Randomly placed approved succulent type plant material may exceed the
height requirements, provided that they are spaced in groups of no more than
three and a minimum of five feet away from described “clear access routes.”
• Vegetation/Landscape Plans within this zone shall be in compliance with the
Preserve Edge Plan, the Chula Vista MSCP Subarea Plan and the Village 8
East Fire Protection Plan.
Zone 2: All public and private areas located between the outside edge of Zone 1
and 50 feet outward to 100 feet, per the Village 8 East Fire Protection Plan. These
areas may be located on public slopes, private open space lots and public streets,
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 21 April 2024
and are subject to the criteria provided below:
• Utilize temporary irrigation to ensure the establishment of vegetation intended
to stabilize the slopes and minimize erosion.
• Trees may be located within this zone, provided they are planted in clusters of
no more than three. A minimum distance of no less than 20 feet shall be
maintained between the tree cluster’s mature canopies.
• Only those trees on the Approved Plant List and those approved by the
Director of Development Services or their designee as not being invasive are
permitted in this zone.
• All plant and seed material to be locally sourced to the greatest extent possible
to avoid genetically compromising the existing Preserve Vegetation.
• Limit 75% of all groundcover and sprawling vine masses to a maximum height
of 36 inches.
• 25% of all groundcover and sprawling vine masses may reach a maximum
height of 48 inches.
• Randomly placed approved succulent type plant material may exceed the
height requirements, provided that they are spaced in groups of no more than
three and a minimum of five feet away from described “clear access routes.”
• Shrubs may be planted in clusters not exceeding a total of 400 sq. ft.
• Provide a distance of no less than the width of the largest shrub’s mature
spread between each shrub cluster.
• Provide “avenues” devoid of shrubs a minimum width of 6 feet and spaced a
distance of 200 linear feet on center to provide a clear access route from toe
of slope to top of slope.
• When shrubs or other plants are planted underneath trees, the tree canopy shall
be maintained at a height no less than three times the shrub or other plant’s
mature height (break up any fire laddering effect).
• There shall be no hedges.
A more detailed description of the Brush Management Zones, including
maintenance activities, planting programs, etc. is provided in the University
Villages Fire Protection Plan and Village 8 East Fire Protection Plan Addendum
(2023). Any proposed changes in the Brush Management Zone are subject to
approval by the Chula Vista Director of Development Services, or their designee,
and the Chula Vista Fire Chief.
The 100’ Preserve Edge coincides with the 100’ Brush Management Zone in some
areas. Retaining walls are also included within Zone 2 of the 100’ Brush
Management Zone.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 22 April 2024
The irrigation design proposed for the Preserve Edge includes permanent irrigation
within Brush Management Zone 1 (0-50 feet) and temporary irrigation in Zone 2 to
ensure the establishment of vegetation intended to stabilize the slope and minimize
erosion. The temporary irrigation is described below:
Zone 2 (51 – 100 feet) would be irrigated with temporary above-ground irrigation
lines utilized only during plant establishment using sprinkler heads that spray 360
degrees. When the plants have become established, the sprinkler heads will
be adjusted to spray only 180 degrees toward the upper 50 feet of the slope.
With proper maintenance and management, the temporary irrigation within Brush
Management Zone 2 as described above, does not conflict with the Adjacency
Management Issues found in Section 7.5.2 of the City of Chula Vista MSCP
Subarea Plan.
Otay Ranch GDP Objective:
Identify allowable uses within appropriate land use designations for areas
adjacent to the Preserve.
Policy: All development plans adjacent to the edge of the Preserve shall be subject
to review and comment by the Preserve Owner/Manager, the City of Chula
Vista, and the County of San Diego to assure consistency with resource
protection objectives and policies.
Policy: "Edge Plans" shall be developed for all SPAs that contain areas adjacent to
the Preserve. The "edge" of the Preserve is a strip of land 100 feet wide that
surrounds the perimeter of the Preserve. It is not a part of the Preserve - it
is a privately or publicly owned and maintained area included in lots within
the urban portion of Otay Ranch immediately adjacent to the Preserve.
