HomeMy WebLinkAboutAgenda Packet 1991/01/15
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Tuesday, January 15, 1991
6:00 p.m.
,.1.J1IrJ '"
Reg-ular Meeting
.r0t'-:','
. Council Chambers
. PUl)Iic Services Building
, ._-_.~~-_...-
CAll.. TO ORDER
L
ROlL CAll..:
Councilmembers Malcolm _, Moore _, Nader _, Rindone _ and
Mayor McCandliss _'
2, PLEDGE OF AlLEGIANCE TO TIiE FLAG. SILENT PRAYER
3. APPROVAL OF MINlffES: None Submitted.
4. SPECIAL ORDERS OF TIiE DAY:
a. Oath of Office: Charter Review Committee - Bob Campbell, Jack Blakely, Susan Fuller, John
Dorso, Carlos Batara, Ted Hillock, and Sharon Reid.
CONSENT CALENDAR
(Items 5 through 19)
The staff recommendations regarding the following items listed under the Consent Calendar will be enacted by the
Council by one motion wilhout discussion unless a Councilmember or a member of the public requests that the
ilem be pulkd for discussion. If you wish to speak on one of these items, please fill out a "Request to Speak Form"
available in the lobby and submil il to the City Clerk prior to the meeting. (Complete the green form to speak in
favor of the staff recommendation; complete the pink form to speak in opposiJion to the staff recommendation.)
Any items pulled from the Consent Calendar will be discussed under the subsequent agenda ilem entilled "Items
Pulled from the Consent Calendar."
5. WRITfEN COMMUNICATIONS:
a. Letter of resignation. International Friendship Committee, Dolores Brines.
b. Request for financial help to underwrite the continental breakfast for the Ninth Annual
Conference, for the amount of$I,OOO. National Forum for Black Public Administrators, P.O.
Box 249, Lynwood, CA 90262.
6.
ORDINANCE 2432
AMENDING ORDINANCE NUMBER 2320 RELATING TO DEVELOPMENT
IMPACf FEES TO PAY FOR VARIOUS PUBIJC FACIIJTIES WIlHIN TIiE
CITY OF CHUlA VISTA'S GENERAL PlAN BOUNDARY (second readinS?: and
adoption) . In August 1989, the Council adopted a Public Facilities DlF.
The study recommending the DlF also recommended that the Master Fee
be referred to an accountant for fine tuning. Willdan and Associates has
returned the study and prepared the report. Staff recommends that
Council place ordinance on second reading and adoption. (Budget Officer)
AGENDA
-2-
January 15, 1991
7. ORDINANCE 2433 ESTABUSHING A MORATORIUM ON ALL LAND USE APPROVALS ON THE
SAN DIEGO GAS AND ELECTRIC PROPERTY IN THE VICINITY OF "L"
STREET (second readinst and adoption) - Staff recommends that Council
place ordinance on second reading and adoption. (City Attorney) 4/S's
vote required.
8. ORDINANCE 2434 AMENDING SECTION 2.S2.040 OF THE CHULA VISTA MUNICIPAL CODE
TO CLARIFY THE STATUS OF LEGAL DEFENSE FUND CONTRIBUTIONS
(first readinst) - Staff recommends Council place ordinance on first reading.
(City Attorney)
9. REPORT REGARDING ESTABUSHMENT OF AN ADVISORY CABLE COMMISSION -
At it's meeting of 12/11/90, Council requested staff return with a report
discussing the possible establishment of an advisory cable television
commission. Staff recommends Council accept the report. (Deputy
Manager, City Attorney, Director of Finance)
10. REPORT LEGAL AND PRACTICAL CONSEQUENCES OF IMPOSING OR REGUlATING
TRENCH ACCESS FEES IMPOSED ON CABLE OPERATORS BY
DEVELOPERS - At the 12/11/90 meeting, Council directed staff to evaluate
the City's ability to regulate trench access fees that are paid to developers
by the cable television providers. This report contains the advice of the
City Attorney that the City should not attempt to regulate trench access
fees, for a combination of reasons, some legal and some public policy.
However, if the Council so desires, two alternative ordinance forms of
regulation are provided (each with an urgency alternative); one prohibits
trench access fees in the Main Utility Trench (Ordinance A), and the other
limits it to $.50 per cable operator per linear foot of trench (Ordinance B).
Staff recommends that Council not adopt any ordinance attempting to
regulate trench fees. (City Attorney)
A. ORDINANCE 243SA PROHIBITING THE CHARGING FEES TO CABLE OPERATORS AS A
CONDITION TO OBTAINING ACCESS TO MAIN UTIUTY TRENCHES
(1BREE AFFIRMATIVE VOTES REQUIRES) (first readinst)
B. ORDINANCE 2435A-l PROHIBITING, AS AN URGENCY MATTER, THE CHARGING FEES TO
CABLE OPERATORS AS A CONDITION TO OBTAINING ACCESS TO MAIN
UTIUTYTRENCHES (URGENCY - FOUR AFFIRMATIVE VOTES REQUIRES)
C ORDINANCE 243SB UMITING THE AMOUNT OF TRENCH ACCESS FEES A DEVELOPER MAY
CHARGE TO CABLE OPERATORS IN ORDER TO OBTAIN ACCESS TO
MAIN UTIUTY TRENCHES (TI-IREE AFFIRMATIVE VOTES REQUIRED)
(first readinst)
D. ORDINANCE 243SB-l UMITINGASANURGENCYMATTER, THE AMOUNT OF TRENCH ACCESS
FEES A DEVELOPER MAY CHARGE TO CABLE OPERATORS IN ORDER TO
OBTAIN ACCESS TO MAIN UTIUTY TRENCHES (URGENCY - FOUR
AFFIRMATIVE VOTES REQUIRED)
AGENDA
.3.
January 15, 1991
ll.A. ORDINANCE 2436 AMENDING SECTIONS 10.56.020 THROUGH 10.56.040, 10.56.150 AND
10.56.280 THROUGH 10.56.320 RELATING TO PARKING METER ZONES
AND PERMIT PARKING (first readins>J - On 11/20/90, Council approved
staffs recommendations to: (a) change the parking meter time limit on the
one-hour meters along Third Avenue to two hours and (b) to approve a
parking permit system for the downtown area. In order to implement these
recommendations the Council must adopt an ordinance and approve a
resolution amending sections of the municipal code and appropriating
funds. Staff recommends Council place ordinance on first reading and
approve the resolution. (Director of Community Development) Item pulled
from agenda.
B. RESOLUTION 16006 AMENDING THE MASTER FEE SCHEDULE TO ESTABUSH THE PRICE OF
THE PARKING PERMITS AND APPROPRIATING $11,155 FROM THE
UNAPPROPRIATED BALANCE OF THE PARKING METER FUND TO
SPEOFIED ACCOUNTS atem pulled from the agenda)
12. ORDINANCE 2437 REVISING THE CHULA VISTA WOODS SEWAGE PUMP STATION
MAINTENANCE CHARGE ORIGINAIl.Y SET BY ORDINANCE 2181 (first
readinst) - On 1/6/87, Council adopted Ordinance 2181 which established
a special sewer service rate area for the Chula Vista Woods Subdivision.
This ordinance set a rate of $4.50 per month per household to be paid for
the maintenance of a temporary sewage pump station. Additional homes
have subsequently connected to the pump station and the amount which
should be payable by each household has decreased as a result of these
connections. Staff recommends that Council place ordinance on first
reading. (Director of Public Works)
13. RESOLUTION 16007 APPROVINGAPPROPRIATIONTOPAYFORNONPUBUCUABIUTYLEGAL
COSTS . Unanticipated legal expenses for non.public liability related
professional services have been incurred this year in connection with
special litigation and various smaller cases. An additional appropriation of
$62,200 will be needed to cover the expense of these professional services.
Staff recommends approval of the resolution appropriating $62,200. (City
Attorney) 4/5's vote required.
14. RESOLUTION 16008 WAIVING BID REQillREMENTS AND APPROVING EXECUTION OF A FIVE
YEAR LEASE AGREEMENT FOR TWO KODAK EKTAPRINT 225 COPY
DUPUCATOR MACHINES. In June 1988, the City leased two IBM copiers
for a maximum term of five years. Due to exrremely high usage, both
machines are experiencing considerable down time and are currently
incapable of providing satisfactory service for the remaining two-plus years
of their five year term. Kodak acquired the lease interest of IBM in these
two machines but due to the maintenance difficulties the machines are
causing Kodak, they desire to replace these machines with new state-of.the.
art equipment at this time. Staff recommends approval of the resolution.
(Ciry Manager)
AGENDA
-4-
January 15, 1991
15. RESOLUTION 16009 RATIFYING THE TERMINATION OF THE CONTRACf WITH CARRTEL
COMMUNICATIONS CORPORATION FOR VIDEO PRODUCTION SERVICES
AND TAPING OF Q1Y COUNQL MEETINGS - The City has contracted with
Camel Communications Corporation since December 1987 to videotape the
Tuesday City Council meetings for subsequent broadcast on Wednesdays
over the Cable TV systems serving Chula Vista. The most recent contract
with Camel Communications would have expired in June of 1991, but on
1/4/91 staff took administrative steps to cancel the contract immediately
and made alternate arrangements to videotape the 1/8/91 and subsequent
Council meetings. Staff recommends approval of the resolution ratifying
the termination of the contract with Carrtel Communications Corporation.
(City Manager)
16. RESOLUTION 16010 AMENDING THE FY 1990-91 BUDGET AND PROVIDING FOR THE
APPROPRIATION OF FUNDS FOR OVERTIME AND FOR EMPLOYEE
FRINGE BENEFIT INCREASES RESULTING FROM HEALTH PLAN
PREMIUM INCREASES - In accordance with the M.O.U.'s of three
bargaining units, the City's contribution will increase for health insurance
premiums and flex plans effective 1/1/91. Staff recommends that the non
represented groups receive similar increases. Staff recommends approval
of the resolution appropriating $200,260.00. (Director of Personnel) 4/5's
vote required.
17.A. RESOLUTION 16011 APPROVING FINAL MAP AND SUBDMSION IMPROVEMENT AGREEMENT
FOR CHULA VISTA TRACf 88-3 UNIT 11 - Resolution approving final map
and subdivision improvement agreement for cvr 88-3 Unit 11 consisting
of 87 single family residential units and four open space lots. Staff
recommends approval of the resolution. (Director of Public Works)
B. RESOLUTION 16012 APPROVING A SUPPLEMENTAL AGREEMENT FOR CHULA VISTA TRACf
88-3 UNIT 11
18.A. RESOLUTION 16013 APPROVING FINAL MAP AND ASSOCIATED SUBDMSIONIMPROVEMENT
AGREEMENT FOR CHULA VISTA TRACf 90-10, TIARA AT RANQ-IO DEL
REY AND AUTHORIZING THE MAYOR TO EXECUTE SAID AGREEMENT -
On 6/5/90, by Resolution 15660, Council approved the tentative
subdivision map for CVT 90-10, Tiara at Rancho Del Rey. The final map
and associated agreements for this subdivision are complete. Staff
recommends approval of the resolutions. (Director of Public Works)
B. RESOLUTION 16014 APPROVING AGREEMENT TO SATISFY CONDITION OF APPROVAL 16 OF
TENTATIVE SUBDMSION MAP FOR CHULA VISTA TRACf 90-10, TIARA
AT RANCHO DEL REY AND AUTHORIZING THE MAYOR TO EXECUTE
SAID AGREEMENT
19. RESOLUTION 16015 ACCEPTING BIDS AND AWARDING CONTRACf FOR GROUNDS
MAINTENANCE EQUIPMENT - Bids were received and opened for the
purchase of grounds maintenance equipment approved in FY 1990-91
AGENDA
-5-
January 15, 1991
budget. The equipment consists of four turf mowers, one power vacumn
and one sprayer. Staff recommends approval of the resolution. (Director
of Finance)
* * END OF CONSENT CALENDAR * *
PUBUC HEARINGS AND RELATED RESOLlJI10NS AND ORDINANCES
TIu! following items have been advertised andlor posted as public hearings as required by law. If you wish to speak
to any item, please [Ill out the "Request to Speak Form" available in the lobby and submit it to the City Clerk prim
to the meeting. (Complete the green form to speak in favor of the staff recommendation; complete the pink form
to speak in opposition to the staff recommendation.) Comments are limited to five minutes per individuaL
20. RESOLlJI10N 15990 CONSIDERATION OF FINAL SUPPLEMENTAL ENVIRONMENTAL IMPACf
REPORT, EIR-89-10 RANCHO DEL REY SECTIONAL PLANNING AREA
(SPA) III PLAN . The resolution does not require a public hearing but is
related to the following items. Staff recommends approval of the
resolution. (Director of Planning) Continued from the 1/8/91 meeting.
A. PUBUC HEARING GPA-91-2: CONSIDERATION OF AN AMENDMENT TO TI-IE ORCULATION
ELEMENT OF TI-IE GENERAL PLAN, INCLUDING REDESIGNATION OF A
PORTION OF EAST"J" STREET FROM A CLASS II COUECfOR ROAD TO
A CLASS III - orr INITIATED. Rancho Del Rey Partnership has submitted
a Sectional Planning Area Plan (SPA) for Rancho Del Rey SPA III. Part of
the land use and circulation planning within the SPA included re-
addressing the need for a connection of East "J" Street and Buena Vista
Way as shown in the General Plan. Staff recommends approval of the
resolution. (Director of Planning) Continued from the 1/8/91 meeting.
RESOLlJI10N 15991 APPROVING AN AMENDMENT TO TI-IE ORCULATION ELEMENT OF TI-IE
GENERAL PLAN
B.
PUBUC HEARING
PCM-90-6: CONSIDERATION OF RANCHO DEL REY SPA III PLAN, PUBUC
FACIIJTIES FINANONG PLAN AND PLANNING COMMlSSION
REGULATIONS - RANCHO DEL REY PARTNERSHIp. The applicant has
submitted a Sectional Planning Area (SPA) Plan and related items for a
404.9 acre property, located between East "H" Street and Telegraph Canyon
Road, immediately south of Rancho Del Rey SPA I. Staff recommends
approval of the resolutions. (Director of Planning) Continued from the
1/8/91 meeting.
RESOLlJI10N 15992 APPROVING AN AMENDMENT TO TI-IE RANCHO DEL REY SPEOFIC PLAN
RESOLlJI10N 15993 APPROVING TI-IE RANCHO DEL REY SECTIONAL PLANNING AREA (SPA)
III PLAN, PUBUC FACIUTIES FINANONG PLAN AND PLANNING
COMMlSSION REGULATIONS
RESOLlJI10N 15994 ADOPTING TI-IE CEQA FINDINGS AND STATEMENT OF OVERRIDING
CONSIDERATIONS FOR EIR-89-10, RANCHO DEL REY SPA III
AGENDA
-6-
January 15, 1991
RESOLUTION 15995 ADOPTING THE MITIGATION MONlTORING PROGRAM FOR EIR-89-10,
RANCHO DEL REY SPA III
21.A. RESOLUTION 16016 CERTIFICATION OF: (1) ADDENDUM TO THE EASTI.AKE GREENS
SECTIONAL PLANNlNG AREA (SPA) PLAN AND EASTI.AKE TRAILS
PRESERVE AND ANNEXATION FINAL SUPPLEMENTAL ENVIRONMENTAL
IMPACT REPORT EIR86-4; AND (2) ADDENDUM - EASTI.AKE GOLF
DRIVING RANGE UGHTING REPORT - Two addendums to Supplemental
EIR-86-4 on Eastlake Greens Sectional Planning Area (SPA) Plan and
Eastlake Trails Prezone and Annexation Final Supplemental Environmental
Impact Report EIR-86-4 and Addendum Eastlake Greens Golf Driving Range
and Lighting Report were prepared to evaluate additional information on
noise, light and glare, hazardous materials and hydrology. Staff
recommends that Council certify the Addendum to the Eastlake Greens
Sectional Planning Area (SPA) Plan and Eastlake Trails Prezone and
Annexation Final Supplemental Environmental Impact Report EIR-86-4 and
Addendum - Eastlake Greens Golf Driving Range Lighting Report have been
prepared in compliance with CEQA, the State Guidelines and the
environmental review procedures of the City of Chula Vista and that
Council has reviewed and considered the information in the report.
(Director of Planning)
B. REPORT PUBUCVERSES PRIVATE USE OF EASTI.AKE GREENS GOLF COURSE - On
9/19/90, the Eastlake Development Company submitted a Conditional Use
Permit (CUP) application to the Planning Department for an 18-hole Golf
Course and Clubhouse in the Eastlake II development. The proposal
includes opening the golf course for general public play for a minimum of
18 months, entering into an agreement for Eastlake High School's golf
team, and the U.S. Olympic Golf Program and finally, permitting public use
of pedestrian trail adjacent to the golf course. Staff recommends Council
approve the report and include the following conditions on the CUP for
public use on the Eastlake Golf course: (1) allow public use of golf course
for the first five years of operation, (2) provide Chula Vista residents
golfing privileges at non-prime tee times after the golf course is converted
to a private club for the next five years. Green fees to be comparable to
the average green fees of quality semi-private golf courses in San Diego
County. The four comparable course would be Singing Hills, Rancho San
Diego, Pala Mesa and Carlton Oaks. (Director of Parks and Recreation and
Director of Planning)
C. PUBUC HEARING PCC-91-14 CONDITIONAL USE PERMIT FOR EASTI.AKE GREENS GOLF
COURSE AND RELATED FAOUTIES - EASTI.AKE DEVELOPMENT
COMPANY - This item involves a conditional use permit for a proposed 18-
hole golf course, a driving range with night lighting, a 13,000 square foot
clubhouse with restaurant, bar, pro shop, restrooms and kitchen, and a
one-acre fenced maintenance compound with a 5,000 square foot building
at Eastlake Greens. Staff recommends approval of the resolution. (Director
of Planning and Director of Parks and Recreation)
RESOLUTION 16017 APPROVING PCC-91-14 FOR EASTI.AKE GREENS GOLF COURSE AND
RELATED FAOUTIES
AGENDA
-7-
January 15, 1991
D. RESOLUTION 16018 APPROVING THE EASTLAKE GOLF COURSE DRAFf MITIGATION
MONITORING PROGRAM IN ACCORDANCE WITI-I AB 3180, MAY 1990 -
The Mitigation Monitoring Program assures that the specific mitigation
measures proposed in the two addendums to EIR-86-4 will be monitored,
including noise, light and glare, hazardous materials and hydrology. Staff
recommends approval of the resolution.
22.A. PUBUC HEARING PROPOSED SALE OF PROPERTY, PARCEL NUMBER 568-270-11 TO THE
CHULA VISTA CENTER PARTNERSHIP - California redevelopment law
requires that the City Council, approve any sale of property by the
Redevelopment Agency. The public hearing is being held to take public
testimony on the proposed sale of parcel number 568-270-11, purchased
by the RDA on 11/1/90 for $277,069. Staff recommends approval of the
resolution. (Director of Community Development) (Continued from the
12/20/90 meeting)
B. RESOLUTION 16019 APPROVING THE SALE OF PARCEL NUMBER 568-270-11 TO THE CHULA
VISTA CENTER PARTNERSHIP AND FINDING TIiAT THE SALE IS AT FAIR
MARKET VALUE
OTHER BUSINESS
23. ORAL COMMUNICATIONS - Ihis is an opporlunily for Ihe general public 10 address Ihe Cily Council on
any subject matter within the Council's jurisdiction that is not an item on this agenda. (State law,
however, generally prohibits the City Council from taking actioll on any issues not included on the posted
agenda.) If you wish to address the Council on such a subject, please complete the yellow "Request to
Speak Under Oral Communications Fornz" available in the lobby and submit it 10 the City Clerk prior to
the meeting. Oral Communications are limited to three minutes per indb.'idual.
24. ITEMS PULLED FROM THE CONSENT CALENDAR - this is the time the City Council will discuss items
which have been removed from the Consent Calendar. Agenda items pulled at the request of the public
will be considered prior 10 Ihose pulled by Councilmembers. Puhlic comments are limited to five minutes
per individual.
25. OTY MANAGER'S REPORT(S)
a. Scheduling of meetings.
b. Letter to SANDAG.
26. MAYOR'S REPORT(S)
a. Council appointment of SANDAG member and alternate
b. Council appointment of MTDB alternate
c. Appointment of two Councilmembers to Chula Vista Inter-Agency Water Task Force
d. Appointment to Otay Valley Regional Park Policy Committee
e. South County Economic Development Council Representative
f. Action regarding filling vacancies on City Commissions/Boards/Committees (Tuesday,
AGENDA
.8.
January 15, 1991
I
January 29, 1991,4:30 p.m.)
g. Annual City Manager Evaluation by City Council. Saturday, January 26, 1991, 9:00 a.m.,
Marina Suite, Chula Vista Marina
h. Ratification of appointment to Housing and Advisory Committee
27. COUNCIL COMMENTS
a. Councilman Malcolm:
1. Placement of Mayor's Portraits
b. Councilman Rindone:
1. MTDB Update
28. BOARD AND COMMlSSION RECOMMENDATIONS
a. RESOLUTION 16020 APPROPRIATING $2,705 TO TIIE INTERNATIONAL FRIENDSHlP
COMMlSSION TO SUPPLEMENT TIIE TRIP OF OUR RELAY RACE
TEAM TO OUR SISTER CITY ODAWARA, JAPAN. The City's sister
city Odawara, Japan has invited Chula Vista to send a youth relay
team to Odawara in February, 1991. Odawara has offered to pay
for the transportation, lodging and meals for a team of seven
young men and one trainer. The Friendship Commission would
like to provide the team with uniforms and also provide, on a
reimbursement basis, funds to send local businessman Frank
Fujikawi who will act as translator and guide for the group. The
Commission recommends approval of the resolution.
(International Friendship Commission) 4/5's vote required.
ADJOURNMENT
NOTICE OF PUBLIC HEARING
BY THE CITY COUNCIL OF THE CITY OF
CHULA VISTA, CALIFORNIA
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BY THE CITY COUNCIL
of Chula Vista, California, for the purpose of considering an application for
a conditional use permit. The application, submitted by Eastlake Development
Company, requests permission for an lS-hole golf course, a clubhouse and
associate facil ities. A plot plan and legal description is on file in the
office of the Planning Department.
If you wish to challenge the City's action on this conditional use permit in
court, you may be 1 imited to raising only those issues you or someone el se
raided at the public hearing described in this notice, or in written
correspondence delivered to the City Council at or prior to the public hearing.
SAID PUBLIC HEARING WILL BE HELD BY THE CITY COUNCIL on Tuesday, January 15,
1991 at 6:3D p.m. in the Council Chambers, Public Services Building, 276
Fourth Avenue, at which time any person desiring to be heard may appear.
DATED: December 21,1990
Beverly Authelet
Ci ty Cl erk
January 11, 1991
TO:
FROM:
SUBJECT:
The Honorable Mayor and City Council
E. R. Asmus, Assistant City Manager c2(Jl
City Council Meeting of January 15, 1991
This will transmit the agenda and related materials for the regular City
Council meeting scheduled for Tuesday, January 15, 1991. Comments regarding
Written Communications are as follows:
Sa. IT IS RECOMMENDED THAT DOLORES BRINES' RESIGNATION FROM THE INTERNATIONAL
FRIENDSHIP COMMISSION BE ACCEPTED WITH REGRET, AND THAT A LETTER
OF APPRECIATION BE SENT TO MS. BRINES.
5b. This is a request to contribute $1,000 toward the cost of the Ninth
Annual Conference for Black Public Administrators. While this
is a worthwhile organization and its goals are commendable, WE
CANNOT RECOMMEND EXPENDING PUBLIC FUNDS ON A FUNCTION A CONSIDERABLE
DISTANCE FROM CHULA VISTA NOR FOR THE PURPOSE INDICATED.
ERA:mab/51
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FORUM 9~
Los An~eies Airpnrt Hilton Hotel
April 7-10,1991
December 20, 1990
Hon. Gregory R. Cox
Mayor, City Chula vista
276 Fourth Avenue, P.O.
Chula vista, CA 92012
JAN 3 1991
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Box 1087
NCll OfFICES
CHULA VISTA, CA
Dear Mayor Cox:
The Ninth Annual Conference, FORUM '91, of the National
Forum for Black Public Administrators is convening in
Los Angeles April 7-10, 1991 at the Airport Hilton
Hotel. There will be more than 1500 leading Black
public officials throughout the country attending.
NFBPA was founded in 1983 to increase the potential, by
better preparation, of Blacks in government to assume
higher level positions. Some 45 chapters around the
nation actively focus on leadership training, executive
competence, and quality service. The Southern
California Chapter is the host and has over 150
members.
A conference of this size and quality requires a
considerable amount of financing. Since the venue is
Southern California, we are requesting that your city
join this effort by helping to underwrite the
continental breakfasts each morning for the amount of
$1,000.00. If you can participate, your city would
receive appropriate recognition for its contribution.
I have also enclosed a brochure about NFBPA and its
programs, and a preliminary FORUM '91 agenda. Your
early attention to this request would be greatly
appreciated. Thanking you in advance, I can be reached
at (213)485-5801 for any questions you may have.
sincerely,
~~e.. -4~
Randall C. Bacon
President
Southern California Chapter
Enclosures
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Hus~, Chapter CnlT1lT1l1.ttCl-' Cl1nl-Cllnator Alessiil Buford and AssoCIates, 15412 Valley Vlstd Blvd., Sher'mi:ln Oaks. CA 91403
Telephone 181819956545 Fa' r8181 CJ05-8801
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COUNCIL AGENDA STATEMENT
Item e ~ Cwo
Meeting DateI:a:J1 '/I$'h'
ITEM TITLE: a) Public Hearing: Amending Ordinance No. 2320 relating to
Develo!1.'IIW\O"mpact Fees to pay for various public facilities
wLt~1>>~~.City of Chula Vista's General Plan Boundary
~\).
V\'C\~ Ordlnance 2432 Amending Ordinance No. 2320 relating to
~'C ~ Development Impact Fees to pay for vari ous pub 1 i c fac il it i es
S~CO within the City of Chula Vista's General Plan Boundary
SUBMITTED BY: Budget Dffice~
REVIEWED BY: City Manage~. (4/5ths Vote: Yes_No..lL)
In August 1989, the City adopted a series of "Supplemental" Development Impact
Fees. As part of the study, staff recommended that the fee schedule be
referred to a consultant for fine tuning of the data base, facility costs and
resulting fees.
Shortly thereafter, the fi rm of Will dan Associ ates was reta i ned to refi ne the
in-house study. The basic charge to the consultant was:
- Verify population data;
Review City standards for public facilities;
Refine facility cost estimates; and
Review and refine the methodology used to apportion facility costs.
The Public Facilities Development Impact Fee is intended to identify the
publ ic facil ities required to support future development within the City of
Chula Vista's general planning area except for approximately 9,500 acres
within a special study area consisting of the western portion of Dtay Ranch,
recently purchased by The Baldwin Company. These public facilities include:
Civic Center Expansion
Police Facility Remodeling
Corporation Yard Relocation
libraries
Fire Suppression System
Geographic Information System (GIS)
Mainframe Computer
Telephone System Upgrade
Records Management System
RECOMMENDATIDN:
Amend Ordinance No. 2320 as indicated in the attached report revising the fee
from $1,374/EDU to $2,150/EDU effective on March 9, 1991.
BOARDS/COMMISSIONS RECOMMENDATION: Not applicable.
DISCUSSION:
The existing public facilities DIF Ordinance provides for collection of a
$1,374 per EDU fee at the time of building permit issuance and for periodic
review of the fee amount based on updated information.
~-~ <0-1
Page 2, Item 2.8" .J.
Meeting Date ,l'Q'OI 'I'~/"
The method of determining the DIF amount consisted of estimating the cost of
the various public facilities in the study and dividing that cost by the
number of equivalent dwelling units (E.D.U.'s) projected for the area at
bui ldout.
Because each of the nine facilities described herein is based upon providing a
people-related public service to the community, the cost of the facilities has
been spread to new development based on the population generated by the
specific use. There is a correlation between the number of people living in a
residential unit, the number of people assembled in an area for employment,
and the 1 eve I of facil it i es needed to protect and serve these popul at ions.
For example, I ibrary sites are determined based on the size and location of
the population. A fire suppression system is designed to deal with the
various densities of residential uses as well as industrial and commercial
uses. Police protection is also affected by high concentrations of people and
both the police headquarters and the civic center are used by and designed to
serve people.
As the facilities are population-based, an effort was made to determine the
number of people "generated" by a given land use. According to the Chula
Vista Planning Department, the average residential population generation
figure is 2.67 persons per dwelling unit. The San Diego Traffic Generation
report dated July, 1988 (SANDAG/Caltrans) indicates that daily population is
affected by industrial and commercial land.
The following population and EDU factors were used in the calculation of fee
shares:
Land Use
Residential
Non-residential
Olympic Training Center
Population Factor
2.67 persons/DU
15 employees/AC
3.75 persons/AC
EDU Factor
1. 00
5.60
1. 40
The nine public facilities will be needed within three different time spans.
Different time spans are used because each facility has a different projected
life. The civic center, the corporate yard, the libraries and the fire
suppression system are designed to accommodate the projected growth needs of
the City to the year 2010.
The police facility is projected to require more square footage and possibly
additional equipment by the year 2000. The GIS, records management system,
and the telephone system will also need expansion or partial replacement by
the year 2000.
Although a portion of the mainframe computer's value will be retained after
fi ve years, needed add it ions to its capac ity and changes in techno logy wi 11
require its rehabilitation by 1995. Because of these varying lengths of
adequate service, the time spans for financing the facilities also vary. This
ensures that only those properties benefiting from the facilities will finance
them. Future upgrades or expansion of facil ities will be financed by the
future development that benefits.
~ z.G,. ~
Page 3,
Meeting
Item -l.u
Date 1,'8,')1
<0
'I'S Jq I
For the purposes of this report, the "Area of Benefit" is all land within the
city limits of Chula Vista and all land within the general planning area.
Approximately 9,500 acres in the western portion of Otay Ranch are not
included in this plan as they are in a special study area. Should the Otay
Ranch Intergovernmental Task Force recommend annexation to the City of Chula
Vista, the public facilities to serve the area as well as number of EDU's in
the area will be incorporated into this fee.
A majority of the undeveloped propert i es i nc I uded in thi s report are beyond
the corporate boundaries of the City of Chula Vista. It is assumed that
either these properties will annex into the City of Chula Vista upon
development and therefore be subject to the impact fees adopted by the City,
or the County of San Diego Board of Supervisors will participate with a fee
ordinance applicable to the land within the unicorporated area which benefits
from the facilities.
Fi gure I, attached, summari zes the costs in terms of both the City's share of
the cost and new development's share of the cost. The City's share is
$7,910,647 (principally to rectify preexisting deficiencies such as Civic
Center parking) and new development's share is $50,653,400.
Us i ng a total of 26,787 EDU' s rema in i ng to be developed through bui 1 dout, the
resulting facility fees were calculated as identified on Figure 2 attached.
Figure 3, attached, compares the revised fees with those adopted on an interim
basis in August, 1989. The revised fee as recommended is $2.150 per EDU.
(Note: the fee adopted in August, 1989, was inadvertently calculated using a
total EDU count that included the Otay Ranch Special Study Area. Therefore,
the fee that now is $ 1,374 shoul d have been $2,045 without Otay Ranch. Th i s
compares favorably with the revised recommended fee of $2,150 which also
excludes the Otay Ranch).
Two property owner meet i ngs were hel d pri or to tonight's counc il meet i ng and
notice was mailed (attached) to owners of major land holdings as well as
anyone who had made application for but not yet received a building permit.
As indicated in a letter (attached) from the Construction Industry Federation
(CIF), many issues were resolved as a result of these two meetings and CIF is
in general agreement on the methodologies and assumptions used to calculate
the fee. With regard to the economic burden mentioned by CIF, while staff
agrees that the increase may be burdensome, any delay in the imposition of the
fee would create an additional burden on future developers that would be
inequitable, if not illegal.
Attached to this agenda statement is the report on Development Impact Fee for
Public Facilities to be approved by Council as part of the proposed ordinance.
FI SCAl IMPACT:
The City's share of nine public facilities identified in the report totals
$7,910,647.
WPC 3487A
~"r"3 (;. ~
This Page Blank
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,;'tJ (J?,DP::'NCE Ll' l'~E CIcri
CAL!FO~{NIA Aj.1ENDINC O~IN:\NCE
D~/EIJ)pnF.~Y~ rr.1P.i\C':' FEE TO Pi\ Y
F!\CLITIE:; IvIT,nn TH" CITY
GENERN. !';~!\IJ ^!<FA [\Olnm!\In
,_~? crmr.J. VI S'l'A,
::.320 REL.:.'IING 'I.Y) i\
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(12 CHUTA VISTA I S
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\'JHFREAS, the Cit-y's General Plan Land Use rind PUblic Facilities
Elements r.OCjuire I:hat adequi1t-e public facili t- ies be available to a<:commoddte
increased populat-ion created by new development, and
\frlFRE!\S, t-he Ci ty CO'lnci 1 has determined that-, new develorment wi th in
the Ci':y of Chula Vista will create adverse impacts on the Cit'l's existing
publ ic facilities 'which must be mitigated by t-he financing and construction of
certain pl1.o1ic facilitit-~s ident:ified in this c1rdinance, and
'\'I-:>jSRSAS, t-he City Council has det-ermined that: a rel.sonable Trlc-;,.;-ms of
financing t-,he E'ublic facilities is t-o levy a fee on all developments in t-he
City of Chula vista, and
\'TtJERE!\S, the fee has been justified by
"Development Impact Fees for Public Facili t-ies" dated
prepi1red by willdan !\ssociat-es, and
the report ent-itled,
December 12, 1990 and
\vHi,REAS, t-he report- and various other rerort-s show t-hi1t- t-he <,:;,!'y'[;
public facilities will be i1dversely impact-cd by new developments within the
City urlless public facilities are improved or construct-ed to accommodate the
new development, and
;,fiERE!\S, developers of land within the City should be required to
mitigat-e the burden created by development through the construction or
improvement- of public facilities within the boundaries of the development, the
construction or improvement of public facilities outside the boundaries of the
development- which are needed to provide service to the development in
accordance with City standards and the payment of a fee to finance a
development-'s portion of the total cost of the public facilities, and
,mEREAS, all development within the city contribute to the cumulative
burden on various public facilities in direct relationship t:o the amount of
population generated by the development or the gross acreage of the commercial
or industrial li1nd in the development, and
WHERE.~S, on Df'cembcer 18, 1990, Ci 1'1 Council held a duly not-iced
JT1h:t-illq ilr which ordl or 'Nr.i.t.t-~n rrer;C'nt-a1'ion~:; could he madr-:, and
\-IHERE!\S, the City Council determined, based upon t-he evidence
present-ed at the meeting, t-he City's General Plan and the various report-s and
other information received by the City Council in the course of its business,
that- imposition of the public facilities development imp:Jct fee on aJl
developments as indicated in Attachments 1 through 3 in the City o[ Chula
Vista for which buildinq permits have not yet been issued is necessary in
order to protect the public safety and welfare in order t-o ensure effective
i~i~""ioo of <h'~r~"~:;' "0'
-1- 7 - s
.,;HI~P.E."'-.r?, !-:t;~ 1~:Jj '->jllnCll :12.3 det-er~rdjF~d H1F~t U~e amount. of ~.h0 :'::,,'
levi~i by f-hi.3 orJin2'l-:e 'lo+-:::~ not- ~zcpe,i t-h+:> ""st-im3.t:..">d CG_~t: of ~)rc;'Jic1ing t-.hi::
public facili~ies.
':OV7, THEREFOE8, TE:~ CITY corr~;CIL or THE CITY UF CI-I~lLA VIS~,:'i. DOES
ORl'l\IN r,c; FULLCT"S:
~;ECTION I: Thac Sect-ion 1 of Ordin<1nce tJo. 2320 is hereby amended r0
read as fo110\0/8:
Section 1: Establishment of Fee.
(a) A develo['nenr impact fee in the amounts ser forrh in AUachmenrs
11/ /~1ifd\ig'\i/ ~ 1 through 3 is hereby established to Fay fer
various publicfaCllities within the City of Chula Vista. The
fee shall be paid before the issuance of huildi ng pemi ts for
each development project within the City of Chula Vis~a aJ
i~dicated by Attachments 1I/~Vi~gV/~ 1 through 3. The fee
shall be deposited inro a public facility financil~g fund "hich
is hereby created and shall be expended only for the purposes
set forth in the t-his ordinance. The Director of Finance is
aut-horizpd to establish various account-s within t-he fund for t-hL'
various improvements and facilit-ies identifjed in t-his ordinance
i1nd ro periodically make expendHures from rhe fund for rhe
purposes set- fort-h herein in accordanc"? with the facilities
phasing plan or capital improvement plan adopted by the City
Council. The City Council finds that collection of the fees
established by this ordinance at the time of rhe building permH
is necessary to ensure that funds will be '-\vailable for the
construction of facilities concurrent wi th the need for these
facilities and to ensure cerrainty in the capHal facilities
budgeting for growth impacted public facilities.
(b) The fee established by this section is in addition ro the
requirements imposed by other City laws, policies or regulations
relating to the construction or the financing of the
construction of public improvements within subdivisions or
developmenrs.
(c) The fee for each developmenr shall be calculated ar rhe time OC
building permit appJic<1tion and shall be rhe amount as indicated
ar rhat time and nor when r.he renl:arivc milp or final map WPrP
granted or appli,od for, or when the building permit plan check
was conducted. Each single family detached dwelling, sin~le
family attached dwelling, or unit within a multi-family dwelling
shall be considered one EDU for purposes of this fee. ,E.iiJ1
i;6,M.Yii.ix/ NI;'i1#fr! /.sY\8.UI flN/ /#W#Y /1<'1/ frh'EI / tN# Nf/;WI /,E)'J0r~
J1i~t / ,gf,6AA/ tlcNI /;If\'~/ IWN M6(#MM.! NVdN1tf / .EMU/ tH /</tIi/Vrt1r1 / ~y
i'M~/ N<lW / hf/ /N MNyft/,.piN //;,t,6No/ /;I1NJ / / /NEt / 1#;f;9fqSI / .sf\IW~ /i6~
i'M;6~~//,6NJ~~/!VY/A&fr#~o/bt).t/~//'IMt;60~M//tV/!V//~VQVgu//ZJ
Non-residential projects shall be charged at the rate of 5.60
EDU'S per gross ~,:!:e except that the Olympic Training Center
shall be charged at the rate of 1.40 EDU'S per gross acre. The
charges shall be those outlined in Attachments 1 thro~gh 3.
~a
-2-
f. G,-G,
7 &.
The City c".'ouncil shal.!. J.nnudlly review the amount: of r~le tC(.:.
~he Ci-:-:y Cou::ciJ ma:/ adjust: the ,]mounr of i":li3 ['2e GS nr~cess3['J.
ro ref.lpct: changes in the Enqineering-~~ews ':1f.?cOrrl Const-ruct- ~OJ1
Index, the t-ypE", sizc, lOc.lt:.ion or cost- of r:'0 V,J;iOllS pu!\Lil.
facilit- ivs ~o be financed by ~he fee, changes j n limo us',,
designations in the City's General Plan, and .upon ot-her ~:-ound
engineerjnq, financing and planning informarion. Adjustments j-I)
the above fee may be made uy r,?solution amencJin(J the !1ast'er Fee
Sch'>dule.
(d) The fees collected shall be used by the City for the following
purposes as determinecJ by the City Council:
1. To pay for the construction of facil i bes by the City, or
to reimburse the City for facilities installed by the City
with funds from other sources.
2. To reimburse developers who have been required by Sec~ion
4 (a) of this ordinance ~o install approved various public
facilities lis~ed in Section 3.
3. To reimburse developers who haT/e bpf>n pC'rmil-t:(~r1 1-0 i:Jst-.1lJ
improvemen~s pursuant ~o Section 4 (h) of t-hi OJ Ordinancf>.
SEcrrON II: That Section 2 of Ordinancl> No. 2320 is hereby ,Ctmendr!d
to read as follows:
SECTION 2: Defini~ions.
For the purposes of this ordinance, the following words or phrases
shall be construed as defined in this Sec~ion, unless from the
context it appears that a different meaning is intended.
(a) "Building Permit" means a permit required by and issued pursuant
to the Uniform Building Code as adopted by reference by this
City.
(b) "Developer" means the owner or developer of a development.
(c) "Development Permit" means any discretionary permit, entitlement-
or i1pproval for a development" project issued nnder any zoning or
subdivision ordinance of t-he City.
(d)
"Development
descr ibed in
Code.
Project-" or "Development"
SecUon 65927 and 65928 of
means any activity
the St-atp Government-
NY S#'#IJ'#=rii'I'-JJ W~I ~I lirlrflMfJPtf:! IIr!t## IW<t\t'IY-~IJ
7f1-ri"(YIJtY-l14N I ~M#NAJ/ IW/2/WIr,eNII?/# I NN I /0N:t'/riII'l~i6f.XiY-fh;'1
tt"p/itf-l ~ 1'!s~/;+m li\4.d11#1..<M1MN 1(;11 ;+N<1 IWIJI /<IF'I ~ IYUY-,i
~~Y-ri~/t0ririIZ$'IX~$~'ll'-n~/(;nltf.XIJltnlY-~riI0!!ti6IJI(;tlY-~ril~tY-~/~XritXJ
~ f ~.1
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"C.--;;r:iT\\1f1it--',.' 1='\lrrD~-;e faci1.it~yn ir,:'l!T:") ,"} faciUt,:, \.drhL'1 t1
-?Cil1T-,J>lI~;.'-\-;t2 ~~1 -~~';-:r0~tt:~~~-l~2._~7~{ iYJ ~~~ rcY~{":~~
'-.JL..m:(~(!
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1.
youth ~ctivit--ies, such 38 Boy SCOU~3 ann Girl SCOUtSj
SOCICtl- .:.:ervic(~ act:i vi tie;>, 3:.1211 r1S l\lcoho 1 ic~-> lmonY1Dous;
:::e rvTces-(5fhome 1es3-;---
sei-vlces.for mili t-t1.ry personnel rluring tb,,~ holidays;
prIvate sd:oolSj -
day care;
senior care and recreati.on;
workshop, spiritual growrh, and developmpnt;
t-eil<chi"g ot t~rdditionAl ~famj 1y values.
2.
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s:-
6:-
~
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8.-
9:-
SECTION III: Section 3 of Ordinance 2320 is hereby amended t:o re<Jd
as follows:
(a)
SPCTrON]: ?ublic faciliti'?s 1'.0 he Financed by J-_h(?__~~e.
The var ious
established
and 2.
public: facilities to be fi~anced by thE: fee
in i:his ordinance are a3 indicat:e,j in Attachments 1
I. tt~n~tnnlntlr~~/~~0X~/Yt~r~/~tyt~/~~nr~tj
2j ~~~~~~Xtn8/0;lr~~/~0Xt~~/;~ftXtlyj
Jj ~0n~lt00It0nl/~fllif/~/~~/h,liIVIAlVlf~~IIY,~tf~tn
'JWa'i'0a~~f
fij ~0ntrt0~'i't0nI0tlrw0In~wIXt~t~tt~t/~~t'i'10;IXfZ0%j
$j '#plrf;tt0ri,! 0t1f~N'lJ.tN1.;,J.pPi~t#0N #tr~mj
%j ~~08t~p~ttIXn;0t~ft0nl$ytr~~j
(b) The CHy Council may modify or amend t-he list of projects in
order to maintain compliance with the City's General Plan or the
Capital Improvement Program.
SECTION IV: That- Sect-ion 6 of Or(Jinance 2320 is Ilereby amended j~o
rpad as follows:
SECrInN 6: 8xempt- j ons.
Developm,ont projects by public agencies shall be exempt from the
provisions of the fee if those projects are designed to provide the
public service for which the agency is charged. Community purpose
facilities which are not operated for profit are also exempt inasmuch
as the method of apportinning the fee for nonresidential uses is
based (''1 the number of employecs per acre And the number of employees
for these types of institutions is t-ypically very low. I" addition,
because these inst-itutions p~rovide benefit to the community as a
whole including all land use categor ies- which are the subject mat-ter
of the Development Impact Fee, the City Council hereby determines
'2..~
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7-~
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~~~~~,~ ~~-{7;e ~8~~E~i~~;;" -~?~ 'S;~~;:~)rl;~"~ ~:~~~~~t: _S~~h r.~~~~17~;~i_~.0~~~i~_~~~_
~e-~:;tr}~.\ t-a--c:Ocr"!: -:-~p-t:e ~milles--~S1(;T'~"he-~?tron ::;er-s in"~x I-;;jr,,_;ecr-'. ;:;
(:?i'1mUril ~~. ?~r~\0Se f2ci'~r:.~es shalJ:..__.~Gr 2n~ re~SC1:1 ~)(\ .\~~V~lTJ-;-=C~~:
Clty Cou~,cll ll;::~reh~l al.;.oc2.t,..::~~ th~: S:1.J.re at tl10 CO,3t ot ~.n\? PU[),;_.j,~":
-C2cilit:i0~) -()~r;?r'wi~e IJr-6per"l'/ -all()cLlbh:: to the Cit~? aT chlila "~iTs"""i'a
an'-1-nof--f---:ji1r:y --,}f---F}\2 Ten -Y-I-lf-~e \"'~:;leC)OrlI,->:.:; whii~nar0ThCSUb11?C}
rli~Ft eroYM1c?!;VeloPffienl-lJ1iL"cTTln~Tlls-ecategor i es . .
SECTION 'J: That Section 11 of Ordinance 2320 :s hereby added to read
as follows:
SDC~ION ll. Severabiliry.
In t-he event that any provision of t-his Ordinance is found to be in
violation of j-he Constitution of rhp. fJnired'States or t-hl~ state o-f
Ca.~ifornia, or. of :-tny other superlc1r lcnv, ;3uch pro,,,rision shall Le
decTr-:ed~rJe---SP'1ere].-trDiil- the remaini nq }Jrovisions -~)ft--hl~" Ordinc.;.:1cP-;-
anr.1 the city counclr hereby- expres3es its intent t:hat-----rF--WOUla-have
adopted this ordlnance wit-hout: such violative provjsion. ---
SCCTION VI: Effective Date.
Pursuant- t-o Government
become effective sixty
adoption.
Code
(60)
Section 65962, t-his ordinance shall
days aft-er its second re"diny anu
^W~ llt ~Q
t;;t;;oOg~ard 7f -
City Attorney U
Presenten by
Oa-v-idr--:-Gy"ers
Budget Officer
v,pc 8329a
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FIGURE 3
SUI\1MARY OF FEES
Interim
Public Facilities Development Impact Fees
approved August I, 1989
(reprinted from in-house study)
Communityl Area
Cost Per Acre Cost Per Acre
Cost Per EDU Commercial Industrial
1988 to 2000 1988 to 2000 1988 to 2000
$ 1,374 $ 13,735 $ 8,241
1,046 10,463 6,278
1,046 10,463 6,278
East of 1-805
Central Chula Vista
Montgomery/Otay
Revised
Public Facilities Development Impact Fees
Total City-Wide Fees
Land Use 1990-1995 1996-2000 2001-2010
Residential $ 2,I50/DU $ 2,I05/DU $ 1,660/DU
Commercial $ 12,040/AC $ 11,788/ AC $ 9,296/AC
Industrial $ 12,040/AC $ 1I,788/AC $ 9,296/AC
OTC $ 3,01O/AC $ 2,947/AC $ 2,324/AC
JS'i\TOM\02754.I.RPT\D~c.:mbcr 4, 1990
9 ~~_/~
l...a-
~OTICE OF PUBLIC HEARIN~
BY THE CITY COUNCIL OF THE CITY rF
CHULA VISTA, CALIFORNIA
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BY THE CITY COIH1rIL
of Chula Vista, California, for the purpose of amending Orrlinance No. "~l to
update the Transportation Development Impact Fee and amenrling Ordinance i!r.
2"0 relating to Development Impact Fees to pay for various public facilities
'11 'Idn the City of Chula Vista's General Plan Boundary.
If you wish to challenge the City's action on this matter in court, you may be
limited to raising only those issues you or someone else raided at the public
hearing described in this notice, or in written correspondence delivered to
the City Council at or prior to the public hearing.
SAID PUBLIC HEAPING WILL BE HELD BY THE CITY COUNCIL on Tuesday, January R,
1991 at 6:30 p.m. in the Council Chambers, Public Services Building, 276
Fourth Avenue, at which time any person desiring to be heard may appear.
DATED: December 21, 1990
Beverly Authelet
City Cl erk
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COUNCIL AGENDA STATEMENT
Item
ITEM TITLE: Ordinance Amending Ordinance No. 2320 of the City
of Chula Vista relating to Development Impact Fees to Pi] for
various public facilities within the City of Chula Vista's
General Plan area boundary
SUBMITTED BY: Budget Office#--
REVIEWED BY: City Manager (4/5ths Vote: Yes___No~)
Meeting Date 12/18190
In August 1989, the City adopted a series of "Supplemental" Development lopact
Fees. As part of the study, staff recommended that the fee schedule be
referred to a consultant for fine tuning of the data base, facility costs and
resulting fees.
Short ly thereafter, the fi rm of Will dan Associ ates was reta i ned to refi ne the
in-house study. The basic charge to the consultant was:
Verify population data;
- Review City standards for public facilities;
- Refine facility cost estimates; and
- Review and refine the methodology used to apportion facility costs.
The Publ i c Fac il it i es Development Impact Fee is intended to ident if] the
public facilities required to support future development within the City of
Chula Vista's general planning area except for approximately 9,500 icres
within a special study area consisting of the western portion of Otay Rilnch,
recently purchased by The Baldwin Company. These public facilities include:
- Civic Center Expansion
- Police Facility Remodeling
- Corporation Yard Relocation
- libraries
Fire Suppression System
- Geographic Information System (GIS)
- Mainframe Computer
- Telephone System Upgrade
- Records Management System
RECOMMENDATION:
Amend Ordinance No. 2320 as indicated in the attached report.
BOARDS/COMMISSIONS RECOMMENDATION: Not applicable.
DISCUSSION:
The existing public facilities DIF Ordinance provides for collection of a
$1,374 per EDU fee at the time of building permit issuance and for periodic
review of the fee amount based on updated information.
t.P
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Page 2, Item
Meeting Date 12/18/90
The method of determining the DIF amount consisted of estimating the cost of
the various publ ic facil ities in the study and dividing that cost by the
number of equivalent dwelling units (E.D.U.'s) projected for the area at
bu il dout.
Because each of the nine facilities described herein is based upon providing a
people-related publ ic service to the community, the cost of the facil ities has
been spread to new development based on the population generated by the
specific use. There is a correlation between the number of people living in a
residential unit, the number of people assembled in an area for employment,
and the level of facilities needed to protect and serve these populations.
For exampl e, library sites are determi ned based on the size and 1 ocat i on of
the population. A fire suppression system is designed to deal with the
various densities of residential uses as well as industrial and commercial
uses. Police protection is also affected by high concentrations of people and
both the police headquarters and the civic center are used by and designed to
serve people.
As the facilities are population-based, an effort was made to determine the
number of people "generated" by a gi ven 1 and use. Accord i ng to the Chul a
Vista Planning Department, the average residential population generation
figure is 2.67 persons per dwell i ng unit. The San Di ego Traffi c Generat i on
report dated July, 1988 (SANDAG/Caltrans) indicates that daily population is
affected by industrial and commercial land.
The following population and EDU factors were used in the calculation of fee
shares:
land Use
Residential
Non-residential
Olympic Training Center
Population Factor
2.67 persons/DU
15 employees/AC
3.75 persons/AC
EDU Factor
1.00
5.60
1. 40
The nine public facilities will be needed within three different time spans.
Different time spans are used because each facility has a different projected
life. The civic center, the corporate yard, the libraries and the fire
suppress i on system are des i gned to accommodate the projected growth needs of
the City to the year 2010.
The police facility is projected to require more square footage and possibly
additional equipment by the year 2000. The GIS, records management system,
and the telephone system wi 11 also need expans i on or part i a 1 replacement by
the year 2000.
A lthough a port ion of the main frame computer', value wi 11 be reta i ned after
fi ve years, needed addit ions to its capac ity and changes in technology wi 11
require its rehabilitation by 1995. Becausl of these varying lengths of
adequate service, the time spans for financing the facilities also vary. This
ensures that only those properties benefiting from the facilities will finance
them. Future upgrades or expansion of facil ities will be financed by the
future development that benefits.
Lu-f40 ~-I<O
Page 3, Item
Meeting Date 12/18/90
For the purposes of this report, the "Area of Benefit" is all land within the
city limits of Chula Vista and all land within the general planning area.
Approximately 9,500 acres in the western portion of Otay Ranch are not
included in this plan as they are in a special study area.
A majority of the undeveloped properties included in this report are beyond
the corporate boundaries of the City of Chula Vista. It is assumed that
either these properties will annex into the City of Chula Vista upon
development and therefore be subject to the impact fees adopted by the City,
or the County of San Diego Board of Supervisors will participate with a fee
ordinance applicable to the land within the unicorporated area which benefits
from the facilities.
Figure 1, attached, summarizes the costs in terms of both the City's share of
the cost and new development's share of the cost. The City's share is
$7,910,647 (principally to rectify preexisting deficiencies such as Civic
Center parking) and new development's share is $50,653,400.
Using a total of 26,787 EDU's remaining to be developed through bUildout, the
resulting facility fees were calculated as identified on Figure 2 attached.
Figure 3, attached, compares the revised fees with those adopted on an interim
basis in August, 1989. The revised fee as recommended is $2.150 Der EDU.
(Note: the fee adopted in August, 1989, was inadvertently calculated using a
total EDU count that included the Otay Ranch Special Study Area. Therefore,
the fee that now is $1,374 should have been $2,045 without Otay Ranch. This
compares favorably with the revised recommended fee of $2,150 which also
excludes the Otay Ranch).
Two property owner meetings were held prior to tonight's council meeting and
notice was mailed (attached) to owners of major land holdings as well as
anyone who had made appl ication for but not yet received a bUilding permit.
The recommended effective date of the amended ordinance is March II, 1991.
Attached to this agenda statement is the report on Development Impact Fee for
Public Facilities to be approved by Council as part of the proposed ordinance.
FISCAL IMPACT:
The City's share of nine public facilities identified in the report totals
$7,910,647.
WPC 3487A
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COUNCIL AGENDA STATEMENT
Item ~S:7
Meeting Oate 12/18/90
ITEM TITLE: Public ~ng: Consideration of adopting an ordinance
imposj~'\'1"'- ~oratorium on all 1 and use approval s on the San
D~~as & Electric property in the vicinity of L Street
i\~(;ordi nance ~~3'3 Establ i shi ng a moratori um on all 1 and
~'{).:v use approvals on the San Di ego Gas and El ectri c property in
~Q the vicinity of L Street
S~ITTED BY: Director of Planning ~
':
REVIEWED BY:
City Managet87
(4/5ths Vote: Yes-X-No___)
This ordinance would reimpose the expired moratorium on land use approvals on
SDG&E's property in the vicinity of L Street until November 14, 1991. The
first urgency ordinance, which establ ished the moratorium, was adopted August
22, 1989. It was initially adopted for a period of 90 days, and subsequently
extended for one year, which ended on November 14, 1990.
RECOMMENDATION: That the City Council adopt the attached ordinance.
BOARDS/COMMISSIONS RECOMMENDATION: Not applicable.
DISCUSSION:
The City is currently considering a change in the land use designation on the
Genera 1 Pl an on the San Di ego Gas & El ectri c' s property from Industri alto
Vi sitor-Commerci a 1 . The envi ronmenta 1 ana lys is is bei ng prepared and once it
is completed, a public hearing will be scheduled.
In the interim, Council adopted a moratorium prohibiting land use approvals
whi ch woul d be i ncons i stent wi th the proposal that is under study. Th i s
moratorium expired November 14,1990. It would be in the publ ic interest to
reinstate this moratorium until this study is completed and the future use of
the land in question is determined through due process.
Pursuant to Chula Vista Municipal Code Section 19.12.130, the initial action
to adopt a moratorium is effective for ninety (90) days. Thereafter, the
Council may extend the moratori urn for two such one-year extens ions, after a
public hearing by a four-fifths vote. The section further provides that in no
event can all moratoria imposed on the same property exceed that maximum
time. The proposed ordinance, therefore, reinstitutes the moratorium for the
maximum possible time.
FISCAL IMPACT: None.
WPC 8644P
..J"S:
J- 7- I
This Page Blank
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.:
ORDINANCE NO. 2't~3
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CHULA "IDa
APPROVALS ICl/Otv
VICINITY
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
VISTA ESTABLISHING A MORATORIUM ON ALL LAND USE
ON THE SAN DIEGO GAS & ELECTRIC PROPERTY IN THE
OF "L" STREET
The City Council of the City of Chula Vista does hereby
ordain as follows:
WHEREAS, the City Council
previously adopted an interim ordinance
on all land use approvals on the SDG&E
of "L" Street on August 22, 1989; and
by Ordinance No. 2324
establishing a moratorium
property in the vicinity
WHEREAS, the City Council adopted an ordinance extending
said moratorium for one year pursuant to Chula Vista Municipal
Code section 19.12.130 by Ordinance No. 2340 adopted November 14,
1989; and
WHEREAS, the City
review and a land use study
for this property; and
continues to conduct environmental
to determine the appropriate land use
WHEREAS,
expired; and
the original and extended moratoria have
WHEREAS, Section 19.12.130 of the Chula Vista Municipal
Code authorizes such a moratorium ordinance not to exceed a total
of two years and ninety days; and
WHEREAS, the ci ty Co unci 1 has di rected that the
fOllowing items be excluded from coverage of the moratorium:
1. A demolition permit for the LNG plant;
2. A grading permit for the removal of the settlement
ponds; and
3. Emergency permits or approvals as approved by staff
with the requirement that they be followed up with a report to
the City Council.
SECTION I: Approvals of any land use development,
including building permits, on approximately 150 acres of land in
the vicinity of "L" Street and the Bayfront of Chula Vista, owned
by SDG&E, is hereby prohibited.
SECTION II: This ordinance shall expire two years and
ninety days from August 22, 1989, or upon City Council action
~1-7- 3
following receipt of the environmental
report regarding the appropriate land
whichever first occurs.
review and land use study
use for this property,
SECTION III: This ordinance shall take effect and be in
full force on the thirtieth day from and after its adoption.
Presented by
Approved as to form by
Robert A. Leiter, Director of
planning
83l8a
7~
~5 i
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council Agenda statement
Item:1
Meeting Date: January 15, 1991
Item Title: Ordinance l~S" Amending Section 2.52.040 of the
Chula Vista Municipal Code to
Clarify the status of Legal Defense
Fund Payments
Submitted by: Bruce M. Boogaard, City Attorn~~
(4j5ths Vote: Yes
No_1C)
The City Attorney's Office had been requested to opine whether a
payment ("Legal Defense Payment") by a third party to, or for the
benefit of, a Councilmember to offset costs incurred by that
councilmember in the defense of a criminal or administrative
prosecutorial action against said Councilmember is limited by the
City's campaign contributions ordinance to $250.00.
The city Attorney has opined that such a Legal Defense Payment is
not a campaign contribution within the meaning of that term under
the City's definition of "campaign contributions" inasmuch as it is
not a payment made to aid in the election of the Councilmember.
The payment would still subject the Councilmember to the rules
relating to the conflict of financial interest and disclosure of
financial sources of income. However, the payment would not be
prohibited by the City's special prohibition on campaign
contributions over $250.00 (Section 2.52.050 (B)).
Such opinion of the City's Campaign Contributions Ordinance has
significant policy implications deserving of Council review, and
Council confirmation or modification.
Recommendation:
The City Attorney recommends that you place the attached ordinance
on first reading, which when effective, will legislatively confirm
the opinion that the Campaign contributions Ordinance, and the
limitations contained therein, were not intended to apply to Legal
Defense Fund payments received by a councilmember in a context
unrelated to the election of the candidate.
Boards and Commissions Recommendation:
defense1.wp
January 11, 1991
Al13 re Legal Defense Fund Payments
Page 1
~-,
None. The Council may desire, as an alternative to introduction of
the attached ordinance, to refer the proposal to the Board of
Ethics since they have, in the past, reviewed and made recommenda-
tions with regard to the Campaign Contributions Ordinance.
Further Discussion:
Backqround.
Our Campaign Contributions Ordinance is contained in Chapter
2.52.
The term "contribution" for the purpose of that Chapter is
contained in Section 2.52.040. It provides as follows:
"E. 'Contributions' are defined in a manner identical with
the definition found in Government Code Section 82015 and any
related provisions in the California Administrative Code."
That definition incorporates the definition given to the term
by the Fair Political Practices Act, which defines the term in
Government Code section 82015, in relevant part, as follows:
"'contribution' means a payment, a forgiveness of a loan, a
payment of a loan by a third party, or an enforceable promise
to make a payment except to the extent that full and adequate
consideration is received unless it is clear from the
surroundinq circumstances that it is not made for political
purposes. An expenditure made at the behest of a candidate,
committee or elected officer is a contribution to the
candidate, committee or elected officer unless full and
adequate consideration is received for making the
expenditure."
By this definition, a contribution is characterized by the
extent to which purpose in making the payment is non-political.
But the definition does not provide an insight as to whether "non-
political" should be narrowly construed to mean "not related to the
election of a candidate" or broadly construed to mean "not related
to the exercise of power."
In this case, a Legal Defense Payment may have no relationship
to an effort to elect a candidate, but it may be made by the payor
with the intent to preserve the office of an elected official
thereby permitting him to continue to exercise political power, and
hence may be "political".
Our ordinance in this regard has some ambiguity (which will be
corrected by the attached amendment).
defense1.wp
January 11, 1991
Al13 re Legal Defense Fund Payments
Page 2
i-"2,
Opinion re Leqal Defense Payments.
Despite such ambiguity, it is my opinion, however, that the
campaign contribution limitation provision of our ordinance was not
intended, and hence, does not apply to Legal Defense Payments.
Analvsis.
In the entire context of the Fair political Practices Act, if
it were the only regulatory scheme, the FPPA would not characterize
a Legal Defense Payment as a campaign contribution required to be
disclosed under Chapter 4, although it would treat such a payment
as a "source of income" and a "gift", and hence subject to dis-
closure and the possible cause for abstention in voting.
The FPPA is a broad reaching regulatory scheme that has many
components. The three primary components are (1) disclosure of
financial information; (2) abstention of participation where a
financial conflict of interest exists; and (3) disclosure of
financial transactions incurred in a campaign for public office.
A Legal Defense Payment is in the nature of a gift/contri-
bution since it is made without consideration. The FPPA requires
the disclosure of "gifts", and in that relation, has defined
"Gift", at Section 82028 as follows, in relevant part:
"(a) 'Gift' means, except as provided in subdivision (b), any
payment to the extent that consideration of equal or greater
value is not received. . ..
"(b) The term 'gift' does not include:
(4) Campaign contributions required to be reported under
Chapter 4 of this title."
Chapter 4 sets forth the Campaign Disclosure rules, commencing
at section 84100 of the Government Code, the whole focus of which
is to address the disclosure of income and expenditures incurred in
an effort to win a public office at an election. Section 84308 in
Chapter 4 provides that, "contribution" for the purposes of that
Chapter "includes contributions to candidates and committees in
federal. state or local elections."
Hence, while the FPPA may have an ambiguity as to whether a
Legal Defense Payment is a "contribution", regardless of whether it
may be such, the FPPA does not make it a "contribution" requiring
disclosure in the context of an election bid (i.e., "campaign").
Our own ordinance did not adopt the definition of "contribu-
defense1.wp
January 11, 1991
Al13 re Legal Defense Fund Payments
Page 3
f - "'!>
tion" in Chapter 4. Had we done so, it would have been clear that
the contribution must have been received in the context of an
election to be subject to prohibition. Rather, we adopted general
definitional section of the word "contribution", defined above.
However, we did so in a Chapter enti tIed "Campaiqn
Contributions," a chapter which has, as its primary focus, the
regulation of financial transactions surrounding election bids--not
legal defense of administrative and criminal prosecutorial actions.
Such clear intent of the ordinance is the basis for my
opinion.
Although there is no case law on the subject confirming this
interpretation, on the basis of the plain meaning of the term, it
is this office's opinion that a payment made to a councilmember not
in aid or assistance of that persons election is not a campaign
contribution. The plain meaning of the term, "campaign contribu-
tion", has to include some reference to the purpose of the payment
as being one which will aid in the election of a candidate.
A payment made to aid a councilmember not in connection with
that councilmember's bid for election or reelection, but with the
expressed purpose as being to aid in the legal defense of a pending
criminal or administrative proceeding, and not used in an election
effort, was simply not intended to be regulated by either by the
state's legislative scheme or the city's legislative scheme
relative to campaign contributions.
Keep in mind that there are other regulatory schemes in place
requiring the disclosure of sources of income. Payments relieving
a public official of an expense is considered a source of income.
Also, there are other regulatory schemes requiring abstention for
conflicts of interest which may prohibit abuse.
The Proposed Ordinance.
Rather than simply opining that the enacting Council did not
intend to address legal defense payments as part of the Campaign
Contributions Limitations, the City Attorney felt that it would be
a better administrative practice to bring the opinion to the public
agenda, and permit the current Council to legislatively reject or
approve the interpretation.
Adoption of the attached ordinance provides Council policy
approval of the City Attorney's interpretation by specifically
declaring that payments made to a councilmember, or made to the
attorneys for a councilmember, for the expressed purpose of
offsetting or paying legal fee and expenses incurred by the
defense1.wp
January 11, 1991
Al13 re Legal Defense Fund Payments
Page 4
<l-~
candidate in the defense of a criminal or administrative proceeding
brought against that councilmember, shall not be deemed a campaign
contribution.
It adds the following clarifying language to the definition of
"contribution":
. . ., except that, notwithstanding anything contained herein
to the contrary, a payment by a third party to, or for the
benefit of, a Councilmember made and used for the express
purpose of offsetting costs already incurred by that
Councilmember in the defense of a criminal or administrative
prosecutorial action against said Councilmember, and not for
the purpose of aiding in the election of said Councilmember,
and not made within 100 days of an election in which the
Councilmember is competing for a seat or office, shall not be
deemed to be a contribution for the purposes of this
ordinance.
The constraint of payment "not made with 100 days of an
election" is added merely as a further element of proof that the
payment is unrelated to the councilmember's bid for pUblic office.
The "made and used" language is added to assure that the Legal
Defense Payment, despite the purpose and intent of the payor, not
be diverted to aid in an election bid.
Fiscal Impact:
None to the city.
defense1.wp
January 11, 1991
Al13 re Legal Defense Fund Payments
Page 5
1-S"" /9-6
ORDINANCE NO. 2'13""
AN ORDINANCE OF THE CITY OF CHULA VISTA AMENDING
SECTION 2.52.040 OF THE CHULA VISTA MUNICIPAL
CODE TO CLARIFY THE STATUS OF LEGAL DEFENSE
FUND PAYMENTS
The City Council of the City of Chula Vista does ordain
as follows:
SECTION I: That Section 2.52.040 of the Chula Vista
Municipal Code is amended to read:
Sec. 2.52.040
Definitions.
A. "Agent" For purposes of this section, a person is
the "agent" of the party to, or a participant in, a
proceeding involving a license, permit or other
entitlement for use only if he or she represents
that person in connection with the proceeding
involving the license, permit or other entitlement
for use. I f an individual acting as an agent is
also acting as an employee or member of a law,
architectural, engineering or consulting firm, or a
similar entity or corporation, both the entity or
corporation and the individual are "agents".
B. "Candidate" means a candidate for any City elective
office, the candidate's campaign committee,
committee(s) controlled by the candidate, agents of
the candidate, and any person acting at the behest
of a candidate. An incumbent shall be presumed to
be a candidate unless he or she files a written
statement with the City Clerk stating the he or she
does not intend to be a candidate for the next
election for his or her office.
C. "City Campaign Statement" means the statement
which, to the extent practicable, shall be similar
to or consolidated with that required by State law.
D.
"City Elective Office" means the offices
members of the City Council and any
separately elected offices of the City.
held by
other
1>-7
-1-
E. "Contributions" are defined in a manner identical
wi th the definition found in Government Code
Section 82015 and any related provisions in the
California Administrative Code, except that,
notwithstanding anything contained here1n to the
contrary, a payment by a third party to, or for the
benefi t of, a Councilperson made and used for the
express purpose of offsetting costs already
incurred by that Councilperson in the defense of a
criminal or administrative prosecutorial action
against said Councilperson, and not made or used
for the purpose of aiding in the election of said
Councilperson, and not made within (before or
after) 100 days of an election in which the
Councilperson is competing for a seat or office,
shall not be deemed to be a contribution for the
purposes of this chapter.
F. "Election Period" means the entire time period
between elections for the City elective office.
This would include the time period between each
election for the same elective office, including
separately as applicable, each primary, general,
recall or other election for that office.
G. "Intermediary" means a person who delivers to a
candidate or committee a contribution from another
person unless such contribution is from the
person's employer, immediate family or an
association to which the person belongs. No person
who is the Treasurer of the committee to which the
contribution is made or is the candidate who
controls the committee to which the contribution is
made shall be an intermediary for such contribution.
H. "0 rgani za tion" means a propr ietor ship, labor union,
firm, partnership, joint venture, syndicate,
business, trust, company, corporation, association,
or committee, including a political action
committee.
I. "Person" means a natural individual.
J. "poli tical Purpose" means an action by a candidate
for the purpose of influencing, or attempting to
influence, either directly or indirectly, the
actions of the voters for or against the election
of that candidate or any other candidate for the
same City elective office.
~,~
-2-
K. "State Campaign Statement" means an itemized report
which is prepared on a form prescribed by the Fair
Political Practices Commission and which provides
the information required by Chapter 4 of Title 9 of
the Government Code.
L. "Party" means any person who files an application
for or is the subject of, a proceeding involving a
license, permit or other entitlement for use.
M. "Participant" means any person who is not a party,
but who actively supports or opposes a particular
decision in a proceeding involving a license,
permit or other entitlement for use, and who has a
financial interest in the decision as described in
Article 1 (commencing with Section 87100) of
Chapter 7. A person actively supports or opposes a
particular decision in a proceeding if he or she
lobbies in person, the officers or employees of the
City, testifies in person before the City, or
otherwise acts to influence officers of the City.
SECTION II: This ordinance shall take effect and be in
full force on the thirtieth day from and after its adoption.
d and A
~
oved as to form by
Boogaard,
f-'
-3-
COUNCIL AGENDA STATEMENT
Item
~
Meeting Date
1/15/91
ITEM TITLE:
Report Regarding Establishment of an Advisory Cable
Commission
~
Deputy city Manager Thomson (jl
Director of ~ce ~
City Attorne.l~
city Manager;?~~ (4/5THS Vote: Yes___No-X-)
SUBMITTED BY:
REVIEWED BY:
At its meeting of December 11, 1990, Council directed staff to
return on January 15 with a report regarding the possible
establishment of an advisory Cable Television Commission.
RECOMMENDATION:
Cable Television Commission
1. Staff recommendation is to not form a cable television
commission.
2. However, if Council still desires formation of a cable
television commission, direct staff to return within 60 days
with a proposed enabling ordinance.
BOARDS/COMMISSIONS RECOMMENDATION: Not Applicable.
DISCUSSION:
CABLE TELEVISION COMMISSION
There are currently two nonexclusive cable television franchises in
the city of Chula vista. Cox Cable serves almost the entire City
and Chula vista Cable provides service to a much more limited area.
The Cox Cable franchise dates back to the mid 1960's. The City
renegotiated a new 25-year franchise in 1984 which provides for
renegotiation upon mutual consent every five years. Renegotiations
in 1989 did not produce agreement. The maximum term of the
franchise, if extended following successful renegotiation
intervals, would be 50 years. The franchise expires in 2009
without extensions.
Chula vista Cable
television franchise
extended.
(originally Ultronics) received a
in 1987 which will expire in 2010
cable
unless
q -,
Page 2, Item ~
Meeting Date 1/15/91
The City has the power to issue and regulate cable television
franchises in accordance with state and Federal law and to collect
franchise fees for the use of the public right-of-way. Our
franchises contain a 3 percent franchise fee, which was common when
the original franchise was negotiated. The limit is now
established at 5 percent by Federal law, but our franchises have
not been renegotiated to that level. For Fiscal Year 1990-91, the
city expects to receive revenue of $350,000 from cable television
franchises.
There are approximately 13 cable television companies within other
San Diego County cities and in the unincorporated County area that
have cable franchises. There is virtually no competition among
these franchises, although the franchises are not exclusive.
The only exception is in Chula vista and National city where a
degree of competition is provided to Cox Cable by Chula vista
Cable.
The County of San Diego established a Cable Television Review
Commission in 1972 at a time when local governmental agencies were
vested with substantial regulatory power in relation to cable
television. Since that time, and especially with the passage of
the 1984 Cable Act, the role of local government and cable
commissions has diminished considerably. The County's Cable Review
Commission I s duties include responding to subscriber complaints and
issuing and renegotiating franchises, subject to appeal to the
Board of Supervisors.
Staff is not aware of any city in San Diego County that has a cable
television commission. The City of San Diego's Public Services and
Safety Committee recently held a public hearing to consider cable
issues and following discussion voted not to form a cable
commission.
Limitations of both State and Federal law and basic economics makes
it very difficult to create a situation of effective competition.
Recent State law requires that any newly franchised cable company
overbuild and have the ability to provide service to the same
geographic area as existing franchises. Chula vista spent over a
year in negotiations with Jones Intercable in an effort to bring
another major cable television company to serve the city. However,
Jones Intercable withdrew its application for a franchise before a
final decision was made by the City Council. We are now in
litigation with Jones as they are asserting their right under a
cable television franchise granted by the County of San Diego to
provide service to newly developing areas in Chula vista.
Further competition seems more likely to come from the telephone
companies (fiber optics wiring), which would require a change in
Federal law or by satellite transmission to small discs, which is
currently not subject to local regulation.
9 .. '2-
Page 3, Item ~
Meeting Date 1/15/91
Cox Cable monthly rates for basic service have increased from
$11.25 in 1983 to $19.95 as of January 1, 1991. Measured against
this increase, however, are the cost of living increases, the fact
that basic service has gone from 25 channels to 45 channels and a
substantial upgrading of its cable television infrastructure.
Chula vista Cable, serving mostly multiple dwelling units, has a
monthly rate of $11.85 for basic service. In those areas of the
City where they are competing for multiple dwelling units, Cox is
matching Chula vista Cable's lower rate.
The City receives relatively few citizen complaints about service
provided by either Cox Cable or Chula vista Cable. Complaints
referred by the City to the cable companies are resolved
satisfactorily.
Under current Federal law, no local or state agency may regulate
rates. Rate regulation would require a change in the Federal law.
Conclusion
Pursuant to the above discussion, staff does not recommend the
appointment of a Cable Television Commission for the following
reasons:
1. Federal law prohibits local regulation of rates.
2. Relatively few complaints are received by the city regarding
cable television service.
3. It is likely that any further competition (in addition to the
two existing franchised cable companies) will only occur via
future external events through telephone companies being
allowed into the field and/or small receiving dishes.
4. with the expertise developed by staff and City Council members
over the past couple of years, cable television issues could
appropriately be handled at the Council level.
Alternative to staff Recommendation
However, if council feels the above reasons are outweighed by the
advantages of having a forum for more direct participation by the
community on an Advisory Cable Television Commission and that
perhaps this would help crystalize issues before they reach council
level, then it is recommended that council direct staff to return
within 60 days with a proposed enabling ordinance to establish a
Advisory Cable Television Commission. This will give staff time to
draft an Ordinance, distribute it to the cable television
companies, and receive their comments prior to returning to
Council.
~..3
Page 4, Item
Meeting Date
q
1/15/91
FISCAL IMPACT:
It Council approves staff recommendation and does not form a Cable
Television Commission, then there will be no additional fiscal
impact on the city.
If Council chooses to establish an Advisory Cable Television
Commission, then there will be potential costs associated with
support staff and services and possibly costs associated with
hiring a consultant to help educate the commissioners regarding
cable television issues.
9- 'I
ITEM TITLE:
3 .
NOT RECOMMENDED
BUT OFFERED IN
THE ALTERNATIVE
city Council Meeting
Public version
Item:~
Meeting Date: January 15, 1991
1.
Public Report- Legal and practical conse-
quences of imposing or regu-
lating Trench Access Fees
imposed on cable operators by
developers.
2. Ordinance A - PROHIBITING THE CHARGING FEES
TO CABLE OPERATORS AS A
CONDITION TO OBTAINING ACCESS
TO MAIN UTILITY TRENCHES
(Introduce, 3 Affirmative Votes
Required) .
Ordinance A-I PROHIBITING, AS AN URGENCY
MATTER, THE CHARGING FEES TO
CABLE OPERATORS AS A CONDITION
TO OBTAINING ACCESS TO MAIN
UTILITY TRENCHES (Introduce and
Adopt, 4 Affirmative Votes
Required) .
4 . Ordinance B - LIMITING THE AMOUNT OF TRENCH
ACCESS FEES A DEVELOPER MAY
CHARGE TO CABLE OPERATORS IN
ORDER TO OBTAIN ACCESS TO MAIN
UTILITY TRENCHES. (Introduce,
3 Affirmative Votes Required)
5. Ordinance B-1: LIMITING, AS AN URGENCY
MEASURE, THE AMOUNT OF TRENCH
ACCESS FEES A DEVELOPER MAY
CHARGE TO CABLE OPERATORS IN
ORDER TO OBTAIN ACCESS TO MAIN
UTILITY TRENCHES. (Introduce
and Adopt, 4 Affirmative Votes
Required)
SUBMITTED BY: Bruce M. Boogaard, city Attorney
This report, edited to delete confidential communications and
attorney client workproduct, is a companion report to the report on
cabl916a.wp
January 11, 1991
Public Memo re Trench Access Fee Prohibition
Page 1
/0- ,
this Agenda submitted by the Director of Finance on the
advisability of forming a Cable Television commission.
At the December 11, 1990 meeting, Council directed staff to
evaluate the City's ability to regulate trench access fees that are
paid to developers by the cable television providers.
This report contains the advice of the City Attorney that the
City should not attempt to regulate trench access fees, for a
combination of reasons, some legal and some public policy reasons.
However, if the Council so desires, 2 alternative ordinance forms
of regulation are provided (each with an urgency alternative)--one
prohibits trench access fees in the Main utility Trench (Ordinance
A), and the other limits it to $.50 per cable operator per linear
foot of trench (Ordinance B).
Recommendation:
It is this Office's recommendation not to adopt any ordinance
attempting to regulate trench fees.
Backqround:
Currently trench access fees are charged to cable television
providers by developers in order to help cover their costs in
digging a utility trench. For example, currently Eastlake is
charging $1.00 per linear foot of trench per cable operator, and
McMillian is charging $.75 per linear foot per cable operator.
In theory, all other things being equal, the fees paid by the
respective cable companies are then passed on to their existing
subscriber base potentially resulting in an increase in monthly
subscriber rates.
An alternative (Ordinance A) to the above method is to require
the developers to fully bear the costs of the trench access fees
for cable television providers to the Main utility Trench. In
theory, all other things being equal, this would have the effect of
distributing the costs to the benefitting home buyers instead of
the cable companies subscriber base.
Another alternative (Ordinance B) to the existing situation is
to set a maximum trench access fee of $.50 per linear foot of Main
utility Trench per cable operator that can be charged by
developers. Staff views this approach as a possible "mid-ground"
between either having the developer bear full cost or the cable
provider(s) bear full cost.
cabl916a.wp
January 11, 1991
Public Memo re Trench Access Fee Prohibition
Page 2
10 -t-
Ouestion Presented:
Does a municipal corporation have the authority to impose a
prohibition of, or regulation on, trench access fees? This Office
herein advises that the City should not adopt any ordinance
attempting to regulate trench fees for legal and policy reasons.
Summarv of Leqal Obstacles:
[Matter omitted]
Leqal Conclusions:
This exercise of police power authority has not been previous-
ly tested legally in the state of California, or in the nation as
far as our research has disclosed, although Ultronics has
demonstrated to this office about 6 other cities which have
attempted to regulate trench access fees through the subdivision
process--a procedure more legally defensible than that before the
Council.
[Matter Omitted]
Unless the Council feels strongly that a legitimate and
valuable public interest is served by the proposed prohibition, and
as a result, desires to intervene in the private contractual
relationship between developer and cable operator, it is this
Office's advice, from [Matter Omitted] a policy perspective, that
we should refrain from involving ourself in this matter.
Once we interject ourselves into this matter, we will or may
become actually or practically committed to spending general fund
dollars to enforce or support the ordinance, although I have
attempted to mitigate such risk by creating a private cause of
action.
The likelihood of litigation, and hence the expenditure of
general fund dollars, is heightened by the fact that there is no
identifiable legal precedent, [Matter Omitted], and large sums of
money are involved.
Hence, this Office's advice not to involve the city in this
matter.
Alternatives:
A. Consult with the Development Community.
cabl916a.wp
January 11, 1991
Public Memo re Trench Access Fee Prohibition
Page 3
IO-~
Nevertheless, if the Council desires to test this matter, the
affected development community should be notified pursuant to our
standard pOlicy, and given more opportunity to comment.
Sensing that the Council may wish to take action on this item
quickly given the prior directive, we have given "publicly
disclosable versions" of this report to the development community
on the Friday prior to the Council meeting, the date of its
finalization, but we may nevertheless receive objection that they
have not had adequate time to study same.
B. Select the Ordinance with the Best Chance of Success.
If the Council feels that the urgency of this item outweighs
the need to give more time for further study and consultation with
the development community, care must be taken (1) to implement it
in the manner which gives the city the best chance of success
legally, and (2) to avoid costly litigation in enforcing and
supporting it.
By taking the following steps and precautions, the City would
be in the best position to succeed, or at least, minimize its
exposure:
1. identify, as the legitimate governmental purpose of
such a prohibition, the proper distribution of this cost item
(i.e., cost of digging the Main utility Trench") between two cost
recovery systems (i.e., the home buyers directly benefitted by the
trench v. the cable subscriber base); and,
2. identify, as a further legi timate governmental
purpose, the advancement of communication; and,
3. identify, as a further legitimate governmental
purpose, the advancement of competition among cable providers; and,
4. carefully relate the means of accomplishing this
purpose to the purpose itself; and,
5. limit the prohibition to avoid constitutional
pitfalls such as "confiscatory taking" of property (e.g., by
limiting it to the Main utility Trench for which a developer is
already contractually obligated to dig; by declaring that the
pUblic right of way, and the main utility trench located therein is
the City's property, and not the developers; by permitting some
cost recovery which is reasonable in relation to the cost of the
trench ($.50, for example); and,
6. [Matter Omitted].
cabl916a.wp
January 11, 1991
Public Memo re Trench Access Fee Prohibition
Page 4
ID-~
7. create a private cause of action so that the validity
of the ordinance may be litigated between the cable operator and
the developer.
8. [Matter Omitted].
9. make a finding that the Cable Act provision was not
intended to be preemptive of the Council's police power.
Alternative Ordinances:
The attached ordinances: Nos. A, A-I, B, and B-1, submitted
in the alternative, achieve this cautious implementation approach,
with our priority recommendation being Ordinance A--the non-urgent
"midground" alternative of limiting the trench access charge to
$.50 per linear foot.
Allor these attached ordinances use the cautious implementa-
tion approach, limiting the regulatory effort to the Main utility
Trench, not supplemental trenches, create a private cause of
action, and contain all the required recitals, with the following
differences:
Ordinance A:
Prohibits a developer from charging any trench
access fees.
Ordinance A-I: The same as Ordinance A, except that it is
effective immediately as an urgency item.
Ordinance B:
Limits the right of the developer to charge
trench access fees to $.50 per linear foot per
cable operator.
Ordinance B-1: The same as Ordinance B, except that it is
effectively immediately as an urgency item.
Immediate Effective Date:
As you will note immediately above, we have provided A-I and
B-1 versions, differing from the parent versions by the immediate
effective date for their adoption. Such requires 4 affirmative
votes.
Section 311 (d) of our Charter provides:
"Any ordinance declared by the city Council to be necessary as
an emergency measure for the preserving the public peace,
health, safety, and general welfare and containing a statement
of the reasons for its urgency, may be introduced and adopted
cab1916a.wp
January 11, 1991
Public Memo re Trench Access Fee Prohibition
Page 5
/o-~
at one and the same meeting if passed by at least four
affirmative votes."
The staff has not recommended an urgency version.
Omi tted] .
[Matter
Thank you for the opportunity to prepare this very challenging
report.
ctfUw..
ruce M. Boogaar
city Attorney
BMB/m
cab1916a.wp
January 11, 1991
Public Memo re Trench Access Fee Prohibition
Page 6
10 ...l.t,
~,,'!S' A
ORDINANCE NO. A
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA PROHIBITING THE CHARGING FEES TO
CABLE OPERATORS AS A CONDITION TO OBTAINING
ACCESS TO MAIN UTILITY TRENCHES.
WHEREAS, certain and various persons responsible for
developing property ("Developers") within the limits of the city of
Chula vista have recently adopted the practice of charging Chula
vista cable operators ("Cable Operators") a fee ("Trench Access
Fee") for allowing the cable operators the right to lay their own
cable conduit and wires in the main utility trench ("Main utility
Trench") prepatory to providing customers with cable service; and,
WHEREAS, the Staff has determined, and the Council hereby
finds and determines that such Developers requiring the trenching
or retrenching of the Main utility Trench are usually obligated by
zoning or other lawfully imposed regulation, at their sole cost and
expense, to do such trenching or retrenching, a lawful condition of
their development, in order to place uti lites underground in the
Main utility Trench; and,
WHEREAS, the charging of Trench Access Fees to Cable Operators
involves a cost distribution policy choice within the subject
matter of the city's authority to regulate the cable television
industry; and,
WHEREAS, the cost distribution policy choice is whether the
cost of providing such trench is more appropriately distributed to
the existing subscriber base of the Cable Operator or to the
specific home buyer or buyers who will be served by, or who will
have the opportunity to be served by, said trench; and,
WHEREAS, Staff has determined, and Council hereby finds and
determines, that the fair and proper cost distribution policy
choice is one in which the cost of the trench is spread to the home
buyer benefitting by the existence of the trench and not the cable
subscriber base; and,
WHEREAS, Staff has determined, and council hereby finds and
determines, that the main utility trench, and the public right of
way in which it is located, either has been at the time of
trenching, or will be shortly thereafter, dedicated in fee to the
city of Chula vista. As a result of that, the City Council hereby
finds and determines that the Main utility Trench is a municipal
asset and is therefore subject to the control and ownership of the
City. It is not an asset from which persons, other than the City,
should benefit;
orda.wp
January 11, 1991
Prohibition Against Trench Access Fees
Page 1
10-7
WHEREAS, the charging of Trench Access Fees to Cable Operators
operates as a constraint on the access of cable operators to the
cable customer; and,
WHEREAS, the city Council finds a
purpose 1n allowing its residents to
franchised cable operators; and,
legitimate governmental
have freer access to
WHEREAS, the charging of Trench Access Fees to Cable Operators
operates as a limitation of competition among cable operators; and,
WHEREAS, the City Council finds a legitimate governmental
purpose in promoting competition among cable operators in order to
provide higher quality, lower costs cable service; and,
WHEREAS, the city Council finds that the legislative intent of
the Cable communications Act of 1984 ("Cable Act"), section 541 (2)
(B) was to distribute a cost of installation as between the city
and the cable operator, and was not intended to apply as between
the cable operator and a property developer, and therefore finds
that the Cable Act has not preempted its authority in this matter;
and,
WHEREAS, the authority of the city Council to regulate the
cost of trenching as between the cable operator and a developer is
akin to the authority of other regulatory agencies, such as the
Public utilities Commission;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CHULA VISTA
DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. Main utility Trench Access Fees Prohibited.
No individual, partnership, firm, corporation, or trust may
charge a community antenna television ("CATV") cable provider
authorized to provide CATV service within the city of Chula vista
by the City Council ("Cable Operator") any fee for the right of
access to, or the right to lay cable conduit or cable in, a Main
utility Trench designed and/or constructed to provide either the
electric, gas or telephone utility, or all or any combination of
such utilities.
section 2. Private Cause of Action.
This ordinance shall be enforceable as a private cause of
action by aggrieved parties. The City itself also has the right to
enforce such conditions, but is not compelled to do so. ARY eauac
af ::lotiSR shall il\eludc r~a6onablc attorncy 16 fccc aRB cost.s
orda.wp
January 11, 1991
Prohibition Against Trench Access Fees
Page 2
IO-~
~~~ra~a ta tR~ ~re7ailiB~ party. 1
Section 3. Effective Date.
This ordinance shall take and be in full
the thirtieth (30th) day from and after the
three affirmative votes of the City Coun~il.
force and effect
adoption hereof
)
on
by
Presented by:
Lyman Christopher
Finance Director
A;'~
ruce M. Booga
city Attorney!
orda.wp
January 11, 1991
Prohibition Against Trench Access Fees
Page 3
ID 41 ~
Endnotes
1. The inclusion of this paragraph is a close call, but it is the
recommendation of this office to exclude it on the basis that
courts have typically implied a reciprocity to attorneys fees, and
that it might be the basis for some future court awarding attorneys
fees against the City in a test of the ordinances validity.
orda.wp
January 11, 1991
Prohibition Against Trench Access Fees
Page 4
If) -10
~'3'SA.'
ORDINANCE NO. A-1
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA PROHIBITING, AS AN URGENCY MATTER,
THE CHARGING FEES TO CABLE OPERATORS AS A
CONDITION TO OBTAINING ACCESS TO MAIN UTILITY
TRENCHES.
WHEREAS, certain and various persons responsible for
developing property ("Developers") within the limits of the City of
Chula vista have recently adopted the practice of charging Chula
vista cable operators ("Cable Operators") a fee ("Trench Access
Fee") for allowing the cable operators the right to lay their own
cable conduit and wires in the main utility trench ("Main utility
Trench") prepatory to providing customers with cable service; and,
WHEREAS, the Staff has determined, and the Council hereby
finds and determines that such Developers requiring the trenching
or retrenching of the Main utility Trench are usually obligated by
zoning or other lawfully imposed regulation, at their sole cost and
expense, to do such trenching or retrenching, a lawful condition of
their development, in order to place utilites underground in the
Main utility Trench; and,
WHEREAS, the charging of Trench Access Fees to Cable Operators
involves a cost distribution policy choice within the subject
matter of the City's authority to regulate the cable television
industry; and,
WHEREAS, the cost distribution policy choice is whether the
cost of providing such trench is more appropriately distributed to
the existing subscriber base of the Cable Operator or to the
specific home buyer or buyers who will be served by, or who will
have the opportunity to be served by, said trench; and,
WHEREAS, Staff has determined, and Council hereby finds and
determines, that the fair and proper cost distribution policy
choice is one in which the cost of the trench is spread to the home
buyer benefitting by the existence of the trench and not the cable
subscriber base; and,
WHEREAS, Staff has determined, and Council hereby finds and
determines, that the main utility trench, and the public right of
way in which it is located, either has been at the time of
trenching, or will be shortly thereafter, dedicated in fee to the
City of Chula Vista. As a result of that, the City Council hereby
finds and determines that the Main utility Trench is a municipal
asset and is therefore subject to the control and ownership of the
City. It is not an asset from which persons, other than the City,
orda-1.wp
January 11, 1991
Urgency Prohibition Against Trench Access Fees
Page 1
10 - ( ,
should benefit;
WHEREAS, the charging of Trench Access Fees to Cable Operators
operates as a constraint on the access of cable operators to the
cable customer; and,
WHEREAS, the City Council finds a
purpose ~n allowing its residents to
franchised cable operators; and,
legitimate governmental
have freer access to
WHEREAS, the charging of Trench Access Fees to Cable Operators
operates as a limitation of competition among cable operators; and,
WHEREAS, the City Council finds a legitimate governmental
purpose in promoting competition among cable operators in order to
provide higher quality, lower costs cable service; and,
WHEREAS, the City Council finds that the legislative intent of
the Cable Communications Act of 1984 ("Cable Act"), section 541 (2)
(B) was to distribute a cost of installation as between the city
and the cable operator, and was not intended to apply as between
the cable operator and a property developer, and therefore finds
that the Cable Act has not preempted its authority in this matter;
and,
WHEREAS, the authority of the City Council to regulate the
cost of trenching as between the cable operator and a developer is
akin to the authority of other regulatory agencies, such as the
Public utilities Commission;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CHULA VISTA
DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. Main utility Trench Access Fees Prohibited.
No individual, partnership, firm, corporation, or trust may
charge a community antenna television ("CATV") cable provider
authorized to provide CATV service within the city of Chula vista
by the city Council ("Cable Operator") any fee for the right of
access to, or the right to lay cable conduit or cable in, a Main
utility Trench designed and/or constructed to provide either the
electric, gas or telephone utility, or all or any combination of
such utilities.
section 2. Private Cause of Action.
This ordinance shall be enforceable as a private cause of
action by aggrieved parties. The City itself also has the right to
enforce such conditions, but is not compelled to do so. AHY eauac
orda-l. wp
January 11, 1991
Urgency Prohibition Against Trench Access Fees
Page 2
/0-1'2.
af ae~ieR shall iRel\:lEie rcaceJ\able at.t.erJ\ey I 5 feCD aJ\d aeDt.a
a\1araea 1::e 'the pre7ailiRIJ part.y. 1
Section 3. Immediate Effective Date; Urgency Finding.
The city Council finds that it is necessary in order to
protect and preserve the public peace, health, safety, and welfare
from immediate violation and injury, to introduce and adopt this
ordinance at one and the same meeting. Specifically, the city
Council finds that the imposition of trench access fees on at least
one of its franchised cable operators will seriously threaten the
ability of the operator to economically survive, and thereby remove
an effective cable competitor from providing a necessary utility to
its residences. Accordingly, this ordinance shall take and be in
full force and effect immediately upon the introduction and
adoption thereof, by the four affirmative votes of the City
Council.
to orm by:(
Presented by:
Lyman Christopher
Finance Director
orda-l.wp
January 11, 1991
Urgency Prohibition Against Trench Access Fees
Page 3
10 -13
Endnotes
1. The inclusion of this paragraph is a close call, but it is the
recommendation of this office to exclude it on the basis that
courts have typically implied a reciprocity to attorneys fees, and
that it might be the basis for some future court awarding attorneys
fees against the city in a test of the ordinances validity.
orda-l.wp
January 11, 1991
Urgency Prohibition Against Trench Access Fees
Page 4
IO-/~
~,,~&
ORDINANCE NO. B
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA LIMITING THE AMOUNT OF TRENCH
ACCESS FEES A DEVELOPER MAY CHARGE TO CABLE
OPERATORS IN ORDER TO OBTAIN ACCESS TO MAIN
UTILITY TRENCHES.
WHEREAS, certain and various persons responsible for
developing property ("Developers") within the limits of the City of
Chula vista have recently adopted the practice of charging Chula
vista cable operators ("Cable Operators") a fee ("Trench Access
Fee") for allowing the cable operators the right to lay their own
cable conduit and wires in the main utility trench ("Main utility
Trench") prepatory to providing customers with cable service; and,
WHEREAS, the Staff has determined, and the Council hereby
finds and determines that such Developers requiring the trenching
or retrenching of the Main utility Trench are usually obligated by
zoning or other lawfully imposed regulation, at their sole cost and
expense, to do such trenching or retrenching, a lawful condition of
their development, in order to place utilites underground in the
Main utility Trench; and,
WHEREAS, the charging of Trench Access Fees to Cable Operators
involves a cost distribution policy choice within the subject
matter of the City's authority to regulate the cable television
industry; and,
WHEREAS, the cost distribution policy choice is whether the
cost of providing such trench is more appropriately distributed to
the existing subscriber base of the Cable Operator or to the
specific home buyer or buyers who will be served by, or who will
have the opportunity to be served by, said trench; and,
WHEREAS, the Council hereby finds and determines that the fair
and proper cost distribution policy choice is one in which the cost
of the trench is shared between the home buyer benefitting by the
existence of the trench and the entire cable subscriber base; and,
WHEREAS, the Staff has determined, and Council hereby finds,
that permitting a Main utility Trench Access Fee of $.50 per linear
foot is currently a fair distribution of costs between the home
buyer and the subscriber base; and,
WHEREAS, Staff has determined, and Council hereby finds and
determines, that the main utility trench, and the public right of
way in which it is located, either has been at the time of
trenching, or will be shortly thereafter, dedicated in fee to the
ordb.wp
January 11, 1991
Ord. Limiting Trench Access Fees to $.50
Page 1
10 -/~
city of Chula vista. As a result of that, the City Council hereby
finds and determines that the Main utility Trench is a municipal
asset and is therefore subject to the control and ownership of the
City. It is not an asset from which persons, other than the City,
should benefit; and,
WHEREAS, the charging of Trench Access Fees to Cable Operators
operates as a constraint on the access of cable operators to the
cable customer; and,
WHEREAS, the City Council finds a
purpose in allowing its residents to
franchised cable operators; and,
legitimate governmental
have freer access to
WHEREAS, the charging of Trench Access Fees to Cable Operators
operates as a limitation of competition among cable operators; and,
WHEREAS, the City Council finds a legitimate governmental
purpose in promoting competition among cable operators in order to
provide higher quality, lower costs cable service;
WHEREAS, the city Council finds that the legislative intent of
the Cable Communications Act of 1984 ("Cable Act"), section 541 (2)
(B) was to distribute a cost of installation as between the City
and the cable operator, and was not intended to apply as between
the cable operator and a property developer, and therefore finds
that the Cable Act has not preempted its authority in this matter;
and,
WHEREAS, the authority of the city Council to regulate the
cost of trenching as between the cable operator and a developer is
akin to the authority of other regulatory agencies, such as the
Public utilities Commission;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CHULA VISTA
DOES HEREBY ORDAIN AS FOLLOWS:
section 1. Limitation on Main utility Trench Access Fees.
No residential property developer, whether an individual,
partnership, firm, corporation, or trust, may charge a community
access television ("CATV") cable provider authorized to provide
CATV service within the City of Chula vista by the City Council
("Cable Operator") a fee greater than $.50 per linear foot of
trench for the right of access to, or the right to lay cable
conduit or cable in, a utility trench designed and/or constructed
to provide either the electric, gas or telephone utility, or all or
any combination of such utilities.
ordb.wp
January 11, 1991
Ord. Limiting Trench Access Fees to $.50
Page 2
IO-/~
section 2. Private Cause of Action.
This ordinance shall be enforceable as a private cause of
action by aggrieved parties. The City itself also has the right to
enforce such conditions, but is not compelled to do so.
section 3. Immediate Effective Date; Urgency Finding.
The City Council finds that it is necessary in order to
protect and preserve the public peace, health, safety, and welfare
from immediate violation and injury, to introduce and adopt this
ordinance at one and the same meeting. Specifically, the City
Council finds that the imposition of unregulated trench access fees
on at least one of its franchised cable operators will seriously
threaten the ability of the operator to economically survive, and
thereby remove an effective cable competitor from providing a
necessary utility to its residences. Accordingly, this ordinance
shall take and be in full force and effect immediately upon the
introduction and adoption thereof, by the four affirmative votes of
the City Council.
Presented by:
APpr;led as to form b~)'
~k/ fuMV
ruce M. Boogaay
City Attorney ,
Lyman Christopher
Finance Director
ordb-1.wp
January 11, 1991
Urgency Ord. Limiting Trench Access Fees to $.50
Page 3
10-/7/;0-/8
a"~S' 6..,
ORDINANCE NO. B-1
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA LIMITING, AS AN URGENCY MEASURE,
THE AMOUNT OF TRENCH ACCESS FEES A DEVELOPER
MAY CHARGE TO CABLE OPERATORS IN ORDER TO
OBTAIN ACCESS TO MAIN UTILITY TRENCHES.
WHEREAS, certain and various persons responsible for
developing property ("Developers") within the limits of the city of
Chu1a vista have recently adopted the practice of charging Chula
Vista cable operators ("Cable Operators") a fee ("Trench Access
Fee") for allowing the cable operators the right to lay their own
cable conduit and wires in the main utility trench ("Main Utility
Trench") prepatory to providing customers with cable service; and,
WHEREAS, the Staff has determined, and the Council hereby
finds and determines that such Developers requiring the trenching
or retrenching of the Main Utility Trench are usually obligated by
zoning or other lawfully imposed regulation, at their sole cost and
expense, to do such trenching or retrenching, a lawful condition of
their development, in order to place uti lites underground in the
Main Utility Trench; and,
WHEREAS, the charging of Trench Access Fees to Cable Operators
involves a cost distribution policy choice within the subject
matter of the city's authority to regulate the cable television
industry; and,
WHEREAS, the cost distribution policy choice is whether the
cost of providing such trench is more appropriately distributed to
the existing subscriber base of the Cable Operator or to the
specific home buyer or buyers who will be served by, or who will
have the opportunity to be served by, said trench; and,
WHEREAS, the Council hereby finds and determines that the fair
and proper cost distribution policy choice is one in which the cost
of the trench is shared between the home buyer benefitting by the
existence of the trench and the entire cable subscriber base; and,
WHEREAS, the Staff has determined, and Council hereby finds,
that permitting a Main Utility Trench Access Fee of $.50 per linear
foot is currently a fair distribution of costs between the home
buyer and the subscriber base; and,
WHEREAS, Staff has determined, and Council hereby finds and
determines, that the main utility trench, and the pUblic right of
way in which it is located, either has been at the time of
trenching, or will be shortly thereafter, dedicated in fee to the
ordb-1.wp
January 11, 1991
Urgency Ord. Limiting Trench Access Fees to $.50
Page 1
10 -( ,
city of Chula Vista. As a result of that, the City Council hereby
finds and determines that the Main utility Trench is a municipal
asset and is therefore subject to the control and ownership of the
city. It is not an asset from which persons, other than the city,
should benefit; and,
WHEREAS, the charging of Trench Access Fees to Cable Operators
operates as a constraint on the access of cable operators to the
cable customer; and,
WHEREAS, the City council finds a
purpose in allowing its residents to
franchised cable operators; and,
legitimate governmental
have freer access to
WHEREAS, the charging of Trench Access Fees to Cable Operators
operates as a limitation of competition among cable operators; and,
WHEREAS, the city Council finds a legitimate governmental
purpose in promoting competition among cable operators in order to
provide higher quality, lower costs cable service;
WHEREAS, the City Council finds that the legislative intent of
the Cable Communications Act of 1984 ("Cable Act"), section 541 (2)
(B) was to distribute a cost of installation as between the City
and the cable operator, and was not intended to apply as between
the cable operator and a property developer, and therefore finds
that the Cable Act has not preempted its authority in this matter;
and,
WHEREAS, the authority of the City Council to regulate the
cost of trenching as between the cable operator and a developer is
akin to the authority of other regulatory agencies, such as the
Public utilities Commission;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CHULA VISTA
DOES HEREBY ORDAIN AS FOLLOWS:
section 1. Limitation on Main utility Trench Access Fees.
No residential property developer, whether an individual,
partnership, firm, corporation, or trust, may charge a community
access television ("CATV") cable provider authorized to provide
CATV service within the City of Chula vista by the City Council
("Cable Operator") a fee greater than $.50 per linear foot of
trench for the right of access to, or the right to lay cable
conduit or cable in, a utility trench designed and/or constructed
to provide either the electric, gas or telephone utility, or all or
any combination of such utilities.
ordb-1.wp
January 11, 1991
Urgency Ord. Limiting Trench Access Fees to $.50
Page 2
10 - 2.,.0
Section 2. Private Cause of Action.
This ordinance shall be enforceable as a private cause of
action by aggrieved parties. The City itself also has the right to
enforce such conditions, but is not compelled to do so. ARY eaHSC
of as'tieR shall iael\iae reaaeRalale att.erJ\cy' s feeD ana east-a
awaraed t.e the pre~ailiR~ par~y. 1
Section 3. Immediate Effective Date; Urgency Finding.
The City Council finds that it is necessary in order to
protect and preserve the public peace, health, safety, and welfare
from immediate violation and injury, to introduce and adopt this
ordinance at one and the same meeting. Specifically, the city
Council finds that the imposition of unregulated trench access fees
on at least one of its franchised cable operators will seriously
threaten the ability of the operator to economically survive, and
thereby remove an effective cable competitor from providing a
necessary utility to its residences. Accordingly, this ordinance
shall take and be in full force and effect immediately upon the
introduction and adoption thereof, by the four affirmative votes of
the city Council.
Presented by:
) ,
~~3: arto form by: r
)Bruce M. ~~Jgaard ~
City Attorney
Lyman Christopher
Finance Director
ordb-l.wp
January 11, 1991
Urgency Ord. Limiting Trench Access Fees to $.50
Page 3
10 - 2, I
Endnotes
1. The inclusion of this paragraph is a close call, but it is the
recommendation of this office to exclude it on the basis that
courts have typically implied a reciprocity to attorneys fees, and
that it might be the basis for some future court awarding attorneys
fees against the City in a test of the ordinances validity.
ordb-l.wp
January 11, 1991
Urgency Ord. Limiting Trench Access Fees to $.50
Page 4
/0 .. Z. 'l.
11.A.
ORDINANCE 2436
B.
RESOLUTION 16006
Item No. 11 A&B
Date: January 15, 1991
AMENDING SECTIONS 10.56.020 THROUGH
10.56.040, 10.56.150 AND 10.56.280
THROUGH 10.56.320 RELATING TO
PARKING METER ZONES AND PERMIT
PARKING (first readinq)
AMENDING THE MASTER FEE SCHEDULE TO
ESTABLISH THE PRICE OF THE PARKING
PERMITS AND APPROPRIATING $11,155
FROM THE UNAPPROPRIATED BALANCE OF
THE PARKING METER FUND TO SPECIFIED
ACCOUNTS.
STAFF HAS REQUESTED THAT THESE ITEMS BE PULLED FROM THE AGENDA
/I-I
COUNCIL AGENDA STATEMENT
ITEM TITLE:
Item~
Meeting Date 1/15/91
Ordinance 2.'1"3'1 Revising the Chula Vista Woods sewage
pump station maintenance charge originally set by Ordinance
2181 ^..:/
Director of Public wor~(YJV~
City Manager /1:<-; i- (4/5ths Vote: Yes_No...x..J
SUBMITTED BY:
REVIEWED BY:
On January 6, 1987, the City Council adopted Ordinance 2181 which established
a special sewer service rate area for the Chula Vista Woods Subdivision. This
ordi nance set a rate of $4.50 per month per household to be paid for the
maintenance of a temporary sewage pump station. Additional homes have
subsequently connected to the pump station and the amount whi ch shoul d be
payable by each household has decreased as a result of these connections.
RECOMMENDATION: That Council place Ordinance on First Reading.
BOARDS/COMMISSIONS RECOMMENDATION: Not applicable.
DISCUSSION:
Ordinance 2181 established the original sewer rate area for 110 homes in the
Chul a Vi sta Woods Subdi vi sion. Subsequently, Ordinance 2270 was adopted on
June 7, 1988, to extend the boundaries of the sewer rate area to include 95
new homes in the Rancho Del Sur Subdivision plus three existing single-family
homes on septic tanks.
The majority of the homes in Rancho Del Sur connected to the sewer duri ng
Fiscal Year 1989-90. With a total of 208 homes, the amount which would be
co 11 ected at the current rate of $4.50 over the peri od of a year woul d be
$11,232. This is considerably in excess of the estimated Maintenance and
Operation cost of $6,700 for Fiscal Year 1990-91.
Since Ordinance 2181 states that the operation and maintenance surcharge is to
be equal to the actual cost of operating and maintaining the pump station, the
pump station surcharge must be changed. It is estimated that the pump station
will remain in operation for a maximum of five years from this date.
Including a surplus of $779 over operating costs collected during Fiscal Year
1989-90 and a surplus of $2,135 estimated for this fiscal year along with an
estimated increase in maintenance costs of 10 percent per year, an average of
$3.04 will need to be collected per month per house during the following five
years to balance out. It is therefore recommended that the pump stat ion
surcharge be reduced to $3.00 per month per household.
A courtesy notice was sent to all property owners informing them of the amount
of the decrease.
/2-1
Page 2, Item
Meeting Date
,1..
1/15/91
Households will be billed for the pump station surcharge until use of the pump
station has been discontinued and costs of pump station removal have been paid.
The developers of Sun bow II will remove and salvage this pump station after
constructing gravity sewers to serve this area. The cost of that removal is
stated, in Ordinance 2181, to be paid by the homeowners over a period of up to
three years after the pump station is taken out of service.
This ordinance shall take effect and be in full force on the 31st day from and
after its adoption.
FISCAL IMPACT: Passage of this ordinance will result in a pump station
operations revenue of $7,488 per year rather than $11,232 under the current
rates. Pump station operating revenue will more nearly reflect actual
operation and maintenance expenses as required by Ordinance 2181.
EMC:
WPC 5318E
/2-7-
ORDINANCE NO. 2"31
AN ORDINANCE OF THE CITY OF CHULA VISTA REVISING
THE OPERATION AND MAINTENANCE SURCHARGE FOR THE
CHULA VISTA WOODS PUMP STATION ESTABLISHED BY
ORDINANCE 2181
The City Council of the City of Chula Vista does ordain as follows:
WHEREAS, pursuant to Health and Safety Code Section 5471, on December
16, 1986, the City Council adopted Ordinance 2181 establishing a special sewer
service rate area for the Chula Vista Wood Subdivision with a monthly
surcharge of $4.50 per month to be assessed for each single-family dwelling
unit, and
WHEREAS, the total surcharged amount is to be equal to the actual
cost of operating and maintaining the temporary sewage pump station, and
WHEREAS, on June 7, 1988, the City Council adopted Ordinance 2270
extending the boundaries of the special sewer service rate area establishing
by Ordinance 2181, and
WHEREAS, as additional houses in the expanded service area have
connected to the sewer the actual pump station operation and maintenance cost
per household has decreased.
NOW, THEREFORE, BE IT ORDAINED AS FOLLOWS:
SECTION I: Section 3 of Ordinance 2181 is amended to read as follows:
3. A special operation and maintenance surcharge shall be assessed
for each single-family dwelling unit serviced within the Chula Vista Woods
Special Rate Zone at the rate of $3.00 per month or $36 per year. This
special rate is equal to the future estimated cost of operating and
maintaining the temporary sewer pump station located within and serving the
Chula Vista Woods Special Rate Zone. The surcharge shall be billed to
customers within the Special Rate Zone receiving sewer service.
SECTION II: This ordinance shall take effect and be in full force on
the thirtieth day from and after its adoption.
Presented by
""r
by
John P. Lippitt,
Director of Public Works
Bruce M. Boogaard,
City Attorney
WPC 5319E
12.-~ / /:1-If
AGENDA STATEMENT
Item 1'3
ITEM TITLE:
Meeting Date 1/15/91
Resolution /"'00'1- Approving Appropriation to Pay for
Non-Public Liability Legal Costs
City Attorne~
SUBMITTED BY:
(4/5ths Vote: Yes~No_
Unanticipated legal expenses for non-public liability related professional
services have been incurred this year in connection with special litigation
such as the SDG&E plant expansion, Jones Intercable litigation, and other
various smaller cases. An additional appropriation of $62,200 will be needed
to cover the expense of these professional services.
RECOMMENDATION: Conduct a closed session to discuss the pending Jones
litigation before adopting the attached resolution approving the appropriation
of $62,200 to pay for non-public liability legal costs.
BOARDS/COMMISSIONS RECOMMENDATION: N/A
DISCUSSION:
At the commencement of the 1990-91 fiscal year, the City Council appropriated
$18,300 for non-public liability professional services, including
miscellaneous legal expenses (Account No. 100-0150-5201, "Professional
Services").
Although unanticipated at the time, the City has been subject and is going to
be subjected to additional legal expenses. So far, we have re-appropriated to
this Professional Services account to pay for the following legal expenses:
1. Shute, Mihaly & Weinberger, Attorneys representing the City and the
Agency on the SDG&E NOI and AFC proceeding, approximately $75,000
prior to November, 1990 and another $75,000 after October, 1990.
In addition to the foregoing, the City needs to appropriate resources to cover
the following areas of expense:
2. Daley & Heft, attorneys representing the City in a declaratory
relief on our policy relating to the giving of a due process
hearing prior to seizing property at pawn shops. $1,383.80 plus
December and January billings, or $2,200 in total.
3. Silldorf, Burdrnan, Duignan & Eisenberg, attorneys representing the
City in an attempt to prohibit Jones Intercable from establishing
cable service without a franchise. Billings for this firm, and
related ancillary services, to date have been approximately
I!-I
Item No. 13
Meeting Date: 1/15/91
Page Two
$26,000, $20,000 of which has been appropriated to date from the
contribution from Jones. However, we are now able to estimate
that, to pursue this litigation to completion, we will need to
spend approximately $170,000, $60,000 of which will need to be
appropriated from this year's resources.
FISCAL IMPAcr: A general fund reserve appropriation of $60,000 to Account
No. 100-0150-5201 for the cable litigation, and $2,200 to Account No.
100-0150-5201 for miscellaneous non-public liability professional services.
8384a
/3 -2..
RESOLUTION NO. I~t?
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING APPROPRIATION TO PAY FOR
NON-PUBLIC LIABILITY LEGAL COSTS
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, unanticipated legal expenses
liability related professional services have been
year in connection with special litigation such
plant expansion, Jones Intercab1e litigation, and
smaller cases; and
for non-public
incurred this
at the SDG&E
other var ious
WHEREAS, an additional appropriation of $62,200 will be
needed to cover the expense of these professional services.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby appropriate $62,200 from the
unappropriated balance of the General Fund transferring $60,000
into Account 100-0150-5202 and $2,200 into Account 100-0150-5201.
ted and
~
to form by
Bruce
8382a
torney
/3 .'3
COUNCIL AGENOA STATEMENT
Item /-1
Meeting Oate 1/15/91
ITEM TITLE: Resolution ''-00&- Waiving Bid Requirements and approving
execution of a five-year lease agreement for 2 Kodak Ektaprint
225 copy/duplicator machines
SUBMITTED BY:Assistant City Manager ~.
REVIEWED BY: City Manager 9 t; {ii 4/5ths Vote: Yes No X
At your January 8, 1991 meeting, the City Council referred back to staff
a recommendation to waive bid requirements and approve execution of a
five-year lease agreement for 2 Kodak Ektaprint 225 copy/duplicator machines.
Concern was expressed that the proposal offered by Kodak from a financial
point of view, was not good for the City. It was felt ~hat the City
would be expending an additional $21,000 more over the next two years
than the present copy machines would cost us if they could be retained
and serve out the full five-year lease period.
While that analysis is valid, the City finds itself in a position where
the City's needs and requirements far exceed the ability of the present
equipment to provide the level of service necessary, and while the City
could insist that Kodak continue to maintain to the best of their ability
the existing equipment, the level of service that would be provided is
not acceptable and cannot meet the needs of the City. Therefore, the
units must be replaced, and while it was hoped that Kodak would be willing
to reduce the cost still further below the proposal c0nsidered during last
week's meeting, they have indicated that a further reduction is not possible,
and in fact, if a lease agreement is not consummated prior to the end
of January, their cost would increase somewhat from this so-called "holiday
special" that they based their original proposal on.
RECOMNENDATION:
Adopt resolution
BOARDS/COMMISSIONS RECOMMENDATION: N.A.
DISCUSSION
As was indicated previously, the City needs reliable copiers and, while
the cost of the new equipment is somewhat higher than the present equipment,
what we are acquiring is far superior in terms of reliability, speed,
and the number of copies per month that can be produced compared to the
present equipment. Staff has obtained quotes on comparable equipment
from OCE and Xerox, and as shown on Table 1, attached, the Kodak proposal
is superior to the only other two companies that provide a comparable
piece of equipment. Cannon, Lanier (formerly Harris/3M) and Minolta
can only provide copiers that will produce up to 125,000 per month, and
their solution to the problem was for the City to lease four copiers
rather than two in order to provide the capability needed. After study
by staff, it has been determined that that this is not a viable solution.
,'I-I
Item No. ""
Meeting Date 1/15/91
FISCAL IMPACT
Funds to cover the cost of this new equipment through the end of this
fiscal year are more than adequate since the City will actually experience
a savings while the additional cost of approximately $429.39 per month
per machine will be provided for in the 1991-91 operating budget.
IY-~
RESOLUTION NO.
16008
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA WAIVING BID REQUIREMENTS AND
APPROVING EXECUTION OF A FIVE-YEAR LEASE
AGREEMENT FOR TWO KODAK EKTAPRINT 225
DUPLICATOR COPIERS
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, the City currently has two IBM copiers, both
rented from IBM originally for a period of five years; and
WHEREAS, in order to improve the
efficiency, staff has negotiated a new five-year
which will allow provide for the replacement of
two Kodak Ektaprint 225 copiers; and
City's copier
lease with Kodak
these uni ts with
WHEREAS, Section 2.56.170 of the Chula Vista Municipal
Code authorizes the Purchasing Agent to dispense with the
requirements of bidding when the City Council determines that due
to special circumstances, it is to the City's best interest to
purchase a commodity or enter into a contract without compliance
with the bidding procedure.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby waive the bidding
requirements and approve a five-year lease agreement for two
Kodak Ektaprint 225 Duplicator machines for the City of Chula
Vista.
5651a
m by
Presented by
E. R. Asmus, Assistant City
Manager
I~.J /11-1
I COST COMPARISONS FOR TWO MACHINES I
KODAK XEROX OCE
TOTAL MAINTENANCE/1st yr $ -0- $ l,425.DO/mo $ 15,023.00
2-5 yrs/per yr 6,888.00/yr 17,100.DO/yr 19,279.00
TOTAL COPY COST/1st yr $ -0- _0_1 _0_2
2-5 yrs/per yr 16,393.00 -0- -0-
TOTAL MONTHLY LEASE/1st yr $ l,703.84/mo $ l,985.00/mo $ 2,312.00/mo
2-5 yrs/per mo 1.703.84/mo 1.985.00/mo 2.553.00/mo
2-5 yrs/per yr 20,446.00 yr 23,821.44/yr 30,635.00/yr.
TOTAL ANNUAL COST/1st yr $ 20,446.00 1st yr $ 40,921.00/1st yr $ 42,767.00/1st yr
2-5 yrs 43,727.00/2-5 yrs 40,921.00/2-5 yrs 49,914.00/2-5 yrs
$195,354.00 $204,605.00 $242,423.00 equip.
3 + 28,138.00 payoff IBM + 28.13B.00 payoff IBM
- 28.138.00
$167.216.00 total 4 $232,743.00 total 4 $270,561.00 total 4
Included in maintenance costs
2
Included in maintenance costs
3
Kodak will buyout the remainder of the IBM leases:
neither Xerox nor aCE will payor give credit for the
remaining two years on the leases.
4 Total cost for five (5) year term
/'1" ~
COUNCIL AGENDA STATEMENT
Item:
,5'
Meeting Date: 1/15/1991
ITEM TITLE: Resolution /(,00' Ratifying the Tennination of the Contract with
Carrtel Communications Corporation for video Production Services
and Taping the City Council Meetings
~
. SUBMITTED BY: Deputy City Manager Thomson JI
REVIEWED BY:
City Manager p ~y?;-
(4/5ths Vote: Yes_No_KJ
The City has contracted with Carrtel Communications Corporation since December 1987
to videotape the Tuesday City Council meetings for subsequent broadcast on Wednesdays
over the cable TV systems serving Chula Vista. The most recent contract with Carrtel
Communications would have expired in June of 1991, but for reasons described further
below, on January 4, 1991 staff took administrative steps to cancel the contract
immediately and made alternate arrangements to videotape the January 8 and subsequent
Council meetings.
RECOMMENDATION: That Council adopt the resolution ratifying the tennination of the
contract with Carrtel Communications Corporation for Video Production Services and
Taping the Chula Vista City Council Meetings.
BOARD/COMMISSIONS RECOMMENDATION: Not applicable.
DISCUSSION:
In March of 1989, the City almost tenninated the contract with Carrtel Communications
because of a number of problems with the video production staff. At that time, however,
the company reorganized its production staff and improved the reliability of the video
productions. On January 2, 1991, staff learned that, as a result of a default on a loan,
Carrtel Communications is being reorganized under the person who had been in charge of
the video production of the Council meetings until March of 1989. Because of a lack of
confidence in the reorganized video production company, staff took steps to terminate the
contract immediately on January 4, 1991, based on an agreement made with Carrtel
Communications as part of the March 1989 reorganization. Staff took those administrative
steps to tenninate the contract in order to insure that the January Council meetings,
including the January 8 and 15 meetings, are properly videotaped. By approving the
recommended resolution, Council will be ratifying that tennination of the Carrtel contract.
,S--I
Page 2, Item:
Meeting Date: 1115/1991
,~
It is staffs intent to go through a formal RFP process to select another video production
company for another multi-year contract, and as part of that process to more fully consider
alternatives such as using remote-controlled cameras. That process will, however, take
several months. Staff therefore conducted a more limited RFP process between January
3 and January 10 to obtain video production services during the interim period. Cox Cable
volunteered to videotape the January 8 meeting at no charge.
Interim proposals were sought from Cox Cable, ChuIa Vista Cable, and Ace Video
Productions to videotape the Council meetings from January 15 until the formal RFP
process is completed. After checking the availability of the company's equipment, Cox
Cable did not submit a proposal because of scheduling conflicts throughout the interim
period. Proposals were received from Chula Vista Cable ($1,375 per meeting) and Ace
Video Productions ($455 - 699 per meeting depending on the length of the Council
meeting and on specified optional services).
Ace Video Productions has previously demonstrated its ability to satisfactorily perform
video work for the City. Since its proposed cost is significantly less than Chula Vista
Cable's proposal (and is also less than the cost of the former contract with Carrtel
Communications), staff has negotiated an interim agreement with Ace Video Productions
for the videotaping of the City Council meetings while the more formal RFP process is
conducted.
FISCAL IMPACf: The interim agreement with Ace Video will cost less than the former
contract with Carrtel. In the agreement with Carrtel Communications, the City was paying
$893.80 for a four hour meeting, an additional $75 for the fifth hour or part thereof, and
an additional $50 per meeting that lasted longer than five hours. In the interim agreement
reached with Ace Video Productions for the same services, the City will pay $549 per
meeting of up to four hours and an additional $50 for each hour over four hours.
In both the contract with Carrtel and the agreement with Ace Video, the City is responsible
for the cost of videotape stock, lighting and audio feed.
JT:hr
C:\CHUCK\CARRTEL.113
1~.2...
RESOLUTION NO.~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA RATIFYING THE TERMINATION OF THE
CONTRACT WITH CARRTEL COMMUNICATIONS FOR VIDEO
PRODUCTION SERVICES AND TAPING THE CITY
COUNCIL MEETINGS
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, the City has contracted with Carrtel
Communications Corporation since December of 1987 to videotape
the Tuesday City Council meetings for subsequent broadcast on
Wednesdays over the cable TV systems serving Chula Vista; and
WHEREAS, on January 2,
result of a default on a loan,
reorganized; and
1991, staff learned that, as a
Carrtel Communications is being
WHEREAS, because of staff I s lack of confidence in the
reorganized video production company, staff took steps to
terminate the contract immediately on January 4, 1991; and
WHEREAS, staff
the contract in order
meetings, including the
videotaped; and
took administrative steps to terminate
to insure that the January Council
January 8 and 15 meetings, are properly
WHEREAS, it is staff's intent to go through a formal RFP
process to select another video production company for another
multi-year contract, and as part of that process to more fully
consider alternatives such as using remote-controlled cameras.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby ratify the termination of the
contract with Carrtel Communications Corporation for video
production services and taping the City Council meetings.
Jim Thomson,
Manager
8379a
Deputy City
Presented by
tL'[ ,
15'~ 1/5-'1
January 4, 1991
FROM:
Honorable Mayor and City CO(,rCi1 ~
John D. Goss, City Managerct ~
Jim Thomson, Deputy city Manager~
TO:
VIA:
SUBJECT:
videotaping of Council Meetings
This memo is to inform you of some recent developments concerning
the company that has been videotaping the Tuesday Council meetings.
