HomeMy WebLinkAbout1994/08/16 Item 12
COUNCIL AGENDA STATEMENT
Item 12-
Meeting Date 8/16/94
ITEM TITLE:
Public Hearing: PCZ-94D/PCM-94-24/PCM-94-27/PCM-93-6/PCS-88-
3A; Consideration of prezoning and incorporating approximately 22.7
acres of land within Eastlake Greens and amending the Eastlake II
(EastLake I Expansion) General Development Plan, Eastlake Greens SPA
Plan, Eastlake II (Eastlake I Expansion) Planned Community District
Regulations, Eastlake Greens Air Quality Improvement Plan, Eastlake
Greens Water Conservation Plan, and Eastlake Greens Master Tentative
Map (Chula Vista Tract 88-3) - Eastlake Development Company
Ordinance 2.l..o0 Approving the prezoning of 22.7 acres of
unincorporated land to P-C Planned Community and adopting Mitigated
Negative Declaration on IS-94-19 and Mitigation Monitoring and
Reporting Program thereto
Ordinance "2.c..ol Approving amendments to the Eastlake II
(Eastlake I Expansion) Planned Community District Regulations (Land
Use District Map only) and adopting Mitigated Negative Declaration on
IS-94-19 and Mitigation Monitoring and Reporting Program thereto
Resolution .,,,., Approving and imposing amendments and
conditions on the Eastlake II (Eastlake I Expansion) General
Development Plan, Eastlake Greens Sectional Planning Area Plan,
Eastlake Greens Air Quality Improvement Plan, Eastlake Greens Water
Conservation Plan and Eastlake Greens Master Tentative Subdivision
Map and adopting Mitigated Negative Declaration on IS-94-l9 and
Mitigation Monitoring and Re rting Program thereto
SUBMITTED BY: Director of Planning
REVIEWED BY: City Manag(;. '
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The Eastlake Development Company has requested amendments to the Eastlake II General
Development Plan, Eastlake Greens Sectional Planning Area (SPA), Eastlake II Planned
Community District Regulations, Eastlake Greens Air Quality and Water Conservation Plan,
Eastlake Greens Master Tentative Map and a prezone and addition of approximately 22.7 acres
of unincorporated land to the existing Eastlake Greens SPA area. The purpose for the above
request is to:
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Page 2, Item 1"2-
Meeting Date 8/16/94
I. Incorporate into the planning and regulatory framework of the Eastlake Greens
SPA Plan those parcels of the (previously approved by City Council on
December 14, 1993) Eastlake Greens General Plan Amendment which take
access from the internal circulation of the Eastlake Greens Planned Community
(northeast of the SDG&E transmission lines - see attached locator);
2. Improve the spatial and functional relationship of residential density/product
distribution within the Eastlake Greens Planned Community area; and
3. Update the Eastlake Greens SPA Plan and supplementary documents to reflect
current statistics and technical refinements based on site plan approvals and
market considerations.
The documents affected by the amendments, as proposed to be revised, have been provided for
your consideration and approval.
The Environmental Review Coordinator has conducted an Initial Study, IS-94-19, of potential
environmental impacts associated with the implementation of the project. Based on the Initial
Study, and comments thereon, the Coordinator has concluded that there would be no significant
environmental impacts and recommends adoption of the Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program issued on IS-94-19.
RECOMMENDATION: That City Council adopt the ordinances and resolution attached
hereto, approving the amendment to Eastlake II General Development Plan and Planned
Community District Regulations (Land Use District Map only), the Eastlake Greens SPA Plan,
Air Quality Improvement Plan, Water Conservation Plan and Master Tentative Map (Chula
Vista Tract 88-3) and adopt Mitigated Negative Declaration on IS-94-19 and Mitigation
Monitoring and Reporting Program thereto based on the finding and subject to the conditions
contained herein.
BOARDS/COMMISSIONS RECOMMENDATION: On July 27, 1994, the Planning
Commission voted 6-0 to recommend that City Council approve the proposed amendments in
accordance with Resolution PCZ-94-D/PCM-94-24/PCM-94-27/PCM-93-6/PCS-88-3A.
On April II, 1994, the Resource Conservation Commission voted 5-0 to accept (approve) the
Mitigated Negative Declaration on IS-94-19 and Mitigation Monitoring and Reporting Program
thereto.
DISCUSSION:
The Eastlake Greens, which is a part of the overall EastLake Planned Community, is proposed
to be expanded to include two presently unincorporated areas totalling approximately 22.7
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Page 3, Item I ~
Meeting Date 8/16/94
acres. One is a strip of land next to and north of E. Orange Avenue east of the SDG&E
easement, and the second is a triangular parcel northeast of the SDG&E easement. Both of
these areas were a part of the Eastlake Greens General Plan Amendment which was prompted
by the land swap between The Baldwin Company and EastLake Development Company, was
intended to establish logical development boundaries for EastLake and the Otay Ranch
developments and was approved by City Council on December 14, 1993.
The General Plan land use designation for these parcels is ResidentialILow-Medium (3-6
du/ac). They are planned for development at the midpoint of the density range (4.5 du/ac),
thus a total of 97 dwelling units would be added to the previously approved 2,774 dwelling
unit total for the EastLake Greens Planned Community area yielding a total of 2,871 dwelling
units within the EastLake Greens.
As a result of previous Council action approving an amendment to the EastLake Greens GP A
in 1993 (reference Resolution 17309), the developer is obligated to comply with an affordable
housing condition which commits the EastLake Greens Subdivision to provide 10% low and
moderate affordable housing. In addition, the City Council has established an EastLake
Housing Task Force which is addressing the issues of affordable housing for the entire
EastLake area. The Task Force is scheduled to complete its work within the next two months.
I. Eastlake II General Development Plan Amendments
The General Development Plan text, map and statistical tables are proposed to be
amended to reflect the expanded Eastlake Greens boundary and the following land use
designation modifications which represent the requested density additions and transfers
within the Eastlake Greens Planned Community.
a. Removal of the previously assigned Interim Designation land use status from
Parcel R-27 and R-28. These parcels were assigned interim designation
densities of 4.5 du/ac at the time of the original EastLake Greens SPA approval;
however, these densities were anticipated to be increased upon completion of the
then pending General Plan Update.
b. Change of the residential land use designation for Parcel R-28 from Low-
Medium (3-6 du/ac) to Medium (6-11 du/ac). [Note: Parcel R-27 is proposed
for a four-unit increase (see page 4)].
c. Assignment of Interim Designation Land Use status to three additional parcels
southwest of the SDG&E easement. These parcels are planned to be developed
in conjunction with the portion of the EastLake Greens land swap area which
was not included as part of this General Development Plan amendment and is
located southwest of the SDG&E easement. A separate General Development
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Page 4, Item I '2.
Meeting Date 8/16/94
Plan amendment is anticipated to be processed for this portion of the land swap
at a future date, at which time final density assignments and removal of the
interim designation status from parcels R-9, OS-5, and FU are anticipated to be
made.
The above amendments have been incorporated in the proposed GDP Plan map.
(Exhibit I of EastLake II General Development Plan)
2. Eastlake Greens SPA Plan Amendments
The SPA Plan is proposed to be amended in five areas; boundary, density, trails, small
lot guidelines and scenic highway standards for Orange Avenue.
a. Boundary Amendment: As previously discussed, the Eastlake Greens Planned
Community boundary is proposed to be expanded by 22.7 acres. Parcel R-1O
is proposed to be expanded by 17.5 acres to incorporate the area between the
current southerly boundary of Eastlake Greens and realigned E. Orange Avenue,
and two 2.1 acre triangular areas are proposed to be added to Parcel R-20 and
R-23 (one to each parcel) for a total of 4.2 additional acres. The boundary
amendments have been incorporated on the proposed Site Utilization Plan
(Exhibit 3 of EastLake Greens SPA Plan).
b. Density: A total of 97 additional dwelling units are proposed to be added to the
Eastlake Greens SPA Plan as a result of the boundary change. In addition,
approval of minor and major density transfers within the SPA area have been
requested. All density modifications (additions and transfers) have been
included in the Site Utilization Plan statistical table (Exhibit 3 of EastLake
Greens SPA Plan).
Density transfers can be categorized as minor technical adjustments and changes
in product type, from attached dwellings to detached small-lot developments.
Minor technical adjustments are density transfers, both plus and minus, resulting
from the actual site planning of individual parcels. These changes do not reflect
any change to the original density range. Following is a summary of the parcels
proposed for minor technical adjustments.
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Page 5, Item , 2-
Meeting Date 8/16/94
Parcel Number
Dwelling Unit IncreaseIDecrease
R-7
R-ll
R-14
R-23
R-22
R-24
R-25
R-27
-5
-5
+2
+9 (GPA based)
-5
-4
+4
+4
More significant density changes are also being proposed as a response to
product changes, from attached dwellings to detached small-lot developments.
There are five parcels affected by these changes: R-3, R-IO, R-15, R-20, and
R-28. Following is a summary of those density transfers.
Parcel Number
Dwelling Unit lncrease/Decrease
R-3
R-IO
R-15
R-20
R-28
+26
+79
-23
-18 (-27 total with boundary adjustment density added)
+33
Parcel R-3: This site is still proposed to be developed with single family
detached housing, however, the density of the parcel has been increased from
3.8 dulac to 5.0 dulac, in order to provide smaller lot sizes consistent with the
market demand. The average lot size has been reduced from 6,500 sq. ft. to
5,000 sq. ft.
Parcel R-IO: The density of this parcel is proposed to be slightly decreased,
from 6.0 dulac to 5.4 dulac due to the addition of the area associated with the
realignment of E. Orange Avenue at 4.5 dulac.
Parcel R-15: The density of this parcel is proposed to be reduced from 7.6
dulac to 5.6 dulac. The decrease is related to the change from attached to
detached housing.
Parcel R-20: The density on this parcel is proposed to be reduced from 12 dulac
to 9.3 dulac due to the proposed dwelling unit transfers to other parcels.
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Page 6, Item '2-
Meeting Date 8/16/94
Parcel R-28: This parcel was originally planned to be developed as a high
density area and was one of the parcels which were previously assigned an
Interim Density designation status. While the original high density designation
is not being pursued, the present allowable density of 4.5 du/ac is intended to
be increased to 9.8 du/ac due to the parcel's prime location and accessibility to
facilities. The proposed density provides flexibility for the development of
either attached multiple-family dwellings or single-family detached small-lot
product developments.
Aside from the 97-unit increase resulting from the additional 22.7 acres included
in the new EastLake Greens boundary, all of the above referenced density
transfers result in a no-net increase from the approved 2774 du's authorized for
the EastLake Greens.
c. Trails: A Golf Course Trail was originally approved as part of the Eastlake
Greens SPA Plan. A portion of this trail was planned to extend along the golf
course's perimeter. The developer proposes realigmnent of this portion of the
Golf Course Trail off the golf course frontage on to public sidewalks in order
to minimize exposure of the public to hazards and the City to accident liabilities.