Compliance:
The preparation of this Village 8 East Preserve Edge Plan fulfills the requirement
to develop an “Edge Plan” for any SPA Plan Area adjacent to the Preserve and is
subject to review and comment by the Preserve Owner/Manager, the City of Chula
Vista and County of San Diego. Uses within the 100’ Preserve Edge are either
privately or publicly owned and maintained.
The Otay Ranch Community Park South located south of Village 8 East is identified
as “Active Recreation” in the Chula Vista MSCP Subarea Plan and is not subject
to the 100-foot Edge Plan requirements. However, the Community Park Concept
Plan was developed and refined based on input from the Applicant’s biologist to
minimize/avoid impacts on sensitive resources located within the surrounding
Preserve areas. See the Otay Ranch Community Park South Concept Plan (Exhibit
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 23 April 2024
12). In addition to the Concept Plan, a cross section depicting the relationship
between the community park, the Chula Vista Greenbelt Trail/Salt Creek Sewer
Easement and the Otay River Valley is provided in Exhibit 13. The University
Villages 2014 Biological Technical Report addressed/analyzed the park in
relationship to the MSCP Adjacency Guidelines and provides mitigation measures
to be applied during park master planning.
MSCP Adjacency Guidelines
All new development must adhere to the Adjacency Guidelines for drainage found
on Page 7-25 of the Subarea Plan. In summary, the guidelines state that:
1. All developed areas must prevent the release of toxins, chemicals, petroleum
products, exotic plant materials and other elements that might degrade or harm the
natural environment or ecosystem processes within the Preserve.
2. Develop and implement urban runoff and drainage plans which will create the
least impact practicable for all development adjacent to the Preserve.
3. All development located within or directly adjacent to or discharging directly
to an environmentally sensitive area are required to implement site design, source
control, and treatment control Best Management Practices (BMPs).
Compliance:
To adhere to these MSCP guidelines, excessive runoff into the Preserve from
adjacent irrigated slopes must be prevented. Erosion control BMPs must be
installed prior to planting and watering to prevent siltation into the Preserve. The
irrigation system installed on the slopes should have an automatic shutoff valve to
prevent erosion in the event the pipes break. Irrigation schedules for the slopes
adjacent to the Preserve must be evaluated and tested in the field to determine the
appropriate water duration and adjusted, as necessary, to prevent excessive runoff.
A manual weeding program or the focused application of glyphosate shall be
implemented on the manufactured slopes adjacent to the Preserve to control weeds
that are likely to be encouraged by irrigation. Weed control efforts should occur
quarterly or as needed, to prevent weeds on the manufactured slopes from moving
into the adjacent Preserve. A qualified monitor shall check the irrigated slopes
during plant establishment to verify that excessive runoff does not occur and that
any weed infestations are controlled.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 24 April 2024
Exhibit 12: Otay Ranch Community Park South(P-2) Concept Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 25 April 2024
Exhibit 13: Cross Section at Community Park (P-2)
H. Restrict Access
Both the Otay Ranch RMP and Chula Vista MSCP Subarea Plan contain policies
that restrict or limit access into the Preserve. These policies are discussed below:
Otay Ranch RMP Policy 6.5:
“Identify restricted use areas within the Preserve.”
Standard: Public access may be restricted within and adjacent to wetlands, vernal
pools, restoration areas, and sensitive wildlife habitat (e.g., during breeding season)
at the discretion of the Preserve Owner/Manager.
Guidelines:
1. The Preserve Owner/Manager shall be responsible for identifying and
designating restricted areas based on biological sensitivity...”
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 26 April 2024
MSCP Policy:
“The public access to finger canyons will be limited through subdivision design,
fencing or other appropriate barriers, and signage.”
“Install barriers (fencing, rocks/boulders, appropriate vegetation) and/or signage in
new communities where necessary to direct public access to appropriate locations.”
