HomeMy WebLinkAboutPlanning Comm Reports/1992/06/24 (5)
CONDITIONS OF APP~v~AL OF EASTLAKE I SPA PLAN
a. The lotting and street pattern shown on the EastLake I SPA Pl an map
may be modified by the City Council during tentative subdivision map
consi derati on.
b. Street connecti ons to the south in the EastLake Shores nei ghborhood
shall be as required on the tentative subdivision map.
The a1 i gnment of the street
neighborhood to Rutgers shall
subdivision map.
d. Lot 64 located at the southeast quadrant of Route 125 and East "H"
Street shall be deleted.
c,
connecti on from EastLake Hi 11 s
be as required on the tentative
e. The ultimate right-of-way width for future Route 125 shall be as
required on the tentative map to accommodate an eight lane freeway.
f. The EastLake Development Company shall provide fi ve percent of the
total dwelling units in EastLake I SPA Plan to affordable housing
~nits for low income households and five percent of the total
dwell i ng uni ts for moderate income househol ds. The foll owi ng
definitions shall apply:
"Affordable Housing Units" means housing units that do not exceed 30
percent of the monthly income of the occupant household.
"Moderate- Income Househol ds" means househo1 ds whose annual income in
between 80 percent and 120 percent of the HUD - pub1 i shed medi an
income for the San Diego Standard Metropolitan Statistical Area.
11 Low- Income Househo 1 ds" means households whose annual income is not
more than 80 percent of the HUD - published median income for the San
Diego Standard Metropolitan Statistical Area.
One-half of the total number of low and moderate income units shall
be constructed by the time the number of constructed units reaches
Sat of the total project units (1192 du.).
The remaining one-half of the low and moderate income units shall be
constructed by the time the number of constructed units reaches 75%
of the total project units (1788 du.).
The City of Chu1 a Vi sta wi 11 endeavor to work with the proj ect
sponsor of affordab1 e housi ng through vari ous fi nanci ng mechani sms
i nc1 udi ng tax exempt mortgage fi nanci ng programs, redevelopment tax
increment low and moderate income housi ng program and any other
programs designed to provide affordable housing.
g. Modifi cati ons of 1 otti ng, gradi ng, street patterns and connecti ons
approved by the Planning Commission and City Council on a tentative
subdivision map may be sUbsequently reflected on the EastLake I SPA
Plan as an administrative matter
h. In order to promote density flexibility and residential diversity,
the transfer of dwelling units from one residential category to
ano.ther wi thi n the SPA P1 an may be approved without amendi ng said
p1 an when evi dence is provi ded tha t the proposed transfer wou1 d
substantially improve the spatial or functional relationships of land
uses. An increase in the number of dwelling units must always be
accompanied by a corresponding decrease in dwelling units in another
area covered by the SPA Pl an.
EASTLAKE I ACTIVITY CENTER
-PRECISE PLAN GUIDELINES-
SUBMITTAL DRAFT
May 15, 1992
Rev. 06/03/92
Prepared for:
EASTLAKE DEVELOPMENT COMPANY
900 Lane Avenue #100
Chula Vista, CA 91914
Prepared by:
CINTI & ASSOCIATES
1133 Columbia Street #201
San Diego, CA 92101
(619) 239-1815
list of Participants
City of Chula Vista, Project Consultant
Bud Gray
Project Sponsor/Project Management
EastLake Development Co.
Robert L. Santos
J. Kent Aden
Jeffrey D. Phair
Land Pl ann i ng
Cinti & Associates
Gary P. Cinti
Legal Counsel
Luce, Forward, Hamilton & Scripps
Craig K. Beam
School Consultant
Urbanplan
Gordon G. Getchel
Marketing
The Marketing Department
Kenneth W. Agi d
Ruhnau, McGavin, Ruhnau/Assoc.
David Kuhnau
Landscape Architecture
DNA, Inc.
Jack Nakawatase
The Blurock Partnership
Alan Smith
Peridian Group
Frank Marczynski
Gillespie DeLorenzo
Nick DeLorenzo
Traffic Engineering
Urban Systems Associates, Inc.
Andrew P. Schlaefli
Public Facilities Financing
The McKinley Associates, Inc.
Laurie J. McKinley
Civil Engineering
Rick Engineering Company
Houshmand Aftahi
Bowie & Risley
Alexander Bowie (Legal)
Van Dell & Associates, Inc.
J.E. Van Dell
Wedin Enterprises, Inc.
Wayne Wedin
Water Resources Engineering
Lowry & Associates
Mi chae 1 D. Swan
Matt Tebbetts
Lakes
J. Harlan Glenn & Associates
Har 1 an Gl enn
Utility Services
Utility Specialists, Inc.
Don Robinson
Town Center Planning
SGPA
Di ck Ke 11 ogg
Geotechnical
Leighton & Associates, Inc.
Ernest Artim
Merchandising/Signing
Glenn McIntire & Associates
Glenn McIntire
San Ui ego Soi 1 s
Mike Miller
Environmental Impact Report
Westec Services, Inc.
Ann Nussbaum
Supplemental Reports
The'following studies prepared for the EastLake I Planning Program are
valuable references.
EastLake Elementary School Master Plan, Urbanplan (October 19t14)
East "H" Street & Tele ra h Canyon Road Scenic Hi
& Associates
Yamada
General Landsca~e Plan, ONA, Inc. (November 1984)
EastLake I Water System Sub-Area Master Plan, Lowry & Associates (January
1984)
EastLake I Wastewater System Sub-Area Master Plan, Lowry & Associates
EastLake I Lakes-Desi
December 1983
Geotechnical Investigation for Planning Purposes - EastLake I, Leighton and
Associates (July 1983)
Preliminary Transportation Analysis and
Systems Associates, Inc. March 19C!4
rovement Phasin Plan, Urban
EastLake I Sign Program, R. Jacks & Company (March 1984)
Envi ronmenta 1 Impact Re ort, Westec Servi ces, Inc.
Sweetwater Union High School District Master Plan Sub-Area Keport, Ruhnau,
McGavin, Ruhnau/Associates (October 1983)
Long Canyon Basin Preliminary H drology Re ort, Van Dell & Associates (May
1984
EastLake Policy Plan, Chula Vista General Plan, (August 1982)
EastLake I PC District Regulations, (August 1984)
EASTLAKE I PRECISE PLAN GUIDELINES
Table of Contents
Paqe
1. INTRODUCTION
EastLake I Activity Center
Precise Plan Guidelines
Planning Goals .....
1
2
3
2. DESIGN REVIEW PROCESS
Introduction and Summary . . . . .
Precise Plan/Design Review Process
Precise Plan Areas
Precise Plan Evaluation . . . . . .
7
7
7
9
3. CONCEPTUAL MASTER PLAN
Purpose/Role . . . . . . .
Conceptual Master Plan Exhibit
Precise Plan Evaluation . . .
Mandatory site Plan Elements
12
12
13
14
4. ACTIVITY CENTER PLAN ELEMENTS
A. Vehicular Circulation . . 18
B. Trail System . . . . . . 25
C. Edge and Seam Conditions 29
D. Entry Treatments 33
E. Landscaping and Water Feature 38
5. SITE DESIGN GUIDELINES
A. Architecture, Colors, and Materials 43
B. Lighting and signage . . . . . 49
6. DESIGN REVIEW CHECKLISTS
A. Medical Center Area . . . . . . . . 51
B. Village Center West - Satellite Pad Area 52
C. village Center West - Core Area 53
D. Village Center East - community Purpose Facility 54
E. Village Center East - Employment Area 55
F. Village Center East - Eastern village . . . . . . 56
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1.
2.
3 .
4.
5.
6.
7.
8.
9.
10
(05/15/92)
EASTLAKE I PRECISE PLAN GUIDELINES
List of Exhibits
Paqe
Vicinity Map . . . . . . .
Activity Center Components
Precise Plan Areas . . . .
conceptual Master Plan
Required site Plan Elements
Vehicular circulation
Trail system . . .
Setbacks .....
Entries and Signage .
Landscaping and Water Feature
5
6
11
16
17
20
26
31
35
40
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1. INTRODUCTION
EastLake I Activitv Center
The EastLake I Activity Center is one in a series of thematically
distinct districts proposed for development within the EastLake
Planned Community. It is intended to be a unique mixed-use project
that will provide an attractive, interesting and lively focus for
the entire EastLake Community. A second acti vi ty center is planned
adjacent to Lower otay Reservoir and the Olympic Training Center,
within EastLake III. .
The EastLake I Activity Center is located in the west-central
portion of the EastLake community which itself is located in
eastern Chula vista. The Center is located at the intersection of
Eastlake Parkway and otay Lakes Road, both of which are major
streets. The right-of-way for future construction of state Route
125 is immediately adjacent to the west. This highway is pro-
grammed to eventually be constructed to freeway standards with full
on- and off-ramps at Otay Lakes Road. Exhibit 1 depicts the
regional location of the EastLake I Activity Center.
The Center is bounded on the north and east by the EastLake
Business Center (employment uses) and to the south by the EastLake
Greens golf course oriented neighborhoods. To the west, across the
SR-125 ROW are the EastLake Shores neighborhood and property owned
by the Baldwin Company which is planned for residential develop-
ment.
The EastLake I Activity Center consists of three primary areas: a
neighborhood shopping center, a mixed-use entertainment and service
oriented village center, and a major hospital/medical center. The
Retail Center is located south of Otay Lakes Road, west of EastLake
Parkway, and is 15 acres in size. The village Center is located
north of Otay Lakes Road and includes two parcels separated by
EastLake parkway. It comprises 38 acres, including a 2 acre
employment component and a 4 acre community facility component
within the eastern portion. The Medical Center is approximately 31
acres in size and located north of the Village Center, between
EastLake Parkway and SR-125 ROW. See Exhibit 2 for an identifica-
tion of these various components.
Because the EastLake I Activity Center is planned to include a
diversity of types and intensities of uses, coordinated and
comprehensive planning for the Center as a whole must occur. In
order to carefully control proposed land uses, site planning and
architectural design within the Activity center, the city of Chula
vista will require the preparation and approval of a Precise Plan
for any development wi thin the Center. However, the timing of
construction (and accompanying detailed planning and design) will
require a multi-phased program during a several year time frame,
due to market and other factors. In order to allow early phases to
progress while assuring that the overall concept will be implement-
ed and later phases will not be compromised, appropriate design
(05/15/92)
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standards/guidelines and a framework for design control is
required. The purpose of these Precise Plan Guidelines is to
establish the design criteria and to create a framework to progress
from conceptual overall design to the final design (Precise Plan)
for each of the several phases of development which will be
required to complete the EastLake I Activity Center.
The location and size of the parcels comprising the EastLake I
Activity Center are defined by the EastLake I sectional Planning
Area (SPA) Plan (as amended). Land use and development regulations
are provided by the EastLake I Planned community District Regula-
tions (as amended). These documents should be reviewed to
determine the administrative and regulatory provisions affecting
the Activity Center site(s). Although the neighborhood shopping
center, south of Otay Lakes Road functions as a component of the
Activity center, administratively it is within the EastLake II
project. Its design was established with approval of a precise
plan, prior to adoption of these Guidelines. Because of its
functional and aesthetic relationship to the parcels north of Otay
Lakes Road, it has been included in these Guidelines for reference
purposes only.
Precise Plan Guidelines
Recognizing the unique location and character of the EastLake I
Activity Center, and the probable length of time of its implementa-
tion, these Precise Plan Guidelines have been developed. They will
serve as a bridge between the Eastlake I (SPA) Plan (which
encompasses approximately 1,270 acres) and the more specific
individual site plans for development increments of only a few
acres within the EastLake Activity Center. The Precise Plan
Guidelines and associated Conceptual Master Plan identify and
illustrate the various land planning, landscape and related
thematic design criteria inherent in creating a unique, pedestrian-
oriented activity center environment. These criteria take into
account the relationships between the EastLake Activity Center and
adjacent neighborhoods. The intent is to insure continuity among
the various thematic planning concepts which define the structure
of the EastLake planned community and adjacent properties.
It is important to emphasize that this document does not provide
actual design solutions but, rather, establishes parameters within
which such solutions can be devised while maintaining community-
wide design objectives. While it is desirable to allow as much
flexibility as possible for creative design expression at the
individual project level, it is mandatory to precisely control the
design of areas that are critical to the success of the overall
planned community concept. For this reason, the Guidelines contain
both specific mandatory criteria and general design recommenda-
tions. Any design feature or standard which is essential to
integrating the Activity Center into its context, to achieving the
intended character and use mix, or to implementing a unified design
theme, will be mandatory. Other guidelines are provided to give
examples or suggestions which will contribute to a well designed
(05(15(92)
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and functional project. These are less specific, may be modified
by future decisions, and allow the individual site designer to
provide his own design solutions within the framework of the
Guidelines.
In addition to providing site developers and their designers with
statements of the design intent for the EastLake I Activity Center,
the Conceptual Master Plan and Precise Plan Guidelines serve as
important tools for the review and evaluation of schematic,
preliminary and final drawings for individual projects. Definition
of this procedure is important to both the city and prospective
developer. The city is assured that after approving the overall
Activity center, a review of detailed design will occur prior to
construction, while the developer is assured that the future review
will be objective, using the criteria of the Guidelines. The
implementation and review process is detailed in Chapter 2 of these
Guidelines.
Planninq Goals
These Guidelines encompass all aspects of the development of the
EastLake I Acti vi ty Center. This effort is focused towards
assuring the integration of all phases of development within the
Activity Center, both with other uses/projects within the Center
itself and with the overall EastLake Community. Successful
integration will involve both the aesthetic and functional aspects
of the Activity Center.
Urban Design Goals
To promote visual and spatial harmony between individual
Activity Center components, thereby retaining a sense of
continuity within the Center.
To maximize views from within the site and minimize view
impacts towards the site.
To provide open plazas or other areas within the urban-
ized area for visual relief and pedestrian activity.
To balance the elements of site design, architecture and
landscaping in a harmonious manner.
To provide the Activity Center with an individual
identity that is readily identifiable from surrounding
areas.
Landscaping Goals
To encourage a comprehensive, visually cohesive land-
scaped setting.
To provide a landscape palette which softens the lines of
buildings, reduces their scale, and screens undesirable
elements of the proj ect while maintaining a strong,
identifiable concept.
To provide landscape areas as visual relief.
To promote water conservation through the use of drought
tolerant landscape methods.
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To promote the use of reclaimed water for irrigation
systems.
To conserve water through a landscape water management
program.
Functional Goals
(05/15/92)
To accommodate diverse land uses and intensities through
buffering, separation, and sensitive site design, as
appropriate.
To maximize access for users traveling by automobile,
bicycle, or on foot, and to connect to community routes
serving all modes of transportation.
To provide pedestrian oriented environments within the
components of the Village Center.
To maximize the use of site for a wide range of uses,
through shared parking or other eff icient development
concepts.
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Exhibit 1
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Exhibit 2
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2. DESIGN REVIEW PROCESS
Introduction and Summarv
The design review process for projects within the Activity Center
includes two integrated procedures: design review and approval by
the master developer, and precise plan review and approval by the
City of Chula vista. Essentially, the process requires the builder
to formulate the design for his parcel and review it with the
master developer prior to formal application and review of final
designs by the city. The City of Chula vista requires preparation
and approval of a Precise Plan (site plan and architectural review,
as well as landscape review) for all development within the
EastLake I Activity Center. The emphasis in this document is on
the City Review process. Submittal and review procedures for the
master developer review process are available to prospective
builders from EastLake Development Company.
Precise Plan/Desiqn Review Process
The purpose of the Precise Plan requirement is to allow diversifi-
cation in spatial relationships, density, buildings, landscaping
and open space through detailed site plan review, along with
architecture and signs. This level of review allows the city to
adopt specific conditions of approval and to tailor development
standards to suit unique site conditions or development goals.
In general, precise plans within the EastLake I Activity Center
shall be administered following the standard procedures for precise
plans for commercial or industrial projects, as set forth in the
Zoning ordinance, except as modified or supplemented in this text.
An application for approval of a Precise Plan shall be accompanied
by dimensioned drawings which identify the elements of development
listed in section 19.56.042 of the zoning Ordinance. All precise
plan submittals shall also include materials which respond to the
requirements of these guidelines: shared parking data (if
proposed, see below), demonstration of consistency with the
Conceptual Master Plan (see Chapter 3) and completed Design
criteria checklist (see Chapter 6).
Precise Plan Areas
In order to provide the necessary flexibility to respond to market
conditions while responding to the design considerations of the
city, the boundary for a precise plan application shall be
determined through a pre-application consultation with the city
Planning Director. The following criteria will be used to
determine appropriate precise plan area boundaries (Exhibit 3
depicts the precise plan areas identified below):
1. The Medical Center shall be implemented through a single
precise plan.
(05/15/92)
-7-
2. The Village Center may be implemented through more than one
precise plan; the number, order, and timing of these precise
plans will be governed by these criteria.
3. Three development areas are identif ied wi thin the village
Center West: the Core Area, the Satellite Pad Area, and the
connector road area.
a. The connector road area does not require a separate
precise plan, if it is designed and constructed in
conjunction with the approved Medical Center Precise
Plan. Design and construction of the road and related
facilities shall be subject to standard engineering
review and approval.
b. A single precise plan shall be prepared for the Core Area
including the required water feature and may be prepared
at any time.
c. A precise plan for the Satellite Pad Area along otay
Lakes Road and EastLake Parkway may be prepared prior to
the Core Area precise plan. If only a portion of the
area is proposed for immediate development, the remaining
area for future uses may be depicted conceptually. This
flexibility in submittal detail is in addition to the
"phasing" permitted under section 19.56.046, described
below. However, all parking, landscaping, and entries
which serve the project must be included in the detailed
portion of the precise plan. Subsequent projects which
implement the future uses shall be processed as amend-
ments to the original precise plan.
4. Three development areas are identified in the Village Center
East: the Employment Area, Community Facility Area, and
Eastern village Area. Each of these areas shall be implement-
ed through a single precise plan. Each of these precise plans
may incorporate varying levels of detail, be phased and/or be
amended as described in 3.c. above.
5. Although general precise planning areas are depicted in
Exhibit 3 based on the site design presented in the conceptual
Master Plan, the specific boundaries may vary in accordance
with the pre-application consultation with the City planning
Director and refinement of the Conceptual Master Plan. Any
proposed precise planning area should meet the following
criteria:
a. The precise planning area should be a contiguous area
which: 1) can be adequately accessed from a public
street; or, 2) be adequately accessed from a previously
approved development area; or, 3) shall address temporary
access, landscaping, etc., from a public street to the
satisfaction of the Planning Director.
(05/15/92) -8-
b. Any precise plan area adjacent to a public street right-
of-way shall include landscaping and entries for the
entire frontage of that street within the Activity
Center.
c. Each precise plan area shall include the necessary
parking to meet the off-street parking requirements of
the proposed uses. Any proposal to impleme.nt shared
parking within the precise plan area, either in the
current submittal or in a future submittal, shall be
identified. It shall be the responsibility of the
developer to inform all builders/users of the intention
to utilize shared parking and of any limitations or
restrictions on uses or activities associated with the
proposed shared parking arrangement. Any shared parking
proposal shall be consistent with the guidelines provided
in Chapter 4 and is subject to specific approval by the
city.
d. The precise plan area shall extend to any nearby Activity
Center boundary (public street ROW or EastLake Business
Center edge), unless' it is demonstrated that another
precise plan area, consistent with these criteria, should
more appropriately include the area.
e. The configuration of the precise plan area shall not
impede the implementation of the Conceptual Master Plan
Center in adjacent areas, in a manner consistent with
these Guidelines, or other adopted policies and plans for
the project.
f. Precise Plan boundaries are not required to correspond to
legal lot lines. However, they should coincide with the
edges of common area elements such as private drives,
major landscape or hardscape features, or slopes.
Precise plans may be submitted in phases as described in section
19.56.046 of the zoning Ordinance. However, the submittal for the
first phase must include all of the required information for site
plan approval wi thin the precise plan area. The submission of
elevations and building materials for subsequent construction
phases may be deferred until specific architectural concepts are
developed. In addition, a skeletal plan of closely related future
phases may be required to demonstrate consistency with the
Conceptual Master Plan. Any such skeletal plans shall indicate
circulation, building locations, preliminary grading, landscaping,
density/intensity, parking, and access.
Precise Plan Evaluation
In general, precise plan submittals shall be evaluated according to
the rules and procedures established by the city's Design Review
Committee. Only precise plans which are found consistent with the
Conceptual Master Plan and the mandatory provisions of these
(05/15/92)
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guidelines may be approved. Any project which is inconsistent with
the currently adopted Conceptual Master Plan and mandatory
provis~ons of the guidelines shall require amendment to those
documents prior to approval.
"consistency" is a term often used in planning but infrequently
defined. In practice, it is often easier to determine inconsisten-
cy than consistency. For purposes of implementing these Precise
Plan Guidelines, a finding of consistency requires the following:
a. The proposed precise plan shall incorporate all the
mandatory design features for the precise plan area which
implement the Conceptual Master Plan (see chapter 3);
b. The proposed precise plan shall implement the aesthetic,
landscaping, and functional goals of these guidelines
incorporating high quality design features as identified
herein; all applicable goals must be met for a project to
be consistent; and,
c. Approval of the proposed precise plan shall not adversely
affect the ability of any other portion of the EastLake
I Activity Center to be planned and developed in a manner
which is consistent with the conceptual Master Plan and
these Guidelines.
Precise plans for projects within the EastLake I Activity center,
which are consistent with the conceptual Master Plan and the
mandatory provisions of the adopted Precise Plan Guidelines, shall
be reviewed by the Design Review Committee, and shall be considered
by the Planning commission and city council only on appeal,
pursuant to section 19.56.048 of the Zoning Ordinance. - Any precise
plan which proposes modification or amendment of the adopted
Guidelines shall be considered by the Planning commission and city
Council.
Upon approval of any proposed precise plan, a Conceptual Illustra-
tion of the approved project shall be prepared and incorporated as
a "hardline" component of the Conceptual Master Plan (see Chapter
3). This modification of the Conceptual Master Plan shall be an
administrative action and shall not be considered an amendment.
(05/15/92)
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Exhibit 3
3. CONCEPTUAL MASTER PLAN
Purpose/Role
The EastLake I Activity Center is planned to be a special focus
area for the EastLake Planned Community. From a design/planning
perspective, the Activity Center is considered a "neighborhood"
within the EastLake Planned Community. The amenity and design
program for this neighborhood should create a sense of identity in
much the same way that the unique features and themes within the
EastLake residential neighborhoods have formed their identities.
The Activity Center will consist of a variety of buildings and
special open areas. Retail, office, medical, restaurant and
entertainment uses will be integrated in a way that will provide a
quality environment appropriate to each use.. Because of the
diversity of uses within the Activity Center and the importance of
unifying themes and designs over an extended development period,
the Conceptual Master Plan and Precise Plan Guidelines will be
utilized to ensure overall consistency while allowing for necessary
flexibility at the site plan level of detail.
The Conceptual Master Plan is provided to illustrate the intended
overall land use diversity, site development character and
conceptual building/parking/open space relationships within the
Activity Center and to adjacent properties. As an illustrative
plan, it depicts the overall development concept but does not
detail or establish specif ic development standards or requirements.
Its purpose is to provide a context for the evaluation of detailed
plans for individual development phases (precise plans) from the
perspective of the Activity Center as a whole.
Conceptual Master Plan Exhibit
The Conceptual Master Plan is depicted in Exhibit 4. It graphical-
ly portrays an appropriate "design solution" for the EastLake I
Activity Center. It includes annotations to identify the important
elements of this solution. Although the entire Activity Center is
depicted, it should be noted that "hardline" (solid) and "softline"
(screened) areas are included. Hardline areas are those which have
received precise plan approval and thus are fixed elements within
the overall site plan. Softline areas are depicted to illustrate
a conceptual design response which is consistent with the hardline
site areas and which implements the provisions of these guidelines.
The neighborhood shopping center south of otay Lakes Road is
depicted in hardline because it received precise plan approval
prior to adoption of the Conceptual Master Plan. It is anticipated
that the Medical Center Precise Plan will be approved concurrent
with or very shortly after adoption of these guidelines. wi th
approval of these plans, the site design for both the northern and
southern portions of the Activity Center will be fixed.
(05/15/92)
-12-
Precise Plan Evaluation
only proposed precise plans which are consistent with the Conceptu-
al Master Plan shall be approved or conditionally approved. In
this evaluation, the conceptual nature of the design in the
softline areas is important to understand. The conceptual design
is intended to convey the character and general building/parking/
open area relationships. It is not intended to indicate a specific
location, number, size, or configuration of buildings, parking, or
other developed site features (including landscaping). Thus,
consistency with softline portions of the Conceptual Master Plan is
not based on identical appearance, it is a judgement of superior
site plan design, resulting in a development character similar to
that of the conceptual master plan, and incorporation of the
mandatory site plan elements identified below.
Consistency with the hardline portions of the Conceptual Master
Plan shall require: 1) continuity in access and circulation
patterns (including parking); 2) continuity in major landscape,
hardscape, signing, color and material themes; and, 3) complimenta-
ry architectural design, building scale, and orientation.
Each precise plan submittal shall include a depiction of the
adopted Conceptual Master Plan with the proposed project incorpo-
rated into the exhibit. This exhibit shall be annotated by the
applicant to identify the design features which are intended to
demonstrate consistency with both the hardline and softline
portions of the Conceptual Master Plan. Should the proposed
precise plan necessitate refinements or minor adjustments to other
softline portions of the site, the proposed refinements or
adjustments shall be identified. Design refinements to the
softline portions of the plan, or minor amendments to approved
precise plans may be approved by the Design Review Committee in
conjunction with approval of a precise plan. Any modification
which changes the scale, character, or major themes of the village
Center shall require a formal amendment of the Conceptual Master
Plan and Precise Plan Guidelines through action by the Planning
commission and City Council.
Each proposed precise plan within the Village Center will be
evaluated in terms of its consistency with the development concept
depicted by the Conceptual Master Plan (and consistency with the
Precise Plan Guidelines, Chapter 2). Upon approval of a precise
plan, it shall be incorporated into the Conceptual Master Plan
exhibit as the final design ("hardline") for that portion of the
site. Subsequent precise plans must implement (or not preclude)
the development concept for all areas which remain conceptually
illustrated to be approved. Each precise plan submittal shall
include a proposed revision to the Conceptual Master Plan to
illustrate the overall design refinements which would occur with
approval of the proposed precise plan.
(05/15/92)
-13-
Mandatorv site Plan Elements
certain features or facilities are required to be incorporated in
the EastLake I Activity Center. Some are required to implement
major community design themes or to create a specific character or
aesthetic wi thin the Acti vi ty Center. others are required to
comply with the conditions or exactions associated with previous
project approvals. Regardless of the source of the mandate, the
following elements must be implemented in the overall Activity
Center (if a specific or preferred location has been identified,
that is also listed):
1. Transit center(s) totalling 144 spaces for park and ride use
shall be provided within the Village Center. A specific
location or locations have not been determined. [See also
Public Facilities Financing Plan (PFFP)].
2. A one acre city of Chula vista library site with public access
shall be reserved for dedication within the Core Area of
Village Center West. [See also PFFP].
3. A total of four acres for church/daycare use (or other
community purpose facility uses) shall be provided within the
Village Center East. [See also EastLake I SPA Plan; acreage
is provided to partially meet church site obligation of
EastLake II (see EastLake II General Development Plan text)].
4. A vehicular traffic route shall be provided between the
western terminus of Fenton Street and the SR-125 northbound
off-ramp/otay Lakes Road intersection. Two northbound lanes
and one southbound lane shall be provided at otay Lakes Road,
while one northbound lane and one southbound lane are required
at Fenton Street. The configuration of the intersection at
Fenton Street shall be determined in conjunction with final
design for the Medical Center parking structure access.
5. The EastLake Thematic Corridor/Community Trail shall be
provided along the western side of EastLake Parkway. The
Community Trail shall be 8 feet wide, meandering within the
Thematic Corridor which shall be planted with a double row of
Poplar trees, except where the trail surface is integral to
adjacent curb and gutter.
6. A signalized pedestrian crossing shall be provided for the
EastLake community Trail as it crosses otay Lakes Road and
Fenton Street. The otay Lakes Road crossing shall be convert-
ed to an overcrossing as required by the existing agreement
(Resolution No. 15480) between the City and Eastlake Develop-
ment Company. [See also PFFP].
(05/15/92)
-14-
7. The trees selected for the EastLake I Activity Center are as
follows (unless modified by City Landscape Architect) :
COMMUNITY TRAIL -
(Thematic corridor)
Populus nigra (Poplar)
NATURALIZED -
(Slopes, SR-125 ROW)
Eucalyptus camadulensis (Red Gum)
pinus halepensis (Alleppo Pine)
NEIGHBORHOOD ACCENT -
(Major Entries)
Arecastrum romanzoffianum (Queen
Palm)
PALM CIRCLE -
(Community Entry)
Washingtonia robusta (Mexican Fan
Palm)
DOMINANT -
(Parking Lots)
[50% Minimum]
Cupaniopsis anacardioides (Carrotwood
Tree)
8. Building and parking area setbacks within the Activity Center
edges shall be those specified in Exhibit 8.
9. Man-made water feature(s) shall create visual and spatial
elements within the EastLake Activity Center. Such feature(s)
shall be integral to the open space and pedestrian circulation
system for the EastLake Activity Center.
These features are conceptually depicted in Exhibit 5.
~ O~ t31f!7/.G?j
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(05/15/92)
-15-
...
Buildngs and Site Elevations
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Exhibit 4
-16-
MANDATORY SITE
PLAN ELEMENTS
~EASTLAKE
. ACTIVITY. CENTER
L ^ ~ D P l~ ~ .. I N G
-17-
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SAN DIEGO CALIFORNIA ~
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Exhibit 5
4. ACTIVITY CENTER PLAN ELEMENTS
The preceding chapters have identified the EastLake I Activity
Center project, described the design review process, and presented
the Conceptual Master Plan. This chapter provides additional
detail regarding the major design elements incorporated into the
overall plan for the Activity Center neighborhood. The following
chapter will address design guidelines for architecture, signing
and lighting, issues which are not critical to the Conceptual
Master Plan design.
Five major design elements have been identified with the EastLake
I Activity Center concept. Each of these elements contributes to
the distinct identity of the EastLake I Activity Center. Implemen-
tation of these guidelines will ensure overall unity and coherence
within separate phases of development. Future Precise Plan
submittals will be expected to include each of these elements where
appropriate.
A. Vehicular Circulation and parking
Desiqn Role
This design element describes the primary and secondary vehicular
circulation elements of the Plan, including parking requirements.
These circulation elements are essential to meeting the functional
goals of the project. The site designer should strive to incorpo-
rate existing and future roadways in a manner which optimizes their
use as vehicular circulation elements, while minimizing their
visual impact.
EastLake Parkway and otay Lakes Road are both existing major routes
which serve the site. The future construction of SR-125 will
provide regional access via on- and off-ramps at otay Lakes Road.
See Exhibit 6 for the Vehicular Circulation Plan.
Mandatorv site Plan Element(s)
1.
Transit center(s) totalling 144 spaces for park
shall be provided within the Village Center.
location or locations have not been determined.
and ride use
A specif ic
4. A vehicular traffic route shall be provided between the
western terminus of Fenton Street and the SR-125 northbound
off-ramp/otay Lakes Road intersection. Two northbound lanes
and one southbound lane shall be provided at otay Lakes Road,
while one northbound lane and one southbound lane are required
at Fenton Street. The configuration of the intersection at
Fenton Street shall be determined in conjunction with final
design for the Medical Center parking structure access.
Planninq Elements
(05/15/92)
-18-
Primary access/egress to the EastLake I Activity Center will be vta
Major Entries, primarily at signalized intersections, along
EastLake Parkway, Fenton street and Otay Lakes Road. Secondary
access/egress to the Activity Center will be via Minor Entries
along the same streets, some of which may be limited to right turn
in and right turn out only (See Exhibit 9 EntriesjSignage). Access
points are conceptually depicted on the Exhibit 6. These are
subject to detailed engineering evaluation with submittal of future
precise plans.
Public transit service to the Activity Center must also be
considered. As noted above, the Activity Center is required to
include transit center (park and ride) facilities. These facili-
ties should be incorporated into an overall plan to provide public
transit service to the Activity Center. The Transit Plan should be
developed with the City of Chula Vista Transit Coordinator to
establish locations of bus stops and/or bays as well as determining
travel routes to and within the EastLake I Activity Center.
Development of this plan should be concurrent with the preparation
of Precise Plants) for the Village Center West. A sketch of the
basic design and dimensions of a bus turnout are provided.
Off-street parking is to be provided within each precise plan area
in accordance with the provisions of the PC District Regulations.
Any permitted on-street parking will provide overflow or emergency
parking. No on-street parking will be allowed on otay Lakes Road
or EastLake Parkway.
Where uses have predictable time cycle parking demands and where
supported by appropriate traffic/parking studies, shared parking
may be utilized as a means to reduce total parking lot area. The
criteria and standards provided in Shared Parking published by the
Urban Land Institute (ULI) or similar objective requirements should
be utilized to assess parking needs and formulate shared parking
agreements.
Textured and/or enhanced paving may be used to accent driveways and
building entries or other significant areas. Primary pedestrian
linkages may pass through parking areas, but should be specially
marked and landscaped for safety and identity. Parking lot trees
should be arranged in rows in the manner of an orchard or bosque.
All vehicular circulation elements should be designed in accordance
with City of Chula vista Engineering Standards.
(05/15/92)
-19-
/ I VEHICULAR
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. ACTIVITY CENTER
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-20-
Exhibit 6
CONNECTOR ROAD SECTIONS
Near Otay Lakes Road
.
12'
36'
Near Fenton Street
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24'
BUS TURNOUT
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100'
-21-
ON SITE CIRCULATION
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PARKING LOT DESIGN
DISCOURAGE
ENCOURAGE
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PARKING LOTS
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B. Trail System
Desiqn Role
The trail system will provide alternative circulation modes for
EastLake and other local. residents. site designs should incorpo-
rate a trail system which efficiently connects activity destina-
t.ions in a way that encourages pedestrian and bicycle movement as
an alternative to the automobile. See Exhibit 7 for a graphic
depiction of the intended Trail System.
Mandatorv site Plan Element(s)
5. The EastLake Thematic Corridor/Community Trail shall be
provided along the western side of EastLake Parkway. The
Community Trail shall be 8 feet wide, meandering within the
Thematic Corridor which shall be planted with a double row of
Poplar trees, except where the trail surface is integral to
adjacent curb and gutter.
6. A signalized pedestrian crossing shall be provided for the
EastLake community Trail as it crosses otay Lakes Road and
Fenton Street. The otay Lakes Road crossing shall be convert-
ed to an overcrossing as required by the existing agreement
(Resolution No. 15480) between the City and Eastlake Develop-
ment Company.
Planninq Elements
The EastLake I Activity Center is intended to be a pedestrian
oriented urban area incorporating public strolling and gathering
space as integral parts of the site plan. The site design should
promote pedestrian movement while acknowledging the practical
aspects of vehicular circulation needs. The various uses/destina-
tions within the Activity Center should be interconnected by
readily identifiable pedestrian linkages. Sufficient space for
seasonal community events and displays such as a community
Christmas tree should be provided within a major public open area
in the Village Center West Core Area.
While bicycle use is encouraged to bring visitors to the Activity
Center, bicycle parking facilities should be provided at perimeter
trail access points. Primary pedestrian linkages may pass through
parking areas, but should be specially marked and landscaped for
safety and identity.
(05(15(92)
-25-
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TRAILS PLAN
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COMMUNITY TRAIL
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-28-
c. Edge and Seam Components
Desiqn Role
Edge and seam components are important because they provide the
transition from the Activity Center to adjacent development areas
and from the various use/planning areas within the Center itself.
Edges occur along the Activity Center boundary or between districts
of contrasting character. Seams occur between planning or
development increments. They should provide continuity and transi-
tions between various activities and circulation systems. The
major edge conditions are defined on Exhibit 8 and discussed below.
Mandatorv site Plan Element(s)
7. The trees selected for the EastLake I Activity Center are as
follows (unless modified by city Landscape Architect):
COMMUNITY TRAIL -
(Thematic corridor)
Populus nigra (Poplar)
NATURALIZED -
(Slopes, SR-125 ROW)
Eucalyptus camadulensis (Red Gum)
pinus halepensis (Alleppo pine)
NEIGHBORHOOD ACCENT -
(Major Entries)
Arecastrum romanzoffianum (Queen
Palm)
PALM CIRCLE -
(Community Entry)
Washingtonia robusta (Mexican Fan
Palm)
DOMINANT -
(Parking Lots)
[50% Minimum]
Cupaniopsis anacardioides (Carrotwood
Tree) -
8. Building and parking area setbacks within the Activity Center
shall be those specified in Exhibit 8.
Planninq Elements
The project edges generally consist of public streets, grade
separation and/or landscaping which serve to separate and buffer
the Activity Center from adjacent development areas. within the
Activity Center, utilization of selected plant species, landscaping
patterns, and standardized informational and directional signage
reflecting the neighborhood image/identity will establish a unique
aesthetic. These materials should make the edge of the Activity
Center easily identifiable and once penetrated, reinforce the
"sense of place" within the Center.
Seams should be designed to function as temporary or easily
penetrable edges. They should be identified by landscape or
hardscape transitions which can function as temporary development
boundaries. Where a seam is simply the boundary between construc-
(05/15/92)
-29-
tion phases, the final design in which the seam "disappears" should
be formulated in conjunction with the initial design phase.
The setback areas identified in Exhibit 8 and the Table below shall
be fully landscaped. However, planters, walls, fences and signage
are also be permitted in setback areas. Roof overhangs may not
extend into setback areas.
Table A
Minimum Parking and Building Setbacks
parkinq' Buildinql
Setback A - EastLake Parkway 20 ft.2 .30 ft.
(west side only)
Setback B - otay Lakes Road 50 ft. 50 ft.
Setback C - Fenton Street 10 ft. 25 ft.3
Setback D - SR-125 10 ft. 50 ft.
Setback E - Business Center 10 ft. 25 ft.
Setback F - EastLake Parkway 20 ft. 30 ft.3
(east side only)
-----------
IDistance from property line.
2With 8 foot meandering Community Trail within setback
3May be increased for buildings more than three stories in height.
(05/15/92)
-30-
I
SETBACKS
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-31-
SLOPE LANDSCAPING
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D. Entry Treatments
Desiqn Role
The purpose of specialized entry treatments is to identify access
points and convey a sense of arrival once access has been taken.
Within the EastLake I Activity Center, a hierarchy of entries
should be evident. The Eastlake Community entry for travelers
eastbound on Otay Lakes Road is located within the Activity center,
major (neighborhood) entries to the Activity Center as a whole are
taken from Otay Lakes Road and EastLake Parkway, while minor
entries to individual uses and sites within the Center are also
along these streets. The design goal for each of the various entry
treatments is to identify and position entry points so that they
are visibly discernable and functionally accessible while providing
a hierarchy of order and image within the context of the overall
EastLake Community. Entry signage should be consistent with the
community/neighborhood sign standards which are described in the
EastLake I SPA Plan.
Mandatorv site Plan Element(s)
7. The trees selected for the EastLake I Activity Center are as
follows:
NEIGHBORHOOD ACCENT -
(Major Entries)
Arecastrum romanzoffianum (Queen
Palm)
PALM CIRCLE -
(Community Entry)
Washingtonia robusta (Mexican Fan
Palm)
Planninq Elements
The EastLake Community entry is located along Otay Lakes Road
between future SR-125 and EastLake Parkway. The Activity Center
site plan should include elements in this area which contribute to
the community-level entry function. The Community Entry should
incorporate an EastLake identifier (including logo) with reference
to the City of Chula Vista. The Community Entry should incorporate
significant features, in addition to signage, which create a
perception of entry into a special/unique built-environment.
A circular arrangement of tall vertical elements (the proposed palm
circle) will be an element of the Community Entry. The design
intent is to create the perception that otay Lakes Road penetrates
the vertical element arrangement at the Community Entry. In order
to achieve this, the Community Entry must "bridge" Otay Lakes Road.
This will also help establish the perception that Otay Lakes Road
traverses a unified neighborhood/district of EastLake (i.e., the
Activity Center). The palm circle could include trees planted in
the median of Otay Lakes Road for reinforcement of the north/south
connection. In order to avoid conflicts with this goal, structures
within the Community Entry area, except for the vertical elements,
should be limited to two stories in height.
(05/15/92)
-33-
The Entry and Signage Exhibit (Exhibit 9) identifies the programmed
locations of each type of entry in the Activity Center neighbor-
hood. Major entries (neighborhood) should include neighborhood
identification/graphics of a consistent theme. Neighborhood
entries are of a lesser scale than the Community Entry but should
be designed with a similar vocabulary. Minor entries should be of
a lesser scale than a Neighborhood Entry but designed with a
similar vocabulary. Some minor entries may have no signage.
Free-standing commercial buildings should be encouraged along both
sides of otay Lakes Road within the Community Entry (portion of the
Satellite Pad Area) to extend/reinforce the EastLake Village Center
character at the entry. This extension of Village Center character
to the Community Entry could incorporate a water feature element.
Where a neighborhood entry is adjacent to a structure, that
building should be designed to reflect its position as a gateway
building.
otay Lakes Road is a scenic highway with an increased building and
parking setback. Entry signage is permitted within the setback
area but shall be limited to entry monument/signage and necessary
directional signs. The approved sign program for the neighborhood
shopping center on the south side of otay Lakes Road should be used
as a model for the sign program to be implemented on the north
side.
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(05/15/92)
-34-
/ / I I ENTRY /SIGNAGE
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. ACTIVITY CENTER
LAN 0 P LAN N I N C
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SAN DIEGO. CALIFORNIA a:'
Poo~j619IlJ9_laI5 Fu(619)ZJ9.41Ji g
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Exhibit 9
5/15/92
-35-
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MAJOR ENTRY
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COMMUNITY ENTRY
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E. Landscaping and Water Feature
Desiqn Role
Landscape design will provide a framework which unifies the various
components of the EastLake I Activity Center. A water feature is
intended to provide a visual focus and open area amenity for the
western Village Center. It will encourage pedestrian activity and
"indoor-outdoor uses" such as restaurants, open air markets, etc.
Secondary water features or water theme elements are encouraged
throughout the Acti vi ty Center. Landscaping and water feature
design are addressed in Exhibit 9.
Mandatorv site Plan Element(s)
5. The EastLake Thematic Corridor/Community Trail shall be
provided along the western side of EastLake Parkway. The
Community Trail shall be 8 feet wide, meandering within the
Thematic Corridor which shall be planted with a double row of
Poplar trees, except where the trail surface is integral to
adjacent curb and gutter.
7. The trees selected for the EastLake I Activity Center are as
follows (unless modified by City Landscape Architect) :
COMMUNITY TRAIL -
(Thematic corridor)
Populus nigra (Poplar)
NATURALIZED -
(Slopes, SR-125 ROW)
Eucalyptus camadulensis (Red Gum)
pinus halepensis (Alleppo Pine)
NEIGHBORHOOD ACCENT -
(Major Entries)
Arecastrum romanzoffianum (Queen
Palm)
PALM CIRCLE -
(Community Entry)
Washingtonia robusta (Mexican Fan
Palm)
DOMINANT -
(Parking Lots)
[50% Minimum]
Cupaniopsis anacardioides (Carrotwood
Tree)
9. Man-made water feature(s) shall create visual and spatial
elements within the EastLake Activity Center. Such feature(s)
shall be integral to the open space and pedestrian circulation
system for the EastLake Activity Center.
Planninq Elements
The landscape character of the EastLake I Activity Center will be
created by the use of pre-selected plant materials. These plant
materials have been coordinated with other EastLake landscape
districts in accordance with the General Landscape Plan adopted in
the EastLake I SPA Plan. Within the basic landscape design
concept, as specified in the EastLake I SPA Plan, formal landscape
(05/15/92)
-38-
design should be used within the core areas of the Activity Center,
with a transition to more informal landscaping at the edges and
streets. Native and naturalized plant materials should be placed
within edges, slopes and other common areas for ease of mainte-
nance. Ornamental and manicured plant materials (increased water
and maintenance requirements) may be placed within the major urban
and pedestrian areas, to create contrast and identify activity
nodes.
In order to support community wide water conservation efforts, a
water management program should be developed and approved by the
City Planning Director.. Plant materials should be tolerant of
reclaimed water used for irrigation. EastLake I Activity Center
landscape irrigation will be expected to use reclaimed water when
it is available.
The water feature is intended to function primarily as a character
establishing, visual amenity with very limited active recreational
use, if any. The water feature should provide a variety of edge
treatments to create different experiences and extend the concept
of water to a variety of locations. Core Area buildings should be
clustered around the water feature and community open space areas
to encourage pedestrian interaction and preserve human scale. The
"style" of the water feature (s) should complement that of landscap-
ing, with a formal character in core areas and an informal
appearance near entries and edges (if present). In order to
support community wide water conservation efforts, the water
feature should use reclaimed water when it is available.
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( I LANDSCAPE PLAN
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L A ~ D I' LAN N I N G
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SAN D!EGO. CALIFORNIA cr:
1~~,~~:::r>8>5 .:("I1W:j ~
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WATER FEATURE
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LANDSCAPE SCREENING
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-42-
5. SITE DESIGN GUIDELINES
The design issues discussed in this chapter are those which do not
have a mandatory component in the Conceptual Master Plan. Design
solutions in these areas will be much more the product of the
creativity of the site designers rather than conformance to a pre-
established standard or solution. The following guidelines are
provided to influence site plan designers and reviewers, but are
not intended to impose arbitrary or inflexible design requirements.
A. Architecture, Color and Materials
Desiqn Role
Architectural design, including colors and materials, are not
elements of the Conceptual Master Plan. The formulation of design
"precedents" in this area will occur with the approval of the
ini tial precise plans. Approval of the Neighborhood Shopping
Center Precise Plan has established some of these design criteria.
The intent of this section of the guidelines is to generally
describe an intended overall architectural character and vocabulary
for the EastLake I Activity Center which will create a distinctive
sense of place.
Desiqn Elements
Architecture
The underlying water-oriented theme for EastLake should be rein-
forced in the Village Center through the selected use of water-
oriented building materials, riparian plant palette, street
furniture, colors, etc. There is no pre-determined architectural
style defined for buildings within the EastLake I Activity Center.
Because of the range of building sizes and uses, there probably is
no one single style which would be appropriate for all structures.
However, architectural design within each precise plan area should
represent a unified style which is responsive to adjacent struc-
tures and the Acti vi ty Center setting. Architectural detailing and
material selection is essential to good character definition.
Accents in color, texture, or pattern changes should be used to
provide interest and provide scale.
All structures within the EastLake I Activity Center should exhibit
articulated building planes, as well as, the use of appropriate
textures and materials. Each structure should be evaluated using
the criteria of a three-tiered hierarchy of articulation, materials
and colors as described below:
Ground Level Scale and texture should be sensitive to
pedestrian interaction. Elements such as landscape pockets,
trellis, pergolas, and canopies as well as recessed windows to
produce deep shadow lines should be provided. Textured
materials are most effective if incorporated into the building
(05/15/92)
-43-
design at this level so that the apparent mass of the struc-
ture is reduced.
Mid-Level - The mid-level, generally the most dominant portion
of the facade, should be designed with a sensitivity to rhythm
and proportion so that a harmonious composition can be
perceived from the major viewing angles.
Top Level - Buildings should be designed with a definite
termination at the top. The intent is to provide a "cap" so
that the exterior walls do not "disappear" as they meet the
sky.
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(05/15/92)
-44-
Building Massing
The structural form of the EastLake I Acti vi ty Center should
exhibi t a variety of building masses and heights. Generally,
maximum building heights should fall into the following categories:
Medical Center:
Western Core:
Satellite Pads:
Village Center East:
6-9 Stories
3-4 Stories
1-2 stories
4-6 Stories
The heights listed above are based on typical floor-to-floor
heights and exclude penthouse mechanical equipment, etc. Parking
structures may include a greater number of parking levels than the
number of stories indicated, as long as they are not taller than an
acceptable habitable building.
Landmarks and other special features may exceed these heights, if
approved in a precise plan. . When large or tall buildings are
proposed, special consideration should be given to massing and
proportion with respect to adj acent buildings. Buildings which are
more than 3 stories tall should incorporate steps in the vertical
plane.
Building complexes should be designed to create opportunities for
pedestrian spaces such as plazas, courtyards, patios and decks.
Landscaping may be used to reinforce this concept through the use
of pergolas, trellises, etc. Buildings within a precise plan area
should appear as an assemblage of integrated smaller forms, not as
one large mass. Building masses should have an ordered "random-
ness" with focus, articulation and emphasis where appropriate such
as entryways, major plazas, etc. Buildings located in "gatepost"
locations (adjacent to entries off public and private streets),
should be designed with a more distinct or "landmark" character.
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(05/15(92)
-45-
Colors and Materials
A light colored stucco should be the predominate wall material used
throughout the Village Center. A single, unifying accent color
should be used in such items as site furniture, landmarks, entry
monuments and signs. Sloped roof areas should be of natural
materials such as slate or concrete tile. Metal roofs may be
acceptable, if approved by precise plan. Wood shake or shingle
roofs are discouraged.
Screening
A critical design issue is screening of unattractive utility and
mechanical equipment, trash receptacles and storage areas, loading
and service areas. certain restrictions can reduce some of these
potential design issues, others must receive attention from the
site designer. The EastLake PC District regulations restrict or
prohibit outdoor storage and require screening of ground and/or
roof mounted equipment/utility connections. Loading or unloading
should occur in the rear or on the side of buildings away from
public streets or be screened.
Fences and walls which provide screening should be designed as an
integral part of the building design concept and be constructed of
materials, textures and colors that are complementary to the
adjacent building.
outdoor refuse collection areas should be completely enclosed and
screened from view by a wall or fence constructed of materials
which are complementary in color, finish and texture to adjacent
buildings. All such areas should have concrete floors and loading
pads and be of sufficient size to accommodate all business related
refuse. Refuse collection areas should not be located adjacent to
public streets.
(05/15/92)
-46-
Site Furnishings
Site furnishings, such as the following, should introduce a consis-
tent system of architectural, color and material character unique
to the EastLake I Activity Center:
Benches: A bench should be designed/selected for use in all
the pedestrian areas within the Activity Center complementing
the design elements described in the other site furnishings.
Bollards: A concrete bollard should be used at the intersec-
tions of trail systems and vehicular crossings. They should
contain internal light sources for safety at night.
Lighting Fixtures: A designated "Activity Center" light
standard base should be used for illumination of pUblic areas.
Trash receptacles: Pre-cast concrete trash receptacles should
be used.
site furnishings, transit shelters and other streets cape furniture
should be placed in "pockets" so as to not obstruct pedestrian or
bicycle circulation.
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(05/15/92)
-47-
EQUIPMENT SCREENING
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-48-
B. Lighting and Signage
Desiqn Role
Lighting and signage, when implemented in a consistent manner, play
a large role in the unification of a development district. The
purpose of this element. is to identify principles of lighting for
streets, paths, open spaces and buildings. The signage component
is intended to specify sign and monumentation criteria to insure
that all individual graphics and signs are coordinated with each
other and contribute to the overall theme of the EastLake I
Activity Center.
Desiqn Elements
Lighting
The final design and selection of on-site lighting standards and
supports should be coordinated with the overall site furnishings
program discussed in the preceding section. Metal halide light
fixtures on selected bases should be used in all parking areas to
provide design continuity and safety. Parking lot light standards
should be restricted to a maximum of 25 feet in height.
Walkway/trail illumination should be provided by the use of low
intensity fixtures for safety and comfort. The lighting pattern
and intensity should become more intense at path intersections and
vehicular crossings.
within building groups, architectural and accent lighting should be
indirect and subtle. Increased lighting levels should highlight
pedestrian areas to clearly define the pedestrian path. Service
area lighting should be contained within the service area bound-
aries/enclosure. The actual light bulb for service area lighting
should not be visible from adjacent properties.
Signage
A complete signage program is to be developed as part of the
Precise Plan submittal. All individual project/use identification
signs should be designed to fit on a monument system that is
compatible and part of the architectural style for the Activity
Center. Signs associated with the identification of the community
trail system and ancillary pathways should be designed as part of
the overall streetscape vocabulary of site furnishings, lighting
standards and special hardscape materials.
The signage program for each project should provide the means for
adequate identification while regulating and controlling design,
location and maintenance. The signage program should establish
specific standards for all exterior signage to ensure aesthetic
continuity and consistency. Sign programs for areas fronting on
otay Lakes Road, a scenic highway, should incorporate the addition-
al guidelines provided in the Entry Treatments discussion.
(05/15/92)
-49-
6. DESIGN REVIEW CHECKLISTS
This chapter is provided to summarize the important site planning
and design issues for the various planning areas within the
EastLake I Activity Center. The checklists identify the important
design issues associated with each precise plan area. They are not
intended to address phasing of development within the precise plan
area, construction responsibility, or other important implementa-
tion or site development issues which are not addressed in these
Guidelines. Such issues will arise in the review of each precise
plan submittal, however these issues are addressed in the provi-
sions of the EastLake I SPA Plan, PFFP, Development Agreement, or
other adopted planning documents.
Although the Activity Center is intended to appear and function as
a unified neighborhood within the EastLake Community, particular
areas will be expected to incorporate specific design concepts due
to the types of uses envisioned or their geographic location. The
site designer and/or plan reviewer should use the ."checklists"
outlined in this chapter as a guide to their efforts.
Consistent with the Planning Areas identified in Exhibit 3, six
checklists are provided:
Medical Center Area
Village Center West - Satellite Pad Area
Village Center West - Core Area
Village Center East - Community Purpose Facility
Village Center East - Employment Area
Village Center East - Eastern Village
(05/15/92)
-50-
A. Medical Center Area
Location:
Northern portion of Activity Center; east of
EastLake Parkway and north of Fenton street -
must be a single precise plan
Preferred Use: Major community medical center including acute
care ho~pital
Permitted Use: As permitted by VC-1 District of EastLake I PC
District Regulations
Mandatory site
Plan Elements: - Community trail and landscaping along
EastLake Parkway
- Connection from Fenton street to otay Lakes
Road through village Center West
- Required setbacks from SR-125, EastLake
Parkway, and Fenton street
other Design Elements:
Circulation/Parkinq:
terminus should be
access to both the
West.
Intersection
engineered to
Medical Center
at Fenton street
provide sufficient
and Village Center
Trail Svstem: Pedestrian connections south across Fenton
street and east across EastLake Parkway.
Edqes and Seams: Permanent edges along SR-125 and
EastLake Parkway; transition edge/seam along Fenton
Street from medical center to retail/service/entertain-
ment commercial district.
Entries: Major (neighborhood)
Street/EastLake Parkway; minor
Drive/EastLake Parkway.
entry at
entry at
Fenton
Miller
Landscapinq /Water Feature: Naturalized
community trail along Eastlake Parkway.
on-site minor water feature; visual link
amenity in Core Area.
along SR-125;
Potential for
to major water
(05/15/92)
-51-
B. village Center west. - Satellite Pad Area
Location:
Portion of Village Center West which is adja-
cent to EastLake Parkway and otay Lakes Road
Preferred Use: Smaller free standing commercial buildings
(e.g., restaurant, bank, etc.)
Permitted Use: As permitted by VC-l District of EastLake I PC
District Regulations
Mandatory site
Plan Elements: - community trail and landscaping along
EastLake Parkway
- Required setbacks from EastLake Parkway,
and otay Lakes Road
- Pedestrian crossing (signalized/overcrossing)
for otay Lakes Road
- Community entry landscaping and signage along
otay Lakes Road
other Design Elements:
Circulation/Parkinq: "Mid-block" intersection along otay
Lakes Road to be engineered. Adequate access/parking for
interim development phases.
Trail System: Provide for pedestrian connections from
community trail/street crossings into village Center Core
Area.
Edqes and Seams: Permanent landscaped edges adjacent to
major roads; temporary edges/seams between satellite pad
phases; seam at Core Area boundary to "disappear" at
build-out.
Entr ies: Communi ty entry
Major (neighborhood) entry
and limited entries from
Parkway, and Fenton Street.
zone along otay Lakes Road;
from otay Lakes Road; minor
otay Lakes Road, EastLake
LandscapinG/Water Feature: Community trail along
EastLake Parkway and community entry along otay Lakes
Road; possible water theme element in community entry
zone and visual access to water feature from major entry.
(05/15/92)
-52-
c. village Center West - Core Area
Location:
Central portion of Village Center West - must
be a single precise plan
Preferred Use: Pede~trian oriented retail/service/entertain-
ment commercial complex
Permitted Use: As permitted by VC-l District of EastLake I PC
District Regulations
Mandatory site
Plan Elements: - Water Feature
- One acre public library site
- Transit center
- Setback From Fenton Street
Other Design Elements:
Circulation/Parkinq: Parking and access coordinated with
Satellite Pad Area; shared parking potential must be
documented for approval; park and ride (transit center)
to be accommodated (all or in part).
Trail Svstem: Urbanized pedestrian focus, combining
water feature and open plaza/pedestrian activity areas.
Pedestrian access through Satellite Pad Area to trail
system; connection north to Medical Center; bicycle
parking at perimeter of pedestrian district.
Edqes and Seams: Edge adjacent to Fenton Street; seams
along boundary with Satellite Pad Area.
Entries: primary entries coordinated with Satellite Pad
Area; secondary entries via Fenton Street and Fenton/Otay
Lakes connector.
Landscapinq/Water Feature: Includes major water feature
which establishes character for Village Center. Should
be prominent, visible, and clearly the thematic focus for
overall project.
(05/15/92)
-53-
D. village Center East - Community Purpose Facility Area
Location:
A four acre use within the Eastern Village
Center parcel; tentatively programmed for the
southeastern quadrant.
Preferred Use: Church/day care; "community purpose facili-
tiesll
Permitted Use: As permitted by VC-2 District of EastLake I PC
District Regulations
Mandatory site
Plan Elements: - Setbacks from otay Lakes Road and EastLake
Business Center
other Design Elements:
Circulation/Parkinq: Potential for shared parking with
transit center and/or other uses should be documented;
parking and access coordinated with Eastern Village
Center parcel.
Trail Svstem:
Village Center
Pedestrian connections through Eastern
to signalized street crossings.
Edqes and Seams:
EastLake Business
commercial uses in
Edges along otay Lakes Road
Center; edge/seam transition
Eastern Village Center.
and
to
Entries: Major (neighborhood) entry from otay Lakes Road
shared with other uses.
Landscapinq /Water Feature: Edge/ seam landscape consider-
ations.
(05/15/92)
-54-
E. Village Center East - Employment Area
Location:
Approximately two acre site at the southeast
corner of EastLake Parkway/Fenton street
intersection - must be a single precise plan
Preferred Use: Office/employment complementary to Village
Center uses
Permitted Use: As permitted by BC-l District of EastLake I PC
District Regulations
Mandatory site
Plan Elements: - Setbacks from EastLake Parkway and Fenton
Street
Other Design Elements:
Circulation/Parkinq: Potential for shared parking and
coordinated access points with commercial uses in Eastern
Village Center.
Trail Svstem: Pedestrian connections to Village Center
activity nodes and signalized intersections.
Edqes and Seams: Edges adj acent to public streets;
transition seams at Eastern Village Center boundary.
Entries: Minor entries from EastLake Parkway and Fenton
street coordinated with commercial uses.
Landscapinq/Water Feature: Streets cape at edges.
(05/15/92)
-55-
F. Village Center East - Eastern village
Location:
Parcel at the northeastern corner of EastLake
Parkway/Otay Lakes Road intersection
Preferred Use: Retail/service/entertainment commercial center
Permitted Use: As permitted by VC-2 District of EastLake I PC
District Regulations
Mandatory site
Plan Elements: - Setbacks on EastLake Parkway and Otay Lakes
Road
other Design Elements:
Circulation/Parkinq: Potential for shared parking with
Community Facility and Employment Uses.
Trail Svstem: Pedestrian connections to signalized
street crossings.
Edqes and Seams: streets cape edges; transition seams to
Community facility and Employment uses.
Entries: Major (neighborhood) entry from Otay Lakes Road
shared with community Facility uses.
Landscapinq/Water Feature: Potential for visual access
to major water feature/activity area in Western Village
Core area; possible secondary/complementary water
feature.
(05/15/92)
-56-
-
A
EXECUTIVE SUMMARY
control and monitoring plans to the Regional Water Quality Control Board for
approval prior to the issuance of grading permits.
RequiremenJ 3.11.2: (EIR Mitigation Measure 4.6.4.2)
Prior to the issuance of a grading permit, on site facilities for storm water collection
shall be designed and constructed to handle 50-year peak discharges.
RequiremenJ 3.11.3: (EIR Mitigation Measure 4.6.4.3)
Prior to approval of a final map, if a map is required, or prior to the issuance of
building permits, fees shall be paid or credits shall be used, toward the Telegraph
Canyon Channel drainage facility in accordance with the drainage fee program.
RequiremenJ 3.11.4: (EIR Mirigarion Measure 4.6.4.4)
Prior to issuance of the grading permit for the proposed medical center, drainage
plans shall be submitted to City Engineering which will confirm to the satisfaction
of the City Engineer that the drainage plans conform to the drainage studies
prepared for the EIR or further environmental review will be required. All storm
drain facilities downstream of the medical center shall have the capacity to
accommodate the additional flow resulting from the proposed change in grading
patterns, while maintaining the same ability to reduce peak flows and silt that was
originally intended, or maintain the existing direction of onsite drainage southwest-
erly toward the detention basin.
RequiremenJ 3.11.5: (EIR Mirigarion Measure 4.6.4.5)
Prior to approval of a final map, if a map is required, or prior to the issuance of
building permits for the medical facility, fees shall be paid or credits shall be used,
toward the Telegraph Canyon Channel drainage facility in accordance the drainage
fee program.
AIR QUALITY
The City continues to provide a development forecast to the APCD in conformance
with the threshold standard. A separate Air Quality Improvement Plan is provided
as part of the SPA document.
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EastLake I SPA Plan Amendment Public Facilities Finance Plan
The EastLake I SPA Plan Amendment PFFP has been reviewed for accuracy by the
responsible department or agency as indicated below.
