HomeMy WebLinkAboutAgenda Packet 1992/10/06
Tuesday, October 6, 1992
4:00 p.m.
"I declare under penalty of perJury that r Bill -
employed by the City of Chula Vista in the
Office of the City Clerk and that I posted
this Agenda/Notice on the Bulletin Board at
the Publ;c S rv'ces Building and at City Hall on
DATED, /&7 .;.2- SIGNED C f~- .. Council Chambers
V ~ Public Services Building
Regular Meetin~ of the City of Chula Vista City Council
CAll TO ORDER
1.
ROlJ, CAll:
Councilmembers Horton ~ Malcolm ~ Moore ~ Rindone _, and Mayor
Nader _
2. PLEDGE OF ALLEGIANCE TO THE FLAG. SILENf PRAYER
3.
APPROVAL OF MINUTES:
September 15, 1992, September 21, 1992 (Special Meeting), and
September 22, 1992.
4. SPECIAL ORDERS OF THE DAY:
a. Oath of Office: Economic Development Commission. Ex-Officio Members - Kenneth M.
Clark, Douglas G. Fuller, Brene Patrick, Arthur O. Sellgren, and Charles E. Sutherland.
b. Presentation of Recognition: A plaque and a hand carved seal of the City of lrapuato,
Mexico will be presented by International Friendship Commissioner Nancy Taboada to
Mayor Nader.
CONSENT CALENDAR
(Items 5 through 15)
The SUlff recommendations regarding the following items 1isted under the Consent CDlendm will be enJlI:Ud by the
Council by one motion witIwut discussion unless a Councilmembe:r, a member of the public or City SUlff requests
tJwt the item be pulled for discussion. If you wish to speak 011 one of these items, pkase fill out a "RequJ!st to
Speak Form" availabk in the lobby and submit it to the City Clerk prior to the meeting. (Compkte the green form
to speak in favor of the staff recommenda1iDn; compkte the pink form to speak in opposition to the staff
recommendation.) Items pulled from the Consent Cakndar will be discussed after Action Items and Boards and
Commission Recommendations. Items pulled by the public will be the first items of business.
5. WRITTEN COMMUMCATIONS:
a. Letter urging Council to consider the continued need to support and facilitate future
industrial development within Chula Vista. Penny Allen, Chair, Economic Development
Commission.
b. Letter appealing to Council to authorize payment of funds withheld from them by Hale
Construction contractor for the Marina View Park project - AB. Hoffart, General Manager,
Quick Crete Products Corp., P.O. Box 639, Norco, CA 91760. It is recommended that staff
be instructed to advise Quick Crete Products Corp. of the process that we can not pay them
directly at this time and keep them informed as the situation continues.
c. Letter protesting decision by the City's Parks & Recreation Department to levy a $150 fee
against the Community Hospital of Chula VISta (CHCV) for use of the Norman Park Senior
Center for a 15 week bridge marathon to raise funds for a scholanhip - William and Elena
Pierson, Co.Presidents, CHCV Auxiliary, 751 Medical Center Court, Chula Vista, CA 91911.
Agenda
-2-
October 6, 1992
d. Letter requesting endorsement of Proposition A - 112 cent sales tax to build and operate
criminal justice facilities in San Diego County - George Bailey, Supervisor, County of San
Diego.
6. ORDINANCE 2531 AMENDING SECI10N 2.30.060 OF 1HE CHULA VISTA MUNICIPAL CODE
TO STAGGER 1HE TERMS OF EX-OFFICIO MEMBERS OF 1HE ECONOMIC
DEVELOPMENT COMMISSION (first readinR:) - At the meeting of 9/22/92,
Council directed the City Attorney to prepare the necessary amendments
to that section of the ordinance creating and structuring the Economic
Development Commission to provide that General Ex-officio Members have
staggered terms. Staff recommends Council place the ordinance on first
reading. (City Attorney)
7.A RESOLUTION 16824 APPROVING CONTINUATION OF PUBUC OUTREACH CAMPAIGN IN
SUPPORT OF 1HE MANDATORY RECYCUNG ORDINANCE AND
APPROPRIATING FUNDS 1HEREFOR - Last Spring, staff hired a temporary,
part-time intern to assist in the initial implementation of the mandatory
enforcement program. Although participation in the residential curbside
recycling program has increased significantly, over 450 enforcement tags
have been left on residential trash receptacles. To assist with continued
outreach on recycling as well as to assist with promotion and enforcement
for additional phases of mandatory recycling, staff requests continued
funding of an intern for twelve hours a week through June 1993 and
additional promotional material development funding. Staff recommends
approval of the resolutions. (Administration) 4/5th's vote required.
B. RESOLUTION 16825 AMENDING FISCAL YEAR 1992-93 BUDGET TO ADD A TEMPORARY
POSITION IN UNCLASSIFIED SERVICE IN 1HE WASTE MANAGEMENT
AND RECYCUNG UNIT AND APPROPRIATING FUNDS 1HEREFOR - 4/5th's
vote required.
8. RESOLUTION 16826 ADOPTING 1HE URBAN SEARCH AND RESCUE TASK FORCE
MEMORANDUM OF AGREEMENT - The Agreement provides for the
participation of trained personnel from the Fire Department in the Urban
Search and Rescue Program in the event a disaster may arise requiring
heavy rescue. Staff recommends approval of the resolution. (Fire Chief)
9. RESOLUTION 16827 AMENDING RESOLUTION 16625 OF 1HE CITY OF CHULA VISTA TO
AUlliORIZE 1HE ISSUANCE AND SALE OF NOT TO EXCEED
$250,000,000 AGGREGATE PRINCIPAL AMOUNT OF INDUSTRIAL
DEVELOPMENT REVENUE BONDS TO FINANCE OR REFINANCE COSTS
OF CERTAIN GAS AND ELECTRIC FACIUTIES FOR SAN DIEGO GAS AND
ELECTRIC COMPANY AND AUlliORIZING AND APPROVING RELATED
MATTERS - On 5/19192, Council authorized the issuance and sale of
$100,000,000 principal amount of revenue bonds on behalf of SDG&E.
The purpose of this resolution is to increase the authorized amount to
$250,000,000 and make minor adjustments to the previously approved
Indenture of Trust and Loan Agreement. Staff recommends approval of the
resolution. (Director of Finance)
Agenda
-3-
October 6, 1992
10. RESOLUTION 16828 ADOPTING GOAIS AND OBJECl1VES FOR SOUTI-I COUNlY ISLANDS'
LOCAL COASTAL PLAN AMENDMENf - The South County Islands have not
been incorporated into the existing Chula Vista certified LCP. As a result,
the City does not have Coastal Development Permit jurisdiction over the
properties. The Coastal Commission issues permits for those land areas
based on the County and City of San Diego certified LCPs. To obtain
permit authority, the City will need to process an LCP amendment to
include the Islands into the existing certified LCP. As the first step toward
gaining permit authority over the Islands, the City hired a consultant to
develop goals and objectives for the planning process and identify planning
issues on each site. The goals, objectives and issues were completed and
are being presented for Council approval. In addition, an outline of work
to develop a Land Use Plan for the South County Islands is submitted for
Council consideration. Staff recommends approval of the resolution.
(Director of Community Development)
11. RESOLUTION 16829 AMENDING FISCAL YEAR 1992-93 BUDGET, PROVIDING FOR AN
UNEMPLOYMENT INSURANCE TRUST FUND APPROPRIATION TO THE
UNEMPLOYMENT INSURANCE ACCOUNT - Unemployment insurance bills
are due and payable at the end of each quarter. The Unemployment
Insurance Trust Fund is specifically earmarked to pay for unemployment
claims. Staff recommends approval of the resolution. (Director of
Personnel) 4/5th's vote required.
12. RESOLUTION 16830 APPROVING THE SECOND AMENDMENf TO AN AGREEMENf WIrn
WILLDAN ASSOCIATES FOR ASSESSMENf ENGINEER1NG SERVICES
RENDERED FOR OTAYVALIEl ROAD ASSESSMENf DISTRICT NUMBER
90-2 AND OTAY RIO BUSINESS PARK, PHASE 1 ASSESSMENf DISTRICT
NUMBER 89-3, AND AUTI-lORIZING THE MAYOR TO EXECUTE SAID
AMENDMENf - On 5/22/90, Council approved an agreement with Willdan
Associates for consulting services as Assessment Engineer for Otay Valley
Road Assessment District Number 90-2 and Otay Rio Business Park
Assessment District Number 89-3. This item is to consider approval of the
second amendment to the agreement for an increased scope of work and
an increase in the amount of compensation, a portion to be contingent
upon successful sale of bonds for Assessment District Number 90-2. Staff
recommends approval of the resolution. (Director of Public Works and
Director of Community Development)
13. RESOLUTION 16831 DIRECTING STAFF TO NEGOTIATE AN ACQillSmON AGREEMENf
PROVIDING FOR PAYMENT OF ONE AND ONE-HALF PERCENT
ORIGINATION CHARGE FOR ASSESSMENf DISTRICT NUMBER 92-1 AND
AUTI-lORIZING THE OTY TO PAY EASTLAKE DEVELOPMENf COMPANY
IN FOUR INSTALLMENfS - An origination charge of one percent is
applicable for use of assessment district financing. However, EastLake
Development Company has requested accelerated progress payments on
Assessment District 92-1 and agreed to pay an origination charge of one
and one-half percent in exchange for those additional payments. Staff
recommends approval of the resolution. (Director of Public Works)
Agenda
-4-
October 6, 1992
14. RESOLUTION 16832 APPROVING FINAL MAP FOR TI-ffi RESUBDMSION OF WTS 2, 5, AND 12
OF MAP 12757, CHULA VISTA TRACT 89-14, SANIBELLE - On 12/4/90, by
Council approved a final map (Map 12757) and associated improvement
agreement for Sanibelle. The developer has processed a new final map
resubdividing lots 2, 5 and 12 of that map under Tentative Map 89.14.
This new map will create three additional lots for financing purposes but
no additional condominium units. The final map is now before Council for
approval. Staff recommends approval of the resolution. (Director of Public
Works)
15. RESOLUTION 16833 ADOPTING 1992 REGIONAL STANDARD DRAWINGS AND STANDARD
SPECIFICATIONS - Council adopted the 1988 San Diego Area Regional
Standard Drawings and Standard Specifications on 3/13/90. These
documents are revised every three years by the Regional Standards
Committee. The 1992 Regional Standard Drawings and Standard
Specifications are now available and it is appropriate for the City to adopt
them. Staff has also revised the City's documents which accompany the
Regional Standard Drawings and Standard Specifications. Staff
recommends approval of the resolution. (Director of Public Works)
* * END OF CONSENT CALENDAR * *
PUBUC HEARINGS AND RELATED RESOLUTIONS AND ORDINANCES
The following iwns have been advertised and/or posted as publit: hearings as required by 1JJw. If you wish 10 speak
10 any item, please fill out the "&quest 10 Speak Form" avaiIJJb1e in the lobby and submit it 10 the City C/erk prior
10 the meeting. (Complete the green form 10 speak in favor of the staff reamrmendation; complete the pink form
10 speak in opposition 10 the staff recommenIiJltio) Comments are limited 10 five minutes per individuaL
16.
PUBUC HEARING
PCS-92-02: CONSIDERATION OF A TENTATIVE MAP FOR SALT CREEK
RANCH, CHULA VISTA TRACT 92-02, TIIE BALDWIN COMPANY - The
tentative subdivision map known as Salt Creek Ranch, Tract 92-02, to
subdivides 1197.4 acres into residential lots accommodating approximately
2,100 single family dwelling units and 509 multiple family dwelling units,
two elementary school sites, two park sites, a fire station site and
approximately 432 acres of open space. Staff recommends approval of the
resolution. (Director of Planning)
RESOLUTION 16834 RECERTIFYING FINAL SUPPLEMENTAL ENVIRONMENTAL IMPACT
REPORT (FSEIR) 91-03 (SCH #89(92721), APPROVING TIIE TENTATIVE
SUBDMSION MAP FOR SALT CREEK RANCH, CHULA VISTA TRACT 92-02
AND MAKING TIIE NECESSARY FINDINGS, AND READOPTING TIIE
STATEMENT OF OVERRIDING CONSIDERATIONS AND TIIE MITIGATION
MONITORING PROGRAM FOR TIIE FSElR
Agenda
-5-
October 6, 1992
ORAL COMMUNICATIONS
This is an opportunity for the general public to address the City Council on any subject TTUJ1teT within the Council's
jurisdiction tIuJJ is not an item on this agenda. (State law, however, generally prohibits the City Council from
taking action 011 any issues not iru:luded 011 the posted agenda.) If you wish to address the Council on such a
subject, pkase complete the yeUow "&quest to Speak Under Oral Communications Form" avaiJobk in the lobby
and submit it to the City CInk prior to the meeting. Those who wish to speak, pkase give your name and address
for record purposes and foUow up action. Your tinu! is IimiJed to three mUwtes per speaker.
BOARD AND COMMISSION RECOMMENDATIONS
This is the tinu! the City Council will consider items whil:h have been forwarded to them for consideration by one
of the City's Boards, Commissions and/or Committees.
17.
REPORT
DRAFf PERMIT STREAMUNING WORKPLAN AND IMPLEMENTATION
SCHEDULE - In August 1991, the Economic Development Commission
(EDC) established a subcommittee to develop recommendations to
streamline the City's development review process in order to create a user
friendly environment for business development. The subcommittee met for
seven months and identified 25 specific recommendations which were
approved by the EDC and submitted to Council on 6/9/92. Council
provided direction on certain recommendations and instructed the EDC to
work with staff to bring back an implementation program. Staff
recommends Council: (1) consider the EDe's "Draft Workplan and
Implementation Schedule" pertaining to their permit streamlining
recommendations; (2) provide feedback to the EDC; and (3) direct staff
and the EDC to return with a resolution approving a final (detailed)
workplan and schedule. (Director of Community Development)
ArnON ITEMS
The items listed in this section of the agenda are expected to elicit substantial discussions and deliberations by the
Council, stoff, or members of the general public. The items will be considered iIuJividua11y by the Council and stIljJ
recommendations may in certain cases be presented in the a1temative. Those who wish to speak, pkase fiH out
a "&quest to Speak" form avaiJobk in the lobby and submit it to the City Clerk prior to the meeting. Public
commenlS are IimiJed to five minutes.
18. RESOLUTION 16835 AMENDING THE ENVIRONMENTAL REVIEW PROCEDURES OF THE OlY
OF CHULA VISTA TO PERMIT THE 01Y COUNOL TO ESTABUSH THE
PUBUC REVIEW PERIOD AND TO CONDUCT, AT 11iEIR OPTION, PUBUC
HEARINGS ON DRAFf ElRS - At the Joint Meeting of the Council and the
Board of Supervisors on 9/24/92, the Board of Supervisors recognized the
authority of the City of Chula Vista to set the public review period for the
Draft EIR on the Dtay Ranch Project and deferred to Council to set said
period. Thereupon, Council directed staff to prepare changes to the City's
local environmental review guidelines ("Local Guidelines") that would
allow Council the right to set public review periods and to place a
resolution approving said changes on the Council's agenda. Staff
recommends: (1) approval of the resolution; (2) defer exercising either
power until the Joint Meeting with the Planning Commission is held on
10/12/92; and (3) continue to the meeting of 10/12/92 at 6:00 p.m. (City
Attorney)
Agenda
-6-
October 6, 1992
ITEMS PULLED FROM TIlE CONSENT CALENDAR
This is the time the CiIy Council will discuss items which have been removed from the Consent Calendl1r. Agenda
items pulled at the request of the publU: will be considned prior to those pulled by Councilmembers. PublU:
c:ornments are limited to five mi1wtes per individual
OTHER BUSINESS
19. CIlYMANAGER'S REPORT(S)
a. Scheduling of meetings.
20. MAYOR'S REPORT(S)
a. Distribution of Port District reserves.
21. COUNCIL COMMENTS
Councilman Moore
a. Discussion/action regarding cancellation of 10/13/92 City Council meeting.
ADJOURNMENT
The City Council will meet in a closed session immediately following the Council meeting to discuss:
Pursuant to Government Code Section 54956.8 - Disposition of Property: Rancho del Rey Business
Center located on north side of East "H" Street between Ridgeback Road and Tierra Del Rey, Rancho
del Rey Partnership and RDR Business Center Limited (Owners).
Pending litigation pursuant to Government Code Section 54956.9(a) . Settlement of Otay Valley
Lawsuit - Siroonian vs. City of Chula Vista.
The meeting will adjourn to (a closed session and thence to) a Joint Meeting of the City Council and
Planning Commission on October 12, 1992 at 6:00 p.m. in the City Council Chambers and thence to the
Regular City Council Meeting on October 13, 1992 at 6:00 p.m. in the City Council Chambers.
A Regular Meeting of the Redevelopment Agency will be held immediately following the City Council
meeting.
October 2, 1992
FROM:
SUBJECT:
The Honorable Mayor and City councl~
Sid W. Morris, Assistant City Manager i
TO:
City Council Meeting of October 6, 1992
This will transmit the agenda and related materials for the regular City Council meeting of Tuesday,
October 6, 1992. Comments regarding the Written Communications are as foilows:
5a. This Is a letter from Penny Ailen, Chair of the Economic Development Commission, urging the
Council to consider the continued need to support and facilitate future Industrial development
within the City. The ongoing City Market Study will provide recommendations regarding the
need for future land use designations to accommodate industrial and commercial uses and
the OIay Ranch planning process presents opportunities for future business park locations.
IT IS RECOMMENDED THAT THE CITY COUNCil DIRECT STAFF TO COMMUNICATE
COUNCil'S CONTINUED SUPPORT AND INTENT TO VIGOROUSLY FACILITATE FUTURE
INDUSTRIAL DEVELOPMENT WITHIN CHULA VISTA AS IT HAS DONE IN THE PAST TO THE
ECONOMIC DEVELOPMENT COMMISSION.
5b. This Is a letter from Quick Crete Products Corp., requesting payment directly from the City of
Chula Vista for the material they furnished to Hale Construction on the Marina View Park
Project. Quick Crete Products is a subcontractor for Hale Construction, the contractor on the
City's Marina View Park project. They Indicate that they have filed a stop notice with the City
to have the City withhold the funds necessary to pay them. Hale Construction has had
several stop notices from subcontractors or material suppliers filed with the City. Hale
Construction Is also beyond the authorized completion date and is accruing liquidated
damages. Staff has been in communication with the bonding company on this problem, has
met with them on site, and is working with them to complete the project and make good all
outstanding stop notices. The City has withheld the disputed funds, as required by law, but
cannot pay any supplier directly at this time without jeopardizing the relationship with the
bonding company. IT IS THEREFORE RECOMMENOED THAT STAFF BE INSTRUCTED TO
ADVISE QUICK CRETE PRODUCTS OF THE PROCESS, THAT WE CANNOT PAY THEM
DIRECTLY AT THIS TIME AND THAT THEY Will BE KEPT INFORMED AS THE SITUATION
CONTINUES.
5c. This is a letter from the Chula Vista Community Hospital Auxiliary protesting the levying of a
$150 fee for use of Norman Park Center for a bridge marathon. The hospital Is a non-profit
organization and the fee was inadvertently assessed. Staff has notified them that the $150 fee
does not apply and there is no need for Council action. IT IS RECOMMENDED THAT THIS
lETTER BE FilED.
5d. This is a letter from Supervisor George Bailey requesting endorsement of Proposition A, a 1/2
cent sales tax to build and operate criminal justice facilities In San Diego County. IT IS
RECOMMENDED THAT THIS ITEM BE REFERRED TO STAFF FOR EVALUATION AND REPORT
BACK TO COUNCil, AFTER A MORE COMPLETE EVALUATION OF THE IMPACTS AND
BENEFITS OF THIS PROPOSITION.
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September 14, 1992
Mayor Tim Nader and Members of the Chula vista city Council
city of Chula vista
276 Fourth Avenue
Chula Vista, CA 91910
Dear Mayor and Councilmembers:
On August 5, 1992, the Chula vista Economic Development
Commission unanimously voted to communicate to you the
Commission's concern relating to the apparent lack of adequate
vacant land in Chula vista designated for future industrial
development. The Commission also wishes to express its
concern about the recent pattern of City rezonings from
industrial to commercial land uses. A number of such
rezonings have occurred in the past year and several more are
currently proposed.
Industrial development is vital to the establishment and
maintenance of a strong economic base. Industrial development
generally provides high paying jobs for the local residents
and results in significant investment in the community,
usually from outside sources.
The Commission urges the Council to consider the continued
need to support and facilitate future industrial development
within Chula vista. Although the current economic climate may
not be most favorable for new industrial development, the city
should not preclude future opportunities by failing to provide
the resources needed for industrial growth.
Sincerely,
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Penny All
Chair Wnlll 1!Ea..
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COMMUNICATIONS
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Re: Claim for payment - Marina View Park - Hale Construction Contractor
Amount of claim $12,712.08
We furnished precast concrete site furnishings on the above mentioned
project. Hale Construction had been paid for the material furnished
by us, however, he would not pay us claiming he had not been paid,
which was not the case. We subsequently filed a Stop Notice with the
City at which time funds were witheld from Hale Construction.
We have communicated with Mr. Dennis Davies and Mr. Marty Schmidt of
your engineering dept. and they are aware of the situation.
We, hereby, appeal to the City Council to authorize payment of the
funds witheld directly to us.
Sincerely,
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P.D. Box 639 . 741 W. Parkridge Ave. . Norco, CA 91760 . (714) 737-6240 . FAX (714} 737-7032
COMMUNITY
HOSPITAL OF
CHULA VISTA
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September 15, 1992
Chula Vista City Council
276 F Street
Chula Vista, CA 91910
Dear Members of the City Council:
We are writing to protest the recent decision by the city Parks & Recreation
Department to levy a $150 fee against the Community Hospital of Chula Vista
Auxiliary for use of the Norman Park Senior Center.
For the past several years, we have sponsored a weekly bridge marathon at
the senior center to raise funds for the scholarship our Auxiliary presents
each spring to a graduating senior in the Sweetwater School District. We have
very much appreciated the opportunity to use a room at the Center, and as a
token of this appreciation, we have been more than happy to give the Center
a $50 annual contribution.
However, we were very surprised to be informed that this year we will be
assessed a $10 weekly fee for the 15 weeks of the bridge marathon. Although
we recognize the city's need to raise revenues, a $150 fee seems both excessive
and unfair. All of the individuals involved in the bridge marathon are also
members of the Norman Center who have already paid dues to support the
operation of the building. Further, since our hospital Auxiliary is a nonprofit
organization, we have no means of raising the $150 other than to take it out
of funds received for the marathon - money that would otherwise be added
to our scholarship fund and awarded to a deserving Chula Vista studenl.
We object to this fee and respectfully ask the City Council to direct the Parks &
Recreation Department to rescind its decision. Thank you very much.
Sincerely,
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William and Elena Pierson
Co-Presidents, CHCV Auxiliary
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1:'11 fl..ledica! Center Court .
Chula Vista, CA 91911
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TODAY
PO BOX 232432
SAN DIEGO, CA 92193
(619) 544-1380
John Me Sweeny, Chairman
RodWalkins,Treasurer
Carlsbad Mayor "Bud" Lewis
Chula Vista Mayor Tim Nader
Coronado Mayor Mary Herron
William Cowling, II
Terry Churchill
Pat Crowell
Del Mar Mayor Rod Franklin
Ron Fuller
Dawson Douty
EI Cajon Mayor Joan Shoemaker
Anne Evans
Imperial Beach Mayor Mike Bixler
Keith Johnson
Mel Katz
La Mesa Mayor Art Madrid
Lemon Grove Mayor Brian Cochran
Bob Uchtsr
Mike Me Dade
Ed Meyar
National City Mayor George Walers
Barry Newman
David Nuffer
Oceanside Mayor Larry Bagley
TonyOtt
Sheriff Jim Roache
San Diego Police Chief Bob Burgrean
San Marcos Mayor Lee Thibadeau
Max Schetter
Solana Beach MayO!" Celina Olson
Supervisor George Bailey
Vista Mayor Gloria Me Clellan
{preliminary list)
Endorsements
San Diego Crime Commission
GrealerSan Diego
Chamber of Commerce
San Diegans, Inc
Deputy Sheriffs Association
San Diego Union Tribune
DailyCalilornian
United Way of San Diego
(preliminary list)
September 23, 1992
Honorable Tim Nader
Mayor
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 92010
Dear Tim:
Not a day goes by when we are not reminded about
the crisis facing Chula Vista's criminal justice
system. Our streets, parks, neighborhoods, schools
and business areas are riddled with increasing
incidents of criminal activity.
Despite rising demands, the City of Chula Vista's
law enforcement professionals have fewer resources
to fight back.
Having been in your position, I know the situation
well. Now, after serving almost eight years on the
Board of Supervisors, I have an even stronger
resolve to break loose the paralysis and inability
of our respective agencies to fight back.
The ability of your City's law enforcement
officials to combat crime is limited by the ability
of the County to lock criminals up and to get them
to trial so they can be punished. The Board of
Supervisor's commitment to beef up the criminal
justice agencies in the County (Sheriff, DA,
Courts, Indigent Defense, Probation, Marshall) is
reflected by the 58% increase in expenditures for
"public protection" programs over the past 5 years.
Over the same time period, unfortunately, the
County's general purpose revenues only grew by 34%.
Every year, deep and painful cuts in other County
programs have had to support our commitment to
improving the criminal justice system. For
example, this year, we scraped together barely
enough for 1/2 year funding to fully operate East
Mesa, but now are facing yet another fiscal crisis
from what could be over $46 million in lost State
revenue.
We simply can no longer hope for solutions which
are not there. More importantly, we cannot let the
crisis faced by our political institutions
jeopardize what little progress we have made in
strengthening our criminal justice agencies.
WRITTEN COMMUNICAT~O~;~5
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r' IJ I Paid for by Stop Crime Today" Yes On Prop A
...:;1 t:J( , Rod Watkins.Treasurer; I D # pending
Page 2
Proposition A clearly is the only answer and we
need it now. The revenue generated from this 1/2
cent sales tax will enable us to build and operate
essential criminal justice facilities throughout
the County. Equally important, Proposition A puts
revenues in your hands to beef up your City's law
enforcement, on whatever basis vou choose, using
your City's share of the portion dedicated to local
law enforcement purposes.
Finally, we will be able to put the teeth back into
our criminal justice system. The hard work of your
law enforcement officers will have an immediate
impact on the criminals.
Your help in successful passage of Proposition A is
essential. I ask that you calendar consideration
of your City Council's endorsement of Proposition A
as soon as possible. I have enclosed a copy of the
County's legislative action to place Proposition A
on the November ballot, County Counsel's Impartial
Analysis of the measure, ballot arguments filed and
a fact sheet concerning the measure for your use in
docketing this proposal. Please let me know when
the matter will be considered so a spokesperson for
the campaign can present further information.
On behalf of all Chula Vista residents who want the
ability to, once and for all, make our streets and
neighborhoods safe again, I thank you for your
assistance and commitment to help. Chula Vista's
future depends on our success.
Sincerely,
George Bailey
Supervisor
County of San Diego
5 r/"':2-
YES ON PROPOSITION A---INFORMATION BULLETIN FOR THE
CITY OF CHULA VISTA
CHULA VISTA voters are being encouraged to fight crime and keep the
criminals off the streets by voting for Proposition A on November
3rd.
THE PROBLEM: San Diego has a critical financial cr1S1S which is
threatening the welfare and safety of County residents. The reason
is that County government does not receive enough funding from the
State, and although efforts are being made in the courts to get
more local revenue, this problem will not be solved for many years.
The shortage of funds has kept the County and cities from providing
enough police officers and jails to insure the safety of you and
your family. This means that many criminals are free to prey on
Chula Vista's citizens knowing that they will not be punished.
There is a violent crime committed every three minutes in San
Diegolll There were over 165,000 criminal complaints filed last
year. The jails are so overcrowded that the crooks and muggers are
let go early, or not locked up at all.
THE SOLUTION: San Diego needs a new source of funding to pay for
more police and jails if we are going to get tough on crime and
crooks. For less than 90 cents a week, Proposition A will build
the jails and justice facilities, and pay for the police and staff
to operate them. When the needed facilities are built, the sales
tax will be cut in half to only 1/4 cent. A small price to pay for
safety.
Chula Vista will receive $1,393,900 every year to pay for new
police officers.
Why should Chula Vista citizens support Proposition A? Consider
these facts about crime in Chula Vista.
o The crime rate rose 15% over the past five years compared with
a Countywide average increase of 10%.
o The value of property stolen in 1991 was $19.2 million which
is a 43% increase over the past five years.
o In 1991, there were 52 rapes, 1266 houses robbed, and 2463
autos stolen from Chula Vista citizens.
o Over the past five years, robberies are up 60%, assaults by
31%, and motor vehicle thefts by 28%.
CBVISTA.A
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SO CNTY BRO OF SUPRVRS TEL Ho.619-557-4025
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Sep 10.92 11:16 Ho.OOl P.02
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ARGUMENT IN FAVOR OF PROPOSI~rON A
Why must. you a~ways ~ock the doors to your home and carZ Are you
afraid to use neiqllborhood parks Ilt niqhl:1 Wl1y llIust you worry when
your kids leave home1 Why are you afraid to walk the streets1
Eecause VOll know thaI: crime ~avs in San DieQol
In ~991, a serious crime like murder, rape or robbery was committed
in San Diego County every three minutes. One household in si~ was
burglarhed or had a vehicle stolen. ~ More than $300 lnillion in
property was stolen from San Diego residents last year.
Why? Because thousands of criminal, thieves and muggers, know they
won't go to jail .if they are caught. our jai~s have no more room:
PROPOSITION ~ will hire mora police throughout the county. and will
build new jails for more than 4,000 criminals. Money will also be
available for community crime prevention to help combat drugs and
other local problems.
PROPOSITION A will build courts to eliminate delays. Funds wilL
also be used to help operate new jail and court facilities.
A 1/2 cent increase in the sales tax is a small price to pay for a
safe community. A sales tax is fair because everyone pays,
including tourists. Those with limited incomes pay less. And when
the facilities are completed, the tax MUST BE CUT IN HALF -- down
to only 1/4 cent. Those funds will be used to continua maintenance
and operations.
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For pennies a day per citizen, criminals will be taken ott the
streets and out ot our neighborhoods.
Your vote will make the difference. PROPoSITION A requires a 2/3
vote to win approval so it requires a "YES" vote from nearly
everyone.
Protect yourself, your loved ones, friends and neighbors.
STOP CRIHE TODAY
VOTE "YES" ON PROPOSITION A!
JIM ROACHE, SHERH'~'
SAN DIEGO COUNTY
GEORGE BAILEY, CHAIRMAN
COUNTY BOARD OF SUPERVISORS
BOB BURGREEN, CHIEF OF POLICE
CITY OF SAN DIEGO
Qt'
MEL :KATZ, CHAIRMAN
GREATER SAN DIEGO CHAMBER
CmlMERCE
~DWARD B. MEYER, Co-EXEC. DIRECTOR
SAN DIEGO CRIME COMMISSION
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l RECEIYED ~9/1~ 11:25 1992 AT (619) 23q-Q571 PAGE q (PRINTED PAGE
SD CHTY BRD OF SUPRVRS TEL No.619-557-4025
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Sep 10,92 11:16 No.OOl P.04
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ARGUMENT AGAINST PROPOSITION A
VOTE "NO" ON THIS PROPOSED SALES TAX INCREASE
Thb proposition is badly flawed for a number of reasons.
Pint, there is no specific price tag on the cost of the: proposed courts, jails and other faci1itie&.
'This measure would give the County Board of Supervisors a virtual "blank chcck" to spend huge
amounts of )'O!ll' lax dollars. Bec:ause there is no sun~ provision. the :Board of Supervisors
could spend practically any amount forthll prDpOse4 facilities, -
Socond, :25 % of the proposed taX would go to openting the: new and existine county criminal
justice facilities. This would allow the Board of Supervisors \0 freeze current spendiog for
existing crlmirull justice facilities, and allocate future increases in current revcnUelllo other
bureaucratic putposes. In essence, this WIounts to a bugeperrnanenUJIX iocrea~ for non
criminal justice related activities. Thec:ounty needs to.wdre$' its budget priorities in a forthright
manner, not engage ~n political :ili~t of hand.
Third,25% of the proposed laX increase would go to 1QC3llaw enforcement and crime-
prevention activities and projccU".This vague wording means that this permanent tax: increase
could go to virtually any bureauCI3tic PlJrP.Ose, not specifically to improved police protcction.
. And again, e:cistlltg police and criminal justlce expenditureS in \be County:md in the eighteen
cities could llctu:lily be frozen. The new t!X could merely be substituted for future police
expenditures. .
There is a.1egitimale need for more courts, jails and police in San DIego County, but this
proposition is nqt the way to address wt need. It will raise taxes unnecessarily, and inevitably
lcacrto un~ted bureaucratic growth. '
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VOTE "NO" ONPROPOSlTION "A"
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IRllY R. Mct'1ICllAEL, PreSident
San Oi<>go CoUl'lty Taxpavers I\Ssociatioo
OIANNE JNXE, Iloard Merroer
~"-"l Diego O:lunty Ta><payers /lssociation
ora< lUDEH
Choi=n Emeritus
san Diego Liberteo.<-.LaU Porty
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[ RECEIVED ~9/1~ 11:26 1992 AT (619) 23~-~571 PASE 5 (PRINTED PASS 5)]
SO CNTY BRD OF SUPRVRS TEL Ho.619-SS7-402S Sep '10,92 11:16 No.OOl P.OS
REBUTTAL RESPONSE TO NO ON PROPOSITION A
aUILDING NEW JAILS. ,HIRING PEACE OFFICERS.
VOTING "YES" ON PROPOSITION A GUARANTEES BETTER PROTECTION
AND A TAX REDUCTION ONCE THE JOB IS DONE!
Public safety costs have outstripped County resources. The County cannot
keep cutting services for seniors or children, or closing more parks to
operate jails.
pROPOSITION A lets ~ say which projects to build. Your vote ~aranteAs
4,000 new jail beds, more peace officers, and better courts.
PROPOSITION A is for criminal justice purposes and cannot be diverted to
anvthinq ..lse.
PROPOSITION Jl. will automatically be reduced once the needed proj ects are
built. Your vote ou~rantees a tax break while criminals get a tough braaX.
PROPOSITION Jl. insures correct spending priorities: YOUR SAFETY FIRST. Your
vote quarantees every dollar must be spent on'protecting you, your family and
neighborhood. At last, you 'can tell government what to do, not the other way
around.
PROPOSITION A will help operate the tacilities it builds. Any other course
is irrespomdl>).e.
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PROPOSITION A is the only way a struggling county can protect you. With the
County cutting needed services in a fiscal crisis, PROPOSITION A auarantees
enough funds will be available to meet the criminal crisis.
Freedom isn't free; neither is improved public safety.
"good" tax, PROPOSITION A is it. Ana a 1/2 cent sales
to accomplish so much.
If ever there was a
tax Is a small price
VOT]:; "YES" :FOR YOUR OWN SAFETY
VOTE "Yr;S" TO PUT CRIMINALS :BEllIND'BARS
VOTE "YES" oN PROPOSITION A -- STOP CRIME TODAY
Robert Jean LichLer
Past Presiden~, San Diego county Taxpayers Association
Chairman, San Diegans, Inc.
Barry Newman
Past President, San Diego County Taxpayars Association
Chairman, San Diego county Finance Review Panel
David l'Iurrer
Chair Elect, Greater San Diego Chamber of Commerce
Arthur Aronson, M.D.
Director and Chair, Victims Action League
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SD CNTY BRD OF SUPRVRS TEL No.619-SS7-402S
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Sep 10.92 l1:H
Yuu always lurk //Ie drJort to your IIi/me alld rar because elecred officials III San Dieg
spend ,our lax tW({ars p" bureauCtlUic Cro 'Nih, not /a II' /lnforcement.
ITEM:
ITEM:
ITEM:
ITEM:
ITEM:
Cuunty sup~rvjsm:s increllSCd bureaucratic 5ulurit:S amI bcncJjt e~pen~ {run:
milliun to $732 million In the t:UI [~aJ )'l'ur. Thai $13 milllun incrense Inel
5 new sIVorn dcputi!;lj fur Ihc unlneurpOta1c\llllCl3 Ql 111.: county.
"r;stimalci.!" C~15 fur the Jlrupu~d cuurthuus<: run as hi~!1 as S500 million.
Am~ric~ Pluzu To......:r 'deluxc urnc~ tUwct),tht: KuIl CC~ICt (dC!UXll Ofl1Cll k
Ih..: HlIleralll Shapcry C.:nter (lIdux.: ofJ'iL'c lllwer & hotel) logclhc~ cosl abot
llIiUiun. ThaI is $275 million ~ than thc cslimatcu courLhOWic CLllll. Poc~
ll<:ClIl reasonable?
Many citics. d~spite ha\.'jil~ larger Il1unidpal budgcls ~.\.~ no: j:;crcascd the -
uf swum law ecfurcclllem oflicers. SUIUll cities bave uClually cut poliCl.l Slllt
Shouldn'l bud gilt p(joritills_bll chans~d bllfoCl! increOlSing lues'!
--- Thu';- is iU~di;g in thc currenl counly budget for a communications facility.
Shouldn'l this facility be pUI on:lio~ befure a n~w 'corrununicaljuJlS complt;x
(estimated cost $50 million) is buill? -
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Thll estimaled Cllst for lh~ Easl Mesa Phaxe n jail is 550 mlllion. This could:
[undell fwm curreOI n:vcnu.;s. [1' Ihe Supervisurs stI appropriate priorities.
. von: "NO" ON PROPOSITro:.; .~
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TeI/"decrd offidalJ you W(l1l1 JIlore cops, CI)~rlS C11Id jails. /wt more Ir.ues.
Dick Rider
Chair Emaritus, San Di~go Libertarian ~arty
Harvin Simmin -.
Chair, San Di~go Libertacian Party
Irby R. McMichael
President, San Diego COllnty Taxpayers Association
Dianne Jacob
Board Member, San Diego Taxpayers Assoe:1aclon
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ORDINANCE NO.
(NEW SERIES)
42
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AN ORDINANCE ADDING CHAPTER 1.5 (COMMENCING WITH
SECTION 22.150) TO DIVISION 2 OF THE SAN DIEGO
COUNTY CODE OF REGULATORY ORDINANCES RELATING TO THE
FINANCING OF SAN DIEGO COUNTY JUSTICE-RELATED FACILITIES,
LAW ENFORCEMENT AND CRIME PREVENTION,
IMPOSING A COUNTYWIDE RETAIL TRANSACTIONS AND USE TAX, AND
INCREASING THE COUNTY CONSTITUTIONAL APPROPRIATIONS LIMIT
The Board of supe=visors of the County of San Diego ordains
as follows:
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SECTION 1. Chapter 1.5 (commencing with section 22.150) is
hereby added to the county Code of Regulatory Ordinances to read
as follows:
CHAPTER 1.5
S&~ DIEGO COUNTY JUSTICE-RELATED FACILITIES,
LAW ENFORCEMENT AND CRIME PREVENTION FINfu~C!NG ORDINANCE
Sec. 22.150. PURPOSE AND INTENT
The County of San Diego as a regional government is required
to provide justice-related facilities such as courts and jails
for the people of the county of San Diego in order to promote
their health, safety, and welfare. The overcrowding of existing
regional justice-related facilities impedes the administration of
justice and endangers society by the release' of persons due to a
lack of facilities to confine them. Law enforcement and crime
prevention are so inadequately funded so as to endanger the
safety of persons and property in San Diego County. The county
of San Diego is also authorized to fund law enforcement and crime
prevention programs. The purpose of this Ordinance is to
implement State law allowing the voters to decide upon a one half
of one percent (1/2%) countywide retail transactions and use tax.
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The proceeds of the tax will be used to finance justice-related
facilities such as courts and jails and related matters, and law
enforcement and crime prevention activities and projects.
Hereinafter, "retail transactions and use tax" shall be referred
to as "sales tax."
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Sec. 22.151. COUNTYWIDE SALES TAX
In addition to any other taxes authorized by law, on the
operative date of this Ordinance there is hereby imposed in the
incorporated and unincorporated territory of the County of San
Diego, in accordance with chapter 2.7 (co~~encing with
9 7286.30) of part 1.7 of division 2 of the Revenue and Taxation
Code, a sales tax at the rate of one-half of one percent (1/2%)
in addition to any existing ~r future authorized state or local
sales tax or transactions and use tax.
Sec. 22.152 EXPENDITu~ PLAN
(a) Activities and projects financed .ith revenues
generated by the sales tax authorized by this Ordinance shall be
limited to the provision, construction, and cperation of justice-
related facilities, the funding of law enforc~ent and prevention
activities and programs, the costs incurred by the county to
conduct the election authorized by Section 7285.32, and the costs
of any legal actions related to the sales tax.
(b) The County of San Diego shall contract with the State
Board of Equalization to perform all functions incident to the
administration and operation of this Ordinance, including the
collection of the additional sales tax imposed by this Ordinance.
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(c) After deduction of expenses referred to in subsections
(a) and (b) above, the revenues of the sales tax shall be
allocated as follows:
1. 50 % of available revenues for the provision and
construction of the following County justice-
related facilities:
East Mesa Detent~on Facility,
Central Booking,
Downtown Court,
Nort::. c.=1...~:-:ty Cct:.=t /
Juvenile Dependency,
small Claims & Traffic,
East County Regional Center Expansion,
South Bay Regional Center Expansion,
Regional Crime Lab,
Regional Emergency Communications Complex;
2. 25 % of available revenues for operating expenses
of new and existing County justice-related
facilities;
3. 25 % of available revenues for local law
enforcement and crime prevention activities and
programs. These revenues shall be allocated to
the County for the unincorporated area of the
County and to the cities within the County on a
per capita basis. The allocation proportions
shall be determined annually ty the Auditor and
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Controller of the county of San Diego.
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Distributions of revenue shall be made quarterly.
Sec. 22.153.
EFFECTIVE AND OPERATIVE DATES
(a) This Ordinance shall take effect 48 hours subsequen~ to
the closing time of the polls on the day of the election at which
the proposition is approved by the voters.
(b) The provisions of this ordinance shall become operative
,
on the first day of the first calendar quarter commencing more
than 110 days after the Ordinance takes effect.
(cl Any reduction in the sales tax rate authorized by the
Board of supervisors pursuant to this Ordinance shall become
operative on the first day of the first calendar quarter
beginning 110 days or more after the Board's action authorizing
the reduction.
Sec. 22.154. REDUCTION OF THE SALES TAX AND SPECIAL FUND
(a) The Board of supervisors shall reduce the sales tax
rate to one-quarter of one percent (1/4%), upon determination by
the Board of supervisors that sufficient revenue has been
collected from the sales tax, together with any revenue from the
case of Rider v. County of San Diego referred to below, to pay
for the obligations incurred under this Ordinance for the
provision and construction of justice-related facilities. The
available revenues from the reduced sales tax rate shall be
allocated as follows:
(1) 50% of ~vailable revenues for cperating expenses
of new and existing county justice-related facilities;
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(2)
50% of available revenues for local law
42
enforcement and crime prevention activities and
programs. These revenues shall be allocated to the
County for the unincorporated area of the County and to
the cities within the County on a per capita basis.
The allocation proportions shall be determined annually
by the Auditor and Controller of the County of San
,
Diego. Distributions of revenue shall be made
quarterly.
(b) Any revenue made available to the County of San Dieqo
as a result of a final judicial decision in the case of Rider v.
County of San Diego for the provision and construction of the
specific facilities authorized under this Ordinance shall be used
to fund those specific facilities.
(c) The sales tax revenues shall be deposited in a special
fund and used solely for the purposes authorized by this
Ordinance.
Sec. 22.155.
VOTER APPROVAL REQUIREMEN~
(a) Except as provided in subdivision (b) of this section,
the voter approval requirement for this Ordinance is two-thirds
vote of the qualified voters of the county voting on the measure
at the election held on November 3, 1992.
(b) In the event a constitutional amendment is submitted to
the people of the State of California at the election held on
November 3, 1992 to permit the imposition of a special tax with
the approval of a majority of the qualified voters of the County
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voting on the measure, and such amendment is approved, then the
voter approval requirement for this Ordinance shall be a majority
of the qualified voters of the county voting on the measure at
the election held on November 3, 1992.
Sec. 22.156
The additional funds provided by this Ordinance are to
supplement existing local revenues b~ing used for the purposes
funded by this Ordinance.
Sec. 22.157. INCREASE IN APPROPRIATIONS LIMIT
The apprcpriations li~it i~;OS2d C~ t~e Ccu~ty of Sa~ Diego
by Article XIII B of the California constitution is hereby
increased by the amount of taxes generated by the sales tax
imposed by this Ordinance for the next four fiscal years
following the operative date of this ordinance.
Sec. 22.158. IMPLEMENTING ORDINANCES
Upon approval of this Ordinance by the voters, the Board of
supervisors shall enact such other ordinances and take such other
actions as may be necessary for the implementation of this
ordinance and the collection of the sales tax authorized by this
ordinance.
Sec. 22.159.
k'1ENDMENTS
This Ordinance may be amended or repealed by an ordinance
that becomes effective only when approved by the legally required
vote of the qualified electors voting at a special election
called by the Board or Supervisors for such pu=pose.
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Sec. 22.160.
SEVERABILITY
If any section, part, clause or phrase of this Ordinance is
for any reason held invalid or unconstitutional, the remaining
portion shall not be affected but shall remain in full force and
effect.
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No. 92-278
WEDNESDAY, JULY 15, 1992
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PROPOSED INITIATIVE MEASURE AMENDING SECTION 605
O~' 'rilE SAN DIEGO COUN'I'Y CHA}{'rER
TO PROVIDE FOR MINIMUM STAFFING LEVELS FOR THE
SAN DIEGO COUNTY SHERIFF'S DEPARTMENT
On motion of supervisor
oailey
, seconded by
Supervisor MacDonald
, the following resolution is adopted:
IT IS RESOLVED AND ORDERED by the Board of Supervisors of
the County of San Diego pursuant to. the provisions of section 3
of Article XI of the Constitution of the State of California and
Arti.cles 2 <Ind 3 (c(;lmmenctng at ~ 23720) of Chapter 5, Division"
1, Title 3 of the Government Code, tllat the Initiative Measure
proposing that Scction 605 of the San Diego County Charter be
amended as hereinafter set forth be submitted to the qualified
electors of the incorporated and unincorporated areas of the
. County of San Diego for ratification.or rejection ata special
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lUection.consolidated.. with the. statewide. general. \"lection to \;>e
held in the County of San Diego, State of california, on
November 3, 1992;
IT IS PROPOSED that Section 605 of the San Diego County
Charter be amended to read:
Section 605: Sheriff. The Sheriff shall organize the
Sheriff's Department for efficient and effective law enforcement.
~b~ San Dieoo Sheriff's Department shall consist of an
elected Sheriff and such deputies, members and emploYees as the
San DieGO County Board of Super.visors may from time to time
prescrjpe by ordinance.
[:. Ollmber of Jaworn deputy sheriffs and/or correctional deputy
sheri(fs to provide patrol, investiqative and detentions services
and tb~ administrative support related thereto shall be allocated
sufficient funds for employment by an ordinance adooted by the
San DieqQ..County Board of Supervisor!;, shall be aooroveg~
appointmenj: by the Chie.J: 7\dmi.ni"trati,ve Officer and shal_l be
appoiQt;.ed, directed and supervised bv tire San Dieqo County
Sheriff.. ._. 'fhe number ot de put v sheriffs shall on tpe dates
....!2~t<;:iLicd. be equal. to or Great~F than the number specified for
7-15-92 (12)
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GO'd vOO'oN OV:S,
GS'SG das
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COUNTY COUNSEL'S IMPARTIAL ANALYSIS ON THE SAN DIEGO
COUNTY JUSTICE-RELATED FACILITIES, LAW ENFORCEMENT AND
CRIME PREVENTION FINANCING ORDINANCE IMPOSING A
COUNTYWIDE TRANSACTIONS AND USE TAX AND INCREASING THE
CONSTITUTIONAL APPROPRIATIONS LIMIT OF THE COUNTY OF
SAN DIEGO
You are asked to vote on the San Diego County Justice-
Related Facilities, Law Enforcement and Crime Prevention
Financing Ordinance (Ordinance) which imposes a one-half of one
percent (1/2%) countywide transactions and use tax (sales tax)
and increases the constitutional appropriations limit of the
County of San Diego.
The major elements of the Ordinance, which have been
authorized by state legislation, are as follows:
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1. Imposes a sales tax of one-half of one percent (1/2%)
in the incorporated and unincorporated territory of the County of
San Diego to be used for purposes designated in the Ordinance.
Available revenUe from the sales tax will be allocated fifty
percent for the provision and construction of specified justice-
related facilities, twenty-five percent for operating expenses of
new and existing County justice-related facilities, and twenty-
five percent for local law enforcement and crime prevention
activities and projects. Before tho foregoing allocations are
made, sales tax revenue will be allocated to fund costs of the
election on the Ordinance, State Board of Equalization charges
related to the sales tax, and any costs of the County for legal
actions related to the sales tax.
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2. Provides that the County Board of Supervisors shall
reduce the sales tax to one-quarter of one percent (1/4%) upon
determination that sufficient revenue has been collected from the
sales tax, together with any revenue from specified litigation,
to pay for the provision and construction of the specified
justice-related facilities authori~ed by the Ordinance.
3. Provides that after the sales tax is reduced, the
available revenue from ~he sales tax will be allocated fifty
percent for operating expenses of new and existing county
justice-related facilities, and fifty percent for local law
enforcement and crime prevention activities and projects.
4. Provides that sales tax revenue for local law
enforcement and crime prevention activities and projects will be
allocated to the County, for the uni.ncorporated area of the
county, and to the cities within tho county on a per capita
basis.
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5. Provides that the revenue from the sales tax will be
used to supplement existing revenue being used for the purposes
funded by the Ordinance.
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6. Provides that the Ordinance may be amended or repealed
only by an ordinance approved by the legally-required vote of the
qualified voters voting on the amendment or ~epeal at an election
called for such a purpose.
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The Ordinance will become effective only if approved by two-
thirds of the qualified voters voting on the measure unless, on '
election day, the state Constitution has been amended to.
authorize approval by a majority of the qualified voters voting
on the measure. If approved, the Ordinance will become effective
on November 5, 1992. Collection of the sales tax authorized by
the Ordinance will commence April 1, 1993..
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A "Yes" vote on the proposition is a vote to adopt the
Ordinance.
A "No" vote on the proposition is a vote against approving
the Ordinance.
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each J.,OOO inhabitants of the unincorporated areas of san Dieqo
Couptv uS such nopulation 1.. cjetr-n:mj...l}g.<;1,_QY the census of
inhabitants as pUblished bY the San Dieqo Association of
GovernmeQts and in the case of sworn Sheriff's correctional staff
be eoual to or qreater than the number sp~ified per a census of
~ the Sheriff's detention facility inmates taken on July 1 of the
year prior to the new ratio" takino effect.,. as follows: by
JanuarY 1. 1994. 1.50 deputy sheriffs per 1.000 inhabitants and
Q.~s.l.,-orn Sheriff 'lL correctional staff per Slleriff' s detention
facility inmate; by J~~yary 1. 1995. 1.75 deputy sheriffs per
1.OOO'inhabitants and o.?? sworn Sheri~i's correctional staff-p'e~
Sheri.ft'''' det.entlon faci.l.ity i!:.l.!'late; bY.<DlllY1H'V 1, 1996. 2.00
deputy sheriffs pcr 1.000 inhabitants and 0.21 Rworn Sheriff's
correctional staff per Sheriff's detention facility inmate; by
,January 1. 1997 and theX'i!{l_fj;&, at leas~t: 2.25 d.!aIlli1.Y. sheriffs per
1.000 inhabitants and 0..?5 sworn Sheriffs corre<:;:.tional staff per
Sheriff's detention facility inmate.
IT IS FURTHER RESOLVED AND ORDERED that the Registrar of
Voters of the County of San Diego be and is hereby ordered and
directed to cause to be printed upon the official ballot to be
used at said special election to be held in the County of .San
Dieg6.6nNovember 3, 1992, the proposi~ion for said prdposed
amendment to the Chartel' of the county of San Diego as follows:
PROPOSED INITIATIVE MEASURE AMENDING THE
SAN DIEGO COUNTY CHARTER TO PROVIDE FOR
MINIMUM STAFFING FOR THE SAN DIEGO
COUN'rY SHERIFF'S DEPARTMENT
Shall section 605 of the San Diego County
Charter be amended which (1) would i:mpose a
mandatory requirement on the County Board YES
of Supervisors to allocate sufficient funds to
employ minimum numbers of deputy sheriffs based
upon the number of inhabitants of the
unincorporated areas of the County and minicum
numbers of correctional deputy sheriffs based
upon the number of inmates in the Sheriff
detention facilities, and (2 ) would impose a NO
mandatory requirement on the Sheriff to appoint,
direct and supervise such minimum numbers aE
deputy sheriffs and correctional deputy sheriffs?
"...._.....,~."v____ .,----~_..-
,5;/.../1"
SO'd ~OO'oN Z~:Si
Z6'SZ das
:l31
"
. I'
IT IS FURTHER RESOLVED AND ORDERED that the Clerk of this
Board shall forthwith caUse a certified copy of this resolution
'"
to be forwarded to the Registrar of Voters and that the Registrar
of Vot~rs shall cause the complete text of the amendment to the
Charter of the County of San Diego as proposed herein to be
printed and mailed at least 10 days prior to November 3, 1992, to
each qualified elector in the County.
~ASSEDAND ,ADOPTED by theBCat'd
of san Diego, State of california,
(12), by the following vote:
of. Supervisors of "the ,County
this 15th day of JUly, 1992
AYES:
Supervisors Bi.1bray, Bailey, Williams and
/1acDonald
Supervisor Golding
Supervisors None
NOES:
ABSENT:
STATE OF CALIFORNIA)ss
County of San Diego)
I, THOMAS J. PASTUSZKA,Clerk of the Board, of, Supervisors 'of
the county of San Diego, State of California, hereby certify that
I have compared the foregoing copy with the original resolution
passed and adopted by said Board, ata regular rneetingthereof, at
the time and by the vote herein stated, which original resolution'
is now on file in my officei that the same contains a full, true
and correct transcript therefrom and of the woole thereof.
Witness my hand and the seal of said Bo,ard of Supervisors,
this 24th day of July, 1992.
THOMAS J. PASTUSZ~.
Clerk of the Board of Supervisors
By
---
Deputy
90'd vOO'oN vv:SI
1;6'S1; daS
S~"'/f
APPROVED AS TO FORM AND LEGAUTY
roulm COUNSEC
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CITY COUNCIL AGENDA STATEMENT
ITEM "
MEETING DATE: 10/6/92
ITEM TITLE:
Ordinance d3/Amending Section 2.30.060 of the Chula Vista
~MuniCiPal Code to stagger the Terms of Ex-Officio
mbers of the Economic Development Commission
City Attorney
4/Sths Vote: Yes__No X
SUBMITTED BY:
At the city Council meeting of September 22, 1992, the city Council directed the
City Attorney to prepare the necessary amendments to that section of the
ordinance creating and structuring the Economic Development Commission to provide
that General Ex-officio Members have staggered terms.
The attached ordinance implements that direction in the same manner that terms
are staggered for full Voting Members. In that regard, the initial term for
General Ex-officio Members conclude, for one General Ex-officio Member on June
30, 1994; for two General Ex-officio Members on June 3D, 1995; and for two
General Ex-officio Members on June 3D, 1996.
RECOMMENDATION: Place the attached ordinance on first reading.
BOARDS/COMMISSION ACTION: N/A
FISCAL IMPACT: N/A
F;~\atlomey\2.3Oa113
~-J~~~
ORDINANCE NO. o?J(~1
AN ORDINANCE OF THE CITY OF CHULA VISTA
AMENDING SECTION 2.30.060 OF THE CHULA VISTA
MUNICIPAL CODE TO STAGGER THE TERMS OF GENERAL
EX-OFFICIO MEMBERS OF THE ECONOMIC DEVELOPMENT
COMMISSION
SECTION I: That Section 2.30.060 of the Chula vista
Municipal Code is hereby amended to read as follows:
2.30.060. Term of Office.
1. Post-Initial Terms.
Except as otherwise provided in this Subsection A, the
term of office of all members includinq Ex-officio
Members, and all classes of members, of said commission
shall be for a nominal period of four (4) years, and
shall terminate on June 30th of the fourth year of their
term, unless they shall otherwise sooner resign, die,
become disqualified or incompetent to hold office.
2. Initial Terms of Voting and General Ex-Officio
Members.
Notwithstanding Subsection A.1., the Initial Terms of
votinq Members shall commence upon appointment and shall
conclude, for two (2) Voting Members on June 30, 1991;
for two (2) Voting Members on June 30, 1992; for two (2)
voting Members on June 30, 1993; and for three (3) Voting
Members on June 30, 1994, unless they shall otherwise
sooner resign, die, become disqualified or incompetent to
hold office. Furthermore. the Initial Terms for General
Ex-Officio members shall commence upon appointment and
shall conclude. for one (1) General Ex-officio Member on
June 30. 1994: for two (2) General Ex-officio Members on
June 30. 1995: and for two (2) General Ex-officio Members
on June 30. 1996. unless they shall otherwise sooner
resiqn. die. become disqualified or incompetent to hold
office.
a. Appointment to Initial Terms by Lot.
Appointment of the Initial Voting Members and General
Ex-officio Members as to the Initial Terms shall be
determined by lot, the fairness of which method shall be
approved by the Mayor in advance if agreement as to
method can not be reached among the Voting and General
Ex-officio Members.
1
" .. .J
SECTION II: All the rest and remainder of section
2.30.060 except as herein amended shall remain in full force and
effect.
SECTION III: This ordinance shall take effect and be in
full force on the thirtieth day from and after its adoption.
and Ap
A
B
F:\home\atLomey\2.30.060
2
(,--'1
COUNCIL AGENDA STATEMENT
Item '"1
Meeting Date10/06/92
ITEM TITLE:
/I.
Resolution II, '('.2.'1 Approving continuation of
Public Outreach campaign in Support of the
Mandatory Recycling Ordinance and
Appropriating Funds Therefore.
Resolution /~B"~~ Amending FY 1992-93 Budget
to Add a Temporary position in Unclassified
Service in the Waste Management and Recycling
unit and Appropriating Funds Therefore.
Principal Management Assistant SnYder~
Conservation coordipator ItcB
city ManagercJl.t i"..,\~I~~4/5ths Vote: Yes-1LNo_l
:J COUNCIL REFERRAL NO. 2652
{J.
SUBMITTED BY:
REVIEWED BY:
BACKGROUND:
On September 1, 1992 the attached report (Attachment A) was
discussed by the City council and referred back to staff. Staff
was directed to return with recommendations addressing Council
concerns that the duties outlined for an additional temporary,
part-time recycling intern may be able to be handled by existing
permanent staff.
This report addresses these concerns and concludes that it is in
the city's best interest to have the necessary tasks performed by
a temporary, part-time intern because: 1) consolidation of work
with existing staff would either have serious consequences for
current recycling program priorities or would mean enforcement with
no proactive attempt at voluntary compliance; and, 2) there would
be no General Fund impact since the funding source is currently
available and is restricted to these types of uses.
RECOMMENDATION:
1. Appro,:"e t?e resolution for continuation of public outreach
campa~gn ~n support of the mandatory recycling ordinance and
appropriating funds therefore.
2. Approve the resolution amending FY '92-93 budget to add a
temporary, part-time intern position in the unclassified
service and appropriating funds.
BOARDS/COMMISSIONS RECOMMENDATION: At its August 24th 1992 meeting,
the Resource Conservation Committee adopted a motion to recommend
to City Council approval of the resolutions. The motion was
approved 5:1; the dissenting member felt that the position should
be filled through volunteers.
7-1
.
DISCUSSION:
Why the City has Continuinq Recyclinq Proqram Needs
Recycling program priorities in Chula Vista are being driven by
mandates of the State, the County and the City of Chula Vista, as
well as the general economic and environmental crises affecting
landfill space. As the second largest City in San Diego County,
with 180,000 tons of refuse generated each year, Chula Vista must
play an ongoing and active role in waste reduction for the region
in order to conserve remaining landfill space and not end up in a
crisis similar to what is now occurring in North County.
Additionally, at a current recycling rate of approximately 8
percent, the City has just over two years to reach a 25 percent
waste reduction goal as established by AB 939, or face a potential
of $10,000 per day in fines. Reaching this goal will not be easy
and will continue to require a role in waste management only
recently undertaken by the City.
What are These Needs
As outlined in the original Council report for this item, last year
a temporary, part-time intern was hired to assist in the initial
implementation phases of the mandatory recycling enforcement
program (May-August). As directed by Council, staff has maintained
a "carrot approach" to enforcement of the mandatory recycling
ordinance, through education and outreach conducted by the intern.
As now proposed, the intern position would continue in this role
through this fiscal year. To date, 455 single-family residences
(refuse containers) have been tagged for violation of the Mandatory
Recycling Ordinance. Without adequate staff resources to work with
these violators on voluntary compliance, the next step would be to
simply follow the Council-approved enforcement procedure.
Additionally, the intern would assist in more outreach for
residential source reduction and recycling efforts, including
specifically targeting minority and senior residents. The proposed
intern would also assist in outreach and enforcement for other
phases of the mandatory recycling ordinance, specifically yard
waste, multi-family and commercial recycling. The intern would
also assist in continued recycling and environmental outreach
activities for school children. For example, with assistance from
the intern, staff has participated in three Science Discovery Days,
and would not be able to continue this activity without the aid of
the proposed intern.
Use of Existinq Recyclinq Staff
Currently, the City's waste management program staff include the
Conservation Coordinator (full-time, permanent position) and two
temporary, part-time interns. As outlined in the September I, 1992
report, both interns are funded and obligated under grants to work
on specific projects and cannot be assigned to other tasks. The
2
?,.,)
Business Recycling Outreach Project intern develops materials for
commercial and industrial recycling and assists businesses in
establishing recycling programs. This position as currently funded
will end in April 1993. The intern assigned to the Household
Hazardous Waste Reduction, Alternatives and Disposal Education
Project ("RAD" Project) works to increase toxics awareness
throughout the Chula Vista community by conducting teacher in-
service trainings, making presentations to both children and adults
and other related activities. This position will end in August
1993.
The Conservation Coordinator's time is spent on planning,
implementing and monitoring a variety of waste reduction and
recycling activities ranging from residential curbside collection
to yard waste and construction debris. As part of the City's
matching funds on the two grants, the Conservation Coordinator
supervises the interns and works directly on these two projects.
Other duties include monitoring and "troubleshooting" for the
Curbside Recycling Program and the Civic Center (in-house)
recycling program, implementing the pilot home composting project
and development of the mandatory yard waste collection program.
The Conservation Coordinator's duties also involve participating in
a number of ongoing and special projects including: program
development for the remaining recycling programs to be implemented
in the City (multi-family and commercial); grant writing;
presentations and other outreach activities; school recycling and
environmental education activi ties; market development;
environmentally sensitive procurement; and other short-term
projects such as Bay Clean-ups, Christmas Tree recycling, etc.
Conclusion
It is the staff recommendation that additional resources are
temporarily needed for two key reasons:
1) Existing interns are not legally able to work on any tasks
not part of their specific, grant-funded projects;
2) Priority workload requirements of the Conservation
Coordinator do not allow for extensive public outreach to
mandatory recycling ordinance violators prior to enforcement
of the ordinance.
The approval of this additional, temporary, part-time assistance is
the most cost-effective and appropriate staff resource decision, if
the current recycling program priorities are to remain "on track."
FISCAL IMPACT: Funding of the proposed intern would have no impact
on the City's General Fund. Revenues received from the County of
San Diego's Tonnage Grant program, specifically created to be used
by cities in enforcement of mandatory recycling and other related
waste management activities, would be used to cover the salary and
benefits for the intern, mileage and initial promotional material
3
7"'3
development.
The full cost for continuation of the public outreach campaign in
support of the mandatory recycling ordinance is estimated at
$4,600, proposed to be appropriated from the Tonnage Grant monies.
The cost of the temporary, part-time intern (12 hours per week for
nine months) is estimated at $3,905. Mileage reimbursement for
intern related tasks would total $295 (1138 miles @ .26). The cost
for design and printing of initial promotional materials is
estimated at $400.
4
7-0/
/!1TIJCf//7lt!/JT A
1
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\
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, \
\
COUNCIL AGENDA STATEHBNT
Meeting
~;:~~ ?~~".
ITEM TITLB:
Resolution II, 7 f';' Approving Continuation of
public Outreach Campaign in Support of the
Mandatory Recycling Ordinance and
Appropriating Funds Therefor.
Resolution I~ ?'t3 Amending FY 1992-93 Budget
to Add a Temporary Position in Unclassified
Service in the Waste Management and Recycling
Unit and Appropriating Funds Therefor.
SUBKI'l"1'ED BY:
Conservation Coor~~ator ~
City Manage~ ~~~(4/5ths Vote: Yes..1LNo_)
REVIEWED BY:
BACltGROUND :
In April, 1990 the City Council adopted a policy on integrated
waste management that describes the City's commitment to recycling
and states that the City will actively promote the dissemination of
recycling information to the citizens of the City as well as
provide incentives to encourage participation in recycling
programs.
In order to meet the AB 939 mandate and the County's prohibition on
landfilling designated recyclables, City Council adopted a
mandatory recycling ordinance in January, 1992 (CVMC Ch. 8.25). It
is the policy of the City that enforcement of mandatory recycling
place primary .emphasis on promotional material development that
clearly explains the need to recycle, compost and otherwise reduce
our waste disposal at landfills.
This report describes a recommended use of the County of San Diego
Tonnage Grant revenues (awarded to Chula Vista) to fund the
continued employment of a temporary, part-time intern to assist
with development and distribution of promotional materials and
other outreach for enforcement of the mandatory recycling
ordinance. It is also proposed that revenues be used for layout
and printing of promotional materials.
RBCOHMBNDATION:
1. Approve. the resolution for continuation of public outreach
campaign in support of the mandatory recycling ordinance and
appropriating funds therefor.
2. Approve the resolution amending FY '92-93 budget to add a
temporary, part-time intern position in the unclassified
service and appropriating funds.
y 7,f'
BOARDS/COMMISSIONS RECOMIIBNDATION: At ~ts August 24th 1992 meeting,
the Resource Conservat~on Comm~ttee adopted a motion to recommend
to City Council approval of the resolutions. The motion was
approved 5:l~ the dissenting member felt that the position should
be f~lled through volunteers.
DISCUSSION:
Last Spring, staff hired a temporary, part-time intern to assist in
the initial implementation phases of the mandatory recycling
enforcement program (May-August). The intern's responsibilities
included: assisting in answering citizen inquiries~ conducting
general public outreach~ working with code enforcement officers to
develop an appropriate data entry program to track ordinance
violators ~ assistance in enforcement through dissemination of
recycling information to ordinance violators and assisting code
enforcement officers and the Conservation Coordinator in the field.
In the quarter following implementation of the mandatory ordinance
(i.e., April, May, June 1992), it is documented that the tonnage
from the Single-Family Curbside Recycling Program increased by 187
tons over the previous quarter. Average participation rate had
risen from approximately 60 percent to over 75 percent. This
dramatic increase is principally due to increased outreach
conducted for the mandatory recycling implementation program and,
of course, the participation efforts of the citizens of Chula
Vista.
From July 27 through August 14th, over 350 enforcement tags (about
100 per week) were left on residential trash receptacles in an
effort to inform residents about the need to recycle and the
mandatory recycling ordinance. The intern hired under the initial
implementation program has continued to provide information to
residents receiving these tags, and speaks directly to the
residents when possible. In some instances, residents simply had
not heard about the mandatory ordinance through any of the outreach
previously conducted, which included a doorhanger distributed door-
to-door to single-family residents, participation in community
events, and media announcements.
After a personal visit from the intern is made, if the resident
still does not participate in recycling, a general letter
describing the importance of recycling, AB 939 and the County's
mandatory recycling ordinance will be mailed. This additional
outreach is an effort by staff to gain voluntary participation in
recycling as directed by Council.
Enforcement of the ordinance for individuals that continue to
violate the ordinance after repeated contact by staff will occur in
accordance with Council Policy. This involves the mailing of two
warning letters for compliance, following up with letters from the
City Attorney's office and potential prosecution for continued
violations. Prosecution is definitely an unwanted and last resort
2
)4'. 7--(,
option. The proposed intern will assist in communicating with
ordinance violators according to this process.
Additionally, it is proposed that the intern assist the
Conservation Coordinator and Public Information coordinator in
developing and implementing innovative promotional materials and
methods to assist residential source reduction and recycling
efforts. The outreach will include specifically targeting minority
and senior residents. Duties would also include assisting with
special projects such as telephone book recycling and Christmas
tree recycling.
In addition to continuing to conduct outreach for residential
recycling and mandatory recycling enforcement, it is proposed that
the intern assist in continued recycling outreach to school
children. The Recycling Education Project begun last winter is
gaining momentum. In addition to school assemblies and classroom
presentations, staff has participated in two Science Discovery Days
(an additional one is scheduled for this September) and will be
holding two teacher in-services this fa~l.
Under the mandatory ordinance timeline, demolition and construction
industry recycling will be required by October, yard waste
collection will be implemented sometime around the new year and
multi-family and commercial recycling in July 1993. The intern
would provide assistance in developing and distributing
informational materials and enforcement for these programs as well.
Currently, the Conservation Coordinator's workload does not allow
for the time needed to carry out the duties of the proposed intern.
The Conservation Coordinator is developing additional programs to
be implemented under the mandatory ordinance, participating in the
two programs funded through grants (as the City "match" for the
grants and overall coordinator), participating in special projects,
including Coastal Awareness Days and Bay Clean-up and other ongoing
projects, including monitoring the Curbside Recycling Program.
In addition, although two other intern positions currently exist in
the Environmental Management Unit, they are assigned to other
special projects. One grant program, the Business Recycling
Outreach Project, is funding an intern to work specifically on
developing materials for commercial and industrial recycling and
assisting businesses in establishing recycling programs. This
includes offices, demolition and construction industry businesses
and restaurants. The other grant program, the Household Hazardous
Waste Reduction, Alternatives and Disposal Edj1cation Project ("RAD"
Project), has allowed for the hiring of an intern to work solely on
promoting aspects of this project. This includes working with the
School Districts to include toxics awareness education through
teacher in-service trainings, classroom presentations and
assemblies; additional outreach will be conducted with adults.
At this time, the workload of the Code Enforcement officers does
not allow for the full undertaking of enforcement of the mandatory
3
~?-/
ordinance.
Enforcement
recycling.
As Council is aware, the City is currently receiving tonnage grants
from the County amounting to $7.75 per ton for every ton of
recycled materials diverted from the residential wastestream. The
County specifically created this grant program for use in
enforcement of mandatory recycling. To date, the City has received
$23,326 from this program and will receive an additional $9,500 for
the fourth quarter (fiscal year). It is proposed that monies from
these grants be used to cover the salary and benefits for the
intern, mileage and initial promotional material development.
Nor would it be possible or appropriate for Code
staff to participate in the outreach required for
PISCAL IKPACT: The full cost for continuation of the public
outreach campaign in support of the mandatory recycling ordinance
is estimated at $4,600, proposed to be appropriated from the
Tonnage Grant monies. The cost of the temporary, part-time intern
(12 hours per week for nine months) is estimated at $3,905.
Mileage reimbursement for intern related tasks would total $296
(1140 miles @ .26). The cost for design and printing of initial
promotional materials is estimated at $400.
4
~7~0'
RESOLUTION NO.
/~ 79.:2.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING CONTINUATION OF PUBLIC
OUTREACH CAMPAIGN IN SUPPORT OF THE MANDATORY
RECYCLING ORDINANCE AND APPROPRIATING FUNDS
THEREFOR
WHEREAS, in April, 1990, the City Council adopted a
policy on integrated waste management that describes the City'S
commitment to recycling and states that the city will actively
promote the dissemination of recycling information to the citizens
of the city as well as provide incentives to encourage
participation in recycling programs; and
WHEREAS, in order to meet the AB 939 mandate and the
county's prohibition on landfilling designated recyclables, the
City Council adopted a mandatory recycling ordinance in January,
1992; and
WHEREAS, it is the policy of the city that enforcement of
mandatory recycling place primary emphasis on promotional material
development that clearly explains the need to recycle, compost and
otherwise reduce our waste disposal at landfills.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the city of Chula vista does hereby approve continuation of the
public outreach campaign in support of mandatory recycling.
BE IT FURTHER RESOLVED that the sum of $695 is hereby
appropriated from the unappropriated balance of the Waste
Management Tonnage Grant revenues in Fund 270 and appropriates $295
to Account 270-2701-5225, $200 to Account 270-2701-5201 and $200 to
Account 270-2701-5212.
Presented by
Approved as to form by
Athena Bradley, Conservation
Coordinator
P:\bame,"""""",\rocycle
fr1 ?,C}
-,
nns PAGE BLANK
yf' 7- /~
RESOLUTION NO.
II, 795
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA AMENDING FY 1992-93 BUDGET TO ADD
A TEMPORARY POSITION IN UNCLASSIFIED SERVICE
IN THE WASTE MANAGEMENT AND RECYCLING UNIT AND
APPROPRIATING FUNDS THEREFOR
WHEREAS, last Spring, staff hired a temporary, part-time
intern to assist in the initial implementation phases of the
mandatory recycling enforcement program (May-August); and
WHEREAS, the intern's responsibilities include: assist in
answering citizen inquiries; conduct general pUblic outreach; work
with code enforcement officers to develop an appropriate data entry
program to track ordinance violators; assistance in enforcement
through dissemination of recycling information to ordinance
violators and assist code enforcement officers and the Conservation
Coordinator in the field; and
WHEREAS, additionally, it is proposed that the intern
assist the Conservation Coordinator and Public Information
Coordinator in developing and implementing innovative promotional
materials and methods to assist residential source reduction and
recycling efforts; and
WHEREAS, the City is currently receiving tonnage grants
from the County amount to $7.75 per ton for every ton of recycled
materials diverted from the residential wastestream and it is
proposed that monies from these grants be used to cover the salary
and benefits for the intern, mileage and initial promotional
material development.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the city of Chula vista does hereby amend FY 1992-93 budget to add
a temporary position in the Unclassified Service in the Waste
Management and Recycling Unit.
BE IT FURTHER RESOLVED that the sum of $3,905 is hereby
appropriated from the unappropriated balance of the Waste
Management Tonnage Grant revenues in Fund 270 and appropriates
$3,712 to Account 270-2701-5105 and $193 to Account 270-2701-5143.
Presented by
Approved as to form by
~
~stant
Athena Bradley, Conservation
Coordinator
D. R~chard Rudol
city Attorney
P:_"""""'Y1r<cyc1c1
~ 7./1
)
TIllS PAGE BLANK
~ 7--/)..
RESOLUTION NO.
I~Y~i
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING CONTINUATION OF PUBLIC
OUTREACH CAMPAIGN IN SUPPORT OF THE MANDATORY
RECYCLING ORDINANCE AND APPROPRIATING FUNDS
THEREFOR
WHEREAS, in April, 1990, the city Council adopted a
policy on integrated waste management that describes the City's
commitment to recycling and states that the City will actively
promote the dissemination of recycling information to the citizens
of the City as well as provide incentives to encourage
participation in recycling programs; and
WHEREAS, in order to meet the AB 939 mandate and the
County's prohibition on landfilling designated recyclables, the
city Council adopted a mandatory recycling ordinance in January,
1992; and
WHEREAS, it is the policy of the city that enforcement of
mandatory recycling place primary emphasis on promotional material
development that clearly explains the need to recycle, compost and
otherwise reduce our waste disposal at landfills.
NOW, THEREFORE, BE IT RESOLVED that the city Council of
the City of Chula vista does hereby approve continuation of the
public outreach campaign in support of mandatory recycling.
BE IT FURTHER RESOLVED that the sum of $695 is hereby
appropriated from the unappropriated balance of the Waste
Management Tonnage Grant revenues in Fund 270 and appropriates $295
to Account 270-2701-5225, $200 to Account 270-2701-5201 and $200 to
Account 270-2701-5212.
Presented by
Approved as to form by
4-. dt.
Athena Bradley, Conservation
Coordinator
Bruce M. Boogaa ,city
Attorney
F: \home\anomey\recycle
7/9 -/
RESOLUTION NO.
I~~if
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA AMENDING FY 1992-93 BUDGET TO ADD
A TEMPORARY POSITION IN UNCLASSIFIED SERVICE
IN THE WASTE MANAGEMENT AND RECYCLING UNIT AND
APPROPRIATING FUNDS THEREFOR
WHEREAS, last Spring, staff hired a temporary, part-time
intern to assist in the initial implementation phases of the
mandatory recycling enforcement program (May-August); and
WHEREAS, the intern's responsibilities include: assist in
answering citizen inquiries; conduct general public outreach; work
with code enforcement officers to develop an appropriate data entry
program to track ordinance violators; assistance in enforcement
through dissemination of recycling information to ordinance
violators and assist code enforcement officers and the Conservation
Coordinator in the field; and
WHEREAS, additionally, it is proposed that the intern
assist the Conservation Coordinator and Public Information
Coordinator in developing and implementing innovative promotional
materials and methods to assist residential source reduction and
recycling efforts; and
WHEREAS, the city is currently receiving tonnage grants
from the County amount to $7.75 per ton for every ton of recycled
materials diverted from the residential wastestream and it is
proposed that monies from these grants be used to cover the salary
and benefits for the intern, mileage and initial promotional
material development.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the city of Chula vista does hereby amend FY 1992-93 budget to add
a temporary position in the Unclassified Service in the Waste
Management and Recycling unit.
BE IT FURTHER RESOLVED that the sum of $3,905 is hereby
appropriated from the unappropriated balance of the Waste
Management Tonnage Grant revenues in Fund 270 and appropriates
$3,712 to Account 270-2701-5105 and $193 to Account 270-2701-5143.
Presented by
Approved as to form by
B<UC:::B~~J-:
Attorney
Athena Bradley, Conservation
Coordinator
F:\home\attomey\recyclel
,/(J-I
COUNCIL AGENDA STATEMENT
Item
Meeting Date 10/06/92
~
ITEM TITLE:
J~ rJt.
Resolution adopting the Urban Search & Rescue Task
Force Memorandum of Agreement between the Federal
Emergency Management Agency (FEMA), the State of
California, the city of San Diego, and the City of
Chula Vista.
SUBMITTED BY:
Fire Chief r
'\"j
ci ty Manager.JC, ~1~?\ (4/ 5ths
Vote:
Yes ____ No _JL_)
REVIEWED BY:
BACKGROUND:
This is an agreement entered into by the Federal Emergency
Management Agency (FEMA), the state of California, the City of San
Diego as the Sponsoring Agency, and the City of Chula Vista as a
Participating Agency to specify the responsibilities and procedures
for responding to urban disasters such as earthquakes (San
Francisco, 1989; fires (Berkeley, 1991); hurricanes (Florida,
1992); building collapse (Kansas City, 1981).
The Urban Search and Rescue Task Force responds to federally
declared disasters inside or outside of California, and is covered
under FEMA. This differs from the Fire Mutual Aid Agreement which
deals with incidents within the state which are not Presidentially
declared disasters, such as a collapsed building in EI Cajon.
Once activated, all reasonable personnel costs,
replacement employees, are paid for by FEMA. FEMA also
the City for 50% of any approved equipment purchases.
ine! uding
reimburses
RECOMMENDATION: Tha t the ci ty Counci I approve the attached
Resolution adopting the USAR Memorandum of Agreement.
BOARDS/COMMISSIONS RECOMMENDATION: Not applicable.
DISCUSSION:
After seeing the benefits of heavy rescue teams from the Dade
County, Florida and Fairfax County, Virginia Fire Departments who
aided the Philippines, Mexico city and the California Bay area
following major earthquakes, FEMA received funding to establish and
maintain these types of teams nation-wide. Urban Search and Rescue
(USAR) Teams have been established by FEMA throughout the United
states, with multiple teams in California, including the San Diego
County Team, to aid in heavy rescue following federally declared
disasters. Heavy rescue refers to damage to masonry or all-
concrete construction requiring heavy or specialized equipment to
move.
?''' /
Page -L_ Item No. ~
Meeting Date 10/06/92
The USAR Teams established, both nation and state-wide, provide the
City of Chula vista with another valuable resource should a
disaster befall our own area.
Under the agreement, if FEMA authorizes an "activation", it will
notify the state office of Emergency Services (OES), and OES
requests an activation from the City of San Diego (the Sponsoring
Agency f or our area). San Di ego then reques ts each of the
participating agencies, such as Chula Vista, to assemble and
activate a pre-trained and pre-equipped rescue squad composed of 5
rescue specialists and 1 rescue squad officer, all from our Fire
Department.
Over 15 members of
training required
County USAR Team.
the Fire Department staff have received
for heavy rescue and would be assets to
the
the
The Fire Department is currently looking at purchasing $1,700 in
heavy rescue equipment this fiscal year. This equipment would
include specialized ropes used for making breaking or hauling
systems, Rhino Rescue rope, a life safety rope without which safe
rescues cannot be performed, as well as rope identification systems
for quick identirication or life safety ropes versus non-lire
safety ropes. other necessary items would include aluminum
carabiners which are devices used for putting rescue systems
together, tubular webbing also used for building rescue systems
such as anchor slings or patient packaging, rope rescue bags to
store ropes and protect them from acids, ultra-violet light and
abrasion, and heavy duty crowbars necessary for moving heavy
objects. These items would be easily transported with the USAR
team if they were mobilized. Under this USAR Agreement, the City
could possibly request 50% matching runds for this equipment from
the rederal government.
other San Diego County cities participating in the USAR Agreement
include EI Cajon, La Mesa, Poway, Coronado, Santee, Encinitas, San
Marcos, Fallbrook, Oceanside, San Onorre, Escondido, and the County
Sheriff's Office.
The city Attorney reports that the contract has some non-
indemnified risk to the City for possibly under-equipping, under-
staffing or under-training a rescue team, but believes that the
risk is manageable by proper administration (e.g., refusing to
respond is optional to the City; agreement is cancelable on 30 days
notice). Furthermore, in light of the goals and objectives of the
program, the City Attorney expresses no objection to the terms of
the agreement,
~ r ,.),
Page ~ Item No.
Meeting Date 10/06/92
~
FISCAL IMPACT: Potential personnel and overtime costs; however,
all costs, including costs to temporari ly backfi 11 positions of
employees deployed to a rescue effort, will be fully reimbursable
by the federal government under this program. FEMA shall also pay
for 50% of approved rescue equipment purchases, and said equipment
reverts to the ownership of the City on the expiration of the
agreement in 1994. This could result in a savings to the City in
FY 93 of $850.00 for projected equipment purchases of $1700, if
this equipment is made available for the use of the USAR team.
ff'J /8<"
RESOLUTION NO.
;, ~:<"
RESOLUTION ADOPTING THE URBAN SEARCH AND RESCUE TASK
FORCE MEMORANDUM OF AGREEMENT BETWEEN THE FEDERAL
EMERGENCY MANAGEMENT AGENCY (FEMA) THE STATE OF
CALIFORNIA, THE CITY OF SAN DIEGO, AND THE CITY OF CHULA
VISTA.
WHEREAS, there exists the possibility of disasters within
the city of Chula vista, the County of San Diego, the State of
California, or within the united States which could exhaust
resources and the ability to undertake rescue activities; and
WHEREAS, the Federal Government (FEMA) has established and
funded Urban Search and Rescue Teams across the nation to aid in
heavy rescue operations following disasters or other major events;
and
WHEREAS, it is desirous of the Chula vista Fire Department to
participate in the Urban Search and Rescue Program, and
WHEREAS, the Memorandum of Agreement, a copy of which has been
received and is on file in the office of the city Clerk, outlines
the responsibilities and procedures for Urban Search and Rescue
activities.
NOW, THEREFORE, BE IT RESOLVED that the city Council approves
the Urban Search and Rescue Task Force Memorandum of Agreement,
authorized the Mayor to execute same on the behalf of the City of
Chula vista, and authorizes the city Manager, the Fire Chief, or
their designees, to use their judgment to deploy personnel and
equipment upon request by the city of San Diego pursuant to the
terms of said Memorandum.
Chief
Presented by
}'I\ :b. J.;,n
2'-f If,,,
MEMORANDUM OF AGREEMENT
An agreement entered into by and between the Federal Emergency
Management Agency (FEMA), the state of California, the City of San
Diego as the sponsoring agency, and the City of Chula Vista hereby
referred to as a participating agency, an Urban Search and Rescue
Task Force.
T. PURPOSE
To delineate responsibilities and procedures for urban Search
and Rescue (US&R) activities under the authority of "The
Robert T. Stafford Disaster Relief and Emergency Act", Public
Law 93-288, as amended, 42 U.S.C. S5121, et seg. and relevant
state authorities, or when otherwise properly directed.
II . SCOPE
The provisions of this Memorandum apply only to US&R Task
Force activities performed at the request of the Federal
Government, provided at the option of the local jurisdiction
and the State, and in conjunction with, or in preparation of,
a Presidential declaration of disaster or emergency and upon
activation as outlined below in sub-element V.A. Details
concerning specific working relationships on various projects
may be appended to this document as they are developed.
z'- ?
OES/FE~~ (San Diego) US&R T.F. MOA Page 2
II I. DEFINITIONS
A. Activation: the process of mobilizing specific Task
Forces to deploy to a designated disaster site. If the
Task Force responds to such a mobilization request, the
Task Force is to arrive with all equipment and personal
gear at a pre-designated deployment site and be at the
disaster site within six hours of the activation notice.
B.
~L~Lt :
the process of informing Task Forces that an
event has occurred and that Task Forces might be
activated at some point within a 12-hour timeframe.
C. Associate Director: the Associate Director for state and
Local Programs and Support Directorate, FEMA.
D. Department of Defense (DOD): the Department of Defense,
to include military and civilian components. DOD is the
primary agent for coordinating US&R efforts under
Emergency Support Functi on (ESF), # 9, US&R, under the
Federal Response Plan.
E.
'pir~~toJ;: :
the Director of the Federal Emergency
Management Agency.
<,r....8"
OES/FEMA (San Diego) USSR T.F. MOA Page 3
F. Disaster Assistance Employee (DAE): a temporary Federal
emp I oyee, hi red under the provisions of the Robert T.
Stafford Disaster Relief Act.
G.
Disaster Medical Assistance Team (DMAT):
a functional
uni t activated under the National Disaster Medical System
(NDMS) which provides austere medical care in a disaster
area or medical services at transfer points and reception
sites associated with patient evacuation.
H. E!T\&rgeIlS'--Y-Jnf~rI!l?t~QIU!Ild_Co2-rdiIl?~j,on ~~.ILteL.iEICCl: a
control center located within FEMA headquarters in
Washington, D.C., to provide interagency coordination of
assistance to emergency or disaster areas.
1.
FEMA:
the Federal Emergency Management Agency.
J.
Incident Commander:
the individual in charge of
coordinating relief activities within the disaster site;
under normal circumstances this individual will be an
emergency manager from the local community responsible
for incident activities including the development and
implementation of strategic decisions and for approving
the allocation of resources.
~"'1
OESjFEMA (San Diego) US&R T.F. MOA Page 4
K. National Disaster Medical System (NOMS): a cooperative
effort of the Department of Heal th and Human Services
(HHS), Department of Defense (000), Department of
Veterans Affairs (VA), FEMA, and State and local
governments and the private sector designed to care for
a large number of casualties resulting from either a
domestic disaster or an overseas war. The Public Health
Service (PHS) heads the program.
L. Na ti onal Emerqency Coordina ti on Center (NECC): a primary
notification center located in Berryville, VA.
M. Participatinq Orqanization: a public entity providing
support to and participating with a US&R Task Force under
the authority of a Sponsoring Organization.
N. Sponsorinq Orqanization: a public entity, to be named on
each instance, providing official sanction to a US&R Task
Force.
O. State or States: the State, Commonwealth, or U.S.
territory government to which the sponsoring organization
reports, which shall be named in each instance.
8"/1}
OES/FEMA (San Diego) US&R T.F. MOA Page 5
P. Task Force: an integrated collection of personnel and
equipment meeting standardized capability criteria for
addressing the special needs of US&R.
Q.
Task Force Leader:
training,
equipment
an individual responsible for team
maintenance, mobilization, and
tactical direction of the Task Force.
R.
Urban Search and Rescue (US&R):
specialized tactics,
personnel, and equipment suited to the unique lifesaving
problems presented in structural collapse situations.
IV. RESPONSIBILITIES
A. FEMA shall be responsible for:
1. Coordination between the sponsoring organization,
the local jurisdiction, the State, and other
relevant governmental and private parties.
2. Provide limited funding and technical support for
equipment and training specifically aimed at
preparing a promising Task Force to be a fully
implementable Task Force, as prescribed in the FEMA
Urban Search and Rescue Response System manual.
8',/1
OES/FEMA (San Diego) US&R T.F. MOA Page 6
Use of this equipment will be limited to responses as
determined appropriate by the local jurisdiction, mutually
agreed upon training, and FEMA sanctioned response activities.
3. Provide out-of-pocket expenses for team members
deployed to a disaster site, as outlined in VI.
FINANCIAL AGREEMENTS.
4.
Provide document control at the regional
ensuring that all reports are directed
headquarters SL-OE-FR-OP, Attn: US&R.
office,
to FEMA
B. DOD shall be responsible for:
1. Deploying US&R Task Forces from designated staging
areas and moving such Task Forces to and from the
disaster site.
2.
Providing logistical, maintenance,
support to deployed US&R Task Forces.
and
other
3. Coordinating the replacement and/or rehabilitation
of damaged or destroyed equipment used in the
course of the operations.
'!r .,/ ,2..
OES/FEMA (San Diego) USSR T.F. MOA Page 7
C. The State shall be responsible for:
1. Maintaining 24 hour alert capabilities, including
point-of-contact or duty officer available at all
times.
2. Implementing FEMA's alert and activation procedure
of the state-sponsored Task Force if called upon to
do so by FEMA.
3. Document control at the state office, ensuring that
all reports are directed to their respective FEMA
Regional Point-of-contact.
D. The sponsoring organization shall be responsible for:
1. Recruiting and organizing a Task Force, according
to guidelines prescribed in the FEMA Urban Search
and Rescue Response System description manual.
2. Registering and qualifying all medical personnel on
the Task Force through PHS as a specialized DMAT.
This includes a separate MOA with PHS.
8',,13
OEs/FEMA (San Diego) US&R T.F. MOA Page 8
3. Providing training to Task Force members. Training
should be continuous, with the objectives of
upgrading, developing and renewing skills as needed
to maintain qualifications
for a
particular
posi tion on the Task Force.
A section on the
Incident Command System should be taught to all
Task Force members.
4.
Developing,
practicing,
and
implementing
an
internal call-out system for its members.
5. Provide administrative, financial, and personnel
management as they reI ate to the Task Force. All
original paperwork will be filed at the sponsoring
organizations, with copies as outlined in VII.
REPORTING REQUIREMENTS, below, sent to FEMA, SL-CD-
PR-OP, Attn: US&R.
6. Provide reporting as delineated in VII. REPORTING
REQUIREMENTS.
7. Developing, maintaining, and accountabi I i ty for
US&R-specific equipment to be purchased with
matching funding from FEMA and the local sponsoring
organization, subject to the availability of such
2"1'/
OES/FEMA (San Diego) US&R T.F. MOA Page 9
Task Force personnel and equipment which wi 11 be
based upon requirements and priorities of the local
jurisdiction and the State at the time such
personnel and equipment are requested.
8. Providing personnel and equipment for US&R-related
exercises, as agreed upon with FEMA and the state.
E. The local participating organization agrees to:
1. Participate in the development and management of
the San Diego Countywide US&R Task Force by
providing membership for the following committees:
Finance
Training
Equipment
2. Recruit and fill the following positions to the
best of their ability according to the guidelines
prescribed in the FEMA Urban Search and Rescue
Response System Manual:
Rescue Squad officer
Rescue Specialist
,/
2";-/.>
OES/FEMA (San Diego) US&R T.F. MOA Page 10
3. Provide training, with limited support and guidance
from FEMA and the local sponsoring organization,
the San Diego Fire Department. Training should be
continuous, with the objectives of upgrading,
developing and renewing skills as needed to
maintain qualifications for a particular position
on the Task Force. A section on the Incident
Command System should be taught to all Task Force
members.
4. Practice and implement an internal call-out system
for its members as developed by the San Diego
Countywide US&R Task Force Operations Committee.
5. Manage, under the direction of the Sponsoring
Organization,
administrative,
financial,
and
personnel issues as they relate to the
participating organization's role and
responsibilities within the Task Force. All
original paperwork will be filed at the sponsoring
organization, with copies as outlined in VIII.
REPORTING REQUIREMENTS, below, sent to FEMA, SL-CD-
PR-OP, Attn: US&R.
8";"
OES/FEMA (San Diego) US&R T.F. MOA Page 11
6. Develop, maintain, and be accountable for US&R-
specific equipment to be purchased with matching
funds from FEMA through the Local Sponsoring Agency
(if applicable).
7. Equipment purchased by participating agencies with
matching funds from FEMA will be made available
upon Task Force activation until December 31, 1994.
8. Provide personnel and equipment for US&R-related
exercises, as agreed upon with FEMA, the state, and
the Local Sponsoring Agency.
V. PROCEDURES
A. Activation
1. Upon request from State governments for Federal
disaster assistance and/or determination by FEMA
that pre-positioning US&R Task Forces is prudent,
FEMA shall request the activation of forces
necessary to respond to the emergency or disaster
situation.
'g"-/r
OEs/FEMA (San Diego) USSR T.F. MOA Page 12
2. Activation notices shall be communicated by the
EICC or NECC through the appropriate State
Emergency Management Office to Task Force Leaders.
B. Mobilization, Deployment, and Redeployment
1. The Task Force Leader shall noti fy members of
Federal activation.
2. If the Task Force responds to a notification of
Federal activation, Task Force leaders and Team
leaders shall move the Task Force and its equipment
to pre-designated airfields for pick-up by DOD
aircraft within six hours of the official
activation.
3. Upon arrival at the mobilization area, DOD will
provide an on-ground briefing, maps, food and
housing (as necessary), and other items essential
to the initial set-up and support of the Task
Force. DOD will supply a liaison and a radio
operator to each Task Force deployed to a disaster
site.
<r~ Jr
OES/FEMA (San Diego) US&R T.F. MOA Page 13
4. DOD shall provide transportation from the staging
area to the disaster site and return.
5. The Task Force shall be redeployed to the point of
origin airfield by DOD aircraft upon completion of
the US&R mission.
C. Command and Control
1. DOD has overall command and control of the US&R
function.
2. Tacti ca 1 dep I oyment of US&R Task Forces sha 11 be
passed from DOD to the local or on-site Incident
Commander within a disaster area.
VI. FINANCIAL AGREEMENTS
A. Task Force members shall be compensated by FEMA through
OES in accordance with pay schedules and policies set
forth by the Federal Government, including DOD and/or
FEMA, i.e., Federal Disaster Assistance Employee Program,
the State, and the local organization as determined prior
to implementation of this agreement.
~-11
OES/FEMA (San Diego) US&R T.F. MOA Page 14
B. skill and experience levels shall be established for each
Task Force member upon inclusion into the national system
and appropriate compensation determined based on VI. A.,
above.
C. Task Force members shall be reimbursed for travel and per
diem costs in accordance with Federal travel regulations,
unless otherwise authorized.
D. Members shall be reimbursed by FEMA through OES for
reasonable personal costs of operations and maintenance
incurred in conjunction with disaster operations.
E. Any reasonable expense incurred by an organization in
filling a Task Force member's position while the Task
Force member has been activated will be paid by FEMA.
FEMA will not pay personnel costs above the normal and
usual rate for that position. It is expressly agreed and
understood by FEMA, the state, and the local jurisdiction
that such personnel costs reasonabl y incl ude overtime
compensation if the local jurisdiction is required to pay
such compensation costs in filling positions deemed
critical for public safety and well being.
'8"" ~~
OES/FEMA (San Diego) US&R T.F. MOA Page 15
F. Task Force organizational materials, equipment, and
supplies consumed in providing requested assistance shall
be reimbursed on a replacement basis. Replacement and/or
rehabilitation requests shall be submitted to DOD before
demobilization.
G. Rehabilitation or replacement costs of operational
equipment will be reimbursed if the piece of equipment
was used at a disaster site or on disaster exercises, as
authorized by FEMA. FEMA will consider on a case-by-case
basis the replacement of lost or stolen equipment. where
that equipment as not lost or stolen as a result of
negligence on the part of the Task Force or its
personnel, FEMA will replace that equipment.
H. No Task Force or any Task Force member shall be
reimbursed for costs incurred by activation outside the
scope of this agreement.
I. All equipment purchased under this agreement will revert
to the participating organization at the time that this
agreement is dissolved.
8",2/
OES/FEMA (San Diego) US&R T.F. MOA Page 16
J. All financial commi tments herein are made subject to the
availability of funds and the further mutual agreement of
the parties.
K. Cash grants awarded by FEMA from FY 1990 or FY 1991 funds
for equipment or training must be matched on a SO/50 hard
match basis.
VII. REPORTING REQUIREMENTS
A. The sponsoring organization will submit quarterly
financial and activity reports to the state, to be
forwarded to the FEMA Regional office, then to FEMA
headquarters, in accordance with the Comprehensive
Cooperative Agreement Article VI., Reports.
B. The sponsoring organization will submit, in writing, to
the Sate, to be forwarded to the FEMA Regional Office,
then to FEMA headquarters, all personnel changes as they
relate to the composition of the Task Force. This
includes information of personnel training and
qualification upgrades. The relevant portion of the
qualifications list will be submitted as new members are
admitted to positions on the Task Force.
8'"" ..2..2.
OES/FEMA (San Diego) US&R T.F. MOA Page 17
C. A copy of the PHS MOA will be submitted to FEMA, SL-CE-
FR-OP, Attn: US&R.
D. Verification of Task Force member credentials as they
relate to the criteria outlined in the Description Manual
will be submitted on an annual basis and at other times
as requested by FEMA.
E. A new qualifications list will be submitted at least
three months, but not earlier that six months, prior to
the end of this agreement in order to determine if the
MOA shall be renewed.
VIII. CONDITIONS, AMENDMENTS AND TERMINATION
A. This Agreement will commence on October 6, 1992,
and will end on December 31, 1994, at which time all
parties may agree to renew the association. Renewal will
be based on an eval uation of the upcoming agency's
ability to conform with training and standards as
outlined in the FEMA Urban Search and Rescue Response
System Manual.
8";;':1
OES/FEMA (San Diego) US&R T.F. MOA Page 18
B. This Memorandum may be modified or amended only with
written agreement of all parties, and all amendments will
be attached to this agreement.
The Memorandum may be
terminated by any party upon 30 days written notice.
C. FEMA complies with the provisions of Executive Order
11246 of September 24, 1965, as amended, and with the
rules, regulations, and relevant orders of the Secretary
of Labor to the end that "(FEMA) will not discriminate
against any employee or applicant for employment on the
grounds of race, color, religion, sex or national
origin".
In addition, use of federal facilities,
supplies and services will be in compliance with
regulations prohibiting duplication of benefits and
guaranteeing
nondiscrimination.
Distribution
of
supplies, processing of applications, provision of
technical assistance and other reI ief and assistance
activities shall be accomplished in an equitable and
impartial manner, without discrimination on the grounds
of race, color, religion, nationality, sex, age, or
economic status.
IX. LIABILITY
A. Once a Task Force is activated under terms of this
Memorandum of Agreement, the Non-Liability clause as
~, ;J. i
OES/FEMA (San Diego) USsR T.F. MOA Page 19
stated in P.L. 92-288, as amended, Section 305, will be
in effect: "The Federal Government shall not be liable
for any claim based upon the exercise or performance of
or the failure to exercise or perform a discretionary
function or duty on the part of a Federal agency or an
employee (US&R Task Force Team Member) of the Federal
Government in carrying out the provisions of this act".
USSR Task Force Team Members are considered employees of
the Federal Government.
B.
FEMA shall
be responsible
for funding a Workers
to cover injury to Task
Compensation Insurance Policy
Force Team members.
C. FEMA shall be responsible for funding a Long Term
Disability Insurance Policy to cover long term disability
to Task Force Team members.
lr.- .2>
OES/FEMA (San Diego) US&R T.F. MOA Page 20
Tim Nader, Mayor Date
City of Chula Vista
Participating Organization
Authorizing Official Date
City of San Diego
Sponsoring Agency
~~~
COUNCIL AGENDA STATEMENT
Item
if
Meeting Date
10/06/92
ITEM TITLE:
RESOLUTION 1"8"~ 7AMENDING RESOLUTION NO. 16625 OF
THE CITY COUNCIL TO AUTHORIZE THE ISSUANCE AND SALE
OF NOT TO EXCEED $250,000,000 AGGREGATE PRINCIPAL
AMOUNT OF INDUSTRIAL DEVELOPMENT REVENUE BONDS TO
FINANCE OR REFINANCE COSTS OF CERTAIN GAS AND
ELECTRIC FACILITIES FOR SAN DIEGO GAS & ELECTRIC
COMPANY AND AUTHORIZING AND APPROVING RELATED
MATTERS
SUBMITTED BY: Director of Finance~
REVIEWED BY: City Manager~~l b~b~ll (4/5THS Vote: Yes___No~)
At its meeting of May 19, 1992, the city Council authorized the
issuance and sale of $100,000,000 principal amount of revenue bonds
on behalf of the San Diego Gas & Electric (SDG&E). The purpose of
this Resolution is to increase the authorized amount to
$250,000,000 and make minor adjustments to the previously approved
Indenture of Trust and Loan Agreement.
RECOMMENDATION: That Council approve the Resolution.
BOARDS/COMMISSIONS RECOMMENDATION: Not Applicable.
DISCUSSION:
Several months ago San Diego Gas & Electric Company requested City
assistance in financing or refinancing certain gas and electric,
generation, transmission and distribution facilities located
outside the city as well as within the city. Pursuant to SDG&E's
request, on March 24, 1992, the Council adopted Ordinance No. 2498
which gave the City flexibility to issue revenue bonds to finance
industrial, commercial or utility projects located within or
without the City upon a finding of benefit to the City, and also
approved Resolution No. 16546 declaring the city's intent to make
the proceeds of future revenue bonds available to SDG&E for
electrical facilities.
On May 19, 1992, the Council approved Resolution No. 16625
authorizing the issuance and sale of up to $100,000,000 revenue
bonds by the City to finance certain gas and electric facilities
for SDG&E, and authorizing and approving an Indenture of Trust and
Loan Agreement providing for the repayment by SDG&E of the loan of
the proceeds of the revenue bonds.
The purpose of tonight's action is to increase the amount of
revenue bonds authorized for issuance and sale to $250,000,000.
9-1
Page 2, Item
Meeting Date 10/06/92
CJ
California Debt Limit Allocation Committee (CDLACl
These types of private activity bonds are subject to authorization
by the California Debt Limit Allocation Committee under the state
Private Activity Bond volume cap. In normal years, most of the
state annual volume cap is used up by applications for mortgage
(housing) revenue bonds, which are given priority by CDLAC.
This year, Federal authorization to issue housing bonds sunset as
of June 30, 1992 and Congress has not yet passed legislation to
reauthorize these types of bonds. The result is that the state
currently has several hundred million dollars remaining in
unallocated volume cap which potentially can be used for qualified
bond issues other than housing. This is an unusual situation and
SDG&E would like to take advantage,if possible, by increasing the
amount of their application to CDLAC to $250,000,000 with approval
by the city of Chula vista.
staff recommends approval of the increase because there is no
liability to the City of Chula vista and because the more SDG&E can
use tax exempt debt to finance facilities, the more benefit there
is to rate payers.
Loan Aqreement and Indenture of Trust
The City Council approved the Loan Agreement and Indenture of Trust
on May 19, 1992.
The Loan Aqreement is between the City of Chula vista and SDG&E.
It provides that the city will loan the proceeds of the revenue
bonds to SDG&E for construction of gas and electric facilities and
that the loan repayment amounts by SDG&E will be sufficient to pay
the principal and interest on the bonds issued by the city. Any
bonds issued by the City on behalf of SDG&E will be limited
obliqation revenue bonds and will not constitute an indebtedness
aqainst the qeneral credit or taxinq power of the city or the state
of California. Payment of the bonds will be solely from and
secured by a pledge of revenue to be received from SDG&E pursuant
to the Loan Agreement.
The Indenture of Trust is between the City of Chula vista and the
Trustee and provides that the Trustee will keep records of the
bonds issued, administer the bond proceeds in accordance with the
Loan Agreement, receive loan repayments from SDG&E, and make the
required payments to the bond holders.
The only change to the previously approved documents is to provide
that bonds may be issued that pay interest at variable term rates.
The documents currently provide only for fixed term rates and
9-,2
Page 3, Item
Meeting Date 10/06/92
Cf
adding the option of variable term rates will give SDG&E more
flexibility in structuring a bond issue and responding to market
conditions.
The revised documents are on file in the City Clerk's office.
Validation Proceedinq
The jUdicial proceeding to validate the issuance of the bonds has
been concluded favorably in San Diego Superior Court. The
validation action was necessary to ensure that the City has the
legal authority to issue bonds on behalf of a utility company.
FISCAL IMPACT:
Any bonds issued will be limited obligations of the City of Chula
vista payable solely from revenues to be received from SDG&E. The
city will also receive a one time fee from SDG&E, payable at the
time of issuance of bonds, in the amount equal to .25 percent of
the principal amount of the revenue bonds issued for the benefit of
SDG&E. Thus, for each $100,000,000 of revenue bonds issued for the
benefit of SDG&E, the City could expect to receive $250,000 in
fees.
9'.3 / lI-r
RESOLUTION NO.
/'~J. ?
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA AMENDING RESOLUTION NO. 16625 OF
THE CITY OF CHULA VISTA TO AUTHORIZE THE
ISSUANCE AND SALE OF NOT TO EXCEED
$250,000,000 AGGREGATE PRINCIPAL AMOUNT OF
INDUSTRIAL DEVELOPMENT REVENUE BONDS TO
FINANCE OR REFINANCE COSTS OF CERTAIN GAS AND
ELECTRIC FACILITIES FOR SAN DIEGO GAS &
ELECTRIC COMPANY AND AUTHORIZING AND APPROVING
RELATED MATTERS
WHEREAS, the city of Chula vista (the "city") is
authorized pursuant to Chapter 3.48 of the Municipal Code of the
City (the "Municipal Code") to assist in financing or refinancing
utility facilities located within and without the City; and
WHEREAS, the Municipal Code provides that the City may
issue revenue bonds payable exclusively from the revenues derived
from such utility facilities in order to provide funds to finance
or refinance such facilities and further provides that such revenue
bonds shall be secured by a pledge of the revenues out of which
such bonds shall be payable; and
WHEREAS, pursuant to Resolution No. 16625, adopted May
19, 1992, the City Council of the city authorized the issuance and
sale of one or more series of revenue bonds of the City (the
"Bonds") in an aggregate principal amount not to exceed
$100,000,000 and the loan of the proceeds thereof to San Diego Gas
& Electric Company (the "Company) to finance or refinance a portion
of the cost of the acquisition, construction and installation of
certain electric generation, transmission and distribution
facilities; and
WHEREAS, pursuant to Resolution No. 16625, the city
Council approved forms of, and authorized the execution and
delivery of, an Indenture of Trust (the "Indenture") and Loan
Agreement (the "Loan Agreement") with respect to the Bonds.
NOW, THEREFORE, BE IT RESOLVED by the city Council of the
City of Chula vista, California as follows:
section 1. The city Council hereby finds and determines
that the foregoing recitals are true and correct.
section 2. In addition to the $100,000,000 aggregate
principal amount of Bonds authorized to be issued pursuant to
Resolution No. 16625, there are also hereby authorized to be issued
up to an additional $150,000,000 principal amount of such Bonds, in
1
'-5'
one or more series. The aggregate principal amount of the Bonds
authorized to be issued under Resolution No. 16625, as supplemented
hereby, shall not exceed $250,000,000. Allor any portion of such
Bonds may be issued either pursuant to the documents approved by
sections 3 and 4 hereof, as shall be determined by the City Manager
upon consultation with the Company to produce the most favorable
interest rate on the Bonds, such determination to be conclusively
evidenced by the execution and delivery of such documents.
section 3. In addition to the form of Indenture which is
attached to Resolution No. 16625 as Exhibit A, the City Council
hereby approves the form of the Indenture attached to this
Resolution as Exhibit A, a copy of which is on file with the City
Clerk, and further authorizes and directs the Mayor and the City
Clerk to execute, attest, seal and deliver an Indenture in
substantially such form in connection with the issuance of any or
all series of Bonds, with such additions or changes in said form as
such officers may recommend or approve upon consultation with the
city Attorney and bond counsel to the City, the approval of such
additions or changes to be evidenced conclusively by the execution
and delivery of the Indenture.
Section 4. In addition to the form of Loan Agreement
which is attached to Resolution No. 16625 as Exhibit B, the city
Council hereby approves the form of the Loan Agreement attached to
this Resolution as Exhibit B, a copy of which is on file with the
City Clerk, and further authorizes and directs the Mayor and the
city Clerk to execute, attest, seal and deliver a Loan Agreement in
substantially such form in connection with the issuance of any or
all series of Bonds, with such additions or changes in said form as
such officers may recommend or approve upon consultation with the
City Attorney and bond counsel to the City, the approval of such
additions or changes to be evidenced conclusively by the execution
and delivery of the Loan Agreement.
Section 5. Except as expressly supplemented hereby,
Resolution No. 16625 is hereby ratified and confirmed.
section 6. This Resolution shall become effective
immediately upon adoption.
ruce M.
Attorney
bYY
1. y
Presented by
Lyman Christopher, Director
of Finance
F:\home\attomey\bonds
2
9-~
CITY COUNCIL AGENDA STATEMENT
Item /LJ
Meeting Date 10/6/92
ITEM TITLE:
Resolution /~ y.z Er' Adopting Goals and Objectives for South
County Islands Local Coastal Plan Amendment
SUBMITTED BY: Community Development Director
REVIEWED BY: City Manager,J~ b~1 ,':"~YI
0>'
(4/5ths Vote: Yes
NoAJ
BACKGROUND:
In accordance with the Coastal Act of 1976, the City of Chula Vista prepared a Local Coastal
Program (LCP) for the City's coastal zone. The LCP was certified in 1988 and the City was
authorized to issue Local Coastal Development permits. Since certification, the City has
annexed three land areas that are located within the coastal zone. Two of the areas were
annexed with the Montgomery annexation from the county of San Diego and one area containing
the Western Salt Works was annexed from the City of San Diego. The three are referred to as
the South County Islands.
The South County Islands have not been incorporated into the existing Chula Vista certified
LCP. And, as a result, the City does not have Coastal Development Permit jurisdiction over
the properties. The Coastal Commission issues permits for those land areas based on the County
and City of San Diego certified LCPs. To obtain permit authority, the City will need to process
an LCP amendment to include the islands into the existing certified LCP.
The State Coastal Commission has provided funding for two of the three steps necessary to
complete the LCP amendment. A total of $46,370 was provided to the City for (1) the
preparation of the goals, objectives, and issues identification for the South County Islands and
(2) the preparation of a Land Use Plan for the Islands.
As the first step in amending the LCP and gaining permit authority over the South County
Islands, the City, with the approval of the Council, contracted with a consultant to develop goals
and objectives and to identify coastal conservation and development issues for each site. The
goals and objectives and the issues were completed and now are being presented for Council
approval. In addition, an outline of work to develop a Land Use Plan and to solicit bids for the
necessary consultant services to complete the LCP amendment process is submitted for Council
consideration.
//1-/
RECOMMENDATION:
That the City Council adopt a resolution adopting the goals and objectives for the South County
Islands LCP amendment, to direct staff to solicit bids for the preparation of a land use plan and
the necessary consultant services, and to begin preparing and processing an LCP amendment for
the South County Islands.
BOARDS/COMMISSIONS RECOMMENDATION: Not Applicable.
DISCUSSION:
To include the South County Islands into the Chula Vista certified LCP, an LCP amendment will
be required. The plan development process for the amendment will be similar to the
development of the original LCP but on a smaller scale. Goals, objectives, and identification
of coastal conservation and development issues relative to the South County Islands will need
to be submitted to the State Coastal Commission in addition to the required Land Use and
Implementation Plans.
To complete step one toward processing the LCP amendment, the completed goals, objectives,
and issues identification for the South County Islands (attached as Exhibit "A") need to be
approved by the Council. This document was prepared under a contract approved by the City
Council and was developed in accordance with the Coastal Act and Coastal Commission
Regulations. This document will serve as the basis for land use planning. Also, the State
provided funding ($9,213) to develop the goals and objectives; therefore, a copy of the
document will need to be forwarded to the State as soon as possible to verify completion.
Second, the Land Use and Implementation Plan will need to be prepared and processed through
the City and Coastal Commission to complete the LCP amendment and gain permit authority
over the South County Islands. The City received funding ($37,157) from the State for the
preparation of the Land Use Plan based on an estimate of work. Given the current State budget
environment, it is advisable to begin work on the Land Use Plan as soon as possible to avoid
jeopardizing the funds. A work program has been prepared for the Land Use Plan and is
attached as Exhibit "B" for Council's consideration.
It is recommended that the City use the State funds to contract with a land planning consultant
to prepare a Land Use Plan for the South County Islands. In addition, it is recommended to hire
those environmental, financial, and coastal consulting services needed to process the Land Use
Plan. The services are specialized and require a concentrated and focused approach. It is
anticipated that staff will prepare the Implementation Plan (primarily ordinances to implement
the Land Use Plan) concurrent with the preparation of the Land Use Plan. If the work program
is approved and preparation of the LCP amendment is authorized, a copy of the work program
should be forwarded to the State to confirm that the City is committed to undertake the Land
Use Plan and to avoid reclaiming of the funds by the State.
ItJ,.2.
In summary, staff is recommending that the Council: I) consider and approve the coastal Goals,
Objectives, and Issues Identification for the South County Islands, 2) approve the Land Use Plan
work program and 3) direct staff to solicit bids for land planning consultant services and
associated environmental, financial, and coastal consulting services for the LCP amendment and
direct staff to begin preparation and processing of the South County Islands LCP amendment.
FISCAL IMPACT:
The State, to date, has provided a total of $46,370 for actual and estimated costs related to the
preparation of goals and objectives, issues identification, and land use planning for the South
County Islands.
Actual Costs
Estimated Costs
$ 9,213
37.157
Goals and Objectives/Issues Identification
Land Use Plan/LCP amendment
Total State Funding
$46,370
Estimated cost for consulting services to prepare the Land Plan for the South County Islands and
to process the LCP Amendment are:
Land Planning
Environmental Studies
Financial Analysis
Coastal Consulting
$18,500
8,000
8,000
2.500
Total Estimated
$37,000
Land Use Plan/LCP Amendment
At this time, it is anticipated that staff will undertake the Implementation Plan for the South
County Islands. Minimal cost is anticipated to be associated with the Implementation Plan if
prepared concurrently with the Land Use Plan. Expected costs will be related to preparation of
professional graphics and final printing. There will be an opportunity to submit a grant
application to the State next fiscal year for reimbursement of costs related to the Implementation
Plan.
A complete budget for consulting services and LCP preparation will be presented to the City
Council in December with the consultant's bids and contracts.
//)-3
EXHmIT "A"
COUNTY ISLANDS LCP PLANNING PROGRAM
I. GOALS AND OBJECTIVFS
GOAL 1.
STATE COASTAL ACT POLICIES
The first goal of the planning program is to implement the policies of the Coastal Act in each
of the planning areas. Each of the sites was reviewed by the Coastal Commission in conjunction
with LCP approvals under previous jurisdictions. The Commission found that because of the
developed nature of the sites and their isolation from important coastal resources, the relevant
coastal issues were limited. Nonetheless the Coastal Act policies should be considered as basic
guides during the planning process.
Objective I. Provide public access to coastal resources and public recreation
opportunities in the coastal environment.
Objective 2. Preserve and conserve marine environments and sensitive land resources
including fresh water wetland areas.
Objective 3. Promote high quality development with special consideration to visual
aesthetics including signing.
Objective 4. Utilize the unique coastal environment for commercial and industrial uses
which relate to marine activities or public enjoyment of coastal resources.
GOAL 2. ECONOMIC BASE OF THE CITY
The economy of San Diego County is becoming increasingly more diversified. In keeping with
economic changes which are underway in the county as a whole, it is the goal of the City to
have a large and diversified economic base, while maintaining or increasing the existing sources
of employment. The coastal planning areas can provide a unique environment for specialized
components of the local economy.
Objective 5. Identify potential areas for location of new coastal related light
manufacturing and high technology businesses and facilitate their development.
Objective 6. Where land is currently occupied by marginal industrial related uses,
encourage its replacement by higher value-added users.
Objective 7. Where land in the bayfront is occupied by marginal industrial uses,
encourage selective redevelopment of residential, office, commercial and recreation uses.
1
/ p-"/
GOAL 3. RETAIL COMMERCIAL DEVELOPMENT
Currently, retail establishments in Chula Vista capture a small fraction of regional or comparison
shopping conducted by the residents of the City, the surrounding South Bay, and Tijuana,
Mexico. The goal of the City is to improve and increase the retail base of the City, making the
City an attractive place to shop for comparison and durable goods. The coastal zone is an
appropriate location for specialized commercial activities.
Objective 8. Promote commercial development which supports and integrates with the
unique characteristics of the coastal zone and does not compete with the established
commercial areas of the City.
GOAL 4. HOUSING AND COMMUNITY
Traditionally, Chula Vista has been characterized by single family, detached residences and
neighborhood-serving uses. It is the goal of the City to accommodate a full diversity of housing
types.
Objective 9. Encourage development of housing where appropriate services and sites are
available.
Objective 10. Encourage local planning and identity in the several established subareas
and enclaves which include the LCP planning area.
Objective 11. Create and maintain buffers which ameliorate the adverse effects of
changing land uses along interfaces.
Objective 12. Improve public facilities, including streets, alleys, drainage ways and
infrastructure; and, the planning and development of parks and recreational facilities.
Objective 13. Revitalize obsolete, redundant or declining areas through private-
sector/public-sector partnerships, and a balanced program of conservation, rehabilitation
and redevelopment.
GOAL 5. OPEN SPACE, RECREATION AND VISUAL QUALITY
Chula Vista contains and is surrounded by significant natural features and landforms including
San Diego Bay. The undeveloped open space and beautiful views which are provided by these
natural features are an important part of Chula Vista's experience. It is the goal of the City to
preserve the most important landforms and natural features as part of a recreation oriented open
space network.
Objective 14. Plan and implement coastal zone components of the Chula Vista
Greenbelt, as expressed in the Updated General Plan.
2
/tJ~.>
GOAL 6. RELATIONSHIP TO SURROUNDING AREAS
Chula Vista is influenced in significant ways by activities which take place in the region outside
its corporate boundary or its sphere of influence. It is the goal of the City to express its
legitimate concerns and participate in regional decision making relative to these activities.
Objective 16. Prepare plans and develop uses which have considered the plans and uses
for adjacent properties in other jurisdictions and respond to regional planning programs.
GOAL 7. PUBLIC INFORMATION AND PARTICIPATION
The Local Coastal Plan is a guide to future development and maintenance of the City's coastal
zone. It is the goal of the City to inform the public, promote public interest and understanding
and solicit comments in the formulation and review of the LCP.
Objective 17. Advise and consult with civic, educational, professional organizations,
citizens, members of private development community, and others in preparing and
carrying out the LCP.
3
/11- ~
II. PARCEL SPECIFIC PLANNING PROGRAMS
An initial evaluation of each of the three parcels has established the basic parameters for their
planning. The context for the planning process consists of the goals and objectives listed above
and the unique characteristics of each site. The Issue Paper for each parcel should be referenced
for details regarding the issues listed. The issues listed for each parcel should be clearly
addressed in the LCP designation and special development criteria (if any) proposed.
I. Faivre Street:
Location in the Otay River floodplain.
Improve site aesthetics and consider gateway location for San Diego
Trolley passengers.
Respond to regional plans for Otay River greenbeltlopen space and City
of San Diego designation for adjacent property.
Respond to detailed planning studies to be conducted per Montgomery
Specific Plan.
Recognize precedent setting for other non-coastal zone properties in the
floodplain.
2. Palomar/Bay Boulevard Reorganization:
SDG&E parcel committed to power plant use.
Preservation of unique salt pond marine environment.
Preservation of freshwater wetlands.
Compatibility of proposed development with preserved open space and
adjacent uses.
3. West Fairfield:
Establish logical arrangement of uses.
Improve substandard development and public facilities.
Consider current and planned uses on adjacent properties within the City
of San Diego.
Utilize benefit of freeway access and visibility.
Upgrade appearance and regulate visual environment.
Implement the on-site portion of the Chula Vista Greenbelt.
Promote public access and enjoyment of coastal resources.
4
/tJ-7
FAIVRE STREET SITE ISSUES PAPER
I. SITE DESCRIPTION
This site is located south of the western end of Faivre Street, adjacent to the MTDB San Diego
Trolley tracks. The Otay River is located at its southern boundary. The site was annexed to
the City in December 1985 as a part of the Montgomery Annexation.
It is approximately 10 acres in size and is comprised of two complete assessors' parcels and a
portion of a third. The two complete parcels are owned by Southern Pacific Industrial
Development Company. The larger parcel (AP# 622-190-21,6.42 ac.) takes access from the
cul-de-sac at the western end of Faivre Street and is currently used as a truck terminal and trailer
storage lot. The smaller parcel (AP# 622-190-22, 0.97 ac.), located to the south, between the
terminal and the Otay River Valley, is currently vacant. The site also includes a portion of the
parcel adjacent to the east (AP# 622-190-15) owned by H.G. Fenton Materials Company. The
entire parcel is 9.88 acres in size, however only the western 1-2 acres is included in the coastal
zone. This parcel is currently vacant and used for storage of materials.
The current truck terminal use of the site is unsightly. It is especially visible from the trolley
which runs on elevated tracks directly to the west of the site.
The site was previously included in the County of San Diego's LCP. It was designated for
General Impact Industrial Use and zoned M-54 (FP), a manufacturing industrial zone with
floodway overlay zone. The project area is depicted in white (a part of the so-called
"whitelands") by the Montgomery Specific Plan. The General Plan Update appears to designate
the site as Open Space.
Adiacent Uses
As noted above the MTDB San Diego Trolley tracks are adjacent to the project site to the west
and the Otay River Valley is adjacent to the south. The majority of the Fenton parcel, and other
vacant property, is located east of the site. To the north, a recently developed mini warehouse
facility is located on a filled site, six to ten feet higher than the adjacent portion of the project
site. The trolley tracks and other recent developments nearby are also on sites which have been
filled to protect improvements from the floodplain hazard. All of the filled sites are located
north of Faivre Street.
II. PLANNING ISSUES
The principal planning issue concerning this property is its location within the Otay River
floodplain. A secondary issue is the unsightly appearance of the current uses on-site. The
majority of the coastal zone portion of the eastern parcel is a "wetlands" associated with the
Otay River and under the jurisdiction of the U.S. Army Corps of Engineers with regard to any
grading or filling modifications.
5
/~"r
The Coastal Commission found, in its approval of the County's LCP, that: the area is isolated
away from the coast; basically built-out, with any redevelopment occurring; and, no
environmentally sensitive habitats were located on the project site. The two areas of concern
were the potential flood hazards and the enhancement of visual resources, including sign
controls.
The Chula Vista General Plan Update envisions the Otay River Valley as a part of a major open
space greenbelt surrounding the urbanized city. The City of San Diego in its Otay Mesa-Nestor
Community Plan also promotes and encourages the preservation of the Otay River as open space
assessable to the public via bicycle, hiking, and equestrian trails. The community plan uses
agricultural, floodway, and floodway fringe zones to achieve this objective. It also permits
natural swale floodways, while prohibiting all "channel-type" flood control protection
construction in the Otay River Valley. These plans, and public health and safety concerns,
suggest that appropriate use for the floodplain area is open space.
If the ultimate appropriate use for the site is open space, a process to convert the property from
its current developed state is necessary. Such a process would need to provide sufficient time
for the owner/user to enjoy the useful economic life of the improvements currently installed.
During this time the secondary issue of appearance and visual quality needs to be addressed.
The current uses of the site are unsightly and very visible, especially from the San Diego
Trolley. Because of the relatively low elevation of the site, the interior conditions, as well as
the perimeter, are noticed. Adequate screening would need to include trees or tall shrubs, in
addition to standard fencing or walls, and ground level landscaping. A substantial improvement
in the appearance of the site is justified regardless of whether the current use is eventually
abated .
Although the project site is small and has the unique status of being located in the coastal zone,
the land use designation and special policies, if any, established for it will tend to set a precedent
for other properties in a similar situation (i.e., currently developed and within the Otay River
floodplain). No specific guidance is provided by the updated General Plan or the Montgomery
Specific Plan ["the 'White Lands' designation indicates that much additional study is required
before a permanent land use designation can be assigned to the involved territory"]. Because
of this, the LCP treatment of this site should be the result of a careful consideration and
evaluation of the effect that such policies would have were they applied to all property in the
Otay River floodplain which is within the City's jurisdiction.
6
/P.,f:j
PALOMAR/BAY BOULEVARD REORGANIZATION SITE
ISSUES PAPER
I. SITE DESCRIPTION
The site is approximately 63 acres in size, generally located west of Bay Boulevard, north of
Palomar Street, and along the eastern shoreline of San Diego Bay. The City of Chula Vista
initiated a reorganization of the area on behalf of the property owners and the area was annexed
from the City of San Diego in early 1986.
The site is comprised of two parcels under two ownerships: SDG&E 8.14 (AP# 617-011-04)
acres at the northern end and Western Salt Company 4.96 acres (AP# 617-011-04). The
property is currently used for salt evaporation ponds (Western Salt Co.). Only a small portion
of the Western Salt Company property is "dry land." The dry area is located at the southern
end of the project site, adjacent to Bay Boulevard and the existing industrial park.
The area was designated Open Space on the City of San Diego's General Plan and was zoned
M-2 (Heavy Industrial) in San Diego's LCP. However, the City of San Diego's LCP for the
Palomar/Bay Boulevard area was not certified by the California Coastal Commission prior to
deannexation. The current City of Chula Vista General Plan designation for the site is
"Research and Limited Industrial" while the site was pre-wned is "I-L-P" (Limited Industrial
with Precise Plan) at the time of annexation. The existing uses are consistent with these current
designations. The General Plan Update designates the entire site "Research & Limited
Manufacturing. "
Adiacent Uses
Adjacent uses to the north and east are under the jurisdiction of the Chula Vista Local Coastal
Program. The SDG&E power plant is located adjacent to the SDG&E parcel, while the light
industrial uses exist to the east and north (Bay Breeze Industrial Park) of the Western Salt
parcel, on both sides of Bay Boulevard. A SDG&E transmission line right-of-way and a railroad
line are also adjacent to the eastern edge of the site, both running parallel to Bay Boulevard.
Property to the west is within the National City and under the jurisdiction of the Unified Port
District. The zoning designation for this area is MT-OS-CZ-UPD (Manufacturing Tidelands -
Open Space - Coastal Zone - Unified Port District) and its current use is salt ponds. The
property to the south is within the City of San Diego and zoned M-2 (Heavy Industrial). It is
currently utilized for industrial laboratories and salt ponds, both of which are associated with
the Western Salt Company operations.
The California Coastal Commission has deferred certification of this portion of the City of San
Diego's LCP because of the industrial zoning. The Commission expressed a desire to see this
area incorporated into a greenbelt/open space use which extends up the Otay River Valley
7
II'/~
(similar in concept to the Chula Vista Greenbelt). Certification of the LCP is contingent on
providing appropriate zoning of these uses.
II. PLANNING ISSUES
The current uses of the site are consistent with their current designations in planning documents,
the characteristics of the site, and current adjacent land uses. This consistency may change after
the specific plan and LCP certification process is completed by the City of San Diego. The
submerged nature of most of the Western Salt property and its environmental sensitivity preclude
development. The SDG&E property is currently developed with utility facilities associated with
the adjacent electrical generating plant. This use is unlikely to change in the foreseeable future.
Coastal Resource Considerations
The principal coastal resource of the project site is the salt pond area. The area consists of
shallow, diked ponds which are used to produce salt by solar evaporation. The ponds and dikes
have proven to be suitable habitat for many bird species, providing resting, nesting and
specialized feeding areas for local migratory aquatic birds.
Because of this habitat function, the Port Master Plan provides for a continuation of salt
production activities on similar adjacent property in the South Bay. This activity provides for
salt production, maintains bird habitat, and provides open space and vistas which enhance the
appearance of the area. The plan also suggests that reutilization of some salt ponds for
mariculture could be considered.
These considerations, combined with the pattern of ownership and use, strongly suggest that the
current uses are appropriate and should be maintained.
8
/~~//
WEST FAIRFIELD SITE ISSUES PAPER
I. SITE DESCRIPTION
The project is identified in the Montgomery Specific Plan as the West Fairfield subarea,
separated from the majority of the Fairfield neighborhood by 1-5. The site is approximately
17.66 acres in size and is characterized by a jumbled arrangement of incompatible land uses.
The site is generally bounded by Palomar Street on the north, Bay Boulevard on the west, Main
Street on the south, and 1-5 on the east. The area was annexed to the City of Chula Vista as a
part of the Montgomery Annexation on December 31, 1985 (AP# 622-01, 622-05, 622-06).
A land use survey completed in 1986 found the area to contain 39 single family homes and a
duplex. In addition, approximately 32% of the area was in industrial uses, 14.6% was
commercial, and 22 % was vacant.
Many uses are visually unattractive and dilapidated vehicles, materials, and structures are
evident. The commercial uses at both the north and south ends of the site appear to be more
recently constructed and in the best condition. Several other isolated parcels are also in good
condition but the general impression of the area is haphazard and not attractive.
Multiple landowners, one major, some minor and several individual, control the numerous
parcels which comprise the site. The pattern of parcelization and ownership is presented in the
Ownership exhibit. The most prominent landowner is Western Salt Company. Two parcels
fronting Industrial Boulevard have signs advertising land for sale or "build to suit" by
commercial real estate brokers.
This area has long been designated for light industrial use in both the Chula Vista and San Diego
County General Plans. The assortment of existing uses could just as easily support a residential,
commercial or mixed-use designation. The seemingly random pattern of uses, multiple
ownerships, and the sub-standard condition of many properties in the area suggests that either
a buy-out of minor landowners by a major developer or redevelopment would be the most
feasible approach to improving the area.
Adiacent UseslDesignations
The adjacent use to the east is the 1-5 freeway. To the north, across Palomar Street, business
park/commercial uses are located in buildings which appear to be fairly new and in good
condition. Property to the west and south is within the city of San Diego. The area east of Bay
Boulevard is developed with industrial/storage lot uses similar to those within the project site.
The area west of Bay Boulevard and to the south is devoted to salt evaporation uses. Swiss
Park, a commercial recreation use is located adjacent to the freeway, south of Main Street.
9
/11-/.2.
II. PLANNING ISSUES
The primary planning issue for this site is the existing inconsistent and incompatible pattern of
land use. A second major issue is generally low level of both public and private facilities in the
area. Throughout the central portion of the site, no curbs, gutters, or sidewalks exist and some
of the streets are unimproved and eroding. Given the ownership pattern, the facility issue may
be very difficult to address. Individual, small projects which may be proposed by private
developers will not have the resources to provide area-wide improvements. The coordination
of site specific improvements by scattered small projects in order to achieve an overall
improvement will be an administrative challenge for the City. Further, there is no assurance
that even a majority of the properties will privately redevelop in the foreseeable future.
Physical Site Constraints/Oooortunities
The site has no real physical constraints except the low level of infrastructure improvements
noted above. Given the nature of many of the industrial uses, hazardous materials have
undoubtedly been used and perhaps been disposed of in the area. Although such materials are
not expected to represent a permanent constraint, studies prior to future development in the area
will need to address the issue.
The primary opportunities for the site are its freeway access and visibility. North and south
bound access to 1-5 is available at both Palomar Street and Main Street. The block which fronts
on Palomar Street has especially good visibility from major traffic routes. The interior of the
site is less visible from 1-5 because it is at a higher elevation than the freeway and the alignment
of Industrial Boulevard as a frontage road creates a setback from the top of the slope adjacent
to the freeway. A development concept which proposed abandonment of Industrial Boulevard
could alleviate this constraint.
Coastal Resource Considerations
The Coastal Commission, in its approval of the County's LCP, concluded that the area was:
isolated away from the coast; basically built-out, with only redevelopment occurring; and,
containing no environmentally sensitive habitats. Their sole concern in regard to this site was
the enhancement of visual resources - including sign controls. However, the policies of the
Coastal Act, including sign controls. However, the policies of the Coastal Act, including the
encouragement of public coastal access and exposure, will be considered in the review of the
proposed LCP for this area. The Coastal Commission's objection to industrial zoning in the
City of San Diego's LCP may not be relevant to the parcels adjacent to this site and east of Bay
Boulevard which are not environmentally sensitive.
(SoColsls/a:\golsobjs)
10
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~,,~~;~'?>~,1!~,1l!O~TI'ON 'OF SOUTI-I>bhuNTY ISLANDS
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FIGURE 1
CITY OF CHULA VISTA
CITY PLANNING DEPARTMENT ..
JULY 28, 1989 L FRY
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COUNTY ISLANDS
LCP AMENDMENT - LAND USE PLAN
E}(HIJIT ,8
OUTLINE OF WORK
October 7, 1992 - December 1, 1992
(8 weeks)
Consultant Solicitation
Prepare detailed scope of work, solicit bids
for planning, environmental, financial and
coastal consulting services.
December 2, 1992 - March 2, 1993
(12 weeks)
Land Use Alternatives
Preparation of one or more alternative land
use plans for each of the three sites. This
work will build directly upon the project's
goals and objectives. The products of this
task will include plans and text describing
each alternative.
March 2, 1993 -July 6, 1993
(16 weeks)
Refinement of Alternatives
Refinement of the proposed land use
alternatives. Consistency with established
plans and policies will be evaluated to
assure an appropriate land use and planning
context for each parcel. Environmental
studies will be undertaken, consideration
will be given to the Montgomery Specific
Plan, previous land use designations, and
on-going studies in the area. Appropriate
Boards/Commissions will review the
alternatives and provide input and a
Agency/Council workshop will be
scheduled.
July 7, 1993 - October 2, 1993
(l2weeks)
Preuaration and Processinl!: of Local
Coastal Plan Amendment
/17'/>
The LCP Amendment will be prepared, text
and graphics, based on the refined land use
plans for each parcel. Preparation of
presentation graphics and other materials for
formal public hearings, the finalization of
the plan document, and preparation for
formal public review process, including
Planning Commission and City Council, and
submittal to the Coastal Commission will be
undertaken.
RESOLUTION I' ~ r'
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA
ADOPTING GOALS AND OBJECTIVES FOR SOUTH COUNTY ISLANDS
LOCAL COASTAL PLAN AMENDMENT
WHEREAS, the City Council of the City of Chula Vista desires to gain coastal
permit authority over property recently annexed into the City of Chula Vista and commonly
known as the South County Islands; and
WHEREAS, the City of Chula Vista's Local Coastal Program was certified by
the California Coastal Commission in 1988; and
WHEREAS, a Local Coastal Program amendment is required by the California
Coastal Act to include the South County Islands into the City's certified Local Coastal
Program;and
WHEREAS, the City Council has reviewed and considered the Goals, Objectives,
and identification of coastal conservation and development issues related to the South County
Islands.
THE CITY COUNCIL OF THE CITY OF ClIULA VISTA DOES HEREBY
RESOLVE that the City Council of the City of Chula Vista hereby adopts the Goals and
Objectives for the South County Islands and directs City staff to request proposals for the
preparation of a land use plan and the necessary consultant services, and to begin preparing and
processing an LCP amendment for the South County Islands.
rLS~
A~Wlb'
Bruce M. Boogaard
City Attorney
Presented by:
Chris Salomone
Community Development Director
[c:\ WP51 \P AMDlSK#6\SCRESO .RES]
1~-17
COUNCIL AGENDA STATEMENT
ITEM
/1
MEETING DATE
October 6. 1992
ITEM TITLE:
Unemployment
Account.
Reso 1 uti on I~ 8"~~mendi ng FY 1992-93 Budget, provi di ng for an
Insurance Trust Fund appropriation to the Unemployment Insurance
SUBMITTED BY: DIRECTOR OF PERSONNEL (, e;
REVIEWED BY: CITY MANAGER .Jc. b?J i~\) (4/5ths Vote: Yesl No_)
The City pays for its unemployment insurance claims by reimbursement. Each
quarter, the Employment Development Department (E.D.D.) sends an itemized bill
of unemployment insurance benefits paid and the City, after verifying the bill,
reimburses E.D.D. In the past, the estimated annual amount was budgeted in the
Unemployment Insurance Account #100-0700-5234. It was agreed beginning back in
FY 1991-92 to not request the normal budget requirement but rather to appropriate
each quarter from the Unemployment Insurance Trust Fund. This agreement was
reached in an effort to hold the line in the Insurance Budget and utilize Trust
Fund monies specifically set aside to pay unemployment claims.
RECOMMENDATION: That Counci 1 adopt the reso 1 uti on provi di ng for an
appropriation of $13,560.00 from the Unemployment Insurance Trust Fund.
BOARD/COMMISSION RECOMMENDATION: N/A
DISCUSSION
During the budget hearings for FY 1992-93, it was agreed that staff would not
request a line item budget for unemployment insurance (Acct. #100-0700-5234) but
would rather request an appropriation from the Unemployment Insurance Trust Fund
each quarter when claims are due and payable. This is the same practice as in
FY 91-92. The Trust Fund has more than $400,000 in reserve, and the interest
earnin9s to the Fund more than offset the normal budget requirement. As in the
past, excess interest earnings continue to flow back to the General Fund.
FISCAL IMPACT: A total of $13,560.00 is to be appropriated from the
Unemployment Insurance Trust Fund to Unemployment Insurance Account #100-0700-
5234 for the quarter ended June 30, 1992. The sum appropriated to this account
will be expended by authorization and approval of the Finance Director.
A:\(Al13)\UNEMPLlNS#5(1O/92)
//-/I//-~
RESOLUTION NO.
It,'r~ ,
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA AMENDING FY 1992-93 BUDGET,
PROVIDING FOR AN UNEMPLOYMENT INSURANCE TRUST
FUND APPROPRIATION TO THE UNEMPLOYMENT
INSURANCE ACCOUNT
WHEREAS, the city pays for its unemployment insurance
claims by reimbursing the Economic Development Department
("E.D.D.") for actual losses sustained; and,
WHEREAS, each quarter, the Employment Development
Department sends an itemized bill of unemployment insurance
benefits paid to the city, and the city, after verifying the bill,
reimburses E.D.D.; and,
WHEREAS, the budgeting practice was developed in FY 1991-
92 not to budget the historic requirement but rather to appropriate
each quarter from the Unemployment Insurance Trust Funds as the
actual amount of the claims became known in an effort to hold the
line in the Insurance Budget and utilize Trust Fund monies
specifically set aside to pay unemployment claims,
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula vista does hereby amend the FY 1992-93 Budget,
providing for an appropriation of $13,560.00 from the
unappropriated balance in the Unemployment Insurance Trust Fund to
Account #100-0700-5234 for the quarter ended June 3 , 1992.
Candy Boshell, Director of
Personnel
d J" =:y
ity
Presented by
F: \home\attomey\unemploy
//-3
COUNCIL AGENDA STATEMENT
REVIEWED BY:
Item I;;'
Meeting Date 10/6/92
Resolution Its'::JtJApproving the second amendment to an
agreement with Willdan Associates for assessment engineering
services rendered for Otay Valley Road Assessment District No.
90-2 and Otay Rio Business Park, Phase 1 Assessment District
No. 89-3, and authorizing :he ,yor to execute said amendment
Director of Public Works ~ / t;
Director of Community Development v~ /
City Manager-J(, bJ ,,~~J (4/5ths Vote: Yes_NoLl
ITEM TITLE:
SUBMITTED BY:
On May 22, 1990, by Resolution 15627, Council approved an agreement with Willdan
Associates for consulting services as Assessment Engineer for Otay Valley Road
Assessment District No. 90-2 and Otay Rio Business Park Assessment District No.
89-3. This item is to consider approval of the second amendment to the agreement
for an increased scope of work and an increase in the amount of compensation, a
portion to be contingent upon successful sale of bonds for Assessment District No.
90-2.
RECOMMENDATION: It is recommended that Council approve the resolution to
increase the scope of work and compensate Willdan Associates an additional $17,250
and $4,500 for Assessment District Nos. 90-2 and 89-3, respectively.
BOARDS/COMMISSIONS RECOMMENDATION: Not applicable.
DISCUSSION:
Backaround
Council approved an agreement with Willdan Associates on May 22, 1990, to provide
assessment engineering services for Otay Valley Road and Otay Rio Business Park and
approved the first amendment to the agreement on June 18, 1991 by Resolution
16193. The agreement and first amendment which added Otay Valley Road, Phase
2 included the following scope of work:
1. Prepare Feasibility and Financing Plans for Otay Valley Road Phases 1 and 2
and Otay Rio Business Park Phases 1 and 2.
2. Perform assessment engineering services for Otay Valley Road Phases 1 and
2 and Otay Rio Business Park Phases 1 and 2.
3. Perform acquisition services in conjunction with Otay Rio Business Park.
/,J. ~I
Page 2, Item Idl-
Meeting Date 10/6/92
Assessment District No. 90-2. Otav Vallev Road
Willdan Associates has requested additional compensation of $37,966 for assessment
engineering work performed in conjunction with Otay Valley Road Phases 1 and 2,
Assessment District No. 90-2. This request was made because actual costs incurred
by Willdan exceeded the Assessment District No. 90-2 contract amount. Specifically,
1) work was added which was not originally anticipated, due to requests at the public
hearing for additional assessment spreads; 2) as a result, the district formation took
longer than anticipated; and 3) consultant time exceeded original projections.
Issues surrounding the improvement of the roadway through assessment district
financing have included:
1. The Redevelopment Project Area and funding constraints.
2. The Darling-Delaware property and potential environmental concerns.
3. The environmentally sensitive Otay Valley.
4. The resolution of frontage issues.
5. The inclusion of San Diego County property and Otay Ranch property in the
benefit area.
6. The potential consideration of slope areas.
All of these issues have required continual reanalysis and study on the part of the
Assessment Engineer. Additionally, Willdan Associates prepared several Final
Engineer's Reports in response to Council's direction given at the May 26th and June
23rd publiC hearings.
Staff recommends that the City share in the cost of Willdan Associates' expenses, but
does not agree with this request in its entirety. Of the $37,966 requested which
includes staff and fringe costs and profit, staff recommends and Willdan Associates
has agreed to a contract amendment of $17,250 for this part of the contract. This
amount reflects amounts related to the new work assigned to Willdan Associates.
Assessment District No. 89-3. Otav Rio Business Park
Willdan Associates has requested an amendment to the contract relating to
Assessment District 89-3, Otay Rio Business Park. An amendment is necessary to
proceed with this project. In January of this year, work on this project stopped
because of developer-related financial constraints. The Business Park owner has since
found new financial backing and requests that the City proceed with this district.
/.).. - ,).,
Page 3, Item /~
Meeting Date 10/6/92
At the time work ceased on this project, the Preliminary Engineer's Report had been
prepared. Willdan Associates will need to prepare this Report again incorporating land
appraisal changes which have occurred over the past nine months. A new appraisal
done for the Otay Rio Business Park Assessment District indicated changes in property
values for Otay Rio which will require additional work by the Assessment Engineer.
Staff recommends that the consultant receive $4,500 additional compensation to
perform this work (this amount will be paid by the developer).
Contract Amount
A breakdown by task, contract amount, and amount paid to date is presented in Table
1 for only that portion of the contract related to Otay Valley Road, Assessment
District No. 90-2 and Otay Rio Business Park Phase 1, Assessment District No. 89-3.
TABLE 1
Description Contract Amount Paid-to-Date
I. Feasibility Plan:
Otay Valley Rd. - Phase 1 $24,000 $24,000
Otay Valley Rd. - Phase 2 18,000 18,000
Otay Rio Business Park - Phase 1 & 2 18,000 18,000
II. Assessment Engineering:
Otay Valley Rd.-Phase 1 48,500'11 43,755
Otay Rio Business Park - Phase 1 34,000 24,670
III. PrintinglPosting 3,000'21 0
IV. Bond Sale:
Otay Rio Business Park - Phase 1 5,000 0
........ << .<. +6tAC ~t""~",,i< . ';..""...AA".
< << < <
11IIncludes 1 st amendment to contract for $14,500
12IT otal for entire contract and is based on time and materials
Total compensation for Willdan Associates on the Otay Valley Road project would be
$110,750 and on the Otay Rio Business Park, Phase 1 project would be $61,500 if
Council approves staff's recommendation to compensate Willdan Associates an
additional $17,250 and $4,500, respectively.
The City Attorney has reviewed and approved the second amendment to the
agreement.
1.).-;1
Page 4, Item I,)..
Meeting Date 10/6/92
FISCAL IMPACT: Staff recommends that the payment of $17,250 for Otay Valley
Road be contingent upon successful sale of bonds and that it be funded from the
contingency in Phase I. The developer of Otay Rio Business Park has deposited
$4,500 with the City for the portion of the amendment relating to the Business Park.
Willdan Associates has received $82,000 during Fiscal Year 1992-93 for various
projects in the City.
DS:File No. AY-081, AY-085
WPC F:\home\engineer\agenda\ovad90-2
100192
Attachment Schedule:
( G - Council Report dated 5/22/90 and Resolution 15627
.,. B - Agreement dated 5/22/90
~ I C - Council Report dated 6/18/91 and Resolution 16193
t~ D - First Amendment dated 6/18/91
,." E - Second Amendment
1.2"''//1.,1-.3''
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ITEM TITLE:
SUBMITTED BY:
REVIEWED BY:
),
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A-Y-OtJ'lil
COUNCIL AGENDA STATEMENT
Item ~~, b" a
Meeting Date 5/22/90
Resolution /5627 Approving agreements with Thomas O.
Meade, Willdan Associates, Brown and Harpe, and' kadie-Jensen
. and Johnson for Spechl Assessment Services associated with
Otay Valley Road (I-80S to Eastern City limits) and Otay Rio
Business.park public. improvements
Resolution /5"'Z E3 Approving .a Reimbursement Agreement
between the City of Chul a Vista and the Chl1lingworth
Corporation for all initial consulting and administrative
costs and expenses for Otay Rio Business Park public
improvements
Resol ution /5 bZ- ~ Appropriating funds for Otay Valley
Road Phase II (Nirvana Avenue to Eastern City limits)
Feasibility/Financing Stu~~~MN~
Director of Publ ic Works~ YTV (?
Di rector of COlll!1uni ty Dev.elopment -
Ci ty Manager
(4/5ths Vote: Yes-!-No___)
The Redevelopment Agency and the developer of Otay Rio Business Park are
attempting to finance the pUblic improvement of Otay Valley Road from I-80S to
the eastern City 1 imits and publ ic improvements within the business park
through the assessment process. Therefore, the City needs to hire an
assessment team, enter into an reimbursement agreement with Chillingworth
Corporation and appropriate the funds to hire the assessment team.
RECOMMENDATION: That Council approve the resolutions and authorize the
Mayor to execute sai d agreements and authori ze the appropri ati on of $11,250
from the General Fund.
BOARDS/COMMISSIONS RECOMMENDATION: Not applicable.
DI.SCUSSION:
On May 15, 1990, the Redevelopment Agency recolll!1ended the hiring of the
Spechl Assessment team of Thomas 0., Meade, Willdan Associates, Brown and
Harpe, and Kadie-Jensen and Johnson, and transferred the funds to the City to
pay for the services required to set up a district to finance the pUblic
improvements from 1-805 to Nirvana Avenue. The developer of Otay Rio Business
Park (Chillingworth Corporation) has also requested the City look into the
feasibility of establishing a special district to finance the public
improvements associated with this subdivision. Staff recolll!1ends that the same
team be hired to perform the feasibil ity study and assessment proceedings for
both projects.
/,),'5
ATTACHMENT A
-J
J
;;:;-;;. ..
Page 2. Item
Meeting Date ~/Z2/90
Chillingworth is proposing to advance all funds associated with their
project. Once the special assessment district is fonned and the bonds sold,
the City will need to reimburse Chillingworth for the monies advanced. (The
Redevelopment Agency may also be reimbursed from the sale of bonds.) The
City, therefor, needs to enter into a reimbursement agreement with the
Chillingworth Corporation. Said agreement is now before Council for approval,
The total cash necessary to pay for these services has been either
appropri ated . by the Relieve 1 opment Agency or advanced by the Chf11ingworth
. Corporation with the exception of $11,250 which is the Clty'S portion of the
cost needed to perfonn the feasibil ity study for' Phase II (Nirvana Avenue to
the Eastern City Limits), The funds are proposed to be appropriated from the
General Fund and may be reimbursed should the project be included in the
transportation DIF program,
FISCAl IMPACT: All costs associated with Otay Rio Business Park wf11 be
paid by the Chillingworth Corporation. The Redevelopment Agency has already
appropriated the funds needed for Otay Lakes Road Phase I (996.-~960-$T123),
However, additional funds in the amount of $11,250 need to be appropriated
from the unappropriated balance of the General Fund as a loan to the Otay
Vall ey Project.
wpe 4998E
.
I~"'~
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RESOLUTION NO. 15627
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA
APPROV I NG AGREEMENTS WITH THOMAS O. MEADE, WIllDAN
ASSOCIATES, BROWN AND HARPE, AND KADIE-JENSEN AND JOHNSON
FOR SPECIAL ASSESSMENT SERVICES ASSOCIATED WITH OTAY
VALLEY ROAD (1-805 TO EASTERN CITY LIMITS) AND OTAY RIO
BUSINESS PARK PUBLIC IMPROVEMENTS
The City Council of the City of Chula. Vista does hereby resolve as
follows:
WHEREAS, the Redevelopment Agency and the developer of Otay Rio Business
Park are attempting to finance the public improvement of Otay Valley Road from
1-805 to the eastern City limits and pUblic improvements within the business
park through the assessment process, and .
WHEREAS, therefore, the City needs to hire an assessment team, enter into
an reimbursement agreement with Chillingworth Corporation and appropriate the
funds to hire the assessment team.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Chula
Vista does hereby approve agreements with Thomas O. Meade, Willdan Associates,
Brown and Harpe, and Kadie-Jensen and Johnson for Special Assessment Services
associated with Otay Valley Road (1-805 to Eastern City limits) and Otay Rio
Business Park public improvements, copies of which are on file in the office
of the City Clerk.
BE IT FURTHER RESOLVED that the Mayor of the City of Chula Vista be, and
he 15 hereby authorized and directed to execute said agreements for and on
behalf of the City of Chula Vista.
Presented by
Approved as ~o form by
ktrn !~ -
;)~ . lPPlt ~-1~
D ector of Public Works
lilt G( (}-)/
cltcna-~a KuaOlt ~
Assistant City Attomey.-.
.
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AGREEMENT FOR SERVICES
TI-IIS AGREEMENT, entered into this~ day of . 1990, by and
between the CITY OF CHULA VISTA, a municipal corporati (hereinafter referred
to as "City"), and WILLDAN ASSOCIATES (hereinafter referred to as "Engineer").
WITNESSETI-I:
,WHEREAS: City is desirous of considering various methods of financing, and
the feasibility thereof, for the improvement of Otay Valley Road - Phase I (1-805 to
Nirvana Ave.), Otay Valley Road - Phase II (Nirvana Avenue to future intersection of
Paseo Ranchero), and the public improvements associated with the Otay Rio Business
Park development, including but not limited to the Municipal Improvement Act of
1913, the MelIo-Roos Community Facilities Act of ]982, Development Impact Fees,
or developer exactions, and
WHEREAS, City is desirous of implementing the financing of the improvement
of Otay Valley Road - Phase I, Otay Valley Road - Phase II and the public improve-
ments associated with the Otay Rio Business Park, and
WHEREAS, City is desirous of determining what off-site street improvements,
if any, the developer of the Otay Rio Business Park may be required to construct in
order to satisfy conditions contained in City Resolution No. 15310, and
WHEREAS, City is desirous of retaining Engineer for the preparation of an
overall feasibility and financing plan, as well as to perform the assessment engineering
functions in the Otay Rio Business Park Phase] (AD 89-3A) and Phase II (AD89-3B)
with financing proceedings to be conducted pursuant to one or more of the provisions
provided for such financing by tbe Streets and Highways Code of the State of
California, and
WHEREAS, Engineer is experienced and familiar with all aspects of infrastruc-
ture feasibility analysis and assessment engineering, and is trained and staffed for
municipal consulting, and is willing and capable of performing functions'related to said
Assessment Districts that are not ~rformed by City,
NOW, THEREFORE, IT IS HEREBY MUTUALLY AGREED by and
between the parties hereto as follows:
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SCOPE OF SERVlCES
SECTION 1
Under the direction of the City Manager or his designated representative, Engineer
shall perform the following services:
A. FINANCING AND FEASIBILITY PLANS
1. Otay Valley Road. Phase I (1.805 to Nirvana Avenue)
a. Collect available land use information, tentative maps, conditions
of approval, public improvement plans and estimates, and existing
improvement data.
b. Collect relevant Redevelopment District data.
c. In conjunction with the design engineer, analyze cost estimates for
each proposed facility, as well as estimates for financing costs.
d. In conjunction with the financial consultant and City staff, analyze
potential participation methods by the City and Redevelopment
Agency in the cost of the proposed improvements. .
e. Explore the viability of including some or all of the improvements
in the Eastern Territories Transportation Development Impact
Fee.
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f. Prepare a map for each proposed facility or type of facility which
shows its utilization or benefit areas.
g. Develop a preliminary spread methodology or allocation of
. remaining costs to each property on the basis of benefit received
by that property for the proposed improvements.
h. Provide a preliminary assessment for each parcel or similar group
of parcels.
i. Provide above information to financial consultant for the purpose
of preparing a preliminary value to lien analysis.
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Prepare a feasibility and financing plan which incorporates the
above information in a recommended procedure to finance the
proposed improvements in a fair and equitable manner.
k.
Meet with property owners and City staff throughout the prepara-
tion of the plan.
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2. Otay Valley Road - Phase II (Nirvana Avenue to future Paseo Ranchero)
a. Collect available land use information, tentative maps, conditions
of approval, public improvement plans and cost estimates, and
existing improvements data.
b. Estimate vehicle trip capacity of existing improvements. Evaluate
trip capacity estimates of existing two lane section and recommend
engineering changes to increase the capacity, if required.
c. In concert with the Otay Rio Business Park developer and City
staff, determine what improvements, if any, would be required to
meet acceptance standards such as those contained in the Highway
Capacity Manual and ASHTO Guide.
d. Explore the viability of including some or all of the ultimate
improvements in'the Eastern Territories Transportation Develop-
ment Impact Fee.
e. Prepare a feasibility and financing plan which incorporates the
above information in a recommended procedure to finance the
proposed improvements in a fair and equitable manner.
f. Meet with property owners, county personnel, and City staff
throughout the preparation of the plan.
3. Otay Rio Business Park (Phases I and II)
.
a. Collect available land use information, tentative maps, conditions
of approval, various public facilities studies, preliminary or final
engineering plans, and cost estimates for the subject property, as
well as similar available information for surrounding properties
that may be affected or included.
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b. Provide a description of each improvement to be included in the
financing plan. Descriptions are to be based on final or prelimi-
nary engineering plans provided by the developer and shall be of
sufficient detail to allow preliminary cost estimates to be per-
formed.
c. In conjunction with developer's design engineer, analyze cost
estimates for each proposed facility, as well as estimates for
.financing costs.
d. Prepare a map for each prop6sed facility or type of facility which
shows its utilization or benefit areas.
.
e. Develop a preliminary spread methodology or allocation of costs
to each property on the basis of benefit received by that property
for the proposed improvements, including those improvements in
Al and A2 above which have been determined to benefit or be
the responsibility of the Otay Rio Business Park.
f. Provide a preliminary assessment for each parcel or similar group
of anticipated future parcels.
g. Provide above information to financial consultant for the purpose
of preparing a preliminary value to lien analysis.
h. Prepare a feasibility and financing plan which incorporates the
above information in a manner which will enable the property
owner, as well as the City to assess the feasibility of utilizing public
financing.
i. Meet with the property owners, their engineers, other consultants,
and the City, staff throughout the preparation of the preliminary
report and present the completed report to the developers and
City staff for review.
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B. ASSESSMENT ENGINEERING
1. Otay Valley Road - Phase I (construction by City of Chula Vista)
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a.
In consultation with City staff, property owners, and other
consultants, using the feasibility report as a guide, prepare a
boundary map for the proposed assessment district;
b.