In order to insure that the January Council meetings (including the
January 8 meeting) are properly videotaped, staff is currently
taking some administrative steps (summarized below) that will be
described further in an agenda statement that will be prepared for
Council approval at the January 15 meeting.
The city has contracted with Carrtel Communications Corporation
since December 1987 to videotape the Tuesday Council meetings for
subsequent broadcast on Wednesdays over the cable TV systems
serving Chula vista (currently both Cox and Chula Vista Cable). As
you may recall, there were a number of problems with the
videotaping in 1988 and early 1989 that almost led to the City
terminating the contract in March of 1989. Instead, staff was able
to convince Carrtel Communications to reorganize their video
production staff in a manner that greatly improved the reliability
of the video productions (although there have been some
intermittent problems in Cox Cable's cablecasts that were not the
fault of Carrtel Communication).
On Wednesday, January 2, 1991, staff learned that the current owner
of Carrtel Communications had defaulted on a loan, and the person
who had been in charge of videotaping the Council meetings during
the 1988 - 1989 period when all the problems occurred is again
taking over the company in another reorganization. Because of
staff's lack of confidence in that individual's (and therefore now
the company's) reliability, staff is taking steps to terminate the
contract immediately based on an agreement made as part of the
March 1989 reorganization. The contract would otherwise have
expired in June of 1991.
It is staff's intent to go through a formal RFP process to select
another video production company for another multi-year contract
and as part of that process to more fully consider alternatives
such as using remote-controlled cameras. That process will,
however, take at least two months. Staff is therefore currently
conducting an informal bid process to obtain video production
services during the interim period. Cox Cable has volunteered to
video tape the January 8 meeting at no charge. Interim proposals
are being sought from Cox Cable, Chula vista Cable, and Ace Video
Productions.
C:\Kim\cc-mtgs
/r-r
COUNCIL AGENDA STATEMENT
Item
JID
Meeting Date
1/15/91
ITEM TITLE: RESOLUTION /.(),() Amending FY 1990-91 Budget and
providing for the appropriation of funds for
overtime and for employee fringe benefit increases
resulting from health plan premium increases.
SUBMITTED BY: Director of personnel~
Director of Finance;;e;:;
REVIEWED BY: city Managej?~~75'S Vote: Yes -K- No ___)
In the 1990-91 budget process, an overtime request was
inadvertently deleted for account 1431, Traffic Signal and Street
Light Maintenance. The amount of the request was $9,000.
In accordance with the Memoranda of Understanding(M.O.U.'s) with
three employee bargaining units (POA, IAFF, and CVEA), the City's
contribution will increase for health insurance premiums and the
Flex Plans effective January I, 1991. As has been past practice,
staff recommends that the non-represented groups (Executive, Mid-
Management and Unrepresented) receive similar increases to CVEA.
In order to fund these additional costs, $191,260 for employee
benefits and the $9,000 overtime request, it is necessary to amend
the FY 1990-91 budget.
RECOMMENDATION: That Council adopt the resolution appropriating
$200,260.
BOARDS/COMMISSIONS RECOMMENDATION: Not applicable
DISCUSSION:
Overtime
An overtime request of $9,000 was accidentally deleted from the
1990-91 budget for the Traffic Signal and Street Light Maintenance
Division. The request was for $9,000.
Health Insurance
Memoranda of Understandinq (M.O.U.'s)
In the POA and IAFF M.O.U.'s, the City agreed to contribute the
cost of the Kaiser Health Plan insurance premium provided the
1/1/91 increase did not exceed 15%. The Kaiser Health Plan premium
increased 9%. The cost of any other health plan which exceeds the
city's contribution is paid by the employees. The additional cost
of increasing the city's contribution is approximately $20,270 for
1(.-1
- 2 -
Item
Meeting Date
POA and $10,000 for IAFF.
IltJ
1/8/91
In the CVEA M.O.U., the City agreed to split with employees the
annual cost of the John Hancock High Option health plan costs that
exceed the annual Flex Plan amount. The John Hancock premiums
increased 35% which created an annual difference of $675.66 per
employee. One half this amount, $337.83 will be added to each CVEA
represented employee's Flex Plan, bringing the Flex Plan from
$4,000 to $4,337.83. Employees will pay the other half $337.83 by
pay period deduction of $14.08 until June 30,1991. The impact of
this deduction will be softened somewhat because it will be treated
on a pre-tax basis. The additional cost to the City for CVEA
benefits is approximately $121,800.
Unrenresented Grouns: In the past, staff has recommended, and
Council has agreed to, increasing the Flex Plans of members of the
Unrepresented employee groups by the same amount as the CVEA
increase. In this fashion, benefit parity among the groups is
retained. The breakdown of costs by group is as follows:
Executive
Mid-Management
Unrepresented
Mayor
Council
Current Flex
Per Emn10vee
$5,270
4,730
4,500
5,270
2,077
Increased Flex
Per Emnlovee
$5643.83
5103.83
4873.83
5643.83
2442.83
Total for Unrepresented Groups
The Future of Health Insurance
Total
Cost
$ 7,433
26,182
3,378
338
1,851
$39,182
The future of the City's John Hancock - Triple Option Health Plan
is not promising. Although enrollment counts for this next plan
year are not known yet, these plans have suffered a decline in
enrollment each year. Now, 59% of the City's employee population
is in Kaiser while 41% remain in the Triple option Plans. The
Triple Option Plans have an older group of employees in them,
including forty-four city retirees, with high claims costs. City
staff will begin working with the chief negotiators and presidents
of each of the four bargaining units and the unrepresented groups
to discuss options if it appears that the City cannot sustain the
John Hancock Triple Option health plans. Any recommendations this
group develops will be brought back to the city Council and also
may require reopening the M.O.U.'s.
1'-"-
- 3 -
Item
I~
Meeting Date
1/15/91
FISCAL IMPACT:
The following amounts need to be appropriated to Non-Departmental
account 100-0730-5101 from the following funds:
Unappropriated General Fund Reserve
OCJP (Criminal Justice Planning)
Parking Meter Fund
Transit Fund
Bayfront Conservancy Trust
Central Garage
$191,970
170
2,030
680
2,030
3.380
Total
$200,260
The total sum appropriated to the non-departmental account will
subsequently be distributed by authorization and approval of the
City Manager to the appropriate control/activity/object accounts
as authorized by the city Council.
/(/3 / / b '/-
RESOLUTION NO.~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA AMENDING FY 1990-91 BUDGET AND
PROVIDING FOR THE APPROPRIATING OF FUNDS FOR
OVERTIME AND FOR EMPLOYEE FRINGE BENEFIT
INCREASES RESULTING FROM HEALTH PLAN PREMIUM
INCREASES
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, in the 1990-91 budget process, an overtime
request in the amount of $9,000 was inadvertently deleted for
Account 1431, Traffic Signal and Street Light Maintenance; and
WHEREAS, in accordance with the Memoranda of
Understanding with three employee bargaining units (POA, IAFF AND
CVEA), the City's contribution will increase for health insurance
premiums and the Flex Plans effective January 1, 1991; and
WHEREAS, as has been past practice, staff recommends
that the non-represented groups (Executive, Mid-Management and
Unrepresented) receive similar increases to CVEA; and
WHEREAS, in order to fund these additional costs,
$191,260 for employee benefits and the $9,000 overtime request,
it is necessary to amend the FY 1990-91 budget.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby appropr iate $200,260.00 to
Non-Departmental Account 100-0730-5101 from the following funds:
Unappropriated General Fund Reserve
OCJP (Criminal Justice Planning)
Parking Meter Fund
Transit Fund
Bayfront Conservancy Trust
Central Garage
$191,970
170
2,030
680
2,030
3,380
$200,260
Candy Boshell, Director of
Personnel
8360a
Approved as to form by
","C~B~;"~ AUomoy
Presented by
If#. r
COUNCIL AGENDA STATEMENT
Item~
ITEM TITLE:
Meeting Date 1/15/91
Resolution I~()I' Approving the Final Map and Subdivision
Improvement Agreement and Authorizing the Mayor to Execute
Said Agreement for Chul a Vi sta Tract 88-3, EastLake Greens
Unit 11
Resol ut ion '&.()I'2. Approvi ng an Agreement with the
Developer of EastLake Greens Uni t 11 Subdi vi s i on Needed to
Satisfy Tentative Map Conditions of Approval No. 30 and 31 (c)
Director of Public wor~
City ManagellJ~ (4/5ths Vote: Yes_No....!.J
SUBMITTED BY:
REVIEWED BY:
On July 25, 1989, by Resolution No. 15199, the City Council approved the
Tentat i ve Subdi vi s i on Map for Chul a Vi sta Tract 88-3, EastLake Greens. The
Final Map and associated agreements for Unit 11 are now before Council for
approval.
RECOMMENDATION: That Council adopt the resolutions.
BOARDS/COMMISSIONS RECOMMENDATION: Not applicable.
DISCUSSION:
The project is generally located at the northeasterly corner of Greensview
Drive and Masters Ridge Road and consists of 87 lots for single-family
residential units and four lettered lots for open space.
The Final Map for Chu1a Vista Tract 88-3 Unit 11 has been reviewed by the
Pub 1 i c Works Department and found to be in substant i a 1 conformance wi th the
approved Tentative Map. Approval of the map constitutes acceptance of tree
planting easements and rejection of open space lots and 2-foot access
easements within the subdivision as shown on the map. However, the City
reserves the right to accept the rejected open space lots and access easements
in the future pursuant to Section 66477.2 of the Subdivision Map Act.
Tentative Map Condition of Approval No. 30 required the developer to enter
into an agreement whereby the developer agrees that the City may withhold
building permits for any units in the subject subdivision if traffic on Otay
Lakes Road, Telegraph Canyon Road, EastLake Parkway, or East "H" Street exceed
the levels of service identified in the City's adopted thresholds. Condition
31(c) required the developer to agree to waive the right to protest the
format i on of any assessment di stri ct for the construct i on of street
improvements to connect Orange Avenue and Palomar Street to existing
improvements to the west of the subject property and to not protest inclusion
of the subject improvements as projects in the Eastern Territories Development
17-1
Page 2, Item~
Meeting Date 1/15/91
Impact Fee system. The developer has executed an agreement to satisfy these
requirements. The developer has also executed the subdivision improvement
agreement and provided appropriate bonds to guarantee construction of required
improvements. The final map and associated agreements are now before Council
for approval.
The developer has paid all applicable fees and complied with all the
conditions of approval of the Tentative Map.
A plat is available for Council viewing.
FISCAL IMPACT: Not applicable.
WPC 5394E
SA/EY -341
/7-'2-.
RESOLUTION NO. 11.011
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING THE FINAL MAP OF CHULA
VISTA TRACT 88-13, EASTLAKE GREENS UNIT 11,
ACCEPTING ON BEHALF OF THE PUBLIC THE PUBLIC
STREETS DEDICATED ON SAID MAP, ACCEPTING ON
BEHALF OF THE CITY OF CHULA VISTA THE
EASEMENTS GRANTED ON SAID MAP WITHIN SAID
SUBDIVISION, AND APPROVING THE SUBDIVISION
IMPROVEMENT AGREEMENT FOR THE COMPLETION OF
IMPROVEMENTS REQUIRED BY SAID SUBDIVISION, AND
AUTHORIZING THE MAYOR TO EXECUTE SAID AGREEMENT
The City Council of the City of Chula Vista does hereby
resolve as follows:
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista hereby finds that that certain map survey
entitled CHULA VISTA TRACT 88-3, EASTLAKE GREENS UNIT 11, and
more particularly described as follows:
Lot 10 of Chula Vista Tract No. 88-3, EastLake Greens
Phase 1 BIC, according to Map thereof No. 12545, filed
in the office of the County Recorder of San Diego
County, January 26, 1990, excepting therefrom that
portion conveyed to Otay Water District, by deed
recorded December 6, 1990 as File No. 90-651673 of
official records, together with a portion of Rancho
Janal, according to Map thereof recorded in Book 1, Page
89 of Patents, all in the City of Chula Vista, County of
San Diego, State of California.
Area: 14.560 Acres
Lettered Lots: 4
No. of Lots: 91
No. of units: 87
is made in the manner and form prescribed by law and conforms to
the surrounding surveys; and that said map and subdivision of
land shown thereon is hereby approved and accepted.
BE IT FURTHER RESOLVED that said Council hereby accepts
on behalf of the public the public streets, to-wit: Golfcrest
LOOp, Park Meadows Road and Oak Hill Drive and said streets are
hereby declared to be public streets and dedicated to the pUblic
use.
BE IT FURTHER RESOLVED that said Council hereby accepts
on behalf of the City of Chula Vista the easements with the right
of ingress and egress for sewer, drainage facilities and street
tree planting and maintenance, all as granted and shown on said
map within said subdivision, subject to the conditions set forth
thereon.
/7- "3
-1-
BE IT FURTHER RESOLVED that the City Council hereby
rejects on behalf of the City of Chula Vista Lots "A", "B", "CO
and "D" for open space, public utilities and other public uses,
and the two foot access easements all as shown on said map within
said subdivision subject to the conditions set forth thereon.
BE IT FURTHER RESOLVED that the City Clerk of the City
of Chula Vista be, and she is hereby authorized and directed to
endorse upon said map the action of said Council; that said
Council has approved said subdivision map, that said public
streets are accepted on behalf of the public as heretofore stated
and that said lots are rejected for open space and other public
uses, and that those certain easements with the right of ingress
and egress for the construction and maintenance of sewer,
drainage and street tree planting, as granted thereon and shown
on said map within said subdivision is accepted on behalf of the
City of Chula Vista as hereinabove stated.
BE IT FURTHER RESOLVED that the Ci ty Cler k be, and she
is hereby directed to transmit said map to the Clerk of the Board
of supervisors of the County of San Diego.
BE IT FURTHER RESOLVED that that certain Subdivision
Improvement Agreement for Chula Vista Tract 88-3, EASTLAKE GREENS
UNIT 11, a copy of which is on file in the office of the City
Clerk, is hereby approved.
BE IT FURTHER RESOLVED that the Mayor of the City of
Chula Vista is authorized and directed to execute said Agreement
for and on behalf of the City of Chula Vista.
Presented by
:to, ""
~,"co Aoo
form by
John P. Lippitt, Director of
Public Wor ks
8374a
/7- '-/
-2-
RESOLUTION No.1f.6/t.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING AN AGREEMENT WITH THE
DEVELOPER OF EASTLAKE GREENS UNIT 11
SUBDIVISION NEEDED TO SATISFY TENTATIVE MAP
CONDITIONS OF APPROVAL NO. 30 AND 31{c)
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, on July 25, 1989, by Resolution
City Council approved the Tentative Subdivision
Vista Tract 88-3, EastLake Greens; and
No.
Map
15199, the
for Chula
WHEREAS, Tentative Map Condition of Approval No. 30
required the developer to enter into an agreement whereby the
developer agrees that the City may withhold building permits for
any units in the subject subdivision if traffic on Otay Lakes
Road, Telegraph Canyon Road, EastLake Parkway, or East "H" Street
exceed the levels of service identified in the City's adopted
thresholds; and
WHEREAS, Condition 31(c) required the developer to agree
to waive the right to protest the formation of any assessment
district for the construction of street improvements to connect
Orange Avenue and Palomar Street to existing improvements to the
west of the subject property and to not protest inclusion of the
subject improvements as projects in the Eastern Territories
Development Impact Fee system; and
WHEREAS, the developer has executed an agreement to
satisfy these requirements.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby approve an agreement wi th
Fieldstone Communities, Inc., developer of EastLake Greens Unit
11 Subdivision needed to satisfy Tentative Map Conditions of
Approval No. 31 and 31(c), a copy of which is on file in the
office of the City Clerk.
BE
Chula Vista
agreement on
IT FURTHER RESOLVED that the Mayor of the City of
is hereby authorized and directed to execute said
behalf of the City of Chula Vista.
17" S-
torney
Presented by
John P. Lippitt, Director of
Public Works
8385a
/7-b
Recording Requested by:
CITY CLERK
When Recorded, Mail to:
CITY OF CHULA VISTA
276 Fourth Avenue
Chula Vista, Ca. 92010
No transfer tax is due as this is a conveyance
to a public agency of less than a fee interest
for which no cash consideration has been paid or
received.
Declarant
SUBDIVISION IMPROVEMENT AGREEMENT
THIS AGREEMENT, made and entered into this day
of ,199 ,by and between THE CITY OF CHULA VISTA, a
municipal corporation, hereinafter called "City", and FIELDSTONE
COMMUNITIES, INC. 5465 Morehouse Drive, Suite 250, San Diego,
California 92121
hereinafter called "Subdivider";
WIT N E SSE T H :
-----------
WHEREAS, Subdivider is about to present to the City Council
of the City of Chula Vista for approval and recordation, a final
subdivision map of a proposed subdivision, to be known as Chula Vista
Tract 88-3, EASTLAKE GREENS, UNIT #11
pursuant to t.he provisions of the Subdivision Map Act of the State of
California, and in compliance with the provisions of Title 18 of the
Chula Vista Municipal Code relating to the filing, approval and
recordation of subdivision map; and,
WHEREAS, the Code provides that before said map is finally
approved by the Council of the City of Chula Vista, Subdivider must
have either installed and completed all of the public improvements
and/or land development work required by the Code to be installed in
subdivisions before final maps of subdivisions are approved by the
Council for purpose of recording in the Office of the County Recorder
of San Diego County, or, as an alternative thereto, Subdivider shall
enter into an agreement with City, secured by an approved improvement
security to insure the performance of said work pursuant to the
requirements of Title 18 of the Chula Vista Municipal Code, agreeing
to install and complete, free of liens at Subdivider I s own expense,
all of the public improvements and/or land development work required
in said subdivision within a definite period of time prescribed by
said Council, and
Form No. CA-410
Revised 11/90
li-7 -1-
WHEREAS, Subdivider is willing in consideration of the
approval and recordation of said map by the Council, to enter into
this agreement wherein it is provided that Subdivider will install
and complete, at Subdivider's own expense, all the public improvement
work required by City in connection with the proposed subdivision and
will deliver to City improvement securities as approved by the City
Attorney, and
WHEREAS, a tentative map of said subdivision has heretofore
been approved, subject to certain requirements and conditions, as
contained in Resolution No. 15200 , approved on the 18th day
of July , 1989 ("Tentative Map Resolution"); and
WHEREAS, complete plans and specifications for the
construction, installation and completion of said pUblic improve-
ment work have been prepared and submitted to the City Engineer, as
shown on Drawings Nos. 90-1017 through 90-1020 inclusive , on
file in the office of the City Engineer, and
WHEREAS, an estimate of the cost of constructing said public
improvements according to said plans and specifications has been
submitted and approved by the City in the amount of $648,000.00.
NOW, THEREFORE, IT IS MUTUALLY UNDERSTOOD AND AGREED AS
FOLLOWS:
1. Subdivider, for itself and his successors in interest,
an obI iga tion the burden of which encumber s and runs wi th the land,
agrees to comply with all of the terms, conditions and requirements
of the Tentative Map Resolution; to do and perform or cause to be
done and performed, at its own expense, without cost to City, in a
good and workmanlike manner, under the direction and to the
satisfaction and approval of the City Engineer, all of the public
improvement and/or land development work required to be done in and
adjoining said subdivision ("Improvement Work"); and will furnish the
necessary materials therefor, all in strict conformity and in
accordance with the plans and specifications, which documents have
heretofore been filed in the Office of the City Engineer and by this
reference are incorporated herein and made a part hereof.
2. It is expressly understood and agreed that all
have been or will be installed within thirty (30) days
completion and acceptance of the Improvement Wor k,
Subdivider has installed or will install temporary street
if permanent street name signs have not been installed.
monuments
after the
and that
name signs
/7
-i
-2-
3. It is expressly understood and agreed that Subdivider
will cause all necessary materials to be furnished and all
Improvement Work required under the provisions of this contract to be
done on or before the third anniversary date of Council approval of
the Subdivision Improvement Agreement.
4. It is understood and agreed that Subdivider will perform
said Improvement Work as set forth hereinabove, or that portion of
said Improvement Work serving any buildings or structures ready for
occupancy in said subdivision, prior to the issuance of any
certificate of clearance for utility connections for said buildings
or structures in said subdivision, -~nd such certificate shall not be
issued until the City Engineer has certified in writing the
completion of said public improvements or the portion thereof serving
said building or structures approved by the City; provided, however,
tha t the improvemen t secur i ty shall not be required to cover the
provisions of this paragraph.
5. It is expressly understood and agreed to by Subdivider
that, in the performance of said Improvement Work, Subdivider will
conform to and abide by all of the provisions of the ordinances of
the City of Chula Vista, and the laws of the State of California
applicable to said work.
6. Subdivider further agrees to furnish and deliver to the
City of Chula Vista, simultaneously with the execution of this
agreement; an approved improvement security from a sufficient surety,
whose sufficiency has been approved by the City in the sum of THREE
HUNDRED TWENTY-FOUR THOUSAND DOLLARS AND NO CENTS ($324,000.00)
which security shall guarantee the faithful performance of this
contract by Subdivider and is attached hereto, marked Exhibit "An and
made a part hereof.
.
7. Subdivider further agrees to furnish and deliver to the
City of Chula Vista simultaneously with the execution of this
agreement, an approved improvement security from a sufficient surety,
whose sufficiency has been approved by the City in the sum of THREE
HUNDRED TWENTY-FOUR THOUSAND DOLLARS AND NO CENTS ($324,000.00)
to secure the payment of material and labor in connection with the
installation of said public improvements, which security is attached
hereto, marked Exhibit "B" and made a part hereof and the bond
amounts as contained in Exhibit "B", and made a part hereof.
8. Subdivider further agrees to furnish and deliver to the
City of Chula Vista, simultaneously with the execution of this
agreement, an approved improvement security from a sufficient surety,
whose sUfficiency has been approved by the City in the sum of ELEVEN
THOUSAND DOLLARS AND NO CENTS ($11,000.00) (per private engineer's
estimate)
to secure the installation of monuments, which security is attached
hereto, marked Exhibit "c" and made a part hereof.
/7 - 'i
-3-
9. It is further agreed that if the Improvement Work is not
completed within the time agreed herein, the sums provided by said
improvement securities may be used by City for the completion of the
Improvement Work within said subdivision in accordance with such
specifications herein contained or referred, or at the option of the
City, as are approved by the City Council at the time of engaging the
work to be performed. Upon certification of completion by the city
Engineer and acceptance of said work by City, and after certification
by the Director of Finance that all costs hereof are fully paid, the
whole amount, or any part thereof not required for payment thereof,
may be released to Subdivider or its successors in interest, pursuant
to the terms of the improvement security. Subdivider agrees to pay
to the City any difference between the total costs incurred to
perform the work, including design and administration of construction
(including a reasonable allocation of overhead), and any proceeds
from the improvement security.
10. It is also expressly agreed and understood by the
parties hereto that in no case will the City of Chula Vista, or any
department, board or officer thereof, be 1 iable for any portion of
the costs and expenses of the work aforesaid, nor shall any officer,
his sureties or bondsmen, be liable for the payment of any sum or
sums for said work or any materials furnished therefor, except to the
limits established by the approved improvement security in accordance
with the requirements of the State Subdivision Map Act and the
provisions of Title 18 of the Chula Vista Municipal Code.
11. It is further understood and agreed by Subdivider that
any engineering costs (including plan checking, inspection, materials
furnished and other incidental expenses) incurred by City in
connection with the approval of the Improvement Work plans and
installation of Improvement work hereinabove provided for, and the
cost of str~et signs and street trees as required by City and
approved by the City Engineer shall be paid by Subdivider, and that
Subdivider shall deposit, prior to recordation of the Final Map, with
City a sum of money sufficient to cover said cost.
12. It is understood and agreed that until such time as all
Improvement Work is fully completed and accepted by Ci ty, Subdivider
will be responsible for the care, maintenance of, and any damage to,
the streets, alleys, easements, water and sewer lines within the
proposed subdivision. It is further understood and agreed that
Subdivider shall guarantee all public improvements for a period of
one year from date of final acceptance and correct any and all
defects or deficiencies arising during said period as a result of the
acts or omission of Subdivider, its agents or employees in the
performance of this agreement, and that upon acceptance of the work
by City, Subdivider shall grant to City, by appropriate conveyance,
the public improvements constructed pursuant to this agreement;
provided, however, that said acceptance shall not constitute a waiver
of defects by City as set forth hereinabove.
17 -ID
-4-
13. It is understood and agreed that City, as indemnitee,
or any officer or employee thereof, shall not be liable for any
injury to person or property occasioned by reason of the acts or
omissions of Subdivider, its agents or employees, or indemnitee,
related to this agreement. Subdivider further agrees to protect and
hold the City, its officers and employees, harmless from any and all
claims, demands, causes of action, liability or loss of any sort,
because of or arising out of acts or omissions of Subdivider, its
agents or employees, or indemnitee, related to this agreement;
provided, however, that the approved improvement secur i ty shall not
be required to cover the provisions of this paragraph. Such
indemnification and agreement to hold harmless shall extend to
damages to adjacent or downstream properties or the taking of
property from owners of such adjacent or downstream properties as a
result of the construction of said subdivision and the public
improvements as provided herein. It shall also extend to damages
resulting from diversion of waters, change in the volume of flow,
modification of the velocity of the water, erosion or siltation, or
the modification of the point of discharge as the result of the
construction and maintenance of drainage systems. The approval of
plans providing for any or all of these conditions shall not
constitute the assumption by City of any responsibility for such
damage or taking, nor shall City, by said approval, be an insurer or
surety for the construction of the subdivision pursuant to said
approved improvement plans. The provisions of this paragraph shall
become effective upon the execution of this agreement and shall
remain in-- full force and effect for ten (10) years following the
acceptance by the City of the improvements.
14. Subdivider agrees to defend, indemnify, and hold
harmless the City or its agents, officers, and employees from any
claim, action, or proceeding against the City or its agents,
officers, or _ employees to attack, set aside, void, or annul, an
approval of the City, advisory agency, appeal board, or legislative
body concerning a subdivision, which action is brought within the
time period provided for in section 66499.37 of the Government Code
of the State of California.
IN WITNESS WHEREOF, the parties hereto have caused this
agreement to be executed the day and year first hereinabove set forth.
THE CITY OF CHULA VISTA
E COMMUNITIES, INC.
Mayor of the City of Chula
vista
ATTEST
y Clerk
orm by
1')- "
(Attach Notary Acknowledgment)
-5-
. .
LIST OF EXHIBITS
Exhibit "A"
Improvement Security - Faithful Performance
Form:
Bond
Amount:
$324,000.00
Exhibit "B"
Improvement Security - Material and Labor:
Form:
Bond
Amount:
$324,000.00
Exhibi t "C"
Improvement Security - Monuments:
Form:
Bond
Amount:
$11,000.00
Securities approved as to form and amount by
City Attorney
Improvement Completion Date: Three (3) years from date of Council
approval of the Subdivision Improvement
Agreement
0156a
,qqO
5::..:> t Rat,
hh ClI1{ {aJ Sizt:
- I ~ '''-'--
I-- I (c:vY1CCr\ <; Fu.A lei ~ns
Acp
XIII
0.
/7 -/~
-6-
. '\~ ..
"
AGREEMENT
THIS AGREEMENT IS MADE THIS DAY OF AUGUST, 1990, BY AND BETWEEN
THE CITY OF CHULA VISTA, CALIFORNIA A ( "CHULA VISTA" ) AND FIELDSTONE
COMMUNITIES, INC., A CALIFORNIA CORPORATION, (FIELDSTONE).
RECITAL
A WHEREAS, FIELDSTONE IS THE OWNER OF REAL PROPERTY LOCATED IN
CHULA VISTA, CALIFORNIA, WHICH IS MORE PARTICULARLY DESCRIBED IN EXHIBIT "A",
ATTACHED HERETO AND INCORPORATED HEREIN BY REFERENCE
B. WHEREAS, FIELDSTONE IS ABOUT TO PRESENT TO THE CITY COUNCIL OF
CHULA VISTA FOR APPROVAL AND RECORDATION, A FINAL SUBDIVISION MAP OF A
PROPOSED SUBDIVISION TO BE KNOWN AS EASTLAKE GREENS, UNIT 11, CHULA VISTA
TRACT 88-3 PURSUANT TO THE PROVISION OF THE SUBDIVISION MAP ACT OF THE STATE
OF CALIFORNIA AND IN COMPLIANCE WITH THE PROVISION OF TITLE 18 OF THE CHULA
VISTA MUNICIPAL CODE RELATING TO THE FILING, APPROVAL AND RECORDATION OF THE
SUBDIVISION MAP.
C. WHEREAS, A TENTATIVE MAP OF SAID SUBDIVISION HAS BEEN APPROVED,
SUBJECT TO CERTAIN REQUIREMENTS AND CONDITIONS, AS CONTAINED IN RESOLUTION
NO.15200, APPROVED ON JULY 18, 1989.
NOW THEREFORE,IN CONSIDERATION OF THE MUTUAL TERMS AND CONDITIONS
CONTAINED HEREIN, THE PARTIES AGREE AS FOLLOWS:
1. TRAFFIC. THE DIRECTOR OF PUBLIC WORKS OF CHULA VISTA ("DIRECTOR")
MAY SUSPEND THE ISSUANCE OF ANY BUILDING PERMITS FOR THE CONSTRUCTION OF
ANY IMPROVEMENTS ON THE PROPERTY, UPON FINDING, IN HIS SOLE DISCRETION,
REASONABLY EXERCISED, USING INDUSTRY ACCEPTED STANDARDS, INCLUDING BUT NOT
LIMITED TO, CALIFORNIA DEPARTMENT OF TRANSPORTATION HIGHWAY DESIGN AND
TRAFFIC MANUALS, THAT AT ANY POINT ON THE FOLLOWING SECTIONS OF STREETS:
A TELEGRAPH CANYON ROAD (WHICH RUNS BETWEEN INTERSTATE 805 AND
OTAY LAKES ROAD);
B. OT A Y LAKES ROAD;
C. EASTLAKE PARKWAY BETWEEN OT A Y LAKES ROAD AND ORANGE AVENUE;
D. EAST H STREET BETWEEN INTERSTATE 805 TO THE EASTERLY END THEREOF.
THE "LEVELS OF SERVICE", AS MEASURED USING THE INTERSECTION CAPACITY
UTILIZATION METHOD EXCEEDS THE ADOPTED TRAFFIC THRESHOLD STANDARDS, AS
DULY ADOPTED BY THE CHULA VISTA CITY COUNCIL ON NOVEMBER 17, 1987, BY THEIR
RESOLUTION NO.13346 ("TRAFFIC THRESHOLDS"),
1.1 IF THE DIRECTOR SHOULD MAKE SUCH A FINDING AS REFERENCED IN THIS
SECTION 1, THEN THE DIRECTOR SHALL, WITHIN FIVE (5) DAYS AFTER
MAKING SUCH A FINDING, PROVIDE FIELDSTONE WRITTEN NOTICE OF SUCH
FINDING.
17 -l~
. -
2. ASSESSMENT DISTRICT FIELDSTONE SHALL NOT PROTEST FORMATION OF AN
ASSESSMENT DISTRICT FOR THE CONSTRUCTION OF STREET IMPROVEMENTS TO
CONNECT ORANGE AVENUE AND PALOMAR STREET TO EXISTING IMPROVEMENTS TO THE
WEST OF THE PROPERTY AND TO-NOT PROTEST INCLUSION OF THE SUBJECT
IMPROVEMENTS AS PROJECTS IN THE EASTERN TERRITORIES DEVELOPMENT IMPACT
FEE SYSTEM.
3. NOTICES UNLESS OTHERWISE PROVIDED IN THIS AGREEMENT OR BYLAW,
ANY AND ALL NOTICES REQUIRED OR PERMITTED BY THIS AGREEMENT OR BY LAW TO BE
SERVED ON OR DELIVERED TO EITHER PARTY SHALL BE IN WRITING AND SHALL BE
DEEMED DULY SERVED, DELIVERED, AND RECEIVED WHEN PERSONALLY DELIVERED TO
THE PARTY TO WHOM IT IS DIRECTED, OR IN LIEU THEREOF, WHEN THREE (3)
BUSINESS DAYS HAVE ELAPSED FOLLOWING DEPOSIT IN THE U.S. MAIL, CERTIFIED OR
REGISTERED MAIL, RETURN RECEIPT REQUESTED, FIRST-CLASS POSTAGE PREPAID,
ADDRESSED TO THE ADDRESS INDICATED IN THIS AGREEMENT. A PARTY MAY CHANGE
SUCH ADDRESS FOR THE PURPOSE OF THIS PARAGRAPH BY GIVING WRITTEN NOTICE OF
SUCH CHANGE TO THE OTHER PARTY. FACSIMILE TRANSMISSION SHALL CONSTITUTE
PERSONAL DELIVERY.
CITY OF CHULA VISTA
276 4TH AVENUE
CHULA VISTA, CA 92010
ATTN: ENGINEERING DEPARTMENT
FIELDSTONE COMMUNITIES, INC.
5465 MOREHOUSE DRIVE
SAN DIEGO, CA 92121
DAVID BAGLEY, ESQ.
MC DONALD, HECHT & SOLBERG
600 "B" STREET, SUITE 1100
SAN DIEGO, CA 92101
A PARTY MAY CHANGE SUCH ADDRESS FOR THE PURPOSE OF THIS PARAGRAPH BY
GIVING WRITTEN NOTICE OF SUCH CHANGE TO THE OTHER PARTY IN THE MANNER
PROVIDED IN THIS PARAGRAPH. FACSIMILE TRANSMISSION SHALL CONSTITUTE
PERSONAL DELIVER.
WITH A COPY TO:
4. CAPTIONS CAPTIONS IN THIS AGREEMENT ARE INSERTED FOR CONVENI ENCE
OF REFERENCE AND DO NOT DEFINE, DESCRIBE OR LIMIT THE SCOPE OR INTENT OF THIS
AGREEMENT OR ANY OF ITS TERMS.
5. ENTIRE AGREEMENT. THIS AGREEMENT CONTAINS THE ENTIRE AGREEMENT
BETWEEN THE PARTIES REGARDING THE SUBJECT MATTER HEREOF. ANY PRIOR ORAL
OR WRITTEN REPRESENTATIONS, AGREEMENTS, UNDERSTANDINGS, AND/OR
STATEMENTS SHALL BE OF NO FORCE AND EFFECT.
6. PREPARATION OF AGREEMENT. NO INFERENCE, ASSUMPTION OR
PRESUMPTION SHALL BE DRAWN FROM THE FACT THAT A PARTY OR HIS ATTORNEY
PREPARED AND/OR DRAFTED THIS AGREEMENT. IT SHALL BE CONCLUSIVELY
PRESUMED THAT BOTH PARTIES PARTICIPATED EQUALLY IN THE PREPARATION AND/OR
DRAFTING THIS AGREEMENT.
/7-1&/
I"
,
7. RECITALS: EXHIBITS ANY RECITALS SET FORTH ABOVE ARE INCORPORATED
BY REFERENCE INTO THIS AGREEMEm.
IN WI1NESS WHEREOF, THE PARTIES HERETO HAVE CAUSED THIS AGREEMENT TO
BE EXECUTED THE DAY AND YEAR FIRST HEREINABOVE SET FORTH.
THE CITY OF CHULA VISTA ~ ~ FIELDSTONE COMMUNITIES, INC.
A CAUFORNIA CORPORATION
BY:
MAYOR OF THE CITY OF CHULA VISTA
By:/i~
----------~~~--
ATTEST:
CITY CLERK
APPROVED AS TO FORM BY
BRUCE M. BOOGAARD,
CITY ATTORNEY
17 - IS-
"'-..\ -.
Bond No.
Premium:
1113;;~~4.9: 1~~ ;\ 11
$6,900.00
OEC U 1990
'--''\IE r.m;'~A~i~
rr'"' r
,
'" .
BOND FOR FAITHFUL PERFORMANCE
WHEREAS, The City Council of the City of Chula Vista,
State of California, and FIELDSTONE COMMLNITIES. INC.. A
CALIFORNIA CORPORATION, (here~nafter des~gnated as
"principal") have entered into an agreement whereby principal
agrees to install and complete certain designated public
- improvements, which said agreement, dated
19 , and identified as project OiULA VISTA TRACT 88-3
EASTLAKE GREENS UNIT NO. 11 , is hereby
referred to and made a part hereof; and
WHEREAS, Said principal is required under the terms
of said agreement to furnish a bond for the faithful performance
of said agreement.
NOW, THEREFORE, we, the principal and FIREMN-J'S FUND
INSURANCE COMPANY , as surety, are
held and firmly bound unto the City of Chula Vista, hereinafter
called "City", in the penal sum of THREE HLNDRED TWENTY-FOUR THOUSAND
AND NO/IOO- - - - - - - - - - - - - - - -dollars ($ 324,000.00 )
lawful money of the United States, for the payment of which sum
well and truly to be made, we bind ourselves, our heirs,
successors, executors and administrators, jointly and severally,
firmly by these presents.
The condition of this obligation is such that if the
above bounded principal, his or its heirs, executors, adminis-
trators, successors or assigns, shall in all things stand to
and abide by, and well and truly keep and perform the covenants,
conditions and provisions in the said agreement and any altera-
tion thereof made as therein provided, on his or their part, to
be kept and performed at the time and in the manner therein
specified, and in all respects according to their true intent
and meaning, and shall indemnify and save harmless the City of
Chula Vista, its officers, agents and employees, as therein
stipulated, then this obligation shall become null and void;
otherwise it shall be and remain in full force and effect.
As a part of the obligation secured hereby and in
addition to the face amount specified therefor, there shall be
included costs and reasonable expenses and fees, including
reasonable attorney's fees, incurred by the City in successfully
enforcing such obligation, all to be taxed as costs and in-
cluded in any judgment rendered.
The surety hereby stipulates and agrees that no change,
extension of time, alteration or addition to the terms of the
/7 -/1P
" ,
..',
-2-
agreement or to the work to be performed thereunder or the
specifications accompanying the same shall in anywise affect
its obligations on this bond, and it does hereby waive notice
of any such change, extension of time, alteration or addition
to the terms of the agreement or to the work or to the speci-
fica tions. -
. ---~-~ -
In addition to the acts bonded for pursuant to the
agreement incorporated above, the following acts and performances
are additionally subject to the terms of this agreement:
In witness whereof, this instrument has been dUly
executed by the principal and surety above named, on
December 11 , 1990
:::~
BRIAN MILICH
BY:
FIREMAN'S FLND INSURANCE COWANY
~;.~~) /f~-1j
Patricia Brebner, Attorney-in-Fact
Contractor
Surety
APPROVED AS TO FORM:
17542 E. 17TH ST., TUSTIN, CA 92680
Surety Address
City Attorney
PvJ- R- '< d
\
ATTORNEY IN FACT ACKNOWLEDGMENT
~~:~~ o~~~_~.~~~~~~~~.~~L'~"_'_'_'~'_"'_'M'_' f M.
On this 11 th ...........__.....dayof.. ....~~.::.~.~~.! ........... in the year 1 ~.~.9..._........_.....__..._ ........... before me, a NOlary Public in and for said
__....g:;:.~.n.9.~ ............County. Stale of California. residing therein. duly commissioned and swom. per<j,onaUy
~;;~~;~'~~~~===~.E~.!::.;:J._~i~~J?.!:..~.9.!1.~.fh"'__'_'___"'_._M.M.____..._._ 0 personally known to me, 0 prond to me on the basis of satisfactory evidence
to be the person whose name is subscribed to this instrument as the anomey in fact of _._._-_.E.~!:~!}!?!}..:.?__f_qD:.~L.JD..~.~.!:"_~.~.9..~.._.S;g!!).p9:.;2Y_.__
and acknowledged to me that 0 he D1 she subscribed the name of --_._.__._.Ei.reman.~s.._.Eund...~ur.an.ce._..Company...._._......._.__.....H......thereto as
surety. and 0 his Uher own name as anorney in fact.
IN WITNESS WHEREOF. I have hereunlo set my hand and affixed my official seal. the day and year stated in this certificate above.
~ OFFICIAL SEAL
RHONDA C. ABa.
NOTARY PUBUc.<:AUFORNIA
ORANGE COUNTY
My CommllOion Exp. Aug. 8. 1993
-~LC2t2.e.Q/7 O.
Notary Public ~..<....
......_..[>:=....Z.::::./...;,:. ........_
1
I
:J8QO.&a_I..:JI
My commission expires
~7-J7
..~ "
~
"
Bond No. 111328 49 396
Premium included in charge
for performance bond
BOND FOR ~ffiTERIAL AND LABOR
WHEREAS, the City Council of the City of Chula
Vista, State of California, and FIELDSTONE COf'AMlNITIES, INC. ,
A CALIFORNIA CORPORATION, (hereinafter designated as
"Principal") have entered into an agreement whereby principal
agrees to install and complete certain designated public
improvements, which said agreement, dated
19 , and identified as project (HULA VISTA TRACT NO. 88-3
EASTLAKE GREENS lNlT NO. 11 , is hereby referred to and
made a part hereof; and
WHEREAS, Under the terms of said agreement, principal
is required before entering upon the performance of the work,
to file a good and sufficient payment bond with the City of
Chula Vista to secure the claims to which reference is made in
Title 15 (commencing with Section 3082) of Part 4 of Division
3 of the Civil Code of the State of California.
NOW, THEREFORE, said principal and the undersigned
as corporate surety, are held firmly bound unto the City of
Chula Vista and all contractors, subcontractors, laborers,
materialmen and other persons employed in the performance of
t~e aforesaid agreement and referred to in the aforesaid Code
of Civil Procedure in the sum of THREE HlNDRED TWENTY-FOUR THOUSAND
AND NO/lOO- - - - - - - - - - - - - -dollars ($ 324.000.00 ), for
materials furnished or labor thereon of any kind, or for amounts
due under the Unemployment Insurance Act with respect to such
work OL labor, that said surety will pay the same in an amount
not exceeding the amount hereinabove set forth, and also in
case suit is brought upon this bond, will pay, in addition to
the face amount thereof, costs and reasonable expenses and
fees, including reasonable attorney's fees, incurred by the
City of Chula Vista in successfully enforcing such obligation,
to be awarded and fixed by the court, and to be taxed as costs
and to be included in the jUdgment therein rendered.
It is hereby expressly stipulated and agreed that
this bond shall inure to the benefit of any and all persons,
companies and corporations entitled to file claims under Title
15 (commencing with Section 3082) of Part 4 of Division 3 of
the Civil Code, so as to give a right of action to them or
their assigns in any suit brought upon this bond.
Should the condition of this bond be fully performed,
then this obligation shall become null and void, otherwise it
shall be and remain in full force and effect.
I '1 - Ii
, '<
<,
,
.
-2-
The surety hereby stipulates and agrees that no
change, extension of time, alteration or addition to the
terms of said agreement or the specifications accompanying
the same shall in any manner affect its obligations on this
bond, and it does hereby waive notice of any such change,
extension, alteration or addition,
duly
In witness
executed by the
December 11
whereof, this instrument has been
principal and surety above named,
1990
on
::"Z&2l.t
RI MILICH
FIRHWJ'S FLND INSURANCE CCI'1PI'NY
BY:
Patricia Brebner, Attorney-in-Fact
Rd:;..~ /J~
Contractor
Surety
APPROVED AS TO FORM:
17542 E. 17TH ST., TUSTIN, CA 92680
Surety Address
City Attorney
PW-E-34<
\
ATTORNEY IN FACT ACKNOWLEDGMENT
~:~~~ o~~_.~~~~~~~~~~~~__m__m_ f ...
On this .-........._..~.~.~.~.................................,... day of . ......... ..~~<:==ember .. in the year 19.~~.......... ....... . .. . before me. a Notary Public in and for said
___..................._._.._......._.._...._.......9.~.~.!.'8.~ ........County, State of California. residing therem. duly commissioned and sworn, personally
appeared _______.?..9.-~_~ ic~_~_._~E'_~.f?n:.~.~.__._____._..._..._._.__..._M._ 0 personally known 10 m~. 0 proved to me on the basis of satisf.ctory evidence
to be the person whose name is subscribed to this Instrument as the attorney in fact of,~......~..__f.t;:~m9:!.!_~.2__.f..gD:.~:L.J.:Q...~1t:r~~.!2.~~__~_q~P..~rrY_.__
and acknowledged to me that 0 he C1 she subscribed the name of ...._.~._.~E.i.r:eman.~..s.._.E.und_..~ur.anc..e......COmpan:y_..._._..~_____......thereto as
surety, and 0 hisUher own name as attorney in fact.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official ')eal, the day and year stated in this certificate above.
. OFFICIAL SEAL
RHONDA C. ABa.
· NOTARY PUBUc.cAuFORNIA
ORANGE COUNTY
My Commisaion Exp. Au;. 9. 1993
~ C2 Q~.
'....~ ........ /.
---~<;- ...... . N~I~;YP;;bli~m- _L_ '.mmm ........
\
3eocwa-j.e3
My commiS7iO expires _.__..__.-.c.-~--.2..-::_.23.___.
17 - P. I '1 - ;'0
iiENERAL
POWER OF
" 1TO<<NEY
FIREMAN'S FUND INSURANCE COMPANY
KNOW ALL MEN BY ~E PR~: ~I ~REM!,-N:S FU~D INSURANCE COMPA~Y.. .COf1:'Oralion duly organized and existing under th~
laws of the Stale of California. and haYlftlr liS pnnclpal office In the Clly Ind County of San Fnnclsco. IR said 511U:. has made. constitutcd an.J appointed
and dcxs by these preSenls make. conSlllulc and appoint .
~---PATRlCIA BREBNER_____
its true and lawful Auorncy(s)-in.Facl. with full power and authority hereby conferred in its name. place and stead. 10 exeCute. seal. adnowlcdgc and
delivcr any and all bonds. undcrtakings. recognizances or other wrincn obliptions in the nature thereof ______________________
and 10 bind the COt"pOrai" n Ihcrc~y as (ully and 10 the sam.1I: ~xtcnl as if such,bonds were iCncd by the Presidenr. scaled with the corporate seal of Ihc
CQC1)OnhOn and duly ,1(te d by liS Sccret~ry. hereby raurYln, and conRrmmc: all that ( e uld Anorney(s...in-Fact ~y do in the premises.
This power 0( atfOrney is Iran d pursuant to Anidc VIII. Section JO and 31 o( By-laws r FIREMAN'S FUND INSURANCE COMPANY no"," In lull
(orce and effect.
'-Article VIII. A,PPOlnlm~nt .nd AD(,horitJ Auis/.nt 1t<<r~/~rics. .nd A,lIorn~J-;n-F.t:I' AI~nu 10 't',..~p' L~,.I p,th'~jS lad .\t.l~ .40PP~.'.lIt.~1t.
Section ]0. A,PPOlntm~nt. The' Chal man o{ the So.ard of Directors. the Prcsiden an)' Vice.Prnidenl or an~ olher renon aUlholllcd by Ihe Soard of
Directors. the Chairman of the Boud Directon. the President or an)' Vicc.Pr denl. mal. from lime 10 time. apftOint Re'ldelll "\\I'I.ant Sc~'rctarlc"
and Allorncys-in.Fac1 10 rcpresenl and a (or and on behalf of thc Corporalio and "'Icnls to a,.'tpl IC'I31 pro~C\\ and m.alC' appC'aran.;C', for and on
behalf of rhe Corporallon.
S<<lion ] I. Authom., ThC' AUlhoru) of su RC'sidenl Aui\l.1lnt Se.:rc'I.1r' . Auorney...in-FaI,71. and "'r:e'nt.. ,han be' a.. pre",'ribe'd In the' in..tlume'nl
C'Yidmcinl thC'ir appoint men I. and an)' such app 'ntmenl and all authority anlC'd thC'1'C'b~ may bC' le\ iL.ed .II an~ time by the Bo...rd of OlrC'~'lor, or ~y
any person C'mpowerC'd to malo.:C' such appointment.'
(Ihe folfowinc Rcsolution adopled by the Board of Direc10rs o( FIREMA.N'S
n tftc 15ch day of July. 1966. and said Resolulion has nOI bccn amcndcd or
11tis power of allome'Y is signed and scalcd under a
FUND INSURANCE COMPANY .at a meetin, dul
repealed:
uRESOL VED. that Ihe sicnarure of any Vice-President. A istanl Se erar)". and ResidC'nt Assistanl Secretary o( Ihis Corporation..and the '\cal of tht!i
COl'1'Of2cion may be affixcd or pnntcd on ~n}" powcr of .allOT y. on y rC'v0C3lton of any powC'r of aIlOme)'. or on any ccnlReale fetal in, Iherelo. t'ly
fK'Simi~. and any po....er of anomey. any, rcvocalion o( any wer anorney. or cenificatc beannl such facsimile Slcnature or facsimilc ~al '\hall N=
vaJid and bindinc upon the Corporal ion. .
MPANY has caus.cd Ihese prcscnlS fO tic signed bl it~ Vice-PrC'sident.
IN WITNESS WHEREOF. FIREMAN'S FUND INSURANCE
and in cot;)Oracc seal 10 be hereunlO a(fixed this 26th
Setrtember
.19~.
~&:~INS~C~
B,
\',or~...
STATE OF CALlFORSiA.
CTTY AM> COI.!NTI' OF SAN FRASCISCO
Onlhis 26thdayo( . 19 ~. bC'forem c..on.al....:amc Richard Williams
10 me l.no.....n. who. being b)' me duJ~ s....orn. did de' ~ ~nd \.i): Ihal he i.. \'ice'-PrC'\ident 0 FIR.E\1"":-':'S FV"..D I!">ISliR.o\....CE CO\IP"'~'. d1(' Cor.
poralion dC"SClIbcd in and ....hich e'xC'Cutcd the' abo\'e nstfume'nt: thai hC' Io.:no....' Ihe' ~al of...ai Corporal ion: that the ...:'.11 a(fj\ctJ 10 Ihe' ..aid In~ItUmC'nl
is such corporalC' SoCal; thai il .....as so aHi...C'd b)' ordcr Ihe Soard of DirC'Cton of \:lid Corporation nd Ihal hC' ,i@:ned hi~ name thele'1CI b~ 1.l.c Ndr:r
ST ATE OF CALIFORSIA.
~~
IN WITNESS WHEREOf. I ft.a\lC hCfeunlo ~I my
............~._. ..... -."'.............NI.
I OFFICIAL SEAL
SUSIE K. GILBERT
-.~ ~ lIOT.uy MUC. c.wrotHl
. em . COlOO'Y Of SAIl fUOCIS<
eM, Comm...,on e..i.., No. 17 I
/
,
CERTlFlC A IT
CTTY AM> COUNTY OF SAS FRASCISCO
\ >s.
f
I. the' undcnicncd. Rc-sidcnI Assistanl SC'CTelar)" of FIRE.~A~'S Fusl) INSL'RA:">o'CE CO\1PANY. .. CALIFORNIA COrf'<)f.:inon. DO HEREB'
CER.TlfY th.at (he' forcgoing and altaC'hcd PQ\\ ER OF ATTORNEY remain~ in full fort,;e .and ha, nOI tw=en r~\o1.~: and {urthe-rm('ire th;tl A.rH~'k \'111.
ScctlOns J.O and ]1 of the By-I~,""s o{ Ihe CorpoUllon. and the- RC'~lulion o{ the' Board of DirC'\."lot\. ~t forth in Ihe Po,""C'r of ~lIornc\. arc no.... In
rorC"C.
SiCncd and scaled at Ihe' CilY and County of ~n Fran("iKo. Daled the
11th
day of
Decembe r
r 9 2.'2.-
3e07'11-FF~
I? - 't.0
~'d'~'~
,
~~.
:Gand 100. 111:::"/l l() '::31
Premium: $275.00
SURVEY NONVi'JENT INSTl\LLi\TION BOND
KNOI, ALL HEN BY THESE PRESENTS, Tho.t I/\,e FIELDSTCN[ CO'1MUNITIES, INC.
as the subdivider and Principal, and the FIREMJIN"S FUND INSURJlNCE CO'1PANY
a Corporation of the State of CALIFORNIA , as Surety, are held and
firmly bound unto the City of Chula'Vlsta, a municipal corporo.tion, in the
County of San Diego, State of California, and to and for the benefit of an
and all persons who may suffer damage by reason of the breach of the con-
di tions hereof, in the penal sum of ELEVEN THOUSAND AND NO/lOO- - _ _ _ DOLLARS
($ 11,000.00 ) lawful money of the United States of America, to be paid t<
the said City of Chula Vista.
\'lHEREAS, the said Principal is presently engaged in subdividing
certain lands to be known asc. V. TR. 88-3/EASTLAKE GREENSllsubdivision in the
City of Chula Vista, in accordance with the Contract for Completion of
Improvements authorized by Resolution , and
WHEREAS, the said Principal desires not to set durable monuments
prior to the recordation of the final map of the subdivision and desires
to get. same at a later date,
NOI'l, THEREFORE, the condition of the above obligation is that if the
Principal shall have set durable monuments of the survey by HANS PETER CRAIG
(name of
SURVEYOR , as per the final map of said subdivision, a copy of
~ri~)
which is on file with the City Engineer of the City of Chula Vista, refer-
ence to which said map is hereby made and same is incorporated herein as
though here set forth in full, and according to the ordino.nces of the City
of Chula Vista in force and effect at the time of giving of this bond, on
Or before the expiration of thirty (30) consecutive days following completi
o.~d accepto.nce of public improvements within said subdivision, then the
obligo.tion shall be void, othenvise to remain in full force and effect.
. ;~.> -; ...
IN \VITNESS WHEREOF, the said Principal and Surety have hereunto set
ho.nds, this 11th day of December , 1990
BY:
BRIAN
'\:'''''O'.'ED 1\S TO FOru'l:
BY
FIREMAN'S FUND INSURJlNCE COMPANY
~ (Surety)
, / '7
':c:' J:. j' ), .
I",-t,(.,:~<-. ,: 1/. ....-~.:d"
j\ttorncy-in-Fo.ct Patricia
Brebner
City l\ttorney
c
17542 EAST 17TH STREET, TUSTIN, CA 92680
(Surety Address)
. ..- ::- J.1
11
-~,
/ 7 - 22
-----
##~ENE.a..AL
~~ FIREMAN'S FUND INSURANCE COMPANY
KNOW ALL MEN BY THESE PltESENTS: ThaI FIREMAN:S FUND INSURANCE COMPANY.. CO'l>Oralion duly organized and <xi'ring under Ihe
laws o( the State of Cabeomla. and hav1nltl1S pnnclpal ~ff'ce tn the CII)' and Counl)' of San FrancIsco. In said Stale. has made. constituted and :appointed.
and docs by these presents make. constitute and appoint
~---PATRICIA BREBNER_____
ils true and lawful Anorncy(s)-in-Facl. with full power and authority hereby conferred in lIS name. place and stead. to e~ecute. seal. acknowlcdge and
deliver an)' and all bonds. undertakings. recognizances or other wrinen obligations in the nature thereof _________________________
and 10 bind the Corporation thereby as fully and to the same e'tcnl as if such bonds were signed by the President. scaled with the corporate seal of the
Corponlion and duly attested by its Secretary. hereby ratifying iilnd confirming all thallhe said Altorney(s}-in-Fac1 may do in the premise:s.
This powero( aUorney is gran red pursuant to AMide VIII. Section 30 and 31 of By-laws o( FIREMAN'S FUND INSURANCE COMPANY no.... In furl
force and etrect.
"Article VIII. AppoinIment ..nd Authorit} Assist..nt s<<retaries. .nd Attorney-in-Fact ..nd ""t~nlS 10 .,'apt Legal Pro,,'~SS and .\1;ll.~ "PPearan,'~).
Scttion 30. Appolntm~nl. The Chairman of Ih( Board of DirC'Clon. the Presid(n!. an}. Vic(.Pr(!!.idC'n! or an~ olhe:r p(r\on aUlhorl/cd by Ihe Board of
Directors. Ih( Chairman of IhC' Board of DlrC'clors. Ihe Pr(sid(nr or an)" Vice.Presidenr. may, from lim( 10 limC'. appOln1 Re\id(nl "-"i\lanl SC'l.:r(13f1C"
and Allorneys-in-Fact 10 rC'presC'nl and ~CI for and on bC'half of the' Corporalion and ",,.enl!!. 10 3":":epl JC~3J proa,s and male appearan..:e, for and on
behalf of rhC' Corporation.
Se'ction 31. A.uthorit,1 The' AUlhoril} of such Re'sidenl Assislanl SC'.:r~larie!!.. AllornC'ys.in-Fai.:l. and Agen" \hall bC' a\ prC''<..r;bC'd in IhC' tn'Hum('nI
C".idencing IhC'ir appoinlmenl. and an} such appoinlmenl and all authorilY ,ranlC'd IhC'rC'b~- ma~ bC' fe:' il.C'd .II an~ lime b~ Ihe Board of Dire(lor, or tn
any person empower~d (0 mal.e such appointmenl,"
This power of anornC'y is signed and sealed undcr and by the authority o( the (ollowing R~solution adopled by the Board of Directors of FIREMAN'S
FUND INSURANCE COMPANY at a meeting duly called and h~ld on lhe I$ch day of July. 1966. and said Resolution has nOI been ame:nded or
repealed:
nRESOL VED. thai Ihe signature of any Vice-President. Assistanr Secretary. and Resident Assistant Secretary of Ihis Corporation, and Ihe seal of Ihi'i
COf1)Oralion may be affixed or printed on an). power of anorney, on any revocation of an). power _of anorney. or on any c~nificale rC'lating thC'relo. I:I~
facsimiJc. and any power of attorney. anr. revocation of an)' po.....er of auorncy. or ceMificale beanng such (acsimile signature or facsimile ~eal shalll:le
valid and binding upon the Corporalion. .
IN WITNESS WHEREOF_ FJREMAN.S FUND INSURANCE COMPANY has caused Ihe~ presents to he signed by it!> Vice-Presiden!.
and ill. corpora Ie seal to be hereunto affixed Ihis 26th day of September . 19 ~
~I:\INS~C~
B~
V...O:.PU'..odo:nl
STATE OF CAlIFOR!'IIA.
CITY AND COUNTY OF SAN FRA!'ICISCO
} os.
On this 26thda).of September . 19 ~ . bcforC'mC'f'C'T-.on.1l1~ .:amc Richard Williams
to mC' ..no.....n. who. bcin, by me dul~. s\l.orn. did depose and Yo}': rhat he i, Vice-Preslde'nl of FIRE\1":-':'S FL"!'iD I!'ISLiRA:-':CE CO\IP.1,;-':\. Ihe.- Cor.
poralion described in and .....hich necule:d IhC' abo,.C' inurumenl: thai he: "no\l.'i IhC' SC'al of ...aid Corporal ion: thai ThC' ~al affi\ed 10 Ihe: ,aid 1n~lrumC'n1
is such corporale seal; Ihat il \1.'.110 so aHi'll:ed b}. order of thC' Board of Directors of 'i.aid Corporation and thai hC' "Ij!ned hi.. name Iherelo b~ lile ord...r
IN WITNESS WHEREOF. I have hereunlO set my hand and aHnC'd m~ offil.'ial ~al. the da~ and year he-re:in lir"l abO\e "rillen.
............I-~fA fAU- T T"'f"..........u............
J OFFICIAL SEAL ·
SUSIE K.. GIUERT
-.-. IIOTAIY MUC - CAUfOIHIA
. mY & (QIMTY Of SAIl fUO(IS{O
~ ~~._,~-"." ..- f
d~~~
..........f"vN"
CERTIFICATE
STATEOFCAlIFOR!'IIA.
CITY AND COUNTY OF SAN FRANCISCO
t os.
f
I. the undersigned. Reside:nt Assislanl Smetar)" of FIRE.'-1A~'S FU~O INSURANCE CO\IPANY. a CALIFORNIA Corroralion. DO HERES'
CERTIFY that the forC'going and allached POWER OF ATTORNEY rC'maim in full for"C' and h.1' nOI ~~n re\ol.l"d: Ind fUflt1ermClre Ihal .o\ru.:1C' \'IIL
SttttOnlo 30 and 31 of Ihe 8Y-I.1.....s of The Corporal ion. .and Ihe Re!I.Qlulion of Ih~ Board o( DirC"'tor\. '>('1 forth in Ihe Po....er o( ,),llornc:\. arc: no.... In
force.
Siln~ and scaled al the: CilY and Counl~ oC 5.an FranCIsco. DalC'd IhC'
11th
day of
December
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ITEM TITLE:
SUBMITTED BY:
REVIEWED BY:
COUNCIL AGENDA STATEMENT
Item 1'1
Meeting Date 1/15/91
Resolution 110013 Approving Final Map and associated
Subdivision Improvement Agreement for Chula Vista Tract 90-10,
Tiara at Rancho del Rey and authorizing the Mayor to execute
said agreement
Resolution Ihc/~ Approving agreement to
condition of approval 16 of Tentative Subdivision
Chula Vista Tract 90-10, Tiara at Rancho del
authorizing the Mayor to execute said agreement
Director of Public WOrk~~
City Manager/~~~ (4/5ths Vote: Yes___No-x-)
sat i sfy
Map for
Rey and
On June 5, 1990, by Resolution 15660, the City Council approved the Tentative
Subdivision Map for Chula Vista Tract 90-10, Tiara at Rancho del Rey. The
final map and associated agreements for this subdivision are complete and are
now before Council for approval.
RECOMMENDATION: That Council adopt the resolutions.
BOARDS/COMMISSIONS RECOMMENDATION: Not applicable.
DISCUSSION:
Chul a Vi sta Tract 90-10, Ti ara at Rancho del Rey, cons i sts of an ei ght lot
condominium project containing 138 units on 9.8 acres located on the south
side of Ridgeback Road between Rancho del Rey Parkway and Otay lakes Road. A
plat of Tiara at Rancho del Rey is attached.
The final map for said subdivision has been reviewed by the Public Works
Department and found to be in conformance with the approved tentative map and
all relevant conditions of approval have been completed. Approval of this map
constitutes acceptance of the general utility and sewer easements within the
subdivision. Approval of the map also constitutes acceptance on behalf of the
public a portion of Ridgeback Road dedicated on the map and acceptance of lots
granted on said map for open space, publ ic util ities and other publ ic uses.
The onsite streets, storm drains and water system are private and as such
respons i bil i ty for maintenance of said improvements wi 11 be accompli shed by
the homeowners association. Easements and open space lots are shown on the
attached Exhibit "A".
The developer has executed the subdivision improvement agreement and has
provided bonds to guarantee construction of the required improvements for said
subdivision. He also has paid all fees, executed the required documents and
complied with all the conditions of approval of the tentative map.
I~-I
Page 2, Item~
Meeting Date 1/15/91
The developer has executed a supplemental agreement to satisfy condition of
approval number 16 of the Tentative Map. That condition calls for the
following:
"The developer shall enter into an agreement whereby the developer
agrees that the City may withhold building permits for any units in
the subject subdivision if traffic on Otay Lakes Road or East H
Street exceeds the levels of service identified in the City's adopted
thresholds."
Staff has revi ewed
Council approval.
Management Program.
sa i d agreement and has found it acceptabl e and ready for
This project is also subject to the City's Growth
Plats are available for Council viewing.
FISCAL IMPACT: None.
EY-331
WPC 5351E
If ..'L
RESOLUTION No.-L~I~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING THE FINAL MAP OF CHULA
VISTA TRACT 90-10, TIARA AT RANCHO DEL REY,
ACCEPTING ON BEHALF OF THE PUBLIC THE PUBLIC
STREETS DEDICATED ON SAID MAP, ACCEPTING ON
BEHALF OF THE CITY OF CHULA VISTA THE
EASEMENTS GRANTED ON SAID MAP WITHIN SAID
SUBDIVISION, AND APPROVING THE SUBDIVISION
IMPROVEMENT AGREEMENT FOR THE COMPLETION OF
IMPROVEMENTS REQUIRED BY SAID SUBDIVISION, AND
AUTHORIZING THE MAYOR TO EXECUTE SAID AGREEMENT
The City Council of the City of Chula Vista does hereby
resolve as follows:
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista hereby finds that that certain map survey
entitled CHULA VISTA TRACT 90-10 TIARA AT RANCHO DEL REY, and
more particularly described as follows:
Being a subdivision of a portion of Lot 1 of Parcel Map
No. 5473, in the Ci ty of Chula Vista, County of San
Diego, State of California, filed in the office of the
County Recorder of San Diego County, January 13, 1977,
as File No. 77-014058 of Official Records and Lot 7 and
Lot 8 of ChulaVista Tract No. 88-1, Rancho Del Rey Phase
2 in the City of Chula Vista, County of San Diego, State
of California, according to Map thereof No. 12341, filed
in the office of the County Recorder of San Diego
County, March 28, 1989.
Area: 9.776 Acres
No. of Units: 138
Lettered Lots: 2
No. of Lots: 11
Numbered Lots: 2
is made in the manner and form prescribed by law and conforms to
the surrounding surveys; and that said map and subdivision of
land shown thereon is hereby approved and accepted.
BE IT FURTHER RESOLVED that said Council hereby accepts
on behalf of the public the public street, to-wit: a portion of
Ridgeback Road and said street is hereby declared to be a public
street and dedicated to the public use.
BE IT FURTHER RESOLVED that said Council hereby accepts
on behalf of the City of Chula Vista the sewer and access
easement and Lots "A" and "B" for open space, public utilities
and other public uses, all as granted and shown on said map
within said subdivision, subject to the conditions set forth
thereon.
Ig"~-l-
BE IT FURTHER RESOLVED that the City Clerk be, and she
is hereby directed to transmit said map to the Clerk of the Board
of Supervisors of the County of San Diego.
BE IT FURTHER RESOLVED that that certain Subdivision
Improvement Agreement for Chula Vista Tract 90-10, TIARA AT
RANCHO DEL REY, a copy of which is on file in the office of the
City Clerk, is hereby approved.
BE IT FURTHER RESOLVED that the Mayor of the City of
Chula Vista is authorized and directed to execute said Agreement
for and on behalf of the City of Chula Vista.
Presented by
~
ttorney
John P. Lippitt, Director of
Public Works
8388a
ruce
11"~
-2-
RESOLUTION NO. 160/"
RESOLUTION OF THE CITY
CHULA VISTA APPROVING
DEVELOPER OF TIARA
SUBDIVISION TO SATISFY
OF APPROVAL NO. 16
COUNCIL OF THE CITY OF
AN AGREEMENT WITH THE
AT RANCHO DEL REY
TENTATIVE MAP CONDITION
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, on June 5, 1990, by Resolution
City Council approved the Tentative Subdivision
Vista Tract 90-10, Tiara at Rancho Del Rey; and
No.
Map
15660, the
for Chula
WHEREAS, Tentative Map Condition of Approval No. 16
required the developer to enter into an agreement whereby the
developer agrees that the City may withhold building permits for
any units in the subject subdivision if traffic on Otay Lakes
Road or East aHa Street exceeds the levels of service identified
in the City's adopted thresholds; and
WHEREAS, the developer has executed an agreement to
satisfy this requirement.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby approve an agreement with
Donald L. Bren Company, developer of Tiara at Rancho Del Rey, to
satisfy Tentative Map Condition of Approval No. 16, a copy of
which is on file in the office of the City Clerk.
BE
Chula Vista
agreement on
IT FURTHER RESOLVED that the Mayor
is hereby authorized and directed
behalf of the City of Chula Vista.
of
to
the Ci ty of
execute said
Director of
Irl'
Bruce M. Booga
Attorney
Presented by
form by
John P. Lippitt,
Public Works
8389a
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. "" ""~~ LEGEND:
""~"o~ EASEMENTS
\ ~'> "Y:" '" ",~v./~ SEWUS a ACCESS
\~, ~'Y;?~, ---'>2. 1:; :1'~ l:~N.,:':(C.ES"
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DRAWN BY
FILE NO.
TITLE
DATE
EASEMENTS DEDICA TED
TIARA AT RANCHO DEL REY
-
---------
RECORDING REQUESTED BY:
]
]
]
]
]
]
]
]
]
WHEN RECORDED MAIL TO:
Space Above for Recorder's Use Only
AGREEMENT
This Agreement is made this 'fT1! day of ..:J!I1JilM Y , 199_L by and between the
CITY OF CHULA VISTA, CALIFORNIA ("CHULA VISTA") and DONALD L. BREN COMPANY,
a California corporation ("BREN").
RECITALS
A. WHEREAS, BREN is the owner of real property located in Chula Vista,
California, which is more particularly described in Exhibit "A" attached hereto and incorporated
herein by reference.
B. WHEREAS, BREN is about to present to the City Council of Chula Vista for
approval and recordation, a final subdivision map of a proposed subdivision to be known as
TIARA AT RANCHO DEL REY, Tract No. 90-10 pursuant to the provisions of the Subdivision
Map Act of the State of California and in compliance with the provision of Title 18 of the Chula
Vista Municipal Code relating to the filing, approval and recordation of the subdivision map.
C. WHEREAS, a tentative map of said subdivision has been approved, subject to
certain requirements and conditions, as contained in Resolution No. 15660, approved on June
5,1990.
NOW THEREFORE, in consideration of the mutual terms and conditions contained
herein, the parties agree as follows:
1. Traffic. The Director of Public Works of Chula Vista ("Director") may suspend
the issuance of any building permits for the construction of any improvements on the property,
upon finding, in his sole discretion, reasonably exercised, using industry accepted standards,
including but not limited to, California Department of Transportation Highway Design and Traffic
Manuais, that at any point on the following sections of streets:
A. Otay Lakes Road
B. East H Street
BREN :TJNtA:CL'VISTA.AG M:O] 0391
'I -q
The "Levels of Service", as measured using the intersection capacity utilization method exceeds
the adopted traffic threshold standards, as duly adopted by the Chula Vista City Council on
November 17, 1987, by their Resolution No. 13346 ("Traffic Thresholds").
2. Agreement Runs with the Land. The burden of this covenant is for the benefit
of the land owned by the City adjacent to the real property described in Exhibit "A" or
proximate thereto and the property owned by the citizens of the City. The burden of this
covenant touches and concerns the real property described in Exhibit "A". It is the intent of
the parties, and the parties agree, that this covenant shall be binding upon, and run with, the
owne!Ship -Dlthe land which_ iLb.urdeDLAs. toeac.h_JoC whig!Li.~_the suJ:>ject matter of the
proposed subdivision, the encumbrance created by this covenant shall dissolve of its own
accord automatically 10 days after the City issues a building permit for habitable development
thereupon.
IN WITNESS WHEREOF, the parties hereto have caused this agreement to be executed
the day and year first hereinabove set forth.
THE CITY OF CHULA VISTA
DONALD L. BREN COMPANY
a California corporation
By:
By:
Mayor of the City of Chula Vista
Daren A. Groth
Senior Vice President
~
Attest:
By:
City Clerk
APPRovlD AS TO .FO~M BY!!
/ {. ./
. I \
. . I
I \ f ~
I \,:jh.ilt1 Ii'. . 1'-/lcu
, Bruce M. Booga<i\'rd I
City Attorney LJ
PLEASE SIGN AND ACKNOWLEDGE
THIS INSTRUMENT BEFORE A
NOTARY PUBLIC
BHEN :TIARA:CLVIST A.AG M:O 1039 I
1'6 -10 II g - t/..
2
STATE OF CALIFORNIA
SS
COUNTY OF SAN DIEGO
On this 1ft-' day of :kA-iJ.. , 1991. before me, the undersigned, a Notary Public
in and for said County and State, rsonally appeared Daren A. Groth, personally known to
me or proved to me on the basis of satisfactory evidence to be the person who executed the
within instrument as the Senior Vice President, and E. Dale Greed, personally known to me or
proved to me on the basis of satisfactory evidence to be the person who executed the within
instrument as Assistant Secretary of DONALD L. BREN COMPANY, the corporation that
executed the within instrument, and acknowledged to me that such corporation executed the
same.
w rNESS my hand and official seal.
'nt~ ~u~.'
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c:m or CIt3I.& VIS'l'A, comrn 01' SU D%Zc:C, S'1'An OP CALIroJtHU,
ACCOItD%HQ ~ xu '1'BJ!:U01' Ho. 12341, J'%Z.3D m '1'Jm CP1"%CB 01' 'mE ~
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EXHI8IT -A-
/8 -/2...
Recording Requested by:
CITY CLERK
When Recorded, Mail to:
CITY OF CHULA VISTA
276 Fourth Avenue
Chula Vista, Ca. 92010
NO transfer tax is due as this is a conveyance
to a pUblic agency of less than a fee interest
for which no cash consideration has been paid or
received.
Declarant
SUBDIVISION IMPROVEMENT AGREEMENT
THIS AGREEMENT, made and entered into this .,i id day
of /..',/,,/1.. ,199;., by and between THE CITY OF CHULA VISTA, a
municipal corporation, hereinafter called "City", and DONALD BREN
COMPANY, 9191 Towne Centre Drive, Suite L-lOl, San Diego, California
92122
hereinafter called "Subdivider";
WIT N E SSE T H :
-----------
WHEREAS, Subdivider is about to present to the City Council
of the City of Chula vista for approval and recordation, a final
subdivision map of a proposed subdivision, to be known as
Chula Vista Tract 90-10, Tiara at Rancho del Rey,
pursuant to the provisions of the Subdivision Map Act of the State of
California, and in compliance with the provisions of Title 18 of the
Chula Vista Municipal Code relating to the filing, approval and
recordation of subdivision map; and,
WHEREAS, the Code provides that before said map is finally
approved by the Council of the City of Chula Vista, Subdivider must
have either installed and completed all of the public improvements
and/or land development work required by the Code to be installed in
subdivisions before final maps of subdivisions are approved by the
Council for purpose of recording in the Office of the County Recorder
of San Diego County, or, as an alternative thereto, Subdivider shall
enter into an agreement with City, secured by an approved improvement
security to insure the performance of said work pursuant to the
requirements of Title 18 of the Chula Vista Municipal Code, agreeing
to install and complete, free of liens at Subdivider's own expense,
all of the public improvements and/or land development work required
in said subdivision within a definite period of time prescribed by
said Council, and
Form No. CA-4l0
Revised 11/90
IS -/'3
-1-
WHEREAS, Subdivider is willing in consideration of the
approval and recordation of said map by the Council, to enter into
this agreement wherein it is provided that Subdivider will install
and complete, at Subdivider's own expense, all the public improvement
work required by City in connection with the proposed subdivision and
will deliver to City improvement securities as approved by the City
Attorney, and
WHEREAS, a tentative map of said subdivision has heretofore
been approved, subject to certain requirements and condi tions, as
contained in Resolution No. 15660 , approved on the 5th day
of June ,1990 ("Tentative Map Resolution"); and
WHEREAS, complete plans and specifications for the
construction, installation and completion of said public improve-
ment work have been prepared and submi tted to the Ci ty Engineer, as
shown on Drawings Nos. 90-1053 through 90-1061 , on
file in the office of the City Engineer, and
WHEREAS, an estimate of the cost of constructing said public
improvements according to said plans and specifications has been
submitted and approved by the City in the amount of $858,000.00.
NOW, THEREFORE, IT IS MUTUALLY UNDERSTOOD AND AGREED AS
FOLLOWS:
1. Subdivider, for itself and his successors in interest,
an obligation the burden of which encumbers and runs with the land,
agrees to comply with all of the terms, conditions and requirements
of the Tentative Map Resolution; to do and perform or cause to be
done and performed, at its own expense, without cost to City, in a
good and workmanlike manner, under the direction and to the
satisfaction and approval of the City Engineer, all of the public
improvement and/or land development work required to be done in and
adjoining said subdivision ("Improvement Work"); and will furnish the
necessary materials therefor, all in strict conformity and in
accordance with the plans and specifications, which documents have
heretofore been filed in the Office of the City Engineer and by this
reference are incorporated herein and made a part hereof.
2. It is expressly understood and agreed that all monuments
have been or will be installed within thirty (30) days after the
completion and acceptance of the Improvement Work, and that
Subdivider has installed or will install temporary street name signs
if permanent street name signs have not been installed.
/3 -IV
-2-
3. It is expressly understood and agreed that Subdivider
will cause all necessary materials to be furnished and all
Improvement Work required under the provisions of this contract to be
done on or before the third anniversary date of Council approval of
the Subdivision Improvement Agreement.
4. It is understood and agreed that Subdivider will perform
said Improvement Work as set forth hereinabove, or that portion of
said Improvement Work serving any buildings or structures ready for
occupancy in said subdivision, prior to the issuance of any
certificate of clearance for utility connections for said buildings
or structures in said subdivision, and such certificate shall not be
issued until the City Engineer has certified in writing the
completion of said public improvements or the portion thereof serving
said building or structures approved by the City; provided, however,
tha t the improvement secur i ty shall not be required to cover the
provisions of this paragraph.
5. It is expressly understood and agreed to by Subdivider
that, in the performance of said Improvement Work, Subdivider will
conform to and abide by all of the provisions of the ordinances of
the City of Chula Vista, and the laws of the state of California
applicable to said work.
6. Subdivider further agrees to furnish and deliver to the
City of Chula Vista, simultaneously with the execution of this
agreement, an approved improvement security from a sufficient surety,
whose sufficiency has been approved by the City in the sum of FOUR
HUNDRED TWENTY NINE THOUSAND DOLLARS AND NO CENTS ($429,000.00)
which security shall guarantee the faithful performance of this
contract by Subdivider and is attached hereto, marked Exhibit "A" and
made a part hereof.
7. Subdivider further agrees to furnish and deliver to the
City of Chula Vista simultaneously with the execution of this
agreement, an approved improvement security from a sufficient surety,
whose sufficiency has been approved by the City in the sum of FOUR
HUNDRED TWENTY NINE THOUSAND DOLLARS AND NO CENTS ($429,000.00)
to secure the payment of material and labor in connection with the
installa t ion of said public improvements, which secur i ty is attached
hereto, marked Exhibit "B" and made a part hereof and the bond
amounts as contained in Exhibit "B", and made a part hereof.
8. Subdivider further agrees to furnish and deliver to the
City of Chula Vista, simultaneously with the execution of this
agreement, an approved improvement security from a sufficient surety,
whose sUfficiency has been approved by the City in the sum of TWELVE
THOUSAND FOUR HUNDRED DOLLARS AND NO CENTS ($12,400.00)
to secure the installation of monuments, which security is attached
hereto, marked Exhibit "CO and made a part hereof.
Ii -IS"
-3-
9. It is further agreed that if the Improvement Work is not
completed within the time agreed herein, the sums provided by said
improvement securities may be used by City for the completion of the
Improvement Work within said subdivision in accordance with such
specifications herein contained or referred, or at the option of the
City, as are approved by the City Council at the time of engaging the
work to be performed. Upon certification of completion by the City
Engineer and acceptance of said work by City, and after certification
by the Director of Finance that all costs hereof are fully paid, the
whole amount, or any part thereof not required for payment thereof,
may be released to Subdivider or its successors in interest, pursuant
to the terms of the improvement security. Subdivider agrees to pay
to the City any difference between the total costs incurred to
perform the work, including design and administration of construction
(including a reasonable allocation of overhead), and any proceeds
from the improvement security.
10. It is also expressly agreed and understood by the
parties hereto that in no case will the City of Chula Vista, or any
department, board or officer thereof, be liable for any portion of
the costs and expenses of the work aforesaid, nor shall any officer,
his sureties or bondsmen, be liable for the payment of any sum or
sums for said work or any materials furnished therefor, except to the
limits established by the approved improvement security in accordance
with the requirements of the State Subdivision Map Act and the
provisions of Title 18 of the Chula Vista Municipal Code.
11. It is further understood and agreed by Subdivider that
any engineering costs (including plan checking, inspection, materials
furnished and other incidental expenses) incurred by City in
connection with the approval of the Improvement Work plans and
installation of Improvement Work hereinabove provided for, and the
cost of street signs and street trees as required by City and
approved by the City Engineer shall be paid by Subdivider, and that
Subdivider shall deposit, prior to recordation of the Final Map, with
City a sum of money sufficient to cover said cost.
12. It is understood and agreed that until such time as all
Improvement Work is fully completed and accepted by City, Subdivider
will be responsible for the care, maintenance of, and any damage to,
the streets, alleys, easements, water and sewer lines within the
proposed subdivision. It is further understood and agreed that
Subdivider shall guarantee all public improvements for a period of
one year from date of final acceptance and correct any and all
defects or deficiencies arising during said period as a result of the
acts or omission of Subdivider, its agents or employees in the
performance of this agreement, and that upon acceptance of the work
by City, Subdivider shall grant to City, by appropriate conveyance,
the public improvements constructed pursuant to this agreement;
provided, however, that said acceptance shall not constitute a waiver
of defects by City as set forth hereinabove.
/8' -/~
-4-
13. It is understood and agreed that City, as indemnitee,
or any officer or employee thereof, shall not be liable for any
injury to person or property occasioned by reason of the acts or
omissions of Subdivider, its agents or employees, or indemnitee,
related to this agreement. Subdivider further agrees to protect and
hold the City, its officers and employees, harmless from any and all
claims, demands, causes of action, liability or loss of any sort,
because of or arising out of acts or omissions of Subdivider, its
agents or employees, or indemnitee, related to this agreement;
provided, however, that the approved improvement security shall not
be required to cover the provisions of this paragraph. Such
indemnification and agreement to hold harmless shall extend to
damages to adjacent or downstream properties or the taking of
property from owners of such adjacent or downstream properties as a
result of the construction of said subdivision and the public
improvements as provided herein. I t shall also extend to damages
resul t ing from diver s ion of wa ter s, change in the volume of flow,
modi fica tion of the veloci ty of the wa ter, erosion or si 1 ta tion, or
the modification of the point of discharge as the result of the
construction and maintenance of drainage systems. The approval of
plans providing for any or all of these conditions shall not
constitute the assumption by City of any responsibility for such
damage or taking, nor shall City, by said approval, be an insurer or
surety for the construction of the subdivision pursuant to said
approved improvement plans. The provisions of this paragraph shall
become effective upon the execution of this agreement and shall
remain in full force and effect for ten (10) years following the
acceptance by the City of the improvements.
14. Subdivider agrees to defend, indemnify, and hold
harmless the City or its agents, officers, and employees from any
claim, action, or proceeding against the City or its agents,
officers, or' employees to attack, set aside, void, or annul, an
approval of the City, advisory agency, appeal board, or legislative
body concerning a subdivision, which action is brought within the
time period provided for in Section 66499.37 of the Government Code
of the State of California.
IN WITNESS WHEREOF, the parties hereto have caused this
agreement to be executed the day and year first hereinabove set forth.
-
THE CITY OF CHULA VISTA
SUB~EN
COMPANY
~ayor of the City of Chula
".r i s to'
C1;ty Clerk
!
:~"~)~/J\1(:~d. /1.3 try' form bl~"
/ I
. . I
I ~/lA,kj / i\ l ~ (~<
ICit/ ).ttorn.-:>y
~~\~
. cJ
~ ~,': ST
/8-n
.J
(Attach Notary Acknowledgment)
-5-
LIST OF EXHIBITS
Exhibit "A"
Improvement Security - Faithful Performance
Form: Bond
Amount: $429,000
Exhibit "B"
Improvement Security - Material and Labor:
Form: Bond
Amount: $429,000
Exhibit "C"
Improvement Security - Monuments:
Form: Bond
Amount: $12,400
Securities approved as to form and amount by
Clty Attorney
Improvement Completion Date:
Three (3) years from date of Council
approval of the Subdivision Improvement
Agreement
0156a
18 - n
-6-
COUNCIL AGENDA STATEMENT
ITEM TITLE:
Reso 1 ut i on It. 0 I!' Accept i ng
for grounds maintenance equipment
Item~
Meeting Date 1/15/90
bids
and awarding contract
SUBMITTED BY: Director of Finance If,
REVIEWED BY: City Manage~ (4/5ths Vote: Yes_No...K..J
Bids were received and opened at 2:00 p.m. on November 16, 1990, in the Office
of the Purchasing Agent for the purchase of the following grounds maintenance
equipment:
Item lli
1 3
lA 1
2 1
3 1
4 1
Descriotion
Tractor, turf, with front mounted rotary mowers
Plug pulverizer
Tractor, turf, with grass collection system
Vacuum, power, mobile
Sprayer, self-propelled, 160 gal. capacity
RECOMMENDATION: That Counci 1 accept the bids and award the contract to San
Diego Turf.
BOARDS/COMMISSIONS RECOMMENDATION: Not applicable.
DISCUSSION:
Bid proposal forms were mailed to eight (B) prospective vendors with two
submitting the following bids:
Item 1 - Tractor. turf. with front rotary mowers
Bidder Unit Price x 3 Tractors Sales Tax Amount
San Diego Turf $16,036.00 $48,108.00 $3,367.56 $51,475.56
San Diego
Item lA - Pl UQ Pulverizer
Bidder Unit Price Sales Tax Amount
San Diego Turf $2,995 $209.65 $3,204.65
San Diego
Il:t-I
Page 2, Item~
Meeting Date 1/15/90
San Diego Turf submitted the only bid on Item 1. Bid specifications required
a front mowing unit with three mowing decks hydraul ically controlled with
cutting width of 80" to 88". With three independently operated mowing decks,
the operator has the flexibil ity to mow at either 54", 72" or 88" by raising
or 1 oweri ng the mowi ng deck. Thi s allows the operator to mow areas where
trees, picnic tables and other objects in parks vary in distances apart,
instead of coming back with a push type mower. The equipment bid by San Diego
Turf meets this specification.
Vendors mailed bid proposal forms were contacted regarding their not bidding
on our requirements. They stated that the manufacturers that they represented
manufactured fixed decks from 72" to 102" and that their mowing units were not
all front mounted, therefore, they didn't bid.
Item lA, Pl ug Pul veri zer, was bid for a quant i ty of one to be used as an
attachment by any of the turf mowers. San Diego Turf submitted the only bid
as it is compatible with the turf mowers bid.
The Item 1 and lA bid by San Diego Turf meet the requirements of the
specifications and are acceptable by the using department.
Item 2 - Tractor. turf. with Qrass collection svstem
Bidder Unit Price Sales Tax Amount
San Diego Turf $13,650.00 $955.50 $14,605.50
San Diego
San Diego Turf submitted the only bid. The unit bid meets specifications and
is acceptable to the using department.
Item 3 - Vacuum. Dower. mobil e
Bidder Unit Price Sales Tax Amount
Hydro-Scape Products $18,596.25 $1,301. 74 $19,897.99
Chula Vista
San Diego Turf $18,950.00 $1,326.50 $20,276.50
The low bidder, Hydro-Scape Products submitted a bid on the Promark Model 2020
Vacuum. This unit does not meet specifications. Bid specifications required
a straight through suction system with the litter to be compacted in a
co 11 ector bag. The vacuum operat i on requi red a fully hydraul i c system. The
Promark doesn't have a collector bag system and is a belt driven system.
The unit bid by San Diego Turf meets specifications and is acceptable to the
using department.
/q-2
Page 3, Item
Meeting Date
"
1/15/90
Item 4 - Sorayer. self-orooelled. 160 qal. caoacity
Bidder
Unit Pri ce
Sales Tax
Amount
San Diego Turf
San Diego
San Diego Turf submitted the only bid. The unit bid meets specifications and
is acceptable to the using department.
$11,500.00
$805.00
$12,305.00
FISCAL IMPACT: Sufficient funds are provided for in the FY 1990-91 budget
for the purchase of the grounds maintenance equipment.
WPC 0270U
/q.3 / {q-q
RESOLUTION NO. /'0 IS'
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA ACCEPTING BIDS AND AWARDING CONTRACT FOR
GROUNDS MAINTENANCE EQUIPMENT
follows:
The City Council of the City of Chula Vista does hereby resolve as
WHEREAS, bids were received and opened at 2:00 p.m. on November 16,
1990, in the Office of the Purchasing Agent for the purchase of the following
grounds maintenance equipment:
Item
Qty
Description
1
lA
2
3
4
3
1
1
1
1
Tractor, turf, with front mounted rotary mowers
Plug pulverizer
Tractor, turf, with grass collection system
Vacuum, power, mobile
Sprayer, self-propelled, 160 gal. capacity
WHEREAS, bid proposal forms were mailed to eight (8) prospective
vendors with two submitting the following bids:
Item 1 - Tractor, turf, with front rotary mowers
Bidder
Unit Price
x 3 Tractors
Sales Tax
Amount
San Diego Turf
San Diego
$16,036.00
$48,108.00
$3,367.56
$51,475.56
Item lA - Plug Pulverizer
Bidder
unit Price
Sales Tax
Amount
San Diego Turf
San Diego
$2,995
$209.65
$3,204.65
WHEREAS, San Diego Turf submitted the only bid on Item 1 and the
equipment bid by San Diego Turf meets the specification; and
WHEREAS, Item lA, Plug Pulverizer, was bid for a quantity of one to
be used as an attachment by any of the turf mowers and San Diego Turf
submitted the only bid as it is compatible with the turf mowers bid; and
WHEREAS, the Item 1 and lA bid by San Diego Turf meet the
requirements of the specifications and are acceptable by the using department.
- 1
" . s-
Item 2 - Tractor, turf, with grass collection system
Bidder Unit Price
Sales Tax
Amount
San Diego Turf
San Diego
$13,650.00
$955.50
$14,605.50
WHEREAS, San Diego Turf submitted the only bid. The unit bid meets
specifications and is acceptable to the using department.
Item 3 - Vacuum, power, mobile
Bidder unit Price Sales Tax Amount
Hydro-Scape Products $18,596.25 $1,301. 74 $19,897.99
Chula Vista
San Diego Turf $18,950.00 $1,326.50 $20,276.50
WHEREAS, the low bidder, Hydro-scape Products submitted a bid on the
promark Model 2020 Vacuum and this unit does not meet specifications; and
WHEREAS, the unit bid by San Diego Turf meets specifications and is
acceptable to the using department.
Item 4 - Sprayer, self-propelled, 160 gal. capacity
Bidder Unit Price
Sales Tax
Amount
San Diego Turf
San Diego
$11,500.00
$805.00
$12,305.00
San Diego Turf submitted the only bid and the unit bid meets specifications
and is acceptable to the using department.
WHEREAS, it has been recommended that said contract be awarded to San
Diego Turf who has assured the City that they are a licensed vendor in the
State of California and can produce an acceptable performance bond.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
Chula Vista does hereby accept said bids, and does hereby award the contract
for said grounds maintenance equipment to San Diego Turf to be completed in
accordance with the specifications as approved by the purchasing Agent of the
City of Chula Vista.
BE IT FURTHER RESOLVED that the Purchasing Agent of the City
Vista be, and he is hereby authorized and directed to execute said
for and on behalf of the City of Chula Vista.
tt .~t 0'" by
of Chula
contract
Presented by
Lyman Christopher, Director of
Finance
8390a
ruce M. Boogaard,
ty Attorney
-2- 1'_ (.
COUNCIL AGENDA STATEMENT
Item -+9- W
Meet ing Date 1.'8:VI '1Isl"
Resolution /Sq<<iO Consideration of Final Supplemental
Environmental Impact Report, EIR-89-IO Rancho Del Rey
Sectional Planning Area (SPA) III Plan
.'}I;..C
SUBMITTED BY: Director of Planning (U
ITEM TITLE:
REVIEWED BY: City Manager (4/5ths Vote: Yes___No~)
The item has been continued from the Council meeting of December 18, 1990.
The document which this staff report refers to is a Supplemental Environmental
Impact Report (SEIR) wh i ch addresses the proposed Rancho Del Rey Sect i ona 1
Planning Area (SPA) III project. This SEIR should be read in conjunction with
the previously prepared Final EIR (EIR-83-2).
The SEIR document covers effects on the environment which are specific to the
SPA III project and those that were not previously addressed as significant
effects in the master EIR. In addition, the SEIR covers the effects of a
proposed amendment to the Circulation Element of the General Plan, which would
eliminate the connection of East "J" Street and Buena Vista Way, and
redesignate East "J" Street east of Paseo Ranchero from a Class II Collector
to a Class III Collector. The subsequent pUblic hearings will consider:
I) The proposed General Plan amendment (GPA-91-2); and
2) The proposed Rancho Del Rey SPA III Plan and related actions
(PCM-90-6).
RECOMMENDATION: Adopt a resolution certifying that EIR-89-IO has been
prepared in compliance with CEQA, the State CEQA gUidelines and the
Environmental Review procedures of the City of Chula Vista and further that
Council has reviewed and considered the information in the final EIR.
BOARDS/COMMISSIONS
Commission certified
CEQA, the State CEQA
City of Chula Vista.
DISCUSSION:
RECOMMENDATION: On November 14, 1990, the Pl ann i ng
that the Final EIR had been prepared in compl iance with
guidelines and the environmental review procedures of the
The Supplemental EIR-89-10 Rancho Del Rey SPA III, is for the 405 acre, third
phase of the El Rancho Del Rey Specific Plan, located in the city of Chula
Vi sta east of I -805, south of East H Street and north of Tel egraph Canyon
Road. The SPA III Plan proposes the construction of 1,380 single-family
dwelling units ranging in density from 3.8 to 10.6 du/acre on eight
residential parcels on approximately 206 acres. Included among the planned
dwelling units are 583 du's of specialty housing on approximately 85 acres for
a retirement community which will be composed of detached and attached
housing. In addition, a junior high school site totaling 24.7 acres, a
neighborhood park totaling 10.9 acres; two acres of community facilities;
ei ght open space areas tot a 1 i ng 147.6 acres; and major c i rcul at i on routes
totaling 13.7 acres are proposed. The Draft and Final EIR's were written by P
& D Technologies.
~ "2J)-'
Page 2, Item~O
Meeting Date 11 ~'Ol
\(lsl,\1
The purpose of this EIR is to provide an accurate and concise informational
document which analyzes the environmental consequences of the adoption of
Rancho Del Rey SPA III.
The envi ronmenta 1 anal ys is performed for the proposed project i ncl udes the
following issues: geology/soils, drainage/groundwater/water quality,
landform/aesthetics, alr quality, biology, cultural resources,
transportation/access, land use/general plan/zoning, community social factors,
community tax structure, parks/recreation/open space and public services. The
E I R i nc 1 udes an ana lys is of project conformance with the City's Threshold
Pol icy standards for fire, pol ice, sewer, water, parks/recreation and
drainage. All of the threshold standards are met. The EIR was subject to a
45-day review period through the State Clearinghouse which has concluded.
ENVIRONMENTAL ANALYSIS
1. GeoloQv/Soils
Development of the proposed project wi 11 i nvo 1 ve grad i ng of ridge-tops
and filling of side canyons and side slopes. Soils such as the San Diego
Formation are susceptible to erosion. Although the La Nacion Fault
traces cross the western port i on of the site, it is not act i ve. The
geotechnical report identifies detailed grading and earthwork
recommendat ions. The geotechn i ca 1 consultant woul d mon itor gradi ng to
confirm that field conditions are consistent with the conditions
predicted by the preliminary investigations.
2. DrainaQe/Groundwater/Water Qualitv
The proposed project wi 11 result in add it i ona 1 impervi ous surface area
which will increase surface water runoff rates. Development of the site
will result in a change in the type and amount of contaminants contained
in surface runoff. This represents a cumulative impact to local water
quality. Existing drainage facilities are sufficient to handle runoff
from the project and no mitigation or monitoring is necessary. Potential
impacts to groundwater/water quality would be reduced to below a level of
significance through adherence to the regulations of the National
Pollutant Discharge Elimination System (NPDES) permit for stormwater
discharge.
3. Landform/Aesthetics
Development of SPA III would significantly alter landforms on-site and
create up to 50-foot manufactured slopes which are considered significant
landform and visual impacts. Grading would primarily be confined to the
ridge-top areas, with the major canyon areas retained as open space. The
degree of vi sua I a lterat i on is cons i stent with what was ant i ci pated when
the specific plan was approved. Grading associated with the project will
be in conformance with the general grading slope bank standards set forth
in the SPA I I I PI an. Imp I ementat i on of the commun ity des ign gui de lines
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would partially reduce significant impacts.
fencing, design, community signing, lighting
furniture.
Page 3, Item~2..0
Meeting Date...4):.::!:r~,q I
They incl ude 1 andscaping,
and parking design/street
In response to Planning Commission input at a workshop and subsequent EIR
hearings, and at the direction of staff, the appl icant has altered the
project design to alleviate grading impacts (see agenda statement for SPA
Plan, p. 7).
Because the alterations have less impact than those discussed in the EIR,
the EIR actually discusses the worst case scenario and CEQA does not
require these changes be made in the EIR document, The grading design
changes are summarized in the report on PCM-90-6, consideration of Rancho
del Rey SPA III Plan.
4, Air Oualitv
The development of the proposed project would result in increased traffic
on new and existing roadways and additional air emissions, and would
result in cumulative impacts to the San Diego Air Basin, The project
will be in conformance with the forthcomi ng State Imp 1 ementat i on Pl an
(SIP) which is based on Series VII population projections. Short-term
emissions from construction activities would generate dust and diesel
emissions resulting in short-term emissions impacts. Emissions from
residential activity and from the Junior High School site including the
use of paint, industrial strength cleaner's, fumigation, barbecues and
gasoline power lawnmowers are not considered significant on a project
level, but would have cumulative impacts to regional air quality. To
reduce potential impacts to air qual ity the use of mass transit and
bicycles within the project would be facilitated, and recommended actions
to prevent the development of pollution "hot spots" at intersections
would be implemented, These mitigation measures and others will be
addressed further in an "Air Quality Improvement Plan" which is required
to be submitted in conjunction with processing the tentative map.
5, BioloQY
Impl ementat i on of Rancho del Rey SPA II I as proposed woul d result in
significant impacts to coastal sage scrub (on local and regional basis),
vernal pools, California gnatcatchers, cactus wren and snake cholla,
Impacts to the coastal sage scrub community would also include losses of
sensitive plants such as the San Diego barrel cactus and ashy-spike
moss. In addition to the California gnatcatcher and cactus wren, impacts
to the orange-throated whip-tail, the coast cholla, and the San Diego
horned lizard may result. With implementation of the proposed mitigation
and monitori ng measures, s ignifi cant impacts to bi 01 ogy woul d be reduced
but not to below a level of significant.
~ '2,c).:,!:>
Page 4, Item~()
Meeting Date'S'I9.1
Mitigation measures include the following: a qualified biologist to
monitor encroachment of open space fill slopes, revegetat i on of coastal
sage scrub nat i ve speci es on manufactured slopes, transplant program for
cactus, monitoring program for California gnatcatchers and acquisition of
land for preservation of gnatcatcher and vernal pool off site habitat.
Perhaps one of the most interesting and innovative
is the City's mitigation measures for the
gnatcatchers. The options are as follows:
1. That the developer acquire and preserve an off-site area of coastal
sage scrub habitat encompassing at least 187 acres which supports at
least 17 pairs of California gnatcatcher; or
aspects of thi s SElR
protection of the
2. Acquire and preserve an off-site area of coastal sage scrub habitat
encompassing at least 256 acres which supports 10 pairs of California
gnatcatcher; or
3. If an off-site mitigation area cannot be found, the project proponent
shall preserve the 70 acres of coastal sage scrub habitat (of the 86
total acres) of the specialty Housing Area on-site in addition to the
117 acres of coastal sage scrub habitat proposed for open space (of
the 148 total acres of open space) as described in the Rancho Del Rey
SPA III EIR.
This mitigation is to satisfy the taking of species and replacement for
all of SPA-Ill, not just for the specialty housing area. The proposed
mitigation site can be outside the city limits, however, first priority
sha 11 be gi ven to the acqui sit i on of areas withi n the General Pl an area,
and then the other areas within San Diego County. The ongoing management
of this site is the responsibility of either a public or private entity
that is satisfactory to the City of Chula Vista (acceptable private
ent it i es coul d be - Nature Conservancy, Si erra Cl ub; acceptabl e publ i c
entities - Bureau of Land Management, California Department of Fish and
Game, U.S. Fish and Wildlife Service, County of San Diego, City of Chula
Vi sta) . Interi m respons i bi 1 ity for management of the mit i gat i on site
shall remain with the project appl icant until an acceptable publ ic or
private entity is secured. The proposed mitigation site must be
acceptable to the City of Chula Vista, in consultation with the U.S. Fish
and Wildlife Service (USFWS) and the California Department of Fish and
Game (CDFG) in evaluating the site. The criteria for determining the
acceptability of the mitigation site will be (1) its use by the
California gnatcatcher, and (2) its long-term conservation potential.
The Department of Fish and Wildlife has been part of the project team to
develop this proposal for mitigation and is in full support and, as
mentioned in their attached letter, there has been a mutually satisfying
professional relationship between McMillin Communities, U.S. Fish and
Wildlife and the City of Chula Vista.
*y -z,O-'I
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Page 5, Item J4-l..O I ,
Meeting Date~ VIS lit
Vernal Pools
As a result of a letter received from San Diego Biodiversity during the
public hearing on the Draft EIR, staff, U.S. Fish and Wildlife and Ellen
Bauder (a vernal pool expert who San Diego Biodiversity had stated
identified additional vernal pool areas on the site in 1985) made a site
visit to reexamine the area.
Because of the changes to the area in the five years since the original
study of vernal pools that took place and some mapping problems, it was
determined that a spring survey should be required. The spring survey of
verna I pools woul d determi ne whether there is more square footage of
vernal pool area than identified to date.
The mitigation monitoring program has made it a condition that prior to
issuance of a grading permit, "a spring survey be conducted" and a vernal
pool mitigation program be implemented.
If additional vernal pool area is found, the developer will be required
to mitigate the same.
6. Cultural Resources
Two archeological sites located on the SPA III property have been
identified as significant cultural resource sites and contain evidence
which can address the question of the presence of early man in San
Diego. The development of the proposed project would significantly
impact these sites. The implementation of an extensive mitigation and
monitoring program would reduce impacts to the sites to below a level of
significance. This program has been implemented and all documentation is
on file with the appropriate entities.
7. TransDortation
The Draft EIR states that the future traffic to be generated by Rancho
del Rey III is 1I,40S ADT. All intersections within or immediately
adjacent to the project will operate at LOS C or better in the morning
and afternoon peak hours under buildout conditions with the exception of
the East H Street/Paseo del Rey intersection. This intersection will
operate at a LOS D during the afternoon peak period but not for greater
than two hours and thus would be within the limits of the City of Chula
Vista's Threshold Policies for traffic. Potentially significant impacts
would be mitigated to below a level of significance with implementation
of the proposed mitigation.
Further, the Preliminary Report for the Eastern Chula Vista
Transportation Phasing Plan (ECVTPP), dated August 1990, identified two
off site intersections, East H Street and Hidden Vista Drive and
Tel egraph Canyon Road at Crest Dri ve, as havi ng potent i a I probl ems with
the addition of SPA III traffic. Subsequent refinements of the projected
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Page 6, Item..:1'i-t..O
Meeting Date~
'(IS " ,
traffic volumes for the ECVTPP indicated that the intersection of
Telegraph Canyon Road at Crest would operate at an acceptable level of
service.
The EIR indicates that phasing of development would be controlled through
the Eastern Chu1a Vista Transportation Phasing Plan, to limit the number
of additional trips being added prior to the construction of an interim
facility within the SR-125 corridor. In addition, Bankston and Pine
ana 1yzed the intersect i on of "H" Street and Hidden Vi sta Dri ve. They
determined that there are at least three roadway improvements which could
mitigate congestion at this intersection:
1. East "H" Street is widened to four travel lanes in each direction;
2. East "H" Street and the Home Depot driveway is signalized; and/or
3. The north approach is widened to provide three left-turn lanes.
Staff is not recommending any of these roadway improvement alternatives
at this time; however, they are available for future consideration.
8. Land Use
The Rancho del Rey SPA 111 P1 an as proposed, is in conformance with the
land use policies and plans of the City of Chu1a Vista, the E1 Rancho del
Rey Specific Plan, and with existing and proposed land uses in the
vicinity of the project site. Development of SPA III would not result in
significant land use impacts and mitigation/monitoring is not necessary.
One of the provisions of the administrative plan is to allow for density
transfers between residential parcels within an individual SPA area or
between SPA areas. It should be noted that the proposed SPA 111 P1 an
does include density transfers within the SPA III development area. The
dens ity transfer i nvo1 ves the transfer of 171 total res i dent i a 1 units.
The density transfer is depicted on Figure 4-12 in the EIR. The density
transfer will not result in significant land use impacts.
9. Communitv Social Factors
No potent i a 1 adverse impacts regardi ng community soc i a 1 factors are
associated with the development of the proposed plan. Impacts to
population, housing and employment are consistent with the El Rancho del
Rey Specific Plan. No significant impacts would be associated with the
proposed project; no mitigation or monitoring measures are necessary.
10. Community Tax Structure
Implementation of the proposed Rancho del Rey SPA III would result in a
net fiscal benefit of approximately $64,800 annually to the City of Chu1a
Vista; therefore no adyerse impacts would result to the community tax
structure. No mitigation or monitoring measures are required.
~l.o-<o
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Page 7,
Meeting
Item~z..o
Date 1,'" ,')1
'I IS' I~I
II. Parks. Recreation and ODen SDace
As part of the proposed project, an IO.O-acre neighborhood park would be
developed on-site. In addition to the neighborhood park, a large portion
of the overall project site (36%) would be dedicated as open space.
Although the park does not meet the required acreage as set forth in the
City's parkland ordinance, upon meeting the conditions established by the
City, the project would not significantly impact Parks, Recreation and
Open Space. As a condition of approval of the tentative map, City staff
would ensure that conditions for the IO.O-acre park have been implemented.
As the project actually requires 12.6 acres of park, the developer has
agreed to make up the 2.6 acre deficit through payment of PAD Fees and/or
development of greater amenities in the neighborhood park. Upon payment
of PAD Fees and/or development of greater amenities in the neighborhood
park, City requirements will be met.
12. Public Services
The 1989 Water Allocation Report distributed by the Otay Water District
I imits the amount of new dwell ing units that can receive water in one
year. The receipt by the City of Chula Vista of a service letter from
the OWD regarding the proposed project would allow the project to meet
the Threshold Standards related to water, and potent i a I impacts woul d be
reduced to below a level of significance.
Due to the regional shortage of water, the project proponents would work
with the City of Chula Vista to develop a project level "Water
Conservation Program" to reduce water consumption. One specific measure
will be a "dual piping system" for use of reclaimed water. The
development of on-site sewage facil ities consistent with the 1986 sewer
study would provide adequate infrastructure to accommodate project
flows. The City of Chula Vista has a surplus of contract capacity in the
METRO sewage system and no significant impacts are anticipated. SDG&E
would provide utility services to the project site and there would be no
impacts associated with the provision of utilities. The proposed project
would be served by the Chula Vista Police Department.
Development of the project would significantly impact police protection;
however, the addit i on of 4.6 po lice personnel at bui I dout woul d reduce
impacts to below a level of significance. Emergency fire and medical
protection would be supplied in compliance with the Threshold Policy and
no significant impacts are anticipated. Both the Sweetwater Union High
School District and the Chula Vista City School District are involved in
the planning and construction of new facilities which would provide
adequate facil ities for the additional students generated by the
project. Project reI ated impacts to schools woul d be mit i gated through
the phased implementation of additional facilities in eastern Chula
Vista. The two Mello Roos Community Facilities Districts, (Sweetwater
Union High School District Community Facilities District No.3 and the
~ 'tQ-'
Page 8, Item ..pf,-l-O
Meeting Date--.!La~ 'lfS'lff. f
Chula Vista City Schools Facilities District No.3) will provide tax
monies directly to the school districts for implementation of their
long-range development plans.
Three off-site alternatives are addressed in the EIR. One is in the City
of San Diego, one alternative is in the City of Chula Vista, and one is
in the County of San Diego. None of these are under the ownership of the
project proponent. The alternative sites would be either environmentally
preferred or have similar impacts.
FISCAL IMPACT: None
WPC 8758P
70..g
~
RESOLUTION NO. J5 ~ q 0
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA ADOPTING FINAL SUPPLEMENTAL
ENVIRONMENTAL IMPACT REPORT, EIR-89-l0 RANCHO
DEL REY SECTIONAL PLANNING AREA (SPA) III PLAN
The City Council of the City of Chula vista does hereby
resolve as follows:
WHEREAS, the Supplemental EIR-89-l0 Rancho Del Rey SPA
III, is for the 405 acre, third phase of the El Rancho Del Rey
Specific Plan, located in the city of Chula Vista east of I-80S,
south of East H Street and north of Telegraph Canyon Road; and
WHEREAS, the SPA III Plan proposes the construction of
1,380 single-family dwelling units ranging in density from 3.8 to
10.6 du/acre on eight residential parcels on approximately 206
acres; and
WHEREAS, the Draft and Final EIR's were written by P & D
Technologies; and
WHEREAS, Supplemental Environmental Impact Report (SEIR)
addresses the proposed Rancho Del Rey Sectional Planning Area
(SPA) II I project and should b~ read in con junction wi th the
previously prepared Final EIR (EIR-83-2); and
WHEREAS, the SEIR document
environment which are specific to the
that were not previously addressed as
master EIR; and
covers effects on the
SPA II I pro ject and those
significant effects in the
WHEREAS, on November 14, 1990, the planning Commission
certified that the Final EIR had been prepared in compliance with
CEQA, the state CEQA guidelines and the environmental review
procedures of the City of Chula vista.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula vista does hereby certify that EIR-89-l0 has
been prepared in compliance with CEQA, the State CEQA guidelines
and the Environmental Review procedures of the City of Chula
vista and further that Council has reviewed and considered the
information in the final EIR, and concurs in the conclusions of
same.
Robert A.
Planning
8332a
.~o-~{) -17-
City Attorney
Presented by
Leiter, Director of
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EXCERPT FROM PLANNING COMMISSION MINUTES OF 11/14/90
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ITEM 1: CONSIDERATION OF FINAL SUPPLEMENTAL EIR-89-10, RANCHO DEL REV SPA III
Associate Planner Reid stated this was a 405-acre project, the third phase of
the Rancho del Rey Speci fi c Pl an located east of I-80S, south of East "H"
Street, and north of Telegraph Canyon Road. Ms. Reid gave an overview of the
project. She noted that an additional traffic analysis had been incorporated
into the Eastern Territories Transportation Plan. Ms. Reid then reviewed the
answers to comments which had been received during the review of the Draft EIR.
Associate Planner Reid stated the staff recommendation was to certify that the
Final EIR had been prepared in compliance with CEQA, the State CEQA guidelines
and the environmental review procedures of the City of Chula Vista.
Commissioner Fuller asked which method of traffic mitigation would be used,
and when. Associate Planner Reid answered that decision would be made at the
tentative map stage.
MSUC (Carson/Fuller) 5-0 (Commissioners Decker and Tugenberg absent) to
certify that the Final EIR had been prepared in compl iance with CEQA, the
State CEQA guidel ines and the environmental review procedures of the City of
Chula Vista.
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COUNCIL AGENDA STATEMENT
Item~
Meeting Date 12-18-90
ITEM TITLE:
Public Hearing: GPA-91-2, Consideration of an
amendment to the Circulation Element of the General
Plan to redesignate a portion of East "J" street a
Class III Collector - city Initiated
Resolution
Approving and amendment to the
Circulation Element of the
General Plan
Director of Planning.:ilt
city Manager~ (4/5ths Vote: Yes _ No -1L)
1$ 't, I
SUBMITTED BY:
REVIEWED BY:
Rancho del Rey Partnership has submitted a sectional Planning Area
Plan for Rancho del Rey SPA III located east of Interstate 805
between East "H" Street and Telegraph Canyon Road, immediately
south of Rancho del Rey SPA I. Part of the land use and
circulation planning within the SPA included re-addressing the need
for a connection of East "J" Street and Buena vista Way as shown
on the General Plan.
The Supplemental Environmental Impact Report (EIR-89-10) prepared
for the Rancho del Rey SPA III Plan analyzed the impacts of
eliminating the East "J" Street connection. This Supplemental EIR
was a preceeding item on tonights agenda.
RECOMMENDATION
Based upon the findings attached to this report (Attachment 1)
adopt a Resolution approving a General Plan Amendment for the
elimination of the East "J" Street and Buena Vista Way connection
and associated redesignation of East "J" Street east of Paseo
Ranchero from a Class II Collector to a Class III Collector in the
Circulation Element.
BOARDS/COMMISSIONS RECOMMENDATION: On November
Planning commission recommended approval of an
Circulation Element of the General plan.
14th, 1990, the
amendment to the
DISCUSSION
The Rancho del Rey SPA III Plan has been designed to be consistent
with the El Rancho del Rey Specific Plan in providing a mix of
residential land uses. During the planning and engineering stages,
discussions were held with the Public Works Department regarding
the necessity of East "J" Street connecting with Buena vista Way
immediately to the east of the project as shown on the Circulation
Element of the General Plan (Exhibit 1).
~~O-/3
P~<;f~...2
Item ~
It was determined by staff that this particular connection would
create a hazardous intersection due to the curving alignment of
Buena vista Way and the sight distance problems that would result.
In addition, the difference in elevation from the extension of East
"J" street to the current elevation of Buena vista Way, would pose
a prohibitive engineering task.
The traffic studies prepared by Bankston and pine and reviewed by
City departments indicate that the average daily trips expected to
use an East "J" street connection to Buena vista Way would be 210.
These trips are expected to easily reach there destination via
Paseo Ranchero (Supplemental EIR 89-10, p.4-59).
This issue arose early in the planning stages and the City
determined that the connection did not make sense due to sight
distance and topography. For this reason a General Plan Amendment
was not formally filed by the developer but rather, it was
discussed that the amendment would be made part of a City amendment
to the Circulation Element.
FISCAL IMPACT: None
'lc) _/q
RESOLUTION NO. ~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA AMENDING TO THE CIRCULATION
ELEMENT OF THE GENERAL PLAN TO ELIMINATE THE
CONNECTION OF EAST IIJII STREET AND BUENA VISTA
WAY AND TO RECLASSIFY EAST "J" STREET EAST OF
PASEO RANCHERO A CLASS III COLLECTOR
WHEREAS, the Rancho del Rey Partnership has applied for
approval of the Rancho del Rey sectional Planning Area (SPA) III
Plan, and
WHEREAS, the approval of the SPA Plan includes the re-
alignment of East IIJII Street so that it no longer connects with
Buena vista Way, and
WHEREAS, a Specific Plan Amendment is required to accomplish
this re-alignment, and
WHEREAS, the City has reviewed the traffic studies submitted
with the SPA Plan request that detail the impacts associated with
an East "J" Street and Buena Vista Way connection.
NOW THEREFORE, be it resolved that the City Council finds as
follows:
1. Based upon the traffic analysis in the Supplemental EIR
89-10 prepared for the Rancho del Rey sectional Planning
Area III Plan, the elimination of the East "J" Street and
Buena vista Way intersection and associated redesignation
of East IIJII Street east of Paseo Ranchero to a Class III
Collector will not have a significant impact on the
environment; and
2. The connection of East IIJII Street with Buena vista Way
creates a potentially hazardous intersection due to
topography and the existing curving alignment of Buena
Vista Way; and
3. The re-alignment of East IIJII Street within the Rancho del
Rey Sectional Planning Area (SPA) III Plan will
adequately serve the existing and future residential
development in the area; and
4. The traffic expected to use the East IIJII Street and Buena
Vista Way connection will be adequately funneled through
other routes onto Paseo Ranchero and Telegraph Canyon
Road; and
5. Redesignating East "J" Street east of Paseo Ranchero from
a Class II Collector as shown on the current Circulation
Element of the General Plan to a Class III Collector will
20 - /5
not detract from creating a safe and efficient
circulation system for the movement of people and goods
both locally and regionally.
BE IT FURTHER RESOLVED, that based upon the above findings,
an amendment to the Circulation Element of the General Plan is
approved to eliminate the connection of East IIJII Street with Buena
Vista Way and to reclassify East IIJII Street east of Paseo Ranchero
a Class III Collector.
Presented by
~
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Robert A. Leiter
Director of Planning
Bruce M. Boog
City Attorney
'2.0 - 110
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ATTACHMENT 1
EAST IIJII STREET GENERAL PLAN AMENDMENT
RECOMMENDED FINDINGS
1. Based upon the traffic analysis in the Supplemental EIR 89-
10 prepared for the Rancho del Rey Sectional Planning Area III
Plan, the elimination of the East IIJII Street and Buena Vista
Way intersection and associated redesignation of East IIJII
street east of Paseo Ranchero to a Class III Collector will
not have a significant impact on the environment; and
2. The connection of East IIJII street with Buena vista Way creates
a potentially hazardous intersection due to topography and the
existing curving alignment of Buena Vista Way; and
3. The re-alignment of East IIJII street within the Rancho del Rey
Sectional Planning Area (SPA) III Plan will adequately serve
the existing and future residential development in the area;
and
4. The traffic expected to use the East IIJII Street and Buena
vista Way connection will be adequately funneled through other
routes onto Paseo Ranchero and Telegraph Canyon Road; and
5. Redesignating East IIJII Street east of Paseo Ranchero from a
Class II Collector as shown on the current Circulation Element
of the General Plan to a Class III Collector will not detract
from creating a safe and efficient circulation system for the
movement of people and goods both locally and regionally.
,-0 - / 7
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REDESIGNATE TO CLASS 3 COLLECTOR
(
N
EAST J STREET GENERAL PLAN .0- EXHIBIT 1
'AMENDMENT
NO SCALE
.' ,
Source: aty of CluIa Villa GencnI PIaD
LETl1ERI-McINTYRE AND ASSOCIATES .2..0 - /8 / ,:J.c; -.:l~
EXCERPT FROM PLANNING COMMISSION MINUTES OF 11/14/90
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Contract Planner Lettieri requested that the next two items be combined.
ITEM 2. PUBLIC HEARING: GPA-91-2, CONSIDERATION OF AN AMENDMENT TO THE
CIRCULATION ELEMENT OF THE GENERAL PLAN TO REDESIGNATE A PORTION OF
EAST "J" STREET A CLASS III COLLECTOR - City Initiated
ITEM 3: PUBLIC HEARING: PCM-90-6, CONSIDERATION OF RANCHO DEL REV SPA III
PLAN, PUBLIC FACILITIES FINANCING PLAN, AND PC REGULATIONS - Rancho
del Rey Partnership
Contract Pl anner Lettieri L usi ng overhead projection, showed the 1 ocat i on of
the project, the 1 and use pattern and gradi ng, and the areas designated fo!'
public facilities.
Mr. Lettieri reviewed the general development plan depicting the various land
uses, including single-family, multi-family, specialty housing, a 26-acre
junior high school site, a 10.8-acre neighborhood park site, a 2-acre
community facility site, and 148 acres of open space.
He then gave an overview of the site utilization plan and gave square footage
of the lots and the pads. He stated the open space system in SPA III included
over 148 acres consisting mostly of canyon and sloped area covered with
coastal sage scrub.
Contract Planner Lettieri noted that the Specific Plan allowed density
transfer to be considered without a Specific Plan amendment; however, because
of the increase in the park site and the movement of some of the residential
units, staff felt it was important to bring that forth to the Commission for
considerat i on. He proceeded to show the changes whi ch had been proposed,
noting the reduction of fill slopes, a public trail/sewer access road which
had been placed along the canyon rim and canyon slope, grading, and reworking
the area around the water tank to reduce the distance between the top of the
water tank knoll and the graded area for development.
Mr. Lett i eri showed the proposed road across Ri ce Canyon, the exi st i ng and
proposed openi ng of East "J" Street, exi st i ng and proposed Telegraph Canyon
Road, and a representation of the grading near the high school site. He noted
that East "J" Street would not be connected to Buena Vista because of the
potential grading impacts and traffic and sight distance considerations.
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PlanninQ Commission
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November 14. 1990
He then discussed the Public Facilities Phasing Plan, highlighting the parks
and recreation facil ity, school s, and water facil it i es. Regardi ng the
monitoring program, Mr. Lettieri stated the SPA III will be required to submit
updated development summaries forecast and development data, dealing with
traffic counts and building permit information to the City.
Contract Pl anner Lettieri read the foll owi ng condition of approval into the
record:
"Prior to approval of the tentative map or grading plan, whichever occurs
first, the appl icant shall provide proof of a contract with a consultant
to monitor the mitigation as set forth in the Mitigation Monitoring
Program approved herewith."
He also requested that the following changes be made:
Amend #58 in Phase 6 of the Public Facilities Financing Plan to include
improvements on East "J" Street from Paseo Ranchero to just east of River
Ash Road to permit full connection of East "J" Street to the west.
Clarification that the condition requiring that the Community Purpose
Facility applies to Rancho del Rey's SPAs I, II, and III -- that it would
apply to those three SPAs, not to the entire El Rancho del Rey project
which included Terra Nova.
Commissioner Carson asked that the second sentence of Condition #15 of the
Rancho del Rey SPA III Plan be revised as follows: ".. .an alternate site
within the City shall be provided."
Commissioner Carson asked for clarification on the density transfer regarding
the number of units in the density categories. She questioned the totals of
the di fferent transfers and where the fi gures came from. The total was 174
instead of 171 residential units. She said she was happy with the senior
housing and more single-family homes, but was not pleased with the jump of 44
additional homes in the area of specialty housing.
Commissioner Carson asked whether the proposed density could be changed when
the design guidel ines and the specific plan came before the Commission. Mr.
Lettieri answered in the affirmative and noted that condition no. 9 dealt with
the spec i a lty hous i ng area and prec i se plan requ i rement, and cond it i on no. 5
stated that modifications could be made by staff, the Planning Commission or
City Council duri ng the tentative map process. Mr. Lett i eri noted there was
not a specific statement regarding density but a statement regarding total
number of units within the specialty housing and townhouse areas would be
subject to the precise plan, and approval of the SPA plan did not dictate that
those would be the unit totals.
This being the time and place as advertised, the public hearing was opened.
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Planninq Commission
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November 14. 1990
Peter Watry, 81 Second Avenue, Chula Vista 92010, speaking on behalf of
CROSSROADS, said the density was too hi gh. He also spoke of the extent of
manufactured slopes whi ch had been di scussed at the 1 ast Commi ss i on meet i ng.
He felt McMillin had redesigned the project as well as possible to reduce the
amount of manufactured slope. He asked that the new design be part of the
condition of the tentative map.
Wade Richardson, 101 East "J" Street, Chula Vista 92010 spoke of the traffic
on East "J" Street, the excessive speeds, and the lack of control by signal
lights. He said that if the project went through, he would do all he could to
have signal lights installed every four blocks to control traffic.
Cha i r Grasser Horton asked for the City Traffi c Engi neer' s comment. Traffi c
Engineer Hal Rosenberg stated that as the development was occupied, the
traffic problems would be looked at along "J" Street and, based on the traffic
conditions, the appropriate actions would be taken to preserve the safety and
the integrity of the roadway.
In answer to Chair Grasser Horton's query, Mr. Rosenberg stated there was
currently a probl em because of short-cutting through the nei ghborhood. Even
though staff was terminating "J" Street in order to curb through traffic to
major streets, there would be some traffic on "J" Street from the project.
Commissioner Casillas also noted the excessive speeds on "J"Street,
especially in front of the school, and thought it was a police problem.
Craig Fukuyama, 2727 Hoover Avenue, National City, representing the Rancho del
Rey Partnership, spoke to the density issue and concurred that the density was
not guaranteed but there was a need to have a target dens ity. He reiterated
the fact that density had been reduced during the design review and the
specific plan process of previous phases of the project. He noted the project
was in conformance with the Specifi c Pl an and the City's General Pl an, the
interim policies identified in the City's Growth Management Plan and the Draft
Transportation Phasing Pl an. Mr. Fukuyama stated that agreements had been
reached with City departments regarding parks, road improvements,. development
t imi ng, envi ronmenta 1 issues, dens ity and overall project design. He also
sa id they had negot i ated agreements with the Sweetwater School Di stri ct for
the placement, timing and construction of the site for the junior high school
as well as the Fish and Wildlife Service regarding biological impacts. He
went on to list some of the benefits of the project. Mr. Fukuyama stated the
Partnership had no objections to the conditions as recommended in the staff
report and the conditions added as a matter of record. He requested approval
of the SPA Plan, the Public Facilities Financing Plan, and the PC Regulations
as submitted.