SECTION
DEPARTMENT
2.1 LAND USE ASSUMPTIONS ......................... Planning
3.1 FACILITY ANALYSIS
3.3 Traffic.................................... Public Works
3.4 Police.................................. Police Department
3.5 Fire and EMS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Fire Department
3.6 Schools.................................. Chula Vista City
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sweetwater Union
3.7 Libraries................................ Library Department
3.8 Parks and Recreation. . . . . . . . . . . . . . . . . . . . . . . . . . Parks Department
3.9 Water.................................. Otay Water District
3.10
Sewer
.. . . . . . . ... . . . . .. . . . .. . . . . . . .. .. . . . . .
Public Works
3.11 Drainage................................... Public Works
3.12 Air Quality. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Covered in SPA Plan
3.13 Fiscal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. Finance Department
3.14 Civic Center . . . . . . . . . . . . . . . . . . . . . . . . . . .. City Manager's Office
3.15 Corporation Yard. . . . . . . . . . . . . . . . . . . . . . . .. City Manager's Office
4.1 FACILITY FINANCE. . . . . . . . . . . . . . . . . . . . . . . . . . . . .. Planning
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Table of Contents
Sections
Pa!!es
EXECUTIVE SUMMARY. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. v
INTRODUCTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. !.I-I
I. I Overview .................................... 1.1-2
I. 2 Purpose ..................................... 1.1-2
1.3 Threshold Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. !.I -3
1.4 EastLake I SPA Plan and Amendment. . . . . . . . . . . . . . . . . .. !.I-4
1.5 Public Facilities Finance Plan Boundaries . . . . . . . . . . . . . . . .. 1.1-4
LAND USE ASSUMPTIONS ............................... 2.1-1
2.1 Purpose ..................................... 2.1-2
2.2 Existing Development. . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2.1-3
2.3 Approved Projects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2.1-3
2.4 EastLake 1 SPA Plan Amendment Development Summary. . . . . .. 2.1-5
FACILITY ANALYSIS .................................. 3.1-1
3.1 Facility Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 3.1-2
3.2 EastLake I Facility Status .......................... 3.2-2
3.3 Traffic...................................... 3.3-2
3.3.1 Background . . . . . . . . . . . . . . . . . . . . . . . . . . .. 3.3-2
3.3.2 Project Processing Requirements . . . . . . . . . . . . . .. 3.3-2
3.3.3 Existing Traffic Facilities ................... 3.3-2
3.3.4 Basis of Analysis ........................ 3.3-2
3.3.5 Traffic Facility Requirements . . . . . . . . . . . . . . . .. 3.3-4
3.3.6 Mass Transit . . . . . . . . . . . . . . . . . . . . . . . . . .. 3.3-7
3.3.8 Financing Traffic Improvements ............... 3.3-11
3.3.9 Threshold Standard ....................... 3.3-12
3.3.10 Threshold Adequacy Analysis . . . . . . . . . . . . . . . . . 3.3-12
3.3.11 Threshold Compliance ..................... 3.3-12
3.4 Police ...................................... 3.4-2
3.4.1 Background . . . . . . . . . . . . . . . . . . . . . . . . . . .. 3.4-2
3.4.2 Project Processing Requirements ....... . . . . . . .. 3.4-2
3.4.3 Existing Police Facilities . . . . . . . . . . . . . . . . . . .. 3.4-2
3.4.4 Police Facility Requirements ................. 3.4-3
3.4.5 Financing Police Facilities . . . . . . . . . . . . . . . . . .. 3.4-3
3.4.6 Threshold Standard ....................... 3.4-4
3.4.8 Threshold Compliance ..................... 3.4-5
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3.5 Fire and Emergency Medical Service ................... 3.5-2
3.5.1 Background. . . . . . . . . . . . . . . . . . . . . . . . . . .. 3.5-2
3.5.2 Project Processing Requirements ........ . . . . . .. 3.5-2
3.5.3 Existing Fire Facilities ..................... 3.5-3
3.5.4 Fire Service Facility Requirements. . . . . . . . . . . . .. 3.5-4
3.5.5 Financing Fire Service Facilities ............... 3.5-5
3.5.6 Threshold Standard ....................... 3.5-6
3.5.7 Threshold Adequacy Analysis. . . . . . . . . . . . . . . .. 3.5-6
3.5.8 Threshold Compliance ..................... 3.5-6
3.6 Schools ..................................... 3.6-2
3.6.1 Background . . . . . . . . . . . . . . . . . . . . . . . . . . .. 3.6-2
3.6.2 Project Processing Requirements ........ . . . . . .. 3.6-2
3.6.3 Existing School Facilities ................... 3.6-3
3.6.4 School Facility Requirements ........ . . . . . . . .. 3.6-7
3.6.5 Financing School Facilities .................. 3.6-7
3.6.6 Threshold Standard ....................... 3.6-8
3.6.7 Threshold Compliance ..................... 3.6-8
3.7 Libraries..................................... 3.7-2
3.7.1 Background. . . . . . . . . . . . . . . . . . . . . . . . . . .. 3.7-2
3.7.2 Project Processing Requirements . . . . . . . . . . . . . .. 3.7-2
3.7.3 Existing Library Facilities ... . . . . . . . . . . . . . . .. 3.7-2
3.7.4 Library Facility Requirements. . . . . . . . . . . . . . . .. 3.7-3
3.7.5 Financing Library Facilities . . . . . . . . . . . . . . . . .. 3.7-4
3.7.6 ThresholdStandard....................... 3.7-5
3.7.7 ThresholdCompliance..................... 3.7-5
3.8 Parks and Recreation ............................. 3.8-2
3.8.1 Background. . . . . . . . . . . . . . . . . . . . . . . . . . .. 3.8-2
3.8.2 Project Processing Requirements ....... . . . . . . .. 3.8-2
3.8.3 Existing Park Facilities. . . . . . . . . . . . . . . . . . . .. 3.8-2
3.8.4 Park Requirements ....................... 3.8-5
3.8.5 Financing Park Facilities. . . . . . . . . . . . . . . . . . .. 3.8-6
3.8.6 Threshold Standard ....................... 3.8-6
3.8.7 Threshold Compliance ..................... 3.8-7
3.9 Water ...................................... 3.9-2
3.9.1 Background. . . . . . . . . . . . . . . . . . . . . . . . . . .. 3.9-2
3.9.2 Project Processing Requirements .. . . . . . . . . . . . .. 3.9-2
3.9.3 Existing Water Facilities . . . . . . . . . . . . . . . . . . .. 3.9-3
3.9.4 Water Facility Requirements. . . . . . . . . . . . . . . . .. 3.9-7
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3.10 Sewer ...................................... 3.10-2
3.10.1 Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.10-2
3.10.2 Project Processing Requirements ........ . . . . . . . 3.10-2
3.10.3 Existing Sewer Facilities . . . . . . . . . . . . . . . . . . . . 3.10-2
3.10.4 Sewer Facility Requirements ................. 3.10-3
3.10.5 Financing Sewer Facilities . . . . . . . . . . . . . . . . . . . 3.10-7
3.10.6 Threshold Standard ...................... 3.10-11
3.10.7 Threshold Compliance .................... 3.10-11
3.11 Drainage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.11-2
3.11.1 Background. . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.11-2
3.11.2 Project Processing Requirements .............. . 3.11-2
3.11.3 Existing Drainage Facilities ... . . . . . . . . . . . . . . . 3.11-2
3.11.4 Drainage Facility Requirements. . . . . . . . . . . . . . . . 3.11-3
3.11.5 Financing Drainage Facilities .. . . . . . . . . . . . . . . . 3.11-5
3.11.6 Threshold Standard. . . . ... . . . ... ......... . 3.11-5
3.11. 7 Threshold Compliance ..................... 3.11-5
3.12 Air Quality. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.12-2
3.12.1 Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.12-2
3.12.2 Threshold Standard ....................... 3.12-2
3.12.3 Threshold Compliance ..................... 3.12-2
3.13 Fiscal ...................................... 3.13-2
3.13. I Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3. 13-2
3.13.2 Project Processing Requirements ............... 3.13-2
3.13.3 Threshold Standard ....................... 3.13-2
3.13.4 ThresholdCompliance..................... 3.13-2
3.14 Civic Center .................................. 3.14-2
3.14. I Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.14-2
3.14.2 Existing Civic Center Facilities . . . . . . . . . . . . . . . . 3.14-2
3.14.3 Civic Center Requirements. . . . . . . . . . . . . . . . . . . 3.14-3
3.14.4 Financing Civic Center Facilities . . . . . . . . . . . . . . . 3.14-4
3.14.5 Threshold Standard ....................... 3.14-4
3.14.6 Threshold Compliance ..................... 3.14-4
3.15 Corporation Yard ............................... 3.15-2
3.15.1 Background. . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.15-2
3.15.2 Existing Corporation Yard Facilities . . . . . . . . . . . . . 3.15-2
3.15.3 Corporation Yard Requirements. . . . . . . . . . . . . . . . 3.15-2
3.15.4 Financing Corporation Yard Facilities . . . . . . . . . . . . 3.15-3
3.15.5 Threshold Standard ....................... 3.15-4
3.15.6 Threshold Compliance ..................... 3.15-4
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PUBLIC FACILITY FINANCE ............................. 4.1-1
4.1 Public Facility Finance . . . . . . . . . . . . . . . . . . . . . . . . . . .. 4.1-2
4.1.1 Overview. . . . . . . . . . . . . . . . . . . . . . . . . . . .. 4.1-2
4.1.2 Subdivision Exactions. . . . . . . . . . . . . . . . . . . . .. 4.1-2
4.1.3 Development Impact Fee Programs ............. 4.1-3
4.1.4 Debt Finance Programs ..................... 4.1-4
4.1.5 Other Methods Used to Finance Facilities. . . . . . . . .. 4.1-5
4.1.6 Public Facility Finance Policies. . . . . . . . . . . . . . .. 4.1-6
4.1. 7 Cumulative Debt . . . . . . . . . . . . . . . . . . . . . . . .. 4.1-7
4.1.8 Lifecyc1e Cost .......................... 4.1-8
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Eastuke I SPA Plan Amendment
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Title Pa~e
I Regional Location Map ............................... 1.1-6
2 Development Phasing Forecast (5 to 7 Years) Summary. . . . . . . . . . .. 2.1-4
3 Adopted and Proposed Land Uses ......................... 2.1-6
4 Adopted EastLake Village Center and Business Center SPA ......... 2.1-7
5 Proposed EastLake I SPA Land Use Plan .................... 2.1-8
6 EastLake Activity Center Planned Areas . . . . . . . . . . . . . . . . . . . .. 2.1-9
7 Proposed Phasing of Medical Center ....................... 2.1-10
8 Status of EastLake I Public Facility Requirements ............... 3.2-3
9 Existing Water Facilities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 3.9-6
10 Existing Reclaimed Water Facilities. . . . . . . . . . . . . . . . . . . . . . . . 3.9-10
II Wastewater Comparison . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.10-8
12 Existing Sewer Facilities .............................. 3.10-9
13 Telegraph Canyon Sewer Basin Plan ...................... 3.10-10
14 Proposed On-Site Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.11-4
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Executive Summarv
OVERVIEW
This Public Facilities Finance Plan (PFFP) has been prepared for two purposes: One, the
PFFP is required to address the original Eastlake I Sectional Planning Area (SPA) Plan in
terms of a proposed amendment which would permit the construction of a Kaiser
Permanente Medical Center; and two, the PFFP would update and replace the original
Eastlake I PFFP and serve as the annual update as required of the original SPA ordinance
and including the Salt Creek I Amendment and the East Lake Business Center Amendment.
Medical facilities are regulated by the Office of Statewide Health Planning and Develop-
ment. As such, this State agency oversees the enforcement of State building standards and
the issuance of building permits. However, at the City's request, the State will consult
with the City and will not issue a building permit for the Kaiser Permanente Chula Vista
Medical Center until the City indicates that the special requirements identified in this PFFP
have been met.
This PFFP has been prepared under the requirements of the City of Chula Vista's Growth
Management Program and Implementation Ordinance No. 2448. The preparation of the
PFFP is required in conjunction with the preparation of or an amendment to the Sectional
Planning Area Plan (SPA) to ensure that the phased development of the project as amended
is consistent with the overall goals and policies of the City's General Plan and Growth
Management Program and to ensure that the development of the project will not adversely
impact the Quality of Life Standards.
The PFFP is based upon the land use changes as requested in the SPA amendment as
identified in Figure 4 of this document. The EastLake I SPA Plan Amendment project is
proposed to be developed in three phases. The PFFP begins by analyzing the existing
demand for facilities based upon the demand from existing development and those projects
with approved final and tentative maps. Projects which currently have a final or tentative
map have committed facility capacity and are the "approved" projects. Then, the PFFP
uses the proposed developer phasing of the East Lake I SPA Plan Amendment project, as
shown in the Sectional Planning Area Plan (SPA), to determine the impacts associated with
each phase of the project.
Phasing of the future development of this project is done to predict when additional or
upgraded facilities will be needed to meet or maintain compliance with the City's Quality
of Life Standards. When specific thresholds are projected to be reached or exceeded based
upon the analysis of the phased development of the East Lake I SPA Plan Amendment
project, the PFFP provides recommended mitigation necessary for the continued compliance
with the Growth Management Program and Quality of Life Standards. The PFFP may
indicate that the proposed development phasing requested should be limited or reduced until
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certain actions are taken to guarantee public facilities will be available or provided to meet
the Quality of Life Standards.
Since this PFFP is a regulatory document, each facility section contains recommended
requirements to ensure that compliance wiIl be maintained with the City's overall Growth
Management Program. This Executive Summary includes a list of recommended General
and Special Conditions for the EastLake I SPA Plan Amendment project.
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General Conditions for EastLake I SPA Plan Amendment
Public Facilities Finance Plan
1. All development within the boundaries of the PFFP for the EastLake I SPA Plan
Amendment shall conform to the provisions of Section 19.09 of the Chula Vista
Municipal Code (Growth Management Ordinance) and to the provisions and
conditions of this Public Facilities Finance Plan.
2. All development within the boundaries of the PFFP for the EastLake I SPA Plan
Amendment shall be required to pay a deveJopment impact fee for public facilities
and a transportation development impact fee pursuant to the most recently adopted
program by the City Council, and as amended from time to time as well as all
other applicable fees. Development within the boundaries of the Eastl..ake I SPA
Plan Amendment PFFP shall also be responsible for any additional fees to be
incorporated into this plan that are found to be necessary to enable facilities to meet
the adopted performance standard.
3. The City of Chula Vista shall monitor all facilities required by the provisions of the
Chula Vista Municipal Code pursuant to the requirements of the City's Growth
Management Program.
4. Amendment to the Public Facilities Finance Plan is anticipated to incorporate newly
acquired data, to add conditions and upgrade standards as determined through the
required monitoring program. Amendment of this Plan may be initiated by action
of the Planning Commission, City Councilor property owners at any time. Any
such amendments must be approved by the City Council.
5. If a public facility or service is found not to be in conformance with an adopted
Quality of Life performance standard during the yearJy monitoring or at any other
time, the matter will be immediately brought before the City Council. If the City
Council determines that a non-conformance does exist, then no future building or
development permits shall be issued until amendment of the PFFP is approved by
the City Council which addresses those facility shortfalls and brings those facilities
into conformance with the adopted Quality of Life Standards.
6. After adoption of this Plan by the City Council, no building permits will be
allowed without compliance with the Quality of Life Standards.
7. Approval of this PFFP does not constitute prior environmental review for projects
within the boundaries of this Plan. All future projects with the boundaries of this
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PFFP shall undergo environmental review as determined appropriate by the City
of Chula Vista.
9. Approval of this PFFP does not constitute prior discretionary review for projects
within the boundaries of the Plan. All future projects within the boundaries of the
EastLake I SPA Plan Amendment shall undergo review as detailed in the Chula
Vista Municipal Code. This PFFP analyzes the maximum allowable development
potential for planning purposes only. The approval of this plan does not guarantee
specific development densities or land uses.
10. Each facility addressed within the facility section of this report has been analyzed
in terms of the facility's master plan developed by the appropriate jurisdiction. As
such, the facilities are consistent with the adopted master plan and the City's
adopted General Plan in terms of providing adequate levels of service for the land
uses identified.
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Special Conditions for EastLake I SPA Plan Amendment
Public Facilities Finance Plan
TRAFFIC
Requirement 3.3.1: (EIR Mitigation Measure 4.3.4.1)
Unless a development agreement for the Kaiser CUP otherwise provides for and
contains a mechanism assuring that the thresholds are not violated, the City may
withhold building permits for any units in the subject development if:
. Regional development threshold limits set by the then current adopted
Eastern Chula Vista Transportation Phasing Plan have been reached, or
. Level of service exceeds the threshold standards in the then effective
Growth Management Ordinance.
Requirement 3.3.2: (EIR Mitigarion Measure 4.3.4.2)
The developers of the project shall pay their Development Impact Fees, including
the Eastern Area DIF for Streets, to mitigate the impacts of the project.
Requirement 3.3.3: (EIR Mirigarion Measure 4.3.4.3)
Prior to issuance of a building permit for any building within the Village Center
(VC-I), that takes access on, or is adjacent to, a needed improvement; or prior to
the issuance of a building permit for Phase III of the Kaiser Medical Center, the
following project-specific improvements shall be constructed or otherwise assured
to the satisfaction of the City Engineer: (I) EastLake Parkway shall be widened
to six lanes between Otay Lakes Road to north of Fenton Street; (2) improvements
including traffic signals shall be made at the intersections of EastLake Parkway
with Fenton Street and Miller Road, and (3) Otay Lakes Road shall be widened to
eight lanes between EastLake Parkway and SR-125.
Requirement 3.3.4: (E1R Mirigarion Measure 4.3.4.4)
The median on Otay Lakes Road, between State Route 125 and EastLake Parkway
shall be designed to allow mid-block left turns into the properties on the north and
south sides of Otay Lakes Road. The driveways on Otay Lakes Road shall be
restricted to right turns in and out. No traffic signal will be permitted.
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RequiremenJ 3.3.5: (EIR Mitigation Measure 4.3.4.5)
Prior to approval of the proposed SPA Plan Amendment, the Conceptual Master
Precise Plan and supporting text in the EastLake Activity Center Planning
Guidelines shall be revised to provide an access from the future State Route
l25/0tay Lakes Road northbound off ramp to Fenton Street. The location of this
access shall be coordinated with Caltrans. The access shall be constructed from
Otay Lakes Road to Fenton Street, or otherwise assured to the satisfaction of the
City Engineer, prior to issuance of any building permit for development within
VC-I which requires access, or would benefit by access to this connection, or any
building permit within the Kaiser Medical Center.
RequiremenJ 3.3.6: (EIR Mitigation Measure 4.3.4.6)
The CUP for the medical center shall be conditioned to prohibit approval for the
building permit for Phase III unless the City Manager or his designee is satisfied
that adequate capacity exists to accommodate the additional traffic by one or any
combination of the following means:
(I) The applicant obtains an agreement which obligates EastLake to defer building
permits for development previously listed as "approved" in the ECVTPP and which
has been included in the traffic study in this EIR for the Pre-SR 125 condition,
provided that the City agrees that subtracting the traffic impacts from such deferred
development eliminates the significant traffic impacts of Phase III identified for the
Pre-SR 125 Condition; or
(2) Additional traffic studies, which may review the actual traffic generation of
Phase I and Phase II medical facilities, indicate that to the satisfaction of the City
Manager or his designee, that adequate capacity exists to accommodate the
additional Phase III traffic; or
(3) Additional traffic studies, which establish "additional capacity" in the existing
roadway system, indicate to the satisfaction of the City Manager or his designee
that adequate capacity exists to accommodate the additional Phase III traffic. This
does not necessarily mean that all additional traffic capacity will automatically be
allocated to EastLake and/or the Kaiser Permanente Chula Vista Medical Center;
or
(4) The "Approved Projects" assumptions of the City's Transportation Phasing
Plan ("TPP") are revised to show that adequate capacity exists to accommodate
additional traffic. This does not mean that all additional traffic capacity will
automatically be allocated to EastLake and/or the Kaiser Permanente Chula Vista
Medical Center; or
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(5) Applicant and/or other developers implement transportation demand
management measures which in the opinion to the City Manager or his designee
will create adequate capacity to accommodate additional traffic. This does not
necessarily mean that all additional traffic capacity will automatically be allocated
to EastLake and/or the Kaiser Permanente Chula Vista Medical Center; or
(6) Currently planned or assumed development within the eastern regions of the
City are reduced or eliminated or any other facts or assumptions come to the
attention of the City Manager or his designee indicating that adequate capacity
exists to accommodate additional traffic; or
(7) SR 125 or an acceptable interim facility has been assured.
Requirement 3.3.7: (EIR Mitigation Measure 4.3.4.7)
Prior to issuance of a building permit for Phase III of the medical center, the
applicant may, at its option, submit a traffic study acceptable to the City Engineer
and completed under the direction of a registered traffic engineer. This study may
compare the actual trip generation rate based on the total trip count of the medical
center and various other factors and assumptions used in the ErR and determine
what modifications, deletions, or additions to the road improvements, if any, will
be necessary to accommodate Phase III traffic volumes.
Requirement 3.3.8: (EIR Mitigation Measure 4.3.4.8)
If construction of SR 125 or an acceptable interim facility becomes a condition to
the occupancy of Phase III under Mitigation Measure 4.3.4.6, then prior to
issuance of any building permits for Phase III of the medical center, a Project
Study Report shall be approved by Caltrans for the construction of a northbound
on ramp and southbound off ramp on State Route 125 at EastLake Parkway unless
traffic studies indicate the ramps will not be required; then the Project Study
Report is not required. If the ramps are required as a result of the project study,
construction of these ramps shall be completed, or financially assured to the
satisfaction of the City Engineer and CaHrans, prior to issuance of a building
permit for any building within Phase III. Financial assurance means any
mechanism in place, either through a regional funding mechanism or payments by
local development, that will guarantee that the funding is available to construct the
improvements when required.
Requirement 3.3.9:
Bicycle storage facilities shall be provided In accordance with City approved
standards.
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Reqwrement 3.3.10:
Preferred vehicle parking areas shall be provided at major use facilities to
accommodate ride-sharing parking.
Reqwrement 3.3.11:
A program shall be created to implement private employer transportation projects.
Reqwrement 3.3.12:
A Park and Ride Transportation Center shall be dedicated and constructed to
accommodate four or five buses and passenger shelters designed to approved City
standards. Up to 120 parking spaces shall be provided on private commercial
property and shall be an extension of the parking facilities planned to serve the
commercial development.
Reqwrement 3.3.13:
Bus turnouts shall be incorporated into the design of major intersections and bus
benches shall be located appropriately with City approval.
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EastLake / SPA Plan Amendment
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Requiremelll 3.3.14:
An analysis shall be prepared to determine the maximum need for funds (beyond
Transportation Development Act Fund sources) to subsidize, if necessary, line haul
transit operations serving EastLake I.
Requiremelll 3.3.15:
The developer shall design and plan a facility in conjunction with the EastLake
Commercial and EastLake Retail Center located north of Otay Lakes Road
(Telegraph Canyon Road) and west of EastLake Parkway (Unit 3, Lot 44 of TM
84-7) which connects the community trail from EastLake I to EastLake II. The
design for the pedestrian facility shall be submitted to the City Engineer who shall
consider alternatives and accept or reject them.
Requiremelll 3.3.16:
The developer shall construct the bridge or acceptable alternative prior to or
concurrent with the construction of the commercial and retail center as identified
above. The City shall be entitled to condition the initial commercial/retail
development precise plan with provisions which specify the timing of the
construction of the pedestrian facility. Such provisions may restrict the issuance
of building permits within the commercial/retail development to ensure the
construction of the facility occurs as required by the vehicular and pedestrian traffic
in the vicinity of the community trail pedestrian facility between East Lake I and II.
POLICE
Requiremelll 3.4.1:
Compliance will be satisfied with the payment of Public Facilities Fees at the rate
in effect at the time building permits are issued.
FIRE
The City will continue to monitor fire department responses to emergency fire and
medical calls and report the results to the GMOC on an annual basis. In addition,
the following requirements have been identified.
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Em.tLake I SPA Plall Amelldmellt
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Requirement 3.5.1: (EIR Mitigation Measure 4.10.4.4)
Prior to the issuance of a building permit, a facility to adequately respond to fire
emergencies shall be operational.
Requirement 3.5.2: (EIR Mitigation Measure 4.10.4.10)
Prior to submission of a building permit application, Kaiser Permanente shall
deposit with the City of Chula Vista adequate funds to provide reimbursement to
the City through a deposit account for full costs related to plan check and fire
inspection services. The City, at its option, may hire contractual fire inspectors to
provide this service.
Requirement 3.5.3: (EIR Mirigation Measure 4.10.4.11)
Prior to the issuance of the building permit for the proposed Kaiser Permanente
Chula Vista Medical Office Building, construction plans shall incorporate fire
department standards. The construction plans shall be reviewed and approved by
the Fire Marshall or designee. The standards shall include, but not be limited to,
the following:
. Fire flow shall be 8,000 gpm. This may be reduced to 4,000 if all structures
are provided with a fire sprinkler system.
. Commercial fire hydrants will be required; locations to be determined with
plan review.
. A fire alarm system will be required.
. The project will require 20-foot access and unimpaired vertical clearance of
13'6" minimum for fire apparatus.
SCHOOLS
No special conditions are required at this time.
LmRARIES
Requirement 3. 7.1 :
The dedication of a one acre library site if the City determines that a branch library
site is appropriate within the EastLake Planned Community area. The library site
would be incorporated within the EastLake Village Center area with the actual site
to be determined by the City in the context of subsequent site plan approval
processes associated with the project area.
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EXECUTIVE SUMMARY
Requiremelll 3.7.2:
The provision of an interim storefront library intended to be up to 4,000 square
feet within the EastLake Village Center provided at no cost to the City for a period
of 5 years. In addition, funding for I year for 2 librarians, 4 clerks and 6 part-
time aides as well as for the purchase of 7,000 to 8,000 books (approximately
$10.00 each) is required.
Requiremelll 3.7.3:
The payment of the Public Facilities Fee for library facilities at the rate in effect
at the time building permits are issued.
PARKS AND RECREATION
No special conditions are required at this time.
OPEN SPACE AND TRAILS
The maintenance of trails and open space which lie within public easements or on
which the City holds title in fee will be considered for funding through the use of
an Open Space Maintenance District formed pursuant to the provisions of the
Landscape and Lighting District Act of 1972 or other appropriate land-secured
public financing mechanism.
WATER
Requireme1ll3.9.1: (EIR Mifigarion Measure 4./0.4.2)
Prior to the issuance of a building permit, the developer shall comply with Otay
Water District's fee policies or existing agreements with OWD relating to terminal
storage.
SEWER
Requiremelll 3./0.1: (EIR Mifigafion Measure 4./0.4.3)
Prior to the issuance of a building permit, the developer shall satisfy the wastewater
development fee obligation including sewer capacity fees, as adopted by the City
of Chula Vista, to fund trunk sewer and other upgrades identified by the City for
the Telegraph Canyon Trunk Sewer.
XVII
EastLake I SPA Plall Amelldmellt
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EXECUTIVE SUMMARY
Requirement 3.10.2: (EIR Mitigation Measure 4.10.4.7)
Prior to the issuance of a building permit, the developer(s) shall be required to pay
for all costs associated with revising the Telegraph Canyon Sewer Basin Plan to
include the additional flows associated with the medical center. The revised plan
will stipulate any additional required improvements and any changes in phasing.
Prior to approval of final building plans for the medical center, the developers shall
pay the total cost of any facility required to specifically serve the medical center
within the SPA I area and its proportionate share of cost of basin-wide serving
improvements included in the Revised Basin Plan.
Requirement 3.10.3: (EIR Mitigation Measure 4.10.4.8)
Prior to issuance of the building permits for Phases I and II, sewer capacity fees
shall be paid based on projections included in Section 4.10 and Appendix J of the
EIR.
Requirement 3.10.4: (EIR Mitigation Measure 4.10.4.9)
Prior to issuance of the building permit for Phase III, sewerage generated by
Phases I and II will be evaluated. Sewer capacity fees for all three phases of the
proposed medical center shall be adjusted based on the actual sewage volume
generated in Phases I and II. Payment of fees shall occur prior to issuance of the
building permit for Phase III.
DRAINAGE
Requirement 3.11.1: (EIR Mitigation Measure 4.6.4.1)
Prior to issuance of a grading permit, a temporary maintenance program shall be
established by the developer(s) to minimize the effects of soil erosion and debris.
The program shall include temporary erosion control planning during construction
in accordance with standards established by the City of Chula Vista such as the use
of sandbags, silt fences, landscaping, and temporary desilting basins.
Development of the subject project must comply with all applicable regulations
established by the United States Environmental Protection Agency (EPA) as set
forth in the National Pollutant Discharge Elimination system (NPDES) permit
requirements for urban runoff and storm water discharge.
In addition, the developer shall be required to obtain an NPDES construction
permit from the State Water Resources Control Board and to submit pollutant
xviii
EasrLake I SPA Plan Amendment
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EXECUTIVE SUMMARY
FISCAL
A Fiscal Impact Analysis was prepared as part of the EIR for this project. The
analysis is included in its entirety in Appendix I of the EIR. At ultimate buildout,
the proposed plan will have a $180,987 per year greater positive fiscal impact on
the City than would result from the buildout of the current plan.
CMC CENTER
Requireme1l1 3.14.1:
Civic Center facilities will be funded through the collection of the Public Facilities
Fees at the rate in effect at the time building permits are issued.
CORPORATION YARD
Requireme1l1 3.15.1:
Corporation yard facilities will be funded through the collection of Public Facility
Fees at the rate in effect at the time building permits are issued.
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EastLake I SPA Plan Amenomelll
Public Facilities Finance Plan
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1.0 INTRODUCTION
1.1-1
EasrLake I SPA Plan Amendmellf
Public Facilities Finance Plan
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INTRODUCTION
1.0 INTRODUCTION
1.1 Overview
The City of Chula Vista has looked comprehensively at issues dealing with
development and the additional impacts it places on public facilities and services.
The approval of the Threshold Ordinance and the General Plan update were the
first steps in the overall process of addressing growth related issues. The second
step in this process was the development and adoption of a specific Growth
Management Element which set the stage for the creation of the City's Growth
Management Program.
The adoption of Growth Management Program and Implementing Ordinance No.
2448 formalized on May 28, 1991, a comprehensive system to manage future
growth. These documents implement the Growth Management Element of the
General Plan, and establish a foundation for carrying out the development policies
of the City by directing and coordinating future growth in order to guarantee the
timely provision of public facilities and services.
The Growth Management Ordinance requires a Public Facilities Finance Plan
(PFFP) to be prepared concurrently with a Sectional Planning Area (SPA) Plan.
The contents of the PFFP are governed by Section 19.09.060 of the Growth
Management Ordinance which requires that the plan show how and when the public
facilities and services as identified in the Growth Management Program will be
installed or financed.
1.2 Purpose
The purpose of the Public Facilities Finance Plan is to implement the City's
Growth Management Program and to meet the General Plan goals and objectives
as well as the Growth Management Element goals and objectives. The Chula Vista
Growth Management Program implements the City's General Plan and Zoning
Ordinance by ensuring that development occurs only when necessary public
facilities and services exist or are provided concurrent with the demands of new
development.
Central to the Growth Management Program is the requirement that a Public
Facilities Finance Plan (PFFP) be prepared for future development projects
requiring either a Sectional Planning Area Plan (SPA) or a tentative map.
This Public Facilities Finance Plan (PFFP) has been prepared for two purposes:
One, the PFFP is required to address the original Eastlake I Sectional Planning
1.1-2
EastLake I SPA Plall Amelldmellt
Public Facilities Fillallce Plall
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INTRODUCTION
Area (SPA) Plan in terms of a proposed amendment which would permit the
construction of a Kaiser Permanente Medical Center; and two, the PFFP would
update and replace the original Eastlake I PFFP and serve as the annual update as
required of the original SPA ordinance and including the Salt Creek I Amendment
and the EastLake Business Center Amendment.
1.3 Threshold Standards
City Council Resolution No. 13346 approved eleven public facilities and services
with related threshold standards and implementation measures, which were listed
in a policy statement dated November 17, 1987 and have subsequently been refined
based on recommendations from the Growth Management Oversight Commission
(GMOC).
The eleven are:
. Traffic
. Police
. Fire/EMS
. Schools
. Libraries
. Parks and Recreation
. Water
. Sewer
. Drainage
. Air Quality
. Fiscal
During the development of the Growth Management Program two new facilities
were added to the list of facilities to be analyzed:
. Civic Facilities
. Corporation Yard
Threshold standards are used to identify when new or upgraded public facilities are
needed to mitigate the impacts of new development. Building permits will not be
issued unless compliance with these standards can be met. These threshold
standards have been prepared to guarantee that public facilities or infrastructure
improvements will keep pace with the demands of growth.
1.1-3
EastLakR I SPA Plan Amendmen'
Public Facilities Finance Plan
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INTRODUCTION
1.4 EastLake I SPA Plan and Amendment
A Master Environmental Impact Report was completed for the 3,073-acre EastLake
community in February, 1982, which considered the impacts associated with the
annexation of the project site from the County of San Diego to the City of Chula
Vista, as well as the potential impacts associated with the implementation of a
General Plan amendment, prezoning, and General Development Plan for the future
EastLake development. The discretionary actions associated with the EastLake
proposal, including the zoning of the project area to Planned Community (PC) and
adoption of the EastLake Policy Plan, were approved by the City of Chula Vista
in August, 1982.
In 1984, a Sectional Planing Area (SPA) Plan was developed for 1,268 acres of the
3,073-acre EastLake community. This SPA Plan, referred to as EastLake I, was
prepared as a refinement and implementation framework for the Planned
Community zoning applied to the site in 1982. The planning area included 282
acres of residential development located to the west of the right-of-way for the
future State Route 125, 157.3 acres of business center development located
generally to the north and east of EastLake Parkway, 71.8 acres of Village Center
development, and an additional 320.7 acres of future residential development that
has since been incorporated into a separate SPA Plan, the EastLake Greens SPA.
The East Lake I SPA Plan was approved in February, 1985.
Required together with the EastLake I SPA Plan was the preparation and adoption
of a Public Facilities Financing Plan (PFFP). The PFFP, adopted February 19,
1985, provided a framework for the financing of necessary public facilities to serve
the residences and businesses within EastLake 1.
The purpose of this EastLake I SPA Amendment PFFP is two fold, First, the
updated PFFP addresses the construction and operation of a proposed Kaiser
Permanente Medical Center on a part of the 71.8-acre Village Center. The actual
changes in land use between the adopted SPA and the proposed amendment are
identified in Figure 4. The second purpose is to provide an update of the original
PFFP which will satisfy the original SPA I requirement that the SPA I PFFP be
updated annually.
1.S Public Facilities Finance Plan Boundaries
Section 19.12.070 of the Growth Management Implementation Ordinance requires
that the boundaries of the PFFP shall be established by the City at the time a SPA
Plan or Tentative Map is submitted by the applicant. The boundaries shall be
based upon the impact created by the Project on existing and future need for
1.1-4
Eas/Lake I SPA Plan Amendmelll
Public Facilities Finance Pian
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II
INTRODUCTION
facilities. The project boundaries will correlate the proposed development project
with existing and future development proposed for the area of impact to provide
for the economically efficient and timely installation of both onsite and offsite
facilities and improvements required by the development. In establishing the
boundaries for the PFFP, the City shall be guided by the following considerations:
1. Service areas, drainage, sewer basins, and pressure zones which serve the
Project;
2. Extent to which facilities or improvements are in place or available;
3. Ownership of property;
4. Project impact on public facilities relationships, especially the impact on the
City's planned major circulation network;
5. Special district service territories;
6. Approved fire, drainage, sewer, or other facilities or improvement master
plans.
The boundaries of the PFFP for the EastLake I SPA Plan Amendment project are
congruent with the Sectional Planning Area (SPA) Plan boundaries.
1.1-5
EasrLake I SPA Pial! AmetJdmelll
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EASTLAKE I SPA PLAN AREA
BOUNDARY
1./vt,:'1 EASTLAKE ACTIVITY CENTER &
"" EASTLAKE BUStESS CENTER
REGIONAL LOCATION MAP
N
.
NO SCALE
FIGURE
1
....
...
2.0 LAND USE ASSUMPTIONS
2.1-1
EasrLake I SPA Plan Amendmellf
Public Faci/ir;es Finance Plan
~
~AND USE ASSUMPTIONS
2.0 LAND USE ASSUMPTIONS
2.1 PuRPOSE
The purpose of this section of the PFFP is to quantify how the EastLake I SPA
Plan Amendment project will be analyzed in relationship with all other projects
which are at some stage in the City's overall development process. The Growth
Management Program addressed the issue of development phasing in relationship
to location, timing, and fiscal/economic considerations.
Based upon the overall elements to be considered when projecting the phasing of
development and policies contained in the Growth Management Program, the City
was able to forecast where and when development will take place and produced a
5 to 7 year Development Phasing Forecast. Since the approval of the Growth
Management Program, the development phasing forecast has been updated and will
be updated annually as facility improvements are made and the capacity for new
development becomes available.
The specific factors which effect the development phasing forecast include the Otay
Municipal Water District Allocation Program, the future construction of State
Route 125, the status of development approvals and binding development
agreements. These components were reviewed as part of this PFFP in conjunction
with the requirement to provide facilities and services, concurrent with the demand
created by the EastLake I SPA Plan Amendment project, to maintain compliance
with the threshold standards.
The management of future growth includes increased coordination of activities of
the various City departments as well as with both School and Water Districts which
serve the City of Chula Vista. The development phasing forecast enables the City
to prioritize and maximize limited staff resources in order to focus efforts on the
highest priority projects in the forecast. The development phasing forecast (5 to
7 years) is a method which will be used to effectively and efficiently manage future
development.
As indicated in the Growth Management Program, accuracy of the forecast is
dependent upon numerous outside influences which affect the overall demand for
new development. The first 12 to 18 months of the forecast will be more accurate
and subsequent years less accurate due to lower levels of development approval and
corresponding agreements to provide public facilities. These later years are subject
to change and will become more accurate as development entitlements are solidified
and public facilities are guaranteed.
2.1-2
EaslLake I SPA Plan Amendment
Public Facilities Finance Plan
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I
LAND USE ASSUMPTIONS
The PFFP for the EastLake I SPA Plan Amendment will begin analyzing the
existing demand for facilities based upon the demand from existing development
and those projects with approved final and tentative maps. Projects which currently
have a final or tentative map have committed facility capacity and are the
"approved" projects. Then, the PFFP will use the proposed phasing of the
EastLake I SPA Plan Amendment project, as shown in the revised Sectional
Planning Area Plan (SPA), to determine the impacts associated with each phase of
the proj ect.
2.2 Existing Development
As a starting point, the PFFP will consider all existing development up to June 30,
1991 as the base condition. This information is based upon City of Chula Vista
Planning Department Annual Residential Development Forecast. This report
quantified the population of the City as of June 30, 1991 to be 139,150. The
population west of Interstate 805 was identified to be 100,042 and east of Interstate
805 to be 39, J08.
For the purposes of projecting future population generation, the State Department
of Finance April, 1990 population coefficient of 2.693 persons per equivalent
dwelling unit will be used throughout this Public Facilities Finance Plan for the
approved projects. This coefficient has been confirmed for use in the PFFP by the
Planning Department.
For the purposes of calculating the specific EastLake I SPA Plan Amendment
project facility population, the following April, 1990 State Department population
coefficients will be used where appropriate:
1.
2.
3.
4.
Single Family Detached
Single Family Attached
Multi-Family up to 40 du's
Multi-Family - 5 du's or more
3.24 personsfdu
3.04 personsfdu
2.72 personsfdu
2.31 personsfdu
2.3 Approved Projects
The total number of "Approved" Projects on June 30, 1991, included 8,723
dwelling units. Additionally, there were 261.6 acres of industrial and 88.5 acres
of commercial land in the "Approved" Projects category. The approved projects
are considered to have committed facility capacity.
2.1-3
EnsrLake I SPA Plan Amendmem
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LAND USE ASSUMPTIONS
A summary of the latest development phasing forecast is shown below.
fiGURE 2
DEVELOPMENT PHASll'iG FORECAST (5 TO 7 YEARS) SUMMARY'
Dwelling Industrial Commercial
Units Acres Acres
Project Remaining Remaining Remaining
Development Nwnber on 7-1-91 on 7-1-91 on 7-1-91
Rancho Del Rey I 88-1 1.080 76.2 6.6
EastLake I 84-9 2 66.0 34.2
Ladera Villas 89-3 0
Woodcrest Terra Nova 89-6 37
Woodcrest S.W. 89-8 17
Canyon View 88-8 0
Olympic Training Center 90-5 10.2
Rancho Del Rey 11 89-5 567
Salt Creek I 89-9 550
EastLake Greens 88-3 2.449 19.0
Sunbow 87-8 1.946 46.0 1l.0
Village Center (E.L.I.) 84-9 405
Montillo 89-14 290
Rancho Del Rey III 90-2 1,380
Redevelopment 20.0 7.5
Otay Rio Business Park 87-6 53.4
Totals 8,723 261.6 88.5
As of June 30, 1991 as reported by the City Planning Department.
2
aTe do~s not require a h:ntatiw map. The approval in.:ludes 300 heds for athldes.
2.1-4
Eas/LakE J SPA Plall AmelldmefJ/
Public Fllcili/ies Fillallce Plall
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LAND USE ASSUMPTIONS
2.4 EastLake I SPA Plan Amendment Development Summary
Development levels for both the EastLake I SPA document approved on February
19, 1985 and the current EastLake I SPA Amendment are presented in Figure 4 for
comparison purposes. The original SPA has been amended several times since
1985. In September, 1989, the SPA Plan was amended to change the land use on
the approximately 130 acres at the northeasterly and southeasterly quadrants of the
proposed extension of East "H" Street and the proposed State Route 125. The land
use for this area (now known as Salt Creek I) changed from employment to resi-
dential (Resolution No. 15298). Although owned by a separate developer, Salt
Creek I remains within the EastLake I SPA Plan area. In addition, as part of the
consolidation oflots in the E-lO parcel, Street "COO (now called Boswell Street) was
truncated, and the western-most extension of the street now terminates in a cul-de-
sac. These two changes have been incorporated into the proposed EastLake I SPA
Plan Amendment.
As stated in the introduction of this PFFP, it is proposed that a Kaiser Permanente
Medical Center be constructed on a part of the original 71.8-acre Village Center
site. The medical center is proposed to be placed on the northern 30.6 acres of the
amendment area. The proposed medical center would be implemented in three
phases, and construction of the first two phases would occur over a five year
period, ending in 1997. Construction of the third and final phase would occur
once it is determined that there is sufficient demand for additional facilities within
the medical center. At buildout, the medical center would contain 439 hospital
beds (820,000 square feet of hospital) and 485,000 square feet of medical and
administrative offices.
2.1-5
EasrLake I SPA Plan Ament/me",
Public Facilities Finance Plan
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LAND USE ASSUMPTIONS
FIGURE 3
ADOPTED AND PROPOSED LAND USES
Adopted Original Proposed Amended
Land Uses SPA DU's/Acres' SPA DU's/Acres
Single Family Detached 640.0 640.0
Single Family Attached (Condo) 1,339.0 1,339.0
Multi-family 405.0 0.0
Total Residential DU's 2,384.0 1,979.0
Activity Center
Retail 22.2 17.3
Office/Commercial 12.0 6.0
O.S./PubJic Faci!. 19.6 11.9
Medical Center N/A 30.6
Residential (405 MF) 18.0 0.0
Employment N/A 2.02
Comm. Purpose Faci!. N/A 4.0
Subtotal 71.8 71.8
Employment Park 157.3 125.8
Open Space 74.2 8.2
Parks 9.1 9.1
Subtotal Acreage 332.0 214.9
Salt Creek Amendment 0.0 94.5
State Route 125 Right-of-Way 0.0 3.0
TOT AL ACREAGE 312.4 312.4
Source: Exhibit 6 of the February 1985 EastLake I SPA Plan.
2
To be removed from the EastLake Activity Center.
2.1-6
EasrLake I SPA Plan Amelldmelll
Public Facilities Finance Plan
,-
..
...
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NO SCALE
PROPOSED EASTLAKE I SPA
LAND USE PLAN
FIGURE
5
,-
SoUI't'C: Cinti &r: Associates. 1/16/92
-
~
PROJECT BOUNDARY
\
\
NOTE: SPECIFIC LAND USES INDICATED AS SYMBOLS ONLY.
"-r,(( ANAL LOCATION AND SIZE SUBJECT TO FINAL
~~ DR' DESIGN REQUIREMENTS
'tic
EASTLAKE ACTIVITY
CENTER PLANNING AREA B
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,en
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I
EAST1.AKE ACTIVITY
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AREAS F-H
EAST1.AKE ACTIVITY
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AREAS C-E
---- RO.W. UNE
....... SUB AREA
UNES
EAST1.AKE ACTtVrI"(
CENTER PLANNING AREA A
NOTI: : P1an EJemenI3 This area shown
1'101 To Scale for reference only
GREENSGATI:
EAST LAKE ACTIVITY CENTER
PLANNING AREAS
N
.0-
NO SCALE
FIGURE
6
Source I-:.astlake Adhiry Cencer DrIft M....tr Predse ptan. 2 92
-
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FIGURE
7
SCALE: ,', 30'
.
3.0 F ACILITY ANALYSIS
3.1-1
EasrLake I SPA Plan Amendmenr
Public Facilities Finll1lce Plafl
-
...
I
FACILITY ANALYSIS
3.1 FACILITY ANALYSIS
This portion of the PFFP contains II separate subsections for each facility
addressed by this report. Of the II, 9 have adopted threshold standards, while
Civic Center and Corporation Yard, do not have adopted standards.
The following figure highlights the level of analysis for each facility:
LEVEL OF ASALYSIS
East of Service Area Special
Facility Citywide 1-805 Sub-basin District
Traffic .I .I
Police .I
Fire/EMS .I .I
Schools .I
Libraries .I
Parks & Recreation .I
Watt:r .I .I
Sewt:r .I
Drainage .I
Air Quality .I
Fiscal! .I .I
Civic Center
Corporation Yard'
Each subsection analyzes the impact of the EastLake I SPA Plan Amendment based
upon the adopted Quality of Life Standards. The analysis is based upon the
specific goal, objective, threshold standard and implementation measures. The
current master plan or documents which are being used in place of a completed
master plan is used to determine facility adequacy and is referenced within the
facility section.
Each analysis is made based upon the specific project processing requirements for
that facility. as adopted in the Growth Management Program. These indicate the
Fis,;aJ is analyz.:d on a prnj,:cl-py-proj,:cl basis
2
Spc:cific Thrc:shold Standards hav.: nol been developed for lhese fadlities.
3.1-2
EasTLake I SPA Plan AmendmenT
Public Facilities Finance Plan
,-
...
~
I
FACILITY ANALYSIS
requirements for evaluating the project consistency with the threshold ordinance at
various stages (General Development Plan, Sectional Planning Area Plan/Public
Facilities Finance Plan, Tentative Map, Final Map and Building Permit) in the
development review process.
A service analysis section is included which identifies the service provided by each
facility. An existing facilities inventory is included along with those future
improvements which are guaranteed through the conditioning of an "Approved"
project or are scheduled to be made in the City's adopted Capital Improvement
Budget.
The existing plus approved demands for the specific facility are identified in the
subsection based upon the adopted threshold standard.
Each facility subsection contains an adequacy analysis followed by a detailed
discussion indicating how the facility is to be financed. The adequacy analysis
provides a determination of whether or not the threshold standard is being met and
the finance section provides a determination if funds are available to guarantee the
improvement. If the threshold standard is not being met, mitigation is recommend-
ed in the Threshold Compliance subsection which proposes the appropriate
conditions or mitigation to bring the facility into conformance with the threshold
standard.
3.1-3
EastLake I SPA Plall Amelldment
Puhlic Facilitie.r Finance Plan
..
...
~
3.2 EASTLAKE I FACILITY STATUS
3.2-1
EastLake I SPA Plan Amendment
Public Facilirie.<; Finance Plan
,-
EA"rLAKE FACILITY STATUS
3.2 EASTLAKE I FACILITY STATUS
The Public Facility Financing Plan for EastLake I dated February 19, 1985
identified 52 public facility projects required to be financed and/or constructed as
conditions of the Sectional Planning Area Plan (SPA). The plan addressed the
type, size, cost, and probable financing mechanisms for transportation, parks,
sewage facilities, a water distribution system, schools, mass transit, fire station,
library, and open space.
The following table identifies each of the 52 facilities, the current status, and
documentation substantiating the status. All but twelve of the projects have been
completed or are under construction. Of the eleven projects not completed, seven
are no longer required specifically of the EastLake I project. These projects are
no longer required because they have either been incorporated into a post- EastLake
I PFFP program such as the Development Impact Fee (DIF) for Streets financing
program or they have been determined by the City Engineer to no longer be of
benefit to the EastLake I Development.
The three projects that have neither been completed nor superseded by a subsequent
development amendment or the City's Street DIF program are retained and
addressed in the appropriate facility section of this new Public Facilities Financing
Plan. The three remaining facilities are:
Old No. DescriDtion
See Pa!!e
30 Construct Transit Center
3.3-7
31 A Dedicate one acre Library
site.
3.7-4
31 B Provide interi m storefront
library.
3.7-4
3.2-2
EasrLake I SPA Plan Amendmem
Public Facilities Finance Plan
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3.3 TRAFFIC
3.3-1
EasrLake I SPA Plall Amendmelll
Public Facilitie.5 Finance Plan
TRAFFIC
3.3 TRAFFIC
3.3.1 Background
As part of the Supplemental Environmental Impact Report for the EastLake I SPA
Plan Amendment/Kaiser Permanente Chula Vista Medical Center, a traffic report
was prepared and made a part of the EIR as Appendix B. The Traffic Report dated
March 18, 1992 and revised April 20, 1992 was prepared by JHK & Associates.
3.3.2 Project Processing Requirements
The Sectional Planning Area Plan and the Pub1ic Facilities Finance Plan are
required by the Growth Management Program to address the following issues for
Traffic facilities.
1. Identify phased traffic demand and demonstrate compliance with the "Eastern
Chula Vista Transportation Phasing Plan".
2. Identify on-site and off-site impacts and improvements by phase of develop-
ment.
3. Provide cost estimates for all improvements.
3.3.3 Existing Traffic Facilities
An analysis of the existing conditions of the arterial segments and major signalized
intersections was conducted as part of the Traffic Report. Based on the segment
and intersection capacity analysis as identified in the Traffic Report, the roadway
segments and intersections located on Bonita Road between 1-805 and Willow Street
and East H Street between 1-805 and Hidden Vista Drive will require some form
of mitigation with or without the construction of any further deve10pment projects
in Eastern Chula Vista.
3.3.4 Basis of Analysis
The Traffic Report analyzed traffic impacts for three separate time frames: Existing
(Year 1991), Interim (Pre-State Route 125, with Approved Development Projects),
and General Plan Buildout. These conditions were addressed with and without the
project to demonstrate the impacts of the proposed project and identify mitigation
measures. Traffic volumes are described in terms of average trips per day (ADT),
which is equivalent to another unit of measure known as vehicles per day (VPD).
3.3-2
EasfLake I SPA Plan Amendmem
Public Facilities Finance Plan
TRAFFIC
In examining traffic conditions in the pre-State Route 125 condition, traffic was
added to the system from those projects which are approved but not yet construct-
ed, as estimated in' the Eastern Chula Vista Transportation Phasing Plan Update
developed by Willdan Associates (January 1991). This report, known as the TPP,
was prepared to determine the carrying capacity of the road system before State
Route 125 to assist the City in limiting development to that which can be
accommodated by this road network. It should be noted that development of the
subject property was included in the TPP estimates but under the land use
designations currently in place.
In evaluating the impacts of the proposed project, the analysis used the concept of
level of service (LOS). LOS is a measure of the traffic flow conditions on road-
way segments and intersections. LOS C is recommended by the City's Circulation
Element as the minimum desirable level of service on surface streets. For
freeways, CAL TRANS recommends LOS E as the minimum desirable level of
service. The standard LOS volumes for roadway segments are shown in Table 2-1
of the Traffic Report. The values shown are not an exact description of the actual
operating level of service, since actual functional capacity of roadway facilities are
based on the ability of intersections to accommodate peak hour volumes.
Acceptable levels of service could result in higher capacities than those shown if
special designs are incorporated into affected intersections. All study area segments
are classified as operating under or over the recommended LOS standard.
For signalized intersections, the City considers LOS D or better to be acceptable
during AM and PM peak hours. The thresholds for varying LOS criteria for
intersections are shown in Table 2-2 of the Traffic Report.
In analyzing the Interim (Pre-State Route 125) Condition of the circulation system,
the peak hour intersection LOS provides the most accurate measure of circulating
system performance. Therefore, segment performance analysis was not considered
a primary source of impact identification under Interim (Pre-State Route 125)
Conditions with the proposed project.
Under buildout conditions, segment capacity was considered the appropriate
measure of impact because of the uncertainties associated with calculating
intersection LOS. Detailed information on turning movements could not be
accurately forecasted in the buildout condition, therefore, intersection LOS was not
considered reliable.
Intersection operating characteristics in the buildout condition at offsite locations
were measured in more qualitative terms. The City of Chula Vista has established
planning level limitations on the amount of traffic that may enter an intersection
without requiring special planning or implementation actions. In general, less than
65,000 ADT passing through an intersection is considered to have no impact as
3.3-3
EaSfLake I SPA Plan Amendmellf
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TRAFFIC
standard at-grade design can adequately accommodate this volume. Volumes of
between 65,000-75,000 and 75,000-85,000 ADT represent impact levels one and
two, respectively, and require additional at-grade intersection modifications.
Volumes over 85,000 ADT result in an impact level of three and require more
extensive modifications including grade separation. These thresholds on
intersection entering volumes are more fully discussed in the Traffic Report.
The traffic report also indicates that the circulation system expected to be in the
place at the time the project is constructed will be able to accommodate the traffic
generated by the project. However, the study notes that there are other proposed
land development projects in the eastern territories that are not in the Eastern Chula
Vista Transportation Phasing Plan (ECVTPP) but that will be competing for limited
road capacity available prior to construction of State Route 125. The capacity of
the circulation system is not capable of accommodating the trips generated by
projects other than those identified in the ECVTPP prior to improvements in the
State Route 125 corridor. At this time, it is not possible to determine which
development will received capacity allocation. The interim State Route 125 study
by HNTB will provide staff and Council with necessary information to assist in
determining project approvals.
3.3.5 Traffic Facility Requirements
The improvements necessary to reduce the traffic impacts of the proposed project
can be separated into two categories. The first category includes those improve-
ments needed to accommodate project traffic in both the Interim (Pre-State Route
125) Condition and the Bui]dout Condition and the second consists of those
improvements which are needed only in the Buildout Condition. Based upon the
Traffic Report, future Precise Plans within the EastLake I SPA Plan Amendment
area shall be conditioned with the following improvement requirements:
Interim (Pre-State Route 125) Condition
Requiremen/ 3.3.1: (EIR Mitigation Measure 4.3.4.1)
Unless a development agreement for the Kaiser CUP otherwise provides for and
contains a mechanism assuring that the thresholds are not violated, the City may
withhold building permits for any units in the subject development if:
. Regional development threshold limits set by the then current adopted
Eastern Chula Vista Transportation Phasing Plan have been reached, or
. Level of service exceeds the threshold standards in the then effective
Growth Management Ordinance.
3.3-4
EnstLake I SPA Plan Amendment
Public Facilities Finance Platz
TRAffiC
Requirement 3.3.2: (EIR Mitigation Measure 4.3.4.2)
The developers of the project shall pay their Development Impact Fees, including
the Eastern Area DIF, to mitigate the impacts of the project.
Requirement 3.3.3: (EIR Mitigation Measure 4.3.4.3)
Prior to issuance of a building permit for any building within the Village Center
(VC-l), that takes access on, or is adjacent to, a needed improvement; or prior to
the issuance of a building permit for Phase III of the Kaiser Medical Center, the
following project-specific improvements shall be constructed or otherwise assured
to the satisfaction of the City Engineer: (I) EastLake Parkway shall be widened
to six lanes between Otay Lakes Road to north of Miller Road; (2) improvements
including traffic signals shall be made at the intersections of EastLake Parkway
with Fenton Street and Miller Road, and (3) Otay Lakes Road shall be widened to
eight lanes between EastLake Parkway and SR-125.
Prior to the issuance of any building permit within the Village Center (VC-2),
sufficient right-of-way shall be set aside for the future widening of EastLake
Parkway, unless the widening has a1ready occurred due to development within
Village Center (VC-l) or the Kaiser Permanente Medical Center or unless the
development takes access directly off EastLake Parkway. In this later case,
EastLake Parkway shall be widened on the east side as a condition of the building
permit. Prior to issuance of a building permit for Phases I and II of the Kaiser
Permanente Chula Vista Medical Center, additional widening on EastLake Parkway
to provide an additional westbound right turn lane at Otay Lakes Road shall be con-
structed, or otherwise assured, to the satisfaction of the City Engineer.
Requirement 3.3.4: (EIR Mitigation Measure 4.3.4.4)
The median on Otay Lakes Road, between State Route 125 and EastLake Parkway
shall be designed to allow mid-block left turns into the properties on the north and
south sides of Otay Lakes Road. The driveways on Otay Lakes Road shall be
restricted to right turns in and out. No traffic signal will be permitted.
Requirement 3.3.5: (EIR Mitigation Measure 4.3.4.5)
Prior to approval of the proposed SPA Plan Amendment, the Conceptual Master
Precise Plan and supporting text in the EastLake Activity Center Planning
Guidelines shall be revised to provide an access from the future State Route
l25/0tay Lakes Road northbound off ramp to Fenton Street. The location of this
access shall be coordinated with Ca1trans, The access shall be constructed from
3.3-5
Et1.\"tLake I SPA Plall Amendment
Puhlic Facilities Finance Plall
TRAFFIC
Otay Lakes Road to Fenton Street, or otherwise assured to the satisfaction of the
City Engineer, prior to issuance of any building permit for development within
VC-I which requires access, or would benefit by access to this connection, or any
building permit within the Kaiser Medical Center.
Requiremenr 3.3.6: (EIR Mitigation Measure 4.3.4.6)
The CUP for the medical center shall be conditioned to prohibit approval for the
building permit for Phase III unless the City Manager or his designee is satisfied
that adequate capacity exists to accommodate the additional traffic by one or any
combination of the following means:
(I) The applicant obtains an agreement which obligates EastLake to defer building
permits for development previously listed as "approved" in the ECVTPP and which
has been included in the traffic study in this EIR for the Pre-SR 125 condition,
provided that the City agrees that subtracting the traffic impacts from such deferred
development eliminates the significant traffic impacts of Phase III identified for the
Pre-SR 125 Condition; or
(2) Additional traffic studies, which may review the actual traffic generation of
Phase I and Phase II medical facilities, indicate that to the satisfaction of the City
Manager or his designee, that adequate capacity exists to accommodate the
additional Phase III traffic; or
(3) Additional traffic studies, which establish "additional capacity" in the existing
roadway system, indicate to the satisfaction of the City Manager or his designee
that adequate capacity exists to accommodate the additional Phase III traffic. This
does not necessarily mean that all additional traffic capacity will automatically be
allocated to EastLake and/or the Kaiser Permanente Chula Vista Medical Center;
or
(4) The "Approved Projects" assumptions of the City's Transportation Phasing
Plan ("TPP") are revised to show that adequate capacity exists to accommodate
additional traffic. This does not mean that all additional traffic capacity will
automatically be allocated to EastLake and/or the Kaiser Permanente Chula Vista
Medical Center; or
(5) Applicant and/or other developers implement transportation demand
management measures which in the opinion to the City Manager or his designee
will create adequate capacity to accommodate additional traffic. This does not
necessarily mean that all additional traffic capacity will automatically be allocated
to East Lake and/or the Kaiser Permanente Chula Vista Medical Center; or
3.3-6
EmtLake I SPA Plan Amendmelll
Public Facilities Finance Pian
TRAFFIC
(6) Currently planned or assumed development within the eastern regions of the
City are reduced or eliminated or any other facts or assumptions come to the
attention of the City Manager or his designee indicating that adequate capacity
exists to accommodate additional traffic; or
(7) SR 125 or an acceptable interim facility has been assured.
Requiremenl 3.3.7: (EIR Mitigation Measure 4.3.4.7)
Prior to issuance of a building permi t for Phase III of the medical center, the
applicant may, at its option, submit a traffic study acceptable to the City Engineer
and completed under the direction of a registered traffic engineer. This study may
compare the actual trip generation rate based on the total trip count of the medical
center and various other factors and assumptions used in the EIR and determine
what modifications, deletions, or additions to the road improvements, if any, will
be necessary to accommodate Phase III traffic volumes.
Requiremenl 3.3.8: (EIR Mitigation Measure 4.3.4.8)
If construction of SR 125 or an acceptable interim facility becomes a condition to
the occupancy of Phase III under Mitigation Measure 4.3.4.6, then prior to
issuance of any building permits for Phase III of the medical center, a Project
Study Report shall be approved by Caltrans for the construction of a northbound
on ramp and southbound off ramp on State Route 125 at EastLake Parkway unless
traffic studies indicate the ramps will not be required; then ~he Project Study
Report is not required. If the ramps are required as a result of the project study,
construction of these ramps shall be completed, or financially assured to the
satisfaction of the City Engineer and Caltrans, prior to issuance of a building
permit for any building within Phase Ill. Financial assurance means any
mechanism in place, either through a regional funding mechanism or payments by
local development, that will guarantee that the funding is available to construct the
improvements when required.
3.3.6 Mass Transit
EastLake I SPA PFFP (dated 2-19-85)
The EastLake Planned Community Transportation Plan (1982), based on analysis
of proposed land uses, expected travel demands, and other characteristics of the
area, concluded that public transit demands could best be served through extension
of the existing public bus system. Extension of this system should occur as East-
Lake population growth generates sufficient demands to justify additions to the
Chula Vista transit system line haul.
