HomeMy WebLinkAbout1991/06/18 Item 31
COUNCIL AGENDA STATEMENT
Item
Meeting Date
3:1
6/18/91
ITEM TITLE:
Public Hearing:
a) Consideration of Water Conservation Plan and
Air Quality Improvement Plan for Rancho del
Rey SPAs II and III;
b) Consideration of Rancho del Rey sectional
Planning Area III Design Guidelines
c)
PCS-90-02: Request to subdivide 404.9 acres
known as Rancho del Rey sectional Planning
Area III, Chula vista Tract No. 90-02 located
between East "H" Street and Telegraph Canyon
Road, immediately south of Rancho del Rey SPA
I; Rancho del Rey Partnership
Resolution
Recertifying that the Final EIR-89-l0 for
Rancho del Rey SPA III has been prepared
in compliance with CEQA, the State CEQA
Guidelines and the environmental review
procedure of the city of Chula vista
Approving the Water Conservation Plan for
Rancho del Rey SPAs II and III with
amendments per Attachment 1
Resolution
Resolution
Approving the Air Quality Improvement
Plan for Rancho del Rey SPAs II and III
Resolution
Approving the Design Guidelines for
Rancho del Rey SPA III
Resolution
Approving the tentative subdivision map
for Rancho del Rey SPA III
Resolution
Amending the CEQA Findings for EIR-89-l0,
Rancho del Rey SPA III
Resolution
Amending the Mitigation
Program for EIR-89-l0, Rancho
III
Director of Planning pt
City Manager g (4/sths Vote: Yes _ No -1L)
Monitoring
del Rey SPA
SUBMITTED BY:
REVIEWED BY:
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Page 2, Item
Meeting Date 6/18/91
The applicant, Rancho del Rey Partnership, has submitted a
tentative map for the Sectional Planning Area (SPA) III Plan to
subdivide approximately 405 acres into residential lots, open space
areas, a school lot, a park, and a community purpose facility lot.
The project is bounded on the north by East "H" Street and Rancho
del Rey SPA I, on the south by Telegraph Canyon Road, on the west
generally by Paseo Ladera and existing development, and on the east
generally by Buena vista Way (Exhibit 1 attached).
Included for your consideration are the Air Quality Improvement and
Water Conservation Plans prepared for Rancho del Rey SPAs II and
III as directed by city Council, the tentative maps for the three
phases of SPA III, and the Design Guidelines. The Design
Guidelines were presented for informational purposes at the time of
SPA Plan review and are presented at this time for adoption.
Rancho del Rey SPA III is the final sectional Planning Area for the
EI Rancho del Rey Specific Plan. The SPA I plan was approved in
1987 and is now under construction. The SPA II plan was approved
in 1989 and is also under construction. Rancho del Rey SPA III was
approved in January, 1991.
Your Council previously certified EIR-89-10 and the associated
mitigation monitoring program in its consideration of the sectional
Planning Area Plan for Rancho del Rey SPA III. Additional
mitigation measures are proposed with the air and water plans.
Therefore, amendments to the CEQA Findings and the Mitigation
Monitoring Program are required. A more complete discussion of
these environmental documents is contained in the Discussion
section below.
RECOMMENDATION
1. Recertify that the Final EIR-89-10 for Rancho del Rey SPA III
has been prepared in compliance with CEQA, the State CEQA
Guidelines and the environmental review procedure of the city
of Chula Vista;
2. Adopt a resolution approving the Water Conservation Plan for
Rancho del Rey SPAs II and III with the following amendments:
Amendment No. 1 Table 1-2 on page 3; Amendment No. 2
Pages 31 and 32 (Amendments are contained in Attachment 1 to
this report);
3. Adopt a resolution approving the Air Quality Improvement Plan
for Rancho del Rey SPAs II and III;
4. Adopt a resolution approving the Design Guidelines prepared
for Rancho del Rey SPA III;
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Page 3, Item
Meeting Date 6/18/91
5. Based on the Findings and Conditions in the attached draft
city council Resolution, approve the tentative subdivision map
for Rancho del Rey SPA III;
6. Adopt a resolution amending the CEQA Findings for EIR-89-10,
Rancho del Rey SPA III; and
7. Adopt a resolution amending the Mitigation Monitoring Program
for EIR-89-10, Rancho del Rey SPA III.
BOARDS/COMMISSIONS RECOMMENDATIONS
On March 31, 1991, the Parks & Recreation Commission approved the
concept park plan.
On May 6, 1991, the Resource Conservation commission reviewed the
tentative map and had no comment.
On May 8, 1991, and on May 22, 1991, the city Planning commission,
held public hearings to consider the air and water plans, the
design guidelines and the tentative map. On May 22nd the
commission unanimously recertified EIR-89-10, and recommended
approval of the design guidelines and provisional approval of the
tentative map for Rancho del Rey SPA III. While the Commission
reviewed and considered both the Air Quality Improvement Plan and
the Water conservation Plan, no action was taken. The provisional
tentative map approval is based on both the air and water plans,
and the subsequently amended CEQA Findings and Mitigation
Monitoring Program, being approved by the City Council.
DISCUSSION
Rancho del Rev Sectional Plannino Area (SPA) III Plan
The Rancho del Rey SPA III Plan is included as Exhibit 2 attached.
The plan is intended to show the general location of all proposed
uses and the general circulation system. It details that within
the 405 acres of SPA III, there are proposed a maximum of 1,380
dwelling units (314 single family conventional units at 2-4 and 4-6
dwelling units per acre; 250 single family cottage units at 4-6 and
6-8 dwelling units per acre; 228 townhouse units at 8-12 dwelling
units per acre; and 588 specialty housing units at 4-6, 6-8 and 8-
12 dwelling units per acre). Also included in the plan is a 26.1
acre junior high school site, a 10.8 acre park site, a 1.9 acre
community purpose facility site and 148.3 acres of open space.
This SPA plan was approved with conditions at the city Council
hearing of January 15, 1991. (A more complete analysis of the
subdivision lot designations is found in Section D. ANALYSIS,
following this Discussion section.)
3/- '3
Paqe 4, :Item
Meetinq Date 6/18/91
Subdivision Structure and Desiqn
Rancho del Rey SPA III is planned to be a residential community
with a diversity of housing types which will become available to
families and individuals with various income levels and housing
needs. Eighty-six acres of Specialty Housing is located in the
northern portion of the plan, immediately south of East "H" Street.
A variety of housing types will be included in the development of
this area as a retirement community. Precise plan approval will
further detail specific requirements and provisions for this lot.
The single family units in SPA III are generally located in the
center of the plan and have been designed to relate to existing
adjacent single family units. The area located in the southeastern
portion of the plan will interface with existing multi family
development to the east and with the park and open space systems to
the south and west. The open space system in Rancho del Rey SPA
III includes over 148 acres consisting mostly of canyon and slopes
covered in coastal sage scrub. Trail and pedestrian path systems
will be provided along East "H" Street, in the south leg of Rice
Canyon, along Paseo Ranchero and in the open space areas north of
Telegraph Canyon Road. These trails and pedestrian paths result in
an added recreational benefit for the area.
Gradinq
The EI Rancho del Rey Specific Plan set the limit for developable
areas and open space areas. In addition, the Specific Plan
included a series of findings acknowledging that development of the
project site under the adopted Specific Plan would require
substantial landform alteration. At the time of SPA Plan approval,
alternative grading concepts that alleviated amounts of grading in
open space areas and reduced heights of cut and fill slopes were
presented and made part of project approval.
Development areas are located on the higher elevations or plateaus,
while the canyons and slopes remain primarily in open space with
some recreational uses such as trails. The Rancho del Rey SPA III
Plan calls for a balanced cut and fill grading program of
approximately 4.0 million cubic yards. Typical cuts and fills will
range between 10 and 20 feet. Many slopes will be retained in a
natural state in the open space areas. Those graded slopes that
encroach the open space areas will be revegetated with native
species.
Grading shown on the tentative maps is consistent with the
alternative grading concept plan and maintains the areas set for
development and open space by the Specific Plan. A condition is
recommended for tentative map approval that requires grading
proposals to be reviewed by the City Engineer for consideration of
balanced cut and fill, utilization of appropriate soil types,
3/- Y
Page 5, Item
Meeting Date 6/18/91
effective landscaping and revegetation where applicable. Grading
is to occur in separate phases unless a single phase operation is
approved with the grading plan.
An area of potential concern is the grading and drainage occurring
on lots 71, 72 and 89 of Phase 2, unit 1. In these areas, the
subdivision must meet and interface with existing development and
grading will need to be accommodated on site. In order to provide
the largest possible pad area and avoid a difficult terrain
situation of open drainage channels on residential lots, staff
prefers that the grading and drainage plans detailing these lots
provide for spot drainage interceptors to catch the water and carry
it underground. This may require retaining walls and further grade
analysis. A recommended condition of approval requires that no
negative grading or drainage impacts occur to the off site
properties adjacent to these lots.
Circulation
Access to the subdivision is provided by Paseo Ranchero from either
East "H" street to the north, Telegraph Canyon Road to the south,
or via East "J" street from the west. The EI Rancho del Rey
Specific Plan designates Telegraph Canyon Road and East "H" Street
as prime arterials, Paseo Ranchero as a 4 lane collector and East
"J" street as a 2 lane residential collector.
The proposed tentative map and improvements for these streets are
consistent with the SPA Plan, Specific Plan, and General Plan
designations. Conditions of SPA approval and the Public Facilities
Financing Plan (PFFP) require development of SPA III to be
consistent with any adopted Eastern Chula vista Transportation
Phasing Plan. This is also made a condition of tentative map
approval. The PFFP also requires completion of East "J" Street to
connect with existing improvements to the west.
An item of concern raised at the City Council hearing on the SPA
regarded the level of service at the intersection of Pas eo del Rey
and East "H" street. It was determined that a right turn lane
would be required should conditions warrant the addition. However,
given the open space canyon slope that is located immediately
adjacent to the right-of-way and the substandard street width
already established, there may be substantial impact associated
with the addition of the turn lane. A condition of tentative map
approval provides that the developer enter into an agreement to
provide a right turn lane at the intersection of Paseo del Rey and
East "H" Street, to the satisfaction of the City Engineer, should
it be determined to be necessary.
~/-S
Page 6, :Item
Meeting Date 6/18/91
The Metropolitan Transit and Development Board (MTDB) has provided
comment on the transit alternatives provided by Rancho del Rey SPA
III (Attachment 2). While the design of the project creates
neighborhoods and is sensitive to natural topography, the
circuitous streets and cul-de-sacs are not as easily adapted to
transit operation as much as the traditional interconnecting grid
system of streets. MTDB recommendations and recommendations from
the Air Quality Improvement Plan include pedestrian pathways
through ends of cul-de-sacs that would connect to adjacent streets,
adequate public rights-of-way at intersections along major
arterials for future bus stops, and park and ride facilities where
feasible to encourage car pooling. These have been incorporated
into the conditions of approval.
Low and Moderate Income Housinq
The Housing Element requires that subdivisions of over 50 dwelling
units provide 5% of the total project unit count as affordable
units for low-income families and 5% of the total project unit
count for moderate-income families. In August, 1990, the city
council approved an agreement concerning this requirement and how
it will be met in the Rancho del Rey specific Plan area. The
agreement states that Rancho del Rey has satisfied in full the
moderate income housing requirement of 322 units by the
construction of multi-family units in the Rancho del Rey specific
Plan area. The goal for low income units has been partially met.
The agreement also states that the additional 23 (minimum) low
income units will be provided in SPA III if a reasonable area for
such units is available. If no such site is available in SPA III,
it was agreed that an alternate site within the City may be
approved. A condition has been placed on tentative map approval
that prior to first final map approval, the applicant shall present
a schedule demonstrating how compliance with the low income housing
requirement will be met.
Specialtv Housinq Area
The specialty Housing Area, shown on the tentative map as Phase 1,
will be developed as a retirement community, creating a village
atmosphere for residents in a variety of housing types. The
precise design of the development is unknown at this time.
However, the conceptual grading plan, made a part of SPA Plan
approval, provides the basic footprint of the pad and slope areas
and the circulation. The Design Guidelines discuss the desired
concepts to be used in developing the site. SPA Plan approval and
recommended tentative map conditions of approval require the
adoption of a Precise Plan prior to development of the parcel.
Another recommended condition requires an agreement be entered into
by the developer that the parcel be developed specifically for
senior housing.
~/-~
.page 7, Item
Meeting Date 6/18/91
At the meeting of January 15, 1991, council expressed concern that
there be guarantees in place regarding the development of this land
for senior use. specific details of financial arrangements are
more properly handled in a development agreement, which is
currently being prepared by the developer and staff. The
requirement for Precise Plan approval will provide the City
adequate review of the density, circulation, open space and
interface of the retirement community with the surrounding areas.
In addition, a condition has been included that requires an
agreement be entered into by the developer and the city, prior to
recordation of final map, that the parcel will be developed
specifically for senior housing.
Communitv Purpose Facilities
The Community Purpose Facility Task Force was created by the city
council to study the need for community facilities in the City of
Chula vista. The Task Force has made specific recommendations to
the City council for a minimum acreage requirement of 1.39 acres of
Community Purpose Facility land per 1,000 persons. This minimum
acreage requirement was recently adopted as a City standard.
An analysis of the projected population for SPAs I, II and III
combined, based on unit types, yields that 16.12 acres of community
purpose facility land is required. Actual acreage provided within
the boundaries of SPAs I, II and III, including the 1.1 net acre
site proposed in SPA III, totals 11.2 acres. The deficit of
approximately 4.92 acres may be made up by considering an out
parcel immediately adjacent to SPA III at the southeast corner of
Pas eo Ranchero and East "H" Street. This property, owned by the
Rancho del Rey Partnership, is currently in negotiations for sale
to a church community. Condi tions of tentative map approval
include the requirement that compliance with the Community Purpose
Facility Ordinance be demonstrated prior to first final map
approval. The applicant is proceeding with a SPA amendment and
appropriate rezoning to designate the 4.92 acres for Community
Purpose land use.
Park Dedication
The Tentative Maps for Rancho del Rey SPA III provide for a 10.80
acre (gross) neighborhood park located on the south side of East
"J" Street adjacent to the junior high school. This is consistent
with the approved SPA Plan for the project. The Park Land
Dedication Ordinance (PLDO) requires 12.5 acres of park land based
on projected population and current PLDO application. After
sUbtracting the area with slopes greater than 5:1, the net useable
acreage of the neighborhood park is 10.25. In addi tion to
requiring fees and/or additional improvements to make up the
shortage of park land, joint use of recreational facilities located
'3/-7
Page 8, Item
Meeting Date 6/18/91
on the park and school grounds will serve the recreational needs of
the community. The design of both the park and school have taken
joint use of facilities into consideration. Facilities located on
the school grounds to be available for public use include tennis
courts, basketball courts, hard courts and ball fields. Facilities
on the park property include tot lots, a par course, soccer fields
and picnic areas. The park plan was approved by the Parks
commission on March 21st. In addition to the 10 acre park, SPA III
incorporates the trail system previously described.
Water Conservation Plan and Air Qualitv Improvement Plan
The city council directed that a Water Conservation Plan and Air
Quality Improvement Plan be prepared for Rancho del Rey SPAs II and
III pursuant to the General Plan and the Growth Management
policies.
Water
The purpose of the Water Conservation Plan is to respond to the
long term need to conserve water in new development. The
conservation plan is intended to be implemented over the life of
the project and to establish standards for future residents. Since
the immediate water crisis has eased, the two water districts
serving the Chula vista area have adopted less stringent water
cutbacks than what was anticipated at the time of SPA Plan
approval.
The Water Conservation Plan prepared for SPAs II and III and
included with this report, states that with water conservation
measures implemented on-site, projected water use for all areas of
SPAs II and III, including the park and school, is 400,000 gallons
of water per day. The water conservation measures outlined in the
Water Conservation Plan for SPAs II and III include on-site
measures (efficient fixtures and devices in the units, efficient
landscaping and irrigation, public awareness and education
programs) and a commitment to participate in any off-site
mitigation program adopted by the city. Such a program would be
designed to require new development to off-set all or a portion of
their new water demand by funding or providing new water
conservation improvements in older areas where efficient plumbing
or irrigation fixtures were not installed. Fees collected could
also be spent on studying or acquiring new or improved sources of
water (e. g., expanded water reclamation, desalinization, etc.).
The applicant shall comply with a City-approved water use offset
policy. Said policy may require one or more of the following:
1. Compliance with a regional water use offset program, to be
administered by the San Diego County Water Authority.
3( - fr
Page 9, Item
Meeting Date 6/18/91
2. Compliance with a locally administered water use offset
program;
3. Implementation of specific water use offset measures for this
project, if neither a regional or locally-administered water
use offset program is in place prior to issuance of building
permits for any portion of this project.
In the event that a City-approved water offset policy is not in
effect at the time building permits are issued, the requirements of
this plan shall be met through implementation of specific water
offset measures for this project, with the level of offsets and
specific measures to be approved by the City.
At their hearing on May 22, 1991, the Planning Commission expressed
concern that this project be held to a water policy enacted on a
regional or City-wide basis. Since Chula vista is acting as a
forerunner in the water conservation program, they expressed the
desire that the City work with the water districts operating in the
city as well as with other jurisdictions to encourage a County-wide
program.
Air Qualitv
As discussed in the Air Quality Improvement Plan included with this
report, the most significant air quality improvement measures are
those policies and regulations established at the broadest
geographic level, i. e. State or Federal. However, measures
implemented on a City or project level can have a positive impact.
The Air Quality Improvement Plan prepared for Rancho del Rey SPAs
II and III includes mitigation measures suggested by the developer
and those recommended by the consultant reviewing the plan,
Stevens/Garland and Associates. These include pedestrian and
bicycle paths, jobs/housing balance, access to regional travel
systems, access to transit, educational programs to increase
awareness, and the provision of park-n-ride facilities.
Local and regional air quality regulations including the Air
Pollution Control District program are being drafted that will
supersede existing standards. SPA III is being reviewed in advance
of these programs. In addition, it is an in-fill project, being
surrounded by existing and approved development. The circulation
network and land use plan, which relate to existing topography and
surrounding land uses, were previously approved by the SPA. For
these reasons, a major re-design of the project to incorporate a
more transit oriented design is not feasible. However, the Air
Quality Improvement Plan recommended several improvement measures
with the project including a park-n-ride facility to help limit
individual car trips by encouraging car pooling and bus ridership.
In addition, SPA III will be subject to on-going monitoring
31-1
Page 10, Item
Meeting Date 6/18/91
programs inherent in the city's Transportation Phasing Plan and
Growth Management Program.
The Chula vista Transit study, recently adopted in concept by the
city council, has identified the need for a park-n-ride facility
near the intersection of East "H" street and Paseo Ranchero. The
location of a facility near this intersection would accommodate
population generated by the Rancho del Rey development. One factor
in siting a successful park-n-ride facility is maintaining a sense
of security and ease of access. In addition, establishing the
facility early on, with initial development, allows the facility to
become a part of the community and helps establish car pooling
habits at the outset. possible alternatives near this intersection
include the future library site, the church anticipated at the
southeast corner of Paseo Ranchero and East H street, and the
pilgrim Lutheran Church to the northeast. The Transit Coordinator
will be meeting with the applicant to determine the exact location
and design. The developer is being required to agree to improve a
park-n-ride facility to the satisfaction of the city Transit
Coordinator. In the future, park-n-ride facilities may be more
adequately addressed in the Public Facilities Financing Plan stage
of a development.
Desiqn Guidelines
The Design Guidelines are an integral part of the Rancho del Rey
SPA III Plan and development. They are intended to establish
minimum standards for the design and architectural character of
project. They are provided to ensure that the quality and
fundamental concepts established at the master planning stage are
maintained in the final phase of detailed planning and design.
The Design Guidelines were considered in their draft form to
evaluate the plan layout, lot configuration and open space
treatments found in the tentative map. The majority of the Design
Guidelines encompasses landscape design. Landscape zones are
proposed which promote drought tolerant/naturalized landscaping as
the predominant landscape theme. Other features of the landscape
design program include slope erosion control, natural open space
enhancement, irrigation standards, fuel modification landscaping,
landscaping and the interface between residential areas and public
areas. Revision sheets for the revised Design Guidelines have been
included with this report and would replace those presently in your
SPA III binder.
ReCvclinq Facilities
Concern has
opportunities
Currently, the
been expressed that provisions for recycling
be addressed with the approval of subdivisions.
City Conservation coordinator is working on programs
"31-/0
Page 11, Item
Meeting Date 6/18/91
for recycling but has not implemented specific requirements.
Laidlaw .Waste system, the waste collector for the City, provides
residential curbside pick up of recycled materials when the units
become occupied and service established. The applicant's Product
Development Committee is considering areas for recycling bin
storage within the single family units to further encourage the
program. provisions for recycling in the multi-unit areas will
also be pursued with the assistance of the city Conservation
Coordinator and addressed with Precise Plan review.
Environmental
A. Recertify the Final EIR-89-10
The city Attorney determined that the "tentative subdivision
map" for the above cited project is considered a "project"
under the California Environmental Quality Act and as such,
environmental review is required. As the Final Supplemental
Environmental Impact Report EIR-89-10 for Rancho del Rey SPA
III was certified by the Planning Commission at its meeting on
November 14, 1990, and was certified by council on January 15,
1991, and as the tentative map and SPA Plan for RDR III are
basically considered identical, the City Attorney has
determined that the recertification of EIR-89-10 should occur
prior to the tentative subdivision map being adopted.
For your information, the executive summary of EIR-89-10 which
you reviewed and certified is attached.
B. Amended CEQA Findings for EIR-89-10
subsequent to Council's adoption of the CEQA findings for EIR-
89-10 on Rancho del Rey SPA III, and in accordance with
Council's conditional approval of the RDR SPA III Plan, the
applicant submitted and the city reviewed studies of ways to
reduce net water usage of the proposed project and suggested
methods to improve air quality within the project. Based on
these studies, the CEQA findings have been modified, and the
revised findings are attached.
Air Quality was previously considered a significant impact at
a cumulative level and is still significant at the cumulative
level. Water use was previously considered insignificant at
a project level and at a cumulative level. Water is still
considered an insignificant impact at a project level and
significant at a cumulative level.
3/-1/
Page 12, Item
Meeting Date 6/18/91
c. Amended Mitigation Monitoring Program
A mitigation monitoring program for EIR-89-10, Rancho del Rey
SPA III, was adppted by the City Planning commission on
November 14, 1990, and by the City Council on January 15,
1991. Amendments have been made to the monitoring program.
Water use has been reduced and additional measures have been
added to further mitigate negative impacts to air quality.
In order to assure that these
the mitigation monitoring
accordingly.
items are in fact implemented,
program has been amended
ANALYSIS
The proposal is consistent with the Chula vista General Plan and
the adopted El Rancho del Rey Specific Plan and Rancho del Rey
sectional Planning Area III Plan. In addition, SPA III is in
compliance with the Chula Vista Growth Management Program as it is
included in the Development Phasing Forecast, (or the 5 to 7 year
program), and can be approved pursuant to the adoption of air
quality improvement and water conservation plans. The Rancho del
Rey SPA III Plan is included as Exhibit 2 attached. The plan is
intended to show the general location of all proposed uses and the
general circulation system. The actual tentative maps detail that
within the 405 acres of SPA III, there are proposed a maximum of
1,380 dwelling units (289 single family conventional units at 2-4
and 4-6 dwelling units per acre; 242 single family cottage units at
4-6 and 6-8 dwelling units per acre; town house units at 8-12
dwelling units per acre; and specialty housing units at 4-6, 6-8
and 8-12 dwelling units per acre). Also included in the
development is a 26.1 acre junior high school site, a 10.8 acre
park site, a 1.9 acre community purpose facility site and 148.3
acres of open space. This SPA plan was approved with conditions at
the city Council hearing of January 15, 1991.
According to the Chula vista Municipal Code, the purpose of the SPA
Plan in a PC Planned community zone is to provide for the orderly
pre-planning of large tracts of land containing a variety of land
uses which are under unified ownership or development control. The
Rancho del Rey SPA III site utilization Plan contains seven
residential planning areas divided into three development phases:
the specialty housing area is in phase one, the area west of Paseo
Ranchero is in phase two and the area east of Paseo Ranchero is in
phase three. The tentative map submitted for SPA III is consistent
with these development areas and phases. A lot summary of the
tentative map is as follows:
fI-I"-
Phase
unit SPA III Lot
Desig. No.
1
R-7
1-3
A-D
2
1
R-3
1-135
A-B
1-85
A
1-10
1
1-21
A-B
2
R-4
3
R-1
CF-1
R-1
4
3
1
R-2
1-144
A-B
1-157
A-B
1
A-B
1
1
A
2
R-5
3
R-6
4
S-1
P-1
Page 13, Item
Meeting Date 6/18/91
Area (AC) No. Proposed Use
Gross/Net Lots
90.6 / - 3
67.3 / - 4
30.5 / - 135
8.3 / - 2
13.9 / - 85
0.4 / - 1
2.8 / - 10
1.7/1.11
5.3 / - 21
40.9 / - 2
29.1 / - 144
8.9 / - 2
21.8 / - 157
1.1 / - 2
18.3/16.6 1
15.7 / - 2
26.1/23.4 1
11.3/10.0 1
1.2 / - 2
Multi-family res.
Open Space
sngl family res.
Open space
Sngl family res.
open Space
Sngl family res.
Community Fac.
sngl family res.
Open Space
Sngl family res.
Open Space
Sngle family res.
open space
MUlti-family res.
Open Space
Junior High
Park
Open Space
The Planning Department has concluded that the proposed map is
consistent with the EI Rancho del Rey SPA III plan and, therefore,
we are recommending approval subject to the conditions and findings
listed herein.
FISCAL IMPACT: Not applicable.
(RDR3CC.RPT)
31-13
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RESOLUTION NO. IltRI~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA RECERTIFYING THAT THE FINAL
EIR-89-l0 FOR RANCHO DEL REY SPA III HAS BEEN
PREPARED IN COMPLIANCE WITH CEQA ,THE STATE
CEQA GUIDELINES AND THE ENVIRONMENTAL REVIEW
PROCEDURE OF THE CITY OF CHULA VISTA
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, Rancho del Rey SPA III is the final Sectional
Planning Area for the El Rancho del Rey Specific Plan which was
approved in January, 1991; and
WHEREAS, on May 22, 1991, the planning Commission
unanimously recertified EIR-89-l0 and recommended approval of the
design guidelines and provisional approval of the tentative map
for Rancho del Rey SPA III.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby recertify that the Final
EIR-89-l0 for Rancho del Rey SPA III has been prepared in
compliance wi th CEQA, the state CEQA Guidelines and the
environmental review procedures of the City of Chula Vista.
Robert A. Leiter, Director of
Planning
8968a
Bruce M. Boo aa d, Cl Y Attorney
Presented by
3/-ICt
RESOLUTION NO.~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING THE WATER CONSERVATION
PLAN FOR RANCHO DEL REY SECTIONAL PLANNING
AREAS (SPA) II AND III
WHEREAS, a duly verified Water Conservation Plan was filed
with the Planning Department of the City of Chula vista on January
8, 1991 by Rancho del Rey Partnership, and
WHEREAS, said Plan reviewed the proposed water usage of the
project and conservation measures to mitigate the water use impacts
associated with the development, and
WHEREAS, the Planning Commission held an advertised public
hearing on associated tentative subdivision map PCS-90-02 on May 8,
1991, and continued to May 22, 1991, and
WHEREAS, the city Council set the time and place for a hearing
on associated tentative subdivision map (PCS-90-02) and notice of
said hearing, together with its purpose, was given by its
publication in a newspaper of general circulation in the city and
its mailing to property owners within 300 feet of the exterior
boundaries of the property at least ten days prior to the hearing,
and
WHEREAS, the hearing was held
advertised, namely 7: 00 p.m., June
Chambers, 276 Fourth Avenue, before
hearing was thereafter closed, and
at the time and place as
18, 1991, in the Council
the City Council and said
WHEREAS, the City council found that the Water Conservation
Plan is exempt from CEQA pursuant to Section 15262 of the State
CEQA Guidelines.
NOW THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL finds as
follows:
1.
The Water Conservation Plan as modified to
attached amendments is in compliance with
Management Program adopted April 23, 1991; and
contain the
the Growth
2.
The Water Conservation Plan as modified to contain
attached amendments is in compliance with Ordinance 2248,
Growth Management Implementation Ordinance adopted April
1991; and
the
the
23,
3. The Water Conservation Plan as modified to contain the
attached amendments is in compliance with Condition No. 20 on
Rancho del Rey Sectional Planning Area Plan III (Council
Resolution No. 15993, dated March 5, 1991).
3/- 17
BE IT FURTHER RESOLVED THAT THE Water Conservation Plan, as
modified, for Rancho del Rey SPAs II and III is approved.
That a copy of this resolution be transmitted to the owners of
the property.
PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CHULA VISTA,
CALIFORNIA, this 18th day of June, 1991, by the following vote, to-
wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
Robert A. Leiter
Director of Planning
form b
Presented by
Bruce M. Boog
City Attorney
2
5/-;<6
AMENDMENT NO. 1
Table 1-2, page 3
Rancho del Rey SPA II and SPA III
Water Conservation Measures
On-site Measures
(This section remains the same.)
Off-site Measures
Full Ilartieipation in a City aIlflrO"leel .;ater eonDervationjlllitiqation
proqralll desiqneel to eff Det additional vater elemand aDDociated '.litR
Rffi; cORstruetion tRreliqh the retro fit of elder, leDD efficieRt
\/ateL fil1tureD eff site, aRd/or fURdiRq fOL RC\l DUIlplies er DoureeD
of \mter. The applicant shall complv with a citv-approved water
use offset policv. Said policv mav reauire one or more of the
followina:
~ compliance with a reaional water use offset proaram. to be
administered bv the San Dieao Countv Water Authoritv.
~ Compliance with a locallv administered water use offset
proaram (such proaram mav be administered bv the citv. water
district. or a combination of both):
~ Implementation of specific water use offset measures for this
proiect. if neither a reaional or local lv-administered water
use offset proaram is in place prior to issuance of buildina
permits for anv portion of this proiect.
In the event that a Citv-approved water offset policv is not in
effect at the time buildina permits are issued. the reauirements of
this plan shall be met throuah implementation of specific water
offset measures for this proiect. with the level of offsets and
specific measures to be approved bv the citv.
3
'3/-1':;
AMENDMENT NO. 2
Page 31, continuing onto page 32:
D. Offsite Mitigation Measures
Because of the crisis created by the multi-year drought in
California and the extreme short term water rationing/use
restrictions adopted to respond to the situation, new attention is
being given to formulating new policies which will conserve water
and allow for long term growth.
As noted in the preceding sections, although the SPA II and SPA III
projects implement a variety of water conserving practices, the
construction and occupation of these projects will result in an
increased demand for water. The drought has demonstrated that
water is a finite resource and that current supplies cannot
reliably support current demands and continued growth. However,
growth is a major component of both the State's, and especially,
the local San Diego area economy. In order to accommodate growth,
while long term water supplies are evaluated and implemented, new
programs to more efficiently use the available water are being
proposed.
An initial area of focus is the retro-fit of plumbing fixtures and
landscape irrigation in existing development. According to
statistics compiled by the Construction Industry Federation (CIF) ,
retro-fitting the shower and toilet fixtures in approximately 2.8
older homes would save the amount of interior-use water required by
one new home (additional older homes would be required to off-set
outdoor water use at the new home). Thus a mitigation program
which collected fees to complete such conversions, or directly
required equivalent conversions, could allow a limited amount of
new development to occur without creating a net increase in water
demand. Comparable water savings could also be achieved by retro-
fitting irrigation systems of schools, parks, golf courses, etc.,
where significant conservation of irrigation water could be
achieved. This type of water consumption off-set program has been
conceptually approved by the San Diego County Water Authority.
Additional studies to determine the exact specifications, scope and
implementation process are now under way. In order to avoid
conflicting regulations and to maximize fairness, such a program
would need to implemented on a wide basis, preferably county-wide.
The City and local water district would provide input in the
4
3/- :?o
would need to implemented on a wide basis, preferably county-wide.
The city and local water district would provide input in the
establishment of the large scale program and would probably provide
local implementation.
As indicated earlier, the approval of the Rancho del Rey SPA III
Plan was conditioned to require a Water Conservation Plan which
reduced any impacts to the local water supply to an "insignificant"
level, as determined by the city Council. This is the first and,
so far, the only project to be so conditioned. ~t the time the
oOflditien \lac draftee, it ~:as iRtcYllyctCa. to rcftuirc a zcre net
iRerc~sc or ee~lctc \:atcr eeRoa~tiefl eff cct,bceauac He program,
adopteel pelicy 01" citl"\:ielc criteria euioteel to Be uoeel ao a
Dtand:lra. IIe\:c~,;E;.r, ae1di tianal Jlroj ceto rCEIucot ap13ro"'lalo and/ sr :l
broael Based miti~atieR/oonservatieR pro~ram io eleveleped,
"iRtJi~Rificant" i!) elrpecteel te Be aefiReel ao filII implemeRtation of
on oite eeRocr~atieR mcazurCD ana full participatioR in :lR eff oite
miti~atioR pr8~ram eRelorseel BY the city. The 8rA II aRd erA III
project!) .;ill fally comply .:ith the reqllirellleRts of a City approved
aRel/or sponsoreel .:ater c8RservatioRjmitigatioR program. To meet
this reauirement. the applicant shall complY with a city-approved
water use offset policy. Said policy may reauire one or more of
the followina:
~ Compliance with a reaional water use offset proaram. to be
administered bv the San Dieao County Water Authoritv.
~ Compliance with a local Iv administered water use offset
proaram (such proaram may be administered bv the city. water
district. or a combination of both):
~ Implementation of specific water use offset measures for this
proiect. if neither a reaional or locally-administered water
use offset proaram is in place prior to issuance of buildina
permits for anY portion of this proiect.
In the event that a City-approved water offset policy is not in
effect at the time buildina permits are issued. the reauirements of
this plan shall be met throuah implementation of specific water
offset measures for this proiect. with the level of offsets and
specific measures to be approved bY the city.
5
'3/- ~I
RESOLUTION NO. ~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING THE AIR QUALITY
IMPROVEMENT PLAN FOR RANCHO DEL REY SECTIONAL
PLANNING AREAS (SPA) II AND III
WHEREAS, a duly verified Air Quality Improvement Plan was
filed with the Planning Department of the City of Chula vista on
January 28, 1991 by Rancho del Rey Partnership, and
WHEREAS, said Plan reviewed the impacts to air quality
anticipated by the project and measures to mitigate the impacts
associated with the development, and
WHEREAS, the Planning commission held an advertised public
hearing on associated tentative subdivision map PCS-90-02 on May 8,
1991 and continued to May 22, 1991, and
WHEREAS, the City Council set the time and place for a hearing
on associated tentative subdivision map (PCS-90-02) and notice of
said hearing, together with its purpose, was given by its
publication in a newspaper of general circulation in the city and
its mailing to property owners within 300 feet of the exterior
boundaries of the property at least ten days prior to the hearing,
and
WHEREAS, the hearing was held
advertised, namely 7:00 p.m., June
Chambers, 276 Fourth Avenue, before
hearing was thereafter closed, and
at the time and place as
18, 1991, in the Council
the city Council and said
WHEREAS, the City Council found that the Air
Improvement Plan is exempt from CEQA pursuant to Section
the State CEQA Guidelines.
Quality
15262 of
NOW THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL finds as
follows:
1. The Air Quality Improvement Plan as submitted is in compliance
wi th the Growth Management Program adopted Apr i I 23, 1991; and
2. The Air Quality Improvement Plan as submitted is in compliance
with Ordinance 2248, the Growth Management Implementation
Ordinance adopted April 23, 1991.
BE IT FURTHER RESOLVED THAT THE Air Quality Improvement Plan
for Rancho del Rey SPAs II and III is approved.
That a copy of this resolution be transmitted to the owners of
the property.
1
"3/- ~t
PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CHULA VISTA,
CALIFORNIA, this 18th day of June, 1991, by the following vote, to-
wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
Presented by
Robert A. Leiter
Director of Planning
2
1/-.23
RESOLUTION NO.~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING DESIGN GUIDELINES FOR
RANCHO DEL REY SPA III
The City Council of the City of Chula vista does hereby
resolve as follows:
WHEREAS, the Design Guidelines are an integral part of
the Rancho del Rey SPA III Plan and development which are
intended to establish minimum standards for the design and
architectural character of the project; and
quali ty
planning
planning
WHEREAS, said Guidelines are provided to ensure that the
and fundamental concepts established at the master
stage are maintained in the final phase of detailed
and design; and
WHEREAS, the Design Guidelines were considered in their
draft form to evaluate the plan layout, lot configuration and
open space treatments found in the tentative map; and
WHEREAS, the majority of the Design Guidelines encompass
landscape design with landscape zones proposed which promote
drought tolerant/naturalized landscaping as the predominant
landscape theme as well as slope erosion control, natural open
space enhancement, irrigation standards, fuel modification
landscaping, landscaping and the interface between residential
areas and public areas; and
WHEREAS,
the El Rancho del
Plan; and
the Design Guidelines are in conformance with
Rey Specific Plan and the Chula vista General
WHEREAS, the Design Guidelines will promote the orderly
development of the involved sectional planning area and ensure a
consistent quality of development in keeping with the fundamental
concepts established for the approved SPA.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula vista does hereby approve the Design Guidelines
for Rancho del Rey SPA III and does hereby impose them, among
others, as conditions of development.
Presented by
d, City Attorney
Robert A. Leiter, Director of
planning
8973a
3/- ~1I
RESOLUTION NO. ~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING THE TENTATIVE
SUBDIVISION MAP FOR RANCHO DEL REY SECTIONAL
PLANNING AREA (SPA) III, CHULA VISTA
TRACT 90-02
WHEREAS, a duly verified application for a tentative
subdivision map was filed with the Planning Department of the City
of Chula vista on November 8, 1989 by Rancho del Rey Partnership,
and
WHEREAS, said application requested the subdivision of
approximately 405 acres into residential lots, open space areas, a
school lot, park and community purpose facility lot, and
WHEREAS, the Planning commission held an advertised public
hearing on said project on May 8, 1991, and continued to May 22,
1991, 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 in
a newspaper of general circulation in the city and its mailing to
property owners within 300 feet of the exterior boundaries of the
property at least ten days prior to the hearing, and
WHEREAS, the hearing was held
advertised, namely 7:00 p.m., June
Chambers, 276 Fourth Avenue, before
hearing was thereafter closed, and
at the time and place as
18, 1991, in the Council
the city Council and said
WHEREAS, the city Council recertified EIR-89-10, with
Statement of Overriding considerations, and associated Mitigation
Monitoring Program for Rancho del Rey SPA III.
NOW THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL finds as
follows:
Pursuant to section 66473.5 of the Subdivision Map Act, the
tentative subdivision map for Rancho del Rey sectional Planning
Area (SPA) III, Chula vista Tract no. 90-02, is found to be in
conformance with the various elements of the city's General Plan
based on the following:
1. The site is physically suitable for residential
development and the proposal conforms to all standards
established by the City for such projects.
1
'3/- 4'$
2. The design of the subdivision will not affect the
existing improvements -- streets, sewers, etc. -- which
have been designed to avoid any serious problems.
3. The project is in substantial conformance with the Chula
vista General Plan Element as follows:
a. Land Use - The project is consistent with the
General Plan, EI Rancho del Rey Specific Plan and
the SPA III Plan which designates the property PC -
Planned Community, with a variety of land uses and
residential densities.
b. Circulation - All of the on-site and off-site
public streets required to serve the subdivision
are consistent with the circulation element of
Chula vista General Plan and the circulation
proposed within the El Rancho del Rey Specific
Plan. Those facilities will either be constructed
or in-lieu fees paid in accordance with the Rancho
del Rey SPA III Public Facilities Financing Plan.
c. Housing - A low and moderate housing program with
an established goal of 5% low and 5% moderate will
be implemented subject to the approval of the
City's Housing Coordinator. Computation of the
satisfaction of this condition will include the
entire El Rancho del Rey Specific Planning Area.
d. Conservation and Open Space - The project provides
148.3 acres of open space, 36% of the total 404.9
acres. Grading has been limited on hillsides and
grading plan approval will require the revegetation
of slopes in natural vegetation. Approval of EIR-
89-10 included the adoption of a mitigation
monitoring program outlining the mitigation
measures required for project impacts on geology,
soils, biology, air, water, cultural resources,
land form, transportation and utility sources.
e. Parks and Recreation The project will be
responsible for the improvement of the 10 acre net
neighborhood park and payment of PAD fees or
additional improvements as approved by the Director
Parks and Recreation. In addition, a trail system
will be implemented through the south leg of Rice
canyon, connecting with other open space areas.
f. Seismic Safety - The Rancho del Rey site is crossed
by the La Nacion Fault Zone which has one prominent
fault, running north to south, with other potential
traces. The mitigation monitoring program adopted
2
'31-~6
with EIR-89-10 provides for measures to be taken to
mitigate the impacts of development in association
with the fault zone.
g. Safety - The site will be wi thin the threshold
response times for fire and police services. The
project will increase the need for additional
personnel, however, the City is planning to meet
that need with additional revenues provided by this
project.
h. Public Facilities Element This project is
obligated in the conditions of approval to provide
all on-site and off-site facilities necessary to
serve this project. In addition to that, there are
other regional facilities which this project (
together with SPAs I and II) is contributing to,
including a public library site, fire station site,
and fire training facility site. The subdivision
is also contributing 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.
h. Noise - The units will be required to meet the
standards of the UBC with regard to acceptable
interior noise levels.
i. Scenic Highway - The project does not affect this
element of the General Plan.
j. Bicycle Routes - Bicycle paths are provided along
Telegraph Canyon Road, East "H" Street and Paseo
Ranchero Road as shown in the Circulation Element.
k. Public Buildings - No public buildings are planned
for the site. The project shall be subject to RCT
and DIF fees.
4. Pursuant to section 66412.2 of the Subdivision Map Act,
the Council certifies that it has considered the effect
of this approval on the housing needs of the region and
has balanced those needs against the public service needs
of the residents of the City and the available fiscal and
environmental resources. The development will provide
for a variety of housing types from single family
detached homes to attached single family and senior
housing. In addition, the addressment to providing a
percentage of low and moderate priced housing is in
keeping with regional goals.
3
31 - i'f; ).1
5. The configuration, orientation and topography of the site
partially allows for the optimum siting of lots for
passive or natural heating and cooling opportunities.
BE IT FURTHER RESOLVED THAT THE TENTATIVE SUBDIVISION MAP for
Rancho del Rey SPA III, Chula vista Tract 90-02, is approved
subject to the following conditions:
General/Preliminarv
1. The Public Facilities Financing Plan shall be followed with
improvements installed in accordance with said plan or as required
to meet threshold standards adopted by the city of Chula vista.
In addition, the sequence in which improvements are constructed
shall correspond to any future East Chula vista Transportation
Phasing Plan 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.
2. All mitigation necessary to avoid significant effects itemized in
the Mitigation Monitoring Program for Environmental Impact Report
EIR-89-10 as required prior to Final Map approval, are hereby
incorporated as conditions of approval. The Director of Planning
may modify the sequence of mitigation at his discretion should
changes warrant such a revision.
3. The developer shall comply with the community Purpose Facility
Ordinance. The areas proposed to show compliance with said
ordinance shall be provided prior to approval of the first final
map. Areas of consideration for qualification must be within the
areas of SPAs I, II or III. Amendment to the El Rancho del Rey
Specific Plan and sectional Plan Areas may be necessary to
accomplish compliance.
4. Prior to final map approval for Phase 1, a Precise Plan shall be
approved by the city council detailing the development of the
Specialty Housing project. The precise plan shall include but is
not limited to: detailing the density of the various portions of
the project; identifying the amount of recreational and open space
facilities; detailing the financial arrangements available to
proposed tenants; identifying the age limits and any income
requirements of tenants; and showing the percent of the project
for sale or rent.
Streets. Riqhts-of-Wav and Improvements
5. Prior to any final map approval for Phase 2 or 3 or any unit
thereof, the developer shall obtain all necessary right-of-way
4
3/-~9
for the construction of the unimproved off site portion of
East "J" street west of Paseo Ladera, from River Ash Drive to
Red Oak Place.
6. The developer shall construct the unimproved off site portion
of East IIJII street west of Pas eo Ladera, from River Ash Drive
to Red Oak Place, to a Class II Collector standard, except
that the 5 foot sidewalk may be asphalt concrete instead of
portland cement concrete. The construction of these
improvements shall be guaranteed prior to final map approval
for Phases 2 or 3 or any unit thereof. The subdivider may
request the formation of a reimbursement district for these
off-site improvements in accordance with section 15.50 of the
Municipal Code.
7. The developer shall request the vacation of that portion of
paseo Marguerita as necessary to accomplish the design as
shown on the tentative map. said vacation shall be
accomplished prior to the approval of the final map for Phase
2, unit 3.
8. The off site portion of East "J" street adj acent to Buena
vista Way shall be granted in fee to the City for Open Space,
public utilities and other public uses. The grant of this
property shall be completed prior to approval of a final map
for Phase 3, unit 3. The developer shall enter into an
agreement to not oppose the inclusion of this property in Open
Space District # 20 (zone 7) prior to approval of any final
map for Rancho del Rey SPA III. The developer shall be
responsible for the costs associated with annexing this
property to Open Space District # 20.
9. The developer shall be responsible for the construction of off
site improvements at the westerly end of Paseo del Norte in
the Casa del Rey subdivision. The construction of these
improvements shall be guaranteed prior to approval of the
final map for Phase 2, Unit 2. A cash deposit was previously
deposited with the city to pay the cost of this work. The
amount deposited is available to the developer for
construction of these improvements.
10. Prior to final map approval for Phase 1, the developer shall
dedicate additional right-of-way along the frontage of the
property on East "H" street to provide a 20 foot parkway
(existing curbline to property line).
11. The developer shall be responsible for construction of a
sidewalk/recreational pathway along the entire frontage of
subject property on East "H" Street from Paseo Ranchero
westerly to Paseo del Rey to the satisfaction of the city
Engineer, Director of Planning and the Director of Parks and
5
3/-~9
Recreation. The construction of these improvements shall be
guaranteed prior to final map approval for Phase 1.
12. The developer shall be responsible for construction of an
expanded 8 to 10 foot wide sidewalk/recreational pathway along
the western side of paseo Ranchero, to connect the trail
systems in the south leg of Rice canyon and in the Telegraph
Canyon Road open space area. These improvements shall be
installed in conjunction with the construction phases of Pas eo
Ranchero specified in the Public Facilities Financing Plan.
13. The developer shall be responsible for the construction of
wider sidewalks at transit stops, subject to the approval of
the city Engineer.
14. The final design of Paseo Ranchero shall include eight foot
wide landscape easement buffers as requi:5'ed by the street
Design Standards or be adjoined by an open space lot at least
eight feet wide with slopes no greater than 5:1, except in the
following areas where the final design shall be subject to the
approval of the Planning Director, Landscape Architect and
city Engineer:
a. Adjacent to the lots fronting on Cabo Calabazo, Calle
Candelero and Punto Miraleste where a special slope and
retaining wall design will be implemented;
b. Along the Junior High School site;
c. Along the existing Ladera Villas and Mission Verde
subdivisions where existing conditions shall remain; and
d. Adjacent to the out-parcel owned by the Chula vista
School District.
15. The final design of East "J" Street shall include 5.5 foot
wide landscape easement buffers as required by the Street
Design Standards or be adjoined by an open space lot at least
5.5 feet wide with 5: 1 maximum side slopes, except in the
following locations where the final design shall be subject to
the approval of the Planning Director, Landscape Architect and
City Engineer:
a. Along the park site;
b. Along the two corner lots at the intersection of East "J"
Street and Camino Miel (lots 82 and 97 of Phase 2, Unit
1) and the southeast corner lot of East "J" Street and
Cabo Capote (lot 85 of Phase 2, Unit 2);
c. Adjacent to the out-parcel owned by the Chula vista
School District; and
6
"31 -III
d. Along the existing Bel Aire Ridge subdivision where
existing conditions shall remain.
16. All retaining walls which interface with the public street
system shall be constructed to match the Ranch Rancho del Rey
SPA III Design Guideline standards for exterior walls.
17. The developer shall be responsible for construction of full
street improvements for all public and private streets shown
on the Tentative Map within the subdivision boundary; and for
the construction of off-site improvements to construct Paseo
Ranchero, East "J" Street and Paseo Ladera as shown on the
Tentative Map, to the satisfaction of the City Engineer.
Said improvements shall include, but not be limited to,
asphalt concrete pavement, base, concrete curb, gutter and
sidewalk, sewer and water utilities, drainage facilities,
street lights, signs, fire hydrants and transitions to
existing improvements. Street intersection spacing as shown
on the tentative map is hereby approved.
18. All the streets shown on the Tentative Map within the
subdivision boundary, except private streets, shall be
dedicated for public use. Design of said streets shall meet
all City standards.
19. A temporary turnaround conforming to city standards shall be
provided at the end of streets having a length greater than
150 feet, measured from the center line of the nearest
intersecting street to the center of the cul-de-sac, except as
approved by the city Engineer.
20. Cul-de-sacs and knuckles shall be designed and built in
accordance with City standards unless otherwise approved by
the City Engineer.
Lot Confiquration
21. Frontage on all lots shall be a minimum of 35 feet at the
right-Of-way line except as approved by the City Engineer.
This condition does not apply to flag lots, as defined in the
Municipal Code.
22. Lot lines shall be located at the top of slopes except as
approved by the city Engineer. When adjacent to open space
lots, property lines shall be located a minimum 2.5 feet from
the top of slope.
23. The preparation of final maps and plans for the locations
listed below shall be carried out in accordance with the
7
31 - 3/;
~.
following criteria unless otherwise approved by the City
Engineer and Director of Planning:
a. Provide a minimum 50 feet from the corner of Pas eo
Ranchero and East "J" street to lots 6 and 7, Phase 3,
unit 2, to provide additional buffer and transition area
at the corner.
b. Provide a pedestrian throughway between lots 130 and 131,
Phase 3, unit 2, from Camino Calabazo to east "J" street
across from the school and park sites.
c. Lot 128 of Phase 2, unit I, shall be widened to a minimum
50 foot width to accommodate a combined slope and maximum
5 foot retaining wall. This is to avoid a "tunnel"
effect created at side lot lines.
d.
Lots 3 and 5, Phase 2, unit 3 shall
foot high retaining walls, and/or
retaining walls and crib walls.
utilize maximum 5
a combination of
e. Provide a different name for each of the portions of
Palazzo Court located to the east and west of East "J"
street and the portions of Dorado Way located to the east
and west of Camino Miel.
street Trees/Open Space
24. The developer shall grant to the City street tree planting and
maintenance easements along all public streets as shown on the
Tentative Map. The width of said easements shall be as
outlined in the city's street Design Standards POlicy.
25. The developer shall be responsible for street trees in
accordance with Section 18.28.10 of the Chula vista Municipal
Code. The use of cones shall be included where necessary to
reduce the impact of root systems disrupting adjacent
sidewalks and rights-of-way.
26. All open space lots adjacent to public rights-of-way shall
maintain a width so as to provide 10 feet of landscaping
treatment behind the back of sidewalk.
27. Maintenance of all facilities and improvements within open
space areas covered by home owners associations shall be
covered by CC&Rs to be submitted and approved by the Planning
Department prior to approval of the associated final map.
28. Prior to the approval of any final map, the developer shall
request in writing that maintenance of all facilities and
improvements within the open space area associated with such
8
3/ - ~J-
map shall be the responsibility of the Rancho del Rey Open
Space Maintenance District.
29. Prior to approval of the first final map, a comprehensive
landscape plan shall be submitted for review and approval of
the City Landscape Architect and Director of Parks and
Recreation. Prior to approval of each final map,
comprehensive, detailed landscape and irrigation plans,
erosion control plans and detailed water management guidelines
for all landscape irrigation shall be submitted in accordance
with the Chula vista Landscape Manual for the associated
landscaping in that final map. These detailed landscape and
irrigation plans shall be for the review and approval of the
City Landscape Architect and Director of Parks and Recreation.
The landscaping format within the project shall be to
emphasize native, drought tolerant plant material. Exceptions
can be made for areas where reclaimed water is exclusively
used. The comprehensive landscape plans shall address:
a. Slope enhancement and landscape treatment for the slope
in Open Space Lot A, Phase 3, unit 3, beneath the Junior
High School lot. The plan shall address and provide for
mature size plant material, boulder work-and/or buttress
work on the slope.
b.
A naturalized revegetation program for areas
in open space lots, which may include
irrigation.
of grading
temporary
c. The disturbed "native" areas within Telegraph Canyon Road
open space corridor. This area shall include tree
groupings or tree groves. These plantings shall be
treated as random plantings and shall be identified in at
least six areas along the corridor with each location
providing plantings of 50 to 100 trees. The exact number
of trees and locations are to be approved by the Planning
Department and Department of Parks and Recreation. The
intent of these grove areas is to provide a consistency
with existing grove areas in the open space corridor west
of the Rancho del Rey SPA III area.
30. Prior to approval of the first final map, details showing the
location and design of the trail system and a sign program
shall be submitted to and approved by the Directors of
Planning and Parks and Recreation. The trail system in the
open space lots shall be a minimum 6 feet wide within an 8
foot horizontal clear space and a 10 foot vertical clear
space. The associated sign program shall identify the trail
network in the open space areas and connecting along Paseo
Ranchero, to the satisfaction of the Directors of Planning and
Parks and Recreation.
9
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31. Prior final map approval for Phase 3, unit 3 and Phase 4, unit
2 as shown on the Tentative Map, cross sections shall be
submitted to and approved by the Director of Planning and City
Engineer illustrating the interface where the trail is located
adjacent to the drainage ditch along Telegraph Canyon Road.
The fencing of the drainage channel shall be aesthetically
pleasing incorporating the use of plantings, equestrian type
fencing and vinyl clad fencing. These cross sections and
decorative fencing program may be included with the
comprehensive landscape plan. Fence gates shall be provided
at locations approved by the City Engineer to allow
maintenance of the drainage channel.
Parks
32. The developer shall be obligated for 12.5 acres of parkland as
described in the approved SPA Plan, including land, and/or
fees, and/or additional improvements, in accordance with the
Parkland Dedication Ordinance. The actual final acreage will
relate to the number of units approved with the final maps.
33. The park located in Phase 3, unit 4 shall be a minimum 10 net
useable acres. Design and development of the park shall be
subject to the approval of the city's Director of Parks and
Recreation and shall conform with the park master plan to be
adopted by the city Council.
34. An adequate buffer and separation of 50 feet shall be provided
between the residential lots at the eastern end of Palazzo
Court and the existing park facilities, to the satisfaction of
the Director of Parks and Recreation. Solution may include
but is not limited to relocating an existing tennis court or
lot redesign.
35. A minimum 20 foot wide access corridor shall be maintained at
the end of Paseo Palazzo where the cul-de-sac abuts the
existing park. Said area shall be made part of the park.
Detail and design of the access shall be submitted to and
approved by the Departments of Planning and Parks and
Recreation prior to final map approval for Phase 3, unit 1.
Gradinq/Drainaqe
36. An erosion and sedimentation control plan shall be prepared as
part of the grading plans.
37. Specific methods of handling storm drainage are subject to
detailed approval by the city Engineer at the time of
submission of improvement and grading plans. Design shall be
accomplished on the basis of the requirements of the
Subdivision Manual and the Grading Ordinance (No. 1797 as
amended). The developer shall submit calculations to
10
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demonstrate compliance with all drainage requirements of the
Subdivision Manual.
38. Grading proposals shall be reviewed and approved by the City
Engineer and Director of Planning for consideration of
balanced cut and fill, utilization of appropriate soil types,
effective landscaping and revegetation where applicable.
Grading shall occur in separate phases unless a single phase
operation is approved with the grading plan.
39. A letter of permission for grading shall be obtained from
SDG&E prior to any grading within or adjacent to an SDG&E
easement or which would affect access thereto.
40. The developer shall make a reasonable effort to obtain
permission to grade the slopes along Buena vista Way at the
former intersection of East IlJIl Street. If permission to
grade said slope is not reasonably attainable as determined by
the city Engineer, the regrading of these slopes shall not be
required. The provisions of this condition shall be complied
with prior to approval of the final map for Phase 3, unit 3.
41. Prior to approval of any final map for single family
residential use, the developer shall submit a list of proposed
lots indicating whether the structure will be located on fill,
cut or a transition between two situations.
42. Lots shall be so graded as to drain to the street or an
approved drainage system. Drainage shall not be permitted to
flow over slopes. Lots 71, 72 and 89 of Phase 2 Unit 1 shall
be designed so that there will be no negative grading or
drainage impacts to the adjacent off-site properties.