Chair Grasser Horton asked if in the specialty housing there would be
affordable housing offered to the seniors. Mr. Fukuyama answered in the
affi rmat i ve. He stated there was a requi rement for 23 1 ow- income housi ng
units in SPA III. He felt the retirement area is the area being considered
for the low-income housing units.
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P1annino Commission
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November 14. 1990
Chair Grasser Horton asked Mr. Fukuyama for examples of passive recreational
areas to be provided. Mr. Fukuyama answered that a strong component would be
a recreation center or community meeting room, aquatics, swimming pool, tennis
courts, and non-active-recreation-type facilities such as the internal/
external regional trail system.
Commi ss i oner Cartmill commented that he understood the seni or hous i ng wou1 d
pay less of a share in the Me110-Roos District. Would there be an increase in
taxes on the rest of the residents of Chu1a Vista? Mr. Fukuyama answered that
the Me110-Roos program was based on generation of students and the amount of
revenue generated to build schools is based on the number of students
generated from a project. A senior project would not generate students and
would, therefore, pay a fee equivalent to commercial and industrial businesses
which would be at the lowest amount of fee collection.
No one else wishing to speak, the public hearing was closed.
Commissioner Fuller stated that she was very pleased with the changes that had
taken place in the project since the EIR had been first reviewed. She
comp1 imented the developer, staff and CROSSROADS who had taken the time to
offer ideas and help bring about the changes which had occurred.
MSUC (Full er/Casi 11 as) 5-0 (Commi ssi oners Decker and Tugenberg absent) that
based upon the findings attached to the report that the Commission recommend
that the City Council approve a General Plan Amendment for the elimination of
the East "J" Street and Buena Vi sta Way connection and associ ated
redes ignat i on of East "J" Street east of Paseo Ranchero from a C1 ass II
Collector to a Class III Collector in the Circulation Element.
Contract Planner Lettieri requested that Condition #5 be amended and read into
the minutes as follows:
"5. Approval of the SPA does not approve the total number of units, the
final lot configurations and street design shown within the SPA Plan."
Chair Grasser Horton clarified that this condition was to be added in the next
motion. Assistant Attorney Rudolf noted that only one of the two conditions
mentioned earlier in the meeting would be added as a new condition #18, the
condition regarding the mitigation monitoring program. Condition #58 in the
Public Facilities Financing Plan was to be revised, as well as Condition #15
of the SPA III Plan.
MSUC (Carson/Casillas) 5-0 (Commissioners Decker and Tugenberg absent) to:
1. Recommend that the City Council adopt a Specific P1 an Amendment for the
transfer of densities, redesignation of a portion of East "J" Street,
addi t i on of a 10.8 acre park and convers i on of a 2 acre park to a
community facility; and
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PlanninQ Commission
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November 14. 1990
2. Based upon the fi ndi ngs attached to the staff report, recommend that the
City Council approve the Rancho del Rey Sectional Planning Area (SPA) III
Plan subject to conditions of approval listed in the report, in addition
to those mentioned earlier in the meeting, the Public Facilities Financing
Plan and the PC Development Regulations; and
3. Direct staff to continue the review of the Preliminary Design GUidelines,
and resubmit to the Commission for consideration in conjunction with the
Tentative Subdivision Map(s) for the Rancho del Rey SPA III Plan.
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COUNCIL AGENDA STATEMENT
ITEM
MEETING DATE
~
12-18-90
ITEM TITLE: Public Hearing: PCM-90-6, Consideration of Rancho
del Rey SPA III Plan, Public Facilities Financing
Plan, and PC Development Regulations; Rancho del Rey
Partnership
Resolution ~ca,<\~pprOVing an amendment to the EI
Rancho del Rey Specific Plan
Resolution ~~~~pproving the Rancho del Rey
Sectional Planning Area (SPA) III
Plan, Public Facilities Financing
Plan and PC Development Regulations
SUBMITTED BY: Director of Planning ~~
REVIEWED BY: City Manager~ (4j5ths Vote: Yes ___ No -X-)
The applicant, Rancho del Rey Partnership, has submitted a
sectional Planning Area (SPA) Plan and related items for a 404.9
acre property, located between East "H" Street and Telegraph Canyon
Road, immediately south of Rancho del Rey SPA I (Exhibit 1
attached) .
Included for your consideration is the Rancho del Rey SPA III
Sectional Planning Area Plan, the Public Facilities Financing Plan,
the Planned Community Development Regulations and Preliminary
Design Guidelines. The Design Guidelines are provided for
information purposes, and will be forwarded to the Planning
Commission for recommendation with the Tentative Map at a
subsequent hearing.
Rancho del Rey SPA III is the final Sectional Planning Area for the
EI Rancho del Rey Specific Plan. The Specific Plan was first
adopted in 1978 and incorporates approximately 2,450 acres east of
Interstate 805. In 1985, this Specific Plan was amended to
incorporate the current land use pattern envisioned today. In
December of 1987, the Rancho del Rey SPA I plan was approved and
is now under construction. Development plans for the SPA II area
were approved in August 1989 and are also under construction.
The SPA III plan has been evaluated in the Supplemental
Environmental Impact Report EIR-89-10. The consideration of the
Final EIR-89-10 was a preceding item in your agenda packet. The
EIR summarizes the environmental issues associated with this
project.
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Public input was received at the Planning commission hearing on
November 14, 1990. Mr. Peter Watry spoke concerning the overall
high density associated with the project but spoke favorably
regarding the changes accomplished with the conceptual grading
plan. Mr. Wade Richardson spoke in opposition to the increased
traffic expected to occur on East "J" Street. One letter was
received by the Planning Department in general opposition to
further development in the City of Chula vista (Attachment 2).
RECOMMENDATION
1. Concur with the Planning commission recommendation and adopt
a resolution approving a Specific Plan Amendment for transfer
of densities, redesignation of a portion of East "J" street,
addition of a 10 acre park and conversion of a 2 acre park to
a 1.9 acre community facility; and
2. Based upon the findings attached to this report (Attachment
1), adopt a motion approving the Rancho del Rey sectional
Planning Area (SPA) III Plan subject to conditions of approval
listed in this report, the Public Facilities Financing Plan
and the PC Development Regulations; and
3. Direct staff to continue the review of the Preliminary Design
Guidelines, and resubmit to your Council for consideration in
conjunction with the Tentative Subdivision Map (s) for the
Rancho del Rey SPA III Plan.
BOARD/COMMISSIONS RECOMMENDATIONS:
On November 14, 1990, the Planning Commission recommended approval
of an amendment to the EI Rancho del Rey Specific Plan (5-0) and
approval of the Rancho del Rey SPA III Plan, Public Facilities
Financing Plan and PC Development Regulations (5-0). Staff was
also directed to continue review of the Design Guidelines and
resubmit them with consideration of the tentative maps for SPA III.
DISCUSSION
1. Rancho del Rev sectional Planninq Area (SPA) III Plan
The Rancho del Rey SPA III Plan is an exhibit intended to show
the general location of all proposed uses and the general
circulation system. Its purpose is to serve as the bridge to
connect the approved EI Rancho del Rey Specific Plan to the
more detailed descriptions proposed in the sectional Planning
Area.
The sectional Planning Area III Plan map is included as
Exhibit 2 attached. It details that within the 404.9 acres
of Rancho del Rey SPA III, there are proposed 1,380 dwelling
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Item ;tl\b.
units (314 single family conventional units at 2-4 and 4-6
dwelling units per acre; 250 single family cottage units at
4-6 and 6-8 dwelling units per acre; 228 townhouse units at
8-12 dwelling units per acre; and 588 specialty housing units
at 4-6, 6-8 and 8-12 dwelling units per acre). Also included
in the plan is a 26.1 acre junior high school site, a 10.8
acre park site, a 1.9 acre community facility site and 148.3
acres of open space.
2. Rancho del Rev SPA III site utilization Plan
According to the Chula Vista Municipal Code, the purpose of
the SPA Plan, in a PC Planned Community zone, is to provide
for orderly pre-planning of large tracts of land containing
a variety of land uses which are under unified ownership or
development control.
The Rancho del Rey site Utilization Plan (Exhibit 3 attached)
contains seven residential planning areas divided into three
development phases: the specialty housing area is in phase
one, the area west of Paseo Ranchero is in phase two and the
area east of Paseo Ranchero is in phase three.
The Rancho del Rey SPA III Plan calls for the following mix
of land uses:
LAND USE DISTRICTS
GROSS ACRES
TOTAL UNITS
RS Single Family Conventional 63.8
RP Single Family Cottage 37.8
RC Townhouses 19.0
RSP Specialty Housing 86.0
SUBTOTAL 206.60
OS-l Open Space 148.3
OS-2 Neighborhood Park 10.8*
OS-2 Junior High School 26.1
OS-3 Community Facility 1.9
Major Circulation 11. 2
GRAND TOTAL 404.9 AC
*10.8 gross acres = 10 net acre ~o-:J.7
314
250
228
588
1,380
1,380 DU
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Item ~1.\6
3. Plan structure and Desiqn
Rancho del Rey SPA III is planned to be a residential
community with a diversity of housing types which will become
available to families and individuals with various income
levels and housing needs. Overall average density for the
residential areas is 6.7 du/ac. Eight open space areas
totaling 148.3 acres are included in the plan.
Eighty-six acres of Specialty Housing is located in the
northern portion of SPA III, immediately south of East "H"
Street. A variety of housing including single family
detached, townhouses and multi unit flats will be provided
within this development. The single family detached units
will be located in the eastern portion of the lot to interface
with the single family units on the east side of Paseo
Ranchero. Specific details on the product type and exact
layout will be available when the developer of the specialty
housing area is identified. Development of similar retirement
villages often includes special land use and design
considerations. In light of this, the Design Guidelines being
prepared have been directed to include language guiding the
mix of housing types and use of passive recreational
facilities while still allowing flexibility for design for the
specialty housing population. The area will be subject to
Precise Plan review.
The single family residential units in SPA III are generally
located in the center of the Plan. The area encompasses
approximately 100 acres and will include 564 units. The areas
identified as R-1, R-2 and R-3 on the site utilization Plan
will be developed as single family conventional lots, average
lot sizes of 9,120, 7,430 and 7,200 square feet, respectively,
with minimum pad sizes of 5,000 and 6,000 square feet. The
R-1 area is an in-fill product and will relate to the existing
units on Paseo Entrada and Paseo Margarita. Areas R-2 and R-
3 interface with the south leg of Rice Canyon. The
residential areas identified as R-4 and R-5 on the site
Utilization Plan will be developed with 250 single family
cottage units, average lot sizes of 5,640 and 4,360 square
feet, with 3,520 square foot minimum housing pads.
The townhouse area is located in the southeastern portion of
the plan (identified as R-6 on the site Utilization Plan).
This area will include a maximum 228 units on 19.0 acres. The
development will interface with both the existing residential
development to the east and the open space system adjacent to
Telegraph Canyon Road on the south. The Design Guidelines
will include specific requirements for linking the townhouse
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Item h21./6
area internally and
facilities. This area,
be further studied when
determined.
providing adequate recreational
subject to Precise Plan review, will
precise product style and layout are
Adjacent to the townhouse area on the west will be a 10 acre
park site. Improvements discussed to date include a tot-lot,
picnic areas and soccer fields. The Junior High School is
located to the west of the park site, at the southeast corner
of Paseo Ranchero and East "J" street. A community facility
site is provided on Paseo Ladera north of Paseo Entrada. This
site was originally shown as the park site for SPA III on the
El Rancho del Rey Specific Plan.
The open space system in Rancho del Rey SPA III includes over
148 acres consisting mostly of canyon and slopes covered in
coastal sage scrub. The plan provides for a trail system in
the south leg of Rice Canyon. The trail as shown on the most
recent alternative grading plan (see Exhibit 6 attached)
doubles as a utility road for sewer line maintenance. During
plan design and review, staff discussed the need or desire to
have a trail on the narrow, heavily vegetated canyon bottom.
Placing the trail higher on the slope provides a safer and
more useable trail in the open space area and eliminates the
need for additional grading and construction for a sewer
maintenance road.
Another important feature of the open space system is the
linkage it provides for wildlife corridors on- and off-site,
and the green belt effect it provides for relief from the
built environment. Natural open space areas will be dedicated
to the Open Space District formed to own and maintain the open
space areas of Ranch del Rey.
4. Densitv transfer
The El Rancho del Rey Specific Plan is intended to allow for
a degree of flexibility for SPA Plans to respond to changing
conditions, market or design issues. One aspect of this
flexibility is the provision for transfer of units from one
density designation to another.
In the preparation of the SPA III Plan, effort was made to
provide a predominately single family detached community that
could be integrated with the adjacent existing development.
These efforts resulted in the selection of single family
detached products for most of the parcels designated 4-6 du/ac
and all the parcels designated 6-8 du/ac on the Specific Plan,
as opposed to the attached products previously envisioned.
Also, single family detached units are proposed on nearly all
the edges of the plan to be consistent with the existing
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Item ~
development. The inclusion of a 10 acre park site converted
an area designated 4-6 dujac to open space.
The majority of the displaced units were allocated to the
Townhouse parcel located adjacent to the neighborhood park
which was designated 4-6 dujac on the Specific Plan, and to
the Specialty Housing parcel, also designated 4-6 dujac. The
Townhouse parcel was chosen for the transfer of density
because of its location adjacent to existing condominiums to
the east of the plan. The Specialty Housing parcel was chosen
because of its relative isolation from the remainder of single
family development in SPA III. A larger number of units in
this area will increase the viability of an independent
neighborhood and reduce the per unit cost of specialized
amenities and services (e.g., private transit service, etc.)
for residents.
The result of the density transfer is a redistribution of
units with the preservation of the predominately single family
character of the Specific Plan. The Density Transfer Map
(Exhibit 4 attached) depicts the residential units which have
been transferred. The following table summarizes the transfer
statistics.
units units units
Density Specific SPA III Trans-
Parcel Cateqorv Plan Plan ferred
R-ljSF Conv. 2-4 dujac 26 30 +4
R-2 & R-5jSF
Conv. & Cotto 4-6, 6-8 dujac 361 312 -49
R-3jSF Conv. 2-4 dujac 125 137 +12
R-4jSF Cotto 6-8 dujac 114 85 -29
R-6jTownhouse 4-6 dujac 123 228 +105
R-7jRetirement 4-6 dujac 544 588 +44
S-1jSchool por.4-6 dujac 25 0 -25
P-1jPark 4-6 dujac 62 0 -62
------ ------ --- -
TOTALS 1,380 1,380 o bal.
5. Gradinq
The El Rancho del Rey Specific Plan set the limit for
developable areas and open space areas. In addition, the
Specific Plan included a series of findings acknowledging that
development of the project site under the adopted Specific
Plan would require substantial landform alteration. Given
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this, the Rancho del Rey SPA III Plan maintains the areas set
for development and open space by the Specific Plan.
Development areas are located on the higher elevations or
plateaus, while the canyons and slopes are to remain primarily
in open space with some recreational uses such as trails.
The Rancho del Rey SPA III Plan calls for a balanced cut and
fill grading program of approximately 2.0 to 2.5 million cubic
yards. Typical cuts and fills will range between 10 and 20
feet. Many slopes would be retained in a natural state in the
open space areas. Those graded slopes that encroach the open
space areas will be revegetated with native species (see
Exhibit 5 attached).
. Latest Design Changes
In response to Planning Commission input at a workshop and
subsequent EIR hearings, and at the direction of staff, the
applicant has altered the project design to alleviate grading
impacts. Exhibits 6 through 8 (attached) show the changes
made in the specialty housing/Rice Canyon/East "H" Street area
to address grading concerns:
Fill slopes along the north side of the canyon
been reduced by lowering the development
adjacent to the canyon.
. A full length public trail/sewer access road has
been placed along the canyon rim and along the
canyon slope. This creates a visual break in the
appearance of the slope on the north side of the
canyon. Placement of the trail above the canyon
bottom will reduce human intrusion into the drainage
area and permits the construction of vista
points/rest areas where relatively flat areas adjoin
the trail.
.
have
pad
. The 90 foot slope in the canyon is reduced to a 26
foot slope to the canyon and a 25 foot slope above
the 15 foot wide public trail.
. Fill slopes have been pulled back further and
contoured more into natural slopes.
. Contoured transition of slopes have been created at
ratios flatter than 2:1.
. The road within the Specialty Housing Area has been
brought up toward the water tank in order to reduce
the distance between the top of the water tank knoll
and the graded area for development. Pulling back
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the internal circulation in this manner also reduces
a 65 foot fill slope to a 15 foot slope in the
canyon, below the trail.
. Slopes at the base of the water tank have been
pulled out to imitate a more natural ridge line as
seen from East "H" Street.
. More fill has been proposed in the area of the power
easement in order to draw the eye away from the
water tank knoll and in a linear pattern down East
"H" Street. This embankment will also serve to
screen potential parking and recreational vehicle
storage uses in the easement area.
. Internal contours and terraces have been
incorporated into the specialty housing area pad.
Along Telegraph Canyon Road, changes to grading have also been
incorporated to lessen the impact of grading (Exhibit 9
attached). Although the High School District has preliminary
plans for the junior high school lot at the corner of Paseo
Ranchero and East "J" Street, it appears some minor shifting
on the pad edges may be possible to create an undulating pad
edge as seen from Telegraph Canyon Road. The slope banks
below the school and park are proposed to vary from 2.5:1 to
3:1 as they come from the top of the pad to the road area.
Grading that took place to widen Telegraph Canyon Road
resul ted in harsh edges and steep slopes as seen from the
road. Grading for this project proposes additional grading
to re-sculpture slopes to create more gentle, natural
landforms. This will include extending slopes to the edge of
the drainage channel to allow for more 3: 1 slopes. This
technique will require greater amounts of grading in the open
space area but will result in more natural appearing landforms
as seen from Telegraph Canyon Road.
The Specialty Housing Area (Parcel
development area significantly affected
Grading Concept described above.
R-7) is the only
by the Alternative
These concepts as well as other grading guidelines found in
the General Plan will be incorporated into the Design
Guidelines for Rancho del Rey SPA III.
. Cross Sections and Photo Simulations
To show more clearly the amount of grading in various portions
of the project, new cross sections have been prepared
(Exhibits 10 through 12, attached). In addition, the
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applicant has prepared eight photo simulations showing the
finished product from various points looking into the project.
These simulations include grading impacts on the open space
areas.
One of the photo simulations shows the before and after view
of East "J" street, west of Paseo Ranchero, where it connects
with existing development. Concern was expressed regarding
the way the existing pad is to be brought down in elevation.
This is necessary in order to complete the extension and
widening of East "J" street as initiated with previous
development. Rancho del Rey in this area is basically an in-
fill project and relates to the development pattern already
begun.
. Grading Phasing
While three phases of residential product development are
anticipated, the major grading and backbone infrastructure
improvements are proposed by the developer to occur in a
single "phase". The City has recently adopted a policy
requiring justification of grading in advance of the need for
building sites. This issue will be more fully addressed at
the tentative map and grading permit stage.
6. Circulation
Access to SPA III will be provided by Paseo Ranchero from
either East "R" Street to the north, Telegraph Canyon to the
south, or via East "J" Street from the west. The EI Rancho
del Rey Specific Plan and the Chula vista General Plan
designates Telegraph Canyon Road and East "R" Street as
prime arterials, Paseo Ranchero as a 4 lane collector and East
"J" street as a 2 lane residential collector.
The proposed SPA III improvements for these streets are
consistent with the specific Plan (and General Plan)
designations, except for East "J" Street east of Paseo
Ranchero. The Specific Plan and General Plan show East "J"
Street as a Class II Collector and connecting with Buena vista
Way at the eastern boundary of SPA III. Engineering studies
have indicated that connecting these two streets would be
potentially hazardous due to the existing curving alignment
of Buena vista Way and topography in the area. Traffic
studies for SPA III indicate the through connection of East
"J" is not necessary. Therefore, the street is proposed to
be realigned and re-designated as a Class III Collector east
of Paseo Ranchero in this SPA Plan. A General Plan Amendment
and Specific Plan Amendment are required to accommodate this
change.
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The traffic analysis prepared Rancho del Rey SPA III was used
to determine both the internal and external circulation system
requirements, the necessary improvements and their provision
based on proj ect phasing. The study considered existing
traffic conditions, the traffic to be generated by approved
projects, and projections of future traffic. The phased
construction of streets will be in conformance with the
Certified EIR, Mitigation Monitoring Program, and conditions
of approval established by the Planning commission and City
Council for the Rancho del Rey SPA III Plan. Development
within Rancho del Rey will be phased concurrently with the
provision of adequate road capacity and access improvements.
The proposed development phases and associated circulation
system improvements are described in the Public Facilities
Financing Plan.
The Eastern Chula vista Transportation Phasing Plan (TPP) will
further govern development phasing of Rancho del Rey SPA III.
The SPA document and Public Facilities Financing Plan state
clearly that the project will be subject to and comply with
all requirements of any current TPP.
7. Public Facilities Financinq Plan
The objective of the Public Facilities Financing Plan is to
identify all public facilities, such as transportation, water,
flood control, sewage disposal, schools and parks, required
to support the planned development of Rancho del Rey. The
Public Facilities Financing Plan for Rancho del Rey is written
to guide development for Rancho del Rey SPAs I, II and III.
It proposes specific financing programs to ensure the
construction of the necessary improvements, as well as to
identify regional facilities needed to serve this SPA, and
SPAs I and II, and their share of costs to construct those
regional improvements.
The improvements stated in the Financing Plan shall be
requirements of subsequent discretionary permits. In most
cases, they will become conditions of approval of tentative
and final subdivision maps. In other cases, building and
occupancy permits will be the vehicles of implementation.
Improvements called for in any development phases are intended
to be completed and usable prior to occupancy of any dwelling
unit within that particular phase.
The plan discusses improvements through available financing
techniques. Some facilities will be financed by the developer
and others can be better financed through specific techniques
available in state law. For example, the financing of schools
'hJ-E+
Pag~..11
Item ~
can be assured by the use of Mello-Roos Community Facilities
District financing. The plan also ties the project into the
city's Development Impact Fee (DIF) program which primarily
provides for transportation improvements necessitated by
development east of I-80S. Public Facilities Development
Impact Fees are needed for other City services including
Public Safety, Libraries, Corporation Yard, Fire training
Facility, civic Center and Geographic Information System.
The Financing Plan is dependent on citywide documents beyond
the General Development Plan, Environmental Impact Report and
SPA Plan. It is also based on the Eastern Chula vista
Transportation Phasing Plan, the Development Impact Fee, and
the Public Facilities Development Impact Fee of the City of
Chula vista.
with respect to public facilities such as parks and
recreation, schools, libraries, water, sewer, storm drainage,
police and fire facilities, the Rancho del Rey SPA III Plan
makes the following provisions:
a. Transportation The transportation projects to be
financed by Rancho del Rey are of three basic types:
1. Those facilities that provide for major circulation
within SPA I, SPA II and SPA III which will
primarily benefit the Rancho del Rey development;
2. Those facilities within SPA I, SPA II and/or SPA III
that will provide regional circulation benefits to
Rancho del Rey as well as neighboring development
areas; and
3. Those facilities that are offsite of the SPA I, SPA
II and/or SPA III areas that will be of benefit to
all eastern area developments including Rancho del
Rey.
The phasing of onsite improvements are made part of the
Public Facilities Financing Plan and will be constructed
prior to need. Offsite and regional improvements are
also included in the plan by reference. Rancho del Rey
is subject to the Transportation Phasing Plan and will
be participate in improvements required by that plan as
needed.
b. Parks and Recreation Rancho del Rey SPA III includes
a ten acre (net) neighborhood park incorporating active
recreation and passive park uses. The park will operate
20-..35
Page.H
Item ~
with recreational facilities at the adjacent Junior High
School site. The developers will also make separate
contributions or additional improvements towards meeting
the required park improvements per the Park Land
Dedication Ordinance.
c. Schools The Rancho del Rey property has been placed
in a Mello-Roos Community Facilities District to finance
elementary, junior and high school facilities. A 26.1
acre junior high school site is located within SPA III
at the southeast corner of Paseo Ranchero and East "J"
Street. An elementary school is located in SPA I. No
high school facility is proposed within Rancho del Rey.
The Mello-Roos financing will be applied toward
development of new high school facilities elsewhere which
will serve the 788 high school students expected to be
generated by SPAs I, II and III.
d. Water Facilities The Otay Water District provides
water service to SPAs I, II and III which are totally
within the District's Improvement District # 22 (ID22).
Improvement District #22 has installed a number of
improvements to provide water to the SPA I, II and III
areas including a 3-million gallon reservoir for the 710
pressure zone, a 1-million gallon reservoir for the 485
pressure zone and an 8-million gallon reservoir to serve
this area and areas east of Rancho del Rey.
In addition to the ID22 improvements, facilities in
Improvement District #27 (ID27) are also being funded.
ID27 includes the developments of Rancho del Rey,
Eastlake and Sunbow. Surrounding properties may also be
included in the district. An ID27 Master Plan is being
prepared by the Otay Water District to determine required
facilities, costs and financing mechanisms. otay Water
District and Rancho del Rey have entered into an
agreement prior to the recordation of the first final map
which delineates the ID27 facilities to be constructed,
each developers cost and responsibility, and the
financing methods to be utilized. The most significant
facility needing to be constructed is a reservoir to
provide five days of storage for the areas within the
District.
A reclaimed water system will be constructed within
Rancho del Rey SPA III in accordance with the master plan
now being developed by the Otay Water District.
e. Sewer Facilities The Rancho del Rey SPA III project
currently lies within three existing sewer drainage
systems: the Otay Lakes system, the Rice Canyon system
.2tJ -j6
g.
h.
Page 13
Item 0).1../ b
and the Telegraph Canyon system. New trunk sewer
extensions only will be needed to convey sewage to these
systems. Onsite collection sewers will be built and
funded by the developer as a sUbdivision exaction. The
phasing plan will ensure that sewer service will be
available prior to need.
In addition to construction of facilities, the city will
begin receiving reimb~rsements for previous improvements
to the existing Rice qanyon trunk sewer as adopted by the
City council in the Hidden vista Village Sewer
Reimbursement Distriat Rice Canyon Trunk Agreement.
f.
Stormwater System Rancho del Rey SPAs I, II and III
will be served by; a series of onsite stormwater
facilities that willi serve to collect and convey the
stormwater for the p~oject into the city's stormwater
system. All offsite, ; downstream stormwater improvements
necessary to receive !the flows from Rancho del Rey have
been previously constructed.
,
I
Library The C ty's Public Library Master Plan
identifies subregional library facility needs for future
residents. Rancho el Rey is included in a subarea
labeled the Sweetwat r/Bonita Study Area. The Library
is now planning for a 35,000 square foot facility at
Rancho del Rey. Com lete build out of the library and
parking may require 5.3 acres. The City has implemented
a Public Facilities evelopment Impact Fee (PFDIF) for
public facilities n eded on a City-wide basis. The
library is one of hese and will receive funds for
construction from th's program.
other City Facilitie~ - The EI Rancho del Rey Specific
Plan states this pr ject area will be one of several
sites evaluated in t e eastern territories for the City
Services/Corporation. Yard. The PFDIF contains a
component for financ~ng the corporation yard.
i
I
Police and Fire facjility improvements will also be
financed through part~cipation in the PFDIF. Rancho del
Rey will also contribute to the cost of the civic Center
and an automated Geo~raphic Information System through
the PFDIF. i
8.
Thresholds Analvsis
!
Standards adopted by City !policy require that the Rancho
Rey SPA III project be 9'nalyzed to determine whether
approval of this project ~ill have an adverse impact on
thresholds formulated by the City. Review of the project
del
the
the
EIR
i )
. :<a-J7
Page 14
Item ~
and other supporting SPA documents provides evidence that the
project is consistent with the thresholds of the city. The
Thresholds Analysis is contained in the environmental document
for Rancho del Rey SPA III, EIR-89-10.
9. Low and Moderate Income Housina
The Housing Element requires that sub-divisions of over 50
dwelling units provide 5% of the total project unit count as
affordable units for low-income families and 5% of the total
project unit count for moderate-income families. In August
of this year, the City council approved an agreement
concerning this requirement and how it will be met in the
Rancho del Rey Specific Plan area. The agreement states that
Rancho del Rey has satisfied in full the moderate income
housing requirement of 322 units by the construction of multi-
family units in the Rancho del Rey Specific Plan area. The
goal for low income units has been partially met through the
construction of 299 units in the Terra Nova Apartments, Beacon
Cove, Pinwheel and the Navy housing project. The agreement
also states that the additional 23 (minimum) low income units
will be provided in SPA III if a reasonable area for such
units is available. If no such site is available in SPA III,
it was agreed that an alternate site within the City may be
approved. This requirement is repeated in the recommended
conditions of approval for SPA III.
10. Communitv Purpose Facilities
The Community Purpose Facility Task Force was created by the
City Council to study the need for community facilities in the
City of Chula Vista. To date, the Task Force has made
specific recommendations to the city Council regarding
possible minimum "Community Purpose Facility" acreage
requirements for subdivisions, based on projected population.
These include a requirement of up to 2.29 acres of land per
1,000 population for community facilities including but not
limited to churches and day care facilities. The
environmental review on these recommendations is now in
process and is considering a range of 0.86 to 2.29 acres per
1,000 population.
The 1,380 dwelling units in Rancho del Rey SPA III, with a
total unit count of 588 Specialty Housing units and 792 single
family units, equates to a population count of 4,101 when
calculating population per the current Park Land Dedication
Ordinance of the city Parks and Recreation Department. This
population figure is also referenced in the project EIR. When
using this population figure, the Community Facility
requirement for Rancho del Rey SPA III is 3.5 acres at the low
end (0.86 acres per 1,000 population) up to 9.43 acres at the
,,20 -.18
-
Page 15
Item ~
high end (2.29 acres per ,000 population). A 1.9 acre site
has been designated on he SPA III plan. The remaining
Community Purpose Facilit acreage, in accordance with final
standards as may be adopt d by the city Council, is required
to be designated as a co di tion of approval, prior to the
recordation of any final ap for SPA III.
11. Growth Manaqement Proqram
The City of Chula vista is in the process of considering
adoption of a comprehensi e growth management program, which
will further implement th existing threshold standards and
Growth Management Elemen. It is anticipated that this
"Growth Management progr m" will require reports on air
quality and water managem nt prior to sectional Planning Area
approval. Rancho del Rey PA III, having been submitted prior
to the details of the Gr th Management Plan being drafted,
is conditioned to provide hese reports prior to tentative map
approval. The air qualit and water management reports are
currently being prepared y the applicant for submittal. As
previously discussed, th project is also conditioned to
comply with any current East Chula vista Transportation
Phasing Plan.
12. Implementation
Beyond the standard imple entation methods utilized for this
project such as Tentative Map and site Plan approvals, there
are several other impleme tation tools applicable:
1. Planned Community istrict Regulations Planned
Community (PC) Distri t Regulations specifically tailored
to fit the proposed development provide standards and
regulations to guide the development of Rancho del Rey
SPA III. These re ulations, which provide specific
implementation sta dards, should be applied in
conjunction with th design guidelines for both the
residential and land cape elements of the project.
2. Design Guidelines As previously stated, the design
guidelines are an int gral part of the Rancho del Rey SPA
III Plan. They are presented in a preliminary form to
permit input from the Planning Commission prior to review
of the Tentative Map
The proposed guidelin s are intended to establish minimum
standards for the de ign and architectural character of
Rancho del Rey SPA II . They are provided to ensure that
the quality and fund mental concepts established at the
master planning stag are maintained in the final phase
of detailed planning and design.
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Item ~
These will not be adopted by ordinance but will serve to
assist City staff and the Design Review Committee to
guide and evaluate future projects, while at the same
time promoting innovative planning and design techniques.
3. Monitoring Program Rancho del Rey SPA III will be
required to submit updated development summaries,
forecasts and development data, such as actual traffic
counts and building permit information to the City for
evaluation and comparison to the Financing Plan as
adopted.
The Public Facilities Financing Plan needs to be updated
annually, as the actual amount, timing and location of
the new development takes place.
The monitoring plan shall also review the ongoing fiscal
impact on the city's Operation Budget. The Fiscal Impact
Analysis prepared as part of the Environmental Impact
Report, shows a positive impact in the City due to the
development of Rancho del Rey SPA III. Should the fiscal
impact in the City change in the future, the annual
monitoring program will provide the analysis for the
reasons, and the alternative courses of action which are
to be taken.
CONDITIONS OF APPROVAL
The Rancho del Rey Sectional Planning Area III PLan and supporting
documents are approved subject to the following conditions:
1. Rancho del Rey SPA III shall submit annual building permit
reports, traffic counts and fiscal impact analysis to the
City. This requirement shall be in effect for five (5) years
from the date of city Council approval of the SPA Plan.
However, it may be extended at the discretion of the City
Council.
2. The Public Facilities Financing Plan shall be followed with
improvements installed in accordance with said plan or as
required to meet threshold standards adopted by the City of
Chula Vista. In addition, the sequence that improvements are
constructed shall correspond to any future East Chula Vista
Transportation Phasing Plan adopted by the city. The City
Engineer may at his discretion, modify the sequence of
improvement construction should conditions change to warrant
such a revision.
3. The Parks and Recreation Section of the Public Facilities
Financing Plan shall be amended to require PAD fees in place
;{() - ~tJ
at the time of building pe
wording shall be added in
follows: at the end of t
fees in place at the tim
SPA III."; in the third s
"(or the dollar per acr
building permit issuance)
4.
Item #58 in the Public
amended to require East
Ranchero to just east of
5.
Street improvements, righ
improvements shall meet
approved by the City Engi
6.
Approval of the SPA does n
or the final lot configura
the SPA Plan. Modifica
Planning Commission or
Subdivision Map process in
Pag~.:J.7
Item ~
it issuance for SPA III. Specific
the fourth paragraph on page 27 as
e second sentence: ", and the PAD
of approval of tentative maps for
ntence, after "$173,455 per acre":
cost applicable at the time of
"
acilities Financing Plan shall be
'J" Street improvements from Paseo
iver Ash Road.
s of way and other associated public
city Standards unless otherwise
eer.
t approve the total number of units
ions and street design shown within
ions may be made by staff, the
city Council during Tentative
and consideration.
7. All future grading shall e done in accordance with approved
City standards. Areas re iring specific grading and design
treatment, such as adjace t to Rice Canyon, Telegraph Canyon
Road and Paseo Ladera, sha I be treated in accordance with the
requirements determined t be necessary during tentative map
processing and approval by the Engineering, Planning and Parks
Departments and the City andscape Architect.
8.
Specific methods of ha
improvements are subject
the City Engineer at the t
and grading plans.
dling storm drainage and sewer
o detailed review and approval by
me of submission of the improvement
9. Sewage flow metering shal be accomplished to monitor three
segments of main identified in the Rick Engineering report
dated September 5, 1990 as sections QR, XlX2 and KL. Metering
shall be accomplished st t e locations determined by the City
Engineer. Metering sha I be accomplished prior to the
issuance of any building ermit for SPA III and be repeated
at intervals directed by the city Engineer. Should any of
these segments have metere flows which fill more than 80% of
the pipe diameter, the a plicant shall construct parallel
facilities as determined y the City Engineer.
10. The Specialty Housing Area (Parcel R-7 on the site utilization
Plan) and the Townhouse area (Parcel R-6 on the site
utilization Plan) shall be developed according to an approved
Precise Plan.
-
- . ..
- -
In
2P
1t1
Ifl
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Pag~ .18
Item ~
11. At the tentative map stage, provisions shall be made to ensure
that water is delivered to the park and school site at or
below 150 psi per Fire District requirements.
12. Grading for the 10 acre park and the junior high school shall
occur at the same time. The park shall be completed with the
opening of the school or prior to the end of development in
Phase 7, whichever is earlier.
13. General Grading standards identified in the SPA document in
Chapter VI: Community Design, shall include reference to
section 7.7 Land Development in Part One of the General Plan.
14. The Residential Property Development Standards shall be
changed to reflect a 33 foot setback from back of sidewalk for
all structures in the RS and RP land use districts fronting
on East "J" street, west of Paseo Ranchero.
15. Grading of the proj ect shall incorporate the concepts and
details shown on the Alternative Grading Concept plan, Exhibit
4 attached to the agenda report. This Alternative Grading
Concept shall be incorporated into the SPA Plan replacing the
proposed Grading concept (Exhibit 14 in the SPA document).
Minor statistical adjustments to development acreage and
parcel unit counts may result and shall be incorporated in the
plan text and other exhibits as required.
16. Per the Agreement entered into by the Rancho del Rey
Partnership (Partnership) and the City of Chula Vista, a
minimum of 23 low income housing units shall be provided in
Rancho del Rey SPA III if a reasonable area for such units is
available. If no reasonable site for low income units is
available in Rancho del Rey SPA III, an alternate site within
the City shall be provided. The Partnership shall provide at
least 23, and will use reasonable efforts to exceed the 23,
low income housing units. For purposes of this Agreement, low
income housing shall be defined by Health and Safety Code sec.
50093.
The low income housing units shall be demonstrated to the
satisfaction of the Housing Coordinator prior to recordation
of the Final Map.
17. Rancho del Rey SPAs I, II and III shall comply with any future
ordinance of the City that would set requirements for
designation of community purpose facility acreage. The
commitment shall be satisfied prior to the recordation of any
final map for the SPA III area.
18. Rancho del Rey SPA III shall comply with any Growth Management
Plans approved by the city Council. Prior to approval of
-:to. ~ l.
J
Pag~. ,1.9
Item .iiC:lIi-
tentative maps for Ranch del Rey SPA III, an Air Quality
Improvement Plan and a Water Conservation Plan shall be
submitted and approved by the City Council.
19. The applicant shall hire a consultant to implement and monitor
the environmental mitigat'on monitoring program.
FISCAL IMPACT: None
,2 -43/AO-#
This P e Blank
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A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CHULA VISTA APPR ING AN AMENDMENT TO THE
EL RANCHO DEL REY SP CIFIC PLAN CASE NO. GPA-
83-7 (JUNE 11, 1985, EVISED SEPTEMBER 6, 1985
AND NOVEMBER 12, 198 ) WITH CONDITIONS
J9=fq;t
WHEREAS, the Rancho del Rey Partnership has applied for
approval of the Rancho del Re sectional Planning Area (SPA) III
Plan, and
necessitates certain amendments to
c Plan including the transfer of
areas of SPA III, the re-alignment
sion of a 10.8 acre park at the
hero and East "J" Street, and the
ite on Paseo Ladera to a 1.9 acre
WHEREAS, this SPA III PIa
the EI Rancho del Rey Specif
densities within the residentia
of East "J" Street, the incl
southeast corner of Paseo Ran
conversion of the 2 acre park
Community Facility site, and
ission of the City of Chula Vista
est and has recommended approval,
WHEREAS, the Planning Co
has considered the amendment re
and
WHEREAS, the city Council
89-10 for SPA III, read in conj
Final EIR-83-2.
as considered the Supplemental EIR-
nction with the previously prepared
NOW THEREFORE, be it reso ved that the city Council finds as
follows:
1. That the transfer 0 densities to areas which carry
different density esignations results in improved
spatial and function I relationships within SPA III by
providing a more ba1a ced mix of dwelling unit types and
by providing a larger park facility for the recreational
needs of future resi ents; and
2. That the density incr ase in the townhouse and specialty
housing area is acco panied by a corresponding decrease
in density in other reas of SPA III; and
3. The increase in densi y has been carefully placed in the
townhouse area in ord r to insure compatibility with the
existing adjacent co dominium development to the east,
and in the specialty ousing area in order to isolate the
density increase from the single family detached products
in the center of the Ian and to increase the viability
of an independent nei hborhood concept for the retirement
community by increas"ng the total number of residents;
and
~t) .t/ 5
4. The connection of East IIJII street with Buena Vista Way
creates a potentially hazardous intersection due to
topography and the existing curving alignment of Buena
Vista Way; and
5.
The inclusion of a 10.8
necessary to mitigate
recreational facilities
development; and
acre park within SPA III is
the impacts to parks and
expected by the proposed
6. The conversion of the 2 acre park site on Paseo Ladera
is consistent with City policy for providing community
facility areas.
BE IT FURTHER RESOLVED that the El Rancho del Rey Specific
Plan is amended in accordance with the proposed amendments to GPA-
3-7 dated June 11, 1985 and revised September 6, 1985 and November
12, 1985, which is hereby incorporated by reference, with the
following conditions:
1. There shall be no grading permit, building permit or
other construction permit issued for any development
within the Rancho del Rey SPA III Plan before the City
and the developer enter into an agreement which will
ensure that the Public Facilities Financing Plan, Phasing
Plan, and other obligations of the developer are met and
adhered to.
2. The Specialty Housing Area (parcel R-7 on the Site
utilization Plan) and the Townhouse Area (parcel R-6 on
the site utilization Plan) are subject to Precise Plan
approval prior to development.
BE IT FURTHER RESOLVED that a copy of this resolution be
transmitted to the owners of the property.
Presented by
$d~
Robert A. Leiter
Director of Planning
Bruce M. Booga d
City Attorney
,Zo-Lfl:,
RESOLUTION NO. ,S I:\q ~
RESOLUTION OF THE CI Y COUNCIL OF THE CITY OF
CHULA VISTA APPROV NG THE RANCHO DEL REY
SECTIONAL PLANNING EA (SPA) III PLAN, THE
PUBLIC FACILITIES FINANCING PLAN AND PC
DEVELOPMENT REGULATI NS
WHEREAS, a duly verified pplication for a Sectional Planning
Area (SPA) Plan, Public F cilities Financing Plan and PC
Development Regulations was fil d with the City Planning Department
by the Rancho del Rey Partners ip, and
WHEREAS, said plans propo ed the development of 404.6 acres
of land, located between East "H" Street and Telegraph Canyon Road
immediately south of Rancho el Rey SPA I, to include 1,380
residential dwelling units and 198 acres of non-residential uses,
and
WHEREAS, the Planning Co ission held an advertised public
hearing on said project on Nov mber 14, 1990, and
WHEREAS, the City Council et the time and place for a hearing
on said project, and notice of said hearing, together with its
purpose, was given by its pub ication in a newspaper of general
circulation in the city and it mailing to property owners within
300 feet of the exterior bound ries of the property at least ten
days prior to the hearing, and
WHEREAS, the hearing wa held at the time and place as
advertised, namely 7:00 pm.m., December 18, 1990, in the Council
Chambers, 276 Fourth Avenue, b fore the Planning Commission, and
said hearing was thereafter cl sed, and
WHEREAS, the City Counc I recommended that EIR-89-10 be
certified.
NOW THEREFORE, BE IT RESO VED that the city Council finds as
follows:
1.
THE PROPOSED SECTI
CONFORMITY WITH THE
THE CHULA VISTA GENE
PLANNING AREA PLAN IS IN
DEL REY SPECIFIC PLAN AND
The Rancho del Rey Se tional Planning Area (SPA) III Plan
reflects the land us s, circulation system, open space
and recreational u es, and public facility uses
consistent with the E Rancho del Rey General Development
Plan and Chula vista General Plan.
20-
7
?
2. THE PROPOSED SECTIONAL PLANNING AREA PLAN WILL PROMOTE
THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED
SECTIONAL PLANNING AREA.
The SPA Plan and Public Facilities Financing Plan contain
provisions and requirements to ensure the orderly, phased
development of the project. The Public Facilities
Financing Plan specifies the public facilities required
by Rancho del Rey SPA III, and also the regional
facilities needed to serve it.
3. THE PROPOSED SECTIONAL PLANNING AREA PLAN WILL NOT
ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL
ENJOYMENT, CIRCULATION OR ENVIRONMENTAL QUALITY.
The land uses within Rancho del Rey SPA III show that the
higher intensity uses are located adjacent to other
higher density projects, and single family residences are
situated adjacent to existing and future single family
homes. The Specialty Housing area will serve a special
population of residents in a unique village community of
mixed dwelling types. A comprehensive street network
serves the project, completes street connections in the
adjacent neighborhoods, and also provides alternative
travel routes to serve the Eastern Territories. The
proposed plan closely follows all existing environmental
protection guidelines and will avoid unacceptable off-
site impacts through the provision of mitigation measures
specified in the Rancho del Rey SPA III Environmental
Impact Report.
BE IT FURTHER RESOLVED that the following conditions of
approval are attached to the Rancho del Rey SPA III Plan:
1. Rancho del Rey SPA III shall submit annual building
permit reports, traffic counts and fiscal impact analysis
to the City. This requirement shall be in effect for
five (5) years from the date of City Council approval of
the SPA Plan. However, it may be extended at the
discretion of the City Council.
2. The Public Facilities Financing Plan shall be followed
with improvements installed in accordance with said plan
or as required to meet threshold standards adopted by the
City of Chula Vista. In addition, the sequence that
improvements are constructed shall correspond to any
future East Chula vista Transportation Phasing Plan
adopted by the City. The City Engineer may at his
discretion, modify the sequence of improvement
construction should conditions change to warrant such a
revision.
3. The Parks and Recreation Section of the Public Facilities
Financing Plan shall be amended to require PAD fees in
""to.... ~ f
place at the time 0 building permit issuance for SPA
III. Specific word ng shall be added in the fourth
paragraph on page 27 s follows: at the end of the second
sentence: ", and the PAD fees in place at the time of
issuance of building ermits for SPA III."; in the third
sentence, after "$173,455 per acre": " (or the dollar per
acre cost applicabl at the time of building permit
. )"
J.ssuance ... .
4.
Item #58 in the Publ
be amended to requir
paseo Ranchero to ju
5.
Street improvements,
public improvements
otherwise approved b
c Facilities Financing Plan shall
East "J" Street improvements from
t east of River Ash Road.
rights of way and other associated
shall meet City standards unless
the City Engineer.
6. Approval of the SPA d es not approve the total number of
units or the final 1 t configurations and street design
shown within the SPA lan. Modifications may be made by
staff, the Planning ommission or city Council during
Tentative Subdivisio Map processing and consideration.
7. All future grading hall be done in accordance with
approved City stand rds. Areas requiring specific
grading and design t eatment, such as adjacent to Rice
Canyon, Telegraph Can on Road and Paseo Ladera, shall be
treated in accordanc with the requirements determined
to be necessary dur' ng tentative map processing and
approval by the E gineering, Planning and Parks
Departments and the City Landscape Architect.
8. Specific methods of andling storm drainage and sewer
improvements are subj ct to detailed review and approval
by the city Engineer at the time of submission of the
improvement and gradi g plans.
9. Sewage flow metering shall be accomplished to monitor
three segments of mai identified in the Rick Engineering
report dated Septembe 5, 1990 as sections QR, XIX2 and
KL. Metering shall be accomplished st the locations
determined by the C ty Engineer. Metering shall be
accomplished prior to the issuance of any building permit
for SPA III and be re eated at intervals directed by the
City Engineer. Shoul any of these segments have metered
flows which fill more than 80% of the pipe diameter, the
applicant shall co struct parallel facilities as
determined by the cit Engineer.
10. The Specialty Housi g Area (Parcel R-7 on the site
utilization Plan) and the Townhouse area (Parcel R-6 on
the site utilization lan) shall be developed according
to an approved Precis Plan.
4./-9
11. At the tentative map stage, provisions shall be made to
ensure that water is delivered to the park and school
site at or below 150 psi per Fire District requirements.
12. Grading for the 10. acre park and the junior high school
shall occur at the same time. The park shall be
completed with the opening of the school or prior to the
end of development in Phase 7, whichever is earlier.
13. General Grading standards identified in the SPA document
in Chapter VI: Community Design, shall include reference
to section 7.7 Land Development in Part One of the
General Plan.
14. The Residential Property Development Standards shall be
changed to reflect a 33 foot setback from back of
sidewalk for all structures in the RS and RP land use
districts fronting on East IIJII street, west of Paseo
Ranchero.
15. Grading of the project shall incorporate the concepts and
details shown on the Alternative Grading Concept plan,
Exhibit 4 attached to the agenda report. This
Alternative Grading Concept shall be incorporated into
the SPA Plan replacing the proposed Grading Concept
(Exhibit 14 in the SPA document). Minor statistical
adjustments to development acreage and parcel unit counts
may result and shall be incorporated in the plan text and
other exhibits as required.
16. Per the Agreement entered into by the Rancho del Rey
Partnership (Partnership) and the city of Chula Vista,
a minimum of 23 low income housing units shall be
provided in Rancho del Rey SPA III if a reasonable area
for such units is available. If no reasonable site for
low income units is available in Rancho del Rey SPA III,
an alternate site within the City shall be provided. The
Partnership shall provide at least 23, and will use
reasonable efforts to exceed the 23, low income housing
units. For purposes of this Agreement, low income
housing shall be defined by Health and Safety Code sec.
50093.
The low income housing units shall be demonstrated to the
satisfaction of the Housing Coordinator prior to
recordation of the Final Map.
17. Rancho del Rey SPAs I, II and III shall comply with any
future ordinance of the city that would set requirements
for designation of community purpose facility acreage.
The commitment shall be satisfied prior to the
recordation of any final map for the SPA III area.
2.&-
. '.--SfJ
~
18. Rancho del Rey SPA III shall comply with any Growth
Management Plans app oved by the City Council. Prior to
approval of tentativ maps for Rancho del Rey SPA III,
an Air Quality Impro ement Plan and a Water Conservation
Plan shall be submitted and approved by the City Council.
19. The applicant shall hire a consultant to implement and
monitor the environm ntal mitigation monitoring program.
BE IT FURTHER RESOLVED that based upon the findings and
conditions listed above that th Rancho del Rey SPA III Plan (1,380
dwelling units), Public Fa ilities Financing Plan and PC
Development Regulations are he eby approved.
BE IT FURTHER RESOLVED hat a copy of this resolution be
transmitted to the owners of t e property.
Presented by
/~ 4' tL.
Robert A. Leiter
Director of Planning
;'0
Bruce M. Boogaar
City Attorney
51 ptJ -St.
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ATTA HMENT 1
RANCHO DEL REY SECTIO AL PLANNING AREA III PLAN
RECOMMENDED FINDINGS
1. THE PROPOSED SECTIONAL P NING AREA PLAN IS IN CONFORMITY
WITH THE EL RANCHO DEL RE SPECIFIC PLAN AND THE CHULA VISTA
GENERAL PLAN.
The Rancho del Rey Secti nal Planning Area (SPA) III Plan
reflects the land uses, irculation system, open space and
recreational uses, and pu lic facility uses consistent with
the EI Rancho del Rey Gene al Development Plan and Chula vista
General Plan.
PLAN WILL PROMOTE THE
THE INVOLVED SECTIONAL
2.
THE PROPOSED SECTIONAL P
ORDERLY SEQUENTIALIZED DE
PLANNING AREA.
The SPA Plan and Public acilities Financing Plan contain
provisions and requiremen s to ensure the orderly, phased
development of the projec. The Public Facilities Financing
Plan specifies the public facilities required by Rancho del
Rey SPA III, and also the egional facilities needed to serve
it.
3.
THE PROPOSED SECTIONAL P
AFFECT ADJACENT LAND USE,
OR ENVIRONMENTAL QUALITY.
NING AREA PLAN WILL NOT ADVERSELY
SIDENTIAL ENJOYMENT, CIRCULATION
The land uses within Ranc 0 del Rey SPA III show that the
higher intensity uses are located adjacent to other higher
density projects, and sin Ie family residences are situated
adjacent to existing and future single family homes. The
Specialty Housing area will serve a special population of
residents in a unique vi lage community of mixed dwelling
types. A comprehensive s reet network serves the project,
completes street connecti ns in the adjacent neighborhoods,
and also provides altern tive travel routes to serve the
Eastern Territories. The proposed plan closely follows all
existing environmental pr tection guidelines and will avoid
unacceptable off-site im acts through the provision of
mitigation measures specif'ed in the Rancho del Rey SPA III
Environmental Impact Repor
("p- f.J
~
ATTACHMENT 2
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EXCERPT FROM PLANNI G COMMISSION MINUTES OF 11/14/90
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Contract Planner Lettieri requested th t the next two items be combined.
ITEM 2. PUBLIC HEARING: GPA-91-2, ONSIDERATION OF AN AMENDMENT TO THE
CIRCULATION ELEMENT OF THE G NERAL PLAN TO REDESIGNATE A PORTION OF
EAST "J" STREET A CLASS III C LLECTOR - City Initiated
ITEM 3: PUBLIC HEARING: PCM-90-6, C NSIDERATION OF RANCHO DEL REV SPA III
PLAN, PUBLIC FACILITIES FINA CING PLAN, AND PC REGULATIONS - Rancho
del Rey Partnership
Contract Planner !-ett i eri L usi ng . over ead projection, showed the 1 ocat i on of
the project, the 1 and use pattern an gradi ng, and the areas designated fo!"
public facilities.
Mr. Lettieri reviewed the general dev lopment plan depicting the various land
uses, including single-family, multi family, specialty housing, a 26-acre
junior high school site, a 10.8-a re neighborhood park site, a 2-acre
community facility site, and 148 acres of open space.
He then gave an overview of the site tilization plan and gave square footage
of the lots and the pads. He stated t e open space system in SPA III included
over 148 acres consisting mostly of canyon and sloped area covered with
coastal sage scrub. .
Contract Planner Lettieri noted th t the Specific Plan allowed density
transfer to be considered without a S ecific Plan amendment; however, because
of the increase in the park site and he movement of some of the residential
units, staff felt it was important to bring that forth to the Commission for
consideration. He proceeded to show the changes which had been proposed,
noting the reduction of fill slopes, a public trail/sewer access road which
had been placed along the canyon rim and canyon slope, grading, and reworking
the area around the water tank to red ce the di stance between the top of the
water tank knoll and the graded area fo development.
Mr. Lettieri showed the proposed road across Rice Canyon, the existing and
proposed opening of East "J" Street, existing and proposed Telegraph Canyon
Road, and a representation of the grading near the high school site. He noted
that East IIJ" Street woul d not be connected to Buena Vi sta because of the
potential grading impacts and traffic a d sight distance considerations.
(..Q - lSJ 7
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3
Planninq Commission
-3-
November 14. 1990
He then di scussed the Publ i c Facil it i es Phas i ng Pl an, hi gh 1 i ght ing the parks
and recreation facility, schools, and water facilities. Regarding the
monitoring program, Mr. Lettieri stated the SPA III will be required to submit
updated development summaries forecast and development data, dealing with
traffic counts and building permit information to the City.
Contract Planner Lett ieri read the foll owi ng condit i on of approval into the
record:
"Prior to approval of the tentative map or grading plan, whichever occurs
first, the appl icant shall provide proof of a contract with a consultant
to monitor the mitigation as set forth in the Mitigation Monitoring
Program approved herewith."
He also requested that the following changes be made:
Amend #58 in Phase 6 of the Public Facilities Financing Plan to include
improvements on East "J" Street from Paseo Ranchero to just east of River
Ash Road to permit full connection of East "J" Street to the west.
Clarification that the condition requiring that the Community Purpose
Facility applies to Rancho del Rey's SPAs I, II, and III __ that it would
apply to those three SPAs, not to the entire El Rancho del Rey project
which included Terra Nova.
Commissioner Carson asked that the second sentence of Condition #15 of the
Rancho del Rey SPA III Plan be revised as follows: ". ..an alternate site
within the City shall be provided."
Commissioner Carson asked for clarification on the density transfer regarding
the number of units in the density categories. She questioned the total s of
the different transfers and where the figures came from. The total was 174
instead of 171 residential units. She said she was happy with the senior
housing and more single-family homes, but was not pleased with the jump of 44
additional homes in the area of specialty housing.
Commi ss i oner Carson asked whether the proposed density coul d be changed when
the design gUidel ines and the specific plan came before the Commission. Mr.
Lettieri answered in the affirmative and noted that condition no. 9 dealt with
the specialty housing area and precise plan requirement, and condition no. 5
stated that modifications could be made by staff, the Planning Commission or
City Council during the tentative map process. Mr. Lettieri noted there was
not a specific statement regarding density but a statement regarding total
number of units within the specialty housing and townhouse areas would be
subject to the precise plan, and approval of the SPA plan did not dictate that
those would be the unit totals.
This being the time and place as advertised, the public hearing was opened.
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Plannin Commission
-4-
November 14 1990
Peter Watry, 81 Second Avenue, C ula Vista 92010, speaking on behalf of
CROSSROAOS, said the density was t 0 high. He also spoke of the extent of
manufactured 51 opes whi ch had been di sCussed at the 1 ast Commi ss i on meeting.
He felt McMillin had redesigned the project as well as possible to reduce the
amount of manufactured slope. He sked that the new design be part of the
condition of the tentative map.
Wade Richardson, 101 East "J" Stree , Chula Vista nOlO spoke of the traffic
on East "J" Street, the excessive peeds, and the lack of control by signal
lights. He said that if the project went through, he would do all he could to
have signal lights installed every f ur blocks to control traffic.
Chai r Grasser Horton asked for the City Traffi c Engi neer' s comment. Traffi c
Engineer Hal Rosenberg stated tha as the development was occupied, the
traffic problems would be looked at long "J" Street and, based on the traffic
conditions, the appropriate actions ould be taken to preserve the safety and
the integrity of the roadway.
In answer to Chai r Grasser Horton' query, Mr. Rosenberg stated there was
currently a probl em because of shor -cutt i ng through the neighborhood. Even
though staff was terminating "J" St eet in order to curb through traffic to
major streets, there would be some tr ffic on "J" Street from the project.
Commissioner Casillas also noted the excessive speeds on "J" Street,
especially in front of the school, an thought it was a police problem.
Craig Fukuyama, 2727 Hoover Avenue, ational City, representing the Rancho del
Rey Partnership, spoke to the density issue and concurred that the density was
not guaranteed but there was a need to have a target dens ity. He reiterated
the fact that density had been re uced during the design review and the
specific plan process of previous pha es of the project. He noted the project
was in conformance with the SpecHi PI an and the City's General PI an, the
interim policies identified in the Ci y's Growth Management Plan and the Draft
Transportation Phasing Plan. Mr. F kuyama stated that agreements had been
reached with City departments regarding parks, road improvements,. development
t imi ng, envi ronmenta 1 issues, densit and overall project desi gn. He also
said they had negotiated agreements ith the Sweetwater School District for
the placement, timing and constructio of the site for the junior high school
as well as the Fish and Wildlife S rvice regarding biological impacts. He
went on to list some of the benefits f the project. Mr. FUkuyama stated the
Partnership had no objections to the conditions as recommended in the staff
report and the conditions added as a atter of record. He requested approval
of the SPA Plan, the Public Facilitie Financing Plan, and the PC Regulations
as submitted.
Chair Grasser Horton asked if in h~ specialty housing there would be
affordable housing offered to the s nlOrs. Mr. Fukuyama answered in the
affirmative. He stated there was a requirement for 23 low-income housing
units in SPA II 1. He fe It the ret i r ment area is the area bei ng cons idered
for the low-income housing units.
Planninq Commission
-5-
November 14. 1990
Chair Grasser Horton asked Mr. Fukuyama for examples of passive recreational
areas to be provided. Mr. Fukuyama answered that a strong component would be
a recreation center or community meeting room, aquatics, swimming pool, tennis
courts, and non-active-recreation-type facilities such as the internal/
external regional trail system.
-
Commissioner Cartmill commented that he understood the senior housing would
pay less of a share in the Mello-Roos District. Would there be an increase in
taxes on the rest of the residents of Chula Vista? Mr. Fukuyama answered that
the Me 11 0- Roos program was based on generat i on of students and the amount of
revenue generated to build schools is based on the number of students
generated from a project. A seni or project woul d not generate students and
would, therefore, pay a fee equivalent to commercial and industrial businesses
which would be at the lowest amount of fee collection.
No one else wishing to speak, the public hearing was closed.
Commissioner Fuller stated that she was very pleased with the changes that had
taken place in the project since the EIR had been first reviewed. She
complimented the developer, staff and CROSSROADS who had taken the time to
offer ideas and help bring about the changes which had occurred.
MSUC (Fuller/Casillas) 5-0 (Commissioners Decker and Tugenberg absent) that
based upon the findings attached to the report that the Commission recommend
that the City Council approve a General Plan Amendment for the elimination of
the East "J" Street and Buena Vi sta Way connect i on and associ ated
redesignat i on of East "J" Street east of Pas eo Ranchero from a Cl ass II
Collector to a Class III Collector in the Circulation Element.
Contract Planner Lettieri requested that Condition #5 be amended and read into
the minutes as follows:
"5. Approval of the SPA does not approve the tot a 1 number of un i ts, the
final lot configurations and street design shown within the SPA Plan."
Chair Grasser Horton clarified that this condition was to be added in the next
motion. Assistant Attorney Rudolf noted that only one of the two conditions
mentioned earlier in the meeting would be added as a new condition #l8, the
condition regarding the mitigation monitoring program. Condition #58 in the
Public Facilities Financing Plan was to be revised, as well as Condition #15
of the SPA III Plan.
MSUC (Carson/Casillas) 5-0 (Commissioners Decker and Tugenberg absent) to:
1. Recommend that the City Council adopt a Specific Plan Amendment for the
transfer of dens it i es, redesignat i on of a port i on of East "J" Street,
addition of a 10.8 acre park and conversion of a 2 acre park to a
community facility; and
...;; tD
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-6-
November 14 1990
2.
Based upon the findings attache to the staff report, recommend that the
City Council approve the Rancho del Rey Sectional Planning Area (SPA) III
Plan subject to conditions of a proval listed in the report, in addition
to those mentioned earlier in th meeting, the Public Facilities Financing
Plan and the PC Development Regulations; and
Direct staff to continue the ref'ew of the Preliminary Design GUidelines,
and resubmit to the Commi ss i on or consideration in conjunct i on with the
Tentative Subdivision Map(s} for he Rancho del Rey SPA III Plan.
3.
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ITEM TITLE:
SUBMITTED BY:
REVIEWED BY:
COUNCIL JGENO' STATEMENT
Item .2'1 8
Meeting Date 12/18/90
Consideration of EQA Findings and Statement of Overriding
Considerations, E R-89-10, Rancho Del Rey SPA III
Resolution I~ Adopting the CEQA Findings and
Statement of Over iding Considerations for EIR-89-10,
Rancho Del Rey SP III
Director of Plann ng /f?J{
'7
City Manage'5(.5
v
(4/5ths Vote: Yes
No ~)
RECOMMENDATION: That Council adop CEQA Findings and Statement of Overriding
Considerations fo EIR-89-10, Rancho Del Rey SPA III.
BOARDS/COMMISSIONS RECOMMENDATIONS: The Planning Commission at their meeting
of November 14, 1 90 voted 5-0 to recommend adoption of the
CEQA Findings and the Statement of Overriding Considerations
for EIR-89-10, Ra cho Del Rey SPA III.
FISCAL IMPACT:
Not Applicable.
-'1-
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RESOLUTION NO.
15CfQt.f
RESOLUTION OF THE CIT
CHULA VISTA ADOPTING
STATEMENT OF OVERRI
EIR-89-l0, RANCHO DEL
COUNCIL OF THE CITY OF
THE CEQA FINDINGS AND
ING CONSIDERATIONS FOR
EY SPA III
The City Council of t e City of Chula vista does hereby
resolve as follows:
WHEREAS, in accorda
California Environmental Quali
14 of the California Adminis
adopt CEQA Findings and a Stat
for EIR-89-10, Rancho Del Rey S
WHEREAS, the Plannin
November 14, 1990 voted 5-0
documents.
Section 21081 of the
y Act and Section 15091 of Title
rative Code, it is necessary to
ment of Overriding Considerations
a II I; and
Commissions at its meeting of
to recommend adoption of said
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby adopt the CEQA Findings and
Statement of Overriding Consid rations for EIR-89-10, Rancho Del
Rey SPA III, a copy of which is on file in the office of the City
Clerk.
Presented by
Robet A. Leiter, Director of
Planning
8330a
as to
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EXCERPT FROM PLANNING COMMISSION MINUTES OF 11/14/90
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ITEM 4: CONSIDERATION OF CEQA FINDINGS AND STATEMENT OF OVERRIDING
CONSIDERATIONS, EIR-89-10, Raocho del Rey SPA III
Associ ate Pl anner Barbara Reid stated' that staff recommended adopt i on of the
CEQA Findings and the Statement of Ovetriding Considerations.
,
MSUC (Casillas/Cartmill) 5-0 (Commiss,ioners Decker and Tugenberg absent) to
adopt a resolution recommending the !adoption of the CEQA Findings and the
Statement of Overriding Considerations for EIR-89-10, Rancho del Rey SPA III,
with a correction in the number of residential units from 171 to 174.
&..0-
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COUNCIL AGENDA STATEMENT
Item ~
Meeting Date 12/18/90
ITEM TITLE:
Consideration of Mitigation Monitoring Program for
EIR-89-10, Rancho del Rey SPA III
Resolution ~C\q~ Adopting the Mitigation Monitoring
Program for EIR~89-10, Rancho del Rey SPA III
Director of Plahning ~~
City Manage~~! (4/5ths Vote: Yes___No~)
SUBMITTED BY:
REVIEWED BY:
RECOMMENDATION:
That Council adppt Mitigation Monitoring Program for
EIR-89-10, Rancho del Rey SPA III
I
BOARDS/COMMISSIONS RECOMMENDATIONS:, The Planning Commission at their meeting
of November 14, 1990, voted 5-0 to recommend adoption of the Mitigation
Monitoring Program for EIR-89-10, Rancho del Rey SPA III.
FISCAL IMPACT:
Not applicable.
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RESOLUTIONNO.~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA ADOPTING THE MITIGATION MONITORING
PROGRAM FOR EIR-89-10, RANCHO DEL REY SPA III
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, the Planning Commission at its meeting of
November 14, 1990, voted 5-0 to recommend adoption of the
Mitigation Monitoring Program for EIR-89-10, Rancho del Rey SPA
III.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby adopt the Mitigation
Monitoring Program for EIR-89-l0, Rancho del Rey SPA III, a copy
of which is on file on the office of the City Clerk.
Presented by
as to
Robert A. Leiter, Director of
Planning
8331a
C ty Attorney
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EXCERPT FROM PLANNING COMMISSION MINUTES OF 11/14/90
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ITEM 5: CONSIDERATION OF MITIGATION MONITORING PROGRAM FOR EIR-89-10, Rancho
del Rey SPA II I
Associate Pl anner Barbara Reid stated that staff recommended adoption of the
resolution recommending adoption of the Mitigation Monitoring Program for
EIR-89-10 Rancho del Rey SPA III.
MSUC (Cartmill/Carson) 5-0 (Commissioners Decker and Tugenberg absent) to
adopt a resolution recommending the adoption of the Mitigation Monitoring
Program for EIR-89-10, Rancho del Rey SPA III.
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STATEMENT OF OVERRIDING CONSIDERATIONS
BACKGROUND
The California Environmental Quality Act (CEQA) and the State EIR Guidelines promulgated
pursuant thereto provide:
(a) CEQA requires that the decision maker to balance the benefits of a proposed project
against its unavoidable environmental risks in determining whether to approve the
project. Where agencies have taken action resulting in environmental damage without
explaining the reason which supported the decision, courts have invalidated the action.
(b) Where the decision of the public agency allows the occurrence of significant effects
which are identified in the final EIR but are not mitigated, the agency must state in
writing the reasons to support its action based on the final EIR and/or other information
in the record. This statement may be necessary ifthe agency also makes a finding under
Section 15091 (a)(2) or (a)(3).
(c) If any agency makes a statement of overriding considerations, the statement should
be included in the record of the project approval and should be mentioned in the Notice
of Determination.
(EIR Guidelines, Section 15093)
STATEMENTS
The City finds that the mitigation measures discussed in the CEQA findings, when implemented,
avoid or substantially lessen most of the significant effects identified in the Final Supplemental
EIR. Nonetheless, certain significant effects of the project on certain biological resources and
landform alteration are unavoidable even after incorporation of all feasible mitigation measures.
With regard to these impacts, the City has balanced the benefits of the project against the
unavoidable environmental risks in approving the project. In this regard, the City finds that all
feasible mitigation measures identified in the CEQA findings, have been and will be
implemented with the project, and any significant remaining unavoidable effects are acceptable
due to the following specific economic, social, or other considerations, and based upon the facts
set forth below, in the CEQA findings, in the Final Supplemental EIR, and in the record of
consideration of the project, as follows:
I. The City finds that the project is consistent with the demand for housing in the growing
community of Chula Vista.
2. The mix of single and multi-family uses in close proximity to existing and proposed
commercial and industrial uses will provide opportunities for persons to reside in areas
adjacent to employment facilities and, thus, will help to relieve typical employment
community impacts, such as reducing traffic, noise, and air quality impacts.
7..0 - i.5
3. In addition, approximately 42 percent of the proposed dwelling units are designated as
housing for senior citizens. The project is, therefore, meeting the demand for affordable
housing for senior citizens.
4. As a phase of the El Rancho del Rey Master Plan, SPA III is part of a well-balanced
community that will provide the local residents of Chula Vista and surrounding residents
of San Diego the choice of high quality, mixed density housing with lower densities at
the project edges adjacent to existing single family neighborhoods and somewhat higher
densities near the major east-west circulation route to maximize through traffic
capabilities as wel1 as a specialty housing area (retirement community) in accordance with
the fol1owing subsections of the Housing Element of the Chula Vista General Plan:
Goal 2.1.1: "The provision of decent housing in wel1-planned neighborhoods for low,
moderate, middle, and upper income families and individuals. "
Objective 2.2.1: The overall increase in the housing stock of the planning area."
Objective 2.2.2: "The provision of adequate housing for the elderly, handicapped, large
families and persons, and families of moderate or low income, and the homeless. "
Objective 2.2.3: "The broadening of local residents' choice of housing, housing types,
and living environments.
Objective 2.2.5: "The reduction of the San Diego Region's unmet need for affordable
housing. .
Objective 2.2.8: "The provision ofadequate public works, facilities, and infrastructure. "
Housing Policy 2.3.1: (portion ot) "The City of Chula Vista supports the 'balanced
community concept' [refer to #4 above] . . ."
Housing Policy 2.3.7: "Modern housing concepts shall be encouraged in new residential
developments throughout Chula Vista. These should take the form of cluster gardens,
common-green projects, planned unit developments, garden apartments, townhouse
projects, mobile home parks, subdivisions, and condominium projects. These concepts,
if properly implemented, could be effectively blended with new single family dwelling
developments and provide a physical basis for the implementation of Chula Vista's
'balanced community' goals. (The El Rancho del Rey Specific Plan and Eastlake I Plan
which cover approximately 2300 and 1268 acres of land, respectively, call for a variety
of housing types, clustering, and other 'new' and experimental development concepts.
The plans are not a part of the Chula Vista General Plan.)"
Housing Policy 2.3.8: "Residential environments should be enhanced by the provision
of internal and adjacent open space."
~()... ,I,
Affordable Housing Program 3.3.10: "The City of Chula Vista, at the current and
advance planning levels, sha1l promote the development of adequate housing for all
economic segments of the people in the Chula Vista Planning Area. The City shall
especially encourage housing for the elderly and the handicapped."
5. In addition, the project will provide a 10 acre neighborhood park, 2 acre community
facility, and eight open space areas totalling about 148 acres.
6. SPA m provides for open space/biking circulation the project site and preserves a
connecting hiking/biking link to the park and recreation areas of SPA II and SPA I
through open space corridors.
7. The project provides a much needed junior high school, which will reduce the
overcrowded conditions which currently exist. This school site would meet existing as
well as future needs. Since a major portion of the residential units planned for this
project are designated for senior citizens, the number of students generated will be less
than that studied in the EIR. The EIR studied a worst case scenario.
8. The project reserves approximately 148 acres in open space constituting about 36% of
the project area. A vast majority of this area is preserved as natural open space.
Implementation of this project will provide for the long-term preservation of the sensitive
biological resources located in the natural open space area. Included in the open space
designation area are the golden-spined cereus cactus clump, the riparian and non-native
grassland habitats, and undisturbed coastal sage scrub. Part of the open space
preservation area is contiguous to the SPA I open space area creating a large contiguous
natural corridor.
9. The project will have a positive fiscal impact on the City of Chula Vista. According to
the fiscal analysis prepared by John McTighe and Associates in 1989, the project will
result in a net fiscal benefit of approximately $64,800 annually to the City of Chula
Vista. The development of the project is also expected to have a neutral effect on the
City's capital expenditures and revenues, in that the development will provide public
facilities financed either from the developer of the property or from the property itself
through the use of a public debt mechanism tied to the property.
10. Circulation element improvements include the extension of J Street between Paseo del
Rey and Paseo Ranchero, construction of Paseo Ranchero between Telegraph Canyon
Road and H Street Roadway, and the opening up of the south leg of the intersection of
East H Street with East business Park Road. The roadway facilities account for
approximately 11.5 acres of the project site.
II. As a result of development of the proposed project, two sewer pump stations will be
eliminated by the construction of gravity flow sewer lines once the project is implement-
ed. In addition, the project plans include plumbing accommodations for use of reclaimed
water, once it becomes available.
;).D ... fr
12. The project also contains a number of additional overriding public benefits, as follows:
(a) incorporation of a school site into the design of the project;
(b) a commitment to incorporate bikeways, trails, and trail connections to community
parks, open spaces, and adjacent areas;
(c) incorporation of a fire station site and a library site (SPA 1) into the design of the
project; and
(d) incorporation of a senior citizen neighborhood as part of the overall community
design.
13. The implementation of the proposed project, at the General Development Plan target
density, will be able to provide for the economic requirements to fmancially support the
circulation linkages and public utilities as necessitated.
~O...it
~~ :2.4.6
RANCHO DEL REY SECTIONAL PLANNING AREA
(SPA) ill PLAN (EIR-89-10)
CANDIDATE CEQA FINDINGS
IN ACCORDANCE WITH SECTION 21081 OF
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
AND SECTION 15091 OF TITLE 14
OF THE CALIFORNIA ADMINISTRATIVE CODE
JO ...<1'1
1. BACKGROUND
It is the policy of the State of California and the City of Chula Vista that the City shall not
approve a project if it would result in a significant environmental impact if it is feasible to avoid
or substantially lessen the effect. Only when there are specific economic, social, or technical
reasons, which make it infeasible to mitigate an impact, can a project with significant impacts
be approved.
Therefore, when an EIR identifying one or more potentially significant environmental impacts
has been completed, one of the following findings must be made:
1. Changes or alternatives which avoid or substantially lessen the significant environmental
effects as identified in the final ElR have been required in or incorporated into the
project, or
2. Such changes or alternatives are within the responsibility and jurisdiction of another
public agency and not the agency making the finding. Such changes have been adopted
by such other agency or can and should be adopted by such other agency, or
3. Specific economic, social, or other considerations make infeasible the mitigation
measures or project alternatives identified in the final EIR.
The following findings are made relative to the conclusions of the final Environmental Impact
Report (EIR) for the proposed Rancho Del Rey Sectional Planning Area (SPA) III Plan (EIR-89-
10) based on the EIR text, and all documents, maps, and illustrations included in the public
record.
dO -CJD
2. PROJECT DESCRIPTION
The proposed project involves a SPA Plan and tentative map for approximately 405 acres. The
plan for the SPA III area is consistent with the Specific Plan although minor land use changes
have been made during the detailed planning process. The Rancho del Rey Spa III Plan
proposes the construction of 1,380 single-family dwelling units (DU) from 3.8 to 10.6 DU/acre
on eight residential parcels comprised of approximately 206 acres. Included among the planned
dwelling units are 583 DUs of specialty housing on approximately 85 acres for a small
retirement community which will be composed of detached and attached housing. In addition,
the project proposes to provide a junior high school site totalling about 25 acres, a neighborhood
park estimated at 10 acres, a community facility consisting of approximately two acres, eight
open space areas totalling about 148 acres, and major circulation routes totalling about 14 acres.
Included with the provision of the E1 Rancho del Rey Specific Plan is a mechanism to transfer
density from one category to another as a part of the SPA Plan approval process. The density
transfer will involve the transfer of 171 residential units within the SPA III project area. The
approval of SPA III will include the SPA III Plan, a tentative map, a Public Facilities Financing
Plan, Design Guidelines, a Development Agreement, and a Specific Plan Amendment for density
transfers and park acreage additions. The elimination of the East J Street link connecting Paseo
Ranchero and Buena Vista will require a Specific Plan and General Plan Amendment.
The proposed project would be developed in three phases. The first phase would involve
development of the proposed retirement community. The second phase would involve the
development of the area west of Paseo Ranchero. The third and final phase would involve the
development of the area on the east of Paseo Ranchero which would include the junior high
school site and the neighborhood park.
;Jo-'JI
3. INSIGNIFICANT IMPACTS
The final EIR for the Rancho del Rey SPA III Plan concluded that the project would not have
significant adverse impacts in the following areas (numbers refer to the section of the EIR where
the issue is discussed):
1.
2.
3.
4.
5.
6.
7.
Drainage/GroundwaterlWater Quality
Air Quality
Land Use/General Plan/Zoning
Community Social Factors
Community Tax Structure
Parks, Recreation and Open Space
Services and Utilities
Water
Sewer
Utilities
Police Protection
Fire Protection
Schools
(4.2)
(4.4)
(4.8)
(4.9)
(4.10)
(4.11)
(4.12)
;;'0 ,,~
1. GEOLOGY/SOILS (4.1)
Development of the proposed project would involve mass grading for installation of
utility facilities and creation of streets and building pads. Detailed grading and earthwork
mitigation measures for project impacts associated with geologic units: seismicity,
earthwork, slope stability, foundation stability, drainage, shrinking and bulking,
compaction, expansion, and erosion and seepage, would be implemented prior to and
during construction.
Findin~s
A. Changes or other measures which mitigate the significant environmental effect have been
included in the project or are otherwise being implemented. These measures will be
incorporated as conditions of approval for final grading plans, foundation plans, and the
tentative map.
1) All fill would consist of approved earth material. The geOtechnical consultant
would be contracted for evaluation of all fill at least two working days before
importation.
2) The height, slope ratio, and compaction of all cut-and-fill slopes would conform
to specifications identified by the geotechnical consultant, as appropriate. Fill
slopes not conforming to the assumptions stated in the geotechnical recommen-
dations would be individually studied prior completion of grading. Cut slopes
would be evaluated by the geotechnical consultant during grading. Grading would
be done in accordance with Chula Vista Grading Ordinance Number 1797 as
amended by ordinances 1877 and 2128.
3) Stabilization fills would be used in areas deemed appropriate by the geotechnical
consultant. The types and specifications of stabilization fills would be determined
during excavation by the geotechnical consultant.
4) Subdrains would be installed at the base of fills placed in canyons and draws or
over areas of actual or potential seepage. Specific locations would be determined
by the geotechnical consultant during excavation.
5) To reduce impacts from ground shaking during a major earthquake, the project
proponent would adhere to the Uniform Building Code and the Recommended
Lateral Force Requirements of the Structural Engineer's Association of
California.
~ 0 .. ~J
6) Foundations, slabs, footings, and retaining walls would be designed in accordance
with specifications identified by the geotechnical consultant, based on the type of
soils encountered and pertinent structural considerations.
7) Final grading plans and foundation plans for the project site would be reviewed
and approved by the geotechnical consultant and the City prior to construction.
8) Highly expansive soils used as fill or settlement sensitive improvements, loose
topsoil/colluvium, landslide debris, alluvial deposits, end-dump fills and
undocumented fills not removed by planned grading operations would be removed
to firm natural ground. The exposed natural ground would be scarified and
properly compacted to at least 90 percent relative compaction prior to placing
additional fill and/or structures.
9) The outer portion of fill slopes would be composed of compacted granular soil
fill to reduce the potential for soil erosion.
10) The site would be brought to final subgrade elevations with structural fill
compacted layers. Lifts of fill would be no thicker than will allow for adequate
bonding and compaction. Variable lift thicknesses would not exceed 6 to 8
inches.
11) Periodic on-site observations would be made by the soil engineer or engineering
geologist during grading and/or construction to monitor for the presence of
groundwater. Grading operations on the site would be scheduled to place
oversize rock and expansive soils in the deeper canyon fills and to utilize granular
materials having a low expansive potential to cap building pads and fill slopes.
12) A detailed grading and drainage plan would be prepared in accordance with the
City of Chula Vista Municipal Code, Subdivision Manual, applicable ordinances,
policies, and adopted standards. The plan would be reviewed and approved
before a permit is issued by the Engineering Division prior to start of any grading
work and/or installation of any drainage structure.
B. All significant effects that can be feasibly avoided will be eliminated or substantially
lessened by virtue of mitigation measures identified in the final EIR and incorporated into
the project as set forth above.
2. CULTURAL RESOURCES (4.6)
Development of the project under the proposed Specific Plan would require extensive
grading of the project area and would impact the identified cultural resources.
~()-q'l
Findin~s
A. The two archaeological sites SDi-960/961 and Sdi-9893, located on the SPA III property
area have been identified as significant cultural resources. Site SDi-960/961 contains
evidence which can address the question of the presence of early man in San Diego. Site
SDi-9893 consists of surface and subsurface lithic scatter with the potential to yield
important information regarding resource exploitation patterns in southern San Diego
County.
B. The following mitigation program has been completeded and significant effects have been
mitigated. The program included:
SDi-960/96I
I) The examination of existing surface collections.
2) A detailed grid-controlled surface collection of any artifacts remaining on the
surface site. Broken cobbles were also collected to evaluate whether or not they
are of human manufacture.
3) Surface disturbance was be recorded. Mapping and photographic documentation
were completed.
4) Mirna mounds were investigated to see whether the artifacts or broken bones were
incorporated into the mounds, were found on the surface under the mounds, or
were absent from the mounds.
5) The site was examined by a qualified geomorphologist to analyze the mima
mounds, their site setting, age, and stratigraphic integrity.
6) All material collected was washed, cataloged, and analyzed.
7) A report was prepared detailing the investigation and was submitted to the City
of Chula Vista, San Diego State University Clearinghouse, and the Museum of
Man.
SDi-9893
I) The site was analyzed through the excavation of 25 lxi-meter test units. These
units were analyzed to determine how much of the site would be excavated. A
total of 150 meters of backhoe trenches were excavated to search for potential
hearth features.
~o - 9.5
2) A report was prepared detailing the investigation and was submitted to the City
of Chula Vista, San Diego State University Clearinghouse, and the Museum of
Man.
C. The mitigation program has been completed and approved by the City. All significant
effects that can feasibly be avoided have been eliminated by virtue of completion of the
mitigation program as set forth above.
3. TRANSPORTATION (3.7)
Development of the proposed traffic under the proposed Specific Plan would result in
impacts on the roadway network in the vicinity of the project. The proposed project is
expected to generate approximately 11,405 ADT.
Finding-s
A. Changes or other measures which mitigate this significant environmental effect have been
included in the project or are otherwise being implemented as follows. These measures
will be incorporated as conditions of approval for the final map of each phase of project
development.
1) Signalize intersection of Telegraph Canyon Road and Paseo !.adera (phase 1).
2) Open up the south leg at the intersection of East H Street/East Business Park
Road where Phase 1 traffic is assumed to enter and exit (phase 2).
3) Construct Paseo Ranchero between H Street and Telegraph Canyon Road (phase
2).
4) Extend J Street to provide a through two-lane road between Paseo del Reyand
Paseo Ranchero (phase 2).
5) Place stop sign controls on Paseo Ladera at East J Street, East J Street at Paseo
Ranchero, and Paseo Ranchero at Telegraph Canyon Road (phase 2). (The
intersection of Telegraph Canyon Road/Paseo Ranchero operates at LOS E for
left turns out of Paseo Ranchero; however, low traffic volumes on the minor
street do not meet signal warrants.)
6) Signalize the intersection of Telegraph Canyon Road and Paseo Ranchero.
7) East H Street/Hidden Vista Drive
There are a number of mitigation measures to bring the level of service at this
intersection to an acceptable LOS C.
~O... 9t-
a) Widen East H Street to four travel lanes in each direction;
b) Widen East H Street to four travel lanes in each direction and signalize
the Home depot driveway; or
c) Widen north approach to provide three left turn lanes.
When SR-125 is in place, it is possible that none of the above noted mitigation
measures for this intersection would be necessary. Yearly monitoring at the
intersection would provide guidance as to when and what type of mitigation
measures are best.
B. All significant effects that can be feasibly avoided will be eliminated or substantially
lessened by virtue of mitigation measures identified in the final EIR and incorporated into
the project as set forth above.
~o- 'I":f
S. IMPACTS FOUND INFEASmLE TO MITIGATE TO AN INSIGNIFICANT
LEVEL
1. LANDFORM ALTERATION/AESTHETICS (4.3)
Development of the project under the proposed Specific Plan would require substantial
landform alteration. The site would be modified from a vacant area of canyons and
ridges to a planned residential community. While the SPA II Plan is consistent with the
adopted specific plan in terms of landform and visual character, the project would result
in significant landform/aesthetic impacts including manufactured slopes up to 50-feet.
Findinis
A. Changes or other measures which mitigate this significant environmental effect have been
incorporated in the project or are otherwise being implemented, in that:
I) The project would adhere to the community design guidelines of the ERDR
Specific Plan. These guidelines include: buildings of a low-profile with a variety
of sizes, shapes, colors, and materials.
2) The final grading plan would be in conformance with general grading standards
and slope bank standards set forth by the City's Engineering Department and the
SPA III Plan.
3) An overall landscape plan providing a comprehensive framework for individual
landscape plans would be prepared. Planting would conform to the applicable
City of Chula Vista standards for landscape planting.
4) As a condition of the tentative map, the City Engineering Department would
approve the grading plan to determine that it is in conformance with the ERDR
and SPA III plans and the City's design guidelines. The final grading plan would
be reviewed by the City Planning Department prior to issuance of a grading
permit to verify that the design standards have been incorporated into the grading
plans.
5) Prior to issuance of the grading permit, a final landscape plan prepared by a
licensed landscape architect would be submitted to and approved by the City
Planning Department. The landscape plan would show appropriate landscaping
of all slope areas and public rights-of-way. Landscaping within each phase would
be installed prior to occupancy of the first building with the corresponding phase
and 100 percent coverage would be achieved for groundcover within nine months
of planting.
6) A temporary landscape and erosion control plan which would be approved by the
City Planning Department would be prepared by a licensed landscape architect
prior to issuance of a rough grading permit. The plan would provide for
ao ~' f
temporary landscaping on all disturbed areas not proposed to be landscaped in
accordance with the approved final landscape plans.
B. Potential mitigation measures or project alternatives which would eliminate or
substantially lessen the environmental effects and were not incorporated into the project
were found infeasible, based on economic, social, and other considerations as set forth
in the final EIR and listed below.
1) Development of the project in an economically feasible manner would require
significant landform alteration because of the hilly nature of the subject property.
To reduce the landform and visual impacts would preclude development of the
proposed project according to the goals in the E1 Rancho del Rey Specific Plan
and the City of Chula Vista General Plan.
2) Development of the site in a way which would substantially reduce the landform
alteration/aesthetic impacts would preclude the use of the site to meet current and
project needs for housing, employment, and recreational opportunities.
3) Development of the site in a way which would substantially reduce the landform
alteration/aesthetic impacts would preclude the use of the site to meet current and
project needs for housing for senior citizens.
4) The reduction of landform alteration and visual impacts on the project site would
preclude the project applicant from achieving the goals of developing the project.
C. All significant landform alteration/aesthetic environmental effects that can feasibly be
avoided have been eliminated or substantially lessened by virtue of project changes and
mitigation measures identified in the final EIR and incorporated in the project as set forth
above. There remain some significant landform alteration/aesthetic impacts.
D. The remaining unavoidable significant effects have been reduced to an acceptable level
when balanced against facts set forth above and in the Statement of Overriding
Considerations.
2. BIOLOGY (4.5)
A. A prior investigation of the biological resources on the Rancho del Rey SPA III site
prepared in conjunction with the El Rancho del Rey Specific Plan EIR identified
significant unmitigable impacts to biological resources related to development to the
proposed project. On the basis of those fmdings, a subsequent biological report
(RECON, 1989) was prepared and reviewed for adequacy by ERCE (1989). In response
to the review, RECON performed a field survey and updated the original report
(February 1990). The SPA III Plan incorporated measures designed to reduce identified
~ 0 - 99
impacts which include preservation of approximately 40 percent of the Diegan coastal
sage scrub habitat occupied by the California gnatcatcher.
Findin!!s
A. Changes or other measures which mitigate this significant environmental effect have been
included in the project or are otherwise being implemented, in that:
1) Natural open space is consolidated in the Rice Canyon.
2) The SPA III Plan will preserve approximately 40 percent of the Diegan coastal
sage scrub occupied by the California gnatcatcher.
3) A landscape plan to restore natural habitat in disturbed areas is being developed.
4) A revegetation plan to replant cacti in the Diegan coastal sage scrub to recreate
habitat for the cactus wren.
5) Acquisition of land with Diegan coastal sage scrub occupied by California
gnatcatchers.
6) Acquisition of 0.4 acres of land with vernal pools.
B. Potential mitigation measures or project alternative which would eliminate or substantially
lessen the environmental effects and were not incorporated into the project were found
infeasible, based on economic, social, and other considerations as set forth in the final
EIR and listed below.
1) Development of the proposed project in a economically feasible manner would
involve some loss of biological habitat. The preservation of all, or even a
substantial portion, of the biological resources on the project site would not allow
development to occur according to the goals expressed in the El Rancho del Rey
Specific Plan or the City of Chula Vista General Plan.
2) Development of the site in a way which should provide substantially more open
space could result in inefficient infrastructural design and would not respond to
the current and forecasted housing market needs.
3) The preservation of the biological resources on the project site would preclude the
use of the site to meet current and project needs for housing, employment, and
recreational opportunities.
4) The preservation of the biological resources on the project site would preclude the
project applicant from achieving the goals of developing the project.
'J-() .../ () ()
5) The preservation of the biological resources on the project site would preclude the
City of Chula Vista from benefiting from the projected increase in net revenues
which would accrue to the City from the development of the Rancho del Rey SPA
ill project.
C. All significant environmental effects that can feasibly be avoided have been eliminated
by virtue of project changes and mitigation measures identified in the final EIR and
incorporated into the project as set forth above. There remain some significant biological
impacts.
D. The remaining unavoidable significant effects have been reduced to an acceptable level
when balanced against facts set forth above and in the Statement of Overriding
Considerations.
dO-/O /
RANCHO DEL REY SPA III
MITIGATION AND MONnORING PROGRAM
~lt- 2.~ (3
Task
Geologv and Soils
Approve and evaluate fill mate-
rial at least two days prior to
fill importation.
Evaluate cut and fill slopes for
conformance with specifications
established by geotechnial re-
port.
Analysis and evaluation of
appropriate location of stabiliza-
tion fills.
Install subdrains at the base of
fills in canyons and draws or
over areas of potential seepage.
Detennine locations during
grading.
Conduct grading in accordance
with City of Chula Vista Grad-
ing Regulations.
Adhere to unifonn building
code for construction.
Design foundations, slabs, foot-
ings, and retaining walls in
accordance with specifications
identified by geotechnical re-
port.
Review and approve flnal grad-
ing and foundation plans for the
project site.
Place bentonitic clays used as
fill material a minimum of 10
feet below finished grade and
15 feet inside fill slopes.
Place expansive soils correctly.
Move fill not removed by
planned grading operations to
finn natural ground.
Time Frame
Prior to issuance of
Grading Permit
Tentative Map
Grading Pennit
Grading Pennit
Grading Permit
Grading Permit
Grading Permit and
Building Permit
Grading Permit and
Building Permit
Grading Permit
Grading Permit
Grading Permit
Responsible for
Task
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
~o -IO~
Responsible for
Verification
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula V ista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart.
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Date of
Completion
MitigatlOll
Compktl',OdLL'd
and Yeriried
RANCHO DEL REY SPA III
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Geology and Soils (Continued)
Insure that temporary slopes
meet the minimum requirements
of applicable Health and Safety
Codes.
Insure that outer portion of fill
slopes are composed of com-
pacted granual soil fill.
Bring site to final subgrade
elevations with structural fill
compacted in layers.
Time Frame
Grading Permit
Grading Pennit
Grading Permit
Monitor for presence of Grading Pennit
groundwater.
Design for the removal of allu-
vial/colluvial deposits in the
canyons adjacent to the pro-
posed toes of fill slopes.
Undercut portion of transition
settlements a minimum of three
feet and replace by low expan-
sive graDual soils.
Grade site to allow soils within
three feet of finish grade to
possess an expansion index of
less than 50.
Include the design and construc-
tion recommendations on the
final grading and foundation
plans.
Review final grading plans.
Monitor on-site grading to
confirm soil conditions as antic-
ipated.
Provide testing and obsetVation
report to verify that design and
construction recommendations
are completed according to
grading plans.
Grading Pennit
Grading Pennit
Grading Pennit
Grading Permit
Grading Permit
Grading Permit
During Construction
Responsible for
Task
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
;; 0 - 1(;3
Responsible for
Verification
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Deparl-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Date of
Completion
MiLigaLioJj
Compk.'le.Datl:d
and Veri! i~J
RANCHO DEL REY SPA III
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Time Frame
Drainage/Groundwater/
Water Ouality
Insure that project is in coo- Occupancy Permit
formance with NPDES regula-
tions regarding stann water
discharge.
Landform Alteration!
Aesthetics
Tmplement community design Final Map
guidelines detailed in SPA III
plan.
Implement grading standards Tentative Map
outlined in the ERDR and SPA
III plan and the City's design
guidelines.
Review and approve the Final Final Map
Map for consistency with adopt-
ed grading and design guide-
lines.
Review final grading plans to Grading Permit
confinn that the design stan-
dards have been included in the
grading plan.
Submit fmal landscape plan Grading Permit
prepared by a licensed land-
scape architect for approval.
Air Quality
Provide bicycle facilities, in- Tentative Map
eluding bicycle lanes and secure
storage facilities at all public
facilities within the project area.
Provide mass transit accom-
modations including bus shelter Tentative Map
and bus turnouts and a transit
stop in front of the retirement
community on East H Street
Responsible for
Task
Responsible for
Verification
Applicant
Chula Vista Depart-
ment of Engineering
Applicant
Chula Vista Depart-
ment of Planning
Applicant
Chula Vista Depart-
ment of Engineering
Applicant
Chula Vista Depart-
ment of Engineering
Applicant
Chula Vista Depart-
ment of Planning
Applicant
Chula Vista Depart-
ment of Planning
Applicant
Chula Vista Depart-
ment of Planning
Applicant
Chula Vista Depart-
ment of Planning
d-O -10'1
Date of
Completion
Miljt;~III()J1
Compktl',Lhll:d
am.! VL'jiticJ
RANCHO DEL REY SPA III
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Air Quality (Continued)
Time Frame
Implement mitigation measures Tentative Map
to reduce potential for air pollu-
tion "hot spots" at intersections.
Adhere to recommendation Tentative Map
made by the 1982 SIP regarding
local participation in air emis-
sion reduction measures and the
forthcoming San Diego Air
Quality Plan.
Biology
Monitor grading to reduce im-
pacts to coastal sage scrub
habitat.
Hand clear fire buffers that
encroach into open space areas.
Revegetate open space areas
and areas impacted by sewer
laterals with coastal sage scrub
species native to the site.
Insure that biologist has been
retained to devise revegetation
program and that a five-year
revegetation program has been
designed that is acceptable to
City staff.
Position sewer laterals to cause
minimum impacts to biological
resources.
Locate staging areas for con-
struction to minimize impacts to
sensitive biological resources.
Stake sewer installation cor-
ridors prior to design fInaliza-
tion. Adjust COITidors if reques-
ted by monitoring biologist.
Grading Pennit
Grading Permit
Prior to issuance of
Building Permit
Grading Permit
Grading Permit
Grading Permit
Grading Pennit
Responsible for
Task
Applicant
Chula Vista Depart-
ment of Planning
A pp I icant/B io log ic al
Consultant
Applicant
Appl ic ant/B io logic al
Consultant
Applicant
App I icant/B io logical
Consultant
Applicant/Biological
Consultant
A ppl ic ant/B io log ical
Consultant
~o -/0.5
Responsible for
Verification
Chula Vista Depart-
ment of Plarming
Chula Vista Depart-
ment of Plarming
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of PI arming
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Plarming
COOla Vista Depart-
ment of Planning
Date of
Completion
Miligallull
Comp!t:tl',Datl'd
and Veri riL'd
RANCHO DEL REY SPA ill
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Biolo~y (Continued)
Design and implement moni-
toring program to determine the
effect of the SPA ill develop-
ment on the population of Cali-
fornia gnatcatchers.
Design and incorporate project-
wide revegetation plan that
includes a transplant program
for cacti and a five year mainte-
nance and monitoring plan.
Acquire and preserve an area of
coastal sage scrub habitat to
reduce impacts to the California
gnatcatcher according to condi-
tions established in the SPA ill
EIR.
Evaluate mitigation site for use
by California gnatcatcher.
Approve gnatcatcher mitigation
site.
Insure that gnatcatcher mitiga-
tion site is within, adjacent to or
cormected by an appropriate
landscape corridor to a larger
area or interconnected set of
patches of habitat that are cur-
rently in public ownership or
designated open space or rea-
sonably expected to remain in a
natural state. The habitat would
be 800-1,000 acres.
Prohibit grading activities which
would adversely affect the habi-
tat of the specialty housing area.
Dedicate off-site acquisition!
mitigation site to the responsible
public agency.
Time Frame
Final Map
Final Map
Tentative Map
Tentative Map
Tentative Map
Tentative Map
Prior to issuance of
Grading Permit
Grading Permit
Responsible for
Task
Applicant/Biological
Consultant
A ppl icant/B io logical
Consultant
Applicant/Biological
Consultant
Applicant/Biological
Consultant
Chula Vista Depart-
ment of Planning,
USFWS, CDFG
Appl icant/B io 10 g ical
Consultant
A ppl icant/B io log ic al
Consultant
Applicant
~o -lOb
Responsible for
Verification
Chula Vista Depart-
ment of PlarUling
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Date of
Completion
Mitigation
Complete,Oalcd
and VcrilieJ
RANCHO DEL REY SPA ill
MITIGATION AND MONITORING PROGRAM
(Continued)
Record a conservation easement Grading Permit
with an agency of appropriate
jurisdiction over the off-site
mitigation area if ownership of
the mitigation site does not
transfer prior to issuance of a
grading pennit.
Task
Biology (Continued)
Implement gnatcatcher mitiga-
tion program.
Acquire and preserve 0.4 acres
of vernal pool associated lands
that is acceptable to the City of
Chula Vista and the USFWS.
Prepare and implement vernal
pool restoration plan if miti-
gation site requires restoration.
Prohibit grading in RDR SPA
III vernal pool area prior to
accomplishing the off-site ac-
quisition.
Fence off vernal pool mitigation
site with a six-foot chain-link
fence immediately upon acquisi-
tion of the site.
Secure a u.S. Anny Corps
Nationwide permit.
Dedicate the off-site acquisi-
tion/mitigation vernal pool site
to the appropriate public agen-
cy.
Conduct spring survey and
implement vernal pool mitiga-
tion program.
Secure a Streambed Alteration
Agreement as stated Wlder Sec-
tion 1602-1603 of the California
Fish and Game Code, for pro-
posed access road (Paseo Ran-
chero).
Time Frame
Responsible for
Task
Responsible for
Verification
Applicant
Chula Vista Depart-
ment of Planning
Chula Vista Depart -
Applicant ment of Planning
Tentative Map
Chula Vista Depart-
Applicant ment of Planning
Grading Permit
Chula Vista Depart-
Applicant/Biological ment of Planning
Grading Permit Consultant
Chula Vista Depart-
Applicant ment of Planning
Grading Permit
Chula Vista Depart -
Applicant ment of Planning
Grading Permit
Chula Vista Depart-
Appl icant/B io 10 g ical men! of Planning
Grading Pennit Consultant
Chula Vista Depart-
Applicant ment of Planning
Grading Pennit
Chula Vista Depart -
A pp I icant/B io 10 g ic al ment of Planning
Grading Pennit Consultant
Chula Vista Depart-
Appl ic ant/B io 10 gical ment of Planning
Grading Permit Consultant
~O-I() r
Date of
Completion
MitigallOll
Complele.DaLL'J
and V~rificJ
RANCHO DEL REY SPA III
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Cultural Resources
Examine existing surface collec-
tion for Site SDi-960/ 961.
Perform a detailed grid-<:on-
trolled surface collection to
collect any artifacts remaining
on the surface site and collect
broken cobbles to evaluate
whether or not they are of hu-
man manufacture for Site SDi-
960/961.
Record surface disturbance and
document with mapping and
photographs for Site SDi-
960/961.
Investigate mima mounds of
Site SDi-960/961 to see whether
the artifacts or broken cobbles
are incorporated into the
mounds, are found on the sur-
faces under the mounds, or are
absent from the mounds.
Retain qualified geomorpholo-
gist to examine Site SDi960j
961 to analyze the site setting,
age, and stratigraphic integrity
of the mima mounds.
Wash. catalogue. and analyze
collected material from Site
SDi-960/961.
Analyze site SDi-9893 through
the excavation of 25 hl meter
test units to detennine how
much of the site would be exca-
vated, and excavate a total of
150 meters of backhoe trenches
to search for potential hearth
features.
Time Frame
Responsible for
Task
Tentative Map
Applicant/CuI turaI
Resource Consultant
Tentative Map
Applicant/Cultural
Resource Consultant
Tentative Map
Applicant/Cul tural
Resource Consultant
Tentative Map
Applic ant/Cu I tural
Resource Consultant
Tentative Map
Applicant/Cultural
Resource Consultant
Tentative Map
Applicant/Cui tural
Resource Consultant
Tentative Map
Applicant/Cultural
Resource Consultant
~o -/oS
Responsible for
Verification
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart~
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Deparl-
ment of Planning
Chula Vista Depart-
ment of Planning
Date of
Completion
Mitigation
COlllpJc1L:.Da!...."d
and Vcrilil'd
RANCHO DEL REY SPA III
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Time Frame
Cultural Resources (Continued)
Prepare reports detailing the Tentative Map
investigations of both sites and
submit to the City of Chula
Vista, SDSU Clearing-house,
and The Museum of Man.
Transportation
Signalize Telegraph Canyon Final Map, Phase I
Road and Paseo Ladera.
Open south leg of East H Final Map, Phase I
StreetlEast Business Park Road
intersection where Phase I traf-
fic is assumed to enter and exit.
Construct Paseo Ranchero be- Final Map, Phase 2
tween H Street and Telegraph
Canyon Road.
Extend J Street to provide a Final Map, Phase 2
through two-lane road between
Paseo del Rey and Paseo Ran-
chero.
Place stop sign controls on Final Map, Phase 2
Paseo Laden at East J Street,
East J Street at Paseo Ranchero,
and Paseo Ranchero at Tele-
graph Canyon Road.
Signalize Telegraph Canyon and Final Map, Phase 3
Paseo Ranchero.
Complaince with ECVTPP for Final Map, all phases
current and future updates to
maintain acceptable levels of
service on all affected intersec-
tions and roadway segments.
Responsible for
Task
Applicant/Cultural
Resource Consultant
Applicant
Applicant
Applicant
Applicant
Applicant
Applicant
Applicant
Responsible for
Verification
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of PI arming
Chula Vista Depart-
ment of Plarming
Chula Vista Depart-
ment Planning
Chula Vista Depart-
ment of Plarming
Chula Vista Depan-
ment Planning
Chula Vista Depart-
ment Plarming/City
Traffic Engineer
~() -I DC;
Dale of
Completion
Miligaliull
CUlllpl~LI: ,l),lll'd
anJ Veri! iL'd
RANCHO DEL REY SPA III
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Responsible for
Task
Time Frame
Parks, Recreation and Open
Space
Provide a detailed concept plan Tentative Map
for proposed park.
Applicant
Design 4: 1 slopes or less for Tentative Map
park.
Applicant
Enter in an agreement with the Tentative Map
Sweetwater Union High School
District and the City of Cliula
Vista to insure public access to
the recreational amenities of the
proposed junior high school
which would include soccer
fields, basketball courts, and
tennis courts.
Applicant
Provide funding for the diffeT- Tentative Map
eoce in cost between facilities
built to school standards and
facilities built to City standards.
Applicant
Design and construct recrea- Tentative Map
tional facilities to City of Chula
Vista standards and in consul-
tation with City staff.
Applicant
Design park so that it would not Tentative Map
be isolated with only backs of
buildings facing onto the park.
Applicant
Design park to provide adequate Tentative Map
visibility from East J Street.
Applicant
Provide access to the school Tentative Map
parking lot for overflow parking
from park.
Applicant
;J() -110
Responsible for
Verification
Chula Vista Depart-
ment of Parks and
Recreation and Parks
and Recreation Com-
mission
Chula Vista Depan-
ment of Parks and
Recreation
Chula Vista Depart-
ment of Parks and
Recreation
Chula Vista Depart
ment of Parks and
Recreation
Cliula Vista Depart-
ment of Parks and
Recreation
Cliula Vista Depart-
ment of Parks and
Recreation
Cliula Vista Depart-
ment of Parks and
Recreation
Chula Vista Depart-
ment of Parks and
Recreation
Date of
Completion
Mitigatiun
CUlupklc.Da!cd
it[\(j Vl'riticd
RANCHO DEL REY SPA ill
MITIGATION AND MONITORING PROGRAM
(Continued)
I
Task
Services and Utilities
Provide a water service letter
from the Otay Water District
which includes a construction
schedule of reservoir, mains.
and hydrants to be included on
the project.
Design and implement a pro-
ject-wide water conservation
program through the use of
infrastructure that minimizes
water use.
Review project-related projected
sewage flows and volumes for
compliance with City Engin-
eering Standards.
Hire 4.6 additional police per-
sonnel.
Hire one Fire Inspector.
Participate in Mello RODS Com-
munity Facilities Districts estab-
lished by the Cbula Vista City
School District and the Sweet-
water Union High
Time Frame
Building Pennit
Building Pennit
Building Pennit
Occupancy Pennit
Building Pennit
Tentative Map
Responsible for
Task
Applicant
Applicant
Applicant
City of Chula Vista
Police Department
Chula Vista Fire Pre-
vention Bureau
Applicant
~o-/l1
Responsible for
Verification
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart~
ment of Engineering
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Plarming
Date of
Completion
Mitigatlol\
C0I11pkle,U.lleJ
and Vl'rilit:d
RANCHO DEL REY SPA. III
SECTIONAL PLANNING AREA (SPA) PLAN &
PLANNED COMMUNITY DISTRICT REGULATIONS
SUBMI'l"l'AL DRAP'l'
AUGUST 10, 1990
Revised 10/26/90
Prepared for:
Rancho del Rey Partnership
2727 Hoover Avenue
National City, CA 92050
Prepared by:
Cinti & Associates
1133 Columbia street
Suite 201
San Diego, CA 92101
(619) 239-1815
~()-II~
CHAPTER I
I.O
I.1
I.2
I.3
I.4
CHAPTER II
II.O
II.1
II.2
II.3
II.4
II.S
CHAPTER III
III. 0
III.1
III. 2
III.3
III.4
III.S
III.6
CHAPTER IV
IV.O
IV.1
IV.2
IV.3
(10/26/90)
RANCHO DEL REY SPA III
SPA PLAN AND PC DISTRICT REGULATIONS
TABLE OF CONTENTS
PART ONE: INTRODUCTION/BACKGROUND
Introduction and Background
Purpose and Scope......................
Regional Setting.......................
Background. . . . . . . . . . . . . . . . . . . . . . . . . . . . .
SPA Boundaries.........................
Legal Significance/EIR.................
Plan Concept
Design Influences......................
Community Structure....................
Statistical Summary....................
Density Transfer.......................
Housing Programs.......................
Phasing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
PART TWO: DEVELOPMENT CHARACTERISTICS
Circulation
Circulation Network and Project Traffic
Street Standards.... .-..................
Private Streets........................
Level of Service Standards.............
Phasing of Road Improvements...........
Transit Planning Principles............
Bicycle Routes.........................
Parks, Recreation and Open Space
Open Space.............................
Trails................................ .
Conceptual Park Pl~ns..................
Public Park Compliance.................
i
J,O-I/3
Paqe
I-1
I-1
I-1
I-10
I-10
II-1
II-3
II-4
II-6
II-9
II-9
III-1
III-2
III-4
III-4
III-4
III-S
III-6
IV-1
IV-7
IV-9
IV-9
CHAPTER V
V.O
V.1
V.2
V.3
V.4
V.5
V.6
v.?
V.8
CHAPTER VI
VI. 0
VI.1
VI.2
VI. 3
VI. 4
VI. 5
VI. 6
VI.?
VI. 8
CHAPTER VII
VII.O
VII.1
VII.2
VII.3
VII. 4
VII.5
VII.6
VII. ?
CHAPTER VIII
VIII. 0
VIII. 1
VIII.2
VIII. 3
VII I. 4
(10/26/90)
Rancho del Rey SPA III
Table of Contents (Continued)
Paqe
Public Facilities
Introduction............................ V-1
Roads. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. V.-1
Water Supply........................... V-1
Reclaimed Water Supply................. V-4
Sewer Service.......................... V-4
storm Water System..................... V-7
Schools. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. V - 7
Police and Fire Services............... V-9
Library. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. V - 9
Community Design
Community Design Elements.............. VI-1
Grading. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. VI-1
Landscaping... ... ... .... . ... ... . .. . .... VI-3
Community Fencing...................... VI-6
Community Signing...................... VI-9
Lighting. .. . ... ....... .... ... ... .. .. ... VI-9
Parking Design/Street Furniture........ VI-12
Scenic Highways........................ VI-13
Specific Design Guidelines............. VI-14
PART THREE: DEVELOPMENT REGULATIONS
General provisions
Purpose and Scope...................... VII-1
Private Agreements..................... VII-1
Repeal of Conflicting Ordinances....... VII-1
Establishment of Land Use Districts.... VII-1
Clarification of Ambiguity............. VII-2
Effects of Regulations................. VII-2
Enforcement............................ VII-4
Defini tions.. . . ... ... . ... . ... . .. . . .. . .. VII-4
Residential Districts
Purpose. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Permitted and Conditional Uses.......
Property Development Standards.......
Performance Standards................
Accessory Structures.................
VIII-l
VIII-1
VIII-3
VIII-6
VIII-8
ii
;;'0-111/
VIII.5
VIII.6
CHAPTER IX
IX.O
IX.1
IX.2
IX.3
CHAPTER X
X.O
X.1
X.2
X.3
CHAPTER XI
XI.O
XI. 1
XI.2
XI. 3
CHAPTER XII
XII.O
XII.1
XII. 2
XII.3
XII.4
CHAPTER XIII
XIII.O
XIII.1
XIII.2
XIII. 3
XIII.4
(10/26/90)
Rancho del Rey SPA III
Table of Contents (Continued)
Walls and Fences.....................
Signs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Open Space Districts
Purpose. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Permitted and Conditional Uses.......
Property Development Standards.......
Signs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Special Uses and Conditions
Purpose. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Temporary Uses.......................
Horne Occupations.....................
Recreational Courts..................
Comprehensive Sign Regulations
Purpose. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Permit Requirements and Review
Procedures. . . . . . . . . . . . . . . . . . . . . . . . . . .
Sign Regulations.....................
Design Standards.....................
Parking
Purpose. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
General Provisions...................
Schedule of Off-Street Parking
Requirements........................ .
Property Development Standards.......
Performance Standards................
Administration
Purpose. . . . . . . . ... . . . . . . . . . . . . . . . . . . . .
Standard Procedures..................
Administrative Review................
Site Plan and Architectural Review...
Other Provisions.....................
Hi
~o -//.5
Paqe
VIII-9
VIII-9
IX-1
IX-1
IX-2
IX-2
X-1
X-1
X-3
X-4
XI-1
XI-1
XI-7
XI-10
XII-1
XII-1
XII-2
XII-4
XII-7
XIII-1
XIII-1
XIII-1
XIII-2
XIII-2
TECHNICAL APPENDICES (bound separately)
A. Traffic Study
B. Biological Impact Analysis and Mitigation Plan
C. Water Service Study
D. Sewer Service Study
E. Storm Drainage Study
F. Soils Report
G. Fiscal Impact Report
GROWTH MANAGEMENT POLICY REPORTS
(future separate submittal)
I. Water Conservation Plan
II. Air Quality Improvement Plan
(10/26/90)
iv
010 -III,
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
11A.
12.
13.
14.
15.
16.
17.
18.
19.
20.
RANCHO DEL REY SPA III PLAN
LIST OF EXHIBITS
Vicinity Map..................
General Development Plan......
Rancho del Rey SPA Boundaries.
Design Influences........................
Site Utilization Plan...
Density Transfer...........
.......
.......
. . . . . . . . . . . . . .
..........
. . . . . . .
. . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . .
Phasing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Circulation Plan/Street Sections.............
Open Space Access Plan.......................
Recreation/Open Space/Trails....
Domestic Water Plan.............
Reclaimed Water Plan........
Waste Water Plan............
storm Water Plan................. _.
Grading Plan.....................
General Landscape Plan............
Fencing Plan........ ...
Theme Fencing.......
Community Signage...
Entry Monumentation.
Land Use Districts Map..
..........
....
. . . . . . . . .
......
......
...
....
....
...
(10/26/90)
v
~O-II':f
Paqe
.
1-2
1-9
1-11
11-2
II-5
II-8
II-10
1II-3
1V-2
1V-8
V-2
V-3
V-5
V-8
V1-2
V1-4
V1-7
V1-8
V1-10
V1-11
VII-3
RANCHO DEL REY SPA III PLAN
LIST OF TABLES
1.
Specific Plan Versus General Development Plan
Consistency..................................... .
El Rancho del Rey Specific Plan - Allocation
2.
3.
4.
5.
6.
7.
8.
to SPAs..........................................
Statistical Summary..............................
Density Transfer Statistics......................
Project Trip Generation..........................
Park Land Dedication Standards...................
Domestic Water Demand............................
Waste Water Generation...........................
(10/26/90)
vi
.;J.O -lIt
Paqe
I-8
I-12
II-6
II-7
III-2
IV-10
V-4
V-6
RANCHO DEL KEY SPA III
Document Organization
Rancho del Rey Sectional Planning Area III (SPA III) is the
third development phase within the updated El Rancho del Rey
Specific Plan. Several documents have been prepared which
relate to the proposed development of SPA III, all of which
begin with the general planning concepts and regulations adopted
in the El Rancho del Rey Specific Plan and refine them for the
SPA III area. These documents have been organized into three
volumes. This first volume includes the SPA III Plan and
Planned Community (PC) District Regulations. These provide the
additional community level design and regulatory framework
necessary to implement the provisions of the Specific Plan.
Volume 2, Public Facilities Financing Plan and Development
Agreement, describes the mechanisms through which needed public
facilities will be assured in a timely manner and provides the
developer vesting in the project. The third volume, Design
Guidelines, provides guidance for detailed site design. Such
guidelines are intended to promote good design through setting
of standards, yet remain flexible enough to allow innovation.
The flexibility provided in the Design Guidelines, which will be
administered by the Director of Planning, do not extend to the
plans and regulations of Volumes 1 and 2, however. These
documents represent specific commitments and agreements in
regard to the project.
Volume 1 - SPA Plan and PC District Regulations
Part One: Introduction/Background
Part Two: Development Characteristics
Part Three: Development Regulations
Volume 2 - Public Facilities
Part One:
Public Facilities Financing Plan
Part Two:
Development Agreement
Volume 3 - Residential Design Guidelines
(08/10/90)
vii
;lO-IICf
PART ONE: INTRODUCTION
This SPA Plan text is divided_~nto three parts, each of which is
relatively self-contained and focuses on one facet of the Rancho
del Rey SPA III development. This first par~~vides background
information describing the planning-an-cr- approvals which have
occurred prior to the preparation of this plan and describes the
relationships among the previously approved plans, this plan and
future documents which will be required prior to actual construc-
tion.
Part Two part entitled "Development Characteristics" is a
complete description of the development included within Rancho
del Rey SPA III. Each chapter is devoted to one aspect of the
development concept, e.g., circulation, public facilities or
parks, recreation and open space. This part is intended to
provide sufficient detail so that the scope and intent of the
development plan is clear; the intensity and distribution of the
various land uses, as well as the supply and demand for support
facilities and uses, and design intentions are thoroughly
presented.
The third part of this text is the development regulation sec-
tion. Within this portion of the text, the standards for land
use, development, signing, parking, etc., are expressed in terms
of regulations which shall be applied to all development within
the SPA. These regulations shall be adopted by ordinance by the
Chula Vista City Council and will function as an extension of the
Chula Vista Zoning Ordinance for this property.
This text and its component parts, together with the official
maps filed with the City Clerk shall constitute the Sectional
Planning Area (SPA) Plan for Rancho del Rey SPA III, as
designa ted by the City Council in approving SPA boundaries on
June 21, 1988, and as required by the El Rancho del Rey Specific
Plan and Chapter 19.48 of the Chula Vista Municipal Code for
development within the El Rancho del Rey Planned Community Zone.
(08/10/90)
Part-1
~ 0 -I ;J.O
CHAPTER I: INTRODUCTION AND BACKGROUND
1.0 PURPOSE AND SCOPE
The purpose of the Rancho del Rey SPA III Plan is to provide a
bridge between the general policies and land use designations of
the Chula Vista General Plan/El Rancho del Rey Specific Plan and
future tract maps and site plans. While it contains more focus-
ed and detailed guidelines and regulations than the Specific
Plan, it is intended to be dynamic rather than a fixed or
inflexible document.
The scope of this plan is primarily the area identified as the
SPA III area on Exhibit 3, SPA Boundaries. The policies, guide-
lines and regulations established in this third SPA are based on
those approved for SPA I and SPA II.
I.1 REGIONAL SETTING
Rancho del Rey SPA III is located in the eastern portion of the
City of Chula Vista, east of Interstate 805. It is located in
the southern portion of the El Rancho del Rey Specific Plan
Amendment Area and is bounded on the east and west by existing
residential development and on the north by the approved SPA I
development area. Telegraph Canyon Road is the boundary for the
southernmost portion of the project area. A Vicinity Map is
included as Exhibit 1.
The regional context for this development is the city of Chula
Vista Planning Area which is bounded by San Diego Bay on the
west, State Route 54 on the north, Otay Reservoir on the east,
and Otay River Valley on the south. This area of approximately
60 square miles is that which is included in the City's General
Plan. Existing development covers approximately 31 square miles
and surrounds the EI Rancho del Rey Specific Planning Area,
except at the extreme south where it adjoins the 12,000 acre
Otay Ranch.
1.2 BACKGROUND
The planning process for the EI Rancho del Rey area has been
long with numerous development proposals, approvals and modifica-
tions to plans. The Specific Plan was first adopted in 1978 as
an amendment to the Rancho Bonita Planned Community. Prior to
the most recent major update in 1985, the plan was amended on
ten occasions. Also ~uring that period, development progressed
in several SPAs. In December of 1987, the Rancho del Rey SPA I
Plan was approved and the SPA I area is now under construction.
Development plans for the SPA II area were approved in August
1989 and is now also under construction.
(08/10/90)
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A. Chula Vista General Plan
The recently updated General Plan Land Use Element desig-
nates a variety of land uses for the project site. The El
Rancho del Rey Specific Plan, which was adopted well before
the update, served as the source for the designated land use
pattern and intensities. In order to provide more detailed
informa tion for particular areas wi thin the Ci ty I s planning
area, the General Plan Update includes a series of "area
plans" which focus on the particular issues relevant to each
area. Rancho del Rey SPA III is located in the Sweetwater
Planning Area. The Sweetwater Area Plan consists of two
documents incorporated by reference: The Sweetwater
Community Plan (for the area outside the current city
limits) and the EI Rancho del Rey Specific Plan. This
general plan structure directs the Specific Plan be used to
implement the goals and policies of the General Plan direct-
ly to the project site. In effect, the Specific Plan is the
General Plan for the EI Rancho del Rey planning area.
B. El Rancho del Rey Specific Plan
As noted above, the EI Rancho del Rey Specific Plan, as
amended November 12. 1985. impl~ntf!_the, uG~ne1:"a_L Plan for
the planni,M, area. It also serves as the zoning--for the
"-'property. The Specific Plan was adopted as the General
Development Plan and Schedule for the EI Rancho del Rey
Planned Community (PC) Zone pursuant to Chapter 19.48 of the
Chula Vista Municipal Code. The Specific Plan (PC Zone) is
implemented through the adoption of SPA plans. Any zoning
or plan for development subsequently adopted must be con-
sistent with the Specific Plan.
Early in the Specific Plan process a goal and several objec-
tives were established for the Plan. This SPA Plan is also
intended to achieve the same goal and supporting objectives:
Specific Plan Goal
The text and plan diagram of the El Rancho del Rey
Specific Plan propose the development of a well-balan-
ced community which would be characterized by a diver-
sity in land use and a strong emphasis upon natural and
man arranged open space. The promotion of orderly and
economic growth, development and conservation of the El
Rancho del Rey territory, through comprehensive City
planning, is the goal of the EI Rancho del Rey Specific
Plan.
Specific Plan Ob;ectives
(1) The improvement of the existing and projected pat-
terns of land use in El Rancho del Rey.
(2) The protection of the natural landforms and eco-
system of El Rancho del Rey and adjacent areas.
(08/10/90) I-3
~o -/~.3
(3) The establishment of an effective pattern of
circulation within EI Rancho del Rey, and an
economic, useful, and convenient network of
transportation linkages between the subject
communi ty and other parts of the Chula Vista
Planning Area.
(4) The provision of adequate storm and sanitary
sewers.
(5) The conservation of water, fossil fuels, and
natural vegetation.
(6) The provision of affordable housing.
(7) The provision of adequate police, fire, park,
recreation and other municipal services.
(8) The promotion of well-ordered and aesthetic
spatial relationships, and the establishment of a
qualitative towns cape for the natural and man-made
environments of the subject area and adjacent
territories.
(9) The provision of guidance for the preparation of
precise development plans for the various portions
of EI Rancho del Rey District.
(10) The provision of additional housing for the in-
creasing population of the San Diego region.
(11) The provision of employment opportunities within
the Specific Plan area.
The Specific Plan consists of a text and two maps: the
Specific Plan Map and the Administrative Plan Map. The
Specific Plan Map indicates the land use designation for
every parcel within the plan area while the Administrative
Plan Map assigns a specific number of units to each residen-
tial parcel based on its size and density classification.
The text describes the various components of the Specific
Plan and provides basic guidelines and processes for its
implementation.
c. Specific Plan Consistency
The EI Rancho del Rey Specific Plan was prepared using large
scale design concepts which were intended to be detailed and
refined in subsequent planning processes, including the pre-
paration of SPA Plans and tentative maps. With the adoption
of the Specific Plan, the general pattern, intensity and
character of development was established, along with several
guidelines, policies and regulations, to guide detailed plan-
ning. Thus, the Specific Plan attempts to balance the need
(08/10/90)
I-4
,;JO-/~'I
for development regulation with the need for flexibility
respond to a dynamic development environment. The conb~_
tency of subsequent SPA Plans and tentative maps must be
evaluated with this balance in mind. Although this plan for
the SPA III area is generally consistent with the Specific
Plan, an amendment to the Specific Plan (and General Plan)
is proposed because of changes to the alignment of East "J"
Street and a substantial increase in the amount of public
park in the planning area.
Specific Plan Amendment
~p~roval of the proposed plan will require amendment o~he
~El Rancho del Rey Specific Plan and the City's General Plan
because of circulation land inconsiste The
cJ.rcu atJ.on amen ment is e uire becau East ".I" Street is
not extel1Qed __tQ__~J.lelJ~_YiJ.t.a___WaYL ~1L_!lhown on the adopted
-plans. U This connection is not proposed because the align-
ment of Buena Vista Way ~d site topography would make for a
hazardous intersection.LTraffic studies have indicated thay
the connection is not required for efficient traffic flow~
~The primary land use issue is the inclusion of the 10.0 acre
/ public park~h.j,cIL is not shown --9_n the adopted plans. This
park i6 included to meet-the project requirements for park-
land on-site and help alleviate the current shortage of
recreational facilities in the surrounding area. ,!,he 2.0
acre site shown for park use on the adopted plans is now
'---proposed_tor--c~ilTty facili~ use (Le.. ,",hnrch.-d~are(
----e-tc.). Each or-niese maJor changes !las caused other,
smaller cMn-'Ies _int~a-fte-rn -and (]j,stri hntion of land\lSes
r"and development: crnEens.i~. (!!owevgIJ, the overall character
and intensity of the project is not changed from that des-
cribed in the adopted plans.
