HomeMy WebLinkAboutPlanning Comm Reports/1992/06/24 (4)
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EASTLAKE IT (EastLake I Expansion)
PLANNED COMMUNITY ZONE
-GENERAL DEVELOPMENT PLAN-
STRIKEOUT/REDLINE AMENDMENT DRAFT
April 24, 1992
.
City of Chu1a vista, California
This text includes revisions associategwith<twoproposea
amendments:'. 1). . EastLake GreensParcelsR".24&!\"'25
Density Transfer Amendment, '. and 2) EastLakeIActiv;ity
Center Amendme.nt;. ..'Revisilonsto general+y'icl~!:!n+upt~A:he
text are also' included. . .. .... '.' ...... '. ..... ...... . .... ....u ........ ...
General Development Plan Text
A. Purpose and scope
The EastLake II (EastLake I Expansion) Planned Community Zone
is established in accordance with Chapter 19.48 of the Chula
Vista Municipal Code and applies to the property indicated on
the General Development Plan Map. Upon adoption, this text
and the included exhibits shall be the General Development
Plan for the EastLake II Planned Community Zone.
The purpose of this General Development Plan (GDP) is to
provide for the orderly pre-planning and long-term development
of the area identified as EastLake II through the use of the
Planned Community (PC) Zone as administered by the City of
Chula vista. This project is an expansion of the EastLake I
General Development/SPA Plan area to incorporate the territory
proposed for the next development increment in the EastLake
Planned Community. Given the scale of the project, the detail
presented in this document is limited. More detailed planning
will be completed and approved at the "neighborhood" level in
sectional Planning Area (SPA) plans.
Two SPAs are designated in this plan: EastLake Greens and
EastLake Trails. Each SPA plan will provide detailed planning
information as well as specific community design, public
facility financing and development standards tailored to the
proposed uses and site characteristics of the individual
planning area. The SPA Plan for EastLake Greens is being
processed concurrently with this General Development Plan
while the EastLake Trails SPA will be submitted at a later
date. Construction within each SPA will be phased in accor-
dance with phasing plans formulated in conjunction with the
SPA planning process.
B. Background and Setting
The EastLake Planned Community site is a contiguous parcel of
land in eastern Chula Vista. The purpose of this General
Development Plan is to implement the city's General Plan and
extend the comprehensive planning concepts and high quality
development standards established in the current phases of
planning and development, EastLake I, to EastLake II (i.e.,
EastLake Greens and EastLake Trails), the next major develop-
ment phase for the overall community.
with the adoption of the original EastLake Plan in August,
1982, the General Plan for EastLake I, which includes approx-
imately forty percent of the property, was established as the
EastLake I General Development Plan and pc District Regula-
tions. At this time, the balance of the EastLake Planned
(4/24/92)
-1-
Community was identified as "Future Urban" on the City's
General Plan Map. A notation on the map referenced a special
set of land use and planning policies known as the EastLake
Policy Plan. Subsequently, EastLake I was annexed to the
City, a sectional Planning Area (SPA) Plan and tract maps were
approved, and construction commenced in the area north of
Telegraph Canyon Road. The balance of EastLake remained in
unincorporated territory, but within the official Sphere of
Influence and Planning Area of the city.
The second major increment of the EastLake Community is the
planning of the EastLake Greens and EastLake Trails neigh-
borhoods, located east of the proposed alignment of SR-125,
between Telegraph Canyon Road and Orange Avenue. Admini-
strati vely, this is to be accomplished by expanding the
EastLake I PC to include the proposed development areas. This
second phase has been commonly known as "EastLake II" although
it contained only a portion of the area originally identified
as EastLake II in 1982.
c. site Description
The project site consists of a single parcel which is partial-
ly within the City limits (annexed as a part of EastLake I)
and partially outside the municipal boundary, but within the
official Sphere of Influence and the General Plan Area of the
City of Chula vista. The parcel adjoins existing development
within the City at its northern boundary, which is formed by
Telegraph Canyon Road. Salt Creek is located at the project's
eastern boundary, while the proposed alignment for Orange
Avenue generally form the southern boundary. The site's
western boundary is essentially the proposed alignment for
SR-125.
The project site is generally comprised of gently rolling
topography with the Salt Creek corridor forming the predomi-
nate geographic feature. The rounded features of the site
reflect the years of plowing and discing associated with its
historical dry farming use. Localized views to Salt Creek and
adj acent hillsides available from hillside locations. The
range in elevation is approximately 100 feet from the creekbed
to hilltop.
Salt Creek is also the significant natural resource on the
site. It has been identified as an environmentally sensitive
area because of its biological and wildlife habitat value, and
aesthetic value. The original EastLake EIR (EIR 81-03)
included a biological survey of the area. The survey identi-
fied sensitive resources within Salt Creek and in the south-
ernmost portions of the site. No significant archaeological
or cultural resources have been identified in several surveys
(4/24/92)
-2-
of the project site. Currently, adjacent properties are also
utilized for dry farming.
D. General Development Plan
Land Use
The ~re~esea General Development Plan for the project consists
of an expansion of the area included in the EastLake I General
Development Plan and a conversion of the land use and density
categories used in that exhibit to those seiR~ used in the
General Plan Update rre~ram.
North of Telegraph Canyon Road, no changes to land use or
density are proposed. The fleW General Development Plan only
converts the currently approved development to the new land
use/density categories. South of Telegraph Canyon Road,
specific land use/density cat~<;J?.t;"i~~IIl~ll be assigned to the
EastLake I area currcntly 9P~9+P~+W~ designated "Future
Urban". Specific categorieswll1also assigned within the
expansion area. Circulation Element roadways will also be
designated within the expansion area. All designations are
consistent with the Cconario 4 Lana Dse rlaR aRa the proposcd
implementing policies of the General Plan Update rrogram.
The Circulation Element amendment proposes a change in the
alignments of Orange Avenue and Otay Lakes Road (Telegraph
Canyon Road). The addition of two major roads, EastLake
Parkway and Hunte Parkway, to the planned circulation system
of the area is also proposed. These are depicted on the
Proposed General Development Plan exhibit.
The proposed General Development Plan designates a wide range
of residential densities, residential support uses, commercial
and employment uses. Residential support uses are found
wi thin the PUblic/Quasi-Public (PQ) category. These uses
include schools , utility sites, A9j;ip$#~+tmgg$q~+pi\\nt,!;ip and
other community facilities. SeveiaTofEhet'QparCelshave
been identified as candidate church sites. The project
proposes a total of 10.8 gross acres for church site use (~
<lip ac . within EastLake I Village Center and &-.-&$;? ac.
within EastLake Greens and EastLake Trails). ThisaCreage
could provide sites for 3 to 5 churches, depending on congre-
gation size and the inclusion of day care facilities. Should
additional PQ designated acreage be not utilized for other
needed pUblic/quasi-public facilities, it could be available
for church uses.
Planned Communitv Zone
The General development Plan is a required component of the
Planned Community District permitted by the Chula vista Zoning
(4/24192 )
-3-
Code. As mentioned above, the EastLake I PC was adopted in
1982. This PC District was amended with the approval of the
EastLake I Sectional Planning Area (SPA) Plan in 1985. This
amendment will expand the district to include the entire
E.a~t:Lake Greens and EastLake Trails areas. C\irreHUy .l\;t\~~#
:t..j,m~, no land use districts, except a 14.9 acre park parCel1ri
theOS-4 district, are w~pi;i established fOJ:'the .area south of
Telegraph Canyon Road: The curreHt $i#i;!t;Wi#kEi$ General
Development Plan indicates a Future Residei1flalclassification
and 1,299 dwelling units on 320.7 acres in this area. The
revised plan will not substantively affect the development'
approved in the area north of Telegraph Canyon Road. Minor
changes to the previous General Development Plan are included
in the proposed project to make it more consistent with the
subdi vision maps subsequently approved for the area. The
statistics of the proposed General Development Plan also
reflect the conversion of industrially zoned land within the
EastLake I SPA to residential uses in conjunction with the
Pepper $alt Creek;t project, \;RiCR is cRtircly sCl"arate from
tRio propoGal. .... .
The proposed General Development Plan incorporates the
EastLake I expansion area and shows a variety of land uses and
a range of residential densities. The area has been enlarged
by 831.2 acres and a maximum of 3,570 additional residential
units are proposed (an additional 2,735 units using interim
designations) . other major uses include a High School, a
Community Park, two Elementary School sites, a Golf Course
associated with the residential development within EastLake
Greens, and an Equestrian Center associated with EastLake
Trails.
Development Requlations
with respect to development standards and use regulations, the
amended Planned Community Zoning Regulations, which are
adopted as an integral companion to each SPA Plan, provide
detailed standards that are applicable to each parcel of land.
The General Development Plan for the EastLake II (expanded
EastLake I) PC District is included in the EastLake Greens SPA
Plan. The area identified as EastLake Trails shall have a SPA
Plan including the same or similar regulations approved prior
to development.
D. Plan Summary
1. Description
The proposed project consists of two residential neigh-
borhoods: EastLake Greens and EastLake Trails. The
project includes sites for necessary public facilities
including a high school, two community parks and two
(4/24/92)
-4-
elementary school sites to be shared with the project to
the north.
Detailed development policies, standards and programs
shall be provided in subsequent SPA Plans to assure
well-planned, quality development, conservation of
important on-site resources and provision of adequate and
timely public serv,ices and facility improvements to serve
the project.
2. statistical Summarv
The following statistics are from the EastLake II
(EastLake I expansion) General Development Plan Map.
Table A
co~~f~~e:a::~:::: :n:n:ci;tfi!k;e~t::l?~::i!J9f:ea I
AC
Densitv
Max. DU
Residential Uses
Low
Low/Medium
Medium
Medium/High
High
201.7
J90.0
200.G
108.4
29.0
0-3 du/ac
3-6
6-11
11-18
18-27+
~
2,015
1,71J
1,484
~
Total Residential
9J7.7
6.8 avg.
6,418 (i,563
Non-Residential
Retail ~
Professional &
Administrative ~
Research & Limited
Manufacturing 171.J 13$;9'
Open Space 245.7 :tasks
Public/Quasi-Public10J.J ~~7;$
Parks & Recreation 2gS:4
Major Circulation 207.0
Total Non-Residentia11,092.J
Future Urban
~
PROJECT TOTALS
2,099.1
3.2 avg. 2 6, 418~i~$gdu
----------
1 These st.at.istics reflect an interim density of 4.5 dulae applied to #!J$~:@
potential high density sites as noted on the General Development PlariH4P";'
2 Excludes Future Urban acreage in calculation.
(4/24/92)
-5-
Table B
Incl u~:: t~:~! . :::;:::~:c;f:f~;g:~:fi;~R:t~lsi<=:n~
AC
Densitv
Residential Uses
Low
Low/Medium
Medium
Medium/High
High
34.4
205.0 1!}2i(j
115. 9 ~28.3
67.9
0.0
0-3 du/ac
3-6
6-11
11-18
18-27+
Total Residential
423.2
6.6 avg.
Non-Residential
Retail
Professional &
Administrative
Research & Limited
Manufacturing
Open Space
PUblic/Quasi-Public
Parks & Recreation
Major Circulation
19.6
0.0
0.0
20.0
76.3
197.0
88.4
Total Non-Residential
401. 3
Future Urban
6.0
PROJECT TOTALS
3.4 avg.2
830.5
----------
Max. DU
~~4
1,8JC $72
~ ~W~
&H *~?
.............6
2,774
2,774 du
I These statistics reflect an interim density of 4,5 dulac applied to #tif!'!'
potential high density sites as noted on the General Development Plan'nap.
2 Excludes Future Urban acreage in calculation a
(4/24/92)
-6-
Table C
EastLake Trails SPA
Residential Uses
Low
Low/Medium
Medium
Medium/High
High
Total Residential
Non-Residential
Retail
Professional &
Administrative
Research & Limited
Manufacturing
Open Space
PUblic/Quasi-Public
Parks & Recreation
Major Circulation
Total Non-Residential
Future Urban (north of
Telegraph Canyon Road)
PROJECT TOTALS
----------
.
AC
Densitv
Max. DU
54.4
107.5
21.7
13 .8
0.0
0-3 du/ac
3-6
6-11
11-18
18-27+
163
630
223
244
o
197.4
6.3 avg.
1,260
15.0
0.0
0.0
2.5
16.5
67.6
30.7
132.3
63.1
392 .8
.
3.8 avg.
1,260 du
.
Excludes Future Urban acreage in calculation.
Note: The acreages in the tables above and on the General Development
Plan Map are indicated to the nearest one-tenth acre based on planimeter
readings. Minor modifications that result from technical refinements
during the SPA planning and subdivision process shall not require an
amendment to this plan, providing the spirit and intent of the p~an are
maintained.
(4/24/92)
-7-
a. Residential Summary
Table D presents the distribution of residential
acreage and units in EastLake Greens and EastLake
Trails to the various General Plan density catego-
ries.