3.3-7
EaSfLake I SPA Plan Arnelldmelll
Puhlic Facilir;e.f Finance Plan
TRAFFIC
Planned Community Regulations for EastLake I call for the following provisions
for public transit at full buildout:
. A provision for bicycle storage facilities in accordance with standards
approved by the City.
. A provision for preference parking areas at major use facilities for ride
sharing parking.
. A program to implement private employer transportation programs.
. The dedication and construction of facilities for an area to accommodate four
to five buses and rider shelters designed to approved City standards.
. Bus turnouts shall be incorporated in the street designs for major intersections
and benches shall be located subject to City approval.
. An analysis to determine the maximum need for funds (if any beyond
General Fund sources) to subsidize line haul transit operations in and to
Eastlake I.
The EastLake I SPA Plan provides for one Park and Ride Transportation Center
facility. The Park and Ride facility will be located on private commercial property
and will be an extension of parking facilities planned to serve commercial
development. This location is consistent with CaItrans designation of potential
major freeway intersections as appropriate for Park and Ride Transportation
Centers.
An approximate cost of $1,200 per space for construction of pavement and shelters
it is proposed that up to 120 parking spaces be provided at a total cost of $144,000.
Land for the Transportation Center would be dedicated by the developer to the City
of Chula Vista with actual construction of improvements proposed to be incorporat-
ed within a City of Chula Vista Mello-Roos Community Facilities District
including the EastLake I SPA area. SB 120 allows Caltrans to provide matching
funds for construction when land is provided; however, funding is not certain.
Local transit district funding should also be pursued.
EastLake I SPA PFFP (revised 6-5-92)
Since the above mass transit requirements were identified and required as part of
the original EastLake I PFFP in 1985, the City has expanded and improved on its
transit capabilities. The City is studying the potential of locating a transit center
at Southwest College and is providing daily service in the EastLake area through
3.3-8
EaslLake I SPA Plall Amelldmelll
Public Facilities Finance Plan
TRAFFIC
bus route 709. It is anticipated that this route will be expanded in the summer of
1992.
At the present time, the Metropolitan Transit Development Board (MTDB) is
conducting a study of transportation in the South Bay area. The findings and
recommendations of this study will be used to plan regional as well as City transit
services in the future.
The City's Transit Coordinator was consulted in the preparation of this section of
the PFFP with the following results: All of the provisions identified above from
the adopted EastLake I PFFP shall remain in effect as requirements of this
amended SPA Plan and PFFP at buildout as follows:
RequiremellJ 3.3.9:
Bicycle storage facilities shall be provided in accordance with City approved
standards.
RequiremellJ 3.3.10:
Preferred vehicle parking areas shall be provided at major use facilities to
accommodate ride-sharing parking.
RequiremellJ 3.3.11:
A program shall be created to implement private employer transportation projects.
RequiremellJ 3.3.12:
A Park and Ride Transportation Center shall be dedicated and constructed to
accommodate four or five buses and passenger shelters designed to approved City
standards. Up to 120 parking spaces shall be provided on private commercial
property and shall be an extension of the parking facilities planned to serve the
commercial development.
RequiremenJ 3.3.13:
Bus turnouts shall be incorporated into the design of major intersections and bus
benches shall be located appropriately with City approval.
3.3-9
Ens/Lake I SPA Plall Amelldmelll
Public Facilities Finance Plan
TRAffiC
Requiremenl 3.3.14:
An analysis shall be prepared to determine the maximum need for funds (beyond
Transportation Development Act Fund sources) to subsidize, if necessary, line haul
transit operations serving EastLake I.
3.3.7 Community Trail Pedestrian Facility
The City of Chula Vista, in approving the Tentative Subdivision Map (TM 83-3)
for the EastLake Greens, required that "A pedestrian bridge or an alternative
acceptable to the City Engineer shall be constructed over Otay Lakes Road
(Telegraph Canyon Road) to connect the community trail from EastLake I to
East Lake II.
On January 23, 1990, the Chula Vista City Council approved Resolution No.
15480 regarding an agreement for the design, construction and security for the
facility. The contents of the agreement are included in this PFFP in order to
further ratify the need for the facility.
Requiremenl 3.3.15:
The developer shall design and plan a facility in conjunction with the EastLake
Commercial and East Lake Retail Center located north of Otay Lakes Road
(Telegraph Canyon Road) and west of East Lake Parkway (Unit 3, Lot 44 of TM
84-7) which connects the community trail from EastLake I to EastLake II. The
design for the pedestrian facility shall be submitted to the City Engineer who shall
consider alternatives and accept or reject them.
Requiremenl 3.3.16:
The developer shall construct the bridge or acceptable alternative prior to or
concurrent with the construction of the commercial and retail center as identified
above. The City shall be entitled to condition the initial commercial/retail
development precise plan with provisions which specify the timing of the
construction of the pedestrian facility. Such provisions may restrict the issuance
of building permits within the commercial/retail development to ensure the
construction of the facility occurs as required by the vehicular and pedestrian traffic
in the vicinity of the community trail pedestrian facility between EastLake I and II.
3.3-10
Eas/Lake I SPA Plall Amelldmelll
Public Facilities Finance PIon
TRAFFIC
3.3.8 Financing Traffic Improvements
Transoortation Develooment Imoact Fee (DID
On December 11, 1990, the Chula Vista City Council adopted Ordinance 2431
amending Ordinance 2251 which previously commenced collection of development
impact fees (DIF) to be used to construct circulation element transportation
facilities to accommodate increased traffic generated by new development within
the City's eastern territories. The current fee of $3,060 per equivalent dwelling
unit is to fund approximately $88 million in improvements.
The EastLake I SPA Plan project is within the boundaries of the Transportation
DIF program and, as such, the project will be subject to the payment of the fee at
the rate in effect at the time building permits are issued. However, the improve-
ments identified in Section 3.3.4 of this PFFP will be required to be constructed
at the time of need. In this case, the DIF ordinance allows for the issuance of
credit in lieu of fees when an eligible facility is constructed by the project. If the
total eligible construction cost amounts to more than the total required DIF fees,
the owner/developer will be paid the excess amount when funds are available as
determined by City Ordinance.
Non-DIF Streets
The EastLake I SPA Plan Amendment project contains potential public streets that
are not eligible for DIF credit. These streets and their associated improvements
will be funded by the developer.
Traffic Si!mal Fee
Future development within the SPA Plan area will be required to pay Traffic Signal
Fees in accordance with Chula Vista Council Policy No. 475-01. The fee is
calculated on $10.00 per vehicular trip generated per day for various land use
categories.
TransDortation Center
The intent of the original PFFP required the developer to fund the costs of
constructing the transportation center. This included the dedication of land for the
bus loading area, as well as the costs of the passenger shelters and the 120 shared
parking spaces for use by transit riders. The City's intent is that these require-
ments remain a condition of development of the EastLake Activity Center. As such
the improvements will be funded by the developer as a condition of either the
processing of a map or the application for a building permit.
3.3-11
EasrLake / SPA Plaa Ameadmellt
Public Fnci/iries Finallce Plan
TRAFFIC
Pedestrian Bridee
Based upon an existing agreement between the City and EastLake Development
Company (Res. No. 15480), the developer is responsible for funding the
construction of the pedestrian bridge. However, the agr~ment acknowledges that
the developer intends to seek City approval for the use of assessment district,
community facility district, or other similar financing mechanisms.
3.3.9 Threshold Standard
I. City-wide: Maintain LOS "C" or better, as measured by observed average
travel speed on all signalized arterial segments except that during peak hours
an LOS of "D" can occur for no more than any two hours of the day.
2. West of Interstate 805: Those signalized intersections which do not meet the
standard above may continue to operate at their current (year 1991) LOS, but
shall not worsen.
3.3.10 Threshold Adequacy Analysis
The adequacy of recommended traffic improvements is based upon the JHK &
Associates' Traffic Report dated March 18, 1992 and revised April 20, 1992 and
reviewed by the City Traffic Engineer. The results of the study recommend the
construction or assurance of a number of circulation system improvements.
3.3.11
Threshold Compliance
Threshold compliance will continue to be monitored through the annual intersection
monitoring program and the Eastern Chula Vista Transportation Phasing Plan
updates.
Based upon the traffic analysis prepared for the EastLake I SPA Plan Amendment
project, threshold compliance is projected to be maintained with implementation of
the improvements identified in the Traffic Impact Study dated March 18, 1992 and
revised April 20, 1992. Key traffic and intersection designs were re-analyzed and
discussed in memoranda dated June 5, 1992 and made a part of the EIR.
3.3-12
EastLake I SPA Plan Amendment
Public Facilitie.'I Finance Plan
3.4 POLICE
3.4-1
Eas/Lake I SPA Plan Amendmelll
Public Facilities Finance Plan
POLICE
3.4 POLICE
3.4.1 Background
Police services are provided by the City of Chula Vista Police Department. The
purpose of the Threshold Standard is to maintain or improve the current level of
police services throughout the City by ensuring that adequate levels of staff,
equipment and training are provided.
Police Facilities are addressed in A Master Plan for the Chula Vista Civic Center
Solving City Space Needs Through Year 2010, dated May 8, 1989.
3.4.2 Project Processing Requirements
The Sectional Planning Area Plan and the Public Facilities Finance Plan are
required by the Growth Management Program to address the following issues for
Police services.
I. Services reviewed consistent with proposed phasing of the project.
2. Demonstrate conformance with A Master Plan for the Chula Visra Civic
Center, May 8, 1989.
3.4.3 Existing Police Facilities
The Chula Vista Police Department currently provides police service for the project
area. It is expected that development of the EastLake I SPA Plan Amendment will
increase the demand for police service in the project area.
Police Facility Inventorv
Existinl! Facilitv
Police Headquarters
Existinl! Location
276 4th Avenue
Future Facilities
Remodel Existing Facility
276 4th Avenue
3.4-2
EastLake t SPA Plan Amendment
Public Facilities Finance Plan
POLICE
3.4.4 Police Facility Requirements
The Chula Vista Police Department is currently assessing the beat patrols
throughout the City and the possible need to re-draw beat boundaries. The
proposed SPA Plan Amendment and Kaiser Permanente Chula Vista Medical
Center would not affect the number of personnel or amount of facilities required
in this area since department needs for development of the project site were
reviewed and addressed with the previously adopted EIR.
Currently, threshold response time to the area is being met. However, there is
potential that actual development and construction (versus plans approved but not
constructed) may negatively impact the response times. The current work study
assessing beat patrols may result in re-assigning boundaries which may accommo-
date the additional development and maintain adequate response times. In addition,
the medical center would typically generate less calls than the previously approved
multi-residential use, The Police Department has confirmed that in and of itself,
the proposed medical center, which represents the greatest land use change
associated with the proposed amendment, would not significantly impact the ability
of the Police Department to provide adequate operations.
3.4.5 Financing Police Facilities
In January 1991, the Chula Vista City Council adopted Ordinance No. 2320
establishing a Development Impact Fee to pay for various public facilities within
the City of Chula Vistal. The facilities are required to support Future development
within the City and the fee schedule has been adopted in accordance with
Government Code Section 66000. The current fee is $2,150 per equivalent
dwelling unit.
The East Lake I SPA Plan Amendment project is within the boundaries of the public
facilities DIF program and, therefore. the project will be subject to the payment of
the fee at the rate in effect at the time building permits are issued. At the current
fee rate, the EastLake I SPA Plan Amendment obligation at buildout is $177,928
less than the fees that would result from the adopted plan. This reduction is caused
primarily by the loss of 405 multi-family dwelling units.
For Police and other facilities discussed throughout this Puhlic Facilities Finance Plan. reference
is hereby made to the report titled. Del'elopmentlmpact Feesfor Public Facilities dated December
12. 1990.
3.4-3
EastLake I SPA Plan Amendment
Public Facilities Finance Plan
POLICE
Police Fee
Land Use Adopted Plan Proposed Plan
Residential $ 147.825 $ 0
Employment Park 321,521 261.546
Medical Center 0 62,546
Office/Commercial 24.528 12,264
Retail 45.377 35,361
Subtotal $ 539,251 $ 371,394
6% Adrrun, 32.355 22.284
TOTAL $ 571,606 $ 393,678
3.4.6 Threshold Standard
A. Emergency response: properly equipped and staffed police units shall
respond to 84 percent of "Priority One" emergency calls within seven
minutes and maintain an average response time to all "Priority One" emer-
gency calls of 4.5 minutes or less.
B. Respond to 62 percent of "Priority Two Urgent" calls within seven minutes
and maintain an average response time to all "Priority Two" calls of seven
minutes or less.
3.4.7 Threshold Adequacy Analysis
Based upon the latest report by the GMOC dated June 1991, the threshold for
police services was met citywide for both "Priority One" and "Priority Two" calls
during 1990. The threshold for "Priority One" (emergency calls) requires that 84
percent of these calls be responded to within seven minutes and that an average
response time to all "Priority One" calls of 4.5 minutes or less be maintained. The
actual performance for 1990 indicated that 87.6 percent of all "Priority One" calls
were responded to within seven minutes and that the average response time for all
priority calls was 4.13 minutes. This indicates that the threshold standard for
"Priority One" calls was met during 1990.
With regard to "Priority Two" calls (urgent calls) the citywide threshold standard
requires that 62 percent of all "Priority Two" calls be responded to within seven
minutes, and that an average response time to all "Priority Two" calls of seven
minutes or less be maintained. The actual performance for 1990 was that 68
percent of all "Priority Two" calls were responded to within seven minutes and the
3.4-4
EastLake I SPA Plan Amendmelll
Public Facilities Finance Plan
POLICE
average response time was 6.25 minutes. Again, the data indicated that the
threshold for "Priority Two" Police services was met.
The Police Department indicated to the GMOC that based upon the proposed
development phasing schedule that it did not have any specific concerns with its
ability to continue to meet the standard in 1991.
3.4.8 Threshold Compliance
The City will continue to monitor police responses to calls for service in both the
Emergency (priority one) and Urgent (priority two) categories and report the results
to the GMOC on an annual basis. In addition, the following requirements shall be
addressed.
Reauirement 3.4.1:
Compliance will be satisfied with the payment of Public Facilities Fees at the rate
in effect at the time building permits are issued.
3.4-5
EaslLake I SPA Plall Amelldme'"
Public FaciliTies Finance Plan
3.5 FIRE AND EMERGENCY MEDICAL SERVICES
3.5-1
EastLake I SPA Plall Amelldmelll
Public Faci/ilies Finance Plan
FIRE AND ErvlEf ,NCY MEDICAL SERVICE
3.5 FIRE Arm EMERGENCY MEDICAL SERVICE
3.5.1 Background
Fire and Emergency Medical Services are provided by the City of Chula Vista Fire
Department. The City also has county wide mutual aid agreements with surround-
ing agencies should the need arise for their assistance. The purpose of the
Threshold Standard and the monitoring of response times is to maintain and
improve the current level of fi re protection and emergency medical services (EMS)
in the City. Fire/EMS facilities are provided for in the "Fire Station Master Plan",
dated February, 1989 and revised July 10, 1989. The Fire Station Master Plan
indicates that response time is primarily determined by the number and location of
fire stations. The Fire Station Master Plan evaluates the planning area's fire
coverage needs, and recommends an eight station network at buildout to maintain
compliance with the threshold standard.
3.5.2 Project Processing Requirements
Developments shall be in accordance with the project guidelines outlined in the Fire
Station Master Plan and detailed below.
In accordance with the Fire Station Master Plan, the City, at its sole discretion,
shall determine when a new fire station is required in order to achieve threshold
service levels, meet specific project guidelines or maintain general operational
needs of the Fire Department. The requirement to pay for fire station construction
and related equipment shall be the sole responsibility of the developer or developers
and the City may require said developer or developers to provide a guarantee
mechanism to assure the availability of such funding.
The Sectional Planning Area Plan and the Public Facilities Finance Plan are
required by the Growth Management Program to address the following issues for
Fire services.
1. Specific siting of the facility takes place which conforms with the Fire
Station Master Plan dated February, 1989 and revised July 10, 1989.
2. Site reserved.
3. Equipment needs identified.
4. Methods of financing discussed.
5. Timing of construction is consistent with threshold service levels, specific
project guidelines and/or general operational needs of the Fire Department.
6. Demonstrate the ability to provide adequate facilities to access required fire
stations in conjunction with the construction of sewer and water facilities.
3.5-2
Ea.sILake I SPA Plan Amelldmem
Public Facilities Finflnce Plan
FIRE AND El\lERGENCY MEDICAL SERVICE
3.5.3 Existing Fire Facilities
There are currently five city stations and one county station serving the planning
area. These existing and future stations are listed below:
FIRE STATlO:-; I:-;VE:-;TORY'
Existin2 Facility
Station # 1
Station #2
Station #3
Station #4
Station #5
Bonita ~ Sunnyside
Fire Protection District Station
Fire Personnel Training Tower
Fire Prevention Offices
Fire Administration
Planned Facilitv
Station #1 (Expansion)
Station #3 (Relocated)
Station #4 (Relocated)
Station #6
Otay Ranch Station
Radio Communication Tower
Fire Personnel Training Tower
(Relocated to Station #6)
Brush Rig
TOTAL
Location
447 "F" Street
80 East "J" Street
266 East Oneida
861 Otay Lakes Road
391 Oxford
Bonita Road near Acacia
80 East "J" Street
447 "F" Street
447 "F" Street
Location
Central Chula Vista
Sunbow II (1991-92)
Salt Creek (1992-93)
E1 Rancho Del Rey (1992-93)
Gtay Reservoir
Potentially in EastLake I
Rancho Del Rey
Cost Estimate'
$438,000
434,500
660,000
970.000
N/A'
24.000
417.340
Salt Creek
208.345'
$3,152,197
I Source of inventory: Growth Management Program Report dated 4-13-91.
2 Source of cost estimates: City's Management Servi..:es Department.
3 No cost estimate has been established.
4 Cost estimate from DIF for Public Fadliti.:s R~port dat.:d 12-12-90.
3.5-3
Ea.\'ILake I SPA Plan Amendment
Public Facilities Finance Plan
FIRE AND EMERGENCY MEDICAL SERVICE
3.5.4
Fire Service Facility Requirements
The City of Chula Vista Fire Department has jurisdiction over most of the
project area. The closest station to the project site at this time is located on
Otay Lakes Road, south of East "H" Street. Although portions of the site are
currently within the County's Rural Fire Protection District, project approval
and future annexation to the City of Chula Vista would remove this property
from the Rural Fire Protection District jurisdiction. At that time, all service
responsibility would then be assumed by the City. This transfer of responsibili-
ty would occur concurrent with the annexation process.
The City of Chula Vista's Fire Station Master Plan, dated February, 1989 and
revised July 10, 1989, identified an optimal fire station network to serve the
eastern territories. The Master Plan does not indicate a need for a fire station
site within the EastLake I SPA Plan Amendment development. The master
plan does, however, stipulate the need for a fire station site within the
boundaries of the proposed Salt Creek Ranch project which would be used to
serve the fire protection needs of this project. The optimal fire station network
may, however, change based upon plans for the Otay Ranch Project. As such,
the City plans to reexamine its fire station needs and locations in the near
future.
During the initial phases of development within the EastLake I SPA Plan
Amendment, fire coverage shall be provided to the project site by an interim
fire station to be located within the EastLake I Business Park. The Fire Station
Master Plan of the City of Chula Vista identified a permanent site for a new,
sixth city fire station within the Salt Creek Ranch development. Because the
Salt Creek Ranch is presently in the tentative map stage and lacks supporting
infrastructure, it would be infeasible to construct a permanent fire station within
that development at this time. However, given the development which has oc-
curred in the area, and the development which is underway, a sixth fire station
will be needed in the near future to meet the operational requirements of the
City's Fire Department in the area of EastLake, EastLake Greens, Salt Creek
Ranch, Rancho San Miguel, and, if annexed to the City, the Western Parcel of
the Otay Ranch. The development and equipping of the Interim Fire Station
satisfies the requirements outlined in the Fire Station Master Plan (Part II,
Section H I, paragraph 2, page 35) relating to the need for a fire station to be
in operation prior to Greens development proceeding south of the specified
area.
Under the EastLake I SPA Agreement, Part III: Public Facilities Financing
Plan dated February 19, 1985, and Tentative Map No. 84-7, Condition No. 15,
as set forth in Council Resolution No. 11960, adopted March 19, 1985, the
3.5-4
EastLake I SPA Plan Amendment
Public Facilities Finance Plan
fIRE AND EMERl>t:NCY MEDICAL SERVICE
Developer is obligated to provide a one-acre fully constructed and equipped fire
station within the EastI-ake I Village Center.
While a new fire station may, depending upon the pace of development, soon
be needed to serve the area, the City is still studying the optimal location for
a permanent site. Therefore, a fully equipped interim fire station is needed to
serve the area.
As stated in the EastLake - City agreement dated February 6, 1992, the
developer is obligated to provide the City with a turnkey Interim Fire Station.
Such a turnkey facility is to include all buildings and site improvements, as
well as tenancy in the temporary site, at zero (0) dollars rent.
The developer is also responsible for providing furnishings, fixtures, and
equipment for the Interim Fire Station. In addition, the developer is also
responsible for providing the funds necessary to enable the City to purchase the
fire pumper, pumper related equipment, fire fighter related equipment, and fire
station related furnishings; total estimate $312,362.
As further stated in the February 6, 1992 agreement, the developer is entitled
to a credit against all or a portion of the Fire Suppression system component
of the Public Facilities Development Impact Fee (DIF).
Finally, the facility is to be completed, and ready to be utilized within the
City's fire suppression and emergency response system, no later than June 30,
1992. All equipment/furnishings, are to be on-site and installed no later than
July 31, 1992.
3.5.5
Financing Fire Service Facilities
In January 1991, the Chula Vista City Council adopted Ordinance No. 2320
establishing a Development Impact Fee to pay for various public facilities
within the City of Chula Vista. The facilities are required to support future
development within the City and the fee schedule has been adopted in
accordance with Government Code Section 66000.
The EastLake I SPA Plan Amendment project is within the boundaries of the
public facilities DIF program and, therefore, the project will be subject to the
payment of the fee at the rate in effect at the time building permits are issued.
At the current fee rate, the EastLake I SPA Plan Amendment obligation at
buildout is $54,597 less than the adopted plan obligation. This reduction is
caused primarily by the loss of 405 multi-family dwelling units.
3.5-5
EastLake I SPA Plan Amendment
Public Facilities Final/ce Plan
FIRE AND EMERGENCY MEDICAL SERVICE
Fire Fee
Land Use Adopted Plan Proposed Plan
Residential $ 45,360 $ 0
Employment Park 98.659 80.156
Medical Center 0 19,192
Office/Commercial 7,526 3,763
Retail 13,924 10,850
Subtotal $ 165,469 $ 113,961
6 % Admin. 9.928 6.839
TOTAL $ 175,397 $ 120.800
3.5.6
Threshold Standard
Emergency response: Properly equipped and staffed fire and medical units
shall respond to calls throughout the City within seven (7) minutes in 85
percent (current service to be verified) of the cases (measured annually).
3.5.7
Threshold Adequacy Analysis
The City has determined that response times to the project would be unaccept-
able without Ihe addition of another fire station. The City is currently
developing plans for facilities to adequately respond to fire emergencies in the
area.
3.5.8
Threshold Compliance
The City will continue to monitor fire department responses to emergency fire
and medical calls and report the results to Ihe GMOC on an annual basis. In
addition, the following requirements shall be addressed.
Reouirement 3.5.1: (EIR Mitigation Mea5ure 4.10.4.4)
Prior to the issuance of a building permit, a facility to adequately respond to
fire emergencies shall be operational.
3.5-6
Em/Lake I SPA Plal/ Amel/dmem
Public Facilities Finance Plan
FIRE AND EMERGENCY MEDICAL SERVICE
Reauirement 3.5,2: (EIR Mitigation Measure 4.10.4.10)
Prior to submission of a building permit application, Kaiser Permanente shall
deposit with the City of Chula Vista adequate funds to provide reimbursement
to the City through a deposit account for full costs related to plan check and
fire inspection services. The City, at its option, may hire contractual fire
inspectors to provide this service.
Reauirement 3.5.3: (EIR Mitigation Measure 4.10.4. II)
Prior to the issuance of the building permit for the proposed Kaiser Permanente
ChuIa Vista Medical Office Building, construction plans shall incorporate fire
department standards. The construction plans shall be reviewed and approved
by the Fire Marshall or designee. The standards shall incJude, but not be
limited to, the following:
. Fire flow shall be 8,000 gpm. This may be reduced to 4,000 if all
structures are provided with a fire sprinkler system.
. Commercial fire hydrants will be required; locations to be determined
with plan review.
. A fire alarm system will be required.
. The project will require 20-foot access and unimpaired vertical clearance
of 13'6" minimum for fire apparatus.
3.5-7
Eas/Lake I SPA Pia" Ame"dme1J/
Public Facilities Finance Plan
3.6 SCHOOLS
3.6-1
EastLake I SPA Plan Amendment
Public Facilities Finance Plan
SCHOOLS
3.6
SCHOOLS
3.6.1
Background
School facilities and services in Chula Vista are provided by two school
districts. The Chula Vista Elementary School District administers education for
kindergarten through sixth grades. The Sweetwater Union High School District
administers education for the Junior and Senior High Schools of a large district
which includes the City of Chula Vista. The purpose of the threshold standard
is to ensure that the districts have the necessary school sites and funds to meet
the needs of students in newly developed areas in a timely manner, and to
prevent the negative impacts of overcrowding on the existing schools. Through
the provision of development forecasts, school district personnel can plan and
implement school facility construction and program allocation in line with
development.
Chula Vista Elementary School Districts Standards and Criteria is used in the
place of a defined master plan.
Sweetwater Union High School District utilizes the "Sweetwater Union High
School District Long Range Comprehensive Master Plan", dated November
1984.
3.6.2
Project Processing Requirements
The Sectional Planning Area Plan and the Public Facilities Finance Plan are
required by the Growth Management Program to address the following issues
for School services.
I. Identify student generation by phase of development.
2. Specific siting of proposed school facilities will take place in conformance
with the "Sweetwater Union High School District Long Range Compre-
hensive Plan, November, 1989" and Chula Vista Elementary School
District's Standards and Criteria.
3. Reserve school sites, if necessary, or coordinate with the district for
additional school classrooms.
4. Provide cost estimates for facilities.
5. Identify facilities consistent with proposed phasing.
6. Demonstrate the ability to provide adequate facilities to access public
schools in conjunction with the construction of water and sewer facilities.
7. Secure financing.
3.6-2
EasrLake I SPA Plafl Amefldmellf
Public Facilities Finance Plan
SCHOOLS
3.6.3
Existing School Facilities
School Facilities Inventon'. Chula Vista Elementarv School District
The Chula Vista Elementary School District's inventory consists of 32 existing
elementary schools. Figure 5 lists existing schools with the projected number
of students. Permanent and temporary capacity totals 18,987 which exceeds the
1991-92 projected enrollment by 446 students.
New elementary schools will be needed to meet the educational needs of
students generated from the projected development and resultant population in-
crease. The elementary schools planned for Rancho del Rey and EastLake
Greens have been initiated, but the School Board has taken no action on either
the development schedule or phasing schedule for future schools resulting from
buildout of the City.
3.6-3
EaSILake I SPA Plall Amelldmelll
PuhUc Facilities Finance Pia"
SCHOOLS
Chula Vista Elementary School District
Projected Enrollments/Permanent and Temporary' Capacities
1991-1992
Projected Permanent Temporary
Enrollment Capacity2 Capacity
Allen/Ann Daly 466 594 120
Castle Park 530 564
Chula Vista Hills 588 612
Cle<lr View 300 522
Cook 499 522
EastLake 696 582
Feaster 811 540 180
Finney 592 474 180
Hakerest 613 552 60
Harborside 755 504 210
Hilltop 533 552
J uarez- Lincoln 630 642 30
4dlogg 451 444
Lauderhach 827 600 180
Lorna Verde 542 480 60
Los Altos 502 492
Montgomery 446 402 30
Mueller 615 619
Gtay 675 660
Palomar 491 474
Parkview 521 564
Rice 735 720
Rogers/R. Center 556 478 150
Rohr 484 504
Rosehank 634 552 90
Silvef\Ving 682 552 150
Southwestern Satellite 90 90
Sunnyside 753 540 210
Ti ffany 751 552 180
Valle Lindo 544 582
Valley Vista 655 432 180
Vista Square 574 520 60
Total 18,541 16,827 2,160
Temporar)'lrelo..:atable classrooms. providing inlcrim housing:. Schools utilizing relocatables are over pennan.:n!
..:apacity.
2
Based on current usage of all regular classrooms. Totals indude kindergarten classrooms which can only be used for
kindergarten due (0 classroom configuration (a.m.lp.m, classes).
3.6-4
EaslLake I SPA Plan Amendml'lll
Puhlic Facilir;e.f Finance Plan
SCHOOLS
Future Elementary Schools
Estimated Cost'
Rancho del Rey
EastLake Greens #2
$
8.509,858
7.796,232
School Facilities Inventorv. Sweetwater Union Hi!!h School District
The Sweetwater Union High School District currently administers four junior
and four senior high schools and one continuation high school in Chula Vista.
As the population grows, the District is predicting a need for 4 to 6 junior
highs and 3 to 6 high schools. Currently, the District owns three school sites
east of Interstate 805.
The first site, which is the most westerly, has been determined by the State
Department of Education to be unbuildable due to seismic constraints. The
second site, located in the Sunnyside community has been determined by the
Sweetwater District to be unbuildable because of the proposed State Route.
Caltrans' least intrusive alignment plan for State Route 125 cuts through the
property and leaves 5 acres of buildable land for school construction.
Construction plans for a new high school on the third site in the Eastlake greens
Community are underway with the anticipated completion date of the 1992
school year.
In a I~Uer dated S.:ptember 7, 1990. the Director of Planning, Kale Shurson states, wThe estimated opening dales and
order of construction of new s.;hoo\s have nOI )'et been d.:tennined.-
3.6-5
EastLake I SPA Plan Amendment
Public Facilities Finance Plnu
SCHOOLS
I Sweetwater Union High School District I
TOTAL PERMAl'OENT 9-1-92 CBEDS UNHOUSED STU-
ScHOOL CAPACITY ENROLLMENT DENTS
High Schools
BYH 1.812 1,992 180
CPH 1.568 2.189 621
CYH 1,356 1.959 603
HHS 1.388 1.518 130
MYH 1.300 1.912 612
MoHI 1.270 1.957 687
SoHI I.214 2.208 994
SuHI 1.958 2,100 142
SunOT AL 11.866 15,835 3,969
Junior High Schools
BYJ 1.284 1.727 443
CPM 1.456 1,280 -176
CVJHS 1.070 1.415 345
GJS 1.096 1.056 -40
HJS 1.386 1.573 187
MYM 1.246 1.126 -120
MOJR 1.674 1,423 -251
NCM 922 799 -123
SOWJR 828 1.312 484
SlBTOTAL 10,962 11,711 749
Special Schools
Palomar High 331
Special Ed 182
SAC 247
SUBTOTAL 760
TOTAL 22,828 28,306 4,845
3.6-6
Ens/Lake I SPA Plall Amelldmelll
Public Facilities Finance Plan
SCHOOLS
Sweetwater Union High School District
ESTIMATED
FuT(;RE SCHOOLS CAPACITY OPEi'olNG DATE
EastLake High School 2,400 Sept. 1992
Rancho del Rey Junior High School 1.200-1.500 Sept. 1997
Junior/Middle School in East Lake Trails 1,200-1.500 Contingent on
schedule of build-
out
Otay Ranch
2-4 Junior Highs 1,200-1,500 each unknown
2-5 High Schools 2,400 each unknown
3.6.4
School Facility Requirements
The School District's student generation factors and school capacities are shown
below.
Student Generation Factors:
Elementary (k-6)
Junior High (7-9)
High School (10-12) =
= .30
= .19
.10
students/dwelling unit
students
students
School Size:
Elementary
Junior High
High School
650 students
1,800 students
2,500 students
With the completion of the residential units in EastLake Hills and Shores and
the elimination of the 405 multi-family units in the ViIlage Center, no
additional students will be generated with the buildout of EastLake 1.
3.6.5
Financing School Facilities
EastLake I is within Mello-Roos community Facilities District No. I in both
the Chula Vista Elementary School District and the Sweetwater Union High
School District. As such, all development within the boundaries of CFD No.
I participates in funding for elementary and secondary school district facilities
needed to serve the project area.
3.6-7
EastLake I SPA Platr Ametrdmelll
Public Facilities Fitratrce Platr
SCHOOLS
3.6.6
Threshold Standard
The City shall annually provide the two local school districts with a 12 to 18
month development forecast and request an evaluation of their ability to
accommodate the forecast and continuing growth. The District's replies should
address the following:
I. Amount of current capacity now used or committed.
2. Ability to absorb forecast growth in affected facilities.
3. Evaluation of funding and site availability for projected new facilities.
4. Other relevant information the District(s) desire(s) to communicate to the
City and GMOC.
3.6.7
Threshold Compliance
As future development applications are processed in the eastern territories, the
City shall coordinate with the School District to ensure that development
approvals do not take place until the provision for and financing of school
facilities are provided consistent with the threshold standard.
Because funding for new schoo] facilities would be assured through the Mello-
Roos District, the approval of the EastLake I SPA Plan Amendment will not
result in a significant impact to schools.
With the completion of the residential units in EastLake Hills and Shores and
the elimination of the 405 multi-family units in the Village Center, no
additional students will be generated with the buildout of EastLake I.
3.6-8
EasrLake I SPA Plall Amelldmelll
Public Facilities Finance Plan
3.7 LmRARIES
3.7-1
Ea.lILake I SPA Plall Amelldmem
Public Facilities Finance Plan
LIBRARIES
On November 21, 1990, the Chula Vista Public Library filed a Preliminary
Application with the California State Library to apply for California Library
Construction and Renovation Bond Act funds for the construction of a 35,000
square foot library in the Montgomery/Otay Planning Area. The City's final
application was approved on April 24, 1991 and the City will receive
$6,747,528 in State Funds. Construction of the 35,000 square foot library at
Fourth and Orange Avenues could be completed by February 1994.
Square Estimated
Future Libraries Foo~e Cost
Montgomery/Otay 35,000 $ 15,460.390
Sweetwater/Bonita 29.000 11.153.440
Eastern Territories I7 . 000 6,758.770
Total Planned Square Feet 81,000 $ 33,372,600
Total Planned Lihrary Square Feet 136,000
3.7.4
Library Facility Requirements
Using the square footage threshold standard of 500 square feet of library per
1,000 population, the libraries conceptualized in the Chula Vista Master Plan
of Libraries are adequate. The existing demand, based on a July I, 1991
population of 139,150 is 69,575 square feet. With the 35,000 square foot
library schedule for the Montgomery/Otay area, and the existing 55,000 square
feet of permanent library space, the library facilities will total 90,000 square
feet, which is a 20,425 square foot surplus for the present population demand.
The demand generated by the 8,723 "approved" dwelling units remaining as of
July I, 1991 is 11,746 square feet based on a population factor of 2.693 (State
Department of Finance April, 1990) persons per dwelling unit. The existing
plus approved demand for library space totals 81,321 square feet. Comparing
the existing and scheduled library square footage of 90,000 square feet, there
is a surplus of 8,679 square feet.
The following table highlights existing plus approved project demands for
library space as compared to the existing and scheduled library space as well
as the impact of the development of the EastLake I SPA Plan Amendment
project.
3.7-3
Ea.HLake J SPA Plan Amendment
Puhlic Faciliries Finance Plan
. ARKS AND RECREATION
3.8.7
Threshold Compliance
Based upon the analysis contained in this section of the PFFP, the Parks
standard has been met. No special conditions are is necessary in accordance
with Chapter 17.10 of the Chula Vista Municipal Code.
3.8-7
Em/Lake I SPA Plall Amelldmell/
Public Facilities Finance Plan
LIBRARIES
LIBRARY SPACE DEMA:-;D COMPARED TO SUPPLY
As OF JULY I, 1991
Demand Supply Square Abovel
Population Square Footage Footage Below Standard
Existing (Citywide) 139,150 69,575 90,000 20,425
Approved Projects 23,491 11,746
(8.723 x 2.693)
I Suhtotal I 162,641 I 81,321 I 90,000 I 8,6791
EastLake I SPA Plan See note I See note:::
Amendment
I TOTAL 1 162,641 I 81,321 I 90,000 I 8,679 I
Notes: 'EastLake I population is included in the "existing" population category.
:'EastLake I demand is included in th~ "existing" demand category.
The original EastLake I Public Facilities Financing Plan identified the
requirement for the dedication of a one acre library site and the provision for
an interim storefront library. If the City determines that a branch library site
is appropriate within the EastLake Planned Community area, the library site
would be incorporated within the EastLake Village Center area with the actual
site to be determined by the City in the context of subsequent site plan approval
processes associated with the project area.
The interim storefront library is intended to be up to 4,000 square feet within
the EastLake Village Center and to be provided at no cost to the City for a
period of 5 years. In addition, funding for I year for 2 librarians, 4 clerks and
6 part-time aides as well as for the purchase of 7,000 to 8,000 books
(approximately $10.00 each) was required.
The timing of these improvements will take place in the context of subsequent
site plan approval processes associated with the project area. These require-
ments may also be superseded by an agreement between the City and the
developer.
3.7.5
Financing Library Facilities
In January 1991, the Chula Vista City Council adopted Ordinance No. 2320
establishing a Development Impact Fee to pay for nine categories of public
facilities within the City of Chula Vista. The facilities are required to support
future development within the City. The current fee adopted in accordance
with Government Code Section 66000 is $2,150 per equivalent dweIling unit.
3.7-4
Ea.'fLake I SPA Plall Amelldmelll
Public Facilities Finance Plan
LIBRARIES
The portion of the fee attributable to libraries is $437/EDU plus $22.90/EDU
for administration of the program.
The EastLake I SPA Plan Amendment project is within the boundaries of the
public facilities DlF program and, therefore, the project will be subject to the
payment of the fee at the rate in effect at the time building permits are issued.
At the current library fee rate, the EastLake I SPA Plan Amendment library
obligation at buildout is $212,708 less than the adopted plan obligation. This
reduction is caused primarily by the loss of 405 multi-family dweIling units.
Lihrary Fee
Land Use Adopted Plan Proposed Plan
Residential $ 176.985 $ 0
Employment Park 384.945 312.752
Medical Center 0 74,884
Office/Commercial 29,366 14,683
Retail 54,328 42,337
Suhtotal $ 645,624 $ 444,956
6% Admin. 38,737 26,697
TOTAL $ 684,361 $ 471,653
3.7.6
Threshold Standard
Population ratio: 500 square feet (gross) of library adequately equipped and
staffed facility per 1,000 population.
3.7,7
Threshold Compliance
Based upon the analysis contained in this PFFP, it is projected that the library
threshold standard will be maintained throughout the phased development of the
EastLake I SPA Plan Amendment project. These existing and approved library
space totals 90,000 square feet, while the total "approved" projects and
EastLake I SPA Plan Amendment project demand is 81,321 square feet. This
results in a surplus of 8,679 square feet.
Reauirement 3,7,1:
The dedication of a one acre library site if the City determines that a branch
library site is appropriate within the EastLake Planned Community area. The
library site would be incorporated within the EastLake Village Center area with
3.7-5
EllS/Lake I SPA Plan Amelldmem
Public Facilities Finance Plan
LIBRARIES
the actual site to be determined by the City in the context of subsequent site
plan approval processes associated with the project area.
Reauirement 3.7.2:
The provision of an interim storefront library intended to be up to 4,000 square
feet within the EastLake Village Center provided at no cost to the City for a
period of 5 years. In addition, funding for I year for 2 librarians, 4 clerks and
6 part-time aides as well as for the purchase of 7,000 to 8,000 books
(approximately $10,00 each) is required.
Reauirement 3.7,3:
The payment of the Public Facilities Fee for library facilities at the rate in
effect at the time building permits are issued.
3,7-6
EasrLake I SPA PlaII Amendmelll
Public Faciliries Finance Plan
3.8 PARKS AND RECREATION
3.8-1
EllHLnke I SPA Plnn Amendmelll
Public Faciliries Fillallce Plall
.'ARKS AND RECREATION
3.8
PARKS AND RECREATION
3.8.1
Background
The City of Chula Vista provides public park and recreational opportunities
through the Parks and Recreation Department which is responsible for the
acquisition and development of parkland. All park development plans are
reviewed by City staff and presented to the Parks and Recreation Commission
for review. A recommendation is made by the Parks Commission to the
deciding body, the City Council.
The Parks Element of the General Plan dated July 1990 serves as the master
plan for park facilities. There is currently no existing citywide detailed parks
master plan.
3.8.2
Project Processing Requirements
The Sectional Planning Area Plan and the Public Facilities Finance Plan are
required by the Growth Management Program to address the following issues
for Park and Recreation services.
1. Identify phased demands in conformance with street improvements and
in coordination with the construction of water and sewer facilities,
2. Specific siting of the facility will take place in conformance with the
"Chula Vista General Plan Park and Recreation Element",
3. Site reserved.
3.8,3
Existing Park Facilities
The East Lake I SPA is partly within three community park districts, The
adopted East Lake I SPA includes provisions for five parks and three minor
parks totalling 32.6 acres of neighborhood parkland, 14,9 acres of community
parkland and 1.5 acres of minor parks.
The existing and future parks as depicted in the Park and Recreation Element
of the General Plan are listed on the following pages.
3.8-2
Eas/Lake I SPA Plall Amendmen/
Public Facilities Finance Plan
PARKS AND RECREATION
Chula Vista Existing Parks
Acres'
West
of 1-805
East
of 1-805
Communit, Parks
Eucalyptus Park
] Street Marina and Bayside
Greg Rogers
Rohr-Sweetwater
Discovery
19.8
21.4
52.1
62.2
--1.12
41.2 128.8
Total Existing Community Acres:
Nei~hhorho()d Parks
Marina View
City Hall & Friendship Park
Memorial Park
Norman Park
Hilltop Park
Lauder"ach Park
Palomar
Orange Avenue & Reinstra F idd
Loma Verde Park
SDG&E Park
Otay Park
Los N iiios Park
Bay Boulevard Park
Valle Lindo Park
Halecrest Park
Terra Nova Park
Independence Park
Tiffany Park
Paseo Del Rey
Bonita Long Canyon Park
Sunridge Park
Sunhow Park
Rancho del Rey Park
Total Existing Neighhorhood Acres:
4.5
8.4
8.0
1.7
10.9
4.0
5.2
10.0
6.2
18.0
5.3
5.8
1.5
4.2
2.0
8.5
4.1
7.2
3.0
12.5
6.0
4.0
10.2
89,9 61.7
131.1 190,5
EXISTING TOTAL
Inventory and acreages provided by the Parks and Recreation Depal1menL
3.8-3
Eas/Lake I SPA Plan Amendmelll
Public Facilities Finance Plan
PARKS AND RECREATION
Chula Vista Future Parks
Acres'
West
of 1-805
East
of 1-805
Future Communijv Parks
Rancho San Miguel
Salt Creek Community
Rutgers
Telegraph South
Montgomery
Otay Valley
University West
University East
EastLake Woods
Sunhow Community
EastLake Community
25
20
25
25
24.0
25
25
25
22.5
10.5
12.5
Total Future Community Acres:
24,0
215.5
Future Nei~hhorhood Parks
Mariso\ Park
F Street & Woodlawn
4th & Orange
Explorer Park
Otay Valley Road & Brandywine
Pasoo Ranchero & Wolf Canyon
Rancho Drive Park
EastLake Trails
Salt Creek Neighborhood
EastLake Greens
Unnamed Park
Unnamed Park
6.0
12.5
12.5
5.0
12.5
12.5
12.5
12.5
7.0
12.5
12.5
12.5
Total Future Nei~hhorhood Acres:
~
93.0
FUTURE TOTAL
61.5
308,5
Note: The general plan minimum park sizes are 15 acres for community and 7 acres for neighborhood. Since the desired and
anticipated size i~ 20-30 acres for community and 10-15 acres for neighhorhood. it is recommended that the general plan
element h..: amendcd to r.:l1cd the desired siz.:. For thc purposcs of this park listing an average is u~d; 25 acres for
community parks and 12.5 for neighhorhood parks.
Inventory and acreages provided by the Parks and Recreation Department.
3.8-4
Ea.<tLake I SPA Plall Amelldmel/l
Public Facilities Finance Plan
PARKS AND RECREATION
3.8.4
Park Requirements
ComDliance with Public Park Standards
All new development in the City of Chula Vista is subject to the requirements
contained in the City's Parkland Dedication Ordinance revised June 22, 1991,
which is confirmed in Municipal Code Chapter 17.10. This establishes land
development fees for park acquisition and development, sets standards for
dedication and establishes criteria for acceptance of parks and open space by the
City of Chula Vista,
Parkland dedication requirements per the ordinance are shown below,
PAUKLA:-;U DElHCATtO.\ STA'\IMUI)S
Dwelling Unit Type
Single-Family - Detached
Single-Family - Attached
Multiple-Family
Park Dedication
per Unit
423 sf/du
366 sfldu
288 sf/du
Dwelling Units
per Park Acre
102.9 du/ac
119.0 du/ac
151.0 du/ac
Based upon the parkland dedication standards in effect at the adoption of the
original SPA plan in January, 1985, the following requirements applied to
EastLake I.
Nwnber
of DU's
Dwelling Unit Type
Parkland
ReQuired/DU
322 sfldu
272 sf/du
174 sfldu
Total Park
Acres
640
1.339
405
2,384
Single-Family
Condominiums
Multiple Family
4.7 ac
8.3 ac
-1.J! ac
14.6 ac
The total acres of parkland constructed in East Lake is as follows:
Parcel Park Type Acres % Credit Acres
P-I Neighborhood 2.4 50% 1.20
P-2 Neighborhood 3.9 50% 1.95
P-3 Neighborhood 17.5 50% 8.75
P-4 Neighborhood 9.1 25% 2.28
MP Mini-Parks -U 50% --2J.
Total Acres: 34,4 Total Credit: 14.93
3.8-5
Ea.'iILnke I SPA Plan Amendmem
Public Facilities Finance Plall
PARKS AND RECREATION
EastLake I parkland credit surplus (deficit):
Parkland credit 14.93
Parkland requirement 14.60
Surplus 0.33
The following table provides a comparison of park acreage demands and supply
east of Interstate 805 for existing, approved projects, as well as the addition of
the EastLake I SPA Plan Amendment project.
PARK ACREAGE DEMA:-;D COMPARED TO SUPPLY EAST OF I:-;TERSTATE 805
AS OF JeLY I, 1991
Population
East of 1-805
Existing 39,108
Approved ProJects I 23,491
1 Subtotal 62,599 i
\ EastLake I SP A Pla~ Amendment
I 0 I
I TOTAL i 62,599 j
Demand
Park Acres
Supply
Park Acres
Park Acres
Above/Below
Standard
117.32
70.47
187,791
o !
187,79 i
190.50
37.60
228,10 I
73.18
228.1: \
40,31 I
J
3.8.5
Financing Park Facilities
The financing of parkland and improvements is governed by Chapter 17.10 of
the Chula Vista Municipal Code as amended June 22, 1991. Included as part
of the regulations are park acquisition and park development (PAD) fees
established for the purpose of providing neighborhood and community parks
and improvements. The fees are paid to the City prior to the acceptance of a
final subdivision map or approval of a parcel map.
3.8.6
Threshold Standard
Population ratio: Three (3) acres of neighborhood and community parkland
with appropriate facilities shall be provided per 1,000 residents east of Interstate
805.
3.8-6
EastLake I SPA Plmi Amendmellt
Public Facilities Finance Plan
. ARKS AND RECREATION
3.8.7
Threshold Compliance
Based upon the analysis contained in this section of the PFFP, the Parks
standard has been met. No special conditions are is necessary in accordance
with Chapter 17.10 of the Chula Vista Municipal Code.
3.8-7
Eas/Lake I SPA Pla/l Amelldme/l/
Public FaciUr;es Finance Plan
3.9 WATER
3.9-1
Eas/Lake I SPA Plall Amelldmell/
Public Facili/ies Fillallce Plan
WATER
3.9
WATER
3.9,1
Background
Water is provided to the City of Chula Vista through the San Diego County
Water Authority, Sweetwater Authority, and the Otay Municipal Water District.
The City of Chula Vista is working with each of these special districts to ensure
that new growth will not reduce the availability of adequate water supplies or
jeopardize the water quality standards within the City. Each of these districts
is responsible for providing capital facilities necessary to accommodate future
growth as well as providing services to existing development within the City
of Chula Vista.
The Sweetwater Authority utilizes "Sweetwater Authority Water Master Plan",
dated December, 1989,
Black & Veatch has prepared a draft master plan for the Otay Municipal Water
District which the City is currently reviewing.
A subarea Master Plan of Water for East Lake I was prepared by Lowry &
Associates in September, 1984.
3.9.2
Project Processing Requirements
The Sectional Planning Area Plan and the Public Facilities Finance Plan are
required by the Growth Management Program to address the following issues
for Water services.
I, Identify phased demands in conformance with street improvements and
in coordination with the construction of sewer facilities,
2. Identify location of facilities for on-site and off-site improvements in
conformance with the master plan of the water district serving the
proposed project and in compliance with the Otay Water District's
Allocation Plan.
3, Provide cost estimates and proposed financing responsibilities.
4. Identify financing methods,
5. A Water Conservation Plan shall be required for all major development
projects (50 dwelling units or greater, or commercial and industrial
projects with 50 EDU's of water demand or greater.
3.9-2
Eas/Lake I SPA Plall Amelldmelll
Public Facilities Finance Plan
WATER
3.9,3
Existing Water Facilities
Facilitv Inventorv
San Diego County Water Authority
Existin!! Facilitv
Caoacitv
Pipeline #3, east of
Corral Canyon Rd.
66" single to deliver
treated water
Prooosed Facilitv
Caoacitv
Estimated Cost
Pipeline #4 Extension
Parallel line, east of
Corral Canyon Rd.
96" single to deliver
raw water
Chula Vista's
portion of the cost
is unknown, but the
total estimated cost
is $40-60 million
Otav Municioal Water District Allocation Pro!!ram
The Otay Municipal Water District has been experiencing a water storage
problem for some time. As a result, the district developed and is implementing
a water allocation system. The Oray Warer Disrricr Reporr on Allocarion of
Warer Requesrs Based on Warer Ami/abi/iry was adopted by the Board of
Directors on April 19, 1989 as Resolution No. 2742. Because of the limited
water supply and storage for unlimited amounts of construction, the allocation
system allots 1,900 Equivalent Dwelling Units (EDUs) of water service per
year for the service area. In the City of Chula Vista this limit equates to
approximately 700 to 1,000 units per year. This system will remain in effect
until supply and terminal storage conditions improve, at which time the yearly
allotment of connections will be raised or the allocation program will be
eliminated. These improvements are anticipated to be completed in 1994.
The Otay Water District water allocation program addresses actions taken by
the District and land developers to allow issuance of water service connections
within the District until the County Water Authority (CW A) completes
construction of the new Pipeline No, 4, The issuance of water services is
subject to the District's present limited water storage and water supply. These
actions include the approval of guidelines which I) categorize various water re-
quests and 2) determine if a water service request qualifies for immediate
connection or future connection by a land development being allocated water
service to a proportion of the anticipated Equivalent Dwelling Units (EDUs)
3.9-3
E(t'itLake I SPA Plall Amendmelll
Public Facilities Finance Plan
WATER
.
requests. The following categories are used in determining the allocation of
water service in the District:
Cate~ory I - Water service requests that qualify for immediate water
connection with issuance of an approved building permit.
Category II - Water service requests that qualify for water service connection
contingent upon completion of conditions of an agreement with the District
entered into prior to adoption of the allocation program.
Cate~ory III - Land development water service requests that are allocated
water service dependent on contribution to construction of major water facilities
including, but not limited to, terminal water reservoirs, major water transmis-
sion mains, pump stations, etc., that directly or indirectly support water
service.
Based on anticipated terminal reservoir construction, development will only
receive a proportionate share of water service requests, as determined by the
Allocation Formula applied to the total requests that qualify in a given year
within the annual limit of 1,900 EDUs. The proportionate share will be
determined from an allocation process in which a specific request is considered
in a quarterly allocation of total requests.
Water services allocated to major developments of a master planned community
wi1l be determined for a future quarter as a part of an agreement with the
District for construction of required terminal reservoir storage and other major
water facilities.
Otav - Triad A!!reement
This agreement is between the Otay Water District, EastLake Development
Company, Rancho Del Rey Partnership, and Rancho Del Sur Partnership. In
essence, the Otay-Triad Agreement allows EastLake, Rancho Del Rey, and
Rancho Del Sur to request more EDUs per quarter per deveJopment for single
family connections than would otherwise be possible. Without the Otay-Triad
Agreement, these developers would not be able to request more than 200 EDUs
per quarter per development for single family connections. In exchange, the
developers have approved bond financing of terminal storage faculties in lieu
of paying Otay a Reservoir Storage Fee. This enables Otay to construct the
necessary terminal storage reservoirs at an earlier date than would have been
possible by simply collecting fees.
The proposed project is not part of the Triad Agreement.
3.9-4
EastLake I SPA Plall Amelldmelll
Public Facilities Finance Plan
WATER
Existim! 980 Zone Facilities
The source for the 980 Zone is a pump station located just south of the
intersection of Telegraph Canyon Road and Lane Avenue; the existing capacity
of this station is 4,000 gallons per minute (gpm). Storage for the 980 Zone is
provided in two, 5 million gallon reservoirs which are connected by a 20-inch
line to the pump station. As shown on Figure 9, there is an existing 980 zone,
20-inch line also located in the northwest corner; this 20-inch line supplies the
9801710 Zone pressure reducing station. Additionally, 8, 10, 12, 16, and 20-
inch transmission mains exist throughout the EastLake Development.
Reclaimed Water
Reclaimed water service for the project will initially be provided by the Otay
Water District. Figure 10 identifies the existing reclaimed water facilities.
Reclaimed water is expected to be used to irrigate landscaped open space and
on-site portions of the project. The OWD requires dual piping to accommodate
reclaimed water transmission to the project site. Improvements would connect
with the existing reclaimed water lines in Lane Avenue and EastLake Parkway.
A vailability of reclaimed water depends on the demand versus the ability of
OWD to produce sufficient volume at its Jamacha Reclamation Plant.
Presently, all OWD reclaimed water is delivered to the EastLake project area.
Reclaimed Water Facilities
The Otay Water District has nine reclaimed water storage ponds on its
Reclamation Property. These ponds are filled with secondary effluent pumped
from the Otay Water District's Jamacha Wastewater Reclamation Facility.
From these ponds at the 980 foot elevation, a 20-inch reclaimed water line
travels south and ties into Lane Avenue. The 20-inch reclaimed water line was
built by the EastLake Development Company to deliver irrigation water to its
future golf course. Additionally, a 16-inch reclaimed water line is planned to
be constructed in East "H" Street through the Salt Creek Ranch and the Salt
Creek I developments.
3.9-5
Ea.rtLake I SPA Plall AmelJdmelll
Public Facilities Finance Plan
Q
~
a:
EASn.AKE
~
~
U\
EXISTING WATER FACILITIES
N
.0-
NO SCALE
FIGURE
9
WATER
The Jamacha plant has an existing capacity of 1.2 million gallons per day
(MGD). An expansion capability study was prepared which states that the plant
could be expanded to 2.6 MGD. As development continues in EastLake, Salt
Creek I, and Salt Creek Ranch, the demand for reclaimed water will exceed the
available supply from the Otay Water District's facility,
3,9.4
Water Facility Requirements
The Otay Municipal Water District's allocation program will impact or limit
development in the City of Chula Vista to between 700 and 1,000 units per
year until additional storage facilities are provided, It is projected these
facilities will not be available until 1993,
Water Conservation Plan
A Water Conservation Plan is required for all major development projects (50
dwelling units or greater, or commercial and industrial projects with 50 EDU's
of water demand or greater). This plan is required at the Sectional Planning
Area (SPA) Plan level, or equivalent for projects which are not processed
through a Planned Community Zone.
The water conservation plan shall provide an analysis of water usage require-
ments of the proposed project, as well as a detailed plan of proposed measures
for water conservation, use of reclaimed water, and other means of reducing
per capita water consumption from the proposed project, as .well as defining a
program to monitor compliance. This plan shall be reviewed by the Resource
Conservation Commission and Planning Commission, prior to final review and
adoption by the City Council.
The Water Conservation Plan has been prepared by Cinti & Associates as part
of the SPA Plan Amendment.
EastLake I SPA Plan Amendment Water Demand
The EastLake I SPA Plan Amendment project is located within the Otay Water
District. The project site is located within the 980 pressure zone and buildout
of the adopted EastLake I SPA project was anticipated in the OWD Water
Resources Subarea Master Plan. Potential impacts of the proposed SPA Plan
Amendment, including the proposed Kaiser Permanente Chula Vista Medical
Center, focus on the difference in water consumption from the planned to the
proposed land uses, The following water consumption information is taken
from the Draft Water Conservation Plan prepared by Cinti & Associates for the
proposed SPA Plan Amendment. Kaiser Permanente provided the water
consumption rates for the proposed medical center.
3.9-7
EarrLake I SPA Plall Amelldmell/
Public Facilities Finance Plan
WATER
The following table shows comparable projected water use in the East Lake I
SPA Plan Amendment area, based on average use rates which do not reflect
conservation measures, and the adopted and proposed land use statistics. The
total water demand associated with the proposed land uses is approximately
0.45 million gallons per day (MGD); without conservation measures, the
projected increase in the water use associated with the proposed SPA Plan
Amendment is 0,23 MOD, This represents an increase of approximately 104%
over the projected demand of the adopted land use plan of 0.22 MGD.
Implementation of the Water Conservation Plan as outlined in the EIR would
reduce water consumption from 0.45 MOD to 0.38 MOD, This results in a
projected increase in water use from the proposed EastLake I SPA Plan
Amendment of 0.16 MOD or a 72% increase in water demand over the
approved plan, The increase is due primarily to the inclusion of the medical
cen ter use.
The intent of the OWD is to provide the equivalent of five days average
demand in covered reservoir storage. However, the overall emergencey
storage/supply requirement is equivalent to 10 days average demand. For the
proposed project, the required volume of emergency supply is approximately
4.5 million gallons (0.45 MOD X 10). The increase over the adopted land uses
is 2.3 million gallons (4.5 million gallons - (0.22 MOD X 10 days).
Developments within the EastLake I SPA Plan Amendment area would comply
with the emergency storage requirement by paying the Central Area Service
Zone Terminal Reservoir Construction Fee, For a project of this size, the
OWD would prefer to build terminal reservoir storage in large volume
increments rather than individual emergency storage facilities. At $.40 per
gallon, the 4.5 million gallons would equate to a fee of $1,800,000. This
formula is currently under study by OWD.
The impact of the increased demands on the existing water mains serving the
project will be minimal since the increase is relatively small compared to the
fire flow the mains are designed to carry. This is valid only for the 4,000 gpm
fire flow requirement described in the City of Chula Vista Fire Department's
letter of March 4, 1992 (Appendix J of the EIR), If a higher fire flow is
eventually required, additional pipeline capacity will be needed.
In order to provide additional reliability for the medicaJ center, provlSlons
should be made for an emergency connection to the 711 pressure zone by tying
into the existing 20-inch, 980 pressure zone main in Otay Lakes Road. The
connection should be made concurrent with development of the medical center
and hospital.
The increased demands will require an equivalent increase in the ultimate
pumping and storage requirements for the 980 pt:essure zone. The net increase
3.9-8
Ea."Lake I SPA Pla1l Ame1ldmelll
Public Facilities Fillallce Plall
WATER
in the water system demands range from 0.16 mgd to 0.23 mgd depending on
whether conservation is included, In terms of pumping capacity, up to 400
gpm of additional capacity will be required for a project total of 800 gpm. In
terms of operational storage, up to 0.8 mg of additional storage will be required
for a project total of 1.5 mg. In terms of terminal storage, up to 2,3 mg of
additional storage will be required for a project total of 4.5 mg,
The increased demands will accelerate the schedule when new facilities will
need to be constructed, At the time of application for water service, if
adequate capacity is available, the developer will be required to pay the
appropriate fees per OWD poIicy. If there is inadequate pumping capacity or
operational storage at the time in the 980 zone, the construction of additional
facilities could be required prior to OWD approving the project.
PROJECTE!) WATER USE CmIPARISO'i WtTltOLT CO:-;SERVATIO'i
Land Use Units Rate Use I\IGD'
ADOPTED LA'iD USES
Residential High Density 18.0 acres 95 gpcpd' .08
(810 persons)
Office/Retail 34.2 acres 2,700 gpapd' .09
Open Space/Public Facility 19.6 acres 2,700 gpapd' .05
Totals 71.8 acres ,22
PROPOSED LA'iD USES
-
Medical Center 30.6 acres 11,000' gpapd .34
Oftice/Retail 23.3 acres 2.700 gpapd .06
Employment 2.0 acres 3.500 gpapd .01
Open Space/Public Facility 15.9 acres 2,700 gpapd .04
Totals 71.8 acres ,45
I:-;CREASE 1:-; WATER DE\IA'iD WITHOUT CO'iSERvATtO'i ,23
MOD = million gallons per day
2
gpcpd = gallons per capita per day
3
gpapd = gallons per acre per day
4
Rate ba~d on amount of water consumption estimated by Kais..:r Permanent.: (Appendix J).
3.9-9
EastLake I SPA Plall Amel/dmellt
Public Facilities Fillal/ce Pial/
WATER
Otav Water District Master Plan
The Otay Water District's new water and reclaimed water master plan includes
water demands for this project as part of the overall demands in the area based
upon land use data.
3,9.5
Financing Water Facilities
Current OWD policy requires ten average days of total capacity be provided for
emergency storage. The total required for the EastLake I SPA Plan Amend-
ment project is 4.5 million gallons. At $.40 per gallon, the 4.5 million gallons
would equate to a fee of $ 1,800,000. Terminal storage fees are collected at the
time water meters are purchased.
3.9.6
Threshold Standard
I. Developer will request and deliver to the City a service availability letter
from the Water District for each project.
