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HomeMy WebLinkAboutPlanning Comm Reports/1992/02/26 (4) City Planning commission Agenda Item for Meeting of February 26, 1992 1 3. PUBLIC HEARING: PCM-91-4. Consideration of Salt Creek Ranch SPA Plan. Public Facilities Financinq Plan. and PC Requlations: The Baldwin Companv A. BACKGROUND The Baldwin Company has submitted a sectional Planning Area (SPA) Plan and related items for the 1,197.2-acre Salt Creek Ranch project, located north of the EastLake Business Park, northwest of Upper Otay Reservoir and bisected by Proctor Valley Road (Exhibit A, attached). Included for your consideration is the Salt Creek Ranch General Development Plan, Sectional Planning Area Plan, and the Public Facilities Financing Plan. The Planned Community Development Regulations and Design Guidelines will be brought back to the Planning commission for their review and recommendations. In October, 1990, the Salt Creek Ranch General Development Plan was approved by the City Council. A Community Forum was held at Bonita December 19, 1991 to familiarize interested parties with the SPA Plan. vista Junior High School on area property owners and The Salt Creek Ranch SPA plan has been evaluated in the Supplemental Environmental Impact Report EIR-91-3. Consideration of Final EIR-91-3 was a preceding item in your agenda packet. The EIR summarizes the environmental issues associated with this project. B. RECOMMENDATION Based upon the findings attached to this report (Attachment 1), adopt a motion recommending that the City Council approve the Salt Creek Ranch Section Planning Area (SPA) Plan, and Public Facilities Financing Plan, subject to conditions of approval listed in this report. C. DISCUSSION 1. Salt Creek Ranch General Development Plan The Salt Creek Ranch General Development Plan is defines the general location of all proposed uses and the general circulation system. Its purpose is to serve as a bridge between general descriptions contained in the General Plan and more detailed descriptions proposed in the sectional Planning Area Plan. city Planning commission Agenda Item for Meeting of February 26, 1992 2 The General Development Plan map is included as Exhibit B, attached. It details that within the 1,197.2 acres of Salt Creek Ranch, there are proposed a maximum of 2,817 dwelling units, ranging from multiple family and townhomes to mid-size single-family detached to large lot single-family dwellings. Also included in the plan are two 10-acre elementary school sites, a 7-acre neighborhood park and 20-acre community park, a 1-acre fire station site, two Community Purpose Facility sites totally 7 acres and 351.1 acres of open space. The approved Salt Creek Ranch General Development Plan calls for the following mix of land uses and authorizes a maximum of 2,817 dwelling units: ACRES UNITS 431.1 862 273.7 1,232 35.2 211 47.6 405 787.6 2,710 27.0 72** 354.6 35** 7.0 N/A 20.0 N/A 1.0 N/A 1,197.2 2,817 LAND USE Low Low Medium Low Medium* Medium community/Neighborhood Park Open Space Community Purpose Facilities 2 Elementary Schools Fire station Project Total *LM use at the highest allowable density of LM category. **Density credit permitted by the General Plan. 2. Salt Creek Ranch sectional Planninq Area (SPA) Plan According to the Chula vista Municipal Code, the purpose of the SPA Plan, in a Planned Community (PC) zone, is to provide for orderly replanning of large tracts of land containing a variety of land uses which are under unified ownership or development contro1. Approval of the Salt Creek Ranch SPA Plan will be the basis for further discretionary approvals. city Planning commission Agenda Item for Meeting of February 26, 1992 3 The Salt Creek Ranch site Plan (Exhibit C, attached) contains 15 residential neighborhoods divided into three subareas: Subarea I, consisting of the westerly neighborhoods (1, 2, 3, 4a, 4b, 5 and 6), will consist of a variety of housing types including multiple family, townhouse, small and mid-sized single-family lots, a 7-acre neighborhood park, a lO-acre elementary school site and a 1-acre fire station site; Subarea II, consisting of mid-sized single- family lots, a 22-acre neighborhood park, a 3-acre Community Purpose Facilities (CPF) site and the Salt Creek greenbelt corridor, and; Subarea III, consisting of estate-size lots, a 4-acre CPF site and 351.1 acres of natural open space. The Salt Creek Ranch SPA Plan calls for the following mix of land uses: LAND USE DISTRICTS GROSS ACRES TOTAL UNITS SFE Single Family Estate 294.4 440 SF1 Single Family Detached 116.1 380 SF2 single Family Detached 144.2 564 SF3 Single Family Detached 62.1 280 SF4 Single Family Detached 50.3 263 SFA Single Family Attached 35.0 211 MF Multiple Family 27.7 390 MF Small Lot Single 25.9 134 Family Detached Subtotal 749.7 OSl Open Space (Natural) 351. 1 OS2 Open Space (Parks) Neighborhood Park 7.3 Community Park 22.0 IS Institutional Uses 2 Elementary Schools 23.1 1 Fire station 1.0 CPF Community Purpose 7.0 Facilities GRAND TOTAL 1,197.2 2,662 2,662 City Planning Commission Agenda Item for Meeting of February 26, 1992 4 3. Plan structure and Desiqn Salt Creek Ranch is planned as a residential community with a wide range of housing types which will become available to families and individuals with various income levels and housing needs. The project is basically divided into three subareas with each subarea broken into individual and distinct neighborhoods. Densities within the Salt Creek Ranch project are highest at the western edge of the project and decrease as the project extends easterly. Densities also decrease as the project progresses north from the EastLake Business Park, located south of the project. The focal point of the community is proposed to be the Salt Creek corridor, which extends from the foothills of San Miguel Mountain, bisects the project, then extends south through the EastLake development, and eventually to the otay River Valley. This corridor is a major link in the "Chula vista Greenbelt" and will contain trails that provide essential links in the 26-mile greenbelt system. Subarea #1: The western subarea consists of five distinct residential neighborhoods, bisected by East "H" Street. Neighborhoods 1 and 2, located north of East "H" Street and west of Hunte Parkway, form a typical mid-sized lot (7,560 sq. ft. ave.) single-family neighborhood (standards comparable to R-1-7 zoning). These two neighborhoods, totalling 564 lots, are bisected by an internal open space greenbelt providing a local trail linkage down to East "H" Street. Neighborhood 3, located south of East "H" Street and west of Lane Avenue, is designed as a small-lot (5,230 sq. ft. ave., min. 4,500 sq. ft.) single-family neighborhood containing 263 lots and a site for a I-acre (net) recreation facility designed to provide for this neighborhood's residents. Maintenance of this facility will be handled by a homeowners association. Designs for this facility will be submitted for review and approval prior to approval of the Tentative Subdivision Map. Neighborhoods 4a and 4b, located adjacent to the EastLake Business Park and west of Lane Avenue, consists of 390 multiple family units (at 17.9 dujac) and 134 small-lot (4,750 sq. ft. ave., min. 3,800 sq. ft.) single-family lots, respectively. The total number of units within Neighborhoods 4a and 4b do not exceed the maximum permissible density for the medium density residential designation approved in the GDP City Planning commission Agenda Item for Meeting of February 26, 1992 5 (11 du/gross ac). Neighborhood 5, located south of East "H" street and west of Hunte Parkway, will contain 111 single-family attached units (at 9.25 du/ac) and 100 mid-sized (6,400 sq. ft. ave., min. 5,000 sq. ft.) single-family lots (standards comparable