Table D
EastLake Greens and Eastlake Trails
Proposed Residential Densities
Residential Cateqorv
Acres
Dwelling
units
Populationl
Low (0-3 du/ac)
Low/Medium (3-6 du/ac) 312.5
Medium (6-11 du/ac) 137.6
Medium/High (11-18 du/ac)
High (18-27 du/ac)
88.8
~6o;:l
~50;Q
81.7
0.0
~
*%
~
~
?$7! 9-H~~g
1602 49-% 4$1:)$
.~.~.~.~ >M-M 3~@~
$037 ~ gq!:@
'.'.""'tt"" """""""6
TOTALS
620.6
4,034
iqi~i!i
10,649
----------
I Population estimate based on household size factors from the
Updated General Plan. This projection is to be used for reference
only and not as the sole basis for projecting service needs nor as
a limitation on permitted dwelling units.
............. ............. ........'........'......,...................,...................,....,...:..-:<.".,<.,."".,.,.,-:.,.,<.,<.,.,.,.'"'.,.,<.,<,"".~:.,.".w<~.:.:<.:<"",,,,,~.:<<<.;..:.,....:.,.,,.....,.,.,.,.,.,.,.,.,.,-:.,..,.,<.,.,...,.,.,.,=.,.,.w.~""<<__,.....:.:<<<<.,.,<.,.,.,.,.,...,.....",,=.,.,,,.,.
b. Density Transfer
In order to promote flexibility in residential
densities, the transfer of dwelling units from one
residential category to another within any SPA may
be approved as a part of the SPA plan approval
process. Notwithstanding this provision, the
clustering provisions of the General Plan Update
shall be utilized to maintain the community charac-
ter inherent in the density categories established
by this General Development Plan.
Transfers of density shall be based on evidence
that the proposed transfer would substantially
improve the spatial or functional relationships of
the involved SPA, or would materially increase the
quality of land use, circulation or conservation
pattern thereof. Transfers of density into the low
density category should not result in a reduction
in lot size requirements.
Should such a transfer be approved, applicable
statistics and the General Development Plan Map
shall be revised as an administrative matter with-
(4/24/92)
-8-
(4/24/92)
out the necessity of a formal plan amendment. The
proposed number of dwelling units within each of
the two designated SPAs is indicated below. Minor
adjustments to these statistics may be made with
approval of SPA plans without amendment to this
GDP. Densi ty may be increased on the parcels
within EastLake Greens designated for such an
increase in accordance with the provisions and
conditions of approval of the EastLake Greens SPA
Plan.
sectional Planninq Area
Maximum Dwellinq Units
EastLake Greens SPA
EastLake Trails SPA
2,774
1. 260
TOTAL
4,034
-9-
Project
Components'
( neighborhoods)
Eastlake
Business
Center
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Village
Center
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EASTLAKE II
(Eaatl..aKe I Expene6on)
~ fASTLAKE
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A PlANNED COM!/JNITY IN THE CITY OF CHUlA VISTA
s.no.;p.CA e1lll238-1It6
Exhibit A [!J ~
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Proposed
General
Development
Plan
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RESIDENTIAL oj
w.x.
LAfoI)USE ACRES [XJ/AC lHTS
CD Low 250.5 0-3 717 I
~LOW/Medit.m P
371.6 3-< 1951 r
~........ 221.0 6-11 IBOI PO
~~ 1M' 1'-18 1844 i
~Hg> 11.0 18-27+ 250
_Total 997.0 6063
NON-RESIDENTIAL
LAfoI)LI!E ACRES
Q=:J ..... *
51.9
~_. '5
c-o Ad1TtistTatiwl
~ ="'...;.,.""'" 135.9
~"","5po"" 165.'
~ "'*"C>.ui-NOo 137.9
CD PIns &RIc:nIatIon 295.4
~ Maio- cro.atlon 216.0
_Total 1029.5
~ ..... U1>on n.
PI'oJect Total 2099.1 ae 6063 d.
"" C.ndlcla'. ChurCh Sit.
Note; (ID~W_~_o!...6du1ac. "'. tor Iurw. <Mnai!y 1ner...._iKt
10~tIor1 oIr.-.IMcI Gerw.cPlan ~ !.....ceedInQ ,..gaoI......y
~ E4STtAKE
A PlANNED COMMUNITY BY E/",TlAKE DEVElOPMENT CO,
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General
Development
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RESIDENTIAL ,
MIoJ( o i
LAIC) USE '''''''$ DUlAC lHT$
CQ Low 250.5 0-, 711 i
~LOW/Medi..m P
317.6 3-<1 1951 r
~ ...... 221.0 ..." '80' PO
~- 136.9 11-18 '844 i
~Hg, 29.0 18-27+ 65.
...,..,- 1015.0 ....
NON-RESl:>ENTlAL
I..JNJ USE ACRES
o=JRetaf 58.8
~ ~::;a~ 12.8
~ Research & 133.9
~ liTied tJarUecvng
Q=:J Open Space 193.3
~ Pi.dc/0uesi-P\dc 103.3
[DP8rk.'~ 29M
~ Mlljor CtWitiOn 218.0
&tI-ToteI 1011.5
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~ Fut\n l)1)an 12.8
Pro;.c1 Total
2099. 1 ac
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~ fEASTLAKE
A PlANNED COMMUNITY BY EASTLAKE DEV.:LC,'f'MENT CO,
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The EastLake I SPA Plan would be compatible with this system through
the arrangement of land use in residential clusters within short
walking distances of internal bus routes and by providing a transit
center within the Vil}age Center for interconnection between internal
and external transit service.
The public transit system for EastLake I consists of the following
components:
1. Fixed Route City Bus Service would represent an extension of the
Chu I a Vi sta Transit Li nes to serve EastLake and provi de feeder
service to the Light Rail Transit line and express bus service on
1-805 and Route 54.
2.
San Di e~o Trans it Servi ce bus routes coul d operate a long future
Route 12 and Telegraph Canyon Road providing direct connections to
1-5 and 1-805.
3. Specialized Demand Responsive Service would be provided by Chula
Vista Transit in the form of curb-to-curb dial-a-ride service for
the elderly and handicapped.
4.
Prearranged Ride Sharing Services would be provided via car
programs administered by CalTrans and/or including van
programs for employees in the EastLake Business Center.
pool
pool
Special bus turnouts will be provided where needed at major transit
stops within the community. Bus turnouts minimize interruptions to
traffic flow and facilitate the safety of bus riders' activities.
3.11 Transit Planning Principles
The following principles should be followed in determining the location
of transit stops along planned transit routes in the community and in
designing the pedestrian system:
1. Where there are numerous major pedestri an generators, access to
stops for transit vehicles moving in both directions would be
facilitated by locating transit stops near striped intersections.
2.
Transit stops should
access as directly
pri vacy.
be located and wa 1 kways des i gned to provi de
as possible without impacting residential
3. At intersection points of two or more transit routes, stops should
be located to minimize walking distance between transfer stops.
111-8
Level-of-Service D: This level of service is approaching unstable
flow. Operating speeds will be tolerable; however they will be subject
to periods of considerable and sudden fluctuation. Due to increases in
vehicle density, driver maneuverability and safety will decrease.
Th is 1 eads to dri ver di scomfort and, the refore, the fee 1 i ng that th is
level of service is unsatisfactory. Level-of-Service 0 is generally
used as the lowest desirable service level in urban areas.
Level-of-Service E: A condition of unstable flow exists in this zone.
The upper range of this zone is the capacity of the arterial highway.
This level of service is characterized by fluctuations in the operative
speeds and flow rates. The driver has little or no independence in
speed selection or maneuverability. Because of the high vehicle den-
s ity there are sudden fl uctuat ions in speed, and dri ver comfort and
safety are low. This is an undesirable level of service for a trans-
portation facility.
Level-of-Service F:
reduced speeds that
discomfort are at a
if at all possible.
Thi s zone is characteri zed by forced fl ow with
at times drop to zero. Vehicle density and driver
maximum. This level of service should be avoided
These level-of-service descriptions
to fluctuation. Influences such
construction, trucks and traffic
boundaries.
are general in nature and subject
as weather, accidents, roadside
signals can affect these zone
3.10 Public Transit
The purpose of transit planning for a new community is to establish an
early practice of transit usage by residents to minimize reliance on
the automobile. Ultimate transit usage in EastLake I is expected to
reach 3% of a 11 tri ps.
A four-part system of pub 1 i c trans i t has been i dent ifi ed for EastLake
I:
(1) fixed route City bus service,
(2) regional bus service,
(3) special ized demand responsive service (elderly and handi-
capped), and
(4) prearranged ride sharing service
Sou rces :
Hlg
pages 312-31~
I I 1-7
3.9 Level of Service Description
level of service is a qualitative measure used to indicate a relation-
ship between an existing or projected traffic volume and an estimated
capacity for a segment of roadway. Other factors that are represented
by a level-of-service value include speed, travel time, traffic inter-
ruptions, freedom to maneuver, safety, driving comfort and convenience,
and operating costs. Six general levels of service are used in identi-
fying the conditions that will exist on an arterial highway at certain
traffic volumes and high capacities. Table 4 shows the relationship
between the level-of-service categories and demand volume over capacity
ratios (D/C ratios) for arterial highways.
TABLE 4
Level of Service by D/C Ratio
(ARTERIAL HIGHWAYS)
level of Service
D/C Ratio Range
A. (Free Flow)
B. (Ru ra 1 Des i gn)
C. (Urban Design)
O. (Maximum Urban Design)
E. (Capacity)
F. (Forced Flow)
0.00 - 0.60
0.60 - U.70
0.70 - O.CJO
U.80 - 0.90
0.90 - l.OU
l.UO+
A brief description of the conditions that would be expected in each of
the level-of-service categories is as follows:
level-of-Service A: This is a condition of free flow where the driver
has his choice of speed and travel-lane use. This is because there is
little or no interference in maneuverability or speed due to the pres-
ence of other vehicles. At this level of service, vehicle speed is at
a maximum and vehicle density (vehicles per lane-mile of roadway) is at
its lowest.
level-of-Service B: A condition of stable flow exists in this zone.
Restrictions to maneuverability and speed are still negligible and the
possibility of a major reduction in speed or flow rate is minimal.
Rural highways are designed at this level of service.
level-of-Service C: This is still a zone of stable flow. However,
most dri vers wi 11 encounter some peri ods of reductions in speed and
restrictions of freedom to maneuver. Speeds will generally range from
two-thirds to three-fourths of maximum. This is the level of service
for which most urban arterial highways are designed. The County of
Orange uses this level of service for its arterial highways design
criteria.
1[[-6
TABLE 3
Eastlake I Intersections Projected LOS
Intersection Class Final Configuration
Otay Lakes Road 4M 4 thru lanes
Doub 1 e LT lanes
and
Bonita Road 4M 4 thru lanes
Free RT lane E/B
Otay Lakes Road 4M 4 thru lanes
and
East "H" Street 6PA 6 thru lanes
Otay Lakes Road 4M 4 thru lanes
and
Telegraph Canyon Road 6PA 6 thru lanes
SR 125 4PA* 6 th ru lanes*
Double LT lanes SIB
and
San Mi guel Road 2M/2C* 4 th ru lanes *
Free RT
SR 125 4PA 4 thru lanes
Double LT lanes SIB
and
East "H" Street 6PA 6 thru lanes
Double LT
SR 125 4PA 4 thru lanes
and
Telegraph Canyon Road 6PA 6 th ru lanes
Peak Hour
Level of Service
(LOS)
A.M. P.M.
C B
B B
A A
B C
1 ane W/B
B C
lanes E/S
A A
*The "Circulation Element" of Chula Vista designates these roadways at 4PA
and 2M/2C respectively. In order to allow the intersections to operate at
an acceptable level of service, it was necessary to add the two thru lanes
(Wi lldan, 1984).
M = Major Street
PA = Prime Arterial Street
C = Collector Street
I I 1-5
3.7 Phasing of Road Improvements
Phasing of community development with provision of adequate road
capacity and access improvements wi 11 be described more fully in the
EastLake I Public Facilities and Financing Plan. A brief synopsis of
the anticipated road improvements follows:
East "H" Street wi 11 be extended from Otay Lakes Road to the east-
e r 1 y boundary of EastLake as a fou r-l ane major road. East "H"
will be widened to six lanes from 1-805 to Ridgeback Road and four
lanes from Ridgeback to Otay Lakes Road.
Telegraph Canyon Road will be widened to a six-lane prime arterial
from Oleander Crest Drive to Otay Lakes Road, four lanes from Otay
Lakes Road to SR 125, six lanes from SR 125 to EastLake Parkway
and four 1 anes from EastLake Parkway to the easterly boundary of
EastLake I.
Otay Lakes Road will be widened to four lanes from Telegraph
Canyon Road northerly to Gotham Street.