The trail is still proposed as a loop within the Eastlake Greens Neighborhood,
fronting the golf course at points which afford scenic views. A series of six
vista points/rest stops are proposed to be provided at strategic locations around
the course. The vista points are proposed to include seating areas and are
located in areas of reduced hazard potential. Markers along the Golf Course
Trail are proposed to identify the trail and direct the public to the vista points.
The proposed Golf Course Trail realigmnent is shown on the proposed Trails
Plan (Exhibit 8 of EastLake Greens SPA Plan).
d. Small Lot Guidelines: Additional design guidelines for single family detached
lots under 5,000 sq. ft. are proposed to be included by referencing the City's
Design Manual in order to address specific small-lot development design issues.
e. Scenic Highway Standards: A 75' wide (average) landscaped buffer is proposed
to be provided on the north side of E. Orange A venue within the Eastlake
Greens area. The proposed buffer will be consistent with the 75-foot wide
scenic buffer treatment for the south side of E. Orange A venue, which was
previously approved by City Council in conjunction with the Otay RanchnGeneral Development Plan.
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Page 7, Item 12.-
Meeting Date 8/16/94
3. Eastlake II (Eastlake I Expansion) Planned Communitv District Regulations
Amendments
The Land Use District map in the Planned Community Regulations document is
proposed to be amended to reflect the new Eastlake Greens boundary and the following
changes in land use districts which have been influenced by current market demands
for certain residential product types.
a. Parcel R-16 and R-18: The land use district designation for these parcels is
proposed to be changed from RP-8 (Residential Planned Concept - 8 District)
to RC-IO (Residential Condominium - 10 District).
b. Parcel R-27: The land use district designation for this parcel is proposed to be
changed from RM-44 (Residential Multi-Family - 44 District) to RS-7
(Residential Single Family - 7 District).
c. Parcel R-28: The land use district for Parcel R-28 is proposed to be changed
from RM-44 (Residential Multi-Family - 44 District) to RC-IO (Residential
Condominium - 10 District).
4. Eastlake Greens Air Oualitv Improvement Plan and Water Conservation Plan
Amendments
Minor statistical amendments to the previously approved Eastlake Greens Air Quality
Improvement Plan and Water Conservation Plan are being proposed to reflect updated
project data.
5. Eastlake Greens Master Tentative Subdivision Map Amendments
The Master Tentative Map for Eastlake Greens is proposed to be amended to:
a. Include the 22.7 acres of land which are intended to be added to the EastLake
Greens SPA Plan area (T.M. sheet #8, 9 and 10);
b. Exclude Parcel R-9, OS-5, and FU which are located southwest of the SDG&E
transmission line (T.M. sheet #9);
c. Reflect the new Orange Avenue road alignment (T.M. sheet #9 and 10);
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Page 8, Item I 2-
Meeting Date 8/16/94
d. Reflect changes in development patterns of previously subdivided parcels,
resulting from the requested density transfers and additions to the Eastlake
Greens SPA Plan (R-7/T.M. sheet #3, R-ll/T.M. sheet #4, R-14/TM sheet #6,
R-3/TM sheet #7 and 8).
A number of conditions have been recommended by the Engineering, Planning and Fire
Departments as conditions of Tentative Map approval. The majority of these new
conditions reflect new City standards which were adopted subsequently to the approval
of the EastLake Greens Master Tentative Subdivision Map. These conditions are listed
on page 9-15 of the attached draft City Council Resolution.
6. Prezone
A total of approximately 22.7 acres of presently unincorporated area is proposed to be
added to the Eastlake Greens Planned Community. The area is presently zoned S-
87/Special Purpose Limited Control - I du/2S du (San Diego County Zoning) and is
proposed to be prezoned Planned Community. The subject parcels are anticipated to
be annexed within a year, upon completion of the City's Sphere of Influence Study
currently underway.
ANAL YSIS
The current Eastlake II General Development Plan, Eastlake Greens SPA Plan, and Eastlake
II Planned Community Regulations are inconsistent with the recent General Plan amendment
with respect to the alignment of E. Orange A venue, and logical development boundaries in and
around the SDG&E easement. Both of these inconsistencies relate to the EastLake Greens land
swap actions. The proposed amendments will bring the Eastlake Greens SPA Plan and
associated documents into conformance with the amended General Plan as well as the Public
Facilities Financing Plan, Air Quality Improvement Plan, and Water Conservation Plan, and
will provide the public with updated plans of intended development. The amended GDP/SPA
Plan statistics will also provide a more accurate basis for other planning purposes, such as
projection of infrastructure needs.
The majority of the proposed density transfers are intended to address market demands and are
consistent with the general development pattern and density previously approved for Eastlake
Greens. These amendments also allow a more logical transition of construction within the
Eastlake Greens Planned Community, consistent with the phasing of internal and external
infrastructure. Accomplishment of the amended SPA plan would continue to allow
construction of public facilities; such as parks, schools, and transportation facilities to be
provided in a timely manner.
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Page 9, Item 12
Meeting Date 8/16/94
The proposed amendments incorporate a number of minor technical plan refinements. The
updated statistics for developed or precisely planned parcels provide a more accurate planning
document. The refinement of the trail system for public view of the golf course provides an
less hazardous and thus preferred system. The inclusion of small lot guideline references
within the Eastlake Greens SPA Plan would improve the site plan review of such projects. The
amendment to the scenic highway standards for E. Orange Avenue will enhance the visual
quality of the scenic corridor.
FISCAL IMPACT: The addition of 22.7 acres and 97 additional dwelling units has no
measurable impact on the original fiscal analysis prepared for EastLake Greens. The original
fiscal analysis concluded that the project results in a positive fiscal return to the City.
Attachments: {Mitigated Negative Declaration [S-94-19 and Mitigation Monitoring and Reporting Program
Resource Conservation Commission Minutes (4/11/94)
~ Planning Commission Reso[ution PCZ-94-D/PCM-94-24/PCM-94-27/PCM-93-6/PCS-88-34
" Planning Commission Minutes (7/27/94)
Disclosure Statement
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PROJECT AREA
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CHULA VISTA PLANNING DEPARTMENT
C!) APPLICANT: Easdake Development PROJECT DESCRIPTION:
EASTLAKE GREENS
ADDRESS: !IOO Lane Avenue SPA/GDP/Prezone/P.C. Amendments
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SCALE: FILE NUMBER:
NORTH NONE
General
Development
Plan
(PROPOSED)
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~E"ASTLAKE
" I'LNND c:a.MNTY I\' WTLAICE IlEVIl.CIMNl co
r CHULA VIST A PLANNING DEPARTMENT
C!) PROJECT DESCRIPTION:
EXHIBIT +1 Eastlake II (Eastlake I Expansion)
General Development Plan
SCALE: FILE NUMBER: Amendment
NORTI:l N/A PCM-94-24 f g - / '2,<:;(
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GREENS
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CBULA VIST A PLANNING DEPARTMENT
(!) PROJECT DESCRIPTION:
E~IBIT #2 Eastlake Greens Sectional Planning
Area (SPA) Plan Amendment
SCALE: FILE NUMBER: 10- 13~ I /).-/~O
NORm N/A PCM - 94 - 27
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THE CITY OF CHUU VISTA PARTY DISCLOSURE STATEMENT
~ 'tement of disclosure of certain ownership interests, payments, or campaign contnbutions, on all matters
..ich will require discretionary action on the part of the City Council, Planning Commission, and all other
official bodies. The following information must be disclosed:
1.
Ust the names of all persons having
. subcontractor, material supplier.
EA'STLM. "DEV[LOPiY'iN't eo...AwY
.. CA. Ctsf\1 ~A.I;~~I,f:)
a financial interest m the contract, i.e., contractor,
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2. If any person identified pursuant to (1) above is a corporation or partnership, list the names of all
individuals owning more than 10% of the shares in the corporation or owning any partnership
interest in the partnership.
':1. <S. ~OSL.A.J' u.. ~M./JAf.N
3. If any person identified pursuant to (1) above is non-profit organization or a trust, list the names
of any person serving as director of the non-profit organization or as trustee or beneficiary or
trustor of the trust.
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4. Have you had more than $250 worth of business transacted with any member of the City staff,
Boards, Commissions, Committees and Council within the past twelve months? Yes_
No.x... If yes, please indicate person(s):
5. Please identify each and every person, including any agents, employees, consultants or independent
contractors who you bzve usigned to represent YO;J before the City in Ibis maner.
G,~ft-r' C'~I .. CtN"fI L..N)::. ~"a1...
6. Have you and/or your officers or agents, in the aggregate, contributed more than $1,000 to a
Councilmember in the current or preceding election period? Yes _ No K.. If yes, state which
Councilmember(s):
Person is defined as: "Any individual, fim~ co-ptl1'lllmhip, joilll VDIrure, associnrioll, ,odal club, fratenlal organimlion, corportrlioll,
estate, tTUSt, receivO', syndicate, this ll1Id any othO' COUllty, city IJ1Id COUlltry, city, lIIunicipality, district or OIho politicallUbdMsion,
or all)' other group or combinDliOll acting as a ulli/."
(NOTE: Attach additional pages as necessary)
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ate:
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Signature of contractor/applicant
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Print or type name of contractor/applicant
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July 17, 1994
Memorandum to:
Planning Commission
Via:
Bob Leiter, Director of Planning
From
Barbara Reid, Associate Planner
Subject:
Consideration of Pre zoning and Incorporation
of 22.7 acres of land within Eastlake Greens
and amending the Eastlake II (Eastlake I
Expansion) General Development Plan, Eastlake
Greens SPA Plan, Eastlake II Planned Community
District Regulations, Eastlake Greens Air
Quality and Water Conservation Plan, Eastlake
Greens Master Tentative Map
On February 28, 1994, a Mitigated Negative Declaration was posted
with the County Clerk for IS-94-l9. That document analyzed the
proposed modification to the Eastlake Greens GDP/SPA and the
formation of an Assessment District for various - .public
improvements.
Subsequent to that time further modifications have been proposed by
Eastlake Development Company that reflect market considerations.
These modifications do not increase the acreage of land proposed to
be added to the Eastlake Greens SPA area (22.7 acres) or increase
the total number of dwelling units that are proposed to be added
(97) . Therefore, the analysis within the Mitigated Negative
Declaration is adequate in spite of some of the numbers changing
subsequent to that time within the individual parcels.
The summaries of the previous EIR prepared for Eastlake Greens is
attached for your information, (EIR-86-4, Eastlake Greens Soa Plan
and Eastlake Trails Pre-Zone and Annexation Final Suoolemental
Environmental Imoact Reoort).
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SECTION I
INTRODUCTION AND SUMMARY
1.1 PURPOSE or THE ElK
This Su~lemental Environmental Impact Report (SEIR) has been prepared for the City of
Chula ISla on the proposed EastLake GreenslEastLake Trails project. The California
Environmental Quality Act (CEQA) of 1970 requires the preparatlon of EIRs or other
environmental analyses for any di~tionary project the City of ChuIa Vista may approve.