to R- 1-5 zoning). The total number of units within Neighborhood 5 do not exceed the maximum permissible density for the low- medium residential designation approved in the GDP (6 du/ac) . Neighborhood 6, located south of East "H" street and west of Hunte Parkway, will contain 222 mid-sized (6,280 sq. ft. ave., min. 5,000 sq. ft.) single-family lots (standards comparable to R-1-5 zoning). contained within Subarea #l will be a 7-acre (net) neighborhood park, a 1-acre fire station site and a 10-acre (net) elementary school site. A grade-separated open space buffer is proposed between the EastLake Business Park to the south and residential neighborhoods 4a, 4b and 5. A local recreational trail will connect the neighborhood park/elementary school to the Salt Creek corridor and the community park. Subarea #2: The core subarea and focus area for this community is located east of Hunte Parkway, north and south of East H Street and consists of the Salt Creek drainage basin. This subarea consists of three neighborhoods. Neighborhood 7a, located adjacent to the otay Water District property ownership to the north and east of Salt Creek, consists of 58 mid-sized (7,360 sq. ft. ave., min. 5,000 sq. ft.) single-family detached lots (standards comparable to R-1- 5 zoning). Neighborhood 7b, located north of East "H" Street, east of Salt Creek, consists of 138 single-family lots (8,140 sq. ft. ave., min. 7,000 sq. ft. ). This neighborhood consists of estate-type units on clustered mid-sized single-family lots. Both neighborhoods 7a and 7b surround a 10-acre (net) elementary school site, which is located adjacent to the Salt Creek greenbelt corridor. Neighborhood 8, located south of East "H" Street and adjacent to the proposed EastLake Woods development, is proposed as a clustered neighborhood with 242 gate-guarded single-family lots (8,320 sq. ft. average, minimum 7,000 sq. ft.) and a private open space greenbelt, which leads to a 22-acre (net) community park adjacent to the Salt Creek open space corridor. A 3-acre Community Purpose Facility is proposed adjacent to City Planning Commission Agenda Item for Meeting of February 26, 1992 6 the community park. Subarea #3: The eastern subarea, located north of East "H" Street and east of a prominent north/south ridgeline (neighborhood #13), consists of six physically separated neighborhoods. Separation of these neighborhoods is dictated by a series of natural canyons and the prominent ridgeline. A total of 440 single-family estate lots, averaging in excess of 1/2 acre in size and ranging from 1/3 to 2 acres individually, are located throughout this subarea. Neighborhoods 12 and 13 are proposed as a 140-lot gate-guarded community with 43 of these lots located on the north/south ridgeline. Offsite access from this subarea has been provided through Neighborhood 11 to properties located north of the project. Staff has been meeting with the applicant regarding concerns expressed by the Commission at the EIR hearing on rural road standards (sidewalk vs. no sidewalk, rolled curbs, etc.). The applicant is preparing an exhibit which will be available at the SPA hearing showing suggested rural concepts for subarea 3. 4. Parks A 7-acre net (7.3-acre gross) neighborhood park is proposed adjacent to a 1-acre fire station site, and a la-acre elementary school site within Neighborhood 3. A conceptual design has been prepared by the applicant, and is reflected in the SPA Plan. A 22-acre net adjacent to the East IIH" Street. for this park. (22 -acre gross) community park is Salt Creek greenbelt corridor and A conceptual design has also been proposed south of prepared Final designs for each park facility will be required prior to tentative subdivision map approval. 5. Trails Bicycle, recreational, equestrian and hiking trails are proposed throughout the project (Exhibit D, attached). A buffer area between the EastLake Business Park and Neighborhoods 4a, 4b, 5 and 6 also serves as a corridor to connect a la-foot wide recreational trail from the 7-acre neighborhood park to the Salt Creek corridor (north/south Chula vista greenbelt) and the community park. This trail will City Planning commission Agenda Item for Meeting of February 26, 1992 7 meander along the buffer and is shown in the SPA as encroaching within the EastLake property to the south. Staff is recommending that, since this trail system is intended to serve the Salt Creek Ranch community that the recreational trail be located entirely within the Salt Creek Ranch project boundary. Grading plans will be required to incorporate the trail, and final alignments and details will be subject to approval with the tentative subdivision map. Connection of this trail to the 22-acre community park will involve crossing the Salt Creek drainage course via some type of bridge structure. The details of this structure will be required with final trail plans at the Tentative Map stage. Bisecting Neighborhoods 1 and 2 is an internal greenbelt trail system subject to maintenance by an open space maintenance district. Staff is recommending that the recreational trail and plant materials be subject to final approval at the Tentative Map stage. In an effort to provide continuous trail connections throughout the community, steps should be taken to connect the recreation trail from the 7-acre neighborhood park north to East "H" street (A portion of this trail occurs offsite and involves coordination with adjacent property). Salt Creek Ranch is a major link in the Chula vista greenbelt system and provisions for this system include equestrian and recreational trails through Salt Creek as well as along East "H" Street connecting future greenbelt links along the otay Lakes. The SPA Plan proposes two arched roadway undercrossings at Salt Creek and at the east end of the project, both providing the ability for trail systems to cross East "H" Street. The Chula Vista greenbelt links with off-site areas are and will be subj ect to further review as part of the city I s Greenbelt Master Plan. The applicant will be required to participate in the greenbelt implementation within the boundaries of the Salt Creek Ranch project. 6. Low Densitv Clusterinq in Subarea #2 Neighborhoods 7b and 8 are proposed as clustered low density residential (0-3 du/ac) neighborhoods acting as a transition from higher density areas to the west and estate/rural areas to the east. The General Development Plan calls for clustering per criteria of Section 6.3 of the Chula vista General Plan within Subarea 2. Staff supports the proposed cluster concept based on the following. a. Clustering is proposed within Subarea 2 to provide a logical progression from higher density neighborhoods to the west, to large-lot low-density estate neighborhoods city Planning commission Agenda Item for Meeting of February 26, 1992 8 to the east. Neighborhoods 7b and 8, designated as low density in the General Plan, are located on sloping terrain which fall approximately 100 feet down to the Salt Creek corridor. The designs for these two neighborhoods respect this landform and incorporate it within the neighborhood design. b. Neighborhood 7b is bounded by natural open space on the east, the Salt Creek corridor on the west and East "H" Street open space to the south. Open space abuts 1/3 of the lots in this neighborhood. The 10-ac. (net) elementary school site, proposed within this neighborhood, will be buffered by a 10-foot wide landscape strip which will add visual open space to the interior of the project. Providing the appropriate grades for the elementary school, necessitated the lotting pattern proposed. Neighborhood 8 provides an internal greenbelt with access from a series of cul-de-sacs. Internal open space is also provided by enhanced landscaping along the loop street but additional internal