2. The City shal1 annual1y provide the San Diego County Water Authority,
the Sweetwater Authority, and the Otay Municipal Water District with a
12 to 18 month development forecast and request and evaluation of their
ability to accommodate the forecast and continuing growth. The
District's replies should address the following:
a, Water availability to the City and Planning Area, considering both
short and long term perspectives.
b. Amount of current capacity, including storage capacity, now used
or committed.
c. Ability of affected facilities to absorb forecast growth,
d. Evaluation of funding and site availability for projected new
facilities.
e, Other relevant information the District(s) desire(s) to communicate
to the City and GMOC.
The growth forecast and water district response letters shall be provided to the
GMOC for inclusion in its review.
3.9-10
Eas/Lake I SPA Plall Amelldmelll
Public Facilities Finance Plan
"'"
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Figure 10
EXISTING
WATER
RECLAIMED
FACILITIES
F;n~~I~'
WATER
3,9.7
Threshold Compliance
Water services allocated to major developments of a master planned community
will be determined for a future quarter as a part of an agreement with the Otay
Water District for construction of required terminal reservoir storage and other
major water facilities. As such, the facilities identified in this plan shall be
required of the developer either as constructed facilities or through the payment
of fees as indicated.
Requiremelll 3.9.1: (EIR Mirigarion Measure 4, 10.4.2)
Prior to the issuance of a building permit, the developer shall comply with Otay
Water District's fee policies or existing agreements with OWD relating to
emergency storage.
3.9-12
Eas/Lake I SPA Plan Amendment
Public Facililies Finance Pian
3.10 SEWER
3.10-1
EaJtLake I SPA Plall Amelldmelll
Public Facilities Finance Plan
SEWER
3,10
3.10.1
3.10.2
3,10.3
SEWER
Background
The City of Chula Vista currently purchases capacity for wastewater treatment
through the City of San Diego, Chula Vista oversees the construction, mainte-
nance and operation of the sewer trunk line system, The City Engineer is
responsible for reviewing proposed developments and ensuring that the
necessary sewer facilities are provided with each development project.
The Sewer Threshold Standard was developed to maintain healthful, sanitary
sewer collection and disposal systems for the City of Chula Vista, Individual
projects are required to provide necessary improvements consistent with the
City of Chula Vista Wastewater Master Plan dated July, 1989 and shall comply
with all City Engineering standards,
Sewer facilities are planned for in the "City of Chula Vista Wastewater Master
Plan" dated July 19, 1989.
Project Processing Requirements
The Sectional Planning Area Plan and the Public Facilities Finance Plan are
required by the Growth Management Program to address the following issues
for Sewer services.
I. Identify phased demands for all sewer trunk lines in conformance with
the street improvements and in coordination with the construction of
water facilities,
2. Identify location of facilities for on-site and off-site improvements,
including reclaimed water facilities in conformance with the "City of
Chula Vista Waste Water Master Plan", July 9, 1989.
3. Provide cost estimates for all facilities and proposed financing responsi-
bilities.
4, Identify financing methods.
Existing Sewer Facilities
The EastLake I SPA Plan Amendment project is located entirely within the
Telegraph Canyon Sewer Basin. The project will be provided sewer service by
EastLake I SPA Pia" Ame"dmellt
Public Facilities Finance PIon
3.10-2
SEWER
the City of Chula Vista. Sewer lines from the project will tie into the existing
Telegraph Canyon Trunk Sewer in Telegraph Canyon Road.
3.10.4
Sewer Facility Requirements
The wastewater master plan evaluates sewer facilities from two aspects. The
current and future adequacy of trunk sewers and the future wastewater
treatment facilities.
Wastewater Treatment
The City of Chula Vista holds capacity rights in the San Diego Metropolitan
Sewerage System (Metro). The City's capacity reservation with Metro is 19,2
MGD and the City's average flow into the Metro system during fiscal year
1992/92 was approximately II MGD. As a result, there is capacity in the
City's allocation of 8.2 MGD.
Listed below are land uses for Chula Vista and the established output of
wastewater per day, as shown in the Wastewater Master Plan.
1.
2.
3.
4.
Residential
Commercial
Industrial
Institutional
216 gallons per Dwelling Unit per dai
1,500 gallons per acre per day
2,000 gallons per acre per day
1,200 gallons per acre per day
The sewage generation factors shown above from the Wastewater Master Plan
have not been accepted by the City as a design standard. For design purposes,
a factor of 280 gpd from the City's Subdivision Manual is used. As a compro-
mise between the measured flows in the Telegraph Canyon Basin and the
Master Plan Standard, a factor of 250 gpd was used in the Telegraph Canyon
Sewer Basin Fee Study, The 250 gallons per day per EDU factor is to be used
only for upgrading of the existing Telegraph Canyon sewer line. For
estimating purposes, the 250 gpd factor is used below.
1.
2.
3.
4.
5.
Residential - SFD
Residential - MF
Commercial
Industrial
Institutional
250 gallons per dwelling
187 gallons per dwelling
2,500 gallons per dwelling/acre
2,500 gallons per dwelling/acre
2,500 gallons per dwelling/acre
Th~ 116 gallons p.::r D.U. is bas.=d on usage by a population av.:rage of all tho: d.:nsiti!:s in the resid.:ntialland use
..:al.:gones.
Eas/Lake I SPA Plan Amendment
Public Faciliries Finance Plan
3.10-3
SEWER
For areas of EastLake I that do not lie within the Telegraph Canyon Basin, the
following residential land use sewage generation factors are used:
1.
Residential
(local facilities)
Residential
(regional facilities)
280 gallons per dwelling unit
2.
265 gallons per dwelling unit
The Development Phasing Forecast Summary (as shown in Figure 3 on page
2.1-4 of this report) lists 8,723 residential dwelling units, 261,6 acres of indus-
trial, and 88.5 acres of commercial in the Tentative and Final Map approval
categories. Using the per day wastewater figures for each land use, equates a
total of 3,056,000 gallons per day of wastewater generation to Final and
Tentative Maps, reducing the capacity surplus from 8.2 to 5,144 MGD. This
surplus capacity, as a comparison, can accommodate approximately 20,600
DU's.
I Land Use 1 DU or Acres I Total Daily Gallons 1
ResiJcntial 8.723.0 DU 2,180,750
Commercial 88.5 AC 221,250
Industrial 261.6 AC 654,000
I TOTAL 1 3,056,000 I
The Federal Clean Water Act requires all Wastewater Discharges to upgrade
their Sewerage System Facilities to the secondary treatment level. Chula Vista
is working with the City of San Diego's Clean Water Program to formulate an
action plan for both treatment upgrade and expansion of capacity. The Clean
Water Program for Greater San Diego selected alternative involves the
construction of six major water reclamation plants including one in the Otay
River Valley. This plant would serve both the Otay Mesa Area and Chula
Vista's needs in the eastern territories,
The City of Chula Vista authorized Dudek Engineering to perform a complete
study of wastewater treatment and disposal alternatives as it affects Chula Vista,
As a result of this study, Chula Vista will determine whether the Clean Water
Program's alternative, or some other option, is in Chula Vista's best interest
for providing the required treatment upgrade and/or additional capacity required
for the total buildout Residential Dwel1ing Units plus Industrial and Commer-
cial acres.
3.10-4
EastLake I SPA Plan Amendmelll
Public Facilities Finance Plan
SEWER
Trunk Sewers
The wastewater master plan evaluates the trunk sewer and peak flow capacities
for all basins in the City. The master plan's comparisons were of current sewer
flows in relation to the design capacity of each size sewer line. The design
capacity is a standard for peak flows based on the sewer line's size, The design
capacity flow rate is low compared to actual sewer pipe capacities. But
evaluating the design capacity as opposed to the actual flow capacity,
establishes an early warning system which will identify where future improve-
ments may be necessary. The report indicates that current peak flows exceed
existing design capacities on sections of pipes in the Main Street Basin,
Telegraph Canyon Basin, the "G" Street Basin and the Sweetwater Basin.
The construction of new sewer trunk lines must be phased with the construction
of streets, The wastewater treatment requirements and sewer trunk line system
are currently meeting the threshold standard.
Sewer Services
As stated in the East Lake I SPA Plan EIR, the entire approved project was
estimated to generate an average flow of \.38 MGO (City of Chula Vista,
1985). A number of improvements were proposed to adequately serve the
entire EastLake I development, including a 15-inch line in Otay Lakes Road.
This and other improvements are described in the Wastewater System Subarea
Master Plan for East Lake I prepared by Lowry and Associa!es.
The proposed medical center is estimated to generate approximately 166,200
gallons of wastewater per day (GPO) (0.166 MGO). (However, this figure is
subject to review by the City Engineer including factors used to calculate this
wastewater generation.) This is equivalent to 664.8 equivalent dwelling units
of EDU (250 GPO = I EOU). As detailed in a letter report from Kaiser
Permanente dated March 19, 1992, (Appendix J of the EIR), sewage generated
is defined as the estimated use in potable water (227,600 GPD) minus the
amount of water lost by cooling lower evaporation (61,440 GPD). Figure I I
compares the sewer generation figures in the 71. 8-acre SPA Plan Amendment
area for the approved project and for the proposed land uses. The sewer
generation rates are taken from the Draft Telegraph Canyon Sewer Basin
Improvement and Financing Plan currently being prepared by the City of Chula
Vista. As shown in the table, the land uses associated with the proposed SPA
Plan Amendment would generate an estimated wastewater discharge of 98\.6
EDU, which is 297 EDU's above the original approved project.
There is an existing mitigation agreement and program between EastLake
Development Company and the City of Chula Vista with respect to the
Telegraph Canyon Sewer Basin. A study is being prepared by the City of
3.10-5
EasrLake I SPA Plall AmelldlllelJl
Public Facilities Fina1/ce Plall
SEWER
Chula Vista that will determine offsite improvements necessary to accommodate
wastewater and to establish a fee payable by all new development within the
Telegraph Canyon Sewer Basin,
The phasing for the Telegraph Canyon Sewer Basin Improvement and
Financing Plan was based on projected sewage generation from approved land
uses within the sewage basin, In the immediate vicinity of the project site, land
included in Phase I of the Improvement Plan includes the EastLake Business
Park area; Phase II includes EastLake Greens and EastLake Activity Center;
Phase III includes Salt Creek Ranch east of the EastLake Business Center; and
Phase IV includes the property north and south of Telegraph Canyon Road to
the west of State Route 125, Development in the various phases will trigger
sewer improvements necessary throughout the basin area. The medical center
portion of the project area is located in the Phase II area, The additional 297
EDUs expected primarily from the proposed medical center development may
require the construction of additional improvements and may require other
improvements to be developed sooner than currently anticipated.
As stated in the East Lake I EIR, the development would incrementally reduce
the unused capacity at the Point Lorna Metro Treatment Plant. It was
concluded however, that due to the large area served by the system and the
comparatively small increase generated by EastLake I, the project would not
represent a significant impact on the volume or the quality of effluent produced
by the plant.
orfsite Sewa!!e Flows
Information regarding the existing sewer facilities was obtained from the Draft
Telegraph Canyon Sewer Basin Improvement and Financing Plan prepared by
Willdan Associates dated February 1991, for the City of Chula Vista. Figure
12 presents the existing sewer system facilities in the vicinity of the project.
The EastLake I SPA Plan Amendment project is within the Telegraph Canyon
drainage basin. The Telegraph Canyon basin sewer facilities follow Telegraph
Canyon Road and Otay Lakes Road east to EastLake Parkway. A lO-inch
sewer line extends northerly along East Lake Parkway to Miller Drive and a 10-
inch Sewer stub is located in Boswell Court, west of Miller Drive, A 12-inch
sewer line in Lane Avenue extends northerly to the Salt Creek Ranch property.
The Telegraph Canyon Sewer facilities deliver flow to the 90-inch Metropolitan
Interceptor Sewer west of Interstate 5.
3.10-6
Ea.\"1Lake J SPA Plan Amelldmelll
Public Facilities Finance Plan
SEWER
Offsite Facilities
The existing Telegraph Canyon basin sewer facilities were analyzed by
reviewing the February 1991, Willdan Associates report. Based on this report,
ultimate buildout of the Telegraph Canyon drainage basin is to occur in four
phases. According to the report, the existing Telegraph Canyon sewer system
has sufficient capacity for the first three phases of development within the
basin. During development of Phase IV there are several reaches of pipe which
are expected to exceed their capacity. The report recommends monitoring at
the end of Phase III and throughout Phase IV.
The EastLake I SPA Plan Amendment project is most likely to develop in
Phase II rather than Phase IV. The other projects in Phase III consist of
Rancho del Rey III, EastLake Business Park II, and the Baldwin Company's
Salt Creek Ranch.
Therefore, the available capacity in the existing Telegraph Canyon Sewer wiJI
depend on where the project falls within Phase 11 Development. If the project
develops early in Phase 11, there is likely to be available capacity; however, if
it develops late in Phase III, then improvements would be dependent on the
results of the monitoring program. The Master Plan recommends that the
Telegraph Canyon report be reviewed as progress in the basin occurs to track
the actual development and associated improvements required of the East Lake
I Amendment.
3,10.5
Financing Sewer Facilities
The developer wiJI be required to pay fees as defined in the Telegraph Canyon
Sewer Basin Improvement and Financing Plan. It is expected that the fees wiJI
be adopted by the Chula Vista City Council during the summer of 1992.
The developer wiJI also be required to pay for all costs associated with revising
the Telegraph Canyon sewer basin plan to include the additional flows
associated with the Medical Center. The revised plan will stipulate any
additional required improvements and any changes in phasing. Prior to
approval of final grading plans for the medical center, the developers shall pay
all costs associated with these additional improvements in addition to a
proportionate share of the costs of the basin wide improvements included in the
basin plan.
3.10-7
Ea.'fLake I SPA Plat, Amelldmelll
Public Facilities Finance Plan
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SEWER
3,10,6
Threshold Standard
1. Sewage flows and volumes shall not exceed City Engineering Standards.
2. The City shall annually provide the San Diego Metropolitan Sewer
Authority with a 12-18 month development forecast and request confirma-
tion that the projection is within the City's purchased capacity rights and
an evaluation of their ability to accommodate the forecast and continuing
growth, or the City Engineering Department staff shall gather the
necessary data. The information provided to the GMOC shall include the
following:
a. Amount of current capacity now used or committed.
b. Ability of affected facilities to absorb forecast growth.
c. Evaluation of funding and site availability for projected new facili-
ties.
d. Other relevant information.
3,10,7
Threshold Compliance
Facilities to accommodate sewer flows will be identified in the Telegraph
Canyon Sewer Basin Improvement and Financing Plan. The City will not
allow the design capacity of trunk sewers to be exceeded. If flows large
enough to surpass the design capacity of receiving sewers are anticipated as the
result of new development, the City could require the construction of relief
lines. The construction of new sewer trunk lines must be phased with the
construction of streets, As such, the facilities identified in this plan shall be
required of the developer either as constructed facilities or through the payment
of fees.
The design capacity standards are as follows:
DIAMETER
MAXIMUM DEPTH RA no
8" to 12"
Greater than 12"
0.50
0,75
ReQuirement 3.10.1: (EIR Mirigarion Measure 4.10.4.3)
Prior to the issuance of a building permit, the developer shall satisfy the
wastewater development fee obligation including sewer capacity fees, as
3.10-11
EasrLake I SPA Plall Amelldmel/l
Puhlic Facilities Finance Plall
SEWER
adopted by the City of Chula Vista, to fund trunk sewer and other upgrades
identified by the City for the Telegraph Canyon Trunk Sewer.
Reauirement 3.10.2: (EIR Miligalion Measure 4,10.4.7)
Prior to the issuance of a building permit, the developer(s) shall be required to
pay for all costs associated with revising the Telegraph Canyon Sewer Basin
Plan to include the additional flows associated with the medical center. The
revised plan will stipulate any additional required improvements and any
changes in phasing. Prior to approval of final building plans for the medical
center, the developers shall pay the total cost of any facility required to
specifically serve the medical center within the SPA I area and its proportionate
share of cost of basin-wide serving improvements included in the Revised Basin
Plan.
Reauirement 3.10.3: (EIR Miligalion Measure 4.10.4.8)
Prior to issuance of the building permits for Phases I and II, sewer capacity
fees shall be paid based on projections included in Section 4.10 and Appendix
J of the EIR.
Requirement 3.10.4: (EIR Miligalion Measure 4.10.4.9)
Prior to issuance of the building permit for Phase III, sewerage generated by
Phases I and II will be evaluated. Sewer capacity fees for all three phases of
the proposed medical center shall be adjusted based on the actual sewage
volume generated in Phases I and II. Payment of fees shall occur prior to
issuance of the building permit for Phase III.
3.10-12
Ells/Lake I SPA Plan Amelldmel/l
Public Facilities Finance Pla1l
3.11 DRAINAGE
3.11-1
Eas/Lake I SPA Plall Al1Ielidl1lellt
Public Facilities Finance Platz
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\1 PROPOSED ONSITE DRAINAGE
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SCALE: ,".250' ! I
FIGURE
14
L ETTI ER 1_ Mc1NTYR E A ND ASSOCIATES
Source: Nieto Consulting Engineers, Inc.
!
DRAINAGE
3.11
DRAINAGE
3.11.1
Background
The City of Chula Vista, through its Public Works Department, is responsible
for ensuring that safe and efficient storm water drainage systems are provided
concurrent with development in order to protect the residents and property
within the city, City staff reviews individual projects to ensure that improve-
ments are provided which are consistent with the drainage master plan(s) and
that the project complies with all City engineering drainage standards,
Drainage facilities are planned for in the "City of Chula Vista Public Facilities
Plan Flood Control Summary Report, dated March 1989 (Phase II)",
3.11.2
Project Processing Requirements
The Sectional Planning Area Plan and the Public Facilities Finance Plan are
required by the Growth Management Program to address the following issues
for Drainage services.
I. Identify phased demands.
2. Identify locations of facilities for on-site and off-site improvements.
3. Provide cost estimates.
4, Identify financing methods.
3.11.3
Existing Drainage Facilities
The City of Chula Vista Public Facilities Plan, Flood Control Summary Report,
March, 1989, identifies fifteen major drainage basins in Chula Vista, These
drainage basins were determined by examining existing topography, drainage
conditions and land uses, Four of these basins are essentially developed and
are not expected to experience significant changes in runoff. Eleven drainage
basins are east of Interstate 805 with one of these basins, Long Canyon, mostly
developed to the predicted densities in Scenario 4 of the general plan, The
remaining ten basins are anticipated to experience major development and
subsequent changes in drainage conditions.
The City's Drainage Master Plan analyzed current and future requirements for
drainage facilities. The report details three alternative solutions for drainage
in each basin. Because drainage facilities are directly related to the type and
location of future development, it is not possible to determine which specific
improvements will be required until the development project is presented and
reviewed by staff.
3.11-2
Eas/Lake I SPA Plan Amendmelll
Public Facilities Finance Plall
DRAINAGE
A hydrology and hydraulic analysis was conducted by Nieto Consulting
Engineering which involved the review of existing hydrology information
prepared for the. EastLake I SPA Plan and a comparison of this information
with the existing hydrologic condition onsite and the drainage control features
proposed as part of the EastLake I SPA Plan Amendment. The hydrology
technical report is contained in Appendix F of the EIR,
3.11.4
Drainage Facility Requirements
Regional facilities within the Telegraph Canyon watershed, and local storm
drain facilities within the confines of the EastLake SPA area are, or will be, in
place and adequate to convey the storm water flows expected from the SPA
Plan Amendment area. However, no Precise Plans or designs for future
drainage systems within the boundaries of the SPA Plan Amendment area are
being proposed at this time, with the exception of the plans for the Kaiser
Permanente Medical Center. In order to preclude any onsite impacts due to
project development, future developments within the Village Center should
include the design and construction of drainage systems adequate to convey a
50-year freque.ncy storm without appreciable damage to structures or property.
The existing detention facility was designed to reduce peak flow volumes to less
than pre-development flow volumes. The facility shown in Figure 15 must not
allow an increase in peak discharge volume form the detention basin to
Telegraph Canyon Channel. Design and ultimate sizing of the detention facility
shall also be consistent with the sizing and capacities of the improved facilities
downstream of the project. In addition, the project shall have no downstream
hydraulic or hydrologic impacts.
The introduction of a medical facility could affect surface water quality. Oils,
grease, heavy metals, and pesticides are typically found in small concentrations
in runoff from urban uses. However, a hospital use introduces the potential for
other forms of hazardous wastes. As discussed in Section 4.5 of the EIR,
Kaiser Permanente maintains strict policies which meet government require-
ments with regard to the handling, storage, and transport of hazardous and
medical wastes. The introduction of the medical facilities is not expected to
significantly impact surface water quality.
3.11-3
EastLake I SPA Plall Amendment
Public FaciliTies Finance Plall
DRAINAGE
3.11.5
Financing Drainage Facilities
On-Site Facilities
City policy requires that all master planned developments provide for the
conveyance of storm waters throughout the project to City engineering
standards. As such, development within the EastLake I SPA Plan Amendment
will be required to construct those facilities identified in Section 3,11.
Off-Site Facilities
The EastLake I SPA Plan Amendment project drains into the Telegraph Canyon
Basin, In accordance with Chula Vista Ordinance 2384 approved August 7,
1990, East Lake I SPA Plan Amendment is required to pay the Telegraph
Canyon Drainage Fee of $3,922 (1992 dollars) per gross benefit acre; this fee
is subject to an annual adjustment based upon the Engineering News Record
(ENR) Construction Cost Index. The fee is payable as defined by Ordinance
2384.
3,11.6
Threshold Standard
1. Storm water flows and volumes shall not exceed City Engineering
Standards.
2. The GMOC shall annually review the performance of the City's storm
drain system to determine its ability to meet the City's goals and
objectives.
3,11. 7
Threshold Compliance
East Lake I SPA Plan Amendment shall be responsible for the conveyance of
storm water flows in accordance with City Engineering standards. The City
Engineering Division shall review all plans to ensure compliance with City
Engineering Standards.
Development of the subject project must comply with all applicable regulations
established by the United States Environmental protection Agency, EPA, as set
forth in the National Pollutant Discharge Elimination System, NPDES, permit
requirements for urban runoff and storm water discharge. In addition the
developer shall be required to obtain an NPDES construction permit from the
State Water Resources Control Board and to Submit pollutant control and
monitoring plans to the Regional Water Quality Control Board for approval
prior to issuance of grading permits.
3.11-5
EaJrLake I SPA Pla1l Ame1ldmellf
Public Facilit;e,'i Finance Plan
DRAINAGE
The following improvements shall be required of future precise plans within the
EastLake I SPA Plan Amendment area:
ReQuirement 3.11.1: (E/R Miligarion Mea:;ure 4.6.4./)
Prior to issuance of a grading permit, a temporary maintenance program shall
be established by the developer(s) to minimize the effects of soil erosion and
debris. The program shall include temporary erosion control planning during
construction in accordance with standards established by the City of Chula Vista
such as the use of sandbags, silt fences, landscaping, and temporary desilting
basins,
Development of the subject project must comply with all applicable regulations
established by the United States Environmental Protection Agency (EPA) as set
forth in the National Pollutant Discharge Elimination system (NPDES) permit
requirements for urban runoff and storm water discharge. In addition, the
developer shall be required to obtain an NPDES construction permit from the
State Water Resources Control Board and to submit pollutant control and
monitoring plans to the Regional Water QuaJity Control Board for approval
prior to the issuance of grading permits.
ReQuirement 3.11 .2: (E/R Mir;gar;on Measure 4.6.4.2)
Prior to the issuance of a grading permit, onsite facilities for storm water
collection shall be designed and constructed to handle 50-year peak discharges.
ReQuirement 3.11.3: (E/R M;rigarion Measure 4.6.4.3)
Prior to approval of a final map, if a map is required, or prior to the issuance
of building permits, fees shall be paid or credits shall be used, toward the
Telegraph Canyon Channel drainage facility in accordance with the drainage fee
program,
ReQuirement 3.11.4: (E/R Mirigarion Measure 4,6.4.4)
Prior to issuance of the grading permit for the proposed medical center,
drainage plans shall be submitted to City Engineering which will confirm to the
satisfaction of the City Engineer that the drainage plans conform to the drainage
studies prepared for the EIR or further environmental review will be required.
All storm drain facilities downstream of the medical center shall have the
capacity to accommodate the additional flow resulting from the proposed
change in grading patterns while maintaining the same ability to reduce peak
flows and silt that was originally intended, or maintain the existing direction of
on site drainage southwesterly toward the detention basin,
3.11-6
EaSfLake I SPA Plan AI1Ielldme1lf
Puhlic Facilities Finonce Plan
DRAINAGE
Reauirement 3.11.5: (EIR Mirigarion Measure 4.6.4.5)
Prior to approval of a final map, if a map is required, or prior to the issuance
of building permits for the medical facility, fees shall be paid or credits shall
be used, toward the Telegraph Canyon Channel drainage facility in accordance
the drainage fee program,
3.11-7
EastLake I SPA Plan Amendment
Public Facili/ies Fillallce Plall
3.12 AIR QUALITY
3.12-1
EnstLake I SPA Plall Amendment
Puhlic FaciliTies Finance Plan
AIR QUALITY
3,12
AIR QUALITY
3.12.1
Background
Air Oualitv ImDrovement Plan
An Air Quality Improvement Plan is required for all major development
projects (50 dwelling units or greater, or commercial and industrial projects
with 50 EDU's of water demand or greater), This plan is required at the
Sectional Planning Area (SPA) Plan level, or equivalent for projects which are
not processed through a Planned Community Zone.
The Air Pollution Control District is updating the Air Quality Maintenance
Program to comply with the California Clean Air Act. There is no local
Master Plan for Air Quality.
The Air Quality Improvement Plan will not be prepared as part of the Public
Facilities Financing Plan. The plan is being prepared as part of the Environ-
mental Impact Report.
3.12.2
Threshold Standard
The City shall annually provide the San Diego Air Pollution Control District
(APCD) with a 12-18 month development forecast and request an evaluation
of its impact on current and future air quality management programs, along
with recent air quality data. The growth forecast and APCD response letters
shall be provided to the GMOC for inclusion in its annual review.
3.12.3
Threshold Compliance
The City continues to provide a development forecast to the APCD in
conformance with the threshold standard. A separate Air Quality Improvement
Plan is provided as part of the EIR document.
3.12-2
EmlLake 1 SPA Plall Amelldmelll
Public Facilities Fillallce Plall
3.13 FISCAL
3.13-1
Eas/Lake I SPA Plall Amelldmelll
Public Facilities Finance Pion
FISCAL
3.13
3.13.1
3.13.2
3,13,3
3.13.4
FISCAL
Background
There is no existing Master Plan for fiscal issues. However, an economic base
study and a long range fiscal impact study was prepared by P&D Technologies
as part of the Chula Vista General Plan.
Project Processing Requirements
The Sectional Planning Area Plan and the Public Facilities Finance Plan are
required by the Growth Management Program to address the following Fiscal
issues.
1. Prepare a phased fiscal/economic report dea1ing with revenue-v-expendi-
tures including maintenance and operations.
Threshold Standard
I. The GMOC shall be provided with an annual fiscal impact report which
provides an evaluation of the impacts of growth on the City, both in
terms of operations and capital improvements. This report should
evaluate actual growth over the previous 12-month period, as well as
projected growth over the next 12-18 month period, and 3-5 year period.
2. The GMOC shall be provided with an annual "economic monitoring
report" which provides an analysis of economic development activity and
indicators over the next previous 12-month period, as well as projected
growth over the next 12-18 month period, and 3-5 year period,
Threshold Compliance
John McTighe & Associates prepared an analysis of the fiscal impact on the
City of Chula Vista of the proposed EastLake I SPA Plan Amendment. The
fiscal impact analysis is included in Appendix I of the Environmental Impact
Report for the project.
According to the analysis, the EastLake I SPA Plan Amendment including the
proposed Kaiser Permanente Chula Vista Medical Center is projected to have
an overall positive fiscal impact on the City of Chula Vista. In other words,
cumulative operating revenues are projected to exceed operating costs over the
ten year period of time analyzed in the study. The proposed project's annual
Em'fLake I SPA Plall Amefldmelll
Public Facilitie.'i Finance Plan
3.13-2
FISCAL
impact after buildout is projected to be a positive $263,009 per year in current
dollars.
At ultimate buildout, the proposed plan will have a $180,987 per year greater
positive fiscal impact on the City than would result from the buildout of the
current plan.
3.13-3
EasrLake I SPA Plan Amelldmetlt
Public FaciliTies Fina1/ce Plall
3.14 CIVIC CENTER
3.14-1
EasrLake 1 SPA Plall Amendment
Public Facili/ies Finance Plan
CIVIC CENTER
3.14
3.14.1
3,14.2
CIVIC CENTER
Background
Although the existing Civic Center successfully accommodated city administra-
tion offices prior to the mid-1980's population growth, increase in CIty staff to
meet new demands of growth has caused increasing congestion problems, Most
staff in the Public Services Building experience space shortages, lack of privacy
and storage, and frequent noise distractions. This was reported in a survey
which is included in the Civic Center Master Plan dated May 8, 1989. Site
Alternative Three "The Suburban Scheme" was selected from the master plan
at a council conference on June 22, 1989.
Existing Civic Center Facilities
Civic Facilities Inventorv
Existinl! Facilities
Civic Cerlter
Previous County Health Center
Future Public Works Inspection Division
(off-site)
111,940 square feet
3,120 square feet
1,200 square feet
TOTAL
116,260 square feet
Parking Lots
333 spaces
Eas/Lake I SPA Plall Amelldmellt
Public Facilities Finance Pian
3.14-2
CIVIC CENTER
Future Facilities Cost Size Estimated
1. City Hall 25,765 sfl $ 2,203,300
2, Public SerVices Facility 40,615 sfl 3,023,500
3. New City Hall Annex 28,925 sf! 3,023,600
4. Legislative Offices 6,000 sf! 1,330,000
5, Subterranean Parking 126 spaces 1,008,000
6, Parking Structure 359 spaces 2,872,000
7. Demolition 5,920 sf 83,600
8. Surface Parking 45,425 sf 227,100
9. Misc. Site Improvements 15,000 sf 180,000
10. Landscaping 55,000 sf 698,500
11. Land Acquisition (459 F Street)
12. Master Plan 65.250
TOTAL $15,459,300
3,14,3
Civic Center Requirements
The Master Plan for the Chula Vista Civic Center shows 126,990 square feet
of Civic Center facilities are needed to serve the population in 1988. This
identifies an existing space deficiency of 15,050 square feet. Since the writing
of the Master Plan, the City has acquired the 3,120 square foot County Health
building and a 1,200 square foot Public Works office. Th~y are both listed
under Existing Facilities. Because of this increase in square footage, the defi-
ciency is reduced to 10,730 square feet.
The need for the Civic Center can not be easily related to population figures or
acres of commercial and industrial land which will be developed in the future.
The facilities, according to the master plan, are currently inadequate because
of the lack of space. This inadequacy will worsen as employee numbers and
their workloads increase in response to demands for services, which are
generated by new development.
Currently (FY 1990-91) the City is moving ahead to implement Phase #1 of the
Civic Center Master Plan by acquiring additional land to the west of the
existing Civic Center for the proposed parking garage.
Some of the size figures represent a combination of remodeled existing square footage and newly conslru.:led square
fOl.)lage. The compkled civic facilities will 101a1149.120 squan:: feci wilh 625 parking spaces.
3.14-3
EmrLake I SPA Plall Amelldmellr
Public Facilities Finance Plan
CIVIC CENTER
3.14.4
Financing Civic Center Facilities
In January, 1991, the Chula Vista City Council adopted Ordinance No. 2320
establishing a Development Impact Fee to pay for various public facilities
within the City of Chula Vista. The facilities are required to support future
development within the City, The current fee adopted in accordance with
Government Code Section 66000 is $2,150 per equivalent dwelling unit.
The EastLake I SPA Plan Amendment project is within the boundaries of the
public facilities mF program and, therefore, the project will be subject to the
payment of the fee at the rate in effect at the time building permits are issued.
The current Civic Center fee rate is $527 per dwelling unit and $27.60/DU for
administration. The EastLake I SPA Plan Amendment obligation at buildout
is $256,898 less than the adopted plan obligation. This reduction is caused
primarily by the loss of 405 multi-family dwelling units,
Civic Center Fee
Land Use Adopted Plan Proposed Plan
Residential $ 213,435 $ 0
Employment Park 464.224 377,163
Medical Center 0 90,307
Office/Commercial 35.414 17,707
Retail 65,517 51.056
Suhtotal $ 778,590 $ 536,233
6% Admin. 46.715 32,174
TOTAL $ 825,305 $ 568,407
3.14.5
Threshold Standard
There is no adopted threshold standard for this facility. The facility informa-
tion is being provided in this report to aid the City in establishing operational
benchmarks which will determine construction phasing of the Civic Center.
3.14.6
Threshold Compliance
Reauirement 3.14.1:
Civic Center facilities will be funded through the collection of the public
facilities fees at the rate in effect at the time building permits are issued.
3,14-4
EasrLake I SPA Plan Al11endl11ellf
Public FacilitieJ Finance Plan
3.15 CORPORATION YARD
3.15-1
Ea"Lake I SPA Pla/l Ame/ldmellt
Public Facilities Filla/lce Pla/l
CORPORATION YARD
3.15
CORPORATION YARD
3.15.1
Background
The corporation yard is currently operating beyond capacity. New develop-
ment, with its resultant increase in required maintenance services, creates a
need for a larger corporation yard. The new yard may be located east of
Interstate 805 because of the availability of centrally located large parcels. A
City staff memo dated November 11, 1987 states that 15 acres are needed to
accommodate 85,010 square feet of office and storage and 228,000 square feet
of parking.
3.15.2
Existing Corporation Yard Facilities
Existin!! Facilities
Location
Corporation Yard
707 "F" Street
Future Facilities
Cost Estimate
1.
2.
3.
4.
5,
6.
Buildings
Outside Storage
Parking
Site preparation and grading
Site development, utilities, and landscaping
Site acquisition
$ 4,699,491
1,031,362
543,598
4,000,000
1,181,260
1.995.000
TOTAL
$ 13,450,711
3,15.3
Corporation Yard Requirements
The growth in population, increase in street miles and the expansion of
developed areas in Chula Vista, requires more equipment for maintenance as
we\1 as more space for storage and the administration of increased numbers of
employees. The need for a larger Corporation Yard can be specifica\1y related
to new development and its effect on a\1 of these subjects.
The existing corporation yard located at "F" Street and Woodlawn no longer
accommodates present demands. The City Council approved an agreement on
May 22, 1990 between the City and Rancho Del Sur (Sunbow). The agreement
grants the City an option to acquire" I 5 net usable acres" within the 46 acre
site referred to in the Phase 11 Tentative Map, Chula Vista Tract Map 90-7 as
3.15-2
EasrLake I SPA Pla/I Amelldme1lr
Public Facilities Finance PlolJ
CORPORATION YARD
Unit 19. The City must close the purchase transaction prior to June 1, 1992
according to the agreement. This area of Sunbow is being considered because
it provides a central location as the City grows to buildout and because a large
parcel of land is available east of Interstate 805 which is suitable for a corpora-
tion yard.
3.15.4
Financing Corporation Yard Facilities
The Civic Center Expansion with an accompanying threshold standard was not
one of the facilities originally considered by the Growth Management Oversight
Commission. The Facility information is being provided in this report to aid
the City in establishing operational benchmarks which will determine
construction phasing of the Civic Center.
In January, 1991, the Chula Vista City Council adopted Ordinance No. 2320
establishing a Development Impact Fee to pay for various public facilities
within the City of Chula Vista. The facilities are required to support future
development within the City and the fee schedule has been adopted in
accordance with Government Code Section 66000. The current fee is $2,150
per equivalent dwelling unit.
The EastLake I SPA Plan Amendment project is within the boundaries of the
public facilities DlF program and, therefore, the project will be subject to the
payment of the fee at the rate in effect at the time building permits are issued.
At the current fee rate, the EastLake I SPA Plan Amendment obligation at
buildout is $232,524 less than the adopted plan obligation. -This reduction is
caused primarily by the loss of 405 multi-family dwelling units,
Corporation Yard
Land Use Adopted Plan Proposed Plan
Residential $ 193.185 $ 0
Employment Park 420,180 341.379
Medical Center 0 81.739
Oftice/Commercial 32.054 16.027
Rdail 59,300 46,212
Suhtotal $ 704,719 $ 485,357
6 % Admin. 42,283 29,121
TOTAL $ 747,002 $ 514,478
3.15-3
EasrLake I SPA Plall Amelldmell/
Public Facili/ies Fillallce Plall
CORPORATION YARD
3.15.5
Threshold Standard
There is no adopted threshold standard for this facility. The facility informa-
tion is being provided in this report to aid the City in establishing operational
benchmarks which will determine construction phasing of the corporation yard.
3.15.6
Threshold Compliance
ReQuirement 3,15,1:
Compliance will be satisfied with the payment of public facility fees at the rate
in effect at the time building permits are issued,
3.15-4
Eas/Lake I SPA Plan Amelldmellt
Public Facilities Finallce Plan
4.0 PUBLIC FACILITY FINANCE
4,1-1
EasrLake I SPA Plall Amelldmellt
Public Facilitie,\' Fillallce Plall
. JBLlC FACILITY FINANCE
4.1
PUBLIC FACILITY FINANCE
4.1.1
Overview
The City will ensure the appropriate public facilities financing mechanisms are
utilized to fund the acquisition, construction and maintenance of public facilities
required to support the planned development of the EastLake I SPA Plan
Amendment project in compliance with the City's Growth Management
Program.
Public facilities are generally provided or financed in one of the following three
ways:
1.
Subdivision Exaction
Developer constructed and financed as a
condition of project approval.
2.
Development Impact Fee
Funded through the collection of an impact
fee. Constructed by the public agency or
developer constructed with a reimbursement
or credit against specific fees.
3.
Debt Financing
Funded using one of several debt finance
mechanisms, Constructed by the public
agency or developer.
It is anticipated that all three methods will be utilized for the EastLake I SPA
Plan Amendment project to construct and finance public facilities.
4.1.2
Subdivision Exactions
Neighborhood level public improvements will be developed simultaneously with
related residential and non-residential subdivisions. Through the use of the
Subdivision Map Act, it is the responsibility of the developer to provide for all
local street, utility and recreation improvements. The use of subdivision
conditions and exactions, where appropriate, will insure that the construction
of neighborhood facilities is timed with actual development.
The imposition of subdivision conditions and exactions does not preclude the
use of other public facilities financing mechanisms to finance the public
improvement, when appropriate.
4.1-2
EaSlLake I SPA Plan Amelldmellt
Public Facilities Finallce Plall
PuBLIC FACILITY FINANCE
4.1.3
Development Impact Fee Programs
Development Impact Fees are imposed by various governmental agencies,
consist with State law, to contribute to the financing of capital facilities
improvements within the City of Chula Vista. The distinguishing factor
between a fee and a subdivision exaction is that exactions are requested of a
specific developer for a specific project whereas fees are levied on all devel-
opment projects throughout the City or benefit area pursuant to an established
formula and in compliance with State law,
EastLake I SPA Plan Amendment Project, through policy decisions of the City
of Chula Vista and other governing agencies, is subject to fees established to
help defray costs of facilities which will benefit EastLake I SPA Plan
Amendment and areas beyond this specific project. These fees may include the
following:
I. Eastern C/1Ula Vista Transportation ImpacT Fee - Street DIF established
to provide financing for circulation element road projects of regional
significance in the area east of Interstate 805.
2. Public Facilities Development Impact Fee - Public Facilities DIF
establishes to collect funds for Civic Center Facilities, Police Facility
Remodeling, Corporation Yard Relocation, Libraries,.Fire Suppression
System, Geographical Information System, Mainframe Computer,
Telephone System Upgrade and a Records Management System,
3. Park AcquisiTion and Development Fees - PAD Fee established to pay
for the acquisition and development of park facilities,
4. Traffic Signal Fees - to pay for traffic signals associated with circulation
element streets.
5, Telegraph Canyon Drainage Basin Fee - to pay for constructing
drainage channel improvements.
6. Telegraph Canyon Sewer Basin Fee - the City is contemplating the
adoption of this fee in early 1992 to pay for sewer basin improvements
necessitated by future development in the basin.
7, State Mandated School Impact Fees - payable to the Chula Vista City
School District and Sweetwater Union High School District. It should be
noted that both school districts generally require development projects to
4.1-3
Eas/Lake I SPA Pial! Amelldmellt
Public Facilities Finance Platl
. ~BLlC FACILITY FINANCE
annex into existing Mello Roos Community Facilities Districts in lieu of
paying State mandated school fees.
8, Otay Waler District Fees - It should be noted that the Water District
may require the formation of or annexation to an existing improvement
district or creation of some other finance mechanism which may result in
specific fees being waived.
4.1.4
Debt Finance Programs
The City of Chula Vista has used assessment districts to finance a number of
street improvements, as well as sewer and drainage facilities. Both school
districts have implemented Mello-Roos Community Facilities Districts to
finance school facilities.
Assessment Districts
Special assessment districts may be proposed for the purpose of acquiring,
constructing, maintaining certain public improvements under the Municipal
Improvement Act of 1913, the Improvement Bond Act of 1915, and the
Lighting and Landscape Act of 1972. The general administration of the special
assessment district is the responsibility of the public agency.
Special assessment financing may be appropriate when the value or benefit of
the public facility can be assigned to a specific property. Assessments are levied
in specific amounts against each individual property on the basis of relative
benefit. Special assessments may be used for both publicly dedicated on-site and
off-site improvements.
Mello-Roos Communitv Facilities Act of 1982
The Mello-Roos Community Facilities Act of 1982 authorizes formation of
community facilities districts which impose special taxes to provide the
financing of certain public facilities or services, Facilities which can be
provided under the Mello-Roos Act include the purchase, construction,
expansion, or rehabilitation of the following:
I. Local park, recreation, or parkway facilities;
2. Elementary and secondary school sites and structures;
3. Libraries;
4. Any other governmental facilities that legislative bodies are autho-
rized to construct, own or operate.
4.1-4
EastLnke I SPA Plali Amelidmelit
Puhlic Facilities Finance Pla"
ru6L1C FACILITY FINANCE
4.1.5
Other Methods Used to Finance Facilities
General Fund
The City of Chula Vista's general fund serves to pay for many public services
throughout the City. Those facilities and services identified as being funded by
general fund sources represent those that will benefit not only the residents of
the proposed project, but also Chula Vista residents throughout the City, In
most cases, other financing mechanisms are available to initially construct or
provide the facility or service, then general fund monies would only be
expected to fund the maintenance costs once the facility is accepted by the City,
State and Federal Fundin2
Although rarely available to fund an entire project, Federal and State financial
and technical assistance programs have been available to public agencies, in
particular the public school districts.
The City was recently awarded a $6 million State Grant to construct the
Montgomery/Otay Library.
Dedications
Dedication of sites by developers for public capital facilities is a common
financing tool used by many cities. In the case of Eastlake I SPA Plan
Amendment, the following public sites are proposed to be dedicated:
I, Roads (if public)
2. Open space and public trail systems
Homeowners Associations
Community Homeowner Associations were formed to manage, operate and
maintain private facilities within EastLake I.
Developer Reimbursement A!!reements
Certain facilities that are off-site of EastLake I SPA Plan Amendment and/or
provide regional benefits may be constructed in conjunction with the develop-
ment of EastLake I. In such instances, developer reimbursement agreements
may be executed to provide for a future payback to the developer for the
additional cost of these facilities. Future developments are required to pay back
their fair share of the costs for the shared facility when development occurs.
4.1-5
Ea.l'tLake I SPA Plan Amendment
Public Faciliries FinClnce Platl
PUBLIC FACILITY FINANCE
SDecial Al!reements/DeveloDment Al!reement
This category includes special development programs for financing construction
of Telegraph Canyon Road and State Route 125, It also includes any other
special arrangements between the City and the developer such as credits against
fees, waiver of fees, or charges for the construction of specific facilities.
A development agreement can play an essential role in the implementation of
the Public Facilities Financing Plan. The Public Facilities Financing Plan
clearly details all public facility responsibilities and assures that the construction
of all necessary public improvements will be appropriately phased with actual
development, while the development agreement identifies the obligations and
requirements of both parties.
4.1.6
Public Facility Finance Policies
The following finance policies were included and approved with the Growth
Management Program to maintain a financial management system that will be
implemented consistently when considering future development applications,
These policies will enable the City to effectively manage its fiscal resources in
response to the demands placed on the City by future growth,
1. Prior to receiving final approval, developers shall demonstrate and
guarantee that compliance is maintained with the City's adopted threshold
standards.
2. The Capital Improvement Program Budget will be consistent with the
goals and objectives of the Growth Management Program, The Capital
Improvement Program Budget establishes the timing for funding of all fee
related public improvements.
3. The priority and timing of public facility improvements identified in the
various City fee programs shall be made at the sole discretion of the City
Council.
4, Priority for funding from the City's various fee programs shall be given
to those projects which facilitate the logical extension or provision of
public facilities as defined in the Growth Management Program,
5. Fee credits, reimbursement agreements, developer agreements or public
financing mechanisms shall be considered only when it is in the public
interest to use them or these financing methods are needed to rectify an
4.1-6
EastLake I SPA Plall Amelldmetlr
Public Facilities Finance Plan
l'u8L1C FACILITY FINANCE
existing facility threshold deficiency. Such action shall not induce growth
by prematurely extending or upgrading public facilities.
6. All fee credit arrangements or reimbursement agreements will be made
based upon the City's plans for the timing and funding of public facilities
contained in the Capital Improvement Program Budget.
7. Public facility improvements made ahead of the City's plans to construct
the facilities will result in the need for additional operating and mainte-
nance funds. Therefore all such costs associated with the facility
construction shall become the responsibility of the developer until such
time as the City had previously planned the facility improvement to be
made.
4.1.7
Cumulative Debt
The City of Chula Vista has an established policy limiting the maximum debt
to be placed on a residential dwelling unit to an additional one percent above
the property tax. This policy was restated in the adopted Growth Management
Program.
Like many other cities, Chula Vista has long understood that it is not the only
agency which can utilize public finance mechanisms and, therefore, can not
always guarantee that the total debt will remain at or belm'{ a maximum of 2
percent. The City needs to coordinate its debt finance programs with the other
special districts which provide service to the residents of Chula Vista to ensure
that the cumulative debt does not become excessive. Coordination is also
necessary to guarantee all public facilities needed to support a development can
be financed and constructed as needed.
The Public Works Department generally requires the preparation of an
assessment district feasibility plan for the buildout of a master planned
community prior to initiation of the first assessment district in order to
determine the debt capacity limits and benefit zones related to using public
financing to fund infrastructure improvements.
A draft feasibility and financing plan for the remaining EastLake Development
dated September 5, 1991 was prepared by Willdan Associates and submitted to
the City of Chula Vista Engineering Department for review,
4.1-7
EastLake I SPA Plall Ame/ldmellt
Public Facilities Fi/lallce Plall
YUBLlC FACILITY FINANCE
4.1.8
Lifecycle Cost
Section 19.09.060 Analysis subsection F(2) of the Growth Management
Ordinance requires the foJlowing:
".. .The inventory shall include Life Cycle Cost ("LCC) projections
for each element in 19,09,060(E)...as they pertain to City fiscal
responsibility. The LCC projections shall be for estimated life
cycle for each element analyzed, The model used shall be able to
identify and estimate initial and recurring life cycle costs for
the.. .elements..."
Backl!.rollnd
The following material presents information on the general aspects of life cycle
cost analysis as well as its specific application to the City of Chula Vista
operations. The discussion regarding the general benefits and process of LCC
is meant to provide a common base of understanding upon which further
analysis can take place.
Life cycle costing (LCC) is a method of calculating the total cost of asset
ownership over the life span of the asset. Initial costs and all subsequent
expected costs of significance are included in the life cycle cost analysis as well
as disposal value and any other quantifiable benefits to be derived as a result
of owning the asset. Operating and maintenance costs over the life of an asset
often times far exceed initial costs and must be factored into the (decision)
process.
Life cycle cost analysis should not be used in each and every purchase of an
asset. The process itself carries a cost and therefore can add to the cost of the
asset. Life Cycle Cost analysis can be justified only in those cases in which the
cost of the analysis can be more than offset by the savings derived through the
purchase of the asset.
Four major factors which may influence the economic feasibility of applying
LCC analysis are:
I. Energy Intensiveness - LCC should be considered when the anticipated
energy costs of the purchase are expected to be large throughout its life.
4.1-8
EastLake I SPA Plall Amelldmem
Public Facilities Finance Pian
l-uBLlC FACILITY fINANCE
2. Life Expectancy - For assets with long lives (i.e" greater than five
years), costs other than purchase price take on added importance. For
assets with short lives, the initial costs become a more important factor.
3. Efficiency - The efficiency of operation and maintenance can have
significant impact on overall costs. LCC is beneficial when savings can
be achieved through reduction of maintenance costs.
4. Investment Cost - As a general rule, the larger the investment the more
important LCC analysis becomes.
The four major factors listed above are not, however, necessary ingredients for
life cycle cost analysis, A quick test to determine whether life cycle costing
would apply to a purchase is to ask whether there are any post-purchase costs
associated with it. Life cycle costs are a combination of initial and post-
purchase costs.
The term "capital budgeting" is defined as the process of analyzing expenditures
on assets (expected to provide returns beyond a year) to determine if they
should be included in the capital budget. The outlays may be for facilities
which are either revenue-producing or nonrevenue producing.
Life cycle costing is not something different from capital budgeting but, rather,
is generally understood to be the application of capital budgeting to nonrevenue-
producing projects, Capital budgeting is a term more familiar to industry while
life cycle costing is more familiar to government, The principles are the same,
however, regardless of the terminology since the objective is to maximize
benefits and minimize costs. For nonrevenue-producing projects such questions
arise as:
"Will it pay for itself?"
"If so, in what period of time?"
"Which of several alternatives will cost the least or save the most?"
"Should it be leased or bought?"
"Should it be replaced?"
These are questions which can be answered by the application of life cycle
costing methods.
Capital has a cost, regardless of whether it comes from an investor voluntarily
or from a taxpayer involuntarily. A business derives its capital from retained
profits, borrowed funds, and sale of shares in the business. The overall cost
of its financing is referred to as the "cost of capital." Government obtains
4.1-9
Eas/Lake I SPA Plall Amelldmellt
Public Facilities Fiflllllce Plan
I'UBLIC FACILITY FINANCE
funds primarily from taxation, sale of bonds and through the process of
development exactions, and although the "cost of capital" definition is not
exactly parallel, the application to capital analysis is similar,
As long as capital can be employed in other projects and earn a return, it is not
free - it has an opportunity cost. "Opportunity cost" refers to the cost
sacrificed by not investing in an alternative project. This applies even where
the capital takes the form of assets other than cash as long as a cash-equivalent
can be established for the assets, To say that capital has an opportunity cost
is another way of saying that money has a time value. The present worth of
money due in the future is calculated by a process known as discounting. The
discounting process facilitates the translation of future values to present values.
If the total cost of owning an asset is its initial cost and all subsequent costs,
the latter must be discounted to present value before they are combined with
initial cost to obtain the life cycle cost.
All life cycle cost analysis must be performed in terms of compatible dollars,
that is, dollars dated as of a point in time or a period of time. The tools of life
cycle cost analysis by which dollar values are shifted in time are based upon six
basic interest formulas. The symbols used in these formulas are:
i = interest rate per period
n = number of interest periods
P = present worth (or present value)
F = future worth (or future value)
A = uniform sum of money in each time period
Using these tools of life cycle cost analysis and the concept of the time value
of money, two methods of life cycle costing are generally available. They are
the "present worth method" and the "uniform annual cost method." When the
"present worth method" is used, all expenditures, regardless of when they
occur, are compared during a common year; that is, baseline year. Future
expenditures are properly discounted to reflect their time value using the six
basic formulas. Once these future expenditures are discounted, they may be
compared properly to expenditures incurred "today," or during the "baseline
year." Once this discounting is accomplished, all expenditures are weighed on
a common basis and may be added together to obtain a total present worth
value.
The other method, "uniform annual cost method," reduces each alternative cost
to the equivalent base of a uniform annual cost. By using this method, both
present dollars and future dollars are converted to a uniform annual cost while
taking into account the time value of money at a particular interest rate. All
4.1-10
EmtLake I SPA Plall Amendmellt
Public Facilities Finance Plan
PUBLIC FACILITY FL"IANCE
present costs are broken down into equivalent yearly payments throughout the
life cycle. All future costs spent at any time during the life cycle are also
broken down into equivalent yearly payments throughout the life cycle. All the
equivalent yearly costs are then added together to establish the total uniform
annual cost.
When comparing alternatives, the same result will be achieved whether the
present worth method or uniform annual cost method is used, The same
relative cost advantage will result from either method of calculation,
An important step in life cycle cost analysis is the development of an all-
inclusive listing of all costs and dollar benefits associated with a given facility,
This listing must include all dollar flows from the first outlay to disposal of the
facility and must be categorized by stage of ownership to facilitate the LCC
analysis as follows:
I. Initial Cost Period - Conceptual studies, design, planning, acquisition,
installation, testing, training, financing of pre-operational phase.
Expenditures made prior to the LCC analysis (called "sunk costs") are not
included.
2. Use Period -
a. Operating costs - staffing, energy, insurance, security, increases
in working capital, personnel training.
b. Maintenance Costs - parts used, repair, cleaning, painting, all
corrective and preventive maintenance.
c. Replacement costs.
3. Disposal Period - Costs of removal and restoration, salvage value and
release of working capital are benefits (i.e., negative costs).
Shouldn't the wear (depreciation) on a piece of equipment be included as a
cost? The answer is no, since there is no cash outlay for depreciation. The
cash was paid initially for the purchase and to include depreciation as a cost
would be counting it twice. Purchasers in the private sector who are subject
to federal income tax may deduct depreciation as an expense, provided an
approved method of accounting for the depreciation is used,
One of the objections to the use of life cycle costing is that the estimation of
future costs is too difficult. Aren't the estimates merely guesses? And why
4.1-11
EastLake I SPA Plan A1I1elld1l1em
Public FacilirieJ Finance Plan
I liBLlC FACILITY FINANCE
should decisions be based on guesses? If life cycle costing is based on dubious
estimates, how useful can it be?
In response to these questions, it can be argued that there is no alternative to
life cycle costing. Buying on initial cost is not an alternative to buying on life
cycle cost. All purchases are made for a life cycle and the only difference
between initial cost and life cycle cost purchasing is in the judgement about the
treatment of future costs. Life cycle costing, if done correctly, recognizes that
post-purchase costs matter, that they do have value, and that a considered
estimate of those costs is likely to be closer to true value than the zero value
presumption. In either case, a judgement about future costs cannot be avoided,
The only real issue is what the judgement will be.
Undeniably there is some guesswork in predicting costs, but often information
can be obtained which will reduce the uncertainty of the estimates, It may be
that an estimate can be narrowed down to a range, but even that information
is useful.
The following is a step-by-step description for completing the Life Cycle Cost
Analysis (in short form).
I. Initial Costs
a, Base Cost - Enter basic initial cost of equipment/asset.
b. Interface and Auxiliary Costs - Enter cost of such items as:
I. Additional Construction
II, Additional Plumbing
III. Additional Electrical
IV. Fuel Storage Tanks
V. Any other costs associated with the item under con-
struction
c, TotaJ Initial Cost = Total of la and Ib
d. Difference in Initial Cost - Subtract low initial cost from high
initial cost alterative from respective alternatives,
2. Operating Cost, Present Worth
a. Fuel Cost = Present Fuel Cost x Discount-Escalation Factor
b. Operating Labor Cost = Present Labor Cost x Discount-Escalation
Factor
4.1-12
Eas/Lake I SPA Plal/ Amel/dmelll
Public Faciliries Fil/al/ce Plal/
'RLlC FACILITY FINANCE
c. Maintenance Cost = Present Maintenance Cost x Discount-Escala-
tion Factor
d, Replacement Cost = Future Replacement Cost x Single Present
Worth
e, Salvage Value = Future Salvage x Single Present Worth
f. Add whatever annual costs that are not considered
g. above, Tax benefits from depreciation and from expense deduct-
h. tions may be included here but must be deducted from costs
I. Total Operating Cost = 2a + 2b + 2c + 2d + 2e + 2f + 2g +
2h
()
3. Total Operating and Initial Cost = Ic + 2i
4. Uniform Initial Cost = Ic x UCR
5. Uniform Operating Cost = 2i x UCR
6. Total = 4 + 5
ADDlications for LCC Analvsis
The City of Chula Vista currently utilizes life cycle cost analysis in determining ()
the most cost effective purchase of capital equipment as well as in the
determination of replacement costs for a variety of rolling stock. The use of
LCC techniques takes place in the preparation of the City'~ Five Year Capital
Improvement Budget (CIP) as well as in the Capital Outlay sections of the
annual Operating Budget.
There are no project facilities that are not covered by LCC analysis. In
addition to these existing processes, the City should require the use of LCC
analysis prior to or concurrent with the design of public facilities required by
new development. Such a requirement will assist in the determination of the
most cost effective selection of public facilities.
e
4.1-13
Ea.,tLake I SPA Plall Amel/dmetll
Public Facilities Fillallce Plall
EASTLAKE I
PLANNED COMMUNITY DISTRICT REGULATIONS
Kaiser/Activity Center Amendment
ctriJteeutt:R\!ifl+iJi!i~ Draft
June 3, 1992
TABLE OF CONTENTS
Page
INTRODUCTION"..,........................................,....,.,.,. iv
SECTION I
1.0
1.1
1.2
1.3
1.4
1.5
1.6
1.7
SECTION II
11.0
1 I. 1
11.2
1 I. 3
GENERAL PROVISIONS
Purpose and Scope".."."........................ 1-1
Private Agreements,.."""..,.".....,.."..,.... 1-1
Repeal of Conflicting Ordinances.................. 1-1
Establishment of land Use Districts....."........ 1-1
Clarification of Ambiguity......................., 1-2
Effects of Regulations............,...,...,....", 1-3
Enforcement. , . . . , . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-3
Definitions....",............,.........."....... 1-4
RESIDENTIAL DISTRICTS
Purpose........................................... 1 1-1
land Use District Grouping.........,..........",. 11-1
Permitted Uses.................................... 11-1
Property Development Standards: Residential
Districts.......................,.......,.....,... 11-3
11.4 Performance Standards: Residential Districts..... 11-5
11.5 Accessory Structures: Residential Districts....... 11-7
11.6 Walls and Fences: Residential Districts.......... 11-8
11,7 Signs: Residential Districts.......,............. 11-8
SECTION
III
VILLAGE CENTER DISTRICTS
III. 0 Purpose.......",..".,.......,................... 111-1
111.1 Permitted Uses................,................... 111-1
(3/1/89)
SECTION VII
VI I. 0
VI I. 1
VI I. 2
VII.3
SECTION VIII
VII I. 0
VI I I. 1
VI I I. 2
VI I I. 3
Table of Contents (continued)
COMPREHENSIVE SIGN REGULATIONS
Page
Purpose. . , , , , , . . . . . . , . . , . . , . , , . . , , , , . . . . . , , . . . . , , . VII-1
Permit Requirement and Review.,.................,. VII-2
Sign Regulations.................................. VII-8
Design Standards.................................. VII-ll
OFF-STREET PARKING
Purpose, . . . . , , , , , , , , . . . . . . . , . . , . . . . . . . . . . . . . . . . . , .
General Provisions..........,.....................
Schedule of Off-Street Parking Requirements......,
Property Development Standards: Off-Street
Parking..... ....................................,.
VIII.4 Performance Standards: Off-Street Parking........
SECTION IX
IX,O
IX,l
IX,2
IX,3
IX.4
A.
B,
(3/1/89 )
ADM I N I STRATI ON
VIII-l
VIII-l
VIII-2
VIII-6
V II 1-9
Purpose...................................,....... IX- 1
Standard Procedures..........,.................... IX-l
Administrative Review......,..,.................,. IX-l
Site Plan and Architectural Approval.............. IX-l
Other Provisions.................................. IX-2
EXHIBITS
LAND USE DISTRICTS
GENERAL DEVELOPMENT PLAN
ii;
INTRODUCTION
These Planned Community (PC) District Regulations are adopted
pursuant to Title 19, Zoning, of the Chula vista Municipal Code and
are intended to implement and integrate the Chula vista General
Plan, the General Development Plan, and the sectional Planning Area
Plans (SPAs) for EastLake I, EastLake Greens and EastLake Trails.
These regulations set forth the development and use standards for
all property within EastLake I Planned Community District by
establishing:
setbacks;
building heights;
parking requirements;
landscape requirements;
use restrictions;
animal regulations;
density of development;
lot size, width and depth;
fencing requirements; and,
signing regulations.
The PC District Regulations, along with the various SPA Plans,
delineate precisely the allowable use of the property.
The PC District Regulations are organized into four basic land use
districts:
Residential;
Village Center;
Business Center; and
Special Purpose.
Each of these four basic districts is further broken down into
specific land use districts:
Residential Land Use Districts
RE-3
RS-5
RS-7
RP-8
RP-13
RC-lO
RC-15
RC-22
RM-25
RM-44
Residential Estate - 3 District
Residential Single Family - 5 District
Residential Single Family - 7 District
Residential Planned Concept - 8 District
Residential Planned Concept - 13 District
Residential Condominium - 10 District
Residential Condominium - 15 District
Residential Condominium - 22 District
Residential Multi-Family - 25 District
Residential Multi-Family - 44 District
Villaqe Center Land Use Districts
VC-l
VC-2
VC-3
Village Center w~i;!@ COl!IIReFeial District
village Center $~m# Office District
village Center ~RM#A 8u~port District
(06(03(92 )
iv
Business Center Land Use District
BC-l
BC-2
Business Center Manufacturing Park District
Business Center Manufacturing Service District
Special Purpose Land Use Districts
OS-l
OS-2
OS-3
OS-4
OS-5
OS-6
OS-7
Open Space - 1 District
Open Space - 2 District
Open Space - 3 District
Open Space - 4 District
Open Space - 5 District
Open Space - 6 District
Open Space - 7 District
PQ-l
F~
Quasi-Public Facilities District
Future Urban District
(3/1/89)
v
SECTION I: GENERAL PROVISIONS
I.O Purpose and Scope
For the purpose of promoting and protecting the pUblic health,
safety and welfare of the people of the City of Chula Vista, to
safeguard and enhance the appearance and quality of development of
EastLake I, and to provide the social, physical and economic
advantages resulting from comprehensive and orderly planned use of
land resources, these Planned Community District Regulations
defining land use districts and regulations within those districts
are hereby established and adopted by the City Council,
I.l Private Agreements
The provisions of this ordinance are not intended to abrogate any
easements, covenants, or other existing agreements which are more
restrictive than the provisions of this ordinance.