Corral Canyon Road wi 11 be extended to East "H" Street as a two-
1 ane co 11 ector.
Route 125 (unnamed street) will be constructed from SR 54 souther-
ly to the Telegraph Canyon Road as a four-lane divided major with
its ultimate disposition unknown at this time.
Internal Streets shown on the EastLake SPA Plan map will be con-
structed to the designated City standard in accordance with the
various phases of development.
3.8 Street Capacity
From the SANDAG Transportation Study for the year 1995 and 2005, cumu-
lative total estimated traffic volumes on the major streets in the
Eastern Chula Vista area was calculated to determine where street
improvements would be needed.
In addition to street capacity, the level of service of street inter-
sections is an indication of how efficiently street networks function
to move traffic. Table 3 shows that all major street intersections
within the city limits will function at an acceptable level of service.
I I 1-4
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E/iSTIfI(E 1
~
Cinti
& A.s&.xe1es
EXHIBIT
'iil'})'y.1 - ;,~ i ~
I
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
-
'00
2000
'200
4126/92 LJ{P-38
3.3 State Route 54 is a four lane divided expressway which carries between
29,800 and 17,800 Average Daily Traffic between 1-805 east to
Worthington Street (1984). CalTrans is scheduled to widen SR 54
between 1-5 and future SR 125 interchange to eight lanes in the future.
EastLake I traffic on SR 54 by 1995 will be approximately 9,OUO ADT.
3.4 1-805 is an ei ght-l ane di vi ded freeway whi ch carri es 81,000 ADT north
of SR 54 and 69,700 ADT north of Telegraph Canyon Road. EastLake I
traffic on 1-805 by 1995 will be about 3,700. The primary improvement
consideration regarding 1-805 pertains to intersection capacities at
Bonita Road, East "H" Street and Telegraph Canyon Road.
3.5 Intersections with 1-805
Bonita Road is currently a four-lane arterial. The roadway under the
1-805 bridge is limited to a four-lane road with double left-turn
median lanes for the northbound and southbound on-ramps, within a
curb-to-curb distance of 98 feet. Further improvements at this inter-
section are in process now by CalTrans.
"H" Street east of 1-805 is a two-lane road extending to Otay Lakes
Road to the east. In the future, "H" Street is planned to be a six-
lane prime arterial.
The present interchange is a partial cloverleaf limited to the south-
west and southeast quadrants, with a left-turn lane to the southbound
on-ramp and a left-turn lane from the northbound off-ramp. Further
improvements to this intersection may be needed in the future to
accommodate right-turn maneuvers to the northbound on-ramp. EastLake I
traffic at this intersection is anticipated to be low in proportion to
the total traffic movements.
Telegraph Canyon Road approaching 1-805 is a six-lane divided prime
arterial. The interchange is a diamond ramp with a cloverleaf ramp in
the southwest quadrant, which eliminates the left-turn at-grade
maneuver from the southbound off-ramp. The EastLake I traffic will
contribute approximately 11% of the total projected traffic east of
1-805.
3.6 Community Network
A hierarchy of prime arterial, major, collector and local streets wi 11
form the community street system, as shown in Figure 8. The estimated
average daily traffic (AOT) volumes are depicted in Figure 9.
111-2
Chapter Three: CIRCULATION
3.1 Introduction
The circulation component of the EastLake I SPA Plan is based on a com-
prehensive subregional traffic study completed by the San Diego Council
of Governments in conjunction with City of Chula Vista Planning and
Engineering Departments in 1984 (SANDAG Transportation Study). The
study included:
o Land use assumptions about future development for Hori zon Years
1995 and 2005.
o Trip generation analysis.
o Alternative traffic model runs using variable street network
assumptions.
o Assessments of traffic impacts.
3.2 Route 125
In order to provide traffic capacity for the complete build-out of
EastLake I, a major street within the future corridor of State Route
12~ will need to be completed within the next 6-10 years. This street
may initially be built as a two-lane divided road from the EastLake I
boundary to State Route 54 and later widened to four lanes or six
lanes.
An effort has been started to have CalTrans prepare a specific route
1 ocati on study for SR 125 from SR 54 to the Second Border Crossi ng.
Ultimately, it is anticipated that SR 125 may be constructed to freeway
standards if growth in the area warrants. Accordingly, any initial
construction of a major street within the Chula Vista planning areas
should be built to State Standards for a freeway with respect to hori-
zontal curve radii, grades and right-of-way. Initially, at grade
intersections with Telegraph Canyon Road, East "H" Street, EastLake
Parkway, Blackstone Road, San Miguel Road and Sweetwater Road will be
built and then, at some future time, grade separations will be neces-
sary when the road is built as a freeway. Intersections within
EastLake I will be designed to accommodate future grade separations.
Initial right-of-way reserve for future SR 125 within EastLake I will
be 182 feet to accommodate up to ei ght I anes for a poss i b I e future
freeway.
111-1
(04/17/92)
II-a
considered affordable for qualified households who earn between 80%
and 120% of the area wide median income.
2.5 HaBUfae~ure4 HeusiBg Preqram
The See~ieRal rlaRRiR~ lxea ~laR ahall pro~idc fer a minimum Ru~scr
of manufaotured houciR~ uRi~s equal to 4.5 percent af the tetal
R10HftSCF af ek;elliR'J 1iRi~s RaF~R af Telc'Jraph CaRysR Road. Thesc
uni t5 ahs\lle1 Be. dc.,,"ele~cEl ac eenelemifiiuJR5, :l.partmcnto I er "for
cD-Ie" late t6 pre".;iele I.H:.rmaFlcnt heme oi tco "
A tet.al af leIS: maFHlfaetureEi RouoiR~ units 1-.?ill Be pre"..;idca \lithin
the EactLa]rc I Er1... rlaB Rert.h af Tclc~ra13h canyoR Roaa. The intent
of cRce1.:lr~qiR~ RC\: aeT:elepmcnt.s t6 J?r6~:idc manufacturirHj heuoiR~ io
t6 If):re7idc altcrnat.i YC typeo af heuoiRfJ for fature rc.oi€lcntz.
UaRufacturca uBi to ma}" be meeilcfloJB.ca er merc "con'""rCRtieR:ll" t}"pco
of manufacturea housiE~.
~ Plan Implementation
(04/17/92)
11-7
...................
.......................,............
The CeleYn'cll BarMter mar]cet. st.udy eetimatcs t.hat. 19 flet. acreo af
offies Eie~,'elepmCRt. eeula se abasrbea. vit.hiR the TlillaEJe CaRter. On
~R aRRual bacis, approximataly 2Q,QQQ aqu~re feet. af fleer apace
(3Q~ ee~erage) esula be abaarsea. Office acvele~mefl~ eeuld Rot be
eUJ!!eeteel ta start until the 5th year af the project.
Tha retail peteRtial af t.he aeiEJh19arhaea. ahoppiREJ scat.er sSRtaininq
af)f3rsuimatcly 31(),000 sf!'liare feet, includinEJ a cUf3crmarJtet and
aatellit.e tenant spaee. Abaut 24 asreo of retail saulEi se aboersca
vit.hia the ~illaEJe Center. This principally RciEJRserheeEi aricRt.ca
choPl3iREJ oeRter cealEi ':iasly be. C1!l3aREieEi to a cemmuRi t.}. chapping
seRt.er \:ith t.he iflsluaioa af a jURior departmeRt. ctore or dioeaunt.
departmcRt. atorc.
2.3 Affordable Housing policy
The Chula vista Housing Element contains the following policy which
s applicable to the EastLake I project:
The City of Chula vista expects every developer to address the
problem of housing low and moderate income families and
individuals. Where proposed projects exceed fifty dwelling
units, the municipality expects the involved developers to
explore methods to devote a minimum of ten percent of the said
units to low and moderate income housing. This program calls
for the developer's exploration and investigation of Federal
and state subsidy programs, and other economically-feasible
means of reducing the cost of housing.
The city of Chula vista shall officially encourage house
builders to provide a variety of housing units, and "balanced
communities."
2.4 Affordable Housing Program
The EastLake I SPA Plan contains a requirement for 10 percent
affordable housing units.
Affordable housing units within EastLake I shall be developed in
accordance with the City's Affordable Housing Policy. The City's
policy seeks to provide dwelling units to persons of moderate
incomes through contractual agreements and various incentive
programs provided to new developments.
The range of prices of for sale affordable dwelling units is based
upon various income levels as determined by the city's Housing
Coordinator. Affordable prices for moderate income persons will be
(04/17/92)
II-6
non-high technology (12 acres/year); (2) high technology (5
acres/year); and (3) multi-tenant (45,000 sq. ft./year).
The non-high technology users could develop about 12 net acres
annually. Based on 35% coverage, and an average of 39.4 employees
per acre of industrial land, the non-high technology users could
generate 182,974 square feet of industrial floor space and 473
employees annually.
The high technology users could be expected to develop 5 net acres
annually. Based on 35% coverage, and an average of 44.4 high tech
employees per acre of industrial land, these uses could generate
76,146 square feet of floor space annually and 197 employees.
The multi-tenant users could develop about 1 acre or 45,000 sq. ft.
annually. Based on 40% coverage, these uses could generate about
14,000 sq. ft. of industrial floor space and 40 employees annually.
The EastLake Jiicti\!'i'tV\ village Center is located in the center of
EastLake I at the intersection of Telegraph Canyon Road and
iiii!i~;~ii~i:~ {~~iii~[il ::~~f.~~~t7:~~~\~1~#~!I~\\t':::~!~
Telegraphcany6nRoad, a future 6-lane prime arterial, and Eastlake
parkway, a future 4-lane major road, linking the Aqtiy~tM Village
Center to the residential neighborhoods to the west: ...............
include a
(04/17/92)
11-5
The arrangement of land uses reflects sound neighborhood planning.
The entire plan is organized into five neighborhoocls . ,.-:'-:'.,. . three
~;i~!;i~i~ii laag'C c~=~~~~a;!!~'e;~F"'!\esii~~!~'!'~Fy~g~!j!tPj;~~iimgg
EastLake Hills is all single-family detached housing with an
elementary school and a private neighborhood park serving as the
main focal point. The main access road will be East "H" street
with a loop street planned to provide internal access to the
neighborhood. The overall number of dwelling units is 454 and the
total acreage, excluding major circulation, is 250.7 acres (1.81
du/gross acre) including 93.6 acres of open space (37%). This
neighborhood will contain approximately 12% of the 3,683 units
planned for EastLake I.
EastLake Shores is the second major neighborhood. This neighbor-
hood will gain access from East"H" Street. Access internally is
provided by a loop street running from East "H" Street around a 15-
acre lake to the Village Center to the east. This neighborhood is
planned to provide a variety of housing types including patio
homes, zero lot line homes, ~iia attached condominiums ana man~fae
t~l'ea Re~sin~. In individuaYheighborhoods will have three mini-
parks and trails connecting to the lake and neighborhood park.
Forty (40) per cent of the total project units will be built in
this neighborhood. The total dwelling units in EastLake Shores is
1,525 and the total acreage, excluding circulation, is 213.5 acres
(7.1 du/gross acre) including 76.2 acres devoted to open space,
private parks and lake (35.7%).
EastLake Greens, the third major residential neighborhood, is
located south of Telegraph Canyon Road.
currently being studied for development as a
and will not be a part of EastLake I SPA.
targeted for this neighborhood are 1,299
du/gross acre).
This neighborhood is
golf course community
The remaining units
on 383.6 acres (3.5
EastLake Business Center is located along the eastern boundary of
the project, adjacent to the Village Center and future Route 125.
A total of eleven parcels totaling 157.3 acres are planned to
accommodate high technology, non-high technology, and multi-tenant
industrial uses. A 9.1 acre private park is located at the center
of the high technology area to provide an amenity for future
employees.
There are 74.2 acres of open space included within the Employment
Park in addition to the 9.1 acre private park. The total acreage
within the Employment Park, excluding circulation, is 240.6 or
19.0% of the total project area.
According to a market study prepared by Coldwell Banker in
1983, EastLake I could absorb about 18 acres of industrial
each year. Three categories of industrial use were examined:
July
land
(1)
(04/17/92)
11-4
Table 2
statistical summary of Land Use
Land Use
Residential
EastLake Hills
EastLake Shores
EastLake Village Center
EastLake Greens
Number of Acres
144.7
137.3
~ ppp
320.7
Subtotal
G20.7
Non-Residential
Employment Park
(EastLake Business Center)
Office/conunercial/~!%@;%giii~
(EastLake '.Tilla~c~Et%#MffiRM Center)
157.3
~
Recreational
47.8
Educational
.
10.0
Open Space
2G9.2
circulation
128.7
Subtotal
647 .2
TOTAL PROJECT ACREAGE
1267.9
(04/17/92)
11-3
NEIGHBORHOODS
!
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.