The purpose of an EIR is to inform the public and decision makers about the nature of a
project being. considered and the extent and kinds of impacts the project and alternative
projects would have on the environment if the project were to be carried ouL
Environmental Impact Reports must contain discussions of specific topics as outlined in
guidelines for the implementation of CEQA prepared by the State Secrewy for Resources.
. These guidelines an: periodically updated to comply with changes in CEQA and court
~ interpretations.
,
A Master EIR for all the EastLake development (including EastLake GreenslTrails) was
completedmFebruaIy of 1982. In addition, 392.1 acres of EastLake Greens were '7
reviewed in an EIR prepared for EastLake I in IanuaIy 1985. The document contained
herein presents aaaftional information. and covers effects on the environment which an:
specific to the EastLake GreenslTrails site and those that were not previously addressed as
significant effects.
The SEIR contains sections required by CEQA, such as a snmmary, project description,
environmental setting and project alternatives, as well as a detailed impact analysis. The
impact analysis, Section 4, addresses the following issues: land use, transportation and
circulation, services/utilities, visual resources, geology/soils, hydrology/water quality, air
quality, socioeconomics, fiscal impacts, noise, biology and paleontology, and energy.
Each of the impact analysis sections discuss impacts associated with the implementation of
the EastLake Greens SPA Plan and the annexation of the EastLake Trails acreage.
The final chapters of the SEIR include the following:
. Growth inducement
. Effects found not to be significant
. The relationship between local shon-term uses of man's environment and the
maintenance and enhancement of long-tenn productivity
. Significant irreversible environmental changes
This Draft Supplemental Environmental Impact Repon will be available for review by the
public and public agencies for a period of 30 days. Comments on the SEIR are invited and
may be submitted to the City of Chula Vista Depanment of Planning, 276 Fo!Jlth Avenue,
Chula Vista, CA 92010. The Draft SEIR will be available at the Depanment of Planning
and the ChuIa Vista City IibraIy. The Deparunent of Planning will consider all written
comments on :he Draft EIR before making recommendations to the Planning Commission
regarding the extent and nature of the environmental impacts of the proposed project.
The City of Chula Vista Planning Commission will hear further public input and will
consider the Final EIR when making recommendations on the project to the City Council.
(Contact City Planning at [619] 691.5101 for exact time and date of Planning Commission
hearing.) The Council must certify the Final EIR as complete and in compliance with
CEQA before considering it in approving or disapproving the project. Public input is
encouraged at all hearings. In the final review of the project plan,environmental
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considc:rations as well as economic and social factors will be weighed to dcu:rmine the most
appropriate form of developmenL .
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1.2 PROPOSED PROJECT
The pt'O\'Osed project encompasses 1228.4 ~s, and includes two primary components:
the first 15 the Sectional Planning Area (SPA) Plan for the 830.S-acre EastLake Greens site
and the second is the annexation of ,"JOdI JOice Trails (397.9 ~s) into the Oty of ChuIa
Vista. Both EastLake Greens and Eps,I Jllce Trails arc included in the EastLake I expansion
area and will be included in the J:.dl JlIc..1 Planned Community Dis1riCL
The ~.~tl Jllcl'! Ol"eens site lies l'artially within the ChuIa V151a city limits and ~y within
the County of San Diego's jurisdiction. The proposed EastLake Greens project is a ~
develODment~ and third residential n~ to be developed within the ~n,I JlIc..
Planned Community; the first phase wu approved by the Oty of ChuIa Visla in 1982. The
_ EastLake Greens project includes a detailed Sectional Planning Area (SPA) Plan for the
mixed use of 830.5 acres just south of the present EastLake I development in eastern
Chula Vista. Discretionary actions for EastLake Greens portion of the project include
amendments to the City of Chula Vista General Plan Land Use Map and Circulation
Element; prezoning; revisions to the EastLake I General Development Plan; approval of the
proposed EastLake Greens SPA Plan and tentative subdivision maps; annexation of a
portion of the site intO the City of Chula Vista; approval by the Regional Water Quality
Control Board; and approval of the Tentative Subdivision Map Development Agreement
(which pertains to EastLake Greens in tem1S of the General Development Plan and related
pre-annexation zoning). and Public Facilities Fmancing Plan.
The DronoSed EaSfl Jllce Trails DrQiect site. which encompasses 397.9 acres. lies entirely
within the County of San Diego and within the City of ChuIa Vista's Sphere of Influence.
Discretionary actions related to the project include amendments to the Oty of ChuIa Vista
General Plan Land Use Map and circulation element; revisions to the EastLake 1 General
Development Plan; prezoning and annexation of the site into the Oty of Chula Vista;
1.3 SUMMARY OF IMPACTS
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Land Use
Potentially significant impacts related to land use are those typically associated with urban
land uses: increased traffic fl~s. a decrease in air Quality, and additional demands on
public services and utilities. These items are discussed in later sections of this summary.
Impacts associated wunthe conversion of agricultural and open space to an urban. mixed-
use development has been planned for by the City of ChuIa Vista and analyzed in prior
environmental documentation. The project will conaibute to the cumulative loss of
agricultural land; however. because the site is not situated on pIj~ agricultural soils. and
the City conSIaers agriculture an interim use on the site. the loss is not considered to be
significanL
The proposed land uses for EastLake Greens are ~enerally compatible with surrounding
land uses. both planned and existing. Buffers are incorporated in the project design to
ensure privacy and reduced light and glare impacts between the residential uses and the
light indusaial and commercial uses.
Th~ EasthatLakeaf" Greleandns projectliinvolveads a numffiber of policy c~ges and/or discreltionfarythe _ 1"
acoons t [ect use po cy; no verse e ects are expec..... to occur as a resu to'
implementation of these proposed revisions.
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The proposed EastLake Trails project also involves a number of revisions to land use
policy. These include the annexation and prc:.zonin~ of 397.9 acres. an amendment to the
City of Cbula Vista ~ Plait M!P. and revisions to the East' .lI1r~ Polley Plan. No
adverse land use effccts are expected to occur u a n:sult of the proposed changes.
TranmortationICirculation
Potentially significant imnacts'~ ~ cin:u1ation involve the generation of
additional vehicle uips WOci~ the EastLake Greens project. This additional traffic
would result'in the reduction of levels of service (LOS) on local street segments and
interSections to Ue-lQw ~table Uls (i.e.. below LOS C). These impacts will be most
evident on Telegraph Canyon Road and various sections along Bonita Road. Two
segments of Bonita are already at LOS D and F respectively. and that the project will
conuibute only 1% of the total ADT to these segments. The mitigations proposed in the
traffic analysis repon prepared for the project by Willdan Associates and the developer's
participation in the East Chula Vista Transportation Phuing Plan would result in no
significant adverse traffic impacts from the implementation of the EastLake Greens and
Trails project.
SetviceslUrilities
Significant potential impactS to public services and utilities involve a decrease in the ability
to provide adequate services such as water availability. sewer. education. police and fire
protection. paries and recreation facilities. library facilities. energy and telephone
availability. medical facilities/service. and solid waste disposal. For EastLake Greens.
these potential impacts are considered mitigable below levels of significance through
implementation of the policies set forth in prior environmental documentation (MElR.
SPA). The specific mitigation measures discussed in this SEIR and the combined
cooperative efforts of the developers in the vicinity will result in proper construction and
phasing of the proposed EastLalte Greens and the needed facilities.
Development of the annexation area (East.Lakc Trails) would increase the burden to public
services and utilities; however, the annexation itself would not create a significant impact.
Additional studies must be conducted to determine the specific impacts EastLake Trails
would have on the availability of services and utilities.
Visual Resources
Development of the EastLake Greens project would substantially alter the landform and
visual character of the site. resulting in a number of potentially significant impacts.
Implementation of the grading plan for EastLake Greens will measurably alter the
topographic profile. Approval of the proposed annexation of the EastLake Trails' would not
directly affect the existing landforms; buildout would. however. change a majority of the
existing site from agriculture to an urbanized cormnunity.
EastLake Greens on-site views would not change significantly except where determined by
project development itself, and panoramic views would remain essentially unchanged.
Adverse impacts are associated with the onsite water tank and the proposed second water
tank storage (acUity. An increase in short-term visual impacts related to construction related
activities for the development of EastLalte Greens would also occur. These impacts are not
considered significant due to their limited duration. Overall. potentially significant visual
quality impactS are anticipated with buildout of the annexation area.
~ 1;1- 144
Mitigation for potential impacts to landform and visual resources are con~cd in the
County of San Diego and City of Chula Vista general plans as well as the EastLake Greens . \
SPA Plan. These plans contain specific measures regarding the design and orientation of V
StlUctures, landscaping, signs, and utilities associated with developments adjacent 10 scenic
routes. With the implementation of these auidelines and the identified mitigation measures,
impacts from the PfOI)OSed project associated with landform and visual alteration would be
mitigated 10 a levd ot insignificance.
Geolo2VlSoils
Available data from the site-specific geoteChnical investigation indicates that there are no
major geologic constraints on the project site that would preclude development. There are,
however, potentially significant impacts identified on site. These include expansive
topsoil, compressible alluvial and ~. soils, expansive clay beds, and the generation
of oversized material from cement of nse bedrock. A number of mitigation measures
were identified in the geotechnical in tigation. including specific guidelines pertaining 10
grading, soil and slope stability, fill materials, and foundation design. With
implementation of these mitigation measures, no significant geotechnical conditions would
adversely affect the proposed project.
Iiydrolo2V/WarC!' Oualitv
Potentially significant impacts related to hydrology and water quality are associated with the
EastLake Greens project. Grading and infilling of onsite drainages and the constlUction of
impervious surfaces would increase the amount of surface nmoff. Increased nmoff would
generate high erosional potential from soil materials, creating deep erosion gullies, unstable
slopes, build-ups of silt deposits within drainage courses, at the toe of slopes, and in storm
drains (San Diego Soils Engineering, Inc. 1986). In addition, an increase in runoff would
magnify the potential for flooding problems downstream from the site.
Potential impacts to water quality are associated with runoff contamination. If reclaimed
water is used for irrigation as proposed. further environmental review may be necessary. .
AMexation and pre-zoning of EastLake Greens would not induce impacts to hydrology and
water quality. Prior to development of the area. a detailed drainage plan would be required
to further assess planned drainage facilities.
No significant, unmitigable impacts to hydrology or drainage would result from project
implementation if recommendations contained in the preliminary geotechnical report and
drainage system plans are approved by the City of Chula Vista Department of Public
Works.
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PaleontololZical Resources
There is potential for adverse impacts to significant paleontological resources for EastLake
Greensrrrails; significant impacts in the project area could occur during gradinll
Significance of these impacts cannot be determined at this time. To ensure that
paleontological resources are not destroyed, a qualified paleontologist should monitor
grading activities during development of the EastLake Greens and EastLake Trails site.