open space was limited due to close proximity to the 22-acre community park. c. The designs for Neighborhoods 7b and 8 are unique responses to topographical and open space systems and are a result of the community form described within the approved General Development Plan. 7. Circulation Access to Salt Creek Ranch will be provided by East "H" Street, Lane Avenue and Hunte Parkway. Existing access to the project from the east is provided by way of unimproved Proctor Valley Road. The General Plan designates East "H" Street as a 6-lane Prime Arterial into the project from the west, extending to Hunte Parkway. East "H" Street, from Hunte Parkway east to the project boundary, is designated as a Class I Residential Collector. Hunte Parkway is designated as a 4-lane Major roadway, and Lane Avenue is designated as a Class I Residential Collector. The Proposed SPA improvements for these streets are consistent with the General Plan, except for East "H" Street, east of Hunte Parkway. Right-of-way (128 ft.) for this segment of East "H" Street is being reserved by the applicant to accommodate a potential 6-lane Prime Arterial in anticipation of future development within the Proctor Valley area, to the west. City Planning Commission Agenda Item for Meeting of February 26, 1992 9 The Salt Creek Ranch Traffic Analysis (Willdan, 1991) focused on external circulation system requirements, the necessary improvements and their implementation based on project phasing. The analysis considered existing traffic conditions, traffic expected to be generated by previously approved projects and the projection of future traffic. Through preparation of the traffic analysis, it was found that to enable existing development and development of all previously "approved projects" (identified in the Eastern Chula vista Transportation Phasing Plan and the Growth Management Program) additional improvements on the circulation system would be necessary to maintain required threshold standards. These improvements (1995 Base Condition) are unrelated to the development of Salt Creek Ranch and will require incorporation into the city's Public Facilities Development Impact Fee (DIF) Program, to be implemented. The Salt Creek Ranch Traffic Analysis determined the available capaci ty of the City's circulation system, prior to the necessary construction of an interim SR-125 facility, determined the impacts of the Base 1995 condition (existing traffic + "approved projects" + additional improvements required of previously approved projects and included in a revised City DIF Program), and found that the remaining capacity of the circulation system (with additional specific mitigation improvements contained within EIR-91-03), could permit a total of 1,137 dwelling units. Although Salt Creek Ranch SPA, Phase I is proposed to consist of 1,350 dwelling units, the maximum number of units that Salt Creek Ranch could construct in Phase I, based on circulation capacity, would be 1,137 units. The City of Chula vista has contracted independently for a financing study (being prepared by H.N.T.B., a consulting firm) for the construction of an interim SR-125 facility. Since there are competing projects within the city's eastern territories for the remaining available circulation system capacity, prior to the needed construction of SR-125, staff is recommending that no tentative map be approved unless the tentative map complies with the following; 1) the completion of the H.N.T.B. SR-125 financing study and determination as to the consistency of the Salt Creek Ranch development with the conclusions of the study, and 2) the revision of the Eastern Chula vista Transportation Phasing Plan (ECVTPP) and Public Facilities Development Impact Fee (DIF) Program based on those conclusions. The project will be subject to and comply with all requirements of the revised ECVTPP. Development within Salt Creek Ranch will be phased City Planning Commission Agenda Item for Meeting of February 26, 1992 10 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. 8. Access to Offsite Areas Access to offsite properties to the north and east of subarea #3 of Salt Creek Ranch has been provided in the SPA design (Exhibit E, attached), consistent with the approved General Development Plan. The primary north/south Class III roadway, which provides access from East H Street, through neighborhoods 9, lOa and 11 to offsite properties will have capacity to provide for approximately 490 additional single family homes with this as their sole point of access, in addition to units within Salt Creek Ranch. If a secondary point of access is determined from Proctor Valley (located east) to the northern and eastern properties then additional unit yield could then be accommodated. Current land use designations for unincorporated offsite areas north of Salt Creek Ranch are dictated by the county of San Diego General Plan. The County General Plan will permit a maximum of 100 units on the approximately 400 ac. of topographically and biologically constrained property located to the north of Salt Creek Ranch (actual permitted density may be somewhat less due to property constraints). The sole undeveloped property, currently within the City of Chula vista's GP (designated Low Density Residential (0-3 du/ac), is the Watson parcel (approximately 160-ac.) which is located at the northeast corner of the Salt Creek Ranch project. 9. Gradinq The Salt Creek Ranch SPA proposed grading is in general conformance with the General Development Plan. The conceptual grading presented in the SPA is intended to present a landform grading technique which will emphasize neighborhoods with curves and varying slope ratios designed to reflect the appearance of the surrounding terrain. The grading proposal will preserve the Salt Creek drainage corridor and the natural drainage areas within the eastern subarea 3. The open space adjacent to East H Street will be contour- graded with variable slope ratios. An effort has been made to limit slopes between building pads to 25-30 ft. so as not to be visible above a two story dwelling. city Planning commission Agenda Item for Meeting of February 26, 1992 11 Grading within subarea 3 will consist of the provision of a minumum of 10,000 sq. ft. pad areas on large (1/2-acre average) lots. The remaining lot areas will be graded with gradual slopes to transition into natural canyon areas. A master homeowners assoction will be set up to control grading and structure encroachments within non-pad areas. The slope areas located along the south edge of neighborhood 9 are highly exposed to East H street and staff has some concern regarding the visual effects of potential encroachment onto the slope as well as the maintenance of the slope area. staff recommends that the lot lines for the lots wi thin neighborhood 9 which face East H street be held to the top of slope and that the slope area be included in the adjacent open space maintenance area to provide better maintenance control adjacent to a designated "scenic" highway. This issue should resolved prior to approval of the tentative subdivision map. Neighborhood 13 consists of a ridgeline and proposed grading guidelines for this area are contained within the SPA and Design Guidelines. Techniques to be utilized include, contour grading, daylight grading, rounded slope transitions to natural areas, tilted rear grading lines to eliminate stepped- pad edges. 9. Thresholds Analvsis Standards adopted by City policy require that the Salt Creek Ranch project be analyzed to determine whether the approval of this project will have an adverse impact on the threshold formulated by the city. Review of the project EIR, the PFFP, and other supporting SPA documents provides evidence that the project is consistent with the threshold standards of the city. An analysis of Thresholds is contained in the environmental document for Salt Creek Ranch, EIR-91-03, and in the PFFP, by development phase. 