I.2 Repeal of Conflicting Ordinances
Whenever the provisions of this ordinance impose more restrictive
regulations upon construction or use of buildings or structures, or
the Use of lands or premises than are imposed or required by other
ordinances previously adopted, the provisions of this ordinance or
rules or regulations promulgated hereunder shall govern.
I.3 Establishment of Land Use Districts
A. Division of EastLake I into Land Use Districts
In order to classify, regulate, restrict and separate the use
of land, buildings and structures, and to regulate and limit
the type, height and bulk of buildings and structures in the
various districts, and to regulate the areas of yards and
other open area abutting and between buildings and structures,
and to regulate the density of population, EastLake I is
hereby divided into the following Land Use Districts:
Residential Land Use Districts
RE-3
RS-5
RS-7
RP-8
RP-13
RC-10
RC-15
RC-22
RM-25
RM-44
(3/4/92)
Residential Estate - 3 District
Residential Single Family - 5 District
Residential Single Family - 7 District
Residential Planned Development - 8 District
Residential Planned Development _ 13 District
Residential Condominium - 10 District
Residential Condominium - 15 District
Residential Condominium - 22 District
Residential Multi-Family - 25 District
Residential MUlti-Family - 44 District
I-1
Villaqe Center Land Use Districts
VC-1
VC-2
VC-3
Village Center ~%~F CemmeFeial District
Village Center fif.!~1;:Officc District
Village Center ~gEgq euppeFt District
Business Center Land Use Districts
BC-1
BC-2
Business Center Manufacturing Park District
Business Center Manufacturing Service District
Special Purpose Land Use Districts
05-1 Open Space - 1 District
OS-2 Open Space - 2 District
OS-3 Open Space - 3 District
OS-4 Open Space - 4 District
OS-5 Open Space - 5 District
OS-6 Open Space - 6 District
OS-7 Open Space - 7 District
PQ-1 Quasi-public Facilities District
F-1 Future Urban District
B. Adoption of Land Use Districts _ Maps
Said several Land Use Districts and boundaries of said
Districts and each of them hereby are established and adopted
as shown, delineated and designated on the EastLake I Land Use
Districts Map of the City of Chula Vista, San Diego County,
which map, together with all notations, references, data,
district boundaries and other information ther~on, is made a
part hereof and adopted concurrently herewith.
C. Filinq
The original of the EastLake I Official Land Use District Map
shall be kept on file with the City Clerk and shall constitute
the original record. A copy of said Map shall also be filed
with the Planning Department.
D. Chanqes to the Land Use District Map
Changes to the boundaries of the land Use districts shall be
made by ordinance and shall be reflected on the EastLake I
Official Land Use District Map, Minor changes resulting from
the approval of a tract map may be made to the land use
district map as an administrative matter.
Clarification of Ambiguity
I.4
If ambiguity arises concerning the appropriate classification of a
particular Use within the meaning and intent of this ordinance, or
if ambiguity exists with respect to matters of height, yard
requirements, area requirements or land use district boundaries as
set forth herein, it shall be the duty of the Planning Director to
ascertain all pertinent facts and forward said findings
(06/03/92)
I-2
and recommendations to the Pl anni ng Commi ss ion, or on appea 1, to the City
Council and if approved by the Commission or, on appeal, by the City
Council. Thereafter, the established interpretation shall govern,
Should any provision of these regulations conflict with those of the
Municipal Code, the requirements herein shall apply,
1.5 Effects of Regulations
The provisions of this ordinance governing the use of land, buildings, and
structures, the size of yards abutting buildings and structures, the height
and bulk of buildings, the density of population, the number of dwelling
units per acre, standards of performance and other provisions hereby are
declared to be in effect upon all land included with the boundaries of each
and every land use district established by this ordinance.
1.6 Enforcement
A, Enforcement ~ City Officials
The City Council, the City Attorney, the City Manager, the Director of
Public Safety, the Building Official, the Planning Director, the City
Cl erk and all offi ci a 1 s charged wi th issuance of 1 i censes or permits,
shall enforce the provisions of this ordinance. Any permit, certificate
or license issued in conflict with the provisions of this ordinance shall
be void.
B, Actions Deemed a Nuisance
Any building or structure erected hereafter, or any use of property con-
trary to the provisions of a duly approved Design Review, Site Plan,
Variance, Conditional Use Permit or Administrative Permit and/or this
ordinance shall be and the same hereby is declared to be unlawful and a
public nuisance per se and subject to abatement in accordance with local
ordinance.
C. Remedies
All remedies concerning this ordinance shall be cumulative and not exclu-
sive. The conviction and punishment of any person hereunder shall not
relieve such persons from the responsibility of correcting prohibited
conditions or removing prohibited bUildings, structures, signs or improve-
ments, and shall not prevent the enforced correction or removal thereof.
D, Penalties
Any person, partnership, organization, firm or corporation, whether as
principal, agent, employee or otherwise, violating any provision of this
ordinance or violating or failing to comply with any order or regulation
made hereunder, shall be guilty of an infraction and, upon conviction
thereof, shall be punishable as provided by local ordinance,
(3/1/89)
1-3
I.7 Definitions
For the purpose of this Ordinance, certain words, phrases and terms used
herei n sha 11 have the meani ng ass i gned to them by Tit 1 e 19 of the City of
Chula Vista Municipal Code.
When not i nconsi stent with the context, words used in the present tense
include the future; words in the singular number include the plural; and
those in the plural number include the singular. The word "shall" is
mandatory; the word "may" is permissive,
Any aspect of 1 and use regul at i on withi n EastLake I not covered by these
district regulations or subsequent plan approvals, shall be regulated by the
applicable section of the Chula Vista Municipal Code (CVMC).
(3/1/89)
1-4
SECTION II: RESIDENTIAL DISTRICTS
II.O Purpose
In addition to the objectives outlined in Section I.O (Purpose and
Scope), the Residential Districts are included in the Planned
Community District Regulations to achieve the fOllowing purposes:
To reserve appropriately located areas for family living at a
broad range of dwelling unit densities consistent with the
General Plan and with sound standards of public health, safety
and welfare;
To ensure adequate light, air, privacy and open space for each
dwelling;
To minimize traffic congestion and avoid the overloading of
public services ,and utilities by preventing construction of
buildings of excessive bulk or number in relation to the land
area around them;
To protect residential
unsightliness, odors,
influences; and
properties from noise,
smoke and other
illumination,
objectionable
To facilitate the provision of utility services and other
public facilities commensurate with anticipated population,
dwelling unit densities and service requirements.
II.l Land Use District Grouping
To facilitate the establishment of permitted use and development
standards which are applicable to more than one land use district,
land use groups are herein established. The following land use
groups are established and shall be identified by the designation
indicated below:
Land Use
Group Desiqnation
RE
RS
RP
RC
RM
Land Use District
Included in Group
RE-3
RS-5 and RS-7
RP-g and RP-13
RC-10, RC-15 and RC-22
RM-25 and RM-44
II.2 Permitted Uses
The following uses shall be permitted where the symbol "P" appears
and shall be permitted subject to a Conditional Use Permit where
the symbol "C" appears. Uses where the symbol "A" appears shall be
permitted subject to an Administrative Review.
(3/4/92)
II-1
o
land Use land Use Group
--
RE RS RP RC RM
A. Residential Uses
1. Single family dwellings P P P P P
2. Duplex dwe 11 i ngs P p P
3, Guest dwell i ngs or accessory living
quarters A
4. Mobile homes on individual lots
which are certified under the
National Mobile home Construction and
Safety Standards Act of 1974 P P P P P
5. Group residential, including but not
limited to, boarding or rooming homes,
dormitori es, and retirement homes C A A
6. Multiple dwellings A p P
7. Townhouse dwellings P P P
B. Agricultural Uses
1, All types of hort i cu lture p p p p P
2. Agri cu ltura 1 crops A A A A A
3. Animal raising or grazing A
4. Keeping of three (3) dogs and/or three
(3) cats (over the age of four months) P p P P P
C. Public and Quasi-Public Uses
1. Day nurseries, day care schools and
nursery schools (over 12 children)* C C C C C
2. Convalescent homes C C C C C
3. Churches, convents, monasteries and
other religious places of worship
(subject to requirements of Section
19.58.110 CVMC) C C C C C
4. Essential public services including but
not limited to: schools, 1 ibraries,
museums, pa rks, public works facilities
and other civic uses C C C C C
*Under 12 children subject to City standards.
(3/1/89) 11-2
land Use land Use Group
RE RS RP RC RM
5, Public utility and public service
substations. reservoirs, pumping plants
and similar installations C C C C C
6. Recreational facil it i es including but
not 1 imited to: country clubs. tennis
and swim clubs, golf courses, racquetba 11
and handball. (Sites for such facilities
which are 2 acres or less in size shall be
subject to Administrative Review only,) C C C C C
7, Recreational courts, including but not
1 imited to: tennis, basketba 11, and
similar uses A A A A A
D, Home Occupations
1, Home occupations subject to the pro-
visions of Section VI,l A A A A A
E. Accessory Uses
l. Accessory structures and uses located
on the same site as a permitted use A A A A A
2. Accessory structures and uses located
on the same site as a conditional use A A A A A
F. Temporary Uses
l. Temporary uses as prescribed in
Section V!.O A A A A A
11.3 Property Development Standards: Residential Districts
A, The following Property Development Standards shall apply to all land and
buildings, other than accessory buildings, permitted in their respective
residential land use districts. The use of the symbol "SP" indicates
that the standard is established by the approval of a Site Plan. Dimen-
sions and standards are minimums, Minor variations may be permitted
subject to site plan or tract map approval providing that the minimums
specified herein are maintained as average minimums. lot widths and
depths are herein maintained as average minimums. lot widths and depths
are typical minimums but may vary slightly with irregularly shaped lots
and site specific conditions. The parking standards for a planned Senior
Citizen or "affordable" residential development may be reduced from those
specified herein for the district in which it is located by the Director
of Planning,
(3/1/89)
II-3
Residential Property Development Standards
1.
Lot area (in net OOO's
square feet)
2.
Lot width (in feet)
(attached products in RP
district)
3.
Lot depth (in feet)
4.
Lot coverage (percent)
5. Front yard setback:
a) to direct entry garage
b) to side entry garage
(single story garage in
RS district)
6.
To main residence
7. Side yard setback:
a) to adjacent residential
lot (min. total/one side)
b) to adjacent street
(corner lot)
8.
9.
Rear yard setback
Building height, maximum
(2 1/2 story max. RE, RS
& RP districts)
10.
Parking spaces per unit
40
20
20
20
RE
Land Use Group
RS RP RC
31
38
25
100 (RP-8)90 SP
(RP-13)50
8
70
5
50
100
50
SP
20
15
SP
SP
10
20
SP
15/5 la/52 SP
10 10 10
20
283
2
(gar. )
15
283
SP
283
2
(gar. )
24
T-------------
May be reduced for attached units with Site Plan
approval
2 RS-5 District only; 13/3 in RS-7 District
3 May be increased to 35 feet with Site Plan approval
SP
SP
SP
SP
SP
SP
SP
SP
SP
45
1.5 sp
1 bdrm.
unit
2.0 sp
2 bdrm.
unit
2.5 sp
3 bdrm.
un it +
RM
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
45
1.5 sp
1 bdrm.
unit
2.0 sp
2 bdrm.
unit
2.5 sp
3 bdrm.
unit +
4
Two car garage for RP detached units; one car garage and one carport for
RP attached units
(3/10/89)
11-4
B. Group Parking Standards for RC and RM Land Use Groups
The parking requirements include 0.5 spaces for guest parking. This
requirement may be reduced to 0.3 space per unit by the Zoning
Administrator which would result in a reduction of the standards set
forth in the table. If more than one space per dwelling unit is assigned
to the dwelling unit, then the required guest parking spaces shall be
marked and clearly identified as guest parking. The guest parking spaces
shall not be permitted to be assigned to individual dwelling units.
C, Special Requirements
1. Front yard setbacks shall be measured from the ri ght-of-way of the
fronting street. The front yard setback may be reduced, subject to
site plan approval, within the RP, RC and RM districts. If the
front yard setback is reduced to less than twenty (20) feet, and the
dwelling unit is located on a street, cul-de-sac, or court contain-
ing more than twelve (12) dwelling units, then the garage shall be
equipped with an automatic garage door opener.
2. The allowable building area for each lot shall be as permitted in
the table below. The maximum building area for single family
detached and attached products shall be the square footage listed or
that permitted by the percentage of lot area, whichever is greater.
Homeowner additions shall be allowed only where consistent with
these standards. A 300 square foot open patio (covered but open on
three sides) shall be permitted on each residential lot and shall be
exempt from inclusion in this calculation.
Permitted Building Area
District Square Footage Lot Area Percentage (FAR)
--
RS-5 4,500 50%
RS-7 3,900 50%
RP-8 2,900 55%
RP-13 2,000 55%
A 11 res i dent i a 1 deve 1 opment north of Tel egraph Canyon Road, withi n
the EastLake I SPA, shall be exempt from this maximum bui lding area
s tanda rd.
(3/10/89 )
II-5
II.4 Performance Standards: Residential Districts
In all Residential Districts, the following performance standards shall be
met:
A. Air conditioners, antennas, ham radio antennas, solar panels, heating,
cooling, ventilating equipment and all other mechanical, lighting or
electrical devices shall be so operated and located so that they do not
disturb the peace, quiet and comfort of neighboring residents and shall
be screened, shielded and/or sound buffered from surrounding properties
and streets. All equipment shall be installed and operated in accordance
with all other applicable ordinances. Heights of said equipment shall
not exceed the required height of the zone in which they are located.
Private, individual satellite dish antennas are prohibited. Community or
association operated satellite dish antennas may be allowed subject to a
Conditional Use Permit.
8, Required front and exterior side yards shall be landscaped and shall con-
s i st predomi nant ly of trees, plant materi a 1 s, groundcover and decorat i ve
rocks, except for necessary walks, drives and fences. All required land-
scaping shall be permanently maintained in a healthy and thriving condi-
tion, free from weeds, trash and debris. Landscaping requirement may be
met by either installation by the builder or developer, or for single
fami ly development, requirements through CC&R's that individual home-
owners install their front yard landscaping within one year of occupancy,
or sooner if required by CC&R's.
C. All utility connections shall be designed to coordinate with the archi-
tectu ra 1 elements of the site so as not to be exposed except where
required by utility provider. Pad-mounted transformers and/or meter box
locations shall be included in the site plan with any appropriate screen-
ing treatment. Power lines and cables shall' be installed_underground.
D. The acceptable outdoor noise exposure level, measured at the property
line, for each residential district is provided in the table below. (See
amended Chapter 19.66 CVMC for definitions and additional details).
Exterior Noise Limits*
Receivinq Land Use District
RE, RS, RP
RC, RM
1~=J..Q~
55 dbA
60 d bA
J..Q~=la.m
45 dbA
50 dbA
*Environmental Noise - leq in any hour
*Nuisance Noise - not exceed at any time
(3/1/89)
11-6
E. The maximum permissible dwelling unit interior noise levels are provided
in the table below.
Interior Noise Limits
Time Interval
Any Time
1 min. in 1 hour
-----
~ min. ~ 1. hour
7 a,m. - 10 p,m.
10 p.m. - 7 a.m.
55 dbA
45 dbA
50 dbA
40 dbA
45 dbA
35 dbA
F. Energy Conservation. Buildings shall be located on the site to provide
adjacent buil di ngs adequate sun 1 i ght for solar access when pract i ca 1,
Buildings should be designed to minimize energy consumption requirements,
including but not necessarily limited to, the following conservation
considerations:
Cogeneration;
South facing windows;
Eave coverage for windows;
Double glazed windows;
Earth berming against exterior walls;
Greenhouses; and.
Deciduous shade trees.
G.
In the RC and RM districts,
condominiums where permitted,
be met:
i nc 1 udi ng the convers i on of apartments to
the 1'011 owi ng performance standards sha 11
1. Masonry walls or fences six (6) feet in height, from the highest
finished grade, shall be required where needed for noise attenuation
and/or privacy,
2. Where a lot fronts on more than one street, it shall be considered
to have multiple frontages and shall be required to meet special
side yard setbacks.
3. When an RC and/or RM lot is adjacent to any sing 1 e famil y zone, a
minimum of fifteen (15) feet of landscaping shall be maintained on
the RC and/or RM lot between such uses.
4. Lockable, enclosed storage shall be provided in the carport area;
substitutions may be approved by the Director of Planning.
5. Conveniently located common laundry facilities shall be provided for
units which do not have individual hook-ups.
6. Conveniently located and well screened trash enclosures shall be
provided for all dwelling units,
7. Recreation vehicle (including campers, boats and trailers) parking
areas shall be provided. fully screened from view or the development
CC&R's shall prohibit all parking of recreation vehicles.
(3/1/89) 11-7
11.5 Accessory Structures: Residential Districts
Accessory Buildings and Structures: Accessory buildings and structures,
attached or detached, used either wholly or in part for 1 iving purposes,
shall meet all of the requirements for location of the main structure as
constructed or required by the District, whichever is less restrictive;
except as herein provided,
A. Enclosed accessory buildings or structures that are attached to the main
bui 1 di ng shall not be allowed to encroach into the requi red rear yard
setback, Open structures may be allowed to encroach into the rear yard
setback subject to approval by the Director of Planning.
B. A detached accessory structure shall meet the setback requirements of the
main building for the front and street side yard areas.
C. A detached accessory structure may be located within an interior side or
rear yard provided that such structure is located no closer than five (5)
feet to an interior side or rear lot line and is at least six (6) feet
from the main structure and does not exceed one story in height.
D, Porches, steps, architectural features such as eaves, awnings, chimneys,
balconies, stairways, wing walls or bay windows may project not more than
four (4) feet into any required front or rear yard area, and not into any
required side yard more than one-half of said required side yard.
11.6 Walls and Fences: Residential Districts
In any requi red front or side yard adjacent to a street, a wa 11, fence or
hedge sha 11 not exceed forty-two (42) inches in hei ght, except as provi ded
herei n.
A, A wall, fence or hedge not more than six (6) feet in height may be main-
tained along the interior side or rear lot line, provided that such wall,
fence or hedge does not extend into a requi red front or side yard adja-
cent to a street except for noise attenuation as required by the City and
as herein provided,
B. A wall, fence or hedge adjacent to a driveway or street providing vehicu-
lar access to an abutting lot or street shall not exceed forty-two (42)
inches in height within the front or side yard setback area of the lot.
Corner cut-offs may be required to maintain a reduced height in special
circumstances for safety and visibility,
C, Fiberglass or bamboo sheeting or other similar temporary material shall
not be permitted as a fencing material on street frontages,
II.7 Signs: Residential Districts
No sign or outdoor advert is i ng structure sha 11 be permi tted in any res i den-
tia1 district except as provided in Section VII.
(3/1/89)
II-8
SECTION III: VILLAGE CENTER DISTRICTS
111.0
Purpose
In addition to the objectives outlined in Section 1.0 (Purpose and
Scope), the Village Center Districts are included in the Planned
Community District Regulations to achieve the following purposes:
To provide appropriately located areas for office uses, retail
stores, service establishments and wholesale businesses,
offering commodities and services required by residents of the
City and its surrounding market area;
To provide an opportunity for commercial and quasi-public
community support facilities;
To encourage office and commercial uses to concentrate for the
convenience of the public and for a more mutually beneficial
relationship to each other;
To provide adequate space to meet the needs of modern commer-
cial development, including off-street parking and loading
areas;
To minimize traffic congestion and to avoid the overloading of
utilities by preventing the c,?nstruction of buildings *
eJ!oEH'Isive siBe in relatien$y$!i,$g to the amount of land around
them;
To protect commercial properties from noise, odor, smoke,
unsightliness, and other objectionable influences incidental
to industrial uses; and
To promote high standards of site planning, architectural and
landscape design for office and commercial developments within
the City of Chula vista.
III. 1
Permitted Uses
The following uses shall be permitted uses where the symbol "P"
appears and shall be permitted subject to a Conditional Use Permit
where the symbol "c" appears. Uses where the symbol "A" appears
shall be permitted subject to an Administrative Review.
(06/03/92 )
II1-l
Permitted Use Matrix
Land Use
Land
VC-1
(Csff\ffiel"sial)
(West) ",
P
Use Group
VC-2 VC-3
IOffise) I^ussert)
, '(E"st) "'"jSouth)
A.
Administrative and Professional
Services
P
P
B. General Commercial Uses
1. Antique shops (no outdoor P
storage)
2. Apparel stores P
3 . Art, music and photographic
studios and supply stores P
4. Appliance stores and repair (no
outdoor storage) P
5. Arcades and electronic games (see
section VI.4) C
-p -p
-p -p
-p
-P
C
6.
Athletic and health clubs PC
PC
PC
7.
Automobile and/or truck services,
sales, rental agencies; car wash A
-A
€A
8. Bakeries - retail P
9. Barber and beauty shops P
10. Bicycle shops, non-motorized P
11. Blueprint and photocopy services P
12. Book, gifts and stationery stores P
13. candy stores and confectioners P
-p
P
P
-p
P
AcP
P
-p
-p
P
14. catering establishments P -p
15. Cleaners P AcP
16. Commercial recreation facilities
not otherwise listed C C AcC
(06/03/92)
1II-2
Permitted Use Matrix
Land Use
Land Use Group
VC-1 VC-2 VC-3
(Gsmm8Leial) (Oifies) (S~BaeL~)
(West),' "(East),' (South}
17. Eating and drinking
establishments:
a. ..sa:rs ..,. (noeJ}te:rta~nment)i
!!ffig!!*$fiH#!*fS!1'~~E~E~ '"
C
-c
&-
b. Restaurants, coffee shops,
delicatessens:
1) with alcoholic beverages
and/or entertainment C
C
C
2) without alcoholic
beverage p
p
p
c. Snack bars and refreshment
stands contained within a
building
p
p
p
d. Fast food restaurants with
drive-in or drive-through
Cl
c!
C
18. Equipment rental (enclosed bldg.) P
-P
19. Feed and tack stores (no outside
storage) P
-p
20. Florists' shops
P
P
-P
21. Food stores, supermarkets,
drug stores
P
-P
22. Furniture stores
P
-1;'
23. Gasoline service stations
C
C
C
24. Hardware stores
P
-p
-p
25 . Hobby shops
P
n()~e;;~,..,.,.<i.nd......fIl()~e;ls.,...(~pg~€~~~~~E~
1~~I~~~fi8F!fHtDgF~*hR;H~~tf\i'P5Fi
27. Janitorial services/supplies
26.
P
BP
B-
P
-p
(06/03/92)
III-3
Permitted Use Matrix
Land Use
Land Use Group
VC-1 VC-2 VC-3
(CemmeFsial) (Offiee) (E~ES6Ft)
(West) '" ,', ". '. .'.. (East)' '(south)
28. Jewelry stores
1"
-1"
-1"
29, Junior department, department
stores, discount and membership
department stores 1"
30.
~;~~~~i~~a!~~~~~~~'~;~n'~~lted
in parking lot
A
A
A
31. Liquor stores
PC
-c
32. Mortuaries
B-
C
33. Motorcycle sales and services
including motorized bicycles
A
-A
34. Newspaper and magazine storesT
iReludiR~ priRtiR~ aRa puslishiR~ 1"
35. Nurseries and garden supply stores
in cReloGca €p~~~n~g area 1"
1"
AI'
-1"
BP
36. Office supplies/stationery stores 1" 1" -1"
37. Parking facilities (commercial) C C C
38. Pharmacies 1" 1" ~P
39. Photocopying services 1" 1" AP
40. Printing shops 1" 1" AI'
4l. Recycling drop-off bins A A A
42. Retail stores and shops 1" BP -1"
43. Sign painting shops (enclosed
building) 1" -1" -1"
44. Stamp and coin shops 1" -1" -1"
(06/03/92) III-4
Permitted Use Matrix
Land Use
Land Use Group
VC-l VC-2 VC-3
(C8mmeFei~1) (Offiee) (SHsesrt)
..(wasEj.............'. '.........,.'..(1!:~.~~.j...., ..,.}..!~6jIlnif
45. Swimming pool supplies
P
-p
-p
46. Television, stereo and radio stores
including sales and repair P
-p
47, Theaters A
48. Tire sales and services A
49. Travel agencies P
50. Veterinary offices and animal
hospitals A
C. Public and Semi-Public Uses
€,!ji €+
P
-A
-p
C
€A
1. Day nurseries, day care schools
(subject to provisions of the
Municipal Code) A
A FA
C C
A pH
2. Convalescent homes and hospitals C
3. Clubs and lodges including YMCA,
YWCA and similar youth group uses A
4.
Educational institutions
C
C
C
5. Post office
P P P
eY C F!+
C C C
P P P
6. Religions institutions
g#~*P~rig~:9~~!1.~
7. Group care facilities and
residential retirement hotels
8. Utilities, public and private
9.
Uses determined to be similar
and consistent with the purposes
of this chapter C
c
c
(06/03/92)
111-5
Permitted Use Matrix
Land Use
Land Use Group
VC-1 VC-2
(CemmEJrsi3.1) (Qffiee)
(west) ,. ,'p;:ast)
VC-3
(EtfESS:E"'E)
( South}
D. Accessorv Uses
1.
Accessory structures and uses
located on the same site as a
permitted use
p
p
p
2.
Accessory structures and uses
located on the same site as a
conditional use
A
A
A
E. Temporarv Uses
1.
Temporary uses as prescribed in
section VI.O
p
p
p
III. 2
Property Development Standards:
tricts
village Center Dis-
The property development standards that shall apply to all land and
buildings permitted in the Village Center Districts shall be those
indicated on an approved site plan submitted pursuant to section
19.14.420 through section 19.14.480 inciusive in Title 19 of the
Chula vista Municipal Code.
III. 3
Performance Standards: Village Center Districts
A. Required front and street side yards shall be landscaped.
Said landscaping shall consist predominantly of plant materi-
als except for necessary walks and drives. All planting and
irrigation shall be in accordance with the City's Landscape
manual. All required landscaping shall be permanently
maintained in a healthy and thriving condition, free from
weeds, trash and debris.
B. The noise level emanating from any commercial use or operation
shall not exceed the standards established in the Chula Vista
Municipal Code.
C. All ground mounted mechanical equipment, including heating and
air conditioning units and trash receptacle areas, shall be
completely screened from surrounding properties by use of a
wall or fence, or shall be enclosed within a building. No
material or equipment so screened shall have a height greater
(06/03/92)
III-6
than that of the enclosing wall, fence or building. struc-
tural and design plans for any screening required under the
provisions of this section shall be approved by the Planning
Director.
D. All roof appurtenances including, but not limited to, air
conditioning units, and mechanical equipment shall be shielded
and architecturally screened from view from on-site parking
areas, adjacent public streets and residential uses within the
Village Center.
E.
Reciprocal ingress and egress, circulation and
arrangements shall be required to facilitate the
vehicular movement between adjoining properties.
parking
ease of
F. Lighting. All light sources shall be shielded in such a
manner that the light is directed away from streets or
adjoining properties. Illuminators should be integrated
within the architecture of the building. The intensity of
light at the boundary of any Village Center District shall not
exceed seventy-five (75) foot lamberts from a source of
reflected light.
G. All utility connections shall be designed to coordinate with
the architectural elements of the site so as not to be exposed
except where required by utility provider. Pad mounted
transformers and/or meter box locations shall be included in
the site plan with an appropriate screening treatment.
H. Except where otherwise approved on a site plan, outdoor
storage and/or sales areas shall be entirely enclosed by solid
walls not less than six (6) feet in height to adequately
screen outdoor storage areas. Stored materials shall not be
visible above the required walls.
I. Air Pollution. There shall be no emission on any site, for
more than one minute in any hour, of air contaminants which,
at the emission point or within a reasonable distance of the
emission point, are as dark or darker in shade as that
designated as No. 1 on the Ringelman Chart as published in the
United States Bureau of Mines Information Circular 7718.
J. Odor. No use shall be permitted which creates odor in such
quantities as to be readily detectable beyond the boundaries
of the site.
K. Energy Conservation. Buildings should be located on the site
to provide adjacent buildings adequate sunlight for solar
access when practical. Buildings should be designed to
minimize energy consumption, including but not necessarily
limited to the following conservation measures:
(06/03/92)
III-7
(06/03/92)
Co-generation;
South facing windows;
Eave coverage for windows;
Earth berming against exterior walls; and,
Deciduous shade trees.
III-8
SECTION IV: BUSINESS CENTER DISTRICTS
IV.O Purpose
In addition to the objectives outlines in Section 1.0 (Purpose and Scope).
the Business Center Districts are included to provide for a quality working
environment and to achieve a harmonious mixture of uses which might otherwise
be considered incompatible when located in close proximity, Activities are
intended to promote emp 1 oyment opportuni ties in manufacturi ng. servi ce,
research and deve 1 opment. engi neeri ng and who 1 esa 1 e trade. In addi tion, the
Business Center Districts are included to advance the following objectives:
To reserve appropri ate 1 y located areas for i ndustri a 1 use and protect
these areas from intrusion by dwellings and other non-harmonious uses;
To protect residential and commercial uses from noise. odor, dust, smoke.
light intrusion, truck traffic and other objectionable influences and to
prevent fire. explosion, radiation and other hazards incidental to cer-
tain industrial activities;
To promote sufficient open space around industrial structures to protect
them from hazard and to minimize the impact of industrial operations on
nearby residential or commercial districts; and
To minimize traffic congestion and avoid overloading utilities by re-
stricting construction of buildings of excessive size in relation to the
amount of land around them.
A. Business Center Manufacturing Park District
This district is intended as an area for modern industrial, research, and
administrative facilities which can meet high performance and development
standards.
B. Business Center Manufacturing Service District
Thi s di stri ct is intended as an area for 1 i ght i ndustri a 1 and limited
service commercial uses which can meet high performance and development
standards.
IV.l Permitted and Conditional Uses: Business Center Districts
The fo 11 owi ng uses sha 11 be permi tted uses where the symbo 1 "P" appears and
shall be permitted uses subject to a Conditional Use Permit where the symbol
"C" appears. Uses where the symbol "A" appears shall be subject to an
Administrative Review.
(3/1/89)
IV-l
Land Use
--
A, Manufacturi ng
(3/1/89)
1.
Manufacturing, compounding,
assembly or treatment of
articles or merchandise
from the following pre-
viously prepared typical
materials such as canvas,
cellophane, cloth, cork,
felt, fiber, fur, glass,
leather, paper (no mill-
ing), precious or semi-
precious stones or metals,
plaster, p 1 ast i cs, she 11 s,
textiles, tobacco, wood,
and yarns; novelty items
(not including fireworks
or other explosive type
items)
2.
Electrical and related
parts; electrical appli-
ances, motors and devices;
radio, television, phono-
graph and computers; elec-
tronic precision instru-
ments; medical and dental
instruments; timing and
measuring instruments;
audio machinery; visual
machinery; cosmetics, drugs,
perfumes, toiletries and
soap (not including refin-
ing or rendering of fat
or oils)
3.
4,
Furniture upholstering
Rubber and metal stamp manufac-
turing
IV-2
BC-l
Land Use Group
BC-2
(Manufacturing
Park)
p
p
p
p
(Manufacturing
Service)
C
p
p
p
land Use
5.
6,
laboratories; chemical
laboratories; dental, electrical,
optical, mechanical and
medical
7.
8.
Bottling plants
Cement products manufacturing
B, Storage and Wholesale Trades
1.
Mini-storage, public storage and
storage warehouses
2.
Moving and storage firms
3.
Building materials and lumber
storage yards and/or contractors'
yards
4,
Building equipment storage, sales,
rentals
5.
6.
Automobile fleet storage
Trailer, truck, or bus terminal
C. Servi ces
(3/1/89)
1.
Animal hospital or veterinary clinic
and/or office
2,
Automobile and/or truck services
including but not limited to: sales,
rental agencies, body repair, paint-
ing and car washes
3,
Blueprinting and photocopying
IV-3
BC-1
land Use Group
(Manufacturing
Park)
C
P
P
C
C
C
C
P
P
BC-2
(Manufacturing
Service)
C
P
P
C
P
P
C
C
C
C
P
C
P
land Use
4,
5,
Cleaning and dyeing plant
Distributors, showrooms and
automobile office~
6, Eating and drinking establishments:
a.
Bars
b. Restaurants, coffee shops,
delicatessens:
1) With alcoholic beverages
2) Without alcoholic beverages
c.
Snack bars, take-out only;
refreshment stands within a
building
d.
Fast food restaurants with
drive-in or drive-through
7.
Furniture sales, new and used
(no outdoor sales or display)
8.
Gasoline dispensing and/or automobile
service station
9.
Kennels
10, Heliports
11. Motels, hotels and convention centers
12, Newspaper publishing, printing, and
distribution, general printing and
1 i thography
13, Offices, businesses, medical, pro-
fessi ona 1, real estate and research
14, Retail commercial when in conjunction
with a permitted or conditional use
(3/1/89)
IV-4
BC-l
land Use Group
BC-2
(Manufacturing
Park)
P
C
C
A
P
C
P
C
C
C
p
p
p
(Manufacturing
Service)
C
P
C
C
A
P
C
P
C
C
C
C
p
p
P
Land Use
--
D. Public and Semi-Public Uses
- -
1.
Day nurseries, day care schools and
nursery schools
2,
3.
Post offices and post office terminals
Public utility pumping stations,
equipment building and installation
4.
5,
Public utility service yards
Educational institutions, public or
private including vocational schools
E, Accessory Uses
1.
Accessory structures and uses located
on the same lot as permitted or
conditional use
2.
Incidental services for employees on
a site occupied by a permitted or
conditional use, including day care,
recreational facilities, showers
and locker rooms
3.
Watchman's or caretaker's living
quarters only when incidental to and
on the same site as a permitted or
conditional use
F. Temporary Uses
(3/1/89)
1.
Temporary uses as prescribed in
Section VI.O
IV-5
BC-l
Land Use Group
(Manufacturing
Park)
A
A
A
C
P
p
A
p
BC-2
(Manufacturing
Service)
A
C
A
C
C
p
p
A
P
IV.2 Property Development Standards: Business Center Districts
The following property development standards apply to all land and buildings
other than accessory bui I di ngs authori zed in thi s d i stri ct, Any I ega I lot
may be used as a building site, except no building permit shall be issued for
any lot having a lot size less than 6,000 square feet. Each building site
shall have a minimum 20 foot wide vehicular access to the street,
A. General Requirements
The following requirements are minimums unless otherwise stated:
8C-l
8C-2
Manufacturing Manufacturing
Park) Service)
1. Lot area, net 1 ac.* 1 ac,*
2. Lot width (in feet) 100 150
3. Lot depth (in feet) 150 150
4. Front yard setback (in feet) 20 25
5, Side yard setback each side (in feet) 10 15
6. Public street setback (in feet) 20 20
7. Rear yard setback (in feet) 10** 10;f-x,
8. Building hei ght, maximum 35 feet or 2 stories
whi chever is less
9. Lot coverage (percent, net) 60 70
* Map for condominium development does not need to meet lot area require-
ment. Minimum lot area may be reduced to 10,000 sf for master planned
building complexes, subject to approval of a Precise Plan. Such Precise
Plan shall be for a total site of no less than 60,000 sf.
** May be reduced to zero (0) with Site Plan approval.
B. Special Requirements
1. A long all street frontages situated across from any res ident i ally
zoned property, a minimum three foot high landscaped earthen berm
shall be constructed, long all other lot lines adjacent to residen-
tial districts, a maximum eight (8) foot high wall may be construct-
ed if required following Planning Director review, Fences should
blend in with the site's architecture,
2. Streetscapes shall be enhanced to provi de an easy trans it i on from
the street to the building. Patios, circulation and parking spaces
can be included in setback areas to help buffer adjoining parcels
from one another.
(3/1/89) IV-6
3. Reciprocal ingress and egress, circulation and parking arrangements
shall be required where possible and feasible to facilitate vehic-
ular movement between adjoining properties and to limit superfluous
dri veways.
IV.3 Performance Standards: Business Center Districts
A. In all Business Center Districts the required setbacks shall be land-
scaped. Landscapi ng shall consi st predomi nant ly of plant materi a 1 sand
shall be irrigated by automatic sprinklers. All planting and irrigation
shall be in accordance with the City's Landscape Manual. All landscaping
shall be permanently maintained in a clean, healthy and thriving condi-
tion, free of weeds, trash and debris.
B. All ground mounted mechanical equipment, including heating and air condi-
tioning units and trash receptacle areas, shall be completely screened
from surrounding properties by use of a parapet, wall or fence, or shall
be enclosed within a building, Exposed gutters, downspouts, vents,
louvers and other similar elements shall be painted to match the surface
to which they are attached unless they are used as part of the design
theme.
C. All utility connections shall be designed to coordinate with the archi-
tectu ra 1 elements of the site so as not to be exposed except where
required by util ity provider. Pad-mounted transformers and/or meter box
1 ocat ions sha 11 be i nc I uded in the site p I an with an appropri ate screen-
ing treatment.
D. Lighting. All light sources sha 11 be shi e 1 ded in such a manner that the
1 i ght is di rected away from streets and adjoi ni ng properties. III umi na-
tors shall be integrated within the architecture of the building. The
intensity of the light at the boundary of any Business Center District
sha 11 not exceed seventy-five (75) foot 1 amberts from a source of re-
fl ected 1 i ght.
E. Electrical Disturbance, Heat and Cold, Glare. No use except a temporary
construction operation shall be permitted which creates changes in tem-
perature or direct glare, detectable by the human senses without the aid
of instruments, beyond the boundaries of the site. No use shall be per-
mitted which creates electrical disturbances that affect the operation of
any equipment beyond the boundary of the site.
F. Fire and Explosive Hazard. All storage of and activities involving in-
flammable and explosive materials shall be provided with adequate safety
and fire fighting devices to the specifications of the Uniform Fire
Code. All incineration is prohibited. Adequate smoke detectors shall be
installed in all new construction.
(3/1/89 )
IV-7
G. Noi se. The acceptable outdoor noi se exposure 1 eve 1 s, measured at the
property line, for the Busi ness Center di stri cts are gi ven in the table
be low, (See amended Chapter 19.66 CVMC for defi nit ions and addi t i ona 1
details.)
Exterior Noise Limits*
Receiving Land Use District
2 a.m. :: lQ ~
lQ~::2~
BC-l, BC-2
70 dbA
70 dbA
*Environmental Noise - Leq in any hour
*Nuisance Noise - not exceeded at any time
H. Odor. No use shall be permitted which created odor in such quantities as
to be readily detectable beyond the boundaries of the site.
I. Radioactivity. In all Business Center Districts, the use of radioactive
materials shall be limited to measuring, gauging and calibration devices,
and medical X-ray diagnostic equipment.
J. Vibration. No use except a temporary construction operation shall be
permitted which generates inherent and recurrent ground vibration percep-
tible, without instruments, at the boundary of the lot on which the use
is located.
K. In any Business Center District, the conversion of a project to condo-
minium ownership shall meet all the requirements of the zone to the maxi-
mum extent possible. Specific City Council waiver shall be required
where the zone requirements cannot be met.
L. Air Pollution. There shall be no emission on any site,-for more than one
minute in any hour, of air contaminants which, at the emission point or
within a reasonable distance of the emission point, which is as dark or
darker in shade as that designated as No. 1 on the Ringelman Chart as
published in the United States Bureau of Mines Information Circular 7718.
M. Outdoor Storage Areas shall be entirely enclosed by solid walls not less
than eight (8) feet in height to adequately screen views from the exter-
nal boundaries of the property.
N. Energy Conservation. Buildings shall be located on the site to provide
adjacent buildings adequate sunlight for solar access when practical.
Buildings should be designed to minimize energy consumption, including,
but not necessarily limited to the following conservation measures:
Cogeneration;
South facing windows:
Eave covering for windows;
Earth berming against exterior walls; and,
Deciduous shade trees.
(3/1/89)
IV-8
O. Toxic Materials. No land or building shall be used or occupied in any
manner which creates an unhealthful, dangerous, noxious or otherwise
objectionable condition due to the use, storage or proximity to toxic
materials.
P. Liquid or Solid Waste. The discharge or deposit of liquid or solid
wastes shall be subject to the provisions of Section 19.66.150 CVMC.
(3/1/89)
IV-9
SECTION V: SPECIAL PURPOSE DISTRICTS
V.O Purpose
These districts are intended for general agriculture, open space, public and
quasi-public uses. Only those additional uses which are complementary to,
and can exist in harmony with, open space are permitted. For the open space
districts, there is no lot size limitation and it is the intent that these
districts may be applied to a portion of a lot provided that the remainder of
the lot meets the requirements for which it is zoned.
In addition to the objectives outlined in Subsection 1.0 (Purpose and Scope),
the Open Space District is included in the Planned Community District
Regulations to achieve the following purposes:
To preserve open space for the conservation of natural resources;
Maintain the natural character of the land;
Provide for public/quasi-public and recreational uses;
Conserve areas of hi stori c and communi ty s i gnifi cance for the enjoyment
of future generations;
Promote public health and safety.
Provide for private use of land under limited development; and
V.l Permitted and Conditional Uses: Open Space Districts
The fo 11 owi ng uses sha 11 be permi tted uses where the symbol "P" appears and
shall be permitted uses subject to a Conditional Use Permit where the symbol
"c" appears. Uses where the symbol "A" appears shall be subject to an
Administrative Review.
Land Use
--
Agriculture - Interim
Arboreta (horticultural garden)
Christmas tree sales
Commercial equestrian facilities
Conference facilities
Field crops
Fruit and vegetable stands
Golf course/Country Club
Hea lth Cl ub/Spa
Heliport
Hotel/Motel/Lodging facilities
Incidental concessions
Parks and recreation facilities
Public and quasi-public uses
Temporary tract signs and offices
Tree farming
Utilities (public and private)
(3/1/89)
OS-l 05-2 OS-3 OS-4 05-5 OS-6 OS-7
A
A
A
A
A
A
P
C
A
A
P
V-I
P
C
A
A
P
A
A
A
A A A A
P A P P
A A A A
A
C C
A A A
A A
P A
P p P
C C C
C C
P P P P
P P P P
C P A A
A A A A
A A A A
P P P P
A
C
P
A
A
A
P
V.2
Permitted and Conditional Uses:
Future Urban (F) Districts
Quasi-Public Facilities (PQ) and
The following uses shall be permitted uses where the symbol "p" appears and
shall be permitted uses subject to a Conditional Use Permit where the symbol
"c" appears. Uses where the symbol "A" appears shall be subject to an
Administrative Review.
Agriculture - Interim
Arboreta (horticultural garden)
Christmas tree sales
Church/Religious Institution
Church related schools
Club, lodge, faternal organization
Community Facility
Crops, Field
Fruit and vegetable stands
Grading and Infrastructure Improvements
Incidental Concessions
Parks and Recreation Facilities
Public and Quasi-public uses
Temporary tract signs and offices
Utilities (public and private)
Land Use
--
PQ-l F-l
A P
P
A
P
C
A
P
P
C
P P
A
P
P
A A
P P
V.3 Property Development Standards: Special Purpose Districts
A. The following regulations shall apply to the site of a Permitted or
Conditional Use. The requirements are minimum unless otherwise stated.
1.
Density - Maximum Dwelling unit
per legal lot
Lot width (in feet)
None Required
o
2.
3.
4.
5.
6.
7.
Lot depth (in feet)
Front yard setback (in feet)
Rear yard setback (in feet)
Side yard setback (i n feet) each side
None Required
20
20
20/10
Building height
35 feet or two stories,
whichever is less
V.4 Signs: Special Purpose Districts
Signs approved as a component of a SPA Plan (or Comprehensive Sign Program)
shall be permitted within open space districts included within the SPA.
Other signs shall be permitted only as provided in Section VII of these
regulations.
(3/1/89)
V-2
SECTION VI: SPECIAL USES AND CONDITIONS
The prOV1Slons of this ordinance shall apply to the uses and conditions
hereinafter enumerated. Where this section prescribes regulations more
restrictive than the land use district in which a use or conditional use is
permitted, the provisions of this section shall apply.
VI.O Temporary Uses
The provisions of this Section shall be known as the Temporary Use
Regul ations and shall provide regulations for the uses hereinafter
enumerated. Where this Section prescribes regulations more restrictive than
the zone in which a use or conditional use is permitted, the provisions of
this Section shall apply. Temporary uses are subject to approval by the
Director of Planning, except as noted.
A. Temporary Uses Listed
I. Ci rcuses, rodeos, parades or s i mi 1 ar outdoor enterta i nment or enter-
prises, subject to not more than five (5) calendar days of operation
in any calendar year. Requests exceeding these limitations will
require the submittal and approval of a conditional use permit.
2. Christmas tree sales lots, Halloween pumpkin sales, and other
ho 1 i day sales subject to not more than forty (40) ca lendar days of
site occupation and operation in any calendar year.
3. Subdivision sales offices, sales information centers, sales
pavilions, and model home complexes located within the subdivision,
subject to the following minimum requirements:
a. Offices shall be no closer than one vacant lot to an existing
dwelling unit not part of the subdivision, trailers may be used
for no more than ninety (90) calendar days or until such time
as the subdivision sales offices have been completed, whichever
is less;
b. An AC paved parking lot shall be provided with sufficient
parking spaces to accommodate said use;
c. Offices shall be allowed for a maximum of four years;
d.
Faithful
guarantee
attendant
performance bonding in an amount appropriate to
remova 1 and/or convers ion of the sales offi ce and
facilities shall be required; and,
f.
Other conditions that the Director of Planning deems necessary
to assure that the sales offi ce wi 11 not constitute a nui sance
or be object i onab 1 e to the res i dent i a 1 uses in the nei ghbor-
hood.
(3/1/89)
VI-l
4. Outdoor art and craft shows and exhibits, subject to not more than
three (3) calendar days of operation or exhibition in any sixty (60)
calendar day period.
5. Contractors I offices and storage yards on the site of an active
construction project.
6. Mobilehome residences for security purposes on the site of an active
construction project.
7. Outdoor display and sales located within commercially zoned
properties not to exceed more than five (5) calendar days in any
sixty (60) calendar days and subject to appropriate conditions of
the Planning Department.
8. Seasonal retail sales of agricultural products (fruit and vegetable
stands) for periods of less than ninety (90) days, if said products
are raised on the premises.
9. Temporary use of properly designed mobile trailer units for class-
rooms, offices, banks, etc., for periods not to exceed ninety (90)
days subject to Administrative Review. Requests for such uses of
more than ninety days duration shall require approval of a Condi-
tional Use Permit by the Planning Commission. Such units shall meet
all necessary requirements of building, fire and health codes.
10. For any agricultural and animal husbandry activity or project (4-H,
FFA, or similar) conducted for educational purposes or school
credits, a permit may be granted in any district when the Director
of Planning determines that such use will not cause a public
nuisance relative to sanitation and health conditions.
11. Charitable or school sponsored drop-off bi ns for recyc ling of cans,
newspapers or simil ar items, or for drop-off of clothes and sma 11
items. Bins shall be located in the parking lots of businesses or
other public or semi-public property on a temporary basis when
wri tten permi ss i on is granted by the property or bus i ness owner.
Said bins shall be kept in a neat and orderly manner.
12. Additional uses determined to be similar to the foregoing in the
manner prescribed by Section 1.4 of these regulations.
B. Permits and Bonds
All temporary uses shall be subject to the issuance of a Temporary Use
Permit by the Planning Director and other necessary permits and licenses,
including but not limited to building permits, sign permits, and
so 1 i citors or vendi ng 1 i censes. In the issuance of such a permit, the
Planning Director shall indicate the permitted hours of operation and any
other conditions, such as walls or fences and lighting, which are deemed
necessary to reduce possible detrimental effects to surrounding
developments and to protect the public health, safety and welfare. Prior
to the issuance of a permit for a temporary use, except those listed
under C, F, G, K and L above, a cash depos i t may be requi red to be
deposited by the City. This cash deposit shall be used to defray the
(3/l/89)
VI-2
costs of clean-up of the property by the City in the event the permittee
fails to do same.
C. Extension or Modification of Limits
Upon written application, the Planning Director may extend the time
within which temporary uses may be operated, or may modify the limita-
tions under which such uses may be conducted if the Planning Director
determi nes that such extension or modifi cat ion is in accord wi th the
purposes of the zoning regulations.
D. Condition of Site Following Temporary Usage
Each site occupied by a temporary use shall be left free of debris,
I itter, or any other evidence of the temporary use upon completion or
removal of the use, and shall thereafter be used only in accord with the
provisions of the zoning regulations.
E. Fee
The application shall be accompanied by a fee established by the Master
Fee Schedule to cover the cost of processing the application prescribed
in this section. This fee may be waived by the approving authority for
charitable groups that do not need any public services.
VI. I Home Occupations
A. Home occupations may be permitted only when in compliance with the condi-
tions listed herein. A permit must be issued by the Planning Director
prior to operation of such use. The fee shall be in accordance with the
Master Fee Schedule.
I. There shall be no stock in trade or exterior storage of materials in
the conduct of a home occupation.
2. A home occupation shall be conducted entirely within a dwelling; if
in an attached or a detached garage, it shall not impede the use of
said garage for vehicle storage.
3. El ectri ca I or mechani ca I equi pment wh i ch creates vi sib I e or audi b Ie
interference in radio or television receivers or causes fluctuations
in lint voltage outside the dwelling unit, shall be prohibited.
4. Only the residents of the dwelling unit may be engaged in the home
occupat ion.
5. There shall be no sale of goods on the premises.
6. The establishment and conduct of a home occupation shall not change
the principal character or use of the dwelling unit involved.
7. There shall be no signs other than those permitted by this ordin-
ance.
(3/1/89) VI-3
8. The required residential off-street parking shall be maintained.
9. A home occupation shall not create vehi cuI ar or pedestri an traffi c
in excess of that which is normal for the land use district in which
it is located.
10. No vehicles or trailers (including pick-up trucks and vans) or con-
struction or other equipment, except those normally incidental to
residential use, shall be kept on the site.
VI.2 Recreational Courts
Construction of recreation courts, including necessary fencing and lighting,
may be permitted subject to administrative review and a finding that adjacent
properties will not be unduly affected.
Recreation courts shall meet the following minimum standards:
A. A maximum 20-foot high fence (measured from the finished grade of the
court) shall be allowed. Fences shall include a screening material which
screens the court activity from off-site view and which improves the
appearance of the fence.
B. Setbacks for the court shall be:
Side yard:
Rear yard:
10 feet
10 feet
C. Maximum of eight (8) lights permitted, height not to exceed 22 feet. All
1 i ghts and li ght fi xtures shall be cert ifi ed by aqua 1 ifi ed 1 i ght i ng
engineer to:
I. Be designed, constructed, mounted and maintained such that, the
light source is cut off when vi ewed from any poi nt fi ve (5) feet
above the ground measured at the lot line.
2. Be designed, constructed. mounted and maintained such that the maxi-
mum illumination intensity measured at the wall of any residential
building on abutting property shall not exceed 1/2 foot candle above
ambient levels.
3. Be used between 7:00 a.m. and 10:00 p.m.
D. The surface area of any recreational court shall be designed, painted,
co I ored and/or textured to reduce the refl ecti on from any 1 i ght i nci dent
thereon.
E. Landscapi ng shall be i nsta 11 ed as requi red between the fence and the
property line.
(3/1/89)
VI-4
VI.3 Kennels - Commercial and Non-commercial
The following regulations are established for operation and maintenance of
commerci a 1 and non-commerci a 1 kenne 1 sin the Manufacturi ng Servi ce Land Use
Districts pursuant to Section IV.l.C.9.
A. Animal runs shall meet the following minimums:
I. Minimum sizes:
3'0" x 5'0" for small size animals
3'0" x 9'0" for medium size animals
9'0" x 9'0" for large size animals
2. Animal runs shall be constructed and/or coated with non-porous
material to discourage the breeding of ticks and other similar
pests.
3. All animal runs and animal holding areas shall have concrete or
other durable flooring sloped for proper drainage.
4. All animal runs shall be provided with adequate enclosures to
provide protection from inclement weather.
5. All animal runs shall be provided with drains sufficient to control
drainage and daily washing of the runs.
6. All animal runs shall be washed down daily to control odor, flies
and the breeding of ticks, fleas, bacteria and other similar pests.
B. All kennels shall be served by sewer and/or all excrement produced by
said kenneled animals shall be dispersed on a regular basis so as to con-
trol flies and odor, or stored in an enclosed container and dispersed on
a regular basis.
C. All noise shall be sound attenuated so that the noise level measured at
the property 1 i ne is withi n the ambi ent 1 eve 1 for the I and use di stri ct
in which the site is located,
D. No animal runs, exercise areas or keeping of the kenneled animals for
commercial and non-commercial purposes shall be located within the
required front, street side or side yards of the land use district in
which the site is located.
VI.4 Arcades
A. In order to mlnlm1Ze adverse effects that arcades and electronic games
may have on the neighborhood or area in which it is located, the follow-
ing regulations are established. Arcades may be permitted only in the
Village Center Commercial land use district subject to a conditional use
permit and to the conditions listed herein:
(3/1/89 )
VI-5
1. A 11 such faci 1 i ti es shall provi de parki ng with ingress and egress
designed so as to minimize traffic congestion; shall be not less
than twenty feet away from any adjacent residential zone; and shall
show that adequate controls or measures will be taken to prevent
offensive noise and vibration. Should the Municipal Code be amended
to provide additional regulation of these uses, such amendments
shall apply to arcade or similar uses within EastLake I.
2. The operation of four or less machines shall be permitted provided
their operation is ancillary to the use of the building and said use
does not materially alter the principal use of such a building. The
operation of four or less machines where they are the principle use
may be approved by the Planning Director where, in his judgment, the
location does not constitute a traffic or safety hazard to the
pub 1 i c or abrogate the intent of the regu 1 at ions contained in th is
section.
(3/1/89) VI-6
SECTION VII: COMPREHENSIVE SIGN REGULATIONS
VII.D
Purpose
The provisions of Sections VII.O through VII.3, inclusive, shall be known as
the Comprehensive Sign Regulations. It is the purpose of these provisions to
establish a comprehensive system for the regulation of on-site and off-site
signs.
The City of Chula Vista recognizes the need for signs as a means to identify
businesses within the community. However, the City also recognizes that
signing is an important design element of the physical environment. Regula-
tions consistent with the goals and objectives of the community are necessary
to ensure that the character and image the community is striving for can be
attained.
It is the purpose of this chapter to make EastLake I attractive to residents,
visitors, and commercial, industrial and professional businesses while main-
taining economic stability through an attractive signing program. Specific-
ally, the purposes of this chapter are to:
Protect the general public health, safety and welfare of the community;
Reduce possible traffic and safety hazards through good signing:
Direct persons to various activities and uses, in order to provide for
maximum public convenience;
Provide a reasonable system of sign regulations, to ensure the develop-
ment of a high quality visual environment;
Encourage signs which are well designed and pleasing in appearance and to
provide incentive and latitude for variety, good design relationship to
the business or use it identifies, and spacing between signs and build-
ings;
Encourage a desirable urban character which has a minimum of clutter:
Enhance the economic value of the community and each area, business and
use thereof, through the regul ati on of such elements as si ze, number,
location design and illumination of signs; and,
Encourage signs which are well located, and take in to account the
service and usage of adjacent areas.
(3/1/89)
VII-l
VII.l
Permit Requirement and Review
A. Sign Permit Required
A sign permit shall be required in accordance with Section 19.60.030 of
the Municipal Code for any sign except as follows; provided, however, any
signage in excess of the specific exemption listed below is prohibited:
1. Permanent window signage not exceeding twelve (12) square feet per
business frontage and limited to the name of the business, service,
or use, hours of operation, address and emergency information,
except exposed neon tubi ng signs adverti sing products for sa I e on
the premises, are permitted as permanent signs.
2. Temporary advertising signage painted on the window or constructed
of paper, cloth, or similar expendable material affixed on the
window, wall or building surface, provided that all of the following
conditions are met:
a. The total area of such signs shall not exceed twenty-five (25)
percent of the window area; however, in all cases, twelve (12)
square feet per business frontage is permitted.
b. Such signs shall be affi xed to the surface for no more than
thirty (30) continuous calendar days but for not more than
sixty (60) days each calendar year, to promote a particular
event or sale of product or merchandise.
3. Real Estate Siqns for Residential Sales: One (1) sign per street
frontage not exceeding four (4) square feet in area and five (5)
feet in height, provided it is unlit and is removed within fifteen
(15) days after the close of escrow or the rental or lease has been
accomplished. Signs placed on the rear street frontage are
prohibited. Open House signs not exceeding four (4) square feet in
area and five (5) feet in height are permitted for directing
prospective buyers to property offered for sale.
4. Political signs: Political signs having to do with any issue,
ballot measure, political statements and expressions, or candidate
in any Municipal, County, State or Federal election shall be
permitted subject to the following provisions and any other
applicable provisions within this chapter. .
a. Any person, party or group posting signs in the City shall
abide by the provisions herein set forth.
b.
All political signs shall be placed, erected, constructed,
painted or assembled, no earlier than thirty (30) calendar days
prior to the election and shall be removed no later than ten
(10) calendar days following the date of the election.
(3/1/89)
VII-2
c. A political sign shall not exceed thirty-two (32) square feet
in total area for one side; double-faced signs shall not exceed
thirty-two (32) square feet per side. No signs shall be placed
in a manner that would obstruct visibility of or impede pedes-
trian or vehicular traffic, or to endanger the health, safety,
or welfare of the community.
d. All political signs shall not exceed an overall height of eight
(8) feet from the finished grade immediately around the sign.
e, No political signs shall be lighted either directly or indirect-
ly unless said sign is erected, painted or constructed on an
authorized structure already providing illumination.
f. No pol itical sign shall be placed or affixed to a traffic
signa I, street light, tree, fence, util ity po I e or exi st i ng
sign, nor sha II be posted on any pub Ii c property or in the
public right-of-way, if in the opinion of the Director of Plan-
ning, said sign impedes or renders dangerous public access to
any public improvement, including but not limited to utility
poles and fire hydrants; or obstructs the vision of any sign
designed to regulate, control or assist public or private
transportation or obstructs the vision of any user of a public
right-of-way.
g. No political sign shall be posted in violation of any provi-
sions of this chapter. Further, the Director of Planning or
his designee shall have the right to remove all signs placed
contrary to the provisions of this section. Any political sign
placed on private property without the consent of said private
property owner may be removed by said owner or representative
of said owner.
5. Contractor or Construction Si gns: For res i dent i a I projects greater
than four m dwe lli ng uni ts, commerci a I and i ndustri a I projects,
two (2) directory signs shall be permitted on the construction site
for all contractors (may include financial institutions, real estate
agents, subcontractors, etc.) not exceeding thirty-two (32) square
feet each, un I ess I ega lly requi red by government contracts to be
larger. No sign shall exceed eight (8) feet in overall height and
shall be located no closer than ten (10) feet to any property line.
Such sign sha 11 be removed upon the granti ng of occupancy by the
City. For all other projects, a total of two (2) signs per develop-
ment site may be installed with a maximum of four (4) square feet in
area and five (5) feet in height for each sign. Such sign(s) shall
be removed upon finalization of building permits.
6. Future Tenant Identification Sign: Future tenant identification
signs may be placed on vacant or developing property to advertise
the future use of an approved project on the property and where
information may be obtained. Such signs shall be limited to one (I)
per fronting street and to a maximum of ninety-six (96) square feet
in area and twelve (12) feet in overall height each. Further, such
signs shall be placed no closer 6than ten (10) feet to any property
line. Any such sign shall be removed upon finalization of building
(3/1/89) VII-3
permits. Where a project has in excess of 600 lineal feet of front-
age, one additional sign for each 600 lineal feet is allowed.
7. Real Estate Signs for Sale of Commercial or Industrial Property: One
\iT sign per street frontage not to exceed thirty-two (32) square
feet in area to advertise the sale, lease or rent of such property.
No such sign shall exceed eight (8) feet in overall height and shall
not be located within the public right-of-way. Where a property has
in excess of 600 lineal feet of frontage, one additional sign for
each 600 lineal feet is allowed.
8. Interior signs within a structure or building when not visible or
readab 1 e, nor intended to be read from off-s ite or from outs i de of
the structure or building.
9. Identification signs for a business, service or use no greater than
four (4) square feet ~area may be permitted:- Said signs shall not
be visible from the public right-of-way, shall be attached to the
main building, shall be for pedestrian traffic, and shall not other-
wise require a building permit.
10. Memorial tablets, plaques, 2!: directional signs for community histor-
ical resources, installed by a City recognized Historical Society or
civic organization.
11.
Convenience siqns and secondary directional signs not exceeding four
(4) square feet in area (see SPA Plan).
12.
Residential building identification S~g)s used to identify individ-
ual residences and not exceeding four 4 square feet in area.
13.
One name plate per parcel not exceeding four (4) square feet in area
for single family residential uses and agricultural-uses.
14. Official and ~ notices issued by any court, public body, person,
or officer or in furtherance of any nonjudicial process approved by
state or local law.
15.
Signs providing direction, warninq, or informational signs or struc-
tures required or authorized by law or by Federal, State, County, or
City authority.
16.
A )sinqle official .f..lM of the United States of America and/or two
\2 fl ags of ei ther the State of Ca I iforn i a or other states of the
United States, counties, municipalities or official flags for
nations, and flags of internationally or nationally recognized
organizations or the company flag. Flags shall be a maximum of five
(5) feet by eight (8) feet unless otherwise specifically approved on
a Site PI an.
17. Siqns of public utility companies, indicating danger or which serve
as an aid to public safety, or which show locations of underground
facilities or public telephones.
(3/1/89) VII-4
18. Safety siqns on construction sites.
26.
19.
One ill freestanding time and temperature S(9n that conveys time and
temperature only and not exceeding twelve 12) square feet in area
nor fifteen (15) feet in hei ght, or not hi gher than the roofl i ne,
whichever is less, when combined with business identification in
accordance with Section VII.3, and counted toward sign area for the
freestanding sign.
