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Home My WebLink AboutPlanning Comm Reports/1992/09/23 (3) City Planning Commission Agenda Item for Meeting of September 23, 1992 Page 1 2, PUBLIC HEARING: PCS-92-02 Consideration of tentative subdivision map for Salt Creek Ranch. Chula Vista Tract 92-02 - The Baldwin Company A. BACKGROUND 1. The applicant has submitted a tentative subdivision map known as Salt Creek Ranch, Chula Vista Tract 92-02, in order to subdivide 1197.4 acres into residential lots accommodating approximately 2,100 single family dwelling units and 509 multiple family dwelling units, two elementary school sites, two park sites, a fire station site and approximately 432 acres of open space. 2, The Environmental Review Coordinator has reviewed the proposed tentative map and has determined that it is in substantial conformance with the Salt Creek Ranch SPA Plan for which Final Supplemental Environmental Impact Report 91-03 was certified by the City Council.. Therefore, no new environmental review is necessary and staff recommends the recertification of SEIR 91-03 and reapproval of the Statement of Overriding Consideration and the Mitigation Monitoring Program related thereto. B. RECOMMENDATION 1. Recertify SEIR 91-03 for the Salt Creek Ranch SPA and Tentative Map for Salt Creek Ranch, Chula Vista Tract 92-02. 2. Based on the findings contained in the attached draft City Council Resolution, adopt a motion recommending that the City Council approve the tentative subdivision map for Salt Creek Ranch, Chula Vista Tract 92-02, subject to the conditions enumerated in said Resolution. 3. Adopt the Statement of Overriding Considerations and the Mitigation Monitoring Program. 4. Recommend that the City Council approve the street names submitted for Neighborhoods 1-8. C. DISCUSSION This Tentative Map is the third increment of a four phase process by which large landholdings are developed. The first phase was the General Development Plan (GDP) and the establishment of the Planned Community (PC) Regulations along WPC F:\home\planning\95.92 ~.I City Planning Commission Agenda Item for Meeting of September 23, 1992 Page 2 with an accompanying environmental impact report (EIR). These documents were approved by the Planning Commission and the City Council in 1990. The GDP process utilized generalized design concepts for the development of the property and also established the general pattern, intensity and character of development, along with the goals, objectives and standards to guide future detailed planning. The GDP consists of text and maps, including the GDP map. The GDP Map indicates the land use designations for each parcel within the plan area, with a range of units assigned to each residential designation, based on size and density classification. The text describes the various components of the GDP and provides basic standards and processes for its implementation. The PC Zone functions as the policy and entitlement bridge between the General Plan and the zoning regulations and specifically elaborates the goals, general objectives and principles contained in the Chula Vista General Plan and outlined in the General Development Plan. The second phase of the process was the Sectional Planning Area (SPA) Plan which further defined the development parameters previously set forth in the General Development Plan. The SPA Plan addresses issues concerning the infrastructure required to serve the project, existing and proposed land use relationships, design criteria, circulation, open space, parks, schools and community purpose facilities. In addition, this Plan details the project's objectives established by a set of design guidelines in accordance with the Planned Community District Regulations. Both the SPA Plan and PC regulations and design guidelines along with an accompanying Supplemental Environmental Impact Report were approved by the Planning Commission and the City Council in early 1992. The third and present phase, the Tentative Map (TM) process, implements the GDP and SPA Plan by more precisely "lotting" the property and providing required infrastructure and detailed project phasing. In this case, the SEIR prepared forthe SPA Plan is adequate for the TM since the TM is in substantial conformance with the SPA Plan from an environmental perspective. This approved SEIR will be required to be recertified by the Planning Commission and the City Council. The final phase, the building phase, will occur upon approval of the Tentative and Final Maps and issuance of building permits. WPC F:\home\planning\95.92 ,;j.:( City Planning Commission Agenda Item for Meeting of September 23, 1992 Page 3 Adjacent zoning and land use. North County S8? Otay Water District facilities, vacant South PC Eastlake Business Park, vacant East County S8? Vacant West County S88 Salt Creek I subdivision, vacant (Rancho San Miguel) Existing site characteristics. The project site is located between the San Miguel/Mother Miguel Mountains to the north and the rolling hills, valleys and mesas of the area to the south. Elevations on the property range from approximately 550 feet above mean sea level (AMSL) in the western portion of the site to over 1,100 feet AMSL in the northern portion of the property. The steepest portions of the site occur in the north central and northeastern portions of the site, although less than 10 percent of the property has slopes with gradients of 25 percent or greater. Dominant landform features on the site include Salt Creek and gently rolling hillsides in the central portion of the site. A narrow south-trending ridge dominates the eastern portion of the site. Two major drainages, separated by a rounded ridge, join to form a larger drainage which flows into the Upper Otay Reservoir at the southeast corner of the site. WPC F:\home\planning\95.92 a.3 City Planning Commission Agenda Item for Meeting of September 23, 1992 Page 4 Tentative Map. The following table indicates minimum and average lot sizes within each phase and neighborhood. Minimum Average Total Neighborhood Phase lot Area 1 Lot Area 1 Lots 1 (Portion) 1b 7,00rJ 7,705 90 1 (Ramainder) 2 7,00rJ 7,705 240 2 1b 7,00rJ 7,851 213 3 1a 4,500 5,455 249 4A (Portion) 1b .. Muttifamily 60 4A (Remainder) 2 .. Multifamily 330 4B 1a 3,800 5,584 141 5 1b n Muttifamily 119 5 1a 5,000 6,770 92 6 (Portion) 1a 5,000 6,306 109 6 (Remainder) 1b 5,000 6,306 113 7A 2 5,000 6,186 59 7B 2 7,00rJ 8,547 124 8 2 7,000 8,967 237 9 2 15,000 21,513 139 10A 3 15,000 26,251 57 10B 3 15,000 40,278 16 11 3 15,000 33,300 85 12 3 15,000 21,298 93 13 3 15,000 18,907 43 TOTAL DWELLING UNITS 2,609 Phase 1 . 1,137 dwelling units Phase 2 . 1,178 dwelling units Phase 3 . 294 dwelling units 1 Measured in square feet 2PC Regulations permit 20% of lots to be reduced to 6,000 square feet and 10% of lots to be reduced to 5,400 square feet WPC F:\home\plaMing\95.92 ;t.Jf City Planning Commission Agenda Item for Meeting of September 23, 1992 Page 5 D. ANALYSIS Proposed Changes in Development Phasing The SPA Plan provides for the project to be developed in three phases to ensure construction of the necessary infrastructure and community facilities for each residential area as the project progresses. The applicant proposes to revise the phasing sequence to provide for a west-to-east development progression as indicated on the table on page 9 and as depicted on the illustration on page 10. The rationale for these proposed changes follow: 1. A west-to-east development progression is more logical relative to balancing the cost of required infrastructure with the creation of lots to finance it. 2. The first phase of 1,137 lots would require more park acreage than the acreage provided in the neighborhood park. Therefore, the Director of Parks and Recreation has recommended that first improvements be provided in the community park rather than the neighborhood park as indicated in the SPA Plan. Access to this park would have to be provided through the westerly portion of the property via infrastructure financed by lots created along its west-to-east route. 3. The applicant states that the up-front cost of construction of Proctor Valley Road, both on-site and off-site, would be prohibitive and financially infeasible. Another significant change in the development sequence for the property is in the circulation system, The SPA and Public Facilities Financing Plans require that Proctor Valley Road be extended from its present terminus (East H Street) within the Salt Creek I project, through the southerly portion of the adjacent Rancho San Miguel property and through what was Phase 2 to reach what was Phase 1 located in the center of the project. The applicant proposes instead to develop Phase 1 (formerly most of Phase 2) in two subphases which would result in the following changes to the circulation system. Subphase 1 a, . All development would occur south of Proctor Valley Road, . Access to Subphase 1 a would be via MacKenzie Creek Road, which would traverse easterly from an existing paved portion of San Miguel Road to Lane Avenue, which would also be constructed. These WPC F:\home\planning\95.92 :}'.5 City Planning Commission Agenda Item for Meeting of September 23, 1992 Page 6 improvements would provide levels of service appropriate to this subphase. . This subphase would have 591 single family lots. Subphase 1 b. . Development would occur north and south of Proctor Valley Road including the first 12 acres of the community park. . Proctor Valley Road would be constructed only on-site between the westerly project boundary and the community park; the off-site portion through the San Miguel Ranch property would be built in Phase 2. . Hunte Parkway and enough of Duncan Ranch Road to reach the park entrance would also be constructed. . This subphase would have 486 single family lots and 60 multifamily dwelling units. Staff has reviewed three alternative methods by which to provide westerly access to the project: (1) the westerly extension of MacKenzie Creek Road from San Miguel Road to Lane Parkway and the northerly extension of existing Lane Avenue into the project; (2) the off-site extension of Proctor Valley Road through San Miguel Ranch, and (3) a temporary paved access along the present unpaved route of this road. Of these alternatives, staff believes the circulation system as proposed (#1) is superior because: the alignment through San Miguel Ranch (#2) would be premature until the City settles on the ultimate land uses for this portion of that development and the access and grading required to accommodate them; and the temporary access (#3) would be a "throwaway" road since its route is through the fire station, park and school sites and would likely have to be removed, perhaps at an earlier date to accommodate some of these uses prior to the availability of a permanent access, Proposed Changes from Approved SPA Plan Condition 4h of the SPA Plan states, "Approval of the SPA does not constitute approval of the final lot configurations and street design shown within the SPA Plan, Modifications may be made by the staff, Planning Commission or City Council during Tentative Subdivision Map processing and consideration." WPC F:\home\planning\95.92 Pl- (, City Planning Commission Agenda Item for Meeting of September 23, 1992 Page 7 After consultation with staff, several changes were made to the 10Vstreet layout on the tentative map which differ from those shown on the SPA Plan. These changes resulted in the reduction of 53 lots from the project. Major changes are summarized below: Neiqhborhood 1 o An open space lot was created at the southwest corner of N-1 from area deleted from adjacent lots. o Four short cul-de-sacs were deleted, o Minor lot orientation changes were made. o Number of lots reduced from 341 to 330. Neiqhborhood 2 o Four short cul-de-sacs were deleted; one longer one added. o One long curvilinear street added. o Number of lots reduced from 223 to 213. Neiqhborhood 3 o Street system revamped. Street stubbing at San Miguel Ranch property deleted. o Number of cul-de-sacs reduced by two. o Number of lots reduced from 263 to 249. Neiqhborhood 4A o No major changes to this multi-family lot. Neiqhborhood 4B o Interface with Eastlake Business Park improved by the reorientation of three cul-de-sacs to increase the distance between this industrial area and the project. Trail between Eastlake and the project located entirely on the project site. Number of lots increased from 134 to 141. o o WPC F;\home\planning\95.92 ~r7 City Planning Commission Agenda Item for Meeting of September 23, 1992 Page 8 Neiahborhood 5 o No major changes to lot and street patterns in this detached small lot/attached single family neighborhood. o Number of single family detached units reduced from 100 to 92. o Number of multi-family units increased from 111 to 119. Neiahborhood 6 o No major changes. Neiahborhood 7A o Two of three cul-de-sacs deleted. o Number of lots increased from 58 to 59. Neiahborhood 7B o Number of cul-de-sacs reduced by one. o Number of lots reduced from 138 to 124. Neiahborhood 8 o Cul-de-sac bulbs changed to standard shapes. o Configuration of community park (adjacent to Neighborhood 8) changed to eliminate west side indentation per Parks and Recreation Department recommendation. o Number of lots reduced from 242 to 237. Neiahborhood 9 o Lots consolidated to create larger parcels. o Number of lots reduced from 143 to 139. Neiahborhood 10A o No major changes to lot and street patterns, o Number of lots increased from 56 to 57. Neiahborhood 10B o No major changes, .:;. , WPC F:\home\planning\95.92 City Planning Commission Agenda Item for Meeting of September 23, 1992 Page 9 Neiohborhood 11 o No major changes. Neiohborhood 12 o No major changes to lot and street patterns. o Access to on-site trails, if deemed appropriate, provided from two northerly cul-de-sacs. o Number of lots reduced from 97 to 93. Neiohborhood 13 o No major changes to lot and street patterns. o Number of lots unchanged, SPAlTM Development Sequence Comparison Phase I Phase II Phase III (Neighborhood/DU's) (Neighborhood/DU's) (Neighborhood/DU's) SPA TM SPA TM SPA TM 2/223 Port. 1/41 1/341 Port, 1/289 10A/56 10/A/57 Port. 4A/293 2/213 3/263 Port, 4A/330 10B/16 10B/16 5/211 3/249 Port. 4A/97 7A/59 11/85 11/85 6/222 Port 4A/100 4B/134 7B/126 12/97 12/93 7A/58 48/141 9/143 8/237 13/43 13/43 7B/138 5/211 9/139 8/242 6/222 Neighborhood Pa'" Portion Community Park (12 ao.) Community Park Portion Community Park (10 ao,) 2 School Sites 1 School Site Neighborhood Pa'" Fire Station Site Fire Station Site 1 School Site "Reduced to 1,137 dwelling units by Condition of Resolution ~- ,. WPC F:\home\planning\95.92 City Planning Commission Agenda Item for Meeting of September 23, 1992 Page 11 While the applicant proposes a total of 1,227 dwelling units for Phases 1 a and 1 b, the Public Facilities Financing Plan (PFFP) permits a maximum of 1,137 units. The PFFP further requires that "no tentative map be approved until (1) the completion of the H.N.T.B. State Route 125 financing study and determination as to the consistency of the Salt Creek Ranch development with the conclusions of the study, and unless the tentative map is conditioned upon (2) the revision of compliance with the revised Eastern Chula Vista Transportation Phasing Plan (ECVTPP) and Public Facilities Development Impact Fee (DIF) Program based on these conclusions." At the time this condition was formulated, capacity in the eastern Chula Vista traffic network was considered to be at its maximum. Based on recent interim studies conducted by JHK, however, enough capacity remains to accommodate the first phase of Salt Creek Ranch provided certain improvements are made. Staff concludes, therefore, that the project is in compliance with the intent of the PFFP condition, but the project will continue to be subject to the final H.N.T,B study by condition of the Tentative Map. Access To Adjacent Property The Tentative Map provides access to three adjacent areas as described below. Otay Water District - Access to the District's property located to the north, adjacent to the lower of the two northerly property lines of the project, would be provided via Hunte Parkway which would terminate at Otay's southerly property line. Improvements would be 24 feet of pavement on 72 feet of graded right-of-way. This road would replace Otay's existing graded access easement which traverses the northwest portion of the Ranch. WPC F:\home~lanning\95.92 Wilson (Watson-McCoy) Property - Access to the Wilson property (formerly referred to as Watson-McCoy), an "L"-shaped, gently sloping parcel abutting the northeast corner of the project, would be Street YYY which would terminate at Wilson's southerly property line, Improvements would consist of a fully constructed 60-foot- wide street. While the General Development Plan for Salt Creek Ranch indicates a second access to the Wilson property, the Salt Creek Ranch SPA Plan does not. The TM does provide for a 20-foot-wide access easement through a residential lot (lot 76 in Neighborhood 11) to conform to the GDP, but staff believes this access is inappropriate and impractical. The only viable second access through Salt Creek Ranch to the easterly properties, in staff's opinion, would be via Street 1111, a cul-de-sac in Neighborhood 10B. .?II City Planning Commission Agenda Item for Meeting of September 23, 1992 Page 12 This street terminates within 50 feet of the TM's easterly property line and can easily be extended to provide a second access to the area. A condition imposing this requirement is included in the attached draft resolution (#31), Ideally, since development of this easterly area is several years away, the area north and east of Salt Creek Ranch should be planned as a unit to insure coordination of public facilities and grading and to conduct area-wide environmental review in this area, Pvramids - When the City Council approved the SPA Plan for the Salt Creek Ranch, they required Baldwin to work diligently with the northern adjacent property owners to study a mutually acceptable access from Salt Creek Ranch prior to the approval of the Salt Creek Ranch Tentative Map. These parcels are not presently within the City's Sphere of Influence. Baldwin and representatives of the owners of some of the northerly properties ("Pyramids") have met on several occasions without reaching agreement relative to the extent of access to be provided by Baldwin. In addition, staff has met with both parties separately. The Tentative Map is being designed to provide three access points to properties to the north, including the Pyramids. The primary access is a 60-foot wide public street (Street YYY) , which would terminate at Baldwin's northerly property line, abutting the Wilson property to the northeast. Access to the Pyramids parcels could be gained through the Wilson property and an existing jeep trail. Two other access opportunities are provided for the Pyramids and other nearby parcels via Streets MMMM and NNNN, two proposed private cul-de-sac streets from which access to existing trails could be provided. The owners of the Pyramids parcels maintain that they have legal access through the Baldwin property and have filed a legal action to enforce this contention. Having studied aerial photographs of the area and visited the property, it appears to staff that trails up to 10 feet in width do lead to these northerly parcels through Salt Creek Ranch. Staff, however, has no knowledge relative to legal access rights over these trails. The TM could provide paved access via project streets through Baldwin's property and also provide access between Baldwin's development area and the adjacent parcels. There would, however, be undeveloped open space between the ~~/~ WPC F:\home\planning\95.92 City Planning Commission Agenda Item for Meeting of September 23, 1992 Page 13 developed areas of Salt Creek Ranch and the adjacent parcels. The existing trails traverse this open space area, Most of the terrain on the Pyramid parcels is in excess of 25% slope gradient resulting in very limited development potential. In this regard, staff wrote to the County Department of Planning and Land Use (DPLU) to determine their position relative to the development potential of a 400.:!: acre area which includes the Pyramids ownership, and to determine access requirements. In their attached reply, DPLU states that the development potential for the area is an average of 1 dwelling unit per 8 acres under the County General Plan because of the severity of the terrain. DPLU further states that access should be planned through Neighborhood 11 over the Wilson property to accommodate potential traffic volumes from a maximum of approximately 50 dwelling units. Staff has included as a recommended condition of approval (Condition 110) that access to Pyramids be via Street YYY. However, the cul-de-sac Streets MMMM and NNNN are designed to accommodate limited road connections provided the Pyramids and other area owners meet the criteria outlined in that condition. Grading The amount of grading for the TM has increased by approximately 440,000 cubic yards from that indicated for the SPA Plan. Most of this increase (:t300,000 c.y.) occurs in Subarea 3, primarily because of the requirement for larger detention basins for urban runoff than originally anticipated. Much of the remaining discrepancy is attributable to the requirement to reduce the height of some manufactured slopes throughout the project which, to accomplish, actually requires more grading. More significant than the quantity of grading proposed are the visual impacts of that grading. In this case, the detention basins would not be visible offsite and the slopes of these basins will be at 3:1 to 4:1 and will be landscaped to mitigate their visual impacts. Other visible slopes will also be softened by landscaping. Staff concludes that no increase in adverse visible impacts would occur resulting from this increase in the quantity of grading. Community Purpose Facilities Sites Based on the requirement of the PC Regulations for 1,39 net usable acres of land per 1,000 population for Community Purpose Facilities (CPF), the applicant is required to set aside for that purpose approximately 11 acres of net usable land. Potential uses for these sites are places of worship, child care centers, senior WPC F:\home\planning\95.92 ':/.,.13 City Planning Commission Agenda Item for Meeting of September 23, 1992 Page 14 citizens' facilities and the like. Lots CPF-1 (3.0 gross acres) and CPF-2 (4.2 gross acres) are indicated on the TM. Other potential sites consist of a portion of multi- family Neighborhood 4A and the area presently designated lots 1-16 and Street DD at the northwest corner of Neighborhood 3. The Ordinance permits a reduction of the required acreage if the City Council determines that a lesser amount of facilities is needed based on availability of shared parking with other facilities or the provision of other community purpose facilities that are guaranteed to be made available to the community. A condition (#134) requiring adherence to this provision is included in the draft Resolution. In addition, condition (#124) requires that lots 1-16 and Street DD be precluded from development in Phase 1. The area in which these lots are located should be reserved for possible CPF use until such time as the project's CPF requirement is determined. Equestrian Undercrossing The SPA Plan Parks, Open Space and Trails Plan indicates two undercrossings of Proctor Valley Road for equestrian/hiking trails at the east end of the project. The conditions of approval of the SPA Plan require undercrossings for pedestrians and wildlife (condition dd) and also require an equestrian/hiking trail along the north side of Proctor Valley Road between and through the two undercrossings. The applicant proposes to delete the east equestrian undercrossing by redesigning the facility to accommodate wildlife and drainage only. In addition, the equestrian/hiking trail planned for the north side of Proctor Valley Road would be relocated to the south side, thus negating the need for the easterly equestrian/hiking trail undercrossing. The westerly undercrossing, located just east of the intersection of Proctor Valley Road and Hunte Parkway, would be retained. While concurring with these proposed changes, staff has certain reservations about the remaining undercrossing because of its potential as a security hazard. This facility provides a direct link between the planned community park and an elementary school. Children would likely use the undercrossing as a way to cross Proctor Valley Road, Staff is concerned that the 150+ foot length and potential lighting problems in this tunnel-like structure could lead to problems of abuse to its users. In this regard, discussions with the Police Department and the School District also revealed some concern forthe safety of children and others using this undercrossing, Staff does not propose that the condition for the undercrossing be deleted at this time but that this matter be more closely studied to determine its desirability. Should staff conclude that another approach be considered, this issue can be brought back to the Commission and Council in the form of a study and a suggested amendment to the TM resolution of approval and to the SPA Plan. ':;.11 WPC F:\home\planning\95.92 City Planning Commission Agenda Item for Meeting of September 23, 1992 Page 15 Such a study would also be applicable to other developments in the Eastern Territories. Planning Commission Suggestions At the SPA Plan hearing, the Commission directed staff to negotiate with the applicant to reduce the total number of units in Neighborhoods 10A, 10B, 11, 12 and 13 (Phase 3) by approximately 5%; double the size of approximately 15 lots in this phase; and to include some of the large lots planned for Phase 3 in the first phase. The applicant has responded as follows: 1. The number of lots in Phase 3 was reduced by 3 (1 %). This figure includes recommended conditions in the Resolution regarding deletion of lots. In addition, 4 lots were deleted from Neighborhood 9, a large lot area. The total reduction of lots therefore is 7 representing 1.6% of the total number of large lots proposed. 