10. Low and Moderate Income Housinq The current Housing Element requires that subdivisions of over 50 dwelling units provide 10% of the total project unit count as affordable units for low and moderate income families. The City is currently in the process of revising and updating the Housing Element, and this update could result in modifications to the required provision of affordable housing units. The Salt Creek Ranch SPA Plan proposes to comply with the City of Chula vista affordable housing policy upon adoption as required at the time of Tentative Map approval. City Planning Commission Agenda Item for Meeting of February 26, 1992 12 11. Communitv Purpose Facilities The proposed project identifies a total of 7-acres to be reserved for Community Purpose Facilities (CPF), a 3-acre site south of the community park a 4 acre site north of East H street within Subarea #3. The Municipal Code requires that 1.39-acres of land per 1,000 population within the project be designated for CPF uses. The project proposes a total of 2,662 dwelling units which would result in an estimated project population of 8,240. This would require a total required acreage of 11.45-acres of CPF land, or an additional project requirement of 4.45-acres. The developer is proposing that a reciprocal agreement be negotiated with the city for use of parking within the community park for the adjacent 3 acre CPF site, thereby receiving credit for a portion of the required additional acreage requirement. In addition, should a reciprocal agreement not be reached the developer is proposing to locate an alternate site or sites at the final subdivision map stage and preclude development of the land for a period not to exceed 5 years at which time if a use is not secured the land would revert back to residential. Staff recommends that the developer identify permanent locations for the additional 4.45-acres of CPF land, subject to approval of the Director of Planning and prior to approval of the tentative subdivision map, and that, in accordance with the Chula vista Municipal Code, there be no reversion of acreage clause for CPF sites in the approved SPA Plan. 12. Public Facilities Financinq Plan The objective of the Public Facilities Financing Plan (PFFP) is to identify all public facilities, such as transportation, f ire and emergency medical service, water, flood control, sewage disposal, schools and parks required to support the planned development of Salt Creek Ranch. The PFFP for Salt Creek Ranch is written to guide development of the project and is the first such analysis required by the City's new Growth Management Ordinance. It proposes recommended financing programs to ensure the construction of necessary improvements, as well as to identify regional facilities needed to serve this project and costs to construct those regional facilities. The improvements stated in the PFFP shall be requirements of subsequent discretionary permits. In most cases, they will become conditions of approval of Tentative and Final subdi vision Maps. In other cases, building and occupancy permits will be the means of implementation. Improvements City Planning Commission Agenda Item for Meeting of February 26, 1992 13 called for in any development phases completed and usable prior to occupancy within that particular phase. are intended to be of any dwelling unit 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 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 1-805. 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 city-wide 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. If upon the completion of a financing study for SRl25 (under preparation by H.N.T.B., a consulting firm) and determination as to the consistency of the Salt Creek Ranch development with the conclusions of the study, the project's phasing results in a significant or material modification of proposed phasing of public facilities, then an addendum to the PFFP should be prepared which reflects these changes. Revisions may also be required of the ECVTPP and the Public Facilities DIF Program. Also included in the PFFP is a statement of current Thresholds and an analysis of how each Threshold will be complied with, by phase. The Executive Summary of the Salt Creek Ranch PFFP also recommends necessary mitigation. with respect to public facilities such recreation, schools, libraries, water, sewer, police and fire facilities, the Salt Creek makes the following provisions: as parks and storm drainage, Ranch SPA Plan a. Transportation: The transportation projects to be financed by Salt Creek Ranch are of two basic types: 1) Those facilities that provide for major circulation within Salt Creek Ranch which will primarily benefit the Salt Creek Ranch development; and 2) Those facilities that are off-site of Salt Creek City Planning Commission Agenda Item for Meeting of February 26, 1992 14 Ranch that will be of benefit to other eastern area developments including Salt Creek Ranch. The phasing of on-site improvements are made part of the PFFP and will be constructed prior to need. Off-site and regional improvements are also included in the plan by reference. Salt Creek Ranch will be subject to the revised Transportation Phasing Plan and will participate in improvements required by that plan as needed. b. Parks and Recreation: Salt Creek Ranch includes a 7-acre (net) Neighborhood Park and a 22-acre (net) Community Park, incorporating active recreation and passive park uses. Both the Neighborhood and Community Park designs will be subject to approval prior to approval of the Tentative Subdivision Map. The developer will be required to construct the parks under direction of the Director of Parks and Recreation. The developer will also make separate contributions or additional improvements toward meeting the required park improvements per the City I S Park Land Dedication Ordinance. Staff recommends that a modification to park phasing, that assumes that adequate project park acreage will be developed in accordance with project population and unit phasing. At no time will the project be deficit in park acreage and details of park phasing will be subject to approval of the Director of Parks and Recreation. c. Schools: The Salt Creek Ranch project will be required to reach agreement on a financing plan for school facilities prior to approval of the Tentative Subdivision Map. A Mello-Roos Community Facilities District to finance elementary, junior and high school facilities has been suggested as a mechanism subject to approval of the individual school districts. Two 10-acre (net) elementary schools are proposed within Salt Creek Ranch and financing for off-site junior and senior high facilities will be required for the 507 junior and 267 senior high students anticipated from this project. d. Water Facilities: The Otay Water District will provide water service to Salt Creek Ranch, which is located partially within the 980 zone system and partially within the 1296 zone system. To provide water within the 1296 zone, an off-site water storage facility will be required. If Salt Creek Ranch is the first to need water service in the 1296 zone, it will have to build the storage reservoir. Water services allocated to Salt Creek Ranch will be City Planning commission Agenda Item for Meeting of February 26, 1992 15 determined for a future quarter as a part of an agreement with the otay Water District for construction of required terminal reservoir storage and other major water facilities. The facilities identified in the PFFP shall be required of the developer either as constructed facilities or through the payment offers as indicated. A