Reter to So.WementaJ SPA ~an for area south II
ofTelagraphCanyonRoad.lnfonnationshown ~
in this area is cooceptuaI only ..___."
....-......
LEGEND
1 EASTLAKE HillS
2 EASTLAKE SHORES
3 EASTLAKE BUSINESS CENTER
4 EASTLAKE VilLAGE CENTER
.""..
~.
.p"..
~.
.'
! 5 EASTLAKE GREENS
.. E/iSTIIi<E 1
[I] Cinti I EXHIBIT
~.'_~'..'-;,.;ri.~. I
I 7
-
.00 >000
'200 L
1215/84
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
11-2
Chapter Two: SPA PLAN
2.1 Community Structure
It must be remembered that the EastLake I is part of a larger
ownership consisting of 3,073 acres. The first element of this
project (1,268 acres) consists of approximately 40% of the total
acreage. The potential future community structure has influenced
the design and planning of EastLake I. An overview of the basic
concept of the EastLake Community is important to keep in mind
throughout the planning process.
EastLake I is intended to be a large-scale multi-use planned
development having a unique identity and an integral relationship
to the City of Chula vista. The community is planned to provide a
significant number of employment opportunities to encourage people
to live and work within the community. In order to achieve this
goal, the plan provides an employment park, a broad range of
housing types for people of all ages and incomes, a substantial
amount of open space and recreational facilities, transportation
system, and a variety of civic and public facilities.
Community level open space with employment, commercial and
institutional uses are integrated to form an "activity spine"
within the plan. The function of the activity spine is to group
community level facilities and services along a major transporta-
tion corridor in close proximity to residential neighborhoods.
EastLake Parkway is the spine traversing the entire EastLake I
planning area. Along this spine are a combination o~ public and
private facilities including the employment par, village shopping
center, churches, ci ty park, high school, ci vic uses and other
facili ties. The acti vi ty spine incorporates substantial open space
and visual amenity areas to provide a pleasant visual environment
for residents, workers and visitors within the community.
2.2 Neighborhoods
The land plan for EastLake I represents integrated land planning
and transportation concepts. The major transportation corridor
(Route 125) serves as the key access corridor for the entire
project,AII high activity uses -- i.e., commercial, office,
!i~~!:[~!:~J~~f~~t::i~::~Pl;\\i;I,{,~r~\!9~iii~,i~,iiii,iii~iii
(RouEE,.....I25 and Telegraph Canyon Road) of the community with
linkages to the residential neighborhoods to the west and the
i!iili~116~flII111~iiiilililittl~lllll~illlil(ili;~llriill~1
(04/17/92)
II-1
EASTLAKE I SECTIONAL PLANNING AREA
SPA PLAN
Proposed text modifications for
Eastlake I Activity Center SPA Amendment:
stri](<:61:lt = text to be deleted
i\~qi!i;tRii! = text to be added
REVISED DRAFT
April 17, 1992
Prepared for:
EastLake Development Co.
900 Lane Avenue, #100
Chula Vista, CA 91914
Prepared by:
cinti & Associates
1133 Columbia street, #201
San Diego, CA 92101
(619) 239-1815
ADMINISTRATIVE
NOTE:
From time to time the EastLake I SPA Plan (as
adopted by Res. on Februrary 19, 1985).
The table below sets forth the record of these
amendments. The essential text and exhibit(s)
have been revised with each amendment, but not
the entire plan text. This may create situa-
tions where minor internal inconsistencies
occur. In order to avoid confusion as to
which provisions apply, the following rule
shall govern: the provisions of the most
recent amendment or the provisions which most
directly address the issue in question shall
prevail. Any further ambiguity shall be
resolved as provided in section I of the
EastLake I PC District Regulations.
Amendment Record
Amendment Reference Date Issue
1 Res. 13066 Parcel R-ll to 162 lots
2 Res. 13307 10/27/87 Parcel R-10 to 60 lots
3 Res. 15298 09/12/89 Salt Creek I Amendment
4 Res. Kaiser/Activity Center
(04/17/92)
T ABLE OF CONTENTS
PART ONE: EASTLAKE I SPA PLAN
CHAPTER ONE: I NTRODUCTI ON
Page
1.1 Location of Planning Area.............................. I-I
1.2 Chula Vista Planning Area Description.................. I-I
1.3 Population and Housing Growth, Chula Vista............. 1-4
1.4 Scope and Purpose of Plan.............................. 1-4
1.5 Planning Process....................................... 1-5
1.6 Legal Significance..................................... 1-7
1.7 Interpreting the SPA Plan.............................. 1-7
1.8 Public Facilities and Financing Plan and Development
Agreement............................................ 1-7
1.9 Environmental Impact Report............................ 1-8
1.10 Implementation of the SPA Plan......................... 1-9
CHAPTER TWO: SPA PLAN
2.1
2.2
2.3
2.4
2.5
2.6
Commun i ty Structure....................................
Nei ghborhoods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Affordable Housing Pol icy..............................
Affordable Housing Program.............................
Manufactured Housing Pro~ram...........................
Pl an Imp 1 ementat ion. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
CHAPTER THREE: CIRCULATION
3.1
3.2
3.3
3.4
3.5
3.6
3.7
3.8
3.9
3.1U
3.11
3.12
Introduct ion....... ....................................
Route 125... ... ....... ...... ......... .......... ........
State Route 54.........................................
I-~05................................................. .
Intersections with 1-805...............................
Commun i ty Network......................................
Phasing of Road Improvements...........................
St reet Capac i ty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Level of Service Description...........................
Pub 1 i c Trans it. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..
Transit Planning Principles............................
6i cyc 1 e Ci rcu 1 at ion. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. .
CHAPTER FOUR: PARKS, RECREATION AND OPEN SPACE
4.1
4.2
4.3
4.4
4.5
4.6
4.7
Open Space.............................................
Trai 1 s.................................................
Community Lake.................. ............. ....... ...
Community Park............ .... ....... ............ ......
Neighborhood Parks.....................................
Park Standards....... ..................................
Park and Open Space Implementation.....................
II -1
II-I
II-5
II-6
11-0
11-7
111-1
I II-I
II 1-2
II 1-2
111-2
II 1-2
I II-4
111-4
I 11-6
I I 1-7
111-8
III-11
IV-l
IV-l
IV-3
IV-3
IV-5
IV-5
IV-9
Chapter One: INTRODUCTION
The EastLake I Sectional Planning Area (SPA) Plan and accompanying Environ-
mental Impact Report, Public Facilities and Financing Plan, and Uevelopment
Agreement are requi red for the orderly development of the subject property.
The area encompassed by the Plan is designated EastLake I on the City of
Chula Vista General Plan and is classified as a planned community zone.
Under this designation and zoning, the area is planned for development by the
year 1991, subject to the provisions of this Plan and subsequent implementa-
tion actions by the City of Chula Vista and other affected public agencies.
1. 1 Location of Planning Area
EastLake I is located in the eastern portion of the Chula Vista city
limits. It lies on the north and south sides of Telegraph Canyon Road
approximately 7.5 miles east of the Chula Vista Civic Center. Figure 1
illustrates the regional location of EastLake I.
Nearby existing communities include College Area Estates and the Otay
Lakes Lodge Mobilehome Park. The Bonita Long Canyon project is located
to the northwest and the remaining land to the north and south is owned
by United Enterprises.
,
1.2 Chula Vista Planning Area Description
The Chula Vista Planning Area is bounded by San Diego Bay on the west,
State Route 54 on the north, Otay Reservoir on the east, and Utay River
Valley on the south. Virtually allot Chula Vista's planning area
boundary is fixed by water bodies. The only significant topographic
relief within the planning area is ~an Miguel Mountain and Mother
Miguel Mountain to the northeast, which separates Chula Vista from
Spring Valley.
The Chula Vista planning area encompasses approximately 6U square
miles, of which about 31 square miles is developed. The eastern plan-
ning area is comprised of about 29 square miles held in three large
ownersh i p:
EastLake
Uni on Oil
Otay Ranch
3,073 acres
3,304 acres
12,00U acres
4.tJ sq. miles
5.16 sq. miles
18.70 sq. miles
I-I
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EAST LAKE 1
PROJECT SITE
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2000
,
LEGEND
EASTLAKE 1 SECTIONAL PLANNING AREA
'FUTURE URBAN' (SPA)
AGRICULTURE AND RESERVE
MEDIUM DENSITY RESIDENTIAL
LOW DENSITY RESIDENTIAL
PORTION OF EL RANCHO DEL REY
PUBLIC SPECIFIC PLAN
o
FEET
.. E/iSTI!i{E 1
m Cin!i
...........,j
EXHIBIT
-
2
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
10/15/84
-
LK~-Ol
1-3
1.5 Planning Process
The ori gi na 1 plan for - the Jana 1 Ranch was submi tted to the City of
Chula Vista on October 30, 1980, as a General Plan amendment. The
property encompassed by the EastLake proposal contained 3,073 acres.
The proposa 1 cons i sted of a Genera 1 Pl an Amendment and an app 1 i cat ion
for prezoning to a Planned Community zoning designation.
The property was entire ly located wi thi n the uni ncorporated area, but
considered to be within the unofficial "Sphere-of-Influence of the City
of Chula Vista."
The original proposal called for a maximum of 11,800 residential units
covering seven residential density types, including traditional single-
family detached dwellings on lots ranging from 6,000 square feet to one
acre; zero and double-zero lot line patio homes, duplexes, triplexes,
mobile home park, and condominiums, garden apartments and other
attached residential cluster development. The plan also provided for
209 acres of employment park, 31 acres of offices, 29 acres of commer-
cial and associated open space, recreational and public facilities.
The property was intended to be developed in three sequential phases
over a 20-year period, with an ultimate population of approximately
30,445 persons (2.58 persons per dwelling unit).
On May 19, 1982, the Chula Vista Planning Commission held a public
hearing on the original plan and voted 4-2 to recommend disapproval of
the General Plan Amendment.
On June 29, 1982, a reduced plan on 1,267.9 acres containing a maximum
of 3,683 dwelling units was submitted to the City for annexation. The
original design of the plan was maintained with some modification in
the arrangement of land uses and the location of the high school and
community park. The scaled down annexation included a 145-acre employ-
ment park, 34 acres of office and commercial. 290 acres of open space
and 166 acres of public facilities.
On July 15, 1984, the Chula Vista City Council approved the requested
General Plan Amendment, and adopted Planned Community Zoning for
EastLake I (1267.9 acres). The remainder of the 3000 acre parcel was
designated "Future Urban" and an EastLake Policy Plan was adopted by
the City Council to establish future planning and development guide-
1 i nes.
1-5
1.6 Legal Significance
Adoption of the EastLake I SPA Plan and zoning regulations by the City
Council will establish the official development policy of the City of
Chula Vista for EastLake I. All future discretionary permits will need
to be consistent with the EastLake I SPA Plan to be approved.
1.7 Interpreting the SPA Plan
The SPA Plan provides guidance for future development at the subdivi-
sion and improvement plan level and is the basic reference for deter-
mining permitted land use, densities, total units, and required public
faci 1 iti es.
The SPA Plan is not a guarantee that a certain dwelling unit yield will
be achieved at the subdivision level. The maximum yield as specified
for individual parcels shall not be exceeded, however, actual dwelling
unit yields for projects will be determined by the City Council based
on field conditions, site plan and architectural review, and a number
of external factors that influence the design and density of individual
projects.
Even though the SPA Plan contains specific guidance for development, it
is not intended to be used in a manner which predetermines the develop-
ment solution for each and every parcel. It is intended to be used as
a basic guide in reflecting the City's intent for determining the
intensity, design, and desired character of use for the property.
Since the SPA Plan implements the Chula Vista General Plan, it is not
necessary to refer to both the General Plan and the SPA Plan to deter-
mine what policies and standards are applicable to a parcel of land.
The SPA Plan will provide the guidance to enable the City to make
decisions on individual projects.
With respect to detailed standards, the Planned Community Zoning Regu-
1 at ion s. whi ch are adopted as an integra 1 compani on to the SPA Pl an,
provide detailed development and use standards that are applicable to
each parcel of 1 and.
1.8 Public Facilities and Financing Plan
and Development Agreement
Two important companions to the SPA Plan are the Public Facilities and
Financing Plan and Development Agreement. The Public Facilities and
Fionancing Plan provides the description of infrastructure needs such
1-7
1.10 Implementation of the SPA Plan
In terms of tentative subdivision map and site plan application
processing, the EastLake I SPA Plan provides a way to substantially
reduce processing time. In essence, many issues and problems have been
resolved by the SPA Plan prior to development proposals being filed
with the City. The project review time will be shortened because proj-
ects that conform to the SPA Plan and require no additional environ-
mental information will be easier to review and process.
There are several major components involving local public agencies that
will implement the SPA Plan. The Public Facilities and Financing Plan
contains a Phasing Plan to guide local officials in establishing pro-
grams and projects to implement the SPA Plan.