In consultation with City staff owners, and other consultants, using
the feasibility report as a guide, determine the improvements to be
financed by the assessment process;
.
c. ,Provide legal descriptions for each parcel within tbe boundaries of
the proposed Assessment District consistent with the Assessment
District Acts to be used;
d. Obtain the proper addresses of owners and prepare mailing list for
required mailings. The mailing list shall be alphabetical and cross-
indexed to assessor's parcel numbers which shall list parcels
sequentially;
e. Verify the quantities and cost estimate provided by the design
engineer for the facilities to be constructed with the funds received
tbrough the assessment process;
f. Finalize the assessment methodology to be used in accordance
with the applicable provisions of state law;
g. Apportion the costs of the facilities in the form of special assess-
ments to be levied upon the parcels of land witbin the District
using the assessment methodology determined above;
b. Meet and consult with the property owners, as necessary, during
the assessment spread process to ensure that those persons have
a clear understanding of the method of assessment spread prior to
public bearings;
i. Prepare a preliminary engineer's report to include assessments
upon and against the parcels in the District for the total amount
of estimated costs and expenses of such work in proportion to the
estimated benefits to be received for each of the parcels within the
District;
j. Prepare the assessment diagrams, assessment roll warrants, and
notices for mailing;
k. Prepare the notices of public hearing;
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I. Contract for printing of the improvement notices and posting of
the improvement notices throughout the District as required by
law;
m. Answer property owners questions before, during and after the
public hearing;
n. Attend all public hearings required by law for establishment of the
. assessment district;
o. Upon completion of the publtc hearings on the assessment spread
make such revisions to the spread as are ordered by the City
Cpuncil;
p. Based on construction bids received, the City Council direction,
prepare and publish a final engineer's report of the assessments
and assist in filing and recording of the engineer's report as
required by the Assessment District Proceedings Law;
q. Upon confirmation of assessments, prepare and mail notice of
assessments as required to all assessed property owners.
2. Otay Rio Business Park Phases I and II
It is anticipated that Phases 1 and 2 will be processed separately and at
separate times as Assessment District 89-3A (Phase I) and Assessment
District 89-3B (Phase 2). If and when an assessment district proceeding
is necessary for this project, the scope of work for Phase IT would be the
same as Phase 1.
a. In consultation with City staff, property owners, and other
consultants,. using the feasibility report as a guide, prepare a
boundary map for the proposed assessment district;
b. In consultation with City staff, property owners, and other
consultants, using the feasibility report as a guide, determine the
improvements to be financed by the assessment process;
c. Provide legal descriptions for each parcel within the boundaries of
the proposed Assessment District consistent with the Assessment
District Acts to be used;
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d. Obtain the proper addresses of owners and prepare mailing list for
required mailings. The mailing list shall be alphabetical and cross-
indexed to assessor's parcel numbers which shall list parcels
sequentially;
e. Verify the quantities and cost estimate provided by the developer
for the facilities to be constructed with the funds received through
. the assessment process;
f. Determine the assessment methodology to be used in accordance
with the applicable provisions of State law;
g. Apportion the costs of the facilities in the form of special assess-
ments to be levied upon the parcels of land within the District
using the assessment methodology determined above;
h. Meet and consult with the property owners, as necessary, during
the assessment spread process to ensure that those persons have
a clear understanding of the method of assessment spread prior to
public bearings;
i. Prepare a preliminary engineer's report to include assessments
upon and against the parcels in the District for the total amount
of estimated costs and expenses of such work in proportion to the
estimated benefits to be received for each of the parcels within the
District;
j. Prepare the assessment diagrams, asses.sment roll warrants, and
notices for mailing;
k. Prepare the notices of public hearing;
I. Contract for printing of the improvement notices and posting of
the improvement notices throughout the District as required by
law;
.
m. Answer property owners questions before, during and after the
public assessment district;
n. Attend all public hearings required by law for establishment of the
assessment district;
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o. Upon completion of the public hearings on the assessment spread
make such revisions to the spread as are ordered by the City
Council;
p. Based on construction bids received, the City Council direction,
prepare and publish a final engineer's report of the assessments
and assist in filing and recording of the engineer's report as
required by the Assessment District Proceedings Law;
q. 'Upon confirmation of assessments, prepare and mail notice of
assessments as required to aU assessed property owners.
3. Otay Rio Business Park Acquisition Services
It is probable that the procedure used to construct the proposed
improvements would also result in an acquisition type district. If so, the
improvements would be constructed using private funding and acquired
by the City using the 1913 Act proceedings and 1915 Act bonds.
Following is a Scope of Work for the engineering items necessary in such
proceedings.
a. Prepare a list of quantities and unit prices based on bids received
by the private party for the works of improvement. .
b. Review all agreements between the City and the property owners
including the acquisition agreement.
c. Verify the final improvement quantities and associated costs,
including incidental expenses, which will be the subject of acquisi-
tion and provide a certification to the City.
SCHEDULE OF WORK
SECJ10N 2
.
The amount of time to complete the actions and tasks is estimated to be about two
years. The general services provided under this Agreement shall be continuing until
completion of the project or termination of this Agreement. The following is a
schedule of work to be completed.
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1. Section 1-A-1, Otay Valley Road - Phase I, Financing/Feasibility Plan.
Commence April, 1990 - complete June, 1990.
2. Section 1-A-2, Otay VaHey Road - Phase II, Financing/Feasibility Plan.
Commence April, 1990 - complete June, 1990.
3. Section 1-A-3, Otay Rio Business Park, Financing/Feasibility Plan.
Commence April, 1990 - complete June, 1990.
4. Section 1-B-1, Otay Valley Road - Phase I assessment district proceed-
ings. Commence July 1990, - complete February, 1991.
5. Section I~B-2, Otay Rio Business Park - Phase I assessment district
proceedings. Commence July, 1990 - complete February, 1991.
6. Section 1-B-2, Otay Rio Business Park - Phase II assessment district
proceedings. Commence December, 1990 - complete March, 1992.
FEE FOR SERVICES
SECTION 3
Engineer shall perform the assessment engineering and related services as set forth in
Section 1 as follows:
A. For services performed under Section l-A-l, the lump sum fee of $24,000,
payable in monthly progress payments based on percentage of the work
completed.
B. For services performed under Section l-A-2, the lump sum fee of $18,000,
payable in monthly progress payments based on percentage of the work
completed.
C. For services performed under Section 1-A-3, covering both Phases 1 and 2, the
lump sum fee of $18,000, payable in monthly progress payments based on
percentage of the work completed.
D. For services performed under Section 1-B-1 for Phase 1 only, the lump sum fee
of $34,000, payable in monthly progress payments based on percentage of the
work completed.
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E. For services performed under Section I-B-2 for Phase 1 only, the lump sum fee
of $34,000, payable in monthly progress payments based on percentage of the
work completed. This fee shall be increased 5 percent on each July 1st unless
the subject work has commenced, in which case the fee shall be the fee
established on the previous July 1st or, if sooner, the original fee. The fee,
through 1993, shall not exceed 540,800.
F. For services performed under Section I-B-2 for Phase 2 only, the lump sum fee
of $34,000, p?-yable in monthly progress payments based on percentage of the
work completed, This fee shall be increased 5 percent on each July 1st unless
the subject work has commenced, in which case the fee shall be the fee
established on the previous July 1st or, if sooner, the original fee. The fee,
through 1993. shall not exceed $40,800.
G. For services performed under Section I-B-3 for Phase 1 and 2, the lump sum fee
of $5,000 per phase payable at the completion of the project from the bond sale
proceeds. This fee shall be increased 5 percent on each July 1st unless the
subject work has commenced, in which case the fee shall be the fee established
on the previous July 1st or, if sooner, the original fee. The fee through 1993
shall not exceed $6,000,
The cost of printing, reproduction, posting, publication, noticing, advertising, mailing
and postage, where provided by Engineer, shall be reimbursed to Engineer at his direct
cost, said amounts nOI to exceed 53,000, based on current hourly rates (see Exhibit A
for hourly rates), This fee shall be increased 5 percent on each July 1st unless the
subject work has commenced, in which case the fee shall be the fee established on the
previous July 1st or, if sooner, the original fee, The fee through 1993 shall not exceed
$3,600.
The total fees for services performed pursuant to this agreement, including reimburs-
able expenses, shall not exceed S 175.000. Payment for fees beyond the current fiscal
year are contingent upon approl?riation by the City Council for that fiscal year.
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SERVICES BY CITY
SECIlON 4
City agrees to furnish to Engineer, in a timely manner, such maps, records and other
documents and proceedings, or certified copies thereof, as are available and may be
reasonably required by Engineer in the performance of these services.
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CONFLICf OF INTEREST
SECTION 5
Engineer presently has and shall acquire no interest whatsoever in the subject matter
of this Agreement, direct or indirect, which would constitute a conflict of interest or
give the appearance of such conflict. No person having any such conflict of interest
shall be employed or retained by Engineer under this Agreement.
TERMINATION OF AGREEMENT FOR CAUSE
SECTION 6
If, through any cause, Engineer shall fail to fulfill in a timely and proper manner his
obligations under this Agreement, or if Engineer shall violate any of the covenants,
agreements, or stipulations of the Agreement, City shall have the right to terminate this
Agreement by giving written notice to Engineer of such termination and specifying the
effective date thereof, at least five (5) days before the effective date of such
termination. In that event, all finished or unfinished documents, data, studies, surveys,
drawings, maps, reports, and other materials prepared by Engineer shall, at the option
of City, become the property of City and Engineer shall be entitled to receive just and
equitable compensation for any work satisfactorily completed on such documents and
other materials up to the effective date of notice of termination, not to exceed the
amounts payable under Section 3, hereinabove.
The use by City of any unfinished documents, data, studies, surveys, drawings, maps,
reports or other materials shall be at City's sole risk and City shall hold harmless and
indemnify Engineer from any suit, loss, cost of defense, or liability resulting therefrom.
TERMINATION FOR CONVENIENCE OF CITY
SECTION 7
.
City may terminate the Agreement at any time and for any reason by giving written
notice to Engineer of slIch termination and specifying the effective date thereof, at
least thirty (30) days before the effet't]\'e date of such termination. In that event, all
finished and unfinished documents and other materials described in Section 6,
hereinabove, shall, at the option of the City, become City's sole and exclusive property,
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If the Agreement is terminated by the City as provided in this paragraph, Engineer
shall be entitled to receive just and equitable compensation for any satisfactory work
completed on such documents and other materials to the effective date of such
termination. Engineer hereby expressly waives any and all claims for damages or
compensation arising under this Agreement except as set forth in Section 3,
hereinabove, in the event of such termination. The use by City of any unfinished
documents, data, studies, surveys, drawings, maps, reports or other materials shall be
at City's sole risk and City shall hold harmless and indemnify Engineer from any suit,
loss, cost of defens~, or liability resulting therefrom.
.
ASSIGNABILITY
SECTION 8
Engineer shall not assign any interest in this Agreement, and shall not transfer any
interest in the same (whether by assignment or novation), without prior written consent
of City; provided, however, that claims for money due or to become due to Engineer
from City under this Agreement may be assigned to a bank, trust company, or other
financial institution without such approval. Notice of such assignment or transfer shall
be furnished promptly to City, Any assignment requiring approval may not be further
assigned without City approval.
OWNERSHIP. PUBLICATION. REPRODUCTION AND USE OF MATERIAL
SECTION 9
All reports, studies, information, data, statistics, forms, designs, plans, procedures,
systems, and any other materials or properties produced under this Agreement
(collectively "instruments of service") shall be the sole and exclusive property of the
City. No such materials or properties produced in whole or in part under this
Agreement shall be subject to private use, copyrights, or patent right by Engineer in
the United States or in any country without the express written consent of the City.
City shall have unrestricted authority to publish, disclose (as may be limited by the
provisions of the Public Records Act), distribute, and otherwise, use, copyright or
patent, in whole or in part, any such reports, studies, data, statistics, forms or other
materials or properties produced under this Agreement. Any reuse of any such
instruments of service on any other project without the prior written consent of
Engineer shall be at City's sole risk and City shall hold harmless and indemnify
Engineer from any suit, loss, cost of defense, or liability resulting therefrom.
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INDEPENDENT CONTRACTOR
SECTION 10
City is interested only in the results obtained, and Engineer shall perform as an
independent contractor with sole control of the manner and means of performing the
services required under the Agreement. City maintains the right only to reject or
accept Engineer's final work product as each phase of this Agreement is completed.
Engineer and any 9f Engineer's agents, employees, or representatives are, for all
purposes under this Agreement, an independent contractor, and shall not be deemed
to be an employee of City, and none of them shall'be entitled to any benefits to which
City employees are entitled, including, but not limited to, overtime, retirement benefits,
worker's compensation benefits, injury leave, or other leave benefits.
CHANGES
SECTION 11
City may, from time to time, require changes in the scope of services by Engineer to
be performed under this Agreement. Such changes, including any increase or decrease
in the amount of Engineer's compensation, which are mutually agreed upon by City
and Engineer, shall be effective only when executed in writing by both parties as
amendments to this agreement.
INSURANCE
SECTION 12
Engineer shall maintain, during the term of this Agreement, the following insurance
with companies and on terms sa,tisfactory to City.
A. Worker's Compensation and Employer's Liability Insurance as prescribed by
applicable law.
.
B. Comprehensive General Liability Insurance (bodily injury and propenydamage)
in the amount of $1,000,000 occurrence and annual aggregate.
C. Automobile bodily injury and property damage liability insurance, the limits of
which shall not be less than $ I ,000,000 per occurrence.
D. City shall be named as an additional insured on each of the above policies.
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E. Design professional liability insurance covering negligent act, errors, or
omissions of Engineer, the limits of which shall not be less than One Million
Dollars ($1,000,000) combined single limit per occurrence and aggregate.
F. Before commencing work hereunder, Engineer shall provide City with
certificates or other documentary evidence of the above insurance.
I~EMNIFICA TION
SECTION 13
Engineer agrees to save, keep, and hold harmless the City of Chula Vista from all
damages, costs, or expenses in law and equity including costs of suit and expenses for
legal services that may at any time arise or be set up because of damage to property
or injury to persons received or suffered by reason of the operation of Engineer which
may be occasioned by any negligent error, act or omission or intentional tortious
conduct by Engineer, his agents, subcontractors, employees, or servants in connection
with his services under this agreement.
No suit shall be brought arising out of this agreement, against the City, unless a claim
has first been presented in writing and filed with the City of Chu!a Vista and acted
upon by the City of Chula Vista in accordance with the procedures set forth in Chapter
1.34 of the Chula Vista Municipal Code, the provisions of which are incorporated by
this reference as if fully set forth herein.
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IN WITNESS WHEREOF, City and Engineer have executed this Agreement on
this _ day of . 1990.
THE CITY OF CHULA VISTA
~lc.
Mayor 'of e 'ty of Chula Vista
A1TE;;~(!l2.fl.iJ.tl
City lerk
Approved as to form by:
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WILLDAN ASSOCIATES
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COUNCIL AGENDA STATEMENT
,
Item I ?
ITEM TITLE:
Meeting Date 6/18/91
Resolution Approving first amendment to the
agreement with Willdan Associates for assessment engineering
services rendered for the Otay Valley Road Assessment District
90-2, and authorizing the Mayor to sign said amendment
Director of Public Work~ V ryrI
City Manager ~ (4/5ths Vote: Yes___No-X-)
SUBMITTED BY:
REVIEWED BY:
On May 22, 1990, by Resolution 15627, Council approved an agreement with
Willdan Associates for consulting services as assessment engineer for Otay
Valley Road Assessment Oi strict 90-2 and Otay Rio 8usiness Park Assessment
District 89-3. This item is to consider approval of the first amendment to
the contract for a proposed expanded scope of work and includes an increase in
the contract amount. Adequate funds have al ready been appropriated by the
Redevelopment Agency for this CIP project which will also cover the proposed
increase in compensation for the additional work (996-9960-STI23)
REClMlENDATlON: It is recommended that Council approve the resolution and
authorize the Mayor to execute said amendment.
DISCUSSION:
Council approved an agreement with Willdan Associates on May 22, 1990 to
provide consulting services which included the following scope of work:
1. Analyze various methods of financing the improvement of Otay Valley Road
Phase I (I-80S to Nirvana Avenue), the improvement of Otay Valley Road -
Phase II (Nirvana Avenue to the City boundary), and the public
improvements associated with the Otay Rio Business Park development.
This is a limited scope of work used to complete the Feasibility
Financing Plan.
2. Determine what offsite street improvements, if any, the developer of the
Otay Rio Business Park is required to construct to satisfy conditions
associated with approval of their tentative map.
3. Perform assessment engineering services associated with Otay Valley Road
Phase I and Otay Rio Business Park Phases I and II. Otay Valley Road -
Phase II was not included under this section.
Willdan Associates are the assessment engineers for both Otay Valley Road
Assessment District and Otay Rio Business Park. Task 2 of this contract
indicated that Otay Rio would need a minimum four lanes to handle the traffic
for the build-out of Otay Rio. In that regard, staff needs to include the
assessment work to build Phase II shortly following Phase I but reduce the
scope of improvements in Phase II to allow Baldwin (Otay Ranch) to participate
later by installing their share of improvements when they develop. This
alternative will provide a facility that will adequately serve Otay Valley
ATTACHMENT C
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Meeting Date 6/18/91
Redevelopment Area and Otay Rio Business Park and will equitably spread the
costs to the present and future users, and will defer Baldwin's contribution
until they need the facility. However, as work has progressed on this
project, staff, recognized the need to include assessment engineering
associated with Otay Valley Road Phase II illprovements (Nirvana to east City
boundary) in the scope of work.
Staff recommends the addition of Otay Valley Road - Phase II items to the
existing contract under the section associated with Assessment Engineering.
Tasks to be added to their contract will include the following: .
1. Identify and analyze Otay Valley Road - Phase II improvements to include
analysis of Otay Ran,ch's future financial responsibilities and Otay Rio
Business Park's obligations for Phase II and consider other applicable
constraints.
2. Receive, review and analyze Otay Valley Road - Phase II cost estimates.
3. Modify assessment methodology to include Otay Valley Road - Phase II
improvements.
4. Modify the draft Engineer's Report to include Otay Valley Road - Phase II
improvements.
5. Attend meetings to discuss Otay Valley Road Phase II improvements, cost
estimates, and spread methodology.
By adding the analysis of Phase II improvements to the contract, staff can
better determine what ultimate financial participation is required of Otay Rio
Business Park and Otay Valley Road Redevelopment Area. Otay Rio Business
Park, as a condition of their tentative map, is required to improve Otay
Valley Road - Phase II prior to build-out of their industrial park and
therefore staff feels it is important to determine the extent of that
financial responsibility now. Staff also needs to know this prior to
proceeding with the assessment district for Otay Rio Business Park to ensure
that the 3:1 value-to-lien ratio is met. Staff cannot determine what
additional debt can be placed by the proposed Otay Rio Business Park
assessment district without first determining the debt to be placed by the
improvement of Otay Valley Road Phases I 1M II. Staff also feels that the
Redevelopment Area property owners would want to know the extent of their
financial participation of both Phases I and II at the time a district is
formed.
Staff recommends that Phase 1 and 2 be included in one assessment district,
not two separate districts as originally envisioned. By doing this,
proceedings required to form the district need to be done only once which
staff feels will simplify the process. It is anticipated that Phase II
construction would lag behind Phase I construction by about eight months.
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Meeting Date 6/18/91
.Under Assessment Enaineerina Wflldan Associates' original contract for Otay
Valley Road - Phase I was for $34,000. Their entire contract is for $175,000,
which includes compensation for work performed on one other assessment
district, Otay Rio Business Park. To perform the additional work to include
Phase II, Wflldan Associates requests payment of an additional $14,500 for a
total of $48,500 to include Phase II in that section of the contract
associated with Assessment Enaineering for Otay Valley Road. Staff, including
Community Development, recommends approval of the amendment modifying the
scope of work and a corresponding adjustment in compensation.
FISCAL IMPACT: An additional $14,500 will be expended from Account No.
996-9960-ST123 which is the CIP for the Otay Valley Road Widening Project.
The contingency included in the CIP will cover the additional expenditure.
DDS:kj/AY081
WPC 5606E
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RESOLUTION NO. 16193
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA
APPROVING FIRST AMENDMENT TO THE AGREEMENT WITH WILLDAN
ASSOCIATES FOR ASSESSMENT ENGINEERING SERVICES RENDERED
FOR THE OTAY VALLEY ROAD ASSESSMENT DISTRICT 90-2, AND
AUTHORIZING THE MAYOR TO SIGN SAID AMENDMENT
The City Councfl of the City of Chula Vista does hereby resolve as
follows:. \
WHEREAS, on May 221 1990, by Resolution 15627, Council approved a\
a9reement with Willdan Associates for consulting services as assessmen \
engineer for Otay Valley Road Assessment District 90-2 and Otay Rio Busines
Park Assessment District 89-3; and, -
WHEREAS, staff recommends approval of the first amendment to the contract
for a proposed expanded scope of work and includes an increase in the contract
amount; and,
WHEREAS, adequate funds have already been appropriated
Redevelopment Agency for this CIP project which will also cover the
increase in compensation for the additional work (996-9960-STl23).
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Chula
Vista does hereby approve the First Amendment to the Agreement with Wflldan
Associates for Assessment Engineering Services rendered for the Otay Valley
Road Assessment Distri ct 90-2, known as document number C091-097, a copy of
which is on file in the office of the City Clerk.
by the
proposed
BE IT FURTHER RESOLVED that the Mayor of the City of Chula Vista is
hereby authorized and directed to execute said Amendment for and on behalf of
the City of Chula Vista.
M! ~ .
JO~ P'~PPitf ~
Di ector of Public Works
..1J
Presented by
J,). ,;. (,
.
.
Resolution No. 16193
Page 2
PASSED, APPROVED, and ADOPTED by the City Counc11 of the City of Chula
Vista, California, this 18th d~ of June, 1991 by the following vote:
AYES: Counc 11 members: Mal colm, Moore, Nader, Rindone
NOES: Counc11members: None
ABSENT: Counc11mem~ers: None
ABSTAIN: Counc 11 members: None
,
_T: ~~
Tim Nader
Mayor
ATTEST:
,
J
STATE OF CALIFORNIA
COUNTY OF SAN DIEGO
CITY OF CHULA VISTA
)
)
)
ss.
I, Beverly A. Authelet, City Clerk of the City of Chula Vista, California, do
hereby certify that the foregoing Resolution No. 16193 was duly passed,
approved, and adopted by the City Council held on the 18th day of June, 1991.
Executed this 18th d~ of June, 1991.
.. ,'"'
/.,2. -.). 7
FIRST AMENDMENT TO AGREEMENT
OTAY VALLEY ROAD
This First Amendment to Agreement is entered into this \~~ay of June, 1991, by
and between the City of Chula Vista (hereinafter referred to as "CITY"), and Willdan
Associates (hereinafter referred to as "ENGINEER").
WITNESSETH
WHEREAS, on May 22,1990, pursuant to Resolution No. 15627, CITY and ENGINEER
entered into an Agreement for consulting services involving the improvement of Otay
Valley Road and the public improvements associated with the Otay Rio Business Park;
and
WHEREAS, CITY has requested ENGINEER to perform additional tasks and gather
additional information relative to completion of the Scope of Services and such
additions will require an amendment to the Scope of Services; and
WHEREAS, CiTY is desirous of having ENGINEER complete the additional tasks within
the Scope of Services of this amended Agreement which are necessary to accomplish
the Otay Valley Road Assessment District.
Now, THEREFORE, IT Is HEREBY MUTUALLY AGREED by and between the parties
hereto that the original Agreement is hereby amended as follows:
SCOPE OF SERVICES
SECTION 1
Section 1 of the original Agreement is amended to increase ENGINEER'S responsibili-
ties by adding Otay Valley Road Phase II to the work being undertaken. Subsection
B. Assessment Engineering: Subdivision 1 is amended to read:
"1. Otay Valley Road - Phases I and II".
ATTACHMENT D
SF2\Contract\36231. Con \5.3{)"91
)~'.2~
(<..1<..1'1.3
C!.o"lI-t>'1~
FEE FOR SERVICES
SEcnON 2
Section 2 Schedule of Work is amended to add estimated time for completion of
assessment district proceedings regarding Otay Valley Road Phase II. Subdivision 4
is amended to read:
"4. Section I-B-l, Otay Valley Road - Phases I and II assessment
district proceedings. Commence July 1990 - complete December
1991".
SECTION 3
Section 3 of the original agreement is amended to add a lump sum fee of $14,500 for
the addition of Phase II as identified in Subsection B.1. Section 3D of the original
agreement is amended to read:
"For services performed under Section I-B-l for Phases I and II, the lump
sum fee of $48,500, payable in monthly progress payments based on
percentage of the work completed."
SECTION 4
All other provisions of the original Agreement dated May 22, 1990, shall remain in full
force and effect except the additions or deletions set forth above.
IN WITNESS WHEREOF, CITY and ENGINEER have executed this Agreement on this
~ day of June, 1991.
CITY OF CHULA VISTA
WILLDAN AsSOCIATES
~~-
Mayor
~
~
1..2 ,. :J. 7
SF2IContractI36231. Con \5-30-91
SECOND AMENDMENT TO AGREEMENT
OTAY VALLEY ROAD AND
OTAY RIO BUSINESS PARK
This agreement ("Second Amendment") is entered into this 6th
day of October 1992, for the purposes of reference only and
effective as of the date last executed by the parties, by and
between the ci ty of Chula Vista (hereinafter referred to as
"City"), and Willdan Associates (hereinafter referred to as
"Engineer").
WITNESSETH
WHEREAS, on May 22, 1990, pursuant to Resolution No. 15627,
city and Engineer entered into an agreement ("Original Agreement")
for consulting services involving the improvement of Otay Valley
Road through the financing mechanism of Otay Valley Road Assessment
District 90-2 ("OVRAD 90-2") in two phases ("OVRAD Phase I" and
"OVRAD Phase II") and the internal streets and other public
improvements within the otay Rio Business Park through the
financing mechanism of Otay Rio Business Park Assessment District
89-3A ("ORBPAD 89-3A", referred to in the Original Agreement for
some strange reason as Phase 1) and Otay Rio Business Park
Assessment District 89-3B ("ORBPAD 89-3B", referred to in the
Original Agreement for some strange reason as Phase 2); and,
WHEREAS, on June 18, 1991, pursuant to Resolution No. 16193
the City approved the first amendment to the Original Agreement
("First Amendment") to require Engineer to provide "Assessment
Engineering" services for OVRAD Phase II; and,
WHEREAS, City has requested Engineer to provide modifications
to the Engineer's Report prepared for OVRAD 90-2; and,
WHEREAS, City has requested Engineer to prepare an
preliminary engineer's report incorporating new
information in connection with ORB PAD Phase A; and,
additional
appraisal
NOW, THEREFORE, IT IS HEREBY MUTUALLY AGREED by and between
the parties hereto that the original Agreement is hereby amended as
follows:
wildan1. wp
September 25, 1992
2nd Amend to OVRAD and ORBPAD Engineering Agmt
Page 1
1
/r).-1/
1. Changes to Spread in OVRAD 90-2 as Ordered by Council.
The original Agreement as amended by the First Amendment is
hereby further amended to require the Engineer to make certain
modifications to the final Engineer's Report in the manner as
directed by the City Council. To implement such change, section 1.
("Scope of Services") B. ("Assessment Engineering") 1. ("Otay
Valley Road Phase I and II [First Amendment Change]"),
subparagraph "0." is hereby amended, at page 6, to read as follows:
"0. During the public hearings on the assessment spread, make
such revisions to the spread as are ordered by the City
Council and prepare Final Engineer's Reports during the
proceeding to reflect the revisions."
2. Incorporate Appraisal Changes into Preliminary Engineer's
Report on ORB PAD 89-3A.
The Original Agreement as amended by the First Amendment is
hereby further amended to require the Engineer to make certain
modifications to the preliminary Engineer's Report to incorporate
certain changes in appraisal information. To implement such
change, section 1. ("Scope of Services") B. ("Assessment
Engineering") 2. ("Otay Rio Business Park Phases I and II"),
subparagraph "L" is hereby amended, at page 7, to read as follows:
"L Prepare a Preliminary Engineer's Report to include
assessments upon and against the parcels in the District
for the total amount of estimated costs and expenses of
such work in proportion to the estimated benefits to be
received for each of the parcels within the District.
For Otay Rio Business Park (Phase 1) Assessment District
No. 89-3A, additional Preliminary Engineer's Reports
shall be prepared to reflect appraisal information as is
now current and as may, from time to time, be provided
during the term of this agreement."
3. Establish a continuing duty of Engineer to perform until
completion.
The Original Agreement as amended by the First Amendment is
hereby further amended to establish a new standard for completion
of work. To implement such change, section 2. ("Schedule of Work")
is hereby amended, commencing at page 8, to read as follows:
"section 2. Schedule of Work.
The parties shall prosecute their duties under this agreement
with diligence and good faith, and shall attempt to complete all
wildan1.wp
September 25, 1992
2nd Amend to OVRAD and ORB PAD Engineering Agmt
Page 2
2
1r;2 - JJ...
duties on or before December 31, 1993. Nevertheless, Engineer
shall continue to provide the services required by this agreement
until completion of the project or termination of this Agreement."
4. Additional Compensation.
The Original Agreement as amended by the First Amendment is
hereby further amended to provide additional compensation to the
Engineer in the total amount of $21,750, $17,250 of which is
contingent upon the successful sale of bonds in connection with the
OVRAD 90-2, and $4,500 of which is payable monthly in proportion to
work completed. To implement this change:
A. Subsection D of section 3. ("Fee for Services") of the
Original Agreement, at page 9, is amended to read as follows:
"D. For services performed under Section 1-B-1 for OVRAD Phases I
and II, the lump sum fee is $65,750, of which $48,500
(authorized by the Original Agreement and the First Amendment)
is payable in monthly progress payments based on percentage of
the work completed; and $17,250 of which is payable upon sale
of bonds for Otay Valley Road, Phase I Assessment District No.
90-2."
B. Subsection E of section 3 ("Fee for Services") of the
Original Agreement, at page 10, is amended to read as follows:
"E. For services performed under section 1-B-2 for ORBPAD 89-3A
only, the lump sum fee of $38,500, $24,670 of which has
already been paid for services performed under the Original
Agreement as first amended, and the balance, $13,830 of which
is payable in monthly progress payments based on percentage of
the work completed."
C. The last paragraph of section 3 ("Fee for Services"),
regarding total remuneration is amended to read as follows:
"The total fees for services performed pursuant to this
Original Agreement, as amended by both the First and Second
Amendment, including reimbursable expenses, shall not exceed
$211,250. Payment for fees beyond the current fiscal year are
contingent upon appropriation by the city Council for that
year.
All other provisions of the Original Agreement and the First
Amendment not affected by this Second Amendment shall remain in
full force and effect.
wildanl. wp
September 25, 1992
2nd Amend to OVRAD and ORBPAD Engineering Agmt
Page 3
3
I~- J:1
Signature Page to
SECOND AMENDMENT TO AGREEMENT
OTAY VALLEY ROAD AND
OTAY RIO BUSINESS PARK
IN WITNESS WHEREOF, city and Engineer have executed this
Agreement on this day 1992.
Dated:
CITY OF CHULA VISTA
Tim Nader, its Mayor
Attest:
Bever y Authel
cit o:::r:A t Fo= n
Bruce M. Boogaar ~
City Attorney
Dated:
WILLDAN ASSOCIATES
wildanl. wp
September 25, 1992
2nd Amend to OVRAD and ORBPAD Engineering Agmt
Page 4
4
1,).- Ji
RESOLUTION NO.
1~~3tJ
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING THE SECOND AMENDMENT TO
AN AGREEMENT WITH WILLDAN ASSOCIATES FOR
ASSESSMENT ENGINEERING SERVICES RENDERED FOR
OTAY VALLEY ROAD ASSESSMENT DISTRICT NO. 90-2
AND OTAY RIO BUSINESS PARK, PHASE 1 ASSESSMENT
DISTRICT NO. 89-3, AND AUTHORIZING THE MAYOR
TO EXECUTE SAID AMENDMENT
WHEREAS, on May 22, 1990, by Resolution 15627, Council
approved an agreement with Willdan Associates for consulting
services as Assessment Engineer for otay Valley Road Assessment
District No. 90-2 and Otay Rio Business Park Assessment Districts
No. 89-3A and 89-3B; and
WHEREAS, this item is to consider approval of the second
amendment to the agreement for an increased scope of work and an
increase in the amount of compensation, a portion to be contingent
upon successful sale of bonds for Assessment District No. 90-2; and
WHEREAS, staff recommends that Council increase the scope
of work and compensate Willdan Associates an additional $17,250 and
$4,500 for Assessment District Nos. 90-2 and 89-3A, respectively.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula vista does hereby approve the Second Amendment to
an Agreement with Willdan Associates for Assessment Engineering
Services rendered for Otay Valley Assessment District No. 90-2 and
Otay Rio Business Park, Phase 1 Assessment District No. 89-3A, a
copy of which is on file in the office of the city Clerk.
BE IT FURTHER RESOLVED that the Mayor of the City of
Chula vista is hereby authorized and directed to execute said
Second Amendment for and on behalf of the city of Chula vista.
Presented by
John P. Lippitt, Director of
Public Works
F: \home\attomey\ovad90-2
/~-J>
COUNCIL AGENDA STATEMENT
REVIEWED BY:
Item 13
Meeting Date 10/6/92
Resolution /~'6:J I Approving payment of 1 Y:z % Origination
Charge for Assessment District No. 92-1 and authorizing the City
to pay Eastlake Development Company in four installments
Director of Public Work~ ~
.,
City Managel};\ ~1,i-)l) (4/5ths Vote: Yes_NolLl
ITEM TITLE:
SUBMITTED BY:
An origination charge of 1 % is applicable for use of assessment district financing.
However, Eastlake Development Company has requested accelerated progress
payments on Assessment District 92-1 and agreed to pay an origination charge of
1 Y:z % in exchange for those additional payments.
RECOMMENDATION: That Council approve the resolution.
BOARDS/COMMISSIONS RECOMMENDATION: Not applicable.
DISCUSSION:
Backaround
At the meeting of October 9, 1990, the City Council approved Resolution 15897
which established an origination charge of 1 % for use of developer-initiated
assessment district financing. The charge was imposed on the basis that there are
ongoing "hidden" costs over a 25 year period and that the availability of assessment
district financing of infrastructure is a benefit to the development company. The
City's ability to provide an assessment district financing of infrastructure provides the
development community an alternative to bank financing. The origination charge the
City imposes is similar to the points paid on a loan obtained through a bank.
This resolution also established a procedure for payment from bond proceeds which
provided for a sinale payment to be made to the developer upon completion and
acceptance of all improvements by the City. This guideline, outlined in Council Policy
was modified by Resolution 16367 (October, 1991) which allowed payment from
bond proceeds as each oroiect in the district is completed and accepted by the City
and the costs are certified by the Assessment Engineer.
Eastlake DeveloDment ComDanv Reauest
Eastlake Development Company has previously requested formation of Assessment
District No. 92-1 to fund improvements in South Hunte Parkway and Orange Avenue
between Hunte Parkway and Wueste Road. These improvements are being
constructed at this time solely to provide access to the Olympic Training Center
facility. In order to better fulfill the lending requirements for this project, Eastlake
1:]-)
Page 2, Item / :J
Meeting Date 10/6/92
Development Company has requested that the City make progress payments for the
work associated with this assessment district. Specifically, Eastlake has requested
that in lieu of the traditional formation and funding of the assessment district after
completion of all construction improvements, that the City fund the assessment
district as soon as possible and make four separate payments (acquisitions) as the
facilities are accepted.
Oriaination Charae
In compliance with the Revenue Enhancement Report previously accepted by Council,
staff will prepare a report to increase the origination charge from 1 % to a tiered
system of graduated charges depending on the payment schedule and type of district
(acquisition or construction). A modification to the charge including a detailed report
on the proposed policy change will be presented for consideration at a public hearing
later this year.
Although the request by Eastlake is permitted under current policy, staff anticipates
that the proposed origination charge changes will be implemented prior to formation
of this district and would affect said district. Eastlake, anticipating the change, has
agreed to pay an origination charge of 1 - 112 % as long as they may still receive
payment in four installments. Since there is no guarantee that the proposed
origination charge will be adopted prior to the time which the fee is paid (public
hearing), approval of this proposal could result in a larger amount being paid to the
City. Conversely, if the proposed policy were adopted and the charge effective prior
to the District's public hearing, then approval of this resolution could result in a
smaller amount being paid to the City. Staff recommends accepting the 1 - 1/2%
origination charge, because the improvements are being constructed at this time to
fulfill the development requirements of the Olympic Training Center which is
considered to be a public benefit and it will allow Eastlake to know what their charges
are at this time.
Eastlake Development Company is responsible to provide these improvements in
accordance with their agreement with the Olympic Training Center sponsors.
Action
Approval of this resolution will allow Eastlake Development Company to receive four
payments for construction of improvements associated with Assessment District No.
92- 1 in exchange for paying an origination charge of 1 Y. % and guarantees that
changes to the origination charge will not affect this assessment district.
FISCAL IMPACT: The assessment district improvements are estimated at $8 million.
An origination charge of 1-1/2% would provide $120,000 to the General Fund.
WPC F,IHOMEIENGINEERlAGENDAIEDC92-1
DS/md/File: AY-089
Attachment:
A-Eastlake's subsystem breakdown
/:J"~
.
ORANGE AVENUE
ACQUISITION DISTRICf
SUBSYSTEM BREAKDOWN
The following are the proposed subsystem for the purpose of construction and funding.
Acceptance criteria has also bee.n listed below each system.
1) Gradin~
System: Mass grading
Funding Upon: Mass grading completion
Box culvert structure in place
2) Storm Drain
Systems: Hunte Parkway to Salt Creek
(Stations 73 + 41 thru 89 + (0)
OTC to Salt Creek
(Stations 112 + 50 thru 89 + (0)
OTC to Wueste Road
(Stations 116 + 43 thru 123 + 03)
Funding upon: Backfilling of each system
3) Sewer
Systems: Gravity west of Pump Station
(Stations 73 +60 to 85 +92)
Gravity east of Pump Station
(Stations 112 + 74 to 85 + 92)
Force Main
(Stations 73 +60 to 85 + 82)
Pump Station
(Station 85 + 82)
Funding upon: Backfill of each system main
testing of pump station
1
13';1
4) Water
Systems:
Funding upon:
S) ~
Systems:
Funding upon:
Reclaimed Main
(Stations 73 + 60 to 111 +50)
710 System Main
(Stations 73 + 60 to 117 + 09)
980 System Main
(Stations 73 + 60 to 106 + 16
Backfill of each system main, pressure test, chlorination and
letter from water district acknowledging system is .
substantially complete.
Gas and electric
Phone
Cable T.V.
(length of roadway)
(length of roadway)
(length of roadway)
Installation of conduit, backfill of trench and letter from
utility stating system is accepted (phone, gas & electric), no
letter of acceptance from Cable TV. Funding to include
cost of system construction plus deposit less any possible
future reimbursement.
6) Surface Improvements
Systems:
Funding upon:
Curb, gutter and sidewalk
Base and paving
Street lights
(length of roadway)
(length of roadway)
(length of roadway)
Installation and acknowledge of city inspection that each
system is in place.
2
/3-'1
7) Landscapinl:
Systems:
Median concrete
Landscape irrigation
Mitigation area
(length of roadway)
(length of roadway)
(Salt Creek)
Funding upon:
Completion of installation of each system and confirmation
from landscape architect to city landscape architect that
work has been completed.
8) Soft Cost
Systems:
Design Cost
Construction Cost
Funding upon:
Design cost paid upon approval of design drawings.
Construction cost to pay along with associated hard cost.
RETAINAGE:
A retainage of 10% will be held on each improvement contract. Payment of
retainage to each contractor to be made in accordance with the contract and
funding of retain age to EastLake to coincide with the payment made to the
contractor.
3
/3'>'//j...,
RESOLUTION NO. 1"8'31
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA DIRECTING STAFF TO NEGOTIATE AN
ACQUISITION AGREEMENT PROVIDING FOR PAYMENT OF
1\% ORIGINATION CHARGE FOR ASSESSMENT DISTRICT
92-1 AND AUTHORIZING THE CITY TO PAY EASTLAKE
DEVELOPMENT COMPANY IN FOUR INSTALLMENTS
WHEREAS, EastLake Development Company has previously requested
the formation of Assessment District 92-1, an assessment district
designed to provide financing for standard street improvements
(street, curb, gutter, sidewalk, etc.) in South Hunte Parkway and
Orange Avenue between Hunte Parkway and Wueste Road ("Facilities")
in order to accomodate infrastructure access to the Olympic
Training Center ("OTC") facility; and,
WHEREAS, normally, in connection with the formation of an
acquisition-type Assessment District, the developer gets paid at
the conclusion of the improvements; and,
WHEREAS, Resolution No. 15897, adopted on October 9, 1990,
established a City policy of charging an origination charge of 1%
for use of developer-initiated acquisition-type assessment district
financing ("Origination Charge Policy"); and,
WHEREAS, in connection with this proposed Assessment District,
EastLake has requested four equal progress payments during the
construction period; and,
WHEREAS, four additional progress payments involves additional
work and risk for the City thereby justifying a revision in our
Origination Charge Policy to increase said charge where progress
payments are made to the developer; and,
WHEREAS, there is insufficient time to plan and prepare a
revised Origination Charge Policy prior to the schedule for the
creation of the Assessment District 92-1;
NOW, THEREFORE, BE IT RESOLVED that the City Council hereby
directs staff to negotiate an acquisition agreement with EastLake
that provides for acquistion of the Facilities in four equal
installments on the condition that all bonds for performance and
labor and materials runs to the benefit of the City; and in which,
EastLake agrees to pay to City an origination charge of 1\% and
~~~~a~I:~~i;~~t the origination charge :;)1 nO;1t af ct the assess-
Presented by A r~ed as t
~
John P. Lippitt, Director of
Public Works
F:\home\attomey\EDC92-1
13-7
COUNCIL AGENDA STATEMENT
Item-'!l-
Meeting Date 10/6/92
ITEM TITLE: RESOLUTION l~r:J:l. Approving Final Map for the Resubdivision
of Lots 2, 5, and 12 of Map 12757, Chula Vista Tract 89-14, Sanibelle
SUBMITI'ED BY: Director of Public wor~.'~
REVIEWED BY: City Manager~)(, t() ~..'::'1 (4/Sths Vote: Yes_NoX)
On December 4, 1990, by Resolution 15966, Council approved a final map (Map 12757) and
associated improvement agreement for Sanibelle. The developer has processed a new final map
resubdividing lots, 2, 5 and 12 of that map under Tentative Map 89-14. This new map will
create three additional lots for financing purposes but no additional condominium units. The
final map is now before Council for approval.
RECOMMENDATION: That Council approve the final map.
BOARDS/COMMISSIONS RECOMMENDATION: Not applicable.
DISCUSSION:
The project is generally located at the northeast comer of East "H" Street and Hidden Vista
Drive.
The developer is filing a new final map over Lots I through 13 of Map 12757. Map 12757
which was approved on December 4, 1990, consisted of 13 lots containing 230 condominiums
and 4 lettered lots. This resubdivision is being proposed for 3 of the 13 condominium lots
created by Map 12757 in order to decrease the number of condominiums per lot for financing
purposes. The final map contains 230 condominiums within 16 lots. No additional
condominiums are proposed and the identical design of the subdivision that was previously
approved will be constructed.
All easements and dedications shown and accepted on the previous map are shown on the final
map being considered by you tonight. Under Section 66499.20 1/2 of the Subdivision Map Act
those easements are retained; therefore, no dedication or acceptance of these items is necessary.
The developer has previously paid all applicable fees, posted bonds to guarantee required
improvements, and entered into a subdivision improvement agreement in conjunction with the
approval of Map 12757 on December 4, 1990. These items are still valid.
FISCAL IMPACT: None.
OV:EY-359
WPC F:\HOMB\BNGINEER\AGENDA\CVT89-14.SAN
091492
1'/../
SCALE 1". 200'
6
',.
"
"
l
,
VICINITY MAP
NO SCALE
"
~
----- Ne.W' lot lines
{]
~
g
.~
o
~
i
~
9
-..
SUBDIVISION OF LOTS 1-13 C~F
SANIBELLE, MAP NO. 12757
-..../
RESOLUTION NO. 1'-1r.:J~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING FINAL MAP FOR THE RESUB-
DIVISION OF LOTS 2, 5 AND 12 OF MAP 12757 OF CHULA
VISTA TRACT 89-14, SANIBELLE
Whereas, the property which is the subject matter of this resolution was, in part,
previously approved for subdivision into 13 condominium lots and 4 open space lots permitting
230 units by approval of Chula Vista Tentative Map No. 89-14, SANIBELLE ("Tentative Map")
by Resolution No. 15414 on December 12, 1989, was granted final map ("First Final Map")
approval on December 4, 1990 by Resolution No. 15966 ("Approving Resolution"), and was
officially subdivided by the recording of said First Final Map on December 11, 1990, and is
legally described as follows:
Lots 1 through 13 inclusive of Chula Vista Tract 89-14, Sanibelle, in the City of
Chula Vista, County of San Diego, State of California according to Map thereof
No. 12757 filed in the office of the County Recorder of said County on
December 11, 1990.
("Property"); and,
Whereas, the owner of said Property has applied for the merger and resubdivision of the
Property under the authority of the Subdivision Map Act, Section 64999.20 1/2 on or about
August 10, 1992 to permit the resubdivision of the Property into 16 condominium lots containing
the same number of units, to wit: 230 units, to facilitate the owner's financing needs; and,
Whereas, the City has determined that, under the authority of Section 66456.1, the
Tentative Map remains valid without the requirement for processing and obtaining reapproval
of said Tentative Map; and,
Whereas, the City has further determined that all conditions of said Tentative Map have
been and continue to remain satisfied;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CHULA VISTA
DOES HEREBY DETERMINE, FIND, RESOLVE AND ORDER AS FOLLOWS:
Section I. The City Council of the City of Chula Vista hereby finds that certain map
survey entitled "Chula Vista Tract No. 89-14, Sanibelle", containing, at this point in time, an
unnumbered Map No., and consisting of 6 sheets, being a resubdivision of the Property into 16
condominium lots containing 230 units, is made in the manner and form prescribed by law and
conforms to the surrounding surveys; and that said map ("Second Final Map") and subdivision
of land shown thereon is hereby approved and accepted.
Section 2. That under Section 66499.20 112 "Merging and Resubdividing Without
Reversion" of the Subdivision Map Act, all easements and dedications which were granted on
the previous map shall be maintained.
/J/-3
Section 3. That the City Clerk of the City of Chula Vista be, and she is hereby
authorized and directed to endorse upon said map the action of said Council; that said Council
has approved said Second Final Map.
Section 4. That the City Clerk be, and she is hereby directed to transmit said Second
Final Map to the Clerk of the Board of Supervisors of the County of San Diego.
Section 5. That, under the authority of CEQA Guideline Section 15061 (b) (3), this
project, including the merger and resubdivision of the Property, has no potential for causing a
significant effect on the environment, and is therefore exempt from CEQA. The Environmental
Review Coordinator is hereby directed to file a Notice of Exemption in the manner required by
law.
Presented by
John P. Lippitt
Director of Public Works
Bruce M. Boogaard
City Attorney
A
GV:EY-359
WPC F:\HOME\ENGINBER\AGENDA\CVT89-14.SAN
090992
IY"l/
COUNCIL AGENDA STATEMENT
Ite m 1..5'"
Meeting Date 10/6/92
ITEM TITLE: Resolution IP.J.1Adopting 1992 Regional Standard Drawings
and Standard Specifications
SUBMITTED BY: Director of Public Work~ f'jiJt/
REVIEWED BY: City Manager -Jb \}~ ~\l (4/5ths Vote: Yes_NoLl
The City Council on March 13, 1990, by Resolution 15547 adopted the 1988
Regional Standard Drawings and Standard Specifications for construction of public
works facilities in the City of Chula Vista. The Regional Standards Committee has
revised the standard drawings and specifications so adopted by the City Council and
have published the revised 1992 edition. Engineering staff accordingly has revised
the City of Chula Vista, Standard Special Provisions; City of Chula Vista Part 1 Special
Provisions-General; and the City of Chula Vista "Department of Public Works Design
Standards - Construction Standards".
RECOMMENDATION: That the City Council adopt the following documents
1. Standard Specifications for Public Works Construction - 1991
Edition
2. 1992 Regional Supplement Amendments to Standard
Specifications for Public Works Construction - 1991 Edition
3. San Diego Area Regional Standard Drawings - dated May 1992
4. 1992 supplement to Standard Specifications for Public Works
Construction - 1991 Edition
5. City of Chula Vista Standard Special Provisions - dated September
1992
6. City of Chula Vista Part I Special Provisions - General with
Revisions
7_ Department of Public Works Design Standards - Construction
Standards with Revisions - 1992 Edition
BOARDS/COMMISSIONS RECOMMENDATION: Not applicable.
15"-/
Page 2. Item /5
Meeting Date 10/6/92
DISCUSSION:
On March 13.1990, the City Council by Resolution 15547 adopted the 1988 San
Diego Regional Standard Drawings and Specifications. These standard drawings and
specifications are currently being used by the City for public works construction
whether it is privately or publicly financed.
The continuing work of the San Diego Regional Standards Committee is to review the
standards and to act upon suggested additions or changes to the standard drawings
and specifications. The standard drawings and specifications are published every
three (3) years which reflect these additions and changes as adopted by the Regional
Standard Committee. The 1991 edition of the "Standard Specifications for Public
Works Construction," including the 1992 supplements; "Regional Standard
Drawings;" and 1992 Regional Supplemental Amendments" have been published.
Engineering staff accordingly has revised the City of Chula Vista "City of Chula Vista
Standard Special Provisions"; "City of Chula Vista Part I Special Provisions-General"
and the City of Chula Vista "Department of Public Works Design Standards -
Construction Standards."
The Associated General Contractors of America (AGCl. Building Industry Association
(BIAl. Engineering and General Contractors Association (EGCAl. Construction Industry
Federation (CIF) and the San Diego County Rock Producers Association (SDCRPA) all
representing the construction industry within the San Diego Region have
representatives on the San Diego Regional Standards Committee and have participated
in the development of the 1992 Regional Standard Drawings and Specifications which
staff is requesting the City Council to adopt. The American Public Works Association
(APWAl and the California Council of Civil Engineers and land Surveyors also has
representatives on the San Diego Regional Standards Committee.
The revisions to the Department of Public Works Design Standards - Construction
Standards are minor. They basically correct references listed on the drawings. CVCS
16 has been revised from a split rail fence to a lodge pole, equestrian fence. A new
drawing CVCS 5 has been added which is a standard drawing for a landscape median
underdrain.
These two drawings are included as attachments for Council information.
The Director of Public Works will have copies of the material recommended for
adoption available for Council viewing in the Public Works Department, the office of
the City Clerk. and at the Council meeting.
FISCAL IMPACT: Not applicable.
SLH:KY-022
WPC F:\home\engineer\agenda\rsdss.92
I~~
LANDSCAPE AREA
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GRAVEL SUMP BASIN
SECTION A-A
CITY OF CHULA VISTA
PUBLIC WORKS DEPARTMENT
1~.3 TYPI C A L cves
LANDSCAPE MEDIAN 5
REVl:Sl:ONS ORAWN c.v N\
APP"'OVEO
ENGINEER
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NOTES:
1. Posts shall be 6" Min. Cia. lodgepole .1/r dwnter on top edge
2. Rails shall be 3" Min. Cia. IodSepoJe . _ butt In post
3. All ralls to be IeCUred to posts with 20p galv.1\Alls
4. Core drill 3 1/2" Di&. hole at height Indicated for nl1a
5. All lumber to be treated with 'Penta' pm ervative or equal
6. Subgrade at footinas 10 be at 90~ CXlG\padion . td1n.
1. Conaete footings shall be 470 . C - 2000 "CIua "8" GlnCI'ete.
~~
CITY OF CHULA VISTA
PUBLIC WORKS DEPARTMENT
LODGEPOLE/EQUESTRIAN CVCS
/5-- 'I FENCING 16
"Ev:r.:raN. OAAWN G V Nt OATE ".t
A......avEO OATE't-U-
. CITY ENGINEER
RESOLUTION NO. ~~~~~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA ADOPTING 1992 REGIONAL STANDARD
DRAWINGS AND STANDARD SPECIFICATIONS
WHEREAS, the City Council on March 13, 1990, by
Resolution 15547 adopted the 1988 Regional Standard Drawings and
Standard Specifications for construction of public works facilities
in the city of Chula vista; and
WHEREAS, the Regional standards Committee has revised the
standard drawings and specifications so adopted by the City Council
and have published the revised 1992 edition; and
WHEREAS, Engineering staff accordingly has revised the
City of Chula Vista, Standard Special provisions; City of Chula
vista Part 1 Special Provisions-General; and the City of Chula
vista "Department of Public Works Design Standards - Construction
Standards".
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula vista does hereby adopt the following 1992
Regional Standard Drawings and Standard Specifications:
1.
Standard Specifications for
Construction - 1991 Edition
Public
Works
2. 1992 Regional Supplement Amendments to Standard
specifications for Public Works Construction - 1991
Edition
3. San Diego Area Regional Standard Drawings - dated
May 1992
4. 1992 supplement to Standard Specifications for
Public Works Construction - 1991 Edition
5. City of Chula vista Standard Special Provisions -
dated September 1992
6. ci ty of Chula vista Part I Special provisions -
General with Revisions
7.
Department of Public Works
Construction Standards with
Edition
Design Standards
Revisions 1992
Presented by
Bruce M. Boog
City Attorney
John P. Lippitt, Director
of Public Works
F:\home\attomey\rsdss.92
15-5'
CITY OF CHULA VISTA
STANDARD SPECIAL PROVISIONS
DATED SEPTEMBER 1992
For use with the APWNAGC
"Standard Specifications for
Public Works Construction"
January 1991 Edition
and
Regional Supplement Amendments
approved and adopted by the
San Diego Regional Standards Committee
April 1992
~/_5
City Engineer
Date
)~- ?
203-6
203-6.3.2
(p.127)
203-6.3.3
ASPHALT CONCRETE MIXTURES
Composition and Gradinll: (Delete 2nd Paragraph and add:)
The Contractor shall submit a Job Mix Formula (JMF) for review by the City
for each source ofsupply and type of mixture specified. The JMF shall indicate
the percentage aggregate passing each specified sieve size and the percent
paving asphal t to be used for each asphal t concrete mixture incorporated in the
work.
The aggregate and paving asphalt portions of the mixture produced shall not
vary from the JMF by more than the tolerances which follow, but in any case
the allowed tolerance is also restricted to conform to the master grading
ranges.
I Sieve Size I Percent by Weight I
No.4 and larger +/- 6
No. 30 +/- 5
No. 200 +/- 2
Paving Asphalt Material +/- 0.3
Samplinll: and Testinll:
The Engineer shall have the right to obtain samples of all materials to be used
in the work and to test such samples for the purpose of determining
specification compliance. The primary sampling point by the testing laboratory
will be at the project at the paving machine ahead of all rollers. Other testing
may be at the job site, plant or in trucks as determined by the Engineer.
The aggregate and mix to be incorporated into the work shall conform to the
following quality requirements:
I Test I Test Results I
Loss in L.A. Rattler per California Test 211 45% Max
(after 500 revolutions)
Sand Equivalent per California Test 217 50 Min
Stabilometer Value per California Test 366 35 Min
Swell per California Test 305 0.030" Max
Air Voids Content (mix)% 3% Min - 5% Max
/s~ 6'
Page 1
WPC F:\bome\engineer\84.92
207-2
207-2.1
(p.175)
207-11
207-11.1
(p.218)
207 -13
207-13.1
(p.226)
The initial sampling and testing of in place asphalt concrete will be at no cost
to the Contractor, except for the cost of material and restoration and damage
by testing. If the Contractor is to provide and pay for testing, the
Specifications will so state. For private contracts, the testing expense shall be
borne by the permittee.
Reinforced Concrete Pipe
General: add
Unless otherwise specified, the "D" load rating of all concrete pipe used within
the street right of way shall be equal to a "D" loading of at least 1500.
Corrugated Metal Pipe and Pipe Arches (Steel)
General: add
All corrugated steel pipe shall be asphalt dipped.
The gauge of sheets, unless otherwise specified, shall conform to the following:
I Pipe Diameter I Gauge No.1
8" to 21" inclusive 16
24" to 30" inclusive 14
36" to 54" inclusive 12
60" to 72" inclusive 10
78" to 96" inclusive 8
Corrugated Aluminum Pipe and Pipe Arches
General: add
The gauge of sheets, unless otherwise specified, shall conform to the following:
I Pipe Diameter I Gauge No.1
8" to 21" inclusive 16
24" to 30" inclusive 14
36" to 54" inclusive 12
60" to 72" inclusive 10
78" to 96" inclusive 8
WPC F:\bome\engineer\84.92
---q
/~ "j
Page 2
302-5
302-5.5
(p.342)
302-5.6.2
(p.345)
302-5.7
ASPHALT CONCRETE PAVEMENT
Distribution and Spreading: Add to fourth paragraph
Where the pavement slopes towards a concrete gutter, asphaltic concrete shall
be placed such that the pavement surface is a minimum of 3/8" above the lip
of gutter elevation. Where the pavement slopes away from a concrete gutter,
asphaltic concrete shall be placed such that the pavement surface is flush with
the lip of gutter elevation unless otherwise directed by the Engineer.
Densitv and Smoothness (Delete 3rd paragraph and add:)
The compaction after rolling shall be between 93 and 97 percent of the
maximum theoretical specific gravity as determined by ASTM D 2041, or 95
percent of the maximum density per California Test Methods 366 and 308.
Asphalt concrete density is to be measured through the use of a nuclear
density gauge, or core tests.
The acceptability of in place density will be based on the mean of a minimum
of three tests. If the mean value of the density tests on work, with a total
asphaltic concrete thickness of 1-112 inch or more, is greater or less than that
specified in the preceding paragraph, the Engineer may require removal and
replacement at Contractor's expense.
Joints: Add
The pinched joint method of rolling is to be used for rolling all asphalt concrete
joints. The roller shall be employed in a longitudinal direction on the first pass
of the breakdown roll with the roller entirely on fresh asphalt and 4" to 6" from
the existing asphalt or concrete.
The second pass shall be made with the roller centered logintudinally on the
4" to 6" strip. With the approval of the inspector, the 4" to 6" wide strip may
be compacted on the return trip of the first pass of the roller. Remaining
passes shall be in accordance with the Standard Specifications. The contractor
shall submit rollers specifications to the City for approval two weeks prior to
paving.
Asphalt concrete raking -- no asphalt concrete will be allowed to be broadcast
over the finished mat behind the paver solely as a means of disposing of excess
aggregate. Joints will be raked or shoveled clean and excess asphalt will be
disposed of by hauling away or broadcast in front of paver or placed into
hopper of paver. All other raking will be in accordance with the Standard
Specifications.
/~//tJ
Page 3
WPC F:\home\engineer\84.92
302-5.8
(p.346)
302-5.10
Manholes (and other structures)
Delete first and third paragraph. Add following:
Manhole and Valve Box Covers
Unless otherwise specified, the paving contractor will be required to adjust all
manhole, valve box, c1eanout, and monument covers.
Prior to paving, all covers shall be set 1/8" to 1/4" higher than the finish grade.
The setting shall be done only after the Engineer has approved the prepared
grade of the base material. The backfill around the structure shall be
compacted back in place to conform with the adjacent material.
At the discretion of the engineer, manhole, valve box, clean-out and monument
covers may be set to final grade after pavement has been completed. The
sub grade base and pavement shall be neatly removed a distance of 12 inches
from the edge of cover. All spoils shall be removed from the site. Covers shall
be set 1/8 of an inch to 1/4 of an inch higher than the finish grade. All backfill
will be with Class 2 aggregate base compacted to 95 percent relative density
per Section 211 of the Standard Specifications for Public Works Construction.
The street section shall be replaced per Section 306-1.1.5 except the minimum
of 4 inches of asphaltic concrete will be required.
Asphalt concrete shall be placed and compacted in two layers, a base course
and a surface course. Surface course shall be 1 inch-thick.
Seal Coat: Add
Type B Seal Coats:
Type B seal coats shall consist of a high viscosity type emulsion (RS-2). The
emulsion shall be spread at a rate not to exceed 0.30 gallons per square yard,
the exact rate to be determined by the Engineer. A rubber additive shall be
mixed with the RS-2 at no cost to the City. The additive Ultra Pave 70
manufactured by Western Division Textile Rubber and Chemical Co., Inc., or
equal, shall be added to the binder at the rate of 25 gallons per 1,000 gallons
of RS-2.
Additive shall be added at the job site in the presence of the Engineer.
Additive shall be thoroughly mixed with the binder before being applied to the
pavement.
The temperature of the emulsion prior to application shall range from a
minimum of 135.F to a maximum of 160.F. Immediately following the
application of the emulsion, a cover of (medium fine) screenings shall be
spread. The screenings shall conform to Section 37-1.02 of the Standard
Specifications, State of California, dated January, 1984. Screenings shall be
of a medium fine gradation, 5/16" x No.8, non-cubical in nature and spread at
WPC F:\home\engineer\S4.92
/~~ J /
Page 4
303-1.7
303-1.7.1
(p.369)
303-5.1.1
(p.402)
303-5.5.3
306-1.1.1
(p.448)
a rate of approximately 16 to 20 pounds per square yard, the exact rate to be
determined by the Engineer.
Screenings shall be applied as close to the spray bar of the emulsion truck as
possible, but not more than 50 feet behind said truck. Screenings shall be
spread by a self-propelled chip spreader in accordance with Section 37-1.06 of
the above mentioned Standard Specifications. Irregularities in the chips will
then be evened and at least one roll shall be made to set chips with a 5-ton
steel-tired tandem-roller, followed by a minimum of 3 passes with a lO-ton
pneumatic-tired roller. Traffic will be permitted after rolling. The excess chips
shall be swept up 24 hours after the application. The chips shall become the
property of the Contractor to dispose of beyond the limits of public right of
way.
Placing Reinforcement
General Add:
Reinforcing steel lists shall be submitted to the Engineer for approval when
requested. Such approval is intended as additional precaution against errors
and shall not be construed as relieving the Contractor of full responsibility for
the accuracy of the lists.
General Add:
When the plans provide for the reconstruction of a portion of an existing curb,
gutter, sidewalk, driveway, or cross gutter, the existing section shall be cut to
a minimum depth of 1-1/2 inches with an abrasive type saw at the first scoring
line at or beyond the planned joint and the entire section to be reconstructed
shall be removed. The new work shall join the old work at this line.
Concrete coloring for sidewalks and driveways shall not be used without
written permission from the Engineer.
Walk Add:
When placing the tops to concrete drainage and sewer structures within the
surface of the sidewalk, the tops to concrete drainage and sewer structures
shall be monolithic for the full width of the curb, gutter and sidewalk.
General
Delete third paragraph and replace with following:
The Contractor shall furnish, install, and operate such pumps, well points or
other devices as may be necessary to remove any sub-surface water, seepage,
storm water, or sewage that may be encountered during the construction. The
trenches and other excavations shall be kept free from water while concrete or
)~/oZ
Page 5
WPC F:\bome\engineer\84.92
306-1.2
306-1.2.1
(p.451)
306-1.2.2
(p.452)
pipe is being installed. Water shall be disposed of in such a manner as to
cause no injury to public or private property, nor be a menace to public health.
Installa tion of Pi pe
Bedding
Delete fourth paragraph. Add following:
Except where otherwise specified, all non-reinforced and reinforced concrete
pipe and all asbestos cement pipe shall be installed using the standard
installation. Standard installations for reinforced concrete pipe shall consist
of trench and pipe bedding as shown on Regional Standard Drawing No. D-60
except that the one-inch graded crushed aggregate rock shall extend up to the
upper half (spring line) of the pipe. The remainder of the bedding material
shall be sand, gravel, crushed aggregate, native free draining granular
material having a sand equivalent of not less than 30 or having a coefficient
of permeability greater than 1.4 inchesthour, or other material approved by the
Engineer.
Except where otherwise specified, all corrugated metal pipe and all plastic pipe
18 inches inside diameter and greater shall be installed using the standard
installation. Standard installation for corrugated metal pipe and plastic pipe
18 inches inside diameter and greater shall consist of trench and pipe bedding
as shown on Regional Standard Drawing No. D-60 except that the one-inch
graded crushed aggregate rock shall extend up to the upper half (spring line)
of the pipe. The remainder of the bedding material shall be sand.
Except where otherwise specified, all clay pipe shall be installed using "Type
B rock to spring line" installation which shall consist of trench and pipe
bedding as shown on Regional Standard Drawing No. S-4. The remainder of
the bedding material shall be as specified above for non-reinforced and
reinforced concrete pipe and asbestos cement pipe.
Except where otherwise specified, all plastic pipe with an inside diameter of
less than 18 inches shall be installed using Type C rock envelope installation
which shall consist oftrench and pipe bedding as shown on Regional Standard
Drawing No. S-4.
Pipe Laving Add:
In order to insure a true line and grade, grade stakes shall be set every 25 feet.
Sewer pipe shall be laid through the manhole unless otherwise directed by the
Engineer.
When sewer pipe is to be carried continuously through the manhole, the top
portion of the pipe shall be removed after all other work is completed.
/..-/< - / J
Page 6
WPC F:\bome\engineer\84.92
306-1.2.3
(P.454)
306-1.2.12
(p.462)
In the event that the pipe is constructed in a street that is to be paved or
resurfaced after the construction of the sewer or storm drain, the manhole and
clean out tops shall be temporarily installed at least 6 inches below pavement
grade by the Contractor.
Field Jointing of Clav Pipe
Delete first sentence and replace with:
Unless otherwise indicated on the plans, all joints for sewers constructed of
clay pipe shall be type "G" joints as contained in sub-section (2) of this section.
The Contractor may submit for approval any other type of joint which he
believes is equal or superior to those specified. Said alternate shall be
submitted in writing at least fifteen (15) days in advance of the start of the
work. The City Engineer shall be the sole judge as to whether any material
submitted for approval is equal or superior to those specified. No unspecified
material shall be used until approved by the City Engineer.
Add sub-section (4) as follows:
No sewer shall be broken into except in the presence of the Engineer.
The connection shall be made with a standard vitrified clay saddle constructed
with lugs to prevent protrusion through the pipe. The hole in the sewer shall
be made midway between joints. It shall be made with extreme care starting
with as small a hole as possible and carefully enlarged so as to provide a hole
approximately 1/4" larger than the outside diameter of the saddle. The saddle
shall be mortared in place, filling the annular space between saddle and pipe
wall with mortar composed of 1 part Portland cement to 2 parts of clean
well-graded sand. The inside shall be wiped to provide a smooth joining of the
saddle to the pipe wall.
No additional pipe may be joined to the saddle until the contractor receives
approval of the saddle connection from the Engineer.
After the saddle has been mortared in place and approved by the Engineer, at
least 6 strands of No. 10 galvanized wire shall be loosely wound around the
pipe, 3 strands on each side of the saddle, 2 of which shall pass over the
saddle. A ring of Class "A" concrete at least 4 inches thick and 18 inches in
length shall then be constructed entirely around the pipe at the location of the
saddle.
Field Inspection for Plastic Pipe & Fittings Add:
This section is also applicable to all plastic pipe and inserted liner whereby the
annular space between the outer wall of the liner and inner wall of existing
pipe being lined is pressure grouted.
/5>/Y
Page 7
WPC F:\home\engineer\84.92
306-1.3.3
(p.469)
306-1.4.8
307-1.2
(p.506)
307-2.2
(p.508)
307-2.3
(p.509)
307-2.3.1
Water Densified Backfill Delete
Balling of Sewers - Add
After completion of the sanitary sewer system, including televising sewer
mains and the surfacing of the street, an approved type sewer ball equal to the
diameter of the pipe shall be sent through the sewer from the uppermost
structure to the lowermost structure. The contractor shall, at his own expense,
furnish all materials for carrying out the operation and removing any
obstructions that prevent the ball from traveling through the pipe.
SECTION 307 - STREET LIGHTING
Regulations and Codes Add:
Before commencing work, the contractor shall contact the San Diego Gas &
Electric Company for any requirements regarding their distribution and
transmission construction methods. Work shall conform to the "SDG&E"
Service guide.
Foundations Add:
Foundations shall be installed not less than 3 feet from driveway curb opening
or fire hydrants.
Standard and Steel Pedestals Add:
Prestressed Concrete Standards
(1) General:
Prestressed concrete standard shall be fabricated in a manner
consistent with generally accepted systems of prestressing. The
standards shall be designed on the basis for wind loads of 15 pounds
per square foot using a shape factor of 0.80 for all cylindrical members.
A maximum tensile stress of 300 PSI will be permitted in the pole for
wind loading.
Standard shall consist of a prestressed centrifugally spun, tapered
concrete shaft octagonal in cross-section, a galvanized steel or
aluminum luminaire bracket or mast arm, anchor rods, and associated
appurtenances as shown or specified.
(2)
A.
CEMENT - Cement used shall conform to Standard
Specifications for Type III Portland Cement ASTM, Designation
C-150, and shall be fresh when used.
-- J~
J_'? / /~~
Page 8
WPC F:\bome\engineer\S4.92
WPC F:\home\engineer\84.92
B. AGGREGATE. Aggregate shall be marble with a high
compressive strength. It shall be uniformly graded from 1/4" to
#150 mesh sieve and shall be free and clean from foreign
material.
The proportion will be determined by submitting spun samples
for approval by the Engineer. No dyes or artificial coloring will
be acceptable.
C. WATER - The water shall be taken from a supply distributed for
domestic purposes.
D. MIXING - Mixing shall be done in a mixer to achieve uniform
distribution and mixing of the materials and each batch shall be
mixed not less than three (3) minutes. No larger batch shall be
mixed than that which can be used within thirty (30) minutes.
The quantity of water used shall be limited to the smallest
amount which will give concrete of such a consistency that it can
readily be forced into the mold, and shall not exceed six (6)
gallons to each sack of cement. Strength of concrete shall be
5000 PSI. Tests may be called for.
E. STEEL REIl\TFORCING - All prestressing steel used shall
consist of high tensile, stress relieved, wire strand conforming to
latest revised ASTM Standard A416 or other approved
standards. Additional mild steel reinforcing shall consist of
deformed steel bars conforming to ASTM Standard A617-76.
Base plates and anchor lugs shall conform to ASTM Standard
A36. .
All poles shall be spirally reinforced as required to maintain
spacing and provide for bursting stressed due to prestressing.
Poles shall be reinforced with four (4) or more stranded cables,
the number and size of cables being dependent upon the type of
standard used. Deformed bars a minimum of 30 inches long
shall be welded to the base plate.
The stranded cables shall be pretensioned a maximum of 70% of
their ultimate strength before casting, depending upon the type
of standard used.
Stud bolts at least 12 inches long extending 2 inches above
standard and bonded to cables shall be provided for top
mounting arms.
F. BONDING OF HARDWARE - All reinforcing steel, cables,
deformed bars, base plates, anchor lugs, and stud bolts shall be
/5//t-
Page 9
bonded together. Mast arms shall be positively bonded to stud
bolts and/or reinforcing steel and cables.
(3) MANUFACTURING:
All standards shall be cast in rigid molds true to design. The steel
reinforcement shall be securely anchored to the top and bottom of mold
plates. Steel tension strands shall be placed to have a 3/4" minimum
concrete coverage at all points.
Concrete shall be placed in mold as rapidly as possible after mixing.
When filled, mold shall be placed on spinning machine in a horizontal
position and rotated at a gradually increased speed until maximum
rotation is attained. Time and speed of rotation shall be sufficient to
produce a dense concrete. Excess water and laitance forced to the
center of the mass shall be drained in a suitable manner. A central
opening or duct, minimum diameter of 1", shall be formed throughout
the length of the pole or as shown on drawings and shall be free from
sharp projections or edges of a character which might injure the wire
or cable. The base shall be cored to dimensions shown on the standard
drawings and access into base shall be provided by door opening as
detailed on drawings.
(4) CURING:
The standard shall be moist steam cured until the concrete has attained
a set sufficiently hard to prevent its deformation or slipping of cable
strands. Steam curing shall be controlled so there will be no
deformation of the pole center core. Upon removal of the standard from
the mold, it shall be protected from the direct action of sun and wind
for a period of forty-eight (48) hours. If not steam cured, it shall be
kept wet by continuous spraying with water or be covered with heavy
burlap or other suitable material which is kept saturated with water
during the curing period of seventy-two (72) hours. An additional
period of fifteen (15) days shall be allowed for curing in air before
standards are delivered for installation.
(5) FINISHING:
After the standards have been sufficiently cured, the entire outside
surface of the standards shall be sandblasted to remove cement laitance
and develop the surface texture, care being taken that the true lines of
the standards are maintained. The standards when finished shall be
without cracks or crazing and shall have a uniform surface and texture
throughout the entire length.
The finished standard shall be coated with an anti-graffiti coating. The
coating shall be the Repello-Protective Surface System as manufactured
WPC F:\home\eDgineer\84.92
/5/ /7
Page 10
by the L.M. Schofield Company or an approved equal. Three coats of
the anti-graffiti coating shall be applied to the light standard.
(6) LUMINA IRE BRACKET:
Standards shall be furnished with a bracket or pole mounting
conforming to design and dimensions shown on plan. A minimum of 5
inches straight portion shall be provided to mount a 2-inch slip fitter
type luminaire. The interior shall be free of sharp edges or projections.
Steel arms shall be made of pipe conforming to ASTM Designation
AI20-47. Aluminum arms shall be made of 6-63-T6 aluminum pipe.
Steel brackets shall be hot dipped galvanized. Aluminum brackets shall
be furnished with no finish.
(7) POLE TOP:
The pole top shall be cast from #214 aluminum alloy. The cover shall
be secured to the pole top or bracket by a minimum of two screws.
(8) ANCHOR RODS:
Four anchor rods l"x36"x4" shall be furnished. The lower end of the
rod shall be formed to produce an ell (L) bend. The upper end shall be
threaded a minimum of 6" and fitted with two hex nuts per rod. Rod
and nuts shall be hot dipped galvanized to ASTM Designation AI53-49.
(9) MISCELLANEOUS:
All miscellaneous hardware shall be cadmium coated, hot dipped
galvanized, or of stainless steel.
(10) DESIGN DRAWINGS. SAMPLES. AND GUARANTEE:
The supplier, upon request, shall submit for the approval of the
Engineer prior to fabrication, drawings of the standards proposed to be
furnished. Such drawings shall be accompanied by design criteria and
detailed specifications of materials proposed to be incorporated into the
standards. The drawings shall also include details concerning the
method of prestressing and fastening of steel to provide the proper
residual compressive force in the concrete. The supplier shall also
submit as a part of the required drawings the design of the concrete
mix proposed to be used. Prior to approval, the Engineer may require
the supplier to deliver to the City a standard for test and evaluation.
The supplier shall provide facilities for the Engineer to select samples
of any of the materials proposed to be used and shall also provide
facilities for the inspection of all molds, materials, manufacturing and
assembly of the standards.
WPC F:\home\engineer\84.92
/5'> / ry
Page 11
307-2.8
(p.514)
The supplier shall guarantee the City for a period of five (5) years from
the date of acceptance, the standards against defective workmanship
and materials which would cause cracking and/or spalling or any other
defects requiring maintenance of the pole finish or replacement of the
pole. When notified by the Engineer, the supplier or his sureties shall
promptly replace or repair the defective standard or standards in a
manner satisfactory to the Engineer. If the supplier or his sureties fail
to promptly make the replacement or repair, the City may perform the
work and the supplier and his sureties shall be liable for the cost of all
such work. Failure of the supplier or his sureties to comply with the
terms of this section may disqualify the supplier for any future City
work.
Service
Section 307-2.8 is amended to read:
"Where the service point is a utility-owned pole, the Contractor shall furnish
conduit, and all other necessary material to complete the installation of the
service riser. If the Contractor is required by the plans or special provisions
to install the service riser and equipment on a utility-owned pole, the position
of the riser and equipment will be determined by the utility.
The contractor shall make arrangements with the San Diego Gas & Electric
Company and shall pay all fees necessary to complete the connection of the
service point. Metering installation will be furnished by San Diego Gas &
Electric Company.
Full compensation for furnishing and installing service poles, service
equipment, conduit, and conductors (including equipment, conduit, and
conductors placed on utility-owned poles, and the additional conductor where
the service utility requires 3-wire, 120/240-volt service into the meter socket
for a 120-volt load), and for any service connection fees, shall be considered as
included in the contract item of electrical work involved and no additional
compensation will be allowed therefor."
Upon request by the Contractor, the Engineer will arrange for furnishing
electrical energy. Energy used prior to final acceptance will be charged to the
Contractor, except that the cost of energy used for public benefit, when such
operation is ordered by the Engineer, will be at the expense of the City.
WPC F:\bome\eogineer\84.92
/s/);
Page 12
PART 1
SPECIAL PROVISIONS - GENERAL
Part 1 shall conform to Part 1 of the Standard Specifications for Public Works
Construction and as amended by the StantJard Special Provisions except for the
following changes and lor additions:
1-2
Definitions
(p.19)
Add or substitute for:
Agency - the City of Chula Vista, State of California
Board - The City Council of the City of Chula Vista.
Engineer - The City Engineer of the City of Chula Vista, acting directly
or through properly authorized agents, such agents acting within the
scope of the particular duties delegated to them.
Laboratory - The designated laboratory authorized by the Engineer to test
materials and work involved in the contract.
Notice - Shall be deemed to have been given if served personally on the
Contractor or his authorized agent, or mailed to the Contractor postage
prepaid.
Standard Special Provisions - "Regional Supplement Amendments" for
use with "Standard Specifications for Public Works Construction"
approved and adopted by the San Diego County Regional Standards
Committee.
Chula Vista Standard Special Provisions - Standard Special Provisions
prepared and approved by City Engineer for use with "Standard
Specifications for Public Works Construction".
Standard Specifications - "Standard Specifications for Public Works
Construction" 1991 edition and all subsequent additions and revisions
approved and adopted by the San Diego County Regional Standards
Committee.
Standard Plans - San Diego Area Regional Standard Drawings. Chula
Vista Construction Standards, details for standard structures, devices or
1
lye< 0
2-1
(p.30)
instructions referred to on the plans or in specifications by title or
number.
State Standard Specifications - Standard Specifications, State of
California, Department of Transportation, dated July 1992 and all
subsequent additions and revisions.
State Standard Plans - Standard Plans, State of California, Department
of Transportation, dated July 1992 and all subsequent additions and
revisions.
Award and Execution of Contract
Add:
The award of the contract, if it be awarded, will be to the lowest
responsible bidder whose proposal complies with all the requirements
described. The award, if made, will be made within sixty (60) days after
the opening of the bids. All bids will be compared on the basis of the
engineer's estimate of quantities of work to be done.
The contract shall be signed by the successful bidder, and returned
together with the contract bonds, within ten (10) working days after the
bidder has received notice that the contract has been awarded. No
proposal shall be considered binding upon the City until the execution of
the contract.
It shall be the responsibility of the successful bidder to make an
appointment within the above time limit to sign the contract in the City
Engineer's office and to discuss the construction operations with the
Engineer, or his representative. Failure to execute a contract and file
acceptable bonds as provided herein within ten (10) working days after
the bidder has received notice that the contract has been awarded, shall
be just cause for the annulment of the award and the forfeiture of the
proposal guaranty.
Return of Bidder's Guarantees:
Within ten (10) working days after the award of the contract, the City
of Chula Vista will return the cash or checks accompanying the
proposals which are not to be considered in making the award. All other
proposal guarantees will be held until the contract has been finally
executed, after which the cash or checks will be returned. Bid bonds
will be returned upon request.
2
/5/02 /
2-5
2-5.1
(p.33)
2-5.2
(p.34)
2-10
(p.37)
Non-Collusion Provision:
The Contractor to whom this contract is to be awarded shall file a sworn
Non-Collusion affidavit executed by, or on behalf of, the person, firm,
association or corporation to whom the contract is awarded. This affidavit
shall be executed and sworn to by the successful bidder before such persons
as are authorized by the laws of the State of California to administer oaths, on
the form included in these contract documents. The original of such sworn
statement shall be filed with the City Clerk.
Plans and Soecifications
General Add:
All authorized alterations affecting the requirements and information
given on the approved plans shall be in writing. No changes shall be
made of any plan or drawing after the same has been approved by the
Engineer, except by direction of the Engineer.
Finished surfaces in all cases shall conform with the lines, grades, cross
sections and dimensions shown on the approved plans. Deviations from
the approved plans, as may be required by the exigencies of
construction, will be determined in all cases by the Engineer and
authorized in writing.
Precedence of Contract Documents Add:
In the event of any discrepancy between any drawing and the figures
written thereon, the figures shall be taken as correct.
Authoritv of Board and Enqineer Add:
Whenever the contractor varies the period during which work is carried
on each day, he shall give due notice to the Engineer, so that proper
inspection may be provided. The Contractor shall pay a fee established
by the City for inspection services, required outside of regular working
hours, and on Saturdays, Sundays, and holidays recognized by the City.
Any work done in the absence of the Engineer will be subject to
rejection.
3
/5/02:2-
3-5
(p.44)
4-1
4-1.3.3
4-1.3.4
(p.45)
Disouted Work
ADMINISTRATIVE CLAIMS REQUIREMENT AND PROCEDURES:
No suit shall be brought arising out of this contract, against the City,
unless a claim has first been presented in writing and filed with the City
of Chula Vista and acted upon by the City of Chula Vista in accordance
with the procedures set forth in Chapter 1.34 of the Chula Vista
Municipal Code, as same may be from time to time be amended, the
provisions of which are incorporated by this reference as if fully set forth
herein, and such policies and procedures used by the City in the
implementation of same.
Upon request by City, Contractor shall meet and confer in good faith
with City for the purpose of resolving any dispute over the terms of this
contract.
Materials and Workmanshio
Insoection bv the Aaencv: Delete entire section and add Section 4-
1.3.4 below:
Insoection bv the Aaencv and Testina
The Agency will provide all inspection of work and materials within the
City limits of the City of Chula Vista. For private contracts, all costs of
inspection at the source, including salaries and mileage costs, shall be
paid by the Permittee.
Testina - Private Contracts and Permittees:
When required by the Engineer, tests shall be made to determine
compliance with the plans and specifications.
The test shall be preformed by a laboratory approved by the Engineer
and the number of tests shall be determined by the Engineer.
The costs of these tests shall be borne by the Contractor.
Testina - Citv Contracts:
When required by the Engineer, tests shall be made to determine
compliance with the plans and specifications.
4
J~ ;;2;J
6-3
(p.53)
6-6
6-6.2
(p.55)
The tests shall be performed by a laboratory approved by the
Engineer. The City shall make the arrangements with the laboratory.
The number of tests shall be determined by the Engineer. The
Contractor shall give 24 hours advance notice on all calls for testing.
The costs of these tests shall be borne by the City except for the tests
that fail, which shall be paid for by the contractor.
Susoension of Work Add:
The City Engineer shall have the authority to suspend the work wholly
or in part for such period as may be necessary to determine whether or
not there has been compliance with any provisions of the contract and
all related documents due to the manner in which the work has been
performed. When the City Engineer orders suspension of the work for
non-compliance with the contract terms, said suspension shall in no
event extend past one week (7 days) unless the City Engineer or his
designate shall file upon the Contractor a notice of non-compliance of
contract terms.
Delavs and Extensions of Time
Extensions of Time Add:
It is further agreed that, in case the work called for under the contract
is not finished and completed in all parts and requirements within the
time specified, the City Council shall have the right to extend the time
for completion or not, as may seem best to serve the interest of the City;
and if it decides to extend the time limit for the completion of the
contract, it shall further have the right to charge to the Contractor, his
heirs, assigns or sureties, and to deduct from the final payment for the
work all or any part, as it may deem proper, of the actual cost of
engineering, inspection, superintendence, and other overhead expenses
which are directly chargeable to the contract, and which accrue during
the period of such extension, except that the cost of final surveys and
preparation of final estimate shall not be included in such charges.
The Contractor shall not be assessed with liquidated damages nor the
cost of engineering and inspection during any delay in the completion of
the work caused by Acts of God or of the Public Enemy, acts of the
City, fire, floods, epidemics, quarantine restrictions, strikes, freight
embargoes, and unusually severe weather or delays of subcontractors
due to such causes; provided that the Contractor shall, within ten (10)
days from the beginning of such delay, notify the Engineer, in writing,
of the causes of delay, who shall ascertain the facts and the extent of
5 !>- 021/
6-7
(p.56)
7-2.2
(p.59)
the delay, and his findings of the facts thereon shall be final and
conclusive.
Time of Comoletion Add:
The Contractor shall begin work on or before the date specified in the
"Notice of Execution of Contract", which date shall not be less than
FIFTEEN (15) calendar days following execution of the contract by the
City.
The Contractor shall provide the City Engineer written notice of the
specific date upon which he plans to commence work. Notice shall be
given at least FORTY-EIGHT (48) hours in advance. Once work is
started, the Contractor shall conduct his operations for continuous
progress of work on a daily basis.
The Contractor shall prosecute the work to completion before the
expiration of (_I consecutive working days from the date he
starts work and/or the date specified in the "Notice of Execution of
Contract" whichever is earliest.
laws Add:
Emolovment of Aoorentices
Attention is directed to the provisions in Section 1777.5 (Chapter 1411,
Statutes of 1968) and 1777.6 of the labor Code concerning the
employment of apprentices by the prime contractor or any subcontractor
under him who is awarded a contract over $30,000 or 20 working days.
Section 1777.5, as amended, requires the contractor and subcontractor
employing tradesmen in any apprenticeable occupation to employ a ratio
of not less than one apprentice for each five journeymen, except under
the following conditions.
A. When unemployment in the area of coverage by the joint
apprenticeship committee has exceeded an average of 15
percent in the 90 days prior to the request for certificate, or
B. When the number of apprentices in training in the area exceeds
a ratio of one to five, or
6
/ 5/ ~---~
7-3
(p.60)
C. If there is a showing that the apprenticeable craft or trade is
replacing at least 1/30 of its journeymen annually through
apprenticeship training on a statewide or local basis, or
D. If assignment of an apprentice to any work performed under a
public works contract would create a condition which would
jeopardize his life or the life, safety, or property of fellow
employees or the public at large, or if the specific task to which
the apprentice is to be assigned is of such a nature that training
cannot be provided by a journeyman.
The Contractor is required to make contributions to funds established for
the administration of apprenticeship programs if he employs registered
apprentices or journeymen in any apprenticeable trade on such contracts,
and if other contractors on the public works site are making such
contributions. The Contractor and any subcontractor under him shall
comply with the requirements of Sections 1777.5 and 1777.6 in the
employment of apprentices.
Information relative to apprenticeship standards, wage schedule, and
other requirements may be obtained from the Director of Industrial
Relations, ex officio the Administrator of Apprenticeship, San Francisco,
California, or from the division of Apprenticeship Standards and its
branch offices.
The City of Chula Vista is required to notify the Division of
Apprenticeship Standards within five days of the award of any contract
covered under the above provisions.
Attention is also directed to the provisions of Section 1776 of the Labor
Code concerning "Payroll Records of Wages Paid: Inspection: Effect of
Noncompliance: Penalties." The Contractor is required to be in
conformance with this section. Copies of the wage reporting form are
available from Division of Labor Standard Enforcement (DLSE).
Liabilitv Insurance Add:
Bodilv Iniurv and Prooertv Damaae
The Contractor shall, throughout the duration of this contract maintain
comprehensive general liability and property damage insurance covering
all operations hereunder of the Contractor, its agents and employees
including but not limited to premises and automobile, with minimum
coverage of ONE MILLION DOLLARS ($1,000,000.00) combined single
limits. Evidence of such coverage, in the form of a Certificate of
7
J5;)?
7-4
(P.61 )
7-10
7-10.1
(p.65)
Insurance and Policy Endorsement which names the City as Additional
Insured, shall be submitted to the City Clerk at 276 Fourth Avenue.
Said policy or poliCies shall provide THIRTY (30) day written notice to
the City Clerk of the City of Chula Vista of cancellation or material
change.
The City reserves the right to require insurance for a higher coverage
than the minimum limits. All insurance carriers shall comply with the
items listed below:
1. Listing by the State Insurance Commission as a company
authorized to transact the business of insurance in the State of
California.
2. A Best's Rating of "A", Class V, or better.
3. Where a company is not included in Best's, it must show by
convincing evidence that its financial responsibility is equal or
better than the rating set forth in No.2.
The Contractor shall, within ten (10) days after the awarding of the
contract, and before commencing the work of construction, deposit with
the City Engineer of the City of Chula Vista, a certificate certifying that
such insurance is, and will be, in full force and effect from the time the
work is commenced until completed.
Worker's Comoensation Insurance Add:
The Contractor shall also carry Workers' Compensation insurance in
statutory amount and Employer's Liability coverage in the amount of
$500,000; evidence of which is to be furnished to City in the form of
Certificate of Insurance.
Public Convenience and Safetv
Traffic and Access Add:
All traffic control shall be done in accordance with the latest revised
edition of the Manual of Traffic Controls prepared by the California
Department of Transportation. The latest revised edition of the Work
Area Traffic Control Handbook (WATCH) may be used as a handy
reference for compliance but does not excuse the contractor from not
complying with the State manual.
8 5-;) 7
7-13
(p.68)
9-1
9-1.1
(p.73)
9-3
9-3.2
(p.76l
Laws to be Observed Add:
Taxes
All applicable State or Federal taxes shall be considered as included in
the amount paid for the various items of work. The contractor shall be
responsible for payment of such taxes to the proper governmental
authority.
The Contractor shall keep himself fully informed and comply with all
existing Federal and State laws and all Municipal Ordinances and
Regulations of the City which in any manner affect those engaged or
employed in the work, or the material used in the work, or which in any
way affect the conduct of the work, and all such orders and decrees of
bodies or tribunals having any jurisdiction or authority over the same.
Resolution 3077 requires that all underground work be completed prior
to the street being surfaced.
Contractors shall be licensed in accordance with the provIsions of
Chapter 9 of Division III of the Business and Professions Code, State of
California.
Unless otherwise specified, the Contractor shall procure all permits and
licenses, pay all charges and fees, and give all notices necessary and
incidental to the due and lawful prosecution of work. The Contractor
shall have a valid City business license.
Measurement of Quantities for Unit Price Work Add:
General
The estimate of the quantities of work to be done and materials to be
furnished are approximate only, being given as a basis for the
comparison of bids, and the City of Chula Vista does not expressly or by
implication agree that the actual amount of work will correspond
therewith, but reserves the right to increase or decrease the amount of
any class or portion of the work or to omit portions of the work that may
be deemed necessary or expedient by the Engineer.
Pavment
Partial and Final Pavment Add:
The Engineer shall, after the completion of the contract make a final
estimate of the amount of work done thereunder and the value of such
9 J5'~<6
work, and the City shall pay the entire sum so found to be due after
deducting therefrom all previous payments, all amounts to be kept and
.
all amounts to be retained under the provisions of the contract. All prior
partial estimates and payments shall be subject to correction in the final
estimate and payment. The final payment shall not be due and payable
until the expiration of 35 days from date of acceptance of the work by
the City Council.
It is mutually agreed between the parties to the contract that no
certificate given or payments made under the contract, except the final
certificate of final payment, shall be conclusive evidence of the
performance of the contract, either wholly or in part, against' any claim
of the City, and no payment shall be construed to be in acceptance of
any defective work or improper materials.
And the contractor further agrees that the payment of the final amount
due under the contract, and the adjustment and payment for any work
done in accordance with any alterations of the same, shall release the
City, City Council and the engineer from any and all claims or liability on
account of work performed under the contract or any alteration thereof.
9-3.3
Delivered Materials Add:
(p.76)
The City shall retain 50 percent of the value of the materials so
estimated to have been furnished and delivered and unused as aforesaid
as part security for the fulfillment of the contract by the Contractor and
shall monthly pay to the contractor, while carrying on the work, the
balance not retained, as aforesaid, after deducting therefrom all previous
payments and all sums to be kept or retained under the provisions of the
contract.
ADDITIONAL SECTIONS:
1. FEDERAL STATUTORY REQUIREMENTS FOR FEDERALLY ASSISTED
CONSTRUCTION PROJECTS
Contractor agrees to comply with all applicable standards, orders, or regulations
issued pursuant to the Clean Air Act of 1979 (42 U.S.C. 1857 et seq.); the
Federal Water Pollution Control Act (33 U.S.C. 1251 et seq.) as amended; and
the Federal Clean Water Act (Section 402 'P').
10
/->/.) 9
2. HOLD HARMLESS
The Contractor agrees to indemnify and hold harmless the City of Chula Vista
against and from any and all damages to property or injuries to or death of any
person or persons, including property and employees or agents of the City, and
shall defend, indemnify and save harmless the City, its officers, agents and
employees, from any and all claims, demands, suits. actions or proceedings of
any kind or nature including worker's compensation claims, of or by anyone
whomsoever, in any way resulting from or arising out of the negligent or
intentional acts, errors or omissions of the Contractor or any of its officers,
agents or employees.
3. ATTORNEY'S FEES
In the event of any dispute between the parties, the prevailing party shall
recover its attorney fees. and any costs and expenses incurred by reason of
such dispute.
(C\CONTRACTS\BO I LER. CON)
(Rev. 9/92)
" /~~JlJ
DEPARTNENT iT PlBLIC IIf11(S
DESIGN
STANDARDS
1992
CONSTRUCTION
STANDARDS
JS rJ /
CITY OF CHULA VISTA
DESIGN STANDARDS
NUHSEA
CYDS-l
CYDS-2
CYDS-3
CYDS-4
CYDS-S
CYDS-6
CYDS-7
CYDS-B
CYDS-9
CYDS-10
CYDS-ll
CYDS-12
CYDS-13
CyDS-14
CYDS-1S
CyDS-16
CYDS-17
CYDS-1B
CYDS-19
CYDS-20
CYDS-21
CYDS-22
CYDS-23
CYDS-24
CYDS-2S
CYDS-26
CYDS-27
CYDS-2B
CYDS-29
CYDS-30
CYDS-31
CYDS-32
CYDS-33
INDEX
TITLE
TYPICAL STREET SECTIONS
TYPICAL STREET SECTIONS
TYPICAL STREET SECTIONS
TYPICAL STREET SECTIONS
INTERSECTION STANDARDS
INTERSECTION STANDARDS
INTERSECTION STANDARDS
INTERSECTION STANDARDS
INTERSECTION STANDARDS
INTERSECTION STANDARDS
DRIYEYAYS - YERTICAL DESIGN
KNUCKLES TYPES I & II
CUL-DE-SAC
SINGLE & MULTI-FAHILY TELEYISION SERYICE
FOR AREAS YITH 2 OR HORE FRANCHISES
STREET LIGHT LOCATIONS
LOCATION OF UNDERGROUND UTILITIES IN CITY
STREETS
RAINFALL INTENSITY OURATION CURVE
PEAK TO AYERAGE SEYAGE FLOY
SYHBOLS FOR TRAFFIC SIGNAL AND LIGHTING
INSTALLATIONS
STANDARD SYHBOLS
STANDARD SYHBOLS
STANDARD SYHBOLS
STANDARD SYHBOLS
YIRING CODE FOR TRAFFIC SIGNALS
GRADED SLOPES
YERTICAL SLOPE ROUNDING
HORIZONTAL SLOPE ROUNDING
INLET DESIGN - LENGTH OF INLET
INLET DESIGN - PARTIAL INTERCEPTION OF
GUTTER FLOY
STREET DRAINAGE - 36' YIDE STREETS
STREET DRAINAGE - 40' & 64' YIDE STREETS
TYPICAL STOP SIGN PLACEMENT
TYPICAL SIDEYALK & CROSSYALK LOCATIONS ;l~~~-2
II.
t
20'
128'
20'
LANDSCAPED eUFFER 54' 64' LANDSCAPED BUFFER
~~~~ ~~~~~ENT OR -; 12' 44' e' 8' 44' '2' '\ ~~~~ ~~;'E~ENT OR
k.5' MA7 5' 7' 'l. ~7'5' .51, MAX
~ ~ 2% ~
,', MAX - ~ I", I", i '2' i e~1 2' MAX
EMERGENCY ~EMERGENCY
PARKING PARKING
EXPRESSWAY
II.
t
'0'
128'
'0'
LANDSCAPED BUFFER
AREA EASEMENT OR ~
OPEN SPACE f
..'
..'
LANDSCAPED BUFFER
,AREA EASE~ENT OR
12' \ OPEN SPACE
7' 5' I
~~AX
8'~~ ~
EIolERGENCY
PARKING/BIKE
..'
,,,
MAX
EMERGENCY
PARKING/BIKE
6-LANE
PRIME
II.
t
20'
128'
20'
LANDSCAPED BUFFER
AREA EASEMENT ~
LANDSCAPED BUFFE
8' 8' 44' 12' \ AREA EASEMENT
e' .' I
~ _5 , MAX
2" ~ I 2" ~~M
2:1 MAX ~8' 112.112.1 12.1 1'2,1'2.1'2' I 8.r-~
PARKING~ ~PARKING
..'
..'
..'
6-LANE MAJOR
. LANDSCAPED SLOPES GREATER THAN 5:1 MAY BE ACCEPTABLE AS DETERMINED
BY THE DIRECTOR OF PLANNING.
NOTES:
1. REFER TO CITY OF CHULA VISTA "STREET OESIGN STANDARDS POLICY" ADOPTED
BY COUNCIL RESOLUTION '15349 ON OCTOBER 17,1989.
2. STANDARDS MAY VARY IN DEVELOPED AREAS WEST OF 1-805. REFER TO "STREET
DESIGN STANDARDS POLICY".
APPROVED
DATE 2/5/90 CITY OF CHULA VISTA
DATE PUBLIC WORKS DEPARTMENT
CVDS
REVISIONS DRA\.IN ROJ
ENGINEER
TYPICAL STREET SECTIONS
;c.;--y
It
..
It
"2'/_"6'
..
LANDSCAPED BUfFER ~6'/.58' 56'/_5S' LANDSCAPED BUFFER
AREA EASEMENT--;j 10'/_12' 39' 7' 7' 39' 10'/_12' rARE'" EASEMENT
..~., '''Xiii U....;... ....;... \ I
.~" 'I. _~ ]1zx
_ 2!.. ~I~ I~
I _ _
2" MAX l ! 17' I 11' I ". I I ". I ". I 17' \ 1- NO 2: 1 MAX
NO PARKING~ ~ PARKING
."6' RtGHT-oF~AY DUE TO 8' SIDEWALK IN COMMERCIAL AREA.
6-LANE MAJOR
(DEVELOPED AREA W/O 1-805)
11.
It
20'
100'/.104'
20'
LANDSCAPED BUFFER
AREA EASEMENT ~
..5:1 ""AX \
50'/_52'
10'/.12' 32'
........-I5.S./.S.
~
8' 8'
50'/_52'
32' 10'/_12'
5.S'/_8' """'j'.,.,
~ ~
LANDSCAPED BUFFER
,-- AREA EASEMENT
I ..5: 1 MAX
'I.
2: 1 MAX
PARKING
2
PARKING
.104' RIGHT-oF~AY DUE TO 8' SIDEWALK IN COMNERCIAL AREA.
4-LANE MAJOR
It
..
*88'/94'
It
..
LANDSCAPED BUFFER
AREA EASEMENT T\
..." tolAX 4r~r
'0'
.44'/47'
e34'/37'
e44'/47'
*34'/.37'
LANDSCAPED BUFfER
n AREA EASEMENT
'm' "5" "AX
10'
. THE MEDIAN WIDTH MAY BE REOUCED TO 4' WITH THE APPROVAL
OF THE CITY ENGINEER.
CLASS
COLLECTOR
.. LANDSCAPED SLOPES GREATER THAN 5:1 MAY BE ACCEPTABLE AS DETERMINED
BY THE DIRECTOR OF PLANNING.
NOTES:
1. REFER TO CITY OF CHULA VISTA "STREET DESIGN STANDARDS POLICY" ADOPTED
BY COUNCIL RESOLUTION 115348 ON OCTOBER 17.1989.
2. STANDARDS MAY VARY IN DEVELOPED AREAS ~ST OF 1-805. REFER TO "STREET
DESIGN STANDARDS POLICY".
APPROVED
CITY OF
PUBLIC WORKS
CHULA VIST
DEPARTMENT
C'vDS
REVISIONS DRAWN RDJ
./
CITY
ENGINEER
TYPICAL STREET SECTIONS
J5~
2
Fl.
Fl.
5 5'
72 '
5 5'
LANDSCAPED BUFFER
A"EA EASEMENT 1\
2:' MAX ...
35'
35'
10'
,5 '
25'
2"
10'
5.5'4.
LANDSCAPED BUFfER
" AREA EASEMENT
2: 1 MAX
""
'i.
2ll
""
PARKING
_5;1 MAX
_5: 1 MAX
P....RKING
CLASS
COLLECTOR
~
It
5.S'
50'
5.S'
LANDSCAPED BUFFER
AREA EASEMENT l\
10'
20'
20'
10'
S.5' 4 5'
LANDSCAPED BUFFER
'\ A"EA EASE..ENT
30'
30'
2:' MAX
4.5' 5 5'
2: 1 MAX
""
".
'i.
""
""
c:::...r-----
_5: 1 MAX
L _5:1 MAX
CLASS
COLLECTOR
It
It
5.5'
50'
5.5'
LANDSCAPED BUFfER
AREA EASEMENT ~
10'
20'
14'
5'
~ANDSCAPEO BUFFER
\"EA EASE..ENT
30'
20'
""
""
Cc
I
""
2: 1 MAX
4.5' 5.5'
~
_5: 1
SINGLE LOADED RESIDENTIAL
. LANDSCAPED SLOPES GREATER THAN 5:1 MAY BE ACCEPTABLE AS DETERMINED
BY THE DIRECTOR OF ~~ANNING.
NOTES:
,. REFER TO CITY OF CHULA VISTA "STREET DESIGN STANCAROS POLICY" ADOPTED
BY COUNCIL RESOLUTION "5349 ON OCTOBER 17,1188.
2. STANDARDS lol"''T' VARY IN DEVELOPED AREAS 'NEST OF 1-805. REFER TO "STREET
DESIGN STANDARDS POLICY".
FlEVISIONS DRAWN RDJ DATE 2/5/90 CITY OF CHULA VISTA
APPROVED DA TE 2/1.3 PUBLIC WDRKS DEPARTMENT
~ CVDS
TYPICAL STREET SECTIONS
EN G INEER /~~;J~ 3
CITY
It
It
5.S'
50'
5.5'
LANDSCAPED BUFFER
AREA EASE"ENT 1\
2B'
2B'
LANDSCAPED BUFFER
'\ AREA EASE"ENT
10'
,B'
lB'
10'
5.S' 4.5'
2: 1 MAX
""
""
'\.
""
2X
~
.5: 1 MAX
_5:' MAX
RESIDENTIAL
It
It
5.5'
72'
5.5'
30'
30'
LANDSCAPEO BUFFER
,AREA EASE"ENT
5'
20'
20'
10'
5.5....
2: 1 MAX
""
G..
""
""
~
_5: 1 MAX
INDUSTRIAL ROAD
. LANDSCAPED SLOPES GREATER THAN 5:1 WAY BE ACCEPTABLE AS DETERMINED
BY THE DIRECTOR OF PLANNINC.
NOTES:
1. REFER TO CITY Of CHULA VISTA "STREET DESIGN STANDAROS POL.ICY" ADOPTED
BY COUNCIL RESOLUTION '15349 ON OCTOBER 17,1989.
2. STANDARDS IrAAY VARY IN DEVELOPED AREAS WEST OF 1-805. REFER TO "STREET
DESIGN STANDARDS POLICY",
DRAWN RDJ DATE 2/5/90
APPROVED DATE2~~/~
pt~4~
CITY OF
PUBLIC WORKS
CHULA VIST,
DEPARTMENT
CVDS
REVISIONS
CITY ENGINEER
TYPICAL STREET SECTIONS
/5-J~
4
,r
REVISIONS
INTERSECTION STANDARDS
INTERSECTING LEFT TURN LANE RIGHT ,
MAINLINE TURN
STREET STREET REQUIREMENTS LANE
CLASS II COLLECTOR CLASS I I COLLECTOR SINGLE NO
CLASS II COLLECTOR CLASS I COLLECTOR SINGLE NO
CLASS II COLLECTOR MAJOR SINGLE NO
CLASS II COLLECTOR PRIME SINGLE NO
CLASS I COLLECTOR CLASS I I COLLECTOR SINGLE NO
CLASS I COLLECTOR CLASS I COLLECTOR SINGLE NO
CLASS I COLLECTOR MAJOR SINGLE NO
CLASS I COLLECTOR PRIME SINGLE NO
MAJOR CLASS I I COLLECTOR SINGLE NO
MAJOR CLASS I COLLECTOR SINGLE NO
MAJOR MAJOR DOUBLE NO
MAJOR PRIME DOUBLE YES
PRIME CLASS II COLLECTOR SINGLE NO
PRIME CLASS I COLLECTOR SINGLE NO
PRIME MAJOR DOUBLE YES
PRIME PRIME DOUBLE YES
CITY OF CHULA VISTA
PUBLIC WORKS DEPARTMENT
CVDS
DRA\.JN RDJ DATE 2/5/90
APPROVED DATE .tft.J/9c
r:?/.~~~
~ AA '
vf;ITY ENGINEER
INTERSECTION STANDARDS
D/:117
5
L'p~'OHT
Tlnl:N LA.NE
~120'
.0'11
--1-220' TAPER - TYPICAL IOTM---t
..e. I S'D" OF TM' e'NT""N' I
~AC[ O~ ~B NO PAkKINQ I BIKE LANE
t
2~O' LEFT T~N LANE
PC
-~t 12'::00"':' "7, ' ...
~ 12' .140'
-_t ,,-: -
a' r 10' 130'
~ '0' -= a.- 24' - e,
'"
.' t ,,-:
.a' II'
t 2D-:- ..'
'"
r" PC
F,.,CE Of' CURl
NO P~KINO / liKE LANE
_HOTE: If' THIS IS A D!SIONATED liKE ~OUTE ON THE
lXNE~A.L. PLAN. AN ...cOITIONAL. 5' Il:ICMT-oF-WAY
WIL.L BE Il:EQUIIl:ED.
PRIME
( WITH RIGHT TURN LANE AND OUAl LEFT TURN LANES)
2~O' LEFT TURN LANE
120' R.C.
.
PAI\KINQ
L"
"
J-.,o.
-......-t '2'-.S2~
--+ ",- -
.'
12:: ,=. 12 '
~ 12'
4' t 12'-.&2:-
t.,o'- -
'"
. .
.
.
.
.
.
. .
'-20'_
t" 12'
t- ",-
. .
-Cl4'
.'28'
CL
,,'
.'
CL
-...'
. . .
.
T
.
.
T
T
T
T
.
T T
.
T
T T
,....CE OF ClMI
PAAKINO
'"
("
,
NO PAl'tI<INO 150'
. NOTE: If' THIS IS A DESIGNATED liKE Il:GUTE ON THE
GENtlVJ.. P'l..AN. AN ADDITIONAl. 0' OF Il:IGHT-oF...IMAY
WILL IE "C:QU'REO.
PRIME
(WITH SINGLE LEFT TURN LANE)
2.:10' LE~T TU~ LANE
-t-UO
80' ~.C.
,..c.
-+-220' T~E~ - TYPICAL 80TH
I SIDES O~ THE CENTE~LINE
FACE O~ ~B P~KINO
Pc
LO" .,Q<T
TU~N LANE
PC
U'
J-~t.;:~.'O~
~12'
-_1 ,,:- -
e' r- 10'
* ,..
.. .J. 12'
'12:-.587
1..0-:- -
U'
.
.
.
.....
.
.
. .
.
.
.
~O.,J,.
- "t
+
".
. .
..!S2'-
.
.
.72'
-'40'
PC
T
".
-127
t
"T-20'T
13.'
- CL
24"
CC
....
....'
~:Io2'-
, T
T
T
T
T
T
T
T T
T
T
T T
T
'"
".
("
PL
NO PAIV<INO 150'
P'A"'KINljl
.NOTE: I~ THIS IS A DESlaNATEO elKf ,.OUTE ON THE
CM!:NE......L PL.AN. AN ADDiTIONAL S' ItIOHT-Dl'"........"Y
WILL BE ItEQUI"'EO.
6-LANE
MAJOR
( WITH RIGHT TURN L.ANE AND DUAL. LEFT TURN LANES)
250' LE~T TUltN LANE 120' It.C. 220' T"PEIt - TYPIC"L BOTH
SIDES OF THE CENTERLINE
LPc P'ACE '" """.
PL
PL
. . . . . . . . . . . "
" " "
.'35' ~~2'-
.' ~ 138'
~ ,..
W CL. 24'. CL
U'
U' +
" f 12:-.5&7
.... '" ~:Io2'_
1..0-:- - t
.44' T T T T.2O'T T T T T
, T T T T T T T T
".
'" PL
(PL pL
NO P~I(INO 1S0' P~K1Nljl
.NOn:: If" THIS IS A DESIGNATED BIKE I'tOUTE OH THE
QENEfItAL PL"-N. AN ADDITIONAL S' ItICIWT-oF'-JWAY
WILL aE ItEQUI~ED.
6-LANE
MAJOR
(WITH DU^L LEFT TURN LANES)
REVISIONS
DRA'oJN
RDJ
DATE 2/5/90
CITY OF
PUBLIC
CHULA VISTA
WORKS DEPARTMENT
CVDS
ENGINEER
INTERSECTION STANDARDS
)5-3
7
250' LErT TURN LANE
120' ".C.
Lpc
F"ACE OF" CUIUI
PAAKINC
PC
,.'
J_.20.
-...-t 12'-.52-:
--+,..- -
0'
.L:;:: ;=. "'-
,-r- 12'
o' + - _
12' .52'
t."O'- -
.
.
1"'20'~
" 12'
t- ,. ,-
.
......
.128'
CC
1.' _
.'
CC
......
T
,
T
T
,
,
T
,
T
T ,
T
T
,
F"ACE Of" ClJIItB
"AAKINC
,.'
(PC
Pc
NO "NtkINCJ 150'
. HOTE: I~ THI& IS A DESIGNATED .I~E "CUTE ON THE
GENE""L "L.AN, AN ..a.o01TIONA.J.. IS' OF" II:IQIHT-oF"-WAY
WILL 8E II:EQUI II:EO.
6-LANE
MAJOR
(WITH SINGLE LEfT TURN LANE)
2~O' LEF"T TURN LANE
'20' II:.C.
220' TAPER - TYPICAL 80TH
SIDES OF" THE CE~TEII:LINE
F"ACE OF" CUII:8
NO "AII:KINC
PC
17'
-"t 0.'
-,,:1-
'"
-"f ..'
-17:1'
PC
PC
.... 17'
-....+'1;- ~1'7
-.....+11:- -
~ 10'
, '
n'
122'
.'
.L
~-
...
,.'
c'
., '
3.'
PC
FA.CE OF ~
NO """KING
6-LANE
MAJOR
ONLY IN DEVELOPED AREAS WEST Of 1-80&
(WITH DUAL LEfT TURN LANES)
REVISIONS
DRA'WN
RDJ DATE 2/5/90
DATEZ.rS.~
CITY
PUBLIC
OF CHULA VIST,
\.IDRKS DEPARTMENT
CvDS
APPROVED
~
ENGINEER
INTERSECTION STANDARDS
/5-'10
8
250' LEFT TURN LANE --+- ' 20 "C
~'RC
200' RICHT T~N LANE I
220' T~E" - TYPICAL 80TH
SIDES OF THE CENTERLINE
lPL
~AAI<INO
F...C[ OF CURB
.
T J_:~I- ~-
~_.-
.'
.-'00'
'0'
PL
\.. .'2'
.
. .
L
.
L
L
.
~12.'
4- 12'
-48' -S8'
.~2'
':'O't
12'
.'
.L ,_'0'
IF _::+
.20'
."2'
.,oe'
CL-=-
..'
-CL
.'
T T
T
T
T
T
T T
T
T
T
T
-'40 ~
-...., -54'
-32'
('
PC
T
T
T T T
'0'
PC
"""KING
FACE OF CUIt8
NO P,,"'I<ING '.50'
. NOTE: IF THIS IS A DESIGNATED 81KE "OUT! ON THE GENE~L PLAN
AN ACOITIONAI.. 6' OF RIQHT-oF-W"y WILL BE "EQUtREO.
4-LANE
MAJOR
( WITH RIGHT TURN LANE AND DUAL LEFT TURN LANES)
250' LEFT TURN LANE no' IIl.C. 220' T..,E1'I. - TYPICAL 80TH
$ IDES OF THE (l(NTPI..I NE
P""KING
Pc FACE Of" CUfIl8
PL
Pc
...--20' L L L . . L . L L L . L . . L
. "4' -32' L L . L
- -"'4' ':'O't ~40'_
12' L
.'011' 12'
.' ,
~ '0'
t ".
, c, ..' -'CI.; . 100'
'C' .'
---------r- . ,'1
-44' 12'
.' _12't ";.o,t _40_
-32' T T T T T T
-20' T T T T T T T T T T T T T T T T
'0'
PL PC
(PC PNUCING
FACE Of' """.
NO PAfltKINC 150'
. NOTE: l~ THIS 1$ A DESIQNATED 81K[ ROUTE ON THE OEH~"'L PLAN
AA AOOITIOMA.L ,,' Of JtIOHT~-W"Y WILL. BE REQUffl:EO,
4-LANE
MAJOR
( WITH DUAL LEFT TURN LANES)
OATE 2/5/90
OATE2(I-'-
CITY OF
PUBLIC
CHULA VISTA
IJORKS DEPARTMENT
CVDS
REVISIONS
ORA'WN RDJ
APPROVED
CITY
ENGINEER
INTERSECTION STANDARDS
/S-1j,
9
200' LEFT TU~N L~E
120' ft.C.
FAct Of' CUlltB
"A!U(I"'Q
.C
1"\20'':'
r12,
DC
11",
e' CL
~
-----r .
NO "AA":INC 1.s0'
f'ACE Of' CUMI
"AftKIHG
C
. NOTE: If' THIS IS .. DESIONATEP BIKE ftOUT!! ON THE OENE'JItAL "LAN
AH AODITIOtUo.L ~' OF' fIl:IOHT-oF-WAY WILL BE ftEQUllltm.
4-LANE MAJOR
(WITH SINGLE LEfT TURN LANE)
200'
3$0'
..~
.'
-"-'-
"0'
CO' lIt.c.
.C
,..
.,1 ;:::: _:::t~'7' _37'_
1.=b ,--F:::=. 10' _ CL
T! 12'
;3' - -'I!I.t 47'-37:-
,..
-;2.t-
--..,:
U'
-;.,t-
DC
i:-2 '
r
w
...~. ..")
-:::H-t'2' 32' a.,
, Dc
u'
20,t 42' 32'
10'
PC
-..r
WIDEN STIltEET INTERSECTION AS SHOWN WHEN INTEIltSECTING A
CLASS I COLLECTOR STIltEET OR HIGHER,
CLASS
COLLECTOR STREET
( ONLY IN DEVELOPED AREAS ~ST OF 1-805 )
w
.C
.o,~
a'
...L
300'
150'
'0' R.C.
a'l..r- 20'
~ r--u'
c' 20'
10'
~
3.' . DC 2a'
~
20'
,~'
20'
-:+- 3:
ao'
c..-
w
w
.C
.-
a'
WIDEN STREET INTEItSECTION AS SHOWN ""'EN INTEftSECTING A
CLASS II COLLECTOft STItEET 0fIt H t GlHl!IIt.
CLASS
COLLECTOR
STREET
( ONLY IN DEVELOPED AREAS WEST OF 1-805 )
APPROVED
DATE
CITY OF
PUBLIC \JORKS
CHULA VIST.
DEPARTMENT
CVDS
REVISIONS
ORA'w'N
RDJ DATE 2/5/90
~
INTERSECTION STANDARDS
/5- ~
10
ENGINEER
10' or to t.
hich.....r i. I...
5'
VARIES
5'
\20~
...!!~Ag_
LEVEL
-2% (Mil'/.)
- 5%(MAlC.)
UPHILL DRIVEWAY -(NO SCALE)
10' or to t. 5' 5' VARI ES S'
hieh.....' i. I."
-2% (MIN.) +60/0 -8%
-5 % (MAlt) (MAX.)
..2.A~A~_
LEVEL
DOWNHI LL DRIVEWAY -INO SCALE)
NOTES:
I. PORTLAND CEMENT CONCRETE 564-C-3000 SHALL BE USED IF ANY PORTION OF
DRIVEWAY GRADE EXCEEDS 12 %.
2. VERTICAL CURVES (6' MIN. LENGTH) SHALL BE USED FOR CHANGE OF GRADE
OF 6% OR GREATER.
3. SEE CVCS I
FOR CONSTRUCTION OF DRIVEWAY APPROACH.
/~-r
OF CHULA VISTA
WORKS DEPARTMENT
DRIVEWAYS - cvos
VERTICAL DES IGN II
CITY
PUBLIC
Revised
Drown A.B.C.
Dote 10-8-74
7 - 78 J.W. A roved
Dote .UCO/i~
A/
~
DIRECTOR
OF
PLlBLlC
..WORK
.
t:=UQI/E bATA
.d '" or 4/ r.d~ rAJ
r/C ~: "0'/"1'/N.
,4 R..t;O.....p
cvZI/E PATA
~-~_. ~
~ ~/I
14J
CURVE bAT,.,
...r-/c ,.e...:-SO" .A?/N
~ ..e = $O'-,D
~
-"'--
-<12
p
p
/VOTE C~Of'VN "'/A/~
~ PlQ/NT5 REOU/k'/A/o
E,t.ci/AT/O/V5; S#Of'V.A/
//V TYP~ 2Z .PLAA{ ALSO
PE~TA/--1/ TO TyPE
Z .PLAN BEL 0 1-1/
~
~
CC/RJ/E ~,4TA
4.,=d/~dz~.:1~
..-/c R. = A?/~7"/O~.P
,-f!! R-,.e/Wr/O'
I
~-
/-h4 I
--( I
I
~
CV,..eVE PArA "::.
'"
~/c /2.=SO".A-1'/N. <-
~ /2 :SO'-P
4/ I
_...I
41
p
L.cC3cNO: ,4!
p: P/C TO /f! L:J/STANCE
~ ~ CENTER,t.//VE
F/C = rACE Or CL/~B
,4! =,PROPE/2TY "'//VE
"z/W:R/C7#T O,&" Vt/'AY
At
TYPE - I
R.vl..d
Drawn RJ C
Data .9-22-~7
...r/c ..e - 50'/"'1./N
AZ /2: sa'-'p
AI!
~
A!!
.:f/4
41
CURVE L),ATA
4.. VA..-2/ABLE
s: "e.zZS'+4"/....../.z
~/C /2- Z5'rP /M/N)
4 ,q =: Z$"'''''''''/.A/
/VOTE 7#/.5 kNVC'<LE OETA/L /$ RGGU//?~P
tW'#47ZG T#E .sT~cEr /_.eM/NATES /N A
CG/.c..-.oE-SAC h'NERt' SA/P CVL-pe-SAC /S
"""'O~~ .r#AN ~OI::' ,zE47 P/S7;4'/Vr(l"'fL4st//leO
F,OM ~ OF S7/2~T = CB/r,.R OF CVL'O,.-SAC')
n
I
"'-0'"",,.,,, II
4i
CURvE ~ATA
r-/C ;e =- ..50" ........,/N
,-f!! /Z:So'-p
4.;'
At
-+- it
"\
A!!
CURVE b.4TA
dl - Y"4,,e/48L.~
fit /2'25'7'- AV..v/z
r-/C ~"'ZS'.,...p{/,?//V)
.4 H-ZS'M/N
Al'O"TE. TN/S ,ACNVCKL.C o,GTA/.(. /S IEQV/-'tEO
WN4.eE TNG sr~EGT "q,fr.'riEA!N "roqMS J CONT.
//VVOVS ~~ 04 WN4",r& SA/.o Sr".E"6T ""4'1"1'/#-
4rL$ /N A au .04- SAC ~~S5 rNAN .-00 I'E~r
F/Z.O;Y kM..C<,~. /N&;t$V"'~ ~40M ~ 0;:' ~EEr W
GENE..e.otL. NOT.E"s.. ce.1ffE/? ~ CUL..-pC-Si4C.).
/. USE .+t::W'"M""~ $~t!7: ..r~4I'? /,AI'NEI CGltr8 .i"'t:) ~
2 FI4Y" CROI+W UN4=" ro ot.l':re~ CVA'dj rHt: I"-fA,.(
$,L,OAE /$ .12M PIAl ,Dcr
.!T. S~,E~77t::J,IV PIZCiE/1/'rAGES .$~H4'V A/i'E
$:rAA/e;,A/'T "Ii'~ ~ ro CA'".........AI"
41. 0 - QfI~~AnES 4"~v""rA:JMS ArE~AEP.
4"- WN4"A' SrllEr.:1 AlAi/IE r~r.TJ'~ SEcr, TN. C40olY'IV
W4~ M:1r N~cES.sA.I/t.Y 7IZM/A/ArEOK.""T./"Dr,O'CI.
. A S"P.C/'/C .D&AtI1n;/.eE ",40,.." ""N~ ~..,....v """.4V
,. OIrA/NGtl> 8V s"pLC/AL .P&I-"""/S.S'/ON
7 Gr',SCr t;:rOI+'N ~S..tS-'V ,IS rYPKAL ~o'" .!TarN'
TYPe-S o"r KNUCKLeS .5N"W..v.
CITY
PUBLIC WORKS
KNUCKLES
TYPES I a
OF
CHULA VIST
DEPARTMENT
CVDS
11
12
cv,eve -2 .o""TA
"" - """"/Z /':4
,.e. .4~""""//v.
, ~
~~
Ct:/RI/E-Z
----
----
----
-----
-----
-----
\
~
()
~
~
,l
,0
~-
-----
~~
CG//ZI/E-/
C<//ZVE-/
-----
-~
-----
--
- - - -- - - -- - - -- ::....-...
/00";4.1"/...1,1':
CV/ZVE- / ,oAT""
.4 - V""R/&"-
A?: .4:70' """/N
VAA'/. I/A~/,:5
1/_/65 1/'-/&5
NOTES,
I. Gutt.r Grodes .n CUL-DE-SAC sholl
be a minimum d I O?c.
2. Cross Slope in CUL-DE-SAC sholl
be 0 minimum of 1070'
it
PLAN
A-O $CA.LE
Revi.ed Drawn Ro/C. Oat. ,9-20-..7 CITY OF CHULA VISTA
2/2AI"75 'T. L. Ap proved Date 10 -Z7~ PUBLIC WORKS DEPARTMENT
~lt:Ue CVOS
CUL - DE SAC 13
--2/--
DIRECTOR OF PUBLIC WORKS - ~
tt- 6'- 9"
5'- 6"
I
. ','.'
T.C. ..'
SIDEWALK.'
0]
'. '.
2'-6"
7'- 0"
5'-9"
5'- 0"
~[ 0 SIDEWALK
2'-6"
r.C.
8'- 0"
8'- 0"
r. c.
I
@J]
k'- 6~'1
r:C.
,. ."
MEOIAN
. .:.....: ., .'
REVISIONS DRAWN C.J.F.
APPROVED
Engineer
DATE8/88 CITY OF CHULA VISTA
DATE:Z PUBLIC WORKS DEPARTMENT
CVOS
STR5ETL/G1LOCATlONS 15
.
"'OLE LINE
lON EITH!~ IIDE
0' IT'U-ET I
~,.H.
~
r
\. ST~IIt.. D"AIN
'ON EITHUl: SIDE I
.
.AS
'0
.
SEWER
'0
WATER
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VA"IAILE TO MISS GAS 0.. WATER
ElEe. VAULT
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NOTE:
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. TEL~PHONE (0 EITH"! SIDE)
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Drawn: T. L.
Approved
Date: 2-24-75
Date 7/40/"tlr>
CITY
ThJ, ,tandatd II a guld. 0..1,. Dim.nljallll. Iho." on
d..I".". bu' do not ,ow.m. If lueh loeationl are
Impractical, ,IF",i"lon for vorionc. ma)' b. opprow.eI .
b, !hl eil, Enginee' / ~, y?
OF CHULA VISTA
PUBLIC WORKS DEPARTMENT
LOCATION OF UNDERGROUND eVDS
WORKS UTILITIES IN CITY STREETS 16
A/y~
OIRECTOR . .
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OF.
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ABOVE FREQUENCIES ARE YEARS PER 100 YEARS,
ON THE AVERAGE, RAINFALL INTENSITIES ARE EQUALLED
OR EXCEEDED.
Date
I(-/b -67
.
CITY
PUBLIC
J5/Lj~
OF CHULA VISTA
WORKS DEPARTMENT
CVDS
17
CURVE
Revised
~5/"'5 T.L
8/::r';0 .J.t,
~,
Drawn R J. C.
Approved
Dale 9-18 -67
~~~
Director
of
'ubli.
RAINFALL INTENSITY
DURATION
Works
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400
300
200
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50 ~
40
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30 .....
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4
3
2
5
~ ~ ~ ~ .... ~ ~ ~ ~ ~ ~ ~ ~
~ ~ ~ ~ ~ ~ , ~ ~ , , , ,
RArlO OF peAK TO AVERAGE FLOW
Drawn JWII Date 10-10-72
Approved Dale j?-/8.7B
CITY
PUBLIC
/~~ 1//
OF CHULA VISTA
WORKS DEPARTMENT
CVDS
k' (/ 12t-4n--v
PEAK TO AVERAGE
SEWAGE FLOW
18
Director ot 'ublic Works
CITY LEGEND
DESCRIPTION STANDARD
DRAWING PROPOSED EXISTING
CONTROLLER ~ "-~
k~""
ELECTROLlER,MA'ST ARM TYPE WITH MAST ARM ~ ' '"
~~A"F1C SIGNAL, WITl-\ 8AC~~AT~, TYPE ~l -F--J' ....-{i
iANDARD UNLESS OTl-\ERWI E PECIFIE ... A......
,I
FLA'O.HING BEACON. ONE-WAY ~ .P-
I
INDUCTIVE LOOP DETECTOR D r-,
I I
,-~
ELECTRICAL. CONDUIT - - ELEC~
(SIZE)
MAGNETOMETER DETECTOR . .
MA~T ARM TRAI=FIC 'SIGNAL WITl-I BACKPL~TE t 0 - - - - .,-,
TYPE){VI. STANDARD UNLES'50iI-lERWISESPECII'IED T -
\'
NON - 01 RECTIONAL MAGNETIC DETECTOR _MO i - , MD
'---'
'STREET LIGHTS eves 6 n yo""
eves 7 U
OVERHEAD CONDUClOR - ELEC.,-- - ELEC,--
GIVE NO WIRES)
PEDESTRI AN PUSH BIJTTON eves 9 PPB ppb
PEDESTRIAN PUSH BUTTOI'< ON SPECIAL @ PPB @ppb
PUSH BUTiON POST eves 9
PEDE.STRIAN SIGNAL, 2 COLOR HEA.D <)- -,~ - -(J
POWER POLE OP.P. (J P.P.#
GIVE NO. POLE)
PULL BOX eves II DP.B C'=-_JP.B.
TELEPHONE POLE OT.P. 'iT.P..
GI~E NO. POLF
TRAFFIC SIGNAL EACH ARROW ONE -WAY ~ <:r--:..-,()
THREE COLOR (ON TYPE I STANOARD /
UNLESS OTHERWISE: SPE CIFI ED LY
TRAI=FIC SIGNAL ONE -WAY TH~EE COLOR
WITH BACKPLATE (ON TYP 1 STANDARD ... I 0 <:)--+--0
UNLESS OTI-lERWISE SPECII=\ED.
TRAFFIC SIGNAL ONE-WAY THRCF: COLOR WITH ~ t.
GREEN ARROW (ON TYPE 1 ~TANOARO UNLESS OTHER- .::--....---G
WISE 'SPECIFIED RED AND YELLOW LOUVERED)
WALK-WAIT PEDESTRIAN 'SIGNAL (7'iYPE 1 rn--o [I~----D
'STANOARD Ul-ILE'S':. OT~ER\N\'SE ll-lDICATED )
/5- 5b
Revised Drown JW Dot. 7 -11-78 CITY OF CHULA VISTA
Approved Dote </-/9.19 PUBLIC WORKS DEPARTMENT
~'. f. ~ SYMBOLS FOR TRAFFIC CVDS
. SIGNAL AND LIGHTING 19
INSTALLATIONS ( STAisE_ ,OWG)
Direc tor of PubliC War k s
CITY LEGEND
DESCRIPTION STANDARD (REMARKS IN PARENTHESES ARE EXPLANATOR'1
ONLY.)
DRAWING NEW CONSTRUC.TION SYMBOLS ARE SOLIO.
EXISTING CONSTRUCTION IS IHOSTEO.
BOUNDARIES a CENTERLINES:
BOUNDARY LINE eOUNTV 0' IAN 01110 eNO.I PIN)
CITY elT' o. QtlULA YilT.
lID1NTIPV IOUNDAltlll)
SUBDIVISION a RECORD OF lNO. I PIN)
SURVEY BOUNDARIES 1I0INTIPV IUIOIVIIION 011 ..0. I. )
PROPERTY LINES ALON G INO. I PIN)
STREETS a ALLEYS
LOT LINES BETWEEN LOTS, INO. 0 Pill)
PARCELS a LOT SPLIT LINES
EASEMENTS a SETBACK LINES - -- - - (10.00 'IN)
(lIDICAT. IrZl. TY'I · l 0' IAn.NTI)
CENTERLINES t.
STREETS:
GRADING V //// /~
OVERLAY USING A. C . SURFACING + +
ONLY SHOWN SHADED
GRADED USING A.B. a,.. C. t////// +
SURFACING SHOWN SHADED
OVERLAY USING A.B. a A.C. t X X X x:X X t
SURFACING SHOWN SHADED
OVERLAY USING P.C.C. SURFACING t'" . . ..... .,..t
. ..... ,'.. .....6, :.":. :'4',
GRADED USING P.C.C. SURFACING t:~;(V:~/..'/':/~" t
OVERLAY USING A.B. a P.C.C. &i"X'.Xt~Xc~X fiX; !X:~~t
SURFACING
CURB a GUTTE R . ,
(INDICAn ..THIII ,- 011'- . 'tIltANIfTION LOC.A no...
.- &. C. I'."
BERM OR DIKE UMD1CATI TT'" . IIUl
MONOLITHIC CURB, GUTTER, Y ~. . .4' " ,. ....~.. 1
a SIDEWALK . : ".. . ,.;.", .'~', ..,'. . .
SIOEWA LK I' .' .' . ',; :: . . ~'. .~... . ' .)
'. ~.., .4
. .' .
1.3~- 5/
Reviled Draw n T. L. Date 8-11-69 CITY OF CHULA VISTA
3-75 T.L. Approved Date ?-Z7-~'f PUBLIC WORKS DEPARTMENT
I/ZS/7J Jrfi .~?e~ CVDS
STANDARD SYMBOLS 20
Director ot 'ublic Works
CITY LEGEND
DESCRIPTION STANDARD (~Il."'RKS IN ""~ENTHUES A It[
[XPLANATORY ONLY.)
DRAWING NEW eONST~UeTION Sy".glS AM SOlIO.
EXI'TING eONST~ueTION I IHO TED.
STAUTS C.OHTINUf:D:
DRIVEWAY APPROACH eves I r '-I. . . _,:iY
ALLEY APPROACH CVDS I ~... 'r-
RADIUS . ... . a. ". ':~ .-
CROSS GUTTER eves 2 r/.'I. . .':\,.
EDGE OF PAVEMEIIT I" IU ",
RAILWAY TRACKS (40 ICALI ~
Oil IWA&.LIII (....AT.. TMAN 40 ICALI)
BARRICADE . . . .
CONTINUOUS SINGLE
STREET SIGNS . , . .
STREET LI GHTS eves 6 o-----D
eves 7
STREET LIGHT SERVICE POINT M. P. Iiil"I ~ S.P.
PULL BOX 0
UTILITI!! :
GAS MAIN G I" H.P.
ClNoe 0'....'.. . n'll
GAS SERVICE CONNECTION OTH~ TN." 1/4")
( .. ow IlZI "
GAS VALVE SGv.
POWER LINES, OVERHEAD E 4 W1~ES - nov
f'..OW "0. 0' w'..', YOLT.... I'C.)
POWER LINES, UNDERGROUND - - - -E _1~.~ND,12OV.IW
CI.... 1118 0' CO.DUIT, V.LT..... ITO.)
POWER POLE, TELEPHONE POLE Op.P." OT.P..
(OHOW Ti.1 . HO. o. 'O~11
POWER OR TELEPHONE MANHOLE Ollie OTIL
II.H. II. H.
POLE ANCHOR OR DEADMAN )
TELEPHONE LINES, OVERHEAD T 4 WillES
'I..n MO. O' Wi.... ITO.I
TELEPHONE LINES, UNDERGROUND ---- T ..!,1I..!!l _ jyS2
tlNOW .IZI, MO.. CONDUIT, I'C,I
Revis.d orawnT.L. Date &-11-69 CITY OF CHULA VISTA
3-75 T.L. Approvod Oato 1'-27-60 PUBLIC WORKS DEPARTMENT
7 ' 78 J.W ~~ CVDS
8/'<"'/'75 :(,(:::- STANDARD SYMBOLS 21
3'7'83 Director of 'ublic Work,
1/90,~ 7~/'i2'~1
DESCR I PTION
UTILITIES CONTINUED:
SEWER
MAIN
SEWER LATERALS
SEWER MANHOLE
CONCRETE CRADLE
CONCRETE ENCASEMENT
SEWER - PLUG
WATER MAIN
WATER SERVICE
WATER (GATE) VALVE
WATER METER
BLOW OFF
FIRE HYDRANT
SEWER MAIN CLEAN OUT
DRAINAGE:
STORM DRAIN OR CULVERT
BOX CULVERT
DRAtIAGE CHANNEL OR DITCH
HEADWALL OR ENDWALL
CURB INLET
STORM DRAIN CLEANOUT
Ravised Drawni.L.
7, 78 J.W. Ap p rovad
8/ u/?Ii 1tH..
Q/!Z.H7'71.r,/-.
,
~;zd /c
Diractor
of
CITY
STANDARD
DRAWING
Date &-1'2.- bc::l
Da t a f' -Z.7-~'i
'ublic
Works
LEGEND
(REMARKS IN PAIlENTIIElES ARE
E XPLANATOllY ONLY I
NEW CONSTRUCTION SYMBOLS ARE SOLID
EXISTING CONSTRUCTION IS GHOSTED
S
(IMOlI O".TlR .
t' v.e.p.
TTH)
@
(IMOW O&&..[TIII IF OTHIR THAN 4.)
OM.H.NO.-
---ES . '.2:1
......... .... .... ..........
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-- --- .--
.... ....,<.......
s "V.C.P. I ,we
8" A. C.
W W
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'SMOW DIAIIITU .~IlIR 'MAN I/o")
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c:JW.M.
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(..ow 1111)
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(..ow IIZ1 . TY'I. lieI', e.'. "J ITe.)
5', II R.C.B.
(aMOW alii)
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--~ IM_I ----U
~ (1IiIDleATI TYPI .
l Le...TM . IMOW
10 A-I'. aT &'..IIOX. IMA'.)
CITY
PUBLIC
[Q]
OF CHULA
WORKS
STANDARD
/f~~J
VISTA
DEPARTMENT
CVDS
SYMBOLS 22
.
CITY LEGEND
DESCRIPTION STANDARD (REMARKS IN PARENTHESES ARE
EXPLANATORY ONLY. I
DRAWING NEW CONSTRUCTION SYMBOLS ARE SOUO.
EICISTING CONSTRUCTION IS GHOSTEO.
DRAINAGE CONTINUED:
CURB OUTLET CIAIl. """L ... ALLIY A"ROAC. I
PIPE COLLAR '-1}:--'
L _ ~ _-J
MONUMENTS: -
BENCH MARK @ (ELEV. I
MISCELLANEOUS:
TREES l!f}IO. ~t' CI.O. DeAII.TlR AT lROUIO .
. TYllta 0' T.a AI APPLICA...)
FENCE ( CHAIN LINK, WIRE) ~ ---'>(~)( .:till!Sx-
(SHOW HEIGHT)
T. C_ T....-_C.
WALL .LOCK, ...ICI, ITC.,
....T.... ..... ITAIDIII OR MT""''' . "'IIIIT I
6' WOOD FENCE
WOOD FENCE (SHOW HEIGHT)
GRADI NG a LANDSCAPING:
ORIGINAL GROUND (PROFILE) UL~" IlfiiT
-::11 =m:;:ll
FIN ISH ELEVATION r
EXISTING CONTOUR - _ _ 430 - --
FINISH GRADE CONTOUR - 440 -
DAYLIGHT LINE -b~ CUT h.
FILL
SWALES a DIRECTION OF FLOW . ..- -
RIP RAP .s..r 1T~ ~...,r
SLOPE PLANTING 't' 11' 'I/' ., 11' Vj
'II
TOP YI I Y I;. S H A DE
FI LL SLOPE
BOTTOM
CUT SLOPE BO~~:J Y I I I
Rlvisld Drawn I.L. Oaee e.-1'2.-109 CITY OF CHULA VISTA
3-75 T.L. . Approved DaCe "Z7-6'1 PUBLIC WORKS DEPARTMENT
8/.25/78 ';:l L ~P4~ ICVDS
3-MJ.w:' If... / . STANDA~ S~BOLS
Director 'ublic J -5- 23
of Works
CHULA
FOR
VISTA WIRING CODE
TRAFFIC SIGNALS
~1 - RED WITH BLACK AND BROWN STRIPE
- YELLOW WITH BLACK AND BROWN STRIPE
- BROWN WITH BLACK AND BROWN STRIPE
~2 - RED WITH BLACK STRIPE
- YELLOW WITH BLACK STRIPE
- BROWN WITH BLACK STRIPE
~2P - RED WITH BLUE STRIPE
- BROWN WITH BLUE STRIPE
~3 - RED WITH WHITE AND ORANGE STRIPE
- YELLOW WITH WHITE AND ORANGE STRIPE
- BROWN WITH WHITE AND ORANGE STRIPE
~4 - RED WITH AND ORANGE STRIPE
- YELLOW AND ORANGE STRIPE
- BROWN AND ORANGE STRIPE
~4P - RED WITH ORANGE AND YELLOW STRIPE
- BROWN WITH ORANGE AND YELLOW SRIPE
~5 - RED WITH BLACK AND ORANGE STRIPE
- YELLOW WITH BLACK AND ORANGE STRIPE
- BROWN WITH BLACK AND ORANGE STRIPE
~6 - RED NO STRIPE
- YELLOW NO STRIPE
- BROWN NO STRIPE
~6P - RED WITH BLUE AND ORANGE STRIPE
- BROWN WITH BLUE AND ORANGE STRIPE
~7 - RED WITH BROWN AND WHITE STRIPE
- YELLOW WITH BROWN AND WHITE STRIPE
- BROWN WITH BROWN AND WHITE STRIPE
~8 - RED WITH WHITE STRIPE
- YELLOW WITH WHITE STRIPE
- BROWN WITH WHITE STRIPE
~8P - RED WITH YELLOW STRIPE
- BROWN WITH YELLOW STRIPE
REVISIONS DRA\.JN RDJ DATE 2/5/90
APPROVED DATEZ~~~
~~~
VVCITY ENGINEER
CITY OF
PUBLIC
CHULA VISTA
WORKS DEPARTMENT
CVOS
WIRING CODE
/5/~ 5'3 FOR
TRAFFIC SIGNALS
24
R"'IN.'E TERR"'CE
10 NIN., HE REG. STD.
OWl. D"'''& . NOTE: I
~ i
..
>
"
..
z
'5:
, .
.. z
.. .
"
IINCHI'
'0
"
"
..
"
'~O~I :: ~1
i "
ORIIINAL .ROUND c c.
> ,,'
~
'c'
-
_ _ .( ORIGINAL
........ GROUND
SL,.OPE: .....
.............. ;
I-. ......
r ...,
::'~
iE "c'
.. ..
> :a
NNeH WIDTH AI I
"1<:1"10 IY 'OI~
I...INIIR 1 OTIC"WIIE
10 n:IT
..
..
"
..
z
'A'
10' NIN. I
TOI~
ONLY
-
......-
PROFILE -TYPICAL CUT SLOPE
PROFILE -TYPICAL FILL SLOPE
H' VERTICAL HEIGHT OF SLOPE,
A'DISTANCE TOE OF SLOPE TO
BOUNDARIES OF THE PERMIT
INCLUDING SLOPE RIGHT ARE:AS
EASr.lENTS.
OUTER
AREA.
AND
"H"/2
I~' "AX.
00""/2
C 'DISTANCE TOP OF SLOPE TO OUTER
BOUNDARIES OF THE PERMIT AREA.
INCLUDING SLOPE RIGHT AREAS AND
EASMENTS. WHERE BROW DITCH is TO
BE CONSTRUCTED "c" DISTANCE MUST
BE A MINIMUM OF 3 FEET.
~
P. .
.: .f
, ~'. .~ ' .
BUILDING FOUNDATION
CLEARANCE
CUT I FILL SLOPE
HEIGHT OF CUT/FILL REQUIRED SETBACKS FROM CUT/FILL SLOPES
H
0-5'
5'- 30'
OVER 30'
A
C
"-6"
I'
15'
H/5
6'
H/2
NOTES:
I. GRADING SHALL BE DONE IN ACCORDANCE WITH THE PROVISIONS OF THE GRADING
ORDINANCE AND GRADING PERMIT.
2. SLOPE RATIOS SHALL NOT BE STEEPER THAN 2'1 CUTS AND FILLS.
3. LANDSCAPIN6 AND IRRIGATiON SHALL BE DONE IN ACCORDANCE WITH LANDSCAPE MANUAL.
4. FENCING SHALL BE INSTALLED AS DIRECTED BY CITY ENGINEER.
5. SLOPE TERRACES ARE OPTIONAL UNLESS DIRECTED BY SOILS ENGINEER.
Revised
6/z~:l78
Date: 5/18/78
Date: /- /1.7,5
Director of Public
Works
OF CHULA VISTA
WORKS DEPARTMENT
CVDS
GRA~~_5!LOPES 25
CITY
PUBLIC
,
W'9.~
x+"c"
(SEE CVDS 25 I
I-
it
-0
......
Z..
......
;!O
o
I-
/
(
\ )
"'~ ~
~
SLOPE ROUNDING AT BOTTIl'"
OF SLOPE ONLY REOUIRED
ADJACENT TO NATURAL OR
PLANTED AREAS
PROFILE VIEW
THEORETICAL
\
HINGE POINT
""
..
, ,
% /
f/~~
DETAIL
x . DISTANCE FROM THEORETICAL
HINGE POINT TO POINT OF TANGENCY
Y . DEPTH OF CUT AT THEORETICAL
HINGE POINT
VERTICAL
SLOPE
ROUNDING
BOTTOM OF SLOPE
BENCHES
SLOPE RATIO
TOP OF SLOPE
X Y
x
y
STEEPER THAN 2: 1
2: 1 TO 3: 1
FLATTER THAN 3: 1
'6'
3'
2'
e'
10'
5'
1.5 .
"
6'
"
3'
0.5'
NOTES:
I. SLOPE ROUNDING IS REOUIRED FOR ALL SLOPES IN PUBLIC VIEW, HOWEVER APPROVED
LANDSCAPING AND DECORATIVE WALLS MAY BE USED IN LIEU OF SLOPE ROUNDING TO
INCREASE LOT SIZES.
2. FOR SLOPE GRADING AND SLOPE BENCHES. SEE C V 0 S 25."
lI. FOR BROW AND TERRACE DITCHES, SEE REG. STD. DWG. 0-15.
Director of
Public
1-5-5
CITY OF CHULA VISTA
PUBLIC WORKS DEPARTMENT
VERTICAL CVDS
SLOPE ROUNDING 26
R,viUd
Drown: T.L.
Approved
Dote: 1-11-15
Dot' ,/2"2/,5
w.n.~
,
Work.
^
PLAN
VIEW
NOTE:
1. SLOPE ROUNDING IS REQUIRED FOR
ALL SLOPES IN PUBLIC VIEW,
HOWEVER APPRDVED LjlNDSCAPING
MAY BE USED IN LIEU OF SLOPE
ROUNDING.
,.,.,.",\"
_,'10
"o~
)
/
DETAIL
x . DISTANCE FROM THEORETICAL POINT OF SLDPE
INTERSECTION TO POINT OF TANGENCY
Y . DEPTH OF CUT AT THEORETICAL POINT
OF SLOPE INTERSECTION
A . ANILE OF SLOPE INTERSECTION
HORIZONTAL SLOPE ROUNDING
(0(. )
ANGLE OF SLOPE INTERSECTION X y
MORE THAN 600 29' e'
300 - 600 21' 5'
LESS THAN 300 14' 2'
Revi.. d
Drawn: T. L.
Approved
Date: 7-11-75
Date "1'/2.'2./"1'5
s
~9~'
Director of
Public
Workl
)S-~ -.5y
CITY OF CHULA VISTA
PUBLIC WORKS DEPARTMENT
HORIZONTAL CVDS
SLOPE ROUNDING 27
TO DETERMINE LENGTI1 or: INLET TO INTERCEPT fOO% OF GUTTER FLOW
ITEM UNITS DESCRIPTION HOW DETeRMINED
0" c.r.s. Amount 01' f'low In 91./t- I(ydrology study or 4r~8
t~r On one sld~ 01' $tre~t.
d 1'1 O~pth 01' I'low 4t ('Clce of See CVOS 30 or 31 (Intersection 01' 0" Ii""
curb. (Not ct)n~iI:lerin9 6nd gutter gr.sde Ime wi/I 1'411 between d lines
inlet depression) Inlerpol4te I'or v.slu~s.J
L" fl. Lengrn 01' Inlet which will CVDS 30~ CVOS 31 (Int~rst!dion 01' a.. /in~
Intercepl 100% 01' Q6 ..I Jlnd gutter gr.sde line will 1'111 belween d
given gl./Her gNlde. lines. Inlerpolale f'or values.)
TO DETERM/t.lE LENGTH DF INLET TO INTERCEPT A PORTION OF GUTTER FLOW
(This melhod tries differenl lenglhs of inlets to delermintt how ,.,uch flow
will be inlercepted by !!!ach lenglh inlel 8nd how much flow will conllnue
past Inlet. Flrsl determin!!! a... d .nd L" JlS Jlhov~.)
ITEM UNITS DEseRI PTION HOW DETERMINED
L ft Length of proposed inlel S~/ect Iri..1 length
LILa - Redlo of L to L" Oivid!!! L by L"
.a fl A"'o,,,,t flow line of 9t.'tter std. Owg. of inl!!!t b~in9 cons /d~rea' f'or {,/se.
IS depressed at In/~t.
aid - RatiO 01'.9 to d Oivti:l'e CI by d
a cfs Flow Intercepted by Inlel CV05 2~ (Intersection 01' L/L" line
01' length L. .and 8/0' line Will 1'.911 belwe-en a/a.a line.
Interpolate (or villues - a. all x a/o"
QrO cIs Flow contmumg past Inlel Sl./bfrClc/ 0 from 04
- '----
NOTE CVDS :30 or CV0531 /?lilY a/so be used beginnin~ wHI> '" s~/ected Q
fa de te-rmine 1...
)./~ --;j
Revi.ed Drawn JIJ/-( Date 11-10- 72 CITY OF CHULA VISTA
"-,.0-..... "'.L. Approved Date ~-19-1S PUBLIC WORKS DEPARTMENT
7-21 -7B JW. -12~ INLET DESIGN- CVDS
9.0.)?~ tv'. 9. 28
,. LENGTH OF IN L ET
Director ot Public Works
f.O
tJ.9
tJ.6
0."
0.,
a5
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NOTE SEE CVOS DWG. 23 FOR /OENTlF/CAi/ON OF SVMBOLS
Revi.ed
Drawn JW /-/ Date 11-/3-72
Approved Date -78
/~~c:,o
CITY OF CHULA VISTA
PUBLIC WORKS DEPARTMENT
INLET DESIGN- PARTIAL INTER- CVD.S.
CEPTlON OF GUTTER FLOW 29
9-2'3-"74 T.\...
7-2/-78 J.W
/U. (7. ~
Director of 'ublic Work.
.
(<iJ.J.
Revised
_~_~+ 'T.L...
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//c;-- t/
CITY OF CHULA VISTA
PUBLIC WORKS DEPARTMENT
STREET DRAINAGE- CVDS
~61 WIDE STREETS 30
Drawn :Tw. If. Date 10 '/9 '72
Approved Dale tJ'-/6.76
(v} Q. -1c?~
Director ot 'ublic Works
.
..j~ r: -~ T
~~ "~1~ -- i
",' '\" ~ "-,~ ~
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Revi.ed
Drawn JW# Dale 1'0'19-72
Approved Da" 5' ./t! .78
~).O.~~
CITY
PUBLIC
/5"--Je::<
OF CHULA VISTA
WORKS DEPARTMENT
CVDS
31
9-30-'74- T.L.
Director ot Public Work.
STREET DRAINAGE-
40' ~ 64' WIDE STREETS
~
STOP SIGN Pl.ACEMHlT wrrn
PAPX.WAYOF LESS THAN 6'.
SIGN POSTS WILL BE PlACE)
6'" INTO FRONT OF SIOEWAU<
.. '.'
peR
6'
, rYP.
I
. :.. .'Ir
PCR
,..\
.. \. ~ .
"
"
i
, .
.. '.'
~
~
2" 1.0. GALVANIZED
STEEL PIPE /2' STD. LENGTH
2 ~"O.D. FOR SNS BRACKETS
MONOL/TlC
CORB, GUTTeR
AND SIDeWALK
R-I
G
~"I!!!!--~
30 "STANDARO
See OeTAIL ~.
, .
-
wi
T
.' "
. J!l' 111-
iiii' ,=11/
III
!-
...'>
'0 . ~ .
PCR
-
I'..
6"O,C,
5'-0"
1
SeT IBH IN
CONCReTe
SEVERAL ORDINANCES IN THE CITY OF CHULA VISTA CITY CODE
flfIlJllBIT THE OBSTRUCTION OF RESULATORY SIGHS IN THE CITY,
12.12,141 OBSTRUCTING PUBLIC WAYS WITH VEGATATION PROHIBITED..
12.12.121 VISION CLEARAHC€-lNTERSECTION REQUIREMENTS.
12-32.141 APPROVAL ANO PfRHcrT REQUIREO.
12.32.151 TRI~ING REGULATIONS-OWNER RESPONSIBILITY-CITY
TO PERFORM WORK VijEN.
12.32.191 MAINTENANCE OF PUBLIC RIGHT-OF-WAY BY~OPERTY
OWNER. ~? _ ? ~
OATfIO, CJTY OF CHULA VISTA
OA~[ PUBLIC WORKS DEPARTMENT
TYPICAL STOP-SIGN eVDS
PLACEMENT 32
. .
DET Al L IAI
NO SC.hf
REVISION;; ORAWN C J F
FXP. 7/3//~ APPRoveD
1<-,0
,
IV/'~ ~.~.
. .
.
. .
.
. .
.
-PCIV
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4.!l
c
,
I
PCR
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-r..
10
.
~.~
R/,W ;.:
/0'
...
'. .
.
-PCR
.
c
,
7.0f
~.o 7.0'
CIVOS5WALK
.
10'
.'
7.0'
.
R/'W
:"e; 5.0' ::'.
CIV055WALK
p
C
R
10'
'h...it.d
0,.." H.N.
D.'. /0-/2- 87
/5'-61/
CITY OF CHULA VISTA
PUBLIC WORKS DEPARTMENT
TYPICAL SIDEWALK II CVDS
CROSSWALJ(S LOCATION 33
9/88
C IT" ENGINEER
MANUFACTURING DRAWING FOR THE CITY OF CHULA VISTA
STOCK NO. SIZE MATERIAL & FINISH CODE BORDER
goo width by Aluminum Extrusion per ~a IrarlS
VI4F-909EX-2CIP variable length 606IT6 or 5052-H38 Alloy Material 3/8"
VI4F-909EX-2C2P 24" minimun .250" Bulb with .091" web only
LETTER COLOR
BK/GR COLOR
HOLES HOLE 'f
Two Holes Top 4-11/15" :>~
Two Holes Botto Centers
RADIUS
Sq~re
Corners
I<ef~ ect; ve
Wh ite
Reflecctve
Blue
A. PLATE: 9" Width by Variable Length, 24" Minimun with 48" Maximum. umlnum
Alloy per CalTrans. Extrusion Type with .250" bulb and .091" web.
Reflective blue background, double faced. Square corners. Two holes top, two
bottom on 4-11/16" on centers.
II
4-11/16"
Traffic Style Reflective White Letters, 5" U.C., 3-3/4" L.C. Main
Copy. 2" U.C. Suffix on Top Line. 2" Block Numbers on Second Line
With 2" by 2-3/4" Arrow Below.
\ Square
/' Corners
B. LEGEND:
14". 30". 36". 41". 4'"
I
!:
oo@
L
I
~@
@ @ ~1~(0
=:>
TYPICAL STREET NAME LAYOUT
C. CROSSPIECE:
VI4F-909EX-90
Button
Pinhead
Plate Bolts
am:rrG
STREET NAME SIGN SYSTEM 7/2/90
APPROVED
DATE
~~~.>
CITY OF CHULA VISTA
PUBLIC ~ORKS DEPARTMENT
CVDS
STREET NAME SIGNS
REVISIONS
DRAIJN DW;
DATE 7/2/90
34
ENGINEER
ORA WIN
E. MOUNTING:
V14F-909EX-2C2P Illustrated
J.D. Galvanized Steel
. 5.'3/.t~
"~'I ~ \
Pipe
D. CAP
VI4F-909EX-2C to fit 2"
Button
Pinhead
Plate Bolts
. Pinhead Set Screws
C13
F. SPEC/FICA T/ON: V14F -909EX-2CI P One Name Assembly or
V14F-909EX-2C2P Two Name Assembly
9" width x variable, 24" length minimum, 4B" maximum length. Extrusion type
aluminum blade with .250" bulb and .091" webb. Reflective blue background,
double faced. Square corner. Two holes top, two bottom on 4-11/16" centers.
Traffic style letters reflective white 5" U.C. on 3-3/4" L.C. main copy. 2"
U.C. sulfix on top line, 2" block numbers second line with 2" x 2-3/4" arrow
below.
90 cross piece complete with button pin head plate bolts. Cap to fit 2"
1.0. pipe, with pin head set screws and button pin head plate bolts.
Pursuant to City of Chula Vista specifications.
STREET NAME SIGN SYSTEM
7/2/90
REVISIONS DRAWN DMW
APPROVED
)5~~~
CITY OF CHULA VIST~
PUBLIC ~ORKS DEPARTMENT
CVDS
S REET NAME SIGNS
I I
.35
CITY OF CHUlA VISTA
CONSTRUCTION STANDARDS
NUHSEA
CVCS-1
CVCS-2
CVCS-3
CVCS-4
CVCS-s
CVCS-6
CVCS-7
CVCS-8
CVCS-9
CVCS- Hl
CVCS-l1
CVCS-12
CVCS-13
CVCS-14
CVCS-1S
CVCS-16
CVCS-17
INDEX
TITLE
DRIVEWAY APPROACH
CROSS GUTTER
TRENCH BACKFILL UTILIZING LEAN CONCRETE
NARROW TRENCHING TYPES .1. & .J. AND ASSOCIATED
BACKFILL AND SURFACE RESTORATION
TYPICAL LANDSCAPE MEDIAN
STREET LIGHTING STANDARD
STREET LIGHT STANDARD - FOUNDATION AND DETAILS
SIGNAL HEAD MOUNTINGS - BRACKET AND MAST ARM
INSTALLATION
STREET LIGHTING STANDARD - ELECTRICAL DETAILS
STREET LIGHT CONDUIT TRENCH
PULL BOXES
CHAIN LINK TENNIS COURT FENCE
DEEP SEWER CONNECTION
SURVEY MONUMENT (LOCATED ON STREET)
LODGEPOLE/EQUESTRIAN FENCING
SIDEWALK UNDERDRAIN (OPEN CHANNELl
)s--t '/
..
..
<;
z
..
..
11l
Monolithic Curb e g
Sid,walk (TYP.) ii:
::c
.-0
... ~.
.. VI~'"
a ",611.1
~::o
.", =>02
Vori..
3 Min.
Vari,.
3 Min.
IS"
/"
GENERAL NOTES:
f
f
" I U .
4 I.Z E..ponllo" Joint
24' MiniMuM
12' MiniM"''''
10. Minimum
(-)-;-OhlruClion
'- ,,,"
4 a 1 Eapanllon Jot"t
for Separate Sid.walk
. For 5 un", or more or cor
: ....A"'"III.rCiol 'Of Iwa- way IrO'\
For 5 unll. Of 1II0r. or com-
1II.,cial '0' on. 'way I,offic
Fa, S.F. 10 .. unil..