reclaimed water ~ystem will be constructed within Salt Creek Ranch in accordance with the Master Plan now being developed by the otay Water District (See Sewer section of PFFP). e. Sewer Facilities: The Salt Creek Ranch project currently lies within four drainage basins. These include Proctor Valley Basin, Telegraph Canyon Basin, Salt Creek Basin and otay Lake Basin. New trunk sewer extensions will be needed to convey sewage to the Spring Valley Sanitation District and to the Telegraph Canyon Interceptor. Flows from the Salt Creek Basin and otay Lake Basin will require pumping into the Telegraph Canyon Interceptor. A permanent pump station will be needed to pump flows from 406 units in Subarea #3 of the SPA Plan and approximately 100 future off-site units into the Salt Creek Basin. until the Salt Creek Interceptor is constructed, these flows along with the Salt Creek Basin flow will be pumped to the Telegraph Canyon Interceptor. Construction of the Salt Creek Interceptor is dependent on development within EastLake and otay Ranch. The proposed 12 mgd water reclamation plant within the otay River Valley will have capacity to treat Salt Creek Ranch flows. On-site collection sewers and pump facilities will be built and funded by the developer as a subdivision exaction. The developer shall be responsible for payment of fees for the project's share of off-site facilities, including the Salt Creek Interceptor. f. Drainage System: Salt Creek Ranch will be served by a series of on-site storm water facilities that will serve to collect and convey the storm water for this project into the City's storm water system and within the Salt Creek Basin providing for continued natural drainage flows. An urban runoff protection system will be required subject to approval of various agencies, including the city of San Diego, for drainage within the Otay Lake Basin. The Upper Otay Reservoir, recipient of drainage from that basin, is a source of drinking water to the residents of the City of San Diego and, therefore, water City Planning commission Agenda Item for Meeting of February 26, 1992 16 quality must be protected. Salt Creek Ranch proposes an interim water quality protection and monitoring program designed to protect this source of drinking water. It is expected that a future permanent reservoir protection system will be installed for both Upper and Lower Otay Reservoirs. The developer will be responsible for the design and construction of this Urban Runoff Protection System and all on-site drainage facilities. g. Library: The Salt Creek Ranch project does not propose anyon-site library facilities, although the developer will be responsible for the payment of fees, based on estimated proj ect population, into the City's Public Facilities DIF program. Library facilities are planned for implementation within the adjacent EastLake Development, immediately to the south. h. Fire and Emergency Medical Services: Salt Creek Ranch will be providing a 1-acre (net) fire station site within the project. Construction of a fire station of approximately 4,000 sq. ft. and purchase of a reserve fire pumper will be required along with installing necessary streets and water facilities to service the station. If this project proceeds ahead of the adjacent Rancho San Miguel project then a brush rig will be required and the developer will be required to front the necessary funds and then will be credited against the payment of public facilities fees. i. other Facilities: While there are no other public facilities proposed for inclusion within the Salt Creek Ranch project area, the developer will be responsible for the payment of fees into the Public Facilities DIF program which will fund the City's corporation yard, police facility improvements, civic center expansion and an automated city geographic information system. Salt Creek Ranch may be required to front funds for the above facilities to the extent that DIF monies are not available for capital expenditures. These monies will be credited against the payment of public facilities fees for costs up to the amount of fees due. 12. Air Oualitv Improvement Plan The City's Growth Management Ordinance requires that projects of 50 units or greater provide an Air Quality Improvement Plan. City Planning commission Agenda Item for Meeting of February 26, 1992 17 As discussed in the Salt Creek Ranch SPA Air Quality Improvement Plan (Section 7.8 of the SPA), the most significant air quality improvement measures are those policies and regulations established at the broadest geographic level (i.e., State or Federal). However, measures implemented on a city or project level can have a positive impact. The Air Quality Improvement Plan prepared for Salt Creek Ranch includes mitigation measures suggested by the developer and those recommended by the consultant reviewing the plan, Stevens/Garland & Associates. These include pedestrian and bicycle paths, jobs/housing balance, access to regional travel systems, access to transit and educational programs to increase awareness. Local and regional air quality regulations including the Air Pollution Control District program are being drafted that will supersede existing standards. Salt Creek Ranch is being reviewed in advance of these programs. The Air Quality Improvement Plan recommends several improvement measures with the project to help limit individual car trips, including encouraging car pooling and bus ridership. Staff recommends the provision of pedestrian walks from specific open-ended cul-de-sacs along East H Street, west of Hunte Parkway, to improve neighborhood access to transit routes. In addition, Salt Creek Ranch will be subject to on-going monitoring programs inherent in the City's Transportation Phasing Plan and Growth Management Program. The need for park-and-ride facilities, as well as neighborhood commercial facilities to serve this project and adjacent projects has been discussed during review of the project to help reduce the number of project-generated vehicle trips. staff is recommending that a neighborhood commercial site be developed within the adjacent Rancho San Miguel project, along East H Street, and that the developer commit to funding its proportionate share of a future park-and-ride facility. The location of a park-and-ride facility in the area of East H Street/SR-125 has not been identified, although, the developer is recommending that the community park site could be used as an interim park-and-ride facility until a permanent site closer to SR-125 is developed. This approach would require approval of the Director of Parks and Recreation. 12. Water Conservation Plan The Salt Creek Ranch Water Conservation Master Plan (prepared by Wilson Engineering, 1991) is briefly summarized in the SPA document (Section 7.2.13) and is enclosed with this report. This master plan is patterned after the Rancho Del Rey Water Conservation Plan, with the exception of discussion of a water city Planning commission Agenda Item for Meeting of February 26, 1992 18 offset program which was required of the recently approved Rancho Del Rey project. The Salt Creek Ranch Water Conservation Plan states that the projected average water demand for all areas of Salt Creek Ranch is 1,781,618. with the implementation of on-site measures recommended in the plan (efficient fixtures and devices in the units, efficient landscaping and irrigation, public awareness and education programs) a savings of approximately 294,600 gallons per day (ave. 110 mgd per residence) can be realized. Consistent with the City's approach on prior projects staff is recommending that the developer commit to participate in any off-site mitigation program adopted by the city designed to offset all or a portion of their new water demand. Said program may require one or