The subdivision arrangement indicated on the SPA Plan exhibits is con-
ceptual. Modifications may occur as a part of the tentative tract map
process. Adjustments to the SPA Plan Exhibits and text, to reflect
modifications based on an approved tentative tract map may be accom-
plished as an administrative manner.
1-9
EASTLAKE HILLS
SPA PLAN
EASTLAKE HILLS &
~-SHORES
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05-4
EASTLAKE SHORES
RESIDENTIAL NON - RESIDENTIAL
~-- _O~_____ -..C --, ._..~
PARCEL ATTACHED (A) , DENSITY ACRES iJ~~~!PER~a'ED PARCEL LAND USE ACRES
NO OETACHED (D) , RANGE NO
I
R-, D , 0-, 35.9 'oD " I 0$-1 OPEN SPACE 28.7
R-' D 0-, 18.2 U " 0$-2 OPEN SPACE 544
R-, D 0-, 15.4 '-' " OS~3 OPEN SPACE 10.5
~. D 0-, 39.9 '0' "D 0$-4 OPEN SPACE 21.2
R-' D 0-, 17.0 '0' " 0$-5 OPEN SPACE "
R-, D 0-, 18_3 " " 0$-6 OPEN SPACE 10.3
Subtotal EASTLAKE HILLS I 144.] " ". 05-' I OPEN sPACE 16.2
R" D , " 26.6 '00 '" TOTAL 148.4
R-7b Affi 5-15 10.4 10.0 '" ,.., "'~ ,..
R-" "D 5-15 14.3 10.0 '" ,-, PARK "
R-'" D 5-15 " " " ,.., PARK 17.5
R-9 A 5-15 11,4 10.0 '" TOTAL
r------j 23.8
~ ~::10j A 5--15 10.1 1M 101
R-11 A 5-15 20.1 10.0 '"' JH __L-.- SCH~ 1~
R=12-' A 15-25 24.3 17.5 '"
- R-13 , A 15-25 10.3 24.3 200
300-!Q!aI WiTlAKE SHORES 137.3 11.1 1525 /\ MNOR PARK to.Sac. each
I "IT"- EASTl.AJ<EHllLS&5HCJRES 282.0 7.0AVG. 1979 \~'(acreageincludedinr~sideoti!llparCai)
KEY MAP
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EXHIBIT
-
'00
-
10001
5
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
1-11
I
~1215184iLKP-01
.,!-;--f
.."u:"
EMPLOYMENT
~c
PARC8.. L..A/IV USE ' ACRES
'-0.
I &-1 ! EM'lOvt.ENT 32.1'
e-, I EM'I..Ovt.ENT 16.8 I
: &-3 EM'LO~ 8.0
I E-. EM'LOYt.ENT 17.8 i
! E-!i EM'LOYt.ENT 14.0 I
E-6 EM'LOvt.ENT 8.2
&-7 ! EM'LOYMENT 12.5,
e-a EM'LOvt.ENT 4.6!
E-9 Et.fILOvt.ENT 14.8
TOTAl
VILLAGE CENTER
;--vc:':;-'vt.l..AGE <::ENTER 1 59.6
I VG-2 :\IL1.AGE~i 12.0
I TOTAL I 71.8
VILLAGE CNTR. BRfAKDONN
~n.:..sidG..diII (R-14&-~15) ~---
Offtot/Ccmnercill
i o.s.JPI.t!.Fac.(06-16)
, TOTAL
25.5
,..,
12.1
OPEN SPACE/PARKS
71.8
oS=;- ~Sr>ia-
OS-10 a>9I::PACE
08- I 1 'OPEN SPACE
08--12 OPEN SPACE
08-13 OPeN SPACE
08-14 OPEN SPACE
OS-15 : OPEN SPACE
OS-16 OPEN SPACE
08-17 OPEN SPACE
OS--I8 OPEN SPACE
08-19 OPEN SPACE
TOTAL
P-4 PARI<
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,
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12.1
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39.2
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Existing
~\ p~~~
EASTLAKE VILLPGE CENTER &
EASTLAKE BUSINESS CENTER
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1'<>1171"" oF .sUTION 2.
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LEGEND
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POIITION ~F ~aTII)N.U
TITS HI'" S8/11
"'~ "'""'---...._"'~
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_ h",,_ f~'''''J
RESIDENTIAL
-PAACaT~TTACtEDW T DEN5ITv~ACRE; TAR<E PEFMTTED
~ACtED(01 RANGE IBISITY DU
R-14 A 15-25 220 200 441
R-15 A 25-35 3.5 I 35.0 120
R-18 D o--s 43.6 3.9 169
R-17 A '>-15 20.0 11.8 237
R-1a A 15-25 8.5 18.9 144
TOTAl IEASTLAKEVlllAGE~ 97.811c 1111 du
! & BUSINESS CENTER i
~~ LAND USE;ACRES I
NO. I
;. I
F-2 FUTURE 3_5
URBAN
..
...
~
KEY MAP
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I 1/8/90ILKP-01
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
4. Transit vehicle conflicts with automobile traffic can be mitigated
by locating bus turnouts at the far side of intersections in order
to permit right-turning vehicles to continue movement.
5. Transit stops should be provided with adequate walkway 1 ighting
with designed shelters.
6. Walkway ramps should be provided at transit stops to insure acces-
sibility by the handicapped.
3.12 Bicycle Circulation
A number of bikeways are planned for internal circulation within
EastLake. The i nterna 1 bi cyc 1 e system wi 11 connect into exi st i ng and
planned bikeways on Telegraph Canyo.n Road, East "H" Street and Dtay
Lakes Road, and Bonita Road. The primary bikeway system is shown in
Figure 11, and described further below:
o Class I Bikeway (Bike Path):
The bike path is a completely separated path apart from the exist-
ing street system designed to accommodate one-way or two-way traf-
fic. A bike path is planned along EastLake Parkway and through the
EastLake Shores neighborhood (8 foot width).
o Class II Bikeway (Bike Lane):
A bike lane is an on-street facility designated by a 6-inch solid
white stripe to the right hand side of the road. Bike lanes are
designed for one-way travel in the direction of traffic flow and
are typically established on both sides of the street except
through intersections. Bike lanes are planned for all major and
collector streets within EastLake except for those containing a
Class I Bikeway, Route 125.
All bikeways for EastLake should be designed and constructed in accord-
ance with CALTRANS "Planning and Design Criteria for Bikeways in
California" to comply with State standards.
III-ll
Chapter Four: PARKS, RECREATION, AND OPEN SPACE
The EastLake I SPA Plan provides a well-balanced and integrated pleasing
system of parks and open spaces. All of the nei ghborhood parks wi 11 be pri-
vately owned and maintained by a Master Homeowners Association. One communi-
ty park planned to be located adjacent to the new hi gh schoo I wi 11 be dedi-
cated, improved and donated to the City. A total of 331.9 acres or 26 per-
cent of the total acreage is devoted to parks and open space.
4.1 Open Space
While generally accepted standards are set forth governing the provi-
sion of acreage and functioning of population-based parks, open space
is more difficult to quantify. Usually the need, amount and location
of open space is determined by the natural environmental conditions of
the land and facility related conditions such as retention basins,
future road right-of-way and buffer space between unrelated land uses.
Steep slopes and sloping lands with unstable geologic conditions are
natural candidates for open space, as well as noise buffer areas along
future Route 125.
With respect to the Eastlake I Plan, each of the neighborhoods is sur-
rounded by a band of open space to provide neighborhood identity and a
measure of relief from the built environment.
Open space 1 ands i ndi cated on the EastLake I SPA Pl an map to be pre-
served will be preserved through the dedication of open space easements
to the City. Oses will be strictly controlled through zoning regula-
t ions.
4.2 Trails
Thi s EastLake I SPA Trai Is element consists of pedestrian walkways
which primarily traverse the arterial road system. The pedestrian
trails system includes approximately nine miles of standard 5.5 foot-
wide monolithic sidewalk, approximately two miles of 5 foot-wide
meandering detached sidewalk, and approximately one mile of 5 foot-wide
meandering pathways within private park land. Most private park pedes-
trian pathway will be publicly owned.
The trails system provides the opportunity to link residential areas
with major activity centers such as parks, schools, shopping areas, and
work places through a network of pleasant and safe off-street pathways.
IV-1
4.3 Community Lake
A pri vate lake of approximately 15 acres is planned as a major focal
point of the community. This is perhaps the most significant feature
of the project because it will provide a symbolic aesthetic and amenity
feature that will identify EastLake I as a unique and identifiable com-
munity.
The mai n lake wi 11 be supplemented with other water features such as
the small lake proposed in the Village Center.
The main lake will be designed to meet the standards of the Regional
Water Quality Control Board, Health Department, Department of Fish and
Game and the Department of Agriculture with respect to aquatic plant
and algae control.
If reclaimed water is used for the lake, the lake construction must
meet the wastewater reclamation criteria described in Title 22, Divi-
sion 4, Chapter 3 of the California Administration Code.
A management plan will be prepared for the Regional Water Quality
Control Board approval to describe the measures that wi 11 be used to
prevent nuisance conditions (algae, blooms, odors, insects, etc.) in
the lake. Maintenance plans and manuals will be used by the Homeowners
Association for ongoing maintenance.
4.4 Community Park
A 14.9 acre community park will be dedicated to the City in conjunction
with a supplemental SPA plan to provide regional park and recreational
services for eastern Chula Vista residents. A conceptual design of the
combination EastLake High School/EastLake Community Park has been com-
pleted. The community park has been located adjacent to the high
school within the EastLake Greens neighborhood to provide the oppor-
tunity for joint maintenance by the City and the Sweetwater Union High
School District due to combined use of park and high school facilities.
The community park is intended to provide facilities to accommodate
organized group field sports, picnicking and other active recreational
activities. The location of the park adjacent to the high school will
permit joint off-street parking as well as field areas for high school
physical educational programs. The park will be fully improved and
dedicated to the City at a future date.
IV-3
4.5 Neighborhood Parks
Three neighborhood parks are planned for EastLake I.
A combination neighborhood park/elementary school is located within the
EastLake Hills neighborhood. This park is 2.4 acres in size and the
elementary school site is 10.0 acres.
The second neighborhood park is located adjacent to the community lake
within the EastLake Shores neighborhood. The site is 3.9 acres in
size.
The third neighborhood park is located within the EastLake Business
Center and is 9.1 acres in size.
Each of the three neighborhood parks are planned to remain as private
parks, to be owned and maintained by the Homeowners Association. The
majority of each park will be open to the public, however, certain
facilities will be secured and available only to residents.
Recreational facilities within each park will be selected to meet the
needs of the anticipated residential population and/or the employees of
the employment park. Facilities within the joint elementary school/
neighborhood park have been coordinated to avoid unnecessary duplica-
tion.
All three parks are located off of major streets, but adjacent to local
collector roads within the community. Each site is accessible via
street access and either a bikeway or pedestrian trail.
In addition to the three neighborhood parks, three mini-parks of
approximately one-half acre each are located within the EastLake Shores
neighborhood to provide recreational opportunities in close proximity
to individual neighborhoods.
4.6 Park Standards
Required park land dedication is based upon Section 17.10.040 of the
Chula Vista Municipal Code as shown on Table 5.
IV-5
TABLE 5
Park Land Dedication Standards
DWELLI NG UNIT
TYPE
PARK DEDICATION
PER UNIT
DWELLING UNITS
PER PARK ACRE
Si ngle-family
Condominiums
Duplexes
Mu It i P 1 e-family
Mobile Homes
322 sf/du
272 sf/du
218 sf/du
174sf/du
157 sf/du
135 du/ac
160 du/ac
200 du/ac
25U du/ac
278 du/ac
Based upon the park land dedi cati on standards, the fo 11 owi ng requi rements
will apply to EastLake I:
Numbe r
of D.U.'s
Type of D.U.
Land Dev.
Required/D.U.
322 sf/du
272 sf/du
174 sf/du
Tota 1 Park
Acres
640
1,339
405
Single family
Condominiums
Multi p 1 e-F ami ly
4.7 ac.
8.3 ac.
1.6 ac.
2,384 O. U. 's
14.6
The total acres of park land proposed for EastLake I:
Parcel Park Type Acres Percent C red i t Acres
P-l Neighborhood 2.4 ac. 50% 1.20 ac.
P-2 Nei9hborhood 3.9 ac. 50% 1.95 ac.
P-3 Neighborhood 17.5ac. 50% 8.75 ac.
P-4 Neighborhood 9.1 ac. 25% 2.28 ac.
MP Mini-Parks 1. 5 ac. 50% .75 ac.
TOTAL ACRES 49.8 ac. TOTAL CREDIT 14.93 ac.
EastLake I park land credit surplus (deficit):
Park 1 and credit
Park land requirement
14.93 ac.
14.60 ac.
SURPLUS
+ .33 ac.