Compliance:
Pursuant to the requirements of the MSCP Subarea Plan and RMP, the land plan
has been designed to provide access to the preserve areas at designated locations,
directing pedestrians to developed public trails within the Otay River Valley via
designated public trails and roadways. The Village Design Plan provides wall and
fence details for Village 8 East. Perimeter view fencing/post and rail fencing along
the adjacent development parcel boundaries will be provided outside of the
Preserve. In addition, a post and rail fence is planned along the down-slope edge of
the Edge Trail within the Brush Management Zone. This property will be
maintained by the Master HOA, with maintenance funded through a Homeowner’s
Association. A Preserve Edge Fence/Marker will be provided at the MSCP
Boundary.
Access to the Brush Management Zone will be provided via locked gates for
maintenance and fire protection activities only located every 1,000’ along the
southern edge of Village 8 East. Interim access control measures, such as fencing,
signage, etc. will be provided within the development area to restrict public access
until trail improvements within the Preserve are complete. The conceptual location
of perimeter fencing at the Preserve Edge is depicted in Exhibit 14. Perimeter
fencing is intended to provide a barrier between development and Preserve areas.
The exact location and type of all proposed fencing will be depicted on the overall
Village 8 East Landscape Master Plan and will be subject to review and approval
by the Director of Development Services or their designee. Signage, identifying
the MSCP Preserve and notifying the public of access restrictions, will be provided
at key locations along the Preserve Edge. A detailed sign program for trails will
be provided on the Village 8 East Landscape Master Plan and will be subject to
review and approval by the Director of Development Services and the Public
Works Director or their designee(s).
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Preserve Edge Plan
Page 27 April 2024
Exhibit 14: Perimeter Wall (Barrier) at Preserve Edge Plan
ATTACHMENT “A”
VILLAGE 8 EAST BRUSH MANAGEMENT, PRESERVE EDGE &
COMMUNITY PARK
APPROVED PLANT LIST – April 2024
Brush Management Modification (Zones 1 & 2)
Plant and seed material should be locally sourced to the greatest extent possible to avoid genetically
compromising existing Preserve vegetation. Notes provided below must be adhered to and planting
must be implemented in accordance with the Chula Vista Fire Department’s fuel modification
guidelines summarized in the Village 8 East Fire Protection Plan and 2023 Addendum.
Trees
Botanical Name Common Name BMZ Notes
Cercis occidentalis Western Redbud 1
Heteromeles arbutifolia Toyon * See Note 'A' below
Parkinsonia x 'Desert Museum' Desert Museum Palo Verde 1
Platanus racemosa California Sycamore 1
Prosopis chilensis Chilean Mesquite 1
Prunus ilicifolia 'ilicifolia' Hollyleaf Cherry 1
Quercus agrifolia Coast Live Oak 1
Quercus engelmannii Englemann Oak 1
Rhus lancea African Sumac 1 See Note 'B' below
Shrubs, Cacti & Ground Covers
Agave attenuata Foxtail Agave 1
Atriplex semibacatta Berry Saltbush 1
Baccharis pilularis 'Pigeon Point' Dwarf Coyote Brush 1 & 2 See Note 'C' below
Cotoneaster dammeri 'Lowfast' Bearberry Cotoneaster 1
Encelia californica California Encelia 2
Encelia farinose California Encelia 1 & 2
Epilobium californicum California Fuschia 1 & 2
Epilobium canum California Fuschia 1 & 2
Galvezia speciosa 'Fire Cracker' Bush Snapdragon 2