4". r Eapon,ion ,",oint for Mono-
litic Curb" Sid.walk
-r- Ohlruction
( I
-
Curb Line
Gutt.r
PLAN
TRANSITION AREA
Curb 0 ."in
Width f DrivI\JIto
Top ot Wolk
Top 01 Curb
-(\I )(
'"
- 2
ELEVATION
N
"
S.. Noto 4
_Standard Slope (~", I')
Varies
on
~
.
. .
,-
. . ,4,"
. .
if.. -
"
SECTION
I. THIS STANDARD SHEET SHALL GOVERN THE CONSTRUCTION OF ALL DRIVEWAYS.
Z. CURB OPENINGS PER LOT:
SINGLE FAMILY RESIDENTIAL- 16'MIN, Z5'MAX.; DISTANCE BETWEEN OPENINGS- ZZ'MIN.
A MAXIMUM OF 40% FRONTAGE FOR CURB OPENINGS.
MULTI-RESIDENTIAL a COMMERCIAL-16'MIN.,35'MAX.; DISTANCE BETWEEN OPENINGS- ZZ'MIN
A MAXIMUM OF 60% FRONTAGE FOR CURB OPENINGS.
3. BOTH RESIDENTIAL 8 COMMERCIAL CURB OPENINGS SHALL BE A MINIMUM OF B'FROM
ANY P.CR., AND 3' FROM ANY OBSTRUCTION, IE. POLES, HYDRANTS, ETC.
THE MINIMUM FLARE DISTANCE AND RAMP DISTANCE SHALL BE 10' OR TO PROPERTY
1/9 LINE WHICHEVER IS LESS.
SEE REGIONAL STO DWG. NO. G - 10 FOR CONCRETE JOINT DETAILS.
ALL CONCRETE SHALL BE 517 -C-2500 ~
Rev ised Drown "'BC Dote 8-23-74 CITY OF CHULA VISTA
,oved Dote 7110/7'5 PUBLIC WORKS DEPARTMENT
M ~ DRIVEWAY APPROACH evc.s
J.W.10-1!r'7B I
J.W.7-15-S0 Director of Public Works C5-~~
6'
8' unl...t oth.rwis.
shown on plan
I
10'
8' X-GUT.' %" mox. dip
I
2I1A.C. min.
--
-
4"A.B. min.
~ Bars, 12110.C. cont.
longitudinal i #4 Bars,
41 O,C. transver..
Aggregat. Base
SECTION A-A
'l.,
.,
..,
7""' oj
""
Radius P.C.R.
II:..~ ~J A/4(TY;;- -:
1\ '" ,. ,.
1 \'" '-,_ /
'\', "-~, / ~
I 'I" ~
I \ '~ I.
, I
'" /1' .'
/J .-.-..-'-.
/,/ . i ~.
\ ~;tr.-l ___ .---
.,. "".; I ,..
I.;
-~:J-
ggregcte I
Base I
I 0
\
,"."
.
. t' "'~.,
.....
P.C.R. Radius
,~i\ ~~~
.~\\~~ / / I
.... i \ . / / I
. , '. / /
t: .~~/ / I
J ,; j'" /
. . ..~."..., / I'" I,
.:~:-- L.:' ~~--- -.'. ~
...." '.~:'.'..i.",~-
..
'.'
.s
.'
.
.... .
.. .
~':. .
1 I
tL'''''''=~~~---A~-1-.
PLAN
, ..
/ Expansion contact joints
2
per Re9ionol Std. IDwQ. G.IO (Typ.l
I
______________...J
NOTES:
1. All cancr.t. to bl 560 -C-3250
2. ------ = Limits of clan n Aggregate Base. T~ be a minimum of 6" thick under
cross gutter and return segments, compacted to 95 Yo .
3. Return .egments to have 6 II X 6", 10 gage wire mesh.
4. -.-.-.-' ,= Weakened plane joints. Other expansion joints and weakened plane joints for
sidewalks, curb and gutter per Regionol Sid. Owg. G-IO.
5. ~....-- -- = Typical Flowlines.
6. 0 = Elevations to be shown on plans.
7. Return segments to be 6" 1hick .
Revised
Drawn: T.L.
Approved:
Date: 10-B-74
Date: 1'/10/"75
CITY
PUBLIC
J.W. 10- Ig,- 78
--/';/"11.:..
/V;J ~,
CROSS
OF CHULA VISTA
WORKS DEPARTMENT
coVes
2
GUTTER
/s-~
JW. 7-20-78
Director of Public Works
JS- 7[)
OF CHULA VIST~.
WORKS DEPARTMENT
CVCS
=
TACK COAT
BASE MATERIAL
LEAN. CONCRETE
0.0
]
6" MIN.
SAND
NOTES:
1. Existing Asphalt Concrete shol I be cut and removed in such a manner
so as not to tear, bulge or displace adjacent pavement. Edges shol I
be clean and vertIcal. All cuts shall be parallel or perpendicular to
street centerline. when practical.
2 The removed pavement section sholl be replaced with Leon Concrete and
Asphalt Concrete. The minimum thickness of the replacement Asphalt
Concrete (A) shall be: (all dimen.ian. in inches)
Replacing Asphalt Concrete - A = 18 + '"1
Replacing Aggregate 8ase - A = 8 +," + Cj2
Replacing Cement Treated 8a.e- A = 8 +," + 2Cj3
3. A.phalt Concrete .hall be hot plant mixed
4. A tack coat of emulsified a.phalt (SS-lh or RS-1) .hal I be applied to
01 I surfaces which wi I I be in contact with the replacement Asphalt
Concrete.
S. The finish course for type 8 re.urfacing shal I be laid down u.in9 a
.preader box. AI I resurfacing shol I be seal cooted with an emulsIfied
..phalt and covered with sand. Chip sealing .hal I be appl ied as required
by Agency.
6. Asphalt Concrete replacement thickness may be reduced one inch for
lateral crossings.
7. Lean Concrete a. specified on page 88 of 1988 Green 8aak 100-E-100
8. Sloughing of trench under pavement shal I be cause for requiring
additional pavement and base.
TRENCH RESURFACING - CITY OF CHULA VISTA
REVISIONS
CITY
PUBLIC
DRAWN
DATE
APPROVED
DATE 7.
TRENCH BACKFill
UTiliZING lEAN CONCRETE
ENGINEER
3
1 1/2" Asphalt Concrete min.
~etrotac type pavement
fabric 18" wide
18"
mi n.
Which ever is greater
3" Asphalt Concrete min.
or
same thickness as
ex ist ing A.C.
18" min. _ I
c:
E
Ex i s t i ng
A.C. and Bose
c:
E
co
(See note 1. c.)
Cement slurry backfill
CLASS (190-E-400) 400-psi
or
CLASS (380-E-800) 800-psi
co
00
I_ -I
4" min.
6" max.
00
I.. . I
4" min.
6" max.
TYPE "I"
TYPE " J"
NOTES :
1. C...nt Slurry Backfi II:
Q. Clm.nt slurry backfi I I .hat I hav, a aaxiaua .luMp of 4 Inchl'.
b. Co.onl slurry backfill shall bo Ihoroughly eonoalldaled to onea..
conduit.. Taaper. or vibrator. ahal I b, used.
c. C..ent slurry backfil I clal' shal I b, 01 designated by the
Agency', Engin..r
2. Existing A.C. thai I b, cut and r,.ovld In luch .ann,r 10 01 not to
tear, bulge or di.placl adiacent pave..nt. Edg.. shal I b. clean and
vertical. Th. 18" ainlauM width of A.C. to b. r..oved .ay b. planed
with Q plan.r or rock.h..I.
3. A tack coat shal I b. applied to the c...nf .turry backfill and Ixl.ttng
alphal' pav...nt prior to placing the asphalt lurfacI. TYPE "I" .hall
rlqulre the place.ent of the p.trotac type pa~I.lnt fabric aftlr the
plaeo.onl of tho tack coat. A tack coat .uol bo appllod oyor Potrotae.
4. Asphall Coneroto Roourfaelnu,
a. AI low c...nt .Iurry backfill 2~ hour. .inu.u. to curl b.forl
r..urfacl"e.
b. A.C. .hat I bo hol .ix.
5. A.C. r..urfacing .hall be ..al.d or chip ..al.d wh.n requir.d by the
Ag.ncy's Enelne.r.
5. SIrooto with fabric rolnforelng .alorlal Inolallod .hall u.. TYPE "I"
Slurry baekf; I I shall bo broughl up 10 Iho oxlsllng fabric .alorlal.
APPFlOVEO
DATE
/5- 7/
CITY OF CHULA VISTA
PUBLIC WORKS DEPARTMENT
NARROW TRENCHING TYPE "'" l "J" eves
AND ASSOC I A TED
BACKFILL AND SURFACE RESTORA 11 ON
4
REVISIONS DRAWN
DATE
CITY
ENGINEER
,-
16'
.,
6"CURB
6"CUR.
I I
I II SUPAC 4 NP . I
I I~NON1?~~.~ FABRIC I I
II,' AMERDRAIN f 4"AREA DRAIN 'II I
I ___-<.I.Y~)___ I
I --------.... I I
I V3" PERFORATED PIPE I I
III (TYP.) · I!
III ALTERNATE"B" TO 3'DIA1 I
: II i ~~~~~~ SUMP BASIN I:
A '4- td I
It.. \.ALTER"~'A" TO ==~.:::::."""\.~ 4" AREA OR"" '::'8
STORM DRAIN (pLACE WHERE SHOWN
ON PLANS)
A
j
PLAN
/:=36"----tt. ~'.
. ... ~ ., . '. "
:,.' . ". '. . .: i, 'I ""/ / '61' v.
:....'.., .... SUPAC4NP
..:. ;'.'.: ',.:. I NONWOVEN FA8 !I
..
I".: (TYP)
'.
;.." AMER DRAIN
16'
LANDSCAPE AREA
.-:.' ,'oJ: ..... ':.. :~:
.: f. ~:.: ~',
. 1;; :.
.-:-, "., ....
1-1/2"COURSE
AGGREGATE(TYP)
3" PERFORATED
PIPE (TYP)
ALTERNATE ''A'' TO
STORM DRAIN
4 AREA DRAIN
(PLACE WHERE SHOWN
ON PLANS) AMERDRAIN
,..,
,.., BASE
ALTERNATE "B" TO 3' DIA. S'DEEP
GRAVEL SUMP BASIN
SECTION A-A
/f- ?~
CITY OF CHULA VIST~.
PUBLIC WORKS DEPARTMENT
TV PIC A L CVCS
LANDSCAPE MEDIAN 5
REVISIONS
OR"'WN
CVIo/\
"'''''FlOVED
;3//~~
CITY
ENGINEER
s'
Unless Otherwise
Shown on Pions.
LUMINA IRE'
100 watt or 150 watt high pressure sodium
vapor cut-off use 120 volt, Integral reactor
ballast, high power factor, PE. base, and type II
li~ht distribution pall ern unless otherwise specified.
4;
l- I-
l- I-
etl et
~ ~
0 0
It)
C\J It)
C\J
't> 't>
c: c:
c c
l- I-
I- ,I-
ct , ct
~ I~
0 10
It) ,~
0 1'0
- ,-
0 I....
,.., C\J
~I ~
0 ,0
,
l- i;:
I- II-
ct. ict
~, ~
,
01 0
0 0
-,
-,
'a> I 0 ".3" I
\D
N
250 wall high pressure sodium vapor cut-off
use multi- top volt regulator type ba "ast,
PE. base, and type III lillht distribution
pattern unless otherwise specified.
IT T, GENERAL ELECTRIC, OR APPROVED EQUAL.
PHOTO ELeCTRIC CONTROl:
FISHER-PIERCE 66906 or approved equal.
LAMP:
100, 150, or 250 watt high presaure sodium
vapor, norizontal burning.
STANDARD.
SEE SECTION ?lJ7 OF THE CITY OF CHULA VISTA
STANDARD SPECIAL PROVISIONS.
TWO-INCH STANDARD GALVANIZED STEEL OR ALUMINUM
PIPE BRACKET FOR LUMINAIRE. HANDLE TO FACE STREET.
WIRING:
M I n I mum: 'If 8 T H W s t ran d e d cop per to 8 e r vie e po i nt,
Neutrol leg of lighting conductors grounded in
base of st andard. Hat leg of lighling conductors
fused Wllh 10- ampere Midget Ferrule type
fuse in plug connector, in base of standard.
Size conductors for maximum three percent
voltage drop in all street li\lht circuits.
.... 10 THW stranded copper in standard.
5'06' TYP. 1
Handhole
with cover.
GENERAL NOTES:
.'
I. Luminoire a. Photo Cell sholl be
approved by City Engineer prior to
installalion.
III'''...
'.
~ " 'J
2. Street light plans shall show
wiring from service point to
street light 5, and snail be approved by
City EnQlnler prior to installation.
'FOUNDATION 8 GROUNDING'
See C.V.C.S. 7
Refer to manufacturer's detail for
cinchar bolt spacing.
"41N,'~UM BASE CORE
41/2" diameter x 12" high.
CITY OF CHULA VISTA
PUBLIC WORKS DEPARTMENT
STREET LIGHTING eves
J~ijSTANDARD 6
, , j ~~
CURB
GUTTER r
SIOEWA~K --.1
".9"
12'/z" BOLT CIRCLE
!" -..
,
\.. .....
S'- 6" TYP
MONO~ITIC CURB,
GUTTER II SIDEWALK
IT
,---",
PULl BO/( .. ,
(LOCATION /'"--"
3" IIARIES)~
I
PLAN
NO SCALE
"ihi
.J}I.,,
./ 1" ,
',' ~'"
COPPER GROUND WIRE TO BE
FASTENED TO ANCHOR BOL T
(BENEATH SURFACE or FOUND-
ATION CONCRETE.)
, .
. .-
,
_ 0
,-
."
14 fl!
I 1/2" (MI"" ) CONOUI T___
(REFER TO 209 - 2 3 ----
SSPWC I, 24" RADIUS
TO ADJACENT PU~L-BOX
<D
0#
~60' C ' 32~0 CONCRETE -
T
ANCHOR BOLTS ~
NO - 01 A I I..G . 10400'"
4 . )" 136" . 4"
.
'2 MAX
I
," -1
2' - 6" SO or ~ r I
: 9
TYPI CAL SECTION
NO SCOIt
NOTES
Condull IMII C. riGid ",,! or PYC SCh.dul. 80, placid 30 to 60"
dup In '1'1, I"ee', or '8 '0 36" dUel b.~ind curb lint. (Rlhr to
ChulO 1/1110 -:onl'fl.lCflon Standord CwO 6 . Str..t LlghtinO Standard.
2 Wiw'IQ. M,t\lttI...rfI -8 THW ,trondld cOPP", 5/64" in.ulatlon to
It'YIC' pOln' Two conductor.' (t. red or tlloCk. ,.. whit. (neutral)
120 IIJ[2"'(I or bIQCIl, '-bar.-S, 240'1/)
.. 10 THw $frondtCl coppe' In the standard
3 Eoet'l Orlctlo, Oolt 1"011 b. prOvld.d with 2 nut, and 2 WO."'"" lolvo.
nlud Tht fop e" 0' all OrlC"O' 001". and all null shall b. IDIVO.
nlud COl'rlpl,f.d IrlllOllO'lonl _"tr'ln Ind. of onchor tlolU ore 8ll-
ClOUd '''Ol! "Ovl DOlI tnd. '101' orld Ground down 10 ",oli"'um t.-
poud l'rlQt'" 01 1/4" obov. orlenor "W'I. I.VII Iharp .dOI. of bolts.
4 Squor. loundotlonl ,hall b. Inltollld In non."onutor cia, loll.. Ci,eu.
10' foundatIon. l'ftGy b. InltOIl.d In court. "0""10' loil. 15-) '/
5 Pull Bou. p.r City of Chula Vi,fa Construction Standard OwO. II
6 SIr..' L QP\"'IQ S1d (Elletr,eOI D.tolll) per C.V. C. S. Ow. 9
ReVised
Ora wn By
JW
Dote 3'2383
-." )
CITY
PUBLIC
OF
wo R 1<$
CHULA VISTA
DEPARTM ENT
eves
7
,-L
/
/
,~~
E nQineer
FOUNDATION
STREET LIGHT STD.
AND DETAILS
12' ~EO
/~. ST"'Na4~~
~w'e ~/tA/'fe-
#'t'Q~A:.
I~'~
'1
II
II
II
II
II
II
II
ri,
101
I I
'-J:J
11.'6~
~peC/A~ 90'
e~80W' AN,o
~/rr/N"'.5.
....v/P.PL.E.$ 0'
.se/'-''-'/C/ENT ~"'N
TO p,eo"'/O/E N~C4~-
$AI y .:."'r~AL
AD.,/V.:IrMENr c...
......1;40.$.
// ",y S",y SYtt" "#'<:<:I-""/NV/'f
TE/Z/V/NA~ lOX AND
CaVIA!.
.seA~
~Oe//VO
QP4'/V/N....
CAlLE
OV/OE.
f/z'srAN,oA,p,o 40<.7"5,
NG;'T~ AN4f) y- 4L CC~ .
w;f.s""",es, atALvANIZe. .
ELEVATION - TYPICAL
FRONT VIEW
~(tJ
Cf./.f:4 '<:IN~
BRACKET
SIDE
MOUNTING
VIEW
/~ " A/'f.G~
If. "tIveI6N
"P':'UMI ANO SEct/Ie S_/VA~ N6AP, rNGN
.PH/<., ~,," '#0'0 TN~V MAST ARM M/
4/NE W/TN NO~ /N .$<./P~/TTE~.
p<.ACe ~4" GA~ "'AN/ZC.&1 BOLT WI''''''
_ASNe~ VN~R NeAP TN-eV ~,E ~
~cv/Zc _/TN H/""SN€/Z AN'::> n..c N<:/7'"S.
Revi.ed
4-73/1/Hl
O,awn/2..,/. c
ELEVATOR PLUMBIZER ASSEMBLY
-S-
CHULA VISTA
rUIllC WORKS DEPARTMENT
SIGNAL HEAD MOUNTINGS ee
Work. BRACKET a MAST ARM INSTALLATION
D'h //- 30-67
CITY
OF
Dat. (Z-;?tJ-'
;5-"'15 T.L.
Approved
~~
of
'ubli,
~I
.
III
.1\'0 re .'
B-eACACET MOt/NTI'Na-S
.3#A" ~ ON s/aE O~
~ AWAY ~"pOM
T~A,T~/C.
TERMINAL BOX
2" srANaA/zp P/~
~T ""AtM.
I
...
BRONze
eLEVATQ/Z
Pf{..VM8/Z4-e.
CGW'NECT/N{i
ItMSNE/ZS.
~. CA~"I'ACIE
4Q<.r:s '" Ne/rs.
/
@ IF 240 V. SYSTEM, GROUND
5-- 7? WIRE IS REQUIRED.
DOlO 12-23-85 CITY OF CHULA VISTA
PUBLIC WORKS DEPARTMENT
STREET LIGHTING STD. eves
~
ELECTRICAL DETAILS~ ~ 9
6
1-5' MAX-I
cv.
',. f . ~.. ~ . ...... ... .
. ':'. '."'::~ ;:S/W" ;...., P.B.
...... .. '. .. _ . 1'. .. ...
o
MINIMUM WIRE SPECIFICATIONS I
SERVICE RUN I * 8 COPPER THW STRANDED
POLE I .. 10 COPPER THW STRANDED
GROUND AND BONDING ," 6 COPPER (BARE)
STREET LIGHTING ELECTRICAL DETAILS
SEE CHULA VI STA CONSTRUCTION STANDARDS
NO. '.7, 10 AND II FOR CONSTRUCTION
DETAILS.
",vi I.d
1/90
O,.wn S . M,
CD SYSTEM NEUTRAL AND
GROUND/ BONDING wiRE
SECURED TOGETHER WIT
BRASS/ COPPER
APPROVED CONNECTION.
@ IROUNO WIRE SECURED
TO ANCHOR BOLT WITH
IRASS / COPPER
IROUNDING CLAMP.
@ FUSETRON HEB -AA
FUSE HOLDER TAPED
(ELEqRICAL TAPE) AND
'SCOTCHKOTED. AT
CONNECTIONS
(120 V.-SINGLE){240 V.-DUAL).
@ .ROUtlD ROD LOCATION
GROUND ROD - I'. 1/4.,
.6 COPPER (BARE) GROUND
WIRE TO BE SECURED TO
THE GROUND ROD WITH
COPPER/BRASS GROUNDINb
CLAMP. GROUND ROD TO
IE . COPPER CLAD..
@ GRAVEL BASE FOR PULl.
BOXES TO BE 6' DE~,;
I" BEYOND THE EDG.: :"
THE PULL BOX. (S":::: C.V.
CONSTRUCTION STDS. '.' ': ) .
@ ALL CONNECTIONS ARE TO
BE TAPED (ELECTRICAL
TAPE) AND .SCOTCHKOTEO".
(i) IF RIGID CONDUIT IS USED, IT
SHALL BE BONDED TO THE
NEUTRAL AND THE GROUND
WIRE.
Z?///~ "
,
12" 1/2''NIN,I$'SIDEWALK .fl
r ,~..~ ~ - i
;_ '~ " _/11:111-=1, ,--,1\\:1111 .~
, ,'- 1!!.~' _II\~
, _ =1 := \\i III
'. =- ISEE III; II \\1
, III NOTE 2' u:) III
:011 I=' \
SCHEDULE 80
P.V.C. OR RIGID
CONDUIT
III
,:1_\\1.::::
LlTILITY TRENCH
N.S. DWG. M -15
~T1UTY TRENCH
R.S.DWG. M-15
IL2~/-: ('.
I
f
1
.
SEE NOTE 2
;AI '\
~
SCHEDULE 80 P. V.C.
OR RIGID STEEL
CONDUIT
STREET LIGHT CONDUIT TRENCH
" WIDE I IS" DEEP MINIMUM
I. BACKFILL TO BE COMPACTED 90%.
2. CONDUlhSHALL BE PLACED A IIIINIIIIUM OF ~O"
BELOWGRADE IN STREET, AND A AlINIIIIUM OF 18"
BELOW GRADE BEHIND CURB.
.
".yll'"
3 \0 6:' 111[,
1/90
0,.." J W
.",..,411
O.t.
8 - 78
;S-' 7 ?
CITY OF CHULA VISTA
PUBLIC WORKS DEPARTMENT
STREET LIGHT eves
CONDUIT TRENCH 10
01"B-/8-78
w. 9, --~
Of"c.., If ~.'ljC _.,..
u~
25"~
2/~"
/N..sc,r/48 r.l2"A...'1't:'
"'I .s~G+'JL" ""'....N I ~ .,
CQ..o'\f';rA/N/..v" .s~.
COND<..tC~.
/!J-"
~S'
j I
.
~I \
~. ~
~ ~
~il~E.ET
@
. .
,If ~ ..t
~ ~ ,
r-~L.C"""
..)11"<...- I
L1:;P-!~INS
a:I
CIl
CIll
@ LI :;HTIN:;
all
@
HIGH VOL ~AGC:
,.
O~/r "'D~ L.Ow
i>'O.LrA&;c ~A!~~~
#5 PB. #3Y2 P.B.
-------------
3"
pt/u BOX REQUIREMENTS
CRLIFORNIR DEPRRTMeNT OF
7RliNSPORTRTION 5TRNDI'IRD
5PEU,C"/CRTION5 SECTION 8~ - 2.0~ .
CHLlLR V/STR REQUIRED PLiLL BOX LOCRTIONS:
I
3"r
"'6 COPPER
tJO'ClNG WIRE ~
Sr;r;>,4P
I"
(iIUIVEL
I. ADJACENT TO SERVICE POINTSj
TRANSFORMERS, SERVICE POLES,
VAULTS, ETC.
2. ADJACENT TO EVERY STREET
LIGHT/NG STANDARD.
oJ. BOTH SIDES OF STREET CROSSINGS.
4. WHEN THE SERVICE POINT IS WITHIN
20' FEET OF THE STREET LIGHTING
STANDARD OIfE PULL BOX IS
SUFFICIENT.
5. INTERCONNECT PULL BOXES SHALL
BE #5 MINIMUM.
TOP OF Ci/R8 O~
$loPEWIVLK tiRIVOE
L.--L ~ .L-I.
,,"
/VOTe,
ST~c/.. HEINrCd?C/N'<; 5/'O'ALL 8E AS ~ECi/..l-
':J/u.y t./SEtJ /N rHc STAN'::U/?tJ p~otJ(/cr.s
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DATE 8/88
DATE
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REVISIONS
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C.J..F. DATE8/88
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City Engineer
SIDEWALK UNDERDR.
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DATE 8188
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CITY OF CHULA VIS A
PUBLIC WORKS DEPARTMENT
SIDEWALK IINDERDRAIN CV7CS
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APPROVED
City EnC)ineer
SHT, 2 OF2
COUNCIL AGENDA STATEMENT
Item I/'
Meeting Date 10/6/92
ITEM TITLE: PUBLIC HEARING: PCS-92-02: Consideration of a Tentative Map
for Salt Creek Ranch, Chula Vista Tract 92-02, The Baldwin
Company
Resolution /Jr3'1 Recertifying Final Supplemental
Environmental Impact Report FSEIR 91-03 (SCH #89092721),
approving the Tentative Subdivision Map for Salt Creek Ranch,
Chula Vista Tract 92-02 and making the necessary findings, and
Readopting the Statement of Overriding Considerations and the
Mitigation Monitoring Program for the FSEIR
SUBMITTED BY: Director of Planning !!lit
REVIEWED BY: City Manager ,..K\ h\) t~1 (4/5ths Vote: Yes_NolU
The applicant has submitted a tentative subdivision map known as Salt Creek Ranch,
Chula Vista Tract 92-02, to subdivide 1197.4 acres into residential lots accommodating
approximately 2,100 single family dwelling units and 509 multiple family dwelling units,
two elementary school sites, two park sites, a fire station site and approximately 452
acres of open space.
The Environmental Review Coordinator has reviewed the proposed tentative map and has
determined that it is in substantial conformance with the Salt Creek Ranch SPA Plan for
which Final Supplemental Environmental Impact Report 91-03 was certified by the City
Council. Therefore, no new environmental review is necessary and staff recommends the
recertification of FSEIR 91-03 and readoption of the Statement of Overriding
Consideration and the Mitigation Monitoring Program related thereto.
RECOMMENDATION: That Council:
1. Recertify FSEIR 91-03 for the Salt Creek Ranch SPA.
2. Based on the findings contained in the attached draft City Council Resolution,
adopt a Resolution approving tentative subdivision map for Salt Creek Ranch,
Chula Vista Tract 92-02, subject to the conditions enumerated in said Resolution.
3. Readopt the Statement of Overriding Considerations and the Mitigation Monitoring
Program for Salt Creek Ranch.
BOARDS/COMMISSIONS RECOMMENDATION: On September 23,1992, the Planning
Commission recertified Final Supplemental Environmental Impact Report (FSEIR) 91-03,
WPC F:\home\planning\134.92
I~-/
Page 2, Item / ~
Meeting Date 10/6/92
readopted the Statement of Overriding Considerations and the Mitigation Monitoring
Program associated with the FSEIR and recommended approval of Chula Vista Tract 92-
02 Salt Creek Ranch subject to the conditions enumerated in the attached Draft
Resolution of Approval.
In addition to the actions noted above, the Commission declined to recommend approval
of a list of proposed street names for the project submitted by the applicant. The
Commission, instead, directed staff and the applicant to prepare a new list with shorter
street names and avoiding the use of names of Native American tribes.
The Commission also directed staff to negotiate condition changes requested by the
applicant. All but one of the contested conditions have been resolved. The final condition
(#71) concerns the undercrossing of Proctor Valley Road for an equestrian trail. The
applicant proposes the deletion of the requirement while staff recommends that the
condition remain pending a study of alternative methods by which to accommodate
equestrian crossings of major roads. This issue is further discussed on page 14 of this
report.
DISCUSSION:
This Tentative Map is the third increment of a four phase process by which large
landholdings are developed. The first phase was the General Development Plan (GDP)
and the establishment of the Planned Community (PC) Regulations along with an
accompanying environmental impact report (EIR). These documents were approved by
the Planning Commission and the City Council in 1990.
The GDP process utilized generalized design concepts for the development of the
property and also established the general pattern, intensity and character of development,
along with the goals, objectives and standards to guide future detailed planning. The
GDP consists of text and maps, including the GDP map. The GDP Map indicates the
land use designations for each parcel within the plan area, with a range of units assigned
to each residential designation, based on size and density classification. The text
describes the various components of the GDP and provides basic standards and
processes for its implementation.
The PC Zone functions as the policy and entitlement bridge between the General Plan
and the zoning regulations and specifically elaborates the goals, general objectives and
principles contained in the Chula Vista General Plan and outlined in the General
Development Plan.
The second phase of the process was the Sectional Planning Area (SPA) Plan which
further defined the development parameters previously set forth in the General
Development Plan. The SPA Plan addresses issues concerning the infrastructure
WPC F:\home\planning\134.92
It,:;.
Page 3, Item I"
Meeting Date 10/6/92
required to serve the project, existing and proposed land use relationships, design criteria,
circulation, open space, parks, schools and community purpose facilities. In addition, this
Plan details the project's objectives established by a set of design guidelines in
accordance with the Planned Community District Regulations.
Both the SPA Plan and PC regulations and design guidelines along with an
accompanying Supplemental Environmental Impact Report (SEIR) were approved by the
Planning Commission and the City Council in early 1992.
The third and present phase, the Tentative Map (TM) process, implements the GDP and
SPA Plan by more precisely "lotting" the property and providing required infrastructure
and detailed project phasing. In this case, the SEIR prepared for the SPA Plan is
adequate for the TM since the TM is in substantial conformance with the SPA Plan from
an environmental perspective. This approved SEIR will be required to be recertified by
the Planning Commission and the City Council.
The final phase, the building phase, will occur upon approval of the Tentative and Final
Maps and issuance of building permits.
Adjacent zoning and land use.
North County S87 Olay Water District facilities, vacant
South PC Eastlake Business Park. vacant
East County S87 Vacant
West County S88 Salt Creek I subdivision, vacant (Rancho
San Miguel)
Existing site characteristics.
The project site is located between the San Miguel/Mother Miguel Mountains to the north
and the rolling hills, valleys and mesas of the area to the south. Elevations on the
property range from approximately 550 feet above mean sea level (AMSL) in the western
portion of the site to over 1,100 feet AMSL in the northern portion of the property. The
steepest portions of the site occur in the north central and northeastern portions of the
site, although less than 10 percent of the property has slopes with gradients of 25 percent
or greater. Dominant landform features on the site include Salt Creek and gently rolling
hillsides in the central portion of the site. A narrow south-trending ridge dominates the
eastern portion of the site. Two major drainages, separated by a rounded ridge, join to
form a larger drainage which flows into the Upper Otay Reservoir at the southeast corner
of the site.
WPC F:\home\planning\134.92
IJ,~J
Page 4, Item / "
Meeting Date 10/6/92
Tentative Map.
The following table indicates minimum and average lot sizes within each phase and
neighborhood.
Minimum Average Total
Neighborhood Phase Lot Area' Lot Area 1 Lots
1 (Portion) 1b 7,000' 7,705 90
1 (Remainder) 2 7,000' 7,705 240
2 1b 7,000' 7,851 213
3 1a 4,500 5,455 249
4A (Portion) 1b -- Multifamiiy 60
4A (Remainder) 2 -- Multifamily 330
48 1a 3,800 5,584 141
5 1b -- Multifamily 119
5 1a 5,000 6,770 92
6 (Portion) la 5,000 6,306 109
6 (Remainder) lb 5,000 6,306 113
7A 2 5,000 6,186 59
78 2 7,000' 8,547 124
8 2 7,000 8,967 237
9 2 15,000 21,513 139
10A 3 15,000 26,251 57
108 3 15,000 40,278 16
11 3 15,000 33,300 85
12 3 15,000 21,298 93
13 3 15,000 18,907 43
TOTAL DWELLING UNITS 2,609
Phase 1 - 1,137 dwelling units
Phase 2 - 1,178 dwelling units
Phase 3 - 294 dwelling units
1 Measured in square feet
'PC Reguiations permit 20% of lots to be reduced to 6,000 square feet and 10% of
lots to be reduced to 5,400 square feet
WPC F:\home\planning\134.92
1~-'1
Page 5, Item I II
Meeting Date 10/6/92
ANALYSIS:
Proposed Changes in Development Phasing
The SPA Plan provides for the project to be developed in three phases to ensure
construction of the necessary infrastructure and community facilities for each residential
area as the project progresses. The applicant proposes to revise the phasing sequence
to provide for a west-to-east development progression as indicated on the table on page
9 and as depicted on the illustration on page 10. The rationale for these proposed
changes follow:
1. A west-to-east development progression is more logical relative to balancing the
cost of required infrastructure with the creation of lots to finance it.
2. The first phase of 1,137 lots would require more park acreage than the acreage
provided in the neighborhood park. Therefore, the SPA Plan requires that first
improvements be provided in the community park rather than the neighborhood
park. Access to this park would have to be provided through the westerly portion
of the property via infrastructure financed by lots created along its west-to-east
route.
3. The applicant states that the up-front cost of construction of Proctor Valley Road,
both on-site and off-site, would be prohibitive and financially infeasible.
Another significant change in the development sequence for the property is in the
circulation system. The SPA and Public Facilities Financing Plans require that Proctor
Valley Road be extended from its present terminus (East H Street) within the Salt Creek
I project, through the southerly portion of the adjacent Rancho San Miguel property and
through what was Phase 2 to reach what was Phase 1 located in the center of the
project. The applicant proposes instead to develop Phase 1 (formerly most of Phase 2)
in two subphases which would result in the following changes to the circulation system.
Subohase 1 a.
.
All development would occur south of Proctor Valley
Road.
. Access to Subphase 1 a would be via MacKenzie Creek
Road, which would traverse easterly from an existing
paved portion of San Miguel Road to Lane Avenue,
which would also be constructed. These
improvements would provide levels of service
appropriate to this subphase.
. This subphase would have 591 single family lots.
WPC F:\home\planning\134.92
1~-5
Page 6, Item I~
Meeting Date 10/6/92
Subohase 1 b.
.
Development would occur north and south of Proctor
Valley Road including the first 12 acres of the
community park.
. Proctor Valley Road would be constructed only on-site
between the westerly project boundary and the
community park; the off-site portion through the San
Miguel Ranch property would be built in Phase 2.
. Hunte Parkway and enough of Duncan Ranch Road to
reach the park entrance would also be constructed.
. This subphase would have 486 single family lots and
60 multifamily dwelling units.
Staff has reviewed three alternative methods by which to provide westerly access to the
project: (1) the westerly extension of MacKenzie Creek Road from San Miguel Road to
Lane Parkway and the northerly extension of existing Lane Avenue into the project; (2)
the off-site extension of Proctor Valley Road through San Miguel Ranch, and (3) a
temporary paved access along the present unpaved route of this road. Of these
alternatives, staff believes the circulation system as proposed (#1) is superior because:
the alignment through San Miguel Ranch (#2) would be premature until the City settles
on the ultimate land uses for this portion of that development and the access and grading
required to accommodate them; and the temporary access (#3) would be a "throwaway"
road since its route is through the fire station, park and school sites and would likely have
to be removed, perhaps at an earlier date to accommodate some of these uses prior to
the availability of a permanent access.
Proposed Changes from Approved SPA Plan
Condition 4h of the SPA Plan states, "Approval of the SPA does not constitute approval
of the final lot configurations and street design shown within the SPA Plan. Modifications
may be made by the staff, Planning Commission or City Council during Tentative
Subdivision Map processing and consideration."
After consultation with staff, several changes were made to the lot/street layout on the
tentative map which differ from those shown on the SPA Plan. These changes resulted
in the reduction of 53 lots from the project.
WPC F:\home\planning\134.92
Ii. --t
Page 7, Item 16
Meeting Date 10/6/92
Major changes are summarized below:
Neiahborhood 1
o An open space lot was created at the southwest corner of N-1 from
area deleted from adjacent lots.
o Four short cul-de-sacs were deleted.
o Minor lot orientation changes were made.
o Number of lots reduced from 341 to 330.
Neiahborhood 2
o Four short cul-de-sacs were deleted; one longer one added.
o One long curvilinear street added.
o Number of lots reduced from 223 to 213.
Neiahborhood 3
o Street system revamped. Street stubbing at San Miguel Ranch
property deleted.
o Number of cul-de-sacs reduced by two.
o Number of lots reduced from 263 to 249.
Neiahborhood 4A
o No major changes to this multi-family lot.
Neiahborhood 4B
o Interface with Eastlake Business Park improved by the reorientation
of three cul-de-sacs to increase the distance between this industrial
area and the project.
o Trail between Eastlake and the project located entirely on the project
site.
o Number of lots increased from 134 to 141.
Neiahborhood 5
o No major changes to lot and street patterns in this detached small
lot/attached single family neighborhood.
o Number of single family detached units reduced from 100 to 92.
o Number of multi-family units increased from 111 to 119.
WPC F:\home\planning\134.92
It,?
Page 8, Item I"
Meeting Date 10/6/92
Neiohborhood 6
o No major changes.
Neiahborhood 7 A
o Two of three cul-de-sacs deleted.
o Number of lots increased from 58 to 59.
Neiahborhood 78
o Number of cul-de-sacs reduced by one.
o Number of lots reduced from 138 to 124.
Neiahborhood 8
o Cul-de-sac bulbs changed to standard shapes.
o Configuration of community park (adjacent to Neighborhood 8)
changed to eliminate west side indentation per Parks and Recreation
Department recommendation.
o Number of lots reduced from 242 to 237.
Neiahborhood 9
o Lots consolidated to create larger parcels.
o Number of lots reduced from 143 to 139.
Neiahborhood 10A
o No major changes to lot and street patterns.
o Number of lots increased from 56 to 57.
Neiahborhood 108
o No major changes.
Neiahborhood 11
o No major changes.
Neiahborhood 12
o No major changes to lot and street patterns.
WPC F:\home\planning\134.92
I~-t:
Page 9, Item Iv
Meeting Date 10/6/92
o Access to on-site trails, if deemed appropriate, provided from two
northerly cul-de-sacs.
o Number of lots reduced from 97 to 93.
Neiahborhood 13
o No major changes to lot and street patterns.
o Number of lots unchanged.
SPAlTM Development Sequence Comparison
Phase I Phase II Phase III
(Neighborhood/DU's) (Neighborhood/DU's) (Neighborhood/DU's)
SPA TM SPA TM SPA TM
2/223 Port. 1/41 1/341 Port. 1/289 lOA/56 1 0/ A/57
Port. 4A/293 2/213 3/263 Port. 4A/330 108/16 108/16
5/211 3/249 Port. 4A/97 7A/59 11/85 11/85
6/222 Port 4A/100 48/134 78/126 12/97 12/93
7A/58 48/141 9/143 8/237 13/43 13/43
78/138 5/211 9/139
8/242 6/222
Neighborhood
Park
Portion
Community
Park (12 ac.)
1 School Site
Community Park
Portion
Community
Park (10 ac.)
2 School Sites
Neighborhood
Park
Fire Station Site
Fire Station Site
1 School Site
"Reduced to 1,137 dwelling units by Condition of Resolution
WPC F:\home\planning\134.92
1/'-1
EXHIBIT" A"
SALT CREEK RANCH
PHASING PLAN
~ nit Baldwin Company
f21l C'tsjllmatuh,p'" b",J"mz J!/IU I~.ld
E":I ~'H! _._Il_K~~
LEGEND
llit~t~ PHASE 1 A
~ PHASE 18
8::.~ PHASE2
~ PHASE 3
~
,
~
LANE A VENUE
Page 11, Item I"
Meeting Date 10/6/92
While the applicant proposes a total of 1,227 dwelling units for Phases 1 a and 1 b, the
approved Public Facilities Financing Plan (PFFP) for this project permits a maximum of
1,137 units. The PFFP further requires that no tentative map be approved until the
H.N.T.B. financing study for an interim roadway facility along SR-125 is completed, and
it is determined that the phasing of development in the TM is consistent with that study.
The PFFP also requires that the tentative map be conditioned to comply with the revised
Eastern Chula Vista Transportation Phasing Plan (ECVTPP) and Public Facilities
Development Impact Fee (DIF) Program.
At the time this condition was formulated, capacity in the eastern Chula Vista traffic
network was considered to be near its maximum. Based on recent traffic studies, it
appears that enough capacity remains to accommodate the first phase of Salt Creek
Ranch, provided certain improvements are made. Staff concludes, therefore, that the
project is in compliance with the intent of the PFFP condition. However, other projects
are also being considered at this time which could affect overall traffic capacity.
Therefore, the project will continue to be subject to the results of final H.N.T.B study and
the revised ECVTPP, by conditions #2 and #56 of the Tentative Map. The results of
these studies could lead to changes to the number of dwelling units being permitted in
the first phase of the project, prior to construction of an interim facility along SR-125, or
other alternative roadway improvements which would improve traffic capacity.
Access To Adjacent Property
The Tentative Map provides access to three adjacent areas as described below.
Otay Water District - Access to the District's property located to the north,
adjacent to the lower of the two northerly property lines of the project, would
be provided via Hunte Parkway which would terminate at Otay's southerly
property line. Improvements would be 24 feet of pavement on 72 feet of
graded right-of-way. This road would replace Otay's existing graded access
easement which traverses the northwest portion of the Ranch.
Wilson (Watson-McCoy) Property - Access to the Wilson property (formerly
referred to as Watson-McCoy), an "L"-shaped, gently sloping parcel abutting
the northeast corner of the project, would be Street YYY which would
terminate at Wilson's southerly property line. Improvements would consist
of a fully constructed 60-foot- wide street. While the General Development
Plan for Salt Creek Ranch indicates a second access to the Wilson
property, the Salt Creek Ranch SPA Plan does not. The TM does provide
for a 20-foot-wide access easement through a residential lot (lot 76 in
Neighborhood 11) to conform to the GDP, but staff believes this access is
inappropriate and impractical. The only viable second access through Salt
Creek Ranch to the easterly properties, in staff's opinion, would be via
WPC F:\home\planning\134.92
It ./1
Page 12, Item~
Meeting Date 10/6/92
Street 1111, a cul-de-sac in Neighborhood 10B. This street terminates within
50 feet of the TM's easterly property line and can easily be extended to
provide a second access to the area. A condition imposing this requirement
is included in the attached draft resolution (Condition #21). Ideally, since
development of this easterly area is several years away, the area north and
east of Salt Creek Ranch should be planned as a unit to insure coordination
of public facilities and grading and to conduct area-wide environmental
review in this area.
Pvramids - When the City Council approved the SPA Plan for the Salt
Creek Ranch, they required Baldwin to work diligently with the northern
adjacent property owners to study a mutually acceptable access from Salt
Creek Ranch prior to the approval of the Salt Creek Ranch Tentative Map.
These parcels are not presently within the City's Sphere of Influence.
Baldwin and representatives of the owners of some of the northerly
properties ("Pyramids") have met on several occasions without reaching
agreement relative to the extent of access to be provided by Baldwin. In
addition, staff has met with both parties separately.
The Tentative Map is being designed to provide three access points to
properties to the north, including the Pyramids. The primary access is a 60-
foot wide public street (Street YYY), which would terminate at Baldwin's
northerly property line, abutting the Wilson property to the northeast.
Access to the Pyramids parcels could be gained through the Wilson
property and an existing jeep trail. Two other access opportunities are
provided for the Pyramids and other nearby parcels via Streets MMMM and
NNNN, two proposed private cul-de-sac streets from which access to
existing trails could be provided.
The owners of the Pyramids parcels maintain that they have legal access
through the Baldwin property and have filed a legal action to enforce this
contention. Having studied aerial photographs of the area and visited the
property, it appears to staff that trails up to 10 feet in width do lead to these
northerly parcels through Salt Creek Ranch. Staff, however, has no
knowledge relative to legal access rights over these trails. The TM could
provide paved access via project streets through Baldwin's property and
also provide access between Baldwin's development area and the adjacent
parcels. There would, however, be undeveloped open space between the
developed areas of Salt Creek Ranch and the adjacent parcels. The
existing trails traverse this open space area.
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Page 13, Item~
Meeting Date 10/6/92
Most of the terrain on the Pyramid parcels is in excess of 25% slope
gradient resulting in very limited development potential. In this regard, staff
wrote to the County Department of Planning and Land Use (DPLU) to
determine their position relative to the development potential of a 400+ acre
area which includes the Pyramids ownership, and to determine access
requirements. In their attached reply, DPLU states that the development
potential for the area is an average of 1 dwelling unit per 8 acres under the
County General Plan because of the severity of the terrain. DPLU further
states that access should be planned through Neighborhood 11 over the
Wilson property to accommodate potential traffic volumes from a maximum
of approximately 50 dwelling units.
Staff has included as a recommended condition of approval (Condition #22)
that access to Pyramids be via Street YYY. However, the cul-de-sac
Streets MMMM and NNNN are designed to accommodate limited road
connections provided the Pyramids and other area owners meet the criteria
outlined in that condition.
In his letter to the Council dated September 29, 1992 (attached), J. Michael
McDade, attorney for the Pyramids ownership, requests that action on the
TM be withheld pending resolution of the lawsuit previously mentioned. He
further requests that, absent a delay in the approval of the map, condition
#110 be imposed to preserve alternative access and that a condition be
placed in the resolution to require that prospective owners of the lots along
Streets MMMM and NNNN be apprised of the potential easement rights to
the northerly properties via those streets. Condition #22 (formerly #110)
and condition #109 (formerly #119) satisfy this request.
Grading
The amount of grading for the TM has increased by approximately 440,000 cubic yards
from that indicated for the SPA Plan. Most of this increase ~300,000 c.y.) occurs in
Subarea 3, primarily because of the requirement for larger detention basins for urban
runoff than originally anticipated. Much of the remaining discrepancy is attributable to the
requirement to reduce the height of some manufactured slopes throughout the project
which, to accomplish, actually requires more grading. More significant than the quantity
of grading proposed are the visual impacts of that grading. In this case, the detention
basins would not be visible offsite and the slopes of these basins will be at 3:1 to 4:1 and
will be landscaped to mitigate their visual impacts. Other visible slopes will also be
softened by landscaping. Staff concludes that no increase in adverse visible impacts
would occur resulting from this increase in the quantity of grading.
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Page 14, Item /q
Meeting Date 10/6/92
Community Purpose Facilities Sites
Based on the requirement of the PC Regulations for 1.39 net usable acres of land per
1,000 population for Community Purpose Facilities (CPF), the applicant is required to set
aside for that purpose approximately 11 acres of net usable land. Potential uses for
these sites are places of worship, child care centers, senior citizens' facilities and the like.
Lots CPF-1 (3.0 gross acres) and CPF-2 (4.2 gross acres) are indicated on the TM.
Other potential sites consist of a portion of multi-family Neighborhood 4A and the area
presently designated lots 1-16 and Street DD at the northwest corner of Neighborhood
3. The Ordinance permits a reduction of the required acreage if the City Council
determines that a lesser amount of facilities is needed based on availability of shared
parking with other facilities or the provision of other community purpose facilities that are
guaranteed to be made available to the community. Condition #127, requiring adherence
to CPF requirements prior to the first Final Map, is included in the draft Resolution.
Equestrian Undercrossing
The SPA Plan's Parks, Open Space and Trails Plan indicates two undercrossings of
Proctor Valley Road for equestrian/hiking trails at the east end of the project. The
conditions of approval of the SPA Plan require undercrossings for pedestrians and wildlife
(condition dd) and also require an equestrian/hiking trail along the north side of Proctor
Valley Road between and through the two undercrossings.
The applicant proposes to delete the east equestrian undercrossing by redesigning the
facility to accommodate wildlife and drainage only. In addition, the equestrian/hiking trail
planned for the north side of Proctor Valley Road would be relocated to the south side,
thus negating the need forthe easterly equestrian/hiking trail undercrossing. The westerly
undercrossing, located just east of the intersection of Proctor Valley Road and Hunte
Parkway, would be retained. While concurring with these proposed changes, staff has
certain reservations about the remaining undercrossing because of its potential as a
security hazard. This facility provides a direct link between the planned community park
and an elementary school. Children would likely use the undercrossing as a way to cross
Proctor Valley Road. Staff is concerned that the 150+ foot length and potential lighting
problems in this tunnel-like structure could lead to problems of abuse to its users. In this
regard, discussions with the Police Department and the School District also revealed
some concern for the safety of children and others using this undercrossing.
Staff does not propose that the condition for the undercrossing be deleted at this time but
that this matter be more closely studied to determine its desirability. If staff concludes
that another approach can be considered, this issue can be brought back to the
Commission and Council in the form of a study along with a suggested amendment to the
TM resolution of approval and to the SPA Plan. Such a study would also be applicable
WPC F:\home\plaMing\134.92
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Page 15, Item~
Meeting Date 10/6/92
to other developments in the Eastern Territories. The Planning Commission shared staff's
concerns and concurred with this approach.
Planning Commission Suggestions
At the SPA Plan hearing, the Commission directed staff to negotiate with the applicant
to reduce the total number of units in Neighborhoods 10A, 10B, 11, 12 and 13 (Phase 3)
by approximately 5%; double the size of approximately 15 lots in this phase; and to
include some of the large lots planned for Phase 3 in the first phase. The applicant has
responded as follows:
1. The number of lots in Phase 3 was reduced by 3 (1 %). This figure includes
recommended conditions in the Resolution regarding deletion of lots. In addition,
4 lots were deleted from Neighborhood 9, a large lot area. The total reduction of
lots therefore is 7 representing 1.6% of the total number of large lots proposed.
2. No large lots were doubled in size but several lots were either combined with
portions of others in Neighborhoods 9-13 or lot lines were adjusted. The results
of this exercise was to create several larger lots in Phase 3 and, as discussed
above, losing seven lots in the process.
3. As indicated in the approved SPA Plan, no estate-type lots are proposed until the
second phase. The applicant states that cost of extending basic infrastructure an
extra +3,000 feet to Neighborhood 9, the addition of specialized public facilities
associated with this large lot area and the out of phase grading required to include
large lots in the first phase would render the project infeasible.
4. Thirty-two lots of one acre or larger have been provided.
Affordable Housing
Staff and the developer have negotiated an agreement to control the delivery of the low-
and moderate-income housing units required of the Salt Creek Ranch project under the
City's Housing Element of the General Plan. The Housing Element requires the project
to provide five percent of the total project units as low-income units (housing costs not
exceeding 30 percent of the monthly income of a household at 80 percent of median
income [$33,100 for a family of four]) and five percent (5%) as moderate income units
(housing costs not exceeding 30 percent of the monthly income of households at 120
percent of median-income [$49,700 for a family of four]). The Housing Element further
calls forthe low- and moderate-income units to be delivered at least roughly proportionally
to the development of the other project units, while seeking delivery of the low-income
units as early as possible in the development process.
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Page 16, IlemA
Meeting Date 10/6/92
The draft agreement calls for the developer to deliver the affordable units in two phases,
parallel to the phasing of the Salt Creek Ranch Project. The affordable units will be
delivered at the mid-point of each phase for the low-income units. The developer will
have the option to build all of the low-income units, or to build one-half of them and
dedicate land within the project to the City for the other half. The moderate-income units
will be provided proportionally over the development of the project. The affordability of
the units will be initially verified through developer reporting responsibilities and low-
income rental units will be monitored periodically. The City and the Redevelopment
Agency will assist the developer to achieve the affordable units to the degree possible
with any available subsidy mechanisms.
One or two issues need to be finalized before the Affordable Housing Agreement can be
recommended to the Council. It is anticipated that the agreement will be brought forward
in the next few weeks. Tentative Map condition #113 requires the approval of the
Affordable Housing Agreement before any Final Map may be approved.
Energy Conservation
During the City Council hearing on the SPA Plan, concern was expressed regarding the
application of energy conservation measures to this project. In this regard, recent
amendments to Title 24 of the Uniform Building Code are scheduled to go into effect in
1993. These amendments provide for a variety of construction requirements designed
to conserve water, electricity, gas and petroleum. By the time construction of the project
begins, these regulations will be in effect and the project builders will be required to
comply with them. In addition, staff has evaluated the overall subdivision design, and has
determined that it does allow opportunity for future solar water heating and space heating,
as may be proposed at the building permit stage. Finally, condition #125 of the
Resolution requires compliance with all energy conservation ordinances and policies in
effect at the time construction occurs. In this regard, it should also be noted that the
City's Environmental Resources Manager is currently formulating a work program and
schedule for development of a City "Air Quality Improvement and Energy Conservation
Program" which would be applied to all new development projects. Such a program
would be applicable to this project following its adoption.
FISCAL IMPACT: Not applicable.
WPC F:\home\planning\134.92
)(,'It,
RESOLUTION NO. )~Cjt ~I.f
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING THE TENTATIVE SUBDIVISION
MAP FOR SALT CREEK RANCH, CHULA VISTA TRACT 92-
02 AND MAKING THE NECESSARY FINDINGS,
RECERTIFYING SUPPLEMENTAL ENVIRONMENTAL
IMPACT REPORT SEIR 91-03 (SCH #89092721) AND
READOPTING THE STATEMENT OF OVERRIDING
CONSIDERATIONS AND THE MITIGATION MONITORING
PROGRAM FOR THE SEIR
WHEREAS, the property which is the subject matter of this resolution is identified and
described on Chula Vista Tract 92-02, and is commonly known as Salt Creek Ranch
("Property"); and,
WHEREAS, the Baldwin Company filed a duly verified application for the subdivision
of the Property in the form of the tentative subdivision map known as Salt Creek Ranch, Chula
Vista Tract 92-02, with the Planning Department of the City of Chula Vista on June 15, 1992
("Project"); and,
WHEREAS, said application requested the approval for the subdivision of approximately
1197.4 acres located on both sides of Proctor Valley Road, east of the easterly terminus of East
H Street, into 2,609 residential lots, open space areas, two school lots, two parks and two
community purpose facility lots; and,
WHEREAS, the development of the Property has been the subject matter of a General
Development Plan ("GDP") previously approved by the City Council on September 25, 1990
by Resolution No. 15875 ("GDP Resolution") wherein the City Council, in the environmental
evaluation of said GDP, relied in part on the Salt Creek Ranch, General Development Plan,
Environmental Impact Report No. 89-03, SCH No. 89092721 ("Program EIR 89-03"), a
program environmental impact report as same is defined in CEQA Guideline Section 15168; and,
WHEREAS, the development of the Property has been the subject matter of a Section
Planning Area Plan ("SPA Plan") previously approved by the City Council on March 24, 1992
by Resolution No. 16554 ("SPA Plan Resolution") wherein the City Council, in the
environmental evaluation of said SPA Plan, relied in part on the "Salt Creek Ranch, Sectional
Planning Area (SPA) Plan Final Supplemental Environmental Impact Report No. 91-03", SCH
No. 89092721 ("SEIR 91-03"); and,
WHEREAS, this Project is a subsequent activity in the program of development
environmentally evaluated under Program EIR 89-03 and SEIR 91-03 that is virtually identical
WPC F:\home\planning\59.92
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'10-11
in all relevant respects, including lot size, lot numbers, lot configurations, transportation
corridors, etc., to the project descriptions in said former environmental evaluations; and,
WHEREAS, the City Environmental Review Coordinator has reviewed the proposed
Tentative Map and determined that is in substantial conformance with the SPA Plan, therefore
no new environmental documents are necessary;
WHEREAS, the Planning Commission held an advertised public hearing on said project
on September 23, 1992 and recertified SEIR 91-03, voted to recommend that the City Council
approve the Tentative Map in accordance with the findings and conditions listed below and
readopted the Statement of Overriding Considerations and the Mitigation Monitoring Program;
and,
WHEREAS, the City Council set the time and place for a hearing on said tentative
subdivision map application and notice of said hearing, together with its purpose, was given by
its publication a newspaper of general circulation in the City and its mailing to property owners
within 1,000 feet of the exterior boundaries of the property at least ten days prior to the hearing;
and,
WHEREAS, the hearing was held at the time and place as advertised, namely 4:00 p.m.,
October 6, 1992, in the Council Chambers, 276 Fourth Avenue, before the City Council and
said hearing was thereafter closed.
NOW THEREFORE, THE CITY COUNCIL finds, determines and resolves as follows:
Section 1. CEQA Finding re Previously Examined Effects.
The City Council hereby finds that the Project, as a later activity to that evaluated in the
Program EIR 89-03 and SEIR 91-03, would have no new effects that were not examined in the
preceding Program EIR 89-03 and SEIR 91-03 (Guideline 15168 (c)(l); and,
Section 2. CEQA Finding re Project within Scope of Prior Program EIR.
The City Council hereby finds that (1) there were no changes in the project from the
Program EIR and the SEIR which would require revisions of said reports; (2) no substantial
changes have occured with respect to the circumstances under which the project is undertaken
since the previous reports; (3) and no new information of substantial importance to the project
has become available since the issuance and approval of the prior reports; and that therefore,
no new effects could occur or no new mitigation measures will be required in addition to those
already in existence and current made a condition for Project implementation. Therefore, the
City Council approves the Project as an activity that is within the scope of the project covered
by the Program EIR and SEIR, and therefore, no new environmental documents are required
(Guideline l5l68(c)(2)).
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Section 3. Incorporation of All Feasible Mitigation Measures and Alternatives.
The City does hereby adopt and incorporate herein as conditions for all approvals herein
granted all mitigation measures and alternatives, if any, which it has determined, by the findings
made in the GDP Resolution and the SPA Resolution, to be feasible in the approval of the
General Development Plan and the SPA Plan, respectively.
Section 4. Notice with Later Activities.
The City Council does hereby give notice, to the extent required by law, that this Project
is an activity within the scope of the program approved earlier in the GDP Resolution and the
SPA Plan Resolution and the Program EIR and SEIR adequately describes the activity for the
purposes of CEQA (Guideline 15168 (e)).
Section 5. General Plan Findings--Conformance to the General Plan.
Pursuant to Government Code Section 66473.5, in the Subdivision Map Act, finds that
the tentative subdivision map as conditioned herein for Salt Creek Ranch, Chula Vista Tract no.
92-02, is in conformance with all the various elements of the City's General Plan, the Salt Creek
Ranch General Development Plan and Sectional Planning Area Plan based on the following:
a. Land Use - The project is a planned community which provides a variety
of land uses and residential densities ranging between 1.2 and 17.9
dwelling units per acre. The project is also consistent with General Plan
policies related to grading and landforms.
b. Circulation - All of the on-site and off-site public and private streets
required to serve the subdivision consist of Circulation Element roads and
local streets in locations required by said Element. The applicant shall
construct those facilities in accordance with City standards or pay in-lieu
fees in accordance with the Salt Creek Ranch Public Facilities Financing
Plan.
c. Housing - The applicant is required to enter into an agreement with the
City to provide and implement a low and moderate income program within
the project prior to the approval of any Final Map for the project.
d. Conservation and Open Space - The project provides 452 acres of open
space, 37% of the tota11197.4 acres. Grading has been limited on steep
hillsides and grading plan approval will require the revegetation of slopes
in natural vegetation.
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e. Parks and Recreation - The project will provide a 22 acre (gross)
community park, a 7 acre (gross) neighborhood park and the payment of
PAD fees or additional improvements as approved by the Director of
Parks and Recreation. In addition, equestrian and recreational trail
systems will be provided throughout the project, ultimately connecting
with other open space areas and trail systems in the region.
f. Seismic Safety - No seismic faults have been identified in the vicinity of
the property.
g. Public Safety - All public and private facilities will be reachable within the
threshold response times for fire and police services.
h. Public Facilities - The applicant will provide all on-site and off-site
streets, sewers and water facilities necessary to serve this project. In
addition, the project is preserving a potential fire station site. The
developer will also contribute to the Otay Water District's improvement
requirements to provide terminal water storage for this project as well as
other major projects in the eastern territories.
1. Noise - The project will include noise attenuation walls as required by an
acoustic study dated July 15, 1992 prepared for the project. In addition,
all units are required to meet the standards of the DBC with regard to
acceptable interior noise levels.
J. Scenic Highway - The roadway design provides wide landscaped buffers
along the two scenic highways, Proctor Valley Road and Hunte Parkway.
k. Bicycle Routes - Bicycle paths are provided throughout the project.
1. Public Buildings - The project provides a fire station site and two school
sites to serve the area. The project is also be subject to RCT and DIF
fees.
Section 6. Subdivision Map Act Findings.
A. Balance of Housing Needs and Public Service Needs.
Pursuant to Section 66412.3 ofthe Subdivision Map Act, the Council certifies that
it has considered the effect of this approval on the housing needs of the region and has balanced
those needs against the public service needs of the residents of the City and the available fiscal
and environmental resources. The development will provide for a variety of housing types from
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single family detached homes to attached single family and multiple family housing and will
provide low and moderate priced housing consistent with regional goals.
B. Opportunities for Natural Heating and Cooling Incorporated.
The configuration, orientation and topography of the site partially allows for the
optimum siting of lots for passive or natural heating and cooling opportunities as required by
Government Code Section 66473.1.
C. Finding re Suitability for Residential Development.
The site is physically suitable for residential development and the proposal
conforms to all standards established by the City for such projects.
Section 7. Conditional Approval of Tentative Subdivision Map.
The City Council does hereby approve, subject to the following conditions, the tentative
subdivision map for Salt Creek Ranch, Chula Vista Tract 92-02 (Unless otherwise specified, all
Conditions and Code Requirements shall be fully completed to the City's satisfaction prior to
the approval of the First Final Map. Unless otherwise specified, "dedicate" means grant the
appropriate easement, rather than fee title):
The developer shall:
General/Preliminary
I. Prepare amendments to the Public Facilities Financing Plant (PFFP) to reflect the
modifications to the sequence of development as indicated on Exhibit A (attached) and
condition No.2 herein and which indicates a reduction in Phase 1 to 1,137 dwelling units
by deleting lots/dwelling units in locations and numbers, subject to the approval of the
Director of Planning and the City Engineer. For purposes of these conditions, Phases
1-3 cited in these conditions shall be composed of those neighborhoods or portions of
neighborhoods as indicated on Exhibit A. (Planning, Engineering)
2. Install public facilities in accordance with the Public Facilities Financing Plan as
amended or as required by the City Engineer to meet threshold standards adopted by the
City of Chula Vista. In addition, the sequence that improvements are constructed shall
correspond to any future East Chula Vista Transportation Phasing Plan as may be
amended in accordance with the final HNTB SR-125 Financing Study adopted by the
City. The City Engineer and Planning Director may, at their discretion, modify the
sequence of improvement construction should conditions change to warrant such a
revision. (Engineering)
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l6-2,1
3. The mitigation measures required before Final Map approval by Final Supplemental
Environmental Impact Report for Salt Creek Ranch (FSEIR) 91-03 are hereby
incorporated into this Resolution by reference. Any such measures not satisfied by a
specific condition of this Resolution or by the project design shall be implemented to the
satisfaction of the Director of Planning. Mitigation measures shall be monitored via the
Mitigation Monitoring Program approved in conjunction with the FSEIR. Modification
of the sequence of mitigation shall be at the discretion of the Director of Planning should
changes in circumstances warrant such revision. (Planning)
4. Unless otherwise conditioned, the developer shall comply with, remain in compliance
with, and implement, the terms, conditions and provisions of the Salt Creek General
Development Plan, Sectional Planning Area Plan, and such Master Plan of Reclaimed
Water, Urban Runoff Report, Habitat Enhancement Plan, Master Plan of Sewage, Water
Conservation Plan, the Air Quality Improvement Plan Design Guidelines and the Public
Facilities Financing Plan approved by the Council ("Plans") as are applicable to the
property which is the subject matter of this Tentative Map, prior to approval of the Final
Map, or shall have entered into an agreement with the City, providing the City with such
security (including recordation of covenants running with the land) and implementation
procedures as the City may require, assuring that, after approval of the Final Map, the
developer shall continue to comply with, remain in compliance with, and implement such
Plans. Developer shall agree to waive any claim that the adoption of a final Water
Conservation Plan or Air Quality Plan constitutes an improper subsequent imposition of
the condition. (Planning, Engineering)
Streets. Rii:!hts-of-Way and Improvements
5. Provide security in accordance with Chapter 18.16 of the Municipal Code and dedicate
construct full street improvements for all public and portions of private streets shown on
the Tentative Map within the subdivision boundary or off-site, as required for each unit
or phase. Said improvements shall include, but not be limited to, asphalt concrete
pavement, base, concrete curb, gutter and sidewalk, sewer reclaimed water and water
utilities, drainage facilities, street lights, signs, fire hydrants and transitions to existing
improvements. All streets shall conform to the City's Street Design Standards Policy
adopted by City Council Resolution #15349 unless otherwise conditioned or approved by
the City Engineer. Construct transitions to existing improvements in the manner required
by the City Engineer. (Engineering)
6. Dedicate for public use all the streets shown on the tentative map within the subdivision
boundary except private streets. (Engineering)
7. Construct or enter into an agreement to construct the following street improvements prior
to the approval of the corresponding Final Map for the neighborhoods identified. The
required security shall be provided for each facility prior to approval of the Final Map
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for the corresponding neighborhood or portion thereof. Construction of appropriate full
or partial improvements for each neighborhood or portion thereof, as indicated in Matrix
A (full) or Matrix B (partial) shall be completed prior to issuance of occupancy permits
for each affected neighborhood or portion thereof.
l\1ATRIX nAil
NEIGHBORHOOD FACILITIES NEEDED"
1 1,2,3, 18
2 1,2,4, 10, 11, 18
3 1, 18
4A 18
4B 1, 18
5 I, 18
6 1,4,9, 18,20
7A 1, 4, 10, 18, 20
7B 1,4,5,9, 18,20
8 5,6,9,20,21
9 5,6,7, 8, 9, 20
lOA 5,6,7,8,9,15,16,20
lOB 5,6,7,9, 15, 16,20
11 5,6,9, 12, 13, 14, 17,20
12 5,6,9, 12, 13,20
13 5, 6, 9, 12, 20
"See Table 1 for description of each facility.
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MATRIX IIBII
Construct the following partial improvements in accordance with the phasing plan [or revised
development sequence] as indicated on Exhibit A attached.
Phase lA
Neighborhood PARTIAL FACILITIES NEEDED
3a, 3b, 4b, 5b, 6a I, 18 full improvements. Facility No. 19, Proctor Valley Road, shall be
graded full width and paved with two lanes in lieu of constructing facility
#18.
Phase 1B
Neighborhood
#Ia 90 units a. 3 - grade to ultimate, improve 4 lanes and center median.
#2a,b-213 units 4, 5 - grade to ultimate, construct a 2 lane facility to the satisfaction
#4a-IOO units b.
#5a-1l9 units of the City Engineer.
#6b-1l3 units 9, 10, 20 full improvements
c.
d. 21 - construct 2 lanes of Duncan Ranch Rd. to the park entrance.
Improve the 12 acre park.
Facility II:
Deposit cash with the City Engineer to provide security for the future construction
of full street improvements for Hunte Parkway, including underground utilities,
north of its intersection with Street nn to the northerly subdivision boundary in
lieu of constructing said full improvements. The amount of deposit shall be based
on a developer's cost estimate submitted to and improved by the City Engineer.
The deposit shall be paid prior to approval of the Final Map for Neighborhood 2.
Notwithstanding the foregoing, construct a 24-foot wide paved access road between
street "nn" and the northerly subdivision boundary at the time Hunte Parkway,
between Proctor Valley Road and Street "nn", is constructed, or at such time as
the existing access road is removed, whichever occurs first. (Engineering)
Facility 19:
Provide security for facility #19 (Proctor Valley Road offsite) prior to issuance of
the building permit for the 1138th unit. Complete full grading and construct two
lanes prior to occupancy of the 1756th unit. Construct full improvements prior to
issuance of the 2176th building permit.
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TABLE 1
DESCRIPTION OF TRANSPORTATION FACILITIES
Facility No. Street Portion
1 Lane Avenue South Subdivision boundary to Proctor Valley Road
2 Lane Avenue Proctor Valley Rd. to entrance NH 1&2
3 Proctor Valley Rd. West Subdivision Boundary to Lane
4 Proctor Valley Rd. Lane to Hunte Parkway
5 Proctor Valley Rd. * Hunte to Neighborhood 7B
6 Proctor Valley Rd. * Neighborhood 7B to YYYY
7 Proctor Valley Rd. * St. YYYY to St. CCCC
8 Proctor Valley Rd. * St. CCCC to East Subdivision Boundary
9 Hunte Parkway South Subdivision Boundary to Proctor Valley Road
10 Hunte Parkway Proctor Valley Road to Entrance of Neighborhood 7A
11 Hunte Parkway Neighborhood 7 A Entrance to North Subdivision
Boundary, grade full width, pave
2 lane road, cash bond for ultimate improvements,
extend utilities to Subdivision Boundary
12 YYYY Proctor Valley Road to Neighborhood 9 Northern
. boundary.
13 YYYY Neighborhood 9 to Neighborhood 12.
14 YYYY Neighborhood 12 to Northern Subdivision boundary.
15 CCCC Proctor Valley Road to Northern Boundary
Neighborhood 9.
16 CCCC Neighborhood 9 to North Boundary Neighborhood
lOA.
n CCCC Neighborhood lOA to YYYY
18 MacKenzie Creek Rd. West Subdivision Boundary to Lane.
19 Proctor Valley Road West Subdivision Boundary to Mt. Miguel Rd.
20 Hunte Parkway South Subdivision Boundary to Otay Lakes Road.
21 Duncan Ranch Road Within Subdivision.
. These segments of Proctor Valley Road shall be graded and constructed to 6 lane prime standards unless studies
conducted for the Otay Ranch development indicate a lesser street standard is adequate and that reduction is
approved through a change of the street classification in the circulation element of the General Plan.
(Engineering)
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8. Provide on the Final Map City rejection of an irrevocable offer to dedicate
(IOD) the right-of-way for Hunte Parkway north of Street "I1I1" in
Neighborhood 2. Grant an open space easement over the balance of the
right-of-way within the IOD subject to the condition that it revert to street
purposes if and when the City later accepts the IOD. (Engineering)
9. Provide red curbs and "no parking" signs to prohibit on-street parking on
Lane Avenue and stripe bicycle lanes. (Engineering)
10. Provide red curbs and "no parking" signs to prohibit on-street parking on
the westerly side of Hunte Parkway between Proctor Valley Road and the
southerly subdivision boundary. (Engineering)
11. Design and construct Lane Avenue as a Class I collector. (Engineering)
12. Requested Waiver 1 is approved subject to compliance with parking
requirements in Street Design Standard Policy, item #20, page 12.
Requested waivers 2 through 7 as listed on the tentative map and reduction
of the centerline radius of Street "CCC" to 150 feet are hereby approved
subject to submission of a letter from a registered civil engineer indicating
that the results of the waivers requested conform with common engineering
practice and standards in consideration of public safety.
13. Construct a temporary turnaround at the end of any streets which are not
constructed to their full lengths that are greater than 150 feet in length as
measured from the nearest intersection, except as approved by the City
Engineer. (Engineering)
14. Construct or provide to the specifications or satisfaction of the City
Engineer the following features to all neighborhoods with private streets
with controlled access devices, such as gates:
a. Gates located to provide sufficient room to queue up without
interrupting traffic on public streets.
b. Turn arounds at the gates.
c. Delineation of border between public street and private street by
enhanced pavement. No enhanced pavement shall be located within
public right-of-way.
d. Emergency vehicle access. (Engineering)
15. Install fully activated traffic signals including interconnect wiring at the
following intersections:
a. Proctor Valley Road/Lane Avenue
b. Proctor Valley Road/Hunte Parkway
c. Proctor Valley Road/Duncan Road
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d. Proctor Valley Road/Oak Creek Road
e. Proctor Valley Road/Street "YYYY"
f. Lane Avenue/Otay Lakes Road
g. Hunte Parkway/Otay Lakes Road
Install underground improvements, standards and luminaries with
construction of street improvements, and install mast arms, signal heads and
associated equipment when signal warrants are met, as determined by the
City Engineer. (Engineering)
16. Install interconnect conduit, pull boxes and pull rope to connect the traffic
signals along Proctor Valley Road within the subdivision. (Engineering)
17. Install traffic counting station loops at seven locations determined by the
City Engineer. (Engineering)
18. Submit to and obtain approval by the City Engineer striping plans for all
major and collector streets simultaneously with the associated improvement
plans. (Engineering)
19. Grant in fee the City a I-foot control lot at the northerly terminus of Hunte
Parkway and Street "YYYY" and the southerly terminus of Duncan Ranch
Road. (Engineering)
20. Install transit amenities on both sides of Proctor Valley Road (East "H"
Street) at the following locations, or appropriate alternative locations as
approved by the City Engineer:
a. Proctor Valley Road (East "H" Street)/Hunte Parkway intersection.
b. Proctor Valley Road (East "H" Street)/Lane Avenue intersection
Transit amenities include, but are not limited to benches and/or shelters,
and are subject to the approval of the City Engineer.
Pay a $10,000 cash deposit to the City to fund transit amenities when
required. (Engineering)
21. Dedicate to the City right-of-way at the easterly end of Street 1111 to provide
for the future extension of said street. Said dedication shall extend to the
subdivision boundary the exact configuration and location of which are
subject to approval of the City Engineer and the Director of Planning. All
right-of-way which is not utilized by the street to be constructed shall be
rejected by the City on the Final Map. This dedication shall be in lieu of
the easement indicated on the Tentative Map over lot 76, Neighborhood II
which shall not be shown on the Final Map. (Engineering, Planning)
22. Provide public street access to the northern adjacent properties upon
development of Neighborhood II by means of Street YYY stubbing into
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said area, as depicted on the Tentative Map, subject to approval of the City
Engineer and the Director of Planning. Prior to approval of the first Final
Map for Neighborhood 12, the northern adjacent property owners ofrecord
shall demonstrate to the satisfaction of the City Engineer and Director of
Planning that alternate public street access to the northern adjacent
properties can be reasonably and feasibly constructed by them, at their own
expense, from an economic, planning, environmental, engineering and legal
standpoint. Upon such a showing, the developer shall provide private
easement access up to the existing dirt roads located at the end of Street
MMMM and Street NNNN, by means of Street SSSS, as depicted on the
Tentative Map. (Engineering, Planning)
23. Grant to the City an easement or easements for street tree planting and
maintenance, and landscape buffer areas along all public streets in the width
required by the City's Street Design Standards. (Engineering)
24. Acquire and then grant to the City all offsite rights-of-way necessary for the
installation of required street improvements for the affected phase or unit,
prior to approval of each Final Map for each affected phase or unit of the
subdivision. (Engineering)
25. Notify the City at least 60 days prior to consideration of the affected Final
Map by City, if offsite right-of-way cannot be obtained as required by
Condition 23. (Only offsite right-of-way or easements affected by Section
66462.5 of the Subdivision Map Act are covered by this condition).
After said notification and prior to the approval of the affected Final Map,
the developer shall:
a. Pay the full cost of acquiring offsite right-of-way or easements
required by the Conditions of Approval of the Tentative Map.
b. Deposit with the City the estimated cost of acquiring said right-of-
way or easements. The amount of the deposit is subject to the
approval of the City Engineer.
c. Prepare and submit all easement and/or right-of-way documents,
plats and appraisals necessary to commence condemnation
proceedings.
If the developer so requests, the City may use its power of eminent domain
to acquire right-of-way, easements or licenses needed for offsite
improvements or work related to the tentative map. The developer shall
pay all costs, both direct and indirect incurred in said acquisition.
The condition to construct the related offsite improvements which fall under
the purview of Section 66462.5 of the State Subdivision Map Act are
waived in accordance with that section of the Act, if the City does not
acquire or commence proceedings for immediate possession of the property
within the 120 day time limitation specified in that section. (Engineering)
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26. Widen intersection approaches for Proctor Valley Road/Hunte Parkway to
the satisfaction of the City Engineer. (Engineering)
27. Construct private streets in accordance with the standards contained in the
subdivision manual and street design standards unless otherwise approved
by the City Engineer. Private street cross sections shall conform to those
shown on the tentative map for curb-to-curb width and right-of-way width,
with the exception of the private street section for Neighborhood 13 which
shall have a 48 f1. right-of-way width, and 32 f1. curb-to-curb.
(Engineering)
28. Provide standard curb and gutter for all public streets. Street sections as
shown on the Tentative Map are approved unless otherwise conditioned.
(Engineering)
Sewers
29. Grant the City fee title to a parcel within which the Salt Creek Ranch sewer
pump station shall be located. Design and construct the sewer pump station
subject to the approval of the Cities of Chula Vista and San Diego.
(Engineering)
30. Provide security and construct the following offsite sewer improvements
prior to approval of any Final Map which requires the Eastlake sewer pump
station on Otay Lakes Road to provide sewer service:
a. A gravity sewer right-of-way from the southerly subdivision
boundary to the EastLake pump station.
b. Upgrade the EastLake pump station, as determined by the City
Engineer, to provide pumping capacity and emergency measures to
accommodate temporary sewage flows from Salt Creek Ranch.
Obtain approval of the design of said improvements from the City
Engineer. (Engineering)
31. Request and complete incorporation into the existing sewer service
surcharge district to provide for future maintenance of the Salt Creek Ranch
and Eastlake pump stations, prior to approval of the first Final Map of a
phase or unit served by the Eastlake pump station. Deposit $2,000 to cover
costs of incorporation. Pay the full cost of said incorporation.
(Engineering)
32. Provide access to all sanitary sewer manholes via an improved access road
with a minimum width of 12 feet, designed an H-20 whee110ad, or other
loading, subject to the approval of the City Engineer. (Engineering)
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Grading and Drainage
33. Grade rear or side yard access to all public storm drain structures, including
inlet and outlet structures, and construct paved access thereto except as
otherwise directed by the City Engineer. (Engineering)
34. Place all lot lines at top of slope, except in Neighborhoods 9-13, where the
SPA concept allows for this exception. Final grading plans and lot line
locations shall be subject to approval of the City Engineer and Directors of
Planning, and Parks and Recreation and the Fire Marshal. (Engineering,
Planning, Parks & Recreation, Fire)
35. Submit a list of proposed lots indicating whether the structure will be
located on fill, cut, or a transition between the two situations prior to
approval of each Final Map for single family residential use. (Engineering)
36. Submit grading proposals for review and approval by the City Engineer and
the Directors of Planning and Parks and Recreation for consideration of
balanced cut and fill, contour grading, utilization of appropriate soil types,
effective landscaping and re-vegetation where applicable. Grade in separate
phases unless a single phase operation is approved with the grading plan.
(Engineering, Planning, Parks & Recreation)
37. Provide a letter of permission for grading from SDG&E prior to any
grading within or adjacent to an SDG&E easement or which would affect
access thereto. (Engineering)
38. Construct retention/detention facilities as approved by the City Engineer
prior to issuance of grading permits to reduce the quantity of runoff to an
amount equal to or less than present flows for the 100 year frequency
storm. (Engineering)
39. Prepare and obtain approval by the City Engineer and the Director of
Planning an erosion and sedimentation control plan and landscape/irrigation
plans as part of the mass grading plans. (Engineering, Planning, Parks and
Recreation)
40. Obtain notarized letters of permission for all offsite grading prior to
issuance of a grading permit for work requiring said offsite grading.
(Engineering)
41. Accomplish the following prior to approval of a Final Map for any unit or
phase which requires drainage detention and/or filtration basin(s):
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a. Prepare a maintenance program including a schedule and a financing
mechanism for said detention and/or filtering basins. Said program
shall be subject to approval of the City Engineer.
b. Enter into an agreement with the City of Chula Vista and the State
Department ofFish and game wherein the parties agree to implement
the basin maintenance program. (Engineering)
42. Provide a comprehensive Best Management Practices (BMPs) study
regarding off-site drainage satisfactory to the City Engineer and the City of
San Diego's Water Utilities Director prior to approval of any Final Map in
Neighborhoods 9-13. Install all facilities as recommended in the study and
shall implement a maintenance district for these drainage facilities,
satisfactory to the Water Utilities Director. (Engineering)
43. Design the storm drains and other drainage facilities to include BMPs to
minimize non-point source pollution, satisfactory to the City Engineer and
the City of San Diego Water Utilities Director. (Engineering)
44. Present evidence to the satisfaction of the City Engineer that an agreement
has been reached between the developer and the City of San Diego Water
Utilities Director to provide for the protection of the reservoirs from urban
pollutants prior to the approval of any Final Maps, implementing permits,
or issuance of any grading permits in Neighborhoods 9-13. Such
measurement shall include, but not be limited to ensuring BMPs for
stormwater and/or urban runoff including erosion control. (Engineering)
Water
45. Gain approval by the City Engineer and the Otay Water District (OWD) of
a Master Plan of Water for Salt Creek Ranch prior to approval of any Final
Map. This plan shall include a discussion of implementation and phasing,
and participation in the water allocation program and TSF financing for this
project and other projects in the OWD Master Plan service area.
(Engineering, OWD)
46. Determine the exact locations for the proposed pump station and reservoir
to serve the 1296 Zone prior to approval of the first Final Map requiring
said facilities. (Engineering, Planning, OWD)
47. Annex the project site to the OWD into Improvement District No. 22, or
establish a new improvement district for the project area prior to approval
of any final map. Obtain written verification from OWD at each phase or
unit of development that the tract or parcel will be provided adequate water
service and long term water storage facilities. (Engineering, OWD)
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48. Make consistent with the Water Conservation Plan for Salt Creek Ranch
dated October 1991 water conservation measures for roadside landscaping
and landscape maintenance subject to the approval of the Director of
Planning. (Planning, Parks and Recreation)
Reclaimed Water
49. Enter into an agreement with OWD to commit to use of reclaimed water at
the earliest possible date so that OWD can ensure that an adequate supply
is available prior to approval of any Final Map. Make all reclaimed water
use conform to the applicable regulations of Chula Vista, Regional Water
Quality Control Board and the State Department of Health. (Engineering,
OWD)
50. Pay all costs incurred from retrofitting the reclaimed water system, when
reclaimed water becomes available. Determine the amount of said deposit,
subject to City approval, and pay said deposit prior to approval of each
associated Final Map. (Engineering)
51. Install reclaimed water lines as outlined in the Public Facilities Financing
Plan at such time as the road improvements are constructed or the City
Engineer determines that the facilities are necessary to provide a link to a
live system. (Engineering)
Fees/Payments
52. Pay the following fees:
a. Spring Valley Sewer Trunk connection fees ($130/acre) and Frisbee
trunk sewer fee prior to Final Map approval for any phase or unit
thereof contributing flow to the Spring Valley Trunk Sewer.
b. Telegraph Canyon drainage fees in accordance with ordinance 2384
prior to Final Map approval for any phase or unit tributary to said
basin. (Engineering)
53. Deposit $5,000 to provide for the first year's maintenance costs prior to
approval of the Final Map of any phase or unit which requires the Salt
Creek Ranch pump station to provide sewer service. (Engineering)
Agreements/Covenants
54. Enter into and execute an agreement to fund the project's fair share of a
park-and-ride facility to be located in the vicinity of the East H Street and
SR-125 interchange. (Engineering)
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55. Enter into an agreement with the City for each phase or unit thereof,
whereby:
a. The developer agrees the City may withhold occupancy permits for
any units in the subject subdivision if anyone of the following
occur:
(I) Regional development threshold limits set by the East Chula
Vista Transportation Phasing Plan have been reached.
(2) Traffic volumes, levels of service, public utilities and/or
services exceed the adopted City threshold standards.
b. The developer agrees that the City may withhold building permits
for any of the phases of development identified in the Public
Facilities Financing Plan (PFFP) if the required public facilities, as
identified in the PFFP or as amended or otherwise conditioned have
not been completed or constructed to satisfaction of the City. The
property owner may propose changes in the timing and sequencing
of development and the construction of improvements affected. In
such case; the PFFP may be amended as approved by the City
Planning Director and Public Works Director. (Eng., Planning)
56. The developer shall agree to comply with the requirements of the revised
Eastern Chula Vista Transportation Phasing Plan and Transportation
Development Impact Fee Program or as said documents may be revised
based on the conclusions of the H.N.T.B. State Route 125 financing study.
(Engineering)
57. Enter into an agreement with the City agreeing not to protest formation of
a district for the maintenance of landscaped medians and parkways along
streets within and adjacent to the subject property prior to approval of any
Final Map which includes those facilities. (Engineering)
58. Enter into an agreement to defend, indemnify and hold harmless the City
and its agents, officers and employees, from any claim, action or
proceeding against the City, or its agents, officers or employees to attack,
set aside, void or annul any approval by the City, including approval by its
Planning Commission, City Councilor any approval by its agents, officers,
or employees with regard to this subdivision provided the City promptly
notifies the subdivider of any claim, action or proceeding and on the further
condition that the City fully cooperates in the defense. (Engineering)
59. Enter into an agreement with the City wherein the City is held harmless
from any liability for erosion, siltation or increase flow of drainage
resulting from this project. (Engineering)
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60. Develop an interim urban runoff management plan and agree to install
required facilities to protect the water quality of the Otay Lakes prior to
approval of any Final Map for any lot, unit or phase which drains to the
Otay Lakes drainage basin, subject to the satisfaction of the Cities of Chula
Vista and San Diego and the State Office of Health Services. (Engineering)
61. Agree to participate in funding the development of a comprehensive Otay
Lakes watershed management plan and to pay a fair share of the
construction cost of long term facilities as may be determined by said plan.
Enter into and execute an agreement with the Cities of Chula Vista and San
Diego and the County of San Diego wherein the parties agree to implement
the management plan, said to be executed prior to Final Map approval for
any lot, unit or phase which drains to the Otay Lakes drainage basin.
(Engineering)
62. Obtain permission from the City to deposit sewage in a foreign basin and
enter into an agreement whereby the City shall agree to such transfer, and
the circumstances under which said permission may be revoked.
(Engineering)
63. Enter into an agreement and provide appropriate security to guarantee the
ability to restore the sewer systems' reserve capacity to that which currently
exists, on a length-by-length basis, for sewage diverted into the Telegraph
Canyon Basin. (Engineering)
64. Agree to participate in the monitoring of existing sewage flows in the
Telegraph Canyon Trunk Sewer and, pursuant to any adopted Basin Plan,
agree to participate in the financing of improvements set forth therein, in
an equitable manner. Execute said agreement prior to Final Map approval
for any phase or unit thereof proposing to discharge sewage into Telegraph
Canyon trunk sewer. (Engineering)
65. Enter into an agreement with the City to participate in funding of the offsite
Salt Creek Sewer Interceptor. (Engineering)
66. Enter into an agreement with the City to insure that all franchised cable
television companies ("Cable Company") are permitted equal opportunity
to place conduit and provide cable television service to each lot within the
subdivision prior to the approval of Final Maps for each phase or unit.
Restrict access to the conduit to only those franchised cable television
companies who are, and remain in compliance with, all of the terms and
conditions of the franchise and which are in further compliance with all
other rules, regulations, ordinances and procedures regulating and affecting
the operation of cable television companies as same may have been, or may
from time to time be issued by the City of Chula Vista. (Engineering)
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Public Parks and Trails
67. Prepare, submit and obtain Director of Parks and Recreation approval, for
a recreation needs analysis which identifies the demand for various park
facilities, to ensure that the parks are equipped to meet the expressed needs
of the community. (Parks and Recreation)
68. Prepare, submit and obtain Director of Parks and Recreation approval of a
comprehensive Master Plan for the open space system, recreation trails and
parks which shall include, but not be limited to, phasing of the installation
of facilities in accordance with the recreation needs analysis.
The Master Plan shall reflect:
a. More precise location, size and configuration of parks, recreation
and equestrian trails and fencing than indicated on the Tentative
Map.
b. A multi-use bridged trail crossing of Salt Creek to the community
park in Phase 1 to create an east/west link over Salt Creek.
c. The extension of equestrian and recreation trail systems to the
eastern property boundary on the south side of Proctor Valley Road.
d. Pedestrian walkways from cul-de-sac ends on Streets DD, FF, and
GG designed with open ends along Proctor Valley Road west of
Hunte Parkway to the walk system adjacent to Proctor Valley Road.
e. All open space access points shall have a minimum of 10 ft. clear
vehicular surface, with an additional 2 ft. clear on either side of any
vertical obstructions.
f. Determination of the open space district parcel boundaries and
maintenance responsibilities.
g. An equestrian-style fence adjacent to the 10 foot recreation trail
along the north side of the Community Park, adjacent to Proctor
Valley Road, and continuing along the trail at the east side of the
park to the point where the trail enters the park.
h. Extension of the recreation trail within lots K and L adjacent to
EastLake, along the southerly property line of Neighborhood 4d,
along the westerly property line of said Neighborhood (future San
Miguel Road), and the westerly edges of the Neighborhood Park and
the Fire Station site. This trail shall be a minimum of 10 feet in
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width and provide maintenance vehicle access to each adjacent
open-ended residential cul-de-sac.
1. All aspects of work in the open space network and the park sites
shall comply with all approved landscape and irrigation standards.
J. The design, and installation and improvement of the parks/open
spaces shall be in accordance with the standards set forth in the City
Landscape Manual as may be amended from time to time. (Parks
and Recreation, Planning, Engineering)
69. Prepare agreement(s) to phase the parks as follows:
a. Complete construction of the portions of Proctor Valley Road and
Duncan Ranch Road necessary to access the parking lot driveway of
the community park shall be constructed. These streets shall be
constructed prior to the completion of the initial 12.0 acre phase of
the community park. The streets shall be to the satisfaction of the
City Engineer and the Director of Parks and Recreation.
b. The initial 12 net usable acres of the Community Park shall be
dedicated in fee and improvements commenced prior to or
concurrent with the recordation of the Final Map for the 592nd lot
in Phase 1. Complete construction of all the facilities required for
the first 12 acres of the community park within one year following
the recordation of the Final Map for the 592nd lot.
c. The remainder of the Community Park (8.23 net usable acres, 10
gross acres) shall be dedicated in fee and improvements commenced
prior to, or concurrent with the recordation of the Final Map for the
1447th lot. Complete construction of all the facilities required for
the remaining 10 acres of the community park within one year
following the recordation of the Final Map for the 1447th lot.
d. The Neighborhood Park (5.71 net usable acres, 7.1 gross acres),
shall be dedicated in fee and improvements commenced prior to the
recordation of the Final Map of the 2200th lot. Complete
construction of all the facilities required for the neighborhood park
within one year following the recordation of the Final Map for the
2200th lot.
e. At no time is the project to be deficient in park acreage. If the
standard of 3 acres per 1000 residents is exceeded at any time, then
the next phase of the community park or the neighborhood park shall
begin immediately.
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70. Dedicate all required parkland (22 gross acres, Community Park, 7 gross
acres, Neighborhood Park) and park improvements in accordance with the
Master Plan and construction documents prepared pursuant to Condition 73
as "turn-key" projects. The Director of Parks and Recreation shall have the
right of final approval in the selection process of the general contractor for
both of the park sites. (Parks and Recreation)
71. Prepare, submit and obtain approval from the City Engineer, and Directors
of Planning and Parks and Recreation for the design of the Greenbelt
undercrossing of Proctor Valley Road at Hunte Parkway where indicated on
the Tentative Map. The undercrossing shall have a minimum dimension of
15 ft. in height and 23 ft. in width, as indicated on Exhibit No. 103 in the
SPA Plan and the design shall be approved prior to any Final Map for
Phase 2. (Parks and Recreation, Engineering, Planning)
72. Locate underground, surface or overhead easements off-site of either park
site, except for the necessary and required easements for the on-site park
and recreation facilities. (Parks and Recreation, Engineering)
73. Enter into a Chula Vista standard three party agreement with the City of
Chula Vista and a design consultant, for the design of all aspects of the
neighborhood and community parks in accordance with the Master Plan
whereby the Parks and Recreation Director selects the design consultant.
The agreement shall include, but not be limited to, the design development
phase, the construction document phase and the construction supervision
phase for the park sites. The construction documents shall reflect the then
current requirements of the City's Code/Manual requirements. (Parks and
Recreation)
74. Prepare the Final Map in accordance with Exhibits Band C, to indicate:
a. The modification in size and configuration to the community park as
set forth in the Master Plan.
b. Dedication in fee of the community and neighborhood parks in
corrected configuration.
c. Grading of the sites in accordance with the revised grading schemes
as indicated on Exhibits Band C. (Parks and Recreation)
Street Trees/Open Space
75. Grant all open space lots to the City in fee on the applicable Final Map and
a deed executed and recorded for each lot. (Engineering)
76. Submit a schedule outlining the proposed turnover of maintenance for open
space areas to the City, subject to approval of the Directors of Planning
Parks and Recreation. (Planning, Parks & Recreation)
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77. Submit a list of open space items to be maintained and a rough estimate of
maintenance costs to allow City staff to determine a preliminary cost and
spread for the open space district. (Engineering, Parks & Recreation)
78. Request that the City form an Open Space District to maintain public Open
Space lots and submit to the City the associated diagram, cost estimate,
description of work and a deposit of $8,000 for processing the formation
of the district. (Engineering, Parks & Recreation)
79. Gain approval of access to all of the open space areas for maintenance
purposes by the Directors of Parks and Recreation and Planning, Fire
Marshal and City Engineer during the Open Space Master Plan stage as
indicated in Condition 68. (Parks & Recreation, Planning, Fire,
Engineering)
80. Provide a 10 ft. wide access path for maintenance vehicles in the greenbelt
open space area (lots D-8 through G-8) bisecting Neighborhoods 1 & 2.
Final landscape materials and design for this area shall be consistent with
open space criteria, subject to approval of the Director of Parks and
Recreation prior to approval of the final subdivision map for Subarea 1.
(Parks & Recreation)
81. Prepare, submit to and obtain approval of the Directors of Parks and
Recreation and Planning and the Fire Marshal, prior to approval of final
grading and landscape plans for Phase 3, of final details of habitat
enhancement, protective measures for sensitive habitat/species and
temporary irrigation in open space areas within Phase 3. (Parks &
Recreation, Planning, Fire)
82. Indicate on all affected grading plans that all walls which are to be
maintained by open space districts shall be constructed entirely within open
space lots dedicated to the City. (Planning, Engineering)
83. Dedicate Lots A through HH to the City for open space purposes. As
biological habitat, lots Z and CC through GG shall generally be restricted
from any use except that access roads to serve the SDG&E transmission
towers and the drainage retention ponds shall be permitted. In addition, in
accordance with Condition 22, a road providing access to northerly adjacent
properties may be permitted subject to the approval of the Director of
Planning and the City Engineer. (Planning, Engineering)
84. Establish Homeowners Associations for Neighborhoods 5 (Lot 93), 8, 12
and 13 to provide for the maintenance of private open space and streets
prior to the approval of Final Maps for said neighborhoods, subject to the
approval of the Director of Planning. (Planning)
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85. Submit a comprehensive landscape plan for review and approval of the City
Landscape Architect and Director of Parks and Recreation prior to approval
of the first Final Map. Submit comprehensive, detailed landscape and
irrigation plans, erosion control plans and detailed water management
guidelines for all landscape irrigation in accordance with the Chula Vista
Landscape Manual for the associated landscaping in each Final Map. These
detailed landscape and irrigation plans shall be for the review and approval
of the City Landscape Architect and Director of Parks and Recreation prior
to the approval of each Final Map. The landscaping format within the
project shall be in substantial conformance with Section 3.2 (Landscape
Concept) of the Salt Creek Ranch SPA. (Planning, Parks & Recreation)
86. Maintain a width on all open space lots adjacent to public rights-of-way so
as to provide 10 feet of landscaping treatment behind the back of sidewalk.
(Planning)
87. Include in the CC&R's that the maintenance of all private facilities and
improvements within open space areas are managed by home owners
associations. Submit to and gain approval of said CC&Rs by the Director
of Planning prior to approval of the associated Final Map. (Planning)
Fire and Brush Management
88. Provide the initial cycle of fire managementlbrush clearance within lots
adjacent to natural open space areas in Subarea 3 subject to approval of the
Fire Marshal and the Director of Parks and Recreation. (Fire, Parks &
Recreation)
89. Install fire hydrants every 500 ft. for single family residential and every 300
ft. for multi-family dwellings. Install and make operable the hydrants prior
to delivery of combustible building materials. (Fire)
90. Locate fuel modification areas in Subarea 3 shall be located entirely within
affected lots. Indicate lot line extensions required to accommodate said
areas on the Final Map(s) of Subarea 3, subject to the approval of the City
Engineer, Fire Marshal, and Director of Planning. (Engineering, Fire,
Planning)
91. Dedicate to the City open space easements (OSE) over all downhill side or
rear slopes adjacent to Open Space lots 2, AA and CC through GG in
Subarea 3. These OSE's shall preclude the construction of any structures
within said easements and shall limit activities within the easements to
landscape maintenance of fuel modification plant materials. The wording
of the OSE's shall be subject to the approval of the Director of Planning
and the City Attorney. (Planning, C.A.)
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92. Prepare and execute fuel modification plans consistent with Section 3.6 of
the Salt Creek Ranch SPA subject to the approval of the Directors of
Planning and Parks and Recreation and the Fire Marshal prior to approval
of any Final Map in Subarea 3. (Planning, Fire, Parks & Recreation)
93. Offer lot FS-I (fire station site) for dedication in fee to the City prior to or
concurrent with the recordation of the first Final Map in Phase 2. (Fire,
Engineering)
94. Provide fire prevention facilities and equipment, including the construction
of a fire station, if required, in accordance with the Salt Creek Ranch
Public Facilities Financing Plan. Provide or secure said facilities and
equipment in accordance with a schedule as approved by the Fire Chief.
(Fire)
Miscellaneous
95. Include in the Declaration of Covenants, Conditions and Restrictions shall
include provisions assuring maintenance of private facilities including the
private streets, sewer, and drainage systems. Name the City ofChula Vista
as party to said Declaration authorizing the City to enforce the terms and
conditions of the Declaration in the same manner as any owner within the
subdivision. (Engineering, Planning)
96. Tie the boundary of the subdivision to the California System - Zone VI
(1983). (Engineering)
97. Submit copies of Final Maps in a digital format such as (DXF) graphic file
prior to approval of each Final Map for any unit. Provide computer aided
Design (CAD) copy of the Final Map based on accurate coordinate
geometry calculations and submit the information in duplicate on 5 1/2 HD
floppy disk prior to the approval of each Final Map. (Engineering)
98. Agree to participate in a regional or subregional multispecies coastal sage
scrub conservation plan prior to the approval of the first Final Map.
(Planning)
99. Suspend development of Neighborhood lOb and reconfigure the northeastern
Subarea 3 neighborhood to provide a wider open space area for a regional
wildlife corridor if, at the time development is proposed for Neighborhoods
lOa, lOb, and 11, an off-site regional wildlife corridor linking San Miguel
Mountain with the Upper Otay Reservoir has not been approved as part of
a habitat conservation plan. Make the width of the open space area
sufficient to ensure long-term viability of the wildlife corridor, as indicated
in the SPA Plan (PCM 91-4) subject to the approval of the Director of
Planning. (Planning)
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Page 24
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100. Submit and gain approval by the Design Review Committee Precise Plans
for the multiple family area within Neighborhoods 4a (reference lot I) and
5 (reference lot 93) at gross densities of 18 dwelling units per acre and 6
dwelling units per acre respectively. (Planning)
101. Provide sales disclosure documents which identify the allowable uses in the
Eastlake Business Center, subject to review by the Director of Planning
prior to the approval of Final Maps in Neighborhoods 5 and 6. (Planning)
102. Mitigate noise impacts on the residences along Proctor Valley Road by the
placement of solid walls or wall/berm combinations on the building pads at
the top of the slopes adjacent to the roadway. The walls shall be solid
masonry construction with a material weight of at least 3.5 pounds per
square foot which would not allow any air spaces along their entire length.
The end of each noise wall shall wrap around the building pad enough to
block the line of sight from all points in the exterior living space to any
portion of the impacting roadway. Indicate on the grading plans for
Neighborhoods 1, 2, 3, 6, 7B and 8 said walls in compliance with the
acoustic study for the project dated July 15, 1992, subject to the approval
of the City Engineer and the Director of Planning. (Planning, Engineering)
103. Retain a qualified biologist/environmental specialist to oversee the
construction of Proctor Valley Road, Hunte Parkway and the reservoir and
associated waterline and to monitor' the implementation of the mitigation
measures related to Biological Resources as required by City Council
Resolution l6555-Mitigation Monitoring Program. (Planning)
104. Retain a qualified archaeologist to monitor the implementation of the
mitigation measures relative to Cultural Resources required by the City
Council Resolution l6555-Mitigation Monitoring Program. (Planning)
105. Provide the proposed list of fertilizers, pesticides, herbicides and
fungicides, and the landscaping plans to the City of San Diego Water
Utilities Department for approval prior to approval of any Final Map in
Neighborhoods 9-13. (Planning)
106. Submit for approval by the Director of Planning and the City Engineer
copies of proposed CC&Rs for the subdivision prior to approval of each
Final Map. (Planning, Engineering)
107. Design and improve lot A-3 in Neighborhood 3 (private park) subject to the
approval of the Director of Planning. Design the park prior to the approval
of any Final Map in Neighborhood 3 and improve the park concurrently
with the immediate surrounding area, as determined by the Director of
Planning. (Planning)
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Page 25
108. Design and improve lots D-8 through G-8 in Neighborhood 8 (private
recreation area) subject to the approval of the Director of Planning. Design
these areas prior to the approval of any Final Map in Neighborhood 8 and
improve the areas concurrent with the immediate surrounding area as
required by the Director. (Planning)
109. Show evidence satisfactory to the Director of Planning that the CC&R's for
Neighborhood 12 include a statement that Streets MMMM and NNNN may
be required to provide access to roads which provide access to properties
to the north, prior to the approval of any Final Map for Neighborhood 12.
(Planning, Engineering)
110. Reserve lots S-l and S-2 (school sites) for school purposes to be offered for
dedication in fee to the Chula Vista City Elementary School District in
accordance with a schedule as indicated in a Mello-Roos Community
Facilities District, as approved by the School District, which shall be
established to the satisfaction of the District. (Planning)
Ill. Establish and participate in a school facility financing plan as well as
providing classroom space as required by the Sweetwater Union High
School District. Provide a letter from the District verifying compliance
with this condition. (Planning)
112. Reflect on the Final Map for Neighborhood 7B the provision of a minimum
setback of 100 feet between lots 103 and 104 and the northerly right-of-way
line of Proctor Valley Road. Accomplish this setback by deleting said lots
and shortening Street FFFF accordingly or by rearranging lots along said
street to provide the required setback, subject to the approval of the
Director of Planning. (Planning)
113. Enter into an Affordable Housing Agreement with the City subject to the
approval of the City Council. (Community Development)
114. Submit to the Director of Planning and gain approval by the City Council
of all street names for this project. (Planning)
115. Note 10 on Sheet 3 of 8 regarding quitclaiming of a right-of-way dedication
is denied until such time as the City Engineer and the Director of Planning
determine that said right-of-way is not required to provide access to the
subject property or adjacent property. (Engineering, Planning)
116. Prepare an amendment to the Salt Creek Ranch Mitigation Monitoring
Program to require subsequent environmental review to be conducted on the
urban runoff detention basins in Phase 3 when the final configuration of
said basins are determined. Should this environmental review result in the
requirement for measures to mitigate any perceived environmental impacts,
WPC F:\home\planning\59.92
/r.-.tfl
Page 26
such measures shall be incorporated into the revised Mitigation Monitoring
Program, subject to the approval of the Director of Planning. (Planning)
117. Reflect on the Final Map for Neighborhood 9 the deletion of one lot from
the north side of Street AAAA and consolidation of the remaining lots to
create larger lots subject to the approval of the Director of Planning.
(Planning)
118. Reflect on the Final Map for Neighborhood 9 the deletion of two lots from
the east side of Street CCCC (Neighborhood 9) and consolidation of the
remaining lots to create larger lots, subject to the approval of the Director
of Planning. (Planning)
119. Reflect on the Final Map for Neighborhood 13 the deletion of one lot from
the west side of Street RRRR south of Lot 33 to expand open space lots B-
13 and C-13, subject to the approval of the Director of Planning.
(Planning)
120. Payoff all existing deficit accounts associated with the processing of this
application to the satisfaction of the Director of Planning. (Planning)
Code Requirements
121. Comply with all applicable sections of the Chula Vista Municipal Code.
Preparation of the Final Map and all plans shall be in accordance with the
provisions of the Subdivision Map Act and the City of Chula Vista
Subdivision Ordinance an Subdivision Manual. (Engineering, Planning)
122. Underground all utilities within the subdivision in accordance with
Municipal Code requirements. (Engineering)
123. Provide some lots with residential fire sprinkler systems due to access
requirements as determined by the Fire Marshal. In multi-family dwellings,
if a sprinkler system is required for one building, all buildings in the project
shall be sprinklered. (Fire)
124. Make all proposed development consistent with the Salt Creek Ranch SPA
Planned Community District Regulations, subject to the approval of the
Director of Planning. (Planning)
125. Comply with Title 24 and any other energy conservation ordinances and
policies in effect at the time construction occurs on the property in
conformance with this Tentative Map. (Building and Housing, Planning)
126. Comply with all relevant Federal, State and Local regulations, including the
Clean Water Act. The developer shall be responsible for providing all
WPC F:\home\plarming\59.92
11".~43
Page 27
I
required testing and documentation to demonstrate said compliance as
required by the City Engineer. (Engineering)
127. Comply with the Community Purpose Facility Ordinance. The developer
shall provide areas proposed to show compliance with said ordinance and
obtain approval of said areas from the Director of Planning. (Planning)
128. Pay the following fees in accordance with the City Code and Council
Policy:
a. The Transportation and Public Facilities Development Impact Fees
prior to the issuance of any building permit.
b. Signal Participation Fees
c. School fees
d. All applicable sewer fees, including but not limited to sewer
connection fees
Pay the amount of said fees in effect at the time of issuance of building
permits. (Engineering)
failing any of which conditions, or failing the continued maintenance of same as the
condition may require, this conditional approval and any entitlement accruing hereunder,
shall, following a public hearing by the City Council at which the Applicant or his
successor in interest is given notice and the opportunity to appear and be heard with
regard thereto, be terminated or modified by the City Council.
Section 8. CEOA Findings
(1) Re-adoption of Findings.
The Council does hereby re-approve, accept as its own, and re-incorporate
as if set forth full herein, and make each and everyone of the CEQA Findings
attached hereto as Exhibit D.
(2) Certain Mitigation Measures Feasible and Re-dopted.
As more fully identified and set forth in the Program ErR and the SEIR,
and in the CEQA Findings for this Project, which is hereby attached hereto as
Exhibit D, the Council hereby finds that pursuant to Public Resources Code
Section 21081 and CEQA Guidelines Section 15091, that the mitigation measures
described in the above referenced document are feasible and will become binding
upon the appropriate entity such as the Applicant, the City, or other special
districts which has to implement these specific mitigation measures.
(3) Feasibility of Alternatives.
WPC F:\homc\plllnning\59.92
11...-tflJ
Page 28
As is also noted in the environmental documents referenced in the
immediately preceding paragraph, alternatives to the Project which were identified
as potentially feasible are hereby found not to be feasible.
(4) Adoption of Mitigation Monitoring Program.
As required by the Public Resources Code Section 21081.6, City Council
hereby re-adopts the Mitigation Monitoring and Reporting Program ("Program")
set forth as Exhibit E to this resolution and incorporated herein by reference as set
forth in full. The City Council recommends that the Council find that the Program
is designed to ensure that during the project implementation and operation, the
Applicants and other responsible parties implement the project components and
comply with the feasible mitigation measures identified in the Findings and in the
Program.
(5) Statement of Overriding Considerations.
Even after the re-adoption of all feasible mitigation measures, certain
significant or potentially significant environmental affects caused by the project or
cumulatively will remain. Therefore, the City Council of the City of ChuIa Vista
re-issues, pursuant to CEQA Guidelines Section 15093, as set forth and attached
hereto, a Statement of Overriding Considerations identifying the specific economic,
social, and other considerations that render the unavoidable significant adverse
environmental effects still significant but acceptable.
Section 9. Notice of Determination.
City Council directs the Environmental Review Coordinator to post a Notice of
Determination and file the same with the County Cler .
Bruce M. Boogaard
City Attorney
Presented by
Robert A. Leiter
Director of Planning
WPC F:\home\planning\59.92
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EXHIBIT "A"
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NOTICE OF PUBLIC HEARINGS
BY THE CITY PLANNING COMMISSION AND THE CITY COUNCIL OF
CHULA VISTA, CALIFORNIA
NOTICE IS HEREBY GIVEN THAT PUBLIC HEARINGS WILL BE HELD BY THE CITY
PLANNING COMMISSION AND THE CITY COUNCIL of Chula Vista, California, for the
purpose of considering a 1200: acre tentative subdivision map known as Salt Creek
Ranch, Chula Vista Tract 92-02, located at both sides of Proctor Valley, east of the
easterly terminus of East H Street in the PC zone and submitted by the Baldwin
Company. A copy of the tentative map is on file for inspection in the office of the
Planning Department. The Supplemental Environmental Impact Report prepared for the
Salt Creek Ranch Sectional Planning Area Plan (SEIR 91-03) is the environmental
document applicable to this project.
If you wish to challenge the City's action on this tentative map in court, you may be
limited to raising only those issues you or someone else raised at the public hearing
described in this notice, or in written correspondence delivered to the Planning
Commission or City Council at or prior to the public hearing.
SAID PUBLIC HEARINGS WILL BE HELD in the Council Chambers, Public Services
Building, 276 Fourth Avenue, at which time any person desiring to be heard may appear.
The CITY PLANNING COMMISSION meeting will be held on Wednesday, September 23,
1992, at 7:00 p.m.
The CITY COUNCIL meeting will be held on Tuesday, October 6, 1992 at 4:00 p.m.
DATED: September 11,1992
CASE NO. PCS-92-02
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N ncy Ri ey, Se etaryV
Chula Vista Planning Commission
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AGURE 2
EXHIBIT D
SALT CREEK RANCH
SECTIONAL PLANNING AREA (SPA) PLAN
SUPPLEMENTAL EIR,91.03
ADOPTED CEQA FINDINGS
IN ACCORDANCE WITH SECTION 21081
OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
AND SECTION 15091 OF TITLE 14
OF THE CALIFORNIA ADMINISTRATION CODE
MARCH 1992
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1. INTRODUCTION
Section 21081 of the California Environmental Quality Act (CEQA) requires that no
project shall be approved by a public agency when significant environmental effects have been
identified, unless one of the following findings is made and supported by substantial evidence
in the record:
1) Changes or alterations have been required in or incorporated into the project
which avoid or substantially lessen the significant environmental effect as
identified in the Final Environmental Impact Report (EIR).
2) Changes or alterations are the responsibility of another public agency and not the
agency making the fmding.
3) Specific economic, social, or other considerations make infeasible the mitigation
measures or project alternatives identified in the Final EIR.
The following findings are made relative to the conclusions of the Final
Supplemental ErR for the proposed Salt Creek Ranch Sectional Planning Area (SPA) Plan
(SCH #89092721) and all documents, maps, and illustrations listed in Section VI of these
findings. The project's discretionary actions include the following:
. Sphere of influence boundary change and annexation to the City of Chula
Vista;
. Sectional Planning Area (SPA) Plan; and
. P-C (planned community) zoning approval.
The Salt Creek Ranch project includes approximately 1,200 acres of land in the
southern foothills of San Miguel Mountain, north of EastLake Technology Park and
northwest of Upper Otay Lake. The project site is located in the northern portion of the
37 square mile Eastern Territories as defined by the City of Chula Vista. Salt Creek
Ranch is situated on land currently under the jurisdiction of the County of San Diego;
however, all but 240 acres in the extreme northeastern comer of the project site are
within the City of Chula Vista's adopted Sphere of Influence.
The original SPA Plan project proposed a maximum of 2,817 residential units
(773.1 acres), neighborhood parks (31.0 acres), natural open space (360.8 acres), two
elementary school sites (24 acres), a fire station site (1.3 acre), two community purpose
facilities sites (7 acres), and major roads.
Analysis during preparation of both the draft SPA Plan document and draft ErR
revealed various environmental impacts of the original SPA Plan project. In response,
the applicant refined the project in an attempt to reduce or mitigate those impacts.
Alternative 5.3 (Final SPA Plan Design Alternative) was resubmitted to the City as the
revised SPA Plan. This modified design represents the current SPA Plan; it is examined
in the Final EIR and in the Response to Comments Section of the Final ErR. This design
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proposes 2,662 residential units (749.7 acres), two neighborhood parks (total 29.3 acres),
two school sites (23.1 acres), two community purpose facilities sites (7 acres), and a fire
station site (I acre). The Final SPA Plan Design Alternative is environmentally superior
to the project as originally proposed.
The following findings are applicable to the project as revised and analyzed as the
Final SPA Plan Alternative in the Final EIR and in the Response to Comments section
of the Final EIR.
n. CITY OF CHULA VISTA FINDINGS
1) The City of Chula Vista, having reviewed and considered the information
contained in the record and the Final EIR for the Salt Creek Ranch SPA Plan
finds that changes have been incorporated into the project which mitigate,
avoid, or reduce the level of identified impacts to insignificance or to levels
acceptable to the City.
2) The City of Chula Vista Planning Commission has determined that any
remaining significant effects on the environment found to be unavoidable are
acceptable due to overriding concerns.
3) The City of Chula Vista having reviewed and considered the information
contained in the Final EIR and the record, fmds that none of the significant
environmental effects anticipated as a result of the proposed project are within
the responsibility of another public agency except for air quality and water
supply and water quality.
4) The City of Chula Vista, having reviewed and considered the information
contained in the Final EIR and the record, finds that no specific economic,
social, or other considerations make infeasible the mitigation measures
identified in the Final EIR.
5) The City of Chula Vista has independently reviewed, considered and
evaluated the Final EIR and the record. On the basis of that review, the City
of Chula Vista finds that the Final EIR reflects the City's exercise of
independent judgment over the environmental analysis contained in the Final
EIR pursuant to Public Resources Code Section 21082.1. The City's finding
is supported by documents and other substantial evidence in the record.
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6) The Planning Commission acknowledges that these Recommended CEQA
Findings are advisory and do not bind the City Council from adopting
findings to the contrary if they are supported by substantial evidence in the
record.
The City of Chula Vista's Threshold/Standards, adopted November 17, 1987,
were developed to assure that the quality of life enjoyed by the City's residents is
maintained while growth occurs. That quality of life is also important to those who wish
to develop within the City. Implementation of the Threshold/Standards program assures
that significant, adverse impacts are avoided or reduced through sound planning and that
public services and the quality of the environment will be preserved and enhanced.
Based on these threshold/standards, changes have been incorporated into the project to
mitigate or avoid environmental effects. The 11 issues addressed in the
Threshold/Standards are discussed in Sections ill and IV below.
ill. SIGNmCANT, UNMITIGATED IMPACTS
I) Aesthetics
Impact
The project, in combination with the various development projects in the Eastern
Territories area, would unavoidably contribute to a cumulative adverse effect on the
existing natural landform and aesthetic character of the area. This impact would occur
with either the original project or the Final SPA Plan Design Alternative.
Miti~ation
The proposed mitigation measures (Section 1V.2, p. 9) would not mitigate this
impact to below a level of significance.
Findin~
The only impact associated with landform alteration and aesthetics that cannot be
mitigated to below a level of significance is the cumulative impact Aside from the
mitigation measures in the Final EIR, no other measures were suggested in comments
submitted on the Draft EIR. Because no evidence of other measures has been presented
by the preparers of the Final EIR, the City, federal, state or local agencies or any other
interested persons, no further mitigation is determined to be feasible or reasonable.
(see Section IV .2)
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2) Water Suooly
Imoact
The project (as with any development) would contribute an incremental
cumulative impact on the region's water supply. This conclusion applies to both the
project as originally proposed and the Final SPA Plan Design Alternative.
Mitil1ation
. Prior to approval of final map, the Master Plan of Water for Salt Creek
Ranch shall be approved by the City Engineer and OWD. Further, this plan
shall be revised to include a discussion of implementation and phasing, and
participation in the water allocation program and TSF financing for this
project and other projects in the OWD Master Plan service area.
· The exact locations for the proposed pump station and 3 million gallon
reservoir to serve the 1296 Zone shall be determined prior to approval of final
grading plans.
The following is incorporated from EIR 89-3:
. Prior to issuance of building permits, the project site shall either be annexed
by the OWD into Improvement District No. 22, or a new improvement
district shall be established for the project area. In addition, the project
developer shall obtain written verification from OWD at each phase of
development that the tract or parcel will be provided adequate water service.
. The project proponents shall, if feasible, negotiate an agreement with OWD
to commit to use of reclaimed water at the earliest possible date so that OWD
can ensure that an adequate supply is available. If such an agreement is
pursued, all documentation shall be subject to site-specific environmental
analysis, and shall conform to the applicable regulations of the City of Chula
Vista, Regional Water Quality Control Board and the State Department of
Health.
. Water conservation measures for onsite landscaping and for maintenance of
roadside vegetation shall be created and implemented by the project
proponent, in coordination with the City Public Works Department and in
consultation with OWD or other qualified water agency/organization.
Conservation measures are recommended by the State Resources Agency
Department of Water Resources, and include but are not limited to planting
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of drought tolerant vegetation and the use of irrigation systems which
minimize runoff and evaporation loss (see also following measure).
. The following water conservation measures should be provided;
implementation shall be approved prior to issuance of certificates of use and
occupancy;
a) Low-flush toilets (Section 17921.3, Health and Safety code).
b) Low-flush showers and faucets (California Administrative Code, Title
24, Par 6, Article 1, T2D-1406F).
c) Insulation of hot water lines in water recirculating systems (California
Energy Commission).
Findin~
The cumulative impact to regional water supply cannot be mitigated to below a
level of significance. Aside from the mitigation measures in the Final EIR, no other
measures were suggested in comments submitted on the Draft EIR. Because no evidence
of other measures has been presented by the preparers of the Final EIR, the City,
federal, state or local agencies or any other interested persons, no further mitigation is
determined to be feasible or reasonable.
(see Section IV.II)
3) Offsite Area of Impact (Biolo~ical Resources)
Impact
The development of Salt Creek Ranch would necessitate the construction of
additional offsite facilities (i.e., water lines, seer lines and water reservoir) in order to
accommodate the future residents with adequate water and sewer services. Three offsite
areas directly adjacent to the project site would house these facilities. The location of
these parcels is shown and discussed in the Final EIR. The following is a brief
summary:
Hunte Parkway - This 46-acre parcel would contain the proposed alignment of Hunte
Parkway and the Salt Creek Interceptor line. Both improvements are proposed along
approximately the same alignment which has not yet been determined. Ultimately,
sewage flows will be collected and treated at the future Otay Valley Water Reclamation
Facility .
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East oHo Street - This 7.3-acre parcel would contain a portion of the future alignment
of East OH" Street and the Proctor Valley lO-inch sewer line. Both improvements are
proposed along approximately the same alignment which has not yet been determined.
This proposed gravity sewer line would tie in with the existing IS-inch gravity line
within the Spring Valley Sanitation District which conveys flow to the Spring Valley
Outfall.
Waterline/Reservoir - This Ill-acre parcel would contain a proposed waterline, access
road, and reservoir in order to provide water service to Zone 1296. The pad elevation
of the reservoir should be approximately 1,270 feet. A specific reservoir site has not
been established.
The offsite improvements will incrementally add to the impacts detailed in the Salt
Creek Ranch GDP EIR 89-3. Impacts to coastal sage scrub are cumulatively significant
and remain partially mitigation through preservation and restoration. Sensitive placement
of the alignment and constriction of construction corridors will significantly reduce
potential impacts to habitats and sensitive species through avoidance. If a large
population of San Diego coast barrel cactus cannot be avoided, a mitigation program to
include relocation should be initiated.
Mitil!ation Measures
Hunte Parkway. To mitigate potential impacts to disturbed wetlands to below the level
of significance, enhancement of riparian habitat at a 1: 1 ratio to any impacted wetlands
shall be implemented. This mitigation acreage shall be added to the mitigation acreage
for the Salt Creek Ranch development and incorporated into the wetland mitigation plan
(RECON 1991). Prior to construction, a 1603 Streambed Alteration Agreement must be
obtained from the California Department of Fish and Game.
East "H" Street. To mitigate the loss of 11.0 acres of coastal sage scrub and impacts to
California gnatcatcher to below the level of significance, a strategy of avoidance and
habitat enhancement shall be implemented. To avoid impacting the full 11 acres, the
construction corridor shall be restricted down from 100 feet on each side of the roadway
to a smaller area. The avoidance will reduce impacts to the gnatcatcher territory to
below 6.2 acres. This will retain the territory and reduce the impact to the gnatcatcher
to a level of non-significance. All remaining impacts shall require enhancement of
coastal sage scrub at a ratio of 1: 1. The mitigation site should be at a nearby location
and connected to a larger area of planned open space. The mitigation acreage shall be
added to the mitigation acreage for the Salt Creek Ranch development and incorporated
into the habitat enhancement plan (RECON 1991).
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To mitigate impacts to coast barrel cactus to below the level of significance, a strategy
of avoidance and preservation shall be implemented. To avoid impacts to as many
individuals as possible, the construction corridor shall be restricted. The remaining
individuals that would be impacted should be preserved via transplantation into open
space. A detailed preservation plan should be designed by a qualified
biologist/horticulturist, who would assist in site selection, implement a 5-year monitoring
plan, and submit regularly scheduled reports to the City of Chula Vista.
To mitigate impacts to Otay tarplant to below the level of significance, avoidance of the
population to greatest extent feasible shall be implemented. The alignment of the
roadway shall avoid the northernmost portion of the site and the construction corridor
should be restricted in this area.
ReservoirfWaterline. To mitigate the loss of 30.7 acres of burned coastal sage scrub to
below the level of significance, a combination of avoidance and habitat enhancement shall
be implemented. To avoid impacts to the full 30.7 acres, the construction corridor shall
be restricted. All remaining impacts would require habitat enhancement of nearby
burned coastal sage scrub at a ratio of 1: 1. This mitigation acreage shall be added to the
mitigation acreage for the Salt Creek Ranch development and incorporated into their
habitat enhancement plan (RECON 1991).
To mitigate impacts to San Diego golden star to below the level of significance,
avoidance of the population to the greatest degree feasible shall be implemented. The
alignment shall remain in the currently proposed position to the greatest extent feasible
and the construction corridor shall be restricted in the area where the population occurs.
Findine:
Potential impacts to coastal sage scrub are reduced through revegetation plans, but
remain significant as defined by the City's General Plan.
No additional mitigation measures were suggested in comments submitted on the
Draft EIR. Any further mitigation of the project's biological impacts is infeasible for the
following reasons:
. From a planning and environmental standpoint, the City's basic objective for
this project is to promote the goal contained in its General Plan to
"accommodate a full diversity of housing types, while maintaining an
orientation to detached single-family housing," and to further implement the
following objectives of its General Plan:
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"Objective 10. Encourage the development of a diversity of housing types
and prices. "
"Objective 11. Assure that new development meets or exceeds a standard of
high quality planning and design. "
"Objective 13. Encourage planned developments, with a coordinated mix of
urban uses, open spaces, and amenities. "
"Objective 14. For new developments in Eastern Territories, the predominant
character should be low medium density, single-family housing. Where
appropriate in terms of physical setting encourage development of quality,
large-lot housing. "
Salt Creek Ranch SPA Plan addresses each of these General Plan policies.
The residential planned community provides a broad variety of housing types,
ranging from multi-family attached units to large estate lots consisting of at
least one acre. Multi-family housing is provided in accordance with the Chula
Vista General Plan, which previously took into account the location of
multi-family housing in areas convenient to public services, facilities and
roadway circulation. Salt Creek Ranch is uniquely situated between the
urbanized areas of Chula Vista to the west and the undeveloped areas to the
east. The project is an entirely residential community which will provide
residents of Chula Vista with high quality, upper-end housing products which
are currently limited in the South Bay area. Salt Creek Ranch will also
provide important transitions from the higher density developments adjacent
to future SR-125 to the lower density estates in the eastern portion of Salt
Creek Ranch. Development within Salt Creek Ranch will transition from the
R-M and R-LM categories in the western portion of the property to the low
density R-L category in the eastern and northern portions of the property site.
Because the proposed project realizes the City's basic General Plan housing
policies, any further restrictions on development in the eastern portion of the
project as further mitigation of the project's impact on coastal sage scrub
would frustrate and impede attainment of the City's basic project objectives.
. In addition, from an environmental perspective, this project satisfies the
mitigation criteria for coastal sage scrub which is contained in the Chula Vista
General Plan Update EIR. According to the General Plan EIR, offsite
mitigation by acquisition of equivalent coastal sage scrub habitat is only
suggested where there is a loss of "multiple gnatcatcher nesting territories. "
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With respect to this project, all direct and cumulative impacts to the
California gnatcatcher have been mitigated to below a level of significance.
. No evidence has been presented by the preparers of the EIR, City Planning
Staff or any other interested persons which demonstrates that additional
mitigation is warranted in light of the mitigation measures discussed in EIR
89-3 already incorporated into the project. These measures include:
. The modified Salt Creek Ranch GDP will preserve approximately
50 additional acres of coastal sage scrub than anticipated by the General
Plan. This area is proposed as open space in order to preserve habitat for
two species of special concern, the California gnatcatcher and the cactus
wren.
. The project applicant has agreed to partICIpate in a regional or
sub-regional multi-species coastal sage scrub conservation plan (or else
preservation of a regional corridor onsite) which will preserve a wildlife
corridor from the San Miguel mountains to the Upper Otay reservoir.
This commitment will result in permanent protection of additional acreage
of coastal sage scrub, or additional onsite open space for the regional
corridor.
. The project applicant has agreed to revegetate approximately 30 acres of
disturbed habitat within the proposed open space areas with coastal sage
scrub.
. The project applicant has taken substantial steps to preserve a majority of
the 365 acres of coastal sage scrub on the project site. Less than one
quarter of the coastal sage scrub or approximately 89.6 acres will be lost
to project development under the modified alternative A plan.
. Approximately 29 percent of the property, or 351 acres, is proposed for
open space (not including parks). An approximately 50 acre area located
north of the Upper Otay Reservoir is designated for residential
development in the General Plan, but is proposed as open space in the
GDP. This open space was set aside to preserve sufficient habitat for two
species of special concern, the gnatcatcher and the cactus wren.
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IV. SIGNIFICANT, MITIGABLE IMPACTS
1) I Jlnd Use
Impact
The Final EIR for the Salt Creek Ranch GDP identified potential incompatibilities
with adjacent land uses. Potential conflicts include the proposed development's interface
with the EastLake Business Park, the Upper Otay water supply reservoir, the Chula Vista
Greenbelt, the SDG&E power easement, and the Otay Water District reclamation facility.
Similar potential incompatibilities are identified for the Final SPA Plan Design
Alternative. In addition, the provision of affordable housing has been addressed in both
the Final EIR for the Salt Creek Ranch GDP and in the Final Supplemental EIR for the
SPA Plan.
Interface with BasH .like Business Park
Potential compatibility conflicts could occur from the placement of residential uses
adjacent to the EastLake Business Park which borders the project site to the south.
UJ',per atay Water Supply Reservoir
The proposed project is residential development in proximity to the Upper atay water
supply reservoir.
Chula Vista Greenbelt
The Chula Vista General Plan depicts the City's Greenbelt traversing Salt Creek Ranch
through Salt Creek Canyon and stream valley. The development's interface with the
Greenbelt is important from an open space impact and continuity of use perspective.
atay Water District Reclamation Facilities
Along the northern edge of the proposed project, the property interfaces with the
reclamation facilities. Since future residents would be located in close proximity to the
facility's storage tanks and reclamation pond, a potential compatibility issue involves a
potential visual impact on adjacent residential uses.
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Affordable Housinlt
As discussed in the Final EIR for the Salt Creek Ranch SPA Plan, the City of Chula
Vista is in the process of revising its Housing Element and policies. The City is
currently working with the applicant to develop an affordable housing program which
will provide low income units as required by the City under the new policy. Prices are
projected to begin at $79,000 in 1990 dollars. Although the SPA plan does not fully
present an affordable housing program as required by the GDP conditions of approval,
the applicant has initiated discussions with lenders, governmental entities and non-profit
housing providers. The specific Salt Creek Ranch affordable housing programs will
evolve as the viability of funding options are evaluated for feasibility and development
plans become more precise. The specific Salt Creek Ranch affordable housing programs
will be subject to Planning Commission review and approval concurrent with
consideration of the Tentative Subdivision Map. The affordable housing program will
be consistent with the principals outlined in the mitigation section of the Final
Supplemental ErR. This issue is considered a significant impact until the program is
approved.
Miti&ation
Interface with EastLake Business Park
A buffer zone has been designed to mitigate potential impacts associated with the
compatibility issue with the EastLake Business Park. This proposed buffer zone would:
. Include a slope which would vary in height (from 10 to 39 feet) and depth
to provide vertical and horizontal separation between uses.
. Vary in depth from an average of 50 feet to a minimum of 30 feet along
the single-family area.
. Vary in depth a minimum of 20 feet along the multi-family area.
. Be extensively landscaped with trees and shrubs to effectively screen and
separate housing from adjacent industrial uses.
. Contain a l0-foot wide meandering pedestrian/bike trai1 linking the
school/park site on the western edge to the Salt Creek Corridor.
. Contain open space connections from the single-family and multi-family
areas to this trai1 corridor. Multi-family recreational amenities will be
linked to this trai1 buffer.
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Upper OtlIy Water Supply Reservoir
See Section IV 4, below.
Chula Vista Greenbelt
The SPA plan proposes open space for the greenbelt area including trail use and
is consistent with the General Plan. Uses proposed adjacent to the Salt Creek corridor
include low medium and low density residential, a school site, a neighborhood park, and
a community center. Landscaping and setbacks would provide visual and spatial buffer
between the greenbelt and adjacent uses.
Olay Water District Reclamation Facilities
See Section II 2.
Affordable Housin~
With respect to the potential impacts associated with provision of affordable
housing, the project applicant's affordable housing program shall be subject to review
and approval by the Planning Commission concurrent with Tentative Subdivision Map
approval.
The program shall be consistent with the following principles:
As determined by the 1991 Housing Element revisions, applicant will continue
to explore various methods to devote ten percent (10%) of the Salt Creek Ranch units to
affordable housing.
As provided by the Housing Element, the City of Chula Vista shall continue to
assist the applicant to fulf1l1 the Housing Element affordable housing policy through the
following actions:
· Seek State and Federal subsidies for moderate and low income housing.
(Chula Vista Housing Element, Part 2, page 24, 1985).
· Consider the use of density bonuses consistent with State law. (Chula
Vista Housing Element, Part 2, page 24, 1985).
· Consider exploration of experimental planning, design and development
techniques and standards to reduce the cost of providing affordable
housing. (Chula Vista Housing Element, Part 2, 1985).
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The applicant will prepare and implement an affIrmative fair marketing program
(Chula Vista Housing Element, Part 2, 1985), including a marketing plan to attract
qualified buyers for non-market rate housing.
Should it become infeasible, impractical or inappropriate to provide affordable
housing as determined by the pending housing element revisions, the applicant and the
City shall consider alternative methods of achieving affordable housing opportunities
including, but not limited to the following:
. T .and Set Aside: An equitable donation of a building site which could be
made available to the County Housing Authority or other non-profIt entity
to construct affordable housing.
. Off-Site Proiects: Construction of an affordable housing project at an
offsite location, including consideration of renewal, rehabilitation and
preservation projects, and the provision of homeless assistance program.
. In-Lieu Contributions: In-lieu contributions to be used to provide
assistance to other identifIed affordable housing efforts. The contribution
shall be evaluated to ensure its adequacy in relation to achieving assistance
opportunities commensurate to the level of the original project
requirement.
The applicant will actively explore the participation of South County jurisdictions
in non-profIt housing agencies in the development, ownership and management of
affordable housing projects. The applicant will also assist these non-profIt efforts to
increase their ability to secure additional funding resources to develop quality affordable
housing.
Findin~
All significant land use impacts will be mitigated to below a level of significance
by the implementation of the mitigation measures delineated above.
2) Aesthetics
Impact
The proposed development would significantly alter the landform and visual
character of the site. This conclusion applies to both the original project and the Final
SPA Plan Design Alternative. See Section 3.2 of the Final Supplemental EIR.
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Mitil!ation
Implementation of the proposed project would result in significant landform
impacts to the project site, and visual impacts for both the project site and the project
vicinity. In order to mitigate adverse impacts, specific design guidelines have been
included within the SPA Plan. Project development will require the implementation of
all design guidelines concurrent with the SPA Plan and subject to further review and
approval by the Design Review Committee (DRC). The guidelines which are contained
within the SPA Plan (Section ill, Community Design Guidelines) address grading,
landscaping, fencing, signing, and scenic highways. Design guidelines are summarized
below:
. Gradin~: In addition to incorporation of the requirements of the Chula Vista
Municipal Code and other applicable city policies, graded areas are to be
contoured to blend with natural landform characteristics and minimize
disruption of the natural topography. A balance between cut and fill shall be
maintained, and all grading and drainage system plans shall be prepared under
the direction of a licensed civil engineer. Final grading plans shall be
reviewed by the City of Chula Planning Department to determine whether
large cut and fill slopes would impact views of open space areas from
residences and/or scenic highways, and areas of high sensitivity such as the
ridgeline and canyons in Sub-area 3 shall be subject to further review by the
DRC.
. LandscaJ>e: Plant materials shall be organized to provide buffering,
transition, and slope stabilization between land uses and streets, and between
development and open space areas. Manufactured slopes adjacent to habitat
enhancement areas shall be landscaped with vegetation consistent with the
Habitat Enhancement Plan. Landscaping and irrigation standards shall
conform with the City of Chula Vista Landscaping Manual.
. Scenic Hil!hways: In accordance with the design guidelines, all homes
abutting the scenic highways (East H Street and Hunte Parkway) shall be set
back from the right-of-way a variable distance and landscaping shall be
intensified to buffer views of buildings. Any long distance views available
from the scenic highway shall be protected, and all signs within the viewshed
of the scenic highway shall be subject to further review.
To mitigate the potentially significant visual impacts associated with the Upper
Otay Reservoir, the applicant is proposing the following measures:
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. Implementation of the Land Alteration Standards outlined in the GDP and
Chapter 5 of the SPA Plan.
. Revegetation of visible slope banks with native coastal sage scrub.
. Use of contour grading techniques as shown on the conceptual grading plan.
. Minimization of grading on the eastern portion of the site.
. Variable rear setbacks for homes as shown in Chapter 5 of the SPA Plan.
. Variable side yard separation as shown on the ridge-top layout in Chapter 5
of the SPA Plan.
. Retaining natural rock outcroppings as shown in the parks, open spaces, and
trails section of the SPA Plan.
. Installing landscaping as a backdrop to homes.
. Naturalize grading edges and tilt rear grading lines as shown on the Ridgeline
Grading Guidelines in Chapter 5 of the SPA Plan.
. Utilize berms along visible edges as shown on the Ridgeline Grading
Guidelines in Chapter 5 of the SPA Plan.
To mitigate the potential and visual impacts associated with the EastLake
Technology Park, the applicant is proposing the following measures which will mitigate
these impacts to below a level of significance:
. Provide a buffer wne along the southern edge of the property which will
include a slope along both the single- and multi-family areas. The slope will
vary in height (from approximately 10 to 39 feet) and width (from a minimum
of 20 feet in the multi-family area and 30 feet in the single family area, to a
maximum of 150 feet at its widest in the single family area).
. The buffer shall be extensively landscaped with trees and shrubs to effectively
screen and separate housing from adjacent industrial uses.
. The buffer shall contain a lo-foot wide meandering pedestrianlbike trail
linking the schooUpark site on the western edge to the Salt Creek corridor.
This trail corridor shall contain open space connections from the single-family
and multi-family areas, and link multi-family recreational amenities.
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Along the northern and northwestern edge, the proposed project interfaces with
the Otay Water District reclamation facilities. Since future Salt Creek residents would
be located in close proximity to the facilities storage tanks and reclamation pond, a
potentially significant visual impact exists. To mitigate the potentially significant visual
impact associated with the reclamation facilities, the applicant is proposing the following
measures:
. A slope will be placed along the northern edge which would vary in height
(from daylight at the edge up to 26 feet) and depth (from daylight at the edge
up to 50 feet) to obstruct any views into this area.
. Utilization of grading techniques to prevent views from most of the homes
into the reclamation area.
. Placement of homes to take advantage of natural off-site topography to the
north which prevents views into the reclamation area.
. Utilization of landscaping and adequate rear yard setbacks to minimize views
into this area from neighborhoods 12 and 13.
Residences situated adjacent to the SDG&E power easement in Sub-area 3 would
experience visual impacts due to existing SDG&E transmission lines. Site planning
measures such as proposed grading techniques, landscaping and home orientation would
minimize visual impacts from the project to the facilities.
Findinl1
Implementation of the mll1gation measures delineated above will reduce the
project-specific impacts to below a level of significance.
(See Section IlI.2)
3) Hydrolo~y
Iinpact
The Final SPA Plan Design Alternative would create less impervious surface area
than the original plan. Either project would increase impervious surface area, resulting
in altered drainage courses and increased flow rates downstream. See Final Supplemental
EIR, Section 3.3.
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Miti~ation
. For Basin A, development drainage shall be routed to road crossing points for
outlet into the natural channel flow. Structure types to convey stream flows
under access roads would be determined prior to Final Map approval.
. Within Basin B, there are two Salt Creek crossing points, East H Street and
a northern access road. The East H Street crossing shall incorporate a
suitable drainage structure which will accommodate the proposed trail system.
The type and sizing of this drainage system shall be determined prior to Final
Map approval. The northern structure shall be determined prior to Final Map
approval. Developed areas would be drained via storm drain systems to outlet
points adjacent to Salt Creek.
. A low flow pump diversion system will be constructed to transport dry
weather flows out of Basin A (Upper Otay Lake Basin) and discharge them
into Basin B (Salt Creek Basin). This low flow diversion system will be
designed for 137 gpm.
. A storm drain system shall be constructed within future Lane Avenue to
convey runoff within Basic C to existing facilities constructed by the EastLake
I project. The type of sizing of this system would be determined prior to
Final Map approval.
. Drainage facilities and energy dissipators shall be constructed in accordance
with the approved hydraulic analysis and shall be in place and functioning
prior to completion of the grading operation.
. Development of the subject project must comply with all applicable
regulations established by the United States Environmental Protection Agency
(EPA) as set forth in the National Pollutant Discharge Elimination System
(NPDES) permit requirements for urban runoff and storm water discharge.
Findin~
All significant impacts will be mitigated to below a level of significance by the
implementation of the mitigation measures delineated above.
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4) Water ~uality
IlI1pacts
Potential impacts associated with watershed development in the Otay reservoirs
watershed include urban runoff, sewage spills, and sedimentation. See Final
Supplemental EIR, Section 3.4.
The Final SPA Plan Design Alternative proposes a reduced density residential
development. Potential water quality impacts would be reduced, but still potentially
significant.
Miti~ation
. The project shall be subject to review and approval by the State Department
of Health Services (DHS). The project shall implement mitigation measures
as set by DHS prior to issuance of any grading permit.
. Prior to or concurrent with SPA Plan approval, a diversion ditch plan, or
other acceptable plan to handle drainage to the Otay Drainage Basin, shall be
prepared and approved by the City of Chula Vista, City of San Diego and
DHS. The plan shall analyze the possibility of sewage system failures; effects
of increased levels of nutrients salts and pesticides from landscaping and
irrigation; and effects of petroleum products from surface street runoff.
Additional environmental analysis may be required based on the specific
drainage ditch or other plans. Design of these plans shall also consider
providing additional capacity for concurrent or future development.
. The project applicant shall conduct an onsite mitigation monitoring program
to establish baseline data for runoff from the project site. This monitoring
program will be continued until 400 units in the sub-basin have been
constructed in the sub-basin.
. The project proponent shall submit a erosion control plan prepared by a
registered civil engineer and a registered landscape architect in accordance
with City of Chula Vista design standards. The plan shall be approved prior
to issuance of grading permits and shall include placement of sandbags,
temporary sediment basins, and an erosion control maintenance plan.
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. The project proponent shall submit a storm drain plan prepared by a
registered civil engineer in accordance with City of Chula Vista design
standards. The plan must be approved prior to the issuance of grading
permits and shall include permanent erosion control facilities.
. Development of the subject project must comply with all applicable
regulations established by the United States Environmental Protection Agency
(EPA) as set forth in the National Pollutant Discharge Elimination System
(NPDES) permit requirements for urban runoff and storm water discharge.
Findin1!
Implementation of the mitigation measures delineated above and changes
incorporated into the project will mitigate all project and cumulative water quality
impacts to below a level of significance.
5) Biological Resources
Impact
The habitats, biological resources, and sensitive species occurring onsite have
been detailed in Final EIR 89-3 for the approved Salt Creek Ranch GDP. The proposed
SPA is quite similar to the approved GDP. The SPA limits of grading have been altered
so that they extend beyond the GDP limits in some areas. In other areas, however, the
SPA limits of grading have been confined further inside the GDP limits. The amount
of each habitat that would be impacted by the new grading limits includes an additional
1.5 acres of coastal sage scrub, 0.2 additional acre of riparian habitat, 3.3 acres less of
native grassland and 1. 8 acre more of disturbed grassland.
The additional areas of impact represent the sum of many small and disjunct areas
of impact. Thus the 1.5 acres of impact to coastal sage scrub would be distributed
throughout the site and is not a singular area or the sum of a few areas. Additional SPA
impacts to coastal sage scrub are incremental and are not considered significant. The
impact to California gnatcatcher is no greater than it would be under the GDP. Thus the
SPA would not create any new significant impacts to California gnatcatcher. Although
coastal sage scrub would be slightly more impacted overall, a 2.7 acre patch of sage
scrub would be newly placed in natural ope~ space. This patch contains a large cactus
thicket and a cactus wren nest. Implementat; :;n of the SPA would not impact any cactus
wren nests on the site, while the GDP would have impacted one thicket and one nest.
The SPA would not create any new significant impacts to cactus wren.
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The additional impact to riparian habitats is 0.2 acre. All wetland impacts require
mitigation, due to the USFWS and ACOE "no net loss of wetlands" policy. Therefore,
impacts to riparian habitat are considered significant.
Native grassland on site would be impacted less than it would have been under the
GDP. The increased amount of native grassland retained onsite would allow more
suitable habitat for the sensitive plant species that may occur there. Species with a high
potential of occurrence include Orcutt's brodiaea (Brodiaea orcurtil), Otay tarplant
(Hemizonia conjugens), and San Diego County needle grass (Stipa diegoensis). While
the SPA would reduce impacts to native grassland overall, the native grassland habitat
onsite should be surveyed as recommended in the original EIR.
The SPA would impact an additional 1.8 acres of disturbed grassland habitat.
The loss of this disturbed habitat is not considered significant.
Miti~ation
To mitigate additional impacts to 0.2 acre of riparian habitat to below the level
of significance, creation/enhancement of riparian habitat shall be implemented. At a 2: 1
ratio, 0.4 acre of riparian habitat shall be created or enhanced. This mitigation acreage
shall be added to the mitigation acreage for the Salt Creek Ranch development and
incorporated into the wetland mitigation plan prepared by RECON.
Findin~
Impacts to riparian wetland habitat would be mitigated to below a level of
significance through the mitigation measures delineated above.
(See Section Ill.3)
6) Cultural Resources
The potential impacts to cultural resources as a result of implementation of the
SPA Plan are identical to those that would occur with implementation of the GDP.
These impacts were discussed in detail in Final EIR 89-3. See also Final Supplemental
EIR, Section 3.6.
Mitil1:ation
. Mitigation of impacts to important cultural resources can be achieved through
either avoidance or by conducting a data recovery program. A voidance could
include project redesign, or indexing the content of a site by excavating a
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small sample then capping the site with 2 feet of fill and incorporating these
sites or portions of these sites into the Salt Creek Park system (Chula Vista
Greenbelt) .
. If avoidance of important prehistoric archaeological resources cannot be
achieved, a data recovery program to mitigate development impacts shall be
conducted, including, where necessary, surface collection and mapping of
artifacts, a phased data recovery program, and monitoring. This phased
approach shall employ a random sample in conjunction with a focused
inventory for features (i.e., hearths). The data recovery program shall be in
accordance with a regional approach for all prehistoric sites within Salt Creek
Ranch, Salt Creek I and EastLake ill, thereby allowing a comprehensive
understanding for these sites. This regional understanding would also be in
agreement with the Bonita-Miguel Archaeological District within which
CA-SDi-4,530/W-643 falls.
. The data recovery shall follow the Advisory Council's guidelines as defined
within Treatment of Archaeological Properties, A Handbook (ACHP 1980).
The treatment plan shall be oriented to address local and regional research
questions and clearly identify the methods to be used to address the research
questions. Research questions to be addressed are listed in ERCE's June 1989
Salt Creek Ranch Cultural Resource Evaluation on me at the City of Chula
Vista Planning Department.
. To ensure that potentially important historic archaeological resources assumed
to be present at the eight locales listed above are not adversely affected, a
program to include monitoring of grading activities with the possibility of data
recovery is recommended. This program shall provide for excavation,
recording and collection of resources if significant features, such as privies
or trash deposits, are located during grading. This program shall include
analysis of recovered artifacts in relation to an approved research design and
a report of findings.
. Indirect impacts may occur to historic sites located adjacent and exterior to
the project boundary (H-ll, H-15, H-16, H-I7). Fencing of project
boundaries and strict avoidance of offsite impacts in these areas should occur.
The remaining nine sites (CA-SDi-7,197A, CA-SDi-7,211, CA-SDi-8,206C,
CA-SDi-9,169, CA-SDi-7,977, CA-SDi-ll,045, CA-SDi-ll,046,
CA-SDi-ll,626, and H-9) are identified as not important and, as such, need
not be addressed in this document.
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Findin~
All significant cultural, historic, and paleontological impacts will be mitigated to
below a level of significance by the implementation of the mitigation measures.
7) Traffic
Impact
The original proposed project would generate 31,290 daily vehicle trips with
2,777 trips expected during the morning peak hour and 2,986 trips expected during the
afternoon peak hour. The Final SPA Plan Design Alternative proposes 155 fewer
dwelling units than the original project thus resulting in reduced vehicular trips.
However, the cumulative impacts to the roadway system would be similar. See Final
Supplemental EIR, Section 3.7.
Miti~ation
Scenario lA (with Phase I and Proctor Valley Road Unpaved)
. The project applicant will construct East "H" Street through the project (phase
I boundaries) to ultimate four-lane major street standards, consistent with the
City of Chula Vista design criteria.
. The project applicant will construct Hunte Parkway to ultimate four-lane
major street standards through the project and offsite south to Telegraph
Canyon Road, consistent with the City of Chula Vista design criteria.
. The project applicant will construct Lane A venue as a Class II collector from
East "H" Street to meet existing improvements at its current terminals in the
East Lake Business Park, consistent with the City of Chula Vista's design
cri teria.
. At the discretion of the City Traffic Engineer, the project applicant will install
traffic signals or bond for future installation at the following intersections:
East "H" Street/Lane Avenue
- East "H" Street/Hunte Parkway
- Lane AvenuelTelegraph Canyon Road
- Hunte Parkway /Telegraph Canyon Road
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. The project applicant will implement transportation demand management
strategies, including provisions of transit service and bus stops in order to
reduce the peak hour demand on the street network.
. Reduce the development potential of Phase I by 120 dwelling units. This
reduction will result in an acceptable level of service (LOS D) of the
intersection of F..ast wHw Street and Hidden Vista Drive.
. The project applicant will construct a two-lane roadway between Salt Creek
1 and Salt Creek Ranch to connect East WH" Street.
Scenario 2 (with Phase I, II, and ill and State Route 125)
. The project applicant will implement all the measures described under
Scenario I previously.
. The project applicant will construct State Route 125 as a four-lane roadway
between East "H" Street and State Route 54 with enhanced geometries at the
intersections.
Findim!
All significant impacts will be mitigated to below a level of significance by the
implementation of the mitigation measures delineated above.
8) ~
Impact
Traffic-generated and urban noise would result from project implementation.
Onsite future noise levels due to cumulative traffic will require onsite noise attenuation
along various roadways. See Final Supplemental EIR, Section 3.8.
Mitii!ation
. The noise impact on the residences along East WHW Street shall be mitigated
by the placement of a solid wall or a walllberm combination on the building
pads at the top of the slopes adjacent the roadway. The walls must be of
solid masonry construction with a material weight of at least 3.5 pounds per
square foot which would not allow any air spaces along their entire length.
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. Each noise wall or walllberm combination shall be placed on the building
pads at the top of the slope between the residences and the roadway and shall
be 5 feet high. The end of each noise wall must wrap around the building
pad enough to block the line of sight from all points in the exterior living
space to any portion of the impacting roadway. Figure 3-35 depicts the
proposed locations of the noise walls or walllberm combinations. If the walls
or walllberm combinations are incorporated into the project design, exterior
noise levels would be reduced to below a level of significance.
. Even with the incorporation of the above mitigation measures, exterior noise
level under buildout conditions will continue to exceed 60 dBA Ldn on
portions of the project site. Therefore, in accordance with the standards set
by Title 24, an interior acoustical study will be required for all multi-family
units proposed for the site. Possible mitigation measures to reduce interior
noise levels below the 45 dBA Ldn interior noise standard may include, but
are not restricted to, mechanical ventilation and closed window conditions.
Findin~
Future onsite cumulative noise impacts will be mitigated to below a level of
significance by the implementation of the mitigation measures delineated above.
9) ~
Imoact
The project will demand 1,531,531 gpd of potable water and 188,139 gpd of
reclaimed water for a total average water demand of 1,719,670 gpd. See Final
Supplemental EIR, Section 3.9.1.
Mitil!ation
. Prior to approval of final map, the Master Plan of Water for Salt Creek
Ranch shall be approved by the City Engineer and own. Further, this plan
shall be revised to include a discussion of implementation and phasing, and
participation in the water allocation program and TSF financing for this
project and other projects in the own Master Plan service area.
. The exact locations for the proposed pump station and 3 million gallon
reservoir to serve the 1296 Zone shall be determined prior to approval of final
grading plans.
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. Prior to issuance of building pennits, the project site shall either be annexed
by the own into Improvement District No. 22, or a new improvement
district shall be established for the project area. In addition, the project
developer shall obtain written verification from own at each phase of
development that the tract or parcel will be provided adequate water service.
. The project proponents shall, if feasible, negotiate an agreement with own
to commit to use of reclaimed water at the earliest possible date so that own
can ensure that an adequate supply is available. If such an agreement is
pursued, all documentation shall be subject to site-specific environmental
analysis, and shall confonn to the applicable regulations of the City of Chula
Vista, Regional Water Quality Control Board and the State Department of
Health.
. Water conservation measures for onsite landscaping and for maintenance of
roadside vegetation shall be created and implemented by the project
proponent, in coordination with the City Public Works Department and in
consultation with own or other qualified water agency/organization.
Conservation measures are recommended by the State Resources Agency
Department of Water Resources, and include but are not limited to planting
of drought tolerant vegetation and the use of irrigation systems which
minimize runoff and evaporation loss (see also following measure).
. The following water conservation measures should be provided;
implementation shall be approved prior to issuance of certificates of use and
occupancy;
a) Low-flush toilets (Section 17921.3, Health and Safety code).
b) Low-flush showers and faucets (California Administrative Code, Title
24, Par 6, Article 1, T20-1406F).
c) Insulation of hot water lines in water recirculating systems (California
Energy Commission).
Findin~
All significant impacts associated with water supply and distribution will be
mitigated by the implementation of the mitigation measures delineated above.
(See Section ill.5)
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10) Waste Water
Impact
The project will generate approximately 788,760 gpd of wastewater. See Final
Supplemental EIR, Section 3.9.2.
Miti~ation
. Prior to approval of final map, the Master Plan of Sewerage for Salt Creek
Ranch shall be approved by the City Engineer. Further, this plan shall be
revised to include a discussion of funding and implementation/phasing in
relation to this project and other associated project's phasing in the area.
. Interim and ultimate capacity in the Telegraph Canyon Interceptor shall be
determined prior to approval of final map.
. Ultimate capacity of the Salt Creek Interceptor shall be determined prior to
approval of final map.
. A storm water diversion plan shall be prepared that will protect the Upper and
Lower Otay reservoirs from sewage contamination, as discussed in Section
3.4, Water Quality.
. The project shall be subject to payment of waste water development fees (to
fund trunk sewer and other upgrades) or equivalent proportionate facility
financing mechanism identified by the City, when adopted. Payment shall
occur prior to issuance of building permits or earlier.
Findin~
All significant impacts associated with waste water will be mitigated by the
implementation of the mitigation measures delineated above.
11) Offsite Areas ofImpact - Landform/Aesthetics
Impact
The pad elevation of the proposed reservoir is higher than the elevation of the
project site and would be visible from the surrounding area. See Final Supplemental
EIR, Section 3.10.2.
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Mitil!ation
. Landscaping shall be planted around the tank to shield views of the tank.
. The water tank shall be painted an unobtrusive color.
Findin~
All significant impacts associated with offsite landform/aesthetics impacts will be
mitigated by the implementation of the mitigation measures delineated above.
12) Offsite Areas of Impact - Cultural Resources
Impact
Hunte Parkway. Impacts to the Hunte Parkway parcel include the construction
of Hunte Parkway and a proposed sewer interceptor line. Both developments are
proposed along approximately the same alignment. Impacts relating to the
proposed interceptor line are anticipated along a l00-foot wide pipeline
construction corridor and grading and fill impacts related to Hunte Parkway are
anticipated to be restricted to a 134-foot wide corridor. Construction of both the
proposed interceptor line and Hunte Parkway will affect portions of
CA-SDi-12,037, CA-SDi-12,038, and CA-SDi-12,039 and Isolate 1-314.
East MH" Street. A lO-inch pipeline and a segment of East MH" Street are
proposed for the East "H" Street parcel. Trenching and clearing as necessary is
anticipated along the l00-foot wide pipeline construction corridor proposed along
the northern side of this parcel. Impacts related to the construction of East "H"
Street are anticipated to be restricted to a 170-foot wide corridor along the
existing Proctor Valley Road alignment and include grading and fill operations.
Construction of both the 100inch pipeline and proposed East "H" Street segment
will affect portions of site CA-SDi-4,530/W-643, which has been tested and
determined to be important pursuant to CEQA criteria.
Water Reservoir/Water Line. Impacts to the offsite water reservoir/water line
parcel include trenching and grading along a lOO-foot wide corridor and
construction of a water-storage facility. Both direct and indirect impacts of
equipment staging and access may affect cultural resources CA-SDi-ll ,403 Locus
F, CA-SDi-ll,403 Locus G, CA-SDi-ll,4l5, CA-SDi-12,030, CA-SDi-12,03l,
CA-SDi-12,032, CA-SDi-12,033, CA-SDi-12,034, CA-SDi-12,035,
CA-SDi-12 ,036, CA-SDi-12,260, and CA-SDi-12,261. Locus E of site
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CA-SDi-ll,403 is beyond the potential impact area and will not be effected by
project development as it is currently planned.
Miti~ation
. The California Environmental Quality Act (CEQA) require mitigation of
impacts to important cultural resources. Sites CA-SDi-ll,403 Locus F,
CA-SDI-ll,415, CA-SDi-12,031, CA-SDi-12,032, CA-SDi-l2,034, and
CA-SDi-12,035 within the water reservoir/water line parcel and
CA-SDi-12,038 within the Hunte Parkway parcel were determined to qualify
as important cultural resources by testing pursuant to CEQA, and mitigation
of impacts to these cultural resources is required. Site CA-SDi-4,530/W-643
within the "H" Street parcel has been previously tested and determined
important under CEQA, and mitigation measures are necessary to address
impacts to that site. Site CA-SDi-4,5301W-643 also falls within the
Bonita-Miguel Archaeological District which requires evaluation under federal
criteria.
. Sites CA-SDi-12,030, CA-SDi-12,033, CA-SDi-12,036, CA-SDi-12,037, and
CA-SDi-12,039 and isolates 1-314, SC-I-l, SC-I-2, SC-I-3, and SC-I-4 were
determined to not qualify as important cultural resources, and therefore no
additional archaeological work for these resources is necessary. Cultural
resources CA-SDi-12,260, CA-SDi-12,26l and CA-SDi-ll,403 Locus G were
not tested or evaluated at this time. Evaluation for determination of
importance under CEQA through a cultural resource testing program is
necessary at these sites.
. Mitigation of impacts to important cultural resources can be achieved through
either avoidance or by conducting a data recovery program. A voidance could
include capping sites with 2 feet of flH or redesign of project components.
Recommended mitigation measures include the foHowing:
. If avoidance of archaeological resources cannot be achieved, a data recovery
program to mitigate development impacts to important cultural resource sites
shall be conducted, including, where necessary, surface collection and
mapping of artifacts, a phased data recovery program, and monitoring during
facility or other construction. This phased approach shall employ a random
sample in conjunction with a focused inventory for features (e.g., hearths).