I"! I"
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1/
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Since the adoption of the Specific Plan, the CiTy-ha-s~
adopted a policy which requires the mainr.>nilnoo of certain
~thresholds" which reflect the quality of 1 i T'" within-1;he
J.ty. As a part of the specific plan amendment, these
City-wide thresholds will be incorporated into the El Rancho
del Rey Specific Plan superseding any conflicting provisions
of the Specific Plan. This will bring the project into
conformance with current CJ.ty pOlicy.
Further, the density transfer included in this SPA Plan,
although permitted-under the provisions of the adopted
Specific Plan, is an administrative component of the
amendment.
Land Use Pattern
The land use pattern established by the Specific Plan includ-
ed residential development for the northern and central
ridge areas connected with a loop collector road, and an
employment park adjacent to East "H" Street. Higher density
residential uses were placed near the eastern end of the
(08/10/90)
I-S
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site, adjacent to the Community Park and other publi.
facility sites. A variety of residential densities are
found in SPA I and SPA II, north of East "H Street, although
the vast maj ority of the units are single family detached
products in density categories 0-2 dulac, 2-4 dulac, and 4-6
du/ac.
The redominate residential( densit in SPA III, south of
East "H Stree, 4- du ac. Two 6-8 dulac parcels are
designated along ast "J" Street, while 2-4 dulac is assign-
ed to in-fill areas. This pattern is evident in Exhibit 3.
The detailed land use and residential density planning for
the area north of East "H" Street was completed and approved
in the SPA I and SPA II Plans. SPA III will complete the
detailed planning process for the entire El Rancho del Rey
Specific Plan area.
-
The land use pattern proposed for the SPA III area is depict-
ed in Exhibit 2, the General Development Plan. The pattern
is similar to that of the Specific Plan. In addition to the
amendment issues described above, the most evident changes
are .the designation of Specialty Housing parcels adjoining
East "H" Street and the transfer of density to the SFA
parcel located south of East "J" Street and east of the
junior high school and park sites. _The sources of the
density transferred to the SFA parcel are the two 6-8 du/ac
arcels wh~ch are ro osed for SFD-Cottage development and
the SFD-Convent~onal band a on e
project which was desi nat..d 4_h du/ac. These density
reductions are proposed in order to provide a more compat-
ible interface with existing development. The proposed SFA
parcel has only one edge with the potential for land use
conflict; that between it and the neighborhood park site.
Sufficient buffering should be easily achieved using
appropriate site planning and grading techniques.
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The Specialty Housing designation identifies an area to be
developed as a Ret~rement Guuuu....nib--",itl. a- var~ety of
hous~ng products and spec~aTIzed amenities, substantially
independent of the other residential development in SPA III.
Residential Density and Character
The generalized residential density categories (0-2 du/ac,
2-4 du/ac, etc.) were purposely used in the Specific Plan in
order to allow for creativity and innovation in product
development, yet provide sufficient development intensity
regulation. The Specific Plan recognized that actual pro-
duct selection and design standards would be elements of the
SPA Plan process. It did, however, provide a description of
the general chara~ter and intent of the various residential
densities (Section VI.E Residential Design Guidelines of the
amended Specific Plan). This Specific Plan section allows
for an evaluation of consistency between the residential
development approved in the adopted Specific Plan and that
(08/10/90)
1-6
;;. 0 -I J<t:J
proposed by this SPA Plan. This provJ.sJ.on also allows for
the evaluation of density transfers and other refinements,
in terms of their effect on the character of development
established by the Plan. Table 1 provides a comparison of
the residential development approved for the SPA III area in
the Specific Plan and that proposed by this SPA Plan. The
table indicates that the proposed products are clearly
consistent with those of the Specific Plan.
General Development Plan
The General Development Plan is a required exhibit for any
planned Community Zone and is intended to show the general
location of all proposed land uses and the general circula-
tion system. Here it is also used to bridge from the
generalized density categories describing residential
development in the Specific Plan to the specific housing
products proposed in the SPA Plan (see Site utilization Plan
- Exhibit 5). The General Development Plan is comparable to
the specific plan map for the SPA III area, incorporating
the land use changes and other plan requirements which have
been accomplished through the SPA Plan process. The Site
Utilization Plan is the most detailed of the land use maps
provided in this text and is the key exhibit used to des-
cribe the development proposed in Rancho del Rey SPA III.
(08/10/90)
I-7
dO -I,;) r
TABLE 1
Rancho del Rey SPA III
Specific Plan Versus General ~elo.-nt Plan Consistency
Adopted Specific Plan
Character
Densitv Description
Units
Permitted
2-4 Single Family
Detached
162
4-6
Small lot sinRle 975
family, zero-lot'. ',<:)
J.in-ILPei:io homes, .
~-~ {,
duplexes, multi-
plexes, ~st~ed
develoj)I!1~Il..t..
-"--
6-8
Townhomes, patio 243
homes, duplexes,
multiplexes, condo-
miniums, clustered
development
TOTALS
1,380 du
(10/26/90)
General ~elo.-nt Plan
Product
Si.!l~le Family
d:onventi~
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I-8
JO-Ijg
Units
Proposed
314
250
588
228
1,380 du
Units
Transferred
+152
-137
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1.3 SPA BOUNDARIES
The EI Rancho del Rey Specific Plan area has been divided into
sub-communities or Sectional Planning Areas (SPA) for the
purpose of guiding the implementation of Planned Community
zoning. When the Specific Plan was adopted in 1978, the area
was divided into ten such areas. Six of these areas, totalling
1,582 acres, were combined in the November 1985 amendment to
form the Corcoran Ranch SPA. The implementation of the Corcoran
Ranch SPA was to be by sub-areas of the SPA which did not have
predetermined boundaries.
The determination of appropriate sub-area boundaries was to be
made using a process described in the Specific Plan. These
sub-areas are then processed in the same manner established for
SPAs by the Chula Vista Zoning Ordinance.
Basically, the sub-area determination process involves testing a
proposed sub-area configuration against an established set of
criteria. The Rancho del Rev Sectional Planninq Area Criteria
Report described a proposal to divide the Corcoran Ranch SPA
into four sub-areas. These were to be known as Rancho del Rey
SPA I, SPA II, SPA III and SPA IV. These sub-areas (SPAs) were
approved by the Chula Vista City Council on June 3,1986.
Subsequent to the adoption of the SPA I Plan in December 1987,
it became evident that the area identified as SPA III should be
the next area to receive detailed planning study and that the
areas known as SPAs II and IV should be planned as a single
unit. On June 21, 1988, the Chula Vista City Council approved
the current SPA boundaries and labels shown in Exhibit 3. This
Sectional Development Plan addresses the development of the area
labeled SPA II in that exhibit (the area previously known as SPA
III). Revised land use statistics for the three SPAs are
designated in the exhibit listed in Table 2.
1.4 LEGAL SIGNIFICANCE/EIR
Adoption of the Rancho del Rey SPA III Plan and zoning regula-
tions by the City Council will establish the official develop-
ment policy of the City of Chula Vista for Rancho del Rey SPA
III. All future discretionary permits for development within
the planning area will need to be consistent with this SPA Plan
to be approved.
The Master Environmental Impact Report prepared for the EI
Rancho del Rey Specific Plan Amendment which was certified in
1985, concluded that adverse environmental impacts were insigni-
ficant or could be mitigated except for Air Quality and Bio-
logical Resources. The City Council adopted CEQA findings (EIR
83-02) which included a statement of overriding considerations
in regard to these impacts, as required by the California
Environmental Quality Act.
(08/10/90)
1-10
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TABLE 2
Rancho del Rey SPA III
EL RANCHO DEL REI ::iYJila.nC PLAB - ALLOCATION TO SPAS
SPA I
SPA II
SPA III
Totals
Residential
Uses
Acres
DU
Acres
DU
Acres
DU
Acres
DU
0--2 dul ac
2-4 du/ac
4-6 dulac
6-8 dulac
8-12 dulac
12-20 du/ac
39.3 63 125.5 208 0.0 0 164.8 271
66.4 229 98.8 359 44.8 162 210.0 750
205.5 1,099 0.0 0 177.9 975 383.4 2,074
~31 2 212 0.0 0 33.7 243 64.9 455
35. ,@i40.0 0 0.0 0 35.0 374
12.2 224 0.0 0 0.0 0 12.2 224
----------------------------------------------------
Subtotal
398.6 2,201
224.3
567
256.4 1,380
870.3 4,148
Non-Residential Uses
Emp. Park 111.6 0.0 0.0 111.6
Schools 10.2 0.0 25.0 35.2
Parks 55.4 5.9 2.5 63.8
Open Space 236.8 146.1 138.2 521.1
-----------------------------------------------------------------
Subtotal 414.0 152.0 165.7 731. 7
~r;;4l( -Io~ ( ])/0
G10
TOTAUJ 803.6 2,201 376.3 567 422.1 1,380 1,602.0
cW'cW
NOTES: 1) Totals are those given in Exhibit A - Specific Plan, El Rancho del Rey
Specific Plan, adopted November 12, 1985, except as noted below.
2) Statistics reflect inclusion of two 10 acre out parcels in 4-6 dulac
category in SPA I an~ SPA III after approval of Specific Plan.
/
3) No consideration iven to density transfers./ These statistics represent
only and do not correpond to approved SPA
4) Distribution is based on planimeter measurements. Density of parcels
split by a SPA boundary have been allocated proportionately based on
projected development areas.
5) Area for circulation routes included in adjacent developed land use
area. South half of East "H" Street not abutting development is
included in Open Space.
6) A 5.0 acre transfer of open space area from SPA I to SPA II occurred in
the tentative map process for SPA I. Further refinement to Open Space
acreage may occur with detailed planning and engineering.
(08/10/90 )
1-12
;10 -13~
A Supplemental Environmental Impact Report will be prepared for
the Rancho del Rey SPA III Plan and associated Tentative Sub-
division Maps. It will be considered by the City Council and
other appropriate bodies, together with the plans and maps
associated with the project, in accordance with applicable law.
(08/10/90)
I-13
~o -/33
CHAPTER II: PLAN CONCEPT
II.O
DESIGN INFLUENCES
The primary influences in developing the SPA III Plan were the
adopted EI Rancho del Rey Specific Plan, the adopted SPA I Plan,
the Draft SPA II Plan, existing improvements, and landform char-
acteristics of the site as depicted in Exhibit 4. In addition,
a number of technical considerations such as storm drainage,
traffic, geology, biology, etc., played important roles in creat-
ing the SPA III Plan. These technical considerations have been
detailed in technical reports which are included as appendices
to this plan.
The SPA III planning area is located between East "H" Street and
Telegraph Canyon Road in the southern portion of the Specific
Plan area. These two major roads will provide the major com-
munity access rou~s to the proj,ct site. ~he exten!Lion of____
Paseo Ranchero and/(East "J" Str_e~1:.L~~,"p~qp()~~d_n ~L~he . SPA. III
----. PlanL will n.."rly compret::Ef::1:1:le Ao~al_ c:irculat~on and fn.1blic-
----i-ri!r!-_stru~tur~-Lab;'.!,~-~n _t~E!_ar_ea.-- - -
A. Site Characteristics and Visual Context
The topography of the Rancho del Rey project site consists
primarily of east-west trending ridges with side slopes of
15 to 30 percent gradient and intervening valleys. The SPA
III area is located to the south of the two main (northern
and central) legs of Rice Canyon. The southern leg bisects
the project site and is the primary drainage for the north-
ern portion of the project site and contains some sensitive
biological resources. Portions of the canyon were filled
for the construction of East "H" Street and Paseo Del Rey.
Vegetation on the project site consists primarily of native
scrub plant communities. Sensitive plant species have been
identified in some canyon areas of the SPA III site; addi-
tionally, two sensitive bird species have been recorded on
the site. The only structure which currently exists on the
site is a water tank which serves nearby development; a few
dirt roads and an SDG&E transmission line traverse the pro-
perty. Property surrounding the proj ect is almost entirely
developed with traditional SFD homes.
The EI Rancho del Rey Specific Plan designates development
on the plateau area between the south leg of Rice Canyon and
East "H" Street. Development area is also indicated from
the southern edge of the canyon to the edge of the open
space buffer paralleling Telegraph Canyon Road.
(08/10/90)
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.
The landform characteristics of the property played an impor-
tant role in creating the adopted Specific Plan. These con-
siderations have been maintained within this SPA Plan.
Basically stated, developed areas are located on the higher
elevations or plateaus, while the canyons and slopes are to
remain primarily as natural open space with trail uses. As
illustrated in the Design Influences exhibit, the preserved
side slopes will retain the natural open space backdrop for
the development areas. Graded side slope areas will be
landscaped with naturalized plantings to also contribute to
the design concept. The internal design of the development
areas includes numerous public vistas into the open space
areas. A significant percentage of the proposed residential
lots adjoin open space providing visual and privacy ameni-
ties. The south leg of Rice Canyon, which is included in
SPA III, is proposed to remain as open space, in consonance
with the adopted Specific Plan.
B. Surrounding Land Uses
The majority of the SPA III Planning Area is surrounded by
single family residential development. Proposed light
industrial development is located to the north in Rancho Del
Rey SPA I, across East "H" Street. A recently constructed
elementary school is located at the northern end of the
eastern proj ect boundary. A linear ~blic park extends
south from thE> school site, between thE> project and exTstrng--~
SFD homes. A _small townhouse develoJ2l1lent iJL_logated at the
s_()_uther~~ aL_the park, =j:hwesL--Of_~he___c_u:rvein Buena
Vista Way. --
Near the center of the project site, a detachE>d "nit enndo----,
_minium proiect is hE>ing CJe"'elopea on a 10 "ere si.t'LJM~ssion
Verde subdivision) at the northwest corner of East----n-;J"
street and Paseo Ranchero. ~ elementary school~_<!i~trict
owns the 10 acre parcel at the southwest corner of -Ehat-~
intersection, but has no plans to construct facilities in
the foreseeable future. SPA III will link the currently
isolated segments of Paseo Rancho and East "J" Street,
improving the circulation pattern for existing residents as
well as future SPA III residents.
Commercial sites are located nearby to the west along 1-805
at East "H" Street and at Telegraph Canyon Road, and to the
east along Otay Lakes Road. A major employment center is
being developed along East "H" Street within the SPA I
Planning Area.
11.1 COMMUNITY STRUCTURE
Rancho del Rey SPA III consists of a specialty housing area
(retirement community), single family detached neighborhoods, a
townhouse neighborhood, and support land uses in a well-planned
arrangement. The proposed distribution of development types and
(10/26/90)
11-3
~ 0 -/3/,t;
intensities is illustrated on the General Development .
(Exhibit 2) and is consistent with the community structure
character established by the Specific Plan, as discussea .La
Section I of this Plan.
The retirement commu.ni~...!3ite i,?_s~ara~g ~roIl1 the majority of X-
~-tII by the open space designated for the south leg-Of Rice
. V Canyon and by Paseo Ranchero. This relative isolatiQ~~c>!ts.
~.the concept of a "retiremen.t.. vi 11 ,,'Oe" .d.stvelQRmEaI1t:....wi th_a u_rli.S!ll.e ".
- identity and a.menitie,!.L esseI1.t..ia.l.l.:.:-independent_of the other ~
reS!~entia-l- development Idth.i.n..sPA. UJ;. -..- -
The other residential areas of SPA III have been planned to
provide lower densities at the project edges, adjacent to exist-
ing SFD neighborhoods. Somewha t higher densities are found
along East "J" Street, the major east-west circulation route.
Most parcels take access from East "J" Street (a class II collec-
tor west of Paseo Ranchero and a class III collector to the
east), while a limited number of access points are located along
Paseo Ranchero (a class I collector) to maximize its through
traffic capabilities.
II.2
STATISTICAL SUMMARY
The refinement of the plan from General Plan "bubbles" to tenta-
tive tract maps involves a variety of statistical calculations
at various stages. To understand and compare the statistics of
the SPA Plan, it is important to understand the variations which
occur during the refinement process.
The adopted Specific Plan includes two exhibits: the Specific
Plan Map and the Administrative Plan Map. Acreage given in the
Specific Plan Map reflects the gross projected development
area. The acreage of each development parcel includes the area
of adjacent slopes and to the centerline of adjacent roads. The
Administrative Plan acreages include adjacent road areas but do
not include areas of maj or exterior slopes. Thus, the acreage
shown on the Administrative Plan, on which the allowable number
of units in residential parcels was based, more accurately
reflects anticipated development.
The SPA Plan further defines more precise parcels for each use,
areas which do not include either major exterior slope banks or
roads. Subsequent tenta ti ve tract maps will establish areas
based on specific lot lines. Because of variations and refine-
ments during the planning process, some statistics will vary
without becoming inconsistent with those of previous plans. A
transfer of a small number of lots among parcels during the
tentative tract map process is consistent with this SPA Plan.
The development proposed within Rancho del Rey SPA III is sum-
marized in Table 3 and the Site Utilization Plan which is includ-
ed as Exhibit 5. The plan designates 7 parcels for residential
development, a parcel for public park use, a junior high school
site, a community facility site and several open space parcels.
(08/10/90)
II-4
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11-5
~o -/31
TABLE 3
Rancho del Rey SPA III
Statistical Summary
Site Utilization Plan
Land Use
Residential
Acres
Averaqe Density
DU
SFD - Conventional
SFD - Cottage
SFA - Townhouse
Specialty Housing
63.8 4.9 314
37.8 6.6 250
19.0 12.0 228
86.0 6.8 588
206.6 6.7 1380
Residential Subtotal
Non-Residential
Junior High School
Public Park
Community Facility
26.1
10.8
~
38.8
Non-Residential Subtotal
Open Space
Circulation
148.3
1l..d
404.9
3.4
1380
TOTAL
II.3
DENSITY TRANSFER
As noted earlier, the El Rancho del Rey Specific Plan is intend-
ed to allow for a degree of flexibility for SPA (sub-area) Plans
to respond to changing condi tions, markets or design issues.
One aspect of this flexibility is the Density Transfer provision
which permits the transfer of residential units from one density
category to another.
In the preparation of the SPA III Plan, a conscious effort was
made to create a predominately single family detached community
which could be well integrated into the existing residential
area. This effort resulted in the selection of single family
detached products for most of those parcels designated by the
Specific Plan as 4-6 du/ac and all of the parcels designated 6-8
dulac, instead of the attached products which were included in
the development character descriptions.
In addition, the plan was designed for sensitivity to existing
adj acent residential uses. This required that single family
detached products be located along nearly all edges of the
project to be consistent with existing products. Also a larger
lot size was utilized in Parcel R-2, adjacent to canyon and park
(10/26/90)
II-6
;J() -1.39
open space areas. The inclusion of a new 10 acre park site
converted an area designated for 4-6 du/ac to open space. These
choices resulted in a reduced yield from these parcels.
The displac"ed units were allocated to a single SFA parcel
located next to the neighborhood park site which was designated
4-6 du/ac by the Specific Plan and into the Specialty Residen-
tial area (Parcel R-7) which was also designated 4-6 du/ac. The
location of the SFA parcel was carefully selected to adj oin an
existing condominium project and buffer the large park and
junior high school sites. An increased number of units in the
Specialty Residential area will permit a wide range of housing
products (attached and detached) for the seniors market. A
larger number of units will increase the viability of an indepen-
dent neighborhood and reduce the per unit cost of specialized
amenities or services (e.g., private transit service, etc.) for
residents.
The result of the transfers is a redistribution of units with
preservation of the character and pattern of development set by
the Specific Plan. The predominance of single family detached
products has been achieved with the creation of a single SFA
parcel. A semi-independent housing project has also been creat-
ed wi thin the SPA to respond to "the local need for seniors'
housing.
._ The Density Transfer_._~~ (Exhibit 6) depicts the residential
uni ts which have been transferred in this SPA. The exhibit
compares the unit count from each density category of the
Specific Plan to the number of units provided by the SPA Plan in
the same area. The density transfer statistics are summarized
in Table 4 below. The actual number of units wi thin each
parcel, and accordingly in each density category, will be estab-
lished with the approval of a tentative map or site plan.
TABLE 4
Rancho del Rey SPA III
Density Transfer statistics
Density Units Units Units
Desiqnation Specific Plan SPA Plan Transferred
--
2-4 du/ac 162 187 +25
4-6 du/ac 975 1,019 +44
6-8 du/ac 243 174 -69
----- -----
TOTALS 1,380 1,380 0
(10/26/90)
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II. ,4-
- lIOUSING PROGRAMS
F/-- '. "\
lE:he f un.dam.ent.al residentia,l 'concept' of the El Rancho del nCJ
Specific Plan is:. ~..._
-
-;-. . to .provide for and integrate a di versi ty of residential
dens i ties, types and price ranges. It is intended that
homes will range from single family estates to multi-family
apartment projects of various affordability levels. It is
specifically not intended that El Rancho del Rey be develop-
ed as a large tract of single family homes appealing to a
narrow band of resident incomes.
The Housing Element of the City of Chula Vista General Plan
includes programs and policies intended to provide good quality
housing to persons of all income levels. One such program is
directly aimed at currently undeveloped parcels:
At such time as it is appropriate for undeveloped lands
wi thin the planning area to be urbanized, the City should
regulate such urbanization with a view toward establishing
orderly, stable and beautiful residential neighborhoods.
These lands should be developed with sound housing in good
environments. The City of Chula Vista should promote estab-
lishment of inclusionary and "balanced communities" in its
new territories. Developers should create well-planned,
mixed-income residential complexes in an effort to attract
all age groups and economic segments of the community.
As a condition of the SPA II tentative map approval, a require-
ment that 5 % of the units wi thin the specific plan area be
affordable units for low-income families and 5% be affordable to
moderate-income families. Resolution No. 15751 adopted by the
City Council on August 7, 1990 aCknowledged that the entire
moderate-income requirement had been met and that the majority
of th<! low-income requirement had been met. The remaining
requirement is that 23 low-income units be built in SPA III. In
the event that no reasonable site for low income units is avail-
able in SPA III, an alternative site within the City may be
utilized. In addition the project sponsor is required to contri-
bute $100,000 to the City to assist in meeting the City's low-
moderate income housing goals and/or enhancing the landscaping
of Lofgren Terrace, a low-income housing project within the
Specific Plan area. The contribution shall be made at the time
of recordation of the first subdivision map in SPA III.
//~
II.S ~)
Three phases of development are proposed. These trated
in Ex J. J. t an ave u J. J.zed in the Public Facilities
Financing Plan and technical studies. The first phase consists
of the Specialty Residential area (Parcel R-7). Included in
this phase is the construction of a major trunk sewer line along
(08/10/90)
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:>0-1'13
the southern edge of the development parcel which will serve SPA
III development, as well as existing off-site development which
is currently served by a sewage pump station. Pasen )1"nchero
wi 1] be extended.--.trom East "J!'~___Str_e.eL_tg_--2Kovj.de__~c:c:_~s.s_to
Parcel R-7 in the first phase. Phase 2 includes the area south
of Rice Canyon and west ot "Paseo-Rancliero.-l'Iajor faci1.i ties in -
this area include the extension of . Pas eo Ranchero to Telegra~
Canyon Road, 3nd the extenslon ot East "J" -stI"eet~to l'as~ A -
Ladera. The third development-phase - iiicluaes the ar-ea ea.;"t;-Of
P""'''o Ranchero and the extens:Lorl<)f East "J" ---sl:reet- to provide
access to the two major public faci1.itiessites located fn-EI1is
area: tne j un:Lor n:Lgh scnoor--anaLafgene:Lgnbornood--park.
Although the order and description of these proposed phases
reflect the most accurate information available, they may be
modified to respond to changed or unexpected circumstances
without amendment to this SPA Plan.
While three phases of residential product development are depict-
ed, the maj or grading and backbone infrastructure improvements
are proposed to occur in a single "phase". The City Council has
recently adopted a policy which requires justification of grad-
ing in advance of the need for building sites. The reasons for
a single grading operation are several, as listed below, however
the primary reasons are to provide necessary "in-fill" infra-
structure which has been lacking in the area and to minimize the
nuisance impacts to the existing adjacent residents. A detailed
listing of the rationale for a single major grading operation
are listed below:
The project has been designed as a whole to balance grading
without significant export or import of soil. This balanced
condi tion does not occur wi thin each development phase.
Because the project is an in-fill development, significantly
less flexibility exists in grading design as the project
edges must "meet" the existing development. Unbalanced
grading phases would require stockpiling or borrowing in
various areas of the project which would have many of the
same impacts of development grading. Alternatively, the
trucking of significant quantities of soil in or out of the
proj ect area with each grading phase will have repeated
impacts to local streets and residents.
As an in-fill project, SPA III will be providing utility and
circulation connections which have been anticipated for some
time. Construction of East "J" Street and Paseo Ranchero
and the in-street utilities in each will require grading
throughout the project site, within all residential phases.
Completion of the maj or grading in a single operation will
minimize the period of noise and dust nuisance impacts to
existing adjacent residents who surround the project site.
Delivery of a graded site to the school district to meet the
distrcit's schedule (completion and occupancy in fall 1995)
may require grading prior to construction of residential
(08/10/90)
II-11
~o -11/'1
products in Phase 3. Neighborhood park construction and
improvement is proposed to occur concurrently with school
si te development. Early grading and improvement of the
neighborhood park will also be a benefit to existing neigh-
borhood residents.
Grading of the entire proj ect area will allow the develop-
ment of a wide variety of housing products according to
market demand. Seniors housing, single family attached, and
a variety of single family detached products are distributed
throughout the project.
Completion of th~majOr grading will finalize landforms at
an early stage of the project and~ill allow permanent land-
scaping, as require ""-by "_City standards , to be installed and
mature consistently throughout the community. A consistent
appearance to landscaping is a vital component of a quality
community image.
Efficiencies of scale can be achieved during a single grad-
ing operation. This efficiency is related not only to the
quantity of soil moved, which is reduced when no temporary
grading is constructed, but also to reductions in the amount
of temporary landscaping and irrigation, number of plans and
inspections of temporary conditions, and repeated contracts
and delivery of equipment to the site. Each of these fac-
tors can directly affect the cost of providing a site for
residential development and thus the cost of a home.
Throughout the South Bay unique soil conditions and geologic
features require the mixing of soils to create suitable
development sites. Such mixing often requires grading over
large areas to provide sufficient soils to create fill
materials which meet engineering criteria. The exact
requirements of the project site are not known at this time,
however soil mixing has been necessary within SPA I and SPA
II areas and similar circumstances are probable in SPA III.
(10/26/90)
II-12
0)0 -/~5
PART TWO: DEVELOPMENT CHARACTERISTICS
This section of the Rancho del Rey SPA III Plan describes the
characteristics of the development proposed within the SPA. A
general description of the overall development is followed by
separa te chapters devoted to individual proj ect components such
as circulation, parks and recreation, and communi ty design.
Other chapters address the necessary public facilities included
in the proj ect and the financing plan which will be drafted to
ensure their provision. The Public Facilities and Financing Plan
will be provided as a separate document.
(08/10/90)
Part-2
~o -/~.
CHAPTER III: CIRCULATION
The El Rancho del Rey Specific Plan includes a requirement for
the preparation of a Traffic Analysis for each sub-area (SPA)
plan. Such an analysis has been prepared for SPA III by
Bankston/Pine Associates, Inc. and is included as Appendix A.
Development statistics from that report have been adjusted to
reflect the currently proposed proj ect. The analysis was used
to define both the internal and external circulation system
requirements, the necessary improvements and their incremental
provision based on the project phasing. The study considered
existing traffic levels, the traffic to be generated by approved
projects, and projections of future traffic. The analysis of
proj ect impacts was completed using the City's ECVTPP computer
model for Eastern Chula Vista.
This chapter addresses the on- and off-site components and
characteristics of the proposed circulation system. The imple-
mentation, schedule and financing mechanisms for the system are
discussed in the Public Facilities and Financing Plan.
III.O
CIRCULATION NETWORK AND PROJECT TRAFFIC
Rancho del Rey SPAs I and II will have primary access via East
"H" Street and secondary access via otay Lakes Road. Access to
SPA III will be provided by Paseo Ranchero from either East "H"
Street to the north or Telegraph Canyon Road to the south, or
via East "J" Street from Paseo Ladera from the west. Regional
access is provided by I-80S located west of the site, which has
an interchange with both East "H" Street and Telegraph Canyon
Road. The future construction of SR-125 to the east will pro-
vide additional regional access for future traffic volumes.
East "H" Street has been constructed tn ..ix li'lnes from I-80S to
Otay Lakes Road. The improvement of Telegraph Canyon Road to
four and six lanes from Medical Center oa is
urren y un er"'<lY. A similar improvement of Otay Lakes Rnad
north of SPA I has been completed. Improvements to the I-80S
interchange at East "H" Street are also complete. All of these
~mprovements are ~n conJunction w~th Rancho del Rey and other
proJec~s in the area. A number or ~ntersect~ons ~n the area are
,",UL L ,,"Lly s~gnai~zed or WLLi De s~gnai~zea shortly in conjunc-
tion with on-going development projects.
Traffic generated by the project was estimated using trip genera-
tion factors approved by the City of Chula Vista. The rates for
uses in SPA III are: single family residential - 10 ADT/du;
single family attached - 8 ADT/du; retirement - 4.5 ADT/du; and,
junior high school - 40 ADT/acre.
(08/10/90)
1II-1
~() -/~1-
Trip generation for the proposed project is shown by phase in
Table 5, below. A total of 11,110 ADT are forecast. This traffic
was distributed to the local street system by the computer model.
street segments and intersections were then analyzed to determine
project impacts and required mitigation.
TABLE 5
Rancho del R~y__~PA III
~oJec~ ~Tap Generation---,
_..__ . __-________ ..r
/~ A.M. (Peak Hour P~. Total
;1HASE ~ USE/PARCELS In . Out In Out ADT
I ~u
I 1 Retirement/R-7 42 170 186 79 2,646
I
I C252\J.u
\~j SFD/R-1, R-3, R-4 40 162 176 76 2,520
Q1I du SFA/R-6 29 117 130 53 1,824
312 du SFD/R-2, R-5 50 200 218 94 3,120
25 ac School/S-1 97 257 247 130 1,000
Totals 257 906 957 432 11,110
Source: Bankston/Pine Associates, Inc./Cinti & Assoc.
I'
111.1 i STREET STANDARD~,
The El Rancho del Rey Specific Plan established roadway classifi-
cations for the principal streets in the plan area. Those affec-
ted by SPA III development are listed below:
Street
Classification
Telegraph Canyon Road Prime Arterial -(6~nes divi~sV
Paseo Ranchero -- ---._________~Collector - 4 lanes
East "J" Street ~Residential Collector - 2 lanes
The proposed SPA III improvements for these streets are consis-
tent with the Specific Plan (and General Plan) designations,
except for East "J" Street east of Paseo Ranchero. As noted
earlier, the specific plan and general plan show East "J" Street
extended to connect to Buena Vista Way. Engineering studies
have indicated that the intersection between these two streets
would be potentially hazardous due to the existing, curving
alignment of Buena Vista Way and topography in the area.
Because traffic studies indicate the through connection is not
necessary, East "J" Street is realigned and re-designated as a
Class III collector east of Paseo Ranchero in this SPA Plan.
The street sections shown in the Circulation Exhibit (Exhibit 8)
depict the dimensions proposed for each roadway. provisions for
(10/26/90)
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on-street parking, bike lanes and sidewalks within the street
right-of-way are also indicated.
111.2 ~=~ATE__S~~S
P~te streets are proposed in the specialty residential area,
~_ ox--East. "R" .Str~. B~~use ac~cess to this area will be
l-imit9" .tg .Iesi~nts and____g'uests, ~I1d retirement housing is
expected to have a -reduced need for on-street parking ,.- -private
streets with a reduced cross section are proposed.
III.3
LEVEL OF SERVICE STANDARDS
Level of service is a qualitative measure used to indicate a
relationship between an existing or projected traffic volume and
an estimated capacity for a segment of roadway. Other factors
that are represented by a level of service value include speed,
travel time, traffic interruptions, freedom to maneuver, safety,
dri ving comfort and convenience, and operating costs. Six
general levels of service are used in identifying the conditions
that will exist on an arterial highway at certain traffic
volumes and capacities. These range from LOS A to LOS F, LOS A
being the least congested situation. The City of Chula Vista
.has ""tablished "threshold standards" which ~nclude the main-
tenance of specified LOS .'i_trn~jor_iI1t-efs~clions. The analysi's' -----
completed in the !:raffic study for the proj ect demonstrates that
all intersections relevant to the pro; ect will o2.~:r~te a.L LOS. C _._
-W12 better during the mor~ing arld evel1j.n~L _E..~~k hours, with the
exception 6f --e1e -mfSt-n--an- Street7Paseo del Rey intersection and
the Telegraph Canyon Road and Paseo Ranchero intersection ~ntll
it is mitigated with signalization. The first intersection will
operate at LOS C in the AM peak hour but is within LOS D in the
evening peak hour. The City's traffic threshold policy permits
LOS D during two one-hour periods only, each morning and even-
ing, at signalized intersections. The proposed project is fully
consistent with this policy, as it will be at LOS C during the
third highest hour.
Similar~~~_~service standards can be assessed for road seg-
--.-.- rnent-S;- as well as intersections~<l'ne tra:tfic analysis ~nd~ca1:es ~
-.-cnar-ill road segments will operate at LOS C or better with
completion o_f.the- SPA III project.
~.
III. 4<P~~~G _~~_~OAD~~~O~~~
Development wi thin Rancho del Rey will be phased concurrently
with the provision of adequate road capacity and access improve-
ments. The proposed development phases and associated circula-
tion system improvements are described in the Public Facilities
Financing Plan.
(08/10/90)
III-4
~o -/.5IJ
A summary of the major road requirements which are a part of
SPA 1/11/111 project are listed below:
East "a" street, between 1-805 and Otay Lakes Road, has been
constructed and striped for six lanes and signals installed
at appropriate intersections.
Ota y Lakes Road has been constructed and striped for four
lanes from Bonita Road to East "H" street. .-4
East "H" Street/I-80S Interchange has been I reconfigured and
signalized according to the timing and speci~ations detail-
ed in the traffic study. ----- ...
Paseo Ranchero and East "J" Street will be constructed in
conj unction with development of SPA III. Paseo Ranchero is
to be constructed as a Class I collector between East "H"
Street and Telegraph Canyon Road, and East "J" Street as a
Class II collector (segment west of Paseo Ranchero) and
Class III collector (east of Paseo Ranchero), per SPA Plan
and PFFP for SPA III.
Internal Streets shown on the respective Rancho del Rey SPA
I, SPA II and SPA III Maps are/will be constructed to the
designated City standard with each phase of development.
In addition, the provision of signals or stop signs will be
required at various intersections. The specific road improve-
ment requirements will be determined at tract map approval and
will be established to maintain the acceptable level of service
throughout the system.
~-
,
III.5 l TRANSIT P~I~~.. PIYNCIP~S
'----.--
The project area is served by the municip"l n".. ....rvice. The
following principles snould be followed in determining the loca-
tion of transit stops along planned transit routes in the com-
munity and in designing the pedestrian system:
1. Where there are numerous major pedestrian generators, access
to stops for transit vehicles moving in both directions
would be facilitated by locating transit stops near striped
intersectiQ.ns. ~ ------- -.--
~--'-
2. Transit stops should be located and walkways designed to
provide access as directly as possible without impacting
fesid~ntial_p~ivacy.
3. At intersection oints of two
s ould be located to minimize walking
'transfer stops.
4. Transit vehicle conflicts with automobile traffic can be
mitigated by locating bus turnouts at the far side of inter
(08/10/90)
III-S
~f) -IS /
sections in order to permit right-turning vehicles to con-
tinue movement.
5. Transit stops should be --2E.2vided w~th_-'!<:l~quate_walkway
lig_h1:~ng with _ge$l,gned~l ters.
6. Walkway ramps should be provided at-transit stops to insure
accessibility by the handicapped.
III.6
BICYCLE CIRCULATION
A number of bikeways are planned for internal circulation within
Rancho del Rey. The internal bicycle system will connect into
existing and planned bikeways in the City-wide system on East
"H" street and Telegraph Canyon Road. The primary bikeway
system is shown in Exhibit 9 and described below:
Class I Bikeway (Bike Path):
The bike path is a completely separated path apart from the
existing street system designed to accommodate one- or
two-way traffic.
Class II Bikeway (Bike Lane):
A bike lane is an on-street facility designated by a six
inch solid white stripe to the right hand side of the road.
Bike lanes are designed for one-way travel in the direction
of traffic flow and are typically established on both sides
of the street except through intersections. Bike lanes are
planned for all major and collector streets within Rancho
del Rey.
All bikeways should be designed and constructed in accordance
with CalTrans' "Planning and Design Criteria for Bikeways in
California" to comply with state standards.
(08/10/90)
III-6
,;If) -IS ~
CHAPTER IV: PARKS, RECREATION AND OPEN SPACE
The Rancho del Rey SPA III Plan provides facilities to complete
the well-balanced, integrated system of parks, trails and other
recreational facilities envisioned by the EI Rancho del Rey
Specific Plan. The Plan also provides a significant amount of
Open Space which will be preserved in its natural condition.
These open space areas will permit conservation of sensitive
environmental resources which have been documented on the pro-
ject site. The park, recreation and open space included in the
SPA III Plan have been carefully planned to implement the provi-
sions of the EI Rancho del Rey Specific Plan.
This chapter describes the specific facilities included in SPA
III. The phasing and financing of these improvements are addres-
sed in the Public Facilities and Financing Plan.
IV.O
OPEN SPACE
Generally accepted standards have been established for the provi-
sion and configuration of parks and recreational facilities
based on population. However, the need for open space is more
difficult to quantify. Usually the need, amount and location of
open space are determined by natural environmental or facility
re la ted condi tions such as biological resources, retention
basins, right-of-way reserves and buffer space.
The EI Rancho del Rey Specific Plan designates large natural
open space areas for conservation and preservation. Each of the
implementing SPA Plans maximizes the amenity value of the open
space included in the specific plan by providing maximum visual
access into such areas from public places (streets, parks, etc.)
as well as from future homesites. Trail access is also provided
for hiking through the canyon preserve areas in a manner consis-
tent with conservation of sensitive resources (see IV.O.D. Trail
System). Exhibit 9, the Open Space Access Plan, diagrams the
various access modes from developed areas into preserved open
space areas.
The EI Rancho del Rey Specific Plan recognized the sensitive bio-
logical resources located in Rice Canyon and on some of the
slope areas surrounding it. These areas were protected by desig-
nating them natural open space uses and establishing standards
for their conservation. Two particular endangered plant
species, Otay tarweed and San Diego thornmint, were found on-
si te, and specific measures were required to preserve them.
These measures were implemented in the previous SPA Plans. No
specific requirements were established for the SPA III area.
(08/10/90)
IV-1
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IV-2
;)() -IS~
A focused biological impact analysis and mitigation plan for SPA
III has been prepared and is included in the Appendix Volume of
this text (Appendix B). The analysis focuses on the impacts of
grading to create development sites. Mitigation measures adopt-
ed with the Specific Plan and other earlier documents have been
included in the SPA III development scheme. A project-wide
revegetation plan which includes sensitive plant species trans-
planting programs is proposed. This plan would -be reviewed and
implemented by a plant specialist with experience dealing with
na ti ve species. Addi tional, specific mi tigation measures,
including an off-site land acquisition program, prescribed for
the SPA III Plan are described below:
A. Habitat
Impacts to the coastal sage scrub habitat will be minimized
by monitoring grading by a qualified biologist to ensure
open space areas are not impacted, and by hand clearing fire
safety areas instead of using heavy equipment. These
measures will help to protect the plant community and to
reduce associated impacts the wildlife that utilize these
plant species. Mitigation for the loss of habitat will
include the revegetation of cut slopes with coastal sage
scrub species native to the site. Establishment of native
species on disturbed slopes will offer replacement habitat
for the California gnatcatcher, the orange-throated whip-
tail, and the San Diego horned lizard.
The quality of mima mound topography on the site was asses-
sed. Although the topography is present, the field survey
determined that only one vernal pool exists on-site.
B. Botanical
Impacts to populations of San Diego barrel cactus and snake
cholla cactus could be reduced to a level of insignificance
through the des ign and implementation of a transplanting
program. This program would remove cacti from impact areas
and transplant them to permanent open space, under the super-
vision of qualified experts. A monitoring scheme would be
included to assess the success of the program.
c. Wildlife
Impacts to the population of California gnatcatchers will be
reduced by the following: 1) minimizing impacts to the
coastal sage scrub vegetation; 2) designing open space areas
to include large blocks of the coastal sage scrub habitat;
and, 3) making on-site open space contiguous with undisturb-
ed habitat off-site. The revegetation of cut slopes with
coastal sage scrub species will also aid in replacing lost
habitat for this bird.
(08/10/90)
IV-3
dO --1$
D. Off-site Mitigation Program
California Gnatcatchers
Prior to the issuance of a grading permit which would dis-
turb coastal sage scrub on the specialty housing area of SPA
III (Parcel R-7 on the Site Utilization Plan), except for
road/sewer improvements, as described below, the applicant
shall acquire and preserve an area of coastal sage scrub
habitat as described in one of the following options:
1 . Acquire and preserve an off-site area of coastal sage
scrub habi ta t encompass ing a t least 187 acres which
supports at least 17 pairs of California gnatcatcher;
or,
2. Acquire and preserve an off-site area of coastal sage
scrub habitat encompassing at least 256 acres which
supports at least 10 pairs of California gnatcatcher;
or,
3. If an off-site mitigation area cannot be found, shall
preserve the 70 acres of coastal sage scrub habitat in
the Specialty Housing Area (Parcel R-7) on-site, in
addition to the 117 acres of coastal sage scrub habitat
proposed for open space as described in the project
EIR;
4. Or acquire and preserve an off-site area of coastal
sage scrub habitat acknowledged by the U. S. Fish and
Wildlife Service and the city of Chula Vista to equal
or exceed the conservation goals of the options listed
above.
This mitigation is to satisfy the take and replacement for
all of SPA III, not just for the specialty housing area.
The proposed mitigation site can be located outside the city
limits, however, first priority shall be given to the acqui-
sition of areas within the City's General Plan area, and
then to other areas within San Diego County. The long-term
preservation of the mitigation site will be the responsibil-
ity of either a public or private entity that is satisfac-
tory to the City of Chula Vista (acceptable private entities
are: Nature Conservancy, Sierra Club; acceptable public
entities are: Bureau of Land Management, California
Department of Fish and Game, U.S. Fish and Wildlife Service,
County of San Diego, City of Chula Vista). Interim respon-
sibility for preservation of the mitigation site shall
remain with the project applicant until an acceptable public
or private entity is secured. The proposed site must be
acceptable to the City of Chula Vista, in consultation with
the U.S. Fish and Wildlife Service (USFWS) and the
California Department of Fish and Game (CDFG) for evaluation
of the site. The criteria for determining the acceptability
(10/26/90)
IV-4
~o -15(,
of the mitigation site will be (1) its use by the California
gnatcatcher, and (2) its long-term conservation potential.
The mitigation site will be evaluated for use by the
California gnatcatcher through surveys of the site on a
minimum of three days at least a week apart. If no
gnatcatchers are heard after the first visit, tapes of
gnatcatchers will be used. A minimum of one hour should be
expended for each 25 acres of habitat surveyed. Surveys
will be conducted in the morning between sunrise and 11: 00
a.m., or after 3:00 p.m. Surveys should be conducted when
air temperature is between 55 and 95 degrees Fahrenheit, and
winds are below 15 miles per hour.
The mitigation site should be within, adjacent to, or con-
nected by an appropriate landscape corridor to a larger area
or interconnected set of patches of habitat that are cur-
rently in public ownership, designated for open space, or
reasonably expected to remain in a natural state. The
mitigation/replacement site can be located outside the City
of Chula Vista, if necessary, but must be within San Diego
County.
No grading or activities which would adversely affect the
habitat on the specialty housing area, other than: 1) the
construction of sewer improvements, 2) the extension of
Paseo Ranchero, and 3) the further grading of the disturbed
area on the east end adjacent to Paseo Ranchero which is not
included in the 70 acres of quality coastal sage scrub
habitat, shall occur prior to accomplishing the off-site
acquisition.
The proj ect proponent will make an irrevocable offer to
dedicate the off-site acquisition/mitigation site to the
City of Chula Vista, County of San Diego, or other appropri-
ate open space holder at the time of issuance of the grading
permit. If ownership of the site does not transfer prior to
the issuance of a grading permit, the applicant shall record
a conservation easement with an agency of appropriate juris-
diction over the off-site mitigation area (186 or 256 acres)
prior to issuance of the permit.
Vernal Pools
Prior to issuance of a grading permit which would disturb
the mima mound area indicated in Appendix B, the project
proponent will acquire and preserve 0.4 acres of vernal
pool-associated lands. The vernal pool acquisition area is
not required to be in the City of Chula Vista. This mitiga-
tion area is equivalent to twice the vernal pool area lost
as a result of grading on the proposed project area. The
proposed vernal pool mitigation site must be acceptable to
the City of Chula Vista, in consultation with the USFWS.
The cri teria for determining the acceptability of the
mitigation site will be (1) the presence of vernal pool
habitat, and (2) its long-term conservation potential.
(10/26/90)
IV-5
J,O ., /jr
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The acquired [Vernal pool \ mi tigation area shall be an area
recognized by the USFWS ,as an area supporting pool habitat
and it shall be a vernal pool area that is currently in
private ownership and not protected by conservation ease-
ments. The mitigation site can have existing vernal pools
occurring on it, or it may be an ar~a which is historically
known to support vernal pools that could be restored (recon-
structed) . - If an area requiring restoration is chosen, a
vernal pool restoration plan shall be prepared and imple-
mented. The plan shall be acceptable to the City of Chula
Vista, in consultation with the USFWS. The site shall be
adj acent to or connected by an appropriate landscape
corridor to a larger area or interconnected set of patches
of preserved vernal pool habitat that are currently in
designated open space.
immediately upon acquisition of a suitable vernal pool
itigation site, the acquired area shall be fenced with a
, six foot chain-link fence to protect the area. The appli-
cant will be required to secure a conditioned Nationwide
permit, to be issued by the U.S. Army Corps of Engineers
(Section 404 of the Clean Water Act), that contains the
conditions outlined in this section concerning vernal
pools. The Corps permit shall be applied for and received
prior to grading.
x
No grading or activities which would adversely affect the
habi ta t in the vernal pool area (central portion of parcel
R-S) shall occur prior to accomplishing the off-site acquisi-
tion.
The project proponent will make an irrevocable offer to
dedicate the off-site acquisition/mitigation site to the
City of Chula Vista, County of San Diego, or other appropri-
ate open space holder at the time of issuance of the grading
permit. Interim responsibility for the preservation of the
site shall remain with the project applicant until an accept-
able dedication of the land has occurred.
---<)
The en spac~areas included in the Rancho del Rey SPA III Plan
are si 'ed on Exhibit 10, Recreation/Open Space/Trails
Plan. Corresponding open space land use districts are establish-
ed as described in the Rancho del Rey SPA III Planned Community
District text (Part Three of this volume). Land uses in these
areas will be subject to the regulations found in Chapter IX -
Open Space Districts. Natural open space areas will be dedicat-
ed to an Open Space Maintenance District which will be formed to
own and maintain the open space areas of Rancho del Rey. Open
space parcels OS-3 and OS-4, located between the two portions of
residential development parcel R-7, will be incorporated into
the Specialty Housing Area Precise Plan and will be owned and
maintained by the Home Owners' Association for that project
(except for the public access trail described in the following
(10/26/90)
IV-6
~o -/6i
section) .
consulted
financing.
The Public Facilities Financing Plan should be
for additional information regarding maintenance
~ \
IV.1 ~//
Three types of trails ..are depicted on the Recreation/Open
Space/T"r<rils Exhibit (Exhibit 10): bicycle and pedestrian
routes follow the road circulation system, while the hiking
trail system links the SPA III area to the park and recreation
areas of SPA II and SPA I through open space corridors. The
exhibit includes only the major linkages in the pedestrian
circulation system. All interior streets will typically include
sidewalks adj acent to the roadway in addition to the routes
shown on the exhibit. The trails system, which links the
residential districts and major activity areas such as parks,
schools and recreational centers, provides pleasant and safe
off-street circulation and recreation opportunities.
The proposed hiking trail extends through the south leg of Rice
Canyon and follows the major SDG&E powerline easement. North of
East "H" Street, it connects to the community trail system which
provides direct access to the SPA I community activity center
located at the east end of the canyon. This center includes a
large communi ty park, an adj acent YMCA site and a potential
public library site, as depicted in the Rancho del Rey SPA I
Plan. Within SPA III, the trail connection through the
Specialty Residential Area (parcel R-7) will be determined in
conj unction with the Precise Plan approval for that area. At
that time the open space lot dedication for public use will also
be implemented.
Pedestrian and bicycle routes are designated along the Paseo
Ranchero and East "J" Street. These paths connect to similar
facilities within adjacent neighborhoods. The bike routes are
proposed to be Class II Bikeways (Bike Lane), on-street
facilities designated by a six inch solid white stripe (see
Bicycle Circulation - Section 111.6).
(10/26/90)
IV-7
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IV.2
(CONCEPTUAL PARK PLANS
SPA III includes a 10.0 acre neighborhood park, located adjac..u~
to the junior high school site. This park is intended to accom-
modate group activities and team sports (potential facilities
include tennis and basketball courts, soccer fields, etc.). The
exact type, number and location of facilities and improvements
will be determined by the City. Facilities will selected to
compliment those provided on the junior high school site.
The park site wi thin SPA III will be improved according to the
provisions of the Public Facilities and Financing Plan which
also addresses maintenance responsibilities. The park is pro-
posed for dedication to the City of Chula Vista.
VI.3
~IC PARK COMPLI~CE
The City of Chula Vista requires the dedication and minimum
improvement of parkland for public parks with new development.
The requirements are included in Section 17.10.040 of the City's
Municipal Code. A total of 10.0 acres of usable parkland is
shown on the Recreation and Open Space Plan. This acreage alone
does not meet the standards established by the dedication
ordinance, as shown in Table 6. Because the adjacent junior
high school will also provide recreation facilities, the City
has determined that additional parkland improvements, payment of
fees, or a combination of both would be approriate for the small
deficit in parkland proposed within SPA III. As shown in Table
6, the park requirement is based on 1,380 du within the project
area. Should this total unit count be reduced as the Site Plan
for parcel R-6 and Precise Plan for parcel R-7 are approved, the
addi tional fees/ improvements component of parkland provision
ordinance compliance shall be correspondingly reduced.
(10/26/90)
IV-9
'20-1'1
TABLE 6
Rancho del Rey SPA III
Parkland Dedication Standards
PARK
DWELLING UNIT TYPE DEDICATION PER UNIT
Single-family
Condominiums
Duplexes
Multiple-family
Mobile Homes
423 sf/du
366 sf/du
325 sf/du
288 sf/du
215 sf/du
DWELLING UNITS
PER PARK ACRE
103 du/ac
11 9 du/ ac
134 du/ac
151 du/ac
203 du/ac
Based upon the parkland dedication standards shown above, the
following requirements will apply to Rancho del Rey SPA III:
Number Total Park
of Units ~ of Unit Park Area/DU Acres
734 Single Family 423 sf/du 7.13
646 Condominium 366 sf/du 5.43
TOTAL 1380 du 12.56 ac
The total area of parkland proposed for Rancho del Rey SPA
III:
Parcel Park ~ Acres Percent Credit Acres
P-1 Neighborhood Park 10.0 100% 10.00
TOTAL CREDIT 10.00
Surplus (deficit):
Requirement
Park Area Provided
NET
SPA III
12.56
10.00
2.56)
The def ici t of 2.56 acres shall be met by construction of
additional park improvements, payment of fees, or a combina-
tion of both. Should the total unit count of the project be
reduced during site plan and/or precise plan approval, a
corresponding reduction in the net deficit shall be calculat-
ed and used to determine a reduced fee/additional improve-
ments requirement.
(10/26/90)
IV-10
dO -1f6~
CHAPTER V: PUBLIC FACILITIES
V.O INTRODUCTION
The plan for public facilities is a distinguishing feature of
the Rancho del Rey SPA III Plan. This chapter of the text out-
lines the public facilities necessary to enable the community to
meet the City of Chula Vista I s goal of having new development
provide all required support services. The Public Facilities
and Financing Plan provides additional description of the back-
bone facilities and describes the financing scheme proposed for
each system.
The public facilities systems described in this chapter have
been sized and designed in response to the proposed distribution
of land uses shown on the Site Utilization Plan.
V.1 ROADS
A comprehensive description of the street and highway improve-
ments associated with SPA III is found in Chapter III. The
Circulation Plan is included as Exhibit 8. The most significant
highway improvements associated with the development of SPA III,
together with SPA I and SPA II, include the following, all of
which are complete:
Widen otay Lakes Road to four lanes and signalize project
~ent:.rancei .--.------~
Improve East "H" Street between 1-805 and Otay Lakes Road to
~xJrclnesiancrsignalize intersections; and,
---.- ~ ---....---..-.--,.
Improvealld signaliz~_ __t..J::t~ __1-805 and East "H" Street inter-
-section. ---- - --
Major on-site road improvements for SPA III include the construc-
tion of Paseo Ranchero from East "H" Street to Telegraph Canyon
Road and completion of East "J" Street between the existing
segments in ~e:pr6te9t vicinity.
V.2 WA~~:9'
Rancho del Rey SPA III is located within the otay Water
District, which is responsible for providing local domestic
water service. The District is a member of the California Water
Authority and the Metropolitan Water District of Southern
California. A Water Service Plan for the project has been
prepared by Project Design Consultants and is included as
Appendix C for reference. The projected domestic water demand
for Rancho del Rey SPA III is shown in Table 7 below, and totals
1.00 mgd. The proposed water plan is shown in Exhibit 11.
(08/10/90)
V-1
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TABLE 7
Land Use
Rancho del Rey SPA III
Domestic Water Demand
^'
, '<
, Units Demand Factor
Demand
Residential
Junior High School
(net irrigated)
Park
1380
1400
8.5
1 .0
490 g/du*
20 g/student
2700 g/ac
2700 g/ac
0.68
0.03
0.02
0.27
TOTAL
1 .00 mgd
*Assumes 2.74 persons per unit
~----
V.3 ~('f.€ME~ WA~
Reclaimed water mains are proposed to be installed wi thi!:Lj::)'l~
SPA III development. Although reclaimed" water is not currently---
available in the vicinity of the project site, a reclaimed water
system is being constructed with new development projects so
that when reclaimed water does become available it can be
distributed with minimal additional improvements. Reclaimed
water will be used for irrigation of publicly owned lan~c_~ped
areas in ordeJ:_ to cgnserve potabl_~ ~ater fg!"~cl\L!1Le~tt<:_ u~~.
~
The proposed reclaimed water system is depicted in Exhibit 11A.
A 1 II line will be located in Paseo Ranchero between Teleqraph
Canyon Road an Eas H Str~et. An.Ji" line will be extended'in
!;ast: "J II :>t:reet, from Paseo Ranchero to the park site to__.2:r9v]::ae
~__1.gatJ.on waf:er tor the parlC]!!!1!-:J2-o}:en:tia1'ly, the athletic
fields of the junior high school. --
---.---.-
Off-site facilities will deliver reclaimed water to reclaimed
water facilities in Telegraph Canyon Road. The SPA III system
will convey the water north where it an irrigation system in SPA
II and portions of SPA I which is being constructed to utilize
reclaimed water. These off-site facilities and future connec-
tions are not a part of the SPA III development project.
V.4 ~ :..~
The City 0 Chula Vista will provide sewer service to developed
uses in the SPA. The local sewage system is connected to the
regional San Diego Metropolitan Sewage System (METRO) which dis-
charges at the Point Lorna Regional Treatment Plant.
A preliminary sewage service report has been prepared by Rick
Engineering to document the feasibility of providing sewer
service to the proj ect (see Appendix D). The report addressed
the entire project area (SPAs I, II, and III), rather than the
(10/26/90)
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SPA III area separately. An update for SPA III has been prepar-
ed by Project Design Consultants (also found in Appendix D).
The information included here, which focuses on the SPA III
area, has been extracted from these reports.
The Rancho del Rey project as a whole will contribute sewage
flow to three existing sewer drainage systems: the otay Lakes
Road, the Rice and Telegraph Canyon Systems. Approximately 439
dwelling units will drain into the Otay Lakes Road Sewer System,
2,533 dwelling units and one school site will drain into the
north trunk of Rice Canyon, and 956 dwelling units and the
Employment Park will drain into the south trunk of Rice Canyon.
The Telegraph Canyon System will serve 915 dwelling units and a
school site. Two pumping stations which currently operate in
the Rice Canyon Sewer System will be eliminated.
Previous analyses of the existing trunk sewers has projected
that during the final stages of basin development, certain off-
site segments may flow under pressure during peak flows. Subse-
quent analysis has demonstrated that the Otay Lakes and Rice
Canyon sewer basins will have sufficient capacity to accommodate
the development of Rancho del Rey and other anticipated projects
(see Addendum to Sewer Study, Appendix D).
Within SPA III, the South Trunk of the Rice Canyon System will
drain the northernmost portion of the project and the existing
Candlewood subdivision, the sewage from which is currently
pumped to the Telegraph Canyon basin. Sewage will be conveyed
in underground sewers constructed within proposed and existing
streets or easements to the trunk sewer which will be located at
the southern edge of Parcel R-7. This system is depicted in
Exhibit 12. The southern portion of the project will drain by
gravity to the Telegraph Canyon Basin.
The generation rates listed in Table 8 have been used to esti-
mate waste water flows.
TABLE 8
~
-~._.._-
Rancho del Rey SPA III
Waste Water Generation
~sidentia:+
Density .
(du/ac)
i
I
I
/
/
rojected
Population
(pop./du >)
3.38 j
2.66
2.30
rojected*
Flow
(Qal./du/dat
270 .
213
184
udent
Units
314
420
646
Project
Flow
(mq/day)
0.09
0.09
0.12
0.03
0.33 mgd
*Assumes 80 gallons/day/person
(10/26/90)
V-6
~o ...1f61
Applying these rates, Rancho del Rey SPA III is expected to
generate 0.33 mgd in waste water flow.
The planned sewer system for Rancho del Rey SPA III is shown in
Exhibi t 12. The connection to the Telegraph Canyon System and
the south trunk of the Rice Canyon System are evident.
V.5 b WATER SYSTEM
The downstream draJ.nage rovements necessary to support the
Rancho del Rey project have already been constructed. The focus
of the storm water system for the project is the control of
on-si te flows and erosion. A drainage study encompassing the
entire Rancho del Rey project area has been prepared by Rick
Engineering (see Appendix E). An updated study addressing the
SPA III area has been prepared by Project Design Consultants
(also in Appendix E). This discussion is based on information
contained in those reports.
The overall proj ect site is located wi thin four maj or drainage
basins, with the Rice Canyon Basin the largest and most
central. The Bonita and otay Lakes Basins are located to the
north of Rice Canyon, while Telegraph Canyon Basin is to the
south. SPA III drains to the Telegraph and Rice Canyon basins.
The storm water drainage system proposed for the SPA III project
is depicted in Exhibit 13. An engineering analysis of this
system has indicated that it is adequate for the proposed devel-
opment and will not overload existing downstream facilities.
~
V.6 ('SCHOOLS
A jUnior\i-ghSChOk-s:;~ is proposed on Parcel S-1. A 10 acre
site for an elementary school, currently owned by the school
district, is located at the southwest corner of East "J" Street
and Paseo Ranchero. The District has indicated that it is not
actively planning construction of a school on this site and that
future residents would most likely be served by existing and
currently planned facilities at other locations.
The need for school facilities and available financing methods
are addressed in the Public Facilities and Financing Plan. The
entire project site is within Mello-Roos Community Facility
Districts formed by each of the responsible school districts to
provide funding for school sites and facilities construction.
(10/26/90)
V-7
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V.7 (POLICE AND FIRE SERVICES
... ) ~ r ------.......
Rancho del Rei SPA III r~w-rthin police~atrol beat 3~which is
currently served by one patrol car 24 hours a day. Although no
new facilities will be necessitated, an expansion of personnel
and equipment will be necessary to Serve project residents.
The SPA I Plan eServes a potential site for a fire station in
the park parcel near as ree. This site as1iiiinediate
access to major roads and is large enough to accommodate a
facility meeting City standards. A facility constructed at this
location would also serve SPA III. The mechanism to finance
fire station improvements is addressed in the Public Facilities
and Financing Plan. The project site is currently served by two
stations, one on Otay lakes Road and another on East "J" Street.
V.8 /~IBRARY
The City~'operates a central library to serve the entire com-
munity located at 4th and "F" Streets in central Chula Vista.
Continuing growth in eastern Chula Vista has raiSed questions
about how library service is to be provided within this part of
the City and in which locations. Smaller branch libraries or a
larger facility to serve the area east of 1-805 merit considera-
tion.
Rancho del Rey has reserved land wi thin SPA I, adj aCent to the
fire station site, as a branch library site. The uSe of this
site for library purposes has been approved by the City Council.
(10/26/90)
V-9
~o-/?/
CHAPTER VI: COMMUNITY DESIGN
Community design and character are determined through the inter-
action of several specific areas of design focus: architecture,
site planning, landscaping, hardscaping and lighting. The guide-
lines presented here are intended to focus design efforts in
each of these areas, to create a unified and well-defined com-
munity aesthetic. These guidelines should be consulted and
refined through each level of project review. They are intended
to be refined and revised as development proceeds, as contrasted
to absolute standards.
VI.O
COMMUNITY DESIGN ELEMENTS
Generally, buildings within SPA III should be low-profile with a
variety of sizes, shapes, colors and materials used to promote
interest in the built environment. Consideration should also be
given to the relationship between the urbanized portions of the
project and adjacent natural open space.
/--,
VI.1 ~ING)
The conceptual grading plan for the proposed SPA III Plan is in-
cluded as Exhibit 14. The conceptual plan is responsive to the
general plan grading policies of the El Rancho del Rey Specific
Plan (Section IV.E) and the Land Use Element (Section 7.7).
Final design should reflect the conceptual plan and the follow-
ing standards:
A. General Standards
1. Standards, General: Grading shall be subject to
Chapter 15.04 - Excavation, Grading and Fills, of the
Municipal Code.
2. Grading Design: It is the intent of this SPA that
graded areas will be contoured to blend with natural
landform characteristics. Rounding both vertical and
horizontal intersections of graded lanes, obscuring
slope drainage structures with a variety of plant
material massing, incorporating the use of variable
slope ratios for larger slope banks, use of landscape
planting for erosion control and to obscure man-made
banks, and other similar techniques should be en-
couraged. Artificially appearing slope banks with
rigid angular characteristics should be avoided.
Additional discussion of grading design is provided in
the Design Guidelines. Detailed evaluation of grading
design shall be incorporated in the evaluation of
tentative subdivision maps.
(10/26/90)
VI-1
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3. Boundaries: Minor grading will be allowed outside the
SPA boundary when necessary to match existing topo-
graphy, transition to a future development area, or
construct needed public facilities.
B. Slope Banks
VI.2
1 .
Cut and Fill Slope Construction: Slope banks in excess
of five feet in height should be constructed at a
gradient of 2 to 1 (horizontal to vertical) or flatter
unless otherwise approved by the City Engineer.
2.
Erosion Mitigation: According to actual field condi-
tions encountered, erosion potential on slopes should
be reduced with berms at the top of all slopes; paved
interceptor ditches and terrace drains, or use of slope
gradients recommended by a soils engineer; and, vegeta-
tion. Vegetation should consist of drought-tolerant
native or naturalized species, requiring little or
minimal irrigation, deep-rooted and well-suited to the
particular soil. Spray on applications and coatings,
jute or hemp mesh are effective in stabilizing soils.
Final plans should be based on the coordinated input of
a licensed landscape architect.
3.
Streetscape: The City's Street Design Standards policy
suggests standards for the grading of slopes adjacent
to the right-of-way of major streets. These generaliz-
ed standards are applied unless more precise design and
detailed standards are submitted and approved in con-
junction with the project planning process. Such
detailed information for the SPA III project is provid-
ed in the SPA III Design Guidelines in the Streetscape
Treatment section. These provisions of the Design
Guidelines shall be utilized to regulate slope and
landscape designs adjacent to major streets. In no
case shall slopes adjacent to such streets exceed a 2:1
gradient.
LANDSCAPING
The purpose of the General Landscape Plan is to provide a compre-
hensive framework for individual site landscape plans. It will
assure that all individual projects will conform to an overall
landscape scheme which will result in complimentary landscape
and hardscape elements within the community.
A. Landscape Classifications
(08/10/90)
The General Landscape Plan calls for several classifications
of landscape planting. These areas are depicted on Exhibit
15 and listed below:
VI-3
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1 . Park Planting - High-branching evergreen and deciduous
trees planted in masses and drifts to provide shade,
while allowing visual access. Turf used as groundcover
to provide plan surface.
2. Accent Planting - Flowering trees ~nd accent shrubs or
groundcover as a terminus to entries and at vista
points.
3. Enhanced Slope Planting - Vertical evergreen trees in
random patterns with flowering shrubs and spreading
groundcover.
4. Naturalized Planting - Native and naturalized evergreen
shrubs to blend disturbed areas or slopes with natural
open space.
5. )
Buffer/Transition Area - Features both low and high-
branching evergreen trees and medium-scale dense
evergreen shrubs.
6. Fuel Modification Zone - Plant materials shall consist
of low-fuel shrubs and groundcover. These areas will
be used to buffer development from areas susceptible to
brush-fire.
7. Development Area Planting - Plantings wi thin developed
areas shall blend with edge plantings and reinforce
character and use of individual sites.
8. Natural Open Space - Areas undisturbed by development
activity, vegetated with naturally occurring species.
9. Arterial planting - Plant materials in continuity with
existing portions of streets and with City Landscape
Architect standards.
B. Landscape and Irrigation Standards
Maintenance responsibilities are intended to be assigned as
follows:
1. Individual Private Property Owner Maintenance - The
individual property owner will be responsible for
maintaining landscaping within their privately owned
areas.
2. Homeowner Association Maintenance - Some landscape
maintenance responsibility may be with Homeowners'
Associations. These associations will maintain all
landscaped areas not maintained by the private property
owner or a public agency. These areas include all
in-tract common areas such as private recreation areas,
common open space, street and entry landscaping.
(08/10/90)
VI-5
a.O-I=1-~
3.
Public Agency - Large areas such as parks, parkways and
natural open space acreage will be maintained by a
publ ic agency, either the City of Chula Vista or a
Special Maintenance District. The City Parks and
Recreation Department should be actively involved in
reviewing landscaping plans for publicly owned open
space areas under their purview. The details of such
public agency responsibilities are included in the
Public Facilities Financing Plan.
VI.3
COMMUNITY FENCING
A community fencing style has been established to help unify the
individual project areas of the Rancho del Rey Community. The
selected fencing style is illustrated in Exhibit 17. The follow-
ing guidelines will be used in the design and placement of
fences within the community as depicted in Exhibit 16.
Exterior walls should be provided along major roadways based
upon the following guidelines:
1. Walls should be made of a textured surface material
that is compatible with the design of the neighborhood
area.
2. The monotony of a long wall should be broken by visual
relief through periodically recessing the wall or
constructing pilasters.
3. Landscaping such as trees, shrubs, or vines should be
used to soften the appearance of the wall.
4. Walls which serve as a subdivision exterior boundary
should be five feet in height from the highest finished
grade.
5. Walls used as rear or side yard walls should be
constructed five feet in height depending upon the
conditions that exist.
6. Combined solid fencing, walks and open fencing may be
used to create interest.
7. Fencing design should avoid long continuous runs. Jog-
ging the fence line to avoid monotony is encouraged.
8. Earth berms to substitute and supplement the fencing
should be used whenever practical.
9. Sound wall fencing, where required, should be used to
mitigate adverse noise impacts on residential units.
10. Landscape planting should be used to supplement and
soften fencing and obscuring long lengths of fence with
vines and shrubs is encouraged.
(10/26/90)
VI-6
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7/12/90 '6'9' 2" 's', Exhibit 17
VI-8
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VI.4 COMMUNITY SIGNING
A. Permanent S1.gns
The purpose of a planned sign program is to provide a con-
tinui ty of design which will contribute to an integrated,
well-planned, high quality environment.
Permanent signs include:
1. community entry signs;
2. neighborhood entry signs;
3. identification signs for parks, schools, other public
facilities and special features; and
4. street name signs.
B. Temporary Signs
Temporary signs include:
1. neighborhood/product directional signs;
2. product identification signs;
3. secondary directional signs; and
4. future facility signs.
The general placement of permanent signage is depicted in
Exhibit 18, while typical Entry Monumentation is illustrated
in Exhibit 19. All signs will be regulated according to the
provisions of the Comprehensive Sign Regulations (Chapter XI
in PC District Regulations).
VI.5 LIGHTING
A. Street Lighting
All street lighting shall conform to City standards or an
approved theme lighting program and shall be approved by the
City Engineer.
B. Theme and Community L1.ghting
Lighting for community facilities, recreation facilities,
signs, and walkways shall be reviewed and approved by the
City on a case-by-case basis as an element of Site Plan
Review. The Site"Plan shall include the design and type of
lighting proposed and the time of use. Any lighting for
recreation facilities, signs or business enterprises which
will illuminate a residential area past the hour of 10:00
p.m. shall be clearly identified on said site plan for
(08/10/90)
VI-9
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specific consideration. Any such lighting which illuminates a
residential area that has not been approved by the City on a
Site Plan or other permit shall not be permitted.
VI.6 PARKING DESIGN/STREET FURNITURE
A. Parking Design
Off-street parking shall be provided as specified in the
Planned Community District Regulations (see Chapter XII).
The Design Manual should be consulted for guidelines to be
used in the design of group parking areas.
The following concepts should be considered in the design of
parking facilities:
1. Parking spaces designed for use by compact cars may be
used in accordance with established regulations pro-
viding said spaces are controlled or appropriately
marked to ensure their utilization by compact cars.
2. Off-street parking should be provided in locations that
are convenient to the use or uses it serves.
3. The distance from the parking to any use shall be
reasonable and customary as determined by plan review.
(Note: A reasonable distance for a parking space
serving a residential use would be much less than a
reasonable distance for an employee parking space
serving a major employment use.)
4. The required parking spaces need not be located on the
same building site as the use they serve to satisfy
parking requirements.
5. Parking may be limited in some locations such as neigh-
borhood parks to encourage use of pedestrian and
bicycle trails.
6. An access driveway or private street may be used as a
parking aisle with parking spaces taking direct access,
providing the site planning design is otherwise
adequate and no congestion of vehicular travel would
result.
B. Street Furniture
Street furniture includes all of the various objects general-
ly found adjacent to the street such as: fire hydrants,
post boxes, bus benches, utility company boxes, sprinkler
and traffic signal control boxes, etc. Two principal design
issues should be considered in regard to these objectives.
The first is their overall aesthetic appeal or their contri-
bution to the overall design of the community. The second
(08/10/90)
VI-12
JO -/13
issue is the location of street furniture in relation to the
sidewalk travelway.
In the majority of cases, street furniture is designed for
basic utility, ease of maintenance, and service longevity.
Because of this, and the fact that they are located for easy
service access, stre-et furniture can be intrusive and
detract from the aesthetic quality created by other design
elements. The often conflicting requirements of the project
designer and service provider necessitate close coordination
and cooperation between the builder and service company in
regard to the installation of such items.
Design standards vary with the various street furniture
i terns and the agencies involved. In some cases the stan-
dards are fairly strict, while in others, ample room exists
for negotiation. As an example, the Postal Service requires
ganged, curb-side post boxes for new single family detached
developments. This may be provided by several rural-type
boxes at a single location, or the installation of Neighbor-
hood Delivery Collection Box Units (NDCBU) supplied by the
Post Office. However, the facade or structure surrounding
these boxes can be designed to suit any motif, allowing the
designer to integrate the required unit into the character
of the neighborhood. Similar post box standards have been
established for other residential and commercial/industrial
uses. As an example of rigid requirements, the standards
for fire hydrants are strictly applied due to their impor-
tance to the safety of residents.
When designing for street furniture, every effort should be
made to reduce potential adverse aesthetic impacts. Techni-
ques to be considered include landscape screening, construc-
tion of a facade, use of neutral or complimentary colors,
and undergrounding, where possible.
VI.7
SCENIC HIGHWAYS
Both Telegraph Canyon Road and East "H" Street are designated
Scenic Highways by the Chula Vista General Plan. This desig-
na tion mandates special consideration of the aesthetic quality
of any development visible from these roadways.
Development within the SPA which is visible from Telegraph
Canyon Road will generally be buffered by a significant amount
of open space slopes. These slope areas will maintain the
natural character of the scenic corridor.
The largest development area fronting East "H" Street is the
Speciality Housing Area. The El Rancho del Rey Specific Plan
requires an open space buffer along the residential development
area which is situated across the street from the employment
park in SPA 1. The buffer is to vary in width, but shall have
an average width of 80 feet as measured from the southern curb
(08/10/90)
VI-13
~o -/ tif
of East "H" Street. Accessory residential features such as
driveways, structures, fences, cultivated yards, pools, storage
or similar uses or improvements shall not be permitted within
the open space buffer. This buffer is only required in that
portion of Parcel R-7 which is west of the SDG&E powerlines.
VI.8 SPECIFIC DESIGN GUIDELINES
A. Lot Orientation and Design - Single Family Areas
Single-family detached residential lots and setbacks should
encourage variety in the design, orientation and placement
of homes, wherever practical.
1. Lot widths along residential streets and lot depths
should be varied, where feasible.
2. Roof style, material and height should be varied.
3. Where feasible, east/west street orientation is encour-
aged to facilitate passive solar energy heating.
4. Front yard building setbacks should be varied to avoid
a monotonous pattern of houses.
5. Side yard setbacks should be varied to create greater
solar access, provide more useful open space in side
yards, and avoid a monotonous pattern of houses.
6. The appropriateness of lots backing to other than major
arterials will be reviewed with individual tract maps
or site plans. When deemed appropriate, lots backing
up to collector streets should be set back from the
street right-of-way to permit adequate landscaped buf-
fers along street frontages.
B. Lot Orientation and Design - Single Family Attached and
Multi-Family
Various types of multiple family units and single-family
attached products may be constructed in Rancho del Rey SPA
III to provide a greater variety in design and lifestyle
preference.
The following unit types may be considered:
1) Duplexes: Attached homes with a single common wall at
the lot line.
2) Townhouses: One or two story attached units in build-
ings with 2 to 8 or more units that are the traditional
"Southern California condominium". These may have
individual fee ownership lots or condominium ownership.
(08/10/90)
VI-14
~() -ItS
3) Flats: The traditional apartment type building where
an individual unit is situated on a single level and
may be stacked above other separate units.
Building orientation in multiple family housing should con-
sider indoor and outdoor privacy, solar access and overall
aesthetic appearance: .
1. Buildings should be oriented in such a way as to create
courtyards and open space areas, thus increasing the
aesthetic appeal of the area.
2. Building design should incorporate variety in the type
of materials, colors, units heights and facades.
3. Textured materials such as stucco, rough sawn wood and
split faced block are encouraged.
4. Buildings with roof overhangs are encouraged to give a
traditional residential appearance.
5. Building facades should include relief to avoid a monot-
onous line.
6. Uncovered stairwells should be precluded from general
streetscape view through the use of wing walls, land-
scaping or other means.
7. Private spaces such as patios or balconies are encour-
aged for each unit.
8. Solid walls or fences not less than 6 feet in height
along property lines adjoining access or parking areas
except where adjacent to another multiple family hous-
ing area should be provided.
c. Landscaping - Residential Areas
Landscaping and fencing should soften the hard image of
residential structures and streetscapes, define areas, and
allow passive energy conservation.
1. All residential developments having common open space
and exterior parkways along major roadways should have
a landscape and irrigation plan that delineates the
location, type and size of species to be planted.
2. Within single family residential subdivisions, the
developer should install, or assure the installation
of, front y'ard landscaping and irrigation systems
within a reasonable time period through covenants,
conditions and restrictions of the subdivision map.
3. Street trees should be planted along interior streets
and exterior streets.
(08/10/90)
VI-15
;;O,ltl,
4. All exposed graded slopes should be landscaped and
irrigated (see Street Treatment in Design Guidelines).
5. Whenever feasible, residential units should be oriented
to maximize southern window expo-sure and the use of
solar panels.
6. All dwelling units should be adequately identified by
house number and lighted to deter criminal activity.
D. Precise Plan - Specialty Housing Area
In order to allow a diversification of housing products and
structures, landscaping and special amenities, development
wi thin Parcel R-7 is subj ect to approval of a Precise Plan
as described in Chapter 19.56 CYMC. The following guide-
lines are adopted to aid in the preparation and review of
such a precise plan:
1. The proposed development should have an integrated
design theme to establish a unique and consistent
design for the specialty housing neighborhood.
2. Individual site planning should consider adjoining
parcels to ensure visual and functional compatibility
throughout the neighborhood.
3. Site planning submittals for multi-family projects
subject to development review should include the loca-
tion of landscaping, parking areas, access, signage and
structures, if any, on adjoining parcels.
4. The site plan should illustrate compatibility with the
planning of adj oining parcels in the area of building
configuration, building design, landscaping material,
parking configuration and access.
5. The site planning of signs should consider visibility,
location and integration with the overall design theme
of the specialty housing project.
6. The proportion, size and shapes of all structures
should be compatible with adjacent buildings and uses.
7. Roofs and rooflines should complement the building
proportion and also be compatible with adjacent
structures.
8. A public trail connection shall be provided from Rice
Canyon to East "H" Street via the SDG&E easement or
vicinity. The alignment of this trail will be determin-
ed in conjunction with the Precise Plan approval. Dedi-
cation of the trail as an open space lot for public use
shall occur with subdivision mapping to implement the
approved Precise Plan.
(10/26/90)
VI-16
9,.0 -II 1-
PART THREE: ~EVELOPMENT
----____,u.___
REGULA~~
-~,---
These Planned Community (PC) District Regulations are adopted
pursuant to Title f9, Zoning, of the Chula Vista Municipal Code,
and are intended to implement and integrate the Chula Vista
General Plan, the EI Rancho del Rey Specific Plan, the General
Development Plan and the Sectional Planning Area Plan for Rancho
del Rey SPA III. They set forth the development and use stan-
dards for all property within the SPA by establishing:
setbacks
building heights
parking requirements
landscape requirements
use restrictions
animal regulations
development densities
lot size, width and depth /
fencing requirements /
signing regulations ~
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These Planned Community District Regulations are organized into
two basic land use districts:
Residential
Special Purpose
Each of these two basic districts is further broken down into
specific land use districts as follows:
Residential Land Use Districts
RS Residential Single Family District
RP Residential Planned Concept District
RC Residential Condominium District
RSP Residential Specialty District
Special Purpose Land Use Districts
OS-1
OS-2
OS-3
Open Space - 1 District
Open Space - 2 District
Open Space - 3 District
(08/10/90)
Part 3
~o -/88
CHAPTER VXX: GENERAL PROVXSXONS
VU.o
PURPOSE AND SCOPE
For the purposes of promoting and protecting the public health,
safety and welfare of the people of the City of Chula Vista;
safeguarding and enhancing the appearance and quality of develop-
ment of Rancho del Rey SPA III; and, providing the social, physi-
cal and economic advantages resulting from comprehensive and
orderly planned use of land resources, these Planned Community
District Regulations defining land use districts and regulations
within those districts are hereby established and adopted by the
City of Chula Vista.
VU.1
PRXVATE 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 of this Ordinance.
VU.2
REPEAL OF CONFLICTING ORDINANCES
Whenever the provisions of this Ordinance impose more precise
regulations upon construction or use of buildings or structures,
or the use of lands or premises than are imposed or required by
previously adopted ordinances, the provisions of this Ordinance
or rules or regulations promulgated hereunder shall govern.
VJ:I.3
ESTABLISHMENT OF LAND USE DISTRICTS
A. Division of Rancho del Rey SPA XII into Land Use Districts
In order to classify, regulate, restrict and separate uses
of land, buildings and structures; regulate and limit the
type, height and bulk of buildings and structures in the
various districts; regulate yards and other open areas abut-
ting and between buildings and structures; and, regulate
population densities, Rancho del Rey SPA III is hereby divid-
ed into the following Land Use Districts:
Residential Land ~ Districts
RS Residential Single Family District
RP Residential Planned Concept District
RC Residential Condominium District
RSP Residential Specialty District
(08/10/90)
VU-1
;)0 -Irq
Special Purpose Land Use Districts
OS-1
OS-2
OS-3
Open Space - 1 District
Open Space - 2 District
Open Space - 3 District
B. Adoption of Land Use Districts - Maps
These Land Use Districts and boundaries are established and
adopted as designated on the Rancho del Rey SPA III Land Use
District Map of the City of Chula Vista, and San Diego
County, and, together with all notations, references, data,
district boundaries and other information contained thereon,
are made a part hereof and adopted concurrently herewith
(see Exhibit 20).
C. Filing
The original of the Rancho del Rey SPA III Official Land Use
District Map shall be kept on file with the City Clerk and
shall constitute the original record. A copy of said map
shall also be filed with the Planning Department.
D. Changes to the Land Use District Map
Changes to the boundaries of the land use districts shall be
made by ordinance and shall be reflected on the official
Rancho del Rey SPA III Land Use District Map. Minor changes
resulting from approval of a tract map may be made to the
land use districts map as an administrative matter.
VII.4
CLARIFICATION OF AMBIGUITY
If ambiguity arises concerning the appropriate classification of
a particular use wi thin the meaning and intent of this ordi-
nance, or if ambiguity exists with respect to matters of height,
yard requirements, area requirements or land use district
boundaries as set forth herein, it shall be the duty of the
Director of Planning to ascertain all pertinent facts and
forward said findings and recommendations to the Planning
Commission and, if approved by the Commission, or on appeal, to
the City Council. Thereafter, the established interpretation
shall govern.
Should any provision of these regulations conflict with those of
the Municipal Code, the requirements herein shall apply.
VII.S
EFFECTS OF REGULATIONS
The provisions of this Ordinance governing the use of land,
buildings and structures, the size of yards abutting buildings
and structures, the height and bulk of buildings, population
densities, the number of dwelling units per acre, standards of
(08/10/90)
VII-2
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performance, and other provisions hereby are declared to be in
effect upon all land included within the boundaries of each and
every land use district established by this Ordinance.
VII. 6
ENFORCEMENT
A. Enforcement by City Officials
The City Counci I, Ci ty Attorney, Ci ty Manager, City
Engineer, Directors of Public Works, Public Safety and
Planning, the Building Official, the City Clerk and all
officials charged with issuance of licenses or permits,
shall enforce the provisions of this Ordinance. Any permit,
certificate or license issued in conflict with the provi-
sions of this Ordinance shall be void. Adoption of this
Ordinace shall constitute a precise discretionary action by
the City Council and Planning Director with regard to the
planning, design and development of the Rancho del Rey SPA
III property, including issues of land use, intensity,
grading and slopes, lotting design, landscaping and public
facilities.
B. Actions Deemed a Nuisance
Any building or structure erected hereafter, or any use of
property contrary to the provisions of a duly approved
Design Review, Site Plan, Variance, Conditional Use Permit
or Administrative Review and/or this Ordinance shall be
declared unlawful and a public nuisance per se and subject
to abatement in accordance with local ordinance provisions.
C. Remedies
All remedies concerning this Ordinance shall be cumulative
and not exclusive. The conviction and punishment of any
person hereunder shall not relieve such person from the
responsibi Ii ty of correcting prohibited conditions or
removing prohibited buildings, structures, signs or improve-
ments, and shall not prevent the enforced correction or
removal thereof.
VII.7
DEFINITIONS
For the purposes of this Ordinance, certain words, phrases and
terms used herein shall have the meaning assigned to them by
Title 19 of the City of Chula Vista Municipal Code.
When not inconsistent with the context, words used in the
present tense include the future; words in the singular include
the plural; those in the plural include the singular. The word
"shall" is mandatory; the word "may" is permissive.
(08/10/90)
VII-4
~o .../9 ~
Any aspect of land use regulation within Rancho del Rey SPA III
not covered by these district regulations or subsequent plan
approvals, shall be regulated by the applicable section of the
Chula Vista Municipal Code (CVMC).
(08/10/90)
VII-5
20 -19.3
CHAPTER VIII: RESIDENTIAL DISTRICTS
eURPOSE)
---- --"
In addition to the purposes outlined in Chapter
Districts are included in the Planned Community
to achieve the following objectives:
VIII. 0
VII, the Residential
District Regulations
To reserve appropriately located areas for family living in
single family dwelling unit densities consistent with sound
standards of public health, safety and welfare;
To ensure adequate light, air, privacy and open space for each
dwelling;
To minimize traffic congestion and "vo; n the. .!1Jle.rJ.oadipg of
public services and utilities by prevent~.!l~L_cOl1.~t.rJlcti,on of
buildings of excessive bulk 5rnunil5er-in~ielatiO!L..t.Qjhe._land
--are-a-Ci1"Ound them; -.
To protect residential properties from noise, illumination,
unsightliness, odors, smoke and other objectionable influences;
and,
To facilitate the provision of utility services and other public
facilities commensurate with anticipated population, dwelling
unit densities and service requirements.
VIII.1
PERMITTED AND CONDITIONAL USES
The following uses shall be permitted where the symbol "p" appears
and shall be permitted subject to a Conditional Use Permit where the
symbol "c" appears. Uses where the symbol "A" appears shall be per-
mitted subject to an Administrative Review.
PERMITTED USE MATRIX - RESIDENTIAL DISTRICTS
Land Use
Land Use District
RS RP RC RSP
A. Residential Uses
1.
Single family dwellings
P
P
P
P
2. Guest dwellings or accessory living
quarters
3.
Duplex dwellings
p
p
(08/10/90)
VIII-1
aD -/9'1
PERMITTED USE MATRIX - RESIDENTIAL DISTRICTS (Continued)
Land Use
Land Use District
RS RP RC RSP
4.
Mobile homes on individual lots
which are certified under the
National Mobilehome Construction
and Safety Standards Act of 1974
P
P
P
P
5.
Group residential, including but
not limited to, boarding or rooming
homes, dormitories or retirement
homes
A
C
A
6.
Townhouse dwellings
A
P
P
7.
Multiple dwellings
P
P
B. Agricultural Uses
1.
All types of horticulture
P
P
P
P
2.
Agricultural crops
A
A
A
A
3. Animal raising or grazing
4.
Keeping of three (3) dogs and/or
three (3) cats (over the age of four
months)
P
P
P
P
C. Public and Semi-Public Uses
2.
3.
4.
5.
1 .
Day nurseries, day care schools and
nursery schools (more than 12 children
enrolled) * C
C
C
C
Convalescent homes
C
A
Churches, convents, monasteries and
other religious places of worship
(subject to requirements of Section
19.58.110 ewC)
C
C
C
C
Essential public services, including
but not limited to: schools,
libraries, museums, parks, public
works facilities and similar
installations
C
C
C
C
Public utility and public service
substations, reservoirs, pumping
plants and similar installations
C
C
C
C
*Fewer than 12 children enrolled subj ect to City Ordinance
standards.
(08/10/90)
VIII-2
;J() -195
PERMITTED USE MATRIX - RESIDENTIAL DISTRICTS (Continued)
Land Use Land Use District
RS RP RC RSP
6. Recreational facilities, including
but not Umi ted to: country clubs,
tennis and swim clubs, golf courses,
racquetball and handball. (Sites
for such faciE ties which are 2 acres
or less shall be subject to Adminis-
trative Review only) C C C A
7. Recreational courts, including but
not Umi ted to, tennis, basketball
and similar uses A A A A
D. Home Occupations
1. Home occupations subject to the
provisions of Chapter X.2 A A A A
E. Accessory Uses
1. Accessory structures and uses
located on the same site as a
permitted use A A A A
2. Accessory structures and uses
located on the same site as a
conditional use A A A A
F. Temporary Uses
1 .
Temporary uses as prescribed in
Chapter X.l
A
A
A
A
VIII. 2
PROPERTY DEVELOPMENT STANDARDS
A. General Standards
The Property Development Standards on the following page shall
apply to all land and buildings, other than accessory buildings,
permitted in their respective residential land use district.
The use of the symbol "Sp" indicates that the standard is estab-
lished by the approval of a Site Plan. Minor variations to
specific standards may be permitted subject to site plan or
tract map approval providing that the minimums specified herein
are maintained as average minimums. Lot widths and depths are
typical minimums but may vary slightly with irregularly shaped
lots and site specific conditions. The parking standards for a
planned Senior Citizen or "affordable" residential development
may be reduced from those specified herein for the district in
which it is located by the Director of Planning.
(08/10/90)
VIII-3
;lD -/9fp
RESIDENTIAL PROPERTY DEVELOPMENT STANDARDS
1.
Lot area (in net OOO's s.f.)
minimum
minimum average
2.
Lot width (in feet)
minimum
minimum average
3.
Lot depth (in feet)
4.
Lot coverage (percentage)
5.
Floor Area Ratio*
6. Front yard setback (from
Public street ROW)
a) To direct entry garage**
b) To side entry garage**
c) To main residence
7. Side yard setback
8.
a) To adjacent residential lot
(min. total/min. one side)
b) Distance between detached
residential units
c) To adjacent street
(corner lot)
1
Rear yard setback
9.
2
Building height, feet (maximum)
(2-1/2 story maximum in RS & RP)
accessory bldg., maximum
10.
Parking spaces per unit
*May be modified with Site Plan approval
Land Use District
RS RP RC RSP
5.0
6.0
50
50
90
45
.55
1 5
1 0
15
10/5
10
10
15
28
3.5
4.0
40
45
90*
50
.60
15
10
10
SP
SP
SP
SP
SP
SP
SP
SP
10/3 SP
15 15
10 SP
10 SP
15* SP
28
SP
**Lots fronting on East "J" Street, west of Paseo
Ranchero: 28' direct entry, 23' side entry
garage in RS & RP districts
1Exception for one story structures per
19.26.150 CVMC
2May be increased to 35 feet with Site Plan approval
3As required for uses approved in Precise Plan
(10/26/90)
VIII-4
~o -/'fr
2 2 1.5 sp
(gar.) (gar.) 1 bdrm
+1 guest unit
2.0 sp
2 bdrm
unit
2.5 sp
3+ bdrm
unit
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
15
pp3
B. "Minimum Average" Standards
A "minimum average" standard is provided for lot area and
lot width criteria for single family detached products in
order to provide flexibility in lot design. This standard
is intended to allow for a reduced absolute standard to
accommodate special circumstances while precluding a major-
i ty of lots at or near the minimum. The average shall be
calculated using all lots within the designated parcel of
the Site Utilization Plan (R-1, R-2, etc.). Lot width shall
be measured 20 feet back from the street right-of-way.
C. Site Plan Review for RP Land Use District
Notwi thstanding the property development standards listed
above, development within the RP District may be approved
with reduced standards through approval of a Site Plan.
D. Precise Plan Requirement for RSP District
,\/F. )
'v'
Approval of a Precise Plan is required prior to development
of property within the RSP District. The application and
approval of the Precise Plan shall follow the procedures and
meet the requirements of the Zoning Ordinance (19.14.570 et
seq CVMC) except that detailed architectural information may
be deferred to a subsequent application for Site Plan
approval. The Precise Plan shall establish the amount and
location of each type of residential development which will
comprise the district. The Precise Plan shall also
establish the appropriate set of development standards, RS,
RP or RC, and any exceptions, modifications or additional
standards appropriate to providing and maintaining each type
of housing permitted in the District.
,--,
E. ~oup Pa~king Sta~s for RC Land Use District
The parking requirements for the RC District include 0.3
spaces for guest parking. If more than one space per dwell-
ing unit is assigned to the dwelling unit, then the required
guest parking spaces shall be marked and clearly identified
as guest parking. The guest parking spaces shall not be per-
mitted to be assigned to individual dwelling units.
Parking Standards for Senior Citizens' Housing
Parking standard~y be reduce~rom those specified for
the RC or RSP District for projects which are restricted to
Senior~itizens (age 55 and above). Such a reduction shall
be at the discretlon of the City Council through the CUP
procedure (19.14.080 CVMC).
G.
Special Requirements
Front Yard setbacks shall be measured from the right-of-way
of the fronting street. The front yard setback may be
(08/10/90)
VIII-5
~o -/Y'i
reduced, subject to site plan approval, within the RP, RC
and RSP districts. If the front yard setback is reduced to
less than fifteen (15) feet, and the dwelling is located on
a street, cul-de-sac or court containing more than twelve
dwelling units, then the garage shall be equipped with an
automatic garage door opener.
H. Floor Area Ratio (FAR) and Additions
Floor area ratios shall be calculated according to Section
19.04.097 CVMC. Floor area shall exclude the area of open
patios (covered but open on three sides) up to 300 square
feet. Room additions may be permitted only when consistent
wi th all property development standards, including building
he:i.ght-and total floor area ratio (FAR).
I.~~creatiOnal Vehicles, ,--
The parking or storage of recreational vehicles on streets
or in areas visible from the street for periods greater than
72 hours in residential districts shall be prohibited. En-
forcement shall be. ~hr:>~g!:_ C:~&R~--=--ecoEci~ci _~or_E'!ach parcel.
VIII.3 ~~CE
In all Residen-tI-al
dards shall be met:
"
"
STANDARDV
Districts,
the following performance stan-
A. Equipment
Air conditioners, antennas, ham radio antennas, solar
panels, heating, cooling, ventilating equipment and all
other mechanical, lighting or electrical devices shall be so
ocated and operated that the do not disturb the eace,
qU1et and com ort of neighboring residents and shall be
screened, sn1.eJ.aea anai ~r "oun~ b;.J:J:ered from surrounding
properties and streets. All e_ui_ment shall be installed
and operatea--rn-'-accordance with all other applicable ordin:"
ances. Heights of said equipment shall not exceed that per-
mitted by the zoning.
Private, individual satellite dish antennas are prohibited.
Communi ty or association operated antennas may be allowed
subject to a Conditional Use Permit.
B. Landscapinq
Required front and exterior side yards shall be landscaped
and consist predominantly of trees, plant materials, ground-
cover and decorative rocks, except for necessary walks,
drives and fences. All required landscaping shall be perma-
nently maintained in a healthy and thriving condition, free
from weeds, trash and debris. Landscaping requirements may
be met either by installation by the builder or developer,
(08/10/90)
VIII-6
~()-liff
or for single family development, by requ1r1ng through CC&Rs
that individual homeowners install front yard landscaping
within one year of occupancy.
c. utilities
All utility connections shall be designed to coordinate with
t~e architectural elements of the site so as not to be expos-
ed except where required by the utility provider. Pad-mount-
ed transformers and/or meter box locations shall be included
in the site plan along with any appropriate screening treat-
ment.
D. Exterior Noise
The acceptable outdoor noise exposure level, for each resi-
dential district, measured at the property line, is provided
in the following table. (See Chapter 19.66 CVMC for defini-
tions and additional details.)
Exterior Noise Limits
Receiving Land Use District
1 a.m.-10 ~ lQ p.m.-7 ~
RE, RS, RC, RSP
55 dbA 45 dbA
*Environmental Noise - Leq in any hour
*Nuisance Noise - not exceeded at any time
E. Interior Noise
The maximum permissible dwelling unit interior noise levels
are provided in the table below.
Interior Noise Limits
Time Interval
7 a.m.-10 p.m.
10 p.m.-7 a.m.
Any Time
55 dbA
45 dbA
1. min. in 1. hr.
1 min. in 1. hr.
50 dbA
40 dbA
45 dbA
35 dbA
F. Energy Conservation
Buildings shall be located on the site to provide adjacent
buildings adequate sunlight for solar access where practic-
able. Buildings should be designed to minimize energy con-
sumption, including, but not necessarily limited to the
following conservation considerations:
--Co-generation
--South-facing windows
--Eave coverage for windows
--Double glazed windows
--Earth berming against exterior walls
--Deciduous shade trees
(08/10/90)
VIII-7
,
a. 0 ... ,JO()
G. Special Standards: RC District
VIH.4
In the RC District, including the conversion of apartments
to condominiums where permitted and development constructed
to RC standards within the RSP District, the following
performance standards shall be met:
1 .
Masonry walls or fences six (6) feet in height from the
highest finished grade shall be required where needed
for noise attenuation and/or privacy.
2.
Where a lot fronts on more than one street, it shall be
considered to have multiple frontages and shall be re-
quired to meet special side yard setbacks.
3.
When a RC lot is adjacent to any single family zone, a
minimum of fifteen (15) feet of landscaping shall be
maintained on the RC lot between such uses.
4.
Lockable, enclosed storage shall be provided in the
carport area as required by Section 15.56.020 CVMC;
substitutions may be approved by the Director of
Planning.
5.
Conveniently located common laundry facilities shall be
provided for units which do not have individual hook-
ups.
6.
Conveniently located and well screened trash bins shall
be provided for all dwelling units.
7.
Recreation vehicle (including campers, boats and trail-
ers) parking shall be provided, fully screened from
view, or the development shall prohibit all parking of
recreational vehicles.
ACCESSORY STRUC'l'ORES
Accessory buildings and structures, attached or detached, used
either wholly or in part for living purposes, shall meet all of
the requirements for location of the main structure as construct-
ed or required by the District, whichever is less restrictive,
except as provided herein:
A. Enclosed accessory buildings or structure that are attached
to the main building shall not be allowed to encroach into
the required rear yard setback. Open structures may be
allowed to encroach into the rear yard setback subject to
approval by the Director of Planning.
B. A detached accessory structure shall meet the setback re-
quirements of the main building for the front and street
side yard areas.
(08/10/90)
VIH-8
~ 0- t:iltJ/
C. A detached accessory structure may be located within an
interior side yard or rear yard provided that such structure
is located no closer than five (5) feet to an interior side
or rear lot line, is at least six (6) feet from the main
structure, and does not exceed one story in height.
D. Porches, steps, architectural fe.atures such as eaves,
awnings, chimneys, balconies, stairways, wing walls or bay
windows may proj ect not more than four (4) feet into any
required front or rear yard area, and not into any required
side yard more than one-half of said required yard.
VI II. 5
WALLS AND FENCES
In any required front or side yard adjacent to a street, a wall,
fence or hedge shall not exceed forty-two (42) inches in height
except as provided herein.
A. A wall, fence or hedge not more than six (6) feet in height
may be maintained along the interior side or rear lot lines,
provided that such wall, fence or hedge does not extend into
a required front or side yard adjacent to a street except
for noise attenuation as required by the City and as provid-
ed herein.
B. A wall, fence or hedge adjacent to a driveway or street pro-
viding vehicular access to an abutting lot or street shall
not exceed forty-two (42) inches in height within the front
or side yard setback area of the lot. Corner cut-offs may
be required to maintain a reduced height in special circum-
stances for safety and visibility.
C. Fiberglass sheeting, bamboo sheeting or other similar tem-
porary material shall not be permitted as a fencing material
on street frontages.
VIII.6
SIGNS
No sign or outdoor advertising structure shall be permitted in
any residential district except as provided in Chapter XI.
(08/10/90)
VIII-9
OJ () -r;)/)~
CHAPTER IX: OPEN SPACE DISTRICTS
IX.O
PURPOSE
These zoning districts are intended for open space, landscaping,
recreation and public uses and are not to be confused with open
space maintenance districts. Only those additional uses which
are complementary to, and can exist in harmony with, open space
are permitted. There is no lot size limitation and it is
intended that this district may be applied to a portion of a lot
provided that the remainder of the lot meets the requirements of
the development zone for which it is designated.
In addi tion to the purpose outlined in Chapter VII, the Open
Space Districts are included in the Planned Community District
Regulations to achieve the following objectives:
To preserve open space for the conservation of natural
resources
Maintain the natural character of the land
Provide for public/quasi-public and recreational uses
Conserve areas of historic and community significance for
the enjoyment of future generations
Provide for private use of land under limited development
Promote public health and safety
IX.1 PERMITTED AND CONDITIONAL USES
The following uses shall be permitted where the symbol "p"
appears and shall be permitted subject to a Conditional Use
Permit where the symbol "c" appears. Uses where the symbol "A"
appears shall be subject to Administrative Review.
Land Use OS-1 OS-2 OS-3**
Arboreta - (horticultural garden) A P P
Christmas tree sales A A A
Commercial recreation A
Day care facilities* P
Fruit and vegetable stands C A
Incidental concessions A A P
Parks P P P
Parking Areas P P
Places of worship A P
Public and quasi-public uses C P P
Recreational facilities P P P
Tract signs and offices (temp.) A A A
Tree farming A A A
Utili ties (public and private) P P P
Similar uses approved by the
Planning Commission P P P
*Subject to City Ordinance **See NOTE on following page
(10/26/90) IX-1
aO ...,)0.3
NOTE:
Any proposed use which includes non-ambulatory occu-
pancy in OS-3 District (parcel CF-1) shall be subject
to addi tional geotechnical review to evaluate seismic
safety. The City Engineer shall determine the suitabil-
ity of the site for the proposed use based on the geo-
technical data.
IX.2
PROPERTY DEVELOPMENT STANDARDS
The following regulations shall apply to the site of a Permitted
or Conditional Use. The requirements are minimum, unless
otherwise stated.
Density - Maximum dwelling unit per
legal lot
o
Lot width (feet)
o
Lot depth (feet)
Front yard setback (feet)
o
20
Rear yard setback (feet)
20
Side yard setback,
total/each side (feet)
20/10
Building height
35 feet or two
stories, whichever is
less
Height of poles, clock towers,
or special features
Per Site Plan approval
IX.3
SIGNS
Signs approved as a component of the SPA Plan shall be permitted
within open space districts included within the SPA. Other
signs shall be permitted only as provided in Chapter XI of these
regulations.
(10/26/90)
IX-2
~O"' ~() 'I
CHAPTER X: SPECIAL USES AND CONDITIONS
X.O PURPOSE
This chapter provides additional regulation for special uses and
condi tions which require special review standards beyond those
of the basic land use districts. Temporary uses, home
occupations, recreational courts, and arcades are addressed in
this chapter. Where this chapter prescribes a regulation which
is more restrictive than that of the land use district in which
a use is allowed, the provisions of this chapter shall apply.
X.1 TEMPORARY USES
A. Purpose
The provisions of this section shall be known as the
Temporary Use Regulations and shall provide regulations for
the uses hereinafter enumerated. Temporary uses are subject
to approval by the Director of Planning, except as noted.
B. Temporary Uses Listed
1. Circuses. rodeos, parades or similar outdoor entertain-
ment or enterprises, subject to not more than five (5)
calendar days of operation in any calendar year.
Requests exceeding these time limitations will require
application and approval of a Conditional Use Permit.
2. Christmas tree sales lots, Halloween pumpkin sales and
other holiday sales subject to not more than forty (40)
calendar days of site occupation and operation in any
calendar year.
3. Subdivision sales offices, sales information centers,
sales pavilions, and model home complexes located
within the subdivision, subject to the following
minimum requirements:
a.
Offices shall be no closer than one vacant lot to
an existing dwelling unit which is not part of the
subdivision; trailers may be used for no more than
ninety (90) calendar days or until such time as
the subdivision sales offices have been completed,
whichever is less;
b.
Trailers used as sales offices for lot sales with-
out model homes may be used for a period greater
than ninety (90) days, subject to site plan and
architectural review approval, and the maximum use
period listed below.
(08/10/90)
X-1
~() -~05
c. An AC paved parking lot shall be provided with
sufficient parking spaces to accommodate said use;
d. Offices shall be allowed for a maximum of four
years;
e. Fai thful performance bonding in an amount appro-
priate to guarantee removal and/or conversion of
the sales office and attendant facilities shall be
required; and
f. Other conditions that the Director of Planning
deems necessary to assure that the sales office
will not constitute a nuisance or be objectionable
to the residential uses in the neighborhood.
4. Outdoor arts and crafts shows and exhibi ts, subj ect to
not more than~ree (3) calendar days of operation or
exhibition in any sixty (60) calendar day period.
5. Contractors' offices and storage yards on the site of
an active construction project.
6. Mobilehome residences for security purposes on the site
of an active construction project.
7. Temporary use of properly designed mobile trailer units
for classrooms, offices, etc., for periods not to
exceed ninety days subj ect to Administrative Review.
Requests for such uses in excess of ninety days
duration shall require the approval of a Conditional
Use Permit by the Planning Commission. Such units
shall meet all requirements of building, fire, and
health codes.
8. Charitable or school-sponsored drop-off bins for
recycling of cans, newspapers, or similar items, or for
drop-off of clothes and small items. Bins shall be
located in the parking lots of public or semi-public
property, on a temporary basis, when written permission
is granted by the property owner or operator. Such
bins shall be kept in a neat and orderly manner.
Collection of bottles, cans, and newspapers shall also
be regulated by the City's "Bottle Ordinance" (Section
19.58.345 CVMC).
9. Addi tional uses determined to be similar to the fore-
going in the manner prescribed in Chapter XIII.1 of
these regulations.
(08/10/90)
X-2
dO -.)()"
c. Permits and Bonds
All temporary uses shall be subject to the issuance of a
Temporary Use Permit by the Director of Planning, and other
required permits and licenses, including but not limited to
building permits, sign permits, and solicitor's or vending
licenses. In the issuance of such a permit, the Director of
Planning shall indicate the permitted hours of operation and
any other conditions, such as walls or fences and lighting,
which are deemed necessary to reduce possible detrimental
effects to surrounding development and to protect the safety
and welfare of the public. Prior to the issuance of a
permit for a temporary use, except those listed under 3, 6,
8, and 9 above, a cash deposit may be required of the
applicant/user. This cash deposit shall be used to defray
the costs of cleanup of the property by the City, should the
permittee fail to do so.
D. Extension or Modification of Limits
Upon written application, the Director of planning may
extend the time within which a temporary use may be
operated, or may modify the limitations under which such
uses may be conducted, if it is determined that such an
extension or modification is in accord with the purposes of
the zoning regulations.
E. COndition of Site Following Temporary Usage
Each site occupied any a temporary use shall be left free of
debris, litter, or any other evidence of the temporary use,
upon completion or removal of the use. The site shall
thereafter be used only in accordance with the provisions of
these zoning regulations.
F. Fee
The application for a temporary use shall be accompanied by
the fee established in the Master Fee Schedule to cover the
cost of processing the application prescribed in this
chapter. This fee may be waived by the approving authority
for charitable groups whose use do not require public
services.
/
X.2
c~~
/
OCCUPAT!ONS-
A. General Provisions
Home occupations may be permitted ~ ~~ in compliance
with the conditions listed herein. A permit must be issued
by the Director of Planning prior to the operation of such a
use. A fee shall be paid in accordance with the Master Fee
Schedule.
(08/10/90)
X-3
;10 -~O r
1. There shall be no stock in trade or exterior storage of
materials in the conduct of a home occupation.
2. A home occupation shall be conducted entirely wi thin
the dwelling; if in an attached or detached garage, it
shall not impede the use of said garage for vehicle
storage.
3. Electrical or mechanical equipment which creates
visible or audible interference in radio or television
receivers, or causes fluctuations in line voltage
outside the dwelling unit, shall be prohibited.
4. No one other than the residents of the dwelling may be
engaged in the conduct of the home occupation.
5. There shall be no sale of goods on the premises.
6. The establishment and conduct of a home occupation
shall not change the principal character or use of the
dwelling unit involved.
7. There shall be no signs other than those permitted by
the comprehensive sign regulations herein.
8. The required residential off-street parking shall be
maintained.
9. A home occupation shall not create vehicular or
pedestrian traffic in excess of that which is normal
for the land use district in which it is located.
10. No vehicles or trai lers (including pickup trucks and
vans) or construction or other equipment, except that
normally incidental to residential use, shall be kept
on the site.
X.3 RECREATIONAL COURTS
Construction of recreational courts, including necessary fencing
and lighting, may be permitted subject to Administrative Review
and a finding that adjacent properties will not be unduly
affected.
Recreation courts shall meet the following minimum standards:
A. Fences
A maximum 20-foot high fence (measured from the finished
grade of the court) shall be allowed. Fences shall include
a screening material which screens court activity from
off-si te view and which improves the appearance of the
fence.
(08/10/90)
X-4
~ () - 020 1
B. Setbacks
Setbacks for the court shall be:
Side yard: 10 feet
Rear yard: 10 feet
c. Lighting
A maximum of eight (8) lights are permitted, with height not
to exceed 22 feet. All lights and lighting fixtures shall
be certified by a qualified lighting engineer to:
1. Be designed, constructed, mounted, and maintained such
that the light source is cut off when viewed from any
point five (5) feet above grade at the lot line.
2. Be designed, constructed, mounted, and maintained such
that the maximum intensity of illumination, measured at
the wall of any residential building on adjoining
property does not exceed one-half foot candle more than
ambient conditions.
3. Be used between 7:00 a.m. and 10:00 p.m. only.
D. Glare
The surface area of any recreational court shall be
designed, painted, colored, and/or textured to reduce the
reflection from any light incident thereon.
E. Landscaping
Landscaping shall be installed as required between the court
fence and property line.
(08/10/90)
X-5
iilO-ilOtj
CHAPTER XI: COMPREHENSIVE SIGN REGULATIONS
XI.O
PURPOSE
The provisions of this chapter shall be known as the Comprehen-
sive Sign Regulations. It is the purpose of these regulations
to establish a comprehensive system for the control of on- and
off-site signs.
The City of Chula Vista recognizes the need for signs as a means
to identify businesses and activities within the community.
However, the City also recognizes that signing is an important
design element of the physical environment. Regulations
consistent with the goals and objectives of the community are
necessary to ensure that the desired character and image the
community is maintained.
It is the purpose of this chapter to make Rancho del Rey SPA III
attractive to residents and visitors by maintaining an attrac-
tive signing program. Specifically, the purposes of this
chapter are to:
Protect the general public health, safety and welfare of the
community;
Reduce possible traffic and safety hazards through good
signing;
Direct persons to various activities and uses in order to
provide for maximum public convenience;
Provide a reasonable system of sign regulations to ensure
the development of a high quality visual environment;
Encourage a desirable urban character which has a minimum of
clutter; and,
Encourage signs which are well-located and take into account
the usage of adjacent areas.
XI.1 PERMIT REQUIREMENTS AND REVIEW PROCEDURES
No person except a public officer or employee in the performance
of a public duty shall post, paint, erect, place, or otherwise
fasten any sign, pennant or notice of any kind, visible from a
public street, except as provided herein. To ensure compliance
with this section, a sign permit shall be required for any sign,
pursuant to Section 19.60.030 of the Municipal Code, except as
provided below.
(08/10/90)
XI-1
~o - ;)/{)
A. ~ign Permit EXeIIIpt!obs
The following signs shall be exempt from the sign
requirements; however, an electrical and/or building p"'..",--
may be required. Any signage in excess of the specific
exempt~ons Ii~d below is prohibited.
/
(~eal estate siqn~ ~ residential sales: One (1) sign
~r street fron~aqe not exceeding four (4) square feet
in area and five (5) feet in height, provided it is
unl it and removed wi thin fifteen (15) days after the
close of escrow or the rental or lease has been accom-
plished. Signs placed on the rear street frontage are
prohibited. Open House signs not exceeding four (4)
square feet in area and five (5) feet in height are
permitted for directing prospective buyers to property
offered for sale.
1.
(PO itical siqn~; Political signs having to do with any
~ sue, ballot measure, political statement, expression,
or" candidate" in any Municipal, County, State or Federal
election shall be permitted subject to the following
provisions and any other applicable provisions within
this chapter:
2.
a.
~
b.\
c.
d.
(08/10/90)
Any person,
City shall
herein.
party or group posting signs in the
abide by the provisions set forth
All political signs shall be placed, erected,
constructed, painted or assembled no earlier than
thirty (30) calendar days prior to the election
and shall be removed no later than ten (10) calen-
dar days following the date of the election.
A political sign shall not exceed thirt;;-two (32)
square feet in total area for onA ..inA; nnnh1p-
faced signs shall not exceed thirty-two (32)
square ree~ per side. No "lyns shall. De placea-in
a manner which would obstruct visibility or impede
pedestrian or vehicular traffic, or endanger the
health, safety or welfare of the community.
All political signs shall not exceed an overall
height of e;~~~ ~8) fee~ :rnm fchA t"1n1shed qrade
Immediately around the sign,
e.
ctly
painted
already
f.
No political sign shall be Ii hted
n rec y unless said s gn is erected,
or constructed on an authorized structure
"providing illumination.
No political sign shall be placed or affixed to a
traffic signal, street light, tree, fence, utility
pole or existing sign, nor on any public property
XI-2
;J/)- ~II
(or) in the public right-of-way if, in the opinion
of the Director of Planning, any of the following
conditions exist: the sign impedes or renders
public access to any public improvement dangerous,
including, but not limited to utility poles and
fire hydrants; obstructs the visibility of any
sign designed to regulate, control or assist
public or private transportation; or obstructs the
vision of any user of a public right-of-way.
g. No political sign shall be posted in violation of
the provisions of this chapter. Further, the
Director of Planning or his designee shall have
the right to remove all signs placed contrary to
the provisions of this section. Any political
sign placed on private property without the
consent of said private property owner may be
removed by said owner or his representative.
3. Contractor or Construction Siqns: For residential
projects greater than four (4) dwelling units, two (2)
directory signs shall be permitted on the construction
site for all contractors (may include financial institu-
tions, real estate agents, subcontractors, etc.), not
exceeding thirty-two (32) square feet each, unless
legally required by government contracts to be larger.
No sign shall exceed eight (8) feet in overall height
and shall be located no closer than ten (10) feet to
any property line. Such signs shall be removed upon
the granting of occupancy by the City. For all other
projects, a total of two (2) signs per development site
may be installed with a maximum of four (4) square feet
in area and five (5) feet in height for each sign.
Such sign(s) shall be removed upon finalization of
building permits.
4. Future Tenant Identification Siqn: Future tenant
identification signs may be placed on vacant or develop-
ing property to advertise the future use of an approved
proj ect and where information regarding the property
may be obtained. Such signs shall be limited to one
( 1) per fronting street, a maximum of ninety-six (96)
square feet in area and twelve (12) feet in overall
height each. Further, such signs shall be placed no
closer than ten (10) feet to any property line. Any
such sign shall be removed upon finalization of build-
ing permits. Where a proj ect has in excess of 600
lineal feet of frontage, one additional sign for each
600 lineal feet is permitted.
5. Interior siqns within a structure or building when not
visible or readable, nor intended to be read from
off-site or from outside of the structure or building.
(08/10/90)
XI-3
ao - ;J../:2..
6. Memorial tablets, plaques or directional siqns for
communi ty historical resources, installed by a
City-recognized historical society or civic organiza-
tion.
7. Convenience siqns and secondary directional siqns not
exceeding four (4) square feet in area.
8. Residenti~l buildinq identification siqns used to
identify individual residences and not exceeding four
(4) square feet in area.
9. One ~ plate per parcel not exceeding four (4) square
feet in area for single family residential uses and
agricultural uses.
10. Official and leqal notices issued by any court, public
body, person or officer or in furtherance of any non-
judicial process permitted by state or local law.
11. Siqns providinq direction 2E warninq, and information-
al signs or structures required or authorized by law or
by Federal, State, County or City authority.
12. ! sinqle official flaq of the United States of America
and/or two (2) flags of either the State of California,
or other state of the United States, counties, munici-
palities or official flags for nations, and flags of
internationally or nationally recognized organizations
or the company flag. Flags shall be a maximum of five
(5) feet by eight (8) feet unless otherwise specifical-
ly approved on a Site Plan.
13. Siqns of public utility companies, indicating danger or
which serve to aid public safety, or which show loca-
tions of underground facilities or public telephones.
14. Safety siqns on construction sites.
15. "No Trespassinq", "No Parking," and similar warning
signs not exceeding four (4) square feet.
16. Siqns 2!! public transpOrtation vehicles regulated by a
political subdivision, including but not limited to,
buses and taxicabs.
17. Siqns 2!! licensed commercial vehicles provided such
vehicles are not used or intended for use as portable
signs or as may be prohibited in Chapter XI.1.B.
(08/10/90)
XI-4
JO - ~/3
B. Prohibited Signs
All signs not expressly permitted are prohibited in all
zones, including but not limited to, the following:
1. Roof signs.
2. Flashing signs.
3. Animated signs.
4. Revolving or rotating signs.
5. Vehicle signs (when parked or stored on property to
identify a business or advertise a product).
6. Portable signs (except where permitted in this
chapter).
7. Off-site signs (except temporary subdivision signs).
8. Signs within the public right-of-way (except those
required by a governmental agency). No sign shall be
so placed, erected or constructed on a utility pole,
traffic device, traffic sign, warning sign, or so as to
impede access to any public improvement, or to obstruct
the visibility of any such signs except as may be
permitted in Section XI.1.A.4 of this chapter.
9. Signs located on public property except as may be
permitted by Section XI.1.A.4 of this chapter or those
required by a governmental agency.
10. Signs within the public right-of-way prohibited by the
Streets and Highways Code (Sec. 101 et. seq. and Sec.
1460 et. seq.), the Vehicle Code (Sec. 21400 et. seq.)
and the Public utilities Code (Sec. 7538 et. seq.).
11. Signs blocking doors or fire escapes.
12. Outside light bulb strings and exposed neon tubing
outside of buildings (except for temporary uses such as
Christmas tree lots, carnivals and other similar events
with prior approval of the City).
13. Banners, flags, pennants and balloons (except for
special events as provided for in Section XI.2.A.3 of
this chapter).
14. Inflatable advertising devices of a temporary nature
including hot air balloons (except for special events
as provided in this chapter).
15. Advertising structures (except as otherwise permitted
in this chapter).
(08/10/90)
XI-5
,;;0 "",}IJ/
16. The use of decals, stick-on or transfer letters, or
tape on the walls or parapets of buildings, fences,
walls or other structures.
17. Readerboard/ changeable copy signs, either electric or
nonelectric, except as permitted in this chapter.
18. Signs which purport to be or are an imitation of or
resemble official traffic warning devices or signs
that, by color, location or lighting, may confuse or
disorient vehicular or pedestrian traffic. This does
not include traffic or directional signs installed on
private property to control on-site traffic.
C. Signs Relating to Inoperative Activities
Signs pertaining to activities or businesses which are no
longer in operation, except for temporary closures for
repairs, alterations or similar situations, shall be removed
from the premises or the sign copy shall be removed within
thirty (30) days after the premises has been vacated. Any
such sign not removed within the specified time shall
constitute a nuisance and shall be subject to removal under
the provisions of this chapter and local ordinances.
D. Enforcement, Legal Procedures and Penalties
Enforcement, legal procedures and penalties shall be in
accordance with the enforcement procedures established by
the Municipal Code. Unauthorized illegal signs may be
abated by the city in accordance with local ordinance. If
said sign is stored by the City, the owner may recover said
sign upon payment to the City of any storage and/or removal
charges incurred by the City. The minimum charge shall be
no less than three dollars ($3.00) per sign. All signs
removed by the City may be destroyed thirty (30) calendar
days following removal. If any sign, in the opinion of the
Director of Planning, is an immediate threat to the public
health and safety, said sign shall be immediately and
summarily removed with the cost of said removal charged to
the property owner in accordance with local ordinances.
E. Construction and Maintenance
1. Construction: Every sign and all parts, portions and
materials shall be manufactured, assembled and erected
in compliance with all applicable State, Federal and
City regulations and the Uniform Building Code.
2. Maintenance: Every sign and all parts, portions and
materials shall be maintained and kept in proper
repair. The display surface of all signs shall be kept
clean, neatly painted and free from rust and
corrosion. Any cracked or broken surfaces, or
malfunctioning or damaged portions of a sign shall be
(08/10/90)
XI-6
~o - ~/..5
repaired or replaced within thirty (30) calendar days
following notification of the business by the City.
Noncompliance with such a request will constitute a
nuisance and will be abated. Any maintenance, except a
change of copy, which does not involve structural
changes, is permitted.
XI.2
SIGN REGULATIONS
Sign permits may be issued for signs included under this section
provided the signs are in compliance with all other applicable
laws and ordinances.
A. Signs Permitted in Any Land Use District
The following signs may be permitted in any land use
district. These signs are in addition to those signs
expressly permitted in each land use district and are
subject to the provisions listed below:
1. Convenience Siqns: On-site signs no greater than six
(6) square feet necessary for public convenience or
safety may be approved by the Director of Planning or
his designee. Signs containing information such as
"entrance", or "exit", or directional arrows shall be
designed to be viewed from on-site or from an area
adjacent to the site by pedestrians or motorists.
Signs that convey advertising or products shall not be
considered convenience signs.
2. Special Event Siqns: Special event signs may be
approved for a limited period of time as a means of
publicizing special events such as Christmas tree lots,
parades, rodeos and fairs that are to take place within
Rancho del Rey SPA III.
a. Communi tv Special Events such as a rodeo or
community fair may be permitted the following
signage:
(1) No more than four (4) off-site signs up to
thirty-two (32) square feet and eight (8)
feet in height to publicize the event.
(2) Temporary advertising signs consistent with
the requirements set forth in Chapter
XI.1.A.2.
3. On-Site Subdivision Siqns:
a.
One (1) temporary, on-site subdivision sign not to
exceed 64 square feet total area for two (2) sides
or 32 square feet for one (1) side and total over-
all height of twelve (12) feet may be permitted on
(08/10/90)
XI-7
~o -~/II
each Circulation Element street frontage of the
property being subdivided, not to exceed two (2)
such signs for all phases of any subdivision;
otherwise, a maximum of one (1) sign is permitted.
b. Such sign shall be for the identification of a
subdivision, price inform~tion and the developer's
name, address and telephone number.
c. Such signs shall be removed within ten (10)
calendar days from the date of the final sale of
the land and/or residences or within twenty-four
(24) months, whichever comes first. Extensions of
twelve (12) months may be approved by the Director
of Planning.
d. Signs shall be maintained in good repair at all
times.
e. A cash deposit of three hundred dollars ($300.00)
per sign shall be deposited with the sign applica-
tion to ensure compliance with this chapter and
removal of such sign. Said deposit shall be
refunded to the applicant upon sign removal by the
applicant. If the City is forced to remove any
signs, the cost of removal shall be deducted from
the deposit.
4. Off-Site Subdivision Directional Siqn:
a.
b.
(08/10/90)
A maximum of four (4) signs may be used to lead
customers to the site.
Signs shall be made of panels which shall be no
longer than seventy-two (72) inches by twelve (12)
inches each and shall be grouped on a single,
double or four-sided sign kiosk. Such structure
shall contain no more than seven (7) panels per
side nor exceed seven (7) feet in height.
c.
A sign kiosk shall be located not less than three
hundred (300) feet from an existing approved sign
site. Further, each sign may only contain the
name of the planned community, subdivision,
developer or development logo and a directional
arrow.
d.
The placement of each sign structure and its copy
shall be reviewed and approved by the Director of
Planning prior to installation.
All kiosks that are to be placed on private
property shall be with prior written consent of
the property owner to allow the City, in the event
of noncompliance, to enter said property and
e.
XI-8
:;0 "'1'1-
remove the sign. A copy of said consent shall be
filed with the Department of Planning prior to
acceptance of a sign permit application.
f. A kiosk location plan shall be prepared showing
the site of each kiosk and shall be submitted to
and approved by the Director of Planning prior to
the acceptance of a sign permit application.
g. Any sign approved for a particular subdivision
within Rancho del Rey SPA III shall not be changed
to another subdivision without prior approval of
the Director of Planning.
h. There shall be no additions, tag signs, streamers,
devices, display boards, or appurtenances added to
the sign as originally approved. Further, no
other directional signing may be used as posters,
portable signs, vehicle signs, trailer signs or
temporary subdivision (bootleg) signs.