more of the following: . Compliance with a regional water use program, to be administered by the San Diego Water Authority. offset County . Compliance with a locally administered water use offset program (such program may be administered by the City, water district, or a combination of both) ; . Implementation of specific water use offset measures for this project, if neither a regional or locally-administered water use offset program is in place prior to issuance of building permits for any portion of this project. In the event that a city-approved water offset policy is not in effect at the time building permits are issued, the requirements of this plan should be met through implementation of specific water offset measures for this project, with the level of offsets and specific measures to be approved by the City. 13. Implementation Beyond the standard implementation methods utilized for this project, such as Tentative Subdivision Map and site Plan approvals, there are several other implementation tools which are applicable to this project. a. PC District Requlations & Desiqn Guidelines The Planned Community District Regulations and Design City Planning Commission Agenda Item for Meeting of February 26, 1992 19 Guidelines will be brought forward to the Planning Commission at a follow-up meeting. c. Monitorinq Proqram Salt Creek Ranch 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 (PFFP) 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 PFFP, shows a positive cumulative impact in the City over the first 15 years of the Salt Creek Ranch project. 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. D. CONDITIONS OF APPROVAL Approval of the Salt Creek Ranch Sectional Planning Area Plan and supporting documents shall be subject to the following conditions: 1. The Public Facilities Financing Plan shall be approved subject to the recommended mitigation contained in the Executive summary and the following conditions: a. The first paragraph on page xi, of the Public Facilities Financing Plan shall be modified as follows: "The first phase of Salt Creek Ranch could develop to a maximum of 1,137 dwelling units. No tentative subdivision map shall be approved unless the tentative map shall ee approvea prior to the adoption af a capacity allocation program ey the City uhich .Till determine the mauimU!ft of first phase anito complies with the followinq; 1) the completion of the H.N.T.B. SR-125 financinq studv and determination as to the consistencv of the Salt Creek Ranch development with the conclusions of the studv. and 2) the revision of the Eastern Chula vista Transportation Phasinq Plan I ECVTPP) and Public Facilities Development Impact Fee IDIF) Proqram based on those conclusions." city Planning commission Agenda Item for Meeting of February 26, 1992 20 b. Insert as paragraph 8 after last sentence on page x the following: "Approval of this PFFP does not constitute prior discretionary review for projects within the boundaries of the Plan. All future projects within the boundaries of the Salt Creek Ranch PFFP shall undergo review as defined in the Chula vista Municipal Code. This PFFP analyzes the maximum allowable development potential for planning purposes only. The approval of this plan does not guarantee specific development densities: however. the provision of public facilities and improvements in this PFFP are based upon achievinq certain residential development thresholds (in terms of dwellinq units) in each phase of the Salt Creek Ranch development. In the event that the residential development thresholds are either reduced or not approved. approval of this plan shall not require (or otherwise commit) the developer to provide the facilities and improvements identified in this plan. Instead. the developer shall meet and confer with the Director of Planninq. citv Enqineer and a City Manaqer desiqnee to aqree upon any proposed chanqes that are in substantial conformance with this plan. The chanqes will address the reduced residential development thresholds (in terms of dwellinq units) in each phase of the Salt Creek Ranch proiect and the facilities and improvements to be provided in each phase of the proiect." c. The second paragraph on page xv shall be modified as follows: "Prior to the approval of a tentative map within the boundaries of the Salt Creek Ranch project, the developer shall reserve a 1.3 acre (1.0 ac. net) fire station site adjacent to the neighborhood park along the western boundary of the project as shown in the SPA. The station site shall be conveved to the city prior to the final subdivision map for any units contained in phase II of Salt Creek Ranch. If the citv decides not to construct a station within Salt Creek Ranch then the site shall revert back to the developer and a decision on what should be the appropriate land uses for the site shall require review and approval bv the citv Council." d. The last paragraph on page xv shall be modified as follows: "Additionally, should Salt Creek Ranch commence development ahead of Rancho San Miguel, the Developer City Planning Commission Agenda Item for Meeting of February 26, 1992 21 shall be responsible for fronting the necessary funds to enable the city to purchase the brush rig and equipment as detailed in the Fire section of this PFFP. Salt Creek Ranch will be responsible for frontinq the necessary funds if after 6 months from the date of the first Salt Creek Ranch buildinq permit no buildinq permit has been acquired for any portion of the Rancho San Miquel proiect." e. Remove the last two sentences of the first paragraph on page xv. f. Modify the second paragraph under "Parks and Recreation" on page xvi as follows: "No final map will be allowed within the boundaries of Salt Creek unless provisions have been made for financing acquisition or dedication to the City, of the necessary park sites identified in this PFFP~ftave BCCH dcdicated te thc city and provisions have been made for the financing of the necessary improvements on these park sites to the satisfaction of the Park and Recreation Director and city Council. The cost of the improvements shall not exceed the total amount of SPA park fee obliqation." g. Modify the paragraph under "Open Space and Trails"on page xvi as follows: The maintenance of trails and open space which lie within public easements or on which the City holds title in fee will be considered for funding through the use of an Open Space Maintenance District formed pursuant to the provisions of the Landscape and lighting District Act of 1972. or other appropriate land secured public financinq mechanism. h. 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 Eastern Chula vista Transportation Phasing Plan adopted by the city. The city Engineer may modify the sequence of improvement construction should conditions change to warrant such a revision. i. An annual fiscal impact report reflecting the actual revenue and expendi ture impacts based upon the development of the project shall be prepared by the developer. The project shall be conditioned to provide city Planning Commission Agenda Item for Meeting of February 26, 1992 22 funding for periods where expenditures exceed projected revenues. The details of such a funding program shall be determined prior to approval of the tentative subdivision map. 3. If the existing 20" reclaimed water line, located in the existing easement between Neighborhoods 1 & 2, is required to be moved solely due to construction of Salt Creek Ranch the developer will be responsible for the actual costs of relocating that line without interruption of service. 