43. Graded access shall be provided to all public storm drain
structures including inlet and outlet structures. Paved
access shall be provided to drainage structures located in the
rear yard of any residential lot or as approved by the city
Engineer.
44. The use of boulders in minor drainage basins and energy
dissipators in the canyon and open space areas in the manner
approved by the City Engineer and Planning Director, is
encouraged to allow water to be captured and to allow trees to
grow naturally.
Sewer
45. The developer shall be responsible for performing sewage flow
metering to monitor three segments of main identified in the
Rick Engineering report dated September 5, 1990 as sections
QR, X1X2 and KL. Metering shall be accomplished at the
locations determined by the city Engineer. Metering shall be
11
3/-3$
accomplished prior to the issuance of any building permit for
SPA III and be repeated at intervals directed by the city
Engineer. Should any of these segments have metered flows
which fill more than 80% of the pipe diameter, the applicant
shall construct parallel facilities as determined by the city
Engineer. The developer shall enter into an agreement with
the City prior to first final map approval providing for all
items indicated above.
46. An improved access road with a minimum width of 12 feet shall
be provided to all sanitary sewer manholes. The roadway shall
be designed for an H-20 wheel load or other loading as
approved by the City Engineer.
47. The developer shall obtain permission from the city to deposit
sewage in a foreign basin. The developer shall enter into an
agreement with the City relative to the diversion of sewage
prior to final map approval for any phase or unit thereof
proposing said diversion.
48. The developer shall be responsible for the removal of the
existing sewer pump stations (Mission Verde and Candlewood).
Prior to approval of any final map entailing said removal, the
owner and the city shall enter into an agreement to establish
the scope of work and the amount to be reimbursed by the City
to the subdivider for performing said work. The developer may
also request the formation of a special sewer service area to
provide for the cost of connection of the area currently being
served by the Candlewood pump station to the permanent gravity
sewer system.
Unless otherwise approved by the city Engineer, the scope of
work at both sites shall be limited to the removal and
disposal of equipment, grading, landscaping and construction
of new sewerlines and manholes required for connection to the
proposed Rancho del Rey sewer system. Any upsizing of Rancho
del Rey Sewer lines due solely to the flow generated by the
Mission Verde and Candlewood areas shall also be included.
Reclaimed Water
49. Prior to approval of the associated final map, the developer
shall provide on-site infrastructure to accept and to use
reclaimed water when it is available, along Paseo Ranchero
from Telegraph Canyon Road to East "H" Street and along East
"J" Street from Paseo Ranchero to the park site, per the
adopted Public Facilities Financing Plan.
50. Any costs incurred from retrofitting the reclaimed water
system, when reclaimed water becomes available, shall be paid
by the developer. Monies for this shall be held by the City,
through a deposit set up by the developer. The amount shall
12
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be determined by the developer, approved by the City and in
place prior to approval of each associated final map.
Fire
51.
Fire hydrants will be required per
standards. Hydrant spacing is 500 feet
300 feet for mUlti-family dwellings.
the Fire Department
for single family and
52. Maximum hydrant pressure shall not exceed 150 psi.
53. Fire hydrants and roadway access (per City Fire Marshall
approval) shall be installed, tested and operational prior to
any combustible materials placed on-site.
Aqreements/Covenants
54. Prior to final map approval for Phase 1, unit 1, the developer
shall enter into an agreement with the City to guarantee the
development of the parcel specifically for senior housing.
55. Prior to the approval of the first final map, the developer
shall enter into an agreement to provide a right turn lane at
the intersection of Pas eo del Rey and East "H" street, to the
satisfaction of the City Engineer, if the threshold standards
for this intersection as expressed in the then current Growth
Management Ordinance are exceeded at any time during the
development of this project.
56. Prior to approval of the first final map, the developer shall
enter into an agreement to provide a park-n-ride facility near
the intersection of East "H" street and Paseo Ranchero to
include 50 parking spaces, 10 bicycle lockers, lighting, trash
receptacles and circulation striping to the satisfaction of
the City Transit Coordinator. In addition, a transit stop, to
include a bench, shelter and trash receptacle, shall be
provided on the north side of East "H" street. A plan of said
improvements and the timing thereof shall be submitted and
approved by the City Transit Coordinator.
57. Prior to approval of each final map, copies of proposed CC&Rs
for the subdivision shall be submitted to and approved by the
city Planning Department.
58. Prior to approval of the first final map, the developer shall
provide a schedule, subject to the approval of the Planning
Director and city Housing Coordinator, for the development of
low income housing as defined in the agreement executed
between the city and Rancho del Rey Partnership per city
Council Resolution No. 15751 dated August 7, 1990.
13
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59. Prior to the approval of any final map for the subject
subdivision or any unit thereof, the developer shall obtain
all off-site right-of-way necessary for the installation of
required improvements for that unit. The developer shall also
provide easements for all on-site and off-site public storm
drains, sewers and other public utilities prior to approval of
the final map. Easements shall be a minimum width of 6 feet
greater than pipe size, but in no case less than 10 feet.
60. The developer shall notify the city at least 60 days prior to
consideration of the final map by city if off-site right-of-
way cannot be obtained as required by the Conditions of
approval. (Only off-site right-of-way or easements affected
by Section 66462.5 of the Subdivision Map Act are covered by
this condition.
After said notification, the developer shall:
a. Pay the full cost of acquiring off-site right-of-way or
easements required by the Conditions of Approval of the
tentative Map.
b. Deposit with the city the estimated cost of acquiring
said right-of-way or easements. Said estimate to be
approved by the City Engineer.
c. Have all easements and/or right-of-way documents and
plats prepared and appraisals complete which are
necessary to commence condemnation proceedings.
d. If the developer so requests, the city may use its powers
to acquire right-of-way, easements or licenses needed for
off-site improvements or work related to the Tentative
Map. The developers shall pay all costs, both direct and
indirect incurred in said acquisition.
The requirements of a, b, and c above shall be accomplished
prior to the approval of the Final Map.
All off-site requirements which fall under the purview of
section 66462.5 of the State Subdivision Map Act will be
waived in accordance with that section of the Act if the City
does not comply with the 120 day limitation specified in that
section.
61. Prior to approval of each final map, the developer shall enter
into an agreement with the city to include the subdivisions in
the Mello Roos public facilities district or an acceptable
alternative financing program, subject to the approval of both
the Chula vista Elementary and Sweetwater High School
Districts.
14
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62. Prior to approval of each final map, the developer shall enter
into an agreement with the City wherein he agrees to comply
with that version of the Growth Management Ordinance in effect
at the time a building permit is issued. Such compliance
includes but is not limited to the then current East Chula
vista Transportation Phasing Plan and the adopted Air Quality
Improvement Plan and Water Conservation Plan for Rancho del
Rey SPA III.
63. Prior to final map approval for any phase or unit thereof, the
developer shall enter into an agreement with the City whereby:
a. The developer agrees that the City may withhold building
permits for any units in the subject subdivision if any
one of the following occurs:
1. Regional development threshold limits set by the
then current adopted East Chula vista
Transportation Phasing Plan have been reached.
2. Traffic volumes, level of service, public utilities
and/or services exceed the threshold standards in
the then effective Growth Management Ordinance.
b. The developer agrees that the city may withhold occupancy
permits for any of the phases of development identified
in the Public Facilities Financing Plan (PFFP) for Rancho
del Rey SPA III if the required public facilities, as
identified in the PFFP or as amended by the Annual
Monitoring Program have not been completed.
64. Prior to approval of each final map, the developer shall agree
to not protest the formation of a district for the maintenance
of landscaped medians and parkways along streets within and
adjacent to the subject property.
65. Prior to approval of each final map, the developer shall enter
into an agreement with the City wherein he holds the City
harmless for any liability for erosion, siltation or increased
flow of drainage resulting from this project.
66. The developer shall enter into an agreement with the City
whereby the developer agrees to participate in the monitoring
of existing and future sewage flows in the Telegraph Canyon
Trunk Sewer and the financing of the preparation of the Basin
Plan and, pursuant to any adopted Basin Plan, agree to
participate in the financing of improvements set forth
therein, in an equitable manner. Said agreement shall be
executed by the developer prior to final map approval for any
phase or unit proposing to discharge sewage into the Telegraph
Canyon Trunk Sewer.
15
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67. The developer shall permit all franchised cable television
companies ("Cable Company") equal opportunity to place conduit
to and provide cable television service for each lot within
the subdivision. The developer shall enter into an agreement
with all participating Cable Companies which shall provide, in
part, that upon receiving written notice from the city that
said Cable Company is in violation of the terms and conditions
of the franchise granted to said Cable company, or any other
terms and conditions regulating said Cable Company in the City
of Chula vista, as same may from time to time be amended,
developer shall suspend Cable Company's access to said conduit
until city otherwise notifies developer. Said agreement shall
be approved by the City Attorney prior to final map approval.
Fees/Pavments
68. The subject property is within the boundaries of Open Space
District #20 (Zone 7), Open space District #10 (Phase II) and
Assessment District #87-1. Prior to final map approval or
other grant of approval for any phase or unit thereof, the
developer shall pay all costs associated with:
a) detachment of subject property from Open Space District
#10 (Phase II); and
b) reapportionment of assessments for Open Space District
#20 (Zone 7) and Assessment District #87-1 as a result of
subdivision of lands within the project boundary.
69. The developer shall pay:
a. Spring Valley Sewer Trunk connection fees ($130jacre)
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.
70. PAD fees shall be waived or modified as provided in the
adopted Public Facilities Financing Plan for Rancho del Rey.
RCT fees and DIF fees shall be paid in accordance with the
applicable regulations. PAD fees shall be guaranteed until
such time as the city waives said fees.
Miscellaneous
71.
The boundary of
California System
the subdivision shall
Zone VI (1983).
be
tied
to
the
72. Prior to final map approval for any unit, the developer shall
submit a copy of said final map in a digital format such as
16
3/-~1f1)
--'-
(DXF) graphic file. This Computer Aided Design (CAD) copy of
the final map shall be based on accurate coordinate geometry
calculations and shall be submitted on 5 1/2 HD floppy disk
prior to recordation of the final map.
73. The developer may file a master final map which provides for
the sale of super block lots corresponding to the units and
phasing or combination of units and phasing thereof, shown on
the tentative map.
If said super block lots do not show individual lots depicted
on the approved tentative map, a subsequent final map shall be
filed for any lot which will be further subdivided.
The city Engineer may condition approval of such a final map
to require necessary plans to provide infrastructure necessary
top meet city threshold policies and to conform to the
approved Public Facilities Financing Plan. All super block
lots created shall have access to a dedicated pUblic street.
Bonds in the amounts determined by the City Engineer shall be
posted prior to approval of a master final map. Said master
final map shall not be considered the first final map as
indicated in other conditions of approval unless said map
contains single or multiple family lots shown on the tentative
map.
Code Requirements
74. The developer shall comply with all relevant Federal, State
and Local regulations, including the Clean Water Act. The
developer shall be responsible for providing all required
testing and documentation to demonstrate said compliance as
required by the City Engineer.
75. The developer shall comply with all applicable sections of the
Chula vista Municipal Code as they exist at the time of
issuance of the building permit. 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 Map Act and the city of Chula vista Subdivision
Ordinances and Subdivision Manual.
76. Applicant shall comply with, remain in compliance with, and
implement, the terms, conditions and prOV1S10nS of the
Sectional Planning Area Plan, and such Water Conservation
Plan, the Air Quality Plan 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 and or assurance (including recordation of covenants
17
-g 1- JftJ'I1
(including recordation of covenants running with the land) and
implementation procedures as the city may require, assuring that,
after approval of the Final Map, the Applicant shall continue to
comply with, remain in compliance with, and implement such
Plans.
That a copy of this resolution be transmitted to the owners of the
property.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF CHULA VISTA,
CALIFORNIA, this 18th day of June, 1991, by the following vote, to-
wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
Presented by
Approved as to form by
Robert A. Leiter
Director of Planning
Bruce M. Boogaard
City Attorney
(RDR3TMCC.RES)
18
3/- ttt.
RESOLUTION NO.~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA AMENDING THE CEQA FINDINGS FOR
EIR-89-10, RANCHO DEL REY SPA III
The City Council of the City of Chula vista does hereby
resolve as follows:
WHEREAS, subsequent to the city Council's adoption of
the CEQA Findings for EIR-89-10 on Rancho del Rey SPA III, and in
accordance with Council's conditional approval of the RDR SPA III
Plan, new studies were required to evaluate ways to reduce net
water waste and improve air quality within the project; and
WHEREAS, the Water and Air Plans specify measures to be
incorporated into the project that provide for better water and
air quality.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby amend the CEQA Findings for
EIR-89-10, Rancho del Rey SPA III, to include the Water and Air
Plans.
Presented by
~to
ity Attorney
Robert A. Leiter, Director of
Planning
8969a
~ J- lfj
RESOLUTION NO.~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA AMENDING THE MITIGATION MONITORING
PROGRAM FOR EIR-89-10, RANCHO DEL REY SPA III
The City Council of the City of Chula vista does hereby
resolve as follows:
WHEREAS, a Mitigation Monitoring Program for EIR-89-10,
Rancho del Rey SPA III, was adopted by the City Planning
Commission on November 14, 1990 and by the City Council on
January 15, 1991; and
WHEREAS, amendments have been made to the Monitoring
Program since water use has been reduced and additional measures
have been added to further mitigate negative impacts to water
quality; and
WHEREAS,
implemen ted, the
accordingly.
in order to assure that these are
Mi tiga tion Moni tor ing Program has been
in fact
amended
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby amend the Mitigation
Monitoring Program for EIR-89-10, Rancho del Rey SPA III.
Robert A. Leiter, Director of
Planning
8970a
J
o fO':O
Presented by
, Clty Attorney
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'91 JJN 10 P3:13
NOTICE OF PUBLIC HEARING
BY THE CHULA VISTA CITY COUNCIL
CHULA VISTA, CALIFORNIA
Ci"!'"V,
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CITY
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NOTICE IS HEREBY GIVEN THAT THE CHULA VISTA CITY COUNCIL will hold a pub1 ic
hearing to consider the following:
PCS-90-02: Consideration of a tentative subdivision map known as
Chula Vista Tract 90-02, and community design guidelines, for the
Rancho del Rey SPA III project, located east of I-80S, between
East "H" Street and Tel egraph Canyon Road. The map consi sts of
405 acres creating single family lots, a spcecialty housing area
for seniors, a townhome development area, a neighborhood park, a
junior high school, a community purpose facil ity lot. and open
space lots. The design guidelines are part of the Rancho del Rey
Sectional Plan and provide details for the development of the
area covered by the tentative map. A1 so being considered is a
Water Conservation Plan and an Air Quality Improvement Plan for
Rancho del Rey SPAs II and III.
Copies of the related documents are on file in the Office of the Planning
Department. 276 Fourth Avenue. Any petitions to be submitted to the City
Council must be received by the Office of the City Clerk no later than noon of
the hearing date.
If you wish to challenge the City's action on this tentative .subdivision 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 City Clerk's Office at or prior to the public
hearing.
SAID PUBLIC HEARING WILL BE HELD BY THE CITY COUNCIL on Tuesday. June 18, 1991
at 6:00 p.m. in the Council Chambers. Public Services Building, 276 Fourth
Avenue, at which time any person desiring to be heard may appear.
DATED:
June 4, 1991
Beverly A. Authe1et
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WRITTIN COMMUNICATION
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Chuta Vista. CA 91910-6748
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-# 3;
RESIDENTIAL DESIGN GUIDELINES
Rancho del Rey SPA III
SUBMITTAL DRAFT
August 10, 1990
Revised 10/26/90
12/18/90
3/4/91
Prepared for:
Rancho del Rey Partnership
2727 Hoover Avenue
National City, CA 92050
Prepared by:
Cinti & Associates
1133 Columbia street #201
San Diego, CA 92101
(619) 239-1815
3,...ft
TABLE OF CONTENTS
Paqe
INTRODUCTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1-1
Purpose
Organization
Project History
Relevant Planning Documents
Design Influences
Community Concept
DESIGN REVIEW PROCESS.................................... 11-1
Introduction and Summary
Master Developer Review Process
City of Chula Vista Design Review Process
COMMUNITY DESIGN GUIDELINES.............................. III-1
Introduction
Circulation
Grading
Entries
Fencing
Edges
Streets capes
GENERAL DEVELOPMENT GUIDELINES........................... IV-1
Introduction
Architecture
Signing
Lighting
Parking
LANDSCAPE DESIGN......................................... V-1
Introduction
Landscape Concept
Landscape Zones
Slope Erosion Control
Natural Open Space Enhancement
Plant Materials by Zone
Fuel Modification Landscaping
Streets cape Landscaping
Landscape Standards
Irrigation Standards
Maintenance Standards
Landscape Design Criteria Checklist
(08/10/90)
i
~/- r 9
TABLE OF CONTENTS
(Continued)
Paqe
SITE PLANNING CRITERIA................................... VI-1
Product Development
Site Development Standards
Design Issues by Parcel
(08/10/90)
ii
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I. INTRODUCTION
(08/10/90)
1-'
3/- CJ I
Purpose
This document is q manual to guide the design of site plans,
architecture, and landscape architecture within Sectional Plan-
ning Area III (SPA III) of the Rancho del Rey Planned
Community. It illustrates the master developer's philosophy and
commitment to a high quality, planned development program.
These guidelines address the design issues relevant to develop-
ment within SPA III. Separate manuals have been prepared for
areas within SPAs I and II. The applicable area is depicted
below.
SPA III
Design Guidelines
Area
(02/02/90)
1-2
3/-92-
This manual is being provided to ensure that the quality and
fundamental concepts established at the master planning stage
are maintained in the final phase of detailed planning and
design. This manual includes design concepts to guide specific
areas of consideration, but more importantly it establishes a
design context within which each element is important to the suc-
cess of the entire program. Just as the entire community can be
impacted by a substandard project, carefully crafted design
themes and standards can be compromised by inattention to one
element of the overall design program. The purpose of this
manual is to ensure that all development within Rancho del Rey
SPA III will maintain a high standard of design through
consistency with these published standards, which are in turn
consistent with those of the previous SPAs. All designers are
expected to refer to and implement the guidelines herein for
development projects within Rancho del Rey SPA III.
While it is the intention of the master developer to allow as
much freedom as possible for creative design expression at the
parcel and individual project levels, it is sometimes mandatory
to precisely control the design of areas critical to the success
of the overall community; locations where only a limited number
of solutions are acceptable.
Orqanization
This document is organized in six chapters. This introductory
chapter is intended to provide the necessary background informa-
tion needed to understand the project and the purpose of these
guidelines. The second chapter outlines the design review pro-
cesses of both the master developer and the City of Chula
Vista. The third chapter is devoted to community design issues
which were carefully considered during the SPA Plan process and
are now expected to be carried through in subsequent detailed
design. The fourth chapter addresses issues which are more gen-
eral and did not directly influence the SPA Plan design. The
fifth section addresses landscape design issues. The final chap-
ter includes some site planning criteria and provides a parcel-
by-parcel discussion of critical design issues and references
solutions.
Proiect History
SPA III is the final development phase within the amendment area
of the comprehensive update of the EI Rancho del Rey Specific
Plan in 1985. Earlier planning efforts for the overall project
include the Rancho Bonita Plan adopted in 1970 and a major
amendment to that plan in 1978 which created the first specific
plan for the area. The specific plan area includes the recently
developed Terra Nova area directly to the west of SPA I and that
along East "J" Street, east of Paseo Ranchero. These areas,
although constructed under previous SPA Plans, are important
because they have established design factors which must be cons i-
(02/02/90)
1-3
3/- 93
dered in the overall community design and theme. Current and
planned construction within SPAs I and II will establish numer-
ous precedents for the "community aesthetic" of Rancho del Rey.
The established standards and guidelines for these areas are
reflected in this SPA III document.
Relevant Planninq Documents
This Design Manual is the latest in a series of documents which
have, in increasing detail, established the development and
design standards for the Rancho del Rey Planned Community. The
most general standards are contained in the El Rancho del Rey
Specific Plan which is incorporated in the City's General Plan
for the property. The Specific Plan allocates land uses and
intensities throughout the planning area and establishes general
regulations and guidelines for development, as well as preserva-
tion and conservation of open space and other on-site resources.
The second level of planning is achieved through the plans pre-
pared for each of the three SPAs which comprise the then undevel-
oped portion of the specific plan area. SPA I was the first of
these areas to be planned and is now under construction. It
encompasses the majority of the property north of East "H"
Street. The remainder of that area, directly adjacent to Terra
Nova, has been planned as SPA II. The area to the south, be-
tween East "H" Street and Telegraph Canyon Road, is SPA III. It
is the final planning phase of the project and the subject of
these guidelines.
The SPA Plan and companion Planned Community (PC) District
Regulations expand upon the provisions of the Specific Plan and
provide more detailed design specifications and regulations.
The focus of the SPA Plan is the delineation of community level
facilities (e.g., collector roads, neighborhood parks, trail and
open space system, etc.) while also providing some site specific
information such as basic grading design, lotting and interior
street layouts. The PC Regulations provide the use and devel-
opment standards which are applied to individual lots. These
regulations should be reviewed during the design process for
height, bulk, and setback standards.
Desiqn Influences
The primary influences which affected the design of the SPA III
Plan were the adopted El Rancho del Rey Specific Plan, existing
improvements, and the landform characteristics of the site, as
depicted in Exhibit 1. The topography of the site consists pri-
marily of east-west trending ridges and intervening valleys.
The primary topographic feature of the SPA III site is the cen-
tral ridge which separates the southern leg of the Rice Canyon
Open Space Preserve and Telegraph Canyon. Rice Canyon contains
sensitive biological resources which are to be respected during
the development process. The development plan places develop-
(02/23/90)
1-4
31-'1
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Design Influences
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Development A,aa
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ment areas on higher elevations while maintaining the canyon in
natural open space with some recreational uses, as was done with
the northern and central legs of Rice Canyon in SPAs I and II.
As illustrated in Exhibit 1, Design Influences, the preserved
side slopes are intended to provide a natural open space back-
drop for development. Graded slope areas are to be planted with
naturalized species to also contribute to this effect. The
location of the development areas provides numerous view oppor-
tunities, but will also necessitate screening and other design
features to maintain a high aesthetic quality throughout the
community and as viewed from off-site. A primary design con-
sideration is the integration of development into the natural
setting while preserving the natural ambiance of the canyon
area. Another primary consideration is the integration of SPA
III with the existing development which adjoins most edges of
the project. Projects within SPA III will need to balance the
"Rancho del Rey aesthetic" with the existing designs and pat-
terns of development on adjacent property.
Community Concept
The Rancho del Rey Planned Community includes a diversity of
residential products, together with employment and support land
uses in a well planned arrangement, (see Exhibit 2, Site
Utilization Plan). The predominant residential product in the
overall project is the single family detached (SFD) home which
is sited on a variety of lot sizes. Within SPA III, SFD pro-
ducts are proposed in the western and central portions of the
site. A single townhouse site is designated at the southeastern
corner of the project, south of East "J" Street. The residen-
tial parcel at the northern edge, along East "H" Street, is
designated for Specialty Housing. This will most likely be a
retirement housing project which may include two or more product
types, attached and/or detached.
To the south of the Specialty Housing site is the southern leg
of Rice Canyon, designated for open space. The other major
on-site open space area is on the southern edge of the project,
an open space buffer along Telegraph Canyon Road. These areas
continue the pattern of using open space as both an amenity and
the setting for the Rancho del Rey Community which was establish-
ed by the Specific Plan and implemented in SPAs I and II. The
major proposed public use within the project is a junior high
school site located at the southeast corner oj Paseo Ranchero
and East "J" Street. A large neighbor hood park site is provid-
ed between the junior high school and townhouse residential
sites. A small community facility site is located along Paseo
Ladera, on the western edge of the project. The arrangement of
these public uses necessitates an amendment to the EI Rancho del
Rey Specific Plan which will be accomplished concurrent with SPA
Plan adoption.
The major circulation routes through the project are Paseo
Ranchero and East "J" Street. Paseo Ranchero and an off-street
(10/26/90)
1-6
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trail system provide connections between SPA III and the major
public facilities located to the north in SPA I. The realign-
ment of East "J" Street so that it does not connect to Buena
Vista Way, east of Paseo Ranchero, also requires a General/
Specific Plan Amendment which has been incorporated with SPA
Plan approval.
(10/26/90)
1-8
31-'1Q
II. DESIGN REVIEW PROCESS
(08/10/90)
0-1
3/ - '19
Introduction and Snmm..ry
The design review process includes two integrated procedures:
design review and approval by the master developer and review
and approval by the City of Chula Vista. Essentially the pro-
cess requires the builder to formulate the design for his parcel
and review it with the master developer prior to formal applica-
tion and review of final designs by the City. The City of Chula
Vista requires Site Plan and Architectural Review, as well as
Landscape Review. The overall process is sketched below.
~~
DESIGN REVIEW
PROCESS CHART
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(02/02/90)
1-2
3/- 100
Master Developer Review Process
The review requirements of the master developer are intended to
ensure that the builder's intended product and designs meet the
standards and criteria for the entire planned community. The
items to be included in the builder's design submittal package
are listed below.
Preliminary Architectural Plans
Schematic floor plans (1/4" scale min. with room dimensions)
Schematic unit elevations (1/4" scale min. - front, rear,
and exposed sides with color and material callouts)
Typical schematic street elevations (1/8" scale min.)
Color and materials sample board
Preliminary Site and Landscape Plans
Preliminary site plan with tabulation of units, parking, and
view analysis (1"=40' or 1"=20' scale, depending on parcel
size)
Conceptual grading plan with cross sections
Conceptual landscape plan with plant materials list and
sizes (1"=20' scale)
Cost estimates and references, as required
Following acceptance of the builders schematic design, a con-
tinuing exchange of information will be expected as the design
is finalized and the City's review process begins. Final, ap-
proved plans shall be provided to the master developer for his
records.
City of Chula Vista Desiqn Review Process
The requirements of the City are fairly typical but each builder
and/or his consultants should contact the City for current, spe-
cific requirements. The design review process with the Master
Developer should be complete prior to formal review by the City.
The standards and requirements for Site Plan and Architectural
Approval shall be as provided for in the Rancho del Rey Planned
Community District Regulations. Single family detached resident-
ial areas with lots 5,000 s.f. or larger in any residential dis-
trict may use the tentative tract map with typical building
elevations and typical building locations on lots as a substi-
tute for elevations and siting of all buildings. Specific re-
quirements for application and review procedures are published
in the City's Zoning Ordinance.
(02/23/90)
11-3
3/-/0/
The City has also published a "Landscape Manual" which describes
the landscape review process and provides some guidelines for
landscape design from the City's perspective. The Manual also
includes specific standards for landscape and irrigation improve-
ments.
(02/02/90)
1-4
3/ - 10 2..
III. COMMUNITY DESIGN GUIDELINES
(08/10/90)
11-1
31-/03
Introduction
The character of the Rancho del Rey Community at the broadest
level is established by the El Rancho del Rey Specific Plan and
SPA Plans. During the preparation of these plans, numerous com-
munity design features were established or considered. As indi-
vidual parcels are developed, attention to these established cri-
teria is necessary to successfully execute the intended design.
This section is intended to describe and promote the design fea-
tures of the SPA Plan and to provide guidance for consistent
detailed design. Several SPA Plan Exhibits which address these
design issues have been reproduced herein for reference. The
following chapter, General Development Guidelines, addresses
those design issues (e.g., architecture, lighting, parking,
etc.) which were not intregral to the previous plans.
Circulation
The circulation network provides both a physical and visual con-
nection between residential neighborhoods. The overall street
circulation plan is indicated in Exhibit 3 on the following
page. The exhibit also illustrates typical road sections. In
addition, a comprehensive system trails for pedestrian and
bicyclist use has been included throughout the community. The
SPA III trail system includes a hiking trail which extends the
length of the southern leg of the Rice Canyon OPen Space Pre-
serve and connects to a regional network through SPA I. Access
to the trail system will be site planning issue for some
parcels.
Special landscape designs and treatments have been established
for community entries, parcel entries and streetscapes. These
are discussed in the Landscape Design section of these Guide-
lines and should be referenced for further information.
(02/23/90)
W-2
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Exhibit 3
Trails
The interconnecting trail system provided in SPA III is
graphically shown in Exhibit 4 on the following page.
Trails in open space areas such as the southern leg of Rice
Canyon are to be aligned and constructed to minimize adverse
impacts to sensitive biological resources. Trails should
follow utility access roads and existing paths whenever
feasible to minimize disturbance of natural vegetation.
The SPA III trail system will provide a connection between
the existing residential development west of the project
site and the school and park amenities at the northeastern
edge. Schools and parks, including the on-site junior high
school and neighborhood park are expected to be the primary
destinations of trail users and are indicated on the Trails
exhibit. In addition to pedestrian and hiking trails, a
bicycle trail (bike lane) connection is provided between the
existing bicycle routes on Telegraph Canyon Road and East
"R" Street. The SPA III trail system will connect to the
system within the Sunbow community, south of Telegraph
Canyon Road, via Paseo Ladera. These routes will encourage
non-vehicular circulation within the community. Final
location of the trail system is subject to review by the
City Parks and recreation Department.
A sketch on a following page illustrates the trail crossing
at Paseo Ranchero. The sketch also includes a section which
describes the grading adjacent to the roadway. At the can-
yon crossing, the streetscape will be comprised primarily of
views down and across either side of the canyon. Some of
the landscaping installed on the down slopes adjacent to the
roadway will also be visible.
Access from the SPA III neighborhood park to the trail
paralleling Telegraph Canyon Road will also be provided. A
sketch conceptually illustrating the access route is
provided. Recontouring of the slopes facing Buena Vista
Way, to improve the appearance and reduce maintenance of the
slope, are also illustrated.
(03/04/91 )
111-4
.31-/0 "
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Land Use
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Total
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Community
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Exhibit 4 :
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PASEO RANCHERO
at RICE CANYON
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Gradinq
Attention to detail in the execution of grading is important at
both the mass grading and detail grading levels. The EI Rancho
del Rey Specific Plan included design standards for grading.
The most relevant portion is repeated below. The Alternative
Grading Concept (Exhibit 5) is responsive to these policies as
well as those of the General Plan Land Use Element. Final
design should reflect the approved conceptual design. The
requirements of the Chula Vista Grading Ordinance and other city
policies, which are not superseded by those herein, shall also
be incorporated in grading plans for development within the SPA.
Grading Standard
The design intention of the specific plan is that graded
areas be contoured to blend with natural landforms. Round-
ing both vertical and horizontal intersections of graded
planes, obscuring slope drainage structures by massing a
variety of plant materials, incorporating variable slope
ratios for larger slope banks, use of landscape planting to
control erosion and obscure man-made banks, architectural
solutions to topographic changes, and other similar tech-
niques should be used. Slope banks with rigid angular
characteristics shall not be permitted.
Slope Banks - General
The following guidelines are summarized from the SPA III
Plan. Specific standards will be implemented through the
tentative tract map process.
Slope banks should be constructed at 2:1 or less
(unless otherwise approved).
Erosion potential on all slopes should be reduced
through the use of small berms at the top of the slope,
drainage improvements, and/or the use of appropriate
vegetation (see Landscape Design).
Provision should be made for adequate maintenance of
graded slopes and landscaping.
Streetscape Slopes
The City's Street Design Standards Policy establishes stan-
dards for the grading of slopes adjacent to the right-of-way
of major streets. These generalized standards are applied
unless more precise designs are submitted and approved in
conjunction with the project planning process. Considerable
attention has been given to streetscape appearance in the
design of SPA III and generalized design concept is included
in this chapter (see Streetscapes). A more detailed evalua-
tion of landscaping and slope design, utilizing the design
criteria and concept presented in these Guidelines, shall
(03/04/91 )
111-7
31-110
occur with tentative subdivision map review. The approval
of the SPA Plan and Design Guidelines shall constitute a
more precise discretionary action by the Director of
Planning and the City Council with regard to landscaping and
slopes, superseding the general policy.
Re-grading of the area along Buena Vista Way, in the
vicinity of the planned East "J" street intersection, will
be completed to establish final slope conditions. Permanent
landscaping, irrigation, curb and gutter improvements will
also be constructed.
An Alternative Grading Concept prepared as a component of the
SPA III Plan will implement the grading design standards noted
above (see Exhibit 5). The tentative subdivision map shall also
be consistent with the grading standards herein and the
Alternative Grading Concept. Subsequent detailed planning is
not expected to involve major grading but rather focus on small
refinements on a parcel-by-parcel basis. The critical issues at
that level will be landscape treatments, erosion control, etc.
The Landscape Design section should be referenced for guidance.
(12/18/90)
111-8
8/-/11
ALTERNATIVE
GRADING CONCEPT
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ALTERNATIVE GRADING PLAN
SPECIALTY HOUSING EAST
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RAISE EXISTING DEPRESSION to CREATE ~" ee~ (
LANDSCAPED BACKDROP and VISUAL ~""\""\" S\t. .
CONT1NUlTY along EAST "H" STREE~.,---- E.as\.;.:.....-- , \\
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CREATE INTERNAL ) } j
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CREATE ACCESS to CANYON
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TRANSITIONAL SLOPES,
REDUCE CANYON SLOPE
FROM 90' to 26' in CANYON
and 25' above PUBLIC TRAIL.
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CREATE FI.U lENGTH
PUBLIC TRAIL along
CANYON RIM. USE 3: 1
CONTOURING to
TRANSITION to NATURAL.
ALTERNATIVE GRADING PLAN
SPECIALTY HOUSING WEST
RECONTOUR SLOPES UP TO RESERVOIl
with 4:1 SLOPES Of flATTER to 5IU.ATE
CONTOUR SLOPES
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REOUCE 52' HIGH CANYON
FLl SLOPE TO 32' in CANYON
and 22' above PUBLIC TRAIL.
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REDUCED from 61' to 40'
in CANYON with 21' above
PUBLIC TRAIL.
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ALTERNATIVE GRADING PLAN
TELEGRAPH CANYON ROAD
TRANSITION SLOPES from 2:1 or
FLATTER and RADIATE FILL SLOPES
10 EMULATE Ihe NATURAL SLOPES.
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GENTLY UNDUlATE PAD EDGES
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ADJACENT 10 TELEGRAPH CANYON ROAD
and RECONTOUR SLOPES 10 NATURAL.
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SLOPE of 2.5: 1 or GREATER.
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Entries
Entries serve two primary purposes. The first is informational;
they identify the community or neighborhood. To this end, entry
graphics must be clearly readable to the motorists and not so
overly sculpted and landscaped that their basic message becomes
obscured.
The second purpose is to provide unifying design accents through-
out the community. If each project or neighborhood attempted to
compete for attention via their entries, the overall unity of
the community would be decreased. Therefore, there will be a
common design treatment for all entries to reinforce the overall
sense of community.
Entry monumentation will be provided by both the master develop-
er and individual builders. There are three primary types of
entries: major entries, minor entries, and gated entries. The
approximate location of these entries is depicted on Exhibit 6,
Community Signage.
(02/02/90)
10-10
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Major Entries
Major entries are those which provide access to the entire
community. They consist of special monumentation and land-
scape planting, as illustrated below.
These entries should be designed to create a portal and
convey a sense of arrival. They will inform the motorist
that this is the entrance to the Rancho del Rey Community.
They will include design features that are consistent with
community fencing materials and may include a mock guard
house element. Entry design should flow with the terrain
and appear to be an extension of adjacent land forms.
-----..---
---..-...---
Minor Entries
These are the entries to the individual parcels in Rancho
del Rey. They are to be designed as an enhanced extension
of the community fencing detail. These should be limited to
the one or two major entry points into a parcel and will
provide visitors with the project name identification. The
master developer will provide individual builders with proto-
typical details of these entry treatments to insure conti-
nuity.
(02/02/90)
"'-12
31--/1 V
Gate Guarded Entry
There is a single neighborhood, identified as Parcels R-7 on
the Site Utilization Plan, which may be developed as a gated
neighborhood, due to its specialized housing character.
Even though this will be an exclusive neighborhood, it is
intended that the entries will conform to the community-wide
entry theme, should the gate guarded concept be implemented.
GATE GUARDED ENTRY MONUMENT
Fencinq
One of the most dominant visual elements of a community is its
fencing. It is essential for this element to be aesthetically
pleasing and provide continuity in design to unify the various
architectural styles within individual neighborhoods into a
single community theme.
Fences and walls can serve many functions including security,
identity, enclosure, privacy, etc. However care must be exer-
cised in the design of fencing in order to avoid long, boring or
awkward sections of fencing. It is intended that the available
fencing types be combined to attract interest and provide
variety. Using a combination of open and solid styles, changing
angles and directions is encouraged. Long straight runs of a
single fence style is monotonous and inappropriate. Section
VI.3 of the SPA III Plan provides additional fencing design and
placement guidelines.
(08/10/90)
111-13
.3/-IIt;
Below are the elevations of the Rancho del Rey fencing program.
These are to be used for all fencing indicted on the Fencing
Plan, Exhibit 7, on the preceding page. Fencing for townhome and
multi-family projects are not specified on the fencing plan,
because the placement of such fences will be a design detail of
each individual site plan in these areas. However, any fencing
proposed in these attached residential neighborhoods shall use
the same fencing style as indicated for the single family detach-
ed areas. Pilasters with the spherical cap shown in the sketches
should be used occasionally for design continuity along long
fence runs and at fencing "end points" (e.g., all entries, and
where substantial changes in direction or elevation occur). A
flat cap (no sphere) shall be used at other pilaster locations.
Pilasters should be provided at each property line intersection
or at a maximum spacing of 50 feet.
.,'
SOUND W ALL(Noise)1
V" SOLID WALL
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(02/02/90)
111-14
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COORDINATING FENCE HEIGHTS
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111-16
3/-/22..
Edqes
The interfaces between uses, or "edges", are extremely important
in'creating an overall harmony in community design. Site plan-
ning and landscape design should not terminate at the boundary
of an individual parcel, but should make a design connection
with the adjacent use. Four common edge conditions are discus-
sed and sketched below as examples of how to appropriately
respond to typical situations.
Canyon Interface
A major feature of the Rancho del Rey community is the large
open space areas which surround the development areas.
These are primarily canyon and slope areas located at lower
elevations from the development parcels. A critical element
of the overall community design is the interface between
these open canyon areas and the developed ridges. Grading
in these areas should simulate natural contours, to the
extent practicable. The site plans and architectural design
for residential projects should take advantage of the view
opportunities into and across the canyons. Designs should
also avoid the "hard brown edge" described in the Easements
section. A logical progression from the urbanized and mani-
cured landscape of the developed areas to the open and
natural vegetation of the canyons will be provided (see also
"Landscape Design"). Appropriate barriers and/or buffers
should be incorporated at the edge of the neighborhood parks
and where necessary. The following sketches illustrate
these canyon interface concepts.
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(10/26/90)
111-17
3/- /23
ALTERNATIVE SENSITIVE EDGE TREATMENTS
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VIEW PRESERVATION
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PARK INTERFACE
111-19
3/-/25
School/Park Interfaces
Although schools and parks are generally considered to be
compatible with residential uses, some level of conflict is
unavoidable and a buffer must be provided. Whenever pos-
sible the buffer should include a change in elevation, plac-
ing the residential units higher. A difference of only
three or four feet is a significant improvement. Dense
planting of the slope and fencing should also be provided to
create a physical and visual separation. If sufficient
slope height is provided, an open fence could be used to
allow views from the residential lots across the open park
area. These features should provide an aesthetically pleas-
ing perimeter to the school or park while minimizing the
intrusion of noise and distractions to the adjacent home
sites.
BOGlE Easement
A major SDG&E easement runs through the western portion of
the community. This corridor divides the R-8 development
parcels and presents both an opportunity and a constraint.
The opportunity arises from the open space characteristics
of the feature which also incorporates the trail network.
The constraint lies in the limitations on the type of land-
scaping that can occur consistent with SDG&E restrictions.
Nonetheless, a fundamental design concept is that the
easement interface should not become a hard brown edge;
landscaping on the adjacent parcels should be blended into
the easement area to create a soft edge. See the Landscape
Design section for addition information.
(08/10/90)
111-20
31-/-(,.
EASEMENT LANDSCAPING at STREETS
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Scenic Corridors
Two off-site scenic corridors will be affected by develop-
ment within SPA III. These are the Telegraph Canyon Road
and East "R" Street corridors. Views from these streets to
residential development areas will mainly comprise rear unit
elevations and rooflines, rear yard fencing, and some graded
slope areas. In such visible areas, attention will need to
be given to the aesthetics of the rear exposure, as well as
the front. Additional rear elevation detailing, variable
lot depths or rear yard setbacks, and special slope land-
scaping should be considered as potential design solutions.
The canyon interface discussion and the landscape design
section of these Guidelines should be referenced for addi-
tional guidance. Additional discussion of this issue is
included in the SPA III Plan in Section VI.7.
The detailed guidelines for Parcel R-7 include design
criteria for the special setback area along a portion of
East "R" Street which borders on that development parcel.
Special attention should also be given to the graded slope
at the corner of Paseo Ranchero and Telegraph Canyon Road.
This area, adjacent to the junior high school site, is
visible, both as a project entry and a component of the
Telegraph Canyon Road scenic corridor. Design efforts
should be directed toward achieving a rustic/natural
character while maintaining site area for the school. The
incorporation of boulders or other techniques to retain the
slope, or provide opportunities for special landscaping to
"naturalize" the slope appearance should be considered.
(12/18/90)
111-22
31-/~ V
streetscapes
As noted earlier, considerable attention has been devoted to the
design of the major road streets capes within SPA III. A wide
variety of visual experiences are evident in the sketch on the
following page. Along East "H" Street, large areas of natural
open space contrast with residential development areas within
Parcel R-7 and the Employment Park on the north side of the
street. Canyon views are available at the intersection with
Paseo del Rey. The 80 foot special landscape setback is also
noted. Areas where development area landscaping will transition
to natural landscaping are indicated. Where slopes are adjacent
to the roadway, in the eastern portion of Parcel R-7, variable
slope ratios are to be utilized and the height of the slopes
should be limited. Detailed sketches describing the East "H"
Street streetscape are included in the design criteria for
Parcel R-7 (see Chapter VI).
Natural open space is the primary streetscape where the project
adjoins Telegraph Canyon Road. A flood control channel (not a
part of this project) will be visible along the northern side of
the road.
Only minor slopes will
largest will be slopes
school and park sites.
these facilities.
be visible along East "J" Street. The
down from the road to the junior high
This will allow views over and into
Traveling along Paseo Ranchero, from north to south, undulating
slopes of limited height will be visible on either side of the
street. The view will open up as the road tends down and
crosses Rice Canyon. Views to either side down and across the
canyon will constitute an expansive streetscape. South of East
"J" Street higher landscaped slopes associated with the Ladera
Villas project and the junior high school site will frame long
range views across Telegraph Canyon to Otay Ranch. These slopes
are created because Paseo Ranchero must descend quickly from the
development area and East "J" Street to connect with Telegraph
Canyon Road.
The following graphics describe the intended streetscape
design. The landscape guidelines in Chapter V should also be
referenced for plant materials and landscape design criteria.
(03/04/91 )
111-23
31-/~9
....-.
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Theme Fencng
VarJable Slope
liansilion Area
..P"
Communly 1.
Monumeo'
LocallOfl
MQANCIIO DEL QEY
- .. ... . . A Pl,mned CClCY\munity by the Rancho Del Rey PartnershIp
STREETSCAPE
Paseo Ranchero
I
I
~
7B
PFO
I ---.
~'- Plan Detail
SPECIAlJY HOUSING
.-.-.A.. '7~ ..
Variable Slope
TrallSltion Area
dSltJ'?i;"'t/" i, .f/'
, ,"'" "40/'-01,jf}"'T/['%<;'i;n
1.f",.'o,_.r"",W.",,'-""''''-'"''''''"''~ .... """ .._" ih.. y, ..
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Ill<
Paseo Ranchero
r
SFD
i
SFD Commt.nly
Theme Feoc.-.g
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". "K:'~ Plan Detail /)
Extra Setback Area
for Garages
Taking Access
along "J" Street .
/ Extra Setback Area
. SFD for Garages Taking
I~l~ . t . C"7~ =-"=
~~~=d1.__~l___ ~
QIr
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Il'~~1!9~RQ~~eYB!Y
STREETSCAPE
East "J" Street/
Paseo Ladera
'.
'- ". \\
'i. 0 ~VariatMe s;~WNHO~~~
{'. QI' " Transition Area
/ ~:;~ing ~a,-r
-
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IV
.
PARK SITE
.k.1ig1
School Site
!
"-.Plan Detail
COlTVnunity
Theme Fencing
/
~
SFD
~ n.JLn~":
12/17/90
----
----
.
STREETSCAPE
SECTIONS
Paseo Ranchero
exist!ng
sectIOn
5.5'
Sidewalk
.8'
5:1
Slope
* 2:1
Slope SFD
(
98' ROW.
I
,
+-
* Slope varies along Paseo Ranchero
adjacent to Mission Verde SWdivision.
Refer to the "Premiminary Detailed
Graoll1g Plan" for precise sk>pes.
Section C-C
SFD
W
5:1 5.5'
Slope Sidewalk
2:1 I
Slope ,
-+
94' ROW.
5.5'
Sidewalk
2:1
Slope SFD
5.5'
5: 1 Slope
Section B-B
Specialty
Housing
2:1
Slope
5.5'
Sidewalk
Slope varies I
from '
5:1102:1 SFD
I
-+
98' ROW.
I
+-
Section A-A
U~l!g~Q~~eyB!!
3j'-;7/.33
ri~ r--i.f
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~'9' 219 '8'~
5.5'
5: 1 Slope
60' R.Ow.
~
.~1!9heQ~~eY~
.3l~8 /.3 ~
STREETSCAPE
SECTIONS
====
SFD
60' R.OW.
2:1
Slope
Section E-E
Paseo Ladera
Jr. High
School Site
Section D-D
East "J" Street
r1" r--1!
.,1 Wot I~
anti
&~
'619' 239. '8'~
TELEGRAPH CANYON RuAD
Drainage Channell
wail System Interface
'" ..
- '"
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~Q)
~~
c: ~ Telegraph
j UJ Canyon Road
""
III
CIlj!::
CIl__
(1)'0
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Open Space ::t. ~ Drainage Channel
Drainage Channel
1QhNOBIO DIlL m
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.-
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(08/10/90)
IV. GENERAL DEVELOPMENT GUIDELINES
IV-1
.3/-/3iD
Introduction
The design issues discussed in this section are those which were
not directly addressed in the SPA III Plan, beyond the esbablish-
ment of regulations. Design solutions in these areas will be
much more the product of the creativity of each parcel's desig-
ner rather than conformance to the pre-established community
standard. The design review process of the master developer and
the City of Chula Vista will be used on a parcel-by-parcel basis
to evaluate and approve the design programs of individual
builders. Chapter VI of the SPA III Plan should be referenced
for an overview of general development issues.
Architecture
While the landscaping, fencing, and signing will have a common
design throughout the entire community, a variety of architect-
ural styles are envisioned for structures within the community.
Although various architectural styles are intended to coexist in
the overall community, they should not be mixed within a single
project. Each parcel on the Site Utilization Plan shall have
internal consistency. And, of particular importance, archi-
tecture should not be a hybrid style, such as "Spanish Cape
Cod".
THIS
(JO
(02/02/90)
NOT THIS
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Siqning
In the SPA Plan, the distinction is made between permanent and
temporary signs. Some aspects of permanent community signing
have been previously discussed under "Entries" in this manual.
The illustrations below provide some common sense guidance in
the design of temporary signs. Within the SPA III Plan, Chapter
XI - Comprehensive Sign Regulations should be consulted for
specific sign restrictions (e.g., sizes, permit requirements,
prohibitions, etc.).
THIS
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IV-S
31-/~()
Liqhtinq
The design issue of "lighting" includes street lighting, as well
as, building and landscape accent lighting, and sign illumina-
tion. Three basic principals should be considered in the pro-
vision of lighting:
street lights should provide a safe and desirable level of
illumination for both motorists and pedestrians without
intruding into residential areas.
Lighting fixtures should relate to the human scale
especially in pedestrian areas.
Lighting and lighting fixtures should complement the design
and character of the environment in which they are placed.
All street lighting shall conform to City standards or an
approved theme lighting program, and shall be approved by the
City Engineer.
Lighting for community facilities and recreation areas shall be
considered as an element of Site Plan Review. Any such lighting
which will illuminate a residential area past the hour of 10:00
p.m. shall be clearly identified on the site plan per the
provisions of the SPA ill Plan (see Chapter VI).
Illuminated entries should direct lighting low to the ground and
be limited to only the immediate vicinity of the entry. Lig~ted
entries should not be distracting, create visual hot spots, or
glare etc. Suggested entry sign illumination techniques are
illustrated below.
j$~11
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(02/02/90)
IV-6
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STREET LIGHTING FIXTURE
IV-7
31 - / l/ 2.
Parkinq
The amount of parking required within each residential district
is specified in the Rancho del Rey Planned Community District
Regulations (see chart in Product Development section of these
Guidelines). Basic guidelines for the design of parking areas
are provided in Section VI.6 of the SPA III Plan. Additional
zoning requirements for sizing and spacing are published in the
Chula Visa Zoning Ordinance.
Sinqle FaJrlly
In single family districts, supplemental parking (beyond
that provided in garages) will be provided either by drive-
way spaces (between back of sidewalk and garage face) or
on-street parking. No special design criteria are required
for these areas. Required dimensions for these parking
spaces are provided in the SPA III PC District Regulations,
Chapter XII.
Multi-Family
Beyond providing the number of spaces required, the design
of common parking areas for attached and multi-family
neighborhoods is an important element in site planning.
Following are a series of illustrations to guide the design
of these parking areas, with particular attention to open
parking details.
ENHANCE PAVING at ENTRIES
~~
USE of BARRIER to SCREEN PARKING
-- ~ Wr""19
tV , r-;r
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o
(08/10/90)
VISlI'V-
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BREAK-UP of INTERIOR PARKING AREAS
PARKING PLANTERS
IV-9
31 - l'f~
LANDSCAPE SCREENING
o
IV -'r\ p.oe.. ~
IV-l0
~/-1"I.5
V. LANDSCAPE DESIGN
(08/10/90)
V-l
.3/-1'1 b
Introduction
The purpose of the landscape component is to visually reinforce
the patterns established by the Land Use Plan, and communicate
the overall landscape concept of the Rancho Del Rey community.
Since various groups will be responsible for the provision of
landscape improvements, this chapter will serve as a guide to
assure that the individual projects will be compatible within
the comprehensive landscape plan for the overall community.
Trees will be the dominant thematic element used to create a
logical sense of order, continuity and contrast throughout the
community. Trees will be pre-selected to provide the necessary
guidance to the various parties responsible for implementing and
administering the landscape program.
Trees and other plant materials will be selected from a suggest-
ed list of approved materials which is to be coordinated and
approved by the City Landscape Architect. The Plant Material
Matrix found later in this chapter includes all recommended
landscape materials for the SPA III project. The selected
materials reflect the sensitivity of the landscape concept to
the need to conserve water. In addition to the plant material
selections and other guidelines included herein, a landscape
water management and monitoring program will be prepared and
implemented for water conservation.
(02/02/90)
V-2
31 -/Yr
Landscape Concept
The general components of the landscape concept are as follows:
Parcel or Specific District (theme trees)
Each neighborhood may have a distinctive architectural
theme. Selected landscape elements, including trees, should
reflect that theme.
Streets (dominant, support street trees)
Landscaping of streets ~ill provide continuity throughout
the community and create the appropriate link with adjacent
areas. East "H" Street, East "J" Street, Telegraph Canyon
Road and Paseo Ranchero will continue existing tree patterns
established by the City of Chula Vista. Streets within indi-
vidual neighborhoods will reflect the neighborhood design
character.
Special materials within a landscape buffer will be
installed in masses with earthen berms along East "H" Street
to reinforce the established streetscape pattern within the
Employment Park across the street. Special attention will
also be paid to the graded area near the water tank.
Landmarks (theme trees)
Each major
character.
sites.
and minor landmark may have its own distinct
Landmarks in SPA III include the school and park
Entries (accent trees)
Entries are in three categories (see Entries in Chapter 4,
herein) :
Major Entry (community entry)
Minor Entry (neighborhood entry)
Gated Entry (special entry)
Accent trees will be used to contrast with designated street
trees. Major entry accent trees will be pre-selected; how-
ever, the minor and gate guarded entry trees will be selec-
ted by the builder subject to approval by Master Developer
and the City of Chula Vista.
Arterial Accent Planting
Flowering accent tress will be used at these major and minor
focal points to provide distinctive contrast.
(12/18/90)
V-3
1;/-/'13
Landscape Zones
Landscaping within Rancho Del Rey SPA III has been planned to
create a well balanced landscape statement. Landscape zones
have been identified so that this balance may be established and
maintained as the community matures. Landscape zones are dis-
tinguished by their water and maintenance requirements. These
zones are as follows:
Manicured and Ornamental Landscape
Manicured landscape is characterized as areas of high visual
impact requiring the greatest amount of care and water.
Community and neighborhood entries, and accent planting
areas fall within this category. These areas are kept to a
minimum to conserve water and energy.
Ornamental landscape requires routine maintenance and water;
however, of a less intensive degree. Limited lawn and
groundcover/shrub beds are in this zone, however seasonal
flower color or plants of a highly sensitive nature are not
included here. This is intended for parkways, parks,
schools and other areas where a good foundation of ornamen-
tal planting is required. Enhanced slopes will also include
this type of landscaping.
Drought Tolerant/Naturalized Landscape
This zone is used in low intensity use areas, and where a
natural appearance is more appropriate. Trees, shrubs and
groundcover in this area will require much less maintenance
and water. In many areas, the landscape will be allowed to
naturalize. This zone includes planting at transitions into
native areas. It will also include fire retardant landscape
and major slope areas.
Fire Retardant Landscape
Landscape zones between Native/Naturalized landscape
(seasonally dry vegetation areas) and improved properties
shall utilize fire retardant and low fuel plant materials.
This will help protect the properties in the event of brush
fire. The location and extent of this zone will be deter-
mined in conjunction with the approval of parcel-level
landscape plans.
Native Landscape (Pristine Native Community)
The native landscape zone (natural open space) is an area
where existing vegetation will remain with little modifica-
tion. This zone generally includes native canyons and
slopes.
(12/18/90)
V-4
.3/- 14/'7
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,,-""i;.~b.. ~~~\
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'---. '~~ ~~ .~. !l1
~ ___ ~;;~ _ "';".'1 H 8"a.1 ,...., ~:=:!
~'___ -_--------~_rl.. 'f
.... ~~, ~~......-~,. "..,,~-r.~~~ / / If' ,
-"J ~ .<:::...,"'.....""~"- "". ....,~ fCA C!" / "'''" ' ...;;;:-,;;......?\
-.............. ~ . / / I .-~~--. d~ \
--__ ~..'V'--/ './ ,,\""/J !
-'--'______y..~, '" l(~ C//\ '-~Ii \_l
~~~:,~~::'::.~^::.::;::'::.. :' \ \"--\\,~. ..... ...... \ II \ '-
.hllllltln4 with IdOl pl.nllngl l- \ .'1':1:,. ~ ~ '
and r,lnforclch.rIClllf and . ~.... , ,. ':-'~" .....:.::"(\
'n.. ,..."..... ..... ... . '.?" . .'/"'-"""
tJ;.;' \] .P .. \..., .' r... .... };~ltt . 'i~/
"ATlRAL OPEN SPACE .! .~: tFfI.::~..J ~ ' ' ,::~::.~:/"';:>.j ."
r!,~._J-- \~\~, .~~~.~/y
, ".---- ,
, \\:f:' . /
f:!-. .:.. .. /
/' "'1 .____ .____ .----.- ~.......;
I .0\ ( ..~......
\ . ".....01";
(. ___-L-J,:=:;.:':-;;'OO
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,
.....
~~~............
...............
...............
rn.
"'dI
............. .....
.....................
.....................
.....................
.... ....... ....
C::2
PARK Pt..ANTINO
HIglrilr.nclllng............1&tlll
R~.If_.plIo"'edln
_.... and orin. 10 pro.,loe
.-oe, .....lIlIo.IIIO.,I....1
.c:c....T..III...dgr_dcov...
10pro.,1cIe ..,_'.c:..
ARTERIAL ACCENT Pt.ANTINO
FIo..rlngl,... and .ccen' .....uD.
ot groundc:O...... an ....tr, poIn'.
ENHANCED 8LOf>E PLANTING
V...Ilc:a1 ......._ Ir..' In random
p.n.rn, .I'"IIo....InlI.....uba and
apr..llllnegroundcO".....
NATURALIZED PLANTING
N.II". ..-cIna,...IIl.d ."...gr..n
lIhrub. 10 1I6encl1ll,truDed .,... ot
~..llbnal...loP8l'Iapac..
FLEL MODIFICATION ZONE
AC:IU.lloc:.llon 10b.d.l.rmln.d
'allowing plolllngol building.