1. All off-site subdivision signs not conforming to
this ordinance shall be deemed a public nuisance
and removed.
j. A three hundred dollar ($300.00) cash deposit
shall be placed with the City to ensure compliance
with this chapter. Any sign placed contrary to
the provisions of this chapter maybe removed by
the City and the cost of removal shall be deducted
from said deposit. Additional costs incurred by
the City resulting from the removal of illegal
signs shall be charged to the developer.
k. Said sign shall be allowed until the units within
the subdivision are sold out, or for a period of
twenty-four (24) months, whichever occurs first.
Extensions of twelve (12) months may be approved
by the Director of Planning.
B. Signs Permdtted in Residential Districts
1. Institutional Siqns: For private schools, churches,
day care centers and other similar uses.
a. Type: May be freestanding, wall or building
mounted.
b.
Number: One (1) per street frontage with a
maximum total of two (2).
c.
Maximum Sign Area: Wall or building mounted sign,
20 square feet; freestanding sign, 24 square feet
for identification, 36 square feet with changeable
copy.
(08/10/90)
XI-9
~O-~/S
d. Maximum Height: Wall or building mounted signs
shall not extend beyond the building roofline;
freestanding signs shall not exceed six (6) feet
from finished grade.
e. Other Standards: Wall or building mounted signs
can include the name and address of the
institution only. Frees.tanding signs may also
incorporate electric or nonelectric changeable
copy for events and announcements.
2. Neiqhborhood Identification: For neighborhood and
project entrances and amenities (e.g., neighborhood
park), the following apply:
a. Type: May be freestanding, wall or building
mounted.
b. Maximum Number: One (1) per neighborhood/project
entrance or amenity with a maximum of two (2).
c. Maximum Sign Area: 36 square feet.
d.
Maximum Height:
mounted signs;
signs.
e. Other Standards: Copy shall be limited to name
and address of development or facility.
Six (6) feet for wall or building
four (4) feet for freestanding
XI.3
DESIGN STANDARDS
Each sign shall be designed with the intent and purpose of
complementing the architectural style of the main building or
buildings, or type of business on the site. To the extent
possible, signs located on commercial sites, but in a pre-
dominantly residential area, shall take compatibility with the
residential area into consideration.
A. Relationship to Buildings
Signs located upon a lot with only one main building housing
the use which the sign identifies, shall be designed to be
compatible with the predominant visual elements of the
building, such as construction materials, color or other
design materials.
The Director of Planning may condition approval of any sign
to require such visual elements to be incorporated into the
design of the sign where such element(s) is necessary to
achieve a significant visual relationship between the sign
and building or buildings.
(08/10/90)
XI-10
~ 0 - ~ 19
B. Relationship to Other Signs
Where there is more than one (1) freestanding sign located
upon a lot, all such signs shall have designs which are
complementary to each other by either similar treatment or
incorporation of one (1) or more of the following five (5)
design elements:
1. Type of construction materials (such as cabinet, sign
copy, supports).
2. Letter style of sign copy.
3. Type or method used for supports, uprights or structure
on which sign is supported.
4. Sign cabinet or other configuration of sign area.
5. Shape of entire sign and its several components.
c. Landscaping
Each freestanding sign shall be located in a landscaped area
which is of a shape, design and size (equal to at least the
maximum allowable sign area) that will provide a compatible
setting and ground definition to the sign. The landscaped
area shall be maintained in a neat, healthy and thriving
condition.
D. Illumination and Motion
Signs shall be stationary structures (in all components) and
illumination, if any, shall be maintained by artificial
light which is stationary and constant in intensity and
color at all times (non-flashing).
E. Sign Copy
The name of the business, use, service and/or
logo shall be the dominant message on the sign.
of advertising information is prohibited.
identifying
Inclusion
P. Relationship to Streets
Signs shall be designed so as not to obstruct any
pedestrian, bicyclist, or driver's view of the street
right-of-way.
(08/10/90)
XI -11
J () ... ~,).O
CHAPTER XII: PARKING
XII.O
PURPOSE
All regulations set forth in this section are for the purpose of
providing convenient off-street parking space for vehicles. The
parking requirements of this section are to be considered as the
minimum necessary for such uses permi tted by the respective
zone.
The intent of these regulations is to provide properly designed
parking areas with sufficient capacity and adequate circulation
to minimize traffic congestion and promote public safety. It
shall be the responsibility of the developer, owner, or operator
of the specific use to provide and maintain adequate off-street
parking.
XII.1
GENERAL PROVISIONS
A. Off-street parking facilities for both motor vehicles and
bicycles, shall be provided for any new building
constructed, for any new use established, for any addition
or enlargement of an existing building or use, and for any
change in the occupancy of an existing building.
B. For additions or enlargement of an existing building or use,
or a change of occupancy or manner of operation that would
increase the number of parking spaces required, the
addi tional parking spaces shall be required only for the
addi tion, enlargement or change, and not for the entire
building or use, unless required as a condition of approval
of a Conditional Use Permit.
C. The required parking facilities for any development shall be
located on the same site or, if an irrevocable access and/or
parking easement is obtained, the parking may be on an
adjacent site. Property within the ultimate right-of-way of
a street or highway shall not be used to provide required
parking, loading, or unloading facilities.
D. The requirements of this ordinance shall apply to temporary
as well as permanent uses.
E. All required off-street parking spaces shall be designed,
located, constructed and maintained so as to be fully usable
during workday periods or as needed by the use of the
premises.
F. Where the application of these schedules results in a
fractional parking space, then the fraction shall be rounded
to the next higher whole number.
(08/10/90)
XII-1
070 ... o>~ /
G. The parking requirement for uses not specifically listed in
the matrix shall be determined by the approval body for the
proposed use on the basis of requirements for similar uses,
and on- any traffic engineering and planning data that is
appropriate to the establishment of a minimum requirement.
H. In situations where a combination ot uses are developed on a
site, parking shall be provided for each of the uses
according to the schedule given in this section.
I. A maximum of 25 percent (1/4) of the parking spaces required
on any site may be provided as "compact" spaces for non-
residential uses, subject to approval of the Design Review
Committee.
J. Parking provided in garages or carports shall be included in
on-s i te parking calculations for conformance with City
policy/standards.
XII.2 SCHEDULE OF OFF-STREET PARKING REQUIREMENTS
USE MINIMUM OFF-STREET PARKING REQUIRED
A. Public and Semi-Public
Uses
1 .
Day nurseries,
day care schools
2.
Convalescent and/
or nursing homes
1 space/staff member plus 1/space/
5 children or 1 space/10 children
if adequate drop-off facilities
are provided. Drop-off facilities
must be designed to accommodate a
continuous flow of passenger vehic-
les safely loading and unloading
children. The adequacy of
drop-off facilities shall be
determined by the Director of
Planning.
1 space/3 beds.
1 space/3.5 seats within the main
auditorium or 1 space/45 square
feet of gross floor area within
the main auditorium where there
are no fixed seats.
To be determined by the Director
of Planning.
To be determined by the Director
of Planning
(08/10/90) XII-2
3.
Churches, convents,
monasteries, other
religions instit-
utions, and other
spaces of public
assembly
Public Utilities
4.
6.
Parks (public
or private)
~o -- ;Ji}. ~
SCHEDULE OP OFF-STREET PARKING REQUIREMENTS (Continued)
USE
B. Single Family Residen-
tial and Multiple
Pamily Residential
1. RS, RP Districts
2. RC District
3. RSP District
MINIMUM OFF-STREET PARKING REQUIRED
2 garage spaces per unit
+1 guest space
*
1.5 spaces per 1 bdrm unit
2.0 *
Spaces per 2 bdrm unit
*
2.5 spaces per 3+ bdrm unit
As required for uses approved in
Precise Plan
*
May be combination of on- and off-street parking on
private streets only.
c. Handicapped Parking Requirements
Handicapped parking requirements are established by the
State of California. The parking standards contained in
this section are identical to those established by the
State. Any future change in the State handicapped parking
standards shall preempt the requirements of this section.
1. Handicapped parking for residential uses shall be
provided at the rate of one space for each dwelling
unit that is designed for occupancy by the handicapped.
2. Handicapped parking spaces shall be provided for all
uses other than residential at the following rate:
USE MINIMUM OFF-STREET PARKING REQUIRED
Number of Automobile
Spaces Provided
1 - 40
41 - 80
81 - 120
121 - 160
161 - 300
301 - 400
401 - 500
Over 500
(08/10/90)
~o
Number of Handicapped
Spaces Required
1
2
3
4
5
6
7
7 + 1 for each 200
additional automobile
spaces provided
XII-3
...~.;2.3
SCHEDULE OF OFF-STREET PARKING REQUIREMENTS (Continued)
3. Handicapped parking spaces required by this section
shall count toward fulfilling standard automobile
parking requirements.
D. Bicycle Parking Requirements
The matrix below contains minimum bicycle parking
requirements. Only those uses identified in the matrix are
required to install bicycle parking. Bicycle parking
facilities shall be stationary storage racks or devices
designed to secure the frame and wheel of the bicycle.
USE
MINIMUM BICYCLING PARKING REQUIRED
1.
Public and Semi-
Public uses
4 spaces
XII.3
PROPERTY DEVELOPMENT STANDARDS
The following property development standards shall apply to all
parking areas required by the Planned Community District
Regulations.
A. General Requirements
The following are minimums unless otherwise stated:
1. Residential - Automobile Parking
a. Covered (garage or carport) 10' x 20' each space
b. Uncovered 9' x 18.5 each space
c. On-street:
-Space adjacent to driveway or
street corner
-Other spaces
18.5 ft curb length
23.0 ft curb length
2. All others shall use Parking Table, on the following
page.
3. Bicycle parking space: 2' x 6'
4. Automobile, handicapped and bicycle: All parking
stalls and maneuvering areas shall be paved and
permanently maintained with asphalt, concrete or any
other all weather surfacing approved by the Director of
Planning and subject to current City standards.
(08/10/90)
XII-4
d.O-~O}t/
PAR ( I "G T A . L [
A B C 0 E F G A B C 0 E F G
8'0" '.0 12.0 23.0 28.3 --
8'6" '.S 12 0 23 0 29.0 -- ,'6" 20.7 18.5 9.8 59.9 55.6
O. 9'0" 9.0 12.0 23.0 30.0 -- 60' 9'0' 21.0 18.0 10.4 60.0 55.5
9'6. 9.S 12.0 23 0 31.0 -- 9'6' ~~.~ ::.~ ~:~ ~~.: ~i~
10'0. 10.0 12.0 23 0 32.0 n 10'0"
8'0. '4.0 12.0 23.4 40.0 31.5
8'6" 14.5 12.0 24.9 41.0 32.0 9'0" 21.0 19.0 9.6 61 0 57.9
20' "0" 15.0 12.0 26.3 42.0 32.5 70' 9"" 21.2 18.5 10.1 60.9 57.7
9'6" 15.5 12.0 27.8 43.0 33.1 10'0" 21.2 18.0 10.6 60.4 57 0
10'0" 15.9 12 0 29 2 43.8 33.4
8'0. 16 5 12.0 16.0 45.0 37.1
8'6" 16 9 12.0 17.0 45.8 37.4 9'0" ZO.3 24.0 9.1 64.3 62.7
30' 9'0' 17 3 12.0 18.0 46.6 37.8 SO, 9'6" 20.4 Z'.O 9.6 .... 62.7
9'6" 17.8 lZ.0 19.0 47.6 38.4 10'0" ZO.5 24.0 10.Z 65.0 63 3
10'0" 18 2 12.0 20.0 4S.4 38.7
S"" 19.4 13.5 12.0 52.3 46.5 9'0" 19.0 2'.0 9.0 6Z.0 --
45' 9'0" 19.8 13.0 12.7 52.5 46.5 90" 9'6" 19.0 Z'.O 9.5 6Z.0 --
h~:!: ~.! I!~'~ ~~~ ~!.~ I:~'~ 10'0" 19.0 24.0 10.0 6Z.0 n
"Hin.
Std.
If'1I""
8'6"
9'0'
Stln wtdths
~ 0".40.
7"" .. 41..60"
7"" "61".90"
Avenge gross lrel required for pining one Clr at
dtfferent Ingles:
0" .. 310 sq. ft. ]0".. 310 sq.ft. 60".. 280 sq. ft.
10" .. 350 sq.ft. 40".280 sq,ft. 80"" 275 Sq.ft,
20" .. 400 sq. ft. SO"" 270 sq. ft. go".. 275 sq. ft.
A PARKING NtGlE
B STAlL wIDTH
C STAll TO CURl
0 A(SlE WIDTH
E CURl lENGTH PER CAR
F OJ" TO OJ"
G Sf AU. CEMU_
.Note: .) CoIIplct Spice 1It' I 15' . standl,.d.
b) Add I' in width fo,. .11 stills
IdJlcent to Iny structures.
(08/10/90)
XII-S
~()-~~.s
5. Striping and identification
a. Automobile: All parking stalls shall be clearly
outlined with painted lines on the surface of the
parking facility.
b. Handicapped: All handicapped spaces shall be
striped and marked according to applicable State
standards.
c. Bicycle: All bicycle spaces shall be clearly
identified.
B. Special Requirements
1. Any unused space resulting from the design of the
parking area shall be used for landscaping purposes.
2. All landscaped islands in parking lots shall have a
minimum inside dimension of four (4) feet and shall
contain a twelve (12) inch wide walk adjacent to any
parking stall and be separated from vehicular areas by
six (6) inch high and six (6) inch wide concrete
curbing.
3. All landscaped areas shall be irrigated automatically
and kept in a healthy and thriving condition free from
weeds, debris and trash.
4. All parking facilities shall have lighting in accord-
ance with current City standards. Lighting shall be
designed and installed so as to confine direct illumina-
tion to the site. Parking lot lights shall have a
maximum height of eighteen (18) feet from the finished
grade of the parking surface and shall be directed away
from property lines.
5. All parking facilities shall be graded and drained so
as to provide for the disposal of all surface water
which may accumulate on the site.
6. In residential districts, the parking of motorized and
non-motorized vehicles shall be subject to the
following requirements:
a.
No motorized or non-motorized vehicle shall be
parked, stored or kept in the front yard except on
land adjacent to the driveway or in the driveway.
b.
If motorized or non-motorized vehicles are to be
parked, stored or kept on the lot other than as
permitted above, they must be for the personal use
of the resident.
(08/10/90)
XII-G
8.()-~1:,
XII.4
PERFORMANCE STANDARDS
A. Maintenance
All parking facilities required by this ordinance shall be
maintained in good operating condition for the duration of
the use requiring such facilities. _ Such facilities shall be
used exclusively for the parking of vehicles. The parking
facilities shall not be used for the storage of merchandise,
or for the storage or repair of vehicles or equipment.
Parking facilities shall not be used for the sale of
merchandise except on a temporary basis pursuant to Section
X.1 (Temporary Uses).
All garages and carports utilized to meet the parking
standards for residential districts shall be maintained to
provide accessibility for parking purposes.
B. Special Requirements
Handicapped, bicycle and carpool parking areas, when
required, shall be located within close proximity to the
entrance to the facility.
(08/10/90)
XII-7
OlD ... ;J~ 1--
~ XIII: ADMINISTRATION
XIII.O
PURPOSE
The Land Use District Map and these Planned Community District
Regulations shall be administered as provided for herein.
XIII.1
STANDARD PROCEDURES
A. General
The Administrative Procedures, Conditional Uses, and
Variances, Chapter 19.14 of the Chula Vista Municipal Code,
shall be utilized as applicable to the administration of the
Rancho del Rey SPA III.
B. Sectional Planning Areas (SPA)
The administration of the SPA Plan shall be as provided for
in Section 19.48.090 through Section 19.48.130, inclusive,
of the Chula Vista Municipal Code, except that the Director
of Planning may accept less detail or require additional
detail to suit the scope of the SPA.
XIII. 2
ADMINISTRATIVE REVIEW
A. Purpose
Certain uses may vary greatly in their effect depending on
the scope, location or exact circumstances. In order to
avoid the permitting of these uses without any formal
review, and to relieve the Planning Commission and City
Council of formally reviewing uses which have insignificant
or compatible effects, an Administrative Review procedure is
established.
B. Application
Administrative Review is applicable to uses identified on
the Permitted Uses matrix herein by the symbol "A".
C. Procedures
The procedures shall be as specified in Section 19.14.030,
Zoning Administration - Actions Authorized without Public
Hearing, in the Chula Vista Municipal Code, except that in
addition, the Zoning Administrator (Director of Planning)
may determine after reviewing the scope, location or exact
circumstances of the proposed use, that the formal hearing
process of the Conditional Use Permit procedure is
warranted.
(08/10/90)
XIII-1
~(J -Ol~ f
If the Zoning Administrator makes this determination, then
the applicant shall be required to comply with the
Condi tional Use Permit procedures as specified in Sections
19.14.060 through 19.14.110 inclusive, of the Chula Vista
Municipal Code.
XIII.3
SITE PLAN AND ARCHITECTURAL APPROVAL
A. Purpose
The purpose of site plan and architectural approval is to
review proposed projects to determine compliance with the
provisions of these regulations and to promote orderly and
harmonious development with good design character.
B. Application
This approval process is applicable to projects within all
districts except the RS district, where the Tentative Tract
Map approval process may be used. Single family detached
units on lots exceeding 5,000 square feet may use the
Tentative Tract Map to satisfy the Site Plan Review
requirement. Commercial and industrial projects shall be
reviewed by the Design Review Committee as specified in
Section 19.14.579 of the Chula Vista Municipal Code
C. Procedures
The procedures shall be as specified in Section 19.14.420
through Section 19.14.480 inclusive, of the Chula Vista
Municipal Code.
XIII.4
OTHER PROVISIONS
In the event that these regulations do not address any partic-
ular matter relevant to the proper development and use of proper-
ty within Rancho del Rey SPA III, the provisions of Title 19 of
the Chula Vista Municipal Code shall apply.
(08/10/90)
XIII-2
r20 -~O) 9
CITY OF CHULA VISTA
RANCHO DEL REY SPAs I, II & III
PUBLIC FACILITIES FINANCING PLAN
OCTOBER 1987
AMENDED JULY 1989
REVISED OCTOBER 1990
Prepared By:
Lettieri-Mcintyre & Associates
Willdan Associates
Revised by:
John McTighe & Associates
Lettieri-Mcintyre & Associates
dO- .:J 1 ()
CHAPTER 1
TABLE OF CONTENTS
Introduction
.
Purpose
Description of Scope
Assumptions
Phasing of Improvements
Summary of Needs and Financing Options
.
.
CHAPTER 2 - Public Facility Requirements, Financing
and Maintenance
CHAPTER 3
CHAPTER 4
10/19/90
. Transportation Systems
. Water
. Reclaimed Water
. Sewer
. Storm Water
. Street Lighting and Landscape Maintenance
Parks and Recreation
. Library
. Fire Protection
. Police Facilities
. Schools
Public Facility Phasing Plan and Financing Summary
.
Development Phasing Plan
Public Facility Phasing Plan
Regional Transportation Facility Phasing
.
.
Implementation
.
Summary of Financing Methods
Annual Fiscal Impact Analysis Update
Monitoring Program
Implementation
.
.
.
i i
;;J{)- ,241
~
1
1
1
1
4
7
1 9
1 9
22
23
23
25
25
25
27
29
29
29
31
3 1
33
5 1
54
54
56
56
57
LIST OF EXHIBITS AND TABLES
Exhibit it. DescrlDlion ~
1 SPAs I-III Boundaries 2
2 SPAs I - III Devlopment Phases 6
3 SPAs I - III Circulation Plan 2 0
4 Parks and Open Space Plan 2 6
5 Library Master Plan Facilities 2 8
6 SPAs I - III Development Phasing Plan 3 2
7 Public Facility Phasing Plans 3 4
8 Regional Transportation Facilities 5 1
Table it. DescriDtion ~
1 Facilities and Financing Methods by Type 8
and Phase
2 Transportation Development Impact Fee Obligation 2 1
3 Hidden Vista Village Sewer Reimbursement 2 4
District - Rice Canyon Trunk
4 Phasing Program for Regional Transportation 5 3
Facilities
10/19/90
iii
dO-J.3~
CHAPTER 1
INTRODUCTION
PurDose
The Rancho del Rey SPAs I - III Public Facilities Plan and Financing Analysis is intended to
identify all of the public facilities required to support the planned development of these sectional
planning areas. It also identifies all regional facilities needed to serve these projects and these
projects' share of the cost to construct those regional improvements. Finally, in identifying the
facilities required to serve the projects, this document proposes specific financing programs to
facilitate the construction of the necessary improvements.
For purposes of ease of administration, this Public Facilities Financing Plan for SPA III has been
combined with the Public Facilities Financing Plan for SPAs I & II which was approved by the City
Council on August 15, 1989. That plan had been a modification of the original Public Facilities
Financing Plan adopted for SPA I by the City Council on December 15, 1987. In combining the
two Plans, some of the material in the SPA I and SPA II Plans has been updated. Upon adoption by
the .City Council. this Public Facilities Financing Plan for SPAs I-III supersedes the documents
approved on December 15. 1987 and August 15, 1989.
Description of ScoDe
We have identified certain assumptions that would assist the reader in understanding the financing
alternatives and the scope of this public facilities plan. This document serves as the basis for the
identification of the necessary facilities. how they will be financed. and when construction and
completion of the improvements will be required.
(1) Assumptions
There are a number of assumptions implicit in the preparation of this public facilities
document. They playa major part in understanding both the public facilities plan and the
alternatives chosen for financing. The assumptions are as follows:
1. Rancho del Rey is a part of an overall specific plan that will be implemented in phases
(Exhibit #1, page 2). Rancho del Rey itself will be internally phased to facilitate the
grading of the site, as well as implementation of a marketing and financing program for
development of the residential and industrial products within the plan area. The
sequencing of the phases as planned at the time of preparation of this document may in
fact differ due to the variation in marketing circumstances. In any case. the intent of
this document is not to dictate the sequence of phases. but rather to assure that those
public facilities that are needed to support the development of a particular phase are in
place at the time of their need. The public facilities identified within this document are
intended to satisfy the total need generated by the sectional planning areas, as well as the
needs of the Eastern Territories of Chula Vista.
10/19/90
1
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2. The phasing plan stated herein is dependent on six other documents. The first three are
the Rancho del Rey SPA I Plan, the Rancho del Rey SPA II Plan, and the Rancho del Rey
SPA III Plan which establish land use plans and phasing programs as proposed by the
developer (Exhibit #2, page 6). We have utilized these plans and phasing programs and
have identified phases of public facility improvements consistent with the phasing of
SPAs I, II & III. If the phases of the project change, then the phases of the public facility
improvements may also change. Such changes will be subject to reporting by the Master
Developer as part of the annual monitoring program. The Director of Planning shall
have authority to approve changes in phasing that are consistent with the intent of this
plan. Such approval shall be based on a finding that facilities will be made available
concurrent with need.
The fourth document that has been utilized is the City of Chula Vista Transportation
Development Impact Fee Program. That Development Impact Fee Program identifies the
EI Rancho del Rey Specific Plan, as well as other projects as developments that were
most likely to be implemented over the next several years. To assist in the provision of
public facilities, the Transportation Development Impact Fee Program identified public
facility requirements, financing alternatives, and a phasing program that would ensure
that those public facilities are provided commensurate with need.
The East Chula Vista Transportation Phasing Plan (ECVTPP) is the fifth document upon
which this plan is dependent. That document, which requires the phasing of
transportation infrastructure with growth east of 1-805, is incorporated herein by
reference. The ECVTPP "establishes development thresholds (in terms of dwelling
units, acres of commercial and acres of industrial) which trigger the requirements of
street improvements." The ECVTPP is intended to be updated on an annual basis. The
original ECVTPP of June 6, 1989 has been updated by the August 1990 preliminary
report on the ECVTPP to reflect changes in actual development and in assumptions which
have occurred since completion of the first report. The thresholds for the various
transportation improvements may change with subsequent updates of the ECVTPP. In the
event of changes in transportation thresholds in the ECVTPP, the then current City
Council adopted ECVTPP shall be considered to be the most accurate reflection of phasing
and shall take precedence over thresholds shown in this plan.
The sixth document is the Public Facilities Development Impact Fee (PFDIF) adopted by
the City Council on August 8, 1989. This fee program was established to provide funding
for city facilities that provide benefit to areas greater than any individual community.
For example, these fees are to be utilized to pay for a portion of the future civic center,
fire training facilities, fire stations, libraries and. other city-wide facilities.
In summary, Rancho del Rey will have two levels of public facility phasing
requirements: those which deal internally within the project, and those which deal with
the requirement of regional level facilities to satisfy the City-wide need caused by the
development of projects such as Rancho del Rey and EastLake.
3. The purpose of this plan is to identify facility needs and how they are to be satisfied.
Estimated costs are only listed when public financing is proposed or when only part of
the need is being responded to by this project. In many cases we have identified that
public improvements will be obtained pursuant to subdivision exactions. When that is
the case, we have not listed the total cost nor the Rancho del Rey cost responsibility.
4. It is further the intent of this facilities financing plan to only identify the cost associated
with the design and construction of improvements. We have not identified any value for
10/19/90
3
;;0' J35
dedicated land since to implement a project consistent with the EI Rancho del Rey
Specific Plan, land dedication is required.
5. It is understood that the financing alternatives specified herein may change due to
financing programs available in the future or requirements of either state or federal
law. Revisions to the financing may be handled administratively, as defined in a
development agreement. It should be noted that the costs presented in this report are
estimates based on the best available information and that actual costs may vary from
those presented here. In the case of those projects which have been completed as of the
most recent amendment to this plan, the project has been noted as completed with no cost
data shown.
6. We have attempted to be all inclusive regarding the incremental impact this project has
on the need for certain regional improvements. In the case of library facilities, police
communication facilities, a fire training facility, and a corporate yard, we have listed
those facilities as being required to serve the needs of the Chula Vista Planning Area. To
fully implement those facilities, the City Council adopted a Public Facilities
Development Impact Fee (PFDIF), that would be assessed in whole or in part on all new
development within the City.
( 2 ) Phasing of Improvements - SPAs I-III
It should be noted that certain of the improvements within SPAs I & II may be the complete
obligation of SPA I or SPA II development even though they may benefit SPA III. It should
be further noted that the improvements specified herein will be requirements of
subsequent discretionary permits. In most cases, these improvements will become
conditions of approval of tentative and final subdivision maps. In other cases, building
permits will be the vehicle for implementation. Regardless of the methodology utilized,
the intent is to require that construction of the improvements begin prior to the
implementation of development of each phase and for all improvements other than park and
recreation and community-wide facilities, be completed prior to occupancy of any
dwelling unit within that particular phase. However, it is intended that the phasing
depicted herein as shown on exhibit 2, on page 6, is illustrative of the intended sequence of
the master developer at the time of preparation of this financing plan, but that changes
may occur upon approval of the Planning Director. Park and recreation improvements and
community-wide facilities .must be completed prior to the end of the development allocated
for any phase. The park in SPA III must be completed prior to the earlier of the opening of
the Junior High School or the end of development in Phase 7. .
For the purposes of this section, completion of road improvements will be defined by the
Director of Public Works. It is not the intent to define completion as acceptance by the
City Council. Before exceeding cumulative levels of development of each transportation
threshold, including the phase thresholds for increments one through eleven of the
Transportation Phasing Plan including the phase thresholds shown in Table 4, the required
improvements of the threshold must be committed to the satisfaction of the Director of
Public Works. The Director of Public Works shall have the ability to select from any of
the following options prior to the issue of building permits for a subsequent phase.
1. Improvements must be completed or open to public use, whichever first occurs or,
2. Improvement must be subject to an awarded construction contract by a governmental
agency or,
10/19/90
4
~o ... ,}3('
3. Improvement must be committed by an agreement with the City which shall include,
but not be limited to, all of the following requirements to the satisfaction of the
Director of Public Works:
a All discretionary permits must be obtained for construction of the improvement;
b. Plans for the construction of the improvement must have all necessary
governmental approvals;
c. Adequate funds (I.e. letter of credit. cash deposit. or performance bond) must be
available such that the City can construct the improvement if either construction
has not commenced within 30 days of issuance of a notice to proceed by the Director
of Public Works. or construction is not progressing towards completion in a
manner considered reasonable to the Director of Public Works.
10/19/90
5
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10/19/90
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Summary of Needs & Financina Options
Table 1, starting on page 7, represents a summary of the public facility needs and financing
options for Rancho del Rey SPAs I through III. This summary gives a quick glance statement of the
facility required, the phase of its construction, the principle financing mechanism, as well as the
total cost for the facility, and the responsibility of Rancho del Rey SPAs I, II & III. This is not
intended to be all inclusive and one must refer to the text to get a total picture of the public
facility requirement and financing alternatives.
10/19/90
7
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Chapter 2
PUBLIC FACILITY REQUIREMENTS. FINANCING & MAINTENANCE
This chapter describes the public facilities required to support development in Rancho del Rey's
SPA I, SPA II and SPA III areas and the financing mechanisms to be used to construct and maintain
the improvements.
TransDortation Systems
The transportation projects to be financed by Rancho del Rey are of three basic types:
1. Those facilities that provide for major circulation within SPA I, SPA II and SPA III which
primarily benefit the Rancho del Rey development;
2. Those facilities within SPA I, SPA II and/or SPA III that provide regional circulation
benefits to Rancho del Rey, as well as neighboring development areas~
3. Those facilities that are oftsite of the SPA I, SPA II and/or SPA III areas that will be of
benefit to all eastern area developments including Rancho del Rey.
The onsite circulation system includes numerous collector roads. Onsite improvement will be
constructed and paid for by the developer through subdivision exactions, tied to specific
subdivision maps, phased with the development of the SPA. Exhibit 3 shows the circulation
system for SPAs I, II & III. The proposed phasing of these on site collectors has been developed in
response to the developer's proposed construction program and is presented in Chapter 3. As
there is no direct cost to the City for the construction of these subdivision exacted facilities, no
costs are given for them in this report. The City will, however, be responsible for the cost of
maintaining all public roads within the development.
The City Council has recognized the necessity for a Transportation Development Impact Fee to
provide financing for road projects of regional significance in the areas east of Interstate 805.
The fee is intended to be collected as development proceeds in the eastern portions of the City's
General Plan Area. as well as in the adjacent unincorporated County areas within the City's sphere
of influence. In addition, the City has adopted a Public Facilities Development Impact Fee to
finance such public facilities as fire stations, libraries, civic center, etc. This fee is collected
from development in the Eastern Territories or throughout the City in proportion to the need that
development places on the City for these types of facilities. Those portions of Rancho del Rey
which had not received building permits by the effective date of the PFDIF ordinance are subject
to this development impact fee.
The City has prepared the East Chula Vista Transportation Phasing Plan (ECVTPP) to establish
thresholds for transportation improvements in the eastern portion of the City. The ECVTPP is
updated annually to reflect changes in development and assumptions about project needs. As these
changes take place, the priority of the improvements may change. In most cases the projects
included in the ECVTPP are also included in the Transportation Development Impact Fee Program.
The Rancho del Rey development project has been included within the area of benefit for the
Development Impact Fees. As such, it will be Rancho del Rey's responsibility to pay development
impact fees to be used towards the cost of constructing a total of some $84.24 million (December
1989 Ordinance #2348) of regional transportation facilities, including $11.2 million for a
four-lane interim facility on the State Route 125 alignment from Telegraph Canyon Road to State
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Route 54. The remaining $73.04 million included in the Development Impact Fee calculation is to
be used to finance twenty-three road improvement projects ranging from the widening of Bonita
Road from Otay Lakes Road to Central Avenue ($645,000) to the widening of Telegraph Canyon
Road from Paseo Ladera to Apache Drive ($8,616,500). A list of the projects that are currently
within the Development Impact Fee program, along with cost estimates and threshold limits at
which construction must occur, is presented, along with a map, in Chapter 3 (Table 4, page 53,
and Exhibit 8, page 52).
The obligation towards Transportation Development Impact Fee program participation can be met
in two ways, either by payment of fees or through the construction of required facilities. Fees
(currently $2,850 per equivalent dwelling unit, however, developer is liable for fee in place at
time of actual building permit) are paid when building permits are pulled and the monies
collected are used to fund program facilities. In order to insure that roads are provided
concurrent with need, however, each needed facility has an associated maximum amount of
development which can occur before the road must be constructed. In order for development to
continue past this level, construction must begin on the road. Construction of the required
facility can either be funded by monies collected from the Transportation Development Impact
Fees paid or the developer can construct the facility and receive credit towards his Transportation
Development Impact Fee obligation. This allows development to proceed even if sufficient fees to
construct the needed facility have not been collected. If a developer's construction credit exceeds
his fee obligation, reimbursement will be made as future fees are paid. SPA'S I, II & III total
transportation DIF responsibility based on the current rate of fees is shown in the table below.
TABLE 2
RANCHO DEL REV SPA's I, II & III
TRANSPORTATION DEVELOPMENT IMPACT FEE OBLIGATION
--_.---~,.,,-~
/-',
Uotal Fee@ )
f!lUs $2.850 Ej)ll.
----------
--
Develocment Tvce
DUs
or Acres
EDU/DU
or Acre
Single Family Detached 2,147 1.0 2,147.0 $6,118,950
Single Family Attached 1,206 0.8 964.8 $2,749,680
Multi-Family 795 0.6 477.0 $1,359,450
Business Park 71.1 20.0 1,422.0 $4,052,700
Business Park Support 13.4 40.0 5360 $1 527 600
TOT Al.S: 5,546.8 $15,808,380
There are three facilities that Rancho del Rey was responsible for constructing that are also on
the Transportation Development Impact Fee Program facility list: Interchange improvements at
East "H" Street and Interstate 80S, the portion of Otay Lakes Road which fronts the SPA I and SPA
II boundary and East "H" Street. The subdivision maps for the development phases that these
improvements were associated with required the developer to construct these improvements.
Prior to start of construction, an agreement must be entered into between the developer and the
City which specifies the conditions under which the project will be constructed and the maximum
amount of fee credit that will be applied towards Rancho' del Rey's Development Impact Fee
obligation.
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;)()':J5.3
Construction of the full improvements to the portion of Otay Lakes Road that fronts the SPA I and
SPA II boundary were completed during the development of the SPA I. Improvements entail full
improvement of the street to a four-lane major road status and construction of the intersection at
Avenida del Rey. The estimated cost of the ultimate improvements along Rancho del Rey SPA I and
SPA II frontage is $6,227,169 (November 1988). The street construction, as well as water,
sewer, storm drain, and public utility improvements in the street, are funded by means of a
1913 Act Assessment District.
The modification to the intersection of East "H" Street with Interstate 80S, to improve traffic
circulation was accomplished by the developers of Rancho del Rey during the buildout of SPA I.
The December 1989 cost of these phase 1 modifications was $620,000.
East "H" Street previously was a two-lane road through the Rancho del Rey project area. It has
been constructed as a six-lane prime arterial, from Interstate 805 to Otay Lakes Road. Rancho
del Rey was responsible for adding the additional four lanes, as well as effecting parkway
improvements. The street construction, as well as water, sewer, storm drain, and public utility
improvements in the street, are funded by means of a 1913/1915 Assessment District. The cost
of facilities has been spread throughout the Rancho del Rey project area on the basis of the benefit
received from the improvements. The cost of the street improvements is $4,372,696.
The maintenance of all public roads constructed within Rancho del Rey will be funded by the
traditional general fund and State monies.
SPAs I, II & III will be required to participate in two levels of traffic signal improvements. The
traffic signals planned along East "H" Street through the project will be for the sole benefit of
Rancho del Rey, therefore, it is appropriate that Rancho del Rey install these signals as a
subdivision exaction as development occurs and the signals are required. The new traffic
generated by the development of SPA I, SPA II and SPA III will also have an impact on the need for
citywide signals and signal upgrades. All development within SPAs I through III would also be
liable for payment of the current Traffic Signal Fee in effect at the time of building permit
issuance. At the current fee of $10.00 per trip SPAs 1- III signal fee responsibility would be
approximately $424,610.
Water
The Otay Water District provides water service to the SPA I, II & III area which is totally within
the District's Improvement District 22 (ID22). The District receives its potable water from the
San Diego County Water Authority via the second San Diego Aqueduct near Otay Lakes Road and
Telegraph Canyon Road. Improvement District 22 has installed a number of improvements to
provide potable water to the SPA I, SPA II and SPA III areas. These include a 3-million gallon
reservoir to serve the 710 pressure zone and a 1-million gallon reservoir to serve the 485
pressure zone. A total breakdown of the facilities required for ID22 is included in Otay Water
District's Master Plan for the District.
The District has constructed an 8-million gallon reservoir during the development of SPA I. This
reservoir will provide additional potable water supply to this area, as well as to areas to the east
of Rancho del Rey (Bonita Long Canyon and EastLake). The reservoir, known as ID22-3
reservoir, serves the District's 624 and 980 pressure zones. Funds for the construction of this
reservoir were provided from the proceeds of the ID22 bonds issued in 1978 and from direct
payment advances of connection fees by EastLake Development Company and Rancho del Rey.
Rancho del Rey's share of this cost, not already included in the ID22 bonds, is $400,000 which
has been satisfied through the direct prepayment of water connection fees to the Otay Water
District. This $400,000 will be applied as credit toward SPA 1 connection fees.
10/19/90
22
;lO- iJ!59
A 30-inch and 24-inch pipeline constructed from the ID22-3 reservoir to Rancho del Rey is
providing additional potable water service to the community. The portion of the pipeline that is
needed to serve SPA I, SPA II and a small portion of SPA III runs in East "H" Street from Yuba
Street to the vicinity of Paseo Ranchero.
In addition to the ID22 improvements, improvements in Improvement District #27 (ID27) are
also being funded. ID27 includes the developments of Rancho del Rey, EastLake, and Sun bow.
Surrounding properties may be included in the Improvement District. An ID27 Master Plan is
being prepared by Otay Water District to determine required facilities, costs, and financing
mechanisms. The most significant facility that will need to be provided is an ultimate storage
reservoir which will provide five days of storage for the areas within the District. The Fire
Department requires that all water pressure be made available to its hydrants be at or below 150
pounds per square inch.
Otay Water District and Rancho del Rey have entered into an agreement prior to recordation of the
first final map which delineates the 1027 facilities to be constructed, each developers cost
responsibility, and the financing methods to be utilized. The agreement also places limits on the
number of building permits that can be issued prior to certain facilities being in place and
oP!!Jat~nal..
/ Recla.imed W~ter)
l A system to deliver -reclaimed water to the park and junior high school sites in SPA III will be
'-Geveloped;' The reclaimed water lines will be located in Paseo Ranchero hetween East "H" Street
and Telegraph Canyon Road, and in East "J" Street from Paseo Ranchero to the park arid school
sites. The system wilLbe canstructed. in accordance with the uMasler plan of the Otay. Water
lJistrict.-'
Sewer
The City of Chula Vista provides sewage collection through city owned facilities. The sewage is
discharged into the City of San Diego metropolitan sewage system (METRO) for treatment at the
Point Loma regional plant and disposal through the METRO Ocean Outfall. The Rancho del Rey
project will contribute sewer flows to three existing sewer drainage systems. These are the Otay
Lake system, the Rice Canyon system, and the Telegraph Canyon system. New trunk sewer
extensions only will be needed to convey sewage to both systems.
The Rice Canyon extension of approximately 11,000 feet of 8, 10, and 12-inch sewer main,
extends easterly up the north leg of the canyon to approximately the intersection of Otay Lakes
Road and East "H" Street and has been constructed. The "H" Street trunk sewer has been extended
for approximately 3,100 feet east in the vicinity of the Rancho del Rey Employment Park as part
of the East "H" Street road improvements and has been funded by the East "H" Street Assessment
District. Onsite collection sewers will be built and funded by the developer as a subdivision
exaction. The phasing plan presented in Chapter 3 will insure that sewer service will be
available prior to need.
In addition to the construction of facilities, the City will begin receiving reimbursements for
previous improvements to the existing Rice Canyon trunk sewer as adopted by the City Council on
April 3, 1984 in the Hidden Vista Village Sewer Reimbursement District Rice Canyon Trunk
Agreement. The monies for this reimbursement will be collected as building permits in SPA I are
issued. Table 3 shows the calculation of equivalent dwelling units and fee per equivalent dwelling
unit for this reimbursement. The fee will increase by 7 percent simple annual interest on a
quarterly basis per the provisions of the agreement.
10/19/90
23
~() .. .J~5
TABLE 3
HIDDEN VISTA VILLAGE SEWER REIMBURSEMENT DISTRICT
RICE CANYON TRUNK
Total April 1984 base reimbursement (from agreement):
Offsite:
Onsite:
$188,240
$ 37,279
October 1987 reimbursement amount (7% simple annual interest, computed quarterly):
Offsite: $188,240 x 1.245 = $234,359
Onsite: $ 37,279 x 1.245 = $ 46,412
Revised Equivalent Dwelling Units within reimbursement area per Amended Specific Plan:
Offsite Onsite
SPA Area EDUs EDUs
La Canada 773 773
North College 350 350
Parkside 189 189
Del Centro 1,059 1,059
Del Rey 578 578
Ladera 194 194
Rice Canyon 1,104 0
Existing W. of 1-805 99 0
Dreyfus 72 72
Comm. @ Otay Lakes Road 72 ---22
TOTAL 4,490 3,287
Source: Rick Engineering
October 1987 reimbursement per revised EDU:
Offsite:
Onsite:
$234,359 :- 4,490 EDUs =
46,412 ~ 3,287 EDUs =
$52.20
$14.12
Rancho del Rey Reimbursement/EDUs
$66.32
10/19/90
24
30 ...~S~
Storm water System
SPAs I, II and III will be seNed by a series of onsite stormwater facilities that will seNe to
collect and convey the stormwater off for the project into the City's stormwater system. All
offsite, downstream stormwater improvements necessary to receive the flows from Rancho del
Ray SPA I, SPA II and SPA III have been previously constructed.
All local, onsite storm drains will be installed as subdivision exactions along with the local
streets. In addition, there are two major storm drain projects other than those included within
the local streets. These are the "H" Street storm drain and the Rice Canyon drainage drop
structures. The stormwater drainage improvements in East "H" Street have been completed and
financed by the Assessment District created to fund the East "H" Street improvements. The Rice
Canyon drop structures were installed along the canyon bottom by the developer and acquired by
the City through an Acquisition Assessment District.
Street Lighting and Landscape Maintenance
All street lighting and landscaping within the street right-of-way will be installed as a
subdivision exaction by the developer. All operation and maintenance costs associated with
lighting the public streets within the development to normal City standards will be borne by the
City. The costs associated with street lighting that is in excess of the normal City standards as
well as the cost of maintaining any landscaping within the public right-of-way will be borne by
the property owners by means of Maintenance District #20 set up under the provisions of the
Lighting and Landscape Act of 1972 (Division 15, Part 2, Streets and Highway Code).
Parks and Recreation
There are 56.71 acres of public park uses included in SPA's I, II & III (Exhibit #4, page 26).
This acreage includes the dedication of a community park, four neighborhood parks, a staging area
for pedestrians and equestrians, and a trail system which links all of the major open space and
residential areas to the park facilities and natural canyon features of the project. It is the intent
of both the EI Rancho del Rey Specific Plan and the SPA plans that all of the parks mentioned above
be dedicated to the City, improved to certain standards and maintained publicly so that access is
available to all citizens. Due to this park dedication requirement, PLDO fees have been waived for
SPA's I-III.
Included within the 56.71 acres of public park are two non-park facilities. These facilities will
be located within the East "H" Street Park and are the library and fire station. The fire station
may also include a new training facility to replace the present training facility on East "J" Street.
The acreage of the library facility is approximately 5.2 acres, while the fire station with the
training facility would be approximately 2.2 acres.
The phasing of the public parks was designed to achieve construction of the community park
(Discovery Park) at the earliest stage. That park was designated as commencing construction
during Phase 2. Phase 2 was the first residential phase of Rancho del Rey SPA I and included the
community park area, the East "H" Street Park area, and the residential units that would be
adjacent to it. The developer was responsible for preparing a master plan that was acceptable to
the City Council, grading the site according to that plan, and installing improvements as identified
herein. On the community park, these improvements included a parking lot, play areas, turf and
10/19/90
25
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irrigation per the standards of the Parkland Dedication Ordinance, and installation of 3 lighted
ballfields with a soccer field. The community park, which has been named "Discovery Park," was
completed in April 1990. All of the grading, and neighborhood park level improvements will be
conditions of this project without reimbursement from the City. The construction of the parking
lot and the lighted ballflelds/soccer field were required as part of this project and are valued at
approximately $518,000. These improvements will be a credit to the payment of Residential
Construction Tax fees in an amount equal to the actual cost of improvements. Credit will begin
immediately with Phase 2 and Phase 3 units. In addition to these improvements, the City may
construct a community center.
The East "H" Street Park and the neighborhood park located on the central ridge are the two parks
which will, by themselves, satisfy the minimal dedication and improvement requirements for SPA
I of the City's Parkland Dedication Ordinance as in effect on October 1, 1987. The Parkland
Dedication Ordinance requires a minimum of 14.5 acres. Explorer neighborhood park is 5.6
acres, while the East "H" Street Park, devoted to park purposes and not encumbered by the SDG&E
easement, is 6 to 9 acres depending on other public facility needs. These parks have been master
planned by the developer and will be improved per the master plans. Maintenance of the East "H"
Street Park will be from the General Fund.
Marisol neighborhood park located in SPA II is 5.0 gross acres. This park was master planned by
the developer and improvements will be made in accordance with the approved Master Plan
consistent with the requirements of the Parkland Dedication Ordinance adopted by the City Council
in December 1987.
The neighborhood park in SPA III is 10.0 net useable acres and is located adjacent to the junior
high school site. This park will be master planned by the developer in conjunction with the
master plan for the junior high school site and improvements will made in accordance with the
Master Plan consistent with the requirements of the Parkland Dedication Ordinance adopted by the
City Council in December 1987. Should additional parkland be identified as needed to meet the
obligations of the Parkland Dedication Ordinance, the developer would make additional
improvements to parks within Rancho del Rey or that serve Rancho del Rey or pay cash equivalent
or some combination of improvements and cash payments at the rate of $173,455 per acre for
each additional acre so determined (Le., if 2.56 additional acres are determined, the developer
would be obligated for a total of $444,045 in additional improvements). The amount of additional
improvements will be based on the final number of dwelling units actually constructed within SPA
III.
The staging area, the SDG & E trails, and the canyon trails are three elements that are unique to
this project. The staging area developed with Phase 3 will serve to be the main entry to the Rice
Canyon Open Space Preserve. A Master Plan has been prepared and improvements were installed
to have this function as a staging area for both pedestrians and equestrians. Depending on their
specific locations, the trail system will be developed commensurate with adjacent development.
The trail system will be improved per the Master Plan prepared by the developer and approved by
the City. All of the trail system, the staging area, and the natural canyon area will be maintained
through the Open Space Maintenance District.
Librarv
In April of 1987, the City approved a Public Library Master Plan which identified the need for
subregional library facilities to serve rhe needs of future residents. Rancho del Rey was included
in a subarea labeled the Sweetwater/Bonita Study Area (Exhibit #5, page 28). The study
identified the need for a library facility of approximately 40,000 square feet to serve that area.
In light of the City's overall library needs, the minimum library desired by the City is 20,000
10/19/90
27
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10/19/90
28
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square feet for a first stage. The EI Rancho del Rey Specific Plan stated that a reservation of a
parcel of 1 to 2 acres for the location of the library facility may be required. However, if a
40,000 s.f. library is desired by the City, a 3.2 acre site will be necessary. The final
determination, as mentioned in the Specific Plan, would be a function of this SPA plan.
Based on the Public Library Master Plan and the requirement in the EI Rancho del Rey Specific
Plan, the developer has allocated approximately 2 acres for the future construction of a library
facility. A library facility of approximately 20,000 square feet would cost $4.8 million in 1990
dollars. A 35,000 s.f. library would cost $7.6 million. The City has implemented a Public
Facilities Development Impact Fee (PFDIF) for public facilities that are required on a City-wide
basis. The library is one of those public facilities. The costs of the libraries' development are
included in that fee. SPA I, SPA II and SPA III are subject to the Public Facilities Development
Impact Fee.
Fire Protection
The development of Rancho del Rey SPA I, II & III will necessitate the construction of a 5,900
square foot fire station. Up to 3 acres have been reserved within the East "H" Street Park for a
fire station and training facility. Rancho del Rey shall be responsible for paying its share of the
Public Facilities Development Impact Fee as it relates to the financing of fire facilities. The
Rancho del Rey fire facility will be constructed by the City when it is determined to be needed to
serve the project area. The total project cost, (including equipment and furnishings but
excluding land value) is estimated to be $1,070,310 (1990 dollars). The project will be
financed from the Public Facilities Development Impact Fee.
In addition to the fire station, a training facility to replace the East "J" Street training facility is
planned for this site. The facility is to be financed through the Public Facilities Development
Impact Fee. SPA I, II & III will contribute their share through payment of the impact fee. The
total cost for a new training facility is estimated to be $368,503 (1990 dollars).
The amount of Public Facilities Development Impact Fee due from Rancho del Rey will be credited
$85,000 since this developer made a deposit with the City of $85,000 for the construction of a
Terra Nova fire station. Since this station was never constructed and it is intended that this
station serve Rancho del Rey and Terra Nova, it is appropriate to credit those fees to this project.
Police Facilities
The Police Department has not expressed a problem in the servicing of the SPA I, SPA II and SPA
III areas. Expansion to the eastern territories has created, however, a need to improve
communication facilities. Two specific identified needs inciude a communications tower or
antenna and an improved computer aided dispatching capability. Costs for these are estimated at
$10,000 and $530,000 respectively. As with financing of the fire training facility, the police
facilities will be of overall City benefit and will require City-wide financing. Financing for these
improvements are included within the Public Facilities Development Impact Fee.
Schools
The EI Rancho del Rey Specific Plan specifies that the implementation and financing of schools
shall be a component of the SPA plan process. In that light, the Rancho del Rey SPA I plan has
allocated approximately 10 acres for an elementary school site within the project boundaries. A
junior high school site is located within the boundaries of SPA III. There is no high school site
within the boundaries of the EI Rancho del Rey Specific Plan area. Based on Chula Vista City and
Sweetwater Union High School Districts' student generation factors, it is projected that Rancho del
10/19/90
29
~ ' ~ ill
Rey SPA's I, II & III will generate approximately 1,120 elementary school students (K-6), 415
middle school (7-8) students, and 788 high school (9-12) students. These totals were based
upon per household generation factors of .27 elementary school students, .10 junior high school
students, and .19 senior high school students.
To accommodate the needs generated by SPA I, the project traded a 10.1 acre site located on the
north side of the Rancho del Rey Parkway to the District for other property. Since the capacity of
an elementary school is projected to be 730 students, and approximately 660 students will be
generated from SPA I alone, the school district required that the developer assist in the
construction of a school site within the time frame of SPA I. To accomplish this, the school
district and the developer cooperated in the formation of a Mello-Roos Community Facilities
District (CFD #3) to generate the money necessary for the construction of the school. The Chula
Vista [Elementary] School District will state the precise scheduling of construction of the school
site based on needs anticipated by the District. This same funding mechanism (Mello-Roos) will
be utilized for meeting the SPA II & SPA III financing requirements.
As stated above, the middle school and high school students generated from the project will attend
the Sweetwater Union High School District. That District has indicated that they are presently at
or over capacity in many of their facilities, but that contingent on the completion of the proposed
high school and junior high school proposed for the EastLake area and the anticipated demands
within the schools in the general vicinity of Rancho del Rey, there is no need for construction of a
new school with SPA I or SPA II or SPA III development. The High School District, has
implemented a Mello-Roos Community Facilities District (CFD #3) to assist in providing the
necessary monies commensurate with the need generated by this project. A junior high school
. site is proposed within SPA III.
10/19/90
30
:1f)-~";l
CHAPTER 3
PUBLIC FACILITY PHASING PLAN AND FINANCING SUMMARY
Development PhasinQ Plan
The orderly development of Rancho del Rey requires a phasing plan for public facilities to be
defined so as to insure the facilities will be constructed in advance of, or no later than the need for
them to support development.
It is proposed that the phasing of facilities be tied to thresholds of development activity rather
than to specific points in time. In this way, the plan will remain flexible to changes in
development timing caused by external forces, yet will assure the provision of the facilities when
the overall amount of development warrants their need.
Exhibit 6, on page 32 presents the development phasing plan for the SPA's I through III areas.
Generally, development will occur in sequential phase numbers, however, the developer may be
in various stages of development in two or more phases at one time. In the case of Phase 5,
Development may occur in sub-areas tied to specific facilities within those sub-areas. For all
facilities, other than park and recreation improvements and community-wide facilities,
occupancy cannot occur in any particular phase or, in the case of Phase 5, in the sub-area until
all improvements associated with that phase or sub-area, and all previous phases, have been
completed. Park and recreation improvements and community-wide facilities must be completed
prior to the end of the development allocated for any phase and prior to the start of development in
a subsequent phase.
10/19/90
31
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10/19/90
32
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Public Facilitv Phasina Plan
In conjunction with the development phasing plan, this chapter presents the phasing of required
public facilities. The seven public improvement phases correspond to the seven development
phases; the improvements associated with each phase must be completed prior to occupancy
occurring within that phase. In the case of Phase 5, the Improvements associated with each sub-
area must be completed prior to occupancy within that sub-area. The graphic for each phase, on
the following pages, shows the location of the improvements, the permitted occupancy upon
completion of the improvements, description of the improvements within the phase, principal
financing mechanisms, and cost and maintenance information.
10/19/90
33
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PHASE 1
PRINCIPAL SPA 1/111111
FINANCING TOTAL COST RESPONSIBILITY MAINTENANCE
NO. FACILITY MECHANISM (if aDDllcable\ (II aDDllcable\ FINANCING
1 ) East "H" Street-6 lane Assessment Completed Completed State Moniesl
prime arterial thru Rancho District General Fund
del Rey
2 ) East "H" Street Potable Assessment Completed Completed Water User
water Distribution Mains District Charges
3 ) East "H" Street Sewer Assessment Completed Completed Sewer User
Trunk Extensions District Charges
4 ) East "H" Street Stormwater Assessment Completed Completed General Fund
System District
5 ) SPA I Excess Street N/A - Annual Main!. 1972 Act
Lighting and Right-ol-Way Cost Vary Maintenance
Landscape Maintenance District
6 ) Tralfic Signals required for S.E.lAssmt - - -- General Fund
Rancho del Rey District
Development
7 ) Regional Traffic Signals Traffic Function of $341,890 General Fund
Signal Fee development
$10/Trip
12) 8 Million Gallon Potable Cash Completed Completed Water User
water Storage Reservoir Contrib. Charges
w/Fee
Credit
17) East "H" Street Park S.E. Completed Completed General Fund
-Master Plan
19) SDG&E Trails S.E. - - - - General Fund
-Master Plan
-Improvements
10/19/90
35
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PHASE 2
PRINCIPAL SPA 1/11/111
FINANCING TOTAL COST RESPONSIBILITY MAINTENANCE
NO. FACILITY MECHANISM (If SDDllcablel l1f sDDllcsblel FINANCING
6 ) Traffic Signals required for S.E./ - - - - State Monies!
Rancho del Rey Assessment General Fund
Development District
7) Regional traffic signals Traffic Function of $509,060 State Monies!
Signal Fee development (total) General Fund
$10!tric
8 ) 1-805 and East "H" Street S.E. w! DIF Completed Completed State Monies!
Interchange Modification Credit General Fund
9 ) Paseo Ranchero - 4 lane S.E. - - - - State Monies!
Collector East "H" Street to General Fund
Rancho del Rey Parkway
10) Buena Vista Way - 2 lane S.E. -- - - State Monies!
Collector from East "H" General Fund
terminus to Rancho del Rey
Parkway
1 1 ) Ridgeback Road - 2 lane S.E. - - - - State Monies!
Collector from present General Fund
terminus to Rancho del Rey
Parkway
13 ) Rice Canyon Trunk Sewer S.E. Completed Completed Sewer User
and Remove Existing Pump Charges
Station
14) Rice Canyon Drop Structure S.E. Completed Completed Maintenance
System District
15) Off-site Retention Basin N!A Annual - - Maintenance
Maintenance Maintenance District
Costs Vary
17) East "H" Street Park - S.E. - - -- General Fund
PLDO Min. Improvements
19) SDG&E Trails S.E. - - -- Open Space
Maintenance
District
20) Canyon Trails S.E. - - -- Open Space
- Master Plan Maintenance
- Improvements District
10!19!90
37
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PHASE 3
PRINCIPAL SPA 11111111
FINANCING TOTAL COST RESPONSIBILITY MAINTENANCE
NO. FACILITY MECHANISM II! sDDllcsble) II! sDDllcsble) FINANCING
6 ) Traffic Signals required for S.E./ - - - - State Monies/
Rancho del Rey Assessment General Fund
Development District
7) Regional traffic signals. Traffic Function of $509,060 State Monies/
Signal Fee development (total) General Fund
$10/trin
16) Community Park Specific $518,000 $518,000 General Fund
- 3 Lighted Ballfields/ Plan/S.E.
parking lot S.E. w/RCT
Credit
- Play Area S.E. - - - - General Fund
- Turf/Irrigation (PLDO) - - - - General Fund
18) Staging Area S.E. - - - - Open Space
- Improvements Maintenance
District
19) SDG&E Trails S.E. - - - - Open Space
-Improvements Maintenance
District
20) Canyon Trails S.E. - - - - Open Space
-Improvements Maintenance
District
21 ) Otay Lakes Road - Widen to S.E. w/DIF completed completed State Mor
4 lane Major along SPA I Credit General Fund
frontage
22) Rancho del Rey Parkway - S.E. - - . - - State Monies/
2 lane Collector from west General Fund
of Avenida del Rey to Paseo
Ranchero
23 ) Avenida del Rey - 4 land S.E. - - - - State
Collector from Otay Lakes Monies/General
Road to Rancho del Rey Fund
Parkway
'24 ) Avenida del Rey Sewer S.E. - - - - Sewer User
Connection to Otay Lakes Charges
Road Trunk
10/19/90
39
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PHASE 4
PRINCIPAL SPA 1/11/111
FINANCING TOTAL COST RESPONSIBILITY MAINTENANCE
NO. FACILITY MECHANISM lit accllcablel (If accllcablel FINANCING
6 ) Traffic Signals required for S.E.I - - - - State Monies/
Rancho del Rey Assessment General Fund
Development District
7) Regional traffic signals Traffic Function of $509,060 State Monies/
Signal Fee development (total) General Fund
$10/trio
20) Canyon Trails S.E. - - - - Open Space
-Improvements Maintenance
District
25) Rancho del Rey Parkway - S.E. - - - - State Monies/
2 land Collector from General Fund
terminus to west SPA I
boundary
26 ) Sewer Connection from S.E. - - - - Sewer User
North Ridge to Rice Canyon Charges
Trunk
10/19/90
41
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PHASE 5
PRINCIPAL SPA 1/111111 MAINTE-
FINANCING TOTAL COST RESPONSIBILITY NANCE
tiQ.. FACILITY MECHANISM {If eDDllceble} (If eDDllceble} FINANCING .
6 ) Traffic Signals required S.E.I - - - - State Monies/ all
for Rancho del Rey Assessment General Fund
Develooment District
7 ) Regional traffic signals Traffic Function of $509 .~~o State Monies/ all
Sional Fee develooment (total General Fund
20 ) Canyon Trails S.E. - - . . Open Space all
-Improvements Maintenance
District
27) Rancho del Rey Parkway S.E. - - . - State C
- 2 lane Collector from Monies/
Paseo Ranchero to General Fund
Central Ridoe midooint
28 ) Sewer Connection from S.E. - - - - Sewer User C
Central Ridge to Rice Charges
Canyon Trunk
29) Central Ridge Storm S.E. - - - - Maintenance C
Drain District
30 ) Del Rey Boulevard - 4 S.E. - - . . State Monies/ B
lane Collector from East General Fund
"H" Street to Rancho del
Rev Parkwav
31 ) Rancho del Rey Parkway S.E. - - - - State Monies/ D
- 2 lane Collector from General Fund
terminus to west SPA I
boundary
32 ) Paseo del Rey - S.E. - - - . State Monies/ D
Restripe to 4 lanes General Fund
from East "J" SI. to
TelearaDh Canyon Rd.
33) Neighborhood Park S.E. - - - - General Fund D
(Explorer)
_ Improvements per
Master Plan
44 ) Rancho del Rey Parkway S.E. - - . - - State Monies/ A
- 2 lane Collector from General Fund
SPA I boundary to Sub-
Area SA boundary
45 ) Sewer Connection to S.E. - - - - Sewer User A
SPA I Sewer Charaes
46 ) Sewer Connection to S.E. . - - - Sewer User A
Existina off-site Sewer Charoes
47) Rancho del Rey Parkway S.E. - - - - State Monies/ B
- 2 lane Collector from General
SPA I subarea SA Fund
boundary to SPA II
boundary
. Subphase
10/19/90
43
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PHASE 5 (continued)
PRINCIPAL SPA 1/11/111 MAINTE-
FINANCING TOTAL COST RESPONSIBILITY NANCE
HQ. FACILITY MECHANISM {If aDDllcableJ (If aDpllcableJ FINANCING .
48 ) Terra Nova Drive - 2 S.E. - - - - State Monies/ B
lane Collector from General
Rancho del Rey Parkway Fund
to Specific Plan
Boundarv
49 ) Neighborhood Park S.E. - - - - State Monies! B
(Marisol) General
_ Improvements per Fund
Master Plan
50) Potable water S.E. - - - - Water User B
connection to East "H" Charges
St.
20) Canyon Trails S.E. - - - - Open Space E
-Improvements Maintenance
District
51 ) paseo Ranchero - S.E. - - - - State Monies/ E
construct a four lane General
collector, from East "H" Fund
Street to Parcel R-7
52) Twelve inch and ten S.E. - - - - Water User E
inch potable water Charges
mains to serve 710
. cressure zone
53 ) Ten inch potable water S.E. - - - - Water User E
line to serve 624 Charges
nressure zone
54 ) Sewer line - from S.E. - - - - Sewer User E
Phase 2, unit 12 Charges
(Candlewood
Subdivision) to
Parcel R-7 and removal
of lift station
55 ) Sewer facOity on north S.E. - - - - Sewer User E
rim of the south leg of Charges
Rice Canyon westerly of
Paseo Ranchero
crossing to East H
Street.
56) 48 inch storm drain S.E. - - - - General Fund E
facility In south leg of
Rice Canyon under
Paseo Ranchero.
70) Twelve inch reclaimed S.E. - _. - - Water User E
water line in Paseo Charges
Ranchero from East
"H" Street to R-7
. Subphase
10/19/90
44
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10/19/90
45
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PHASE 6
PRINCIPAL SPA 1/11/111
FINANCING TOTAL COST RESPONSIBiliTY MAINTENANCE
NO. FACILITY MECHANISM !If 8DDllcBble) {If 8DDllcable) FINANCING
6 ) Traffic Signals required for S.E./ - - - - State Monies!
Rancho del Rey Assessment General Fund
Develooment District
7 ) Regional traffic signals Traffic Function of $509,060 State Monies!
Sinnal Fee develooment Ito t a 1\ General Fund
20) Canyon Trails S.E. - . - - Open Space
-Improvements Maintenance
District
57) Paseo Ranchero, construct a S.E. - - - - State Monies!
four lane collector from General Fund
Parcel R-7 access drive
south to Telegraph Canyon
React
58 ) East "J" Street - construct S.E. - - - - State Monies!
a two lane collector from General Fund
Paseo Ranchero to Paseo
Ladera.
60) Twelve inch potable water S.E. - - - - Water User
line to serve 710' pressure Charges
zone, from R-7 to
intersection of Paseo
Ranchero & East "J" Street.
61 ) Twelve inch potable water S.E. - - - - Water User
to serve 710' pressure Charges
zone, from Paseo
Ranchero!East "J" Street to
existing 12" line at Paseo
Ladera. .
62) Eight inch potable water S.E. - - - - Water User
line to serve 710' pressure Charges
zone, from existing 8"
water line in Bel Aire
Ridae.
63 ) Storm drain facility, from S.E. . - - - General Fund
Paseo Ranchero crossing of
south leg of Rice Canyon to
intersection with East "J"
Street.
71 ) Twelve inch reclaimed S.E. . - - - Water User
water line in Paseo Charges
Ranchero from R- 7 to
Telegraph Canyon Road
1 0!1 9!90
46
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10/19/90
47
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PHASE 7
PRINCIPAL SPA 1111/111
FINANCING TOTAL COST RESPONSIBILITY MAINTENANCE
NO. FACILITY MECHANISM lit 8cDllcable1 (If 8DDllc8ble) FINANCING
6 ) Traffic Signals required for S.E./ - . . . State Monies!
Rancho del Rey Assessment General Fund
DeveloDment District
7 ) Regional traffic signals Traffic Function of $509,060 State Monies!
Sianal Fee develoDment (total) General Fund
20) Canyon Trails S.E. . . - - Open Space
-Improvements Maintenance
District
59 ) Neighborhood Park S.E. - - - . General Fund
-Master Plan
-Improvements
Per Master Plan
64) East "J" Street - construct S.E. - - . . State Monies!
a two lane collector, from General Fund
Paseo Ranchero to east edge
of Dark
65) Twelve inch potable water S.E. - - - - Water User
line from Paseo Ranchero Charges
intersection to existing 12"
710' pressure zone main in
Buena Vista.
66 ) Ten inch potable water line S.E. - - - - Water User
to serve 710' pressure Charges
zone.
72) Eight inch reclaimed water S.E. - - - - Water User
line in East "J" Street Charges
from Paseo Ranchero to SPA
III Park (#59)
1 0!1 9!90
48
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OTHER
REQUIRED
FACILITIES
PRINCIPAL SPA 1/1111I1
FINANCING TOTAL COST RESPONSIBilITY MAINTENANCE
NO. FACILITY MECHANISM (If aDDllcablel III BDDllcable) FINANCING
34) Elementary School Mello-Roos $5,000,000 $5,000,000 State/District
District
35 ) Regional Road TDIF $73,551,100 $8,987,944' State Monies/
Improvements per General Fund
Transportation
Development Impact Fee
Program (' Total excludes
projects specifically listed
in orevious ohases)
36 ) Regional ID #27 Facilities Connection Not Determined Not Determined Water User
Fees & G.O. Charges
Bonds
371 Fire Station PFDIFt $1,070,310 $354,105 General Fund
381 Fire Trainino Facility PFDIFt $368,503 $18,295 General Fund
391 Branch Libraries PFDIFt $10,112,953 $1,522,185 General Fund
40) Junior High School Mello-Roos $14,110,000 $2,510,000 State/District
District
41 ) High School Mello-Roos $30,268,000 $5,848,000 State/District
District
431 Como ration Yard PFDIFt $9,604,119 $1,303 400 General Fund
671 Civic Center PFDIFt $16417345 $2,225 090 General Fund
68) Police Facility Exoansion PFDIFt $3,934,217 $782 040 General Fund
69) Geographic Information PFDIFt $1,902,600 $190,855 General Fund
System
t Rancho del Rey's share of facilities costs based on calculation of Rancho del Rey's equivalent dwelling ur
(EDUs) multiplied by the cost per EDU established in the PFDIF for the various facility types.
10/19/90
50
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ReQional Transportation Facility Phasina
It is intended that the East Chula Vista Transportation Phasing Plan (TPP), be revised and updated
on an annual basis. Thus, each change in the TPP will automatically become applicable to Rancho
del Rey SPA I, SPA II, and SPA III because the TPP is being adopted by reference as part of the
Rancho del Rey SPA III Public Facilities Financing Plan. As additional land development data and
facility cost information becomes known, the TPP boundaries and fee amounts will be adjusted to
reflect current conditions. Limits, facility costs, and adjusted fees in the most recently amended
TPP and Development Impact Fee Program will take precedence over the information contained in
Table 4.
10/19/90
51
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CHAPTER 4
IMPLEMENTATION
Summary of Financing Methods
General Fund
The City of Chula Vista's general fund serves to fund many public services throughout the City.
Those facilities and services identified as being funded by general fund sources represent those
that will benefit not only the residents of the proposed project, but also Chula Vista residents
outside the boundaries of Rancho del Rey. In most cases, other financing mechanisms are available
to initially construct or provide the facility or service, and general fund monies would only be
expected to fund the maintenance costs once the facility is accepted by the City.
Mello-Roos Communitv Facilities Act of 1982
On January 2, 1983 the Mello-Roos Community Facilities Act of 1982 become effective. This
statute authorizes formation of community facilities districts which are authorized to provide the
financing of certain public services or facilities through elector approved special taxes.
Facilities which can be provided under the Mello-Roos Act include the purchase, construction,
expansion, or rehabilitation of the following:
1. Local park, recreation, or parkway facilities;
2. Elementary and secondary school sites and structures;
3. Libraries;
4. Any other governmental facilities that legislative bodies are authorized to construct,
own or operate.
It is proposed that a Mello-Roos District be set up to cover the Rancho del Rey development area
in order to provide the necessary school funding in excess of, or as a total replacement for that
provided by the School Impact Fees.
Assessment Districts
Special Assessment financing is an appropriate financing mechanism when the value or benefit of
an improvement can be assigned to a particular property. Assessments are levied in specific
amounts against each individual property on the basis of the benefit each receives. Special
assessments may be used for both publicly dedicated onsite and offsite improvements.
The assessment acts proposed for use in Rancho del Rey include the Municipal Improvement Act of
1913, the Improvement Bond Act of 1915, and the Lighting and Landscape Act of 1972. 1915
bonds are typically issued in conjunction with the 1913 Improvement Act. Generally, public
right-of-way type improvements can be financed. Assessments are levied and bonds are issued to
fund the construction of public improvements. Bonded indebtedness is a collective responsibility
of all parcels within the Assessment District. The bond issue is a lien against all properties,
although each parcel does have a specific assessment against it. Bonds are not issued to represent
individual parcels but are pooled in marketable denominations.
State and Federal Fundina
Several Federal and State financial and technical assistance programs are available to cities.
Although rarely available to fund an entire project, some grants are available to assist in
10/19/90
54
,;; () - ';) r I,
financing a portion of a capital facilities project. The primary recipient of State financing
assistance would be the school districts in order to fund school services.
Dedication
Dedication of land by developers for public capital facilities is a common and straightforward
financing tool used throughout the State. In the case of Rancho del Rey, the following are
anticipated to be dedicated:
1. Road and utility right-of ways;
2. Park sites;
3. Open space;
4. Fire station site and training facility;
5. Library site;
6. School site.
Develooer Construction throuah Subdivision Exactions
Neighborhood level public improvements will be developed simultaneously with related
residential and business park subdivisions. Through the use of the Subdivision Map Act, each
separate development within Rancho del Rey will fund and install all local street, utility and
recreation improvements. The use of subdivision conditions and exactions, were appropriate,
will insure that the construction of neighborhood facilities is timed with actual development.
Where public facilities are involved, the developer constructs the capital facility to City
standards and, upon completion, dedicates it to the local agency.
Existina Fees
The major fees, which contribute to capital facilities improvements within the City of Chula
Vista, include the Residential Construction Tax, Park Acquisition and Development Fees, sewer
connection fee, traffic signal fee, and the Development Impact Fee. The Otay Municipal Water
District also assesses water connection fees and School Impact Fees are payable to Chula Vista
Elementary School and Sweetwater Union High School District.
The distinguishing factor between a fee and a subdivision exaction is that exactions are requested
of a specific developer for a specific project whereas fees are levied on all development projects
throughout the City or regional area pursuant to an established formula.
New Fees
Through policy decision of the City of Chula Vista, new fees may be established to help defray costs
of facilities which will benefit areas beyond Rancho del Rey. These may include, for example,
special development fees for community parks, police, fire, library and/or other city services.
If and when such community-wide fees are established, they would be applies to Rancho del Rey,
as well as all other development that may be appropriate.
DeveloDer Reimbursement Aareements
For facilities that are constructed offsite or oversized in order to accommodate future
development, Developer Reimbursement Agreements can provide for a future payback to the
developer for the additional costs of these facilities. Future developments are required to pay
back their "fair share" portion of the costs for the shared facility when development occurs.
Open Space District
For the open space areas dedicated to the City, an Open Space Maintenance District has been formed
to fund the cost of open space maintenance.
10/19/90
55
~o -,;J8 T
Street Licht and landscape Maintenance District
A Street Light and landscape Maintenance District will be established for the maintenance of
street lighting in excess of City standards, as well as for the maintenance of landscaping within
the public right-of-ways.
Homeowners Association
If private recreational facilities and/or private open space areas are created within individual
developments, a homeowners association could be formed to find the maintenance costs associated
with these improvements.
Soec!al Acreements/Develooment Acreement
This category includes special development programs similar to that included in the EI Rancho del
Rey Specific Plan for financing construction of East "H" Street. It also includes any other special
arrangements between the City and the developer such as credits against fees, waiver of fees, or
charges for City construction of specific facilities.
A development agreement can play an essential role in the implementation of the Public Facilities
Financing Plan. The Public Facilities Financing Plan clearly details all public facility
responsibilities and assures that the construction of all necessary public improvements wili be
appropriately phased with actual development, while a development agreement may identify
additional obligations and requirements of both parties.
Annual Fiscal Impact Analysis Ucdate
The Fiscal Impact Analyses for Rancho del Rey SPA I, SPA II and SPA III demonstrate a positive
cash flow to the City of Chula Vista as a result of the development of SPA I, SPA II and SPA III. The
projected operating revenues flowing to the City as a result of SPA I are higher than the costs to
the City for providing municipal services to the development area.
Coinciding with the annual monitoring program addressed below, and after the first occupancies
occur, a financial impact analysis update shall be prepared by the City. The cost of preparing this
analysis shall be borne by Rancho del Rey.
If the fiscal impact analysis indicates a positive cash flow and all other development requirements
have been satisfied, then development may continue.
If the fiscal impact analysis indicates a negative cash flow, then Rancho del Rey will contribute an
amount necessary to cover the short fall so that development may proceed.
The requirement for fiscal impact analysis update related to each SPA shall be in effect for ten
(10) years from the date of City Council approval of the SPA Plan.
Monitorina Proaram
The facilities presented in this plan, along with the proposed phasing, financing and cost
information serve to map the tentative route to be taken toward providing the public
improvements necessary to support development in Rancho del Rey SPAs I through III. In
attempting to predict future needs, projections and assumptions have been made regarding the
location, amount, type, and timing of development. These projections and assumptions are based
on the best information available at the time the plan is prepared, but it is the actual location,
amount, type and \iming of development that will determine the need for specific facilities.
10/19/90
56
20-~f8
With this in mind, it is imperative that in conjunction with the adoption of a Public Facilities
Plan for Rancho del Rey SPAs I, II & III, that a commitment to implement and Annual Monitoring
Program also be made. This allows the Public Facilities Plan to be refined and updated as
development actually occurs in order to reflect true conditions as opposed to the projected
conditions presented in this report.
Each year the developer should submit updated development summaries, forecasts and
development data, such as actual traffic counts and building permit information to the City for
evaluation and comparison to the Facility Plan as adopted. This annual update and reevaluation
will allow the City to more accurately predict public facility needs, coordinate their provision,
and, if necessary, restrict building activity in order to prevent adverse impacts on existing
facilities. The cost of all annual monitoring should be borne by the developer.
The annual monitoring program should also review the fiscal impacts of proposed facilities and
development. The financing mechanisms proposed for the construction and maintenance of
improvements shall be analyzed for soundness and adequacy.
Implementation
The implementation of the facilities and financing plan occurs on various levels. If a development
agreement is entered into between the City and Rancho del Rey, then the general obligations and
requirements of both parties regarding the provision of public facilities, as outlined in this plan,
would be included in the agreement. Detailed requirements for the provision of facilities would be
included as conditions of approval on subdivision maps. Required improvements would generally
have to be guaranteed prior to issuance of building permits and completed prior to issuance of
occupancy permits. An evaluation must be made at each of these levels of control to insure that
the facilities are being provided concurrent with need.
10/19/90
57
.70 - ~ f'
RESIDENTIAL DESIGN GUIDELINES
Rancho del Rey SPA III
SUBMITTAL DRAFT
August 10, 1990
Revised 10/26/90
Prepared for:
Rancho del Rey Partnership
2727 Hoover Avenue
National City, CA 92050
Prepared by:
Cinti & Associates
1133 Columbia street #201
San Diego, CA 92101
(619) 239-1815
;10 - ~()
TABLE OF CONTENTS
Paqe
INTRODUCTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1-1
Purpose
Organization
Project History
Relevant Planning Documents
Design Influences
Community Concept
DESIGN REVIEW PROCESS.................................... II-1
Introduction and Summary
Master Developer Review Process
City of Chula Vista Design Review Process
COMMUNITY DESIGN GUIDELINES.............................. III-1
Introduction
Circulation
Grading
Entries
Fencing
Edges
Streetscapes
GENERAL DEVELOPMENT GUIDELINES........................... IV-1
Introduction
Architecture
Signing
Lighting
Parking
LANDSCAPE DES IGN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. V-1
Introduction
Landscape Concept
Landscape Zones
Slope Erosion Control
Natural Open Space Enhancement
Plant Materials by Zone
Fuel Modification Landscaping
Streetscape Landscaping
Landscape Standards
Irrigation Standards
Maintenance Standards
Landscape Design Criteria Checklist
(08/10/90)
i
~O"'Jlfl
TABLE OF CONTENTS
(Continued)
Paqe
SITE PLANNING CRITERIA................................... VI-1
Product Development
Site Development Standards
Design Issues by Parcel
(08/10/90)
ii
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I. INTRODUCTION
(08/10/90)
1-1
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Purpose
This document is q manual to guide the design of site plans,
architecture, and landscape architecture within Sectional Plan-
ning Area III (SPA III) of the Rancho del Rey Planned
Community. It illustrates the master developer's philosophy and
commitment to a high quality, planned development program.
These guidelines address the design issues relevant to develop-
ment within SPA III. Separate manuals have been prepared for
areas within SPAs I and II. The applicable area is depicted
below.
SPA III
Design Guidelines
Area
(02/02/90)
1-2
~I) -;,) 99
This manual is being provided to ensure that the quality and
fundamental concepts established at the master planning stage
are maintained in the final phase of detailed planning and
design. This manual includes design concepts to guide specific
areas of consideration, but more importantly it establishes a
design context within which each element is important to the suc-
cess of the entire program. Just as the entire community can be
impacted by a substandard project, carefully crafted design
themes and standards can be compromised by inattention to one
element of the overall design program. The purpose of this
manual is to ensure that all development within Rancho del Rey
SPA III will maintain a high standard of design through
consistency with these published standards, which are in turn
consistent with those of the previous SPAs. All designers are
expected to refer to and implement the guidelines herein for
development projects within Rancho del Rey SPA III.
While it is the intention of the master developer to allow as
much freedom as possible for creative design expression at the
parcel and individual project levels, it is sometimes mandatory
to precisely control the design of areas critical to the success
of the overall community; locations where only a limited number
of solutions are acceptable.
Orqanization
This document is organized in six chapters. This introductory
chapter is intended to provide the necessary background informa-
tion needed to understand the project and the purpose of these
guidelines. The second chapter outlines the design review pro-
cesses of both the master developer and the City of Chula
Vista. The third chapter is devoted to community design issues
which were carefully considered during the SPA Plan process and
are now expected to be carried through in subsequent detailed
design. The fourth chapter addresses issues which are more gen-
eral and did not directly influence the SPA Plan design. The
fifth section addresses landscape design issues. The final chap-
ter includes some site planning criteria and provides a parcel-
by-parcel discussion of critical design issues and references
solutions.
Proiect History
SPA III is the final development phase within the amendment area
of the comprehensive update of the El Rancho del Rey Specific
Plan in 1985. Earlier planning efforts for the overall project
include the Rancho Bonita Plan adopted in 1970 and a major
amendment to that plan in 1978 which created the first specific
plan for the area. The specific plan area includes the recently
developed Terra Nova area directly to the west of SPA I and that
along East "J" Street, east of Paseo Ranchero. These areas,
although constructed under previous SPA Plans, are important
because they have established design factors which must be cons i-
(02/02/90)
1-3
'J.().~9!5
dered in the overall community design and theme. Current and
planned construction within SPAs I and II will establish numer-
ous precedents for the "community aesthetic" of Rancho del Rey.
The established standards and guidelines for these areas are
reflected in this SPA III document.
Relevant Planning Documents
This Design Manual is the latest in a series of documents which
have, in increasing detail, established the development and
design standards for the Rancho del Rey Planned Community. The
most general standards are contained in the El Rancho del Rey
Specific Plan which is incorporated in the City's General Plan
for the property. The Specific Plan allocates land uses and
intensities throughout the planning area and establishes general
regulations and guidelines for development, as well as preserva-
tion and conservation of open space and other on-site resources.
The second level of planning is achieved through the plans pre-
pared for each of the three SPAs which comprise the then undevel-
oped portion of the specific plan area. SPA I was the first of
these areas to b~ planned and is now under construction. It
encompasses the majority of the property north of East "H"
Street. The remainder of that area, directly adjacent to Terra
Nova, has been planned as SPA II. The area to the south, be-
tween East "H" Street and Telegraph Canyon Road, is SPA III. It
is the final planning phase of the project and the subject of
these guidelines.
The SPA Plan and companion Planned Community (PC) District
Regulations expand upon the provisions of the Specific Plan and
provide more detailed design specifications and regulations.
The focus of the SPA Plan is the delineation of community level
facilities (e.g., collector roads, neighborhood parks, trail and
open space system, etc.) while also providing some site specific
information such as basic grading design, lotting and interior
street layouts. The PC Regulations provide the use and devel-
opment standards which are applied to individual lots. These
regulations should be reviewed during the design process for
height, bulk, and setback standards.
Design Influences
The primary influences which affected the design of the SPA III
Plan were the adopted El Rancho del Rey Specific Plan, existing
improvements, and the landform characteristics of the site, as
depicted in Exhibit 1. The topography of the site consists pri-
marily of east-west trending ridges and intervening valleys.
The primary topographic feature of the SPA III site is the cen-
tral ridge which separates the southern leg of the Rice Canyon
Open Space Preserve and Telegraph Canyon. Rice Canyon contains
sensitive biological resources which are to be respected during
the development process. The development plan places develop-
(02/23/90)
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ment areas on higher elevations while maintaining the canyon in
natural open space with some recreational uses, as was done with
the northern and central legs of Rice Canyon in SPAs I and II.
As illustrated in Exhibit 1, Design Influences, the preserved
side slopes are intended to provide a natural open space back-
drop for development. Graded slope areas are to be planted with
naturalized species to also contribute to this effect. The
location of the development areas provides numerous view oppor-
tunities, but will also necessitate screening and other design
features to maintain a high aesthetic quality throughout the
community and as viewed from off-site. A primary design con-
sideration is the integration of development into the natural
setting while preserving the natural ambiance of the canyon
area. Another primary consideration is the integration of SPA
III with the existing development which adjoins most edges of
the project. Projects within SPA III will need to balance the
"Rancho del Rey aesthetic" with the existing designs and pat-
terns of development on adjacent property.
Communi tv Concept
The Rancho del Rey Planned Community includes a diversity of
residential products, together with employment and support land
uses in a well planned arrangement, (see Exhibit 2, Site
utilization Plan). The predominant residential product in the
overall project is the single family detached (SFD) home which
is sited on a variety of lot sizes. Within SPA III, SFD pro-
ducts are proposed in the western and central portions of the
site. A single townhouse site is designated at the southeastern
corner of the project, south of East "J" Street. The residen-
tial parcel at the northern edge, along East "H" Street, is
designated for Specialty Housing. This will most likely be a
retirement housing project which may include two or more product
types, attached and/or detached.
To the south of the Specialty Housing site is the southern leg
of Rice Canyon, designated for open space. The other major
on-site open space area is on the southern edge of the project,
an open space buffer along Telegraph Canyon Road. These areas
continue the pattern of using open space as both an amenity and
the setting for the Rancho del Rey Community which was'establish-
ed by the Specific Plan and implemented in SPAs I and II. The
major proposed public use within the project is a junior high
school site located at the southeast corner of Paseo Ranchero
and East "J" Street. A large neighbor hood park site is provid-
ed between the junior high school and townhouse residential
sites. A small community facility site is located along Paseo
Ladera, on the western edge of the project. The arrangement of
these public uses necessitates an amendment to the El Rancho del
Rey Specific Plan which will be accomplished concurrent with SPA
Plan adoption. .
The major circulation routes through the project are Paseo
Ranchero and East "J" Street. Paseo Ranchero and an off-street
(10/26/90)
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trail system provide connections between SPA III and the major
public facilities located to the north in SPA I. The realign-
ment of East "J" Street so that it does not connect to Buena
Vista Way, east of Paseo Ranchero, also requires a General/
Specific Plan Amendment which has been incorporated with SPA
Plan approval.
(10/26/90)
1-8
~o - 3()O
II. DESIGN REVIEW PROCESS
(08/10/90)
11-1
'J.o - 3fJ/
Introduction and Summary
The design review process includes two integrated procedures:
design review and approval by the master developer and review
and approval by the City of Chula Vista. Essentially the pro-
cess requires the builder to formulate the design for his parcel
and review it with the master developer prior to formal applica-
tion and review of final designs by the City. The City of Chula
Vista requires Site Plan and Architectural Review, as well as
Landscape Review. The overall process is sketched below.
rJE~ DESIGN REVIEW
PROCESS CHART
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(02/02/90)
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Master Developer Review Process
The review requirements of the master developer are intended to
ensure that the builder's intended product and designs meet the
standards and criteria for the entire planned community. The
items to be included in the builder's design submittal package
are listed below.
Preliminary Architectural Plans
Schematic floor plans (1/4" scale min. with room dimensions)
Schematic unit elevations (1/4" scale min. - front, rear,
and exposed sides with color and material callouts)
Typical schematic street elevations (1/8" scale min.)
Color and materials sample board
Preliminary Site and Landscape Plans
Preliminary site plan with tabulation of units, parking, and
view analysis (1"=40' or 1"=20' scale, depending on parcel
size)
Conceptual grading plan with cross sections
Conceptual landscape plan with plant materials list and
sizes (1"=20' scale)
Cost estimates and references, as required
Following acceptance of the builders schematic design, a con-
tinuing exchange of information will be expected as the design
is finalized and the City's review process begins. Final, ap-
proved plans shall be provided to the master developer for his
records.
City of Chula Vista Desiqn Review Process
The requirements of the City are fairly typical but each builder
and/or his consultants should contact the City for current, spe-
cific requirements. The design review process with the Master
Developer should be complete prior to formal review by the City.
The standards and requirements for Site Plan and Architectural
Approval shall be as provided for in the Rancho del Rey Planned
Community District Regulations. Single family detached resident-
ial areas with lots 5,000 s.f. or larger in any residential dis-
trict may use the tentative tract map with typical building
elevations and typical building locations on lots as a substi-
tute for elevations and siting of all buildings. Specific re-
quirements for application and review procedures are published
in the City's Zoning Ordinance.
(02/23/90)
~
~O'303
The City has also published a "Landscape Manual" which describes
the landscape review process and provides some guidelines for
landscape design from the City's perspective. The Manual also
includes specific standards for landscape and irrigation improve-
ments.
(02/02/90)
0-4
~o -3d'/-
III. COMMUNITY DESIGN GUIDELINES
(08/10/90)
11-1
~ () -365
Introduction
The character of the Rancho del Rey Community at the broadest
level is established by the EI Rancho del Rey Specific Plan and
SPA Plans. During the preparation of these plans, numerous com-
munity design features were established or considered. As indi-
vidual parcels are developed, attention to these established cri-
teria is necessary to successfully execute the intended design.
This section is intended to describe and promote the design fea-
tures of the SPA Plan and to provide guidance for consistent
detailed design. Several SPA Plan Exhibits which address these
design issues have been reproduced herein for reference. The
following chapter, General Development Guidelines, addresses
those design issues (e.g., architecture, lighting, parking,
etc.) which were not intregral to the previous plans.
Circulation
The circulation network provides both a physical and visual con-
nection between residential neighborhoods. The overall street
circulation plan is indicated in Exhibit 3 on the following
page. The exhibit also illustrates typical road sections. In
addition, a comprehensive system trails for pedestrian and
bicyclist use has been included throughout the community. The
SPA III trail system includes a hiking trail which extends the
length of the southern leg of the Rice Canyon OPen Space Pre-
serve and connects to a regional network through SPA I. Access
to the trail system will be site planning issue for some
parcels.
Special landscape designs and treatments have been established
for community entries, parcel entries and streetscapes. These
are discussed in the Landscape Design section of these Guide-
lines and should be referenced for further information.
(02/23/90)
10-2
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Trails
The interconnecting trail system provided in SPA III is
graphically shown in Exhibit 4 on the following page.
Trails in open space areas such as the southern leg of Rice
Canyon are to be aligned and constructed to minimize adverse
impacts to sensitive biological resources. Trails should
follow utility access roads whenever feasible to minimize
disturbance of natural vegetation.
The SPA III trail system will provide a connection between
the existing residential development west of the project
site and the school and park amenities at the northeastern
edge. Schools and parks, including the on-site junior high
school and neighborhood park are expected to be the primary
destinations of trail users and are indicated on the Trails
exhibit. In addition to pedestrian and hiking trails, a
bicycle trail connection is provided between the existing
bicycle routes on Telegraph Canyon Road and East "R"
Street. The SPA III trail system will connect to the system
within the Sunbow community, south of Telegraph Canyon Road,
via Paseo Ladera. These routes will encourage non-vehicular
circulation within the community.
A sketch on a following page illustrates the trail crossing
at Paseo Ranchero. The sketch also includes a section which
describes the grading adjacent to the roadway. At the can-
yon crossing, the streetscape will be comprised primarily of
views down and across either side of the canyon. Some of
the landscaping installed on the down slopes adjacent to the
roadway will also be visible.
(10/26/90)
11I-4
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Gradinq
Attention to detail in the execution of grading is important at
both the mass grading and detail grading levels. The El Rancho
del Rey Specific Plan included design standards for grading.
The most relevant portion is repeated below. The Conceptual
Grading Plan (Exhibit 5) is responsive to these policies as well
as those of the General Plan Land Use Element. Final design
should reflect the approved conceptual design. The requirements
of the Chula Vista Municipal Code and other city policies, which
are not superseded by those herein, shall also be incorporated
in grading plans for development within the SPA.
Grading Standard
The design intention of the specific plan is that graded
areas be contoured to blend with natural landforms. Round-
ing both vertical and horizontal intersections of graded
planes, obscuring slope drainage structures by massing a
variety of plant materials, incorporating variable slope
ratios for larger slope banks, use of landscape planting to
control erosion and obscure man-made banks, architectural
solutions to topographic changes, and other similar tech-
niques should be used. Slope banks with rigid angular
characteristics shall not be permitted.
Slope Banks - General
The following guidelines are summarized from the SPA III
Plan. Specific standards will be implemented through the
tentative tract map process.
Banks in excess of 5 feet in height should be construc-
ted at 2:1 or less (unless otherwise approved).
Erosion potential on all slopes should be reduced
through the use of small berms at the top of the slope,
drainage improvements, and/or the use of appropriate
vegetation (see Landscape Design).
provision should be made for adequate maintenance of
graded slopes and landscaping.
Streetscape Slopes
The City's Street Design Standards Policy establishes stan-
dards for the grading of slopes adjacent to the right-of-way
of major streets. These generalized standards are applied
unless more precise designs are submitted and approved in
conjunction with the project planning process. Considerable
attention has been given to streetscape appearance in the
design of SPA III and generalized design concept is included
in this chapter (see Streetscapes). A more detailed evalua-
tion of landscaping and slope design, utilizing the design
criteria and concept presented in these Guidelines, shall
(10/26/90)
111-7
~o --3/1
occur with tentative subdivision map review. The approval
of the SPA Plan and Design Guidelines shall constitute a
more precise discretionary action by the Director of
Planning and the City Council with regard to landscaping and
slopes, superseding the general policy.
The grading plan prepared as a component of the SPA III Plan
adheres to the grading design standards noted above (see Exhibit
5). The tentative subdivision map shall also be consistent with
the grading standards herein. Subsequent detailed planning is
not expected to involve major grading but rather focus on small
refinements on a parcel-by-parcel basis. The critical issues at
that level will be landscape treatments, erosion control, etc.
The Landscape Design section should be referenced for guidance.
(10/26/90)
111-8
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Entries
Entries serve two primary purposes. The first is informational;
they identify the community or neighborhood. To this end, entry
graphics must be clearly readable to the motorists and not so
overly sculpted and landscaped that their basic message becomes
obscured.
The second purpose is to provide unifying design accents through-
out the community. If each project or neighborhood attempted to
compete for attention via their entries, the overall unity of
the community would be decreased. Therefore, there will be a
common design treatment for all entries to reinforce the overall
sense of community.
Entry monumentation will be provided by both the master develop-
er and individual builders. There are three primary types of
entries: major entries, minor entries, and gated entries. The
approximate location of these entries is depicted on Exhibit 6,
Community Signage.
(02/02/90)
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Major Entries
Major entries are those which provide access to the entire
community. They consist of special monumentation and land-
scape planting, as illustrated below.
These entries should be designed to create a portal and
convey a sense of arrival. They will inform the motorist
that this is the entrance to the Rancho del Rey Community.
They will include design features that are consistent with
community fencing materials and may include a mock guard
house element. Entry design should flow with the terrain
and appear to be an extension of adjacent land forms.
,/V'
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-----..---
---..-...---
Minor Entries
These are the entries to the individual parcels in Rancho
del Rey. They are to be designed as an enhanced extension
of the community fencing detail. These should be limited to
the one or two major entry points into a parcel and will
provide visitors with the project name identification. The
master developer will provide individual builders with proto-
typical details of these entry treatments to insure conti-
nuity.
(02/02/90)
111-12
;;0,31",
Gate Guarded Entry
There is a single neighborhood, identified as Parcels R-7 on
the Site Utilization Plan, which may be developed as a gated
neighborhood, due to its specialized housing character.
Even though this will be an exclusive neighborhood, it is
intended that the entries will conform to the community-wide
entry theme, should the gate guarded concept be implemented.
:;-
"-,
:.1
GATE GUARDED ENTRY MONUMENT
Fencinq
One of the most dominant visual elements of a community is its
fencing. It is essential for this element to be aesthetically
pleasing and provide continuity in design to unify the various
architectural styles within individual neighborhoods into a
single community theme.
Fences and walls can serve many functions including security,
identity, enclosure, privacy, etc. However care must be exer-
cised in the design of fencing in order to avoid long, boring or
awkward sections of fencing. It is intended that the available
fencing types be combined to attract interest and provide
variety. Using a combination of open and solid styles, changing
angles and directions is encouraged. Long straight runs of a
single fence style is monotonous and inappropriate. Section
VI.3 of the SPA III Plan provides additional fencing design and
placement guidelines.
(08/10/90)
111-13
'JO"3Ir
Below are the elevations of the Rancho del Rey fencing program.
These are to be used for all fencing indicted on the Fencing
Plan, Exhibit 7, on the preceding page. Fencing for townhome and
multi-family projects are not specified on the fencing plan,
because the placement of such fences will be a design detail of
each individual site plan in these areas. However, any fencing
proposed in these attached residential neighborhoods shall use
the same fencing style as indicated for the single family detach-
ed areas. Pilasters with the spherical cap shown in the sketches
should be used occasionally for design continuity along long
fence runs and at fencing "end points" (e.g., all entries, and
where substantial changes in direction or-elevation occur). A
flat cap (no sphere) shall be used at other pilaster locations.
Pilasters should be provided at each property line intersection
or at a maximum spacing of 50 feet.
. .
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(02/02/90)
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COORDINA TING FENCE HEIGHTS
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Edqes
The interfaces between uses, or "edges", are extremely important
in creating an overall harmony in community design. Site plan-
ning and landscape design should not terminate at the boundary
of an individual parcel, but should make a design connection
with the adjacent use. Four common edge conditions are discus-
sed and sketched below as examples of how to appropriately
respond to typical situations.
Canyon Interface
A major feature of the Rancho del Rey community is the large
open space areas which surround the development areas.
These are primarily canyon and slope areas located at lower
elevations from the development parcels. A critical element
of the overall community design is the interface between
these open canyon areas and the developed ridges. Grading
in these areas should simulate natural contours, to the
extent practicable. The site plans and architectural design
for residential projects should take advantage of the view
opportunities into and across the canyons. Designs should
also avoid the "hard brown edge" described in the Easements
section. A logical progression from the urbanized and mani-
cured landscape of the developed areas to the open and
natural vegetation of the canyons will be provided (see also
"Landscape Design"). Appropriate barriers and/or buffers
should be incorporated at the edge of the neighborhood parks
and where necessary. The following sketches illustrate
these canyon interface concepts.
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(10/26/90)
111-17
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ALTERNATIVE SENSITIVE EDGE TREATMENTS
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VIEW PRESERVATION
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111-19
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School/Park Interfaces
Although schools and parks are generally considered to be
compatible with residential uses, some level of conflict is
unavoidable and a buffer must be provided. Whenever pos-
sible the buffer should include a change in elevation, plac-
ing the residential units higher. A difference of only
three or four feet is a significant improvement. Dense
planting of the slope and fencing should also be provided to
create a physical and visual separation. If sufficient
slope height is provided, an open fence could be used to
allow views from the residential lots across the open park
area. These features should provide an aesthetically pleas-
ing perimeter to the school or park while minimizing the
intrusion of noise and distractions to the adjacent home
sites.
SDG&E Easement
A major SDG&E easement runs through the western portion of
the community. This corridor divides the R-7 development
parcels and presents both an opportunity and a constraint.
The opportunity arises from the open space characteristics
of the feature which also incorporates the trail network.
The constraint lies in the limitations on the type of land-
scaping that can occur consistent with SDG&E restrictions.
Nonetheless, a fundamental design concept is that the
easement interface should not become a hard brown edge;
landscaping on the adjacent parcels should be blended into
the easement area to create a soft edge. See the Landscape
Design section for addition information.
(10/26/90)
~~
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EASEMENT LANDSCAPING at STREETS
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Scenic Corridors
Two off-site scenic corridors will be affected by develop-
ment within SPA III. These are the Telegraph Canyon Road
and East "R" Street corridors. Views from these streets to
residential development areas will mainly comprise rear unit
elevations and rooflines, rear yard fencing, and some graded
slope areas. In such visible areas, attention will need to
be given to the aesthetics of the rear exposure, as well as
the front. Additional rear elevation detailing, variable
lot depths or rear yard setbacks, and special slope land-
scaping should be considered as potential design solutions.
The canyon interface discussion and the landscape design
section of these Guidelines should be referenced for addi-
tional guidance. Additional discussion of this issue is
included in the SPA III Plan in Section VI.7.
The detailed guidelines for Parcel R-7 include design
criteria for the special setback area along a portion of
East "R" Street which borders on that development parcel.
(10/26/90)
~~
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streetscapes
As noted earlier, considerable attention has been devoted to the
design of the major road streetscapes within SPA III. A wide
variety of visual experiences are evident in the sketch on the
following page. Along East "H" Street, large areas of natural
open space contrast with residential development areas within
Parcel R-7 and the Employment Park on the north side of the
street. Canyon views are available at the intersection with
Paseo del Rey. The 80 foot special landscape setback is also
noted. Areas where development area landscaping will transition
to natural landscaping are indicated. Where slopes are adjacent
to the roadway, in the eastern portion of Parcel R-7, variable
slope ratios are to be utilized and the height of the slopes
should be limited.
Natural open space is the primary streetscape where the project
adjoins Telegraph Canyon Road. A flood control channel (not a
part of this project) will be visible along the northern side of
the road.
Only minor slopes will
largest will be slopes
school and park sites.
these facilities.
be visible along East "J" Street. The
down from the road to the junior high
This will allow views over and into
Traveling along Paseo Ranchero, from north to south, undulating
slopes of limited height will be visible on either side of the
street. The view will open up as the road tends down and
crosses Rice Canyon. Views to either side down and across the
canyon will constitute an expansive streetscape. South of East
"J" Street higher landscaped slopes associated with the Ladera
Villas project and the junior high school site will frame long
range views across Telegraph Canyon to Otay Ranch. These slopes
are created because Paseo Ranchero must descend quickly from the
development area and East "J" Street to connect with Telegraph
Canyon Road.
(08/10/90)
111-23
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IV. GENERAL DEVELOPMENT GUIDELINES
IV-1
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Introduction
The design issues discussed in this section are those which were
not directly addressed in the SPA III Plan, beyond the establish-
ment of regulations. Design solutions in these areas will be
much more the product of the creativity of each parcel's desig-
ner rather than conformance to the pre-established community
standard. The design review process of the master developer and
the City of Chula Vista will be used on a parcel-by-parcel basis
to evaluate and approve the design programs of individual
builders. Chapter VI of the SPA tII Plan should be referenced
for an overview of general development issues.
Architecture
While the landscaping, fencing, and signing will have a common
design throughout the entire community, a variety of architect-
ural styles are envisioned for structures within the community.
Although various architectural styles are intended to coexist in
the overall community, they should not be mixed within a single
project. Each parcel on the Site Utilization Plan shall have
internal consistency. And, of particular importance, archi-
tecture should not be a hybrid style, such as "Spanish Cape
Cod".
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In the SPA Plan, the distinction is made between permanent and
temporary signs. Some aspects of permanent community signing
have been previously discussed under "Entries" in this manual.
The illustrations below provide some common sense guidance in
the design of temporary signs. Within the SPA III Plan, Chapter
XI - Comprehensive Sign Regulations should be consulted for
specific sign restrictions (e.g., sizes, permit requirements,
prohibitions, etc.).
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Liqhtinq
The design issue of "lighting" includes street lighting, as well
as, building and landscape accent lighting, and sign illumina-
tion. Three basic principals should be considered in the pro-
vision of lighting:
Street lights should provide a safe and desirable level of
illumination for both motorists and pedestrians without
intruding into residential areas.
Lighting fixtures should relate to the human scale
especially in pedestrian areas.
Lighting and lighting fixtures should complement the design
and character of the environment in which they are placed.
All street lighting shall conform to City standards or an
approved theme lighting program, and shall be approved by the
City Engineer.
Lighting for community facilities and recreation areas shall be
considered as an element of Site Plan Review. Any such lighting
which will illuminate a residential area past the hour of 10:00
p.m. shall be clearly identified on the site plan per the
provisions of the SPA III Plan (see Chapter VI).
Illuminated entries should direct lighting low to the ground and
be limited to only the immediate vicinity of the entry. Lighted
entries should not be distracting, create visual hot spots, or
glare etc. Suggested entry sign illumination techniques are
illustrated below.
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STREET LIGHTING FIXTURE
IV-7
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Parkinq
The amount of parking required within each residential district
is specified in the Rancho del Rey Planned Community District
Regulations (see chart in Product Development section of these
Guidelines). Basic guidelines for the design of parking areas
are provided in Section VI.6 of the SPA III Plan. Additional
zoning requirements for sizing and spacing are published in the
Chula Visa Zoning Ordinance.
Single Pamily
In single family districts, supplemental parking (beyond
that provided in garages) will be provided either by drive-
way spaces (between back of sidewalk and garage face) or
on-street parking. No special design criteria are required
for these areas. Required dimensions for these parking
spaces are provided in the SPA III PC District Regulations,
Chapter XII.
Multi-Pamily
Beyond providing the number of spaces required, the design
of common parking areas for attached and multi-family
neighborhoods is an important element in site planning.
Following are a series of illustrations to guide the design
of these parking areas, with particular attention to open
parking details.
~~
ENHANCE PAVING at ENTRIES
,
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USE of BARRIER to SCREEN PARKING
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BREAK-UP of INTERIOR PARKING AREAS
PARKING PLANTERS
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v. LANDSCAPE DESIGN
(08/10/90)
V-1
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Introduction
The purpose of the landscape component is to visually reinforce
the patterns established by the Land Use Plan, and communicate
the overall landscape concept of the Rancho Del Rey community.
Since various groups will be responsible for the provision of
landscape improvements, this chapter will serve as a guide to
assure that the individual projects will be compatible within
the comprehensive landscape plan for the overall community.
Trees will be the dominant thematic element used to create a
logical sense of order, continuity and contrast throughout the
community. Trees will be pre-selected to provide the necessary
guidance to the various parties responsible for implementing and
administering the landscape program.
Trees and other plant materials will be selected from a suggest-
ed list of approved materials which is to be coordinated and
approved by the City Landscape Architect. The Plant Material
Matrix found later in this chapter includes all recommended
landscape materials for the SPA III project. The selected
materials reflect the sensitivity of the landscape concept to
the need to conserve water. In addition to the plant material
selections and other guidelines included herein, a landscape
water management and monitoring program will be prepared and
implemented for water conservation.
(02/02/90)
V-2
d~,3~~
Landscape Concept
The general components of the landscape concept are as follows:
parce1 or Specific District (theme trees)
Each neighborhood may have a distinctive architectural
theme. Selected landscape elements, including trees, should
reflect that theme.
Streets (dominant, support street trees)
Landscaping of streets will provide continuity throughout
the community and create the appropriate link with adjacent
areas. East "H" Street, East "J" Street, Telegraph Canyon
Road and Paseo Ranchero will continue existing tree patterns
established by the City of Chula Vista. streets within indi-
vidual neighborhoods will reflect the neighborhood design
character.
Special materials will be installed in masses with earthen
berms along East "H" Street to reinforce the established
streetscape pattern within the Employment Park across the
street.
Landmarks (theme trees)
Each major
character.
sites.
and minor landmark may have its own distinct
Landmarks in SPA III include the school and park
Entries (accent trees)
Entries are in three categories (see Entries in Chapter 4,
herein) :
Major Entry (community entry)
Minor Entry (neighborhood entry)
Gated Entry (special entry)
Accent trees will be used to contrast with designated street
trees. Major entry accent trees will be pre-selected; how-
ever, the minor and gate guarded entry trees will be selec-
ted by the builder subject to approval by Master Developer
and the City of Chula Vista.
Arteria1 Accent P1anting
Flowering accent tress will be used at these major and minor
focal points to provide distinctive contrast.
(02/02/90)
V-3
oJO-3L/1
Landscape Zones
Landscaping within Rancho Del Rey SPA III has been planned to
create a well balanced landscape statement. Landscape zones
have been identified so that this balance may be established and
maintained as the community matures. Landscape zones are dis-
tinguished by their water and maintenance requirements. These
zones are as follows:
Manicured and Ornamental Landscape
Manicured landscape is characterized as areas of high visual
impact requiring the greatest amount of care and water.
Community and neighborhood entries, and accent planting
areas fall within this category. These areas are kept to a
minimum to conserve water and energy.
Ornamental landscape requires routine maintenance and water;
however, of a less intensive degree. Limited lawn and
groundcover/shrub beds are in this zone, however seasonal
flower color or plants of a highly sensitive nature are not
included here. This is intended for parkways, parks,
schools and other areas where a good foundation of ornamen-
tal planting is required. Enhanced slopes will also include
this type of landscaping.
Drought Tolerant/Naturalized Landscape
This zone is used in low intensity use areas, and where a
natural appearance is more appropriate. It will require
much less maintenance and water. In many areas, the land-
scape will be allowed to naturalize. This zone includes
planting at transitions into native areas. It will also
include fire retardant landscape and major slope areas.
Fire Retardant Landscape
Landscape zones between Native/Naturalized landscape
(seasonally dry vegetation areas) and improved properties
shall utilize fire retardant and low fuel plant materials.
This will help protect the properties in the event of brush
fire. The location and extent of this zone will be deter-
mined in conjunction with the approval of parcel-level
landscape plans.
Native Landscape (Pristine Native Community)
The native landscape zone (natural open space) is an area
where existing vegetation will remain with little modifica-
tion. This zone generally includes native canyons and
slopes.
(10/26/90)
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Sensitive Plant Species Preservation
The SPA III project includes a mitigation program to offset
impacts to sensitive plant species which are found on the
undeveloped site. Impacts to populations of San Diego
barrel cactus and snake cholla are to be mitigated through a
transplantation program. Cacti from impacted areas are to
be relocated to permanent natural open space areas. This
work shall be conducted under the supervision of qualified
experts. A monitoring program will also be implemented to
gage the success of the transplant program.
The General Landscape Plan, Exhibit 8, illustrates the general
location of each element described above. Each individual
parcel should also be studied as detailed planning progresses.
It can be assumed however, that these areas will generally
consist of a balance of manicured, ornamental and drought
tolerant/ naturalized zones. Refer to Plant Materials Matrix
for examples of approved plants. Additionally, a landscape
water management and monitoring program will be implemented for
water conservation.
(10/26/90)
V-6
~o-3~
Slope Erosion Control
All slope erosion control planting shall conform to the require-
ments of the "City of Chula Vista Landscape Manual" and the
City Landscape Architect.
The general intent of the slope erosion control program is to
protect newly created slopes or denuded areas from erosion or
unsightliness. Dust abatement is also a concern.
All areas of the site on which new grades have been created or
vegetation has been disturbed will be planted. One of two types
of planting will be required.
Type I plantings are those which require ongoing irrigation to
supplement natural rainfall. Generally, all areas adjacent to
street right-of-ways will be Type I plantings. The City
Landscape Architect may designate any other areas as Type 1 to
maintain the aesthetic quality of the community. Fire resistant
strips which are necessary between structures and natural open
space will be included in Type I planting.
Type II plantings are defined as areas which, once
will survive and grow with only natural rainfall.
Type II planting could be hydro-seeded with native
which is then irrigated until established.
established,
For example,
vegetation
(10/26/90)
V-7
;;0 - 3'J5
TYPICAL PERMANENT SLOPE LANDSCAPING
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PLAN VIEW
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Natural ~ Space Enhancement
The Rancho Del Rey SPA III Plan provides for the preservation
and enhancement of significant areas of open space. The major
areas are the southern leg of Rice Canyons, buffer along
Telegraph Canyon Road, and the SDG&E Easement. These areas
provide several unique opportunities:
- Preservation of unique natural resources and wildlife
habitats.
- Nature Study experience.
- Drainage basins for runoff.
- Less pollution, more oxygen in the atmosphere.
- View corridors.
Uses
The following are appropriate uses within the Open Space
areas:
Rice Canyon
Sensitive plant and wildlife habitat preservation
Nature study
Trail systems
SDG&E Easement
Improved park & recreation facilities
Parking
Trail systems
Picnic areas
Nature study
Other day use activities
Teleqraph Canyon Open Space Buffer
Sensitive plant and wildlife habitat preservation
(02/02/90)
V-9
~o ...iSlI T
Landscaping
The general intent of the landscaping program will be to
preserve and enhance the natural character while providing
fire protection zones between native areas and structures.
Transition zones will also be created to provide visual
blending with adjacent areas.
Landscape Zones
The canyon and SDG&E Easement areas consist of various
landscape zones to create the appropriate relationship
between man-made areas and natural habitats. These
areas are as follows:
Fuel Modification Zone
This zone exists between all structures and the
native vegetation of the canyon. Prototypically,
it may consist of the rear yard ornamental plant-
ing, brush clearance/thinning, and fire retardant
planting to create a 40 foot wide setback from
native planting. Fire retardant plant materials
and irrigation systems shall be utilized.
Naturalized Zone
This zone exists in disturbed areas (not included
in the fuel modification zone or other designated
zones). The purpose of this zone is to provide
landscaping and maintenance of disturbed areas.
Once established, this area shall be allowed to
naturalize.
Sensitive Plant Zone
This zone has been identified by the biologist as
a significant native plant community which is
sensitive to the impact of development or is a
site for the transplantation of sensitive plant
species. An effort has been made to route trails
away from these zones.
Native Zone
This zone consists of native (existing) plant
materials that are not disturbed by construction
activities or cleared for fire retardant
purposes. Native trees may be introduced to
enhance the trail system and define use areas.
Irrigation is provided by natural rainfall only.
Periodic cleanup and clearing of seasonal growth
in limited areas may be required.
(10/26/90)
V-10
aO'$~f
SDG&E Easement
Landscaping within the SDG&E Easement shall con-
form to agency restrictions. The actual zones may
vary among fuel modification, naturalized, native
and ornamental areas, based on the adjacent areas.
(10/26/90)
V-11
JO" 3'1-'1
Plant Materials ~ Zone
(suggested)
Fuel Modification Zones
Trees, Shrubs
Callistemon (Bottlebrush)
Heteromeles arbutifolia (Toyon)
Nerium oleander - dwarf varieties (Oleander)
Perennials, Vines
Artemisia - low growing types (California Sagebrush)
Baccaris pilularis (Prostrate Coyote Bush)
Ice Plant - various types (no Carpotrotus edulis)
Myoporum parvifolium (Myoporum)
Trifolium fragiferum - O'Connor's varieties
(O'Connor's Legume)
Vinca species (Periwinkle)
Naturalized Zones
Artemisia (California Sagebrush)
Cistus crispus (Rockrose)
Eriophyllum species (Yarrow)
Eschscholzia californica (California Poppy)
Heteromeles arbutifolia (Toyon)
Mimulus species (Monkey Flower)
Penstemon species (Penstemon)
Rhus - Evergreen types
Schinus molle (California Pepper)
Trichostema lanatum (Woolly Blue Curls)
Zauschneria species (California Fuchsia)
Native Zones - Introduction of Trees
Platanus racemosa (California Sycamore)
Populus fremonti (Poplar)
Quercus agrifolia (Coast Live Oak)
ornamental Zones
See Plant Matrix (General Landscape Plan)
(10/26/90)
V-12
JO,35b
PLANT MATERIALS MATRIX
KEY: MAN = Manicured
ORN Ornamental
DTN = Drought Tolerant/Naturalized
FM = Fuel Modification
NAT = Native
MAN ORN DTN FM NAT
TREES
Albizzia julibrissin .
Arecastrum romanzoffianum . .
Bauhinia variegata . .
Brachychiton acerifolia .
Cupaniopsis anacardiodies . .
Erythrina coralloidies .
Eucalyptus species . .
Ficus rubiginosa .
Jacaranda acutifolia .
Koelreuteria bipinnata . .
Leptospermum laevigatum .
Liquidambar styraciflua .
Magnolia grandiflora .
Melaleuca leucadendra .
Pinus canariensis . . .
Pinus species . . .
Platanus acerifolia/racemosa . .
Populus species . .
prunus cerasifera . .
Pyrus bradfordii . .
pyrus kawakamii . .
Quercus agrifolia .
Schinus molle .
SHRUBS
Acacia redolens .
Agapanthus africanus . .
Arcotostaphylos species . .
Artemisia (low growing) . .
Buxus sempevirens . .
Callistemon citrinus . .
Camellia species .
Ceanothus species . . .
Cistus species .
Copra sma kirkii . .
Cotoneaster species . .
Dodonaea viscosa .
Elaeagnus . .
Escallonia . . .
Eugenia uniflora . .
Feijoa sellowiana .
Hemerocallis hybrids .
Hetermoles arbutifolia . .
Hibiscus rosa-sinensis .
Juniperus species . .
Lantana sellowiana . .
(10/26/90) V-13
;)0 - 35/
Plant Materials Matrix (cont'd)
KEY:
MAN
ORN =
DTN =
FM
NAT =
Manicured
Ornamental
Drought Tolerant/Naturalized
Fuel Modification
Native
MAN
ORN
DTN
FM
NAT
SHRUBS (cont'd)
Moraea bicolor
Nandina domestica
Nerium oleander
Photina species
Pittosporum tobira
Plumbago auriculata
Podocarpus species
Pyracantha species
Raphiolepis indica
Rhamnus alaternus
Rhus integrifolia
Rosmarinus officinal is
Tecoma capensis
Viburnum species
Xylosma senticosa
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
VINES
Bougainvillea species
Cia sue antarctica
Ficus repens
Hibbertia scandens
parthenocissus tricuspidata
Trachelospermum jasminoides
Wisteria
.
.
.
.
.
.
.
.
GROUND COVERS
Arctotheca calendula
Asparagus sprengeri
Baccharis pilularis "Twin Peaks"
Cerastium tomentosum
Fragaria chiloensis
Gazania species
Hedera helix
Myoporum parvifolium
Ophiopogon japanicum
Pelargonium peltatum
Potentilla verna
Rosmarinus officinalis "prostrata"
Santolina virens
Verbena hybrids
Vinca major and minor
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
NOTE: This is a recommended list for selection of plant materials; other
materials may be used subject to approval.
(10/26/90)
V-14
~o - 35~
Fuel Modification Landscapinq
A fuel modification zone must be established between natural
open spaces and building development. This zone will consist of
an area cleared of natural brush and modified by the addition of
fire retardant materials (see list under "Natural Open Space
Enhancement"), and an automatic irrigation system. The minimum
width of this zone shall be established by the City of Chula
Vista Fire Marshal. Plants should vary in height and be planted
in random patterns to avoid a hard edge appearance.
a~~~
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FUEL MODIFICATION ZONE
(10/26/90)
V-15
;)0-363
Streetscape Landscapinq
The streetscape, or street scene, is comprised of the buildings,
structures, street scale, adjacent view/vistas, signage, land-
scaping and street furnishings. Building massing, articulation
of structures, setbacks and the arrangements of street furnish-
ings are discussed in other sections of these guidelines.
The following sketches illustrate important landscape treatments
of the streetscape.
(02/02/90)
V-16
aD - 351/
TYPICAL STREET TREE PATTERNS
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SINGLE F AMIL Y RESIDENTIAL
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MUL TI-F AMIL Y RESIDENTIAL
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V-17
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LANDSCAPED PARKWAYS
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PARKWAY with MONOLITHIC WALK
V-18
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LANDSCAPED P ARKW A YS
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V-19
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MEANDERING SIDEWALKS
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Landscape Standards
All landscape installation shall conform to the City of Chula
Vista Landscape Manual.
Streetscape and common area landscape shall be planted to the
following minimum standards:
Ground covers shall be used to cover the entire
planting area (flatted material at the appropriate
spacing or hydro seed with City and Master Developer
approval).
Spreading shrubs shall be used to eventually cover a
minimum of fifty (50%) percent of the area at mature
growth. Shrub and ground covers shall be selected from
the Plant Material Matrix.
Tree plantings shall consist of the designated
dominant, accent, and parcel trees.
A minimum of four (4) trees per 100 linear feet of
street frontage will be required. Spacing shall be 40
foot maximum. All trees will be staked in accordance
with the City Standard detail. Type, size, location,
and installation of trees in the City right-of-way
require City approval.
I~
(02/02/90)
V~1
ao-36'
Irriqation Standards
All irrigation systems shall conform to the City of
Chula Vista Landscape Manual.
Irrigation systems shall be designed so that separate
areas of maintenance responsibility (i.e., private
association vs. Open Space Maintenance District) are
metered and controlled independently.
Open Space Maintenance District irrigation shall be
coordinated with the City of Chula Vista Open Space
Coordinator (Parks & Recreation Dept.). Systems in
these areas must conform to standard equipment and
installation techniques.
Equipment shall be located and installed to minimize
negative visual impact. Low precipitation sprinkler
heads should be utilized for optimum coverage and
maximum water conservation.
All Open Space Maintenance Areas shall be fully irri-
gated with an automatic irrigation system, as required
by the City Landscape Architect and/or Parks and
Recreation Department Landscape Architect.
Maintenance standards
All landscape maintenance shall conform to the City of Chula
Vista Landscape Manual, community requirements and project
CC&R's.
Maintenance is divided into the following categories of responsi-
bility:
Individual Property Ownership
Private Homeowner's Association
Open Space Maintenance District - Administered by the
City of Chula Vista
Areas proposed for inclusion in public Open Space Districts are
indicated in the exhibit on the following page.
In general, the overall appearance of the landscape shall be
neat, healthy and free of weeds and debris. All new construc-
tion of multi-family, Planned Unit Development and unclassified
uses shall be landscaped in accordance with a City approved
Landscape Plan, and subject to City inspection for adequate
maintenance levels.
(10/26/90)
V-22
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Landscape Desiqn Criteria Checklist
The landscape development of each specific parcel must be com-
patible with the overall comprehensive landscaping effort. The
following checklist is provided for the convenience of the
parcel developer and those responsible for reviewing the imple-
menting a specific portion of work. All landscape design shall
conform to appropriate landscape and irrigation standards, and
the maintenance requirements contained herein, and shall be
approved by the City Landscape Architect.
The following components of the landscape designs prepared for
each development project (parcel) should be reviewed for con-
sistency with these guidelines:
1. Entries
a. Entry Monument
Refer to "Entries" section to determine location
and type. Parcel R-7 is potential gate guarded
neighborhood.
b. Signage
Refer to "Signage" section in the development regu-
lations. Signage must be approved by the City of
Chula Vista and the Master Developer.
c. Plant Materials
Flowering accent trees and permanent, easily main-
tained flowering shrubs and ground covers are en-
couraged, subj ect to approval. Seasonal flower
color and high maintenance plant materials are
discouraged.
2. Walls and Fencing
a. Periphery Fencing
Refer to wall/fence exhibit for type and location.
b. Interior Fencing
Should be compatible with project architecture and
located to provide free access to service meters.
It should also screen any undesirable views (e.g.,
trash storage)
c.
Fencing heights and types should be coordinated to
present a compatible appearance.
(08/10/90)
V-24
20- 3"A
3. Interfaces
Refer to
treatment.
recognized:
the "Edges" section for the type of
The following types of interfaces should be
a. Canyon/Open Space Interface
Parcels R-1, R-2, R-3, R-6 & R-7. Conform to
"Fire Suppression/Fuel Modification" requirements.
b. Park or School Interface
Parcel R-6.
c. SDG&E Interface
Parcel R-7.
d. East "H" Street Landscaped Buffer
Parcel R-7.
4. Periphery Landscape
a. Periphery landscaping shall conform to the General
Landscape Plan.
b. Adherence to the streetscape techniques contained
herein will also be required.
5. Interior Landscape
a. There are two categories for interior landscape:
Developer installed subject to Master
Developer and City approval.
Individual installed - Not subject to Master
Developer and City approval, except for pos-
sible encroachment into open space.
b. Developer installed landscape will include:
Slope erosion planting with manual irrigation
system. Systems to be connected to indivi-
dual house meter.
Street trees installed in the street tree
easement. Exact type, location and staking
of tree subject to approval by City.
(08/101.90 )
V-25
~(),3(,.3
VI. SITE PLANNING CRITERIA
(08/10/90)
VI-1
~o- ](,'/
Product Development
The Rancho del Rey SPA III Plan includes certain minimum resi-
dential property development standards. These have been repro-
duced below for reference. It should be understood however,
that adherence to these minimum standards will not automatically
create a project that will be acceptable to the City. The adop-
ted standards are intended to provide flexibility for creative
and efficient site planning, and innovative architectural solu-
tions. They are not intended to be used to create substandard
developments.
RESIDENTIAL PROPERTY DEVELOPMENT STANDARDS
Land Use District
RS RP RC RSP
1.
Lot area (in net OOO's s.f.)
minimum
minimum average
2.
Lot width (in feet)
minimum
minimum average
3.
Lot depth (in feet)
4.
Lot coverage (percentage)
5.
Floor Area Ratio*
6. Front yard setback (from
Public Street ROW)
a) To direct entry garage**
b) To side entry garage**
c) To main residence
7. Side yard setback
a) To adjacent residential lot
(min. total/min. one side)
b) Distance between detached
residential units
c) To adjacent street
(corner lot)
10/5
8.
1
Rear yard setback
9.