4. Sound attenuation walls (5 ft. high) shall be installed at rear property lines on each side of East H Street. This shall occur west of Lane Avenue and at selected areas east of Hunte Parkway per EIR-91-03. Final location of walls shall be approved by the Director of Planning prior to approval of the tentative subdivision map. 5. Salt Creek Ranch shall submit annual building permit reports, traffic counts and fiscal impact analysis to the city. 6. Approval of the SPA does not constitute approve of the final lot configurations and street design shown within the SPA Plan. Modifications may be made by staff, the planning commission or city Council during Tentative Subdivision Map processing and consideration. 7. The multiple family area within neighborhood 4a townhouse area within neighborhood 5 shall be according to an approved Precise Plan. and the developed 8. The PC Regulations and Design Guidelines shall be reviewed and recommendations received from the Planning Commission prior to City council review of the SPA Plan. 9. The developer shall enter into an agreement with the City of Chula vista regarding the provision of affordable housing, prior to approval of the Tentative Subdivision Map. Such agreement shall be in accordance with the adopted 1991 Housing Element. 10. The developer shall identify permanent locations for the additional 4.45-acres of CPF land which will be subject to approval of the Director of Planning prior to approval of the tentative subdivision map, and that, in accordance with the Chula vista Municipal Code, there be no reversion of acreage clause for CPF sites in the approved SPA Plan. 11. The Salt Creek Ranch Water Conservation Plan, prepared by Wilson Engineering, October 1991, shall be revised to include City Planning Commission Agenda Item for Meeting of February 26, 1992 23 provisions for an approved water offset policy. The revised language to be added to said document is contained herein as Attachment No.2. 12. Flag lot designs shall adhere to the provisions for Panhandle Lots, located within the Chula vista Municipal Code. 13. The details of access to the Otay Water District property located to the north of Salt Creek Ranch, shall be subject to review and approval of the city Engineer prior to approval of the tentative subdivision map. 14. Final recreation trail fence design and location shall be subject to approval of the Director of Parks and Recreation. 15. All plant materials, sizes and locations within parks and open space areas will require approval by the Director of Parks and Recreation prior final subdivision map approval. 16. The equestrian trail within Salt Creek shall not encroach within the Community Park. 17. Details and responsibilities for fuel modification areas within dedicated open space areas shall be delineated at the tentative subdivision map stage. The developer shall be responsible for the initial cycle of fire management/brush clearance within natural open space areas. 18. Open space maintenance access points shall be a minimum of 10 feet in width and subject to approval by the Director of Parks and Recreation prior to tentative subdivision map approval. 19. The determination of open space district parcel boundaries and maintenance responsibilities shall be subject to approval of the Director of Parks and Recreation prior to approval of the tentative subdivision map. 20. The equestrian-style fence shall be provided between the recreation trail along Hunte Parkway and the Salt Creek drainage. 21. Provide a bridged trail crossing of Salt Creek to the Community Park, providing an east/west link over Salt Creek, subject to review and approval of the City Engineer and Director of Parks and Recreation. 22. Details of the fuel modification zones shall be subject to review and approval of the Fire Marshal and the Director of Parks and Recreation prior to tentative subdivision map approval. City Planning Commission Agenda Item for Meeting of February 26, 1992 24 23. The recreation trail system shall be expanded to include: a. The greenbelt open space lot bisecting neighborhoods 1 & 2 shall provide adequate access for maintenance vehicle access and final landscape materials and design shall be consistent with open space criteria and subject to approval of the director of Parks and Recreation prior to approval of the final subdivision map. b. The equestrian-style fence shall be provided adjacent to a 10 feet recreation trail along the north side of the Community Park, adjacent to East H street, and continue with the trail along the east side of the park until able to enter the park. c. The 10 feet wide recreation trail proposed from the EastLake buffer, along the westerly property line (future San Miguel Road) to the neighborhood park, shall be extended along the westerly edge of the Neighborhood Park, and along the frontage of the Fire station. Ultimately, this trail is intended to extend offsite to East H Street. d. The recreation trail proposed within the EastLake Business Park buffer shall be designed to accommodate maintenance vehicles, be a minimum of 10 feet in width, and be provided with maintenance vehicle access at each adjacent open-ended residential cul-de-sac. The trail shall be located entirely within the Salt Creek Ranch project boundary. Design and final layout of the recreation trail shall be subject to review and approval of the Director of Parks and Recreation prior to tentative map approval. 24. The trail systems shall be extended along the north side of East H Street to the eastern property boundary. 25. Final trail alignments will be subject top approval the Director of Parks and Recreation prior to tentative subdivision map approval. 26. Access to open space canyons for open space maintenance shall be subject to approval of the Director of Parks and Recreation prior to approval of the tentative subdivision map. 27. Final details of habitat enhancement, protective measures for sensitive habitat/species, brush modification and temporary irrigation shall be subject to approval of the Director of Parks and Recreation prior to final grading and landscape plans. City Planning Commission Agenda Item for Meeting of February 26, 1992 25 28. Both the Neighborhood and Community Park plans are considered conceptual, therefore, final designs and grading will be subject to review by the Parks and Recreation Commission and approval by the Director of Parks and Recreation. Total net park acreage could be revised as a result of the final approved plans. 29. The final design of the two proposed East H street undercrossings shall be subject to review and approval of the Directors of Parks and Recreation and Public Works prior to approval of the tentative subdivision map. 30. The Design Standards shall be revised to reflect the "Amended City of Chula vista Landscape Standards". 31. The developer shall comply with the subdivision manual and the adopted City street design standards for all cul-de-sacs unless otherwise approved by the City Engineer. parking in substandard cul-de-sacs shall be provided as required in the design standards. 32. The developer shall improve and construct Hunte Parkway from East H Street to otay Lakes Road and dedicate right-of-way within the project boundaries to meet four lane major street standards. The design speed shall be 45 mph unless lesser standards are approved by the City Engineer through the process indicated in the adopted city street design standards. 33. pri vate streets shall meet the standards contained in the subdivision manual and street design standards unless otherwise approved be the City Engineer. Private street cross sections shall conform to those shown in the SPA plan for curb-to-curb width and right-of-way width unless otherwise conditioned. 34. All sidewalks shall have a minimum width of 4 feet. All public sidewalks shall meet City standards. 35. The design and location of pedestrian and bike paths shall be determined by the city Engineer and Director of Planning. 