The data recovery program shall be in accordance with a regional approach
for all prehistoric sites within Salt Creek Ranch, Salt Creek I and
EastLake ill, thereby allowing a comprehensive understanding for these sites.
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This regional program is in agreement with the Bonita-Miguel Archaeological
District.
. The data recovery program shall follow the Advisory Council's guidelines as
defined within Treatment of Archaeological Properties, A Handbook (ACHP
1980). The treatment plan shall be oriented to address local and regional
research questions and clearly identify the methods to be used to address the
research questions. Research questions to be should be addressed are
provided in ERCE's June 1989 Salt Creek Ranch Cultural Resource
Evaluation, on fIle at the City of Chula Vista Planning Department.
Findin~
All significant impacts associated with offsite cultural resources impacts will be
mitigated by the implementation of the mitigation measures delineated above.
V. SCOPE OF FINAL SUPPLEMENTAL EIR AND IMPACTS NOT FOUND TO
BE SIGNIFICANT
The Final Supplemental EIR addresses potential environmental impacts of the
proposed Salt Creek Ranch SPA Plan. The proposed project is described in detail in
Section 2, Project Description, of the Final Supplemental EIR. The Final Supplemental
EIR contains the full range of sections required under CEQA for a Supplemental EIR:
Introduction, Project Description, Impact Analysis, Alternatives Analysis, Summary of
Unavoidable Significant Impacts, References and Consultant Identification.
Each of the issue areas/sections listed below were identified by the City of Chula
Vista as potentially significant environmental impacts requiring an updated analysis
and/or new analysis beyond that discussed in Final EIR 89-3 for the Salt Creek Ranch
GDP (SCH No. 89092721). The Final Supplemental EIR reviews in sufficient detail
these potential impacts associated with implementation of the project, constituting the
scope of this Final Supplemental EIR:
. Land Use
. Landform/ Aesthetics
. Hydrology
. Water Quality
. Biological Resources
. Cultural Resources
. Transportation and Circulation
. Noise
. Public Services and Utilities (Water and Wastewater)
. Offsite Areas of Impact
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Those issue areas considered not to require further analyses beyond that discussed
in Final EIR-89-3 by the City of Chula Vista are listed below.
. Conversion of Agricultural Lands (addressed in EIR 89-3)
. Geology/Soils (addressed in EIR-89-3)
. Air Quality (addressed in EIR-89-3)
. Fiscal Analysis (addressed in EIR-89-3)
. Public Services/Utilities (addressed in EIR-89-3)
Police Protection
Fire Protection
Schools
Parks, Recreation and Open Space
Gas, Electricity, Energy
Public Transit
Library Facilities
Solid Waste Disposal
During the comment period on the Draft Supplemental EIR, a commentator
suggested an approximate alternative alignment for access to offsite properties to the
north of the Salt Creek Ranch site. The City finds that this alternative is not feasible or
rasonable for the reasons set forth below:
. The issue of access was addressed during the General Development Plan
(GDP) environmental review process for the Salt Creek Ranch project.
The Final EIR for the GDP was certified in September, 1990. The Chula
Vista City Council approved the Salt Creek Ranch GDP and certified the
related Final EIR (ElR-89-3) in September, 1990. The administrative
record from the GDP environmental review process contains
correspondence and other documents relating to access for properties north
of the Salt Creek Ranch project site. In addition, the record contains the
Salt Creek Ranch GDP, which includes the traffic circulation plan (Figure
36) showing the approved access points, and a slope encroachment
analysis (Figure 25) illustrating onsite slope constraints affecting the
access points. This slope analysis illustrates that the approved access
point avoids encroachment into areas to the north which are located within
a 25 percent slope area. The record also contains the Final EIR for the
Salt Creek Ranch GDP. The Final EIR shows that onsite biological
constraints (primarily coastal sage scrub) eliminated other reasonable or
feasible alternate access points. The approved Salt Creek Ranch GDP and
related Final EIR also illustrate that alternate access points to the north
would now encroach into designated onsite open space areas. The Salt
Creek Ranch GDP, the Final EIR and the record from the GDP
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environmental review process are available for public review at the City's
Planning Department located at 276 Fourth Avenue, Chula Vista,
California.
. Based on existing available information for onsite sensitive resources and
offsite conditions, the access that is identified in the SPA Plan EIR is
consistent with the access analyzed in the Final EIR for the GDP and is
considered to be adequate to serve the properties north of the project site.
Further analysis of offsite development access will require, among other
things, the submission of proposed development plans (none submitted to
date), the documentation of offsite constraints and independent
environmental review at that time.
VI. THE RECORD
For the purposes of CEQA and these findings, the record of the Planning
Commission and City Council relating to these actions include the following:
I) Advisory Council on Historic Preservation (ACHP). 1980. Treatment of
Archaeological Properties: A Handbook. Federal Register 45 FR78808.
2) American Ornithologists' Union. 1983. Checklist of North American
Birds. 6th Edition. American Ornithological Union [Washington, D.C.].
3) Archaeological Planning Collaborative (APe). 1980. An Archaeological
Record Search and Field Survey of the Janal Ranch Property San Diego
County, California, Report on file at the South Coastal Information
Center, San Diego State University.
4) Atwood, J. 1980. The United States distribution of the California
black-tailed gnatcatcher. Western Birds 11 :65-78.
5) Atwood, J.L. 1988. Speciation and geographic variation in black-tailed
gnatcatchers. Ornithological Monograph 42. 72 p.
6) Basmaciyan-Damell, Inc. 1989. Traffic Study for Salt Creek Ranch,
City of Chula Vista. Revised January 22, 1990.
7) Batchelder, Ed. 1991. City of Chula Vista Planning Department.
Personal communication, October IS.
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8) Bauder, E.T. 1986. San Diego Vernal Pools, recent and projected
losses; their conditions; and threats to their existence 1979-1990. U.S.
Fish and Wildlife Service, Office of Endangered Species.
9) Beauchamp, R.M. 1986. A flora of San Diego County. Sweetwater
River Press. 241 pp.
10) California Administrative Code, Title 24, Chapter I, Subchapter I, Article
4.
11) California Administrative Code, Title 24, Par 6, Article 1, nQ-1406F.
12) California Department of Fish and Game. 1965. California Fish and
Wildlife Plan. The Resources Agency, Volume 3(c):908.
13) California Department of Fish and Game. 1985. Designated endangered
or rare plants The Resources Agency, June 19.
14) California Department ofHea1th Services (DHS). 1976. Letter addressed
to County of San Diego.
15) California, State of. 1988. Title 24, Noise Insulation Standards,
December.
16) Chula Vista, City of. 1974. Noise Element of the General Plan; June.
17) Chula Vista, City of. 1974. Scenic Highway Element of the Chula Vista
General Plan.
18) Chula Vista, City of. 1982. Chula Vista General Plan, EastLake Policy
Plan, City Council Resolution No. 10996, September 7.
19) Chula Vista, City of. 1982. Housing Element.
20) Chula Vista, City of. 1988. Noise Element of General Plan.
21) Chula Vista, City of. 1989. Municipal Code.
22) Chula Vista, City of. 1989. Planning Department, Cultural Resources
Testing and Evaluation of the Salt Creek Ranch Project, June.
23) Chula Vista, City of. 1989a. General Plan Update. March.
-32-
It --/ O;pJ gj.
24) Chula Vista, City of. 1989b. General Plan Update EIR 88-2. March.
25) Chula Vista, City of. 1990. Salt Creek Ranch Annexation/General
Development Plan/Pre-Zone Final Environmental Impact Report (ECI/ErR
89-3). August, including the entire administrative record from that
environmental review and approval process.
26) Cowardin, L.J., F.C. Golet, and E.T. LaRoe. 1979. Classification of
Wetlands and Deepwater Habitats of the United States. U.S. Fish and
Wildlife Service, U.S. Department of Interior, December.
27) Davis, McMillan and Susan M. Hector. 1989. Cultural Resource Survey
and Archaeological Testing of a 20-Acre Portion of the Rancho San
Miguel Property, Bonita, California. Ms. on me at the South Coastal
Information Center San Diego State University. San Diego, California.
28) Dennis Gallegos, Andrew Pigniolo, and Roxana Phillips. 1988. A
Cultural Resource Testing and Evaluation for the Salt Creek Ranch
Project, Chula Vista, California. Report on file with the City of Chula
Vista.
29) ERCE Environmental and Energy Services Company. Noise Modeling for
EastLake III.
30) ERCE. 1989. Phase I Report, Amber Ridge California gnatcatcher
study. Prepared for Weingarten, Siegel, Fletcher Group, Inc.
31) ERCE. 1991. Technical Appendix for the California Gnatcatcher
Sweetwater River Habitat Conservation Plan. Prepared for San Diego
Association of Governments. April 1991. 87 pp.
32) Everett, W.T. 1979. Threatened, declining and sensitive bird species in
San Diego County. San Diego Audubon Society, Sketches, June.
33) F&G Regulations (Code No. 6.26 of Chapter 3, Article I)
34) Federal Highway Administration's Stamina 2.0 Noise Prediction Model.
35) Federal Highway Administration. 1978. Highway Traffic Noise
Prediction Model (FHWA-RD-77-108), December.
-33-
J~ "//,??
./,~13 1/~J
36) Federal Highway-Traffic Noise Prediction Model, FHWA-RD-77-108.
37) Freel, Richard. 1976. Letter from Richard Freel (BLM Riverside
District Manager) to Russell L. Kaldenberg. August 3, 1976. Letter on
file with Russell Kaldenberg, USDI, BLM, Palm Spring Area Office,
Palm Springs, California.
38) Grinnel, J. and A.H. Miller. 1944. The distribution of the birds of
California. Pacific Coast Avifauna 27.
39) Harris, Cyril M. 1979. Handbook of Noise Control. 2nd eds.
McGraw-Hill, Inc.
40) Holland, R.F. 1986. Preliminary Descriptions of the Terrestrial Natural
Communities of California. Nongame-Heritage Program, California
Department of Fish and Game.
41) Jones, J.K., Jr., D.C. Carter, H.H. Genoways, R.S. Hoffman, and D.W.
Rice. 1982. Revised checklist of North American mammals north of
Mexico. Occasional Papers of the Museum Texas Tech. University
80: 1-22.
42) Kuper, T.H. 1977. Reconnaissance of the marine sedimentary rocks of
southwestern San Diego County, Plates 1-4; in G.T. Farrand (ed.),
Geology of southwestern San Diego County and northwestern Baja
California. Guidebook, San Diego Association of Geologists.
43) McIntire Group, The. 1990. Preliminary Hydrological Analysis for Salt
Creek Ranch.
44) Mestre Greve Associates. 1989. Noise Analysis for Salt Creek I,
March.
45)
Munz, P.A. 1974. A flora of southern California. University of
California Press, Berkeley. 1086 pp.
46)
Oberbauer, T.A. 1979a. Distribution and dynamics of San Diego County
grasslands. Unpublished M.A. theses, San Diego State University, San
Diego.
47)
Otay Water District Central Area Master Update. 1987.
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/6 -III
1,34
48) Pacific Southwest Biological Services (PSBS). 1981.
49) Pacific Southwest Biological Services (PSBS). 1982.
50) Pacific Southwest Biological Services (PSBS). 1989. Report of a
biological assessment of the Rancho San Miguel Property, San Diego
County, California. San Miguel Partners, San Diego, California. 56 pp.
51) Rea, A.M. 1986. Cactus Wren. In A.R. Philips (ed.), Known Birds of
North Middle American. Part 1. Denver Museum of Natural History. p.
119.
52) RECON. 1987. Home range, nest site, and territory parameters of the
black-tailed gnatcatcher population on the Rancho Santa Fe Highlands
study area. September.
53) RECON. 1988. Survey of Biological Resources on the Baldwin
Property. January.
54) RECON. 1991. Habitat Enhancement Plan for Salt Creek Ranch.
Prepared for the Baldwin Company. March. 19 pp.
55) Reinen, R.H. 1978. Notice of exercise of Section 404 jurisdiction over
certain streams and wetlands in California. Los Angeles District, Corps
of Engineers. July 15.
56) Remsen, V. 1978. The species of special concern list: an annotated list
of declining or vulnerable birds in California. Western Field
Ornithologist, Museum of Vertebrate Zoology, University of California,
Berkeley.
57) Ritz, Frank et al. 1989. Otay Ranch Archaeological Survey: San Ysidro
Mountains Parcel, Proctor Valley Parcel, Otay River Parcel. Ms on file
at ERC Environmental and Energy Services Company.
58) San Diego Association of Governments (SANDAG). 1985. Final Series
6 Regional Growth Forecasts, 1980-2000.
59) San Diego Association of Governments (SANDAG). 1987. Draft Series
6 Regional Growth Forecasts.
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/4 9~
p/~~
60) San Diego Association of Governments (SANDAG). 1988. Traffic
Generators Manual, Iuly.
61)
62)
63)
64)
65)
66)
67)
68)
69)
70)
71)
San Diego, County of. 1983. Conservation Element (part X) of the
County General Plan. Planning Department, GPA-8D-61.
San Diego County Traffic Engineering. 1990. Telephone Conversation
with Iohn Puskas and Larry Hurt. December. ADT for Proctor Valley
Road west of Melody Road counted in Iune, 1989.
SDHS (San Diego Herpetological Society). 1980. Survey and status of
endangered and threatened species of reptiles natively occurring in San
Diego County. Prepared for Fish and Wildlife Committee, San Diego
Department of Agriculture, 33 pp.
Smith, I.P. and R. York. 1984. Inventory of rare and endangered
vascular plants of California. California Native Plant Society, Special
Publication No.1, 3rd edition.
Smith, I.P. and K. Berg. 1988. Inventory of rare and endangered
vascular plants of California. California Native Plant Society, Special
Publication No.1, 4th edition.
Swanson, Clifford. Deputy Public Works Director. City of Chula Vista.
Written communication. 1992.
Tate, I., Ir. 1986. The Blue List of 1986. American Birds 40:227-236.
Tate, 1., Ir., and D.I. Tate. 1982. The Blue List for 1982. American
Birds 35(1):3-10.
U.S. Nuclear Regulatory Commission and U.S. Department of the
Interior. 1978. Final Site Environmental Statement, Sundesert Nuclear
Plant Units I and 2, Report on file with SDG&E, San Diego, California.
United States Army Corps of Engineers. 1986. Corps of Engineers
wetland delineation manual. Environmental Laboratory, Waterways
Experiment Station, Vicksburg, MI. Technical report, pp. 9-86.
United States Environmental Protection Agency, Compilation of Air
Pollution Emission Factors. AP-42, Supplement 7.
-36-
/6--/1}
J) _gb
72) United States Fish and Wildlife Service. 1985a. Endangered and
threatened wildlife and plants: Review of plant taxa for listing as
endangered or threatened species; Notice of review; Federal Register,
50(188):39526-39527, September 27.
73) Wade, Sue A. 1988. Archaeological Survey of Baldwin 1200-Acre
Property. Letter report on file at ERC Environmental and Energy Services
Company, San Diego, California.
74) WESTEC Services, Inc. 1981. EastLake EIR, Appendix A. Biological
survey report, prepared for the City of Chula Vista.
75) WESTEC Services, Inc. 1982. EastLake Final Environmental Impact
Report, prepared for the City of Chula Vista, February.
76) WESTEC Services, Inc. 1985. EastLake 1 Sectional Planning Area
(SPA) Plan fmal Environmental Impact Report, prepared for the City of
Chula Vista, January.
77) Wier Biological. 1983. Biological survey report and planning constraints
for the Alva-R-4S Ranch, prepared for PRC Engineering, San Diego.
78) Wier, H.A. 1986. Biological survey report of the Singing Hills Specific
Plan, McGinty Mountain, San Diego, California. Prepared for McGinty
Ranch General Plan Partnership, San Diego, California.
79) Willdan Associates. 1991. Traffic Impact Study for Salt Creek Ranch.
80) Wilson Engineering. 1991. Master Plan of Reclaimed Water for Salt
Creek Ranch.
81) Wilson Engineering. 1991. Master Plan of Sewerage for Salt Creek
Ranch.
82) Wilson Engineering. 1991. Master Plan of Water for Salt Creek Ranch.
83) Wilson Engineering. 1991. Urban Runoff Report for Salt Creek Ranch.
84) Wirth Associates, Inc. 1981. Site Survey and Analysis, Miguel to
Mountain Springs Grade (Jade), Archaeological Survey Report, Volume
1. Report prepared by, and on file with Wirth Associates Inc., San
Diego, California.
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<:!/{ J? V~ '91
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I
Also included in the record are the following studies prepared for the Salt Creek Ranch
project:
1) Draft Salt Creek Ranch Specific Planning Area Plan (March 1991).
2) Final Salt Creek Ranch Specific Planning Area Plan (November 1991).
3) East Chula Vista Transportation Phasing Plan.
Also included as part of the Planning Commission and City Council record are the
following:
1) Final EIR-9I-03, Salt Creek Ranch (February 1992), including all related
appendices.
2) Documentary and oral evidence presented to the Planning Commission and/or
City Council during public hearings on EIR-91-03 and the Salt Creek Ranch SPA
Plan project.
3) Matters of common knowledge to the Planning Commission and/or City Council,
including these and all other formally adopted policies and ordinances:
a.The City of Chula Vista General Plan
b. The Zoning Ordinance of the City of Chula Vista
c.The Municipal Code of the City of Chula Vista
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EXHIBIT E
MITIGATION MONITORING PROGRAM
This mitigation monitoring program was prepared for the City of Chula Vista for the Salt
Creek Ranch Specific Planning Area (SPA) Plan project to comply with AB 3180, which
requires public agencies to adopt such programs to ensure effective implementation of
mitigation measures. This monitoring program is dynamic in that it will undergo changes
as additional mitigation measures are identified and additional conditions of approval are
placed on the project throughout the project approval process.
The Salt Creek Ranch Sectional Planning Area (SPA) Plan EIR is supplemental to' the Salt
Creek Ranch Annexation/General Development Plan Pre-Zone EIR (EIR 89-3, certified in
September 1990). A mitigation monitoring program was also prepared for EIR 89-3, and
measures that have not yet been implemented have been incorporated into this updated
mitigation monitoring program.
This monitoring program will serve a dual purpose of verifying completion of the
mitigation measures for the proposed project and generating information on the
effectiveness of the mitigation measures to guide future decisions. The program includes
the following:
. Monitoring team qualifications
. Specific monitoring activities
. Reporting system
. Criteria for evaluating the success of the mitigation measures
The Salt Creek Ranch SPA Plan project includes approximately 1200 acres of land in the
southern foothills of San Miguel Mountain, north of EastLake Technology Park and
northwest of Upper Otay Lake currently under the jurisdiction of the County of San Diego.
The project site is located in the northern portion of the 37 square mile Eastern Territories
as defined by the City of Chula Vista. All but 240 ~s in the extreme northeastern corner
of the project site are located within the City of Chula Vista's adopted Sphere of Influence.
Elevations on the project site range from approximately 550 feet above mean sea level
(AMSL) in the western portion of the site to over 1100 feet AMSL in the northern portion
of the property.
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The principal components of the Salt Creek Ranch SPA Plan include 2,662 residential
units, 380 acres of parks/open space, 31 acres of public facilities including two schools, a
fire station and a community purpose facility, and 36 acres of major roads on
approximately 1,197 acres. These project components are discussed in detail in the EIR
text.
The supplemental EIR environmental analysis, incorporated herein as reference, focused on
10 issues determined to be potentially significant by the City of Chula Vista. The
environmental analysis concluded that for all of the environmental issues discussed, some
of the significant and potentially significant impacts could be avoided or reduced through
implementation of recommended mitigation measures. The 10 issue areas are land use;
landform/aesthetics; hydrology; water quality; biological resources; cultural resources;
transponation and circulation; noise; public services and utilities; and offsite areas of
impact. Cumulatively adverse impacts were identified for landform/alteration and
cumulatively significant, unmitigable impacts were identified for water. With respect to the
offsite areas of impact, cumulatively significant, panially mitigable impacts were identified
for biology, specifically coastal sage scrub.
Those issue areas considered not to require further analyses beyond that discussed in EIR
89-3 include: conversion of agricultural land; geology/soils; air quality; fiscal; public
services including police protection, fire protection, schools, parks, gas and electricity;
public transit, library facilities and solid waste disposal; however, applicable mitigation
measures which require implementation during construction of the project have been
included in this program.
AB 3180 requires monitoring of only those impacts identified as significant or potentially
significant; the monitoring program for the Salt Creek Ranch project therefore addresses the
impacts associated with the issue areas identified above.
Miri~arion MonitorinQ Team
A monitoring team should be identified once the mitigation measures have been adopted as
conditions of approval by the Chula Vista City Council. Managing the team would be the
responsibility of the Mitigation Compliance Coordinator (MCC). The monitoring activities
would be accomplished by the Environmental Monitors (EMs), Environmental Specialists
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(ESs), and the MCC. While specific qualifications should be determined by the City of
Chula Vista, the monitoring team should possess the following capabilities:
. Interpersonal, decision-making, and management skills with demonstrated
experience in working under trying field circumstances;
. Knowledge of and appreciation for the general environmental attributes and
special features found in the project area;
. Know ledge of the types of environmental impacts associated with construction
of cost-effective mitigation options; and
. Excellent communication skills.
The responsibilities of the MCC throughout the monitoring effon include the following:
. Overall implementation and management of the monitoring program;
. Quality control of the site-d.evelopment monitoring team;
. Administration and preparation of daily logs, status repons, compliance repons
and the final construction monitoring repon;
. Liaison berween the City of Chula Vista, the Salt Creek Ranch developer, and
the applicant's contractors;
. Monitoring of onsite, day-to-day construction activities, including the direction
of EMs and ESs in the understanding of all permit conditions, site-specific
project requirements, construction schedules and environmental quality control
effon;
. Ensure contractor knowledge of and compliance with all appropriate permit
conditions;
. Review of all construction impact mitigations and, if need be, propose
additional mitigation;
. Have the authority to require correction of activities observed that violate project
environmental conditions or that represent unsafe or dangerous conditions;
. Maintain prompt and regular communication with the onsite EMs and ESs, and
personnel responsible for contractor performance and permit compliance.
The primary role of the Environmental Monitors is to serve as an extension of the MCC in
performing the quality control functions at the construction sites. Their responsibilities and
functions are to:
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a) Maintain a working knowledge of the Salt Creek Ranch pennit conditions,
contract documents. construction schedules and progress and any special
mitigation requirements for his or her assigned construction area;
b) Assist the MCC and Salt Creek Ranch construction contractors in coordinating
with City of Chula Vista compliance activities;
c) Observe construction activities for compliance with the City of Chula Vista
permit conditions; and
d) Provide frequent verbal briefings to the MCC and construction personnel, and
assist the MCC as necessary in preparing status reports.
The primary role of the Environmental Specialists is to provide expenise when
environmentally sensitive issues occur throughout the development phases of project
implementation and to provide direction for mitigation.
PrOmlm Procedural Guidelines
Prior to any construction activities, meetings should take place between all the panies
involved to initiate the monitoring program and establish the responsibility and authority of
the panicipants. Mitigation measures which need to be defined in greater detail will be
addressed prior to any project plan approvals in follow-up meetings designed to discuss
spedfic monitoring effects.
An effective reporting system must be established prior to any monitoring effons. All
parties involved must have a clear understanding of the mitigation measures as adopted and
these mitigations must be distributed to the participants of the monitoring effort Those that
would have a complete list of all the mitigation measures adopted by the City of Chula Vista
would include the City of Chula Vista, the Salt Creek Ranch developer. the MCC and the
construction crew supervisor. The MCC would distribute to each Envirorunental Specialist
and Environmental Monitor a specific list of mitigation measures that penain to his or her
monitoring tasks and the appropriate time frame that these mitigations are anticipated to be
implemented. In addition to the list of mitigations, the monitors will have mitigation
monitoring repon (MMR) fonns with each mitigation written out on the top of the form.
Below the stated mitigation measure, the form will have a series of questions addressing
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the effectiveness of the mitigation measure. The monitors shall complete the MMR and file
it with the MCC following their monitoring activity. The MCC will then include the
conclusions of the MMR into an interim and final comprehensive construction report to be
submitted to the City of Chula Vista. This report will describe the major accomplishments
of the monitoring program, summarize problems encountered in achieving the goals of the
program, evaluate solutions developed to overcome problems and provide a list of
recommendations for fUTure monitoring programs. In addition and if appropriate, each
EM, andlor ES will be required to fill out and submit a daily log report to the MCC. The
daily log report will be used to record and account for the monitoring activities of the
monitor. Weekly/monthly status reports, as determined appropriate, will be generated from
the daily logs and compliance reports and will include supplemental material (i.e.,
memoranda, telephone logs, letters). This type of feedback is essential for the City of
Chula Vista to conform the implementation and effectiveness of the mitigation measures
imposed on the project.
Actions in Case of Non-compliance
There are generally three separate categories of non-compliance associated with the adopted
conditions of approval:
. Non-compliance requiring an immediate halt to a specific task or piece of
equipment
. Infraction that initiates an immediate cornective action (no work or task delay).
. Infraction that does not warrant immediate corrective action and results in no
work or task delay.
In all three cases, the MCC would notify the Salt Creek Ranch contractor and the City of
Chula Vista, and an MMR would be filed with the MCC on a daily basis.
There are a number of options the City of Chula Vista may use to enforce this program
should non-compliance continue. Some methods commonly used by other lead agencies
include "stop work" orden; fines and penalties (civil); restitution; permit revocations;
citations; and injunctions. It is essential that all parties involved in the program undentand
the authority and responsibility of the onsite monitors. Decisions regarding actions in case
of non-compliance are the responsibility of the City of Chula Vista.
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The following text includes a swnmary of the project impacts. and a list of all the associated
mitigation measures. The monitoring effons necessary to ensure that the mitigation
measures are properly implemented are incorporated into the measures. All the mitigation
measures identified in the EIR are anticipated to be translated into conditions of project
approval. In addition, once the project has been approved and prior to its implementation.
the mitigation measures shall be funher detailed.
SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES
The following text includes a summary of the project impacts. a list of all the associated
mitigation measures and the monitoring effons necessary to ensure that the measures are
properly implemented. All the mitigation measures identified in the EIR are recommended
to be translated into conditions of project approval and are stated herein in language
appropriate for such conditions. In addition. once the Salt Creek Ranch project has been
approved and during various stages of implementation. the mitigation measures shall be
funher detailed by the designated monitors. City of Chula Vista. and the applicant.
Land Use
Surnman' of Impacts
Potentially significant land use impacts involve compatibility and potential health impacts
relative to use of the SDG&E easement as a trail. and the project's inconsistency with the
General Plan with respect to the provision of affordable housing.
Mio2ation Mea~tll"es
. The potential land use compatibility impacts relative to use of the SDG&E
easement as a trail shall be mitigated by coordination with SDG&E during all
phases of future planning. The applicant shall obtain a written agreement with
SDG&E to gain permission to use the easements. The agreement shall discuss
relevant issues including permissible uses, maintenance, and liability. This
agreement shall be obtained prior to tentative map approval.
. To mitigate potential health impacts associated with the proximity of residential
and trail uses to the high voltage transmission line. the applicant shall pull
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houses back away from the easement by a conservative distance (no standards
are available) and provide buyers of homes adjacent to the easement with a
white paper informing them of the current controversy concerning
electromagnetic fields, the applicant should also either move the proposed trail
away from the easement or post signs at regular intervals in both English and
Spanish alerting trail users of the potential risks.
. With respect to the potential impacts associated with provision of affordable
housing, the project applicant's affordable housing program shall be subject to
review and approval by the Planning Commission concurrent with SPA plan
approval.
The program shall be consistent with the following principles:
As determined by the 1991 Housing Element revisions, applicant will continue
to explore various methods to devote ten percent (10%) of the Salt Creek Ranch
units to affordable housing.
As provided by the Housing Element, the City of Chula Vista shall continue to
assist the applicant to fulfill the Housing Element affordable housing policy
through the following actions:
Seek State and Federal subsidies for moderate and low income housing.
(Chula Vista Housing Element, Part 2, page 24, 1985).
Consider the use of density bonuses consistent with State law. (Chula Vista
Housing Element, Part 2, page 24, 1985).
Consider exploration of experimental planning, design and development
techniques and standards to reduce the cost of providing affordable
housing. (Chula Vista Housing Element, Part 2,1985).
The applicant will prepare and implement an affirmative fair marketing program
(Chula Vista Housing Element, Part 2, 1985), including a marketing plan to
attract qualified buyers for non-market rate housing.
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Should it become infeasible, impractical or inappropriate to provide affordable
housing as detennined by the pending Housing Element revisions, the applicant
and the City shall consider alternative methods of achieving affordable housing
opportunities including, but not limited to the following:
Land Set Aside: An equitable donation of a building site which could be
made available to the County Housing Authority or other non-profit entity to
construct affordable housing.
Off-Site Proiects: Construction of an affordable housing project at an off-
site location, including consideration of renewal, rehabilitation and
preservation projects, and the provision of homeless assistance program.
In-Lieu Contributions: In-lieu conttibutions to be used to provide assistance
to other identified affordable housing effons. The contribution shall be
evaluated to ensure its adequacy in relation to achieving assistance
opportunities commensurate to the level of the original project requirement
The applicant will actively explore the panicipation of, South County
jurisdictions in non-profit housing agencies in the development, ownership and
management of affordable housing projects. The applicant will also assist these
non-profit effom to increase their ability to secure additional funding resources
to develop quality affordable housing.
Monitorin~
Mitigation monitoring of the above measures shall occur by appropriate City review and
approval as dictated in each measure (i.e., City Planning review and acceptance prior to
tentative map approval). The applicant shall provide a copy of the written agreement from
SDG&E to the City Planning Depanment prior to tentative map approval. The applicant's
affordable housing program shall be subject to review and approval by the Planning
Commission as a condition of project approval.
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Landform/Aesthetics
Summary ofImpacts
Development of Salt Creek Ranch will permanently alter the existing landform, rural
character, and visual quality of the project site. Potentially significant visual impacts
anticipated with the development of Salt Creek Ranch include impacts to residents to the
south and southwest of the project site, impacts to Chula Vista Greenbelt users including
the Upper Dtay Reservoir, impacts to scenic highway users, and offsite visual impacts
associated with EastLake Technology Park, the Dtay Water District reclamation facilities,
and the Upper Dtay Reservoir.
Mjti~ation Measures
Project development will require the implementation of all design guidelines concurrent
with the SPA Plan and subject to further review and approval by the Design Review
Committee (DRC). The guidelines which are contained within the SPA Plan are
summarized below:
. Gradin~: In addition to incorporation of the requirements of the Chula Vista
Municipal Code and other applicable city policies, graded areas are to be
contoured to blend with natural landform characteristics and minimize
disruption of the natural topography. A balance between cut and fill shall be
maintained, and all grading and drainage system plans shall be prepared under
the direction of a licens~ civil engineer. Final grading plans shall be reviewed
by the City of Chula Vista Planning Department to determine whether large cut
and f1ll slopes would impact views of open space areas from residences and/or
scenic highways, and areas of high sensitivity such as the ridgeline and canyons
in Sub-area 3 shall be subject to further review by the DRC.
. Landscape: Plant materials shall be organized to provide buff~ring, transition,
and slope stabilization between land uses and Slrccts, and between development
and open space areas. Manufactured slopes adjacent to habitat enhancement
areas shall be landscaped with vegetation consistent with the Habitat
Enhancement Plan. Landscaping and irrigation standards shall conform with
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the City of Chula Vista Landscaping Manual, subject 10 further review and
approval by the DRC.
. Scenic Hi~hwavs: In accordance with the design guidelines, all homes abutting
the scenic highways (East H Street and Hunte Parkway) shall be set back from
the right-of-way a variable distance and landscaping shall be intensified to
buffer views of buildings. Any long distance views available from the scenic
highway shall be protected, and all signs within the viewshed of the scenic
highway shall be subject to further review by the DRC.
Monitorini
The City of Chula Vista Design Review Committee will review, approve, and monitor all
project design guidelines, including grading, landscaping, fencing, signing, and scenic
highway plans during all phases of development
Geolog)'ISoils
Summarv of ImDacts
Geotechnical constraints to development onsite include difficulty in rock excavation; soil
and topsoil removal; and slope instability. Seismic ground acceleration potential exists,
typical of the area.
Miriiation Measures
The following measure is in reference to detailed recommendations from the GeoSoils
February 1988 and August 1988 reports. The reports are on file at the City Planning and
Engineering Departments.
.
Conclusions and recommendations of the February 1988 and August 1988
GeoSoils reports, pages 23 through 42, and 24 through 39, respectively, shall
be adhered to in accordance with City procedures, subject to approval of the
City Engineer prior to any tentative map approvals. Recommendations therein
cover the following topics, actions and potential impacts: ripping. soil
removals, slope stability/grading, erosion control, sub-surface water c.ontrol,
/" -/,)~
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eanhwork grading and balancing, soil expansion, slope design, grading
guidelines, foundation recommendations, retaining wall design, graded slope
maintenance and planting, and procedures for grading plan review.
Monilorine-
Implementation of the above geotechnical measure shall be verified by City review of future
tentative maps, which are subject to City Engineer approval. Subsequent geotechnical
work shall delineate specific grading and similar onsite monitoring activities to be
conducted during project grading and construction by a qualified geologist.
Hydrology
SummarY of Impacts
The increase in impervious surface as a result of the proposed project would increase
runoff flow rates downstream.
Mitigation Measures
To ensure that there are no hydrologic impacts, the following measures shall be
implemented:
. For Basin A, development drainage shall be routed to road crossing points for
outlet into the natural channel flow. Structure types to convey stream flows
under access roads would be determined prior to Final Map approval.
. Within Basin B, there are two Salt Creek crossing points, East H Street and a
northern access road. The East H Street crossing shall incorporate a suitable
drainage structure which will accommodate the proposed trail system. The type
and sizing of this drainage system shall be determined prior to Final Map
approval. The nonhern structure shall be determined prior to Final Map
approval. Developed areas would be drained via storm drain systems to outlet
points adjacent to Salt Creek.
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. A low flow pump diversion system will be constructed to transport dry weather
flows out of Basin A (Upper Otay Lake Basin) and discharge them into
Basin B (Salt Creek Basin). This low flow diversion system will be designed
for 137 gpm.
. A storm drain system shall be constructed within future Lane Avenue to convey
runoff within Basic C to existing facilities constructed by the EastLake I project.
The type of sizing of this system would be determined prior to Final Map
approval.
. Drainage facilities and energy dissipators shall be constructed in accordance
with the approved hydraulic analysis and shall be in place and functioning prior
to completion of the grading operation.
. Development of the subject project must comply with all applicable regulations
established by the United States Environmental Protection Agency (EPA) as set
forth in the National Pollutant Discharge Elimination System (NPDES) permit
requirements for urban runoff and storm water discharge.
Monitorin~
Implementation of the above measures shall be guaranteed by City review of the required
analysis and drainage plans, which are subject to the City Engineer's and City Landscape
Architect's approval prior to tentative map submittal acceptance. The City will ensure
conformance with all applicable City flood control, Otay Water District and State Regional
Water Quality Control Board regulations prior to issuance of grading permits. Detailed
monitoring (field) measures for the construction period shall be delineated at the
subdivision level.
Water Quality
Summarv of Imnacts
Project development would create potential water quality impacts to downstream areas and
the adjacent Upper and Lower Otay Reservoir.
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Miri\!arion MeasllTes
. The project shall be subject to review and approval by the State Department of
Health Services (DHS). The project shall implement mitigation measures as set
by DHS prior to issuance of any grading permit
. Prior to or concurrent with Final Map approval, a diversion ditch plan, or other
acceptable plan to handle drainage to the Otay Drainage Basin, shall be prepared
and approved by the City of Chula Vista and DHS. The plan shall analyze the
possibility of sewage system failures; effects of increased levels of nutrients
salts and pesticides from landscaping and irrigation; and effects of petroleum
products from surface street runoff. Additional environmental analysis may be
required based on the specific drainage ditch or other plans. Design of these
plans shall also consider providing additional capacity for concurrent or future
development
. The project applicant shall conduct an onsite mitigation monitoring program to
establish baseline data for runoff from the project site. This monitoring
program will be continued until 400 units in the sub-basin have been
constructed in the sub-basin.
. The project proponent shall submit a erosion control plan prepared by a
registered civil engineer and a registered landscape architect in accordance with
City of Chula Vista design standards. The plan shall be approved prior to
issuance of grading permits and shall include placement of sandbags, temporary
sediment basins, and an erosion control maintenance plan.
. The project proponent shall submit a storm drain plan prepared by a registered
civil engineer in accordance with City of Chula Vista design standards. The
plan must be approved prior to the issuance of grading permits and shall include
pennanent erosion control facilities.
. Development of the subject project must comply with all applicable regulations
established by the United States Environmental Protection Agency (EPA) as set
forth in the National Pollutant Discharge Elimination System CNPDES) permit
requirements for urban runoff and storm water discharge.
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Monitorinv
Mitigation monitoring of the above measures shall occur by appropriate City staff review
and approval. Specific, onsite field mitigation monitoring requirements and activities shall
be established prior to any on site grading permits or tentative map approvals.
Biological Resources
Summa~ of Impacts
PToject development will significantly and directly impact riparian wetlands, native
grassland and coastal sage scrub habitat, and the California gnatcatcher and cactus wren,
both sensitive species. Construction practices and long-term urban activities also present
secondary threats to adjacent and/or sensitive non-developed areas.
Miti(!ation MeasUTes
. The project applicant shall comply with the measures outlined in the Habitat
Enhancement Plan prepared for the Salt Creek Ranch project during all stages of
development.
. A spring (May-June) survey of the native grassland habitat onsite (Subarea 3)
shall be conducted to determine the presence/absence and abundance of
sensitive plant species that could be expected to occur in this habitat prior to
approval of grading plans. The sensitivity of the loss of native grassland habitat
shall be determined after the results of this survey are provided to City staff.
. The developer shall agree to participate in a regional multi-species coastal sage
scrub conservation plan. If, prior to approval of the grading plan for areas lOa,
lOb. and 11 (which are identified as the three easternmost "L" areas on
Figure R-I of the Final EIR), an acceptable off-site regional wildlife corridor
linking San Miguel Mountain with the Upper Otay Reservoir has not been
adopted as part of the conservation plan, then development of the 17 acre
R-L development area in the eastern portion of the property shall not occur and
a reconfiguration of the northeastern R-L area to provide a wider open space
area for a regional wildlife corridor shall be implemented. The width of the
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open space area shall be sufficient to ensure long-term viability of the wildlife
corridor. This condition shall also be applied to conditions of the Tentative
Subdivision Map.
. Selective grading shall be required and enforced, i.e., only areas immediately
subject to development should be graded.
. Grading shall be prohibited during the rainy season (November through
March).
. Erosion prevention measures such as fences, hay bales, and/or detention basins
shall be onsite during development and in place prior to construction.
. Manufactured slopes and disturbed grassland in open space areas shall be
revegetated with native scrub species found in the area. Revegetation of these
areas would have the benefits of potentially providing habitat for the California
black-tailed gnatcatcher, increasing the quality of the riparian buffer in selected
areas, and reducing the probability of nonnative landscaping materials invading
natural habitats. Species suitable for this revegetation include the following:
Anemisia califomica
EriogolUU11 fascicularwn
Lotus scoparius
Salvia mellifera
Salvia apiana
Haplopappus venetus
Eschscholzia ca1ifornica
Lupinus spp.
California Sagebrush
Aat-topped Buckwheat
Deerweed
Black Sage
White Sage
Goldenbush
California Poppy
Lupine
.. The coastal sage scrub revegetation areas shall be effectively hydroseeded,
followed by a tackified straw mulch. Materials and seed mixes may be changed
only with the approval of the project biologistlhorticulturisl.
. This habitat shall be irrigated as needed for the first year to accelerate
establishment and coverage. The hydroseeding shall be completed in the
summer, if possible, so as to establish cover prior to the rainy season. A
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number of annual species are included in the hydroseed mixture (California
poppy and lupines) to provide color to the slopes. The species should reseed
themselves yearly.
General Recommendations
hnplementation of the following recommendations will buffer and protect sensitive wetland
and upland habitats and the wildlife therein, and prevent further degradation of the habitat
during and after the construction process.
Construction Practices: Additional loss of habitat could occur from the u~e of heavy
equipment in wetland areas, on- and offsite. Nonsensitive construction practices resulting
in additional impacts to wetland vegetation would increase the total wetland impact acreage,
and, ultimately, the amount of mitigation required. hnpacts to wetland vegetation adjacent
to the grading areas would be reduced by adherence to cenain construction practices, as
outlined below.
. Heavy equipment and construction activities shall be restricted to the grading
areas to the greatest degree possible in order to reduce direct impacts to wetland
habitat. Construction of cut and fill slopes, and equipment used for this
construction, will be kept within the limits of grading. Prohibited activities in
the wetland habitat include staging areas, equipment access, and disposal or
temporary placement of excess fill. Construction limits and wetland habitat
shall be flagged by a qualified biologist. Construction activities shall be
monitored by an onsite inspector to ensure that grading activities do not affect
additional acreage. Any unauthorized impacts cause by construction operations
would reQuire that the contractor replace all habitat to its original condition, with
wetland habitat potentially being restored at greater that a 1: 1 ratio.
. Fueling of equipment shall not occur in any portion of the site near the
intermittent stream.
. Areas designated as natural open space shall not be grubbed, cleared, or graded,
but shall be left in their natural state.
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. To ensure that contractors are fully aware of specific restrictions of the project,
such as staging areas, limits of fill, no vehicle zones, and other appropriate
regulations, information shall be clearly shown on the construction plans.
Contractors shall be fully aware of the sensitivities and restrictions prior to
bidding.
Qpen Snace: The primary means of mitigating significant impacts to biological resources is
the preservation of a system of open space which encompasses the most valuable habitat or
sensitive species onsite. Designation of open space is an initial step in preservation of the
sensitive resources therein. The integrity of open space must also be preserved through
adherence to responsible construction practices, as outlined above, and the exclusion of
cenain post-construction activities.
The following measures are provided to minimize the effects of the development in natural
open space areas subsequent to construction activities:
. In the event that a fire or fuelbreak is deemed necessary, plant species used in
this area shall be noninvasive, so as to reduce impacts to remaining native
vegetation. Suitable species from a biological standpoint would be low
growing, moderately fire-retardant, native species such as prostrate coyote bush
(Baccharis piluJaris var. piluJaris).
. No clearing of brush shall be allowed outside the fire or fuel break, and no
fuelbreak clearing will be allowed in sensitive habitat areas. In general, the
limits of the fuelbreak will be measured from the building pads. The width of
the fuel break may be reduced by the use of low-growing, fire-retardant species
(see above measure).
. Plants in riparian and/or natural areas within the project's boundaries shall not
be trimmed or cleared for aesthetic PllIJlOses.
. Revegetation of cut slopes external and/or adjacent to natural open space shall
be accomplished with native plant species which presently occur onsite or are
typical for the area. Suitable species include California sagebrush (Artemisia
californica), flat-top buckwheat (EriogonumfascicuJatwn ssp.fasciculatum),
black sage (Salvia mellifera), and San Diego sunflower (Viguiera laciniata). If
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this area is hydroseeded, measures shall be taken to ensure the exclusion of
nonnative. weedy species from the mixture.
. Fencing shall be installed as feasible and acceptable to the City around the
natural open space area to prevent adverse impacts to biological resources from
domestic pets and human activity. An alternative would be the planting of
barrier plant species that would discourage pedestrian activity into open space
areas. Nonnative species would not be acceptable as barrier plantings within
open space areas. No active uses shall be planned in the open space easements,
including building structures or construction of trails through this area. .
. Landscaping around buildings shall utilize noninvasive exotic species or
preferably, native plant species found in the area. Species present onsite. such
as desert elderberry (Sambucus mexicana) and California buckwheat, would be
suitable for planting.
. The City of Chula Vista shall assure the long-term conservation of remaining
native habitat onsite (wetlands and uplands) by dedicating these areas as part of
a natural open space easement. The City shall place an open space easement in
this acreage which would eliminate future building activity and, in effect, set
this area aside for the preservation of wildlife. Additional trails or recreational
facilities which would promote pedestrian activity in open space areas at the
expense of wildlife shall not be constructed.
Monitorin~
hnplementation of the above measures shall be verified by City review and approval of the
tentative and final maps, habitat enhancement plan. specific mitigation plan. landscape plan.
and construction plans and by monitoring by the City's environmental consultant. The
native grassland spring survey shall be completed by the applicant's biological consultant
prior to grading plan approval. Detailed field monitoring measures for the construction
period shall be delineated at the subdivision level and shall be performed by the City's
environmental consultant.
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Cultural Resources
SummarY ofImpacts
Development of Salt Creek Ranch will directly impact 16 of the 18 important archaeological
and historical sites within the project area. Portions of six of those sites, and one additional
site are also at risk of indirect impacts due to project development The site also possesses
a high potential for the existence of significant paleontological resources.
Mine-ario" Measures
. Mitigation of impacts for important cultural resources will be achieved through
either avoidance or by a data recovery program. Avoidance could include
capping sites with 2 feet of fill and incorporating them into the Salt Creek Park
System (Chula Vista Greenbelt).
. If avoidance of imponant prehistoric archaeological resources cannot be
achieved, a data recovery program to mitigate development impacts shall be
conducted, including, where necessary, surface collection and mapping of
artifacts, a phased data recovery program, and monitoring. This phased
approach shall employ a random sample in conjunction with a focused
inventory for features (i.e., hearths). The data recovery program shall be in
accordance with a regional approach for all prehistoric sites within Salt Creek
Ranch, Salt Creek I and EastLake m, thereby allowing a comprehensive
understanding for these sites. This regional understanding would also be in
agreement with the Bonita-Miguel Archaeological District within which CA-
SDi-4,530/W-643 falls.
. The data recovery shall follow the Advisory Council's guidelines as defined
within Treattnent of Archaeological Properties. A Handbook (ACHP 1980).
The treattnent plan shall be oriented to address local and regional research
questions and clearly identify the methods to be used to address the research
questions. Research questions to be addressed are listed in ERCE's June 1989
Salt Creek Ranch Cultural Resource Evaluation on file at the City of Clula Vista
Planning Departtnent.
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. To ensure that potentially imponant historic archaeological resources assumed
to be present at the eight locales listed above are not adversely affected, a
program to include monitoring of grading activities with the possibility of data
recovery is recommended. This program shall provide for excavation,
recording and collection of resources if significant features, such as privies or
trash deposits, are located during grading. This program shall include analysis
of-recovered artifacts in relation to an approved research design and a repon of
findings.
. Indirect impacts may occur to four historic sites located adjacent and exterior to
the project boundary (H-ll, H-IS, H-16, H-17). Fencing of project
boundaries and strict avoidance of off-site impacts in these areas shall occur.
. Prior to issuance of a mass-grading permit the developer shall present a letter to
the City of Chula Vista indicating that a qualified paleontologist has been
retained to carry out resource mitigation. (A qualified paleontologist is defined
as an individual with an MS or PhD in paleontology or geology who is familiar
with paleontological procedures and techniques.
. A qualified paleontologist and archaeologist shall be at the pre-grade meeting to
consult with the grading and excavation contractors.
. A paleontological monitor shall be onsite at all times during the original cutting
or previously undisturbed sediments of the Otay Formation to inspect cuts for
contained fossils (the Otay Formation occurs generally above 680 feet
elevation). The Sweetwater Formation shall be monitored on a half-time basis.
Periodic inspections of cuts involving the Santiago Peak Volcanics shall be
conducted in accordance with recommendations of the qualified paleontologist.
(A paleontological monitor is defined as an individual who has experience in the
collection and salvage of fossil materials. J'he paleontological monitor should
work under the direction of a qualified paleontologist)
. In the event that well-preserved fossils are discovered, the paleontologist (or
paleontological monitor) shall be allowed to temporarily direct, diven, or halt
grading to allow recovery of fossil remains in a timely manner. Because of the
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potential for the recovering of small fossil remains such as isolated mammal
teeth, it may be necessary to set up a screen-washing operation on the site.
. Fossil remains collected during any salvage program shall be cleaned, soned,
and cataloged and then with the owner's permission, deposited in a scientific
institution with paleontological collections. such as the San Diego Natural
History Museum.
Monitorin~
..
A qualified archaeologist and a qualified paleontologist shall be retained onsite to monitor
and/or perform the mitigation measures outlined above. The developer shall present a letter
to the City of Chula Vista as verification of the above prior to issuance of a grading permit
Transportation and Circulation
Summ~ of Impacts
The Salt Creek Ranch project will generate approximately 31,290 new daily vehicle trips
with 2,777 trips expected during the morning peak hour and 2,986 trips expected during
the afternoon peak hour.
Miti!!ation Measures
Improvements necessary as a result of Salt Creek Ranch project implementation include:
Scenario 1 (with Phase I and Proctor Vallev Road lJnn3ved)
. The project applicant will construct East "H" Street through the project to
ultimate four-lane major street standards, consistent with the City of Chula Vista
design criteria.
. The project applicant will construct Hunte Parkway to ultimate four-lane major
street standards through the project and offsite south to Telegraph Canyon
Road, consistent with the City of Chula Vista design criteria.
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. The project applicant will construct Lane Avenue as a Oass n collector from
East "H" Street to meet existing improvements at its current terminals in the East
Lake Business Parle, consistent with the City of Chula Vista's design criteria.
. At the discretion of the City Traffic Engineer, the project applicant will install
traffic signals or bond for future installation at the following intersections:
East "H" Street/Lane Avenue
East "H" StreetlHunte Parkway
Lane Avenue/felegraph Canyon Road
Hunte Parkway/felegraph Canyon Road
. The project applicant will implement transponation demand management
strategies, including provisions of transit service and bus stops in order to
reduce the peak hour demand on the street network.
. Reduce the development potential of Phase 1 by 120 dwelling units. This
reduction will result in an acceptable level of service (LOS D) of the intersection
of East "H" Street and Hidden Vista Drive.
. The project applicant will construct a two-lane roadway between Salt Creek 1
and Salt Creek Ranch to connect East "H" Street
Scenario 2 {with Phase I n. and III and State Route 125\
. The project applicant will implement all the measures described under Scenario
1 previously.
. The project applicant will construct State Route 12S as a four-lane roadway
between East "H" Street and State Route S4 with enhanced geometrics at the
intersections.
Monitnrin~
The project's participation in the ECYTPP and the appropriate traffic mitigation, as required
by the above measures, shall be confumed by City review of subsequent SPA Plan and
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other applications. Traffic monitoring occurs on a citywide basis as dictated by the City
Traffic Engineer; it is recommended that critical intersections identified in this EIR be
monitored at least twice per year and preferably more frequently in order to determine
specific implementation schedules of required improvements and to identify any other
potential problem areas.
Noise
Summarv of Impacts
Noise modeling of Salt Creek Ranch buildout conditions indicated that noise levels will
exceed 70 dBA Ldn in some portions of the project area and will exceed the 65 dBA Ldn
standard in several areas. Noise levels in excess of 65 dBA Ldn in outdoor living spaces
are considered significant and require mitigation. In addition, multifamily residences
located in an area on the project site where the future exterior noise level is expected to
exceed 60 dBA Ldn will require an interior acoustical analysis.
Miti~ation Measures
. The noise impact on the residences along East ''H'' Street roadway segments
shall be mitigated by the placement of a solid wall or a wall/berm combination
on the building pads at the top of the slopes adjacent to East "H" Street. The
walls must be of solid masonry construction with a material weight of at least
3.5 pounds per square foot which would not allow any air spaces along their
entire length and shall be constructed by the applicant prior to first occupancy
approval.
. Each noise wall or wall/berm combination shall be placed on the building pads
at the top of the slope between the residences and the roadway and shall be 5
feet high. The end of each noise wall must wrap around the building pad
enough to block the line of sight from all points in the exterior living space to
any portion of the impacting roadway.
. Even with the incorporation of the above mitigation measures, exterior noise
level WIder buildout conditions will continue to exceed 60 dBA Ldn on portions
of the project site. Therefore, in accordance with the standards set by Title 24,
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an interior acoustical study will be required for all multi-family units proposed
for the site. The applicant shall provide the City verification that the units
comply with the Title 24 standards prior to issuance of building permits.
Possible mitigation measures to reduce interior noise levels below the
45 dBA Ldn interior noise standard may include, but are not restricted to,
mechanical ventilation and closed window conditions.
Monitnrin~
A qualified acoustical engineer shall conduct the noise analysis to the satisfaction of the
City of Chula Vista prior to occupancy, to ensure noise levels are within the City's
thresholds. The recommendations of these noise studies shall be incorporated into the final
project design where applicable.
Air Quality
Summar\' of Impacts
Project traffic will contribute to cumulatively significant regional air quality impacts.
Because the project was not incorporated into regional growth forecasts and air quality
attainment plans, project emissions will constitute a cumulative impact contribution.
Project traffic will contribute to cumulatively significant local air quality impacts on four
street segments, projected to operate at an unacceptable level (LOS D or worse) under
future cumulative traffic conditions. Local short-term air quality impacts will result from
grading activities and construction equipment.
Miti~ation Mea~ures
The project will incorporate traffic flow improvements (e.g., road construction), and will
identify bicycle routes and bus stops at the SPA Plan and subsequent stages of planning.
Most intersections affected by the project would be maintained at LOS C or better, although
four street segments would operate at LOS D or worse.
The following measures shall be adhered to, subject to approval by the City, to reduce
short-term pollutant emissions:
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. Heavy-duty construction equipment with modified combustion/fuel injection
systems for emissions control shall be utilized during grading and construction.
. Watering or other dust palliatives shall be used to reduce fugitive dust;
emissions reductions of about SO percent can be realized by implementation of
these measures.
. Disturbed areas shall be hydroseeded, landscaped, or developed as soon as
possible and as directed by the City to reduce dust generation.
. Trucks hauling fill material shall be properly covered.
. A 20 mile-per-hour speed limit shall be enforced on unpaved surfaces.
Monitorin~
The required activities and use of equipment shall be monitored by the City's environmental
consultant on an irregular basis. The monitor will confirm, via the mitigation monitoring
report, that appropriate equipment is used; that watering occurs; that landscaping occurs
immediately after grading completion; that trucks are covered; and that speed limits onsite
are enforced. Implementation of traffic flow improvements and bicycle routes and bus
stops shall be conflI'lJ1ed by City review of SPA Plan and tentative maps, subject to City
approval.
Public Services/Utilities
SummarY of Impacts
The project will create an increase in demand for public services including water, sewer,
police, fire protection, schools, parks/recreation, public transit, and library services. The
project will also create an increase in demand and impact on utilities and non-renewable
energy resources such as gas and electric service.
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Water
Miti~ation Mea~ures
.
Prior to approval of Final Map, the Master Plan of Water for Salt Creek Ranch
shall be approved by the City Engineer and OWD. Further, this plan shall be
revised to include a discussion of implementation and phasing, and participation
in the water allocation program and TSF fmancing for this project and other
projects in the OWD Master Plan service area..
.
The exact locations for the proposed pump station and 3 million gallon reservoir
to serve the 1296 Zone shall be determined prior to approval of Final Map.
.
Prior to issuance of building permits, the project site shall either be annexed by
the OWD into Improvement District No. 22, or a new improvement district shall
be established for the project area. In addition, the project developer shall
obtain written verification from OWD at each phase of development that the tract
or parcel will be provided adequate water service.
.
The developer shall participate in whatever water conservation, no net increase
in water consumption, or fee off-set program the City of Chula Vista has in
effect at the time of building permit issuance.
.
The project proponents shall, if feasible, negotiate an agreement with OWD to
commit to use of reclaimed water at the earliest possible date so that OWD can
ensure that an adequate supply is available. If such an agreement is pursued, all
documentation shall be subject to site-specific environmental analysis, and shall
conform to the applicable regulations of the City of Olula Vista, Regional Water
Quality Control Board and the State Department of Hea1th.
.
Water conservation measures for onsile landscaping and for maintenance of
roadside vegetation shall be created and implemented by the project proponent,
in coordination with the City Public Works Department and in consultation with
OWD or other qualified water agency/organization. Conservation measures are
recommended by the State Resources Agency Department of Water Resources,
and include but are not limited to planting of drought tolerant vegetation and the
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use of irrigation systems which minimize runoff and evaporation loss (see also
following measure).
. The following water conservation measures should be provided; implementation
shall be approved prior to issuance of certificates of use and occupancy;
a) Low-flush toilets (Section 17921.3, Health and Safety code).
b) Low-flush showers and faucets (California Administrative Code, Title 24,
Par 6. Article I, nO-I406F).
c) Insulation of hot water lines in water recirculating systems (California
Energy Commission).
Monitorin~
The developer shall obtain a will-serve letter from OWD prior to the issuance of building
permits for each phase of development. The Master Plan for Water and Reclaimed Water,
and the Water Conservation Plan shall be approved by the City and OWD prior to Final
Map approval. Water conservation measures shall be implemented prior to the issuance of
use and occupancy permits.
Wastewater
Miti~ation Measures
. Prior to approval of Final Map, the Master Plan of Sewerage for Salt Creek
Ranch shall be approved by the City Engineer. Funher, this plan shall be
revised to include a discussion of funding and implementation/phasing in
relation to this project and other associated project's phasing in the area.
. Interim and ultimate capacity in the Telegraph Canyon Interceptor shall be
determined prior to approval of Final Map.
. Ultimate capacity of the Salt Creek Interceptor shall be determined prior to
approval of Final Map.
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. A storm water diversion plan shall be prepared that will protect the Upper and
Lower Otay reservoirs from sewage contamination, as discussed in Section 3.4
of the EIR; Water Quality.
. The project shall be subject to payment of waste water development fees (to
fund trunk sewer and other upgrades) or equivalent proponionate facility
financing mechanism identified by the City, when adopted. Payment shall
occur prior to issuance of building permits or earlier.
Monitorin2'
The Wastewater Master Plan shall be approved by the City prior to the approval of the Final
Map. The project applicant shall pay wastewater development fees (or an equivalent
financing mechanism identified by City) prior to the issuance of building permits.
Police Protection
Mitil!ation Measures
. The project is subject to adherence to City threshold standards and criteria for
police protection service. The project applicant shall contribute to the General
Fund.
Monitorin~
The City shall ensure that the police threshold standards would be met prior to the issuance
of building permits.
Fire Protection
MitiQ:ation Mea~ures
. Prior to approval of the project SPA Plan, the flTe station location for CV#4
shall be approved by the CVFD.
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. The project shall adhere to General Plan threshold standards and criteria for fire
protection service.
Morntonn~
The fire station site shall be approval by the CVFD prior to Fmal Map approval. The City
shall ensure that the fire protection threshold standards would be met prior to the issuance
of building permits.
Schools
Miti~ation Measures
. The project shall adhere to General Plan threshold criteria regarding school
facilities and services.
. Prior to Final Map approval, the project proponent shall provide documentation
confirming elementary school site locations and CVCSD approval of school
locations on Salt Creek Ranch. This approval shall entail site location, size and
configuration of schools, with provisions for access and pedestrian safety to the
satisfaction of CVCSD. Funding shall also be addressed and conf1TIl1ed in
accordance with CVCSD procedures.
. Prior to Final Map approval. the project proponent shall provide documentation
to the City confirming satisfaction of SUHSD facility funding requirements to
offset Salt Creek Ranch student generation impacts. Funding would likely be
satisfied via formulation of a Mello Roos CFD or other means acceptable to
SUHSD.
. Prior to issuance of any building permits on Salt Creek Ranch, the proponent
shall obtain wrinen verification from CVCSD and SUHSD (will-serve leners)
that adequate school facilities and associated fmancing will be provided for
project generated students.
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Monitorin V
The City shall ensure that the school threshold standards would be met prior to the issuance
of building permits. Mitigation monitoring shall occur as dictated in each mitigation
measure above.
Parks, Recreation and Open Space
Mitivation Measures
. The project shall adhere to General Plan 1breshold Standards.
. The project shall comply with the City Local Park Code requirements.
. The project SPA Plan shall further define the boundaries, acreage and manner
of open space preservation (e.g. dedicated open space; preservation easements)
on the Salt Creek Ranch property in a form and manner acceptable to the City
Parks and Recreation Department and Planning Department
Monitorin~
The City Parks Department shall ensure that the park threshold standards and Local Park
Code requirements would be met and that adequate open space preservation would be
provided prior to Final Map approval.
Gas, Electricity, Energy
Mitigation Measures
. The project shall, to the extent feasible and to the satisfaction of the City,
provide the following:
Encourage the use of public transit by providing bus loading zones at key
locations onsile; and facilitate non-vehicular travel by incorporating bicycle
and pedestrian trails onsi Ie.
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Implement efficient circulation systems including phased traffic control
devices.
Adhere to uptiotM TItle 24 building conslIUction and design standards.
Install landscaping that provides afternoon shade, reduces glare, encourages
summer breezes, discourages winter breezes.
Minimize reflective and heat absorbing 1andscapes.
Reserve solar access and implement passive solar systems.
Develop dwellings on small lots to decrease indoor and outdoor heating and
lighting requirements.
Install energy efficient appliances in residential developments.
Limit strict lighting and install energy efficient lights.
Demonstrate energy conservation practices.
Use appropriate building design, orientation, landscaping and materials to
maximize passive solar heating and cooling, and construct energy-efficient
structures, subject to approval of the DRC, Building and Housing
Department, and Planning Department
. The recreational uses proposed for the SDG&E easement in the site's nonheast;
uses shall be subject to the approval of the City and SDG&E.
MonitorinQ
The project applicant shall demonstrate adherence to the energy conservation practices
delineated above to the satisfaction of the City prior to Precise Plan approval; provision of
the bus loading zones, trails, and other design practices shall be approval at the tentative
map level while lighting systems, appliances, and solar energy systems shall be approved
prior to issuance of cenificates of use and occupancy. The recreational uses in the SDG&E
easement shall be approved by the City and SDG&E prior to Final Map approval.
Public Transit
Mitivation Measures
. Prior to fmal site plan approval, the developer shall consult with City Planning
and City Transit staff regarding location of transit facilities (i.e., bus stops)
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onsite. Should there be a need for such facilities, site design shall provide for
said facilities, subject to review and approval by the City.
Monitorin~
Monitoring shall occur as dictated in the above mitigation measure.
Library Facilities
Miti~ation Mea~lll"e~
. The project applicant shall adhere to General Plan library thresholds, and shall
participate in any funding programs created for fmancing of a library facility
(Le., developer fees, Mello-Roos Community Facilities District for Salt Creek
Ranch, etc.) to serve the vicinity, as deemed appropriate by the City.
Monitorin~
The City shall ensure that the project will meet the library threshold standards and that the
project will participate in library funding. as deemed appropriate by the City, prior to the
issuance of building permits.
Offsite Areas of Impact
Biological Resources
Su~ of Imnacts
Hunte Parkway. Approximately 13.8 acres of habitat would be impacted. Additional
impacts from the construction corridor would total 19.7 acres. Because a detailed
alignment has not yet been determined, any proposed impacts to disturbed wetlands would
be considered significant. The exact amount of impact to each habitat is unknown at this
time.
East "H" Street. The construction of this roadway would result in the loss of
approximately S.O acres of high quality coastal sage scrub and is considered significant.
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Additional impacts from the construction corridor would total 6.0 acres of coastal sage
scrub. Potential impacts to coast barrel cactus and California gnatcatcher are considered
significant.
ReservoirlWaterline. Construction of the reservoir and waterline would significantly
impact 30.7 acres of burned coastal sage scrub. This includes 7.1 acres for the SISO-foot
long access road and 23.6 acres within the construction corridor. The access road would
result in significant impacts to Cleaveland's golden star.
Miti~tion Measures
Hunte Parkway
. To mitigate potential impacts to disturbed wetlands to below the level of
significance, enhancement of riparian habitat at a 1: 1 ratio to any impacted
wetlands shall be implemented. This mitigation acreage shall be added to the
mitigation acreage for the Salt Creek Ranch development and incorporated into
the habitat enhancement plan (RECON 1991). Prior to construction, a 1603
Streambed Alteration Agreement must be obtained from the California
Department ofFish and Game.
East "H" Street
. To mitigate the loss of 11.0 acres of coastal sage scrub and impacts to
California gnatcatcher to below the level of significance. a strategy of avoidance
and habitat enhancement shall be implemented. To avoid impacting the full
11 acres. the construction corridor could be restricted down from 100 feet on
each side of the roadway to a smaller area. The avoidance should reduce
impacts to the gnatcatcher territory to below 6.2 acres. This would retain the
territory and reduce the impact to the gnatcatcher to a level of non-significance.
All remaining impacts would require enhancement of coastal sage scrub at a
ratio of 1:1. The mitigation site shall be at a nearby location and connected to a
larger area of planned open space. The mitigation acreage shall be added to the
mitigation acreage for the Salt Creek Ranch development and incorporated into
the habitat enhancement plan (RECON 1991).
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. To mitigate impacts to coast barrel cactus to below the level of significance, a
strategy of avoidance and preservation shall be implemented. To avoid impacts
to as many individuals as possible, the construction corridor could be restricted.
The remaining individuals that would be impacted should be preserved via
transplantation into open space. A detailed preservation plan should be
designed by a qualified biologist/honiculturist, who would assist in site
selection, implement a S-year monitoring plan, and submit regularly scheduled
reports to the City of Chula Vista.
. To mitigate impacts to Otay tarplant to below the level of significance,
avoidance of the population to greatest extent feasible shall occur. The
alignment of the roadway shall avoid the northernmost portion of the site and
the construction corridor shall be restricted in this area.
Reservoir/W aterline
. To mitigate the loss of 30.7 acres of burned coastal sage scrub to below the
level of significance. a combination of avoidance and habitat enhancement shall
be implemented. To avoid impacts to the full 30.7 acres, the construction
corridor shall be restricted. All remaining impacts would require habitat
enhancement of nearby burned coastal sage scrub at a ratio of 1:1. This
mitigation acreage shall be added to the mitigation acreage for the Salt Creek
Ranch development and incorporated into the habitat enhancement plan
(RECON 1991).
. To mitigate impacts to San Diego golden star to below the level of significance,
avoidance of the population to the greatest degree feasible shall be implemented.
The alignment shall remain in the currently proposed position and the
construction corridor shall be restricted in the area where the population occurs.
MomtorinQ'
A qualified biologist/environmental specialist shall be retained to oversee the construction
of East "H" Street, Hunte Parkway and the Reservoir/Waterline and monitor the
implementation of the above measures.
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Landform! Al:sthetics
SUmrn3ly of Impacts
The pad elevation of the rese:rvoir would be located at an elevation higher than the Salt
Creek Ranch project site, resulting in a potentially significant visual impact to surrounding
residents.
Mitip'anon Mea~s
. The water tank shall be painted an unobtrusive color to ensure that it blends in
with the natura1 environment as much as possible. The area surrounding the
water tank shall be landscaped to shield views of the tank to the satisfaction of
the City of Chula Vista's landscape architect.
Monitorin~
The City of Chula Vista Design Review Committee will review and approve the water
reservoir construction and landscape plan prior to Final Map approval.
Cultural Resources
SUmmary of ImoaclS
Hunte Parkway. Construction of both the proposed interceptor will significantly impact
site CA-SDi-12,038 which has been tested and determined to be imponant pursuant to
CEQA criteria.
Ea~t "H" Street. Construction of the IO-inch pipeline and proposed East "H" Street
segment will significantly impact site CA-SDi-4,530/W.643 which has been tested and
determined to be imponant pursuant to CEQA criteria.
Reservoir/Waterline. Trenching and grading activities necessary for construction of the
reservoir and installation of the waterline would significantly impact sites CA-SDi- I I ,403
Locus F, CA-SDi-II,415, CA-SDi-12,032, CA-SDi-12,034, and CA-SDi-12,035.
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Cultural resource sites CA-SDi-12,260, CA-SDi-12,261, and CA-SDi-ll,403 Locus G,
also located on this site, were not yet tested or evaluated.
Miti~ation Measures
. The California Environmental Quality Act (CEQA) require mitigation of impacts
to imponant cultural resources. Sites CA-SDi-ll,403 Locus F, CA-SDI-
11,415, CA-SDi-12,03l, CA-SDi-12,032, CA-SDi-12,034, and CA-SDi-
12,035 within the water reservoir/water line parcel and CA-SDi-12,03~ within
the Hunte Parkway parcel were determined to qualify as imponant cultural
resources by testing pursuant to CEQA, and mitigation of impacts to these
cultural resources is required. Site CA-SDi-4,530/W-643 within the "H" Street
parcel has been previously tested and detennined imponant under CEQA, and
mitigation measures are necessary to address impacts to that site. Site CA-SDi-
4,530/W-643 also falls within the Bonita-Miguel Archaeological District which
requires evaluation under federal criteria.
. Evaluation for determination of imponance under CEQA through a cultural
resource testing program is necessary at cultural resource sites CA-SDi-12,260,
CA-SDi-12,261 and CA-SDi-II,403 Locus G.
. Mitigation of impacts to imponant cultural resources can be achieved through
either avoidance or by conducting a data recovery program. Avoidance could
include capping sites with 2 feet of fill or redesign of project components.
. If avoidance of archaeological resources cannot be achieved, a data recovery
program to mitigate development impacts to important cultural resource sites
shall be conducted, including, where necessary, surface collection and mapping
of artifacts, a phased data recovery program, and monitoring during facility or
other construction. This phased approach .shall employ a random sample in
conjunction with a focused inventory for features (e.g., hearths). The data
recovery program shall be in accordance with a regional approach for all
prehistoric sites within Salt Creek Ranch, Salt Creek I and EastLake m,
thereby allowing a comprehensive understanding for these sites. This regional
program is in agreement with the Bonita-Miguel Archaeological District.
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. The data recovery program shall follow the Advisory Council's guidelines as
defined within Treatment of Archaeological Propenies, A Handbook (ACHP
1980). The treatment plan shall be oriented to address local and regional
research questions and clearly identify the methods to be used to address the
research questions. Research questions to be should be addressed are provided
in ERCE's June 1989 Salt Creek Ranch Cultural Resource Evaluation, on file
at the City ofChula Vista Planning Department
MonitorinQ'
A qualified archaeologist shall be retained to monitor the implementation of the above
measures.
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EXHIBIT E
MITIGATION MONITORING PROGRAM
This mitigation monitoring program was prepared for the City of Chula Vista for the Salt
Creek Ranch Specific Planning Area (SPA) Plan project to comply with AB 3180, which
requires public agencies to adopt such programs to ensure effective implementation of
mitigation measures. This monitoring program is dynamic in that it will undergo changes
as additional mitigation measures are identified and additional conditions of approval are
placed on the project throughout the project approval process.
The Salt Creek Ranch Sectional Planning Area (SPA) Plan EIR is supplemental to' the Salt
Creek Ranch Annexation/General Development Plan Pre-Zone EIR (EIR 89-3, certified in
September 1990). A mitigation monitoring program was also prepared for EIR 89-3, and
measures that have not yet been implemented have been incorporated into this updated
mitigation monitoring program.
This monitoring program will serve a dual purpose of verifying completion of the
mitigation measures for the proposed project and generating information on the
effectiveness of the mitigation measures to guide future decisions. The program includes
the following:
. Monitoring team qua1ifications
. Specific monitoring activities
. Reporting system
. Criteria for evaluating the success of the mitigation measures
The Salt Creek Ranch SPA Plan project includes approximately 1200 acres of land in the
southern foothills of San Miguel Mountain, north of EastLake Technology Park and
northwest of Upper Otay Lake currently under the jurisdiction of the County of San Diego.
The project site is located in the northern portion of the 37 square mile Eastern Territories
as defined by the City of Chula Vista. All but 240 ~s in the extreme northeastern comer
of the project site are located within the City of Chula Vista's adopted Sphere of Influence.
Elevations on the project site range from approximately SSO feet above mean sea level
(AMSL) in the western portion of the site to over 1100 feet AMSL in the northern portion
of the property.
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The principal components of the Salt Creek Ranch SPA Plan include 2,662 residential
units, 380 acres of parks/open space, 31 acres of public facilities including two schools, a
fire station and a community purpose facility, and 36 acres of major roads on
approximately 1,197 acres. These project components are discussed in detail in the EIR
text.
The supplemental EIR environmental analysis, incorporated herein as reference, focused on
10 issues detennined to be potentially significant by the City of Chula Vista. The
environmental analysis concluded that for all of the environmental issues discussed, some
of the significant and potentially significant impacts could be avoided or reduced 'through
implementation of recommended mitigation measures. The 10 issue areas are land use;
landfonn/aesthetics; hydrology; water quality; biological resources; cultural resources;
transponation and circulation; noise; public services and utilities; and offsite areas of
impact. Cumulatively adverse impacts were identified for landfonn/alteration and
cumulatively significant, unmitigable impacts were identified for water. With respect to the
offsite areas of impact, cumulatively significant, partially mitigable impacts were identified
for biology, specifically coastal sage scrub.
Those issue areas considered not to require further analyses beyond that discussed in EIR
89-3 include: conversion of agricultural land; geology/soils; air quality; fiscal; public
services including police protection, ftre protection, schools, parks, gas and electricity;
public transit, library facilities and solid waste disposal; however, applicable mitigation
measures which require implementation during construction of the project have been
included in this program.
AB 3180 requires monitoring of only those impacts identified as significant or potentially
significant; the monitoring program for the Salt Creek Ranch project therefore addresses the
impacts associated with the issue areas identified above.
Miti~arion Monitorin~ Team
A monitoring team should be identified once the mitigation measures have been adopted as
conditions of approval by the Chula Vista City Council. Managing the team would be the
responsibility of the Mitigation Compliance Coordinator (MCC). The monitoring activities
would be accomplished by the Environmental Monitors (EMs), Environmental Specialists
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(ESs), and the MCC. While specific qualifications should be detennined by the City of
Chula Vista, the monitoring team should possess the following capabilities:
. Interpersonal, decision-making, and management skills with demonstrated
experience in working under trying field circumstances;
. Knowledge of and appreciation for the general environmental attributes and
special features found in the project area;
. Knowledge of the types of environmental impacts associated with construction
of cost-effective mitigation options; and
. Excellent communication skills.
The responsibilities of the MCC throughout the monitoring effon include the following:
. Overall implementation and management of the monitoring program;
. Quality control of the site-development monitoring team;
. Administration and preparation of daily logs, status repons, compliance repons
and the final construction monitoring repon;
. Liaison between the City of Chula Vista, the Salt Creek Ranch developer, and
the applicant's contractors;
. Monitoring of onsite, day-to-day construction activities, including the direction
of EMs and ES s in the understanding of all penn it conditions, site-specific
project requirements, construction schedules and environmental quality control
effon;
. Ensure contractor knowledge of and compliance with all appropriate permit
conditions;
. Review of all construction impact mitigations and, if need be, propose
additional mitigation;
. Have the authority to require correction of activities observed that violate project
environmental conditions or that represent unsafe or dangerous conditions;
. Maintain prompt and regular communication with the onsite EMs and ESs, and
personnel responsible for contractor performance and permit compliance.
The primary role of the Environmental Monitors is to serve as an extension of the MCC in
performing the quality control functions at the construction sites. Their responsibilities and
functions are to:
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a) Maintain a working knowledge of the Salt Creek Ranch pennit conditions,
contract documents, construction schedules and progress and any special
mitigation requirements for his or her assigned construction area;
b) Assist the MCC and Salt Creek Ranch construction contractors in coordinating
with City of Otula Vista compliance activities;
c) Observe construction activities for compliance with the City of Chula Vista
permit conditions; and
d) Provide frequent verbal briefings to the MCC and construction personnel, and
assist the MCC as necessary in preparing status reports.
The primary role of the Environmental Specialists is to provide expenise when
environmentally sensitive issues occur throughout the development phases of project
implementation and to provide direction for mitigation.
Pro~m Procedural Guidelines
Prior to any construction activities, meetings should take place between all the parties
involved to initiate the monitoring program and establish the responsibility and authority of
the panicipants. Mitigation measures which need to be defined in greater detail will be
addressed prior to any project plan approvals in follow-up meetings designed to discuss
specific monitoring effects.
An effective reporting system must be established prior to any monitoring efforts. All
parties involved must have a clear understanding of the mitigation measures as adopted and
these mitigations must be distributed to the participants of the monitoring effort. Those that
would have a complete list of all the mitigation measures adopted by the City of Otula Vista
would include the City of Chula Vista. the Salt CreekRanch developer. the MCC and the
construction crew supervisor. The MCC would distribute to each Environmental Specialist
and Environmental Monitor a specific list of mitigation measures that pertain to his or her
monitoring tasks and the appropriate time frame that these mitigations are anticipated to be
implemented. In addition to the list of mitigations, the monitors will have mitigation
monitoring report (MMR) fonns with each mitigation written out on the top of the fonn.
Below the stated mitigation measure, the fonn will have a series of questions addressing
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the effectiveness of the mitigation measure. The monitors shall complete the MMR and file
it with the MCC following their monitoring activity. The MCC will then include the
conclusions of the MMR into an interim and final comprehensive construction report to be
submitted to the City of Chula Vista. This report will describe the major accomplishments
of the monitoring program, summarize problems encountered in achieving the goals of the
program, evaluate solutions developed to overcome problems and provide a list of
recommendations for future monitoring programs. In addition and if appropriate, each
EM, and/or ES will be required to fill out and submit a daily log report to the MCC. The
daily log report will be used to record and account for the monitoring activities of the
monitor. Weekly/monthly status reports, as determined appropriate, will be generated from
the daily logs and compliance reports and will include supplemental material (Le.,
memoranda, telephone logs, letters). This type of feedback is essential for the City of
Chula Vista to conform the implementation and effectiveness of the mitigation measures
imposed on the project.
Actions in Case of Non-comoliance
There are generally three separate categories of non-compliance associated with the adopted
conditions of approval:
. Non-compliance requiring an immediate halt to a specific task or piece of
equipment
. Infraction that initiates an immediate corrective action (no work or task delay).
. Infraction that does not warrant immediate corrective action and results in no
work or task delay.
In all three cases, the MCC would notify the Salt Creek Ranch contractor and the City of
Chula Vista, and an MMR would be filed with the MCC on a dally basis.
There are a number of options the City of Chula Vista may use to enforce this program
should non-compliance continue. Some methods commonly used by other lead agencies
include "stop work" orders; fines and penalties (civil); restitution; permit revocations;
citations; and injunctions. It is essential that all parties involved in the program understand
the authority and responsibility of the onsite monitors. Decisions regarding actions in case
of non-compliance are the responsibility of the City of Chula Vista.
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The following text includes a summary of the project impacts. and a list of all the associated
mitigation measures. The monitoring effons necessary to ensure that the mitigation
measures are properly implemented are incorporated into the measures. All the mitigation
measures identified in the EIR are anticipated to be translated into conditions of project
approval. In addition. once the project has been approved and prior to its implementation.
the mitigation measures shall be further detailed.
SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES
The following text includes a summary of the project impacts. a list of all the associated
mitigation measures and the monitoring effons necessary to ensure that the measures are
properly implemented. All the mitigation measures identified in the EIR are recommended
to be translated into conditions of project approval and are stated herein in language
appropriate for such conditions. In addition, once the Salt Creek Ranch project has been
approved and during various stages of implementation, the mitigation measures shall be
further detailed by the designated monitors, City of Chula Vista. and the applicant.
Land Use
Summa!'\' of Impacts
Potentially significant land use impacts involve compatibility and potential health impacts
relative to use of the SDG&E easement as a trail. and the project's inconsistency with the
General Plan v,ojth respect to the provision of affordable housing.
Miti~ation Measures
. The potential land use compatibility impacts relative to use of the SDG&E
easement as a trail shall be mitigated by coordination with SDG&E during all
phases offuture planning. The applicant shall obtain a written agreement with
SDG&E to gain permission to use the easements. The agreement shall discuss
relevant issues including permissible uses. maintenance. and liability. This
agreement shall be obtained prior to tentative map approval.
. To mitigate potential health impacts associated with the proximity of residential
and trail uses to the high voltage transmission line. the applicant shall pull
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houses back away from the easement by a conservative distance (no standards
are available) and provide buyers of homes adjacent to the easement with a
white paper informing them of the current controversy concerning
electromagnetic fields, the applicant should also either move the proposed trail
away from the easement or post signs at regular intervals in both English and
Spanish alerting trail users of the potential risks.
. With respect to the potential impacts associated with provision of affordable
housing, the project applicant's affordable housing program shall be subject to
review and approval by the Planning Commission concurrent with SPA plan
approval.
The program shall be consistent with the following principles:
As determined by the 1991 Housing Element revisions, applicant will continue
to explore various methods to devote ten percent (10%) of the Salt Creek Ranch
units to affordable housing.
As provided by the Housing Element, the City of Chula Vista shall continue to
assist the applicant to fulfill the Housing Element affordable housing policy
through the following actions:
Seek State and Federal subsidies for moderate and low income housing.
(Chula Vista Housing Element, Pan 2, page 24, 1985).
Consider the use of density bonuses consistent with State law. (Chula Vista
Housing Element, Pan 2, page 24, 1985).
Consider exploration of experimental planning, design and development
techniques and standards to reduce. the cost of providing affordable
housing. (Chula Vista Housing Element, Pan 2,1985).
The applicant will prepare and implement an affinnative fair marketing program
(Chula Vista Housing Element, Pan 2, 1985), including a marketing plan to
attract qualified buyers for non-market rate housing.
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Should it become infeasible, impractical or inappropriate to provide affordable
housing as determined by the pending Housing Element revisions, the applicant
and the City shall consider alternative methods of achieving affordable housing
opportunities including, but not limited to the following:
Land Set A~ide: An equitable donation of a building site which could be
made available to the County Housing Authority or other non-profit entity to
construct affordable housing.
Off-Site Projects: Construction of an affordable housing project at an off-
site location, including consideration of renewal, rehabilitation and
preservation projects, and the provision of homeless assistance program.
In-Lieu Contribution~: In-lieu contributions to be used to provide assistance
to other identified affordable housing effons. The contribution shall be
evaluated to ensure its adequacy in relation to achieving assistance
opportUnities commensurate to the level of the original project requirement
The applicant will actively explore the panicipation of. South County
jurisdictions in non-profit housing agencies in the development, ownership and
management of affordable housing projects. The applicant will also assist these
non-profit effom to increase their ability to secure additional funding resources
to develop quality affordable housing.
Monitorin~
Mitigation monitoring of the above measures shall occur by appropriate City review and
approval as dictated in each measure (i.e., City Planning review and acceptance prior to
tentative map approval). The applicant shall provide a copy of the written agreement from
SDG&E to the City Planning Departtnent prior to tentative map approval. The applicant's
affordable housing program shall be subject to review and approval by the Planning
Commission as a condition of project approval.
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Landform/Aesthetics
Summar\' of Impacts
Development of Salt Creek Ranch will permanently alter the existing landform, rural
character, and visual quality of the project site. Potentially significant visual impacts
anticipated with the development of Salt Creek Ranch include impacts to residents to the
south and southwest of the project site, impacts to Chula Vista Greenbelt users including
the Upper Otay Reservoir, impacts to scenic highway users, and offsite visual impacts
associated with EastLake Technology Park, the Otay Water District reclamation facilities,
and the Upper Otay Reservoir.
Mitiration Measures
Project development will require the implementation of all design guidelines concurrent
with the SPA Plan and subject to further review and approval by the Design Review
Committee (DRC). The guidelines which are contained within the SPA Plan are
summarized below:
. Gradin~: In addition to incorporation of the requirements of the Chula Vista
Municipal Code and other applicable city policies, graded areas are to be
contoured to blend with natural landform characteristics and minimize
disruption of the natural topography. A balance between cut and fill shall be
maintained, and all grading and drainage system plans shall be prepared under
the direction of a licens::.d civil engineer. Final grading plans shall be reviewed
by the City of Chula Vista Planning Department to determine whether large cut
and flll slopes would impact views of open space areas from residences and/or
scenic highways, and areas of high sensitivity such as the ridgeline and canyons
in Sub-area 3 shall be subject to further review by the DRC.
. Landscape: Plant materials shall be organized to provide buffering, transition,
and slope stabilization between land uses and streets, and between development
and open space areas. Manufactured slopes adjacent to habitat enhancement
areas shall be landscaped with vegetation consistent with the Habitat
Enhancement Plan. Landscaping and inigation standards shall conform with
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the City of Chula Vista Landscaping Manual, subject 10 funher review and
approval by the DRC.
. Scenic Hi I!hwavs: In accordance with the design guidelines, all homes abutting
the scenic highways (East H Street and Hunte Parkway) shall be set back from
the right-of-way a variable distance and landscaping shall be intensified to
buffer views of buildings. Any long distance views available from the scenic
highway shall be protected, and all signs within the viewshed of the scenic
highway shall be subject to funher review by the DRC.
Monilorin~
The City of Chula Vista Design Review Committee will review, approve, and monitor all
project design guidelines, including grading, landscaping, fencing, signing, and scenic
highway plans during all phases of development
Geolog)'/Soils
Summan' of Impacts
Geotechnical constraints to development on site include difficulty in rock excavation; soil
and topsoil removal; and slope instability. Seismic ground acceleration potential exists,
typical of the area.
MiriQ'ation Measures
The following measure is in reference to detailed recommendations from the GeoSoils
February 1988 and August 1988 repons. The repons are on file at the City Planning and
Engineering Depanments.
. Conclusions and recommendations of the February 1988 and August 1988
GeoSoils repons, pages 23 through 42, and 24 through 39, respectively, shall
be adhered to in accordance with City procedures, subject to approval of the
City Engineer prior to any tentative map approvals. Recommendations therein
cover the following topics, actions and potential impacts: ripping, soil
removals, slope stability/grading, erosion control, sub-surface water cpntrol,
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eanhwork grading and balancing, soil expansion, slope design, grading
guidelines, foundation recommendations, retaining wall design, graded slope
maintenance and planting, and procedures for grading plan review.
MonilorinV
Implementation of the above geotechnical measure shall be verified by City review of future
tentative maps, which are subject to City Engineer approval. Subsequent geotechnical
work shall delineate specific grading and similar onsile monitoring activities to be
conducted during project grading and construction by a qualified geologist.
Hydrology
Summary of Impacts
The increase in impervious surface as a result of the proposed project would increase
runoff flow rates downstream.
Mitil!ation Measures
To ensure that there are no hydrologic impacts, the following measures shall be
implemented:
. For Basin A, development drainage shall be routed to road crossing points for
outlet into the natural channel flow. Structure types to convey stream flows
under access roads would be determined prior to Final Map approval.
. Within Basin B, there are two Salt Creek crossing points, East H Street and a
northern access road. The East H Street crossing shall incorporate a suitable
drainage structure which will accommodate the proposed trail system. The type
and sizing of this drainage system shall be determined prior to Final Map
approval. The nonhern structure shall be determined prior to Final Map
approval. Developed areas would be drained via storm drain systems to outlet
points adjacent to Salt Creek.
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. A low flow pump diversion system will be constructed to transpon dry weather
flows out of Basin A (Upper Otay Lake Basin) and discharge them into
Basin B (Salt Creek Basin). This low flow diversion system will be designed
for 137 gpm.
. A storm drain system shall be constructed within future Lane Avenue to convey
runoff within Basic C to existing facilities constructed by the EastLake I project.
The type of sizing of this system would be determined prior to Final Map
approval.
. Drainage facilities and energy dissipators shall be constructed in accordance
with the approved hydraulic analysis and shall be in place and functioning prior
to completion of the grading operation.
. Development of the subject project must comply with all applicable regulations
established by the United States Environmental Protection Agency (EPA) as set
forth in the National Pollutant Discharge Elimination System (NPDES) permit
requirements for urban runoff and storm water discharge.
Monitorinl'
Implementation of the above measures shall be guaranteed by City review of the required
analysis and drainage plans, which are subject to the City Engineer's and City Landscape
Architect's approval prior to tentative map submittal acceptance. The City will ensure
conformance with all applicable City flood control, Otay Water District and State Regional
Water Quality Control Board regulations prior to issuance of grading permits. Detailed
monitoring (field) measures for the construction period shall be delineated at the
subdivision level.
Water Quality
Summary of Irnnacrs
Project development would create potential water quality impacts to downstream areas and
the adjacent Upper and Lower Otay Reservoir.
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Miti~atinn Measure~
. The project shall be subject to ~view and approval by the State Department of
Health Services (DHS). The project shall implement mitigation measures as set
by DHS prior to issuance of any grading permit.
. Prior to or concum:nt with Final Map approval, a diversion ditch plan, or other
acceptable plan to handle drainage to the Otay Drainage Basin, shall be prepared
and approved by the City of Chula Vista and DHS. The plan shall analyze the
possibility of sewage system failures; effects of increased levels of nutrients
salts and pesticides from landscaping and irrigation; and effects of petroleum
products from surface street runoff. Additional environmental analysis may be
required based on the specific drainage ditch or other plans. Design of these
plans shall also consider providing additional capacity for concum:nt or future
development
. The project applicant shall conduct an on site mitigation monitoring program to
establish baseline data for runoff from the project site. This monitoring
program will be continued until 400 units in the sub-basin have been
constructed in the sub-basin.
. The project proponent shall submit a erosion control plan prepared by a
registered civil engineer and a registered landscape architect in accordance with
City of Chula Vista design standards. The plan shall be approved prior to
issuance of grading permits and shall include placement of sandbags, temporary
sediment basins. and an erosion control maintenance plan.
. The project proponent shall submit a storm drain plan prepared by a ~gistered
civil engineer in accordance with City of Chula Vista design standards. The
plan must be approved prior to the issuance of grading permits and shall include
permanent erosion control facilities.
. Development of the subject project must comply with all applicable ~gulations
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.
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Monitorini
Mitigation monitoring of the above measures shall occur by appropriate City staff review
and approval. Specific, onsite field mitigation monitoring requirements and activities shall
be established prior to any onsite grading permits or tentative map approvals.
Biological Resources
Summarv of Impacts
Project development will significantly and directly impact riparian wetlands, native
grassland and coastal sage scrub habitat, and the California gnatcatcher and cactus wren,
both sensitive species. Construction practices and long-term urban activities also present
secondary threats to adjacent and/or sensitive non-developed areas.
Miri~arion Measures
.
The project applicant shall comply with the measures outlined in the Habitat
Enhancement Plan prepared for the Salt Creek Ranch project during all stages of
development.
.
A spring (May-June) survey of the native grassland habitat onsite (Subarea 3)
shall be conducted to determine the presence/absence and abundance of
sensitive plant species that could be expected to occur in this habitat prior to
approval of grading plans. The sensitivity of the loss of native grassland habitat
shall be determined after the results of this survey are provided to City staff.
.
The developer shall agree to participate in a regional multi-species coastal sage
scrub conservation plan. If, prior to approval of the grading plan for areas lOa,
lOb, and 11 (which are identified as the three easternmost "L" areas on
Figure R-1 of the Final EIR), an acceptable off-site regional wildlife corridor
linking San Miguel Mountain with the Upper Otay Reservoir has not been
adopted as pan of the conservation plan, then development of the 17 acre
R-L development area in the eastern portion of the property shall not occur and
a reconfiguration of the northeastern R-L area to provide a wider open space
area for a regional wildlife corridor shall be implemented. The width of the
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open space area shall be sufficient to ensure long-term viability of the wildlife
corridor. This condition shall also be applied to conditions of the Tentative
Subdivision Map.
. Selective grading shall be required and enforced, i.e., only areas immediately
subject to development should be graded.
. Grading shall be prohibited during the rainy season (November through
March).
. Erosion prevention measures such as fences, hay bales, and/or detention basins
shall be onsite during development and in place prior to construction.
. Manufactured slopes and disturbed grassland in open space areas shall be
revegetated with native scrub species found in the area. Revegetation of these
areas would have the benefits of potentially providing habitat for the California
black-tailed gnatcatcher, increasing the quality of the riparian buffer in selected
areas, and reducing the probability of nonnative landscaping materials invading
natural habitats. Species suitable for this revegetation include the following:
Anemisia californica
Eriogonumfascicularwn
Lorus scoparius
Salvia me II ife ra
Salvia apiana
Haplopappus venerus
Eschscholzia calif arnica
Lupinus spp.
California Sagebrush
Bat-topped Buckwheat
Deerweed
Black Sage
White Sage
Goldenbush
California Poppy
Lupine
.. The coastal sage scrub revegetation areas shall be effectively hydroseeded,
followed by a tackified straw mulch. Materials and seed mixes may be changed
only with the approval of the project biologist/horticulturist.
. This habitat shall be irrigated as needed for the first year to accelerate
establishment and coverage. The hydroseeding shall be completed in the
summer, if possible, so as to establish cover prior to the rainy season. A
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number of annual species are included in the hydroseed mixture (California
poppy and lupines) to provide color to the slopes. The species should reseed
themselves yearly.
General Recommendat:ion~
hnplementation of the following recommendations will buffer and protect sensitive wetland
and upland habitats and the wildlife therein, and prevent further degradation of the habitat
during and after the constrUction process.
Construction Practices: Additional loss of habitat could occur from the u~e of heavy
equipment in wetland areas, on- and offsite. Nonsensitive constrUction practices resulting
in additional impacts to wetland vegetation would increase the total wetland impact acreage,
and, ultimately, the amount of mitigation required. hnpacts to wetland vegetation adjacent
to the grading areas would be reduced by adherence to certain constrUction practices, as
outlined below.
. Heavy equipment and constrUction activities shall be restricted to the grading
areas to the greatest degree possible in order to reduce direct impacts to wetland
habitat. ConstrUction of cut and fill slopes, and equipment used for this
constrUction, will be kept within the limits of grading. Prohibited activities in
the wetland habitat include staging areas, equipment access, and disposal or
temporary placement of excess fill. ConstrUction limits and wetland habitat
shall be flagged by a qualified biologist. ConstrUction activities shall be
monitored by an onsite inspector to ensure that grading activities do not affect
additional acreage. Any unauthorized impacts cause by constrUction operations
. .
would require that the contractor replace all habitat to its original condition, with
wetland habitat potentially being restored at greater that a 1: 1 ratio.
. Fueling of equipment shall not occur in any portion of the site near the
intermittent stream.
. Areas designated as natural open space shall not be grubbed, cleared, or graded,
but shall be left in their natural state.
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. To ensure that contractors are fully aware of specific restrictions of the project,
such as staging areas, limits of fill, no vehicle zones, and other appropriate
regulations, infonnation shall be clearly shown on the construction plans.
Contractors shall be fully aware of the sensitivities and restrictions prior to
bidding.
Qpen Space: The primary means of mitigating significant impacts to biological resources is
the preservation of a system of open space which encompasses the most valuable habitat or
sensitive species onsite. Designation of open space is an initial step in preservation of the
sensitive resources therein. The integrity of open space must also be preserved through
adherence to responsible construction practices, as outlined above, and the exclusion of
certain post-construction activities.
The following measures are provided to minimize the effects of the development in natural
open space areas subsequent to construction activities:
. In the event that a fire or fuel break is deemed necessary. plant species used in
this area shalI be noninvasive, so as to reduce impacts to remaining native
vegetation. Suitable species from a biological standpoint would be low
growing, moderately fire-retardant, native species such as prostrate coyote bush
(Baccharis pi/ularis var. pi/ularis).
. No clearing of brush shall be allowed outside the flI'e or fuelbreak, and no
fuelbreak clearing will be allowed in sensitive habitat areas. In general, the
limits of the fuelbreak will be measured from the building pads. The width of
the fuel break may be reduced by the use of low-growing, fire-retardant species
(see above measure).
. Plants in riparian and/or natural areas within the project's boundaries shall not
be trimmed or cleared for aesthetic purposes.
. Revegetation of cut slopes external and/or adjacent to natural open space shall
be accomplished with native plant species which presently occur onsite or are
typical for the area. Suitable species include California sagebrush (Artemisia
californica), flat-top buckwheat (Eriogonum fascicuJarum ssp. fasciculatum),
black sage (Salvia mellifera), and San Diego sunflower (Viguiera /aciniata). If
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this area is hydroseeded, measures shall be taken to ensure the exclusion of
nonnative, weedy species from the mixture.
. Fencing shall be installed as feasible and acceptable to the City around the
natural open space area to prevent adverse impacts to biological resources from
domestic pets and human activity. An alternative would be the planting of
barrier plant species that would discourage pedestrian activity into open space
areas. Nonnative species would not be acceptable as barrier plantings within
open space areas. No active uses shall be planned in the open space easements,
including building structures or construction of trails through this area.
. Landscaping around buildings shall utilize noninvasive exotic species or
preferably, native plant species found in the area. Species present on site, such
as desen elderberry (Sambucus mexicana) and California buckwheat, would be
suitable for planting.
. The City of Chula Vista shall assure the long-term conservation of remaining
native habitat onsite (wetlands and uplands) by dedicating these areas as part of
a natural open space easement. The City shall place an open space easement in
this acreage which would eliminate furure building activity and, in effect, set
this area aside for the preservation of wildlife. Additional trails or recreational
facilities which would promote pedestrian activity in open space areas at the
expense of wildlife shall not be constructed.
MonitorinQ
Implementation of the above measures shall be verified by City review and approval of the
tentative and final maps, habitat enhancement plan, specific mitigation plan, landscape plan,
and construction plans and by monitoring by the City's environmental consultant. The
native grassland spring survey shall be completed by the applicant's biological consultant
prior to grading plan approval. Detailed field monitoring measures for the construction
period shall be delineated at the subdivision level and shall be performed by the City's
environmental consultant
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Cultural Resources
SummarY ot Impacts
Development of Salt Creek Ranch will directly impact 16 of the 18 imponant archaeological
and historical sites within the project area. Portions of six of those sites, and one additional
site are also at risk of indirect impacts due to project development The site also possesses
a high potential for the existence of significant paleontological resources.
Miti~ation Mea~U!"es
.
Mitigation of impacts for important culrural resources will be achieved through
either avoidance or by a data recovery program. Avoidance could include
capping sites with 2 feet of fill and incorporating them into the Salt Creek Park
System (Chula Vista Greenbelt).
.
If avoidance of important prehistoric archaeological resources cannot be
achieved, a data recovery program to mitigate development impacts shall be
conducted, including, where necessary, surface collection and mapping of
artifacts, a phased data recovery program, and monitoring. This phased
approach shall employ a random sample in conjunction with a focused
inventory for features (Le., hearths). The data recovery program shall be in
accordance with a regional approach for all prehistoric sites within Salt Creek
Ranch, Salt Creek I and EastLake m, thereby allowing a comprehensive
understanding for these sites. This regional understanding would also be in
agreement with the Bonita-Miguel Archaeological District within which CA-
SDi-4,530/W-643 falls.
.
The data recovery shall follow the Advisory Council's guidelines as defmed
within Treatment of Archaeological Properties, A Handbook (ACHP 1980).
The treatment plan shall be oriented to address local and regional research
questions and clearly identify the methods to be used to address the research
questions. Research questions to be addressed are listed in ERCE's June 1989
Salt Creek Ranch Culrura1 Resource Evaluation on file at the City of Qula Vista
Planning Department.
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. To ensure that potentially imponant historic archaeological resources assumed
to be present at the eight locales listed above are not adversely affected, a
program to include monitoring of grading activities with the possibility of data
recovery is recommended. This program shall provide for excavation,
recording and collection of resources if significant features, such as privies or
trash deposits, are located during grading. This program shall include analysis
of-recovered artifacts in relation to an approved research design and a repon of
findings.
. Indirect impacts may occur to four historic sites located adjacent and exterior to
the project boundary (H-ll. H-15, H-16, H-17). Fencing of project
boundaries and sttict avoidance of off-site impacts in these areas shall occur.
. Prior to issuance of a mass-grading permit the developer shall present a letter to
the City of Chula Vista indicating that a qualified paleontologist has been
retained to carry out resource mitigation. (A qualified paleontologist is defined
as an individual with an MS or PhD in paleontology or geology who is familiar
with paleontological procedures and techniques.
. A qualified paleontologist and archaeologist shall be at the pre-grade meeting to
consult wi th the grading and excavation contractors.
. A paleontological monitor shall be onsite at all times during the original cutting
or previously undisturbed sediments of the Otay Formation to inspect cuts for
contained fossils (the Otay Formation occurs generally above 680 feet
elevation). The Sweetwater Formation shall be monitored on a half-time basis.
Periodic inspections of cuts involving the Santiago Peak Volcanics shall be
conducted in accordance with recommendations of the qualified paleontologist.
(A paleontological monitor is defined as an individual who has experience in the
collection and salvage of fossil materials. The paleontological monitor should
work under the direction of a qualified paleontologist)
. In the event that well-preserved fossils are discovered. the paleontologist (or
paleontological monitor) shall be allowed to temporarily direct, diven, or halt
grading to allow recovery of fossil remains in a timely manner. Because of the
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potential for the recovering of small fossil remains such as isolated mammal
teeth, it may be necessary to set up a screen-washing operation on the site.
. Fossil remains collected during any salvage program shall be cleaned, sorted,
and cataloged and then with the owner's permission, deposited in a scientific
institution with paleontological collections. such as the San Diego Natural
HistOl)' Museum.
Mnnitorin~
<"
A qualified archaeologist and a qualified paleontologist shall be retained onsile to monitor
and/or perform the mitigation measures outlined above. The developer shall present a letter
to the City of Chula Vista as verification of the above prior to issuance of a grading permit
Transportation and Circulation
Summazv of IrnDact~
The Salt Creek Ranch project will generate approximately 3 I .290 new daily vehicle trips
with 2.777 trips expected during the morning peak hour and 2,986 trips expected during
the afternoon peak hour.
Mitigation Measures
bnprovemenlS necessary as a result of Salt Creek Ranch project implementation include:
Scenario I (with Phase I and Proctor Vallev Road Unpaved)
. The project applicant will construct East "H" Street through the project to
ultimate four-lane major street standards, consistent with the City of Chula Vista
design criteria.
. The project applicant will construct Hunte Parkway to ultimate four-lane major
street standards through the project and offsite south to Telegraph Canyon
Road, consistent with the City of Chula Vista design criteria.
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. The project applicant will construct Lane A venue as a Class n collector from
East "H" Street to meet existing improvements at its current terminals in the East
Lake Business Park, consistent with the City of Chula Vista's design criteria.
. At the discretion of the City Traffic Engineer. the project applicant will install
traffic signals or bond for future installation at the following intersections:
East "H" Street/Lane Avenue
East "H" Street/Hunte Parkway
Lane A venuelfelegraph Canyon Road
Hunte Parkwaylfelegraph Canyon Road
. The project applicant will implement transponation demand management
strategies, including provisions of transit service and bus stops in order to
reduce the peak hour demand on the street network.
. Reduce the development potential of Phase] by ]20 dwelling units. This
reduction will result in an acceptable level of service (LOS D) of the intersection
of East "H" Street and Hidden Vista Drive.
. The project applicant will construct a two-lane roadway between Salt Creek ]
and Salt Creek Ranch to connect East "H" Street
Scenario 2 (with Phase Y. n. and m and State Route ]25)
. The project applicant will implement all the measures described under Scenario
] previously.
. The project applicant will construct State Route ]25 as a four-lane roadway
between East "H" Street and State Route 54 with enhanced geometrics at the
intersections.
Monitorin~
The project's participation in the ECYTPP and the appropriate traffic mitigation. as required
by the above measures, shall be conf1IlTled by City review of subsequent SPA Plan and
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other applications. Traffic monitoring occurs on a citywide basis as dictated by the City
Traffic Engineer; it is recommended that critical intersections identified in this EIR be
monitored at least twice per year and preferably more frequently in order to determine
specific implementation schedules of required improvements and to identify any other
potential problem areas.
Noise
Summary of Impacts
Noise modeling of Salt Creek Ranch buildout conditions indicated that noise levels will
exceed 70 dBA Ldn in some portions of the project area and will exceed the 65 dBA Ldn
standard in several areas. Noise levels in excess of 65 dBA Ldn in outdoor living spaces
are considered significant and require mitigation. In addition, multifamily residences
located in an area on the project site where the future exterior noise level is expected to
exceed 60 dBA Ldn will require an interior acoustical analysis.
Mitie-ation Measures
. The noise impact on the residences along East "H" Street roadway segments
shall be mitigated by the placement of a solid wall or a walIlberm combination
on the building pads at the top of the slopes adjacent to East "H" Street. The
walls must be of solid masonry construction with a material weight of at least
3.5 pounds per square foot which would not allow any air spaces along their
entire length and shall be constructed by the applicant prior to fITSt occupancy
approval.
. Each noise wall or walVberm combination shall be placed on the building pads
at the top of the slope between the residences and the roadway and shall be 5
feet high. The end of each noise wall must wrap around the building pad
enough to block the line of sight from all points in the exterior living space to
any portion of the impacting roadway.
. Even with the incorporation of the above mitigation measures, exterior noise
level under buildout conditions will continue to exceed 60 dBA Ldn on portions
of the project site. Therefore, in accordance with the standards set by Title 24,
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an interior acoustical study will be required for all multi-family units proposed
for the site. The applicant shall provide the City verification that the units
comply with the Title 24 standards prior to issuance of building permits.
Possible mitigation measures to reduce interior noise levels below the
45 dBA Ldn interior noise standard may include, but are not restricted to,
mechanical ventilation and closed window conditions.
Monitorin~
A qualified acoustical engineer shall conduct the noise analysis to the satisfaction of the
City of Chula Vista prior to occupancy, to ensure noise levels are within the City's
thresholds. The recommendations of these noise studies shall be incorporated into the final
project design where applicable.
Air Quality
SummaJ"\' of Imp3cts
Project traffic will contribute to cumulatively significant regional air quality impacts.
Because the project was not incorporated into regional growth forecasts and air quality
anainment plans, project emissions will constitute a cumulative impact contribution.
Project traffic will contribute to cumulatively significant local air quality impacts on four
street segments, projected to operate at an unacceptable level (LOS D or worse) under
future cumulative traffic conditions. Local short-term air quality impacts will result from
grading activities and construction equipment.
Miti~ation Mea!\ures
The project will incorporate traffic flow improvements (e.g., road construction), and will
identify bicycle routes and bus stops at the SPA Plan and subsequent stages of planning.
Most intersections affected by the project would be maintained at LOS C or better, although
four street segments would operate at LOS D or worse.
The following measures shall be adhered to, subject to approval by the City, to reduce
short-term pollutant emissions:
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. Heavy-duty construction equipment with modified combustion/fuel injection
systems for emissions control shall be utilized during grading and construction.
. Watering or other dust palliatives shall be used to reduce fugitive dust;
emissions reductions of about 50 percent can be realized by implementation of
these measures.
. Disturbed areas shall be hydroseeded, landscaped, or developed as soon as
possible and as directed by the City to reduce dust generation.
. Trucks hauling fill material shall be properly covered.
. A 20 mile-per-hour speed limit shall be enforced on unpaved surfaces.
Monitorinj:
The required activities and use of equipment shall be monitored by the City's environmental
consultant on an irregular basis. The monitor will confum. via the mitigation monitoring
repon. that appropriate equipment is used; that watering occurs; that landscaping occurs
immediately after grading completion; that trucks are covered; and that speed limits onsite
are enforced. Implementation of traffic flow improvements and bicycle routes and bus
stops shall be confumed by City review of SPA Plan and tentative maps. subject to City
approval.
Public Services/Utilities
Summar\' of Imnactc;
The project will create an increase in demand for public services including water. sewer.
police. fire protection. schools. parkslrecreation. public transit, and library services. The
project will also create an increase in demand and impact on utilities and non-renewable
energy reSO\D'ces such as gas and electric service.
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Water
Mitivarion MeasUTe~
. Prior to approval of Final Map. the Master Plan ofWatcr for Salt Creek Ranch
shall be approved by the City Engineer and OWD. Funher. this plan shall be
revised to include a discussion of implementation and phasing, and participation
in the water allocation program and TSF financing for this project and other
projects in the OWD Master Plan service area.
. The exact locations for the proposed pump station and 3 million gallon reservoir
to serve the 1296 Zone shall be determined prior to approval of Final Map.
. Prior to issuance of building permits. the project site shall either be annexed by
the OWD into Improvement Disoict No. 22. or a new improvement disoict shall
be established for the project area. In addition. the project developer shall
obtain v.rinen verification from OWD at each phase of dcvelopmentlhat the tract
or parcel will be provided adequate water service.
. The developer shall panicipate in whatever water conservation, no net increase
in water consumption, or fee off-set program the City of Chula Vista has in
effect at the time of building permit issuance.
. The project proponents shall. if feasible, negotiate an agreement with OWD to
commit to use of reclaimed water at the earliest possible date so that OWD can
ensure that an adequate supply is available. If such an agreement is pursued. all
documentation shall be subjcctto site-specific environmental analysis. and shall
conform to the applicable regulations of the City of Chula Vista, Regional Water
Quality Control Board and the State Department of Hcalth.
. Water conservation measures for onsite landscaping and for maintenance of
roadside vegetation shall be created and implemented by the project proponent,
in coordination with the City Public Works Department and in consultation with
OWD or other qualified water agency/organization. Conservation measures arc
recommended by the State Resources Agency Department of Water Resources,
and include but arc not limited to planting of drought tolerant vegetation and the
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use of irrigation systems which minimize runoff and evaporation loss (see also
follov.ring measure).
. The follov.ring water conservation measures should be provided; implementation
shall be approved prior to issuance of certificlUCs of use and occupancy;
a) Low-flush toilets (Section 17921.3, Health and Safety code).
b) Low-flush showers and faucets (California Administrative Code, Title 24,
Par 6, Article 1, T20-l406F).
c) Insulation of hot water lines in water recirculating systems (California
Energy Commission).
Monitorin~
The developer shall obtain a will-serve letter from OWD prior to the issuance of building
permits for each phase of development. The Master Plan for Water and Reclaimed Water,
and the Water Conservation Plan shall be approved by the City and OWD prior to Final
Map approval. Water conservation measures shall be implemented prior to the issuance of
use and occupancy permits.
Wastewater
Miri2'arion Measures
. Prior to approval of Final Map, the Master Plan of Sewerage for Salt Creek
Ranch shall be approved by the City Engineer. Further, this plan shall be
revised to include a discussion of funding and implementation/phasing in
relation to this project and other associated project's phasing in the area.
. Interim and ultimate capacity in the Telegraph Canyon Interceptor shall be
determined prior to approval of Final Map.
. Ultimate capacity of the Salt Creek Interceptor shall be determined prior to
approval of Final Map.
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. A storm water diversion plan shall be prepared that will protect the Upper and
Lower Otay reservoirs from sewage contamination, as discussed in Section 3.4
of the EIR; Water Quality.
. The project shall be subject to payment of waste water development fees (to
fund trunk sewer and other upgrades) or equivalent proportionate facility
financing mechanism identified by the City, when adopted. Payment shall
occur prior to issuance of building permits or earlier.
Monitorin2
The Wastewater Master Plan shall be approved by the City prior to the approval of the Final
Map. The project applicant shall pay wastewater development fees (or an equivalent
financing mechanism identified by City) prior to the issuance of building permits.
Police Protection
Mitil!ation Measures
. The project is subject to adherence to City threshold standards and criteria for
police protection service. The project applicant shall contribute to the General
Fund.
Monitorinfi
The City shall ensure that the police threshold standards would be met prior to the issuance
of building permits.
Fire Protection
Mitil!ation Mea~ure~
. Prior to approval of the project SPA Plan, the fire station location for CV#4
shall be approved by the CVFD.
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. The project shall adhere to General Plan threshold standards and criteria for fire
protection service.
Monitorin~
The fITe station site shall be approval by the CVFD prior to Fmal Map approval. The City
shalI ensure thaI the fire protection threshold standards would be met prior to the issuance
of building permits.
Schools
Miti!!ation Measures
. The project shall adhere to General Plan threshold criteria regarding school
facilities and services.
. Prior to Final Map approval, the project proponent shall provide documentation
confuming elementary school site locations and CVCSD approval of school
locations on Salt Creek Ranch. This approval shall entail site location, size and
configuration of schools, with provisions for access and pedestrian safety to the
satisfaction of CVCSD. Funding shall also be addressed and confumed in
accordance with CVCSD procedures.
. Prior to Final Map approval, the project proponent shall provide documentation
to the City conftrming satisfaction of SUHSD facility funding requirements to
offset Salt Creek Ranch student generation impacts. Funding would likely be
satisfied via formulation of a Mello Roos CFD or other means acceptable to
SUHSD.
. Prior to issuance of any building permits on Salt Creek Ranch, the proponent
shall obtain written verification from CVCSD and SUHSD (will-serve letters)
that adequate school facilities and associated fmancing will be provided for
project generated students.
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Monitorinv
The City shall ensure that the school threshold standards would be met prior to the issuance
of building permits. Mitigation monitoring shall occur as dictated in each mitigation
measure above.
Parks, Recreation and Open Space
MiriP'3tion Mea~ure~
. The project shall adhere to General Plan Threshold Standards.
. The project shall comply with the City Local Parle Code requirements.
. The project SPA Plan shall further define the boundaries, acreage and manner
of open space preservation (e.g. dedicated open space; preservation easements)
on the Salt Creek Ranch property in a form and manner acceptable to the City
Parks and Recreation Department and Planning Department
Monitorin~
The City Parks Department shall ensure that the park threshold standards and Local Parle
Code requirements would be met and that adequate open space preservation would be
provided prior to Final Map approval.
Gas, Electricity, Energy
Miti~ation M~a~ures
. The project shall, to the extent feasible and to the satisfaction of the City,
provide the following:
Encourage the use of public transit by providing bus loading zones at key
locations onsite; and facilitate non-vehicular travel by incorporating bicycle
and pedestrian trails onsile.
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Implement efficient circulation systems including phased traffic control
devices.
Adhere to uptlotM TItle 24 building construction and design standards.
Install landscaping that provides afternoon shade, reduces glare, encourages
summer breezes, discourages winter breezes.
Minimi.z.e reflective and heat absorbing landscapes.
Reserve solar access and implement passive solar systems.
Develop dwellings on sma1llots to decrease indoor and outdoor heating and
lighting requirements.
Install energy efficient appliances in residential developments.
Limit strict lighting and install energy efficient lights.
Demonstrate energy conservation practices.
Use appropriate building design, orientation, landscaping and materials to
maximize passive solar heating and cooling, and construct energy-efficient
structures, subject to approval of the DRC, Building and Housing
Department, and Planning Department
. The recreational uses proposed for the SDG&E easement in the site's nonheast;
uses shall be subject to the approval of the City and SDG&E.
MonitorinQ"
The project applicant shall demonstrate adherence to the energy conservation practices
delineated above to the satisfaction of the City prior to Precise Plan approval; provision of
the bus loading zones, trails, and other design practices shall be approval at the tentative
map level while lighting systems, appliances, and solar energy systems shall be approved
prior to issuance of cenificates of use and occupancy. The recreational uses in the SDG&E
easement shall be approved by the City and SDG&E prior to Final Map approval.
Public Transit
Mitivation Mea~ll~S
. Prior to fmal site plan approval, the developer shall consult with City Planning
and City Transit staff regarding location of transit facilities (i.e., bus stops)
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onsite. Should there be a need for such facilities. site design shall provide for
said facilities. subject to review and approval by the City.
Monitorin~
Monitoring shall occur as dictated in the above mitigation measure.
Library Facilities
Miti~arion Mea~ures
. The project applicant shall adhere to General Plan library thresholds, and shall
participate in any funding programs created for fmancing of a library facility
(i.e., developer fees, Mello-Roos Community Facilities Disoict for Salt Creek
Ranch, etc.) to serve the vicinity, as deemed appropriate by the City.
Monitorin~
The City shall ensure that the project will meet the library threshold standards and that the
project will participate in library funding, as deemed appropriate by the City. prior to the
issuance of building permits.
Offsite Areas of Impact
Biological Resources
Snmm.arv of Imnacts
Hunte Parkway. Approximately 13.8 acres of habitat would be impacted. Additional
impacts from the construction corridor would total. 19.7 acres. Because a detailed
alignment has not yet been determined. any proposed impacts to disturbed wetlands would
be considered significant. The exact amount of impact to each habitat is unknown at this
time.
East "H" Street. The construction of this roadway would result in the loss of
approximately 5.0 acres of high quality coastal sage scrub and is considered significant.
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Additional impacts from the construction corridor would total 6.0 acres of coastal sage
scrub. Potential impacts to coast barrel cactus and California gnatcatcher are considered
significant
ReservoirfWaterline. Construction of the reservoir and waterline would significantly
impact 30.7 acres of burned coastal sage scrub. This includes 7.1 acres for the 5 ISO-foot
long access road and 23.6 acres within the construction corridor. The access road would
result in significant impacts to Oeaveland's golden star.
Mitil'3tion Measures
Hunte Parkway
. To mitigate potential impacts to disturbed wetlands to below the level of
significance, enhancement ofriparian habitat at a 1:1 ratio to any impacted
wetlands shall be implemented. This mitigation acreage shall be added to the
mitigation acreage for the Salt Creek Ranch development and incorporated into
the habitat enhancement plan (RECON 1991). Prior to construction, a 1603
Streambed Alteration Agreement must be obtained from the California
Department of Fish and Game.
East "H" Street
. To mitigate the loss of 11.0 acres of coastal sage scrub and impacts to
California gnatcatcher to below the level of significance, a strategy of avoidance
and habitat enhancement shall be implemented. To avoid impacting the full
11 acres, the construction corridor could be restricted down from 100 feet on
each side of the roadway to a smaller area. The avoidance should reduce
impacts to the gnatcatcher territory to below 6.2 acres. This would retain the
territory and reduce the impact to the gnatcatcher to a level of non-significance.
All remaining impacts would require enhancement of coastal sage scrub at a
ratio of 1:1. The mitigation site shall be at a nearby location and connected to a
larger area of planned open space. The mitigation acreage shall be added to the
mitigation acreage for the Salt Creek Ranch development and incorporated into
the habitat enhancement plan (RECON 1991).
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. To mitigate impacts to coast barrel cactus to below the level of significance, a
strategy of avoidance and preservation shall be implemented. To avoid impacts
to as many individuals as possible, the construction conidor could be restricted.
The remaining individuals that would be impacted should be preserved via
transplantation into open space. A detailed preservation plan should be
designed by a qualified biologist/horticulturist, who would assist in site
selection, implement a S-year monitoring plan, and submit regularly scheduled
reports to the City of Chula Vista.
. To mitigate impacts to Otay tarplant to below the level of significance,
avoidance of the population to greatest extent feasible shall occur. The
alignment of the roadway shall avoid the northernmost portion of the site and
the construction corridor shall be restricted in this area.
Reservoir/W aterline
. To mitigate the loss of 30.7 acres of burned coastal sage scrub to below the
level of significance. a combination of avoidance and habitat enhancement shall
be implemented. To avoid impacts to the full 30.7 acres, the construction
corridor shall be restricted. All remaining impacts would require habitat
enhancement of nearby burned coastal sage scrub at a ratio of 1:1. This
mitigation acreage shall be added to the mitigation acreage for the Salt Creek
Ranch development and incorporated into the habitat enhancement plan
(RECON 1991).
. To mitigate impacts to San Diego golden star to below the level of significance,
avoidance of the population to the greatest degree feasible shall be implemented.
The alignment shall remain in the currently proposed position and the
construction corridor shall be restricted in the area where the population occurs.
MonitOr1nt!
A qualified biologist/environmental specialist shall be retained to oversee the construction
of East "H" Street, Hunte Parkway and the Reservoir/Waterline and monitor the
implementation of the above measures.
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Landform/Aesthetics
Summarv of IrnnaClt;
The pad elevation of the reservoir would be located at an elevation higher than the Salt
Ceek Ranch project site, resulting in a potentially significant visual impact to surrounding
residen IS.
Mitivarion Me.a!rul"eS
. The water tank shall be painted an unobtrusive color to ensure that it blends in
with the natural environment as much as possible. The area surrounding the
water tank shall be landscaped to shield views of the tank to the satisfaction of
the City of Chula Vista's landscape architect.
Monitorin2
The City of Chula Vista Design Review Committee will review and approve the water
reservoir construction and landscape plan prior to Final Map approval.
Cultural Resources
Summarv of ImDacts
Hunte Parkway. Construction of both the proposed interceptor will significantly impact
site CA-SDi-12,038 which has been tested and determined to be imponant pursuant to
CEQA criteria.
East "H" Street. Construction of the lO-inch pipeline and proposed East "H" Street
segment will significantly impact site CA-SDi-4,530/W-643 which has been tested and
c1ctermined to be imponant pursuant to CEQA criteria.
ReservoirlWaterline. Trenching and grading activities necessary for construction of the
reservoir and installation of the waterline would significantly impact sites CA-SDi-II,403
Locus F. CA-SDi-II,4IS. CA-SDi-12.032, CA-SDi-12.034. and CA-SDi-12,03S.
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Cultural resource sites CA-SDi-12.260. CA-SDi-12.261. and CA-SDi-ll,403 Locus G,
also located on this site, were not yet tested or evaluated.
Miti~ation Mea~s
· The California Environmental Quality Act (CEQA) require mitigation of impacts
to important cultural resources. Sites CA-SDi-ll,403 Locus F, CA-SDI-
11.415, CA-SDi-12.031, CA-SDi-12.032, CA-SDi-12.034, and CA-SDi-
12.035 within the water reservoir/water line parcel and CA-SDi-12,038 within
the Hunte Parkway parcel were determined to qualify as important cultural
resources by testing pursuant to CEQA, and mitigation of impacts to these
cultural resources is required. Site CA-SDi-4,530/W-643 within the "H" Street
parcel has been previously tested and determined important under CEQA, and
mitigation measures are necessary to address impacts to that site. Site CA-SDi-
4,530/w-643 also falls within the Bonita-Miguel Archaeological District which
requires evaluation under federal criteria.
. Evaluation for determination of importance under CEQA through a cultural
resource testing program is necessary at cultural resource sites CA-SDi-12,260,
CA-SDi-12,261 and CA-SDi-11,403 Locus G.
. Mitigation of impacts to important cultural resources can be achieved through
either avoidance or by conducting a data recovery program. Avoidance could
include capping sites with 2 feet of f1Il or redesign of project components.
. IT avoidance of archaeological resources cannot be achieved, a data recovery
program to mitigate development impacts to important cultural resource sites
shall be conducted, including, where necessary, surface collection and mapping
of artifacts, a phased data recovery program, and monitoring during facility or
other construction. This phased approach .shall employ a random sample in
conjunction with a focused inventory for features (e.g.. hearths). The data
recovery program shall be in accordance with a regional approach for all
prehistoric sites within Salt Creek Ranch, Salt Creek I and EastLake m,
thereby allowing a comprehensive understanding for these sites. This regional
program is in agreement with the Bonita-Miguel Archaeological District.
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. The data recovery program shall follow the Advisory Council's guidelines as
defined within Treattnent of Archaeological Properties. A Handbook (ACHP
1980). The treattnent plan shall be oriented to address local and regional
research questions and clearly identify the methods to be used to address the
research questions. Research questions to be should be addressed are provided
in ERCE's June 1989 Salt Creek Ranch Cultural Resource Evaluation, on file
at the City of Chula Vista Planning Department
MonitorinQ'
A qualified archaeologist shall be retained to monitor the implementation of the above
measures.
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37
EXHIBIT F
m:fEME~'T OF OVERRlDING CONSIDERATIONS
BACKGROIDo'D
The California Environmental Quality Act (CEQA) and the State CEQA Guidelines
provide:
"(a) CEQA requires the decision-maker to balance the benefits of a proposed
project against its unavoidable environmental risks in determining whether to
approve the project If the benefits of a proposed project outweigh the
unavoidable adverse environmental effects, the adverse environmental effects
may be considered 'acceptable.' .
(b) Where the decision of the public agency allows the occurrence of
significant effects which are identified in the final EIR but are not at least
substantially mitigated, the agency shall state in writing the specific reasons to
support its action based on the final EIR and/or other information in the
record. This statement may be necessary if the agency also makes a finding
under Section 15091(a)(2) or (a)(3).
(c) If an agency makes a statement of overriding considerations, the
statement should be included in the record of the project approval and should
be mentioned in the Notice of Determination." (Guidelines 115093).
THE STATD1E~'T
The City finds that the mlllgation measureS discussed in the CEQA Findings, when
implemented, avoid or substantial lessen most of the significant effects identified in Final
Supplemental EIR 91-03 for the Salt Creek Ranch Sectional Planning Area (SPA) Plan.
Nonetheless, certain significant effects of the Salt Creek Ranch SPA Plan are unavoidable
even after incorporation of all feasible mitigation measures. These unavoidable effects are
descnbed in Section III of the CEQA Findings. In approving this project, the City has
balanced the benefits of the Salt Creek Ranch SPA Plan against these unavoidable
environmental effects. In this regard, the City finds that all feasible mitigation measures
idcntificd in the CI:QA findings, have been or will be uuplewe:ute:J with the: pruje:l.:t, lUlU
any remaining significant unavoidable effects are acceptable due to the following specific
planning, social, economic and other considerations, all of which are based upon the facts
set forth below, the CEQA Findings, Final Supplemental EIR 91-03, and the record of the
proceedings for this project:
1. Salt Creek Ranch, a planned residential community in the City of Cbula Vista's
Eastern Territories, is consistent with the demand for housing in Chula Vista. The
project is a well-balanced residential community that will provide local residents of
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revegetate approximately 30 acres of disturbed habitat within the proposed biological
open space area with coastal sage scrub to panially mitigate the cumulative loss of
coastal sage scrub habitat. This revegetation will have the benefit of providing
additional potential California gnatcatch~r habitat. In addition, Alternative 5.3 (Final
SPA Plan Design Alternative) will not create any new significant impacts to the
California gnatcatcher as compared to the approved Salt Creek Ranch GDP.
Although coastal sage scrub will be slightly more impacted overall (1.5 acres), a 2.7
acre patch of sage scrub will be placed in natural open space. This patch contains
a large cactus thicket and a cactus wren, which would have been impacted under the
approved Salt Creek Ranch GDP.
6. The General Plan Update c:alIs for creation of a continuous, 28-mDe Greenbelt
around the City of Chula Vista. The Greenbelt provides a unique opportunity to
develop a significant network of open space, trails, and recreational activities for the .
citizens of Chula Vista and residents in the surrounding region. In essence, tbe
Greenbelt represents a continuous open space area which visually and functionally
links all the communities and the principal parks and recreational resources of the
City including active recreational facilities, natural open space, wildlife habitats and
a connecting trail system. This continuous system begins at the Chula Vista Bayfront,
extends through Olay River Valley to the Otay Lakes, north through the Otay Lakes
area and along Salt Creek to Mother Miguel Mountain and Sweetwater Reservoir
and west along the Sweetwater Regional Park to the Bayfront. The Salt Creek
Ranch project supplies an important link in the Greenbelt called for in the General
Plan Update. By adoption of Alternative 5.3 (Final SPA Plan Design Alternative)
for SaIl Creek Ranch, tbe City further implements its Greenbelt in the following
ways:
· The 20-acre neighborhood park will be adjacent to Salt Creek which links the
park to the City's Greenbelt, all of which is consistent with the City's General
Plan.
· The 20-acre neighborhood park is the preferred location of the City's Parks
and Recreation Department because it is more centrally located to serve the
residents of Salt Creek Ranch and Salt Creek I, as well as the citizens of the
City of Chula Vista and the surrounding region.
· The 2().acre neighborhood park adjacent to Salt Creek allows preservation of
an existing stand of Eucalyptus trees which provides an immediate "grove"
effect for the community park.
· The 20'acre neighborhood park maintains the natural open space link in the
southeast comer of the project site and, thus, allows for the preservation of
sensitive coastal sage scrub and wetland habitats. The sage scrub is habitat '..
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3. With adoption of Alternative 5.3 (Final SPA Plan Design Alternative), the project will
result in construction of a number of roads which are integral parts of the City's
General Plan Circulation Element. For example, roadway improvements will involve
construction of portions of East H Street, Hunte Parkway and Lane Avenue to
ultimate standards through the project. The project will also contnbute to off.site
roadway improvements on a fair share basis with other area developers by
participation in the Eastern Chula Vista Transportation Phasing Plan (ECVTPP).
Significant landscaping buffer areas will be provided along major roads in aC<<lrdance
with the City's Circulation Element. The project will incorporate pedestrian and
bicycle pathways and equestrian paths or trails within transportation corridors as
recommended by the City's Circulation Element.
4. The project reserves approximately 351 acres of natural open space constituting
approximately 29% of the project site. Implementation of the project will provide
for the long.term preservation of the sensitive biological resources located in the
natural open space areas and provide for wildlife corridor links in those areas. The
natural open space incorporated into the approved Salt Creek Ranch GDP has
wildlife corridors that are, on average, approximately 600 feet wide; the narrowest
sections are greater than 200 feet wide, except in planning area lOb. The project
applicant has also agreed to the following additional mitigation measure:
. The developer shall agree to participate in a regional or sub-regional multi-
species coastal sage scrub conservation plan. If, prior to approval for the
grading plan for areas lOa, lOb and 11 (whicb are identified as tbe three
easternmost "L" areas on Figure R.1 of the Final EIR), an off-site regional
wildlife corridor linking San Miguel Mountain with the Upper Dtay Reservoir
has not been approved by the City as part of the conservation plan, then
development of tbe 17 acre R-L development area in the eastern portion of
the property shall not occur and a reconfiguration of the northeastern R.L
area (as shown on Figure R-1 of the Final EIR) to provide a wider open
space area for a regional wildlife corridor shall be implemented The width
of the open space area shall be sufficient to ensure long-term viability of the
wildlife corridor (as shown on Figure R-1). This condition shall also be
applied to conditions of the Tentative Subdivision Map.
5. The project :substantially mitigates adverse effects to coastal sage scrub habitat
through preservation of on.site coastal sage scrub in excess of the preservation
anticipated in the Chula Vista General Plan. Specifically, the General Plan
anticipated preservation of approximately 158 acres of the existing coastal sage scrub
habitat on the Salt Creek Ranch property. The approved Salt Creek Ranch GDP
preserves approximately 50 acres of additional coastal sage scrub over and above the
acreage anticipated to be preserved in the General Plan. Coastal Age scrub habitat
is left intact in sufficiently large blocks to accommodate most of the California
gnatcatcher known to exist onsite. In addition, the project applicant has agreed to
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for species "nsite, including the grassbopper sparrow, the California
gnatcatcher and the nesting sites of the cactus wren.
7. The project will result in a comprehensive planned community providing a logical
extension of City services, including public transponation, law enforcement, fire
protection and public utilities.
8. The project advances the City's environmental goals by encouraging water
conservation and reclamation programs, mass transit facilities and an extensive trail
system.
9. The project also contains a number of other additional overriding public benefits,
such as: '
. Incorporation of two school sites into the design of the project (20 acres).
. Incorporation of two church sites into the design of the project (7 acres).
. Incorporation of a fire station site into the design of the project (1 acre).
. A standby commitment to participate in a funding program to finance a new
library facility.
. Commitment to panicipate in a regional or sub-regional multi-species coastal
sage scrub conservation plan. If, prior to approval of the grading plan for
areas lOa, lOb and 11 (which are identified as the three easternmost ''1...'' areas
on Figure R-} of the Final EIR), an off-site regional wildlife corridor linking
San Miguel Mountain with the Upper Otay Reservoir has not been approved
by the City as pan of the conservation plan, then development of the 17 acre
R.L development area in the eastern ponion of the property shall not occur
and a reconfiguration of the nonheastern R-L area (as shown on Figure R-1
of the Final EIR) to provide a wider open space area for a regional wildlife
corridor shall be implemented. The width of the open space area shall be
sufficient to ensure long-term viability of the wildlife corridor (as sbown on
Figure R-1). This condition shall also be applied to conditions of the
Tentative Subdivision Map.
. A focal point of the open space system is the Salt Creek Corridor, designated
in the Chula Vista General Plan as a major portion of the Quia Vista
Greenbelt, a 28-mile open space and park system within the City. Salt Creek
will form a major open space corridor within the project and will be
extensively landscaped A park system, consisting of a 20-acre Deighborhood
park along the Salt Creek Corridor and a 7.acre neighborhood park in the
western portion of the project, will provide recreational activities along the
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City's Greenbelt. The Salt Creek open space corridor will connect to the
Eastlakc open space corridor within Salt Creek to the south and will provide
a significant passive open space amenity for the entire Eastern Territories. An
extensive undeveloped open space system in the eastern portion of the
property will provide connections from Upper Otay Lake to the San Miguel
Mountains to the north. This open space system will connect to the portion
of the Chula Vista Greenbelt planned around Otay Lakes. Open space
sreenbelt, parkway and bikeway systems throughout Salt Creek Ranch, and an
equestrian trail system, will be linked to the enhanced Salt Creek, the eastern
undeveloped open space areas, the park along the Salt Creek corridor and the
City's Greenbelt.
. The landscaping for Salt Creek Ranch will establish the community character
east of future SR-l25 and is envisioned as a more native, naturalized plant
type than in the development areas west of the SR-l25 corridor; drought-
tolerant plant materials will be emphasized.
For these reasons, on balance, the City finds that there are planning. social, economic and
other considerations resulting from this project that serve to override and outweigh the
project's unavoidable significant environmental effects and, thus, the adverse environmental
effects are considered acceptable. .
6
liP -/91
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UNOFFmCll~!L !\1'UNUTES
EXCERPT FROM PLANNING COMMISSION MEETING OF 9/23/92
ITEM 2:(A) CONSIDERATION OFRECERTIFICA nON SUPPLEMENTAL EIR-91-03-
Salt Creek Ranch
(B) PUBLIC HEARING: PCS-92-02: CONSIDERATION OF TENTATIVE
SUBDIVISION MAP FOR SALT CREEK RANCH, CHULA VISTA TRACT
92-02 - The Baldwin Company
(C) ADOPTION OF STATEMENT OF OVERRIDING CONSIDERATIONS
AND MITIGA nON MONITORING PROGRAM - EIR-91-03 SALT CREEK
RANCH
Commissioner Tuchscher asked to be excused because of a conflict of interest on this item.
Senior Planner Manganelli presented the staff report discussing various issues, noting the
reduction in the number of lots in Phase 3, and the enlarged lot sizes as previously requested
by the Planning Commission. The applicant felt it was infeasible to have any large-lot product
in the first phase, because of the requirement to extend the infrastructure to that area and provide
the facilities and grading that would occur to provide a few large lots in the first phase.
Therefore, large lots in Neighborhood 9 were in the second phase as in the adopted SPA plan.
Mr. Manganelli stated that staff was recommending approval as noted in the staff report. He
requested that the following condition be added to the resolution:
"Establish and participate in a school facility financing plan as well as
providing classroom space as required by the Sweetwater Union High
School District prior to the approval of the first final map. "
Mr. Manganelli noted the applicant had been negotiating with the District, and the District was
satisfied with the condition.
Mr. Manganelli requested that an errata sheet, prepared by the applicant, be distributed to the
Commission. He then discussed each of the applicant's requested changes, and noted staffs
position.
Commissioner Decker, referring to Figure 3-13 of the SPA Plan, commented on the line of sight
over two-story houses and the overcrossing and trees.
Commissioner Decker was concerned about the wildlife corridors and what would be located
there. Mr. Manganelli said the areas of concern would be detention basins which would hold
rain water to avoid having it go into Otay Lakes. They would not be developed, but would be
landscaped. In reply to Mr. Decker, he said the detention basins would have gentle slopes
which would allow animals access to the lakes.
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PC Minutes
September 23, 1992
Commissioner Decker, referring to page 2-22, street names, commented that the street names
were too long; he objected to the streets being named after Indian tribes. Mr. Manganelli noted
that the street names could be abbreviated in some cases.
Commissioner Martin asked if the garages would face the street in the 3LM area. Mr.
Manganelli answered that they were only at the "lot" stage; they were not yet dealing with the
product.
Commissioner Carson thanked staff for considering the liability standpoint of the equestrian
tunnel, and the safety of the children.
Regarding affordable housing, Commissioner Carson asked how the developer handled the
reporting responsibilities.
Assistant Community Development Director Gustafson explained that the developer is required
to provide semi-annual certified rent rolls. Staff would monitor the rent rolls, and if they have
any concerns, they would have a right to audit the books the developer would keep regarding
the low-income units. One of the initial requirements was that all of the residents who would
be claimed as low-income residents would complete an affidavit stating their eligibility for the
unit.
At Commissioner Carson's request, Parks & Recreation Director Valenzuela addressed the
conditions on the applicant's errata sheet which involved his department. He recommended that
the Commission accept staff's conditions, with modification to condition no. 80 changing the
word "updated" to "approved."
Commissioner Ray, referring to page 2-20 of the staff report regarding easements, asked if there
was a conflict with a letter from Mr. McDade which had been received by the Planning
Commission. Mr. Manganelli replied that the County had been contacted and they said it was
adequate access. Staff had gone one step further by identifying two other potential access to
trails. Based on Mr. McDade's (pyramids) letter and conversations with him, it seemed that he
was satisfied with those three potential accesses.
Assistant City Attorney Rudolf commented there was no conflict between the letters. It was the
County's independent view that access through Neighborhood 11 was all that was legally
required and provided appropriate access in light of the potential developability of the Pyramids
property. Because of the conflict and the lawsuit, the applicant had agreed to the other
conditions which provided potential access in the event they were successful in the lawsuit.
Commissioner Decker cautioned that if the multi-purpose community facility location was
isolated, it may not be feasible to build anything on that acreage. He was concerned that the
area may be too small.
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September 23, 1992
Commissioner Ray was concerned about the dispute regarding the location of the temporary fire
station. Assistant Planning Director Lee stated the location issue had been settled by the City
Council the previous night, and the decision was to move the fire station to a new temporary
location.
Commissioner Ray, regarding Scenario 2 on page 2-86, was concerned about mitigation which
included SR-125. He was concerned that the development of SR-125 was a number of years
away, while the impact might be sooner. He questioned the feasibility of having a firm
commitment, a funded project, immediately prior to start of construction on SR-125 before
approving any projects. Mr. Lee said there were limitations on the number of houses that could
be built and the number of trips that could be taken before SR-125 could be constru'cted, which
related to project approval and issuance of building permits. Those limitations would stop
development until SR-125 was constructed at some point in time. There were many checks and
balances which would stop development, including the threshold standards, if SR-125 is not
built.
Commissioner Ray was concerned that the threshold standards would be changed as projects
were approved, even if SR-125 were not built. Assistant Planning Director Lee said the final
decision would rest with the City Council as to whether or not they would accept a lesser level
of service. The standards are reviewed on a yearly basis, and there is much discussion before
a standard is amended.
Commissioner Ray asked who made recommendations to Council that a threshold needed to be
reviewed to change a threshold? Mr. Lee replied that the recommendations would be from the
Growth Management Oversight Commission; however, anyone could request a change.
Chair Casillas noted it could also come from the Planning Commission and said the Commission
had at the last meeting offered suggestions as to how the Police response time might be changed.
This being the time and the place as advertised, the public hearing was opened.
Tim Wilson, 12938-77 Carmel Creek Road, San Diego 92130, representing the Watson-
McCoy parcel and the Clarkson property where the road terminated in Neighborhood lOB, spoke
in favor of the tentative map for Salt Creek Ranch. He urged support by the Commission.
Claudia Troisi, 11975 El Camino Rea, Del Mar, representing the Baldwin Company gave a
slide presentation and introduced Rick Hume, a principal with FORMA, a land planning firm
working with Baldwin.
Rick Hume, also representing Baldwin, focused on the Sub-area 3, specifically estate roads, the
I-acre lots, and grading. He noted the Planning Commission's suggestions which had been
addressed .
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September 23, 1992
Claudia Troisi returned to the podium and discussed the community purpose sites proposed to
be set aside and the possibility of joint use. She also recommended that no further studies be
conducted regarding the equestrian undercrossing, and that a grade level crossing be utilized at
Proctor Valley Road and Hunte Parkway. She asked that the Commission be specific in what
studies needed to be done if they were required. Ms. Troisi then discussed their errata sheet,
which had been previously presented during the staff presentation.
Commissioner Decker asked how three lots adjacent to the industrial area would be buffered.
Assistant Planning Director Lee stated that there was a slope condition in that area, and the
industrial area was in the rear portion and also was a slope area. Physically, there was much
more separation than appeared on the exhibit.
Commissioner Decker was concerned with on-street parking in some of the cul-de-sacs. Ms.
Troisi concurred there was difficulty concerning lots with narrow widths. Senior Civil Engineer
Ullrich noted Condition 13 addressing that item.
Assistant Planning Director Lee asked Mr. Ullrich to comment on one of Engineering's concerns
regarding rolled curbs in Area lOA. He said that was a public street area, and the Engineering
Department had not approved the use of rolled curbs. It was not their standard, and did not
support the use of rolled curb in public streets.
Assistant Planning Director Lee added that in the discussions held with the applicant and
Engineering, the position of Engineering was largely because of problems with street sweeping--
with rolled curb, it tends to be swept onto the sidewalk--and with vehicles parking on the
sidewalk.
Sue Strayer, 2836 Via Del Allazon, Bonita 91902, speaking in behalf of the Bonita Valley
Horsemen, said they concurred with staff to delete the underground tunnel from the plan. They
had used above-ground crossing on streets using signal lights which make it available for horse
riders to reach, and they had worked well. They were concerned about a long, underground
tunnel because of safety of the horseback riders and pedestrians, especially children.
Commissioner Decker asked if the riders required that the streets have a special type of covering
for the horses. Ms. Strayer answered negatively.
Samir Ghattas, 5232 Jackson #205, La Mesa 92041, representing The Pyramids, said that the
access points, which had been approved by the County and City staff, were to the east of their
property line going in a northeasterly direction alongside a creek that was difficult to cross.
They had a lot of environmental concerns, as well as archaeological and biological. Because
of the slopes, the properties to the west could not be reached. The Pyramids, therefore, could
not provide access to the other property owners. Mr. Ghattas liked the concept of providing
potential road access through the two cul-de-sacs mentioned by staff.
No one else wishing the speak, the public hearing was closed.
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PC Minutes
September 23, 1992
Assistant Planning Director Lee, regarding access to The Pyramids property and the potential
development, noted that the area had mostly slopes in excess of 25 % . This was a part of San
Miguel Mountain, and even though it was out of Chula Vista's General Plan area, the intent
would be to preserve the area in its natural state. While there was a legal question in terms of
access, the practicality of developing those properties was at issue. Regarding the
undercrossing, staff requested that the condition remain as written. The intent of further studies
was because the location was part of the 28-mile network system which crossed Telegraph
Canyon and Orange Avenue. Staff did not feel the undercrossings would be needed, but wished
to make certain.
Regarding the errata sheet, staff asked that the conditions remain as presented in the staff report.
They had received the errata sheet late and did not have ample opportunity to review it. Mr.
Lee asked that the Commission authorize staff the option to meet with the Baldwin
representatives before the Council meeting to try to resolve the issues, or take them on to
Council if still unresolved.
Senior Planner Manganelli stated that staff had been working very closely with the City Attorney
on standardization of the conditions, changing format but not content. The conditions submitted,
therefore, if recommended by the Commission would be presented to Council in a different
format, but the content or intent of the Commission would not be changed.
MSUC (Martin/Decker) 5-0 (Commissioner Fuller absent; Commissioner Tuchscher-conflict
of interest) to recertify the SEIR-91-03 for Salt Creek Ranch SPA and Tentative Map for
Salt Creek Ranch, Chula Vista Tract 92-02.
MSUC (Martin/Carson) 5-0 (Commissioner Fuller absent; Commissioner Tuchscher-conflict
of interest) that based on the findings contained in the attached Draft City Council
resolution, move that the Planning Commission recommend that the City Council approve
the Tentative Subdivision Map for Salt Creek Ranch, Chula Vista Tract 92-02, subject to
the conditions enumerated in said resolution, with the addition of the condition requested
by the Sweetwater Union High School District, and directing staff to negotiate resolution
to the errata sheet submitted by the applicant.
MSUC (Martin/Carson) 5-0 (Commissioner Fuller absent; Commissioner Tuchscher-conflict
of interest) to adopt the Statement of Overriding Considerations and Mitigation Monitoring
Program.
MS (Martin/Carson for discussion) to recommend that the City Council approve the street
names submitted for Neighborhoods 1 through 8.
Commissioner Decker had a problem with naming the streets after Indian tribes; wished to
eliminate the use of native American language in streets. Commissioner Carson felt the names
were too long and would be difficult for people who have poor eyes to see them late at night.
She was also concerned with emergency service. She asked who created the list.
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PC Minutes
September 23, 1992
Assistant Planning Director Lee replied that staff had asked the applicant to submit a street name
list, with twice as many names than were needed. Those were reviewed by the various
departments, including Fire and Police, to verify that similar names are not already in the
planning area. The portion with which there was a concern could be deleted, and names for
those areas reconsidered.
VOTE:
0-5 - MOTION FAILED
MS (CarsonlDecker for discussion) to reconunend that staff work with the applicant and
amend the street names, and return to the Planning Commission for approval.
Assistant Planning Director Lee asked if that was to cover the entire list, or just the one area,
and whether it was to include the length.
Commissioner Carson asked that the length be reduced; Commissioner Martin wanted the areas
identified.
Ms. Troisi of Baldwin approached the podium and stated the applicant would be glad to go back
and redo the names, but asked for guidance. Each of the communities were themed; they had
discussed abbreviating the street names.
Commissioner Decker was not concerned with using Indian words, but objected to tribal names.
VOTE:
5-0 (Conunissioner Fuller absent; Conunissioner Tuchscher-conflict of
interest)
/6 -- J-O 0
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~~~~
ellY Of
CHULA VISTA
PLANNING DEPARTMENT
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July 2. 1992
Mr. Lauren M. Wasserman, Director
San Diego County Department of Planning and Land Use
5201 Ruffin Road, Suite B
San Diego, CA 92123
Dear Lauren:
Subject: Salt Creek Ranch
The City of Chula Vista Planning Department recently accepted an application
for a 2,600i dwelling unit Tentative Map for the Salt Creek Ranch. Your staff
was furnished with a copy of the map.
Owners of several parcel s to the north of the portions of the Ranch labelled
Neighborhoods 11 and 12 have requested that access be provided to their
properties through this subdivision. These parcels are in the unincorporated
County areas outside the City's Sphere of Influence on the slopes of Mt.
Miguel.
The City, therefore, requests that the County provide us with information
regardi ng the development potent i al of the northerly adjacent 400i acres and
County minimum access requirements for such development. The area in question
is depicted on the attached map. The aforementioned property owners are those
associated with the parcels identified as "pyramids". Information should be
provided on those properties in the immediate vicinity as well. These parcels
are located in Assessor's Book 585, pages 9, 14, and 15.
We realize that you face a staff and revenue shortage, so our request is for a
brief survey rather than a comprehensive analysis. Any information you can
provide to assist us in determining access requirements to those properties
would be greatly appreciated.
Please call Ken Lee, Assistant Director or me at 691-5101 if you have any
questions regarding this matter.
tt~
Director of Planning
WPC 0384p
Enclosures
cc: George Krempl, Deputy City Manager
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276 FOUR'TH AVEtCHUL^ VISTA CALIFORNIA 91910/10191 691-5101
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DEPARTMENT OF PLANNING AND LAND USE
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July 16, 1992
Mr. Robert Leiter, Director
Planning Department
City of Chula Vista
275 Fourth Avenue
Chula Vista, California 9]9]0
SALT CREEK RANCH
Dear Mr. Le;u(lZ~
As you requested in your letter of July 2nd, my staff has researched the
assessor's books to verify access easements to the parcels listed. Our
research shows no easements or dedicated right-of-way to these parcels. The
Tentative Maps submitted for the project show a residential street with 60
feet of right-of-way linking to the "Watson" parcel, but not to those parcels
labeled Pyramid.
The development potential of these parcels is low. The community plan
designates this property as (18) Multiple Rural Use, the density is 1 dwelling
unit per 4,8 or 20 acres depending on slope. In this case these properties
appear to have slopes in excess of 25% over the majority of their area. Using
the mid range of 1 dwelling unit per 8 acres 50 homes could be constructed.
This is just an estimate, if slopes average greater than 25% and if sensitive
habitat is present then this number would be reduced.
Our recommendation is that the design of "Neighborhood II" streets be planned
to accommodate to potential traffic volumes from these parcels. I hope this
information is satisfactory for your purpose. If you wish further assistance
on this matter, contacting Steve Denny at 694-3727 will expedite the process.
Sincerely,
~
LAUREN M. WASSERMAN, Director
Department of Planning and Land Use
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September 29, 1992
Mayor Tim Nader
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 92010
Re: PCS-92-02 - CONSIDERATION OF TENTATIVE
SUBDIVISION MAP FOR SALT CREEK RANCH
HEARING DATE: OCTOBER 6. 1992
Dear Mayor Nader:
I am writing you as counsel for Mr. and Mrs. Wadie Deddeh,
owners of four parcels of land (186 acres) located immediately
north of Salt Creek Ranch, and referred to collectively as the
Pyramids properties.
On October 6, your council is being asked by staff and The
Baldwin Company to approve the tentative subdivision map for Salt
Creek Ranch, Chula Vista Tract No. 92-02. On pages 12 and 13 of
the staff report issues regarding access to the Pyramids
properties across Salt Creek Ranch are discussed. In previous
hearings before the City Council, my clients have maintained that
the proposed primary access to their properties (street YYY) is
environmentally, topographically, and economically infeasible.
The City Council in turn, required Baldwin to meet with northern
adjacent property owners to try to identify a mutually acceptable
access. Despite several meetings, no agreement has been reached.
Currently, a legal action is pending in San Diego Superior
Court by the Deddehs against The Baldwin Company and related
property owners to enforce prescriptive easements which we
believe the Deddehs possess over the Baldwin property.
Currently, trial in that matter is scheduled for January 1993.
If the Deddehs are successful in this suit, and prescriptive
access is awarded as requested, that access will be in conflict
with the tentative map before you. For that reason, my clients
request that you defer approval of the tentative map until that
issue has been resolved by the court.
/?-..2oy
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Mayor Tim Nader
September 29, 1992
Page 2
If you are not inclined to withhold action on the tentative
map, we strongly urge you to impose condition no. 110 on the
tentative map, which is an attempt to preserve alternate access
routes (identified as MMMM and NNNN), which may be used by my
clients pursuant to easement upon meeting the conditions
specified by staff in condition 110. Further, we would ask that
the developer be further required to place all prospective
purchasers on notice, by appropriate Conditions, Covenants and
Restrictions, that propose streets MMMM and NNNN are subject to
potential easement rights for ingress and egress on behalf of the
northern property owners. These CC&R's should specify that the
easement may be used for up to 50 dwelling units on the Pyramids
property.
Thank you for your consideration of these requests.
Very truly yours,
t .. 111 . 'l!1,r' ~.
6. Michael McDade
of
Sullivan Cummins Wertz
McDade & Wallace
A Professional Corporation
cc: Chula Vista City Councilmembers
Kenneth Lee
Senator and Mrs. Wadie Deddeh
Mr. Samir Ghattas
281011/iJa
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STATEMENT OF OVERRIDING CONSIDERATIONS
JlACKGROUND
The California Environmental Quality Act (CEQA) and the State CEQA Guidelines
provide:
"( a) CEQA requires the decision-maker to balance the benefits of a proposed
project against its unavoidable environmental risks in determining whether to
approve the project If the benefits of a proposed project outweigh the
unavoidable adverse environmental effects, the adverse environmental effects
may be considered 'acceptable.' .
(b) Where the decision of the public agency allows the occurrence of
significant effects which are identified in the final E1R but are not at least
substantially mitigated, the agency shall state in writing the specific reasons to
suppon its action based on the final EIR and/or other information in the
record This statement may be necessary if the agency also makes a finding
under Section 15091(a)(2) or (a)(3).
(c) If an agency makes a statement of overriding considerations, the
statement should be included in the record of the project approval and should
be mentioned in the Notice of Determination." (Guidelines 515093).
THE STATEME~'T
The City finds that the mitigation measures discussed in the CEQA Findings, when
implemented, avoid or substantial lessen most of the significant effects identified in Final
Supplemental EIR 91-03 for the Salt Creek Ranch Sectional Planning Area (SPA) Plan.
Nonetheless, certain significant effects of the Salt Creek Ranch SPA Plan are unavoidable
even after incorporation of all feasible mitigation measures. These unavoidable effects are
descnbed in Section III of the CEQA Findings. In approving this project, the City has
balanced the benefits of the Salt Creek Ranch SPA Plan against these unavoidable
environmental effects. In this regard, the City finds that all feasible mitigation measures
idcntificd in the CCQA Findings, have been or will be ituplewculcu with thc prujct:t, lUlU
any remaining significant unavoidable effects are acceptable due to the following specific
planning, social, economic and other considerations, all of which are based upon the facts
set fonh below, the CEQA Findings, Final Supplemental EIR 91-03, and the record of the
proceedings for this project:
1. Salt Creek Ranch, a planned residential community in the City of Chula Vista's
Eastern Territories, is consistent with the demand for housing in Chula Vista. The
project is a well-balanced residential community that will provide local residents of
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Chula Vista and residents in the region the choice of diverse housing types in
accordance with the following policies contained within the City's General Plan
Update:
. Encourage the development of a diversity of housing types and prices.
. Assure that new development meets or exceeds a standard of high-quality
planning and design.
. Provide for the development of multi-family housing in appropriate areas
convenient to public services, facilities and circulation.
. Encourage planned developments, with a coordinated mix of urban uses, open
space and amenities.
. For new developments in Eastern Territories, the predominant character
should be low medium density, single-family housing. Where appropriate in
terms of physical setting encourage development of quality, large-lot housing.
The Salt Creek Ranch SPA Plan (Alternative 5.3, Final SPA Plan Design Alternative)
addresses each of these General Plan policies. The residential planned community
provides a broad variety of housing types, ranging from multi-family attached units
to large estate lots consisting of at least one acre. Multi-family housing is provided
in accordance with the Chula Vista General Plan, which previously took into account
the location of multi. family housing in areas convenient to public services, facilities
and roadway circulation. Salt Creek Ranch is uniquely situated between the
urbanized areas of Chula Vista to the west and south and the undeveloped area to
the east. The project is an entirely residential community which will provide residents
of Chula Vista with upper-end housing products which are currently limited in the
South Bay area The Salt Creek Ranch SPA Plan will also provide important
transitions from the higher density developments adjacent to future SR-l25 to the
lower density estates in the eastern portion of the project Development within Salt
Creek Ranch will transition from the R-M and R-LM categories in the western
ponion of the property to the low density R-L category in the eastern and nonhern
ponions of the property site.
2. The project provides logical community land uses, enhances opportunities for the
long-term productivity of the community of Chula Vista and the surrounding region,
and maintains and conserves valuable resources, an of which are consistent with the
City's long-term planning goals. The mix of single and multi-family uses in close
proximity to proposed commercial and industrial uses will provide opportunities for
persons to reside in areas adjacent to employment facilities and, thus, will help to
relieve typical employment community impacts, such as traffic, noise and air quality
effects.
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3. With adoption of Alternative 5.3 (Final SPA Plan Design Alternative), the project will
result in construction of a number of roads which are integral pans of the City's
General Plan Circulation Element. For example, roadway improvements will involve
construction of portions of East H Street, Hunte Parkway and lAne Avenue to
ultimate standards through the project. The project will also contribute to off-site
roadway improvements on a fair share basis with other area developers by
participation in the Eastern Chula Vista Transportation Phasing Plan (ECVTPP).
Significant landscaping buffer areas will be provided along major roads in accordance
with the City's Circulation Element. The project will incorporate pedestrian and
bicycle pathways and equestrian paths or trails within transportation corridors as
recommended by the City's Circulation Element.
4. The project reserves approximately 351 acres of natural open space cOnstituting
approximately 29% of the project site. Implementation of the project will provide
for the long-term preservation of the sensitive biological resources located in the
natural open space areas and provide for wildlife corridor links in those areas. The
natural open space incorporated into the approved Salt Creek Ranch GDP has
wildlife corridors that are, on average, approximately 600 feet wide; the narrowest
sections are greater than 200 feet wide, except in planning area lOb. The project
applicant has also agreed to the following additional mitigation measure:
. The developer shall agree to participate in a regional or sub-regional multi-
species coastal sage scrub conservation plan. If, prior to approval for the
grading plan for areas lOa, lOb and 11 (which are identified as the three
easternmost "L" areas on Figure R-1 of the Final ErR), an off-site regional
wildlife corridor linking San Miguel Mountain with the Upper Dtay Reservoir
has not been approved by the City as part of the conservation plan, then
development of tbe 17 acre R-L development area in the eastern portion of
the property shall not occur and a reconfiguration of the northeastern R-L
area (as shown on Figure R-1 of the Final EIR) to provide a wider open
space area for a regional wildlife corridor shall be implemented. The width
of the open space area shall be sufficient to ensure long-term viability of the
wildlife corridor (as shown on Figure R-1). This condition shall also be
applied to conditions of the Tentative Subdivision Map.