20,
One ill wall mounted time and tem erature sign that conveys time and
temperature only not exceeding twelve 12) square feet in area shown
when combined with business identification in accordance with
Section VII.3, and counted toward sign area for the wall sign.
21.
"No Trespassing", "no parking", and similar warning signs not exceed-
ing four (4) square feet.
22.
Signs ~ public transportation vehicles regulated by a political sub-
division, including but not limited to buses and taxicabs.
23. Signs ~ licensed commercial vehicles, provided such vehicles are
not used or intended for use as portable signs or as may be pro-
hibited in Section VII.l.B.
24. !2 change of ~ conforming to an approved Comprehensive Sign Pro-
gram. All other changes of copy shall comply with Section VII. I.
25. Incidental signs for automobile repair stores, gasoline service
stations, automobile dealers with service repairs, motels and
hotels, showing notices of services provided or required by law,
trade affiliations, credit cards accepted, and the like, attached to
a freestanding sign, structure or building; provided that all of the
following conditions exist:
a. The signs number no more than four (4).
b. No such sign project beyond any property line.
c. No such sign shall exceed an area per face of four (4) square
feet.
~ applied to fuel
fuel identification,
law.
~ or dispensers by the manufacturer such as
station logo and other signs required by the
27. Agricultural siqns, either wall or freestanding types, non-illuminat-
ed, and not exceeding four (4) square feet for lots two (2) acres or
less and sixteen (16) square feet for lots greater than two (2)
acres, identifying only the agricultural products grown on the pre-
mises. The number of such signs shall be one (I) per street front-
age or a maximum of two (2), with all signs to be located below the
roofline and freestanding signs to be no higher than eight (8) feet.
(3/1/89) VI I-5
B. Prohibited Signs: All signs not expressly permitted are prohibited in
all zones, including but not limited to the following:
1. Roof signs.
2. Flashing signs'(except time and temperature signs).
3. Animated signs (conveying the illusion of motion),
4. Revolving or rotating signs.
5. Vehicle signs (when parked or stored on property to identify a busi-
ness or advertise a product).
6. Portable signs (except where permitted in this chapter).
7. Off-site signs (except temporary subdivision signs).
8. Signs withi n the pub Ii c right-of-way (except those requi red by a
governmental agency). No sign shall be so placed, erected or con-
structed on a utility pole, traffic device, traffic sign, warning
si gn, or so as to impede access to any pub Ii c improvement, or to
obstruct the vision of any such signs except as may be permitted in
Section VII.l.A.4 of this Chapter.
9. Signs located on pub I ic property except as may be permitted in by
Section VIL1.A.4 of this chapter or those required by a govern-
mental agency.
10. Signs within the public right-of-way prohibited by the Streets and
Highways Code (Sec. 101 et. seq. and Sec. 1460 et. seq.), the
Vehicle Code (Sec. 21400 et. seq.) and the Public Utilities Code
(Sec. 7538 et. seq.). -
II. Signs blocking doors or fire escapes.
12. Outside light bulb strings and exposed neon tubing outside of
buil di ng (except for temporary uses such as Chri stmas tree lots,
carnivals and other similar events with prior approval of the City).
13. Banners, flags, pennants and balloons (except as permitted in
Section VILA.16 and except for special events as provided for in
this chapter in Section VII.2.A,3),
14. Inflatable advertising devices of a temporary nature, including hot
air balloons (except for special events as provided for in this
Chapter in Section VII.2.A.3).
15. Advertising structures (except as otherwise permitted in this chap-
ter),
16. Statuary (statues or scu I ptures) adverti sing products or logos of
the business that are located outside of the structure that houses
the business.
-.J
(3/1/89)
VII-6
17. The use of decals, stick-on or transfer letters, or tape on the
walls or parapets of buildings, fences, walls or other structures.
18. Readerboard/ changeab I e copy signs, either e I ectri c or non-e I ectri c
except as permitted in this chapter.
19. Signs which purport to be or are an imitation or resemble official
traffic warning devices or signs, that by color, location or light-
ing may confuse or disorient vehicular or pedestrian traffic. This
does not include traffic or directional signs installed on private
property to control on-site traffic.
c. Signs Relating to Inoperative Activities: Signs pertaining to activities
or bus i nesses whi ch are no longer in ope rat i on, except for temporary
closures for repairs, alteration or similar situations, shall be removed
from the premises or the sign copy shall be removed within thirty (30)
days after the premises has been vacated. Any such sign not removed
within the specified time shall constitute a nuisance and shall be sub-
ject to removal under the provisions of this chapter and local ordinance.
D. Enforcement, Legal Procedures, and Penal ti es: Enforcement", I ega I proce-
dures and pen a 1 ties sha II be in accordance wi th the enforcement proce-
dures established by the Municipal Code. Unauthorized illegal signs may
be abated by the City in accordance with local ordinance. If said sign
is stored by the City the owner may recover said sign from the City upon
payment to the City of any storage and/or removal charge incurred by the
City. The minimum charge shall be no less than three dollars ($3.00) per
sign. All signs removed by the City may be destroyed thirty (30) calen-
dar days following removal. If any sign, in the opinion of the Director
of Planning, is an immediate threat to the public health and safety, said
sign shall be immediately and summarily removed with the cost of said
removal charged to the property owner in accordance with local ordinan-
ces.
E. Construction and Maintenance:
1. Construction: Every sign and all parts, portions, and materials
shall be manufactured, assembled, and erected in compliance with all
applicable State, Federal, and City regulations an the Uniform
Buil di ng Code.
2. Maintenance: Every sign and all parts, portions, and materials
shall be maintained and kept in proper repair. The display surface
of all signs shall be kept clean, neatly painted and free from rust
and corrosion. Any cracked or broken surfaces, and malfunctioning
or damaged portions of a sign shall be repaired or replaced within
thirty (30) calendar days following notification of the business by
the City. Noncompliance with such a request will constitute a
nuisance and wi II be abated. Any maintenance, except a change of
copy, which does not involve structural change, is permitted.
(3/1/89) VII-7
VII.2
Sign Regulations
Sign permits may be issued for signs included under this section provided the
signs are in compliance with all other applicable laws and ordinances.
A. Siqns Permitted ~ ~ Land Use District:
The following signs may be permitted in any land use district. These
signs are in addition to those signs expressly permitted in each land use
district and are subject to the provisions listed:
I. Convenience Signs: On-site signs no greater than six (6) square
feet necessary for pub Ii c conven i ence or safety may be approved by
the Director of Planning or his designee. Signs containing informa-
tion such as "entrance," "exit," or directional arrows shall be
designed to be viewed from on-site or from an area adjacent to the
site by pedestrians or motorists. Signs that convey advertising or
products shall not be considered a convenience sign.
2. Comprehensive Si gn Program for Commerci a 1 and Industri a I Zones: A
Comprehensive Sign Program shall be developed for all commercial and
i ndustri a I centers consi sti ng of four (4) or more tenant spaces,
The purpose of the program shall be to integrate signs with building
and landscaping design into a unified architectural unit. This
shall be achieved by:
a. Using the same background color on all signs.
b. Using not more than three (3) different colors for sign
I etteri ng.
c. Using the same type of cabinet sapports, or method of mounting
for signs of the same type, or by using the ~ame type of con-
struction material for components, such as sign copy, cabinets
and supports, or by using dissimilar signing determined compat-
ible by the Director of Planning.
d. Using the same form of illumination for all signs, or by using
varied forms of illumination determined compatible by the
Director of Planning.
e. Allowing the use of different colors for logos.
3. Special Event Signs: Special event signs may be approved for a
limited period of time as a means of publicizing special events such
as grand openings, new management, inventory sales, Christmas tree
lots, parades, rodeos. and fairs that are to take place within
EastLake I.
(3/1/89) VII-8
a. Community Special Events such as a rodeo or community fair may
be permitted the following signage:
(I) No more than four (4) off-site signs up to thirty-two (32)
square feet and eight (8) feet in height to publicize the
event indicated above.
(2) Temporary advertising signing consistent with the
requirements set forth in Section VII.l.A.2.
b. Commercial Special Events such as grand openings, Christmas
tree lots, painted seasonal holiday window displays, and notice
of new management may be permitted the following signage:
(1) No more than one (1), thirty-two (32) square foot or
smaller, eight (8) feet in height, on-site, freestanding,
special event sign.
(2) All other on-site special event signs can be either wall
and window signs, flags, banners and pennants, Inflatable
adverti s i rig devi ces of a temporary nature may be permi t-
ted. In no case shall any signage, flag, pennant, inflat-
able device or banner be placed in a location not approved
by the Director of Planning.
4. On-Site Subdivision Siqns:
a. One (1) temporary, on-site subdivision sign not to exceed 64
square feet total area for two (2) sides or 32 square feet for
one (I) side and total overall height of twelve (12) feet may
be permitted on each Circulation Element street frontage of the
property being subdivided, not to exceed two (2) such signs for
all phases of any subdivision; otherwise a maximum of one (1)
sign is permitted.
b. Such sign shall be for the identification of a subdivision,
price information and the developer's name, address and
telephone number.
c.
Such signs shall be removed within ten (10) calendar days from
the date of the fi na 1 sa I e of the I and and/or res idences or
within twenty-four (24) months, whichever comes first. Exten-
sions of twelve (12) months may be approved by the Director of
Planning.
d,
Signs shall be maintained in good repair at all times.
e.
A cash deposit of three hundred dollars ($300) per sign shall
be depos ited wi th the sign app I i cat i on to ensure comp Ii ance
with this chapter and removal of such sign. Said deposit shall
be refunded to the app I i cant upon sign remova 1 by the app I i-
cant. If the City is forced to remove any signs, then the cost
of removal shall be deducted from the deposit.
(3/1/89)
VII-9
5. Off-Site Subdivision Directional Sign:
a. A maximum of four (4) signs may be used to 1 ead customers to
the site.
b. Signs shall be made of panels which shall be no longer than
seventy-two (72) inches by twelve (12) inches each and shall be
grouped on a single, double or four-sided kiosk. Such struc-
ture shall contain no more than seven (7) panels per side nor
exceed seven (7) feet in height.
c. A sign kiosk shall be located not less than three hundred (300)
feet from an exi sti ng approved sign site. Further, each sign
may only contain the name of the planned community, subdivi-
sion, developer or development logo and a directional arrow.
d. The placement of each sign structure and its copy shall be
reviewed and approved by the Director of Planning prior to
installation.
e. All kiosks that are to be placed on private property shall be
with prior written consent of the property owner, to allow the
City, in the event of noncompliance, to enter said property and
remove the sign. A copy of said consent shall be filed with
the Department of PI anni ng pri or to the acceptance of a sign
permit application.
f. A kiosk location plan shall be prepared showing the site of
each kiosk and shall be submitted to and approved by the
Director of Planning prior to the acceptance of a sign permit
application.
g. Any sign approved for a particular subdivision within EastLake
I shall not be changed to another subdivision without prior
approval of the Director of Planning.
h. There shall be no addition, tag signs, streamers, devices, dis-
play boards, or appurtenances added to the sign as originally
approved. Further, no other directional signing may be used as
posters, portable signs, vehicle signs, trailer signs or tem-
porary subdivision (bootleg) signs.
i. All off-s ite subdi vi s i on si gns not conformi ng to thi s ordi nance
sha 11 be deemed a pub Ii c nui sance and removed pri or to the
program.
j. A three hundred dollar ($300) cash deposit shall be placed with
the City to ensure compliance with this chapter. Any sign
placed contrary to the provisions of this chapter may be
removed by the City and the cost of removal shall be deducted
from said deposit. Additional costs incurred by the City
resulting from the removal of illegal signs shall be charged to
the developer.
(3/1/89) VII-10
k. Said sign shall be allowed until the units within the subdivi-
sion are sold out, or for a period of twenty-four (24) months,
whichever occurs first. Extensions of twelve (12) months may
be approved by the Director of Planning.
VII.3
Design Standards
Each sign shall be designed with the intent and purpose of complementing the
architectural style of the main building or buildings, or type of business on
the site, and to the extent possible, signs located on commercial sites; but
in a predominantly residential area, shall take into consideration compatibil-
ity with the residential area.
A. Relationship to Buildings: Signs located upon a lot with only one main
building housing the use which the sign identifies, shall be designed to
be compatible with the predominant visual elements of the building, such
as construction materials, color, or other design details. Each sign
located upon a lot with more than one main building, such as a shopping
center or other commerci a I or i ndustri a I area deve loped in accordance
with a common development plan, shall be designed to be compatible with
predominant visual design elements common or similar to all such build-
ings or the buildings occupied by the "main tenants" or principal uses.
The Planning Director may condition approval of any sign to require such
visual elements to be incorporated into the design of the sign where such
element(s) is necessary to achieve a significant visual relationship
between the sign and building or buildings.
B. Relationship to other signs: Where there is more than one (I) freestand-
ing sign located upon a lot, all such signs shall have designs which are
complementary to each other by either similar treatment or incorporation
of one (I) or more of the following five (5) design elements:
1. Type of construction materials (such as cabinet, sign copy, sup-
ports) ;
2. Letter style of sign copy;
3. Type or method used for supports, uprights or structure on which
sign is supported;
4. Sign cabinet or other configuration or sign area; or
5. Shape of entire sign and its several components.
C. Landscaping: Each freestanding sign shall be located in a planted land-
scaped area which is of a shape, design and size (equal to at least the
maximum allowable sign area) that will provide a compatible setting and
ground definition to the sign. The planted landscaped area shall be
maintained in a neat, healthy and thriving condition.
(3/1/89)
VII-II
D. Illumination and Motion: Signs shall be non-moving stationary structures
(in all components) and illumination. if any, shall be maintained by
artificial light which is stationary and constant in intensity and color
at all times (non-flashing),
E. Sign ~ The name of the business, use, serve and/or identifying logo
shall be the dominant message on the sign. The use of -advertising infor-
mation such as lists of products (more than one product), is prohibited.
F, Relationship to Streets: Signs shall be designed so as not to obstruct
any pedestrian, bicyclist or driver's view of right-of-way.
(3/1/89 )
VII-12
SECTION VIII: OFF-STREET PARKING
VIII.O
Purpose
All regulations set forth in this section are for the purpose of providing
convenient off-street parking space for vehicles. The parking requirements
of this section are to be considered as the minimum necessary for such uses
permitted by the respective zone.
The intent of these regu I at ions is to provi de adequate I y des i gned parking
areas with sufficient capacity and adequate circulation to minimize traffic
congestion and promote public safety. It shall be the responsibility of the
developer, owner or operator of the specific us to provide and maintain
adequate off-street parking.
The provisions and standards set forth in this section apply primarily to
non-residential uses. The standards for residential uses are included in
Secti on I I. 3, Property Development Standards: Residenti a I Di stri cts.
VIII.l
General Provisions
A. Off-street parking facilities, for both motor vehicles and bicycles,
shall be provided for any new building constructed, for any new use
established, for any addition or enlargement of an existing building or
use, and for any change in the occupancy of an exiting building.
B. For additions or enlargement of any existing building or use, or any
change of occupancy or manner of operation that would increase the number
of parking space required, the additional parking spaces shall be
required only for such addition, enlargement, or change and not for the
entire building or use, unless required as a condition of approval of a
Conditional Use Permit.
C. The required parking facilities needed for any development shall be
located on the same site, or if an i rrevocab I e access and/or parki ng
easement is obtained, the parking may be on an adjacent site. Property
within the ultimate right-of-way of a street or highway shall not be used
to provide required parking or loading or unloading facilities.
D. The requirements of this ordinance shall apply to temporary as well as
permanent uses.
E. All required off-street parking spaces shall be designed, located,
constructed and maintained so as to be fully usable during workday
periods or as needed by the use of the premises.
F. Where the application of these schedules results in a fractional space
then the fraction shall be rounded to the higher whole number.
(3/1/89 )
VIII-l
G. The parking requirement for uses not specifically listed in the matrix
sha II be determi ned by the approval body for the proposed use on the
basis of requirements for similar uses, and on any traffic engineering
and planning data that is appropriate to the establishment of a minimum
requirement.
H. In the calculation of parking requirements for village centers, off-peak
hour uses from the norma I operati ng hours of the center shall not be
counted toward the parking requirement.
I. In situations where a combination of uses are developed on a site, park-
ing shall be provided for each of the uses on the site according to the
schedule given in this section. Where residential and commercial uses
are mixed, reduced guest parking may be permitted by the Zoning Adminis-
trator in consideration of shared parking with the commercial uses.
J. A maximum of 25 percent (1/4) of the parking spaces required on any site
may be provided as "compact" spaces for non-residential uses.
K. Tandem parking shall not qualify as required parking unless specifically
approved by the Planning Commission.
L. Required parking may be reduced by the Planning Commission with approval
of a Conditional Use Permit.
VIII.2 Schedule of Off-street Parking Requirements
USE
A. Administrative and Professional
Services as listed in Section
III.1.A.
B. Shopping Centers and General
Commercial Uses as listed in
Section III~ except as
noted below:
I.
Eating & drinking estab-
lishments
a.
Fast food restaurants
with drive-in or drive
through
2.
Gasoline dispensing and/or
automotive services stations
3.
Appliance and/or furniture
stores
(3/1/89)
MINIMUM OFF-STREET PARKING REQUIRED
I space/300 square feet of gross
floor area; minimum-of 4 spaces.
I space/ZOO square feet of gross
floor area.
I space/each 2.5 seats or I
space/50 square feet of seating
area where there are no fixed
seats.
I space/each 7 seats plus one (I)
space per employee, minimum 15
spaces and an on-site queue line
for at least eight (8) vehicles
when drive-through is included.
2 spaces plus four (4) for each
service bay.
I space/600 square feet of gross
floor area.
VIII-2
4.
Hotels and motels
I space per unit plus I space for
every 25 rooms or portion thereof
provided on the same lot.
5.
Auto and/or truck sales
1/10 the car storage capacity of
the facility.
6.
Medical and dental offices
or clinics, veterinary
offices or clinics
1 space/200 square feet of gross
floor area; minimum of 5 spaces.
*
7. Commercial recreation facilities
a.
Bowl i ng alleys,
billiard halls
5 spaces/alley plus 2 for
billiard table plus
parking for other uses on
each
required
the site.
b.
Commercial stables
space/5 horses boarded on-site.
I space/tee plus required parking
for any other uses on the site.
6 spaces/hole plus requi red parking
for any other uses on the site.
c.
Driving range (golf)
d.
Golf course (regulation)
e.
Miniature golf
3 spaces/hole plus required parking
for any other uses on the site.
f.
Skating rinks
I space/lOO square feet of gross
floor area.
g.
Tenni s, handball, and
racq uetba 11 fac i 1 it i es
3 spaces/court plus required
parki ng for any other uses on the
site.
h. Theaters
(I) Motion picture
(2) Playhouse
space/3.5 seats.
space/3.5 seats.
*
Parking may be reduced by Director of Planning when facility is provided
as a residential development amenity, recognizing that some local residents
will not drive to facilities.
C. Public and Semi-Public Uses
I.
Day nurseries, day care
schools
I space/staff member plus I space/5
children or I space/lO children if
adequate drop-off facil ities are
provided. Drop-off facilities must
be designed to accommodate a contin-
uous flow of passenger vehicles to
safely load and unload children.
The adequacy of drop-off faci 11 ties
proposed shall be determined by the
Director of Planning.
(3/1/89)
VIII-3
2.
Convalescent and/or
nursing homes (congregate
care facil ities)
3.
Hospitals
4. Educational institutions,
private
a,
Elementary and junior
high school
b.
Senior high schools
c.
Colleges and vocational
schools
5.
Churches, convents,
monasteries, other
religious institutions,
and other spaces of
public assembly
Public Utilities
d.
D. Manufacturing Uses
.
(3/1/89)
1.
Manufacturing
2.
Research and Development
3.
Storage
I space/3 beds.
1,5 spaces/bed.
I space per employee plus 5 spaces.
I space per 4 students.
0.5 space/faculty member and
employee plus I space/3 students.
I space/3.S seats within the main
auditorium or I space/45 square
feet of gross floor area within the
main auditorium where there are no
fixed seats.
To be determined by the Director of
Planning.
I space per 1.5 employees or I
space/800 square feet of gross
floor area devoted to manufacturing
pI us' the requi red parking for
square footage aevoted to other
uses, whichever is greater. Ten
(10) percent of the spaces provided
must be designed for use by
carpools.
I space/300 square feet of gross
floor area. Ten (10) percent of
the spaces provided must be
designed for use by carpools.
I space/l,OOO square feet of gross
area for the first 20,000 square
feet devoted to storage plus the
requi red parki ng for square footage
devoted to other use. I space/
2,000 square feet for the second
20,000 square feet. I space/ 4,000
square feet for area in excess of
40,000 square feet.
VII 1-4
E. Single Family Residential and
Multiple Family Residential
Indicated in their respective
land use districts.
1.
Senior Housing Projects
I space/bedroom (may be reduced by
City Council).
F, Handicapped Parking Requirements
Handicapped parking requirements are establ ished by the State of
California. The parking standards contained in this section are identi-
cal to those establ ished by the State. Any future change in the State
handi capped parki ng standards woul d preempt the requi rements gi ven in
this section.
I. Handicapped parking for residential uses shall be provided at the
rate of one space for each dwelling unit that is designed for occu-
pancy by the handicapped.
2. Handicapped parking spaces shall be provided for all uses other than
residential at the following rate:
Number of Automobile
Spaces Provided
Number of Handicapped
Spaces Required
1 - 40
41 - 80
81 - 120
121 - 160
161 - 300
301 - 400
401 - 500
Over 500
I
2
3
4
5
6
7
7 + I for each 200
additional automobile
spaces provided
3. Handicapped parking spaces required by this section shall count
toward fulfilling automobile parking requirements.
G. Bicycle Parking Requirements
The matrix below contains the mlnlmum bicycle parking requirements. Only
those uses identified in the matrix are required to install bicycle park-
ing. Bicycle parking facilities shall be stationary storage racks or
devices designed to secure the frame and wheel of the bicycle.
Use
Minimum
Bicycle Parking Required
1.
Administrative and Pro-
fessional Services over
20,000 square feet of
gross floor area
5 spaces
(3/1/89)
VI II-5
2.
Shopping centers with
50,000 square feet of
gross floor area
I space/33 automobile parking
spaces required
3.
Eating and drinking
establishments
2 spaces
a.
Fast food restaurants,
coffee shops, deli-
catessens, etc.
5 spaces
4.
Medical and dental offices
or clinics, veterinary
offices or clinics
2 spaces
5.
Commercial Recreation
I space/33 automobile parking
spaces required
6.
7.
Hospitals
Churches
4 spaces
4 spaces
H. Motorcycle Off-Street Parking Requirements
Motorcycle parking areas shall be provided for all uses, except
residential, at the following rate:
1. Uses with 20 to 100 automobile parki ng spaces sha 11 provi de one
designated area for use by motorcycles.
2. Uses with more than 100 automobile parking spaces shall provide
motorcycle parking areas at the rate of one motorcycle parking area
for every 100 automobile parking spaces provided. -
VIII.3 Property Development Standards: Off-street Parking
The following property development standards shall apply to all land, build-
ings, and uses authorized by the Planned Community District Regulations.
A. General Requirements
The following are minimums unless otherwise stated:
(3/1/89)
1. Residential
a. Covered in a garage or carport: 10' x 20' each space
b. Uncovered: 9' x 18.5' each space
2. All others shall use Parking Table, on fo lowi ng page.
VII 1-6
PAR KIN G TAB L E
A B C 0 E F G A B C 0 E F G
8'0" 8.0 12.0 23.0 28.3 --
8'6" 8.5 12.0 23.0 29.0 -- 8'6" 20.7 18.5 9.8 59.9 55.6
O. 9'0. 9.0 12.0 23.0 30.0 -- 60' 9'0" 21.0 18.0 10.4 60.0 55.5
9'6" 9.5 12.0 23.0 31.0 -- 9'6" ~: .; 18.0 11.0 60.4 55.6
10'0" 10.0 12.0 23.0 32.0 -- 10'OM 18.0 11.5 610 56.0
8'0" 14.0 12.0 23.4 40.0 31.5
8'6" 14.5 12.0 24.9 41.0 32.0 9'0" 21.0 19.0 9.6 610 57.9
20' 9'0" 15.0 12.0 26.3 42.0 32.5 70" 9'6" 21.2 18.5 10.1 60.9 57.7
9'6" 15.5 12.0 27.8 43.0 33.1 10'0. 21.2 18.0 10.6 60.4 57.0
10'0" 15.9 12.0 29.2 43.8 33.4
8'0" 165 12.0 16.0 45.0 37.1. 62.7
8'6" 169 12.0 17.0 45.8 37.4 9'0" 20_3 24.0 91 64.3
30' 9'0" 17.3 12.0 18.0 46.6 37.8 80' 9'6" 20_4 240 96 64.4 62.7
9'6" 17.8 12.0 19.0 47.6 38.4 10'0" 20.5 24.0 102 65.0 633
10'0" 18 2 12.0 20.0 48.4 38.7
8'6" 19.4 13.\ 12.0 52.3 46.5 9'0" 19.0 24.0 9.0 62.0 --
45' 9'0" 19.8 13.0 12.7 52.5 46.5 90' 9'6" 19.0 24.0 9.5 62.0 .-
9'6" I~~. : :;~ I :~.~ I ~~.~ :~.; 10'0" 19.0 24.0 10.0 62.0 --
In'O''
.~1i n.
Std.
8'0"
8'6"
9'0"
Stall Widths
Compact
~ 0"-40'
7'6" IE 410_60'
]'6" = 61'-90.
Average gross area required for parking one car at
different angles:
O' = 310 sq.ft. 30' = 310 sq.ft. 60' = 280 sq. ft.
100 = 350 sq. ft. 40" = 280 sq.ft. 80' = 275 sQ.ft.
20. c 400 sq. ft. 50. = 270 SQ. ft. gO' = 275 sq. ft.
A PARKWG MGLE
B STALL \o/IOTH
C STALL TO CUR8
D AISLE WIDTH
E CURB LENGTH PER CAR
F CURaTO CURB
G STALL CENTER
.Note: a) Compact space 7~' x. 15' - standard.
b) Add l' in width for all stalls
adjacent to any structures.
3. Motorcycle parking space: 4 feet by 8 feet.
4. Bicycle parking space: 2 feet by 6 feet.
5. Automobile, handicapped. motorcycle and bicycle: All parking stalls
and maneuvering areas shall be paved and permanently maintained with
asphalt, concrete, or any other all-weather surfacing approved by
the Director of Planning and subject to current city standards.
(3/1/89) VIII-7
6. Striping and Identification
a. Automobile: All parking stalls shall be clearly outlined with
double lines on the surface of the parking facility.
b. Handicapped: All handicapped spaces shall be striped and
marked according to the applicable State standards.
c. Motorcycle: All motorcycle spaces shall have bollards instal-
led and appropriately spaced to prevent automobile usage of the
motorcyc I e area. Motorcyc I e spaces shall be marked so that
they can be clearly identified for motorcycle usage.
d. Bicycle: All bicycle spaces shall be clearly identified.
B. Special Requirements
I. Any unused space resulting from the design of the parking area shall
be used for landscaping purposes.
2. All parking lot landscaped islands shall have a mlnlmum inside dimen-
sion of four (4) feet and shall contain a twelve (12) inch wide walk
adjacent to parking stall and be separated from vehicular areas by a
six (6) inch high, six (6) inch wide Portland cement concrete curb.
3. All landscaping areas shall be irrigated automatically and kept in a
healthy and thriving condition free from weeds, debris and trash.
4. All parki ng facil i ties shall have Ii ghti ng in accordance with the
current City standards. The lighting shall be designed and instal-
led so as to confine direct rays to the site. Parking lot lights
shall be a maximum height of eighteen (18) feet from the finished
grade of the parking surface and directed away from the property
lines.
5. All parking facilities shall be graded and drained so as to provide
for the disposal of all surface water on the site.
6. In any R zone except RC and RM, the parking of motorized and
non-motorized vehicles shall be subject to the following
requirements:
a.
No motori zed or non-motori zed veh i c Ie sha 11 be parked, stored
and kept in the front yard except on I and adjacent to the
driveway or in the driveway.
b.
If motorized or non-motorized vehicles are to be parked,
stored, or kept on the lot, other than as permitted in "a."
above, they must be for the personal use of the resident.
(3/1/89)
VII 1-8
VIII.4
Performance Standards: Off-street Parking
A. All parking facilities required by this ordinance shall be maintained in
good operating condition for the duration of the use requiring such
facilities. Such facilities shall be used exclusively for the parking of
vehicles. The parking facilities shall not be used for the storage of
merchandise, or for the storage or repair of vehicles or equipment.
Parking facilities shall not be used for the sale of merchandise, except
on a temporary basis pursuant to Section VI.O (Temporary Uses).
B. All shopping centers that use shopping carts shall provide convenient and
safe on-site storage areas for the shopping carts.
C. Handicap, motorcycle, and carpool parking areas, when required, shall be
located within close proximity of the entrance to the facility.
(3/1/89)
VIII-9
SECTION IX: ADMINISTRATION
IX.O Purpose
The Land Use Di stri ct Map and these PI anned Communi ty Di stri ct Regu I at ions
shall be administered as provided for herein.
IX.1 Standard Procedures
A. General: The Administrative Procedures, Conditional Uses, and Variances,
Chapter 19.14 of the Chula Vista Municipal Code, shall be utilized as
applicable to the administration of the Planned Community of EastLake I.
B. Sectional Planning Areas (SPA) and Section Planning Areas Plans (SPA
Plans). The administration of SPA Plans shall be as provided for in
Section 19.48.090 through Section 19.48.130 inclusive of the Chula Vista
Muni ci pa 1 Code, except that the Di rector of PI anni ng may accept less
detail or require additional detail to suit the scope of the SPA.
IX.2 Administrative Review
A. Purpose: Certain uses may vary greatly in its effect depending on the
scope, location, or exact circumstances, In order to avoid the permit-
ting of these uses without any formal review, and to relieve the Planning
Commission and City Council of formally reviewing uses which have insig-
nificant or compatible effects, an Administrative Review is established.
B. Application: The Administrative Review is applicable to uses identified
on the Permitted Use matrices herein with the symbol "A".
C. Procedures: The procedure shall be as specified in Section 19.14.030,
Zoning Administration - Actions authorized without public hearing, in the
Chula Vista Municipal Code; except that in addition, the Zoning
Administrator may determine after reviewing the scope, location, or exact
circumstances of the proposed use that the formal hearing process of the
Conditional Use Permit procedure is warranted. If the Zoning
Admi ni strator makes the determi nat i on that a Condi tiona 1 Use Permit is
warranted, then the applicant shall be required to comply with the
Cond it i ona I Use Permi t procedures as specifi ed inSect ions 19.14.060
through 19.14.110 inclusive in the Chula Vista Municipal Code.
IX.3 Site Plan and Architectural Approval
A. Purpose: The purpose of site p I an and architectural approva lis to
revi ew proposed projects to determi ne compliance wi th the provi s ions of
those regulations and to promote orderly and harmonious development with
good design character.
(3/1/89)
IX-l
B. Application: This approval process is applicable to projects within all
districts except RE and RS districts, where the Tentative Tract r~ap
approval process may be used. Single family detached units on lots
exceeding 5,000 sf (including those in the RE or RS districts) may use
the Tentative Map to satisfy the Site Plan Review Requirement. Such
single family units on lots larger than 5.000 sf may, at the discretion
of the developer, apply for Site Plan Review,
c. Procedures: The procedures shall be as specified in Section 19.14.420
through Section 19.14,480 inclusive.
IX.4 Other Provisions
In the event that these regu I at ions do not address any parti cu 1 ar matter
relevant to the proper development and use of property within EastLake I, the
provisions of Title 19 of the Chula Vista Municipal Code shall apply.
(3/1/89)
IX-2
[\--_U_U_U""""l
)~" ",., ~,(.~
, ~.:>os ~ " Lud l"& 0;''';0' to b@
-_____________~':;., ~ I .. ~~ .,Iabl"h.owi!~ zoning
;- Os-' I~",- 0;--""""_",05-J I1C-22 ; O'4dJaCen,proporty
, r-- -.~... ,-- \ "---___ \'" I
\\ "',-\ "''--" \ RE-J ---"" I
,\ '" \ \ I " ~~
, \ /"L. \ / /( ~ RM-25 :
\ \ RE-J / \..>- --:::-j~.t RS.~ 1" / \ ~ 1"," i/
~.: \ // ~'\ ;",/ \ ~P-'J 't >~'.'
:"~\(\\ ;' '?RS-T\-~~...-)."\ li/,j ':~~RP'~~3'" )\ - -.~___~n____-f~;-ill
\ \\ / 'I ,054 "".../' , _____../ ___.' _____)__ I
;\ ~.\.\ ... ~).. ~( /', \ >.--- -- -'r--- I
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RS 7 '>/ ~~_"\ "
/ -;/11 Os-.~".< "OS-' i ' I I
'\'" ~:/.?:<. RP-'J "'-'J~, ,. "-o...e5~!_: "-~ /' ' EIC-2 ! 05-2
--~(_// "":4~ ',,- i, \~, ""'"",- - - 8C-\ '-~---1 : ~
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\ OS-' ( FI~-8 \', RP 6 \ \\,' i F-, "'-.,.
' YC-' ;_"I'\OS-~ .
\ J OS '~"-J\ -1=- - OS 3 '=-<> --:~;~,-.J _.___ __ "'< "'-.,
~.._--_u_.:.._.L_..-------!--rl \1 - _-~~~0__/-~~6 "<,
1:"1', __0'Q;'-;"~'-"'" (Fic i:' /~v;~----~~~\ 0~6) ",
~." ,. -6/ R - -__.fos:-4I, _ /
I, I" "~r ..;~ --""'v) / /' F-~ "'-.,
05-2~;~I~/' YC-J ',~--- VC c._
: RP-8 :R5'5f VC-3' I
I I1C-22 - -" "
RC-'O' 11(-'5
: 05-6 /
I :
<1p_1j "5-' RP-B
: 05-4 \
05') "':i OS-6 OS-4 :
~.. '. RP'8 _J _c:..S~~:::: RS-5 ~
. RC'O"-":", RM-4'--
OS'2t RM-'4
RP-8 ".,
~' OS-J pS-~' -Q - OS-' 'I
.' OS-4 RS-' "<S-'
I . \
1'1""25 RP'8
:1 OS-6 RC-'5 RS-, \
VC-" -j' RC--IS RS-! ~
:, VC] RS-, \
L..;;..___~P'_"____.--' ,
-. t RS-) RP'J 1'15-' __~.~
M-31 _
to RC-'5 RP-".__ _/.~~-~.
05-4'
ilRP-a ~ /:'-~~-,~~.--. -.-.
. 0."" ""':",--;:'--- -. -
L.:~~~.
Proposed
Land Use
Districts
RESIDENTIAL
: RE-:3 I Residef1ttal Estate- 3 District
~
R$-5 ~ Residential Estate - :3 District
i~
: RP-B I
AO-'Ol
Residential Single Family - 7 District
Residential Plamed Concept - 8 District
Residantial Condomiril.l'T1 - 10 District
; RP-13 ,
~~
I RC-22 I
: RM-25:
~M-44:
Residential Planned Concept - 13 District
Residential Condominium - 15 District
Residential CoMominium - 22 District
Residential Multi-Fa.mily - 25 District
Residential Muiti-Fa.mily - 44 District
VILLAGE CENTER
~~~
YC-2
YillageCenter - West
Village Center - East
. VC-3 : Village Center - ScioJth
BUSINESS CENTER
'sc=T-1 Business Center - Manufacturing Park District
-~
BC~2j Business Center - Manufacturing ServIce District
SPECIAL PURPOSE
OS-1 Open Space - 1 District
~
~S_-:-':J Open Space ~ 2 District
=os:3'l Open Space - 3 District
~ 05-4 I Open Space - 4 District
1-0$-5 I Open Space - 5 District
1..05-6 i Open Space - 6 District
_ OS-7 I Open Space - 7 District
-~FufureUrbanDistrict
~fASTLAKE
A PLANNED COMMUNITY BY EASTLAKE DEVELOPMENT Co.
Re.,.;"".!o,o.-~e2~'4
Rev'..."n.by Otdlnanco246'
Re...."".byOrdinano:.2236
Rev";",,. by Ord;NU\Ce22"
(1J
Cinti
& Asscoa1es
Do'.' 613m2
~
Proposer'
General
Development
Plan
'-A!
I
'_Aun
II
'-A I :
Ful
L..--..----.."
""..
M
RESIDENTIAL 0
MAX.
LAND USE ACRES DUlAC UNITS
L Low 250.5 0-3 '"
~, 389.7 3-6 2015
,___~__J Low/Medium
r--Mi Medilm 2089 6-11 1713 PO
~_~_-.-J
1'-9-t:MedUrv'Hgtr 136.9 11-18 1865
r-~-- "", 11.0 18--27+ "0 )
~~-
Sub-Total 997.0 6563
(IO)~
r-.QN-RESOENT1AL ---
W()L<SE ACRES PO
.
. C . A.... 51.9
~Professi::nll& 6.8
= Acirnstrative
Research & 135.9
l-j;t LiritedMarufactlX1I1g
~()penSpace 185.6
: PO i PublicIQuasi-P\.tJlc 137.9
~ Parks &. AaaaBtion 295_4
~MaICO"Ci"CulatiO!1 216.0
Sub-Total 1029.5
FU Fut....eUrban 72.6
PmIeC1Total 2099.1 a.c 6563c1IJ
-,
p ,)
MH
~~u:
l
~>o,
. '.
. LM ","
FU .#....-
t........
... ;;a"d,~at. CO"'c" s.,.
~oto !l0!- '"'~"m d~"9n."Qn o' . 5 ~""C. .... to.- 'u'"'. .......". ,""..... .~.,e<t
'0 ,"p"ca"anot '''''Od C;e"",.tP'an ",,'de""u 'OO'O'C"'O"'Q ,.",." Oen,."
~E"ASTLAKE
~
,"p-<6
Ginti
&~
~":" .. q .~.,
A PLANNED COMMUNITY BY EASTLAKE DEVELOPMENT Co.
."
I~
f\u-u---u""l
J~S21 AS5 1llz/
" o-OS 2 /" ~~ Land Uu Oi."iet 10 be
---------------"":.. ., .~.. ---' :'1 O--~-U!abli.hed...jth'onino
~ os-, 1-........ o;:-~, 'OS_oJ RC-Z2 I r-- 0' adjacent prope'tv
'\~\ -~-- " -~ \.. '. 'I
\ '-,-~ '-, -',-~ \ RE-3 -"', _---;'
. \ "j /~ \ r------\ I .. ,~:.:. __ -.(/ ',I,
'\. qE-3 \... L__~_ -,' , (A ~ " '-.R"'~2S '1'
\ \. :-<'..: AS-5 / \. "" .. " ,- ii
-,--' \ I' ----'\ I..," '< AP-'3 't \ 1=" 'I
,', ,,-----... J" //,jRP-a \. _ \. -.\-- ;;---------..--t___-,
\("'\\ / R$-? \ "- i~ ,/';' ,_:.-:.- '-<::-, ----\, \. \.\ 8C-2 'I BC-} I
\\ \'/ 0$-4 "".,._/.,,/ ~'3,.v \\ _---)'__1:
' ~ ~\" I /' ,\ I \ '. C"~- -"'~r",=1 I
.' " .~ (-" I ' '. -",\05-2 -'If I I
'\~ - _L /; ..' "'-"->,"~ I ; \ \ \, \ ' aC-2 B(:-2
" 1'15-5 I //~, , '" BC-2 ,q I
", ,,.' RS-I /./' Y OS-~ --\",:',',C-22\ \ \\_- == ' I'
.- ~ /"/RP-'3, 106-3\ ~-~ ',BC-2,1 06.2
\~, --, , -, A(.}J'\ ''-----'-----'-----J-..,~------L.--" ,----------------- -:::-1
(;' ':'Ai'~' I;; ~---"\ />--' BC-',!: ____
~\ .~ .; ~ II, RC-22 \ \, / "\,\ L----.~.~
\. os-' . ( RP-B \\ RP-B '-. ~OS-2'~6C-' F-, ".
;L it os-''-..'_/-'\ '>':::~-:'~f=::::-~' \ 05-3 "'I, ~::I \;, \::0--""--,\\ _ -_-_'-.: ~,,~,
J '\ 1.....<1'51 ,\ VC-~ \'------:--.:;;~--- Rp.a
.----..-~- ----------'--'"1 1'""_ ",',-....--:~>'"\Zs3--- ""-
" I ,~'/ ~ ",
\ ----~.h ((Fic-1J'/ /.----""v...-/----1 01H '"
II --;;. -/ "IOS-6/ Rp.a C-'C\' /' ....
,_ ,,'v 'II' ,,0"" '. '-
..J<o' v;.<o!;--) ,/ -- -:,.~) '.
0$~2>il y~- L VC-3 ,I, ,~~ .~' :~~/"' vc /,
_ Ii i / \:' RP-a VC-3 "'-~~-,
I RC 1Oi.' RC-15 Rc-n "
(
\
05-) h ~~ ,i I,~ 05-6 OS-4_, 06-' AS-; '~
K' , .. 101~~.a
,,"-ti :', ~ ,
It 'r-- " 06-3 l i i ,I ..06::.~-44 AP-8 -Q~-~' 0$-1 '
,,':;"-.";,:: ,_ i 1 RN " \
,1":11' RM-~"-.'"ll:/ 06-4 1'16-1 :\
: ~~_ "'-':/ r--- d'lP-8 RC-" RS-5
;1/' ---------~ /RC-'5 RS:' ,
ib-,_~~',.f:~,,-..-, '" \
--, i RS./ "-1. RP AS-- __~#~
oS-Jl.. ......---
tAC-'5 AP-B ~-
, OS-4 ' ......--~
j:,::.,.;,:-;~-;::>--"
L~:;~~#
Existing
Land Use
Districts
RESIDENTIAL
!~2J
'~
RS-5 ,
~
IRS=7l
! --==!
RP-'
; RC-10-1
==
~,~-13 I
, RC-15
~iD
Residential Estate - 3 District
Residential Estate - 3 District
Residential Single Family - 7 District
Aesidantial Plamed Concept - 8 District
Residential~u:n-10District
i ~:
06-4
RP-13','
RS.,
~p-"
Residential Planned Concept -13 District
Residential Condominium - 15 District
Residential Condon-inium.- 22 District
~~
~~
ResIdential Multi-Family .- 25 District
Residential Multi-Family - 44 District
VILLAGE CENTER
I I/C-1 : Village Center .- COlM'IerciaJ District
~2 ~ Village Center .- Oftice District
VC-3 Village Center - Village Center Support
BUSINESS CENTER
BC-1 ' Business Center.- Manufacturing Park District
BC-2
Business Center - Manufacturing Service District
SPECIAL PURPOSE
05-1
Open Space.- 1 District
~-~j
iDHl
IOs=4l
OS-5
[05:<J
I-i:)~
~-o'~~Tj
Open Space.- 2 District
Open Space.- 3 District
Open Space - 4 District
Open Space.- 5 District
Open Space.- 6 District
Open Space - 7 District
Future Urban District
~fASTLAKE
A PlANNED COMMUNITY BY EASTLAKE DEVELOPMENT Co.
Rev..."". 0, c..o,<>anc~ l514
l'Ce".;on, by O,Oinan"oU8'
Ae".,on,by c..Oina""o22J8
Aevi"""'bvO'd'Mnc."l"
[IJ
Cinti
s. i\,>'JY81E'S
Dele81JI92
.~
Existino
..
General
Development
Plan
f-R
RESIDENTIAL oj
MAX.
l>>I>USE A,,",,' DUlAC lNTS
~LOw 25M 0-3 717 i
~ Low/MedilJ"l1 377.6 3-< 1951 r
~........ 221.0 6-11 1801 PO
~ Me<1mI~!t\ 136.9 11-18 """ i
Cii::J H", 29.0 18-27t 65'
&b-Total 1015.0 6968
NON-RESIDENTIAL
l>>I> USE ACRES PO
~- .
56.8
i c-o I~~~ 12.8
~ Rneard1 &. 133.9
LmtedManlfact\rt1g
~-_. 193.3
~ "'-/~ 103.3
~ParkS&RImIatIon 295.4
~ Major Ci"aJation 216.0
S<b-T"'" 1011.5
~ Futae lkban 72.6
ProiectTotaI 2099.1 ae 6968 du
"ilC.nd,,,.t.Chu,ChS".
....t.: (1))-"".....d..9'&t""'af..$~I.C...!.'''''uh...oUtI...y''''''....."'',.."
IO.ppIi(:.'iono"..,M<lGeneroj......~.I.....c...ding"'~t~,y
FU ~---~
l..---
R..,.,oosDyOrdu"lot>C.2S1.
~ fASTLAKE
A PlANNED COMMUNITY BY EASTlAKE DEVELOPMENT CO.
mOnti
U~,=
lKP-:!8$11919<~
EASTLAKE I ACTIVITY CENTER
AIR QUALITY IMPROVEMENT PLAN
SUB:vnTT AL DRAFT
January 16, 1992
Revised 5/20/92
Prepared for:
EastLake Development Company
900 Lane Avenue #100
Chula Vista, CA 91913
Prepared by:
CINTI & ASSOCIATES
1133 Columbia Street #201
San Diego, CA 92101
(619) 239-1815
Table of Contents
I. EXECUTIVE SUMMARy............,.................... 1
Paqe
II. INTRODUCTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
A.
B.
C.
D.
E.
III. AIR
A.
B.
C.
D.
E.
F.
IV. AIR
A.
B.
Purpose
Planning Context
Goals
Approach
Roles and Responsibilities
QUALITY LEGISLATION AND PLANS................. 9
Background
Air Quality Plan Requirements
Transportation Control Measures
Indirect Source Regulations
Transportation Demand Management
Public Transit Planning and Service
QUALITY IMPACTS............................... 18
Existing Climate/Air Quality Conditions
Project Air Quality Impacts
V. AIR QUALITY MITIGATION MEASURES................... 27
VI. MONITORING/CONCLUSIONS... . . . . . . . . . . . . . . . . . . . . . . . .. 31
VII. REFERENCES........................................ 32
Appendix A - Kaiser Permanente TDM Summary
i
I. EXECUTIVE SUMMARY
The purpose of this Air Quality Improvement Plan is to respond to
the Growth Management Policies of the City of Chula Vista. The
most significant air quality improvement measures are those
policies and regulations established at the broadest geographic
level, i.e., state and Federal. A regional air quality plan is
currently being drafted, while the city of Chula Vista has not
adopted any specific air quality regulations or policies. However,
there are measures that can be applied on a City or project level
which can have a positive impact. This report presents an overview
of these issues, and offers the fOllowing improvement measures
which are to be implemented at the local level.
Generalized measures which are incorporated throughout the project,
the EastLake I Activity Center, or the Eastlake Planned Community
as a whole, are described first. Following these, more specific
measures for the Medical Center and Village Center are listed
separately because these two components will be built, owned and
operated by independent entities.
General Measures
1. Pedestrian and Bicvcle Paths: The EastLake Planned Community
District, and implementing SPA Plans, adopted by the City have
emphasized the use of an extensive trail system, connecting
activity centers, to enable non-vehicular travel. There has
also been a suggestion that programs to encourage pedestrian
and bicycle travel could be applied, such as reduced parking
availability at retail centers. These concepts would require
City-wide debate to fully evaluate competing goals, and are
not currently applicable at the project level.
2. Jobs/Housinq Balance: The EastLake Planned Community,
approved by the City, includes job opportunities, recreation,
education, retail and public facilities within the community.
Full implementation of the community plan would minimize the
length and number of automobile trips because of the range of
opportunities and services available within the community.
3. Access To Reqional Svstems: The LOS requirements applied to
EastLake will encourage free-flow travel, which reduces air
emissions. However, there are those who argue that public
transit use is actually enhanced by congestion. These
competing approaches to air quality improvement need to be
reviewed as City-wide policy to determine the appropriate
balance.
4.
Transit Access:
constructing a
Village Center.
The project will improve transit access by
shared parking transit center within the
This site is conveniently located to serve
(01/16/91)
1
the retail, office, and public facility uses within the
Village Center, the Medical Center, and Business Center making
public transit use attractive to a wide range of potential
users.
5. Educational Proqrams: The developer will participate in an
educational program for businesses in the Activity Center and
adjacent Business Center. This program could also be coordi-
nated as part of a larger City-wide program to inform resi-
dents of the services and alternative transportation options
available to them.
6. Local and Reqional Air Oualitv Requlations: A new Air Quality
Plan will supersede the 1982 SIP. This plan will include
increased standards and regulatory measures to mitigate this
project as well as other anticipated growth in the San Diego
Air Basin. The EastLake Activity Center will be subject to
compliance with these regulations and mitigation measures as
they evolve.
7. Development Monitorinq: The Design Review process provides a
point for monitoring the inclusion of on-site transit facili-
ties and stops, and trail linkages as specified in the
Eastlake Activity Center Planning Guidelines and conceptual
Master Plan. In addition, this development will be subject to
the ongoing monitoring programs inherent in the City's
Transportation Phasing Plan and Growth Management Program.
Medical Center
1. Kaiser Permanente will implement a Transportation Demand
Management Plan to reduce the number of vehicles arriving by
encouraging employees/physicians to carpool, vanpool, use
public transportation, bicycle or walk to work.
The program will include the following facility improvements:
Carpool preferential parking
Vanpool preferential parking
Bicycle parking
Showers and clothing lockers
Passenger loading areas
A commuter information board
The program will offer the following on-going services:
Rideshare registration
Personalized rideshare matching
Carpool and vanpool formation assistance
Distribution of carpool passes
Distribution of bus maps and schedules, park-and-ride
maps, bicycle safety brochures, etc.
(01/16/91)
2
subsidize $15.00 for bus passes
Meet your match promotions
Guaranteed ride home program
Subsidize $25.00 monthly per vanpooler
Three month empty seat subsidy for vanpools
Recognition awards
Financial incentive $l/day incentive
villaae Center
1. Park-and-Ride Facilities: A park-and-ride facility with
shared parking is incorporated into the "transit center"
within the Village Center site. This facility should be
incorporated into a city-wide system of park-and-ride facili-
ties coordinated with pUblic transit routes, including future
light rail corridors.
These local mitigation measures, identified above, may only have a
small impact on regional Air Quality in quantifiable terms, but
their enhancement of future transit options and pUblic awareness
should have a greater long term pUblic benefit.
(01/16/91)
3
II. INTRODUCTION
A. Purpose
The purpose of this Air Quality Improvement Plan for the
Eastlake I Activity Center project is to respond to the Growth
Management Policies of the City of Chula vista. As described
below, these policies are the culmination of a long term,
comprehensive planning process.
The City of Chula vista has looked comprehensively at issues
dealing with development and the additional impacts it places
on public facilities and services. The approval of the
Threshold Ordinance and the General Plan update were the first
steps in the overall process of addressing growth related
issues. The second step in this process was the development
and adoption of the Growth Management Element which set the
stage for the creation of the Growth Management Program.
The Growth Management Program is the final component in the
ci ty I S effort to create a comprehensive system to manage
future growth. This program implements the Growth Management
Element of the General Plan and establishes an orderly process
to carry out the development policies of the City. It directs
and coordinates future growth patterns and rates to guarantee
the timely provision of public facilities and services. The
primary area of focus of the Growth Management Program is east
of I-805 where most of the remaining vacant land is located,
including the project sites.
B. Planning Context
The planning context for this air quality plan ranges from
state-wide and regional considerations to local planning
requirements. The California Clean Air Act (CCAA) forms the
basis for most air quality management efforts. It is the
driving mechanism to the current revision to the San Diego Air
Basin Air Quality Management Plan by the regional Air Pollu-
tion Control District (APCD).
SANDAG's Quality of Life Standards and Objectives, prepared by
the Regional Growth Management Technical Committee, consist of
eight factors including air quality and water, sewage dispos-
al, sensitive lands protection, solid waste management, toxic
and hazardous waste management, transportation system manage-
ment, and housing. These regional standards and objectives
are based on State and Federal law and at a minimum, must be
carried out on a regional level by agencies such as APCD,
Regional Water Quality Control Board, County Water Authority,
etc. The strategies to be included in the Regional Growth
Management Strategy are of necessity long term in nature and
will involve every city and special district in this county.
(01/16/91)
4
At the local level, cities and special districts must carry
out their fair-share responsibilities within a day-to-day
decision making framework to ensure attainment of the regional
standards and objectives. Many of the regional standards and
objectives that will involve Chula Vista and other cities are
the provisions of the California Clean Air Act and the San
Diego County Water Authority (SDCWA) water availability
standards addressing supply, storage, conservation and
reclamation. Although specific local policies have not been
adopted, Chula Vista is actively participating, through the
growth management program and other efforts, in the regional
endeavor to establish effective long term regional strategies
to implement the air quality and water standards and objec-
tives.
The SANDAG Quality of Life Standards and Objectives regarding
air quality, transportation system management (TSM) and
transportation demand management (TDM) incorporate Federal and
State Air Quality Standards. The California Air Resources
Board (ARB) has classified the San Diego region as having a
severe air pollution problem because the region will not
comply with State standards until some time after 1997.
According to the San Diego Air Pollution Control District
(APCD), the major sources of air pollutants in the region are
motor vehicles and pollution blown in from Los Angeles. Given
this situation, local air quality improvement efforts are
focused on transportation issues. To address air quality
problems related to transportation, level of service standards
for arterials, highways and transit are being developed, as
are goals for reducing solo auto trips.
Actions necessary to achieve state and federal clean air
standards, and TSM and TDM objectives include:
reducing solo auto trips by carpooling and using transit
promoting telecommuting and staggered work schedules
improving transit service
building additional high occupancy vehicle lanes
coordinating traffic signals and implementing other
circulation system improvements
reducing trip lengths through jobs/housing balance, mixed
use development and focusing development near transit
stations
The regional plans required by State law are now being
prepared by SANDAG and the APCD. Although the areas of focus
are well known and alternative measures have been offered for
review and comment, specific guidelines and standards have not
been adopted. Thus a direct comparison or evaluation of the
measures included in this plan with the regional standards
cannot be made at this time. However, because of the institu-
(01/16/91)
5
tional and commercial nature of this project and the transpor-
tation focus of the specific measures expected to be adopted
in the regional plan, project level consistency will be based
on operational requirements (e.g., employee commuting, goods
movement/truck operations, etc.) and design parameters.
Design parameters will include project access and parking
management/pr icing which could be a design issue (i. e., reduce
parking requirements to create a shortage so that users would
be induced to use public transit or ride-share). The follow-
ing chapter will more fully detail these issues.
At the local level, within Chula Vista, there is no local air
quality plan. However, the City Council has adopted the
Growth Management Program which requires Air Quality Improve-
ment Plans for major development projects (50 residential
units or commercial/industrial projects with equivalent air
quality impacts). This report for the Eastlake I Activity
Center project has been prepared to meet that requirement.
Although such plans are required, the City has not established
any guidelines, criteria, or other requirements for content or
scope of such plans. Additionally, the City has not adopted
an Air Quality Plan or element to its General Plan to estab-
lish local policy in this area. Because no local plan exists
or is in preparation, project compliance will need to be
measured against the anticipated requirements of the regional
plan.
C. Goals
The following are goals of the EastLake I Activity Center Air
Quality Improvement Plan:
1. To minimize air quality impacts during and after con-
struction of the EastLake I Activity Center project.
2. To comply with the air quality standards and policies of
the City of Chula Vista and San Diego County APCD.
3. To create a framework for the design and implementation
of air quality mitigation measures in this institutional,
commercial, and residential development project.
4. To be economically efficient and cost effective.
D. Approach
~he approach to air quality mitigation outlined in this plan
1S focused on the strategies and measures available to
commercial/institutional development projects. As will be
described in the next chapter, some transportation/air quality
improvements measures in the State and regional plans are
addressed to these projects. The majority address transporta-
(01/16/91)
6
2. Users/Tenants
The long term success of the air quality mitigation effort
rests with tenants/users who choose their own modes of
transportation, driving habits and lifestyles, or re-
quire/offer programs to their employees. In the aggregate,
choices by individuals affect the air quality in the region
more than any effort by the City or developer.
Generally, commercial and industrial are the land uses which
have significant opportunities to incorporate air quality/
transportation mitigation measures because of the concentrated
number of automobile trips associated with them. The primary
opportunity is to incorporate public transportation facilities
and/or trip reduction programs. However, the decision to
utilize public transit or non-vehicular transportation will
rest to a large degree with future users/employees, influenced
by the availability and convenience of such facilities. In
the future, participation in trip reduction programs may be
mandated in some cases. Businesses within the Village Center,
as well as the Kaiser permanente hospital, will be responsible
for developing and implementing trip reduction programs (inc.
compliance with proposed Trip Reduction Ordinance) for their
employees.
3. Government/Service Aqencies
The City of Chula Vista will review project plans and monitor
this plan. Because of its development approval role, the City
can effectively enforce transportation phasing and other
standards for new construction. Some local public transporta-
tion systems are operated under authority of the City, in
cooperation with regional operators. The City can also be a
source of on-going education and air quality awareness through
citizen communication programs.
The San Diego APCD will adopt regional air quality plans which
will implement measures to meet State and Federal standards.
Although these plans will focus primarily on transportation
issues, land use and indirect source guidelines will also be
included. State law prohibits the intrusion of the APCD on
the land use decision authority of the City, so it will be up
to the City to implement any such guidelines. The Kaiser
Hospital and, potentially, other larger businesses within the
Village Center will be required to operate according to the
rules and regulations established by the ACPD, once they are
adopted.
(01/16/91)
8
III. AIR QUALITY LEGISLATION AND PLANS
A. Background
Based on air quality data from the regional air quality
monitoring network, the California Air Resources Board
classified San Diego County as a "non-attainment area" for the
State Ozone (03) and inhaleable particulate matter (PM10) air
quality standards. In addition, the western portion of the
County was classified "non-attainment" for the State Nitrogen
Dioxide (NO,) and Carbon Monoxide (CO) standards. The eastern
portion of the County is classified "attainment" for these
standards.
Ozone is the principal pollutant of concern in San Diego
County. Despi te considerable reductions in ozone levels
during the past ten years, in 1988 San Diego County exceeded
the federal standard on 45 days and the state standard on 160
days. Pollution transported from the greater Los Angeles area
was responsible for two-thirds of the days over federal
standards and one-half the days over state standards. By
comparison, the state nitrogen dioxide standard was violated
in downtown San Diego on only one day each in 1988 and 1987.
In Escondido, there was also one violation in each of these
years.
Because violations of the CO and NOz standards are marginal
compared to the significant 03 problem, the principal focus of
the regional air quality effort will directed toward reducing
reactive organic gases and oxides of nitrogen, which are ozone
precursors.
The ARB motor vehicle pollution control program will continue
to provide significant reactive hydrocarbon, oxides of
nitrogen, and CO reductions from motor vehicles. Transporta-
tion control-measures will also reduce these emissions. Since
80% of the region's CO and 50% of the NOz pollution is from
on-road motor vehicles, this combination of measures will
substantially contribute to attaining and maintaining these
two standards. While transportation control measures and
motor vehicle emission controls will be major elements in the
CO and NOz control program, additional stationary source
control measures may be necessary to control oxides of
nitrogen.
B. Air Quality Plan Requirements
1. Involved Aqencies
The four agencies involved in the air
are the Environmental Protection
responsible for the administration
quality planning process
Agency (EPA) , which is
of the federal Clean Air
(01/16/91)
9
Act; the State Air Resources Board (ARB), which is responsible
for the implementation of the California Clean Air Act of
1988; the San Diego County Air Pollution Control District
(APCD), which is responsible for the development of the Air
Quality Plan mandated by the State Clean Air Act and for
regulating the emissions in the region; and SANDAG, which is
responsible for the preparation of the transportation control
measures component of the Air Quality Plan. The Plan is to be
consistent with the traffic congestion management and regional
growth management plans also being prepared by SANDAG. Within
this context of a long term strategy to be carried out by the
State and the APCD, Chula Vista can also do its fair share,
although it does not have a formal role in formulating the
plan. State law does provide for the delegation of adminis-
tration of APCD Regulations to local agencies if the following
conditions are met:
Measures adopted and implemented are as stringent as the
District's measures.
The local agencies submitting an implementation plan have
sufficient resources and the District approves the plan.
The District adopts procedures to audit local agency
performance to insure compliance. The District can
revoke the delegation for inadequate performance.
Any land use provisions of the adopted plan will ultimately be
the responsibility of the City as state law prohibits the APCD
from intruding in this area.
2. Air Qualitv Standards
Attainment of air quality standards is based on compliance
with federal and state law which establishes such standards,
with the state standards more strict than federal standards
(see Table 1). Given this situation, compliance with state
law will generally lead to conformance with federal law.
The California Clean Air Act of 1988 requires that each air
district develop and submit a plan by July 1991 showing how
the district will achieve the mandated standards. In their
plans, the districts must consider all emission sources,
independent of transport into the air basin. Each district
not in attainment of the standards by 1994 must reduce non-
attainment pollutants or their precursors by an average of 5%
per year, beginning from the 1987 levels. The plan must also
demonstrate that improved air quality will be maintained after
attainment; thus, the plan must have provisions for continued
air quality improvement to accommodate growth. The plan must
(01/16/91)
10
TABLE 1
AMBIENT AIR QUALITY STANDARDS
Pollutant Averaging California National
Time Standards Standards
Ozone 1 Hour 0.09 ppm 0.12 ppm
Carbon 8 Hour 9.0 ppm 9ppm
Monoxide 1 Hour 20 ppm 35 ppm
Annual lOOllg/m3
Nitrogen -
Average
Dioxide 1 Hour 0.25 ppm -
Annual 8Ollg/m3
-
Sulfur Average
Dioxide 24 Hour 0.05 ppm 0.14 ppm
1 Hour 0.25 ppm -
Suspended Annual Mean 3Ollg/m3 5Ollg/m3
Particulate
Ma tter
(PM 10) 24 Hour 5Ollg/m3 15Ollg/m3
Sulfates 24 Hour 25 Ilgl m3 -
30 Day Average 1.51lg/m3 -
Lead Calendar - 1.51lg/m3
Quarter
H ~drolen 1 Hour 0.03 PPI11 -
ulfi e
Vinyl Chloride 24 Hour 0.010 ppm -
(chlorO€thene)
Visibility Visibility of 10 -
Reducing 1 Observation miles when
humidity is
Particles <70%.
contain transportation control measures, transportation system
measures, and direct source regulations.