IV-7
4.7 Park and Open Space Implementation
All of the open space, private park and public parks will be controlled
through open space easements and/or dedication to the City. Mainten-
ance of the public park in the supplemental SPA will be provided by the
City. Maintenance of private parks and open space areas will be pro-
vi ded by EastLake property owners in EastLake 1. Open Space and/or
Landscape Mai ntenance Di stricts may be estab 1 i shed to ensure proper
management and operation of common facilities.
Private open space areas and slopes within "common interest" residen-
tial projects will be designated common areas and maintained by home-
owners associations. For detailed residential projects, open space
slopes will be a single lot or lots, with open space easements protec-
ting the slopes from development.
TABLE 6
Private Park Improvements
(TYP I CAL)
Parce 1
Size
Planning Improvements
P-I
2.4 ac.
Swimming Pool
Jacuzzi
Restroom/Storage
Children's Play Apparatus
Picnic Area/Facilities
P-2
&
P-3
3.9 ac.
17.5 ac.
P-4
9.1 ac.
Swi mmi ng Poo 1
Restroom/Storage
15 ac. Recreation Lake
Boat Launching Facility
Small Beach with Picnic Facilities/
Volleyball
Multi-Use Building (I,500! S.F.)
Softball/Soccer Fields
Basketball/Volleyball Area
Restroom
Parcourse
Picnic Facilities
liMPs II
(Mi ni -Parks)
1. 5 ac.
(3 @ .5+ ac.)
Swimmi ng Pool
Chi 1 dren' s Pl ay Apparatus
Turfed Area
IV-9
Chapter Five: PUBLIC FACILITIES
5.1 Introduction
The plan for public facilities is a distinguishing feature of the
EastLake I SPA Plan. This portion of the plan outlines the necessary
public facilities to enable the community to function properly. The
companion Public Facilities and Financing Plan for Eastlake I describes
the "backbone" facilities in more detail and assigns the responsibility
for financing all required facilities.
Faci 1 ity needs and locational requi rements have been identi fied and
capacities have been determined based upon projected land uses and
their distribution.
5.2 Roads
A comprehensive plan of streets and highways to provide vehicular
access into and within EastLake is described in Chapter Three.
The most significant highway improvements include the following:
o Extending East "H" Street as a major street to EastLake.
o Widening Telegraph Canyon Koad to a prime arterial.
o Constructing future Route 125 as a prime arterial.
5.3 Water Supply
EastLake is located within the boundaries of the Otay Municipal
District, which is responsible for providing local water service.
is a member of the County Water Authority and the Metropolitan
District of Southern California.
Water
Otay
Water
The ultimate average annual domestic water demand for EastLake I is
estimated to be 2.47 mgd.
V-1
TABLE 7
Domestic Water Demand
Residential
Employment Park
Village Center (net)
Parks (net-l andscaped)
School
9.814 persons
157.3 ac.
34.2 ac.
6.0 ac.
10.0 ac.
180 g/c/d
3500 g/A/d
2700 g/A/d
3 feet/year
2.5 feet/year
DEMAND (mgd)
1.80
0.54
0.09
0.02
0.02
LAND OSE
UNITS
DEMAND FACTOR
2.47
The EastLake domestic water system will be designed based upon main-
taining static pressures between 60 and 160 psi. In addition, minimum
pressures of 40 psi during peak hour flow and 20 psi during fi re flow
conditions.
TABLE 8
Fire Flows
LAND USE
FIRE FLOW
( ~ p.m.)
Residential:
Low Dens ity
Hi gh Dens i ty
Village Center
Business Center
1500
3500
5000
5000
The basic objective in planning water facilities for EastLake I is to
maximize the flexibility and efficient use of existing and planned
improvements with respect to project needs and costs.
Major water supply facilities for EastLake I include all distribution
mains of 12 inches or larger, and all transmission mains, booster pump-
ing stations and water storage facilities. A detailed analysis of the
total water supply requirements and planned improvements is contained
in the EastLake I Water System Subarea Master Pl an prepared by Lowry
and Associates, January 1984.
V-2
WATER PLAN
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Note;off-sitewaterIi1e9~iedbyothers
.. E/iSTIIi<E 1
[I] Cinti EXHIBIT
S~:e'c,
15
-
000 20001
"00
12/5f841
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
V-3
5.4 Sewage Facilities
EastLake I is divided into five separate drainage basins. These drain-
age basins are (1) Proctor Valley, (2) Long Canyon, (3) Telegraph
Canyon, (4) Poggi Canyon, and (5) Salt Creek. Telegraph Canyon basin
is the largest basin within EastLake I. The majority of Eastlake I
will be served by extending an existing 15-inch trunk sewer line
located approximately 3500 feet west of EastLake I in Telegraph Canyon
Road.
Because sewage flows will be generated in five separate drainage
basins, areas not tributary to Telegraph Canyon will be temporarily
pumped into the Telegraph Canyon basin and served by the existing trunk
sewer.
The generation rates listed in Table 9 have been used to estimate sew-
age flows.
TABLE 9
Wastewater Generation Rates
LAND USE
RATE
Res i dent i a 1 :
Business Center
Village Center
80 gallons/capita/day
3000 gallons/acre/day
25UU gallons/acre/day
The ultimate average annual wastewater flow for EastLake I 1S estimated
to be 1. 38 mgd.
TABLE 10
Eastlake I Average Annual Sewage Flow
Residential
Business Center
Village Center
9,814 persons
157.3 acres
34.2 acres
80 gal/capita/day
3000 gal/acre/day
2500 gal/acre/day
FLOW (mgd)
.785
.46
.86
LAND OSE
ONITS
DEMAND GENERATOR
.917
The planned sewer system for EastLake I is shown on Figure 15. There
is one interim pump station that will serve the area that sewers down
East "H" Street to Long Canyon. When Sonita Long Canyon is bui It, this
area will be connected to permanent facility in Long Canyon.
V-4
SEWER PLAN
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~ E/iSTIIi<E 1
Cinti
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EXHIBIT
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"'00'
16
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
V-5
,200'
12/5/84'
A portion of EastLake I will sewer to the Bonita Meadows connection in
Proctor Va 11 ey or a lternat i ve ly, if Bon i ta Meadows is not buil t, then
an interim pump station and force main could be constructe~ to sewer
back to the Long Canyon drainage area.
5.5 Metro Capacity
The City currently has capacity rights in the San Diego Metropolitan
Sewerage System totaling 18.2 MGD. The City Council has authorized the
sale of capacity in excess of 17.1 MGD (1981). Current sewerage flows
are about 9 MGD and projected growth through the year 2002 would gener-
ate an additional 7.0 MGD for a total of 16.u MGD. The City is cur-
rently reviewing requests from other public agencies to purchase excess
capacity rights in the metropolitan system.
5.6 Stormwater Drainage
The major drainage facilities which will serve EastLake I are designed
to handle peak discharges for 50-year frequency floods.
Hydrology studies for the five drainage basins have been completed and
planned improvements will offset the increased projected runoffs after
development.
A retention basin and culvert under Corral Canyon Road will decrease
peak runoff in Long Canyon by approximately 40 percent, which will sub-
stantially improve the existing downstream flooding problem.
Runoff into Poggi Canyon and Salt Creek will be increased less than 1
percent; and peak runoff into Proctor Va 11 ey wi 11 actually decrease.
In Telegraph Canyon, up to a 5 percent increase in peak runoff is pro-
jected in a 50 year frequency storm, but planned drainage improvements
downstream will accommodate the increase.
5.7 Grading
The Grading Plan is intended to provide a preliminary grading concept,
identification of slope banks, and maintenance provisions.
1. General: The preliminary grading design is as indicated on the
Grading Concept, Figure 17 herein. Final detail design should
reflect the following:
V-6
GRADING PLAN
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",\_,);:.- 0 (
r"" .;>.-f" - R.f~ to .._,_,,, SPA """'~ ~~ "~h \..
'~ " 01 Taleg;;;C~-;~ Road. Information shown \
in this area is conceptuaj only.
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EXISTING CONTOURS
PROPOSED CONTOURS
OA YUGHT LINE
-:-0--'
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~ E/iSTIIi<E 1
[IJ Cinti EXHIBIT
.'!.A<HXX3tes
.,. ...",., ",,, 1 7
, '00 "00'
"00
1215184
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
V-7
a.
Standards, General:
to Chapter 15.04
Municipal Code.
Grading within EastLake I shall be subject
- Excavation, Grading and Fills of the
b. Grading Design:. It is the intent of this SPA that graded areas
wi 11 be contoured to blend with natural landform characteris-
tics. Rounding both vertical and horizontal intersections of
graded lanes, obscuring slope drainage structures with a varie-
ty of plant material massing, incorporating the use of variable
slope ratios for larger slope banks, use of landscape planting
for erosion control and to obscure man-made banks, and other
similar techniques should be used. Artificially appearing
slope banks with rigid angular characteristics should be
avoided.
2. Slope Banks:
a. Cut and Fill Slope Construction: Slope banks in excess of five
feet in height should be constructed at a ~radient of 2 of 1
(horizontal to vertical) or flatter unless otherwise approved
by the City Engineer.
b. Erosion Mitigation: According to actual field conditions
encountered, erosion potential on slopes should be reduced with
berms at the top of all slopes; paved interceptor ditches and
terrace drains; and, vegetation. Vegetation should consist of
drought-tolerant native or naturalized species, requiring
little or minimal irrigation, deep-rooted and well suited to
the particular soil. Spray on applications and coatings, Jute
or hemp mesh are effective in stabilizing soils. final plans
should be based on the coordinated input of a licensed land-
scape architect.
c. Maintenance: The application of any grading permit should
provide assurance acceptable to the City Engineer that land-
scape slope banks will have adequate maintenance to insure con-
t i nued vi abi 1 ity of 1 andscapi ng. Generally, except for 1 arge
lots, slope banks whi ch exceed ten feet in hei ght shou 1 d be
maintained by a homeowners or property owners association.
5.8 Schools - -General
The objectives of the EastLake I SPA Plan for the school system to
serve future residents are related to the planned neighborhood design
of the community. The location and number of schools is intended to
provide facilities that will contribute to a sense of community, pro-
vide reduced maintenance costs for combined school/park complexes, and
offering flexibility to adopt a fluctuation in student age groups as
the community matures.
V-'Q
School requirements for schools in EastLake I are based upon analysis
by school consultants for both the Chula Vista Elementary School
District and the Sweetwater Union High School District as well as
studies of the expected population age groups by dwelling unit type.
The expected student population north of Telegraph Canyon Road was
estimated to be 877 elementary students and 644 junior high and high
school students. The overall elementary generation factor is .374 and
the secondary generation factor is 0.27.
Five distinct types of households were analyzed by Urban Plan and
Market Profiles. These are presented below with the approximate resi-
dential mix for north of Telegraph Canyon Road.
1. Young Married - Head of household is under 35 years old. Couple
has no children, but is intending to start a family.
Elementary (K-6) = .2
Dwell i ng Units =
Secondary (7-12) = 0
875 (37%)
2. Adult Family - Head of household is under 35 years old. One child
in family, occasionally two, with large majority of children under
20 yea rs 0 1 d.
Elementary (K-6) = 1.0
Dwelling Units
Secondary (7-12) = ."
= 352 (15%)
3. Young Adult Single - Individuals, living alone or in unrelated
pairs, no children.
Elementary (K-6) = 0 Secondary (7-12) = 0
Dwelling Units = 480 (20%)
4. Growing Family - Head of household is under 30 years old. One
chi ld in the family, occasionally two, with the large majority of
children being under 10 years old.
Elementary (K-6) = 1.0 Secondary (7-12) = .2
Dwelling Onits = 447 (19%)
5. Mature Family - Head of household is over 35 years old. More than
one chi ld in the family all of whom are under 18 years old.
Elementary (K-6) = 1.0
Dwe 11 i ng Uni ts
Secondary (7-12) = 1.0
= 230 (g%)
V-9
5.9 Elementary Schools
Based upon the above assumptions, the projected need for new schools
for EastLake I is two elementary schools (1377 students).
The initial elementary school students would attend one of the closest
elementary schools such as Tiffany, Sunnyside, Allen or Rogers. The
first elementary school would be built in the EastLake Hills neighbor-
hood on a 10.0 acre site adjacent to a private park. This school would
have a capacity of 600 students and temporary capacity for an addition-
al 120 students. Funding for the school is expected to be provided for
from State funds or a local assessment mechanism.
The second elementary school will be bu i lt when en ro 11 ment reaches the
required levels (approximately gOO students). The general location for
this school is the EastLake Greens neighborhood, south of Telegraph
Canyon Road. Both school sites will be reserved for dedication to the
school district.
5.10 Secondary Schools
The Sweetwater Union School District provides secondary education for
the area. The schools in the area include Bonita Vista Junior High and
High Schools and Hilltop Junior High and High Schools.