S. The project :substantially mitigates adverse effects to coastal sage scrub habitat
through preservation of on-site coastal sage scrub in excess of the preservation
anticipated in the Chula Vista General Plan. Specifically, the General Plan
anticipated preservation of approximately 158 acres of the existing coastal sage scrub
habitat on the Salt Creek Ranch property. The approved Salt Creek Ranch GDP
preserves approximately 50 acres of additional coastal sage scrub over and above the
acreage anticipated to be preserved in the General Plan. Coastal sage scrub habitat
is left intact in sufficiently large blocks to accommodate most of the California
gnatcatcher known to exist onsite. In addition, the project applicant has agreed to
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revegetate approximately 30 acres of disturbed habitat within the proposed biological
open space area with coastal sage scrub to partially mitigate the cumulative loss of
coastal sage scrub habitat. This revegetation will have the benefit of providing
additional potential California gnatcatch~r habitat. In addition, Alternative 5.3 (Final
SPA Plan Design Alternative) will not create any new significant impacts to the
California gnatcatcher as compared to the approved Salt Creek Ranch GDP.
Although coastal sage scrub will be slightly more impacted overall (1.5 acres), a 2.7
acre patch of sage scrub will be placed in natural open space. This patch contains
a large cactus thicket and a cactus wren, which would have been impacted under the
approved Salt Creek Ranch GDP.
6. The General Plan Update caI1s for creation of a continuous, 28-mDe Greenbelt
around the City of Chula Vista. The Greenbelt provides a unique opportunity to
develop a significant network of open space, trails, and recreational activities for the
citizens of Chula Vista and residents in the surrounding region. In essence, tbe
Greenbelt represents a continuous open space area which visually and functionally
Jinks all the communities and the principal parks and recreational resources of the
City including active recreational facilities, natural open space, wildlife habitats and
a connecting trail system. This continuous system begins at the Chula Vista Bayfront,
extends through Otay River Valley to the Otay Lakes, north through the Otay Lakes
area and along Salt Creek to Mother Miguel Mountain and Sweetwater Reservoir
and west along the Sweetwater Regional Park to the Bayfront. The Salt Creek
Ranch project supplies an important link in the Greenbelt called for in the General
Plan Update. By adoption of Alternative 5.3 (Final SPA Plan Design Alternative)
for Salt Creek Ranch, the City further implements its Greenbelt in the following
ways:
. The 20-acre neighborhood park will be adjacent to Salt Creek which links the
park to the City's Greenbelt, all of which is consistent with the City's General
Plan.
. The 20.acre neighborhood park is the preferred location of the City's Parks
and Recreation Department because it is more centrally located to serve the
residents of Salt Creek Ranch and Salt Creek I, as well as the citizens of the
City of Chula Vista and the surrounding region.
. The 2()..acre neighborhood park adjacent to Salt Creek allows preservation of
an existing stand of Eucalyptus trees which provides an immediate "grove"
effect for the community park.
. The 20.acre neighborhood park maintains the natural open space link in the
southeast corner of the project site and, thus, allows for the preservation of
sensitive coastal sage scrub and wetland habitats. The sage scrub is habitat '."
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for species ('nsite, including the grasshopper sparrow, the California
gnatcatcher and the nesting sites of the cactus wren.
7. The project will result in a comprehensive planned community providing a logical
extension of City services, including public transportation, law enforcement, fire
protection and public utilities.
8. The project advances the City's environmental goals by encouraging water
conservation and reclamation programs, mllSs transit facilities and an extensive trail
system.
9. The project also contains a number of other additional overriding public benefits,
such lIS: .
. Incorporation of two school sites into the design of the project (20 acres).
. Incorporation of two church sites into the design of the project (7 acres).
. Incorporation of a fire station site into the design of the project (1 acre).
. A standby commitment to participate in a funding program to finance a new
library facility.
. Commitment to participate in a regional or sub-regional multi.species coastal
sage scrub conservation plan. If, prior to approval of the grading plan for
areas lOa, lOb and 11 (which are identified as the three easternmost "L" areas
on Figure R-l of the Final EIR), an off-site regional wildlife corridor linking
San Miguel Mountain with the Upper Otay Reservoir hIlS not been approved
by the City lIS part of the conservation plan, then development of the 17 acre
R-L development area in the eastern portion of the property shall not occur
and a reconfiguration of the northeastern R.L area (as shown on Figure R-l
of the Final ErR) to provide a wider open space area for a regional wildlife
corridor shall be implemented. The width of the open space area shall be
sufficient to ensure long-term viability of the wildlife corridor (as sbown on
Figure R-l). This condition shall also be applied to conditions of the
Tentative Subdivision Map.
. A focal point of the open space system is the Salt Creek Corridor, designated
in the Chula Vista General Plan as a major portion of the ChuIa Vista
Greenbelt, a 28-mile open space and park system within the City. Salt Creek
will form a major open space corridor within the project and will be
extensively landscaped A park system, consisting of a 20-acre neighborhood
park along the Salt Creek Corridor and a 7-acre neighborhood park in the
western portion of the project, will provide recreational activities along the
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City's Greenbelt. The Salt Creek open space corridor will connect to the
Ea.stlake open space corridor within Salt Creek to the south and will provide
a significant passive open space amenity for the entire Eastern Territories. An
extensive undeveloped open space system in the eastern portion of the
property will provide connections from Upper Otay Lake to the San Miguel
Mountains to the north. This open space system will connect to the portion
of the Chula Vista Greenbelt planned around Otay Lakes. Open space
greenbelt, parkway and bikeway systems throughout Salt Creek Ranch, and an
equestrian trail system, will be linked to the enhanced Salt Creek, the eastern
undeveloped open space areas, the park along the Salt Creek corridor and the
City's Greenbelt.
. The landscaping for Salt Creek Ranch will establish the community character
east of future SR-l25 and is envisioned as a more native, naturalized plant
type than in the development areas west of the SR.l25 corridor; drought-
tolerant plant materials will be emphasized.
For these reasons, on balance, the City finds that there are planning, social, economic and
other considerations resulting from this project that &etve to override and outweigh the
project's unavoidable significant environmental effects and, thus, the adverse environmental
effects are considered acceptable. .
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MITIGATION MONITORING PROGRAM
This mitigation monitoring program was prepared for the City of Chula Vista for the Salt
Creek Ranch Specific Planning Area (SPA) Plan project to comply with AB 3180. which
requires public agencies to adopt such programs to ensure effective implementation of
mitigation measures. This monitoring program is dynamic in that it will undergo changes
as additional mitigation measures are identified and additional conditions of approval are
placed on the project throughout the project approval process.
The Salt Creek Ranch Sectional Planning Area (SPA) Plan EIR is supplemental to' the Salt
Creek Ranch Annexation/General Development Plan Pre-Zone EIR (EIR 89-3. certified in
September 1990). A mitigation monitoring program was also prepared for EIR 89-3. and
measures that have not yet been implemented have been incorporated into this updated
mitigation monitoring program.
This monitoring program will serve a dual purpose of verifying completion of the
mitigation measures for the proposed project and generating information on the
effectiveness of the mitigation measures to guide future decisions. The program includes
the following:
. Monitoring team qualifications
. Specific monitoring activities
. Reporting system
. Criteria for evaluating the success of the mitigation measures
The Salt Creek Ranch SPA Plan project includes approximately 1200 acres of land in the
southern foothills of San Miguel Mountain, north of EastLake Technology Park and
northwest of Upper Otay Lake currently under the jurisdiction of the County of San Diego.
The project site is located in the northern portion of the 37 square mile Eastern Territories
as defined by the City of Chula Vista. All but 240 acres in the extreme northeastern comer
of the project site are located within the City of Chula Vista's adopted Sphere of Influence.
Elevations on the project site range from approximately 550 feet above mean sea level
(AMSL) in the western portion of the site to over 1100 feet AMSL in the northern portion
of the property.
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The principal components of the Salt Creek Ranch SPA Plan include 2,662 residential
units, 380 acres of parks/open space. 31 acres of public facilities including two schools, a
fire station and a community purpose facility, and 36 acres of major roads on
approximately 1,197 acres. These project components are discussed in detail in the EIR
text.
The supplemental EIR environmental analysis, incorporated herein as reference, focused on
10 issues determined to be potentially significant by the City of Chula Vista. The
environmental analysis concluded that for all of the environmental issues discussed, some
of the significant and potentially significant impacts could be avoided or reduced through
implementation of recommended mitigation measures. The 10 issue areas are land use;
landform/aesthetics; hydrology; water quality; biological resources; cultural resources;
transportation and circulation; noise; public services and utilities; and offsite areas of
impact. Cumulatively adverse impacts were identified for landform/alteration and
cumulatively significant, unmitigable impacts were identified for water. With respect to the
offsite areas of impact, cumulatively significant, partially mitigable impacts were identified
for biology, specifically coastal sage scrub.
Those issue areas considered not to require further analyses beyond that discussed in EIR
89-3 include: conversion of agricultural land; geology/soils; air quality; fiscal; public
services including police protection, frre protection, schools, parks, gas and electricity;
public transit, library facilities and solid waste disposal; however, applicable mitigation
measures which require implementation during construction of the project have been
included in this program.
AB 3180 requires monitoring of only those impacts identified as significant or potentially
significant; the monitoring program for the Salt Creek Ranch project therefore addresses the
impacts associated with the issue areas identified above.
Mitivation Monitorln2 Team
A monitoring team should be identified once the mitigation measures have been adopted as
conditions of approval by the Chula Vista City Council. Managing the team would be the
responsibility of the Mitigation Compliance Coordinator (MCC). The monitoring activities
would be accomplished by the Environmental Monitors (EMs), Environmental Specialists
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(ESs), and the MCC. While specific qualifications should be detennined by the City of
Chula Vista, the monitoring team should possess the foIIowing capabilities:
. Interpersonal, decision-making, and management skills with demonstrated
experience in working under ttying field circumstances;
. Knowledge of and appreciation for the general environmental attributes and
special features found in the project area;
. Know ledge of the types of environmental impacts associated with construction
of cost-effective mitigation options; and
. Excellent communication skills.
The responsibilities of the MCC throughout the monitoring effort include the following:
. Overall implementation and management of the monitoring program;
. Quality control of the site-development monitoring team;
. Administration and preparation of daily logs, status reports, compliance reports
and the final construction monitoring report;
. Liaison between the City of Chula Vista, the Salt Creek Ranch developer, and
the applicant's contractors;
. Monitoring of onsite, day-to-day construction activities, including the direction
of EMs and ESs in the understanding of all penn it conditions, site-specific
project requirements, construction schedules and environmental quality control
effort;
. Ensure contractor knowledge of and compliance with all appropriate pennit
conditions;
. Review of all construction impact mitigations and, if need be, propose
additional mitigation;
. Have the authority to require correction of activities observed that violate project
environmental conditions or that represent unsafe or dangerous conditions;
. Maintain prompt and regular communication with the onsite EMs and ESs, and
persoMel responsible for contractor perfonnance and pennit compliance.
The primary role of the Environmental Monitors is to serve as an extension of the MCC in
performing the quality control functions at the construction sites. Their responsibilities and
functions are to:
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a) Maintain a working knowledge of the Salt Creek Ranch permit conditions,
contract documents, construction schedules and progress and any special
mitigation requirements for his or her assigned construction area;
b) Assist the MCC and Salt Creek Ranch construction contractors in coordinating
with aty of Chula Vista compliance activities;
c) Observe construction activities for compliance with the City of Chula Vista
permit conditions; and
d) Provide frequent verbal briefings to the MCC and construction personnel, and
assist the MCC as necessary in preparing status reports.
The primary role of the Environmental Specialists is to provide expertise when
environmentally sensitive issues occur throughout the development phases of project
implementation and to provide direction for mitigation.
Prolmlm Procedural Guidelines
Prior to any construction activities, meetings should take place between all the panies
involved to initiate the monitoring program and establish the responsibility and authority of
the participants. Mitigation measures which need to be defined in greater detail will be
addressed prior to any project plan approvals in follow-up meetings designed to discuss
specific monitoring effects.
An effective reporting system must be established prior to any monitoring efforts. All
parties involved must have a clear understanding of the mitigation measures as adopted and
these mitigations must be distributed to the participants of the monitoring effort. Those that
would have a complete list of all the mitigation measures adopted by the City of Chula Vista
would include the City of Chula Vista. the Salt Creek Ranch developer. the MCC and the
construction crew supervisor. The MCC would distribute to each Environmental Specialist
and Environmental Monitor a specific list of mitigation measures that pertain to his or her
monitoring tasks and the appropriate time frame that these mitigations are anticipated to be
implemented. In addition to the list of mitigations, the monitors will have mitigation
monitoring report (MMR) forms with each mitigation written out on the top of the form.
Below the stated mitigation measure, the form will have a series of questions addressing
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the effectiveness of the mitigation measure. The monitors shall complete the MMR and file
it with the MCC following their monitoring activity. The MCC will then include the
conclusions of the MMR into an interim and final comprehensive construction report to be
submitted to the City of Chula Vista. This report will describe the major accomplishments
of the monitoring program, summarize problems encountered in achieving the goals of the
program, evaluate solutions developed to overcome problems and provide a list of
recommendations for future monitoring programs. In addition and if appropriate, each
EM, and/or ES will be required to fill out and submit a daily log report to the MCC. The
daily log report will be used to record and account for the monitoring activities of the
monitor. Weekly/monthly status reports, as determined appropriate, will be generated from
the daily logs and compliance reports and will include supplemental material (i.e.,
memoranda, telephone logs, letters). This type of feedback is essential for the City of
Chula Vista to conform the implementation and effectiveness of the mitigation measures
imposed on the project.
Actions in Case of Non-compliance
There are generally three separate categories of non-compliance associated with the adopted
conditions of approval:
. Non-compliance requiring an immediate halt to a specific task or piece of
equipment.
. Infraction that initiates an immediate corrective action (no work or task delay).
. Infraction that does not warrant immediate corrective action and results in no
work or task delay.
In all three cases, the MCC would notify the Salt Creek Ranch contractor and the City of
Chula Vista, and an MMR would be filed with the MCC on a daily basis.
There are a number of options the City of Chula Vista may use to enforce this program
should non-compliance continue. Some methods commonly used by other lead agencies
include "stop work" orders; fines and penalties (civil); restitution; permit revocations;
citations; and injunctions. It is essential that all parties involved in the program understand
the authority and responsibility of the onsite monitors. Decisions regarding actions in case
of non-compliance are the responsibility of the City of Chula Vista.
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The following text includes a summary of the project impacts, and a list of all the associated
mitigation measures. The monitoring effons necessary to ensure that the mitigation
measures are properly implemented are incorporated into the measures. All the mitigation
measures identified in the EIR are anticipated to be translated into conditions of project
approval. In addition, once the project has been approved and prior to its implementation,
the mitigation measures shall be further detailed.
SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES
The following text includes a summary of the project impacts, a list of all the associated
mitigation measures and the monitoring effons necessary to ensure that the measures are
properly implemented. All the mitigation measures identified in the EIR are recommended
to be translated into conditions of project approval and are stated herein in language
appropriate for such conditions. In addition, once the Salt Creek Ranch project has been
approved and during various stages of implementation, the mitigation measures shall be
further detailed by the designated monitors, .City of Chula Vista, and the applicant.
Land Use
SummaJ'\' of Impacts
Potentially significant land use impacts involve compatibility and potential health impacts
relative to use of the SDG&E easement as a trail, and the project's inconsistency with the
General Plan with respect to the provision of affordable housing.
Mit:i~at:ion Measures
. The potential land use compatibility impacts relative to use of the SDG&E
easement as a trail shall be mitigated by coordination with SDG&E during all
phases of future planning. The applicant shall obtain a written agreement with
SDG&E to gain permission to use the easements. The agreement shall discuss
relevant issues including permissible uses, maintenance, and liability. This
agreement shall be obtained prior to tentative map approval.
. To mitigate potential health impacts associated with the proximity of residential
and trail uses to the high voltage transmission line, the applicant shall pull
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houses back away from the easement by a conservative distance (no standards
are available) and provide buyers of homes adjacent to the easement with a
white paper informing them of the current controversy concerning
electromagnetic fields, the applicant should also either move the proposed trail
away from the easement or post signs at regular intervals in both English and
Spanish alerting trail users of the potential risks.
. With respect to the potential impacts associated with provision of affordable
housing, the project applicant's affordable housing program shall be subject to
review and approval by the Planning Commission concurrent with SPA plan
approval.
The program shall be consistent with the following principles:
As determined by the 1991 Housing Element revisions, applicant will continue
to explore various methods to devote ten percent (10%) of the Salt Creek Ranch
units to affordable housing.
As provided by the Housing Element, the City of Chula Vista shall continue to
assist the applicant to fulfill the Housing Element affordable housing policy
through the following actions:
Seek State and Federal subsidies for moderate and low income housing.
(Chula Vista Housing Element, Pan 2, page 24, 1985).
Consider the use of density bonuses consistent with State law. (Chula Vista
Housing Element, Pan 2, page 24, 1985).
Consider exploration of experimental planning, design and development
techniques and standards to reduce the cost of providing affordable
housing. (Chula Vista Housing Element, Pan 2, 1985).
The applicant will prepare and implement an affinnative fair marketing program
(Chula Vista Housing Element, Pan 2, 1985), including a marketing plan to
attract qualified buyers for non-market rate housing.
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Should it become infeasible, impractical or inappropriate to provide affordable
housing as determined by the pending Housing Element revisions, the applicant
and the City shall consider alternative methods of achieving affordable housing
opportunities including, but not limited to the following:
Land Set Aside: An equitable donation of a building site which could be
made available to the County Housing Authority or other non-profit entity to
construct affordable housing.
Off-Site Proiects: Construction of an affordable housing project at an off-
site location, including consideration of renewal, rehabilitation and
preservation projects, and the provision of homeless assistance program.
In-Lieu Contributions: In-lieu contributions to be used to provide assistance
to other identified affordable housing effons. The contribution shall be
evaluated to ensure its adequacy in relation to achieving assistance
opportunities commensurate to the level of the original project requirement
The applicant will actively explore the panicipation of. South County
jurisdictions in non-profit housing agencies in the development, ownership and
management of affordable housing projects. The applicant will also assist these
non-profit effons to increase their ability to secure additional funding resources
to develop quality affordable housing.
Monitorin~
Mitigation monitoring of the above measures shall occur by appropriate City review and
approval as dictated in each measure (Le., City Planning review and acceptance prior to
tentative map approval). The applicant shall provide a copy of the written agreement from
SDG&E to the City Planning Depanment prior to tentative map approval. The applicant's
affordable housing program shall be subject to review and approval by the Planning
Commission as a condition of project approval.
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Landform! Aesthetics
Summan' of Impacts
Development of Salt Creek Ranch will pennanently alter the existing landfonn, rural
character, and visual quality of the project site. Potentially significant visual impacts
anticipated with the development of Salt Creek Ranch include impacts to residents to the
south and southwest of the project site, impacts to Chula Vista Greenbelt users including
the Upper Otay Reservoir, impacts to scenic highway users, and offsite visual impacts
associated with EastLake Technology Parle, the Otay Water District reclamation facilities,
and the Upper Otay Reservoir.
Miti~ation Measures
Project development will require the implementation of all design guidelines concurrent
with the SPA Plan and subject to further review and approval by the Design Review
Committee (DRC). The guidelines which are contained within the SPA Plan are
summarized below:
. Gradine-: In addition to incorporation of the requirements of the Chula Vista
Municipal Code and other applicable city policies, graded areas are to be
contoured to blend with natural landfonn characteristics and minimize
disruption of the natural topography. A balance between cut and fill shall be
maintained, and all grading and drainage system plans shall be prepared under
the direction of a licens~ civil engineer. Final grading plans shall be reviewed
by the City of Chula Vista Planning Department to detennine whether large cut
and flll slopes would impact views of open space areas from residences and/or
scenic highways, and areas of high sensitivity such as the ridgeline and canyons
in Sub-area 3 shall be subject to funher review by the DRC.
. Landscape: Plant materials shall be organized to provide buff~ring, transition,
and slope stabilization between land uses and streets, and between development
and open space areas. Manufactured slopes adjacent to habitat enhancement
areas shall be landscaped with vegetation consistent with the Habitat
Enhancement Plan. Landscaping and irrigation standards shall confonn with
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the City of Chula Vista Landscaping Manual, subject to funher review and
approval by the DRC.
. Scenic Hi~hways: In accordance with the design guidelines, all homes abutting
the scenic highways (East H Street and Hunte Parkway) shall be set back from
the right-of-way a variable distance and landscaping shall be intensified to
buffer views of buildings. Any long distance views available from the scenic
highway shall be protected, and all signs within the viewshed of the scenic
highway shall be subject to further review by the DRC.
Monitorini
The City of Chula Vista Design Review Committee will review, approve, and monitor all
project design guidelines, including grading. landscaping, fencing. signing. and scenic
highway plans during all phases of developmenl
Geology/Soils
Summary of Impacts
Geotechnical constraints to development onsite include difficulty in rock excavation; soil
and topsoil removal; and slope instability. Seismic ground acceleration potential exists,
typical of the area.
Miri~arion Measures
The following measure is in reference to detailed recommendations from the GeoSoils
February 1988 and August 1988 repons. The repons are on file at the City Planning and
Engineering Departments.
. Conclusions and recommendations of the February 1988 and August 1988
GeoSoils repons, pages 23 through 42, and 24 through 39, respectively, shall
be adhered to in accordance with City procedures, subject to approval of the
City Engineer prior to any tentative map approvals. Recommendations therein
cover the following topics, actions and potential impacts: ripping, soil
removals, slope stability/grading, erosion control, sub-surface water c.ontrol,
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eanhwork grading and balancing, soil expansion, slope design, grading
guidelines, foundation recommendations, retaining wall design, graded slope
maintenance and planting, and procedures for grading plan review.
Monit()rin~
hnplementation of the above geotechnical measure shall be verified by City review of future
tentative maps, which are subject to City Engineer approval. Subsequent geotechnical
work shall delineate specific grading and similar onsite monitoring activities to be
conducted during project grading and construction by a qualified geologist.
Hydrology
SummarY of ImDacls
The increase in impervious surface as a result of the proposed project would increase
runoff flow rates downstream.
Miti~ation Measures
To ensure that there are no hydrologic impacts, the following measures shall be
implemented:
. For Basin A, development drainage shall be routed to road crossing points for
outlet into the natural channel flow. Structure types to convey stream flows
under access roads would be determined prior to Final Map approval.
. Within Basin B, there are two Salt Creek crossing points, East H Street and a
northern access road. The East H Street crossing shall incorporate a suitable
drainage structure which will accommodate the proposed trail system. The type
and sizing of this drainage system shall be determined prior to Final Map
approval. The nonhern structure shall be determined prior to Final Map
approval. Developed areas would be drained via storm drain systems to outlet
points adjacent to Salt Creek.
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. A low flow pump diversion system will be constructed to transpon dry weather
flows out of Basin A (Upper Otay Lake Basin) and discharge them into
Basin B (Salt Creek Basin). This low flow diversion system will be designed
for 137 gpm.
. A storm drain system shall be constructed within future Lane Avenue to convey
runoff within Basic C to existing facilities constructed by the EastLake I project.
The type of sizing of this system would be determined prior to Final Map
approval.
. Drainage facilities and energy dissipators shall be constructed in accordance
with the approved hydraulic analysis and shall be in place and functioning prior
to completion of the grading operation.
. Development of the subject project must comply with all applicable regulations
established by the United States Environmental Protection Agency (EPA) as set
fonh in the National Pollutant Discharge Elimination System (NPDES) permit
requirements for urban runoff and stormwater discharge.
Monitorin~
Implementation of the above measures shall be guaranteed by City review of the required
analysis and drainage plans, which are subject to the City Engineer's and City Landscape
Architect's approval prior to tentative map submittal acceptance. The City will ensure
conformance with all applicable City flood control, Otay Water District and State Regional
Water Quality Control Board regulations prior to issuance of grading permits. Detailed
monitoring (field) measures for the construction period shall be delineated at the
subdivision level.
Water Quality
Summarv of Imnacts
Project development would create potential water quality impacts to downstream areas and
the adjacent Upper and Lower Otay Reservoir.
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Miril1arion Measures
. The project shall be subject to review and approval by the State Department of
Health Services (DHS). The project shall implement mitigation measures as set
by DHS prior to issuance of any grading permit
. Prior to or concurrent with Final Map approval, a diversion ditch plan, or other
acceptable plan to handle drainage to the Otay Drainage Basin, shall be prepared
and approved by the City of Chula Vista and DHS. The plan shall analyze the
possibility of sewage system failures; effects of increased levels of nutrients
salts and pesticides from landscaping and irrigation; and effects of petroleum
products from surface street runoff. Additional environmental analysis may be
required based on the specific drainage ditch or other plans. Design of these
plans shall also consider providing additional capacity for concurrent or future
development
. The project applicant shall conduct an onsite mitigation monitoring program to
establish baseline data for runoff from the project site. This monitoring
program will be continued until 400 units in the sub-basin have been
constructed in the sub-basin.
. The project proponent shall submit a erosion control plan prepared by a
registered civil engineer and a registered landscape architect in accordance with
City of Chula Vista design standards. The plan shall be approved prior to
issuance of grading permits and shall include placement of sandbags, temporary
sediment basins, and an erosion control maintenance plan.
. The project proponent shall submit a storm drain plan prepared by a registered
civil engineer in accordance with City of Chula Vista design standards. The
plan must be approved prior to the issuance of grading permits and shall include
permanent erosion control facilities.
. Development of the subject project must comply with all applicable regulations
established by the United States Environmental Protection Agency (EPA) as set
forth in the National Pollutant Discharge Elimination System (NPDES) permit
requirements for urban runoff and storm water discharge.
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Monitorinv
Mitigation monitoring of the above measures shall occur by appropriate City staff review
and approval. Specific, onsite field mitigation monitoring requirements and activities shall
be established prior to any onsite grading permits or tentative map approvals.
Biological Resources
Summar:v of Impacts
Project development will significantly and directly impact riparian wetlands, native
grassland and coastal sage scrub habitat, and the California gnatcatcher and cactus wren,
both sensitive species. Construction practices and long-term urban activities also present
secondary threats to adjacent and/or sensitive non-developed areas.
Miti2'arion Measures
. The project applicant shall comply with the measures outlined in the Habitat
Enhancement Plan prepared for the Salt Creek Ranch project during all stages of
development.
. A spring (May-June) survey of the native grassland habitat onsite (Subarea 3)
shall be conducted to determine the presence/absence and abundance of
sensitive plant species that could be expected to occur in this habitat prior to
approval of grading plans. The sensitivity of the loss of native grassland habitat
shall be determined after the results of this survey are provided to City staff.
. The developer shall agree to panicipate in a regional multi-species coastal sage
scrub conservation plan. If, prior to approval of the grading plan for areas lOa,
10b,and 11 (which are identified as the three easternmost "L" areas on
Figure R-l of the Final EIR), an acceptable off-site regional wildlife corridor
linking San Miguel Mountain with the Upper Otay Reservoir has not been
adopted as pan of the conservation plan, then development of the 17 acre
R-L development area in the eastern portion of the property shall not occur and
a reconfiguration of the northeastern R-L area to provide a wider open space
area for a regional wildlife corridor shall be implemented. The width of the
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open space area shall be sufficient to ensure long-term viability of the wildlife
corridor. This condition shall also be applied to conditions of the Tentative
Subdivision Map.
.
Selective grading shall be required and enforced, i.e., only areas immediately
subject to development should be graded.
.
Grading shall be prohibited during the rainy season (November through
March).
.
Erosion prevention measures such as fences, hay bales, anellor detention basins
shall be onsite during development and in place prior to construction.
.
Manufactured slopes and disturbed grassland in open space areas shall be
revegetated with native scrub species found in the area. Revegetation of these
areas would have the benefits of potentially providing habitat for the California
black-tailed gnatcatcher, increasing the quality of the riparian buffer in selected
areas, and reducing the probability of nonnative landscaping materials invading
natural habitats. Species suitable for this revegetation include the following:
Anemisia cali/ornica
Eriogonumfascicularwn
Lotus scoparius
Salvia melli/era
Salvia apiana
Haplopappus venetus
EschscJwlzia cali/ornica
Lupinus spp.
California Sagebrush
Rat-topped Buckwheat
Deerweed
Black Sage
White Sage
Goldenbush
California Poppy
Lupine
.. The coastal sage scrub revegetation areas shall be effectively hydroseeded,
followed by a tackified straw mulch. Materials and seed mixes may be changed
only with the approval of the project biologist/horticulturist.
. This habitat shall be irrigated as needed for the first year to accelerate
establishment and coverage. The hydroseeding shall be completed in the
summer, if possible, so as to establish cover prior to the rainy season. A
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number of annual species are included in the hydroseed mixture (California
poppy and lupines) to provide color to the slopes. The species should reseed
themselves yearly.
General Recommendations
hnplementation of the following recommendations will buffer and protect sensitive wetland
and upland habitats and the wildlife therein, and prevent further degradation of the habitat
during and after the construction process.
Construction Practices: Additional loss of habitat could occur from the u~e of heavy
equipment in wetland areas, on- and offsite. Nonsensitive construction practices resulting
in additional impacts to wetland vegetation would increase the total wetland impact acreage,
and, ultimately, the amount of mitigation required. hnpacts to wetland vegetation adjacent
to the grading areas would be reduced by adherence to certain construction practices, as
outlined below.
. Heavy equipment and construction activities shall be restricted to the grading
areas to the greatest degree possible in order to reduce direct impacts to wetland
habitat. Construction of cut and fill slopes, and equipment used for this
construction, will be kept within the limits of grading. Prohibited activities in
the wetland habitat include staging areas, equipment access, and disposal or
temporary placement of excess fill. Construction limits and wetland habitat
shall be flagged by a qualified biologist. Construction activities shall be
monitored by an onsite inspector to ensure that grading activities do not affect
additional acreage. Any unauthorized impacts cause by construction operations
. .
would require that the contractor replace all habitat to its original condition, with
wetland habitat potentially being restored at greater that a 1: 1 ratio.
. Fueling of equipment shall not occur in any portion of the site near the
intermittent stream.
. Areas designated as natural open space shall not be grubbed, cleared, or graded,
but shall be left in their natural state.
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. To ensure that contractors are fully aware of specific restrictions of the project,
such as staging areas, limits of fill, no vehicle zones, and other appropriate
regulations, information shall be clearly shown on the construction plans.
Contractors shall be fully aware of the sensitivities and restrictions prior to
bidding.
Qpen Space: The primary means of mitigating significant impacts to biological resources is
the preservation of a system of open space which encompasses the most valuable habitat or
sensitive species onsite. Designation of open space is an initial step in preservation of the
sensitive resources therein. The integrity of open space must also be preserved through
adherence to responsible construction practices, as outlined above, and the exclusion of
certain post-construction activities.
The following measures are provided to minimize the effects of the development in natural
open space areas subsequent to construction activities:
. In the event that a fire or fuelbreak is deemed necessary, plant species used in
this area shall be noninvasive, so as to reduce impacts to remaining native
vegetation. Suitable species from a biological standpoint would be low
growing, moderately fire-retardant, native species such as prostrate coyote bush
(Baccharis pilularis var. pilularis).
. No clearing of brush shall be allowed outside the fIre or fuelbreak, and no
fuelbreak clearing will be allowed in sensitive habitat areas. In general, the
limits of the fuelbreak will be measured from the building pads. The width of
the fuel break may be reduced by the use of low-growing, fire-retardant species
(see above measure).
. Plants in riparian and/or natural areas within the project's boundaries shall not
be trimmed or cleared for aesthetic purposes.
. Revegetation of cut slopes external and/or adjacent to natural open space shall
be accomplished with native plant species which presently occur onsite or are
typical for the area. Suitable species include California sagebrush (Artemisia
californica), flat-top buckwheat (Eriogonumfascicularum ssp.fasciculatum),
black sage (Salvia mellifera), and San Diego sunflower (Viguiera Iaciniata). If
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this area is hydro seeded, measures shall be taken to ensure the exclusion of
nonnative, weedy species from the mixture.
. Fencing shall be installed as feasible and acceptable to the City around the
natural open space area to prevent adverse impacts to biological resources from
domestic pets and human activity. An alternative would be the planting of
barrier plant species that would discourage pedestrian activity into open space
areas. Nonnative species would not be acceptable as barrier plantings within
open space areas. No active uses shall be planned in the open space easements,
including building structures or construction of trails through this area.
. Landscaping around buildings shall utilize noninvasive exotic species or
preferably, native plant species found in the area. Species present onsite, such
as desen elderberry (Sambucus mexicana) and California buckwheat, would be
suitable for planting.
. The City of Chula Vista shall assure the long-term conservation of remaining
native habitat onsite (wetlands and uplands) by dedicating these areas as pan of
a natural open space easement. The City shall place an open space easement in
this acreage which would eliminate future building activity and, in effect, set
this area aside for the preservation of wildlife. Additional trails or recreational
facilities which would promote pedestrian activity in open space areas at the
expense of wildlife shall not be constructed
Monitorine
hnplementation of the above measures shall be verified by City review and approval of the
tentative and final maps, habitat enhancement plan, specific mitigation plan, landscape plan,
and construction plans and by monitoring by the City's environmental consultant. The
native grassland spring survey shall be completed by the applicant's biological consultant
prior to grading plan approval. Detailed field monitoring measures for the construction
period shall be delineated at the subdivision level and shall be performed by the City's
environmental consultant
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Cultural Resources
Summarv ofImpacts
Development of Salt Creek Ranch will directly impact 16 of the 18 imponant archaeological
and historical sites within the project area. Portions of six of those sites, and one additional
site are also at risk of indirect impacts due to project development. The site also possesses
a high potential for the existence of significant paleontological resources.
Mitivation Mea~ures
. Mitigation of impacts for important culrural resources will be achieved through
either avoidance or by a data recovery program. Avoidance could include
capping sites with 2 feet of fill and incorporating them into the Salt Creek Park
System (Chula Vista Greenbelt).
. If avoidance of imponant prehistoric archaeological resources cannot be
achieved, a data recovery program to mitigate development impacts shall be
conducted, including, where necessary, surface collection and mapping of
artifacts, a phased data recovery program, and monitoring. This phased
approach shall employ a random sample in conjunction with a focused
inventory for features (Le., hearths). The data recovery program shall be in
accordance with a regional approach for all prehistoric sites within Salt Creek
Ranch, Salt Creek I and EastLake III, thereby allowing a comprehensive
understanding for these sites. This regional understanding would also be in
agreement with the Bonita-Miguel Archaeological District within which CA-
SDi-4,530tW-643 falls.
. The data recovery shall follow the Advisory Council's guidelines as defined
within Treatment of Archaeological Properties, A Handbook (ACHP 1980).
The treatment plan shall be oriented to address local and regional research
questions and clearly identify the methods to be used to address the research
questions. Research questions to be addressed are listed in ERCE's Iune 1989
Salt Creek Ranch Cultural Resource Evaluation on file at the City of ChuIa Vista
Planning Department.
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. To ensure that potentially imponant historic archaeological resources assumed
to be present at the eight locales listed above are Dot adversely affected, a
program to include monitoring of grading activities with the possibility of data
recovery is recommended. This program shaIl provide for excavation,
recording and coIlection of resources if significant fearures, such as privies or
trash deposits, are located during grading. This program shall include analysis
of recovered artifacts in relation to an approved research design and a repon of
findings.
. Indirect impacts may occur to four historic sites located adjacent and exterior to
the project boundary (H-ll. H-15, H-16, H-17). Fencing of project
boundaries and strict avoidance of off-site impacts in these areas shall occur.
. Prior to issuance of a mass-grading permit the developer shall present a letter to
the City of Chula Vista indicating that a qualified paleontologist has been
retained to carry out resource mitigation. (A qualified paleontologist is defined
as an individual with an MS or PhD in paleontology or geology who is familiar
with paleontological procedures and techniques.
. A qualified paleontologist and archaeologist shall be at the pre-grade meeting to
consult wi th the grading and excavation contractors.
. A paleontological monitor shall be onsite at all times during the original cutting
or previously undisturbed sediments of the Otay Formation to inspect cuts for
contained fossils (the Otay Formation occurs generaIly above 680 feet
elevation). The Sweetwater Formation shall be monitored on a half-time basis.
Periodic inspections of cuts involving the Santiago Peak Volcanics shall be
conducted in accordance with recommendations of the qualified paleontologist.
(A paleontological monitor is dermed as an individual who has experience in the
coIlection and salvage of fossil materials. The paleontological monitor should
work under the direction of a qualified paleontologisL)
. In the event that well-preserved fossils are discovered, the paleontologist (or
paleontological monitor) shall be allowed to temporarily direct, diven, or halt
grading to allow recovery of fossil remains in a timely manner. Because of the
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potential for the recovering of small fossil remains such as isolated mammal
teeth, it may be necessary to set up a screen-washing operation on the site.
. Fossil remains collected during any salvage program shall be cleaned, sorted,
and cataloged and then with the owner's permission, deposited in a scientific
institution with paleontological col1ections. such as the San Diego Natural
History Museum.
Monitorin~
..
A qualified archaeologist and a qualified paleontologist shall be retained onsite to monitor
and/or perform the mitigation measures outlined above. The developer shall present a letter
to the City of ChuIa Vista as verification of the above prior to issuance of a grading permit
Transportation and Circulation
SummarY of Imoacts
The Salt Creek Ranch project will generate approximately 31,290 new daily vehicle trips
with 2,777 trips expected during the morning peak hour and 2,986 trips expected during
the afternoon peak hour.
Miti~ation Measures
Improvements necessary as a result of Salt Creek Ranch project implementation include:
Scenario 1 (\Vim Pha~e I and Proctor Vallev Road Unnaved)
. The project applicant will construct East "H" Street through the project to
ultimate four-lane major street standards, consistent with the Oty of Chula Vista
design criteria.
. The project applicant will construct Hunte Parkway to ultimate four-lane major
street standards through the project and offsite south to Telegraph Canyon
Road, consistent with the City of Chula Vista design criteria.
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. The project applicant will construct Lane Avenue as a Class n collector from
East "H" Street to meet existing improvements at its current terminals in the East
Lake Business Parle, consistent with the City of Chula Vista's design criteria.
. At the discretion of the City Traffic Engineer, the project applicant will install
traffic signals or bond for future installation at the following intersections:
East "H" Street/Lane A venue
East "H" StreetlHunte Parkway
Lane A venue/Telegraph Canyon Road
Hunte Parkway/Telegraph Canyon Road
.
The project applicant will implement transponation demand management
strategies, including provisions of transit service and bus stops in order to
reduce the peak hour demand on the street network.
.
Reduce the development potential of Phase 1 by 120 dwelling units. This
reduction will result in an acceptable level of service (LOS D) of the intersection
ofEasl "H" Street and Hidden Vista Drive.
.
The project applicant will construct a two-lane roadway between Salt Creek 1
and Salt Creek Ranch to connect East "H" Street
Scenario 2 (with Phase I. n. and nr and State Route 125)
. The project applicant will implement all the measures described under Scenario
1 previously.
. The project applicant will construct State Route 125 as a four-lane roadway
between East "H" Street and State Route 54 with enhanced geometrics at the
intersections.
Monitorin?
The project's participation in the ECVTPP and the appropriate traffic mitigation, as required
by the above measures, shall be confumed by City review of subsequent SPA Plan and
22
/6 -- :231
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other applications. Traffic monitoring occurs on a citywide basis as dictated by the City
Traffic Engineer, it is recommended that critical intersections identified in this EIR be
monitored at least twice per year and preferably more frequently in order to determine
specific implementation schedules of required improvements and to identify any other
potential problem areas.
Noise
Summ~ of Impacts
Noise modeling of Salt Creek Ranch buildout conditions indicated that noise levels will
exceed 70 dBA Ldn in some portions of the project area and will exceed the 65 dBA Ldn
standard in several areas. Noise levels in excess of 65 dBA Ldn in outdoor living spaces
are considered significant and require mitigation. In addition, multifamily residences
located in an area on the project site where the future exterior noise level is expected to
exceed 60 dBA Ldn will require an interior acoustical analysis.
Miti~ation Measures
. The noise impact on the residences along East "H" Street roadway segments
shall be mitigated by the placement of a solid wall or a walIlberm combination
on the building pads at the top of the slopes adjacent to East "H" Street. The
walls must be of solid masonry construction with a material weight of at least
3.5 pounds per square foot which would not allow any air spaces along their
entire length and shall be constructed by the applicant prior to first occupancy
approval.
. Each noise wall or wall!berm combination shall be placed on the building pads
at the top of the slope between the residences and the roadway and shall be 5
feet high. The end of each noise wall must wrap around the building pad
enough to block the line of sight from all points in the exterior living space to
any portion of the impacting roadway.
. Even with the incorporation of the above mitigation measures, exterior noise
level under buildout conditions will continue to exceed 60 dBA Ldn on portions
of the project site. Therefore, in accordance with the standards set by Title 24,
23
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_c/I-
an interior acoustical study will be required for all multi-family units proposed
for the site. The applicant shall provide the City verification that the units
comply with the Title 24 standards prior to issuance of building permits.
Possible mitigation measures to reduce interior Doise levels below the
45 dBA Ldn interior noise standard may include, but are not restricted to,
mechanical ventilation and closed window conditions.
Monitorinl!
A qualified acoustical engineer shall conduct the noise analysis to the satisfaction of the
City of Chula Vista prior to occupancy, to ensure noise levels are within the City's
thresholds. The recommendations of these noise studies shall be incorporated into the final
project design where applicable.
Air Quality
SummaJ)' of Impacts
Project traffic will contribute to cumulatively significant regional air quality impacts.
Because the project was not incorporated into regional growth forecasts and air quality
anainment plans, project emissions will constitute a cumulative impact contribution.
Project traffic will contribute to cumulatively significant local air quality impacts on four
street segments, projected to operate at an unacceptable level (LOS D or worse) under
future cumulative traffic conditions. Local shon-term air quality impacts will result from
grading activities and construction equipment.
Miti~arion MeasUT'es
The project will incorporate traffic flow improvements (e.g., road construction), and will
identify bicycle routes and bus stops at the SPA Plan and subsequent stages of planning.
Most intersections affected by the project would be maintained at LOS C or better, although
four street segments would operate at LOS D or worse.
The following measures shall be adhered to, subject to approval by the City, to reduce
short-term pollutant emissions:
)jp-2)V
_ II :- _
24
.
Heavy-duty construction equipment with modified combustion/fuel injection
systems for emissions control shall be utilized during grading and construction.
.
Watering or other dust palliatives shall be used to reduce fugitive dust;
emissions reductions of about 50 percent can be realized by implementation of
these measures.
.
Disturbed areas shall be hydroseeded, landscaped, or developed as soon as
possible and as directed by the City to reduce dust generation.
.
Trucks hauling fill material shall be properly covered.
.
A 20 mile-per-hour speed limit shall be enforced on unpaved surfaces.
Monitorin~
The required activities and use of equipment shall be monitored by the City's environmental
consultant on an irregular basis. The monitor will confIrm, via the mitigation monitoring
repon, that appropriate equipment is used; that watering occurs; that landscaping occurs
immediately after grading completion; that trucks are covered; and that speed limits on site
are enforced. Implementation of traffIc flow improvements and bicycle routes and bus
stops shall be confIrmed by City review of SPA Plan and tentative maps, subject to City
approval.
Public Services/Utilities
SummaJ;l of Irnpactc;
The project will create an increase in demand for public services including water, sewer,
police, fire protection, schools, parks/recreation, public transit, and library services. The
project will also create an increase in demand and impact on utilities and non-renewable
energy resources such as gas and electric service.
2S
/ b - 237
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Water
Miti~ation Mea~ures
.
Prior to approval of Final Map, the Master Plan of Water for Salt Creek Ranch
shall be approved by the City Engineer and OWD. Further, this plan shall be
revised to include a discussion of implementation and phasing, and participation
in the water allocation program and TSF fmancing for this project and other
projects in the OWD Master Plan service area.
.
The exact locations for the proposed pump station and 3 million gallon reservoir
to serve the 1296 Zone shall be determined prior to approval of Final Map.
.
Prior to issuance of building permits, the project site shall either be annexed by
the OWD into Improvement District No. 22, or a new improvement district shall
be established for the project area. In addition, the project developer shall
obtain written verification from OWD at each phase of development that the tract
or parcel will be provided adequate water service.
.
The developer shall participate in whatever water conservation, no net increase
in water consumption, or fee off-set program the City of Chula Vista has in
effect at the time of building permit issuance.
.
The project proponents shall, if feasible, negotiate an agreement with OWD to
commit to use of reclaimed water at the earliest possible date so that OWD can
ensure that an adequate supply is available. If such an agreement is pursued, all
documentation shall be subject to site-specific environmental analysis, and shall
conform to the applicable regulations of the City of O1ula Vista, Regional Water
Quality Control Board and the State Department of Health.
.
Water conservation measures for onsite landscaping and for maintenance of
roadside vegetation shall be created and implemented by the project proponent,
in coordination with the City Public Works Depanment and in consultation with
OWD or other qualified water agency/organization. Conservation measures are
recommended by the State Resources Agency Department of Water Resources,
and include but are not limited to planting of drought tolerant vegetation and the
/b'c257
16
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use of irrigation systems which minimize runoff and evaporation loss (see also
following measure).
. The following water conservation measures should be provided; implementation
shall be approved prior to issuance of certificates of use and occupancy;
a) Low-flush toilets (Section 17921.3, Health and Safety code).
b) Low-flush showers and faucets (California Administrative Code, Title 24,
Par 6, Article I, T20-1406F).
c) Insulation of hot water lines in water recirculating systems (California
Energy Commission).
Monitorin~
The developer shall obtain a will-serve letter from own prior to the issuance of building
pellIlits for each phase of development. The Master Plan for Water and Reclaimed Water,
and the Water Conservation Plan shall be approved by the City and own prior to Final
Map approval. Water conservation measures shall be implemented prior to the issuance of
use and occupancy pellIlits.
Wastewater
Miti1?ation Measures
. Prior to approval of Final Map, the Master Plan of Sewerage for Salt Creek
Ranch shall be approved by the City Engineer. Further, this plan shall be
revised to include a discussion of funding and implementation/phasing in
relation to this project and other associated project's phasing in the area.
. Interim and ultimate capacity in the Telegraph Canyon Interceptor shall be
detellIlined prior to approval of Final Map.
. Ultimate capacity of the Salt Creek Interceptor shall be detellIlined prior to
approval of Final Map.
27
) t --,23;
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. A storm water diversion plan shall be prepared that will protect the Upper and
Lower Otay reservoirs from sewage contamination, as discussed in Section 3.4
of the EIR; Water Quality.
. The project shall be subject to payment of waste water development fees (to
fund trunk sewer and other upgrades) or equivalent proportionate facility
financing mechanism identified by the City, when adopted. Payment shall
occur prior to issuance of building permits or earlier.
Monitorin~
The Wastewater Master Plan shall be approved by the City prior to the approval of the Final
Map. The project applicant shall pay wastewater development fees (or an equivalent
financing mechanism identified by City) prior to the issuance of building permits.
Police Protection
Mitil!ation Measures
. The project is subject to adherence to City threshold standards and criteria for
police protection service. The project applicant shall contribute to the General
Fund.
Monitorin~
The City shall ensure that the police threshold standards would be met prior to the issuance
of building permits.
Fire Protection
Miti~atiQn Mea!i\UTeS
. Prior to approval of the project SPA Plan, the fITe station location for CV#4
shall be approved by the CYFD.
/ ~ ~ 1 '/lJ
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28
. The project shall adhere to General Plan threshold standards and criteria for fire
protection service.
MonitorinQ'
The fire station site shall be approval by the CVFD prior to Fmal Map approval. The City
shall ensure that the fire protection threshold standards would be met prior to the issuance
of building permits.
Schools
Mirie:ation Measures
. The project shall adhere to General Plan threshold criteria regarding school
facilities and services.
. Prior to Final Map approval, the project proponent shall provide documentation
conflJ'lIling elementary school site locations and CYCSD approval of school
locations on Salt Creek Ranch. This approval shall entail site location, size and
configuration of schools, with provisions for access and pedestrian safety to the
satisfaction of CYCSD. Funding shall also be addressed and conflJ'lIled in
accordance with CYCSD procedures.
. Prior to Final Map approval, the project proponent shall provide documentation
to the City confuming satisfaction of SUHSD facility funding requirements to
offset Salt Creek Ranch student generation impacts. Funding would likely be
satisfied via formulation of a Mello Roos CFD or other means acceptable to
SUHSD.
. Prior to issuance of any building permits on Salt Creek Ranch, the proponent
shall obtain written verification from CYCSD and SUHSD (will-serve letters)
that adequate school facilities and associated fmancing will be provided for
project generated students.
)h~c2'-1l
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19
Monitorinp
The City shall ensure that the school threshold standards would be met prior to the issuance
of building permits. Mitigation monitoring shall occur as dictated in each mitigation
measure above.
Parks, Recreation and Open Space
Mitivation Measures
. The project shall adhere to General Plan 'Threshold Standards.
. The project shall comply with the City Local Parle Code requirements.
. The project SPA Plan shall further define the boundaries, acreage and manner
of open space preservation (e.g. dedicated open space; preservation easements)
on the Salt Creek Ranch property in a form and manner acceptable to the City
Parks and Recreation Deparonent and Planning Department
Monitorin~
The City Parks Deparonent shall ensure that the park threshold standards and Local Park
Code requirements would be met and that adequate open space preservation would be
provided prior to Final Map approval.
Gas, Electricity, Energy
Mitipation MeasUTes
. The project shall, to the extent feasible and to the satisfaction of the City,
provide the following:
Encourage the use of public transit by providing bus loading zones at key
locations onsile; and facilitate non-vehicular travel by incorporating bicycle
and pedestrian trails onsite.
/ t .-;2. 1/.:2
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30
Implement efficient circulation systems including phased traffic control
devices.
Adhere to UptlAtM TItle 24 building construction and design standards.
Install landscaping that provides afternoon shade, reduces glare, encourages
summer breezes, discourages winter breezes.
Minimize reflective and heat absorbing landscapes.
Reserve solar access and implement passive solar systems.
Develop dwellings on small lots to decrease indoor and outdoor heating and
lighting requirements.
Install energy efficient appliances in residential developments.
Limit strict lighting and install energy efficient lights.
Demonstrate energy conservation practices.
Use appropriate building design, orientation, landscaping and materials to
maximize passive solar heating and cooling, and construct energy-efficient
structures, subject to approval of the DRC, Building and Housing
Department, and Planning Department
. The recreational uses proposed for the SDG&E easement in the site's nonheast;
uses shall be subject to the approval of the City and SDG&E.
Monitorin~
The project applicant shall demonstrate adherence to the energy conservation practices
delineated above to the satisfaction of the City prior to Precise Plan approval; provision of
the bus loading zones, trails, and other design practices shall be approval at the tentative
map level while lighting systems, appliances, and solar energy systems shall be approved
prior to issuance of certificates of use and occupancy. The recreational uses in the SDG&E
easement shall be approved by the City and SDG&E prior to Final Map approval.
Public Transit
Mirivation Measures
. Prior to fmal site plan approval, the developer shall consult with City Planning
and City Transit staff regarding location of transit facilities (i.e., bus stops)
31
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onsite. Should there be a need for such facilities, site design shall provide for
said facilities, subject to review and approval by the City.
Monitorin V
Monitoring shall occur as dictated in the above mitigation measure.
Library Facilities
Miti~arlon Mea~ul"es
. The project applicant shall adhere to General Plan library thresholds, and shall
participate in any funding programs created for fmancing of a library facility
(Le., developer fees, Mello-Roos Community Facilities District for Salt Creek
Ranch, etc.) to serve the vicinity, as deemed appropriate by the City.
MonitorinQ'
The City shall ensure that the project will meet the library threshold standards and that the
project will participate in library funding, as deemed appropriate by the City, prior to the
issuance of building permits.
Offsite Areas of Impact
Biological Resources
Summarv of Impact!;
Hunte Parkway. Approximately 13.8 acres of habitat would be impacted. Additional
impacts from the construction corridor would total 19.7 acres. Because a detailed
alignment has not yet been determined, any proposed impacts to disturbed wetlands would
be considered significant. The exact amount of impact to each habitat is unknown at this
time.
East "H" Street. The construction of this roadway would result in the loss of
approximately 5.0 acres of high quality coastal sage scrub and is considered significant.
32
/;"21'1
'" .
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Additional impacts from the construction corridor would total 6.0 acres of coastal sage
scrub. Potential impacts to coast barrel cactus and California gnalCatcher are considered
significan t
ReservoirlWaterline. Construction of the reservoir and waterline would significantly
impact 30.7 acres ofbumed coastal sage scrub. This includes 7.1 acres for the 5 I 50-foot
long access road and 23.6 acres within the construction corridor. The access road would
result in significant impacts to Cleaveland's golden star.
Mitil!lltion Measures
Hunte Parkway
. To mitigate potential impacts to disturbed wetlands to below the level of
significance, enhancement of riparian habitat at a 1: 1 ratio to any impacted
wetlands shall be implemented. This mitigation acreage shall be added to the
mitigation acreage for the Salt Creek Ranch development and incorporated into
the habitat enhancement plan (RECON 1991). Prior to construction, a 1603
Streambed Alteration Agreement must be obtained from the California
Department of Fish and Game.
East "H" Street
. To mitigate the loss of 11.0 acres of coastal sage scrub and impacts to
California gnatcatcher to below the level of significance, a strategy of avoidance
and habitat enhancement shall be implemented. To avoid impacting the full
II acres, the construction corridor could be restricted down from 1 ()() feet on
each side of the roadway to a smaller area. The avoidance should reduce
impacts to the gnalCalCher territory to below 6.2 acres. This would retain the
territory and reduce the impact to the gnalCalCher to a level of non-significance.
All remaining impacts would require enhancement of coastal sage scrub at a
ratio of 1: I. The mitigation site shall be at a nearby location and connected to a
larger area of planned open space. The mitigation acreage shall be added to the
mitigation acreage for the Salt Creek Ranch development and incorporated into
the habitat enhancement plan (RECON 1991).
/~ ~~t/3
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33
. To mitigate impacts to coast barrel cactus to below the level of significance. a
strategy of avoidance and preservation shall be implemented. To avoid impacts
to as many individuals as possible. the constrUction corridor could be restricted.
The remaining individuals that would be impacted should be preserved via
transplantation into open space. A detailed preservation plan should be
designed by a qualified biologistlhorticulturist. who would assist in site
selection. implement a S-year monitoring plan. and submit regularly scheduled
repons to the City of Chula Vista.
. To mitigate impacts to Otay tarplant to below the level of significance.
avoidance of the population to greatest extent feasible shall occur. The
alignment of the roadway shall avoid the northernmost portion of the site and
the constrUction corridor shall be restricted in this area.
Reservoir/Waterline
. To mitigate the loss of 30.7 acres of burned coastal sage scrub to below the
level of significance. a combination of avoidance and habitat enhancement shall
be implemented. To avoid impacts to the full 30.7 acres. the constrUction
corridor shall be restricted. All remaining impacts would require habitat
enhancement of nearby burned coastal sage scrub at a ratio of 1:1. This
mitigation acreage shall be added to the mitigation acreage for the Salt Creek
Ranch development and incorporated into the habitat enhancement plan
(RECON 1991).
. To mitigate impacts to San Diego golden star to below the level of significance.
avoidance of the population to the greatest degree feasible shall be implemented.
The alignment shall remain in the currently proposed position and the
constrUction corridor shall be restricted in the area where the population occurs.
Monitorinv
A qualified biologist/environmental specialist shall be retained to oversee the constrUction
of East "H" Street. Hunte Parkway and the Reservoir/Waterline and monitor the
implementation of the above measures.
/t/)L/t
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34
Landform/Aesthetics
SummarY of Impact~
The pad elevation of the reservoir would be located at an elevation higher than the Salt
Oeek Ranch project site, resulting in a potentially significant visual impact to surrounding
residents.
Mitivation Measures
. The water tank shall be painted an unobtrusive color to ensure that it blends in
with the natural environment as much as possible. The area surrounding the
water tank shall be landscaped to shield views of the tank to the satisfaction of
the City of Chula Vista's landscape architect.
Monitorinl!
The City of Chula Vista Design Review Committee will review and approve the water
reservoir construction and landscape plan prior to Final Map approval.
Cultural Resources
Sumrnarv of ImnaclS
Hunte Parkway. Construction of both the proposed interceptor will significantly impact
site CA-SDi-12,038 which has been tested and determined to be imponant pursuant to
CEQA criteria.
Ea~t "H" Street. Construction of the lO-inch pipeline and proposed East "H" Street
segment will significantly impact site CA-SDi-4,530/W-643 which has been tested and
determined to be imponant pursuant to CEQA criteria.
Reservoir/Waterline. Trenching and grading activities necessary for construction of the
reservoir and installation of the waterline would significantly impact sites CA-SDi-II,403
Locus F. CA-SDi-II,415. CA-SDi-12,032, CA-SDi-12,034, and CA-SDi-12,035.
lib - :1.17
-~3-
35
Cultural resource sites CA-SDi-12,260, CA-SDi-12,261, and CA-SDi-ll,403 Locus G,
also located on this site, were not yet tested or evaluated.
Mitivation Mea!mTe~
. The California Environmental Quality Act (CEQA) require mitigation of impacts
to important cultural resources. Sites CA-SDi-ll,403 Locus F, CA-SDI-
11,415, CA-SDi-12,031, CA-SDi-12,032, CA-SDi-12,034, and CA-SDi-
12,035 within the water reservoir/water line parcel and CA-SDi-12,038 within
the Hunte Parkway parcel were determined to qualify as important cultural
resources by testing pursuant to CEQA, and mitigation of impacts to these
cultural resources is required. Site CA-SDi-4,530/W-643 within the "H" Street
parcel has been previously tested and determined important under CEQA, and
mitigation measures are necessary to address impacts to that site. Site CA-SDi-
4,530/W-643 also falls within the Bonita-Miguel Archaeological District which
requires evaluation under federal criteria.
. Evaluation for determination of importance under CEQA through a cultural
resource testing program is necessary at cultural resource sites CA-SDi-12,260,
CA-SDi-12,261 and CA-SDi-11,403 Locus G.
. Mitigation of impacts to important cultural resources can be achieved through
either avoidance or by conducting a data recovery program. Avoidance could
include capping sites with 2 feet of fill or redesign of project components.
. If avoidance of archaeological resources cannot be achieved, a data recovery
program to mitigate development impacts to important cultural resource sites
shall be conducted, including, where necessary, surface collection and mapping
of artifacts, a phased data recovery program, and monitoring during facility or
other construction. This phased approach shall employ a random sample in
conjunction with a focused inventory for features (e.g., hearths). The data
recovery program shall be in accordance with a regional approach for all
prehistoric sites within Salt Creek Ranch, Salt Creek I and EastLake m,
thereby allowing a comprehensive understanding for these sites. This regional
program is in agreement with the Bonita-Miguel Archaeological District.
36
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. The data recovery program shall follow the Advisory Council's guidelines as
defined within Treatment of Archaeological Properties, A Handbook (AOiP
1980). The treatment plan shall be oriented to address local and regional
research questions and clearly identify the methods to be used to address the
research questions. Research questions to be should be addressed are provided
in ERCE's June 1989 Salt Creek Ranch Cultural Resource Evaluation, on file
at the City ofChula Vista Planning Department
MonitorinQ'
A qualified archaeologist shall be retained to monitor the implementation of the above
measures.
It ~ ),~(
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( " ~
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37
SALT CREEK RANCH TENTATIYE P
THE CI1i' OF ClIULA VISTA PAR7Y DISCLOSURE STATEMENT
Sl;il<:m~nt of disclosure of certain ownership interests, payments, or campaign contributions, nil all malll'rs
"hidl will require discretionary action on the part of the City Council, Planning Commission, :lI1d .i1lnth<:r
offi,iaJ bodies. The following information must be disclosed:
~
3.
4.
5.
6.
J. List the names of all persons having a financial interest in the contruct, i.e., contrnctor.
subcontractor, material supplier.
THE BALVWIN COMPANY
FN PROJECTS. INC.
If any person identified pursuant to (1) above is a corporation or partnership, list the names of all
individuals owning more than 10% of the shares in the corporation or owning any partnership
interest in the partnership.
FN PROJECTS. INC.
If any person identified pursuant to (1) above is non-profit organization or a trust, list th~ names
of any person serving as director of the non-profit organization or as trustee or beneficiary or
trustor of the trust.
Have you had more than $250 worth of business transacted with any member of the City staff,
Boards, Commissions, Committees and Council within the past twelve months? Yes
No ~ If yes, please indicate person(s):
Please identify each and every person, including any agents, employees, consultants or independent
contractors who you have assigned to represent YOU before the City in this mailer.
Hunsaker & Assoc. Cnuck Cater, D4ve Hammar
FORMA - }\lCK Jiume, van ':'J:.etJlJ~lIS
wl1bull J:.1I'=l_ - fI'Il:'AL'C:'&. \l~1""""'1I
.
Have you and/or' your officers or agents, in the aggregate, contributed more than $1,000 to a
Councilmember in the current or preceding election period'! Yes _ No...!.. If yes, Slate which
Councilmember(s):
P","'n is defined as: "Any ;ndMdual, firm, co.pann~rsh;p,jo;nt l'~ntltrt, DSSOC;(I/;on, social c1ub,fr(l/tma( o'1:an;Z(I/;un. corporfl/iOIl.
('j/ll/C, IntSI, rcccirer, syndicate, this and nil>, oll,,:r COUllty, city and country, city, IIulIIiciplllit)'. district Of Dill", po/itkill subdh'isiu/I,
01' any 011"" group or combination acting as a unit,-
Yl)at~:
(NOTE: AII3Ch additional pages as nccess.1lY)
t,- j Cy' 9'2..
)- ~ fL~~.
/0 Signature of contractor/applicant
.j /;P
IU? CLAUDIA TROISI. THE BALVWIN COMPANY
Print or lype name of contraetor/;lpplicant
11).........1
I'll......"
_{b/
I \ II '.\ IlISCLOSLTX11
LATHAM & WATKINS
PAUL R. WATKINS (189S-1973)
DANA LATHAM (1898-1974)
ATTORNEYS AT LAW
701 -8- STREET, SUITE 2100
SAN DIEGO, CALIFORNIA 92101-8197
TELEPHONE (619) 236-1234
FAX (619) 696-1419
TLX 590778
ELN 62793276
CHICAGO OFFICE
SEARS TOWER, SUITE 5800
CHICAGO, IlliNOIS 80806
TELEPHONE (312) 878-1700
FAX (312) 993-9787
LONDON OFFICE
ONE ANGEL COURT
lONDON EC2A 70H ENGLAND
TELEPHONE 071-374 4444
FAX 071-374 4460
LOS ANGELES OFFICE
633 WEST FIFTH STREET, SUITE 4000
LOS ANGELES, CALIFORNIA 80071-2007
TELEPHONE {213) 485-1234
FAX (213) 891-8763
October 6, 1992
BY MESSENGER
TO THE HONORABLE MEMBERS
OF THE CITY COUNCIL OF THE
CITY OF CHULA VISTA
Re: Salt Creek Ranch Pro;ect
Ladies and Gentlemen:
~
~
NEW YORK OFFICE
885 THIRD AVENUE, SUITE 1000
NEW YORK, NEW YORK 10022-4902
TELEPHONE (212) 908.1200
FAX (212) 751.4884
ORANGE COUNTY OFFICE
850 TOWN CENTER DRIVE, SUITE 2000
COSTA MESA, CALIFORNIA 92628-1925
TELEPHONE (714) !540-1235
FAX (714) 755-8290
SAN FRANCISCO OFFICE
505 MONTGOMERY STREET, SUITE 1900
SAN FRANCISCO, CALIFORNIA 94111-2586
TELEPHONE (41!5) 391-0800
FAX (415) 395.8095
WASHINGTON D.C. OFFICE
1001 PENNSYLVANIA AVE., N.W., SUITE 1300
WASHINGTON, D.C. 20004-2505
TELEPHONE (202) 837-2200
FAX (202) 837-2201
This letter is being submitted on behalf of our client,
Kaiser Foundation Hospitals, in connection with your
consideration of the Salt Creek Ranch project, item no. 16 on
your agenda for October 6, 1992. Kaiser Foundation Hospitals
does not oppose the project, provided that the conditions to
approval are clarified as they concern the allocation of traffic
capacity.
Based on our discussions with staff, we believe the
City intends that approval of the requested tentative map, if
granted, would be subject to the condition that no building
permits could be issued until the H.N.T.B. study is completed and
until the City determines, based on that study, how to allocate
fairly any traffic capacity that is identified among the Salt
Creek Ranch project, Kaiser Foundation Hospitals, EastLake
Development Company, and other project proponents. Once that
allocation is made, the result may be a reduction in the number
of dwelling units authorized within the Salt Creek Ranch project.
Kaiser Foundation Hospitals believes this approach
would be consistent with the provisions of its Development
Agreement with the city, in which the city promises, for the
benefit of both Kaiser Foundation Hospitals and EastLake
Development Company, to allocate a fair percentage of traffic
capacity to them. However, we do not believe this approach is
set forth clearly enough in the two draft conditions (nos. 2 and
SD180\WP51\kalser\cv\council.lOl
Jtf, / 02.S~!
LATHAM & WATKINS
TO THE HONORABLE MEMBERS
October 6, 1.992
Page 2
56) referenced in the staff report as establishing the linkage
between the project's density and the H.N.T.B. study. (The
intent of these two conditions is discussed at page 11 of the
staff report.) Kaiser Foundation Hospitals requests that the
conditions be modified to clarify that no building permits will
be issued for the Salt Creek Ranch project until the H.N.T.B.
study is concluded, at which time the number of authorized
dwelling units would be computed based on the City's
determination of the fair percentage of traffic capacity
allocable to the Salt Creek Ranch project.
Very truly yours,
<jvt-~
Jon D. Demorest
of LATHAM & WATKINS
cc: Mr. Vance Furukawa
SD180\~P5'\kaiser\cv\council.101
/ c:;, - c2S-d,
October 6, 1992
Agenda Item No. 16
Via:
The Honorable Mayor and City Council
John Goss, City Manage~ d/.
Robert A. Leiter, Director of Planning ?'L
To:
From:
Subject:
Proposed Amendments to Conditions of Approval for Salt Creek Ranch Tentative
Map
Staff is recommending the following modifications and additions to proposed conditions of the
tentative map for Salt Creek Ranch (ref. Resolution #16834):
Amend Condition #71 (p. 16-37) as follows:
71. Prepare, submit and obtain approval from the City Engineer, and Directors of
Planning and Parks and Recreation for the design of the Gr.eeIlBelt equestrian
tlft6efcrossing of Proctor Valley Road at Hunte Parkway where indicated on the
Tentative Map. The tlft6efcrossing shall have a minimlim eimellsioa of 15 ft. ill
height and 23 it. ill width, as illdiellte8 81l cl(hiBit No. 103 ill the SPA Plan Me
include stagine: areas. the design of which shall be approved prior to any Final
Map for Phase 2. (Parks and Recreation, Engineering, Planning)
Add Condition #120A (p. 16-43):
Provide permanent City bench marks tied to the City system at the following locations:
1. East "H" StreetlMt. Miguel Rd
2. Lane Avenue/Otay Lakes Rd
3. Hunte Parkway/Otay Lakes Rd
4. Mt. Miguel Rd/Mackenzie Creek Rd
/t /J~s3
The Honorable Mayor
and City Council
-2-
October 6, 1992
5. East "H" Street/Both Subdivision Boundaries
6. East "H" Street/Lane Avenue
7. East "H" Street/Hunte Parkway
8. Otay Lakes Rd/Rutgers
Said bench marks shall be tied to the existing City bench mark system at points 465,
1350, and 1655. Completion shall occur prior to acceptance of the associated street
improvements. The monumentation bond for the corresponding final map which contains
the intersection shall include the cost of this work. Offsite bench marks shall be set prior
to approval of the first final map.
Add Condition #120B (p. 16-43):
Provide the City with a copy of the disclosure to homeowners of costs associated with
Mello-Roos, Assessment, and Open Space Districts as required by Ordinance 2275 prior
to approval of each final map.
RAL:nr
(scrtm.mem)
/ ~ -oZ~~i
October 6, 1992
The Honorable Tim Nader, Mayor
Members of the City Council
CITY OF CHULA VISTA
276 Fourth Avenue
Chula Vista, CA 91910
RE: PUBLIC HEARING PCS-92-02
CONSIDERATION OF TENTATIVE SUBDIVISION MAP FOR
SALT CREEK RANCH
Dear Mayor Nader and City Council Members:
It is EastLake Development Company's understanding
that the council is scheduled to take action today
regarding the approval of a Tentative Map for the
Salt Creek Ranch project. EastLake Development
Company, while not opposed to the Tentative Map, is
concerned about the effect its approval would have
on the City's ability to comply with previous
agreements entered into by the City, EastLake
Development Company and Kaiser Permanente.
As you know Kaiser and EastLake Development Company
recently obtained the City's initial approval to
build the new Kaiser Permanente Medical Center in
EastLake. As a condition of this approval, Kaiser
and EastLake were required to withhold certain
portions of their projects from development due to
existing transportation system constraints.
Furthermore, as a part of the EastLake Kaiser
Permanente project approval, the City and Kaiser
entered into a Development Agreement. This
Development Agreement, which provided benefits to
the City (including payment of $1.2M to the City),
also provided assurances that future additional
transportation capacity, if identified, would be
allocated to Kaiser and EastLake as well as other
projects on a fair percentage basis.
While the approval of the Salt Creek Ranch
Tentative Map in itself may not technically violate
the terms of the Development Agreement, we are not
entirely confident the project is being conditioned
adequately, to allow the city options to meet its
obligations.
/? ~cL~~
A}~.
-.
...
...
....
fASTLAKE
DEVELOPMENT
COMPANY
900 lane Avenue
Suite 100
Chula Vista, CA 91914
(619) 421-0127
FAX (619) 421-1830
The Honorable Tim Nader, Mayor
Members of the City Council
October 6, 1992
Page 2
Please accept this letter as EastLake's request that the City
maintain its ability to adhere to the KaiserjChula vista
Development Agreement which requires the City to mete out
transportation capacity on a fair share basis as it becomes
available.
Should you have any questions regarding our concern as outlined
above please do not hesitate to contact me.
Sincerely,
DEVELOPMENT COMPANY
A
Vice President
KAjcll
Mayor.l06
/d, /02.S?
I OCT 1!l6 '92 15: 41 BRLDWIN CO. 619 ~9 1!l2:4~I!lOOI!lOOI!l
October 6, 1992
P.l
~
The Baldwin Company
C"lfU1fIIl1tShip in blliJdiJli sinal 1956
Past"t- brand lax lransmil1al memo 7511
... ....
The Honorable Tim Nader
Hayor
CITY OF CHULA VISTA
276 Fourth Avenue
Chula Vista, CA 91910
...... .
.
RE: LENGTH OF PUBLIC REVIEW PJ::RIOD
Dear Mayor Nader and Members of Co~cil:
The Otay Ranch EIR is easy to read and well written. There are
excellent summaries provided throughout the document that greatly
assist the reader 1.n their review. Most of the appendices to the
document have been available for some t11lle, beg.t.nninq in 1989.
AS we have discussed previously; we believe the length of other
public review periods is relevant. in your determination. Therefore
we would list the following:
En
Black Mtn. Ranch
Mountain Empire-
Gen.Plan Update
Valley Center-
Gen. Plan Update
Montana Mirador
North City Future.
urbanizing Area
Rancho San Kiquel
Chula Vista G.P.
Review Period
COlllDlents
45 Days
45 Days
Very Controversial
Over 200 Square Miles
very Controversial
Very Controversial
45 Days
45 Days
700 /lcres, 600 units,
Very Controversial
45 Days
12,000 acres,
14,000 units
2,600 acres
Approx. 1600 units
44,417 acres
Approx. 78,700 Units
45 Days
45 Days
11"$ EI CamillO Real- Suite 200 . San Diego, CA 92130 . (619) ZS9-2900
) jp r .15 ?
'OCT ~6 '92 15:42 BALDWIN co. 619 259 ~24~~~~~~~
"I
P.2
Public review began on July 31, 1992. As of the date of this
letter, the EIR will have been out for public review for a total of
67 days. This is 22 days or approxiJllately 50' longer than the time
period required for projects of statewide significance. The Otay
Ranch has already been out for public review for 50\ more time than
virtually any other project of significance in the region. If
Council elects to continue public review until October 19, 1992,
the EIR will have been out for an 80 day public review. The only
project in recent hbtory in San Diego County, which will have been
out for more tme than the Otay Ranch ElR, would be the Clean Water
Program ElR which was under public review for 11 total of 90 days.
As you are familiar, the Clean Water BIR was volumes long and
basically covered the sewer systelllll of the entire metropolitan area
of the County of 'San Diego.
This ErR has been under preparation since 1989. The California
Environmental Quality Act requires that from the date of submittal
the BIR be finished within one year (CBQA Guideline Section 15108).
We are now at the point of approxiJllate1y three years and we believe
that it 1s e 0 riate to balance this fact in your
consl. ..rations.
We
as
as short
J" -;<5g/
ft'/?
Salt Creek Ranch
Sectional Planning Area (SPA) Plan
. Final Supplemental
Environmental Impact Report (EIR 91-03)
SCH #89092721
Prepared for:
City of Chula Vista
February 1992
~ {ft..
~
'--- -------
~ ~------
-----
efIY OF
CHUIA VISfA
);~25(
Salt Creek Ranch
Sectional Planning Area (SPA) Plan
Final Supplemental
Environmental Impact Report (EIR 91-03)
SCH #89092721
Prepared for:
City of Chula Vista
Environmental Review Coordinator
276 Fourth Ave.
Chula Vista, CA 92010
Prepared by:
ERC Environmental and Energy Services Co., Inc. (ERCE)
5510 Morehouse Drive
San Diego. CA 92121
February 1992
/?----.2to
SALT CREEK RANCH
SECTIONAL PLANNING AREA (SPA) PLAN
DRAFT SUPPLEMENTAL EIR 91-03
RESPONSE TO COMMENTS
INTRODUCTION
.
The Salt Creek Ranch SPA Plan Draft Supplemental Environmental Impact Report (SEIR)
was circulated for public review from December 9, 1991 to January 23, 1992. Final
review through the State Clearing House ended on February 12, 1992 after the City of
Chula Vista Planning Commission closed the public hearing on the proposed project.
The State Clearing House did not receive any comment letters from state agencies that
received the Draft EIR for review. A total of 13 comment letters were received by the City
of Chula Vista during the review period. Those comments are responded to on the
following pages. Comment letters are in the following order.
. State of California Department of Transportation
. City of Chula Vista Fire Department
. Chula Vista Elementary School District (letters of December 18, 1991,
December 5,1991, April 9, 1990; and April 10, 1990)
. Sweetwater Union High School District
. EastLake Development Company
. Hillyer & Irwin (letters of January 13, 1992, January 21, 1992 and February 7,
1992)
. Sharnir Ghattus, The Pyramids Incorporated
. Tim Wilson, Whitehawk Land Corporation (representing Watson-McCoy, Ltd.)
Comments on the Draft SEIR, responses thereto and the Draft EIR text with revisions
comprise the Final EIR (FEIR) for the Salt Creek Ranch Sectional Planning Area Plan.
R-t
/10 ~ Jh /
FINAL SPA PLAN DESIGN
The project proposed to be implemented is the Final SPA Plan Design Alternative
discussed in Section 5.3 of the Draft EIR text. Figure R-I depicts the Final SPA Plan and
Table R-l provides a summary of proposed land uses The Salt Creek Ranch design and
final SPA document reflect numerous changes provided through extensive City
involvement with the applicant and the applicant's consultants throughout preparation of the
SPA Plan. Modifications included changes to the internal circulation system, ridgeline
development design, and residential clustering. The modifications serve as mitigations;
they do not create new issues or impacts over those issues analyzed for the proposed
project discussed in Section 3 of the Draft EIR. The Final SPA Plan design is discussed
below.
The Final SPA Plan design would maintain the same acreage (1,197.2) as the proposed
project. However, the amount of acreage allotted for residential, open space and
institutional development would be redistributed. The Final SPA Plan design includes
2,662 dwelling units which is 155 less than the proposed project. The residential density
of 3.6 dwelling units per acre will not change.
The site would be divided into 3 subareas with a total of 16 neighborhoods. Each
neighborhood would maintain the same physical setting, community facilities and
character, as the proposed project except for neighborhoods 4a, 5 and 6 within Sub-Area I.
The overall numbers of dwelling units developed in Sub-Area I is 185 less for the Final
SPA Plan design. The number of acres for neighborhood 5 has increased by 10.6 acres
with less land (12.3 acres) being developed as townhomes and more land (22.7 acres)
developed for single-family homes. This neighborhood would serve as a transition from
multi-family to single family.
R-2
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! "~jr,.),
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I JI
LAIE AVE
(To Ot_y Lriell Rrudl
HUNTE PKWY
/To Ot.yL....RlUdl
SOURCE: The Baldwin Company, 1991
~ ERCE
Site Plan for Final SPA Plan
LEGEND
r~SllE;PlAN
EJLANDUSE
1- _J OPENSPACE
:~]
[~
NEIGHBORHOOD [)E;~GNATlONS
AIIEAS 10 BE ADDfD TOOPEN
SPACE SHOULDANAPPROPI<1Alt
WILDLIfE CORRIDori NOT BE
tSIABlISHED10THffASI
EIlSTH Sf
o
,
Q
2400
,
FEET
FIGURE
R-l
Table R-l
SALT CREEK RANCH
LAND USE SUMMARY
Proposed Neighborhood Number Gross D.U.s/
Use Designation Number of D.U.s Acreage Gross Acre
Residential Land Uses
GDP
L 7b 138 39.6 3.5
L 8 242 76.5 3.2
L 9 143 88.6 1.6
L lOa 56 42.4 1.3
L lOb 16 15.2 1.05
L 11 85 72.7 1.2
L 12 97 55.3 1.8
L 13 .....4l -2!U -..ll
Subtotal: 820 410.5 1.9
1M 1 341 85.5 4.0
1M 2 223 58.7 3.8
1M 3 263 50.3 5.2
1M 6. 222 49.0 4.5
1M 7a 58 13.1 4.4
*1M 5 ...21l --15...Q .-.G.J2
Subtotal: 1,318 291.6 4.5
M 4a 390 21.7 17.9
M 4b ~ ~ ~
Subtotal: 524 47.6 11.0
Residential Subtotal: 2,662 749.7 3.6
Non-Residential Land Uses
Parks/Open Space
Open Space N/A 351.1 N/A
Neighborhood Park N/A 7.3 N/A
Community Park N/A 22.0 N/A
Subtotal: 380.4
R-4
/?~2.(ptf
Table R-t (Continued)
SALT CREEK RANCH
LAND USE SUMMARY
Proposed Neighborhood Number Gross D.U.s/
Use Designation Number of D.U.s Acreage Gross Acre
Public Facilities:
Schools N/A 23.1 N/A
Fire Station N/A 1.0 N/A
Community Purpose N/A ---LQ N/A
Facility Sites
Subtotal: 31.1
Major Streets: 36.0
Non-Residential Total: 447.5
PROJECT TOTAL: 2,662 1,197.2 2.2
* LM use at highest allowable density of LM category.
R-S JiP / ~t_S
. .''''Il''GlUUNIII'IIUIa5II.,~A''_IIft'''1fAWIIrr
DIPAln'MENT Of' TRANSPORTAllON
----
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JlhUaJy 21. 1992
11-8D-125
0.0111.2
Mr. DougIU D. Rtld
EnvlroMlenllllllovlew Coo'd">l!Iar
C"" 01 Chula VIlli
278 Fourth Avenue
CI1uIa V1ala, CA 82010
0.... Mr. FIeld:
Dr8fI Sujlp/emontol EIA for 1111
.11 Cr80k Ranon SPA Plan
.Raw 8ona~721
5.
C_.llIatrIClllaommenta.... a 1oUowe,
Page 1-4. IUUllo be R..oJvad, A dlauUlOn oIl11a IUua 01 tutu.. ..... Aaula 125
(SR-12S) Is neoded hI". ThatdlGuNlon "'oulcl dartIy 1I1a1 aII..lo........ to praJao1
oaonlInallon wI1h 8R.1211 "'" based upon an a yello De dellnnfned locaIIon for Ill.
highway. Mataovar,' needa '" be ,Ialad thai palanllal SR.I211 allgnmen" to 111, lal
olth' Ilwe_ter .....lYOIr .... likely III be Inco"1ll1lbll"'" II1a OllbJaat projact.
PlOe 3-60: lit, CUlfllllllVllrag. dallY tralllo (ADT) lor SA-54 bolw,on Inllllfate 5 (~5)
and 1.80511 51,000. TIle 0111.. oounla (parag""", lIun and four) \end to bo law by
IjlpIllllllnataly 3.000 APT. .
Tables 3.10. 3-12: AddIllanallnfonnaaon needs 10 be provided for an anoJyala 01
moJnlan.1ava1S o'lOMea (LOS) dudng polk pa,loda. For elllll1p1e..T_ 3.12 n_
10 be Ixpanded '" ,_ thai 1-105 north 01 H Slreel wIIl_e" al datldant LOS Fa.
pege 3.101: lite 2010 T..........-n Cancelli Rtpad (TORI wiD depict SR-llS a.
... lane IlGllty betwe.n eal H Street and 8R-54. For -.ldIlfonellnformatlon on the
TeR. LOS'.. and Allre contaal AI eo.. Planning Studlae &r.nch. (118) 11I-1003.
Rlpalfan tiabllal araaa need to bo protected from tho lntrodUcllan 01 ..oao spadee
(page 3.17). Our I.penance has boon thai habllal valu....... dllllraded by 1111
Intrullon OIII011ca.
. A wlldU'e mlUlagement plan lI1at Include. adequall provl8lana lor cuml/!fllYllmpaclS
and major eddKlons 10 Infrastructure. Including SA-I28. n..do to be proYlded and
Implam.nhld. We are par1IcuIarlv oonGOl'lled lhat majot _ _ declalon. In tha SR-
125 .tudy arae COUld Implngl upon 1O..llIva wildlife habllala _connecting corrfdota.
lIt..e decisiOns would probably compJIcala and prolong enVIronmental approvoJ lor
SR.1211.
zg'a ILt;t696
OJ.
~ OJ<Jl::Q:l I.Qf.::J ~JSit Z66l-r2:-I*tt
1. The Draft EIR text has been revised to include this issue to be R:solved (see page 1-
6).
2. The Draft EIR text and the Traffic Analysis (Appendix 0) have been revised to
reflect these changes.
3.
Comment DOted. Tables 3-10 and 3-12 are intended tocompal'e ADT volumes
between Year 1995 base volumes and Scenarios 1 and 2 and were DOl intended to
represent levels of service on these facilities.
4.
Comment noted. ,The traffic analysis did Dot project to road geometries for the year
2010.
Exotic weed conuot fOl'riparian areas will be implemented as discussed in the
Hahital Enhancement Plan (Appendix A of the EIR).
5.
6.
Comment noted. This is Dot within the scope of this Supplemental EIR. This issue
should be addressed in the EIR for SR-l25. It should be noted that the Oty of
ChuIa Vista is an active participant in the preparation of the Natural Communities
Conservation Plan (NCCP).
Mr. Doug.... Roid
January 21, lH~
PlI;I2
Tho anal BElA oI1ould be _rdlnatad with .... agoncy lor tha analyoaa o'lIla projlclad
7. growth thllllhold and tha proposacl oonslruclton of a portion 01 SA-I25 aa a rnltIQallon
IIl!.U"re'or SaIl Cleek FIanch.
. Our oontactperaon Iorlutunt SR-l211ln tIlluraa. BIU Ojeda, Deputy Dlltrtct Dlrwctor,
. rn",aUzadon, (81t) "8-3111.
&;m:e:.!)',
JESUS M. GARCIA
D1ar1ct Dltecdor
&i~,a
l.ft/ BILL DILLON, ChilI
,. Plennlng Studl.. llranch
:ll
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7.
Comment noted. The City of Chula Vista is coordinating with CalTrans with the
consideration of projects in eastern Otula Vista and the project is being considered
with the Easlem Olola Vista Transportation phaSing Plan.
,
~M
I
Chula Vista Fire Department
Bureau of Fire Prevention
~12C12I\/12t.
Q.~ 'L (t-, 9/- ()3 PLAN CORRECTION SHEET
Address L (t " 0 n \ (f;,ilI~/. Plan File No,
I !,
Type Constr. Occupancy
checker..d14l1
f>'-4NN1NG
Oate fiR i;;,?/PI
, ,
No. Stories
Bldg, Area
The following list does not necessarily fi1clutJe all ert"OfS "I"i!t olllfssio!'s.
8,
:=
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QC
fJi/L~ 1.; 0 ~A '>1 /hJ'il ~ rl/M 1. I ~ 4JY7t?.(
l!t1D~JlIh1{lL, ~'f? (Ill Mfl,,( d /''>11)
/ I'
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-; ~ :1:t;l;~;~~AJ~~ft 4/1~
_IOJI1 (G.I~J~ , ddx/o,A / f!r; ufm.t /I11!-iU{hItAf<' 10,
flfl.N1ru ' U ,I
Y " ,f/V)
~~ ~)j.J) 111d/Jw:L ~ qa~d_
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lffff1{/}"}Ul/)1 / fA ~" ,
11.
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FO-648
8. Comment noted. These requirements are recommended to be conditions of project
approval of the SPA Plan.
9,
ConuneDt nored. These requirements are rec~nded to be conditions of project
approval of rhe SPA Plan,
A fuel modification plan for the proposed project has been prepared and is
contained in the SPA Plan document
11.
Comment noled. 1bese requirements are recommended to be conditions of project
approval of the SPA Plan.
12. Comment noeed. These requirements are recommended to be conditions of project
approval of rhe SPA Plan,
ICWID OF BIUCllKlM
OSEPHD.Cl,U,lN;S,PIl.O.
LARRY aJNN~GIW.I
SHAllONG....
PATRlCKA...llDD
GREG R. SANOOYH.
IUPERIfTENCUT
..c...t.if.~u;..;,It,ALD.
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CHULA VISTA ELEMENTARY SCHOOL DISTIUCT
IU EAST OJ"' STREET . CHULA VISTA, CALIFORNIA 91910 . 619 '25.9600
EACH CHILD IS AN nmIVIDUAL OF GREAT WORm
December 18, 1991
I~r:- ~!i' J)S?;'c r,,'
;!Jlj :;1;
I (t j.
.' JAN ? 11fJ.'
L!. _'--"
..__I
Mr. Duane Bazzel
Assuciate r~..tmler
city of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
RE: Salt Creek Ranch Draft Supple.ental EIR-91-0J
Dear Mr. Bazzel:
Thank you for providing a copy of the Draft Supplemental
EIR 'for the Salt creek Project. In an earlier letter,
13. dated December 5, 1991, I stated it was not possible to
review the Public Facilities Section dealing with schools
since a copy of the PUblic Facilities Financing Plan was not
provided. As stated previously, it is essential that we
fully review this document relative to how school facilities
will be provided.
The Draft Supplemental EIR states that schools do not
require further analysis beyond that discussed in EIR 89-3.
14. The District had many comments on the Schools section of EIR
89-3 which are summarized on the attached copy. To.y
knowledge, these questions have not been resolved, nor has
the very significant issue of when financing for Bchools
must be secured. This was discussed in .y December 5 letter
(copy attached).
Draft Supplemental EIR states a total of 2817 dwelling
are proposedJ the notice of community forum gives this
as 2662. This needs to be clarified.
The
15. units
number
~f you ha~D srv T~eEti~n&, ple~se c~~+~rt ~~
sincerely,
~t ~\lJ-~
:Kate Shurson
Director of Planning
KS:dp
cc: Tom silva
Tom Meade
Carl Kadie
13. Comment nOled.. A copy of the Public Facilities has since been submitted to the
Olula Vista Elementary School District
14. These issues were addressed in the Salt Creek Ranch Annexation/General
Development P1anIPre-Zone Final Environmental Impact Report dated August 1990
on file with the Oty of Olula Vista Planning Department
15. The 2,817 dwelling units were identified for the proposed project in the Draft EIR.
However, the Final SPA Plan design which proposes 2,662 dwelling units is the
proposed project in the Final EIR,
tcWlD Of EIlUCATIDII
SEPHD.c:t.UR1S,Pll.D.
-,-
$JWlCINGlES
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GRlG II. :wtDCWAl.
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CHULA VISTA ELEMENTARY SCHOOL DISTRICT
IU EAST.J" STREET. CHULA V1BrA, CALIfORNIA 91910 . 819 '25.9600
EACH CHILD IS AN INDIVIDUAL OF CREAT WORlll
December 5, 1991
Mr. Duane Bazzel
Associate Planner
city of Chule Viste
276 Fo'~:"'th Avenue
Chula Vista, CA 91910
RBI Salt creek Ranch SPA Plan (PCH-91-04)
Dear Hr. B....ll
Thank you for ~he opportuni~y to revi.w and com.ent on the
Salt Creek Ranch SPA Plan.
Section 7.6 of the
.entione school., and
Public Facilitiea end
provided at this ti.e.
Based on the infor.ation presented, I offer the following '1
co_entsl
Public Facilities Section briefly
defers detailed discussion to the
Financing Plan which has not been
16.
The e.ti..ted nuaber of eleaentary students, 719, is
incorrect. The District-wide generation rate i. 0.3
students per dwelling unit, or 799 students.
The report propos.. two eleaentary school
approxia.tely 10 acres each. The District's
require ten n.~ uRabI. acres.
sites of
standards
In addition! the City'. Growth Manaqe.ent proqra. Tequires
that financ n9 for needed school sites and facilities be
secured at the SPA Plan level. The District ha. reco..ended
participation in e Hello-Rooa Community Facilities District
to provide nece.sary funding. The.e proce.dings .uat be
initiated by the project applicant. He hpvft had no recent
COQtant with the Baldwin co.pany in this regard.
1 .. lookin.. 'foI~z::r.i t.o iltf"eivlni til" i'u~li!J facIlities
Plen, hopefully in ti.e to permit full review so that
coaments .ay be incorporated into the report to the Planning
Co_iesion.
sincerely,
~~~
ICate Shur80n
Director of Planning
KS:dp
,..,..'! -rom !C:tlv;110
16. Comment noted. These revisions have been incorporated in the Public Facilities
Phasing Plan.
.
BOARD Of IDUCATION
lSEPMD.QMaG$,PbD.
IlHAAONGUS
PAlRlClCA.AICO
.A.J[lYSCHllENllEIlG
FRANK A.. tNlANTINO
IUPEAl:rfnD:1f1
..L:WlIF.WGR".~.
"
.
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CHULA VISTA CITY SCHOOL DISTRICT
84 EAST "J" STREET. CHULA VISTA. CAUFORNJA 92010 . 619425.9600
EACH CHILD IS AN INDIVIDUAL OF GREAT WORTII
Aprtl 10. 1990
17.
Mr. DOU9 Reid
Environmental Review Coordinator
City of Chull Vistl
276 F''H,..th AY~'lue
Chull ,isLI, tA 9<010
RE: Clse No. EIR"89-3
Salt Creek "nch - Annexation/General Development Plan
Pre-Zone Drift EIR (ECI/CIR 89-3)
Delr Hr. Reid:
Thank you for the opportunity to review and cOlmlent on the Draft General
DevelopmentPlln (GDP) Ind Drift EIR for Silt Creek Rlnch.
ln reviewing the document relative to elementary schools. I note that the
data presented regarding elementary facilities is quite out of date and/or
incorrect. My comments follow.
P'ge 3-110 - Chull Vlstl City School District Is comprised of 32
elementary schools. not 29. with current enrollment at 17.287.
Parkview. Rogers and Kellogg. schools cited as being near the project.
are nowhere near the sHe. All three are located south of Telegraph
Canyon. and Kellogg is west of the 805. The closest existing schools
are EastLake Elementary. Tiffany and Sunnysi"e. all of which are at
capacity or projected to be prior to any construction on Salt Creek
Ranch.
The new facility described as planned on Hf11side Drive is nearly
complete (Eastllke Elementary) Ind scheduled to open In 1990. The
District's next school is in the Terri Nova neighborhood. not in Rancho
Del Rey. Its opening Is Intlclplted In September. 1991.
The school locpted on 8uenl Vista WlY 15 nlmed Chull Vistl H11 h,
aud has I C1lrnmt enran.llmt of 50~.
The District has added 25. not 19. new relocatabie classrooms ar.d
several trailers over the past few years to accommodate growth.
The discussion on :fundtng elementary facilities incorrectly references
Sweetwater Unton High School District instead of Chula Vista CHy
School District. In addition. developer fees allowed by State law
were establ ished at $1. 50 per square foot in 1987. They have been
increased three times since then and are currently at $1.58. Chula
Vista City School District's share is $ .70. This section is much
too weak on how elementary facilities are to be financed. In numerous
17.
Comment noted. These changes were incorporated into the Fmal EIR for the Salt
Creek: Ranch AnnexationlGeneraJ Development Plan (EIR 89.3)
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correspondences, the District has stated that fees Ire inadequate
and there Ire no existing facilities to serve the project. Alternative
financing mechanisms, such 15 formation of . Mello-RoDs Community
Facflities District. are required in order to provide elementary
facflltles.
The fllpacts section utilizes an incorrect student generation factor.
The District utfllzes a .3 student/dwelling unit rate. Using this
figure yields a total of ID93 elementary students at bufldout. 20
percent short of two full schools. In addition. no facilfties were
provided for Salt Creek I. and It has been understood by the District
and the developer that chfldren froOl these 550 units wfll be
accommodated at schools within Salt Creek Ranch.
The General Development Plan shows the wrong location for one. of the
elementary sites (Table 2-5. not 2-4 as cited). The location shown
.... Initially proposed and rejected. Discussions wIth the developer
are ong01ng. with one school proposed to be located in the southwest
area of the project, south of East Hind West of Lane Avenue. The
second school 1s proposed to be north of East H, in the residenthl
area east of Hunte Parkway. This lIIap appears to be very outdated.
The Baldwin Company should be contacted for current infonmation.
This document .needs revision to provide correct data. Itls inadequate
in terms of elementary schools 1n 1ts present form.
If you have Iny questions, please contact me.
Sincerely,
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Kate Shurson
Director of Planning
KS:dp
cc: Tom Silva
Jim Harter
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CHll.A \llSTA CIlY SCHOOl DISlRICT
MEMORANDUM
TO:
DATE: Aprtl 19, 1~90
FROM:
RE:
OoU9 Reid
Kate Shurson~
C.se No. EIR-89-3
S.lt Creek Ranch - Anne..tton/Gener.l Development PI.n
Pre-Zone Droft EIR (ECJ!~'. 89-3)
Please note th.t in IIY letter to you d.ted Aprtl 10, 1990, the third
p.ragr.ph states th.t the .... ..Chula Vista City School District is
18. comprised of 32 elementary schools, not 29. with current enrollment at
17,287.. This par.graph should re.d ......Chul. Vi st. City School District
1s comprised of 31 elementary schools......
I fnadvertantly included one of our special education schools in the
total count. Sorry for the inconvenience this might have caused you.
KS:dp
:= cc: Tom Sl1..
~ Jim Harter
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18. Comment noted. Please refer to response #17.
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Sweetwater Union High School District
ADMINISTRATION CENTER
1130 Fifth Avenue
On". \/I.... CallfOfnla .11111.2181
CI 11) .'1.5500
DIvIsIon of P"nnlng.nd FlclUlI..
December 16, 1991
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Mr .Douglaa D. Reid
Environmental Coordinator
City of Chula Vista
Planning Department
276 Fourth Avenua
Chula Vista, CA 91910
Dear Mr. Reid:
&: Salt Creek Ranch Suppkmeratal Environmentallmpaet &porl
E1R BO.(JIJ
Thank you for providinB me with a copy of the Supplemental Environmental
Impact Report for the proposed Salt Creek Ranch project. A1thouBh our
concerns were made known when reviewinB the Salt Creek Ranch
AnnexationfGeneral Development Plan Pre-zone Environmental Impact
Report (E.I.R. 89-3), it is appropriate to reiterate them at this time.
For a project of this size, approximately 772 new students should enter into
district claasrooms. The foUowins is a breakdown of the student yield by
grade level.
Boual".- Unita Hip Sch. (9.12) Junior BI.-b (7.8) Total
Student Yi#.bI 0.10 It;tlubmt./rlnil 0 19 Stud,"-,. I Un.it 029 Stwl'-nb,rTnll
2662 Units
266 Students
606 Students
772 Students
In reviewing tho Benoral development plans for both Salt Creek Rs1>ch and
San Miguel Ranch; the district bad identified a need for a new 60 acre biBb
school site in the northern part of the eastern territories. The Baldwin
Company responded by pJedsinB to provide classroom space in the Otsy
Ranch project commensurate to the need caused by the Salt Creek Ranch
project.
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Mr. Douglas D. Reid
Page 2
The cost of a new hiih echoolls $37,976,000 and the cost for a new junior
high Is $16.688,00; of coune. Salt Creek Ranch would be responsible for it's
pro-rata share of the costs of the schools. Traditiona1ly, the district baa
~_ ~~l-.:!eh~(J ":-1;.~ iir...,_dciu~ via tile Lnplementation of a !.~cik Roos Co.w..u..:mity
Facilities District as well as requiring the developerlbuilder to provide the
district with a prepared site. The same terms shell be applied to the Baldwin
agreements.
To mitigate the impact Salt Creek Ranch will have on district classroom
19. space, I am requesting that the city condition any project approval subject to
the following:
. That Baldwin's commitment to provide GtwIl classroom space in
the Otay Mesa western parcel be upheld.
. That the Salt Creek Ranch Project establish and participate in a
school facility financing plan wbich is acceptable to the Sweetwater
Union High School District.
I hope this itlf'ormation is of assistance to you. H you have any questions,
please feel free to call me at 691-6563.
~
Thomas Silva
Assistant Director ~rpl11nnU:t!r
)R'",I
Enclosur.
cc: Kate Sburson - Chula Vista City Schools
19.
Comment noted. This is included in the Public Facilities Phasing Plan and will be
condition of project approval. a
.1;A~...22-92
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January 22, 1992
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Hr. Douq Reiel
CITY OF CHUU. VlSTA
P.O. Vox lCB7
Chula vista, CA '1'12
RE: Salt Creek Ranch EIR
Dear Hr. Reid.
i el tho draft SIR tor Salt Creek Ranoh
We havo rev ewe t While
reoiate the opportunity ~o commen .
~h:s:P~omment8 may bo aore appropri:telYn:~:~:s~~:
in tho SPA Plan, we would like you 0 co
follovinq:
The aelopteel EastLake I PC District requlations
1. allow a number of uses in the EastLake
Business Center such a8 manufacturing, a~to 11
services, etc. Our ability to market an se
the Business Conter parcels should not be
20. 1m acted by Salt croek Ranch. Ou~ land use
eniitlements should not be jeoparelizeel b~ ~~e
proposed project. We therefore rocommen e
following: .
A sound 8tudy be conducted a~ the ti~e ot
tentative map, but only for those areas
whero salt Creek ~anch'. proposed I
residential development abuts EastLake s
approved industrial useS. The study and
~equireel nitiqation vill be the
responsibility of the Salt Creek Ranch
developer ot the ti.o either party
processes a tontative map.
No recommend that prior to the solo of
units in neighborhoods 5 and 6, sales
disclosure documonts be roquired which
idontity the allowable useS in the
BastLako Businoss center.
A 20" reclaimod water lino servicing EastLake
ject If the line
Greens traversos the pro. t tic
must be relocatod due solely to cons ruc n
21. of tho Salt Creek Ranch project, then Baldwl~
should be responsible for the actual costs 0
rolocating that line without interruption or
Rervice.
A.
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fASTLAKE
l\W~'NI
c,1()() lono Avonun
SoJilo 100
U.....OVisIO(".^9'91d
,:tM!"21.0127
rN< 6'0) "21.1830
20.
Comment noted. The City of Otula Vista through its noise ordinance (Section
19.68.0300) has established maximum permissible sound levels f(X' a receiving
land use. The sound level limit is based on hourly equivalent sound levels (Leq)
and is a function of the receiving land. use category and the time of day. The
ordinance stales that no person shall operate or cause to be operated. any SO\1lt:e of
sound at any location within the city or allow the creation of any noise on property
owned. leased. or occupied or otherwise conuolled by such person, which
causes the noise level to-excccd the environmental and/or nuisance inlerpretation
of the applicable limits given in Table 3 of section 19.68.030. SpecifIC sound
levels are identifIed. It is, therefore. the responsibility of the EastLake Business
Cenler to comply with the applicable sound level limits and exceedancc of standards
shall not occur beyond the Business Park property line. It is not the
responsibility of Salt Creek Ranch to mitigate noise from the business center
that excc:ed those limits.
21.
Comment noted If it becomes necessary to relocate the line, the project
applicant wiD be responsible for the relocation of the line and insuring that
service is not interrupted during the relocation effon. This requirement is
recommended to be a condition of approval of the site plan.
~t:-4_22-92
WED
14::32
Ecaa't.La.k..
D..v..lo~m..n't.
Mr. Doug Roid
January 22, 1992
Pago 2
3.
At this time we heve not hed the opportunity
to review the PFFP for the project. We must
reserve comments on facility-related ls6QeG
pending out' recelrt: _lld rev cw ef t!ll:!! 8bo'1.l~
document.
22.
Than~ you tor your cnnsideration.
sincerely,
EA5TL^KE DEVELOPMENT COMPANY
K~fi~
Project Hanaqer, Community Development
KW:td
::tI cc: Ms. Claudia Troisi, The Baldwin Company
~ Hr. Duane Bezzel. otay Ranch projoct Offioe
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22.
Comment noted.
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January 13, 1992
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'302.1
I!r. Bob Leiter
Planning Department
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA '1'10
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Re: Propo.ed Salt Creek Ranch
Access to Property Identified by Assessor 'arcel
585-0'1-13, 585-140-11, 585-140-17, 585-150-0'
Others North and East ot Salt Creek Ranch
Nos.
and
Dear I!r. Leiter:
This law Un represants Tha Pyramids, Inc. Ths Pyramids
owns four separate parcels ot property north ot Salt Creek Ranch
and east of tha Otay Hunic~pa1 Vatsr District property.
As you know, the City ot Cbula Vista i. processing a 1,201
'- acre Salt Creek Ranch General Development Plan proposal .ubmitted
~ " by The Baldwin Company. The project is located north and south
~ of Proctor Valley Road, and currently provide. ea..ment. f'or
acc.s. ~o !'he Pyramids' property and the property of others
\ imJlledh!;e1y north and e..t of the plojact sita.
~
.By letter dated Juna 2&, 1990, to The PyrDJIids,. Senior
'J Planner Duane 8azzel expressed 'the concern of the City that
\ aCCeSS to the property immediately north and east of the projact
be 9Uaranteed. Mr. 88zz.1 expressed the City'S desire to
aainta!n legal access and t.o avoid creatinq fta condition that
would eonstrain appropriate .iz8 access tor future potential
development. II The plan proposed by Baldwin does not provide
adequate access to tho.e properties to the north and rnt ot the
project site, and threatens to hamper or make impossible
altogether the development ot those parcels.
HILLYER 8 IRWIN
AI ..O~""'O""~ 00_-0.."0"
Mr. lob Leiter
January 13, 1992
pa;. 2
T~. Baldwin plan ftCpo... . ainq1e .e~e.. for all propartie.
to the north lo~at.d in ~h. aaltatn third ot their ~orth prcperty
I1n.. Thi. ace... 1. adequate to "Q..'va the moai: narttlatly
pyramids parcel, parcel no. 585-091-13. H~w.v.r. th1a ace... 1s
totally unsuitable tor three other parcels owned by The Pyramids
(parc.l noc. 585-150-09, 5850140-11, a.nd 585-140-17) and.
proparti.. owned by ot.hera to the west ot the proposed acce...
The acea.. 1. inadequate tor at least the tollow1n; reasons:
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1. Environmental Concerne, To reaen the threo we.terly
Pyramide parcels and other parcel. north ot the Baldwin property
from the proposed Baldwin north-south access, it will be
nece.aary to d.evelop acee.. in a .....t.rly direction. Baldwin'.
plan reco9nlze. this. However, Baldwin" plan tail. to consider
23. the environmental problema erea~ed by the westerly acce,s.
Specifically, that accesa must eros. a wet crsek. The problems
are exacarbated by tha ~asi9nation ot part ot the land over ...hich
the acee.. t.o t.he west i. planned .s "open 'pace.'1 The pyramid.
will provide separately to your department an analysis ot tn.
environmental problem. WhiCh will result from that 8ce898.
2. Pre.criptive Easement. The Baldwin plan faile t~
recognize that. The Pyramid' has . prescriptive easement runninq
direotly aou.t.h from it. westerly properti... This .a.ement 1.
.24. notad in lJrant. eSeede to the property. It 18 clearly establi.hed
by the continuous u.e of the eaoement by The Pyramid. and it.
predece.sor.-in-interest. Aerial photograph. ot the are.
~vid.nc. continuoU8 and op.n U.. of the ....ment.
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Whether or not t.he proposed Baldwin access Is faasible from
the environmental 8tandpolnt, The Pyramids has an entorceable
leqa1 right to access dlrectly north through the Baldwin
property. The aaleSwin plan must allow tor this ace8.8. As
currently contiqurad, it do.. not.
3. InadeQUacy ot Proeosed Road. Aside trom the locatiotr"l
ot tha access proposed by Baldwin, the actual proposed roadway i.
inadequate to ..rvice the properties to the north. The Baldwin
plan rest. on the a..umptlon that the 400 acres of the properties
n~rth of Salt Creek Ranch would accommodate 100 units. In tact,
the 185 acr., ownaeS by Tha pyramids alone will accommodate
approximately 100 lot.. Baldwin'. plan is apparentll based on
the arroneOUB premise that tour-acre lots will be requ red on the
northern properties. ConVer.ely, Baldwin'. plan envisions
appro~1mat.ly ~.5 lots per acre in itl development. Baldwin aleo
hall tailed to pertorm a elope analysis of the northern
proparties, and taill to take Into account additional permissible r
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23. The issue of access was addressed during the General Development Plan (GDP)
environmental review process for the Salt Creek Ranch project. The Final Em for
the GDP was cenified in September 1990. The Chula Vista City Council approved
the Salt lliek Ranch GDP and cenified the tt:lated Final EIR (EIR 89~3) in
September 1990. The administrative record from the GDP environmental review
process contains correspondence and other documents relating 10 access for
propenies nonh of the Salt Creek Ranch project sileo In addition, the record
contains the Salt Creek Ranch GDP. which includes the traffic cireulation plan
(Figure 36) showing the approved acCess points, and a slope encroachment analysis
(Figutt: 25) illustrating onsile slope constraints affecting the access pointS. This
slope analysis illustrates that the approved access point avoids encroachment into
areas to the nonh which are located within a 25 percent slope area. The record also
contains the Final EIR for the Salt Creek Ranch GDP. The Final EIR shows that
onsite biological constraints (primarily coastal sage scrub) eliminated other
reasonable or feasible alternate access points. 1be approved Salt Creek Ranch GDP
and related FmaI ElR also illustrate that a1ttmale access points to the nonh would
now encroach into designated onsite open space areas. The Salt Creek Ranch
GDP, the Final EIR and the record from the GDP environmental review process are
available for public review at the ary's Planning Department located at 276 Fourth
A venue, OIula Vista, California.
Based on existing available information for onsite sensitive resources and offsite
conditions. the access that is identified in the SPA Plan EIR is consistent with the
. access analyzed in the Final EIR for the GDP and is considered to be adequate to
serve the properties nonh of the project site. Further analysis of offsite
development access will require among other things, the submission of proposed
development plans (none submitted to date). the docmnentation of ofTsite
constraints and independenl environmental review at that time.
24. Comment noted. Possible disputes over property rights between the project
applicant and surrounding property owners an: beyond the scope of CEQA and this
project-SpecifIC EIR_ However. it is our understanding that the project applicant
will address propeny rights issues contained in this correspondence. The
applicants's correspondence will be made pan of the ~cord of this EIR.
25. The proposed 6O-foot roadway in Sub-Area 3 of the Salt Gt:ek Ranch project can
acCOllU1lOO.ale project ADT as well as additional ADT that would be generated by
development nonh of the project site. The roadway is proposed as a aass ill
Residential Collector Road with an individual capacity (LOS C) totalling 7,500
ADT. The Iotal number of AnT estimated to use this roadway within the project is
approximately 2.600 ADT (260 unilS). Therefore, Ihe n:maining capacity to serve
offsite areas to the north is 4,900 ADT (490 units). Based on the existing County
of San Diego General Plan designation and preliminary anaJysis. of environmental
constraints for the approximately 400 acres north of Salt Gt:ek Ranch, this capacity
is more than adequate to serve potential development north of the project site.
,
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HILLYER II IRWIN
a _"...00...... CO_-o."T>O..
Kr. Bob Leiter
January 13, 1992
paga 3
lots resulting from the dedication at open space on those
proprirtles.
.In view ot c.t:n. act.ual number at lots that are likely to be
developed on the properties north of the Baldwin property, it J.
clear the 60-toot wid. road proposed by Baldwin i. inadequate.
In summary Baldwin'. plan fails to take into account the
environmental problems r..ultinq from its proposed access,
iqnores The Pyramids' ......nt by prescription far a more direct
access, and proposes an acc... roadway desiqn which i. inadequate
to serve anticipated developmant.
w. appreciate the City'. concerns reqarding access to the
properties north of Salt Creak Ranch. The Pyramids requests that
tha City critically examine the Baldwin plan in light ot the
" issues raised in this letter.
.
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~ On a related issue, ~h. PyramidS objects to that portion ot
'the Supplemental Environmental Impact Report for the proposed
Salt Creek Ranch Sectional Planning Area Plan insofar as it
incorrectly designate. portions of The Pyramids' property as open
space. Those erroneous designations appear on fIqures 1-1, 1-6,
3-1, 3-7 and 5-3 ot the SEIR. Again, The Pyramids requests that
it be included in the comprehensive LAFCO Sphere Plan Update tor
Chula Vista scheduled tor initiation in 1992.
The Pyramids will prOVide additional information concerning
these matters before and at the bearing on January 22, 1"2, and
viII be pleased to respond to any requests for information from
y~ur department.
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ee: Duane E. 8azzel~
RiChard L. Cruzen
Samir Ghattas
The Baldwin Company
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pl.nnin; Dap.~tment
City of Chul. viete
a7. ro~~th AYen~e
Chula Viete, CA '1910
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P~opoae~ Salt C~eek R.nch
Acce.s to Property Ident1t184 by A.....or Parcel
8S8-091-13, '11-140-11, 11~-140-17, 585-150-09
Othara No~th and I.et of Salt Craak R.nch
Dear M~. lAitar.
ae:
No..
and
26.
fl.... conaider .Y lett.ar to you dated .1anuary 13, 1"2, .
fO~lIIal p~ote.t to the Bnvirolllllental IlIIp.ct Report eub"ithcl by
The '.ldw1n c~p.ny for tha propoe.d S.lt creek R.nch Section.l
'lannln; A~.. .l.n.
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Thank you fo~ your consideration.
vary truly youra.
( ILL;X ~~WI~
Joh c. O'Neill
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Rioh.rel L. Cru.en
Sallir Oh. t t..
Th. a.ldwin c.apany
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26.
Comment noted. Please refer to responses 23 - 25.
FEB- 7-92 FRZ 13;4T HZ~~YEPU~1~W1"
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ATTORNEYS AT L^W
550 WEST C snEET. 16nl FLOOA
3AN DI!GO. CALIFORNIA 92[01.3540
T...lI:....ONC..,.IZ:!I....'ZI
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February 7, 1992
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via Telecopier
Mr. Duane E. sazzel
senior Planner
city o! Chula Vista planning Department
276 Fourth Avenue
Chula vista, CA 91910
9302.1
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.
....
....
Re: Proposed salt Creek Ranch Access
Dear Mr. Bazzel:
I am respondinq to your letter of February J, 1992, on
behalf of The Pyramids I Inc. specifically, you asked for a.
statement of the environmental prOblems which will result from
access oriqinating' from the Watson parcel. I have been provided
the following' intormation by The pyramids, Inc. and its
environmental consultant.
The access route proposed by The Baldwin company to The
27. Pyramidsl properties is unacceptable due to its environmental
impact on streams existing on the Watson-licCoy property. The
USGS Quadrangle Map for the area shows two streams in blue. The
desig'nation indicates the streams are considered .waters ot the
United States." The streams fall under the jurisdiction of
section 4.04 of the United. States Clean Water Act of 1973, and
section 1603 of the California Fish & Game Code. Any
mod.it.ication to the streams or their banks requires a federal
and/or state permit.
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The Baldwin proposed route to serve all affected properties
angles northeast from ~~e Baldwin property. The route follows a
currently used trail leading to the northern parcel ot property
owned by The Pyramid.s. In the southeast section of the Watson-
MCCoy parcel, there is a wetlands which should not be disturbed.
Wi thout a cross-back. to the west from the northeasterly proposed
access, that access would serve only the northern parcel. To
cross back. to the west to ga:.n ac::ess to the
21.
Based on available technical studies for the area north of the project site (on the
Watson propcny) and the proposed roadway connection, the proposed access to
areas north of the proposed site was determined to be adequate during the GDP
environmental review process. Additionally, the proposed offsite acccss road was
realigned to avoid sensitive biological and cultural resources that wcre identified in
additional offsitc ficld work conducted during preparation of the Supplemental EIR
for the SPA Plan. In addition, please refer to response #23.
FEE-
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Mr. Duane E. Bazzel
February 7, 1992
page 2
westerly parcels would require that at least one, and possiblyl
two, stream Dads be crossed. Ona of the streams that would
certainly have to be crossed is steep-sided. The crossing would
require substantial construotion and grading, \lith turther
adverse impacts on the environment. In addition, the cost would
be prohibitive.
Crossing or m.odifying these streams would. have an adverse
impact on the environment, and will likely require mitigation.
The approval process will be extraordinarily expensive, and there
are no assurances that approvals will be obtained. It 1s tor
many of these same reasons that the western portion of the
Watson-McCoy parcel has been designated open space. It is simply
not feasible to access through that portion of the parceL In
any event, the costs ot mitigation and excessive construction
costs should not be the responsibility of The Pyra!llids, when a
more efficient alternative is available.
As stated in my letter af January 13, 1992 to Messrs; Tony
Lettieri ~nd Bob Leiter, The pyramias has a prescriptive easement
running airectly south tro~ its westerly properties. Aside from
the existence of an enforceable legal right to use this access,
it is the better access trom an environmental s~andpoint. This
existinq d.irec't. access will not have the same adverse
environmental impact because it will not require the construction
of bridges or other alterations to the streams on the affected
properties. Direct access will serve the western properties of
the pyramids and properties ot several other owners in a tar mora
efficient and environmen'Cally sare manner than will the access
proposed by The aaldwin Company.
I trust that the above information is responsive to your
letter of February 3. Please contact either me or Mr. Ghattas ot
The PyramidS if we may provide turther information.
JO'N/jw
ee: (Via U.S. Mail)
Mr. Samir Ghattas
Mr. Bob Leiter
Mr. Tony Lettieri
Mr. Richard Cruzen
The Baldwin Company
(~rY trul~ your/~J\ . "
\<1'1< . u, 'f'1A
JOh, C. O'Neill
.... )
28.
Please Iefcr to response 1t24.
29. I.
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Objoctiono to tho
Propo.ed Salt Cr.ak Ranch
S.~tlonal Plannina A~ea Plan Seir 90-03
Th. aupplem.ntal en~lronm.nt.l impact report d~e3 n~[ address the t!ofiic
from the norther I, prop.rei... Doe. the trlffic Bna1ysl' take Into acccunt
these propartia. .nd 18 60 foot wide road adequ.te?
2.
Rged Ace....
The proposed acee,. by Salt Creek Fll 31 of the Salt Creek Ranch. GDP
dep1ct. this aceeas .a Watson McCoy, yet tbere are twenty othuc pr~p.rtie.
to the north and vest of Salt Creek Ranch.
30.
3.
31.
Th11 propoled aceesa lath to fon.ide, environlllental and topoanphtcal
problema in u,ina thie aceeal to aerve properties west of the propo.ed
ace.a..
4. "The Baldwin plan do.. not take
proaprictiva ..''''ot noted in
continuou8 u.. of the property
evidenee contlnuou. u.. of the
into account the Pyr..ida or oth.r properties
IranI d..ds and clearl, .at.blt_hed by
ownera. Aeriel photoarapha of the are.
....eMnt.
32.
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33.
The Setr on figur.. 1-1. 2-6, 3-1, 3-1 and 5-3 lable out property.. open
apace. C1ty Plannin, Department ataff admit thlt 1s a wrona lable. It
Ihould be chan.ed to vacant land.
5232 Jacksor ur..'8 SUlle 205 . La Mesa_ CA 92041 . USA
TelAk ,a,nRR ~L'.JE ~~"C::' T~I~/;u fi,q/4fH'I-~7"36' Teleohnn<; 1)19i4f'HI-i)7l)O
29.
Please refer to response 1125.
30.
Please refer to response #23.
31.
Please refer to response #23.
32.
Please refer to response #24.
33.
Revisions have been made to Figures 2-1. 2-6. 3-1. 3-7 and 5-3 in the Draft EIR.
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- 2.-
A second cmcrgcncy access is provided 00 the eastern edge of the project site
within Neighborhood 11 through an easement (please refer to Figure 2-6 of the
EIR). However, if prior to approval of the grading plan for Sub-area 3. an
acceptable off.site regiooa1 wildlife conidor linking San Miguel Moontain with the
Upper Otay reservoir has not be adopted, then the site plan for Neighborhood II as
well as neighborhoods 10 a and lOb will require modification (please refer to
Figure 1-1 of the Draft EIR in Section llI). If this modification occurs, access will
not be possible from the eastern edge of the property to the Watson Company
parcel. and secondary access will be required to come from Proctor Valley Road. to
the east
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R.29
DRAFT EIR WITH REVISIONS
/;;/Jr;o
T ABLE OF CONTENTS
SECTION TTTI,R PAGE
1 IN1RODUCTION AND SUMMARY 1-1
1.1 Purpose/Scope/Procedures 1-1
1.2 Scope of SEIR and Impacts Found Not To Be Significant 1-3
1.3 Issues to be Resolved 1-4
1.4 Summary of Impacts 1-6
2 PROJECf DESCRIPTION 2-1
2.1 Location 2-1
2.2 Discretionary Actions 2-1
2.3 Project Characteristics 2-6
2.4 Project Phasing 2-15
3 ENVIRONMENTAL ANALYSIS 3-1
3.1 Land Use 3-1
3.2 Landfonnl Aesthetics 3-14
3.3 Hydrology 3-37
3.4 Water Quality 3-44
3.5 Biological Resources 3-50
3.6 Cultural Resources 3-52
3.7 Transportation and Circulation 3-59
3.8 Noise 3-106
3.9 Public Services and Utilities 3-114
3.9.1 Water 3-121
3.9.2 Waste Water 3-133
3.10 Offsite Areas of Impact 3-144
3.10.1 Biological Resources 3-145
3.10.2 LandfonnlAesthetics 3-152
3.10.3 Cultural Resources 3-155
4 REQUIRED CEQA SECTIONS 4-1
4.1 Cumulative Impacts Summary 4-1
4.2 Growth Inducement 4-5
/b~c2ll
TABLE OF CONTENTS (Continued)
SRl:TTON TITI.F; PAljF.
4.3 The Relationship Between Local Short-term Uses of the
Environment and the Maintenance and Enhancement of
Long-term Productivity 4-8
5 ALTERNATIVES TO THE PROJEcr 5-1
5.1 No Project Alternative 5-2
5.2 First Iteration of Salt Creek Ranch SPA Plan 5-3
5.3 Final SPA Plan Design Alternative 5-9
6 INVENTORY OF MITIGATION MEASURES 6-1
6.1 Land Use 6-1
6.2 Landform! Aesthetics 6-3
6.3 Hydrology 6-4
6.4 Water Quality 6-5
6.5 Biological Resources 6-6
6.6 Cultural Resources 6-6
6.7 Transportation and Circulation 6-7
6.8 Noise 6-9
6.9 Public ServiceslUtilities 6-10
6.9.1 Water 6-10
6.9.2 Waste Water 6-11
6.10 Offsite Areas of Impact 6-12
6.10.1 Biological Resources 6-12
6.10.2 Landform! Aesthetics 6-13
6.10.3 Cultural Resources 6-14
7 REFERENCES 7-1
8 AGENCIES AND INDIVIDUALS CONSULTED 8-1
9 PREPARERS/CONSULTANT IDENTIFICATION 9-1
ii
)t~Jc;),
~
NUMBER
1-1
2-1
2-2
2-3
2-4
2-5
2-6
2-7
2-8
3-1
3-2
3-3
3-4
3-5
3-6
3-7
3-8
3-9
3-10
3-11
3-12
3-13
3-14
3-15
3-16
3-17
3-18
3-19
T ABLE OF CONTENTS (Continued)
LIST OF FIGURES
TITLE
Area to be Added to Open Space
Regional Location of Project Site
Vicinity Map
Aerial Photo of Salt Creek Ranch Site
Chula Vista Sphere of Influence
Surrounding Open Space Relationships
Site Utilization Plan
Offsite Areas
Phasing Plan
Surrounding Land Use Designations and Ownership
City General Plan Designations
Landscape Concept Plan
Perimeter Wall/Fencing Plan
Wall/Fencing Elevations
Cut and Fill Map
Conceptual Grading Plan
Ridgeline Estates (Neighborhood 13) Conceptual Lotting/Grading
Limits of Grading Comparison
Upper Otay Reservoir Sections
Otay Water District Sections Line of Sight from Neighborhood 2
Otay Water District Sections Line of Sight from Neighborhoods 7 A
and 7B
Otay Water District Sections Line of Sight from Neighborhoods 9
and 12
Drainage Basins A, B, C, and D
Proposed Storm Drain Plan
Existing Daily Traffic Volumes (in thousands)
Existing AM Peak Hour Turning Movements at Key Intersections
Existing PM Peak Hour Turning Movements at Key Intersections
Scenario No.1 Trip Distribution
Hi
)"~J'7J
PAGE
1-5
2-2
2-3
2-4
2-5
2-7
2-8
2-14
2-16
3-2
3-7
3-18
3-19
3-20
3-22
3-23
3-25
3-27
3-29
3-33
3-34
3-35
3-38
3-40
3-61
3-67
3-68
3-75
NllMRRR
3-20
3-21
3-22
3-23
3-24
3-25
3-26
3-27
3-28
3-29
3-30
3-31
3-32
3-33
3-34
3-35
3-36
3-37
3-38
3-39
3-40
3-41
4-1
TABLE OF CONTENTS (Continued)
LIST OF FIGURES (Continued)
TITLE
Scenario No.2 Trip Distribution
Key Intersections
1995 Base Conditions - Daily Forecast Traffic Volumes
(in thousands)
1995 Base Conditions - AM Peak Hour Turning Movements
at Key Intersections
1995 Base Conditions - PM Peak Hour Turning Movements
at Key Intersections
Scenario No.1 - Street Network Assumptions
Scenario No.1 - Daily Forecast Traffic Volumes (in thousands)
Scenario No. 1 - AM Peak Hour Turning Movements at Key
Intersections
Scenario No.1 - PM Peak Hour Turning Movements at Key
Intersections
Scenario No.2 - Street Network Assumptions
Scenario No.2 - Daily Forecast Traffic Volumes (in thousands)
Scenario No.2 - AM Peak Hour Turning Movements at Key
Intersections
Scenario No.2 - PM Peak Hour Turning Movements at Key
Intersections
Approximate Location of the 4In Noise Contours Under the 1995
Base Conditions
Approximate Location of the 41n Noise Contours Under
Buildout Conditions
Location of Mitigation Noise Barriers
Existing Water Service Zones and Facilities
Proposed Water Facilities
Potential Reclaimed Water Use Areas
Proposed Reclaimed Water Facilities
Existing Sewer Facilities
Proposed Sewer Facilities
Projects Located Near the Salt Creek Ranch
iv
Jt/.29tj
PAGE
3-76
3-77
3-79
3-82
3-83
3-88
3-89
3-93
3-94
3-97
3-98
3-102
3-103
3-115
3-117
3-119
3-122
3-126
3-129
3-130
3-134
3-139
4-2
NITMBRR
5-1
5-2
5-3
5-4
5-5
NITMBRR
2-1
2-2
3-1
3-2
3-3
3-4
3-5
3-6
3-7
3-8
3-9
3-10
3-11
3-12
3-13
3-14
3-15
T ABLE OF CONTENTS (Continued)
LIST OF FIGURES (Continued)
TITLR
First Iteration of Salt Creek Ranch SPA Plan
Site Plan for Final SPA Plan
GDP Boundary Comparison for Final SPA Plan
GDP Encroachment Areas for Final SPA Plan
Cut and Fill Map for Final SPA Plan
LIST OF TABLES
TITLE
Summary of Proposed Land Uses
General Development Plan vs. SPA Plan
Additio!lal Impacts to Habitats From the SPA Grading Limits
Important Cultural Resources at Risk of Direct Impacts
Important Cultural Resources at Risk ofIndirect Impacts
Existing Street Segment Operations in the Project Vicinity
Existing Levels of Service at Project Vicinity Intersections
Approved Projects
Trip Generation
1995 Base Conditions Street Segment Operation
1995 Base Conditions Intersection Levels of Service
Comparison of 1995 Base Condition ADT with Scenario 1 ADT
Scenario 1 Intersection Level of Service
Comparison of 1995 Base Condition ADT with Scenario 2 ADT
Scenario 2 Intersection Levels of Service
Definitions of Frequently Used Noise Terms
Sound Levels of Typical Noise Sources and Noise Environments
v
. /b~~95~
PAGR
5-5
5-12
5-17
5-18
5-20
PAGR
2-9
2-11
3-50
3-55
3-57
3-65
3-69
3-71
3-73
3-80
3-84
3-90
3-95
3-99
3-104
3-108
3-109
NUMBER
3-16
3-17
3-18
3-19
3-20
5-1
5-2
5-3
5-4
LETTER
A
B
C
D
E
F
o
T ABLE OF CONTENTS (Continued)
LIST OF TABLES
TTTI.R
Measured Ambient Noise Levels
Salt Creek Ranch Water Demand by Pressure Zone
Salt Creek Ranch Average Reclaimed Water Demand
Salt Creek Ranch Sewage Flows by Basin
Offsite Sewage Flows by Basin
Comparison of Dwelling Unit and Acreage Distribution
Comparison of Dwelling Unit and Acreage Distribution for
Final SPA Plan and Proposed Project
Final SPA Plan vs. Proposed Project
Salt Creek Ranch Sewage Flows by Basin for the Final SPA Plan
LIST OF APPENDICES
TITLE
Habitat Enhancement Plan
Preliminary Hydrological Analysis
Urban Runoff Report
Traffic Analysis
Wilson Engineering Reports for Proposed Project
1. Master Plan of Water
2. Master Plan of Reclaimed Water
3. Master Plan of Sewerage
Otay Water District Letter
Wilson Engineering Reports for Final SPA Plan
1. Master Plan of Water
2. Master Plan of Reclaimed Water
3. Master Plan of Sewerage
4. Water Conservation Plan
.
vi
/b-'~ I~
PAGE
3-112
3-125
3-130
3-141
3-141
5-7
5-10
5-14
5-27
PAGE
A-I
B-1
C-l
D-l
E-l
F-l
0-1
SECTION 1
INTRODUCTION AND SUMMARY
1.1 PURPOSE/SCOPE/PROCEDURES
Purpose of the Supplemental EIR
This Supplemental Environmental Impact Report (SEIR) has been prepared for the City of
Chula Vista to evaluate the proposed Salt Creek Ranch Sectional Planning Area (SPA)
Plan. This document is a supplement to the Salt Creek Ranch Annexation/General
Development Plan Pre-Zone EIR (EIR 89-3. certified in September 1990).
The California Environmental Quality Act (CEQA) of 1970 requires the preparation of an
EIR or other CEQA environmental document for any discretionary action under
consideration by the City of Chula Vista. The purpose of an EIR is to inform the public
and the decision makers about the nature of a project being considered and the extent and
kinds of impacts the project would have on the environment if the project were to be
implemented.
A supplemental EIR (SEIR) is required under CEQA (Section 21166) when one or more of
the following events occurs:
(a) Substantial changes are proposed on the project which will require major revisions
of the EIR;
(b) Substantial changes occur with respect to circumstances under which the project is
being undertaken which will require major revisions in the EIR;
(c) New information becomes available which was not known at the time of the EIR
certification.
Supplemental EIRs must contain discussions of specific topics as outlined in guidelines for
the implementation of CEQA prepared by the State Secretary of Resources. These
guidelines are periodically updated to comply with changes in CEQA and court
interpretations. The document contained herein presents information necessary to satisfy
CEQA requirements for a supplemental EIR.
1-1
Ik -,),j 7
Scope of the SEIR
This SEIR addresses potential environmental consequences of the Salt Creek Ranch SPA
Plan, currently under consideration by the City of Chula Vista. The SPA Plan is described
and illustrated in Section 2 of this EIR. The SEIR covers effects on the environment which
are peculiar to the current Salt Creek Ranch SPA Plan and associated offsite facilities, as
well as impacts that require an updated analysis and/or were not previously addressed in
detail. Final EIR 89-3 (SCH No. 89092721, certified in 1990), and the General Plan EIR
(City of Chula Vista EIR 88-2), prepared for the. City of Chula Vista are hereby
incorporated by reference into this SEIR. Those documents may be obtained at the City of
Chula Vista Planning Department. Many sections in this SEIR reference and incorporate
detailed and technical information from certified EIR 89- 3 for the Salt Creek Ranch General
Development Plan when that information is directly applicable and current.
The City of Chula Vista's 1989 General Plan serves as the foundation for the EIR analysis.
The General Plan (GP), analyzed in EIR 88-2, includes a series of community plans which
focus on the general concepts and provisions of the various elements of planning areas.
The Salt Creek Ranch project site is located to the east and south of the current city limits
within the Eastern Territories Community Planning Area of the general plan. The project
area consists of approximately 1,200 acres.
Procedures
The City of Chula Vista is the Lead Agency for the project and will be responsible for
action on the project. Other responsible agencies include the City of San Diego, the County
of San Diego, the California Department of Health Services, Local Area Formation
Commission (LAFCO), California Department of Fish and Game, United States Fish and
Wildlife Service, Otay Water District, San Diego Gas and Electric, Sweetwater High
School District and Chula Vista Unified School District.
This supplemental draft environmental impact report will be available for review by the
public and public agencies for a period of 45 days. Comments on the SEIR are invited and
may be submitted to the City of Chula Vista Planning Department, 276 Fourth Avenue,
Chula Vista, CA 92010. The Draft SEIR will be available at the planning department and
the Chula Vista City Library. The planning department will consider all written comments
1-2
J~ /;21Y
on the draft SEIR before making recommendations to the planning commission and city
council regarding the extent and nature of the environmental impacts of the proposed
project.
1.2 SCOPE OF SEIR AND IMPACTS FOUND NOT To BE SIGNIFICANT
Environmental Issues of the Proposed Project
This Supplemental EIR addresses potential environmental impacts of the proposed Salt
Creek Ranch Spa Plan, currently under consideration by the City of Chula Vista. The
proposed project is described in detail in Section 2, Project Description. The SEIR
contains the fun range of sections required under CEQA for a Supplemental EIR:
Introduction, Project Description, Impact Analysis, Alternatives Analysis, Summary of
Unavoidable Significant Impacts, References and Consultant Identification.
Each of the issue areas/sections listed below were identified by the City of Chula Vista as
potentially significant environmental impacts requiring an updated analysis and/or new
analysis beyond that discussed in EIR 89-3. The SEIR reviews in sufficient detail these
potential impacts associated with implementation of the project, constituting the scope of
this SEIR:
. Land Use
. Landform! Aesthetics
. Hydrology
. Water Quality
. Biological Resources
. Cultural Resources
. Transportation and Circulation
. Noise
. Public Services and Utilities (Water and Wastewater)
. Offsite Areas of Impact
Issues Found Not to Require Further Analyses
Those issues areas considered not to require further analyses beyond that discussed in EIR
89-3 by the City of Chula Vista are listed below.
.
1-3
)/:-c2.9i
. Conversion of Agricultural Lands (addressed in EIR 89-3)
. Geology/Soils (addressed in EIR 89-3)
. Air Quality (addressed in EIR 89-3)
. Fiscal Analysis (addressed in EIR 89-3)
. Public Services/Utilities (addressed in EIR 89-3)
Police Protection
Fire Protection
Schools
Parks, Recreation and Open Space
Gas, Electricity, Energy
Public Transit
Library Facilities
Solid Waste Disposal
1.3 ISSUES TO BE RESOLVED
Offsite Wildlife Corridor. The project applicant will participate in a regional multi-species
costal sage scrub conservation plan. If, prior to approval of the grading plan for Sub-area
3, an acceptable off-site regional wildlife corridor linking San Miguel Mountain with the
Upper Otay Reservoir has not been adopted as part of the conservation plan, then the site
plan (neighborhooo lOa, lOb and II) will require modification to accommodate a wider
open space area for a regional wildlife corridor. The width of the open space are shall be
sufficient to ensure long-term viability of the wildlife corridor (see Figure I-I).
Urban Runoff Protection System. The applicant is proposing to develop Salt Creek Ranch
prior to the anticipated construction of the urban runoff protection system and is proposing
to construct an interim system during project development. This system will need to be
approved by the City of Chula Vista, City of San Diego, and the State Department of
Health Services (DHS) prior to or concurrent with SPA Plan approval. The plan shall
analyze the possibility of sewage system failures; effects of increased levels of nutrients
salts and pesticides from landscaping and irrigation; and effects of petroleum products from
surface street runoff. Additional environmental analysis may be required based on the
specific drainage ditch or other plans. Design of these plans shall also consider providing
additional capacity for concurrent or future development. Development of the subject
property must comply with all applicable regulations established by the United States
1-4
Jt~3{}()
.
LEGEND
Q
I?J._..__.._..J.._.
.
OPEN SPACE
NOTTOSCALE
rn
o
;y
SITE PlAN
I 5OlOOl I LAND USE
~-"----1 GDP
II1[i'i!1 ==E:..~~
-
-
~
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Hunte Pkwy N.
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o.
...
,
'"
.......
...-
...--
OPEN SPACE
UUCllBI
--
"'-...,
~
\
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~ ... M
----
SOURCE: Forma,1991
~ ERCE
----.......
'....
.....,
"
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I'''"' ""\.'........-,./ :' "
Hunte Pkwy S. 7 ~ ""
~
-
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Lane Ave.
Area to be Added 10 Open Space
-
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=
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East H St.
<
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-
-
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FIGURE
1-1
Environmental Protection Agency (EPA) as set forth in the National Pollution Discharge
Elimination System (NPDES) permit requirements for urban runoff and stormwater
discharge.
State Route 125. State Route (SR) 125 is envisioned as a north-south link between the
international border crossing at Otay Mesa and 1-15 north of Poway. The pornon near the
Salt Creek Ranch development is one of four toll revenue transportation project
demonstration programs arising from California's AB 680 program. The proposed toll
road would lie between the border crossing and SR-54 near Bonita. The road would
initially be a 4-lane toll highway roughly 76 feet wide, with 2 northbound and 2
southbound lanes. Opening is envisioned for 1996. Ultimately, the highway would be
approximately 173 feet wide, with 4 northbound and 4 southbound lanes, plus a center set
of lanes for high occupancy vehicle or light rail transit.
Several alignments are being examined for the portion of SRl25 near Salt Creek Ranch,
some of which may directly impact the project site. An EIR for SRl25 will be prepared; an
exact date for environmental clearance and selection of a roadway alignment is unknown.
1.4 SUMMARY OF IMPACTS
The summary of impacts matrix on the following pages provides an overview of impacts
under each environmental topic, measures or actions to mitigate or reduce the impact, and
whethe~ the impact can be mitigated to below a level of significance. Section 3 presents
each topic's analysis in detail.
1-6
/1#-30:1
SUMMARY OF IMPACTS
hnpact
Mitigation
Significance of
Impact After
Mitigation
T .3nd Use
Potential compatibility
impacts would exist with
adjacent properties and
developments.
Inconsistencies with the
General Plan involve the
residential densities and the
provision of affordable
housing.
Land Form/Aesthetics
Urbanization will
permanently alter existing
topography, views to the
site and aesthetic character
of<he area.
The SPA Plan proposes
specific techniques to
ensure compatibility with
adjacent land uses. This
EIR identifies sensitive
surrounding areas and
specifies mitigation to
provide adequate buffer
and design at those
boundaries/areas to ensure
compatibility.
Measures include the
provision of affordable
housing as determined by
the 1991 Housing Element
revisions to be adopted by
City Council.
Measures require detailed
Open Space and Landscape
Plans; sensitive grading;
design standards; natural
open space preservation;
greenbelt and scenic
highway view treatments;
and extensive buffer
treatments to be created at
the SPA Plan and
subsequent stages.
1-7
SPA Plan guidelines and
EIR recommendations will
mitigate potential impacts to
below a level of
significance.
As proposed, these impacts
are not mitigated.
Implementation of the
measures would eliminate
the inconsistencies and
mitigate impacts to below a
level of significance.
Measures will partially
mitigate impacts. Project-
specific impacts will be
mitigated to an acceptable
level; the project will
unavoidably contribute to
the cumulative adverse
impact on the existing
natural and rura1 character of
the area.
/t,-J(JJ
SUMMARY OF IMPACTS (Continued)
Impact
Mitigation
Significance of
Impact After
Mitigation
Hydrolol!V
The increase in impervious
surface as a result of the
proposed project will
change drainage courses
and increase flow rates
downstream.
Water Ouality
The proposed project
would create potential
water quality impacts due
to short-term impacts from
construction activity as
well as the long term
effects of urban
development.
Additional hydrologic
analysis is required prior to
final map approval to
specify facilities (size,
dimension, etc.) necessary
to handle onsite and
downstream flows after
development.
The project shall be subject
to review and approval by
the State DHS. The project
shall implement mitigation
measures as set by DHS
prior to issuance of any
grading permit. Other
measures include the
preparation and approval of
a diversion ditch plan (or
other acceptable plan), an
onsite mitigation
monitoring program, an
erosion control plan, and a
storm drain plan.
The project applicant shall
be required to obtain a
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 the
issuance of grading
permits.
1-8
The implementation of the
measures outlined in
Section 3.3 will ensure
mitigation of potential
hydrologic impacts to below
a level of significance.
Implementation of measures
outlined in Section 3.4 will
mitigate impacts to below a
level of significance.
)br J 01
SUMMARY OF IMPACTS (Continued)
Impact
Mitigation
Significance of
Impact After
Mitigation
Bio]o~ca] Resources
Project development will
significantly and directly
impact riparian wetlands,
coastal sage scrub, native
grassland habitats, and the
California gnatcatcher and
cactus wren, both sensitive
species. The additional
SPA impact to riparian
habitat is 0.2 acre.
Construction practices and
long-term urban activities
present secondary threats
to adjacent and/or sensitive
non-development areas.
To mitigate additional SPA
impacts to 0.2 acre of
riparian habitat, ERCE
recommends
creation/enhancement of
riparian habitat.
Secondary impact mitiga-
tion includes construction
activity limitations to pro-
tect resource preservation
areas; revegetation with
native species in fue break
and cut slope areas; clear-
ing and trimming restric-
tions; fencing and land-
scape buffering around
natural open space areas;
and long-term protection of
natural open space areas by
dedication of a natural open
space easement.
1-9
The incorporation of
additional riparian habitat
acreage into the wetland
mitigation plan would
mitigate impacts to below a
level of significance.
Secondary biological
impacts can be mitigated to
below a level of significance
by implementation of the
measures proposed herein.
/'
lie <50);>
SUMMARY OF IMPACTS (Continued)
Impact
Mitigation
Significance of
Impact After
Mitigation
Cultural Resources
The potential impacts to
cultural resources as a
result of implementation of
the SPA Plan are identical
to those that would occur
with implementation of the
GDP.
Sixteen of the eighteen
important sites will be
directly impacted by the
project. Portions of six of
those sites, and one
additional site, are also at
risk of indirect impacts due
to development of the
project. Also, the site
possesses a high potential
for existence of
paleontological resources.
TransDOrtation and Circula-
.tilm
The project would generate
31,290 daily vehicle trips
with 2,777 trips expected
during the morning peak
hour and 2,986 trips
expected during the
afternoon peak hour.
Since the project site is
currently vacant,
generation of these trips
would be additional to
those trips already on the
street network.
Recommended mitigation
includes avoidance and/or
data recovery of important
cultural resources. This
involves a complete data
recovery program for
cultural resource sites, and
paleontological monitoring
during grading and, if
necessary, a salvage
program for resources
discovered.
Major improvements to the
surrounding roadway
networks have been
identified to mitigate the
traffic impact of this
project. Improvements
necessary as a result of
implementation of the SPA
Plan are outlined in
Section 3.7 Mitigation.
1-10
Implementation of the
measures herein will
mitigate potential
paleontological and cultural
resource impacts to below a
level of significance.
Traffic/circulation impacts at
buildout of the project will
be reduced to below a level
of significance with
implementation of the
proposed improvements.
/b';Jd?
SUMMARY OF IMPACTS (Continued)
Impact
Mitigation
Significance of
hnpact After
Mitigation
~
Traffic-generated and
urban noise will result
from project
implementation. Onsite
future noise levels due to
cumulative traffic will
require onsite noise
attenuation along various
roadways.
Public Services and
Utilities
Water. The project will
demand 1,531,531 gpd of
potable water and
188,139 gpd of reclaimed
water for a total average
water demand of
1,719,670 gpd.
Waste water. The project
will generate approximately
788,760 gpd of waste
water.
For the project to comply
with the City of Chula
Vista standards, mitigation
for exterior noise impacts
must be incorporated into
the project design. An
additional interior
acoustical analysis will be
required for all multi-
family residences located
within the 60 dBA Ldn
contour.
Impacts related to water
can be adequately offset by
requirements cited in
Section 3.9. Regional
cumulative water supply
impacts can be slightly
reduced by water
conservation mitigation
herein.
Measures include the
approval of a Master Plan
of Sewerage for the project
and the payment of waste
water development fees.
Ultimate capacity of the
Telegraph Canyon and Salt
Creek Interceptor will be
determined prior to
issuance of final map
1.11
If the specified exterior
mitigation measures are
implemented during project
construction, impacts will be
mitigated to below a level of
significance.
Implementation of the
measures cited in
Section 3.9 will mitigate
impacts related to water
supply and distribution to
below a level of
significance. The project's
contribution (as with any
development) to regional
cumulative water supply and
non-renewable energy
source impacts are
unmitigable and significant.
Implementation of measures
will reduce impacts to below
a level of significance.
/IP - 3iJ7
SUMMARY OF IMPACTS (Continued)
Impact
Mitigation
Significance of
Impact After
Mitigation
Offsite Areas of Imoact
BiolOlrY
Hunte Parkway. A total of
13.8 acres of habitat
would be impacted.
Additional impacts from
the construction corridor
would total 19.7 acres.
Any proposed impacts to
disturbed wetlands would
be considered significant.
East "H" Street. Approxi-
mately 5.0 acres of high
quality coastal sage scrub
would be lost. Additional
impacts from the construc-
tion corridor would total
6.0 acres of coastal sage
scrub. Potential impacts to
coast barrel cactus and
California gnatcatcher are
considered significant.
ReservoirlW aterline.
Impacts to coastal sage
scrub and Cleveland's
golden star are considered
significant.
Landform/Aesthetics
Short-term visual impacts
will occur during the
construction of Hunte
Parkway, East "H" Street,
and the waterlioe/reservoir.
Measures include
enhancement of riparian
habitat at a I: 1 ratio to any
impacted wetlands. Prior
to construction a 1603
Streambed Alteration
Agreement must be
obtained from the
California Department of
Fish and Game.
Measures ioclude a strategy
of avoidance, habitat
enhancement, and
preservation.
Measures include a com-
bination of avoidance and
habitat enhancement
avoidance.
Short-term visual impacts
are not significant due to
their limited duration and
temporary nature. No
mitigation is required.
1-12
Impacts to coastal sage
scrub are cumulatively
significant and remain
partially mitigated through
preservation and restoration.
Sensitive placement of the
alignment and construction
corridors will significantly
reduce potential impacts to
habitats and sensitive
species through avoidance.
Implementation of recom-
mended measures would
mitigate impacts to below a
level of significance.
Implementation of recom-
mended measures would
mitigate impacts to below a
level of significance.
Short-term visual impacts
are adverse yet iosignificant.
Jt-JtJ~
SUMMARY OF IMPACTS (Continued)
hnpact
Mitigation
Significance of
hnpact After
Mitigation
The pad elevation of the
reservoir is higher than the
elevation of the project site
and would be visible from
most of the surrounding
area.
Cultural Resources
Hunte Parkwav. Con-
struction of both the
proposed interceptor line
and Hunte Parkway will
affect portions of CA-SDi-
12,037, CA-SDi-12,038,
and CA-SDi-12,039 and
Isolate 1-314.
East "H" Street. Con-
struction of both the
lO-inch pipeline and
proposed East "H" Street
segment will affect
portions of site CA-SDi-
4,530/W-643, which has
been tested and determined
to be imponant pursuant to
CEQA criteria
Water Reservoir/Waterline.
Both direct and indirect
impacts of equipment
staging and access may
affect cultural resources
CA-SDi-ll,403 Locus F,
CA-SDi-ll,403 Locus G,
CA-SDi-ll,415, CA-SDi-
12,030, CA-SDi-12,031,
CA-SDi-12,032, CA-SDi-
12,033, CA-SDi-12,034,
CA-SDi-12,035, CA-SDi-
12,036, CA-SDi-12,260,
and CA-SDi-12,261.
Measures to mitigate the
visual impact of the
reservoir include
landscaping the site and
pain ting the tank an
unobtrusive color.
Mitigation of impacts to
important cultural
resources can be achieved
through either avoidance or
by conducting a data
recovery program.
Mitigation of impacts to
important cultural
resources can be achieved
through either avoidance or
by conducting a data
recovery program.
Mitigation of impacts to
important cultural
resources can be achieved
through either avoidance or
by conducting a data
recovery program.
hnplementation of measures
will mitigate impacts
associated with the reservoir
to below a level of
significance.
Implementation of recom-
mended measures would
mitigate impacts to below a
level of significance.
Implementation of recom-
mended measures would
mitigate impacts to below a
level of significance.
Implementation of recom-
mended measures would
mitigate impacts to below a
level of significance.
1-13
/~ -_1 tJ /
SECTION 2
PROJECT DESCRIPTION
2.1 LOCATION
The Salt Creek Ranch project includes approximately 1200 acres of land in the southern
foothills of San Miguel Mountain, north of EastLake Technology Park and northwest of
Upper Otay Lake (Figures 2-1, 2-2, and 2-3). The project site is located in the northern
portion of the 37 square mile Eastern Tenitories planning area as defined by the City of
Chula Vista General Plan. Salt Creek Ranch is situated on land currently under the
jurisdiction of the County of San Diego, however all but 240 acres in the extreme
northeastern corner of the project site are located within the City of Chula Vista's adopted
sphere of influence (see Figure 2-4). Annexation of the entire project site to the City of
Chula Vista is planned.
2.2 DISCRETIONARY ACTIONS
The discretionary actions currently under consideration relative to the Salt Creek Ranch
project include the following:
. sphere of influence boundary change and annexation to the City of Chula Vista
(LAFCO);
. sectional planning area plan (SPA plan) and associated PC Zoning regulations
approval (City of Chula Vista);
Annexation to the City of Chula Vista would involve detachment of the site from most
county services (i.e., detachment from the county's Rural Fire Protection District) requiring
services from the city. This transfer of services typically occurs with annexation approval
by LAFCO. Environmental review of the proposed annexation and sphere of influence
boundary change was evaluated by the EIR for the General Development Plan which was
certified in September 1990.
The Salt Creek Ranch SPA plan and subsequent plans will be prepared and processed in
accordance with Sections 65450--65553 of the State of California Government Code and
Sections 19.08.010-19.08.-30 of the City of Chula Vista Municipal Code. Subsequent
approvals include grading and drainage plans, tentative and final subdivision maps,
2-1
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PROJECTSlTE
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Regional Location of Project Site ) )
&? - J II
FIGURE
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2-2
...
.
....
(
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SWEETWATER
RESERVOIR
~Bradlaa
.
'It,
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l"el
egraD!,
OTAY
RESERVOIR
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\
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FI G U R E
~ ERCE
Vicinity Map
2-2
SOURCE: Robert Bein, William Frost. and Associates, -1989
.
FIGURE
~
~ ERCE
Aerial Photo of Salt Creek Ranch Site
2-4
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.... 'MoiHER MIGUEL j I i '\ :
'''./' W + ---------'1ri:-------3------L----- ,
I, ft . --~-? ' -------.-...~_
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............+\./j./ ~ \
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IlIlili'111 PROPOSED AMENDMENT AREAS
I ,
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Salt Ctw. Ranch ~roperty
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Lakes
Eastlake Greens
Fla.
SOURCE: City of Chula Vista Planning Dept.- Advance Division-8116/88
~ ERCE
FEET
FIGURE
~
Chula Vista Sphere of Influence
2-5
/b ~ J/Y
property development agreement, and the resource permit process required by the U.S.
Army Corps of Engineers (Section 404 process) and California Department of Fish and
Game (Section 1601/1603 process).
2,3 PROJECT CHARACTERISTICS
The General Development Plan (GDP) for the Salt Creek Ranch project was prepared by
the applicant in accordance with the City of Chula Vista General Plan and Eastern
Territories Area Plan. The GDP provided general design concepts. The SPA Plan refines
this conceptual plan. The proposed development will provide transition between the higher
density developments within EastLake west of SR-125 to lower density uses east of
SR-125. The principal components of the Salt Creek Ranch plan includes 2,817 residential
units (773.1 acres), neighborhood parks (31.0 acres), two elementary school sites
(24 acres), a fire station site (1.3 acre), two community purpose facility sites (7 acres),
natural open space (360.8 acres) and major roads. The project's proposed open space in
relationship to surrounding open space is depicted on Figure 2-5. A habitat enhancement
plan, contained in Appendix A, has been prepared for the project to mitigate impacts to
biological resources as required by the EIR for the GDP and the conditions of the
California Department of Fish and Game Streambed Alteration Agreement.
Proposed Land Uses
The proposed SPA Plan for the Salt Creek Ranch project is shown on Figure 2-6. A
summary of proposed land uses is provided in Table 2-1. The Salt Creek Ranch project is
divided into three planning sub-areas. Each sub-area would contain one or more individual
neighborhoods.
Sub-area I. This area consists of the 380-acre area west of Salt Creek, nonh and south of
East H Street. East H Street and Lane Avenue would provide the primary access to the low
medium and medium density residential areas within Sub-area 1. Residential projects
include both attached and detached housing. Densities vary from 4 in the single-family
neighborhoods to 15.5 dwelling units per acre in the multi-family area. Lot sizes in the
single-family neighborhoods range from an average of 5,800 to 8,000 square feet.
Transitional buffers would be provided between residential housing units within Sub-area 1
and the EastLake Technology Park to the south. A 10-acre school and 7-acre park site in
the western ponion of the sub-area would be connected to the rest of the community by a
!b - 31S-
2-6
.
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2-..- ____ --~"---'---.-----.
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LEGEND
DESIGNATED OR PROPOSED
OPEN SPACE
PROPOSED COMMUNITY PARK
CITY OF SAN DIEGO OWNERSHIP
SOURCE; JBF and Associates. January 1990
~ ERCE
FIGURE
~
Surrounding Open Space Relationships
~
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'-
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.
LEGEND
Q
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0.
OPEN SPACE
NOTTOSCALE
rn
o
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SITE PLAN
I SCHOOl I LAND USE
~--"----1 GD P
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: os
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~
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-----........
"-,
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.._-i""\.. \
// \ \ \. ..... I .........-.-------
I' ~', ~ '\ l " '/' lAIl\N:. -.........
.........__-,/1 WOOllI
Hunte Pkwy' S. / ~
"
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\
SOURCE: Forma,1991
~
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-..
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--
..,
Lane Ave.
~ ERCE
I' '~_~REI
Site Utilization Plan
Table 2-1
SUMMARY OF PROPOSED LAND USES
Neighborhood Number Gross D.U.s/
Proposed Use Designation Number of D.U.s Acreage Gross Acre
Residential Land Uses:
GDP
L 7b 120 40.8 2.9
L 8 233 81.4 2.9
L 9 142 87.7 1.6
L lOa 56 40.9 1.4
L lOb 16 17.7 0.9
L 1 84 72.8 1.2
L 12 97 53.8 1.8
L 13 42 20.7 2.0
Subtotal: 790 415.8 1.9
1M 1 385 87.4 4.4
1M 2 250 63.9 3.9
1M 3 287 56.0 5.1
1M 6 313 65.3 4.8
1M 7a ~ 12.7 4.6
Subtotal 1,293 285.3 4.5
*LM 5 211 24.4 8.6
M 4a 428 27.7 15.5
M 4b ~ ~ -4..8.
Subtotal: 523 47.6 11.0
Residential Subtotal: 2,817 773.1 3.6
Non-residential Land Uses:
Parks/Open Space:
Natural Open Space N/A 360.8 N/A
Neighborhood Park N/A 8.0 N/A
Neighborhood Park N/A -1l.Q N/A
Subtotal: 391.5
Public Facilities:
Schools N/A 24.0 N/A
Fire Station N/A 1.3 N/A
Churches N/A 7.0 N/A
Subtotal: 32.3
PROJECT TOTAL 2,817 1,197.2 2.4
Source: FORMA 1991.
2.9
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trail system. This trail system is incorporated into an open space greenbelt which sets Sub-
area 1 back from the southerly employment area from 20 to 150 feeL
There are three neighborhoods within Sub-area 1. Neighborhood 4a will be developed
with apartments in the 15.5 dwelling units per acre range. Neighborhood 5 and 6 will be
developed as a townhome neighborhoods at 8.6 dwelling units per gross acre.
Sub-area 2. This area consists of the 241-acre area east of the Salt Creek and west of the
Otay Lakes drainage basin. East H Street and Hunte Parkway would provide primary
access to the low and low medium density residential areas located within Sub-area 2.
Sub-area 2 is planned as a transitional area between higher density uses west of Salt Creek
and larger lot areas in the eastern ponion of the project. Sub-area 2 contains two low
density neighborhoods of single family homes (Neighborhoods 7b and 8) and a low-
medium density neighborhood along the nonhern edge (Neighborhood 7a). Sub-area 2
(neighborhoods 7b and 8) contains lot sizes which average 10,170 to 12,670 square feet.
Neighbor 8 is proposed as a private-gated community. Sub-area 2 also contains the Salt
Creek greenbelt, a 23-acre community park, lO-acre school site, and trails.
Sub-area 3. Sub-area 3 consists of the 584-acre area in the eastern ponion of Salt Creek
Ranch and contains much of the hillside and valley terrain on the propeny. Primary access
to the low density residential areas is to be provided by East H Street. Access to propenies
nonh and east of Sub-area 3 will be provided through Neighborhood II. Single-family
detached units on large lots are proposed. The lot sizes range from 15,000 square feet to
more than one acre in size. An equestrian trail would run along the eastern-most drainage.
Consistency with GDP
The GDP requires that the residential development approved in the adopted GDP and that
proposed by the SPA Plan be evaluated for consistency. Table 2-2 compares and analyzes
the residential development approved in the GDP and that proposed by the SPA Plan. The
table indicates that the proposed residential densities and acreages are generally consistent
with those of the GDP.
As shown on Figure 2-6, the neighborhood development area boundaries are generally
consistent with the development boundaries of the approved GDP. The grading boundaries
are also generally consistent with the GDP boundaries except in a few cases in Sub-Area
2.10
/~ ~J/I
Table 2.2
GENERAL DEVELOPMENT PLAN VS. SPA PLAN
Land Use
Designation Gross Acres Total D.U.s D.U.s/Gross Acre
GDP and SPA GDP vs SPA GDPvs SPA GDP vs SPA
Residential
R-L 434.6 415.8 862.0 790.0 1.9 1.9
R-LM 273.7 274.5 1,232.0 1293.0 4.5 4.7
*R-LM 35.2 35.2 211.0 211.0 6.0 4.8 to 8.6t
R-M 47.6 47.6 405.0 523.02 8.5 11.03
Open Space
Neighborhood
Parks(2) 27.0 31. ()4 72 N/A N/A N/A
Open Space 351.1 360.8 35 N/A N/A N/A
Institutional
Community Purpose(2)
Facility Sites 7.0 7.0 N/A N/A N/A N/A
Public Schoo1s(2) 20.0 24.0 N/A N/A N/A N/A
Fire Station(l) 1.0 1.3 N/A N/A N/A N/A
Project Total 1,197.2 1,197.2 2,817 2,817 2.35 2.35
*LM use at the highest allowable density ofLM category.
1 The LM* area contains 35 single-family units. The maximum density allowed for the
LM category is 6 dwelling units per acre.
2 95 dwelling units actually laid outas single-family detached lots in the M area in
Neighborhood 4b.
3 The maximum density for the M category (11) may be utilized for the whole
development area.
4 Increased due to site topography.
Source: FORMA,l991.