,
Building height, feet (maximum)~
(2-1/2 story maximum in R$ & RP)
accessory bldg., maximum
5.0
6.0
3.5
4.0
SP
SP
50
50
40
45
SP
SP
90
90*
SP
SP
45
50
SP
SP
.55
.60
SP
SP
15
10
15
15
10
10
SP
SP
SP
SP
SP
SP
10/3 SP
SP
10
10 SP
SP
10
10 SP
SP
15
15*
SP
SP
2'8
28
SP
SP
15
15
15
10. Parking spaces per unit
.: 2 1 .5 sp pp3
(gar,J (':!dL) 1 bdrm
+ 1 quest uni t
*May be modified with Site plan approvnl
**Lots fronting on East "J" Street, west of Paser)
Ranchero: 28' direct entry, 23' side entry
garage in RS & RP districts
lException for one story structures per
19.26.150 CVMC
,
~May be increased to 35 feet with 3itp Plan approval
3
As required for uses approved 1n Prpris0 plafl
(10/26/90)
VI-2
do - .31,5
2.0 sp
2 bdrm
unit
2.5 sp
3+ bdrm
unit
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HOUSING TYPE: SFD-Conventional
EXAMPLE LOT SIZE: 50'x 1 00'
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HOUSING TYPE: SFD-Cottage
EXAMPLE LOT SIZE: 44'x95'
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HOUSING TYPE: SFD-Cottage
EXAMPLE LOT SIZE: 40'x90'
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VI-?
20 - 3 ?-l)
Site Development Standards
Numerous site development criteria are included in Section VI.8
of the SPA III Plan. The following are presented as supplements
to those basic guidelines.
Single Family Products
On the following pages a series of lot/building schematics
are presented to provide additional guidance in the design
of single family housing types. The attached townhouse and
specialty developments follow. It should be stressed that
the schematics and building envelopes that follow are proto-
typical lotting concepts and are not intended to constrain
more creative solutions to spatial relationships. Special
attention is also given to the issues of streetscape quality
and corner lot situations in small lot areas. The open
cul-de-sac site planning technique is also illustrated.
Yard Restrictions
Careful attention to maintaining continuity of design during
initial construction can be negated by subsequent individual
homeowner improvements. Enclosed additions, patio struc-
tures, decks, storage sheds, fencing and other similar home-
owner improvements are of particular concern. Yet, restric-
tions such as setbacks, coverage, materials, etc. must
relate to the particular type of lot and residence
involved. In order to both control these homeowner improve-
ments and, at the same time, relate the restrictions to the
particular characteristics of the housing type involved, a
"Homeowner Improvements Guide" shall be a required component
of the mandated Site Plan Review. This supplement will
detail for each housing type, the specific restrictions on
the size and location of balconies, covered patios, enclosed
additions, or storage buildings. In addition, specific
guidance and restrictions shall be provided for materials,
colors and design characteristics. This supplement shall be
officially adopted as a component of the Site Plan Review
approval. And to insure continued conformance, it will also
become a component of the recorded CC&R's given to each new
home purchaser.
(08/10/90)
VI-8
:;0 - 3,1--1
r-TTT-
I I I I I I
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.
~"'"
STREETSCAPES
-rTl--
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!4-I' 50"_1 ~' n' 5/'
--
VARY LOT WIDTHS
"ARY' FRONT YARD SETBACKS
'.
. .
.
.
VI-9
PARKWAY FURNITURE
~o' 3?-J
CORNER LOT TREATMENT with SMALL LOTS
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VI-10
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OPEN CUL DE SAC
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PRESERVE DESIRABLE VIEW
VI-11
BLOCK UNDESIRABLE VIEW
30 ~ 311/
Attached Products
Site plans for attached products should consider the follow-
ing issues: indoor and outdoor privacy, solar access, build-
ing appearance, and overall project design appeal. Build-
ings should be oriented to create courtyards and open space
areas, thus increasing the aesthetic appeal of the site.
Building architecture should incorporate a variety of units,
building sizes and heights, and color accents. Building
facades should include relief to avoid a monotonous appear-
ance. Stairwells should be covered and integrated into the
overall building design, and private spaces such as patios
or balconies are encouraged for each unit. Another design
consideration is the need to buffer group parking areas from
the street and adjacent properties. A few of these design
concepts are illustrated below and on the following pages.
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(10/26/90)
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MUL TI-F AMIL Y SITE DESIGN
VI-12
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MUL TI-F AMIL Y
STREET ORIENTATION
VI-13
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MUL T~F AMIL Y SITE DESIGN
VI-14
~o .. -a":1-r
Desiqn Issues ~ Parcel
The product descriptions, lot and pad sizes, and parcel plan
features described in this section are those envisioned at the
the of SPA III Plan preparation. These designs and specifica-
tions are subject to change and refinement in conjunction with
the tentative tract map approval, and are subject to such ap-
proval. Any alternative parcel plans which are prepared should
respond to the listed planning and design criteria, implementing
the techniques and solutions described in the previous sections
of this text. All parcel plans shall conform to the development
standards and other provisions of the Rancho del Rey SPA III PC
District regulations adopted by the City of Chula Vista.
Single Family Detached
Single Family Detached is the primary housing type in the
development of SPA III. The following are guidelines for
site planning each of the single family detached parcels
designated for single family detached products (key maps are
provided to identify the location of each parcel).
(10/26/90)
VI-15
~o...31-f
Parcel R-1: This "parcel" consists of three in-fill areas
at the end of Paseo Margarita, Paseo Cresta, and along Paseo
Entrada. The most important design issue regarding this
parcel is the integration of new development with the exist-
ing homes on adjacent lots. The architectural design and
scale of the new homes should compliment the established
neighborhood character. Grading to create lots should also
blend with the contours of existing development. The street
interface of the several flag lots proposed at the end of
Paseo Margarita should also receive special attention.
Where lots back to Paseo Ladera, the rear fencing and street
landscaping should be consistent with community themes.
Parcel R-1
Design Criteria Summary
Product: CONVENTIONAL SFD
Minimum Pad Size: 6,000 sf
Average Lot Size: 9,120 sf
~
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P:o,
, -
, '
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Special Desiqn Issues
Grading: adjacent to Telegraph Canyon buffer, adjacent to Paseo
Ladera
Entry: Existing adjacent neighborhood
Fencing: Telegraph Canyon Road views; integration with existing
neighborhood fences
Edges: Telegraph Canyon Road, Paseo Ladera; community facility
parcel (CF-1); existing neighborhood
Landscaping: open space edges; community facility edge
(10/26/90) VI,16
~O...3=1'
Parcel R-2: This conventional SFD parcel is located in the
northeastern portion of the site, adjacent to open space, an
existing elementary school and neighborhood park/greenbelt.
Pedestrian access through this parcel via East "J" Street to
the elementary school/park area is an important design
criterion. The primary access to the parcel is from Paseo
Ranchero and from the eastern end of East "J" street. A
small portion of the parcel adjoins the SFA site (parcel
R-6). This edge should recieve special edge treatment for
buffering. This parcel also includes several lots on Calle
Candelero, adjacent to an existing residential neighbor-
hood. The integration design issues discussed for Parcel
R-l are relevant for these lots.
Parcel R-2
Design Criteria Summary
Product: TRADITIONAL SFD
Minimum Pad Size: 5,000 sf
Average Lot Size: 7,430 sf
.
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Special Desiqn Issues
Grading: Slopes adjoining open space
Entry: Located on major community entry road; transistion of
East "J" Street from collector to residential street
Fencing: Open space views
Edges: Open space; existing sChool/park and residential
neighborhood; townhouse edge
Landscaping: Interface with natural open space; Paseo Ranchero
streetscape
(10/26/90) VI. 17
~O"'3fO
Parcel R-3: This parcel is located on the central plateau,
north otEast "J" street and overlooks the south leg of Rice
Canyon. It is planned for traditional single family detach-
ed products on conventional sized lots. The important
design areas in this parcel are the edges, one abutting the
canyon rim, one facing East "J" street, and two adjoining
existing development.
Most lots adjacent to the Villa Palmera project, at the
southwestern edge of the parcel, will have down slopes in
their rear yards creating a buffer to separate the two pro-
jects. Where a grade differential does not exist, adequate
fencing and landscaping will need to be provided. At the
western parcel boundary, SPA III homes will share a collec-
tor street with existing homes. The issue of complimentary
design and scale become important at this location. Along
the southern edge, additional lot depth is required for
those lots on East "J" Street because of the City's setback
standard for homes fronting on collector streets. The lot
pattern along the canyon rim has been designed to maximize
the view potential of these home sites. Repetitive roof
styles which would be noticeable from within or across the
canyon should be avoided. Landscaping on the adjacent
slopes should obscure these homes as viewed from the canyon
trail without blocking the views from the homes themselves.
Parcel R-3
Design Criteria Summary
Product: TRADITIONAL SFD
Minimum Pad Size: 5,000 sf
Average Lot Size: 7,200 sf
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Special Desiqn Issues
Grading: Canyon slopes; existing adjacent development
Entry: none
Fencing: Canyon views; compliment existing development
Edges: Canyon; existing development
Landscaping: Canyon interface; existing development
(10/26/90) VI-18
~o - & t /
Parcel R-4: This parcel is located south of East "J" street
and east of existing Paseo Ladera. This site is above the
existing development to the southeast so design coordination
with existing development is limited to that north of East
"J" Street. The views from East "J" Street and Paseo Ladera
to rear elevations, perimeter fencing and landscaping will
be the most important edge considerations.
Access to the parcel from East "J" Street is to be provided
by two entries. The location of these entries must be coor-
dinated with those to parcels north of East "J" Street to
provide adequate intersection spacing.
Parcel R-4
Design Criteria Summary
Product: SFD (Home size 1,300 1,700 sf)
Minimum Pad Size: 3,520 sf
.~~
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Average Lot Size: 5,640 sf -~"'_ ~":-LJ:J.~ _. ',__ ."
---
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Special Desiqn Issues
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Grading: Slopes adjacent to Paseo Ladera
l.__
Entry: Intersection spacing
Fencing: Perimeter fencing; views to the south
Edges: East "J" Street; Paseo Ladera
Landscaping:
East "J" Street & Paseo Ladera perimeter
(10/26/90)
VI-19
;J().... 3.' f ~
Parcel R-5: This parcel is located in the middle of the
central ridge and lies between Parcel R-2 and East "J"
Street. All property adjacent to this parcel is within the
SPA III so coordination with existing development is not an
issue here. The primary design issue for this parcel is the
appearance of the project perimeter along East "J" Street
and Paseo Ranchero. A second issue is the alignment/spacing
of entries with those of the school, park and single-family
attached project across East "J" Street.
Parcel R-5
Design Criteria Summary
Product: SFD (Home size 1,550 2,000 sf)
Minimum Pad Size: 3,600 sf ~
Average Lot Size: 4,360 sf ,. ~_~I-Lr. .
Special Desiqn Issues
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Grading: none
Entry: Spacing with entries to S-1/P-1 and R-6
Fencing: Perimeter fence along Paseo Ranchero and East "J"
Street
Edges: Paseo Ranchero and East "J" Street
Landscaping: Edge conditions
(10/26/90) VI-20
JO ... 3 f..3
Single Family Attached
In attached product areas, site design, landscaping and
grading should create housing clusters to establish "neigh-
borhoods" within the larger housing project. Neighborhood
clusters should be limited to approximately 100 dwelling
units. Satellite recreational/social centers, which compli-
ment the primary project amenity, should be provided within
each cluster. Greenbelt pedestrian circulation routes
should provide a framework for housing clusters, connecting
to local recreation areas and community-wide paths.
Parcel R-6: This parcel is located on the south side of
East "J"Street, adjacent to the neighborhood park site.
Due to this location, a primary design issue is establishing
a buffer between the residential and educational/recreation-
al uses while also providing a visual integration of the two
uses. It will be important to clearly define public vs.
private open space areas and to prevent students from other
areas using the SFA project as a "short-cut" to the school/
park. Where feasible, an elevation change should be provid-
ed, along with appropriate fencing and landscaping to buffer
the two uses. Alternatively, an interior street could be
used to separate the two uses. Similar or complimentary
plant materials should be used to unify the visual character
of the area. Interesting forms and detailing should be
evident in the building elevations which face the park or
public open space areas, as well as those visible from
public streets. See the accompanying sketch which illus-
trates the desired park edge treatment.
The southern edge of the parcel is within the Telegraph
Canyon Road view corridor. This is a designated scenic
highway and the edge of residential development should be
sensitive to views from the roadway. Grading and landscape
design in this area should be responsive to scenic highway
design criteria; graded contours blending with natural
slopes and planted with native/naturalized landscaping to
maintain the natural character of the Telegraph Canyon Road
corridor. The perimeter treatment along the northern edge,
adjacent to East "J" Street, should also receive special
landscape and/or fencing design consideration.
Parcel entries from East "J" Street should be coordinated
with the school site and Parcels R-2 and R-5 to assure
proper intersection spacing.
Because of the residential units within this parcel are
attached, an effort should be made to maximize the quality
of common open space during the site planning process.
(10/26/90)
VI-21
~O-38tf
TOWNHOME/PARK EDGE
............
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VI-22
;)() - 3fS
Parcel R-6
Design Criteria Summary
';.'-:-......:
Product: TOWNHOMES
Minimum Pad Size: N/A
Average Lot Size: N/A
Special Desiqn Issues
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Grading: Park site interface; Telegraph Canyon edge
Entry: Alignment with adjacent entries
Fencing: Views to Telegraph Canyon Road; Park site separation
Edges: Telegraph Canyon; East "J" Street; Park site
Landscaping: Edge conditions
(10/26/90) VG23
:20 - ~f"
Specialty Residential
Parcel R-7: This parcel is the proposed site of a seniors
oriented community which would include a combination of
single family attached and detached products, along with
multi-family or stacked housing products with densities
comparable to other projects within Rancho del Rey. Single
family products could include innovative zero-lot line,
Z-lot, or other clustered designs to maximize common open
space areas. The location, distribution and amount of each
product type will be determined during the precise plan
process which is required prior to any development of this
parcel.
This parcels has a visually prominent location along the
south side of East "R" street, a designated scenic highway,
and along the edge of the south leg of Rice Canyon. A
special landscape setback which averages 80 feet in width
(measured from the southern curb line of East "R" Street) is
required by the EI Rancho del Rey Specific Plan for that
portion of the residential parcel across from the Employment
Park on the north side of East "R" Street (portion of R-7
west of SDG&E easement). The exhibits on the following
pages illustrate the setback requirement and conceptual
design for the area. All visible development, entries,
fencing, building elevations, and landscaping along the
entire East "R" Street frontage should receive special
design attention. Along the canyon edge, these same design
elements will define the development edge which will be
highly visible from the existing residential areas on the
south side of the canyon. Site planning along the canyon
edge should extend canyon views into the development area
through the use of the open cul-de-sac or parking area
technique where appropriate (see sketch).
Public utility facilities, an SDG&E powerline and water
district reservoir, are located within the parcel. On-site
grading will need to maintain these facil'ities and adjacent
landscaping will need to transition to the naturalized
vegetation within the open space parcels. The design
concept for adjacent areas should attempt to integrate these
areas into the overall plan rather than exclude or block
from view with massive forms which have an artificial
appearance. Public trail access from East "R" Street to
Rice Canyon will be provided via the SDG&E easement or
vicinity. The alignment of the trail, together with
consideration of accessory or incidental uses of the
privately maintained open space area which are compatible
with utility and trail uses, will be determined in
conjunction with Precise Plan approval. Dedication of the
trail as an open space lot through the private area shall
occur with subdivision mapping to implement the approved
Precise Plan.
(10/26/90)
VI-24
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VI-27
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CANYON EDGE
Parcel R-7
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VI-28
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VI-29
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Within the parcel, as the locations for each distinctive
product type are established, grading, landscaping and other
buffering techniques should be implemented to separate less
compatible densities.
A connector road which extends between the two primary
access points (East "H" street and Paseo Ranchero) should be
provided to function as a circulation spine for the project,
provide guest parking and link housing clusters (see Concept
Plan sketch). Internal circulation and parking areas should
be planned to avoid confusion and congestion. Direction and
information signs should be designed to be functional and to
blend with the architectural character of the development.
Circulation for oversized emergency and service vehicles is
also an important design criteria.
Parcel R-7
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Design Criteria Summary
Product: SPECIALTY NEIGHBORHOOD (mixed products)
Minimum Pad Size: N/A
Average Lot Size: N/A
Special Desiqn Issues
Grading: Slopes along Rice Canyon; adjacent to SDG&E easement
and water tank
Entry: Align with Employment Park on East "H" Street
Fencing: Perimeter along East "H" Street and Paseo Ranchero;
canyon views
Edges: All
Landscaping: Treatment along scenic corridors, entry, and
employment park; integration/transition to
natural and naturalized open space
(10/26/90) VI-30
Q.O - 341)3
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(bl<.1j 477 4117
RANCHO DEL REY
Sectional Plannin~ Area (SPA) I
.General Description
804 Total Acres
2,103 Total Dwelling Units
84 Acre Business Center
3 Parks and Open Space Preserve
Elementary School Site
Library Site
FIre Station Site
YMCA Site
Extensive Open Space with Equestrian and Hiking Trails
1.6 Acre Community Facility (ie. church, day care center, etc.)
.Existing Zoning: P.C. (Planned Community District)
.Rancho del Rey Specific Plan Approved: November 12, 1985
.SPA Plan Approved: December 15, 1987
.Tentative Tract Map Approved: February 2, 1988
.Final Tract Maps Approved: May 5, 1989
.Grading and Improvements complete in Phases 1 through 4
.Grading in progress in Phases 5 and 6 to be complete in 4th quarter 1990
Sectional PlanniUl! Area (SPA) II
.General Description
376 Total Acres
567 Total Dwelling Units
1 Park and Open Space Preserve
Extensive Open Space with Equestrian and Hiking Trails
5 Acre Religious Site/Day Care Center Site
.Existing Zoning: P.C. (planned Community District)
.Rancho del Rey Specific Plan Approved: November 12, 1985
.SP A Plan approved: August 15, 1989
.Tentative Tract Map Approved: October 10, 1989
.Final Tract Map Approved: September 25, 1990
.Grading to be completed in 2nd quarter, 1991 (estimate)
Sectional Plannino: Area (SPA) III
.General Description
405 Acres
1,380 Total Dwelling Units
10 Acre Park and Open Space Preserve
2 Religious Sites (2.0 acre and 4.0 acre)
Extensive Open Space with Hiking Trails
25 Acre Junior High School Site
.Existing Zoning: PC (Planned Community District)
.Rancho del Rey Specific Plan Approved: November 12, 1985
.SP A Plan Approved: December 1990 (estimate)
.Tentative Tract Map Approved: April, 1991 (estimate)
.Final Tract Map Approved: 4th quarter, 1991 (estimate)
.Grading to Start: 4th quarter, 1991 (estimate)
December 6, 1990
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Description:
Traditional Single-Family Detached
Number of Units:
30 Units
Average Lot Size:
9.120 Square Feet
Minimum Pad Size:
6,000 Square Feet
Market Segments Served:
Move-up Buyers & Families with Children
Plan Number
1
2
3
4
Square Footage
(Wtd Avg = 2,265)
1,900
2,100
2,300
2,550
Number of Stories
1
2
2
2
Number of Bedrooms
3
4
4
4
Number of Baths
2
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Plan Mix (%)
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Description:
Traditional Single-Family Detached
Number of Units:
147 Units
Average Lot Size:
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Minimum Pad Size:
5,000 Square Feet
Market Segments Served:
Move-up Buyer & First-Time Buyer
Plan Number
1
2
3
4
Square Footage
(Wtd Avg = 2,198)
1,800
2,100
2,250
2,400
Number of Stories
1
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2
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Number of Bedrooms
3
4
4
5
Number of Baths
2
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Number of Units:
137 Units
Average Lot Size:
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Minimum Pad Size:
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Market Segments Served:
Move-up Buyer & First-Time Buyer
Plan Number
1
2
3
4
Square Footage
(Wtd Avg = 2,198)
1,800
2,100
2,250
2,400
Number of Stories
1
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3
4
4
5
Number of Baths
2
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Number of Units:
165 Units
Average Lot Size:
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Minimum Pad Size:
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Market Segments Served:
First- Time BuyerlYoung Families with Children/Singles
Plan Number
1
2
3
4
Square Footage
(Wtd Avg = 1.605)
1,300
1,500
1,650
1,800
Number of Stories
1
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2
Number of Bedrooms
3
4
4
4
Number of Baths
2
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Description:
Single-Family Detached
Number of Units:
85 Units
Average Lot Size:
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Minimum Pad Size:
3,500 Square Feet (Wide/Shallow)
Market Segments Served:
First-Time Buyer/Move-up BuyerlYoung Families
Plan Number
1
2
3
Square Footage
(Wtd Avg '"' 1,655)
1,500
1,600
1,800
Number of Stories
2
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2
Number of Bedrooms
3
3
4
Number of Baths
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35
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Description:
Single-Family Attached Townhomes
Number of Units:
228 Units
Market Segments Served:
Adult (Young Married, without Children)
Empty Nester & Family (Young Children)
Plan Number
1
2
3
4
Square Footage
(Wtd Avg = 1,450)
1,100
1,300
1,500
1,700
Number of Stories
1
2
2
2
Number of Bedrooms
2
2
3
4
Number of Baths
2
2.5
2.5
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25
30
30
Parking
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Description:
Single-Family Detached (Retirement)
Number of Units:
82 Units
Market Segments Served:
Active Adults over 55 (Age Resticted)
Plan Number
1
2
3
4
Square Footage
(Wtd Avg = 1,353)
1,100
1,250
1 ,400
1,500
Number of Stories
1
1
1
1
Number of Bedrooms
2
2
2
2+
Number of Baths
2
2
2
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Plan Mix (%)
15
25
25
35
Parking
2-car
2-car
2-car
2-car
Additional Rooms
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Description:
Townhomes (Retirement)
Number of Units:
Portion of 506 Units
Market Segments Served:
Active Adults over 55 (Age Restricted)
Plan Number
1
2
3
4
Square Footage
(Wtd Avg = 1,153)
900
1,050
1,200
1,300
Number of Stories
2
2
2
2
Number of Bedrooms
2
2
2
2
Number of Baths
1.5
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2.5
2.5
Plan Mix (%)
15
25
25
35
Parking
1-car
1-car
2-car
2-car
Additional Rooms
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Description:
Stacked Flats (Retirement)
Number of Units:
Portion of 506 Units
Market Segments Served:
Active Adults over 55 (Age Restricted)
Plan Number
1
2
3
4
Square Footage
(Wtd Avg = 930)
750
850
950
1,050
Number of Stories
1
1
1
1
Number of Bedrooms
2
2
2
2
Number of Baths
1
2
2
2
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15
25
25
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20 - 'r3f1
.. .. "-..---.----- 0.___.
FINAL
SUPPLEMENTAL
ENVIRONMENTAL IMPACT REPORT
RANCHO DEL REY SECTIONAL PLANNING AREA
(SPA) III PLAN
ErR 089-10
SCH 190010292
Prepared for:
The City of Chula Vista
Environmental Review Coordinator
276 Fourth Avenue
Chula Vista, CA 92010
Prepared by:
P&D Technologies, Inc.
401 West "A" Street
Sui te 2500
San Diego, CA 92101
(6 I 9) 232-4466
November 1990
~{~
~
- - --- ----
- -- --- --
~~~~
C/lY OF
CHULA VISTA
fnvironmental
Impact Report
;20 - 4-'10
1.0
2.0
3.0
4.0
5.0
6.0
7.0
8.0
9.0
RANCHO DEL REY SPA III EIR
TABLE OF CONTENTS
Page
RESPONSES TO COMMENTS
EXECUTIVE SUMMARY
INTRODUCTION/SUMMAR Y
1.1 Purpose
1.2 Background/Threshold Policy
S-I
I-I
I-I
1-3
PROJECT DESCRIPTION
,
2.1 Location
2.2 Background
2.3 Project Characteristics
2-1
2-1
2-1
2-4
ENVIRONMENTAL SETTING
3-1
IMPACT ANALYSIS
4.1 Geology/Soils
4.2 Drainage/Groundwater/Water Quality
4.3 Landform Al tera tion/ Aesthetics
4.4 Air Quali ty
4.5 Biology
4.6 Cultural Resources
4.7 Transportation
4.8 Land Use/General Plan/Zoning
4.9 Community Social Factors
4.10 Community Tax Structure
4.11 Parks, Recreation and Open Space
4.12 Services and Utilities
4-1
4-1
4-8
4-11
4-19
4-29
4-42
4-47
4-62
4-71
4-73
4-76
4-80
COMPLIANCE WITH THRESHOLD POLICY
5-1
AL TERNA TIVES
6.1 No Project - No Development Alternative
6.2 No Project - Existing Specific Plan
6.3 Alternative Design
6.3.1 Alternative Design I
6.3.2 Alternative Design 2
6.4 Off-Site Alternatives
6.4.1 Otay Ranch Alternative Site
6.4.2 Otay Mesa Alternative Site
6.4.3 Eastlake Vistas and Woods Alternative Site
6-1
6-1
6-2
6-2
6-3
6-11
6-19
6-22
6-29
6-34
CUMULATIVE IMPACTS
7-1
REFERENCES
8-1
AGENCIES AND INDIVIDUALS CONTACTED
9-1
~o - itV1
RANCHO DEL REY SPA III EIR
TABLE OF CONTENTS
Page
10.0 CONSULT ANT lDENTlFICA TlON
10-1
APPENDICES (Under Separate Cover)
A Preliminary Geotechnical Investigation
B Drainage Study for Rancho del Rey SPA III
C Biological Impact Analysis
D Archaeological Test Excavations Report
E Traffic Study
F Rancho del Rey SPA III Fiscal Impact Analysis
G Service Letters
-il-
;lo - L/"I;,?
RANCHO DEL REY SPA III EIR
LIST OF FIGURES
Figure
Number Page
2-1 Regional Map 2-2
2-2 Boundaries of SPAs I-lIl 2-3
2-3 General Development Plan 2-5
11-1 Geologic Formations within SPA III 11-2
11-2 Grading Plan 11-15
11-3 Locations of Cross-sections 11-16
II-II Cross-sections 11-17
11-5 Biological Resources 11-32
11-6 Street Network 11-118
11-7 Existing Average Daily Traffic II-50
11-8 Trip Distribution Retirement Community Land Use 11-511
11-9 Trip Distribution II-55
11-10 Average Daily Traffic at Buildout II-57
11-11 Land Use Map 11-611
11-12 Density Transfer Analysis 11-66
11-13 SPA III Proposed Development 11-68
6-1 Alternati ve Design 1 6-11
6-2 Alternati ve Design 2 6-13
6-3 Alternative Sites Identification Process Flow Chart 6-21
6-11 Off-Site Alternatives 6-23
6-5 Otay Ranch Off-Site Alternative 6-211
6-6 Otay Mesa Off-Site Alternative 6-30
6-7 Eastlake Vistas and Woods Off-Site Alternative 6-35
~o -4l/.3
-ili-
RANCHO DEL REY SPA III EIR
LIST OF TABLES
Table
Number Page
2-1 Proposed Land Uses Rancho del Rey SPA III 2-6
If-I Active Faults within 100 Miles of Project If-If
1f-2 National and California Ambient Air Quality Standards 1f-22
1f-3 Air Quality Levels Measured at the ChuJa Vista 1f-23
Ambient Air Monitoring Station 19&3-19&7
If-If Emission Rates for Grading Scraper 1f-25
1f-5 Regional San Diego Emissions (Year 2000) 1f-26
1f-6 Comparison of Approved and Proposed Developments 4-53
1f-7 Level of Service at Relevant Intersections If-59
If-& Rancho del Rey SPA III Specific Plan versus 4-70
General Development Plan Consistency
1f-9 Projected Annual Operating Revenues and Costs 4-76
1f-1O Current School Enrollment If-&If
6-1 Land Uses for Alternative Design 1 6-5
6-2 Alternati ve Design 2 Configurations 6-12
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PEAK HOURS ~
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EXECUTIVE SUMMARY
This document is a Supplemental Environmental Impact Report (SEIR) which
addresses the proposed Rancho del Rey Sectional Planning Area (SPA) III project.
This SEIR should be read in conjunction with the previously prepared Final EIR
(EIR-83-2). The project applicant, Rancho del Rey Partnership, is proposing
development of the third phase (SPA III) of the EI Rancho del Rey Specific Plan.
The first and second phase of the project, SPA I and SPA II, are currently under
construction.
The EI Rancho del Rey Specific Plan area encompasses approximately 2,'+50 acres
located east of Interstate 805, south and west of Otay Lakes Road, and north of
Telegraph Canyon Road in the City of Chula Vista. SPA III consists of a detailed
plan for residential development, community facilities, and park and open space
uses on approximately '+05 acres located southeast of East H Street and north of
Telegraph Canyon Road. The SPA III Plan is in conformance with the overall
specific plan. Included within the provisions of the EI Rancho del Rey Specific
Plan is a mechanism to transfer density from one category to another as a part of
the SPA Plan approval process. The density transfer will involve the transfer of
171 residential units within the SPA III project area. The approval of SPA III will
include the SPA III Plan, a tentative map, a Public Facilities Financing Plan,
Design Guidelines, a Development Agreement, and a Specific Plan Amendment for
density transfers and park acreage additions. The elimination of the East J Street
link connecting Paseo Ranchero and Buena Vista will require a Specific Plan and
General Plan Amendment.
PROJECT DESCRIPTION
The Rancho del Rey SPA III Plan proposes the construction of 1,380 single-family
dwelling units (DU) ranging in density from from 3.8 to 10.6 DUlac on eight
residential parcels on approximately 206 acres. Included among the planned
dwelling units are 583 DUs of specialty housing on approximately 85 acres for a
small retirement community which will be composed of detached and attached
housing. In addition, a junior high school site totalling 2'+.7 acres, a neighborhood
S-l
2() - 51.3
park totalling 10.0 acres, eight open space areas totalling 147.6 acres, and major
circulation routes totalling 13.7 acres are proposed.
The environmental analysis performed for the proposed project includes the
following issues: geology/soils, drainage/groundwater/water quality, land-
form/aesthetics, air quality, biology, cultural resources, transportation/access,
land use/general plan/zoning, community social factors, community tax structure,
parks/recreation/open space and public services. The EIR includes an analysis of
project conformance with the City's Threshold Policy standards for fire, police,
sewer, water, parks/recreation and drainage. All of the threshold standards are
met.
ENVIRONMENTAL ANALYSIS
Geology/Soils
Development of the proposed project will involve grading of ridge-tops and filling
of canyons and side slopes. Soils such as the San Diego Formation are susceptible
to erosion. Although the La Nacion Fault traces cross the western portion of the
site, they are not considered active. Most of the required excavations can be made
by conventional heavy grading equipment. The geotechnical report identifies
detailed grading and earthwork recommendations. The geotechnical consultant
would monitor grading to confirm that field conditions are consistent with the
conditions predicted by the preliminary investigations.
Drainage/Groundwater/Water Quality
The proposed project will result in additional impervious surface area which will
increase surface water runoff rates. Development of the site will result in a
change in the type and amount of contaminants contained in surface runoff. This
represents a cumulative impact to local water quality. Existing drainage facilities
are sufficient to handle runoff from the project and no mitigation or monitoring is
necessary. Potential impacts to groundwater/water quality would be reduced to
below a level of significance through adherence to the regulations of the National
Pollutant Discharge Elimination System (NPDES) permit for storm water discharge.
20 .514
S-2
Landform/ Aesthetics
Development of SPA III would significantly alter landforms on-site and create
manufactured slopes of approximately 50 feet. These are considered significant
landform and visual impacts. Grading would primarily be confined to the ridge-top
areas, with the major canyon areas retained as open space. The degree of visual
alteration is consistent with what was anticipated when the specific plan was
approved. Grading associated with the project will be in conformance with the
general grading slope bank standards set forth in the SPA III Plan. Implementation
of the community design guidelines would partially reduce significant impacts.
They include landscaping, fencing design, community signing, lighting, and parking
design/street furniture.
Air Quality
The development of the proposed project would result in increased traffic on new
and existing roadways as well as additional air emissions and would result in
cumulative impacts to the San Diego Air Basin. The project will be in conformance
with the forthcoming State Implementation Plan (SIP) which is based on Series VII
population projections. Short-term emissions from construction activities would
generate dust and diesel emissions resulting in short-term emissions impacts.
Emissions from residential activitiy and from the Junior High school site including
the use of paint, industrial strength cleaners, fumigation, barbecues and gasoline
powered lawnmowers are not considered significant on a project level, but would
have cumulative impacts to regional air quality. To reduce potential impacts to air
quality the use of mass transit and bicycles within the project would be facilitated,
and recommended actions to prevent the development of pollution "hot spots" at
intersections would be implemented.
Biology
Implementation of Rancho del Rey SPA III as proposed would result in significant
impacts to coastal sage scrub (on a local and regional basis), vernal pools,
California gnatcatchers, cactus wren, and snake cholla. Impacts to the coastal
sage scrub community would also include losses of sensitive plants such as the San
Diego barrel cactus and ashy-spike moss. In addition to the California gnatcatcher
S-3
2()-51.5
and cactus wren, impacts to the orange-throated whip-tail, the coast cholla, and
the San Diego horned lizard may result. With implementation of the proposed
mitigation and monitoring measures, significant impacts to biology would not be
reduced to below a level of significance.
Cultural Resources
Two archaeological sites located on the SPA III property have been identified as
significant cultural resource sites and contain evidence which can address the
question of the presence of early man in San Diego. The development of the
proposed project would significantly impact these sites. The implementation of an
extensive mitigation and monitoring program would reduce impacts to the sites to
below a level of significance. The mitigation program has been completed and
approved by the City. All impacts have been reduced to a level below significance.
Transportation
The proposed project is expected to generate 11,1;05 ADT. All intersections
relevant to the project will operate at LOS C or better in the morning and
afternoon peak hours under buildout conditions with the exception of the East H
Street/Paseo del Rey intersection. This intersection will operate at a LOS D
during the afternoon peak period but not for greater than two hours and thus would
be within the limits of the City of Chula Vista's Threshold Policies for traffic.
Potentially significant impacts would be mitigated to below a level of significance
with implementation of the proposed mitigation.
Land Use
The Rancho del Rey SPA III Plan as proposed, is in conformance with the land use
policies and plans of the City of Chula Vista, the EI Rancho del Rey Specific Plan,
and with existing and proposed land uses in the vicinity of the project site.
Development of SPA III would not result in significant land use impacts and
mitigation/monitoring is not necessary.
:lO. 5/1.
S-I;
Community Social Factors
No potential adverse impacts regarding community social factors are associated
with the development of the proposed plan. Impacts to population, housing, and
employment are consistent with the EI Rancho del Rey Specific Plan. No
significant impacts would be associated with the proposed project; no mitigation or
monitoring measures are necessary.
Community Tax Structure
Implementation of the proposed Rancho del Rey SPA III would result in a net fiscal
benefit of approximately $611,800 annually to the City of Chula Vista; therefore no
adverse impacts would result to the community tax structure. No mitigation or
monitoring measures are required.
Parks, Recreation and Open Space
As part of the proposed project, a IO.O-acre neighborhood park would be developed
on-site. A large portion of the site (36%) would be dedicated as open space.
Although the park does not meet the required acreage as set forth in the City's
parkland ordinance, upon meeting the conditions established by the City, the
project would not significantly impact Parks, Recreation and Open Space. As a
condition of approval of the tentative map, City staff would ensure that conditions
for the 10.O-acre park have been implemented.
Public Services
The 1989 Water Allocation Report distributed by OWD limits the number of new
dwelling units that can receive water in one year. The receipt by the City of Chula
Vista of a service letter from the OWD regarding the proposed project would allow
the project to meet the Threshold Standards related to water, and potential
impacts would be reduced to below a level of significance. Due to the regional
shortage of water, the project proponents would work with the City of Chula Vista
to develop a project level water conservation program to reduce water consump-
tion. The development of on-site sewage facilities consistent with the 1986 sewer
study would provide adequate infrastructure to accommodate project flows. The
S-5
.20 -51?-
City of Chula Vista has a surplus of contract capacity in the METRO sewage
system and no significant impacts are anticiapted. SDG&E would provide utility
services to the project site and there would be no impacts associated with the
provision of utilities. The proposed project would be served by the Chula Vista
Police Department. Development of the project would significantly impact police
protection from the development of the proposed project; however, the addition of
11.6 police personnel would reduce impacts to below a level of significance.
Emergency fire and medical protection would be supplied in compliance with the
Threshold Policy and no significant impacts are anticipated. Both the Sweetwater
Union High School District and the Chula Vista City School District are involved in
the planning and construction of new facilities which would provide adequate
facilities for the additional students generated by the project. Project related
impacts to schools would be mitigated through the phased implementation of
additional facilities in eastern Chula Vista. The two Mellos Roos Community
Facilities Districts, (Sweetwater Union High School District Community Facilities
District No. 3 and the Chula Vista City Schools Facilities District No.3) will
provide tax moneys directly to the school districts for implementation of their
long-range development plans.
S-6
1.0 "~/f
Table 5-1
ENVIRONMENTAL CONSEQUENCES SUMMARY
Issue Impact Mitigation Monitoring
Geology/Soils Potential impact Adherence to Uni- Prior to building
from proximity to form Building Code permit issuance,
La Nacion Fault would reduce impacts geotechnical recom-
zone. to below a level of mendations would be
significance. made a condition of
the tentative map.
Drainage/ Potential impacts to Adherence to NPDES Prior to issuance of
Groundwater/ groundwater/water permit regulation the occupancy permit,
Water Quality quali ty from runoff. for stormwater the City would ensure
discharge would that the project is in
reduce impacts to conformance with
below a level of NPDES regulations.
significance.
Landform/ Significant alteration Grading would con- Prior to or as a con-
Aesthetics of on-site landforms. form with standards dition of tentative
Significant impacts established in map approval, grading
to landform and visual SPA III Plan. plans would be inspec-
quality. Implementation of ted by Planning and
community design Building departments
lines would par- to ensure that grading
tially reduce level standards have been
of impacts to land- adhered to.
form and visual
quali ty.
Air Quality Cumulative impacts Adherence to SIP Prior to or as a con-
to regional air regarding local di tion of approval
quality participation in of the tentative map,
air emission re- Ci ty staff would
duction measures, ensure that recom-
encourage use of mended mitigation
alternate transpor- measures have
tation, and accom- been implemented.
modate mass transit
vehicles in front of
retirement community
would partially re-
duce cumulative
impacts.
S-7
2.() - 5/'1
Table 5-1 (Continued)
ENVIRONMENTAL CONSEQUENCES SUMMARY
Issue
1m pact
Mitigation
Monitoring
Biology Significant impacts Qualified biologist Prior to or as a con-
to coastal sage to monitor en- dition of the grading
scrub, California croachment of open permit, tentative and
gnatcatchers, cactus fill slopes. Re- final map approval,
wren and snake vegetation of the City Planning De-
cholla. coastal sage scrub partment would ensure
nati ve species on that recommended
manufactured s mitigation measures
slopes. Trans- have been imple-
plant program for mented.
cactus. Monitoring
program for Calif-
ornia gnatcatchers.
Acquisi tion of land
for a preservation
of gnatcatcher and
vernal pool habitat.
Cultural Significant Implementation of Prior to or as a con-
Resources impacts to two extensive recovery dition of tentative
resource si tes. program would reduce map approval, City
impacts to below a staff would ensure
level of sig- that recommended
nificance. mitigation measures
have been
implemented.
Transportation Potentially signi- Mitigation Annual monitoring
ficant impacts of measures proposed program as directed
the proposed proj ect for buildout include by City Transpor-
would be mitigated signalization, re- tation Department.
to below a level of configuration to Other si te specific
significance with provide dual lanes, measures will be
implementation of construction of new made conditions of
the proposed miti- road segments, and of Tentative Map and
gation. placement of stop Public Facilities
signs. Finance Plan.
Land Use None None None
Community None None None
Social Factors
1..0'51.0
S-3
Table 5-1 (Continued)
ENVIRONMENTAL CONSEQUENCES SUMMARY
Issue
Impact
Monitoring
Mitigation
Community
Tax Structure
None
Parks/
Recreation/
Open Space
Potential impacts due
to net deficiency of
of 2.6 acres of
parkland.
Public
Services
Potential impacts
to water, fire pre-
vention, police and
schools.
None
None
Addition of amenities Prior to or as a con-
in proposed park and dition of approval of
utilization of ad- the tentative map.
jacent junior high City staff would en-
school site would re- sure that conditions
duce impacts to parks. for the IO.O-acre park
Park would also meet have been imple-
conditions estab- mented.
lished by the Ci ty.
Would reduce impacts
to below a level of
significance.
The receipt of a
service letter
from the OWD would
reduce potential
impacts to water to
below a level of
significance. The
addi tion of another
Fire Inspector would
reduce impacts to
fire prevention to
below a level of
significance. The
addition of 4.6
police personnel
would reduce impacts
to police to below
a level of sig-
nificance.
S-9
2(J-'52/
Prior to building
permit issuance
City staff would
ensure that the
project proponent
has received a
water service
availabili ty lette r,
has entered an agree-
ment with the City of
Chula Vista to provide
an additional Fire
Inspector and 4.6
police personnel, and
entered into the
Mello Roos for school
facili ties.
N
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1.0 INTRODUCTION
1.1 PURPOSE
This document is a Supplemental Environmental Impact Report (SEIR) which
addresses the proposed Rancho del Rey Sectional Planning Area (SPA) III project
proposed by the Rancho del Rey Partnership. This SEIR should be read in
conjunction with the previously prepared Final EIR (EIR-83-2) a copy of which is
available for public inspection at the City of Chula Vista, Planning Department,
276 Fourth Avenue, Chula Vista, California, 92010. The proposed SPA III project is
the third development phase of the EI Rancho del Rey Specific Plan area. The
project includes a detailed plan for residential development, community facilities,
and park and open space uses on 404.6 acres located southeast of East H Street and
north of Telegraph Canyon Road.
The EI Rancho del Rey Specific Plan encompasses approximately 2,450 acres
located east of Interstate 805 (1-805), south of East H Street and west of Otay
Lakes Road, and north of Telegraph Canyon Road in the City of Chula Vista. The
EI Rancho del Rey Specific Plan serves as the General Plan for development within
the plan boundaries and is divided into three sectional planning areas (SPA I
through SPA III). The SPA I Plan and Planned Community District Regulations
(PCDR) were approved by the City Council in December 1987. The SPA II Plan and
PCDR were approved by the City Council in August 1989.
The purpose of this SEIR is to analyze the environmental consequences from
development of this proposed plan, including approval of the SPA III Plan and
tentative map. This SEIR has been prepared in accordance with the criteria,
standards, and procedures of:
o the California Environmental Quality Act (CEQA) of 1970 (Public Resources
Code Sections 21000 et seq.);
o the State CEQA Guidelines (Cal. Admin. Code Sections 15000 et seq.);
o the Environmental Review Procedures of the City of Chula Vista; and
o the regulations, requirements and procedures of any other responsible agency
with jurisdiction by law.
1-1
~O - 53 I
The City of Chula Vista is the Lead Agency for the proposed project in accordance
with Section 15367 of the State CEQA Guidelines, which defines the lead agency as
"the public agency which has the principal responsibility for carrying out or
approving a project". The necessity to prepare an SEIR and the scope of the
analysis was determined by the City of Chula Vista's Environmental Review
Coordinator. The SPA III Plan and associated tentative map will require approval
of the Chula Vista City Council. The City Design Review Committee will also
have jurisdiction over portions of the property which require a Precise Plan.
In accordance with Section 15150 of the CEQA Guidelines, the information
contained in the previous EIR is hereby incorporated by reference. To avoid
redundant discussion, the incorporated language shall be considered to be set forth
in full as part of the text of the EIR. The Final EIR for EI Rancho del Rey Specific
Plan was certified by the City of Chula Vista in March 19&5. This document
discusses the potential environmental impacts of the proposed SPA III. Since the
project substantially conforms to the adopted Specific Plan, the CEQA mandated
sections from the original EIR "Relationship Between Local Short-Term Use of the
Environment and the Maintenance and Enhancement of Long-Term Productivity"
and "Irreversible Environmental Changes that will result from the Proposed
Project" are incorporated by reference. The previous EIR did not identify
significant environmental impacts in relation to these CEQA sections beyond the
cumulative traffic impacts.
Recent California legislation (AB 31&0) requires the adoption of a mitigation or
reporting program in conjunction with approval of Mitigated Negative Declarations
or certification of Final EIRs. The purpose of the law is to establish a reporting or
monitoring program to assure implementation of recommended mitigation
measures. This report contains a monitoring program included in the Mitigation/
Monitoring section of each issue analysis in the Impacts Section.
An effort has been made during the preparation of the SEIR to contact all affected
agencies, organizations, and persons who may have an interest in this project.
Information, data, and observations resulting from these contacts are included
where relevant. In addition, all interested agencies and persons will have the
opportunity to comment on the project during the circulation of the Draft SEIR.
1-2
10 - 532..
-
.<
Comments received by the City of Chula Vista, together with responses to such
comments, will be included in the Final SEIR.
1.2 BACKGROUND/THRESHOLD POLICY
In 1987, the City Council of Chula Vista established a Threshold Policy and Growth
Management Oversight Committee (GMOC). The goal of the Threshold Policy is to
assure maintenance of a high quality environment and adequate public services.
The program involves implementation of standards, or thresholds, as determined by
the City Council. Standards have been determined for eleven issues:
fire/emergency medical service, police, traffic, parks/recreation, drainage,
libraries, air quality, economics, schools, sewer, and water. The GMOC is
responsible for the periodic review of the Threshold Policy standards and
compliance with the standards. The GMOC must prepare a yearly status report for
the City Council. If any standards are being exceeded, the GMOC must inform
City Council and the Council is required to hold a public hearing. Funding and
enforcement of suggested recommendations are the responsibility of the City
Council.
In addition, project-by-project review is required for six of the eleven issues: fire,
police, sewer, water, parks/recreation, and drainage. This review is scheduled to
occur during the environmental review phase. ....or each issue, the relationship
between anticipated project impacts and threshold standards must be evaluated. In
compliance with the Threshold Policy program, pertinent issue analyses in this
document will incorporate an evaluation of the proposed project for conformance
with the applicable Threshold Policy standards.
1-3
20 -- 533
2.0 PROJECT DESCRIPTION
2.1 LOCATION
The Rancho del Rey SPA III is located in the City of Chula Vista east of 1-805. The
regional location of the site is shown in Figure 2-1. The project site is within the
southeastern portion of the EI Rancho del Rey Specific Plan area as illustrated in
Figure 2-2. SPA III is located east of 1-805, south of East H Street, and north of
Telegraph Canyon Road.
2.2 BACKGROUND
The EI Rancho del Rey (ERDR) Specific Plan has been incorporated by reference
into the City of Chula Vista General Plan and governs the development of the
2,li50-acre site. The ERDR Specific Plan area has been divided into subcom-
munities or SPAs for the purpose of guiding the implementation of Planned
Community (PC) zoning. The ERDR Specific Plan was originally adopted in 1978
and included 10 SPAs. The original EIR for the project (EIR-78-2) was certified in
February 1978. The specific plan was amended in 1985 (GPA-83-7) at which time
six of the SPAs were combined to form the ERDR Specific Plan Amendment area.
The Rancho del Rey Sectional Planning Area Criteria Report describes the division
of the specific plan area into four sub-areas known as SPA I, SPA II, SPA III and
SPA IV. These SPAs have since been combined so that Rancho del Rey includes
only three SPAs (see Figure 2-2).
An EIR for the ERDR Specific Plan Amendment was adopted in March of 1985.
This 1985 EIR (El Rancho Del Rey Specific Plan Amendment Final EIR), which
incorporated the analysis and conclusions of the 1978 EIR, comprises the Master
EIR for the subject property. The ERDR Specific Plan Amendment EIR (EIR-83-2)
was approved as well as an addendum to EIR 83-2 which was prepared due to
subsequent modifications to the specific plan. In addition, a supplemental EIR
(EIR-83-2(B)) was prepared due to significant new information pertaining to
biological resources on-si te.
2-1
20 . 531'
TemCCula
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The SPA I Plan was approved in December 1987 and is now under construction.
Following the approval of Rancho del Rey SPA I, detailed planning for the majority
of the site north of East H Street was completed. The EIR for the SPA II Plan was
certified in August 1989 and constsruction is now underway. The Chula Vista City
Council subsequently approved the current SPA boundaries and labels as shown on
Figure 2-2.
2.3 PROJECT CHARACTERISTICS
The proposed project involves a SPA Plan and tentative map for approximately 1105
acres. The plan for the SPA III area is consistent with the Specific Plan although
very minor land use changes have been made during the detailed planning process.
The Rancho del Rey SPA III Plan proposes the construction of 1,380 single-family
dwelling units (DU) from 3.8 to 10.6 DUlac on eight residential parcels on
approximately 206 acres. Included among the planned dwelling units are 583 DUs
of specialty housing on approximately 85 acres for a small retirement community
which will be composed of detached and attached housing. In addition, a junior
high school site totalling 211.7 acres; a neighborhood park totalling 10.0 acres;
community facilities totalling 2.0 acres; eight open space areas totalling 1117.6
acres; and major circulation routes totalling 13.7 acres are proposed (Table 2-1).
The general development plan (Figure 2-3) illustrates the layout of these uses.
Included within the provisions of the El Rancho del Rey Specific Plan is a
mechanism to transfer density from one category to another as a part of the SPA
Plan approval process. The density transfer will involve the transfer of 171
residential units within the SPA III project area. The approval of SPA III will
include the SPA III Plan, a tentative map, a Public Facilities Financing Plan,
Design Guidelines, a Development Agreement, and a Specific Plan Amendment for
density transfers and park acreage additions. The elimination of the East "J"
Street link connecting Paseo Ranchero and Buena Vista will require a Specific Plan
and General Plan Amendment.
There are 315 conventional single-family detached residential units and 250 single-
family detached cottage residential units proposed. These units are located
throughout SPA III. There are three separate single-family conventional lot areas
1.0 '53i-1I
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Table 2-1
PROPOSED LAND USES
RANCHO DEL REY SPA III
PROPOSED SPA III
Land Use DU Acres Percent of
Land Area
SFD Conventional 315 62.7 16%
SFD Cottage 250 38.3 9%
SF A Townhouse 232 22.8 6%
Special ty 583 85.0 21%
Public park 10.0 2%
Junior High School 24.7 6%
Community Facilities 2.0 1%
Open Space 147.6 36%
Major Circulation Routes 11.5 3%
TOTAL 1,380 404.6 100%
*
SFD - Single Family Detached, SFA - Single Family Attached
which total 62.7 acres. There are three separate single-family detached cottage
lot areas that total 38.3 acres. There are 232 single-family attached townhouse
units and 583 specialty units for a retirement community proposed. The single-
family attached townhouse lot totals 22.8 acres and the specialty housing for the
retirement community totals 85 acres. The 10.0 acre park is located south of East
J Street. The community facilities, which may include a church, day care or other
quasi-public facility, includes 2 acres. The junior high school site which totals 24.7
acres, is located on the east side of Paseo Ranchero near Telegraph Canyon Road.
There are eight open space areas which are located throughout the site. Open
space is discussed in the Parks, Recreation and Open Space Section 4-11.
2-6
;20-~39
The proposed project would be developed in three phases. The first phase would
involve the development of the proposed retirement community. The second phase
would involve the development of the area west of Paseo Ranchero. The third and
final phase would involve the development of the area on the east side of Paseo
Ranchero which would include the junior high school site and the neighborhhod
park.
zo-~ c;l/()
3.0 ENVIRONMENTAL SETTING
The proposed 404.6-acre project site is located in the Sweetwater Planning Area of
the City of Chula Vista and the ERDR Specific Plan Area. The ERDR Specific
Plan Area encompasses approximately 2,450 acres. The ERDR Specific Plan serves
as the General Plan for development within the plan boundaries and is divided into
three sectional planning areas (SPA I through SPA III). The proposed SPA III
project is the third development phase of the ERDR Specific Plan Area. The
project site is approximately eight miles south of the metropolitan area of San
Diego and six miles north of the U.s.-Mexico border. The site is located east of
1-805, south of East H Street, west of Otay Lakes Road and north of Telegraph
Canyon Road in the City of Chula Vista.
Topographically the site is characterized by gently to steeply sloping hillside
terrain and deep westerly draining canyons. The ridgelines are incised by a number
of draws. The site lies between East H Street and Telegraph Canyon Road. The
hills to the south of the project site are utilized as agricultural areas and are
vacant. The hills to the north have been graded for the planned Rancho del Rey
SPA I residential development and employment park. The hills to the east and west
are utilized as residential areas. A SDG&E transmission line and a water tank are
located on the project site.
The proposed project is located within an area of coastal sage scrub, maritime
desert scrub, grassland and chaparral and is typical of Southern California coastal
canyonlands and ridgetops. Human encroachment including illegal dumping and
off-road vehicle (ORV) use has caused the quality of habitat to decrease.
The north side of East H Street consists of residential development along with an
approximately 100-acre business park which includes about 83 gross acres for
building and about 13 acres for open space. This business park has been built as
part of Ranchero del Rey SPA I and is located on the north side of East H Street
facing proposed residential areas within SPA III. Southwestern Community College
is located approximately one mile east of the site. Commercial shopping centers
are located at the Intersection of 1-805 with East H Street and East H Street with
3-1
a.O - 5~/
Otay Lakes Road. The Eastlake Community and commercial/light industrial park
are located approximately two miles to the east of the site. The Otay Lakes
County Regional Park is located approximately three miles south and east of the
site.
:1.0 .. 5~~
3-2
4.0 ENVIRONMENTAL ANALYSIS
4.1 GEOLOGY/SOlLS
EXISTING CONDITIONS
Soils and Geology - A preliminary geotechnical investigation was completed by
GEOCON in March 1989 (Appendix A). This investigation included a review of
previous geologic, soils engineering and seismologic reports pertaining to the
project site. The report is summarized below and is on file with the Environmental
Review Section of the City of Chula Vista Planning Department. The body of the
report (excluding appendices and plates) is appended to this EIR under separate
cover.
Topographically the site is characterized by gently to steeply sloping hillside
terrain and deep westerly-draining canyons. The ridgelines are incised by a number
of draws. The hillsides slope at gentle to steep gradients. Elevations on the site
range from about 200 feet near the northwestern corner to li90 feet above mean
sea level near the eastern portion of the property.
The project site lies within the Coastal Plains Province of California. In general,
this province consists of a series of gently westward sloping dissected terraces.
The lowering of sea levels and the subsequent erosion of the mesas, as well as
regional uplifting, have formed the landform on-site.
As shown in Figure Ii-I, the site itself is underlain by four major sedimentary rock
units. The Sweetwater Formation consists of slightly silty fine to coarse
sandstone. This unit is found at the approximate elevation of 375 feet in the
southern portion of the site. The Otay Formation rocks consist mostly of silty fine
to medium sandstone. Also present in the Otay Formation are sandy to clayey
siltstones, claystone lenses, and continuous seams of bentonitic claystones about
one to three feet thick. Exposures of the Otay Formation were observed along the
canyon slopes at elevations between approximately 385 and li30 feet. The
expansion potential of these materials ranges from very low for the sandstones to
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very high for the bentonitic clays. The San Diego Formation is found at higher
elevations throughout the site and consists of silty fine sandstone with some poorly
lithified, very friable zones. Because the unit is friable and cohesionless, it may be
susceptible to erosion of cut and fill slopes.
The above-mentioned rock units are capped on the higher ridges by a terrace
deposit, and by surficial units consisting of alluvium and colluvium. The Linda
Vista Formation terrace deposit forms a thin cover of fine to coarse sandstone with
occasional cobbles. Alluvial deposits were observed in most of the swales and
small gullies on-site as well as the major drainages. The thickest deposits are
encountered to depths in excess of 17 feet in the upper reaches of the south leg of
Rice Canyon, south of H Street. The colluvium deposits located on slopes are
typically three to six feet thick. The top soil is generally two to three feet in
thickness.
Geologic Hazards - Generally, geologic hazards include seismic risk, expansive soils
and compressible alluvial soils. The Rancho del Rey site is crossed by the La
Nacion Fault Zone which has one prominent fault, running north to south, with
other potential traces (Figure 4-1). The La Nacion Fault Zone is considered
potentially active. An unnamed east-west trending fault was observed in the
vicinity of the proposed junior high school site. This fault is considered inactive.
Numerous fault traces have been mapped or inferred south and east of the site;
however, their locations in the project area are not well defined. The fault traces
shown in Figure 4-1 were encountered during the GEOCON investigation.
Although the La Nacion Fault is considered potentially active, seismic risk is
considered low to moderate as compared to some parts of Southern California.
Seismic hazards within the site result from ground shaking caused by events on
distant, active faults. The distant, active faults which could affect the site are
given in Table 4-1. A regional fault location map is provided in Appendix A.
It is the opinion of the project geologist that the maximum probable earthquakes
that are most significant are either a 7.0 magnitude event on the Elsinore Fault or
a 7.3 magnitude event on the San Clemente Fault. According to GEOCON the
most significant earthquakes relative to the site would be those occurring on the
4-3
;)() - 5'15
Table 4-1
CTIVE FAULTS WITHIN 100 MILES OF PROJECT
Fault
Distance from Site
Maximum Probable Earthquake
Elsinore
San Clemente
Coronado Banks
San Jacinto
San Andreas
La Nacion*
Rose Canyon*
* Potentially active
41 miles NE
44 miles W
17 miles W
64 miles NE
90 miles NE
o
7 miles NW
7.0
7.3
6.0
7.5
8.0
6.0
6.0
Coronado Banks Faults, 17 miles west of the site. The Coronado Banks Fault Zone
is considered to be active under criteria set forth by the California Division of
Mines and Geology.
Due to the density and gradation of soils underlying the project site and the depth
to groundwater, the liquefaction potential of formational material is very low.
Some expansive soils may be encountered during grading. Ground rupture is not
likely at the site due to the absence of active faulting. The site is not subject to
innundation by tsunamis and seiches due to its elevation above sea level and the
lack of fresh water bodies. Seismically induced landsliding does not appear to be a
significant hazard on the site. Alluvial soils are compressible and subject to
settlement if fill or structures are placed on them.
IMPACTS
Soils and Geology - Development of the proposed project would involve grading for
installation of utility facilities and creation of streets and building pads. Building
pads will be constructed by conventional grading techniques involving cutting of
ridge-tops and filling of canyons and side slopes. In general, graded slopes would be
constructed at 2 to 1 (horizontal to vertical) slope ratios based on height. The
maximum cut and fill slopes are approximately 50 feet, excluding remedial grading.
The associated canyon fill ranges from two feet to approximately 85 feet in depth.
4-4
20 ' 5~{.
Considering the proposed grades, it does not appear that the Sweetwater Formation
will be exposed during grading. The Otay and San Diego formations would be
exposed after grading. However, it is anticipated that bentonitic clay seams will
crop out at finished grade in large cut areas. Cut slopes containing bentonitic
clays, clay beds dipping out of slope, or other adverse geologic conditions may
require remedial measures, such as stabilization or buttress fills. The observed
materials of the San Diego formation are expected to exhibit a very low potential
for expansion. As mentioned above, the San Diego formation may be susceptible to
erosion of cut and fill slopes. Impacts to the Linda Vista Formation are not
anticipated due to its dense and massively bedded nature.
The alluvium, colluviu,m and similar compressible materials would not support
development without adequate treatment. Recompaction of the soil would provide
stable and developable building pads. The potential for liquefaction on-site is low
and would not impact the developability of the site. The alluvial and colluvial soils
encountered on-site have permeability characteristics that could be susceptible to
water seepage under seasonal conditions.
Geologic Hazards - Based on the findings of the Geocon report (dated March 8,
1989) the branch of the La Nacion Fault present on the site dies out in a series of
small folds on adjacent property to the north. In addition, the fault does not
displace sediments of the Pleistocene Lindavista Formation. Therefore it is the
opinion of the project geologist that the fault does not represent a significant
seismic or ground rupture hazard to the development. However, the site could be
subjected to moderate-to-severe groundshaking in the event of a major earthquake
on more remote faults such as the Coronado Banks, Rose Canyon, or Elsinore
Faults.
MITIGATION/MONITORING
The geotechnical report prepared by GEOCON identifies detailed grading and
earthwork mitigation recommendations for potential project related impacts
associated with geologic units, seismicity, earthwork, slope stability, foundation
stability, drainage, shrinking and bulking, compaction, expansion, and erosion and
seepage. The following is a list of the key mitigation measures. Refer to Appendix
4-5
20" 51./r
A for the complete list of recommendations. These mitigation measures would be
implemented by the project proponent prior to and during construction activities.
o All fill would consist of approved earth material. The geotechnical
consultant would be contacted for evaluation of imported fill at least
two working days prior to importation.
o The height, slope ratio, and compaction of all cut-and-fill slopes would
conform to specifications identified by the geotechnical consultant, as
appropriate. Fill slopes not conforming to the assumptions stated in the
geotechnical recommendations would be individually studied prior to
completion of grading. Cut slopes would be evaluated by the geo-
technical consultant during grading. Grading would be done in
accordance with Chula Vista Grading Ordinance number 1797 as
amended by ordinances 1877 and 2128.
o Stabilization fills should be utilized in areas deemed appropriate by the
geotechnical consultant. The types and specifications of stabilization
fills would be determined during excavation by the geotechnical consul-
tant.
o Subdrains would be installed at the base of fills placed in canyons and
draws or over areas of actual or potential seepage. Specific locations
would be determined in the field during grading, with installations being
reviewed by the geological consultant prior to placement of fill.
o To reduce impacts from groundshaking during a major earthquake the
project proponent would adhere to the Uniform Building Code and the
Recommended Lateral Force Requirements of the Structural Engineer's
Associa tion of Cali fomia.
o Foundations, slabs, footings, and retaining walls would be designed in
accordance with specifications identified by the geotechnical consul-
tant, based on the type of soils encountered and pertinent structural
considerations.
o Final grading plans and foundation plans for the project site would be
reviewed and approved by the geotechnical consultant and the City
prior to construction.
4-6
~O..S'f1
o Highly expansive soils used as fill would be placed a minimum of 3 feet
below finish grade and 15 feet inside of fill slopes. Bentonite, if used as
fill, would be placed a minimum of 10 feet below finish grade and 15
feet inside of fill slopes.
o In areas that receive fill or settlement sensitive improvements, loose
topsoil/colluvium, landslide debris, alluvial deposits, end-dump fills and
undocumented fills not removed by planned grading operations would be
removed to firm natural ground. The exposed natural ground would be
scarified and properly compacted to at least 90 percent relative
compaction prior to placing additional fill and/or structures.
o The outer portion of fill slopes would be composed of compacted
granular soil fill to reduce the potential for surficial erosion.
o The site would be brought to final subgrade elevations with structural
fill compacted in layers. Lifts of fill would be no thicker than will
allow for adequate bonding and compaction. Variable lift thicknesses
would not exceed 6 to & inches.
o Periodic on-site observations would be made by the soil engineer or
engineering geologist during grading and/or construction to monitor for
the presence of groundwater. Grading operations on the site would be
scheduled to place oversize rock and expansive soils in the deeper
canyon fills and to utilize granular materials having a low expansion
potential to cap building pads and f ill slopes.
In addition, the City of Chula Vista requires that a detailed grading and drainage
plan be prepared in accordance with the Chula Vista Municipal Code, Subdivision
Manual, applicable ordinances, policies and adopted standards. The plan would be
approved and a permit issued by the Engineering Division prior to start of any
grading work and/or installation of any drainage structures.
As part of the monitoring program the City Engineering Department would place
the recommended mitigation measures as conditions on the tentative map. The
final grading and foundation plans would include the design and construction
4-7 :20 - 51./'1
recommendations provided by the geotechnical consultant. The final grading plans
would be reviewed by the City prior to issuance of a grading permit to confirm that
the rcommendations have been included in the plans. Onsite grading would be
monitored by a qualified geotechnical consultant to confirm soil conditions as
anticipated, and if differences are noted, to provide modifications to initial
recommendations relative to geotechnical aspects. A Testing and Observation
Report would be completed by the geotechnical consultant and provided to the City
prior to issuance of a building permit which verifies that the design and construc-
tion recommendations were complete according to approved grading plans and
which details any changes to the initial recommendations as identified during field
observation.
ANAL YSIS OF SIGNIFICANCE
Compressible alluvium, colluvium, and expansive bentonitic soils are unsatisfactory
for development without remedial treatment. This is regarded as a significant,
mitigable impact.
11.2 DRAINAGE/GROUNDWATER/WATER QUAUTY
This section discusses the major hydrologic characteristics of the Rancho del Rey
SPA III project area including drainage, surface waters, groundwater, and water
quality. This section incorporates hydrologic and design data from the following
documents: Drainage Study for the ERDR Specific Plan July 1986 by Rick
Engineering and an Addendum drainage study for Rancho del Rey SPA III by Project
Design Consultants in April 1989.
EXISTING CONDITIONS
Drainage - The subject parcel is located within portions of two major drainage
basins as defined in the Special Study of Storm Drainage Facilities (The Fogg
Report, 1964). The northern portion of the site is within the Rice Canyon Basin.
The southern portion is located in the Telegraph Canyon Basin. Both of the basins
drain to San Diego Bay, although they are within the Sweetwater River hydro-
;x; - 55D 4-8
graphic unit as defined by the Regional Water Quality Control Board (SANDAG,
1985). The runoff calculations in the "Fogg Report" are based on General Plan land
use designations. The City of Chula Vista uses the Fogg Report to size its major
flood control improvements.
The three major east-west trending streams in Rice Canyon will ultimately
contribute 1,794 cubic feet per second (cfs) of storm flow at a point near H Street
based on a 50-year frequency storm. A siltation basin has been constructed at that
point and a double 96-inch storm drain has been constructed westerly to an open
channel outlet adjacent to 1-&05 to accommodate this ultimate flow. The north leg
of Rice Canyon is calculated to ultimately contribute 959 cfs, while the center leg
is calculated to contribute 2&0 cfs. The south leg of Rice Canyon, off-site but
within the Specific Plan area, is calculated to contribute 474 cfs. A 66-inch pipe in
South Rice Canyon at Paseo del Rey is designed to carry this flow. In Telegraph
Canyon, 50-year storm flows are calculated at 2,163 cfs near Paseo Ranchero
where the creek crosses from the south side of Telegraph Canyon Road to the north
side as it flows westerly to the San Diego Bay. The flow increases to 2,446 cfs at
the western jog in the boundary of Paseo Ladera. Other smaller existing storm
drains include a 24-inch pipe in Buena Vista Way; a 24-inch pipe in Paseo Ladera at
Paseo Entrada; and a 24-inch pipe in Forester Glenn Drive at East J Street.
Ground Water/Water Quality - The project site lies within the Sweetwater Hydro-
graphic unit which encompasses an area of about 230 square miles, and is a narrow,
northeasterly trending strip extending to the coast. The southwesterly flowing
Sweetwater River has impoundments (dams) at Loveland and Sweetwater reser-
voirs.
Qualitative information on the water quality characteristics of surface runoff or
groundwater at the project site has not been gathered; however, the quality of
surface water is expected to be typical of runoff from a mixed grassland/sage
scrub, agrarian and urban landscape. The Water Quality Control Plan (California
Water Quality Control Board, 1975) and Water in the San Diego Region (SANDAG
1985) give water quality data for the hydrographic unit indicating that runoff is
probably high in nutrients, micro-organisms and dissolved solids. This is due to
runoff from urban as well as agricultural, non-urban sources. Development of the
4-9
').0 -551
subject site must comply with all applicable regulations established by the
Environmental Protection Agency (EPA) as set forth in the National Pollutant
Discharge Elimination System (NPDES) permit requirements for stormwater
discharge.
POTENTIAL IMPACTS
Drainage - Development of the project site will involve overcovering of the surface
soils as a result of grading for building pads and roads. The project will create
large areas of impervious ground surface with the overall effect of facilitating
water runoff during rainy periods. Rick Engineering prepared a drainage study for
the Rancho del Rey Specific Plan area in July 1986. A drainage study for East H
Street was also prepared by Rick Engineering in February 1987. Project Design
Consultants prepared a drainage study for SPA III in 1989. Preliminary drainage
design for the specific plan area required three methods of analyses; U.5. Army
Corps of Engineers HEC-I and HEC-2 computer programs were used to calculate
estimated discharges and corresponding water surface profiles, while the modified
rational method was used to size the preliminary underground storm drain system.
The 1986 Rick Engineering study analyzed the storm drain system for East H Street
and the runoff to an existing culvert serving the South Rice Canyon Basin.
According to the 1989 Project Design Consultant report, the off-site drainage
facilities for SPA III are considered adequate to accommodate the potential flows
after development, and there would be no significant impacts to drainage.
Groundwater/Water Quality - Development of the site with urban uses, would
result in a change in the type and amount of contaminants contained in surface
runoff. Contaminants such as oil, grease, and heavy metals from automobiles
would increase. Planted lawns and landscaping associated with SPA III would
afford greater erosion protection than the existing bare or partially vegetated
ground. The increase in contaminants would potentially cause adverse impacts to
ground-water/water quality. Continued buildout of the Specific Plan and adjacent
development would generate a cumulative impact to local water quality.
20 .. !iS~ 1+-10
MITIGATION/MONITORING
Potentially adverse impacts to groundwater/water quality would be reduced to
below a level of significance through the adherence to regulations regarding
stormwater discharge set forth in the NPDES permit requirements. As part of the
monitoring program the City Engineering Department would ensure that the
project is in conformance with NPDES regulations prior to issuance of the
occupancy permit. The proposed project would not significantly impact drainage
and no mitigation/monitoring is required.
ANAL YSIS OF SIGNIFICANCE
The capacity of the existing drainage system is sufficient to serve the project, and
there would be no significant impacts to drainage. In conformance with the
Threshold standard, storm water flows and volumes would not exceed City
Engineering standards. Urbanization would result in increased concentrations of
automobile-related contaminants which would potentially impact ground-
water/water quality. Potential impacts to water quality would be reduced to below
a level of significance through adherence to regulations established in the NPDES
permit requirements for storm water discharge.
4.3 LANDFORM ALTERATION/AESTHETICS
EXISTING CONDITIONS
The topography of the Rancho del Rey SPA III is comprised primarily of gently to
steeply sloping hillside terrain and deep westerly draining canyons. The ridgelines
are incised by a number of draws. The northern edge of the site falls along the
southern leg of Rice Canyon. The southern portion of the site falls along the north
side of Telegraph Canyon.
Elevations on the ridge tops range from 190 feet above mean sea level (MSL) in the
west end to 490 feet MSL in the east. Elevations at the bottom of Rice Canyon
range from 240 to 320 feet MSL.
~o -55.3
4-11
The project site is presently vacant land characterized by native scrub plant
communities. Portions of the site have been previously disturbed by ORV use and
SDG&:E maintenance vehicles. Short-range views from the mesa tops include the
canyons and valleys below. On a clear day, the long-range views of downtown San
Diego, mountain ranges to the east, and Mexico to the south are possible. Due to
the irregular topography of the site, unless located on one of the ridge tops, views
are confined to other portions of the site.
The northeastern portion of the site is in proximity to existing residences which are
considered sensitive view receptors. Views of the property can be obtained from
Telegraph Canyon Road and East H Street. Both Telegraph Canyon Road and East
H Street are designated as Scenic Highways in the Chula Vista Scenic Highway
Element. Scenic highway policies address design review, beautification of scenic
routes, landscaping and maintenance requirements. To implement the policies, the
Scenic Highway Element recommends that developers create "pleasing streetscapes
through landscaping techniques and varied building setbacks," or create "substantial
open space areas adjacent to scenic routes" through the use of clustering or other
innovative site design concepts.
The following design policies from the adopted ERDR Specific Plan are pertinent
to the visual quality of proposed development on the project site:
o Grading Standards: Grading within the Specific Plan area shall be subject to
Chapter 15.04 - Excavation, Grading and Fills, of the Municipal Code.
o Grading Design: It is the intent of the Specific Plan area that graded areas
will be contoured to blend with natural landform characteristics. Rounding
both vertical and horizontal intersections of graded planes, obscuring slope
drainage structures with a variety of plant material massing, incorporating
the use of variable slope ratios for larger slope banks, use of landscape
planting for erosion control and to obscure man made banks, architectural
solutions to topographic changes, and other similar techniques should be used.
Artificially appearing slope banks with rigid angular characteristics shall not
be permitted.
'2D -551
4-12
o Grading Policies: General policies with regard to development within the
ERDR Specific Plan area are as follows:
a. Visually significant slope banks should be preserved in their natural
state by clustering development.
b. The natural character of the hillsides should be retained where
practical.
c. Intrusions of graded slopes into areas designated as open space on the
Specific Plan map should be avoided except where necessary to
construct infrastructure facilities and trails, or where it can be demon-
strated that such intrusion would result in superior site design. Such
intrusion should not be in areas of significant environmental sensitivity
and shall be revegetated with indigenous species to recreate, to the
extent feasible, the previous condition.
d. A variety of housing, padding techniques, grading techniques, lot sizes,
site design, density, arrangement, and spacing of homes and develop-
ments should be encouraged.
e. Innovative architectural, landscaping, circulation, and site design should
be encouraged.
f. Safety against unstable slopes or slopes subject to erosion and deter-
ioration should be provided.
g. Facilities to rectify unstable slopes or slopes subject to erosion and
deterioration should be provided.
h. Grading may be accomplished beyond the boundaries of an approved
SPA plan where necessary to implement the SPA plan uses or infra-
structure facilities.
Additionally, a series of findings were adopted along with the EI Rancho del Rey
Specific Plan acknowledging that development of the project site under the
adopted Specific Plan will require substantial landform alteration, including cutting
of the ridge areas and filling of the lower elevations. Identified concerns in the
findings pertinent to the proposed project include undeveloped open space and the
potential for impacts to designated scenic highways.
~ 0 - 555
li-l3
'MPACTS
Development of SPA III, as proposed, would significantly alter existing landforms
on-site. The conceptual grading plan (Figure 4-2) illustrates the placement of
development areas on the plateau area south of Rice Canyon. Development areas
are located on the higher elevations or plateaus, while the canyons and slopes are
to remain primarily as natural open space with some recreational uses such as
trails.
In general, implementation of the grading plan would entail cutting the ridge areas
to create building pads and filling in the lower elevations, including most of the
finger canyons. Grading would primarily be confined to the ridge-top areas, with
the major canyon areas retained as open space. Many slopes would be maintained
in a natural state in the open space areas. In general, graded slopes would be
constructed at 2 to I (horizontal to vertical) slope ratios. The maximum cut slope
of 25 feet is located in the vicinity of the proposed junior high school site northeast
of the intersection of Paseo Ranchero and Telegraph Canyon Road. The lower 25
feet is cut and the upper 32 feet is fill. The effect of the combined cut and fill
will give the appearance of a 57-foot manufactured slope. The slope located in the
vicinity of the community facilitiy east of Paseo Ladera is actually composed of a
20-foot cut with top fill of 19 feet which gives the appearance of a manufactured
slope of about 40 feet. The 50-foot manufactured slopes on site would be a
significant landform alteration and visual impact. Typical cuts and fills will range
between 10 and 20 feet. Total excavation (cut) volumes for the proposed project
are estimated at approximately 4.0 million cubic yards. Fill volumes are estimated
at about 4.0 million cubic yards, resulting in balanced volume.
Due to the extent of the proposed grading, the topographic profile of the site would
be significantly altered with implementation of the tentative map. Figures 4-3 and
4-4 illustrate the location of topographic cross-sections and three cross-sections of
the existing and proposed site topography, respectively. The majority of the
manufactured slopes would be located adjacent to open space areas and would
contrast visually with the open space areas. Many of the large manufactured
slopes would be visible to motorists transiting along East H Street, Telegraph
Canyon Road, Paseo del Rey, and Buena Vista Way. In summary, although the
landform alteration associated with SPA III would result in substantial changes to
~O-55" 4-14
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the existing topography, the degree of visual alteration is consistent with what was
anticipated when the specific plan was approved.
MITIGA nON/MONITORING
The proposed SPA III project would result in significant landform/aesthetic impacts
which would include 50-foot manufactured slopes. These impacts can be partially
mitigated by implementing the community design guidelines detailed in the SPA III
Plan. As stated in the plan, these guidelines would be consulted and re-
fined/revised as development proceeds, as contrasted to absolute standards. A
summary of the guildelines follows. Generally, buildings within SPA III would be
low-profile with a variety of sizes, shapes, colors, and materials. The final grading
plan would be in conformance with the general grading standards and slope bank
standards set forth in the SPA III Plan.
The basic landscape themes proposed for SPA III are an extension of the themes
utilized within SPA I. An overall landscaping scheme would provide a comprehen-
sive framework for individual landscape plans. Planting would conform to the
applicable City of Chula Vista standards for landscape planting.
As part of the monitoring program the Tentative Map would implement to the
satisfaction of the City Engineering Department the grading standards outlined in
the ERDR, the and SPA III plan, and the City's design guidelines. Prior to Final
Map approval, the City would review and approve the map for consistency with
adopted Planning Department grading and design guidelines. The final grading
plans would be reviewed by the City Planning Department prior to issuance of a
grading permit to confirm that the design standards have been included in the
grading plans.
Prior to issuance of a grading permit, the final landscape plan which has been
prepared by a licensed landscape architect would be submitted to and approved by
the City Planning Department. The landscape plan would show appropriate
landscaping of all slope areas and public rights-of-way. Landscaping within each
phase would be installed prior to occupancy of the first building within the
corresponding phase, and 100% coverage would be achieved for groundcover within
nine months of planting.
4-18
(;0 - 560
If a rough grading permit is requested, the following mitigation measure would
address erosion from early clearing: a temporary landscape and erosion control
plan would be prepared by a licensed landscape architect to the satisfaction of the
City. The plan would provide for installaton of temporary landscaping on all
disturbed areas not proposed to be landscaped in accordance with approved final
landscape plans.
ANAL YSIS OF SIGNIFICANCE
While the SPA III Plan is consistent with the adopted specific plan in terms of
landform and visual character, the project would result in significant land-
form/aesthetic impacts including the use of 50-foot manufactured slopes. The
SPA III site would be modified from a vacant area of canyons and ridges, to a
planned residential community. The visual impacts associated with the cut and fill
slopes would be partially mitigated by adherence to the SPA III design guidelines.
Implementation of these guidelines in the construction of the project would not
reduce landform alteration impacts to a level below significance.
4.4 AIR QUALITY
EXISTING CONDITIONS
The climate of the Chula Vista area, as with all of Southern California, is
controlled largely by the strength and posi tion of the subtropical high pressure cell
over the Pacific Ocean. It maintains moderate temperatures and lower humidities,
and limits precipitation to a few storms during the winter "wet" season. Tem-
peratures are normally mild with rare extremes above 100 degrees Fahrenheit (F)
or below freezing. The annual mean temperature is 62 degrees F.
Winds in the City of Chula Vista are almost always driven by the dominant
land/sea breeze circulation system. Regional wind patterns are dominated by
daytime on-shore sea breezes up to 20 miles per hour with an average of 7 miles
per hour. At night the wind generally slows and reverses direction traveling
towards the sea. Wind direction is altered by local canyons, with winds tending to
flow parallel to the canyons.
4-19
;),0 - 5f11
Chula Vista is dominated by the coastal type climate with a significant amount of
oceanic influence on the relative humidity. The relative humidity ranges from liD
percent to 80 percent in the winter and 30 to 60 percent in the summer. There is
an average of 250 clear (not overcast) days per year.
The onshore flow of air provides the driving mechanism for both air pollution
transport and dispersion. The winds described above control the horizontal
transport in the region. The interior valleys of San Diego County also have
numerous temperature inversions that control the vertical extent through which
pollutants can be mixed. When the onshore flow of cool, marine air undercuts a
large dome of warm, sinking air within the oceanic high pressure area, it forms a
marine/subsidence inversion. These inversions allow for good local mixing, but
they act like a giant lid over the area. As air moves inland, sources add pollution
from below without any dilution from above. The boundary between the cool air
near the surface and the warm air aloft is a zone where air pollutants become
concentrated. As the air moves inland and meets elevated terrain, inland foothill
communities such as Alpine are exposed to many of the trapped pollutants within
this most polluted part of the inversion layer.
A second inversion type forms when cool air drifts into lower valleys at night and
pools on the valley floor. These radiation inversions are strongest in winter when
nights are longest and air is coldest. They may lead to stagnation of ground-level
pollution sources such as automobile exhaust near freeways or major parking
facilities.
The proposed project is located in the San Diego Air Basin and, jurisdictionally, is
the responsibility of the San Diego Air Pollution Control District (SDAPCD) and
the California Air Resources Board (CARB). The SDAPCD sets and enforces
regulations for stationary sources in the basin. The CARB is charged with
controlling motor vehicle emissions.
The SDAPCD, in coordination with the San Diego Association of Governments
(SANDAG), has developed and updated the "1982 State Implementation Plan
Revision for the San Diego Air Basin" (<;IP). The 1982 plan had the goal of
achieving healthful levels of air quality by 1987, mandated by state and federal
~o .,S~~
1i-20
laws; however, with the passage in time of the 1987 attainment deadline, a call for
a new post-1987 SIP has been issued by the Environmental Protection Agency.
Included in the SIP plan are new stationary and mobile source controls; carpooling,
vanpooling, and other ride-sharing programs; and energy conservation measures.
The air plan is designed to accommodate a moderate amount of new development
and growth throughout the basin. This air qua Ii ty planning document is based on
SANDAG's adopted Series V regional growth forecasts. The document is being
revised using the Series VII regional growth forecasts.
To assess the air quality impact of the proposed project, that impact, together with
the baseline air quality levels, must be compared to the Ambient Air Quality
Standards (AAQS). These standards are the levels of air quality considered safe, to
protect the public health and welfare.
The Clean Air Act Amendment of 1970 first established national AAQS. States
retained the option to adopt more stringent standards or to include other pollution
categories. Because California already had standards in existence prior to 1970
and because of unique meteorological problems in California, there is considerable
diversity between state and federal clean air standards. The standards currently in
effect in California are shown in Table If-2.
Air quality at any site is dependent on the regional air quality and local pollutant
sources. Regional air quality is determined by the release of pollutants throughout
the air basin. Within the San Diego Air Basin, it has been calculated that mobile
sources are the major source of regional emissions and are responsible for
approximately 73 percent of the smog emissions in San Diego County ("Climate and
Smog in San Diego County", SDAPCD).
The nearest air monitoring station operated by the SOAP CD is on H Street in Chula
Vista. The data collected at this station is considered to be representative of the
air quality experienced in the vicinity of the project area. Air quality data for
1983 through 1988 for the Chula Vista station is provided in Table If-3.
;10-5113
If-2l
Table 4-2
NATIONAL AND CALIFORNIA AMBIENT Am QUALITY STANDARDS
I CAUFORNIA STANDARDS (1) NATIONAL STANDARDS (2)
AVERAGING
POLLlffiON l1'J:E <X>NCENTRA- METHOD PRIMARY SECQNDARY METl-<OD
i nON
I OZONE 0.09 ppm Ultrav;olet O.12ppm Same as Prirnary I Chemdum,noscant
I 1 Hou~ i160 PO"m~ Photometry (235 I'I}'m3 ) Standards Method
, 9 """ 9P<m
SHoor pOl't1gtm3) "Nondispersivc (10mg'm3 ) Same as Primary Noodispafslve
CARBON MONOXIDE Inirarod Inf:-ar-e::
20""" Soectroscopy 35""", Standaro$ Soectroscooy
1 Hour (23 m9l"'3) (40mgim3 )
An:'ual Average - 0.05 ppm
NITROGEN DIOXIDE Saltzman (100l'l}'m3) Same as Pnmary Gas Phase
0.25 ppm Metl10d StandarCls Chemiluminescence
, Hoc, (4701'l}'m3) -
. I 0.03 p~
Annual Average - (80~) -
0.05 P<m 0.14ppm I
SUlFUR DIOXIDE 24 I-bJr ('31IWm~) '. Conductimetric (365 I'QIm3 ) - Parnrosaniline
Method 0.5 pPm . Ntetho{J
3Hoor - - (1300 1'9'm3 )
,
1 Hoor 0.25 ppm -
(6&51'1}'m3) -
Amual Geometric PM-10 PM.10 6OI'I}'m3
SUSPENDED Mean 30 I'Q'm 3 SO~
PARTlCULAiE Hgh Volume Kgh Volume
MATTER I PM-l0 Sampling PM-I 0 ISO ~gm3 Sampling
24 !--bur SOl'O'm3 lSOI'Ql~
SULFA1CS 24 Hour 2Sl'I}'m3 AlHL Method I
No. 61 - - -
1.5 ~m3 AlHL Method
30 Day Average No. 54 - - -
LEAD
CaJenda.- - 1.5 J1QI~ Atomic
- 1.5f.lg/m3
Quanar Absorption
HYDROGel 0.03 ppm Cadmkm1 Hyaoxide
SULROE I Hour (421'1}'m3) Stra=n Method - - -
VINYL CHLORIDE 24 Hour ..0_010 W" Gas I
; (CHLOROETHENE) (26l'Q1m3) Chn>matogt3l>'1y - - -
8 Ho<x 0.1 P<m
ETHYLENE - - - -
I Hour 0.5 ppm
In sufficient amount to reduce
VISIBIUTY REDUCING c...e the prevai1ino ..;sibility to M3SS than - - -
PARTICLES Observatioo 10 mikts INhen the rel.atiwhumidity
ts. ~ss than 7'0% I
ppm - parts per miUion
I'QIm3 - miaograms per cubic meter
mO'm3. miWQramlS pef cubic metsr
(1) CO. ~(1 Hour), NCl.2 . ~ ard PM.10 Slardaf'ds are no! to be exceOOod. An othOf" StBn::1ards ar'B not to be eQ:J<>.-'t:oc Of excceoec
(2) Nel to be oxc:ee-ded more C".an ones a yaar.
4-22
~O-S~ Y.
Table 4-3
AIR QUALITY LEVELS MEASURED AT THE CHULA VISTA
AMBIENT AIR MONITORING STATION 1983-1988
*
California National Maximum Days Federal
Pollutant Standard Standard Year Level Std. Exceeded
Ozone 0.1 ppm 0.12 ppm 1983 0.21 6
for I hr. for I hr. 1981i 0.15 Ii
1985 0.20 Ii
1986 0.11i 2
1987 0.16 2
1988 0.22 Ii
Suspended 50 ug/m3 150 ug/m3 1983 103 0
Particulate for 21i hr. for 21i hr. 1981i 88 0
1985 96 0
1986 119 0
1987 100 0
1988 109 0
CO 9 ppm 9 ppm 1983 9 0
for 8 hour for 8 hour 1981i 7 0
1985 7 0
1986 7 0
1987 7 0
1988 8 0
N02 .25 ppm 0.05 ppm 1983 .18 0
for I hour annual average 1981i .20 0
1985 .16 0
1986 .11i 0
1987 .15 0
1988 .21 0
* ppm = parts per million
1i-23
'"0'516
The air quality data indicate that ozone is the air pollutant of primary concern in
the project area. Ozone is a secondary pollutant; it is not directly emitted. Ozone
is the result of the chemical reactions of other pollutants, most importantly
hydrocarbons and nitrogen dioxide, in the presence of bright sunlight. Pollutants
emitted from morning rush hour traffic react to produce the oxidant concen-
trations experienced in Chula Vista. Ozone is the primary component of the
photochemical oxidants and it takes several hours for the photochemical process to
yield ozone levels which exceed the standard. All areas of the San Diego County
Air Basin contribute to the ozone levels experienced at Chula Vista, with the more
significant areas being those directly upwind. The ozone levels at Chula Vista have
not significantly increased or decreased over the last six years. On occasion the
wind and weather patterns are such that oxidants produced in Los Angeles County
are blown southward contributing to the smog level readings in San Diego County.
Particulate matter (PM-IO) refers to suspended particulates which are respirable.
PM-10 levels in the area are due to natural sources, grading operations, and motor
vehicles. The federal standards for particulates have not been exceeded at the
Chula Vista station since before 1982.
The carbon monoxide standards have not been exceeded over the past several
years. The trend in maximum carbon monoxide concentrations experienced is less
clear. Carbon monoxide is generally considered to be a local pollutant. That is,
carbon monoxide is directly emitted from several sources (most notably motor
vehicles), and the highest concentrations experienced are directly adjacent to the
source.
Lead and sulfur oxide levels are also well below state and federal standards. Sulfur
oxide levels are not exceeded anywhere in the San Diego Air Basin, primarily
because of the lack of major industrial sources. Due to the introduction and
increased usage of unleaded gasoline, lead concentrations are now well below the
federal and state standards throughout the basin.
IMPACTS
The development of the proposed project would generate approximately 1l,405
daily auto trips which would result in increased air emissions on new and existing
dO -5'~
4-24
roadways. Institutional facilities such as schools could also increase project
related emissions. Short-term emissions from construction activities would
generate dust and diesel emissions resulting in short-term emissions impacts.
Construction Impacts
Soil disturbance to prepare the project site would generate fugitive dust during the
construction phase. Soil dust is typically chemically inert and much of the dust is
comprised of large particles that are readily filtered by human breathing passages
and also settle out on nearby surfaces. It comprises more of a potential soiling
nuisance than an adverse air quality impact.
Construction activities for large development projects are estimated by the U.S.
Environmental Protection Agency to add 1.2 tons of fugitive dust per acre of soil
per month of activity. If water or other soil stabilizers are used to control dust,
the emissions can be reduced by up to 50 percent. While there would be project
related dust emission levels during construction, their air quality impact would be
minimal.
In addition to fugitive dust, construction activities would also cause combustion
emissions to be released from on-site construction equipment and from off-site
vehicles hauling materials. Heavy duty equipment emissions are difficult to
quantify because of day-to-day variability in construction activities and equipment
used. Typical emission rates for a diesel powered scraper are provided in Table 1+-
1+, and were obtained from the San Diego Air Quality Management Division Air
Quality Handbook (April 1987). A diesel powered scraper is the most common
equipment used for grading operations.
Table 4-4
EMISSION RATES FOR GRADING SCRAPER
POLLUTANT
EMISSION RATE (Grams/Hour)
660
2,820
281+
210
181+
Carbon monoxide
Nitrogen oxides
Hydrocarbons
Sulfur oxides
Particulates
1+-25
20-5/'''
The emission rates above are provided in grams per hour. To provide a regional
perspective of construction emissions generated by projects, the projected emis-
sions for San Diego County (Year 2000) have been provided for comparison. These
emissions are based on future construction of land uses and regional transportation
facilities consistent with the "1982 State Implementation Plan Revisions for the
San Diego Air Basin" (SIP), and are given in units of tons/day (Table 1;-5).
Table 4-5
REGIONAL SAN DIEGO EMISSIONS
(Year 2000)
POLLUTANT
TOTAL EMISSIONS (Tons/Day)
660
11;3
255
281;
Carbon monoxide
Nitrogen oxides
Particulates
Hydrocarbons
Mobile Source Impacts
Impacts to air quality result primarily from automobile emissions. The proposed
project would result in an increase in air emissions. If future development has been
anticipated in the 1982 SIP then air quality impacts are considered mitigated by
adherence to the measures as outlined in the SIP. The proposed project is
consistent with SANDAG Series VII projects and the 1982 SIP is based on Series V
projections. Typically, Series VII projections are higher than Series V. Adherence
to the policies and measures in the 1982 SIP may result in some residual impacts as
not all growth has been anticipated.
The volume of carbon monoxide released when a large volume of slow moving
vehicles are contained in one small area can create air pollution "hot spots". Often
such "hot spots" can occur when intersection congestion is LOS 0 or below. If
traffic on East H Street deteriorates to below LOS C conditions, "hot spots" which
are potentially significant could result.
To comply with the California Clean Air Act, SANDAG is working on the Air
Quality Plan for the San Diego Air Basin which is mandated to be completed in
20...sfli
1;-26
June 1991. The California Clean Air Act will form the basis for the new SIP which
will be used on Series VII projections.
SANDAG completed a Transportation Demand Management Plan in June 1989, as
part of the adopted Regional Transportation Plan effort. The transportation
control measures recommended in the Transportation Demand Management Plan
will be the basis for such measures in the SIP. When the revised SIP, based on
Series VII forecasts, is adopted, the proposed project will be in conformance. Untll
then, some residual air quality impacts would result. Because the proposed project
is not in conformance with the current SIP, the project would impact air quality.
Future SIPs would develop measures for the growth anticipated in the Plan and the
impacts to air quality would be reduced and no longer considered significant. On a
cumulative basis, the additional emissions, combined with future emissions basin-
wide, may be significant.
On-Site Impacts
Emissions from residential activity including painting, household cleaning, fumi-
gation, gasoline powered lawnmowers, chemicals associated with swimming pools,
wood buring fireplaces and barbecues, while not considered significant, would have
a cumulative impact on regional air quality. Emissions from the Junior High School
site including the use of gasoline powered lawnmowers, chemicals associated with
maintenance activities and classroom activities are not considered significant on a
project level, but could have cumulative impacts on regional air quality.
In accordance with Section 2115.3(a) of the California Public Resources Code,
proposed and existing land uses with one-fourth of a mile of the proposed junior
high school site have been evaluated for their potential to release hazardous air
emissions. The proposed junior high school site would not be within one-fourth of a
mile of facllities which emit hazardous air emissions.
MITIGA nON/MONITORING
To decrease project level emissions, the City of Chula Vista would adhere to
recommendations made by the 1982 SIP and the forthcoming San Diego Air Quality
1+-27
20 - !5 1119
Plan regarding local participation in air emission reduction measures. Measures
outlined for City of Chula Vista action would be implemented on a project level to
decrease project-related auto emissions below a level of significance include:
o The project proponent would facilitate the use of alternative trans-
portation modes by promoting transit usage by project residents and
providing bicycle facilities, including bicycle lanes and secure storage
facilities at all public facilities within the project area.
o The project proponent would provide mass transit accommodations for
convenience of customers (bus shelters) and vehicles (bus turnouts)
including a transit stop in front of the retirement community on East H
Street.
o To avoid creation of air pollution "hot spots" at intersections, miti-
gation measures recommended in the Transportation Section (Section
4.9) would be implemented to reduce potentially significant impacts to
air quality. Maintaining the LOS to C or better decreasing congestion
would minimize the number of idling cars that may be releasing carbon
monoxide into the air.
To assure compliance with proposed mitigation measures, City staff would adhere
to recommendations made by the 1982 SIP regarding local participation in air
emission reduction measures and the forthcoming San Diego Air Quality Plan. The
General Plan includes policies encouraging adherence to these measures. Prior to
or as a condition of approval of the tentative map, the project design plan would be
reviewed by the City Planning Department to insure that there are adequate
bicycle facilities on-site, and that an area has been implemented to accommodate
mass transit vehicles in front of the retirement community.
To reduce potentially significant impacts associated with congested traffic on East
H Street, mitigation measures recommended in the Transportation Section would
be implemented before issuance of the occupancy permit per the Public Facilities
Finance Plan.
~o - 5?t'
4-28
ANALYSIS OF SIGNIFICANCE
Development of the proposed project would result in increased traffic on new and
existing roadways and additional air emissions. Fugitive dust released from
construction is considered a short-term nuisance and would not constitute a
significant impact. The development of the proposed project is consistent with
SANDAG Series VII projections and not the Series V projections associated with the
1982 SIP which is considered a significant impact. Assuming the SIP revisions,
which are currently being initiated using Series VII projections, are completed prior
to buildout, and all projects are in compliance with the SIP measures, these
significant impacts are expected to be minimized. Cumulatively, the additional air
emissions would adversely impact the regional air basins. In addition, the
implementation of the recommended mitigation measures would partially reduce
potentially significant impacts to air quality.
4.5 BIOLOGY
Several previous biological studies have been conducted at various times for the
ERDR Specific Plan area. An EIR (EIR-83-2, March 1985) was prepared to address
the biological effects of the ERDR Plan. Biological impacts were found to be
significant, and unmitigated. Appropriate CEQA findings of overriding con-
sideration were made. Subsequent modifications to the specific plan which
decreased adverse biological effects by consolidation of natural open space in Rice
Canyon were made. An addendum to EIR-83-2 which determined that prior review
was adequate to satisfy CEQA requirements was prepared. Significant new
information pertaining to biological resources in the area was revealed in 1985,
with the discovery of on-site populations of two state-listed endangered plant
species (Michael Brandman Associates, 1981f). A supplemental EIR (EIR-83-2(B))
was prepared to address potential impacts to these populations. This resulted in
the incorporation of several additional mitigation measures into the specific plan,
which were determined to adequately mitigate additional adverse impacts. The
two endangered plants: San Diego thornmint and Otay tarplant, were found in the
SPA II project area; however, they were not observed in the SPA III project area.
~O.5":1-/
If-29
A draft biological impact analysis and mitigation plan for the SPA III project area
was prepared by RECON in May 1989. Information provided in the report updates
previous surveys performed on the site and briefly reviews the biological resources
present on the SPA-III subdivision, and the potential for impacts to open space not
anticipated in the Specific Plan EIR. An independent review for adequacy of
RECON's biological impact analysis and mitigation plan was performed by ERCE
(1989). The results of this review are contained in a separate letter of comment
(see Appendix C). In response to the review, RECON performed a field survey and
updated the original report (February 1990). Subsequent responses to comments
with regards to impacts of the project are included in a RECON letter dated March
22, 1990 and are also found in the Biology Appendix.
EXISTING CONDITIONS
Vegetation
The vegetation on the 405-acre SPA III portion of the Rancho Del Rey development
is predominantly Diegan coastal sage scrub (373.8 acres, Figure 4-5). Other plant
communities occurring on-site include patches of riparian vegetation (1.1 acres)
along the bottom of the canyon south of Rice Canyon, two areas of mima mound
topography on the top of the disturbed mesa on the eastern portion of the site
which include 0.2 acres of vernal pool habitat, and areas of non-native grassland
(30.4 acres) along the lower slopes just to the north of Telegraph Canyon Road.
Diegan coastal sage scrub and riparian habitats are considered high priority
community types by the California Department of Fish and Game (CDFG) (State of
California 1989).
The quality of the mima mound topography on-site was assessed and it was
determined by field surveys that a 0.2 acre vernal pool area is located on the
project site. Vernal pools are a highly specialized plant habitat occurring on
undisturbed mesa tops and supporting a unique succession of floral species. These
pools fill with rainwater which does not drain off or percolate away because of the
mesa top topography and soil conditions. The plant species confined to these pools
are referenced as the vernal pool ephemeral plant community or the San Diego
mesa hardpan vernal pools. These pools are restricted to marine terraces.
4-30
~O . 5r~
Normally, even in dry years, weeds and plants of the surrounding associations do
not invade the pools.
No state- or federally-listed rare, endangered, or threatened plant species were
observed within the SPA-III project site. Four plant species listed as sensitive by
the California Native Plant Society (CNPS) (Smith and Berg 1988) were observed,
San Diego barrel cactus (Ferocactus vindescons), snake cholla, (Opuntia parryi var.
serpentina), golden-spined cereus (Bergerocactus emoryj), and ashy-spike moss
(Selaginella cinerascens).
San Diego barrel cactus was observed on one south-facing slope in the southern
portion of the project site (See Figure 4-5). This cactus species is listed as a
Category 2 candidate species by the U.S. Fish and Wildlife Service (USFWS) and it
is considered a California Native Plant Society (CNPS) List 2 plant. Category 2 is
a designation for those species being considered for listing but which lack
sufficient scientific information to warrant formal listing as endangered, at this
time. A List 2 CNPS species is a designation referring to plants that are rare,
threatened, or endangered in California but which are more common elsewhere.
San Diego barrel cactus is found on south-facing slopes in the southwestern part of
San Diego County, and in similar habitats in northern Baja California.
Snake cholla was observed on the slopes of the canyon in the north portion of the
site (see Figure 4-5). It occurred on both the north- and south-facing slopes in the
canyon and the main population occurred over approximately 12.5 acres on-site and
6.2 acres of adjacent off-site area. This cactus is a federal Category 2 candidate
species and considered a CNPS List IB plant. List IB plants are those considered
rare, threatened, or endangered in California and elsewhere. Snake cholla is only
found in canyons near the coast of southwestern San Diego County and Northern
Baja California.
An individual clump of Golden-spined cactus was observed in one location on the
extreme northwest portion of the SPA-III project site (see Figure 4-5). This cactus
species is a List 2 plant on the CNPS listing. It is known only from a few locations
in California.
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Ashy-spike moss was observed in openings in the sage scrub throughout the site.
This species is considered a List II plant by CNPS. List II plants are those species
suffering declines in population size that warrant monitoring to determine whether
it is necessary to move the species to a more sensitive listing. This species is not
currently considered to be threatened in San Diego County.
Wildlife
Sensitive bird species occurring within the SPA-III area are the California gnat-
catcher (formerly the black-tailed gnatcatcher) and the cactus wren. The
California gnatcatcher is a federal Category 2 candidate bird species and is
considered a Species of Special Concern by CDFG as listed in their California
Natural Diversity Database (State of California 1989). The cactus wren is listed as
sensitive in San Diego County due to the continued loss of native cactus
populations along the coastal lowlands (Everett 1979). This species was observed in
the area of coastal sage scrub habitat which has large concentrations of coast
cholla and snake cholla (see Figure 1). In addition to the above bird species,
various raptor species would be expected to forage over the property. All raptor
species are protected by the State of California.
The San Diego coast horned lizard and the orange-throated whiptail both have the
potential for occurrence on the SPA-III site. The whiptail has been observed,
according to information in the EIR 83-2, previously within the ERDR project area;
however, exact locations of the observations were not quantified, due to the
mobility of this species. Both the orange-throated whiptail and the San Diego
horned lizard are known to occur in coastal shrub communities. Both are
candidates for federal listing (Category 2) and are considered Species of Special
Concern by CDFG and locally endangered by the San Diego Herpetological Society
(SDHS).
California Gnatcatcher Survey
A detailed survey was conducted by RECON to determine the number of California
gnatcatchers and the approximate areas utilized by the birds on the SPA-III project
site. The survey was conducted on five different days in February of 1989. The
11-33
~()-~.s
site was thoroughly searched on-foot by using existing dirt roads and animal trails
on all the ridges and ravines present wi thin the project area. Sightings and
vocalizations were recorded on a topographic map along with an estimate of the
boundaries of the area utilized by the birds.
Forty-six California gnatcatchers were observed during the five days of surveying
the project site. They were generally observed in both lemonadeberry and
California sage shrubs, particularly in the ravines. Of the 46 individuals, 1& birds
made up nine pairs where an interaction was observed in the same plant. Some
individual birds probably constitute pairs due to their proximity of location but
were not observed interacting. Care was taken to avoid duplication in counting the
individuals and where there was any questions, the lower, more conservative count
was used.
Based on this survey, the highest concentration of California gnatcatchers within
the SPA-Ill project area were observed in two areas, each having 17 individual birds
observed (see Figure 4-5). The first area was south of the proposed East J Street in
the deep ravines that run north-south intersecting with Telegraph Canyon Road,
and the other area occurred south of East H Street, west of Paseo Ranchero and
east of Paseo Del Rey on south-facing slopes of the canyons.
IMPACTS
Vegetation
The implementation of the SPA III portion of the ERDR Specific Plan would impact
approximately 256 acres of coastal sage scrub vegetation. This would be
considered habitat loss for the California gnatcatcher, orange-throated whiptail,
and the San Diego horned lizard since all of these species utilize this plant
community. Included in the 256 acres of coastal sage scrub impacts is approxi-
mately 47 acres of sage scrub containing concentrations of coast cholla and snake
cholla cacti. The loss of this 47 acres of sage scrub/cactus vegetation represents
habitat loss of the cactus wren.
Impacts to the coastal sage scrub community would also include losses of sensitive
plant species present on the project site including individuals of San Diego coast
20"STfl
4-34
barrel cactus, approximately 6.3 acres of sage scrub containing snake cholla, and a
large portion of the ashy-spike moss population.
Impacts would also include the loss of 0.2 acres of vernal pool habitat which would
be a significant impact.
The loss of snake cholla and San Diego barrel cactus would contribute to the
cumulative impacts to the populations of these cacti within the entire ERDR
project. The golden-spined cereus cactus clump will remain in open space.
The riparian and non-native grassland habitats on the site would be included in
designated open space areas and including the undisturbed coastal sage scrub, the
open space area would amount to about 149.3 acres. Portions of the non-native
grassland on the lower slopes adjacent to Telegraph Canyon Road have recently
been disturbed due to the widening of the road and the channelization of a
drainage. The road widening activities have reduced the total open space area by
only a small degree.
The proposed access road (Paseo Ranchero) that connects H Street and Telegraph
Canyon Road through the SPA III project site would cross the south leg of Rice
Canyon, a major drainage on the site. This impact would require the notification
of the CDFG to secure a Streambed Alteration Agreement as stated under Section
1601-1603 of the Fish and Game Code.
Sewer laterals and storm drains are proposed through the open space of SPA III.
The majority of the sewer lines for this development are planned to be in future
residential access roads throughout the project. One lateral is proposed to cross
the open space area in the southwest portion of the property.
Several storm drains would enter the open space areas. Each runs from the top of
a particular slope to the bottom of a drainage where they end with an energy
dissipater. The City of Chula Vista requires that each major storm drain outlet be
accessible by a road.
;l. 0 - Srr
4-35
Coastal sage scrub habitat would also be impacted by fill slopes extending into
natural open space areas. The proposed fill slopes that would encroach into Rice
Canyon South on the north portion of the site would effectively narrow the canyon.
The total estimated acreage of coastal sage scrub habitat lost from the natural
open space area amounts to 18 acres.
Wildlife
Impacts to the coastal sage scrub habitat would significantly affect the population
of California gnatcatchers on-site. About two-thirds of the population (30 birds)
would be disrupted including the high density areas outlined above. The fragmen-
tation of the coastal sage scrub habitat would have detrimental effects on the birds
and limit the long-term carrying capacity and habitat viability for California
gnatcatchers on-site. It is predicted that the amount of undisturbed coastal sage
scrub remaining would support at best only about 12 to 23 individual birds based on
a range of territory sizes (5 to 10 acres) estimated by Atwood (1980). The other
portion of the population would be lost.
Habitat for the California gnatcatcher will be lost from the encroachment of fill
slopes and by the construction of storm drains, sewer laterals, and access roads.
Other indirect impacts to the gnatcatcher and other sensitive bird species in the
open space areas (e.g. cactus wren) can be attributed to the isolation of habitat
and increased rate of predation.
Isolation of portions of habitat in canyons and on slopes of canyons can have
detrimental effects on the California gnatcatcher, cactus wren, and other native
bird species. Recent studies (Soule et. al. 1988) indicate that bird species diversity
in isolated canyon habitats in San Diego County decreases over time as the result
of local extinctions of species in these canyons. Factors contributing to the
increased rate of extinctions in these isolated pockets of habitat include environ-
mental vaTiation, habitat loss, loss of diversity within the species inbreeding, and
increased rate of predation. Domestic and feral cats are the main cause for the
increase in predation pressures. California gnatcatchers nest in low shrubs, and
thus, they are especially susceptible to cat predation.
2o"~f
4-3b
Impacts to the sage scrub community in the northwest portion of the site would
include the loss of about 47 acres of sage scrub containing cacti thickets that are
the preferred habitat of the cactus wren. The loss of habitat would have an
adverse effect on the resident population of this species by reducing the area of
habitat able to support the species. Losses of sage scrub containing coast cholla
populations would contribute to the cumulative decline of potential cactus wren
habitat in southern California.
Loss of coastal sage scrub habitat on-site would also affect potential populations of
the orange-throated whiptail and the San Diego horned lizard. Although some loss
of individuals would be expected to occur due to impacts from grading, some
individuals would be expected to emigrate to undisturbed areas on- or off-site.
MITIGA TION/MONITORING
Mitigation measures concerning impacts from the ERDR development adopted with
the original environmental documents, amendments, and supplemental documents
have been incorporated into the SPA III grading and construction plans.
Additional mitigation measures to compensate for impacts to open space areas not
anticipated in the previous environmental documents are discussed below. Other
mitigation measures may be required by the local resource agencies as conditions
of permits or agreements required prior to project implementation and issued by
these agencies for the specific project (i.e., 1603 Agreements).
o Impacts to the coastal sage scrub habitat in open space areas would be
avoided; however, in areas where fill slopes must encroach, impacts would be
minimized by having a qualified biologist monitor the grading of the site.
Fire buffers that encroach into open space areas would be hand cleared
instead of using heavy equipment. The monitoring biologist would have the
authority to halt grading operations that impact or threaten protected
coastal sage scrub habitat. Prior to or as a condition of the grading permit,
the applicant would make arrangement to retain a biologist to monitor
grading and hand clear fire buffers that encroach into open space areas.
o Manufactured slopes within open space areas and impacted areas along sewer
laterals would be revegetated with coastal sage scrub species native to the
20-S?'7
4-37
site. The revegetation effort would attempt to re-create the loss of coastal
sage scrub habitat and enhance the biological value and function of the open
space system. A monitoring biologist would be hired by the applicant to
monitor and supervise the revegetation program which would last for five
years. Prior to or as a condition of approval of the Tentative Map the
Planning Department of the City of Chula Vista would ensure that a biologist
has been retained by the applicant to implement the revegetation program,
devise a five-year monitoring program acceptable to City staff, and initiate
the revegetation program on-site.
o Sewer laterals would be positioned to cause minimum impact to biological
resources, especially rare plant populations and sensitive bird habitat.
Staging areas for construction would be located to minimize impacts to
sensitive biological resources. The installation corridors for sewer laterals
would be staked prior to design finalization and then checked by a qualified
biologist for potential adjustments to minimize impacts to sensitive resour-
ces. The monitoring biologist would have the authority to halt construction
activities if habitat area is damaged or threatened. Prior to or as a condition
of approval of the occupancy permit, the Planning Department of the City of
Chula Vista would ensure that sewer laterals have been implemented
according to the specifications of the monitoring biologist.
o A monitoring program would be designed and implemented by a qualified
biologist to determine the effect of the SPA III development on the popu-
lation of California gnatcatchers. The program would be conducted for five
years after the project is completed to assess the recovery of the gnat-
catcher population including the number of pairs of birds present and their
territories. The purpose of the program would be to provide basic population
recovery information on the California gnatcatcher to be used in the design
of future preserves for this species. The information of this study would be
made available to resource agencies to help develop a regional set of
guidelines for California gnatcatcher mitigation. The Planning Department
of the City of Chula Vista would ensure that the program has been
implemented prior to or as a condition of approval of the Final Map. The
monitoring program would also incorporate open space areas within the SPA I
and SPA II developments within the study area.
';0 - SaD
4-38
o A project-wide revegetation plan, that includes transplant programs for
cacti, would be designed and incorporated in a project-wide specific plan.
This revegetation plan would be reviewed and implemented by a qualified
biologist or horticulturist with experience dealing with native plants. The
transplant program would facilitate the introduction of cacti species from
impact areas on SPA III and other SPA areas into coastal sage revegetation
areas in an attempt to re-establish cactus wren habitat. The revegetation
plan would include a maintenance and monitoring plan for five years to
ensure the success of the revegetation effort. The Planning Department of
the City of Chula Vista would ensure that the program has been implemented
prior to or as a condition of approval of the Final Map. The monitoring
biologist would submit reports to the Planning Department concerning the
status of the program once a month for the first year of the program, and
once every three months for the following five years of the program.
o To reduce impacts to the habitat of the California gnatcatcher, the applicant
would acquire and preserve an area of coastal sage scrub habi ta t as described
in one of the following options:
a. Acquire and preserve an off-site area of coastal sage scrub habitat
encompassing at least 187 acres which supports at least 17 pairs of
California gratcatcher, or
b. Acquire and preserve an off-site area of coastal sage scrub habitat
encompassing at least 256 acres which supports 10 pairs of California
gnatcather, or
c. If an off-site mitigation cannot be found, the applicant would preserve
the 70 acres of high quality coastal sage habitat in the Specialty
Housing Area on-site in addition to the 117 acres of coastal sage scrub
habitat proposed for open space.
The proposed mitigation site can be outside Chula Vista city limits. First
priority would be given to the acquisition of areas within the General Plan
area, and then to other areas within San Diego County. The preservation and
management of this site would be the responsibility of either a public or
private entity that is satisfactory to the City of Chula Vista (acceptable
private entities are - Nature Conservancy, Sierra Club; acceptable public
~o "'58/
11-39
entities - Bureau of Land Management, California Department of Fish and
Game (CDFG), U.S. Fish and Wildlife Service (USFWS) County of San Diego,
City of Chula Vista). Interim responsibility for preservation of the mitigation
site would remain with the project applicant until an acceptable public or
private entity is secured.
o The proposed mitigation site would be acceptable to the City of Chula Vista,
in consultation with the USFWS and the CDFG in evaluating the site. The
criteria for determining the acceptability of the mitigation site would be (I)
its use by the California gnatcatcher, and (2) its long-term conservation
potential.
o The mitigation site would be evaluated for use by the California gnatcatcher
through surveys of the site on a minimum of three days at least a week apart.
If no gnatcatchers are heard after the first visit, tapes of gnatcatchers would
be used on a subsequent visit to attract gnatcatchers that were not sighted on
the first visit. A minimum of one hour would be expended for each 25 acres
of habitat surveyed. Surveys would be conducted in the morning between
sunrise and 11:00 a.m. or after 3:00 p.m. Surveys would be conducted when
air temperatures are between 55 and 95 degrees Fahrenheit, and winds are
below 15 miles per hour.
o The mitigation site would be within, adjacent to, or connected by an
appropriate landscape corridor to a larger area or interconnected set of
patches of habitat that are currently in public ownership or designated open
space or reasonably expected to remain in a natural state. The gnatcatcher
habitat within this block or interconnected set of patches would be between
800 to 1,000 acres in area. This mitigation/replacement site can be located
outside the City of Chula Vista, if necessary, but must be within San Diego
County.
o No grading or activities which would adversely affect the habitat on the
specialty housing area would occur prior to accomplishing the off-site
acquisition. "xcluded are the construction of sewer improvements, the
extension of Paseo Ranchero, and the grading of the disturbed area on the
northeast end adjacent to Paseo Ranchero which is not included in the 70
acres of quality coastal sage scrub habitat.
20 "'5J~
~-~o
~
o The project proponent would make an irrevocable offer to dedicate the off-
site acquisition/mitigation site to the City of Chula Vista, County of San
Diego, or other appropriate open space holder at the time of issuance of the
grading permit. If ownership of the sites does not transfer prior to the
issuance of a grading permit, the applicant would record a conservation
easement with an agency of appropriate jurisdiction over the off-site
mitigation area (136 or 256 acres) prior to issuance of the permit.
o Prior to or as a condition of approval of the Tentative \'lap, the Planning
Department of the City of Chula Vista would ensure that the mitigation
program for gnatcatcher habitat preservation has been implemented.
o Prior to issuance of a grading permit the Planning Department of the City of
Chula Vista would ensure that the project proponent acquires and preserves
0.4 acres of vernal pool-associated lands. The vernal pool acquisition area is
not required to be in the City of Chula Vista. This mitigation area is
equivalent to twice the vernal pool area (0.2 acres) lost as a result of grading
on the proposed project area. The proposed vernal pool mitigation site would
be acceptable to the City of Chula Vista in consultation with USFWS. The
criteria for determining the acceptability of the mitigation site will be (I)
the presence of vernal pool habitat, and (2) its long-term conservation
potential.
o The acquired vernal pool mitigation area would be an area recognized by the
USFWS as an area supporting pool habitat. It would be a vernal pool area
that is currently in private ownership and not protected by a conservation
easement. The mitigation site can have existing vernal pools occurring on it,
or it may be an area that is historically known to support vernal pools and
that could be restored. If an area requiring restoration is chosen as the site,
a vernal pool restoration plan which is acceptable to the City of Chula Vista
in consultation with the USFWS would be prepared and implemented. The
site would be adjacent to or connected by an appropriate landscape corridor
to a larger area or interconnected set of patches of preserved vernal pool
habitat that are currently in designated open space.
o No grading or activities which would adversely affect the habitat in the
vernal pool area would occur prior to accomplishing the off-site acquisition.
~o -58'.3
4-41
Immediately upon acquisition of a suitable vernal pool mitigation area, the
acquired site would be fenced with a six-foot chain-link fence to protect the
area. The applicant would be required to secure a conditioned Nationwide
permit, to be issued by the U.S. Army Corps of Engineers (Section /f0/f of the
Clean Water Act), that contains the conditions outlined in this section
concerning vernal pools. This Corps permit would be applied for and received
prior to grading.
o The project proponent would make an irrevocable offer to dedicate the off-
site acquisition/mitigation site to the City of Chula Vista, County of San
Diego, or other appropriate open space holder at the time of issuance of the
grading permit. Interim responsibility for the preservation of the site would
remain with the project applicant until an acceptable dedication of the land
has occurred.
o Prior to or as a condition of approval of the grading permit the Planning
Department of the City of Chula Vista would ensure that the vernal pool
mitigation program has been implemented.
o Prior to or as a condition of approval of the grading permit the applicant
would secure a Streambed Alteration Agreement as stated under Section
1601-1603 of the California Fish and Game Code, for proposed access road
(Paseo Ranchero) that would cross a major drainage on the site.
ANAL YSIS OF SIGNIFICANCE
Impacts to coastal sage scrub, California gnatcatchers, vernal pools, cactus wrens,
and snake cholla are significant. The implementation of the mitigation/monitoring
program would partially reduce the level of significance.
/f.6 CUL rURAL RESOURCES
An investigation of the archaeological resources within the SPA III boundary was
undertaken by RECON in April 1989. The information in this section is a summary
. of the RECON report. The full text of this report can be found in Appendix D.
t96 -5f 'I
/f-/f2
EXISTING CONDITIONS
The proposed project area contains a mesa which is cut by two small canyons
running to the west: Rice Canyon on the north and Telegraph Canyon to the south.
These canyons are fed by drainages which run off the mesas to the north and south.
The mesa affords a wide view of the surrounding mesa tops, coastal foothills, and
ocean and bay. Geologically, the mesas were formed by alternating marine and
ri verine deposits laid down during the Eocene age of geologic history and
subsequently cut by drainages forming the large valleys and steep canyons. The
Eocene deposits are exposed on the surface of the mesas and on the slopes of the
canyons and valleys. The exposed cobbles were commonly utilized as sources of
raw materials for prehistoric man's production of stone tools.
Several vegetation zones are in proximity to the project area. Although the mesa
tops have been highly disturbed, remnants of chamise and coastal scrub are
present. The vegetation on the slopes is dense and consists of coastal sagebrush,
buckwheat, laurel sumac, lemonadeberry, jojoba, snake cholla, prickly pear cactus,
and white sage. Seeds, berries, and roots from these plants are known to have been
utilized by the Native Americans for food and medicinal purposes (Hedges 1967).
The nearby valleys, although now disturbed by development and road placement,
would have consisted of riparian habitat and supported large game animals and a
stable water source.
In 1984, an archaeological survey was performed within the boundaries of the
ERDR Specific Plan by WESTEC Services, Inc. of San Diego. This survey resulted
in the documentation of five previously unrecorded sites and the relocation of two
previously recorded sites. The RECON report documents an archaeological investi-
gation conducted at two sites within SPA III of the Rancho del Rey project area.
The two sites, SDi-960/961 and SDi-9893 were investigated in conformance with
the requirements of CEQA Section 21083.2 which requires the inclusion of
information regarding the significance of cultural resources during the environ-
mental review process. It was determined during the RECON investigation that
the two sites represent significant resources which can contribute valuable
information about the cultural prehistory of San Diego County.
~o -585
4-43
Site SOi-960/961
Site SOi-960/961 contains evidence which can address the question of the presence
of early man in San Diego. Broken stones seen on the surface possibly exhibit
characteristics of human manufacture. These types of materials have been
attributed, by virtue of their morphology, to a previously hypothesized early period
of San Diego prehistory. The 1984 WESTEC archaeology report by Oennis Quillen
describes the site as follows:
Site SOi-960/961 contains crudely manufactured core tools fashioned from
quartzite cobbles exposed in low lying areas between mima mounds and in
roads. Or. Bernard Reeves, University of Calgary, British Columbia, col-
lected artifacts from this site and has used them to postulate a long, pre-San
Dieguito occupation for southern California. Considerable discussion has
arisen over these findings, with major criticism leveled at the speculated
antiquity of the artifacts. Others suggest the quartzite cobble implements
are not tools, but occur naturally due to thermal fracturing caused by
periodic brush fires. An examination of the artifacts by Mr. Cerrutti, Mr.
Richard Carrico, and the author found no cause for doubt that the majority of
the quartzite cobble specimens at SOi-960/961 were manufactured by
humans. The actual age of the site is, at the present time, unknown. More
refined means for placing this site in a temporal framework, other than by
development of type collections through analytical comparisons, is necessary.
Site SOi-9893
Site SOi-9893 consists of a surface and subsurface lithic scatter with the potential
to yield important information regarding resource exploitation patterns in southern
San Diego County. Analysis of the recovered materials revealed that the site
probably functioned as a lithic reduction site where food processing also occurred.
Some evidence was also found that the site might contain spatial separation of
activity areas. Because the site has been undisturbed by agriculture, there is a
possibility that features could be discovered which could yield microfaunal and
microfloral data as well as material for absolute dating.
A modest amount of lithic material was recovered during the investigations at SDi-
9893. Although the artifact recovery was not dense, the deposit is spread out over
a wide area. In addition, the deposits at the site are relatively intact, rodent
disturbance being the only factor noted during the excavations. The materials do
')))'98"
4-44
not exhibit a variety through artifact class. With one exception, the assemblage
consists of flaked stone artifacts and waste debi tage only. The one meta te
fragment in addition to the lithic reduction indicated by the remainder of the
artifacts indicates that some habitation occurred at the site. Secondary reduction
was occurring at the site. It is probable that some materials from a nearby source
(possibly site SDi-96 0/96 J) were being initially reduced before being taken from the
site area.
IMPACTS
The two archaeological sites SDi-960/961 and SDi-9893, located on the SPA III
property area, have been identified as significant cultural resource sites. Site SDi-
960/961 contains evidence which can address the question of the presence of early
man in San Diego. Site SDi-9893 consists of surface and subsurface lithic scatter
with the potential to yield important information regarding resource exploitation
pattern in southern San Diego County.
Development of the project site under the proposed Specific Plan would require
extensive grading of the project area and would impact the identified resources.
The destruction of these two sites would be regarded as a significant impact.
MITIGA TION/MONITORING
The mitigation program is summarized below for each site. The mitigation
program has been outlined by Dr. Timothy Gross and is included in the RECON
report included in Appendix D. Mitigation measures for SPA's II and III have been
completed. Mitigation measures for SPA III included:
SDi-960/96l
o The examination of existing surface collections.
o A detailed grid-controlled surface collection to collect any artifacts
remaining on the surface site. Broken cobbles would also be collected to
evaluate whether or not they are of human manufacture.
~o -S8r
li-li5
o Surface disturbance would be recorded. Mapping and photographic documen-
tation would be made.
o Mima mounds would be investigated to see whether the artifacts or broken
cobbles are incorporated into the mounds, are found on the surfaces under the
mounds, or are absent from the mounds.
o The site would be examined by a qualified geomorphologist to analyze the
mima mounds, their site setting, age, and stratigraphic integrity.
o All material collected would be washed, cataloged, and analyzed.
o A report would be prepared detailing the investigation and would be submit-
ted to the City of Chula Vista, San Diego State University Clearinghouse, and
the Museum of Man.
SDi-9893
o The site would be analyzed through the excavation of 25 1 x I-meter test
units. These units would be analyzed to determine how much of the site
would be excavated. A total of 150 meters of backhoe trenches would be
excavated to search for potential hearth features.
o A report would be prepared detailing the investigation and would be submit-
ted to the City of Chula Vista, San Diego State University Clearinghouse, and
the Museum of Man.
The mitigation program has been completed and approved by the City.
ANAL YSIS OF SIGNIFICANCE
Two sites within the SPA 1II boundary have been identified as being significant
cultural resource sites. These sites would be significantly impacted by the
development of the proposed project; however, the completion of the mitigation
program has reduced significant im pacts to below a level of significance.