2. No large lots were doubled in size but several lots were either combined with portions of others in Neighborhoods 9-13 or lot lines were adjusted, The results of this exercise was to create several larger lots in Phase 3 and, as discussed above, losing seven lots in the process. 3, As indicated in the approved SPA Plan, no estate-type lots are proposed until the second phase. The applicant states that cost of extending basic infrastructure an extra +3,000 feet to Neighborhood 9, the addition of specialized public facilities associated with this large lot area and the out of phase grading required to include large lots in the first phase would render the project infeasible. 4. Thirty-one lots of one acre or larger have been provided. Affordable Housing Staff and the developer have negotiated an agreement to control the delivery of the low- and moderate-income housing units required of the Salt Creek Ranch project under the City's Housing Element of the General Plan. The Housing Element requires the project to provide five percent of the total project units as low-income units (housing costs not exceeding 30 percent of the monthly income of a household at 80 percent of median income [$33,100 for a family of four]) and five percent (5%) as moderate income units (housing costs not exceeding 30 percent of the monthly income of households at 120 percent of median-income [$49,700 for a family of four]), The Housing Element further calls for the low- and moderate-income units to be delivered at least roughly proportionally to the .:>' /.5 WPC F:\home\planning\95.92 City Planning Commission Agenda Item for Meeting of September 23, 1992 Page 16 development of the other project units, while seeking delivery of the low-income units as early as possible in the development process. The draft agreement calls for the developer to deliver the affordable units in two phases, parallel to the phasing of the Salt Creek Ranch Project. The affordable units will be delivered at the mid-point of each phase for the low-income units. The developer will have the option to build all of the low-income units, or to build one-half of them and dedicate land within the project to the City for the other half. The moderate-income units will be provided proportionally over the development of the project. The affordability of the units will be initially verified through developer reporting responsibilities and low-income rental units will be monitored periodically, The City and the Redevelopment Agency will assist the developer to achieve the affordable units to the degree possible with any available subsidy mechanisms. Street Names The applicant has provided a list of proposed street names for Neighborhoods 1-8. This list has been circulated to various City departments to eliminate duplicate and otherwise unacceptable street names. The Subdivision Ordinance requires that street names be approved by the City Council. The attached list of street names are recommended for Planning Commission and, ultimately, Council approval. Energy Conservation During the City Council hearing on the SPA Plan, concern was expressed regarding the application of energy conservation measures to this project. In this regard, recent amendments to Title 24 of the Uniform Building Code are scheduled to go into effect in 1993. These amendments provide for a variety of construction requirements designed to conserve water, electricity, gas and petroleum. By the time construction of the project begins, these regulations will be in effect and the project builders will be required to comply with them. In as much as these regulations are primarily enforced at the building permit stage, few conditions relating to energy conservation can be applied to the Tentative Map. However, the project does include conservation measures such as use of reclaimed water and drought tolerant landscaping, provision of bike and pedestrian trails and transit facilities, and access to nearby employment opportunities, ~ -/Ip WPC F:\home\planning\95.92 ~~~ :-~~ -...~......,;....... ..................~ ~-.~~ CllY OF CHULA VISTA ~ {7 fe~'Y'1-q / -cLj PLANNING DEPARTMENT July 2, 1992 " Mr. Lauren M. Wasserman, Director San Diego County Department of Planning and land Use 5201 Ruffin Road, Suite B San Diego, CA 92123 {I, ". Dear Lauren: Subject: Salt Creek Ranch The City of Chula Vista Planning Department recently accepted an appl ication for a 2,600! dwelling unit Tentative Map for the Salt Creek Ranch. Your staff was furnished with a copy of the map. Owners of several parcels to the north of the portions of the Ranch labelled Neighborhoods 11 and 12 have requested that access be provided to their propert f es through thi s subdi vi s i on. These parcels are in the uni ncorporated County areas outside the City's Sphere of Influence on the slopes of Mt. Miguel. The Ci ty, therefore, requests that the County provi de us with i nformat ion regardi ng the development potent i a 1 of the northerly adjacent 400! acres and County minimum access requirements for such development. The area in question is depicted on the attached map. The aforementioned property owners are those associated with the parcel s identified as "pyramids". Information should be provided on those properties in the immediate vicinity as well. These parcels are located in Assessor's Book 585, pages 9, 14, and 15. We realize that you face a staff and revenue shortage, so our request is for a brf ef survey rather than a comprehens i ve anal ys is. Any i nformat i on you can provide to assist us in determining access requirements to those properties would be greatly appreciated. Please call Ken Lee, Assistant Director or me at 691-5101 if you have any questions regarding this matter. {fa ~~t Leiter Director of Planning WPC 0384p Enclosures cc: George Krempl, Deputy Cfty Manager 276 FOURTH AVE/CHUlA VISTA CALIFORNIA 91910/(619) 691-5101 -.::~.~,.~:..,~.. I"~~'< :~;:C:Cj'::);": ~.'-<'''~.'''-/.. .-- ;'''~~'. LA.UREN M. WASSERMAN cr.. [CTOII! j611) 61_.211'2 QJX1UUttI of ~nn ~ i~BX1 '" ..'101 c~ FICE 'IEI..D OFFICE 33.. VIA VERA '::RUZ SUIT E 1 ~ I) SA'" "ARCOS CALIFORNIA 92069.2638 ('19. SII.I002 DEPARTMENT OF PLANNING AND LAND USE S201 RUFFIN ROAD, SUITE B. SAN DIEGO. CALIFORNIA 12123.1&66 '''=:''''''1.1.":"10... !61~1 "_.2960 July 16, 1992 Mr. Robert Leiter, Director Planning Department City of Chula Vista 276 Fourth Avenue Chula Vista, California 919]0 SALT CREEK RANCH Dear Mr. Le;.w(:1?~ . As you requested in your letter of July 2nd, my staff has researched the assessor's books to verify access easements to the parcels listed. Our research shows no easements or dedicated right-of-way to these parcels. The Tentative Maps submitted for the project show a residential street with 60 feet of right-of-way linking to the "Watson" parcel, but not to those parcels 1 abe 1 ed Pyrami d. The development potential of these parcels is low. The community plan designates this property as (18) Multiple Rural Use, the density is 1 dwelling unit per 4,8 or 20 acres dependin9 on slope. In this case these properties appear to have slopes in excess of 25% over the majority of their area. Using the mid range of 1 dwelling unit per 8 acres 50 homes could be constructed. This is just an estimate, if slopes average greater than 25% and if sensitive habitat is present then this number would be reduced. Our recommendation is that the design of "Neighborhood 11" streets be planned to accommodate to potential traffic volumes from these parcels. I hope this information is satisfactory for your purpose. If you wish further assistance on this matter, contacting Steve Denny at 694-3727 will expedite the process. Sincerely, LAUREN M. WASSERMAN, Director Department of Planning and Land Use LMW:SD:jcr AUTHOR\FSLTRSD.792 SALT CREEK RANCH The following street names have been approved by staff for each Community Area: Community 1 Abilene Drive Calendula Drive Camomile Drive Cereus Drive Driftwood Drive Mesquite Drive Mirage Drive Mojave Drive Ocotillo Drive Opuntia Drive Sand Dune Drive saguaro Drive Tumberweed Drive Yucca Drive Community 3 Aplomado Valley Road Condor Valley Road Dove Valley Road Duck Valley Road Eagle Valley Road Falcon Valley Road Hawk Valley Road Mallard Valley Road Osprey Valley Road Owl Valley Road Pelican Valley Road Sun Valley Road Tern Valley Road Community 2 Anasazi Canyon Road Arapahoe Canyon Road Caddo Canyon Road Cherokee Canyon Road Comanche Canyon Road Cheyenne Canyon Road Dakota Canyon Road Hopi Canyon Road La Jolla Canyon Road Navajo Canyon Road Papago Canyon Road Piute Canyon Road Pocono Canyon Road Pueblo Canyon Road Shawnee Canyon Road sioux Canyon Road ute Canyon Road Community 4 Clark Mountain Road Ward Mountain Road Turtle Mountain Road Rabbit Mountain Road Deer Mountain Road Moose Mountain Road Cougar Mountain Road Badger Mountain Road MacKenzie Creek Road .,?- ;;12 Community 5 Big Springs Road Carmel Springs Road High Springs Road Little Springs Road Sun Springs Road Tecate Springs Road Community 8 Ash Ridge Road Aspen Ridge Road Beech Ridge Road Birch Ridge Road Blue Spruce Road Cedar Ridge Road Cottonwood Road Cypress Ridge Road Duncan Ranch Road Evergreen Road Hickory Ridge Road Larkspur Ridge Road Redwood Ridge Road Community 6 Camellia Meadow Road Cardinal Meadow Road Crocus Meadow Road Fuchsia Meadow Road Garden Meadow Road Heather Meadow Road Larkspur Meadow Road Laurel Meadow Road Lupine Meadow Road Morning Meadow Road Mountain Meadow Road Community 7 French Creek Road Hunter Creek Road Long Creek Road Meadow Creek Road Mill Creek Road Peace Creek Road smith Creek Road Sorrento Creek Road Taylor Creek Road Valley Creek Road :1- a3 D R AFT RESOLUTION NO. RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING THE 1ENTATIVE SUBDIVISION MAP FOR SALT CREEK RANCH, CHULA VISTA TRACT 92-02, RECERTIFYING SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT SEIR 91-03 (SCH #89092721) AND READOPTING THE STA1EMENT OF OVERRIDING CONSIDERA nONS AND THE MITIGATION MONITORING PROGRAM FOR THE SEIR AND MAKING THE NECESSARY FINDINGS WHEREAS, the Baldwin Company filed a duly verified application for a tentative subdivision map known as Salt Creek Ranch, Chula Vista Tract 92-02, with the Planning Department of the City of Chula Vista on June 15, 1992 by; and, WHEREAS, said application requested the approval of the subdivision of approximately 1197.4 acres located on both sides of Proctor Valley Road, east of the easterly tenninus of East H Street, into 2,609 residential lots, open space areas, two school lots, two parks and two community purpose facility lots; and, WHEREAS, the required public hearing by the Planning Commission and the City Council on the Salt Creek Ranch General Development Plan, Sectional Planning Area Plan and Environmental Impact Report have been concluded and said documents approved; and, WHEREAS, the City Environmental Review Coordinator has reviewed the proposed Tentative Map and detennined that is in substantial confonnance with the SPA Plan, therefore no new environmental review would be necessary and recommends the recertification of SEIR 91-03 and readoption of the Statement of Overriding Considerations and the Mitigation Monitoring Program related thereto; and WHEREAS, the Planning Commission held an advertised public hearing on said project on September 23, 1992 and recertified SEIR 91-03 and readopted the Statement of Overriding Considerations and the Mitigation Monitoring Program, and voted to recommend that the City Council approve the Tentative Map in accordance with the findings and conditions listed below; and, WHEREAS, the City Council set the time and place for a hearing on said tentative subdivision map application and notice of said hearing, together with its purpose, was given by its publication a newspaper of general circulation in the city and its mailing to :). -::l '" WPC F:\home\plarming\S9.92 Resolution No. Page 2 property owners within 1,000 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 4:00 p,m., October 6, 1992, in the Council Chambers, 276 Fourth Avenue, before the City Council and said hearing was thereafter closed. NOW THEREFORE, THE CITY COUNCIL finds, detennines and resolves as follows: 1. The City Council recertifies SEIR 91-03 and readopts the Statement of Overriding Considerations and Mitigation Monitoring Program for Salt Creek Ranch SPA and applied to this Tentative Map. 2. The site is physically suitable for residential development and the proposal confonns to all standards established by the City for such projects. 3. Pursuant to Government Code Section 66473.5, in the Subdivision Map Act, finds that the tentative subdivision map as conditioned herein for Salt Creek Ranch, Chula Vista Tract no. 92-02, is in confonnance with all the various elements of the City's General Plan, the Salt Creek Ranch General Development Plan and Sectional Planning Area Plan based on the following: a. Land Use - The project is a planned community which provides a variety of land uses and residential densities ranging between 1.2 and 17.9 dwelling units per acre, The project is also consistent with General Plan policies related to grading and landfonns. b. Circulation - All of the on-site and off-site public and private streets required to serve the subdivision consist of Circulation Element roads and local streets in locations required by said Element. The applicant shall construct those facilities in accordance with City standards or pay in-lieu fees in accordance with the Salt Creek Ranch Public Facilities Financing Plan. c. Housing - The applicant has entered into an agreement with the City to provide and implement a low and moderate income program within the project. ,;JF~-5 WPC F:\home\planning\59.92 Resolution No. Page 3 d. Conservation and Open Space - The project provides 432 acres of open space, 36% of the total 1197.4 acres. Grading has been limited on steep hillsides and grading plan approval will require the revegetation of slopes in natural vegetation. e. Parks and Recreation - The project will provide a 22 acre community park, a 7 acre neighborhood park and the payment of PAD fees or additional improvements as approved by the Director of Parks and Recreation. In addition, equestrian and recreational trail systems will be provided throughout the project, ultimately connecting with other open space areas and trail systems in the region. f. Seismic Safety - No seismic faults have been identified in the vicinity of the property, g. Public Safety - All public and private facilities will be reachable within the threshold response times for fire and police services. h. Public Facilities - The applicant will provide all on-site and off-site streets, sewers and water facilities necessary to serve this project. In addition, the project is preserving a potential fire station site, The developer will also contribute to the Otay Water District's improvement requirements to provide tenninal water storage for this project as well as other major projects in the eastern territories. i. Noise - The project will include noise attenuation walls as required by an acoustic study dated July 15, 1992 prepared for the project. In addition, all units are required to meet the standards of the DBC with regard to acceptable interior noise levels. j, Scenic Highway - The roadway design provides wide landscaped buffers along the two scenic highways, Proctor Valley Road and Hunte Parkway. k. Bicycle Routes - Bicycle paths are provided throughout the project. I. Public Buildings - The project provides a fire station site and two school sites to serve the area, The project is also be subject to RCT and DIF fees. ~._l., WPC F:\home\planning\59.92 Resolution No. Page 4 4. Pursuant to Section 66412.3 of the Subdivision Map Act, the Council certifies that it has considered the effect of this approval on the housing needs of the region and has balanced those needs against the public service needs of the residents of the City and the available fiscal and environmental resources. The development will provide for a variety of housing types from single family detached homes to attached single family and multiple family housing and will provide low and moderate priced housing consistent with regional goals. 5. The configuration, orientation and topography of the site partially allows for the optimum siting of lots for passive or natural heating and cooling opportunities as required by Government Code Section 66473.1. BE IT FURTHER RESOLVED THAT THE TENTATIVE SUBDIVISION MAP for Salt Creek Ranch, Chula Vista Tract 92-02, is approved subject to the following conditions: General/Preliminarv 1. Install public facilities in accordance with the Public Facilities Financing Plan or as required by the City Engineer 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 as may be amended in accordance with the final HNTB SR-125 Financing Study adopted by the City. The City Engineer and Planning Director may, at their discretion, modify the sequence of improvement construction should conditions change to warrant such a revision. (Engineering) 2. The mitigation measures required before final map approval by Final Supplemental Environmental Impact Report for Salt Creek Ranch (FSEIR) 91-03 are hereby incorporated into this Resolution by reference. Any such measures not satisfied by a specific condition of this Resolution or by the project design shall be implemented to the satisfaction of the Director of Planning. Mitigation measures shall be monitored via the Mitigation Monitoring Program approved in conjunction with the FSEIR. Modification of the sequence of mitigation shall be at the discretion of the Director of Planning should changes in circumstances warrant such revision. (Planning) ~" ,:J 7 WPC F:'home\planning\59.92 Resolution No, Page 5 3. The revised development sequence shall be as indicated on Exhibit A (attached), Minor amendments to said sequence may occur subject to the approval of the Director of Planning and the City Engineer. (Planning, Engineering) 4. For purposes of these conditions, the Subareas or Phases 1-3 cited in these conditions shall be composed of those neighborhoods or portions of neighborhoods as indicated on Exhibit A (attached). (Planning) 5, Prior to the approval of the first Final Map, the developer shall prepare amendments to the Public Facilities Financing Plan to reflect the modifications to the sequence of development as indicated on Exhibit A and Condition 7, subject to the approval of the City Engineer and Director of Planning. (Engineering, Planning) Streets. Rights-of-Wav and Improvements 6. Provide security in accordance with Chapter 18.16 of the Municipal Code and construct full street improvements for all public and portions of private streets shown on the Tentative Map within the subdivision boundary, as required for each unit or phase. Said improvements shall include. but not be limited to, asphalt concrete pavement, base, concrete curb, gutter and sidewalk, sewer reclaimed water and water utilities, drainage facilities, street lights, signs, fire hydrants and transitions to existing improvements. All streets shall conform to the City's Street Design Standards Policy adopted by City Council Resolution #15349 unless otherwise conditioned or approved by the City Engineer. Construct transitions to existing improvements in the manner required by the City Engineer. (Engineering) 7. Construct or enter into an agreement to construct the following street improvements prior to the approval of the corresponding final map for the neighborhoods identified. The required security shall be provided for each facility prior to approval of the final map for the corresponding neighborhood or portion thereof. Construction of appropriate full or partial improvements for each neighborhood or portion thereof, as indicated in Matrix A (full) or Matrix B (partial) shall be completed prior to issuance of occupancy pennits for each affected neighborhood or portion thereof. ~,~ t WPC F:\home\planning\59.92 Resolution No, Page 6 WPC F:\home\planning\59.92 MATRIX "A" NEIGHBORHOOD FACILITIES NEEDED* 1 1, 2, 3, 18 2 1, 2, 4, 10, 11, 18 3 1, 18 4A 18 4B 1, 18 5 1, 18 6 1, 4, 9, 18, 20 7A 1, 4, 10, 18, 20 7B 1, 4, 5, 9, 18, 20 8 5, 6, 9, 20, 21 9 5, 6, 7, 8, 9, 20 lOA 5, 6, 7, 8, 9, 15, 16, 20 lOB 5, 6, 7, 9, 15. 