.,.p.r' 01 III. plec:i.. pl.n
'lIbmiU,I. PI.n,......I.I. .11,11
c:on.let 01 10.-111.1 .hrllb. .nd
Qfoundco""',
o
o
---
---
~
&
ARTERIAL PLANTING
PI.n, m.tarl.I.lnconllnull,
.llh ,>lI.lIng III.m. .nd Cll,
L.nd.c.p. Arc:III'.cl', .t.nd.rd..
EAST oW 8TREET BUFFER
Lo. ..ergr.,n .Mllb. In III..... In
C:oMln.llon .1111 ..,," b.rm.. Pt.nl
met.rl.l. In c:ontlnull, .1111 SPA I
Employmenl P..... .C:leen1n8 10
..Intotc. ..I.llngl"''''''.
RESERVOIR SCREENING
F."....bol....I.Ung....gr..n
I.... .nd 10. ,,,"gr..n 'MilO' In
m..... 10 .c:r..n ..1.. ......'IoIr.
.~<;lQ~ReyB11
General Landscape Plan
7123190~
rt.J1
Cinli
& ........
(llUt)2U.18'S
Exhibit 8
Sensitive Plant Species Preservation
The SPA III project includes a mitigation program to offset
impacts to sensitive plant species which are found on the
undeveloped site. Impacts to populations of San Diego
barrel cactus and snake cholla are to be mitigated through a
transplantation program. Cacti from impacted areas are to
be relocated to permanent natural open space areas. This
work shall be conducted under the supervision of qualified
experts. A monitoring program will also be implemented to
gage the success of the transplant program.
The General Landscape Plan, Exhibit 8, illustrates the general
location of each element described above. Each individual
parcel should also be studied as detailed planning progresses.
It can be assumed however, that these areas will generally
consist of a balance of lush, ornamental and drought tolerant/
naturalized zones. Refer to Plant Materials Matrix for examples
of approved plants. Additionally, a landscape water management
and monitoring program will be implemented for water conserva-
tion.
(02/02/90)
V-6
31-/~1
Slope Erosion Control
All slope erosion control planting shall conform to the require-
ments of the "City of Chula Vista Landscape Manual" and the
City Landscape Architect.
The general intent of the slope erosion control program is to
protect newly created slopes or denuded areas from erosion or
unsightliness. Dust abatement is also a concern.
All areas of the site on which new grades have been created or
vegetation has been disturbed will be planted. One of two types
of planting will be required.
Type I plantings are those which require ongoing irrigation to
supplement natural rainfall. Generally, all areas adjacent to
street right-of-ways will be Type I plantings. The City
Landscape Architect may designate any other areas as Type 1 to
maintain the aesthetic quality of the community. Fire resistant
strips which are necessary between structures and natural open
space will be included in Type I planting.
Type II plantings are defined as areas which, once
will survive and grow with only natural rainfall.
Type II planting could be hydro-seeded with native
which is then irrigated until established.
established,
For example,
vegetation
(12/18/90)
V-7
.J I-/~ ~
TYPICAL PERMANENT SLOPE LANDSCAPING
~ ..s'#UU' f!e;.
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SECTION
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. ~/~~~
.
-
-
PLAN VIEW
v-a
~'''15.3
Natural ~ Space Enhancement
The Rancho Del Rey SPA III Plan provides for the preservation
and enhancement of significant areas of open space. The major
areas are the southern leg of Rice Canyons, buffer along
Telegraph Canyon Road, and the SDG&E Easement. These areas
provide several unique opportunities:
_ Preservation of unique natural resources and wildlife
habitats.
Nature Study experience.
- Drainage basins for runoff.
- Less pollution, more oxygen in the atmosphere.
- View corridors.
Uses
The following are appropriate uses within the Open Space
areas:
Rice Canyon
Sensitive plant and wildlife habitat preservation
Nature study
Trail systems
SDG&E Easement
Improved park & recreation facilities
Parking
T,rail systems
Picnic areas
Nature study
Other day use activities
Teleqraph Canyon Open Space Buffer
Sensitive plant and wildlife habitat preservation
(02/02/90)
V-9
3/- /5 'I
Landscaping
The general intent of the landscaping program will be to
preserve and enhance the natural character while providing
fire protection zones between native areas and structures.
Transition zones will also be created to provide visual
blending with adjacent areas.
Landscape Zones
The canyon and SDG&E Easement areas consist of various
landscape zones to create the appropriate relationship
between man-made areas and natural habitats. These
areas are as follows:
Fuel Modification Zone
This zone exists between all structures and the
native vegetation of the canyon. Prototypically,
it may consist of the rear yard ornamental plant-
ing, brush clearance/thinning, and fire retardant
planting to create a 40 foot wide setback from
native planting. Fire retardant plant materials
and irrigation systems shall be utilized.
Naturalized Zone
This zone exists in disturbed areas (not included
in the fuel modification zone or other designated
zones). The purpose of this zone is to provide
landscaping and maintenance of disturbed areas.
Once established, this area shall be allowed to
naturalize.
Sensitive Plant Zone
This zone has been identified by the biologist as
a significant native plant community which is
sensitive to the impact of development or is a
site for the transplantation of sensitive plant
species. An effort has been made to route trails
away from these zones.
Native Zone
This zone consists of native (existing) plant
materials that are not disturbed by construction
activities or cleared for fire retardant
purposes. Native trees may be introduced to
enhance the trail system and define use areas.
Irrigation is provided by natural rainfall only.
Periodic cleanup and clearing of seasonal growth
in limited areas may be required.
(12/18/90)
V-l0
gl-ISS
SDG&E Easement
Landscaping within the SDG&E Easement shall con-
form to agency restrictions. The actual zones may'
vary among fuel modification, naturalized, native
and ornamental areas, based on the adjacent areas.
(12/18/90)
V-ll
3/-/5feJ
Plant Materials ~ Zone
(suggested)
Fuel Modification Zones
Trees, Shrubs
Callistemon (Bottlebrush)
Heteromeles arbutifolia (Toyon)
Nerium oleander - dwarf varieties (Oleander)
Perennials, Vines
Artemisia - low growing types (California Sagebrush)
Baccaris pilularis (Prostrate Coyote Bush)
Ice Plant - various types (no Carpotrotus edulis)
Myoporum parvifolium (Myoporum)
Trifolium fragiferum - O'Connor's varieties
(O'Connor's Legume)
Vinca species (Periwinkle)
Naturalized Zones
Artemisia (California Sagebrush)
Cistus crispus (Rockrose)
Eriophyllum species (Yarrow)
Eschscholzia californica (California Poppy)
Heteromeles arbutifolia (Toyon)
Mimulus species (Monkey Flower)
Penstemon species (penstemon)
Rhus - Evergreen types
Schinus molle (California Pepper)
Trichostema lanatum (Woolly Blue Curls)
Zauschneria species (California Fuchsia)
Native Zones - Introduction of Trees
Platanus racemosa (California Sycamore)
Populus fremonti (Poplar)
Quercus agrifolia (Coast Live Oak)
Ornamental Zones
.See Plant Matrix (General Landscape Plan)
(12/18/90)
V-12
3/-/59-
PLAJI'r MATERIALS MAnIX
KEY: MAN a Manicured
ORN a Ornamental
DTN a Drought TOlerant/Naturalized
FM = Fuel Modification
NAT = Native
~ ORN DTN FM NAT
TREES
Albizzia julibrissin *
Arecastrum romanzoffianum * *
Bauhinia variegata * *
Brachychiton acerifolia *
Cupaniopsis anacardiodies * *
Erythrina coralloidies *
Eucalyptus species * *
Ficus rubiqinosa *
Jacaranda acutifolia *
Koelreuteria bipinnata * *
Leptospermum laevigatum *
Liquidambar styraciflua *
Magnolia grandiflora *
Melaleuca leucadendra *
Pinus canariensis * * *
pinus species * * .
Platanus acerifolia/racemosa * .
Populus species * *
prunus cerasifera * .
pyrus bradfordii * .
Pyrus kawakamii * *
Quercus agrifolia *
Schinus molle .
SHRUBS
Acacia redo lens .
Agapanthus africanus . *
Arcotostaphylos species * .
Artemisia (low growing) * .
Buxus sempevirens * *
Callistemon citrinus . *
Camellia species .
Ceanothus species . . .
Cistus species *
Coprosma kirkii * *
cotoneaster species * *
Dodonaea viscosa *
Elaeagnus * *
Escallonia * * .
Eugenia uniflora * *
Feijoa sellowiana .
Hemerocallis hybrids .
Hetermoles arbutifolia * .
Hibiscus rosa-sinensis *
Juniperus species . *
Lantana sellowiana * .
(10/26/90)
V-13
~/"ISg
PlaD~ Ma~erial. Ma~rix (coD~'d)
KEY: MAN - Manicured
ORN - Ornamen~al
DTN - Drought Tolerant/Naturalized
FM - Fuel Modification
NAT - Native
MAN ORN DTN n1 NAT
SHRUBS (cont'd)
Moraea bicolor . .
Nandina domestica .
Nerium oleander . . .
Photina species . .
Pittosporum tobira .
Plumbago auriculata .
Podocarpus species . .
Pyracantha species .
Raphiolepis indica .
Rhamnus alaternus . . .
Rhus integrifolia . . .
Rosmarinus officinalis . . .
Tecoma capensis .
Viburnum species .
Xylosma senticosa . .
VINES
Bougainvillea species .
Cissus antarctica .
Ficus repens . .
Hibbertia scandens .
Parthenocissus tricuspidata .
Trachelospermum jasminoides .
wisteria .
GROUND COVERS
Arctotheca calendula . .
Asparagus sprengeri . .
Baccharis pilularis "Twin Peaks" . . . .
Cerastium tomentosum .
Fragaria chiloensis .
Gazania species . . . .
Hedera helix .
Myoporum parvifolium .
Ophiopogon japonicum . .
Pelargonium peltatum . .
Potent ilIa verna .
Rosmarinus officinalis "Prostrata" . .
Santolina virens .
Verbena hybrids .
Vinca major and minor .
NOTE: This is a recommended list for selection of plant materials; other
materials may be used subject to approval.
(10/26/90)
V-14
3/-/5'1
~ Modification Landscapinq
A fuel modification zone must be established between natural
open spaces and building development. This zone will consist of
an area cleared of natural brush and modified by the addition of
fire retardant materials (see list under "Natural Open Space
Enhancement"), and an automatic irrigation system. The minimum
width of this zone shall be established by the City of Chula
Vista Fire Marshal. Plants should vary in height and be planted
in random patterns to avoid a hard edge appearance.
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FUEL MODIFICATION ZONE
(10/26/90)
V-IS
31-/tpO
streets cape Landscapinq
The streetscape, or street scene, is comprised of the buildings,
structures, street scale, adj~cent view/vistas, signage, land-
scaping and street furnishings. Building massing, articulation
of structures, setbacks and the arrangements of street furnish-
ings are discussed in other sections of these guidelines.
The following sketches illustrate important landscape treatments
of the streetscape.
(02/02/90)
V.16
31-/~1
TYPICAL STREET TREE PATTERNS
f)1)1f/tf1l[J~)
SINGLE F AMIL Y RESIDENTIAL
~ ~~9 PVe:.f. ~ c."tVRe~1'I
V-17
31-/~;;>
LANDSCAPED PARKWAYS
PARKWAY with MEANDERING WALK
(Meandering Walk along Artf3rials in selected locations)
(
-
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PARKWAY with MONOLITHIC WALK
V-18
3/-1~3
LANDSCAPED P ARKW A YS
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PARKWAY with TRAFFIC GUARD
V-19
31-lfI~
MEANDERING SIDEWALKS
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.E I - /(",5
Landscape Standards
All landscape installation shall conform to the City of Chula
Vista Landscape Manual.
streetscape and common area landscape shall be planted to the
following minimum standards:
Ground covers shall be used to cover the entire
planting area (flatted material at the appropriate
spacing or hydroseed with City and Master Developer
approval) .
Spreading shrubs shall be used to eventually cover a
minimum of fifty (50%) percent of the area at mature
growth. Shrub and ground covers shall be selected from
the Plant Material Matrix.
Tree plantings shall consist of the designated
dominant, accent, and parcel trees.
A minimum of four (4) trees per 100 linear feet of
street frontage will be required. Spacing shall be 40
foot maximum. All trees will be staked in accordance
with the City Standard detail. Type, size, location,
and installation of trees in the City right-of-way
require City approval.
'II f~, ~-
f7J(/1'-- ~ 11/;fJ/;o/rJ;f/.
(02/02/90)
V-21
~'-I""
Irriqation Standards
All irrigation systems shall conform to the City of
Chula Vista Landscape Manual.
Irrigation systems shall be designed so that separate
areas of maintenance responsibility (i.e., private
association vs. Open Space Maintenance District) are
metered and controlled independently.
Open Space Maintenance District irrigation shall be
coordinated with the City of Chula Vista Open Space
Coordinator (Parks & Recreation Dept.). Systems in
these areas must conform to standard equipment and
installation techniques.
Equipment shall be located and installed to minimize
negative visual impact. Low precipitation sprinkler
heads should be utilized for optimum coverage and
maximum water conservation.
All Open Space Maintenance Areas shall be fully irri-
gated with an automatic irrigation system, as required
by the City Landscape Architect and/or Parks and
Recreation Department Landscape Architect.
Maintenance Standards
All landscape maintenance shall conform to the City of Chula
Vista Landscape Manual, community requirements and project
CC&R's.
Maintenance is divided into the following categories of responsi-
bility:
Individual Property Ownership
Private Homeowner's Association
Master Developer Open Space Maintenance District
Open Space Maintenance District - Administered by the
City of Chula Vista
Areas proposed for inclusion in public Open Space Districts are
indicated in the exhibit on the following page.
In general, the overall appearance of the landscape shall be
neat, healthy and free of weeds and debris. All new construc-
tion of multi-family, Planned Unit Development and unclassified
uses shall be landscaped in accordance with a City approved
Landscape Plan, and subject to City inspection for adequate
maintenance levels.
(03/04/91 )
V-22
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Landscape Desiqn Criteria Checklist
The landscape development of each specific parcel must be com-
patible with the overall comprehensive landscaping effort. The
following checklist is provided for the convenience of the
parcel developer and those responsible for reviewing the imple-
menting a specific portion of work. All landscape design shall
conform to appropriate landscape and irrigation standards, and
the maintenance requirements contained herein, and shall be
approved by the City Landscape Architect.
The following components of the landscape designs prepared for
each development project (parcel) should be reviewed for con-
sistency with these guidelines:
1. Entries
a. Entry Monument
Refer to "Entries" section to determine location
and type. Parcel R-7 is potential gate guarded
neighborhood.
b. Signage
Refer to "Signage" section in the development regu-
lations. Signage must be approved by the city of
Chula Vista and the Master Developer.
c. Plant Materials
Flowering accent trees and permanent, easily main-
tained flowering shrubs and ground covers are en-
couraged, subject to approval. Seasonal flower
color and high maintenance plant materials are
discouraged.
2. Walls and Fencing
a. Periphery Fencing
Refer to wall/fence exhibit for type and location.
b. Interior Fencing
Should be compatible with project architecture and
located to provide free access to service meters.
It should also screen any undesirable views (e.g.,
trash storage)
c. Fencing heights and types should be coordinated to
present a compatible appearance.
(12/18/90)
V-24
31 - I h9
3. Interfaces
Refer to the "Edges" section for the type of
treatment. The following types of interfaces should be
recognized:
a. Canyon/open Space Interface
Parcels R-1, R-2, R-3, R-6 & R-7. Conform to
"Fire suppression/Fuel Modification" requirements.
b. Park or School Interface
Parcel R-6.
c. SDG&E Interface
Parcel R-7.
d. East "H" Street Landscaped Buffer
Parcel R-7.
4. Periphery Landscape
a. Periphery landscaping shall conform to the General
Landscape Plan.
b. Adherence to the streetscape techniques contained
herein will also be required.
5. Interior Landscape
a. There are two categories for interior landscape:
Developer installed - subject to Master
Developer and City approval.
Individual installed - Not subject to Master
Developer and City approval, except for pos-
sible encroachment into open space.
b. Developer installed landscape will include:
Slope erosion planting with manual irrigation
system. Systems to be connected to indivi-
dual house meter.
Street trees installed in the street tree
easement. Exact type, location and staking
of tree subject to approval by City.
(12/18/90)
V-25
3 1- I rO
VI. ~ PLANNING CRITERIA
(08/10/90)
VI-l
31-lrl
Product Development
The Rancho del Rey SPA III Plan includes certain minimum resi-
dential property development standards. These have been repro-
duced below for reference. It should be understood however,
that adherence to these minimum standards will not automatically
create a project that will be acceptable to the City. The adop-
ted standards are intended to provide flexibility for creative
and efficient site planning, and innovative architectural solu-
tions. They are not intended to be used to create substandard
developments.
RESIDENTIAL PROPERTY DEVELOPMENT STANDARDS
Land Use District
~ ~p- RC RSP
1.
Lot area (in net OOO's s.f.)
minimum
minimum average
2.
Lot width (in feet)
minimum
minimum average
3.
Lot depth (in feet)
4.
Lot coverage (percentage)
5.
Floor Area Ratio.
6. Front yard setback (from
Public Street ROW)
al To direct entry garage**
b) To side entry garage**
c) To main residence
7. Side yard setback
a)
To adjacent residential lot
(min. total/min. one side)
Distance between detached
residential units
To adjacent street
(corner lot)
1
yard setback
10/5
bl
c)
8.
9.
Rear
Building height, feet (maximum)2
12-1/2 story maximum in RS & RP)
accessory bldg., maximum
5.0
6.0
50
50
90
45
.55
15
10
15
10
10
15
28
15 15
3.5
4.0
Sp
Sp
40
45
Sp
Sp
90*
Sp
Sp
50
.60
Sp
Sp
Sp
Sp
15
10
10
Sp
Sp
Sp
Sp
Sp
Sp
10/3
Sp
Sp
10
Sp
Sp
10
Sp
Sp
15*
Sp
Sp
28
Sp
Sp
10.
Parking spaces per unit
2 21.5sp
(gar.) (gar.) 1 bdrm
+1 guest unit
15
ppJ
*May be modified with Site Plan approval
**Lots fronting on East "J" Street, west of Paseo
Ranchero: 28' direct entry, 23' side entry
garage in RS & RP districts
1 . f
Except10n or one story structures per
19.26.150 CVMC
2
May be increased to 35 feet with Site Plan approval
3
As required for uses approved in Precise Plan
(12/18/90)
VI-2
3/-IT';;
2.0 sp
2 bdrm
unit
2.5 sp
3+ bdrm
unit
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i- \;:IRS
t> L-..::.--J Residential Single Family District
~ 0 Residential P1amed Concept District
~ 0 Residentiel Condominium District
G Residential Speciality District
Special Purpose District
B Open Space-l District B
a Open Space-2 District
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Land
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Exhibit 20
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HOUSING TYPE: SFD-Conventional
EXAMPLE LOT SIZE: 50'x 100'
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HOUSING TYPE: SFD-Cottage
EXAMPLE LOT SIZE: 44'x95'
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HOUSING TYPE: SFD-Cottage
EXAMPLE LOT SIZE: 40'x90'
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HOUSING TYPE: SFD-Cottage
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VI-6
3/-lrr-
Site Development Standards
Numerous site development criteria are included in Section VI.8
of the SPA III Plan. The following are presented as supplements
to those basic guidelines.
Single Family Products
On the following pages a series of lot/building schematics
are presented to provide additional guidance in the design
of single family housing types. The attached townhouse and
specialty developments follow. It should be stressed that
the schematics and building envelopes that follow are proto-
typical lotting concepts and are not intended to constrain
more creative solutions to spatial relationships. Special
attention is also given to the issues of streetscape quality
and corner lot situations in small lot areas. The open
cul-de-sac site planning technique is also illustrated.
Yard Restrictions
Careful attention to maintaining continuity of design during
initial construction can be negated by subsequent individual
homeowner improvements. Enclosed additions, patio struc-
tures, decks, storage sheds, fencing and other similar home-
owner improvements are of particular concern. Yet, restric-
tions such as setbacks, coverage, materials, etc. must
relate to the particular type of lot and residence
involved. In order to both control these homeowner improve-
ments and, at the same time, relate the restrictions to the
particular characteristics of the housing type involved, a
"Homeowner Improvements Guide" shall be a required component
of the mandated Site Plan Review. This supplement will
detail for each housing type, the specific restrictions on
the size and location of balconies, covered patios, enclosed
additions, or storage buildings. In addition, specific
guidance and restrictions shall be provided for materials,
colors and design characteristics. This supplement shall be
officially adopted as a component of the Site Plan Review
approval. And to insure continued conformance, it will also
become a component of the recorded CC&R's given to each new
home purchaser.
(08/10/90)
VI-7
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STREETSCAPES
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.14-1' 1'7' 5/'
--
VARY LOT WIDTHS
"ARY' FRONT YARD SETBACKS
.. e.
. .
VI-8
PARKWAY FURNITURE
.3/-1-,.9
CORNER LOT TREATMENT with SMALL LOTS
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VI-9
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OPEN CUL DE SAC
(with Open Space Access)
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PRESERVE DESIRABLE VIEW
VI-l0
BLOCK UNDESIRABLE VIEW
31 -I <j I
Open Space Fencing
(without Open Space Access)
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Cul-De-Sac Fencing
3/-/fl3
Attached Products
Site plans for attached products should consider the follow-
ing issues: indoor and outdoor privacy, solar access, build-
ing appearance, and overall project design appeal. Build-
ings should be oriented to create courtyards and open space
areas, thus increasing the aesthetic appeal of the site.
Building architecture should incorporate a variety of units,
building sizes and heights, and color accents. Building
facades should include relief to avoid a monotonous appear-
ance. Stairwells should be covered and integrated into the
overall building design, and private spaces such as patios
or balconies are encouraged for each unit. Another design
consideration is the need to buffer group parking areas from
the street and adjacent properties. A few of these design
concepts are illustrated below and on the following pages.
w 711~
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(10/26/90)
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MUL TI-F AMIL Y SITE DESIGN
VI-12
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MULTI-FAMILY
STREET ORIENTATION
VI-12
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MUL Tt-F AMIL Y SITE DESIGN
VI-13
31-1'i~
Desiqn Issues ~ Parcel
The product descriptions, lot and pad sizes, and parcel plan
features described in this section are those envisioned at the
the of SPA III Plan preparation. These designs and specifica-
tions are subject to change and refinement in conjunction with
the tentative tract map approval, and are subject to such ap-
proval. Any alternative parcel plans which are prepared should
respond to the listed planning and design criteria, implementing
the techniques and solutions described in the previous sections
of this text. All parcel plans shall conform to the development
standards and other provisions of the Rancho del Rey SPA III PC
District regulations adopted by the City of Chula Vista.
Single Family Detached
Single Family Detached is the primary housing type in the
development of SPA III. The following are guidelines for
site planning each of the single family detached parcels
designated for single family detached products (key maps are
provided to identify the location of each parcel).
(12/18/90)
VI.14
3/-/rr
Parcel R-1: This "parcel" consists of three in-fill areas
at the end of Paseo Margarita, Paseo Cresta, and along Paseo
Entrada. The most important design issue regarding ~his
parcel is the integration of new development with the exist-
ing homes on adjacent lots. The architectural design and
scale of the new homes should compliment the established
neighborhood character. Grading to create lots should also
blend with the contours of existing development. The street
interface of the several flag lots proposed at the end of
Paseo Margarita should also receive special attention.
Where lots back to Paseo Ladera, the rear fencing and street
landscaping should be consistent with community themes.
Parcel R-1
Design Criteria Summary
Product: CONVENTIONAL SFD
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Minimum Pad Size: 6,000 sf
Average Lot Size: 9,120 sf
Special Desiqn Issues
Grading: adjacent to Telegraph Canyon buffer, adjacent to paseo
Ladera
Entry: Existing adjacent neighborhood
Fencing: Telegraph Canyon Road views; integration with eXisting
neighborhood fences
Edges: Telegraph Canyon Road, Paseo Ladera; community facility
parcel (CF-1); existing neighborhood
Landscaping:
open space edges; community facility edge
(10/26/90)
VI-15
3/- IB 8
Parcel R-2: This conventional SFD parcel is located in the
northeastern portion of the site, adjacent to open space, an
existing elementary school and neighborhood park/greenbelt.
Pedestrian access through this parcel via East "J" street to
the elementary sChool/park area is an important design
criterion. The primary access to the parcel is from Paseo
Ranchero and from the eastern end of East "J" street. A
small portion of the parcel adjoins the SFA site (parcel
R-6). This edge should recieve special edge treatment for
buffering. This parcel also includes several lots on Calle
Candelero, adjacent to an existing residential neighbor-
hood. The integration design issues discussed for Parcel
R-1 are relevant for these lots.
Parcel R-2
Design Criteria Summary
Average Lot Size: 7,430 sf
Product: TRADITIONAL SFD
Minimum Pad Size: 5,000 sf
Special Desiqn Issues
Grading: Slopes adjoining open space
Entry: Located on major community entry road; transistion of
East "J" Street from collector to residential street
Fencing: Open space views
Edges: Open space; existing school/park and residential
neighborhood; townhouse edge
Landscaping:
Interface with natural open space; Paseo Ranchero
streetscape
(10/26/90)
VI-16
3/-/i'
Parcel R-3: This parcel is located on the central plateau,
north of East "J" street and overlooks the south leg of Rice
Canyon. It is planned for traditional single family detach-
ed products on conventional sized lots. The important
design areas in this parcel are the edges, one abutting the
canyon rim, one facing East "J" Street, and two adjoining
existing development.
Most lots adjacent to the Villa Palmera project, at the
southwestern edge of the parcel, will have down slopes in
their rear yards creating a buffer to separate the two pro-
jects. Where a grade differential does not exist, adequate
fencing and landscaping will need to be provided. At the
western parcel boundary, SPA III homes will share a collec-
tor street with existing homes. The issue of complimentary
design and scale become important at this location. Along
the southern edge, additional lot depth is required for
those lots on East "J" Street because of the City's setback
standard for homes fronting on collector streets. The lot
pattern along the canyon rim has been designed to maximize
the view potential of these home sites. Repetitive roof
styles which would be noticeable from within or across the
canyon should be avoided. Landscaping on the adjacent
slopes should obscure these homes as viewed from the canyon
trail without blocking the views from the homes themselves.
Parcel R-3
Design Criteria Summary
~~
Product: TRADITIONAL SFD
Minimum Pad Size: 5,000 sf
Average Lot Size: 7,200 sf
~..:--~--
Special Desiqn Issues
Grading: Canyon slopes; existing adjacent development
Entry: none
Fencing: Canyon views; compliment existing development
Edges: Canyon; existing development
Landscaping:
Canyon interface; existing development
(10/26/90)
VI-17
31-/90
Parcel R-4: This parcel is located south of East "J" Street
and east of existing Paseo Ladera. This site is above the
existing development to the southeast so design coordination
with existing development is limited to that north of East
"J" Street. The views from East "J" street and Paseo Ladera
to rear elevations, perimeter fencing and landscaping will
be the most important edge considerations.
Access to the parcel from East "J" Street is to be provided
by two entries. The location of these entries must be coor-
dinated with those to parcels north of East "J" Street to
provide adequate intersection spacing.
Parcel R-4
Design Criteria Summary
Product: SFO (Home size 1,300 - 1,700 sf)
Minimum Pad Size: 3,520 sf
Special Oesiqn Issues
Average Lot Size: 5,640 sf
Grading: Slopes adjacent to Paseo Ladera
Entry: Intersection spacing
Fencing: Perimeter fencing; views to the south
Edges: East "J" Street; Paseo Ladera
Landscaping: East "J" Street & Paseo Ladera perimeter
(10/26/90)
VI-18
3/- /9 I
Parcel R-5: This parcel is located in the middle of the
central ridge and lies between Parcel R-2 and East "J"
street. All property adjacent to this parcel is within the
SPA III so coordination with existing development is not an
issue here. The primary design issue for this parcel is the
appearance of the project perimeter along East "J" street
and Paseo Ranchero. A second issue is the alignment/spacing
of entries with those of the school, park and single-family
attached project across East "J" Street.
Parcel R-5
Design Criteria Summary
Product: SFD (Home size 1,550
2,000 sf)
Minimum Pad Size: 3,600 sf
Special Desiqn Issues
Average Lot Size: 4,360 sf
Grading: none
Entry: Spacing with entries to S-1/P-1 and R-6
Fencing: Perimeter fence along Paseo Ranchero and East "J"
Street
Edges: Paseo Ranchero and East "J" Street
Landscaping: Edge conditions
(10/26/90)
VI-19
31-19~
Single Family Attached
In attached product areas, site design, landscaping and
grading should create housing clusters to establish "neigh-
borhoods" within the larger housing project. Neighborhood
clusters should be limited to approximately 100 dwelling
units. Satellite recreational/social centers, which compli-
ment the primary project amenity, should be provided within
each cluster. Greenbelt pedestrian circulation routes
should provide a framework for housing clusters, connecting
to local recreation areas and community-wide paths.
Parcel R-6: This parcel is located on the south side of
East "Jlr""""5treet, adjacent to the neighborhood park site.
Due to this location, a primary design issue is establishing
a buffer between the residential and educational/recreation-
al uses while also providing a visual integration of the two
uses. It will be important to clearly define public vs.
private open space areas and to prevent students from other
areas using the SFA project as a "short-cut" to the school/
park. Where feasible, an elevation change should be provid-
ed, along with appropriate fencing and landscaping to buffer
the two uses. Alternatively, an interior street could be
used to separate the two uses. Similar or complimentary
plant materials should be used to unify the visual character
of the area. Interesting forms and detailing should be
evident in the building elevations which face the park or
public open space areas, as well as those visible from
public streets. See the accompanying sketch which illus-
trates the desired park edge treatment.
The southern edge of the parcel is within the Telegraph
Canyon Road view corridor. This is a designated scenic
highway and the edge of residential development should be
sensitive to views from the roadway. Grading and landscape
design in this area should be responsive to scenic highway
design criteria; graded contours blending with natural
slopes and planted with native/naturalized landscaping to
maintain the natural character of the Telegraph Canyon Road
corridor. The perimeter treatment along the northern edge,
adjacent to East "J" street, should also receive special
landscape and/or fencing design consideration.
Parcel entries from East "J" Street should be coordinated
with the school site and Parcels R-2 and R-5 to assure
proper intersection spacing.
Because of the residential units within this parcel are
attached, an effort should be made to maximize the quality
of common open space during the site planning process. The
site plan should incorporate internal elevation changes and
landscaping to create smaller clusters of units within the
project.
(12/18/90)
VI-20
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NOTE: Final design should meet the following objectives: 1) minimize park activity
nuisances to residents (noise, stray balls, etc.); 2) minimize visual perception of
residential structures and parking by park users; and, 3) provide security to private
residences adjoining public park property.
VI-22
31 -1'1.5
Parcel R-6
Design Criteria Summary
=-~J:. ~rO-
Product: TOWNHOMES "'
--
Minimum Pad Size: N/A
Average Lot Size: N/A
Special Desiqn Issues
Grading: Park site interface; Telegraph Canyon edge
Entry: Alignment with adjacent entries
Fencing: Views to Telegraph Canyon Road; Park site separation
Edges: Telegraph Canyon; East "J" Street; Park site
Landscaping: Edge conditions
(10/26/90)
VI-23
3/-/''''
Specialty Residential
Parcel R-7: This parcel is the proposed site of a seniors
oriented community which would include a combination of
single family attached and detached products, along with
multi-family or stacked housing products with densities
comparable to other projects within Rancho del Rey. Single
family products could include innovative zero-lot line,
Z-lot, or other clustered designs to maximize common open
space areas. Lower densities should be planned toward Paseo
Ranchero with-higher densities west of the SDG&E easement.
The location, distribution and amount of each product type
will be determined during the precise plan process which is
required prior to any development of this parcel.
This parcel has a visually prominent location along the
south side of East "H" street, a designated scenic highway,
and along the edge of the south leg of Rice Canyon. A
special landscape setback which averages 80 feet in width
(measured from the southern curb line of East "H" street) is
required by the EI Rancho del Rey Specific Plan for that
portion of the residential parcel across from the Employment
Park on the north side of East "H" Street (portion of R-7
west of SDG&E easement). The greenbelt/trail should also
extend to Paseo Ranchero but is not required to have the
minimum dimensions specified for the area across from the
Employment Park. The exhibits on the following pages
illustrate the setback requirement and conceptual design for
the area. The berm along East "H" Street should screen the
first floor of buildings within the Specialty Housing area,
at its highest point. All visible development, entries,
fencing, building elevations, and landscaping along the
entire East "H" Street frontage should receive special
design attention. Along the canyon edge, these same design
elements will define the development edge which will be
highly visible from the existing residential areas on the
south side of the canyon. Site planning along the canyon
edge should extend canyon views into the development area
through the use of the open cul-de-sac or parking area
technique where appropriate (see sketch).
Public utility facilities, an SDG&E powerline and water
district reservoir, are located within the parcel. On-site
grading will need to maintain these facilities and adjacent
landscaping will need to transition to the naturalized
vegetation within the open space parcels. The design
concept for adjacent areas should attempt to integrate these
areas into the overall plan rather than exclude or block
from view with massive forms which have an artificial
appearance. Public trail access from East "H" Street to
Rice Canyon will be provided via the SDG&E easement or
vicinity. The alignment of the trail, together with
consideration of accessory or incidental uses of the
privately maintained open space area which are compatible
with utility and trail uses, will be determined in
(03/04/91)
VI-24
3/-/t1-r-
Specialty Housing Concept Plan
Parcel R-7
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VI-29 I
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EAST H STREET
Expanded Parkway
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conjunction with Precise Plan approval. Dedication of the
trail as an open space lot through the private area shall
occur with subdivision mapping to implement the approved
Precise Plan.
Within the parcel, as the locations for each distinctive
product type are established, grading, landscaping and other
buffering techniques should be implemented to separate less
compatible densities.
A connector road which extends between the two primary
access points (East "R" street and Paseo Ranchero) should be
provided to function as a circulation spine for the project,
provide guest parking and link housing clusters (see Concept
Plan sketch). Internal circulation and parking areas should
be planned to avoid confusion and congestion. Direction and
information signs should be designed to be functional and to
blend with the architectural character of the development.
Circulation for oversized emergency and service vehicles is
also an important design criteria.
Parcel R-7
,""--.-~-
\_---::.~-
Design Criteria Summary
Product: SPECIALTY NEIGHBORHOOD (mixed products)
Minimum Pad Size: N/A
Average Lot Size: N/A
Special Desiqn Issues
Grading: Slopes along Rice Canyon; adjacent to SDG&E easement
and water tank
Entry: Align with Employment Park on East "R" Street
Fencing: Perimeter along East "H" ~treet and Paseo Ranchero;
canyon views
Edges: All
Landscaping: Treatment along scenic corridors, entry, and
employment park; integration/transition to
natural and naturalized open space
(03/04/91 )
VI-31
31-~otf
The attached is additional information
for
Item No. 31
~ [- JOS
RESOLUTION EIR-89-10(a)
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION
RECERTIFYING THE FINAL EIR-89-10 FOR RANCHO DEL REY SPA
III.
WHEREAS; the Planning Commission at its meeting of November 14, 1990,
voted to recommend certification of EIR 89-10, Rancho del Rey SPA III and
WHEREAS; the Planning Corrvnission approved tentative subdivision map PCS
90-02, Request to subdi vide 404.9 acres known as Rancho del Rey SPA I II, at
its meeting of May 22, 1991 and
WHEREAS; it was determined that the EIR 89-10 should be recertified prior
to the approval of the PCS 90-02,
NOW, THEREFORE, BE it resolved that the Planning Commission recertifies
EIR 89-10 has been prepared and in compliance with CEQA, the state CEQA
Guidelines and the environmental review procedure of the City of Chula Vista.
PASSES AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this twelfth day of June, 1991 by the following votes, to witness:
AYES:
Commissioners Carson, Tugenberg, Grasser-Horton, Martin,
Decker, Full er
NOES: None
ABSENT: None
ABSENTIONS: None
S&:{:~~J~~
ATTEST:
~~u 7>. 1I'.l~ r
Na cy Ri Jl ey, Secret ry
WPC 9428P
~I'JO(P
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~
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Resolution PCM-90-6-(C)
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING THAT THE CITY COUNCIL
APPROVE THE DESIGN GUIDELINES FOR RANCHO DEL
REY SECTIONAL PLANNING AREA (SPA) III
WHEREAS, a duly verified application for a Sectional
Area Plan including Design Guidelines was filed with the
Department of the city of Chula Vista by Rancho
Partnership, and
WHEREAS, said Design Guidelines constitute a manual to guide
the design of site plans, architecture, and landscape architecture
within sectional Planning Area III (SPA III) of the Rancho del Rey
Planned community, and
planning
Planning
del Rey
WHEREAS, the planning Commission set the time and place for a
hearing on said Design Guidelines and notice of said hearing,
together with its purpose, was given by its publication in a
newspaper of general circulation in the city and its mailing to
property owners within 300 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 7:00 p.m., May 8. 1991, and continued to 7:00
p.m., May 22, 1991, in the Council Chambers, 276 Fourth Avenue,
before the Planning Commission and said hearing was thereafter
closed, and
WHEREAS, the commission found that the Design Guidelines are
not a project under CEQA.
NOW THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION
finds as follows:
1. The Design Guidelines for Rancho del Rey SPA III are in
conformance with the EI Rancho del Rey Specific Plan and the
Chula vista General Plan: and
2. The Design Guidelines for Rancho del Rey SPA III will promote
the orderly development of the involved sectional planning
area and ensure a consistent quality of development in keeping
with the fundamental concepts established for the approved
SPA.
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends
that the city council approve the Design Guidelines for Rancho del
Rey SPA III.
That a copy of this resolution be transmitted to the owners of
the property and the city council.
3'- Jo=1-"
PASSED AND ADOPTED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this 22nd day of May, 1991, by the following vote, to-
wit:
AYES:
Commissioners Carson, Tugenberg, Grasser Horton, Martin, Decker,
and Fuller
None
NOES:
ABSENT: None
ABSTENTIONS: None
)/-.11 /1 0
,.?;-1l' (jif'~ Jhn. "'--'
Sh ,ley Grasser Horton
ATTEST:
~~2~)
Nancy Ri ley, See etary
-01" J,6<6
RESOLUTION NO. PCS-90-02
RESOLUTION OF THE CITY OF CHUIA VISTA PIANNING
COMMISSION RECOMMENDING THAT THE CITY COUNCIL
APPROVE THE TENTATIVE SUBDIVISION MAP FOR
RANCHO DEL REY SECTIONAL PIANNING AREA (SPA)
III, CHUIA VISTA TRACT 90-02
WHEREAS, a duly verified application for a tentative
subdivision map was filed with the Planning Department of the City
of Chula vista on November 8, 1989 by Rancho del Rey PartnerShip,
and
WHEREAS, said application requested the subdivision of
approximately 405 acres into residential lots, open space areas, a
school lot, park and community purpose facility lot, and
WHEREAS, the Planning Commission 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 in a newspaper of general circulation in the city and
its mailing to property owners within 300 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 7:00 p.m., May 8, 1991, and continued to 7:00
p.m., May 22, in the Council Chambers, 276 Fourth Avenue, before
the Planning Commission and said hearing was thereafter closed, and
WHEREAS, the Commission recertified EIR-89-10, with Statement
of Overriding Considerations, and associated Mitigation Monitoring
Program for Rancho del Rey SPA III. .
NOW THEREFORE, BE IT RESOLVED THAT THE PIANNING COMMISSION
finds as follows:
Pursuant to Section 66473.5 of the Subdivision Map Act, the
tentative subdivision map for Rancho del Rey Sectional Planning
Area (SPA) III, Chula Vista Tract no. 90-02, is found to be in
conformance with the various elements of the City's General Plan
based on the following:
1. The site is physically suitable for residential
development and the proposal conforms to all standards
established by the city for such projects.
2. The design of the subdivision will not affect the
existing improvements -- streets, sewers, etc. -- which
have been designed to avoid any serious problems.
3. The project is in substantial conformance with the Chula
Vista General Plan Element as follows:
d/-;Jo1
a. Land Use - The proj ect is consistent with the
General Plan, El Rancho del Rey specific Plan and
the SPA III Plan which designates the property PC -
Planned community, with a variety of land uses and
residential densities.
b. Circulation - All of the on-site and off-site
public streets required to serve the subdivision
are consistent with the circulation element of
Chula vista General Plan and the circulation
proposed within the El Rancho del Rey Specific
Plan. Those facilities will either be constructed
or in-lieu fees paid in accordance with the Rancho
del Rey SPA III Public Facilities Financing Plan.
c. Housing - A low and moderate housing program with
an established goal of 5% low and 5% moderate will
be implemented subj ect to the approval of the
ci ty' s Housing Coordinator. Computation of the
satisfaction of this condition will include the
entire E1 Rancho del Rey Specific Planning Area.
d. Conservation and Open Space - The project provides
148.3 acres of open space, 36% of the total 404.9
acres. Grading has been limited on hillsides and
grading plan approval will require the revegetation
of slopes in natural vegetation. Approval of EIR-
89-10 included the adoption of a mitigation
monitoring program outlining the mitigation
measures required for project impacts on geology,
soils, biology, air, water, cultural resources,
land form, transportation and utility sources.
e. Parks and Recreation The project will be
responsible for the improvement of the 10 acre net
neighborhood park and payment of PAD fees or
additional improvements as approved by the Director
Parks and Recreation. In addition, a trail system
will be implemented through the south leg of Rice
Canyon, connecting with other open space areas.
f. Seismic Safety - The Rancho del Rey site is crossed
by the La Nacion Fault Zone which has one prominent
fault, running north to south, with other potential
traces. The mitigation monitoring program adopted
with EIR-89-10 provides for measures to be taken to
mitigate the impacts of development in association
with the fault zone.
g. Safety - The site will be within the threshold
response times for fire and police services. The
project will increase the need for additional
personnel, however, the city is planning to meet
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that need with additional revenues provided by this
project.
h. Public Facilities Element This project is
obligated in the conditions of approval to provide
all on-site and off-site facilities necessary to
serve this project. In addition to that, there are
other regional facilities which this project (
together with SPAs I and II) is contributing to,
including a public library site, fire station site,
and fire training facility site. The subdivision
is also contributing 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.
h. Noise - The units will be required to meet the
standards of the UBC with regard to acceptable
interior noise levels.
i. Scenic Highway - The project does not affect this
element of the General Plan.
j. Bicycle Routes - Bicycle paths are provided along
Telegraph Canyon Road, East "H" Street and paseo
Ranchero Road as shown in the circulation Element.
k. Public Buildings - No public buildings are planned
for the site. The project shall be subject to RCT
and DIF fees.
4. Pursuant to Section 66412.2 of the Subdivision Map Act,
the Commission certifies that it has considered the
effect of this approval on the housing needs of the
region and has balanced those needs against the public
service needs of the residents of the City and the
available fiscal and environmental resources. The
development will provide for a variety of housing types
from single family detached homes to attached single
family and senior housing. In addition, the addressment
to providing a percentage of low and moderate priced
housing is in keeping with regional goals.
5. The configuration, orientation and topography of the site
partially allows for the optimum siting of lots for
passive or natural heating and cooling opportunities.
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends
that the city Council approve the tentative subdivision map for
Rancho del Rey SPA III, Chula vista Tract 90-02 subject to the
following conditions:
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General/Preliminarv
1. The Public Facilities Financing Plan shall be followed with
improvements installed in accordance with said plan or as required
to meet threshold standards adopted by the City'of Chula vista.
In addition, the sequence in which improvements are constructed
shall correspond to any future East Chula vista Transportation
Phasing Plan 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.
2. All mitigation necessary to avoid significant effects itemized in
the Mitigation Monitoring Program for Environmental Impact Report
EIR-89-10 as required prior to Final Map approval, are hereby
incorporated as conditions of approval. The Director of Planning
may modify the sequence of mitigation at his discretion should
changes warrant such a revision.
3. The developer shall comply with the Community Purpose Facility
Ordinance. The areas proposed to show compliance with said
ordinance shall be provided prior to approval of the first final
map. Areas of consideration for qualification must be within the
areas of SPAs I, II or III. Amendment to the El Rancho del Rey
Specific Plan and Sectional Plan Areas may be necessary to
accomplish compliance.
4. Prior to final map approval for Phase 1, a Precise Plan shall be
approved by the city Council detailing the development of the
Specialty Housing project. The precise plan shall include but is
not limited to: detailing the density of the various portions of
the project; identifying the amount of recreational and open space
facilities; detailing the financial arrangements available to
proposed tenants; identifying the age limits and any income
requirements of tenants; and showing the percent of the project
for sale or rent.
Streets. Riqhts-of-Wav and ImDrovements
5. Prior to any final map approval for Phase 2 or 3 or any unit
thereof, the developer shall obtain all necessary right-of-way
for the construction of the unimproved off site portion of
East "J" Street west of Paseo Ladera, from River Ash Drive to
Red Oak Place.
6. The developer shall construct the unimproved off site portion
of East "J" Street west of paseo Ladera, from River Ash Drive
to Red Oak Place, to a Class II Collector Standard, except
that the 5 foot sidewalk may be asphalt concrete instead of
portland cement concrete. The construction of these
improvements shall be guaranteed prior to final map approval
for Phases 2 or 3 or any unit thereof. The subdivider may
request the formation of a reimbursement district for these
off-site improvements in accordance with section 15.50 of the
Municipal Code.
7. The developer shall request the vacation of that portion of
paseo Marguerita as necessary to accomplish the design as
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shown on the tentative map.
accomplished prior to the approval
2, unit 3.
Said vacation shall be
of the final map for Phase
8. The off site portion of East "J" Street adjacent to Buena
vista Way shall be granted in fee to the City for Open Space,
public utilities and other public uses. The grant of this
property shall be completed prior to approval of a final map
for Phase 3, Unit 3. The developer shall enter into an
agreement to not oppose the inclusion of this property in Open
Space District # 20 (Zone 7) prior to approval of any final
map for Rancho del Rey SPA III. The developer shall be
responsible for the costs associated with annexing this
property to Open Space District # 20.
9. The developer shall be responsible for the construction of off
site improvements at the westerly end of paseo del Norte in
the Casa del Rey subdivision. The construction of these
improvements shall be guaranteed prior to approval of the
final map for Phase 2, unit 2. A cash deposit was previously
deposited with the City to pay the cost of this work. The
amount deposited is available to the developer for
construction of these improvements.
10. Prior to final map approval for Phase 1, the developer shall
dedicate additional right-of-way along the frontage of the
property on East "H" Street to provide a 20 foot parkway
(existing curbline to property line).
11. The developer shall be responsible for construction of a
sidewalk/recreational pathway along the entire frontage of
subj ect property on East "H" Street from Paseo Ranchero
westerly to Paseo del Rey to the satisfaction of the City
Engineer, Director of Planning and the Director of Parks and
Recreation. The construction of these improvements shall be
guaranteed prior to final map approval for Phase 1.
12. The developer shall be responsible for construction of an
expanded 8 to 10 foot wide sidewalk/recreational pathway along
the western side of Paseo Ranchero, to connect the trail
systems in the south leg of Rice Canyon and in the Telegraph
Canyon Road open space area. These improvements shall be
installed in conjunction with the construction phases of paseo
Ranchero specified in the Public Facilities Financing Plan.
13. The developer shall be responsible for the construction of
wider sidewalks at transit stops, subject to the approval of
the city Engineer.
14. The final design of paseo Ranchero shall include eight foot
wide landscape easement buffers as required by the Street
Design Standards or be adjoined by an open space lot at least
eight feet wide with slopes no greater than 5:1, except in the
following areas where the final design shall be subject to the
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approval of the Planning Director, Landscape Architect and
City Engineer:
a. Adjacent to the lots fronting on Cabo Calabazo, Calle
Candelero and Punto Miraleste where a special slope and
retaining wall design will be implemented:
b. Along the Junior High School site:
c. Along the existing Ladera Villas and Mission Verde
subdivisions where existing conditions shall remain: and
d. Adjacent to the out-parcel owned by the Chula Vista
School District.
15. The final design of East "J" Street shall include 5.5 foot
wide landscape easement buffers as required by the Street
Design Standards or be adjoined by an open space lot at least
5. 5 feet wide with 5: 1 maximum side slopes, except in the
following locations where the final design shall be subject to
the approval of the Planning Director, Landscape Architect and
city Engineer:
a. Along the park site:
b. Along the two corner lots at the intersection of East "J"
Street and Camino Hiel (lots 82 and 97 of Phase 2, unit
1) and the southeast corner lot of East "J" Street and
Cabo Capote (lot 85 of Phase 2, unit 2):
c. Adjacent to the out-parcel owned by the Chula vista
School District: and
d. Along the existing Bel Aire Ridge subdivision where
existing conditions shall remain.
16. All retaining walls which interface with the public street
system shall be constructed to match the Ranch Rancho del Rey
SPA III Design Guideline standards for exterior walls.
17. The developer shall be responsible for construction of full
street improvements for all public and private streets shown
on the Tentative Hap within the subdivision boundary: and for
the construction of off-site improvements to construct Paseo
Ranchero, East "J" Street and paseo Ladera as shown on the
Tentative Hap, to the satisfaction of the city Engineer.
Said improvements shall include, but not be limited to,
asphalt concrete pavement, base, concrete curb, gutter and
sidewalk, sewer and water utilities, drainage facilities,
street lights, signs, fire hydrants and transitions to
existing improvements. Street intersection spacing as shown
on the tentative map is hereby approved.
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18. All the streets shown on the Tentative Map within the
subdivision boundary, except private streets, shall be
dedicated for public use. Design of said streets shall meet
all city standards.
19. A temporary turnaround conforming to City standards shall be
provided at the end of streets having a length greater than
150 feet, measured from the center line of the nearest
intersecting street to the center of the cul-de-sac, except as
approved by the city Engineer.
20. CUl-de-sacs and knuckles shall be designed and built in
accordance with City standards unless otherwise approved by
the City Engineer.
Lot Confiauration
21. Frontage on all lots shall be a minimum of 35 feet at the
right-of-way line except as approved by the city Engineer.
This condition does not apply to flag lots, as defined in the
Municipal Code.
22. Lot lines shall be located at the top of slopes except as
approved by the city Engineer. When adjacent to open space
lots, property lines shall be located a minimum 2.5 feet from
the top of slope.
23. The preparation of final maps and plans for the locations
listed below shall be carried out in accordance with the
following criteria unless otherwise approved by the City
Engineer and Director of Planning:
a. Provide a minimum 50 feet from the corner of paseo
Ranchero and East "J" street to lots 6 and 7, Phase 3,
Unit 2, to provide additional buffer and transition area
at the corner.
b. Provide a pedestrian throughway between lots 130 and 131,
Phase 3, Unit 2, from Camino Calabazo to east "J" street
across from the school and park sites.
c. Lot 128 of Phase 2, Unit 1, shall be widened to a minimum
50 foot width to accommodate a combined slope and maximum
5 foot retaining wall. This is to avoid a "tunnel"
effect created at side lot lines.
d. Lots 3 and 5, Phase 2, Unit 3 shall utilize maximum 5
foot high retaining walls, and/or a combination of
retaining walls and crib walls.
e. Provide a different name for each of the portions of
Palazzo Court located to the east and west of East nJ"
street and the portions of Dorado Way located to the east
and west of camino Miel.
J I - ~/S
street Trees/Ocen Scace
24. The developer shall grant to the city street tree planting and
maintenance easements along all public streets as shown on the
Tentative Map. The width of said easements shall be as
outlined in the City's street Design Standards Policy.
25. The developer shall be responsible for street trees in
accordance with Section 18.28.10 of the Chula vista Municipal
Code. The use of cones shall be included where necessary to
reduce the impact of root systems disrupting adjacent
sidewalks and rights-of-way.
26. All open space lots adjacent to public rights-of-way shall
maintain a width so as to provide 10 feet of landscaping
treatment behind the back of sidewalk.
27. Maintenance of all facilities and improvements within open
space areas covered by home owners associations shall be
covered by CC&Rs to be submitted and approved by the Planning
Department prior to approval of the associated final map.
28. Prior to the approval of any final map, the developer shall
request in writing that maintenance of all facilities and
improvements within the open space area associated with such
map shall be the responsibility of the Rancho del Rey Open
Space Maintenance District.
29. Prior to approval of the first final map, a comprehensive
landscape plan shall be submitted for review and approval of
the City Landscape Architect and Director of Parks and
Recreation. Prior to approval of each final map,
comprehensive, detailed landscape and irrigation plans,
erosion control plans and detailed water management guidelines
for all landscape irrigation shall be submitted in accordance
with the Chula vista Landscape Manual for the associated
landscaping in that final map. These detailed landscape and
irrigation plans shall be for the review and approval of the
City Landscape Architect and Director of Parks and Recreation.
The landscaping format within the project shall be to
emphasize native, drought tolerant plant material. Exceptions
can be made for areas where reclaimed water is exclusively
used. The comprehensive landscape plans shall address:
a. Slope enhancement and landscape treatment for the slope
in Open Space Lot A, Phase 3, Unit 3, beneath the Junior
High School lot. The plan shall address and provide for
mature size plant material, boulder work and/or buttress
work on the slope.
b.
A naturalized revegetation program for areas
in open space lots, which may include
irrigation.
of grading
temporary
31 - cJ/(,
c. The disturbed "native" areas within Telegraph Canyon Road
open space corridor. This area shall include tree
groupings or tree groves. These plantings shall be
treated as random plantings and shall be identified in at
least six areas along the corridor with each location
providing plantings of 50 to 100 trees. The exact number
of trees and locations are to be approved by the Planning
Department and Department of Parks and Recreation. The
intent of these grove areas is to provide a consistency
with existing grove areas in the open space corridor west
of the Rancho del Rey SPA III area.
30. Prior to approval of the first final map, details showing the
location and design of the trail system and a sign program
shall be submitted to and approved by the Directors of
Planning and Parks and Recreation. The trail system in the
open space lots shall be a minimum 6 feet wide within an 8
foot horizontal clear space and a 10 foot vertical clear
space. The associated sign program shall identify the trail
network in the open space areas and connecting along Paseo
Ranchero, to the satisfaction of the Directors of Planning and
Parks and Recreation.
31. Prior final map approval for Phase 3, Unit 3 and Phase 4, Unit
2 as shown on the Tentative Map, cross sections shall be
submitted to and approved by the Director of Planning and City
Engineer illustrating the interface where the trail is located
adjacent to the drainage ditch along Telegraph Canyon Road.
The fencing of the drainage channel shall be aesthetically
pleasing incorporating the use of plantings, equestrian type
fencing and vinyl clad fencing. These cross sections and
decorative fencing program may be included with the
comprehensive landscape plan. Fence gates shall be provided
at locations approved by the city Engineer to allow
maintenance of the drainage channel.
Parks
32. The developer shall be obligated for 12.5 acres of parkland as
described in the approved SPA Plan, including land, and/or
fees, and/or additional improvements, in accordance with the
Parkland Dedication Ordinance. The actual final acreage will
relate to the number of units approved with the final maps.
33. The park located in Phase 3, Unit 4 shall be a minimum 10 net
useable acres. Design and development of the park shall be
subject to the approval of the City'S Director of Parks and
Recreation and shall conform with the park master plan to be
adopted by the City Council.
34. An adequate buffer and separation of 50 feet shall be provided
between the residential lots at the eastern end of Palazzo
Court and the existing park facilities, to the satisfaction of
the Director of Parks and Recreation. Solution may include
31-~1 r
but is not limited to relocating an existing tennis court or
lot redesign.
35. A minimum 20 foot wide access corridor shall be maintained at
the end of Paseo Palazzo where the cul-de-sac abuts the
existing park. Said area shall be made part of the park.
Detail and design of the access shall be submitted to and
approved by the Departments of Planning and Parks and
Recreation prior to final map approval for Phase 3, unit 1.
Gradina/Drainaae
36. An erosion and sedimentation control plan shall be prepared as
part of the grading plans.
37. Specific methods of handling storm drainage are subject to
detailed approval by the City Engineer at the time of
submission of improvement and grading plans. Design shall be
accomplished on the basis of the requirements of the
Subdivision Manual and the Grading Ordinance (No. 1797 as
amended). The developer shall submit calculations to
demonstrate compliance with all drainage requirements of the
Subdivision Manual.
38. Grading proposals shall be reviewed and approved by the city
Engineer and Director of Planning for consideration of
balanced cut and fill, utilization of appropriate soil types,
effective landscaping and revegetation where applicable.
Grading shall occur in separate phases unless a single phase
operation is approved with the grading plan.
39. A letter of permission for grading shall be obtained from
SDG&E prior to any grading within or adjacent to an SDG&E
easement or which would affect access thereto.