Heteromeles arbutifolia Toyon * See Note 'A' below
Isomeris arborea Bladder Pod 2
Isocoma menziesii ‘ Manziesii’ Coast Goldenbush 2
Iva hayesiana San Diego Marsh Elder *
Limonium perezii Statice 1
Myoporum parvifolium 'Putah Creek' Creeping Myoporum 1
Nassella pulchra Purple Needle Grass 2
Opuntia littoralis Coastal Prickly Pear Cactus 2 See Note 'E' below
Opuntia oricola No Common Name 2 See Note 'E' below Phyla nodiflora Kurapia 1 Rhamnus crocea Redberry *
Rhus integrifolia Lemonade Berry *
Rhus ovata Sugarbush *
Salvia apiana White Sage 2 See Note 'F' below
Simmondsia chinensis Jojoba * See Note 'F' below
Trichostema lanatum Woolly Blue Curls *
Botanical Name Common Name BMZ Notes
Viguiera laciniata San Diego Sunflower 2
Yucca schidigera Mojave Yucca 1 & 2
Yucca whipplei Our Lord's Candle 1 & 2
Hydroseed Application
Plant and seed material should be locally sourced to the greatest extent possible to avoid genetically compromising existing
Preserve vegetation
Acmispon americanus Purshing's lotus 1
Acmispon heermannii Heerman's lotus 1
Cryptantha intermedia Common cryptantha 1
Eschscholzia californica Coastal California Poppy 1
Helianthemum scoparium Sun Rose 1
Lasthenia gracilis California Goldfields 1
Lupinus bicolor Miniature Lupine 1
Sisyrinchium bellum Blue Eyed Grass 1
Corethrogyne filaginifolia Sand Aster 2
Encelia farinosa California Encelia 2
Ericameria palmeri Palmer's goldenbush 2
Eriophyllum confertiflorum Golden Yarrow 2
Galium angustifolium Narrow leaved bedstraw 2
Hazardia squarrosa Sawtooth goldenbush 2
Hemizonia fasciculata Common Tarplant 2
Isocoma menziesii Menzies’ goldenbush 2
Iva hayesiana San Diego Marsh Elder *
Lasthenia californica Dwarf goldfields 2 Lupinus excubitus Grape soda lupine 2
Viguiera laciniata San Diego Sunflower 2
Brush Management Notes:
* Indicates larger shrubs that may be utilized in Zone 2, in cluster of no more than 400 SF
A May be planted within Fuel Management Zone 1 up to 10% of the plant palette mix. No single mass shall exceed
400 sf. These shall be spaced such that the nearest shrub is no closer than the tallest shrub height (at maturity)
B Plant acceptable on a limited basis (Max. 30% of the area at the time of planting)
C Only local native shrub species will be utilized. No cultivars shall be permitted.
D Plant acceptable on a limited basis (Max. 30% of the area at the time of planting)
E Plants must be locally sourced
F May be planted in limited quantities and must be properly spaced
Community Park P-2 Plant List
Trees
Arbutus 'Marina' Marina Strawberry Tree
Brachychiton populneus Bottle Tree
Cassia leptophylla Gold Medallion Tree
Citrus species Citrus
Cupaniopsis anacardioides Carrotwood
Dracaena draco Dragon Tree
Eriobotrya deflexa Bronze Loquat
Geijera parviflora Australian Willow
Jacaranda mimisifolia Jacaranda
Botanical Name Common Name BMZ Notes
Koelreuteria bipinnata Chinese Flame Tree
Lagerstroemia indica Lavender Crape Myrtle
Ligustrum lucidum Glossy Privet
Lophostemon confertus Brisbane Box
Magnolia grandiflora Magnolia
Metrosideros excelsa New Zealand Christmas Tree
Olea europea 'Willsonii' Fruitless Olive
Parkinsonia x 'Desert Museum' Desert Museum Palo Verde Platanus acerifolia London Plane Tree
Platanus racemosa California Sycamore
Quercus agrifolia Coast Live Oak
Quercus engelmannii Englemann Oak
Quercus ilex Holly Oak
Rhus lancea African Sumac
Tipuana tipu Tipu Tree
Ulmus parvifolia 'Drake' Drake Evergreen Elm
Shrubs, Cacti, Ornamental Grasses & Ground Covers
Agave attenuata Foxtail Agave