Based upon master plan studied by the District, EastLake I_will gener-
ate 994 junior high and high school students. Capacity exists to
accommodate these students; however, total projected growth within the
District will create a need for a new high school within the EastLake I
area.
A site for a new high school has been reserved adjacent to the EastLake
Greens neighborhood.
5.11 Police Services
EastLake I is located east of police patrol beat 32 which is currently
served by one patrol car 24 hours a day.
Although no new police facilities will be necessitated by EastLake I,
beat 32 will be expanded to provide police service to the project and
this service will require additional personnel and equipment.
V-10
5.12 Fire Protection
The location of the closest fire station to EastLake I is Station #4,
located on Otay Lakes Road near Southwestern College. A new fi re
stat i on wi 11 be requi red when new deve 1 opment cannot be provi ded with
standard service. Standard service is a 3 minute fire response time to
the "immediate" service area and 5-10 minutes in the "extended" service
area. The response time to EastLake would range from 5-8 minutes from
Station #4.
The developer will provide either a fire station site and an approxi-
mate 3150-square foot fire station or equivalent financing for off site
construction as determined by the Public Facilities and Financing Plan.
5.13 Library Service
The City operates a central library to serve the entire community
located at 4th and "F" Streets in central Chula Vista. The location of
EastLake I, with its 9500 residents, raises questions about how library
service is to be provided within the Eastern Territories and in what
locations. Smaller branch libraries or a larger facility to serve the
a rea east of I -8U5 merit cons i de rat i on and will be the subject of
fu rther study.
The EastLake I project protects and leaves open a11 options. It con-
tains a site which will be reserved for a possible future branch
library should the City decide to pursue that course of action. An
interim storefront 1 ibrary may be developed within EastLake unti 1 a
more permanent library solution is determined.
V-ll
Chapter six: COMMUNXTY DESXGN
6.1 community Character
All aspects of the development shall be subject to full design
review including architecture, site planning, landscaping, signing,
grading and land use and zoning review. These guidelines are
intended as a guide for the development of the site as contrasted
to absolute standards.
6.2 Preservation of Building Scale and variety
Buildings within the development should be low-profile with a
variety of sizes, shapes, colors and materials used to promote
interest in the built environment. A portion of the lI,gP!iy;;:!;y
~illa~c Center may be high rise to give the center of the communIty
a distinguishing focal point.
6.3 Landscape components
The purpose of the General Landscape Concept is to provide a
comprehensive framework for individual site landscape plans. It
will assure that all individual projects will conform to an overall
landscape scheme which will result in a totally planned landscaped
community.
The General Landscape Plan provides a general design framework
which allows latitude and flexibility to each individual project
while maintaining the overall goals and objectives of the communi-
ty.
6.3.1 Landscape components
The intent of the Landscape Concept is to reinforce the design
pattern established by the Land Use Plan. This pattern
consists of 3 residential districts, a Business Center
district and a Village Center district enhanced by a series of
paths, edges, nodes and landmarks. Dominant trees have been
selected to create distinct identities and visual continuity.
a. District Concept - Each district shall have a dominant
tree.
b. Paths - The hierarchy of paths is as follows:
The thematic corridor provides the common thread to
link the various community elements together. The
thematic corridor will have its own dominant tree.
Major thoroughfares (SR 125 and East "R" Street).
A separate dominant tree will be used.
(04/17/92)
VI-1
Major internal streets within a district. The
dominant tree for the district will apply.
Supplemental trees may be introduced to provide contrast
and a transition into surrounding areas. This landscape
approach will - provide strong visual directions and
connections throughout the site, while providing the
necessary contrast to create an interesting experience as
one travels through the community.
c. Edqes - Edges will be strongly defined by landscaping.
This will create the appropriate delineation of one
district or area to another.
d. Nodes - These are common points of entry and significant
intersections. The hierarchy of nodes is as follows:
o Major Community Entry
o District Entry
A tree which differs from the adjacent path and district
trees will be to provide a distinct accent statement and
sense of arrival.
e. Landmarks - Each landmark whether major or minor will
have a distinct landscape character (similar to the
district concept). As an example, all parks may have a
common theme tree, so that parks are easily recognized
and highlighted throughout the community.
The entire EastLake Community shall be planned tq include a
well balanced landscape palette. Plant material intensity
classifications will vary from highly manicured areas to
naturalized and native areas.
6.3.2 Landscape and Irrigation Standards
Landscape and irrigation installation shall conform to the
City of Chula vista Landscape Manual. Standard details will
be followed to assure uniformity and a high quality of
materials and workmanship. Materials and equipment shall be
standardized for ease of maintenance and storage.
6.3.3 Landscape Maintenance
Maintenance responsibilities are intended to be assigned as
follows:
a. Individual Private Propertv Owner Maintenance
The individual property owner will be responsible for
maintaining landscaping within their privately owned
areas.
(04/17/92)
VI-2
GENERAL LANDSCAPE PLAN
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PATHS (TRANSPORTATlON CORRIDORS)
Refer to Supplemental SPA Plan for area south
of Telegraph Canyon Road. Information shown
in Ihili area is conceptual only.
_ _ ROUTE 125
....
THEMATIC CORRIDOR
EAST H STREET
DISTRICT INTERNAL STREETS
NODES (ENTRY 8T A TEMENTS)
. MAJOR COMMUNITY ENTRY
~ DISTRICT ENTRY
LANDMARKS
~~'I MAJOR
~~ MINOR
SPECIAL LANDSCAPE ZONES
--_.~"
L____> LAKE/WATER RELATED
.. E/i STIIi{E 1
Source, ONA Inc
[!] Cinti EXHIBIT
& As8xJates ~
3151Ar"",.........., &.-eC-3
Cost>M35aC:ao>:ma SW26
- 20001
4001
1200!
12/5/84 LKP-01
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
VI-3
THEMATIC ELEMENTS
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~/~: ~. \.
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'1__ .~</ / Reier to ~Iemental SPA Plan IOf area south .\
.. .. 01 Telegaph Canyon Road. Information snown
in this area is ConceptuIU oriy.
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MINOR
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NODE
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~ Cinti
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CooI3~~"" 32E26
-
400 20001
12001 I
12/5/84 LKP-Q1
Source' DNA Inc.
EXHIBIT
19
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
VI-4
LANDSCA~E INTENSITY
CLASSIFICATIONS
II .". ........~._~~..
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Refer to Supplemental SPA Plan jar area south "\
of Telegraph Canyon Road. Information shown
in this area is conceptual only.
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CLASSIFICATIONS
NATIVE AREAS
----"
NATURALIZED AREAS
DROUGHT TOLERANT AREAS
~ ORNAMENTAL AREAS
EI MANICURED AREAS
~ E4STIIi{E 1
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
VI-5
m ~= ~~
UCcl5laI""""'Calt:.t.-..9262S
Source' ONA Inc
EXHIBIT
2~
~, 20001
12001
12/5/64 I LKP-Q1
b. Homeowner Association Maintenance
The majority of landscape maintenance responsibility will
be with the Homeowner Association. These associations
will maintain all landscape areas not maintained by the
private property owner or a public agency. These areas
include all common areas such as private recreation
areas, lakes, common open space, street and entry
landscaping.
6.3.4 Landscape Intensity classifications
Landscape areas have been classified based ont heir intensity
of maintenance and water requirements. These classifications
are generally described as follows:
a. Native Areas These are existing vegetated areas
undisturbed by construction operations. Natural rainfall
only is required for irrigation. Periodic clean-up and
grubbing of seasonal growth may be required.
b.
Naturalized Areas These are
provided with temporary irrigation
become established, they shall be
with no artificial irrigation.
newly planted areas
systems. Once plants
capable of surviving
c. Drouqht Tolerant Areas - These are newly planted areas
provided with permanent irrigation systems. Water demand
will be low, requiring substantially less irrigation than
ornamental areas.
d. Ornamental Areas - These are areas and corridors with a
high degree of visual impact. Plant materials will
require regular maintenance and watering.
e. Manicured Areas - These are ornamental areas that require
"special" attention due to their significance.
f. Hiqhlv Manicured Areas - These are ornamental areas that
require "exceptional" care and maintenance.
6.4 Exterior Fencing
Exterior walls should be provided along major roadways based upon
the following guidelines:
1) Walls should be made of textured surface material that is
compatible with the design of the neighborhood area.
2)
The monotony of a long wall should be broken
relief through periodically recessing the
constructing pilasters.
by visual
wall or
(04/17/92)
VI-6
PA THS
Landscape Concept
Plant Materials List
(Preliminary)
SR 125 Eucalyptus Camadulensis (Red Gum), Pinus Halepensis
(All eppo Pi ne)
Thematic Corridor Populus (Poplar)
East H Street Magnolia Grandifolia (Magnolia)
Telegraph Canyon Road Brachychiton Populneum (Bottle Tree).
DISTRICTS
Domi nant Trees
EastLake Hi 11 s
EastLake Shores
EastLake Business
Center
EastLake Vill age
Center
Accent Trees
EastLake Hi lls
EastLake Shores
EastLake Business
Center
EastLake Village
Center
NODES/LANDMARKS
Liriodendron Tulipifera (Tulip Tree)
Ficus Retusa (Indian Laurel Fig)
Platanus Acerifolia (London Plane Tree)
Arecastrum Romanzoffianum (Queen Palm)
Prunus Cerasifera Krauter Vesuvius (Flowering Plum)
Salix Babylonica (Weeping Willow)
Erythrina Cora11ooides (Naked Coral Tree)
Albizzia Julibrissin (Silk Tree)
Community Accent Tree Phoenix Dactylifera (Date Palm)
SPECIAL LANDSCAPE ZONES
Lake/Water Related Salix Babylonica (Weeping Willow), Alnus I<hombifolia
(Alder)
VI -7
FENCING PLAN
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LEGEND
Refer to ~aJ SPA Plan fOf area south
of Teleo;,aph Canyon Road Information shown
in this area is conceptuak1nly
SOUND WALL
SOUD FENCE
--
...........
Vlr=!N F8'CE
-.,----
--
LOW INALL (MAXIMUM 3.5' HIGH)
"- ------
C'~~c:
NO FENCING PERMITTED
---.--
Note: Fencing types may be coml)ir.ed and fencing tines varied
!o create interest. The location of the indicated Sound WaU $hajj
be as re<JJired to achieve acceptable noise mitigation. Refer to
text for design and construction standards of fencing.
Varia.tionfrornf~typesarn:llocationsmaYbeappropriate.
Refer to adopted Tract maps and Site plans for fnaI fence types/locationS.
~ E/iSTIIi<E 1
~
Cinn
". .:..:~:.:.\', fL.
EXHIBIT
-
<co
2000
21
L....--.J
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
VI-8
'200
1215184
3) Landscaping such as trees, shrubs, or vines should be
used to soften the appearance of the wall.
4) Walls which serve as a subdivision exterior boundary
should be six feet in height from the highest finished
grade.
5) Walls used as ear or side yard walls should be construct-
ed six feet in height depending upon the conditions that
exist.
6) Combined solid fencing, walks, and open fencing may be
used to create interest.
7) Fencing design should avoid long continuous runs.
Jogging the fence line to avoid monotony is encouraged.
8) Earth berms to substitute and supplement the fencing
should be used whenever practical.
g) Sound wall fencing, where required should be used to
mitigate adverse noise impacts on residential units.
10) Landscape planting should be used to supplement and
soften fencing and obscuring long lengths of fence with
vines and shrubs is encouraged.
6.5 Signage, Permanent
The purpose of a planned sign program is to provide a continuity of
design which will contribute to an integrated, well-planned, high
quality environment.
Permanent signs include:
1) community entry signs;
2) neighborhood entry signs;
3) identification signs for parks, libraries, schools,
Village Center businesses and Business Center businesses;
4) street name signs; and
5) public trails, identity and directional signs.
(04/17/92) VI-9
1) Community Entry Signs
Entry sign should be a large scale, monument type sign, creating a
major statement. Materials used should be compatible with land-
scape and hardscape elements. Ertry sign should be illuminated.
39/1
~
..
..
...
E/iSTIti{E]9'M<'
CITY OF CHULA VISTA
tT' MIN.
Maximum combined letter height 39"
Example
2) Neighborhood Entry Signs
Neighborhood entry sign should relate to its use of materials and
styling to the neighborhood thematic treatment.
39
~
. E/iSTI"KE SHORES]"
Example
VI-1U
COMMUNITY ENTRY SIGNS
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~E/iSTI!i(E 1
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
m ~l~t% EXHIBIT
~ :22
11/15/84
1200
L"f<':: '
VI-11
NEIGHBORHOOD ENTRY SIGNS
(Typical)
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~ E/iSTI!i{E 1
n--, Cinn.. EXHIBIT
~
~ 23
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
11/15/84
l"fj('
~~p-<) ,
VI-12
3) Community Amenity Identification
Low key, monument type sign, single or double face.
will be consistent with the thematic treatment for
neighborhood or dlstrict in which it exists.