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Air l"hUt1ity
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Potentially sigTlifi("1lnt cumulaIive impacts to air quality have been identified. These impacts
are related to the increase in both stationary and mobile emissions associated with the
projected population growth (and the subsequent increases in vehicular l1'Iffic, etc.). In
addition. because a portion of the project was not included in the SANDAG Series S and 7
growth forecasts, (the basis for the air quality attainment plans contained in the 1982 SIP
revisions and the 1985 progress report of the APCD) EastLake Greensffrails is considered
to have a potentially significant, cumulative air quality impact. Consequendy, the City of
ChuIa Vista will annually provide San Diego Air Quality Control District with a 12 to 15
month development forecast to evaluate impacts related to air quality (Chula Vista 1987).
The more recent SANDAG Series 7 forecasts, containing the EastLake n development, will
be used in the next SIP revisions.
Although the project can incorporate a variety of mitigation measures to reduce shon- and
. long-term air quality impacts, the development would still represent growth that was not
considered in SANDAG's Series 5 and 6 growth forecasts, and therefore the project could
potentially have a significant cumulative impact on air quality even after mitigation
measures have been implemented.
Biolo~ca1 Resources
Potentially significant impacts to existing habitats, including foraging habitat. within
EastLake Greens are not expected to OCCID'.
Biological impactS related to the Salt Creek drainage cannot be specifically analyzed at this
time. and further environmental analysis will be required relative to the EastLake Trails
SPA and Tentative Map.
Socioeconomic Factors
Potential impacts to socioeconomics involve population, housing, and employment.
Population impacts are considered nlitigable by incorporating proper phasing of urban
infrasauctures and services with the project itself. The proposed housing is consistent with
housing goals of the City of Chula Vista as well as the provisions for low to moderate
income dwelling units. The EastLake Greens provides higher employment opportUnities
than originally anticipated when the EastLake Community Plan was approved. Both
housing and employment do not represent significant poten1ial impacts. and therefore. no
mitigation mca51D'e5 are necessary'.
Based on the fiscal analysis prepared by Public Affairs Consultants. the EastLake
Greensffrails project is estimated to provide net revenues which would result in a beneficial
impact to the City of Chula Vista. No significant adverse impacts would be-expected
concerning the fiscal issue.
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Potentially significant impacts associated with the EastLake Greens project impacts were
calculated using the Federal Highway Administration Stamina 2.0 Noise Prediction Model.
In residential reas adjacent to EastLake Parkway, between the northern and southern entry
roads and the park proposed adjacent to the high school noise levels would exceed
65 dB(A). Exterior noise levels above 65 dB(A) CNEL are considered incompatible with
both residential and ~!Irldand areas. These areas would also experience significant interior
noise impacts.
.J.-5 1:2 - 14 f
Mitigation measures have been developed which would reduce the majority 'of identified
noise impacts below levels of significance. Additional attenuation would be nccdcd in the
areas excceding the City standaIds. An additional acoustical analysis would be required to
ensure that interior noise levels of 4S CNEL lIIe not exceeded.
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Impacts cannot be asxsscd for the EastLake Trails Until detailed site plans lIIe prepared for
the site.
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Mitigated Negal.ve Declaration
AAP-(
PROJECT NAME: Modification to the EastLake Greens GDP/SPA and the formation
of an Assessment District for various public improvements
PROJECT LOCATION: South of Otay Lakes Road between EastLake Parkway and Hunte
Parkway
PROJECT ~PLICANT: Eastlake Development Company
CASE NO: IS-94-19
DATE: February 28, 1994
A. Proiect Setting
The project site located south of Otay Lakes Road between EastLake Parkway and Hunte
Parkway and this general vicinity (Eastlake and Otay Ranch) do not involve any substantial
soil or any geotechnical hazards that would impact the proposed project.
The project is located within the San Diego air basin which is an air quality non-attainment
basin. The project includes a 97 dwelling unit increase because of the expansion in land
area of the Greens SPA. This will not result in a substantial increase in emission into the
air basin or any substantial degradation in air quality.
However, because the increase in the projected units is more than 50, compliance with the
City requirement for an Air Quality Improvement Plan must be met. Thus, this less-than-
significant impact will be further reduced.
The project site involves the Telegraph Canyon Creek, Poggi Canyon Creek and Salt Creek
drainage basins. Future regional facilities in these basins may nee4 additional cumulative
capacities to serve the 22.7 additional acres being added to the SPA boundary but the
impacts of this project would not be significant. These drainage courses do not enter any
potable water sources nor are they a significant source of any ground water.
This property has been used for agricultural purposes for many decades and is void of any
significant vegetation or animal life. The project could affect raptor habitats but given the
limited acreage this is not significant.
There are various streets in the project area which have traffic volumes that may result n
adverse noise levels. Once precise pad elevations n;lative to street elevations are knowo,
specific mitigation will be identified and implemented. This residential project will not
result in any significant sources of light or glare.
The project as proposed is consistent with the other low-medium densities adjacent to and
in the vicinity of the project site and the population levels are consistent with the project
area.
Public facilities and services including transportation are available and adequate to s~ Vt-
the project site and vicinity. ::- r-
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city of chula vista planning department CI1Y OF
environmental review ..ctlon. CHUlA VISTA
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The underlying geological strata on the project site possess a high potential for significant
paleontological resources. Those areas which have been graded have been monitored and
any significant resources recovered. This monitoring will continue in the currently non-
graded areas.
Mitigation of any potential cultural resources on the project site was previously
implemented.
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B. Proiect Descriotion
General Descriotion
The project is an amendment to the adopted Eastlake I General Development Plan (GDP),
which includes EastLake Greens; an amendment to the adopted Eastlake Greens SPA Plan
(SPA) and Tentative Tract Map; and the annexation of approximately 23 acres to the City
of Chula Vista. The amendments to the GDP and Tentative Tract Map are intended to
reflect those changes proposed in the SPA Plan. The changes in the SPA Plan are of the
following two categories:
I. Amending the GDP/SPA to include those parcels of the recent Land Swap General
Plan Amendment east of the SDG&E transmission easement (expansion of Parcels
R-IO, R-20, and R-23 for 97 additional units).
2. Transfers of units within the existing SPA boundary to reflect refmements with no
net increase of density.
3. The formation of an Assessment District to (94-1 Eastlake II) for the installation
of public facilities to serve the project.
Included is Table I, the Adopted Site Utilization Plan and Table 2 which summarizes the
proposed residential changes.
Descriotion of Land Swao Area Amendment
Only those areas east of the transmission easement area included in this amendment. The
balance of the Land Swap Area (between the Otay Ranch and Eastlake), which was
recently the subject of a General Plan Amendment, will be covered by a separate
amendment. The purpose of including the areas in this proposed amendment separately is
because they are logical expansions of existing parcels within the Eastlake Greens SPA
plan. The parcels that are expanded by the recent GPA include Parcels R-IO, R-20 and R-
23. Upon favorable action, these areas are proposed to be annexed to the City of Chula
Vista. Following is a description of each of these parcels:
R-JO: The realignment of Orange Avenue to the south expanded
this parcel's boundary. These expanded areas were designated Low-
Medium Density on the General Plan. The mid-point of the density
range (4.5 dulac) is being proposed. The total increase for this
parcel is 79 du (67 du in the Land Swap Area and 12 du in areas
previously indicated as Orange Avenue/Future Urban).
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'rABLE 1
EastLake Greens site utilization Plan
Existinq Residential Land Use statistics
Parcel Density Acres 'rarqet 'rarqet
Number Ranae Densitv Units
R-l 0-5 19.7 2.7 54
R-2 0-5 14.7 2.7 40
R-3 0-5 21.8 3.8 83
R-4 0-5 24.0 4.3 104
R-5 0-5 23.0 4.6 105
R-6 0-5 17.4 5.0 88
R-7 5-15 10.7 6.0 65
R-8 5-15 16.4 5.9 96
R-9 5-15 8.5 5.3 45
R-10 .5-15 27.9 6.0 167
R-ll 5-15 14.6 6.3 92
R-12 5-15 14.3 6.5 93
R-13 5-15 22.6 6.3 142
R-14 5-15 11.4 7.4 84
R-15 5-15 11.6 7.6 88
R-16 5-15 10.5 7.9 83
R-17 5-15 29.7 7.2 214
R-18 5-15 9.9 8.8 87
R-19 5-15 14.9 10.6 158
R-20 5-15 13.6 12.0 164
R-21 5-15 10.0 12.0 120
R-22 5-15 10.8 13.5 146
R-23 5-15 13.7 15.0 205
R-24 15-25 5.0 10.0 50
R-25 15-25 7.4 10.0 74
R-26* 15-25 13.3 4.5 60
R-27* 25+ 8.9 4.5 40
R-28* 25+ 6.1 4..5 27
'rO'rAL 412.4 ac 2774 du
*Interim Desiqnation
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EastLake Greens site utilization Plan
Proposed Residential Land Use statistics
Parcel Density Acres ~arqet ~arqet :Increase(+)
Number Ranae Densitv Units Deerease(-\
R-l 0-5 19.7 2.7 54 0
R-2 0-5 14.7 2.7 40 0
R-3 0-5 21.8 4.7 102 +19
R-4 0-5 24.0 4.3 104 0
R-5 0-5 23.0 4.6 105 0
R-6 5-15 17.4 5.1 88 0
R-7 5-15 10.7 5.6 60 -5
R-8 5-15 16.4 5.9 96 0
R-9* 5-15 8.5 5.3 45 0
R-l0 5-15 45.4 5.4 246 +79
R-ll 5-15 14.6 6.0 87 -5
R-12 5-15 14.3 6.5 93 0
R-13 5-15 22.6 6.3 142 0
R-14 5-15 11.4 7.4 86 +2
R-15 5-15 11.6 6.5 65 -23
R-16 5-15 10.5 7.9 83 0
R-17 5-15 29.7 7.2 214 0
R-18 5-15 9.9 8.8 87 0
R-19 5-15 14.9 10.6 158 0
R-20 5-15 15.7 9.2 153 +11
R-21 5-15 10.0 12.0 120 0
R-22 5-15 10.8 13.1 141 -5
R-23 5-15 15.8 13.5 214 +9
R-24 5-15 5.0 10.0 46 -4
R-25 5-15 7.4 10.0 78 +4
R-26* 5-15 13.3 4.5 60 0
R-27 0-5 8.9 4.9 44 +4
R-28 5-15 6..1 9.8" 60 +33
Wl'AL 434.1 ac 6.6 2871 du +97
*:Interu Desiqnation: parcel subject to future SPA Amendment
to be consistent with the General Plan.
1-11-94
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R-20: This parcel is expanded by a 2.1 acre triangle adjacent to the
SDG&E easement. The new area is computed at the mid-point of
the Low-Medium density range (4.5 du/ac). A reduction is proposed
for the parcel as a whole to reflect current planning/marketing.