2-11
//J -3020
Three discussed below. Environmental issues associated with these boundary changes as
discussed in detail in Sections 3.3.
Neil!hborhood 9. There are six (6) lots on the east side of the neighborhood which
encroach out of the GDP boundary an average of 20 feet. The southern lot extends out the
maximum of 60 feet. The encroachment is caused by the topographic constraints related to
the location of the road and its crossing with East H Street. Two (2) lots on the eastern
side of the northern portion of this area also encroach 30 feet due to the road alignment and
topography.
Nei~hborhood lOa. Two (2) lots along the southern edge encroach about 30 feet due to
road alignment and topography. The northern portion of this area is pulled back from the
GDP line 70 feet.
Nei!;l:hborhoods lOb. II and 12. All of these neighborhoods are withinthe GDP line.
Nei~hborhood 13. Eleven (II) lots on the eastern side of the ridgetop encroach 10 to
20 feet and 18 lots on the west side encroach from 15 to 60 feet. This is due to a very
sensitive project design which has pulled back 40 feet from the ridge nose which has left
two (2) large open space areas, one which is 120 x 100 feet and one which is
approximately 120 x 200 feet, actually decreasing the area utilized within the GDP line by
32,300 square feet.
Site Access and Circulation
Primary access to the Salt Creek Ranch would be provided by the extension of Hunte
Parkway and East H Street. Secondary north-south access would be provided by Lane
Avenue, San Miguel Road and Proctor Valley Road. Telegraph Canyon Road would
provide access to the project from the south. The SPA Plan includes a transportation
phasing plan which establishes specific phasing of circulation improvements as required by
the Growth Management Element of the general plan. The general layout of the local street
system is shown on Figure 2-6. Specific internal circulation plans will be provided during
the tentative map approval process. All streets within the project would be constructed to
meet city standards. The Salt Creek Ranch SPA Plan incorporates pedestrian and bicycle
pathways and equestrian trails within transportation corridors as recommended by the
Circulation Element. Circulation is discussed in detail in Section 3.7.
2-12
/J- ~3c2)
Pronosed Community Facilities
Community facilities incorporated into the Salt Creek Ranch include a fIre station, two
elementary school sites, a neighborhood and community park, and developed open space
consisting of pathways, greenbelts, trails, and pedestrian/bicycle pathways. These features
are illustrated on Figure 2-6. Community facilities such as schools, parks, library, and
police and fIre facilities would be provided to levels required by the various applicable city
threshold standards and other requirements.
Plans have been prepared in conjunction with the SPA Plan for the provision of community
facilities including a water master plan addressing the location, sizing, phasing and
fInancing of water supply facilities; a sewer master plan addressing the location, sizing,
phasing and fInancing of wastewater collection facilities; a reclaimed water master plan
addressing reclaimed water demands, existing facilities, and proposed facilities associated
with providing reclaimed water service to the proposed project; and an urban runoff plan
addressing the proposed diversion system and monitoring efforts. These plan also serve as
mitigation measures for water-related environmental effects resulting from the SPA Plan.
Offsite Facilities
The development of Salt Creek Ranch will necessitate the construction of additional offsite
facilities (i.e., water lines, sewer lines and. water reservoir) in order to accommodate the
future residents with adequate water and sewer services ~d emergency fIre flows. The
three offsite areas shown III hgure 2-7 include the survey boundanes usea to evaluate the
environmental impacts of these facilities. The Hunte Parkway parcel (approximately
46 acres) will accommodate the ultimate Hunte Parkway improvements and will contain
the proposed alignment of Salt Creek Interceptor sewer line. This interceptor will
temporarily tie into the Otay Valley Prison line. Ultimately, sewage flows will be collected
and treated at the future Otay Ranch Water Reclamation Facility. The East "H" Street parcel
(approximately 7 acres) will accommodate the extension of East "H" Street to the property
and will contain a portion of the future alignment of Proctor Valley lO-inch sewer line.
This proposed gravity sewer line will tie in with the existing IS-inch gravity line within the
Spring Valley Sanitation District which conveys flows to the Spring Valley Outfall. The
WaterlinelReservoir parcel (approximately III acres) will contain a proposed waterline
2-13
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2-14
and reservoir in order to provide water service to the 1296 pressure zone. The pad
elevation of the reservoir will be approximately 1,270 feet.
Landform Alteration (Gradin~ Plan)
Approximately 80 percent of the project site would be graded. Slopes of 25 percent or
greater would generally be preserved. Landform alteration is discussed in detail in Section
3.2.
2.4 PROJECT PHASING
The development of the Salt Creek Ranch would occur in three phases to ensure
construction of the necessary infrastructure and community facilities for each residential
area as the project progresses. Each phase would be accompanied by adequate on-site and
off-site infrastructure including sewer and water lines, trail segments, internal roadways,
drainage facilities, cable television and telephone lines as established by the Chula Vista
threshold standards. The neighborhoods are numbered on Figure 2-8 to correspond with
the following description.
Phase 1. The first phase would begin on either side of Hunte Parkway and proceed both
east and west of the parkway. West of Hunte Parkway, Neighborhoods 2, 5, 6 and 7a
would include low-medium density duplexes and single-family homes. East of Hunte
Parkway, Neighborhoods 7b and 8 would include single-family homes on larger lots. The
Salt Creek Corridor would be improved with plantings to enhance the existing eucalyptus
grove and convert this corridor into an open space park with hiking, pedestrian and biking
trails. The 22.5 acre park will be partially landscaped and improved. The 7-acre
neighborhood park would be developed and the adjacent school site would be graded and
hydroseeded to prevent erosion. Circulation improvements to be made during Phase I
include the installation of Hunte Parkway and Lane Avenue as four lane roads from the
southern boundary to East H Street and the construction of East H Street as a four lane
facility from Lane A venue to the eastern edge of Neighborhood 8.
Phase II. Neighborhood I north of East H Street and Neighborhood 3 south of East
H Street would be developed during this phase. Neighborhood 4, which is proposed for
affordable multi-family dwelling units, is also planned for this phase. This phase would
include lower density homes in Neighborhood 9. Open space enhancement would be
2-15
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completed for those open areas adjacent to Neighborhoods I and 9 in accordance with the
Habitat Enhancement Plan. Improvements would be made to the 22.S-acre community
park, including three softball diamonds, two soccer fields, access and parking facilities.
The balance of the park site would be graded and hydroseeded. The remaining elementary
school site will also be graded and hydro seeded at this time. East H Street would be
improved as a four lane facility from Lane Avenue west to the project boundary and from
Neighborhood 8 east to the eastern access into Neighborhood 9. Phase 2 would also
include urban runoff protection facilities required for water quality protection in the Otay
Reservoirs.
Phase III. This last phase would complete the development of the project and would
include the more sensitive areas of the site. Construction along the ridge top in
Neighborhood 13 and of the large lots in Neighborhood IDa, lOb, II and 12 would occur
during this phase. The remainder of the open space enhancement areas would also be
completed during this phase. East H Street would be constructed off-site as a four lane
interim facility to connect to its western-most tenninus in the EastLake development. It
would also be expanded to six lanes on-site from the western project edge to the edge of
Neighborhood 8 and would be extended to the eastern project boundary during this phase.
2-17
/0'- 3,:2b
SECTION 3
ENVIRONMENT AL SETTING
3.1 LAND USE
Land use impacts associated with the General Development Plan (GDP) for Salt Creek
Ranch were analyzed in detail in FEIR 89-3. The following section analyzes impacts
associated with the proposed project on a more specific level.
Existing Conditions
Salt Creek Ranch is located on 1,200 acres of land currently under the jurisdiction of the
County of San Diego. The site is located in the northern portion of the 37 square mile
Eastern Territories as defmed by the City of Chula Vista. Annexation of the project site to
the City of ChuJa Vista is presently proposed. All but 240 of the 1,200 acres of the project
site are located within the City of Chula Vista's adopted Sphere of Influence.
Onsile and Surroundinl! Land Uses
The project site is currently undeveloped, except for a substantial acreage devoted to
agricultural grazing and cultivation. Pertinent features on the site include Proctor Valley
Road, an improved unpaved road, which traverses the southern portion of the site in an
east-west direction. Salt Creek, the primary drainage onsite, traverses the central portion
of the site in a north-south direction. The northern portion of the site (outside of the City's
present Sphere of Influence boundary) is bisected east-west by a San Diego Gas and
Electric (SDG&E) transmission line easement. Groves of eucalyptus and pepper trees
grow along Salt Creek near the southern property boundary and approximately one-third of
the site is vegetated with coastal sage scrub. The surrounding area is described in detail in
EIR 89-3, Section 3.1.
Surroundinl! Land Use Desil!nations
Planned land uses on surrounding areas (Figure 3-1) include low to medium-high density
residential uses (0.5-15 du/acre) on the western boundary of Salt Creek Ranch within the
EastLake planning area (Salt Creek I project). The project is bounded on the south by the
EastLake Technology Park which includes business park uses, research, and
3-1
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Surrounding Land Use Designations and Ownership
FIGURE
I 3-1 I
manufacturing, and low to low-medium density residential development. EastLake Greens
and Trails, which lies further to the south, includes residential uses ranging from low to
high density and a limited amount of retail commercial uses. The propeny to the north is
planned for residential development. Plans for properties east of Salt Creek Ranch have
not been formulated, nor are these lands included in the City's Sphere of Influence.
Land Use Plans and Policies
Policies of the County of San Diego and the City of Chula Vista are discussed in detail in
EIR 89-3, Section 4.1. Policies pertinent to the Salt Creek Ranch site are briefly outlined
below.
Citv of Chula Vista General Plan: The City of Chula Vista's General Plan was
comprehensively updated in 1989. As part of this update, an area plan for the Eastern
Territories of the Chula Vista Planning Area was developed, and was incorporated into the
overall General Plan. Policies within the General Plan Update that apply to the Salt Creek
Ranch projects include the following:
. Provide for community and neighborhood commercial centers in developing
areas convenient to new neighborhoods and maintain, renovate and redevelop
existing centers.
. Encourage the development of a diversity of housing types and prices.
. Assure that new development meets or exceeds a standard of high quality
planning and design.
. Provide for the development of multi-family housing in appropriate areas
convenient to public services, facilities and circulation.
. Encourage planned developments, with a coordinated mix of urban uses, open
spaces, and amenities.
. For new developments in Eastern Territories, the predominant character should
be low medium density, single-family housing. Where appropriate in terms of
physical setting encourage development of quality, large-lot housing.
3.3
)6 ~~J,~J
. Plan and implement a continuous greenbelt, open space and trail system around
the City. The system should begin at the Chula Vista Bayfront, extend along
Otay Valley to the Lower Otay Reservoir, extend north in two corridors - the
Salt Creek Canyon and the Lower and Upper Otay Reservoirs, connect to the
Sweetwater Valley to the Chula Vista Bayfront. Additional open space within
the general plan area should provide connections to community and
neighborhood parks and schools.
. Preserve to the extent feasible natural open space areas and corridors,
particularly the major canyons and valleys, as integral and functional parts of
the urban pattern. Particular emphasis is placed on the canyons, stream valleys
and other corridors that connect to the greenbelt system and can help to extend
the greenbelt and trail system into the community.
. Refrain from development or landform alteration of the major natural features of
the Otay Valley, Upper and Lower Otay Reservoirs, Mother Miguel Mountain,
Sweetwater Reservoir and immediately adjacent areas.
. Provide water conservation through increased efficiency in essential uses and
use of low water demand landscaping.
. Encourage, where safe and feasible, wastewater reclamation and use of
reclaimed water for irrigation and other uses.
The Chula Vista General Plan defines clustering as "the aggregation of units onto a reduced
land area in order to achieve a more sensitive response to the site and provide additional
amenities for project residents in the form of open space and recreational amenities." The
General Plan encourages clustering of residential development where such clustering
accomplishes all of the following:
. Preservation of the natural landform.
. Aggregation of open space within the development for amenity and recreational
purposes.
3-4
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. Enhancement of land use order, visual and functional quality and livability of
the project.
In accordance with these goals, the General Plan calls out the following criteria for cluster
projects:
. The clustering shall result in a housing type which is consistent with those
prescribed for the residential land use category in Section 4.1 of the General
Plan.
. The site plan that results from clustering shall retain the same overall character
as that described in the General Plan residential land use category. The
introduction of some units characteristics of higher density types within the
category is permitted, as long as the predominate character of the project
remains the same as the underlying General Plan category.
. The number of units permitted within the gross acreage of the project shall not
increase through clustering.
. The maximum net density within any residential cluster shall not exceed 4.5
units per net acre for the low density range, and 10 units per net acre for the
low-medium density range.
The following objectives are stated in the Eastern Territories Area Plan, which is the
community plan component of the General Plan that focuses on the project site and vicinity:
. Direct new urban development in Eastern Territories to broad mesa tops which
are generally located away from environmentally sensitive areas such as flood
plains, canyons and steeply sloped areas.
. Require thorough environmental reviews of all proposed conversions of vacant
or agricultural land to urban areas.
. Among the areas designated in Eastern Territories for open space preservation,
place the highest priority on preservation'and improvement of those sections of
the proposed Chula Vista Greenbelt which are located in the planning area.
3.5
/?-33/
These are the Otay Valley, Salt Creek and associated canyons, Upper and
Lower Otay Reservoirs and the adjacent drainage areas, Mother Miguel
Mountain and the Sweetwater Reservoir and the adjacent drainage area.
. Create, for the planning area as a whole, a balanced community of residential,
commercial and industrial uses. To the extent that employment uses may be
more difficult to establish, provide for additional designations of commercial
and industrial land and encourage retention of vacant land for commercial and
industrial uses.
. Assure that all new developments are provided with acceptable levels of public
services. Each development should include local public facilities required to
serve the development and also contribute toward construction of City-wide
facilities needed by the development.
. Encourage orderly and compact patterns of development, which will make
maximum use of existing public facilities and avoid "leap frog" development.
In particular, encourage development phasing which will substantially build out
drainage and hydrologic basins with existing public service facilities before
developing new basins.
Chula Vista General Plan Land Use Desii,lnations: The City of Chula Vista General Plan
Update designates Salt Creek Ranch for three residential categories: Residential Low,
Residential Low-Medium and Residential Medium (Figure 3-2).
The Residential Low category includes single-family detached dwellings on large rural and
estate-type lots with densities ranging from zero to three dwelling units per gross acre.
This is also the appropriate residential land use for areas with variable terrain of relatively
steep slopes and the areas adjacent to the proposed Greenbelt. In addition, under the
concept of cluster development, single-family detached dwellings on minimum
7,000 square foot lots may be permitted.
The Residential Low-Medium category includes single-family detached dwellings on
medium size lots with densities ranging from three to six dwelling units per gross acre.
Although not a minimum or a standard, these areas are typically 7,000 square foot lots. In
addition, under the concept of cluster development, single-family dwellings on smaller lots,
3.6
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zero lot line houses, and some single-family attached units (townhouses and patio homes)
could also be consistent with this designation.
The Residential Medium category includes small single-family, detached units on smaller
lots, zero lot line homes, patio homes and attached units, such as duplexes and townhouses
with densities ranging from six to eleven dwelling units per gross acre. This category also
includes mobile home parks.
With the exception of an approximately ten-acre Residential Low-Medium area in the
northern portion of the site, all of the Salt Creek Ranch property east of Salt Creek is
designated for Residential Low uses. The onsite area west of Salt Creek is designated
primarily for Residential Low-Medium uses with the exception of the most southwesterly
corner of the property which is a designated Residential Medium on the General Plan.
Chula Vista General Plan Housini Element: The City currently expects every development
with more than 50 dwelling units to explore methods to devote a minimum of 10 percent of
the units to low and moderate income housing (Housing Element, Section 3.3), however,
the City of Chula Vista is in the process of revising its housing element and affordable
policies to require developments with greater than 50 dwelling units to devote a minimum
of 10% of the units to low income housing. As proposed, there would no longer be a
requirement for the provision of moderate income housing. The update of the Housing
Element has been preliminarily reviewed by the State and is scheduled for Planning
Commission hearing in November. The City Council is expected to adopt the undated
Housing Element in early December (Batchelder 1991).
Zonin!!: The project site is zoned Planned Community (P.C.). This prezone was approved
by the City of Chula Vista with the approval of the GDP.
QDf: The General Development Plan requires that the residential development approved in
the adopted GDP be consistent with that proposed by the SPA Plan.
Impacts
The Salt Creek Ranch project proposes residential development for the mesa areas and
designates open space uses for the drainage courses and for the Salt Creek corridor. The
land use pattern incorporates a "graduated density" concept with the highest density located
3-8
/j?-J31
within the western portion of the site and decreasing densities progressing east across the
site.
Comnatibilitv with Surrounding: Land Uses
The uses proposed for lands surrounding the project site include residential, open space,
business center, industrial (research and manufacturing) and institutional (public facilities).
In general, Salt Creek Ranch residential urban uses are compatible with proposed
surrounding uses, contingent upon implementation of specific development regulations
where applicable as specified in the General Plan.
The GDP EIR identified five potential compatibility conflicts. The five areas are the
EastLake Business Park/Salt Creek Ranch transition area, urban uses near and/or tributary
to Otay Lakes reservoirs, urban uses with respect to the City of Chula Vista greenbelt,
compatibility with SDG&E easements, and interface with the Otay Water District property.
Potential compatibility conflicts could occur from placement of residential uses adjacent to
the EastLake Business Park which borders the project site on the south. A buffer zone has
been designed to mitigate potential impacts associated with the compatibility issue. This
proposed buffer zone would:
. Include a slope which would vary in height (from 10 to 39 feet) and depth to
provide vertical and horizontal separation between uses.
. Vary in depth from an average of 50 feet to a minimum of 30 feet along the
single-family area.
. Vary in depth a minimum of 20 feet along the multi-family area.
. Be extensively landscaped with trees and shrubs to effectively screen and
separate housing from adjacent industrial uses.
. Contain an 10-foot wide meandering pedestrian/bike trail linking the
school/park site on the western edge to the Salt Creek Corridor.
3-9
;t,/3J5
. Contain open space connections from the single-family and multi-family areas
to this trail corridor. Multi-family recreational amenities will be linked to this
trail buffer.
Another potential compatibility issue with the proposed project is urban development in
proximity to the Upper Otay water supply reservoir. Design modification during the GDP
approval process pulled development away from the reservoir; however, urban runoff
reaching the reservoir could have significant adverse impact on water quality. A diversion
system is proposed. Refer to Section 3.4 for discussion of this issue. The reservoir is
also part of the Chula Vista Greenbelt, thus the view from the reservoir environs to the
surrounding areas is potentially significantly impacted by development. Refer to
Section 3.2 for discussion of this issue.
The third area of compatibility, identified in the GDP ErR, concerns the Chula Vista
Greenbelt through the Salt Creek Ranch. The General Plan depicts the Chula Vista
Greenbelt traversing Salt Creek Ranch through Salt Creek Canyon and stream valley. The
development's interface with the greenbelt area is important from an open space impact and
continuity of use perspective. The SPA plan proposes open space for the greenbelt area
including trail use and is consistent with the General Plan. Uses proposed adjacent to the
Salt Creek corridor include low medium and low density residential, a school site, a
neighborhood park, and a community center. Landscaping and setbacks would provide
visual and spatial buffer between the greenbelt and adjacent uses.
The fourth concern involves the use of the San Diego Gas and Electric Company (SDG&E)
powerline easement for private recreational facilities. A pedestrian trail is proposed to be
developed within the 120-foot wide San Diego Gas and Electric (SDG&E) easement
corridor within Sub-Area Three. This trail will be a minimum of five feet wide and will
include a vista point at one end. It is anticipated that additional transmission lines will be
added to the easement in the future. Recreational use of such easements may not always be
compatible with operation and maintenance requirements of transmission facilities (or their
expansion) within the easement. Recent studies have drawn attention to the possible health
effects of exposure to above-average electric and magnetic fields. The biological effects
have been clearly established, but a conclusive relationship between these effects and
possible public health risks have not been established. Accurate risk assessments are not
possible at this time (California Public Utilities Commission July 1989). Residential and
recreation (trail) uses may be incompatible with the SDG&E high voltage transmission
3-10
/b~ JJ~
lines. This issue is considered a significant impact until an agreement is reached between
the applicant and SDG&E concerning use of the easements, trail maintenance, and accident
liability.
The fifth potential compatibility conflict concerns the Otay Water District reclamation
facilities. Along the northern edge of the proposed project, the property interfaces with the
reclamation facilities. Since future residents would be located in close proximity to the
facility's storage tanks and reclamation pond, a potential compatibility issue involves a
potential visual impact on adjacent residential uses. This potential impact is discussed in
Section 3.2.
Consistency with General Plan and Zoning
Consistency with the General Plan densities was determined during the GDP approval
process.
The Housing Element of the City of Chula Vista General Plan establishes programs and
policies that are intended to provide good quality housing to persons at all income levels.
The Chula Vista Housing Element states: "The City of Chula Vista expects every developer
to address the problem of housing low and moderate income families and individuals.
Where proposed projects exceed fifty units, the municipality expects the involved
developers to explore methods to devote a minimum of ten percent (10%) of the said units
to low and moderate income housing. The program calls for the developer's exploration
and investigation of Federal and State subsidy programs and other economically feasible
means of reducing the cost of housing."
The Housing Element also commits the City of Chula Vista to participate in SANDAG's
regional program for the fair-share allocation of lower income housing. According to
-
SANDAG's Annual Housinl1" Nppri< PPrfOITn"""P Rppn,., fur till: 19B) tn 1990 reporting
period, the City of Chula Vista substantially exceeded its fair-share allocation lower-income
housing and has provided proportionatel more lower-inco n an other
jun ction in the San Diego region.
----
~
As discussed under existing conditions, the City of Chula Vista is in the process of revising
its Housing Element and policies. The City is currently working with the applicant to
develop an affordable housing program which will provide low income units as required by
3-11
/? '3:';?
the City under the new policy. Prices are projected to begin at $79,000 in 1990 dollars.
Although the SPA plan does not fully present an affordable housing program as required
by the GDP conditions of approval, the applicant has initiated discussions with lenders,
governmental entities and non-profit housing providers. The specific Salt Creek Ranch
affordable housing programs will evolve as the viability of funding options are evaluated
for feasibility and development plans become more precise. The specific Salt Creek Ranch
affordable housing programs will be subject to Planning Commission review and approval
concurrent with approval of the SPA Plan. Complete implementation mechanisms will be
determined at the time of the first Final Map. The affordable housing program will be
consistent with the principals outlined in the mitigation section of this report. This issue is
considered a significant impact until the program is approved.
Consistencv with the GDP
The densities proposed by the SPA Plan are consistent with those proposed by the GDP.
The gross acreage and proposed densities are the same, the total dwelling units proposed
has decreased by 0.2.
Mitigation Measures
Implementation of the following mitigation measures would mitigate the potential land use
impacts associated with the Salt Creek Ranch project.
The potential land use compatibility impacts relative to use of the SDG&E easement as a
trail shall be mitigated by coordination with SDG&E during all phases of future planning.
The applicant shall obtain a written agreement with SDG&E to gain permission to use the
easements. The agreement shall discuss relevant issues including permissible uses,
maintenance, and liability. This agreement shall be obtained prior to tentative map
approval.
To mitigate potential health impacts associated with the proximity of residential and trail
uses to the high voltage transmission line, the applicant shall pull houses back away from
the easement by a conservative distance (no standards are available) and provide buyers of
homes adjacent to the easement with a white paper informing them of the current
controversy concerning electromagnetic fields, the applicant should also either move the
3-12
/~-33r
proposed trail away from the easement or post signs at regular intervals in both English and
Spanish alerting trail users of the potential risks.
Consistency with General Plan and Zonin!!
With respect to the potential impacts associated with provision of affordable housing, the
project applicant's affordable housing program shall be subject to review and approval by
the Planning Commission concurrent with SPA plan approval.
The program shall be consistent with the following principles:
As determined by the 1991 Housing Element revisions, applicant will continue to explore
various methods to devote ten percent (10%) of the Salt Creek Ranch units to affordable
housing.
As provided by the Housing Element, the City of Chula Vista shall continue to assist the
applicant to fulfill the Housing Element affordable housing policy through the following
actions:
. Seek State and Federal subsidies for moderate and low income housing. (Chula
Vista Housing Element, Part 2, page 24, 1985).
. Consider the use of density bonuses consistent with State law. (Chula Vista
Housing Element, Part 2, page 24, 1985).
. Consider exploration of experimental planning, design and development
techniques and standards to reduce the cost of providing affordable housing.
(Chula Vista Housing Element, Part 2, 1985).
The applicant will prepare and implement an affirmative fair marketing program (Chula
Vista Housing Element, Part 2, 1985), including a marketing plan to attract qualified
buyers for non-market rate housing.
Should it become infeasible, impractical or inappropriate to provide affordable housing as
determined by the pending housing element revisions, the applicant and the City shall
3-13
)j; /33;
consider alternative methods of achieving affordable housing opportunities including. but
not limited to the following:
. Land Set Aside: An equitable donation of a building site which could be made
available to the County Housing Authority or other non-profit entity to construct
affordable housing.
. Off-Site Proiects: Construction of an affordable housing project at an off-site
location. including consideration of renewal. rehabilitation and preservation
projects, and the provision of homeless assistance program.
. In-Lieu Contributions: In-lieu contributions to be used to provide assistance to
other identified affordable housing efforts. The contribution shall be evaluated
to ensure its adequacy in relation to achieving assistance opportunities
commensurate to the level of the original project requirement
The applicant will actively explore the participation of South County jurisdictions in non-
profit housing agencies in the development, ownership and management of affordable
housing projects. The applicant will also assist these non-profit efforts to increase their
ability to secure additional funding resources to develop quality affordable housing.
Analysis of Significance
The implementation of mitigation measures proposed above will reduce the potential
impacts associated with the SDG&E easement and the provision of affordable housing to
below a level of significance.
3.2 LANDFORM/AESTHETICS
Landform/Aesthetics impacts associated with the General Development Plan (GDP) for Salt
Creek Ranch were analyzed in detail in FEIR 89-3. The following section analyzes impacts
associated with the project on a more specific level.
3-14
/6 - ;1/tJ
Existing Conditions
Landform and Visual Features
The project site is located in a terrestrial transition area between the San MigueVMother
Miguel Mountains to the north and the rolling hills, valleys and mesas of the area to the
south. Elevations on the property range from approximately 550 feet above mean sea level
(AMSL) in the western portion of the site to over 1100 feet AMSL in the northern portion
of the property. The steepest portions of the site occur in the north central and northeastern
portions of the site, although less than 10 percent of the property has slopes with gradients
of 25 percent or greater. Dominant landform features on the site include Salt Creek and
gently rolling hillsides in the central portion of the site. A narrow south-trending ridge
dominates the eastern portion of the site. Two major drainages, separated by a rounded
ridge, join to form a larger drainage which flows into the Upper Otay Reservoir at the
southeast comer of the site.
Sensitive Views
The project may be visible to existing and future residents to the south and southwest of the
site although intermittent topography may block offsite views from some of these areas.
Pedestrians and other users of the greenbelt trail systems would view the project site and
are considered sensitive. Travelers on the designated scenic roads passing through the
project would also be sensitive to the views of the site.
General Plan Guidelines and Policies
The Land Use Element of the Chula Vista General Plan includes guidelines and policies
affecting the design of proposed development. The specific guidelines most pertinent to
this analysis include the hillside development regulations, landform grading guidelines, and
the scenic highway policies.
The general plan contains guidelines for development in hillside areas to assure that there is
visual compatibility and to enhance public safety. With respect to grading, guidelines
specify that landform grading techniques be used to soften the appearance of cut slopes.
Specifically, landform grading is a method of contour grading which creates vertical and
3-15
/?-3J//
horizontal undulations and variations which simulate the appearance of natural terrain.
Also, disturbed slopes should be replanted with native vegetation where feasible.
An important guideline established to preserve aesthetic quality is to maintain the
development at a scale which is appropriate to the hillside location. The general plan also
states that significant hillsides (or other unique features) should be preserved in their natural
state.
The general plan also contains guidelines for scenic highways. Scenic highways are made
up of the road and its right-of-way, and the scenic corridor. The scenic corridor is the
visible area outside the highways right-of-way, generally described as "the view from the
road". The boundaries of the scenic corridor vary with the natural characteristics of the
landscape as viewed by a motorist. The general plan indicates that two proposed scenic
roadways will traverse the project site. East "H" Street from the western property
boundary to Hunte Parkway is one of the scenic routes. Hunte Parkway from East "H"
Street southerly along Salt Creek is the other scenic route. The general plan requires the
use of special design features along scenic highways such as right-of-way reservation,
special landscape treatments, landform grading with varied slope ratios, and unique median
treatments.
Impacts
The neighborhoods, lot size, and housing types for Salt Creek Ranch would vary,
decreasing in density from west to east. The open space corridors naturally divide the site
into three sub-areas (see Figure 2-6). Sub-area I would be composed of single-family
planned development areas with low-medium density lots. Sub-area 2 would be a
transition from more intense land used to a lower density with larger lot sizes. View
preservation is considered to be important in this area. Sub-area 3 is proposed as a low-
density/large lot area. The emphasis in this area would be on views into the natural
undisturbed open spaces and orientation toward equestrian trails.
The Salt Creek Ranch SPA Plan discusses community design, landscaping, walls and
fences, grading, and scenic highways. The Salt Creek Ranch community is designed with
an "old mission" theme and would use "adobe" colors, a low stone wall, and low-
maintenance, water-efficient plant materials. The landscape concept includes the use of
consistent walls, monuments, sign age, parkways, and open space areas beginning at the
3-16
Jt / J1j;2,
project entry and continuing throughout the entire community. The planting theme expands
on the mature eucalyptus grove located within the project site and the riparian planting
materials found in the corridor. Shrub massing and stands of sycamores would also be
used. The landscape concept is illustrated in Figure 3-3.
Community walls and fences provide screening, sound attenuation, security and
containment. The "old mission" theme would be carried throughout the wall system,
however, the materials change depending on the purpose of the wall. Walls would be
placed along Hunte Parkway and East "H" Street, as well as along other streets at the
development edges. Project edges adjacent to open space and internal walls would be
constructed of masonry block such as colored sump block. Where view preservation is an
issue, such as where residential areas interface open space, a wrought-iron fence would be
added to the masonry wall; and Plexiglass would be used in conjunction with the masonry
walls in areas where the walls must also provide sound attenuation. Equestrian fencing is
proposed along scenic roadways and is intended to provide containment of the equestrian
trail. Equestrian fencing would be constructed of a wood or wood-like raiVfence system.
Walls and fences would be a maximum of seven feet in height. Figure 3-4 shows the
location of perimeter walls and fences. The specific types of walls and fences are shown in
Figure 3-5. Implementation of the proposed wall and fence plan in conjunction with the
proposed landscape concept plan would minimize view obstruction and enhance views to
open space areas. Therefore, no significant visual impacts are anticipated.
Landform Alteration
The Salt Creek Ranch Grading Plan is based on the conceptual grading plan in the General
Development Plan. The grading plan is characterized by preservation of the Salt Creek
corridor and the natural drainage areas, utilizing landform grading throughout the remainder
of the site. Grading considerations for the Salt Creek Ranch project would include
revegetation of slope banks in accordance with the Habitat Enhancement Plan, contour
grading techniques, variable rear setbacks for homes, variable side yard separation, tilt rear
grading lines, and berms along visible edges. A majority of the development would be
situated atop ridgelines, while rock outcrops and intervening drainages would be retained in
the eastern portion of the site. Grading in Sub-area 1 proposes 3,350,000 cubic yards of
cut and 3,185,000 cubic yards of fill, with an estimated shrinkage of 165,000 cubic yards.
Grading in Sub-area 2 proposes 1,425,000 cubic yards of cut and 1,355,000 cubic yards
of fill, with an estimated shrinkage of 70,000 cubic yards. Grading in Sub-area 3 proposes
3.17
/b ~ :it!3
LEGEND
~ PROJECT ENTRY
~ PARIWAY TREES
[Z] MEDIAN TREES
~ SALT CREEK CORRIDOR
~ PLANTINGS
~ EXISTING EUCALYPTUS
~ HABITAT ENHANCEMENT
~:~' k1 UNDISTURBED AREA
~ PARK TREES
NOTE_ IllUSTRAtIONS ARE CONCEPfUAl
AND AJ/E SUaJECTTO REVISION
If
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SOURCE: Forma 1991
~ERCE
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NOTTOSCALE
Hunte Pkwy N.
Lane Ave.
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Hunte Pkwy N.
Landscape Concept Plan
FIGURE
I 3-3 I
LEGEND
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SOURCE: Forma.1991
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SOURCE: Forma,1991
~ERCE
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1,985,000 cubic yards of cut and 1,885,000 cubic yards offill with an estimated shrinkage
of 100,000 cubic yards (see Figure 3-6). As proposed, a balance between cut and fill
numbers is maintained, thus conforming to requirement 3.1.5 of the grading guidelines
outlined in Section 3 of the SPA Plan. Total grading proposed for the Salt Creek Ranch
project (Sub-areas 1, 2, and 3) is approximately 6,760,000 cubic yards of cut and
6,425,000 cubic yards of fill, with an estimated shrinkage of 335,000 cubic yards. Each
sub-area is discussed below. The grading plan, which is depicted on Figure 3-7, proposes
to avoid manufactured slopes in excess of 30 feet in height, round manufactured slopes to
blend with existing topography, and preserve of slopes greater than 25 percent in the
northwest corner of the site as undisturbed open space.
Sub-area 1 - This area contains the most gradual topography within the site. Low-
medium densities are planned for this area. The majority of Sub-area 1 is proposed to be
graded due to the higher density of the homes. The SPA depicts a concept of landform
grading to be utilized in the setback areas outside the right-of-way along East "H" Street to
reinforce the parkway character of the roadway.
Sub-area 2 - This area comprises the middle portion of Salt Creek Ranch. This area
contains rolling hills and the Salt Creek open space corridor. Slope banks which vary from
2:1 to 5:1 would be created in some areas of this neighborhood. Slope rounding would be
utilized between differing height areas. Transitions between the school and the
neighborhood park to surrounding neighborhoods is an example of this treatment. As
depicted in the GDP, landform grading along both Hunte Parkway and East "H" Street,
shows slopes varying from 2:1 to 5:1. Lots would be pulled back from 20 to 100 feet from
the edge of the right-of-way along East "H" Street and from 20 to 40 feet along Hunte
Parkway.
Sub-area 3 - Expansive open spaces, natural drainage courses and the hilly backdrop
leading to the surrounding foothills char~cterize Sub-area 3. The SPA plan proposes
larger lots. Grading within Sub-area 3 is designed to preserve existing areas of 25 percent
slope. Major rock outcroppings occurring within neighborhood 13 would also be
preserved in open space. Ridgeline development in neighborhood 13 presents a concept of
grouped sub-neighborhoods of homes separated by open areas which correspond with
major rock outcroppings (Figure 3-8). This would result in visual breaks in the skyline of
the ridge as seen from East H Street. The ridge in neighborhood 13 is subject to strict
design criteria to minimize visual impacts of development in this highly visible area.
3.21
/6 -~31/?
LEGEND
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TOTAL CUT 3.350.000 CYDS
TOTAL Fill 3 185 ()()() CYDS
165.000 CYDS(EST. SHRINKAGE)
Q
SU8 AREA BOUNDARY LINE
NOT TO SCALE
TOTAL CUT 1.425.000 CYDS
TOTAL Fill 1.355 000 CYDS
70.000 CYDS (EST. SHRINKAGE)
TOTAL CUT 1.985.000 CYDS
TOTAL Fill I 885000 CYDS
100.000 CYDS (EST. SHRINKAGE)
TOTAL CUT 6.760.000 CYDS
TOTAL Fill 6425000 CYDS
335.00) CYDS{EST. SHRINKAGE)
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SOURCE: Forma, 1991
~ERCE
Cut and Fill Map
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PROPOSED
GRADING LINE
EDGE OF
GRADED AREA
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HOllO SCALE
LEGEND
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SOURCE: Forma.1991
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FIGURE
~ ERCE
Conceptual Grading Plan
3-7
Manufactured slopes would be created to construct roads, trails and allow for development
of the mesa areas. Wherever these slopes occur, they would be revegetated with coastal
sage scrub habitat in accordance with the Habitat Enhancement Plan. Variable slope
gradients of 5: 1, 4: 1 and 3: 1 would be incorporated throughout the area. Lots adjacent to
open space canyon areas would have rear yard slopes equal to or less than the existing
grade. Drainage on the lots may be split with the house and front yard draining to the street
and rear yard draining to the back property line to reduce the amount of cut and fill within
the graded area. Tilt rear grading lines would be used to eliminate stepped-pad edges. The
plan proposes the use of berms along visible edges to assist in screening views of homes.
Grade-separating of pads and roads would minimize grading. Varied building setbacks
from rear and side lot lines would soften development edge.
The grading limits generally conform to the conceptual grading plan approved in the GDP.
In some instances, grading would extend beyond the boundaries of an approved
development area (as permitted by the GDP "where necessary to implement the proposed
development or construct roadways or other public facilities") (see Figure 3-9). For a
detailed analysis of grading limit impacts refer to Section 3.5, Biological Resources and
Section 3.6, Cultural Resources.
Visual Ouality
The existing visual character of the project site would be permanently altered by the
proposed development. Rural, sloping landscapes would be replaced by manufactured
slopes and structures with accompanying urban hardscape, interspersed with various open
space and recreational uses. Major roadways would traverse valleys and the Salt Creek
drainage. Development would permanently alter existing topography, changing the
aesthetic character of the site. The visual impacts of the proposed development are
discussed in terms of the surrounding residents, greenbelt users, and travelers on the scenic
roadways. In addition, views from the project are discussed.
Surroundini Residents. Visual impacts to residents to the south and southwest are
anticipated with buildout of the SPA Plan. Impacts can be reduced to a certain extent by
setbacks, site design, and landscaping.
Greenbelt Users. The project proposes low density residential use in the eastern portion of
Sub-area 3. There will be some homes visible from the Upper Otay Reservoir, depending
3-24
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,
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SOURCE: Forma,1991
LEGEND
E3 LOT UNE
,------1 GRADING UNE
~ GDP UNE
~ ELEVATION IN FEET
FIGURE
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Ridgeline Estates (Neighborhood 13)
Conceptual LottinglGrading
3-25
I
LEGEND
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NOT TO SCALE
LIMITS OF GRADING: APPROVED
CONCEPTUAL GRADING PLAN (AUG}tO)
LIMITS OF GRADING: PROPOSED
SPA PLAN
LIMITS OF GRADING: WITHIN APPROVED
CONCEPTUAL GRADING PLAN (AUG.90)
LIMITS OF GRADING: OUTSIDE APPROVED
CONCEPTUAL GRADING PLAN (AUG.90)
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SOURCE: Forma,1991
~ ERCE
limits of Grading Comparison
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FIGURE
3-9
on the location of the viewer (see Figure 3-10). The Upper Otay Reservoir is located
directly southeast of the proposed project and is a part of the Chula Vista Greenbelt, thus
the view from the reservoir environs to the surrounding areas is potentially significantly
impacted by development
To mitigate the potentially significant visual impact associated with the reservoir. the
applicant is proposing the following measures:
. Implementation of the Land Alteration Standards outlined in the GDP and
Chapter 5 of the SPA Plan.
. Revegetation of visible slope banks with native coastal sage scrub.
. Use of contour grading techniques as shown on the conceptual grading plan.
. Minimization of grading on the eastern portion of the site.
. Variable rear setbacks for homes as shown in Chapter 5 of the SPA Plan.
. Variable side yard separation as shown on the ridge-top layout in Chapter 5 of
the SPA Plan.
. Retaining natural rock outcroppings as shown in the parks, open spaces, and
trails section of the SPA Plan.
. Installing landscaping as a backdrop to homes.
. Naturalize grading edges and tilt rear grading lines as shown on the Ridgeline
Grading Guidelines in Chapter 5 of the SPA Plan.
. Utilize berms along visible edges as shown on the Ridgeline Grading
Guidelines in Chapter 5 of the SPA Plan.
Scenic Hi\1hwa,ys - For East H Street, the applicant is proposing a 128 foot wide right-
of-way with a variable setback ranging from a minimum of 20 feet to a maximum of
100 feet outside of the standard right-of-way. The design of the setback area will include a
3-28
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SECTION AA
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740 738
- - LINE OF SI
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...:..:..........:::::::::::::::.::::................... - 6',S
'::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::-:.:.:.:.:.:-:.:-:::::::::::::::::::::::::::::::::::::::.:.:.:.:.:.:-:-:::::::::.:.:.:.:.:-:.:-:.:-:.......:......::.................~..::....:.......W':':':'~""'~ .~....~ -
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RIDGELlNE RESIDENTIAL
SECTION BB
HILLSIDE RESIDENTIAL
SOURCE: Forma,1991
~ ERCE
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626
lARGE lOT RESIDENTIAL
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UPPER OTAY RESERVOIR
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KEY MAP
626
OPEN SP ACE
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OFF SITE
Upper Otay Reservoir Sections
Jt - J5f
3-29
FIGURE
13-10 I
I
landscape theme situated on varying slopes of 5: 1 to 2: 1. Within the landscape treatment
area, a system of non-vehicular uses is proposed to include a lO-foot bikeway/pedestrian
path and an equestrian trail.
For Hunte Parkway, the right-of-way would average 88 feet with a landscape/setback area
averaging 40 feet. The setback/landscape area would include variable contour grading
variable slopes and a landscape theme. The intersection of Hunte Parkway is considered a
major intersection. Development within this area would be setback a minimum of 100 feet
to allow for landscape and entry monumentation treatments. Similarly, community entries
would have a minimum setback of 30 feet. Roadways within the Salt Creek Ranch project
would be developed according to the City of Chula Vista Scenic Highway Criteria.
Landform grading is to be used in the setback areas outside the right-of-way along East
"H" Street and Hunte Parkway to reinforce the parkway character of these roadways.
Landscaped setbacks meet or exceed the minimum City requirement of 20 feet, going up to
100 feet at the intersections and varying from 20 to 40 feet on Hunte Parkway and
averaging 50 feet on East "H" Street.
Development of the scenic roadways is anticipated to occur concurrently with adjacent
development. All developments adjacent to the scenic roadways are subject to further
design review and PC regulations to ensure that the projects will enhance the scenic quality
of the roadway.
View from the Proiect - Potentially significant visual impacts are associated with EastLake
Technology Park, the Otay Water District reclamation facilities, and the Upper Otay
Reservoir. To mitigate the potential and visual impacts associated with the EastLake
Technology Park, the applicant is proposing the following measures which will mitigate
these impacts to below a level of significance:
. Provide a buffer zone along the southern edge of the property which will
include a slope along both the single- and multi-family areas. The slope will
vary in height (from approximately 10 to 39 feet) and width (from a minimum
of 20 feet in the multi-family area and 30 feet in the single family area, to a
maximum of 150 feet at its widest in the single family area).
. The buffer shall be extensively landscaped with trees and shrubs to effectively
screen and separate housing from adjacent industrial uses.
3-31
/?-3::~
. The buffer shall contain a 10-foot wide meandering pedestrian/bike trail linking
the schooVpark site on the western edge to the Salt Cre!lk corridor. This trail
corridor shall contain open space connections from the single-family and multi-
family areas, and link multi-family recreational amenities.
Along the northern and northwestern edge, the proposed project interfaces with the Otay
Water District reclamation facilities. Since future Salt Creek residents would be located in
close proximity to the facilities storage tanks and reclamation pond, a potentially significant
visual impact exists. Figures 3-11, 12, 13 illustrate potential views from the proposed
project to the reclamation facilities. To mitigate the potentially significant visual impact
associated with the reclamation facilities, the applicant is proposing the following measures:
. A slope will be placed along the northern edge which would vary in height
(from daylight at the edge up to 26 feet) and depth (from daylight at the edge up
to 50 feet) to obstruct any views into this area.
. Utilization of grading techniques to prevent views from most of the homes into
the reclamation area.
. Placement of homes to take advantage of natural off-site topography to the north
which prevents views into the reclamation area.
. Utilization of landscaping and adequate rear yard setbacks to minimize views
into this area from neighborhoods 12 and 13.
Residences situated adjacent to the SDG&E power easement in Sub-area 3 would
experience visual impacts due to existing SDG&E transmission lines. Site planning
measures such as proposed grading techniques, landscaping and home orientation would
minimize visual impacts from the project to the facilities.
Conformance with the General Plan
The proposed project generally conforms to the City of Chula Vista's landform grading and
hillside development policies, however, due to the large amount of cut and fill proposed in
3.32
)~ /35b
SECTION A
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SOURCE: Forma.1991
~ ERCE
Olay Water District Sections
Line of Sight from Neighborhood 2
..~
OTAY WATER DISTRICT
RECLAMA nON F ACIUTY
....+.1-:7..60 I
. . . . . . . - . . . . .
.............
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OTAY WATER OISTRICT
RECLAMA nON F ACIUTY
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FIGURE
3-11
SECTIlON C
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SOURCE: Forma,1991
ClfAY WATER DlSIlUCl'
IlEQAMAnCXll FACurv
KEY MAP
~ERCE
Otay Water District Sections
Line of Sight from
Neighborhoods 7A & 78
,~:.
OT A Y WATER DISTRICT
REClAMATION FAClUTY
:::::.+/-:7801
......-..........
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OTAY WAllER DISTRICT
RECLAMATION F ACIUTY
.........Uilli
:::::::::::::::::::::::::+(:-?~o
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FIGURE
13-121
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lJJ RECLAMATION FACILITY
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RECLAMATION FACILITY
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SOURCE: Forma,1991
~ ERCE
750
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Otay Water District Sections
Line of Sight from
Neighborhoods 9 and 12
FIGURE
3-13
Sub-area 3, there is a potential for significant impacts due to cut and fill slopes along the
proposed open space areas and East H Street.
Mitigation Measures
Implementation of the proposed project would result in significant landform impacts to the
project site, and visual impacts for both the project site and the project vicinity. In order to
mitigate adverse impacts, specific design guidelines have been included within the SPA
Plan. Project development will require the implementation of all design guidelines
concurrent with the SPA Plan and subject to further review and approval by the Design
Review Committee (DRC). The guidelines which are contained within the SPA Plan
(Section III, Community Design Guidelines) address grading, landscaping, fencing,
signing, and scenic highways. Design guidelines are summarized below:
. Gradin~: In addition to incorporation of the requirements of the Chula Vista
Municipal Code and other applicable city policies, graded areas are to be
contoured to blend with natural landform characteristics and minimize
disruption of the natural topography. A balance between cut and fill shall be
maintained, and all grading and drainage system plans shall be prepared under
the direction of a licensed civil engineer. Final grading plans shall be reviewed
by the City of Chula Planning Department to determine whether large cut and
fill slopes would impact views of open space areas from residences and/or
scenic highways, and areas of high sensitivity such as the ridgeline and canyons
in Sub-area 3 shall be subject to further review by the DRC.
. Landscape: Plant materials shall be organized to provide buffering, transition,
and slope stabilization between land uses and streets, and between development
and open space areas. Manufactured slopes adjacent to habitat enhancement
areas shall be landscaped with vegetation consistent with the Habitat
Enhancement Plan. Landscaping and irrigation standards shall conform with
the City of Chula Vista Landscaping Manual.
. Scenic Hil!hwllYs: In accordance with the design guidelines, all homes abutting
the scenic highways (East H Street and Hunte Parkway) shall be set back from
the right-of-way a variable distance and landscaping shall be intensified to
buffer views of buildings. Any long distance views available from the scenic
3.36
/~~ 3 t?tJ
highway shall be protected, and all signs within the viewshed of the scenic
highway shall be subject to further review.
Analysis of Significance
The SPA Plan does not differ significantly from the adopted GDP in terms of landform and
visual character. Development of Salt Creek Ranch would permanently alter an essentially
undeveloped area of canyons and mesas to an urbanized residential area. Visual impacts
associated with the development of the project are considered adverse, but are partially
mitigable through strict adherence to visual quality and hillside grading guidelines contained
in the General Plan, and through innovative use of site design techniques and landscaping
to create a pleasing urban environment. Implementation of mitigation measures included
above will reduce the project-specific impacts to a level of insignificance. Design of all
phases of development must be monitored to insure continued compliance with the City's
visual quality objectives. The project will unavoidably contribute to a cumulative adverse
effect on the existing natural landform and aesthetic characteristics of the area, in
combination with the various development projects in the Eastern Territories area.
3.3 HYDROLOGY
The following section is based on information contained in the Preliminary Hydrological
Analysis prepared by the McIntire Group in November 1990. This analysis was conducted
in accordance with City of Chu1a Vista guidelines. The entire repon is contained in
Appendix B.
Existing Conditions
Salt Creek Ranch is drained via four drainage basins: Otay Lake (Basin A), Salt Creek
(Basin B), Telegraph Canyon (Basin C), and Proctor Valley (Basin D) (Figure 3-14).
The propeny does not currently have any improved drainage facilities, except for a drainage
crossing located on the existing alignment of Proctor Valley Road.
Basin A (Otay Lake) is the largest and most eastern of the basins and drains ponions of San
Miguel Mountain into Upper Otay Reservoir via a series of southeasterly tributaries. A
ridge running nonb-south forms its western boundary and constitutes the eastern flank of
Salt Creek.
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Drainage Basin B (Salt Creek) encompasses the central portion of the study area and drains
the south westerly slopes of San Miguel Mountain. Salt Creek runs north-south through
the study area and consists of a defined steam bed flanked by gently rolling slopes
previously disturbed by agricultural activities.
The western portion of the study area consists of the upper limits of Basin C (Telegraph
Canyon). An area of approximately 169 acres drains offsite in a southerly direction
(adjacent to the eastern side of Lane Avenue) into an existing 6O-inch storm drain system
constructed by Chula Vista Tract 84-7, Unit 1 for the improvement of Lane Avenue.
The far western portion of the project consists of the lower limits of the Proctor Valley
Basin (Basin D) (portions of which are called the Sunnyside Basin in some studies).
Detailed hydrology studies covering this area are on file at the City of Chula Vista for Salt
Creek I and EastLake Business Center. The northwestern portion of the study area within
the Proctor Valley Basin is adjacent to the southern slopes of Mother Miguel Mountain,
which drains northwesterly toward the Sweetwater River.
Watersheds in the western portion of the study area have generally been disturbed by
cultivation and grazing activities. The eastern drainage basin (Basin A) has also had
agricultural disturbances. The steeper slopes adjacent to stream courses are generally rocky
and covered with sparse coastal sage scrub due to previous fires in the area.
Impacts
Basin A (Otay Lake) - Based upon the proposed land use plan, approximately 325 acres
of the total 1,415 acre basin area would be graded. Residential lot sizes for the area would
average greater than one-half acre. Preliminary grading concepts indicate that these large
lot pads would be contoured to the existing landform and the natural drainage courses
would remain unaltered. Drainage flows are intended to utilize the proposed road crossing
points for outlets into the natural channel flow. The project applicant proposes a diversion
system to protect the water quality in the Otay reservoirs. Section 3.4 provides a detailed
discussion of water quality. The system would divert up to 120 gpm to the Salt Creek
Basin. The proposed storm drain plan is shown in Figure 3-15. The actual structure types
required to convey stream flows under access roads would be determined - when a
3.39
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more detailed engineering analysis is performed. This future analysis would consider
utilizing an existing dam that had been used to retain water for livestock consumption.
Future offsite development in most of the northern regions of Basin A is not anticipated due
to the steepness of terrain. The development site study shows a IS-acre decrease in basin
area from the existing 1,415 acres in the natural landform to 1,400 acres after development.
This decrease occurs due to the proposed location of East "H" Street and the necessity to
drain the proposed adjacent development into the Salt Creek Basin. It is intended that the
overall drainage of this basin would remain primarily unaltered and remain within the
existing natural stream channels.
Basin B (Salt Creek) - The natural drainage basin encompasses the headwaters of Salt
Creek, an area of approximately 609 acres. This basin contributes 899.9 cubic feet per
second (cfs) for a 50-year storm event to the southern property line of the project area. The
developed condition would slightly rearrange that drainage area to 612.1 acres and increase
the flow volume of a 50-year storm event incrementally to 919.6 cfs plus flow from
diversion system. There would be two Salt Creek crossing points, East "H" Street and a
northern access road. It is intended that the East "H" Street crossing incorporate a suitable
drainage structure accommodating the proposed trail system. The northern structure would
be determined with a future more detailed study. It is intended to drain developed sites via
storm drain systems to outlet points adjacent to Salt Creek (see Figure 3-15). It is also
intended that the overall drainage of Salt Creek remain unaltered.
Basin C (Tele~aph Canvon) - Based upon the land use plan, the project site shows
development of all the upper reaches of this basin. For a 50-year storm event within the
natural drainage area of 169.3 acres, 249.9 cfs of runoff occurs. Preliminary site studies
indicate that the basin area would increase to 177.8 acres, with site runoff calculated at
310.9 cfs. Currently, an inlet basin exists within the property at the project site's southerly
boundary line. Existing natural drainage concentrated at this point is conveyed via a
60-inch reinforced concrete pipe (RCP) storm drain southerly within Lane Avenue.
Research of existing facilities indicate storm drain capacity of 350 cfs which could therefore
accommodate project-generated runoff. However, it would be necessary to construct a
storm drain system within future Lane Avenue to convey runoff to existing facilities.
Basin ~ (Telel!faoh Canvon) - This is a small tributary area annexed from the primary
drainage channel by development of the EastLake Business Center. The undeveloped area
3-41
)&'-3 t~;;
is 17.9 acres with a runoff of 32.3 cfs for a 50-year storm event. The development area,
as determined from preliminary site studies, has been decreased to 15.6 acres with a
50-year storm runoff of 33.5 cfs. EastLake I development provides a 36-inch RCP storm
drain system connected to the Boswell Court system to accommodate this drainage.
Research of this facility indicated adequate capacity to handle project generated runoff.
Basin D (Proctor Vallev Basin) - The proposed development of the Salt Creek I project
required the analysis of the lower reaches of this basin. A summary of the development
volumes and proposed facilities for the three contributory areas is as follows:
Area D1 - This basin consists of the largest sub-area of approximately 212 acres. A
developed 50-year storm runoff of 335.5 cfs has been determined and a 60-inch RCB
storm drain is proposed to carry flows from an inlet at the northeasterly comer of Salt
Creek I project within the alignment of Proctor Valley Road to an outlet point west of the
site. Based upon this study and research of the proposed facilities, projected-generated
runoff of the proposed inlet does not increase over existing conditions. This occurs due to
the reduction of the existing slope of the natural channel to accommodate the proposed inlet
structure and storm drain system.
Area D~ - This basin is approximately 53 acres with a developed 50-year storm runoff of
90 cfs determined for the area. A 42-inch RCB storm drain is proposed to carry flows
from this area, combined with additional flow entering from the west. An inlet adjacent to
the easterly right-of-way line of the proposed San Miguel Road initiates this system.
Area DJ. - This basin consists of approximately 17 acres and includes portions of the
borrow area delineated on the Salt Creek I grading plans. A developed 50-year storm
runoff of 34.1 cfs has been determined for this area. A 24-inch RCB storm drain system is
proposed to convey this an additional drainage from the west via Salt Creek I storm drain
system to an outlet structure adjacent to the proposed SR125 and East "H" Street
intersection.
Development of Areas D2 and D3 would cause a minimal increase in runoff; however,
adequate facilities have been designed and approved within the Salt Creek I project to
accommodate the additional runoff.
3.42
/t./ Ji,b
Mitigation Measures
To ensure that there are no hydrologic impacts, the following measures shall be
implemented:
. For Basin A, development drainage shall be routed to road crossing points for
outlet into the natural channel flow. Structure types to convey stream flows
under access roads would be determined prior to Final Map approval.
. Within Basin B, there are two Salt Creek crossing points, East H Street and a
northern access road. The East H Street crossing shall incorporate a suitable
drainage structure which will accommodate the proposed trail system. The type
and sizing of this drainage system shall be determined prior to Final Map
approval. The nonhern structure shall be determined prior to Final Map
approval. Developed areas would be drained via storm drain systems to outlet
points adjacent to Salt Creek.
. A low flow pump diversion system will be constructed to transpon dry weather
flows out of Basin A (Upper Otay Lake Basin) and discharge them into
Basin B (Salt Creek Basin). This low flow diversion system will be designed
for 137 gpm.
. A storm drain system shall be constructed within future Lane A venue to convey
runoff within Basic C to existing facilities constructed by the EastLake I project.
The type of sizing of this system would be determined prior to Final Map
approval.
. Drainage facilities and energy dissipators shall be constructed in accordance
with the approved hydraulic analysis and shall be in place and functioning prior
to completion of the grading operation.
. Development of the subject project must comply with all applicable regulations
established by the United States Environmental Protection Agency (EPA) as set
forth in the National Pollutant Discharge Elimination System (NPDES) permit
requirements for Urban runoff and stormwater discharge.
.
3-43
JIF/3 & 7
Analysis of Significance
Implementation of the above measures will ensure proper mitigation of potential hydrologic
impacts to below a level of significance.
3.4 WATER QUALITY
Water quality impacts associated with the General Development Plan (GDP) for Salt Creek
Ranch were analyzed in FEIR 89-3. The following section analyzes impacts associated
with the project on a more specific level and is based on information contained in
FEIR 89-3 and in the Urban Runoff Repon prepared by Wilson Engineering
(Appendix C).
The issue of water quality is limited to potential impacts on the adjacent Upper and Lower
Otay reservoirs. As discussed in Section 3.3 (Hydrology), Basin A (West Upper Otay
Lake) drains to the reservoir. Basin B (Salt Creek Ranch) and Basin C (Telegraph
Canyon) drain to the EastLake Development. Basin D (Sunnyside) drains to a natural
watercourse which continues nonhwesterly and eventually intercepts urban development.
Existing Conditions
The Upper and Lower Otay Reservoirs are owned and operated by the City of San Diego.
The reservoirs supply potable water for the southern pan of the City of San Diego as well
as a small ponion of the cities of Imperial Beach and Coronado. The Lower Otay
Reservoir has a capacity of 56,600 acre-feet (enough water to serve 100,000 homes for one
year). The Upper Otay Reservoir was originally designed to hold 2800 acre-feet;
however, in the late 1970s the State Division of Dam Safety concluded that the dam could
not withstand an ovenopping and ordered the dam to be notched to reduce its effective
height and capacity. The reservoir's capacity is now 810 acre-feet; however, at that time
the outlet value was damaged and left in the open position. The dam retains only a minimal
amount of water, the so-called low pool, and water continuously drains to Lower Otay
Reservoir. The water is filtrated at a treatment plant located immediately downstream of the
Lower Otay Reservoir.
3-44
/t-:; ~7
.
Hydraulically, the Upper Otay Reservoir functions only as a conduit to Lower Otay
Reservoir; the California Department ofFish and Game (CDFG) uses the "low pool" water
as a hatchery for pure-strain Florida bass. This use is ongoing and is covered in the CDFG
regulations (Code No. 6.25 of Chapter 3, Article 1). The bass are shipped to several
states and to Mexico.
Nutrients, organic debris and sediment carried by storm runoff from the largely
undeveloped watershed, nutrients in the Colorado River water, and warm temperatures
have caused algae blooms and eutrophication in the Lower Otay Reservoir. As with any
natural system, the majority of the contaminants are in the sediment load. These
contaminants settle on the reservoir bottom and normally do not significantly affect
reservoir water quality.
The protection of potable water reservoirs is under the jurisdiction of the State Department
of Health Services (DHS). As early as 1976, DHS recognized the potential impacts of
urbanization of watersheds of reservoirs in the County of San Diego. In 1976, DHS sent a
letter (DHS 1976) to the County of San Diego, which had land development jurisdiction
over most of the watershed areas at the time, expressing their concern about the potential
water quality impacts of urbanization. The DHS recommended a regulatory approach to
this issue; that is, set up specific guidelines to be applied to each development to prevent
dry weather surface flow or raw sewage from reaching a reservoir.
The City of San Diego has relied on the regulatory approach and has installed a diversion
ditch around its Lake Murray reservoir; has a ditch under construction at its Miramar
reservoir; and is planning a ditch around the Lake Hodges reservoir. The purpose of a
diversion ditch is to intercept all dry weather flow and runoff resulting from up to a five-
year frequency storm event and divert the flow around the reservoir. This design criteria is
based on the conventional wisdom that the initial runoff (first flush) will wash the urban-
landscape of contaminants and the subsequent runoff will be relatively clean.
Impacts
The Salt Creek Ranch SPA Plan proposes development in the Otay Reservoir's watershed.
Public sewer lines and two sewage pump stations will be installed. The development
would be located immediately adjacent to the Upper Otay Reservoir's high water level and
over 2000 feet from the existing "low pool" level.
3.45
It - J ~ I
The proposed project would be expected to generally decrease surface water quality due to
short-term impacts from construction activity as well as the long-term effects of urban
development
Construction-related effects pose significant potential impacts to water quality. Large-scale
excavation and grading and the creation of cut and fIll slopes would increase the potential
for erosion and transport of material within and off the site. The movement of sedimentary
materials into the onsite drainages and the Upper and Lower Otay Reservoirs could produce
significant local siltation impacts. The influx of such materials would be expected to
increase the quality of total solids as well as several individual mineral and inorganic
constituents. Depending on the quantity and duration of siltation effects, construction-
related sediment loss from the project site could contribute to the cumulative degradation of
local water quality, and related resources (e.g., biological habitats) and decrease reservoir
capacity.
A number of construction-related erosion controlling techniques would be included in the
project design to minimize sediment movement on disturbed areas. It is imperative that the
erosion-control measures be incorporated into the project design and implemented as part of
initial construction activities rather than added on after an erosional problem has developed.
All proposed erosion control measures would be subject to review and modification by the
City of Chula Vista Engineering Department prior to project approval.
Potential long-term impacts to water quality from the proposed project include increased
sediment yields from the erosion of developed areas and the general reduction in runoff
quality related to urban development.
The potential long-term erosion of developed areas would result from the removal of native
vegetation and topsoils, the creation of manufactured slopes, and the anticipated increase in
onsite runoff. Developed areas would be especially susceptible to erosion between the
need of construction and the establishment of permanent vegetation. Continued erosion
would reduce local water quality directly through increased sediment loads, and indirectly
through the presence of contaminants which adhere to the small diameter particles. The
proposed project design incorporates a landscaping plan for disturbed areas within the site.
/ t -- 37(/
3.46
Development of the watershed would degrade the water quality of the runoff. Specifically,
contaminants such as grease, oil, and heavy metals from automotive sources; pesticides,
herbicides, and fertilizers from residential or municipal uses; and bacteria from human or
animal wastes would be expected to occur in post-development runoff.
When the GDP was under consideration, DHS indicated that, based on a verbal description
of the project, they would probably require a diversion ditch (City of Chula Vista 199Oc).
The diversion ditch would need a capacity of 410 cullic feet per second (peak flow rate
during a 5-year storm) based on ultimate development of the Otay Lake and Otay Lake
tributary drainage basins. Two potential alignments of the diversion ditch were identified;
both would likely involve both open channels and underground conduits. The first,
shorter, alignment would begin at the outlet point of the Otay Lake basin and diven the
runoff into Salt Creek. The second alignment would outlet into the Otay River and could
also serve the nonheasterly ponion of East Lake Development, the proposed Olympic
Training Center and applicable portions of the future Otay Ranch development south of
Proctor Valley Road. The applicant investigated alternatives to the diversion ditch system
including retention basins and diversion via gravity flow and pump stations onsite and a
low flow diversion system.
The applicant is proposing to develop Salt Creek Ranch prior to the anticipated construction
of the urban runoff protection system and is proposing to construct a temporary system
during project development. This temporary system would be designed according to
criteria established for the permanent system. In addition, the applicant proposes to pay
fair-share fees for construction of a permanent runoff protection system for the Otay
Reservoirs when final design is determined.
The applicant is monitoring flows in three urban storm drains in the City of San Diego to
estimate post-development flows from the proposed project. An onsite monitoring
program is proposed as pan of the mitigation monitoring program for the EIR to establish
baseline data for the runoff from the project site. This monitoring program would be
continued until the project applicant has built 400 units in the sub-basin.
The SPA plan recommends the construction of a low flow pumped diversion system to
transpon estimated peak dry weather flows out of the basin and discharge into Salt Creek
Basin. The proposed diversion would occur at a culven under East H Street adjacent to
3-47
)t - J7 /
.
the Upper Otay Reservoir. The concrete apron at the opening of the culvert would have a
grade separation to divert 120 gpm to a pump station. The diverted flow would discharge
to the Salt Creek basin. Theoretically, the diversion, with a capacity of 120 gpm, would
capture all dry weather flows. The remainder of runoff flows exceeding 120 gpm would
spill over the grade separation and continue through the culvert, entering the reservoir. The
diversion would be monitored to verify its effectiveness.
In addition to the diversion of peak. dry weather flows, Wilson Engineering is
recommending that the diversion system be designed to handle peak sewage flows of
231.5 gpm with the basin. The pump that is proposed as part of the diversion system will,
therefore, serve three purposes.
. Divert all dry weather urban runoff out of the basin and prevent the runoff from
entering the Otay Reservoirs.
. Divert a portion of the initial runoff from a rainstorm, which is the most heavily
contaminated.
. Prevent sewage spills from reaching the reservoirs.
Wilson Engineering anticipates that the diversion system would remain in place until
structural controls are installed by the City of San Diego as part of a more comprehensive
system to protect the entire Upper and Lower Otay Reservoirs.
If monitoring indicates that water quality is degraded even with the diversion, a modified
wet detention pond would be created in the main channel to hold additional runoff flow
until it could be pumped into the diversion system.
Mitigation Measures
. The project shall be subject to review and approval by the State Department of
Health Services (DHS). The project shall implement mitigation measures as set
by DHS prior to issuance of any grading permit.
. Prior to or concurrent with SPA Plan approval, a diversion ditch plan, or other
acceptable plan to handle drainage to the Otay Drainage Basin, shall be prepared
3-48
//, -J7c2
and approved by the City of Chula Vista, City of San Diego and DHS. The
plan shall analyze the possibility of sewage system failures; effects of increased
levels of nutrients salts and pesticides from landscaping and irrigation; and
effects of petroleum products from surface street runoff. Additional
environmental analysis may be required based on the specific drainage ditch or
other plans. Design of these plans shall also consider providing additional
capacity for concurrent or future development
. The project applicant shall conduct an onsite mitigation monitoring program to
establish baseline data for runoff from the project site. This monitoring
program will be continued until 400 units in the sub-basin have been
constructed in the sub-basin.
. The project proponent shall submit a erosion control plan prepared by a
registered civil engineer and a registered landscape architect in accordance with
City of Chula Vista design standards. The plan shall be approved prior to
issuance of grading permits and shall include placement of sandbags, temporary
sediment basins, and an erosion control maintenance plan.
. The project proponent shall submit a storm drain plan prepared by a registered
civil engineer in accordance with City of Chula Vista design standards. The
plan must be approved prior to the issuance of grading permits and shall include
permanent erosion control facilities.
. Development of the subject project must comply with all applicable regulations
established by the United States Environmental Protection Agency (EPA) as set
forth in the National Pollutant Discharge Elimination System (NPDES) permit
requirements for urban runoff and stormwater discharge.
Analysis of Significance
Implementation of the above measures will mitigate the project's contribution to cumulative
water quality impacts to a level of insignificance.
3.49
/IP- J 73
3.5 BIOLOGICAL RESOURCES
Existing Conditions
The habitats, biological resources, and sensitive species occurring onsite have been detailed
in EIR 89-3. The EIR evaluated the project's General Development Plan (GDP), which
was approved. This report evaluates changes in the extent of the proposed grading
between the approved GDP and the Specific Plan Amendment (SPA).
Impacts
The proposed SPA is quite similar to the approved GDP. The SPA limits of grading have
been altered so that they extend beyond the GDP limits in some areas. In other areas,
however, the SPA limits of grading have been confmed further inside the GDP limits. The
amount of each habitat that would be impacted by the new grading limits is shown in
Table 3-1.
Table 3-1
ADDITIONAL IMPACTS TO HABITATS FROM THE SPA GRADING
LIMITS
Habitat
Additional Overall
hnpact
Comment
Coastal sage scrub
1.5 acres
Includes 2.7 acres retention of cactus
thicket (occupied cactus wren habitat)
Mitigate as per GDP
Riparian Habitat
0.2 acres
Native Grassland*
-3.3 acres
Positive retention of sensitive plant
habitat
Disturbed Grassland
1.8 acres
Total
0.2 acres
*Native Grassland would be impacted less under the SPA grading limits.
3-50
J;;~3~r
The additional areas of impact shown in Table 3-1 represent the sum of many small and
disjunct areas of impact. Thus the 1.5 acres of impact to coastal sage scrub would be
distributed throughout the site and is not a singular area or the sum of a few areas.
Additional SPA impacts to coastal sage scrub are incremental and are not considered
significant. The impact to California gnatcatcher is no greater than it would be under the
GDP. Thus the SPA would not create any new significant impacts to California
gnatcatcher. Although coastal sage scrub would be slightly more impacted overall, a 2.7
acr:e patch of sage scrub would be newly placed in natural open space. This patch contains
a large cactus thicket and a cactus wren nest. Implementation of the SPA would not impact
any cactus wren nests on the site, while the GDP would have impacted one thicket and one
nest. The SPA would not create any new significant impacts to cactus wren.
The additional impact to riparian habitats is 0.2 acre. All wetland impacts require
mitigation, due to the USFWS and ACOE "no net loss of wetlands" policy. Therefore,
impacts to riparian habitat are considered significant.
Native grassland onsite would be impacted less than it would have been under the GDP.
The increased amount of native grassland retained onsite would allow more suitable habitat
for the sensitive plant species that may occur there. Species with a high potential of
occurrence include Orcutt's brodiaea (Brodiaea orcuttii), Otay tarplant (Hemizonia
conjugens), and San Diego County needle grass (Stipa diegoensis). While the SPA would
reduce impacts to native grassland overall, the native grassland habitat onsite should be
surveyed as recommended in the original EIR.
The SPA would impact an additional 1.8 acres of disturbed grassland habitat. The loss of
this disturbed habitat is not considered significant.
Mitigation Measures
To mitigate additional impacts to 0.2 acre of riparian habitat to below the level of
significance, ERCE recommends creation/enhancement of riparian habitat. At a 2: I ratio,
0.4 acre of riparian habitat should be created or enhanced. This mitigation acreage should
be added to the mitigation acreage for the Salt Creek Ranch development and incorporated
into the wetland mitigation plan prepared by RECON included in Appendix A.
3-51
/i~:] '7_~
Analysis of Significance
The overall difference between the approved GDP and the proposed SPA totals 0.2 acre. If
one only considers undisturbed native habitats, the change is 1.6 acres on the positive side.
The incremental changes include a significant shift in the development boundary to protect
sensitive cactus wren habitat, a positive change over the GDP.
The additional incremental impacts under the SPA would be small and therefore the
analysis of significance from the original EIR would not change.
3.6 CULTURAL RESOURCES
The following archaeological/historical resources discussion is based on a confidential
technical report prepared by ERCE, which was prepared as part of the EIR for the General
Development Plan for Salt Creek Ranch (EIR 89-3) (Cultural Resource Testing and
Evaluation of the Salt Creek Ranch Project, June 1989). The report is on file at the City of
Chula Vista Planning Department.
Existing Conditions
Previous work by RECON identified 19 archaeological sites within the proposed Salt
Creek Ranch project site (Wade 1988), and an additional 8 sites were located during this
study. An evaluation program to determine site importance pursuant to the California
Environmental Quality Act (CEQA) was conducted for these 27 historic and prehistoric
sites.
Prehistoric. ArchaeolOlrical Resources
ERCE's testing program for prehistoric sites included site record search, literature review,
survey, excavation of shovel test pits (STPs), surface collection of diagnostic artifacts,
excavation of 1 x 1 meter (m) units and data analysis. In all, 19 prehistoric localities were
tested, resulting in the recovery of over 8,000 artifacts. Ten of these sites have the
potential to answer important research questions: CA-SDi-4,530, CA-SDi-4,531, CA-SDi-
4,776, CA-SDi-6,961, CA-SDi-7,197 Locus A-I, CA-SDi-8,658, CA-SDi-1O,770, CA-
SDi-ll,042, and CA-SDi-ll,178.
3.52
jj;/ J?t
The prehistoric sites fall into three categories: quarry sites, lithic scatters, and habitation
sites. All of the sites appear to be part of a settlement system occupied as early as 7,000
years ago, based on the presence/absence of diagnostic artifacts. These sites contain biface
tools (points/knives), milling tools (manos/metates), hammerstones, cores, scraping tools,
flakes/angular waste, and faunal remains of shell and bone. A number of the prehistoric
sites fall within the Bonita-Miguel Archaeological District and were previously identified by
the County of San Diego, State Office of Historic Preservation, and federal agencies as
important to our understanding of the early prehistoric occupation in San Diego County.
Historical Archaeolo~cal Resources
The sites within the project area that are identified as historic resources consist of historic
archaeological resources rather than existing buildings or structures. These historic sites
are representative of a rural community settled as early as 1886. Some of the sites were
located by RECON (Wade 1988) and others were discovered by ERCE in the process of
researching early maps for the evaluation program. The program also included historical
research, site surveys, backhoe trenching and excavation of STPs.
Based on the results of research and testing activities, there is a potential for eight sites to
contain important historic materials: CA-SDi-7, 199 (W-2,204) (H-2), CA-SDi-8,657 (W-
2,943) (H-13), CA-SDi-ll,043 (Baldwin 3) (H-12), CA-SDi-ll,044 (Baldwin 4) (H-5),
CA-SDi-ll,614H (H-4), CA-SDi-ll,615H (H-6), CA-SDi-ll,616H (H-7), and CA-SDi-
11617H (H-14). Use of these sites in the late 1800s and early 1900s indicates a potential
for important historic archaeological features such as privies, cisterns, and trash deposits.
The sites represent a period within the regional development of San Diego County that is
neither well documented nor well defined, and the sites have the potential to provide
answers to important research questions addressing social, cultural or economic lifestyles
and values associated with a rural setting. On the local level, these sites represent a
previously unidentified component of the early history of Chula Vista.
Important Sites
The testing program for prehistoric and historical archaeological resources identified
18 sites/loci as important pursuant to CEQA criteria: CA-SDi-4,530, CA-SDi-4,531, CA-
SDi-4,776, CA-SDi-6,961, CA-SDi-6,963, CA-SDi-7,197 Locus A-I, CA-SDi-7,199,
CA-SDi-8,657, CA-SDi-8,658, CA-SDi-l0,770, CA-SDi-ll,042, CA-SDi-ll,043, CA-
3-53
/b--- J77
SDi-ll,044, CA-SDi-ll,178, CA-SDi-ll,6l4H, CA-SDi-ll,6l5H, CA-SDi-ll,6l6H,
and CA-SDi-116l7H. The technical report provides detailed explanations on resource
importance.
Impacts
The proposed Sectional Planning Area (SPA) Plan is similar to the General Development
Plan (GDP) analyzed in City of Chula Vista EIR 89-3. Differences occur in the routing of
roadways and in the limits of grading as shown on Figure 3-9. The potential impacts to
cultural resources as a result of implementation of the SPA Plan are, however, identical to
those that would occur with implementation of the GDP.
Two types of impacts may result from proposed site development: direct and indirect.
Direct impacts are those associated with construction and development activities. Indirect
impacts are those associated with increased access to an area in which cultural resources
exist. This includes equipment staging areas and increased public access.
Table 3-2 lists important sites that are at risk of direct impacts, and Table 3-3 lists sites that
may be indirectly affected. Portions or the entirety of 16 of the 18 important prehistoric
and historic archaeological sites will be directly affected by implementation of the GDP or
the SPA Plan, and portions of 6 of those sites and I additional site are also at risk of
indirect impacts. These sites contain information which can address important research
questions, possess integrity of deposit; and possess information on a poorly known period
of prehistoric and historic occupation.
Sites CA-SDi-4,530, CA-SDi-4,53l, CA-SDi-7,197 Locus A-I, CA-SDi-7,199, CA-SDi-
8,657, CA-SDi-8,658, and CA-SDi-1O,770 fall within the sensitive archaeological region
identified as the Bonita-Miguel Archaeological District. This district has been defined as a
potential National Register Property by the County of San Diego (Wirth 1981). The BLM
has also identified the Bonita-Miguel Archaeological District as eligible to the National
Register of Historic Places (Freel 1976). On the basis of the prehistoric sites, the Bonita-
Miguel Archaeological District was determined a significant property by the U.S. Nuclear
Regulatory Commission and the U.S. Department of the Interior (1978).
3-54
/IP - J7~
Table 3.2
SALT CREEK RANCH
IMPORT ANT CULTURAL RESOURCES
AT RISK OF DIRECT IMPACTS
Site Source of Impact Recommendation Comments
CA-SDi-4,530 Residential Data recovery Within Bonita-
construction program Miguel National
Register District
(BMNRD)
CA-SDi-4,531 Residential Data recovery Within
and roadway program BMNRD
construction
CA-SDi-7,199 Residential Data recovery Within
construction program (prehistoric) BMNRD
Monitor (historic)*
CA-SDi-8,657 Residential Data recovery Within
construction program (prehistoric) BMNRD;
Monitor (historic)* portions of site
may be indirectly
affected by users
of Open Space
CA-SDi-1O,770 Residential Data recovery Within
construction program BMNRD
CA-SDi-ll,042 Residential Data recovery
construction program
CA-SDi-II,043
Residential
construction
Monitor for historic
resources*
CA-SDi-ll,044
Residential
and CPF
construction
Monitor for historic
resources*
Portions of site
may be indirectly
affected by users
of neighborhood
park
3.55
ji 3? J
Table 3.2 (Continued)
SALT CREEK RANCH
IMPORTANT CULTURAL RESOURCES
AT RISK OF DIRECT IMPACTS
Site Source of Impact Recommendation Comments
CA-SDi-4,776 Residential Data recovery
Locus a construction program
CA-SDi-6,961 Residential Data recovery
Locus B construction program
CA-SDi-6,963 Residential Data recovery Loci C, D and E
Locus C construction program may be indirectly
affected by users
of Open Space
CA-SDi-ll,178 Residential Data recovery
construction program
CA-SDi-ll,614H Roadway Monitor during Portions of site
construction construction* may be indirectly
affected by users
of neighborhood
park
CA-SDi-ll,615H Roadway Monitor during Portions of site
construction construction* may be indirectly
affected by users
of neighborhood
park
CA-SDi-ll,616H Residential Monitor during
construction construction*
CA-SDi-ll,617H School Monitor during
construction construction*
* If features are revealed during construction, a data recovery program may be
necessary.
3-56
/j;,- ~W
Table 3.3
IMPORTANT CULTURAL RESOURCES AT RISK OF
INDIRECT IMPACTS
Site Land Use Designation Reconunendation Comments
CA-SDi-7,197 Neighborhood Park Monitor during Within Bonita-
(Locus A-I) earth moving* Miguel National
Register District
(BMNRD);
may also be
directly affected
by Fire Station
CA-SDi-8,657 Open Space If feasible, index Within BMNRD;
area of site in may also be
Open Space; cap with directly
2 feet of fill ** affected by
Monitor for historic residential
resources* construction
CA-SDi-8,658 Open Space If feasible, index Within BMNRD
area of site in
Open Space; cap with
2 feet of fill **
CA-SDi-ll,044 Neighborhood Park Monitor during May also
earth moving* be directly
affected by CPF
and residential
construction
CA-SDi-6,963 Open Space If feasible, Locus C may be
Loci C, D and E index area of site in directly affected
Open Space; cap with by residential
2 feet offill** construction
CA-SDi-II,614H Neighborhood Park Monitor during May also
earth moving* be directly
affected by
road widening
CA-SDi-II,615H Neighborhood Park Monitor during May also be
earth moving* directly
affected by
road widening
. If features are revealed during earth moving, a data recovery program may be necessary.
.. If not feasible, an alternative form of site protection or a data recovery program will be necessary.
3-57
/~ -36/
CA-SDi-ll,178 and CA-SDi-4,776, which are not included in the Bonita-Miguel
Archaeological District, also represent important prehistoric resources. CA-SDi-II,178
will be directly affected by project development as will Loci A, B, and C of CA-SDi-4,776.
CA-SDi-8,658, a Bonita-Miguel National register District site, is located within a proposed
open space easement and will be indirectly impacted by project development. Loci D and E
of CA-SDi-4,776 also fall into open space easements and will be indirectly affected.
Mitigation Measures
Mitigation of impacts to important cultural resources can be achieved through either
avoidance or by conducting a data recovery program. Avoidance could include project
redesign, or indexing the content of a site by excavating a small sample then capping the
site with 2 feet of fill and incorporating these sites or portions of these sites into the Salt
Creek Park system (Chula Vista Greenbelt). Recommended mitigation measures include
the following:
. If avoidance of important prehistoric archaeological resources cannot be
achieved, a data recovery program to mitigate development impacts shall be
conducted, including, where necessary, surface collection and mapping of
artifacts, a phased data recovery program, and monitoring. This phased
approach shall employ a random sample in conjunction with a focused
inventory for features (i.e., hearths). The data recovery program shall be in
accordance with a regional approach for all prehistoric sites within Salt Creek
Ranch, Salt Creek I and EastLake III, thereby allowing a comprehensive
understanding for these sites. This regional understanding would also be in
agreement with the Bonita-Miguel Archaeological District within which CA-
SDi-4,530/W-643 falls.
. The data recovery shall follow the Advisory Council's guidelines as defined
within Treatment of Archaeological Properties, A Handbook (ACHP 1980).
The treatment plan shall be oriented to address local and regional research
questions and clearly identify the methods to be used to address the research
questions. Research questions to be addressed are listed in ERCE's June 1989
Salt Creek Ranch Cultural Resource Evaluation on file at the City of Chula Vista
Planning Department.
3-58
/cb ~ 3~
. To ensure that potentially imponant historic archaeological resources assumed
to be present at the eight locales listed above are not adversely affected, a
program to include monitoring of grading activities with the possibility of data
recovery is recommended. This program shall provide for excavation,
recording and collection of resources if significant features, such as privies or
trash deposits, are located during grading. This program shall include analysis
of recovered anifacts in relation to an approved research design and a repon of
findings.
. Indirect impacts may occur to historic sites located adjacent and exterior to the
project boundary (H-ll, H-15, H-16, H-17). Fencing of project boundaries
and strict avoidance of off-site impacts in these areas should occur. The
remaining nine sites (CA-SDi-7,197A, CA-SDi-7,211, CA-SDi-8,206C, CA-
SDi-9,169, CA-SDi-7 ,977, CA-SDi-ll,045, CA-SDi-ll,046, CA-SDi-
11,626, and H-9) are identified as not imponant and, as such, need not be
addressed in this document.
Analysis of Significance
Implementation of the above mitigation measures will mitigate potential project and
cumulative cultural resource impacts to below the level of significance.
3.7 TRANSPORTATION AND CIRCULATION
The following section is a summary of the traffic analysis repon prepared by Willdan
Associates in November 1991 for the Salt Creek Ranch SPA Plan. The analysis is
contained in its entirety in Appendix D.
Existing Conditions
Regional access is currently provided by 1-805, which is located west of the project site.
Future construction of State Route 125 will playa key role in providing additional regional
access for the traffic generated by this project and additional projects planned for the
Eastern Territories.
The Salt Creek Ranch project area is currently traversed by Proctor Valley Road, with
arterial access provided by East "H" Street, Telegraph Canyon Road, atay Lakes Road,
and Corral Canyon Road. The condition and status of these roadways is based on data
provided by the City of Chula Vista and the County of San Diego.
Existin~ Roadwav Characteristics
Figure 3-16 illustrates the study area and includes the most recent traffic count data
available for the streets as well as the number of travel lanes and traffic control devices in
the vicinity of the project. The traffic count data shown on this figure were compiled from
information collected by Willdan Associates and provided by the City of Chula Vista. The
following paragraphs provide a description of the roadways in the vicinity of the proposed
project.
Interstate 805 is a north/south eight lane divided freeway branching off Interstate 5 just
north of the Mexican border and reconnecting to Interstate 5 in Sorrento Valley. Currently
Interstate 805 carries 148,000 and 134,000 Average Daily Trips (ADT) north and south,
respectively of its interchange with "H" Street. North of the Bonita Road interchanges this
freeway carries 160,000 ADT.
State Route 54 is a east/west freeway connecting Interstate 5 and Interstate 805, then
transitioning to a four lane conventional roadway east of Interstate 805. It should be noted,
that the portion between Interstate 5 and 805 was recently opened and traffic count data is
not available for this section, however, east of Interstate 805 this roadway carries
56,000 ADT.
East "H" Street is designated a six lane primary arterial (6 lanes, divided) and is currently
constructed to ultimate standards east of Interstate 805 to atay Lakes Road. East "H"
Street is currently carrying 32,400 and 50,400 ADT east and west of Hidden Vista Drive,
respectively. West of atay Lakes Road, East "H" Street currently carries 28,600 ADT.
East of atay Lakes Road, East "H" Street is designated as a four lane major road and is
currently constructed to ultimate standards across the EastLake Hills and Shores
development to a point just west of the Salt Creek Ranch project. According to the City of
3-60
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Chula Vista's latest traffic counts, East nRn Street carries approximately 15,900 ADT just
east of Otay Lakes Road and approximately 14,200 ADT west of Corral Canyon Road, and
9,100 ADT east of Corral Canyon Road.
Telegraph Canyon Road is an east/west facility connecting Interstate 805 with Otay Lakes
Road. Telegraph Canyon Road terminates at its intersection with Otay Lakes Road where
Otay Lakes Road turns and changes general direction to become an east/west facility. In
the future, the east/west portion of Otay Lakes Road (east of the terminus of Telegraph
Canyon Road) will be renamed Telegraph Canyon Road. Currently, this facility is
constructed with six travel lanes (divided) between Interstate 805 and Paseo del Rey, five
travel lanes (three lanes eastbound and two lanes westbound) between Paseo del Rey and
Medical Center Drive, four travel lanes (divided) between between Medical Center Drive
and Paseo Ladera, transitioning to two travel lanes from Paseo Ladera to just east of Otay
Lakes Road. Just east of Otay Lakes Road, the EastLake Development company is
constructing this facility to four travel lanes (divided) within a six lane primary arterial
graded width through their property. The existing two lane segment between Paseo Ladera
and Otay Lakes Road will be reconstructed to ultimate prime arterial standards by future
assessment districts.
According to the City of Chula Vista's most recent traffic count data, Telegraph Canyon
Road is carrying 46,600 ADT just east of Interstate 805 decreasing to 32,500 ADT west of
Crest Drive. To the east volumes decrease from 25,800 to 15,900 just west of Otay Lakes
Road.
Otay Lakes Road is a north/south facility constructed to four lane major standards between
Bonita Road to just north of Telegraph Canyon Road. Ultimate plans designate Otay Lakes
Road as a six lane major road between Bonita Road and Telegraph Canyon Road. The
most recent traffic count data indicates that Otay Lakes Road is carrying between 16,200
and 19,600 ADT between East nRn Street and Bonita Road. South of East nRn Street
current daily traffic volumes range between 12,100 and 16,500 ADT. East of Telegraph
Canyon Road, Otay Lakes Road carries 9,600 ADT west of EastLake Parkway. Between
EastLake Parkway and Lane Avenue this facility currently carries 5,600 ADT.
Corral Canyon Road is a north/south roadway with two lanes (one travel lane in each
direction) with a two-way left turn lane. The City of Chula Vista has classified this
roadway as a Class I collector (four lanes, undivided) from East nRn Street north to
3-62
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Central Avenue. According to the City's most recent traffic count data, Corral Canyon
Road carries approximately 7,400 ADT just north of East "H" Street.
Central Avenue is an east/west two lane roadway with its easterly terminus at Country
Trails Lane. Central Avenue is designated as a Class 1 collector between Bonita Road and
Cotral Canyon Road. This facility is constructed to ultimate width from just east of Bonita
Road to Frisbie Road; however, it is striped for one wide travel lane in each direction with
a center two-way left turn lane. From east of Frisbie Road to Cotral Canyon Road, Central
Avenue consists of one travel lane in each direction. Central A venue has signalized
intersections with Bonita Road and Corral Canyon Road. Central Avenue currently carries
9,800 and 11,800 ADT east and west of Bonita Road, respectively.
Bonita Road is designated as a four lane major road just east of Interstate 805 and is
constructed to ultimate standards from I-80S to just east of Otay Lakes Road. At its
intersection with Otay Lakes Road, Bonita Road transitions into one travel lane in each
direction (but is widened out at the intersection with Central Avenue), and turn in a
northerly direction before terminates at Sweetwater Road. The City's most recent traffic
count information indicates Bonita Road carries 44,600 ADT just east of Interstate 805,
decreasing to 31,100 ADT east of Randy Lane. Between Allens School Road and Otay
Lakes Road, this facility currently carries 26,700 ADT. Between Otay Lakes Road and
Central A venue, Bonita Road currently carries 26,000 ADT. South of Sweetwater Road to
San Miguel Road, this facility carries 11,100 ADT.
Proctor Valley Road exist today as a two lane partially paved/graded dirt road in a
north/south alignment just south of San Miguel Road, where it then follows an east/west
alignment across the southerly portion of the Salt Creek Ranch property connecting with
Campo Road/State Route 94 in Jamul. This roadway basically serves scattered agricultural
uses and carries very low traffic volumes. Currently, there is no traffic count data available
for this roadway. In the future, the east/west portion of Proctor Valley Road will serve as
the extension of the East "H" Street across the Salt Creek Ranch property as a four lane
major roadway. Portions of Proctor Valley road to the north and west of Salt Creek Ranch
will serve as part of the future State Route 125 freeway alignment.
3.63
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Public Transportation
Public transportation currently does not serve the Salt Creek Ranch project site. Chula
Vista Transit route 705 A which serves Corral Canyon Road, Central A venue, and Bonita
Road terminates at the Bayfront/E Street trolley station. Chula Vista Transit Routes 704
and 707 provide service to Southwestern College and Telegraph Canyon Road terminating
at the "H" Street trolley station. From the "H" Street and Bayfront trolley stations service
to downtown San Diego and transfer to the regional public transportation system is
provided.
Evaluation of Existini Daily Traffic Volumes
Table 3-4 is a comparison of the daily traffic volumes shown on Figure 3-16 and the City's
recommended maximum volume for level of service (LOS) C for the roadways (per
functional classification). The City of Chula Vista's maximum LOS C capacity were
obtained from the City of Chula Vista Draft General Plan and are included in Appendix D.
As shown on Table 3-4, it is evident that most street segments operate within the City of
Chula Vista's recommended LOS C volumes. However, a number of rural two lane
roadways carry double or triple the maximum recommended LOS C volumes. Telegraph
Canyon Road between Paseo Ladera and Otay Lakes Road carnes double the City of Chula
Vista's maximum LOS C recommended volumes for a two lane roadway. However, the
City is in the process of improving these sections to six lanes which will provide additional
capacity.
Bonita Road between Randy Lane and Interstate 805 carries daily traffic volumes which
exceed the City's maximum LOS C recommended volumes for a four lane major roadway.
This roadway between Otay Lakes Road and Central Avenue carries over triple the City's
maximum LOS C recommended daily traffic volumes for a two lane roadway. It should be
noted the segment of Bonita Road between Otay Lakes Road and Central A venue is in the
County of San Diego's jurisdiction and a transit project is scheduled to improve this section
to four lane major road standards.
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3-64
Table 3-4
EXISTING STREET SEGMENT OPERATIONS IN THE PROJECT VICINITY
Daily Rec. Max.
Street Segment Classification 1 Volume V 0lume2 V/C
TELEGRAPH CANYON ROAD
1-805 to Crest Drive 6P 46,600 50,000 0.93
Crest Drive to Paseo del Rey 4M 25,800 30,000 0.86
Paseo del Rey to Medical Center Dr. 4M 20,200 30,000 0.67
Medical Center Dr. to Paseo Ladera 4M 18,900 30,000 0.63
Paseo Ladera to Buena Vista Way 2CIII* 17,600 7,500 2.35
Buena Vista Way to Otay Lakes Rd. 2CIII* 15,900 7,500 2.12
OfAY LAKES ROAD
East of Lane Avenue 2CIII* 2,500 7,500 0.33
Lane Avenue to EastLake Pkwy 4M 5,600 30,000 0.19
EastLake Pkwy to Rutgers Avenue 4M 9,600 30,000 0.32
Rutgers Avenue to Telegraph Cyn. Rd. 2CIII* 7,100 7,500 0.95
Telegraph Cyn. Rd. to East "H" Street 4M 16,500 30,000 0.55
East "H" Street to Camino Del Cerro 4M 16,400 30,000 0.55
Grande 4M 19,600 30,000 0.65
Camino Del Cerro Grande to Bonita Rd.
EAST "H" STREET
1-805 to Hidden Vista Dr. 6P 50,400 50,000 1.01
Hidden Vista Dr. to Paseo Del Rey 6P 32,400 50,000 0.65
Paseo Del Rey to Buena Vista Way 6P 32,600 50,000 0.65
Buena Vista Way to Otay Lakes Rd. 6P 28,600 50,000 0.57
Otay Lakes Rd. to Auburn Avenue 4M 15,900 30,000 0.53
Auburn Avenue to Corral Cyn. Rd. 4M 14,200 30,000 0.47
Corral Cyn. Rd. to EastLake Drive 4M 9,100 30,000 0.30
CORRAL CANYON ROAD
East H Street to Blacksmith Road 2CII 7,400 12,000 0.62
BONITA ROAD
1-805 to Plaza Bonita Road 4M 44,600 30,000 1.49
Plaza Bonita Road to Randy Lane 4M 35,300 30,000 1.18
Randy Lane to Willow Street 4M 31,100 30,000 1.04
Willow Street to Allen School Road 4M 27,300 30,000 0.91
Allen School Road to Otay Lakes Road 4M 26,700 30,000 0.81
Otay Lakes Road to Central Avenue 2CIII 26,700 7,500 3.56
Central Avenue to San Miguel Road 2CIII 12,200 7,500 1.63
San Miguel Road to Sweetwater Road 2CIII 11,100 7,500 1.48
SAN MIGUEL ROAD
Bonita Road to Proctor Valley Road 2CIII 5,100 7,500 0.68
. = Roadway under construction; P = Prime; M = Major; crr = Class II Collector; cm = Class III Collector
Source: W illdan Associates, 1991.
3-65
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Evaluation of Peak Hour Conditions at Key Intersections
In order to document existing conditions in the project vicinity, the City of Chula
Vista 1990 Growth Management Intersection Monitoring Program prepared by JHK and
Associates was referenced. This annual repon includes manual turning movement counts
at the 109 signalized intersections within the City of Chula Vista under AM, midday, and
PM peak hour conditions. Analyzing the intersections is imponant because, intersections
tend to be the overall controlling factor on the street network.
The existing conditions at these intersections were analyzed during the commuter peak hour
periods (morning and afternoon) using the information contained in the lliK repon. The
count summaries and calculation worksheets along with description of conditions and
ranges for the various levels of service are contained in Appendix D. Figures 3-17 and
3-18 illustrate the existing morning and afternoon peak hour turning movements,
respectively.
Table 3-5 summaries the analyses of the peak hour levels of service for the intersections
analyzed. As shown on Table 3-5, all of the signalized intersections (except for those with
freeway interchanges) operate at LOS C or better.
Impacts
To evaluate the potential impacts of the proposed Salt Creek Ranch SPA Plan, it was
necessary to estimate the number of trips generated by the proposed project. These trips
were then distributed and assigned to the surrounding street network (by phase) in
accordance with anticipated travel patterns. Since the City of Chula Vista has already
approved numerous tentative and final maps in the project vicinity, the year 1995 with
"approved projects" forecast contained in the ECVTPP was used as a base for future
conditions. Street segment and intersection capacities were then evaluated under future
conditions along with Salt Creek Ranch phasing to determine project related impacts.
Buildout impacts were evaluated utilizing the City of Chula Vista scenario #4 General Plan
forecasts.
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EXISTING LEVELS OF SERVICE AT PROJECT
VICINITY INTERSECTIONS
Intersection
AM
ICU LOS
PM
ICU LOS
Bonita Road/I-805 nib ramps 0.67 B 0.87 D
Bonita Road/I-805 sib ramsp 0.73 C 1.09 F
East "H" Street/I-805 nib ramps 0.65 B 0.64 B
East "H" Street/I-805 sib ramps 0.54 A 0.87 D
Telegraph Cyn. Road/I-805 nib ramps 0.77 C 0.80 C
Telegraph Cyn. Road/I-805 sib ramps 0.70 B 1.07 F
Bonita Road/Otay Lakes Road 0.78 C 0.75 C
Otay Lakes Road/Allen School Road 0.36 A 0.33 A
Otay Lakes Road/Canyon Drive 0.42 A 0.38 A
Otay Lakes Road/Bonita Point Plaza 0.39 A 0.36 A
East "H" Street/Hidden Vista Drive 0.57 C 0.78 C
East "H" Street/Paseo del Rey 0.75 C 0.79 C
East "H" StreetlBuena Vista Way 0.77 C 0.79 C
East "H" Street/Southwestern College 0.57 A 0.53 A
East "H" Street/Otay Lakes Road 0.75 C 0.66 B
East "H" Street/Auburn Avenue 0.44 A 0.43 A
East "H" Street/Rutgers/Corral Cyn. 0.57 A 0.50 A
Telegraph Cyn. RdlHalecrest Drive 0.57 A 0.65 B
Telegraph Cyn. Rd./Crest Drive 0.67 B 0.66 B
Telegraph Cyn. Rd./Paseo del Rey 0.61 B 0.56 A
Telegraph Cyn. Rd./Medical Center Dr. 0.40 A 0.49 A
Source: t 990 City of Chula Vista Growth Management Intersection Monitoring Program, JHK & Associates
3-69
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Throughout this impact analysis, a distinction is made between 1995 Base Conditions,
Scenario 1 Conditions, Scenario IA Conditions, and Scenario 2 Conditions. The
following is a description of each condition and the methodology and tasks undertaken in
forecasting the travel demand.
I. 1995 Base Conditions. The 1995 base condition was established based
on information contained in the ECVTPP. This condition assumes
construction of all approved developments (see Table 3-6) and related
roadway improvements as documented in the ECVTPP, except for the
segment of "H" Street just west of the project site, which was assumed
to consist of a two lane paved road.
2. Scenario 1 Conditions. The Scenario 1 conditions assume the
completion of Phase I of the Salt Creek Ranch, in addition to the base
condition described above. This condition was established as follows:
A. Daily and peak hour trip generation rates for Phase I were
developed based on SANDAG's Traffic Generation Manual.
B. The Phase I traffic was assigned to the surrounding roadways
and added to the base condition resulting in Scenario 1 traffic
volumes. The trip distribution and assignment of the Phase I
traffic was estimated based on the TRANPLAN model software.
Scenario 1 was eliminated as a viable scenario based on the
following issues: capacity analysis of the base conditions with Salt
Creek Ranch Phase I and Proctor Valley Road as a two-lane paved
(Scenario 1) indicate that the level of service at the intersection of
Hidden Vista DrivelEast "H" Street could not be mitigated to
acceptable levels; the current alignment of Proctor Valley Road does
not conform with the Circulation Element of the General Plan.
Therefore, similar analyses were conducted with Proctor Valley
Road remaining as a two-lane dirt road and with a two-lane paved
roadway cQnnecting the segment of East "H" Street between Salt
Creek Ranch and Salt Creek 1 (Scenario lA).
3-70
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Table 3-6
APPROVED PROJECTS
Residential
Dwelling Industrial Commercial
Project Units Acres Acres
Rancho del Rey I 1,310 76.2 6.6
EastLake I 16 66.0 34.2
Ladera Villas 29
Terra Nova 86
Woodcrest S.W. 54
Canyon View 40
Olympic Training Center
Rancho del Rey IT 567
Salt Creek I 538
EastLake Greens 2,774 19.6
Sunbow 1,946 46.0 10.0
Village Center (E.L.I.) 405
Montillo 353
Rancho del Rey ill 1,380
Totals 9,498 207.8 50.8
Source: Willdan Associates, 1991.
3-71
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3. Scenario 1A Conditions. Scenario 1A Conditions are similar to
Scenario 1 with the exception that it assumes the construction of a two
lane paved road between Salt Creek 1 and Salt Creek Ranch and Proctor
Valley Road remains as a two-lane dirt road.
4. Scenario 2 Conditions. The Scenario 2 conditions assumes the ultimate
development of Salt Creek Ranch and the implementation of a four-lane
at-grade roadway along the State Route 125 corridor. The methodology
used to establish the projected traffic volumes for this scenario is similar
to Scenario 1 and 1A above, using the total traffic generated by Salt
Creek Ranch.
Trip Generation
The traffic volumes which will result from the proposed project are estimated using
accepted trip generation rates and peak hour factor which are based on categories of land
uses. These rates have been developed by various agencies and are summarized by
SANDAG in their Traffic Generators Manual. Table 3-7 summarizes the expected trip
generation from each phase of the Salt Creek Ranch SPA.
As shown on Table 3-7, the first phase of the Salt Creek Ranch SPA is estimated to
generate 14,100 daily vehicle trips with 1,209 trips (splitting 373 inbound and
896 outbound) during the morning peak hour and 1,340 trips (splitting 901 inbound and
439 outbound) during the afternoon peak hour. Phase 2 is estimated to generate
14,280 daily vehicle trips with 1,275 daily trips (splitting 374 inbound and 901 outbound)
during the morning peak hour and 1,355 trips (splitting 911 inbound and 444 outbound)
during the afternoon peak hour. Phase 3 is estimated to generate 2,910 daily vehicle trips
with 233 trips (splitting 47 inbound and 186 outbound) during the morning peak hour and
291 trips (splitting 204 inbound and 87 outbound) during the afternoon peak hour. In
summary, all three phases of the Salt Creek Ranch SPA would generate 31,290 daily
vehicle trips with 2,777 trips (splitting 794 inbound and 1,983 outbound) expected during
the morning peak hour and 2,986 trips (splitting 2,016 inbound and 970 outbound)
expected during the afternoon peak hour. Since the project site is currently vacant,
generation of these trips would be additional to those trips already on the street network.
3.72
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Table 3-7
TRIP GENERATION
AM Peak Hour PM Peak Hour
Land Use Intensity Trip Rate ADT % In Out % In Out
Phase 1:
SFDU 1,017 units 10/DU 10,170 8 163 651 10 712 305
MFDU 240 units 8/DU 1,920 8 31 123 10 134 58
Elementary School 10 acres 100/acre 1,000 26 156 104 5 15 35
Neighborhood Park 17 acres 50/acre 850 4 17 17 8 34 34
Church 3 acres 4O/acre 120 4 4 1 8 5 5
Fire Station 1 acre 40/acre 40 4 2 0 8 I 2
Subtotal: Phase 1: 14,100 373 896 901 439
Phase 2:
SFDU 984 units IO/DU 9,840 8 157 630 10 689 295
MFDU 285 units 8/DU 2,280 8 36 146 10 160 68
Elementary School 10 acres l00/acre 1,000 26 156 104 5 15 35
Neighborhool Park 20 acres 50/acre 1,000 4 20 20 8 40 40
Church 4 acres 4O/acre 160 4 5 I 8 7 6
Subtotal: Phase 2: 14,280 374 901 911 444
Phase 3:
SFDU 291 IO/DU 2,910 8 47 186 10 204 87
Subtotal: Phase 3: 2,910 47 186 204 87
Total 31,290 794 2,016 970
SFDU = Single Family Dwelling Units
MFDU = Multi-family Dwelling Units
Source: Willdan Associates, 1991
3-73
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Trip Distribution and Assilmment
The distribution of trips typically results from an estimate of ultimate travel destination and
routes used to reach those destinations. The bases for choosing a route is the drivers
consideration of time, distance, and convenience. A major element is access to the regional
circulation system and the interaction between residential land uses with employment,
shopping, recreation, and institutional areas. In order to determine the distribution of trips
to and from the project site, the ECVTPP travel forecast model was utilized for distributing
and assigning project related traffic. Figures 3-19 and 3-20 present the distribution of
project traffic onto the surrounding street system under Scenario I and Scenario 2,
respectively. As shown under Scenario I, the majority of traffic (70 percent) will use
Telegraph Canyon Road, while under Scenario 2, the majority of traffic (80 percent) will
use "H" Street.
Under buildout conditions, the trips distribution was estimated based on a selected zone
assignment from the City of Chula vista scenario four travel forecast (SANDAG 8-13-89).
The majority (60 percent) of the project trips will be oriented west along East "H" Street
connecting to State Route 125 (north/south destination) and continue west for destination
along "H" Street The remainder of the project related traffic will be oriented to the south
on Lane A venue (20 percent) and Hunte Parkway (15 percent) for connection to Telegraph
Canyon Road.
Based on a review of the trip generation and distribution, the following intersections were
selected for detailed analysis (see Figure 3-21)
. Telegraph Canyon Road and Crest Drive
. Telegraph Canyon Road and Paseo del Rey
. Telegraph Canyon Road and Medical Center Drive
. Telegraph Canyon Road and Otay Lakes Road
. Telegraph Canyon Road and East Lake Parkway
. Telegraph Canyon Road and Hunte Parkway
. Telegraph Canyon Road and Lane A venue
. East "H" Street and Hidden Vista Drive
. Elmhurst Drive and Otay Lakes Road
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. East "H" Street and Otay Lakes Road
. Bonita Road and Otay Lakes Road
1995 Base Conditions Analysis
Evaluation of Daily Traffic Volumes
Table 3-8 is a comparison of the daily traffic volumes shown on Figure 3-22 and the City's
recommended maximum volume for LOC C for the roadways (per functional
classification). The City of Chula Vista's maximum LOS C capacity were obtained from
the City of Chula Vista Draft General Plan (page 2-18) and are included in Appendix D to
this EIR.
As shown on Table 3-8, the following street segments will carry volumes in excess of the
City of Chula Vista's recommended LOS C volumes:
. Bonita Road - East of Interstate 805 to Otay Lakes Road
. East "H" Street - East of Interstate 805 to Hidden Vista Drive
. Otay Lakes Road - North of Telegraph Canyon Road
It should be noted that analysis of the daily traffic is a generalized approach and is provided
for informational purposes. It is the peak hour condition which dictates improvements and
thus will be the focus of the analysis.
Evaluation of Peak Hour Conditions at Key Intersections
Figures 3-23 and 3-24 illustrate the 1995 base condition AM and PM peak hour turning
movements, respectively. Table 3-9 summarizes the analysis of the peak hour levels of
service for the intersections analyzed. The detailed analysis is contained in Appendix D of
this EIR.
As shown on Table 3-9, the following five intersections will require improvements in order
to operate at an acceptable level of service.
. Telegraph Canyon Road/East Lake Parkway
. East "H" Street/Hidden Vista Drive
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~ ERCE
1995 Base Conditions
Dally Forecast Traffic Volumes (In thousands)
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3-22
Table 3-8
1995 BASE CONDITIONS STREET SEGMENT OPERATION
1995 Base Recommended
Functional Conditions Maximum
Roadway Segment Class) Volume Volume2 V/C3
Bonita Road
E/of 1-805 4M 44,700 30,000 1.49
W lof Otay Lakes Road 4M 34,500 30,000 1.15
E/of Otay Lakes Road 4M 29,000 30,000 0.97
W/ofCentral Avenue 4M 21 ,400 30,000 0.71
East "H" Street
(M E/ofI-805 8P 76,600 70,000 1.09
0. E/of Hidden Vista Drive 6P 63,000 50,000 1.26
=
E/of Paseo Ranchero 6P 48,900 50,000 0.98
W lof Otay Lakes Road 6P 43,200 50,000 0.86
Elof Otay Lakes Koao .~- -<1M 16,400 30,000 0.55
W lof Corral Canyon Road 4M 9,800 30,000 0.33
E/of Corral Canyon Road 4M 9,900 30,000 0.33
Telegraph Canyon Road
E/of 1-805 6P 48,000 50.000 0.96
E/of Paseo del Rey 6P 29,500 50,000 0.59
W lof Paseo Ranchero 6P 33,800 50,000 0.68
~ E/of Paseo Ranchero 6P 33,800 50,000 0.68
~ E/of Otay Lakes Road 6P 49,400 50,000 0.99
\ W lof EastLake Parkway 6P 47,500 50,000 0.95
~. E/ofEastLake Parkway 6P 15,900 50,000 0.32
East Orange A venue
~ E/of 1-805 4M 24,500 30,000 0.82
E/of Medical Center Drive 4M 3,600 30,000 0.12
'"
0.
...
~
~
\;
\
Table 3-8 (Continued)
1995 BASE CONDITIONS STREET SEGMENT OPERATION
Roadway Segment
Functional
Class]
1995 Base
Conditions
Volume
Recommnended
Maximum
Volume2
V/C3
Otay Lakes Road
S/of Bonita Road
N/of East "H" Sneet
N/ofTelegraph Canyon Road
With Improvement
EJof Medical center Drive
Hunte Parkway
N/of Telegraph Canyon Road
S/of Telegraph Canyon Road
EastLake Parkway
N/of Telegraph Canyon Road
S/of Telegraph Canyon Road
4M 26 ROO 30,000 0.89
4M 20,800 30,uuu -----0 hI)
4M 37,000 30,000 1.23
6P 37,000 50,000 0.74
4M 7,800 30,000 0.26
4M N/A N/A N/A
4M 13,800 30,000 0.46
4M 26,500 30,000 0.88
4M 24,400 30,000 0.81
2CII 200 12,000 0.02
2CII 600 12,000 0.05
Lane Avenue
S/of East "H" Street
N/of Telegraph Canyon Road
] # = denotes number of lanes; F = Freeway; E = Expressway; P = Prime; M = Major; C = Collector
2 LOS C recommended volume from City of Chula Vista Draft Circulation Element
3 Volume to Capacity Ratio
N/A = Not Applicable
Source: Willdan Associates, 1991
~
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~ERCE
1995 Base Conditions
AM Peak Hour Turning Movements at Key Intersections
0 Q 9000
, ,
FEET
FIGURE
13-231
SOURCE: Willdan Associates
,
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,
,
,
....
,
00
....
~
-
-
"
I
.-
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---
---
SOURCE: Willdan Associales
~ ERCE
1995 Base Conditions
PM Peak Hour Turning Movements at Key Intersections
Table 3-9
1995 -BASE CONDITIONS INTERSECTION LEVELS OF SERVICE
HCM
AM Peak Hour
PM Peak Hour
Intersection
Avg. Delay Avg. Delay
Seconds/Veh. LOS SecondsNeh. LOS
Telegraph Canyon Road/Crest Drive 18.2 C 27.7 D
Telegraph Canyon RoadlPaseo del Rey 18.8 C 29.4 D
Telegraph Canyon RoadlMedical Center Drive 14.0 B 24.1 C
Telegraph Canyon Road/Otay Lakes Road 17.5 C 16.9 C
Telegraph Canyon Road/EastLake Parkway 22.7 C 43.1 E
with improvements 22.9 C 32.1 D
Telegraph Canyon RoadlHunte Parkway 12.4 B 13.1 B
Telegraph Canyon Road/Lane Avenue 2.2 A 2.2 A
East "H" Street/Hidden Vista Drive 37.8 D * F
with improvements 14.8 B 28.6 D
East "H" StreetlOtay Lakes Road * F * C
with improvements 24.1 C 29.1 D
Bonita Road/Otay Lakes Road 30.1 D 43.5 C
with improvements 17.8 C 19.3 C
EInthurst Drive/Otay Lakes Road 20.3 C * F
with improvements 18.8 C 39.2 D
* Delays cannot be estimated when V IC exceeds 1.2.
Source: Willdan Associates. 1991.
/~ - L/tJg/
3-84
. East "H" Street/Otay Lakes Road
. Bonita RoadlOtay Lakes Road
. Elmhurst Drive/Otay Lakes Road
Capacity analysis of the 1995 base conditions (with approved projects as documented in the
Eastern Chula Vista Transportation Phasing Plan (ECVTPP) dated January 1991) indicate
that certain key intersections and roadway segments in the vicinity of the project site will
require the following improvements in order to conform with the level of service
standards.
. Optimize the traffic signal timings at all intersections to provide for an efficient
traffic operation and reduce delays.
. Interconnect all traffic signals in the eastern territories and synchronize the
signal timing to provide a suitable progression for through traffic along the
major circulation streets. It is recommended that a centralized computer
system be installed to more efficient! y monitor and coordinate the traffic
signal operation in the eastern territories.
. The intersection of Telegraph Canyon Road/East Lake Parkway will require
the following land configuration in order to operate at level of service (LOS)
D or better during the peak hours.
. Eastbound - two left, two through, and two right
. Westbound - one left, three through, and one right
. Northbound - two left, one through, and one through/right
. Southbound - one left, two through, and two right
In addition, in conjunction with the proposed shopping center in the
northwest comer, a driveway along Telegraph Canyon Road west of East
Lake Parkway should be provided in order to divert a portion of the right
and left turn volumes on the southbound and eastbound approach,
respectively.
3-85
I," - Ljj /
.
. The intersection of East "H" Street/Hidden Vista Drive will require the
following lane configurations in order to operate at LOS D or better during
the peak hours.
. Eastbound - two left, four through, and one right
. Westbound - two left, three through, and one through/right
. Northbound - one left, one through/right, and one right
. Southbound - one left, one through/right, and one right
. The intersection of East "H" Street/Otay Lakes Road will require the
following lane configuration to provide LOS D or better during the peak
hours.
. Eastbound - one left, three through, and one right
. Westbound - one left, three through, and one right
. Northbound - two left, two through, and a free right
. Southbound - two left, two through, and one right
. The intersection of Bonita Road/Otay Lakes Road will require the following
lane configurations to provide LOS D or better during the peak hours.
. Eastbound - two through, one right
. Westbound - two left, two through
. Northbound - two left, and one right
. The intersection of Elmhurst Drive/Otay Lakes Road will require the
following lane configuration to provide LOS D or better during the peak
hours.
. Eastbound - one left, one through, one right
. Westbound - one left, one through/right
. Northbound - two left, two through, one through/right
. Southbound - one left, three through, and one right
Widen Otay Lakes Road to provide three through lanes per direction.
3-86
/ ;;-Ljj 0
.
The above requirements will be the responsibility of the propeny owners of those approved
projects identified in the ECVTPP. The traffic impact analysis for Salt Creek Ranch SPA
Plan assumes that the improvements will be in place at the time of project implementation.
Scenario 1 and lA Analysis
Evaluation of Existinl! Dailv Traffic Volumes
Figures 3-25 and 3-26 depict the street network assumptions and the projected daily traffic
volumes under Scenario 1. Table 3-10 provides a comparison of projected daily traffic
between the 1995 base conditions and the Scenario I conditions. As shown, the major
increases in traffic will occur along Telegraph Canyon Road (ranging between 8,600 near
the project to 2,800 near Interstate 805), Hunte Parkway (7,600 VPC) and Lane Avenue
(5,000 VPD).
Additional forecasts were also performed assuming the construction of a two-lane paved
road between Salt Creek Ranch and Salt Creek 1 and Proctor Valley remaining as a
two-lane dirt road (Scenario IA). The results indicate that most of the traffic will use East
"H" Street to access Interstate 805. Therefore, traffic conditions along Telegraph Canyon
Road will improve, while remaining the same along East "H" Street west of Otay Lakes
Road. The reason for this is that under Scenario I (East "H" Street not connected), project
traffic destined to the west traveled along telegraph Canyon Road to Otay Lakes Road north
and East "H" Street west. With the segment of East "H" Street paved, this same traffic will
travel west on East "H" Street without burdening Telegraph Canyon Road and Otay Lakes
Road. Therefore, the analysis for Scenario IA was limited to the intersections along East
"H" Street.
Evaluation of Peak Hour Conditions at Kev Intersections
Figures 3-27 and 3-28 illustrate the Scenario 1 AM and PM peak hour turning movements,
respectively. Table 3-11 summarizes the analysis of the peak hour levels of service for the
intersections analyzed. The detailed analysis is contained in Appendix D of this report. As
shown on Table 3-11, the intersection of East "H" Street/Hidden Vista Drive will operate at
an unacceptable level of service.
3-87
) b - 1// I
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0.
00
..
c
-
Q
0 9000
, ,
FEET
LEGEND :
2 NUMBER Of' lANES
r FREEWAY
p PRIME
" "",OR
C COlLECfOR
-
~
~
SOURCE: Willdan Associates
~ ERCE
Scenario No. 1
Street Network Assumptions
FIGURE
13-251
.
...
0.
'D
~
~
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----
SOURCE: Willdan Associates
~ ERCE
Scenario No. 1
Dally Forecast Traffic Volumes (In thousands)
Table 3-10
COMPARISON OF 1995 BASE CONDITION ADT WITH SCENARIO 1 ADT
1995
Functional 1995 Base Scenario 1 % Change
Roadway Segement Classl Condition Volume Difference w/Project
Interstate 805
Otay Valley Rd/Orange Ave. SF 9S,700 9S,700 0 0
. Orange Ave/felegraph Cyn. Rd. SF 107,100 107,000 -100 0
Telegraph Cyn. Rd/East "H" SI. SF 149,SOO 151,SOO +2,000 +1%
Eest "H" St/Bonita Rd SF 195,900 197,400 + 1,500 +1%
Bonita Rd/SR 54 SF 204,300 206,300 +2,000 +1%
N/of SR 54 SF 192,600 194,300 +1,700 +1%
<M
'" State Route 54
..
W/of 1-805 6F 93,300 94,100 +SOO +1%
1-805/Reo Dr. 6F 107,900 IOS,200 +300 0
Reo Dr/Woodman Ave. 6F 93,500 93,500 0 0
Woodman A velBriarwood 6F 75,300 75,300 0 0
Briarwood/SR 125 6F 79,000 79,100 +100 0
Wof SR 125 6F 79,000 79,100 +100 0
Bonita Road
Wof I-S05 4M 44,700 45,400 +700 +2%
~ W/of Otay Lakes Road 4M 34,500 36,900 +2,400 +7%
Wof Otay Lakes Road 4M 29,000 29,200 +200 +1%
\ W/ofCentral Avenue 4M 21,400 20,800 -600 -3%
~ East "H" Street
~ Wof 1-805 SP 76,600 76,700 +100 0
WofHidden Vista Drive 6P 63,000 63,100 +100 0
Wof Paseo Ranchero 6P 4S,900 49,200 +300 +1%
W/of Otay Lakes Road 6P 43,200 43,600 +400 +1%
Table 3-10 (Continued)
COMPARISON OF 1995 BASE CONDITION ADT WITH SCENARIO 1 ADT
1995
Functional 1995 Base Scenario 1 % Change
Roadway Segement Class 1 Condition Volume Difference w/Project
Blof Otay Lakes Rond 4M 16,400 15,300 -1,100 -7%
W lof Corral Canyon Rond 4M 9,800 8,300 -1,500 -18%
Blof Corral Canyon Road 4M 9,900 9,900 0 0
Telegraph Canyon Road
Blof 1-805 6P 48,000 50,800 +2,800 +4%
Blof Paseo del Rey 6P 29,500 32,300 +2,800 +9%
W lof Paseo Ranchero 6P 33,800 37,300 +3,500 +10%
<M Blof Paseo Ranchero 6P 33,800 37,300 +3,500 +10%
.
~ BlofOtay Lakes Road 6P 49,400 55,000 +5,600 +11%
.....
W/of EastLake Parkway 6P 47,500 53,300 +5,800 +12%
BlofEastLake Parkway 6P 15,900 24,500 +8,600 +54%
East Orange Avenue
Blof 1-805 6P 24,500 24,800 +300 +1%
Blof Medical Center Drive 6P 3,600 3,700 +100 +3%
Otay Lakes Road
~ S/of Bonita Road 4M 26,800 26,600 -200 -1%
N/of East "H" Street 4M 20,800 20,600 -200 -1%
\ N/ofTelegraph Canyon Road 4M 37,000 39,100 +2,100 +6%
~ East Palomar Street
\r-\ Blof 1-805 4M 9,300 9,400 +100 +1%
Blof Medical Center Drive 4M 7,800 7,700 -100 -1%
....
.
'"
N
~
~
~
Table 3-10 (Continued)
COMPARISON OF 1995 BASE CONDITION ADT WITH SCENARIO 1 ADT
Roadway Segement
Functional
Class1
1995
1995 Base Scenario 1
Condition Volume
Difference
Hunte Parkway
N/of Telegraph Canyon Road
S/ofTelegraph Canyon Road
EastLake Parkway
N/of Telegraph Canyon Road
S/ofTelegraph Canyon Road
4M NIA 7,600 +7,600
4M 13,800 14,600 +800
4M 26,500 26,500 0
4M 24,400 24,500 +100
2CIl 200 1,800 +1,600
2CIl 600 600 5,000
Lane A venue
S/of East "H" Street
N/of Telegraph Canyon Road
% Change
w/Project
N/A
+6%
o
+900%
+933%
1 # = denotes number of lanes; F=Freeway; E=Expressway; P=Prime; M=Major; C=Collector
N/A = Not Applicable
Source: Willdan Associates, 1991
....
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....
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-------
~
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~~
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SOURCE: Willdan Associates
~ ERCE
-
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'14'
433 :1 !I
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Q 9000
0
, ,
FEET
FIG U R E
3-27
SCenario No. 1
AM Peak Hour Turning Movements at Key Intersections
'"
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SOURCE: Willdan Associates
~ ERCE
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,..................
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,
o
,
Scenario No. 1
PM Peak Hour Turning Movements at Key Intersections
FEET
FIGURE
1 3-28 [
Table 3.11
SCENARIO 1 INTERSECTION LEVEL OF SERVICE
HCM
AM Peak Hour
PM Peak Hour
Intersection
Avg. Delay Avg. Delay
SecondsNeh. LOS SecondsNeh. LOS
Telegraph Canyon Road/Crest Drive 39.2 D 39.7 D
Telegraph Canyon RoadlPaseo del Rey i9.0 C 30.4 D
Telegraph Canyon RoadiMedical Center Drive 15.0 B 31.0 D
Telegraph Canyon Road/Otay Lakes Road 18.0 C 17.6 C
Telegraph Canyon RoadIEastLake Parkway 30.4 D 33.1 D
Scenario lA 23.2 C 38.8 D
Telegraph Canyon RoadIHunte Parkway 12.7 B 10.5 B
Telegraph Canyon RoadILane Avenue 8.3 B 8.0 B
East "H" Street/Hidden Vista Drive 15.5 C 41.1 D
Scenario lA 15.3 C 38.9 D
East "H" StreetlOtay Lakes Road 25.0 C 26.6 D
Scenario 1 A 28.0 D 30.9 D
Bonita Road/Otay Lakes Road 17.4 C 18.8 C
Source: Willdan Associates, 1991
3-95
)b/~//9
Scenario 2 Analysis
Evaluation of Dailv Traffic Volumes
Figures 3-29 and 3-30 depicts the street network assumptions and projected daily traffic
volumes under Scenario 1. Table 3-12 provides a comparison of projected daily traffic
between the 1995 base condition and the Scenario 2 conditions. As shown the construction
of State Route 125 as a four-lane at grade roadway will have the following impacts on the
street network in the eastern territories: .
1. Interstate 805, Bonita Road, East "H" Street (west of Otay Lakes Road), Telegraph
Canyon Road (west of Paseo del Rey and east of Otay Lakes Road), Otay Lakes
Road, and East Lake Parkway will experience a decrease in traffic.
2. State Route 54, East "H" Street (east of Otay Lakes Road), Telegraph Canyon Road
(between Paseo Ranchero and Otay Lakes Road, Hunte Parkway, and Lane Avenue
will experience an increase in traffic.
Evaluation of Peak Hour Conditions at Kev Intersections
Figures 3-31 and 3-32 illustrate Scenario 2 AM and PM peak hour turning movements
respectively. As shown in Table 3-13, all intersections will operate at acceptable levels of
service (LOS D or better).
During preparation of the traffic analysis report prepared for this project (Appendix D), it
was determined that additional traffic circulation system capacity exists prior to the need for
SR 125, assuming existing and full buildout of "approved" projects (see Table 3-6). As a
result, additional capacity analysis and traffic forecasts were performed to determine the
amount of development that could be accommodated on the existing circulation system
without extraordinary roadway or intersection improvements at Hidden Vista Drive and
East H Street. The results of this additional traffic analysis are incorporated herein as
Scenario lA.
In Scenario lA, it is assumed that the project could be allocated the additional traffic
circulation system capacity to accommodate completion of Phase 1 of Salt Creek Ranch
3.96
liP ~'1;2{)
'"
.
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....
\
-
-
----
----
pi
SOURCE: Willdan Associates
~ ERCE
Scenario No.2
Street NetworX Assumptions
Q 9000
0
, ,
FEET
LEGEND
2 NU~BER OF LANES
F FREEWAY
P PRlr.lE
" ""'OR
C COllECTOR
FIGURE
3-29
<M
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~
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.
SOURCE: Willdan Associates
~ ERCE
---
Scenario No.2
Dally Forecast Traffic Volumes (In thousands)
---
Q 9000
0
, ,
FEET
FIGURE
13-30 I
Table 3-12
COMPARISON OF 1995 BASE CONDITION ADT WITH SCENARIO 2 ADT
1995 Volume
1995 Volume w/Approved Difference
Functional w/Approved Projects w/SCR % Change
Roadway Segment Class) Projects + SCR BuiJdout Phase 1 w /Project
Interstate 805
Otay Valley Rd/Orange Ave. 8F 98,700 98,600 -100 0
Orange A verrelegraph Cyn. Rd. 8F 107,100 106,500 -600 -1%
Telegraph Cyn. RdlEast "H" St. 8F 149,800 146,100 -3,700 -3%
East "H" St/Bonita Rd 8F 195,900 186,000 -9,900 -5%
Bonita Rd/SR 54 8F 204,300 193,400 -10,900 -6%
.... N/of SR 54 8F 192,600 192,100 -500 0
.
....
.... State Route 54
W/of 1-805 6F 93,300 95,500 2,200 +2%
1-805/Reo Dr. 6F 107,900 109,700 1,800 +2%
Reo Dr/Woodman Ave. 6F 93,500 94,900 1 ,400 +1%
Woodman A velBriarwood 6F 75,300 77,900 2,600 +3%
Briarwood/SR 125 6F 79,000 78,200 -800 -1%
E/of SR 125 6F 79,000 78,200 -800 -1%
Bonita Road
E/of 1-805 4M 44,700 44,400 -300 -1%
~ W/ofOtay Lakes Road 4M 34,500 33,500 -1,000 -6%
E/of Otay Lakes Road 4M 29,000 23,200 -5,800 -20%
'. W/ofCentral Avenue 4M 21 ,400 16,400 -5,000 -30%
~ East "H" Street
k
~ E/ofI-805 8P 76,600 70,700 -5,900 -8%
E/ofHidden Vista Drive 6P 63,000 58,700 -4,300 -7%
E/of Paseo Ranchero 6P 48,900 48,100 -800 -2%
W lof Otay Lakes Road 6P 43,200 44,300 1,100 +3%
E/of Otay Lakes Road 4M 16,400 28,200 11,800 +72%
W lof Corral Canyon Road 4M 9,800 26,400 16,600 +269%
Table 3.12 (Continued)
COMPARISON OF 1995 BASE CONDITION ADT WITH SCENARIO 2 ADT
1995 Volume
1995 Volume w/Approved Difference
Functional w/Approved Projets w/SCR % Change
Roadway Segment Classl Projects + SCR Buildout Phase 1 w/Project
Wof Corral Canyon Road 4M 9,900 31,400 21,500 +317%
Telegraph Canyon Road
WofI-805 6P 48,000 43,400 -4,600 -11%
Wof Paseo del Rey 6P 29,500 26,600 -2,900 -11%
W lof Paseo Ranchero 6P 33,800 36,300 2,500 +7%
Wof Paseo Ranchero 6P 33,800 36,300 2,500 +7%
... WofOtay Lakes Road 6P 49,400 45,000 -4,400 -10%
,
....
0 W lof EastLake Parkway 6P 47,500 37,800 -9,700 -26%
0
Wof EastLake Parkway 6P 15,900 13,400 -2,500 -19 %
East Orange Avenue
WofI-805 6P 24,500 23,900 -600 -3%
Wof Medical Center Drive 6P 3,600 3,700 100 +3%
Otay Lakes Road
S/of Bonita Road 4M 26,800 16,200 -10,600 -65%
~ N/of East "H" Street 4M 20,800 13,500 -7,300 -54%
N/ofTelegraph Canyon Road 4M 37,000 28,300 -8,700 -31%
\ East Palomar Street
~
~ WofI-805 4M 9,300 10,200 900 + 10%
~ Wof Medical Center Drive 4M 7,800 7,800 0 0
Hunte Parkway
N/ofTelegraph Canyon Road 4M N/A 13,800 13,800 N/A
S/of Telegraph Canyon Road 4M 13,800 19,800 6,000 +43%
EastLake Parkway
N/of Telegraph Canyon Road 4M 23,200 26,500 3,300 -14%
Table 3.12 (Continued)
COMPARISON OF 1995 BASE CONDITION ADT WITH SCENARIO 2 ADT
1995 Volume
1995 Volume w/Approved Difference
Functional w/Approved Projets w/SCR % Change
Roadway Segment Class) Projects + SCR Buildout Phase 1 w/Project
S/of Telegraph Canyon Road 4M 21,400 24,500 3,100 -14%
Lane Avenue
S/of East "R" Street 2Cn 200 8,400 8,200 +4,200%
N/ofTelegraph Canyon Road 2Cn 600 2,700 2,100 +450%
....
.
....
=
....
) # = denotes number of lanes; F=Freeway; E=Expressway; P=Prime; M=Major; C=Collector
NIA = Not Applicable
Source: WilIdan Associates, 1991
~
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~ ERCE
Scenario No.2
AM Peak HourTumlng Movements at Key Intersections
Q 9000
0
, ,
FEET
FIGURE
13-311
SOURCE: Willdan Associates
1
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Table 3-13
SCENARIO 2 INTERSECTION LEVELS OF SERVICE
HCM
AM Peak Hour PM Peak Hour
Intersection Avg. Delay Avg. Delay
SecondslVeh. LOS Seconds/V eh. LOS
Telegraph Canyon Road/Crest Drive 14.0 B 18.1 C
Telegtaph Canyon RoadlPaseo del Rey 20.0 C 23.8 C
Telegraph Canyon RoadlMedical Center Drive 13.6 B 17.5 C
Telegraph Canyon RoadlOtay Lakes Road 14.4 B 21.3 C
Telegtaph Canyon RoadlEastLake Parkway 22.8 C 27.1 D
Telegraph Canyon Road/Hunte Parkway 25.4 D 11.7 B
Telegtaph Canyon RoadlLane Avenue 6.1 B 0.9 A
East "H" Street/Hidden Vista Drive 13.7 B 35.7 D
East "H" Street/Otay Lakes Road 24.6 C 28.4 D
Bonita Road/Otay Lakes Road 10.8 B 12.6 B
Source: Wilson Associates, 1991
3.104
/6 -KJ ~
(prior to the need for SR 125). It should be understood, however, that there are other
planned proposed projects in the vicinity of the Salt Creek Ranch site (see Cumulative
Impacts Summary, 4.1) that may be allocated all or a portion of the additional traffic
capacity. A decision on which project or projects will be allocated the additional circulation
system capacity beyond the existing and "approved" projects (see Table 3-6) will need to
be made by the Chula Vista Council prior. to the approval of any Tentative Subdivision
Maps for these competing projects. The City Council is expected to make a decision on
capacity allocation after the results of a financing study for an interim SR 125 facility is
completed. The completion of this study is expected in early 1992.
Mitigation Measures
Major improvements to the surrounding roadway networks have been identified to mitigate
the traffic impact of this project and other approved projects in the area and to improve
existing operational conditions as well. Improvements necessary for the 1995 Base
Conditions were discussed previously and are not a part of this project. Improvements
necessary as a result of implementation of the Salt Creek Ranch SPA Plan include:
Scenario lA (with Phase I and Proctor Vallev Road Unpaved)
1. The project applicant will construct East "H" Street through the project (Phase I
boundaries) to ultimate four-lane major street standards, consistent with the City of
Chula Vista design criteria.
2. The project applicant will construct Hunte Parkway to ultimate four-lane major
street standards through the project and offsite south to Telegraph Canyon Road,
consistent with the City of Chula Vista design criteria.
3. The project applicant will construct Lane A venue as a Class II collector from East
"H" Street to meet existing improvements at its current terminals in the East Lake
Business Park, consistent with the City of Chula Vista's design criteria.
4. At the discretion of the City Traffic Engineer, the project applicant will install traffic
signals or bond for future installation at the following intersections:
3-105
/& -p 9
. East "H" StreetlLane Avenue
. East "H" StreetlHunte Parkway
. Lane Avenue/felegraph Canyon Road
. Hunte Parkwayffelegraph Canyon Road
5. The project applicant will implement transportation demand management strategies,
including provisions of transit service and bus stops in order to reduce the peak
hour demand on the street network.
6. Reduce the development potential of Phase I by 120 dwelling units. This reduction
will result in an acceptable level of service (LOS D) of the intersection of East "H"
Street and Hidden Vista Drive.
7. The project applicant will construct a two-lane roadway between Salt Creek I and
Salt Creek Ranch to connect East "H" Street.
Scenario 2 (with Phase I. II. and III and State Route 125)
I. The project applicant will implement all the measures described under Scenario 1
previously.
2. The project applicant will construct State Route 125 as a four-lane roadway between
East "H" Street and State Route 54 with enhanced geometries at the intersections.
Analysis of Significance
Traffic/circulation impacts will be reduced to below a level of significance with
implementation of the proposed improvements.
3.8 NOISE
This acoustical analysis examines the potential noise impacts associated with project
buildout and identifies appropriate mitigation measures for noise levels exceeding the
standards of the City of Chula Vista.
3-106
/t:-i3tJ
Existing Conditions
Backl!round
Noise is generally defined as unwanted sound. Airborne sound is a small scale fluctuation
of instantaneous air pressure above and below the local barometric pressure. Sound levels
are usually measured and expressed in decibels (dB). Most of the sounds which we hear in
the environment do not consist of a single frequency, but rather a mixture of frequencies,
with each frequency differing in sound level. The intensities of each frequency add
together to generate sound. The method commonly used to quantify environmental sounds
consists of evaluating all of the frequencies of a sound in accordance with a weighting
system that reflects the decreased sensitivity of human hearing at low frequencies and at
extremely high frequencies relative to the mid-range frequencies. This is called "A"
weighting, and the decibel level measured is called the A-weighted sound level (dBA). In
practice, the level of a sound source is conveniently measured using a sound level meter
that includes a filter corresponding to the dBA curve.
Although the A-weighted sound level may adequately indicate the level of environmental
noise at any instant in time, community noise levels vary continuously. Most
environmental noise includes a conglomeration of noises from distant sources which create
a relatively steady background noise in which no particular source is identifiable. To
describe the time-varying character of environmental noise, the statistical noise descriptors
LIO, LSO, and LgO, are commonly used. They are the noise levels equaled or exceeded
during 10 percent, 50 percent, and 90 percent of a stated period of time. A single
descriptor called the Leq, (equivalent sound level) is also used. Leq is the energy mean
A-weighted sound level during a stated measured time interval.
41n is the "A" weighted average sound level for a 24-hour day. It is calculated by adding a
10 decibel penalty to sound levels at night (10:00 p.m. to 7:00 a.m.). In general, the peak
hour Leq will fall within one decibel of the Ldn. Table 3-14 defines additional acoustical
terminology. A table of familiar noise sources and their measured noise levels (in
decibels), is provided in Table 3-15.
3-107
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Table 3-14
DEFINITIONS OF FREQUENTLY USED NOISE TERMS
Term
Definition
Ambient Noise Level
The composite of noise from all sources near and far. The normal or existing level of
environmental noise at a given location.
A-Weighted Sound Level, dB(A)
The sound pressure level in decibels as measured on a sound level meter using the A-weighted
filter network. The A-weighting filter network. The A-weighting filter deemphasizes the very
low and very high frequency components of the sound in a manner similar to the frequency
response of the human ear and correlates well with subjective reactions to noise. All sound
levels in this report are A-weighted.
CNEL is the average sound level during a 24-hour day and it is calculated by adding 5 decibels
(dB) to sound levels in the evening (7 p.m. to 10 p.m.) and adding 10 dB to sound levels in
the night (10 p.m. to 7 a.m.).
Community Noise Equivalent Level, CNEL
I.m
Similar to CNEL, however,there is no penalty for sound levels in the evening (7:00 p.m. to
10:00 p.m.). There is approximately a I decibel difference between Ldn and CNEL.
A unit describing the amplitude of sound, equal to 20 times the logarithm to the base 10 of the
ratio of the pressure of the sound measured to the reference pressure, which is 20 micropascals
(20 micronewlOns per square meter).
The energy mean A-weighted sound level during the measured time interval
The L 10 is the sound level exceeded 10 percent of the time and corresponds to the peaks of
noise.
Decibel, dB
Equivalent Noise Level, Leq
LIO
Lso
40
Lmin
Lrnax
Lso is the sound level exceeded 50 percent of the time and corresponds to the average noise.
40 is the sound level exceeded 90 percent of the time and corresponds to the residuai noise.
The lowest A-weighted sound level measured during a designated time.
The greatest A-weighted sound level measured during a designated time.
Table 3-15
SOUND LEVELS OF TYPICAL NOISE SOURCES
AND NOISE ENVIRONMENTS
(A-Weighted Sound Levels)
Human Judgement
A-Weighted of Noise Loudness
Noise Source Sound Level .Relative to a Reference
(at a Given Distance) in Decibels Noise Environment Loudness of 70 Decibels
140
Military Jet Take-off
with After-burner (50 ft) 130 Carrier Flight Deck
Civil Defense Siren (100 ft)
Commercial Jet Take-off (200 ft) 120 Thre.hold of Pain
.32 times as loud
110 Rock Music Concert .16 times as loud
Pile Driver (50 ft)
Ambulance Siren (100 ft) 100 VerY Loud
Newspaper Press (5 ft) .S times as loud
Power Lawn Mower (3 ft)
Motorcycle (25 ft) 90 Boiler Room .4 times as loud
Propeller Plane F1yover (1000 ft) Printing Press Plant
Diesel Truck, 40 mph (50 ft)
Garbage Disposal (3 ft) SO High Urban Ambient Sound .2 times as loud
Passenger Car, 65 mph (25 ft)
Living Room Stereo (15 ft)
Vacuum Cleaner (3 ft) 70 Moderatelv Loud
Electronic Typewriter (10 ft) .70 dB (Reference
Loudness)
Normal Conversation (5 ft) 60 Data Processing Center .1/2 as loud
Air Conditioning Unit (100 ft) Department Store
Light Traffic (100 ft) 50 Private Business Office .1/4 as loud
Bird Calls (distant) 40 Lower Limit of Qui.:l
Urban Ambient Sound .118 as loud
Soft Whisper (5 ft) 30 Quiet Bedroom
20 Recording Studio Just Audihle
10 Threshold of Hearin.
0
3-109
J~, J-jJ}
City Noise Standards
The City of Chula Vista has adopted the National Goals for Noise Reduction as set forth by
the U.S. Environmental Protection Agency for their noise regulatory criteria as stated in the
noise control ordinance (Chula Vista Municipal Code, Chapter 19.68.010). The Chula
Vista Planning Department has adopted these criteria for residential land use which
establishes a maximum noise exposure level of 65 dBA Ldn at any residential property.
The California Administrative Code, Title 24, Noise Insulation Standards (Title 24)
requires that the interior noise level of all new multifamily residences must be 45 dBA ~n
or below. In addition, if the exterior sound level is greater than 60 dBA Ldn, Title 24
requires the preparation of an acoustical analysis showing that the proposed design will
limit interior noise to less than 45 dBA Ldn.
Existin~ Site Conditions
The site is currently undeveloped rugged terrain vegetated primarily by degraded grasslands
with some pockets of coastal sage scrub and chaparral. Proctor Valley Road is a dirt road
that traverses the center of the project site with occasional through traffic from San Miguel
Road to Melody Road. Proctor Valley Road west of Melody Road has an Average Daily
Traffic volume (ADT) of 1,523 vehicles per day (San Diego County, 1990). Rancho lanal
Drive (also known as Lane Avenue) intersects Proctor Valley Road in the southwest
portion of the project. Traffic counts are not available for Rancho lanaI Drive, however,
traffic is very light and does not pose a significant impact on the project area. Sound
generated by current traffic volumes on Proctor Valley Road does not pose a significant
impact on the project area.
Noise Monitorin~
Existing noise levels were measured at five locations throughout the project area using a
calibrated Larson-Davis Model 700 sound level meter which meets the American National
Standards Institute (ANSI) requirements for a Type 2 integrating sound level meter. The
sound level meter was positioned 5 feet above ground elevation to simulate the height of the
human ear. Five one-hour sound level measurements were taken on the site; one during the
period of peak traffic at a point along Proctor Valley Road and four others during daytime
hours at representative points throughout the site. Hourly sound levels ranged from
3.110
/tr1JY
49.3 dBA to 53.6 dBA Leq and are summarized in Table 3-16. The existing sound levels
on the site are low and do not exceed the City of Chula Vista exterior noise standard.
An industrial and business park is located immediately south of the site along Lane Avenue.
No specific noise generators were identified although some noise is generated by the
limited truck traffic that accesses the industrial and business park.
Impacts
Noise Modeline: of Future Conditions
The future noise environment was considered under two conditions: 1995 Base Conditions
and the ultimate Buildout Conditions. The potential noise impacts of the two conditions are
evaluated below.
Ldn noise levels were calculated, based on traffic volumes along East "H" Street (former
Proctor Valley Road), Lane Avenue, and Hunte Parkway, using the Federal Highway
Administration's Stamina 2.0 computer noise prediction model. The model input included
traffic volumes, vehicle mix, average vehicle speeds, proposed topography, hard-site
conditions, and proposed roadway elevations. Receiver elevations reflect the pad elevation
plus 5-feet to approximate the height of the human ear.
The analysis assumes that Hunte Parkway south of East "H" Street and East "H" Street
west of Hunte Parkway will be classified as 4-lane major roadways with a vehicle mix of
94 percent cars, 4 percent medium trucks, and 2 percent heavy trucks; and will have an
average vehicle speed of 50 mph. The analysis also assumes that Lane Avenue south of
East "H" Street and East "H" Street east of Hunte Parkway will be classified as a 2-lane
collector roadways with a vehicle mix of 97 percent cars, 2 percent medium trucks, and
I percent heavy trucks; and will have an average vehicle speed of 40 mph (City of Chula
Vista, 1990).
. 1995 Base Conditions
The ADT is expected to be 2,000 vehicles for East "H" Street and 2,000
vehicles for Lane Avenue south of East "H" Street (Willdan, 1991). Noise
modeling of the 1995 Base conditions indicate that noise levels will exceed5
3.111
/
/ b /1/"{;,
Table 3.16
MEASURED AMBIENT NOISE LEVELS (dBA)*
Measurement Time of
Location+ I-eq 1..90 LSO LIO Lmax Lmin Measurement
1 51.1 37.5 44.5 53.5 67.0 34.5 7:30 - 8:30 am
2 49.3 38.5 43.0 49.5 69.0 35.5 8:40 - 9:40 am
3 49.6 36.5 44.5 54.0 65.0 32.5 11:05 - 12:05 am
4 53.6 40.0 50.0 57.0 67.5 32.5 12:25 - 1 :25 pm
5 53.6 41.5 48.5 57.0 70.0 36.5 2:00 - 3:00 pm
Measurement location 1 was 35 feet north of the intersection of Proctor Valley Road and
Lane Avenue.
Measurement location 2 was in the Salt Creek wash along the future location of Hunte
Parkway, 500 feet nonh of Proctor Valley Road.
Measurement location 3 was atop the hill east of Hunte Parkway and just north of Proctor
Valley Road (Elevation 725 feet).
Measurement location 4 was atop the hill in the far northeast corner of the project site
(Elevation 850 feet).
Measurement location 5 was 100 feet south of the Dray Water District access road in the far
northwest corner of the project site.
Maximum sound levels at all locations were caused by either vehicle pass-by or overhead
aircraft.
.
Each monitoring period was 60 minutes.
+ The location of measurement sites 1-5 are depicted on Figure 3-33.
3-112
jt --- '1J?
.
60 dBA Lw, in some portions of the proposed project but will not exceed the
65 dBA Ldn standard. Figure 3-33 depicts the estimated locations of the
60 dBA Ldn contour.
. Buildout Conditions
The ADT for East "H" Street is expected to be 22,000 vehicles west of Hunte
Parkway and 10,000 vehicles east of Hunte Parkway; 8,000 vehicles for Lane
Avenue south of East "H" Street; and 14,000 vehicles for Hunte Parkway south
of East "H" Street (Willdan, 1991). Noise modeling of the buildout conditions
indicates that noise levels will exceed 70 dBA Lw, in some portions of the
proposed project and will exceed the 65 dBA Ldn standard in several areas.
Figure 3-34 depicts the estimated locations of the 60, 65, and 70 dBA Ldn
contours. If left unmitigated, the noise levels in excess of 65 dBA Ldn in the
outdoor living spaces would create a significant impact on future residents of
the development. In addition, any future multi-family residences located in an
area on the project site where the future exterior noise level is expected to
exceed 60 dBA Lw, will require an interior acoustical analysis.
Noise generated by the industrial and business park immediately south of the project site on
Lane Avenue has the potential to impact the residents adjacent to this land use. The
potential noise generating activities associated with the industrial and business land uses
must comply with the City's noise ordinance to avoid creating a significant impact.
Mitigation Measures
Stamina 2.0 was used to evaluate the effectiveness of a noise barrier to mitigate the exterior
noise levels for residences that will be located along East "H" Street in the project area.
Under buildout conditions these residences will be significantly impacted by noise levels in
excess of the 65 dBA Lw, standard.
The noise impact on the residences along these roadway segments shall be mitigated by the
placement of a solid wall or a walVberm combination on the building pads at the top of the
slopes adjacent to East "H" Street. The walls must be of solid masonry construction with a
material weight of at least 3.5 pounds per square foot which would not allow any air spaces
along their entire length.
3-113
It /1/37
Each noise wall or wa1l/berm combination shall be placed on the building pads at the top of
the slope between the residences and the roadway and shall be 5 feet high. The end of each
noise wall must wrap around the building pad enough to block the line of sight from all
points in the exterior living space to any portion of the impacting roadway. Figure 3-35
depicts the proposed locations of the noise walls or wall/berm combinations. If the walls
or wall/berm combinations are incorporated into the project design, exterior noise levels
would be reduced to below a level of significance.
Even with the incorporation of the above mitigation measures, exterior noise level under
buildout conditions will continue to exceed 60 dBA Ldn on portions of the project site.
Therefore, in accordance with the standards set by Title 24, an interior acoustical study will
be required for all multi-family units proposed for the site. Possible mitigation measures to
reduce interior noise levels below the 45 dBA Ldn interior noise standard may include, but
are not restricted to, mechanical ventilation and closed window conditions.
Analysis of Significance
Noise from future traffic volumes under buildout conditions will exceed the city standards
in the exterior living space of many proposed residences of the project and therefore,
constitutes a significant noise impact. For the project to comply with the city standards,
mitigation for exterior noise impacts must be incorporated into the project design. An
additional interior acoustical analysis will be required for all multi-family residences located
within the 60 dBA Ldn contour to determine appropriate interior noise mitigation measures.
If the above specified exterior mitigation measures are implemented during the project
construction, exterior noise levels will be mitigated to below a level of significance.
3.9 PuBLIC SERVICES AND UTILITIES
In the following section impacts to water and wastewater are discussed. Impacts to the
remainder of public services and utilities issues are analyzed in detail in EIR 89-3,
Section 3.13.
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3.9.1 Water
Information regarding water supply and distribution was obtained from the Master Plan of
Water for Salt Creek Ranch prepared by Wilson Engineering in March 1991
(Appendix E).
Existing Conditions
The project site is located within the service area of the Otay Water District (OWD), one of
24 member agencies of the San Diego County Water Authority (CW A). The CW A receives
water from the Metropolitan Water District Facilities via Colorado River and California
Aqueduct sources. Water supply to the project site is currently provided by a connection to
the CW A Aqueduct Pipeline 3.
The project site falls within the 980 and 1296 service zones of the OWD. Figure 3-36
illustrates the boundaries of the Salt Creek Ranch property and the existing water facilities
in the immediate vicinity. The existing water facilities adjacent to the Salt Creek Ranch
development consist of 980 Zone facilities and lower zone facilities (624 Zone to
710 Zone). A water booster pump station located at the southeastern corner of Lane
Avenue and Otay Lakes Road takes water from the 710 Zone and pumps it to the 980 Zone
reservoirs. At the present time there are no facilities to serve the 1296 Zone.
Existing water lines in the vicinity of the Salt Creek Ranch project are primarily located in
the EastLake Business park immediately to the south. A 20-inch transmission pipeline is
located in Lane A venue and extends through the project site to the 980 Zone reservoirs (see
Figure 3-36). A 16-inch transmission pipeline is located in East "H" Street approximately
5,000 feet west of the project; 16-inch pipelines are also located in Miller Drive and
Boswell Street. The major water distribution lines have been sized for ultimate buildout of
the 980 Zone based on a water system master plan coordinated by the OWD (this plan is
discussed below). Therefore, paralleling of existing water lines will not be necessary in
order to provide service to areas beyond the EastLake development. The EastLake
development currently exerts a demand of 2,000 gallons per minute (gpm) in the 980 Zone.
There are two existing 5 million gallon reservoirs in the 980 Zone system; both are located
on the OWD Reclamation Property. The OWD has determined that the existing 10 million
3-121
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TWO.5.0MG RESERVOIRS .
HWL='980' '/.<' .'~
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,'~CENTRAL AREA
puMP/STATION
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Existing Water Service Zones and Facilities
. / t /L/L/3
3-36
3-122
gallons of reservoir storage capacity is adequate for buildout of the 980 Zone. This
reservoir storage capacity is for operational storage and fire protection storage only, and
does not include emergency storage capacity.
The Otay Water District has a conceptual master plan of ultimate facilities for the 980 Zone
water system (OWO Central Area Master Plan Update 1987). The OWO has anticipated
development of Salt Creek Ranch in this plan. Analysis for the master plan included all of
that portion of the property below elevation 840 at an average density of 5 dwelling units
per acre. Property above elevation 840 lies within the 1296 Zone, which was not analyzed.
This Master Plan identifies the facilities necessary to provide ultimate service to the
980 Zone, but does not address the timing of the required improvements. The OWO
anticipates that the timing and rate of development will dictate the need for construction of
the master planned facilities. Proposed facilities for the 980 Zone include distribution and
transmission lines, upgrading of an existing water booster station, and a second water
booster station. A subarea master plan is currently being prepared by the OWO for the Salt
Creek Ranch area. This report will more specifically outline the ultimate facility
requirements forthe 980 Zone, and will include an analysis of the 1296 Zone.
Reclaimed Water
The use of reclaimed water is being proposed in the project area, where possible, to offset
domestic water demands. Figure 3-36 shows the location of the OWO reclaimed water
storage ponds. The OWD 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, a 20-inch
reclaimed water line travels south through the Salt Creek Ranch property and ties into Lane
Avenue. The 20-inch reclaimed water line traverses the Salt Creek Ranch property, and
was built by the EastLake Development Company to deliver irrigation water to its future
golf course.
Impacts
Correspondence with the OWD (March 1989; Appendix F) indicates that development of
the Salt Creek Ranch property would require either annexation to Improvement District
No. 22 or establishment of a new district to obtain water service.
3-123
/6 ~ 7'1i
Based on water demand rates and land use allocations given in Table 3-17, the Salt Creek
Ranch development would demand about 1,719,670 gallons of water per day (gpd). The
estimated average demand in the 980 Zone is 1,635,502 gpd and the estimated average
demand for the 1296 Zone is 84,168 gpd. Note that 188,139 gpd of the total demand may
be met by using reclaimed water.
A water master plan was prepared by Wilson Engineering for the Salt Creek Ranch
development in accordance with mitigation measures detailed in EIR 89-3, Section 3.13.
The purpose of the master plan is to develop a water distribution system that will be
adequate to meet the ultimate needs of future development in the area. The plan describes
the water facilities that will be needed to serve the project site while maintaining
compatibility with the intentions of the OWD for that area. The criteria utilized in the
master plan were established in accordance with the standards presently being utilized for
the preparation of the OWD Water Master Plan.
The water facilities required for the Salt Creek Ranch project are divided between two water
service zones. The majority of the project falls within the 980 Zone. Approximately 110
residential units are above the upper service boundary of the 980 Zone (at 840 feet); these
lots will require service from the 1296 Zone. The proposed facilities and service zones are
illustrated in Figure 3-37. The two zones will be discussed separately.
Required water facilities to serve that portion of the Salt Creek Ranch project within the 980
Zone include:
. Connection of the onsite water distribution system to existing mains in the
EastLake development. The system will also tie into the existing 20-inch
pipeline that crosses the project site; depending on development planning this
pipeline may need to be relocated into a street or dedicated open space easement
. Upgrading of the existing pump station by the addition of a third 4,000 gallon
per minute (gpm) pump to increase the station's firm pumping capacity to 8,000
gpm.
The OWD master plan for the 980 Zone determined that no additional operational or fire
fighting storage is required beyond the 10 million gallons of storage already in service.
Emergency storage is not included as part of the existing storage volume.
3-124
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Table 3 -17
SALT CREEK RANCH WATER DEMAND BY PRESSURE ZONE
Type of
Development
Area of
Development
(acres)
Number of
Dwelling
Units
Development
Water Duty
Factor
Development
Water
Demand
(gpd)(1)
% of Area
to be
Irrigated
Amount of
Land to be
Irrigated
(acres)
Irrigation
Water Duty
Factor
(gpd/ac)
Irrigation
Water
Demand
(gpd)
Taal
Average
Water
Demand
(gpd)
980 ZONE
Residential
Low
342.0
680
525 gpd/du(3)
357,000
10
34.2
3,570
122,094
479,094
Low- Medium
305.0
1,388
450 gpd/du
624,600
10
30.5
3,570
108,885
733,485
Low- Medium(2)
24.4
211
375 gpd/du
79,125
15
3.7
3,570
13,209*
87,693
Medium
27.7
428
225 gpd/du
96,300
15
4.2
3,570
14,994*
111,294
Schools
24.0
2,000 gpd/ac(4)
48,000
20
4.8
3,570
17,136*
65,136
Churches
7.0
2,000 gpd/ac
14,000
20
1.4
3,570
4,998*
18,998
Fire Station
1.0
2,000 gpd/ac
2,000
10
0.1
3,570
357*
2,357
Parks
31.0
100
31.0
3,570
110,670*
110,670
Parkway
7.5
100
7.5
3,570
26,775*
26,775
Landscaping
Subtotal
769.6
2,707
1,221,025
117.4
414,477
1,635,502
1296 ZONE
Residential
LOW 74.0 110 525 gpd/du 57,750 10 7.4 3,570 26,418 84,168
Subtotal 74.0 110 57,750 7.4 26,418 84,168
Total 843.6 2,817 1,278,775 124.8 440,895
(1) Bpd: gallons per day
(2) Low- Medium use at highest allowable density of Low- Medium category
(3) du dwelling traits
(4) ac: acres
* Areas proposed to be irrigated with reclaimed water.
Source: Wilson Engineering 1991
Total Potable Water Demand 1,531,531
Total Reclaimed Water Demand 188,139
Total Average Water Demand 1,719,670
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SOURCE: Wilson Engineering. 1991
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FIGURE
Proposed Water Facilities
3-37
Water facilities required to serve that portion of the project site within the 1296 Zone
include:
. A water distribution system consisting of water lines to provide domestic and
fire protection service, and a transmission pipeline to a proposed 1296 Zone
reservoir.
. A new pump station is required to boost water from the 980 Zone to the 1296
Zone. The OWD master plan identifies an ultimate maximum day demand of
2,000 gpm for the 1296 Zone. Construction of the pump station would occur
in phases since ultimate capacity would not have to be available immediately.
The exact location of the pump station has not been determined.
. A new 3.0 million gallon reservoir will be required to provide service to the
1296 Zone. The Salt Creek Ranch project will be required to build the storage
reservoir if it is the first to need water service in the 1296 Zone. The pad
elevation of the reservoir should be approximately 1,270 feet, therefore, an
offsite location will have to be obtained for this reservoir. A specific reservoir
site has not been established.
The proposed water facilities are adequate to serve the Salt Creek Ranch project. However,
several issues remain unresolved, and the impacts are considered to be potentially
significant.
Emer~ency Stora~e
Emergency storage for the 980 Zone, the future 1296 Zone and other pressure zones served
from the San Diego County Water Authority aqueduct connection and the Central Area
Pump Station is part of a district-wide project. Presently, there are plans for a large storage
reservoir, on the order of 50 to 100 million gallons, near the Central Area pump station and
the aqueduct connection. The exact size and location of this reservoir has not yet been
determined.