16, 20 11 5,6,9, 12, 13, 14, 17,20 12 5, 6, 9, 12, 13, 20 13 5, 6, 9, 12, 20 *See Table 1 for description of each facility. ,;)'~r Resolution No. Page 7 MATRIX "B" Construct the following partial improvements in accordance with the phasing plan [or revised development sequence] as indicated on Exhibit A attached. Phase lA Neighborhood PARTIAL FACILITIES NEEDED 3a, 3b, 4b, 5b, 6a 1, 18 full improvements, Facility No. 19, Proctor Valley Road, shall be graded full width and paved with two lanes in lieu of constructing facility #18, Phase IB Neighborhood #la 90 units a. 3 - grade to ultimate, improve 4 lanes and center #2a,b-213 units median. #4a-lOO units b. 4, 5 - grade to ultimate, construct a 2 lane facility to #5a-119 units #6b-l13 units the satisfaction of the City Engineer. c. 9, 10, 20 full improvements d. 21 - construct 2 lanes of Duncan Ranch Rd. to the park entrance. Improve the 12 acre park, The developer shall provide security for facility 19 (Proctor Valley Road offsite) prior to issuance of the building permit for the 1138th unit. The developer shall complete full grading and construct two lanes prior to occupancy of the 1756th unit. The developer shall construct full improvements prior to issuance of the 2176th building pennit. ~"3G WPC F:\home\planning\59.92 Resolution No. Page 8 TABLE 1 DESCRIPTION OF TRANSPORTATION FACILITIES Facility No. Street Portion 1 Lane A venue South Subdivision boundary to Proctor Valley Road 2 Lane Avenue Proctor Valley Rd. to entrance NH 1&2 3 Proctor Valley Rd. West Subdivision Boundary to Lane 4 Proctor Valley Rd. Lane to Hunte Parkway 5 Proctor Valley Rd. * Hunte to Neighborhood 7B 6 Proctor Valley Rd. * Neighborhood 7B to YYYY 7 Proctor Valley Rd. * SI. YYYY to SI. CCCC 8 Proctor Valley Rd. * SI. CCCC to East Subdivision Boundary 9 Hunte Parkway South Subdivision Boundary to Proctor Valley Road 10 Hunte Parkway Proctor Valley Road to Entrance of Neighborhood 7 A 11 Hunte Parkway Neighborhood 7 A Entrance to North Subdivision Boundary, grade full width, pave 2 lane road, cash bond for ultimate improvements, extend utilities to Subdivision Boundary 12 YYYY Proctor Valley Road to Neighborhood 9 Northern boundary, 13 YYYY Neighborhood 9 to Neighborhood 12. 14 YYYY Neighborhood 12 to Northern Subdivision boundary, 15 CCCC Proctor Valley Road to Northern Boundary Neighborhood 9. 16 CCCC Neighborhood 9 to North Boundary Neighborhood lOA. l7 CCCC Neighborhood lOA to YYYY 18 MacKenzie Creek Rd. West Subdivision Boundary to Lane. 19 Proctor Valley Road West Subdivision Boundary to MI. Miguel Rd,** 20 Hunte Parkway South Subdivision Boundary to Otay Lakes Road, 21 Duncan Ranch Road Within Subdivision. . These segments of Proctor Valley Road shall be graded and constructed to 6 lane prime standards unless studies conducted for the Otay Ranch development indicate a lesser street standard is adequate and that reduction is approved through a change of the street classification in the circulation element of the General Plan. (bngmeenng ;},31 WPC F:\b.ome\planning\59.92 Resolution No. Page 9 8. In lieu of constructing of full street improvements for Hunte Parkway including underground utilities, north of its intersection with Street "1111" to the northerly subdivision boundary. The developer shall deposit cash with the City Engineer to provide security for the future construction of said improvements prior to approval of the final map for Neighborhood 2, The amount of deposit shall be based on a cost estimate submitted by the developer and approved by the City Engineer and be made prior to approval of the final map for Neighborhood 2. (Engineering) 9. The developer shall construct a 24-foot wide paved access road between street "IIII" and the Northerly Subdivision's boundary at the time Hunte (McCandliss) Parkway between Proctor Valley Road and Street "IIII'" is constructed or at such time as the existing access road is removed, whichever occurs first. (Engineering) 10. Street parking is prohibited on Lane A venue to accommodate bicycle lanes. (Engineering) 11. Street parking is prohibited on the westerly side of Hunte Parkway between Proctor Valley Road and the southerly subdivision boundary. The developer shall dedicate and construct an additional five feet of curb-to-curb and right- of-way width northbound and stripe bicycle lanes. (Engineering) 12. Designate, design and construct Lane Avenue as a Class I collector. (Engineering) 13. Waiver I is approved subject to compliance with parking requirements in Street Design Standard Policy, item #20, page 12. Requested waivers 2 through 7 as listed on the tentative map and reduction of the centerline radius of Street "CCC" to 150 feet are hereby approved subject to submission of a letter from a registered civil engineer indicating that the waivers requested conform with common engineering practice and standards in consideration of public safety. 14. Frontage on all lots shall be a minimum of 35 feet at the right-of-way line except as approved by the City Engineer. This condition does not apply to flag lots, as defined in the Municipal Code. (Engineering) 15. Construct a temporary turnaround at the end of any streets which are not constructed to their full lengths that are greater than 150 feet in length as 4'..3:J. WPC F:'home\planning\59.92 Resolution No, Page 10 measured from the nearest intersection, except as approved by the City Engineer. (Engineering) 16. All neighborhoods proposing private streets with controlled access devices, such as gates, shall contain the following features: a. Gates shall be approved by the City Engineer. The developer shall locate gates to provide sufficient room to queue up without interrupting traffic on public streets. b. The developer shall provide a turn around at the location of the gate. The size and location of said turn around shall be approved by the City Engineer. c, The developer shall delineate border between public street and private street through the use of enhanced pavement. No enhanced pavement shall be located within public right-of-way. d. The developer shall provide for emergency vehicle access. (Engineering) 17. The developer shall be responsible for the installation of fully activated traffic signals including interconnect wiring at the following intersections: a. Proctor Valley Road/Lane Avenue b. Proctor Valley Road/Hunte Parkway c. Proctor Valley Road/Duncan Road d, Proctor Valley Road/Oak Creek Road e, Proctor Valley Road/Street "YYYY" f. Lane Avenue/Otay Lakes Road g. Hunte Parkway/Otay Lakes Road The developer shall install underground improvements, standards and luminaries with construction of street improvements and install mast arms, signal heads and associated equipment when signal warrants are met as determined by the City Engineer. (Engineering) 18. The developer shall install interconnect conduit, pull boxes and pull rope to connect the traffic signals along Proctor Valley Road within this development. (Engineering) 19. The developer shall install traffic counting station loops at seven locations. Specific locations shall be detennined by City Engineer. (Engineering) 20. The developer shall construct the offsite intersection and road improvements necessary to mitigate the impacts from this development as indicated on the WPC F:\b.ome"{>lanning\59.92 0:;, ~ 3 Resolution No, Page 11 21. 22. 23. 24. 25. 26. PFFP and/or pay a fair share of the costs for said improvements through payment of development impact fees and/or participation in assessment district(s). The City Engineer shall detennine the method and time of compliance with this condition. (Engineering) The developer shall submit striping plans for all major and collector streets for approval of the City Engineer with the associated improvement plans. (Engineering) The developer shall grant the City a I-foot control lot at the northerly tenninus of Hunte Parkway and Street "YYYY" and the southerly tenninus of Duncan Ranch Road. (Engineering) The developer shall install transit amenities on both sides of Proctor Valley Road (East "H" Street) at the following locations, or appropriate alternative locations: a. Proctor Valley Road (East "H" Street)!Hunte (McCandliss) Parkway intersection. b. Proctor Valley Road (East "H" Street)/Lane Avenue intersection Transit amenities including, but not limited to benches and/or shelters shall be subject to the approval of the City Engineer. The developer shall, prior to final map approval, provide a cash deposit to the City in the amount of $10,000 to fund transit facilities when required. (Engineering) The developer shall dedicate for public use all the streets shown on the tentative map within the subdivision boundary, except private streets. (Engineering) The developer shall provide on the final map an irrevocable offer to dedicate (IOD) the right-of-way for Hunte Parkway north of Street "IIII" in Neighborhood 2. The developer shall also include the right of way in an open space maintenance district pending its acceptance by the City and shall maintain an access and utility easement for Otay Municipal Water District within the IOD. (Engineering) The developer shall grant to the City street tree planting and maintenance easements and landscape buffer areas along all public streets. The width of said easements shall be as outlined in the City's Street Design Standards. (Engineering) t:2r3'1 WPC F:'home\planning\59.92 Resolution No, Page 12 27. The developer shall grant to the City all offsite rights-of-way necessary for the installation of required street improvements for said phase or unit prior to approval of any final map for the subject subdivision or any phase or unit thereof. (Engineering) 28, The developer shall notify the City at least 60 days prior to consideration of the Final Map by City if offsite right-of-way cannot be obtained as required by the Conditions of Approval. (Only offsite right-of-way or easements affected by Section 66462.5 of the Subdivision Map Act are covered by this condition), After said notification, the developer shall: a. Pay the full cost of acquiring offsite right-of-way or easements required by the Conditions of Approval of the Tentative Map. b. Deposit with the City the estimated cost of acquiring said right-of- way or easements. Said estimate to be approved by the City Engineer. c. Have all easement and/or right-of-way documents and plats prepared and appraisals complete which are necessary to commence condemnation proceedings, If the developer so requests, the City may use its power to acquire right-of- way, easements or licenses needed for offsite improvements or work related to the tentative map. The developer shall pay all costs, both direct and indirect incurred in said acquisition. The developer shall accomplish the requirements of a, b and c above prior to the approval of the Final Map, All offsite requirements which fall under the purview of Section 66462.5 of the State Subdivision Map Act will be waived in accordance with that section of the Act if the City does not comply with the 120 day time limitation specified in that section. (Engineering) 29. Widen intersection approaches for Proctor Valley Road/Hunte Parkway to the satisfaction of the City Engineer. (Engineering) 30. Private streets shall meet the standards contained in the subdivision manual and street design standards unless otherwise approved by the City Engineer, Private street cross sections shall confonn to those shown on the tentative map for curb-to-curb width and right-of-way width with the exception of the private street section for Neighborhood 13 which shall have a 48 ft. right-of- way width, and 32 ft. curb-to-curb. (Engineering) ~~.35 WPC F:'I1omew1anning\59,92 Resolution No. Page 13 31. The developer shall dedicate to the City right-of-way at the easterly end of Street nn to provide for the future extension of said street. Said dedication shall extend to the subdivision boundary. All right-of-way which is not utilized by the street to be constructed shall be rejected by the City on the final map. This dedication shall be in lieu of the easement indicated on the Tentative Map over lot 76, Neighborhood 11. (Engineering, Planning) Sewers 32. The developer shall construct sewer improvements as outlined in the Public Facilities Financing Plan for Salt Creek Ranch or otherwise conditioned. (Engineering) 33. The design of the Salt Creek Ranch sewer pump station is subject to approval of the Cities of San Diego and Chula Vista. The developer shall locate the pump station within an easement granted to the City of Chula Vista. (Engineering) 34. The developer shall provide security and construct the following offsite sewer improvements prior to approval of any final map which requires the Eastlake sewer pump station on Otay Lakes Road to provide sewer service: a. A gravity sewer within Hunte (McCandliss) Parkway right of way from the southerly subdivision boundary to the EastLake pump station. b. Upgrade the EastLake pump station, as determined by the City Engineer, to provide pumping capacity and emergency measures to accommodate temporary sewage flows from Salt Creek Ranch, The design of said improvements are subject to approval of the City Engineer. (Engineering) 35. Prior to approval of the first final map of a phase or unit served by the Eastlake pump station, the developer shall request incorporation into the existing sewer service surcharge district to provide for future maintenance of the Salt Creek Ranch and Eastlake pump stations. The developer shall deposit funds in the amount of $2,000 to cover costs of incorporation, The developer shall pay the full cost of said incorporation. (Engineering) 36. The developer shall provide an improved access road with a minimum width of 12 feet to all sanitary sewer manholes. The developer shall design the ~"'34 WPC F:\home'planning\'i9.92 Resolution No, Page 14 roadway for an H-20 wheel load or other loading as approved by the City Engineer, (Engineering) Grading and Drainage 37, The developer shall provide graded access to all public stonn drain structures including inlet and outlet structures and paved access to drainage structures located in the rear yard of any residential lot, or as otherwise approved by the City Engineer. (Engineering) 38. The developer shall place all lot lines at top of slope, except in Subarea 3, where the SPA concept allows for this exception. Final grading plans and lot line locations shall be subject to approval of the City Engineer and Directors of Planning, and Parks and Recreation, (Engineering, Planning, Parks & Recreation) 39. The developer shall submit a list of proposed lots indicating whether the structure will be located on fill, cut, or a transition between the two situations prior to approval of each Final Map for single family residential use. (Engineering) 40. The developer shall submit grading proposals for review and approval by the City Engineer and the Directors of Planning and Parks and Recreation for consideration of balanced cut and fill, contour grading, utilization of appropriate soil types, effective landscaping and re-vegetation where applicable, Grading shall occur in separate phases unless a single phase operation is approved with the grading plan, (Engineering, Planning, Parks & Recreation) 41. The developer shall provide a letter of pennission for grading from SDG&E prior to any grading within or adjacent to an SDG&E easement or which would affect access thereto. (Engineering) 42, Runoff from the development shall not exceed present flows for the 100 year frequency stonn. Retention/detention facilities shall 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, (Engineering) -:? '3? WPC F:\home\planning\59.92 Resolution No. Page 15 43. The developer shall prepare and obtain approval by the City Engineer and the Director of Planning an erosion and sedimentation control plan and landscape/irrigation plans as part of the mass grading plans, (Engineering, Planning) 44. The developer shall obtain notarized letters of permission for all offsite grading prior to issuance of a grading permit for work requiring said offsite grading. (Engineering) 45. Prior to approval of a final map for any unit or phase which requires drainage detention and/or filtration basin(s), the developer shall: a. Prepare a maintenance program including a schedule and a financing mechanism for said detention and/or filtering basins. Said program shall be subject to approval of the City Engineer. b. Enter into an agreement with the City of Chula Vista and the State Department of Fish and game wherein the parties agree to implement the basin maintenance program. (Engineering) 46. The developer shall provide a comprehensive Best Management Practices (BMPs) study regarding off-site drainage satisfactory to the City Engineer and the City of San Diego's Water Utilities Director prior to approval of any final map in Subarea 3. The developer shall install all facilities as recommended in the study and shall implement a maintenance district for these drainage facilities, satisfactory to the Water Utilities Director. (Engineering) 47. The design of the stonn drains and other drainage facilities shall include BMPs to minimize non-point source pollution, satisfactory to the City Engineer and the Water Utilities Director and the City Engineer. (Engineering) 48. The developer shall present evidence to the satisfaction of the City Engineer that an agreement has been reached between the developer and the City of San Diego Water Utilities Director to provide for the protection of the reservoirs from urban pollutants prior to the approval of any final maps, implementing permits, or issuance of any grading pennits in Subarea 3. Such measurement shall include, but not be limited to ensuring BMPs for stormwater and/or urban runoff including erosion control. (Engineering) ':;'.3 w WPC F:'bome\planning\59.92 Resolution No. Page 16 Water 49. Prior to approval of any Final Map, the City Engineer and the Otay Water District (OWD) shall approve Master Plan of Water for Salt Creek Ranch. This plan shall include a discussion of implementation and phasing, and participation in the water allocation program and TSF financing for this project and other projects in the OWD Master Plan service area. (Engineering,OWD) 50. The exact locations for the proposed pump station and 3 million gallon reservoir to serve the 1296 Zone shall be detennined prior to approval of final grading plans for Subarea 3. (Engineering, Planning, OWD) 51. The developer shall either annex the project site to the OWD into Improvement District No. 22, or establish a new improvement district for the project area Prior to approval of any final map, In addition, the developer shall obtain written verification from OWD at each phase or unit of development that the tract or parcel will be provided adequate water service and long term water storage facilities. (Engineering, OWD) 52, Water conservation measures for roadside landscaping and landscape maintenance shall be consistent with the Water Conservation Plan for Salt Creek Ranch dated October 1991. (Planning) Reclaimed Water 53. The developer shall enter into an agreement with OWD to commit to use of reclaimed water at the earliest possible date so that OWD can ensure that an adequate supply is available prior to approval of any Final Map. All reclaimed water use shall conform to the applicable regulations of Chula Vista, Regional Water Quality Control Board and the State Department of Health. (Engineering,OWD) 54. The developer shall pay any costs incurred from retrofitting the reclaimed water system, when reclaimed water becomes available. Monies for this purpose shall be held by the City through a deposit set up by the developer. The developer shall detennine the amount of said deposit subject to City approval and pay said deposit prior to approval of each associated final map. (Engineering) ~..'3 " WPC F:\h.ome\planning\S9.92 Resolution No. Page 17 55. The developer shall install reclaimed water lines as outlined in the Public Facilities Financing Plan at such time as the road improvements are constructed or the City Engineer determines that the facilities are necessary to provide a link to a live system. (Engineering) FeeslPavments 56. The Developer shall pay: a. Spring Valley Sewer Trunk connection fees ($130/acre) and Frisbee trunk sewer fee prior to Final Map approval for any phase or unit thereof contributing flow to the Spring Valley Trunk Sewer. b. Telegraph Canyon drainage fees in accordance with ordinance 2384 prior to final map approval for any phase or unit tributary to said basin. (Engineering) 57. The developer shall provide a deposit in the amount of $5,000 to provide for the first years maintenance costs prior to approval of any final map of a phase or unit, which requires the Salt Creek Ranch pump station to provide sewer service. (Engineering) Agreements/Covenants 58. The developer shall enter into an agreement to fund the project's fair share of a park-and-ride facility to be located in the vicinity of the East H Street and SR-125 interchange. Said agreement shall be executed prior to approval of the first final map for the subdivision. (Engineering) 59. Prior to Final Map approval, for each phase or unit thereof, the developer shall enter into an agreement with the City whereby: a. The developer agrees that the City may withhold building pennits for any units in the subject subdivision if anyone of the following occur: (I) Regional development threshold limits set by the East Chula Vista Transportation Phasing Plan have been reached. (2) Traffic volumes, levels of service, public utilities and/or services exceed the adopted City threshold standards. b. The developer agrees that the City may withhold occupancy pennits for any of the phases of development identified in the Public Facilities Financing Plan (PFFP) if the required public facilities, as identified in the PFFP or as amended or otherwise conditioned have not been completed. The property owner may propose changes in the WPC F:\home"{>lanning\59.92 .:l-.y'() Resolution No. Page 18 tImmg and sequencing of development and the