3. Mandated Measures
Because the San Diego region is classified "severe", specific
controls are required by State law. These are: the best
available retrofit control technology for existing sources; a
permitting program that mitigates emission increases from all
new and modified sources; reasonably available transportation
control measures; indirect and area source control measures;
and, specifically, transportation control measures to hold
vehicle emissions constant after 1997 and achieve an average
commute-time ridership of 1.5 persons per vehicle by 1999, and
measures to achieve use of a significant number of low-
emission vehicles by fleet-operators.
If the region cannot meet the 5% annual reduction standard,
then the next best level of reduction is to be achieved. The
Act authorizes the ARB to adjust the emission reduction target
for individual areas, if two legal conditions are met. First,
the Plan must include all feasible measures and the region
must be expeditiously implementing the Plan. Based on the
currently available data, the APCD believes that the 5% annual
reduction will not be met and thus the "all feasible measures"
standard will be applied.
C. Transportation Control Measures
In November 1990, the APCD Board adopted criteria for develop-
ing a transportation control measures (TCM) plan. The plan is
being prepared by SANDAG according to the criteria of APCD,
and, once completed, the plan will be implemented through
district regulations and transportation system improvements.
The TCM criteria addressed six major areas: transportation
demand management (reduction in number vehicle trips & heavy
duty vehicle restrictions); alternative transportation mode
capacity expansion (public transit, park and ride, high
occupancy vehicle facilities & bicycle/pedestrian facilities) ;
transportation system management (traffic signals & incident
management); land use (jobs/housing balance, mixed use
development & focused development); market based incentives
(fees & taxes); and, driving restrictions.
Regulations which will be proposed to meet these criteria
could include:
1. Ride sharing and van pool programs.
2. Employer subsidized transit ticket passes.
(01/16/91) 12
3. Flexible work schedules to accommodate ride sharing and
transit.
4. Telecommuting and teleconferencing.
5. Parking incentives to support ride sharing.
6. Trip management education.
7. Limiting heavy duty truck traffic during peak commute
periods and reducing the number of trips through better
fleet management.
8. Measures to reduce trips to large facilities.
In addition, the Air Quality Plan will contain transportation
system measures (TSM) to attempt to reduce motor vehicle
pollution utilizing some of the following measures:
1. Adding more high occupancy vehicle by pass ramps and
lanes.
2. Improving transit services.
3. Special bridge toll rates for drivers who ride share.
4. Increase bus fleets and upgrading of vehicles.
5. Development of long range policies supporting vehicle
trip reduction.
D. Indirect Source Regulations
A residential development is considered an indirect source in
that it gener~tes/attracts motor vehicle trips, although the
homes themselves do not directly impact air quality in a
significant way. Because all feasible measures will be
required, indirect source measures will be included in the
Plan. The focus of these provisions will be to reduce motor
vehicle-related emissions, although measures addressing
aspects of development such as improved energy conservation
could be included. Guidelines for these measures have been
developed and indications are that the APCD will delegate
compliance responsibility to the Cities. Key elements for
indirect source regulation would include the following:
1. New source review and approval prior to construction.
2. Determine if the project is consistent with the APCD Air
Quality Plan.
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3. Analysis of the location, distance, time of day, vehicle
occupancy and mode split.
4. Assess the quantity of air pollution which could result
from the project.
5. Require the best available design to reduce trips,
maintain or improve traffic flow, reduce vehicle miles
traveled and implement appropriate transportation control
measures.
6. Define the means for monitoring results.
7. Issue a permit specifying air quality construction and
operating requirements to provide a basis for determining
on going compliance.
8. Incorporate energy conservation measures/opportunities in
new construction. '
E. Transportation Demand Management
As noted earlier, other planning programs are currently
underway which should be coordinated with the Air Quality
Plan. Currently, the City of Chula Vista is participating in
the regional effort to implement the transportation demand
management (TOM) ordinance. City staff is evaluating the
model transportation demand ordinance prepared by SANDAG and
will be directing comments to the agency. The near term focus
of the regional transportation demand program will be on the
largest components of the principal traffic stream including
employment travel, college and university student travel, and
goods movement. The objectives for each of the larger traffic
components are as follows:
1. The objectives of the freeway traffic element policies
and programs shall lead to the achievement of a 1.4
average vehicle occupancy rate for all area freeways
during the principal travel period by the year 2000 and
a 1.5 average vehicle occupancy rate by the year 2010.
2. The objectives of the employment traffic element policies
and programs shall lead to the achievement of a 50% drive
alone ratio for region wide employment traffic during the
principal travel period by the year 2000 and 40% drive
alone ratio by the year 2010.
3. The obj ecti ves of the college and uni versi ty traffic
element policies and programs shall lead to the achieve-
ment of a 50% student drive along ratio by the year 2000;
and a 40% student drive alone ratio by the year 2010.
(01/16/91) 14
4. The objective of the goods movement traffic element
policies and programs shall lead to the achievement of a
25% reduction in goods movement traffic during the
principle travel period by the year 2000; and a 35%
reduction by the 2010.
violation of the transportation demand management ordinance as
currently proposed may constitute a violation of the Regional
Air Quality Plan.
The basic requirements of the transportation demand management
ordinance will be to require employers to prepare plans to
carry out the objectives of the program and to file annual
reports showing the degree of compliance with said standards.
In addition, each college and university will develop,
implement and promote student commute alternatives in order to
achieve the regional college university student drive along
targets.
.
Finally, with respect to the goods movement/trucking traffic
element, each business providing goods movement/traffic
trucking services shall develop, implement and promote a non-
peak period delivery program as well as other measures to
further reduce truck traffic during the principal travel
period which is to defined as between 6:30 a.m. to 8:30 a.m.
through 1995 after which time it shall be 6:00 a.m. to 9:00
a.m.
The draft version of APCD Regulation XIV (Rule 1401) which
incorporates proposed Employer-Based Trip Reduction measures
is currently being discussed in briefings, workshops, and
other public forums. Although similar to a comparable
Regulation XV TDM ordinance in the South Coast Air Basin (Los
Angeles, Orange County, etc.), the San Diego Air Basin TDM
plan has even more ambitious targets, schedules, and employ-
ment thresholds that it seeks to include. Although it will
take some time to complete and implement the regional plan,
some form of mandatory TDM requirements are anticipated.
In addition, SANDAG has prepared a separate draft version of
a TDM Ordinance which has been distributed for review and
comment. Al though s imi lar to the APCD I S proposed approach, it
also has significant differences. That fact that the two
proposals have conflicting provisions indicates the current
state of flux in regard to the regional Air Quality Plan.
F. PUblic Transit Planning and Service
The EastLake Community is currently served by a local bus
route, although preliminary planning for light rail service to
the region is underway. Increased use of public mass transit
is a primary objective to achieve improved air quality.
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15
Current Transit Service
Chula Vista Transit Route 709 provides bus service to the
EastLake Community. The route which began service in July
1991 has an average ridership of 150 persons per day.
Downtown San Diego commuters can make their daily trip via a
20 minute bus ride to the East "H" Street Trolley Station and
continuing to downtown via the trolley.
Until such time as the South Bay Light Rail Service is
initiated, Chula Vista Transit will be the only mass transit
service to EastLake. The City does not currently have a
planned transit expansion program for developing areas in the
eastern territories. Transit officials expect to use the MTDB
South Bay Public Transportation Plan (due in 1992) as a guide
in phasing and expanding service to the area. The current
expansion policy, while not written, attempts to provide bus
service where sufficient ridership is available. Funding for
the Chula Vista Transit service is provided by fare box
revenues (40%) and the ~% State sales tax proceeds.
Future Transit Plannina
In March 1991 SANDAG completed the "South Bay Rail Transit
Extension Study". The report evaluated the feasibility of
extending light rail (trolley) and commuter rail service in
the South Bay. Specifically the light rail service required
to serve the eastern territories of Chula Vista and Imperial
Beach was evaluated using cost and ridership estimates as a
measure of performance and feasibility. Potential land use
patterns to support rail transit service were also evaluated.
Three light rail corridors were determined worthy of further
study. Alternative "E" which traverses the southwest portion
of EastLake Greens and crosses the proposed alignment of SR-
125 at Palomar Road, approximately one-half mile south of the
Acti vi ty center, has been identif ied as having the best
performance of all alternatives studied.
The South Bay Rail Transit Extension Study was accepted by the
SANDAG Board and a fOllow-up study being administered by the
Metropolitan Transit Development Board (MTDB) is currently
underway. This study, the "South Bay Public Transportation
Plan" is due in April 1992 and will:
Assemble existing short range public transportation plans
for the South Bay.
Prepare a South Bay seven-year pUblic transportation
plan.
Identify major transit facilities.
(01/16/91)
16
Develop a staging plan.
study proposed guide-way transit corridors and station
locations.
study adequacy of existing land use plans as they relate
to supporting mass transit.
No funding source has been identified for the proposed light
rail extensions and the currently programmed MTDB extensions
are currently under-funded. The state Propositions 108 and
111 which passed in 1990 have provided significant funds for
MTDB near term projects, however the rail extension project is
very long term in nature.
(01/16/91)
17
IV. AIR QUALITY IMPACTS
This chapter discusses the Air Quality Impacts associated with the
EastLake I Activity Center project. This type of analysis is
typically included in the Environmental Impact Report (EIR)
prepared for each project. Since this draft is being prepared
prior to the project EIR, the quantitative impacts should be
considered as estimates only. Once the analysis from the EIR is
available, this section will be revised to reflect that analysis.
A. Existing Climate/Air Quality Conditions
1. Climate
The climate of the Chula Vista area, as with all of Southern
California, is controlled largely by the strength and position
of the subtropical high pressure cell over the Pacific Ocean.
It maintains moderate temperatures and lower humidities, and
limits precipitation to a few storms during the winter "wet"
season. Temperatures are normally mild with rare extremes
above 100 degrees Fahrenheit (F) or below freezing. The
annual mean temperature is 62 degrees F.
winds in the City of Chula Vista are almost always driven by
the dominant land/sea breeze circulation system. Regional
wind patterns are dominated by daytime on-shore sea breezes up
to 20 miles per hour with an average of 7 miles per hour. At
night, the wind generally slows and reverses direction,
traveling towards the sea. Wind direction is altered by local
canyons, with winds tending to flow parallel to the canyons.
Chula vista is dominated by the coastal type climate with a
significant amount of oceanic influence on relative humidity.
The relative humidity ranges from 40 percent to 80 percent in
the winter and 30 to 60 percent in the summer. There is an
average of 250 clear (not overcast) days a year.
The on-shore flow of air provides the driving mechanism for
both air pollution transport and dispersion. The winds
described above control the horizontal transport in the
region. The interior valleys of San Diego County also have
numerous temperature inversions that control the vertical
extent through which pollutants can be mixed. When the on-
shore flow of cool, marine air undercuts a large dome of warm,
sinking air within the oceanic high pressure area, it forms a
marine/subsidence inversion. These inversions allow for good
local mixing, but act like a giant lid over the larger area.
As air moves inland, sources add pollution from below without
any dilution from above. The boundary between the cool air
near the surface and the warm air aloft is a zone where air
pollutants become concentrated. As the air moves inland and
meets elevated terrain, inland foothill communities such as
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18
Alpine are exposed to many of the trapped pollutants within
this most polluted part of the inversion layer.
A second inversion type forms when cool air drifts into lower
valleys at night and pools on the valley floor. These
radiation inversions are strongest in winter when nights are
longest and air is coldest. They may lead to stagnation of
ground-level pollution sources such as automobile exhaust near
freeways or major parking facilities.
2. Air Oualitv
To assess the air quality impact of the proposed project, that
impact, together with the baseline air quality levels, must be
compared to the Ambient Air Quality standards (AAQS). These
standards are the levels of air quality considered safe, to
protect the public health and welfare. They are designed to
protect people whose health makes them most susceptible to
respiratory distress, such as asthmatics, the elderly, very
young children, people weaken by disease or illness, and
persons engaged in strenuous work or exercise, whose are
deemed sensitive receptors. Healthy adults can tolerate
occasional exposure to air pollutant levels which exceed the
established standards. However, research has shown that
chronic exposure to ozone at levels that just meet the Federal
standards may have an adverse health impact. In this case,
simply meeting the standard may not provide a sufficient
margin of protection for sensitive receptors.
The Clean Air Act Amendment of 1970 first established national
AAQS. states retained the option to adopt more stringent
standards or to include other pollution categories. The
initial attainment deadline of 1977 was extended to 1987 for
certain national standards, and that deadline passed with the
SDAB still far from attainment. The California Clean Air Act
and a new Federal Clean Air Act have been passed since then,
both of which set forth more realistic implementation time-
frames for airsheds with moderately degraded air quality such
as the SDAB. Because California already had standards in
existence prior to 1970 and because of unique meteorological
problems in California, there is considerable difference
between state and federal clean air standards. The standards
currently in effect in California are shown in Table 1. The
new Federal Clean Air Act requires the EPA to review all
national standards and the EPA has indicated that some of the
Federal standards will be proposed for modification within the
next one to two years.
Air quality at any site is dependent on the regional air
quality and local pollutant sources. Regional air quality is
determined by the release of pollutants throughout the air
basin. within the San Diego Air Basin, it has been calculated
(01/16/91)
19
that mobile sources are the major source of regional emissions
and are responsible for approximately 73 percent of the smog
emissions in San Diego County ("Climate and Smog in San Diego
County", SDAPCD).
The air monitoring station closest to the project sites,
operated by the SDAPCD, the agency responsible for air quality
planning, monitoring, and enforcement in the SDAB, is on "J"
Street in Chula Vista. The data collected at this station is
considered to be representative of the air quality experienced
in the vicinity of the projects. Air quality data for 1984
through 1989 for the Chula Vista station is provided in Table
2.
The air quality data indicate that ozone is the air pollutant
of primary concern in the project area. Ozone is a secondary
pollutant; it is not directly emitted. Ozone is the result of
the chemical reactions of other pollutants, most importantly
hydrocarbons and nitrogen dioxide, in the presence of bright
sunlight. Pollutants emitted from morning rush hour traffic
react to produce the oxidant concentrations experienced in
Chula Vista. Ozone is the primary component of the photochem-
ical oxidants and it takes several hours for the photochemical
process to yield ozone levels which exceed the standard. All
areas of the San Diego County Air Basin contribute to the
ozone levels experienced at Chula Vista, with the more
significant areas being those directly upwind. The ozone
levels at Chula Vista have not significantly increased or
decreased over the last six years. On occasion the wind and
weather patterns are such that oxidants produced in Los
Angeles County are blown southward contributing to the smog
level readings in San Diego County.
Particulate matter (PM10) refers to suspended particulates
which are respirable. PM10 levels in the area are due to
natural sources, grading operations, and motor vehicles. The
federal standards for particulates have not been exceeded at
the Chula Vista station since before 1982.
The carbon monoxide standards have not been exceeded over the
past several years, although no clear trend in maximum carbon
monoxide concentrations is evident. Carbon monoxide is
generally considered to be a local pollutant. That is, carbon
monoxide is directly emitted from several sources (most
notably motor vehicles), and the highest concentrations
experienced are directly adjacent to the source.
Lead and sulfur oxide levels are also well below state and
federal standards. Sulfur oxide levels are not exceeded
anywhere in the San Diego Air Basin, primarily because of the
lack of major industrial sources. Due to the introduction and
increased usage of unleaded gasoline, lead concentrations are
(01/16/91)
20
Pollutant
Table 2
Air Quality Levels Measured at Chula vista
Ambient Air Monitoring station 1984-89
CA Std.
Max.
Year Level
1984 0.15
1985 0.20
1986 0.14
1987 0.16
1988 0.22
1989 0.16
1984 N/A
1985 N/A
1986 104
1987 68
1988 58
1989 69
1984 4.6
1985 3.9
1986 5.1
1987 3.4
1988 3.6
1989 4.7
1984 .20
1985 .16
1986 .14
1987 .15
1988 .21
1989 .16
Fed. Std.
0.12 ppm
for 1 hr.
Ozone
Inhaleable
Particulate
(PM10)
co
NO,
0.1 ppm*
for 1 hr.
50 /J9/m'
for 24 hr
150 /J9/m'
for 24 hr
9 ppm
for 8 hr
9 ppm
for 8 hr
0.25 ppm
for 1 hr
0.05 ppm
annual avg.
*ppm = parts per million
N/A ~ not available
Days Fed. Std.
Exceeded
4
4
2
2
4
7
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
Source: California Air Resources Board, Summary of Air Qualitv Data 1984-89.
Chula Vista APCD Monitoring Station (Except for some particulate data from APCD
Island Avenue Station, downtown San Diego); Giroux and Associates (1991)
(01/16/91)
21
now well below the federal and state standards throughout the
basin.
B. Project Air Quality Impacts
The proposed EastLake I Activity Center project would generate
approximately 18,220 additional daily automobile trips (ADT);
the adopted project has approximately 22,780 ADT while the
proposed project has approximately 41,000 ADT. These trips
would result in increased air emissions on new and existing
roadways. Institutional facilities such as churches, day
care, etc. could also increase project related emissions.
Short-term emissions from construction activities would
generate dust and diesel emissions resulting in short-term
emissions impacts.
1. Construction Impacts
Soil disturbance to prepare the project site would generate
fugitive dust during the construction phase. Soil dust is
typically chemically inert and much of the dust is comprised
of large particles that are readily filtered by human breath-
ing passages and also settle out on nearby surfaces. It
comprises more of a potential soiling nuisance than an adverse
air quality impact.
Construction acti vi ties for large development proj ects are
estimated by the U.S. Environmental Protection Agency to add
1.2 tons of fugitive dust per acre of soil per month of
activity. If water or other soil stabilizers are used to
control dust, the emissions can be reduced by up to 50
percent. However, fugitive dust control using water must be
balanced against the need to conserve water resources.
Currently, water conservation has taken priority. While there
would be project related dust emission levels during construc-
tion, the air quality impact would be minimal.
In addition to fugitive dust, construction activities would
also cause combustion emissions to be released from on-site
construction equipment and from off-site vehicles hauling
materials. Heavy duty equipment emissions are difficult to
quantify because of day-to-day variability in construction
activities and equipment used. Typical emission rates for a
diesel powered scraper are provided in Table 3, and were
obtained from the San Dieqo Air Qualitv Manaqement Division
Air Qualitv Handbook (April 1987). A diesel powered scraper
is the most common equipment used for grading operations.
(01/16/91)
22
Table 3
Emission Rates for Grading Scraper
POLLUTANT
EMISSION RATE (Grams/8 Hr.)
Carbon monoxide
Nitrogen oxides
Hydrocarbons
Sulfur oxides
Particulates
5,280
22,560
2,272
1,680
1,472
The emission rates above are provided in grams per 8-hour day.
To provide a regional perspective of construction emissions
generated by projects, the projected emissions for San Diego
County (Year 2000) have been provided for comparison. These
emissions are based on construction of planned land uses and
regional transportation facilities consistent with the input
data for the forthcoming Air Quality Plan, and are given in
units of tons/day (Table 4). [909,091 grams = 1 ton]
2. Mobile Source Impacts
Impacts to air quality result primarily from automobile
emlssions. The proposed project would result in an increase
in air emissions. Impact significance is usually determined
by the project's consistency or inconsistency with the growth
forecast of the regional air quality plan. The regional plan
currently in effect is the 1982 Revisions to the State
Implementation Plan (SIP). If future development has been
anticipated in the 1982 SIP, then air quality impacts are
considered mitigated by adherence to the measures as outlined
in the SIP. The proposed project is consistent with SANDAG
Series VI projections, while the 1982 SIP is based on Series
V projections. Typically, Series VI projections are higher
than Series V. The most current growth projections are Series
VII which represent a further increase in projected growth.
Adherence to the policies and measures in the 1982 SIP may
result in some residual impacts as not all growth has been
anticipated. However, the air quality planning process now
underway utilizes the series VII projections and will result
in a new Air Quality Plan that will supersede the 1982 SIP.
with adoption of the new plan, the project will be in confor-
mance with the regional air quality plan. This plan will
include increased standards and regulatory measures based on
the anticipated growth. Because the new plan includes the
project in its baseline information, project impacts would no
longer be considered significant.
Project generated air quality impacts can be estimated using
techniques published by various air quality management
agencies. Emissions associated with the EastLake I Activity
(01/16/91)
23
Table ..
San Diego Air Basin Emission Inventory Summary
(tons/day)
(Preliminary Data)
SOURCES
Reactive Orqanic Gases (RaG)
Solvent Use
Other Stationary Sources
Lt. Duty Passenger Vehicles
Other On-road Vehicles
Other Mobile Sources
Total RaG
oxides of Nitroqen NOx
All Stationary Sources
Lt. Duty Passenger Vehicles
other On-road Vehicles
Ships
Other Mobile Sources
TOTAL NO,
Carbon Monoxide (CO)
Fuel Combustion
Other Stationary Sources
Lt. Duty Passenger Vehicles
Other On-road Vehicles
Other Mobile Sources
TOTAL CO
Nitroqen Dioxide (N021
Fuel Combustion
Other Stationary Sources
Lt. Duty Passenger Vehicles
Other On-road Vehicles
Ships
Other Mobile Sources
Total NO,
(01/16/91)
1987
73.81
27.54
107.10
47.98
18.07
274.50
36.47
76.52
65.50
51. 98
18.08
248.55
46.03
10.52
870.33
402.64
97.08
1,426.60
42.16
1. 50
70.63
57.30
52.83
17.59
242.01
24
2000
(27%)
(10%)
(39%)
(18%)
( 6%)
106.63
36.23
49.38
29.86
24.70
246.80
(15%)
(31%)
(26%)
(21%)
(7%)
55.97
41.49
64.92
71. 42
24.15
257.94
(3%)
(1%)
(61%)
(28%)
(7%)
60.25
13.22
519.66
290.94
134.29
1,018.37
(17%)
(1%)
(29%)
(24%)
(22%)
(7%)
63.55
2.00
38.43
56.11
72.59
23.47
256.15
(43%)
(15%)
(20%)
(12%)
(10%)
(22%)
(16%)
(25%)
(28%)
(9%)
(6%)
(1%)
(51%)
(29%)
(9%)
(25%)
(1%)
(15%)
(22%)
(28%)
(9%)
Table 5
Estimated Project Emissions
(Year 2000)
Emission Rate
(lbs./day)*
ROC. * NOx
Daily
Project Emissions
ROC. * NO)!;
ADOPTED PLAN
Gen. Office (250 ksf)
Retail (242 ksf)
Library (15 ksf)
Senior Housing (105 du)
Apartments (300 du)
0.131
0.640
0.394
0.094
0.130
TOTALS
PROPOSED PLAN
Medical Center
Hospital (450 beds)
Med. Office (350 ksf)
0.119
0.310
Subtotals
Villaoe Center
Retail (190 ksf)
Gen. Office (30 ksf)
Hotel (180 rooms)
Library (15 kSf)
Church (18 ksf)
Day Care (6 emp.)
Theater (6 screens)
0.640
0.277
0.080
0.394
0.066
0.290
1. 888
Subtotals
Employment (27.5 ksf)
0.088
TOTALS
INCREMENT
-------
0.203
1. 036
0.634
0.066
0.117
0.187
0.495
1. 036
0.430
0.128
0.634
0.106
0.466
3.042
0.135
32.8 Ibs.
154.9
5.9
9.9
39.0
50.8 Ibs.
250.7
9.5
6.9
~
242.5 Ibs. 353.0 1bs.
53.6 1bs.
108.5
162.1
121. 6
8.3
14.4
5.9
1.2
1.7
-..l1..d
164.4
2.4
84.2 1bs.
173.3
257.5
196.8
12.9
23.0
9.5
2.0
2.8
~
265.3
328.9 1bs. 526.5 Ibs.
3.7
86.4 1bs. 173.5 1bs.
*Emissions from vehicular and non-vehicular sources associated with residential
land uses.
**Beactive Qrganic fompounds
Center are presented in Table 5. The figures can be compared
with the regional daily totals provided in Table 4 earlier.
The calculation utilizes emission factors for each of the
proposed uses from Guidelines for the Preparation of Air
Quality Impact Analyses (October 1989) adopted by the Ventura
County APCD.
(01/16/91)
25
The small fraction that this project represents of the
regional burden is not intended to show insignificance, but
only indicates the very small contribution that any single
project makes to the regional situation. For vehicular source
impact mitigation to have a measurable effect, it must affect
all travel from all existing and future development, not just
a single proposed project. Because of the inability of any
single developer, or any single local jurisdiction such as the
City of Chula Vista, to affect the travel mode choice within
the entire region, it is critical to focus local efforts to
support of regional approaches to the problem if real benefits
are to be achieved.
Localized air quality impacts can also result from vehicle
emissions. The volume of carbon monoxide released when a
large volume of slow moving vehicles are contained in one
small area can create air pollution "hot spots". Often such
"hot spots" can occur when intersection congestion is LOS D or
below. If traffic on Telegraph Canyon Road, EastLake Parkway,
or SR-125 deteriorates to these levels, potentially signifi-
cant "hot spots" could result.
3. On-site Impacts
Emissions from on-site activities including painting, clean-
ing, fumigation, other uses of volatile ch€micals, gasoline
powered lawnrnowers, chemicals associated with swimming pools,
wood burning fireplaces and barbecues, while not considered
significant, would have a cumulative impact on regional air
quality. within the South Coast Air Basin (Los Angeles area),
regulations to prohibit or restrict these types of air impacts
are being adopted. If similar regulations are adopted in the
San Diego region, the SDAPCD (or its designee) will enforce
compliance, including within the sUbject project.
(01/16/91)
26
V. AIR QUALITY MITIGATION MEASURES
The primary route to air quality mitigation and reduction of
project impacts to an insignificant level is conformance to the
adopted regional air quality plan. As discussed, the new Air
Quality Plan is now being prepared but specifics are unknown at
this time. To decrease project level emissions, the City of Chula
Vista will adhere to recommendations made by the 1982 SIP and the
forthcoming San Diego Air Quality Plan regarding local participa-
tion in air emission reduction measures.
As is evident from the preceding discussion, the focus of local air
quality improvement measures are local sources (industrial uses)
and transportation behavior. The Eastlake I Activity Center
project, as a commercial/institutional development, is not a direct
sources. Thus the project approach is to provide alternative
transportation routes, and in some cases facilities, and encourage
and/or educate employees/users/tenants to use them. Measures
currently incorporated in the project to decrease project-related
emissions include:
1. Community Level
The project facilitates the use of alternative transportation
modes by promoting non-vehicular transit usage by project
users by providing bicycle and pedestrian trails connecting
adjacent residential neighborhoods to the proposed project and
all other local activity centers (e.g., schools, parks, etc.).
By placing service facilities within the residential communi-
ty, the distance and need to use motor vehicles to access
services is minimized.
The overall land use plan for the EastLake Community also
includes a significant business center to potentially reduce
commute distances and maintain an appropriate jobs/housing
balance.
EastLake development Company will monitor long range transit
planning studies for the area and incorporate appropriate
future light rail transit corridors in land use and develop-
ment plans. Development plans will accommodate the phased
expansion of public transit services from the current bus
system to the planned light rail system. This may include the
relocation of park-and-ride facilities from the bus oriented
transit center to the light rail station.
2. proiect Level
The location of the project is in close proximity to existing
and planned major transportation facilities: Telegraph Canyon
Road and SR-125. The site utilizes land which can be most
efficiently served by existing and planned infrastructure,
(01/16/91)
27
including public and private transportation (as opposed to
"fringe" development which requires extensions of facilities
and does not have support services/land uses planned or in
place) .
The project area is adjacent to SR-12S and Telegraph Canyon
Road which are expected to become a significant public transit
corridors. The adjacent business center and second retail
center located at the intersection of these corridors will
increase the potential demand for and utilization level of
transit stops which serve the project and environs. The
project site is within Assessment District 88-1 which financed
the recent major expansion of Telegraph canyon Road between
Eastlake and I-80S.
To avoid creation of air pollution "hot spots" at intersec-
tions, transportation phasing measures included in the Growth
Management Plan will be implemented to reduce potentially
significant impacts to air quality. Maintaining the LOS to C
or better will minimize the number of idling cars that are
releasing carbon monoxide into the air. The project will be
required to comply with the threshold standards adopted by the
City which will maintain acceptable traffic flow. Fee
contributions by the projects will also help fund transporta-
tion system management improvements (signal synchronization,
etc.) planned by the City and funded through development
impact fees.
The project will include bus turnouts at all major roadway bus
stops to reduce the congestive effect of bus stops.
To minimize air quality impacts from energy generation plants,
the project will incorporate energy conservation measures as
required by the State. Measures associated with reducing
energy for hot water heating will also contribute to water
conservation efforts.
In addition, should new or more definitive measures be adopted
for development projects, either as a component of the new
regional Air Quality Plan or local regulations, these measures
will be incorporated into this project. Because air quality
is an issue which can be effectively addressed only on a
regional (air basin) basis, the most effective approach will
be for each and every project to implement the Air Quality
Plan.
3. Medical Center Site
This new facility will provide services to current and future
members who must otherwise drive to the Kaiser Permanente
facility in the Grantville Community (in the City of San
Diego) to receive in-patient medical care. The availability
(01(16(91)
28
of a local facility will reduce the need for long trips
through the region to receive medical care; reducing the
length of vehicle trips will reduce vehicle emissions.
Kaiser Permanente will implement a Transportation Demand
Management Plan to reduce the number of vehicles arriving by
encouraging employees/physicians to carpool, vanpool, use
public transportation, bicycle or walk to work.
The program will be administered by the Commuter Services
manager, who will oversee activities at all of Kaiser Perma-
nente's Southern California sites, KaiseRider Coordinators and
on-si te Employee Transportation Coordinators. Kaiser
Permanente currently has TDM Programs at all facilities
regulated by the South Coast Air Quality Management District's
Regulation XV, as well as its San Diego Medical Center.
The current programs include the following facility improve-
ments:
Carpool preferential parking
Vanpool preferential parking
Bicycle parking
Showers and clothing lockers
Passenger loading areas
A commuter information board
The current programs offer the following on-going services:
Rideshare registration
Personalized rideshare matching
Carpool and vanpool formation assistance
Distribution of carpool passes
Distribution of bus maps and schedules, park-and-ride
maps, bicycle safety brochures, etc.
Subsidize $15.00 for bus passes
Meet your match promotions
Guaranteed ride home program
Subsidize $25.00 monthly per vanpooler
Three month empty seat subsidy for vanpools
Recognition awards
Financial incentive $l/day incentive
The program designed for the Kaiser Permanente Chula Vista
Medical Center will be actively promoted and marketed through
printed materials, seminars, and events. It will be monitored
annually. The proposed program for the Chula Vista Medical
Center, which is based on the current TOM Programs employed by
Kaiser Permanente, is further described in Appendix A.
(05/20/92)
29
4. Villaqe Center Site
The Village Center site will incorporate a transit center
facility and 144 spaces of shared parking for park-and-ride
purposes within the retail center.
EastLake Development Company will monitor development in the
project area and petition for expanded public transit service
when sufficient ridership is believed available.
(05/20/92)
30
VI. MONITORING/CONCLUSION
A. Monitoring
To assure compliance with project mitigation measures, City
staff will require compliance with the forthcoming San Diego
Air Quality Plan. The City General Plan also includes
policies encouraging adherence to these measures. Prior to or
as a condition of approval of the tentative map, the project
design plan would be reviewed by the City Planning Department
to insure that there are adequate bicycle facilities on-site,
and that area (s) to accommodate mass transit vehicles are
reserved.
Transportation control systems and development/transportation
improvement phasing is also controlled by the City of Chula
vista through the Growth Management Plan. These measures will
address the potential impacts associated with congested
traffic on major city streets. The mitigation measures
included in the Transportation Phasing Plan will be imple-
mented before issuance of the occupancy permit per the Public
Facilities Finance Plan.
B. Conclusion/Analysis of significance
Development of the projects will result in increased traffic
on new and existing roadways and additional air emissions.
Fugitive dust released from construction a short-term nuisance
and would not constitute a significant impact. The develop-
ment of the proposed project is consistent with SANDAG Series
VI projections and not the Series V projections associated
with the 1982 SIP which is considered a significant impact.
The SIP revision, which is currently being initiated using
Series VII projections and which is due by July 1, 1991, will
be completed and adopted prior to build-out. The project will
be in compliance with the provisions of the new Air Quality
Plan and impacts are expected to be minimized. Compliance
with the air quality plan would define project impacts as less
than significant.
(01/16/91)
31
VII. REFERENCES
California Air Resources Board; Answers to CommonlY Asked Oues-
tions About the California Clean Air Act's Attainment Plannina
Reauirements ICCAA Guidance Paper #11; August 1989.
California Air Resources Board; California Clean Air Act Trans-
portation Reauirements Guidance ICCAA Guidance Paper #21;
February 1990.
California Air Resources Board; Executive Summarv - California
Clean Air Act Guidance on the Deyelopment of Indirect Source
Control proarams; July 1990.
Cinti & Associates; Draft EastLake I Activity Center SPA Plan
Amendment; October 2, 1990.
Giroux and Associates; Air Ouality Improyement Plan Telearaph
Canyon SPA; August 6, 1991.
SANDAG; 1991 Air Ouality Plan Deyelopment Process IAaenda Report
R-74); September 28, 1990.
SANDAG; Air OualitY/Transportation Control Measure Criteria
(Aaenda Report R-92); November 16, 1990.
SANDAG; Reaional Ouality of Life Factors. Standards and Obiec-
tives IAaenda Report RB-19); November 16, 1990.
San Diego County Air Pollution Control District; Memorandum:
Transportation Control Measure Criteria; November 21, 1990.
San Diego County Air Pollution Control District; California Clean
Air Act - Air Ouality Strateav Development Workplan; n/d.
Ventura County Air Pollution Control District; Guidelines for the
Preparation of Air Oualitv Impact Analyses; October 24, 1989.
Willdan Associates and Bud Gray; Draft Growth Manaaement Pro-
ararn - city of Chula Vista; August 1990.
(01/16/91)
32
APPENDIX A
(01/16/91)
33
KAISER PERMANENTE
TRANSPORTATION DEMAND MANAGEMENT
SUMMARY AND PROGRAM ELEMENTS
FOR
CHULA VISTA
Prepared by: Virginia Gonzalez
Manager Commuter Services
Date: November 11, 1991
EXECUTIVE SUMMARY
This report is a Transportation Demand Management plan for Kaiser
Permanente, Chula Vista. It is designed to reduce the number of
vehicles arriving at the site during peak hours by encouraging
employees/physicians to carpool, vanpool, ride the bus, bicycle, or
walk to work.
This program will be administered by the Commuter Services Manager,
who will oversee activities at all of Kaiser Permanente's Southern
California sites, KaiseRider Coordinators and on-site Employee
Transportation Coordinators.
The program will consist of the following facility improvements:
· Carpool preferential parking
· Vanpool preferential parking
· Bicycle parking
· Showers and clothing lockers
· Passenger loading areas
· A Commuter Information Board
And it will offer the following ongoing services:
· Rideshare registration
· Personalized rideshare matching
· Carpool and vanpool formation assistance
· Distribution of carpool passes
· Distribution of bus maps and schedules, park-and-ride
maps, bicycle safety brochures, etc.
· subsidize $15.00 for bus passes
· Meet your match promotions
· Guaranteed Ride Home Program
· subsidize $25.00 per vanpooler monthly
· 3 month empty seat subsidy for vanpools
· Recognition awards
· Financial incentive $l/day incentive
The program will be actively promoted and marketed through printed
materials, seminars, and events.
This program will be monitored annually following the guidelines of
current regulations.
To prepare the Trip Reduction Plan, we will conduct a site
analysis, as well as an employee survey. The survey will be used
to determine the number of employees/physicians arriving during
peak hours, their arrival time, and the number of vehicles arriving
during peak hours. From this survey we will derive a baseline
ratio of employees/physicians and vehicles arriving. The survey
also assesses the attitudes of employees/physicians towards
communting and incentives which might change their commute habits.
TDM PROGRAM ELEMENTS
To reduce the number of vehicles commuting to Kaiser Permanente,
Chula Vista, a number of incentives will be provided to employees
to encourage them to commute by other modes. Some of the
incentives are specific to a mode, while others will help all modes
in general. This program will be implemented by a KaiseRider
Coordinator and an on-site Employee Transportation Coordinator.
To help design this program, the attitudinal survey will
employees who are presently driving alone on what
incentives would encourage them to rideshare.
question
type of
Kaiser Permanente will offer the following incentives.
A. CARPOOLING
1. Personalized Carpool Matchinq
Employees will register for ridesharing with Commuter Services
department. The KaiseRider Coordinator will contact those
employees who show up as "matches" and will try to arrange a
meeting with them to help start the carpool. If Kaiser
Permanente joins a TMA the Coordinator will help form matches
between employees of other companies and Kaiser Permanente
employees.
2. Carpool Preferential Parkinq
Preferential parking spaces will be reserved for carpoolers.
These spaces will be the most convenient parking spaces.
Carpoolers will register with Commuter Services and will be
issued carpool passes. These carpool spaces will be signed
for identification.
Vanpools and three-person-plus carpools will have priority
over two-person carpools.
The number
by demand.
reserved.
of preferential parking spaces will be determined
As more carpools are formed, more spaces will be
i
3. Incentives
This incenti ve is the cornerstone of Kaiser Permanente' s
program. We will introduce a $l/day incentive for carpoolers,
walkers and bicyclists. $25/month for vanpoolers and rail
commuters and continue $15jmonth for transit riders. Vanpools
will also receive a 3 month empty seat subsidy and one free
months fare for one year of ridership.
4. Passenqer Loadinq Areas
5. Park-and-Ride Information
Caltrans park-and-ride maps will
When carpoolers are matched up,
identify park-and-ride locations.
be available for employees.
the Coordinator will help
B. VANPOOLING
The following incentives will be offered for vanpooling.
1. Personalized Vanpool Matchinq
Employees registered by Commuter Services Department for
ridesharing will be eligible for vanpools. The Coordinator
will select clusters of employees living at vanpool distances
and will contact them to arrange vanpool meetings. If Kaiser
Permanente joins a TMA the Coordinator will help form matches
among employees of other companies and Kaiser Permanente
employees.
The Coordinator will help identify drivers, and will arrange
vanpool leasing.
2. Vanpool Preferential Parkinq
Vanpoolers will have the most convenient preferential parking
spaces reserved for them.
3. Vanpool Incentives
Free lunch to vanpoolers every month. Driver recognition.
Recognition awards for contribution to clear air and traffic:
will consist of lunch for participants with acknowledgement to
Supervisors of employees participating in program.
4
4. Park-and-Ride Information
Park-and-ride maps will be available to employees.
Additionally, when the Coordinator forms vanpools, he/she will
help identify park-and-ride locations for vanpoolers to meet.
C. BUS
Kaiser will offer the following incentives to bus commuters.
1. Bus Route and Schedule Information
Bus maps and schedules will be made available and convenient
to employees. They will be kept in the commuter information
center. The Coordinator will also be able to help employees
find bus service. '
2. KaiseRider Coordinator Contact
The KaiseRider Coordinator will use matchlists to identify
employees living convenient to bus lines serving the site.
He/she will contact those with the most potential to ride the
bus and inform them about the bus lines.
3. Bus Passes and Tickets/Tokens
Subsidize $15.00 for bus passes.
D. BICYCLING
Kaiser will offer the following to encourage bicycle commuting.
1. Bicycle Parkinq
Secure, convenient parking will be offered for bicyclists with
high-quality bike racks and/or lockers. Additional bicycle
parking will added as needed. The location of the bicycle
parking will be well marketed.
2. Route Information
3. Showers and Clothinq Lockers
Showers will be installed and available to employees when
construction of the new facility is available.
5
4. Safetv Information
The Coordinator will distribute information about safe bicycle
riding habits in his/her office, as well as in the commuter
information display.
5. Safetv Seminars
6. Incentives
Free lunch every month. $l/day incentive for bicyclists.
WALKING AND JOGGING
Incentives
Free lunch every month. $l/day incentive for bicyclists.
F. FLEXTIME
G. MARKETING AND PROMOTION
All of the TDM activities will be actively marketed. Regular
promotional activities will keep the program visible. Specific
marketing materials will be printed and distributed. Articles will
be written up in the quarterly Kaiser Permanente Coveraqe.
Promotional events, such as Rideshare Week and Bike-to-Work Week,
will be held and well promoted. Prizes and contests will be
offered to employees not driving alone. Employees will be
regularly reminded of the commute options available to them.
H. OTHER INCENTIVES
Kaiser Permanente will offer a number of incentives that will
encourage commuting by all non-drive alone modes. Some will be
informational. Others will reduce the need for employees to make
en route and midday trips, thus enabling more of them to commute by
other modes.
1. Guaranteed Ride Home
Kaiser Permanente' s Ride Home program provides registered
rideshare program participants (only) transportation in the
event of an emergency or unscheduled overtime.
6
2. Informational
· Commuter information board in a visible location in
the lobby near the building entrance
7
EASTLAKE I ACTIVITY CENTER
WATER CONSERVATION PLAN
SUBMITTAL DRAFT
January 27, 1992
Revised 4/16/92
5/15/92
6/03/92
Prepared for:
EastLake Development Company
900 Lane Avenue #100
Chula Vista, CA 91913
Prepared by:
CINTI & ASSOCIATES
1133 Columbia Street #201
San Diego, CA 92101
(619) 239-1815
Table of Contents
Paqe
1.
INTRODUC~ION/SUMMARY
. . . . . . . . . . . . .
1
A. Purpose
B. Goals
C. Conservation Estimates
D. Roles and Responsibilities
II. WATER CONSUMPTION. . . . .
5
III. WATER CONSERVATION MEASURES
7
A. Available On-site Conservation Measures
B. Conservation Measures Implemented
C. Projected Water Savings
D. Off-site Conservation Measures
IV.
IMPLEMENTATION/MONITORING
. . . . .
. . . . . .
14
V.
REFERENCES
. . . . . . . . . . . . . . . . . .
15
Appendix A
- water Conservation Correspondence
- Energy, the Environment, and the Kaiser Plan
Appendix B
- Kaiser Permanente Estimated Water Use
i
I. INTRODUCTION/SUMMARY
A. Purpose
The purpose of this Water Conservation Plan for the EastLake I
Activity Center project is to respond to the Growth Management
Policies of the City of Chula vista. The water conservation
measures presented in this plan are intended to respond to the long
term need to conserve water in new development; more stringent
short-term, emergency measures (e.g., water rationing, new meter
moratorium, etc.) responding to drought or water crisis situations
are not included. This plan is intended to be implemented over the
life of the project and to establish standards which will be
acceptable regardless of water availability.
B. Goals
The following are goals of the EastLake I Activity Center Water
Conservation program:
1. To conserve water during and after construction of the
Activity Center project.
2. To comply with the water conservation standards and
policies of the City of Chula vista and Otay Water
District.
3 .
To create a comprehensive framework
implementation and maintenance of
measures, both indoor and outdoor.
for the design,
water conserving
4. To be economically efficient and cost effective.
C. Conservation Estimates
As detailed in the report, numerous features have been included in
the project and commitments made by the Master Developer to
minimize the use of water during the construction and utilization
of the EastLake I Activity Center facilities. The estimated water
consumption statistics, with and without conservation measures are
outlined in the Table 1-1.
The water savings summarized in Table 1-1 reflect the implementa-
tion of several water conservation measures within the project
boundary. These measures are summarized in Table 1-2. In
addition, the project is committed to fully participate in any off-
site mitigation program adopted by the Otay Water District and/or
city. Such a program would be designed to require new development
to offset all or a portion of their new water demand by funding or
providing water conservation improvements in older developed areas
where efficient plumbing fixtures or irrigation systems were not
installed. Funds collected could also be spent on studying or
acquiring new or improved sources of water (e.g., new or expanded
(04/16/92)
1
water reclamation, desalination, etc.). Although such a program
does not exist at the current time, considerable work is being
completed by several agencies including the CWA, local water
districts, and the City to formulate such a plan and adoption of a
region-wide program is anticipated.
,..................,..............,.....
'.........'.'.,.,...'.,...,...,."<,.,.,.,..,.,.,.:.'..:,.,.,,.,<.Tabl.e.,.,.,.,.l::>>;.:l.,.:-:-,.,.,.,,.,.,.,.,,..,.,.,.,.,-:.,.,
.:.,.,~..:<.,.,..,.,.,.,..,.,.;,<.,.,.,,.,.,.,"".,.>>:,,,."".>,.,....:,,..,....:.,:-:".'''''''W''''''.,.'''''.,<.'.'.:-:-:M:.'''
EastLake I Activity Center
Water Consumption/Conservation Summary
Water consumption
w/o Conserv. w/ Conserv.
Percent
Savinqs
Medical Center 0.34 MGD* 0.30 MGD
Office/Retail 0.06 MGD 0.04 MGD
Employment 0.01 MGD 0.01 MGD
Open Space/
Public Facility 0.04 MGD 0.03 MGD
TOTALS 0.45 MGD 0.38 MGD 16%
Landscapel 0.10 MGD 0.00 MGD 22%
--------
*MGD=million gallons/day
Savings based on using reclaimed water for irrigation.
.......-.'................-.'.'.-.....'...--.....'.--.....'.--.....'........'......'...........'...................".,.,.,.,.,....... .....................................,......,.,.,,:.:.,.,.:.,.,.:.,,.,.:.:<.:.,..-,............,.,.:.:':, ......'.....,.......,w.:.:.:',
.........c.:.:.:':.".:.:.:.,..,...................'..................,..,......
D. Roles and Responsibilities
In order for this plan to be effective, it is necessary to clearly
assign appropriate roles and responsibilities to all of the
participants in the construction and occupancy phases of the
Activity Center project. There are three primary groups involved:
developer/builders; government/service agencies; and future
tenants/residents. Each has an important role to play, as
described below.
1. Developer/Builders
The community developer, the EastLake Development company, is
providing the basic planning, design, and management of this
program. Community level facilities, landscaping and con-
struction standards will be implemented by the master develop-
er.
Individual builders/users will construct buildings/facilities
according to the standards set by the master developer (and
(04/16/92)
2
the City) and will be responsible for water planning and
management within their own project. Builders/owners will
also be the primary communicators with tenants. In this role,
they will be responsible for identifying the water conserva-
tion features incorporated in the project, and educating
tenants regarding a continuing conservation effort.
The builder/developer will also comply with any city-wide or
regional water supply mitigation or improvement program, if
such a program is adopted.
2. Propertv Owners/Residents
The long term success of the conservation effort rests with
property owners who are the long term water users within the
proje?t. Private landowners, associations, and public
agencles will be responsible for irrigation and landscape
materials on individual lots. Builders will incorporate water
conserving systems and materials with initial construction but
it will be the responsibility of the property owner to
maintain these installations and use water responsibly on a
day-to-day basis.
Land uses which have
(landscaped open space)
becomes available.
significant irrigation requirements
should utilize reclaimed water as it
3. Government/Service Aqencies
The City of Chula vista will review project plans and assist
in the monitoring of this plan. Because of its development
approval role, the City can effectively enforce water conser-
vation standards for new construction. The City can also be
a source of on-going education and water awareness through
citizen communication programs.
The City, through the Interagency Water Commission, will also
have a role in formulating and implementing a city-wide or
regional water conservation/mitigation program.
The Otay Water District will provide domestic water service,
and reclaimed water service. As the water purveyor, the
District may adopt its own guidelines or standards for water
conservation. The District now has a water connection
allocation program in effect. The District will also monitor
adherence to policies or requirements of regional water
agencies such as the County Water Authority and the Regional
Water Quality Control Board.
(04/16/92)
3
Table 1-2
EastLake I Activity Center
water Conservation Measures
On-site Measures
.. Fixtures/Devices!
Ultra-low Flow Toilet
Ultra-low Flow Shower Head
Faucet Aerator
Hot Water Pipe Insulation
Special Hospital Equipment
Outdoors/Landscaping
Efficient Irrigation Systems
Moisture Sensors
Low Water Use Landscaping
Installation of Reclaimed Water Irrigation Lines
Water Conserving Practices during Grading/Construction
Off-site Measures
The applicant will comply with a City-approved water use
offset policy, in which one or more of the following off-site
measures may be required:
1. Compliance with a regional water use offset program, to
be administered by the San Diego county Water Authority.
2. Compliance with a locally administered water use offset
program (such program may be administered by the City,
water district, or a combination of both).
3. Implementation of specific water use offset measures for
this project, if neither a regional or locally adminis-
tered water use offset program is in place prior to the
issuance of buildings permits for any portion of this
project.
In the event that a City-approved water offset policy is not
in effect at the time building permits are issued, the
requirements of this plan shall be met through implementation
of specific water offset measures for this project, with the
level of offsets and specific measures to be approved by the
City.
--------
1 See Chapter 3 for flow standards for Kaiser Permanente facility.
(06/03/92)
4
II. WATER CONSUMPTION
This section presents information on the anticipated water demand
of the EastLake I Activity Center project. In evaluating the
project, it is important to remember that the proposed project is
an amendment to an existing development approval. Water consump-
tion by the proposed project must be compared to that of the
current approval to evaluate any water demand "impacts" associated
with the project.
Table 2-1 shows comparable projected water use in the Eastlake I
Activity Center, based on average use rates which do not reflect
significant conservation measures, and the adopted and proposed
land use statistics.
The projected increase in water use (without conservation measures)
for the EastLake I Activity Center project is 0.23 million gallons
per day (MGD). The total water demand associated with the proposed
land uses is approximately 0.45 MGD, which is approximately a 105%
increase over the projected demand of the adopted land use plan.
As can be seen in the table, the significant increase is due to the
inclusion of the hospital use.
This total amount of water is utilized for various purposes. These
may vary considerably according to the uses on each site (e.g.,
office uses demand less water than water intensive manufacturing) .
The demand rates in Table 2-1 represent average rates for planning
purposes. One use of water which is fairly standardized from site-
to-site is landscaping irrigation. An estimate of water demand for
on-site landscaping is presented in Table 2-2. The estimates are
based on an average of 20% site area in landscaping and an
irrigation requirement of 2.5 ft/yr, except for the Kaiser
Permanente facility. A separate estimate of landscape water
consumption has been provided by Kaiser (see Appendix B). The
estimated 0.10 MGD landscaping demand represents a significant
opportunity (22% of total demand) to conserve potable water by
using reclaimed water for irrigation.
(04/16/92)
5
Table 2-1
projected Water Use Comparison without Conservation
Land Use
units
Rate
Use
(MGDJ
Adopted Land Uses
Residential
High Density
Office/Retail
Open space/Public
810 persons/18.0
34.2
Facility 19.6
acres
acres
acres
95
2,700
2,700
gpcpd
gpapd
gpapd
.08
.09
----..Q.2
Totals
71.8 acres
.22
Proposed Land Uses
Hospital
Office/Retail
Employment
Open Space/Public Facility
30.6 acres 11,000 gpapd .34
23.3 acres 2,700 gpapd .06
2.0 acres 3,500 gpapd .01
15.9 acres 2,700 gpapd ~
71.8 acres .45
Increase in Water Demand 0.23
Totals
gpapd= gallons per acre per day
gpcpd= gallons per capita per day
MGD= million gallons per day
.,.,.:.:.:.:.:.;.:.:,'.:.:.:.:,'.:.:.:.:.:.'-:-:-:,',:.:.:.:...:.:.:.:,..:.:.:.:-..:-:.:.....:.:.:.:...:.:.:.:-,:.;.;-:.:.:.;,',;.:.:.:.;.;.:.:.:.;.;.;.:.:.:.".:.:.:.".:.:.:.:.;v:.:<<.:.:."...>:.:<<<.:.:.:,....;.:.:.:.:.,
;':''';':':''''''':':':'''':';'''''':''''';':'''y''';<'z':,;,,,,,:,:';';V".;-,;.:..."".;->;,.;.;.;v;.;.;-".'.m,.;.;.",.;.;.w,;.".".".,.:.:.";.".".,,
Table 2-2
Estimated On-site Landscape Water Demand
Land Use
Landscape Area
Use
(MGDJ
Hospital
Off ice/Retail
Employment
Open Space/Public Facility
N/A
4.7 acres
0.4 acres
3.2 acres
.07'
.01
<.01
~
Totals
8 . 3 acres
.10
--------
I Consumption estimated by Kaiser Permanente.
(04/16/92)
6
III. WATER CONSERVATION MEASURES
Three consecutive years of drought in watersheds supplying San
Diego County have lead to changing attitudes and governmental
policies regarding water. Continued water shortfalls are projected
as growth continues in Southern California. Three possible
solutions are available: increase water supply from non-tradition-
al sources; conserve available water; or, increase production and
use of reclaimed water. The conservation approach is the focus of
this report, primarily because it is a cost effective approach
which can be directly implemented On a project-by-project basis.
The potential impact of water conservation in residential uses can
be see in Table 3-1. comparable saving should be available from
non-residential uses, as discussed below.
Residential uses have received the majority of study and documenta-
tion regarding water conservation. This is because residential
uses can provide large water savings through the use of simple
standardized approaches which are applicable to any type of
residential unit. Water use in non-residential development can
vary tremendously depending on the activities occurring on-site.
This to a large degree, precludes the use of standardized conserva-
tion requirements. The majority of conservation in industrial or
institutional uses occurs with the development of new processes or
installation of new equipment which is more water efficient.
Statewide, industrial water use has been reduced to 75 percent of
1975 levels.
For purposes of this study, residential statistics have been
included to identify the order of magnitude of water savings which
could be expected in non-residential uses. Some residential inside
water use is directly comparable to uses in non-residential (e.g.,
toilet, faucet, etc.). within the hospital, bath/shower, laundry,
dishwashing, and cooking are comparable activities.
A. Available On-site Conservation Measures
Several general approaches to water conservation are available:
demand reduction;~ increased eff iciency; increased supply/reclaimed
water use; and, improved water system management. The measures
included in this report are limited to those which can be imple-
mented in proj ects of the size and type of Eastlake I Acti vi ty
Center.
1. PUblic Information
Any voluntary or mandatory water conservation effort requires
cooperation of the public. Most cOnsumers have very little
knowledge of the water system that serves them. Historically,
water has been inexpensive in California; therefore, people
have a tendency to assume that there is an abundant supply and
take it for granted. The purpose of public education is to
inform and convince the cOnsumer that a change in personal
water habits is essential and is in his/her own and the
(04/16/92)
7
Table 3-1
Residential Water Use in Southern California
(Typical Single Family Home)
Use w/
Conservation Potential
Typical Use Measures Water Savings
(gpcpd) (gpcpd) (gpcpd) %
Inside Use
Toilet 30.0 20.0 10.0 33
Bath/Shower 22.0 17.0 5.0 23
Laundry 10.0 8.5 1.5 15
Dishwashing 4.0 3.0 1.0 25
Faucet 3.0 2.5 0.5 17
Cooking 3.0 3.0 ~ ~
Total Inside 72.0 54.0 18.0 25%
outside Use
Landscape 53.0 28.0 25.0 47
Car Washing,
etc. 5.0 5.0 ~ ~
Total outside 58.0 33.0 25.0 47%
TOTAL USE 130.0 87.0 43.0 33%
NOTE: Total savings without consideration of water reclamation.
Source: Luke-Dudek Engineers
.. ..... .... ..................,.,.,..'.'.......'.'...........'........-..........'.....................................'........'""'''':':N
.....'.,.,.".'''.:<<.,.".:.".,.:.:.:.,c.:.:.".'''.:,.,.,,.:,.,.,.",.,.,.,.:.,.".,."
..:.:.:.....:.:.:...".:.,.:.".:.,.,.".,.,.,.".:.,.,.:,.,.,.,.,.,
community's best interest. Generally, long term results are
best achieved through educating children in water conserva-
tion.
2. Mechanical Measures
Numerous mechanical devices to reduce water consumption are
available, especially for interior use. The bathroom is where
most inside water is used and wasted daily. Conventional
toilets use from 5 to 7 gallons per flush, as opposed to low-
flush toilets, which use from 3.3 to 1.5 gallons per flush.
Since 1978, California has required that all new toilets
installed use no more than 3.5 gallons per flush.
(04/16/92)
8
Ultra low flush toilets, which have recently been developed,
use about 1.5 gallons per flush. This is a reduction of about
57% from the low flush toilets used in new homes, and a
reduction of up to 70% from the older toilets. This presents
a significant opportunity for reduction. Another approach is
the use of reclaimed water for toilet flushing. A commercial
building in Irvine, CA has implemented this approach on an
experimental basis. The requirement for dual piping in the
building makes this a relatively expensive approach which is
not yet cost-effective. This use of reclaimed water could
also require modification or waiver of health department
standards.
standard shower heads have a flow rate of about 4.5 gallons
per minute (gpm). California requires that new shower heads
have a flow of no more than 2.75 gpm. The most water conser-
vative showerheads have a flow rate of 0.5 gpm using a blend
of air and water to give the illusion of a higher flow rate.
In addition to saving water, low flow showerheads save energy
too by reducing the amount of hot water used. Corresponding-
ly, low flow faucets reduce flow rates from about 5 gpm to
between 2.75 gpm and 0.5 gpm.
Low water-use appliances can also be large contributors to
water conservation. certain residential dishwashers use 50%
less water than others and can thus save between 7 and 9
gallons per load. Clothes washers use 41 to 74 gallons per
load. Water level controls and washers that recycle rinse
water can save additional water. Table 3-2 shows potential
water use reduction due to water saving devices installed in
an average home. Equivalent savings should be available from
institutional equipment in non-residential uses.
Table 3-2
Summary of Typical Household water-Saving Devices
Device
Water Use Reduction
gpd percent
Toilet improvements
Faucet aerators
Shower flow limiting
Pressure-reducing valves
Improved clothes washers
Improved dishwashers
Hot water pipe insulation
7.5-17.5
0- 0.5
0- 7.5
0-16.0
0- 8.0
0- 8.0
0- 8.0
12-27
0- 1
0-12
0-20
0-5
0- 4
1- 4
Approximate Total
35.0 gpd
25%
From: Water Conservation Strategies, AWWA, 1980.
(04/16/92 )
9
3. Landscape
Approximately 50% of water used in California is for land-
scapes. Typical landscape efficiencies are between 50% and
80%; therefor, savings of 20-50% are possible through better
watering techniques and maintenance. Trickle/drip irrigation
applies water exactly where it is needed at an efficiency of
85-90%, and results in a total water savings of more than 4%
alone. Generally, sprinklers are between 60 and 75% effi-
cient. Watering at night, or in the early morning, using
automatic sprinkler systems can save 20% of outside water.
Daytime irrigation is inefficient because much water is lost
to evaporation. Through the use of drought tolerant plants,
water consumption can be reduced by 40% to 60%.
Moisture sensors are another way to increase irrigation
efficiencies. Residential customers, on the average, over
water their landscaping by about 20% while parks and recre-
ational areas are over watered by nearly 80%. Moisture
sensors would limit irrigation to the quantities actually
required to maintain the landscape. Polymers and wetting
agents in the soil can also increase irrigation efficiency.
B. Conservation Measures Implemented
Implementing water conservation measures before a project is
constructed provides an opportunity to include measures which might
not otherwise be practical. Many of the measures described here
could be prohibitively expensive to retro-fit to existing develop-
ment, but can be cost effective if included with the initial
construction. In addition, moving into or using a new facility
provides a major opportunity to change habits and attitudes while
adjusting to the new environment.
1. Fixtures/Devices - Indoors
Ultra-Low Flow Toilet - The ultra low flow toilet uses 1.6
gallons per flush, compared to the current requirement of 3.5
gal/flush, or the older standard of 5 to 7 gal/flush. The
Kaiser Permanente facility will utilize 3 gal/flush fixtures.
Ultra-Low Flow Shower Head - The ultra-low flow shower head
reduces the flow from the current standard of 3.5 to 2 gpm.
Older shower heads flow from 3 to 5 gpm. The Kaiser Perma-
nente facility will utilize 2.5 gpm fixtures.
Faucet Aerator - Faucet aerators give the appearance and feel
of greater flow, so less water is used. Although the savings
is small, the additional cost is low, so their use is economi-
cal. There is also potential savings in energy through
reduced use of hot water. The Kaiser Permanente facility will
utilize 1.5 gpm fixtures.
(04/16/92)
10
Hot Water Pipe Insulation - By insulating the hot water pipes
and separating the hot and cold lines to reduce heat exchange,
the time the faucet is allowed to flow while waiting for the
water to become hot is reduced. The cost for insulating the
pipes exceeds the value of water saved, but the cost is
relatively low, and it is simple to do while the unit is under
construction. The potential energy savings with insulation
can be significant.
Water Efficient Dishwasher - New water efficient residential
dishwashers can save as much as 6 gallons per cycle over older
models. Equivalent saving from water efficient institutional
equipment is expected.
Water Efficient Clothes Washers - The relationship between
water efficiency and cost of the appliance for the clothes
washer is the same as with the dishwasher. Since the clothes
washer uses more water, the potential savings is greater.
Hospi tal Eauipment - In addition to the devices described
above, the medical center will incorporate special equipment
to reduce the amount of water consumed by the facility.
Automatic sink faucets and urinals are currently being tested
in other Kaiser facilities. Air cooled compressors will be
installed instead of water cooled equipment. oil recirculat-
ing vacuum pumps will be used instead of water-using vacuum
pumps. Ion sticks will be installed in cooling towers. The
ion sticks produce ozone to treat the water, eliminating the
need to both chemically treat or aerate the water. Kaiser
Permanente recognizes the importance of conserving water and
will continue to explore new technologies which allow their
facility to use water more efficiently. Additional informa-
tion on these measures can be found in Appendix A. A full
estimation of water consumption by the Kaiser Permanente
facility is provided in Appendix B.
2. Outdoors(Landscapina
Efficient Irriaation Svstem Most landscaping is over-
watered, so the potential savings with efficient, timed
sprinklers and micro irrigation systems is very large. The
use of moisture sensors can further reduce irrigation water
consumption. Moisture sensors and efficient irrigation
systems will be required of all development within the
Activity Center.
Low Water Use Landscapina - The largest potential for reducing
outside water use is to decrease the water demand by using
low-water use, drought-tolerant landscaping. Turf areas
require large amounts of water, so restricting the area of
turf will have a significant impact. The use of drought
tolerant plant materials can result in water savings of up to
50% following the first few years during which regular
irrigation is required to establish the landscape.