40. The developer shall make a reasonable effort to obtain
permission to grade the slopes along Buena vista Way at the
former intersection of East "J" Street. If permission to
grade said slope is not reasonably attainable as determined by
the city Engineer, the regrading of these slopes shall not be
required. The provisions of this condition shall be complied
with prior to approval of the final map for Phase 3, Unit 3.
41. Prior to approval of any final map for single family
residential use, the developer shall submit a list of proposed
lots indicating whether the structure will be located on fill,
cut or a transition between two situations.
42. Lots shall be so graded as to drain to the street or an
approved drainage system. Drainage shall not be permitted to
flow over slopes. Lots 71, 72 and 89 of Phase 2 Unit 1 shall
be designed so that there will be no negative grading or
drainage impacts to the adjacent off-site properties.
.J 1- ~I Y
43. Graded access shall be provided to all public storm drain
structures including inlet and outlet structures. Paved
access shall be provided to drainage structures located in the
rear yard of any residential lot or as approved by the city
Engineer.
44. The use of boulders in minor drainage basins and energy
dissipators in the canyon and open space areas in the manner
approved by the City Engineer and Planning Director, is
encouraged to allow water to be captured and to allow trees to
grow naturally.
Sewer
45. The developer shall be responsible for performing sewage flow
metering to monitor three segments of main identified in the
Rick Engineering report dated September 5, 1990 as sections
QR, XlX2 and KL. Metering shall be accomplished at the
locations determined by the city Engineer. Metering shall be
accomplished prior to the issuance of any building permit for
SPA III and be repeated at intervals directed by the city
Engineer. Should any of these segments have metered flows
which fill more than 80% of the pipe diameter, the applicant
shall construct parallel facilities as determined by the City
Engineer. The developer shall enter into an agreement with
the City prior to first final map approval providing for all
items indicated above.
46. An improved access road with a minimum width of 12 feet shall
be provided to all sanitary sewer manholes. The roadway shall
be designed for an H-20 wheel load or other loading as
approved by the City Engineer.
47. The developer shall obtain permission from the city to deposit
sewage in a foreign basin. The developer shall enter into an
agreement with the city relative to the diversion of sewage
prior to final map approval for any phase or unit thereof
proposing said diversion.
48. The developer shall be responsible for the removal of the
existing sewer pump stations (Mission Verde and Candlewood).
Prior to approval of any final map entailing said removal, the
owner and the City shall enter into an agreement to establish
the scope of work and the amount to be reimbursed by the City
to the subdivider for performing said work. The developer may
also request the formation of a special sewer service area to
provide for the cost of connection of the area currently being
served by the Candlewood pump station to the permanent gravity
sewer system.
Unless otherwise approved by the City Engineer, the scope of
work at both sites shall be limited to the removal and
disposal of equipment, grading, landscaping and construction
of new sewerlines and manholes required for connection to the
3/-01'"
proposed Rancho del Rey sewer system. Any upsizing of Rancho
del Rey Sewer lines due solely to the flow generated by the
Mission Verde and Candlewood areas shall also be included.
Reclaimed Water
49. Prior to approval of the associated final map, the developer
shall provide on-site infrastructure to accept and to use
reclaimed water when it is available, along Paseo Ranchero
from Telegraph Canyon Road to East "H" street and along East
"J" street from paseo Ranchero to the park site, per the
adopted Public Facilities Financing Plan.
50. Any costs incurred from retrofitting the reclaimed water
system, when reclaimed water becomes available, shall be paid
by the developer. Monies for this shall be held by the City,
through a deposit set up by the developer. The amount shall
be determined by the developer, approved by the city and in
place prior to approval of each associated final map.
Fire
51. Fire hydrants will be required per the Fire Department
standards. Hydrant spacing is 500 feet for single family and
300 feet for mUlti-family dwellings.
52. Maximum hydrant pressure shall not exceed 150 psi.
53. Fire hydrants and roadway access (per city Fire Marshall
approval) shall be installed, tested and operational prior to
any combustible materials placed on-site.
Aareements/Covenants
54. Prior to final map approval for Phase 1, Unit 1, the developer
shall enter into an agreement with the City to guarantee the
development of the parcel specifically for senior housing.
55. Prior to the approval of the first final map, the developer
shall enter into an agreement to provide a right turn lane at
the intersection of paseo del Rey and East "H" street, to the
satisfaction of the city Engineer, if the threshold standards
for this intersection as expressed in the then current Growth
Management Ordinance are exceeded at any time during the
development of this project.
56. Prior to approval of the first final map, the developer shall
enter into an agreement to provide a park-n-ride facility near
the intersection of East "H" street and paseo Ranchero to
include 50 parking spaces, 10 bicycle lockers, lighting, trash
receptacles and circulation striping to the satisfaction of
the city Transit Coordinator. In addition, a transit stop, to
include a bencn, shelter and trash receptacle, shall be
provided on the north side of East "H" street. A plan of said
a J - d~ 0
improvements and the timing thereof shall be submitted and
approved by the City Transit Coordinator.
57.
Prior to approval of each final map, copies of
CC&Rs for the subdivision shall be submitted
approved by the City Planning Department.
proposed
to and
58. Prior to approval of the first final map, the developer
shall provide a schedule, subject to the approval of the
Planning Director and City Housing Coordinator, for the
development of low income housing as defined in the
agreement executed between the city and Rancho del Rey
Partnership per City Council Resolution No. 15751 dated
August 7, 1990.
59. Prior to the approval of any final map for the subject
subdivision or any unit thereof, the developer shall
obtain all off-site right-of-way necessary for the
installation of required improvements for that unit. The
developer shall also provide easements for all on-site and
off-site public storm drains, sewers and other public
utilities prior to approval of the final map. Easements
shall be a minimum width of 6 feet greater than pipe size,
but in no case less than 10 feet.
60. The developer shall notify the City at least 60 days prior
to consideration of the final map by City if off-site
right-of-way cannot be obtained as required by the
Conditions of approval. (Only off-site right-of-way or
easements affected by section 66462..5 of the Subdivision
Map Act are covered by this condition.)
After said notification, the developer shall:
a. Pay the full cost of acquiring off-site right-of-way
or easements required by the Conditions of Approval
of the tentative Map.
b. Deposit with the City the estimated cost of acquiring
said right-of-way or easements. Said estimate to be
approved by the City Engineer.
c. Have all easements and/or right-of-way documents and
plats prepared and appraisals complete which are
necessary to commence condemnation proceedings.
d. If the developer so requests, the City may use its
powers to acquire right-of-way, easements or licenses
needed for off-site improvements or work related to
the Tentative Map. The developers shall pay all
costs, both direct and indirect incurred in said
acquisition.
The requirements of a, b, and c above shall be
accomplished prior to the approval of the Final Map.
.3 J - ~~ /
All off-site requirements which fall under the purview of
section 66462.5 of the State Subdivision Map Act will be
waived in accordance with that section of the Act if the City
does not comply with the 120 day limitation specified in that
section.
61. Prior to approval of each final map, the developer shall enter
into an agreement with the City to include the subdivisions in
the Mello Roos public facilities district or an acceptable
alternative financing program, subject to the approval of both
the Chula Vista Elementary and Sweetwater High School
Districts.
62. Prior to approval of each final map, the developer shall enter
into an agreement with the City wherein he agrees to comply
with that version of the Growth Management Ordinance in effect
at the time a building permit is issued. Such compliance
includes but is not limited to the then current East Chula
vista Transportation Phasing Plan.
63. Prior to final map approval for any phase or unit thereof, the
developer shall enter into an agreement with the City whereby:
a. The developer agrees that the City may withhold building
permits for any units in the subject subdivision if any
one of the following occurs:
1. Regional development threshold limits set by the
then current adopted East Chula vista
Transportation Phasing Plan have been reached.
2. Traffic volumes, level of service, public utilities
and/or services exceed the threshold standards in
the then effective Growth Management Ordinance.
b. The developer agrees that the City may withhold occupancy
permits for any of the phases of development identified
in the Public Facilities Financing Plan (PFFP) for Rancho
del Rey SPA III if the required public facilities, as
identified in the PFFP or as amended by the Annual
Monitoring Program have not been completed.
64. Prior to approval of each final map, the developer shall agree
to not protest the formation of a district for the maintenance
of landscaped medians and parkways along streets within and
adjacent to the subject property.
65. Prior to approval of each final map, the developer shall enter
into an agreement with the city wherein he holds the City
harmless for any liability for erosion, siltation or increased
flow of drainage resulting from this project.
31-';)c.)~
66. The developer shall enter into an agreement with the City
whereby the developer agrees to participate in the monitoring
of existing and future sewage flows in the Telegraph Canyon
Trunk Sewer and the financing of the preparation of the Basin
Plan and, pursuant to any adopted Basin Plan, agree to
participate in the financing of improvements set forth
therein, in an equitable manner. Said agreement shall be
executed by the developer prior to final map approval for any
phase or unit proposing to discharge sewage into the Telegraph
Canyon Trunk Sewer.
67. The developer shall permit all franchised cable television
companies ("Cable Company") equal opportunity to place conduit
to and provide cable television service for each lot within
the subdivision. The developer shall enter into an agreement
with all participating Cable Companies which shall provide, in
part, that upon receiving written notice from the City that
said Cable Company is in violation of the terms and conditions
of the franchise granted to said Cable Company, or any other
terms and conditions regulating said Cable company in the City
of Chula Vista, as same may from time to time be amended,
developer shall suspend Cable company's access to said conduit
until city otherwise notifies developer. Said agreement shall
be approved by the City Attorney prior to final map approval.
Fees/Pavments
68. The subject property is within the boundaries of Open Space
District #20 (Zone 7), Open Space District #10 (Phase II) and
Assessment District #87-1. Prior to final map approval or
other grant of approval for any phase or unit thereof, the
developer shall pay all costs associated with:
a) detachment of subject property from Open Space District
#10 (Phase II); and
b) reapportionment of assessments for open space District
#20 (Zone 7) and Assessment District #87-1 as a result of
subdivision of lands within the project boundary.
69. The developer shall pay:
a. spring Valley Sewer Trunk connection fees ($130/acre)
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.
70. PAD fees shall be waived or modified as provided in the
adopted Public Facilities Financing Plan for Rancho del Rey.
RCT fees and DIF fees shall be paid in accordance with the
31-~;).3
applicable regulations. PAD fees shall be guaranteed until
such time as the city waives said fees.
Miscellaneous
71.
The boundary of
California System
the subdivision shall
Zone VI (1983).
be
tied
to
the
72. Prior to final map approval for any unit, the developer shall
submit a copy of said final map in a digital format such as
(DXF) graphic file. This Computer Aided Design (CAD) copy of
the final map shall be based on accurate coordinate geometry
calculations and shall be submitted on 5 1/2 HD floppy disk
prior to recordation of the final map.
73. The developer may file a master final map which provides for
the sale of super block lots corresponding to the units and
phasing or combination of units and phasing thereof, shown on
the tentative map.
If said super block lots do not show individual lots depicted
on the approved tentative map, a subsequent final map shall be
filed for any lot which will be further subdivided.
The City Engineer may condition approval of such a final map
to require necessary plans to provide infrastructure necessary
top meet City threshold policies and to conform to the
approved Public Facilities Financing Plan. All super block
lots created shall have access to a dedicated public street.
Bonds in the amounts determined by the city Engineer shall be
posted prior to approval of a master final map. Said master
final map shall not be considered the first final map as
indicated in other conditions of approval unless said map
contains single or multiple family lots shown on the tentative
map.
Code Reauirements
74. The developer shall comply with all relevant Federal, State
and Local regulations, including the Clean Water Act. The
developer shall be responsible for providing all required
testing and documentation to demonstrate said compliance as
required by the City Engineer.
75. The developer shall comply with all applicable sections of the
Chula vista Municipal Code as they exist at the time of
issuance of the building permit. 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 Map Act and the City of Chula Vista Subdivision
Ordinances and Subdivision Manual.
,31 - ~d. If
.'
That a copy of this resolution be transmitted to the owners of
the property and the City Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this 22nd day of May, 1991, by the following vote, to-
wit:
NOES:
Commissioners Carson, Tugenberg, Grasser Horton, Martin, Decker,
and Fuller
None
AYES:
ABSENT: None
ABSTENTIONS: None
&ht~/b;?Md/J~~
Shirl rasser Horton
ATTEST:
~-'~ ?fc;OJ~~
Nancy Ri ey, S cret ry
3 I - 0)~5
RESOLUTION EIR-89-10 (f)
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION
AMENDING THE MITIGATION MONITORING PROGRAM FOR EIR 89-10,
RANCHO DEL REY SPA III
WHEREAS; the Planning Commission at its meeting of November 14, 1990,
voted 5-0 to recommend adoption of the Mitigation Monitoring Program for EIR
89-10, Rancho del Rey SPA III, and
WHEREAS; subsequent to its adoption, additional water conservation
measures and further mitigation of negative impacts to air quality were
required as well as new information regarding gnatcatcher mitigation and
vernal pool mitigation became available and the adopted Mitigation Monitoring
Program required correction and
WHEREAS; this new information was incorporated into an amended
Mitigation Monitoring Program which was presented to the Planing Commission at
its meeting of June 12, 1991,
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION amends the
motion of November 14, 1990 to adopt the amended Mitigation Monitoring Program
for EIR 89-10.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
this twelfth day of June, 1991 by the following note, to-wit:
AYES:
Commissioners Carson, Tugenberg, Grasser-Horton, Martin,
Decker, Full er
NOES: None
ABSENT: None
ABSTENTIONS: None
ATTEST:
~."1 'K. ~ t~~
Nancy Ri ley, Slcreta y
WPC 9429P
.31 -01~ (.
U~~~~r"'rL~M !\ I! r:A. I'!l","~ ~":"'r
~'~;~,J~ 'ii:Ji,j -~L.u...-..:....:2 J\.t~LJU~u:",'
EXCERPT FROM PLANNING COMMISSION MEETING OF 6/12/91
ITEM 1:
CONSIDERATION OF PROPOSED AMENDMENTS TO MITIGATION
MONITORING PROGRAM FOR EIR-89-10, RANCHO DEL REY SPA III
Associate Planner Reid stated that the Mitigation Monitoring
Program for Rancho del Rey SPA III was adopted at the same time of
the certification of the Final Supplemental EIR on November 14,
1990, by the Planning commission and in January 1991 by Council.
The changes included in the proposed Amended Mitigation Monitoring
Program included removal of all references to a specific EIR
consultant, correction of sections inconsistent with the EIR, and
more specific language regarding mitigation for gnatcatcher
habitat. Additionally, the Commission had received before the
meeting language including lerner pool litigation and monitoring to
be added.
Staff recommended that the Planning commission adopt the Amended
Mitigation Monitoring Program and recommend that Council adopt the
Mitigation Monitoring Program for Rancho del Rey SPA III.
Commissioner Tugenberg suggested that with the City moving east,
the city should possibly obtain an additional monitoring station
for air quality.
MSUC (Fuller/Decker) 7-0 that the Planning commission adopt the
Amended Mitigation Monitoring Program for the Rancho del Rey SPA
III and recommend that the Council adopt the Amended Mitigation
Monitoring Program.
.3 I - ';>;;J. -=J-
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PC Minutes
-4-
May 22, 1991
EXCERPT FROM PLANNING COMMISSION MINUTES OF 5/22/91
ITEM 2:
PUBLIC HEARING: A) RECERTIFICATION OF EIR-89-1O, RANCHO DEL
REY SPA III
B) CONSIDERATION OF WATER CONSERVATION PLAN FOR
RANCHO DEL REY SPAs II AND III;
C) CONSIDERATION OF AIR QUALITY IMPROVEMENT PLAN FOR
RANCHO DEL REY SPAs II AND III;
D) PCS-90-02; REQUEST TO SUBDIVIDE 404.9 ACRES KNOWN AS
RANCHO DEL REY SECTIONAL PLANNING AREA III, CHULA VISTA
TRACT NO. 90-02 LOCATED BETWEEN EAST 'H' STREET AND
TELEGRAPH CANYON ROAD, IMMEDIATELY SOUTH OF RANCHO DEL
REY SPA I, RANCHO DEL REY PARTNERSHIP
E) CONSIDERATION OF RANCHO DEL REY SECTIONAL PLANNING
AREA III DESIGN GUIDELINES;
F) CONSIDERATION OF AMENDED MITIGATION MONITORING
PROGRAM FOR EIR-89-1O, RANCHO DEL REY SPA III;
G) CONSIDERATION OF AMENDED CEQA FINDINGS FOR EIR-89-1O,
RANCHO DEL REY SPA III.
Associate Planner Barbara Reid stated the Final Supplemental EIR was certified by the Planning
Commission in November 1990 and by Council in January 1991. Since the recertification of
EIR-89-10 should occur prior to the tentative subdivision map being adopted, staff recommended
that the Commission recertify the EIR. Staff also recommended that items 'f and 'g' (the
Amended Mitigation Monitoring Program and the Amended CEQA Findings) be continued to
correct inconsistencies in the Amended Mitigation Monitoring Program, to incorporate a staff
meeting with developers which had been held and to be assured that the EIR consultant agreed
with those changes, to incorporate more specific language from a recommendation from the
U. S. Fish & Wildlife regarding the gnatcatcher protection, and ascertain that the CEQA
Findings as a result of these amendments reflect those. Ms. Reid noted that a letter had been
received from a resident west of the proposed project who was opposed to development in the
area; it was the Planning Department's opinion that it had been dealt with at the time of SPA
Plan approval.
Planning Consultant May discussed briefly a memo which had been given to the Commission
regarding the air and water plans, the tentative map, and the design guidelines. She stated the
..31 -<<~ t
PC Minutes
-5-
May 22, 1991
applicant had submitted to the Commission a letter stating their opposition to any amendments
to the water conservation plan. Ms. May noted that City Council had directed the zero net
increase in water use. She also said that an outcome of the air quality improvement plan
prepared for SPAs II and III was the suggestion of the park and ride facility to help limit
individual car trips and to encourage carpooling and bus ridership. The Transit Coordinator had
identified the need for a facility near the intersection of East "H" Street and Paseo Ranchero.
The developer is being required to provide the improvements for that facility. Ms. May stated
the applicant was opposed to the park and ride. Staff had discussed this further with the
applicant and recommended that condition no. 5 be moved to the agreement section beginning
with Condition no. 55 and be modified to require the applicant to enter into an agreement to
provide the facility. The precise language would be approved by the Transit Coordinator.
Staff recommendation was that the Commission take action on items 'a' through 'e' and
provisionally approve the project, pending the final action on items or and 'g', the Mitigation
Monitoring Program and the Modified CEQA Findings which would be brought back to the
Commission at a later date.
Commissioner Casillas asked for clarification of the impact of the policy statement on water
conservation going to the City Council, and why it was going to them after the Commission met
on the project currently before them.
Assistant Planning Director Lee answered that from staff s perspective and in fairness to the
applicant, this was the first project which had been required to come forward with an air and
water plan. In terms of timing, staff felt it was important. A memo had been provided to
Council advising them of staffs intent to move forward with a proposed outline of a program
for water policy that would be before Council on June 11. The Commission's recommendation
on this particular water program could be as definitive as the Commission wished. Staff
suggested consideration as a condition for the zero net increase. While this project could be
held until the Council moved ahead with their policy, staff didn't feel that would be equitable.
Commissioner Casillas felt the City would want to develop a good policy statement that applied
to everyone as to how to handle the water conservation. Ultimately, the policy statement may
come up with information that may not be valid as to a particular applicant.
Assistant Planning Director Lee concurred. He said that including the condition allowing the
project to proceed with the zero net increase would allow the applicant to proceed, and if the
Council wanted to soften that posture, they would have the opportunity to do so, or to qualify
their approval for the applicant to come back to have another opportunity to comply with an
overall City policy.
Commissioner Fuller asked if the staff s recommendation on the water policy had any input from
the County Water Authority as to a broader perspective of how our City's pian would tie into
a regional policy.
a I - 01~'
PC Minutes
-6-
May 22, 1991
Contract Planner Gray responded that there had not been the opportunity by City staff to explore
that with the County Water Authority at this point. The objective would be to coordinate any
kind of water policy that the Council may wish to pursue in Chula Vista with the County Water
Authority, Otay Water District, and Sweetwater. The Interagency Water Task Force had been
established with membership including the City, Sweetwater and Otay to provide that kind of
thrust and coordination on the water issue.
Commissioner Fuller suggested that staff use that approach in the presentation to Council. She
felt if the zero net increase and water policy were to be imposed on developers in our area, the
same restrictions should be imposed on other developers throughout the County.
Commissioner Decker asked if the policy hadn't fully evolved at the Council, how could we ask
the applicant to abide by it.
Assistant Director Lee said it was the Commission's choice. The applicant had presented a
water conservation program, and staff was making a recommendation that the zero net be
applied. It had been requested by Council, but the Commission was not required to take action
on the plan.
Commissioner Tugenberg asked about the equation for retrofitting.
Planning Consultant Gray answered that the technique was to reduce everything to gallons saved.
Parks and Recreation could calculate how many gallons of water could be saved by particular
sprinkler heads, moisture sensing type of irrigation system, etc.
Commissioner Tugenberg was concerned with the sites selected for the park and ride, and why
East "H" Street and Paseo Ranchero was chosen over the other suggested sites.
Transit Coordinator Gustafson said the primary reason Paseo Ranchero was one of the areas
chosen was because that location and the location to the west at Terra Nova Drive were two
major access points from Rancho del Rey to East "H" Street which would be a major corridor
for transit service. He explained why some of the other sites were not suitable.
Commissioner Tugenberg asked if there was consultation with the applicant. Assistant Planning
Director Lee answered that there had been consultation, but he thought the applicant was looking
at other options. Discussion followed regarding the potential sites which could be used, and the
security offered by them.
Commissioner Casillas felt Condition 57 was ambiguous.
Commissioner Carson asked if there would be some kind of adjustment to the developer if they
developed one place, and had to redevelop another place.
3/- ~ 30
PC Minutes
-7-
May 22, 1991
Assistant Planning Director Lee answered there would be. The applicant would not be required
to develop two sites.
Commissioner Martin commented about the church area being designated. He thought one of
the things Council wanted to do everything they could to have a multi-use parking area.
Commissioner Tugenberg suggested the Pilgrim Lutheran Church as a candidate for the park and
ride facility.
Transit Coordinator Gustafson said they were flexible. If an arrangement could be worked out
with the Church, it would make an ideal candidate because the parking lots are normally not
utilized during the week.
This being the time and the place as advertised, the public hearing was opened.
Craig Fukuyama, 2727 Hoover A venue, National City, representing Rancho del Rey Partnership,
objected to Conditions 5 and 57 dealing with the park and ride facility. They did not object to
their fair share obligation to meeting the needs of the park and ride facility, is committed to its
air quality plan, and felt it was a good idea to secure with the air quality provisions moving
forward through the County system that it would be a good idea. They objected to a finite
location being established and further study was necessary to arrive at an area that could be more
optimally located to serve a larger area. A development impact fee may be the way to equitably
share and spread costs for these types of facilities.
In addition, the applicant was opposed to the timing. They also objected to Condition 57, and
the zero net increase. He requested a workshop allowing the CIF and developers to participate
in a forum to discuss what the County is doing, and what other water solutions might be
available to help the City Council arrive at a water policy. He believed any commitment that
sought a zero net increase in their project in absence of that policy was inequitable. He
requested that the discussion of the water conservation plan, mitigation monitoring, and air
quality plan be deferred until Council policy is prepared and committed to. He asked for
approval of the tentative map, recertification of the EIR, and approval of the Design Guidelines.
Commissioner Fuller asked Mr. Fukuyama what his position was regarding the zero net policy.
Mr. Fukuyama answered they would prefer not to have the zero net increase applied to their
project, independent of a City-wide policy that would enact that.
Commissioner Casillas asked what impact the rebate program might have. Would it be
encouraged more in certain parts of the City.
Mr. Fukuyama thought it would. He read a letter from the Construction Industry Federation
as their statement of what was ongoing.
31-0l31
PC Minutes
-8-
May 22, 1991
No one else wishing to speak, the public hearing was closed.
Commissioner Decker asked that the air quality improvement plan be revisited after an
agreement had been reached between the applicant and staff.
MS (Tugenberg/Carson) to continue the item until such time as the City Council defmes its
policy regarding the zero water increment.
Commissioner Decker asked him to clarify. Commissioner Tugenberg said it would be item 2
in its entirety.
Commissioner Decker asked why the need to exclude 2a and 2d and 2e since they seem to be
rather straight forward and have nothing to do with water policy or agreement to set up a ride
and share facility.
Discussion ensued as to whether to delay the whole project or just the air and water conservation
plan.
Commissioner Tugenberg felt condition 57 was inequitable.
Assistant Planning Director Lee suggested modifying condition 5 as suggested by Planning
Consultant May that prior to the first final map an agreement be reached with the applicant;
condition 57 could be excluded. The final agreement could be brought back for ratification by
the Planning Commission.
Commission Carson said that if Mr. Lee's wording for condition 5 that there be an agreement
reached before the final map was accepted, condition 57 would be deleted. She could go along
with that. The whole thing could go ahead and be processed.
Commissioner Tugenberg withdrew his motion and Commissioner Carson withdrew her second.
AMENDED MOTION
MS (Tugenberg/Casillas) 7-0 that the Planning Commission accept item 2(a),(b), (c), (d) with
the deletion of condition 57 and the rewording of condition 5, and (e) contingent upon the
Planning Commission's subsequent approval of (f) and (g).
Assistant Planning Director Lee asked if there was a particular statement or direction the
Planning Commission wished staff to carry forward to the City Council when the map moved
forward, or if they desired to have those plans brought back before the Commission after the
Council had adopted a policy.
31 - .;J..3 ~
PC Minutes
-9-
May 22, 1991
The Commissioners asked that the plans be brought back; Commissioner Tugenberg said he
would like to see the Council make every effort possible to expand this program into a
countywide or regional program; Commissioner Carson said she believed in zero net increase.
Commissioner Decker said he would like some workshops opened regarding air and water.
Commissioner Tugenberg was concerned that if the credit for off-site retrofit is to be only in the
General Plan area, there may be a time that the City would run out of retrofit in order to
accommodate the new housing.
Assistant Planning Director Lee concurred that it was a real issue.
Commissioner Casillas asked if it was conceivable to develop a plan that gave credit for saving
water outside the City limits; could there be a program where someone outside the City could
sell their credits to the City--similar to a tax credit.
Mr. Lee agreed it could possibly be done, and had been done between districts.
Commissioner Decker requested that the Commission revisit the Air Quality Improvement Plan
as soon as there was some kind of reasonable agreement between the applicant and staff.
Ed Elliott, Executive Vice President of Development Engineering for McMillin, said he was
currently serving on several committees involving the issue. The Governor's plan was to study
water marketing; find the sources; move them around the state through their system; and develop
a credit system. He went on to explain some of the other issues.
3/- .;) .33
EXCERPT FROM MINUTES OF PARKS & RECREATION COMMISSION
MEETING OF 3/21/91
b. Ranoho del Rev SPA III
Jack Nakawatase of ONA, Inc. presented the Rancho del Rey SPA
III Park Plan.
Commissioner Willett expressed concern about the lack of
parkinq on the south side of the park near the ballfields. In
addition, he was concerned about the traffic flow throuqh the
school/park area and lack of an emerqency access to the field
area.
Chair Sandoval-Fernandez feels that we should encouraqe the
ball players to walk by placinq a bicycle rack near the fields
rather than have the parkinq lot be a focal point of the area.
Commissioner Lind feels that the lack of a road around the
field area could hamper the access of emerqency vehicles
durinq ballqames.
Motion to accept the concept plan as presented but recommend
that consideration be qiven to puttinq another road through
the park.
The Commissioners discussed the pros and cons of having
parkinq in the field area. In addition, they questioned why
the fields were not beinq liqhted.
Director Valenzuela stated that the plan would come back to
the Commission at the various staqes of development and the
issue of liqhtinq could be addressed at some future date.
MSC WILLETT/LIND 4-0
..il -..,)3 JI
.
I.
,
EXECUTIVE SUMMARY ,
This document is a Supplemental Environmental Impact Report (SEIR) which
addresses the proposed Rancho del Rey Sectional Planning Area (SPA) III project.
This SEIR should be read in conjunction with the previously prepared Final EIR
(EIR-83-2). The project applicant, Rancho del Rey Partnership, is proposing
development of the third phase (SPA III) of the El Rancho del Rey Specific Plan.
The first and second phase of the project, SPA I and SPA II, are currently under
construction.
The El Rancho del Rey Specific Plan ,area encompasses approximately 2,450 acres
located east of Interstate 805, south and west of Otay Lakes Road, and north of
Telegraph Canyon Road in the City of Chula Vista. SPA III consists of a detailed
plan for residential development, com~unity facilities, and park and open space
uses on approximately 405 acres located southeast of East H Street and north of
Telegraph Canyon Road. The SPA III Plan is in conformance with the overall
specific plan. Included within the provisions of the El Rancho del Rey Specific
Plan is a mechanism to transfer density from one category to another as a part of
the SPA Plan approval process. The density transfer will involve the transfer of
171 residential units within the SPA III project area. The approval of SPA III will
include the SPA III Plan, a tentative map, a Public Facilities Financing Plan,
Design Guidelines, a Development Agreement, and a Specific Plan Amendment for
density transfers and park acreage additions. The elimination of the East J Street
link connecting Paseo Ranchero and Buena Vista will require a Specific Plan and
General Plan Amendment.
PROJECT DESCRIPTION
The Rancho del Rey SPA III Plan proposes the construction of 1,380 single-family
dwelling units (DU) ranging in density from from 3.8 to 10.6 DUlac on eight
residential parcels on approximately 206 acres. Included among the planned
dwelling units are 583 DUs of specialty housing on approximately 85 acres for a
small retirement community which will be composed of detached and attached
housing. In addition, a junior high school site totalling 24.7 acres, a neighborhood
S-l 3/-.;3$
park totalling 10.0 acres, eight open space areas totalling 147.6 acres, and major
circulation routes totalling 1.3.7 acres are proposed.
The environmental analysis performed for the proposed project includes the
following issues: geology/soils, drainage/groundwater/water quality, land-
form/aesthetics, air quality, biology, cultural resources, transportation/access,
land use/general plan!zoning, community social factors, community tax structure,
parks/recreation/open space and public services. The EIR includes an analysis of
project conformance with the City's Threshold Policy standards for fire, police,
sewer, water, parks/recreation and drainage. All of the threshold standards are
met.
ENVIRONMENTAL ANALYSIS
Geology/Soils
Development of the proposed project will involve grading of ridge-tops and filling
of canyons and side slopes. Soils such as the San Diego Formation are susceptible
to erosion. Although the La Nacion Fault traces cross the western portion of the
site, they are not considered active. Most of the required excavations can be made
by conventional heavy grading equipment. The geotechnical report identifies
detailed grading and earthwork recommendations. The geotechnical consultant
would monitor grading to confirm that field conditions are consistent with the
conditions predicted by the preliminary investigations.
Drainage/Groundwater/Water Quality
The proposed project will result in additional impervious surface are,! which will
increase surface water runoff rates. Development of the site will result in a
change in the type and amount of contaminants contained in surface runoff. This
represents a cumulative impact to local water quality. Existing drainage facilities
are sufficient to handle runoff from the project and no mitigation or monitoring is
necessary. Potential impacts to groundwater/water quality would be reduced to
below a level of significance through adherence to the regulations of the National
Pollutant Discharge Elimination System (NPDES) permit for storm water discharge.
S-2 JI -.)3.1.
Landform/ Aesthetics
Development of SPA III would significantly alter landforms on-site and" create
manufactured slopes of approximately 50 feet. These are considered significant
landform and visual impacts. Grading would primarily be confined to the ridge-top
areas, with the major canyon areas retained as open space. The degree of visual
alteration is consistent with what was anticipated when the specific plan was
approved. Grading associated with the project will be in conformance with the
general grading slope bank standards set forth in the SPA III Plan. Implementation
of the community design guidelines would partially reduce significant impacts.
They include landscaping, fencing design, community signing, lighting, and parking
design/street furniture.
Air Quality
The development of the proposed project would result in increased traffic on new
and existing roadways as well as additional air emissions and would result in
cumulative impacts to the San Diego Air Basin. The project will be in conformance
with the forthcoming State Implementation Plan (SIP) which is based on Series VII
population projections. Short-term emissions from construction activities would
generate dust and diesel emissions resulting in short-term emissions impacts.
Emissions from residential activitiy and from the Junior High school site including
the use of paint, industrial strength cleaners, fumigation, barbecues and gasoline
powered lawnmowers are not considered significant on a project level, but would
have cumulative impacts to regional air quality. To reduce potential impacts to air
quality the use of mass transit and bicycles within the project would be facilitated,
and recommended actions to prevent the development of pollution "hot spots" at
intersections would be implemented.
Biology
Implementation of Rancho del Rey SPA III as proposed would result in significant
impacts to coastal sage scrub (on a local and regional basis), vernal pools,
C~lifornia gnatcatchers, cactus wren, and snake cholla. Impacts to the coastal
sage scrub community would also include losses of sensitive plants such as the San
Diego barrel cactus and ashy-spike moss. In addition to the California gnatcatcher
S-3
.31- ~3T
and cactus wren, impacts to the orange-throated whip-tail,the coast cholla, and
the San Diego horned lizard may result. With implementation of the proposed
mitigation and monitoring measures, significant impacts to biology would not be
reduced to below a level of significance.
Cultural Resources
Two archaeological sites located on the SPA 1II property have been identified as
significant cultural resource sites and contain evidence which can address the
question of the presence of early man in San Diego. The development of the
proposed project would significantly impact these sites. The implementation of an
extensive mitigation and monitoring program would reduce impacts to the sites to
below a level of significance. The mitigation program has been completed and
approved by the City. All impacts have been reduced to a level below significance.
Transportation
The proposed project is expected to generate 11,405 ADT. All intersections
relevant to the project will operate at LOS C or better in the morning and
afternoon peak hours under buildout conditions with the exception of the East H
Street/Paseo del Rey intersection. This intersection will operate at a LOS D
during the afternoon peak period but not for greater than two hours and thus would
be within the limits of the City of Chula Vista's Threshold Policies for traffic.
Potentially significant impacts would be mitigated to below a level of significance
with implementation of the proposed mitigation.
Land Use
The Rancho del Rey SPA 1lI Plan as proposed, is in conformance with the land use
policies and plans of the City of Chula Vista, the EI Rancho del Rey Specific Plan,
and with existing and proposed land uses in the vicinity of the project site.
Development of SPA 1II would not result in significant land use impacts and
mitigation/monitoring is not necessary.
S-4
$/-:>.38
Community Social Factors
No potential adverse impacts regarding community social factors are associated
with the development of the proposed plan. Impacts to population, housing, and
employment are consistent with the EI Rancho del Rey Specific Plan. No
significant impacts would be associated with the proposed project; no mitigation or
monitoring measures are necessary.
Community Tax Structure
Implementation of the proposed Rancho del Rey SPA 1Il would result in a net fiscal
benefit of approximately $64,800 annually to the City of Chula Vista; therefore no
adverse impacts would result to the community tax structure. No mitigation or
monitoring measures are required.
Parks, Recreation and Open Space
As part of the proposed project, a 10.0-acre neighborhood park would be developed
on-site. A large portion of the site (36%) would be dedicated as open space.
Although the park does not meet the required acreage as set forth in the City's
parkland ordinance, upon meeting the conditions established by the City, the
project would not significantly impact Parks, Recreation and Open Space. As a
condition of approval of the tentative map, City' staff would ensure that conditions
for the 10.0-acre park have been implemented.
Public Services
The 1989 Water Allocation Report distributed by OWO limits the number of new
dwelling units that can receive water in one year. The receipt by the City of Chula
Vista of a service letter from the OWO regarding the proposed project would allow
the project to meet the Threshold Standards related to water, and potential
impacts would be reduced to below a level of significance. Oue to the regional
shortage of water, the project proponents would work with the City of Chula Vista
to develop a project level water conservation program to reduce water consump-
tion. The development of on-site sewage facilities consistent with the 1986 sewer
study would provide adequate infrastructure to accommodate project flows. The
5-5
.f I - _ ~ 39
City of Chula Vista has a surplus of contract capacity in the METRO sewage
system and no significant impacts are anticiapted. SDG&E would provide utility
services to the project site and there would be no impacts associated with the
provision of utilities. The proposed project would be served by the Chula Vista
Police Department. Development of the project would significantly impact police
protection from the development of the proposed project; however, the addition of
4.6 police personnel would reduce impacts to below a level of significance.
Emergency fire and medical protection would be supplied in compliance with the
Threshold Policy and no significant impacts are anticipated. Both the Sweetwater
Union High School District and the Chula Vista City School District are involved in
the planning and construction of new facilities which would provide adequate
facilities for the additional students generated by the project. Project related
impacts to schools would be mitigated through the phased implementation of
additional facilities in eastern Chula Vista. The two MeIJos Roos Community
Facilities Districts, (Sweetwater Union High School District Community Facilities
District No. 3 and the Chula Vista City Schools Facilities District No.3) will
provide tax moneys directly to the school districts for implementation of their
long-range development plans.
S-6
3/ - .J 410
Table 5-1
ENVIRONMENTAL CONSEQUENCES SUMMAR Y
Issue
Monitoring
Impact
Mitigation
Geology/Soils
Drainage/
Groundwater/
Water Quality
Landform/
Aesthetics
Air Quali ty
Potential impact
from proximity to
La Nacion Fault
zone.
Potential impacts to
groundwater/water
quality from runoff.
Significant alteration
of on-site landforms.
Significant impacts
to landform and visual
quality.
Cumulative impacts
to regional air
quality
Adherence to Uni-
form Building Code
would reduce impacts
to below a level of
significance.
Adherence to NPDES
permit regulation
for stormwater
discharge would
reduce impacts to
below a level of
significance.
Grading would con-
form with standards
established in
SPA 111 Plan.
Implementation of
community design
lines would par-
tially reduce level
of impacts to land-
form and visual
quality.
Adherence to SIP
regarding local
participation in
air emission re-
duction measures,
encourage use of
alternate transpor-
tation, and accom-
modate mass transit
vehicles in front of
retirement community
would partially re-
duce cumulative
impacts.
S-7
3/-OJ"/
Prior to building
permit issuance,
geotechnical recom-
mendations would be
made a condition of
the tentative map.
Prior to issuance of
the occupancy permit,
the City would ensure
that the project is in
'. conformance with
NPDES regulations.
Prior to or as a con-
dition of tentative
map approval, grading
plans would be inspec-
ted by Planning and
Building departments
to ensure that grading
standards have been
adhered to.
Prior to or as a con-
dition of approval
of the tentative map,
City staff would
ensure that recom-
mended mitigation
measures have
been implemented.
Table 5-1 (Continued)
ENVIRONMENTAL CONSEQUENCES SUMMAR Y
Issue Impact Mitigation Monitoring
Biology Si-gnificant impacts Quali fied biologis t Prior to or as a con-
to coastal sage to monitor en- dition of the grading
scrub, California croachment of open permit, tentative and
gnat catchers, cactus fill slopes. Re- final map approval,
wren and snake vegetation of the City Planning De-
cholla. coastal sage scrub partment would ensure
nati ve species on that recommended
manufactured s mitigation measures
slopes. Trans- have been imple-
plant program for mented.
cactus. Monitoring
program for Calif-
ornia gnatcatchers.
Acquisition of land
for a preservation
of gnatcatcher and
vernal pool habitat.
Cultural Significant Implementation of Prior to or as a con-
Resources impacts to two extensive recovery dition of tentative
resource si tes. program would reduce map approval, City
impacts to below a staff would ensure
level of sig- that recommended
nificance. mitigation measures
have been
implemented.
Transportation Potentially signi- Mitigation Annual monitoring
ficant impacts of measures proposed program as directed
the proposed project for buildout include by City Transpor-
would be mitigated signalization, re- tation Department.
to below a level of configuration to Other site specific
significance with provide dual lanes, measures will be
implementation of construction of new made conditions of
the proposed miti- road segments, and of Tentative Map and
gation. placement of stop Public Facili ties
signs. Finance Plan.
Land Use None None None
Community None None None
Social Factors
S-8
31 -';;l/~
Table 5-1 (Continued)
ENVIRONMENTAL CONSEQUENCES SUMMAR Y
Issue
Impact
Mitigation
Monitoring
Community
Tax Structure
Parks!
Recreation!
Open Space
Public
Services
None
Potential impacts due
to net deficiency of
of 2.6 acres of
parkland.
Potential impacts
to water, fire pre-
vention, police and
schools.
None
None
Addition of amenities Prior to or as a con-
in proposed park and dition of approval of
utilization of ad- the tentative map.
jacent junior high City staff would en-
school site would re- sure that conditions
duce impacts to parks. for the IO.O-acre park
Park would also meet have been imple-
conditions estab- mented.
lished by the City.
Would reduce impacts
to below a level of
significance.
The receipt of a
service letter
from the OWD would
reduce potential
impacts to water to
below a level of
significance. The
addition of another
Fire Inspector would
reduce impacts to
fire p,revention to
below a level of
significance. The
addition of 4.6
police personnel
would reduce impacts
to police to below
a level of sig-
nificance.
S-9
Prior to building
permit issuance
City staff would
ensure that the
project proponent
has received a
water service
availability letter,
has entered an agree-
ment with the City of
Chula Vista to provide
an additional Fire
Inspector and 4.6
pollee personnel, and
entered into the
Mello Roos for school
facilities.
~ I - ~ '13
Table S-2
SUMMARY OF ALTERNATIVES
ISSUE
ALTERNATIVE DESIGN 2
NO PROJECT/EXlSTING SPECIFIC PLAN
ALTERNATIVE DESIGN I
.Projecl Description
Geo!ogy/SOils
/. DrainolfiOrouncI-
"'waler/Walcr Quality
'"
,
iJ
-t Landform
~ Allcl>liool
" Aesthetics
DeYcJopmcnt would be based upon the existing General Develop-
ment Plan for Rancho del Rey SPA Ill. Jncludes a maximum
potential development of 1,380 du's consisting of single (..mily-
conventional (2-4 DU/ac), single family and specially housing (4-6
DUlac) and IOwnhouses (6-8 DUlac). This allernative also includes
a 23.0 aae school site and a 2.0 acre p:ut. A density trnnsfer 0( 9S
residential units as proposed in the SPA III plan would nol occur.
East J Street would be extended 10 its (uD General Plan length wilh
Ihis aIlemalive.
Impocts 10 G<oIogy/SO~s would be lhe same :IS lhe proposed
project. The si'" cuuld be suhject 10 rnodeI1Itc-lo-severe ground-
sh:1kin1 in the Cvetll of a map carlhquake on lhe Coron.-.do Banks.
Rose Canyon. or Elsinore Faull$.
Polenlial impacU 10 Drainago,oUroundwaler/Wa... QuaIity would
be similar' 10 the proposed project. This Waler Quality allcmative
wiD create large areas of impervious ground slBface with lhe over-
all errect of facilitaling water runoff durina rainy periods. An
increase in urban pollutants would resulL No signifanl impacts 10
Drainago,oUroandwaler/Wa... Qua1ity would occur.
Dwelling units ningc from 7so..1.380 uniu with density opportuni-
lies rnnging from 3-11 du'S/:K: on approximately 160 dcvctop.,blc
acres. Allowable uses within this design include single family
dweUing~ventional, cottages, lownhouses. specialty housing,
open space, school., and parts. Developmenl in Areas A and E
would be eliminated, leaving Ihcse areas in nalW'31 open space. Easl
J Street would not be CJllended 10 ils full General Plan lenglh and
would be designed as :l cul-ctc.sae SUt:et. This allemalive would
reduce imp:tC1s 10 biological and cultural rcsoorces,landfonn alter-
ation, and part/rtaeation and open space.
Potential a>nsIrainls ....cialcd with geologie and soils resoun:es
would be somewhal reduced with the climinalion or grading in
AJeas A and E. PoIenlially significant impac:1s from lround sh.1king
would -be reduced with Area A left in open space. . POIenli:J1
surficial erosion and instabilily would not resull in An:::I A with
inc:orponlion of lhis allernative. A ICO"lcchnical analysis would be
_ired 10 detennine appropriate mi6gation m........
Land ~ with Ihis a1temali.. would resuII in .. increase
.in waler impervious surfaces and poIenIiaI impacls "10 on-SilC waler
quality and quanlily may f'CSUIL Eliminalioo of development in
Area. A and E would reduce lhe amount of urban pollutanlS and
impervious _ surfaces associated.
Impocts to I....form IIIClllliooVaeslhe would be essen6ally the Impocts 10 Iandfomo alleration would be reduced AII....ion ..ilb a
..... u tbe.--.l projec~ wilb lhe exception or addi60nal grad- fewer number of building pads tequired overalL Elimination of
ins required. (or the extension of East J SIreet wilh Ihis a1lema1ive. development in __ A and E would miuce impacls 10 visu.,.
quality. ImpaelS 10 landform aesthetics are considered adverse bul
substantially reduced from lhe JlfOIlOS'd project wi1h lhis aller-
native.
. No ProjedJNo r;>evdopmenl Allemltive was DOl summarized in Ibis lable
Dwelline units ranee from 894-1380 units wilh density oppoduni-
ties ranging from 3-11 du's/ac 00 IJIIlI'Olimalley 200 developoble
areas. Developmenl in Area A would be diminaleel, leavinllhis
.... in ..,uta! open space. Area Eo originaUy JllUIX*<I as open
space in tho proposed project, would have Optimal developable
uses ineludinl single f:mily dweUinl-convenlional. COllages.
lownhouses and special'y. East J Stseel would ... be extended 10
ilS (ull General Plan length and wooW be desilncd as :I cuI.-de-sac
sIrcet. This allemalive wooW reduce impcu to bioIo&icaI raoun:-
es. lanctrorm aher.Uion, Md parb'recn:ation and open space.
Pocential consIrainls associated wilh geoIoeic and soils resourc:a IS
i_ir...s in the proposed project would be some..... reduced with
Ihe elimination of cmdin& in Arta A. Adoption of Ihis allcmalive
would reduce poICRlially siJflirrcanl imp;ICIS due 10 ground sh....dlll
in An:a A. PoIential surfkial erosion and insWriJily would nor
resull in Area A. Slope fail.... mayoceur in Area D if developed.
A geoIec!tnical analysis woo!d be rflquUedeo determine Ippt"OpriIlc
miligalion measures.
f
I
Land development with this altemalive would result in an incrasc
in the impervious smfx:es. and potential impaclS 10 on-silC walct
qtJ."llily and quantity may result Elimination of developmenc in
Area A would reduce Ihe ImOURI of'urban pollutants and impervi-
ous surfaces mociated.
Impacts to landforin alteration would be reduced wilh . fewer
number of buildin& pads n:quired overall. Elimiruuion of develop-
menl in Area A would Ieduce imp.:1s 10 visual quality. Impacts 10
Iand(Of1l1/aesthelies are considered adverse. bul subslanlio1lJy
_ from lhe JlfOIlOS'd project wich Ibis al......ive.
SolO
f
--"I
",,~>....,..j
H''''
'j.,. ...,
Table S.2
SUMMARY OF ALTERNATIVES (Continued)
-
ISSUE
ALTERNATIVE DESIGN 2
NO PROJECTIEXlSTINO SPECIFIC PLAN
ALTERNATIVE DESIGN I
. Air Qualily
BiololY
CullwaJ Resoun:es
<u
......
, T..........1ion
tJ
~
ImpadJ to air quaJ~y woold be Ihe _ as Ihe proposed project.
The development of this alternative would resuh in incre..,sed lraCfic
on new and aistinl roadways and additional air emissions, and
would result in cumulativa impacts to regional_ quality.
ImpadJ to bioIoaY woold be amiIII' to the proposed project.
ImpadJ to ~ .... scrub. CaliComia paIClltchen. _us W1<IlS
and snake cholla IIJ'C considered signiflCalll and unmiligable.
ImpadJ to cui.... resources woold be similar to lhose 01 lhe
proposed project. This allemative would have significanl impacls
on two archaeological sileS. Miligation measures of a similar
magnitude IS identifJCd in the proposed project would be required. .
This altema1ive would result in ami.. tramc: impoclS 10 lhe
proposed project. Adoption of Ihis allernative would resull in the
full extensiOn of East J Sueet 10 Buena Vista Way according 10 (he
General Plan No sianirlcanl impacts 10 tnJn.~"lion would re.'lult
wilh adoption of this allernative..provided thai milipion measures
as discussed Cor the proposed project '"" implemcn'ed.
Decreased tnarrlC volumes would decrease project emissions:' Dccn:ased traffic volumes would decrease projected emissions;
however, cumulative imp3ds 10 regional air qualily woukl n:sull. however. cumubtive impacts 10 recionallir qu:alily would result.
This aloemati.. _lei ....h in ....... IIllOUnts 01.......... open
space with the climination of development in areas A and E.
Approximat~ly seven California gnalcalcher habilals would be
preserved. as well JS IfC'Ier than SO" of lhc Diepn coaslal sage
scrub oo-site. nis alternative is considered the biolOCic.lIly
preferred allernative and would result in a significant reduction of
impacts to biology, if mitigation measures similar 10 the proposed
project are implemented.
AcIoptioo of this aUem:uive would re:suk in rdluced impaclSlo
archacologic:al sile SUi 96C:t1J61. Impacts to cullural resources arc
"considered signifant wilh &his alternative. Implementation of lhe
proposed miligation would reduce potential impacts to below a
level of signifICanCe.
Adoption of &his alternative would result in I pou:nliaUy lower
number of ADTs Ihan the proposed projecl. East J Slrecl would
not be developed 10 its fulllenglh per lhe Cirt:ulal.ion Elemenl 01
lhe Genernl Plan. Impacts 10 lhe regional circularioo network would
be similar. Miligalion measures of a similar magnitude as idcnlified
in the projJOScd project _lei be I<quiled.
This aI......he _....11 i. area'" IIIIOUIIlS or...- open
sp:x:e wilh the diminalion 01 cIe-Idopment in ...... A. Appro.i.
maldy fi.. Cal[omia InaltalCher habi.... woolel be ......-1. ..
weD as approximately 40% of the Diegan ooastaI sage scrub 00-
sile. Portions of cxlUS wmt habitat and snake cholla would be
preserved with &his altemalive.This altemalive is cons~ lhe
biologically prefened 1I11emo11ive. Adoption orthis alternative would
result in .impacts that 1ft considered signiflcanl. and partially
mitipble. if mitipion rncuwes similar 10 those discussed in lhe
proposed project.. implemented.
AdopIion cllhis ........i.. _ ....... in simk impaclS 10
sll"irlCllll cuhural .- as lhose idenlirocd Cor lhe. proposed
project; Impacts 10 cullural. resources with this ~temalive are
repded as sll"iroc...lmplcmcnlation 0I1he JlfDPlS'd mitiplion
identirlCd widt lhe proposed project woold reduce Impacts 10 lhe
sites 10 below :II 1eYd of signifance.
Adoption or IIUs _.. would ....h in . "","'Iially -
number 01 ADTs ..... the proposed project. Eas11 Stn:e, would
not be .....Ioped 10 tis Culllenlth per lhe Cueal";... Elemcnl of
lhe General Plan. Imp;ICIS to lhe rqional circulation network' would
be sUnilar. Miliplion mea5UR:1 of a similar magnilude as idenlified
in the proposed projc<t _Id be I<quiled.
S-1I
;1
ISSUE
Land U~I
PIanIZoninJ
Communily Social
Factors
~
-
I
Community Tax
Slructure
tJ
-t.
I'
NO PROJECTIEXISTINO SPECIFIC PLAN
L.'Uld Use is in confonn:mce with the S"p(:ciftc Plan~ No imp.lelS
to boo use would result with the adoption of Ihis allem..1Iivc.
Adoption of this. alternative would result in similar impacts to
the proposed project. No signifICant impacCs 10 c:ommunit)' soci."
(actors would result with this alternative.
ImpadS 10 community tax structure would be similar 10 ahose
of (he proposed project. As a result. this alternative wold h:ave :m
overall positive rlSCal impact on the at)' of Chuta Vista. No
3dvene impaclllo community lax struCture would result with Ihis
alternative.
,..,'.
Table S-2
SUMMARY OF ALTERNATIVES (Continued)
ALTERNATIVE DESIGN I
Development of Ihis alternative would be consislent with surround~
in, land uses and with Use current General Plan on a plan~I01llan
level. On a plan-Io-ground level. this allcm:llive, would reduce
intrusion inlo steep slopes and reduce the destruction or sensitive
biological n:soun:es in Areas A and E. Adoption of Ihis akemative
would not be in conformance with &he adopted Rancho del Rey
SpecifIC Plan. Imp3CtS 10 land use would DOl be considered si&riifi-
cant wilh implementation of this design alternative.
This allemative would generate fewer or an equal amount of people
based on density opportunities. PqNlaaion generaled with this
altc:mative would not exceed growth CJCpectation as oullined in the
ERDR Spceirlc Plan Amendment; therefore. no adverse population
impacts are anticipated. Implementalion of Ihis allem:uive woukl
anow for Ihe devclopmenr. of up 10 1,380 units on' approxim:llely
160 acres. DeveIopmenI or lhis allemative as proposed would nol
be consislent with lhe adopIed plan. No employmenl opportunilies
would be generaled by lite allemative. No significan~ impacls 10
community social radars would result with this allemative.
Jmplementaiion !llhis alternative would result in afewcr Of equal
number of residential units being consIRlCted. It is unknown what
lhe impact would be to t~ Cily of Chub Vista.
"''''-'' ., .....-.......,.
~
ALlERNATIVE DESIGN 2
DevdopmellI ollila lI......i.. wouId be _ wilh surmnl-
inl land .... and wilh lhe tunall GcncraIPIan on . pIan-lo-pIan
JeveI, On. pian.........., Ieod. this .hemal;", wouIcl mluce
intrusion inlO sleep slopes :and redoce Ihc destruction of SCftSilive
biological n:sources. Adoption of this ahemelivc would not be in
conformance willi the lIlIoplcd ERDR Specific Plan. Impacts 10 land
use would not be considered sianirlClnl with implementation of I":
desiln 01..........
This a1tc:mative would aeneratc fewer or an equal amount of peupIe
basIClI on densily opportunities dcpendiftl on finlll ~iln. As .
resull. population lenerated wilh this allcmative would nul CM:CCd
IfOwIh cxpedalions as oullined in the ERDR SpccirK: Plan
Amendment No adverse populalion impacLS an: anticiJDlcd. Wilh
respc:cl1O housin.. implemenlation of Ihis allemalive would lllow
lor the c1cvdopmcnl of up 10 IJ80 unill on _imaleIy 2lD
acres. Ocvclopmcnl of Ihis allemative as proposed would not be
consisIcnl wilh lhe lIlIopl<d plan. No employmcnl _un.a
would be lener:ded by lite altemalive. No silniracanl "impaas to
community social faclors would result wilh Ihis a1lCm11ivc..
ImplemenlStion ollila 01_ _IcI....I' in .1_.,. cquaI
number of residenlial units beiD. conslNCled. II is unknown what
lhe impact wouIcI be 10 IIle City of Quia ViSII.
SoU
.~\ ..-
Tabl. S-2
SUMMARY OF ALTERNATIVES (Continued)
ISSUE
NO PR01ECTIEXISTlNG SPECIFIC PLAN
ALTERNATIVE DESIGN 2
ALTERNATIVE DESIGN I
Services and Uti6.ies ImpoclS 10 services and olilities would be .imilar '0 Ihose of ,he
proposecI project and .. summarized as lollows:
Water: If waler facltilies are conscructed in occonbnce with
spccifalions included. in lite water master plan. adequate infra-
structure would exist to serve the projccl. No signiracanl impacls 10
~terllelftticipaled.
Sewer. No"vase UnpKu relaled.1O ...geapacity are 3rnicipat-
ed, proricIed that or..sile infrastruClure and off-sile impro\'Cmenls
outlined in the 1986 sewer study a'e implemented.
U,i1i.ies: SDG&E would be able 10 provide &IS ond electrici.y lor
this alternative. No imp3CtS to utilities would resull' .
Police: No .ianilican. impoclS 10 police _Id I...II.. provided 'ha' .
threshold policy standards .. met lor ..gmenting police ...Il.
w
......
r
L
-t
1
Fire: Eventual constrocllon of . rue aalion within lhe ERDR
planning would allow for adequate service for Ihis allern:uive.
School: Capacl.y 10 service an ........ in elementary Md high
. school SIudenIs is noI available. The capacity 10 salisJy fUlure
demands is not adequate. New schools in the planning and
c:onsuuction phases _Id salisly I..... cIemands. No ad.....
impoclS 10 school. are anticipated.
Water. Adoption of this altcmalive would result in water dem.-md
of 60-100% of that estimated for the proposed projcct No signifi-
cant impactS would result 10 waler if walcr facilities arc constructed
. in accordance wilh lhe spccif.cations included with lhe waler
maslC:r plan.