construction of improvements affected. In such case, the PFFP may be amended as approved by the City Planning Director and Public Works Director. (Engineering. Planning) 60, The developer shall enter into an agreement with the City agreeing not to protest formation of a district for the maintenance of landscaped medians and parkways along streets within and adjacent to the subject property prior to approval of any final map which includes those facilities. (Engineering) 61. The developer shall agree to comply with the requirements of the revised Eastern Chula Vista Transportation Phasing Plan and Public Facilities Development Impact Fee Program or as said documents may be revised based on the conclusions of the H.N,T.B, State Route 125 financing study. (Engineering) 62. On the condition that the City shall promptly notify the subdivider of any claim, action or proceeding and on the further condition that the City fully cooperates in the defense, the subdivider/applicant shall enter into an agreement to defend, indemnify and hold harmless the City and 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 any approval by the City, including approval by its Planning Commission, City Council or any approval by its agents, officers, or employees with regard to this subdivision. (Engineering) 63. The property owner shall enter into an agreement with the City wherein the City is held harmless from any liability for erosion, siltation or increase flow of drainage resulting from this project prior to Final Map approval. (Engineering) 64. The developer shall develop an interim urban runoff management plan and agree to install required facilities to protect the water quality of the Otay Lakes prior to approval of any final map for any lot, unit or phase which drains to the Otay Lakes drainage basin. Said plan shall be to the satisfaction of the Cities of Chula Vista and San Diego and the State Office of Health Services. (Engineering) 65. The developer shall agree to participate in funding the development of a comprehensive Otay Lakes watershed management plan and to pay a fair WPC F:\home\planning\59.92 ,:;..1/' Resolution No. Page 19 share of the construction cost of long term facilities as may be determined by said plan, The developer shall enter into an agreement with the Cities of Chula Vista and San Diego and the County of San Diego wherein the parties agree to implement the management plan. Said agreement shall be executed prior to final map approval for any lot, unit or phase which drains to the Otay Lakes drainage basin. (Engineering) 66, The developer shall obtain permission from the City to deposit sewage in a foreign basin prior to approval of any Final Map. The developer shall enter into an agreement whereby the City shall agree to such transfer, and the circumstances under which said permission may be revoked. (Engineering) 67. The developer owner shall enter into an agreement and provide appropriate security to guarantee the ability to restore the sewer systems' reserve capacity to that which currently exists on a length-by-length basis for sewage diverted into the Telegraph Canyon Basin prior to Final Map approval. (Engineering) 68. The developer shall enter into an agreement with the City wherein the developer agrees to participate in the monitoring of existing sewage flows in the Telegraph Canyon Trunk Sewer and, pursuant to any adopted Basin Plan, agree to participate in the financing of improvements set forth therein, in an equitable manner. The developer shall execute said agreement prior to Final Map approval for any phase or unit thereof proposing to discharge sewage into Telegraph Canyon trunk sewer. (Engineering) 69. The developer shall enter into an agreement with the City to participate in funding of the offsite Salt Creek Sewer Interceptor prior to approval of the first final map, (Engineering) 70. The developer shall enter into an agreement with the City to insure that all franchised cable television companies ("Cable Company") are permitted equal opportunity to place conduit and provide cable television service to each lot within the subdivision prior to the approval of final maps for each phase or unit. However, the developer shall restrict access to the conduit to only those franchised cable television companies who are and remain in compliance with all of the terms and conditions of the franchise and which are in further compliance with all other rules, regulations, ordinances and procedures regulating and affecting the operation of cable television WPC F:\home\planning\59.92 ~.'-IR Resolution No. Page 20 companies as same may have been, or may from time to time be issued by the City of Chula Vista. (Engineering) 71. The developer shall enter into an agreement with the City wherein the City is held harmless from any liability for erosion, siltation or increase flow of drainage resulting from this project prior to Final Map approval. (Engineering) Public Parks and Trails 72. Prepare, submit and obtain Director of Parks and Recreation approval, for a recreation needs analysis which identifies the demand for various park facilities, to ensure that the parks are designed to meet the expressed needs of the community, (Parks and Recreation) 73. Prepare, submit and obtain Director of Parks and Recreation approval of a comprehensive Master Plan for the open space system and recreation trails and parks which shall include, but not be limited to, phasing, facilities in accordance with the recreation needs analysis. (Parks and Recreation) The Master Plan shall reflect: a. Location, size and configuration of parks, recreation and equestrian trails and fencing, as generally indicated on the Tentative Map. b. The phasing of the parks shall be as follows: (1) The initial 12 acres net usable acres of the Community Park shall be dedicated and improvements commence prior to or concurrent with the recordation of the Final Map for the 592 lot in Subarea I. The improvements on this portion shall be completed prior to the recordation of the Final Map of the 1l37th lot. (2) The remaining portion of the Community Park shall be dedicated and improvements commence prior to, or concurrent with the recordation of the Final Map for the 1447th lot. The improvements shall be completed in its entirety prior to or concurrent with the recordation of the final map for the 2137th lot. WPC F:\home\planning\59.92 ~,.~3 Resolution No, Page 21 (3) The Neighborhood Park (5.71 net usable acres) and (1.29 gross acres), shall be dedicated and improvements commenced prior to the recordation of the Final Map of the 2200th lot. (4) At no time is the project to be deficient in park acreage. If the population exceeds the standard of 3 acres per 1000 residents at any time, then the next phase of the community park or the neighborhood park shall begin immediately. (5) The portions of Proctor Valley Road and Duncan Ranch Road necessary to access the parking lot driveway of the community park shall be constructed. These streets shall be completed prior to the completion of the initial 12.0 acre phase of the community park. The streets shall be to the satisfaction of the City Engineer and the Director of Parks and Recreation. c. A multi-use bridged trail crossing of Salt Creek to the community park in Sub-area 1 to create an east/west link over Salt Creek subject to the review and approval of the City Engineer and Director of Parks and Recreation. (Parks and Recreation, Engineering) d. The extension of equestrian and recreation trail systems to the eastern property boundary on the south side of Proctor Valley Road. (Parks and Recreation, Engineering, Planning) e. Pedestrian walkways from cul-de-sac ends on Streets DD, FF, and GG designed with open ends along Proctor Valley Road west of Hunte Parkway to the walk system adjacent to Proctor Valley Road. (Engineering, Planning) f. All open space access points shall have a minimum of 10 ft. clear vehicular surface, with an additional 2 ft. clear on either side of any vertical obstructions. (Parks and Recreation, Fire) g. Determination of the open space district parcel boundaries and maintenance responsibilities. (Parks and Recreation, Planning. Engineering) h, The developer shall provide an equestrian-style fence, the design of which shall be subject to the approval of the Director of Parks and WPC P,'home'l'lanning\59,n t:W' ~ """*'I' Resolution No. Page 22 Recreation, adjacent to the 10 foot recreation trail along the north side of the Community Park, adjacent to Proctor Valley Road, and continue along the trail at the east side of the park to the point where the trail enters the park. (Parks and Recreation) 1. The developer shall extend the recreation trail within the lots K and L adjacent to EastLake buffer along the southerly property line of Neighborhood 4d, along the westerly property line of said Neighborhood (future San Miguel Road), and the westerly edges of the Neighborhood Park and the Fire Station site. This trail shall 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 Director of Parks and Recreation shall review and approve the design and final layout of the recreation trail prior to final map approval for Phase I, Neighborhood 5. Said trail shall be delineated on the required Precise Plan for Neighborhood 4A and the plan for the neighborhood park and fire station subject to the approval of the Directors of Parks and Recreation and Planning. (Parks & Recreation, Planning) The costs of these requirements and site work shall be borne by the developer. 74. Dedicate all required parkland (18.23 net usable acres, Community Park, 5.71 net usable Neighborhood Park) and park improvements as a "turn-key" project. Parks and Recreation shall have the right of final approval in the selection process of the general contractor for both of the park sites. 75, Prepare, submit and obtain approval from the City Engineer, and Directors of Planning and Parks and Recreation for the design of the Greenbelt undercrossing of Proctor Valley Road at Hunte Parkway where indicated on the Tentative Map. The undercrossing shall have a minimum dimension of 15 f1. in height and 23 ft. in width, as indicated on Exhibit No. 103 in the SPA Plan and shall be approved prior to any Final Map for Subarea 2. (Parks and Recreation, Engineering, Planning) 76. No underground, surface or overhead easements shall be located on either park site, other than the necessary and required easements for the on-site park and recreation facilities. (Parks and Recreation. Engineering) ::J..vs WPC F:\home\planning\59.92 Resolution No. Page 23 77. The developer shall enter into a Chula Vista standard three party agreement with the City of Chula Vista and a design consultant team, for the design of all aspects of the neighborhood and community parks. Parks and Recreation will be the responsible for the selection of the design consultants. The agreement shall include but not limited to the Master Plan Phase, design development phase and construction document phase for the park sites. a. Preparation of Construction documents and specifications implementing the Master Plan. b. Payment of all cost by developer subject to PAD fee credits. 78. Amend the Tentative Map in accordance with Exhibits Band C, to indicate: a. The modification in size and configuration to the community park as set forth in the master plan. b, Dedication of the community and neighborhood parks in corrected configuration, c, Grading of the sites in accordance with the revised grading schemes. 79. The contracts for the general contractor will be paid for by the developer, but the contract(s) will specify the scope of work for each line item of work with caps for the amounts of each line item, The Parks and Recreation Department will be involved in the negotiations for the general contractor's contract(s). 80. All aspects of work in the open space network and the park sites shall comply with all updated landscape and irrigation standards. (Parks and Recreation. Planning) Street Trees/Open Space 81. The developer shall grant all open space lots to the City in fee on the applicable final map and a deed executed and recorded for each lot. (Engineering) 82, The developer shall submit a schedule outlining the proposed turnover of maintenance for open space areas to the City prior to final map approval. Phased turnover is subject to approval of the Directors of Planning Parks and Recreation. (Planning. Parks & Recreation) ~,.v~ WPC F:\home\planning\S9.92 Resolution No. Page 24 83. The developer shall submit a list of open space items to be maintained and a rough estimate of maintenance costs to allow City staff to determine a preliminary cost and spread for the open space district prior to Final Map approval. (Engineering, Parks & Recreation) 84. Prior to approval of the first final map, the developer shall request that the City form an Open Space District to maintain the Open Space lots. The developer shall also submit to the City the associated diagram, cost estimate and description of work and shall deposit $8,000 with the City for processing the formation of the district. 85. Access to all of the open space areas for maintenance purposes shall be subject to approval by the Director of Parks and Recreation, Director of Planning, Fire Marshall and City Engineer during the Open Space Master Plan stage, (Parks & Recreation, Planning, Fire, Engineering) 86. The greenbelt open space area (lots D-8 through G-8) bisecting Neighborhoods 1 & 2 shall provide a 10 ft. wide access path for maintenance vehicles. Final landscape materials and design for this area shall be consistent with open space criteria, subject to approval of the Director of Parks and Recreation prior to approval of the final subdivision map for Subarea 1. (Parks & Recreation) 87, Final details of habitat enhancement, protective measures for sensitive habitat/species and temporary irrigation in Subarea 3 shall be subject to approval of the Directors of Parks and Recreation and Planning and the Fire Marshal prior to approval of final grading and landscape plans for that phase. (Parks & Recreation, Planning, Fire) 88. The developer shall indicate on all affected grading plans all walls which are to be maintained by open space districts shall be constructed entirely within open space lots dedicated to the City. (Planning, Engineering) 89. The developer shall dedicate Lots A through HH to the City for open space purposes. As biological habitat, lots Z and CC through GG shall generally be restricted from any use except that access roads to serve the SDG&E transmission towers and the drainage retention ponds shall be permitted. In addition, in accordance with Condition 110, a road providing access to northerly adjacent properties may be permitted subject to the approval of the Director of Planning and the City Engineer. (Planning, Engineering) WPC F:'home\planning\59.92 ;;;.117 Resolution No. Page 25 90. The developer shall establish an Open Space Maintenance District to provide for the maintenance of open space lots A through HH before recordation of the first Final Map, (Planning) 91. The developer shall establish Homeowners Associations for Neighborhoods 5 (Lot 93), 8, 12 and 13 to provide for the maintenance of private open space and streets prior to the approval of final maps for said neighborhoods, subject to the approval of the Director of Planning. (Planning) 92. The developer shall submit a comprehensive landscape plan for review and approval of the City Landscape Architect and Director of Parks and Recreation prior to approval of the first final map. Prior to approval of each final map, comprehensive, detailed landscape and irrigation plans, erosion control plans and detailed water management guidelines for all landscape irrigation shall be submitted in accordance with the Chula Vista Landscape Manual for the associated landscaping in that final map. These detailed landscape and irrigation plans shall be for the review and approval of the City Landscape Architect and Director of Parks and Recreation. The landscaping format within the project shall be in substantial conformance with Section 3,2 (Landscape Concept) of the Salt Creek Ranch SPA. (Planning, Parks & Recreation) 93. All open space lots adjacent to public rights-of-way shall maintain a width so as to provide 10 feet of landscaping treatment behind the back of sidewalk, (Planning) 94. Maintenance of all facilities and improvements within open space areas managed by home owners associations shall be covered by CC&Rs to be submitted to and approved by the Director of Planning prior to approval of the associated final map. (Planning) 95. Prior to the approval of any final map, the developer shall request in writing that maintenance of all facilities and irnprovements within the open space area associated with such map shall be the responsibility of the open space maintenance district created for this project. (Parks & Recreation) Fire and Brush Management 96. The developer shall accomplish the initial cycle of fire managementlbrush clearance within lots adjacent to natural open space areas in Subarea 3 ,;/, 'I B WPC F:\home\planning\'59.92 Resolution No. Page 26 subject to approval of the Fire Marshal and the Director of Parks and Recreation. (Fire, Parks & Recreation) 97. Fire hydrants shall be required every 500 ft. for single family residential and every 300 ft. for multi-family dwellings, Hydrants shall be installed and operable prior to delivery of combustible building materials. (Fire) 98. Fuel modification areas in Subarea 3 shall be located entirely within affected lots. Lot line extensions required to accommodate said areas shall be indicated on the Final Map(s) of Subarea 3, subject to the approval of the City Engineer, Fire Marshal, and Director of Planning. (Engineering, Fire, Planning) 99. The developer shall dedicate to the City open space easements (OSE) over all downhill side or rear slopes adjacent to Open Space lots 2, AA and CC through GG in Subarea 3, These OSE's shall preclude the construction of any structures within said easements and shall limit activities within the easements to landscape maintenance of fuel modification plant materials. The wording of the OSE's shall be subject to the approval of the Director of Planning and the City Attorney. (Planning. C.A,J 100. Fuel modification shall be consistent with Section 3.6 of the Salt Creek Ranch SPA. Fuel modification plans shall be subject to the approval of the Directors of Planning and Parks and Recreation and the Fire Marshal prior to approval of any final map in Subarea 3. (Planning, Fire, Parks & Recreation) 101. The developer shall offer lot FS-I (fire station site) for dedication to the City prior to or concurrent with the recordation of any Final Map for Neighborhood 3. (Fire. Engineering) 102. The developer shall provide fire prevention facilities and equipment, including the construction of a fire station, if required, in accordance with the Salt Creek Ranch Public Facilities Financing Plan. The applicant shall provide or secure said facilities and equipment in accordance with a schedule as approved by the Fire Chief. (Fire) .,? ~1 WPC F:\home\planning\59.92 Resolution No. Page 27 Miscellaneous 103. The Declaration of Covenants, Conditions and Restrictions shall include provisions assuring maintenance of private facilities including the private streets, sewer, and drainage systems. The City of Chula Vista shall be named as party to said Declaration authorizing the City to enforce the tenns and conditions of the Declaration in the same manner as any owner within the subdivision. (Engineering, Planning) 104. The developer shall tie the boundary of the subdivision to the California System - Zone VI (1983). (Engineering) 105. Prior to approval of any Final Map for any unit, the developer shall submit a copy of said final map in a digital format such as (DXF) graphic file, The developer shall provide computer aided Design (CAD) copy of the Final Map based on accurate coordinate geometry calculations and submit the infonnation in duplicate on 5 1/2 HD floppy disk prior to the approval of the final map. (Engineering) 106. The developer shall agree to participate in a regional or subregional multispecies coastal sage scrub conservation plan prior to the approval of the first final map. (Planning) 107. If, prior to approval of grading plans for Neighborhoods, lOa, lOb, and 11, an off-site regional wildlife corridor linking San Miguel Mountain with the Upper Otay Reservoir has not been approved as part of the conservation plan, the development of Neighborhood lOb shall not occur and a reconfiguration of the northeastern Subarea 3 neighborhood to provide a wider open space area for a regional wildlife corridor shall be implemented subject to the approval of the Director of Planning. The width of the open space area shall be sufficient to ensure long-term viability of the wildlife corridor, as indicated in the SPA Plan (PCM 91-4). (Planning) 108. The multiple family area within Neighborhoods 4a (reference lot 1) and 5 (reference lot 93) shall be developed in accordance with approved Precise Plans at gross densities of 18 dwelling units per acre and 6 dwelling units per acre, respectively. (Planning) 109. The developer shall provide sales disclosure documents which identify the allowable uses in the Eastlake Business Center, subject to review by the WPC F:'bome\planning\59.92 ;;.5- Resolution No. Page 28 Director of Planning prior to the approval of final maps in Neighborhoods 5 and 6. (Planning) 110. The developer shall provide public street access to the northern adjacent properties upon development of Neighborhood 11 by means of Street YYY stubbing into said area, as depicted on the Tentative Map, subject to approval of the City Engineer and the Director of Planning. Prior to approval of the first Final Map for Neighborhood 12, the northern adjacent property owners of record shall demonstrate to the satisfaction of the City Engineer and Director of Planning that alternate public street access to the northern adjacent properties can be reasonably and feasibly constructed by them, at their own expense, from an economic, planning, environmental, engineering and legal standpoint. Upon such a showing, the developer shall provide private easement access up to the existing dirt roads located at the end of Street MMMM and Street NNNN, by means of Street SSSS, as depicted on the Tentative Map. (Engineering, Planning) 11 L The developer shall mitigate noise impacts on the residences along Proctor Valley Road by the placement of solid walls or wall/berm combinations on the building pads at the top of the slopes adjacent to the roadway. The walls shall be solid masonry construction with a material weight of at least 3.5 pounds per square foot which would not allow any air spaces along their entire length. The end of each noise wall shall wrap around the building pad enough to block the line of sight from all points in the exterior living space to any portion of the impacting roadway. The grading plans for Neighborhoods 1, 2, 3, 6, 7B and 8 shall indicate said walls in compliance with the acoustic study for the project dated July 15, 1992. (Planning, Engineering) 112. The developer shall retain a qualified biologist/environmental specialist to oversee the construction of Proctor Valley Road, Hunte Parkway and the reservoir and associated waterline and to monitor the implementation of the mitigation measures related to Biological Resources as required by City Council Resolution 16555-Mitigation Monitoring Program. (Planning) 113. The developer shall retain a qualified archaeologist to monitor the implementation of the mitigation measures relative to Cultural Resources required by the City Council Resolution 16555-Mitigation Monitoring Program, (Planning) ~. 