~o ..sgg
4-46
4.7 TRANSPORTATION
EXISTING CONDITIONS
Impacts to traffic associated with the Rancho Del Rey project have been examined
in several previous studies. An analysis of the ERDR Specific Plan was completed
by Urban Systems Associates, Inc. (USA), in 1985. Another analysis was completed
by USA in October 1986 and revised in March 1987 which evaluated the impacts
associated with development of SPA I. In 1989, Bankston/Pine Associates, Inc.
prepared a traffic evaluation for SPA III. A revised traffic evaluation was
prepared in July 1990 in response to the City of Chula's Vista Traffic Department.
An addendum to the revised traffic study was completed in October 1990. The
revised traffic study and the addendum are found in Appendix E.
SPA III of the EI Rancho Del Rey Specific Plan is located in the area east of 1-805
and south of East H Street; bounded roughly by East H Street on the north,
Telegraph Canyon Road to the south and by Buena Vista Way to the east.
The Rancho del Rey project will have primary access via East H Street and
secondary access via Otay Lakes Road and Telegraph Canyon Road. SPA I and SPA
II residential traffic will initially access the the loop road and/or connec~ roads
A, B, C, Ridgeback, and Buena Vista, and then on to East H Street or Otay Lakes
Road. Business Park traffic will access East H Street only via Business Park Road.
The SPA III project will have primary access via East H Street or Telegraph Canyon
Road. SPA III traffic will access H Street and Telegraph Canyon Road via J Street,
Paseo Ladera, and Paseo del Rey. East J Street, under the proposed project, would
not be extended to Buena Vista Way, as per the Chula Vista General Plan, and
would result in a cul-de-sac street. The project area and street network are
illustrated in Figure 1i-6.
East H Street between 1-805 and Otay Lakes Road is a 6-lane divided roadway
running east/west. Prior to recent road widening action (November 1988) this
roadway existed as 2 lanes between Ridgeback Road and Buena Vista Way. Otay
Lakes Road between East H Street and Bonita Road is Ii lanes and runs generally
north/south. It has a right-of-way dedication for 6 lanes and in the future will be
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widened to six lanes. Ridgeback Road between East H Street and the westerly SPA
II boundary is 2 lanes. Telegraph Canyon Road between 1-805 and Paseo Ladera is a
4 lane divided east/west roadway. It is 2 lanes between Paseo Ladera and Otay
Lakes Road. This roadway link is now being widened to 6 lanes. 1-805 is an 8 lane
north/south freeway in the project vicinity with interchanges at Telegraph Canyon
Road, East H Street, and Bonita Road; and a separation structure at J Street.
Traffic signals exist at several intersections in the project study area. There are
currently traffic signals on Telegraph Canyon Road at the intersections of the
1-805 northbound and southbound ramp terminals, Crest Drive, Paseo Del Rey and
at Medical Center Drive. Traffic signals also exist at the intersection of Otay
Lakes Road and Avenida Del Rey and East H Street and Paseo Ranchero.
Signalized intersections occur at East H Street and the 1-805 northbound off-ramp,
and at the Hidden Vista Road, Paseo Del Rey, Otay Lakes Road, and Buena Vista
Way intersections. The 1-805 northbound and southbound terminals at Bonita Road
and the intersections are also signalized as well as the Bonita Road/Otay Lakes
Road intersection, the Otay Lakes Road and Ridgeback Road intersection and the
Southwestern College Driveway.
The existing (1989) average 24-hour weekday average daily traffic volumes (ADT),
for the most part, are based on traffic counts from the 1986 SPA traffic report
with a 4 percent per year growth figure added to the previous count ( Figure 4-7).
The exception is 1-805 where traffic counts were derived by adding 7 percent to
1987 CalTrans traffic counts.
Several assumptions were included in the analysis of potential
proposed project on the transportation system of Chula Vista.
assumptions for this analysis include the following:
impacts of the
Guidelines and
I. An interim roadway within the State Route 125 corridor in Chula Vista will
not be completed before 1995.
2. Traffic related requirements related to City policy on intersection level of
service (LOS) are observed and maintained for this analysis. That is, all
intersections are mitigated to operate at Policy Threshold Standards set by
the City of Chula Vista.
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4-49
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3. East J Street would not be extended easterly to Buena Vista Way, but would
end in a cul-de-sac just east of Paseo Ranchero.
Ii. Phasing for the project is as follows:
Phase 1. 530 multi-family (retirement) dwelling units.
Phase 2. 21i5 single family dwelling units.
Phase 3. 365 single family dwelling units.
21i0 townhouse dwelling units.
I junior high school on 25 acres.
5. Cumulative traffic conditions are determined from the ECVTPP traffic
model run for existing traffic plus traffic resulting from approved projects,
projects with tentative maps filed, and the Olympic Training Center.
The Threshold Policy regarding traffic seeks to provide and maintain a safe and
efficient street system within the City by establishing standards for all signalized
intersections. These standards are reproduced below:
o Maintain level of service (LOS) "C" or better at all intersections city-wide,
with the exception that LOS "0" may occur at signalized intersections for a
period not to exceed a total of two hours per day.
o Intersections west of 1-805 may continue to operate at their current (J987)
LOS, but shall not worsen.
o No intersection shall operate at LOS "F" as measured for the average
weekday peak hour.
Notes to Standards as discussed in the threshold standards include:
1. LOS measurements shall be for the average weekday peak hour, excluding
seasonal and special circumstance variations.
2. The measurement of LOS shall be by the ICU (Intersection Capacity
Utilization) calculation utilizing the City's published design standards.
3. Intersections of City arterials with freeway ramps shall be excluded from this
policy.
Ii-51
2.0 .. 59.3
If. Circulation improvements should be implemented prior to anticipated deter-
ioration of LOS below established standards.
Implementation measures delineated include:
Should the GMOC determine that the Threshold Standard is not being satisfied,
then the City council shall, within 60 days of the GMOC's report, schedule and hold
a public hearing for the purpose of adopting a moratorium on the acceptance of
new tentative map applications, based on all of the following criteria:
J. That the moratorium is limited to an area wherein a causal relationship to
the problem has been established; and,
2. That the moratorium provides a mitigation measure to a specifically
identified impact.
Should a moratorium be established, the time shall be used to expeditiously prepare
specific mitigation measures for adoption which are intended to bring the condition
into conformance.
The City of Chula Vista has adopted a Transportation Phasing Plan (TPP) to
establish an orderly progression of street improvements to correspond with the
development of the Eastern Territories of which this project is a part. Street
improvements to maintain an acceptable level of service on the circulation system
have been identified as necessary to serve the total development of the Eastern
Territories as opposed to any individual development. The timing of each
improvement is tied to a specific amount of development (number of dwelling units
or gross acres of industrial or commercial land uses) as opposed to the development
of any particular parcel of land. Since the geographic order and intensities of
development are not certain, the TPP is reviewed and revised annually to ref lect
current land development proposals and changing conditions in the community. The
review process begins in January of each year and culminates in a noticed public
hearing approximately April of each year, at which time the City Council may
consider any modifications to the TPP requirements. As part of the Eastern
Territories, Rancho del Rey SPA III is subject to the East Chula Vista Transpor-
20 - 5'14
If-52
tation Phasing Plan and to all current or future updates of the overall circulation
improvements.
IMPACTS
For the purposes of this analysis, trip generation for project trips except for the
retirement community is based on the SANDAG trip generation rates. Retirement
community trip rates are City of San Diego rates and recommended for use by the
City of Chula Vista. To assess the impacts of such development a calculation was
made of the number of trips expected under the proposed project. Trip generation
rates per land use designation are as follows: Residential, including: single family-
10 ADT/DU, townhouses-8 ADT/DU, retirement dwellings-4.5 ADT/DU, and junior
high school 40 ADT/acre. Trip distribution assumptions for the retirement
community are shown in Figure 4-8. Trips will distribute differently for retirement
trip generators because of fewer commute to/from work trips. As indicated in
Figure 4-9, it is estimated that a higher proportion of work trips for the rest of the
project will route north/south via 1-805. As shown in Table 4-6, the proposed
project is estimated to generate 11,405 ADT.
Table 4-6
TRIP GENERA nON
Land Use
Units
Rate
ADT
PHASE 1
25 acres
4.5 ADT /DU 2,385
10 ADT/DU 2,450
8 ADT /DU 1,920
10 ADT/DU 3,650
40 ADT/AC 1,000
11,405
Retirement
530 DU
PHASE 2
Single Family
245 DU
PHASE 3
Townhouses
Single Family
Junior High School
240 DU
365 DU
TOTAL
4-53
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Using the trip distribution for the proposed project shown in figures 4-8 and 4-9,
project trips were assigned to the road system for the proposed completion year
1994. These trips were added to 1989 traffic volumes on the appropriate road of
freeway segment (Figure 4-10). In general, 22 per cent of the project traffic is
oriented west of 1-805 via East H Street, J Street, and Telegraph Canyon Road,
while 24 percent is oriented south on 1-805 and 36 percent is oriented north on 1-
805. For the remaining trips, 10 percent is oriented north on Otay Lakes Road to
Bonita Road, and 8 percent is oriented east along H Street and Telegraph Canyon
Road.
The 1989 ADT shown on Figure 4-7 for East H Street and Ridgeback Road was
counted by City staff during the week of February 6, 1989. These counts were
taken at selected locations including East H Street and on Telegraph Canyon Road.
it is apparent from these counts that approximately 4,000 ADT has shifted from
Telegraph Canyon Road to East H Street. This shift in traffic is believed to be due
to the recent opening of the widened East H Street and the fact that congestion
exists now on Telegraph Canyon Road. The congestion on Telegraph Canyon Road
is a temporary condition which will be relieved when the current widening project
on Telegraph Canyon Road is completed in 1990. At that time, the 4,000 ADT is
expected to shift back to Telegraph Canyon Road from East H Street. According-
ly, Figure 4-10 reflect this temporary shift from Telegraph Canyon Road to East H
and back again.
Morning and afternoon Peak Hour LOS analyses were made for existing, existing +
cumulative, existing + cumulative + Phase 1 of SPA 111, existing + cumulative +
Phase 1 + Phase 2 of SPA III, and existing + cumulative + Phase 1 + Phase 2 + Phase
3 of SPA III conditions. Existing conditions are based on current traffic volumes
within the roadway facilities now in place. Existing + cumulative + Phase 1 +
Phase 2 + Phase 3 of SPA III analyses assume Project and Cumulative projects
build-out along with roadway mitigations.
Table 4-7 shows results from these analyses by LOS based on volume/capacity
(Y /C) criteria. LOS levels range on a continuum from LOS "A" through "F" with
LOS "A" reflecting optimal conditions with minimal delays and LOS "F", total
breakdown in traffic movement. LOS results based on analysis of signalized
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intersections indicate the overall level of service at which an intersection
operates. Signalized intersection results are based upon volumes relative to
intersection capacity ratios. Unsignalized intersection analysis results produce
operational levels by movement. A range of levels by movement is shown in Table
4-7 when an intersection is analyzed as unsignalized.
As Table 4-7 shows, all intersections relevant to the project will operate at LOS
"c" or better in the AM and PM peak hours with completion of project with the
exception of the East H Street/Paseo del Rey intersection. The East H
Street/Paseo del Rey intersection operates at LOS "0" (with a Volume/Capacity
ratio of (V /C) 0.84) in the PM peak hour at completion of project. Volume/Capa-
city ratios as discussed earlier in this section are used to determine LOS A-F in the
City of Chula Vista. According to the City of Chula Vista's Threshold Standards,
LOS "0" is an acceptable LOS for up to two hours a day. The third highest hour
cannot exceed a V /C ratio of 0.79 which is the upper limit for LOS "C". The third
highest hour for this intersection was determined to be at a LOS "C". Therefore,
all of the intersections shown on Table 4-7 meet this threshold.
In summary, with the mitigations recommended below along with improvements
already under construction or in place, all facilities will operate at an acceptable
level of service in accordance with City of Chula Vista Policy Threshold Standards.
Preliminary analysis for the August 1990 ECVTPP identified two intersections,
East H Street at Hidden Vista Drive and Telegraph Canyon Road at Crest Drive, as
having potential problems with the addition of SPA III traffic. Subsequent
refinements of the projected traffic volumes for the ECVTPP indicated that the
intersection of Telegraph Canyon Road at Crest Drive would operate at an
acceptable level of service.
Bankston Pine further analyzed the intersection of East H Street at Hidden Vista
Drive using the TRANSYT -7F arterial analysis program. This program identifies
the optimum signal timing and maximum back up of queueing vehicles in addition
to level of service for an intersection. It also shows the relationship of a signal
with adjacent signals. Several scenarios were evaluated. Scenario I assumes
existing conditions except it provides for four travel lanes in each direction on East
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H Street. Scenario 2 assumes four travel lanes in each direction plus a full service,
signalized intersection at the Home Depot driveway immediately east of Hidden
Vista Drive. The results of the analysis indicated that the intersection would
operate at LOS C under both scenarios.
Scenario 3 used the assumptions of Scenario 2 with the exception of the directional
split of incoming and outgoing traffic at the shopping center. Under scenarios I
and 2, the existing split of 75 percent to/from the west and the remaining 25
percent to/from the east was assumed for future conditions too. Under Scenario 3
future conditions, the split was assumed to be 50 percent to/from the west and 50
percent to/from the east, which reflects projected development to the east. Under
Scenario 3, the intersection of East H Street at Hidden Vista Drive is also expected
to operate at LOS C as it does under scenarios I and 2.
The same three scenarios were evaluated using three travel lanes in each direction
on East H Street. Under the alternate scenarios I and 2, the intersection of East H
Street and Hidden Vista Drive would operate at LOS F and LOS E, respectively.
Under the alternate Scenario 3, the level of service at the intersection would be
LOS C. This indicates that if the directional flow of traffic out of the shopping
center shifts substantially from the west to the east as assumed, then constructing
a second intersection will mitigate the LOS at the East H Street intersection to an
acceptable level of service without widening East H Street.
MITIGA TION/MONITORING
As identified in the Bankston-Pine study, certain mitigations are needed to
accommodate project traffic. Recommendations are made to mitigate study area
roadways to acceptable levels of service. The following site specific project
related mitigation is needed to reduce traffic impacts to a level below
significance.
Existing + Cumulative Mitigation Measures
o Signalize Telegraph Canyon Road and Paseo Ladera.
2/) - ~O2.. 4-60
Existing + Cumulative + Phase I of SPA III Mitigation Measures
o Open up the south leg of East H Street/East Business Park Road
intersection where Phase I traffic is assumed to enter and exit.
Existing + Cumulative + Phase I of SPA III Migitation Measures
o Construct Paseo Ranchero between H Street and Telegraph Canyon
Road.
o Extend J Street to provide a through two-lane road between Paseo del
Rey and Paseo Ranchero.
o Place stop sign controls on Paseo Ladera at East J Street, East J Street
at Paseo Ranchero, and Paseo Ranchero at Telegraph Canyon Road.
(The intersection of Telegraph Canyon Road/Paseo Ranchero operates
at LOS E for left turns out of Paseo Ranchero; however, low traffic
volumes on the minor street do not meet signal warrants.)
Existing + Cumulative + Phase 1,2, and 3 of SPA III Mitigation Measures
o Signalize Telegraph Canyon Road and Paseo Ranchero.
East H Street/Hidden Vista Drive
There are a number of mitigation measures to bring the level of service at this
intersection to an acceptable LOS C.
o Widen East Street to four travel lanes in each direction;
o Widen East H Street to four travel lanes in each direction and signalize
at the Home Depot driveway; or
o Widen north approach to provide three left turn lanes.
When SR-125 is in place, it is possible that none of the above noted mitigation
measures may be necessary. Yearly monitoring of conditions at the intersection
will provide the best guidance as to when and what type of mitigation measures are
best.
Mitigation measures noted above relate to those roadway facilities significantly
affected by SPA III development. It is assumed that all streets internal to the
project would be designed according to the classifications provided in the project
description. The developer will be required to implement the above mentioned
mitigation measures.
Mitigation measures beyond the nearby project environs resulting from either the
project or cumulative projects traffic is being accounted for in the on-going East
Chula Vista Transportation Phasing Plan (ECVTPP). The ECVTPP is being managed
20 - {,'.J
11-61
by the City of Chula Vista. The ECVTPP area will be reanalyzed on an annual basis
to stay ahead of development and to insure that a comprehensive annual review is
made to maintain acceptable levels of service on all affected intersections and
roadways.
The City Engineer has informed the Rancho Del Rey Partnership that the SPA III
EIR should indicate that SPA III, as in all other developments, is subject to any
current or future updates of the City-wide Transportation Phasing Plan.
ANAL YSIS OF SIGNIFICANCE
The proposed project involves the development of SPA III of the El Rancho del Rey
Specific Plan area. SPA III is expected to generate 11,405 ADT. The total traffic
to be generated was distributed to the circulation system and impacts were
evaluated. The future traffic volumes on adjoining circulation system were
calculated to be within the Threshold ADT determined by the City and no
significant impacts are expected, provided that mitigation measures noted are
implemented. It should be noted that current update of the ECVTPP using 1995
Regional Transportation Travel Data indicates that significant traffic impacts may
result from the cumulative effect of all developer proposed land developments
constructed prior to the completion of SR-125. The phasing of developments for
Rancho del Rey SPA III should be in conformance with the East Chula Vista
Transportation Phasing Plan to ensure that there is sufficient system wide roadway
capacity to serve project plus existing plus other development traffic volumes. As
part of Chula Vista's ongoing Traffic Monitoring Program, it should be noted that
many of the above mitigations are on streets to be evaluated under the Transpor-
tation Phasing Plan and as such, further mitigations on these segments of streets
could be required by the Phasing Plan to stay in conformance with the City's
threshold standards.
4.8 LAND USE/GENERAL PLAN/ZONING
EXISTING CONDITIONS
The project site is currently undeveloped and covered with native scrub vegetation
except for several dirt trails which traverse the ridgetops. The majority of the
lO" foIl/ 4-62
SPA III Planning Area is surrounded by single family residential development.
Existing single family homes are located to the west of the site in the Linwood
Hills development, and to the east. Rancho del Rey SPA I, which has an approved
Plan, is adjacent to the north side of the project site and is currently under
construction. Development plans for SPA I include residential estate and single-
family detached uses, open space areas to the east and an open space area to the
south. Proposed light industrial development is located to the north in SPA I across
East H Street. SPA II, another phase of the ERDR Specific Plan, recently approved
in August 1989, is located to the northwest of SPA I. Development plans for SPA II
include estate and single family residential totalling 567 DU, a community facility
and neighborhood park and 158 acres of open space. A recently constructed
elementary school is located at the northern end of the eastern project boundry. A
linear public park extends south from the school site, between the project and
exising single family dwelling homes. A small townhouse development is located at
the southern end of the park, at the northwest corner of East J Street and Buena
Vista Way.
Near the center of the project site, a condominium project is being developed on a
10-acre site (Mission Verde subdivision) at the northwest corner of East J Street
and Paseo Ranchero. The elementary school district owns the 10-acre parcel at
the southwest corner of that intersection, but has no plans to construct facilities in
the foreseeable future. SPA III will link the currently isolated segment of Paseo
Ranchero and East J Street, improving the circulation pattern for existing
residents as well as future SPA III residents.
Commercial sites are located nearby to the west along 1-805 at East H Street and
at Telegraph Canyon Road, and to the east along Otay Lakes Road. A major
employment center is being developed along East H Street within the SPA I Plan-
ning Area. See Figure lj.-ll for existing and surrounding land use designations.
General Plan and Zoning - The project site is located within the El Rancho del Rey
Specific Plan area. The specific plan text describes the specific plan components,
including guidelines and processes for its implementation. The specific plan map
indicates the land use designations and corresponding density classification for
each parcel in the plan area. In addition, an administrative plan assigns a specific
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nu;nber of units to each residential parcel based on the parcel's size and density
classification. One of the provisions of the administrative plan is to allow for
densi ty transfers between residential parcels wi thin an individual SPA area or
between SPA areas. It should be noted that the proposed SPA III Plan does include
density transfers within the SPA III development area. The density transfer
invol ves the transfer of 171 total residential units. The density transfers are
depicted in Figure /j.-12.
The ERDR Specific Plan serves as the master development plan for the project
area. The specific plan includes generalized guidelines which have been or will be
refined by each of the three SPA plans within the specific plan area and further
refined with each tentative map. Rancho del Rey SPA I was approved in December
1987. SPA II, recently approved in August 1989, was originally identified in the
specific plan as SPA III; however, in June 1988 SPAs II and III were combined as the
third SPA to be processed. In the process of refining the plans, each SPA plan is
compared to the specific plan to ensure that the components of the SPA plan
(general development plan, site utilization plan, development regulations, etc.) are
consistent with the general goals and guidelines presented in the specific plan.
The Rancho del Rey SPA III Plan area is zoned Planned Community (PC). The
purpose of the PC zone is to promote long-range planning and orderly development
of large parcels of land which may contain a variety of land uses but which are
under unified ownership or control. The specific plan is implemented through the
PC zone which requires the use of SPA plans. SPA I and SPA II are located to the
north of the project site and are zoned PC. Areas to the east and west of the
project area are zoned residential. The area to the south and west of Rancho del
Rey SPA III along Telegraph Canyon Road is zoned Planned Community and
includes the Sunbow development project.
Proposed Land Use - The Rancho del Rey SPA III Plan consists of single-family
detached lots and attached units, and specialty housing with residential support
uses. There will be a total of 1,380 single family dwelling units on approximately
208.8 acres for an average density of 6.6 dwelling units per acre. In addition, a
2/j..7-acre junior high school site, a 10.0-acre public park site, a 2.0 acre community
facility, and eight open space areas totalling 1/j.7.6 acres are proposed. Specialty
/j.-65
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4-66
housing (the retirement community) which would be comprised of 35 acres is
proposed within the project as part of 208.8 acres of residential development.
Figure 4-13 illustrates proposed development within the proposed project area.
The single family conventional dwelling units are situated in four separate areas.
Area R-I is comprised of two separate site areas and consists of 27 units. They
are located north of Telegraph Canyon Road east of Paseo Ladera and south of
proposed East J Street. One site located just north of Paseo Marguerita, is the
northerly site and the other site is located just south of Paseo Estrada and east of
Paseo Ladera. R-2 is located in the northeast section and consists of 151 units. R-
3 is located in the central portion of the site west of the proposed Paseo Rancheo
and north of proposed East J Street. It is comprised of 137 units.
The R-4 through R-5 parcels are classified as single-family cottage dwellings and
are composed of 250 total units on 38.3 acres. These units have an average density
of 6.4 DU!ac. The R-4 parcel is located in the west central portion of the site just
east of Paseo Ladera and south of proposed East J Street and consists of 84 units.
The R-5 parcel is located in the northeast portion of the site north of the proposed
East J Street and east of Paseo Ranchero and consists of 166 units.
The R-6 parcel adjacent to the R-5 area which is located just east of proposed
Paseo Ranchero and south of proposed East J Street is designated as townhouse
dwellings and consists of 232 units on 22.8 acres for a density of 10.2 DU!ac.
The R-7 area is a proposed retirement community site that contains 583 units and
consists of 85 acres. This area will have an average density of 6.8 DU!ac. The R-7
parcel is broken up into two parcel areas. One parcel is located south of East H
Street and east of Paseo Del Rey. There are a number of interval circulation roads
within each of these areas. Primary access roads include Paseo Ladero, Paseo del
Rey, East H Street, and Telegraph Canyon Road. Proposed Paseo Ranchero and
East J Streets will criss-cross the proposed site area providing circulation to the
inner sections of Rancho del Rey Spa III. There is one proposed 10.0 neighborhood
park located in the southeast corner south of East J Street between the proposed
junior high school site and residential area R-6.
20 - bOCj
4-67
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There are eight open space areas; 05-1 (19.20 acres), 05-2 (53.7 acres), 05-3 (3.6
acres) 05-4 (6.3), 05-5 (18.7 acres), 05-6 (8.6 acres), 05-7 (I4.8 acre), 05-8
(22.7acres). Area 05-1 includes a major southwest-trending drainage in the
northwest corner of the plan area. Area 05-2 is primarily composed of a canyon
drainage along the northern boundary of the project area between Paseo del Rey
and Paseo Ranchero. Area 05-3 is located in the north central portion of the
project area and surrounds an existing water tank. Area 05-4 is situated adjacent
to the 05-3 area just north of the major canyon area. This space is primarily
dedicated to a transmission line corridor and serves as a right-of-way for an
existing 138 K V tower line. Future energy needs may require additional facilities
to be located within this right-of-way (Rose, D., letter SDG&E). The 05-5 is
situated in the furthest southwest corner of the project site area, north of
Telegraph Canyon Road and east of Paseo Ladera. This area includes a southwest-
trending drainage. The 05-6 area is located in the northeast corner of the project
site and contains a northeast-trending drainage area and is adjacent to a nearby
park and greenbelt. The 05-7 area is a small parcel located just west of Buena
Vista Way and north of proposed East J Street. It is located in a southwest-
trending drainage. 05-7 is situated in the southeast corner of the project site and
is located just north of Telegraph Canyon Road and south of the proposed junior
high school site. It is also located in a southwest-trending drainage.
The residential areas have been designed so that each "neighborhood" area is at
least partially surrounded by open space areas. Placement of the various
residential units is compatible with surrounding land uses. Placement of the
speciality housing along H Street was carefully planned because of the estimated
generation of less traffic associated with seniors' housing. The neighborhood park,
to be located on East J Street, will be easily accessed by residents of Rancho del
Rey SPA III.
POTENTIAL IMPACTS
The Rancho del Rey 5PA III Plan, as proposed is substantially in conformance with
the ERDR Specific Plan and with existing and proposed land uses in the vicinity of
the project site. The residential land uses allowed under the adopted ERDR
Specific Plan are compared to the proposed Rancho del Rey SPA III land uses in
2()-i,11
4-69
Table 4-&. The density transfers were allowed under the Specific Plan. The ERDR
was incorporated into the General Plan and is thus compatible with the land use.
The amount of acreage for non-residential development and open space are similar
for both plans.
TABLE 4-8
RANCHO DEL REY SPA III
SPECIFIC PLAN VERSUS GENERAL DEVELOPMENT PLAN CONSISTENCY
Adopted Specific Plan General Development Plan
DU/ac Units Units Units
Densi ty Product Permitted Product Proposed Transferred
2-4 Single Family 162 Single 315 +153
Detached Family
Conventional
4-6 Small lot 975 Single &33 -142
single family, Family and
zero-lot line Specialty
patio homes, Housing
duplexes, multi-
plexes, clustered
development
6-& T ownhomes, 243 Townhouses 232 -11
patio homes,
duplexes, multi-
plexes, condo-
miniums, clustered
development
- -
TOT ALS 1,3&0 DU 1,3&0 DU 0
MlTIGA TION/MONITORING
The proposed Rancho del Rey SPA III Plan is compatible with existing land uses in
the vicinity, and is consistent with the land use policies and plans of the City of
Chula Vista including the ERDR Specific Plan. Because implementation of the
2D .. fof2- 4-70
SPA III Plan would not result in significant land use impacts, no mitigation
measures are required.
ANAL YSIS OF SIGNIFICANCE
The SPA III Plan is compatible with the existing and planned land uses in the
vicinity of the Plan area, the internal land use compatability of the SPA III Plan,
and is consistent with the City of Chula Vista General Plan. There will be no
significant land use impacts due to the implementation of the SPA III Plan.
4.9 COMMUNITY SOCIAL FACTORS
EXISTING CONDITIONS
Population - Based on SANDAG's Series VII Demographic Data, the City of Chula
Vista had a total population of 1211,2511 in 1988. This population was 110,327 persons
(32%) greater than the 1980 population of 83,927 persons and reflects growth
within the City as well as a sizable annexation which resulted in a significant
population increase. The City of Chula Vista accounted for 5.3 percent of the
2,327,697 people in the San Diego Region in 1988 and 11.5 of the 1,861,8116 people in
the San Diego Region in 1980.
Estimated population for the year 2010 for the City of Chula Vista is 186,900
people, an increase of 62,6116 people from 1988, or a 33.5 percent increase.
Estimated population for the year 2010 for the San Diego Region is 3,1511,1190
people, an increase of 988,801 from 1986 or a 115.7 percent increase. The expected
population growth of the City of Chula Vista accounts for 11.9 percent of the San
Diego Region population growth for the year 2010. The total population of Chula
Vista and its sphere of influence (general plan area) was 139,1100 in 1988 and is
expected to increase by 27.9 percent to 193,2112 by 2010.
Housing - In 1988, the City of Chula Vista contained 117,696 housing units of which
2,005 (11.2 percent) were unoccupied. Housing within the San Diego Region, in the
same year, totaled 893,226 units of which 117,1183 (5.3 percent) were vacant. The
ZD - ~/3
11-71
City of Chula Vista's housing represents 5.3 percent of the region's housing stock.
Within the City, 52.2 percent of the units are single-family, 40 percent are multi-
family and 7.5 percent are mobile homes. Based on SANDAG Series VII projections
the total number of occupied housing units will increase to 59,149 units in the City
of Chula Vista by 2010. Including the Sphere of Influence, the total number of
housing units will be 72,418 by 2010.
Employment - According to the 1980 census, the median household income in Chula
Vista was $17,997, ranking the City eighteenth of the thirty-six areas of affluence
for the County. Census figures for 1980 show 48.6 percent of the households had
incomes below $17,500 while 3.7 percent had incomes exceeding $50,000; this is
close to the County's 51 percent of household incomes under $17,500 and 5.lf
percent above $50,000.
Chula Vista's civilian labor force totaled 36,576 in 1980 with an unemployment rate
of 7.3 percent. This was slightly higher than the 6.6 percent unemployment rate
experienced region-wide in 1980. By 1986 the number of civilian laborers had
increased to 38,246 and it is expected to reach 63,320 by 2010. The total civilian
labor force is expected to increase to 1,464,094 persons County-wide.
In 1980, the retail sales industry employed the largest percentage of workers, 21.5
percent. The durable goods manufacturing category follows, primarily due to Rohr
Industries, with 14 percent. The next largest employment industry is educational
services which comprises 10 percent of the total Chula Vista labor force.
IMPACTS
Population - The proposed development of Rancho del Rey SPA III would implement
the approved ERDR Specific Plan and involve the construction of 1,380 single-
family units. Based on a population generation rates supplied by the City of Chula
Vista, full development of SPA III would ultimately result in 4,101 residents in the
planning area.
The population within the City of Chula Vista is estimated to reach 186,900 persons
by 2010, a growth of 62,6lf6 people from 1988. The increase of l,lf63 residents
21J - ~II/ If-72
represents approximately 5.7 percent of the projected City growth for the years
between 1988 and 2010. Because this growth is consistent with the growth
expectations as outlined in the ERDR Specific Plan Amendment, no adverse
population impacts are anticipated.
Housing - SPA III would allow for the development of 1,380 units on approximately
405 acres. The proposed plan is identical with the currently adopted EI Rancho del
Rey Specific Plan. Based on Series VII projections this increase represents 1.0
percent of the total number of housing units (59,149) anticipated in the City in
2010. Development of these units would be consistent with the adopted plan and
would not, therefore, represent an adverse impact.
Employment - The proposed SPA III project would not result in any new employ-
ment opportunities; however, as part of the larger ERDR Specific Plan a 93.4 acre
employment park would be developed in the vicinity. This park is anticipated to
provide a minimum of 2,335 jobs and to serve industrial, office, and commercial
support uses. Because of the employment opportunities in the nearby vicinity and
the larger Chula Vista and San Diego Community, employment impacts are not
considered adverse.
MITlGA TlON/MONITORING
Because no significant impacts would be associated with the proposed project, no
mitigation measures or monitoring are required.
ANAL YSIS OF SIGNIFICANCE
No significant community social impacts would result and mitigation/monitoring is
not required.
4.10 COMMUNITY TAX STRUCTURE
EXISTING CONDITIONS
A preliminary fiscal impact analysis of the proposed Rancho del Rey SPA III
project was completed by John McTighe & Associates in April 1989 (see Appendix
20. b/.5
4-73
F). As part of this analysis, a review of the financial condition of the City of
Chula Vista was conducted. Current (1988-&9) operating expenditures and revenues
were examined to determine existing and expected fiscal conditions. Because this
project is expected to be built over several years, assumptions and base figures
could vary substantially over the life of the project.
The analysis of municipal expenditures was prepared based on information gathered
from a review of the City of Chula Vista's 198&-&9 operating budget, as well as
discussion with various department staff. Eighteen "direct service" expenditure
activities were examined: general government, planning, community development,
police protection/animal regulation, fire protection, building and housing, en-
gineering design and construction, land development, traffic engineering, street
maintenance, street sweeping, street tree maintenance, traffic operations, traffic
signal and street light maintenance, pump station maintenance, parks and rec-
reation, and library operations.
City revenue conditions were analyzed based on existing revenue sources. Incor-
porated into the analysis were revenues from the general fund and the special fund.
General fund sources include: property tax, sales and use tax revenues, franchise
taxes, property transfer taxes, utility users tax, bicycle and animal licenses, motor
vehicle in-lieu taxes, cigarette taxes, fines, forfeitures, and penalties, municipal
swimming pool fees, recreation programs, and investment earnings. Revenue
sources such as the traffic safety fund, state library act fund, sewer service
revenue fund, special gas tax fund, and open space maintenance district fund are
considered special funds.
IMPACTS
The Mctighe fiscal impact analysis attempted to determine all the operating costs
and revenues that would be associated with the development of the project and to
calculate the net impact to the City. Development would incur planning review,
services, and general operation costs to the City, and would provide increased
revenues to the City through assessed fees and taxes.
To determine the full costs of providing City services, a model was formulated to
allocate indirect and overhead costs to the eighteen "direct service" activities.
lo.~-
This modelling is a best attempt to reflect the full costs of accommodating the
proposed SPA III development. Of the eighteen activities reviewed for possible
impact, ten activities were identified as having one-time only or on-going impacts.
One-time impacts would occur to planning, building inspection, engineering, and
fire prevention. It is assumed, that because fees are collected from the applicant
to compensate for the cost of planning, inspection, and engineering services, no
adverse impact to the City would occur. Fire prevention inspection fees, however,
may not completely compensate for the costs incurred and an incremental impact
may result.
The remaining City operating expenditure activities would be subject to on-going
costs. These activities include public works operation (i.e., street maintenance,
traffic operations) police services, library operation, and fire suppression.
City revenue projections were calculated based on the existing general fund and
special fund revenue sources of the City. Computer modelling of the relationship
of individual revenue accounts to population, land use, and other factors was
completed to simulate the changes in revenue that could be expected over the
development of SPA IlI. A separate model of assessed valuation/property tax
changes was developed to project the effect on City property tax. Input regarding
projection of buildout rate and product pricing was included in this model.
Based on this analysis, the development of Rancho del Rey 'PA III is projected to
have an overall positive fiscal impact on the City of Chula Vista. Basically,
cumulative operating revenues are anticipated to exceed cumulative operating
costs over the period of time analyzed in the fiscal impact analysis. The
development is projected to result in excess revenues of approximately $64,800 per
year after operating costs are considered. The results of the fiscal impact
analysis, in constant 1989 dollars, are provided in Table 4-9.
It should be noted that actual net revenues would vary from the projections given
above. Unanticipated and unforeseeable actions such as new legislation or
changes in City operations may cause minor changes.
20 -6/r
4-75
Table 4-9
PROJECTED ANNUAL OPERATING REVENUES AND COSTS
Fiscal Annual
Year Revenue Cost Net Impact
1990 $ 9,035 -0- $ 9,035
1991 58,765 51,035 7,730
1992 315,478 275,311 40,167
1993 685,210 589,280 95,930
1994 836,397 747,107 89,290
1995 856,986 785,033 71,953
1996 849,910 785,033 64,877
1997 849,910 785,033 64,877
1998 849,910 785,033 64,877
1999 849,910 785,033 64,877
2000 849,910 785,033 64,877
Source: John McTighe and Associates. 1989.
MlTlGA TI0N/MONITORING
Because no adverse impacts would result to the community tax structure, no
mitigation measures or monitoring are required.
ANAL YSIS OF SIGNIFICANCE
Implementation of the proposed Rancho del Rey SPA 1lI would result in a net fiscal
benefit of approximately $64,800 annually to the City of Chula Vista. This money
would be used to provide services to the City, and no adverse impacts would result
to the community tax structure, and no mitigation measures or monitoring are
required.
4.11 PARKS, RECREATION AND OPEN SPACE
EXISTING CONDITIONS
The Rancho del Rey SPA 1lI project is located within the Sweetwater sub-area of
the General Plan area. The Parks and Recreation Element of the General Plan
~O... (pi f
4-76
delineates the project as being within Community Park District 12. The General
Plan divides the City into park service districts to facilitate the even distribution
of parklands throughout the City.
The General Plan maintains five classifications of park facilities: tot lots, play
lots, mini-parks, neighborhood parks, and community parks. Tot lots are play areas
for small children, usually within a larger community or neighborhood park. Play
lots are small parks intended for high density areas to substitute for backyards.
Children should not be required to cross a major arterial to reach a play lot. Mini-
parks are limited parks, normally geared toward passive recreation green space or
pedestrian ways. Neighborhood parks are primarily intended to provide neighbor-
hoods with space and facilities for active as well as passive recreation. Com-
munity parks are designed to serve the residents of several adjoining neighborhoods
and to provide recreation facilities which require more space than neighborhood
park sites can accommodate.
There are currently six developed mini-parks, seventeen neighborhood parks, four
community parks and a Nature Interpretative Center, which could be considered a
special purpose park, in the City of Chula Vista. These provide a total of 279 acres
of public parkland available City-wide. This parkland is supplemented by private
golf courses and the J Street Marina which offer additional recreation oppor-
tunities. Regional park needs are met by the Sweetwater Regional Park, Otay
Reservoir and Silver Strand State Beach. The park facili ties closest to the project
site include Independence Park and EI Rancho del Rey Park.
The Chula Vista General Plan Open Space Element includes a variety of uses within
their inventory of open space uses including: city parks, regional parks, slopes,
marshlands, and schools. Two areas of proposed open space near the proposed
project are located along Telegraph Canyon Road and Rice Canyon. Southwestern
Junior College, just east of the site, is considered publicly owned open space. The
Open Space Element states that open space should be preserved for the following
reasons:
1. To divert development from hazardous areas;
2. To provide open space for outdoor recreation;
Jj) - bl'
1f-77
3. To provide areas of historic, scenic or cultural values;
II. To protect areas necessary for the production of food or fiber; and
5. To preserve areas in order to give shape and meaning to the urban form in
order to avoid the uninterrupted sprawl of urban development across the
landscape.
Policies are being developed by the Fire and Parks Departments to provide
drought-tolerant plantings in open space areas and to address the issue of fuel
loading on canyon slopes.
IMPACTS
Implementation of Rancho del Rey SPA 1lI would increase the number of residents
within the City and cause a corresponding increase in the demand for recreational
facilities. The nearby recreation facilities would be taxed by the addition of
approximately 11,101 residents.
The proposed development plan proposes a 10.0 acre neighborhood park on-site.
This would be located south of East J Street in the southeast portion of the
proposed project site, adjacent to the proposed junior high school site. Under the
City of Chula Vista parkland dedication ordinance which requires 3 acres of
parkland per 1,000 people, 12.3 acres of parkland would be required in SPA 1lI.
However, the City of Chula Vista has agreed to allow a net deficiency of 2.3 acres
provided the project proponent provides a greater number of amenities in the park,
and the adjacent junior high school site is utilized for after hours recreation.
The project also includes the conservation and preservation of eight parcels of open
space. These eight parcels would preserve 1117.6 acres or 36 percent of the site.
Although under the proposed SPA 1lI Plan there would be a deficiency of 2.3 acres
of parkland, additional facilities would be provided through the use of the junior
high school site, and there would not be a significant impact to parks.
2)-02D
11-78
MITIGA nON/MONITORING
A neighborhood park of 10.0 acres and 147.6 acres of open space have been
incorporated into the design of Rancho del Rey SPA Ill. Under the City of Chula
Vista parkland dedication ordinance this would result in a net deficiency of 2.3
acres of parkland. The City of Chula Vista has agreed to allow a deficiency in
parkland if the project proponent provides a greater number of amenities in the
park, and the adjacent junior high school site is utilized for after hours recreation.
The City of Chula Vista requires that certain conditions be met prior to approval of
the park site. The conditions are listed below:
o The project proponent would provide a detailed concept plan for the park
acceptable to City staff and the Parks and Recreation Commission.
o Slopes within the park would be 4:1 or less. If slopes are greater than this
ratio, the project proponent would be required to provide additional parkland.
o The project proponent would enter into an agreement with the Sweetwater
Union High School District and the City of Chula Vista to insure public access
to the proposed junior high school's recreational amenities which would
include soccer fields, basketball courts, and tennis courts.
o The project proponent would provide funding for the difference in cost
between facilities built to school standards and facilities built to City
standards.
o School recreational facilities available to the public would be constructed to
City of Chula Vista standards and designed in consultation with City staff.
o To insure adequate interface between the adjacent townhomes, the park, and
the school, the park would be designed so that it would not be isolated with
only backs of buildings facing onto the park.
o The park would be designed to provide adequate visibility into the park from
East J Street.
o Access to the school parking lot for overflow parking would be provided.
';O-(PJI
4-79
Prior to or as a condition of approval of the tentative map, City staff would ensure
that conditions for the 10.0 acre park have been implemented.
ANALYSIS OF SIGNIFICANCE
The proposed SPA III development plan would not meet the City's parkland
requirement of 3 acres of parkland per 1,000 people. However, the City has agreed
to allow a 2.3 acre net deficiency of parkland provided the project proponent meets
conditions established by the City. There would be no significant impacts to parks
and open space.
4.12 SERVICES AND UTILITIES
EXISTING CONDITIONS
Water - San Diego is a semi-arid region with limited surface and groundwater
supplies. Less than 10 percent of the region's water supply is provided locally; over
90 percent is imported. Imported water is provided to the Metropolitan Water
District (MWD) from the Colorado River and the California Water project (Feather
River). The water is then made available by the MWD for distribution to various
agencies and water companies including the San Diego County Water Authority
(CW A). The CW A has 21f local member agencies which store and distribute water
to the public, including the Otay Water District (OWD) which serves the proposed
project area.
The MWD receives its water from the Colorado River Aqueduct. MWD's current
allotment from the Colorado River is approximately 1.2 million acre feet; however,
once the Central Arizona Project is complete and utilizes its total allotment,
MWD's allotment could decrease to 1f50,000 acre feet. The Central Arizona
Project, which was scheduled to be completed in 1985, is behind schedule, and
there is presently a surplus of water in the Colorado River water, allowing MWD to
receive its historical share. The water supply from the Colorado River to MWD is
in a state of flux and will probably decrease in the next few years. MWD is
negotiating with the Imperial Irrigation District (110) to purchase liD's excess
'0 .. b 2 2- 1f-80
water. Water is also available from the State Water Project (northern California),
but it is presently impossible to obtain the yield necessary for southern California
without a new canal.
The proposed project would receive water from the OWD. The OWD encompasses a
128 square mile area between the City of El Cajon and the International Border. In
1987, approximately 30% of its service area was developed and 9% of its water was
used for irrigation. The OW D's central area is bounded by 1-805, the Otay River,
the Lower Otay Reservoir and Bonita which are the approximate boundaries of the
Eastern Territories. Water is provided to the area by the Second San Diego
Aqueduct. The OWD does not own any reservoirs.
Due to the lack of adequate water availability to meet short-term peak demands,
in general the water supply to the District has been limited to 3& cfs during high
peak demand by the CWA. The two aqueducts operated by the CWA to import
water into the San Diego region reach capacity during peak demand periods; the
infrastructure of the importation system itself is occasionally not adequate to
meet peak water quantity demand. To address this issue, the CW A is planning to
construct an additional aqueduct, tentatively to be completed by 1994. The OWD
receives excess water during non-peak periods to serve the additional demand
during peak periods; however, the District does not have sufficient water storage
facilities to assure year round availability. The District is currently negotiating
with the Sweetwater Authority and the City of San Diego to increase their storage
ability to ensure adequate water service during peak periods. The OWD Board of
Directors approved a water allocation plan which will allow the District to provide
service to future development conditioned on the construction of terminal reser-
voirs and limited to a maximum of 1,900 Equivalent Dwelling Units (EDUs) per year
that can receive water service. This water allocation plan will be in effect until
the District can build adequate terminal storage, find additional sources of water
supply, or have the CW A lift the limitations of 38 cfs.
The goal of the Threshold Policy, related to water service, is to ensure that
adequate supplies of quality water are available to the City of Chula Vista. It is
the responsibility of the project proponent to request and deliver to the City a
service availability letter from the Water District for the proposed project. It is
2C - "23
4-81
the responsibility of the City to provide the County Water Authority, Sweetwater
Authority and Otay Water District with a 12 to 15 month development forecast and
request an evaluation of their availability to accommodate the forecast and
continuing growth. The City requires that a sufficient water supply be provided
on-site prior to the commencement of construction activities and that fire hydrant
pressure not exceed 150 psi.
Sewer - The City of Chula Vista provides sewer service in the project vicinity.
Sewage is transported by the City to the San Diego Metropolitan System (METRO)
which treats and discharges sewage at the Point Lorna Regional Plant. The City of
Chula Vista currently has a contract capacity of 19 million gallons per day (mdg) in
the Metro System and generates approximately 12.5 mgd under existing develop-
ment. This translates to an available capacity of 6.6 mgd (Franko, Gena, CVED,
pers. comm.).
In 19&6 a sewer study was prepared by Rick Engineering (refer to Appendix E of the
Rancho del Rey SPA I EIR) to estimate on-site sewage flows. The purpose of the
study was to provide an on-site sewer master plan that would facilitate implemen-
tation of the El Rancho del Rey Specific Plan. Maximum densities were assumed
when calculating sewage flows and pipe design. The trunk line in Rice Canyon was
projected to flow at a maximum allowable flow of 3/4 of the pipe depth during
peak flows. During project review of SPA I, City staff requested further
evaluation of off-site sewer capacity. An Addendum Sewer Study was prepared by
Rick Engineering in March 19&7 (Appendix G). Based on this second evaluation, the
off-site sewer facilities were determined to be adequate for ultimate development
of the Specific Plan, given implementation of the master plan improvements.
The Threshold Policy contains standards regarding sewer flows to assure com-
pliance with the stated objective. The sewage flows and volumes associated with
each project should be reviewed by the City for compliance with City Engineering
Standards. It is the responsibility of the City to prepare a 12-15 month
development forecast for METRO to request confirmation that the projection is
within the City's purchased capacity rights.
Utilities - The project site is served by SDG&E for gas and electricity.
2() ... 4,721/ 4-&2
-------:-<
Police Protection - The Chula Vista Police Department provides Police Protection
in the project vicinity. The Department operates out of a single station located at
276 Fourth Avenue in Chula Vista with a staff of 147 sworn officers, one police
chief, and 70 administrative staff including community services officers. Six sworn
officers will be added to the staff in October 19&9 (Hawkins, Keith, CVPD, pers.
comm.).
The project site is located in an area designated as Beat 28. This Beat is patrolled
by one 24-hour squad car which is broken into 3 one-man watches. The standard
for police protection as outlined in the Threshold Policy requires that police units
respond to Priority 1 (emergency calls) throughout the City within seven minutes in
84% of the cases with an average response time of 4.5 minutes or less and seven
minutes in 62% of the cases for Priority 2 (urgent calls) with an average response
time of seven minutes or less.
Fire Protection - On-site fire protection would be provided by the Chula Vista Fire
Prevention Bureau. Fire response would come from Fire Station 114, located at 861
Otay Lakes Road, according to the City's Fire Station Master Plan. In the future
the project would be served by a proposed fire station located at the corner of
Paseo Ranchero and East H Street within SPA I, which is projected to be completed
by 1993. The standard for fire protection as outlined in the Threshold Policy
requires that 85% of residential units be within a 5.7 minute travel time from an
existing or planned fire station, and 100% be within an &.7 minutes travel time
(Chase, Marty, CVFD, pers. comm.).
Schools - The project site is located within the jurisdiction of two school districts.
The Chula Vista City School District serves grades kindergarten through sixth. The
Sweetwater Union High School District provides education to middle and high
school students. Schools in the project vicinity include Bonita Vista Junior High
and Bonita Vista High and five elementary schools as listed below. The Bonita
Vista High School is also occupied by the Special Abilities Cluster (SAC) which
provides secondary school education for severely handicapped students.
The capacity of these schools and current enrollment (January 1990) is provided in
Table 4-10. As can be seen, schools operate generally above capacity. The use of
.2.0 -6 ~5 4-&3
Table 4-10
CURRENT SCHOOL ENROLLMENT
School Capacity Enrollment
Bonita Vista Junior High 1,494* 1,682
Bonita Vista High 1,632* 1,730
Special Abilities Cluster 210 190
Allen Elementary 704* 737
Tiffany Elementary 708* 613
Valley Vista Elementary 656* 656
Sunnyside Elementary 797* 800
Chula Vista Hills Elementary 602 741
* Includes relocatable classrooms
Source:
Sweetwater Union High School District, Tom Silva
Chula Vista City School District, Kate Shurson
relocatable classrooms by the Chula Vista City School District and changes in
classroom usage or classroom configuration can alter the enrollment capacity for
individual elementary schools. In the case of Bonita Vista High, enrollment
exceeds capacity. At the SAC, student enrollment does not exceed capacity. At
Bonita Vista Junior High, although enrollment currently exceeds capacity, new
teacher scheduling has allowed the school to absorb the excess capacity.
The Sweetwater Union High School district has begun grading for EastLake High
School, in the EastLake development. This facility is expected to serve 2,000+
students and to be completed for the 1991-92 school year. The Elementary District
is also in the process of planning new school facilities. An elementary school is
under construction in EastLake on Hillside Drive. It is scheduled to be completed
2b ...b2b 4-84
in late 1990. A new elementary school, Chula Vista Elementary, on Buena Vista
Road south of East H Street opened in early 1989. The projected enrollment is 741
for the 1990-91 school year. An elementary school, Terra Nova, on Windrose Drive
is projected to be completed in September 1991. Preliminary planning has begun on
the middle school facility within Rancho del Rey SPA III, south of H Street on
Paseo Ranchero. This facility was recently approved by the Chula Vista School
District Board.
IMPACTS
Water - Development of Rancho del Rey SPA III would result in additional
residential, park and community uses which would consume water. The projected
daily on-site water requirement is 804,816 gallons per day. This is based on
consumption rates contained in the Central Area Water Master Plan Update, in
which the average consumption per account, per day, is calculated to be approxi-
mately 600 gallons. Assuming 1,380 residential units, the total water consumption
associated with the project would be 804,816 gallons per day (583.2 gallons X
1,380 OU = 804,816 gallons/day). The average consumption of the school site would
be 1.5 acre/feet per year per acre of 37.05 acre feet per year (24.7 acres X 1.5
acre/ feet).
Assuming that water facilities are constructed in accordance with the specifi-
cations included in the water master plan, adequate infrastructure would exist to
serve the project. However, water service is subject to the availability of the
CWA distribution system and the regional availability of water. According to
Manuel Arroyo of the OWO (! 988), the existing aqueduct system reaches capacity
during peak, hot weather periods which limits the amount of water delivered to
OWO for distribution.
The 1989 Water Allocation Report distributed by CWO, limits the number of new
dwelling units (EOU's) that can receive water in one year to 1,900. There will be
quarterly maximum allocations of 475 EOU's, except for those quarters which
include carryover of EDU's from a prior quarter. The receipt by the City of Chula
Vista of a service letter from the OWO regarding the proposed project would allow
the project to meet the Threshold Standards related to water.
4-85 2li - h2 r
Sewer - The Rick Engineering evaluation of the current, proposed project and the
original sewer study determined that an update of the 1986 study was not
necessary. Implementation of the on-site infrastructure and off-site improvements
as outlined in the 1986 sewer study would provide an adequate sewer system to
accommodate the increased flows associated with the project. No adverse impacts
related to sewage capacity are anticipated.
Utilities - SDG&E has indicated that it would be able to serve the site and there
would be no impacts to utilities.
Police Protection - Development of the site in accordance with SPA III would
involve the addition of 3,576 persons to the sector. The Chula Vista Police
Department maintains a 1.3 officer per 1,000 population ratio (Hawkins, 1989).
Based on this ratio, at least 1i.6 personnel should be added to meet the require-
ments of this project. It is the responsibility of the Police Department subject to
funding by the City Council to ensure that additional police personnel have been
employed prior to issuance of the occupancy permit.
Fire Protection - The existing Fire Station IlIi and the fire station to be located at
Paseo Ranchero and East H Street would adequately serve the proposed project.
The increased demand on the Fire Prevention Bureau, caused by the buildout of the
Rancho del Rey I-III, to conduct plan reviews, construction inspections, and on-
going residential and commercial semi-annual inspections would require an
additional Fire Inspector to be employed with the City of Chula Vista Fire Preven-
tion Bureau. The addition of a Fire Inspector would mitigate the potential impact
associated with inadequate fire prevention protection to below a level of
significance. With the eventual construction of a fire station within the Specific
Plan area, as recommended by the Fire Station Location Study and planned for
within the Land Use Plan, the on-site residential and community uses would be
adequately served. The standards as established in the Threshold Policy would also
be satisfied (Chase, Marty, City of Chula Vista, pers. comm.).
School - The project would involve development of 1,380 residential units and an
associated population increase of 3,576 persons. Based on generation rates supplied
by the School Districts, the project would generate approximately Ii Iii elementary
2.0 .. ,2.'
1i-86
school students, 262 middle school students, and 138 high school students.
Capacity does not currently exist to accommodate the projected increase in high
school and junior high school students. However, through the implementation of
Sweetwater Union High School District Community Facilities District No.3,
classroom space for these students will be provided as new high school facilities
become available and the District readjusts school attendance boundaries
accordingly. New schools in the planning and construction phases would satisfy
future demands and no adverse impacts to schools are anticipated. All of Rancho
del Rey is within Sweetwater Union High School District, Community Facilities
District (CFD) 1f3, and Chula Vista City School District CFD 1f3. As discussed
previously in the Air Quality Section (4.4), the proposed junior high school site
would not be within one-fourth mile from facilities which emit hazardous air
emissions. The proposed school site has also been analyzed in order to determine if
it would lie upon or abut a hazardous or toxic waste dump site. According to the
geological study prepared by GEOCON (Appendix A) there are no hazardous or
toxic waste dump sites on or near the proposed junior high school site.
MIGIT A nON/MONITORING
Water - A water service availability letter from the OWD would reduce potential
impacts to water to below a level of significance. A service letter from OWD is
also necessary for the project to comply with the Threshold Policy. In order to
comply with the Threshold Policy and reduce potential water service impacts to
below a level of significance, the City must annually provide development
forecasts to water districts that provide water to residents in Chula Vista. The
OWD service letter would include a construction schedule of reservoir, mains, and
hydrants to be included on the project site. As part of the monitoring program the
City would ensure that the project proponent has retained a water service letter
from the OWD prior to issuance of the building permit.
It should be noted that the shortage of water is not a problem unique to Chula
Vista; it is a regional issue. A project-wide water conservation program could be a
mitigation measure to reduce the cumulative impacts associated with water
consumption. To mitigate this problem serious efforts at water conservation
should be made through the use of infrastructure that minimizes the water use.
This could include low-flush toilets, low-water use sprinkler systems, drought
20 . "1.~ 4-87
resistant plants, and decrease the use of acres in parks which require substantial
amounts of water (i.e., grassy areas). Efforts should be made to implement a
community-wide water conservation program. It should be noted, however, that
project development plans involve the implementation of water pipes for the use of
reclaimed water when available in the future for areas such as playgrounds, parks,
and project-related landscaping. The use of reclaimed water will be coordinated
with the Otay Water District.
Sewer - The sewage system is adequate as designed. The City has sufficient
capacity through its METRO contract to accommodate additional flows. In
compliance with the Threshold Standard, the City should review the projected
sewage flows and volumes for compliance with City Engineering Standards.
Building permit issuance would be conditioned upon City staff's certification that
the project meets the Threshold Standard for sewage.
Utilities - There would be no impacts to utilities and mitigation measures are not
required.
Police Protection - The development of the proposed SPA III project would require
the addition of 4.6 police personnel. The addition of police personnel would
mitigate the potential impact associated with inadequate police protection below a
level of significance. As part of the monitoring program, the City would ensure
that additional police personnel have been employed prior to issuance of the
occupancy permit.
Fire Protection - The existing Fire Station 114 and the fire station to be located at
Paseo Ranchero and East H Street would adequately serve the proposed project.
The cumulative impact on the Fire Prevention Bureau's Fire Inspector from the
buildout of Rancho del Rey SPA's I-Ill would require an additional Fire Inspector.
The addition of a Fire Inspector would mitigate the potential impact associated
with inadequate fire prevention protection to below a level of significance. As
part of the monitoring program, the City would ensure that a Fire Inspector has
been employed prior to issuance of the building permit.
School - The proposed project would generate students, which would place demands
on the local school system. Local school districts are currently in the planning and
:20-~JlJ
4-88
construction phases for several new school facilities, including the middle school in
Rancho del Rey SPA III. Because new schools are currently being planned, no
mitigation beyond participating in the Mello Roos Community Facilities District
(CFD) is required. Due to the number of current and proposed growth projections
in eastern Chula Vista, the capacity of the school districts to provide educational
services are expected to experience cumulative impacts. Because the provision of
additional capacity is a primary concern of the school districts and because the
projected increases in the number of students have been incorporated into their
long-range plans, these cumulative impacts should be mitigated by the phased
implementation of additional facilities in eastern Chula Vista. Rancho del Rey is
within two Mello Roos Districts, Sweetwater Union High School District CFD 1/3,
Chula Vista City Schools CFD 1/3 which will provide tax moneys directly to the
school districts for implementation of their long-range development plans. How-
ever, it should be noted that both CFDs are administered by different governing
boards and that the issuance of bonds to provide funding for schools can occur at
different time intervals. The participation of the project proponent in the CFDs
will reduce potential impacts to below a level of significance.
ANAL YSIS OF SIGNIFICANCE
Water - The 1989 Water Allocation Report distributed by OWD limits the number
of new dwelling units that can receive water in one year. The receipt by the City
of Chula Vista of a service letter from the OWD regarding the proposed project
would allow the project to meet the Threshold Standards related to water and
potential impacts would be reduced to below a level of significance. The regional
shortage of water is an issue which must be addressed by serious efforts to
conserve water. A water conservation program should be developed by the project
proponents through the use of project design features that would reduce on-site
water consumption, including low-flush toilets, low-water use sprinkler systems,
drought resistant plants, and decrease in grassy areas in parks.
Sewer - Development of on-site sewage facilities consistent with the 1986 sewer
study would provide adequate infrastructure to accommodate project flows. The
City of Chula Vista has a surplus of contract capacity in the METRO sewage
system and no significant impacts are anticipated.
20 - ~}11i-89
Utilities - There are no impacts to utilities.
Police Protection - The proposed project would require the addition of 11.6 police
personnel. The addition of these personnel would mitigate the potential impact of
inadequate police protection to below a level of significance.
Fire Protection - The proposed SPA III project would by served by Station /Ill and
the future station within El Rancho del Rey. Emergency fire and medical response
would be supplied in the criteria contained in the Threshold Policy and no
significant impacts are anticipated. The increased demand on the Fire Prevention
Bureau caused by the buildout of the Rancho del Rey SPAs I-III would require an
additional Fire Inspector. The addition of a Fire Inspector would mitigate the
potential impact associated with inadequate fire prevention protection to below a
level of significance.
Schools - The number of students generated by the SPA III would place additional
demands on the existing facilities. Elementary and high school facilities are at or
are over capacity and would not be adequate. The Bonita Vista Junior High school
facility is currently exceeding capacity and would be adversely impacted. The
Chula Vista City School District CFD 1f3 will provide financing of a site and school
to be located within SPA I. Without this new school there is no existing facility in
the project area to serve students from Rancho del Rey SPA III. Both Districts are
involved in the near-term planning and construction of new facilities which would
provide adequate facilities for the additional students generated by the project.
:2.0 'b32
11-90
.5.0 COMPLIANCE WITH THRESHOLD POLICY
The City of Chula Vista has adopted a series of Threshold Standards and Policies as
part of its Growth Management Program. As part of the preceding environmental
discussion, six issues as required were evaluated for compliance. The following
discussion provides a summary of the previous analysis.
Drainage
The goal of the drainage standard in the Threshold Policy is to "provide a safe and
efficient storm drainage system to protect residents and property in the City of
Chula Vista". The Threshold Policy states that "individual projects will provide
necessary improvements consistent with the Drainage Master Plan(s) and City
Engineering Standards". The development of the proposed project would not
significantly impact drainage and meets the City's requirements established by the
Drainage Master Plan and City Engineering Standards. This would allow the City
to maintain the Threshold Standards for drainage.
Traffic
The main traffic objective contained in the Threshold Policy is to ensure adequate
capacity while maintaining acceptable levels of service. Threshold Standards apply
particularly to intersections. The implementation of the proposed project would
add traffic to East H Street and Telegraph Canyon Road, but the levels of service
on the street network in the project vicinity would be within the Threshold levels
of service determined by the City.
Police
The Threshold objective is to "ensure that police staff, equipment and training
levels are adequate to provide police service at the desired level throughout the
City". The development of the proposed project without additional personnel
staffing would affect the ability of the Police Department to maintain the
Threshold Standards for police protection. The addition of !f.6 personnel to the
1..0 -bs.3 5-1
Department's staff at the time of project buildout would allow the City to maintain
the Threshold Policy of 1.3 officers per 1,000 population ratio.
Fire Protection
The objective of this Standard is to "ensure that fire and emergency medical
service staff are properly equipped, trained and funded to provide the desired level
of service throughout the City". The project would increase the demand for fire
protection services and would require an additional Fire Inspector. The addition of
a Fire Inspector would reduce potential impacts to below a level of significance.
This would permit the Fire Department to maintain the Threshold Standards and no
adverse impact to Fire Protection would result from the implementation of the
proposed project.
Water
The Threshold Standards for water involve two actions: the developer must request
and deliver to the City a service availability letter from OWD and the City must
annually provide development forecasts to water districts that provide water to
residents in Chula Vista. For the project to meet the Threshold Standards for
water, the developer must obtain a service availability letter from the OWD. The
1989 OWD Water Allocation Report limits the number of dwelling units that can
receive water in one year to 1900.
Sewer
As stated in the objective, "individual projects will provide necessary improve-
ments consistent with Sewer Master Plans and City Engineering Standards". This is
to be accomplished by ensuring that sewage flows and volumes do not exceed City
Engineering Standards. Development of on-site sewage facilities consistent with
the 1986 SPA sewer study would provide adequate infrastructure to accommodate
project flows.
~o "b31.J 5-2
6.0 ALTERNATIVES
CEQA requires a description of "reasonable alternatives to the project, or to the
location of the project, which could feasibly attain the basic objectives of the
project ... and the discussion of alternatives shall focus on alternatives capable of
eliminating any significant adverse environmental effects or reducing them to a
level of insignificance, even if these alternatives would impede to some degree the
attainment of project objectives, or would be more costly." The range of
alternatives required in an EIR is governed by "rule of reason" that requires the
EIR to set forth only those alternatives necessary to permit a reasoned choice.
The key issue is whether the selection and discussion of alternatives fosters
informed decision-making and informed public participation.
The Master EIR for the Rancho Rancho del Rey Specific Plan Amendment
(EIR-83-2) analyzed three alternatives to the project which includes Rancho del
Rey SPA III: the No Project (existing Specific Plan) Alternative, the Alternative
Specific Plan Amendment and the No Development Alternative in addition to
alternatives discussed in this EIR.
6.1 NO PROJECT/NO DEVELOPMENT ALTERNATIVE
Generally, the No Project alternative is defined as development in accordance with
the City's General Plan for the site. In this case, the No Project alternative has
been redefined to mean no development at all on the site. This would involve
leaving the property in its current, undeveloped condition. The site would remain
vacant except for an existing water tank and SDG&E transmission lines. Wildlife
and vegetation on-site would remain undisturbed. There would be no additional
demand placed on any public service or utility providers including schools, police,
fire, water or sewer. Significant and unmitigated impacts to biology and landform
alteration with the implementation of the proposed project would not occur under
the "No Project" alternative. However, the property is designated and zoned for
urban development, and this alternative would not implement the City's General
Plan. In addition, beneficial effects associated with the project, including
provision of housing and tax revenues, construction of a junior high school site,
20-b~6-l
provision of a two-acre community facilities site, and provision of a la-acre
neighborhood park would not be achieved. The potential for development in
accordance with the adopted Specific Plan would remain unless a General Plan
Amendment and/or zone change were initiated.
6.2 NO PROJECT - EXISTING SPECIFIC PLAN
With the adoption of the No Project/Existing Specific Plan alternative, the land use
designations for the proposed project would remain as originally proposed under the
adopted ERDR Specific Plan. Under this alternative there would be no density
transfer between on-site residential land parcels. Open space and the junior high
school site land parcels would remain the same under this alternative.
The No Project-Existing Specific Plan deviates only from the proposed project with
the placement of housing units into varying densities, the extension of East J
Street, the larger la-acre neighborhood park, and the two-acre community facility
site. The total number of units to be constructed would remain the same at 1,3&0
single family dwelling units. East J Street would be extended to Buena Vista Way.
This alternative would be in conformance with the Chula Vista General Plan and
the adopted Specific Plan of the ERDR planning areas. Since this alternative
results in the implementation of the adopted Specific Plan for SPA III, and differs
only from the proposed project with the elimination of the density transfer and the
extension of East J Street, impacts to all issue areas addressed for the proposed
project in this EIR would virtually be the same. Significant and unmitigated
impacts would still result to biology and landform alteration. Increased impacts
would result to biological resources and landform alteration with the proposed
extension of East J Street. In addition, this alternative has a smaller park and no
community facility.
6.3 ALTERNATIVE DESIGN
Alternative Designs 1 and 2 described below propose conceptual site designs that
are environmentally sensitive to on-site biological resources and topography, in
particular to canyons and slopes in excess of 25 percent. The SPA III project area
2C -'3(, 6-2
is broken down into five areas, areas A-E. These areas in no means constitute a
legal land parcel, but are simply designated in this report to assist in designating
various portions of the alternative designs.
6.3.1 AL TERNA TlVE DESIGN 1
The goals of this Alternative Design I plan are to primarily reduce impacts to
biological resources and landform wtihin the Rancho del Rey SPA III area.
Adoption of this design alternative would eliminate all development proposed along
the ridge south of East H Street (Area A), leaving this portion in open space. It
would also eliminate development on the ridge located along the north side of
Telegraph Canyon Road (Area E) leaving this area in open space, as well as the
remaining areas, areas B, C, and D, would have proposed various land uses used
alone or in combination. The development of Area D, under this alternative would,
require a General Plan Amendment to be removed from Open Space. The area is
provided as open space to ere a te a visual corridor for Telegraph Canyon Road.
Proposed land uses are described below for areas A-E. See Figure 6-1 for a
graphic depiction of proposed uses for Alternative Design 1 and Table 6-1 for a
summary of these uses.
The following single family dwelling categories in Area B which encompasses
approximately 130 acres would be allowed: single family - conventional, cottages,
townhouses, and specialty housing (i.e., retirement homes). Other allowable uses
include open space, school, and park land. Density opportunities for this area with
the proposed uses range from 3 to II dwelling units per acre. Potential buildout in
Area B would range from 390 to l,tf30 total dwelling units. With the incorporation
of the option of a 20-acre school site and 10-acre park site, 100 acres would remain
developable with the proposed single family and/or multi-family Uses. Potential
buildout with these proposed uses would range from 300 to 1,100 dwelling units.
In Area C there is proposed approximately six acres of developable area with
allowable uses including single family - conventional, cottages, townhouses or
specialty housing (3-11 DU/ac). Approximately 18 acres of this area would be left
in open space. With the proposed density opportunity, potential development in
this area would result in development of 18 to 66 dwelling units.
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Table 6-1
LAND USES FOR ALTERNATIVE DESIGN I
Density Potential
Opportunities Buildout
Area Acreage Allowable Use (DUlac) (DUs)
A 170 Open Space only
B 130 Single family dwelling 3-11 390-I,lf30
conventional, cottages,
townhouses, specialty
housing (without school,
open space, parking)
100 Single family dwelling 3-11 300-1,100
conventional, cottages,
townhouses, specialty
housing with 20 acre
school site, and 10
acre park. No open
space proposed in
this area.
C 6 Single family dwelling 3-11 18-66
conventional, cottages,
townhouses, specialty
housing.
18 Open space
D 2lf Single family dwel- 3-11 72-26lf
ing - conventional,
cottages, townhouses,
specialty housing
E ~ Open Space
-
*
Total lf08 3-11 780-1,380
*
1,380 dwelling units would be the maximum number of dwelling units
permitted under this alternative.
20 - 6Jt 6-5
Area D, encompassing approximately 24 acres, proposes single family dwelling
conventional, cottages, townhouses, and specialty housing. Density opportunitites
range from 3 to II dwelling units per acre with a potential buildout scenario in this
area of 72 - 264 dwelling units.
In addition to the proposed land uses described above, adoption of this alternative
design would preclude development of the extension of East J Street to Buena Vista
Way. East J Street in this alternative would end as a cul-de-sac street as it does in
the proposed project.
The maximum number of dwelling units permitted under this alternative would be
1,380. Adoption of Alternative Design 1 would require a Specific Plan Amendment.
The following environmental impacts would be expected to occur under this
alternative assuming the conceptual development proposed within this design.
Geology/Soils
Potential constraints associated with geologic and soils resources as identified with
the proposed project would be somewhat reduced with the elimination of grading in
areas A and E. With this alternative design development in Area A would not occur
as this area would be left in open space. Adoption of this alternative would
eliminate the potential for benching associated with the placement of fills in the
canyon areas of Area A and would also eliminate potential surficial erosion and
instability that may result in this area. Area D would have the option of
development with adoption of this design alternative. Since this area is underlain
by the Otay Formation, bentonitic layers may occur with soft, moist clays that
may contribute to slope failures in the area if not stabilized. If this alternative is
adopted suitable design measures should be incorporated to provide adequate
foundation support. Adoption of this alternative could create an imbalance in the
amount of cut and fill material resulting in the need to export or import soils.
Drainage/Groundwater/Water Quality - Development of roads and building pads
would increase impervious surfaces on-site which would increase runoff under
either the proposed project or this alternative. With the elimination of develop-
20 -t,!,
6-6
ment in Area A it is anticipated that water quality impacts from urban pollutants
would be somewhat reduced with this design alternative. A hydrologic analysis
prior to development would identify potential impacts and appropriate mitigation
measures.
Landform Alteration/Aesthetics - The adoption of this alternative design would
reduce the amount of landform alteration that would result with the proposed
project since the number of building pads created would be reduced overall.
Adverse visual impacts to motorists transiting east and west along East H Street
would be eliminated as Area A would be left in open space. Elimination of the
extension of East J Street with adoption of this alternative would also reduce
overall impacts to landform alteration and visual quality. Landform alteration and
visual quality impacts may be greater than that of the proposed project in Area D,
if development is placed there as proposed. Impacts to landform and visual quality
with this alternative are considered adverse, but substantially reduced from the
proposed project.
Air Quality
This alternative design could result in fewer units at higher densities which could
effecti vely reduce traffic volumes and decrease emissions over the proposed
project. Short-term impacts due to dust generated during the construction phase
would result, as well as combustion emissions released from on-site construction
equipment and from off-site vehicles hauling materials. These would be reduced in
magnitude from the proposed project because some residual air quality impacts
may result from the alternative design until the revised SIP is implemented.
Biology
The design alternative would result in greater amounts of preserved open space and
less intense development with the elimination of development in areas A and E. A
trunk sewer line would pass through Area A. Under this alternative, as with the
proposed project development of the site would include roads and housing pads
which would result in direct and indirect impacts to sensitive biological resources
such as Diegan coastal sage scrub habitat, vernal pool habitat, coast barrel cactus,
20 . &"ID 6-7
snake cholla, cactus wren, and California gnatcatcher territory. With adoption of
this alternative approximately seven California gnatcatcher habitats would be
preserved as well as greater than 50% of the Diegan coastal sage scrub that would
otherwise be lost with the proposed project. Portions of cactus wren habitat and
snake cholla species would be preserved with this alternative. Reduced impacts to
Diegan coastal sage scrub and California gnatcatcher territory would also result
with the elimination of the extension of East J Street. This alternative is
considered the biologically preferred alternative because of its sensitive design in
avoiding biological resources. Adoption of this alternative would result ih a
significant reduction in the impacts, if mitigation measures similar to those
discussed in the proposed project are implemented.
Cultural Resources - Adoption of this alternative would result in reduced impacts
to significant cultural resources located on-site. With elimination of development
in Area E portions of archaeological site SDi 960/961 would be preserved. Site
SDi-9&93 would still be impacted with incorporation of this design. Although
impacts to cultural resources would be reduced with this alternative, impacts are
still regarded as significant. Implementation of the proposed mitigation identified
with the proposed project would reduce potential impacts to the sites to below a
level of significance.
Transportation - Adoption of this alternative could result in a potentially lower
number of ADT than the proposed project if there are less than the maximum 1,3&0
dwelling units. Under this alternative East J Street would not be extended to
Buena Vista Way and would result in a cul-de-sac street. Of the 11,1105 project
trips (ADT) estimated, approximately 210 trips would pass through the proposed
intersection. It is anticipated that if there was no connection of East J Street to
Buena Vista Way, the 210 trips could easily reach this destination via Paseo
Ranchero. Despite the potential for lower ADT than the proposed project, impacts
to the regional circulation network would be similar. Mitigation measures of a
similar magnitude as identified in the proposed project would be required.
Land Use/General Plan/Zoning - Development of residential units with this alter-
native would be consistent with surrounding land uses and with the current General
Plan on a plan-to-ground level. However, this alternative would require a Specific
20 - foil I 6-&
Plan Amendment as well as a General Plan Amendment for not extending East J
Street to its proposed General Plan length and for revisions to the land use plan.
On a plan-to-ground level, this alternative would reduce intrusion into steep slopes
and reduce the destruction of sensitive biological and cultural resources. Adoption
of this alternative would not be in conformance with the adopted ERDR Specific
Plan. Impacts to land use would not be considered significant with implementation
of this design alternative.
Community Social Factors
Adoption of this alternative would result in the generation of fewer or an equal
number of people, based on density opportunities. Population generated with this
alternative would not exceed growth expectations as outlined in the ERDR Specific
Plan Amendment. No adverse population impacts are anticipated. With respect to
housing, implementation of this alternative would allow for the development of up
to 1,380 units on approximately 160 acres. Development of this alternative, as
proposed, would not be consistent with the adopted plan, but the difference does
not represent a significant impact. No employment opportunities would be
generated by the alternative. With adoption of this alternative a similar level of
community social factors would result as the proposed project.
Community Tax Structure
Implementation of this alternative would result in a smaller or equal number of
residential units being constructed. The net fiscal impact to the City of Chula
Vista is unknown. However, due to higher overall density, lower unit values would
potentially result in corresponding reduced property tax. This would potentially
reduce the net income to the City over that of the proposed project.
Parks, Recreation and Open Space
Adoption of the alternative design would result in the generation of a smaller or
equal number of people, based on density opportunities, when compared to the
proposed project. There would be 780-1,380 dwelling units proposed with this
design. The alternative design would base acreage of parkland on the City
6-9
2D - b'l~
Threshold Standard of 3 acres of parkland per 1,000 population generated. There
would potentially be less park space under this alternative than that of the
proposed project if there are fewer than 1,380 dwelling units. The alternative
design would also preserve approximately 250 acres of open space or approximately
60 percent of the site, an increase of approximately 100 acres over the proposed
project. Under this alternative Area D would be converted from open space to
residential development.
Service and Utilities
Water - Adoption of this alternative would result in a range of 780 to 1,380
dwelling units to be served by the Otay Water District. This would represent a
water demand of approximately 60% to 100% of that estimated for the proposed
project. Assuming that water facilities are constructed in accordance with the
specifications included in the water master plan, adequate infrastructure would
exist to service this alternative, and the impacts to water would be similar to the
proposed proj ect.
Sewer - Adoption of this alternative would result in a reduction or an equal sewer
demand as the proposed project. It is anticipated that on-site infrastructure and
designed off-site improvements would provide an adequate sewer system to
accommodate flows associated with this alternative. The impacts under this
alternative would be similar to the proposed project.
Utilities: It is anticipated that SDG&E would be able to service this design, and no
impacts to utilities would result which would be similar to the proposed project.
Police Protection - Development of this alternative would involve the addition of
up to approximately 3,600 persons to the sector. As a result, it is anticipated that
this design alternative would require additional police staff at buildout. Impacts to
police protection would be reduced under this alternative.
Fire Protection - Adoption of this alternative would result in a reduction or an
equal demand for fire protection services as that imposed by the proposed project.
With the eventual construction of a fire station within the Specific Plan area, it is
anticipated that the residential units proposed with this alternative would be
adequately served.
6-10
20 . ""3
School - This design alternative would result in 1,380 dwelling units at a maximum
buildout and 780 units with a minimum buildout. This alternative would generate
up to 414 elementary, 262 middle, and 138 high school students. Capacity does not
exist to accommodate the projected increase in high school, junior high, and
elementary school students. New schools in the planning stages and under
construction would provide sufficient capacity for students generated by the
project. This alternative would require the project proponent to participate in the
Community Facilities Districts for both the Sweetwater Union High School District
and the Chula Vista City School District to provide adequate financing for new
school facilities. The participation of the project proponent in the CFDs would
mitigate potentially significant impacts to schools to below a level of significance.
The level of impacts to schools under this alternative would be similar to those of
the proposed project.
In summary, no significant impacts to services and utilities would result with
adoption of this alternative.
6.3.2 ALTERNATIVE DESIGN 2
The goals of the Alternative Design 2 plan are also to implement a design to reduce
impacts to biological resources and landform alteration within the proposed project
area. Adoption of this design alternative would eliminate proposed development
primarily along the ridge south of East H Street (Area A), leaving this portion in
open space. Area D would be left strictly in open space. The remaining areas B, C
and E would have various single family residential, school, open space, and park
land uses proposed, and used alone or in combination. Proposed land uses are
described below for areas A - E and are summarized in Table 6-2. See Figure 6-2
for a layout of Alternative Design 2 and and associated proposed land uses.
In Area B which encompasses approximately 130 acres is proposed the following
single family dwelling categories: single family - conventional, cottages, town-
houses, and specialty housing (i.e. retirement homes). Other allowable uses include
open space, school, and parkland. Density opportunities for this area range from 3
to 11 DU/acre. Potential buildout in Area B would range from 390 to 1,430 total
6-11 20 - ~'11'
Table 6-2
AL TERNA TIVE DESIGN 2 CONFIGURA nONS
Density Potential
Opportunities Buildout
Area Acreage Allowable Use (DUlac) (DUlac)
A 170 Open Space only
B 130 Single family dwelling 3-11 390-1,1130
conventional, cottages,
townhouses, specialty
housing (without school
or park)
100 Single family dwelling 3-11 300-1,100
conventional, cottages,
townhouses, specialty
housing with 20 acre
school si te, and 10
acre park. No open
space proposed in this
area.
C 6 Single family dwellings II 211
- conventional only
18 Open space
D 211 Open space only
E 60 Single family dwel- 3-11 180-660
ling - conventional,
cottages, townhouses,
specialty housing.
*
TOTAL 1108 3-11 8911-1,380
* 1,380 dwelling units would be the maximum number of
dwelling units permitted under this alternative.
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dwelling units. With the incorporation of a 23-acre school site and 2-acre park
site, 100 acres would remain developable with the proposed single family and/or
multi-family uses. Potential buildout with these proposed uses would range from
300 to 1,100 dwelling units.
In Area C is proposed six acres of developable area with an allowable use of single
family - conventional (4 DU/ac). Approximately 18 acres of this area would be left
in open space. With this proposed land use, potential development in this area
would result in 24 single family dwellings.
Area D, encompassing approximately 24 acres, is proposed as open space. No
development would occur within this area. Area E, comprising 60 acres, is
designated for development of single family residences including conventional,
cottages, townhouses or specialty housing, used singularly or in combination. With
the proposed density, approximately of 3-11 DU/acre, construction of 180-660
dwelling units would occur in this area. Adoption of this alternative design would
preclude development of the extension of East J Street to Buena Vista Way. East J
Street in this alternative would end as a cul-de-sac street (See Figure 6-2).
The maximum number of dwelling units permitted under this alternative would be
1,380. Adoption of Alternative Design 2 would require a Specific Plan Amendment.
The following environmental impacts would be expected to occur under this
alternative assuming the conceptual development proposed within this design.
Geology/Soils
Potential constraints associated with geologic and soils resources as identified with
the proposed project would be somewhat reduced with the elimination of grading in
Area A. With this alternative design, development in Area A would not occur as
this area would be left in open space. Adoption of this alternative would eliminate
the potential for benching associated with the placement of fills in the canyon
areas of Area A that would eliminate potential surficial erosion and instability that
may result in this area.
'}J) -1:iI1
6-14
Drainage/Groundwater/Water Quality - Development of roads and building pads
would increase impervious surfaces on-site which would increase runoff under
either the proposed project or this alternative. With the elimination of develop-
ment in Area A, it is anticipated that water quality impacts from urban pollutants
would be somewhat reduced with this design alternative. A hydrologic analysis
prior to development would identify potential impacts and appropriate mitigation
measures.
Landform Alteration/Aesthetics - The adoption of this alternative design would
reduce the amount of landform alteration that would result with the proposed
project since the number of building pads created would be reduced or equal
overall. Adverse visual impacts to motorists transiting east and west along East H
Street would be eliminated as Area A would be left in open space. Elimination of
the extension of East J Street, with adoption of this alternative, would also reduce
impacts to landform alteration and visual quality overall. Landform alteration and
visual quality impacts may be greater than those of the proposed project in Area E
if development proceeds at maximum buildout. Impacts to landform and visual
quality with this alternative are substantially reduced over those identified for the
proposed project.
Air Quality
This alternative design could reduce traffic volumes which would result in
decreased emissions over those estimated for the proposed project. Short-term
impacts due to dust generated during the construction phase would result, as well
as combustion emissions released from on-site construction equipment and from
off-site vehicles hauling materials. These impacts are reduced from those
identified for the proposed project because less land would be graded. Some
residual air quality impacts may result from the alternative design until the revised
SIP is implemented.
Biology
The design alternative would result in greater amounts of preserved open space
with the elimination of development in Area A. Development under this alter-
native would be less extensive than the proposed project because development
within Area A would be eliminated with the exception of sewer lines which may
6-15 20 - 6'1t
need to traverse the area. Under this alternative as with the proposed project
development of the site would include roads and housing pads which would result in
direct and indirect impacts to sensitive biological resources such as Diegan coastal
sage scrub habitat, vernal pool habitat, coast barrel cactus, snake cholla, cactus
wren, and California gnatcatcher territory. With adoption of this alternative
approximately five California gnatcatcher habitats would be preserved as well as
approximately 40% of the Diegan coastal sage scrub that would otherwise be lost
with the proposed project. Portions of cactus wren habitat and snake cholla would
be preserved with this alternative. Reduced impacts to Diegan coastal sage scrub
and California gnatcatcher territory would also result with the elimination of the
extension of East J Street. This alternative is a biologically preferred alternative
because of its sensitive design in avoiding biological resources. Adoption of this
alternative would result in impacts that are considered significant and partially
mitigable, if mitigation measures similar to those discussed in the proposed project
are implemented.
Cultural Resources - Adoption of this alternative would result in similar impacts to
significant cultural resources as those identified for the proposed project. Sites
SDi-960/961 and SDi-9893 would, however, still be impacted with incorporation of
this design. Impacts to cultural resources with this alternative, are regarded as
significant. Implementation of the proposed mitigation identified with the
proposed project would reduce potential impacts to the sites to below a level of
significance. The mitigation for the two sites is currently being implemented.
Transportation - Adoption of this alternative could result in potentially fewer
project related ADT than the proposed project. Under this alternative East J
Street would not be extended to Buena Vista Way, as per the Chula Vista General
Plan and would result in a cul-de-sac street. Of the 11,405 project trips (ADT)
estimated for the proposed project approximately 210 trips would pass through the
proposed intersection. It is anticipated that if there were no connection of East J
Street to Buena Vista Way, the 210 trips could easily reach this destination via
Paseo Ranchero. Despite an anticipated lower ADT than the proposed project,
impacts to the regional circulation network would be similar. Mitigation measures
of a similar magnitude as identified in the proposed project would be required.
2.0'" 6'1'1
6-16
Land Use/General Plan/Zoning - Development of residential units with this alter-
native would be consistent with surrounding land uses and with the current General
Plan on a plan-to-plan level. On a plan-to-ground level, this alternative would
reduce intrusion into steep slopes and reduce the destruction of sensitive biological
resources in Area A. Adoption of this alternative would not be in conformance
with the adopted ERDR Specific Plan. Impacts to land use would not be considered
significant with implementation of this design alternative.
Community Social Factors
Adoption of this alternative would result in the generation of fewer or an equal
number of people based on density opportunities when compared to those of the
proposed project. As a result, population generated with this alternative would not
exceed growth expectations as outlined in the ERDR Specific Plan Amendment.
No adverse population impacts are anticipated. With respect to housing, imple-
mentation of this alternative would allow for the development of up to 1,3&0 units
on approximately 200 acres. No employment opportunities would be generated by
the alternative. With adoption of this alternative no significant impacts to
community social factors would result which is similar to the proposed project.
Community Tax Structure
Implementation of this alternative could result in fewer or an equal number of
residential units being constructed when compared to the proposed project. It is
unknown at this time whether or not this alternative would result in any adverse
impacts to the community tax structure. However, due to higher overall density,
lower unit values would potentially result in corresponding reduced property tax.
This would potentially reduce the net income to the City over that of the proposed
project.
Parks, Recreation and Open Space
Adoption of the alternative design would result in the generation of fewer or an
equal number of people based on density opportunities when compared to the
proposed project. There are &94-1,3&0 dwelling units proposed with this design.
6-17
20 - 65()
The alternative design would base acreage of parkland required the City Threshold
Standard of 3 acres of parkland per 1,000 population. If the minimum number of
dwelling units for this alternative are constructed, there would potentially be less
park space than under the proposed project. The alternative design would also
preserve approximately 250 acres of open space or approximately 60 percent of the
site, an increase of approximately 100 acres over that in the proposed project.
Service and Utilities
Water - With adoption of this alternative, the Otay Water District would have to
service a range of 89q to 1,380 dwelling units. This would result in a water demand
of 65% to 100% of that estimated for the proposed project. Assuming that water
facilities are constructed in accordance with the specifications included in the
water master plan, adequate infrastructure would exist to service this alternative.
Impacts would be similar to those of the proposed project.
Sewer - Adoption of this alternative could result in a reduction or an equal sewer
demand as the proposed project. It is anticipated that on-site infrastructure and
designed off-site improvements would provide an adequate sewer system to
accommodate flows associated with this alternative. A sewer trunk line with an
access road would be installed through Area A.
Utilities: It is anticipated that SDG&E would be able to service this design for gas
and electricity. Impacts would be similar to those of the proposed project.
Police Protection - Development of this alternative would involve the addition of
up to approximately 3,600 persons to the sector. As a result, it is anticipated that
this design alternative would require additional police staff at buildout. The
number of personnel would depend on the number of additional residents generated.
Impacts to police protection under this alternative would be less than those of the
proposed project.
Fire Protection - Adoption of this alternative could result in a reduction or an
equal demand for fire protection services as that imposed by the proposed project.
With the eventual construction of a fire station within the Specific Plan area, it is
.JD- 65/
6-18
anticipated that the residential units proposed with this alternative would be
adequately served.
School - This design alternative would result in 1,380 dwelling units at a maximum
buildout, and 894 units with a minimum buildout. This alternative would generate
up to 414 elementary, 262 middle, and 138 high school students. Capacity does not
exist to accommodate the projected increase in high school, junior high, and
elementary school students. New schools in the planning stages and under
construction would provide sufficient capacity for students generated by the
project. This alternative would require the project proponent to participate in
Community Facilities Districts for both the Sweetwater Union High School District
and the Chula Vista City School District to provide adequate financing for new
school facilities.
The participation of the project in the CFDs would mitigate potentially significant
impacts to schools to below a level of signficance. The level of impacts to schools
under this alternative would be similar to those of the proposed project. It is
anticipated that no adverse impacts would occur upon adoption of this alternative,
since new schools in the planning and construction phases would satisfy future
demands.
In summary, no significant impacts to services and utilities would result with
adoption of this alternative. Because of reduced impacts to biological and cultural
resources, Alternative Design I would be the environmentally preferred alter-
native. This alternative would also result in less traffic than the other alternatives
and the proposed project. Alternative Design 1 would result in greater amounts of
preserved open space with the elimination of development in areas A and E and
would preserve greater amounts of Diegan coastal sage scrub habitat and
California gnatcatcher habitat than Alternative Design 2, the No Project/Existing
Specific Plan Alternative, and the proposed project.
6.4 OFF-SITE ALTERNATIVES
Recent court decisions have expanded the requirements for EIRs prepared pursuant
to CEQA. In the Citizens of Goleta Valley vs. Board of Supervisors of the County
6-19
;J() - bSd
of Santa Barbara, 243 Cal. Rptr. 339 (1988), and 214 Cal. App 3dl76 Cal. Rptr.
(1989) the Court ruled that EIRs must evaluate alternative sites for a project, in
addition to project alternatives located upon the same site. In accordance with
these court rulings, this EIR evaluates three off-site alternative locations selected
by the City of Chula Vista. The analysis evaluates the differences between
development of the proposed Rancho del Rey SPA III project in lieu of the current
land use plan for these sites.
The methodology used for the off-site alternative identification involves several
steps including: (I) identification of off-site alternative based on project purpose
and need and siting criteria; (2) sorting of identified off-site alternatives into the
classification of feasible and infeasible sites; and (3) selection of final alternative
sites.
The process of identifying alternative sites began with a determination of project
goals, objectives, purpose and need (Figure 6-3). As a portion of the entire EI
Rancho del Rey Specific Plan, the SPA III plan proposes the construction of 1,380
single-family dwelling units (DUs) ranging in density from 3.8 to 10.6 DUlac on
eight residential parcels on approximately 206 acres. In addition to the residential
uses, a junior high school site, a neighborhood park, open space areas and
associated circulation routes, the total area for the proposed project is in excess of
405 acres. The goal of the entire EI Rancho del Rey Specific Plan is to propose the
development of a well-balanced community. The promotion of orderly and
economic growth, development, and conservation of the EI Rancho del Rey
Territory through comprehensive City planning is the goal of the EI Rancho del Rey
Specific Plan. The general purpose of the proposed proj ect is to provide housing
for residents of Chula Vista in the Eastern Territories of the City.
There are numerous sites available to provide housing throughout Southern
California. It has been determined through this EIR to review sites in proximity to
the proposed site versus alternatives. Numerous areas could be considered for
development, but are constrained by physical or biological issues. Some of these
issues include:
o topographically steep slopes (San Ysidro)
o floodplains (Sweetwater and Otay rivers)
:ZO-{'5.3
6-20
Project Purpose and Need
1 1
Siting Study Area Siting Criteria
. .
Identification of Alternative Sites
,
I
.L J.
Obviously Infeasible Sites Ostensibly Feasible Sites
I.
Analysis -
Infeasible Sites
Remote Sites
Speculative Sites
I.
Consider Site No Further Consider Site Further
.. Figure 6-3
Alternative Sites Identification
Process Flow Chart ~
6-21 .20 - bSl./
o flight pattern (Brown Field)
o sensitive biological areas/Cultural resources
o limited or no transportation access
As a result of this review, the three sites were targeted for their proximity to the
proposed project and either reduced topographic or biological impacts. Although
numerous other alternatives could be evaluated, it was determined that these three
alternative sites would provide the decision makers with a reasonable range of
alternatives.
After defining the goals, objectives, purpose and need of the proposed project,
three study areas were evaluated. Site criteria such as locations with suitable size
acreage for the proposed 1,3&0 dwelling units, suitable topography, proximity to
the urbanized or urbanizing areas and existing infrastructure, and areas designated
or pre-planned for residential development were utilized in selecting feasible
alternative sites for the proposed project. The siting criteria were applied
throughout the study area resulting in the identification of (I) obviously infeasible
sites which would not receive further consideration, and (2) obstensibly feasible
sites which were further analyzed. The most feasible of these sites were then
considered further. As a result of this methodology, three off-site alternative
locations, meeting the criteria above, have been selected and include: (I) the Otay
Ranch Alternative; (2) the Otay Mesa Alternative, and (3) the Eastlake Vistas and
Woods alternatives (Figure 6-1t). The proposed off-site alternatives and impact
analyses are described below.
6A.l OTAY RANCH ALTERNATIVE SITE
This alternative would involve the development of a mixed residential project on
the northwest portion of the proposed Otay Ranch site. The Otay Ranch property
is comprised of three large, non-contiguous, irregular-shaped parcels, and four
separate, smaller parcels totalling 23,297 acres of which the area selected for this
off-site alternative would be comprised of approximately 500 acres of the Otay
River parcel. The location of this project is illustrated in Figure 6-5. The off-site
alternative is located in the unincorporated southwest area of San Diego County,
and is bounded by the City of Chula Vista city limits on the west, Telegraph
:10-655
6-22
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6-211
Canyon Road on the north, and portions of the Otay Ranch parcel to the east and
south. The proposed Rancho del Rey SPA III site is located immediately north of
this off-site alternative location. Development proposed for the entire Otay Ranch
parcel includes: low-high density residential development (1.75 - 2.25 DU!gross
acre), retail and visitor commercial, research industrial, public and quasi-public
(including a university), parks and recreation, open space, an eastern urban core
and major roads. The 500-acre site location selected as a portion of the Otay
Ranch parcel has proposed within its boundaries low-medium density residential
development.
Under this alternative scenario, development of the proposed project site would
occur on this site instead of the proposed Otay Ranch project. No conceptual plans
have been developed for this alternative site, but it would consist of similar
components found in the proposed Rancho del Rey project such as 1,380 single-
family dwelling units, including specialty housing, a junior high school site, a
community facilities site, a neighborhood park, open space areas, and major
circulation routes.
Topography of this off-site alternative area is characterized by rolling hills and
canyons with elevations on-site ranging from approximately 350 feet above MSL to
approximately 495 feet MSL in the southwestern portion. Much of the proposed
Otay Ranch alternative site is relatively level with slopes typically under 25
percent. Poggi Canyon does have slopes in excess of 25 percent. The Otay Ranch
Alternative I currently lies within the County of San Diego's Otay Subregional Plan
and is subject to their land use and zoning regulations. The General Plan land use
classification for this site is Residential (low-medium density, 3-6 DU!acre). The
zoning classification for this site is A-70, Limited Agriculture, allowing I DU per 4
or 8 acres. Development of this location according to the Otay Ranch plan would
consist primarily of low to medium density residential (3-6 DU!acre).
The following environmental impacts would be expected to occur under this
alternative.
6-25 2.0, 65K
Geology/Soils
Because of the close proximity of the proposed alternative site, geologic conditions
are roughly the same. Severe groundshaking may occur on-site in the event of a
major earthquake from known active faults in the San Diego area. It is anticipated
that strong groundshaking could cause landslides to occur on the property,
particularly where slopes are steep such as Poggi Canyon, and where alluvium is
located. Many of the major soil units present on the western portion of the
property contain expansive clays, which could pose potential geotechnical problems
for the design and construction of buildings, roadways, and pavements. In addition,
the Otay and Sweetwater Formations identified on-site contain beds of expansive
clays, such as bentonite, which would likewise present such problems, due to their
moderate to severe expansive properties. A significant part of the area on the
western portion of the Otay Ranch property contains formations with these
characteristics. In addition, grading during development could decrease the
stability of existing slopes. An on-site specific geotechnical investigation would,
however, have to be conducted to determine specific geologic hazards to the
proposed project. Due to the potential for groundshaking, landslides, and expansive
soils associated with active faults in the San Diego area, the alternative site could
be subject to potentially significant impacts to geology.
Drainage/Groundwater/Water Quality
Development of the alternative site would involve overcovering of the surface soils
as a result of grading for building pads and roads and would create large areas of
impervious ground surface with the overall effect of facilitating water runoff
during rainy periods similar to the proposed project. Development of the site with
urban uses, would result in a change in the type and amount of contaminants
contained in surface runoff, but would not result in greater impacts to water
quality than the proposed project. Development of the site would not significantly
impact drainage or groundwater/water quality.
Landform Alteration/Aesthetics
Development of the proposed project at this alternative site would result in
alteration of the existing landform for the construction of roads and housing pads.
20-6$'
6-26
It is anticipated that changes to landform would not be as great as landform
alteration on the proposed Rancho del Rey site because the existing topography on
the Otay Ranch alternative is relatively level. The impacts would probably be
below a level of significance.
Air Quality
Adoption of this alternative would allow development of residences that would
generate automobile trips and result in increased vehicular emissions (long-term air
quality impacts). Short-term emissions from construction activities would
generate dust and diesel emissions resulting in short-term emissions impacts.
Because the density prescribed by the development of Rancho del Rey project is
higher than that projected in the General Plan for the Otay Ranch project in this
500-acre portion, it is expected that this alternative site would be expected to
generate more vehicle emissions. This would result in significant cumulative air
impacts to the San Diego Air Basin.
Biology
Based on the biological resources mapped in the preliminary Otay Ranch program
EIR, development of the proposed project on this site would result in impacts to
agricultural land, maritime succulent scrub, Diegan coastal sage scrub, and native
grassland (RECON 1989). No sensitive plants were mapped within the boundaries
of this alternative site. If this alternative site were selected, a thorough biological
survey would be necessary to determine potential impacts. Based on preliminary
biological resource information it is anticipated that adoption of this alternative
would result in fewer biological resource impacts.
Cultural Resources
There are no known cultural resources on this site; therefore, no impacts to
cultural resources would occur (Reid, pers. comm., 1990). Impacts to cultural
resources for the proposed project were reduced to below a level of significance.
6-27 010 - 6(, 0
Transportation
Development of this area would create traffic volumes greater than those planned
for the Otay Ranch project and those planned by the General Plan. As a result, an
on-site specific traffic study would have to be conducted to determine potential
significance of the impacts and required mitigation. The East Chula Vista
Transportation Phasing Plan would be used as the basis for determining traffic
impacts. It is anticipated that these impacts could be mitigated to below a level of
significance.
Land Use/General Plan/Zoning
This alternative site is located within proposed development areas of the Eastern
Territories of Chula Vista. Development of this alternative site with the proposed
project would be partially in conformance with the proposed low-medium density
(3-6 du/ac) and open space residential land uses; however, it would be considered a
more intensive use than both the proposed Otay Ranch project and general plan
designations. Development of the proposed project on this site would require a
General Plan Amendment and clustering of development in accordance with
proposed General Plan open space areas. Incorporation of this clustering would
avoid potentially significant impacts to land use.
Community Social Factors
Adoption of this alternative would result in the generation of a greater number of
people than that proposed for this portion of Otay Ranch. However, the greater
population, housing, and employment requirements induced would not be sig-
nificantly greater and as a result, would not result in adverse impacts to
community social factors.
Parks, Recreation and Open Space
Adoption of this alternative would require the construction of a 12.3-acre park on-
site. Under the City of Chula Vista parkland dedication ordinance, three acres of
parkland per 1,000 people is required. Open space acreages would need to be
designated at the project design stage. It is anticipated that no impacts to Parks,
?J;-bl61
6-28
~
Recreation and Open Space would occur provided sufficient parkland is dedicated.
This alternative assumes the retention of Poggi Canyon as a natural open space
corridor.
Service and Utilities
The alternative site is located in a substantially developed area and would have
access to all infrastrucutre requirements. The additional population generated by
the project would place a greater demand on all utilities and services than with
land uses proposed for Otay Ranch; however, the increase would not be substantial-
ly greater to create significant impacts. An increase in police staff would be
required as well as tax monies provided to the school districts for implementation
of this long-range development plan to avoid potential impacts to police and
schools.
Summary
The Otay Ranch alternative site would have fewer landform alteration and
biological impacts. Infrastructure related impacts associated with the develop-
ment of Rancho del Rey SPA III on the Otay Ranch site would be expected to be
slightly higher because the existing General Plan land use designation for Otay
Ranch is lower. Assuming that the Rancho del Rey SPA III site would eventually be
developed, a greater intensity of use would occur under this scenario. This is also
the only alternative site which would allow for the school to be constructed to
meet the existing demand in Rancho del Rey. This alternative site would probably
be environmentally preferred over the proposed site.
6.4.2 OT A Y MESA AL TERNA TIVE SITE
The Otay Mesa alternative site encompasses approximately 500 acres of vacant
land within the City of San Diego (Figure 6-6). This alternative site is situated
approximately 0.4 miles to the east of 1-805 and is just north of Otay Mesa Road.
The topography of this alternative site is described by rolling hills, ridges and small
canyons with approximately one-third of the site being flat. Elevations on-site
range from approximately 340 feet MSL in the northeast corner to approximately
6-29
20 - h"2..
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.L~'.;.,;.';,.:J!","c, /I ~-\.Ul
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Off-Site Alternative _
Scale: 1" ~ 2()(x)'
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6-30
.\
520 feet MSL in the north central portion. Slopes on-site are predominantly under
25 percent. Several intermittent south to north-trending drainages exist on-site.
Several dirt roads exist on-site. Primary access would be provided via Otay Mesa
Road.
This proposed alternative site is located within the Otay Mesa Community Planning
area. According to the City of San Diego General Plan and Progress Guide the site
is planned for mixed land use designations including very low to low-medium
density residential, neighborhood commercial, park and schools. The area is
presently surrounded by vacant land. The site encompasses portions of the
proposed California Terrace and Hidden Trails projects. Surrounding land uses
include 1-805 to the west, Otay Valley to the north, Brown Field to the east, and
Otay Mesa Road to the south. The following environmental impacts are antici-
pated from the development of Rancho del Rey SPA III onto this site.
Geology/Soils
Based on surrounding proposed projects' geotechnical investigations, it is antici-
pated that potential geologic hazards such as ancient landslides (associated with
bentonitic clay layers) and faults could exist on the project site. Potential
landslide localities associated with the Otay formation are also anticipated to exist
on-site, as well as expansive soils associated with bentonitic clays. This site would
be influenced by several fault systems in the reigon including the Rose Canyon
Fault Zone, the Coronado Banks Fault Zone, and the San Miguel Fault Zone. A
northeast-southwest trending fault probably related to the La Nacion is located to
the east and should be considered potentially active. Alluvial materials located in
ravines and canyons may be subject to landsliding in association with potential
earthquakes. Potential impacts to geology are considered significant. As a result,
a site-specific geotechnical investigation should be conducted to determine geo-
technical constraints and provide mitigation recommendations as necessary.
Drainage/Groundwater/Water Quality
The site contains unnamed intermittent streams which drain south to north in the
northern half of the alternative site. Buildout of the proposed residential project
onto this site would result in increased impervious surfaces which would drain into
the local drainage system. In addition, increased urban pollutants associated with
6-31 2.0 - 6''1
traffic and project buildout would enter the drainage system with this runoff. A
hydrological analysis would need to be conducted prior to development to deter-
mine significance of potential impacts and needed infrastructure.
Landform! Aesthetics
Development of the proposed project at this alternative site would result in
alteration of the existing landform for the construction of roads and housing pads.
The alternative site is fairly hilly, but with flat portions which should be considered
for the majority of proposed development. Incorporating sensitive design features
would probably result in impacts to landform that are below a level of significance.
Because the surrounding land is primarily vacant, the change in visual quality would
be dramatic and is considered potentially significant.
Air Quali ty
Adoption of this alternative would allow development of residences, schools, and
parks and would generate automobile trips that would, in turn, generate emissions.
Proposed land uses of the proposed project onto this site are comparable and, as a
result, it is anticipated that the proposed project would not generate significantly
greater vehicular emissions than the General Plan proposed land uses. Develop-
ment of the proposed project onto this site would result in adverse cumulative air
quality impacts to the San Diego Air Basin.
Biology
The on-site biological resources are not known at this time; however, based on
existing topography and the presence of intermittent streams on the alternative
site it is anticipated that Diegan coastal sage scrub and low quality riparian
vegetation may exist on-site. Slopes with a northern exposure may support
chaparral. If this alternative site were selected, a thorough biological survey
would be necessary to determine potential impacts. The site may be subject to
applicable portions of the City of San Diego's Resource Protection Ordinance
pertaining to biological issues.
'-0 - 10;,,5
6-32
Cultural Resources
The on-site cultural resources are not known at this time. If this alternative were
selected, a thorough archaeological investigation would be necessary to locate sites
and determine potential impacts.
Transportation
Development of this alternative site with the proposed project would create
comparable traffic volumes as the proposed General Plan uses. A site specific
traffic study would be conducted to determine potentially significant traffic
impacts if this alternative site is selected.
Land Use/General Plan/Zoning
Development of this alternative site would be in substantial conformance with the
General Plan's proposed residential, park and school uses; however, it is anticipated
that placement of residential uses on the alternative site would require processing
of a Specific Plan Amendment. Although the surrounding area is for the most part
presently undeveloped, this area is planned for future development. A portion of
the site depending on site design may be subject to noise land use impacts from
Brown Field to residential and park uses (i.e., noise ratings above 60dB) which are
potentially significant. No other land use impacts are expected.
Community Social Factors
It is anticipated that population, housing, and employment requirements generated
from the proposed project onto this site would result in similar volumes. As a
result, no impacts to community social factors would result.
Parks, Recreation and Open Space
Adoption of this alternative would require the construction of a l2.3-acre park on-
site. Under the City of Chula Vista parkland dedication ordinance three acres of
parkland per 1,000 people is required. It is anticipated that no impacts to Parks,
Recreation and Open Space would occur provided that sufficient parkland
dedication is provided.
6-33 20 - /If,"
Services and Utilities
The alternative site is located in a substantially developed area and would have
access to all infrastructure requirements. The additional population generated by
the project would place a similar demand on all utilities and services as land uses
proposed by the General Plan for this area. An increase in police staff would be
required as well as tax monies provided to the school districts for implementation
of this long-range development plan to avoid potential impacts to police and
schools.
Summary
This site may have somewhat reduced impacts to landform alteration and biology,
but these impacts are probably significant. Additional land use conflicts could
result from noise levels associated with Brown Field. Infrastructure impacts are
probably substantially similar for the proposed project as well as for this project.
Because of the distance, a school on this site would probably not meet the demands
on Rancho del Rey. The magnitude of the impacts of development under this
alternative would be similar to that of the proposed project.
6.11.3 EASTLAKE VISTAS AND WOODS ALTERNATIVE SITE
A 500-acre portion of the Eastlake Vistas and Woods project site has been selected
as the third off-site alternative site. The site is located in the Eastern Territories
of the City of Chula Vista. The parcel comprises the easternmost property within
the Eastlake Planned Community (Figure 6-7). The alternative site is located north
and south of Otay lakes Road and directly west of the Lower Otay Reservoir and is
proposed for development of the Eastlake Vistas and the Woods residential
neighborhoods. The area to the east is presently developed, while areas to the west
of this alternative site are approved for development. It is anticipated that access
would be provided via East H Street (Proctor Valley Road), Otay Lakes Road, and
East Orange Avenue.
Topography of the site is characterized by gently rolling hills, the rounded features
of which reflect the years of plowing and discing associated with historical dry-
6-311 20 "b~ r
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~~ Source: Eastlake Vist?ls and Woo.ds ~"
~ U.S,G.S 7.5min Quads-Otay Mesa. Jamul Mis Off-Site Alternative
Scale: 1" = 2000'
6-35 1. 0 - (P,.t
farming use. Elevations range over 100 feet in height over the proposed site. Salt
Creek is located on-site and is identified as an environmentally sensitive area
because of its biological and wildlife habitat value and its aesthetic value. The
following impacts would result with the development of residential uses on this
alternative site.
Geology/Soils
The absence of known fault traces on the site and the low seismic history of the
Chula Vista area indicate that fault displacement would not pose a threat to future
development. There is a possibility that future earthquake activity in the San
Diego region could produce moderate to severe groundshaking on the project site.
This is a hazard existing throughout Southern California. In addition, several
ancient landslides and possible landslide features have been identified on the site
by Leighton and Associates (J 979). There is the potential for the occurrence of
liquefiable soils in localized areas of alluvial deposits on-site in combination with
perched groundwater during the rainy season. Potentially significant geology
impacts could result with construction of the proposed project on this site. A site
specific geotechnical study would be conducted to determine these impacts if this
alternative is adopted.
Drainage/Groundwater/Water Quality
The site contains the south-flowing Salt Creek which drains a major portion of the
site. Buildout of the site would result in increased impervious surface which would
increase urban runoff into the creek; as a result, additional urban pollutants could
eventually enter the lower Otay Reservoir and the San Diego Bay with this runoff.
It may be feasible to alter the drainage pattern to divert the runoff away from
Otay Lakes into detention facilities, thereby minimizing impacts to the reservoir.
A hydrological analysis would need to be conducted prior to development to
determine significance of potential impacts and any required mitigations.
Landform/Aesthetics
Development of the proposed project at this alternative site would result in
alteration of the existing landform for the construction of roads and housing pads.
6-36 20"CJ 1#'
Topography of this alternative area is fairly hilly and may result in significant
impacts to landform, if sensitive design or clustering is not implemented. Local
sections of Telegraph Canyon Road, Otay Lakes Road, and East H Street (Proctor
Valley Road) have been designated Scenic Roadways and visual impacts may result
if proposed residential uses are not sensitively located. It is expected that
increased landform alteration would result in this alternative area because of the
more intensi ve residential land uses than those proposed in this area.
Air Quality
Adoption of this al ternati ve would allow development of residences and schools,
resulting in a greater number of residential units to be developed. A greater level
of vehicular emissions would result. Construction On this alternative site would
result in significant cumulative impacts to air quality.
Biology
The alternative site is primarily composed of agricultural uses (ERCE 1989).
Impacts to biology are not be anticipated to be significant.
Cultural Resources
Cultural resources were discovered on-site during the environmental review
conducted for the Eastlake Vistas and Wood project. As a result, potentially
significant impacts to cultural resources could result with placement of the
proposed project On this site. If this alternative is selected, a thorough
archaeological investigation to locate sites and determine potential impacts would
be necessary.
Transportation
It is estimated that development of residential uses as proposed would result in
higher generation rates of traffic to that of the Eastlake Vistas and Woods facility.
The East Chula Vista Transportation Phasing Plan (ECVTPP) would be used as the
basis for determining traffic impacts. It is anticipated that the traffic volumes
generated with Rancho del Rey SPA III on this site would create significant traffic
6-37 2.IJ -~:tO
impacts reqUlnng circulation improvements as mitigation measures. An on-site
specific traffic study would be required to determine impacts, if this alternative is
adopted.
Land Use/General Plan/Zoning
This residential project as proposed would not be in full conformance with land uses
prescribed by the Eastlake Planned Community for the Eastlake Vistas and Woods.
As a result, a General Plan Amendment would have to be submitted and given
discretionary approval before implementation. Prescribed residential, school, and
park uses are considered more land use intensive than the Eastlake Vistas and
Woods proposal, but not dramatically so. As a result, no significant impacts to land
use would result.
Community Social Factors
With incorporation of these uses on this site, impacts to population, housing, and
employment requirements would be greater than those of Eastlake Vistas and
Woods, but would not result in significant impacts to community social factors.
Parks. Recreation and Open Space
Adoption of this alternative would require the construction of a 12.3-acre park on-
site. Under the City of Chula Vista parkland dedication ordinance three acres of
parkland per 1,000 people is required. It is anticipated that no impacts to Parks,
Recreation, and Open Space would occur provided that sufficient parkland
dedication is provided.
Public Services
It is anticipated that construction of the residential uses on the alternative site
would result in increased demands for water, sewer, fire, school, and police
services. It is anticipated that no significant impacts to water would result if
construction of proposed facilities coincides with the anticipated growth. It is
anticipated that the proposed project would result in significant sewage impacts
due to lack of existing capacity. Construction of additional sewage facilities and
6-38 2D .b'?'1
provision of treatment capacity would mitigate project-specific impacts to below a
level of significance. At buildout of the project site, additional police staff may be
required to service the population generated by the proposed project. Cumulative
impacts to schools may result and can be mitigated by provision and/or funding of
appropriate facilities.
Summary
Biological impacts would be substantially reduced for this alternative. Although
topographic relief is relatively hilly, it is anticipated that development would
result in less of an impact to landform than that of the proposed project.
Potentially significant cultural resources would require avoidance or mitigation.
Infrastructure impacts would be greater if this site is selected, assuming that the
Rancho del Rey site is ultimately developed. A school at this site would probably
not benefit the demand at the Rancho del Rey site. This project would be
environmentally preferred over the proposed project due to the reduced biological
impacts.
6-39 ~O- "'?~
7.0 CUMULATIVE IMPACTS
According to CEQA (Section 15355), "cumulative impacts" refers to two or more
individual effects which, when considered together, are considerable or which
compound or increase other environmental impacts.
(a) The individual effects may be changes resulting from a single project or a
number of separate projects.
(b) The cumulative impact from several projects is the change in the
environment which results from the incremental impact of the project when
added to other closely related past, present, and reasonably foreseeable
probable future projects. Cumulative impacts can result from individually
minor but collectively significant projects taking place over a period of time.
The cumulative impacts of the Rancho del Rey SPA III project must be viewed
together with other significant development in the immediate vicinity of the
project. The entire Rancho del Rey Specific Plan area encompasses approximately
2,lf50 acres.
Traffic volumes will increase as the result of cumulative impacts associated with
regional growth in Chula Vista. The Rancho del Rey development will contribute
to the degradation of existing circulation element putting a demand on existing
facilities, thus contributing to the cumulative impact to the community. These
impacts would be considered significant but mitigable.
Currently, Southern California does not exceed the Air Quality Control Board
standards for air quality. The Air Quality Plan for Southern California takes into
account regional growth forecasts when establishing the air quality standards. This
project, along with other developments, will contribute to the increase in
pollutants to the regional air basin. Regional measures to reduce air quality
impacts would include increasing mass transit availability and usage, facilitating
the use of bicycles for commuters through the enhancement of existing bicycle
lanes, and an increase in bicycle related facilities.
7-1 20- (,=t.3
The project will create an overall increase in ambient noise levels in the project
vicinity; however, existing noise standards established in the Chula Vista General
Plan will ensure that ambient noise levels are reduced to a level below
significance.
There will be an increase in the solid waste generated by these projects. Many of
the County's landfill sites are reaching capacity, and increased demand for waste
facilities will have a significant impact on service. Additionally, sites are
becoming more difficult to locate to provide for the expanded landfill
requirements. Regional impacts would be reduced significantly by the adoption of
a mandatory household and business recycling policy, which would prohibit
discarding all items that can be recycled. A program could also be adopted to
educate citizens about reducing output of waste through a change in purchasing
habits.
The projects have a predictable "buildout scenario" which conforms to an
established pattern of development which could encourage the buildout of portions
of the remaining vacant land within the vicinity.
There will be an increased demand for utilites and other services. Water and fossil
fuels are limited resources in Southern California. Existing service facilities were
established based upon General Plan growth forecasts. The use of water and fossil
fuels would be reduced through the adoption of an energy and water conservation
program.
The project would result in permanent land use changes from vacant areas to an
urban environment. Buildout would therefore contribute cumulatively to a loss of
overall vacant land within the vicinity of the City of Chula Vista as well as San
Diego County.
The project would have a cumulative demand for school facilties. Presently, the
Sweetwater Union and the Chula Vista City School Districts are operating above
capacity. The cumulative demand on facilities which are already above capacity
would contribute to significant but mitigatible impacts.
'0 - "'11/ 7-2
.,
The increased population resulting from the development would place a demand on
police protection. Increasing the number of police personnel would mitigate the
impacts to below a level of significance.
Development of the project site would result in a significant unmitigable
cumulative reduction of coastal sage scrub habitat, vernal pool habitat, California
gnatcatcher populations, and plant communities such as the snake cholla and San
Diego barrel cactus. Regional measures to reduce the impacts to biological
resources would include the adoption of a policy prohibiting development in areas
that contain sensitive plant and animal species.
7-3 :1. 0 - fo?-5
8.0 REFERENCES
Atwood, J.L. 1980. The United States Distribution of the California Black-tailed
Gnatcatcher. Western Birds II: 65-78.
Bankston/Pine Associates, Inc. 1989. Letter from Kenneth Bankston, Traffic
Engineer, to Thomas Fuller of McMillan Development, Inc., June 23.
California, State of. 1989. California Natural Diversity Data Base. Nongame-
Heritage Program, California Department of Fish and Game.
Chase, Marty. 1989, Assistant Director, City of Chula Vista, City Management
Services Department. Personal communication with Serge Dedina, July 5.
City of Chula Vista, Memo from Keith Hawkins, Captain, Chula Vista Police
Department, to P&D Technologies, July 5, 1989.
City of Chula Vista, Memo from Keith Hawkins, Captain, Chula Vista Police
Department, to P&D Technologies, July 6, 1989.
City of San Diego. 1988. Draft Environmental Impact Report for the Robinhood
Ridge Precise Plan. EQD No. 8610111.
Cinti & Associates. 1989. Rancho del Rey SPA III, Sectional Planning Area Plan
and Planned Community District Regulations.
Dames and Moore. 1990. Initial Checkprint Draft Program Environmental Impact
Report for Otay Ranch.
ERCE. 1989. Draft Supplemental Environmental Impact Report for the Eastlake
III/Olympic Training Center.
Everett, William T. 1979. Threatened, Declining and Sensitive Bird Species in San
Diego County, Sketches 29(10): 2-3.
Franko, Gena. 1989. Associate Civil Engineer, City of Chula Vista. Personal
communication with Serge Dedina, July 5.
GEOCON. 1989. Preliminary Soil and Geologic Investigation for Rancho del Rey
SPA III, Chula Vista, California.
Hedges, K.E. 1967. Santa Ysabel Ethnobotany. Unpublished field report. On fie
with the San Diego Museum of Man Scientific Library.
John McTighe & Associates. 1989. City of Chula Vista Rancho del Rey SPA III
Fiscal Impact Analysis.
Lawrence, Fogg, Flores and Smith. 19611. A Special Study of Storm Drain
Facilities. Supplement to the General Plan.
Michael Brandman Associates. 19811. Biological Resource Assessment: A
Comparison of Three Specific Plans for El Rancho del Rey. December.
8-1 ~O -(:,r"
Otay Water District. 1989. Otay Water District Report on Allocation of Water
Requests Based on Water Availability. April 19.
P&D Technologies. 1989. Final Environmental Impact Report, Rancho del Rey
Sectional Planning Area II Plan.
Project Design Consultants. 1989. Rancho del Rey SPA III Drainage Study.
Project Design Consultants. 1989. Rancho del Rey SPA 1Il Sewer Study.
Quillen, Dennis. 1984. An Archaeological Survey of the Proposed El Rancho del
Rey Property, Chula Vista, California. WESTEC.
RECON. 1989. Archaeological Test Excavations at SDi-9893 and Evaluations at
SDi-960/961 Rancho del Rey (SPA 1Il) Chula Vista, California.
RECON. 1990. Biological Impact Analysis and Mitigation Plan for the SPA-III
Development Unit of the El Rancho del Rey Specific Plan prepared for
Rancho del Rey Partnership. March.
RECON. 1990. Biological Survey of the Southern Sector of Otay Ranch.
Reid, D. 1990. Environmental Review Coordinator, City of Chula Vista. Personal
communication with B. Dehoney, September 4.
Rick Engineering Co. 1986. Drainage Study for ERDR Specific Plan. July 27.
Rick Engineering Co. 1987. Drainage Study for East H Street. February.
SANDAG.1985. Water in the San Diego Region 1985.
San Diego Gas and Electric (SDG&E). 1990. Letter from Don Rose, Senior Land
Planner, to Serge Dedina of P&D Technologies, January 17.
Smith, J.P., and K. Berg. 1988. Inventory of Rare and Endangered Plants of
California. California Native Plant Society Specific Publication No.1, 4th
edition. Sacramento, California.
Soule, Michael E., D. Bolger, A. Alberts, J. Wright, M. Sorice, and S. Hill, 1988.
Reconstructed Dynamics of Rapid Extinctions of Chaparral Requiring Birds in
Urban Habitat Islands. Conservation Biology Volume 2, No.1. March.
South Coast Air Quality Management District. 1987. Air Quality Handbook for
Preparing Environmental Impact Reports. April Revision.
State Water Resources Control Board. 1975. Comprehensive Water Quality
Control Plan for the San Diego Basin.
WESTEC Services, Inc. 1985. El Rancho del Rey Specific Plan Amendment Final
Environmental Impact Report.
8-2
1.0 ' b ?'?-
9.0 ORGANIZATIONS AND PERSONS CONTACTED
Bankston/Pine Associates, Inc.
Ken Bankston, Traffic Engineer
Cinti and Associates
Gary Cinti, President
Jay Kniep, Planner
Chula Vista School District
Ka te Shurson, Director of Planning
City of Chula Vista Planning Department
Doug Reid - Environmental Coordinator
Barbara Reid - Associate Planner
City of Chula Vista Police Department
William Winters, Chief
Keith Hawkins, Captain
City of Chula Vista Engineering Department/Subdivisions
Gena Franko, Associate Civil Engineer
Donna Schneider, Assistant Civil Engineer
City of Chula Vista Public Works Department
Roger Daoust, Senior Civil Engineer
Hal Rosenberg, City Traffic Engineer
Cliff Swanson, Deputy Director of Public Words
City of San Diego Planning Department
Colleen Frost, Planner
Janet Meyers, Planner
Ellen Mosely, Senior Planner
ERCE
Stephen Lacy, Manager - Biological Resources Group
Lettieri-Mcintyre and Associates, Inc.
Anthony Lettieri, Principal Planner
Marion Borg, Senior Environmental Planner
Mary May, Associate Planner
9-1
20-C,M
McMillan Communities
Craig Fukuyama, Project Manager
Darren Anderson, Planner
Otay Water District
Manuel Arroyo, District Planning Engineer
Proiect Design Consultants
William Dick, Project Manager
RECON
Gerry Scheid, Ecologist
Sue Wade, Archaeologist
SANDAG
George Frank, Senior Transportation Planner
Nan Velario, Senior Regional Planner
San Diego Gas and Electric
Don Rose, Senior Land Planner
Sweetwater Union High School District
Andrew Campbell, Administrator of Planning
Thomas Silva, Director of Planning
;lD' " 1-1 9-2
10.0 CONSULTANT IDENTIFICATION
This report was prepared by P&D Technologies, Inc. of San Diego, California.
Members of P &0 Technologies professional staff contributing to the report are
listed below:
Brian Biamonte, Senior Environmental Analyst
Betty Dehoney, Director of Environmental Services
Serge Oedina, Environmental Analyst
Y. Sachiko Kohatsu, Senior Environmental Analyst
Elyssa Robertson, Biologist
CONSULTANTS
ERCE - Environmental Review of Biological Analysis
GEOCON Incorporated - Soil and Geologic Investigation
20 - '81>
10-1
RANCHO DEL REY SPA ill
MITIGATION AND MONITORING PROGRAM
Task
Geology and Soils
Approve and evaluate fill mate-
rial at least two days prior to
fill importation.
Evaluate cut and fill slopes for
conformance with specifications
established by geoteclmial re-
port.
Analysis and evaluation of
appropriate location of stabiliza-
tion fills.
Install subdrains at the base of
fills in canyons and draws or
over areas of potential seepage.
Determine locations during
grading.
Conduct grading in accordance
with City of Chula Vista Grad-
ing Regulations.
Adhere to unifonn building
code for construction.
Design foundations, slabs, foot-
ings, and retaining walls in
accordance with specifications
identified by geotechnical re-
port.
Review and approve fmal grad-
ing and foundation plans for the
project site.