The intent of the Otay Water District is to provide emergency storage equivalent to five days
average demand. For the Salt Creek Ranch project, the required volume of emergency
3.127
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storage is approximately 7.7 million gallons. The Salt Creek Ranch project could comply
with the emergency storage requirement by paying the Central Area Service Zone Terminal
Reservoir Construction Fee. For a project the size of Salt Creek Ranch, payment of fees
would be more appropriate than building a small amount of emergency storage. The Otay
Water District would prefer to build terminal reservoir storage in large volume increments.
Reclaimed Water
A reclaimed water master plan was prepared by Wilson Engineering for the Salt Creek
Ranch project (Appendix F). The criteria outlined in the master plan are in accordance with
the Water Reclamation and Reuse Conceptual Master Plan prepared for the Clean Water
Program for greater San Diego, July 1989.
The use of reclaimed water is acceptable to the San Diego Regional Water Quality Control
Board within the westerly 60 percent of the propeny. The drainage basins in the eastern
portion of the property drain into the Otay Lake Reservoir, and the use of reclaimed water
is not allowed in that area.
For the Salt Creek Ranch project it is expected that reclaimed water will be used to irrigate
the landscaped ponions of multi-family residential units, schools, churches, fire station,
and street parkway landscaping. The parks and parkway landscaping are expected to be
100 percent irrigated with reclaimed water.
Figure 3-38 identifies potential reclaimed water use areas. Areas on the project proposed to
be irrigated with reclaimed water range in elevation from approximately 575 feet to
700 feet. For this reason, reclaimed water service can be provided to the project from the
980 Zone. Table 3-18 presents the projected reclaimed water demand for Salt Creek
Ranch. The estimated average reclaimed water demand for the project is 188,139 gallons
per day. Approximately 52.7 acres of the project site are proposed to be irrigated with
reclaimed water.
Figure 3-39 presents the proposed reclaimed water facilities for the Salt Creek Ranch
project. To deliver reclaimed water to the project site, a l6-inch reclaimed water
transmission main will need to be installed in East "H" Street and connected to the existing
2O-inch reclaimed water line in Lane Avenue. Additional8-inch and 16-inch lines will need
3-128
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I NEIGH.
~ PARK
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NOT TO SCALE
LEGEND
- - - - PROPERTY BOUNDARY
~ AREAS PROPOSED TO BE
IRRIGATED WITH
RECLAIMED WATER
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I LM ~
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LM
FIRE
STATION
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SOURCE: Wilson Engineering. 1991
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COMMUNITY PURPOSE
FACILITY
Potential Reclaimed Water Use Areas
SALT CREEK
RANCH
FIGURE
3-38
Table 3-18
SALT CREEK RANCH AVERAGE RECLAIMED WATER DEMAND
Land Use
Area
(Acres)
% of Area
to be
Irrigated
Area of
Irrigation
(Acres)
Irrigation
Water
Duty Factor
(gpdlacre )
Total
Reclaimed
Water
Demand (gpd)
Multi-family 52.1 15 7.9 3,570 28,203
Residential
Schools 24.0 20 4.8 3,570 17,136
Churches 7.0 20 1.4 3,570 4,998
Fire Station 1.0 10 0.1 3,570 357
Parks 31.0 100 31.0 3,750 110,670
Parkway 7.5 100 7.5 3,750 26,775
Landscaping
TOTAL 122.6 52.7 118,139
3-130
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to be installed in Hunte Parkway to provide service to the proposed school site and street
parkway landscaping.
Availability of reclaimed water depends on the demand for reclaimed water versus the
ability of the Otay Water District to produce sufficient volume at its Jamacha Reclamation
Plant. Presently, the District can produce one million gallons per day ofreclaimed water.
Mitigation Measures
. Prior to approval of final map, the Master Plan of Water for Salt Creek Ranch
shall be approved by the City Engineer and OWD. Further, this plan shall be
revised to include a discussion of implementation and phasing, and participation
in the water allocation program and TSF financing for this project and other
projects in the OWD Master Plan service area.
. The exact locations for the proposed pump station and 3 million gallon reservoir
to serve the 1296 Zone shall be determined prior to approval of final grading
plans.
The following is incorporated from EIR 89-3:
. Prior to issuance of building permits, the project site shall either be annexed by
the OWD into Improvement District No. 22, or a new improvement district shall
be established for the project area. In addition, the project developer shall
obtain written verification from OWD at each phase of development that the tract
or parcel will be provided adequate water service.
. The project proponents shall, if feasible, negotiate an agreement with OWD to
commit to use of reclaimed water at the earliest possible date so that OWD can
ensure that an adequate supply is available. If such an agreement is pursued, all
documentation shall be subject to site-specific environmental analysis, and shall
conform to the applicable regulations of the City of Chula Vista, Regional Water
Quality Control Board and the State Department of Health.
. Water conservation measures for onsite landscaping and for maintenance of
roadside vegetation shall be created and implemented by the project proponent,
3-132
/6 ~1(S3
in coordination with the City Public W.orks Department and in consultation with
own or other qualified water agency/organization. Conservation measures are
recommended by the State Resources Agency Department of Water Resources,
and include but are not limited to planting of drought tolerant vegetation and the
use of irrigation systems which minimize runoff and evaporation loss (see also
following measure).
. The following water conservation measures should be provided; implementation
shall be approved prior to issuance of certificates of use and occupancy;
a) Low-flush toilets (Section 17921.3, Health and Safety code).
b) Low-flush showers and faucets (California Administrative Code, Title 24,
Par 6, Article 1, T20-l406F).
c) Insulation of hot water lines in water recirculating systems (California
Energy Commission).
Analysis of Significance
Implementation of the above mitigation measures will reduce impacts related to water
supply and distribution to a level of insignificance.
3.9.2 Waste Water
Information regarding sewer service was obtained from the Master Plan of Sewerage for
Salt Creek Ranch prepared by Wilson Engineering, March 1991 (Appendix F).
Existing Conditions
Sewer service in the project vicinity is provided by the City of Chula Vista. The City
operates and maintains its own sanitary sewer system with connections to the City of San
Diego Metropolitan Sewer System (METRO). Waste water is treated by the Metro System
Point Lorna Treatment Plant. The City's daily waste water flow into the system in 1990
was 12.8 million gallons per day (mgd); the 1991 average is approximately 11.2 mgd due
to current water conservation efforts (Swanson 1992). The City's capacity reservation
3-133
/ c:' "L/-C;- r
with METRO is 19.2 mgd. Based on projected population growth within the City, it may
be 12 to 15 years before the actual average daily wastewater flow reaches the available
capacity of 19.2 mgd.
All gravity sewers in the City have been designed to convey peak wet weather flows. For
pipes with a diameter of 12 inches and smaller, the sewers have been designed to convey
this flow when flowing half full. For pipes with a diameter of 12 inches and larger, the
sewers have been designed to convey peak wet weather flow when flowing three-fourths
,
full by depth. When analyzing existing gravity sewer lines, a replacement size will be
recommended only when peak flows are projected to exceed three-fourths full by depth for
any size line.
The Salt Creek Ranch project site is drained by four basins: Proctor Valley, Telegraph
Canyon, Salt Creek, and Otay Lake (Figure 3-40). Sewer facilities in the area are also
illustrated in Figure 3-40, and are described below according to drainage basin.
Proctor Valley Basin - The Proctor Valley Basin covers approximately 5 percent of the Salt
Creek Ranch property. There are no existing facilities near the property in this basin which
would allow gravity flow from the project (Figure 3-40). The nearest facility within this
basin is a 15 inch sewer main located south of the intersection of San Miguel Road and
Proctor Valley Road to the northwest of the project site. This main conveys flow to the
Spring Valley Outfall, and is part of the County's Spring Valley Sanitation District
sewerage system.
Tele~ph Canvon Basin - The Telegraph Canyon Basin covers approximately 30 percent
of the Salt Creek Ranch property. The sewer facilities in this basin are the closest to the
project site, following Otay Lakes Road east to EastLake Parkway, and extending to the
site's southern boundary. Facilities include lO-inch and 12-inch sewer stubs which
ultimately deliver flow via a 15-inch main to the 9O-inch Metropolitan Interceptor Sewer
west of Interstate 5 (Figure 3-40). The Telegraph Canyon facilities are currently operating
below capacity for the entire length of the system. Several developments which are not in
the Telegraph Canyon Basin are proposed to be served by Telegraph Canyon sewage
facilities.
Salt Creek Ba~in - The Salt Creek Basin covers approximately 25 percent of the Salt Creek
Ranch property. There are no existing facilities near the property in this basin which would
3-134
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allow gravity flow from the project (Figure 3-40). The nearest Salt Creek Basin facility is a
gravity line approximately .5 miles to the southwest of the property at Nirvana A venue in
Otay Valley Road.
Gtav Lake Basin. - The Otay Lake Basin covers approximately 40 percent of the Salt Creek
Ranch property. Within this basin gravity flows terminate at the Upper Gtay Reservoir.
This makes a gravity sewer system infeasible and necessitates the need for a
pump/forcemain system in order to protect the potable water supply in Otay Lakes from
contamination.
Impacts
A sewage master plan was prepared by Wilson Engineering for the Salt Creek Ranch
development in accordance with mitigation measures detailed in EIR 89-3, Section 3.13.
The purpose of the master plan is to design and develop sewage facilities needed to serve
the project. To achieve this goal the plan describes the recommended offsite collection
system, determines the offsite facilities required to convey flows from Salt Creek Ranch,
and analyzes existing and proposed offsite facilities to determine if there is sufficient
capacity to handle ultimate peak flows.
The sewage generation factor used to project average residential sewage flows from new
developments is 80 gallons per day per capita. A population density of 3.5 persons per
dwelling unit was used to calculate sewage generation. Table 3-19 presents the projected
sewage flow by drainage basin for the Salt Creek Ranch project. Based on 2,817 units, the
total average daily flow projected from the development is estimated at 788,760 gallons per
day (gpd). These flows can be accommodated without impact provided that required
facilities are financed and implemented in a timely manner.
Figure 3-41 presents the recommended sewerage conveyance system to accommodate
ultimate flows from Salt Creek Ranch and offsite tributary areas. The onsite collection
system consists of 8- and lO-inch gravity sewer lines and one lift station. The alignment of
the recommended gravity sewer lines is based on the proposed street alignments taken from
the preliminary grading plan for the project. All gravity sewers and the lift station have
been designed to convey peak wet weather flow.
3-137
/iJ, -iS7
The recommended onsite collection system has been oversized to handle 87,360 gpd of
additional flows from offsite tributary areas (Table 3-20). The estimated number of
dwelling units was established from the Sweetwater Community Plan and Otay'
Subregional Planning Area maps. An increase in the offsite densities could overtax the
system beyond design capacity.
Proctor Valley Basin - The Salt Creek Ranch project proposes approximately 88S
residential dwelling units that are within the Proctor Valley Basin. The average day flow
from these units is estimated at 247,800 gpd. The offsite tributary area will generate an
average flow of 7,000 gpd. As shown on Figure 3-41, the onsite collection system for the
Proctor Valley Basin will convey flow to the proposed Salt Creek I collection system, and
then to the proposed 12-inch gravity sewer line in Proctor Valley Road. The 12-inch sizing
recommendation is based on flows from the Salt Creek Ranch and Salt Creek I projects
only. This proposed gravity sewer line will tie into the existing IS-inch gravity line within
the Spring Valley Sanitation District which conveys flow to the Spring Valley Outfall.
The design capacity for the proposed Proctor Valley Sewer was established in a report
prepared by Wilson Engineering in January 1991 titled "Proctor Valley Basin Gravity
Sewer Analysis for the Salt Creek I Project." Construction of this proposed 12-inch sewer
line will provide enough capacity to convey Salt Creek Ranch flows in the Proctor Valley
Basin to the Spring Valley Outfall. The existing IS-inch line that links these two systems
will have adequate capacity to handle ultimate flows from the Salt Creek Ranch and Salt
Creek I projects (B urbrink 1991).
Tele~aph Canyon Basin - The Salt Creek Ranch project proposes approximately
647 residential dwelling units that are within the Telegraph Canyon Basin. The average
day flow from these units is estimated at 181,160 gpd. The offsite tributary area will
generate an average day flow of 1,400 gpd. Telegraph Canyon Basin flows will be
collected and conveyed offsite to the existing gravity lines in the adjacent EastLake
Business Center. As shown on Figure 3-41, the gravity sewer lines proposed in the
Telegraph Canyon Basin have been sized as 8-inch and lO-inch. The existing 12-inch lines
in the EastLake Business Center convey flow to the IS-inch Telegraph Canyon Interceptor.
A study is currently being prepared by Willdan Associates as a requirement of EastLake
Development Corporation to determine interim and ultimate capacity in the Telegraph
/t~tj5~
3-138
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Table 3-19
SALT CREEK RANCH SEWAGE FLOWS BY BASIN
Estimated Number Average Flow
Drainage Basin of Units (I) (gpd) (2)
Proctor Valley 885 247,800
Telegraph Canyon 647 181,160
Salt Creek 885 247,800
otay Lake 400 112,000
TOTAL 2,817 788,760
(1) These estimates are based on the preliminary grading plan for the Salt Creek Ranch property and may
increase or decrease through final planning.
(2) gpd: gallons per day
Table 3-20
OFFSITE SEWAGE FLOWS BY BASIN
Drainage Basin
Area
(acres)
Density
(DUlAC)
Estimated
Number
of Units (I)
Average Flow
(gpd) (2)
Proctor Valley
Telegraph Canyon
Salt Creek
Otay Lake
TOTAL
91
15
650
400
1,156
0.28
0.28
0.28
0.25
25
5
182
100
312
7,000
1 ,400
50,960
28,000
87,360
(I) Established from the Sweetwater CommWlity Plan and Otay Subregional Planning Area Maps.
(2) gpd: gallons per day
3-141
It, ~VttJ
Canyon Interceptor. Offsite improvements to the Telegraph Canyon Interceptor required of
Salt Creek Ranch will be finalized when the Willdan Associates Study is completed.
Otay T .:lie" Basin - The Salt Creek Ranch project proposes approximately 400 residential
dwelling units that are within the Otay Lake Basin. The average day flow from these units
is estimated at 112,000 gpd. The offsite tributary area will generate an average flow of
28,000 gpd.
As mentioned previously, flows from within this basin naturally drain to the Upper Otay
Reservoir. Sewage flows must be diverted from the Otay Lake Basin to protect the
reservoir from contamination, therefore, the Salt Creek Ranch project will need a
permanent lift station to pump sewage flows to the Salt Creek Basin. Based on the
preliminary grading plan, sewage flows from approximately 400 units onsite and 100 units
offsite will require pumping. A lO-horsepower lift station and 6-inch force main,
2,800 feet in length, will adequately pump this onsite and offsite sewage flow. The
approximate location of the lift station and force main is shown in Figure 3-41.
Development within the Otay Lake Basin could lead to contamination of the Upper and
Lower Otay reservoirs in the event of a sewer system malfunction or overflow. Protection
of the reservoirs from potential sewage spills is discussed in Section 3-4, Water Quality.
Salt Creek Basin - The Salt Creek Ranch project proposes approximately 885 residential
dwelling units that are within the Salt Creek Basin. The average day flow from these units
is estimated at 247,800 gpd. The offsite tributary area will generate an estimated
50,960 gpd. As discussed in the previous paragraph, flows from the Otay Lake Basin will
be pumped to allow gravity flow through the Salt Creek Basin. The recommended
collection system for the Salt Creek Basin has been sized to handle these additional flows.
Sewage from the Salt Creek Basin will ultimately flow down the proposed Salt Creek
Interceptor. Ultimate sizing of the Salt Creek Interceptor has not been determined at this
time. Figure 3-41 presents the proposed alignment of the north section of this interceptor.
Sewage flows will be delivered via the interceptor to the future Otay Valley Reclamation
Plant, which is scheduled to begin operation in 1998 (Swanson 1992). This plant will
initially have a capacity of 6 mgd with the capability of expanding to 12 mgd in the future.
There will be capacity at this plant to treat Salt Creek Ranch flows.
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/ t -it)
The City will need to have a study prepared to determine the cost distribution for each of
the major developments that will utilize the Salt Creek Interceptor. At the request of
landowners in the area, a preliminary analysis was conducted to determine the appropriate
sizing and cost of the Salt Creek Interceptor. From this work, the initial cost estimates
indicate that the Salt Creek Ranch share of funding this interceptor will be approximately
$800,000.
The proposed sewage facilities are adequate to serve the Salt Creek Ranch project.
However, several issues remain unresolved, and the impacts are considered to be
potentially significant.
Mitigation Measures
. Prior to approval of final map, the Master Plan of Sewerage for Salt Creek
Ranch shall be approved by the City Engineer. Further, this plan shall be
revised to include a discussion of funding and implementation/phasing in
relation to this project and other associated project's phasing in the area.
. Interim and ultimate capacity in the Telegraph Canyon Interceptor shall be
determined prior to approval of fmal map.
. Ultimate capacity of the Salt Creek Interceptor shall be determined prior to
approval of final map.
. A storm water diversion plan shall be prepared that will protect the Upper and
Lower Otay reservoirs from sewage contamination, as discussed in Section 3.4,
Water Quality.
The following is incorporated from EIR 89-3:
. The project shall be subject to payment of waste water development fees (to
fund trunk sewer and other upgrades) or equivalent proportionate facility
financing mechanism identified by the City, when adopted. Payment shall
occur prior to issuance of building permits or earlier.
3-143
j(p-i/t:2
Analysis of Significance
With implementation of the above mitigation measures, impacts to waste water will be
reduced to below a level of significance.
3.10 OFFSITE AREAS OF IMPACT
The development of Salt Creek Ranch would necessitate the construction of additional
offsite facilities (i.e., water lines, sewer lines and water reservoir) in order to accommodate
the future residents with adequate water and sewer services. Three offsite areas directly
adjacent to the project site would house these facilities. The location of these parcels is
shown in Figure 2-9 and discussed below:
Hunte Parkway - This 46-acre parcel would contain the proposed alignment of Hunte
Parkway and the Salt Creek Interceptor line. Both improvements are proposed along
approximately the same alignment which has not yet been determined. Ultimately, sewage
flows will be collected and treated at the future Otay Valley Water Reclamation Facility.
East "H" Street - This 7.3-acre parcel would contain a portion of the future alignment of
East "H" Street and the Proctor Valley lO-inch sewer line. Both improvements are
proposed along approximately the same alignment which has not yet been determined.
This proposed gravity sewer line would tie in with the existing 15-inch gravity line within
the Spring Valley Sanitation District which conveys flow to the Spring Valley Outfall.
Waterline/Reservoir - This Ill-acre parcel would contain a proposed waterline, access
road, and reservoir in order to provide water service to Zone 1296. The pad elevation of
the reservoir should be approximately 1,270 feet. A specific reservoir site has not been
established.
The environmental issues potentially affected by development of these three areas include:
biological resources, landfonn/aesthetics, and cultural resources. Since the precise
alignment for Hunte Parkway and East "H" Street have not yet been determined, the impact
analysis for these two offsite areas is general in nature. Further analysis may be necessary
when engineering drawings have been completed. These issues are addressed in the
following section.
3-144
J(} --1/6J
3.10.1 Biological Resources
Existing Conditions
Offsite areas of impact were field checked on January 31, 1991. An additional field
survey was conducted on April 21, 1991 at the WaterlinelReservoir site. Information from
that field visit along with previous data for these areas where available is the basis of the
following description of existing conditions.
Hunte Parkwav
Vee-etation. This offsite area along the Salt Creek drainage totaling about 45.6 acres is
agricultural land, historically dry-farmed or grazed. It is almost completely surrounded by
agricultural lands with graded lands to the south. A grove of large eucalyptus is present in
the drainage immediately to the north within the boundary of Salt Creek Ranch. The Salt
Creek drainage itself is highly disturbed with introduced grasses and scattered nonnative
tamarisk along the creek bed. No functional native upland or wetland habitats are present
in this area.
Wildlife. The area may be utilized by various raptors as foraging habitat. A ferruginous
hawk (Buteo regalis) was observed overhead during the field visit. This species is an
uncommon winter visitor to the region and could be expected to roost in the large
eucalyptus trees to the north. Other common raptors such as red-tailed hawk (observed),
red-shouldered hawk, American kestrel, black-shouldered kite and golden eagle could be
expected over the site on occasion. All are recorded from the general area.
The Salt Creek drainage within this area is not a key link as a wildlife corridor due to the
surrounding open disturbed lands. .
Sensitive SpecieslHabitats. The area is not expected to support any sensitive plant or
animals recorded for Salt Creek Ranch or the general area due to lack of habitat.
The creek bed is considered "waters of the United States" and alterations of the creek bed
would be considered in the overall permitting of the project by the Corps of Engineers,
U.S. Fish and Wildlife Service and California Department of Fish and Game.
3-145
/t -1/"(
East "H" Street
All or portions of this area were previously surveyed by WESTEC Services (1979), PSBS
(1989) and ERCE (1990).
Vel!etation. This offsite area totaling about 7.3 acres between Salt Creek I and Salt Creek
Ranch is covered by good quality Diegan coastal sage scrub. Dominant species include
California sagebrush (Artemisia californica), flat-top buckwheat (Eriogonumfasciculatum),
and viguiera (Viguiera laciniata) with an admixture of cholla and prickly pear (Opuntia
spp.), toyon (Heteromeles arbutifolia), lemonadeberry (Rhus integrifolia) and laurel sumac
(Mawsma laurina). The area is partially grazed. The habitat west of Proctor Valley Road is
disturbed.
Wildlife. The area currently is connected to undeveloped natural open space to the north
and east and would be expected to support a contingent of common wildlife species
normally associated with coastal scrub habitats. The area is relatively open and would be
expected to attract raptors. Red-tailed hawk (Buteo jamaicensis) and great homed owl
(Bubo virginianus) were observed onsite.
Sensitive SpecieslHabitats. Sensitive plant species observed onsite include viguiera
(Viguiera laciniata), a large number (>1000 individuals) of coast barrel cactus (Ferocactus
viridescens), and mesa clubmoss (Selaginella cinerascens). Additional sensitive plant
species previously recorded for this area include Otay tarweed (Hemizonia conjugens) and
variegated dudleya (Dudleya variegata) and Munz's sage (Salvia munzii) (WESTEC
Services 1979; pgs 1989).
Sensitive animals species observed include a nesting pair of California gnatcatcher
(Polioptila californica); This pair was previously recorded during the fieldwork associated
with Salt Creek 1 in April 1990 (ERCE 1990).
Diegan coastal sage scrub is considered a sensitive habitat within the City of Chula Vista.
Reservoir/Waterline
Vel!etation. This offsite area adjacent to and north of Salt Creek Ranch totals about
III acres. With the exception of a few acres which were apparently brushed within the
3-146
/?-f~/
past 10 years adjacent to Salt Creek Ranch and some din roads, the area remains natural.
Although utilized for grazing, the area normally supports Diegan coastal sage scrub.
However, this entire habitat was bermed in the last few years and vegetative recovery has
been slow, probably due in part to the current drought conditions. The sparse scrub
representing a typical post-fire successional stage consists of a mixture of California
sagebrush (Artemisia californica), flat-top buckwheat (Eriogonumfasciculatum), viguiera
(Viguiera laciniata), deerweed (Lotus scoparius), purple needlegrass (Stipa pulchra), bush
mallow (Malacothamnus californicus), and laurel sumac (Malosma laurina).
The main drainage onsite wetland vegetation dominated by spiny rush (funcus acutus) and
San Diego marsh elder (lva hayesiana.) No woody riparian or canopy structure is present
along the onsite drainage. Chaparral habitat occurs on the steep north-east facing slope in
the western portion of the site. The dominant plant species is Ramona lilac (Ceanothus
tomentosus ssp. olivaceus).
Wildlife. This area is contiguous with large tracts of natural open space and with planned
open space conidors on Salt Creek Ranch. It thus in part provides wildlife support and
functional continuity to planned natural open space on Salt Creek Ranch. The area could be
expected to support some use by deer and be utilized as foraging habitat by raptors.
Sensitive Species/Habitats. The area currently does not support California gnatcatcher
(Polioptila californica) due to the lack of cover, but it would be expected to support this
species after recovery from the fire based on vegetation and presence of the species on
adjacent lands. Cactus wren habitat (cholla thicket) is not present in the area and
grasshopper sparrows, present on Salt Creek Ranch to the south, would not be expected
other than on an interim basis due to lack of open grassland habitat. Other sensitive species
expected include San Diego homed lizard and orange-throated whiptail.
The natural drainage onsite with wetland habitat is considered sensitive and any alteration
would precipitate close review by reviewing as well as resource agencies. Diegan coastal
sage scrub, albeit burned is also considered sensitive.
The area does support Viguiera laciniata as a common constituent of the low scrub cover.
This sensitive plant species is scattered throughout the area. Spiny rush (funcus acutus),
listed as a sensitive species by the California Native Plant Society is present in the onsite
drainage. Cleveland's golden star (Muilla clevelandii) occurs on the slope located east of
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the drainage, and stipa diegoensis exists high on the steep hill in the western portion of the
site. Other sensitive plant species recorded for Salt Creek Ranch and neighboring
properties may also be present but would have to be searched for during the spring due to
their herbaceous character. These may include Hemizonia conjugens, Dudleya variegara,
and Stipa diegoensis.
Impacts
Each of the offsite areas would be impacted by road construction. The following
discussion details the amount of impact from both the roadway surface and the construction
corridor. The latter includes equipment staging areas, cut/fill slopes, and general
construction traffic. The construction corridor width used for calculating impacts is 100
feet on each side of the roadway, for a total of 200 feet.
Hunte Parkway
Given an impact area approximately 140 feet wide for the 4300 foot long road extension, a
total of 13.8 acres of habitat would be impacted. Additional impacts from the construction
corridor would total 19.7 acres. The exact amount of impact to each habitat is unknown,
because a detailed alignment has not yet been determined.
Impacts to disturbed wetlands could occur if the new roadway crosses or otherwise impacts
the Salt Creek drainage. The California Department of Fish and Game (CDFG) and United
States Army Corps of Engineers (ACOE) have a no net loss policy for all wetlands and
thus require mitigation for all wetland impacts. Any proposed impacts to disturbed
wetlands would be considered significant, due to the resource agencies' policy.
At most, 33.5 acres of non-native grassland would be impacted. The loss of this disturbed
habitat is not considered significant. Similarly, 33.5 acres of raptor foraging habitat would
be impacted. This incremental impact to raptors is not considered significant, due to the
small amount of impact.
East "H" Street
Given an impact area approximately 168 feet wide for the 1300 foot long road, 5.0 acres
of high quality coastal sage scrub would be lost. Additional impacts from the construction
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corridor would total 6.0 acres of coastal sage scrub. The road would continue onto the
approved Salt Creek I project. Coastal sage scrub is considered a sensitive resource by the
County of San Diego and the City of Chula Vista. The sage scrub onsite supports one
breeding pair of California gnatcatcher. This habitat also contains three sensitive plant
species. Sensitive herpetofauna such as the San Diego horned lizard and orange-throated
whiptail may also occur. Impacts to coastal sage scrub are considered significant, due to
the sensitivity of the habitat and those species inhabiting the scrub onsite.
The proposed roadway would potentially impact viguiera, San Diego coast barrel cactus,
and mesa clubmoss. Of these, coast barrel cactus is the most sensitive as it is a candidate
for federal listing (Category 2). There are more than 1000 barrel cactus on site. This
species would also be impacted within the Salt Creek Ranch development, as all 200+
individuals occurring there would be lost. Impacts to coast barrel cactus are considered
significant, due to the sensitivity of the species and the large number of individuals that
would be lost. Impacts to viguiera and mesa clubmoss are not considered significant,
because of the lower sensitivity of these species.
Additional sensitive plant species known from the site include the state-listed Otay tarplant
and variegated dudleya. A population of Otay tarplant has been documented in the
northern portion of the site. Impacts to Otay tarplant would be considered significant, due
to the sensitivity of the species. Variegated dudleya is a lower sensitivity species, and
small incremental impacts to it are not considered significant.
A total of 11.0 acres of California gnatcatcher habitat would potentially be impacted. This
species is currently under consideration for federal listing. Recent studies have found that
breeding territories for this species average 20.5 acres (ERCE 1991). It has been estimated
that a breeding territory would become non-functional if it were to be reduced by more than
30 percent, or 6.2 acres for the average sized territory. Impacts to California gnatcatcher
are considered significant, because the amount of habitat potentially impacted is greater than
6.2 acres and due to the sensitivity of the species.
ReservoirlWaterline
A total of 30.7 acres of burned coastal sage scrub would be affected. This includes 7.1
acres for the 5150 foot long access road, and 23.6 acres within the construction corridor.
No California gnatcatchers were found on site; however, they may inhabit the site in a few
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years once the scrub habitat recovers from fire. Impacts to coastal sage scrub over 5 acres
are considered significant (City of Chula Vista 1989), due to the rarity of the resource.
The access road would cross an intermittent drainage in two locations. The total impact
would be estimated at about 0.1 acre to "waters of the United States." Impacts to waters of
the United States are not considered significant, due to the small amount of impact and the
lack of wetland habitat.
The access road would cross a hillside where San Diego golden star (Muilla clevelandii)
occurs. This species is a candidate (C2) for listing by the USFWS. Impacts to
Cleveland's golden star are considered signillcant, due to the sensitivity of the species.
A total of 2.7 acres of Chaparral habitat would be lost at the water tank site. This habitat
contains no sensitive species and its loss is not considered significant.
Mitigation Measures
Runte Parkwav
To mitigate potential impacts to disturbed wetlands to below the level of significance,
ERCE recommends enhancement of riparian habitat at a 1: 1 ratio to any impacted
wetlands. This mitigation acreage should be added to the mitigation acreage for the Salt
Creek Ranch development and incorporated into the wetland mitigation plan (RECON
1991). Prior to construction, a 1603 Streambed Alteration Agreement must be obtained
from the California Department of Fish and Game.
East "R" Street
To mitigate the loss of 11.0 acres of coastal sage scrub and impacts to California
gnatcatcher to below the level of significance, ERCE recommends a strategy of avoidance
and habitat enhancement. To avoid impacting the full 11 acres, the construction corridor
could be restricted down from 100 feet on each side of the roadway to a smaller area. The
avoidance should reduce impacts to the gnatcatcher territory to below 6.2 acres. This
would retain the territory and reduce the impact to the gnatcatcher to a level of non-
significance. All remaining impacts would require enhancement of coastal sage scrub at a
ratio of 1: 1. The mitigation site should be at a nearby location and connected to a larger
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area of planned open space. The mitigation acreage should be added to the mitigation
acreage for the Salt Creek Ranch development and incorporated into their coastal sage scrub
mitigation plan (RECON 1991).
To mitigate impacts to coast barrel cactus to below the level of significance, ERCE
recommends a strategy of avoidance and preservation. To avoid impacts to as many
individuals as possible, the construction corridor could be restricted. The remaining
individuals that would be impacted should be preserved via transplantation into open space.
A detailed preservation plan should be designed by a qualified biologistlhorticulturist, who
would assist in site selection, implement a 5-year monitoring plan, and submit regularly
scheduled reports to the City of Chula Vista.
To mitigate impacts to Otay tarplant to below the level of significance, ERCE recommends
avoidance of the population to greatest extent feasible. The alignment of the roadway
should avoid the northernmost portion of the site and the construction corridor should be
restricted in this area.
ReservoirlWaterline
To mitigate the loss of 30.7 acres of burned coastal sage scrub to below the level of
significance, ERCE recommends a combination of avoidance and habitat enhancement. To
avoid impacts to the full 30.7 acres, the construction corridor could be restricted. All
remaining impacts would require habitat enhancement of nearby burned coastal sage scrub
at a ratio of 1: 1. This mitigation acreage should be added to the mitigation acreage for the
Salt Creek Ranch development and incorporated into their coastal sage scrub mitigation
plan (RECON 1991).
To mitigate impacts to San Diego golden star to below the level of significance, ERCE
recommends avoidance of the population to the greatest degree feasible. The alignment
should remain in the currently proposed position and the construction corridor should be
restricted in the area where the population occurs.
Analysis of Significance
The offsite improvements will incrementally add to the impacts detailed in the Salt Creek
Ranch GDP EIR (ERCE 1990). Impacts to coastal sage scrub are cumulatively significant
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and remain partially mitigated through preservation and restoration. Sensitive placement of
the alignment and constriction of construction corridors will significantly reduce potential
impllcts to habitats and sensitive species through avoidance. If a large population of San
Diego coast barrel cactus cannot be avoided, a mitigation program to include relocation
should be initiated.
3.10.2 Landform/Aesthetics
Existing Conditions
Hunte Parkwav
This 46-acre parcel is located offsite along the Salt Creek Drainage immediately south of the
project site. The parcel is almost completely surrounded by agricultural lands, with graded
lands to the south (EastLake). The topography on this parcel is characterized by gently
rolling hills with an average elevation of 600 feet.
East "HI! Street
This 7.3 acre parcel is located between Salt Creek 1 and Salt Creek Ranch on the Rancho
San Miguel project site. The area is currently disturbed by grading. The topography is
characterized by rolling hills increasing in elevation to the north.
WaterlinelReservoir
This Ill-acre parcel is located adjacent to and north of Salt Creek Ranch. The offsite area
is undisturbed and characterized by steep hills. Elevations range from approximately
900 feet in the southern portion of the site to 1450 feet in the north central portion of the
site.
Impacts
Hunte Parkway
The Hunte Parkway parcel would accommodate the ultimate Hunte Parkway improvements
and would contain the proposed alignment of Salt Creek Interceptor sewerline.
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The Salt Creek Ranch GDP classifies Hunte Parkway as a four lane major arterial and
scenic highway. Although no specific offsite road alignment information is available at this
time, the Salt Creek Interceptor would follow the alignment of Hunte Parkway, and
temporarily tie into the Otay Valley prison line. Ultimately, sewage flows would be
collected and treated at the future Otay Ranch Water Reclamation Facility.
The area of impact for construction of the interceptor is approximately 140 feet. Due to
associated grading, temporary shon-term land form and visual impacts may occur during
the construction of Hunte Parkway and the concurrent installation of the sewerline.
Shon-term visual impacts are considered adverse yet not significant, due to their limited
duration and temporary nature. No significant impacts are anticipated.
East "HI! Street
This offsite area would contain a ponion of the future alignment of East "H" Street and the
Proctor Valley 10- inch sewer line.
The Salt Creek Ranch GDP classifies East "H" Street as a six-lane primary arterial and
scenic highway. Although no specific offsite road alignment information is available at this
time, the proposed gravity sewer line would follow the alignment of East "H" Street and
would tie in with the existing IS-inch gravity line within the Spring Valley Sanitation
District. The Spring V alley Sanitation District conveys flow to the Spring V alley outfall.
The area of impact for construction of the interceptor is approximately 170 feet. Due to
associated grading, temporary shon-term land form and aesthetic impacts may occur during
the construction of East "H" Street and the concurrent alignment of the gravity line.
Shon-term visual impacts are considered adverse yet not significant, due to their limited
duration and temporary nature. No significant impacts are anticipated.
Waterline/Reservoir
The project would require one offsite tank for potable water storage. This Ill-acre offsite
parcel would contain a proposed waterline and reservoir which would be necessary to
provide water service to the 1296 pressure zone. The waterline would be underground and
would not produce permanent visual impacts, although shon-term construction-related
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visual impacts would occur. The pad elevation of the reservoir would be approximately
1,270 feet, which is an elevation higher than the project site itself, and would be visible
from most of the surrounding area. Since this area is already impacted with views of the
two existing 5 million gallon reservoirs located approximately 2500 feet to the west of the
proposed reservoir, the addition of the proposed tank would not be as significant as if the
ridgeline were currently undeveloped. This potentially signjficant impact can be mitigated
by the combination of landscaping the site and painting the tank an unobtrusive color.
Mitigation Measures
Hunte Parkwav
Final alignment of the roadway and the interceptor will be subject to review and approval
by the City. Any potential visual impacts would be short-term and construction-related,
and would be considered nuisance-level impacts. No mitigation is necessary.
East "HI! Street
Final alignment of the roadway and the sewer line will be subject to review and approval by
the City. Any potential visual impacts would be short-term and construction-related, and
. would be considered nuisance-level impacts. No mitigation is necessary.
Waterline/Reservoir
Visual impacts associated with the construction of the waterline are short-term, and would
be considered nuisance-level impacts. No mitigation is necessary.
Potentially significant impacts associated with the water storage tank can be mitigated to
below a level of significance by the following mitigation measures.
. Landscaping shall be planted around the tank to shield views of the tank.
. The water tank shall be painted an unobtrusive color.
)?-Y?J
3.154
Analysis of Significance
Shon-term visual impacts associated with the construction of the roadways and pipelines
are considered adverse yet insignificant.
Visual impacts associated with the water reservoir are considered significant.
Implementation of the above measures will mitigate impacts to below a level of
significance.
3.10.3 Cultural Resources
A confidential cultural resource review and testing program of three offsite parcels for the
Salt Creek Ranch development was conducted by ERCE in January and August 1991. The
review/ program included a records and literature search, survey and testing program to
identify areas of cultural resource sensitivity within the parcels. The results are
summarized below.
Existing Conditions
Results of Records and Literature Search
An archaeological literature review, site records search, and historic map check were
conducted for three parcels for the Salt Creek Ranch development of the Hunte Parkway,
East "H" Street, and a water reservoir/water line. The archaeological literature review and
site records check included a thorough examination of peninent record data from the South
Coastal Information Center at San Diego State University and the San Diego Museum of
Man. The records search indicated that 77 prehistoric and historic cultural resources are
recorded within a I-mile radius of the 3 parcels and provided an indication of the density of
prehistoric human occupation of the area. Prehistoric resources include both Early and Late
Period temporary camps and lithic scatters, and Late Period bedrock milling stations; the
focus of occupation appears to be the Early Period. Historic sites include historic house
locations older than 50 years before present. The search of early maps indicated that no
historic structures exist within the three parcels.
The review of previous surveys indicated that the East "H" Street parcel has been surveyed
for cultural resources, and that the single cultural resource located within this parcel (CA-
3-15~
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SDi-4,530/W-643) was tested and detennined to qualify as irnponant pursuant to CEQA
(Davis and Hector 1989). CA-SDi-4,530/W-643 is a large Early Period habitation site.
The Hunte Parkway parcel was surveyed for cultural resources in 1980 (APC 1980) with
negative results. Due to visibility constraints at the time the survey was conducted, the
survey was inadequate to identify the presence of cultural resources within the Hunte
Parkway parcel.
The northern portion of the water reservoir/water line parcel was surveyed for cultural
resources by Ritz and Bull (1990), who identified three cultural resources (CA-SDi-
11,403/ W-4,207 Locus E; CA-SDi-ll,403/W-4,207 Locus F; and CA-SDi-ll,415/W-
4,220 Loci A-D). Sites CA-SDi-ll,403/W-4,207 Locus E and CA-SDi-ll,403/W-4,207
Locus F are lithic scatters and quarries. CA-SDi-ll,415/W-4,220 Loci A-D refers to a
series of cultural resource loci including a rock pile, a bedrock milling slick, and a light
lithic scatter. The lower portion of the water reservoir/water line parcel was not previously
surveyed for cultural resources.
Results ofERCE's Survev
Field surveys of the Hunte Parkway parcel, the unsurveyed southern portion of the water
reservoir/water line parcel and a resurvey of the northern portion of the water
reservoir/water line parcel were conducted as part of the present evaluation. Within the
Hunte Parkway parcel, three cultural resources (CA-SDi-12,037, CA-SDi-12,038, and
CA-SDi-12,039) were identified as small prehistoric temporary camps, and one isolate
consisting of two large metavolcanic secondary flakes was also located (1-314).
Twelve cultural resource sites (CA-SDi-ll,403 Locus F, CA-SDi-ll,403 Locus G, CA-
SDi-ll,415A-D, CA-SDi-12,030, CA-SDi-12,031, CA-SDi-12,032, CA-SDi-12,033,
CA-SDi-12,034, CA-SDi-12,035, CA-SDi-12,036, CA-SDi-12,260 and CA-SDi-12,261)
and four isolated artifacts (SC-l-l, SC-I-2, SC-I-3, and SC-I-4) were located in the water
reservoir/water line parcel. Nine of the sites are lithic scatters or small temporary camps,
two are bedrock milling stations with associated habitation debris, and one is a quarry.
Results of ERCE's Testinl:
The cultural resources within the Hunte Parkway parcel and the water reservoir/water line
parcel were tested and evaluated pursuant to CEQA guidelines. Testing was conducted at
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12 sites (CA-SDi-ll,403 Locus F, CA-SDi-ll,415, CA-SDi-12,030, CA-SDi-12,031,
CA-SDi-12,032, CA-SDi-12,033, CA-SDi-12,034, CA-SDi-12,035, CA-SDi-12,036,
CA-SDi-12,037, CA-SDi-12,038, and CA-SDi-12,039). Sites CA-SDi-12,260, CA-SDi-
12,261, CA-SDi-ll,403 Locus E, and CA-SDi-ll,403 Locus G) were not tested or
evaluated at this time. Locus CA-SDi-ll,403 Locus E was determined to be outside the
potential impact area, while sites CA-SDi-12,260, CA-SDi-12,261, and CA-SDi-ll,403
Locus G were not tested because they were located during the final stage of survey.
Testing indicated that sites CA-SDi-ll,403 Locus F, CA-SDi-ll,415, CA.-SDi-12,031,
CA-SDi-12,032, CA-SDi-12,034, CA-SDi-12,035, and CA-SDi-12,03 qualify as
important cultural resources pursuant to CEQA criteria and sites CA-SDi-12,030, CA-SDi-
12,033, CA-SDi-12,036, CA-SDi-12,037, and CA-SDi-12,039 do not qualify as
important cultural resources.
Full descriptions of these sites and the results of testing are provided in the Cultural
Resources Technical Reports prepared for the Salt Creek Ranch SPA EIR. This report
contains confidential and sensitive information and is therefore not attached to this EIR. It
is available for review by qualified persons at the City of Chula Vista Planning Department.
Summary
In summary, the East "H" Street parcel contains a single cultural resource, CA-SDi-
4,530/W-643, which has been tested and determined important under CEQA. The offsite
Hunte Parkway parcel contains three cultural resource sites (CA-SDi-12,037, CA-SDi-
12,038, and CA-SDi-12,039) and a single isolate (1-314). All of these resources have been
evaluated for importance under CEQA.
The offsite water reservoir/water line parcel contains seven cultural resources (CA-SDi-
12,030, CA-SDi-12,031, CA-SDi-12,032, CA-SDi-12,033, CA-SDi-12,034, CA-SDi-
12,035, and CA-SDi-12,036) that were identified during the present investigation in the
southern (water line only) section of the parcel and six cultural resources (CA-SDi-
1l,403/W-4,207 Locus E, CA-SDi-ll,403/W-4,207 Locus F, CA-SDi11/403/W-4,207
Locus 6, CA-SDi-11,4l5/W-4,220 Loci A-D, CA-SDi-12,260, and CA-sdi-12,261) and
four isolated artifacts (SC-I-I, SC-I-2, SC-I-3, and SC-I-4)) that were identified during an
earlier survey of the northern portion of the parcel. One of the cultural resources within the
off-site water reservoir/water line parcel (CA-SDi-II,403 Locus E) was determined to be
outside the potential impact area, three cultural resources were not tested (CA-SDi-12,260,
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CA-SDi-12,26l, and CA-SDi-ll,403 Locus G), and nine cultural resources were tested
and evaluated under CEQA (CA-SDi-ll,403 Locus F, CA-SDi-ll,4l5, CA-SDi-12,030,
CA-SDi-12,03l, CA-SDi-12,032, CA-SDi-12,033, CA-SDi-12,034, CA-SDi-12,035, and
CA-SDi-12,036).
Impacts
Three types of impacts may result from proposed development: direct, indirect and
cumulative. Direct impacts are those associated with construction and development
activities. Indirect impacts are those associated with increased access to an area in which
cultural resources exist, and include staging areas and increased public access. Each type is
addressed below.
Hunte Parkwav
Impacts to the Hunte Parkway parcel include the construction of Hunte Parkway and a
proposed sewer interceptor line. Both developments are proposed along approximately the
same alignment. Impacts relating to the proposed interceptor line are anticipated along a
lOO-foot wide pipeline construction corridor and grading and fill impacts related to Hunte
Parkway are anticipated to be restricted to a 134- foot wide corridor. Construction of both
the proposed interceptor line and Hunte Parkway will affect portions of CA-SDi-12,037,
CA-SDi-12,038, and CA-SDi-12,039 and Isolate 1-314.
East "H" Street
A IO-inch pipeline and a segment of East "H" Street are proposed for the East "H" Street
parcel. Trenching and clearing as necessary is anticipated along the lOO-foot wide pipeline
construction corridor proposed along the northern side of this parcel. Impacts related to the
construction of East "H" Street are anticipated to be restricted to a l70-foot wide corridor
along the existing Proctor Valley Road alignment and include grading and fill operations.
Construction of both the lO-inch pipeline and proposed East "H" Street segment will affect
portions of site CA-SDi-4,530/W-643, which has been tested and determined to be
important pursuant to CEQA criteria.
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Water ReservoirlWater Line
Impacts to the offsite water reservoir/water line parcel include trenching and grading along
a 100-foot wide corridor and construction of a water-storage facility. Both direct and
i~direct impacts of equipment staging and access may affect cultural resources CA-SDi-
11,403 Locus F, CA-SDi-11,403 Locus G, CA-SDi-11,415, CA-SDi-12,030, CA-SDi-
12,031, CA-SDi-12,032, CA-SDi-12,033, CA-SDi-12,034, CA-SDi-12,035, CA-SDi-
12,036, CA-SDi-12,260, and CA-SDi-12,261. Locus E of site CA-SDi-l1,403 is beyond
the potential impact area and will not be effected by project development as it is currently
planned.
Mitigation Measures
The California Environmental Quality Act (CEQA) require mitigation of impacts to
important cultural resources. Sites CA-SDi-11,403 Locus F, CA-SDI-11,415, CA-SDi-
12,031, CA-SDi-12,032, CA-SDi-12,034, and CA-SDi-12,035 within the water
reservoir/water line parcel and CA-SDi-12,038 within the Hunte Parkway parcel were
determined to qualify as important cultural resources by testing pursuant to CEQA, and
mitigation of impacts to these cultural resources is required. Site CA-SDi-4,5301W -643
within the "H" Street parcel has been previously tested and determined important under
CEQA, and mitigation measures are necessary to address impacts to that site. Site CA-SDi-
4,5301W-643 also falls within the Bonita-Miguel Archaeological District which requires
evaluation under federal criteria.
Sites CA-SDi-12,030, CA-SDi-12,033, CA-SDi-12,036, CA-SDi-12,037, and CA-SDi-
12,039 and isolates 1-314, SC-I-l, SC-I-2, SC-I-3, and SC-I-4 were determined to not
qualify as important cultural resources, and therefore no additional archaeological work for
these resources is necessary. Cultural resources CA-SDi-12,260, CA-SDi-12,261 and
CA-SDi-11,403 Locus G were not tested or evaluated at this time. Evaluation for
determination of importance under CEQA through a cultural resource testing program is
necessary at these sites.
Mitigation of impacts to important cultural resources can be achieved through either
avoidance or by conducting a data recovery program. Avoidance could include capping
sites with 2 feet of fill or redesign of project components. Recommended mitigation
measures include the following:
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If avoidance of archaeological resources cannot be achieved, a data recovery program to
mitigate development impacts to important cultural resource sites shall be conducted,
including, where necessary, surface collection and mapping of artifacts, a phased data
recovery program, and monitoring during facility or other construction. This phased
approach shall employ a random sample in conjunction with a focused inventory for
features (e.g., hearths). The data recovery program shall be in accordance with a regional
approach for all prehistoric sites within Salt Creek. Ranch, Salt Creek I and EastLake III,
thereby allowing a comprehensive understanding for these sites. This regional program is
in agreement with the Bonita-Miguel Archaeological District
The data recovery program shall follow the Advisory Council's guidelines as defined
within Treatment of Archaeological Properties, A Handbook (ACHP 1980). The treatment
plan shall be oriented to address local and regional research questions and clearly identify
the methods to be used .to address the research questions. Research questions to be should
be addressed are provided in ERCE's June 1989 Salt Creek Ranch Cultural Resource
Evaluation, on file at the City of Chula Vista Planning Department.
Analysis of Significance
Implementation of the above mitigation measures will mitigate potential project and
cumulative cultural resource impacts to below the level of significance.
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SECTION 4
REQUIRED CEQA SECTIONS
4.1 CUMULATIVE IMPACTS SUMMARY
The following discussion is a summary of the project-related impacts which may be
significant on a cumulative basis, i.e., when combined with other existing, approved, and
reasonably foreseeable-future projects. A more detailed impacts analysis for each issue is
included in Section 3 of this EIR; the reader is referred to the appropriate subsection for the
complete analysis.
Projects planned or proposed near the Salt Creek Ranch site (Figure 4-1) are:
. The Pointe
. Ranch San Miguel
. Salt Creek I
. Otay Ranch
. EastLake Planned Community
. Rancho del Rey Development
. Sunbow Planned Community
. Bonita Long Canyon
. Bonita Meadows
. Easdake I SPA Plan Amendment and Kaiser Hospital
Land Use
The project, in conjunction with other projects, would convert open space and rural land in
the Eastern Territories to low-density urban land uses.
Landform and Aesthetics
The project in conjunction with other development in the area would result in urbanization
of an existing natural area. Visual resources and views would be permanently changed.
Project grading and development would contribute to an unavoidable, unmitigable adverse
cumulative impact on the area's visual quality. Grading would be substantial at all of the
project sites, and landform would be considerably altered.
4-1
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.......
....--
.
i-~
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_L_~ur-- 2{
EASTlAKE
IWOlO
IlB.REY
OTAYRoIrHCH
Q
NOT TO SCALE
FIGURE
~ ERCE
Projects Located Near the salt Creek Ranch /6 - t Sf
4-1
J
4-2
. At Rancho del Rey, implementation of the grading plan will entail cutting most
of the ridge areas onsite and filling in the lower elevations, including many of
the finger canyons. A total of 9,500,000 cubic yards of cut and fill will be
required. Cut slopes will range from 40 to 100 feet in height, and manufactured
slopes will be visible from a variety of nearby areas.
. At Sunbow, grading will result in substantial modification of the existing
terrain. The topography will change from rolling hills to generally flat graded
pads. Virtually all views over the site and to the east will be blocked by
landscaping and structures.
. The EastLake development will alter the original topography of the project site
and the appearance of the surrounding landscape. Considerable grading will be
conducted. including cut slopes of up to 70 feet in height, the leveling of several
hills, and the fIlling of several interior drainages.
. Rancho San Miguel (not yet approved) proposes substantial mass grading of the
southwest hills of Mother Miguel Mountain.
Development of all of these projects will add to significant night-sky illumination impacts
occurring in the San Diego region.
Hydrolo~/Water Quality
Development of the project site, in conjunction with other projects in the area, would
increase the amount of impervious surfaces, decrease ground water replenishment,
aggravate existing downstream drainage and flooding problems, and contribute to water
quality degradation downstream and in the Upper Qtay Reservoir. As a condition of the
Salt Creek Ranch development, engineering and design features would be required that
water quality in the Otay reservoirs is maintained.
Water Supply
Development of the project site, in combination with other projects in the area, would
contribute to cumulative impacts to the regional water supply. The cumulative impacts are
4.3
/~/r:1;2
unavoidable and unmitigable, as the state is currently unable to meet its existing water
needs due to drought conditions which have persisted for this past 5 years.
Biololrical Resources
The project's resulting loss of habitat and impact on various sensitive species would
contribute to a cumulative impact on biological resources in the region in conjunction with
. ongoing development in the area.
Despite mitigation measures taken to preserve biological resources in each of the project
areas, the cumulative impact of these developments on sensitive species and habitats is
adverse and significant. The projects will significantly reduce the amount of certain
sensitive habitats such as wetlands, San Diegan coastal sage scrub, and non-native
grasslands; lead to significant impacts to numerous state and federally listed sensitive
plants; impinge upon regionally significant wildlife corridors; and eliminate some of the
best California gnatcatcher habitat identified.
.
The EastLake project will destroy some freshwater marsh and riparian habitat,
rendering the area less attractive for least Bell's vireo, yellow warbler, and two-
striped garter snakes.
.
The Sunbow project will significantly affect vernal pools, the cactus wren, Otay
tarplant, and San Diegan sage scrub.
.
The Rancho Del Rey project will have a significant impact on wetlands,
riparian, and coastal sage scrub habitats and, consequently, on black-tailed
gnatcatcher populations.
.
The proposed Rancho San Miguel project would have significant biological
impacts including direct impacts to 467 acres of coastal sage scrub, 11 acres of
wetlands, six sensitive plants including coast barrel cactus (6,300 individuals)
and three sensitive wildlife species including cactus wren, golden eagle, and
Califomia gnatcatcher.
4.4
/6 ~1f'J
Revegetation effons and offsite habitat preservation .programs can offset some of these
impacts, but these projects would nevenheless contribute to an incremental cumulative loss
of quality biological habitats in the region as a whole.
TranS1lOrtation and Circulation
The effects of project traffic in combination with ultimate development of the surrounding
vicinity, as discussed in Section 3.7, were evaluated in the traffic analysis completed for
this project. The local cumulative impacts were considered in that study, and circulation
improvements necessary to accommodate total traffic generation were identified. The
improvements which would be required as conditions of project development are indicated
in Section 3.7 mitigation measures. The project would contribute to the overall increase of
traffic volumes in the City of Chula Vista and the entire San Diego region. Some areas of
the circulation system are projected to operate below acceptable levels in the future, due to
cumulative traffic generated by development throughout the City. The project would
panicipate in the Eastern Chula Vista Transportation Phasing Plan, and would contribute to
transponation improvement necessary to suppon development onsite and in the area.
4.2 GROWTH INDUCEMENT
Growth-Re!!ulatin!! Documents and Controls
The Salt Creek Ranch GDP was subject to a detailed evaluation of growth inducing
impacts. Growth inducing considerations are critical in the CEQA process at initial project
approvals because those first approvals (i.e., General Plan and Zoning) provide for future,
subsequent entitlement and project implementation. In other words, the decision to conven
the land has been made once an urban general plan land use designation is established. It is
appropriate and necessary to evaluate in depth the growth inducement at that stage of
planning. Residential land uses on the project site were included in the July 1989 adopted
City of Chula Vista General Plan (GP) and analyzed in the GP EIR 88-2 and EIR 89-3,
thereby incorporating the concept of residential use on the project site (see Land Use
Section 3.1). The Growth Inducing Impacts section of the General Plan Update EIR 88-2
and EIR 89-3 are hereby incorporated by reference, serving to document the long-term
growth inducing impacts of site development at the general plan level and in previous
environmental documentation.
4-5
/t - t/sf
The County of San Diego Regional Land Use Element and Map (August 1984) contains
several goals regarding urban growth. The thrust of these goals is to manage urban growth
so that balanced communities are planned appropriately with facilities and urban levels of
service. The Land Use Element also states that future urban growth should be located
contiguous to existing urban areas while the rural character of nonurban lands should be
retained (County of San Diego 1984:11-2).
The City of Chula Vista recently finalized a comprehensive Growth Management Program
to manage future growth within the jurisdiction (City of Chula Vista 1991). The primary
focus of the program is the area east of 1-805 where most of the remaining vacant land is
located. The intent of the program is to direct growth in and around the city in an orderly
fashion, to avoid leapfrog development, and to protect and preserve the city's amenities.
The Growth Management Program implements the Growth Management Element of the
General Plan, and provides a more specific approach to the direction of growth. The city's
policy is intended to promote incremental growth, but to remain flexible to allow
consideration of topographic, economic, social, and other factors relative to new
development when necessary. Provision of public facilities concurrent with growth is
considered an important guide, as is the idea of urban in-filling as opposed to "leapfrog"
development. Preservation of open space and greenbelts by methods such as dedication of
land, purchasing of development rights, clustering, and zoning practices is recommended
as part of growth management in Chula Vista.
The population in the Eastern Territories is expected to increase by approximately 50,000
individuals at buildout of the General Plan. Growth may be restricted through 1994 in
portions of the Eastern Territories due to the water allocation policy of the Otay Water
District (OWO). The OWO policy limits the number of permits that can be obtained
throughout the district to 700 to 1,000 dwelling units per year. By 1994-95 it is expected
that new pipelines will be completed and new terminal water storage facilities will be
available (City of Chula Vista 1991).
Prol'osed Proiect Potential Growth Inducin~ Characteristics
The proposed project consists primarily of residential uses, and recreational and public
facilities. Land to the north, east and northwest of the site is largely undeveloped. The
closest major development is the EastLake Business Park to the southwest. The
development of the Salt Creek Ranch SPA Plan calls for a maximum of 2,817 dwelling
4-6
/ /; ~ tj~c;
units resulting in approximately 7,606 residents (based on SANDAG's 2.7 residents/unit
used for population projections).
In assessing growth inducement, a major factor is the potential growth inducing effects of
new services and facilities (required of a project) on the surrounding area if it is
undeveloped. The project and resulting population would require infrastructure
improvements, and extensions of facilities to provide urban levels of service including
water, sewer, educational facilities, circulation/roads, law enforcement and fIre protection.
The development plans for Salt Creek Ranch call for the construction of residences, two
elementary schools, fIre station, and additional public and private recreational facilities.
The extension of utilities and services to the property, and the presence of a school,
recreational facilities and urban levels of police and fIre protection could encourage or
accelerate growth of adjacent undeveloped areas. Roadways (i.e., Hunte Parkway and
East "H" Street) are proposed to be extended through the project site to the north and east,
respectively. Therefore, growth inducement must be further analyzed.
The proposed project incorporates some of the city's growth management measures. The
public facilities are planned to be provided concurrently with need. As required under the
City's growth management policies, the proponent has committed to provision and
construction of public facilities on a schedule dictated in concept by the city threshold
standards, and established in detail by the project's Public Facilities Financing Program and
Development Agreement. Section 2.4 herein describes the conceptual project phasing.
The project is participating in the Eastern Chula Vista Transportation Phasing Plan
(ECVPP), which dictates the area's roadway improvements based on identifIed cumulative
growth and need (refer to Section 3.7). The proposed elementary school will serve project
students, and will be constructed in accordance with a schedule based on both the project
development schedule and school district needs. A fIre station site will be located onsite.
An open space and park system is proposed. An on site circulation system, including
pedestrian, bicycle and equestrian trails connecting various portions of the community, is
also planned. All of these project components are to be coordinated with the city's growth
management policies.
Even in consideration of the above, implementation of the proposed Salt Creek Ranch SPA
Plan could have secondary growth inducing impacts on undeveloped land in the project
vicinity. This impact would not effect whether or not adjacent properties are designated for
urban uses, but could effect the timing and character of development of urban designated
4-7
/6 ~15b
land. For example, approval of the project and associated extension of Hunte Parkway and
other utilities and improvements may encourage any potential urban designated adjacent
developments to occur sooner than would otherwise take place without the Salt Creek
Ranch project. Also, the project's character could effect adjacent projects' design.
Properties to the south and west consist of the EastLake Community neighborhoods which
are already planned; property to the nonh consists of the Mother Miguel Mountain
designated open space and Otay Water District property; land to the east lies within the
County Jamul Mountains area. Also, the Otay Ranch propeny lies to the east, nonheast
and southeast. The Salt Creek Ranch project could potentially influence the timing and
design of potential development to the nonh and east, constituting a secondary effect.
Annexation of the project site would not induce growth that has not previously been
planned for, as the majority of the site is a pan of the city's sphere of influence and has
been included in planning and development forecasting by the City of Chula Vista.
Annexation may encourage development to occur more rapidly as result of the provision of
public services (as described above) that are more readily available within the City
boundaries. Primary growth inducement as a result of annexation and the subsequent
extension of services would not occur.
4.3 THE RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF THE
ENVIRONMENT AND THE MAINTENANCE AND ENHANCEMENT OF LONG-
TERM PRODUCTIVITY
The proposed use of the project site environment would involve the elimination of
agricultural land uses and the development of a permanent, residential urban community.
While agricultural opponunities would thereby be precluded, the project's acreage does not
represent a project-specific significant impact to potential resources. The project would
result in an increased housing stock for the City of Chula Vista and in a net gain of public
use funds. This development would, however, have cenain other long-term effects on the
environment. These long-term, cumulative effects are summarized in Section 4.1.
The project is assessed by community planning effons of the City of Chula Vista which, on
a comprehensive basis dictated in the General Plan and other regulating documents, strive
for a balance in community land uses, enhancement of the long-term productivity of the
City and region, as well as maintenance and conservation of valuable resources. The city
4-8
/~ ~tff?
by adoption of the General Plan Update in July 1989, approved in concept (general plan
designations) residential and open space uses on the project site. If the proposed SPA Plan
is approved by the city, this project will be found in conformance with those long-term
goals.
4.9
/?~f~V
SECTION 5
ALTERNATIVES TO THE PROJECT
The California Environmental Quality Act (CEQA) requires that an EIR include a
discussion of reasonable project alternatives, including a no project alternative. This
discussion must describe a range of reasonable al~ernatives to the proposed project, or to its
location, which could feasibly attain the basic objectives of the project, and evaluate the
comparative merits of the alternatives. This discussion must focus on alternatives "capable
of eliminating any significant adverse environmental effects or reducing them to a level of
insignificance" (CEQA Guidelines, Section 15126(d)(3)). This supplemental EIR has
analyzed potential impacts of the proposed Salt Creek Ranch SPA Plan and related
discretionary actions. The EIR prepared in 1990 for the Salt Creek Ranch GDP examined
several alternatives: 1) intensive agricultural use; 2) reduced residential acreage
alternative; 3) design alternative A; and 4) alternative site analysis. The alternatives
section of Final EIR 89-3 is herein incorporated by reference. Design alternative A was
resubmitted to the City as the revised General Development Plan in response to comments
from the United States Fish and Wildlife Service and the City of Chula Vista, and to
partially mitigate environmental impacts identified in Final EIR 89-3. The revised GDP
(previously design alternative A) proposed a mix of land uses similar to the original GDP,
with refinements in land use acreages and reconfiguration of residential development and
open space to conserve sensitive biological resources. The revised GDP further identified
specific locations for public facilities and institutional uses which were not identified in the
original GDP. Pages R-2 through R-8 of Final EIR 89-3 are herein incorporated by
reference.
This EIR examines a total of three onsite alternatives to the proposed project: 1) the no
project alternative, 2) first iteration of Salt Creek Ranch SPA Plan, and 3) Final SPA Plan
Design alternative. These alternatives, in combination with previously explored alternatives
(discussed above), have been reviewed to identify potential project alternatives which could
reduce to a level below significance the impacts identified in this SEIR. However,
Alternative 2 would result in impacts greater than the proposed project for reasons
discussed below.
5-1
/b--L/ f77
5.1 No PROJECT ALTERNATIVE
Under the no project alternative, the site would remain in its present open space and
agricultural condition and no development would occur. In addition, the site would remain
as unincorporated county land instead of being annexed to the City of Chula Vista.
The no project alternative would not require the discretionary actions related to the project
as proposed, including the annexation and prezoning of county land into the City of Chula
Vista and adoption of the SPA. This alternative would not be consistent with the General
Plan, which designates residential and open space uses onsite. No agricultural land use
impacts, land use compatibility impacts or aesthetic impacts would occur under this project
alternative.
Several roads currently proposed for the area would not be constructed under a no project
alternative. This would not be a significant impact, however, because the project-related
ADT would not be generated. Cumulative traffic impacts in the area would be reduced
under this alternative. There would also be no need for the extension of public transit
routes under a no project alternative.
Similar to public transit, no extension of public services or utilities to the site would be
necessary with implementation of a no project alternative, although improvements to onsite
water facilities may still be necessary if surrounding lands are developed. Sewer
improvements in the area could be delayed until surrounding lands are developed, as could
the extension of natural gas and electrical lines and the construction of additional fire
stations or branch libraries.
The no project alternative would reduce the number of public parks and schools in the
project vicinity. The loss of potential parks and schools would not be significant because
the proposed parks and school would primarily be used by future residents of the Salt
Creek Ranch residential neighborhoods. Recreational trails (i.e., bicycle, equestrian)
onsite would not be created.
The site would remain as it is with no disturbance to subsurface soils or geologic features.
Also, the site would maintain its present drainage pattern, with no change in the amounts or
quality of existing runoff. Erosion would continue to occur at its present rate due to
continued agricultural activity on the site. Biological resource impacts of the project
5-2
/~~tjIO
identified in this EIR and EIR 89-3 would essentially be eliminated; natural habitat and
sensitive species could remain unimpacted if no future development was permitted.
Cultural and paleontological resources would also not be impacted.
Noise impacts would be greatly reduced by the no project alternative. Noise levels on the
site would be reduced from levels forecasted for the project at proposed buildout.
In summary, many impacts associated with the project would be reduced or eliminated
under the no project alternative. However, the no project alternative does not support the
goals and objectives of the Chula Vista General Plan, which anticipates residentiaV
recreational and public facilities' development on the project site.
5.2 FIRST ITERATION OF SALT CREEK RANCH SPA PLAN
The Salt Creek Ranch design and SPA document reflect numerous changes provided
through extensive City involvement with the applicant and the applicant's consultants
throughout the preparation of the SPA Plan. The project applicant submitted the first
version of the Salt Creek Ranch SPA Plan to the City of Chula Vista in December 1990.
The SPA Plan submitted in March 1991, which is the proposed project addressed in this
EIR, incorporated changes recommended by city staff after reviewing the first SPA Plan
submittal. Revisions included changes to the internal circulation system, ridgeline
development design, and residential clustering.
The first iteration of the Salt Creek Ranch SPA Plan, herein referred to as the First SPA
Plan, is analyzed in this section as an alternative to the proposed project. The Site
Utilization Plan for the First SPA Plan is shown in Figure 5-1. The total number of
dwelling units (2,817) are the same as the proposed project, however, the number of
dwelling units within each neighborhood are slightly redistributed (Table 5-1). The First
SPA Plan proposes 20.9 acres more for residential development than the proposed project.
The residential density for both designs is the same at 3.6 dwelling units per acre. Open
space acreage is 16.3 acres less with the First SPA Plan design, although the total grading
amount is the same with both designs. Public facilities acreage is 4.3 acres less with the
First SPA Plan.
The Salt Creek Ranch design is defined by sixteen neighborhoods within three sub-areas as
illustrated in Figure 5-1. The purpose of reconfiguring residential neighborhoods under the
5-3
/~ - 17/
proposed project was to encourage residential clustering in order to maintain consistency
with the sub-area concept. This was accomplished by increasing development within areas
designated for higher density uses, and decreasing development in areas designated for
lower density uses.
Sub-Area One is essentially the same under the First SPA Plan as for the proposed project,
although the number of dwelling units is 60 units less with the First SPA Plan. Sub-Area
One is designated by both designs for higher density development. Under the First SPA
Plan, the number of dwelling units and acres to be developed are greater for Sub-Areas
Two and Three than the proposed project designated for these areas, although these
neighborhoods are envisioned by both designs for lower density development. Also, with
the First SPA Plan, open space acreage for Sub-Areas Two and Three is less than that
designated by the proposed project.
While residential clustering is a consideration under the First SPA Plan, the proposed
project further encourages this concept by reconfigurlng the residential neighborhoods to
increase the number of dwelling units in Sub-Area One, decrease the number of dwelling
units in Sub-Areas Two and Three, and increase open space acreage in Sub-Areas Two and
Three. Therefore, the First SPA Plan does not meet the residential clustering objectives of
the Chula Vista General Plan, and the impacts are slightly greater than the proposed project.
Land use compatibility impacts are slightly greater with the First SPA Plan design. The
buffer area between the EastLake Business Park and the multi-family residential area in
Sub-Area One is 10 feet less than the proposed project.
Visual impacts due to ridgeline development are slightly greater with the First SPA Plan
design, especially in neighborhood 13. The lot layout for neighborhood 13 does not allow
for visual breaks in the skyline of the ridge which would provide views into the open space
area to the northwest of the project. The proposed project incorporates visual breaks in this
area, and as such, the visual impacts are reduced.
Traffic and circulation impacts are greater with the First SPA Plan design, especially in
neighborhoods One and Two. The internal road rework under the First SPA Plan is such
that a more direct route from East H Street to Hunte Parkway North was provided through
neighborhoods One and Two, along residential and open space uses. This would
encourage motorists to travel through the neighborhoods in an effort to reduce travel times,
5-4
/6-('72
,
,,-:.._.._.._.._.._....J.._.._.._.._..,
I OPEN 1r~~. i ~ i
. If: "iH:
i SPACE. ~/ . <-:) cL I
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---i ~., 12/&\ ' ',,' . ::/"-~_I('
........ -------;. / - -" ~ - ._-~ , - -_._,."--..,...- /r-
J '~~~,'. .' /-'----- '/,' ,
.. '.'-,J7"l';; \,~... I~~.' OPEN
-~--_.. - J _/'"=-: Ij '....., SPACE
/ ' " "1'::'--4
~/ \
~
....
00
"'"
-
....."
co
',', . ~ _ -\. -,/
.~.,
'~~!.i
;,1 ".
co
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-
....."
co
"'"
OPEN ""'"
spA-a tWD'lIWl
//
. '. /
'---"
\
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,
\
\
..-..-..-..-..1\.. \.
-- / \ ",
:': (""CO
i \
--
ow
"""""
--
-
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SOURCE: FORMA 1990
~ ERCE
First iteration of Salt Creek Ranch SPA Plan
~
~
4A
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~,.
~. , \ '
{' ~ . \-\\
SCHOOL
Q
NOT TO SCALE
LEGEND
SUB AREAS
NEIGHBORHOOD BOUNDARIES
NEIGHBOORHOOD DESIGNATION
SITE PLAN
LAND USE
It: --L!~]
FIGURE
~
5-5
I
Table 5-1
COMPARISON OF DWELLING UNIT
AND ACREAGE DISTRIBUTION
FilSt SPA Plan Proposed Project
Number of Dwelling Number of Dwelling
Dwelling Gross Units Dwelling Gross Units Per
Land Use Units Acres Per Acre Units Acres Acre
Sub-Area One
Neighborhood 1 378 87.4 4.3 385 87.4 4.4
Neighborhood 2 275 63.9 4.2 250 63.9 3.9
Neighborhood 3 257 58.0 4.6 287 56.0 4.1
Neighborhood 4a 300 13.8 22.0 428 27.7 15.5
Neighborhood 4b 175 33.8 5.2 95 19.9 4.8
Neighborbood 5 210 35.0 6.0 211 24.4 8.6
VI Neighborbood 6 314 54.7 7.3 313 65.3 4.8
.:.,
Subtotal 1,909 346.6 5.51 1,969 344.6 5.71
Sub-Area Two
Neighborhood 7a 57 11.8 4.0 58 12.7 4.6
Neighborhood 7b 137 46.9 2.9 120 40.8 2.9
Neighborhood 8 272 81.4 3.3 233 81.4 2.9
Subtotal 466 140.1 3.31 411 134.9 3.0
""- Sub-Area Three
~ Neighborbood 9 146 88.5 1.7 141 87.7 1.6
, , Neighborhood lOa 63 53.1 1.2 56 40.9 1.4
~ Neighborhood lOb 16 17.7 0.9 16 17.7 0.9
~ Neighborhood 11 83 71.8 1.3 84 72.8 1.2
Neighborhood 12 98 54.3 1.8 97 53.8 1.8
Neighborhood 13 37 21.9 1.8 43 20.7 2.0
Subtotal 443 307.3 1.41 437 293.6 1.51
Total Residential 2,817 794.0 3.62 2,817 773.1 3.62
00
1
Table 5 -1 (Continued)
COMPARISON OF DWELLING UNIT
AND ACREAGE DISTRIBUTION
First SPA Plan
Proposed Project
Number of
Dwelling
Number of
N/A
Dwelling
Dwelling Gross
Units
Dwelling
Gross
Units Per
Land Use Units Acres
Per Acre
Units
Acres
Acre
Parks/Open Space
Open Space
N/A
346.7
N/A
N/A
360.8
N/A
Neighborhood Park
N/A
7.0
N/A
N/A
8.0
N/A
Neighborhood Park
WA
21.5
N/A
N/A
23.0
N/A
Subtotal
466
140.1
3.31
411
134.9
3.0
Public Facilities
Schools
N/A
20.0
N/A
N/A
24.0
N/A
Fire Station
N/A
1.0
N/A
N/A
1.3
N/A
Community Purpose
Facilities
N/A
7.0
N/A
N/A
7.0
N/A
Subtotal
28.0
32.3
1.51
Total Non - Residential
403.2
423.8
PROJECT TOTAL
2,817
1197.2
2.35
2,817
1197.2
2.35
(t) Average per neighborhood
(2) Average for all neighborhoods
potentially resulting in speeding through residential neighborhoods. The road network is
reconfigured under the proposed project to eliminate this direct route. Also, the use of
cul-de-sacs in this area will further serve to reduce traffic flow. Internal circulation for the
Salt Creek Ranch project is safer with the proposed project than with the First SPA Plan.
In summary, impacts to land use, visual resources and traffic/circulation are greater with
this alternative. Impacts to biological resources, hydrology, water quality, cultural
resources, noise, and public services and utilities are the same with both designs.
5.3 FINAL SPA PLAN DESIGN ALTERNATIVE
The Final SPA Plan design would maintain the same total land use acreage (1,197.2) as the
proposed project. However, the amount of acreage allotted for residential, open space and
institutional development would be redistributed. The total number of dwelling units
(2,662) would be less than the proposed project by 155 dwelling units (Table 5-2). The
residential density for both designs is the same at 3.6 dwelling units per acre. Open space
acreage is 11.4 acres less with the Final SPA Plan. Public facilities acreage is slightly less
than the proposed project by 1.2 acres. The Site Utilization Plan for the Final SPA Plan is
shown in Figure 5-2.
The site would be divided into 16 neighborhoods. Each neighborhood would maintain the
same physical setting, community facilities and character, as the proposed project except
for neighborhoods 4a, 5 and 6 within Sub-Area 1. The overall number of dwelling units
developed in Sub-Area 1 is 185 units less for the Final SPA Plan. The number of acres
for neighborhood 5 has increased by 10.6 acres with less land (12.3 acres) being
developed as townhomes and more land (22.7) developed for single-family homes. This
neighborhood would serve as a transition from multi-family to single-family.
The Final SPA Plan would differ from the proposed project by developing
neighborhoods 4 and 5 as multi-family neighborhoods instead of clustered neighborhoods.
Neighborhood 6 would change from a clustered development to a traditional single-family
neighborhood with an average lot size of 6,280 square feet. This neighborhood is
enhanced by 7.6 acres of additional open space.
The Final SPA Plan would maintain Sub-Area 2 for lower-density development although
the number of dwelling units would increase by 27 units while the amount of residential
5-9
/ ~ -;;91;
Table 5-2
COMPARISON OF DWELLING UNIT AND ACREAGE DISTRIBUTION
FOR FINAL SPA PLAN AND PROPOSED PROJECT
Final SPA Plan Proposed Project
Number of Dwelling Number of Dwelling
Dwelling Gross Units Dwelling Gross Units Per
Land Use Units Acres Per Acre Units Acres Acre
Sub-Area One
NeighbOIoood 1 341 85.5 4.0 385 87.4 4.4
Neighborhood 2 223 58.7 3.8 250 63.9 3.9
Neighborhood 3 263 50.3 5.2 287 56.0 4.1
Neighborhood 4a 390 21.7 17.9 428 27.7 15.5
Neighborhood 4b 134 25.9 5.2 95 19.9 4.8
Neighborhood 5 211 35.0 6.0 211 24.4 8.6
'f' Neighborhood 6 222 49.0 4.5 313 65.3 4.8
...
co Subtotal 1,784 326.1 5.71 1,969 344.6 5.71
Sub-Area Two
Neighborhood 7a 58 13.1 4.4 58 12.7 4.6
Neighborhood 7b 138 39.6 3.5 120 40.8 2.9
Neighborhood 8 242 76.5 3.2 233 81.4 2.9
~ Subtotal 438 129.2 3.21 411 134.9 3.0
Sub-Area Three
,
~. Neighborhood 9 143 88.6 1.6 141 87.7 1.6
Neighborhood lOa 56 42.4 1.3 56 40.9 1.4
"-f::, Neighborhood lOb 16 15.2 1.05 16 17.7 0.9
"'J Neighborhood 11 85 72.7 1.2 84 72.8 1.2
Neighborhood 12 97 55.3 1.8 97 53.8 1.8
Neighborhood 13 43 20.2 2.1 43 20.7 2.0
Subtotal 440 2 94.4 1.51 437 293.6 1.51
Total Residential 2,662 749.7 3.62 2,817 773.1 3.62
Table 5-2 (Continued)
COMPARISON OF DWELLING UNIT AND ACREAGE DISTRIBUTION
FOR FINAL SPA PLAN AND PROPOSED PROJECT
Final SPA Plan Proposed Project
Number of Dwelling Number of Dwelling
Dwelling Gross Units Dwelling Gross Units Per
Land Use Units Acres Per Acre Units Acres Acre
Parks/Open Space
Open Space N/A 351.1 N/A N/A 360.8 N/A
Neighborhood Park: N/A 7.3 N/A N/A 8.0 N/A
Neighborhood Park: N/A 22.03 N/A N/A 23.0 N/A
Subtotal 380.4 3.31 411 391.8 3.0
VI Public Facilities
.
..... Schools N/A 23.1 N/A N/A 24.0 N/A
.....
Fire Station N/A 1.0 N/A N/A 1.3 N/A
Community Purpose
Facilities N/A 7.0 N/A N/A 7.0 N/A
Subtotal 31.1 32.3 1.51
~ Major Streets 36.0
\ Tolal Non-Residential 447.5 424.1
~
~ PROJECT TOTAL 2,662 1197.2 2.2 2,817 1197.2 2.35
(1) Average perneighborhood
(2) Average for all neighborhoods
(3) Designated as community park: in Final SPA Plan.
'f'
...
...
~
\
~
~
00'
LEGEND
~S1TEPLAN
!SCHOOI.ILANOUSE
c=J OPEN SPACE
l!A J NEIGHBORHOOD DESiGNATIONS
r" "V"] AREAS TO BE ADDED TO OPEN
~ SPACf.$HOULOANAPf'ROPRIATf
WILDLIFE CORRlooR NOT BE
ESTABlISl1ED 10 THE EAST
I
,
LANE AVE
(To OI.y LIIk.. Rot/d!
HUNTE PlCWY
fTo OtsyLllk..RoIId)
Q
2400
,
o
,
SOURCE: The Baldwin Company, 1991
FEET
~ ERCE.
Site Plan for Final SPA Plan
FIGURE
I5=2l
acreage would decrease by 5.7 acres. Low density cluster neighborhoods of single-family
homes would be retained by the Final SPA Plan. However, the lot sizes would be less
than the proposed project ranging from a minimum of 7,000 square feet to a maximum of
10,800 square feet. Neighborhood 7b is surrounded by open space on all sides and each
cul-de-sac abuts this open space. Neighborhood 8 is proposed to be gated, with an internal
open space corridor/trail, accessible from a number of cul-de-sacs and leads to the
community park on the west. A widened parkway is proposed on the road which loops
through the neighborhood. A wide, open space corridor is provided north along East H
Street to provide views of open space from the roadway into the neighborhood.
Development of low-density lots in Sub-Area 3 would be the same as the proposed
project. The number of dwellings and acres would increase by 3 dwelling units and
0.8 acres, respectively. The Final SPA Plan proposes several different levels of single-
family residential development in Sub-Area 3. In order to minimize grading impacts and
maintain existing natural contours and views, flag lots are sited in various areas of the plan,
with the number of lots on flags ranging from 1 to 4. Flat lot area minimums are the same
as proposed for other lots in Sub-Area 3, with a minimum of twenty (20) feet per access lot
proposed for access drive width. Where more than one flag lot is proposed, driveways are
widened to 28 feet for guest parking, where possible. Where not feasible, a two-car guest
parking area will be reserved on the lot at the time of Tract Map approval. Flag lots
proposed within the single-family estate (SFE) designations are designed to enhance the
rural character of the neighborhood. Most of the flag lots are surrounded by adjacent
natural open space with views to the south and east. All rear lot edges will be contour
graded to match adjacent natural slope ratios. The location of rear yard structures will be
limited to prevent visual intrusion into the open space. Transitions from natural to
ornamental landscaping will be required. These requirements will be established in
covenants and enforced by a homeowners association with landscape design review
authority.
The overall changes for developable area between the two plans would be 1) a decrease of
5.3 gross acres for Low Density due to landform grading and habitat constraints and 2) a
decrease of 18 gross acres for low-medium density, as shown in Table 5-3. These
residential acreages also decreased due to the exclusion of major roads. The amount of
developable acreages for the medium density category would remain the same as the
proposed project, at 47.6 gross acres. The park gross acreage decreased slightly by
5-13
.. /' ~.
/(P'>~ !J ()
Table 5-3
FINAL SPA PLAN VS. PROPOSED PROJECT
Land Use Designation Gross Acres Total D.U.s D.U.s/Gross Acre
Final SPA Plan Final SPA Plan vs Final SPA Plan vs Final SPA Plan vs
and Proposed Project Proposed Project Proposed Project Proposed Project
Residential
R-L 410.5 415.8 820.0 790.0 1.9 1.9
R-LM 256.6 274.5 1107.0 1258.0 4.3 4.5
R-LM* 35.0 35.2 211.0 236.0 6.01 4.8 to 8.62
R-M 47.6 47.6 524.0 523.03 11.04 11.05
Open Space
Neighborhood
park.(2) 29.3 31.06 72 N/A N/A N/A
Open Space 351.1 360.8 35 N/A N/A N/A
Institutional
Community Purpose(2)
Facility Sites 7.0 7.0 N/A N/A N/A N/A
Public Schoo1s(2) 23.1 24.0 N/A N/A N/A N/A
Fire Station(l) 1.0 1.3 N/A N/A N/A N/A
Project Total 1,197.2 1,197.2 2662.0 2817.0 2.2 2.4
* LM use at the highest allowable density of LM category.
I. The LM* area for the Final SPA Plan contains 100 single-family units. The single-family portion is at
4.4. Townhouse area within this LM* is at 9.25 dwelling units per acre. The maximum gross density
penmitted within LM* of 6 du/ac is not exceeded (11/12/91).
2. The LM* area for the proposed project contains 35 single-family units. The single-family portion is at
4.8. Town house area (Neighborhood 5) is at 8.6. When clustering is utilized, maximum density of M
category (II) may be utilized.
3. 95 dwelling units actually laid out as single-family detached lots in the M area in Neighborhood 4b.
4. Single-family portion within M area is at 5.2 and aparunent area is at 17.9. maximum gross density
within M category of 11 du/ac is not exceeded (11/12/91).
5. Single-family portion within M area is at 4.8 and aparunent area is at 15.5. When clustering is utilized,
maximum density of M category (II) may be utilized.
6. Increased due to site topography.
Source: FORMA. 1991.
/6 ~~tJ /
.
5-14
1.7 gross acres and the amount of gross acreage for the school site also decreased by
0.9 acres.
Land Use
The land use pattern for the Final SPA Plan incorporates the same similar graduated density
concept with the highest density located within the western ponion of the site and
decreasing densities progressing east across the site. The plan would provide two
transitional wnes. The western edge would provide a transition from the adjacent multi-
family development in Salt Creek I to townhomes and single-family units in the project site.
The southern edge would transition from business uses located south in the EastLake
Business Park to townhomes and small lot single-family units within the site, which then
transitions to traditional single-family homes.
Land use conflicts associated with the placement of residential uses adjacent to the EastLake
Business Park would be the same as the proposed project. However, the Final SPA Plan
would provide for greater buffer zone areas, funher reducing land use compatibility
impacts. The slope proposed between the transitional area would vary in height from 5 to
39 feet, instead of 10 to 39 feet in the proposed project. The width between the multi- and
single-family homes would be greater than the proposed project since it would vary from a
minimum of 30 feet in the multi-family area and 60 feet in the single-family area, to a
maximum of 170 feet at its widest in the single-family area
The proposed pedestrian/bike trail linking the school and park site would change to a
recreational trail maintaining the same configuration and width of 10 feet as the proposed
project. The pedestrian trail proposed within the 120-foot wide San Diego Gas and Electric
(SDG&E) easement in Sub-Area 3 would be retained by the Final SPA Plan. The
residential and recreation trail uses may not be compatible with the SDG&E high voltage
transmission lines, and would result in a significant impact, as identified under the
proposed project. Measures prescribed under the proposed project would be the same for
the Final SPA Plan.
The project applicant would be required to develop an affordable housing program for this
Final SPA Plan as required by the City of Chula Vista General Plan. The applicant has
pursued negotiations with the City of Chula Vista concerning the inclusion of affordable
5-15
/? -/r;- t? ;Z
housing within the adjacent Salt Creek I project. This would allow the provision of
affordable housing within Salt Creek Ranch for the Salt Creek I project
The project under the Final SPA Plan, would be required to provide the amount and type of
affordable housing as determined by the 1991 Housing Element revision to be adopted by
the City Council. The affordable housing program issue is considered a significant impact
for both plans until the program is approved. The Final SPA Plan would follow the same
principals outlined under the mitigation section for the proposed project.
Neighborhood development areas for both the Final SPA Plan and the proposed project
would be generally consistent with the development boundaries of the approved GDP.
Reconfiguration of the GDP boundary for neighborhoods 1 through 8, under the Final
SPA plan, would be similar to the proposed project (Figure 5-3).
Grading boundary inconsistencies with the GDP boundaries occur within Sub-Area 3 of
the Final SPA plan, similar to the proposed project (Figure 5-4). The number of lots (6)
which encroach out of the GDP boundary in neighborhood 9 are similar to the proposed
project Two lots in the northeast edge encroach into the open space area by 60 to 90 feet,
which is more than the area encroached by the proposed project.
Encroachment conditions in neighborhood 10 are the same as the proposed project. A
small grading encroachment into open space would occur along the southeast edge where
the road connects to neighborhood lOb. The northern portion of this area is also pulled
back from the GDP development boundary by 70 feet, similar to the proposed project.
The GDP boundaries for neighborhood 11 and 12 are not followed as closely in the Final
SPA Plan as they are in the proposed project. Minimal grading and small lot
encroachments occur outside of the GDP boundary due to required road location, combined
with the need to contour grade with variable ratios to match existing adjacent grades.
Along the western and eastern edge of neighborhood 13, 41 lots encroach across the GDP
line, which is 12 lots more than the proposed project. Encroachment by lots outside of the
GDP area is 1.98 acres. A total of 4.0 acres of open space would be provided within the
GDP area to offset the encroachment of the lots over the GDP boundary. This would result
in a net gain of 2.82 acres of ungraded open space within the GDP boundary.
/b~StJ3
5-16
'f'
....
..,
.
RANCHO
SANMIGUEL
(SAN MIGUEL PARTNERS)
roo_"_"
i os
I
i
/./
SA.LTCREEl< 1
(BALDWIN)
,/
""
<,j<
~
r \
\J'\
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\
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\
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\
SOURCE: The Baldwin Company, 1991
~ERCE
HUNTE PKWY
L.._...,
r"-".J
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, "
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roo_"_"_OO_OO_OO_"_"_OO_OO_"-:/
i OPEN SPACE /'
i
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i
73
,
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"
,
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...-.-----.....,
,
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Iro a,,,y La~es Roadl
GDP Boundary Comparison for Final SPA Plan
001
i
I
I
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l------
I
I
i
!
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-SPACE
/
/
"
EASrH.Sr
LEGEND
'0' SUB AREA
LQj (NEIGHBORHOODS 1 .2.3.4AAB.5 & 6)
'0' SUB AREA
L__~ (NEIGHBORHOODS 7A)B & 8)
I 0-'~] SUB AREA
(NEIGHBORHOODS9,10A, 10B,11, 12 & 13)
o NEIGHBORHOOD BOUNDARIES
I 4l\ I NEIGHBORHOOD DESIGNATIONS
SCI-/Q(.I( J LAND USE
fu.::l GDP
0 Q 1800
, ,
FEET
F I G U RE
5-3
LEGEND
"-"1
r.._....J
i
i
r..-..-..-..-..-..-..-..-..-..-..-
_ LOmNG ENCR0ACHMENT
_ GRADING ENCROACHMENT
~
~'- "
'. \,
..'. . .. \\\
., .... / EAST H. ST.
" \ \
'" .,.",' U
'. "
" '.
" .....
'-..,::1
Q
NO SCALE
SOURCE: The Baldwin Company, 1991
F
GDP Encroachment Areas for Final SPA Plan . .......-;:0
/6-J/J
I G U R E
5-4 I
J
~ ERCE.
5.18
Landform/Aesthetics
Landform. Grading in Sub-Area 1 would be less than the proposed project with
3,325,000 cubic yards of cut and 3,115,000 cubic yards of fill instead of 3,350,000 cubic
yards of cut and 3,185,000 cubic yards offill that would occur under the proposed project.
Estimated shrinkage for Sub-Area 1 under the Final SPA Plan would be 210,000 cubic
yards (Figure 5-5).
Grading in Sub-Area 2 under the Final SPA Plan would be greater than the proposed
project with 1,835,000 cubic yards of cut and 1,905,000 cubic yards of fill instead of
1,425,000 cubic yards of cut and 1,355,000 cubic yards of fill. Estimated shrinkage
would be the same (70,000 cubic yards) as the proposed project.
Grading for Sub-Area 3 under the Final SPA Plan would also be greater than the proposed
project with 2,480,000 cubic yards of cut and 2,246,000 cubic yards of fill instead of
1,985,000 cubic yards of cut and 1,885,000 cubic yards of fill. Estimated shrinkage under
the Final SPA Plan would be 374,000 cubic yards.
Aesthetics: Visual impacts would be reduced due to less intense development of the site
proposed for the Final SPA Plan. Sub-Area 1 would be composed of single-family
planned development areas with low-medium density lots, similar to the proposed project.
However the southwest portion of Sub-Area 1 would include both single- and multi-family
dwellings, as well as clustering of multi-family and townhome dwelling units along the
southern edge. This lot configuration is proposed for Sub-Area 2 instead of Sub-Area 1
under the proposed project.
Clustering of residential development would continue to occur within Sub-Area 2 for the
Final SPA Plan. The plan would however, provide an open space corridor between
neighborhoods 7a and 7b. The plan would also provide a widened parkway area east of,
the school; and vertical separations between "sub-neighborhoods."
Sub-Area 3 would be developed as a low-densityllarge lot area under the Final SPA Plan
as in the proposed project. The emphasis in this area is to continue providing views into
the natural undisturbed open spaces, and orientation towards the hills and lakes, instead of
equestrian trails.
5-19
/h ~_~;Jj;
'"
,
....
..
....:.::...1
/.' i
".'~l':
\ i '
~,! . L ..__,
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i'. ..:.("....;...
":' ,,\,. .
"""1
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\ ~, .
\.'j'P- t
, ,Ii
::;:,::~~,> ') I, ,; i'
.... '-.,~ ."..,:,.1."
.........."''''''~, f" ,. -., ::'
........!.li~'.'..f.
'. >~- .",.... ..>'F'.,' ,
.,~~.,,:,.' '\'~~]
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. ~"~" . ,-
"
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~
SOURCE: The Baldwin Company. 1991
@ ERCE
Cut and Fill Map for Final SPA Plan
LEGEND
l"~A I
I U;-A I
~
L':-J
G
B
D
TOTAL cur 3.325.1))) CYDS
TOTAL FIL.L..3..l.l.5.OS
210.0::0 CVOS (EST, SHRINKAGE)
TOTAL CUT 1.835.lXl) eYDS
TOTAL FIU---.1 90511D CYDS
70JXX) CVOS<EST. SHRINkAGe)
TOTAL CUT 2A80.cro CYDS
TOTAL FlU 2 246.rnJ CYDS
234JXX) CYDS<EST. SHRINKAGE)
TOTAL CUT 7.640.(0) CYOS
TOTAL FilL 7 .2M.COO CVDS
~r.D:iJrCVOS-(ESl SHRINKAGE)
SUB AREA BOUNDARY UNE
UNGRADED AREA
o
,
Q
1800
,
FEET
FIGURE
5-5
Visual impacts to residents located to the south and southwest would be slightly less than
the proposed project because fewer dwelling units would be built under the Final SPA
Plan. Views from Greenbelt users would also result in fewer visual impacts. However,
measures to reduce significant visual impacts associated with the reservoir would still be
required for this alternative plan. Mitigation measures will include implementation of the
measures discussed in Section 3.2.
The Final SPA Plan would incorpora~ a similar community design, landscaping, walls and
fences as the proposed project. Material used for project edges and internal walls would be
different; they would be constructed of colored slump stone instead of masonry blocks. A
tubular steel fence would be used instead of a wrought iron fence. Plexiglass would still be
used. Fencing for the equestrian trail would be constructed of lodgepole pine instead of a
wood-like rail/fence system. The landscaping measures and wall plans would slightly
differ from the proposed project, however either plan would minimize view obstruction and
enhance views to open space areas.
Bydrolol!V
Impacts to Basin A (Otay Lake) under the Final SPA Plan would be the same as the
proposed project since site development would decrease the basin area from the existing
1,415 acres in the natural landform to 1,400 acres after development. The 50-year storm
runoff rate would be decreased from existing conditions to approximately 89.5 CFS. This
decrease would occur due to the creation of flatter grades and longer reaches with the Final
SPA Plan design.
Developed conditions of the site under both plans would slightly rearrange the drainage
area for Basin B from 609 acres to 612.1 acres. The increase in flow volume (908.S CFS)
however, would be reduced by 11.1 CFS with the Final SPA Plan. This is an increase of
approximately 1 percent over existing conditions (899.9 CFS) and therefore impacts to
Basin A's 50-year flow would not be significant under the Final SPA Plan. The Final SPA
Plan would also drain developed sites via storm drain systems to outlet points adjacent to
Salt Creek.
Impacts to Basin Cl (Telegraph Canyon) would be similar to the proposed project since
both plans would alter the same amount of acreage and increase site runoff by 310.9 CFS.
Construction of storm drain facilities within future Lane A venue would not occur under the
5-21
Il-/c;{}ff
Final SPA Plan. Basin C2 has 17.9 acres and a runoff rate of 33.5 CFS for a 50-year
storm. The Final SPA Plan would decrease the drainage basin to 15.6 acres and slightly
decrease storm runoff rates to 33.3 CFS. These conditions are the same for the proposed
project. No impacts to the downstream drainage system is expected.
Development of Area D1 of Basin D (Proctor Valley) would result in a 50-year storm
runoff of 335.5 CFS, similar to the proposed project. Both plans would require
construction of a 6O-inch RCP storm drain to carry flows from an inlet at the northeasterly
comer of Salt Creek I project to an outlet point west of the site. The Final SPA Plan design
would decrease the 50-year runoffrate of Basin D2 to 90 CFS and increase the runoffrate
of Basin D3 to 34.1 CFS, similar to the proposed project.
The drainage plan designed for the proposed project to mitigate hydrological impacts would
be the same for the Final SPA Plan since alterations to the affected drainage basins and
changes to 50-year runoff rates are similar under both designs.
Water Oualitv
Development of the Final SPA Plan would result in similar water quality impacts as the
proposed project. These significant impacts consist of construction-related effects, long-
term impacts due to increased sediment yield, and reduction in runoff quality related to
urban runoff.
Long-term erosion impacts would be similar due to the removal of native vegetation and
topsoil, creation of manufactured slopes and expected increase in on site runoff. The
temporary diversion system discussed for the proposed project (Section 3.4) would be
applicable to the Final SPA Plan, except for the inclusion of a modified wet pond which
would not be part of the temporary system under the Final SPA Plan.
Biolo~cal Resources
The Final SPA Plan's limits of grading would extend beyond the GDP limits in some
areas. In other areas, however, the plan's limits of grading would be confined further
inside the GDP limits. A total of 23.8 acres would be graded outside the GDP's limits of
grading boundary and a total of 31.5 acres within the GDP boundary would not be graded
at all. This would result in a: net decrease of graded area of 7.7 acres. The Final SPA Plan
5-22
/6 -:5bj
would grade slightly more area (.86 acres) outside the GDP limits of grading boundary and
7.15 acres of land more than the proposed project which would not be graded within the
GDP's boundary. This would result in slightly less impacts to biological resources than
the proposed project, since more open space area within the GDP boundary would be
retained.
As stated in the proposed project (Section 3.5) the loss of wetland habitat is considered a
significant impact which requires replacement at a 2: 1 mitigation ratio. The loss of 1.88
acres of wetland habitat would be replaced by 3.76 acres of new wetland habitat. Actual
riparian restoration proposed by the Habitat Enhancement Plan is 7.56 acres (plus or minus
depending on final grading and road configuration) which is 3.8 acres above the minimum
mitigation required
Approximately 48 acres of manufactured slope areas would be restored in the Final SPA
Plan, to coastal sage scrub using topsoil stockpile/replacement techniques combined with
hydroseed applications and container plantings of locally native coastal sage species.
Cultural Resources
Impacts to important cultural resources would be similar to the proposed project since the
Final SPA Plan would develop the same area as the proposed project.
Differences between the Final SPA Plan and the proposed project include the decrease of
dwelling units, routing of roadways and in the limits of grading. Potential impacts to
cultural resources would occur under the Final SPA Plan design. Mitigation measures
discussed for the proposed project (Section 3.6) would be applicable to this plan.
Transoortation and Circulation
The proposed circulation system for the Final SPA Plan would be similar to the proposed
project except for changes to access from neighborhood 2 to Hunte Parkway. This
reconfiguration provides a through access from the cul-de-sac in neighborhood 2 to line up
with the loop road which wraps around the proposed school site in neighborhood 7. The
northernmost access road will be closed and the area north ofthe 4-way intersection will be
shown as a separate lot for dedication to the City of Chula Vista or the Otay Water District.
If this area is not accepted for dedication within 5 years, it will then become a part of the
5-23
/6 /"~/ t}
Salt Creek Open Space Corridor. The roadway will only be built to the 4-way intersection,
north of this will be left as natural open space. This reconfiguration wi11 be made in these
neighborhoods at the Tentative Map stage.
A private road system is proposed in neighborhoods 8, 12 and 13, and a modified road
section is also proposed in a portion of 10 of the Salt Creek Ranch project. Because of the
hilly terrain and sensitive landforms, the intent is to provide limited, yet safe access. This
is consistent with the need to minimize grading and related development impacts in these
areas. Neighborhoods 8, 12 and 13 are proposed as communities with gated access only,
so streets will be maintained by a Homeowner's Association. In neighborhood 8, the loop
street cross-section is widened by 2 feet, providing a parkway and the cul-de-sac width is
narrowed by 9 feet. In neighborhood 12, the standard residential road cross-section is
proposed even though the street is private. In neighborhood 13, the local street width is
decreased by 4 feet and the cul-de-sacs by 16 feet. In neighborhood lOa, the cross-section
is modified to eliminate the landscaped strip on the northern edge and the sidewalk
narrowed to 3 feet because of a downslope condition of these two single-loaded streets.
This design will eliminate the need for the Open Space Maintenance District to maintain that
small strip, yet retain the existing local street paved width. Neighborhoods 4A and 5
which contain multiple family dwelling units will also have private street systems as
determined at the time of Site Plan review.
The Final SPA Plan would result in slightly less traffic impacts than the proposed project
since 2,662 dwelling units would be built as compared to 2,817 units with the proposed
project.
Improvements called forth in the proposed project would still be required for the Final SPA
Plan. All mitigation measures discussed in Section 3.9 would be applicable to the Final
SPA Plan.
~
Since fewer vehicle trips (due to the decrease in dwelling units) would be generated by the
Final SPA Plan, project residents would be exposed to slightly lower noise levels than the
proposed project. However, the amount of traffic generated by development of the 2,662
dwelling units would still warrant mitigation measures discussed for the proposed project
to reduce noise impacts to below levels of significance (Section 3.8).
5-24
/~ -:5)/
Public Services and Utilities
~. Infonnation regarding water supply and distribution was obtained from the Master
Plan of Water for Salt Creek Ranch prepared by Wilson Engineering in October 1991
(Appendix G).
Development of the site under the Pinal SPA Plan would require less water consumption
than the proposed project. Overall water consumption for the Final SPA Plan would be
1,484,951 gpd which is 234,719 gpd less than the proposed project. Estimated water
consumption for 980 Zone would be 1,382,408 gpd which is 253,094 gpd less than the
proposed project and water consumption for 1296 Zone would be 102,543 gpd. More
water ( 18,375 gdp) would be consumed in the 1296 Zone than the proposed project.
Required water facilities to serve the Salt Creek Ranch discussed under the proposed
project would be applicable to the Pinal SPA Plan. These facilities would adequately serve
the project's maximum daily water demand of 2,268 gpm for the 980 Zone.
Water facilities designed to serve the 1296 Zone under the proposed project would be
similar for the Final SPA Plan. Construction of the 1296 Zone pump station would serve
the projected maximum daily demand of 116 gpm for Salt Creek Ranch. As with the
proposed project, the Pinal SPA Plan design wil require a new 3.0-million gallon reservoir
to serve the 1296 Zone.
Under the Pinal SPA Plan the required volume of emergency storage has increased from
7.7 million gallons to 14.3 mg.
Water Conservation. An analysis of cost versus benefit was performed to determine water
conservation measures that should be incorporated into the planning and design of the Salt
Creek Ranch project Because the project consists of primarily residential development, the
emphasis of the discussion is on urban water control devices. The Water Conservation
Plan for Salt Creek Ranch, prepared by Wilson Engineering in October 1991, analyzes the
feasibility of several water conservation devices for the project (Appendix G). Several
indoor and outdoor measures were discussed and analyzed. Water conservation devices
produce additional benefits such as reduced sewage volume and energy savings.
5-25
/'-~ -/~/;L
Of the indoor and outdoor measures diSCIHiSed, the following water conservation measures
will be utilized:
. Ultra low flow toilets
. Ultra low flow showerheads
. Faucet aerators
. Water conservation guide
. Drought-resistant plants in common landscaped areas
. Efficient irrigation systems such as soil moisture sensors or drip irrigation
Reclaimed Water. The estimated average reclaimed water demand under the Final SPA
Plan would be 274,890 gallons per day (gpd) which is 86,751 gpd more than the amount
required by the proposed project.
The Otay Water District owns and operates the 1.2 mgd Jamacha Wastewater Reclamation
Facility which fills the storage ponds. This facility is currently being upgraded to provide
tertiary treatment. An expansion capability study was prepared which stated that the plant
could initially be expanded to 2.6 mgd and ultimately to 4.5 mgd. The future Otay Valley
Reclamation plant is scheduled to have an ultimate capacity of 14.0 mgd with an initial
6.0 mgd phase by 1997. It is anticipated that initial reclaimed water service will be from
Otay Water District and future services from the Otay Valley facilities.
Measures discussed for the proposed project to deliver reclaimed water to the site would be
similar for the Final SPA Plan. Additionally, the Final SPA Plan would include an 8-inch
line loop along the western and southern property boundary to irrigate common areas and
manufactured slopes within the high-density residential areas.
Waste Water. Based on 2,662 units, the total average daily flow projected for the Final
SPA Plan would be 780,910 gpd which is 7,850 gpd less flow than the proposed project.
Table 5-4 shows the project sewage flow by drainage basin under the Final SPA Plan. As
indicated in the proposed project, this increased flow could be accommodated without
impact provided that required facilities are financed and implemented in a timely manner.
5-26
/f; r' 5/3
Table 5.4
SALT CREEK RANCH SEWAGE FLOWS BY BASIN
FOR THE FINAL SPA PLAN
Estimated Number Average Flow
Drainage Basin ofUnits(l) (gpd)(2)
Proctor Valley 831 243,345
Telegraph Canyon 746 208,880
Salt Creek 680 211,785
Otay Lake 405 116,900
TOTAL 2,662 780,910
(1) These estimates are based on the preliminary grading plan for the Salt Creek Ranch property and may
increase or decrease through final planning.
(2) gpd: gallons per day
The sewage master plan prepared for the Final SPA Plan by Wilson Engineering
(Appendix G) describes the sewage facilities needed to serve the project site if developed
according to the Final SPA Plan. The plan also determines offsite facilities required to
convey flows from Salt Creek Ranch. It indicates that the Salt Creek Basin Sewer System
would be designed to include a fail-safe capacity of 1.2 mgd peak flow from the Jamacha
Reclamation Plant, north of the project site.
The onsite collection system designed to serve both the Salt Creek Ranch and offsite
tributary areas would include a system ranging from 8- to 18-inch gravity sewer lines, two
lift stations and force mains. A permanent lift station is proposed for the Otay Lake Basin
to pump sewage westerly to the Salt Creek Basin. The second lift station, located at the
southern end of the project, is to be constructed for phasing reasons, so that on an interim
basis, sewage from the Salt Creek Basin can be pumped to the Telegraph Canyon Basin
and flow down the existing Telegraph Canyon Interceptor. Once the Salt Creek Interceptor
is constructed, this pump station can be abandoned and this sewage will flow down the Salt
Creek Interceptor.
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Proctor Valley Basin
The onsite collection system for the Proctor Valley Basin of Salt Creek Ranch under the
Final SPA Plan would convey a flow to the proposed Salt Creek I collection system and to
the existing gravity sewer line in Proctor Valley Road. This sewer line ranges in size from
10 to 15 inches and is based on ultimate flows from the entire Proctor Valley Basin. This
gravity sewer line ties into the existing IS-inch gravity line within the Spring Valley
Sanitation District which conveys flow to the Spring Valley Outfall.
The offsite sewer line sizes for the proposed Proctor Valley Sewer were established in a
report entitled "Proctor Valley Basin Gravity Sewer Analysis for the Salt Creek I Project"
prepared by Wilson Engineering in January 1991 on file with the City of Chula Vista
Planning Department.
Telegraph Canyon Basin
Portions of gravity sewer lines have been sized as lO-inch and 12-inch pipes to handle
flows during the interim period when Salt Creek and Otay Lake Basin flows are pumped
and conveyed through the Telegraph Canyon Basin Sewer System. It was determined that,
during the interim period of time, when flows from the Telegraph Canyon, Salt Creek and
Otay Lake Basins flow through the EastLake Business Center Sewer System, one length of
existing 12-inch pipe adjacent to Lane Avenue would reach its capacity and require
replacement.
The City of Chula Vista is considering the preparation of a study that would establish a fee
basis to fund the oversizing caused by pumping Salt Creek and Otay Lake Basin sewage
flows into the Telegraph Canyon Interceptor.
OtayLakeBasin
Based upon the preliminary grading plan, flow from approximately 405 onsite units, a
church, and 100 offsite units will require pumping. Based on 505 units and a church, the
required pumping capacity will be 228 gpm at a total dynamic head of 105 feet. A
100horsepower lift station and 6-inch force main, 2,800 feet in length will adequately pump
this onsite and offsite sewage flow.
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Salt Creek Basin
As discussed previously, an interim lift station will pump flows from the Salt Creek and
Otay Lake Basins to the Telegraph Canyon Basin. This will involve the pumping of
approximately 1,085 onsite units, a school, a park, a church, and 282 units offsite. Based
on this expected development, the required pumping capacity will be 581 gpm at a total
dynamic head of 110 feet. To handle these on site and offsite sewage flows, a
25-horsepower lift station and 8-inch force main, 1,800 feet in length, will be required.
Sewage from the Salt Creek Basin will ultimately flow down the proposed Salt Creek
Interceptor. This interceptor will deliver sewage flows to the future Otay Ranch
Reclamation Plant which is scheduled to begin operation in 1997. This plant will initially
have a capacity of 6 mgd with the capability of expanding to 14 mgd in the future.
The total amount of sewage flow generated by the Final SPA Plan would be less than the
proposed project. The proposed sewage facilities would be adequate to serve the proposed
project under this plan. However, the unresolved issues discussed under the proposed
project would be the same for this alternative plan. This is considered to be a potentially
significant impact. Measures identified for the proposed project would be applicable to this
plan.
Offsite Areas of Impact
The impacts to the three offsite parcels, East "H" Street, Hunte Parkway and the
Reservoir/W aterline parcels, will be the same as the proposed project.
In summary, implementation of the Final SPA Plan Alternative would result in reduced
impacts to land use, visual resources, biological resources, transportation/circulation, noise
and public services/utilities; and, similar impacts to landform alteration, hydrology and
cultural resources.
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SECTION 6
INVENTORY OF MITIGATION MEASURES
6.1 LAND USE
Implementation of the following mitigation measures would mitigate the potential land use
impacts associated with the Salt Creek Ranch project.
With respect to the potential land use compatibility impacts relative to use of the SDG&E
easement as a trail shall be mitigated by coordination with SDG&E during all phases of
future planning. The applicant shall obtain a written agreement with SDG&E to gain
permission to use the easements. The agreement shall discuss relevant issues including
permissible uses, maintenance, and liability. This agreement shall be obtained prior to
tentative map approval.
To mitigate potential health impacts associated with the proximity of residential and trail
uses to the high voltage transmission line, the applicant shall pull houses back away from
the easement by a conservative distance (no standards are available) and provide buyers of
homes adjacent to the easement with a white paper informing them of the current
controversy concerning electromagnetic fields, the applicant should also either move the
proposed trail away from the easement or post signs at regular intervals in both English and
Spanish alerting trail users of the potential risks.
Consistency with General Plan and Zonine:
With respect to the potential impacts associated with provision of affordable housing, the
project applicant's affordable housing program shall be subject to review and approval by
the Planning Commission concurrent with SPA plan approval.
The program shall be consistent with the following principles:
As determined by the 1991 Housing Element revisions, applicant will continue to explore
various methods to devote ten percent (10%) of the Salt Creek Ranch units to affordable
housing.
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As provided by the Housing Element, the City of Chula Vista shall continue to assist the
applicant to fulfill the Housing Element affordable housing policy through the following
actions:
. Seek State and Federal subsidies for moderate and low income housing. (Chula
Vista Housing Element, Part 2, page 24, 1985).
. Consider the use of density bonuses consistent with State law. (Chula Vista
Housing Element, Part 2, page 24, 1985).
. Consider exploration of experimental planning, design and development
techniques and standards to reduce the cost of providing affordable housing.
(Chula Vista Housing Element, Part 2, 1985).
The applicant will prepare and implement an aff'umative fair marketing program (Chula
Vista Housing Element, Part 2, 1985), including a marketing plan to attract qualified
buyers for non-market rate housing.
Should it become infeasible, impractical or inappropriate to provide affordable housing as
determined by the pending Housing Element revisions, the applicant and the City shall
consider alternative methods of achieving affordable housing opportunities including, but
not limited to the following:
. Land Set Aside: An equitable donation of a building site which could be made
available to the County Housing Authority or other non-profit entity to construct
affordable housing.
. Off-Site Proiects: Construction of an affordable housing project at an off-site
location, including consideration of renewal, rehabilitation and preservation
projects, and the provision of homeless assistance program.
. In-Lieu Contributions: In-lieu contributions to be used to provide assistance to
other identified affordable housing efforts. The contribution shall be evaluated
to ensure its adequacy in relation to achieving assistance opportunities
commensurate to the level of the original project requirement
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The applicant will actively explore the participation of South County jurisdictions in non-
profit housing agencies in the development, ownership and management of affordable
housing projects. The applicant will also assist these non-profit efforts to increase their
ability to secure additional funding resources to develop quality affordable housing.
6,2 LANDFORM/AESTHETICS
Implementation of the proposed project would result in significant landform impacts to the
project site, and visual impacts for both the project site and the project vicinity. In order to
mitigate adverse impacts, specific design guidelines have been included within the SPA
Plan. Project development will require the implementation of all design guidelines
concurrent with the SPA Plan and subject to further review and approval by the Design
Review Committee (DRC). The guidelines which are contained within the SPA Plan
(Section III, Community Design Guidelines) address grading, landscaping, fencing,
signing, and scenic highways. Design guidelines are summarized below:
. Gradin~: In addition to incorporation of the requirements of the Chula Vista
Municipal Code and other applicable city policies, graded areas are to be
contoured to blend with natural landform characteristics and minimize
disruption of the natural topography. A balance between cut and fill shall be
maintained, and all grading and drainage system plans shall be prepared under
the direction of a licensed civil engineer. Final grading plans shall be reviewed
by the City of Chula Vista Planning Department to determine whether large cut
and fill slopes would impact views of open space areas from residences and/or
scenic highways, and areas of high sensitivity such as the ridge line and canyons
in Sub-area 3 shall be subject to further review by the DRC.
. LandscllPe: Plant materials shall be organized to provide buffering, transition,
and slope stabilization between land uses and streets, and between development
and open space areas. Manufactured slopes adjacent to habitat enhancement
areas shall be landscaped with vegetation consistent with the Habitat
Enhancement Plan. Landscaping and irrigation standards shall conform with
the City of Chula Vista Landscaping Manual.
. Scenic Hi~hways: In accordance with the design guidelines,. all homes abutting
the scenic highways (East H Street and Hunte Parkway) shall be set back from
6.3
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the right-of-way a variable distance and landscaping shall be intensified to
buffer views of buildings. Any long distance views available from the scenic
highway shall be protected, and all signs within the viewshed of the scenic
highway shall be subject to further review.
6.3 HYDROLOGY
To ensure that there are no hydrologic impacts. the following measures shall be
implemented:
. For Basin A, development drainage shall be routed to road crossing points for
outlet into the natural channel flow. Structure types to convey stream flows
under access roads would be determined prior to Final Map approval.
. Within Basin B, there are two Salt Creek crossing points, East H Street and a
nonhero access road. The East H Street crossing shall incorporate a suitable
drainage structure which will accommodate the proposed trail system. The type
and sizing of this drainage system shall be determined prior to Final Map
approval. The nonhern structure shall be determined prior to Final Map
approval. Developed areas would be drained via storm drain systems to outlet
points adjacent to Salt Creek.
. A low flow pump diversion system will be constructed to transpon dry weather
flows out of Basin A (Upper Gtay Lake Basin) and discharge them into
Basin B (Salt Creek Basin). This low flow diversion system will be designed
for 120 gpm.
. A storm drain system shall be constructed within future Lane Avenue to convey
runoff within Basic C to existing facilities constructed by the EastLake I project.
The type of sizing of this system would be determined prior to Final Map
approval.
. Drainage facilities and energy dissipators shall be constructed in accordance
with the approved hydraulic analysis and shall be in place and functioning prior
to completion of the grading operation.
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. Development of the subject project and the Eastlake ill project, in general, must
comply with all applicable regulations established by the United States
Environmental Protection Agency (EP A) as set forth in the N ationalPollutant
Discharge Elimination System (NPDES) permit requirements for urban runoff
and stormwater discharge.
6.4 WATER QUALITY
.
. The project shall be subject to review and approval by the State Department of
Health Services (DHS). The project shall implement mitigation measures as set
by DHS prior to issuance of any grading permit.
. Prior to or concurrent with SPA Plan approval, a diversion ditch plan, or other
acceptable plan to handle drainage to the Dtay Drainage Basin, shall be prepared
and approved by the City of Chula Vista, City of San Diego and DHS. The
plan shall analyze the possibility of sewage system failures; effects of increased
levels of nutrients salts and pesticides from landscaping and irrigation; and
effects of petroleum products from surface street runoff. Additional
environmental analysis may be required based on the specific drainage ditch or
other plans. Design of these plans shall also consider providing additional
capacity for concurrent or future development.
. The project applicant shall conduct an onsite mitigation monitoring program to
establish baseline data for runoff from the project site. This monitoring
program will be continued until 400 units in the sub-basin have been
constructed in the sub-basin.
. The project proponent shall submit a erosion control plan prepared by a
registered civil engineer and a registered landscape architect in accordance with
City of Chula Vista design standards. The plan shall be approved prior to
issuance of grading permits and shall include placement of sandbags, temporary
sediment basins, and an erosion control maintenance plan.
. The project proponent shall submit a storm drain plan prepared by a registered
civil engineer in accordance with City of Chula Vista design standards. The
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/6 -SeJ./
plan must be approved prior to the issuance of grading permits and shall include
permanent erosion control facilities.
. Development of the subject project and the Eastlake ill project, in general, 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 stormwater discharge. .
6.5 BIOLOGICAL RESOURCES
To mitigate additional impacts to 0.2 acre of riparian habitat to below the level of
significance, ERCE recommends creation/enhancement of riparian habitat. At a 2:1 ratio,
0.4 acre of riparian habitat should be created or enhanced. This mitigation acreage should
be added to the mitigation acreage for the Salt Creek Ranch development and incorporated
into the wetland mitigation plan (RECON 1991).
6.6 CULTURAL RESOURCES
Mitigation of impacts to important cultural resources can be achieved through either
avoidance or by conducting a data recovery program. A voidance could include project
redesign, or indexing the content of a site by excavating a small sample then capping the
site with 2 feet of fill and incorporating these sites or portions of these sites into the Salt
Creek Park system (Chula Vista Greenbelt). Recommended mitigation measures include
the following:
. If avoidance of important prehistoric archaeological resources cannot be
achieved, a data recovery program to mitigate development impacts shall be
conducted, including, where necessary, surface collection and mapping of
artifacts, a phased data recovery program, and monitoring. This phased
approach shall employ a random sample in conjunction with a focused
inventory for features (Le., hearths). The data recovery program shall be in
accordance with a regional approach for all prehistoric sites within Salt Creek
Ranch, Salt Creek I and EastLake III, thereby allowing a comprehensive
understanding for these sites. This regional understanding would also be in
6.6
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agreement with the Bonita-Miguel Archaeological District within which CA-
SDi-4,530/W-643 falls.
. The data recovery shall follow the Advisory Council's guidelines as defined
within Treatment of Archaeological Properties, A Handbook (ACHP 1980).
The treatment plan shall be oriented to address local and regional research
questions and clearly identify the methods to be used to address the research
questions. Research questions to be addressed are listed in ERCE's June 1989
Salt Creek Ranch Cultural Resource Evaluation on file at the City of Chula Vista
Planning Department.
. To ensure that potentially important historic archaeological resources assumed
to be present at the eight locales listed above are not adversely affected, a
program to include monitoring of grading activities with the possibility of data
recovery is recommended. This program shall provide for excavation,
recording and collection of resources if significant features, such as privies or
trash deposits, are located during grading. This program shall include analysis
of recovered artifacts in relation to an approved research design and a report of
findings.
. Indirect impacts may occur to historic sites located adjacent and exterior to the
project boundary (H-ll, H-15, H-16, H-17). Fencing of project boundaries
and strict avoidance of off-site impacts in these areas should occur. The
remaining nine sites (CA-SDi-7,197A, CA-SDi-7,211, CA-SDi-8,206C, CA-
SDi-9,169, CA-SDi-7,977, CA-SDi-ll,045, CA-SDi-ll,046, CA-SDi-
11,626, and H-9) are identified as not important and, as such, need not be
addressed in this document.
6.7 TRANSPORTATION AND CIRCULATION
Major improvements to the surrounding roadway networks have been identified to mitigate
the traffic impact of this project and other approved projects in the area and to improve
existing operational conditions as well. Improvements necessary for the 1995 Base
Conditions were discussed previously and are not a part of this project. Improvements
necessary as a result of implementation of the Salt Creek Ranch SPA Plan include:
6-7
)b~~23
Scenario 1A (with Phase 1 and Procter Vallev Road Unnaved)
1. The project applicant will construct East "H" Street through the project to ultimate
four-lane major street standards, consistent with the City of Chu1a Vista design
criteria.
2. The project applicant will construct Hunte Parkway to ultimate four-lane major
street standards through the project and offsite south to Telegraph Canyon Road,
consistent with the City of Chula Vista design criteria.
3. The project applicant will construct Lane A venue as a Class II collector from East
"H" Street to meet existing improvements at its current terminals in the East Lake
Business Park, consistent with the City of Chula Vista's design criteria.
4. At the discretion of the City Traffic Engineer, the project applicant will install traffic
signals or bond for future installation at the following intersections:
. East "H" Street/Lane Avenue
. East "H" Street/Hunte Parkway
. Lane Avenueffelegraph Canyon Road
. Hunte Parkwayffelegraph Canyon Road
5. The project applicant will implement transportation demand management strategies,
including provisions of transit service and bus stops in order to reduce the peak
hour demand on the street network.
6. Reduce the development potential of Phase 1 by 120 dwelling units. This reduction
will result in an acceptable level of service (LOS D) of the intersection of East "H"
Street and Hidden Vista Drive.
7. The project applicant will construct a two-lane roadway between Salt Creek 1 and
Salt Creek Ranch to connect East "H" Street.
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Scenario 2 (with Phase I. II and III and State Route 125)
1. The project applicant will implement all the measures described under Scenario 1
previously.
2. The project applicant will construct State Route 125 as a four-lane roadway between
East "R" Street and Stale Route 54 with enhanced geometries at the intersections.
6.8 NOISE
Stamina 2.0 was used to evaluate the effectiveness of a noise barrier to mitigate the exterior
noise levels for residences that will be located along East "R" Street in the project area.
Under buildout conditions these residences will be significantly impacted by noise levels in
excess of the 65 dBA 4 standard.
The noise impact on the residences along these roadway segments shall be mitigated by the
placement of a solid wall or a wall/berm combination on the building pads at the top of the
slopes adjacent to East "R" Street. The walls must be of solid masonry construction with a
material weight of at least 3.5 pounds per square foot which would not allow any air spaces
along their entire length.
Each noise wall or wa1Ilberm combination shall be placed on the building pads at the top of
the slope between the residences and the roadway and shall be 5 feet high. The end of each
noise wall must wrap around the building pad enough to block the line of sight from all
points in the exterior living space to any portion of the impacting roadway. Figure 3.8-3
depicts the proposed locations of the noise walls or wall/berm combinations. If the walls
or wall/berm combinations are incorporated into the project design, exterior noise levels
would be reduced to below a level of significance.
Even with the incorporation of the above mitigation measures, exterior noise level under
buildout conditions will continue to exceed 60 dBA Ldn on portions of the project site.
Therefore, in accordance with the standards set by Title 24, an interior acoustical study will
be required for all multi-family units proposed for the site. Possible mitigation measures to
reduce interior noise levels below the 45 dBA Ldn interior noise standard may include, but
are not restricted to, mechanical ventilation and closed window conditions.
6-9
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6.9 PUBLIC SERVICES/UTILITIES
6.9.1 Water
. Prior to approval of final grading plans, the Master Plan of Water for Salt Creek
Ranch shall be approved by the City Engineer and OWO. Further, this plan
shall be revised to include a discussion of implementation and phasing, and
participation in the water allocation program and TSF financing for this project
and other projects in the OWO Master Plan service area.
. The exact locations for the proposed pump station and 3 million gallon reservoir
to serve the 1296 Zone shall be determined prior to approval of final grading
plans.
The following is incorporated from EIR 89-3:
. Prior to issuance of building permits, the project site shall either be annexed by
the OWO into Improvement District No. 22, or a new improvement district shall
be established for the project area. In addition, the project developer shall
obtain written verification from OWD at each phase of development that the tract
or parcel will be provided adequate water service.
. The project proponents shall, if feasible, negotiate an agreement with OWD to
commit to use ofreclaimed water at the earliest possible date so that OWO can
ensure that an adequate supply is available. If such an agreement is pursued, all
documentation shall be subject to site-specific environmental analysis, and shall
conform to the applicable regulations of the City of Chula Vista, Regional Water
Quality Control Board and the State Department of Health.
. Water conservation measures for onsite landscaping and for maintenance of
roadside vegetation shall be created and implemented by the project proponent,
in coordination with the City Public Works Department and in consultation with
OWD or other qualified water agency/organization. Conservation measures are
recommended by the State Resources Agency Department of Water Resources,
and include but are not limited to planting of drought tolerant vegetation and the
(i-l0
/~ -5';<?
use of irrigation systems which minimize runoff and evaporation loss (see also
following measure).
. The following water conservation measures should be provided; implementation
shall be approved prior to issuance of cenificates of use and occupancy;
a) Low-flush toilets (Section 17921.3, Health and Safety code).
b) Low-flush showers and faucets (California Administrative Code,
Title 24, Par 6, Article I, T20-1406F).
c) Insulation of hot water lines in water recirculating systems
(California Energy Commission).
6.9.2 Waste Water
. Prior to approval of final grading plans, the Master Plan of Sewerage for Salt
Creek Ranch shall be approved by the City Engineer. Further, this plan shall be
revised to include a discussion of funding and implementation/phasing in
relation to this project and other associated project's phasing in the area.
. Interim and ultimate capacity in the Telegraph Canyon Interceptor shall be
determined prior to approval of final grading plans.
. Ultimate capacity of the Salt Creek Interceptor shall be determined prior to
approval of final grading plans.
. A storm water diversion plan shall be prepared that will protect the Upper and
Lower Otay reservoirs from sewage contamination, as discussed in Section 3.4,
Water Quality.
The following is incorporated from EIR 89-3:
. The project shall be subject to payment of waste water development fees (to
fund trunk sewer and other upgrades) or equivalent proportionate facility
6-11
Ii, /~s~ 7
financing mechanism identified by the City, when adopted. Payment shall
occur prior to issuance of building permits or earlier.
6.10 OFFSITE AREAS OF IMPACT
6.10.1 Biological Resources
Hunte Parkway
To mitigate potential impacts to disturbed wetlands to below the level of significance,
ERCE recommends enhancement of riparian habitat at a 1:1 ratio to any impacted
wetlands. This mitigation acreage should be added to the mitigation acreage for the Salt
Creek Ranch development and incorporated into the wetland mitigation plan (RECON
1991). Prior to construction, a 1603 Streambed Alteration Agreement must be obtained
from the California Department ofFish and Game.
East "H" Street
To mitigate the loss of 11.0 acres of coastal sage scrub and impacts to California
gnatcatcher to below the level of significance, ERCE recommends a strategy of avoidance
and habitat enhancement. To avoid impacting the full II acres, the construction corridor
could be restricted down from 100 feet on each side of the roadway to a smaller area. The
avoidance should reduce impacts to the gnatcatcher territory to below 6.2 acres. This
would retain the territory and reduce the impact to the gnatcatcher to a level of non-
significance. All remaining impacts would require enhancement of coastal sage scrub at a
ratio of I: 1. The mitigation site should be at a nearby location and connected to a larger
area of planned open space. The mitigation acreage should be added to the mitigation
acreage for the Salt Creek Ranch development and incorporated into their coastal sage scrub
mitigation plan (RECON 1991).
To mitigate impacts to coast barrel cactus to below the level of significance, ERCE
recommends a strategy of avoidance and preservation. To avoid impacts to as many
individuals as possible, the construction corridor could be restricted. The remaining
individuals that would be impacted should be preserved via transplantation into open space.
A detailed preservation plan should be designed by a qualified biologist/horticulturist, who
6-12
/6 -302~
would assist in site selection, implement a 5-year monitoring plan, and submit regularly
scheduled reports to the City of Chula Vista.
To mitigate impacts to Otay tarplant to below the level of significance, ERCE recommends
avoidance of the population to greatest extent feasible. The alignment of the roadway
should avoid the northernmost portion of the site and the construction corridor should be
restricted in this area.
Reservoir/Water line
To mitigate the loss of 30.7 acres of burned coastal sage scrub to below the level of
significance, ERCE recommends a combination of avoidance and habitat enhancement. To
avoid impacts to the full 30.7 acres, the construction corridor could be restricted. All
remaining impacts would require habitat enhancement of nearby burned coastal sage scrub
at a ratio of 1: 1. This mitigation acreage should be added to the mitigation acreage for the
Salt Creek Ranch development and incorporated into their coastal sage scrub mitigation
plan (RECON 1991).
To mitigate impacts to San Diego golden star to below the level of significance, ERCE
recommends avoidance of the population to the greatest degree feasible. The alignment
should remain in the currently proposed position and the construction corridor should be
restricted in the area where the population occurs.
6.10,2 Landform/Aesthetics
Hunte Parkway
Final alignment of the roadway and the interceptor will be subject to review and approval
by the City. Any potential visual impacts would be short-term and construction-related,
and would be considered nuisance-level impacts. No mitigation is necessary.
East "H" Street
Final alignment of the roadway and the sewer line will be subject to review and approval by
the City. Any potential visual impacts would be short-term and construction-related, and
would be considered nuisance-level impacts. No mitigation is necessary.
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WaterlinelReservoir
Visual impacts associated with the construction of the waterline are short-term, and would
be considered nuisance-level impacts. No mitigation is necessary.
Potentially significant impacts associated with the water storage tank can be mitigated to
below a level of significance by the following mitigation measures.
. Landscaping shall be planted around the tank to shield views of the tank.
. The water tank shall be painted an unobtrusive color.
6.10.3 Cultural Resources
The California Environmental Quality Act (CEQA) require mitigation of impacts to
important cultural resources. Sites CA-SDi-ll,403 Locus F, CA-SDI-ll,415, CA-SDi-
12,031, CA-SDi-12,032, CA-SDi-12,034, and CA-SDi-12,035 within the water
reservoir/water line parcel and CA-SDi-12,038 within the Hunte Parkway parcel were
determined to qualify as important cultural resources by testing pursuant to CEQA, and
mitigation of impacts to these cultural resources is required. Site CA-SDi-4,530/W-643
within the "H" Street parcel has been previously tested and determined important under
CEQA, and mitigation measures are necessary to address impacts to that site. Site CA-SDi-
4,530/W-643 also falls within the Bonita-Miguel Archaeological District which requires
evaluation under federal criteria.
Sites CA-SDi-12,030, CA-SDi-12,033, CA-SDi-12,036, CA-SDi-12,037, and CA-SDi-
12,039 and isolates 1-314, SC-I-1, SC-I-2, SC-I-3, and SC-I-4 were determined to not
qualify as important cultural resources, and therefore no additional archaeological work for
these resources is necessary. Cultural resources CA-SDi-12,260, CA-SDi-12,261 and
CA-SDi-ll,403 Locus G were not tested or evaluated at this time. Evaluation for
determination of importance under CEQA through a cultural resource testing program is
necessary at these sites.
Mitigation of impacts to important cultural resources can be achieved through either
avoidance or by conducting a data recovery program. Avoidance could include capping
6.14
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sites with 2 feet of fill or redesign of project components. Recommended mitigation
measures include the following:
If avoidance of archaeological resources cannot be achieved, a data recovery program to
mitigate development impacts to important cultural resource sites shall be conducted,
including, where necessary, surface collection and mapping of artifacts, a phased data
recovery program, and monitoring during facility or other construction. This phased
approach shall employ a random sample in conjunction with a focused inventory for
features (e.g., hearths). The data recovery program shall be in accordance with a regional
approach for all prehistoric sites within Salt Creek Ranch, Salt Creek I and EastLake III,
thereby allowing a comprehensive understanding for these sites. This regional program is
in agreement with the Bonita-Miguel Archaeological District
The data recovery program shall follow the Advisory Council's guidelines as defined
within Treatment of Archaeological Properties, A Handbook (ACHP 1980). The treatment
plan shall be oriented to address local and regional research questions and clearly identify
the methods to be used to address the research questions. Research questions to be should
be addressed are provided in ERCE's June 1989 Salt Creek Ranch Cultural Resource
Evaluation, on file at the City of Chula Vista Planning Department.
6-15
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SECTION 7
REFERENCES
Advisory Council on Historic Preservation (ACHP). 1980. Treatment of Archaeological
Properties: A Handbook. Federal Register 45 FR78808.
American Ornithologists' Union. 1983. Checklist of North American Birds. 6th Edition.
American Ornithological Union [Washington, D.C.].
Archaeological Planning Collaborative (APC). 1980. An Archaeological Record Search
and Field Survey of the Janal Ranch Property San Diego County, California,
Report on me at the South Coastal Information Center, San Diego State University.
Atwood, J. 1980. The United States distribution of the California black-tailed gnatcarcher.
Western Birds 11:65-78.
Atwood, J.L. 1988. Speciation and geographic. variation in black-tailed gnatcatchers.
Ornithological Monograph 42. 72 p.
Basmaciyan-Darnell, Inc. 1989. Traffic Study for Salt Creek Ranch, City of Chula Vista.
Revised January 22, 1990.
Batchelder, Ed. 1991. City of Chula Vista Planning Department. Personal
communication, October 15.
Bauder, E. T. 1986. San Diego Vernal Pools, recent and projected losses; their conditions;
and threats to their existence 1979-1990. U.S. Fish and Wildlife Service, Office of
Endangered Species.
Beauchamp, R.M. 1986. A flora of San Diego County. Sweetwater River Press.
241 pp.
California Administrative Code, Title 24, Chapter I, Subchapter I, Article 4.
California Administrative Code, Title 24, Par 6, Article I, T20-1406F.
California Department of Fish and Game. 1965. California Fish and Wildlife Plan. The
Resources Agency, Volume 3(c):908.
California Department of Fish and Game. 1985. Designated endangered or rare plants
The Resources Agency, June 19.
California Department of Health Services (DHS). 1976. Letter addressed to County of
San Diego.
California, State of. 1988. Title 24, Noise Insulation Standards, December.
Chula Vista, City of. 1974. Noise Element of the General Plan; June.
Chula Vista, City of. 1974. Scenic Highway Element ofthe Chula Vista General Plan.
7-1
/~ /_~3~
Chula Vista, City of. 1982. Chula Vista General Plan, EastLake Policy Plan, City Council
Resolution No. 10996, September 7.
Chula Vista, City of. 1982. Housing Element.
Chula Vista, City of. 1988. Noise Element of General Plan.
Chula Vista, City of. 1989. Municipal Code.
Chula Vista, City of. 1989. Planning Department, Cultural Resources Testing and
Evaluation of the Salt Creek Ranch Project, June.
Chula Vista, City of. 1989a. General Plan Update. March.
Chu1a Vista, City of. 1989b. General Plan Update EIR 88-2. March.
Chu1a Vista, City of. 1990. Salt Creek Ranch Annexation/General Development Plan!
Pre-Zone Final Environmental Impact Report (ECI/EIR 89-3). August.
Cowardin, L.J., F.C. Golet, and E.T. LaRoe. 1979. Classification of Wetlands and
Deepwater Habitats of the United States. U.S. Fish and Wildlife Service, U.S.
Department of Interior, December.
Davis, McMillan and Susan M. Hector. 1989. Cultural Resource Survey and
Archaeological Testing of a 20-Acre Portion of the Rancho San Miguel Property,
Bonita, California. Ms. on file at the South Coastal Information Center San Diego
State University. San Diego, California.
Dennis Gallegos, Andrew Pigniolo, and Roxana Phillips. 1988. A Cultural Resource
Testing and Evaluation for the Salt Creek Ranch Project, Chula Vista, California.
Report on file with the City of Chula Vista.
ERCE Environmental and Energy Services Company. Noise Modeling for EastLake ill.
ERCE. 1989. Phase 1 Report, Amber Ridge California gnatcatcher study. Prepared for
Weingarten, Siegel, Fletcher Group, Inc.
ERCE. 1991. Technical Appendix for the California Gnatcatcher Sweetwater River
Habitat Conservation Plan. Prepared for San Diego Association of Governments.
April 1991. 87 pp.
Everett, W.T. 1979. Threatened, declining and sensitive bird species in San Diego
County. San Diego Audubon Society, Sketches, June.
F&G Regulations (Code No. 6.26 of Chapter 3, Article 1)
Federal Highway Administration's Stamina 2.0 Noise Prediction Model.
Federal Highway Administration. 1978. Highway Traffic Noise Prediction Model
(FHW A-RD-77-108), December.
Federal Highway Traffic Noise Prediction Model, FHW A-RD-77 -108.
7-2
/&/33'3
Freel, Richard. 1976. Letter from Richard Freel (BLM Riverside District Manager) to
Russell L. Kaldenberg. August 3, 1976. Letter on file with Russell Kaldenberg,
USDI, BLM, Palm Spring Area Office, Palm Springs, California.
Grinnel, J. and A.H. Miller. 1944. The distribution of the birds of California. Pacific
Coast Avifauna 27.
Harris, Cyril M. 1979. Handbook of Noise Control. 2nd eds. McGraw-Hill, Inc.
Holland, R.F. 1986. Preliminary Descriptions of the Terrestrial Natural Communities of
California. Nongame-Heritage Program, California Department of Fish and Game.
Jones, J.K., Jr., D.C. Carter, H.H. Genoways, R.S. Hoffman, and D.W. Rice. 1982.
Revised checklist of North American mammals north of Mexico. Occasional
Papers of the Museum Texas Tech. University 80:1-22.
Kuper, T.H. 1977. Reconnaissance of the marine sedimentary rocks of southwestern San
Diego County, Plates 1-4; in G.T. Farrand (ed.), Geology of southwestern San
Diego County and northwestern Baja California. Guidebook, San Diego
Association of Geologists.
McIntire Group, The. 1990. Preliminary Hydrological Analysis for Salt Creek Ranch.
Mestre Greve Associates. 1989. Noise Analysis for Salt Creek 1, March.
Munz, P.A. 1974. A flora of southern California. University of California Press,
Berkeley. 1086 pp.
Oberbauer, T.A. 1979a. Distribution and dynamics of San Diego County grasslands.
Unpublished M.A. theses, San Diego State University, San Diego.
Otay Water District Central Area Master Update. 1987.
Pacific Southwest Biological Services (PSBS). 1981.
Pacific Southwest Biological Services (PSBS). 1982.
Pacific Southwest Biological Services (PSBS). 1989. Report of a biological assessment
of the Rancho San Miguel Property, San Diego County, California. San Miguel
Partners, San Diego, California. 56 pp.
Rea, A.M. 1986. Cactus Wren. In A.R. Philips (ed.), Known Birds of North Middle
American. Part 1. Denver Museum of Natural History. p. 119.
RECON. 1987. Home range, nest site, and territory parameters of the black-tailed
gnatcatcher population on the Rancho Santa Fe Highlands study area. September.
RECON. 1988. Survey of Biological Resources on the Baldwin Property. January.
RECON. 1991. Habitat Enhancement Plan for Salt Creek Ranch. Prepared for the
Baldwin Company. March. 19 pp.
Reinen, R.H. 1978. Notice of exercise of Section 404 jurisdiction over certain streams
and wetlands in California. Los Angeles District, Corps of Engineers. July 15.
7-3
/ b --)(1 Y
Remsen, V. 1978. The species of special concern list: an annotated list of declining or
vulnerable birds in California. Western Field Ornithologist, Museum of Vertebrate
Zoology, University of California, Berkeley.
Ritz, Frank et al. 1989. Otay Ranch Archaeological Survey: San Ysidro Mountains
Parcel, Proctor Valley Parcel, Otay River Parcel. Ms on file at ERC Environmental
and Energy Services Company.
San Diego Association of Governments (SANDAG). 1985. Final Series 6 Regional
Growth Forecasts, 1980-2000.
San Diego Association of Governments (SANDAG). 1987. Draft Series 6 Regional
Growth Forecasts.
San Diego Association of Governments (SANDAG). 1988. Traffic Generators Manual,
July.
San Diego, County of. 1983. Conservation Element (Part X) of the County General Plan.
Planning Department, GPA-80-61.
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and Larry Hurt. December. ADT for Proctor Valley Road west of Melody Road
counted in June, 1989.
SDHS (San Diego Herpetological Society). 1980. Survey and status of endangered and
threatened species of reptiles natively occurring in San Diego County. Prepared for
Fish and Wildlife Committee, San Diego Department of Agriculture, 33 pp.
Smith, J.P. and R. York. 1984. Inventory of rare and endangered vascular plants of
California. California Native Plant Society, Special Publication No.1, 3rd edition.
Smith, J.P. and K. Berg. 1988. Inventory of rare and endangered vascular plants of
California. California Native Plant Society, Special Publication No. I, 4th edition.
Swanson, Clifford. Deputy Public Works Director. City of Chula Vista. Written
communication. 1992.
Tate, J., Jr. 1986. The Blue List of 1986. American Birds 40:227-236.
Tate, 1., Jr., and DJ. Tate. 1982. The Blue List for 1982. American Birds 35(1):3-10.
U.S. Nuclear Regulatory Commission and U.S. Department of the Interior. 1978. Final
Site Environmental Statement, Sundesert Jl!uclear Plant Units 1 and 2, Report on
file with SDG&E, San Diego, California.
United States AnDy Corps of Engineers. 1986. Corps of Engineers wetland delineation
manual. Environmental Laboratory, Waterways Experiment Station, Vicksburg,
MI. Technical report, pp. 9-86.
United States Environmental Protection Agency, Compilation of Air Pollution Emission
Factors. AP-42, Supplement 7.
7.4
/b -Sj'/5
United States Fish and Wildlife Service. 1985a. Endangered and threatened wildlife and
plants: Review of plant taxa for listing as endangered or threatened species; Notice
of review; Federal Register, 50(188):39526-39527, September 27.
Wade, Sue A. 1988. Archaeological Survey of Baldwin 1200-Acre Property. Letter report
on file at ERC Environmental and Energy Services Company, San Diego,
California.
WESTEC Services, Inc. 1981. EastLake EIR, Appendix A. Biological survey report,
prepared for the City of Chula Vista
WESTEC Services, Inc. 1982. EastLake Final Environmental Impact Report, prepared
for the City of Chula Vista, February.
WESTEC Services, Inc. 1985. EastLake I Sectional Planning Area (SPA) Plan final
Environmental Impact Report, prepared for the City of Chula Vista, January.
Wier Biological. 1983. Biological survey report and planning constraints for the
Alva-R-4S Ranch, prepared for PRC Engineering, San Diego.
Wier, H.A. 1986. Biological survey report of the Singing Hills Specific Plan, McGinty
Mountain, San Diego, California. Prepared for McGinty Ranch General Plan
Partnership, San Diego, California.
Willdan Associates. 1991. Traffic Impact Study for Salt Creek Ranch.
Wilson Engineering. 1991. Master Plan of Reclaimed Water for Salt Creek Ranch.
Wilson Engineering. 1991. Master Plan of Sewerage for Salt Creek Ranch.
Wilson Engineering. 1991. Master Plan of Water for Salt Creek Ranch.
Wilson Engineering. 1991. Urban Runoff Report for Salt Creek Ranch.
Wirth Associates, Inc. 1981. Site Survey and Analysis, Miguel to Mountain Springs
Grade (Jade), Archaeological Survey Report, Volume 1. Report prepared by, and
on file with Wirth Associates Inc., San Diego, California.
7-5
It '-.~?~
SECTION 8
INDIVIDUALS AND AGENCIES CONSULTED
City of Chula Vista
Duane E. Bazzel, City Senior Planner
George Krempl, Director of Planning
Douglas Reid, Environmental Review Coordinator
Roben Bein, William Frost and Associates (RBF)
1. Monaco, Project Manager
8-1
/6/5:5)
SECTION 9
CONSULT ANT IDENTIFICATION
This report was prepared by ERC Environmental and Energy Services Co., of San Diego,
California, in consultation with Willdan Associates, Inc. Wilson Engineering, and the
McIntire Group. Members of ERCE's professional staff and consultants contributing to
the report are listed below:
ERCE
Suzanne Aucella; M.R.P. Regional Planning
Richard Carrico; M.A. Historical Presentation
Scott Fleury; B.A. Biology
Jeff Fuller; B.S. Environmental Health
John Konecny; B.S. Marine Biology
Steve Lacy; M.S. Biology
John Lovio; BA Wildlife Biology
Pat Mock; Ph.D. Biology
Julie McCall; BA Geography
Andrew Pigniolo; M.A. History
Lynne Silverman; B.A. Public Administrator and Urban Studies
Debbie Turner; M.A. Geography
Consultants
The McIntire Group
Willdan Associates
Wilson Engineering
I hereby affIrm that to the best of our knowledge and belief, the statements and information
herein contained are in all respects true and correct and that all known information
concerning the potentially signifIcant environmental effects of the project has been included
and fully evaluated in this EIR.
. In %rV\
Julie McCall
Project Manager
9-1
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COUNCIL AGENDA STATEMENT
Item I '1
Meeting Date 10/06/92
ITEM TITLE: Report - Draft Permit Streamlining Workplan and Implementation
Schedule
. . f.-, ':? .
SUBMITTED BY: Commumty Development Drrect~~..? f v..6'-'
Director of Building ~usingl?"""""- (
Planning Director ;(~~
REVIEWED BY: City Manager -JG ~'zJLJ\) (4/5ths Vote: Yes _ No X)
BACKGROUND: In August 1991, the Chula Vista Economic Development Commission (EDC)
established a subcommittee to develop recommendations to streamline the City's development
review process in order to create a user friendly environment for business development. The
subcommittee met for seven months and identified 25 specific recommendations which were
approved by the EDC and submitted to Council on June 9, 1992. Staffs recommendation at that
time was that Council: I) accept the EDC's report; 2) consider staffs comments relating to
each recommendation; and 3) direct staff to return with a workplan and schedule based upon
recommendations which Council wishes to pursue. Council provided direction on certain
recommendations and instructed the EDC to work with staff to bring back an implementation
program.
The proposed draft workplan and schedule provides an overview of: 1) actions needed to be
taken by staff to implement the recommendations and, 2)suggested timeframes and prioritization.
The purpose of this draft is to solicit Council feedback on these matters in terms of policy and
staffing implications prior to staff proceeding.
RECOMMENDATION: That Council: 1) consider the EDC's "Draft Workplan and
Implementation Schedule" pertaining to their permit streamlining recommendations; 2) provide
feedback to the EDC and staff; and, 3) direct staff and the EDC to return with a final (detailed)
workplan and schedule for Council's approval.
BOARDS/COMMISSIONS RECOMMENDATION: The draft workplan and implementation
schedule was approved by the EDC Permit Processing Subcommittee on August 31, 1992,
and by the Economic Development Commission on September 2, 1992 by a vote of 7-0-2
(Members Compton and LoBue absent) (see minutes, Attachment A).
The EDC's recommendations impact the following groups: Design Review Committee,
Montgomery Planning Commission, Resource Conservation Commission, Otay Valley Road
Project Area Committee, Southwest Project Area Committee, Town Centre Project Area
Committee and the Planning Commission. The EDC's initial 25 recommendations were
presented to each of these groups prior to the June 9 Council meeting. Minutes of these
meetings and the group's input are attached (Attachments B-J).
/7-/
Page 2, Item I '1
Meeting Date 10/06/92
DISCUSSION:
Previous Council Direction/Draft Workplan
Attached is the EDC Report and Recommendations as submitted to Council on June 9, 1992.
The draft workplan reflects the EDC' s understanding of Council's direction given on June 9 (see
minutes, (Attachment K). Specifically, Council voted to approve the EDC's report (Le.,
regarding recommendations) and referred it back to the EDC and staff with the following
instructions: 1) delete Recommendation #4, (providing final authority for tentative map approval
to the Planning Commission); 2) revise recommendation #10 to leave the Planning Commission
in the design review appeal process, but to reduce delays between the DRC hearing and the
Planning Commission appeal; and, 3) clarify that the intent of Recommendation #18 is not to
restrict the RCC's ability to comment on EIR's, but to ensure reasonable time limitations for
such review. Further, Council referred Recommendation #19 (periodic reviews of the roles of
land use-related advisory groups) to the EDC, staff, and affected advisory groups. And finally,
Council requested staff to review State requirements pertaining to PAC's as related to existing
PAC ordinances.
The EDC's recommendations have policy, staffing and budgetary implications. Both the EDC
and staff felt it important to return to Council with a draft workplan and schedule in order to:
1) confirm our understandin~ of Council's position on each of the 25 recommendations: 2)
Dresent a proposed action plan and schedule for Council's review: and. 3) to receive feedback
from Council re~ardinl!: the proJlOsed schedule and prioritization of projects prior to staff
commencing work to implement these recommendations. Based upon input received tonight,
staff will prepare a detailed workplan, identifying precise actions to be taken and precise
timeframes as well as staffing consulting services (if applicable) and additional appropriations
required, for Council approval.
Council has expressed concern regarding obtaining input from the advisory groups that would
be impacted by the EDC recommendations. Each of these groups were presented the EDC
recommendations prior to the June 9 Council meeting as discussed above. The EDC did not feel
it appropriate to take the workplan back to these groups prior to Council's consideration of same
this evening. However, the workplan specifically identifies the advisory groups that would be
contacted and/or consulted in the process of implementing the respective recommendations.
Recommendation #10: Immediate Implementation
As noted above, the City Council directed that the Planning Commission should continue to
consider Design Review appeals, but that scheduling of such appeals before the Planning
Commission and City Council should be compressed as much as possible. The EDC
subsequently asked staff to consider implementing this recommendation immediately.
Planning Department staff have determined that the following procedures could be followed
without modifying public notice requirements:
//-~
Page 3, Item /7
Meeting Date 10/06/92
1. Planning Commission Appeal Hearinl!s - Planning Commission appeals of DRC and
Zoning Administrator decisions are currently scheduled for a regular Planning
Commission meeting 5 to 6 weeks after the appeal is filed. This is the same timeframe
as is applied to new cases (e.g., Conditional Use Permits) being scheduled before the
Planning Commission. Per Council's direction, appeal hearings could be scheduled at
the next available regular Planning Commission meeting not less than 3 weeks from the
date the appeal is filed, i.e., within a 3-4 week period. (Regular Planning Commission
meetings are held twice a month, and public notice is required to be prepared at least 10
days prior to the hearing.) This would give appeal hearings scheduling priority over new
cases; but would normally not result in any delay of new cases.
2. City Council Aooeal Hearinl.:s - Appeals to City Council of Planning Commission
decisions are currently scheduled for Council public hearings 3 weeks after the appeal
is filed. It is recommended that this scheduled be retained, in order to allow advance
scheduling, noticing, and legal review of reports and resolutions in accordance with
current procedures.
The changes outlined above would reduce the total time required to process appeals of Design
Review Committee and Zoning Administrator decisions from 8-9 weeks to 6-7 weeks and could
be implemented immediately if so directed by Council.
Recommendation #14: PAC-Related State Requirements
In response to Council's request for clarification of State mandates relating to Project Area
Committees, the following information is provided. California Health and Safety Code Section
33385(a) requires a Project Area Committee (pAC) be established within a project area where
. a substantial number of low and moderate income families are to be displaced l7y the
redevelopment project.. If such a PAC is established, HSC Section 33386 requires a PAC to
be consulted regarding ....those policy matters which deal with the planning and provision of
residential facilities or replacement housing for those to be displaced l7y the project activities.
The agency shall also consult with the committee on other policy matters which affect the
residents of the project area.' These provisions are to apply for a three (3) year period after
adootion of the Redevelopment Plan, and may be extended by Agency resolution in one year
intervals (See Attachment M).
In Chula Vista's case, two PAC's have exceeded their three year lifetime requirement and one
will reach the three year period in December 1993. Each of the three PAC's have been
exercising review authority above that mandated by State law. Additionally, the Otay Valley
Road PAC represents an industrial area in which no residential displacement could be expected
to occur (see Attachment L for a summary of the three Project Area Committees' status).
As indicated in the draft workplan, the EDC is recommending that Council 'restrict the role of
the PAC's to duties required l7y law; disband the Town Centre I, Town Centre II and Dtay Valley
Road PACs within one year; and disband the Southwest PAC within three years from its
/,/rJ
Page 4, Item I?
Meeting Date 10/06/92
formation.. (It should be noted that it has since been clarified by staff that the Southwest PAC's
disbandment could not occur until three years from adoption of the Southwest Redevelopment
Plan in December 1990, versus the PAC's formation in July, 1990.)
Staff's comments in the June 9 agenda statement indicated that staff concurred with the
recommendation to disband the Southwest PAC, in some form merging it with the Montgomery
Planning Committee. In regards to the other PACs, staff felt that if they are to continue,
Council should clarify their roles in terms of: 1) legal mandates, 2) Council-designated
responsibilities, 3) by-laws and, 4) current practice. For example, should they be reviewing
policy issues, development projects, EIR's, all discretionary reviews (e.g., CUPs, variances,
signs, projects under $25,000)1 Attached for Council's information are the respective Council
actions forming the PACs and their adopted by-laws, as well as the current Montgomery
Planning Committee ordinance (Attachments N-Q).
FISCAL IMPACT:
As discussed in the June 9, 1992 agenda statement:
A. Fiscal Impact to City
The fiscal impact of the recommendations is extremely difficult to determine due to the many
variables and unknowns at this time. Many recommendations must be refined as part of the
implementation process in order to define their scope. Staff time will be required up front to
update and refine various policies and procedures (e.g., design manual, zoning code,
redevelopment plans) but it is anticipated that long term benefits will result via improved
efficiencies and responsivemess to the public.
B. Fiscal Impact to ApJ>licants
The EDC feels that their recommendations will result in meaningful cost savings to business
applicants due to easier to understand development guidelines and project evaluation criteria,
expanded administrative reviews, narrowed Design Review Committee and other committees'
roles (the latter two reducing the need to appear with consultants at public meetings), direct
senior level input, better training of staff, and user-friendly informational materials. Again,
quantification of such impacts is difficult.
Attachments:
A:
B-J:
K:
L:
M:
N:
0:
P:
Q:
R:
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[A;\EDCWORK.I13]
Minutes, September 2, 1992, Economic Development Commission
Minutes of Impacted Advisory Groups
Minutes, June 9, 1992, City Council Meeting
Chart: Summsry of PAC Status
California Health and Safety Code - Project Area Committee
Otay Valley Road PAC Formation - Staff Report & By-Laws
Southwest PAC Formation - Resolution & By-Laws
Town Centre I & II Formation - Resolutions & By-Laws
Montgomery Planning Committee Ordinance
Map: Montgomery Specific Plan Area/Southwest Redevelopment Project Area
l'l-i
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CITY OF CHULA VISTA
DRAFT WORKPLAN AND IMPLEMENTATION SCHEDULE
EDC PERMIT STREAMLINING RECOMMENDATIONS
September 2, 1992
ITEMS 1-3 CONDITIONAL USE PERMITS
A. Implementation Steps:
I. Produce list of conditional uses and related wnes from Municipal Code.
2. Develop evaluation criteria for determining which uses should be:
a. Permitted by right
b. Subject to CUP to be approved by Zoning Administrator
c. Subject to CUP to be approved by Planning Commission
d. Subject to CUP to be approved by Planning Commission and City
Council
3. Evaluate all conditional' uses in relation to criteria established above, and
recommend changes to existing requirements,
4. Prepare amendments to Municipal Code to implement recommendations.
5. Conduct public hearings at Planning Commission and City Council to
adopt Code amendments.
B. Advisorv GrouD InDut:
A task force, including a member of the Planning Commission, Economic
Development Commission, and other interests should be created to work with
Planning Department staff.
C. Timeframes:
I.
2.
3.
Analysis and recommendations:
Draft Code amendments:
Public hearings:
3 months
I month
2 months
Total:
6 months
D.
Prioritization:
Medium
) 7-_s
/
ITEMS 5-13 DESIGN REVIEW
A. Imolementation Steos:
1. Develop "principles" for design review program.
2. Prepare design review guidelines and standards which implement the
principles defined above, and which integrate existing Code requirements
and other related City standards and policies.
3. Prepare illustrations to accompany guidelines and standards.
4. Evaluate "process" issues (EDC recommendations 6, 7, 9, and 10) and
recommend revisions to existing design review procedures as appropriate.
(Note: EDC requested that expedited appeal process be implemented as
soon as possible.)
5. Prepare draft "design review manual" incorporating results of steps
outlined above, as wellas any necessary Code amendments.
6. Review recommendations with EDC, Design Review Committee, Planning
Commission, and City Council, and conduct public hearings on Code
amendments with Planning Commission and City Council.
7. Prepare revised forms and user guides to implement revised process, and
review staffing and training requirements for revised process.
B. Advisorv Grouo Inout:
Planning Commission, Design Review Committee, Economic Development
Commission and design professionals.
C. Timeframes:
1.
2.
3.
Prepare Design Review Manual:
Public review and adoption:
Implementation:
6 months
2 months
I month
Total:
9 months
(Note: Expedited appeal process can be implemented immediately.)
D. Prioritization: High
) 7~1/
c2
ITEM 14
ITEM 15
RESTRICT ROLE OF PACs TO DUTIES REQUIRED BY LAW; DISBAND
TC1, TCII, & OV PACs WITHIN ONE YEAR; DISBAND SW PAC
WITHIN THREE YEARS FROM ITS FORMATION (14)
A.
Implementation Steos:
I. Prepare resolution to disband Southwest, Otay Valley, and Town Centre
PAC's effective July 93. (See Item #17 regarding future role of
Montgomery Planning Committee)
2. Submit for review to appropriate bodies (see below).
3. Agency adopt resolutions.
B. Advisorv Grouo Inout:
1. Submit Southwest PAC resolution to the Southwest PAC and Montgomery
Planning Committee.
2. Submit Otay Valley and Town Centre PAC resolutions to each group
respecti vel y .
C. Timeframes:
1.
2.
Prepare resolutions:
Submit to Agency for adoption:
3 months
1 month
Total:
4 months
D.
Prioritization:
High
CREATE RDA POLICY COMMITTEE (15)
A.
Imolementation Steos:
Would be triggered only if all PACs are eliminated. If triggered, then
1) Define role and structure of committee.
2) Review recommendations with PACs prior to their elimination.
3) Agency adopt resolution to form the review committee.
J/~'I
-5
B. Advisorv Group Input:
Obtain review and input from all PACs prior to their elimination.
c.