(04(16(92)
11
3. Education
General Water Conservation - In addition to the physical
measures to reduce water consumption, a general water conser-
vation program will enforced to reduce waste. Guidelines and
educational materials will be distributed to all new property
owners. Water waste may be monitored by the local owners'
associations.
4. Reclaimed Water
Water Reclamation - Water reclamation conserves large amounts
of potable water used for irrigation. The major opportunities
for irrigation with reclaimed water are the landscaped open
space and on-site landscaping. Landscaped areas will be
installed with piping to use reclaimed water, when it is
available. A reclaimed water main is installed in Lane
Avenue, approximately 1,000 feet east of the site and could
deliver water to these sites when sufficient quantities are
available. The use of reclaimed water alone could result in
a more than 20% reduction in potable water use in the project
(see Table 2-2).
5. Water Use Durinq Construction
Water conservation measures can also be implemented during the
construction/grading process. The three primary uses are:
dust abatement; soil compaction; and, street washing. During
the imposition of stage 2 water conservation requirements by
the otay Water District, water conservation was incorporated
in construction activities, as appropriate. Water use was
limited to that necessary for proper soil compaction; soiled
streets were swept instead of washed. street washing is now
prohibited. Reclaimed water will be used for grading activi-
ties. A determination of the appropriate water use during
construction will be made by the builder and water district at
the time construction commences.
c. projected Water savings
Water savings for each of the measures identified above has not
been calculated because of a lack of data for non-residential
development. Kaiser Permanente has calculated that the expected
water consumption of their completed hospital/medical center will
be 0.30 MGD, implementing various conservation measures. This is
a 12% reduction from the 0.34 MGD estimated without conservation
measures. For other land uses however, a total water savings of 25
percent or approximately 0.03 MGD is a reasonable estimate of the
effectiveness of the techniques. Full utilization of reclaimed
water for landscape irrigation would increase water saving to
approximately 35 percent.
(04/16/92)
12
D. Off-site Conservation Measures
Because of the crisis created by the mUlti-year drought in
California and the extreme short-term water rationing/use restric-
tions adopted to respond to the situation, new attention is being
given to formulating new policies which will conserve water and
allow for long-term growth. As noted in the preceding sections,
although the project implements a variety of water conserving
practices, the construction and occupation of this project will
result in an increased demand for water. The drought has demon-
strated that water is a finite resource and that current supplies
cannot reliably support current demands and continued growth.
However, growth is major component of both the state 1 sand,
especially, the local San Diego area economy. In order to
accommodate growth, while long term water supply options are
evaluated and implemented, new programs to more efficiently use the
available water are being proposed.
An initial area of focus is the retro-fit of plumbing fixtures and
landscape irrigation in existing development. According to
statistics compiled by the Construction Industry Federation (CIF)
retro-fitting the shower and toilet fixtures in approximately 2.8
older homes would save the amount of interior-use water required by
one new home (additional older homes would be required to offset
outdoor water use at the new home). Thus a mitigation program
which collected fees to complete such conversions, or directly
required equivalent conversions, could allow a limited amount of
new development to occur without creating a net increase in water
demand. Comparable water savings could also be achieved by retro-
fitting irrigation systems of schools, parks, golf courses, etc.,
where significant conservation of irrigation water could be
achieved. Retro-fitting of commercial or industrial facilities has
not been suggested. This type of water consumption offset program
has been conceptually approved by the San Diego County Water
Authority. Additional studies to determine the exact specifica-
tions, scope and implementation process are now underway. In order
to avoid conflicting regulations and to maximize fairness, such a
program would need to be implemented on a wide basis, preferably
county-wide. The city and local water district would provide input
in the establishment of the large scale program and would probably
provide local implementation.
As indicated earlier, several potential water offset programs are
being studied by the City and various water agencies. If an offset
policy is adopted, the project will be required to comply.
(04/16/92)
13
IV. IMPLEMENTATION/MONITORING
Implementation of the Water Conservation Plan shall primarily be
the responsibility of the Master Developer and individual site
developers. The Master Developer will establish requirements and
guidelines for site developers/builders and provide educational
materials and guidance to new property owners. The Master
Developer will also install drought tolerant landscaping, approved
by the City, in streets capes and open space areas. The Master
Developer will require the inclusion of drought tolerant plant
materials and efficient irrigation systems in individual site land-
scaping.
A substantial responsibility will also rest with the City of Chula
vista to ensure/enforce the provisions of this plan, specifically
the Planning, Building, and Park and Recreation Departments. The
Planning and Building Departments will review plan submittals to
ensure that water conservation measures are properly included. The
Parks and Recreation Department will approve planting and irriga-
tion plans for public parks and open space.
Irrigation piping for reclaimed water will be installed with the
maj or landscaping improvements on each site. The provision of
reclaimed water is the responsibility of the otay Water District,
which will also be responsible for enforcing water quality
regulations.
In order to ensure that all provisions of this plan are met, the
Mitigation Monitoring Program for the EastLake I Activity Center
project, utilized to ensure the mitigation measures specified in
the project EIR are implemented, will also incorporate the
provisions of this Water Conservation Plan. This approach will
allow for a formal determination by the City that each of the
required measures are implemented. Future discretionary or
administrative actions with regard to the EastLake I Activity
Center (e.g., tentative map, development agreement, building or
grading permit, etc.) may be utilized to address or ensure
compliance with the prescribed water conservation measures.
(04/16/92 )
14
V. REFERENCES
Dudek & Associates; Final EIR Scripps Hospital Expansion.
November 1991.
ERC Environmental and Energy Services Co.; Draft Supplemental EIR
EastLake III/Olvmpic Traininq Center. August 1989.
cinti & Associates; EastLake I SPA Plan. August 1990.
cinti & Associates; Rancho del Rev SPA II and SPA III Water
Conservation Plan. July 9, 1991.
Luke-Dudek civil Engineers; EastLake Planned Communitv Water
Conservation Study. September 1989.
Luke-Dudek civil Engineers; Water Conservation Recommendations
for EastLake Greens. November 1989.
Metropolitan Water District of Southern California; Final Draft
Reqional Urban Water Manaqement Plan. July 1990.
Nordquist Associates; Draft Reclaimed Water Master Plan - Fanita
Ranch. March 1991.
"Water Rationing Plan Includes S.D. County"; Los Anqeles Times.
San Dieqo County Edition, page A-1, December 12, 1990.
willdan Associates and Bud Gray; Draft Growth Manaqement Proqram
- citv of Chula Vista. August 1990.
(04/16/92)
15
APPENDIX A
~\ c.po
DEC-2';::1-91 FF::I
c.oF((.er-I"t:.
iilr~
: 45 E.=,.:=-~ L.=,_k e De.....
P.02
'-'
I<AISER PERMA,NENTE
Kaiser Foundation
Hospitals
--.J
N~.\:',IIH\)
December 18, 1991
Ms. Katy Wright
Project Manager, Community Development
Eastlake Development Company
900 Lane Avenue, Suite 100
Chula Vista, California 92103
Ro: Water Saving Measures
Permanente
Being Implemented
by Kaiser
Dear Katy,
The following water
reduce the amount of
center in Chula vista.
conservation measures will substantially
water consumed by our proposed medical
1. Installation of low-flow toilets and shower heads.
2. Automatic sink faucets and urinals. These are
currently being tested at several of our facilities.
3. Installing air cooled compressors instead of water
cooled compressors.
4. Installing oil recirculating vacuum pumps instead of
water-using vacuum pumps.
5.
Installing ion
sticks produce
eliminates both
water, and the
greatly increases
sticks in cooling towers. The ion
ozone to treat the water, which
the need to chemically treat the
need to aerate the water. Aeration
water evaporation.
6. Installing a moisture sensor system to regulate the
landscape irrigation..
7. As you are aware, we are required to install dual
water pipes. If reclaimed water is available, we will
use it to irrigate our landscaping.
W31nut Center
Pasaden::t
.
l.2Jif"rnio <JllRR
,
DEC-25-:'1-91 FRI
~
Ms. Katy Wright
December 18, 1991
Page Two
5:46 EastLak~ D~_ I~~m~~~
'-'
'-"
p _ 5-:::' 3
,-.
We feel confident we can cut our water consumption by 30% to
35% by implementing these measures.
vt~.
Vance F~::-
Land Use Manager
.
by
Thomas A. Damberger, CEM
'ilr~
I<.AJSER PERMANENTE
Energy Services
393 East Wa!nut
Pasadena, CA 91188-0008
(818) 405-5641
PREFACE
Kaiser Permanente is one of the largest prepaid Health
Maintenance Organizations in the country. Kaiser spans twelve
regions throughout sixteen states and the District of Columbia.
The Southern California Region is one of the largest with about
200 buildings including eleven hospitals. We manage over ten
million square feet of space. The annual energy budget exceeds
32 million dollars. Over thirty utilities provide service.
Kaiser Permanente's rapid growth in Southern California places
an increased demand for more energy services. There is a
direct correlation between energy consumption and environmental
pollution. Increased efficient use of energy improves
environmental quality. In addition, these improvements have
saved money on operating costs while enhancing productivity.
Energy related improvements help assure the lowest possible
cost of care for our members.
Kaiser Permanente's heightened environmental awareness coupled
with expanding membership growth produces a real dilemma. We
must meet the health care needs of our members while making the
best possible use our energy and preserving environmental
resources. This includes reducing energy costs while meeting
environmental challenges. Ozone formation, brown clouds, acid
rain, burgeoning landfills, global warming and the greenhouse
effect corne to mind when we talk of environmental
deterioration.
Investigation and research on new and emerging technologies has
resulted in more efficient use of our energy resources. It
also has brought space-age technology down to earth to help
solve health care issues. Some of these investigations
resulted in demonstration projects of emerging technologies.
Kaiser Permanente is working in concert with such organizations
as Gas Research Institute, Electric Power Research Institute,
California Energy Commission Environmental Protection Agency
and local gas and electric utilities.
1
ENERGY, THE ENVIRONMENT
AND
THE KAISER PLAN
Kaiser Permanente has launched a nine point plan to reduce
resource waste and to develop and implement energy efficiency
programs throughout the Southern California Region. Several
areas are targeted for our conservation efforts. It is
estimated that current energy consumption levels can be reduced
by 30 percent while increasing efficiency and productivity.
Through our energy conservation efforts, many Kaiser Permanente
facilities have already reduced consumption and improved
efficiencies. Some improvements are accomplished with normal
plant equipment preventive maintenance programs for example.
The following nine point list are some of the targeted areas
for conservation projects that were initiated or completed:
1 ENERGY ACCOUNTING
2 - BUILDING MANAGEMENT SYSTEMS
3 - FUEL CELLS
4 - TRANSPORTATION
5 - LIGHTING EFFICIENCY RETROFITS
6 - LOW NOx BURNERS
7 - WATER CONSERVATION
8 - PLASMA PYROLYSIS OF HOSPITAL WASTE
9 - FLEXIBLE FUEL BUILDINGS
1 - ENERGY ACCOUNTING
Energy accounting is the first means of determining where our
energy dollars are going. Regional Energy Services, part of
Facilties Design and Construction at Kaiser Permanente,
initiated the use of an energy accounting program. We record
all natural gas, electric, water, sewer and fire service
billings using a comprehensive computerized program. This
systematic approach tracks and analyzes costs, consumptions and
demand charges. The benefits of this system are that it
provides:
2
- a complete historical record of costs and usage
- a documentation of the effectiveness of our energy
projects
- automation of monthly energy tracking and reporting
- billing error detection
compares utility rate schedules to ensure each meter is
billed on the most appropriate rate
Our latest efforts in this area will result in a system that
optically scans a utility bill. Selected blocks of data are
scanned and then sent to the energy accounting program. The
computer also saves the bill on optical disks for historical
preservation. Electronic file retrieval take seconds instead
of hours with paper systems. Paper files are not necessary,
resulting in the additional bonus of floor space that can be
used for other purposes.
2 - BUILDING MANAGEMENT SYSTEMS
Kaiser Permanente is standardizing building management
controls. with advanced computerized building management
systems, plant operations control entire complexes of
buildings. The single operating system at each hospital is the
heart of our Facility Management Systems. Computers maintain
sets of application programs and data bases required for each
functional task. At outlying clinics computers control and
remotely monitor motor run status, valve positions, air flow
across filter elements, fan starting, damper closing, light
activation and feed and return temperatures of chilled water.
We can monitor time-of-use energy consumption for our gas and
electric service. This allows for peak-shifting and load
management to help reduce operating costs.
3 - FUEL CELLS
Fuel cells, developed by NASA, are used as energy sources in
most space projects. In 1989, Southern California Gas Company
and Kaiser Permanente entered into an agreement to assist in
the large-scale commercialization effort of fuel cells. Three
200-KWe phosphoric acid fuel cells are scheduled to be
installed late this year. This "partnership" will help
demonstrate proof of technology at two hospitals. Two fuel
cells will be installed at the Kaiser Permanente Medical Center
in Riverside and the third unit may be installed at the Kaiser
Permanente Medical Center in Harbor City.
Briefly, fuel cell technology converts chemical energy from
natural gas into virtually emission-free electricity and
3
thermal energy. Instead of fuel combustion or other heat
sources, the fuel cell uses an electrochemical process. This
process is similar to the process that produces electricity in
automobile batteries. A reformer then cracks natural gas in an
exothermic, or heat-releasing reaction, to create electricity
and heat.
Fuel cells produce almost no polluting emissions and therefore
are environmentally benign. They have a high electrical
efficiency, with combined thermal and electrical efficiency
exceeding 80 percent. Electrical power generation is very high
quality and can run either grid-synchronized, grid-connected or
independent of the grid.
Negotiations are currently under way to install and demonstrate
a 250KWe mOlten-carbonate fuel cell (MCFC) that will use the
hydrogen-rich product gas from the plasma process. This
demonstration project will be located at the Kaiser Perrnanente
Medical Center in San Diego. A second MCFC (2MWe size)
demonstration project is expected for our new medical center in
Ontario, slated for completion early in 1996. This facility
will be designed specifically to incorporate full use of the
fuel cells. other locations for fuel cell installations are
under review.
4 - TRANSPORTATION
In the area of transportation, Kaiser perrnanente has encouraged
more efficient use of present transportation and identified
cleaner fuels for future use. This includes carpooling and
"clean fuels" for both facilities and fleet operations.
Several clean transportation fuels identified include liquid
petroleum gas (LPG), compressed natural gas (CNG), methanol and
electricity.
Southern California Edison, San Diego Gas & Electric and Kaiser
Foundation Hospitals demonstrated the electric G-Van at our
medical centers in Fontana and San Diego. Late in 1990 our
Fleet Manager signed a Letter of Intent to Purchase three
electric vans. Due to unexpected price increases, this
purchase was deferred. Kaiser Permanente will continue to
actively follow electric vehicle development and purchase
vehicles for our fleet when feasible.
Advantages of electric vehicles such as the G-Van include
production of no tailpipe emissions. As an ultra-low emission
vehicle it produces 97 percent less pollution than gasoline-
powered cars. Other advantages include estimated "fuel" costs
between 4 and 5 cents per mile or about 0.9 KWh/mile.
The G-Van has a range of about 60 miles and top speed of 55
miles per hour. Advances in battery technology are expected to
extend the operating range close to present vehicles' operating
4
ranges, with increased top-end speed. Low maintenance is also
inherent in the design of electric vehicles.
Other clean transportation fuels identified are LPG
(propane/butane) and CNG. Kaiser Permanente's Medical Center
in San Diego, in cooperation with San Diego Gas & Electric, is
presently testing a compressed natural gas Ford Taurus.
Early this year, a proportional phased conversion of fleet
vehicles to propane began. This conversion will take advantage
of the economy of scale realized in our Flexible Fuel
Buildings.
5 - LIGHTING EFFICIENCY RETROFITS
Motion sensors were installed throughout Kaiser Permanente's
Southern California Region and generally contributed to
reducing up to forty percent in lighting costs. These controls
reduce waste by turning off lights in unoccupied offices and
spaces. The best applications of motion sensors were found to
be offices, exam, conference and rest rooms.
Two years ago we began a survey of all owned buildings in the
Southern California region for lighting efficiency. Upon
completion of retrofitting all those buildings in the San Diego
area, over 8,500,000 pounds of pollution will be eliminated
from entering the environment. Delamping, reflector and
electronic ballast retrofit projects are in progress. Specular
optical reflectors provide direct savings from reauced lighting
costs. other indirect savings result from reduced lighting
maintenance requirements and lower air conditioning demands.
Reflectors redirect light, which enables removal of fluorescent
tubes and ballasts, while maintaining light levels. In many
cases, light levels increased due to improved efficiencies.
Reduced eye strain and glare at computer terminals are other
benefits.
Compact fluorescent lamps are also being installed in place of
incandescent bulbs for further savings. They reduce energy
consumption by eighty percent and last ten times longer than an
ordinary incandescent bulb. This also reduces maintenance
costs for additional savings.
6 - CERAMIC LOW NOx BURNERS
Gas Research Institute has developed a high performance burner
for boilers that uses a porous surface of ceramic fiber. This
results in a surface that radiates high levels of infrared
energy. The forced draft ceramic burner combusts natural gas,
propane, butane, ethane, process and manufactured gases. NOx
emissions typically are less than 20 parts per million at full-
5
fire. Results from recent tests show less than 9 parts per
million are common. The California Energy Commission and
Alzeta Corporation are demonstrating a two year project using
these results under actual industrial conditions (1000 HP
boiler).
Current limits on NOx emissions are 40 parts per million in the
Los Angeles area. The ceramic burner eliminates soot buildup
and increases boiler efficiency by two percent. Ceramic
burners qualify as Best Available Control Technology (BACT),
reducing NOx emissions by 80 percent.
We are installing several ceramic burners at various Kaiser
Permanente locations throughout Southern California. Diesel
fuel is currently being phased out for use in boilers and
emergency generators. As new propane systems are installed,
ceramic burners will be specified.
7 - WATER CONSERVATION
The drought continues into the fifth year here in Southern
California. Mandatory water rationing is required in many
areas. Kaiser Permanente has taken necessary steps to conserve
water resources.
Cooling tower water treatment requires many chemicals and make-
up water. An ION-STICK has been installed at a medical office
building that is part of Kaiser permanente's Sunset Campus in
Los Angeles. It will eliminate all chemicals and reduce water
consumption. The ION STICK is a non-chemical, non-polluting
high voltage DC process that produces an electrostatic field
directly into the water, creating ozone. This process alters
the physical properties of colloids that keeps deposits from
forming through continued suspension. Biocide, algaeside and
slime control are no longer required since ozone is highly
inert and is 600 times more potent than chlorine.
Proof of technology will activate the installation of the ION
STICK in most cooling towers and boilers in drought affected
areas.
We are currently testing infrared-activated water faucets.
With the use of these faucets for hand washing water savings
may exceed 60 percent. These no-touch faucets are hygienically
clean and are also ideal in kitchen applications. When
activated an infrared beam automatically dispenses tempered
water. Faucet washer and seat replacements no longer pose a
maintenance problem. In remodel and new construction projects,
these faucets are now specified.
6
8 - PLASMA PYROLYSIS OF HOSPITAL WASTE
Plasma energy is a common, naturally occurring resource. It is
the most prevalent state in the universe. Simply stated,
plasma energy is any gas that conducts or can be made to
conduct electricity. The discharged static electricity in
thunderstorms (lightning) is an example of plasma energy, as is
the aurora borealis, or Northern Lights.
Plasma heating technology has a proven record of success in
industrial applications. Over 20 years ago in the space
program, plasma heating technology simulated re-entry
temperatures into the earth's atmosphere. Today, plasma energy
is proving its value as an infectious and municipal waste
reduction tool.
In general, the plasma pyrolysis is an electrotechnology
process that produces a physical and chemical change of solid
waste. Plasma energy is a high temperature controlled process
that has high thermal efficiency and massless heat. It
transforms material from a solid to a gas to a plasma and
coalesces back into a solid (vitreous glass). This is
accomplished with very negligible emissions. A flammable gas
is produced from this process and may be used as feedstock in
our boilers. The only gas vented to the atmosphere is a small
amount of nitrogen, carbon dioxide and other trace gases. The
glass residue is inert and can be sold for composition roofing,
concrete filler, road bed construction or as insulation.
As a controlled, high-intensity and reliable heat source,
plasma pyrolysis routinely reach instantaneous arc temperatures
exceeding 12,000 degrees Fahrenheit. Vessel temperatures reach
about 2,700 degrees Fahrenheit. The plasma process requires
less than 1/100th of the air required by fossil fuel
incinerators. The plasma pyrolysis process uses ionized gases,
converting electricity into heat. Almost any gas can be used
in this process which includes air, argon, helium, hydrogen and
carbon dioxide.
A plasma pyrolysis system is currently being designed for
installation at Kaiser Perrnanente's Medical Center in San
Diego. It will process one thousand pounds per hour of
hospital waste. The system may be constructed without a stack,
that is, without any air emissions. If we use the gases
produced in this process for methanol production or fuel cell
feedstock there will be no need for atmospheric venting. All
gasses produced will be used. Project sponsors include
Southern California Edison, San Diego Gas & Electric, Los
Angeles Department of Water & Power, Electric Power Research
Institute, Environmental Protection Agency and many others.
7
9 - FLEXIBLE FUELS BUILDINGS
With the option to use propane as a primary fuel, a medical
center becomes in the true sense of the word, a Flexible Fuel
Building (FFB). A FFB is a building that is capable of
operating on propane, natural gas or a combination of the two.
Propane provides an energy diversification that does not
compromise service or operation of any of our facilities. It
is a fuels management lever that can be activated through the
building controls energy management system. Reduced
operational costs are possible through a comprehensive and
aggressive management decision making process.
FFBs provide the plant manager options to help control the cost
of electrical and thermal-energy production. This includes the
reduction of transportation costs. With the option to use
propane as a primary fuel, the decision making process becomes
an economic choice. There is no compromise of service or
operation. The cleaner fuel of choice, propane, used as a
fuels management lever, creates a healthy competition between
public utilities and private enterprise. Fuel price shocks and
supply disruptions are minimized.
CONCLUSION
Kaiser permanente senior management has made the commitment to
promote energy conservation and support viable emerging
environmental technologies for our industry. This is just one
of many reasons Kaiser permanente is the leader in health care.
We also strive to be a leader in reducing operation-related
pollution. It is expected other organizations will eventually
follow our lead and adopt proactive energy and environmental
programs. Kaiser Permanente is dedicated to providing a
healthier place to work and live for our members and employees.
8
APPENDIX B
March 19, 1992
Mrs. Bebe Wright
Kaiser Permanente
Property Acquisition
393 E. Walnut St., 5th Floor
Pasadena, CA 91188
JOB NO. 2688 - PROPOSED WATER USE - PHASES l, 2 AND 3
KAISER PERMANENTE CHULA VISTA MEDICAL CENTER
The following is an analysis of the estimated water use for the
Kaiser Permanente Chula Vista Medical Center, broken down by
phase.
We are utilizing phasing information provided by Mr. Leonard
Metcalf with The HMC Group and Mr. Robert Lujan with J.L.
Hengstler and Associates. We have also added patient count
information for the MOB which was provided by Mr. Jeff Lambert.
Employee counts have been revised based on additional conversa-
tions with Mr. Vance Furukawa.
Part 1 of this report contains the analysis of the Phase 1 water
use. Parts 2 and 3 contain the analysis of the Phase 2 and 3
water uses respectively.
The conclusion of our analysis is as follows:
Potable Reclaimed Total Sewage
Water Use Water Use Water Use Generation
Gal/Day Gal/Day Gal/Day Gal/Day
--------------------------------------------------------------------------
Phase 1 5l,400 75,900 l27,300 37,900
Phase 2 132,600 73,300 205,900 98,000
Phase 3 227,600 68,400 296,000 l66,200
~c~~
TCC/jw
Mrs. Bebe Wright
March 19, 1992
Page 2
PART ONE
KAISER PERMANENTE CHULA VISTA MEDICAL CENTER WATER USE QUESTIONNAIRE
PHASE 1
1) Number of MOB patients - l,600/day
2) Number of staff - l,OOO employees on a typical weekday
500 employees on a typical weekend day
3) Number of visitors - 1 visitor per 4 patients
4) Water flow rate for:
F-,. Lavatory - 1.5 GPM
B. Sink - 2.0 GPM
C. Shower - 2.5 GPM
D. Toilet - 3.0 Gal/Flush
E. Urinal - 1.0 Gal/Flush
5) Sterilizers and Autoclaves
A.
Type - Vacuum steam castle 4233
Quantity - 1
Flow Rate = 1 @ 16 GPM
Frequency of Use - 370 min/day/machine
B. Type - Gravity Castle 3522
Quantity - 1
Flow Rate - 6 GPM
Frequency of Use - 320 min/day/machine
Mrs. Bebe Wright
March 19, 1992
Page 3
c.
Type - Washer castle 6900
Quantity - 1
Flow Rate - l5 GPM
Frequency of Use - 300 min/day/machine
Type - Cart washer
Not in Phase 1
D.
6) X-Ray Processors
Quantity - 2
Flow Rate - 2 GPM
Frequency of Use - lOO min/day/machine
7) Operating Room
Not in Phase 1
8) Physical Therapy
Quantity of Pools - 1
Capacity - 300 Gallons: (Full Body)
Frequency of Use - 3 times/day
9) Kitchen - Are there any items such as steam cookers that would
use a constant flow of water, excluding dishwashers and
ice makers? NO If yes, describe machines
(quantity, flow rate, frequency of use etc.)
10) Laundry - will there be onsite laundry facilities? NO
If yes, describe machines (quantity, flow
rate, frequency of use etc.)
ll) Type of air compressors - air cooled, zero flow
l2) Type of vacuum pumps - water sealed, ~ gpm @ 6 hrs/day
Mrs. Bebe Wright
March 19, 1992
Page 4
l3) Boilers - Describe water use.
Make UP and blow down as follows:
Sterilizers 200 GPH. 5 hours/day
Blow down 200 qallons/day
Kitchen 65 GPH. lO hours/dav
l4) Cooling towers
Total cooling capacity - 750 tons
Average cooling demand - 30% = 225 tons
Cycles of concentration - 5.0
l5) Other
None
Mrs. Bebe Wright
March 19, 1992
Page 5
Based on the questionnaire, we have estimated the Phase 1 water use as fol-
lows:
A. Domestic Use
(l) Flushes per day/person
MOB
PATIENTS STAFF VISITORS
(2) 2.0 (2 ) 2.0 (2 ) 2.0
0.5 4.0 1.0
ITEM
Toilet Flushes:
Volume per flush, gal
------------------------------------
Volume per day/person, gal
1.0
8.0
2.0
::aucets:
Average flow rate, gal/min
1.5
1.5
1.5
0.4
(l) Minutes per day/person
0.4
5.5
------------------------------------
Volume per day/person, gal
0.6
8.25
0.6
Showers:
Average flow rate, gal/min.
(1) Minutes per day/person
Volume per day/person, gal
N/A
N/A
N/A
TOTAL, gallons per day/person
Use Per day
(GAL)
1.6 l6.25 2.6
1,600 1,000 400
------ ------ -----
2,560 16,250 1,040
19.850
Number of persons
Total Use Per Dav (GALl
NOTES
l. Reference Black & Veatch Report contained in our initial report
dated October 2, 1991.
2. Average of 50% urinal use and 50% toilet use.
Mrs. Bebe Wright
March 19, 1992
Page 6
Please note that in our analysis of the domestic water use, we
have not used low flow or ultra-low flow toilets. According to
Bob Lujan, low flow toilets are a constant maintenance problem
and he would recommend the use of standard toilets.
B. Kitchen
Based on previous studies of other Kaiser Hospitals, we estimate
an efficient kitchen to use approximately 3% of the total potable
water used in the Model Hospital.
Volume = 0.03 x 51,400 gpd
Volume = l,500 gpd
~Central Supplv
l. Vacuum stearn Castle 4233
Volume = (l unit) (16 gpm) (370 min/day/unit)
Volume = 5,920 gpd
2. Gravity castle 3522
Volume = (1 unit) (6 gpm) (320 min/day/unit)
Volume = 1,920 gpd
3. Washer castle 6900
Volume = (1 unit) (15 gpm) (300 min/day/unit)
Volume = 4,500 gpd
4. Cart washer
Not in Phase 1
Total Volume = 12,340 gpd
D. X-Rav Processors
Volume = (2 units) (2 gpm) (lOO min/day/unit)
Volume = 400 gpd
Mrs. Bebe Wright
March 19, 1992
Page 7
E. Operatinq Room
Not in Phase 1
F. Physical Therapv
G. Central Plant
Volume = (300 gallons) (3 times/day)
Volume = 900 gpd
l. Air Compressors - air cooled, oil free pumps requiring
no water
Volume = 0 gpd
2. Vacuum Pumps -
a. Water Sealed
Volume = (0.5 gpm) (360 min/day)
Volume = 180 gpd
3. Boilers
d.
a.
Sterilizers
Volume = (200 gph) (5 hrs/day)
Volume = 1,000 gpd
Humidifiers
Not in Phase 1
Blow Down
Volume = 200 gpd
Kitchen
volume = (65 gph) (lO hrs/day)
Volume = 650 gpd
b.
c.
Mrs. Bebe
March 19,
Page 8
Wright
1992
4.
Cooling Towers
Total cooling capacity = 750 tons
Average cooling demand = 30% = 225 tons
Of the 225 tons, l50 tons are from the centrifugal
chillers and 75 tons are from the absorption chillers.
a. Evaporation
Volume = (150 tons) (1.8 gal/ton-hr) (24 hrs)
+ (75 tons) (2.8 gal/ton-hr) (24 hrs)
Volume = 11,520 gpd
b. Bleed Off
Volume = 25% of evaporation = (ll,520 gpd) (0.25)
Volume = 2,880 gpd
TOTAL VOLUME = 16,430 gpd
Bob Lujan is continuing his research of possible ways to
reduce the bleed off. He feels that an ozone generator may
be used which would reduce bleed off by 80%. This would
reduce cooling tower consumption by 2,300 gpd.
H. Landscape
Based on the estimated consumption provided by The HMC
Group:
Shrub
= 62.04 AF/yr x 893 gpd/AF/yr = 55,400 gpd
Turf
= 11.3 AF/yr x 893 gpd/AF/yr = 10,100 gpd
Temporary = ll.62 AF/yr x 893 gpd/AF/yr = lO.400 qpd
TOTAL VOLUME 75,900 gpd
According to HMC's estimate, the maximum daily site irriga-
tion consumption is 240 gpm. The irrigation operation
occurs between lO:OO P.M. and 6:00 A.M.
Mrs. Bebe Wright
March 19, 1992
Page 9
Beds Used
KAISER PERMANENTE CHULA VISTA MEDICAL CENTER WATER USE ESTIMATE - PHASE 1
o
Staff
1,000
Cooling Tower Average
Use (GPDI
% of Total Use
225 tons
A.
-------------------------------------------------------------------------
Domestic Use
MOB Patients
2,560
16,250
1,040
19,850
16
Staff
Visitors
Total Domestic
B.
-------------------------------------------------------------------------
1
Kitchen
1,500
-------------------------------------------------------------------------
C. Central Supply
Vacuum Steam Castle 4233 5,920
Gravity Castle 3522 1,920
Washer Castle 6900 4,500
Cart Washer N/A
Total Central Supply 12,340 10
D.
----------------~---------------------------------------------------------
<1
X-Ray Processors
400
--------------------------------------------------------------------------
E.
Operating Room
N/A
o
--------------------------------------------------------------------------
<1
F.
Physical Therapy
900
--------------------------------------------------------------------------
G. Central Plant
1.
2.
Air Compressors 0
Vacuum Pumps 180
Boiler
a. Sterilizers 1,000
b. Humidifiers N/A
c. Blow Down 200
d. Kitchen 650
Cooling Tower
a. Evaporation 11,520
b. Bleed Off 2,880
Total Central Plant 16,430 13
3.
4.
H.
---------------------------------------------------------------------------
60
Landscape
75,900
---------------------------------------------------------------------------
GRAND TOTAL GAL/DAY
TOTAL MIL. GAL/YR (1)
NOTES
127,300
39.7
100
(1) Annual use was figured by using 50% of weekday consumption for
Saturday and Sunday.
Mrs. Bebe wright
March 19, 1992
Page lO
The chart on the previous page provides a breakdown of the total phase 1
water use. Of this total, the landscape portion could be satisfied with
reclaimed water. In addition, only a portion of the potable water will end
up as sewage.
The following chart breaks down the potable water demand, reclaimed water
demand, and sewage generated. potable water use includes all uses except
landscaping. Sewage generated is defined at potable water use minus
cooling tower evaporation.
potable Water Use (GPD)
5l,400
Reclaimed Water Use (GPD)
75.900
Total Water Use (GPD)
l27,300
Sewage Generated (GPD)
40,200
Mrs. Bebe Wright
March 19, 1992
Page 11
KAISER PERMANENTE CHULA VISTA MEDICAL CENTER WATER USE QUESTIONNAIRE
PHASE 2
1 ) Number of beds - 227 (max. occupancy = 80% of total beds = l82)
Number of MOB patients = l600/day
2 ) Number of staff -,2,000 employees on a typical weekday
l,OOO employees on a typical weekend day
3) Number of hospital visitors - 2 visitors per bed = 2 x 182 = 364/day
Number of MOB visitors - 1 visitor per 4 patients = ~ x l600 = 400/day
4) Water flow rate for:
A. Lavatory - l.5 GPM
-' -'.
- 2,0 GPM
D.
Shower - 2.5 GPM
Toilet - 3.0 Gal/Flush
Urinal - 1.0 Gal/Flush
C.
E.
5) sterilizers and Autoclaves
A. Type - Vacuum stearn castle 4233
Quantity - 2
Flow Rate = 2 @ l6 GPM
Frequency of Use - 370 min/day/machine
B. Type - Gravity Castle 3522
Quantity - 4
Flow Rate - 6 GPM
Frequency of Use - 320 min/day/machine
C. Type - Washer castle 6900
Quantity - 2
Flow Rate - l5 GPM
Frequency of Use - 300 min/day/machine
Mrs. Bebe Wright
March 19, 1992
Page 12
D. Type - Cart washer
Quantity - 1
Flow Rate - l6 GPM
Frequency of Use - 300 min/day/machine
6) X-Ray Processors
Quantity - 6
Flow Rate - 2 GPM
Frequency of Use - lOO min/day/machine
~~~~ating Room
Quantity of Sinks - II
Flow Rate - 2.5 gal/min each
Frequency of Use - 90 min/day sink
8) Physical Therapy
Quantity of Pools - 3
Capacity - 430 Gallons: l-Body =300 gal.
l-Arm/Foot = 50 gal.
l-Leg = 80 gal.
Frequency of Use - 3 times/day
9) Kitchen - Are there any items such as steam cookers that would
use a constant flow of water, excluding dishwashers and
ice makers? NO If yes, describe machines
(quantity, flow rate, frequency of use etc.)
lO) Laundry - will there be onsite laundry facilities? NO
If yes, describe machines (quantity, flow
rate, frequency of use etc.)
ll) Type of air compressors - air cooled, zero flow
12) Type of vacuum pumps - water sealed, ~ gpm @ 6 hrs/day
Mrs. Bebe Wright
March 19, 1992
Page 13
l3) Boilers - Describe water use.
Make UP and blow down as follows:
Sterilizers 500 GPH. 5 hours/day
Humidifiers 22 GPH. 5 hours/day averaqe
Blow down 400 qallons/day
Kitchen 130 GPH. lO hours/dav
l4) Cooling towers
Total cooling capacity - 2,250 tons
Average cooling demand - 30% = 675 tons
Cycles of concentration - 5.0
15) Other
None
Mrs. Bebe Wright
March 19, 1992
Page l4
Based on the questionnaire, we have estimated the Phase 2 water use as
follows:
A. Domestic Use
ITEM
Toilet Flushes:
Volume per flush, gal
(l) Flushes per day/person
Volume per day/person, gal
Faucets:
Average flow rate, gal/min
(l) Minutes per day/person
Volume per day/person, gal
Showers:
HOSPITAL MOB
PATIENTS PATIENTS STAFF VISITOR
3.0 (2 ) 2.0 (2 ) 2.0 (2 ) 2.0
4.0 0.5 4.0 1.0
-------------------------------~---------
l2.0
1.0
8.0
2.0
1.5
1.5
1.5
1.5
3.0
0.4
0.75
5.5
-----------------------------------------
4.5
0.6
8.25
1.l2
(l) Minutes per day/person
Average flow rate, gal/min. 2.5
N/A
5.0
N/A
N/A
TOTAL, gallons per day/person
Volume per day/person, gal l2.5
-----------------------------------------
Number of Persons
Use Per Day
(GAL)
Total Use Per Dav (GALl
NOTES
29.0 1.6 l6.25 3.l2
182 l,600 2,000 764
----- ----- -----
5,278 2,560 32,500 2,384
42.722
l. Reference Black & Veatch Report contained in our initial report dated
October 2, 1991.
2. Average of 50% urinal use and 50% toilet use.
Mrs. Bebe Wright
March 19, lQ92
Page l5
please note that in our analysis of the domestic water use, we have not
used low flow or ultra-low flow toilets. According to Bob Lujan, low flow
toilets are a constant maintenance problem and he would recommend the use
of standard toilets.
B. Kitchen
Based on our previous studies of other Kaiser Hospitals, we estimate an
efficient kitchen to use approximately 3% of the total potable water used
in the Model Hospital.
Volume = 0.03 x l32,600 gpd
Volume = 3,900 gpd
C. Central Supply
1. Vacuum steam Castle 4233
Volume = (2 unit) (l6 gpm) (370 min/day/unit)
Volume = 11,840 gpd
2. Gravity castle 3522
Volume = (4 units) (6 gpm) (320 min/day/unit)
Volume = 7,680 gpd
3. Washer castle 6900
Volume = (2 units) (15 gpd) (300 min/day/unit)
Volume = 9,000 gpd
4. Cart washer
Volume = (1 unit) (16 gpm) (300 min/day/unit)
Volume = 4,800 gpd
TOTAL VOLUHB = 33,320 gpd
D. X-Rav Processors
Volume = (6 units) (2 gpm) (lOO min/day/unit)
Volume = l200 gpd
Mrs. Bebe Wright
March 19, 1992
Page 16
E. Operatinq Room
Volume = (ll sinks) (2.5 gpm) (90 min/day/sink)
Volume = 2,475
F. Phvsical Therapy
G. Central plant
Volume = (430 gallons) (3 times/day)
Volume = l,290 gpd
1. Air Compressors - air cooled, oil free pumps requiring no water
V~ 1 "me = 0 crpd
2. Vacuum Pumps
a. Water Sealed
Volume = (0.5 gpm) (360 min/day)
Volume = l80 gpd
3. Boilers
c.
d.
a.
Sterilizers
Volume = (500 gph) (5 hrs/day)
Volume = 2500 gpd
Humidifiers
Volume = (22 gph) (5 hrs/day)
Volume = 110 gpd
Blow Down
Volume = 400 gpd
Kitchen
Volume = (130 gph) (lO hrs/day)
Volume = l,300 gpd
b.
Mrs.. Bebe Wright
March 19, 1992
Page l7
4. Cooling Towers
Total cooling capacity = 2250 tons
Average cooling demand = 30% = 675 tons
Of the 675 tons, 450 tons are from the centrifugal chillers and
225 are from the absorption chillers.
a. Evaporation
Volume = (450 tons) (l.B gal/ton-hr) (24 hrs)
+ (225 tons) (2.B gal/ton-hr) (24 hrs)
Volume = 34,560 gpd
b. Bleed Off
Volume = 25% of evaporation = (0.25)
Volume = 8,640 gpd
TOTAL VOLUME = 47, 700 gpd
Please note that Bob Lujan is continuing his research of possible
ways to reduce the bleed off. He feels that an ozone generator may be
used which would reduce bleed off by 80%. This would reduce cooling
tower consumption by 6,900 gpd.
H. Landscape
Based on the estimated provided by The HMC Group:
Shrub = 71.37 AF/yr x 893 gpd/AF/yr = 63,730 gpd
Turf = 10.68 AF/yr x 893 gpd/AF/yr = 9,540 gpd
Temporary = -0- = -0-
TOTAL VOLUME 73,300 gpd
M~s. Bebe Wright
March 19, 1992
Page 18
KAISER PERMANENTE CHULA VISTA MEDICAL CENTER WATER USE ESTIMATE - PHASE 2
Beds Used - 182
Staff
- 2,000
Cooling Tower Average
675 tons
------------------------------------------------------------------------
A.
Domestic Use
Hospital Patients
Use fGPD)
!.
5,278
MOB Patients
2,560
Staff
32,500
2,384
42,722
21
. Visitors
Total Domestic
------------------------------------------------------------------------
Kitchen
3,900
2
B.
------------------------------------------------------------------------
C. Central Supply
Vacuum Steam Castle 4233 11,840
Gravity Castle 3522 7,680
Washer Castle 6900 9,000
Cart Washer 4,800
Total Central Supply 33,320 16
----------------------------------------------------------------------
~.
X-Ray Processors
1,200
<1
------------------------------------------------------------------------
E.
Operating Room
2,475
1
------------------------------------------------------------------------
Physical Therapy
1,290
<1
F.
------------------------------------------------------------------------
G. Central Plant
1. Air Compressors 0
2. Vacuum Pumps 180
3. Boiler
a. Sterilizers 2,500
b. Humidifiers 110
c. Blow Down 400
D. Kitchen 1,300
4. Cooling Tower
a. Evaporation 34,560
B. Bleed Off 8,640
Total Central Plant 47,690 23
------------------------------------------------------------------------
Landscape
73,300
36
H.
------------------------------------------------------------------------
AND TOTAL GAL/DAY
JTAL MIL. GAL/YR (1)
NOTES
205,900
64.2
100
(I) Annual use was figured by using 50% of weekday consumption for
Saturday and Sunday.
Mrs. Bebe Wright
March 19, 1992
Page 19
The chart on the previous page provides a breakdown of the total Phase 2
water use. Of this total, the landscape portion could be satisfied with
reclaimed water. In addition, only a portion of the potable water will end
up as sewage.
The following chart further breaks the number down to potable water demand,
reclaimed water demand and sewage generated. Potable water use includes
all uses except landscaping. Sewage generated is defined as potable water
use minus cooling tower evaporation.
Potable Water Use (GPD)
l32,600
Reclaimed Water Use (GPD)
73,300
Total Water Use (GPD)
205,900
Sewage Generated (GPD)
98,000
Mrs. Bebe Wright
March 19, 1992
Page 20
KAISER PERMANENTE CHULA VISTA MEDICAL CENTER WATER USE QUESTIONNAIRE
PHASE 3 ULTIMATE BUILDOUT
l) Number of beds - 439 (max. occupancy = 80% of total beds = 35l)
Number of MOB patients = 2800/day
2) Number of staff - 4,000 employees on a typical weekday
2,000 employees on a typical weekend day
3) Number of hospital visitors - 2 visitors per bed = 2 x 351 = 702
Number of MOB visitors - 1 visitor per 4 patients = ~ x 2800 = 700/day
4) Water flow rate for:
A. Lavatory - 1.5 GPM
B. Sink - 2.0 GPM
C. Shower - 2.5 GPM
D. Toilet - 3.0 Gal/Flush
E. urinal - 1.0 Gal/Flush
5) Sterilizers and Autoclaves
A.
Type - Vacuum steam castle 4233
Quantity - 3
Flow Rate = 2 @ l6 GPM, 1 @ 9 GPM
Frequency of Use - 370 min/day/machine
B. Type - Gravity Castle 3522
Quantity - 6
Flow Rate - 6 GPM
Frequency of Use - 320 min/day/machine
Mrs. Bebe Wright
March 19, 1992
Page 2l
C.
Type - Washer castle 6900
Quantity - 3
Flow Rate - l5 GPM
Frequency of Use - 300 min/day/machine
D. Type - Cart washer
Quantity - 1
Flow Rate - l6 GPM
Frequency of Use - 300 min/day/machine
6) X-Ray Processors
Quantity - 8
Flow Rate - 2 GPM
Frequency of Use - lOa min/day/machine
7) Operating Room
Quantity of Sinks - 22
Flow Rate - 2.5 gal/min each
Frequency of Use - 90 min/day sink
8) Physical Therapy
Quantity of Pools - 5
Capacity - 560 Gallons:
I-Body = 300 gal.
2-Arrn/Foot = lOO gal.
2-Leg = 160 gal.
Frequency of Use - 3 times/day
9) Kitchen - Are there any items such as steam cookers that would
use a constant flow of water, excluding dishwashers and
ice makers? NO. If yes, describe machines
(quantity, flow rate, frequency of use etc.)
Mrs. Bebe Wright
March 19, 1992
Page 22
lO) Laundry - will there be onsite laundry facilities? NO
If yes, describe machines (quantity, flow
rate, frequency of use etc.)
ll) Type of air compressors - air cooled, zero flow
12) Type of vacuum pumps - water sealed, ~ gpm @ 6 hrs/day
l3) Boilers - Describe water use.
Make UP and blow down as follows:
Sterilizers 750 GPH. 5 hours/day
Humidifiers 44 GPH. 5 hours/day averaqe
Blow down 600 qallons/day
Kitchen 198 GPH. lO hours/day
14) Cooling towers
Total cooling capacity - 4,000 tons
Average cooling demand - 30% = l200 tons
Cycles of concentration - 5.0
l5) Other
None
Mrs. Bebe Wright
March 19, 1992
Page 23
Based on the questionnaire, we have estimated the Phase 3 water use as fol-
lows:
A. Domestic Use
--------------------------------------------------------------------------
ITEM
Toilet Flushes:
Volume per flush, gal
(1) Flushes per day/person
Volume per day/person, gal
Faucets:
Average flow rate, gal/min
(l) Minutes per day/person
Volume per day/person, gal
Showers:
HOSPITAL MOB
PATIENTS PATIENTS STAFF VISITORS
3.0 (2 ) 2.0 (2 ) 2.0 (2 ) 2.0
4.0 0.5 4.0 1.0
-----------------------------------------
12.0
1.0
8.0
2.0
1.5
1.5
1.5
1.5
3.0
0.4
5.5
0.75
-----------------------------------------
4.5
0.6
8.25
1.l2
(1) Minutes per day/person
Average flow rate, gal/min. 2.5
N/A
5.0
N/A
N/A
Volume per day/person, gal l2.5
TOTAL, gallons per day/person
Number of Persons
Use Per Day
(GAL)
Total Use Per Dav (GALl
NOTES
-----------------------------------------
29.0 1.6 l6.25 3.l2
35l 2,800 4,000 l,402
----- ----- -----
10,179 4,480 65,000 4,374
84.033
l. Reference Black & Veatch Report contained in our initial report dated
October 2, 1991.
2. Average of 50% urinal use and 50% toilet use.
Mrs. Bebe Wright
March 19, 1992
Page 24
Please note that in our analysis of the domestic water use, we have not
used low flow or ultra-low flow toilets. According to Bob Lujan, low flow
toilets are a constant maintenance problem and he would recommend the use
of standard toilets.
B. Kitchen
Based on studies of other Kaiser Hospitals, we estimate an efficient
kitchen to use approximately 3% of the total potable water used in the
Model Hospital.
Volume = 0.03 x 227,600 gpd
6,800 gpd
C. Central Supply
l. Vacuum stearn Castle 4233
Volume = (2 unit) (16 gpm) (370 min/day/unit)
+ (l unit) (9 gpm) (370 min/day/unit)
Volume = l5,l70 gpd
2. Gravity castle 3522
Volume = (6 units) (6 gpm) (320 min/day/unit)
Volume = ll,520 gpd
3. Washer castle 6900
Volume = (3 units) (l5 gpm) (300 min/day/unit)
Volume = l3,500 gpd
4. Cart washer
Volume = (l unit) (16 gpm) (300 min/day/unit)
Volume = 4,990 gpd
TOTAL VOLUME = 44,990 gpd
Mrs. Bebe Wright
March 19, 1992
Page 25
D. X-Ray Processors
Volume = (8 units) (2 gpm) (lOO min/day/unit)
Volume = l600 gpd
E. Operatinq Room
Volume = (22 sinks) (2.5 gpm) (90 min/day/sink)
Volume = 4,950 gpd
F. Physical Therapv
Volume = (560 gallons) (3 times/day)
Volume = l,680 gpd
G. Central Plant
l. Air Compressors - air cooled, oil free pumps requiring no water
Volume = 0 gpd
2 . Vacuum Pumps
a. Water Sealed
Volume = (0.5 gpm) (360 min/day)
Volume = lBO gpd
3. Boilers
a.
Sterilizers
Volume = (750 gph) (5 hrs/day)
Volume = 3750 gpd
Humidifiers
Volume = (44 gph) (5 hrs/day)
Volume = 220 gpd
b.
'.'
Mrs. Bebe
March 19,
Page 26
Wright
1992
c.
Blow Down
Volume = 600 gpd
d. Kitchen
Volume = (l98 gph) (lO hrs/day)
Volume = 1,980 gpd
4. Cooling Towers
Total cooling capacity = 4000 tons
Average cooling demand = 30% = l200 tons
Of the 1200 tons, 800 tons are from the centrifugal chillers and
400 are from the absorption chillers.
a. Evaporation
Volume = (800 tons) (1.8 gal/ton-hr) (24 hrs)
+ (400 tons) (2.8 gal/ton-hr) (24 hrs)
Volume = 6l,440 gpd
b. Bleed Off
Volume = 25% of evaporation = (6l,440 gpd) (0.25)
Volume = 15,360 gpd
TOTAL VOLUME = 83,530 gpd
Please note that Bob Lujan is continuing his research of possible ways
to reduce the bleed off. He feels that an ozone generator may be used
which would reduce bleed off by 80%. This would reduce cooling tower
consumption by l2,300 gpd.
Mrs. Bebe Wright
March 19, 1992
Page 27
H. Landscape
Based on the estimated consumption provided by The HMC Group:
Shrub = 65.95 AF /yr x 893 gpd/AF/yr = 58,900 gpd
Turf = 10.68 AF /yr x 893 gpd/AF/yr = 9,500 gpd
----------
TOTAL VOLUME 68,400 gpd
Mr~. Bebe Wright
. March 19, 1992
Page 28
<AISER PERMANENTE CHULA VISTA MEDICAL CENTER WATER USE ESTIMATE - PHASE 3
:!ds Used - 351
:aff - 5,000
)oling Tower Average
1200 tons
.------------------------------------------------------------------------
Domestic Use
Hospital Patients
Use (GPD\
~
10,179
MOD Patients
4,480
Staff
65,000
Visitors
4,374
84,033
28
Total Domestic
-------------------------------------------------------------------------
Kitchen
6,800
2
.------------------------------------------------------------------------
Central Supply
Vacuum Steam Castle 4233
Gravity Castle 3522
Washer Castle 6900
15,170
11,520
13,500
Cart Washer
4,800
Total Central Supply
44,990
15
-----------------------------------------------------------------------
X-Ray Processors
1,600
<1
.------------------------------------------------------------------------
Operating Room
4,950
2
-------------------------------------------------------------------------
Physical Therapy
1,680
<1
4________________________________________________________________________
Central Plant
1. Air Compressors 0
2. Vacuum Pumps 180
3. Boiler
a. Sterilizers 3,750
b. Humidifiers 220
c. Blow Down 600
D. Kitchen 1,980
4. Cooling Tower
a. Evaporation 61,440
B. Bleed Off 15,360
>tal Central Plant 83,530
28
.------------------------------------------------------------------------
Landscape
68,400
23
.------------------------------------------------------------------------
~D TOTAL GAL/DAY
.AL MIL. GAL/YR (1)
)TES
296,000
92.3
100
l) Annual use was figured by using 50% of weekday consumption for
Saturday and Sunday.
Mrs. Bebe Wright
March 19, 1992
Page 29
The chart on the previous page provides a breakdown of the total Phase 3
water use. Of this total, the landscape portion could be satisfied with
reclaimed water. In addition, only a portion of the potable water will end
up as sewage.
The following chart further breaks the number down to potable water demand,
reclaimed water demand and sewage generated. Potable water use includes
all uses except landscaping. Sewage generated is defined as potable water
use minus cooling tower evaporation.
Potable Water Use (GPD)
227,600
68.400
296,000
Reclaimed Water Use (GPD)
Total Water Use (GPD)
Sewage Generated (GPD)
l66,200
.
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~C
June 10, 1992
TO:
FROM:
SUBJECT:
Planning Commission
John D. Goss, City Manage~
Kaiser Medical Center
As you know, Kaiser desires to locate a medical center within the City of Chula
Vista adjacent to EastLake's business park. The center promises to be beneficial
to the City by diversifying the City's employment base and giving the City a
second large employer on the size and scale of Rohr Industries.
Currently, the City is cooperating with EastLake and Kaiser on a very tight time
schedule and so far has been successful in meeting that schedule. The goal is
to bring the final land use approvals to the Planning Commission on June 24 and
to the City Council at the meeting on June 30. Within the context of these
discussions and one of the areas desired by Kaiser, is the development agreement
between the City and Kaiser. Basically, the objectives of Kaiser are to have the
ability to proceed with all three phases of their project in accordance with
whatever phasing and construction schedule they deem appropriate.
In that light, staff has been negotiating with Kaiser to determine what the
critical elements of a development agreement would be. A development agreement
is a precondition for them to initiate this project, buy the land from EastLake,
and proceed with development. Even though the project brings a substantial
amount of benefit to Chula Vista, the question with the development agreement is
what would be its extraordinary benefit to the City. As a result, we wished to
apprise you as to the project status and what has been tentatively agreed to at
the staff level with Kaiser to provide that extraordinary benefit:
I. Project Description
The Medical Center is proposed to occupy 30.6 acres within the EastLake I
Activity Center located at Otay Lakes Road and EastLake Parkway.
The first phase would be devoted to construction of administrative and
office space and proposed to begin in 1993 and be completed in 1995. The
second phase would be a 227 bed hospital building and begin in 1994 and be
completed in 1997. The third phase would be a 212 bed hospital building
plus additional medical and administrative offices. Start of construction
of the last phase would be determined based upon market demand. (See
Table 2-4 and Figure 2-11 for further detail.)
II. Medical Center Revenue Projections Compared with the Previous Approved
EastLake Commercial and Residential Land Use
The Medical Center would generate some sales tax directly, and probably a
substantial amount of sales tax indirectly since most of these medical
centers have a demand for restaurants and other commercial outlets nearby.
Since this would be adjacent to the EastLake commercial center, it should
enhance the earlier development of that commercial property. Initially,
there will be property tax revenue to the City, although ultimately that
will be removed since Kaiser is a non-profit organization and, when the
hospital becomes operational, then the property will come off the property
tax rolls. The City's fiscal analysis, however, still indicates that
there will be a fiscal benefit to the City since more than making up for
the lost property tax, is the increased utility users tax which Kaiser
will be paying compared to the land use (residential and some commercial)
that was originally approved for this land.
III. Development Agreement Deal Points
A. Benefits to the City
1. Payment to the City's General Fund in July 1992 of $1,200,000. This
money can be used by the City to support programs and/or build
capital facilities that serve health and human services' needs (the
mission of Kaiser), such as support of the City's Literacy Team, the
Nature Interpret i ve Center, the Sen ior Informat i on and Referra 1
Center, etc. 1
2. At buildout, the 439 bed hospital and 485,000 square feet of medical
office would provide about 4,000 jobs.
3. Kaiser would commit to conduct extra local area recruitments to help
stimulate Chula Vista residents being employed at Kaiser.
4. While not committing to construct a child care center at Kaiser,
EastLake has indicated that escrow is now open for acquisition of
property providing a child care center at the business park.
lThe initial offer by Kaiser was a $1 million payment to the City to be paid upon
the issuance of a building permit for Phase 1, anticipated to be in December
1993. After some negotiation this position by Kaiser was changed to $1,200,000
effective December 1993. After even further negotiation, this offer was modified
to $1,200,000 to be paid when the development agreement becomes effectively,
likely sometime this summer. The intent of this money is not for development of
new and expanded programs but to support those efforts which meet health and
human services needs that are currently ongoing City expenses, which can then
displace General Fund money which can then be used for other General Fund
purposes.
B. Benefits to Kaiser
1. Vesting of project land uses and intensities for the term of the
agreement.
2. A guarantee that traffic trips in the eastern territories before the
Interim 125 facility is built, are available to complete all but a
portion of three phases of the Kaiser project. This would be
accomplished as follows:
a. An aqreement wi 11 be entered into, whereby EastLake wi 11 agree
to not obtain building permits with respect to development for
a portion of the second phase of their commercial center. In
effect, EastLake would "loan" trips for which they have
"approved project" status in the City's transportation phasing
plan, to Kaiser. In turn, the City would recognize and
accept the agreement so Kaiser can use these trips to
guarantee that most of their project has "approved project"
status.
b. The City would agree to conduct a traffic stud v which would
identify the amount of traffic capacitv, if any, in the
existing roadway system, which has not been previously
allocated to "approved projects". To the extent that such a
study reveals that any extra capacity exists, the City would
allocate a "fair" percentage of such traffic capacity to
EastLake under their agreement with Kaiser. What is "fair" is
left to the discretion of the City.
c. To the extent Kaiser submits a traffic studv during the next
few years establishing that the actual traffic qenerated bv
the first two phases of its proposed development in EastLake
is less than that predicted by the traffic model utilized for
the EIR, then the difference will be paid back to EastLake
under the agreement between EastLake and Kaiser.
d. To the extent that additional traffic capacitv is created by
construction of Interim State Route 125, such additional
capacity shall be allocated first to EastLake in connection
with the agreement. In no case would the return of such trips
back to EastLake for "approved project" status be greater than
what was "loaned" to Kaiser initially. In addition, this
vesting language in the development agreement would be
clarified to ensure consistency with City threshold standards
would always be maintained.
3. Limitation on Fees to be paid by Kaiser
a. In addition to a guarantee to be able to finish all three
phases of this project, as it relates to traffic capacity,
Kaiser also desires to limit its new fee obliqation. What is
proposed is that Kaiser's fees would be limited to those in
effect today, subject to the increase in those fees to the
extent that they are increased on a community-wide basis. It
is also subject to the fact that even though it is expected
that Phase 1 and 2 will be completed prior to the initiation
of Interim 125, the transportation development impact fees
that would be aqped for SR 125 will apply to Phase 3 of the
Kaiser proposal.
The only condition which staff found acceptable to enable
Kaiser to "freeze" their transportation DIF fees would be for
Ka i ser to pay them in advance. Thus, Ka i ser wou 1 d prepay
their DIF fees in order to satisfy that obligation now, and
not be subject to future increases in transportation DIF fees.
b. It is also proposed that transportation development impact
fees can be paid by Kaiser in part by using EastLake DIF
credits, which have already been paid to the City, subject to
an agreement between Ka i ser and EastLake, whereby EastLake
transfers those cred its to Ka i ser. Current ly EastLake has
paid transportation development impact fees to the City of
over $3 million in excess of what otherwise would be required.
These credits would be transferred under an agreement between
Kaiser and EastLake to Kaiser, which would use these credits
to pay for their development impact fees for Phases 1 and 2.
It is agreed that to the extent that actual facilities that
are part of the DIF budget are needed to be constructed up-
front by Kaiser, they will undertake that construction and the
cost of that work wi 11 be deducted from their DIF fee
obligation. This is the same policy as would apply to other
developers in the City.
ZIt is proposed that a finding be made under the transportation development
impact fee ordinance that the transportation DIF will be based upon the number
of trips per acre for hospitals. Currently, commercial acreage has a generation
factor of 300 to 400 trips per day. It is proposed that the Kaiser development
be based on 650 trips per acre per day. This will generate a transportation DIF
obligation for all three phases of approximately $6 million. Even though this
is substantially greater than what the approved land use for this property is
currently ($1.2 million transportation DIF fees would be paid under the current
plan), it is still satisfactory from Kaiser's perspective. This is a significant
addition to the transportation DIF fund. It should be remembered, on the other
hand, that Kaiser will be generating more traffic over a 24 hour period than
other uses. Most of this additional traffic, however, will be during off-peak
periods due to the 24 hour nature of the Kaiser operation.
IV. Conclusion
In conclusion, the Kaiser Medical Project will significantly increase
employment opportunities, provide more revenue than the previous project,
and provide significant extraordinary benefit to the City of $1.2 million.
In exchange, the City protects the Kaiser Land Use Approval, agrees to let
them use "unused" EastLake transportation capacity, to the degree it
exists, and protects them against unknown potential future fees and limits
DIF increases for Phases 1 and 2 re SR 125. The City, as noted though,
receipts $6 million in DIF payments versus $1.2 million for the previously
approved project.
JDG:mab
kaiserinfo
EastLake f SPA Ptan Amendment
TARLE 2-4
Kaiser Permanente Chula \1sta Medical Center Statistics
PHASE SIZEl CONSTRUCTION SCHEDULE
Start Finish
PHASE 1
MedicallDd Administrative Offices 270,000 sf 1993 1995
Central Plant 25,000 sf 1993 1995
Parking Structure 1,200 spaces 1993 1995
Surface Parking 200 spaces
PHASE 2
'127 Bed Hospital Building 505,000 sf 1994 1997
(6 levels plus basement)
Parking Structure 1,700 spaces 1996 1997
Surface Parking 100 spaces
PHASE 3
212 Bcd Hospital Building 315,000 sf To be determined
based on demand
Medical and Administrative Offices 215,000 sf
Central Plant Addition 10,000 sf
I Parking Structure 3,000 spaces
Surface Parking 250 spaces
I TOTAL DEVELOPMENT: 820,000 sf 439 Bed Hospital
485,000 sf Medical and Administrative
Offices
I 35,000 sf Central Plant
5,900 spaces Parking Structure
I 550 spaces Surface Parking
I 1 Approximate maximum development
sf . square feet
I Source: Kaiser Pennanente, 2/'J2 .
S Apnl ~. lW2 Z.24
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t11 PHASING/SITE DESIGN FOR
THE PROPOSED KAISER
1 PERMANENTE MEDICAL CENTER
_ LE1TIERI.McINTYRE AN~ ASSOCIATES
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PHASE. OJ
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PROPOSED
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SCALE: 1'. 30'
FIGURE
2-11
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