36. All walls which are to be maintained by open space districts shall be constructed entirely within the lot dedicated to the City. City Planning Commission Agenda Item for Meeting of February 26, 1992 26 37. Lane Avenue shall be designed to meet Class I collector standards unless otherwise approved by the City Engineer in accordance with the provisions contained in the street design standards. Additionally, curb-to-curb and right-of-way widths shal). provide for bike lanes, as determined by the City Engineer. 38. All private streets shall provide easements for fire hydrants, cable television and other utilities and facilities as required by said utilities. 39. Any private or public street which does not meet all aspects of the design standards of the city of Chula vista shall be indicated on the tentative map. The City will condition the approval of any deviation prior to tentative map approval. 40. Specific methods of handling drainage and sewer issues shall be subject to approval by the city Engineer prior to approval of final maps. All current provisions of the NPDES and Clean Water Program shall be met. 41. Lot lines shall be at top of slope, except in Subarea 3, where the SPA concept allows for this exception. Final grading plans and lot line locations will be subject to approval of the city Engineer and Director of Planning. 42. The developer shall enter into agreements with the City to provide for diversion of sewage or drainage at such time as required by any condition(s) placed on any tentative map(s). 43. Runoff from the development shall not exceed present flows for the 100 year frequency storm. Retention/detention facilities will be required as approved by the city Engineer prior to issuance of grading permits to reduce the quantity of runoff to amount equal to or less than present flows. 44. Graded access shall be provided to all storm drain cleanouts, inlets and outlets, and paved access shall be provided to all sewer manholes. Exceptions may be determined on a case by case basis by the city Engineer. 45. Improvements shall be installed as indicated in accordance with the public facilities financing plan or any changes to same approved by the city Engineer. Specific improvements will be determined prior to approval of the tentative map. city Planning commission Agenda Item for Meeting of February 26, 1992 27 46. Pedestrian walkways shall be provided from specific cul-de-sac ends which are designed with open ends along East H street, west of Hunte Parkway, to the walk system along East H street. Details of the pedestrian walk system will be subject to review prior to approval of the tentative subdivision map. 47. Transit stop designs, including benches and shelters, shall be reviewed by the City's Transit Coordinator and the Director of Planning prior to approval of the tentative subdivision map. 48. The installation of transit facilities shall be concurrent with transit service availability. Since this may not coincide with project development the developer shall commit to fund these facilities and they be installed when requested by the city. 49. The developer shall commit to funding the project's fair share of a park-and-ride facility at which time as one is located in the vicinity of the East H street and SR-125 interchange 50. The maximum roadway gradient wi thin the proj ect shall not exceed 15%. 51. Water main pressure within the project shall not exceed 150 psi. 52. Fire sprinkler systems may be required for residences located on flag lots. A final determination will be made by the Fire Marshal. 53. The mitigation measures included in section 6 of the Supplemental EIR (EIR-91-03) shall be incorporated herein as conditions of approval (mitigation measures identified at the GDP level have been incorporated in the Mitigation Monitoring Program for the SPA). MISC#3:\SPA-92-4.deb city Planning commission Agenda Item for Meeting of February 26, 1992 28 ATTACHMENT NO. 1 RECOMMENDED FINDINGS 1. THE PROPOSED SECTIONAL PLANNING AREA PLAN IS IN CONFORMITY WITH THE SALT CREEK RANCH GENERAL DEVELOPMENT PLAN AND THE CHULA VISTA GENERAL PLAN. The Salt Creek Ranch sectional Planning Area Plan reflects the land uses, circulation system, open space and recreational uses, and public facility uses consistent with the Salt Creek Ranch General Development Plan and Chula vista General Plan. 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 Salt Creek Ranch, 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 Salt Creek Ranch are designed with a grade-separated open space buffer adjacent EastLake Business Park, a neighborhood park will be located adjacent to the westerly project boundary to serve both project and adjacent residents, and the project will provide a wide range of housing types for all economic levels. A comprehensive street network serves the project and provides for access to off site adjacent properties. 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 Salt Creek Ranch Environmental Impact Report. City Planning Commission Agenda Item for Meeting of February 26, 1992 29 ATTACHMENT NO. 2 Amendments to Salt Creek Ranch Water Conservation Plan Wilson Engineering, October 1991 Page 17, RECOMMENDATIONS: RECOMMENDATIONS We recommend that in the development of the Salt Creek Ranch project, the following onsite water conservation measures should be included: . Ultra low flow toilets. . Ultra low flow showerheads. . Faucet aerators. . Pressure reducing valves. . Water conservation guide. . Use of reclaimed water where possible . Drought resistant plants in parks and pUblic landscaping. . Effective irrigation system such as soil moisture sensors or drip irrigation. The water conservation guide should urge the homeowner to use low water use landscaping, install automatic timers on hoses, and choose an effective irrigation system. The proiect shall complv with a City-approved water use offset policy in which one or more of the followinq offsite measures may be required: ~ Compliance with a reqional water use offset proqram. to be administered bv the San Dieqo Countv Water Authoritv. ~ Compliance with a local Iv administered water use offset proqram (such proqram may be administered bv the city. water district. or a combination of both); ~ Implementation of specific water use offset measures for this proiect. if neither a reqional or locallv- administered water use offset proqram is in place prior to issuance of buildinq permits for any portion of this proiect. In the event that a city-approved water offset policy is not in effect at the time buildinq permits are issued. the requirements of City Planning commission Agenda Item for Meeting of February 26, 1992 this plan shall be met throuqh implementation of offset measures for this proiect. with the level specific measures to be approved bv the City. MISC#3:\SALTCRK\WATER.AMD 30 specific water of offsets and -. TABLE 2 ATTACHMENT NO. 3 Gcnenl D...dopmeDt PIan n. SPA !.oM u. D-v-....... G..... h:reI Total D.U.. D.U../G..... Aae GDP one! SPA ~n.SPA GDP....SPA GDP.... SPA a-idoDDal R-L U&.6 .10.5 862 820 2.0 2,0 R-LM 273,7 256,6 1,232 1,107 .,5 ..3 "R-LM 3$,2 35,0 211 211 6,0 6.01 R-M .7,6 .7,6 .05 52. 8,5 11.02 Opoa Space CommunUy/Nei.hborhood Park 27.0 29,3 72 N/A3 N/A N/A Open Space 351.1 351.1 35 N/A. N/A N/A Major Road. 0.0 36.0 N/A N/A N/A N/A N/A (Included in Residential in th. GDP) _"'&aal 2 Community PUl'pOH 7,0 7.0 N/A N/A N/A N/A Facility Sit..5 2 Public Schoo!. 20.0 23,1 N/A N/A N/A N/A Fire Station 1.0 1.0 N/A N/A N/A N/A Project Total 1,197.2 1,197.2 2,817 2662 2,. 2,2 -r.M use at the higheat allowable density of LM category. 1 The LM* area contains 100 .ingle-family unit.. The .ingle-family portion i. at 4.4. Town hOUM area within thU: LM* iI at 9.26 dwelling units per acre. 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