Timeframes:
2 - 4 months
D.
Prioritization:
Low
ITEM 16
AMEND RDA PLANS, PROCEDURAL MANUALS AND
IMPLEMENTATION PLANS TO BRING SPECIAL PERMIT, VARIANCE,
CUP, DRC AND OTHER PROCEDURES INTO CONFORMITY
A.
Implementation Steps:
1. Establish a standard uniform project approval process for Special
Permit/Conditional Use Permits, Variances, and DRC with respect to the
order and nature of review by advisory bodies, and the ability to handle
certain items administrat!vely.
2. Draft amendments to Redevelopment Plans, Implementation Manuals,
Design Manuals and any other necessary documents to conform with the
procedures established in above step.
3. Present proposed changes to PACs and any other affected advisory bodies
for input and recommendations.
4. Hold Public Hearing and adopt resolutions for changes to plans
accordingl y .
B. Advisorv Group Input:
Planning Commission, Design Review Committee and Economic Development
Commission.
C. Timeframes:
1.
2.
3.
4.
Analysis & Recommendations:
Draft Amendments:
Present changes to PACs:
Adopt Resolutions:
Total:
3 months
1 month
1 month
I month
6 months
D.
Prioritization:
High
4
/7 -'if
ITEM 17
A.
MONTGOMERY PLANNING COMMITTEE
ImDlementation SteDS:
1. Complete legal analysis of merger of Southwest Redevelopment Project
Area Committee into the Montgomery Planning Committee.
2. Define membership and responsibilities of combined committee
3. Review recommendations with Advisory Task Force that needs to be
formed.
4. Prepare Municipal Code amendment to establish revised committee and
present to Council and Agency for adoption.
B. Advisory GrouD In out:
c.
ITEM 18
ITEM 19
An Advisory Task Force, including representatives of both existing committees,
Economic Development Commission, and the Planning Commission should be
formed to formulate final recommendations on this matter.
Timeframe:
3 months
D.
Prioritization:
High
RESOURCE CONSERVATION COMMISSION
Recommendation has already been implemented.
SCHEDULE PERIODIC REVIEWS OF ALL BOARDS AND
COMMISSIONS WHICH HAVE AUTHORITY OVER LAND USE
MATTERS, TO EVALUATE THEIR SPECIFIC FUNCTIONS AND
PERFORMANCE, AND DETERMINE IF CHANGES ARE WARRANTED
(19)
A.
ImDlementation SteDS:
1. Identify Boards/Commissions subject to the review process (ie., land use
review authority).
2. Identify evaluation criteria for each body..
/ 7~(
s
3. Present report to EDC and impacted bodies.
4. Present report to Council and Agency to adopt resolutions to implement
board review procedure.
B. Advisorv Grouo Inout:
The groups identified above.
C. Timeframes:
I.
2.
4.
5.
6.
Identify Boards/Commissions:
Prepare process and criteria report:
Present report to Boards/Commissions:
Present to Council! Agency for adoption:
Hold first reviews:
2 weeks
1 - 2 months
1 month
I month
December 1993
Total:
4 - 5 months/Implemented
December 1993
D.
Prioritization:
Low
ITEM 20
BULLETIN BOARD
A.
Imo!ementation Steos:
I. Purchase and install bulletin board.
2. Establish guidelines for types of information to be posted by each
development service department.
3. Have each department designate a representative to post materials and
update as necessary.
B. Advisorv Grouo Inout:
Not required
c.
Timeframes:
I month
D.
Prioritization:
High
) 7- /0
(,
ITEM 21
BROCHURES
A.
ImDlementation SteDs:
I. Complete Building & Housing brochure in progress.
2. Print and make available in Bldg. & Hous. department.
3. Complete brochures for Community Development, Planning,
and Public Works departments.
4. Print and make available in each respective department.
B. Advisorv GrouD InDut:
Not applicable.
C. Timeframes:
I.
2.
3.
Complete Building & Housing brochure.
Print and distribute.
Complete and print separate brochures
for all "Development Departments"
September 1992
October 1992
1 per month
(3 months total)
D.
Prioritization:
Medium
ITEM 22
COMPUTER TRACKING SYSTEM
Phase I:
Building Permits
The Department of Building and Housing has completed the installation of the "Permits"
software program. This automated tracking program is installed on a network which
interlinks each of the development departments; Building and Housing, Planning,
Engineering, Finance, Fire, Community Development, and Parks and Recreation. Also
connected to the system is the City Attorney and City Manager's Office. The system has
been on-line since the first week of August and staff is undergoing extensive hands-on
training on the program. Currently, staff is still sorting through minor programming
modifications and anticipates full automated permit tracking to be operational in late
September or early October.
/7-/1
7
ITEM 23
Phase ll:
Planning/Subdivision Activities
A. ImDlementation SteDs:
I. Develop flow charts of all plan review processes to be tracked.
2. Design "modules" which will allow for case input, processing, and output
of desired reports, agendas, receipts, correspondence, and other
information.
3. Modify "Permits" software and install onto system.
4. Develop documentation and provide training to "core" users.
5. Develop documentation and provide training to "external" users.
6. Acquire additional hardware to fully implement system.
B.
Advisory GrouD In out:
Not required.
C.
Timeframes:
9 - 12 months
D.
Prioritization:
Medium
OMBUDSMAN
A.
Implementation SteDs:
I. Designate Deputy City Manager for Development Services as the Project
Review Ombudsman.
2. Publicize program vIa City publications and proposed "Developer's
Guide".
3. Optimize the use of the "Project Manager" system to "shepherd" projects
through the process by evaluating the assignment of project managers in
the Planning Department to smaller projects. (Note: Community
Development Department currently assigns Project Managers to all
redevelopment projects and Planning Department currently assigns Project
Managers to major projects)
J?
) ? - /;2
4. Following implementation, evaluate the efficiency and effectiveness of the
overall Project Manager system including the assignment of Project
Managers to small projects as appropriate.
B. Advisorv Grouo Jnout:
Not Applicable
C. Timeframes:
1.
2.
3.
Designate DCM as Ombudsman:
Publicize program:
Evaluate use of Planning Dept.
Proj. Mgrs. for small projects
and implement as appropriate:
Evaluate effectiveness of
Project Mgr. system:
Immediately
Periodically
2 months
4.
6 months (Following implementation)
D.
Prioritization:
High
ITEM 23A ESTABLISH AN INTER-DEPARTMENT PROJECT REVIEW TEAM TO
IMPLEMENT A FORMALIZED "APPLICATION REVIEW PROCESS"
A. Imolementation Steos:
I. Identify staff members to participate on an inter-department project review
team.
2. Formalize the process to include the following three (3) steps:
A) Pre-application meeting with applicant.
B) Initial application meeting to discuss the project, steps and potential
conditions for approval with applicant;
C)
Interdepartmental review of proposed conditions of approval prior
notification of same to applicant.
to
3. Develop a "Fast-Tracking Policy" which needs to include policies
regarding: Eligibility Criteria (Minimum threshold of jobslrevenue to
City); Option to use developer-funded outside consultants; and balancing
the need to recoup staff costs vs. creating incentives for development.
) ']-/}
9
B. Advisorv GroUD InDut:
Not Applicable
C. Timeframes:
I.
2.
3.
Establish Project Review Team:
Formalize the "3 Step Process":
Develop "Fast-Tracking Policy":
I month
3 months
2 months
Total:
6 months
D.
Prioritization:
High
ITEM 24a CUSTOMER SERVICE TRAINING
A. Implementation SteDs:
I. Clarify status of funding currently on hold and prioritize as budget item.
2. Retain workshop trainer and reschedule workshop.
3. Include training regarding staff's use of business cards when interacting
with the public, as well as other techniques to inform the public regarding
departmental procedures and internal appeal processes.
B. Advisory GrouD InDut:
Not Applicable
C.
Timeframes:
To be determined.
(Subject to budget approval)
D.
Prioritization:
High
ITEM 24b PERSONNELMANAGEMENT/INTERDEPARlMENTALCOORDINATION
A. Implementation SteDs:
I. Identify City Departments to be involved in workshops designed to
/0
) 7 -/y
enhance inter-department coordination.
2. Jointly outline scope, goals/objectives, and frequency of workshop(s).
3. Identify and secure the services of facilitator.
4. Conduct workshop or workshops.
5. Evaluate results and jointly prepare recommendations for improvements
to interdepartmental project coordination.
6. Present report and recommendations to Council.
B. Advisorv Grouo In out:
Not Applicable
C. Timeframes:
I.
Identify departments and outline
scope, goals/objectives:
Identify and hire facilitator:
Conduct workshop(s):
Evaluate results & prepare
recommendations:
Present report/recommendations:
I - 2 months
I month
2 - 3 months
2.
3.
4.
5.
I month
I month
Total:
6 - 8 months
D.
Prioritization:
Medium
ITEM 24c
MINOR PERMITS
A.
Imolementation Steos:
I. Identify minor items that currently reqUIre permits which can be
eliminated.
2. Identify items that currently require "sign offs" from other departments
that can be handled within the Building and Housing Department.
J7-/~
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3. Present report and recommendations to Council.
B.
Advisorv Grouo Inout:
Not required.
C.
Timeframe:
2 months
D.
Prioritization:
High
ITEMS 24d&e ACCESS TO SENIOR LEVEL STAFF & ADMINISTRATIVE APPEALS
These items are already covered under Recommendations 12 and 21.
ITEM 2S
CUSTOMER SERVICE CARDS
A.
Imolementation Steos:
I. Finalize format of customer service card modeled after County of San
Diego and the City of S,:n Diego.
2. Print cards and distribute to all City departments.
3. Reprint as needed.
B. Advisorv Grouo In out:
Not applicable.
C. Timeframes:
1. Begin distribution on September 8, 1992.
C;\WP51 \HA YNES\DOCUMENT\EDCSTREM.RPT
jJ-
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STREAMLINING RECOMMENDATIONS PRIORITIZATION
RECOMMENDA TION
ITEMS 1-3 CONDITIONAL USE PERMITS
ITEMS 5-13 DESIGN REVIEW
ITEM 14 RESTRICT ROLE OF PACs
ITEM 15 CREATE RDA POLICY COMMITTEE
ITEM 16 AMEND RDA PLANS, IMPLEMENTATION PLANS
ITEM 17 MONTGOMERY PLANNING COMMITTEE
ITEM 18 RESOURCE CONSERVATION COMMISSION
ITEM 19 PERIODIC REVIEWS OF BOARDS AND COMMISSIONS
ITEM 20 BULLETIN BOARD
ITEM 21 BROCHURES
ITEM 22 COMPUTER TRACKING SYSTEM
ITEM 23 OMBUDSMAN
ITEM 23A INTER-DEPARTMENT PROJECT REVIEW TEAM
ITEM 24A CUSTOMER SERVICE TRAINING
ITEM 24B PERSONNEL MANAGEMENT/INTERDEPT COORDINATION
ITEM 24C MINOR PERMITS
ITEM 25 CUSTOMER SERVICE CARDS
1})
) '7~) ')
PRIORITY
Medium
High
High
Low
High
High
N/A
Low
High
Medium
Medium
High
High
High
Medium
High
N/A
.~P9g~fif!~rilffjiwJt~...!tJj.'(jlltiiK;
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ECONOMIC DEVELOPM~NT COMMISSION REPORT
Permit Process Streamlining Recommendations
and Discussions
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...........................................................__..._n..__............
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/7/;20
- ,
CITY OF CHULA VISTA
ECONOMIC DEVEWPMENT COMMISSION
PERMIT PROCESS STREAMLINING RECOMMENDATIONS AND DISCUSSIONS
I. DISCRETIONARY LAND USE PERMITS AND APPROV AIS
1. CHANGE CERTAIN CONDmONAL USES TO PERMI'ITED USES
Discussion: Certain uses which currently require a conditional use permit could be allowed
"by right," subject to meeting all other Zoning Ordinance requirements, and/or other
specific performance standards which the City could apply administratively.
2. ALWW CERTAIN CONDmONAL USE PERMITS TO BE ISSUED
ADMINISTRATIVELY
Discussion: Certain uses which currently require a conditional use permit could be
reviewed by the Zoning Administrator, and a CUP could be issued administratively, subject
to appeal to the Planning Commission and/or City Council. This approach would be most
appropriate for such uses where the CUP' is used primarily to apply specific conditions to
a use to ensure compatibility with surrounding uses, rather than where a use mayor may
not be acceptable depending on specific circumstances.
In cases where a written or oral protest is registered with the Zoning Administrator
regarding a proposed administrative CUP, and the concern cannot be resolved through
conditions of approval which are acceptable to both the applicant and the party filing the
protest, then the matter shall be referred to the Planning Commission. The costs of
referring the matter to the Planning Commission shall be borne by the applicant. However,
staff shall attempt to minimize these costs, and shall schedule such matters before the
Planning Commission at the earliest possible date.
3. ALWW CERTAIN CONDmONAL USE PERMITS TO BE APPROVED BY THE
PLANNING COMMISSION, RATHER THAN BEING AUTOMATICALLY
REFERRED TO CITY COUNCil.. FOR FINAL ACTION
Discussion: Certain uses currently require a conditional use permit to be approved pursuant
to a public hearing by the City Council, following a public hearing and recommendation by
the Planning Commission. For many of these uses, the Planning Commission could be
given authority to approve the CUP, subject to appeal by the City Council or any other
party. In accordance with current practice, the Director of Planning would provide written
notification to the City Council of action taken by the Planning Commission in the next City
Council packet, and the Council would be required to take any action to appeal such matter
at its next regular meeting. Unless such appeal action were taken by the City Council at
that meeting, the action of the Planning Commission would be final.
-3-
/7-c?) /
11
4. ALWW TENTATIVE MAPS FOR INDIVIDUAL PROJECTS WHUlN PLANNED
COMMUNITIES TO BE APPROVED BY THE PLANNING COMMISSION,
RATHER THAN AUTOMATICALLY BEING REFERRED TO THE CITY COUNCIL
FOR FINAL ACTION
Discussion: All tentative maps currently require a public hearing by both the Planning
Commission and City Council. In cases where a "master tentative map" for a planned
community has already been approved by the City Council, there appears to be little benefit
for the Council to also hold public hearings on tentative maps for individual projects (e.g.,
condominiums, small-lot single-family detached projects, etc.) which are normally processed
after the master tentative map is approved.
II. DESIGN REVIEW AND SIGN REVIEW SUBCOMMITTEE RECOMMENDATIONS
5. ADOPT CONCISE AND OBJECTIVE WRITTEN GUIDELINES FOR DESIGN
REVIEW
Discussion: The City's existing Design Review Manual is outdated, and should be replaced
by a new set of design guidelines which. would clearly state the City's intent regarding
building and site design, landscaping, and other design-related issues. The guidelines should
include illustrations of acceptable and unapceptable design solutions. These guidelines
should be placed in a format which can be easily updated to reflect new conditions or
standards. In addition, staff should be able to provide examples of projects which meet the
intent of the guidelines, using plans andlor photographs of such projects.
6. CLARIFY THE ROLE OF THE DESIGN REVIEW COMMITTEE AND DESIGN
REVIEW PROCESS AS IT RELATES TO OTHER PLANNING REVIEW
PROCESSES
Discussion: The role of the Design Review Committee should be focussed on building and
site design issues. Other planning issues, such as zoning (land use, parking requirements,
etc.), circulation, and environmental review should, to the maximum extent possible, be
handled by other appropriate reviewing authorities.
7. ALWW FOR ADMINISTRATIVE APPROVAL OF A BROADER RANGE OF
PROJECTS WHICH ARE SUBJECT TO DESIGN REVIEW
Discussion: Currently staff has the authority to approve additions to buildings which
involve an increase of not more than 25 % to the building area, as well as duplexes. In
order to reduce the number of cases which need to be reviewed by the Design Review
Committee, staff should be given the authority to approve additional classes of projects,
provided that they meet the established design review guidelines. In cases where a project
which falls into such a class does not meet all of the guidelines, it could be referred by staff
to the Design Review Committee.
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One example of an additional type of project which could be approved administratively
would be new commercial or industrial buildings in planned communities for which
comprehensive design guidelines have been approved by the City, and where such project
is determined to have met those guidelines. Further evaluation will be necessary to
determine what additional types of projects could be approved administratively, what types
should be automatically referred to the Design Review Committee, and what types of should
be exempt from any design review (note that currently single-family detached houses and
other minor projects are exempt from design review).
8. UPDATE TIlE ZONING ORDINANCE SECTIONS PERTAINING TO SIGNS, AND
ADOPT WRITTEN GUIDELINES FOR REVIEW OF SIGNS
Discussion: The sections of the Municipal Code dealing with sign regulations are poorly
organized and, in some cases, internally inconsistent. In addition, while the Code
establishes "maximum entitlements" which can be allowed for various types of signs in
various zones, it does not indicate what types of signs are normally considered acceptable
in specific situations. Therefore, the City should:
1) revise the Zoning Ordinance to set forth more clearly the standards and procedures for
sign review and, where necessary, eliminate redundant or antiquated sections; and
2) adopt a set of written guidelines which" indicate what types of signs and sign programs
are considered acceptable in specific situations. These guidelines should include
illustrations, as well as specific examples of approved sign programs which conform to
these guidelines. In addition, staff'should be able to provide color photographs or
drawings which depict actual approved signs which conform to these guidelines.
9. ALLOW FOR A BROADER RANGE OF SIGN PERMITS TO BE APPROVED
ADMlNISTRATIVELY, AND STREAMLINE TIlE SIGN PERMIT REVIEW
PROCESS
Discussion: Staff should be given the authority to approve a sign permit for any sign
proposal which conforms to ordinance requirements and the written guidelines which are
proposed above. In cases where staff determines that a sign proposal does not meet
ordinance requirements or the sign guidelines, the request should be referred as quickly as
possible to the Design Review Committee for review and action, consistent with the recently
proposed ordinance revisions which are under consideration by the City Council.
10. STREAMLINE TIlE APPEAL PROCESS FOR DESIGN REVIEW AND SIGN
REVIEW ACTIONS
Discussion: Currently, an appeal of an action of the Design Review Committee is heard
by the Planning Commission, and is scheduled for hearing 5-6 weeks after it is filed. An
applicant may also appeal the action of the Planning Commission to the City Council, which
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requires an additional 3-4 weeks. This appeal process could be streamlined by eliminating
the appeal authority of the Planning Commission regarding design review cases.
11. PROVIDE UPDATED APPLICATION FORMS AND "USER GUIDES" FOR DESIGN
REVIEW AND SIGN REVIEW
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Discussion: In conjunction with updatirtg the guidelines and procedures for design review
and sign review, the Planning Department should also update and simplify the application
forms, and provide a "user guide" which clearly explains the design review process and the
requirements of the applicant for submitting projects to the City for review. In particular,
this user guide should encourage applicants to schedule a pre-application conference with
City staff prior to filing a final project application, in order to discuss issues regarding the
proposed project and ensure that the applicant understands the processing requirements for
the project.
12. PROVIDE SENIOR LEVEL STAFF COORDINATION AND ADEQUATE OVERALL
STAFF SUPPORT FOR THE DESIGN REVIEW PROCESS
Discussion: Because of the need to coordinate the design review and sign review processes
with other City development review procesSes, and to ensure that overall City objectives are
met, it is important that at least one senior staff member from the Planning Department
(Senior Planner or Principal Planner) be responsible for coordination of the design review
process. This person would be responsible for attendance at all Design Review Committee
meetings, review of all staff recommendations to the Design Review Committee, review of
all administrative design review and sign permit approvals, and direct contacts with
applicants as requested. In addition, this person, along with other assigned staff, would be
responsible for implementing the recommendations above regarding development of written
guidelines, updated procedures, and new forms and user guides.
The annual operating budget for the Planning Department should specifically include a
senior-level planner position, with the appropriate education and experience to perform these
duties, as well as other necessary staff to ensure that the Planning Department can meet the
objectives outlined herein. In addition, the Planning Department should ensure that staff
assigned to the design review process receive adequate technical training, as well as training
in "customer service" skills. Furthermore, the Planning Department should establish
procedures for receiving feedback from its clients, including questionnaires and periodic
surveys of recent applicants. Finally, the City should also ensure that fee schedules are
adjusted regularly to allow the costs of providing these services to be fully recovered by the
City.
13. PLACE A mGH PRIORITY ON IMPLEMENTING THE RECOMMENDATIONS
OUTLINED ABOVE
Discussion: By implementing the changes outlined above, the City can continue to ensure
high quality design in all new development which occurs in Chula Vista, while reducing the
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delays and frustrations which are often associated with the design review process. The City
Council should assure that adequate staff resources are provided to institute these changes
as soon as possible, and should appoint representatives of the Design Review Committee,
the business community, design professionals, and other community interests to work with
staff in implementing these recommendations.
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m. BOARDS, COMMISSIONS AND COMMITTEFS
14. RESTRICT THE ROLE OF THE PROJECT AREA COMMITTEES (PACs) TO THE
SPECIFIC DUTIES REQUIRED BY CALIFORNIA REDEVEWPMENT LAW;
DISBAND THE TOWN CENTRE I & n AND OTAY VALLEY PACs WnHlN ONE
YEAR; AND DISBAND THE SOUTHWEST PAC IN TIIREE YEARS FROM ITS
FORMATION.
Discussion: The California Health and Safety Code requires a Project Area Committee
(pAC) to be established within a Project Area where" ...a substantial number ofIow- and
moderate-income families are to be displaced by the redevelopment project" and, further
states that the PAC should be consulted regarding "... those policy matters which deal with
the planning and provision of residential facilities or replacement housing for those to be
displaced by project activities, " and that, ~The agency shall also consult with the committee
on other policy matters which affect the residents of the project area." These provisions
apply for a three (3) year period after adoption of each redevelopment plan, and may be
extended by the Agency by one-year intervals.
However, the Rules and By-Laws adopted by each of the three PACs state that the PAC
shall review".. .all major proposals for the development, platting, conservation, circulation,
or public service of the Project Area, and shall report its fmdings and recommendations to
the Redevelopment Agency, Design Review Committee, or referring body." And, under
current practices, the PACs review virtually all discretionary applications, creating
additional layers of review and time delays for redevelopment projects, actuaIIy acting as
a disincentive to development. Staff support demands are extensive and are not reimbursed
by cost recovery fees.
The three year periods have expired for TCI and II and Otay; Southwest will expire in July,
1993. This recommendation will require Council to adopt resolutions, PACs to amend their
Rules and By-laws and the Redevelopment Project Area Procedures Manuals/Implementation
Plans to be amended.
15. CREATE A REDEVELOPMENT AGENCY POLICY COMMITTEE
Discussion: In order to insure public participation in broad redevelopment policies and
programs, this committee would be charged with general oversight of Agency matters and
input regarding conceptual policy direction. It is recommended that the Committee include
at least two members from each of the existing PACs and meet bi-annually.
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16. AMEND REDEVELOPMENT PLANS, PROCEDURAL MANUALS AND
IMPLEMENTATION PLANS TO BRING SPECIAL PERMIT, VARIANCE, CUP,
DRC AND OTHER PROCEDURES INTO CONFORMITY.
Discussion: Significant inconsistencies exist between Redevelopment Plans regarding the
Agency's authority to process Conditional Use Permits, a.k.a. "Special Permits". In
addition, inconsistencies exist between Rixlevelopment Plans and/or Project Implementation
Plans regarding the order of review by the DRC and the PAC.
Redevelopment Plans should be amended to enable staff to take recommendations regarding
special permits and variances directly to the Agency. The Procedures
Manuals/Implementation Plans should be amended to provide for consistent and expeditious
review of variances and Special Permits by: 1) amending the Town Centre I Procedures
Manual to conform with the Otay Valley Road Procedures Manual so that projects go to the
PAC prior to DRC*, and 2) amending the Town Centre I and Otay Valley Road Procedures
Manuals to allow the Zoning Administrator to make routine discretionary review decisions
pursuant to City Code and the Southwest Project Area Redevelopment Plan, and in
conformance with the Subcommittee's recommendations regarding revised CUP procedures.
* This is only applicable to the extent that the PAC continues to review projects.
17. RESlRICT mE REVIEW AUTIlORITY OF mE MONTGOMERY PLANNING
COMMITTEE REGARDING LAND USE MATTERS TO LEGISLATIVE CHANGES
TO mE MONTGOMERY SPECIFIC PLAN. REVIEW mE MPC'S ROLE IN
1HREE YEARS TO EVALUATE mE DESIRABILITY OF SUNSETTING THE
COMMITTEE.
Discussion: The MPC is a seven-member group that was formed by City ordinance subject
to the Montgomery Annexation in 1985. The MPC was initially charged with
recommending a community element of the General Plan and reviewing and making
recommendations regarding land uses, transportation, open space, variances, CUP's,
subdivisions, architectural review and "all other police regulations affecting land use." The
MPC's duties were revised by ordinance in November, 1990 to include "analysis of critical
planning issues," "mobilizing public agencies to develop resources," "drafting policies,"
"recommending sources of public funds," and "providing recommendations to City
departments, boards and commissions with regard to zoning, health, licensing, building
codes and public safety" in the Montgomery area.
The MPC currently reviews all major land use actions affecting the Montgomery
Community (e.g., General Plan amendments, Montgomery Specific Plan amendments,
rezoning) as well as other discretionary approvals (e.g., tentative maps, CUP's). The
recommendation recognizes the short-term need for a community group to provide input into
the remaining Special Study Areas land use decisions (e.g., Otay River and West Fairfield)
and to continue to act as an advisory body concerning other issues delineated above (e.g.,
CIP and CDBG review), while considering the overall goal of eliminating duplicative layers
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of review, minimizing related costs and delays to business applicants, and maximizing
administrative reviews. Another consideration in narrowing this and other advisory bodies'
land use-related responsibilities is recent action by Council instigating public forums for new
planned community proposals and the extension of public hearing notices from 500' to 1000'
from the proposed project site.
The Southwest Project area is located within the Montgomery area. The City Attorney is
currently reviewing the potential merger of the MPC and the Southwest PAC. Assuming
the PAC's role is immediately limited, and the PAC is sunsetted by July 1993, per the
Subcommittee's recommendation, it should be noted that two current PAC members are also
members of the MPC.
18. RESTRICT THE RCC'S ROLE IN REVIEWING ENVIRONMENTAL IMPACT
REPORTS AND SUBI\1nTING COMMENTS TO STAFF.
Discussion: The RCC's role is defmed in Ordinance No. 1928, (revised November 1980)
to provide advice to Council "in the areas of energy conservation, resource recovery,
environmental quality. historic and prehistoric site protection and other related fields." The
ordinance further calls for a "citizen's assessment" of, among other things, "the effects of
individual projects being subjected to environmental review. . ." The Subcommittee's
recommendation would allow the RCC to provide comments/questions to the ElR consultant
and City Environmental Coordinator, while eliminating the need for applicants (and their
costly consultants) to appear before the RCC either in a public meeting or public hearing
format. The recommendation reflects the lack of any state legal mandate for a separate City
committee to review or conduct environm~ntal analyses. The review by Chula Vista's RCC
is being undertaken in addition to that of the City's internal departments and Environmental
Review Coordinator; the surrounding property owners routinely receiving the Notice of the
ElR; the numerous public and private agencies/organizations routinely receiving Notice of
the ElR; and the ElR public hearings before both the PC and the City Council. Again, the
recommendation reflects the desire to streamline the process by eliminating unnecessary
duplication and resulting costs and delays, while still insuring adequate public review.
19. SCHEDULE PERIODIC REVIEWS OF ALL BOARDS AND COMMISSIONS WHICH
HAVE AUTHORITY OVER LAND USE MATrERS, TO EVALUATE THEIR
SPECIFIC FUNCTIONS AND PERFORMANCE, AND DETERMINE WlIEnux
CHANGES ARE WARRANTED
Di~cussion: There are several boards and commissions which currently have authority to
review land use matters within the City of Chula Vista. The roles and duties of many of
these boards and commissions have changed over time, both in response to specific direction
from the City Council, and as a result of decisions made by the boards and commissions
themselves. There should be a periodic review of all boards and commissions at least every
three to four years to evaluate the specific functions being performed by each board and
commission, the effects of their actions on permit processing schedules, the level of staff
support required, and overlapping duties among various boards and commissions.
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IV. CUSTOMER SERVICE
20. BULLETIN BOARD
Discussion: In recent years development fees have been adjusted several times. There have
been changes in engineering requirements'due to adoption of zoning changes and completion
of studies. Many of these changes have'trapped unwary appli,cants in the middle of project
planning, in some cases causing expensive redesign or refinancing. A bulletin board should
be placed inside the hallway near the Planning Department counter. Pending changes in
fees, street widening, zoning ordinances, and other items which would be helpful to
applicants would be posted. Also, copies of the brochures mentioned below would be
displayed, with directions on how to get them. All applications would direct applicants to
check the bulletin board for changes which might affect them.
21. BROCHURES
Discussion: Although larger developers and those who regularly deal with the planning
process understand local procedures, ordinary citizens and professionals unfamiliar with
Chula Vista may not. Brochures should be available at development related department
counters which highlight the City's comnUtment to fair and courteous service and provide
concise explanations of the application process, step by step, for the various types of permits
and processes. The brochures should clarify how applicants can obtain assistance as needed,
including registering complaints.
22. COMPUTER TRACKING
Discussion: All applications would be tracked by computer, so that any planning
department employee could give an applicant a status report - and properly refer the
applicant for an in-depth update.
23. OMBUDSMAN
Discussion: The policy of this city is to encourage responsibility development, especially
commercial and light industrial development which adds to the tax base and provide jobs.
One key to attracting this type of development is fair treatment by city staff during the
planning process. There should be a staff person whose only job would be to assist
applicants as they make their ways through the planning process, an 'ombudsman.' This
would be especially valuable to those new to the process and to small businesses which may
be less sophisticated in their approach to the process. The availability of an ombudsman
would signal the city's commitment to economic development. It would also provide the
assistance applicants need when they feel they have been treated unfairly, giving them an
advocate.
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24. PERSONNEL MANAGEMENT
Discussion: Planning Department personnel should approach their contacts with applicants
as sale of a service. Service must be efficient, fair, and courteous. Anything less is
unacceptable. The number of complaints about treatment by staff and the Design Review
Committee indicate the current level o(rervice is unacceptable. The staff position seems
to be that this is due to unhappiness with results, that applicants always ask for more than
can be granted and so will never be satisfied. However, discussions with past applicants
indicates that their contacts with staff and the Design Review Committee are too often
adversarial.
Individual preferences should be removed from evaluation of projects, and staff and the
DRC should concentrate on bringing each project quickly and inexpensively into line with
City regulations. An acceptable project should escape modification. A project that does not
meet standards should not be summarily dismissed. It is possible to say no, yet be helpful.
The applicant should be informed of acceptable alternatives and given approval conditional
upon submission of conforming plans. The applicant's concerns of time, money, pride of
ownership (of design) should be given great weight.
The means to achieve the above are various. It is the responsibility of management, and
managers should be made accountable. There should be better training of those who meet
with applicants, both staff and commissioners. Senior planners should be available to assist
their juniors; there should be an open door policy, with senior planners being available to
meet with all applicants. This policy should be explained in all applications. Senior
planners should make appointments with a sampling of applicants for candid discussions of
their experiences with staff.
25. FOLLOW-UP
Discussion: Applicants should be given "Talk Back" evaluations to give critiques of the
service provided.
An independent group, such as the Economic Development Commission or the Chamber of
Commerce should periodically contact applicants whose projects are completed to determine
if the above objectives are being attained.
Revised: June 3, 1992
[C:IWPS lICOUNCll.1113SIPACREVW2.RPr)
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ATTACHMENT A
Minutes
ECONOMIC DEVELOPMENT COMMISSION
CITY OF CHULA VISTA, CALIFORNIA
DRAFT
Wednesday, September 2, 1992
12:00 Noon
Council Conference Room
City Hall
CALL TO ORDER/ROLL CALL
The meeting was called to order at 12:05 p.m.
PRESENT:
Chair Allen; Members Lopez, Johnson, Davis, Maslak (arrived at 12:25), Tuchscher (arrived at
12:10 p.m.), Peter
ABSENT:
Members Compton, LoBue
STAFF/GUESTS: Councilman Moore, Economic Development Manager Dye, Recording Secretary Kemp,
Ann Simpson, Williams Kubelbeck and Art Sellgren, Rohr Corporation
I. APPROV AL OF MINUTES - None submitted.
Chair Allen introduced the EDC's newest member, Earl Johnson. Mr. Johnson gave a brief background history
of his qualifications. Mr. Johnson noted has been a resident of Chula Vista for about five years and retired from
the San Diego Community College District last year. Mr. Johnson was in vocational education and business
industry cooperative adventures that provided in-house training as well as federally funding training programs.
2. OLD BUSINESS
.L Chair Allen noted she sent a letter out to Ken Clark, Janet Wahl, Doug Fuller, Don Palumbo and Art
Sdlgren inviting them to become ex-officio members on the Commission. Ms. Dye noted she has received
two applications and calls from Ms. Wahl and Mr. Fuller who are submitting their applications. She
submjuoo a draft. staff report that will be sent to Council. Chair Allen said she would call Me. Palumbo
and see if he is interested in memb~rship.
b. Member Tuchscher asked about the status of a draft letter to Council from the EDC relative to concern
about conversion of industrially zoned property. Staff responded that the letter had not yet been drafted
and Ms. Allen said she would take care of it.
c. Member Tuchscher said he drafted a draft letter to Council regarding the change in CoN zoning and the
application of off-sale alcohol beverage licenses. Council is now requiring a Conditional Use Permit.
3. SUBCOMMITTEE REPORTS
A. Retention of Business
Chair Allen noted they have had some meetings and are formulating plans for retention strategies. They are aiming
for both long and short-term goals. They would like to do some kinds of business retention and take some type of
action that would show quick results. The subcommittee consists of herself, Member Lopez and Ken Clark from
Southwestern College. They are expanding the committee. Councilman Moore volunteered to be an ex-officio
member of the subconunittee.
B. Permit Process Streamlining
Member Davis passed out copies of the draft work plan that the subcommittee had submitted. She briefly reviewed
the report for Commission members and asked for their input. Ms. Davis noted that item 14, the restricted role
of the PAC's, could be controversial. They are going forward with their original recommendation. It was noted
that staff has researched the legalities on terms and limits of the PAC's.
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Ms. Dye clarified that staff looked at what was required by the State inasmuch as the duties of the PAC's go and
found that the PACs were only required to look at certain relocation issues and that they be in existence for only
three years. The City PAC's, except the Southwest PAC, are beyond the State mandate. Effective July 1993, the
Southwest PAC should be disbanded. The recommendation is to disband a1l PAC's at that time.
Member Lopez noted a correction to #14. under B-2: the word "respectfully" should be changed to "respectively".
Member Davis explained that Deputy City Manager Krempl would be the City's "ombudsman". Member
Tuchscher asked if Deputy City Manager Krempl would be handling small projects in addition large ones. Ms.
Davis responded that DCM Krempl would only handle problems that could not be resolved at the department level.
Member Tuchscher said he was concerned with the "little guy" that falls through the cracks. They need a central
phone number/person to direct them to the proper person. Ms. Davis responded that the brochure that is almost
ready will be useful for these people; it will give information such as what to do and how to go about getting the
different types of permits they may need and a list of phone numbers they may need.
Member Tuchscher asked that a review of the effectiveness of this program be scheduled for six months from now.
Ms. Dye responded that this recommendation will go into the plan. Ms. Davis noted that the customer service cards
will also address these concerns.
Member Tuchscher asked if the policy regarding handing out business cards at the counter v. name tags for
employees could be formalized. Councilman Moore responded that the department heads would rather have business
cards than name tags; staff needs to check and see if cards had been ordered. Ms. Dye said she would check on
this. Member Tuchscher said he would like (0 see this formalized and put in the plan; this way it would be put in
the policy and all employees would know this is part of what must be done.
Councilman Moore cautioned Member Tuchscher against instilling a program that costs too much time and money.
Business cards are not needed in every department. Member Tuchscher agreed that there was expense in buying
everyone business cards. but the professionals in the City don't want to wear name tags. But this is a very simple
step in improving customer service.
Ms. Dye clarified a suggested recommendation made by Chair Allen: that in the Development Departments
(Planning, Community Development, Building and Housing, Public Works, Engineering). as contact is made with
customers, the employees have business cards and hav~ them available to give out.
Member Tuchscher asked if the customer service form will be mailable? Ms. Dye responded no. there would be
areas in various City departments where the forms would be available.
MSC (Davis/Allen) to accept the report and implementation schedule as amended (7-0-2, Compton, LoBue
absent).
DRAft
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ATTACHMENTS B-J
ATTACHMENT B
DRAFT
MINUTES
ECONOMIC DEVELOPMENT COMMISSION
CITY OF CHULA VISTA. CALIFORNIA
Wednesday. May 6, 1992
12:00 Noon
Council Conference Room
City HaIl
CALL TO ORDERlROll. CALL
1. AFPROV AL OF MINUTES - Meetings of February 5, March 4, and April 1, 1992
2. OLD BUSINESS
a. Ken Clark - Southwestern College
b. Report on Targeted Industries Strategies - Gonzalo Lopez
c. CALED Conference Report
3. SUBCOMMITTEE REPORTS
A. Retention of Manufacturers - Penny Allen
B. Permit Process Slrt'.amlining - Patty Davis/Albert Gerber
. Discussion Regarding Meetings with Impacted Committees - April 13 and May 5
Ms. Davis informed the Commission that two meetings were held with representatives from the impacted committees
referred to in the Permit Process recommendations report. The representatives met with their respective committees
and reported their input at the May 5 meeting. Ms. Davis felt that nothing should be eliminated from the report
and it should go to Council as is with the exception of one word that is to be changed regarding RCC's review of
EIR's. Ms. Allen added that this slight change in wording does not change the EDC recommendations at all.
Member Tuchscher agreed that the report should not be modified and also suggested that Council direct those
committees to further define their own roles.
Ms. Allen cited an example of commissions overlapping in roles that came out of their discussion the previous
evening. Members from two different committees spent time talking about their roles in reviewing parking issues.
Each felt their committee should have the discretion to review and make decisions or recommendations on parking.
Member LoBue stated he was supportive of the report but still disagreed with the recommendations on the
Montgomery Planning Committee and the PAC's.
Ms. Dye informed Commission members that the Montgomery Planning Committee is holding a public meeting on
this tonight. Member Read responded that their remarks would not alter this report.
Ms. Dye also noted that the Planning Commission would meet on May 13 on this itemand that the Southwest PAC
did not have a quorum so there was no discussion to submit on this item.
MSUC (TucbscherlDavis) that the Economic Development Commission recommend that staff prepare a report
to accompany the recommendations from the Permit Process Subcommittee (9-0-0).
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UNOFfiCiAL iiiUNUTES
ATTACHMENT C
EXCERPT FROM PLANNING COMMISSION MINUTES OF 5/13/92
ITEM 3:
REPORT - RECOMMENDATION TO CITY COUNCIL ON ECONOMIC
DEVELOPMENT COMMISSION REPORT
;
Assistant Planning Director Lee summarized the Economic Development Commission Report,
pinpointing the areas which specifically related to the Planning Commission, and asked the
Commissioners for their comments. .
Commissioner Tugenberg commented that the Montgomery Planning Committee should not be
discontinued; he felt citizen input was very important. He stated he had benefitted by the input
by the Montgomery Planning Committee on items which had come before the Planning
Commission. Even more important was the idea of giving the community input.
Commissioner Tugenberg asked if the Otay Planning Group dovetailed with the Montgomery
Planning Committee. Mr. Lee replied that the Otay Area was part of Montgomery; the
Southwest Redevelopment Area encompassed the Montgomery Area, but also extended into part
of Chula Vista. The boundaries of the Southwest Redevelopment Area were not coterminous
with Montgomery. Otay was part of the Mo~tgomery responsibility.
Commissioner Casillas concurred that it was very beneficial to retain the Montgomery Planning
Committee.
Assistant Planning Director Lee noted that'the report didn't really get into the issues of
streamlining the permit process, the process of going through the various departments.
Chair Fuller noted that there was no interaction of the Economic Development Commission with
the various boards and commissions prior to making the recommendation.
Commissioner Tuchscher, who was a member of the Economic Development Commission,
discussed the methodology of preparing the report and concurred with Chair Fuller that the
Commission subcommittee had not discussed it with any of the boards and commissions
addressed in the report. He continued to explain some of the reasons for their recommendations.
In reply to Commissioner Decker, Assistant Director Lee gave some examples as to the types
of items which would be considered administrative actions.
Commissioner Martin commented on the ombudsman, and asked if that person would be part
of the Planning Department and where he/she would fit into the structure. Mr. Lee noted that
the ombudsman had in the past been in Administration. Commissioner Tuchscher explained the
concept of the ombudsman.
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ATTACHMENT D
MINUTES OF THE TOWN CENTRE PROJECT AREA COMMITTEE
OF THE CITY OF CHULA VISTA,
April 16, 1992
8:45 a.m.
Council Conference Room
Citv Hall
1. ROLL CALL
i
Members Present:
Chairman Hyde; Vice Chairman Peter; Members Blakely,
Mason, Ohlau, and Altbaum
Member Harper
Principal Community Development Specialist Pamela
Buchan, Community Development Specialist Alisa Duffey
Rogers, Parking Operations Officer Robert Baker, and
Community Development Specialist II Miguel Z. Tapia
Joan Campbell, Downtown Manager
Members Excused:
Staff Present:
Others Present:
2. APPROVAL OF MINUTES OF APRIL 2. 1992
MSUC (Mason/Peter) to approve the minutes as mailed.
REDEVELOPMENT BUSINESS
3. CONCLUDING DISCUSSION ON THE PUBLIC TRANSPORTATION PLANS
Chairman Hyde item had been placed on the agenda for final discussion on
the issue of publ ic transpo.rtation. At the previous meeting, the
Committee had Bill Gustafson and Paulette Duve talking about future
transportation, plans throughout the South Bay, especially within Chula
Vista. The guests explained what the plans are for future development of
trolley and bus routes throughout the area. The Committee today needs to
conclude this discussion and come up with some determinations to inform
Mayor Nader what the Committee's recommendations are.
The Committee basically discussed the three issues which were brought up
by Mayor Nader. One issue is the idea of using funds from the Parking
Meter Fund for the promotion of public transportation. The comments from
the Committee members were that currently, there are not sufficient funds
in the Parking Meter Fund. Most of the funds that have been used for the
provision of parking have come from the Redevelopment Agency in light of
the fact that the Parking Meter Funds have not been sufficient to cover
the cost of parking. In addition, there is the question as to whether or
not it would be legal to use parking funds for public transportation.
The Committee's determination on this issue was that parking meter funds
are needed for the provision of parking.
Another issue is the trolley line along Highway 54 towards the east. It
was indicated by the Committee members that based on the report from Bill
Gustafson and Paulette Ouve, the route along H Street might not be
feasible because of the physical problems that are encountered and also
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April 16, 1992
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the high costs incurred by bringing the, route along H Street in addition
to a lack of ridership. Even though ~he trolley line along Highway 54
might not be very beneficial for downtown Chula Vista, it is probably the
most feasible. If there are suffident bus connections to this line
leading to the downtown area in addition to a transit center at I-80S and
H Street, as suggested by the Transit Coordinator, this might be the most
beneficial plan. Given the studies that have been done by SANOAG and the
MTD Board, it might be unproductive to try to push for the H Street route.
The last issue that the Committee dealt with was advertising in City
buses. It was stated that there are different types of advertising. One
is advertising of City services; another is advertisement of businesses
within the City and a third one is advertising of products. Of all of
these, the most appropriate would be advertising for City services and
City businesses. Also, there are two ways to advertise: inside and
outside the bus. The Committee members indicated that it would be
appropriate to do some level of advertising. They felt it was something
that could be done if it was tastefully done and if it was of service to
the community. Downtown Manager Joan Campbell indicated that it is
possible to do some level of advertising; it is a good idea and it may be
a valuable tool for the promotion of the downtown area. She indicated
that she coul d look into the feas i bil fty and type of advert i si ng that
could be done on City buses. The Committee agreed on the above-stated
determinations and decided to respond with a letter to Mayor Nader
indicating the Committee's determinatio~s.
MSUC (Hyde/Mason) to forward letter to Mayor Nader responding to his
requests and indicating the following. The Committee heard the report
from the Transit Coordinator and from a representative from the MTDB and
made the following conclusions:
1. The trolley route along H Street has been considered by the Transit
Authorities, but has been found to be infeasible. The most feasible
route would be along Highway 54.
2. There are opportunities for advertising in buses as long as they are
tastefully done. This issue should be further explored by the
appropriate authorities involving the Downtown Business Association
and other organizations.
3. In regards to the use of parking funds for public transportation, it
appears that funds are very limited and are most needed for
parking. In addition, there is a question in regards to the
legality of using parking funds for public transportation.
4. PERMIT PROCESS - STREAMLINING RECOMMENDATIONS
.0.':
Chairman Hyde indicated that attached to the agenda was a.report from the
Economic Development Commission discussing the ways to streamline the
permit process and outl ining the recommendations for the implementation
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Minutes
April 16, 1992
Page 3
of the process. Among the .recommendations is the disbandment of the Town
Centre I Project Area Committee as well as other Project Area Committees
and the Montgomery Planning Committee. He spoke about the fact that in
the process of streamlining the permit processing, they would be getting
rid of the important input that the Committee provides on redevelopment
projects that go to the Redevelopment Agency. He also indi~ated that the
Commission had made determinations prior to getting any comments from the
committees. Mr. Hyde indicated that it is important for the Committee to
discuss the Commission's recommendations, the Committee's role and make
some determination and send a response to the EDC on their
recommendations.
The comments from the Committee members are as follows. Some of the
Committee members indicated that the role of the Committee is very
important for the downtown area and the redevelopment process. However,
they expressed that they questioned the effectiveness of the Committee in
making recommendations to the Redevelopment Agency. Some of the members
responded that while some of the recommendations made by the Committee
are not adopted by the Redevelopment Agency or the City Council, they are
important nonetheless, and have been crucial in certain projects.
It was also indicated by other members that the Committee has a much
broader responsibil ity than just permit processing. In addition, it is
important to have a Committee with the interest and expertise in an area
such as Town Centre I which provides input for the Redevelopment Agency
or the City Council to make decisions which would affect in any way the
area. They indicated that not all of the committees should be dropped.
Perhaps the role should be specified more strictly. Other members
indicated their concern about the cost to the City in staff time.
The question was raised, however, as to what was the reason for the
Commission's recommendation to disband the committees and there were
several opinions on this. Some of them were that it wasn't necessarily
clear why they were making such a recommendation. Other opinions were
that it was with the purpose of expediting the permit process and to cut
the tape. Chairman Hyde indicated that one of the reasons for the
recommendation to disband the committees was that the Commission felt
that the role of the Committee was just to advise the Redevelopment
Agency on housing demolition and tenant relocation issues for the first
three years of the establishment of the Redevelopment Project Area. He
indicated, as well as other members, that the role of the Committee was
not limited to this, the role of the Committee was much more broader and
the Committee is certainly more involved in many other issues that affect
the area. Consequently,. the importance of the Committee is more
outstanding because of the role which goes beyond the mandate of
redevelopment law.
Principal Community Development Specialist Buchan indicated that there
were some concerns on the part of the pub 1 i c as well as the Economi c
Development Commission about the process that developers go through and
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April 16, 1992
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they feel that because of the existence of so many committees and
different levels of review the improvement of processing of permits might
be improved by reducing the number /of committees involved in this
process. She indicated, however, that the recommendations had not been
made by staff. Although, so~e staff members have been involved in
providing the Commission with information, these recommendations come
directly from the Commission.
The determination of the Committee on this issue was that while the role
of the Committee could be limited, the Committee should not be
disbanded. It was indicated that the Committee's role 'could be limited
in terms of what projects should be reviewed by the Committee and which
ones should not. Maybe the role should be limited to projects or
important aspects of projects which rel ate to di rect effects on the
area. The final determination of the Committee made through a motion was
the following:
MSUC (Hyde/Peter) to forward letter to Chairperson of the Economic
Development Commission thanking her for the invitation to discuss this
issue and indicating that the Committee concurs with the Commission's
efforts to streamline the permit process. However, 'the Committee
strongly disagrees with the idea of abolishing the Town Centre Project
Area Committee because the Committee considers that its input is very
important for the Town Centre area. The Committee's role is not limited
to the overview of housing demolition, and tenant relocation, but it's
rather broader and goes into the economic development of the area. In
fact, the objectives of the Town Centre Project Area Committee are very
similar to those of the Economic Development Commission. Further, the
Committee members are very familiar with the area and their input is very
valuable. It is the opinion of the Committee members that it would be
short sighted to abolish the Committee.
It was indicated that Chairman Hyde would work with staff on the formal
preparation of this letter.
5. 'CHAIRMAN'S COMMENTS: None.
6. MEMERS' COMMENTS: None.
7. STAFF COMMENTS: None.
8. OTHER COMMENTS:
Joan Campbell spoke in regards to the next activity in downtown which is
the Street Fair organized by the Cultural Arts Commission in the downtown
area which will be on May 2. There will be several cultural activities
such as the presentation of singers, dancers, etc. There will also be
all types of foods sold. This will require the closure of Third Avenue
between E and G Street. There was some discussion about the way this
activity has been processed by the 'Parks and Recreation Department. Some
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Minutes
April 16, 1992
Page 5
of the Committee members complained that there had not been initial
contact with the Downtown Business Association and while the Third Avenue
businesses could be negatively affected by this event, the department
never checked with the Downtown Business Association to get their input.
Community Development Specialist Alisa Duffey Rogers indicated that this
was certainly a problem of miscommunication between the Parks and
Recreation Department and Community Development Department. She
indicated that steps have been taken to make sure that in the future the
Parks Department communicates appropriately with Community Development
Department in order to avoid the problems that could interfere with
businesses in the downtown area.
The Committee adjourned at 10:15 to its regular meeting of May 7, 1992.
,
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~l
ellY OF
CHULA VISTA
ATTACHMENT 0
COMMUNITY DEVELOPMENT DEPARTMENT
;
April 17, 1992
Penney Allen, Chair
Economic Development Commission
Community Development Department
276 Fourth Avenue
Chula Vista, CA 91910
Dear Ms. Allen:
Thank you for inviting the Town Centre Project Area Committee's Chairman and Vice Chairman
to the discussion on City Committees held on April 13, 1992. On April 16, 1992, the Town
Centre Project Area Committee at its regular meeting discussed the recommendations from the
Economic Development Commission on the disbandment of the Town Centre Project Area
Committee. The Town Centre Project Area Committee's determinations regarding this subject
are the following:
1. We concur with the Economic Development Commission's efforts to streamline the
City's Permit Process.
2. We strongly disagree with the Commission's recommendation to abolish the Town Centre
Project Area Committee.
3. . The role of this committee is not only to oversee the potential relocation of residents
displaced by redevelopment. It also includes a variety of activities geared toward the
economic and physical improvement of the downtown business area and theChula Vista
Center.
4. The Committee helps the Redevelopment Agency formulate and implement strategies to
improve the redevelopment process in Town Centre Project Areas I and IT.
5. The functions provided by the Committee are important and valuable to the merchants
and property owners of the Town Centre I and IT Redevelopment Project Areas.
6. The redevelopment of Town Centre Project Areas I and IT is far from complete. The
services of the Project Area Committee, in the role it has performed sin~ 1976, are still
necessary.
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Penny Allen, Chair
Economic Development Commission
Page Two
7. The Town Centre Project Area also serves as the Parking Place Commission. Abolishing
the Committee would not eliminate the need for most development projects in the area
from going to the same body in the future for approval or consideration.
We believe that the objectives of the Town Centre Project Area Committee are very similar to
those of the Economic Development Commission. We believe that it would be very shortsighted
to abolish the Town Centre Project Area Committee. Rather, our two bodies should try to work
together for our common goal of improving the economic well being of the entire community.
Sincerely,
~yp [~
Town Centre Project Area Committee Chairman
40
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ATTACHMENT E
MINUTES OF A SCHEDULED REGULAR MEETING
Resource Conservation Commission
Chula Vista, California
,
6:00 p.m.
Monday, April 20,1992
,
.
Conference Room 1
Public Services Building
CALL MEETING TO ORDERIROLL CALL: Meeting was called to order with a quorum at 6:21
p.m. by Chairperson Hall. City Staff Environmental Review Coordinator Doug Reid called roll.
Present: Commissioners Fox, Ray and Kracha. Absent: Ghougassian and Johnson. Jackie
McQuade had submitted her resignation from RCC, leaving one vacancy.
APPROVAL OF MINUTES: With the resignation of McQuade, minutes of the meeting of March
9,1992 cannot be approved as there is no longer a quorum from that meeting.
.
.
The minutes of March 23, 1992 were not approved due to lack of quorum present from that
meeting. Continue to next meeting of May 11, 1992.
NEW BUSINESS:
1. Review of Negative Declaration IS-92-10, ECS So. Bay Head Start - comments
included Hall's concern of the inspection and maintenance of the fence around the
drainage ditch. It should be inspected not less than once a quarter and be maintained
by the city. It is further suggested that the Mitioation Necessarv to Avoid Sionificant
Effects (Page 5, Number F-2) should'read: "The opening between structures on the
east side of the site shall be closed off by shrubbery and a wooden gate." After brief
discussion, it was then MSUP (KrachalFox) to accept the Mitigated Negative Dee with
the additional noted comments on the maintenance of the drainage ditch and the
change of wording noted above; motion carried 4-0.
2. Review of Negative Declaration IS-92-20, Rollerskateland - Comments included the
following: On Page 1, Paragraph A: Change the word "flaunted" to "bounded". Ray
expressed concern of possible graffiti and the need for security in the area. It was
suggested that Rollerskateland seek permission to use the Office Depot parking lot for
its overflow during non-business hours, and avoid parking on the streets. It was then
MSUP (FoxlRay) to approve the Negative Declaration; motion carried 4-0.
3. Review of Negative Declaration IS-92-29, Hazard/KolI 5th And C Street - There were
several significant environmental impacts noted on Pages 3-4 requiring mitigation.
After brief discussion, it was MSUP (Kracha/Fox) to approve the Miti "ted Negative
Declaration subject to the Mitioation Necessarv to Avoid Sionificant Effects as stated
on Pages 4-5; motion carried 4-0.
4. In an attempt to set a hearing date for Historical District Ordinance, John Kracha
announced he will be absent May 11 to the end of June. Due to an RCC vacancy, it
was requested of Staff to request the City Council to appoint a new member as soon
as possible for a quorum at meetings. In the meantime, a hearing date was tentatively
set for May 18, 1992 on the Historical District Ordinance.
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Page 2
5.
Economic Commission Permit Process Streamlining Subcommittee Recommendations-
Comments included the following: I~ was specifically noted that RCC reports and
comments on EIR's and that these f~rmal hearings should not be duplicated as it is
already done in the Planning CommiSsion. Kracha made note that change-s -were made
to the RCC charter a couple years ago without receiving any feedback from the City
Attorney. He suggests the ordinance should stand as approved, which allows RCC to
call public hearings as necessary. The charter also needs to be reworded to the fact
that RCC also reviews negative declarations and historical sites. Requests further
information from City Attorney on this issue.
!.
STAFF REPORT:
1. Report on the Western Chula Vista Drainage was unavailable and continlled to next
meeting.
2. Awards Banquet on May 21, 1992 - Barbara Hall to make presentations to Robin
Putnam. Tim Nader and the Environmental Panel.
ADJOURNMENT:
The meeting was adjourned by Chairperson Hall at 7:47 p.m.
Respectfully submitted,
EXPRESS SECRETARIAL SERVICES
'-16~~ 0~/
Barbara Taylor
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ATTACHMENT E
May 14, 1992
Memorandum to:
From :
Subject: :
Cheryl Dye, Economic Development Manager
Barbara Reid, Associate Planner
Recommendation of Resource Conservation Committee
regarding the EDC Report
Barbara Hall, Chairperson of the Resource Conservation Commission
~- provided the following statement regarding the above sited item:
"Reviewing Environmental Impact Reports is only one of the
duties which Council charged the Resource Conservation
commission to deal with. The wording of the heading under
letter "E" sounds as though the EDC wishes to restrict the
Commissions duties to only reviewing EIR's. Change the ,word
"to" to "in" the heading."
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Minutes
OTAY VALLEY ROAD PROmCf AREA COMMITTEE
ATTACHMENT F
Monday, April 21, 1992
9;00 a.m.
Conference Rooms 2 & 3
Public Services Building
CALL TO ORDERlROLL CALL
PRESENT;
0uUnnan Casillas, Members McMahon, Palumbo, Hall, Olguin (arrived at 9;30 a.m.)
STAFF:
Redevelopment Coordinator Kassman; Oleryl Dye, Economic Development Manager; Benjamin
Martinez, Intern
1. APPROVAL OF MINUTES from the meeting of February 24,1992
Member McMahon noted that page two of the minutes indicated that the street parlcing on Nirvana Avenue is
supposed to be temporary. He indicated that it was his understanding that the parking allowed on N"uvana Avenue
and Energy Way was to be pennanent. Mr. Kassman indicated that he would look into this issue to determine
whether parking on Nirvana and Energy Way was temporary or permanent.
MSUC (palmnbo/Hall) to approve the minutes as discussed.
2.
REPORT:
Economic Development Commission Permit Processing Subcommittee: Recommendations
to Alter Role of Proiect Area Committees
Economic Development Manager Dye indicated to the committee that the Economic Development Commission
(EDC) Permit Processing Subcommittee Iwl been meeting to develop a list of recommendations to expedite City
plan processing. The recommendations were generated .from the committee and did not necessarily reflect staff's
recommendations.
Olairman Casillas indicated that the chairs of various committees met to discuss recommendations from the Permit
Processing Subcommittee. He indicated that some of the recommendations were a total surprise to the committee
chairs. However, many of the recommendations are valid. There needs to be a strP..mlinil1g of the system. There
are a number of issues that bottle-necking plan processing. There are also examples on how effective some of the
committees have been. Chairman C..illa. further indicated that he asked if there was a consensus of the committee
chairmen as to how they felt about the recommendations. It was determined that it would be better to look at the
recommendations again before they go back to the Council in May. Olairman Casillas further noted that he would
like to get the comments of the rest of the committee members.
Member Palumbo indicated that the plan review process and the committees the plans go through does slow down
the process. There is significant redundancy. Fees are outrageous. The City does not have a handle on this.
There are probably a number of issues which go before the various committees which don't have to. In some cases,
the committees are slowing down the process and wasting money. Fees are unbelievable, in some cases, 2S % of
project costs.
.....
".
Olairman Casillas indicated that the task force wants to eliminate lengthy processing times.
Member McMahon also indicated that his experience with the plan review process of his past projects were that it
was long, full of delays and costly. Su.-..mlin;I1g should start in Planning and all requirements for a project should
be given to the applicant up-front.
Ms. Olguin stated that the Growth Management Committee needs to stay and that this committee has n.it delayed
projects that have come before it.
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Chainnan Casillas 'noted that rules arid regulations are good for the system, but one should keep in mind that this
should be monitored to avoid bureaucracy.
3. STATUS REPORT:
a) Otay Valley Road Assessment District
Mr. Kassman noted there would be a public hearing aD. May 26 at 6:00 p.m.
b) Auto Park
The Auto Park report was carried over to the next meeting.
4.
REPORT:
Proposal by Ken Smith for Temporary Truck Parking in Conjunction with Phased
Development of project at 1881 Nirvana Avenue
MSC ( /Hall) to continue this item to the next meeting (S~~).
5. ORAL COMMUNICATIONS None.
6. CHAIRMAN'S REPORT
a. Chairman Casillas noted that he received an invitation from the Mayor to participate in a "round table"
discussion to facilitate communication between the Mayor's office and other commissions. He will attend
on behalf of the committee.
7. MEMBERS' COMMENTS None.
8. STAFF COMMENTS None
ADJOURNMENT at 10:30 a.m. to the regular meeting of May 25, in Conference Rooms 2 & 3 at 9:00 a.m.
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Ut~OiFFlceAL MBNUTE,S DR4f:
ATTACHMENT G ~
MINUTE OF A REGULAR MEETING OF THE
MONTGOMERY PLANNING COMMITTEE
7:00 p.m.
Wednesdav. Mav 6. 1992
Lauderbach Community Center
333 Oxford street. Chula vista
ROLL CALL
MEMBERS PRESENT:
Chair Wheeland, Members Berlanga, Castro,
McFarlin, Palmer, Scheuer
MEMBERS ABSENT:
Member Platt
STAFF PRESENT:
Associate Planner Frank J. Herrera-A
Planning Technician Patty Smith, Recorder
PUBLIC HEARING
Permit Process Streamlininq Subcommittee Recommendations
Committee Review and Comments
Associate Planner Frank J. Herrera-A stated that the purpose of
this meeting was to provide comments from the committee in response
to the report produced by the Economic Development Committee. He
asked member to provide comments, and at the end of discussion, put
their response as a committee in. the form of a motion.
,
Chair Wheeland stated that she. had attended a second meeting
between members of the Economic Development Commission and
representatives of the city's other boards and committees. She
reviewed some of the dialogue that had taken place, adding that in
response to some of the comments made, the report written by the
EDC may be revised. Ms. Wheeland stated that, apparently, this
report will not be immediately forwarded to the city Council as had
been originally planned, but will be held for further review.
Member Scheuer asked staff when the report was scheduled to go
before the Council? Associate Planner Herrera-A stated that it was
currently scheduled for the city Council meeting of May 12, but
that this might change after a meeting held tonight by the Economic
Development Commission.
Member Scheuer stated that his understanding of the report produced
by the EDC was that it would strip all other boards and committees
of input, and would create another, very powerful bureaucracy.
Other members agreed with this assessment; member McFarlin added
that this additional group would also be very autonomous; the
committee felt that it would lack accountability.
Member McFarlin stated that as committees are at the end of the
process, they should not be blamed for causing delays. Delays
come, rather I during time spent in review by city staff. She
17
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MONTGOMERY PLANNING COMMITTEE
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MAY 6. 1992
echoed member Scheuer's concerns about the creation of an
additional level of bureaucracy.
Member Palmer stated that bottlenecks are not caused by public
input; she noted that delays often happen when developers
themselves are not ready for presentations and hearings and have to
reschedule. Ms. Palmer further stated that the idea of eliminating
public input and oversight is very worrisome.
Member Berlanga indicated that the problem had been attacked in the
wrong way. He reviewed problems and fees encountered in applying
for permits, saying that fees were climbing, and that applicants
did not have sufficient understanding of the process before they
begin; he felt that providing such information was important.
Member Castro noted that member Berlanga had discussed some of his
concerns. He felt that the report indicated an intent to establish
a "supergroup", and pointed out that one of the recommendations for
streamlining actually included ,adding staff. Mr. Castro also
stated that it was not fair for applicants to be affected by
changes in fees and processing requirements after they had
initiated a development proposal. 'He described public improvements
that could be required even for small home improvements, and stated
that the money required to upgrade one's property was prohibitive,
and made it easier for owners to ~ove to new houses and simply rent
out their property; this often results in neighborhood decline.
Mr. Castro noted that these and other concerns had been put in
writing and submitted to staff.
Member Scheuer stated that the EDC report will be a part of the
problem, not the solution. He added that processing problems are
internal in the city, and that the recommendations of the EDC would
exacerbate the problem by removing public oversight capabilities.
Member Scheuer was particularly concerned with his interpretation
that the General Plan could be changed whenever the "supergroup"
saw fit, and stated that more public input was needed, not less.
Audience Discussion
Bill Harter, owner of property within the Broderick's otay Acres
area, stated that he agreed with the committee's comments. He felt
that setting forth guidelines for applicants ahead of time could be
useful. He stated that staff is currently unable to provide
applicants with all of the requirements involved with a
development. Mr. Harter suggested developing information and,
sample recommendations of how to accomplish certain projects to
provide to applicants. He added that applicants may revise plans
after discussions with staff, only to find out that other things
were wrong which were not brought up previously, thus requiring
numerous trips and plan revisions.
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MONTGOMERY PLANNING COMMITTEE
-3-
MAY 6. 1992
-Member Palmer left the meeting at 7:45-
Committee Discussion
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Members discussed streamlining the permitting process. Member
Scheuer stated that the issue of streamlining should be directed by
the City Council to the City Manager for addressment. Member
Castro felt that not all commercial projects should be required to
undergo design review. Member Wheeland felt that the comments in
the EDC report relating to the Montgomery Planning Committee were
misdirected. Member Castro stated that while he recognized the
need for streamlining the permitting process, another layer of
authority would not accomplish this.
Chair Wheeland stated that it would be appropriate to attempt to
summarize the committee's response to the EDC report in the form of
a motion. Associate Planner Herrera-A advised that any motions
should include specific reasons for the committee's response.
Members further discussed items in the report on which they had
concerns.
Motion (Castro) to reject the Economic Development Commission
report based on a lack of corroborative evidence. An amendment was
offered by member Scheuer stating that additional concerns should
relate to the following issues: that the elimination of committees
would not accelerate processing, that the proposed process would
allow changes to the Redevelopment Plan without community input,
and that the report does not address the real problem and
streamline appropriate city departments.
Msnc (Castro/McFarlin) (5-0, members Platt and Palmer absent) to
reject the Economic Development Commission report based on the
following: lack of corroborative evidence; elimination of
committees will not accelerate processing; proposed process would
allow Redevelopment Plan changes without community input; and
report does not address the real problem and streamline appropriate
city departments.
Member Scheuer noted that he was interested in seeing the
supporting evidence for the findings in the report.
CHAIR'S REPORT
Chair Wheeland advised the committee that she had attended the
round table meeting/discussion with the chairs of other boards and
committees and the mayor. She noted that, relevant to previous
discussions at this meeting, the mayor had stated that he was a
strong believer in community input. Included in the issues raised
by Wheeland and other chairs at this meeting was the difficulty in
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UNOFFiCIAL r\r\INUTES:
DR4~
MONTGOMERY PLANNING COMMITTEE
-4-
MAY 6. 1992
obtaining information requested from staff; she felt that this was
already being addressed. Chair.. Wheeland stated that everyone in
attendance at this meeting had/'found it very worthwhile, adding
that it may become an annual meeting with a more formal structure.
She indicated that she had forwarded the brought up the committee's
recommendation that Council members attend committee meetings, and
reiterated that she had found the mayor to be very concerned with
issues raised by those present.
COMMITTEE COMMENTS
Member Berlanga stated that he had addressed the city Council at
their last meeting and, referring to a reference pamphlet published
for the Council, had advised members of the Council that' he did
think a booklet was required for them to run the city.
Member Scheuer asked about the progress of Palomar Trolley Center?
Mr. Herrera-A stated that the, project had been approved, and
appeared to be awaiting funding. Noticing of committee members for
items concerning Montgomery was discussed. Scheuer asked for
information on the funding for the Community Development Block
Grant program? Audience member Bill Harter advised that he had
attended the last Council meeting, and believed that the budget had
been approved as recommended by ,the City Manager.
Member Scheuer also advised that he would be unable to attend the
May 20 meeting.
STAFF COMMENTS
Associate Planner Herrera-A stated that the Director of Finance
would present a report on Montgomery revenues and expenditures at
the May 20 meeting of the committee. Member Scheuer stated that he
was very interested in this issue, and that as he would not be at
this meeting and was unable to change his plans, he would like to
have the item rescheduled. Mr. Herrera-A responded that he would
have the item agendized for a later date. Mr. Herrera-A noted that
a tentative subdivision map for Date/Palm villas will be presented
on May 20.
ADJOURNMENT
at 8:45 p.m. to the regular business meeting of
Wednesday, May 20, 1992 at 6:00 p.m. in the Public
Services Building, 276 Fourth Avenue, Chula vista
~~corder
50
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UNOFfiCIAL MINUTES
Df?4f:'r
Comments on Economic Development Commission report
Tonv Castro. Montqomerv Planninq Committee
Paqe 1 of 2
Page 6 - If the current slow, ponderous system requires "x" number
of people, why would a new sleek, streamlined efficient system
require more people?
Page 7 - I was against the Project Area Committee to begin with and
still believe it is nothing more than the precursor to a "land
grab" . Tax increment funds lost by other agencies and
municipalities will be made up somewhere.
Page 9 - How many historic sites have been preserved? Two old
houses in Montgomery have been torn down in the last two years.
Page 10 - Any applicant should not have to pay for city initiated
changes made in the middle of hi~ projects unless changes are the
result of applicant's errors.
Notes:
* DRC should set standards and applicant should comply. No
further DRC input should be needed.
* Small "room addition" type projects should be handled "over the
counter". I added a room under County jurisdiction in 1979. All
corrections were done at the counter (no new prints were required)
and I had my permits in less than one hour.
*. Built up areas should not require superfluous studies. Example:
I had a friend putting in a 12'x10' "L" shaped room addition in
fully built-out area. She was told that she would need a soils
engineering study. Fortunately, sanity prevailed and the request
was waived.
* Applicants should receive a checklist of every possible city
requirement with the appropriate boxes marked. If they are not
marked, the applicant should not be liable.
6-/
/17~S~
DIY-4f:~r
Comments on the Economic Development Commission report
Tonv Castro. Montoomerv Plannino Committee
Paoe 2 of 2
* On small owner occupied projects, there should be a realistic
limit on the applicant's requirements to put in public
improvements. Example: an applicant on a corner lot who's building
a small room addition may only plan on spending $10,000 - $15,000
on the project if he does the work himself, but he could
conceivably by required to put in the following improvements:
Alley $3,000
WheelChair Ramp $1,000
streetlight $1,000
sidewalks, Curbs $3.000
$8,000
Not to mention permit/plancheck
of $1.60 per square foot.
"incentive": higher property
fees and school construction fees
And the ultimate improvement
taxes!
* straw vote (Non-binding from Montgomery Planning Committee,
Planning commission, etc., so applicant may get idea before paying
for amendment, zone changes, etc..
02.
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c4~
ATTACHMENT G
MONTGOMERY PLANNING COMMITTEE
Lee Wheeland, Chair
28 April 1992
Mayor Tim Nader and City Council
C I t y Ha I I
Chula Vista, CA
Sirs:
At the 22 April 1992 meetIng of the Montgomery Planning
Committee the recently adopted recommendatIons of the
Economic Development Commission and the Commission
Co-chairs' meeting of 13 April with our chair and other
Commission Chairs were discussed. Included In the
discussion were the newspaper reports of the EDC's
recommendatons. The MPC wishes to express their dismay as
to the method and procedures employed by the EDC. I have
been instructed by unanimous vote to send this letter.
Initially, the EDC did not seek Input from, nor were the
varIous CommIttees/CommIssions InvIted to discuss the
negative comments or recommendations contaIned wIthIn the
document prIor to It's adoption. The meeting with the
various chairs was poorly timed and necessitated some of the
partIcipants taking time off from work to attend. As an
attendee I was stunned by the lack of knowledge of the EDC
In the workings of the CommIttees/CommIssIons about whom
they were so critical and for which they felt no need.
Secondly, the MPC felt very strongly that there was a need
to have this topIc discussed with their public. This Item
Is scheduled for our meeting of 6 May 1992. The members of
the MPC concurred wholeheartedly with the assessment that
these recommendations need to be reconsidered following
receipt of suggestions from the affected
CommIttees/Commissions and the public.
We request that any Council action be deferred until all
affected Committees/Commissions have had the opportunity to
meet, discuss and offer suggestions on these
recommendations.
Thank you for your understanding consideration of this
request.
.5:3
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'ie~ Whee I and
cc:Economlc Development Commission
.'!!!H#;piJg~tfJ1~f!i1qf!!#ll~l$f!!!ljliJ~i
.51
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DRAFT
ATTACHMENT H
MINUTES OF A REGULAR MEETING OF THE
DESIGN REVIEW COMMITTEE
April 27, 1992
4:30 p.m.
A. ROLL CALL
MEMBERS PRESENT:
Conference Rooms 2 and 3
Chairperson Gilman, Vice Chair Spethman,
Member Galchenko
MEMBERS ABSENT:
Member Flach, with notification
STAFF PRESENT:
Associate Planner Luis Hernandez
Assistant Planner Amy Wolfe
Senior Planner Steve Griffin
B. RODUCTORY REMARKS
Chao person Gilman made an opening statement explaining
desi review process and the committee's responsibilit es.
She as d that all speakers sign in and identify them lves
verbally or the tape when speaking.
staff Presentation
Assistant Planner Amy
presentation would
C.
DRC-92-48
that this
Ms. Wolfe stated th , based on a prel inary review of the
Kaiser plan, the P nning Department had dentified concerns
relating to th following issues: t~ building mass
relationship b ween the medical office bIding and the
i ty center structures; the archi ctural design
order betwe the Kaiser structures and the re tionship of
ents proposed for each phase; the an scale
building ase treatment along the medical office building
lower rimeter areas; the visual impacts from SR-12 and the
arch' ectural treatment of the parking structures; the ommon
cou yard space area design as it relates to the adj ent
bIding mass and height; and the screening of the cene al
Ian area from Eastlake Parkway.
56
/7/5;
i
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ATTACHMENT H
.. "''l
~"1:
, """.
.,
'-
DESIGN REVIEW COMMITTEE
-5-
APRIL 27. 1992
D. STAFF COMMENTS
Economic Development committee Report - Review and Comments
,
Associate Planner Hernandez stated that once members had
reviewed the Economic Development Committee's report, they
should submit comments in writing. Chair Gilman stated that
the document appeared to be directed at Planning, and that
there were other departments involved that should also be
looked at. She felt that some of the language in the report
was inappropriate, but acknowledged that some of the ideas,
such as providing more specific direction for applicants, were
valid.
The committee discussed some of the findings in the report;
Chair Gilman referred to a statement in the report that the
committee was too often adversarial in its dealings with
applicants; she stated that this was certainly not her intent.
Merritt Hodson, a regular audience member, was present at the
meeting; Chair Gilman asked'him if he felt that the committee
appeared adversarial? Mr. Hodson responded that this was not
his impression at all.
Members agreed that they would submit comments in writing this
week to staff.
Desiqn Review Committee Workshops Schedule
Associate Planner Hernandez stated that he would like to
schedule some workshops for the committee's review of the
first draft section of the Design Manual. The committee
scheduled the first such workshop for Saturday, May 16, at
8:30 a.m.
E. ADJOURNMENT
The meeting was adjourned at 7:15 p.m. to the Special Meeting
of May 4, 1992 at 5:00 p.m.
Patty Smith, Recorder
6~
/ 17-'~!J
~ ~ . /l SA/..! DIEGO A~CJ..lITE"cJ:'~ -U..e. AlA
ATTACHMENT H
111~ 1'f'1Z f'.lo
~'"! _ . __ ewsBriefs ~~~_"'*.-~~~,.
. HOUSE THE HOMELESS STUOENTS: A
CAL POLY SLO field trip to San Diego
for senior students is scheduled for
April. George Hasslein would appreci-
ate hearing from those architects who
would be willing 10 provide lodging for
students on the nights of April 15 and
16. The major purpose of this arrange-
ment is to provide a learning experience
for the stud en t on an architect's life aCter
a day at the oCCice. Is there life after the
ffic h' , k'd'
o e... a ouse.... a spouse.... I s....
Yv'hat kinds of pictures on the wall?
Students that make their hosts Ceel
at home, come "~th sleeping bags, are
good listeners, and dishwashers! For
additional ;nConnation. please contact
Geor\:e at 8051756.1351.
. MANUEL ROSEN, Hon. FAIA, and mem-
ber of the San Diego Chapter, AlA has
been named the Ocan of the School of
Architecture and Coordinator of Inter-
national Relations for the Universidad
lberoamericana in Tijuana, Baja Cali-
PSI works with you to give your clients solutions
to their AlE problems. We are uniquely qualffied
to offer the tollowing selVices:
. ColIStruetlon Testlng.nd QUlIIlJ Cootrol
. Rool & ,......at Consulting
. DedlOll.d Ptol.et Testl.glld lIIIp.ctlo.
. Ieotechnlcol Engl.nri.g
. Motorills T estl.g ..dt:ot1lflOlllo.
. E..lro....ntlI/AUestos MaUII....at
. Trol.l.g PtoglllllS
. ...dllStructlvl Eumlnotloalld TISll.g
. Analyllcol
r}/~ /
li2sil
Professional Service Industries, Inc.
CO'6.........~f""3.....::EP.~.'!ESTING.E~v:AL
... 1Il00
Call today 619-695-3730
Ask lor Rick Kushner, District Manager
fomia. Rosen, a professor at the New
School of Architecture and an adjunct
professor for the School oC Environ-
mental Designat Cal Poly, Pomona, has
done extensive work in Mexico and the
United States. Hisappointrnent is tem-
porary, until a search is cond ucted for a
permanent replacement. Rosen has ex-
pressed an open door policy for coop-
erative efforts on programs facilitating
interaction between both countries.
. FRIENDS OF SAN DIEGO ARCHITECTURE
presents a slide lecture on N Architec-
lural Vision in San Diego: Where is it?"
by Wallace Cunningham, Environ-
mental Designer, Saturday, March 21,
1991, 9:30a.m., New School of Architec-
ture, 1249 FStrcet,SanDiego. Donation.
For inConnation. call 287-0050 or 235-
4100.
. THE SOCIETY OF. ARCHITECTURAL
ADMINISTRATORS is pleased to welcome
Barbara Huff, Licensed Oinical Social
Worker, as the March program speaker.
The program will emphasize learning
how to reduce stress by increasing
awareness of your feelings and
thoughts, and expressing them appro-
priately. She will include suggestions
on how to incorporate assertiveness
techniques into daily interactions with
others. March 19, 7:00 p.m.,at the offices
of Douglas Whitmore & Associates,480
Camino Del Rio South, #218, San Diego.
Cost: $10 members; $12 nonmembers.
For reservations or additional informa-
tion. call Becky Hillmeyer. 296-1735.
. . THE CITY OF SAN DIEGO ECONOMIC
DEVELOPMENT DIVISION has announced
an expediting plan for all development
projects involving biotech or biomedi-
cal industries. The program which is
suppose 10 decrease approval times by
up to one-half, is a response to the re-
cent recommendations fro.m the Eco-
nomic Development Task Force report
to give priority assistance in emerging
industries which create job opportuni-
ties in the region. If you have either a
tenant improvement or new construc-
tion project planned for.a client in the
biotech industry in the city of San Di-
ego, contact Robert Kruger with the
Economic Dev~lol'mcnl-~ivision at
236-6927. The San Diego Architect will
have more on this program in next
month's edition.
. AlA, CEDAR ASSOCIATION ANNOUNCE
DESIGN COMPETITION FOR ARCHITECTS:
The AlA and the Western Red Cedar
Lumber Association have agreed to
cosponsor the 1992 Cedar Design Natu-[
rally architectural awards program
slated for this summer.
The program was originated torec-
ognize outstanding projects using
Western Red Cedar lumber products,
such as siding. decking. interior panel-
ing and other applications, exclusive of
plywood, shakes and shingles.
AIA has selected three architects to
jury the competition: Carl Luckenbach,
FAIA,oCLuckenbach/Ziegelman & Part-
ners in Birmingham, Mich.; Heidi
Richardson, AIA, of Richardson Archi-
tects in San Francisco; and Richard Con-
way Meyer, AlA, oC Richard Conway
Meyer Architects, Philadelphia. Meyer
was a Grand Award winner oC the 1990
WRCLA architectural competition.
Submissions to the competition will
beacrepted until July 1,1992. Jurying will
be conducted under supervision of the
AIA, and awards will be announced at a
special dinner in October in Vancouver,
British Columbia.
Entry information may be obtained
by mail, phone or FAX request to CedJzr
Design Naturally, Western Red Cedar
Lumber Association, 522 S.W. Fifth Ave.,
Portland, OR 97204, phone 503/224-
3930,FAX503/224-3934;ortheAIA,l735
New York Ave. NW, Washington, D.C.,
phone 202/626-7930, FAX 202/626-7421.
The program is open to all architects and
designers, and entrants need not be
members of the AIA.
. THE CITY DF CHULA VISTA HAS AP.
POINTED ALEX GALCHENKO, AlA to the
City's Ocsign Review Committee. Gal-
chcnko has been an AlA member for
more than thirty years. In accepting his
unpaid position to the committee, he
pointed out that Hdcsign review Is not. a
mailer of looking at pretty pictures, but a,
matter of working drawings, specifica-
tions, bid/contract documents and the
many other facets of design and construc-
tion considerations for the betterment of
Chula Vista and its tax-paying citizens.N
ATTACHMENT H
TO: The Chairperson and members of the Economic Development
Commission ~
FROM: Barbara Gilman, Chairperson of the Design Review
Committee
SUBJECT: Permit Process streamlining Recommendations
The survey conducted by the Permit Process Subcommittee solicited
input from residents and special interest groups and their views
are clearly reflected in the report. The committee, in my opinion,
did not fully research the other side of the issue by attending DRC
meeting, interviewing Committee members nor City staff.
The survey also ignored the changes already being implemented by
city Staff to not only expedite projects, but work closer together
with applicants to resolves desig~ issues.
Due to the subjective nature of the design review process, some
applicants come to the meetings with an adverse attitude. The
Committee makes all effort to turn this around so that the outcome
is positive, but sometimes we are unsuccessful. The Committee has
always tried to be positive as well as flexible in order to achieve
the best result possible.
The task of the Design Review Committee is to evaluate the
aesthetic contribution of a project to our community and not
necessarily the economic feasibility of building it. However the
Committee has been, in recent times, more receptive to claims of
economic hardship.
5l" /7~?;2.
ATTACHMENT H
TO: The Chairperson and Members of the Economic Development
Commission.
FROM: Mike Spethman, Vice Chairperson of the Design Review
Committee
SUBJECT: Permit Process Streamlining Recommendations.
After reviewing the permit process streamlining
report, particularly the section pertaining to the functions of
the Design Review Committee, I'm offering the following
comments:
The Design Review Process can not be completely separate from
planning issues just like planning issues, some times, can not
be resolved without knowledge of design. Therefore, narrowing
the role of the Committee to building and site planning
issues may be difficult to achieve.
In regard to Business identification signs, It is important to
note that signs are a highly exposed architectural element of
the project and one of the most noticeable components of the
City's street scenes. Therefore, serious consideration should
be given to the appropriate design process.
J
59
) 7--~ ;5
i
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ATTACHMENT H
TO:
The Chairperson and members of the Economic Development
Comnission
fROM:
Matt flach, Member of the Design Review Committee
SUBJECT:
Permit Process streamlining Recommednations.
,
EDC PERMIT PROCESS STREAMLINING SUBCOMMITTEE RECOMMENDATIONS
CONDITIONAL USE PERMITS
In some cases the conditional permit is not reviewed or approved until
the Design Review Committei (DRC) has completed action. The action of
the committee, in my estimat{on and in most cases, should have no effect
on this type of permitting. This is a planning actIon and should be
comp1Gted prior to submission to the DRC.
DESIGN REVIE~ AND SIGN REVIEW SUBCOMMITTEE RECOMMENDATIONS
A. ORC GUIDELINES: Guidelines are just what the word says, a guide.
Examples and descriptions are fine, but each individual project requires
integration of each system. Whether the system be signs, landscaping,
sitG adaptation, etc., they all must be. integrated for complete design.
Guidelines, except for specific deve10pmentsl should be minimal and
adaptable for specific projects.
B. ORC PROCESS: As described above, .a11 issues concerning a project
are part of the projects' design. For example, moving the building on
site changes it's cIrculation; number 'of parking spaces and locations
effects the buildings configuration(s) or location on site; and
environmental considerations all plus other issues effect the design.
Design is also an individual issue and person preferences cannot be
removed from this process. '
A major item for me personallY is the quality of the designer used by
the developers. Why they do not use experienced qualified prOfessionals
is beyond my comprehension (except for cost. and an unqualified designer
usually ends up costing more). The city's staff time, or the ORC,
should not wasted in an attempt to get an acceptable design.
C. ADMINISTRATIVE APPROVAL: No comment except that as I commented
above, guidelines are just gUidelines and not specific design
requirements.
D. SIGNS AND GUIDELINES: Again, guidelines are just guidelines not
des,isn requirements. Each project requires design requlrementsl and in
some cases the correct design may be in conflict with the guidelines.
E. SIGN APPROVAL: No comment except as stated previously the correct
design does not always fall into the guideline requirements.
F, STREAMLINE PROCESS: Agreed.
G. UPDATED FORMS AND USER GUIDES: No comment on forms, but, again j' 7- / LJf
guidelines are suggestions and are not always applicable. t? /
~O
.'.
H. STAFF SUPPORT: This is an internal matter on which I have no
comment. However, I personally, as a DRe member, have received
excellent support from the staff.
I. Recommend implementing only constructive changes, not those that
will increase frustration, such as guidelines that are not always
applicable. '
BOARDS, COMMISSIONS AND COMMITTEES
No comments, although citizen comments should be obtained.
CUSTOMER SERVICE
This is an issue that is a goal of the latest craze, "Total Quality
Management," and if managed correctly is a plus.
GENERAL COMMENTS
1. Were any staff or committee members interviewed? None Were as far
as 1 know. This is an important input and should be accomplished.
2. Were any commission or committee meetings attended? A must do kind
of thing.
3. Were all city departments visited and work analyzed? This should be
done. ' ,
4. Report seems to contain only the bad side, some good things must '
have been encountered. These should be mentioned. -
5. Did anyone attempt to follow through on some of the procedures, not
one or two but enough to get a good feel of the operations, both pluses
and minuses. '
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ATTACHMENT I
Minutes
Permit Processing Recommendations
EDC and ChainnenlRepresentatives of Development Related Advisory Groups
May 5, 1992
Council Conference Room
The meeting was called to order at 5:30 p.m. by Penny Allen.
Those in attendance:
Penny Allen, Chair, Economic Development Commission
Patty Davis, Economic Development Commission/Chair Permit Process Subcommittee
Chuck Peter, Town Centre Project Area Committee
Will Hyde, Town Centre Project Area Committee
A. Y. Casillas, Otay Valley Road Project Area Committee
Lee Wheeland, Montgomery Planning Commission/Southwest Project Area Committee
Bob Fox, Resource Conservation Commission
Barbara Hall, Resource Conservation Commission
Mike Spethman, Design Review Committee .
Alex Galchenko, AIA, Design Review Committee
Mabel Rabe, HandyTrans
Staff:
Ken Lee, Planning Department
Steve Griffin, Planning Department
Cheryl Dye, Community Development Department
Alice Kemp, Community Development Department
Ms. Allen explained the purpose of the meeting was to get input from the committees which had
been asked to place the Permit Process Subcommittee's recommendations on their respective
agendas. Ms. Allen asked that each representative give a recap on the discussions and
recommendations from their committees.
Recommendations were as follows:
A.Y. Casillas:
The Otay Valley Road PAC met on Monday, May 4. They agreed the
permit process was slow and redundant and needs to be revamped. Some
of the fees are exorbitant. There are guidelines for the fee schedule but
they are not readily available for applicants. In a meeting with the mayor
this was brought up. The OVRPAC does not hold up projects. They felt
the hold-up on projects was when staff did not have complete information
or consultants were called. This particular committee was set up as a
result of a lawsuit that took place and the PAC was established as a
"watchdog" committee. Their recommendations were to: 1) improve
staff responsiveness; 2) re-defme permit process to expedite applications,
07
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Permit Process Recommendations
Page 2
Mr. Galchenko:
Mr. Spethman:
Mr. Hyde:
Mr. Peters:
Ms. Hall:
Mr. Fox:
currently there doesn't seem to be any timelines; 3) review the committee
roles in depth and come. back with some improvement; and, 4) problems
can be traced back to Council, the Council needs to do a better job to
ensure the system is iniproved. It starts at the top. For clarification, Mr.
Casillas noted that ultimately, it is Council's responsibility to make sure
many of these complaints are dealt with. He stated that when people
come before Council with complaints, they are referred to staff and that's
the end of it. There should be some accountability.
Felt that most problems were in land use considerations. He noted
Council has to take control of this. The intent of the report is correct.
The applicant should know what the guidelines are. The DRC has done
a good job. Agrees that the Planning Department should have authority
to approve some things without going back to Council. The DRC does
not "rubber stamp" plans when people go before them. The issue is
Council and land use considerations.
Committee is in favor of adopting concise guidelines; this is an excellent
idea. Parking is a site. issue as are arrangement, configuration and
circulation, and the DRC looks at all these issues. They are in favor of
streamlining process. Section G is a good idea. This should not have
been too general; needs to be more specific. The committee was in favor
of Section I.
As Chair of the Parking Committee, noted they look at all areas of
parking in Town Centre. Their charge encompasses everything relating to
parking, including design review. They have the primary charge in
regards to parking. The Town Centre PAC sent a letter to EDC outlining
their concerns.
It would be a great loss to the City to give up these committees.
The RCC has a problem with title of Section E restricting role to
reviewing BIR's. BIR's are only part of their role. The RCC also
includes recycling and energy programs. They have not held anything up
because they do have timeframes to follow.
Not sure of the intent of EDC in restricting their role to just reviewing
BIR's. They are looking at setting up an historical district; have added to
their responsibility review of Negative Declarations and recommendations
as to their adequacy. A recommendation has been made to expand the role
of the RCC. It is in the City Attorney's office now. The City made
specific commitments to MPC prior to annexation. There is a document
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Pennit Process Recommendations
Page 3
available listing certain things and he urged EDC to get a copy of this
document.
Ms. Allen clarified that it was not the intent of the EDC to restrict the role of the RCC to BIR's
exclusively, but rather to restrict their review of BIR's. She noted that the wording would be
changed from "TO" to "IN" (Section E).
Ms. Wheeland:
A letter was sent to the EDC in response to the recommendations with a
cc to the Mayor. The MPC was not happy with this report. They have
a public meeting scheduled for tomorrow and have no specific comments
at this time.
Ms. Allen thanked the representatives for their input and thoughts. She noted these concerns
would be passed on to the EDC at their meeting tomorrow. There were many good points
brought up.
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ATTACHMENT J
Minutes
Permit Processing Recommendations
EDC and ChairmenlRepresentatives of Development Related Advisory Groups
April 13, 1992, 11:00 a.m.
Council Conference Room
The meeting was called to order at 11:00 a.m. by Penny Allen.
Those in attendance:
Penny Allen, Chair, Economic Development Commission
Patty Davis, Economic Development Commission/Chair Permit Process Subcommittee
Don Read, Economic Development Commission
Joe D. Casillas, Planning Commission
Chuck Peter, Town Centre Project Area Committee
Will Hyde, Town Centre Project Area Committee
A. Y. Casillas, Otay Valley Road Project Area Committee
Lee Wheeland, Montgomery Planning CommJssion/Southwest Project Area Committee
Nancy Palmer, Growth Management Oversight Committee/Montgomery Planning Commission
Barbara Hall, Resource Conservation Commission
Barbara Gilman, Design Review Committee
Mike Spethman, Design Review Committee
Staff:
Councilman Leonard Moore
Ken Lee, Planning Department
Steve Griffin, Planning Department
Cheryl Dye, Community Development Department
Alice Kemp, Community Development Department
Ms. Allen gave a brief history of the purpose for the meeting this morning. She noted the
Economic Development Commission was directed by Council to develop an Economic
Development Plan. The first priority that both Council and the EDC came up with was to
streamline the permit process. A subcommittee was formed and the recommendations from that
subcommittee will be discussed at this meeting.
Ms. Allen and Ms. Davis asked those present if there were any sections from the
recommendations they wanted to discuss.
In response to Mr. Joe D. Casillas' questions regarding Conditional Use Permit reviews, Ms.
Allen responded that the noticing provisions would stay in place as they exist now.
7/
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Pennit Processing Recommendations
Page 2
Ms. Hall stated the Resource Conservation Commission felt that CUP's should be categorized
and inspected periodically to ensure compliance. Ms. Allen responded that the EnC's scope did
not address compliance monitoring.
Ms. Gilman (Design Review Committee) stated the need for an updated design manual. It will
help because the public will know what is expected of them and they will not come in with an
adversarial attitude. The DRC had no objection to any of the recommendations. Mr. Spethman
was in agreement.
Ms. Allen suggested the members present each take a turn to voice their opinion of the
suggested recommendations to Council regarding the phasing out of PACs and implementing a
new committee made up of members from the affected PACs. Comments were presented as
follows:
Ms. Wheeland: Everything is aimed and targeted at the Planning Department. Feels the
report is biased against ~lanning. It is not the committees that are slowing
down the process, it is all the studies such as traffic and ElR's; most of
which are flawed. This}s the fault of the consultants doing the work.
The report's recommendations would cut down on community input. As
to the combining of the three PAC's, the committee is not in favor of this.
She felt the wording of the report was negative.
.'
Ms. Palmer: Noted that Council revised the MPC's mission statement by ordinance in
1990 without consulting them. However, she has not noticed a change in
projects coming to the commission since that time.
Mr. A.Y. Casillas: Agrees with Montgomery Planning Commission representatives. These
committees are vital. EDC needs to look at systems and procedures
within the City; not doing away with these committees. There needs to
be more re-thinking of the systems in place.
Mr. J.D. Casillas: Agrees that community involvement is very significant. Feels committees
such as the MPC are keeping the City from becoming another .Spring
Valley.. The Planning Commission has representatives on the MPC.
This recommendation may be premature. Community input has been
quality input; we need to keep this.
Mr. Chuck Peters: Town Centre PAC performs other functions besides project review, for
example, things such as parking issues. Thinks procedures/policies could
be revamped/tightened up.
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Permit Processing Recommendations
Page 3
Mr. Will Hyde: TCPAC is not ready to disband; they have not fulfilled their mission.
Both project areas are incomplete. Agrees with rest of committee
representatives. Establishment of "super committee" is worthless. These
areas are unique.
Ms. Gilman: Chula Vista is getting bigger. It seems the bigger we get the more we
need these committees. No one contacted any of these committees to talk
with EDC to see what their problems are. The last part of this report
(section E - Personnel Management) is written only from the viewpoint of
those people who complained about the Design Review Committee. The
language is negative. Economics are not our problem.
Mr. M. Spethman: DRC is completely sensitive to costs. They take this into consideration
when dealing with applicants. Got the impression from reading the report
that DRC just makes arbitrary decisions. DRC has much more to add to
design review and process.
.'
Ms. Allen thanked committee representatives for sharing their concerns. She clarified that the
intent was not to set up an adversarial meeting." The intent was to look at these issues from an
economic standpoint. Ms. Allen also clarified that staff did not make any specific
recommendation but provided the subcommittee with information regarding committees' original
mandates and charges. "
Ms, Allen suggested each representative take this report back to their committees for discussion
and return back for a follow-up meeting. Those recommendations will be included in the EDC
report to Council.
It was agreed that the next meeting would be on Tuesday, May 5 at 5:30 p.m. in the Council
conference room.
The meeting adjourned at 12:55 p.m.
t2u:v/i
Alice'Kemp, Recofdin~~
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ATTACHMENT K
Minutes
June 9, 1992
Page 3
Mayor Nader informed Ms. Butler that there was currently a Council referral regarding bike lanes in the City
and referred Ms. Butler's comments to staff for review.
City Manager Goss stated that staff was currently studying the entire community regarding bike lanes, signs,
etc. He was uncertain as to whether they were studying that specific area at the time.
b. Genevieve Volland and John Volland were not present when called to speak.
AcnON ITEMS
10. REPORT ECONOMlC DEVELOPMENT COMMISSION PERMlT PROCE.SSING
STREAMUNlNG RECOMMENDATIONS - In August 1991, the Chula Vista Economic Development
Commission (EDC) established a subcommittee to develop recommendations to streamline the City's
development review process in order to create a user-friendly environment for business development. The
goal was to minimize costs and delays for business applicants, thereby offering a positive incentive for job-
creating and revenue-generating commercial and industrial developm~nt in Chula Vista. The EDC
subcommittee met for seven months, and the report identifies twenty-five recommendations which the EnC
is requesting Council adopt. The EDC recommends: 1) Council accept the report; 2) Council consider staff
comments relating to each EDC recommendation; and 3) Council direct staff to return with an
implementation program and schedule based upon recommendations which Council wishes to pursue.
(Director of Community Development, Director of Planning, Director of Building and Housing)
Robert Leiter, Director of Planning, gave a review of the establishment of the Subcommittee and the process
followed. Staff was now requesting direction from Council on the work program and the implementation
schedule.
Patty Davis, Chair of the Subcommittee, reviewed: 1) the history and goals of the Subcommittee, 2) design
and sign review, and 3) customer service.
Penny Allen, Chair of the Economic Development Commission, reviewed the following: 1) the goals of the
EDC in the review process and discretionary land use permit approvals, 2) boards/commissions/committees
dealing with land use, and 3) operating impacts of the EDC recommendations. She requested that Council
adopt all recommendations and therefore send a message that Chula Vista was a good place to do business.
Mayor Nader felt the bulk of the report was outstanding and the EDC and Subcommittee had done a service
to the City. He expressed concern that the granting of conditional use permits without the approval of the
Council could have detrimental effects upon the community. He questioned whether there was a delineation
as to when a CUP would receive administrative approval, go to the Planning Commission, or when it would
come to Council.
Ms. Allen responded that non-controversial items would be granted by right if they met all requirements,
less controversial would require administrative review, and if an item was brought before the Planning
Commission, Council would be automatically notified in order to have an opportunity to request review.
All CUP's would require public notification and if a protest was received it would automatically require
administrative review. The EDC was providing broad guidelines and preferred that their recommendations
be referred to staff for further delineation and then back to the EDC for review.
Councilman Malcolm felt the document was broad in its coverage and did not address specific uses. He
recommended that Council approve the report conceptually and refer the document to staff to develop
recommendations for those uses and then have it brought back to Council for approval. He questioned
j 7-7;
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Minutes
June9,1992
Page 4
",nether Council wanted to turn over some of their authority to the boards/commissions/committees and/or
staff.
Mayot Nader questioned whether the EDC had specific criteria in mind. He felt staff needed specific
direction by Council. He questioned whether the Subcommittee discussed the economic pro's and con's on
Otay Valley and Town Centre PAC's. He hoped there would be a specific recommendation regarding
streamlining staff as well as boardlcommission/comminee review of the permining process.
Ms. Allen responded that public comments were received but were anonymous.
Councilman Moore felt the report was somewhat controversid and questioned whether the establishment
of a comminee including one member of Council, several members of the EDC, staff,.and representatives of
the business community to work on the implementation schedule would be beneficial.
Ms. Allen stated that this was one step in the process and the EDC would welcome a referral from Council.
They felt there were a lot of areas that needed to be looked a critically.
Councilman Rindone congratulated the Commission and Subcomminee on their diligence and tenacity and
expressed his appreciation. He stated that recommendation # 10 regarding the streamlining of the appeal
process for design review and sign review bothered him. If the recommendation was adopted it would
eliminate a major function of the Planning Commission. He questioned whether it could be solved by having
the Planning Commission as the fmal authority rather than the Council for appeal of signs and questioned
why there was a S-6 week delay. He suggested that when the report was referred back to staff and the EDC
that they focus on why there was a delay regarding item # 10. He felt the lowest level was where the
'sion should be made.
Ms. Davis responded that the EDC.felt that the citizens wanted to appeal to their elected officials versus an
appointed body. They did not know why there was a delay but felt the new Design Review Manual may
help to process the requests faster.
Lee Wheeland, 1630 Walnut Drive, Chula Vista, CA 91911, representing the Montgomery Planning
Commission spoke in opposition to the recommendations. She stated that the Montgomery PAC had not
seen the fmal report and felt they should have had the opportunity to do so.
Councilman Rindone stated it was his understanding that the Montgomery PAC had received all information
related to them but had not been forwarded the entire report.
Chetyl Dye, Economic Development Manager, responded that the EDC report and the 2S recommendations
were provided to the Montgomery PAC. She felt Ms. Wheeland was referring to the staff report presented
to Council.
Mayor Nader noted that Ms. Davis was in agreement with Ms. Dye.
Ms. Wheeland felt there had been wheeling and dealing behind the scenes and that there were flaws in the
report. The report had already been approved by the EDC on May Sth before input had been received from
the Montgomery PAC. She agreed there were problems and delays but questioned the statistics presented
and she did not feel it was a legitimate sample. She did not feel it was the various
boards/commissions/comminees clogging the process but the reports required and extensive use of
consultants. She recommended opposition to the report as she did not feel the Montgomery PAC had
'ived a 'fair shake'. Their opposition was only to those recommendations pertaining to the Montgomery
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Minutes
June 9, 1992
Page 5
Mayor Nader questioned whether there was opposition to the phasing out of the Southwest Project Area
Committee and the Montgomery PAC take over their duties.
,
Ms. Wheeland responded that it was her understanding that the two PAC's were to be merged. If the
Southwest PAC was phased out the Montgomery PAC would assume their duties. She stated all members
of the PAC felt they were upholding their charge and could not agree to any lessening of that charge.
Mayor Nader felt the Montgomery PAC was doing a good job on the whole but felt they should be careful
in assuming that any change in a commission or department was raising a question of the propriety of the
commission or departments actions. In that review, Council should avoid being offensive or defensive. The
two recommendations he would like removed for discussion would be items #4 and #15.
Councilman Rindone stated he had already expressed his concerns on item #10 and felt comfortable with
the other 24 recommendations.
Councilmembers Malcolm and Moore stated they did not have any ~pecifics to address.
Councilwoman Grasser Horton stated she shared the same concerns Councilman Rindone expressed on item
#10 and had other concerns regarding item #19.
[ . .
MSUC (Nader/Rindone) to approve the report and refer to staff, the Economic Development Commission.
and any other specifically impacted board/co~sion/committee the entire report. except items #4, #10,
#18, and #19. .
Councilman Moore referred to item #14, and felt the roles and responsibilities should be clarified by formal
action. They should not only be reviewed. for land use boards/commissions/committees but for all
boards/ commissions/committees.
MS (Malcolm!Nader) to delete item #4.
Councilman Malcolm stated the reason was because a development such as EastLake utilized ranges of
development where extra effort was required to reach the highest ranges. He felt those decisions should be
by Council authority.
VOTE ON MOTION: approved unanimously.
Councilwoman Grasser Horton referred to the work load staff and Council received and felt the Planning
Commission was aware of the public needs regarding item #10. She preferred to see it resolved at the
Planning Commission rather than Council.
Councilman Malcolm stated if a decision was made by the Design Review Committee it could be heard the
next week by the Planning Commission. The report given to the Design Review Committee could also be
utilized for the Planning Commission. He felt rules needed to be established regarding the process to
eliminate the delay.
Mr. Leiter informed Council that the ordinance required that an appeal of a DRC action by the Planning
Commission had a ten day mailing notice prior to the hearing.
r MSUC (Nader/Malcolm) refer item #10 to the Economic Development Commission, Planning Commission,
L and staff, with the request that they look toward leaving the Planning Commission in the process but
)7~<61
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Minutes
June 9,1992
Page 6
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ueteting the delay between the Design Review Comminee and the Planning Commission hearing of an
appeal.
Mayor Nader felt a lot of the problem in dealing with the Design Review Committee was that the applicant
was shooting in the dark. He encouraged the staff and commission to look at requiring that when anything
was denied, at any level of review, that specific direction be given to the applicant in order to obtain
approvaL
MSUC (Moore/Nader) refer to staff to review the state requirement for PAG's as they pertain to the present
ordinance. If they are not required under state law, or ever required, that reference should be eliminated.
Staff should then bring forward an ordinance for revision deleting the word "required".
Mayor Nader questioned what restrictions the EDC had in mind regarding item #18. Authority was
delegated to the Resource Conservation Commission years ago when CEQA was established as it was felt
desirable to have a commission with specific focus and expertise. If it was found that the RCC was causing
undue delay he recommended: 1) restrict time, except for good cause, for review; .and 2) eliminate the
requirement that the review be conducted prior to the Planning Commission public,'hearing.
Ms. Allen responded that the recommendation was made due to time but also that it was their
understanding that the RCC was contemplating doing a full EIR public hearing which they felt was
inappropriate. They have now been informed that the RCC is no longer contemplating that requirement.
MSUC (Nader/Moore) to refer item #18 to the Economic Development Commission, Resource Conservation
Commission, and staff with the understanding that it is not a referral to restrict the RCG's ability to comment
'OIRs other than look at reasonable time regulations.
MSUC (Malco!mINader) to refer item #19 to staff, the Economic Development Commission, and other
impacted commissions.
Councilman Malcolm noted that every board! commission! committee wanted their own power and authority.
He questioned why Council did not force the departments into making decisions. Council should turn over
the ~uthority for the easy things and develop rules. There needed to be someone with authority that could
cut through the bureaucracy in order to start solving some of the problems.
Mayor Nader agreed with Councilman Malcolm and stated that many of the complaints received were not
regarding the boards/commissions/committees but with staff review.
MSC (NaderlRindone) to refer to staff, the Economic Development Commission, and other impacted
boards/commissions/committees to bring back recommendations: 1) how to consolidate departments and!or
better coordinate the processes between departments, i.e. functions merged and personnel cost savings; 2)
provide more objective guidelines for staff actions on permits; and 3) reasonable time lines on ministerial
staff actions. Approved 4-0-1 with Councilwoman Grasser Horton absent.
Mayor Nader stated he agreed with the recommendation in item #14 regarding the Southwest Project Area
Committee but disagreed with the recommendation for the Town Centre PAC and the Otay Valley PAC. He
would like to get mput from the PAC's, residents, and business people before the recommendations are
brought back to Council for review.
-' A.. ORDINANCE 2517 AMENDING SECTION 2.S6 OF THE MUNICIPAL CODE RELATING TO
.{CHASES OF SUPPUES, SERVICES, AND EQUIPMENT (first readinl() - On 7/23/91, Council requested
a report on the City's use of consultants and service contracts. The report was discussed by Council on
/7 / 3':J-
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ATIACHMENT L
PROJECT AREA COMMITTEES
Project Area Redevelopment Plan Council-Granted PAC-Granted Actual
Committee Adoption Authority Authority Practice
Town Centre TCI - May 76 Council accepted staff PAC adopted Rules All discretionary reviews
1&11 Amended 5-87 report creating PAC and By-Laws on (including EIR's) and
on 9-16/75 (no 2/6/86. By-Laws call miscellaneous info items
TCll - August-78 resolution or for PAC to review all are taken to PAC for their
Amended 6-88 ordinance adopted). major proposals for review and/or
PAC to advise on project area recommendation.
housing & other development and
"policy" matters of report findings to
project residents. Agency and/or DRC.
Resolution #13605
adopted on 6/7/88
expanding TCI PAC
to include
representation from
TCll.
Olay Valley October 1983 Council accepted staff PAC adopted Rules All discretionary reviews
Road PAC report creating PAC and By-Laws (date (including EIR's) and
on 8/2/84 (no unknown). By-Laws miscellaneous info item
resolution or . call for PAC to review are taken to PAC for their
ordinance adopted). all major proposals review and/or
for project area recommendation
development and
report findings to
Agency and/or DRC.
Southwest December 1990 Council adopted PAC adopted Rules & CUP's and variances are
PAC resolution #15714 on By-Laws on 8/20/90. taken to Zoning
7117/90. PAC active By-Laws call for PAC Administrator as
for 3 years to advise to review all major appropriate per CV
on housing and other proposals for project Municipal Code. Major
policy matters of area development and projects taken to PAC
project residents. report rmdings to (including EIR's)
Agency and/or DRC.
[A:\PACSTAT.CHA]
Berlin Disk
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CALIFORNIA HEALTH & SAFETY CODE
ATTACHMENT M
Section 33339, the alternative provisions provided for in Section 33340 become effective as the official
redevelopment plan of the project area.
Article 6.5. Project Area Committee
33385. (a) The legislative body of a city or county shall call upon the residents and existing
comm m or anizations in a redevelo ment ro'ect area, within which a substantial number of low-
and moderate-income families are to be displaced by the redevelopment project, to form a proiect area
committee.
(b) The legislative body shall, by resolution, adopt a procedure pursuant to this section for the
formation of the project area committee. The procedure shall include, but not be limited to, all of the
following:
(1) Publicizing the opportunity to serve on the project area committee.
(2) Conduct by the agency of a minimum of one public meeting to explain the
establishment of, functions of, and opportunity to serve on. the project area committee. At the public
meeting, the agency shall distribute copies of th,e procedure adopted pursuant to this subdivision, the
redevelopment plan or the pertinent portions thcrcof, and any other materials the agency determines
would be useful.
,
(3) Providing published notice of all meetings, hearings, or plebiscites conducted by, or
on behalf of, the agency or legislative body relative to the formation and selection of the project area
committee in the same manner as specified in ~ubdivision (a) of Section 65090* of the Government
Code.
(4) Providing written notice to all residents and businesses in the project area of all
meetings, hearings, or plebiscites conducted by, or on behalf of, the agency or legislative body relative
to the formation and selection of the project area committee. This mailed notice requirement shall
only apply when mailing addresses to all individuals and businesses, or to all occupants, are obtainable
by the agency at a reasonable cosL The notice shall be mailed by first-<:Iass mail, but may be addressed
to .0ccupanL. In lieu of providing separate notice for each meeting, hearing, or plebiscite, the agency
may provide a single notice pursuant to this paragraph stating all dates, times and locations of any
meetings, hearings, and plebiscites relative to the formation and selection of the project area
committee.
If the agency has acted in good faith to comply with the notice requirements of this 'paragraph,
the failure of the agency to provide the required notice to residents or businesses unknown to the
agency or whose addresses cannot be obtained at a reasonable cost, shall not, in and of itself, invalidate
the formation or actions of the project area committee.
. (5) Any other forms of assistance which the legislative body requires in connection with
the formation of the project area committee.
(c) The project area committee shall include, when applicable, residential owner occupants,
residential tenants, business owners, and representatives of existing organizations within the project
area. The members of the committee shall serve without compensation.
)7-~5'
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of the taxing agencies which levies taxes upon any property in the project area; and to the State Board
of Equalization.
Such documents shall be transmitted within 30 days following the adoption of the redevelopment
plan. The legal effect of such transmittals shall be as set forth in Section 33674.
33376. Any ordinance adopted pursuant to this article adopting a redevelopment plan for the
Crescent City disaster area, may be adopted as an emergency ordinance and shall not be subject to
referendum.
Article 5.5. Referendums
33378. With respect to ordinances subject to referendum pursuant to Sections 33365 and
33450 which provide for tax-increment financing pursuant to Section 33670 or expand a project area
subject to such tax-increment financing, the language of the statement of the ballot measure shall be
approved by the county clerk and shall set forth with clarity and in language understandable to the
average person that a "Yes" vote is a vote in favor of adoption or amendment of the redevelopment
plan and a "No" vote is a vote against the adoption or amendment of the redevelopment plan.
Notwithstanding any other provision of law, including the charter of any city or city and county,
referendum petitions circulated in cities or counties over 500,000 population shall bear valid signatures
numbering not less than 10 percent of the total ~otes cast within the city or county for Governor at
the last gubernatorial election and shall be submitted to the clerk of the legislative body within 90 days
of the adoption of an ordinance subject to referendum under this article.
Such referendum measure shall include;' in the ballot pamphlet, an analysis by the county
auditor/controller and, at the option of the city,. a separate analysis by the city or the agency, of the
redevelopment plan or amendment which wil!' include (1) an estimate of the potential impact on
property taxes per each ten thousand dollars ($10,000) of assessed valuation for taxpayers located in
the city or county, as the Case may be, outside the redevelopment project area during the life of the
redevelopment project and (2) an estimate of what would happen to the project area in the absence
of the redevelopment project. Such analysis shall include the impact of potential increases in city,
county, school district, and special district taxes, both over the total life of the project and also on the
basis of the average annual impact.
33378.5. The provisions of this part establishing a right of referendum shall not be applicable
to a charter city in the County of Los Angeles containing a population of 1,000 or less until January 1,
1983.
Article 6. Owner Participation
33380. An agency shall permit owner participation in the redevelopment of property in the
project area in conformity with the redevelopment plan adopted by the legislative body for the area.
33381. If the redevelopment plan adopted provides for participation in the redevelopment
of property in the area by the owners of such property, and the owners fail or refuse to enter into a
binding agreement for participation in accordance with the rules adopted by the agency pursuant to
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(d) The legislative body shall approve a representative project area committee in each project
area within 90 days after the project area is selected.
(e) For project areas selected prior to March 7, 1973, the legislative body may, but shall not
be required to, call upon the residents and existing community organizations to form it project area
committee.
(f) If the project will not displace a substantial- number of low- and moderate-income families
the agency shall either <:all upon the residents and existing community organizations to form a project
area committee or the agency shall consult with, and obtain the advice of, residents and community
organizations as provided for project area committees in Section 33386 and provide such persons and
organizations with the redevelopment plan prior to submitting it to the legislative body.
(g) Nothing contained in this section shall prevent an agency, or the legislative body of any city
or county, from creating any other committee for a project area. However, these committees shall-not
be merged into the project area committee subsequent to the formation thereof and the members of
these other committees shall not be entitled to vote in meetings of the project area committee, unless
they are also a member of the project area committee.
(h) The agency may charge fees to persons purchasing or leasing property from the agency in
the project area and to persons participating iIJ redevelopment of the project area under an owner
participation agreement to defray any cost to the agency or legislative body in implementing this
section.
~The agency shall forward copies of the proposed amendment to the redevelopment
plan to t e project area committee, if one exists, at least 30 days before the hearing of the legislative
body, required in Section 33454.
Where the proposed amendment would enlarge the project area, the redevelopment agency shall
call upon the project area committee to expand its membership to include additional members on the
project area committee in compliance with Section 33385. Such expansion of membership shall be
- submitted to the legislative body within 30 days for the body's approval within 60 days to assure that
the project area committee is representative. The legislative body shall not hold the public hearing,
required by Section 33454, until the enlarged project area committee has had at least 30 days to
consider the proposed amendment.
The committee, if it chooses, may prepare a report and recommendations for submission to the
legislative body. If the project area committee Opposes the adoption of the proposed amendment, the
legislative body may only adopt the amendment by a two-thirds vote of its entire membership eligible
and qualified to vote on such amendments.
6338~ The redevelopment agency through its staff, consultants, and agency members shall,
upon the direction of and approval of the legislative body consult with, and obtain the advice of, the
project area committee concemin~ those policy matters which deal with the plannin~ and provision of
residential facilities or replacement housin~ for those to be displacedbv proieet activities. The ag;enc;y
~hall also consult with the committee on other policy matters which affect the residents of the proiect
area. The provisions of this section shall- apply throu~hout the period of preparation - of the
redevelopment plan and for a three-year period after the adoption of the redevelopment plan. subieet
to one-year extensions bv the le!!islative body.
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33387. Minutes of all the meetings of the redevelopment agency with the project area
committee, which meetings shall be open arid public, together with a record of all information
presented to the project area committee by the redevelopment agency or by the project area
committee for the redevelopment agency for the purpose of carrying out the provisions of this article
shall be maintained by the redevelopment agency. Such minutes and record shall be open to public
inspection and a summary of such record shall be included in the report to the legislative body,
submitted by the agency pursuant to Section 33352.
33388. Upon recommendation of the project area committee, funds as determined necessary
by the legislative body for the operation of the project area committee shall be allocated to the
committee by the legislative body. Such allocation shall include funds or equivalent resources for a
committee office, equipment and supplies, legal counsel, and adequate staff for the purposes set forth
in Section 33386.
However, no funds allocated under this section shall be used for any litigation, other than
litigation to enforce or defend the rights of the project area committee under this part.
Article 7. Property Acquisition
33390.
"Real property" means:
(a) Land, including land under water and waterfront property.
(b) Buildings, structures, fIXtures, and improvements on the land.
(c) Any property appurtenant to or used in connection with the land.
(d) Every estate, interest, privilege, easement, franchise, and right in land, including rights-<Jf-
way, terms for years, and liens, charges, or encumbrances by way of judgment, mortgage, or otherwise
and the indebtedness secured by such liens.
33391.
Within the survey area or for purposes of redevelopment an agency may:
(a) Purchase, lease, obtain option upon, acquire by gift, grant, bequest, devise, or otherwise,
any real or personal property, any interest in property, and any improvements on it, including
repurchase of developed property previously owned by the agency.
(b) Acquire real property by eminent domain.
33392. Notwithstanding any other provision of this part, an agency with the approval of the
legislative body of the community may acquire, by negotiation or other means, real property in a
project area at any time after formulation of the preliminary plan for such area by the planning
commission, and prior to the adoption of the redevelopment plan by the legislative body -of the
community, provided, however, an agency may not exercise the power of eminent domain in connection
with such acquisition prior to adoption of the redevelopment plan. In the case of development under
paragraph (3) of subdivision (c) of Section 33021, an agency may not exercise any powers pursuant to
Section 33391, prior to adoption of the redevelopment plan by the legislative body.
33393. An agency shall not acquire from any of its members or officers
interest in property except through eminent domain pro=dings.
any property or
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ATTACHMENT N
REDEVELOPMENT AGENCY AGENDA STATEMENT
Item 7
Heeting Date 8/2/84
ITEM TITLE: Report: Project Area Committee formation ~ Otay Valley Road
;;
SUBMITTED BY: Community Development Directorcp . (4/5ths Vote: YES_ NO~)
REVIEWED BY: Executive Director M
The State Community Redevelopment~w states that a Project Area Committee (PAC) for each
redevelopment project shall be formed if there are major acquisitions that involve relo-
cation within the project. Since the Otay Valley Road Redevelopment Project Plan does not
contemplate such action, thp formation of a PAC is discretionar.l. Project area committees
are formed to consider policy matters relative to the implementation of a redevelopment
L-Qlan. PAC members may be appointed with or without specific terms. The role of the
committee is strictly advisory to the Redevelopment Agency.
RECOMMENDATION: That the Agency consider the formation of a Project Area Committee for
the Otay Valley Road Redevelopment Project. '..The committee would be composed of five
members: two representing property owners from within the project, two from the adjacent
neighborhood, and one from the community-at-lp.rge. All members are to be selected by
the Redevelopment Agency through the Boards and Commissions screening process.
BOARDS/CO~lISSIONS RECOMMENDATION: Not applicable.
DISCUSSION:
, ',.
A PAC consisting of five members appears to be a most workable and flexible number.
The time and place for meetings can be determined once the committee is formed. It
appears that the property owners from within the boundaries and adjacent to the project
are well organized through their owners associations. 'In addition, the Citizens .Action .
Network (CAN) 'and other groups are"well organized and should be.able to nominate repre- .
sentatives'from.their constituents. The fifth member, a person chosen from the community-
at-large, would be a key factor in the composition of the committee. It appears to be
appropriate to have a member representing the entire City due to the fact that many of
the problems brought forth because of this project 'affect all citizens of Chula Vista.
The next.two months is a most appropriate time" to convene a PAC. The design guidelines,
noise standards, and other implementation procedures should be reviewed by an independent
body prior to presentation to the Planning Commission and the Redevelopment Agency. The
consultant has recently provided the guidelines and standards which are presently under
relliewl'UTbe;!formation of a citizens' review committee now appears to be timely.
FINANCIAL IMPACT: It is estimated that approximately $5,000 would be the actual cost for
the operation of a PAC.if it meets 18 - 24 times within a 12-month period. This cost
includes staff support and duplication of materials for presentation, along with mailings
to committee members. The funds are reimbursable through the tax increment. procedures
established in the Redevelopment Law. . However, due to current litigation tlie plan is
lot in effect, and tax increments cannot be collected until the CAN and County lawsuits
are terminated.
PGD:as
AGENCY ACTION: To accept report and staff recommendations. .
lA-4 (Rev. 1/80)
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. ORIGINAL
Amended 8/8/88
RULES AND BY -LAWS.
OF THE OTAY VALLEY ROAD PROJECT AREA COMMITTEE
ARTICLE I
Name
Secti on I.
Committee.
The name of this body shall be the Otay Valley Road Project Area
ARTICLE I
Duties and Responsibilities
Section I. Section 5.2 of the Otay Valley Road
Manual Addendum addresses the Committee's
responsibilities to wit:
Implementation Plan - Design
membership duties, and
"5.2 PROJECT AREA COMMITTEE (PAC)
"1) The Project Area Committee" shall be composed of five members,
appoi nted by the Mayor, wi th the consent of the City Counci 1. The
membership of PAC shall refleG:t representation from the residential
areas adjacent to the Project Area; the ownership or management of
the lands or businesses within the Project Area; and, the general
interests of the Chu1a Vista Planning Area.
.'
"2) The PAC shall review all major proposals for the development,
platting, conservation, circulation, or public service of the Project
Area, and shall report its findings and recommendations to the
Redevelopment Agency, Design Review Committee, or referring bOdy.
"3) The PAC may, on its own volition, advise the Redevelopment Agency on
matters of pertinent, City planning significance and may submit to
the said Agency such reports on the state of the revitalization of
the Project Area as it may consider necessary."
Section II. Terms of Project Area Committee Members shall be four years in
duration. Members' terms shall be staggered such that the term for two seats
shall end two years from the adopti on of thi s secti on, and the term for the
rempining three seats shall end four years from the adoption of this section.
At the time of expiration of each seat, the Redevelopment Agency shall recruit
applicants for the seat. The Redevelopment Agency may reappoint the outgoing
member for an additional four year term.
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RESOLUTION NO. 15714
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ATTACHMENT 0
RESOLUTION OF THE CITY COUNCIL OF THE CITY _
OF CHULA VISTA APPROVING THE SOUTHWEST
REDEVELOPMENT PROJECT AREA COMMITTEE AS A
REPRESENTATIVE PROJECT AREA COMMITTEE
WHEREAS, the Chula Vista Redevelopment Agency (the
-Agency") has initiated a redevelopment plan adoption process to
consider the establishment of the Southwest Redevelopment Project
Area ("Project Area"); and
WHEREAS, Agency, in cooperation with the Ci ty of Chula
Vista Planning Commission and City Council, is preparing a
redevelopment plan for the proposed Project Area; and
and
,.--
WHEREAS, the preliminary Project Area has been selected;
,
,
WHEREAS, Health and Safety Code' ~33385 provides for the
City Council, as the legislative body of the City of Chula Vista,
to call upon the residents and existing community organizations
in a redevelopment project area with-in which a substantial number
of low and moderate income families are to be displaced by the
Redevelopment Project to form a Proje~t Area Committee; and
~
WHEREAS, an election was held on July 10, 1990 to allow
Project Area residents and existing community organizations to
elect the Project Area Committee ("PAC") members; and
NOW, THEREFORE, BE IT RESOLVED by the City COuncil of
the City of Chula Vista as follows:
:<;~
Section 1. Tha t the PAC members as are shown on the
attached Exhibit "A", incorporated herein by reference, including
~ny member to be designated by the Montgomery Planning Committee,
1S hereby acknowledged as a representative Project Area
Committee, and that this PAC has been formed and approved within
sixty (60) days after the selection of a Project Area.
Section 2. Tha t members of the PAC shall serve wi thou t
compensation from either the City or the Redevelopment Agency.
r--- Section 3. Effective Upon the adoption of this
'resolution and for a three (3) year periOd after the adoption of
the Redevelopment Plan involving the Southwest Redevelopment
Project Area, the Redevelopment Agency , through its . staff,
consultants and Agency members shall ?onsult with and obtain the
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.>"'advice of a Project Area Committee, as. they deem
.'- concerning those policy matters which deal with the
provision of residential facilities or replacement
those to be displaced by project activities, and to
the Project Area Committee on other policy matters
the residents of the Project Area.
Presented by
Chris Salomone
Community Development Director
as to
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Bruce Boogaard
City Attorney
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appropriate,
planning and
housing for
consult with
which affect
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Adopted August 20, 1990
RULES AND BY-LAWS
OF THE SOUTHWEST REDEVELOPMENT PROJECT AREA COMMITTEE
ARTICLE I
Name
Sect i on I. The name of th is body shall be the Southwest Redevelopment
Project Area Committee.
ARTICLE II
PROJECT AREA COMMITTEE (PAC)
Section I. The Project Area Committee shall be composed of nine members,
elected by business owners and residents of the project area, and confirmed by
the City Council. The following categories shall be represented on the PAC:
Public at Large
Residential owner
Residential tenant
Business tenant
Business owner/operator
Property owner (vacant)
Community Organizatign
Montgomery Planning Committee
School District
The PAC shall review all major proposals for the development, platting,
conservation, circulation, or public service of the Project Area, and shall
report its fi ndi ngs and recommendat ions to the Redevelopment Agency, Design
Review Committee, or referring body.
The PAC may, on its own vol it i on, advi se the Redevelopment Agency on matters
of pertinent, City planning significance and may submit to said Agency such
reports on the state of the revital ization of the Project Area as it may
consider necessary.
Section II. Terms of Project Area Committee Members shall be four years in
duration. Members' terms shall be staggered such that the term for five seats
shall end two years from the adoption of this section, and the term for the
remaining four seats shall end four years from the adoption of this section.
At the time of expiration of each seat, or in the event of a vacancy during
any term, the. Redevelopment Agency shall appoint a qual Hied person to fill
seat on the PAC. .
Section III. Members shall be limited to serving two consecutive terms. Any
service on the PAC by a member shall constitute a term, regardless of the
duration of service.
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ATTACHMENT P
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RESOLUTION NO. 929
RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF CHULA
VISTA DIRECTING THAT THE TOWN CENTRE PROJECT AREA COMMITTEE
BE EXPANDED TO INCLUDE REPRESENTATION FOR THE PROPOSED
EXPANDED BOUNDARIES OF THE TOWN CENTRE II REDEVELOPMENT AREA
The Redevelopment Agency of the City of Chula Vista, hereinafter
referred to as "Agency", does hereby resol ve as follows:
WHEREAS, Agency proposes to expand the boundaries of the Town Centre
II Project Area by amending the Town Centre II Redevelopment Plan; and, J
WHEREAS, Agency has prepared a Draft Amendment to the Town Centre
II Redevelopment Plan in order to expand the boundaries of the Project Area;
and,
WHEREAS, in accordance wi th Ca 1 iforni a Communi ty Redevelopment Law
Section 33385.5, said Plan Amendment must be reviewed by the Project Area
Committee for Town Centre II prior to being considered for approval by the
Redevelopment Agency and City Council; and,
WHEREAS, Section 33385.5 also requires that Agency direct that the
Project Area Committee be expanded..prior to reviewing the Plan Amendment;
and,
WHEREAS, Section 33385.5 also requires that the expanded membership
of the Project Area Committee be representative of the expanded territory
of the Project Area resulting from the Plan Amendment.
NOW, THEREFORE, BE IT RESOLVED tha t the Redeve 1 opment Agency of
the City of Chula Vista hereby directs the Town Centre Project Area Committee
to expand its membership to provide adequate representation for territories
proposed to be added to the Town Centre II Redevelopment Project Area
by Amendment Number 2 to the Town Centre II Redevelopment Plan.
Approved as to form by
Di rector
~ <.L3 LL> . ,f, IfF
fr<}. Thomas J. Ha rron D'
(I' . Agency Attorney
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RESOLUTION NO.
13605
,),.(. \
21 (b)
r
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RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING THE EXPANDED MEMBERSHIP OF
THE TOWN CENTRE PROJECT AREA COr~MITTEE AND
CERTIFYHIG THAT THE EXPANDED MEMBERSHIP IS
REPRESENTATIVE OF THE PROPOSED EXPANDED
BOUNDARIES OF THE TOWN CENTRE II REDEVELOPMENT
PROJECT AREA-
foll ows:
The City Council of the City of Chu1a Vista does hereby resolve as
WHEREAS, the Redevelopment Agency of the City of Chu1a Vista proposes
to expand the boundari es of the Town Centre II Project Area by amendi ng the
Town Centre II Redevelopment Plan; and,
WHEREAS, the Redevelopment Agency has prepared a Ora ft Amendment to
the Town Centre II Redevelopment Plan in order to expand the boundaries of the
Project Area; and,
WHEREAS, in accordance with California Redevelopment Law Section
33385.5, said Plan Amendment must be reviewed by the Project Area Committee
for Town Centre II prior to being considered for approval by the Redevelopment
Agency and City Council; and, .
WHEREAS, Secti on 33385.5 also requi res that the Project Area
Committee be expanded prior to reviewing the Plan Amendment; and,
.
WHEREAS, Section 33385.5 also requires that the City Council approve
the expanded membership of the Project' Area Committee and certify that said
expanded membershi pis representati ve of the proposed expanded terri tory of
the Redevelopment Project Area; and,
:..--
WHEREAS, the Town Centre Project Area Committee
expanding its membership by the addition of two new members; and,
WHEREAS, it is determined that the expanded committee, with one new
busi ness member and one new res i denti a1 memberwou1 d be representa ti ve of the
area within the proposed expanded boundaries of the Town Centre II Project
Area, and
has
approved
WHEREAS, the expanded cOl!'mittee must have a minimum of thirty (30)
days to consi der the proposed P1 all Amendment, and such additi ona1 positi ons
constitute unscheduled vacancies under the Maddy Act, and
WHEREAS, the Maddy Act. allows interim 'appointments on an emergency
basis until the ten (10) day notice of vacancy period has run and notice of
the vacancy was not begun until June 2, 1988:
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Approved 2/6/86
Amended 10/18/90
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RULES AND BY-LAWS
OF THE TOWN CENTRE PROJECT AREA COMMITTEE
ARTICLE I
Name
Section 1. The name of this body. shall be the Town Centre Project Area
Committee (TCPAC).
ARTICLE I I
Membership, Terms, Duties and Responsibilities
Section 1. Membership
a) The project Area Committee shall be composed of seven voting
members, appoi nted by the Cha i rperson of the Redevelopment
Agency, with the consent of the Redevelopment Agency. -The
membership of TCPAC shall reflect representation from the
residential areas adjacent to the Project Area; the ownership
or management of the lands or businesses within the Project
Area; and, the general ~nterests of the Chula Vista Planning
Area. .
b) In addition to the seven voting members, there shall be two
ex-officio members. 9f.1e shall be a representative of the
Downtown Business Association and) the other shall be a
representative of the Chula Vista Shopping Center. The
representat i ve of the Downtown .Bus i ness Associ at ion shall be
designated by the Association's Board of Directors from among
its membership. The representative of the Chula Vista Center
shall be designated by the Chula Vjsta Center Merchants
Association from among its membership.
Section 2. Terms
a) The term of the vot i ng membershi p shall be four years. The
voting members of the committee may serve no more than two
consecutive terms. The terms shall be staggered so that
appointment of half of the membership occurs at two-year
intervals.
Section 3. Duties and responsibilities
a)
The TCPAC shall review all major proposals for the
development, platting, conservation, circulation, or public
service of the Project Areil., and shall report its findings
and recommendations to the Redevelopment Agency, Design
Review Committee, or referring body.
b)
The TCPAC, acting in the Parking Place Commission's stead,
shall review all major parking improvements and maintenance, J?~ 'J?
and receive applications for review and advise the City
Council on relevant parking matters and actions.
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c) The TCPAC may, on its own vol it ion, advi se the Redevelopment
Agency on matters of pertinent, Town Centre I and II
significance and may submit to the said Agency such reports
on the state of the revitalization of the Project Area as it
may consider necessary.
ARTIGlE II I
Officers. and Secretary
Sect ion 1. The Offi cers of the TCPAC shall cons i st of a Cha i rperson and
Vice-Chairperson.
Section 2. The offices of Chairperson and Vice-Chairperson shall be elective,
and persons so elected shall serve for a term of one year.
Section 3. The Secretary to the Committee shall be a City staff person
assigned by the Community Development Director, and will not be an
officer of the Committee.
Sect ion 4. The dut i es of the offi cers and secretary of the Project Area
Committee shall be as follows:
It shall be the duty of the Cha i rperson to pres i de over all
meet i ngs of the Board, and to appoi nt subcommittees, where
such are deemed necessary: The Chairperson or his/her
des i gnee sha 11 represent the Commi ttee at all meet i ngs and
conferences.
It shall be the duty of the Vice-Chairperson to assist the
Chairperson in the execution of his/her office, and to act in
his/her stead during his/her absence from conferences or
meetings.
It shall be the duty of the Secretary to oversee the keeping
of records of all meetings of the TCPAC, and to oversee
correspondence and communications with those having business
therewith.
ARTICLE IV
Directors of Community Development and Planning
Section 1. The Director of Community Development of the City of Chula Vista
shall be the chief administrative advisor to the TCPAC. The
Director may delegate this responsibility from time-to-time to a
professional member of the Community Development Department
staff. The Director of Planning shall be the Chief Planning
Advi sor to the TCPAC. Thi s responsi bi 1 i ty may be delegated to a
Town Planner or other Planning staff member designated by the
Director of Planning. The Director of Finance will be the chief
financial advisor to the TCPAC. This responsibility may be
delegated to the Assistant Director of Finance.
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ATTACHMENT Q
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ORDINANCE NO. 2418
AN ORDINANCE ~F THE CITY OF CHULA VISTA AMENDING SECTION
2.48.200 OF. THE MUNICIPAL CODE TO ESTABLISH THE
MONTGOMERY'AREA PLANNING COMMITTEE
'-;"'1
WHEREAS, the Montgomery Area Planning Conmittee ("Committee.) was formed
.under the authority of the Chapter 2.48 of the Chu1a Vista Municipal Code by
the adoption, pursuant to Section 2.48.060 and 2.48.070, of Resolution No.
12097, on ~r about August 16, 1985: and,
WHEREAS;'.under the. authority of Section 2.48.070 (C), .the City Council
may review the procedures established by said chapter or the method of
operation of a conmunity planning committee after a period of not less than
one year from the date of formation of the first community planning committee
in the city, in order to make such changes and modifications as may be deemed
necessary or desirable, e.g., change in the method of selection of members of
committee by appointment to election of said members by the electors of the
territory": and,
""'\
WHEREAS, said Section 2.411.070 (Cl requires that. said review by
undertaken at a public hearing to be called by the City Council; and,
, .
WHEREAS, at the City Council meeting of November 13, the City Council
conducted the pub1 ic hearing required by Section 2.48.070 (C). for review of
the procedures and method or operation ~f the commun~ty planning committee;
NOW, THEREFORE, the City Council of the City o~ Chu1a Vista does ordain
as follows:': .
Section 1. The Municipal Code is. hereby amended to'add Section 2.48.200
which shall read as.follows:
.
2.48.200 Montgomery Area Planning Committee
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'.., . A. 'Creation.
","f _.
.
There is hereby created a Montgomery Area Pl anning Committee"'
(.Committee.)..... ....j-..'Vo.
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Ordinance No. 2418
Page 2
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B. Purpose and Intent.
It is the purpose and intent of the City Council in establishing the
Montgomery Area Planning Committee to create an advisory body which
wou1 d serve as a resource to advi se and make recommendati ons to the
City Council and the City Manager on planning matters affecting the
,area of the 'city commonly known ~s the Montgomery Area.
, ,
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The purpose of the Committee is to focus community energies and
resources on said planning matters which, as accomplished, will
positively affect ,the physical, socia1, and the economic life of the
Montgomery Area and all of Chu1a Vista.
C. Functions and Duties.
The functi on and duties of the Montgomery Area Pl anni ng Conrnittee
shall be as follows:
1. Create a forum for discussions, research, and analysis of
critical planning issues affecting the Montgomery Area.
. .:. ~
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2. Mobil i ze various pub1 i c agencies to develop resources and share
them with the Montgomery Area in a coordinated fashion.
)
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3. Promote sound planning decisions within the Montgomery Area by
providing direct communications and recominendations to city
departments, boards and commissions with regard to such issues as
zoning, health, licensing, building codes, and public safety in
the Montgomery Area.
.
4. Draft policies for consideration and adoption by the City of
Chu1a Vista affecting the Montgomery Area.
" ,
5.
Encourage cooperative approaches toward the
implementation of planning measures approved by
relative to the Montgomery Area.
development and
the City .Council
-.rt
6. Investigate and recommend sources of" public,'''funds for
improvements to the Montgomery Area.
D. Membership.
1. Number of Members.
The Committee shall consist of seven (7) Voting Members,
)
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Ordinance No. 2418
Page 9
PASSED. APPROVED. and ADOPTED by the City Council of the City of Chula
Vista. California. this 20th day of November. 1990, by the following vote:
AYES:
NOES:
Council members:
Malcolm, Moore, Nader, Cox
Councilmembers:
None
ABSENT: Councilmembers:
McCandliss
ABSTAIN:
Councilmembers:
None
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ATIEST:
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Beverly ~. Authel et. City Cl erk
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STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO ) ss.
CITY OF CHULA VISTA )
I. Beverly A. Authelet. City Clerk of the City of Chula Vista, California, do
hereby certifY.that the foregoing Ordinance No. 2418 had its first reading on
November 13. 1990. and its second reading and adoption at a regular meeting of
said City Council held on the 20th day of November. 1990.
Executed this 20th day of November. 1990.
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ADVANCE DIV. 7/15/91 C.COVARRUBIAS
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MONTGOMERY
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CITY COUNCIL AGENDA STATEMENT
ITEM Ilf"
MEETING DATE: 10/6/92
ITEM TITLE:
111~~~
Resolution' of the city council Amending the
Environmental Review Procedures of the city of
Chula vista to Permit the City Council to Establish
the Public Re~'e Period and to Conduct, at their
Option, Public e ings on Draft EIRs.
city Attorney,
4/sths Vote: Yes__No-X
SUBMITTED BY:
At the Joint Meeting of the City Council and the Board of
Supervisors on september 24, 1992, the Board of Supervisors
recognized the authority of the City of Chula vista to set the
public review period for the Draft EIR on the Otay Ranch Project
and deferred to the City Council to set said period. Thereupon,
the City Council directed staff to prepare changes to the City's
local environmental review guidelines ("Local Guidelines") that
would allow the Council the right to set public review periods and
to place a resolution approving said changes on the City Council's
agenda for October 6, 1992. This report implements that direction.
Our current Local Guidelines provide that the public review period
commences with the issuance of the Draft EIR by the Environmental
Review Coordinator ("ERC") and terminates!' with the closing of a
public hearing on the Draft EIR before the Planning Commission.
Adoption of the attached resolution will amend those Guidelines in
the following regards:
(1) Power to Set a Date certain Given to Approving Authority.
It will allow the final decisionmaking authorityl! ("Approving
1. Unless further extended by the ERC.
2. For some smaller projects, such as a sign permit or some
conditional use permits, the approving authority can be the Office
of the Zoning Administrator or the Planning commission. As used
herein, "Approving Authority" ref errs to whichever of the three
Offices (the Zoning Administrator, the Planning commission or the
orprp2.wp
September 30, 1992
Al13 on Public Review Amendment to ERG
Page 1
/8'. /
Authority") with regard to a given project to set a date
certain rather than simply terminate the pubic review period
with the closure of a public hearing. Under this change, the
City Council, because they are Approving Authority for the
Otay Ranch Project, would be able to set a date certain for
expiration of public review rather than permit the public
review to expire when they or the Planning commission closes
the public hearing on the Draft EIR. Failure to specify a
date certain then will cause the public review period to be
terminated by the closure of the public hearing.
(2) option to Hold Public Hearing on DEIR Given to City Council.
Currently, the Planning Commission is vested with the author-
ity to hold the public hearing that our Local Guidelines
require as part of the public participation in the review of
the Draft EIR.~ The proposed change will allow the Council,
on a case-by-case basis, the option to assert the authority to
hold the public hearing if they do so at any time prior to
closure of the public hearing by the Planning Commission. By
making this redelegation of authority optional, the City
Council would not have to take over the authority any time
they do not desire to do so, and visa versa. It will keep the
"status quo" in place except in the circumstance that the City
Council may wish to conduct the public hearing itself.
RECOMMENDATION: It is the recommendation of the City Attorney's
Office that you:
(1) Adopt the attached resolution.
Adopt the attached resolution
aforementioned changes.
implementing
the
(2) Defer exercising either power until the Joint Meeting with the
Planning commission is held on October 12, 1992
Upon adoption of the aforementioned resolution, you would
have the authority to immediately set a date certain for
the closure of public review (allowing the public hearing
duty to remain with the Planning Commission) and/or
assume the public hearing duty. You have the option to
City Council) our municipal code assigns the authority for giving
final approval of the project.
3. Please note that neither CEQA, nor the state Guidelines,
requires a public hearing. The state Guidelines strongly encourage
one. state Guidelines, section 15087, Discussion.
orprp2.wp
September 30, 1992
Al13 on Public Review Amendment to ERG
Page 2
/8'"' J.
exercise either of those powers at this time, but it is
the recommendation of this office that you defer
exercising either power until the Joint Meeting with the
Planning Commission is held on October 12, 1992.~
(3) continue this meeting to October 12, 1992 at 6:00 p.m..
continue to the meeting of October 6, 1992 to October 12,
1992 at 6:00 p.m.~ for the purpose of conducting a Joint
Meeting with the Planning Commission, the purpose of
which is allow the Planning Commission and the city
Council to deliberate on public input on the Draft EIR
Report, take any other and further public comment, and to
determine if the Planning commission and the City Council
can reach a consensus on whether the public review period
should be terminated or extended. In that regard, if the
Planning Commission does not concur with the judgment of
the City Council, the City Council should consider
exercising its authority under the newly established
Local Guidelines to either set a date certain or to take
over the public hearing duty with regard to the Draft
EIR.
BOARDS/COMMISSION ACTION: The Director of Planning will attempt
to review the concepts contained in this report with the Planning
commission at their meeting of September 30, 1992 in order to give
them notice of its existence, and if possible, to get preliminary
comments from them. Notice to and solicitation of comments from
the Planning commission need to be done in this manner since this
report was prepared subsequent to the preparation of their agenda
for the September 30, 1992 meeting. The Director will provide a
special report at the night of the City Council meeting as to
comments by the Planning commission with regard hereto.
DISCUSSION:
The Authoritv for Local Guidelines
Our current Environmental Review Guidelines are contained in
a document entitled "Environmental Review Procedures of the City of
4. Notice of which has been given as directed by the Council at
their joing meeting on September 24, 1992. See the attached
Exhibit A.
5. Notice of which has now been published and sent pursuant to the
instructions of Council.
orprp2.wp
September 30, 1992
Al13 on Public Review Amendment to ERG
Page 3
J 8''' :J
Chula vista" and were adopted by the city council by Resolution No.
11086 on November 23, 1982, ("Local~ Guidelines").
The Local Guidelines are adopted under the authority of the
California Environmental Quality Act which provides, in Section
21082, as follows:
"All public agencies shall adopt by ordinance, resolu-
tion, rule or regulation, objectives, criteria and pro-
cedures for the evaluation of projects and the prepara-
tion of environmental impact reports and negative declar-
ations pursuant to this division. . the objectives,
criteria and procedures shall be consistent with the pro-
visions of this division and with the guidelines adopted
by the Secretary of the Resources Agency pursuant to
section 21083 .. "
CEQA Guideline section 15022(a) (6) requires that a local agency's
"implementing procedures should contain at least provisions for .
. assuring adequate opportunity and time for public review and
comment on the Draft EIR or Negative Declaration."
Current Local Guidelines
section 6.8 of our local Guidelines, as they currently exist,
provide that the public review period starts when the Draft EIR has
been distributed by the Environmental Review Coordinator and after
a minimum thirty day period, terminates with the "closing of a
public hearing held by the Planning commission to provide input on
the Draft EIR" .2/
In section 6.9 of the Local Guidelines, the Planning Commis-
sion is required to hold a pUblic hearing to take testimony on the
adequacy of the Draft EIR.~
6. Distinguish from "CEQA Guidelines" published by the State
Office of Planning and Research.
7. Incidentally, it further provides that the Environmental Review
Coordinator ("ERC") may override the decision of the Planning Com-
mission and, independent from the decision of the Planning Commis-
sion, "specify a longer review period for full public participa-
tion, input and evaluation". In this regard, our Local Guidelines
have given greater authority to the ERC than to either the Council
or the Planning commission.
8 . The duty to
receiving public
"Public Hearing
hold such a public hearing for the purpose of
input on a Draft EIR is referred to herein as the
Duty", and is the subject of an optional
orprp2.wp
September 30, 1992
Al13 on Public Review Amendment to ERG
Page 4
18"~
Hence, our current Local Guidelines constitute a delegation of
authority from the City Council to the Planning Commission to set
the public review period for comments on draft EIR's on all the
various projects approved by the city.
Proposed chanqes to the Local Guidelines:
The attached resolution proposes to amend the Local Guidelines
by, in substantial part, amending section 6.8 and 6.9 in the manner
set forth in the attached Exhibit "A". It will amend the Guide-
lines in two ways:
(1) By simply allowing the Approving Authority2/ to fix a date
certain for the closure of public review but not assume the
public hearing duty as to a particular project; and
(2) By allowing the city Council, on an optional basis to be
exercised as they deem appropriate, to take over the Public
Hearing Duty from the Planning commission. If exercised, the
City Council can then terminate the period of public review by
Closing the public hearing at such time as it deems
appropriate. Those specific changes to section 6.8 and 6.9
are shown in Exhibit "A".
May these Chanqes be Adopted bY Resolution?
Yes. Public Resources Code section 21082 provides that the
local implementing procedures such as the ones before us shall be
adopted "by ordinance, resolution, rule or regulation". since they
may be adopted by resolution, they would be effective immediately.
Should the city Council Exercise the Newly Granted Authority
Immediately?
No. The staff believes that the recommendation of Councilwo-
man Horton, expressed at the Joint Meeting of the city Council and
Board of supervisors, was an excellent one. She suggested that the
city Council should have a consensus reaching meeting with the
Planning commission in a joint session. The City Attorney's office
recommends that this joint meeting be one wherein the city Council
attempts to reach a consensus with the Planning commission as to
the proper period of time for public review. Such a meeting might
conclude as follows:
reassignment from the Planning Commission to the City Council.
9. The City Council in
lesser magnitude, it may
Administrator.
this case, although in some projects of
be the Planning commission or the Zoning
orprp2.wp
September 30, 1992
Al13 on Public Review Amendment to ERG
Page 5
/8"->
(1) The City Council and the Planning Commission could agree
on a long period of public review (greater than 80 days) ,
in which case, the city Council could exercise the newly
redelegated authority by establishing a date certain, but
leave the Public Hearing Duty to the Planning Commission,
or they could even decline exercising the date establish-
ing power, thereby leaving that function to the Planning
Commission in its entirety.
(2) The Planning commission and City Council could agree
that, at the meeting of October 12, 1992, the public
review period should be terminated thereupon (or in a
relatively short timeframe thereafter). In this case,
the Planning Commission could simply close the public
hearing. Under such a scenario, the city Council would
not need to exercise either of the two authorities
granted to it by the new change in the Local Guidelines.
They would then simply adjourn their portion of the
meeting.
(3) The Planning Commission could desire a longer public
review period, and the city Council could insist on a
shorter public review period.~1 In such a case, the City
Council could then exercise one of two authorities
granted to it in the new change to the Local Guidelines:
(a) Establish a date certain for the termination of
public review, or
(b) Take over the public hearing function and either
terminate the public hearing on the 12th or
continue it from such time to time as they deem
appropriate.
This Office urges the city Council attempt to reach a consen-
sus with the Planning commission on the period of public review for
several reasons, one of which is that it will increase cooperation
and harmony between the two bodies i and the second of which is
that, if the city Council desires to have an expedited review of
10. Given the recently expressed sentiments of each of the bodies,
the fourth possible permutation (i. e., where the City Council
desires a longer review period and the Planning Commission desires
a shorter one) is not presented.
orprp2.wp
September 30, 1992
Al13 on Public Review Amendment to ERG
Page 6
18" /,
this project, they will need the good faith cooperation of the
Planning Commission on other mattersW.
If, however, such a consensus can not be reached, it is the
recommendation of this Office that the City Council take over
entirely the Public Hearing Duty and close the public hearing at
such time as they, the City Council, deems appropriate. This will
avoid a situation where the hearing body (i.e., the Planning
commission), otherwise charged with exercising its discretion to
determine that the Draft EIR is adequate, determines that they were
not able to receive adequate public input to make that determina-
tion because the city council required them to terminate the
public's right to make comments.
FISCAL IMPACT:
Unknown but believed to be negligible.
11. The Chula vista Municipal Code, at section 19.06.010 ("General
Plans") consistent with Government Code section 65353 and section
19.48.060 ("General Development Plan"), requires any changes in the
General Plan or any General Development Plan to receive the
recommendation of the Planning commission after at least one public
hearing before the City Council may act upon it. Therefore, the
Planning Commission, for reasons other than good planning, could
delay delivering this project to the City Council on a timely
basis. While that authority could also be amended, it would have
to amended by an ordinance which would take a minimum of 35 days.
orprp2.wp
September 30, 1992
Al13 on Public Review Amendment to ERG
Page 7
/ r-- 'l/I!, IlJ
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A
""-'''~-.''- '--"'-"-
NOTICE OF JOINT PUBLIC HEARING
OF THE CITY OF CHULA VISTA PLANNING COMMISSION AND CITY COUNCIL
TO CONSIDER THE DRAFT ENVIRONMENTAL IMPACT REPORT (DEIR)
ON THE OTAY RANCH GENERAL DEVELOPMENT PLAN/SUBREGIONAL PLAN
city of Chula vista No. EIR-90-01
county of San Diego Log No. 89-14-98
SCH # 89010154 (State of California)
NOTICE IS HEREBY GIVEN that the Planning commission of the City of
Chula vista and the City council of the City of Chula vista
(jointly referred to herein as "Hearing Body" or "Hearing Bodies",
respectively), either separately or jointly in conjunction with
each other, will hold either a separate or joint public hearing to
take public input on the Draft Environmental Impact Report (DEIR)
on the proposed otay Ranch General Development Plan/Subregional
Plan. This public hearing will commence on October 12, 1992 at
6:00 p.m. in the City council Chambers, Public Services Building,
276 Fourth Avenue, Chula Vista, Ca. 91910 and may be continued from
time to time as each of the respective Hearing Bodies may direct.
The public is invited to appear and be heard before the Planning
Commission and City council at this Public Hearing(s).
NOTICE IS FURTHER GIVEN that, under the City'S current Environmen-
tal Review Procedures ("Guidelines"), the closure of such public
hearing by the Planning Commission automatically constitutes the
closure of the public review period allowed under section 21091 of
the California Environmental Quality Act ("Public Review Period") .
You are further advised that the City Council intends to consider
as a non-public hearing agenda item at their regular meeting of
October 6, 1992 the amendment of said Guidelines in such a manner
that will allow the Council to assume the resposibility for con-
ducting the pUblic hearing of this and other Draft EIRs which will,
in essence, allow them the right to close the Public Review Period
for this project. If such Guidelines are so amended by the city
Council on or before October 12, the closure of the public hearing
of the DEIR scheduled to commence on October 12 before the City
Council shall constitute a closure of said Public Review Period.
(The Council may also have amended the Guidelines to allow them,
not the planning commission, the power to establish the Public
Review Period for this, and possibly other, projects.)
Said hearing or hearings may be continued from time to time by
motion of the Hearing Body without further published notification.
The Planning Commission and/or city Council public hearings hereby
noticed for October 12, 1992 is additional to the hearings before
the City of Chula vista Planning commission and County of San Diego
planning Commission held on September 16 and scheduled for October
7, 1992.
NOTICE IS FURTHER GIVEN THAT your right to challenge the actions of
the city of Chula vista in regard to approval and use of this DEIR
in court may be limited to those issues raised in written cor-
18''''
respondence delivered to the Otay Ranch Project Planning Office
prior to such public hearings or those issues raised in written
correspondence or oral communications delivered to the hearing body
at such public hearings described in this notice.
Additional information regarding this DEIR and the Otay Ranch
General Development Plan/Subregional Plan may be obtained at the
Otay Ranch Project Planning Office, 315 Fourth Avenue, suite A,
Chula Vista, Ca. 91910, (619) 422-7157.
City of Chu1a vista No: EIR-90-01
County of San Diego Log No. 89-14-98
Date: September 25, 1992
1fj'''/~
RESOLUTION NO.
1{'8'3f
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA AMENDING THE ENVIRONMENTAL REVIEW
PROCEDURES OF THE CITY OF CHULA VISTA TO
PERMIT THE CITY COUNCIL TO ESTABLISH THE
PUBLIC REVIEW PERIOD AND TO CONDUCT, AT THEIR
OPTION, PUBLIC HEARINGS ON DRAFT EIRS
WHEREAS, at the Joint Meeting of the City Council and the
Board of Supervisors on September 24, 1992, the Board of
Supervisors recognized the authority of the City of Chula vista to
set the pUblic review period for the Draft EIR on the Otay Ranch
Project and deferred to the City Council to set said period; and
WHEREAS, the City Council directed staff to prepare
changes to the City's local environmental review guidelines ("Local
Guidelines") that would allow the Council the right to set public
review periods.
NOW, THEREFORE, BE IT RESOLVED that the city Council of
the City of Chula vista does hereby amend sections 6.8, 6.9 and
6.10 of the Environmental Review Procedures of the City of Chula
Vista, adopted by Resolution No. 11086 on November 23, 1982, to
permit the City Council to establish the public review period and
to conduct, at their option, public hearings on Draft EIRs as
follows:
6.8 Public Review of the Draft EIR. After issuance by the
ERC, copies of the draft EIR shall be distributed to the
Resources Conservation commission, affected agencies and
department heads, others with jurisdiction by law, and all
responsible agencies when the City of Chula vista is
functioning as the Lead Agency, and copies shall be deposited
with the Chula vista Public Library for check out. A minimum
30 day period for agency and public review shall commence with
the issuance of the draft EIR by the ERC. Unless a specific
date is otherwise established by the most superior body which
has final decision makinq authority ("Approvinq BodY") as to
the proiect, the review period shall terminate with the
closing of a public hearing hcld by the Planning Cemmiaaion to
pro.idc input on the drGft EIR. Unless either the Planninq
Commission or the city Council has specified a date certain.
i~he ERC may specify a longer review period for full public
participation, input and evaluation. During the review
period, the ERC shall consult with any agency having
jurisdiction by law and persons or groups having special
interest. with the exception of testimony at the Planning
commission public hearing, all input on the draft EIR shall be
in written form. The Resources Conservation Commission may
1
I~~I/
review the draft EIR and may prepare a recommendation for the
rlannin~ CommissionApprovino Body and forward it to the ERC.
6.9 Final EIR. The Planning commission shall hold a public
hearing to take testimony on the adequacy of the draft EIR
unless the city counicl is the APprovino BodY for a qiven
proiect and has otherwise assumed authority to hold the public
hearino. The city council shall have the rioht to assume the
public hearinq dutv for any proiect for which they are the
APprovinq Body at any time prior to closure of the public
hearinq by the Planninq commission. The body which holds the
hearinq shall be herein referred to as "Hearinq Body". For
any proiect for which the city Council is the APprovinq Body
and the Planninq commission is the Hearinq BodY. the Planninq
commission shall not conduct a public hearinq later than 60
days after commencement of the public review period or
continue a public hearinq on a proiect to a date after 60 days
after the commencement of the public review period without the
advance consent of the city Council. If no revisions to the
draft EIR are necessary and no significant input to the EIR is
made, the rlannin~ Commission Hearinq Body may certify the
draft EIR as the final EIR in the manner and accordinq to the
standards permitted bY law. along with the CEQA findings after
closing the public hearing. If significant environmental
issues are raised during the consulting process or during the
public hearing, a response by the city of Chula vista or a
revision to the draft EIR text shall be prepared by the
consultant or the ERC prior to the rlannin~ commission Hearinq
Body consideration of the final EIR. The rlannin~ Commission
Hearinq Body shall review the recommendation of the consultant
and the ERC, the final EIR, all public input and review any
comments from other agencies or city departments on the EIR.
If the rlannin~ Commission Hearinq Body finds the report has
been prepared in accordance with the requirements of these
procedures and Cal. Admin. Code, CEQA of 1970, and all
applicable state laws, it shall by resolution, so certify and
the EIR shall become final.
The rlannin~ Commission Hearinq Body may also certify the EIR
subject to revisions. If the final EIR is found to have major
inadequacies in light of the aboye requirements, the rlannin~
Commission Hearinq Body may require that more information be
included in the final EIR. If the Hearinq Body is the
Planninq Commission. a request for more information in an EIR
may be appealed to the City Council within 10 days of Planning
commission action. Said appeals shall be made on forms
approved by the ERC and subject to the fee in the Master Fee
Schedule. Said appeal must be based upon the grounds that the
Planning commission erred, acted in abuse of discretion, or
requested inappropriate or unnecessary submission of
information. All appeals shall state specific objections to
the action by the Planning commission and provide such
2
I ~ '/~
information as necessary to substantiate the appeal. The City
council may certify that the final EIR was prepared in
accordance with CEQA, the state CEQA guidelines and these
procedures, or uphold a Planning Commission request for more
information.
6.10 Presentation to Decision Makers. After certification of
the EIR by the Planning Commiooisn Hearinq Bodv, or by another
Lead Agency, if the City of Chula \ vista is a responsible
agency, the EIR shall be presented to the recommending and/or
decision making authority. The authority shall certify that
the EIR has been completed in compliance with CEQA and the
Cal. Admin. Code and that the authority has reviewed and
considered the information contained in the EIR prior to
consideration of the project.
No decision making authority shall approve or carry out a
project for which an EIR has been completed which identifies
one or more significant effects of the project unless the
authority makes one or more of the following written findings
for each of those significant effects, accompanied by a
statement of the facts supporting each finding.
a~AP
by
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