R-23: This parcel is identical to the changes for R-20, except that
no decrease in the density is proposed. A net increase of 9 units are
proposed for this 2.1 acre addition to the SPA.
A total increase of 22.7 acres and 97 du are included in these three parcels.
Descriotion of Density Transfers
This amendment includes density transfers within the existing SPA boundary to reflect
current planning/marketing. These changes do not increase the number of units (2774 du)
previously adopted. Following is a summary of the density transfers. Refer also to Table
2 for a composite of both density transfers and additions resulting from the additional Land
Swap Areas.
Parcel Number
R-3
R-7
R-lI
R-14
R-15
R-20
R-22
R-24
R-25
R-27
R-28
TOTAL
DU Increase DU Decrease
+19
-5
-5
+2
-23
-20
-5
-4
+4
+4
+33
+62 -62
Descriotion of Assessment District Work
The general description of work to be funded by Assessment District 94-1 consists of the
following:
I. Street improvements consisting of grading, base, paving, gutter, sidewalk, street
lighting and landscaping within the following rights-of-way:
a. South Greensview Drive from Clubhouse Drive to Unit 6 entrance (2,400
L.F., Phase I).
b. South Greensview Drive from Silverado Drive to Hunte Parkway (3,400
L.F., Phase 2).
c. South Greensview Drive from Unit 6 entrance to Silverado Drive (1,920
L.F., Phase 3).
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2. Utilities and underground improvements consisting of potable water facilities, storm
drain facilities, sewer facilities, reclaimed water facilities, electric facilities,
telephone facilities, gas facilities, television facilities as appropriate by applicable
state and federal statutes within the following rights-of-way:
a. South Greensview Drive from Clubhouse Drive to Unit 6 entrance (2,400
L.F., Phase I).
b. South Greensview Drive from Silverado Drive to Hunte Parkway (3,400
L.F., Phase 2).
c. South Greensview Drive from Unit 6 entrance to Silverado Drive (1,920
L.F., Phase 3).
3. D IF funded street improvements consisting of grading, storm drain, base, paving,
curb, gutter, sidewalk, medians, street lighting, landscaping and street
monumentation within the following rights-of-way:
a. Hunte Parkway from Clubhouse Drive to South Greensview Drive (2,300
L.F., Phase 2).
4. D1F funded street and underground improvements consisting of grading, and storm
drain improvements within the following rights-of-way:
a. Hunte Parkway from South Greensview to Orange Avenue (1,270 L.F.,
Phase 2).
b. Orange Avenue from Hunte Parkway to the SDG&E easement (3,500 L.F.,
Phase 2).
DiscretionarY Actions Associated (but not limited to) the Proiect Area
I. General Development Plan Amendment
2. Sectional Area Plan (SPA) Amendment
3. Modification to the Eastlake Greens Site Utilization Plan
4. Establishment of District 94-1
5. Annexation
6. Tentative Subdivision Map
7. Design Review
C. ComDatibilitv with Zoning and Plans
The project is consistent with the overall General Plan. The project involves an
amendment to the more specific land use regulations of the Eastlake Greens General
Development Plan (GDP) and Sectional Planning Area Plan (SPA).
D. Identification of Environmental Effects
An initial study conducted by the City of Chula Vista (including the attached
Environmental Checklist Form) determined that the propo.ed project could have one or
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more significant environmental effects. Subsequent revisions in the project design and/or
specific mitigation measures will be implemented to reduce these effects to a level below
significant. With project revisions and/or mitigation, no significant environmental effects
will occur, and the preparation of an Environmental Impact Report will not be required.
This Mitigated Negative Declaration has been prepared in accordance with Section 15070
of the State CEQA Guidelines. Specific mitigation measures are set forth in the Mitigation
Monitoring Program which is attached as Attachment nAn.
The following impacts are those that were determined to be potentially significant and are
required to be mitigated to a level below significant. A discussion of each of these
potentially significant but mitigatable impacts from the proposed project follows.
Acoustics
The Initial Study has noted that traffic volume on roadways in and adjacent to the project
site could increase ambient noise to an unacceptable level.
E. Mitil!ation necessarv to avoid sil!nificant effects
Specific project mitigation measures are required to reduce potentially significant
environmental impacts identified in the initial study for this project to a level below
significant.Mitigation measures have been incorporated into the project design and have
been made conditions of project approval, as well as requirements of the attached
Mitigation Monitoring Program (Attachment nAn).
At the time of consideration of a Tentative Subdivision Map or Design Review
Supplemental Acoustical reports will be prepared for projects adjacent to Chula Vista
General Plan Circulation Element Roadways. At that time the precise elevation of
roadways and residential development pads will be available. With this information, it will
be feasible to make an accurate forecast of noise levels and the appropriate mitigation
measures necessary to reduce noise levels to an acceptable 65 exterior dBA (CNEL).
These acoustical reports must be based on the latest buildout traffic forecast and must
validate the achievement of the 65 exterior dBA (CNEL) standard.
F. Consultation
I. Individuals and Orl!anizations
City of Chula Vista: Roger Daoust, Engineering
Cliff Swanson, Engineering
Hal Rosenberg, Engineering
Bob Sennett, Planning
Ken Larsen, Director of Building & Housing
Carol Gove, Fire Marshal
Crime Prevention, MaryJane Diosdada
Marty Schmidt, Parks & Recreation Dept.
Rich Rudolf, Assistant City Attorney
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Chula Vista City School District: Kate Shurson
Sweetwater Union High School District: Tom Silva
Applicant's Agent: Gary Cinti
Cinti Land Planning
3625 Midway Dr., #292
San Diego, CA 92110
2. . Documents
Chula Vista General Plan (1989) and EIR (1989)
Chula Vista Municipal Code
Letter dated February 9, 1994 from Bruce Sloan, Sr. Project Manager,
EastLakeDevelopment Co. regarding sewage generation in sewage basins,
improvements and fmancing
Letter dated February 7, 1994, Dennis C. Bowling, Director Water Resources
Division, Rick Engineering Co., regarding the adequacy of drainage systems
Letter dated February 18, 1994, Andy Schlaefli, Vice President Urban Systems
Associates, Inc. regarding the adequacy of the Transportation Circulation System
3. Initial Studv
This environmental determination is based on the attached Initial Study as well as
any comments on the Initial Study and this Mitigated Negative Declaration, and
reflects the independent judgement of the City of Chula Vista. Further information
regarding the environmental review of the project is available from the Chula Vista
Planning Department, 276 Fourth Avenue, Chula Vista, CA 91910.
EN 6 (Rev. 5/93)
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Attachment A
MITIGATION MONITORING PROGRAM
MITIGATION MEASURE
At the time of Consideration of a Tentative Subdivision Map or
Design Review Supplemental Acoustical Reports will be prepared
for projects adjacent to Chula Vista General Plan Circulation
Element Roadways. At that time, the precise elevation of
roadways and residential development pads will be available.
With this information, it will be feasible to make an accurate
forecast of noise levels and the appropriate mitigation
measures necessary to reduce noise levels to an acceptable 65
exterior dBA (CNEL) standard.
MONITORING REOUIREMENT
Prior to granting a tentative subdivision map or design review
approval, a noise study forecasting noise levels and the
appropriate measures necessary to reduce noise levels to an
acceptable exterior 65 dBA CNEL is required.
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AREA OF DENSITY TllANSFER
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ADDED TO SPA BOUNDARY
t CHULA VISTA PLANNING DEPARTMENT
lC!) APPLICANT: Easdake Development CO. PROJECT DESCRIPTION:
, EASTLAKE GREENS
ADDRESS: 900 Lane Avenue General Development Plan Amendment
SCALE: FILE NUMBER: and SPA Amendment
l NORTH NO SCALE 18-94-19
!}t-!<;]
Case No. 15-94-19
APPENDIX 1
ENVIRONMENTAL CHECKLIST FORM
(To Be Completed By Lead Agency)
Background
1. Name of Proponent: Eastlake DevelODment Co.
2. Address and Phone Number of Proponent: 900 Lane Ave.. Suite 100.
Chula Vista. CA 91913
3. Date of Checklist: Februarv 24. 1994
4. Name of Proposal: Eastlake Greens GDPJSPA Amendment
S. Initial Study Number: IS-94-19
Environmental Impacts
1. Earth. Will the proposal result in: YES MAYBE NO
a. Unstable earth conditions or changes in
geologic substructures? Cl Cl .
b. Disruptions. displacements. compaction or
overcovering of the soil? Cl . Cl
c. Change in topography or ground surface
relief features? Cl . Cl
d. The destruction, covering or modification
of any unique geologic or physical features? Cl Cl .
e. Any increase in wind or water erosion of
soils. either on or off the site? Cl . Cl
f. Changes in deposition or erosion of beach
sands, or changes in siltation, deposition
or erosion which may modify the channel of
a river or stream or the bed of the ocean or
any bay, inlet or lake? Cl Cl .
g. Exposure of people or property to geologic
hazards such as earthquakes, landslides, mud
slides, ground failure, or similar hazards? [J Cl .
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g.
Exposure of people or property to geologic
hazards such as earthquakes, landslides, mud
slides, ground failure, or similar hazards?
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o
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Comments:
The project is proposed for an urbanizing area of eastern Chula Vista. There have no fmding
of significant problems in the areas of geology soils or erosion. Generalized and more
specific substantiation of the geotechnical and soil suitability of the project site is in the City
of Cl}ula Vista General Plan FEIR (1989), EastLake FEIR (1982), EastLake SPA 1 FEIR
(1985), Eastlake Greens SPA & EastLake Trails Prezone & Annexation FSEIR (1989), and
Otay Ranch FPEIR (1993), and other more specific geological and soils reports on file with
the City of Chula Vista Public Works Department, Engineering Division.
2.
There will be some modification of existing topography, however, this is considered very
minor and not significant given the lack of any significant topographic features.
Air. Will the proposal result in:
YES MAYBE 00
a.
Substantial air emissions or deterioration
of ambient air quality?
.
o
o
b.
The creation of objectionable odors?
o
.
o
c.
Alteration of air movement, moisture, or
temperature, or any change in climate,
either locally or regionally?
.
o
o
Comments:
The San Diego air basin is a non-attainment air basin. The proposed project would
result in an increase of 97 units within the Eastlake Greens SPA. The emissions
from the traffic and energy generation associated with this project is not significant
when considering the overall generation of emissions. On a cumulative basis, the
emissions from this project are so minimal they are not cumulatively significant.
3.
Water. Will the Proposal result in:
YES MAYBE 00
a.
Changes in currents, or the course or
direction of water movements, in either
marine or fresh waters?
o
o
.
b.
Changes in absorption rates, drainage
patterns, or the rate and amount of
surface runoff?
o
.
o
c.
Alterations to the course or flow or
flood waters?