39"
... LAKESIDE PARK
...
Example
Materi a 1 s
the major
=r"
4) Street Name Signs
A sign to identify street names and inform the viewer, through
symbolic graphics, that it is a street within EastLake. The
EastLake theme logo and individual neighborhood theme colors and
secondary utility letterstyle will be used.
.. Eastlake Dt
Example
VI-13
5) Community Trails
A sign to identify and direct traffic, vehicular and pedestrian,
to special community trails such as bicycling and jogging. Form
should be small scale, freestanding, consistent with community
signs.
~
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zf
Bicycle
Trail
7
t1
I~I
6.6 Signage, Temporary
Temporary signs will be used to identify and direct trafftc to specific
neighborhoods and products during construction and sales periods.
These signs will be subject to permit approval for specified periods of
time.
Temporary signs include:
1) neighborhood/product directional signs,
2) product identification signs,
3) secondary directional signs,
4) future facility signs.
VI-14
1) Neighborhood/Product Directional Signs
A sign to direct yehicular traffic to specific neighborhoods and/
or products in the context of the merchandising program. Painted
plywood panels on wood support posts.
l' Palio Homes :!...I~
by Crestvi_
~ EsIaIe Homes
by Norlhlield Corp. ;> ~
~1',11 , Townhomes -+ r
by R. &. T. Pacilic
, Pallo Homes -+
I by United Builders
~
~ ~SM<E HIllS ~4h ,
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~SM<E SHORES -+ j.
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VI-IS
NEIGHBORHOOD/PRODUCT
DIRECTIONAL SIGNS (Typical)
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-
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--_.--
EXHIBIT
24
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
11/15/84
"'(10
~~~-Q ,
----- ,-
VI-16
2) Product Identification Signs
A sign to identify a specific residential product, sales complex
or information center. Painted plywood panel on wood support
posts. Size: 4' high x 7' long.
~
~
71.",,1
~
f-'
5't
Patio Homes
by Crestview
.
III'
",1.",,1
11t flqSl'U1<E SHORES
Iz.
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Example
1T
3) Secondary Directional Signs
A sign to di rect the vi ew to specifi c areas wi th i n a product
such as parking, sales office and models. Painted plywood panel
on wood support posts. Size: 24" x 24". Installed with bottom
of sign not more than 12" above finished grade.
~ ~
~ ~ f-
MODELS
111 ~
Example
VI-I7
4) Future Facility Signs
A sign which informs the viewer, through symbol and verbal rein-
forcement, of the.various future building sites in EastLake indi-
cating opening dates, building names, and phone numbers. Painted
plywood sign supported on wood posts. Size: 8'0" wide x 12"
high. Includes l' x 8' rider panels for information.
~
~
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~
t
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APARTMENT SITE
Iz1. ,,~ 1z,1 EASTlAKE APARTMENTS =t5~
zl
,at lleallor Johnson &. luld ::tf
Architect Tomas T. Mollz, A.I.A.
Contn:Jctor Smith &. Sons
1'".11'
Example
VI-18
TRADITIONAL SINGLE-FAMILY DETACHED AREAS
Tract subdivision construction in single-family detached areas
should be based upon the following guidelines:
1) A minimum of four housing styles should be provided.
2) Generally, at least one housing plan should be two-story.
3) A minimum of three facade treatments which vary entry,
window type and treatment, exterior materials, and color
should be provided.
4) Roof style, material, and height should be varied.
5) The use of side entry or rear garages should be encour-
aged.
6.7 Lot Design, Orientation and Setbacks - Single Family Areas
Single-family detached residential lots and
encourage variety in the design, orientation
homes, wherever practical.
setbacks should
and placement of
1)
A ratio of approximately
should be provided when
detached residential lots.
2: 1 for lot dept/ lot width
subdividing single family
2) Lot widths along residential streets should be varied,
where feasible.
3) Lot depths should be varied, where feasible.
4) Twenty-five percent of all large lots (10,000 sq. ft. +)
within a subdivision should provide for recreational
vehicle parking. These may include side yard setbacks
sufficient for recreational vehicle parking or common off
site facilities. The CC&R's should prohibit recreational
vehicle parking on the street.
5) Where feasible, east/west street orientation is encour-
aged to facilitate passive solar energy heating.
6) Front yard building setbacks should be varied to avoid a
monotonous pattern of houses.
7) Side yard setbacks should be varied to create greater
solar access, provide more useful private open space in
side yards, and avoid monotonous pattern of houses.
8) Where noise cannot be otherwise mitigated, one story
homes should be placed on parcels backing up to major
streets to avoid adverse noise levels on the two story
(04/17/92)
VI-19
homes. Noise buffers and/or special construction is
encouraged where noise levels would impact single story
homes.
9) The appropriateness of lots backing to other than major
arterials will be reviewed with individual tract maps or
site plans. When deemed appropriate, lots backing up to
collector street should be set back from the street
right-of-way to permit adequate landscaped buffers along
the street frontage.
6.8 Landscaping and Energy Conservation
Landscaping and fencing should soften the hard image of residential
structures and streets cape , define areas, and allow passive energy
conservation.
1) All residential developments having common open space and
exterior parkways along major roadways should have a
landscape and irrigation plan that delineates the
location, type, and size of species to be planted.
2) Within single family residential subdivisions, the
developer should install, or assure the installation of
front yard landscaping and irrigation systems within a
reasonable time period through covenants, conditions and
restrictions of the subdivision map.
3) street trees should be planted along interior streets and
exterior streets.
4) All exposed graded slopes should be landscaped and
irrigated.
5) Whenever feasible, residential units should be oriented
to maximize southern window exposure and the use of solar
panels.
6) Sufficient overhangs should be constructed on all
residential units to block the summer sun from window
areas but allow winter sun.
7) Deciduous trees should be located in yard spaces adjacent
to large windows to block summer sun but allow winter
sun.
8) Solar access for each residential dwelling should be
considered in structure placement and location.
9) All dwelling units should be adequately identified by
house number and lighted sufficiently to deter criminal
activity.
(04/17/92) VI-20
6.9 street Hardware
street hardware such as utility boxes should not detract from the
residential streetscape and utility boxes should be adequately
screened by landscaping.
6.10 Lighting
1. street Lighting.: All street lighting shall conform to
City standards and shall be approved by the City Engi-
neer.
2. Theme and Commercial Lighting: Lighting for business
enterprises, recreation facilities, signs, walkways shall
be reviewed and approved by the City on a case-by-case
basis as an element of site Plan Review. The site Plan
shall include the design and type of lighting proposed
and the time of use. Any lighting for recreation
facilities, signs or business enterprises which will
illuminate a residential area past the hour of 10:00 p.m.
shall be clearly identified on said site plan for
specific consideration. Any such lighting which illumi-
nates a residential area that has not been approved by
the City on a site Plan or other permit shall not be
permitted.
MULTIPLE-FAMILY, SINGLE-FAMILY ATTACHED PLANNED CONCEPT AREAS
various types of multiple family units and single-family attached
areas are planned for EastLake I to provide a greater variety in
design and lifestyle preference.
The following unit types are anticipated within EastLake I:
1) Zero-Lot line Homes: One or two story detached or
attached homes where either a single structure is built
on a single side lot line or two structures share a
single wall astride a side lot line, thus increasing the
usable side yard area; generally designed at 7-8 dwelling
units per acre with floor area ranging from 900 to 1,200
square feet, with easemented lot configurations.
2) Patio Homes: Attached and detached homes clustered in a
courtyard fashion, often in zero-lot line ownership, and
individually oriented toward an outdoor patio area;
generally designed at 6 to 10 dwellings per acre with
floor area ranging from 750 to 1,000 square feet.
3) Town Houses: Two story attached units in buildings with
4 to B or more units that are the traditional "Southern
California condominium"; generally 10 to 16 dwellings per
acre with floor areas ranging from 1,000 to 1,800 square
(04/17/92) VI-21
feet. These may have individual fee ownership lots or
condominium ownership.
4) Flats: The traditional apartment type building where an
individual unit is situated on a single level; generally
18 to 20 dwelling units per acre with floor space ranging
from 600 to 1,000 square feet.
6.11 Building Design - Single-Family Attached and Multiple Family
Building orientation in multiple family housing should consider
indoor and outdoor privacy, solar access, and overall aesthetic
appearance.
1) Buildings should be oriented in such a way as to create
courtyards and open space areas, thus increasing the
aesthetic appeal of the area.
2) Building design should incorporate variety in the type of
materials, colors, units, heights and facades.
3) Textured materials such as stucco, rough sawn wood, and
split faced block are encouraged.
4) Buildings with roof overhangs are encouraged to give a
traditional residential appearance.
5) Building facades should include relief to avoid a
monotonous line.
6) Uncovered stairwells should be precluded from general
streetscape view through the use of wing walls, landscap-
ing, or other means.
7) Private spaces such as patios or balconies are encouraged
for each unit.
8) Solid walls or fences not less than 6 feet in height
along property lines adjoining access or parking areas
except where adjacent to another multiple family housing
area should be provided.
6.12 Off-Street parking
Residential units should provide off-street parking in accordance
with the Chula vista Municipal Code and the EastLake Planned
Community Zoning Regulations.
VILL2\CE CENTER DEE:ICli
A ~rcci5e ~lan she~la Be ~re~area for the Villaqe Center prior te
any Builainq eenstruction.
(04/17/92)
VI-22
1)
(04/17/92)
VI-23
2) Individual site planning should consider the planning of
adjoining parcels to ensure visual and functional
$ffi~~: ib i I i ty ~it~~p~~~ii!!;i,,;#~iiig~gQJi~~:tijiiii#i&qlJie8
3) site planning submittals for development review should
include the location of landscaping, parking areas,
access, signage, and structures on adjoining parcels.
4) The site plan should illustrate compatibility with the
planning of adjoining parcels in the areas of building
configuration, building design ,1~I1<is?~ping.materi~l(
~ii;~iigiii~~i~i~~~~~Ii~~~i0~i;;;lli"'llfl~liliil~l~i~
5) The site planning of signs should consider visibility,
location and integration with the overall design theme of
the Village Center.
6)
The proportion, size, and shapes of commercial, ~b'qaLy$a
structures should be compatible with adjacent buIldIngs
W;~E~WP;~~Mffi+*~91e:9~P;E~'B.
The use of projection and architectural details should
enhance the facade of commercial, g!jgp$y$p structures by
providing relief and variety.N
7)
Roofs and rooflines should complement the proportions of
the building and also be compatible with adjacent struc-
tures wffi&n~P;$t1~IMffi!1i~~2~)E~P:]~I.
EASTLAKE BUSINESS CENTER
8)
The primary purpose of design guidelines in the business center are
is to lessen the visual and acoustical impact of industrial uses.
Guidelines for building design should be oriented toward the
function of the building rather than the form. Landscaping should
be used as a transition between the primary use and adjacent areas;
solid screening should be used to hide unattractive areas or reduce
adverse noise conditions.
6.14 site Plan Guidelines - Business Center
All structures within the Employment Park should be subject to site
plan review and the following guidelines:
1) Lot sizes, shapes and setbacks should be used to properly
space buildings, provide areas for landscaping, and
reduce conflicts between incompatible land uses.
2) The height, size, and shape of industrial buildings
should be compatible with surrounding structures or
adequately buffered.
(04/17/92) VI-24
3) Functional types of construction may be used when
properly enhanced by complementary color, materials and
surfacing. Metal buildings should not be allowed except
as accessory structures.
4) Landscaping and screening, such as solid walls or fencing
should be used to enhance the appearance of the site
area.
5) Lighting should be provided for safety, but should not
impact adjoining areas.
6) Signage should be integrated into the overall site and
architectural design to provide signs that are consistent
with architectural style, color, material and landscaping
themes.
6.15 Scenic Highways
The City of Chula vista General Plan designates Telegraph Canyon
Road and "HI! street as scenic highways. East "H" street extends
approximately 4.2 miles from Interstate 805 east to EastLake I.
Telegraph Canyon Road extends approximately 4.5 miles from
Interstate 805 east to EastLake I.
6.16 Scenic Highway Guidelines
Telegraph Canyon Road, East "H" street and future state Route 125
should be treated as scenic highways.
Where feasible, the City should maintain a landscaped corridor of
an average of 50 feet from the ultimate width right-of-way line
along all scenic highways associated with EastLake I. The
landscaped corridor adjacent to the right-of-way should be
landscaped and maintained to enhance the scenic roadway area and
placed within an open space easement or made a part of the road
right-of-way.
Any new residential development backing upon a scenic roadway shall
have decorative solid walls and/or landscaped berms.
The silhouette of structures as viewed from scenic roads is
important. To avoid a walled-in effect the use of single story
structures is encouraged. Where two story structures are within
100 feet of the ultimate right-of-way then additional tree planting
or second story elevation enhancement should be provided.
(04/17/92)
VI-25
APPENDIX