51 WPC F:\h.omewlanning\59.92 Resolution No. Page 29 114. The developer shall provide the proposed list of fertilizers, pesticides, herbicides and fungicides, and the landscaping plans to the City of San Diego Water Utilities Department for approval prior to approval of any final map in Subarea 3. (Planning) 115. The developer shall submit for approval by the Director of Planning and the City Engineer copies of proposed CC&Rs for the subdivision prior to approval of each final map. (Planning, Engineering) 116, Unless otherwise conditioned, the developer shall comply with, remain in compliance with, and implement, the terms, conditions and provisions of the Salt Creek General Development Plan, Sectional Planning Area Plan, and such Master Plan of Reclaimed Water, Urban Runoff Report, Habitat Enhancement Plan, Master Plan of Sewage, Water Conservation Plan, the Air Quality Improvement Plan Design Guidelines and the Public Facilities Financing Plan approved by the Council ("Plans") as are applicable to the property which is the subject matter of this Tentative Map, prior to approval of the Final Map, or shall have entered into an agreement with the City, providing the City with such security (including recordation of covenants running with the land) and implementation procedures as the City may require, assuring that, after approval of the Final Map, the Applicant shall continue to comply with, remain in compliance with, and implement such Plans. Developer shall agree to waive any claim that the adoption of a final Water Conservation Plan or Air Quality Plan constitutes an improper subsequent imposition of the condition. (Planning, Engineering) 117. The developer shall design and improve lot A-3 in Neighborhood 3 (private park) subject to the approval of the Director of Planning. The park shall be designed prior to the approval of any Final Map in Neighborhood 3 and shall be improved concurrently with the immediate surrounding area, as determined by the Director of Planning, (Planning) 118. The developer shall design and improve lots D-8 through G-8 in Neighborhood 8 (private recreation area) subject to the approval of the Director of Planning. This area shall be designed prior to the approval of any Final Map in Neighborhood 8 and shall be improved concurrent with the immediate surrounding area as required by the Director. (Planning) 119. Prior to the approval of any Final Map for Neighborhood 12, the developer shall show evidence satisfactory to the Director of Planning that the CC and WPC F:'home\planning\59.92 ~. 5~ Resolution No. Page 30 R's for that neighborhood include a statement that Streets MMMM and NNNN may be required to provide access to roads which provide access to properties to the north. (Planning. Engineering) 120. The developer shall reserve lots S-l and S-2 (school sites) for school purposes to be offered for dedication to the Chula Vista City Elementary School District in accordance with a schedule as indicated in a Mello-Roos Community Facilities District, as approved by the School District, which shall be established prior to the approval of the fIrst Final Map in the project. (Planning) 121. The minimum setback between lots 103 and 104 of Neighborhood 7B and the northerly right-of-way line of Proctor Valley Road shall be 100 feet. This setback shall be accomplished by deleting said lots and shortening Street FFFF accordingly or by rearranging lots along said street to provide the required setback, subject to the approval of the Director of Planning. (Planning) 122. The developer shall enter into an Affordable Housing Agreement subject to the approval of the City Council. (Community Development) 123. The developer shall submit to the Director of Planning and gain approval by the City Council of all street names for this project. (Planning) 124. The developer shall reduce Phase 1 to 1,137 dwelling units by deleting lots 1-16 in Neighborhood 3, 33 lots in Neighborhood 1 and 40 multiple family dwelling units from Neighborhood 4A from Phase 1, subject to the approval of the Director of Planning. (Planning) 125. Note 10 on Sheet 3 of 8 regarding quitclaiming of a right-of-way dedication is denied until such time as the City Engineer and the Director of Planning determine that said right-of-way is not required to provide access to the subject property or adjacent property. (Engineering, Planning) 126. The developer shall prepare an amendment to the Salt Creek Ranch Mitigation Monitoring Program to require subsequent environmental review to be conducted on the urban runoff detention basins in Phase 3 when the final configuration of said basins are detennined. Should this environmental review result in the requirement for measures to mitigate any perceived environmental impacts, such measures shall be incorporated into the revised WPC F:\home\planning\59.92 ..5.3 Resolution No. Page 31 Mitigation Monitoring Program, subject to the approval of the Director of Planning. (Planning) 127. The developer shall delete one lot from the north side of Street AAAA (Neighborhood 9) and consolidate the remaining lots to create larger lots subject to the approval of the Director of Planning. (Planning) 128, The developer shall delete two lots from the east side of Street CCCC (Neighborhood 9) and consolidate the remaining lots to create larger lots, subject to the approval of the Director of Planning, (Planning) 129. The developer shall delete one lot from the west side of Street RRRR south of Lot 33 (Neighborhood 13) to expand open space lots B-13 and C-13, subject to the approval of the Director of Planning. (Planning) Code Requirements 130. The developer shall comply with all applicable sections of the Chula Vista Municipal Code. Preparation of the Final Map and all plans shall be in accordance with the provisions of the Subdivision Map Act and the City of Chula Vista Subdivision Ordinance an Subdivision Manual. (Engineering. Planning) 131. Underground all utilities within the subdivision in accordance with Municipal Code requirements. (Engineering) 132. Some lots may require residential fire sprinkler systems due to access requirements as determined by the Fire Marshall. In multi-family dwellings, if a sprinkler system is required for one building, all buildings in the project shall be sprinklered. (Fire) 133, All proposed development shall be consistent with the Salt Creek Ranch SPA Planned Community District Regulations, subject to the approval of the Director of Planning. (Planning) 134. The developer shall comply with Title 24 and any other energy conservation ordinances and policies in effect at the time construction occurs on the property in conformance with this Tentative Map, (Building and Housing, Planning) :;.5'1 WPC F:\home\planning\59.92 Resolution No. Page 32 135. The developer shall comply with all relevant Federal, State and Local regulations, including the Clean Water Act. The developer shall be responsible for providing all required testing and documentation to demonstrate said compliance as required by the City Engineer. (Engineering) 136. The developer shall comply with the Community Purpose Facility Ordinance. The developer shall provide areas proposed to show compliance with said ordinance and obtain approval of said areas from the Director of Planning prior to the approval of the first Final Map, (Planning) 137. The developer shall pay the following fees in accordance with the City Code and Council Policy: a. The Eastern Chula Vista Transportation and Public Facilities Development Impact Fees prior to the issuance of any building permit. b. Signal Participation Fees c. School fees d. All applicable sewer fees, including but not limited to sewer connection fees The amount of said fees to be paid shall be that in effect at the time of issuance of building pennits. (Engineering) ':;.6.5 WPC F:'home\planning\S9.92 STATEMJ!.;NT OF OVERRIDtN,G CONSIDERATIONS BACKGROUND The California Environmental Quality Act (CEQA) and the State CEQA Guidelines provide: "(a) CEQA requires the decision-maker to balance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project If the benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered 'acceptable.' . (b) Where the decision of the public agency allows the occurrence of significant effects which are identified in the final EIR but are not at least substantially mitigated, the agency shall state in writing the specific reasons to support its action based on the final EIR and/or other information in the record This statement may be necessary if the agency also makes a finding under Section 15091(a)(2) or (a)(3). (c) If an 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 DeterminatiorL" (Guidelines ~15093). THE STATEMENT The City finds that the mitigation measures discussed in the CEQA Findings, when implemented, avoid or substantial lessen most of the significant effects identified in Final Supplemental EIR 91-03 for the Salt Creek Ranch Sectional Planning Area (SPA) PlarL Nonetheless, certain significant effects of the Salt Creek Ranch SPA Plan are unavoidable even after incorporation of all feasible mitigation measures. These unavoidable effects are descn'bed in Section III of the CEQA Findings. In approving this project, the City has balanced the benefits of the Salt Creek Ranch SPA Plan against these unavoidable environmental effects. In this regard, the City finds that all feasible mitigation measures identified in the CDQA Findings, have been or will be implewcnlcJ with thc prujc~:t, amI any remaining significant unavoidable effects are acceptable due to the following specific planning, social, economic and other considerations, all of which are based upon the facts set forth below, the CEQA Findings, Final Supplemental EIR 91-03, and the record of the proceedings for this project: 1. SaIt Creek Ranch, a planned residential community in the City of Chula Vista's Eastern Territories, is consistent with the demand for housing in Chula Vista. The project is a well-balanced residential community that will provide local residents of 1 Chula Vista and residents in the region the choice of diverse housing types in accordance with the following policies contained within the Qty's Genera] Plan Update: . Encourage the development of a diversity of housing types and prices. . Assure that new development meets or exceeds a standard of high-quality planning and design. . Provide for the development of multi-family housing in appropriate areas convenient to public services, facilities and circulation. . Encourage planned developments, with a coordinated mix of urban uses, open space and amenities. . For new developments in Eastern Territories, the predominant character should be low medium density, single-family housing. Where appropriate in terms of physical setting encourage development of quality, large-lot housing. The Sa1t Creek Ranch SPA Plan (Alternative 5.3, Final SPA Plan Design Alternative) addresses each of these General Plan policies. The residential planned community provides a broad variety of housing types, ranging from multi-family attached units to large estate lots consisting of at least one acre. Multi-family housing is provided in accordance with the Chula Vista General Plan, which previously took into account the location of multi-family housing in areas convenient to public services, facilities and roadway circulation. Salt Creek Ranch is uniquely situated between the urbanized areas of Chula Vista to the west and south and the undeveloped area to the east. The project is an entirely residential community which will provide residents of Chula Vista with upper-end housing products which are currently limited in the South Bay area. The Salt Creek Ranch SPA Plan will also provide important transitions from the higher density developments adjacent to future SR-l25 to the lower density estates in the eastern portion of the project. Development within Salt Creek Ranch will transition from the R-M and R-LM categories in the western portion of the property to the low density R-L category in the eastern and northern portions of the property site. 2 The project provides logical community land uses, enhances opportunities for the long-term productivity of the community of Chula Vista and the surrounding region, and maintains and conserves valuable resources, all of which are consistent with the City's long-term planning goals. The mix of single and multi-family uses in close proximity to 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 traffic, noise and air quality effects. 2 . 3. With adoption of Alternative 5.3 (Fina] SPA Plan Design Alternative), the project will result in construction of a number of roads which are integral parts of the City's General Plan Circulation E]ement For example, roadway improvements will involve construction of portions of East H Street, Hunte Parkway and Lane Avenue to ultimate standards through the project The project will also contribute to off-site roadway improvements on a fair share basis with other area developers by participation in the Eastern Chu]a Vista Transportation Phasing Plan (ECVTPP). Significant landscaping buffer areas will be provided along major roads in accordance with the City's Circu]ation E]ement The project will incorporate pedestrian and bicycle pathways and equestrian paths or trails within transportation corridors as recommended by the City's Circulation E]ement. 4. The project reserves approximately 351 acres of natural open space constituting approximately 29% of the project site. Implementation of the project will provide for the long-term preservation of the sensitive biological resources located in the natural open space areas and provide for wildlife corridor links in those areas. The natural open space incorporated into the approved Salt Creek Ranch GDP has wildlife corridors that are, on average, approximately 600 feet wide; the narrowest sections are greater than 200 feet wide, except in planning area lOb. The project applicant has also agreed to the following additional mitigation measure: · The developer shall agree to participate in a regional or sub-regional multi- species coastal sage scrub conservation plan, If, prior to approval for the grading plan for areas lOa, lOb and 11 (which are identified as the three easternmost "L" areas on Figure R-1 of the Final EIR), an off-site regional wild]ife corridor linking San Miguel Mountain with the Upper Otay Reservoir has not been approved by the City as part of the conservation plan, then development of the 17 acre R-L development area in the eastern portion of the property shall not occur and a reconfiguration of the northeastern R-L area (as shown on Figure R-l of the Final EIR) to provide a wider open space area for a regional wildlife corridor shall be implemented The width of the open space area shall be sufficient to ensure long-term viability of the wildlife corridor (as shown on Figure R-1). This condition shall also be applied to conditions of the Tentative Subdivision Map. 5, The project :substantial]y mitigates adverse effects to coastal sage scrub habitat through preservation of on-site coastal sage scrub in excess of the preservation anticipated in the Chula Vista Genera] P]an. Specifically, the General P]an anticipated preservation of approximately 158 acres of the existing coastal sage scrub habitat on the Salt Creek Ranch property. The approved Salt Creek Ranch GDP preserves approximately 50 acres of additional coastal sage scrub over and above the acreage anticipated to be preserved in the General Plan. Coastal sage scrub habitat is left intact in sufficiently large blocks to accommodate most of the California gnatcatcher known to exist onsite. In addition, the project applicant has agreed to 3 ~. ~-----+-,.. revegetate approximately 30 acres of disturbed habitat within the proposed biological open space area with coastal sage scrub to partially mitigate the cumulative loss of coastal sage scrub habitat. This revegetation will have the benefit of providing additional potential California gnatcatchC?r habitat. In addition, Alternative 5.3 (Final SPA Plan Design Alternative) will not create any new significant impacts to the California gnatcatcher as compared to the approved Salt Creek Ranch GDP. Although coastal sage scrub will be slightly more impacted overall (1.5 acres), B 2.7 acre patch of sage scrub will be placed in natural open space. This patch contains a large cactus thicket and a cactus wren, which would have been impacted under the approved Salt Creek Ranch GDP. 6. The General Plan Update calls for creation of B continuous, 2S-mile Greenbelt around the City of Chula Vista. The Greenbelt provides a unique opportunity to develop a significant network of open space, trails, and recreational activities for the . citizens of Chula Vista and residents in the surrounding region. In essence, the Greenbelt represents a continuous open space area which visually and functionally links all the communities and the principal parks and recreational resources of the City including active recreational facilities, natural open space, wildlife habitats and a connecting trail system. This continuous system begins at the Chula Vista Bayfront, extends through Otay River Valley to the Otay Lakes, north through the Otay Lakes area and along Salt Creek to Mother Miguel Mountain and Sweetwater Reservoir and west along the Sweetwater Regional Park to the Bayfront. The Salt Creek Ranch project supplies an important link in the Greenbelt called for in the General Plan Update. By adoption of Alternative 5.3 (Final SPA Plan Design Alternative) for Salt Creek Ranch, the City further implements its Greenbelt in the following ways: . The 20-acre neighborhood park will be adjacent to Salt Creek which links the park to the City's Greenbelt, all of which is consistent with the City's General Plan. . The 20-acre neighborhood park is the preferred location of the City's Parks and Recreation Department because it is more centrally located to serve the residents of Salt Creek Ranch and Salt Creek I, as well as the citizens of the City of Chula Vista and the surrounding region. . The 20-acre neighborhood park adjacent to Salt Creek allows preservation of an existing stand of Eucalyptus trees which provides an immediate "grove" effect for the community park. . The 20-acre neighborhood park maintains the natural open space link in the southeast comer of the project site and, thus, allows for the preservation of sensitive coastal sage scrub and wetland habitats, The sage scrub is habitat ',< .." 4 -.. - ~. '. ,.' for species "nsite, including the grasshopper sparrow, the California gnatcatcher and the nesting sites of the cactus wren. 7. The project will result in a comprehensive planned community providing a logical extension of City services, including public transportation, law enforcement, fire protection and public utilities. 8. The project advances the City's environmental goals by encouraging water conservation and reclamation programs, mass transit facilities and an extensive trail system. 9. The project also contains a number of other additional overriding public benefits, such as: ' · Incorporation of two school sites into the design of the project (20 acres). · Incorporation of two church sites into the design of the project (7 acres). . Incorporation of a fire station site into the design of the project (1 acre). . A standby commitment to participate in a funding program to finance a new library facility. · Commitment to participate in a regional or sub-regional multi-species coastal sage scrub conservation plan. If, prior to approval of the grading plan for areas lOa, lOb and 11 (which are identified as the three easternmost "L" areas on Figure R-l of the Final EIR), an off-site regional wildlife corridor linking San Miguel Mountain with the Upper Otay Reservoir has not been approved by the City as part of the conservation plan, then development of the 17 acre R-L development area in the eastern portion of the property shall not occur and a reconfiguration of the northeastern R-L area (as shown on Figure R-l of the Final EIR) to provide a wider open space area for a regional wildlife corridor shall be implemented. The width of the open space area shall be sufficient to ensure long-term viability of the wildlife corridor (as shown on Figure R-l). This condition shall also be applied to conditions of the Tentative Subdivision Map. . A focal point of the open space system is the Salt Creek Corridor, designated in the Chula Vista General Plan as a major portion of the ChuIa Vista Greenbelt, a 28-mile open space and park system within the City. Salt Creek will form a major open space corridor within the project and will be extensively landscaped A park system, consisting of a 20-acre neighborhood park along the Salt Creek Corridor and a 7-acre neighborhood park in the western portion of the project, will provide recreational activities along the 5 ;. . . ' City's Greenbelt. The Salt Creek open space corridor will coiUlect to the Eastlake open space corridor within Salt Creek to the south and will provide a significant passive open space amenity for the entire Eastern Territories. An extensive undeveloped open space system in the eastern portion of the property will provide connections from Upper Otay Lake to the San Miguel Mountains to the north. This open space system will connect to the portion of the Chula Vista Greenbelt planned around Otay Lakes. Open space greenbelt, parkway and bikeway systems throughout Salt Creek Ranch, and an equestrian trail system, will be linked to the enhanced Salt Creek, the eastern undeveloped open space areas, the park along the Salt Creek corridor and the City's Greenbelt. . The landscaping for Salt Creek Ranch will establish the community character east of future SR-l25 and is envisioned as a more native, naturalized plant type than in the development areas west of the SR-l25 corridor; drought- tolerant plant materials will be emphasized. For these reasons, on balance, the City finds that there are planning, social, economic and other considerations resulting from this project that serve to override and outweigh the project's unavoidable significant environmental effects and, thus, the adverse environmental effects are considered acceptable. . 