.
o
o
Page 8
WPC F:\HOMElPUlNNlNG\1736.94
1.2 - IS 1
e.
Discharge into surface waters, or any
alteration of surface water quality,
including but not limited to temperature,
dissolved oxygen or turbidity?
[J
[J
.
f.
Alteration of the direction or rate of
flow of ground waters?
D
D
.
g.
"Change in the quantity of ground waters,
either through direct additions or
withdrawals, or through interception of
an aquifer by cuts or excavations?
D
D
.
h.
Substantial reduction in the amount of
water otherwise available for public
water supplies?
D
D
.
i.
Exposure of people or property to water
related hazards such as flooding or
tidal waves?
D
D
.
Comments:
The project site" and vicinity do not involve any affected marine or fresh water areas, flood
waters, water bodies, or known ground water. There will be a minor change in absorption
rate which will result in minor-Iess-than-significant change in runoff (see letter from Dennis
C. Bowling dated 2nt94).
4. Plant Life. Will the proposal result in: YES MAYBE .BQ
a. Change in the diversity of species, or
number of any species of plants (including
trees, shrubs, grass, crops, and aquatic
plants)? D D .
b. Reduction of the numbers of any unique,
rare or endangered species of plants? D D .
c. Introduction of new species of plants into
into an area, or in a barrier to the normal
replenishment of existing species? D D .
d. Reduction in acreage of any agricultural
crop? D [J .
Comments:
The project site has been used for agricultural purposes for decades and portions are now
graded imd some areas have been developed (transfer area). This general area is used as
Raptor territory, however, with only a 22.7 acre increase in SPA size, this is not significant
Page 9
WPC F:'HOME\I'IANNII'GIl736.94
102- /60
S. Animal Life. Will the proposal result in: m. MAYBE .1:ill
a. Change in the diversity of species, or
numbers of any species of animals (birds,
land animals including reptiles, fish and
shellfish, benthic organisms or insects)? [J [J .
b. Reduction of the numbers of any unique,
rare or endangered species of animals'? 0 0 .
c. .Introduction of new species of animals
into an area, or result in a barrier to
the migration or movement of animals'? 0 0 .
d. Deterioration to existing fish or wildlife
habitat? [J 0 .
Comments:
The project site has been used for agricultural purposes for decades and portions are now
graded and some areas have been developed (transfer area). This general area is used as
Raptor territory, however, with only a 22.7 acre increase in SPA size, this is not significant.
6.
Noise. Will the proposal result in:
YES MAYBE lill
a.
Increases in existing noise levels'?
o
o
.
b.
Exposure of people to severe noise
levels?
[J
.
o
Comments:
Traffic volumes on roadways in and adjacent to the project site could increase ambient
noise to an unacceptable level. At the time of consideration of a Tentative
Subdivision Map or Design Review, supplemental acoustical reports will be prepared
for projects adjacent to alUla Vista General Plan Circulation Element Roadways. At
that time the precise elevation of roadways and residential development pads. With
this information it will be feasible to make an accurate forecast of noise levels and
the appropriate mitigation measures necessary to reduce noise levels and the
appropriate mitigation measures necessary to reduce noise levels to an acceptable 6S
exterior dBA (CNEL). These acoustical reports must be based on the latest buildout
traffic forecast and must validate the achievement of the 6S exterior dBA (CNEL)
. standard.
wpc~G\l736.94
Page 10
I ~ - /6 r
7.
Light and Glare. Will the proposal produce
new light or glare?
YES MAYBE NO
CI CI .
\
Comments:
This is primarily a residential project that will not produce any significant new light or glare.
If there are any unique sources proposed or established, they will be regulated through the
perfonnance standards in the Municipal Code.
8.
Land Use. Will the proposal result in a
substantial alteration of the present or
planned land use of an area?
YES MAYBE lill
CI
CI
.
Comments:
The proposed project is in a planned community which is internally consistent that
assures land use compatibility. The project expansion areas are within logical
boundaries (the SDG&E transmission lines and East Orange Avenue). The overall
external compatibility has been assured through coordination with the adjacent Otay
Ranch, Otay Water District facilities and SR 125 alignment.
9.
Natural Resources. Will the proposal result in:
YES MAYBE NO
a.
Increase in the rate of use of any natural
resources?
CI
CI
.
Comments:
There are no other natural resources such as sand and gravel on site which would be
impacted by the proposed project.
10.
Risk of UpseL Will the proposal involve:
YES MAYBE NO
a.
A risk of an explosion or the release of
hazardous substances (including, but not
limited to oil. pesticides, chemicals or
radiation) in the event of an accident or
upset conditions?
CI
CI
.
b.
Possible interference with an emergency
response plan or an emergency evacuation
plan?
CI
CI
.
Comments:
Given the residential character of the project there will be no involvement of hazardous
materials above that typical of a residential land use. The project will provide adequate
circulation in the case of the need for an evacuation or response plan.
Page 11
WI'C JlNiONEII'I,ANNlN'/36.!l4
/ 12 - /,6 1--
11.
Population. Will the proposal alter the location
distribution, density. or growth rate of the human
population or an area?
YES MAYBE ~
o
o
.
Comments:
The distribution. density and growth of housing and population in this project are consistent
with planning for this area.
12.
Housing. Will the proposal affect existing
housing, or aeate a demand for additional
housing?
YES MAYBE ~
o
o
.
Comments:
The distribution, density and growth of housing and population in this project are consistent
with planning for this area. The project will satisfy rather than create housing demands in
this area.
13.
Transportation/Circulation. Will the proposal result in:
m. MAYBE NO
a. Generation of substantial additional
vehicular movement? 0 0 .
b. Effects on existing parking facilities.
or demand for new parking? 0 0 .
c. Substantial impact upon existing
transportation systems? 0 0 .
d. Alterations to present patterns of
circulation or movement of people
and/or goods? 0 0 .
e. Alterations to waterborne, rail or air
traffic? [] [] .
f. Increase in traffic hazards to motor
vehicles, bicyclists or pedestrians? [] [] .
g. A "large project" Wlder the Congestion
Management Program? (An equivalent of
2400 or more average daily vehicle trips
or 200 or more peak -hour vehicle trips). [] [] .
Comments:
The project will not result in any significant impact to transportation/circulation/traffic (see
memo from Harold Rosenberg. Traffic Engineer, dated 2121/94, and letter from Andy
Schlaefli, Vice President, Urban Systems Associates, dated 2118194).
WPC JI:'oHClMEII'IAG\l736.94
Pili. 12
I ~ -163
14. Public Services. Will the proposal have an effect upon or result in a need for new or altered
governmental services in any of the following areas:
m. MAYBE J:!Q
a. Fire protection? See page 6 of Appendix m of the [J [J .
Initial Study (City Data Sheet-Fire Dept.) and
16 Thresholds a. FirelEMS below.
b. . Police protection? See comments in Chula Vista Police
Dept. Crime Prevention Unit, Plan Review recommendation
dated 2/4/94 and 16 Thresholds b. [J [J .
c. Schools? EastLake Development Co. has made the Eastlake
projects participate in Community Facilities Districts
in the Sweetwater Union High School District, and the
Chula Vista Elementary School District to provide adequate
school services in the area. [J [J .
d. Parks or other recreational facilities?
The project will be required to provide adequate
community and neighborhood parks to serve the
population of the project. See Initial Study.
Appendix m. Parks & Recreation Dept., page 7.
Also see 19 Recreation below. [J [J .
e. Libraries? The City of Chula Vista currently operates
a library at the campus of the Eastlake High School
during the hours the school library is not in operation.
On a longer term basis, there is a requirement for a library
site at Eastlake Village and a development impact fee to
finance the facility. [J [J .
f. Maintenance of public facilities, including
roads? There will be no substantial or unique impact on
the maintenance of anv public facility as a result of the
minimal increase in usage due to this project. [J [J .
g. Other governmental services? Other governmental agencies
were notified and contacted during the Initial Study;
no other potential impacts were identified. [J [J .
IS. EnefIY. Will the proposal result in: YES MAYBE W.
a. Use of substantial amount of fuel or
energy? [J [J .
WPC Jl:'8lMIN'l.AIIGI1736.94
Page 13
/J.-!bf
b.
Substantial increase in demand upon
existing sources or energy, or require
the development of new sources of
energy?
o
o
.
Comments:
The project would result in a minor increase in energy requirements typical of a
primarily residential project. This will not result in a substantial use of fuel or energy
nor new sources of energy.
16. Thresholds. Will the proposal adversely impact
the City's Threshold Standards?
YES MAYBE NO
o 0 .
Comments:
As described below, the proposed project does not adversely impact any of the seven
Threshold Standards.
A. FirelEMS
The Threshold Standards requires that fire and medical units must be able to respond
to calls within 7 minutes or less in 85% of the cases and within 5 minutes or less in
75% of the cases. The City of Chula Vista has indicated that this threshold standard
will be met, since the nearest fire station is one mile away and would be associated
with a 3 minute response time. The proposed project will comply with this Threshold
Standard.
See Appendix m to the Initial Study, page #6.
B. Police
The Threshold Standards require that police units must respond to 84% of Priority 1
calls within 7 minutes or less and maintain an average response time to all Priority
I calls of 4.5 minutes or less. Police units must respond to 62.10% of Priority 2 calls
within 7 minutes or less and maintain an average response time to all Priority 2 calls
of 7 minutes or less. The proposed project will comply with this Threshold Standard.
See comments in Chula Vista Police Department Crime ~vention Unit, Plan Review
Recommendation dated 2/4194.
C. Traffic
The Threshold Standards require that all intersections must operate at a Level of
Service (LOS) "C" or better, with the exception that Level of Service (LOS) "D" may
occur during the peak two hours of the day at signalized intersections. Intersections
west of 1-805 are not to operate at a LOS below their 1987 LOS. No intersection
may reach LOS "E" or "F' during the average weekday peak hour. Intersections of
arterials with freeway ramps are exempted from this Standard. The proposed project
will comply with this Threshold Standard.
Pille 14
WI'C~(I\l736.94
U2-1f,5
The project will not result in any significant impact to transportation/circulation/traffic
(see memo from Harold Rosenberg, Traffic Engineer, dated 2121/94, and letter from
Andy Sch1aefli, Vice President, Urban Systems Associates, dated 2118/94).
D. parks/Recreation
The Threshold Standard for Parks and Recreation is 3 acreS/l,(XXl population. The
proposed project will comply with this Threshold Standard.
.The project will be required to provide adequate community
and neighbOIbood parks to serve the population of the project.
E. Drainage
The Threshold Standards require that storm water flows and volumes not exceed City
Engineering Standards. Individual projects will provide necessary improvements
consistent with the Drainage Master Plan(s) and City Engineering Standards. The
proposed project will comply with this Threshold Standard.
See letter from Dennis C. Bowling, Director Water Resources Division,m Rick
Engineering, dated 2{l/94.; memo from Roger Daoust, Sr. Civil Engineer, dated
2123/94.