Sewer: Adoption of this allcmalivc would result in a rtduction or
equal sewer demand as the proposed projc:cL h is anlicipated that
on-site infraslrUClUre and designed off.site improvcmenls would
provide an adequate sewer system 10 ac:commodatc Oows associaled
willa this alternative.
~ AdopIim of lhis allernative would result in Wlter demand
of 6O-100lJ, of lhat esIimated for the pnJpOSCCI project. No $lInin..
CIIlt impaclS would result 10 water if wier fxililies are construcIed
in accord:\nce wilh lhe spec:iflCalions included wi'" lhe WIler
_plan.
I
;j
il
.,
I
.Sc.wa. AdopIion ci Chis IIlCmIIive would raull in . reclucliol'l 0.
. equaI sewer demand as .he proposecI projocl I' is lIlIkipaled "'"
c....,ite infrasuucture lAd desilned oCr-sile improvemcms would
provide an adcquale sewer system 10 acc:ommodalC flows associaIed
wilb this allemabve.
I
I
,I
~l
I
',1
i
i
Ulililies: It is anticipated that SOO&.E would be able 10 savice lhis ~: II is "'licipaled IhaI SOGAe would be able 10 Jef'Yice II..
design and no impacts lo utililies would result. ~In and no impaclS.1O ulililies would result
Police: Developmenl of this allernative would involve Ihc addition
of up 10 approx.im:llcly 3.600 persons to Ihe sector. As a resulc. it
is anticipaled Ihat this design allemati...e would require additional
police SI.,rr al buildoul. This number would depend on the number
of additional persons lenernled (rom this altemalive.
Fire: Evenlual construcdon of a rue SUlIion within the ERDR
planning would allow for adequate service for this allcmlltive.
School: Capoci'y 10 ....ice an ........ in eIementary ond high
school studcnlS is not available. 1be capacily 10 addy (ulure
demands is not adequate. New schools in the planninl and
conslruclioo pi-. would salisfy I..... demonds. No ad.....
impoclS 10 schools are Ift'icipaled.
Police: DevdopmenI of Ihis allemalive would involve the addiliol
of up 10 l'Ipflf'OIimalcly 3.600 perJORS 10 lhe seclOl'. As a result. it
is anlicipalcd lhallhis dcsiln allemalive would rcquin:.addilioo:ll
police scaff II. buildouL This number would depend un the number
. of addilionaJ persons aencra1cd from this Ikern....iw;.
Fire: EYCntual consIIUdion of a rue SlDlioI wilhm lite EROR
pL'W1ing would .lIow for adcquaIe savice for Ihis allcmative.
School: eapachy 10 _ 1ft increase in dcmCnlary lIlId .iJll
school sludenlS is ;milablc. The capacity 110 satisfy rUlute cIe:nt3'Mb
is not adcquaIc. New schools in lhe plaRnin, and c;onslnlClton
pIwcs would salisly I.".. demands. No adverse ;mpacu 10
schools are anlicipalcd.
SoU
.
::,
."
\J
J
..~ ~."
.. -,..........---.........................,.....-...., .....
Table S-2
SUMMARY OF ALTERNATIVES (Continued)
ISSUE
ALn:RNAllVE DESIGN 2
NO PROJECT/EXISTJNG SPECIFIC PLAN
ALn:RNAllVE DESIGN I
Parks. Rccn::uion
and Open Spocc
~
-
,
2J
..t
~
Imp:ICIS to parks. recreation and open space would be simiL'tr 10
(hose of the proposed project. SignifICant impaas to p.vks. recre-
aLion and open space would result with (he proposed two acres 0(
parkbtd. SignirJCanl imp.1Cts would be mitigated 10 a level below
significance with miligation proposed in conformance with the City
of O1u1a Vista's porkI:md cIedicalion ordinance.
Adopcion of Ihe aI.....a.. design would "",,,,,;,Uy dr.a<asc 'h.
number of rcsidenlS in this area and cause a com:sponding decrease
in the demand for m:rearionat facilities. The allemative design
would base acr<:Ise of por\dllnd requhed on a senernled poiJullllion
usinS Ihe City Tho:shoId Standards of 3 ..... of pnrIdand per 1.000
population. This al.....a.. would poIClllially resul, in less pari<
space Ihan Ihe JlIllIlOS'd projecl.. .
This a1......i.. would also ........ _ima"ly 2SO aclOS .of
open space or approximatdy 60 percent of the sile. an increase. of
approximately Joo acres over the proposed project. No significant
impacts to parks. reaealion and open space would result with this
alternative.
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AdopIion of Ihe a11em:1d.. design would "",,,,,;,Uy dccn:ase .he
number of residents in this area and cause a co..espo.:WSing decrease
in the demand for nxreaaional facilities. The allem.'llivc dcsian
would base acreage of partIand required on I generated papulal ion
usins the Ci'y llneshold StllldanI of 3 aa<s of porkIand per 1.000
populalion. This aJlemauve would potentially result in less pmt
space Ihan Ihe plUIlOSed projecl.
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This alternative would also preserve lppfOJ.inwcly 210 acres rI
open Sp:K:e or approximalely SO percent or lhe silt. .. iACfeo'UC or
Ipproximalely 60 ICreS over lhe proposed project No siCllilic:lnl
impacls to parts, rem:alion InlI open space woukl result with lhi$
allernative.
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5-14
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ISSUE
Project IJescriplim
Geolo&y/Sou.
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Table S-3
SUMMARY OF OFF-SITE ALTERNATIVES
CTTAY RANCH ALTERNATIVE SITE
Under Ibis .1I.....i.. scenario. devdopmenl of dle proposed project
sile would occur on this sile instead of the proposed Otay Ranch
projecL No ooncq>Iual plans have been develOped lor Ibi. a1temalive
sileo but it would consist of similar componenlS found in the proposed
Rancho del Rey project such as 1,380 single.family dwelling units.
IncludinS specially housins. . junior hip school sile,. neishbodlood
part, open space ..... lIIld major c_ roo....
Be:ause of the dose proximity of the proposed alternative sile.
geologic conditions &reroughly the same. Severe JIOUndshalcing may
occur on-silc in the event of I major earthquake from known active
faullS in the San Diego area. II is Mlicipated that strong around.
shakinS could cause landslides 10 occur m dle property. plIdicularly
where slopes are Sleep such as Poggi Can)'Cll. and where aUuvium is
located. Many of the major sOil unilS present 00 the western portion
of lhe proper1y cootain expansive clays. which could pose potential
sooted1nical problems lor dle desisn lIIld construc600 of ooildinas.
roodwsys. lIIld pI_colS. . In lddi6on, the Olay lIIld S.....WSIer
Formations idcnlified on-site contain beds of expansive clays. such as
benlonite. which would likewise present such ,..oolems. due 10 lheir
moderale 10 severe expansive properties. A signirlcanl part oltlle
area 00 dle western por6oo of dle Qlay IlIncho property conlains
formalions with these ctunclenslics. In addition. grading during
development could decrease the stability of existing slopes. An on-
sile specific gCOlechnica1 investigation would, however, have 10 be
conducted to delennine specifIC geologic hazards 10 lhe proposed
projecl. Due 10 lhe potential for groundshaking. landslides. and
ex.pansive soils on the altemalive site associaled with active (aullS in
Ihe San Diego area. potentially signifacanl impaclS lO geology could
resulL
CTTAY MESA ALTERNATIVE SITE
Under Ibis a11emll6ve scenario. dcvdopmenl of lhe proposed project
sile would OCt_ on this site instead of Ihe proposed Olay Mesa
projecL No conceplual plans have been developed lor Ihis .llemll-
live sile, but il would consist of similar componenlS found in the
JllOIlO""! Rancho del Rey project such IS I J80 sinSIc-I...Uy
dwelling units. including specially housing, ajunior high school sire.
. neishborhood part. open space .....lIIld major cin:u1a6oo roo....
BISCd on surroundinS proposed projeclS' sooteclutiClI inves6p1ions.
it is anticipaled that potenlial geologic hazards such IS ancient
landslides (associaled willi benlonitic clay layers) and faullS cold
u.isl on the projccl sile. Potenlial landslide localities lSSOCialed
with the Olay formation are also anticipaled 10 u.ist on-site, 15 well
as exJXlnsive soils associated with bentonitic clays. This site would
be influenced by several fault sysIems in the region including Ihe
Rose Canym Faull Zone. dle Coroondo Banks Faull Zone. lIIld the
San Miguel Faull Zone. A northeast-SOUIhwesl trendinS fault
probably Ida"" '0 ,he 1.1 NlCion is 1000'ed 10 the eIS.lIIld should
be considered poIentia11y active. Alluvial malerials located. in
ravines and canyons may be subject 10 Iandsliding in associaliod
with potential earthquakes. Potential impaclS 10 JCOIogy are
considered signiflC8nL AJ a result. a site-specifIC geotechnical
investigation should be conducted 10 delennine geotechnical
constraints and provide miligation recommendations as necessary.
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EASJ1.AKE VISTAS AND WOODS
Under Ihis a1_ivc JCcnario. deodopmcnl of the proposed
projecl site would occur 00 Ibis sile insJead of \he proposed
Ess1Iate Villas snd Woods projecL No conceplUlI plans have
been developed lor Ibis a1lemalive .~.. buJ il _Id cmsiSl of
simillr oompmenlS lound in \he Il"'P"*d Rlncho del Rey
project such IS 1,3lIO sinslc-l...Uy dwdtins ...ig. incIudinS
specillly housina. . junior hip school .ile, . neiShbodlood
part. open spoce ..... and IOIjar cin:ulalioo routes.
The _ cttnowft flUlt ...... 00 1he .k, snd ,lie low
seismic history of \he Chula Villa .... indicale IIun flUlt
displscement ....Id not pose . Ib.... to fu.... de..IopmenL
There is I possibililY that fulure ~ 8Ctivily in the San
Dieso rqion could produce modenole 10......,__S
00 dle project sile. This is . _ eWlinS ,lwouShoul
Southern Calilornia. In addi6on, .......lUCicnt landstides and
possible landslide I..'.... have been identified m the si.e by
Leishlm snd Associ.... (1919). Thm: is the potential lor dle
occ........ of liquef...,1e soils in localized ..... 01 alluvial
deposilS on-site in combination wilh perched poundwalU
dlling the Jliny DSOO. PoIentu.lly signifanl ceotolY
impsclS could .....11 wilb constnJCIion of the proposod project
mo this sile. A sile specirtc p:oIeChnicaJ study would be
conducted to determine these impacts if this a1lemalive is
lIdopled.
5011
ISSUE
BioIotly
Cullln) Resources
Tl1nsportalion
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Land US</Ocneral
Plan/loning
OTAV RANCH ALreRNATIVE SITE
Based on the biological resources mapped in the preliminary OIay
Ranch program EIR, development of Ihe proposed project on Ihis sice
would result in impacls 10 agricultural land. maritime succulent scrub,
Diegan coastal sage SCf1Ib. and native grassland (RECON, 1989). No
scnsilivc plants were mapped within lhe boundaries of this alternative
sile. Ir this alternative site were selected. a thorough biological survey
would be necessary 10 determine potential impacts. Based on
preliminary biological n:source information it is anlicipaled that
adoption of this alternative would result in fewer biological resource
impacts.
There are no known cultural resources on this site: therebe, no
impacts lo cultural resources would occur (Reid. pers. comm.. 1990).
Impacts 10 cullural resoun:es ror lhe proposed projecl were reduced 10
below a level or sisnirlcance.
Development of this area would create traCrac volumes grealer than
.hose planned for Ihe Qtay Ranch project and lhose planned by Ihe
General Plan. As a resull, an on.sile specifIC traffIC study would have
10 be conducted 10 detennine poIential signiflCanCC of the impacts and
required mitigation. The East Chuta Vista Transportation Phasing
Plan would be used u Ihe basis for determining ttafflc impacts. II is
anticipated Ihat lhese impacls could be mitigaled lo below a level or
significance.
This allemalive sile is located within proposed developmena areas of
the Easlem Terrilories of OIula Vista. Developmenl of Ihis allerna-
live sile wilh lhe proposed project woukl be partially in conformance
wilh the proposed low-medium density (3-6 du/ac) and open space
residential land uses; however. it would be considered a more
inlensive use Ihan bolh Ihe proposed Olay Rancho projecl and @eneral
plan deSi@n.'llion. Devclopmenl or lhe proposed project on this sile
Table S.]
SUMMARY OF OFF-Sire ALTERNATIVES
(Con.inucd)
OTAY MESA ALreRNATlVE SITE
The olHitc biological resources are not known at this time;
however. based on existing topography and the presence of inlennit.
tenl Slreams on the allcrnalive site. il is anlicipated IhaI Diegan
coastal sage scrub and low quality riparian vegetation may exist on.
site. Slopes wilh I northern exposure may support chaparral. U
this a1lernative sile were selected. a thorough biological suney
would be necessary 10 dclermine poIential impacls. The site may be
subject 10 applicable portions of the City of San Diego's Resource
ProIec1ion Ordinance penaining 10 biological issues.
The on-site cullUr3l resources are nol: known II this time. U this
alternalive wen: selected. a thorough archaeological invesrigation
would be necessary 10 locale sites and detennine poIential impaces.
Developmen' of Ibis aUcmative silO wilh the proposed project would
create comparable lramc volumes as (he proposed General Plan
uses. A sirc specifIC traffIC study would be conducted 10 determine
poICRlially signiflCal1t lrafflc impacls if this alternative sile is
selected.
Developmenl 01' thas alternative sile would be in substantial
confonnance wilh the General Plan's proposed residential, park and
school uses; however. il is anticipaled lhal placemenl 01 residenlial
uses on the aIlemalive site would require processing of I SpecifIC
Plan Amendment Allhough the surrounding area is for lhe tnOSl
pari prescnlly undeveloped. this area is planned for rUlure develop-
ment. A portion or the sile depending on sile design may be subjccl
EAS11.AKE VISTAS AND WOODS
The allernative sile is primarily composed of I,ricullur:ll uses
(ERCE). Impacts 10 biollllY _Id ... he ..liei"",cd to he
signifICant.
Cullural re!IOUI'teS were discovered on-sile durin, Ihe envi.
ronmental review conducled ror the EaslIake Vistas and Wood
project. AJ I resull. potentially lianie-cant impactS 10 cullural
.-.- coold ....11 w~h placemenl of lhe proposed project
on Ihis siIe. If !his a1tem11live is seIecIecI. I lhorougb ..
chacololical invesliption 10 locale sites Ind determine
poIen.ial impocu _Id be n<<essary.
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II is estimaled IhaI cJemopment of residenIiaI .... as proposed
would raull in higher Ieneral.ioo raIcs of tralftc 10 IIlaI of the
Easdake VislaS and Woods racilily. The Eas\ OIula Visll
Transpof18lioo Phasinl Plan (ECVTPP) _Id be used as lhe
basis for delermining lIaale impacls. II is anlicipaled ahalthe
...mc volumes lenctllIcd wilh Rancho del Rey SPA 111 on Ihis
site would crt3Ie signmcMltraffic impaCls that would require
circulation i~ls as mili,llion measuru.
~
This rcsidettlial projccl as proposed _Id ... be in rou
conformance wilh land uses prescribed by lhe: Eaulake Planned
Community ror lhe Easllake VislU and Woods. As I resull.
. General Plan Amcndmcnl would have 10 be submilled and
liven discrCItonary npproval before imp&cmenlalion. Pre.
scribed rcsidenltal. !IChooI and part UliCS i5 considcn:d more
land usc ialcnsivc III.m thc Ea.~lakc Vi.'ltlS and Woods pn>>p-
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..'.........,..... ......_.'~-."._-.,."...,......... . ......."..........-
Table S-3
SUMMARY OF OFF-Snc ALTERNATIVES
(Continued)
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ISSUE
EASTLAKE VISTAS AND WOODS
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OTAY RANCH ALTERNATIVE snc
OTAY MESA ALTERNATIVE snc
Drainage/Ground-
waf.er{Water Quality
Landform Aller-
llion/Aesthetics
(.u
Air Qualily
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As in the proposed project, devclopment of Ihe alternative site would
involve covering of surface soils during grading for building pads and
roads and would creale large areas of impcrvioos ground surface wilh
the 0VCJ311 dfect of facilitating water runoff during rainy periods.
Development of lhe site willi urban uses would resuU in a change in
the type and amount of contaminants contained in surface runorr. but
would not result in greater impacts to waler qualily Ihan the proposed
projecl Development of the sile would not significandy impact
dminage or groundwater/Wiler quality.
Development of lhe proposed project at Ihis alternative sile would
result in alleralion of the existing landform for the constnJClion of
roads and housing pads. II is anticipated that changes 10 landform
would not be as great as landform alteration on die proposed Rancho
del Rey site because (he existing topography on the OIay Ranch
altemalive is relatively level. TItc impacls would probably be below
a level of significance.
Adoption of Ihis allemative would allow developmenl of residences
lhal would generate aUlomobile Irips and resull in increased vehicular
emissions (loog-Ierm air quality impacls). Short-Ierm emissions from
conslruclion activilies would lenerale dusl and diesel emissions
resulling in short..enn emissions impacts. Stenuse lhe density
prescribed by lhe developmenl of lhe R.1flCho del Rey projccl is higher
lhan thai projcclcd in the General Plan for Ihe 0I3Y Ranch projecl in
Ihis 500-acre ponion, it is expected lhalthis allcnmlive sile would be
expecled to gcnerate more vehicle emissions. TItis would result in
significanl cumulnlivc air imp..1Cls to lhe San Diego Air Basin.
The sile conWns unnamed inlermiltenl slreams which drain south 10
north in lite northern half of lhe allernative sile. Buildout of too
proposed residential projecl onlo this sile would resull in increased
impervious surfaces which would drain into lhe local drainage
syslem. In .rdilion, additional urban pollulanls associated with
traffic and project buildoul would conlribule 10 runoff. A hydrologi-
cal analysis would need 10 be eooducled pior 10 developmenl to
determine silnificance of poIenlial impaclS and needed infraslrUc-
lure.
Developmenl of the proposed projecl allhis IllCmIlive sile would
resull in alleralion of lhe exisling landform for Ihe construc:lioo of
roads and housing pads. The alternative site is fairly hilly. bul wilh
nal portions which should be considered for the majorily of
proposed development Incorpontling sensitive design fealures
would probably result in impacts 10 landform lhal are below a level
of signirlCallCe. Because the surrounding land is primarily vacant.
Ihc ehange in visual qualily would be dnmllic and is considered
poIenlwly signirlC8l1t
Adoption of this allCmalive would allow developmenl or residences,
schools, and parks and would gener.lIe aulomobile lrips lhal would.
in lurn, gencrale emissions. Proposed land uses of lhe proposed
projecl onlo Ihis site are companble and, as a resull, il is anlicipaled
Ihal the proposed projecl would DOl generate sianirlcaI1lly grealer
vehicular emissioos Ihan lhe General Plan proposed land uses.
Deveklpmcnl of lhe proposed projecl on Ihis sile would rosull in
adverse cumulalive air qua lily impacts 10 the San Diego Air Basin.
The sile COIIlains the south-Oowing Salt Cn:et which drains a
major portion of the site. Buildoul of (he site would resuk in
increascll impervious surface which would increase url8n
runoff inlo lhe creek; 1$ . resull. addilional urban pollulants
could eventually enler lhe lower Olay Reservoir and me San
Diego Bay with litis runoff. II may be feasible 10 Iller lhe
drainage pallem 10 divert the runoff away from OIay Lales
into defenlion racililies, thereby minimizing impaccs 10 the
resenoir.
Developmen' of II1e pnlf'CJS<llI project II lIti, .......dve site
would resull in aItemlion of the exiscina landform for the
oonstruction of roads and housina pads. Topognphy of litis
allemalivc area is fairly hilly and may resuh in sisnirllClRl
impacts to landform if sensitive desiln of cluslerinl is not
implemented. LocaJ scclions ofTelearaph Canyon Road, OIay
Lakes Road and East H S_ (ProcIor VlUey Road) have
been designaled Scenic Roadways and visual impacts mly
result if proposed residenlial uses are noI sensilively hx:aled.
II is expected that increased landform allenltion would result
in this alternative area because of lhe more inaensive residential
land uses than lhose pnlf'CJS<llI in .his .....
Adoption or litis altemacive would lllow deveIopmenI or
residences and schools, resullina in I IreIICt number of
residential unils 10 be developed. A areater level of vehicular
emissions would result. Construction on lhis allemalive site
would resull in cumulalive si,nilicanl impacts 10 air"qualily.
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ISSUE
OTAY RANCH AL11!RNAl1VE Sill!
Table S-3
SUMMARY OF OFF-SITE AL11!RNAl1VES
(Con.inucd)
OTAY MESA AL11!RNAl1VE SITE
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EASTLAKE VISTAS AND WOODS
.'
Land UseJOeneral
PIan/Zooing (conl)
Community Social
F1cton
Parts, R<CJUIion and
Open Space
Service IlId Utilities
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would require I General Plan Amendment and cluslering of develop..
ment in accordance with proposed General Plan open space areas.
Incorpooltion allhis cluslering would avoid potentially signifICant
impaclS 10 land use.
Adoption of this ahemative would result in the genemion or a pealer
nwnber cl people than tl1aI proposed for Ihis ponion of Olay Ranch.
However. the greater population. housing. and employment require-
ments induced would not be signiflC8Dlly grealer and as I resull.
would not resull in adwne impacts to commooily social factors.
Adoption of Ihit 1I.....u.. ....Id requi.. !he _tion of a 12.3-
acre part. on-site. Under the City of Chula Vista parkland dedication
ordilllllCe, .hr<e acr<s of parkland per 1.000 people is r<quin:<!. Open
space acreages would need 10 be designated I. the project design
stage.. It is anlicipaled that no impacts to Parts.. Recreation and Open
Space would occur provided (hat surficienl parkland is dedicaled. This
alternative assumes the retention of Poggi Canyon IS a natural. open
space 00lrid0r.
The lltematiw: silo is IocaIed in a su_iaUy deodoped .... and
would have access 10 all infrastruCture requirements. The addiLional
population genented by the project ....Id place a gI<IIer demand on
all utilities and services than wilh land uses proposed roc Olay Ranch;
however. the increase would not be substantially grealer 10 create
signirlcant impacts. An increase in JX>lice staff would be required as
well as tal mooies provided 10 Ihc school districts for implementation
of this Ions-range development plan to avoid potenlial impacls 10
police and schools.
10 potentially signifICant noise impaclS from Brown Field lo
residential and park uses (i.e.. noise wings above 6OdB). No oIher
land use impacls are expected.
It it anlic:ipllled tl1aI populadon, housing. and employmen' r<qninl.
menU JenClIIcd from Ihc proposed project onto Ibis sire would
resuU in similar volumes. AJ a result. no impacts 10 mmmunity
social fJDn would resolL
Adoption cllhit lI......i-Ie ....Id r<quino !he -.ction cl a
123-",", pari: on.si.e. Undc<!he City of Omla Vi". parkland
dedicalion ordinance three acres of partlMd per .1.(1)) people is
required. II is anticipated that no impacts to Parks, Recrealion and
Open Space would occur prorided tl1aI sufficient parI:Iand dedication
is provided.
The lllOmaIi-Ie siIe is Iocatcd in a subslanlillly developed .... and
would hale ICCe5S to all infrastructure requirements. The additional
population gmerat<d by the project would place a aimilar demand
on all ulilities and services as land uses proposed by the General
Plan for Ihis area. An increase in police S1aff would be requirtd as
well as laX monics provided 10 the school distticls for implemcnla.
lion of this 1onl-l'll11C development plan 10 avoid potenlial impacts
10 police and schools.
osaI, but ... dramalically ... As a .....~ no signirlcant
impacb to land use would ....11.
Wilh i_'ion of 0- uses CIl 'lhis sI... im..... In
populalion, housing and employment ..........- -.Jd be
greater .han Ibose of EaslIake VisIas and Woods bu. would ...
result in signifanl implCtS 10 community social r.:lOI1.
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AdopIion of Ihis a1ternatiYe would noquile!he __ cl
. a 12.3-ac1e park CIl-Site. Under the Cily cl Olula Vista
parkland dedication ....inanee Ilu<e acr<s cl parkland per 1,000
people is n:quin:d. h it anlieipalCd tl1aI no impaclJ '0 Parts,
Rec....iun and Open SJIICC would occur proYided lhaI
sufficien' paRland dedication is provided.
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II it anticipokd lhaI consInlCIion cl.he raidenliaI uses ... !he
altcmalllvc site would resuh in increased demands for water,
sewer, fire, school JnCI pJlice services. It is anlicipaced that no
sipirlCMl impaclS 10 water woold resuh it cmstruction of
poposed ClCililies coincides with lhe ..licipaled IfOWl.h. II is
an.icipaled lhaI!he proposed projec' would .....'In signir_.
sewage il1lJ*lS due to lack or uistinl capacity. Consuuction
or additional sewlae flCilities and provision of. U'eltmenI
c."pacity would miliplc projcc:t.spccirlC impaclS 10 below .
level of signirocanc:e. At buildoul 01 !he project site.oddi,;.....
police <tall may be requil<d to serve !he population g-
by the proposed projecl Cumula.ive impaclS 10 schools may
....U ond can be mi.igal<d by provision and/Ot fundin, cl
approfII'iac Cacililics.
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",...,. ..-... '...'...........
AMENDED
RANCHO DEL REY SECTIONAL PLANNING AREA
(SPA) m PLAN (EIR-89-10)
CANDIDATE CEQA FINDINGS
IN ACCORDANCE WITH SECTION 21081 OF
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
AND SECTION 15091 OF TITLE 14
OF THE CALIFORNIA ADMINISTRATIVE CODE
.31 - dS.3
.
1. BACKGROUND
It is the policy of the State of California and the City of Chula Vista that the City shall not
. approve a project if it would result in a significant environmental impact if it is feasible to avoid
or substantially lessen the effect. Only when there are specific economic, social, or technical
reasons, which make it infeasible to mitigate an impact, can a project with significant impacts
be approved.
Therefore, when an EIR identifying one or more potentially signjficant environmental impacts
has been completed, one of the following findings must be made:
1. Changes or alternatives which avoid or substantially lessen the significant environmental
effects as identified in the fmal EIR have been required in or incorporated into the
project, or
2. Such changes or alternatives are within the responsibility and jurisdiction of another
public agency and not the agency making the fmding. Such changes have been adopted
by such other agency or can and should be adopted by such other agency, or
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 fmal Environmental Impact
Report (EIR) for the proposed Rancho Del Rey Sectional Planning Area (SPA) ill Plan (EIR-89-
10) based on the EIR text, and all documents. maps, and illustrations included in the public
record.
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2. PROJECT DESCRIPTION
The proposed project involves a SPA Plan and tentativ~ map for approximately 405 acres. The
plan for the SPA m area is consistent with the Specific Plan although minor land use changes
have been made during the detailed planning process. The Rancho del Rey Spa ill Plan proposes
the construction of 1,380 single-family dwelling units (DU) from 3.8 to 10.6 DU/acre on eight
residential parcels comprised of approximately 206 acres. Included among the planned dwelling
units are 583 DUs of specialty housing on approximately 85 acres for a small retirement
community which will be composed of detached and attached housing. In addition, the project
proposes to provide a junior high school site totalling about 25 acres, a neighborhood park
estimated at 10 acres, a community facility consisting of approximately two acres, eight open
space areas totalling about 148 acres, and major circulation routes totalling about 14 acres.
Included with the provision of the EI Rancho del Rey Specific Plan is a mechanism to transfer
density from one category to another as a part of the SPA Plan approval process. The density
transfer will involve the transfer of 171 residential units within the SPA ill project area. The
approval of SPA ill will include the SPA ill Plan, a tentative map, a Public Facilities Financing
Plan, Design Guidelines, a Development Agreement, and a Specific Plan Amendment for density
transfers and park acreage additions. The elimination of the East J Street link connecting Paseo
Ranchero and Buena Vista will require a Specific Plan and General Plan Amendment.
The proposed project would be developed in three phases. The first phase would involve
development of the proposed retirement community. The second phase would involve the
development of the area west of Paseo Ranchero. The third and final phase would involve the
development of the area on the east of Paseo Ranchero which would include the junior high
school site and the neighborhood park.
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3. INSIGNIFICANT IMPACTS
The final EIR for the Rancho del Rey SPA ill Plan concluded that the project would not have
significant adverse impacts in the following areas (numbers refer to the section of the EIR where
the issue is discussed):
1.
2.
3.
4.
5.
6.
Orainage/Groundwater/Water Quality
Land Use/General Plan/Zoning
Community Social Factors
Community Tax Structure
Parks, Recreation and Open Space
Services and Utilities
Sewer
Utilities
Police Protection
Fire Protection
Schools
(4.2)
(4.8)
(4.9)
(4.10)
(4.11)
(4.12)
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4. IMPACTS FOUND TO BE MITIGABLE TO INSIGNIFICANT LEVELS
1. GEOLOGY/SOILS (4.1)
Development of the proposed project would involve mass grading for installation of utility
facilities and creation of streets and building pads. Detailed grading and earthwork
mitigation measures for project impacts associated with geologic units: seismicity,
earthwork, slope stability, foundation stability, drainage, shrinking and bulking,
compaction, expansion, and erosion and seepage, would be implemented prior to and
during construction.
Findings
A. Changes or other measures which mitigate the significant environmental effect have been
included in the project or are otherwise being implemented. These measures will be
incorporated as conditions of approval for final grading plans, foundation plans, and the
tentative map.
1) All fill would consist of approved earth material. The geotechnical consultant
would be contracted for evaluation of all fill at least two working days before
importation.
2) The height, slope ratio, and compaction of all cut-and-fill slopes would conform
to specifications identified by the geotechnical consultant, as appropriate. Fill
slopes not conforming to the assumptions stated in the geotechnical recommen-
dations would be individually studied prior completion of grading. Cut slopes
would be evaluated by the geotechnical consultant during grading. Grading would
be done in accordance with Chula Vista Grading Ordinance Number 1797 as
amended by ordinances 1877 and 2128.
3) Stabilization fills would be used in areas deemed appropriate by the geotechnical
consultant. The types and specifications of stabilization fills would be determined
during excavation by the geotechnical consultant.
4) Subdrains would be installed at the base of fills placed in canyons and draws or
over areas of actual or potential seepage. Specific locations would be determined
by the geotechnical consultant during excavation.
5) To reduce impacts from ground shaking during a major earthquake, the project
proponent would adhere to the Uniform Building Code and the Recommended
Lateral Force Requirements of the Structural Engineer's Association of California.
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6) Foundations, slabs, footings, and retaining walls would be designed in accordance
with specifications identified by the geotechnical consultant, based on the type of
s.oiIs encountered and pertinent structural considerations.
7) Final grading plans and foundation plans for the project site would be reviewed
and approved by the geotechnical consultant and the City prior to construction.
8) Highly expansive soils used as fill or settlement sensitive improvements, loose
topsoil/colluvium, landslide debris, alluvial deposits, end-dump fills and
undocumented fills not removed by planned grading operations would be removed
to fIrm natural ground. The exposed natural ground would be scarified and
properly compacted to at least 90 percent relative compaction prior to placing
additional fill and/or structures.
9) The outer portion of fill slopes would be composed of compacted granular soil fill
to reduce the potential for soil erosion.
10) The site would be brought to final subgrade elevations with structural fill
compacted layers. Lifts of fill would be no thicker than will allow for adequate
bonding and compaction. Variable lift thicknesses would not exceed 6 to 8
inches.
11) Periodic on-site observations would be made by the soil engineer or engineering
geologist during grading and/or construction to monitor for the presence of
groundwater. Grading operations on the site would be scheduled to place oversize
rock and expansive soils in the deeper canyon fills and to utilize granular
materials having a low expansive potential to cap building pads and fill slopes.
12) A detailed grading and drainage plan would be prepared in accordance with the
City of Chula Vista Municipal Code, Subdivision Manual, applicable ordinances,
policies, and adopted standards. The plan would be reviewed and approved before
a permit is issued by the Engineering Division prior to start of any grading work
and/or installation of any drainage structure.
B. All significant effects that can be feasibly avoided will be eliminated or substantially
lessened by virtue of mitigation measures identified in the final EIR and incorporated into
the project as set forth above.
2. AIR QUALITY (4.4)
Development of the proposed project under the proposed Specific Plan would result in
significant cumulative regional impacts to air quality. The proposed project is expected
to generate approximately 11,405 ADT.
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Findine-s
A. Changes or other measures which mitigate this significant environmental effect have been
included in the project or are otherwise being implemented as follows. These measures
will be incorporated as conditions of approval for the tentative map.
1) The developer shall provide a park-n-ride facility at the intersection of East H
Street and Paseo Ranchero to include 50 parking spaces, 10 bicycle lockers,
lighting, trash receptacles and circulation striping to the satisfaction of the City
Transit Coordinator. In addition, a transit stop, to include a bench, shelter and
trash receptacle, shall be provided on the north side of East H Street. A plan of
said improvements shall be submitted and approved by the City Transit
Coordinator and improvements shall be accomplished prior to approval of the first
final map.
2) The developer shall be responsible for the construction of wider sidewalks at
transit stops, subject to the approval of the City Engineer.
3) The developer shall provide a pedestrian throughway between lots 130 and 131,
Phase 3, Unit 2, from Camino Calabazo to East J Street across from the school
and park sites.
4) A minimum 20 foot wide access corridor shall be maintained at the end of Paseo
Palazzo where the cul-de-sac abuts the existing park. Said area shall be made
part of the park. Detail and design of the access shall be submitted to and
approved by the Departments of Planning and Parks and Recreation prior to final
map approval for Phase 3, Unit 1.
5) Prior to approval of each final map, the developer shall enter into an agreement
with the City wherein he agrees to comply with that version of the Growth
Management Ordinance in effect at the time a building permit is issued. Such
compliance includes but is not limited to the then current East Chula Vista
Transportation Phasing Plan and the adopted Air Quality Improvement Plan and
Water Conservation Plan for Rancho del Rey SPA m.
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B. All significant effects that can be feasibly avoided will be eliminated or substantially
lessened by virtue of mitigation measures identified in the final EIR and incorporated into
the project as set forth above.
3. CULTURAL RESOURCES (4.6)
Development of the project under the proposed Specific Plan would require extensive
grading of the project area and would impact the identified cultural resources.
Findings
A. The two archaeological sites SDi-9601961 and Sdi-9893, located on the SPA III property
area have been identified as significant cultural resources. Site SDi-9601961 contains
evidence which can address the question of the presence of early man in San Diego. Site
SDi-9893 consists of surface and subsurface lithic scatter with the potential to yield
important information regarding resource exploitation patterns in southern San Diego
County. .
B. The following mitigation program has been completed and significant effects have been
mitigated. The program included:
SDi-960/961
1) The examination of existing surface collections.
2) A detailed grid-controlled surface collection of any artifacts remaining on the
surface site. Broken cobbles were also collected to evaluate whether or not they
are of human manufacture.
3) Surface disturbance was be recorded. Mapping and photographic documentation
were completed.
4) Mirna mounds were investigated to see whether the artifacts or broken bones were
incorporated into the mounds, were found on the surface under the mounds, or
were absent from the mounds.
5) The site was examined by a qualified geomorphologist to analyze the mima
mounds, their site setting, age, and stratigraphic integrity.
6) All material collected was washed, cataloged, and analyzed.
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:
7) A report was prepared detailing the investigation and was submitted to the City
of Chula Vista, San Diego State University Clearinghouse, and the Museum of
Man.
SDi-9893
1) The site was analyzed through the excavation of 25 lxI-meter test units. These
units were analyzed to determine how much of the site would be excavated. A
total of 150 meters of backhoe trenches were excavated to search for potential
hearth features.
2) A report was prepared detailing the investigation and was submitted to the City
of Chula Vista, San Diego State University Clearinghouse, and the Museum of
Man.
C. The mitigation program has been completed and approved by the City. All significant
effects that can feasibly be avoided have been eliminated by virtue of completion of the
mitigation program as set forth above.
4. TRANSPORTATION (3.7)
Development of the proposed traffic under the proposed Specific Plan would result in
impacts on the roadway network in the vicinity of the project. The proposed project is
expected to generate approximately 11,405 ADT.
Findin gS
A. Changes or other measures which mitigate this significant environmental effect have been
included in the project or are otherwise being implemented as follows. These measures
will be incorporated as conditions of approval for the final map of each phase of project
development.
1) Signalize intersection of Telegraph Canyon Road and Paseo Ladera (Phase 1).
2) Open up the south leg at the intersection of East H Street/East Business Park Road
where Phase 1 traffic is assumed to enter and exit (Phase 2).
3) Construct Paseo Ranchero between H Street and Telegraph Canyon Road (Phase
2).
4) Extend J Street to provide a through two-lane road between Paseo del Rey and
Paseo Ranchero (Phase 2).
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5) Place stop sign controls on Paseo Ladera at East J Street, East J Street at Paseo
Ranchero, and Paseo Ranchero at Telegraph Canyon Road (Phase 2). (The
intersection of Telegraph Canyon Road/Paseo Ranchero operates at LOS E for left
turns out of Paseo Ranchero; however, low traffic volumes on the minor street do
not meet signal warrants.)
6) Signalize the intersection of Telegraph Canyon Road and Paseo Ranchero.
7) East H StreetlHidden Vista Drive
There are a number of mitigation measures to bring the level of service at this
intersection to an acceptable LOS C.
a) Widen East H Street to four travel lanes in each direction;
b) Widen East H Street to four travel lanes in each direction and signalize the
Home Depot driveway; or
c) Widen north approach to provide three left tuni lanes.
When SR-125 is in place, it is possible that none of the above noted mitigation
measures for this intersection would be necessary. Yearly monitoring at the
intersection would provide guidance as to when and what type of mitigation
measures are best.
B. All significant effects that can be feasibly avoided will be eliminated or substantially
lessened by virtue of mitigation measures identified in the [mal EIR and incorporated into
the project as set forth above.
5. SERVICE AND UTILITIES - WATER (4.12)
Development of the proposed project under the proposed Specific Plan would result in
an increased demand for potable water. Development of the residential component of the
project would result in a demand for 420,000 gallons per day and 100,000 gallons per day
schooVpark/landscape areas of the development.
Findings
A. Changes or other measures which would mitigate the significant environmental effect
have been included in the project or are otherwise being implemented. These measures
will be incorporated as conditions of approval for the tentative map for the project.
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1) The applicant shall establish a water use offset program for Rancho del Rey SPA
IT and ill. This program shall be designed to fully offset the projected water
consumption of the project, after conservation measures are taken into account
(see Table 1-1). This requirement may be met by one or both of the following
means:
a.) The applicant shall participate in specific water conservation projects such
as C.I.M.I.S., new water wells, park and open space irrigation system
retrofitting or other such projects in combination with water conservation
offset fees to the satisfaction of the Director of Parks and Recreation; or
b.) Participate in a water conservation program by paying a water conservation
offset fee of $5.00 (to be adjusted annually) for each gallon of water used
by the project.
The applicant shall enter into an agreement with the City which establishes a
specific program in accordance with the requirements set forth above.
As an alternative to the above measures, the City Council may authorize the
applicant to participate in any other Citywide or regional water conservation
program adopted by the City Council with the overall level of water offsets to be
left to the sole discretion of the City Council.
2) Prior to approval of the associated fmal map, the developer shall provide onsite
infrastructure to accept and to use reclaimed water when it is available, along
Paseo Ranchero from Telegraph Canyon Road to East H Street and along East J
Street from Paseo Ranchero to the park site, per the adopted Public Facilities
Financing Plan.
3) Any costs incurred from retrofitting the reclaimed water system, when reclaimed
water becomes available, shall be paid by the developer. Monies for this shall be
held by the City, through a deposit set up by the developer. The amount shall be
determined by the developer, approved by the City and in place prior to approval
of each associated final map.
B. All significant effects that can be feasibly avoided will be eliminated or substantially
lessened by virtue of mitigation measures identified in the final ElR and incorporated into
the project as set forth above.
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S. IMPACTS FOUND INFEASmLE TO MITIGATE TO AN INSIGNIFICANT
LEVEL
1. LANDFORM ALTERATION/AESTHETICS (4.3)
Development of the project under the proposed Specific Plan would require substantial
landform alteration. The site would be modified from a vacant area of canyons and
ridges to a planned residential community. While the SPA II Plan is consistent with the
adopted specific plan in terms of landform and visual character, the project would result
in significant landfonn/aesthetic impacts including manufactured slopes up to 50-feet
Findings
A. Changes or other measures which mitigate this significant environmental effect have been
incorporated in the project or are otherwise being implemented, in that:
I) The project would adhere to the community design guidelines of the ERDR
Specific Plan. These guidelines include: buildings of a low-profile with a variety
of sizes, shapes, colors, and materials.
2) The final grading plan would be in conformance with general grading standards
and slope bank standards set forth by the City's Engineering Department and the
SPA ill Plan.
3) An overall landscape plan providing a comprehensive framework for individual
landscape plans would be prepared. Planting would conform to the applicable
City of Chula Vista standards for landscape planting.
4) As a condition of the tentative map, the City Engineering Department would
approve the grading plan to determine that it is in conformance with the ERDR
and SPA ill plans and the City's design guidelines. The final grading plan would
be reviewed by the City Planning Department prior to issuance of a grading
permit to verify that the design standards have been incorporated into the grading
plans.
5) Prior to issuance of the grading permit, a final landscape plan prepared by a
licensed landscape architect would be submitted to and approved by the City
Planning Department The landscape plan would show appropriate landscaping
of all slope areas and public rights-of-way. Landscaping within each phase would
be installed prior to occupancy of the first building with the corresponding phase
and 100 percent coverage would be achieved for groundcover within nine months
of planting.
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6) A temporary landscape and erosion control plan which would be approved by the
City Planning Department would be prepared by a licensed landscape architect
prior to issuance of a rough grading permit The plan would provide for
temporary landscaping on all disturbed areas not proposed to be landscaped in
accordance with the approved final landscape plans.
B. Potential mitigation measures or project alternatives which would eliminate or
substantially lessen the environmental effects and were not incorporated into the project
were found infeasible, based on economic, social, and other considerations as set forth in
the final EIR and listed below.
1) Development of the project in an economically feasible manner would require
significant landform alteration because of the hilly nature of the subject property.
To reduce the landform and visual impacts would preclude development of the
proposed project according to the goals in the EI Rancho del Rey Specific Plan
and the City of Chula Vista General Plan.
2) Development of the site in a way which would substantially reduce the landform
alteration/aesthetic impacts would preclude the use of the site to meet current and
project needs for housing, employment, and recreational opponunities.
3) Development of the site in a way which would substantially reduce the landform
alteration/aesthetic impacts would preclude the use of the site to meet current and
project needs for housing for senior citizens.
4) The reduction of landform alteration and visual impacts on the project site would
preclude the project applicant from achieving the goals of developing the project.
C. All significant landform alteration/aesthetic environmental effects that can feasibly be
avoided have been eliminated or substantially lessened by virtue of project changes and
mitigation measures identified in the final EIR and incorporated in the project as set forth
above. There remain some significant landform alteration/aesthetic impacts.
D. The remaining unavoidable significant effects have been reduced to an acceptable level
when balanced against facts set forth above and in the Statement of Overriding
Considerations.
2. BIOLOGY (4.5)
A prior investigation of the biological resources on the Rancho del Rey SPA m site
prepared in conjunction with the EI Rancho del Rey Specific Plan EIR identified
significant unmitigable impacts to biological resources related to development to the
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proposed project On the basis of those findings, a subsequent biological report (RECON,
1989) was prepared and reviewed for adequacy by ERCE (1989). In response to the
review, RECON performed a field survey and updated the original report (February 1990).
The SPA ill Plan incorporated measures designed to reduce identified impacts which
include preservation of approximately 40 percent of the Diegan coastal sage scrub habitat
occupied by the California gnatcatcher.
Findings
A. Changes or other measures which mitigate this significant environmental effect have been
included in the project or are otherwise being implemented, in that:
1) Natural open space is consolidated in the Rice Canyon.
2) The SPA m Plan will preserve approximately 40 percent of the Diegan coastal
sage scrub occupied by the California gnatcatcher.
3) A landscape plan to restore natural habitat in disturbed areas is being developed.
4) A revegetation plan to replant cacti in the Diegan coastal sage scrub to recreate
habitat for the cactus wren.
5) Acquisition of land with Diegan coastal sage scrub occupied by California
gnatcatchers.
6) Acquisition of 0.4 acres of land with vernal pools.
B. Potential mitigation measures or project alternative which would eliminate or substantially
lessen the environmental effects and were not incorporated into the project were found
infeasible, based on economic, social, and other considerations as set forth in the final
EIR and listed below.
1) Development of the proposed project in a economically feasible manner would
involve some loss of biological habitat. The preservation of all, or even a
substantial portion, of the biological resources on the project site would not allow
development to occur according to the goals expressed in the El Rancho del Rey
Specific Plan or the City of Chula Vista General Plan.
2) Development of the site in a way which should provide substantially more open
space could result in inefficient infrastructural design and would not respond to
the current and forecasted housing market needs.
-13-
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3) The preservation of the biological resources on the project site would preclude the
use of the site to meet current and project needs for housing, employment, and
recreational opportunities.
4) The preservation of the biological resources on the project site would preclude the
project applicant from achieving the goals of developing the project.
5) The preservation of the biological resources on the project site would preclude the
City of Chula Vista from benefiting from the projected increase in net revenues
which would accrue to the City from the development of the Rancho del Rey SPA
ill project. '
C. All significant environmental effects that can feasibly be avoided have been eliminated
by virtue of project changes and mitigation measures identified in the fmal EIR and
incorporated into the project as set forth above. There remain some significant biological
impacts.
D. The remaining unavoidable significant effects have been reduced to an acceptable level
when balanced against facts set forth above and in the Statement of Overriding
Considerations.
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,.
AMENDED
MITIGATION MONITORING PROGRAM
CITY OFCHULA VISTA
RANCHO DEL REY SPA m
PROGRAM DESCRIPTION AND GENERAL GUIDELINES
This mitigation monitoring program is based on the mitigation and monitorina propam prepared
for the City of Qlula Vista for the Rancho del Rey SPA m Bnvironmentallmpact ~ (EIR)
and certified by the City Council in January 1991. This comprehensive monitoring program is
presented in two pares, the first of which addresses mitigation measures to be monitored by the
City of Chula Vista and the second of which addresses monitorina to be provided by the City's
environmental consult&nL The program will serve a dual purpose of verifying implementation
of the mitigation measures for the proposed project and of generating Information on the
effectiveness of the mitigation measures to guide future mitigation prosrams. The program
includes specific monitoring activities, a reportina system, and criteria for eValuating the success
of the mitigation measures.
The monitoring program for Rancho del Rey SPA m addresses impacts for the following issues:
o Geology and Soils
o Drainage/Oroundwater/Water Quality
o Landform Alteration/Aesthetics
o Air Quality
o Biology
o Cultural Resources
o Transportation
o Parks, Recreation, and Open Space
o Services and Utilities
A monitoring team has been assembled. Management of the team is the responsibility of the City
of Chula Vista. Monitoring activities will be accomplished by City staff and by environmental
consultants to the City.
PROGRAM PROCEDURAL GUIDELINES
Prior to any con5tr\1ction activities. meetings should take place between &l1 the parties involved
to initiate the monitorlna program and to establish the responsibility and authority of the
participants.
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It is important that III effective reporting sySlem be Cltablished prior to any monitoring efforts,
It is necasary that all the parties involved have a clear understanding of the mitigation
monitoring measures as adopted and that these mitigation measures be dislributed to the
participants of the monitoring effon. Those whO would. have a complete list of III the mitigation
measures Idopted by the City would include appropriate City ,taff, the City', environmentAl
coDlUltant. the project applicant. the applicant', consultants. and the consttuction crew aupc:rvisor,
The City will diltribute to each monitor a specific list of mitigation measures that pertain to their
11lC)ft1toring tasks and the appropriate time frame that these mitigation measures are anticipated
to be implemented.
The following text includes a lummary of the project Impacts, The next section of the text
foc\llel on the monitoring responsibilities of the City of O1ula Vista staff. followed by a section
describina the propm for which the City's environmental consultant is responsible, The
mitigation and monitoring program included in the EnvironmentAl Impact Report is included as
Attachment A of this document.
MOMrrO~GBYCITYSTAW
Please note that the following section derives from the EnvironmentAl Impact Report prepared
for the Rancho del Rey SPA m project.
GEOLOGY AND SOILS
Mitigation Measures
1. All fill would consist of approved earth material. The geotechnical consultant would be
contacted for evaluation of imported fill at least two worldng days prior to importation.
2. The height, slope ratio. and compaction of all cut-and.fill slopes would conform to
specif'lCations identified by the geotechnical consultant. as appropriate, rill slopes not
conforming to the assumptions stated in the geotechnical recommendations would be
individually studied prior to completion of grading, Cut slopes would be evaluated by
the geotechnical consultant during grading. Grading would be done In accordance with
Chula Vista Grading Ordinance number 1797 IS amended by ordinances 1877 and 2128.
3. Stllhili 7tlrion fills should be utilized in areas deemed appropriate by the geotechnical
consultant. The types and specifications of stabilization fills would be determined during
excavation by the geotechnical consultant.
2
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4. Subdrains would be installed at the base of fills placed in canyons and chaws or over
IlClIS of actual or potenua! seepage. Specific locations would be determined in the field
durinl Jl'ldi1lJ. with installltion bcinl reviewed by the poloJical consultant prior to
pJacement of fill.
5. To reduce irnplCts from sroundshaking during a major earthquake. the project proponent
would adhere to the Unifonn Buildl.n& Code and the Recommended Lateral Force
Req~ts of the Structural Engineer's Association of California.
6. FOUDdatlons. slabs, footings. and retaining walls would be dcsianed in ICCOfdance with
lpeCificatIons Identified by the geotechnical consultant, based on the type of lOlls
encountered and pertinent strUCtural considerations.
7. Final grading plans and foundations plans for the project lite would be reviewed and
approved by the ICOtechnical consultant and the City prior to constrUCtion.
8. Hilhly expansive soils used IS fill would be p1&ced a minimum of 3 feet below finish
grade and IS feet inside of fill slopes. Bentonite. if used as fill, would be placed a
minimum of 10 feet below fmish JI'Bde and IS feet inside of fill slopes.
9. In &reIS that receive fill or settlement sensitive improvements. loose topsoiVcolluvium.
landslide debris, aIluvW deposits. end-dump fills. and undocumented fills not removed
by planned grading operations would be removed to linn natural sround. The exposed
JIAtUrIl ground would be scarified and properly compacted to It kISt 90 percent relative
compaction prior to placing additional fill and/or strUCtUreS.
10. The outer portion of fill slopes would be composed of compacted granular lOil fill to
reduce the potential surfiCial erosion.
11. The site would be brought to final subgradc elevations with structUr8l fill compacted in
layers. Ufts of fill would be no thicker than will allow for adequate bonding and
compaction. Variable lift thicknesses would not exceed 6 to 8 inches.
12. Periodic on-site observations would be made by the soil eniiDccr or enJineering geologist
during grading and/or construction to monitor for the presence of Il'oundwater. Grading
operarions on the site would be scheduled to place oversize rock and expansive soils in
the do:eper canyon fills and to utilize: granular m&teri&ls hiving I low explll5ion potential
to cap building pads and fill slopes.
MonItoring Agenc)'
The City of Olula Viats Engineering Department would be leSpOnsibk for verifying irnplcmenta-
Ion of the mitigation measures associated with the potential geology and soils impacts.
3
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DRAlNAGElGROUNDWATER/WATER QUALITY
Mitlption MllIIlIUl'CS
1. Adherence to regulations resardin, stonnwatcr disc:harie set forth in the National
Pollutant Discharge Blimination System (NPDES).
MoaltorlDl Apncy
The City of Quia Vista Engineering Department would be responsible for verlfyinJ implementa-
tion of the mitilat10n measures associated with the potential groundwater/wate:l' quality impacts.
LANDFORM ALTERATION/AESTHETICS
Mitigation Measures
1. Implementation of the community design guIdelines detailed in the SPA m plan.
2. Preparation of an overall landscape scheme (refer to p. 4-18 of the EIR) providing a
comprehensive framework for individual landscape plans. Planting would confonn to the
applicable City of Chula Vista standards for landscape planting. If a l'Ou,h aradin,
permit is requested, an erosion control plan would also be DeCC&SlII)' (scc p. 4-19 of the
BlR). The plan would provide for installation of temporary landscaping on all disturbed
areas not proposed to be landscaped in accordance with approved final landscape plans.
This plan must be prepared by a licensed landscape architect.
Monltorln& A&ency
The City of OIula Vista Planning Department and Engineering Depanment would be responsible
for verifying the Implementation of the mitigation measures associated with the landfonn
alteration/aesthetic impacts.
AIR QUALITY
Mitigation Measures
1. Adherence to recommendations made by the 1982 SIP and the forthcoming San Diego
Air Quality Plan regarding local participation in air emission miuction measures.
2. The project proponent would facilitate the use of alternative transportation modes by
promoting public transit usage and carpooling by project residents through provision of
4
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park-aDd-ride lots and bicycle facUities. including bicycle lanes and IeCU!'e storage
facilities at all publlc facilities within the project IJ'eL
3. The project proponent would provide mass uanslt lCCommodations for convenience of
CIIa&omm (bus shelters) llJld vehicles (bus turnouts) ineluding a transit stop in front of the
redrement eonununity on East H Street.
4. To avoid C!Qtion of air pollution Mhot spotsM at intersections, mitigation measures
reeommended in the Transportation Section would be implemented to zeduce potentially
al",lflt''lnt impacts to air quality.
MonItoriDa Apney
The City of ChuIa Vista Planning llJld Engineering departments would be raponsible for
verifying the implementation of the mitigation measures associated with the air quality impacts.
CULTURAL RESOURCES
MitiptioD Measures .
Mitiption measures for cultural resources have been completed; no additional mitigation or
monitoring is necessary.
TRANSPORTATION
MittptiOD Measures
1. Bxisting + Cumulative Mitigation Measures
L Prior to occupancy of any units of SPA m. subject to meeting traffic warrants,
signalize Telegraph Canyon Road and Pasco LaderL
2. Existing + Cumulative + Phase 1 of SPA m Mitigation Measures
L Open up the south leg of the East H Stree!/East Business Park Road intersection
where Phase 1 traffic is assumed to enter and exit
3. Existing + Cumulative + Phase 1 + Phase 2 of SPA m Mitigation Measures
L Construct Pasco Ranchero between H Street and Telegraph Canyon Road.
,
3'- d T~
WO~,j CI>: II 16.5 Nnr
<: I (:l/se~'~~I;I;:l
1l.15169 01
b. Extend 1 Street to provide a through two-lane road between ~ del Rey and
Paseo ~hcro.
c. Place stop sign controls on Paseo Ladera 11 East 1 SU'CCt. Bast 1 Street at Pueo
Ranchero. and Paseo Ranchero at Tc1epaph Canyon Road.
4. Existin& + Cumulative + Phases 1.2. and 3 of SPA m Mitlption Measures
L S1analize Telepaph Canyon Road and Pasco Ranchero.
5. Compliance with ECVTPP for c:um:nt and future updates to maintain ICCeJltab1c levels
of service on all affected intersections and roadway scamcnts.
Monltorln& Alene)'
The City of CluIa Vista Planning Department and the City Traffic Engineer would be respon&lble
for verifyini implementation of the mitigation measures associated with transponation impacts.
PARKS. RECREATION, AND OPEN SPACE
Mitiaation Measures
1. The project proponent would provide a detailed concept plan for the park acceptable to
City staff and the Parks and Recreation Commission.
2. Slopes within the park would be 4; 1 or less. If slopes are pater than this ratio. the
project proponent would be required to provide additional parkland.
3. The project proponent would enter unto an agreement with the Sweetwater Union High
School District and the City of Chula Vista to insure public access to the proposed junior
high school's recreational amenities which would include soccer fields. basketball courts.
and teDDis couns.
4. The proponent wouId provide funding for the difference in cost between facilities built
to school standards and facilities built to City standards.
5. School recreational facilities available to the public would be consl1'UCtcd to City of CluIa
VisU. standards and desiJlled in consultation with City staff.
6
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31'" ~=1-3
WO~j;:I \7\7:11 16.5: Nnr
6. To insure Idcquate interface between the adjacent townhomcs. the pllJ'k, and the school.
the park would be designed so that it would not be Isolated with only backs of buildings
flCinJ onto the park.
7. The park would be deslJOed to provide adequate visibility into the pllJ'k from But 1
Street.
8. Access to .the school parking lot for overflow parkina would be provided.
MonltoriDI Apncy
Tbc City of Qula Vista Planning Department and Parks and R~on Depanmcnt would be
I'IlIlponsible for verifying implementation of the mitigation meuum associated with the park
impacta.
SERVICES AND maITIES
MitlptioD Meuures
Water.
Sewer .. 1.
.
2-
f911ce - 1.
ll!:!- 1.
~ 1.
MonItoriD& Alency
1.
The applicant shall meet whatever policy regarding water
conservation is adopted by City Council.