6 MITIGATION MONITORING PROGRAM This mitigation monitoring program was prepared for the City of Chula Vista for the Salt Creek Ranch Specific Planning Area (SPA) Plan project to comply with AB 3180, which requires public agencies to adopt such programs to ensure effective implementation of mitigation measures. This monitoring program is dynamic in that it will undergo changes as additional mitigation measures are identified and additional conditions of approval are placed on the project throughout the project approval process. The Salt Creek Ranch Sectional Planning Area (SPA) Plan EIR is supplemental to the Salt Creek Ranch Annexation/General Development Plan Pre-Zone EIR (EIR 89-3, certified in September 1990). A mitigation monitoring program was also prepared for EIR 89-3, and measures that have not yet been implemented have been incorporated into this updated mitigation monitoring program. This monitoring program will serve a dual purpose of verifying completion of the mitigation measures for the proposed project and generating information on the effectiveness of the mitigation measures to guide future decisions. The program includes the following: . Monitoring team qualifications . Specific monitoring activities . Reporting system . Criteria for evaluating the success of the mitigation measures The Salt Creek Ranch SPA Plan project includes approximately 1200 acres of land in the southern foothills of San Miguel Mountain, north of EastLake Technology Park and northwest of Upper Otay Lake currently under the jurisdiction of the County of San Diego. The project site is located in the northern portion of the 37 square mile Eastern Temtories as defmed by the City of Chula Vista. All but 240 acres in the extreme northeastern corner of the project site are located within the City of ChuJa Vista's adopted Sphere of Influence. Elevations on the project site range from approximately 550 feet above mean sea level (AMSL) in the western portion of the site to over 1100 feet AMSL in the northern portion of the property. 1 The principal components of the Salt Creek Ranch SPA Plan include 2,662 residential units, 380 acres of parks/open space, 31 acres of public facilities including two schools, a fire station and a community purpose facility, and 36 acres of major roads on approximately 1,197 acres. These project components are discussed in detail in the ErR text. The supplemental EIR environmental analysis, incorporated herein as reference, focused on 10 issues determined to be potentially significant by the City of Chula Vista. The environmental analysis concluded that for all of the environmental issues discussed, some of the significant and potentially significant impacts could be avoided or reduced through implementation of recommended mitigation measures. The 10 issue areas are land use; landform/aesthetics; hydrology; water quality; biological resources; cultural resources; transportation and circulation; noise; public services and utilities; and offsite areas of impact. Cumulatively adverse impacts were identified for landform/alteration and cumulatively significant, unrnitigable impacts were identified for water. With respect to the offsite areas of impact, cumulatively significant, partially mitigable impacts were identified for biology, specifically coastal sage scrub. Those issue areas considered not to require further analyses beyond that discussed in ErR 89-3 include: conversion of agricultural land; geology/soils; air quality; fiscal; public services including police protection, fire protection, schools, parks, gas and electricity; public transit, library facilities and solid waste disposal; however, applicable mitigation measures which require implementation during construction of the project have been included in this program. AB 3180 requires monitoring of only those impacts identified as significant or potentially significant; the monitoring program for the Salt Creek Ranch project therefore addresses the impacts associated with the issue areas identified above. Miti!!ation Monitorin~ Team A monitoring tearn should be identified once the mitigation measures have been adopted as conditions of approval by the Chula Vista City Council. Managing the team would be the responsibility of the Mitigation Compliance Coordinator (MCC). The monitoring activities would be accomplished by the Environmental Monitors (EMs), Environmental Specialists 2 (ESs), and the MCC. While specific qualifications should be detennined by the City of Chula Vista, the monitoring team should possess the following capabilities: . Interpersonal, decision-making, and management skills with demonstrated experience in working under trying field circumstances; . Knowledge of and appreciation for the general environmental attributes and special features found in the project area; . Knowledge of the types of environmental impacts associated with construction of cost-effective mitigation options; and . Excellent communication skills. The responsibilities of the MCC throughout the monitoring effort include the following: . Overall implementation and management of the monitoring program; . Quality control of the site-development monitoring team; . Administration and preparation of daily logs, status reports, compliance reports and the final construction monitoring report; . Liaison between the City of Chula Vista, the Salt Creek Ranch developer, and the applicant's contractors; . Monitoring of onsite, day-to-day construction activities, including the direction of EMs and ESs in the understanding of all pennit conditions, site-specific project requirements, construction schedules and environmental quality control effort; . Ensure contractor knowledge of and compliance with all appropriate pennit conditions; . Review of all construction impact mitigations and, if need be, propose additional mitigation; . Have the authority to require correction of activities observed that violate project environmental conditions or that represent unsafe or dangerous conditions; . Maintain prompt and regular communication with the onsite EMs and ESs, and personnel responsible for contractor perfonnance and pennit compliance. The primary role of the Environmental Monitors is to serve as an extension of the MCC in performing the quality control functions at the construction sites. Their responsibilities and functions are to: 3 a) Maintain a working knowledge of the Salt Creek Ranch pennit conditions, contract documents, construction schedules and progress and any special mitigation requirements for his or her assigned construction area; b) Assist the MCC and Salt Creek Ranch construction contractors in coordinating with City of Chula Vista compliance activities; c) Observe construction activities for compliance with the City of Chula Vista pennit conditions; and d) Provide frequent verbal briefings to the MCC and construction personnel, and assist the MCC as necessary in preparing status repons. The primary role of the Environmental Specialists is to provide expenise when environmentally sensitive issues occur throughout the development phases of project implementation and to provide direction for mitigation. Pro~m Procedural Guidelines Prior to any construction activities, meetings should take place between all the panies involved to initiate the monitoring program and establish the responsibility and authority of the panicipants. Mitigation measures which need to be defined in greater detail will be addressed prior to any project plan approvals in follow-up meetings designed to discuss specific monitoring effects. An effective reporting system must be established prior to any monitoring effons. All parties involved must have a clear understanding of the mitigation measures as adopted and these mitigations must be distributed to the participants of the monitoring effon. Those that would have a complete list of all the mitigation measures adopted by the City of Chula Vista would include the City of Chula Vista, the Salt Creek Ranch developer, the MCC and the construction crew supervisor. The MCC would distribute to each Environmental Specialist and Environmental Monitor a specific list of mitigation measures that penain to his or her monitoring tasks and the appropriate time frame that these mitigations are anticipated to be implemented. In addition to the list of mitigations, the monitors will have mitigation monitoring repon (MMR) fonns with each mitigation written out on the top of the fonn. Below the stated mitigation measure, the fonn will have a series of questions addressing 4 the effectiveness of the mitigation measure. The monitors shall complete the MMR and file it with the MCC following their monitoring activity. The MCC will then include the conclusions of the MMR into an interim and final comprehensive construction report to be submitted to the City of Chula Vista. This report will describe the major accomplishments of the monitoring program, summarize problems encountered in achieving the goals of the program, evaluate solutions developed to overcome problems and provide a list of recommendations for future monitoring programs. In addition and if appropriate, each EM, and/or ES will be required to fill out and submit a daily log report to the MCC. The daily log report will be used to record and account for the monitoring activities of the monitor. Weekly/monthly status reports, as detennined appropriate, will be generated from the daily logs and compliance reports and will include supplemental material (Le., memoranda, telephone logs, letters). This type of feedback is essential for the City of Chula Vista to confonn the implementation and effectiveness of the mitigation measures imposed on the project. Actions in Case of Non-compliance There are generally three separate categories of non-compliance associated with the adopted conditions of approval: . Non-compliance requiring an immediate halt to a specific task or piece of equipment . Infraction that iniriates an immediate correcrive acrion (no work or task delay). . Infraction that does not warrant immediate corrective action and results in no work or task delay. In all three cases,the MCC would norify the Salt Creek Ranch contractor and the City of Chula Vista, and an MMR would be filed with the MCC on a daily basis. There are a number of options the City of Chula Vista may use to enforce this program should non-compliance continue. Some methods commonly used by other lead agencies include "stop work" orders; fines and penalties (civil); restitution; pennit revocations; citations; and injunctions. It is essential that all parties involved in the program understand the authority and responsibility of the onsite monitors. Decisions regarding actions in case of non-compliance are the responsibility of the City of Chula Vista. s The following text includes a summary of the project impacts, and a list of all the associated mitigation measures. The monitoring effons necessary to ensure that the mitigation measures are properly implemented are incorporated into the measures, All the mitigation measures identified in the EIR are anticipated to be translated into conditions of project approval. In addition, once the project has been approved and prior to its implementation, the mitigation measures shall be further detailed. SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES The following text includes a summary of the project impacts, a list of all the associated mitigation measures and the monitoring effons necessary to ensure that the measures are properly implemented. All the mitigation measures identified in the EIR are recommended to be translated into conditions of project approval and are stated herein in language appropriate for such conditions. In addition, once the Salt Creek Ranch project has been approved and during various stages of implementation, the mitigation measures shall be further detailed by the designated monitorS,.City of Chula Vista, and the applicant. Land Use SummarY of ImDacts Potentially significant land use impacts involve compatibility and potential health impacts relative to use of the SDG&E easement as a trail, and the project's inconsistency with the General Plan with respect to the provision of affordable housing. Miti!?:ation Measures . The potential land use compatibility impacts relative to use of the SDG&E easement as a trail shall be mitigated by coordination with SDG&E during all phases of future planning. The applicant shall obtain a written agreement with SDG&E to gain pennission to use the easements. The agreement shall discuss relevant issues including pennissible uses, maintenance, and liability. This agreement shall be obtained prior to tentative map approval. . To mitigate potential health impacts associated with the proximity of residential and trail uses to the high voltage transmission line, the applicant shall pull 6 houses back away from the easement by a conservative distance (no standards are available) and provide buyers of homes adjacent to the easement with a white paper informing them of the current controversy concerning electromagnetic fields, the applicant should also either move the proposed trail away from the easement or post signs at regular intervals in both English and Spanish alerting trail users of the potential risks. . With respect to the potential impacts associated with provision of affordable housing, the project applicant's affordable housing program shall be subject to review and approval by the Planning Commission concurrent with SPA plan approval, The program shalI be consistent with the following principles: As determined by the 1991 Housing Element revisions, applicant will continue to explore various methods to devote ten percent (10%) of the Salt Creek Ranch units to affordable housing. As provided by the Housing Element, the City of Chula Vista shall continue to assist the applicant to fulfilI the Housing Element affordable housing policy through the folIowing actions: Seek State and Federal subsidies for moderate and low income housing. (Chula Vista Housing Element, Part 2, page 24, 1985). Consider the use of density bonuses consistent with State law. (Chula Vista Housing Element, Part 2, page 24, 1985). Consider exploration of experimental planning, design and development techniques and standards to reduce the cost of providing affordable housing. (Chula Vista Housing Element, Part 2, 1985). The applicant will prepare and implement an affirmative fair marketing program (Chula Vista Housing Element, Part 2, 1985), including a marketing plan to attract qualified buyers for non-market rate housing. 7 Should it become infeasible, impractical or inappropriate to provide affordable housing as detennined by the pending Housing Element revisions, the applicant and the City shall consider alternative methods of achieving affordable housing opponunities including, but not limited to the following: Land Set Aside: An equitable donation of a building site which could be made available to the County Housing Authority or other non-profit entity to construct affordable housing. Off-Site Proiects: Construction of an affordable housing project at an off- site location, including consideration of renewal, rehabilitation and preservation projects, and the provision of homeless assistance program. In-Lieu Contributions: In-lieu contributions to be used to provide assistance to other identified affordable housing effons. The contribution shall be evaluated to ensure its adequacy in relation to achieving assistance opponunities commensurate to the level of the original project requirement The applicant will actively explore the participation of. South County jurisdictions in non-profit housing agencies in the development, ownership and management of affordable housing projects. The applicant will also assist these non-profit effons to increase their ability to secure additional funding resources to develop quality affordable housing. Monitorin~ Mitigation monitoring of the above measures shall occur by appropriate City review and approval as dictated in each measure (Le., City Planning review and acceptance prior to tentative map approval). The applicant shall provide a copy of the written agreement from SDG&E to the City Planning Department prior to tentative map approval. The applicant's affordable housing program shall be subject to review and approval by the Planning Commission as a condition of project approval. 8 Landform! Aesthetics SummarY ofImDacts Development of Salt Creek Ranch will pennanently alter the existing landfonn, rural character, and visual quality of the project site. Potentially significant visual impacts anticipated with the development of Salt Creek Ranch include impacts to residents to the south and southwest of the project site, impacts to Chula Vista Greenbelt users including the Upper Otay Reservoir, impacts to scenic highway users, and offsite visual impacts associated with EastLake Technology Park, the Otay Water District reclamation facilities, and the Upper Otay Reservoir. Miti!!ation Measures Project development will require the implementation of all design guidelines concurrent with the SPA Plan and subject to further review and approval by the Design Review Committee (DRC). The guidelines which are contained within the SPA Plan are summarized below: . Gradin~: In addition to incorporation of the requirements of the Chula Vista Municipal Code and other applicable city policies, graded areas are to be contoured to blend with natural landfonn characteristics and minimize disruption of the natural topography. A balance between CUi and fill shall be maintained, and all grading and drainage system plans shall be prepared under the direction of a licensad civil engineer. Final grading plans shall be reviewed by the City of Chula Vista Planning Depanment to detennine whether large cut and fill slopes would impact views of open space areas from residences and/or scenic highways, and areas of high sensitivity such as the ridgeline and canyons in Sub-area 3 shall be subject to funher review by the DRC. . Landscape: Plant materials shall be organized to provide buffering, transition, and slope stabilization between land uses and stteets, and between development and open space areas. Manufactured slopes adjacent to habitat enhancement areas shall be landscaped with vegetation consistent with the Habitat Enhancement Plan. Landscaping and irrigation standards shall confonn with 9 the City of Chula Vista Landscaping Manual, subject to further review and approval by the DRC. . Scenic Hi~hwaYs: In accordance with the design guidelines, all homes abutting the scenic highways (East H Street and Hunte Parkway) shall be set back from the right-of-way a variable distance and landscaping shall be intensified to buffer views of buildings. Any long distance views available from the scenic highway shall be protected, and all signs within the viewshed of the scenic highway shall be subject to funherreview by the DRC. Monitorin~ The City of Chula Vista Design Review Committee will review, approve, and monitor all project design guidelines, including grading, landscaping, fencing, signing, and scenic highway plans during all phases of development Geology/Soils Summary of Impacts Geotechnical constraints to development onsite include difficulty in rock excavation; soil and topsoil removal; and slope instability. Seismic ground acceleration potential exists, typical of the area. Miti~ation Measures The following measure is in reference to detailed recommendations from the GeoSoils February 1988 and August 1988 reports. The reports are on file at the City Planning and Engineering Departtnents. . Conclusions and recommendations of the February 1988 and August 1988 GeoSoils reports, pages 23 through 42, and 24 through 39, respectively, shall be adhered to in accordance with City procedures, subject to approval of the City Engineer prior to any tentative map approvals. Recommendations therein cover the following topics, actions and potential impacts: ripping, soil removals, slope stability/grading, erosion control, sub-surface water cpntrol, 10 earthwork grading and balancing, soil expansion, slope design, grading guidelines, foundation recommendations, retaining wall design, graded slope maintenance and planting, and procedures for grading plan review. Monitorin~ Implementation of the above geotechnical measure shall be verified by City review of future tentative maps, which are subject to City Engineer approval. Subsequent geotechnical work shall delineate specific grading and similar onsite monitoring activities to be conducted during project grading and construction by a qualified geologist. Hydrology SummarY of Impacts The increase in impervious surface as a result of the proposed project would increase runoff flow rates downstream. Miti!!ation Measures To ensure that there are no hydrologic impacts, the following measures shall be implemented: . For Basin A, development drainage shall be routed to road crossing points for outlet into the natural channel flow. Structure types to convey stream flows under access roads would be detennined prior to Final Map approval. . Within Basin B, there are two Salt Creek crossing points, East H Street and a nonhero access road. The East H Street crossing shall incorporate a suitable drainage structure which will accommodate the proposed trail system. The type and sizing of this drainage system shall be detennined prior to Final Map approval. The nonhero structure shall be detennined prior to Final Map approval. Developed areas would be drained via stonn drain systems to outlet points adjacent to Salt Creek. 11 . A low flow pump diversion system will be constructed to transport dry weather flows out of Basin A (Upper Dtay Lake Basin) and discharge them into Basin B (Salt Creek Basin). This low flow diversion system will be designed for 137 gpm. . A stann drain system shall be constructed within future Lane Avenue to convey runoff within Basic C to existing facilities constructed by the EastLake I project. The type of sizing of this system would be detennined prior to Final Map approval. . Drainage facilities and energy dissipators shall be constructed in accordance with the approved hydraulic analysis and shall be in place and functioning prior to completion of the grading operation. . Development of the subject project must comply with all applicable regulations established by the United States Environmental Protection Agency (EPA) as set fonh in the National Pollutant Discharge Elimination System (NPDES) pennit requirements for urban runoff and stonnwater discharge. Monitorin~ Implementation of the above measures shall be guaranteed by City review of the required analysis and drainage plans, which are subject to the City Engineer's and City Landscape Architect's approval prior to tentative map submittal acceptance. The City will ensure confonnance with all applicable City flood control, Dtay Water District and State Regional Water Quality Control Board regulations prior to issuance of grading pennits. Detailed monitoring (field) measures for the construction period shall be delineated at the subdivision level. Water Quality Summarv of ImDacts Project development would create potential water quality impacts to downstream areas and the adjacent Upper and Lower Dtay Reservoir. 