Time Frame
Prior to issuance of
Grading Pennit
Tentative Map
Grading Permit
Grading Pennit
Grading Permit
Grading Permit
Grading Pennit and
Building Pennit
Grading Pennit and
Building Pennit
Place bentonitic clays used as Grading Pennit
fill material a minimum of 10
feet below finished grade and
15 feet inside fill slopes,
Place expansive soils correctly. Grading Permit
Move fill not removed by Grading Pennit
planned grading operations to
ftrm natural ground.
Responsible for
Task
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
A ppl icant/Geotech-
nical Consultant
J. 0 - hfl I
Responsible for
Veriftcation
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Date of
Completion
Mitigation
Compklc.l)al~'d
and Venji~d
RANCHO DEL REY SPA ill
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Geology and Soils (Continued)
Time Frame
Insure that temporary slopes Grading Pennit
meet the minimum requirements
of applicable Health and Safety
Codes.
llsure that outer portion of fill Grading Permit
slopes are composed of com-
pacted granual soil fill.
Bring site to final subgrade Grading Pennit
elevations with structural fill
compacted in layers.
Monitor for presence of Grading Pennit
groundwater.
Design for the removal of allu-
vial/colluvial deposits in the
canyons adjacent to the pro-
posed toes of fill slopes.
Undercut portion of transition
settlements a minimum of three
feet and replace by low expan-
sive granual soils.
Grade site to allow soils within
three feet of ftnish grade to
possess an expansion index of
less than 50.
fnclude the design and construc-
tion reconunendations on the
final grading and foundation
plans.
Review fmaL grading plans.
Monitor on-site grading to
confirm soil conditions as antic-
ipated.
Provide testing and observation
report to verify that design and
construction recorrunendations
are completed according to
grading plans.
Grading Permit
Grading Permit
Grading Permit
Grading Permit
Grading Permit
Grading Permit
During Construction
Responsible for
Task
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
:l 0 .. for 2..
Responsible for
Verification
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chul. Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chul. Vista Depart-
ment of Engineering
Date of
Completion
MiligalWI1
Compll'lc.Oat<....d
and Yerilicd
RANCHO DEL REY SPA III
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Time Frame
Drainage/Groundwaterl
Water Quality
Insure that project is in con-
formance with NPDES regula-
tions regarding storm water
discharge.
Occupancy Pennit
Landform Alteration!
Aesthetics
Implement community design Final Map
guidelines detailed in SPA ill
plan.
Implement grading standards Tentative Map
outlined in the ERDR and SPA
HI plan and the City's design
guidelines.
Review and approve the Final Final Map
Map for consistency with adopt-
ed grading and design guide-
lines.
Review final grading plans to Grading Permit
confirm that the design stan-
dards have been included in the
grading plan.
Submit final landscape plan Grading Permit
prepared by a licensed land-
scape architect for approval.
Air Quality
Provide bicycle facilities, in- Tentative Map
eluding bicycle lanes and secure
storage facilities at all public
facilities within the project area.
Provide mass transit accom-
modatio,", including bus shelter Tentative Map
and bus turnouts and a transit
stop in front of the retirement
community on East H StreeL
Responsible for
Task
Responsible for
Verification
Applicant
Chula Vista Depart-
ment of Engineering
Applicant
Chula Vista Depart-
ment of Planning
Applicant
Chula Vista Depart-
ment of Engineering
Applicant
Chula Vista Depart-
ment of Engineering
Applicant
Chula Vista Depart-
ment of Planning
Applicant
Chula Vista Depart-
ment of Planning
Applicant
Chula Vista Depart-
ment of Planning
Applicant
Chula Vista Depart-
ment of Planning
JO - "1..3
Date of
Completion
MilJ~dlWIl
COll1pktc,l)dlcl!
auu V.:nlicd
RANCHO DEL REY SPA ill
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Air Quality (Continued)
Time Frame
Responsible for
Task
Implement mitigation measures Tentative Map
to reduce potential for air pollu-
tion "hot spots" at intersections.
Applicant
Adhere to recommendation Tentative Map
made by the 1982 SIP regarding
local participation in air emis-
sion reduction measures and the
forthcoming San Diego Air
Quality Plan.
Biology
Monitor grading to reduce im-
pacts to coastal sage scrub
habitat.
Hand clear fire buffers that
encroach into open space areas.
Revegetate open space areas
and areas impacted by sewer
laterals with coastal sage scrub
species native to the site.
llsure that biologist has been
retained to devise revegetation
program and that a five-year
revegetation program has been
designed that is acceptable to
City staff.
Position sewer laterals to cause
minimum impacts to biological
resources.
Locate staging areas for con-
struction to minimize impacts to
sensitive biological resources.
Stake sewer installation cor-
ridors prior to design flI1aliza-
tion. Adjust corridors if reques-
ted by monitoring biologist.
Chula Vista Depart-
ment of Planning
Grading Pemtit
App I icant/B io log ic al
Consultant
Grading Pennit
Applicant
Prior to issuance of
Building Pennit
Applicant/Biological
Consultant
Grading Pemtit
Applicant
Grading Pennit
Applicant/Biological
Consultant
Grading Pemtit
Applicant/Biological
Consultant
Grading Pennit
Applicant/Biological
Consultant
)0 - hY'!
Responsible for
Verification
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Plarming
Chula Vista Depart-
ment of Planning
Date of
Completion
i"v1111~al!\1t1
Complele.Dall..'d
and VcnrinJ
RANCHO DEL REY SPA ill
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Biology (Continued)
Design and implement moni-
toring program to determine the
effect of the SPA ill develop-
ment on the population of Cali-
fornia gnatcatchers.
Design and incorporate project-
wide revegetation plan that
includes a transplant program
for cacti and a five year mainte-
nance and monitoring plan.
Acquire and preserve an area of
coastal sage scrub habitat to
reduce impacts to the California
gnatcatcher according to condi-
tions established in the SPA ill
EIR.
Evaluate mitigation site for use
by California gnatcatcher.
Approve gnatcatcher mitigation
site.
Insure that gnatcatcher mitiga-
tion site is within, adjacent to or
connected by an appropriate
landscape corridor to a larger
area or interconnected set of
patches of habitat that are cur-
rently in public ownership or
designated open space or rea-
sonably expected to remain in a
natural state. The habitat would
be 800-1,000 acres.
Prohibit grading activities which
would adversely affect the habi-
tat of the specialty housing area.
Dedicate off-site acquisition/
mitigation site to the responsible
public agency.
Time Frame
Final Map
Final Map
Tentative Map
Tentative Map
Tentative Map
Tentative Map
Prior to issuance of
Grading Pennit
Grading Permit
Responsible for
Task
Applicant/Biological
Consultant
Applicant/Biological
Consultant
App I icant/B io 10 g ic al
Consultant
Appl ic ant/B io log ic al
Consultant
Chula Vista Depart-
ment of Planning,
USFWS, CDFG
Applicant/Biological
Consultant
Appl ic ant/B io 10 g ical
Consultant
Applicant
cJD - b(S
Responsible for
Verification
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Date of
Completion
Mitigation
Compl~It:,Dalnl
and Vt:nfil'J
RANCHO DEL REY SPA III
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Biology (Continued)
Time Frame
Responsible for
Task
Responsible for
Verification
Applicant
Chula Vista Depart-
ment of Plarming
Record a conservation easement Grading Permit
with an agency of appropriate
jurisdiction over the off-site
mitigation area if ownership of
the mitigation site does not
transfer prior to issuance of a
grading permit.
Applicant
Chula Vista Depart-
ment of Planning
Implement gnatcatcher mitiga- Tentative Map
tion program.
Applicant
Chula Vista Depart-
ment of Planning
Acquire and preserve 0.4 acres Grading Permit
of vernal pool associated lands
that is acceptable to the City of
Chula Vista and the USFWS.
Prepare and implement vernal
pool restoration plan if miti-
gation site requires restoration.
Prohibit grading in RDR SPA
III vernal pool area prior to
accomplishing the off-site ac-
quisition.
Fence off vernal pool mitigation
site with a six-foot chain-link
fence immediately upon acquisi-
tion of the site.
Secure a U.S. Anny Corps
Nationwide permit.
Dedicate the off-site acquisi-
tion/mitigation vernal pool site
to the appropriate public agen-
cy.
Conduct spring
implement vernal
tion program.
survey and
pool mitiga-
Secure a Streambed Alteration
Agreement as stated under Sec-
tion 1602-1603 of the California
Fish and Game Code, for pro-
posed access road (Paseo Ran-
chero).
Chula Vista Depart-
A ppl icant/B io 10 g ic al ment of Planning
Grading Pennit Consultant
Chula Vista Depart -
Applicant ment of Planning
Grading Pennit
Chula Vista Depart-
Applicant ment of Planning
Grading Permit
Chula Vista Depart-
Appl icant/B i 0 10 g ical men! of Planning
Grading Permit Consultant
Chula Vista Depart-
Applicant ment of Planning
Grading Permit
Chula Vista Depart~
Appl Ie antlB io 10 g ical ment of Planning
Grading Pennit Consultant
Chula Vista Deparl-
A pp I icantlB io 10 g ic al ment of Planning
Grading Pennit Consultant
;;)0 - '8b
Date of
Completion
MiligaLloll
Comp!eLe,DaLl..'u
alll.! Vl..'rifil..'J
RANCHO DEL REY SPA III
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Time Frame
Cultural Resources
Examine existing surface collec- Tentative Map
tion for Site SDi-960/ 961.
Perform a detailed grid-con- Tentative Map
trolled surface collection to
collect any artifacts remaining
on the surface site and collect
broken cobbles to evaluate
whether or not they are of hu-
man manufacture for Site SDi-
960/961.
Record surface disturbance and Tentative Map
document with mapping and
photographs for Site SDi-
960/961.
Investigate mima mounds of Tentative Map
Site SDi-960/961 to see whether
the artifacts or broken cobbles
are incorporated into the
mounds, are fOlUld on the sur-
faces under the mounds, or are
absent from the mounds.
Retain qualified geomorpholo- Tentative Map
gist to examine Site SDi960/
961 to analyze the site setting,
age, and stratigraphic integrity
of {he mima mounds.
Wash, catalogue, and analyze Tentative Map
collected material from Site
SDi-960/961.
Analyze site SDi-9893 through Tentative Map
the excavation of 25 hi meter
test units to detennine how
much of the site would be exca-
vated, and excavate a total of
150 meters of backhoe trenches
to search for potential hearth
features.
Responsible for
Task
Applicant/Cultural
Resource Consultant
Applicant/Cultural
Resource Consultant
Appl icant/Cultural
Resource Consultant
Appl ic ant/Cu Itural
Resource Consultant
Applicant/Cultural
Resource Consultant
Applic ant/Cultural
Resource Consultant
Applicant/Cultural
Resource Consultant
;)D- ~ft-
Responsible for
Verification
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart~
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depar[~
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Da[e at
Completion
MiLigaLion
CUlllpkh.:,LJalcd
and Venlll'J
RANCHO DEL REY SPA III
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Time Frame
Cultural Resources (Continued)
Prepare reports detailing the Tentative Map
investigations of both sites and
submit to the City of Chula
Vista, SDSU Clearing-house,
and The Museum of Man.
Transportation
Signalize Telegraph Canyon Final Map, Phase I
Road and Paseo Ladera.
Open south leg of East H Final Map, Phase I
Street/East Business Park Road
intersection where Phase I traf-
fic is assumed to enter and exit.
Construct Paseo Ranchero be- Final Map, Phase 2
tween H Street and Telegraph
Canyon Road.
Extend J Street to provide a Final Map, Phase 2
through two-lane road between
Paseo del Rey and Paseo Ran-
chero.
Place stop sign controls on Fillal Map, Phase 2
Paseo Ladera at East J Street,
East J Street at Paseo Ranchero,
and Paseo Ranchero at Tele-
graph Canyon Road
Signalize Telegraph Canyon and Fillal Map, Phase 3
Paseo Ranchero.
Complaince with ECVTPP for Final Map, all phases
current and future updates to
maintain acceptable levels of
service on all affected intersec-
tions and roadway segments.
Responsible for
Task
Applicant/Cui tural
Resource Consultant
Applicant
Applicant
Applicant
Applicant
Applicant
Applicant
Applicant
~() - bel
Responsible for
Verification
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment Planning
Chula Vista Depart-
ment Planning/City
Traffic Engineer
Date of
Completion
Mitigation
C{)IIJjJlo.:ll',D,lll'li
and VI..TiI il,.'cJ
RANCHO DEL REY SPA ill
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Responsible for
Task
Time Frame
Parks. Recreation and Open
Space
Provide a detailed concept plan Tentative Map
for proposed park.
Applicant
Design 4:1 slopes or less for Tentative Map
park.
Applicant
Enter in an agreement with the Tentative Map
Sweetwater Union High School
District and the City of Chula
Vista to insure public access to
the recreational amenities of the
proposed junior high school
which would include soccer
fields. basketball courts, and
tennis courts.
Applicant
Provide funding for the differ- Tentative Map
eDce in cost between facilities
built to school standards and
facilities built to City standards.
Applicant
Design and construct recrea- Tentative Map
tional facilities to City of Chula
Vista standards and in consul-
tation with City staff.
Applicant
Design park so that it would not Tentative Map
be isolated with only backs of
buildings facing onto the pari<.
Applicant
Design park to provide adequate Tentative Map
visibility from East J Street
Applicant
Provide access to the school Tentative Map
parking lot for overflow parking
from park.
Applicant
~o - "'V ~
Responsible for
Verification
Chula Vista Depart-
ment of Parks and
Recreation and Parks
and Recreation Com~
mission
Chula Vista Depart-
ment of Parks and
Recreation
Chula Vista Depart
ment of Parks and
Recreation
Chula Vista Depart-
ment of Parks and
Recreation
Chula Vista Depart-
ment of Parks and
Recreation
Chula Vista Depart-
ment of Parks and
Recreation
Chula Vista Depart-
ment of Parks and
Recreation
Chula Vista Depart-
ment of Parks and
Recreation
Dale of
Completion
MitigalllH\
Cutllpkll.:.l)alL-"d
anu V nil it'd
RANCHO DEL REY SPA III
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Time Frame
Services and Utilities
Provide a water service letter Building Pennit
from the Gtay Water District
which includes a construction
schedule of reseIVoir. mains,
and hydrants to be included on
the project.
Design and implement a pro- Building Pennit
ject.wide water conservation
program through the use of
infrastructure that minimizes
water use.
Review project-related projected Building Permit
sewage flows and volumes for
compliance with City Engin-
eering Standards.
Hire 4.6 additional police per- Occupancy Permit
sonnel.
Hire one Fire Inspector. Building Permit
Participate in Mello RODS Com- Tentative Map
munity Facilities Districts estab-
lished by the Chula Vista City
School District and the Sweet-
water Union High
Responsible for
Task
Applicant
Applicant
Applicant
City of Chula Vista
Police Department
Chula Vista Fire Pre-
vention Bureau
Applicant
~o - '90
Responsible for
Verification
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Date of
Completion
Mitigation
COlllpkt~.LJ,ILL:J
and Yo.:rilied
COUNCIL AGENDA STATEMENT
Item~
Meeting Date 1/15/91
Reso 1 ut ion IIo0IID Cert i fyi ng (1) Addendum to the EastLake
Greens Sectional Planning Area (SPA) Plan and EastLake Trails
Prezone and Annexation Final Supplemental Environmental Impact
Report EIR-86-4 and (2) Addendum - EastLake Greens Golf
Driving Range Lighting Report
Di rector of Pl anni ng 1/ft
City Managerl~t (4/5ths Vote: Yes_Nol)
The above cited two addenda (1) The Addendum to the EastLake Greens Sectional
Pl anni nq Area (SPA) Pl an and EastLake Trails Prezone and Annexat ion Fi na 1
Supplemental Environmental Impact Report EIR-86-4 and (2) Addendum - EastLake
Greens Golf Drivinq Ranqe Liqhtinq Report were prepared to supplement EIR-86-4
with respect to the Golf Course.
ITEM TITLE:
SUBMITTED BY:
REVIEWED BY:
RECOMMENDATION: That Council adopt the reso 1 ut i on cert i fyi ng that the
Addenda have been prepared in compliance with CEQA, the State CEQA Guidelines
and the environmental review procedures of the City of Chul a Vi sta and that
the Council has reviewed and considered the information in the reports.
BOARDS/COMMISSIONS RECOMMENDATION: On October 24, 1990, the Pl ann i ng
Commission voted 6-0 to certify the Addenda.
DISCUSSION:
The two Addenda to Supplemental EIR-86-4 were prepared in accordance with the
California Environmental Quality Act (CEQA) Guidelines 115164. The purpose of
an addendum to an EIR is to comply with CEQA in instances in which the EIR
requires "minor technical changes or additions that do not raise important new
issues about the project's significant effects on the environment," and where
no factors are present that would require the preparation of either a
subsequent or supplemental EIR (~I5I64, [a]). "An addendum need not be
circulated for public review but can be included in or attached to the Final
EIR" (~I5164[b]). "The decision-making body shall consider the addendum with
the Final EIR prior to making a decision on the project" (~I5164[c]). As
there are no factors present that woul d requi re the preparat i on of either a
subsequent or supplemental EIR the addenda are adequate for environmental
review.
The first report, The EastLake Greens Sectional Pl anninq Area (SPA) Pl an and
EastLake Trails Prezone and Annexation Liqhtinq Addendum, which is an Addendum
to supplemental EIR 86-4, evaluates additional information on the proposed
EastLake Greens 18-hole golf course, clubhouse and associated facilities.
These amenities were evaluated at lesser detail as part of the EastLake Green
Sectional Planning Area (SPA) plan in the supplemental EIR-86-4. The analysis
of the additional information focuses on four issues: (1) noise, (2) light
and glare, (3) hazardous materials, and (4) hydrology.
~IA-'
.0;".,.
Page 2, Item~
Meeting Date 1/15/91
The second report, Addendum - EastLake Greens Golf DrivinQ RanQe L iQhtinQ
ReDort further evaluates the proposed lighting system for the EastLake Greens
dri vi ng range to determi ne the effects of the dri vi ng range i 11 umi nat i on on
adjacent properties and roadways. The adjacent properties that were evaluated
included Hunte Parkway (east of the golf practice facil ity), Unit #37, pool
and tennis court park area (south of the golf practice facility), Unit #22,
condominium development (northeast of the golf practice facil ity), adjacent
single-family home development (northwest of the golf practice facility) and
future single-family home development (east of Hunte Parkway).
Both of these reports analyze the impacts of the project in the areas cited
above, and recommend mitigation measures to be included in the project. These
mitigation measures are required as a condition of the Conditional Use Permit
for the golf course (see Condition #1, PCC-91-14).
FISCAL IMPACT: Not applicable.
WPC 8817P
~\A-'-
RESOLUTION NO.~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA CERTIFYING (1) ADDENDUM TO THE
EASTLAKE GREENS SECTIONAL PLANNING AREA (SPA)
PLAN AND EASTLAKE TRAILS PREZONE AND
ANNEXATION FINAL SUPPLEMENTAL ENVIRONMENTAL
IMPACT REPORT EIR-86-4 AND (2) ADDENDUM
EASTLAKE GREENS GOLF DRIVING RANGE LIGHTING
REPORT
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, the two Addenda to Supplemental EIR-86-4 were
prepared in accordance with the California Environmental Quality
Act (CEQA) Guidelines 15164; and
WHEREAS, the purpose of an addendum to an EIR is to
comply wi th CEQA in instances in which the EIR requires "minor
technical changes or additions that do not raise important new
issues about the project's significant effects on the
environment," and where no factors are present that would require
the preparation of either a subsequent or supplemental EIR
(~15164, [a]). "An addendum need not be circulated for public
review but can be included in or attached to the Final EIR"
(~15164[b]). "The decision-making body shall consider the
addendum with the Final EIR prior to making a decision on the
project" (~15164[c]); and
WHEREAS, as there
require the preparation of
EIR the addenda are adequate
are no factors present that would
ei ther a subsequent or supplemental
for environmental review; and
WHEREAS, the first report, The EastLake Greens Sectional
Planning Area (SPA) Plan and EastLake Trails Prezone and
Annexation Lighting Addendum, which is an Addendum to
supplemental EIR 86-4, evaluates additional information on the
proposed EastLake Greens 18-hole golf course, clubhouse and
associated facilities and focuses on four issues: (1) noise, (2)
light and glare, (3) hazardous materials, and (4) hydrology; and
WHEREAS, the second report, Addendum - EastLake Greens
Golf Driving Range Lighting Report further evaluates the proposed
lighting system for the EastLake Greens driving range to
determine the effects of the driving range illumination on
adjacent properties and roadways; and
WHEREAS, both reports analyze the impacts of the project
in the areas cited above, and recommend mitigation measures to be
included in the project which are required as a condition of the
Conditional Use Permit for the golf course (see Condition #11,
PCC-91-4); and
Ot \ A.. ,
-1-
WHEREAS, On October 24, 1990, the Planning Commission
voted 6-0 to certify the Addenda.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby certify (1) Addendum to the
EastLake Greens Sectional Planning Area (SPA) Plan and EastLake
Trails Prezone and Annexation Final supplemental Environmental
Impact Report EIR-86-4 and (2) Addendum - EastLake Greens Golf
Driving Range Lighting Report and certifies that the Addenda have
been prepared in compliance with CEQA, the state CEQA Guidelines
and the environmental review procedures of the City of Chula
Vista and that the Council has reviewed and considered the
information in the reports.
Presented by
'((L"AO '0
Robert A. Leiter, Director of
Planning
8395a
Bruce M. Boogaar ,
;l\"'- ~
-2-
COUNCIL AGENDA STATEMENT
Item
:lIe
Meeting Date 1/15/91
ITEM TITLE: Report: Public vs. Private use of EastLake Greens Golf Course
SUBMITTED BY: Director of Parks and Recreatio~
REVIEWED BY: City Manager j7~ f:i (4/5ths Vote: Yes___No-X-)
On September 19, 1990, the EastLake Development Company submi tted a
Conditional Use Permit (CUP) application to the Planning Department for a
IS-Hole Golf Course and Clubhouse in the EastLake II development (Attachment
A). In the cover letter attached to the CUP EastLake outl ines their proposal
regardi ng publ i c use on the golf course. The proposal i ncl udes openi ng the
golf course for general public play for a minimum of eighteen (1S) months,
entering into an agreement for EastLake High School's golf team, and the U.S.
Olympic Golf Program and finally, permitting public use of pedestrian trail
adjacent to the golf course.
RECOMMENDATION: That Counci 1 approve and incl ude the foll owi ng condi t ions
on the CUP for public use on the EastLake Golf Course:
1. Allow public use of golf course for at least the first five years of
operation and adequate notification of the privatization be given via
signage and written notice to golfers in years 1, 3 and 5..
2. Provide Chula Vista residents golfing privileges at non-prime tee
times (after 11 :00 a.m.) when the golf course is converted to a
private club for the next five years. Green fee to be comparable to
the average green fees of qual ity semi -private golf courses in San
Diego County. The four comparable course would be Singing Hill s,
Rancho San Diego, Pal a Mesa and Carlton Oaks.
BOARDS/COMMISSIONS RECOMMENDATION: The Parks and Recreation Commission, at
its December 13, 1990 meeting, endorsed staff report with a recommendation
that adequate notification of the privatization be given via signage and
written notice to golfers in years 1, 3 and 5.
DISCUSSION:
Council imposed condition #SO on the EastLake Development Company at the July
IS, 19S9 public hearing for the EastLake II SPA. This particular condition
requi res EastLake to enter into an agreement with the City of Chul a Vi sta
regarding public playas part of the Conditional Use Permit process.
The Parks and Recreation Department investigated two similar developer's golf
courses to evaluate thei r ope rat i on with the proposal submi tted by EastLake.
The two golf courses, Carmel Mountain Ranch in Rancho Pensaquitos and Ri 0
Bravo in Bakersfi el d were constructed in 1 arge Pl anned Commun i ty s imi 1 ar to
the EastLake Development. Both developments opened the golf course for public
use until they attain the desired memberships. Carmel Mountain Ranch Golf
;t\ B-1
Page 2, Item~
Meeting Date 1/15/91
Course has been in operation for five years and still allows public play and
anticipates converting to a private course in the next eighteen months. After
the course is converted to a pri vate cl ub, new res i dents movi ng into the
Planned Communi ty wi 11 have a one-year opt i on to become members. Ri 0 Bravo
was open to publ ic use for only one year. Although Rio Bravo did not attain
the desired memberships, they felt public use was causing excessive wear and
damage to the course.
In analyzing the concept of public or private use of the Eastlake golf course,
staff considered National Recreation Park Association Standards and the
potent i a 1 benefits that coul d be real i zed by EastLake Development Company.
The NRPA standards for golf course is one per 50,000 popul at ion. In Chul a
Vista, there is only one public course and one private course. Based on Chula
Vista's 1990 population of 134,000, an additional public golf course is
warranted. There is also a measurable need for another public course. For
example, the City's only public course, Chula Vista Municipal Golf Course is
averaging over 100,000 rounds of golf a year. This public demand was also
recognized by Mr. Bob Santos, President of EastLake Development, in a letter
to the City Manager on May 11, 1989 when request i ng permi ss i on to obta in an
advance grading permit for the golf course (Attachment "C").
The Department does not feel the 18-month publ ic use proposal submitted by
EastLake in their CUP application provides for a long term benefit to
residents of Chula Vista.
The department's recommendations provide for the short-term needs of the
communi ty and enabl es Eastl ake to generate operating revenue plus bui 1 d- up
thei r membershi p before convert i ng to a pri vate cl ub. Duri ng thi s ten year
period, the city can plan for the development of future public golf facilities
in the eastern territories to meet the expected demand.
Lastly, the Parks and Recreation Commission, at their December 13, 199()
meeting, supported staff recommendation and requested adequate notification of
the privatization to be given via signage and written notice to golfers in
years 1, 3, and 5.
The Department originally designated non-prime time as after 12:00 noon.
However, after further consideration, the Department is recommending
designating after 11:00 a.m. as non-prime time. The 12:00 noon designation
impacts the number of golfers who can complete a 18-ho 1 e round of golf
considering that it takes approximately 4 to 4-1/2 hours to playa round.
WPC 1593R
~ \. ~.2..
September 19, 1990
(1) @:@rno. W~ TI
$)2;91) U
.. ATTACC,ENT A
...........y,o.,~...r~..........'#O...~"""'-,...
Mr. Ken Lee
Planning Department
The City of Chula Vista
276 4th Avenue
Chula Vist;a, CA 92010
Pv Yf if5 eJ. CUJ V'(,,(,fNl ~
Dear Ken,
This letter is to state EastLake Development;
Company's intent regarding public use of the golf
course in EastLake Greens.
Public use of the golf course will consist of:
*
The course being open to the public for a
minimum of 18 months. PUblic play will be
subject to rules and regulations of the golf
club.
"'. -j
';-" .,~
,~~~,..!;.,'.<
-~~
..-
E4STLAKE
DEVElOPMENT
COMPANY
*
Cooperative use for the EastLake High School
Golf Team at a discounted rate.
*
Cooperative use for the U.S. Olympic Training
Center Golf Program.
* Public access to the 6,000 foot long pedestrian
trail which travels along the edge of several
golf holes.
As you are aware, an application has been submitted
regarding additional density for EastLake Greens. In
this application EastLake has stated that the golf
course will be open to the public for 10 years as an
extraordinary benefit to the City in exchange for
approval of the additional units. Until this
application is resolved we would propose that; the
above guidelines would be in effect.
Sincerely,
EASTLAKE DEVELOPMENT COMPANY
/
:'t!('_
-.
- -<..: - -;:-;- -:; --
Curt Smith
Project Manager
CS:ml
~\6.~
QOD lone Avenue
Suite 100
Chuta Vista, CA 92013
(619) 421-0127
fAX (619) 421-1830
~
l
Case No.
Fil ed:
IS IS <.{ r;
t::::>p
Receipt #
Zone:
o Z.A.
Hearing Date:
""<
,
f('_<::_ crl_~'-i
9" - Lf - yo
City of Chula Vista
Planning Department
Conditional
Application
Use
Permit
mp.C.
10 -//1-7""'
Project Location: EASTLAKE GREENS
Assessor's No. 595-320-9
Name of Applicant: EASTLAKE DEVELOPMENT COMPANY
Ap~licant's Address: 900 LANE AVENUE. SUITE 100
Zi p Code 02013
Contact Person: CURT SMITH
Phone: 421-0127
Applicant's Interest: GJ Own
o Lease
tJ In Escrow
C1 Opti on to purcnas e
Existing Use of Property: UNDEVELOPED
Proposed Use of Property (Describe in detail) CLUBHOUSE, 18 HOLE GOLF COURSE ,AND
ASSOCIATED FACILITIES INCLUDING: CLUBHOUSE; 13,000 SF BUILDING WITH RESTAURANT. SAR..
PROSHOP, RESTROOMS, & KITCHEN.
GOLF COURSE; 18 GOLF HOLES OF TOURNAMENT QUALITY, PRACTICE PUTTING GREENS, TWO COMFORT
STATIONS, AND A DRIVING RANGE WITH NIGHT LIGHTING.
MAINTENANCE FACILITY, 1 ACRE FENCED MAINTENANCE COMPOUND WITH 5,000 SF BUILDING.
ADDITIONAL INFORMATION PROVIDED ON ATTACHED SHEET.
"',- , '" r ..S;;'/Vf / "/1-1
Print. Name of Appl icant/Agent
~7::5?~M
~~ature
7-3/-YO
Date
/l01E: In order to grant a condition.1 us, permH, the following findings must be m.de by the Zoning Administrator ..
P1anning Commission:
1) That the proposed use at the part1culn location is necessary or desirable to provide a service or fdCility whiclt
contribute to the general we1T-being at the neighborhood or the cOPmunity.
2) That such use wil1 not. under the circumstances of the particular case. be detrimental to the health, safety or
gener-aJ welfare of persons residing or wod:ing in the vicinity, or injurious to property or irnprovetrents in the
vicinity.
J) That the proposed use will comply with the regulations and conditions speclffed in the Municipal Code fo.- such u,..
4) That the granting of this conditional use pennit will not .dversely affect the General PI.n of the Cfty of Chul.1tsta
o~ th~ adopted plan of any ~overnmenta1 agency.
5) The applicant I!':ay wish to add~ess these findings. If so, the applicant Indy attach another sheet.
~,A -'4
PL-I8
Rev. 11/83
FACT' SHEET
"-
CONDITIONAL USE PERMIT
\
Type of Project: OResidential OCommercial OIndustrial 00ther (explain) GOLF-cOUR
CLUBHOUSE
-- ~._-----------
Project location:
RAsnAKE GREENS
PrOject Area:
sq. ft.
155
acres
RES I DENT! Al;
-~-_.-
Number Densi ty 1 BR 2 BR 3+BR
----._--. --_-0. -- -- -- -, - _.d -- -- - ---- '.- ----"-.
units du's/acre
-- ---.- --- ~--'- n __c'I' -- - - -.
. units du' s/acre
- -- --
units du's/acre
---- ---- - - - -,
~._-~
Apartments
Si ngl e Fa mil y Attached
Othe r
--- ------ - --
Parking; Total 6n--STte-:
Total on-street:
Total:
Ra tio:
'pe'r unit.
Ga rages:-
Carports
Open
Open Space:
sq.ft./unit.
Patios:
sq.ft. Balconies:
sq. ft.
Storage Areas:
cu. ft./unit
Total Buil ding coverage
%
NON-RES I DENT! Al: CLUBHOUSE & MAINTENANCE FACILITY
Hours of Operation!>EE ATTACHFiP.m. to
p.m.
through
th rough
Tota 1 Employees
a .m. to
p.m.
Number of Shifts:
Empl oyees/Shi ft
Gross Floor Area: 13,000 sq. ft.
Existing: --0- sq.ft. Proposed:
Parking Spaces:
spaces
Ratio:
sq. ft.
Seating Capacity
/sq.ft. or Employee
If applicable
Number of Students/Children
When applicable
% 0 f the site
BUilding Coverage
0/
"
landscaping
"OTE:
FAllU'E TO UIE A PE,"IT . Failu,< to use, conditional use permit within one (1) year after the effective date
tOereof "," "~ale s,id po,mit null and void. However, the PI,nning Commission or Zoninq Adm.nistr"or may grant
dn ext~r.~ion of ti~e if requested by the applicant, provided no changes have oCCurred that would affect the
origin,1 findlnqs .hicO justifi<d tOe ,pp,oval. The permit is considered to have been used If the appltcaht hJS
conple'd the ~'oJ<Ct or spent Subst,ntial woney toward construction of the project, but if work stops for three
(3) month) after Start1ng and one (I) year has Pdssed. said permit becomes null and void.
TRAliSF[< or PERMIT TO FUTU,qE C""ERS . Unless tOe conditions of app,oval specify that the p.,m!t cannot be
transferred, the permit dopJ1es to t~e property and is transferable to future owners, provided t~e permtt has not
teCOr:1~ nuJ! and ....OIC. The new owner mdy request an extenSlon if the permit js Hi11 va.lid.
~\S-~ J 21RJ .&,
(
(
..
CITY OF CHULA VISTA
DISCLOSURE STATEMENT
APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS
WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING
COMMISSION AND ALL OTHER OFFICIAL BODIES.
The following information must be disclosed:
1. List the names of all persons having a financial interest in the application.
EASTLAKE DEVELOPMENT COMPANY
List the names of all persons having any ownership interest in the property involved.
DAVID V. TNC-.
DANIEL V, INC.
BOSWELL PROPERTIES, INC.
2. If any person identified pursuant to (1) above is a corporation or partnership, Jist
the names Qf all individuals owning more than 10% of the shares in the corporation
or owning any partnership interest in the partnership.
NONE
3. If any person identified pursuant to (1) above is a non-profit organization or a
trust, list the names of any person serving as director of the non-profit
organization or as trustee or beneficiary or trustor of the trust.
. NONE
4. Have you had more than $250 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and Council within the past twelve months?
Yes_____ No~ If yes, please indicate person(s)
Person is defined as: "Any individual, firm, copartnership, joint venture, association
soclal club, fraternaJ organization, corporation, estate, trust, receiver, Syndicate:
this and any other county, city and County, city, municipality, district or other
political subdiVision, or any other group or combination acting as a unit."
(NOTE:
Attach additional pages as
necessary.~~//~:. ;;)~'7'
C... (,.- J:':--C.:-.. ~-(.-- (~ /-(~ / /'7_~-~~-~.
Signature of appJ icant/date .
W, (I ""n-, C-""7:.?Ii:-n
~R~MiTH, EASTLAKE DEVELOPMENT COMPANY
Prlnt or type name or appllCant
WPC OlOJP
A-110
~\~. (p
(
(
EASTLAKE COUNTRY CLUB
DETAILED INFORMATION
Ch;bhoi/se-& Cart SiorageBuilding:
. - .-. ."-. - --. , . ~
The Clubhouse will be approximately 13,000 square
.-- - feet;-.-- -Uses propol3ted are-:. Re-st-auraflt,.. ki tchen,
bar/lounge, pro shop, offices, terrace adjacent to
restaurant, and restrooms. Cart storage building will
include area to park and recharge electric carts,
office & restrooms.
- '__n_ ___..
--------~._---- - ----..----.--.----
Proposed hours of operation:
- - -.._-
6:00 a.mto 10:00 p.m.
Pr()posed staff:.
GENERAL & ADMINISTRATIVE
SHIFT
1 General Manager
1 Accounting Manager
--1. Secretary
1 Accounts Payable Person
1 Clerical Helper
8 - 5
8 - 5
8 - 5
8 - 5
8 - 5
DINING ROOM STAFF
3 Waitpersons
3 Waitpersons
2 Buspersons
2 Buspersons
1 Hostess
7 - 4
4 - 10
7 - 4
4 - 10
6 - 10
LOUNGE STAFF
1 Bartender
1 Bartender
10 - 6
6 - 10
KITCHEN
1 Kitchen Manager
1 Kitchen Manager
1 Dishwasher
1 Dishwasher
3 Cooks
2 Cooks
7 - 4
4 - 10
7 - 4
4 - 10
7 - 4
4 - 10
~It>- 7
(
(
EASTLAXE COUNTRY CLUB
DETAILED INFORMATION
August 1, 1990
Page Two
GOLF SHOP STAFF
3 Shop Assistants
3 Shop Assistants
1 Shop Assistant
6 - 2
11 - 7
6 - 10
CART STAFF
2 Cart Room Attendants
2 Cart Room Attendants
1 Cart Room Attendant
6 - 2
11 - 7
3 - 7
39 Total Employees
These numbers are based on a daily basis. The total number
of employees will exceed this due to a seven day operation
requiring additional employees.
GolfcOllTse Use:
The course itself will consist of 18 golf holes,
driving range (with lighting for night use), and a
practice putting green. The course encompasses
roughly 130 acres of typical golfcourse environment
made up of extensive grass areas lined with trees.
Also included will be six man made lakes. Electric
golf carts will use concrete cart paths to access the
majority of the course. Approximately 200 rounds of
golf are expected to be played on an average day.
Proposed hours of operation: Golf Course: Dawn to
dusk. Driving Range: Dawn to 10:00 p.m.
GolfcOllTse Maintenance:
The majority of the course will be irrigated during
the non-use hours (dusk to dawn). Maintenance work
will take place starting at dawn. The maintenance
consists of all operations necessary to maintain all
components of a golfcourse (mowing, fertilizing,
seeding, repairs, etc.). The maintenance staff will
work out of a 1 acre compound containing a 5,000
square foot maintenance building. This maintenance
operation will require personnel as outlined below
~\~ - ~
(
(
EASTLAJ(E COUNTRY CLUB
DETAILED INFORMATION
August 1., 1.990
Page Three
Proposed staff:
. DESCRIPTION
1. GOlfcourse Superintendent
1 Assistant Superintendent
1 Foreman
1 Secretary
1 Fertilizer/Pesticide Operator
1 Head Mechanic
1. Mechanic
1. Irrigation Controller
1 Irrigation Repairman
1 Clubhouse Gardener
8 Greenskeepers (mower operators
and laborers)
SHIFT
6 - 2:30
6 - 2:30
6 - 2:30
6 - 2:30
6 - 2:30
6 - 2:30
6 - 2:30
6 - 2:30
6 - 2:30
6 - 2:30
6 - 2:30
18 Total Employees
These numbers are based on a daily basis. The total
number of employees will exceed this due to a seven
day operation requiring additional employees.
~\~- q
(
(
EASTLAKE COUNTRY CLUB & SWIM/TENNIS PARK
ANTICIPATED PARKING NEEDS
The parking lot proposed for these facilities will include a
total of 220 spaces. An ordinary busy day at the facilities is
expected to produce the following parking needs:
Clubhouse staff - 20 individuals
No. of spaces
20
Cart staff - 2 individuals
2
Golfers - 164 individuals
(Assume 1/2 as many cars due to ride sharing)
82
Patrons in Restaurant/Lounge - 60 individuals
(Assume 2/3 as many cars due to ride sharing)
40
-------
Clubhouse/Golf Course number of vehicles
144
Swim & Tennis facility (Includes 8 tennis courts and junior
olympic swimming pool)
Staff - 3 individuals
3
Tennis - 32 people playing
16 people waiting or finished = 48 24
(Assume 1/2 as many cars due to ride sharing
& walking)
Swimming - 40 people swimming/sunbathing
(Assume 1/2 as many cars due to ride sharing
& walking)
20
--------
Swim & Tennis number of vehicles
47
Total number of vehicles
191
A peak day is expected to include all of the above except in lieu
of 60 Restaurant/Lounge patrons there will be a banquet with 200
individuals in attendance. Assuming 1/2 as many cars due to ride
sharing means 100 vehicles. Deducting the 40 vehicles assumed
for the 60 patrons in the ordinary scenario produces a new total
of 251 vehicles. This means 31 vehicles will be parking on
Clubhouse Drive. Clubhouse Drive has been approved for parking
on the North side. With the standard Space needed to park
parallel being 23 feet a total length of 713 feet would be
needed. The frontage adjacent to the Clubhouse and Swim/Tennis
Park is in excess of 1,000 feet.
Ql\~ - 10
AMENDMENT TO MOTION
I"councilman Malcolm amended his motion
'~ C ity - wid e II
The motion carried unanimously.
'J Councilman Malcolm also stated he had a problem with the golf
/ Course: He spoke to EastLake and they agreed to do something
other than a private golf course; the general public ought to have
a right to use the open space; EastLake has an obligation to the
public. He asked the City Attorney if Council could leave a
condi tion where EastLake has to be wi 11 i ng to open up to some type
of pUblic use, to be determined by the City of Chula Vista at a
later date by the Parks & Recreation staff and other gal fing
facilities i.n EastLake to come back with some type of
\ recommendation:'
\
"
to
de let e
the
word
Assi stant Ci ty Attorney Rudol f, in response to Counci 1 man
t~alcolm's question noted that if that condition would be
consistent with what,was already approved in Resolutions B, C, and
D; if that ,issue is not already addressed in those provisions,
then this condition would be inconsistent.
It was 'noted by Mr. Gray that this would not be inconsistent with
anything Council has acted upon thus far because nothing in the
plans really speak to the private v. pu~lic natu~901f
course.
Mr. Santos noted that EastLake Country Cl ub is envisioned to be a
privately owned and operated Club; it is not a municipal course.
When it is crpened in 1991, it will be open for public play for a
period of time which has not yet been determined. The community
has expressed a desire to have this available for a
communi ty-a t-l arge use. There wi 11 be a CUP for the gol f course
perm-it and at that time the whole concept of the publ ic v. private
play can be addressed.
MOTION
MSUC (Malcolm/Nader) to add this as Condition #80 - prior to any
operation of the Golf Course that an a~reement between the City of
Chula Vista and EastLake regarding publlC play be entered into, to
be considered as part of the procedure with the Conditional Use
Permit.
MSUC (Nader/Moore) Condi ti on #81
Commission's recommendations:
to incorporate the Planning
~
VOTE ON MAP
RESOLUTION E OFFERED BY ~iAYOR COX, as amended, the reading of the
text was waived by unanimous consent, passed and approved with
Councilman Nader and Councilwoman McCandliss voting no.
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.=-~,=-=--
160."
000wI So-c.
30.8
TOTAL
227.8
Cormuyty Tr,,~ (Thema, ^.-
lC.......ndor)
Podeacnan Walta
NOTE: Go' Co
ura8d8llIgnlscon~luaj.
SOURCE: anti & A .
ssocrates. 1989
-~ ERC
_ Environmental
and Energy
ServIces Co.
Site Utilization Plan
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1000
FEET
F I G U R E
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CllY OF
CHUIA VISTA
PLANNING DEPARTMENT
September II, 1990
Mr. Kent Aden
EastLake Development Company
900 Lane Avenue, Suite 100
Chula Vista, CA 92013
Dear Kent:
I am- transmitting to you the Final Report on the EastLake Greens Density
Bonus prepared by Bud Gray. The report appears to adequately address all
of the pertinent issues. The alternative courses of action are laid out
in the Conclusion section.
I understand from Bud Gray that he briefed you on August 23, 1990, and that
there is g~eral agreement on the analysis and conclusions contained in the
report.
If you wish to discuss the report with either Bud or me, please let me know
and I will be happy to set up a meeting.
Yours very truly,
;tIJ It tk
Robert A. Leiter
Director of Planning
RAL:BG/nr
Enclosure
cc: Ken Lee
0l'6- 1'1
276 FOURTH AVENUE CHULA VISTA. C.\lIFORNIA 920'016191691-5101
r ".( 'LUSIONS
----.
11te. ~()nclusions of this review of the Eastlake Development
';\.A'Nfr,61~uest are as follows:
. ), The approved Eastlake II project is above
mid-point of the density range.
t
t...
2). An additional 835 units would trigger the
need for a fmding of exceptional and
extraordinary benefit to be consistent with
Section 6.2.
3). If the additional 835 units is proposed to be
clustered on 40 acres within the Eastlake
Greens project area, the clustering
would need to meet the criteria for clustering
residential projects in Section 6.3, as well
as be consistent with Section 4.1.
~e available courses of action for Eastlake Development Company are to:
I). Amend the approved Eastlake II General
Development Plan in a manner that would
be consistent with the amended General Plan
policies contained in Sections 4.1, 6.2 and 6.3;
or
22
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2). Amend the General Plan Map and the related
Eastlake II GDP and SPA plan maps.
Either of the above approaches would also involve CEQA as well as an
amendment to the Eastlake II development agreement.
The estimated time to process either of the alternative approaches could
take approximately six (6) months to nine (9) months. A supplemental or
focused environmental impact report requirement instead of a Negative
Declaration would extend the process.
23
3J6 - If.
May 11, 1989
Mr. John Goss
City Manager
City of Chu1a Vista
276 Fourth Avenue
Chula Vista, CA 92010
Subject: Request for Permission to Advance Grade
Golf Course
Dear John:
In February 1989, EastLake Development Company
initiated the mass grading program for a maJor new
high school and community park within the proposed
EastLake Greens neighborhood. As you are aware,
the joint decision by the City of chula Vista and
EastLake Development Company to commence mass
grading under an advanced grading permit prior to
formal approval of the EastLake Greens tentative
map was based on both schedule considerations of
the Sweetwater Union High School District and
commitments inherent to the executed Statement of
Intention between the City and EastLake Development
Company. That is to say, it was our hope and
intention to phase the needed high school and
community park grading with the anticipated
processing schedule for the EastLake Greens
tentative map such that completion of the advanced
grading would coincide with issuance of grading
permits for the balance of the EastLake Greens
area. Unfortunately, the advanced grading of the
high school/park has proceeded on schedule and is
anticipated to be completed by June 1, 1989 while
the processing of the EastLake Greens tentative map
has slipped two months from the date stipulated in
the executed Statement of Intention. For the
reasons presented below, EastLake Development
Company must now request an expansion of the
advanced grading permit area.
Advanced grading of the future EastLake High School
site was started in February in an effort to insure
that the new school would be operational in 1991 to
address critical needs of the school district _
needs that extend well beyond the limits of the
proposed EastLake Greens neighborhood. In a
conscious effort to address educational facility
needs of the District and related quality of life
goals of the city, EastLake Development Company has
;Ug- 11
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E4STlAKE
DEVelOPMENT
COMPANY
Eastlake Business Center
900 lane Avenue
SUite 100
Chura Vislo. CA 92013
(619) 421.0127
Mr. John Goss
May 11, 1989
Page Two
diligently pursued approximately $2 million worth
of mass grading based almost solely upon the
EastLake Greens processing schedule inherent to the
statement of Intention. Completion of high
school/park grading was planned to coincide with
the scheduled issuance of mass grading plans (1" =
100 ft. scale) such that the EastLake Greens
grading operation could be a continuous effort with
the risk of having to sUspend grading operations,
and the related costly demobilization and
remobilization efforts, subject only to the City's
entitlement decisions for the EastLake Greens
tentative map.
While we initially moved rapidly to mass grade the
high school site to meet the Districts needs, we
have recently been attempting to prolong the high
school site grading as much as possible in what now
appears to be a futile attempt to avoid a costly
suspension of the grading operation pending receipt
of additional grading permits.
'*
Even so; this request for additional advanced
grading permits is not justified solely on the
provisions of the statement of Intention. While
the economic hardship of a discontinuous grading
operation is certainly of concern to us, our
primary reason for requesting additional advanced
grading permits at this time pertains to a critical
need to proceed with the grading and related
construction of the golf course inherent to the
EastLake Greens program. That is, it is absolutely
essential that the commencement of golf course
grading not be delayed beyond June 15, 1989 since
such a delay would result in a missing of the 1990
"growing season" associated with the seeding and
maturing of golf course turf. Missinq of this
"rowin season" will result in a one ,ear dela in
completion of the 18 hole qolf course for
recreational play.
;f<
The effect of delaying the golf Course a full year
is enormous. From the city of Chula Vista's
perspective, two key consequences can be
identified. First, the current unmet pUblic demand
for olf course play would only be exasperatea by-a
one year delay in East~a e go course compre-c~
It should be emphas~ze here that the EastLake
Greens golf course is currently intended to be
QH&- /1
Mr. John Goss
May 11, 1989
Page Three
available for public play in its initial years of
operation. Secondly, EastLake Development Company
is actively working with representatives of the
Olympic movement in an effort to establish golf as
a-demonstration sport for the 1992 olympics with
the EastLake Greens golf course serving as an
extended training facility associated with the USOC
Olympic Training Center located on Lower Otay
Reservoir.- With respect to any efforts to tie the
golf course to the 1991 opening of the Olympic
Training Center facility and the related program
needs associated with the 1992 Summer Olympics, a
one year delay in golf course construction could be
disastrous. Conversely, advanced grading of the
golf course would allow the facility to be
completed in a timely fashion to support the
potential needs of the
Olympic movement while potentially garnering
additional prestige for the city of Chula Vista.
It is with all the above in mind that EastLake
Development Company respectfully requests
permission to advance grade the EastLake Greens
golf course. More specifically, we are requesting
that a mass grading permit be issued pertaining to
the 1" = 100 ft. scale mass grading plans currently
being plan checked by the City's public works
staff. Based upon the plan check schedule, an
advanced planning permit would allow us to initiate
golf course grading by June 15, 1989 a date that
would leave little leeway in our efforts to plant
the golf course in 1990.
While we are requesting that the City deviate from
its current policy, we believe that the request is
more than justified for the reasons given above.
Further, we would be fully prepared to address
concerns that the city might have regarding the
advance grading. With respect to some of the
concerns anticipated, the following observations
are offered:
1. The grading would proceed in
accordance with a certified EIR in
that the EastLake Greens EIR has
been issued in draft form and is
currently scheduled for a pUblic
hearing and certification by the
planning commission on May 24, 1989.
a\S - If:!
Mr. John Goss
May 11, 1989
Page Four
2. The grading would be performed in
accordance with grading plans
approved by the City of Chula Vista.
It should be noted that the 1" = 100
ft. scale mass grading plans
referred to do not create any
building pads within the EastLake
Greens neighborhood. The city could
consider further restricting grading
to the golf course and only those
adjacent areas necessary to achieve
the grading of the golf course.
3. EastLake Development Company is
prepared to provide necessary
completion bonds to insure that
grading would be completed in a
satisfactory manner at no financial
risk to the City of Chula Vista.
4. While the golf course area currently
extends beyond the city limits of
the City of chula Vista, it is our
understanding that the grading
permit can be conditioned to allow
grading only on land within the City
and to further restrict grading to
an area that would create no off-
site drainage or erosion control
problems.
EastLake Development Company is proceeding with
major pUblic facilities improvement programs well
in advance of any entitlements for the EastLake
Greens neighborhood. In addition to the major high
school construction program referenced above, we
are also moving ahead rapidly with efforts to widen
Telegraph Canyon Road to 6-lanes, implement a major
new terminal storage reservoir for the Otay Water
District as well as a major new community park for
the City of Chula Vista, both within the EastLake
Greens neighborhood. These efforts and others are
being made in the spirit of good faith and
cooperation such that both pUblic and private goals
can be achieved and the City of chula Vistas
quality of life enhanced. We now need the City's
help such that we can advance another major project
addressing mutual goals in both a direct and
indirect manner. To this extent, we are only
asking that we be allowed to maintain the
~ 16 - 2,0
,Mr. John Goss
May 11, 1989
Page Five
Underlying schedule commitments inherent to the
Statement of Intention executed with the City while
mitigating the disastrous effects of a schedule
slippage that oc<;:urred: for: reasons'_beYODd: our
Control. I trust that. this is a:request that the
City will find Pot~:justified and appropriate.
Please advise US:Qf-thEh$t~ps..necessary..to. obtain. ..
the City's permission to ' proceed' with the requested
advanced grading. For reasons that should be
obvious from the above; your help in expediting
this request would be greatly appreciated.
Sincerely, .. ..
~~c(~1,.."n '
Robert L. santos~~.
Senior Vice President
RLSjdmd
cc: George Krempl
John Lippitt
Bob SnYder
Kent Aden
David KUhn
~,~ - ~ I
.~-----_..
Minutes of a
Regular Meeting of the
PARKS AND RECREATION COMMISSION
Thursday 6:00 p.m.
December 13, 1990
Parks and Recreation
Conference Room
*******************
CALL MEETING TO ORDER
ROLL CALL
1. APPROVAL OF THE MINUTES of the meeting of November 15, 1990.
Motion to approve the minutes of the meeting of November 15,
1990.
MSC WILLETT/LIND 4-0 (Sandoval-Fernandez abstained, not in
attendance)
2 . PUBLIC HEARINGS OR REMARKS
None
3. UNFINISHED BUSINESS
a. EastLake Golf Course
Director Valenzuela briefly reiterated to the Commission the
Department's recommendation for the term of public play at the
proposed private EastLake Golf Course. The Department
recommends public use of the golf course for at least the
first five years of operation, and use by Chula vista
residents only at non-prime tee times for the next five years.
Motion to support the staff recommendation as outlined in the
staff report with a strong recommendation that adequate
notification of the privatization be given via signage and
written notice to golfers in years 1, 3 and 5.
MSUC WILLETT/ROLAND 5-0
b. EastLake Communitv Center
The Department I s Landscape Architect Martin Schmidt introduced
Andrew Rodriguez and Frank Bretton from the firm of
Delawie/Bretton/Wilkes, Associates AlA who presented the
~,&- '2.t.
revised plan for the EastLake Community Center. The revisions
were made based on the comments from the Commissioners at
their last meeting.
Motion that the Commission accept the revisions as presented.
MSUC WILLETT/HALL 5-0
4. NEW BUSINESS
a. Report on CV2000 Environment & Open Space Subcommittee
Recommendations
Lance Fry of the Planning Department presented proposals from
the Chula vista 2000 subcommittees.
commissioner willett addressed the area north of Swiss Park,
and pointed out that this area is not included in the Otay
Regional Park. He feels that a study should be made of this
area.
Director Valenzuela stated that such a study has been done and
that he will furnish it to commissioner willett.
Motion to support the first recommendation, to develop open
space, parks and trails in the region west of 1-805.
MSUC WILLETT/ROLAND 5-0
Motion to support the second recommendation, to develop a tree
planting plan on the existing trail systems.
MSUC WILLETT/LIND 5-0
The third proposal was to place citizens from environmental
groups on commissions and committees dealing with
environmental and open space issues.
Staff's recommendation was not to specifically place
with environmental backgrounds on commissions, but to
the existing structure of commissions and update
necessary the qualifications for appointment.
people
review
where
commissioner willett objects to the word "place". For this
reason he would support staff's recommendation, but not the
CV2000 recommendation to "place people on commissions."
Chair Sandoval-Fernandez does not support
recommendation or the staff recommendation to
structure and responsibilities of Commissions.
the CV2000
review the
commissioner willett stated that the structure and
responsibility of commissions is under the purview of the City
Manager.
a 'f>-.13
Motion not to support the CV2000 recommendation to place
members of environmental groups on boards and commissions; not
to support staff's recommendations to review the structure and
responsibility of boards and commissions as the Commission
feels that this is the responsibility of the City Manager; and
to support staff's recommendation to improve communication
with the public regarding the City's development review
process.
MSUC WILLETT/HALL 5-0
b. Tennis Center Aqreement
Director Valenzuela gave some background on the tennis
professional's contract history with the city and introduced
Acting Recreation Superintendent John Gates who presented
highlights of the two year contract currently being proposed.
The contract is basically unchanged with the exception that
the number of hours allowed for private lessons for the
juniors tennis program have been expanded. The previous
agreement allowed a total of 58 court hours for the juniors
program whereas the new agreement allows for expansion to 81
court hours. Mr. Gates noted that the juniors program is a
very successful program which serves a number of families in
the city. Staff, therefore, favors the expanded hours set
forth in the contract, and feels that these hours strike a
fair balance between enhancement of the juniors program and
public access to the courts.
Director Valenzuela pointed out that Mr. Chaboudy, the tennis
professional, takes exception to the weekday hours of only 2
courts between 6:30 and 7:00 pm. He would prefer to use all
four courts until 7:00 pm Monday through Friday.
Linda Sher, a resident of Chula Vista, spoke in favor of
allocating all four courts to the juniors program between the
hours of 6:30 and 7:00 pm on weekdays. It is her feeling that
the quality of the program and the number of families served
by the program warrants this usage. In addition, she feels
that there is not a great demand for the general pUblic to use
the courts during that time period. Ms. Sher further
suggested that the City furnish lighting for some of the
Southwestern College courts to provide more court space for
adults.
Jerry Prior, a resident of Bonita, spoke in favor of the
expanded court usage. He is the parent of three participants
in the juniors program. He feels that if the extra court time
were allocated, the program might be able to accommodate some
of the children who are on the waiting list.
Q\& - 2 ~
commissioner Hall suggested as an alternative to lighting the
Southwestern courts, that lights be retrofitted at Castle
Park, Chula vista and Hilltop High Schools. Then if the
juniors program needed to be expanded an agreement could be
made to use these courts for the expansion.
Director Valenzuela stated that these lights are currently
being retrofitted and should be operational within the next
few weeks. He stated that he did not see any problem with
entering into a facility use agreement with the school
district for such a use of these courts.
Commissioner willett said that the geographical location
supports the lighting of two courts at Southwestern College.
commissioner willett stated that he feels strongly that the
term of the contract should be for 5 years. It is his opinion
that it is very difficult for a small businessperson to
operate under anything less that a 5 year contract as it is
too difficult to develop a long range business plan. He also
feels that the tennis center agreement should be consistent
with the agreement the City has with the golf course.
In addition, he expressed his concerns that the contract could
be broken on 30 days notice from the City Manager, and that
there is no defined "measuring stick" for the tennis
professional's performance.
Commissioner willett feels that the City is "micro-managing"
with this contract and he does not feel that this is warranted
given the history and quality of the tennis professional's
performance. He supports more hours for the juniors program
and in addition, he supports lighting of additional tennis
courts.
Commissioner willett suggested that staff revise the contract
so that it reads consistent with the contract that was
negotiated with the golf course and resubmit the revised
contract to the City Manager.
Director Valenzuela pointed out that the golf course was a
much different entity with a much different type of situation.
He does not feel that the language of the golf course contract
would be particularly appropriate to the tennis center.
commissioner Roland thinks that it does not make sense to
limit the hours used for the program if no adults are waiting
to use the courts.
Chair Sandoval-Fernandez stated that she strongly feels that
public access to the courts would be severely restricted by
giving the tennis professional unlimited access to the courts.
She does not feel that it is fair to severely jeopardize
public access to the courts to support private fee-paid
~,&- ~S-
lessons no matter how high the quality of those lessons may
be. She supports the currently proposed contract hours.
Motion to recommend to Council that the term of the contract
be changed from 2 years to 5 years.
MSC WILLETT/HALL 3-2 (Roland - Sandoval-Fernandez opposed)
Motion to eliminate the ending time requirement for the
juniors program and allow continued lessons on all courts
provided no adults are waiting to use the courts on any given
day.
Chair Sandoval-Fernandez restated her strong opposition to
this motion. She feels that it is not right for the City to
restrict public access to the public courts in this manner.
MSC WILLETT/HALL 3-2 (Roland - Sandoval-Fernandez opposed)
Motion to recommend to staff that they consider lighting
courts at Castle Park, Hilltop and Chula vista High Schools
rather than lighting the courts at Southwestern College.
MSUC HALL/ ROLAND 5-0
c. FYl99l-92 Budqet Process and Budqet Supplementals
Principal Management Assistant Stokes gave an overview of the
budget process; then Director Valenzuela outlined the proposed
departmental budget for the Commissioners.
Commissioner Willett asked whether any modems had been ordered
for the computers so that computers at recreation centers
could communicate with those at City Hall.
Director Valenzuela stated that the Department did not have
any computers out in the field at this time; however, he
thought that it was an excellent idea for the future.
Commissioner Hall pointed out that this would be of particular
advantage when the new recreation facilities in the eastern
territories are completed.
Commissioner willett asked whether prison labor could be used
to clean up open space areas.
Principal Management Assistant Stokes stated that prison labor
was currently being used in some of the open space districts,
and that these districts were selected by the Open Space
Coordinator.
5. COMMUNICATIONS
~\& - ~<-
a. Written Correspondence
NONE
b. Commissioners' Comments
Commissioner willett discussed the activities of the tall ship
Californian as they relate to the youth of Chula Vista.
Commissioner Willett stated that the Olympic Training Center
is putting in a beautiful archery range, and that it is his
understanding that the Chula Vista Department of Parks and
Recreation will have access to it to run archery programs.
Commissioner Hall wished everyone a Merry Christmas and Happy
New Year.
commissioner Roland inquired about the changes to the
Lauderbach Community Center, and commented that the on-site
personnel did not seem to have any information about the
changes.
Director Valenzuela stated that he is not aware of any major
changes to the Center, but he will check to see if any
maintenance and repair is being done currently.
Chair Sandoval-Fernandez reiterated her concerns about the
EastLake Golf Course. She is concerned that the developer
will try to use the pUblic access as leverage to garner
concessions from the Planning Department. She would like to
have the item included on next month's agenda to inform the
Commissioners the criteria for private membership in the golf
course.
6. MONTHLY REPORT from the Director of Parks and Recreation
Director Valenzuela called the Commissioner's attention to the
new winter Recreation brochure, and stated that the graphics
have been entered into a competition sponsored by the
California Parks and Recreation Society.
ADJOURNMENT to the regularly scheduled meeting of January 17, 1990.
Respectfully submitted,
,7
/; j
~/r!'
Carole C. Stohr
/)'.
{J::tl \
~,8.... ~7
COUNCIL AGENDA STATEMENT
~
Item-21C.
Meeting Date 1/15/91
ITEM TITLE:
Public Hearing: PCC-91-14 Conditional use permit for EastLake
Greens Golf Course and related facilities EastLake
Development Company
Resol ut ion 1(,;0'''' Approvi ng Cond i t i ona 1 Use Permit for
EastLake Greens Golt cour/se and related facilities
Director of Planning .tI_
City Manager 7 '1tP /' (4/5ths Vote: Yes_No_X..J
SUBMITTED BY:
REVIEWED BY:
This item involves a conditional use permit for an 18 hole golf course, a
driving range with night lighting, a 13,000 square foot clubhouse with
restaurant, bar, pro shop, restrooms and kitchen, and a one acre fenced
maintenance compound with a 5,000 square foot building, proposed by EastLake
Deve 1 opment Company at EastLake Greens. The preci se 1 ocat i on is depi cted on
attached Exhibit A.
RECOMMENDATION: That Council adopt the resolution approving PCC-91-14 for
the EastLake Greens Golf Course and related facilities in accordance with the
recommendations of the Planning Commission and Parks and Recreation Commission.
BOARDS/COMMISSIONS RECOMMENDATION: On May 7, 1990, the Design Review
Committee voted 3-0 to approve the project design (reference DRC-90-37).
On October 24, 1990, the Planning Commission voted 4-0 to recommend that
Council approve the project in accordance with Resolution PCC-91-14.
On December 13, 1990, the Parks and Recreation Commission reviewed the issue
of publ ic vs. private use of the golf course and voted 5-0 to recommend that
Council include the following as conditions to the CUP:
1. Allow publ ic use of golf course for at least the first five years of
operation. Adequate notification of the privatization to be given via
signage and written notice to golfers in years 1, 3 and 5.
2. Provide Chula Vista residents golfing privileges at non-prime tee times
(after 12:00 noon) after the golf course is converted to a private club
for the next fi ve years. Green fees to be comparabl e to the average
green fees of quality semi-private golf courses in San Diego County. The
four comparable courses would be Singing Hills, Rancho San Diego, Pala
Mesa and Carlton Oaks.
3. Adequate notification of privatization to be given via signage and
written notice to golfers in years 1, 3, and 5.
The Council resolution incorporates these conditions as well as those
recommended by the Planning Commission.
;a\e-'
Page 2, Item~
Meeting Date 1/15/91
DISCUSSION:
This proposal involves a request for a conditional use permit for a golf
course and related facil it i es to be located withi n the previ ously approved
EastLake Greens Sectional Planning Area. The golf course will consist of 18
golf holes, a driving range with night lighting, and a practice putting
green. The course encompasses approximately 130 acres of turf 1 ined with
trees, six man-made lakes, and concrete paths for electric golf carts. A
trail system is included along the edge of portions of the course.
The course will operate from dawn to dusk, except the driving range which will
remain open until 10:00 p.m. Irrigation of the course consists of reclaimed
water and will occur mostly during non-peak hours. A backup irrigation system
using potable water will be used for the greens areas if they start fail ing
due to poor quality of the recl aimed water. Mai ntenance wi 11 occur duri ng
regul ar hours; maintenance staff wi 11 have a one-acre compound with a 5,000
square foot building.
The proposed 13,000 square foot clubhouse will house a restaurant with
terrace, bar, kitchen, pro- shop, offi ces, restrooms and golf cart storage.
The clubhouse will operate from dawn to 10 p.m. Parking for the proposed uses
includes 220 spaces on-site plus provisions for approximately 100 on-street
parking spaces on Clubhouse Drive (Exhibit "B"). Twenty-six of the 220
on-site spaces will be built with the future swim and tennis facilities
proposed at the corner of Hunte Parkway and Clubhouse Drive.
Staff has reviewed the applicants analysis of parking needs as well as parking
associ ated wi th other golf cl ub developments and concurs that the parki ng
provided is adequate for the facil ities proposed. The hours of operation as
proposed by the applicant are also to staff's satisfaction. However, a
recommended condition of approval (Condition #3) states that the city may
cons ider addi t i ona 1 restri ct ions on hours of operation or other ope rat i ona 1
factors if complaints regarding noise or lighting arise in the future when the
residential areas are developed. (It should be noted that this condition has
been revi sed since the Pl ann i ng Commi ss i on heari ng to i ncl ude reference to
lighting as well as noise. In addition, staff is recommending a new condition
(Condition #8) which allows the City to impose additional conditions, as
needed, subject to meeting certain specified criteria.
The Addendum to the Supplemental EIR discusses mitigation and monitoring
measures proposed for impacts associated with potential noise, lighting,
hazardous materi a 1 s and waste, and water quality. The study concl udes that
impacts will be mitigated through operating conditions and monitoring programs.
RECOMMENDED CONDITIONS OF APPROVAL:
1. The mit i gat i on measures and monitori ng program adopted for the Addendum
to Supplemental EIR 86-4 and lighting addendum are incorporated herein by
reference (see also Planning Commission Resolution PCC-91-14).
2. Pri or to the ope rat i on of the golf course, an agreement wi 11 be entered
into between the golf course operator and the City of Chula Vista
detailing the parameters of public use to include the following:
;l\C- 2..
Page 3,
Meeting
Item :2\~
Date 1/15/91
a. Allow public use of golf course for at least the first five years of
operat i on. Adequate not i fi cat i on of the pri vat i zat i on to be gi ven
via signage and written notice to golfers in years 1, 3 and 5.
b. Provide Chula Vista residents golfing privileges at non-prime tee
times (after 12:00 noon) after the golf course is converted to a
private club for the next five years. Green fees to be comparable
to the average green fees of qual ity semi -private golf courses in
San Diego County. The four comparable course would be Singing
Hills, Rancho San Diego, Pala Mesa and Carlton Oaks.
c. Adequate notification of the privatization to be given via signage
and written notice to golfers in years 1, 3 and 5.
3. Thi s condit i ona 1 use permit may be brought back for Pl ann i ng Commi ss i on
review, based on complaints received regarding noise, and/or lighting
associated with operations of the course and clubhouse facil ities. Said
review may include a further restriction on operating hours, adoption of
noise attenuating devices, or other means that would mitigate the
complaints received.
4. Prior to issuance of building permits for the maintenance building, any
necessary lot line adjustment applications will be filed with the City
Planning Department.
5. On site fire hydrants will be required subject to the review and
determination of the Fire Marshal in conjunction with construction plans.
6. Automat i c 1 i ght i ng controls shall be i nsta 11 ed to ensure 1 i ght i ng turns
off at 10:00 p.m.
7. The low level lighting system shall be re-oriented to face a more
southerly direction, per the EastLake Greens Lighting Report, subject to
approval of the Director of Planning.
8. This permit shall be subject to any and all new, modified, or deleted
conditions imposed after adoption of this resolution to advance a
legitimate governmental interest related to health, safety or welfare
which City shall impose after advance written notice to the permittee and
after the City has given to the permittee the right to be heard with
regard thereto. However, the Ci ty, in exerci sing th i s reserved
ri ght/condit i on, may not impose a substant i a 1 expense or depri ve
Permittee of a substantial revenue source which the Permittee can not, in
the normal operat i on of the use permitted, be expected to economi ca lly
recover.
FISCAL IMPACT: Not applicable.
WPC 8765P
~lc,- 3/';'1 C - 4-
RESOLUTION NO. lCs>o I L
RESOLUTION OF THE CITY COUNCIL OF THE
CHULA VISTA APPROVING CONDITIONAL USE
FOR EASTLAKE GREENS GOLF COURSE AND
FACILITIES
CITY OF
PERMIT
RELATED
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, this item involves a conditional use permit for
an 18 hole golf cour se, a driving range wi th night lighting, a
13,000 square foot clubhouse with restaurant, bar, pro shop,
restrooms and kitchen, and a one acre fenced maintenance compound
wi th a 5,000 square foot building, proposed by EastLake
Development Company at EastLake Greens; and
WHEREAS, on May 7, 1990, the Design Review Committee
voted 3-0 to approve the project design (reference DRC-90-37); and
WHEREAS, on October 24, 1990, the Planning
voted 4-0 to recommend that Council approve the
accordance with Resolution PCC-91-14; and
Commission
project in
WHEREAS, on December 13, 1990, the Parks and Recreation
Commission reviewed the issue of public vs. private use of the
golf course and voted 5-0 to recommend that Council include the
following as conditions to the CUP:
1. Allow public use of golf course for at least the
first five years of operation. Adequate
notification of the privatization to be given via
signage and written notice to golfers in years 1, 3
and 5.
2. Provide Chula Vista residents golfing privileges at
non-pr ime tee times (after 12: 00 noon) after the
golf course is converted to a private club for the
next five years. Green fees to be comparable to
the average green fees of quality semi-private golf
courses in San Diego County. The four comparable
courses would be Singing Hills, Rancho San Diego,
Pala Mesa and Carlton Oaks.
3. Adequate notification of privatization to be given
via signage and written notice to golfers in years
1, 3, and 5.
~ \C...-S
-1-
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby approve PCC-91-14 Conditional
Use Permit for EastLake Greens Golf Course and related facilities
based on the following findings:
1. That the proposed use at the particular location is
necessary or desirable to provide a service or facility which
will contribute to the general well being of the neighborhood or
the community.
The golf course will provide a recreational facility for
existing populations and for the future residents of the
EastLake Greens community. The clubhouse with
restaurant and lounge facilities will also provide a
potential recreational and banquet facility. The open
space created by the golf course will provide an
attractive green belt area and the trail system
associated with it will provide additional recreational
alternatives.
2. That the use will not, under the circumstances of
the particular case, be detrimental to the health, safety or
general welfare of persons residing or working in the vicinity,
or injurious to property or improvements in the vicinity.
The site has been designed as part of the EastLake
Greens sectional Planning Area to avoid the creation of
traffic hazards or congestion. Adequate parking will be
provided on-site and along Clubhouse Drive. Grading,
landscaping and necessary fencing will be provided where
course facilities are in close proximity to residential
areas. Lighting of night facilities has been designed
and will be monitored to mitigate impacts to residential
areas and traffic on Hunte Parkway.
3. Tha t the proposed use will comply wi th the
regulations and conditions specified in the code for such use.
The proposal complies with all conditions specified in
the zoning ordinance for golf course/country clubs,
section 19.58.090. Compliance with all other applicable
codes, regulations and conditions will be required prior
to issuance of building permits.
4. That the granting of this conditional use
will not adversely effect the general plan of the City
adopted plan of any government agency.
permit
or the
The golf course is an integral part of the EastLake
Greens Sectional Planning Area Plan which was approved
in conformance with the General Plan designation of
low-medium residential, 3 to 6 dwelling units per acre.
eX 'G- ~
-2-
BE IT FURTHER RESOLVED that said Conditional Use Permit
is subject to the following conditions of approval:
1. The mitigation measures and monitoring program
adopted for the Addendum to Supplemental EIR 86-4
and lighting addendum are incorporated herein by
reference (see also Planning Commission Resolution
PCC-91-14) .
2.
Prior to the operation of
agreement will be entered
course operator and the
detailing the parameters of
the following:
the golf course, an
into between the golf
City of Chula Vista
public use to include
a. Allow public use of golf course for at least
the first five years of operation. Adequate
notification of the privatization to be given
via signage and written notice to gOlfers in
years 1, 3 and 5.
b. Provide Chula Vista residents gOlfing
privileges at non-prime tee times (after 12:00
noon) after the golf course is converted to a
private club for the next five years. Green
fees to be comparable to the average green
fees of quality semi-private golf courses in
San Diego County. The four comparable course
would be Singing HillS, Rancho San Diego, Pala
Mesa and Carlton Oaks.
c. Adequate notification of the privatization to
be given via signage and written notice to
golfers in years 1, 3 and 5.
3. This conditional use permit may be brought back for
Planning Commission review, based on complaints
received regarding noise, and/or lighting
associated with operations of the course and
clubhouse facilities. Said review may include a
further restriction on operating hours, adoption of
noise attenuating devices, or other means that
would mitigate the complaints received.
4.
Prior to issuance of
maintenance building,
adjustment applications
Planning Department.
building permits for
any necessary lot
will be filed with the
the
line
City
~\c..-7
-3-
5. On site fire hydrants will be required sUbject to
the review and determination of the Fire Marshal in
conjunction with construction plans.
6. Automatic lighting controls shall be installed to
ensure lighting turns off at 10:00 p.m.
7. The low level lighting system shall be re-oriented
to face a more southerly direction, per the
EastLake Greens Lighting Report, subject to
approval of the Director of Planning.
8. This permit shall be subject to any and all new,
modified, or deleted conditions imposed after
adoption of this resolution to advance a legitimate
governmental interest related to health, safety or
welfare which City shall impose after advance
written notice to the permittee and after the City
has given to the permi ttee the right to be heard
wi th regard thereto. However, the Ci ty, in
exercising this reserved right/condition, may not
impose a substantial expense or depr i ve permittee
of a substantial revenue source which the permittee
can not in the normal operation of the use
permitted, be expected to economically recover.
Robert A. Leiter, Director of
Planning
8406a
Bruce M.
as
M~
, City Attorney
Presented by
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CITY OF CHULA VISTA
DISCLOSURE STATEMENT
APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS
WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING
COMMISSION AND ALL OTHER OFFICIAL BODIES.
The f0110wing information must be disc1osed:
1. List the names of a11 persons having a financia1 interest in the app1ication.
EASTLAKE DEVELOPMENT COMPANY
List the names of a11 persons having any ownership interest in the property invo1ved.
DAVID V. TNC.
DANIEL V, INC.
BOSWELL PROPERTIES, INC.
2. If any person identified pursuant to (1) above is a corporation or partnership, 1ist
the names of a11 individua1s owning more than 10% of the shares in the corporation
or owning any partnership interest in the partnership.
NONE
3. If any person identified pursuant to (1) above is a non-profit organization or a
trust, 1ist the names of any person serving as director of the non-profit
organization or as trustee or beneficiary or trustor of the trust.
NONE
4. Have you had more than $250 worth of business transacted with any member of City
staff, Boards, Commi ss ions, Committees and CounciJ with in the past twe 1ve months?
Yes____ No~ If yes, p1ease indicate person(s)
Person is defined as: "Any individua1, firm, copartnership, joint venture, association,
socla1 c1ub, fraterna1 organization, corporation, estate, trust, receiver, syndicate,
this and any other county, city and county, city, municipa1ity, district or other
po1itica1 subdivision, or any other group or combination acting as a unit."
(NOTE: Attach addit iona 1
pages as necessary.y; ~//.;;:_ ')~A""::'.'__
c, '. .e., L ~,- (.:,...- / . L ."__
Signature of app1icant/date
\v. /Irl<hv-) C:'"-:~72fi;--/1
~ IC _10 .GUR"i'=SMi'PH, EASTLAKE DEVELOPMENT COMPANY
~ , Prlnt or type name of app11cant
WPC 0701 P
A-11O
--~-
EastLake Development Company
Attn: Curt Smith
900 Lane Avenue
Chula Vista, CA 92013
Century American
Attn: Mike Prinslow
23421 South Pointe Drive
Suite 200
La9una Hills, CA 92653
Davidson Communities
12520 High Bluff Dr. #300
San Diego, CA 92130
Lane Kuhn Pacific Dev.
Attn: John Davis
14 Corporate Plaza
Newport Beach, CA 92660
Sweetwater Union High School
District
Attn: Andy Campbell
1130 Fifth Avenue
Chula Vista, CA 92011
RESOLUTION NO. PCC-91-14
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION GRANTING A CONDITIONAL USE PERMIT
WHEREAS, a duly verified application for a conditional use
permit was filed with the Planning Department of the City of Chula
vista on september 4, 1990, by Eastlake Development Company, and
WHEREAS, said application requested permission to construct
an 18 hole golf course, a driving range with night lighting, a
practice putting green, a 13,000 square foot clubhouse building
with restaurant, bar, pro-shop, restrooms and kitchen, and a fenced
maintenance compound with a 5,000 square foot building, located in
the Eastlake Greens Sectional Planning Area in the vicinity of
Clubhouse Drive and Hunte Parkway, and
WHEREAS, the Planning Commission set the time and place for
a hearing on said conditional use permit application and notice of
said hearing, together with it's purpose, was given by its
pUblication in a newspaper of general circulation in the city and
its mailing to property owners within 300 feet of the exterior
boundaries of the property at least ten days prior to the hearing,
and
WHEREAS, the hearing was held at the time and place as
advertised, namely 7:00 p.m., October 24, 1990, in the Council
Chambers, 276 Fourth Avenue, before the Planning Commission and
said hearing was thereafter closed, and
WHEREAS, the Commission found that the project would have no
significant environmental impacts and adopted the Addendums to the
Supplemental EIR 86-4.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION
finds as follows:
1. That the proposed use at the particular location is
necessary or desirable to provide a service or facility which will
contribute to the general well being of the neighborhood or the
community.
The golf course will provide a recreational facility for
existing populations and for the future residents of the
Eastlake Greens community. The clubhouse with restaurant and
lounge facilities will also provide a potential recreational
and banquet facility. The open space created by the golf
course will provide an attractive green belt area and the
trail system associated with it will provide additional
recreational alternatives.
~ (c.- 20
2. That the use will not, under the circumstances of the
particular case, be detrimental to the health, safety or general
welfare of persons residing or working in the vicinity, or
injurious to property or improvements in the vicinity.
The site has been designed as part of the Eastlake Greens
Sectional Planning Area to avoid the creation of traffic
hazards or congestion. Adequate parking will be provided on-
site and along Clubhouse Drive. Grading, landscaping and
necessary fencing will be provided where course facilities are
in close proximity to residential areas. Lighting of night
facilities has been designed and will be monitored to mitigate
impacts to residential areas and traffic on Hunte Parkway.
3. That the proposed use will comply with the regulations
and conditions specified in the code for such use.
The proposal complies with all conditions specified in the
zoning ordinance for golf course/country clubs, section
19.58.090. Compliance with all other applicable codes,
regulations and conditions will be required prior to issuance
of building permits.
4. That the granting of this conditional use permit will not
adversely effect the general plan of the City or the adopted plan
of any government agency.
The golf course is an integral part of the Eastlake Greens
Sectional Planning Area Plan which was approved in conformance
with the General Plan designation of low-medium residential,
3 to 6 dwelling units per acre.
BE IT FURTHER RESOLVED THAT THE
grants the conditional use permit,
conditions:
PLANNING COMMISSION hereby
subject to the following
1. The mitigation measures and monitoring program outlined
in the Addendum to Supplemental EIR 86-4 and lighting
addendum are hereby made conditions of approval. These
conditions included:
Noise
a. Noise from maintenance activities which use power
equipment such as lawn mowers and tractors shall be
mitigated by restricting the hours of use to after
7:00 a.m. for areas within 200 feet of any
residential building. In addition, all power
equipment shall be maintained in proper working
order and be fitted with the required mufflers.
b. The operator shall keep a maintenance complaint log
which will identify the nature of the complaint,
location of the complaint and the action taken to
~,c.- ,,2 (
investigate the complaint and eliminate the
nuisance. The complaint log shall be available to
the City of Chula Vista on request.
Light and Glare
c. All light fixtures in the proposed facility shall
use glare-control hardware.
d. To mitigate the impacts to Hunte Parkway and
residential development to the east, the project
shall incorporate an enlarged berm, a landscape
buffer, or a combination of both at the back of the
driving range.
e. To mitigate the impacts to the recreation area, the
project shall incorporate a landscape buffer and
extended wing walls on the ground lighting bulkhead
walls.
f. To mitigate the impacts to the mUlti-family
residents to the north the proj ect shall incorporate
one of the following options:
Orient and increase height of the ground-lighting
bulkhead walls to restrict direct view of the light
source.
Additional berm height and landscaping along the
north side of the golf practice facility to block
view of the light sources.
Landscaping at the individual ground lighting
locations to block the view of the light sources.
g. The golf course operator shall keep a complaint log
which will identify the location and nature of the
complaint and the action taken to investigate and
eliminate the problem. The complaint log shall be
available to the City of Chula Vista on request.
Hazardous Materials and Waste
h. As required by OSHA and EPA regulations, an
inventory of hazardous materials should be
maintained and updated periodically.
Pesticides
i. Eastlake Golf Course management and personnel shall
follow prudent health and safety practices while
handling, storing, and using pesticides. Handling
and use of pesticides require the use of personal
.:2 (e. - Zz
protective equipment and adherence to good personal
hygiene practices.
j. Pesticide appliers must be 18 years of age or older
and must receive adequate training in the proper use
of pesticides.
k. Employees must receive training in the necessary
safety procedures they should follow and the safety
equipment they should use in accordance with the
requirements on the product label or MSDS.
1. A place to wash and change clothing after work must
be provided for employees whose exposure to
pesticides that carry the signal word "DANGER" or
"WARNING" may exceed 30 hours in 30 days.
m. Clean water, soap, and towels for personal use must
be available at locations where employees may mix
or load pesticides that carry the signal words
"DANGER" or "WARNING".
n. The storage building must have the proper warning
notices posted and visible from all areas of
approach. Further, notices must be posted in all
storage areas where containers which hold or have
held pesticides are required to be labeled with the
WARNING or DANGER wording. The pesticides must be
stored in accordance with the storage
recommendations on the product label.
o. Eastlake Golf Course gardeners shall carefully
follow the transport requirements for pesticides.
Pesticides must be transported in a separate
compartment of a vehicle away from employees and
food. Any pesticide container which is transported
must be secured to the vehicle in a manner that
prevents spillage onto or off the vehicle.
p. Regarding disposal, the rinsates from the pesticide
containers shall be collected in a waste receptacle.
Arrangement shall then be made for a contract
disposal company to properly dispose of the bagged
containers and rinsates.
q. The operators of the golf course shall keep logbooks
documenting employee training, hazardous materials
inventory, and manifests from the contract disposal
company. These log books shall be available to the
City of Chula vista on request.
,2 te .. :t 3
Fertilizers
r. The storage and handling of the fertilizers shall
follow the guidelines as stated on the MSDSs which
shall accompany or precede the delivery of any
commercial material defined as hazardous.
s. Fertilizers shall be stored in a dry, cool location
away from strong oxidizers and strongly alkaline
materials. Failure to follow these recommendations
could lead to an incompatible reaction resulting in
the generation of heat and toxic gases.
t. When the turf maintenance crew is handling
fertilizers, the appliers shall be provided with
appropriate personal protective equipment. Training
on the use and limitations of the protective
equipment shall accompany the issuance of the
equipment. Gloves, protective clothing, and dust
respirators are prudent control measures to reduce
contact with the fertilizers and minimize possible
adverse health effects.
Waste Fuels and Waste Oils
u. The primary container used for the storage of motor
vehicle fuels shall be composed of glass-fiber
reinforced plastic, cathodically protected steel,
or steel clad with glass-fiber reinforced plastic.
v. A leak interception and detector system which
precludes the contact of any leaked hazardous
substance with the ground water shall be installed.
At a minimum, the leak interception and detection
system shall be above the highest anticipated ground
water elevation. The floor of the leak interception
and detection system shall be constructed on a firm
base and sloped to a collection sump. An access
casing shall be installed in the collection sump to
collect any liquid that may be moving along the
upper surface of the leak interception and detection
system.
w. A response plan must be developed for an
unauthorized release. This plan shall include the
following: the volume of the leak interception and
detection system in relation to the volume of the
primary container; the amount of time the leak
interception and detection system must provide
containment in relation to the period of time
between detection of an unauthorized release and
cleanup of the leaked materials; the depth from the
bottom of the leak interception and detection system
to the highest anticipated level of ground water;
~ (c,- 21
the nature of the unsaturated soils under the leak
interception and detection system and the ability
of that soil to absorb contaminants or allow
vertical movement of contaminants; and the methods
and scheduling to remove all the hazardous
substances which have been discharged from the
primary container.
x. The waste oil shall be disposed of by a licensed
waste disposer. Efforts shall also be made to
pursue recycling as there are numerous used motor
oil waste recyclers. This would help to reduce the
number and amount of waste streams emanating from
the golf course.
y. Proof that the leak interception and detection
system will protect the ground water must be
demonstrated by Eastlake to the satisfaction of the
Department of Health prior to the issuance of
building permits for the maintenance building.
z. Monitoring of the leak interception and detection
system shall include a continuous monitoring device
connected to an audible/visible alarm system or
manual monitoring performed daily. A written
routine monitoring plan must also be prepared which
addresses:
1. The frequency of performing the monitoring
method.
2. The methods and equipment.
3. The location(s).
4. Names or titles of the people responsible for
performing the monitoring and/or maintenance
of the equipment, and
5. The reporting format.
aa. The operators of the golf course shall maintain log
books documenting hazardous materials inventory and
manifests from the licensed waste disposers. The
logs shall be available to the city of Chula Vista
on request.
Hydrology and Water Quality
bb. To meet the California state Water Resources Control
Board's requirements established in Resolution No.
89-36, a ground water quality monitoring program
shall be implemented to provide information about
ground water conditions in the Salt Creek area and
any potential effects on the remainder of the otay
HSU.
ouc.-~S-
cc. Conformance to state regulatory requirements for
ground water quality and public health will be
monitored by the San Diego Regional Water Quality
Control Board as part of their enforcement of the
waste discharge permit for Eastlake Greens.
2. Prior to the operation of the golf course, an agreement
will be entered into by the golf course operator and the
City of Chula vista detailing the parameters of public
use to the satisfaction of the Parks and Recreation
Department.
3. This conditional use permit will be brought back for
Planning Commission review, should the City warrant,
based on complaints received regarding noise associated
with maintenance equipment or other operations of the
course and clubhouse facilities. Said review may include
a further restriction on operating hours, adoption of
noise attenuating devices, or other means that would
mitigate the complaints received.
4. Should it be decided that initial pUblic play will at
some time convert to private membership use only, said
transition shall be well noticed to all course users.
5. Prior to issuance of building permits for the maintenance
building, any necessary lot line adjustment applications
will be filed with the City Planning Department.
6. On site fire hydrants will be required subject to the
review and determination of the Fire Marshal in
conjunction with construction plans.
7. Automatic lighting controls shall be installed to ensure
lighting turns off at 10:00 p.m.
8. The low level lighting system shall be re-oriented to
face a more southerly direction, subject to approval by
the city.
This conditional use permit shall become void and ineffective
if the same is not utilized within one year from the date of this
resolution in accordance with Section 19.14.260 of the Municipal
Code. Failure to comply with any condition of approval shall cause
this permit to be reviewed by the City for additional conditions
or revocation.
o? IC - ~ tp
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA this 24th day of October, 1990, by the following vote,
to wit:
AYES:
NOES:
ABSENT:
..Jl
ATTEST:
~~
Nancy R pley, S retary
-< , c.. - .:l.?
EXCERPT FROM PLANNING COMMISSION MINUTES OF 10/24/90
ITEM 2: REPORT: EASTLAKE GREENS DRIVING RANGE LIGHTING ADDENDUM TO THE
EASTLAKE GREENS SECTIONAL PLANNING AREA (SPA) PLAN AND EASTLAKE
TRAILS PREZONE AND ANNEXATION FINAL SUPPLEMENTAL ENVIRONMENTAL
IMPACT REPORT EIR-S6-4
Associ ate Pl anner Barbara Reid stated the addendum cons i sted of three parts:
I) Addendum to EastLake Greens SPA and EastLake Trails Prezone and Annexation
Final Supplemental Impact Report which reviews noise, light and glare,
hazardous materials and hydrology for the IS-hole golf course, clubhouse, and
associated facilities; 2) the draft mitigation monitoring program; and 3) the
EastLake Greens golf driving range and lighting report.
Ms. Reid explained the effect of the lighting on the surrounding areas. She
said the basic conclusion of the addendum was that the lighting system would
offer state-of-the-art design for glare and would eliminate most of the
negative association with illuminated sports facilities; however, there would
be some sky glow.
Commissioner Tugenberg asked about the light pollution on Mt. Laguna and
Palomar.
Commissioner Decker was concerned about the type of light to be used.
The lighting consultant said there was a IS-mile zone and a 3D-mile zone used
by Palomar Mountain regarding the usage of lights. Laguna had the same
concern. The project area was out of the zone limit.
ITEM 3: PUBLIC HEARING: PCC-91-14 - CONDITIONAL USE PERMIT FOR AN IS-HOLE
GOLF COURSE, A DRIVING RANGE WITH NIGHT LIGHTING, A 13,000 SQUARE
FOOT CLUBHOUSE WITH RESTAURANT, BAR, PRO-SHOP, RESTROOMS AND .
KITCHEN, AND A ONE ACRE FENCED MAINTENANCE COMPOUND WITH AS, 000
SQUARE FOOT BUILDING, PROPOSED BY EAST LAKE DEVELOPMENT COMPANY AT
EASTLAKE GREENS. THE PRECISE LOCATION IS DEPICTED ON ATTACHED
EXHIBIT "A".
Planning Consultant Mary May gave an overview of the project, locating the
maintenance building, clubhouse, parking, and the driving range. Ms. May
stated that the park i ng needs had been stud i ed and compared to other go 1f
courses and found adequate for the facilities proposed. The hours of
operation as proposed by the applicant were also to staff's satisfaction.
Consultant May discussed the issue of private versus publ ic play, and stated
that Parks & Recreation staff was reviewing EastLake's proposal for private
versus public play and would have a recommendation at the City Council hearing.
Planning Consultant May briefly reviewed the conditions which staff
recommended if the Planning Commission approved the Conditional Use Permit.
Chair Grasser Horton questioned the frequency of maintenance _ how many days
of the week. Consultant May answered it would be 7 days a week.
Commissioner Tugenberg asked if private memberships would be offered from the
start. Assistant Planning Director Lee answered the appl icant has offered to
guarantee the golf course would be open for public play for at least 18 months
and memberships would be offered concurrently.
:l. (Co - ~B
.'
Page 5, Item
Heeting Date 10/24/90
Commi ss i oner Decker quest i oned whether the path around the golf course woul d
remain pub 1 ic after the golf course became private. Mr. Lee stated the path
was part of the overall path linkage system throughout the EastLake
development and would be open to the pub 1 ic and dedicated as part of the
required open space.
Commi ss i oner Carson asked under what cond i t ions rec 1 aimed water woul d not be
used. Planning Consultant May answered that the majority of the golf course
would be using reclaimed water, except adjacent to the residential areas.
Commissioner Carson asked that the conditions be worded to indicate the
specific use of reclaimed water.
This being the time and the place as advertised, the public hearing was opened.
Curt Smith, EastLake Development Company, 900 Lane Avenue, Chula Vista, said
the golf course was irrigated 100% with reclaimed water with back-up systems
by each putting green in case the greens started suffering from the reclaimed
water. Potable water could then be used to flush the greens to get the salt
out.
Upon Commissioner Decker's query, Mr. Smith said there would be no direct
I ights into windows of residents near the golf course. He stated all lights
were directed away from the residences.
Chair Grasser Horton was concerned with the noise factor--of residents being
disturbed before 9 or 10 a.m. Mr. Smith answered that mowing of the putting
greens had to be done every day before the golfers came. He also stated that
there were disclosure statements for The Greens so when the homes were sold
the buyers would be aware.
Associate Planner Reid noted there would be a complaint log where all
complaints would be registered and available to the City for review.
No one else wishing to speak, the public hearing was closed.
Commissioner Decker commented there would be more than ample parking spaces
for the golf course.
MSUC (Tugenberg/Carson) 4-0 (Commissioners Cartmill, Casillas and Fuller
absent) that based on the Addendum to the Supp 1 ementa 1 E I R, fi nd that th is
conditional use permit will have no significant environmental impacts and
certify the Addendum to the Supplemental EIR S6-4 for the EastLake Greens
project.
MSUC (Tugenberg/Carson) 4-0 (Commissioners Cartmill, Casillas and Fuller
absent) to recommend that the City Counc i I adopt a reso I ut i on approv i ng the
conditional use permit for an IS-hole golf course, clubhouse and associated
facil ities as shown on attached Exhibit "S", subject to the conditions as
outlined by the Consultant.
oH C, - -',
EXCERPT FROM DESIGN REVIEW COMMITTEE MINUTES OF MAY 7, 1990
5. DRC-90-37
EastLake Greens Golf Course Clubhouse, north side of
C1 ubhouse Drive between EastLake Parkway and Hunte Drive -
Constructlon ot a Ij,UUU sq. tt. cluDnouse
The project was introduced by Assistant Planner Hernandez who indicated that
the project was located on the north side of Clubhouse Drive between EastLake
Parkway and Hunte Drive within the EastLake Greens Planned Community. He went
on to explain that the site was limited on all sides by vacant land and had
been graded as part of the EastLake Greens mass grading program. He described
the project as a 13,DDD sq. ft. clubhouse featuring a 22D vehicle parking
facility and substantial landscaping program. He also indicated that the land
use approval was subject to a conditional use permit. Mr. Hernandez a1 so
stated that the parking was served by two major access driveways featuring 20
ft. wide one-way lanes and planted medians. He added that 25% of the proposed
parking was being provided in compact sizes. In regard to the fencing
program, he indicated that most of the fences provided within the project were
a part of the building architecture, primarily the balcony railings which
feature decorative pilasters and metal railings. The landscape proposal
i ncl uded a 3D-ft. wi de buffer area along Cl ubhouse Dri ve, a combi nati on of
planting and hardscape at the building entrance and accent planting adjacent
to the building and parking areas. It was indicated that extra paving in a
circular shape had also been provided in the driveway paving areas primarily
at the two major entry intersections. This central access drive, which leads
directly to the. front of the building, feature a water fountain within the
inner circle formed by the textured paving. However, specific detail or
design has not been provided at this time. Mr. Hernandez also indicated that
the proposed site plan did not feature a trash enclosure within the site.
Therefore, staff was recommending that trash enclosures be provided for the
main building and for the car storage building. He explained that the tennis
and swimming club depicted on the east side of the site plan was not part of
the golf club proposal, but that was being planned and would be developed by
EastLake Development Company in the near future. The project architecture was
descri bed as a si ngl e story structure featuri ng a combi nati on of fl at and
multi-hip roof design and contained substantial mass articulation and elegant
entry arcades. New golf cart storage building feature at the east end of the
clubhouse was described by Mr. Hernandez as a simple flat roof structure 12
ft. in height as viewed from the golf course and about 8 ft. high as viewed
from the street or parking lot. He stated that the 200 ft. long building and
wall did not provide much articulation and lacks the interest and
architectural detailing found in the main building. He went on to explain
that due to the building predominant exposure, should be treated
architecturally with thematic architectural features linking the two buildings
together. Mr. Hernandez also i ndi cated that an entry monument si gn had been
submi tted for cons i derati on at thi s time. However, the concept desi gn does
not specify size and type of letters and lacks specific material information.
<<Ie!. - 3()
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(
Design Review Committee
-6-
May 7, 1990
Therefore, he recommend that the concept design be approved subject to final
review and approval by staff. Committee Member Landers requested
clarification of the Committee's role in regard to what was being presented
that ni 9ht and the condi ti onal use permit requi rement for the specifi c 1 and
use. Assistant Planner Hernandez responded that one of the conditions listed
in the staff made the project contingent upon approval of the CUP and the
Committee should be concerned with the site plan and architectural issues
only. Committee Member Landers also expressed concerns about the contents of
the EIR and requested appl ication. Assistant Planner Hernandez stated that
the changes in the EIR reflected primarily the changes in the footprint of the
building and overall site design. Member Landers expressed concerns about the
1 i ghti ng for the dri vi ng range, i ndi cating that she woul d 1 ike to see a
lighting plan before the approval of the project. f4r. Kurt Smith,
representing the EastLake Development Company indicated that the parking
lighting was proposed to be standard down lighting and that the driving range,
which was situated east to west, was proposed to have down lighting also. He
added that the EastLake Development Company was researching the new 1 ighting
system where 1 i ghts are located on the ground and 1 i ghts are broadcasted out
over the range. He added, as stated in the EIR, the impact of that system is
primarily as you travel along Hunte Parkway where said 1 ights can be seen.
However, the EIR suggested to screen it wi th the 1 andscaping earth berms and
landscaping. He explained that the other potential impact is the light
reflected to the condominiums located in higher grounds. The EIR suggested as
mitigation measures, the use of 1 ighting diffusers or deflectors. As far as
the rest of the surrounding future development, the present master plan shows
most of them below the Hunte Parkway elevation which will consequently not be
affected by the lighting. Vice Chair Gilman stated that she will feel better
about the 1 i ghti ng if she knew that the Pl anni ng Department or the EastLake
Project Planner had reviewed the plan and had forwarded recommendations to the
Commi ttee. Assi stant Pl anner Hernandez i ndi cated that based on the
discussion, he concluded that the Committee is comfortable with the issues
being discussed in the EIR but he felt that a more specific solution was
needed. Principal Planner Lee, seated in the audience, indicated that the
Committee may condition the project to have a lighting plan presented to them
prior to construction of the project. Mr. Rich Milstad, project architect,
stated that the proposed 1 ighting produced a very attractive scene without
seeing lights. Committee Member Landers inquired about the hours of
operati on. Mr. Mil stad responded that the dri vi ng range was not goi ng to
produce more ambient light than one produced by normal street lighting.
Member Landers suggested to look at the hours of operation in conjunction with
the lighting plan. Principal Planner Lee explained that the conditional use
permit was going to processed at staff level and that any comments could be
incorporated in the conditions of approval. Member Landers added that if the
CUP was only going to staff, he would like to see the lighting plan after the
CUP. Committee Member Alberti expressed concerns about the proposed cart barn
building and suggested that additional treatment be incorporated and returned
to staff for review and approval. Mr. Kurt Smith indicated that the intent
was to make the building disappear by lowering the wall height and link it to
the fence on the west side of the building. They also had some concerns about
the design as well. He passed a proposed solution to the Committee for
~/Q,-31
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Design Review Committee
-7-
May 7, 1990
consideration. Member Alberti suggested that similar features as in the main
bui 1 di ng be incorporated into the cart barn to 1 ink it to bui 1 di ngs more
positively. In regard to the trash enclosure, Mr. Milstad indicated that the
trash enclosures were not labeled on the site plan. He went on to explain the
functions within the cart barn building and suggested that one trash enclosure
at the proposed location would be sufficient for the entire site.
MSUC (Gilman/Alberti) to adopt Addendum to the EIR-86-4.
MSUC (Gilman/Alberti) to approve the project subject to the conditions listed
in the staff report with modifications to condition 'b' to allow one enclosure
area as suggested in the site plan, modification to condition 'c' that a
revised design for the cart barn be submitted to staff for review and
approval, addition of condition 'f' requesting the design of the driving range
to come back to the DRC for final approval, addition of condition 'g' that the
conditional use permit for the specific land use be approved by the Planning
Commission or design review in addition to staff, addition of condition 'h'
that a parking screening solution be submitted to staff for final review and
approval.
MEETING WAS ADJOURNED AT 6:55 P.M.
May 21, 1990.
scheduled meeting of
WPC 7770P
der
;2'~-)"Z.
COUNCIL AGENDA STATEMENT
Item~
Meeting Date 1/15/91
ITEM TITLE: Resolution Ie-bll Adopting the Eastlake Golf Course Draft
Mitigation Monitoring Program
SUBMITTED BY: Director of Planning ;17t1~
REVIEWED BY:
City Manager
(4/5ths Vote: Yes___No-x-)
The above cited item was considered by the Planning Commission on October 24,
1990. The Mitigation Monitoring Program assures that the mitigation measures
proposed in the two addenda to EIR-86-4 [(1) Addendum to the EastLake Greens
Sect i ona 1 Pl anni ng Area (SPA) Pl an and EastLake Tra il s Prezone and Annexat ion
Final Supplemental Environmental Impact Report EIR-86-4 and (2) Addendum -
EastLake Greens Golf Dri vi ng Range Light i ng Report] are carri ed out.
Specifics to be monitored in the mitigation monitoring program include the
following: (1) noise, (2) light and glare, (3) hazardous materials and (4)
hydrology.
RECOMMENDATION: That Council adopt the resolution adopting the EastLake
Golf Course Draft Mitigation Monitoring Program.
BOARDS/COMMISSIONS RECOMMENDATION: On October 24, 1990, the Pl ann i ng
Commission voted 6-0 to adopt the Mitigation Monitoring Program for the
EastLake Golf Course.
DISCUSSION:
The proposed mit i gat ion mon i tori ng for potent i a 1 impacts from 1 i ght and gl are
and hazardous materials are as follows:
Liqht and Glare The impact of lighting on adjacent areas will be
1 imited/minimized to an acceptable level by correct orientation of 1 ighting
equipment, application of glare control equipment and a combination of earth
berming - landscaping.
Monitorinq - Prior to issuance of use permit for driving range, a qual ified
lighting consultant shall measure the glare and spill effects and any
additional mitigation measures deemed necessary shall be installed. A
light/complaint log shall be kept which identifies nature and location of the
complaint - action taken.
Hazardous Materials & Waste
The hazardous materials and waste referred to in this report include use and
disposal of pesticides, fertilizers, waste fuels and oils.
The potential of impacts to public health will be reduced to below a level of
s i gni fi cance by: requ i ri n9 EastLake Golf Course management and personnel to
oU I)-I
Page 2, Item ,2, D
Meeting Date 1/15/91
follow prudent health and safety practices while handl ing, storing and using
pesticides, training employees to use the same as well as other measures,
storing motor vehicles fuels in certain types of containers, developing a leak
intercept i on and detector system whi ch prevents the contact of any 1 eaked
hazardous substance with ground water, development of a response plan for an
unauthorized leak, disposal of waste oil by a licensed waste disposer as well
as other measures.
Monitorinq - Log books documenting employee training, hazardous materials
inventory, etc. should be kept and be available on request. Proof that the
1 eak intercept i on and detect i on system wi 11 protect the ground water must be
demonstrated by EastLake to the satisfaction of the Department of Health prior
to the issuance of the Use Permit for the golf course. Monitoring of the leak
interception and detection system shall include a continuous monitoring device
connected to an audi bl e/vi s i bl e alarm system or manual monitori ng performed
daily. A written routine monitoring plan must also be prepared. The
operators of the golf course shall ma i nta in log books document i ng hazardous
materials inventory and manifests from the licensed waste disposers.
FISCAL IMPACT: Not applicable.
WPC 8761P
~\b.'1.
RESOLUTION NO.~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA ADOPTING THE EASTLAKE GOLF COURSE
DRAFT MITIGATION MONITORING PROGRAM
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, the Mitigation Monitoring Program assures that
the mitigation measures proposed in the two addenda to EIR-86-4
[(1) Addendum to the EastLake Greens Sectional Planning Area
(SPA) Plan and EastLake Trails Prezone and Annexation Final
Supplemental Environmental Impact Repor t EIR-86-4 and (2)
Addendum - EastLake Greens Golf Driving Range Lighting Report]
are carried out; and
WHEREAS, specifics to be monitored in the mitigation
monitoring program include the following: (1) noise, (2) light
and glare, (3) hazardous materials and (4) hydrology; and
WHEREAS, on
voted 6-0 to adopt
EastLake Golf Course.
October 24, 1990, the Planning Commission
the Mitigation Moni toring Program for the
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby adopt the EastLake Golf
Course Draft Mitigation Monitoring Program, a copy of which is on
file in the office of the City Clerk.
Presented by
Robert A. Leiter, Director of
Planning
8394a
~\t>.3
CITY COUNCIL AGENDA STATEMENT
Item 22-
Meeting Date 1/15/91
ITEM TITLE: Publ ic Hearing on the proposed sale of property, Parcel No.
568-270-11, to the Chula Vista Center Partnership
Resolution /c.Olq Approving the sale of Parcel No.
568-270-11 to the Chula Vista Center Partnership and finding
that the sale is at fair market value
SUBMITTED BY: Community Development Director C!;J v
REVIEWED BY: City Manager 9frJf// (4/5ths Vote: Yes_No...x.J
Ca 1 i forni a Redevelopment Law requi res that the 1 egi slat i ve body, in th i s case
the City Council, approve any sale of property by the Redevelopment Agency.
This public hearing is being held to take public testimony on the proposed
sale of Parcel No. 568-270-11, purchased by the Redevelopment Agency on
November 1, 1990, for $277,069. A map of the parcel is attached.
RECOMMENDATION: To conduct the public hearing and approve the resolution
for the sale of Parcel No. 568-270-11 to the Chula Vista Center Partnership.
BOARDS/COMMISSIONS RECOMMENDATION: The Town Centre Project Area Committee
has reviewed and approved the Owner Participation Agreement between the
Redevelopment Agency and the Chul a Vi sta Center Partnershi p dated June 22,
1989 that resulted in the remodeling of the Chula Vista Shopping Center at the
southeast corner of Fourth Avenue and F Street.
DISCUSSION:
For several years, a goal of the Redevelopment Agency of the City of Chula
Vista has been the remodel ing and renovation of the shopping center owned by
Mr. Robert Kolkey and partners located at the southeast corner of the
intersection of Fourth Avenue and F Street. On June 22, 1989, the Agency and
the partnership entered into an Owner Participation Agreement under which the
shoppi ng center was renovated. The shoppi ng center now has Boney's
Supermarket as a tenant and held its grand opening in September 1990.
Part of the Agency's participation in the project was an agreement to purchase
a section of former Santa Fe Railroad right-of-way located under the shopping
center and 1 eased by the Center. The majority of 1 and used by the shoppi ng
center is already owned by the partnershi p. On November 1, 1990, the Agency
purchased this right-of-way for $277,069. The partnership has offered to
purchase this property from the Agency for $277,069.
Under Section 33431-33433 of the California Health and Safety Code, any sale
of Agency property must be fi rst approved by the 1 egi slat i ve body, in th i s
case the City Council of the City of Chula Vista. A public hearing must be
held on any proposed sale, with a report made public stating the details of
22..'
Page 2, Item 1.t...
Meeting Date 1/15/91
the sale, the reason for the disposition of the property, and the amount to
which, if any, the Agency would gain or lose on the transaction. The
partnership has agreed to pay all escrow and closing costs for the sale. The
partnership is now the tenant on this Agency-owned property and is paying the
prescribed rent of $1,330 to the Agency.
It should be noted that while the partnership is paying the same price as the
Agency paid for the property, the Agency did pay for approximately $7,000 in
hazardous waste assessment costs. In the course of negot i at i ng a purchase
pri ce with Santa Fe Railroad, Santa Fe refused to sign the Agency's standard
escrow clause protecting the Agency from liability for hazardous waste
deposited on the site during previous ownership.
This referral required the Agency to conduct the hazardous waste assessment.
In the past, railroads commonly used Dioxin to kill \\eeds on their
rights-of-way. Because this assessment was conducted as part of the Agency's
due diligence, it has not been considered as a direct cost to be reimbursed by
the partnership.
This publ ic hearing has been noticed in the Star-News for two consecutive
weeks prior to the hearing as required by law. The public report on the sale
of property has also been made available at the Community Development
Department for the prescribed period of time. A copy of this public report is
attached (Exhibit B).
FISCAL IMPACT: The Agency paid $277,069 for the property on November I,
1990, and has been co 11 ect i ng $1,330 in rent per month on the property from
the Chula Vi sta Center Partnershi p as tenant. The Agency wi 11 recoup its
$277,069 payment for the property. All escrow fees will be paid by the buyers.
WPC 4636H
l~. z.
--
RESOLUTION NO. 16019
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA
AUTHORIZING THE SALE OF PARCEL NO. 568-270-11 TO THE
CHULA VISTA CENTER PARTNERSHIP
WHEREAS, the Chul a Vi sta Center Partnership has proposed to purchase
Parcel No. 568-270-11 from the Redevelopment Agency of the City of Chula Vista
for the purpose of obtaining financing for the recently completed remodel ing
of the Chula Vista Center; and
WHEREAS, the remodeling of the Chula Vista Center is in compliance with
the goal s of the Town Centre Redevelopment Pl an and has been compl eted in a
manner that will contribute to the aesthetic and commercial improvement of the
Town Centre area.
NOW, THEREFORE, the City Council of the City of Chula Vista resolves as
follows:
1.
That the sale of 568-270-11 to the Ch,ula~Vista Center Partnership
~L $27~79 is approvt:':J.'HN- ~:); t V ~(J ~
~~ ~he Sal~alr mark~~J '.:2-~/r-t;.
2.
Presented by
Approved as to form
Chris Salomone
Community Development Director
Bruce M. Boogaard
City Attorney
~ 22-3
Resolution No. 16019
Page 2
PASSED, APPROVED, and ADOPTED by the City Co unci 1 of the Ci ty of Chul a
Vista, California, this 15th day of January, 1991 by the following vote:
AYES: Councilmembers: Malcolm, Moore, Nader, Rindone
NOES: Council members: None
ABSENT: Councilmembers: McCandliss
ABSTAIN: Counci 1 members: None
Leonard M. Moore
Mayor, Pro-Tempore
ATTEST:
Beverly A. Authelet, City Clerk
STATE OF CALIFORNIA
COUNTY OF SAN DIEGO
CITY OF CHULA VISTA
)
)
)
ss.
I, Beverly A. Authelet, City Clerk of the City of Chula Vista, California, do
hereby certify that the foregoing Resolution No. 16019 was duly passed,
approved, and adopted by the City Council hel d on the 15th day of January,
1991.
Executed this 15th day of January, 1991.
Beverly A. Authelet, Clty Clerk
~~-JI
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EXHIBIT B
PUBLIC REPORT: PURCHASE AND SALE OF PROPERTY
PARCEL NO. 568-270-11
BY THE REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA
This report to the public on the purchase and sale of the property identified
by parcel no. 568-270-11, compl ies with Section 33433 of the Cal Hornia
Commun i ty Redevelopment Law. On November 1, 1990, the Redevelopment Agency
of the City of Chula Vista purchased the above identified property from the
Catellus Development Corporation, formerly Santa Fe Pacific Realty
Corporation, for $277,069.
It has been proposed that this property be sol d for $277 ,069 to Mr. Robert
Kolkey and the partnership that owns Chula Vista Shopping Center, located
on the southeast corner of Fourth Avenue and F Street in the city of Chula
Vista. This proposed sale is conditioned upon the successful remodeling of
the Chula Vista Center by Mr. Kol key as defined by an Owner Participation
Agreement signed between Mr. Ko lkey and the Chul a Vi s ta Shoppi ng Center
partnership and the Redevelopment Agency of the City of Chula Vista dated
June 22, 1989.
The cost to the Agency of the purchase and disposition of this property to
Mr. Ko 1 key will be $0. Mr. Ko 1 key is now the tenant on thi s Agency 1 and,
and is payi ng the prescri bed rent of $1,330 per month to the Agency for the
use of the property. The estimated value of this property is $277,069.
This report shall be made available to the public in the Community Development
Department Offices, 276 Fourth Avenue in the City of Chula Vista at the time
of the first public notice of a public hearing mandated under Section 33433
of the Community Redevelopment Law. This public hearing before the City
Council and Redevelopment Agency of the City of Chula Vista will be noticed
in the Star-News newspaper for December 20, 1990, with the meeting to begin
at 7:00 p.m.
",-c.
RESOLUTION NO.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA AUTHORIZING THE SALE OF PARCEL NO.
568-270-11 TO THE CHULA VISTA CENTER PARTNERSHIP
WHEREAS, the Chula Vista Center Partnership has proposed to purchase
Parcel No. 568-270-11 from the Redevelopment Agency of the City of Chula Vista
for the purpose of obtaining financing for the recently completed remodeling
of the Chula Vista Center; and
WHEREAS, the remodeling of the Chula Vista Center is in compliance
with the goals of the Town Centre Redevelopment Plan and has been completed in
a manner that will contribute to the aesthetic and commercial improvement of
the Town Centre area.
NOW, THEREFORE, the City Council of the City of Chula Vista resolves
as foll ows:
1. That the sale of 568-270-11 to the Chula Vista Center
Partnership for $277,079 is approved.
2. That the sale is at fair market value.
Presented by Approved as to form
~,~
Chris Salomone
Community Development Director
/'
~lLL (~T/0r/'d
8ruce M. Booga d
City Attorney
WPC 4637H
a 2.25-1
RESOLUTION NO. 1<.0"
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHOLA VISTA AUTHORIZING THE SALE OF PARCEL NO.
568-270-11 TO THE CHOLA VISTA CENTER PARTNERSHIP
WHEREAS, the Chula Vista Center Partnership has proposed to purchase
Parcel No. 568-270-11 from the Redevelopment Agency of the City of Chula Vista
for the purpose of obtaining financing for the recently completed remodeling
of the Chula Vista Center; and
WHEREAS, the remodeling of the Chula Vista Center is in compliance
with the goals of the Town Centre Redevelopment Plan and has been completed in
a manner that will contribute to the aesthetic and commercial improvement of
the Town Centre area.
NOW, THEREFORE, the City Council of the City of Chula Vista resolves
as follows:
1. That the sale of 568-270-11 to the Chula Vista Center
Partnership for $277,079 is approved.
2. That the sale is at fair market value.
Presented by
Approved as to form
&"~M~:"~
Ci ty Attorney
Chris Salomone
Community Development Director
WPC 4637H
~
2U - .2.
'I-rE '" . t.t.
MAYOR'S REPORT
1/15/91
1. Council Appointment of SANDAG Member and Alternate
Meets 4th Friday of each month - 8:30 a.m.
Requested Delegate Councilman Moore (previous
Alternate)
1st Alternate - Mayor McCandliss
2nd Alternate - Councilman Nader
2. Council Appointment of MTDB Alternate
Meets 2nd and 4th Thursday of each month - 9:00 a.m.
Delegate - Mayor McCandliss
Requested Alternate - Councilman Rindone
3. Appointment of Two Councilmembers to Chula vista Inter-Agency
Water Task Force
No meeting dates set yet
Delegate - Mayor McCandliss
Requested Alternate - Councilman Moore
4. Appointment to otay Valley Regional Park Policy Committee
Meets first Friday, every other month
Next meeting is 2/1/91 - 10-11:30 a.m. - NIC
Delegate - Mayor McCandliss
Requested Alternate - Councilman Nader
5. South County Economic Development Council Representative
Meets first Tuesday of each month at 7:30 a.m.
McMillin offices in National city
Delegate - Mayor McCandliss
Requested Alternate - Councilman Nader
6. Action Regarding Filling Vacancies on city Commissions/Boards/
Committees (Tuesday, January 29, 1991 - 4:30 P.M.)
7. Annual city Manager Evaluation by City Council - Saturday -
January 26, 1991 - 9:00 a.m. - Marina suite - CV Marina
apptnts - 1/10/91
~(,,-'
COUNCIL AGENDA STATEMENT
ITEM TITLE:
~
Resolution' App~op~iating $2,705 to the
International Friendship Commission to
supplement the t~ip of ou~ ~elay ~ace team
to ou~ siste~ city Odawa~a, Japan
Item____~~____
Meeting Date 1/15/91
SUBMITTED BY: Inte~natlonal F~iendship Commission
City Manage~~~
REVIEWED BY:
(4/5ths Vote: Yes~No
The City's siste~ city Odawa~a, Japan has invlted Chula
Vista to send a youth ~elay team to Odawa~a in Feb~ua~y of
1991. Odawa~a has offe~ed to pay fo~ the transpo~tation,
lodging and meals fo~ a team of 7 young men and one
trainer. The Friendship Commission would like to provide
the team with unifo~ms and also provide, on a
reimbursement basis, funds to send local businessperson
F~ank Fujikawi who will act as t~anslato~ and guide fo~
the g~oup.
RECOMMENDATION: That Council app~op~iate $2,705 f~om the
unapp~op~iated balance of the gene~al fund.
BOARDS/COMMISSION RECOMMENDATION: This ~equest has been
initiated by the Inte~national F~iendship Commission.
DISCUSSION:
THe Council has suppo~ted the sending of a ~elay team to
Odawa~a in Feb~ua~y of this yea~. Most of the costs will
be p~ovided by ou~ siste~ city, howeve~ we would like to
be able to p~ovide ou~ team with unifo~ms. The unifo~ms
~equested include ~unning sho~ts, shi~t and a nylon
~unning suit which will identify ou~ City. These items a~e
p~oposed to be ~etained by the City to be used by futu~e
teams. As a special memento of this t~ip we would also
like to p~ovide each youth with a jacket and shi~t which
identify the team. Each youth would be allowed to keep
this jacket and shi~t as a ~ememb~ance of thei~ t~ip
~ep~esenting Chula Vista. The cost of sho~ts, shi~ts and
~unning suit, jacket and t-shi~ts will be $1,205.
In addition to the team of 7 membe~s and one Coach we
would like to send F~ank Fujikawi along with the team. M~.
Fujikawi speaks the Japanese language fluently and knows
the cultu~e. He would be an asset to making this t~ip a
success for these young men. Mr. Fujikawi will pay for
~t-'
~;eM 2.8
most of his trip costs himself however, in return for the
service he is providing the City, we would like to
appropriate $1,500 to reimburse Mr. Fujikawi for some of
his expenses. These funds will be provided to Mr. Fujikawi
on a reimbursement basis.
FISCAL IMPACT: The total cost of this request is $2,705.
The International Friendship Commission budget does not
contain sufficient funds to pay for this request.
~,.. 1..
RESOLUTION NO. lfD02.o
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROPRIATING $2,705 TO THE
INTERNATIONAL FRIENDSHIP COMMISSION TO
SUPPLEMENT THE TRIP OF OUR RELAY RACE TEAM TO
OUR SISTER CITY ODAWARA, JAPAN
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, the City's Sister City of Odawara, Japan has
invited Chula Vista to send a youth relay team to Odawara in
Freburary of 1991; and
WHEREAS, Odawara
transportation, lodging and
one trainer; and
has offered to pay for the
meals for a team of 7 young men and
WHEREAS, the Friendship Commission would like to provide
the team with uniforms <$1205) and provide, on a reimbursement
basis, funds to send local businessperson Frank Fujikawi who will
act as translator and guide for the group <$1500).
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby appropriate $2,750 from the
unappropriated balance of the General Fund transferring $1205
into Account 100-116-5222 and $1500 into Account 100-116-5221 to
supplement the trip of our Relay Race Team to our Sister City,
Odawara Japan.
Presented by
Teresa Thomas, Chairman
International Friendship
Commission
8373a
2.1...3
;
MINUTES OF A REGULAR MEETING
INTERNATIONAL FRIENDSHIP COMMISSION
CITY OF CHULA VISTA, CALIFORNIA
DECEMBER 17, 1990
4: 15 P.M.
MEMBERS PRESENT:
Chairman Thomas, Vice-Chairman Baker, Members
Hammock, Martin and Rittenhouse.
Also present were Doris Cox, Nancy Taboada and
Johnnie Dunkel.
MEMBERS ABSENT:
B~ining, Decker and Harmata, excused.
Brines, unexcused.
Due to the fact that there was not a quorum at 4:00 P.M. the first part
of the meeting was informal discussion until the fifth member arrived
and business was then conducted.
APPROVAL OF MINUTES:
MSUC (Hammock/Baker) To approve the minutes of
November 26, 1990 as submitted.
UNFINISHED BUSINESS
A. Odawara Marathon Relay Race - John Rittenhouse gave a report
on the progress of the relay race. The Assistant City
Attorney, Richard Rudolf, was to prepare a resolution for
the Commissions approval, to be presented to the City Council.
The resolution has not been prepared or received as of yet.
Mr. Rittenhouse held a meeting at his house for those
interested in being on the team a couple of weeks ago.
Twenty-five boys and their parents attended the meeting. Two
people attended that wanted to be trainers, Lisa Campbell, PE
Director/Instructor at Halecrest Jr. School and Frank Fujakawi
who runs the Chula Vista Lawnmore Shop.
Lisa Campbell was chosen as the trainer and the Commission
would like for Frank Fujakawi to go along also due to the fact
that he speaks the language and knows the customs. The
Commission will ask the City Council and/or raise some money
through Corporate sponsors to pick up his tab.
A run off of the boys was conducted and 10 boys were selected,
three to be back-ups in case one of the seven boys could not
participate.
Uniformas were discussed and the cost would be $B34 to $1204
for 10 uniforms.
MSUC (Baker/Rittenhouse) to form a subcommittee of John &
'2,V"S-
Dianna to help formulate budget and take care of details for
the team.
MSUC (Rittenhouse/Martin) Move that we request that the City
Attorney's office prepare a Resolution endorsing our sending a
team of 7 boys and a trainer to Odawara to participate in the
Odawara Medely Relay Race on February 3, 1991. That the
resolution be presented to the city council on the January 8th
agenda for approval.
MSUC (Rittenhouse/Hammock) Move that the Commission support to
the City a recommendation that Frank Fujikawi be sent along
with the team and trainer for his cultural benefits and that
we recommend to the City that the City pick up his expenses.
B. US/Mexico Conference, January 25-27, 1991, Terry Thomas, Nancy
Taboada and her husband will be attending.
C. MSUC (Hammock/Baker) Moved to hold a special meeting on
January 7, 1991 at 4:00 P.M. for the purpose of discussing
goals for 1991, Odawara Marathon Race and the Budget.
D. Odawara Anniversary Celebration - John Dunkel gave a report on
the schedule he is putting together for those going to Odawara
for the Anniversary Celebration.
E. Student Exchange - Received a letter from Odawara asking if 10
to 20 high school students could come over and stay with
Hilltop High School students. The Commission needs more
information about these students and it would have to be
cleared through Hilltop High School. Will request Dianne to
investigate this situation and come back to the Commission
with a recommendation.
NEW BUSINESS
A. Budget will be held for the special meeting.
REPORTS
A. Chairman - Has a card to send to Odawara for their 50th
anniversary as a City.
B. Nancy Taboada gave a report on the Chula Vista/Irapuato
special committee. Irapuato had not received any information
about the conference in January nor about the Kellogg Grant.
We will send them the information.
Meeting adjourned at 5:45 P.M.
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L rrain~ Alexan r, Secretary
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MINUTES OF A SPECIAL MEETING
INTERNATIONAL FRIENDSHIP COMMISSION
CITY OF CHULA VISTA, CALIFORNIA
Januar-y 7, 1991
4: 15 P.M.
MEMBERS PRESENT:
ChaiFman Thomas, Vice-Chairman Baker, Members
Decker-, Hammock, Martin, and Rittenhouse.
MEMBERS ABSENT:
Brining and Harmatta (excused)
AGENDA ITEMS:
A. Odawara Marithon Relay Race - Discussion of what has been done and
what still has to be taken care of.
Mr. Rittenhouse will help secretary with the information needed to
do an Al13 to get on the agenda for January 15th to ask the Council
for- $1204.80 for- unifor-ms for- the Relay Team and for $1500 for- a
r-eimbur-sable expense account for Frank Fujakawi.
B. An announcment was made of an orientation meeting of the Chula
Vista/Ir-apuato Sister Cities Association on January 19th at 10:00
A.M. at the Chula Vista Library in room one.
C. Goals - Terr-y Thomas put together- some goals for the Commission to
use as ground work to start forming a list of goals for the year.
1. International Goal
2. City Wide Goal
3. Organizational Goal (Budget)
D. Budget-
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