Development of on-site sewaae facilities consistent with the 1986 sewer
study to accommodate project flows.
Compliance with City Enpeerlng Standards for sewage facilities.
Addition of 4.6 police personnel.
Addition of one Fire Inspector.
Applicant participation in the Mello Roos ColJU!lunity Facilities District is
required. Specifically the project is located within two Mello Roos
Districts. Sweetwater U~on High School District CPO *3 and Chula Vista
City Schools CFD 4113.
The City of Chula Vista Planning Department and Engineerini Department would be responsible
for verifying implementation of the .mitigation measures associated withimpaets to water, sewer,
police protection. fire protection, and schools.
210/S00'391:ld
7
ILI5169 01
3/- ;; '-1'/
wo~=' \:>1>: II 16, 5 Nnr
MONITORING BY THE ENVIRONMENTAL CONSULTANT
Monitmina will be pcrfonncd by both general environmental monitors and environmental
apeclalists. The primary role of the environmental specialists servina as consultants to the City
is to provide expenise wbeI1 environmentally sensitive issues occur IDd to provide direction for
mitiption.
In addition to the list of mitiption measures provided, each monitor will have compliance report
forma with each mitiaation measure written on top of the fonn. The monitors will complete the
npoIt form IDd flle It with the City followlna each monltorinl actlvit)'. The conclUlions of these
forma will be compiled into an interim and final comprehensive construetion report to be
submitted to the City of Clula Vista. This report will describe the major accomplishments of
the monitorinl prosram. summarize problems encountered in achievina the aoats of the proaram.
evaluate solutions developed to overcome problems. and provide a list of future monitorina
programs. In addition. each monitor will be required to f1ll out and submit a log report. The 101
report is.used to record and account for the monitoring activitie& of the monitor. Weeklyhnonthly
status reports will be generated from the daily logs and compliance reports and will include
supplemental material (1.e.. photographs, memoranda, telephone logs. and letters),
The Mitiption Monitorinl Coordinator (MMC) will provide monitoring services for biological
resources with the exception of the impacts associated with the vernal pools which will be
monitored by the Vernal Pool Mitigation Monitoring Consultant (VPMMC),
BIOLOGY
DlEGAN COASTAL SAGE SCRUB AND CALIFORNIA GNATCATCHERS
M!!i2atlon - Monitor Jrading to reduce impacts to coastal sage scrub habitat. The app~cant
shall define and the MMC shall verify the Diepn coastal sage scrub lIJCas to be
retained on the final grading plans prior to any clearinl. dlstlU'binl. or grading
activities onsite in areas containing coastai sage sc;rub. All those lIJCas to be
retained shall be flagged by the applicant and reviewed by the MMC to prevent
encroachment. A field map will clearly identify the Diegan sage scrub mitigation
activity locations.
MonltorinR _ The MMC will review the flagging with the constrUction supervisor. The MMC
will inspect the Diegan scrub areas prior to grading to ensure the flag markers lIJC
visible and that the areas have not been encroached uPon. The MMC willlnspect
the area during grading once cvt:ry 1-2 weeks and after grading is completed to
determine whether or not encroachment has occurred.
JleDOrtln2 _ The MMC will provide the City with a report when the aradlna is completed.
8
21121/6121121'3Eltld
lLl~169 01
.3 / - J =1-5
WO~.:l ~\:>:11 16. ~ Nnr
.
Rancho del Rey developers will identify a site with coastal saae ICl'IIb habitat
offaite. and the U.S. Fish and Wildlife ServIee (USPWS) and the California
Department of Fish and Game (COPo) will de1elmine whether or Dot the site is
IICceptable as off site mitigation. The USFWS and the CDFO will ensure that the
CIlifomia lfIatcatcher populauon dcnsilies meet the requbed density per acre or
otherwise meet the criteria speclfled in Comment f90 and Responae to Comment
f90 in the CertIfIed BIR.89.10 that states, the applicant Ihall "acquire and
preserve an off.site area of coastal saae scrub habitat ~wledgcd by the U.S.
FlIh and WildUfe Service and the City of Clula Vista to equal or to exceed the
conservation aoals" of the other options stated In the EIR..
The developer would dedicate the mitiption site to the City of Clula Vista or any
other appropriate entity approved by the City of Qula Vista. On an interim basis,
protection of any resources may be carried out through the imposition of a
conservation easement.
1dWIIllm1-
.
Mm1l!m:In&' The City of Qula Vista Planning Department in consultation with the U.S. Pish
and Wildlife Service and the California Department of Fish and Game would
approve the mitigation site.
JleDOrtln2 - The MMC would verify that conditions have been met.
1dltlntlon. Areas to be preserved in native open space would be staked by a representative
of the Rancho del Rey survey team and checked by the MMC.
MsmlWiD1- The MMC would inspect to ensure that no grading IICtivity occurs in the specialty
housing area until after the gnatcatcher mitilation site has been approved and
acquired. Prior to grading, the MMC would inspect t1a&ged areas to ensure that
markers are visible and that there is no siJll of encroachment. The MMC would
again inspecl after the grading is completed to determine whether or not
encroachment has occurred.
ReDOrUnl! - The MMC will provide the City with a report indicating when the grading for the
apecialty housing may begin and. again, at the conclusion of gradina IICtivities.
CONSTRUCTION STAGING AND SEWER LATERAL CORRIDORS
Mltlntlon. The applicant and the construction supervisor will examine the proposed
construCtion staging areas to determine whether or not these areas will impact
sensitive biological resources.
9
210/010'39t:1d
1<'15169 01
31-cJ=f h
WO~,:j 91>: II 16, 5 Nnr
Mgpltoriu. The MMC will inspect all staging areas to determine whedler or not encroachment
!nil) eensitive biological resource areas has occum:d. Paiodic !nspecdons will be
conducted to ensure that the stalinl cea does not expand into ICnSitive ceas.
Jl,eDOrtin,. A Iwnmary of the findinp relardinl construCtion stalinl U'CU will be iDcludcd
in the annual report throulhout the construction period.
ldIliDlIm - The applicant will stalee proposed lOwei' corridor and the MMC will review the
ltaking for the lOwer installation corridorl prior to deslan fi1\,t;'Jltlon. These
conidors will be adjusted to avoid ICnsitive biological resourt:CS. Sewer laterals
will alIobe positioned to minimize impacts to biolopcal resourceS.
MlmI&5IdDl- The MMC will inspect the flailed corridor just prior to Jl'ldinl to determine that
the corridor is poSitioned in a manner as to avoid sensitive bioloaiea1 resources.
ReDOrtlnv - The MMC will provide the City with a report indicating that the lOwer laterals
have been implemented according to the specifICations of the monitoring biologist
Mltleation - The applicant would monitor and the MMC verify the cxistinl population of
California anatcatchers on the SPA m site to detennine the effect of development
on the anatcatchcr. The open space ceas of SPAs I and n would be included in
the study area.
Monltorine - The MMC would survey the area throughout the matina and nestinl period from
early spring through late summer. The surveys will be population counts. of the
California gnatcatcher and will determine approximate territorial boundaries of
each pair. The surveys will be specif'1C to the California gna.u:atcher. but will be
general in approach, No banding, netting, or trapping is proposed. Detailed field
notes will be completed and reasonable assumptions will be made as to whether
or not the same individuals are present before and after construction. No detailed
Ye,etation analysis. including ttansects or quadrants, are proposed as part of this
task. A pneral veaetation description will be conducted.
Jl,eDOrtlfll - The MMC will provide the City of Chula Vista with reports indicaUnI the effects
of development on the anatcatcher population. The report will include the number
of birds and their territories. These reportS will be included in the annual report
for a period of five yea:5 after completion of the project to assess the recovery of
the California anatcatcher population. The infonnation ptbcred in this study will
be Ihared with the resource aaeocies to help develop a reponal set of JUidc1ines
for California anatcatcher mitiaation plans.
10
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lL15169 OJ.
1>' - J=1:f
1oJ0~.::l 91" 11 16. 5 Nnr
REVEGET ATJON
Jofitill1ltion _ Thc MMC will revicw McMillin's revcJctation program. This revclctation plan
will be submitted to the CI1y of Chuia Vista Planninl Department for final
approval. In Iddition, the MMC will review all ereas revegewed in open space
areas and arus impacted by sewer laterals with coastal saJe sc:rub species native
to the site. RDR will design and incorporate a ttansplant proJl'llT1 for snake chelIa
and San Diego barrel cacti which wilJ be reviewed by the MMC. The golden-
apincd cercus cactus clump will remain in open space.
MmI1lm:IDl- The moegetation plan will be monitored by the MMC for a period of five yem
to ensure the success of the revegetation project. The MMC will conduct field
visits quarterly the first year, twice the second year, and once per year for the
followlnl three years.
lleDOrtfnr.' The MMC will provide the City with reports documenting the a:eas which have
been reveletated and monitorinl the Jl'owth of the reveletated areas. These
reports will continue for a period of five years after starting the revegetation
efforts.
ITEMS TO BE PROVIDED BY THE APPLICANT
The MMC will require copies of the following documents which wUI used in the evaluation of
the bioloaica1 resources mitigation monitoring program:
o RDR SPA DI master grading plan
o RDR SPA m erosion and sedimentation plan
o RDR SPA m water manaaement ~deline/plan
o RDR SPA m landscape and irrigation plan
o RDR SPA m reveletation plan
o RDR SPA m plan for access to open space arus for mainteJlancc and fire
protection
o RDR SPA m map of open space trail system and adjacent landscaping
o RDR SPA m tentative maps
11
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1'-11;;169 0.1.
3 I - ~ =1K
WOi!l.:l '-I': 11 16. 1;; Nnr
MITIGATION MONITORING PROGRAM
CITY OF CHULA VISTA
RANCHERO DEL REY SPA m
MITIGATION
Prior to issuance of a grading permit the Planning Department of the City of Chula Vista would
ensure that the project proponent acquires and preserves 0.4 acres of vernal pool-associated lands.
The vernal pool acquisition is not required to be in the City of Chula Vista. This mitigation area
is equivalent to twice the vernal pool area (0.2 acres) lost as a result of grading on the proposed
project area. The proposed vernal pool mitigation site would be acceptable to the City of Chula
Vista in consultation with USFWS. The criteria for determining the acceptability of the
mitigation site will be (I) the presence of vernal pool habitat, and (2) its long-term conservation
potential.
The acquired vernal pool mitigation area would be an area recognized by the USFWS as an area
supporting pool habitat. It would be a vernal pool area that is currently in private ownership and
not protected by a conservation easement. The mitigation site can have existing vernal pools
occurring on it, or it may be an area that is historically known to support vernal pools and that
could be restored. If an area requiring restoration is chosen as the site, a vernal pool restoration
plan which is acceptable to the City of Chula Vista in consultation with the USFWS would be
prepared and implemented. The site would be adjacent to or connected by an appropriate
landscape corridor to a larger area or interconnected set of patches of preserved vernal pool
habitat that are currently in designated open space.
A spring survey would be conducted to ensure that no additional vernal pools would be affected.
If additional vernal pools are identified, additional acquisition of mitigation area would be
required in the ratio of 2: 1.
A-I
3 I - ~ 1-7'
MONITORING
The City of Chula Vista Planning Department would be responsible for verifying the acquisition
and preservation.
REPORTING
A summary report of the spring survey, final requirements for mitigation, and the acquisition site
will be placed on file with the City of Chula Vista and submitted to U.S. Fish and Wildlife
Service.
MITIGATION
No grading or activities which would adversely affect the habitat in the vernal pool area would
occur prior to accomplishing the offsite acquisition. Immediately upon acquisition of a suitable
vernal pool mitigation area, the acquired site would be fenced with a six-foot chain-link fence
to protect the area. The applicant would be required to secure a conditioned Nationwide pennit,
to be issued by the U.S. Army Corps of Engineers (Section 404 of the Clean Water Acct), that
contains the conditions outlined in this section concerning vernal pools. This Corps permit would
be applied for and received to grading.
MONITORING
The City of Chula Vista Planning Department would confirm that acquisition of the vernal pool
mitigation site and USACOE pennit process had been completed. The MMC would verify the
fencing.
A-2
31-.Jt{O
REPORTING
The MMC will provide the City of Chula Vista with a report documenting the fencing.
MITIGATION
The project proponent would make an irrevocable offer to dedicate the offsite
acquisition/mitigation site to the City of Chula Vista. County of San Diego. or other appropriate
open space holder at the time of issuance of the grading permit. Interim responsibility for the
preservation of the site would remain with the project applicant until an acceptable dedication
of the land has occurred.
MONITORING
The City of Chula Vista Planning Department will confirm the dedication offer.
REPORTING
A copy of applicable dedication offer documentation will be placed in project file.
MITIGATION
Prior to or as a condition of approval of the grading permit the applicant would secure a
Streambed Alteration Agreement as stated under Section 1601-1603 of the California Fish and
Game Code. for proposed access road (Paseo Ranchero) that would cross a major drainage on
the site.
A-3
3/-;)81
MONITORING
The City of Chula Vista Planning Department would review the Streambed Alteration Agreement.
REPORTING
A copy of the Streambed Alteration Agreement will be placed in the project file.
A-4
3/- ~ 9-
RANCHO DEL REY SPA III
MITIGATION AND MONITORING PROGRAM
Task
Geologv and Soils
Approve and evaluate fill mate-
rial at least two days prior to
fill importation.
Evaluate cut and fill slopes for
conformance with specifications
established by geotechnial re-
port
Analysis and evaluation of
appropriate location of stabiliza-
tion fills.
Install subdrains at the base of
fills in canyons and draws or
over areas of potential seepage.
Determine locations during
grading.
Conduct grading in accordance
with City of Chula Vista Grad-
ing Regulations.
Adhere to uniform building
code for construction.
Design foundations, slabs. foot-
ings, and retaining walls in
accordance with specifications
identified by geotechnical re-
port.
Review and approve fmal grad-
ing and foundation plans for the
project site.
Time Frame
Prior to issuance of
Grading Permit
Tentative Map
Grading Permit
Grading Permit
Grading Permit
Grading Permit
Grading Permit. and
Building Permit
Grading Permit and
Building Permit
Place bentonitic clays used as Grading Permit
fill material a minimum of 10
feet below fmished grade and
15 feet ulSide fill slopes.
Place expansive soils correctly. Grading Permit
Move fill not removed by Grading Pern,it
plaIUled grading operations to
fum natural ground.
Responsible for
Task
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consu Itant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
A pplicant/Geotech-
nieal Consultant
Applicant/Geotech-
nical Consultant
31-~i3
Responsible for
Verification
Chula Vista Depart-
ment of Engineering
Chula Vista Depart.
roenl of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depa11-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart.
ment of Engineering
Chula Vista Depart-
ment of Engineering
Dale of
Completion
Mitigulion
Compldc.Dall'J
and Vcrili,-.d
RANCHO DEL REY SPA ill
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Time Frame
Geology and Soils (Continued)
Insure that temporary slopes Grading Permit
meet the minimum requirements
of applicable Health and Safety
Codes.
insure that outer portion of fill Grading Permit
slopes are composed of com-
pacted granual soil fill.
Bring site to final subgrade Grading Permit
elevation<; with structural fill
compacted in layers.
Monitor for presence of Grading Pe.rmit
groundwater.
Design for the removal of allu- Grading Permit
vial/colluvial deposits in the
canyons adjacent to the pro-
posed toes of fill slopes.
Undercut portion of transition Grading Permit
settlements a minimum of three
feet and replace by low expan-
sive granual soils.
Grade site to allow soils within Grading Permit
tilTee feet of finish grade to
possess an expansion index of
less than 50.
Include the design and construc- Grading Permit
lion recommendations on the
fmal grading and foundation
plans.
Review fmal grading plans. Grading Permit
:Monitor on-site grading to Grading Permit
confirm soil conditions as antic-
ipated.
During Construction
Provide testing and observation
report to verify that design and
construction recommendations
are completed according to
grading plans.
Responsible for
Task
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
A ppl icant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
A P pi icant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
Applicant/Geotech-
nical Consultant
A ppl i cant/Geotech-
nical Consultant
3/- ~ tlli
Responsible for
Verification
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
ChuJa Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Dale of
Completion
Mitig,ilioll
Complete.Dillcd
and Verillcd
RANCHO DEL REY SPA ill
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Time Frame
Drainage/Groundwater!
Water Ouality
Insure that project is in con- Occupancy Permit
formance with NPDES regula-
tions regarding storm water
discharge.
Landform Alteration!
Aesthetics
Implement community design Final Map
guidelines detailed in SPA ill
plan.
Implement grading standards Tentative Map
outlined in the ERDR and SPA
III plan and the City's design
guidelines.
Review and approve the Final Final Map
Map for consistency with adopt-
ed grading and design guide-
lines.
Review fInal grading plans to Grading Permit
confirm that the design stan-
dards have been included in the
grading plan.
Submit fmal landscape plan Grading Permit
prepared by a licensed land-
scape architect for approval.
Air Quality
Provide bicycle facilities, in. Tentative Map
eluding bicycle lanes and secure
storage facilities at all public
facilities within the project area.
Provide mass transit accom-
modations including bus shelter Tentative Map
and bus turnouts and a transit
stop in front of the retirement
conUTIunity on East H Street.
Responsible for
Task
Applicant
Applicant
Applicant
Applicant
Applicant
Applicant
Applicant
Applicant
3/-"JBS
Responsible for
Verification
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Date of
Completion
Miligaliull
Compll..:lc.D<lll.:d
anJ Vl..:rifil.'d
RANCHO DEL REY SPA ill
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Air Ouality (Continued)
Time Frame
Implement mitigation measures Tentative Map
to reduce potential for air pollu-
tion "hot spots" at intersections.
Adhere to recommendation Tentative Map
made by the 1982 SIP regarding
local participation in air emis-
sion reduction measures and the ".
forthcoming San Diego Air
Quality Plan.
Bioloev
Monitor grading to reduce im-
pacts to coastal sage scrub
habitat.
Hand clear fire buffers that
encroach into open space areas.
Revegetate open space areas
and areas impacted by sewer
laterals with coastal sage scrub
species native to the site.
Insure that biologist has been
retained to devise revegetation
program and that a five-year
revegetation program has been
designed that is acceptable to
City staff.
Position sewer laterals to cause
minimum impacts to biological
resources.
Locate staging areas for con-
struction to minimize impacls to
sensitive biological resources.
Slake sewer installation cor-
ridors prior to design finaliza-
tion. Adjust corridors ifreques-
led by monitoring biologist
Grading Permi t
Grading Permit
Prior to issuance of
Building Permit
Grading Permit
Grading Permit
Grading Permit
Grading Permit
Responsible for
Task
Applicant
Chula Vista Depart-
ment of Planning
Applicant/Biological
Consultant
Applicant
Appl icant/Biological
Consultant
Applicant
A ppl icantlB io logical
Consultant
A ppl icantlBio logical
Consultant
ApplicantlB iological
Consultant
31-~'i~
Responsible for
Verification
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Date of
Completion
MiligallOJl
Complclc.Dnll'd
and Vcritil'd
RANCHO DEL REY SPA ill
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Biologv (Continued)
Design and implement moni-
toring program to determine the
effecl of lbe SPA ill develop-
ment on the population of Cali-
fornia gnatcatchers.
Design and incorporate project-
wide revegetation plan that
includes a transplant program
for cacti and a five year mau1te-
Dance and monitoring plan.
Acquire and preserve an area of
coastal sage scrub habitat to
reduce impacts to the California
gnatcatcher according to condi-
tions established in the SPA ill
EIR.
Evaluate mitigation site for use
by California gnatcatcher.
Approve gnatcatcher mitigation
site. ..
Insure that gnatcatcher mitiga-
tion site is within, adjacent to or
connected by an appropriate
landscape canidar to a larger
area or interconnected set of
patches of habitat lbat are cur-
rently in public ownership or
designated open space or rea-
sonably expected to remain in a
natural stale. The habitat would
be 800-1,000 acres.
Prohibit grading activities which
would adversely affect the habi-
tat of the specialty housing area.
Dedicate off-site acquisition!
mitigation site to the responsible
public agency.
Time Frame
Final Map
Final Map
Tentative Map
Tentative Map
Tentative Map
Tentative Map
Prior to issuance of
Grading Permit
Grading Penni t
Responsible for
Task
Applicant/Biological
Consultant
Applicant/Biological
Consultant
Applicant/Biological
Consultant
A ppl ic an t/B io logical
Consultant
Chula Vista Depart-
ment of PI arming,
USFWS, CDFG
Applicant/B iological
Consultant
A ppl icant/B i 0 logical
Consultant
Applicant
~/- ~i?-
Responsible far
Verification
Chula Vista Depart-
ment of Planning
ChuIa Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
ChuIa Vista Depart-
ment of Planning
Chuta Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista DepaTl-
ment of Plarming
Chula Vista Depart-
ment of Planning
Date of
Completion
Miligl'llian
CamplCIl.:.Dall.:d
and Vcrifil:d
RANCHO DEL REY SPA III
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Biolo~v (Continued)
Time Frame
Responsible for
Task
Responsible for
Verification
Applicant
Chula Vista Depart-
ment of Planning
Record a conservation easement Grading Permit
with an agency of appropriate
jurisdiction oyer the off-site
mitigation area if ownership of
the mitigation site does not
transfer prior to issuance of a
grading permit-
Implement gnatcatcher mitiga-
tion program.
Acquire and preserve 0.4 acres
of vernal pool associated lands
that is acceptable to the City of
Chula Vista and the USFWS.
Prepare and implement vernal
pool restoration plan if miti-
gation site requires restoration.
Prohibit grading in RDR SPA
III vernal pool area prior to
accomplishing the off-site ac-
quisition.
Fence off vernal pool mitigation
site with a six-fOOl chain-link
fence inunediately upon acquisi-
tion of the site.
Secure a U.S. Army Corps
Nationwide permit.
Dedicate the off-site acqUisI-
tion/mitigation vernal pool site
to the appropriate public agen-
cy.
Conduct spring survey and
implement vernal pool mitiga-
tion program.
Secure a Streambed Alteration
Agreement as stated under Sec-
tion 1602-1603 of the California
Fish and Game Code, for pro-
posed access road (Paseo Ran-
chero).
Chula Vista Depart-
Applicant ment of Planning
Tentative Map
Chula Vista Depart -
Applicant ment of Planning
Grading Permit
Chula Vista Depart.
A ppl icant/B i 0 logical ment of Planning
Grading Permit Consultant
Chula Vista Depart-
Applicant ment of Planning
Grading Permit
Chula Vista Depart-
Applicant ment of Planning
Grading Permit
Chula Vista Depan-
Applicant/Biological ment of Planning
Grading Permit Consultant
Chula Vista Depart-
Applicant ment of Planning
Grading Permit
Chula Vista Depart-
A ppl icant/B i 0 log ical ment of PlannIng
Grading Permit Consultant
Chula Vista Depart-
A ppl icant/B io I 0 gica I ment of Planning
Grading Permit Consultant
3/-~'iV
Dale of
Complelion
Mjligaliull
Complt::lc.Dult:J
ilnd Verili~d
RANCHO DEL REY SPA III
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Responsible for
Task
Time Frame
Cultural Resources
Examine existing surface collec- Tentative Map
tion for Site SDi-960/ 961.
Applicant/Cultural
Resource Consultant
Perform a detailed grid-con- Tentative Map
trolled surface collection to
collect any artifacts remaining
on the surface site and collect
broken cobbles to evaluate
whether or not they are of hu-
man manufacture for Site SDi-
960/961.
Applicant/Cultural
Resource Consultant
Record surface disturbance and Tentative Map
document with mapping and
photographs for Site SDi-
960/961.
Applicant/Cultural
Resource Consultant
Investigate mirna mounds of Tentative Map
Site SDi-960/961 to see whether
the artifacts or broken cobbles
are incorporated into the
mounds, are found on the sur.
faces under the mounds, or are
absent from the mounds.
Appl icant/Cultural
Resource Consultant
Retain qualified geomorpholo- Tentativ~ Map
gist to examine Site SDi960/
961 to analyze the site setting,
age, and stratigraphic integrity
of the mima mounds.
Applicant/Cultural
Resource Consultant
Wash, catalogue, and analyze Tentative Map
collected material from Site
SDi-960/961.
Appl ic ant/Cultural
Resource Consultant
Analyze site SDi-9893 through Tentative Map
the excavation of 25 1x 1 meter
test units to determine how
much of the site would be exca-
vated, and excavate a total of
150 meters of backhoe trenches
to search for potential hearth
features.
Applicant/Cultural
Resource Consultant
31-~~"
Responsible for
Verification
Chula Vista Depart.
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Plaruling
Chula Vista Depart-
ment of Planning
Chula Vista Depan-
ment of Planning
Chula Vista Depart-
ment of Planning
Dale of
Complelion
Mitig~lIiOJl
Comph.=lc.l.)al....,:
and Verifi....J
RANCHO DEL REY SPA ill
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Time Frame
Cultural Resources (Continued)
Prepare reports detailing the Tentative Map
investigations of both sites and
submit to the City of Cbula
Vista, SDSU Clearing-house,
and The Museum of Man.
Transportation
Signalize Telegraph Canyon Final Map, Phase I
Road and Paseo Ladera.
Open south leg of East H Final Map, Phase I
Street!East Business Park Road
intersection where Phase I traf-
fic is assumed to enter and exit.
Construct Paseo Ranchero be- Final Map, Phase 2
tween H Street and Telegraph
Canyon Road.
Extend ] Street to provide a Final Map, Phase 2
through two-lane road between
Paseo del Rey and Paseo Ran-
chero.
Place stop sign controls on Final Map, Phase 2
Paseo Ladera at East ] Street,
East J Street at Paseo Ranchero,
and Paseo Ranchero at Tele-
graph Canyon Road.
Signalize Telegraph Canyon and Final Map, Phase 3
Paseo Ranchero.
Complaince with ECVTPP for Final Map, all phases
current and future updates to
maintain acceptable levels of
service on all affected intersec-
tions and roadway segments.
Responsible for
Task
Applicant/Cultural
Resource Consultant
Applicant
Applicant
Applicant
Applicant
Applicant
Applicant
Applicant
3/-.2'0
Responsible for
Verification
Chuta Vista Depart.
ment of Plaruling
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista DepaTl-
ment Planning
Chula Vista DepaTl.
ment of Planning
Chula Vista Depart-
ment Planning
Chula Vista Depart.
ment Planning/City
Traffic Engineer
Date of
Complelion
Mitigation
COlllpkll',Oalnl
and V~rilil.'J
RANCHO DEL REY SPA III
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Responsible for
Task
Responsible for
Verification
Time Frame
Parks. Recreation and Open
Space
Provide a detailed concept plan Tentative Map
for proposed park.
Applicant
Chula Vista Depart-
ment of Parks and
Recreation and Parks
and Recreation Com-
mission
Design 4:1 slopes or less for Tentative Map
park.
Applicant
Chula Vista Depart-
ment of Parks and
Recreation
Enter in an agreement with the Tentative Map
Sweetwater Union High School
District and the City of Chula
Vista to insure public access to
the recreational amenities of the
proposed junior high school
which would include soccer
fields, basketball courts, and
tennis courts.
Applicant
Chula Vista Depart-
mem of Parks and
Recreation
Provide funding for the differ- Tentative Map Applicant Chula Vista Depart-
coce in cost between facilities ment of Parks and
built to school standards and Recreation
facilities built to City standards.
Design and construct recrea- Tentative Map Applicant Chula Vista Depart-
lional facilities to City of Chula ment of Parks and
Vista standards and in consul- Recreation
tation with City staff.
Design park so that it would not Tentative Map Applicant Chula Vista Depart-
be isolated with only backs of ment of Parks and
buildings facing onto the park. Recreation
Design park to provide adequate Tentative Map Applicant Chula Vista Depart-
visibility from East I Street ment of Parks and
Recreation
Provide access to the school Tentative Map Applicant
parking lot for overflow parking Chula Vista Deparl-
from park, ment of Parks and
Recreation
3/- ~91
Dale of
Completion
Miligilliull
CUll1pll..:lc.l);IIl.'~!
;lIld Vcrifil..:d
RANCHO DEL REY SPA III
MITIGATION AND MONITORING PROGRAM
(Continued)
Task
Time Frame
Services and Utilities
Provide a water service letter Building Pennit
from the Otay Water District
which includes a construction
schedule of reservoir, mains,
and hydrants to be included on
the project.
Design and implement a pro- Building Permit
jecl-wide water conseIVation
program through the use of
infrastructure that minimizes
water use.
Review project-related projected Building Permit
sewage flows and volumes for
compliance with Ciry Engin-
eering Standards.
Hire 4.6 additional police per- Occupancy Pennit
sonne!.
Hire one Fire Inspector. Building Permit
Participate in Mello RODS Com- Tentative Map
munity Facilities Districts estab-
lished by the Chula Vista City
School District and the Sweet-
water Union High
Responsible for
Task
Applicant
Applicant
Applicant
City of Chula Vista
Police Department
Chula Vista Fire Pre-
vention Bureau
Applicant
Responsible for
Verification
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Engineering
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
Chula Vista Depart-
ment of Planning
31- ~9~
Date of
Completion
Mitigation
CompJ~tl.:.Uall'll
and Verilil.:d
" ,
.~
RANCHO DEL REY SPA II and SPA III
AIR QUALITY IMPROVEMENT PLAN
SUBMITTAL DRAFT
January 28, 1991
Revision #1 (4/25/91)
Prepared for:
Rancho del Rey Partnership
2727 Hoover Avenue
National City, CA 92050
Prepared by;
CINTI & ASSOCIATES
1133 Columbia street #201
San Diego, CA 92101
(619) 239-1815
31- ~f'3
"
Table of Contents
Paqe
I.. EXECtJTIVE SUMJ.1ARY.................................................................. 1
II.. INTRODUC'rION.. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. 3
A. Purpose
B. Planning Context
C. Goals
D. Approach
E. Roles and Responsibilities
III. AIR QUALITY LEGISLATION AND PLANS................. 8
A. Background
B. Air Quality Plan Requirements
C. Transportation Control Measures
D. Indirect Source Regulations
E. Other Planning Programs Affecting Air Quality
IV. AIR QUALITY IMPACTS............................... 15
A. Existing Climate/Air Quality Conditions
B. Project Air Quality Impacts
V. AIR QUALITY MITIGATION MEASURES................... 24
VI. MONITORING/CONCLUSIONS............................ 26
VII. REFERENCES............................................................................... 27
i
3/- ~,.y
"
X. EXECUTXVE SUMMARY
The purpose of this Air Quality Improvement Plan is to respond to
the Growth Management Policies of the City of Chula Vista. The
most significant air quality improvement measures are those
policies and regulations established at the broadest geographic
level, ie. state and Federal. However, there are measures that can
be applied on a City or project level which can have a positive
impact. This report presents an overview of these issues, and
offers the following improvement measures which are to be imple-
mented at the local level.
1. Pedestrian and Bicvcle Paths: The Specific Plan, and
subsequent SPA Plans, adopted by the City have emphasized the
use of an extensive trail system, connecting activity centers,
to enable non-vehicular travel. There has also been a
suggestion that programs to encourage pedestrian and bicycle
travel could be applied, such as reduced parking availability
at retail centers. These concepts would require City-wide
debate to fully appreciate competing goals, and are not
applicable at the project level.
2. Jobs/Housinq Balance: The Specific Plan adopted by the City
has included job opportunities within this community. While
intensification of the Business Center could meet some local
opposition, the implementation of this employment base should
be encouraged to facilitate local employment opportunities.
3. Access To Reqional Svstems: The LOS requirements applied to
Rancho del Rey will encourage free-flow travel, which reduces
air emissions. However, there are those who argue that
transit use is actually enhanced by congestion. These
competing approaches to air quality improvements needs to be
reviewed as City-wide policy to determine the appropriate
balance.
4. Transit Access: The project circulation will improve routes
for transit, especially by connecting Telegraph canyon Road
to East "H" Street via Pas eo Ranchero. Transit stops can be
incorporated where desired at key intersections without
significant plan modification. The Specialty Housing Area,
envisioned for senior housing, is especially well suited for
transit stops and includes an extensive trail access system.
5. Educational Proqrams: The developer will participate in an
educational program for residents of Rancho del Rey. This
program could also be coordinated as part of a larger city-
wide program to inform residents of the services and alterna-
tive transportation options available to them.
(04/25/91)
1
3/- ;;'5
..
6. Park-and-Ride Facilities: The potential for providing a Park-
and-Ride facility in proximity to the project exists. Cal
trans currently has a site in Terra Nova. However, the vacant
city owned parcels, at Terra Nova at East "HI! street and Paseo
Ranchero at East "H" Street, are in the preferable A.M. west
bound location. Such a Park-and-Ride facility could also
provide a staging area for carpools, vanpools, and transit
vehicles.
7. Local and Reaional Air Qualitv Reaulations: A new Air Quality
Plan will supersede the 1982 SIP. This plan, which is
projected for adoption prior to the implementation of SPA III
development, will include increased standards and regulatory
measures to mitigate this as well as other anticipated growth
in the San Diego Air Basin. Rancho del Rey will be subject
to compliance with these regulations and mitigation measures
as they evolve.
8. Develooment Monitorina: The Design Review process provides
a point for monitoring the inclusion of on-site transit stops
and trail linkages. In addition, this development will be
subject to the ongoing monitoring programs inherent in the
City's Transportation Phasing Plan and Growth Management
Program.
These local mitigation measures might have a minimal impact on Air
Quality in quantifiable terms, but their enhancement of future
transit options and public awareness should have a greater long
term public benefit.
(04/25/91)
2
3/- ~'"
"
:I:I. :IJlTRODUCT:ION
A. Purpose
The purpose of this Air Quality Improvement Plan for the
Rancho del Rey SPA II and SPA III projects is to respond to
the Growth Management Policies of the City of Chula Vista.
As described below, these policies are the culmination of a
long term, comprehensive planning process.
The City of Chula Vista has looked comprehensively at issues
dealing with development and the additional impacts it places
on public facilities and services. The approval of the
Threshold Ordinance and the General Plan update were the first
steps in the overall process of addressing growth related
issues. The second step in this process was the development
and adoption of the Growth Management Element which set the
stage for the creation of the Growth Management Program.
The Growth Management Program is the final component in the
ci ty' s effort to create a comprehensive system to manage
future growth. This program implements the Growth Management
Element of the General Plan and establishes an orderly process
to carry out the development policies of the City. It directs
and coordinates future growth patterns and rates to guarantee
the timely provision of public facilities and services. The
primary area of focus of the Growth Management Program is east
of 1-805 where most of the remaining vacant land is located,
including the project sites.
B. Planning Context
The planning context for this air quality plan ranges from
state-wide and regional considerations to local planning
requirements. SANDAG'S draft Quality of Life Standards and
Objectives, prepared by the Regional Growth Management
Technical Committee, consist of eight factors including air
quality and water, sewage disposal, sensitive lands protec-
tion, solid waste management, toxic and hazardous waste
management, transportation system management, and housing.
These regional standards and objectives are based on State
and Federal law and at a minimum, must be carried out on a
regional level by agencies such as APCD, Regional Water
Quality Control Board, County Water Authority, etc. The
strategies to be included in the Regional Growth Management
Strategy are of necessity long term in nature and will involve
every city and special district in this county.
At the local level, cities and special districts must carry
out their fair-share responsibilities within a day-to-day
(04/25/91)
3
3,-0l'fr
decision making framework to ensure attainment of the regional
standards and objectives. Many of the regional standards and
objectives that will involve Chula vista and other cities are
the provisions of the California Clean Air Act and the San
Diego County Water Authority (SDCWA) water availability
standards addressing supply, storage, conservation and
reclamation. Chula vista is actively participating, through
the growth management program and other efforts, in the
regional endeavor to establish effective long term regional
strategies to implement the air quality and water standards
and objectives.
The SANDAG Quality of Life Standards and Objectives regard-
ing air quality, transportation system management (TSM) and
transportation demand management (TDM) incorporate Federal
and State Air Quality Standards. The California Air Resour-
ces Board (ARB) has classified the San Diego region as having
a severe air pollution problem because the region will not
comply with State standards until some time after 1997.
According to the San Diego Air Pollution Control District
(APCD), the major sources of air pollutants in the region are
motor vehicles and pollution blown in from Los Angeles. Given
this situation, local air quality improvement efforts are
focused on transportation issues. To address air quality
problems related to transportation, level of service standards
for arterials, highways and transit are being developed, as
are goals for reducing solo auto trips.
Actions necessary to achieve state and federal clean air
standards, and TSM and TDM objectives include:
· reducing solo auto trips by carpooling and using transit
· promoting telecommuting and staggered work schedules
· improving transit service
· building additional high occupancy vehicle lanes
· coordinating traffic signals and implementing other
circulation system improvements
· reducing trip lengths through jobs/housing balance, mixed
use development and focusing development near transit
stations
The regional plans required by State law are now being
prepared by SANDAG and the APCD. Although the areas of focus
are well known, specific guidelines and standards are not
currently available. Thus a direct comparison or evaluation
of the measures included in this plan with the regional
standards cannot be made at this time. However, because of
the residential nature of these projects and the transporta-
tion focus of the specific measures expected to be adopted in
the regional plan, project level consistency is very likely
(04/25/91)
4
3 /- ~'1g
.'
(i.e., specific requirements for residential projects are
expected to be minimal). The following chapter will more
fully detail the basis for this conclusion.
At the local level, within Chula Vista, there is no local air
quality plan. However, the City Council is in the process of
implementing the Growth Management Program which requires Air
Quality Improvement Plans for major development projects (50
residential units or commercial/industrial projects with
equivalent air quality impacts). Because no local plan exists
or is in preparation, project compliance will need to be
measured against the requirements of the regional plan.
This report for the Rancho del Rey SPA II and SPA III projects
has been prepared to meet that policy requirement, in
anticipation of the adoption of the proposed Growth Management
Policy by the Chula vista City Council.
At the present time, no guidelines for such plans have been
adopted. As the initial project report, this plan is the
first effort to implement the proposed policy and may serve
as an example/guideline for future project reports. It also
represents the first effort to implement the proposed growth
management policies of the City of Chula vista.
C. Goals
The following are goals of the SPA II and SPA III Air Quality
Improvement Plan:
1. To minimize air quality impacts during and after
construction of the SPA II and SPA III projects.
2. To comply with the air quality standards and policies of
the city of Chula vista and San Diego County APCD.
3. To create a framework for the design and implementation
of air quality mitigation measures in these residential
development projects.
4. To be economically efficient and cost effective.
D. Approach
~he approach to air quality mitigation outlined in this plan
1S focused on the strategies and measures available to
residential development projects. As will be described in
the next chapter, few transportation/air quality improvements
measures in the State and regional plans are addressed to
these projects. The majority address transportation system
efficiency, alternative transportation modes, heavy vehicle
(04/25/91)
5
31-.J.'1~
.'
restrictions, and increased vehicle occupancy. None of these
are directly influenced or effected by residential develop-
ment. Some measures are available however, and these are
described and incorporated into the project as appropriate.
These include integration of land uses, construction of
facilities to support pUblic transportation, and the provision
of private group transportation where feasible. Efforts to
educate and increase awareness of the need to minimize air
quality impacts and the opportunities to do so, will be
directed toward future residents. The roles and responsibili-
ties of all affected parties are described in the following
section.
B. Roles and Responsibilities
In order for this plan to be effective, it is necessary to
clearly assign appropriate roles and responsibilities to all
of the participants in the development and occupancy phases
of the SPA II and SPA III projects. There are three primary
groups involved: developer/builders; government/service
agencies; and future residents. Each has an important role
to play, as described below.
1. Developer/Builders
The community developer, the Rancho del Rey Partnership, is
providing the basic planning, design, and management of this
program. community level transportation facilities, vehicu-
lar and non-vehicular, will be implemented by the master
developer.
Individual builders will construct homes according to the
standards set by the master developer (and the City) and will
be responsible for energy planning and management within their
own project. Builders will also be the primary communicators
with homebuyers. In this role, they will be responsible for
identifying the energy conservation features incorporated in
the project, and educating homebuyers regarding a continuing
conservation effort.
2. Propertv Owners/Residents
The long term success of the air quality mitigation effort
rests with residents who choose their own modes of transporta-
tion, driving habits and lifestyles. In the aggregate,
choices by residents affect the air quality in the region more
than any effort by the city or developer.
Generally, commercial and industrial are the land uses which
have significant opportunities to incorporate air quality/
transportation mitigation measures because of the concentrated
(04/25/91)
6
3/-3DO
number of automobile trips associated with them. The decision
to utilize public transit or non-vehicular transportation will
rest with future residents, influenced by the availability
and convenience of such facilities.
3. Government/Service Aqencies
The city of Chula Vista will review project plans and monitor
this plan. Because of its development approval role, the City
can effectively enforce transportation phasing and other
standards for new construction. Some local public transporta-
tion systems are operated under authority of the City, in
cooperation with regional operators. The City can also be a
source of on-going education and air quality awareness through
citizen communication programs.
The San Diego APCD will adopt regional air quality plans which
will implement measures to meet State and Federal standards.
Although these plans will focus primarily on transportation
issues, land use and indirect source guidelines will also be
included. State law prohibits the intrusion of the APCD on
the land use decision authority of the city, so it will be up
to the city to implement any such guidelines.
To a certain extent, the local school districts also have a
role to play based on the transportation they offer to
students. Bussing of students to school facilities, instead
of parent auto trips, can have beneficial effects in the same
way that using public transit for employment commuting reduces
total trips, improving air quality and traffic congestion.
(04/25/91)
7
3/-301
XXX. AXR QUALXTY LEGXSLATXON AND PLANS
A. Backqround
Based on air quality data from the regional air quality
monitoring network, the California Air Resources Board
classified San Diego county as a non-attainment area for the
State Ozone (03) and inhaleable particulate matter (PMIO) air
quality standards. In addition, the western portion of the
county was classified non-attainment for the State Nitrogen
Dioxide (NO;!) and Carbon Monoxide (CO) standards. The eastern
portion of the County is classified attainment for these
standards.
Ozone is the principal pollutant of concern in San Diego
County. Despite considerable reductions in ozone levels
during the past ten years, in 1988 San Diego County exceeded
the federal standard on 45 days and the state standard on 160
days. Pollution transported from the greater Los Angeles area
was responsible for two-thirds of the days over federal
standards and one-half the days over state standards. By
comparison, the state nitrogen dioxide standard was violated
in downtown San Diego on only one day each in 1988 and 1987.
In Escondido, there was also one violation in each of these
years.
Because violations of the CO and NO;! standards are marginal
compared to the significant 03 problem, the principal focus of
the regional air quality effort will directed toward reducing
reactive organic gases and oxides of nitrogen, which are ozone
precursors.
The ARB motor vehicle pollution control program will continue
to provide significant reactive hydrocarbon, oxides of
nitrogen, and CO reductions from motor vehicles. Transporta-
tion control measures will also reduce these emissions. Since
80% of the region's CO and 50% of the NO;! pollution is from
on-road motor vehicles, this combination of measures will
substantially contribute to attaining and maintaining these
two standards. While transportation control measures and
motor vehicle emission controls will be major elements in the
CO and NO;! control program, additional stationary source
control measures may be necessary to control oxides of
nitrogen.
B. Air Quality Plan Requirements
1. Involved Aqencies
The four agencies involved in the air quality planning process
are the Environmental Protection Agency (EPA), which is
(04/25/91)
8
31-.30~
responsible for the administration of the federal Clean Air
Act; the state Air Resources Board (ARB), which is responsible
for the implementation of the California Clean Air Act of
1988; the San Diego County Air Pollution Control District
(APCD), which is responsible for the development of the Air
Quality Plan mandated by the State Clean Air Act and for
regulating the emissions in the region; and SANDAG, which is
responsible for the preparation of the transportation control
measures component of the Air Quality Plan. The Plan is to
be consistent with the traffic congestion management and
regional growth management plans also being prepared by
SANDAG. Within this context of a long term strategy to be
carried out by the state and the APCD, Chula vista can also
do its fair share, although it does not have a formal role in
formulating the plan. state law does provide for the
delegation of administration of APCD Regulations to local
agencies if the following conditions are met:
· Measures adopted and implemented are as stringent as the
District's measures.
· The local agencies submitting an implementation plan have
sufficient resources and the District approves the plan.
· The District adopts procedures to audit local agency
performance to insure compliance. The District can
revoke the delegation for inadequate performance.
Any land use provisions of the adopted plan will ultimately
be the responsibility of the City as state law prohibits the
APCD from intruding in this area.
2. Air Qualitv Standards
Attainment of air quality standards is based on federal and
state law which establishes such standards, with the state
standards more strict than federal standards (see Table 1).
Given this situation, compliance with state law will generally
lead to conformance with federal law.
The California Clean Air Act of 1988 requires that each air
district develop and submit a plan by July 1991 Showing how
the district will achieve the mandated standards. In their
plans, the districts must consider all emission sources,
independent of transport into the air basin. Each district
not in attainment of the standards by 1994 must reduce non-
attainment pollutants or their precursors by an average of 5%
per year, beginning from the 1987 levels. The plan must also
demonstrate that improved air quality will be maintained after
attainment; thus, the plan must have provisions for continued
air quality improvement to accommodate growth. The plan must
(04/25/91)
9
31-,303
TABLE 1
AMBIENT AIR QUALITY STANDARDS
Pollutant Averaging California National
Time Standards Standards
Ozone 1 Hour 0.09 ppm 0.12 ppm
Carbon 8 Hour 9.0 ppm 9ppm
Monoxide 1 Hour 20 ppm 35 ppm
Annual 100~g/m3
Nitrogen Average -
Dioxide 1 Hour 0.25 ppm -
Annual 80 ~g/m3
-
Sulfur Average
Dioxide 24 Hour 0.05 ppm 0.14 ppm
1 Hour 0.25 ppm -
Suspended Annual Mean 30 ~g/m3 50 ~g/m3
Particulate
Ma tter
(PM 10) 24 Hour 5Ollg/m3 15Ollg/m3
Sulfates 24 Hour 25llg/m3 -
30 Day Average 1.5Ilg/m3 -
Lead Calendar - 1.51lg/m3
Quarter
Hldro~en 1 Hour 0.03 PPII1 -
ulfi e
Vinyl Chloride 24 Hour 0.010 ppm -
(chloroethene)
Visibility Visibility of 10 -
Reducing 1 Observation miles when
humidity is
.
Particles <70%.
(04/25/91)
10
.3 I - 301/
contain transportation control measures, transportation system
measures, and direct source regulations.
3. Mandated Measures
Because the San Diego region is classified "severe", specific
controls are required by state law. These are: the best
available retrofit control technology for existing sources;
a permitting program that mitigates emission increases from
all new and modified sources; reasonably available transporta-
tion control measures; indirect and area source control
measures; and, specifically, transportation control measures
to hold vehicle emissions constant after 1997 and achieve an
average commute-time ridership of 1.5 persons per vehicle by
1999, and measures to achieve use of a significant number of
low-emission vehicles by fleet-operators.
If the region cannot meet the 5% annual reduction standard,
then the next best level of reduction is to be achieved. The
Act authorizes the ARB to adjust the emission reduction target
for individual areas, if two legal conditions are met. First,
the Plan must include all feasible measures and the region
must be expeditiously implementing the Plan. Based on the
currently available data, the APCD believes that the 5% annual
reduction will not be met and thus the "all feasible measures"
standard will be applied.
C. Transportation Control Measures
In November 1990, the APCD Board adopted criteria for
developing a transportation control measures (TCM) plan. The
plan is being prepared by SANDAG according to the criteria of
APeD, and, once completed (first draft due in March 1991), the
plan will be implemented through district regulations and
transportation system improvements.
The TCM criteria addressed six major areas: transportation
demand management (reduction in number vehicle trips & heavy
duty vehicle restrictions); alternative transportation mode
capacity expansion (public transit, park and ride, high
occupancy vehicle facilities & bicycle/pedestrian facilities);
transportation system management (traffic signals & incident
management); land use (jobs/housing balance, mixed use
development & focused development); market based incentives
(fees & taxes); and, driving restrictions.
Regulations which will be proposed to meet these criteria
could include:
1. Ride sharing and van pool programs.
(04/25/91) 11
3/-,305
2. Employer subsidized transit ticket passes.
3. Flexible work schedules to accommodate ride sharing and .
transit.
4. Telecommuting and teleconferencing.
5. Parking incentives to support ride sharing.
6. Trip management education.
7. Limiting heavy duty truck traffic during peak commute
periods and reducing the number of trips through better
fleet management.
8. Measures to reduce trips to large facilities.
In addition, the Air Quality Plan will contain transportation
system measures to attempt to reduce motor vehicle pollution
utilizing some of the following measures:
1. Adding more high occupancy vehicle by pass ramps and
lanes.
2. Improving transit services.
3. Special bridge toll rates for drivers who ride share.
4. Increase bus fleets and upgrading of vehicles.
5. Development of long range policies supporting vehicle
trip reduction.
D. Indirect Source Regulations
A residential development is considered an indirect source in
that it generates/attracts motor vehicle trips, although the
homes themselves do not directly impact air quality. Because
all feasible measures will be required, indirect source
measures will be included in the Plan. The focus of these
provisions will be to reduce motor vehicle-related emissions,
although measures addressing aspects of development such as
improved energy conservation could be included. Key elements
for indirect source regulation would include the following:
1. New source review and approval prior to construction.
2. Determine if the project is consistent with the APeD Air
Quality Plan.
(04/25/91) 12
3/- 30 h
3. Analysis of the location, distance, time of day, vehicle
occupancy and mode split.
4. Assess the quantity of air pollution which could result
from the project.
5. Require the best available design to reduce trips,
maintain or improve traffic flow, reduce vehicle miles
traveled and implement appropriate transportation control
measures.
6. Define the means for monitoring results.
7. Issue a permit specifying air quality construction and
operating requirements to provide a basis for determining
on going compliance.
8. Incorporate energy conservation measures/opportunities
in new construction.
E. other Planning Programs Affecting Air Quality
As noted earlier, other planning programs are currently
underway which should be coordinated with the Air Quality
Plan. Currently, the city of Chula vista is participating in
the regional effort to implement the transportation demand
ordinance. City staff is evaluating the model transportation
demand ordinance prepared by SANDAG. The near term focus of
the regional transportation demand program will be on the
largest components of the principal traffic stream including
employment travel, college and university student travel, and
goods movement. The objectives for each of the larger traffic
components are as follows:
1. The objectives of the freeway traffic element policies
and programs shall lead to the achievement of a 1.4
average vehicle occupancy rate for all area freeways
during the principal travel period by the year 2000 and
a 1.5 average vehicle occupancy rate by the year 2010.
2. The objectives of the employment traffic element policies
and programs shall lead to the achievement of a 50% drive
alone ratio for region wide employment traffic during the
principal travel period by the year 2000 and 40% drive
along ratio by the year 2010.
3. The objectives of the college and university traffic
element policies and programs shall lead to the achieve-
ment of a 50% student drive along ratio by the year 2000;
and a 40% student drive along ratio by the year 2010.
(04/25/91) 13
at ~ 30 r
4. The objective of the goods movement traffic element
policies and programs shall lead to the achievement of
a 25% reduction in goods movement traffic during the
principle travel period by the year 2000; and a 35%
reduction by the 2010.
violation of the transportation demand management ordinance
as currently proposed may constitute a violation of the
Regional Air Quality Plan.
The basic requirements of the transportation demand management
ordinance will be to require employers to prepare plans to
carry out the objectives of the program and to file annual
reports showing the degree of compliance with said standards.
In addition, each college and university will develop,
implement and promote student commute alternatives in order
to achieve the regional college university student drive along
targets.
Finally, with respect to the goods movement/trucking traffic
element, each business providing goods movement/traffic
trucking services shall develop, implement and promote a non-
peak period delivery program as well as other measures to
further reduce truck traffic during the principal travel
period which is to defined as between 6:30 a.m. to 8:30 a.m.
through 1995 after which time it shall be 6:00 a.m. to 9:00
a.m.
(04/25/91)
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3/- ~o 8
:IV. A:IR QOAL:ITY :IMPACTS
This chapter discusses the Air Quality Impacts associated with the
Rancho del Rey SPA II and SPA III projects. This type of analysis
is typically included in the Environmental Impact Report (EIR)
prepared for each project. This discussion is based on information
provided in the Supplemental EIR for SPA III prepared by P&D
Technologies and is also applicable to SPA II. The Air Quality
topic was not required to be addressed in the Supplemental EIR for
SPA II. This indicates that the Initial Study for SPA II, prepared
by the City, determined that no significant air quality impacts
would be associated with the project.
A. Existing Climate/Air Quality Conditions
The climate of the Chula vista area, as with all of Southern
California, is controlled largely by the strength and position
of the subtropical high pressure cell over the Pacific Ocean.
It maintains moderate temperatures and lower humidities, and
limits precipitation to a few storms during the winter "wet"
season. Temperatures are normally mild with rare extremes
above 100 degrees Fahrenheit (F) or below freezing. The
annual mean temperature is 62 degrees F.
winds in the City of Chula Vista are almost always driven by
the dominant land/sea breeze circulation system. Regional
wind patterns are dominated by daytime on-shore sea breezes
up to 20 miles per hour with an average of 7 miles per hour.
At night, the wind generally slows and reverses direction,
traveling towards the sea. Wind direction is altered by local
canyons, with winds tending to flow parallel to the canyons.
Chula vista is dominated by the coastal type climate with a
significant amount of oceanic influence on relative humidity.
The relative humidity ranges from 40 percent to 80 percent in
the winter and 30 to 60 percent in the summer. There is an
average of 250 clear (not overcast) days a year.
The on-shore flow of air provides the driving mechanism for
both air pollution transport and dispersion. The winds
described above control the horizontal transport in the
region. The interior valleys of San Diego County also have
numerous temperature inversions that control the vertical
extent through which pollutants can be mixed. When the on-
shore flow of cool, marine air undercuts a large dome of warm,
sinking air within the oceanic high pressure area, it forms
a marine/subsidence inversion. These inversions allow for
good local mixing, but act like a giant lid over the larger
area. As air moves inland, sources add pollution from below
without any dilution from above. The boundary between the
cool air near the surface and the warm air aloft is a zone
(04/25/91)
15
.3 I - 309
v
where air pollutants become concentrated. As the air moves
inland and meets elevated terrain, inland foothill communities
such as Alpine are exposed to many of the trapped pollutants
within this most polluted part of the inversion layer.
A second inversion type forms when cool air drifts into lower
valleys at night and pools on the valley floor. These
radiation inversions are strongest in winter when nights are
longest and air is coldest. They may lead to stagnation of
ground-level pollution sources such as automobile exhaust near
freeways or major parking facilities.
The proposed project is located in the San Diego Air Basin
and, jurisdictionally, is the responsibility of the San Diego
Air Pollution Control District (SOAPCO) and the California Air
Resources Board (ARB). The SOAPCD sets and enforces regula-
tions for stationary sources in the basin. The ARB is charged
with controlling motor vehicle emissions.
The SDAPCD, in coordination with the San Diego Association of
Governments (SANOAG), has developed and updated the "1982
State Implementation Plan Revision for the San Diego Air
Basin" (SIP). The 1982 plan had the goal of aChieving
healthful levels of air quality by 1987, mandated by state and
federal laws; however, with the passage in time of the 1987
attainment deadline, a call for a new post-1987 SIP has been
issued by the Environmental Protection Agency. Included in
the SIP plan are new stationary and mobile source controls;
carpooling, vanpooling, and other ride-sharing programs; and
energy conservation measures. The air plan is designed to
accommodate a moderate amount of new development and growth
throughout the basin. This air quality planning document is
based on SANOAG's adopted Series V regional growth forecasts.
The document is being revised using the Series VII regional
growth forecasts and to meet the requirements of the State
Clean Air Act, as described in the previous chapter.
To assess the air quality impact of the proposed project, that
impact, together with the baseline air quality levels, must
be compared to the Ambient Air Quality Standards (AAQS).
These standards are the levels of air quality considered safe,
to protect the public health and welfare.
The Clean Air Act Amendment of 1970 first established national
AAQS. States retained the option to adopt more stringent
standards or to include other pollution categories. Because
California already had standards in existence prior to 1970
and because of unique meteorological problems in California,
there is considerable diversity between state and federal
clean air standards. The standards currently in effect in
California are shown in Table 1.
(04/25/91)
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.31-~/O
I
Air quality at any site is dependent on the regional air
quality and local pollutant sources. Regional air quality is
determined by the release of pollutants throughout the air
basin. Within the San Diego Air Basin, it has been calculated
that mobile sources are the major source of regional emissions
and are responsible for approximately 73 percent of the smog
emissions in San Diego County ("Climate and Smog in San Diego
County", SDAPCD).
The air monitoring station closest to the project sites,
operated by the SDAPCD, is on H Street in Chula Vista. The
data collected at this station is considered to be representa-
tive of the air quality experienced in the vicinity of the
projects. Air quality data for 1983 through 1988 for the
Chula vista station is provided in Table 2.