12 Miti!!'ation Measures . The project shall be subject to review and approval by the State Department of Health Services (DHS). The project shall implement mitigation measures as set by DHS prior to issuance of any grading pennit. . Prior to or concmrent with Final Map approval, a diversion ditch plan, or other acceptable plan to handle drainage to the Otay Drainage Basin, shall be prepared and approved by the City of Chula Vista and DHS. The plan shall analyze the possibility of sewage system failures; effects of increased levels of nutrients salts and pesticides from landscaping and irrigation; and effects of petroleum products from surface street runoff. Additional environmental analysis may be required based on the specific drainage ditch or other plans. Design of these plans shall also consider providing additional capacity for concmrent or future development . The project applicant shall conduct an onsite mitigation monitoring program to establish baseline data for runoff from the project site. This monitoring program will be continued until 400 units in the sub-basin have been constructed in the sub-basin. . The project proponent shall submit a erosion control plan prepared by a registered civil engineer and a registered landscape architect in accordance with City of ChuIa Vista design standards. The plan shall be approved prior to issuance of grading pennits and shall include placement of sandbags, temporary sediment basins, and an erosion control maintenance plan. . The project proponent shall submit a stonn drain plan prepared by a registered civil engineer in accordance with City of Chula Vista design standards. The plan must be approved prior to the issuance of grading pennits and shall include pennanent erosion control facilities. . Development of the subject project must comply with all applicable regulations established by the United States Environmental Protection Agency (EPA) as set fonh in the National Pollutant Discharge Elimination System (NPDES) penn it requirements for urban runoff and stonnwater discharge. 13 Monitorinl; Mitigation monitoring of the above measures shall occur by appropriate City staff review and approval. Specific, onsite field mitigation monitoring requirements and activities shall be established prior to any onsite grading pennits or tentative map approvals. Biological Resources SummarY of Impacts Project development will significantly and directly impact riparian wetlands, native grassland and coastal sage scrub habitat, and the California gnatcatcher and cactus wren, both sensitive species. Construction practices and long-tenn urban activities also present secondary threats to adjacent and/or sensitive non-developed areas. Mitil!ation Measures . The project applicant shall comply with the measures outlined in the Habitat Enhancement Plan prepared for the Salt Creek Ranch project during all stages of development. . A spring (May-June) survey of the native grassland habitat onsite (Subarea 3) shall be conducted to detennine the presence/absence and abundance of sensitive plant species that could be expected to occur in this habitat prior to approval of grading plans. The sensitivity of the loss of native grassland habitat shall be detennined after the results of this survey are provided to City staff. . The developer shall agree to panicipate in a regional multi-species coastal sage scrub conservation plan. If, prior to approval of the grading plan for areas lOa, lOb, and II (which are identified as the three easternmost "L" areas on Figure R-I of the Final EIR), an acceptable off-site regional wildlife corridor linking San Miguel Mountain with the Upper Otay Reservoir has not been adopted as pan of the conservation plan, then development of the 17 acre R-L development area in the eastern portion of the propeny shall not occur and a reconfiguration of the nonheastem R-L area to provide a wider open space area for a regional wildlife corridor shall be implemented. The width of the 14 open space area shall be sufficient to ensure long-tenn viability of the wildlife corridor. This condition shall also be applied to conditions of the Tentative Subdivision Map. . Selective grading shall be required and enforced, Le., only areas immediately subject to development should be graded. . Grading shall be prohibited during the rainy season (November through March). . Erosion prevention measures such as fences, hay bales, and/or detention basins shall be onsite during development and in place prior to construction. . Manufactured slopes and disturbed grassland in open space areas shall be revegetated with native scrub species found in the area. Revegetation of these areas would have the benefits of potentially providing habitat for the California black-tailed gnatcatcher, increasing the quality of the riparian buffer in selected areas, and reducing the probability of nonnative landscaping materials invading natural habitats. Species suitable for this revegetation include the following: Artemisia cali/ornica Eriogonum fasciculatum Lotus scoparius Salvia melli/era Salvia apiana Hap/opappus venetus Eschscho/zia cali/ornica Lupinus spp. California Sagebrush Flat-topped Buckwheat Deerweed Black Sage White Sage Golden bush California Poppy Lupine .. The coastal sage scrub revegetation areas shall be effectively hydroseeded, followed by a tackified straw mulch. Materials and seed mixes may be changed only with the approval of the project biologist/horticulturist. . This habitat shall be irrigated as needed for the first year to accelerate establishment and coverage. The hydro seeding shall be completed in the summer, if possible, so as to establish cover prior to the rainy season. A 15 number of annual species are included in the hydroseed mixture (California poppy and lupines) to provide color to the slopes. The species should reseed themselves yearly. General Recommendations Implementation of the foIlowing recommendations will buffer and protect sensitive wetland and upland habitats and the wildlife therein, and prevent further degradation of the habitat during and after the construction process. Construction Practices: Additional loss of habitat could occur from the use of heavy equipment in wetland areas, on- and offsite. Nonsensitive construction practices resulting in additional impacts to wetland vegetation would increase the total wetland impact acreage, and, ultimately, the amount of mitigation required. Impacts to wetland vegetation adjacent to the grading areas would be reduced by adherence to cenain construction practices, as outlined below. . Heavy equipment and construction activities shall be restricted to the grading areas to the greatest degree possible in order to reduce direct impacts to wetland habitat. Construction of cut and fill slopes, and equipment used for this construction, wiIl be kept within the limits of grading. Prohibited activities in the wetland habitat include staging areas, equipment access, and disposal or temporary placement of excess fiIl. Construction limits and wetland habitat shaIl be flagged by a qualified biologist. Construction activities shaIl be monitored by an onsite inspector to ensure that grading activities do not affect additional acreage. Any unauthorized impacts cause by construction operations would require that the conttactor replace all habitat to its original condition, with wetland habitat potentially being restored at greater that a 1: 1 ratio. . Fueling of equipment shaIl not occur in any portion of the site near the intennittent stream. . Areas designated as natural open space shall not be grubbed, cleared, or graded, but shall be left in their natural state. 16 . To ensure that contractors are fully aware of specific restrictions of the project, such as staging areas, limits of fIll, no vehicle zones, and other appropriate regulations, infonnation shall be clearly shown on the construction plans. Contractors shall be fully aware of the sensitivities and restrictions prior to bidding. Qpen Space: The primary means of mitigating significant impacts to biological resources is the preservation of a system of open space which encompasses the most valuable habitat or sensitive species onsite. Designation of open space is an initial step in preservation of the sensitive resources therein. The integrity of open space must also be preserved through adherence to responsible construction practices, as outlined above, and the exclusion of certain post-construction activities. The following measures are provided to minimize the effects of the development in natural open space areas subsequent to construction activities: . In the event that a fire or fuelbreak is deemed necessary, plant species used in this area shall be noninvasive, so as to reduce impacts to remaining native vegetation. Suitable species from a biological standpoint would be low growing, moderately fire-retardant, native species such as prostrate coyote bush (Baccharis pilularis var. pilularis). . No clearing of brush shall be allowed outside the fIre or fuelbreak, and no fuelbreak clearing will be allowed in sensitive habitat areas. In general, the limits of the fuelbreak will be measured from the building pads. The width of the fuelbreak may be reduced by the use of low-growing, fire-retardant species (see above measure). . Plants in riparian and/or natural areas within the project's boundaries shall not be trimmed or cleared for aesthetic purposes. . Revegetation of cut slopes external and/or adjacent to natural open space shall be accomplished with native plant species which presently occur onsite or are typical for the area. Suitable species include California sagebrush (Artemisia californica), flat-top buckwheat (Eriogonum fascicularum ssp. fascicularum), black sage (Salvia mellifera), and San Diego sunflower (Viguiera laciniara). If 17 this area is hydroseeded, measures shall be taken to ensure the exclusion of nonnative, weedy species from the mixture. . Fencing shall be installed as feasible and acceptable to the City around the natural open space area to prevent adverse impacts to biological resources from domestic pets and human activity. An alternative would be the planting of barrier plant species that would discourage pedestrian activity into open space areas. Nonnative species would not be acceptable as barrier plantings within open space areas. No active uses shall be planned in the open space easements, including building structures or construction of trails through this area. . Landscaping around buildings shall utilize noninvasive exotic species or preferably, native plant species found in the area. Species present on site, such as desen elderbeIT)' (Sambucus mexicana) and California buckwheat, would be suitable for planting. . The City of Chula Vista shall assure the long-tenn conservation of remaining native habitat on site (wetlands and uplands) by dedicating these areas as pan of a natural open space easement. The City shall place an open space easement in this acreage which would eliminate future building activity and, in effect, set this area aside for the preservation of wildlife. Additional trails or recreational facilities which would promote pedestrian activity in open space areas at the expense of wildlife shall not be constructed. Monitorin~ Implementation of the above measures shall be verified by City review and approval of the tentative and final maps, habitat enhancement plan, specific mitigation plan, landscape plan, and construction plans and by monitoring by the City's environmental consultant. The native grassland spring survey shall be completed by the applicant's biological consultant prior to grading plan approval. Detailed field monitoring measures for the construction period shall be delineated at the subdivision level and shall be perfonned by the City's environmental consultant 18 Cultural Resources Summarv of Impacts Development of Salt Creek Ranch will directly impact 16 of the 18 important archaeological and historical sites within the project area. Portions of six of those sites, and one additional site are also at risk of indirect impacts due to project development. The site also possesses a high potential for the existence of significant paleontological resources. Miti!tation Measures . Mitigation of impacts for important cultural resources will be achieved through either avoidance or by a data recovery program. Avoidance could include capping sites with 2 feet of fill and incorporating them into the Salt Creek Park System CChula Vista Greenbelt). . If avoidance of important prehistoric archaeological resources cannot be achieved, a data recovery program to mitigate development impacts shall be conducted, including, where necessary, surface collection and mapping of artifacts, a phased data recovery program, and monitoring. This phased approach shaH employ a random sample in conjunction with a focused inventory for features (Le., hearths). The data recovery program shall be in accordance with a regional approach for all prehistoric sites within Salt Creek Ranch, Salt Creek I and EastLake III, thereby allowing a comprehensive understanding for these sites. This regional understanding would also be in agreement with the Bonita-Miguel Archaeological District within which CA- SDi-4,530/W-643 falls, . The data recovery shall follow the Advisory Council's guidelines as defined within Treatment of Archaeological Properties, A Handbook (ACHP 1980). The treatment plan shall be oriented to address local and regional research questions and clearly identify the methods to be used to address the research questions. Research questions to be addressed are listed in ERCE's June 1989 Salt Creek Ranch Cultural Resource Evaluation on file at the City of Chula Vista Planning Department. 19 . To ensure that potentially imponant historic archaeological resources assumed to be present at the eight locales listed above are not adversely affected, a program to include monitoring of grading activities with the possibility of data recovery is recommended. This program shall provide for excavation, recording and collection of resources if significant features, such as privies or trash deposits, are located during grading. This program shall include analysis of-recovered artifacts in relation to an approved research design and a repon of fmdings. . Indirect impacts may occur to four historic sites located adjacent and exterior to the project boundary (H-Il, H-15, H-16, H-17). Fencing of project boundaries and strict avoidance of off-site impacts in these areas shall occur. . Prior to issuance of a mass-grading pennit the developer shall present a letter to the City of Chula Vista indicating that a qualified paleontologist has been retained to carry out resource mitigation. (A qualified paleontologist is defined as an individual with an MS or PhD in paleontology or geology who is familiar with paleontological procedures and techniques. . A qualified paleontologist and archaeologist shall be at the pre-grade meeting to consult with the grading and excavation contractors. . A paleontological monitor shall be onsite at all times during the original cuning or previously undisturbed sediments of the Otay Fonnation to inspect cuts for contained fossils (the Otay Fonnation occurs generally above 680 feet elevation). The Sweetwater Formation shall be monitored on a half-time basis. Periodic inspections of cuts involving the Santiago Peak Volcanics shall be conducted in accordance with recommendations of the qualified paleontologist. (A paleontological monitor is defmed as an individual who has experience in the collection and salvage of fossil materials. The paleontological monitor should work under the direction of a qualified paleontologist) . In the event that well-preserved fossils are discovered, the paleontologist (or paleontological monitor) shall be allowed to temporarily direct, diven, or halt grading to allow recovery of fossil remains in a timely manner. Because of the 20 potential for the recovering of small fossil remains such as isolated mammal teeth, it may be necessary to set up a screen-washing operation on the site. . Fossil remains collected during any salvage program shall be cleaned, soned, and cataloged and then with the owner's pennission, deposited in a scientific institution with paleontological collections. such as the San Diego Natural History Museum. Monitorin~ A qualified archaeologist and a qualified paleontologist shall be retained onsite to monitor and/or petfonn the mitigation measures outlined above. The developer shall present a letter to the City of Chula Vista as verification of the above prior to issuance of a grading pennit Transportation and Circulation Summarv ofImDact~ The Salt Creek Ranch project will generate approximately 31,290 new daily vehicle trips with 2,777 trips expected during the morning peak hour and 2,986 trips expected during the afternoon peak hour. Miti!!ation Measures Improvements necessary as a result of Salt Creek Ranch project implementation include: Scenario] (with Phase I and Proctor Valley Road Unpaved) . The project applicant will construct East "H" Street through the project to ultimate four-lane major street standards, consistent with the City of Chula Vista design criteria. . The project applicant will construct Hunte Parkway to ultimate four-lane major street standards through the project and offsite south to Telegraph Canyon Road, consistent with the City of Chula Vista design criteria. 21 . The project applicant will construct Lane Avenue as a Oass n collector from East "H" Street to meet existing improvements at its clUTent tenninals in the East Lake Business Park, consistent with the City of ChuIa Vista's design criteria. . At the discretion of the City Traffic Engineer, the project applicant will install traffic signals or bond for future installation at the following intersections: East '1:1" Street/Lane Avenue East "H" Stree!/Hunte Parkway Lane A venue/Telegraph Canyon Road Hunte Parkway/Telegraph Canyon Road . The project applicant will implement transportation demand management strategies, including provisions of transit service and bus stops in order to reduce the peak hour demand on the street network. . Reduce the development potential of Phase I by 120 dwelIing units. This reduction will result in an acceptable level of service (LOS D) of the intersection of East "H" Street and Hidden Vista Drive. . The project applicant will construct a two-lane roadway between Salt Creek 1 and Salt Creek Ranch to connect East "H" Street Scenario 2 (with Phase I. n. and 1lI and State Route 125) . The project applicant will implement all the measures described under Scenario 1 previously. . The project applicant will construct State Route 125 as a four-lane roadway between East "H" Street and State Route 54 with enhanced geometrics at the intersections. MonitorinE!' The project's participation in the ECVTPP and the appropriate traffic mitigation, as required by the above measures, shall be confmned by City review of subsequent SPA Plan and 22 other applications. Traffic monitoring occurs on a citywide basis as dictated by the City Traffic Engineer; it is recommended that critical intersections identified in this EIR be monitored at least twice per year and preferably more frequently in order to detennine specific implementation schedules of required improvements and to identify any other potential problem areas. Noise SummarY of Impacts Noise modeling of Salt Creek Ranch buildout conditions indicated that noise levels will exceed 70 dBA Ldn in some portions of the project area and will exceed the 65 dBA Ldn standard in several areas. Noise levels in excess of 65 dBA Ldn in outdoor living spaces are considered significant and require mitigation. In addition, multifamily residences located in an area on the project site where the future exterior noise level is expected to exceed 60 dBA Ldn will require an interior acoustical analysis, Miti!!ation Measures . The noise impact on the residences along East "H" Street roadway segments shall be mitigated by the placement of a solid wall or a wal1/benn combination on the building pads at the top of the slopes adjacent to East "H" Street. The walls must be of solid masonry construction with a material weight of at least 3.5 pounds per square foot which would not allow any air spaces along their entire length and shall be constructed by the applicant prior to first occupancy approval. . Each noise wall or wall!benn combination shall be placed on the building pads at the top of the slope between the residences and the roadway and shall be 5 feet high. The end of each noise wall must wrap around the building pad enough to block the line of sight from all points in the exterior living space to any portion of the impacting roadway. . Even with the incorporation of the above mitigation measures, exterior noise level under buildout conditions will continue to exceed 60 dBA Ldn on portions of the project site, Therefore, in accordance with the standards set by Title 24, 23 an interior acoustical study will be required for all multi-family units proposed for the site. The applicant shall provide the City verification that the units comply with the Title 24 standards prior to issuance of building pennits, Possible mitigation measures to reduce interior noise levels below the 45 dBA Leln interior noise standard may include, but are not restricted to, mechanical ventilation and closed window conditions. Monitorin~ A qualified acoustical engineer shall conduct the noise analysis to the satisfaction of the City of Chula Vista prior to occupancy, to ensure noise levels are within the City's thresholds. The recommendations of these noise studies shall be incorporated into the final project design where applicable. Air Quality Summary of Impacts Project traffic will contribute to cumulatively significant regional air quality impacts, Because the project was not incorporated into regional growth forecasts and air quality attainment plans, project emissions will constitute a cumulative impact contribution. Project traffic will contribute to cumulatively significant local air quality impacts on four street segments, projected to operate at an unacceptable level (LOS D or worse) under future cumulative traffic conditions. Local short-tenn air quality impacts will result from grading activities and construction equipment. Miti\ration Measures The project will incorporate traffic flow improvements (e.g., road construction), and will identify bicycle routes and bus stops at the SPA Plan and subsequent stages of planning. Most intersections affected by the project would be maintained at LOS C or better, although four street segments would operate at LOS D or worse. The following measures shall be adhered to, subject to approval by the City, to reduce short-tenn pollutant emissions: 24 . Heavy-duty construction equipment with modified combustion/fuel injection systems for emissions control shalI be utilized during grading and construction. . Watering or other dust palliatives shall be used to reduce fugitive dust; emissions reductions of about 50 percent can be realized by implementation of these measures. . Disturbed areas shall be hydroseeded, landscaped, or developed as soon as possible and as directed by the City to reduce dust generation. . Trucks hauling fill material shall be properly covered. . A 20 mile-per-hour speed limit shall be enforced on unpaved swfaces, Monitorinv The required activities and use of equipment shall be monitored by the City's environmental consultant on an irregular basis. The monitor will confmn, via the mitigation monitoring report, that appropriate equipment is used; that watering occurs; that landscaping occurs immediately after grading completion; that trucks are covered; and that speed limits onsite are enforced. Implementation of traffic flow improvements and bicycle routes and bus stops shall be confmned by City review of SPA Plan and tentative maps, subject to City approval. Public Services/Utilities Summary of Irnpact~ The project wilI create an increase in demand for public services including water, sewer, police, fire protection, schools, parks/recreation, public transit, and library services. The project will also create an increase in demand and impact on utilities and non-renewable energy resources such as gas and elecnic service. 