F. Sewer
The Threshold Standards require that sewage flows and volumes not exceed City
Engineering Standards. Individual projects will provide necessary improvements
consistent with Sewer Master Plan(s) and City Engineering Standards. The proposed
project will comply with this Threshold Standard.
See letter from Bruce Sloan, Sr. Project Manager, Eastlake Development Co., dated
219/94; memo from Roger Daoust, Sr. Civil Engineer, dated 2123/94.
G. Water
The Threshold Standards require that adequate storage, treatment, and tranSmission
facilities are constructed concurrently with planned growth and that water quality
standards are not jeopardized during growth and construction. The proposed project
will comply with this Threshold Standard.
Applicants may also be required to participate in whatever water conservation or fee
off-set program the City of Chula Vista has in effect at the time of building permit
issuance.
17. Human Health. Will the proposal result in:
m. fdAYBE ~
a.
Creation of any health hazard or potential
health hazard (excluding mental health?
[]
[]
.
wpc~O\I736.94
Poae1S
!.2. /h/o
b.
Exposure of people to potential health
hazards?
D
D
.
Conunents:
The project site nor the operation of the project would result in any significant health hazard
or an exposure to such a hazard. Please refer to references in * 1 above.
18. Aesthetics. Will the proposal result in: m MAYBE NO
a. TIle obstruction of any scenic vista or view
open to the public. or will the proposal
result in the creation of an aesthetically
offensive site open to public view? D D .
b. The destruction. or modification of a scenic route? [J [J .
Conunents:
The project will not obstruct any public view or vistas. create any demonstrable negative
aesthetic effect or. at this level of review. impact a scenic route.
YES MAYBE NO
Recreation. Will the proposal result in an
impact upon the quality or quantity of existing
recreational opportunities?
19.
D
[J
.
Conunents:
The project will be required to meet the recreational needs of its residents in accordance with
City park standards which include recreational facility standards.
20.
Cultural Resources.
YES MAYBE NO
a.
Will the proposal result in the alteration
of or the destruction or a prehistoric or
historic archaeological site?
D
D
.
b.
Will the proposal result in adverse
physical or aesthetic effects to a
prehistoric or historic building. structure.
or object?
[J
D
.
c.
Does the proposal have 1he potential to
cause a physical change which would
affect unique e1hnic cultural values?
Will the proposal restrict existing
religious or sacred uses within the
potential impact area?
D
D
.
D
D
.
d.
Page 16
wpcp'~G\1736.94
(,2- {h1
e.
Is the area identified on the City's
General Plan EIR as an area of high
potential for archeological resources?
o
o
.
Comments:
See Section 5.2.3 (pg. 5-3) of EIR,86-4 (Sch: 86052803).
21. Paleontological Resources. Will the proposal result in the
alteration of or the destruction of paleontological
resources? .
.m. MAYBE NO
o
o
.
Comments:
See Section 4.7 (pg. 4-75) of EIR-86-4 (Sch: 860522803).
22.
Mandatory Findings of Significance.
~ MAYBE NO
a.
Does the project have the potential to degrade the
quality of the environment, substantially reduce
the habitat of a fish or wildlife species, cause
a fish or wildlife population to drop below self
sustaining levels, threaten to eliminate a plant
or animal community, reduce the number or
restrict the range of a rare or endangered plant
animal or eliminate important examples or the
major periods of California history or prehistory?
o
o
.
Comments:
As has been noted above in this checklist, the site is void of any biological resources and
therefore, would have no significant impact on any of these resources. Cultural resources
(prehistoric and historic) have been previously mitigated and no further action is necessary.
b.
Does the project have the potential to achieve
shon-term goals to the disadvantage of long-
term, environmental goals? (A shon-term
impact on the environment is one which occurs in
a relatively mef, definitive period of time,
while long-term impacts will endure well into the
future.)
o
o
.
Comments:
The proposed project conform to the O1u1a Vista General Plan and therefore, the project
complies with the long term goals of the City of O1u1a Vista for the site.
Pqe 17
WPC P:\IIOME'l'L\lOGII736.94
fc2-ft3"'
c.
Does the project have impacts which are
individually limited. but cumulatively
considerable? (A project may impact two or
more separate resources where the impact on
each resource is relatively small, but where the
effect of the total of those impacts on the
environment is significant.)
[]
[]
.
Comments:
The project impacts are so Jimited to preclude any significant cumulative impact. In the case
of air quality impacts. the increase of 97 units. or a maximum of 970 ADT, compared to the
existing. and approved units and ADT. the impact is minimal 8rld less than significanL Also.
the site is void of any significant biological or cuItural resources and paleontological resources
will be fully mitigated.
d.
Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly?
[]
[]
.
Comments:
At the time of consideration of a Tentative Subdivision Map or Design Review. supplemental
acoustical reports will be prepared for projects adjacent to Chula Vista General Plan
Circulation Element Roadways. At that time the precise elevation of roadways and residential
development pads. With this information it will be feasible to make an accurate forecast of
noise levels and the appropriate mitigation measures necessary to reduce noise levels and the
appropriate mitigation measures necessary to reduce noise levels to an acceptable 6S exterior
dBA (CNEL). These acoustical reports must be based on the latest build out traffic forecast
and must validate the achievement of the 6S exterior dBA (CNEL) standard.
wpc p:\IICltdI!'l'lAN<N73U4
1:2-/04
PlIO 18
Mitigation Measures
(To be completed by the Applicant)
I, as owner/owner in escrow'
13twc! N. S<.ot4AJ
SR. "PRn':]' ~It E4srI,l(1d. 7>Et/C"
Print name
or
I, consultant or agent'
~':oo """"'" """'" ""'"" to .............. """,".
z Iz~ /'f~
Signature Date
Determination
(To be completed by the Lead Agency. Check one box only.)
On the basis of this initial evaluation:
o I find that the proposed project COUlD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
. I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because the mitigation
measures described on an attached sheet have been added to the project. A
MITIGATED NEGATIVE DECLARATION will be prepared.
o I find the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
~~~/c;</
'vtl ~'.A (-IrA ~b":"l J
Environmental Review Coo . ator' ,
DatC
'If acting for a corporation, include capacity and company name.
Page 19
WPC F:'HClMEII'UIlNlNCl\I73U4
f,2 - /70
Case No. ~,C;- q'-l - \9
APPENDIX n
DE MINIMIS FEE DETERMINATION
(Chapter 1706. Statutes of 1990 - AB 3158)
.. It is hereby found that this project involves no potential for any adverse effect, either
individually or cumulatively on wildlife resowces and that a "Certificate of Fee
.Exemption". shall be prepared for this project.
It is hereby found that this project could potentially impact wildlife, individually or
cumulatively and therefore fee in accordance with Section 711.4 (d) of the FlSh and
Game Code shall be paid to the County Clerk. ~",...o;...;:.e"" ~,d
~e-:>'c..:>s."-' ..;;~~ ~Q '"'- \ R ,<=^ ~Lo."'" G-.~
G~',\ ~~;:'<&c~~~ 9\0.".
'-7& ~,.:J-Ie'~~J)
Environmental Revi w Coordinator
OJ~~/9 V
Date
WPC F:lHClMIN'IAIOONGI1736.94
Page 20
I Jt -/1/
PLANNING DEPARTMENT
L
-
.
I
<,
n.
m.
Case No. 15 .qa.t -1'1
APPENDIX III
CITY DATA SHEET
(~ f.m~-.....:~
.,
purenl Zonin!! on site: ---1>c..
Nonh .
South I.
East J.
West 1
la
II
"
Does the project confonn to the cumnt zoning? ~~A.... ~~
~ ~ ~ ~~ L"'~4c.)
General Plan land use ~::ati~~~ ~it~ ~- ..i~t.: ~ ~ . ~-::;~~J~~~
South
East .;;b..w _ no..~ "'.,.4<."1 AU. A.....7.J. ~3 -'- Dcl/~)
West ~ '!or: II " ~
~IJ.-c- .., I ~~
Is the project compatible with the General Plan Land Use Diagram? ~ ~ -
Is the project area designated for conservation or open space or adiacent to an mea 10 designated?
--
e.~a'--
Is the project located adjacent to any scenic routes? ... J,.-,-
(If ...~ """ ... . . .. """"" "" -, ......, of ..
-;. ;:~~'::"~J.._
Schools .
If the proposed project is residential. please complete the following:
GeDeratin&
Factors
Students
Generated
Prom Proiect
IV.
Units
School Canac:itv EnrOllment PmDosed
E1f"'"'I&T'Y ~.J...l "''' ~ r - 117
JuniorHiJb ~v.li~ ~,
SIniorHiJb ~t;;t.L.. '17
~~~ ;;: ~!~.:1 ~~J~ ~~ ~ J,.,~~
.30
. .29
.10
2.-'
~v
.0
fJ~ ~-~~.
Director of~anning or ~sent!liYe
;/:J. '1-/ "i1
D I
-~
~m"~.lmU3)(aor.ID>>.f))
f
J.2-11-'</IJ.-~/O
'lie 1
~
~~i:~~~~~O~~~~~~f2 ~~~~~~~:R.~.~
INITIAL STUDy'~iK~f\!:1'S4
~=-~ .~i
A. BACKGROUND R.eIai@~ No,~
,.-,
1. Project Title Eastlake Greens GDP /SPA Amendment ...... ..
2. . Project Location (Street address or description)East of SR-125, North of.
Orange Ave, South of Otay Lakes Rd./ Telegraph Canyon Rd.,
. and West of Hunte Parkway.
Assessors Book. Page & Parcel No. NA
3. Brief Project Description The proj ect is a transfer of D. U. within the
existing Eastlake Greens SPA (no net increase) and an expans10n of
the SPA boundary (22.7 ac and 97 dul.Refer to attached Project Descril
4. Name of Applicant Eastlake Development Company
Address 900 Lane Ave., Ste. 100 Fax#421.,.1830 Phone 421-0127
City Chula vista. State CA Zip 91913
S. Name of Preparer/Agent Gary Cinti - Cinti Land Planning
Address 3625 Midway Dr., #1292 Fax# 223-5108 Phone 223-7408.
City San Diego Stale CA Zip 9211'0
Relation to Applicant Land planning Consultant
6. Indicate all pennits or approvals and enclosures or documents required by the Environmental
Review Coordinator.
a. Permits or approvals required.
General Plan Amendment
~ Rezooe/Prezone .
_ Grading Permit
_ Tcntali~e PIrCCI Map
_ Site Plan &. Arch. Review
. ____ Special Use Permit
)( Design Review Application
::J( Tentative Subd. Map
_ Redevelopment Agency OPA
_ Redevelopment Agency DDA
____ Public Project
+- Annexation
___ Specific Plan
_ Conditional Use Permit
_ Variance
_ Coastal Development
A OIlIer Permit SflIP
SA\
If project is a General Plan Amendment and/or rezone. please indicate the change in designation from
to
b. Enclosures or documents (as required by the Environmental Review Coordinator).