The air quality data indicate that ozone is the air pollutant
of primary concern in the project area. Ozone is a secondary
pollutant; it is not directly emitted. Ozone is the result
of the chemical reactions of other pollutants, most important-
ly hydrocarbons and nitrogen dioxide, in the presence of
bright sunlight. Pollutants emitted from morning rush hour
traffic react to produce the oxidant concentrations experien-
ced in Chula Vista. Ozone is the primary component of the
photochemical oxidants and it takes several hours for the
photochemical process to yield ozone levels which exceed the
standard. All areas of the San Diego County Air Basin
contribute to the ozone levels experienced at Chula Vista,
with the more significant areas being those directly upwind.
The ozone levels at Chula vista have not significantly
increased or decreased over the last six years. On occasion
the wind and weather patterns are such that oxidants produced
in Los Angeles County are blown southward contributing to the
smog level readings in San Diego County.
Particulate matter (PMIO) refers to suspended particulates
which are respirable. PM10 levels in the area are due to
natural sources, grading operations, and motor vehicles. The
federal standards for particulates have not been exceeded at
the Chula vista station since before 1982.
The carbon monoxide standards have not been exceeded over the
past several years, although no clear trend in maximum carbon
monoxide concentrations is evident. Carbon monoxide is
generally considered to be a local pollutant. That is, carbon
monoxide is directly emitted from several sources (most
notably motor vehicles), and the highest concentrations
experienced are directly adjacent to the source.
(04/25/91)
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~
Table 2
Air Quality Levels Measured at Chula vista
Ambient Air Monitoring station 1983-88
Max. Days Fed. Std.
Pollutant CA Std. Fed. Std. Year Level Exceeded
Ozone 0.1 ppm* 0.12 ppm 1983 0.21 6
for 1 hr. for 1 hr. 1984 0.15 4
1985 0.20 4
1986 0.14 2
1987 0.16 2
1988 0.22 4
Suspended 50 "g/m3 150 "g/m3 1983 103 0
Particulate for 24 hr for 24 hr 1984 88 0
1985 96 0
1986 119 0
1987 100 0
1988 109 0
CO 9 ppm 9 ppm 1983 9 0
for 8 hr for 8 hr 1984 7 0
1985 7 0
1986 7 0
1987 7 0
1988 8 0
N02 0.25 ppm 0.05 ppm 1983 .18 0
for 1 hr annual avg. 1984 .20 0
1985 .16 0
1986 .14 0
1987 .15 0
1988 .21 0
*ppm = parts per million
Source: P&D Technologies (1990)
(04/25/91)
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3 I - 3/2
A
Lead and sulfur oxide levels are also well below state and
federal standards. Sulfur oxide levels are not exceeded
anywhere in the San Diego Air Basin, primarily because of the
lack of major industrial sources. Due to the introduction and
increased usage of unleaded gasoline, lead concentrations are
now well below the federal and state standards throughout the
basin.
B. Project Air Quality Xmpacts
The development of the SPA II Project would generate approxi-
mately 5,670 daily automobile trips while the SPA III project
would generate approximately 11,405 daily trips. These trips
would result in increased air emissions on new and existing
roadways. Institutional facilities such as schools could also
increase project related emissions. Short-term emissions from
construction activities would generate dust and diesel
emissions resulting in short-term emissions impacts.
1. Construction Impacts
Soil disturbance to prepare the project site would generate
fugitive dust during the construction phase. Soil dust is
typically chemically inert and much of the dust is comprised
of large particles that are readily filtered by human
breathing passages and also settle out on nearby surfaces.
It comprises more of a potential soiling nuisance than an
adverse air quality impact.
Construction activities for large development projects are
estimated by the U.S. Environmental Protection Agency to add
1. 2 tons of fugi ti ve dust per acre of soil per month of
activity. If water or other soil stabilizers are used to
control dust, the emissions can be reduced by up to 50
percent. However, fugitive dust control using water must be
balanced against the need to conserve water resources.
CUrrently, water conservation has taken priority. While there
would be project related dust emission levels during construc-
tion, the air quality impact would be minimal.
In addition to fugitive dust, construction activities would
also cause combustion emissions to be released from on-site
construction equipment and from off-site vehicles hauling
materials. Heavy duty equipment emissions are difficult to
quantify because of day-to-day variability in construction
activities and equipment used. Typical emission rates for a
diesel powered scraper are provided in Table 3, and were
obtained from the San Dieqo Air Qualitv Manaqement Division
Air Qualitv Handbook (April 1987). A diesel powered scraper
is the most common equipment used for grading operations.
(04/25/91)
19
31 - 3/~
.'
Table 3
Emission Rates for Grading scraper
POLLUTANT
EMISSION RATE (Grams/8 Hr.l
Carbon monoxide
Nitrogen oxides
Hydrocarbons
Sulfur oxides
Particulates
5,280
22,560
2,272
1,680
1,472
The emission rates above are provided in grams per 8-hour day.
To provide a regional perspective of construction emissions
generated by projects, the projected emissions for San Diego
County (Year 2000) have been provided for comparison. These
emissions are based on construction of planned land uses and
regional transportation facilities consistent with the input
data for the forthcoming Air Quality Plan, and are given in
units of tons/day (Table 4). [909,091 grams = 1 ton)
2. Mobile Source Impacts
Impacts to air quality result primarily from automobile
emissions. The proposed project would result in an increase
in air emissions. If future development has been anticipated
in the 1982 SIP then air quality impacts are considered
mitigated by adherence to the measures as outlined in the SIP.
The proposed projects are consistent with SANDAG Series VII
projections, while the 1982 SIP is based on Series V projec-
tions. Typically, Series VII projections are higher than
Series V. Adherence to the policies and measures in the 1982
SIP may result in some residual impacts as not all growth has
been anticipated. However, the air quality planning process
now underway utilizes the Series VII projections and will
result in a new Air Quality Plan that will supersede the 1982
SIP. with adoption of the new plan, the projects will be in
conformance with the regional air quality plan. This plan
will include increased standards and regulatory measures based
on the anticipated growth. Because the new plan includes the
projects in its baseline information, project impacts would
no longer be considered significant.
Although not included in the EIR analysis, project air quality
impacts can be estimated. Emissions associated with the SPA
II and SPA III are presented in Table 5. The figures can be
compared with the regional daily totals provided in Table 4
earlier. The calculation is utilizes per dwelling unit
factors from Guidelines for the Preparation of Air Oualitv
(04/25/91)
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31,gJY
"
Table ..
San Oi.qo Air Basin Emission Inventory SUDIIIlary
(tons/day)
(Preliminary Data)
SOURCES 1987 2000
Reactive Orqanic Gases (ROG)
Solvent Use 73.81 (27%) 106.63 (43%)
Other stationary Sources 27.54 (10%) 36.23 (15%)
Lt. Duty Passenger Vehicles 107.10 (39%) 49.38 (20%)
Other On-road Vehicles 47.98 (18%) 29.86 (12%)
Other Mobile Sources 18.07 ( 6%) 24.70 (10%)
Total ROG 274.50 246.80
Oxides of Nitroqen NOx
All Stationary Sources 36.47 (15%) 55.97 (22%)
Lt. Duty Passenger Vehicles 76.52 (31%) 41.49 (16%)
Other On-road Vehicles 65.50 (26%) 64.92 (25%)
Ships 51. 98 (21%) 71.42 (28%)
Other Mobile Sources 18.08 (7%) 24.15 (9%)
TOTAL NO" 248.55 257.94
Carbon Monoxide (CO)
Fuel Combustion 46.03 (3%) 60.25 (6%)
Other Stationary Sources 10.52 (1%) 13.22 (1%)
Lt. Duty Passenger Vehicles 870.33 (61%) 519.66 (51%)
Other On-road Vehicles 402.64 (28%) 290.94 (29%)
Other Mobile Sources 97.08 (7%) 134.29 (9%)
TOTAL CO 1,426.60 1,018.37
Nitroqen Dioxide CN021
Fuel Combustion 42.16 (17%) 63.55 (25%)
Other Stationary Sources 1. 50 (1%) 2.00 (1%)
Lt. Duty Passenger Vehicles 70.63 (29%) 38.43 (15%)
Other On-road Vehicles 57.30 (24%) 56.11 (22%)
Ships 52.83 (22%) 72.59 (28%)
Other Mobile Sources 17.59 (7%) 23.47 (9%)
Total N02 242.01 256.15
(04/25/91)
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3 I - 3/05
.'
.
Impact Analvses (October 1989) adopted by the Ventura County
APeD.
Ta!:lle 5
Estimated Project Emissions
(Year 2000)
Residential Units
Emission Rate
(lbs./day)*
ROC* * NO
x
Emissions
NO
x
Project
ROC**
SPA II
567 du SFD
0.180
0.188
102 lbs. 107 lbs.
SPA III
792 du SFD 0.180
588 du Retirement 0.094
0.188
0.066
143 lbs. 149 lbs.
55 lbs. 39 lbs.
300 lbs. 295 lbs.
TOTALS
*Emissions from vehicular and non-vehicular sources associated with
residential land uses.
**Reactive Qrganic ~ompounds
Localized air quality impacts can also result from vehicle
emissions. The volume of carbon monoxide released when a
large volume of slow moving vehicles are contained in one
small area can create air pollution "hot spots". Often such
"hot spots" can occur when intersection congestion is LOS D
or below. If traffic on East "H" Street deteriorates to these
levels, potentially significant "hot spots" could result.
3. On-Site Impacts
Emissions from residential activity including painting,
household cleaning, fumigation, gasoline powered lawnmowers,
chemicals associated with swimming pools, wood burning
fireplaces and barbecues, while not considered significant,
would have a cumulative impact on regional air quality.
Emissions from the Junior High School site including the use
of gasoline powered lawnmowers, chemicals associated with
maintenance activities and classroom activities are not
considered significant on a project level, but could have
cumulative impacts on regional air quality. Within the South
Coast Air Basin (Los Angeles area), regulations to prohibit
or restrict these types of air impacts are being adopted. If
similar regulations are adopted in the San Diego region, the
(04/25/91)
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3/-3JI.
.
.
SOAPeD (or its designee) will enforce compliance, including
the subject projects.
(04/25/91)
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31-3/?-
.
.
V. AXR QUALXTY MXTXGATXON MEASURES
The primary route to air quality mitigation and reduction of
project impacts to an insignificant level is conformance to the
adopted regional air quality plan. As discussed, the new Air
Quality Plan is now being prepared but specifics are unknown at
this time. To decrease project level emissions, the City of Chula
Vista will adhere to recommendations made by the 1982 SIP and the
forthcoming San Diego Air Quality Plan regarding local participa-
tion in air emission reduction measures.
As is evident from the preceding discussion, the focus of local
air quality improvement measures are local sources (industrial
uses) and transportation behavior. The SPA II and SPA III
projects, as residential developments, are not direct sources.
Thus the project approach is to provide alternative transportation
routes, and in some cases facilities, and encourage and/or educate
residents to use them. Measures currently incorporated in the
project to decrease project-related emissions include:
· The project facilitates the use of alternative transportation
modes by promoting non-vehicular transit usage by project
residents by providing bicycle and pedestrian trails connect-
ing to all local activity centers (e.g., schools, parks,
etc.). All levels of schools (elementary to community
college) are within or adjacent to the Rancho del Rey
Community. A city library, a YMCA, two day care/church
facilities, and a full range of public parks are included
wi thin the community to minimize travel distance and encourage
non-vehicular modes. Community commercial centers are located
within walking distance to the east and west of Rancho del Rey
on East "H" street.
· The land use plan for Rancho del Rey also includes a signifi-
cant business center to potentially reduce commute distances
and maintain an appropriate jobs/housing balance.
· The location of the development projects is in close proximity
to existing major transportation facilities: East "H" street
and 1-805. Both are essentially in-fill projects, utilizing
land which can be most efficiently served by existing
infrastructure, including public and private transportation
(as opposed to "fringe" development which requires extensions
of facilities and does not have support services/land uses in
place).
· The project area is bisected by East "H" Street which is
expected to become a significant public transit corridor. The
business center and other uses fronting this corridor will
make provision for transit stops (bus turnouts, shelters,
etc.) The seniors project may also provide a private transit
(04/25/91)
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31 - at 'I
.
.
service (mini-bus, etc.) for the convenience of residents of
the retirement community.
· To avoid creation of air pollution "hot spots" at intersec-
tions, transportation phasing measures included in the Growth
Management Plan will be implemented to reduce potentially
significant impacts to air quality. Maintaining the LOS to
C or better will minimize the number of idling cars that are
releasing carbon monoxide into the air. The projects will be
required to comply with the threshold standards adopted by
the City which will maintain acceptable traffic flow. Fee
contributions by the projects will also help fund transporta-
tion system management improvements (signal synchronization,
etc.) planned by the City and funded through development
impact fees.
· To minimize air quality impacts from energy generation plants,
the project will incorporate energy conservation measures as
required by the State. Measures associated with reducing
energy for hot water heating will also contribute to water
conservation efforts.
· As a component of the project water conservation program, an
on-going program of homeowner education/assistance will be
provided by the master developer (or designee). This program
can be expanded to include air quality issues; to provide
education and information to new homeowners who may be
receptive to changing their habits in conjunction with their
move to a new environment.
· In addition, should new or more definitive measures be adopted
for residential development projects, either as a component
of the new regional Air Quality Plan or local regulations,
these measures will be incorporated into the projects.
Because air quality is an issue which can be effectively
addressed only on a regional (air basin) basis, the most
effective approach will be for each and every project to
implement the Air Quality Plan. The Master Developer of SPA
II and SPA III is committed to implementing this Plan in both
projects and expects such provisions to be fully implemented
and/or enforced by the city of Chula Vista.
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.. .
VI. MONITORING/CONCLUSION
A. Monitorinq
To assure compliance with project mitigation measures, City
staff will require compliance with the forthcoming San Diego
Air Quality Plan. The City General Plan also includes
policies encouraging adherence to these measures. Prior to
or as a condition of approval of the tentative map, the
project design plan would be reviewed by the City Planning
Department to insure that there are adequate bicycle faciliti-
es on-site, and that area(s) to accommodate mass transit
vehicles are reserved.
Transportation control systems and development/transportation
improvement phasing is also controlled by the City of Chula
Vista through the forthcoming Growth Management Plan. These
measures will address the potential impacts associated with
congested traffic on East "H" Street. The mitigation measures
included in the Transportation Phasing Plan will be imple-
mented before issuance of the occupancy permit per the Public
Facilities Finance Plan.
B. Conclusion/Analysis of Significance
Development of the projects will result in increased traffic
on new and existing roadways and additional air emissions.
Fugitive dust released from construction a short-term nuisance
and would not constitute a significant impact. The develop-
ment of the proposed project is consistent with SANDAG Series
VII projections and not the Series V projections associated
with the 1982 SIP which is considered a significant impact.
The SIP revision, which are currently being initiated using
Series VII projections and which is due by July 1, 1991, will
be completed and adopted prior to build-out. Both projects
will be in compliance with the provisions of the new Air
Quality Plan and impacts are expected to be minimized.
Compliance with the air quality plan would define project
impacts as less than significant.
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I
\ ... .
VII. RBFERENCES
California Air Resources Board; Answers to Commonly Asked Oues-
tions About the California Clean Air Act's Attainment Plannina
Reauirements (CCAA Guidance Paper #11; August 1989.
California Air Resources Board; California Clean Air Act Trans-
portation Reauirements Guidance (CCAA Guidance Paper #21;
February 1990.
California Air Resources Board; Executive Summarv - California
Clean Air Act Guidance on the Development of Indirect Source
Control proarams; July 1990.
cinti & Associates; Draft SPA Plan Rancho del Rey SPA II;
November 1988.
cinti & Associates; Draft SPA Plan Rancho del Rey SPA III; August
1990.
P&D Technologies; Final Supplemental EIR Rancho del Rey SPA III;
November 1990.
SANDAG; 1991 Air Ouality Plan Development Process (Aaenda Report
R-741; September 28, 1990.
SANDAG; Air Ouality/Transportation Control Measure criteria
(Aaenda Report R-921; November 16, 1990.
SANDAG; Reaional Ouality of Life Factors. Standards and Obiec-
tives (Aaenda Report RB-191; November 16, 1990.
San Diego County Air Pollution Control District; Memorandum:
Transportation Control Measure Criteria; November 21, 1990.
San Diego County Air Pollution Control District; California Clean
Air Act - Air Ouality Strateay Development Workplan; n/d.
Ventura County Air Pollution Control District; Guidelines for the
Preparation of Air Ouality Impact Analyses; October 24, 1989.
willdan Associates and Bud Gray; Draft Growth Manaaement Proaram
- city of Chula Vista; August 1990.
(04/25/91)
27
,j/-3;J/
I
i
.-
RANCHO DEL REY SPA II AND SPA III
WATER CONSERVATION PLAN
SUBMITTAL DRAFT
January 8, 1991
Revision #1 (02/08/91)
Revision #2 (03/25/91)
Prepared for:
Rancho del Rey Partnership
2727 Hoover Avenue
National City, CA 92050
Prepared by;
CINTI & ASSOCIATES
1133 Columbia Street #201
San Diego, CA 92101
(619) 239-1815
~/-.3~~
t
Table of Contents
~
I. EXECUTIVE S~Y....... ......................... .............. 1
II.. INTRODUCTION.. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. 4
A. Purpose
B. Planning Context
C. Goals
D. Approach
E. Roles and Responsibilities
III. WATER SERVICE AND SUPPLy.......................... 11
A. Water Sources/Agencies
B. Rancho del Rey SPA II and SPA III Project
Facilities
IV. WATER CONSUMPTION................................. 19
A. Historical Water Use
B. Water Use in Rancho del Rey SPA II and SPA III
V. WATER CONSERVATION MEASURES....................... 22
A. Available On-Site Conservation Measures
B. Conservation Measures Implemented in Rancho
del Rey SPA II and SPA III
C. Projected Water Savings
D. Off-site Conservation Measures
VI. IMPLEMENTATION/MONITORING......................... 33
VII.. REFERENCES................................................................................ 34
APPENDIX - Landscape Water Conservation Outline........ A-I
(partial)
i
31 - 3~.3
.,
x. Executive Summary
The purpose of this Water Conservation Plan for the Rancho del Rey
SPA III project 1s to respond to the Growth Management Policies of
the City of Chula Vista. The water conservation measures presented
. in this plan are intended to respond to the long term need to
conserve water in new development; more stringent short-term,
emergency measures (e.g., water rationing, new meter moratorium,
etc.) responding to drought or water crisis situations are not
included. ~his plan is intended to be implemented over the life
of the project and to establish standards which will be acceptable
to future project residents regardless of water availability.
As detailed in the report, numerous features have been included in
the project and commitments made by the Master Developer to
minimize the use of water during the construction and habitation
of the Rancho del Rey SPA II and SPA III projects. The estimated
water consumption statistics, with and without conservation
measures are outlined in the table below.
Table 1-1
,
Rancho del Rey SPA II and SPA III
Water Consumption/Conservation Summary
Water Consumption Percent
wlo Conserv. wI Conserv. Savinas
Residential SPA II 0.22 MGD* 0.13 MGD 39%
Residential SPA III 0.42 MGD 0.24 MGD 44%
School/Park/Lands capel 0.10 MGD 0.03 MGD 70%
TOTALS 0.74 MGD 0.40 MGD 46%
Averages2
Per capita 140 gal/day 89 gal/day 37%
Per dwelling unit 378 gal/day 240 gal/day 37%
*MGD=million gallons/day
lSavings based on using reclaimed water for irrigation.
2Does not include reclaimed water savings.
(03/25/91)
1
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The water savings summarized above reflect the implementation of
several water conservation measures essentially within the project
boundary. These measures are summarized in Table 1-2. In
addition, the project is committed to fully participate in any off-
site mitigation program adopted by the city. Such a program would
be designed to require new development to off-set all or a portion
of their new water demand by funding or providing water conserva-
tion improvements in older developed areas where efficient plumbing
fixtures or irrigation systems were not installed. Fees collected
could also be spent on studying or acquiring new or improved
sources of water (e.g., expanded water reclamation, desalination,
etc.). Although such a program does not exist at the current time,
considerable work is being completed by several agencies including
the CWA, local water districts, and the city to formulate such a
plan and adoption of a region-wide program is anticipated.
The primary agency responsible for ensuring compliance with this
plan is the city of Chula vista. Requirements for compliance will
be .enforced through tentative map conditions and/or development
agreement provisions, or other appropriate agreements. The
previously approved Mitigation Monitoring Program adopted with
approval of the Rancho del Rey SPA III Plan will be expanded to
monitor compliance with the provisions of this Water Conservation
Plan. Various departments will review and approve plans for
development of these projects. In the course of that review, plans
will be checked for compliance with the provisions of this plan.
The otay Water District will also have a direct role as the water
provider, both potable and reclaimed, to these developments.
Implementation of reclaimed water use on publicly owned property
will be the responsibility of the City (for park and open space
areas) and the Sweetwater Union High School District (for the
junior high school site in SPA III).
(03/25/91)
2
31 - 3;)5
1
Table 1-2
,
Rancho del Rey SPA II and SPA III
Water Conservation Measures
On-Site Measures
Fixtures/Devices
Ultra-low Flow Toilet
Ultra-low Flow Shower Head
Faucet Aerator
Hot Water Pipe Insulation
Pressure Reducing Valves
Water Efficient Dishwasher
Water Efficient Clothes Washer (advise/assist)
outdoors/Landscaping
Efficient Builder Installed Irrigation
Low Water Use Builder Installed Landscaping
Installation of Reclaimed Water Mains
Water Conserving Practices during Grading/Construction
Public Education/Awareness Program
Homebuyer Information Packets
Water Conservation Coordinator
Public Information Seminars
Off-site Measures
Full participation in a City approved water conservation/
mitigation program designed to off-set additional water demand
associated with new construction through the retro-fit of
older, less efficient water fixtures off-site and/or funding
for new supplies or sources of water.
(03/25/91)
3
3/-3:>'"
.
II. Introduction
A. Purpose
The purpose of this Water Conservation Plan for the Rancho
del Rey SPA II and SPA III projects is to respond to the
Growth Management Policies of the City of Chula Vista. As
described below, these policies are the culmination of a long
term, comprehensive planning process. In addition, one of the
conditions of approval of the SPA III Plan is the preparation
and approval of a Water Conservation Plan which mitigates
water supply impacts to an insignificant level, as determined
by the City Council, prior to the approval of the tentative
map for SPA III. Approval of this plan will fulfill that SPA
Plan requirement.
The city of Chula Vista has looked comprehensively at issues
dealing with development and the additional impacts it places
on public facilities and services. The approval of the
Threshold Ordinance and the General Plan update were the first
steps in the overall process of addressing growth related
issues. The second step in this process was the development
and adoption of the Growth Management Element which set the
stage for the creation of the Growth Management Program.
The Growth Management Program is the final component in the
city's effort to create a comprehensive system to manage
future growth. This program implements the Growth Management
Element of the General Plan and establishes an orderly process
to carry out the development policies of the City. It directs
and coordinates future growth patterns and rates to guarantee
the timely provision of public facilities and services. The
primary area of focus of the Growth Management Program is east
of 1-805 where most of the remaining vacant land is located,
including the project site.
B. Planning Context
The planning context for this water conservation plan ranges
from state-wide and regional considerations to local, site
specific requirements. SANDAG'S draft Quality of Life
Standards and Objectives, prepared by the Regional Growth
Management Technical Committee, consist of eight factors
including air quality and water, sewage disposal, sensitive
lands protection, solid waste management, toxic and hazardous
waste management, transportation system management, and
housing. These regional standards and objectives are based
on State and Federal law and at a minimum, must be carried out
on a regional level by agencies such as APCD, Regional Water
Quality Control Board, County Water Authority, etc. The
strategies to be included in the Regional Growth Management
(03/25/91)
4
3/- 3~ .,..
Strategy are of necessity long term in nature and will involve
every city and special district in this county.
At the local level, cities and special districts must carry
out their fair-share responsibilities within a day-to-day
decision making framework to ensure attainment of the regional
standards and objectives. Many of the regional standards and
objectives that will involve Chula vista and other cities are
the provisions of the California Clean Air Act and the San
Diego County Water Authority (SDCWA) water availability
standards addressing supply, storage, conservation and
reclamation. Chula Vista is actively participating, through
the growth management program and other efforts, in the
regional endeavor to establish effective long term regional
strategies to implement the air quality and water standards
and objectives.
The SANDAG Quality of Life Standards and Objectives regarding
water availability and conservation include four components:
supply, storage, conservation and reclamation. These four
components can be summarized as follows:
1. A sufficient supply of water should be available to serve
the residents, businesses and institutions in the San
Diego Region.
2.
Per
ed.
196
capita increases in water supply should be stabiliz-
Current daily per capita water use is approximately
gallons.
3. Discharge of effluent into the oceans and streams should
be reduced to achieve the reclamation of 100,000 acre
feet of water per year by 2010.
4. The County Water Authority recommends that its member
agencies be able to operate without water service from
the CWA's aqueducts for up to 10 consecutive days in the
event of an emergency.
In addition to water availability, the following standards
and objectives address water quality:
1. Inland service waters should meet the Federal and State
Standards and Objectives for water quality as regulated
by the Regional Water Control Board.
2. Ground water supply should meet the Federal and State's
standards and objectives for water quality as regulated
by the Regional Water Control Board.
3. Reclaimed water shall be treated to meet the objectives
of the State of California and the Regional Water Control
(03/25/91)
5
]1-.3;)~
-,
Board for discharge in receiving waters, i.e., inland
service waters or ground water to protect the existing
and potential beneficial uses, or for direct use for
landscape and agricultural irrigation.
At the local level, within Chula Vista, the City Council is
in the process of implementing the recommendations of the
Chula Vista Water Task Force. The consensus of the Task Force
was that Chula Vista must playa more active role in all water
related issues. To this end the Task Force has offered the
following recommendations:
1. Chula vista should immediately work to establish a Chula
Vista Interagency Water Commission (IAWC) to deal with
local water related issues.
2. Chula Vista should become more proactive in state and
regional water related issues.
3. Chula Vista should provide adequate support staff for
increased attention to water issues.
4. The City's General Plan, Land Use Plan, Growth Management
Program, and the Master Plans from all appropriate water
agencies should be integrated to reflect short term and
long term goals.
5.
The City should
manuals for the
related measures.
establish ordinances and guideline
implementation of conservation water
6. The City should adopt specific policies in regard to
water related issues. These policies would be the
primary guidance for the council representative to the
Interagency Water Commission, and for the staff water
person for all guidelines, manuals, and plans.
7. Chula Vista, through the Interagency Water Commission,
(IAWC) should work to establish a new water use and
conservation ethic in the IAWC planning area as a model
for all San Diego County.
Among the more significant recommendations of the Water Task
Force which will affect growth management in the future is
recommendation #5 regarding the preparation of a guideline
manual to set forth city policy in regard to water use,
conservation and reclamation for new developments.
In addition, recommendation #6 of the Water Task Force speaks
to the City taking a more active role in promoting conserva-
tion efforts in establishing guidelines for itself and all
(03/25/91)
6
.J1-3,J'
future developments within its jurisdiction to conserve water.
Examples of the conservation techniques suggested include:
1. Low flow toilets and low flow shower heads.
2. Require the insulation of hot water systems in all new
developments and/or upon resale of existing homes.
3. Require mandatory use of reclaimed water where the
appropriate water agency (otay Water District for SPA II
and SPA III) has stated that it either currently has or
will have the ability to develop such water.
4. Require each developer to prepare a water use/conserva-
tion report detailing the programs they propose to
implement to reduce water demand.
The Water Task Force report contains a list of numerous other
recommendations which will be incorporated into the water
conservation program in the future.
In order to implement some of the above, the Planning
Department staff has proposed and Interim Growth Management
Policy with respect to water conservation. In response to #4,
the proposed policy requires that a Water Conservation Plan
be prepared and adopted for all major development projects in
conjunction with SPA Plan approval. This report for the
Rancho del Rey SPA II and SPA III projects has been prepared
to meet that policy requirement, in anticipation of the
adoption of the proposed Growth Management Policy by the Chula
Vista City Council.
At the present time, no guidelines for such plans have been
adopted. As the initial project report, this plan is the
first effort to implement the proposed policy and may serve
as an example/guideline for future project reports. It also
represents the first effort to implement the proposed growth
management policies of the city of Chula Vista.
At the time this report is being prepared (March 1991),
California is facing the fifth year of drought and extreme
water rationing programs are about to go into effect. These
measures require significant changes in the way water is used
by all residents of California, both in homes and industry.
These measures may preclude or substantially restrict new
construction in the short term. Faced with this crisis
situation, long term plans are now being proposed and
formulated to change water policies at many levels of
government to place a greater emphasis on conservation.
It is not the purpose of this plan to incorporate the extreme
short-term measures, rather the plan is intended to represent
(03/25/91)
7
3/-.330
a commitment to the long-term perspective of using water
responsibly while providing for growth, including development
of the SPA II and SPA III projects. Because these long term
programs have yet to be developed, the documentation of
specific provisions, timing, and other requirements cannot be
detailed herein. Only general descriptions and commitments
to implement such plans can be made at this time.
c. Goals
The following are goals of the Rancho del Rey SPA II and SPA
III Water Conservation program:
1. To conserve water during and after construction of the
SPA II and SPA III projects.
2. To comply with the water conservation standards and
policies of the City of Chula Vista and Otay Water
District.
3. To create a comprehensive framework for the design,
implementation and maintenance of water conserving
measures, both indoor and outdoor.
4. To be economically efficient and cost effective.
D. Approach
The approach to water conservation outlined in this plan is
intended to be comprehensive and implemented throughout the
life of the development project. Water conservation during
construction and after occupancy are addressed, as well as
the installation of water conserving landscaping, appliances
and fixtures. Efforts to educate and increase awareness of
the need to conserve water and the opportunities to do so,
will be directed toward_future residents. Project participa-
tion in regional or city-wide water conservation/mitigation
programs to provide additional off-site mitigation is also
anticipated. The roles and responsibilities of all affected
parties are described in the following section.
E. Roles and Responsibilities
In order for this plan to be effective, it is necessary to
clearly assign appropriate roles and responsibilities to all
of the participants in the development and occupancy phases
of the SPA II and SPA III projects. There are three primary
groups involved: developer/builders; government/service
(03/25/91)
8
3/--3311
.'
agencies; and future residents. Each has an important role
to play, as described below.
1. Develooer/Builders
The community developer, the Rancho del Rey Partnership,
is providing the basic planning, design, and management
of this program. Community level facilities, landscaping
and construction standards will be implemented by the
master developer.
Individual builders will construct homes according to
the standards set by the master developer (and the City)
and will be responsible for water planning and management
within their own project. Builders will also be the
primary communicators with homebuyers. In this role, they
will be responsible for identifying the water conserva-
tion features incorporated in the project, and educating
homebuyers regarding a continuing conservation effort.
The builder/developer will also pay fees or make off-
site water conservation retro-fit improvements to comply
with any city-wide or regional water supply mitigation
or improvement program, if such a program is adopted.
2. Prooertv Owners/Residents
The long term success of the conservation effort rests
with property owners who are the long term water users
within the project. Private homeowners, associations,
and public agencies will be responsible for irrigation
and landscape materials on individual lots. Builders
will incorporate water conserving systems and materials
with initial construction but it will be the responsi-
bility of the property owner to maintain these installa-
tions and use water responsibly on a day-to-day basis.
Land uses which have significant irrigation requirements
(schools, parks, landscaped open space) should utilize
reclaimed water as it becomes available. The decision
to utilize reclaimed water will rest with property
owners, which are public agencies (school district and
city) .
3. Government/Service Aaencies
The City of Chula vista will review project plans and
assist in the monitoring of this plan. Because of its
development approval role, the City can effectively
enforce water conservation standards for new construc-
tion. The City can also be a source of on-going
(03/25/91)
9
3/- 3 3 ~
(03/25/91)
education and water awareness through citizen communica-
tion programs.
The city, through the Interagency Water Commission, will
also have a role in formulating and implementing a city-
wide or regional water conservation/mitigation program.
Such a program would require new development to reduce
water supply impacts through an off-site mitigation
program which would reduce water consumption in existing
development or develop new or alternative water sources
such as expanded reclamation or desalination facilities.
The otay Water District will provide domestic water
service, and potentially reclaimed water service. As
the water purveyor, the District may adopt its own
guidelines or standards for water conservation. The
District now has a water connection allocation program
in effect. The District will also monitor adherence to
policies or requirements of regional water agencies such
as the County Water Authority and the Regional Water
Quality Control Board.
As owners of property with significant irrigation needs,
the City and Sweetwater Union High School District will
have the opportunity to utilize reclaimed water when it
becomes available. In the interim, they have a responsi-
bility to use water conserving plant materials and
irrigation systems.
10
3/-.333
.'
xxx. ~TER SERVICE AND SUPPLY
This section describes the sources of domestic water for the Rancho
del Rey SPA II and SPA III projects, identifies the responsible
water agencies, and details current issues regarding the supply of
water to the project.
A. Water Sources/Agencies
Metropolitan Water District
The primary source of domestic water in Southern California
is the Metropolitan Water District of Southern California
(MWD) which serves 27 member agencies from Los Angeles to San
Diego. These agencies include incorporated cities and water
districts along the coast, encompassing over half the
population of California. The purpose of MWD is to provide
an adequate amount of water to each of its member agencies.
To do this, MWD utilizes the California aqueduct system to
convey water from the north and east to southern California.
San Diego County receives up to 95% of its water through this
system. Lake Skinner, the major water storage facility
serving San Diego County, has a SO/50 blend of Colorado River
water and State Water Project (Northern California) water.
Both these water sources are limited. Deliveries of Colorado
River water to the MWD are expected to decline as others
entitled to the water in the river increase their diversions.
Recent drought conditions have drawn attention to the
limitations of State Water Project flows. Given this
situation, increasing attention has been directed state-wide
toward conservation measures to more efficiently utilize this
limited resource.
On December 11, 1990, the MWD mandated water rationing for
member agencies. Delivery quotas for each district will be
established based on reductions which range from 5% for
residential consumption to 20% for agricultural uses for an
overall reduction of 7.8%, beginning February 1, 1991. Any
water delivered to the local water agencies in San Diego in
excess of their quota will cost $394 per ac/ft, 300% more than
water within the quota. For water savings in excess of the
quota, local districts will receive incentive rebates of $99
per ac/ft (1 ac/ft equals 326,000 gallons). It will be up to
each local agency to determine how to achieve water consump-
tion reductions within their district.
The required cutbacks are the second phase of a five-phase
plan to reduce water consumption by 10% in 1991. Phase I was
officially implemented on December 1, 1990 and was designed
to achieve voluntary reductions of 10% for residential and
industrial use and unspecified reductions in agricultural and
groundwater replenishment uses. If the current drought
(03/25/91)
11
31'" 33'1
continues and Phase II is ineffective, Phase III would be put
into effect. Reductions of 10% for residential and 30% for
agriculture would be required. If conditions continued to
deteriorate, mandatory reductions would increase to 15% and '.
40\, respectively, in Phase IV and 20\ and 50\ in Phase V.
San Diego county Water Authority
The San Diego County Water Authority (SDCWA) is the largest
member agency of MWD. In 1988-89, MWD delivered 28.1\ of its
water to SDCWA and MWD water constituted 90.1\ of all water
delivered by SDCWA. Twenty-four member agencies including
cities, water districts, irrigation districts, municipal water
districts, public utility districts, a federal agency, and a
county water district are served by the Authority. The
individual member agencies, in turn, directly or indirectly
supply over 95\ of the San Diego County population. About
half of the member agencies depend completely on supply from
SDCWA, while the other half has some local supply available
through treated surface and ground water. SDCWA purchases and
distributes treated water from various treatment plants owned
and operated by its member agencies.
SDCWA imports water from the Colorado River and the State
Water Project through MWD, their sole supplier of imported
water. Distribution of the water takes place through an
aqueduct system maintained and operated by the Authority.
Each member agency submits a daily request for water and is
responsible for having adequate storage facilities when extra
is ordered, and adequate reserves for those times when not
enough is ordered.
In response to the recent drought conditions, the SDCWA
requested that member agencies enact mandatory water conserva-
tion measures. In response all agencies except the largest,
the city of San Diego, did so. The city of San Diego enacted
a voluntary conservation campaign. Conservation efforts in
San Diego county have been successful in meeting initial
targets, including MWD requirements. No specific plans have
been adopted in response to the most recent MWD mandates, as
current conservation efforts exceed these targets.
otay Water District
The Otay Water District (OWD) is the local water agency which
delivers water to consumers in the Rancho del Rey project
area. The OWD has no local surface runoff water available
and relies completely on the SDCWA for water supply. There
appears to be little opportunity to develop alternative
sources (i.e., wells, runoff collection, etc.). OWD owns and
operates a local distribution system, but currently lacks
sufficient seasonal/emergency reservoir capacity.
(03/25/91)
12
3/-3'35
Because of this lack of storage capacity, the own has met peak
demands by increased deliveries from the SDCWA aqueduct during
peak demand periods. This approach has created potential
problems for the SDCWA and other member agencies.
Due to the lack of adequate water availability to meet
regional short-term peak demands in general, the water supply
to OWD has been limited by the SDCWA to 38 cubic feet per
second (cfs) during high peak demand. The two aqueducts
operated by the SDCWA to import water into the San Diego
region reach capacity during peak demand periods; the
infrastructure of the importation system itself is occasional-
ly not adequate to meet peak water demands. To address this
issue, the SDCWA is planning to construct an additional
aqueduct, tentatively to be completed by 1994.
The OWD receives excess water during non-peak periods to meet
the additional demand during peak periods; however, the
District does not have sufficient water storage facilities to
assure year round availability. The District is currently
negotiating with the Sweetwater Authority and the City of San
Diego to increase its storage ability to ensure adequate water
service during peak periods.
The Otay Water District has been experiencing these water
storage problem for some time. As a result, the district
developed and is implementing a water allocation program.
The otav Water District Report on Allocation of Water Reauests
Based on Water Availabilitv was adopted by the Board of
Directors on April 19, 1989 as Resolution No. 2742. Because
of the inability to store adequate water for an unlimited
amount of new development, the allocation system allots 1,900
Equivalent Dwelling Units (EDUs) of water service per year for
the service area. In the Chula Vista, this limit equates to
approximately 700 to 1,000 units per year. This program will
remain in effect until supply and terminal storage conditions
improve, additional sources of water supply are found, or the
SDCWA lifts the limitation of 38 cfs. At that time, the
yearly allotment of connections will be increased or the
allocation program will be eliminated. Necessary improvements
are not anticipated to be completed before 1994-5.
The OWD Water Allocation Program implements actions taken by
the District to allow issuance of water service connections
within the District until the construction of the new Pipeline
No. 4 is complete. The issuance of new water service is
subject to the District's present limited water storage and
water supply. These actions include the approval of guide-
lines which: 1) categorize various water requests; and, 2)
determine if a water service request qualifies for immediate
connection or, future connection based on an allocation of
(03/25/91)
13
3' - 33(,
water service to the anticipated Equivalent Dwelling Units
(EDUs) requests. The following categories are used in
determining the allocation of water service in the District: '
Cateaorv I - Water service requests that qualify for
immediate water connection with issuance of an approved
building permit.
Cateaorv II - Water service requests that qualify for
water service connection contingent upon completion of
conditions of an agreement with the District entered into
prior to adoption of the allocation program.
Cateaorv III - Land Development water service requests
that are allocated water service dependent on contribu-
tion to construction of major water facilities including,
but not limited to, terminal water reservoirs, major
water transmission mains, pump stations, etc., that
directly or indirectly support water service.
After the adoption of the allocation program, the Otay-Triad
Agreement was entered into. This agreement is between the
Otay Water District, EastLake Development Company, Rancho Del
Rey Partnership (developer of the SPA II and SPA III pro-
jects), and Rancho Del Sur Partnership. In essence, the Otay-
Triad Agreement allows EastLake, Rancho Del Rey, and Rancho
Del Sur to request more EDUs per quarter per development for
single family connections than would otherwise be possible.
Without the Otay-Triad Agreement, these developers would not
be able to request more than 200 EDUs per quarter per
development for single family connections. In exchange, the
developers have approved bond financing of terminal storage
faculties in lieu of paying a Reservoir Storage Fee to OWD.
This enables OWD to construct the necessary terminal storage
reservoirs at an earlier date than would have been possible
by collecting fees only.
The OWD also operates a small water reclamation plant (1.3
MGD) which is currently not operated to it's full potential
due to strict water quality regulations, high energy costs and
limited demand. A pipeline between the plant and the EastLake
project (located approximately 3 miles east of Rancho del Rey)
has been construct~d and is expected to supply irrigation
water to the golf course and other landscaped areas now being
developed. It is anticipated that the OWD will supply greater
volumes of reclaimed water in the future, either through
expansion of the existing plant or additional facilities.
(03/25/91)
14
3/-33?--
B. Rancho del Rey Project Facilities
Rancho del Rey SPA II and SPA III are the second and third '
phases of the Rancho del Rey Planned Community. The previous
phase, SPA I is now under construction north of East "H"
street and southwest of otay Lakes Road. SPA II comprises the
northwestern portion of the project site, north of East "H"
Street. SPA III is located south of East "H" Street and north
of Telegraph Canyon Road.
Existing water facilities owned and operated by the otay Water
District will connect to the proposed facilities depicted in
Exhibit A, Domestic Water Plan SPA II, which will complete the
looped water system north of East "H" Street. Facilities to
serve the SPA III project are depicted in Exhibit B. Also,
in anticipation of the increased availability of reclaimed
water in the future, reclaimed water mains and service lines
will be constructed as a part of the projects. The system
within SPA III is depicted in Exhibit C. The proposed main
in Paseo Ranchero will convey reclaimed water, when it is
available, to SPAs I and II where landscape irrigation systems
built to use reclaimed water are being installed in Rancho del
Rey Parkway to serve SPA II and the middle ridge of SPA I.
A connecting main in East "J" Street will supply irrigation
water for the park and school sites in SPA III.
(03/25/91)
15
31-.338
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:IV. WATER CONSUMPTION
This section presents information on historical and projected water
use in the region. The anticipated water demand of the SPA II and
SPA III projects is also quantified.
A. Historical Water Use
The availability of imported water in California led to its
increased use for landscaping and agricultural. The cultiva-
tion of lush ornamental plants and lawns which are typical of
landscape in mid western and eastern states where water is
plentiful replaced the "drought tolerant" native California
vegetation. Agriculture was introduced in formerly arid and
semi-arid areas. As the population of California grew, so
also did urban water demand
In San Diego however, per capita water consumption has not
substantially increased. From 1970 to 1988, per capita
consumption ranged from 169 to 241 gallons per capita per day,
averaging approximately 200 gallons per capita per day, which
is also the current factor. This total is divided among land
uses in the following percentages: 45% residential, 32%
commercial/industrial, and 23% agricultural.
By the year 2000, the San Diego area population is expected
to grow by approximately 16%, with concurrent increases in
water demand. SDCWA is actively working to reduce water
consumption by 15%, primarily through controls on agricultural
uses. This goal should be easily achievable given the results
that were observed during the 1975-1977 drought when reduc-
tions of 25-90% were obtained through more efficient irriga-
tion and changes in maintenance practices. Because of the
on-going drought conditions, water conservation is being
promoted or required throughout the state, including San
Diego, as described in previous sections of this report.
B. Water Use in Rancho del Rey SPA II and SPA III
Table 4-2 shows the projected water use in Rancho del Rey SPA
II and SPA III, based on average use rates which do not
reflect significant conservation measures, categorized
according to land use and residential density based on the
population estimates given in Table 4-1. The primary unit of
measure for water quantity used for comparison in this report
is gallons per capita per day (gpcpd). This can be multiplied
by the estimated number of persons per dwelling unit (DU) to
obtain the gallons per day per dwelling unit. The number of
persons per dwelling unit varies with the type of residential
unit (apartment, condominium, single family detached, etc.),
as shown in Table 4-1.
(03/25/91)
19
3'-3Y~
.'
The total projected average water use, without conservation
measures, for the Rancho del Rey SPA II and SPA III projects
is 0.74 million gallons per day (MGD). The ability to use
reclaimed water to irrigate large areas in SPA II and SPA III
is being built into the project, and is addressed separately,
as it is not directly a part of the residential development.
Approximately 0.07 MGD (10%) of the total water need could be
satisfied by using reclaimed water. The focus of this report
is to describe conservation measures for reducing the
projected 0.67 MGD potable water use within the residential
development.
One additional benefit to decreased indoor water use is the
reduction in sewage volume generated. Although sewage is not
part of this plan, the reductions in volume due to water
conservation measures could have a significant cost savings
impact on related collection and treatment facilities.
Table 4-1
Rancho del Rey SPA II and SPA III Estimated Population
Proposed
Units
(DU)
Household
Size
Population
SPA II
Single Family Detached 567 3.0 1,701
SPA III
Single Family Detached 564 3.0 1,692
Attached Med. Density 522 2.5 1,305
Attached High Density ~ 1.:..Q 588
SPA III Subtotal 1,380 2.6 (avg. ) 3,585
TOTALS 1,947 2.7 (avg. ) 5,286
(03/25/91)
20
3'. ~L/3
Table 4-2
projected Water Use in Rancho del Rey SPA II and SPA III
Land Use Population Rate Use
(MGDI
Residential
SPA II - SFD 1,701 persons 130 gpcpd .22
SPA III - SFD 1,692 persons 130 gpcpd .22
Attached Low Density 1,305 persons 110 gpcpd .14
Attached High Density 588 persons 95 gpcpd .06
Sub-total 5,286 persons .64
Jr. High school: Potable 1,400 students 20 gpcpd .03
Irrigation 8.5 acres 3.0 ft/yr .02*
Public Park
SPA II 6.5 acres 3.0 ft/yr .02*
SPA III 10.0 acres 3.0 ft/yr .03*
Total Permanent Potable Use 0.67
Total Potential Reclaimed Use .07*
Total Water Use 0.74
Average per capita use 140 gal/day*~
gpapd= gallons per acre per day
gpcpd= gallons per capita per day
MGD= million gallons per day
*Areas with potential to be irrigated with reclaimed water.
**Per capita amount is well below regional average because project
does not include commercial, industrial or agricultural uses which
are included in regional per capita statistic.
(03/25/91)
21
.5/-3'1-'1
v. Water Conservation Measures
Three consecutive years of drought in watersheds supplying San
Diego County have lead to changing attitudes and governmental
policies regarding water. continued water shortfalls are projected
as growth continues in Southern California. Three possible
solutions are available: increase water supply from non-tradition-
al sources; conserve available water; or, increase production and
use of reclaimed water. The conservation approach is the focus of
this report, primarily because it is a cost effective approach
which can be directly implemented on a project-by-project basis.
Over the long-term, water conservation must become an integral
component of the Southern California way of life with or without
a drought condition in order to avoid drastic lifestyle altera-
tions. The potential impact of water conservation can be see in
Table 5-1.
A. Available On-site Conservation Measures
Several general approaches to water conservation are avail-
able: demand reduction; increased efficiency; increased
supply/reclaimed water use; and, improved water system
management. The measures included in this report are limited
to those which can be implemented in projects of the size and
type of Rancho del Rey SPA II and SPA III.
1. Public Information
Any voluntary or mandatory water conservation effort
requires cooperation of the public. Most consumers have
very little knowledge of the water system that serves
them. Historically, water has been inexpensive in
california; therefore, people have a tendency to assume
that there is an abundant supply and take it for granted.
The purpose of public education is to inform and convince
the consumer that a change in personal water habits is
essential and is in hiS/her own and the community's best
interest. Generally, long term results are best achieved
through educating children in water conservation.
2. Land Use
The per capita and per dwelling unit water use quantity
changes with the type of residential units, the value of
the residence, and the size of the lot. Table 5-1 shows
typical per capita use for a single family detached
residence in coastal Southern California. Interior per
capita use is similar to other types of residences; the
major difference in use is with outside use, which is
significantly lower for high density developments such
(03/25/91)
22
3/- 3l/5
Table 5-1
Residential Water Use in Southern California
Use wi
Conservation Potential
Typical Use Measures Water Savings
(gpcpd) (gpcpd) (gpcpd) %
Inside Use
Toilet 30.0 20.0 10.0 33
Bath/Shower 22.0 17.0 5.0 23
Laundry 10.0 8.5 1.5 15
Dishwashing 4.0 3.0 1.0 25
Faucet 3.0 2.5 0.5 17
Cooking 3.0 3.0 0.0 0
Total Inside 72.0 54.0 18.0 25%
outside Use
Landscape 53.0 28.0 25.0 47
Car Washing,
etc. 5.0 5.0 0 0
Total Outside 58.0 33.0 25.0 47%
TOTAL USE 130.0 87.0 43.0 33%
Total Savings:
Single Family Detached - 129 Gallons Per DU Per Day at 3.0
Capita Per DU
Attached Low Density - 108 Gallons Per DU Per Day at 2.5
Capita Per DU
Attached High Density - 86 Gallons Per DU Per Day at 2.0
Capita Per DU
NOTE: Total savings without consideration of reclamation
Source: Luke-Dudek Engineers
(03/25/91)
23
3/*'3t1e.
as apartments and condominiums. Table 5-1 also shows the
potential savings for each of the water use areas.
3. Mechanical Measures
Numerous mechanical devices to reduce household water
consumption are available, especially for interior use.
As Table 5-1 indicates, about half the water used in
California is used indoors.
The bathroom is where most inside water is used and
wasted daily. Conventional toilets use from 5 to 7
gallons per flush, as opposed to low-flush toilets, which
use from 3.3 to 1.5 gallons per flush. Since 1978,
California has required that all new toilets installed
use no more than 3.5 gallons per flush. Early on there
was some concern that low flow toilets would cause
clogging problems in sewer laterals, however, this has
not been the case.
Ultra low flush toilets, which have recently been
developed, use about 1.5 gallons per flush. This is a
reduction of about 57% from the low flush toilets used
in new homes, and a reduction of up to 70% from the older
toilets. since the toilet accounts for about 40% of the
indoor use, this presents a significant opportunity for
reduction.
Standard shower heads have a flow rate of about 4.5
gallons per minute (gpm). California requires that new
shower heads have a flow of no more than 2.75 gpm. The
most water conservative showerheads have a flow rate of
0.5 gpm using a blend of air and water to give the
illusion of a higher flow rate. In addition to saving
water, low flow showerheads save energy too by reducing
the amount of hot water used. Hot water use is the
second largest residential energy consumer; heating and
air conditioning the home is the greatest residential
use. Low flow faucets reduce flow rates from about 5 gpm
to between 2.75 gpm and 0.5 gpm; this can save one gallon
per person per day.
Low water-use appliances can also be large contributors
to water conservation. Certain models of dishwashers use
50% less water than others and can thus save between 7
and 9 gallons per load. Clothes washers use 41 to 74
gallons per load. Front loading washers are more
efficient than top loading, and various options can save
even more water. Water level controls and washers that
recycle rinse water save about 1. 5 gallons per person per
day. Table 5-2 shows potential water use reduction due
to water saving devices installed in an average home.
(03/25/91)
24
3/- 3 Yr
Table 5-2
summary of Typical Household water-saving Devices
Water Use Reduction
Device qpd percent
Toilet improvements 7.5-17.5 12-27
Faucet aerators 0- 0.5 0- 1
Shower flow limiting 0- 7.5 0-12
Pressure-reducing valves 0-16.0 0-20
Improved clothes washers 0- 8.0 O- S
Improved dishwashers 0- 8.0 0- 4
Hot water pipe insulation 0- 8.0 1- 4
Approximate Total 35.0 gpd 25%
From: Water Conservation strategies, AWWA, 1980.
4. Landscape
Approximately 50% of water used in California is for
landscapes. Typical landscape efficiencies are between
50% and 80%; therefor, savings of 20% - 50% are possible
through better watering techniques and maintenance.
Trickle/drip irrigation applies water exactly where it
is needed at an efficiency of 85% - 90%, and results in
a total water savings of more than 4% alone. Generally,
sprinklers are between 60 and 75% efficient. Watering
at night, or in the early morning, using automatic
sprinkler systems can save 20% of outside water. Daytime
irrigation is inefficient because much water is lost to
evaporation. Through the use of drought tolerant plants,
water consumption can be reduced by 40% to 60%.
Moisture sensors are another way to increase irrigation
efficiencies. Residential customers, on the average,
over water their landscaping by about 20% while parks and
recreational areas are over watered by nearly 80%.
Moisture sensors are not considered economical for
residential use, but would save millions of gallons of
water and thousands of dollars each year if used for
parks and recreational areas. Polymers and wetting
agents in the soil can also increase irrigation efficien-
cy.
(03/25/91)
25
31 - 3 t,L'i
B. Conservation Measures xmplemented in Rancho del Rey SPA XX and
SPA XXX
Implementing water conservation measures before a project is
constructed provides an opportunity to include measures which
might not otherwise be practical. Many of the measures
described here could be prohibitively expensive to retro-fit
to existing residences, but can be cost effective if included
with the initial construction. In addition, moving in to a
new home provides a major opportunity to change habits and
attitudes while adjusting to the new home/environment.
The potential water savings for each of the conservation
measures to be implemented in Rancho del Rey SPA II and SPA
III are shown in Table 5-3 in units of gallons per capita per
day (gpcpd), and can be multiplied by the number of people per
dwelling unit (DU) to determine the water savings for each
household. Water savings are relative to other newer homes
without water conservation devices; much higher water savings
can be shown if the proposed measures are compared to older
residential units.
1. Fixtures/Devices - Indoors
Ultra-Low Flow Toilet - The ultra low flow toilet uses
1.6 gallons per flush, compared to the current require-
ment of 3.5 gal/flush, or the older standard of 5 to 7
gal/flush. Tests have shown that the new 3 1/2 gallon
toilets actually use 4 to 4 1/2 gallons. Since the
toilet is the largest single inside use of water (40%),
large savings can be realized by using the ultra-low flow
toilets. Although the ultra-low flow toilets can cost
$50 more than a standard model, the savings more than
make up for the additional cost.
Ultra-Low Flow Shower Head - The ultra-low flow shower
head reduces the flow from the current standard of 3.5
to 2 gpm. Older shower heads flow from 3 to 5 gpm. The
ultra-low flow shower head saves about 5 gpcpd for a
minimal extra cost of approximately $3.00.
Faucet Aerator - Faucet aerators give the appearance and
feel of greater flow, so less water is used. Many new
homes already come with aerators, so the actual savings
is shown ranging from 0 to 0.5 gpcpd. Although the
savings is small, the additional cost is low, so their
use is economical. There is also potential savings in
energy through reduced use of hot water.
Hot Water Pipe Insulation - By insulating the hot water
pipes and separating the hot and cold lines to reduce
heat exchange, the time the faucet is allowed to flow
(03/25/91)
26
31- ~'/,
while waiting for the water to become hot is reduced.
The cost for insulating the pipes exceeds the value of
water saved, but the cost is relatively low, and it is
simple to do while the unit is under construction. The
potential energy savings with insulation can be signifi-
cant.
Pressure Reducina Valve - A pressure reducing valve at
the water hook-up for each residence can reduce the flow
rate by reducing the pressure in the lines. Normal
pressures for residential use range from 40 to 80 psi;
the optimum is a range of 50 to 60 psi allowing a normal
flow of 3 gpm. The amount of potential savings depends
on the line pressure available, and ranges from 0 to 3
gpcpd.
Water Efficient Dishwasher New water efficient
dishwashers can save as much as 6 gallons per cycle over
older models. Newer models tend to be more efficient,
so the actual amount of water saved will depend on the
type of dishwasher proposed. Since there is a relation-
ship between cost and water efficiency, more expensive
homes would probably already be planned for the most
efficient dishwashers.
Water Efficient Clothes Washers The relationship
between water efficiency and cost of the appliance for
the clothes washer is the same as with the dishwasher.
Since the clothes washer uses more water, the potential
savings is greater. The major difference with the
clothes washer is that it is normally supplied by the
owner, and would therefore be difficult to mandate the
use of more efficient and costly machines, especially
since the cost increase exceeds the value of the water
saved. Rancho del Rey will advise and assist homeowners
in their selection of an efficient machine.
2. Outdoors/Landscapinq
Efficient Irriaation Svstem - As much as 50% of total
water use is outside the home for a single family
detached residence with large turf areas. Most residen-
tial landscaping is over-watered, so the potential
savings with efficient, timed sprinklers and micro
irrigation systems is very large. Builder installed
xeriscaped front yards with efficient irrigation systems
are now provided in Rancho del Rey SPA I. All builder
installed irrigation in SPA II and SPA III will be water
efficient. Drip irrigation systems will be utilized
where appropriate. The installation of correspondingly
efficient systems by homeowners in rear yards will
require eduction programs and a project Water Conserva-
(03/25/91)
27
3/- 350
tion Coordinator to provide advice and assistance. A
water coordinator is now serving Rancho del Rey SPA I,
and will also serve SPA II and SPA III projects. A".