Aloe species Aloe
Anigozanthos species Kangaroo Paw
Baccharis pilularis 'Pigeon Point' Dwarf Coyote Brush
Bougainvillea species Bougainvillea
Callistemon citrinus 'Little John' Little John Bottlebrush
Carex species Sedge
Ceanothus cultivars Ceanothus
Chondropetalum tectorum Cape Rush
Cistus species Rockrose
Clematis species Evergreen Clematis Vine
Cordyline australis 'Atropurpurea' Bronze Dracena
Cotoneaster dammeri 'Lowfast' Bearberry Cotoneaster
Crassula species Crassula
Dietes vegeta Fortnight Lily
Echium fastuosum Pride of Madeira
Encelia californica California Encelia
Encelia farinose California Encelia
Euonymus species Euonymus
Feijoa sellowiana Pineapple Guava Festuca species Fescue
Ficus pumila Creeping Fig
Grevillea ‘Noellii’ Noel Grevillea
Grewia occidentalis Lavender Starflower
Helichrysum petiolare 'Limelight' Limelight Licorice Plant
Hesperaloe species Red Yucca
Heteromeles arbutifolia Toyon
Ilex species Holly
Lantana species Lantana
Leucophyllum species Texas Ranger
Leymus condensatus 'Canyon Prince' Canyon Prince Wild Rye
Ligustrum japonicum 'Texanum' Texas Privet
Limonium perezii Statice
Botanical Name Common Name BMZ Notes
Mahonia aquifolium Oregon Grape Mimulus cardinalis Scarlet Monkeyflower
Muhlengurgia rigens Deergrass
Myoporum parvifolium 'Putah Creek' Creeping Myoporum
Myrtus communis Myrtle
Nassella pulchra Purple Needle Grass
Nephrolepis cordifolia Sword Fern
Phormium species New Zealand Flax Phyla nodiflora Kurapia
Pittosporum crassifolium
'Compactum' Evergreen Pittosporum
Pittosporum tobira 'Wheeler's Dwarf' Wheeler’s Dwarf Pittosporum
Podocarpus 'Icee Blue' (Columnar) Icee-Blue Yellow-Wood
Podocarpus macrophyllus 'Maki' Shrubby Yew Pine
Portulcaria afra Elephant's Food Portulcaria afra 'Minima' Elephant's Mat
Prunus caroliniana Carolina Cherry
Pyracantha species Firethorn
Rhaphiolepis indica Indian Hawthorn
Rhaphiolepis umbellata 'Minor' Dwarf Yedda Hawthorne
Rhus integrifolia Lemonade Berry
Rhus ovata Sugarbush
Rosmarinus species Rosemary
Salvia apiana White Sage
Scaevola 'Mauve Clusters' Mauve Clusters Pincushion
Flower
Strelitzia nicolai Giant Bird of Paradise
Strelitzia reginae Bird of Paradise
Tecoma species Esperanza
Tecomaria capensis Cape Honeysuckle
Thuja occidentalis 'Degroots Spire' Degroots Spire Arbovitae
Trachelospermum jasminoides Star Jasmine
Tulbaghia violacea Sweet Garlic
Westringia fruticosa 'Mundi' Low Coast Rosemary
Wisteria sinensis Chinese Wisteria
Turf
Festuca Aquawise Sportslube Mix
(from seed) Sports Field Fescue Mix
Dwarf Tall Fescue (sod) Marathon II
Cynodon dactylon ‘Bandera’ Bandera Bermuda Grass
Hydroseed Application
Plant and seed material should be locally sourced to the greatest extent possible to avoid genetically compromising existing
Preserve vegetation.
Acmispon americanus Purshing's lotus
Acmispon heermannii Heerman's lotus
Cryptantha intermedia Common cryptantha
Eschscholzia californica Coastal California Poppy
Helianthemum scoparium Sun Rose
Lasthenia gracilis California Goldfields
Botanical Name Common Name BMZ Notes Lupinus bicolor Miniature Lupine
Sisyrinchium bellum Blue Eyed Grass
Corethrogyne filaginifolia Sand Aster
Encelia farinosa California Encelia
Ericameria palmeri Palmer's goldenbush
Eriophyllum confertiflorum Golden Yarrow
Galium angustifolium Narrow leaved bedstraw
Hazardia squarrosa Sawtooth goldenbush
Hemizonia fasciculata Common Tarplant
Isocoma menziesii Menzies’ goldenbush
Iva hayesiana San Diego Marsh Elder
Lasthenia californica Dwarf goldfields Lupinus excubitus Grape soda lupine