2S Water Mitilration Measures . Prior to approval of Final Map, the Master Plan of Water for Salt Creek Ranch shall be approved by the City Engineer and OWD. Further, this plan shall be revised to include a discussion of implementation and phasing, and participation in the water allocation program and TSF fmancing for this project and other projects in the OWD Master Plan service area. . The exact locations for the proposed pump station and 3 million gallon reservoir to serve the 1296 Zone shall be detennined prior to approval of Final Map. . Prior to issuance of building pennits, the project site shall either be annexed by the OWD into Improvement District No. 22, or a new improvement district shall be established for the project area. In addition, the project developer shall obtain written verification from OWD at each phase of development that the tract or parcel will be provided adequate water service. . The developer shall participate in whatever water conservation, no net increase in water consumption, or fee off-set program the City of Chula Vista has in effect at the time of building pennit issuance. . The project proponents shall, if feasible, negotiate an agreement with OWD to commit to use of reclaimed water at the earliest possible date so that OWD can ensure that an adequate supply is available. If such an agreement is pursued, all documentation shall be subject to site-specific environmental analysis, and shall confonn to the applicable regulations of the City of O1u1a Vista, Regional Water Quality Control Board and the State Depanment of Health. . Water conservation measures for onsite landscaping and for maintenance of roadside vegetation shall be created and implemented by the project proponent, in coordination with the City Public Works Department and in consultation with OWD or other qualified water agency/organization. Conservation measures are recommended by the State Resources Agency Department of Water Resources, and include but are not limited to planting of drought tolerant vegetation and the 26 use of irrigation systems which minimize runoff and evaporation loss (see also following measure). . The following water conservation measures should be provided; implementation shall be approved prior to issuance of certificates of use and occupancy; a) Low-flush toilets (Section 17921.3, Health and Safety code). b) Low-flush showers and faucets (California Administrative Code, Title 24, Par 6, Article I, TIO-I406F). c) Insulation of hot water lines in water recirculating systems (California Energy Commission). Monitorine- The developer shall obtain a will-serve letter from OWD prior to the issuance of building pennits for each phase of development. The Master Plan for Water and Reclaimed Water, and the Water Conservation Plan shall be approved by the City and OWD prior to Final Map approval. Water conservation measures shall be implemented prior to the issuance of use and occupancy pennits. Wastewater Mitil!ation Measures . Prior to approval of Final Map, the Master Plan of Sewerage for Salt Creek Ranch shall be approved by the City Engineer. Funher, this plan shall be revised to include a discussion of funding and implementation/phasing in relation to this project and other associated project's phasing in the area. . Interim and ultimate capacity in the Telegraph Canyon Interceptor shall be detennined prior to approval of Final Map. . Ultimate capacity of the Salt Creek Interceptor shall be detennined prior to approval of Final Map. 27 . A stonn water diversion plan shall be prepared that will protect the Upper and Lower Otay reservoirs from sewage contamination, as discussed in Section 3.4 of the EIR; Water Quality. . The project shall be subject to payment of waste water development fees (to fund trunk sewer and other upgrades) or equivalent proportionate facility financing mechanism identified by the City, when adopted. Payment shaH occur prior to issuance of building pennits or earlier. Monitorin2: The Wastewater Master Plan shall be approved by the City prior to the approval of the Final Map. The project applicant shaH pay wastewater development fees (or an equivalent financing mechanism identified by City) prior to the issuance of building pennits, Police Protection Mitie:ation Measures . The project is subject to adherence to City threshold standards and criteria for police protection service. The project applicant shaH contribute to the General Fund. Monitorin~ The City shall ensure that the police threshold standards would be met prior to the issuance of building pennits. Fire Protection Mitil,ration Measures . Prior to approval of the project SPA Plan, the fire station location for CV#4 shall be approved by the CVFD. 28 . The project shall adhere to General Plan threshold standards and criteria for fire protection service. Monitorin~ The fire station site shall be approval by the CVFD prior to Fmal Map approval. The City shall ensure that the fire protection threshold standards would be met prior to the issuance of building permits. Schools Mitil!ation Measures . The project shall adhere to General Plan threshold criteria regarding school facilities and services. . Prior to Final Map approval, the project proponent shall provide documentation confirming elementary school site locations and CVCSD approval of school locations on Salt Creek Ranch. This approval shall entail site location, size and configuration of schools, with provisions for access and pedestrian safety to the satisfaction of CVCSD. Funding shall also be addressed and confmned in accordance with CVCSD procedures. . Prior to Final Map approval, the project proponent shall provide documentation to the City confmning satisfaction of SUHSD facility funding requirements to offset Salt Creek Ranch student generation impacts. Funding would likely be satisfied via formulation of a Mello Roos CFD or other means acceptable to SUHSD. . Prior to issuance of any building permits on Salt Creek Ranch, the proponent shall obtain written verification from CVCSD and SUHSD (will-serve letters) that adequate school facilities and associated financing will be provided for project generated students. 29 Monitorine- The City shall ensure that the school threshold standards would be met prior to the issuance of building pennits. Mitigation monitoring shall occur as dictated in each mitigation measure above. Parks, Recreation and Open Space Miti~ation Measures . The project shall adhere to General Plan Threshold Standards. . The project shall comply with the City Local Park Code requirements. . The project SPA Plan shall further define the boundaries, acreage and manner of open space preservation (e.g. dedicated open space; preservation easements) on the Salt Creek Ranch property in a form and manner acceptable to the City Parks and Recreation Department and Planning Department Monitorine- The City Parks Department shall ensure that the park threshold standards and Local Park Code requirements would be met and that adequate open space preservation would be provided prior to Final Map approval. Gas, Electricity, Energy Mitie-ation Measures . The project shall, to the extent feasible and to the satisfaction of the City, provide the following: Encourage the use of public transit by providing bus loading zones at key locations onsite; and facilitate non-vehicular travel by incorporating bicycle and pedestrian trails onsile. 30 Implement efficient circulation systems including phased traffic control devices. Adhere to uptiat..n Title 24 building construction and design standards. Install landscaping that provides afternoon shade, reduces glare, encourages summer breezes, discourages winter breezes. Minimize reflective and heat absorbing landscapes. Reserve solar access and implement passive solar systems. Develop dwellings on small lots to decrease indoor and outdoor heating and lighting requirements. Install energy efficient appliances in residential developments. limit strict lighting and install energy efficient lights. Demonstrate energy conservation practices. Use appropriate building design, orientation, landscaping and materials to maximize passive solar heating and cooling, and construct energy-efficient structures, subject to approval of the DRC, Building and Housing Department, and Planning Department . The recreational uses proposed for the SDG&E easement in the site's northeast; uses shall be subject to the approval of the City and SOO&E. Monitorin~ The project applicant shall demonstrate adherence to the energy conservation practices delineated above to the satisfaction of the City prior to Precise Plan approval; provision of the bus loading zones, trails, and other design practices shall be approval at the tentative map level while lighting systems, appliances, and solar energy systems shall be approved prior to issuance of certificates of use and occupancy. The recreational uses in the SOO&E easement shall be approved by the City and SDG&E prior to Final Map approval. Public Transit MitiL!ation Measures . Prior to final site plan approval, the developer shall consult with City Planning and City Transit staff regarding location of transit facilities (i.e., bus stops) 31 onsite. Should there be a need for such facilities, site design shall provide for said facilities, subject to review and approval by the City. Monitorine Monitoring shall occur as dictated in the above mitigation measure. Library Facilities Mitilration Measures . The project applicant shall adhere to General Plan library thresholds, and shall participate in any funding programs created for financing of a library facility (Le., developer fees, Mello-Roos Community Facilities District for Salt Creek Ranch, etc.) to serve the vicinity, as deemed appropriate by the City. Monitorin!! The City shall ensure that the project will meet the library threshold standards and that the project will participate in library funding, as deemed appropriate by the City, prior to the issuance of building pennits. Offsite Areas of Impact Biological Resources Summary of Impacts Hunte Parkway. Approximately 13.8 acres of habitat would be impacted. Additional impacts from the construction corridor would total 19.7 acres. Because a detailed alignment has not yet been detennined, any proposed impacts to disturbed wetlands would be considered significant. The exact amount of impact to each habitat is unknown at this time. East "H" Street. The construction of this roadway would result in the loss of approximately 5.0 acres of high quality coastal sage scrub and is considered significant. 32 Additional impacts from the consttuction corridor would total 6.0 acres of coastal sage scrub. Potential impacts to coast ban-el cactus and California gnatcatcher are considered significant. ReservoirlWaterIine. Consttuction of the reservoir and waterline would significantly impact 30.7 acres of burned coastal sage scrub. This includes 7.1 acres for the 5150-foot long access road and 23.6 acres within the consttuction corridor. The access road would result in significant impacts to Cleaveland's golden star. Mitiption Measures Hunte Parkway . To mitigate potential impacts to disturbed wetlands to below the level of significance, enhancement of riparian habitat at a 1:1 ratio to any impacted wetlands shall be implemented. This mitigation acreage shall be added to the mitigation acreage for the Salt Creek Ranch development and incorporated into the habitat enhancement plan (RECON 1991). Prior to consttuction, a 1603 Streambed Alteration Agreement must be obtained from the California Depanment of Fish and Game. East "H" Street . To mitigate the loss of 11.0 acres of coastal sage scrub and impacts to California gnatcatcher to below the level of significance, a sttategy of avoidance and habitat enhancement shall be implemented. To avoid impacting the full 11 acres, the consttuction corridor could be restricted down from 100 feet on each side of the roadway to a smaller area. The avoidance should reduce impacts to the gnatcatcher territory to below 6.2 acres. This would retain the territory and reduce the impact to the gnatcatcher to a level of non-significance. All remaining impacts would require enhancement of coastal sage scrub at a ratio of 1: 1. The mitigation site shall be at a nearby location and connected to a larger area of planned open space. The mitigation acreage shall be added to the mitigation acreage for the Salt Creek Ranch development and incorporated into the habitat enhancement plan (RECON 1991). 33 · To mitigate impacts to coast barrel cactus to below the level of significance, a strategy of avoidance and preservation shall be implemented. To avoid impacts to as many individuals as possible, the construction corridor could be restricted. The remaining individuals that would be impacted should be preserved via transplantation into open space. A detailed preservation plan should be designed by a qualified biologist/honiculturist, who would assist in site selection, implement a 5-year monitoring plan, and submit regularly scheduled reports to the City of Chula Vista. . To mitigate impacts to Otay tarplant to below the level of significance, avoidance of the population to greatest extent feasible shall occur. The alignment of the roadway shall avoid the nonhernmost portion of the site and the construction corridor shall be restricted in this area. Reservoir/W aterline . To mitigate the loss of 30.7 acres of burned coastal sage scrub to below the level of significance, a combination of avoidance and habitat enhancement shall be implemented. To avoid impacts to the full 30.7 acres, the construction corridor shall be restricted. All remaining impacts would require habitat enhancement of nearby burned coastal sage scrub at a ratio of 1:1. This mitigation acreage shall be added to the mitigation acreage for the Salt Creek Ranch development and incorporated into the habitat enhancement plan (RECON 1991). . To mitigate impacts to San Diego golden star to below the level of significance, avoidance of the population to the greatest degree feasible shall be implemented. The alignment shall remain in the currently proposed position and the construction corridor shall be restricted in the area where the population occurs. Monitorinl1 A qualified biologist/environmental specialist shall be retained to oversee the construction of East "H" Street, Hunte Parkway and the Reservoir/Waterline and monitor the implementation of the above measures. 34 Landforml Aesthetics Summary of Imnacts The pad elevation of the reservoir would be located at an elevation higher than the Salt Creek Ranch project site, resulting in a potentially significant visual impact to sU1TOunding residents. Mitie-ation Measures . The water tank shall be painted an unobtrusive color to ensure that it blends in with the natural environment as much as possible. The area surrounding the water tank shall be landscaped to shield views of the tank to the satisfaction of the City of Chula Vista's landscape architect. Monitorin~ The City of Chula Vista Design Review Committee will review and approve the water reservoir construction and landscape plan prior to Final Map approval. Cultural Resources Summarv of Irnnacts Hunte Parkwl\Y, Construction of both the proposed interceptor will significantly impact site CA-SDi-12,038 which has been tested and detennined to be important pursuant to CEQA criteria. East "H" Street. Construction of the lO-inch pipeline and proposed East "H" Street segment will significantly impact site CA-SDi-4,530/W-643 which has been tested and determined to be imponant pursuant to CEQA criteria. ReservoirlWaterline. Trenching and grading activities necessary for construction of the reservoir and installation of the waterline would significantly impact sites CA-SDi-ll,403 Locus F, CA-SDi-ll,415, CA-SDi-12,032, CA-SDi-12,034, and CA-SDi-12,035. 3S Cultural resource sites CA-SDi-12,260, CA-SDi-12,26l, and CA-SDi-11,403 Locus G, also located on this site, were not yet tested or evaluated. Miti{!ation Measures . The California Environmental Quality Act (CEQA) require mitigation of impacts to important cultural resources. Sites CA-SDi-11,403 Locus F, CA-SDI- 11,415, CA-SDi-12,03l, CA-SDi-12,032, CA-SDi-12,034, and CA-SDi- 12,035 within the water reservoir/water line parcel and CA-SDi-12,038 within the Hunte Parkway parcel were detennined to qualify as important cultural resources by testing pursuant to CEQA, and mitigation of impacts to these cultural resources is required. Site CA-SDi-4,530/W-643 within the "H" Street parcel has been previously tested and detennined important under CEQA, and mitigation measures are necessary to address impacts to that site. Site CA-SDi- 4,530/W-643 also falls within the Bonita-Miguel Archaeological District which requires evaluation under federal criteria. . Evaluation for detennination of importance under CEQA through a cultural resource testing program is necessary at cultural resource sites CA-SDi-12,260, CA-SDi-12,26l and CA-SDi-ll,403 Locus G. . Mitigation of impacts to important cultural resources can be achieved through either avoidance or by conducting a data recovery program. Avoidance could include capping sites with 2 feet of fill or redesign of project components. . If avoidance of archaeological resources cannot be achieved, a data recovery program to mitigate development impacts to important cultural resource sites shall be conducted, including, where necessary, surface collection and mapping of artifacts, a phased data recovery program, and monitoring during facility or other construction. This phased approach shall employ a random sample in conjunction with a focused inventory for features (e.g., hearths). The data recovery program shall be in accordance with a regional approach for all prehistoric sites within Salt Creek Ranch, Salt Creek I and EastLake III, thereby allowing a comprehensive understanding for these sites. This regional program is in agreement with the Bonita-Miguel Archaeological District. 36 . The data recovery program shall follow the Advisory Council's guidelines as defmed within Treattnent of Archaeological Properties, A Handbook (ACHP 1980). The treattnent plan shall be oriented to address local and regional research questions and clearly identify the methods to be used to address the research questions. Research questions to be should be addressed are provided in ERCE's June 1989 Salt Creek Ranch Cultural Resource Evaluation, on file at the City of ChuIa Vista Planning DepartmenL Monitorinl! A qualified archaeologist shall be retained to monitor the implementation of the above measures. 37 SALT CREEK RANCH TENTATIVE P THE CITY OF ClIULA VISTA PARTY DISCLOSURE STATEMENT S!:lt~ment of disclosure of certain ownership interests, payments, or campaign contributions, on all matins which will require discretionary action on the part of the City Council, Planning Commission, and all other oflki,d bodies. The following information must be disclosed: 1. List the names of all persons having a financial interest in the contract, i.e., contractor. subcontractor, material supplier. THE BALDWIN COMPANY FN PROJECTS, INC. ~ If any person identified pursuant to (1) above is a corporation or partnership, list the names of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. FN PROJECTS. INC. 3. If any person identified pursuant to (I) above is 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. 4. Have you had more than $250 worth of business transacted with any member of the City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes No L- If yes, please indicate person(s): 5. Please identify each and every person, including any agents, employees, consultants or independent contractors who you have assi,l!ned to represent YOU before the City in this matter. Hunsaker & Assoc. Cnuck Cater, D~ve Hammar FORMA - lUCK Hume, van "'''''plums vvil::sulI coy. - B'='AL,=,,- u':' 1 0=001. , 6, Have you and/or' your officers or agents, in the aggregate, contributed more than $1,000 to a Councilmember in the current or preceding election period'! Yes _ No ~ If yes, state which Councilmember(s ): Per..! m is defined as: "Any indj~'idunl, firm. co-partnership, joint 1-'entllrc, nssocinrioll, social club, fraternal or~anizar;on, corpora/ion, ('JIII/C, 1111St, receirer, syndicate, this and allY oIlier COLlllty, city (I/Jd countT)', cit)', IIllllJicipaliry, (lis/riel or OIha political s"bdil'isivll, or <IllY OIltcr group or combination actillg as a unit,. (NOTE: Attach auuitional pages as neCeSs.1ry) 'y T)ate: t:,~ j Or 9'2.. ). d2.-L: ~, Signature of contractor/applicant CLAUDIA TROISI. THE BALDWIN COMPANY Print or typc namc of contractor/applicant 1I~1..""I~nL 1 J l.\o,'JOI 1\11 '.\,DISCLOSE.TXll