Homeowner's Guide to Drought Tolerant Landscape will be
distributed to all new home buyers to provide information
on irrigation systems and low water use landscaping.
Low Water Use Landscaoina - The largest potential for
reducing outside water use is to decrease the water
demand by using low-water use, drought-tolerant landscap-
ing. Turf areas require large amounts of water, so
restricting the area of turf will have a significant
impact. Builder installed front yards will have reduced
turf areas and utilize drought-tolerant plant materials.
A Homeowner's Guide to Drought Tolerant Landscape will
be distributed to all new home buyers to educate and
encourage similar homeowner installed landscape design
and materials.
3. Education
General Water Conservation - In addition to the physical
measures to reduce water consumption, a general water
conservation program will enforced to reduce waste.
Guidelines and educational materials will be distributed
to all new homeowners. Water waste may be monitored by
the local homeowners' associations, where available, or
the Water Conservation Coordinator.
McMillin Communities has sponsored and will continue to
sponsor weekend seminars on water conservation and
xeriscape options for homeowner landscaping.
4. Reclaimed Water
Water Reclamation - Water reclamation conserves large
amounts of potable water used for irrigation. The major
opportunities for irrigation with reclaimed water are the
neighborhood parks and the field area of the junior high
school. Reclaimed water mains will be installed to
deliver water to these sites when it becomes available.
The decision to utilize reclaimed water will lie with the
respective property owners, the City of Chula vista and
Sweetwater Union High School District. The use of
reclaimed water on these three sites could result in a
10% reduction in potable water use in the SPA II and SPA
III projects (see Table 4-2).
In SPA I (units 5 & 6) and SPA II, a reclaimed water main
has been installed in the loop road and landscape
irrigation systems approved for reclaimed water use have
been installed in the public open space areas. These
(03/25/91)
28
3' - ,SI
will be charged with potable water until reclai~ed water
is available (expected within 5-10 years). At that time,
a single disconnection/connection is all that will be
required to utilize reclaimed water for open space
irrigation. Similar installations will be made in SPA
III by the Master Developer, where appropriate. The City
and school district should consider such an approach for
the irrigated areas for which they are responsible.
5. Water Use Durinq Construction
Water conservation measures can also be implemented
during the construction/grading process. The three
primary uses are: dust abatement; soil compaction; and,
street washing. Grading and construction which is now
going on in SPAs I and II serves as an example of the
techniques which can be implemented in SPA III. Since
the imposition of Stage 2 water conservation requirements
by the Otay Water District, water conservation has been
incorporated in Rancho del Rey construction activities,
as appropriate. Water use has been limited to that
necessary for proper soil compaction; soiled streets have
been swept instead of washed. Reclaimed water could be
used for these grading activities, however it is not
currently available.
The use of native/naturalized plant materials on graded
slopes in open space will reduce the need for irrigation
in the future. The "Rancho del Rey Revegetation Method"
(modified Tyson method) is being utilized to re-vegetate
some graded areas. The method involves scraping and
saving native topsoil and then reinstalling it on top of
non-irrigated graded areas. With rainfall, the seeds of
the native plants in the top soil sprout and re-vegetate
the graded area with the same species that were original-
ly present, eventually re-establishing the same natural
habitat.
The use of dry grains to stabilize/landscape temporary
slopes is also being evaluated. This approach avoids
the use of water to irrigate temporary landscaping which
has traditionally been used in such areas.
c. Projected Water savings
As indicated in Table 5-3, a total water savings of 0.340 MGD
or approximately 46% is projected with full implementation of
the water conservation measures specified in this plan.
(03/25/91)
29
31 ... ~5 :l
Conservation
Heasure
Table 5-3
Rancho del Rey SPA II and SPA III
Water Conservation Measures
Function
Water Savings
Per For Project
Capita (HGD)
(gpcpd)
Per
Residence
(gpdjDU)
Inside
Ultra-low flow
Toilet I 1.6
9al/flush
Ultra-low flow
.hower head; 2 GPM
Faucet Aerator
Hot Water Pipe
Insulation
Water Hook-up
Pressure Reducing
Valve
Water Efficient
Dishwasher
Water Efficient
Clothes Washer
Outside
Efficient
Sprinklers & Drip
Irrigation
Low Water Use
Landscaping
General
COnservation
~a~er Reclamation
Reduced Flush
Volume
Reduced Shower
Flow Rate
Appearance and
Feel of Greater
Flow
Reduces Warm-Up
Time
Reduces Pressure
and Flow Rate
Reduced Water
Requirement
Reduced Water
Requirements
Increased
Irrigation
Efficiency
Low Water Demand
Reduce Waste
Replace Potable
Irrigation Water
10
0.053
27
14
1
5
8
3
4
27
41
8
PROJECT TOTALS
138
(03/25/91)
5
0.026
0-0.5
0.003
O-l
0.01l
0-1
0.016
0-1
0.005
0-1. 5
O.OOB
10
0.053
15
0.079
0-1
0.016
0.070
51
0.340
30
3/-3~.3
D. Off-site Mitigation Measures
Because of the crisis created by the mUlti-year drought in "
California and the extreme short-term water rationing/use
restrictions adopted to respond to the situation, new
attention is being given to formulating new policies which
will conserve water and allow for long-term growth.
As noted in the preceding sections, although the SPA II and
SPA III projects implement a variety of water conserving
practices, the construction and occupation of these projects
will result in an increased demand for water. The drought has
demonstrated that water is a finite resource and that current
supplies cannot reliably support current demands and continued
growth. However, growth is major component of both the
state's and, especially, the local San Diego area economy.
In order to accommodate growth, while long term water supply
options are evaluated and implemented, new programs to more
efficiently use the available water are being proposed.
An initial area of focus is the retro-fit of plumbing fixtures
and landscape irrigation in existing development. According
to statistics compiled by the Construction Industry Federation
(CIF) retro-fitting the shower and toilet fixtures in
approximately 2.8 older homes would save the amount of
interior-use water required by one new home (additional older
homes would be required to offset outdoor water use at the new
home) . Thus a mitigation program which collected fees to
complete such conversions, or directly required equivalent
conversions, could allow a limited amount of new development
to occur without creating a net increase in water demand.
Comparable water savings could also be achieved by retro-
fitting irrigation systems of schools, parks, golf courses,
etc., where significant conservation of irrigation water could
be achieved. This type of water consumption off-set program
has been conceptually approved by the San Diego County Water
Authority. Additional studies to determine the exact
specifications, scope and implementation process are now
underway. In order to avoid conflicting regulations and to
maximize fairness, such a program would need to be implemented
on a wide basis, preferably county-wide. The City and local
water district would provide input in the establishment of the
large scale program and would probably provide local implemen-
tation.
As indicated earlier, the approval of the Rancho del Rey SPA
III Plan was conditioned to require a Water Conservation Plan
which reduced any impacts to the local water supply to an
"insignificant" level, as determined by the City Council.
This is the first and, so far, the only project to be so
conditioned. At the time the condition was drafted, it was
interpreted to require a zero net increase or complete water
(03/25/91)
31
31-35'/
consumption off-set, because no program, adopted policy or
city-wide criteria existed to be used as a standard. However,
as additional projects request approvals and/or a broad based
mitigation/conservation program is developed, "insignificant"
is expected to be defined as full implementation of on-site
conservation measures and full participation in an off-site
mitigation program endorsed by the city. The SPA II and SPA
III projects will fully comply with the requirements of a
city-approved and/or sponsored water conservation/mitigation
program.
(03/25/91)
32
,31-,355
.. ,
VI. IMPLEMENTATION/MONITORING
Implementation of the Water Conservation Plan shall primarily be
the responsibility of the Master Developer. The Master Developer
will establish requirements and guidelines for merchant builders
and provide educational materials and guidance to new homeowners.
The Master Developer will also install drought tolerant landscap-
ing, approved by the City, in streets capes and open space areas.
The Master Developer will also require the inclusion of drought
tolerant plant materials and efficient irrigation systems in any
builder installed landscaping. Portions of an outline for
Landscape Water Conservation, to be implemented on a project-by-
project basis within the community, is provided in Appendix A.
This approach, prepared for SPA I (units 5 & 6) and SPA II, has
been approved by the City's Landscape Architect and will also be
implemented in SPA III.
A substantial responsibility will also rest with the City of Chula
Vista to ensure/enforce the provisions of this plan, specifically
the Planning, Building, and Park and Recreation Departments. The
Planning and Building Departments will review plan submittals to
ensure that water conservation measures are properly included. The
Parks and Recreation Department will approve planting and irriga-
tion plans for public parks and open space.
Mains and laterals for reclaimed water will be installed with the
maj or road and infrastructure improvements. The provision of
reclaimed water is the responsibility of the otay Water District,
which will also be responsible for enforcing water quality
regulations. The determination to use reclaimed water for
irrigation purposes rests with the City Parks and Recreation
Department for parks and open space areas, and the Sweetwater Union
High School District for the junior high school site.
In order to ensure that all provisions of this plan are met, the
Mitigation Monitoring Program for the SPA III project, utilized to
ensure the mitigation measures specified in the project EIR are
implemented, will also incorporate the provisions of this Water
Conservation Plan. This approach will allow for a formal deter-
mination by the City that each of the required measures are
implemented. Future discretionary or administrative actions with
regard to Rancho del Rey SPA II and SPA III (e.g., tentative map,
development agreement, building or grading permit, etc.) may be
utilized to address or ensure compliance with the prescribed water
conservation measures.
(03/25/91)
33
.31-.35"
VII. REFERENCES
ERC Environmental and Energy Services Co.; Draft Suoolemental EIR
EastLake III/Olvmoic Traininq Center. August 1989.
cinti & Associates; Draft SPA Plan Rancho del Rev SPA III.
August 1990.
Luke-Dudek civil Engineers; EastLake Planned Communitv Water
Conservation studv. September 1989.
Luke-Dudek civil Engineers; Water Conservation Recommendations
for EastLake Greens. November 1989.
Metropolitan Water District of Southern California; Final Draft
Reqional Urban Water Manaqement Plan. July 1990.
P&D Technologies; Final Suoolemental EIR Rancho del Rev SPA III
ElAn. November 1990.
"Water Rationing Plan Includes S.D. County"; Los Anqeles Times.
San Dieqo Count v Edition, page A-I, December 12, 1990.
willdan Associates and Bud Gray; Draft Growth Manaqement Proqram
- citv of Chula Vista. August 1990.
(03/25/91)
34
.3 I -.35 1-
. "0
APPENDIX A
A-l
.31-':>5 i
q ,
RANCHO DEL REY SPA II and SPA III
Landscape Water Conservation outline
REVIEW PROCESS AND PROCEDURE
A. The creation of the Rancho del Rey irrigation and
landscape will consist of the meshing of numerous
projects into a pre-established pattern. To monitor
this effort, routine review during the planning and
implementation states of a project is a necessity.
This review will occur as a normal part of the total
landscape planning effort.
In addition to this master developer review process and
procedure, the City of Chula vista requires review.
The following is recommended:
1. Prior to commencement of desian of a specific
pro;ect within Rancho del Rev a meeting should be
conducted with the Rancho del Rey partnership
(RDRP) to thoroughly understand:
a. The project's relationship to overall
landscaped water management program.
b. Specific processing procedures and submittal
requirements.
2. Durina the Schematic Desian Phase, closely adhere
to the principles of the program, General
Landscape Plan, the Design Manual, the City of
Chula vista Landscape Manual, and the Otay Water
District Water Conservation program. Indicate
which areas will be irrigated by future reclaimed
water.
3. The Schematic Desian must be approved by the
Rancho del Rey Design Review Committee.
4. Durina the Desian Development Phase, the project
manager should incorporate applicable Landscape
and Irrigation standards.
5. The final workina drawinas must be approved by the
RDRP and the City of Chula Vista.
A-2
~/-359
. ..
Two separate sets of landscape, planting and irrigation
plans may be required:
a. Slope erosion control plans required as part
of the Grading Permit process;
b. Project Landscape and Irrigation Plans.
B. The formats for landscape submittals are as follows
(may be subject to change; verify latest requirements):
1. Schematic Submittal
This plan should be at the same scale as the site
plan and should clearly illustrate the landscape
architectural design including type of landscape
and plant materials. The plan shall include a
legend indicating all plant materials and sizes
and irrigation materials. A water conservation
program should also be included.
2. Final Submittals
a. Slope erosion control plans.
Plan shall be on City of Chula Vista "0"
sheets and conform to all applicable City
requirements.
b. Final Project Irrigation and Landscape Plans.
NOTE:
As previously mentioned, this is one component of
the total landscape planning effort, therefore,
separate drawings for the purpose of indicating
the Water Management Program do not have to be
prepared. Schematic and final submittal plans
will be the customary irrigation and landscape
plans, unless these plans do not cover specified
requirements.
IRRIGATION
The irrigation for Rancho del Rey shall be controlled by an
automatic irrigation system. The project landscape archi-
tect, water manager and his staff shall be familiar with
optimum use of the system, so that monitoring and response
to climate conditions can be achieved in the most expedient
and efficient manner.
A-)
~/-3'-O
. ..
The following steps shall also be taken to insure efficient
water use and conservation:
A. Analysis
1. Review and confirm projected water quality and
effects on proposed plant list. Develop plant
palette. Emphasize drought tolerant plant
materials and xeriscape.
2. Develop "ET zones" for project based upon
marketing, low water goals and plant material
3. Meet with City to confirm design standard requests
in general.
4. Meet with RDRP to review desired product.
5. Review design standards for otay reclaimed water
irrigation approval. Also, adhere to the District
Water Conservation program.
6. Establish construction phasing and timing with
respect to available water.
7. Review RWQCB and Health Standards.
8. Establish water use plan (master plan), meters,
peaking, average use, etc. Review potential of
supplementing reservoir during peaking.
9. Establish time of use for irrigation. Note any
restrictions mandated by the Water District.
10. Formulate maximum flows, maximum reach and
limitations of current and proposed reclaimed
system.
11. Review Rancho del Rey needs, check with otay on
additional user needs promised.
12. Check future expansion needs.
13. Establish priority list of which areas receive
water first, etc., down to the cost priority.
14. Review and confirm most efficient mainline
distribution system to service irrigation needs
and goals.
A-4
31 - 31,1
. .. ,
B. Irrigation Installation
In order to appropriately conserve water, the following
general procedure will be followed:
1.
Permanent areas
planned will be
approved plans.
where immediate construction
irrigated in accordance with
Systems may include:
is
a. Low precipitation sprinkler heads
b. Moisture sensors
c. Check valves to prevent drainage out of low
heads.
d. Separation of different types of landscape
areas, elevations and climatic conditions and
exposures.
e. Common areas to be automated systems to
maximize conservation.
2. Temporary areas (to be altered by future
construction).
a. No irrigation to be installed.
b. straw punching.
c. Water shall be natural rainfall. (Landscaping
installed during rainy season).
3. Interior minor slopes landscape areas
a. May be treated in a temporary manner with no
irrigation, (non-irrigated hydroseed mix),
and straw punching.
b. Once construction occurs, the permanent
irrigation will be installed.
Subject to approval by City Landscape Architect.
4. Exterior slopes adjacent to native areas.
a. Initially no irrigation will be provided.
The "Rancho del Rey Revegetation Method" will
be used. Plant material establishment will
be monitored for 3 to 5 years. If satis-
factory results do not occur, the city may
A-5
3'-.3~~
. 1> J
require that a permanent irrigation system be
installed.
LANDSCAPING
Landscaping will be carefully planned to provide erosion
control and stabilization, energy and water conservation,
visual aesthetics and overall enhancement to the community.
This will be achieved through appropriate plant material
selection, soil analysis and amendment, and landscape
installation.
A. Plant Material Selection
Landscape areas have been classified based on their
intensity of maintenance and water requirements. These
classifications are generally described as follows:
1.
Native Areas - These are existing vegetated areas
undisturbed by construction operations. Natural
rainfall only is required for irrigation.
Periodic clean-up and grubbing of seasonal growth
may be required for fire brush management.
2.
Naturalized Areas - These are newly planted areas
adjacent to native areas. Temporary irrigation
may be provided. The "Rancho del Rey Revegetation
Method" will be used. During the rainy season,
supplemental trees and shrubs will be planted at
the ratio of 115 plants per 1,000 square feet (30%
shall be trees and 70% shrubs).
NOTE:
Plant material selections will be coordinated with
the City Landscape Architect.
B. Soil Analysis and Amendment
1. To assist in plant material designation, careful
analysis of the Rancho del Rey soils will be
completed by an independent soils laboratory.
2. Recommendations for soil amendment will also be
given by the laboratory.
3. Soils in the general area appear to possess these
characteristics:
a. Unbalanced nutrients
b. High in salt content
A-6
3 I - 3 {,3
. " ,
c. High clay content
4. The amendment program will:
a. Add organic matter and nutrients for healthy
plant growth, where required.
b. Chemically treat the soil to reduce salt
content, increase permeability, establish
correct pH and alleviate any harmful elements
such a boron.
c. May include amendment to improve the water
retention capabilities of the soil, i.e.,
"agricultural polymers.
MAINTENANCE
Once the irrigation and landscape are installed, proper
maintenance shall be the key to efficient water use.
A. Irrigation/Landscape
1. The irrigation system shall be systematically
adjusted and monitored to provide optimum moisture
without over-water or runoff.
2. Expertly trained personnel shall operate the
system to its maximum efficiency and benefit.
3. Routine field observations shall be made to review
irrigation operation and landscape conditions.
Adjustments, if. necessary, shall be made in an
expedient manner.
4. On a periodic basis, the irrigation and
landscaping shall be re-evaluated to determine how
efficiency and conservation can be improved.
5. Once drought tolerant landscape areas are
established, the frequency of watering shall be
reduced.
6. Temporary irrigation to be removed by Developer at
turnover to Open Space Maintenance District.
A-7
3/-311'1
- RESIDENTIAL DESIGN GUIDELINES
Rancho del Rey SPA III
SUBMITTAL DRAFT
August 10, 1990
Revised 10/26/90
12/18/90
3/4/91
Prepared for:
Rancho del Rey Partnership
2727 Hoover Avenue
National City, CA 92050
Prepared by:
Cinti & Associates
1133 Columbia Street #201
San Diego, CA 92101
(619) 239-1815
.J I - 31P.5
TABLE OF CONTENTS
(Continued)
Paqe
SITE PLANNING CRITERIA................................... VI-1
Product Development
Site Development Standards
Design Issues by Parcel
(08/10/90)
ii
:31-3~(,
Purpose
This document is q manual to guide the design of site plans,
architecture, and landscape architecture within Sectional Plan-
ning Area III (SPA III) of the Rancho del Rey Planned
Community. It illustrates the master developer's philosophy and
commitment to a high quality, planned development program.
These guidelines address the design issues relevant to develop-
ment within SPA III. Separate manuals have been prepared for
areas within SPAs I and II. The applicable area is depicted
below.
SPA III
Design Guidelines
Area
(02/02/90)
1-2 3 I - 3 ~ ~
dered in the overall community design and theme. Current and
planned construction within SPAs I and II will establish numer-
ous precedents for the "community aesthetic" of Rancho del Rey.
The established standards and guidelines for these areas are
reflected in this SPA III document.
Relevant Planninq Documents
This Design Manual is the latest in a series of documents which
have, in increasing detail, established the development and
design standards for the Rancho del Rey Planned Community. The
most general standards are contained in the EI Rancho del Rey
Specific Plan which is incorporated in the City's General Plan
for the property. The Specific Plan allocates land uses and
intensities throughout the planning area and establishes general
regulations and guidelines for development, as well as preserva-
tion and conservation of open space and other on-site resources.
The second level of planning is achieved through the plans pre-
pared for each of the three SPAs which comprise the then undevel-
oped portion of the specific plan area. SPA I was the first of
these areas to be planned and is now under construction. It
encompasses the majority of the property north of East "R"
Street. The remainder of that area, directly adjacent to Terra
Nova, has been planned as SPA II. The area to the south, be-
tween East "H" Street and Telegraph Canyon Road, is SPA III. It
is the final planning phase of the project and the subject of
these guidelines.
The SPA Plan and companion Planned Community (PC) District
Regulations expand upon the provisions of the Specific Plan and
provide more detailed design specifications and regulations.
The focus of the SPA Plan is the delineation of community level
facilities (e.g., collector roads, neighborhood parks, trail and
open space system, etc.) while also providing some site specific
information such as basic grading design, lotting and interior
street layouts. The PC Regulations provide the use and devel-
opment standards which are applied to individual lots. These
regulations should be reviewed during the design process for
height, bulk, and setback standards.
Desiqn Influences
The primary influences which affected the design of the SPA III
Plan were the adopted EI Rancho del Rey Specific Plan, existing
improvements, and the landform characteristics of the site, as
depicted in Exhibit 1. The topography of the site consists pri-
marily of east-west trending ridges and intervening valleys.
The primary topographic feature of the SPA III site is the cen-
tral ridge which separates the southern leg of the Rice Canyon
Open Space Preserve and Telegraph Canyon. Rice Canyon contains
sensitive biological resources which are to be respected during
the development process. The development plan places develop-
(02/23/90)
1-4 31:1" 8
ment areas on higher elevations while maintaining the canyon in
natural open space with some recreational uses, as was done with
the northern and central legs of Rice Canyon in SPAs I and II.
As illustrated in Exhibit 1, Design Influences, the preserved
side slopes are intended to provide a natural open space back-
drop for development. Graded slope areas are to be planted with
naturalized species to also contribute to this effect. The
location of the development areas provides numerous view oppor-
tunities, but will also necessitate screening and other design
features to maintain a high aesthetic quality throughout the
community and as viewed from off-site. A primary design con-
sideration is the integration of development into the natural
setting while preserving the natural ambiance of the canyon
area. Another primary consideration is the integration of SPA
III with the existing development which adjoins most edges of
the project. Projects within SPA III will need to balance the
"Rancho del Rey aesthetic" with the existing designs and pat-
terns of development on adjacent property.
Community Concept
The Rancho del Rey Planned Community includes a diversity of
residential products, together with employment and support land
uses in a well planned arrangement, (see Exhibit 2, Site
Utilization Plan). The predominant residential product in the
overall project is the single family detached (SFD) home which
is sited on a variety of lot sizes. Within SPA III, SFD pro-
ducts are proposed in the western and central portions of the
site. A single townhouse site is designated at the southeastern
corner of the project, south of East "J" Street. The residen-
tial parcel at the northern edge, along East "H" Street, is
designated for Specialty Housing. This will most likely be a
retirement housing project which may include two or more product
types, attached and/or detached.
To the south of the Specialty Housing site is the southern leg
of Rice Canyon, designated for open space. The other major
on-site open space area is on the southern edge of the project,
an open space buffer along Telegraph Canyon Road. These areas
continue the pattern of using open space as both an amenity and
the setting for the Rancho del Rey Community which was establish-
ed by the Specific Plan and implemented in SPAs I and II. The
major proposed public use within the project is a junior high
school site located at the southeast corner oJ Paseo Ranchero
and East "J" Street. A large neighbor hood park site is provid-
ed between the junior high school and townhouse residential
sites. A small community facility site is located along Paseo
Ladera, on the western edge of the project. The arrangement of
these public uses necessitates an amendment to the EI Rancho del
Rey Specific Plan which will be accomplished concurrent with SPA
Plan adoption.
The major circulation routes through the project are Paseo
Ranchero and East "J" Street. Paseo Ranchero and an off-street
(10/26/90)
1-6
JI- 310'
trail system provide connections between SPA III and the major
public facilities located to the north in SPA I. The realign-
ment of East "J" Street so that it does not connect to Buena
Vista Way, east of Paseo Ranchero, also requires a General/
Specific Plan Amendment which has been incorporated with SPA
Plan approval.
(10/26/90)
'-8
3'.... 3 TO
:l:ntroduction and SUllllllarv
The design review process includes two integrated procedures:
design review and approval by the master developer and review
and approval by the City of Chula Vista. Essentially the pro-
cess requires the builder to formulate the design for his parcel
and review it with the master developer prior to formal applica-
tion and review of final designs by the City. The City of Chula
Vista requires Site Plan and Architectural Review, as well as
Landscape Review. The overall process is sketched below.
~~
DESIGN REVIEW
PROCESS CHART
~ /Y!!:tI1Ei' ,f
~~
~q-vr
~~av
~.
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~.~
~
~
~ elrr~
~
. . .
(02/02/90)
1-2
3/- .3 1-1
The City has also published a "Landscape Manual" which describes
the landscape review process and provides some guidelines for
landscape design from the City's perspective. The Manual also
includes specific standards for landscape and irrigation improve-
ments.
(02/02/90)
1-4 3/- 3r~
Introduction
The character of the Rancho del Rey Community at the broadest
level is established by the EI Rancho del Rey Specific Plan and
SPA Plans. During the preparation of these plans, numerous com-
munity design features were established or considered. As indi-
vidual parcels are developed, attention to these established cri-
teria is necessary to successfully execute the intended design.
This section is intended to describe and promote the design fea-
tures of the SPA Plan and to provide guidance for consistent
detailed design. Several SPA Plan Exhibits which address these
design issues have been reproduced herein for reference. The
following chapter, General Development Guidelines, addresses
those design issues (e.g., architecture, lighting, parking,
etc.) which were not intregral to the previous plans.
Circulation
The circulation network provides both a physical and visual con-
nection between residential neighborhoods. The overall street
circulation plan is indicated in Exhibit 3 on the following
page. The exhibit also illustrates typical road sections. In
addition, a comprehensive system trails for pedestrian and
bicyclist use has been included throughout the community. The
SPA III trail system includes a hiking trail which extends the
length of the southern leg of the Rice Canyon OPen Space Pre-
serve and connects to a regional network through SPA I. Access
to the trail system will be site planning issue for some
parcels.
Special landscape designs and treatments have been established
for community entries, parcel entries and streetscapes. These
are discussed in the Landscape Design section of these Guide-
lines and should be referenced for further information.
(02/23/90)
11-2
3/-31-3
Trails
The interconnecting trail system provided in SPA III is
graphically shown in Exhibit 4 on the following page.
Trails in open space areas such as the southern leg of Rice
Canyon are to be aligned and constructed to minimize adverse
impacts to sensitive biological resources. Trails should
follow utility access roads and existing paths whenever
feasible to minimize disturbance of natural vegetation.
The SPA III trail system will provide a connection between
the existing residential development west of the project
site and the school and park amenities at the northeastern
edge. Schools and parks, including the on-site junior high
school and neighborhood park are expected to be the primary
destinations of trail users and are indicated on the Trails
exhibit. In addition to pedestrian and hiking trails, a
bicycle trail (bike lane) connection is provided between the
existing bicycle routes on Telegraph Canyon Road and East
"R" Street. The SPA III trail system will connect to the
system within the Sunbow community, south of Telegraph
Canyon Road, via Paseo Ladera. These routes will encourage
non-vehicular circulation within the community. Final
location of the trail system is subject to review by the
City Parks and recreation Department.
A sketch on a following page illustrates the trail crossing
at Paseo Ranchero. The sketch also includes a section which
describes the grading adjacent to the roadway. At the can-
yon crossing, the streetscape will be comprised primarily of
views down and across either side of the canyon. Some of
the landscaping installed on the down slopes adjacent to the
roadway will also be visible.
Access from the SPA III neighborhood park to the trail
paralleling Telegraph Canyon Road will also be provided. A
sketch conceptually illustrating the access route is
provided. Recontouring of the slopes facing Buena Vista
Way, to improve the appearance and reduce maintenance of the
slope, are also illustrated.
(03/04/91 )
11I-4 31 - 3T'I
d
PASEO RANCHERO
at RICE. CANYON
~ fl-.t:~. ~
~ ~
qwr~tV Jn4dL.
f)fiVl!fZIffI!j'#T
~
..r...--.......--------
.-
1-6 31 - 3 ':I-~
Gradinq
Attention to detail in the execution of grading is important at
both the mass grading and detail grading levels. The EI Rancho
del Rey Specific Plan included design standards for grading.
The most relevant portion is repeated below. The Alternative
Grading Concept (Exhibit 5) is responsive to these policies as
well as those of the General Plan Land Use Element. Final
design should reflect the approved conceptual design. The
requirements of the Chula Vista Grading Ordinance and other city
policies, which are not superseded by those herein, shall also
be incorporated in grading plans for development within the SPA.
Grading Standard
The design intention of the specific plan is that graded
areas be contoured to blend with natural landforms. Round-
ing both vertical and horizontal intersections of graded
planes, obscuring slope drainage structures by massing a
variety of plant materials, incorporating variable slope
ratios for larger slope banks, use of landscape planting to
control erosion and obscure man-made banks, architectural
solutions to topographic changes, and other similar tech-
niques should be used. Slope banks with rigid angular
characteristics shall not be permitted.
Slope Banks - General
The following guidelines are summarized from the SPA III
Plan. Specific standards will be implemented through the
tentative tract map process.
Slope banks should be constructed at 2:1 or less
(unless otherwise approved).
Erosion potential on all slopes should be reduced
through the use of small berms at the top of the slope,
drainage improvements, and/or the use of appropriate
vegetation (see Landscape Design).
Provision should be made for adequate maintenance of
graded slopes and landscaping.
Streetscape Slopes
The City's Street Design Standards Policy establishes stan-
dards for the grading of slopes adjacent to the right-of-way
of major streets. These generalized standards are applied
unless more precise designs are submitted and approved in
conjunction with the project planning process. Considerable
attention has been given to streetscape appearance in the
design of SPA III and generalized design concept is included
in this chapter (see Streetscapes). A more detailed evalua-
tion of landscaping and slope design, utilizing the design
criteria and concept presented in these Guidelines, shall
(03/04/91 )
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ALTERNATIVE GRADING PLAN
SPECIALTY HOUSING WEST
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CREATE FllllENGTH
PUBlIC TRAL along
CANYON RIM. USE 3: 1
CONTOURING to
TRANSITION 10 NATURAl.
CONTOUR SlOPES
--..~
Easl 'H" 81
-- reel
.
.
~
REDUCE 52' IIGH CANYON
FLL Sl.OPE TO 32' in CANYON
and 22' above PUBLIC TRAIL.
CONTOUR TRANSITION SlOPE
10 NATURAl. CANYON SLOPE
REDUCED from 61' 10 40'
in CANYON with 21' above
PUBLIC TRAIL.
.~QQ~R2yBQ'
Ci1ti
--
10/30/90 It...nt.."
Entries
Entries serve two primary purposes. The first is informational;
they identify the community or neighborhood. To this end, entry
graphics must be clearly readable to the motorists and not so
overly sculpted and landscaped that their basic message becomes
obscured.
The second purpose is to provide unifying design accents through-
out the community. If each project or neighborhood attempted to
compete for attention via their entries, the overall unity of
the community would be decreased. Therefore, there will be a
common design treatment for all entries to reinforce the overall
sense of community.
Entry monumentation will be provided by both the master develop-
er and individual builders. There are three primary types of
entries: major entries, minor entries, and gated entries. The
approximate location of these entries is depicted on Exhibit 6,
Community Signage.
(02/02/90)
3/-39-9
1-10
Major Entries
Major entries are those which provide access to the entire
community. They consist of special monumentation and land-
scape planting, as illustrated below.
These entries should be designed to create a portal and
convey a sense of arrival. They will inform the motorist
that this is the entrance to the Rancho del Rey Community.
They will include design features that are consistent with
community fencing materials and may include a mock guard
house element. Entry design should flow with the terrain
and appear to be an extension of adjacent land forms.
---------
-----..---
Minor Entries
These are the entries to the individual parcels in Rancho
del Rey. They are to be designed as an enhanced extension
of the community fencing detail. These should be limited to
the one or two major entry points into a parcel and will
provide visitors with the project name identification. The
master developer will provide individual builders with proto-
typical details of these entry treatments to insure conti-
nuity.
(02/02/90)
3 I - 3i 0
1-12
Below are the elevations of the Rancho del Rey fencing program.
These are to be used for all fencing indicted on the Fencing
Plan, Exhibit 7, on the preceding page. Fencing for townhome and
multi-family projects are not specified on the fencing plan,
because the placement of such fences will be a design detail of
each individual site plan in these areas. However, any fencing
proposed in these attached residential neighborhoods shall use
the same fencing style as indicated for the single family detach-
ed areas. Pilasters with the spherical cap shown in the sketches
should be used occasionally for design continuity along long
fence runs and at fencing "end points" (e.g., all entries, and
where substantial changes in direction or elevation occur). A
flat cap (no sphere) shall be used at other pilaster locations.
Pilasters should be provided at each property line intersection
or at a maximum spacing of 50 feet.
.
:r-
"
CONCfliETE alOCK
WI lTUCCO ,...104
SOUND WALL(Noise)1
V" SOLID WALL
CONCMTI' ..OCI( ......TP
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CONCIIIETI! kOCK
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~
<.~ LOW FENCE
.",.};
OPEN-THEME
VIEW FENCE
LOW WAU.
.
.t
"
" .
SOLID FENCE
V" with PILASTERS
".'.
.TUCCO,........
~ .............
(02/02/90)
3 I -;it; I
111-14
COORDINATING FENCE HEIGHTS
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111-16
ALTERNATIVE SENSITIVE EDGE TREATMENTS
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3/- 3V.3
111-18
School/Park Interfaces
Although schools and parks are generally considered to be
compatible with residential uses, some level of conflict is
unavoidable and a buffer must be provided. Whenever pos-
sible the buffer should include a change in elevation, plac-
ing the residential units higher. A difference of only
three or four feet is a significant improvement. Dense
planting of the slope and fencing should also be provided to
create a physical and visual separation. If sufficient
slope height is provided, an open fence could be used to
allow views from the residential lots across the open park
area. These features should provide an aesthetically pleas-
ing perimeter to the school or park while minimizing the
intrusion of noise and distractions to the adjacent home
sites.
SDG&E Easement
A major SDG&E easement runs through the western portion of
the community. This corridor divides the R-8 development
parcels and presents both an opportunity and a constraint.
The opportunity arises from the open space characteristics
of the feature which also incorporates the trail network.
The constraint lies in the limitations on the type of land-
scaping that can occur consistent with SDG&E restrictions.
Nonetheless, a fundamental design concept is that the
easement interface should not become a hard brown edge;
landscaping on the adjacent parcels should be blended into
the easement area to create a soft edge. See the Landscape
Design section for addition information.
(08/10/90)
3/-3B'I-
UI-20
~
Scenic Corridors
Two off-site scenic corridors will be affected by develop-
ment within SPA III. These are the Telegraph Canyon Road
and East "H" Street corridors. Views from these streets to
residential development areas will mainly comprise rear unit
elevations and rooflines, rear yard fencing, and some graded
slope areas. In such visible areas, attention will need to
be given to the aesthetics of the rear exposure, as well as
the front. Additional rear elevation detailing, variable
lot depths or rear yard setbacks, and special slope land-
scaping should be considered as potential design solutions.
The canyon interface discussion and the landscape design
section of these Guidelines should be referenced for addi-
tional guidance. Additional discussion of this issue is
included in the SPA III Plan in Section VI.7.
The detailed guidelines for Parcel R-7 include design
criteria for the special setback area along a portion of
East "H" Street which borders on that development parcel.
Special attention should also be given to the graded slope
at the corner of Paseo Ranchero and Telegraph Canyon Road.
This area, adjacent to the junior high school site, is
visible, both as a project entry and a component of the
Telegraph Canyon Road scenic corridor. Design efforts
should be directed toward achieving a rustic/natural
character while maintaining site area for the school. The
incorporation of boulders or other techniques to retain the
slope, or provide opportunities for special landscaping to
"naturalize" the slope appearance should be considered.
(12/18/90)
3/- ''8.5
111-22
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~ . . -'"' Plan Detail/
, Extra Setback Area .
I. . lor Garages
"U Taking Access
~ along" J" Streel _
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1i ; SFD Acce~': ~rag"~~ ~kong
li~j -- r- -.-1_ a/reel
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STREETSCAPE
East "J" Street/
Paseo Ladera
-.
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SFD
(
\. Plan Detail
Communily
Theme Fencing
Variable Slope / SFD
\_ ~U;.
~_. . '" 0 ~. TOWNHOUSE
~f--. yariable Slope SITE
PARK SITE iii' i Transition Area -
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STREETSCAPE
SECTIONS
=<=e";i;~
section
SFD
60' R.O.w.
2:1
Slope
Section E-E
Paseo Ladera
Jr. High
School Site
Section D-D
East "J" Street
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anti
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'61Q. 139 'e'~
(08/10/90)
IV. GENERAL DEVELOPMENT GUIDELINES
IV-,
31-~gCj
pp
THIS NOT THIS
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3 I - 3 '0
S!qn!nq
In the SPA Plan, the distinction is made between permanent and
temporary signs. Some aspects of permanent community signing
have been previously discussed under "Entries" in this manual.
The illustrations below provide some common sense guidance in
the design of temporary signs. Within the SPA III Plan, Chapter
XI - Comprehensive Sign Regulations should be consulted for
specific sign restrictions (e.g., sizes, permit requirements,
prohibitions, etc.).
THIS
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STREET LIGHTING FIXTURE
IV.7
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BREAK-UP of INTERIOR PARKING AREAS
PARKING PLANTERS
IV-9
-3/-- ?l1~
v. LANDSCAPE DESIGN
(08/10/90)
V-l
'3/- 3'.5
Landscape Concept
The general components of the landscape concept are as follows:
Parcel or Specific District (theme trees)
Each neighborhood may have a distinctive architectural
theme. Selected landscape elements, including trees, should
reflect that theme.
Streets (dominant, support street trees)
Landscaping of streets ~ill provide continuity throughout
the community and create the appropriate link with adjacent
areas. East "H" Street, East "J" Street, Telegraph Canyon
Road and Paseo Ranchero will continue existing tree patterns
established by the City of Chula Vista. streets within indi-
vidual neighborhoods will reflect the neighborhood design
character.
Special materials within a landscape buffer will be
installed in masses with earthen berms along East "H" Street
to reinforce the established streetscape pattern within the
Employment Park across the street. Special attention will
also be paid to the graded area near the water tank.
Landmarks (theme trees)
Each major
character.
sites.
and minor landmark may have its own distinct
Landmarks in SPA III include the school and park
Entries (accent trees)
Entries are in three categories (see Entries in Chapter 4,
herein) :
Major Entry (community entry)
Minor Entry (neighborhood entry)
Gated Entry (special entry)
Accent trees will be used to contrast with designated street
trees. Major entry accent trees will be pre-selected; how-
ever, the minor and gate guarded entry trees will be selec-
ted by the builder subject to approval by Master Developer
and the City of Chula Vista.
Arterial Accent Planting
Flowering accent tress will be used at these major and minor
focal points to provide distinctive contrast.
(12/18/90)
V-3
31"?>'C,
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pARK PLAN1lNGI
Hlgft-brancNng ......... aM
CMeIOuaue t,... ..........1Il
_...........,I.t."'O"~
.....................11......
.ec.... ,... ......----
10"'..........'_'_.
ARTERIAl. ACCENT ....."NTIHG
fktweringl'........acc...."..
or .ound<:o..... I' an...." poinI.
ENHANCED ILOPE PLANTING
V.,Ue..........."......,......
PIIItI'nt1 w1ll1llow..................
...........-*0".....
HA1lMALlZEO PLANTiNG
...1....~...I......Ud......._
lIhr...to~cII.IrIlbecl......Of
~. willi Mlural OC*I ...~.
FUEL MOOtFCA TION ZONE
Acl.... toc.IIofIIOb.d.'....ln.d
lollowlng plolUnllo, bundlng,
I' Ipe,1 01 11'.. IUlel,. pll"
,1Ib"llt,1. Pill'll ....'..1... 1",11
con,ll' ollow-h.I' ,hlub' lno
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D
D
---
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ARTERIAL PLANTINO
Pllnl ""t..I,I, In conlhwllr
wl'h "'IUnll'''''''' Ind CIl,
t......c... ",c:llltlcl', II,nd,rlll.
EAST oW STREET BUfFER
Low ........n ,twubl In "'.....'"
cOtoObln,lIOfl wl'" ..,111 bl'..... Plant
1111,.,1.1. In contlnulllf wllh SPA I
EMploymen, P.r. IC,.entng 10
r.lntOfc...IIUnglhefn..
RESERVOIR 8CREENlHCJ
F..'.... bolh ....11ng ....,.....
"... .ndlow ...r...n .tv"b.ln
........10 Icr.en w.l... .......olr.
.~QQ~Bm'
General Landscape Plan
--;-\
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--. \ "bl ~
DEVELOPMENT AREA Pl.AHTlHO ..,
. .,---
".nllllO' wllNn ....Iopllt .,... '\' l
.h." b11fN1 willi .." pl.ntlno' l- \1 n
... ".'M" ".,,,.., ... '" .~_.i . 't' <J..
....01 In.l.lOU.I.III. , p
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NATUAALOPEN IPACE .. fl- i"~_r::::Jj ,4
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7123/90~ iuI
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1619'
.......-
Slope Erosion Control
All slope erosion control planting shall conform to the'require-
ments of the "City of Chula Vista Landscape Manual" and the
City Landscape Architect.
The general intent of the slope erosion control program is to
protect newly created slopes or denuded areas from erosion or
unsightliness. Dust abatement is also a concern.
All areas of the site on which new grades have been created or
vegetation has been disturbed will be planted. One of two types
of planting will be required.
Type I plantings are those which require ongoing irrigation to
supplement natural rainfall. Generally, all areas adjacent to
street right-of-ways will be Type I plantings. The City
Landscape Architect may designate any other areas as Type 1 to
maintain the aesthetic quality of the community. Fire resistant
strips which are necessary between structures and natural open
space will be included in Type I planting.
Type II plantings are defined as areas which, once
will survive and grow with only natural rainfall.
Type II planting could be hydro-seeded with native
which is then irrigated until established.
establi shed,
For example,
vegetation
(12/18/90)
V-7
3'" ?/If{
Natural ~ Space Enhancement
The Rancho Del Rey SPA III Plan provides for the preservation
and enhancement of significant areas of open space. The major
areas are the southern leg of Rice Canyons, buffer along
Telegraph Canyon Road, and the SDG&E Easement. These areas
provide several unique opportunities:
- Preservation of unique natural resources and wildlife
habitats.
Nature Study experience.
- Drainage basins for runoff.
- Less pollution, more oxygen in the atmosphere.
- View corridors.
Uses
The following are appropriate uses within the Open Space
areas:
Rice Canyon
Sensitive plant and wildlife habitat preservation
Nature study
Trail systems
SDG&E Easement
Improved park & recreation facilities
Parking
Trail systems
Picnic areas
Nature study
Other day use activities
Teleqraph Canyon Open Space Buffer
Sensitive plant and wildlife habitat preservation
(02/02/90)
V-9
3/- 3'"
(12/18/90)
SDG&E Easement
Landscaping within the SDG&E Easement shall con-
form to agency restrictions. The actual zones may.
vary among fuel modification, naturalized, native
and ornamental areas, based on the adjacent areas.
V-ll
3/-1/00
PLlUlT MATERIALS MAnn
KEY: MAN - Manicured
ORN - Ornamental
DTN - Drought TOlerant/Naturalized
FM - Fuel Modification
NAT - Native
/Wi ORN DTN FM NAT
TREES
Albizzia julibriBsin 0
Arecastrum romanzoffianum 0 0
Bauhinia variegata 0 0
Brachychiton acerifolia 0
eupaniopsie anacardiodieB 0 0
Erythrina coralloidieB 0
Eucalyptus species 0 .
Ficus rubiginosa 0
Jacaranda acutifolia 0
Koelreuteria bipinnata 0 0
LeptoBpermum laevigatum 0
Liquidambar Btyraciflua 0
Magnolia grandiflora 0
Melaleuca leucadendra 0
Pinus canariensis 0 0 0
Pinu8 species 0 . 0
PlatanuB acerifolia/racemosa 0 0
PopuluB species 0 0
Prunus ceraaifera 0 0
pyrus bradfordii 0 0
PyruB kawakamii 0 0
Quercus agrifolia 0
SchinuB molle 0
SHRUBS
Acacia redolenB .
AgapanthuB africanuB 0 0
ArcotoBtaphyloB species . .
Artemisia (low growing) . .
BUXUB sempevirens . .
CalliBternon citrinus . .
Camellia specieB 0
Ceanothus species . . .
Cistus species .
Coprosma kirkii 0 0
Cotoneaster species . .
Dodonaea viscosa .
Elaeagnus . .
Eacallonia 0 . .
Eugenia uniflora 0 .
Feijoa sellowiana 0
Hemerocallis hybrids .
Hetermoles arbutifolia . .
Hibiscus rOBa-sinenBis 0
Juniperus specieB 0 0
Lantana sellowiana . .
(10/26/90)
V.13
3' ..i/ol
~ Modification Landscapinq
A fuel modification zone must be established between natural
open spaces and building development. This zone will consist of
an area cleared of natural brush and modified by the addition of
fire retardant materials (see list under "Natural Open Space
Enhancement"), and an automatic irrigation system. The minimum
width of this zone shall be established by the City of Chula
Vista Fire Marshal. Plants should vary in height and be planted
in random patterns to avoid a hard edge appearance.
(~!ifi;fJfti'/~1/I)
~ ,P~~:S
~ ~
, ~JXf
W~
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FUEL MODIFICATION ZONE
(10/26/90)
V-15
a'- '1o~
TYPICAL STREET TREE PATTERNS
SINGLE F AMll Y RESIDENTIAL
~ 1'~9 PIe:. f. #IT c."tVA'e~;V
V-17
3/- qo3
~m.
~+'~
LANDSCAPED P ARKW A YS
. .
1~J~{
/' ,,.
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PARKWAY with TRAFFIC GUARD
V-19
3'-'1 fJ'!
Landscape Standards
All landscape installation shall conform to the City of Chula
Vista Landscape Manual.
Streetscape and common area landscape shall be planted to the
following minimum standards:
Ground covers shall be used to cover the entire
planting area (flatted material at the appropriate
spacing or hydroseed with City and Master Developer
approval).
Spreading shrubs shall be used to eventually cover a
minimum of fifty (50%) percent of the area at mature
growth. Shrub and ground covers shall be selected from
the Plant Material Matrix.
Tree plantings shall consist of the designated
dominant, accent, and parcel trees.
A minimum of four (4) trees per 100 linear feet of
street frontage will be required. Spacing shall be 40
foot maximum. All trees will be staked in accordance
with the City Standard detail. Type, size, location,
and installation of trees in the City right-of-way
require City approval.
'II f~1 ~
~(/~ ~ }fj#/~CI#
(02/02/90)
V-21 3/-1./05
Open
Space
Maintenance
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Open Space Maintenance District
NOTE: Final extent of O.S. Districts to
be established by tract maps.
.~QQ~kB!Y
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10/18/90 ~j I...... I
Ci1ti
.-
''''~I I J<I '6'~
3. Interfaces
Refer to the "Edges" section for the type of
treatment. The following types of interfaces should be
recognized:
a. Canyon/Open Space Interface
Parcels R-1, R-2, R-3, R-6 & R-7. Conform to
"Fire Suppression/Fuel Modification" requirements.
b. Park or School Interface
Parcel R-6.
c. SDG&E Interface
Parcel R-7.
d. East "H" Street Landscaped Buffer
Parcel R-7.
4. Periphery Landscape
a. Periphery landscaping shall conform to the General
Landscape Plan.
b. Adherence to the streetscape techniques contained
herein will also be required.
5. Interior Landscape
a. There are two categories for interior landscape:
Developer installed - subject to Master
Developer and City approval.
Individual installed - Not subject to Master
Developer and City approval, except for pos-
sible encroachment into open space.
b. Developer installed landscape will include:
Slope erosion planting with manual irrigation
system. Systems to be connected to indivi-
dual house meter.
Street trees installed in the street tree
easement. Exact type, location and staking
of tree subject to approval by City.
(12/18/90)
V-25
?J /- 1./0 1-
Product Deve10pment
The Rancho del Rey SPA III Plan includes certain minimum resi-
dential property development standards. These have been repro-
duced below for reference. It should be understood however,
that adherence to these minimum standards will not automatically
create a project that will be acceptable to the City. The adop-
ted standards are intended to provide flexibility for creative
and efficient site planning, and innovative architectural solu-
tions. They are not intended to be used to create substandard
developments.
RESIDENTIAL PROPERTY DEVELOPMENT STANDARDS
1.
Lot area (in net oOO's s.f.)
minimum
minimum average
2.
Lot width (in feet)
minimum
minimum average
3.
Lot depth (in feet)
4.
Lot coverage (percentage)
5.
Floor Area Ratio.
6~ Front yard setback (from
Public Street ROW)
a) To direct entry garage*.
b) To side entry garage..
c) To main residence
7. Side yard setback
8.
al To adjacent residential lot
(min. total/min. one side)
b) Distance between detached
residential units
c) To adjacent street
(corner lot)
Rear yard setback'
Building height, feet (maximum)2
(2-1/2 story maximum in RS & RP)
accessory bldg., maximum
9.
Land Use District
RS --'RP- RC RSP
'0/5
5.0
6.0
50
50
90
45
.55
15
10
15
10
10
15
28
15
3.5
4.0
SP
SP
40
45
SP
SP
90'
SP
SP
50
SP
SP
.60
SP
SP
15
10
, 0
SP
SP
SP
SP
SP
SP
10/3 SP
SP
, 0 SP
SP
10 SP
SP
15'
SP
SP
28
SP
SP
15
15
10. Parking spaces per unit
2 2 1.5 5P pp3
(gar.) (gar.) 1 bdrm
., guest unit
.May be modified with Site Plan approval
..Lots fronting on East "J" Street, west of Paseo
Ranchero: 28' direct entry, 23' side entry
garage in RS & RP districts
1 . f
Exception or one stacy structures per
19.26.150 CVMC
2Mdy be increased to 35 feet with Site Plan approval
JAs required for uses approved in Precise Plan
(12/18/90)
VI-2
31- 40~
2.0 5P
2 bdrm
unit
2.5 sp
3... bdrm
unit
HOUSING TYPE: SFD-Conventional
. EXAMPLE LOT SIZE: 50'x 1 QQ'
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HOUSING TYPE: SFD-Cottage
EXAMPLE LOT SIZE: 40'x90'
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3,-1110
Site DeveloPlllent Standards
Numerous site development criteria are included in Section VI.8
of the SPA III Plan. The following are presented as supplements
to those basic guidelines.
Single Family Products
On the following pages a series of lot/building schematics
are presented to provide additional guidance in the design
of single family housing types. The attached townhouse and
specialty developments follow. It should be stressed that
the schematics and building envelopes that follow are proto-
typical lotting concepts and are not intended to constrain
more creative solutions to spatial relationships. Special
attention is also given to the issues of streetscape quality
and corner lot situations in small lot areas. The open
cul-de-sac site planning technique is also illustrated.
Yard Restrictions
Careful attention to maintaining continuity of design during
initial construction can be negated by subsequent individual
homeowner improvements. Enclosed additions, patio struc-
tures, decks, storage sheds, fencing and other similar home-
owner improvements are of particular concern. Yet, restric-
tions such as setbacks, coverage, materials, etc. must
relate to the particular type of lot and residence
involved. In order to both control these homeowner improve-
ments and, at the same time, relate the restrictions to the
particular characteristics of the housing type involved, a
"Homeowner Improvements Guide" shall be a required component
of the mandated Site Plan Review. This supplement will
detail for each housing type, the specific restrictions on
the size and location of balconies, covered patios, enclosed
additions, or storage buildings. In addition, specific
guidance and restrictions shall be provided for materials,
colors and design characteristics. This supplement shall be
officially adopted as a component of the Site Plan Review
approval. And to insure continued conformance, it will also
become a component of the recorded CC&R's given to each new
home purchaser.
(08/10/90)
VI-7
31 - ~ II
CORNER LOT TREATMENT with SMALL LOTS
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VI-9
31 - i.//~
Open Space Fencing
(without Open Space Access)
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VI-lOa
,'-'-/13
Attached Products
Site plans for attached products should consider the follow-
ing issues: indoor and outdoor privacy, solar access, build-
ing appearance, and overall project design appeal. Build-
ings should be oriented to create courtyards and open space
areas, thus increasing the aesthetic appeal of the site.
Building architecture should incorporate a variety of units,
building sizes and heights, and color accents. Building
facades should include relief to avoid a monotonous appear-
ance. Stairwells should be covered and integrated into the
overall building design, and private spaces such as patios
or balconies are encouraged for each unit. Another design
consideration is the need to buffer group parking areas from
the street and adjacent properties. A few of these design
concepts are illustrated below and on the following pages.
w 111~
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(10/26/90)
/l0i 71t/6
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MULTI-FAMILY SITE DESIGN
VI.12
3/-41'1
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~y~ VIo/VerY fb ~ 6~~e.
MUL Tt-FAMIL Y SITE DESIGN
VI-13
3t-1I1.5
Parcel R-1: This "parcel" consists of three in-fill areas
at the end of paseo Margarita, paseo Cresta, and along Paseo
Entrada. The most important design issue regarding ~his
parcel is the integration of new development with the exist-
ing homes on adjacent lots. The architectural design and
scale of the new homes should compliment the established
neighborhood character. Grading to create lots should also
blend with the contours of existing development. The street
interface of the several flag lots proposed at the end of
Paseo Margarita should also receive special attention.
Where lots back to Paseo Ladera, the rear fencing and street
landscaping should be consistent with community themes.
Parcel R-l
Design criteria Summary
Minimum Pad Size: 6,000 sf
.
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Product: CONVENTIONAL SFD
Average Lot Size: 9,120 sf
Special Desiqn Issues
Grading: adjacent to Telegraph Canyon buffer, adjacent to Paseo
Ladera
Entry: Existing adjacent neighborhood
Fencing: Telegraph Canyon Road views; integration with existing
neighborhood fences
Edges: Telegraph Canyon Road, paseo Ladera; community facility
parcel (CF-1); existing neighborhood
Landscaping:
open space edges; community facility edge
(10/26/90)
VI-1S
31 - '11~
Parcel R-3: This parcel is located on the central plateau,
north of East "J" street and overlooks the south leg. of Rice
Canyon. It is planned for traditional single family detach-
ed products on conventional sized lots. The important
design areas in this parcel are the edges, one abutting the
canyon rim, one facing East "J" street, and two adjoining
existing development.
Most lots adjacent to the Villa Palmera project, at the
southwestern edge of the parcel, will have down slopes in
their rear yards creating a buffer to separate the two pro-
jects. Where a grade differential does not exist, adequate
fencing and landscaping will need to be provided. At the
western parcel boundary, SPA III homes will share a collec-
tor street with existing homes. The issue of complimentary
design and scale become important at this location. Along
the southern edge, additional lot depth is required for
those lots on East "J" Street because of the City's setback
standard for homes fronting on collector streets. The lot
pattern along the canyon rim has been designed to maximize
the view potential of these home sites. Repetitive roof
styles which would be noticeable from within or across the
canyon should be avoided. Landscaping on the adjacent
slopes should obscure these homes as viewed from the canyon
trail without blocking the views from the homes themselves.
Parcel R-3
Design Criteria Summary
Product: TRADITIONAL SFD
,"
>
Minimum Pad Size: 5,000 sf
Average Lot Size: 7,200 sf
,19', .---:~~~
~-----
Special Desiqn Issues
Grading: Canyon slopes; existing adjacent development
Entry: none
Fencing: Canyon views; compliment existing development
Edges: Canyon; existing development
Landscaping:
Canyon interface; existing development
(10/26/90)
VI-17
31-1./1:r-
Parcel R-5: This parcel is located in the middle of the
central ridge and lies between Parcel R-2 and East "J"
Street. All property adjacent to this parcel is within the
SPA III so coordination with existing development is not an
issue here. The primary design issue for this parcel is the
appearance of the project perimeter along East "J" Street
and Paseo Ranchero. A second issue is the alignment/spacing
of entries with those of the school, park and single-family
attached project across East "J" Street.
Parcel R-5
Design Criteria Snmm"ry
Product: SFD (Home size 1,550 - 2,000 sf)
Minimum Pad Size: 3,600 sf
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Average Lot Size: 4,360 sf
Special Desiqn Issues
Grading: none
Entry: Spacing with entries to S-1/P-1 and R-6
Fencing: Perimeter fence along Paseo Ranchero and East "J"
Street
Edges: Paseo Ranchero and East "J" Street
Landscaping: Edge conditions
(10/26/90)
VI-19
j/-I.{I ~
Townhous
Concept Pla~
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Parcel R-6
Design Criteria Summary
Product: TOWNHOMES
Minimum Pad Size: N/A
,~'-
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Special Desiqn Issues
Grading: Park site interface; Telegraph Canyon edge
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Average Lot Size: N/A
Entry: Alignment with adjacent entries
Fencing: Views to Telegraph Canyon Road; Park site separation
Edges: Telegraph Canyon; East "J" Street; Park site
Landscaping: Edge conditions
(10/26/90) VI-23
3 , -l/JO
Specialty Housing Concept Plan
Parcel R-7
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