_ Onding Plan
_ Pln:tl Map __
. Precise Plan
= Specific Plan
_ Tr...1ic Impact Report
_ Hazardous Waste Assessment
Arch. Elevations
_ =~pc Plans
_Tentative Subd.Map
_Improvement Plans
_ Soils Report
_ Gcolcclu1ical Report
_ Hydrological Study
_ Biological Study
_ Archaeological Study
Noise Assessment
= OIher Agency Permit
-JC..... Other proj ect Deser i pti.
1;2- 17-.3
........,..~..~_...."-............ ....".-..--. ,... . -.... - ....-.... ... # ".---.,...
"
.
B. PROPOSED PROJECT
1.
a.
. 161.4 (amend. area)
Land Area: square footage oracreageer;3.2 /SPA area)
If land area to be dedicated. state acreage lI1:ld purpose.
b. Does the project involve the c:onsttuc:tion of new buildings, or will existing structure be
u~? Yes, see Project Description.
2. Complete this section. if project is residential or mixed use.
a. Type of developmen~ Single Family _ Two Family --..: Multi Family
_ Townhouse _ Condominium . .
b. Total number of structures 2871 residential du permittted
c. Maximum height ofstructwes varies per P.C. District Regulations
d. Number of Units: 1 bedroom .liA....
2 bedroom ..liA....
3 bedroom '.liA....
4 bedroom .liA....
Total Units ~
e. Gross density (DUltotal aaes) 3.4
f. Net density (DU/total aaes minus any dedication) 6.6
g. Estimated project population to be determined
h. Estimated sale or rental price range to be determined
i Square footage of structure to be determined
j. Percent of lot coverage by buildings or structures per P. C.' Regulations
Ie. Number of on-site parking spaces to be provided per P. C. Requ1a tions
L Percent of site in road and paved surface to be determined
X Complete this section if project is commercial or industrial or mixed use.
a. Type(s) of land use
b. Floor ~ Height of ~(s)
c. Type' of construction used in the structure
d.
Describe major access points to the structures and the orientation to adjoining properties
and streets
Number of on-site parking spaces provided
Estimated number of employees per shift
Number of shifts Total
Bstirnated number of customers (per day) and basis of estimate
. .' .
e.
f.
g.
WfCP.'!IJIG~02I",," (W.I-I (W.11lZ2.931
1.2-114
PI&" 2
.
h. Estimated number of deliveries per day
L Estimated range of service area and basis of estimate
j. Type/extent.of operations not in enclosed buildings
. k. Hours of operation
L Type of exterior lighting
2<. . . If project is other than Itsidential. commercial or industrial complete this section.
. a. Type of project
b. Type of facilities provided
c. Square feet of enclosed structures
d. Height of structure(s) - maximum
e. Ultimate occupancy load of project
f. Number of on-site parking spaces to be provided
g. Square feet of road and paved surfaces
h. Additional p~ject c:haracteristics
C. PROJECT CHARACTERISTICS
1. Will the project be requimd to obtain a pennit through the Air Pollution Control District (APCD)?
No.
.'
2. Is any type of grading or. excavation of thC propeny anticipated? Yes, based on future
submittals.
If yes. complete ~e following:
a. Excluding trenches to be backfilled. how many.cubic yards of earth will be excavated?
NA
b. How many cubic yards of fill will'be placed? NA
c.. How much area (sq. ft. or acres) will be graded? NA
d. What will be the: ~um depth of cut NA
. Average depth.of cut NA
Maximum,deplh of fill NA
Average depth of fill NA
. ~021-A.93(1tel102ll.93)(W.I022.93)
/2- 11 S
Page 3
3. Describe all energy consuming devices which are part of the proposed project and the type of
energy used (air conditioning, electrical appliance, heating equipment, etc.)
Nnrm~l TP~idential enerav use.
4. Indicate the amount of natural open space that is pan of the project (sq. ft. or acres)
None.
5.. If the project will result in any employment opportunities desaibe the nature and type of these
jooo. Construction related.jobs.
".
6. Will highly tlammable or potentially explosive materials or substances -be used or stored within
, .
the project site? NA
7. How many estimated automobile trips. per day, will be generated by the project? None in
exc~ss of those addressed in previous.EIR.
I!. Desaibe (If any) off-site improvements ne-=slU)' to imp~t the project. and their points of
. access or coMeCtion to the project site. Improvements include but not limited to the following:
new streets; street ~idening; extension of gas, eleCtric. and sewer lines; cut and fill slopes; and
pedestrian and bicycle facilities. None in excess of those previously'
identified for EastLake Greens. (ref@r tn RaRtLAk~ ~r~pnR~FFP).
D. DESCRIPTION OF ENVIRONMENTAL SElTING
1. . Geolosrv
Has a geology study been conducted On the property? Yes, see EasUake Greens EIR.
(If yes. please attach)
Has a soils report on the project site been made? Yes, see Eastlake Greens EIR.
(If yes. please attach)
2.
Hvdrolosrv
. Axe any of the following features present on or adjacent tei the site?
(If yes, explain in detail.)
L" Is there any surface evidence of a Shal}ow ground watCc table?
No.
~01I..ul(w.ICl1D.93I(w 1Gn.931
I :2 - I 7~
Paae .
b.
Are there any watercourses or drainage improvements on or adjacent to the site?
In previously approved fapilities.
Does runoff from the project site drain direct1y in to or toward a domestic water supply,
lake. ll:Servoir or bay? No.
Could drainage from the site cause erosion or siltation to adjacent areas? Potential
exists but would be mitigated by conditions to future T.T. map
, .
bescribe all drainage facilities to be provided and their location. To be determined
bv future submittals and previously approved tract map.
c.
d.
c.
3.
Noise
a.
Are there any noise sources in the project vicinity which may impact the project site?
No. Future arterials may impact some areas.
b. Will noise from the project impact any sensitive receptors (hospitals, schools, single-
family ll:Sidences)? No.
4. Biolol!V
a. Docs the site involve any Coastal Sage Scrub vegetation? No.
b. Is the project site in a natural or partially natural ~e? No.
c. If yes, has a biological survey been conducted on the property?
Yes x. No (Please attach a COPY.)Refer to previous EIR.
d. Describe all trees and vegetation on the site. Indicate location, height, diameter, and
species of trees, and which (if any) will be removed by the project. 8i te is semi-
developed with remnants of previous dry farming/cattle
grazing on.the remainder I
S. Past Use of the Land
a. Are there any known historical or archeological resources located on or near the project
site? No.
b. . Are there any known paleontological reSources? No.
c. Have there been any hazardous materials disposed of or stored on or near the project site?
No.
d~ What was the land previously used for? Dry farming/Cattle qrazing
WPC-.F:IHOMI-:ll'LAHN1NOIS'ItlREI7.l021........ (Rd. 102o..J) (Iter. 10:l2.'J'
/2- /77
PageS
6. Current Land Use
a. Describe all snuctures and land uses currently existing on the project site.
**See answer below**
b. Describe all sttuCture5 and land uses currently existing on adjacent property.
North Eastlake Business Center
Souili Vacant Otay Ranch - Future development
Eatt Vacant - Future Eastlake Neighborhoods
lVen Eastlake High School/Community Park and Future deve~opmer
7. Social .
. . ~o~e on parcels proposeq for an increase
L Axe there any residents on stte1. If so, bow manYI in units.
b. Axe ilie.re any CUrrent employment opportunities on site? No.
If SO, how many and what type?
8. Please provide any oilier Wonnman which may assist in the evaluation of the proposCdprojea.
Sites have been fully evaluated in Eastlake Greens SPA EIR and
recent General Plan Amendment EIR for Land Swap areas.
See also attached Project Description for add1t10na~ aa~a.
**Answer to 6(a): Construction/structures exists on approx. one-half
of EastLake Greens. Parcels proposed for amend-
ment with existing structures are only being
amended to reflect existing conditions with no
increase in units.
Wl'Clf,\II01.~EDII02I00\.'IJ 1Rcr.I03ll.93i tRcr.IC122.9JI
I~. f7?f
P.,.,6
E. CERTIFICA nON
I, as owner/owner in escrow.
R~~~lAKe DevelODment Company
Bruce Sloan. Proiect Manager
Print name
or
I, c:onsultant or agent.
Print name
HEREBY AFFIRM. that to the best of my belief. the statements andinfonnation herein contained are in all
JeSpects true and correct and that all known infonnation concerning the project and its setting has been
included in this application for an Initial Study of possible environmental impact and any enclosures for
attachments thereto.
.
~
Owner/Owner in Escrow Signature
or
Consultant or Agent Signature
/ !1)/9tf
I '
Date
*1f acting for a corPoration. include capacity and company name.
~OZI""'91 (Rd.1020.91)(W.1D22.9l1
/J.- (79
l'I&e 7
INITIAL STUDY PROCESSING AGREEMENT
,
1.,
Name of Applicant: Eastlake Development Company
Address: 900 . Lane Ave., Ste. 100
City: Chula Vista Stile CA
Name of Authorized Repn:$enLativc CaCsipatory): 1=\Tl:1~@ Sloan
Address: Qnn T.;:!Inp AVA _ _ ste 100
City . t"'h" 1:a u; C!+-:a SLate CA
Agreement Date:
Deposit Amount $ 750 . 00
This Agreement ("Agreement") betwechthe City r:J 0IuIa Vista, a char1ered municipal COIpOI1Ilion ("Cily")
and the forenamed applicant for an Initial Study (" Applkant~h effective as or die Apement Dale ICI forth _,
Ii made with reference to the following facls:
Phone 421 -01 27
Zip 91913
Phone 471_0127
Zip 91913
Wbereas. the Applicant has applied to the City for an Initial Study of the type afcnreCerenc:ed ("Initial
Studyj which the City has required to be obtained as a c:ondition to permitting the AppUcant to develop a parcel
of property; and,
Wbereas. the City will incur expenses in.order to process said Initial Study through the various departmelllS
and before the various boards and commissions or the City ("Processing Services"): and,
Whereas, the pwJlOSe of this agreement is to reimburse the City for all expenses it will incur in c:onnection
with providing the Processing Services:
Now, therefore, the parties do ~by ag=. in exchange for the mutual promises ~in contained, as
follows:
L Applicant's Duly to Pay.
The Applicant sha1I pay all of the City's expenses incumd in providing Processing Service JdaIed to
applicant's Initial Study, including all of the City's clirect and overbead costs JdaIed thereto. This duty or
the Applicant shall be Jefemd to herein as the "Applicant's Duly to Pay."
A. App1ic:ant's Deposit Duty
As partial perfonnllllCC of the Applicant's Duty to Pay, the AppUcantshal1 deposit the amount
afcnreCerence4 ("Deposit'.
1. The City shall charge its lawful eXpenses incumd in providing Processing Services
. against the App1icant's DeposiL If, after the c:oncIusion or processing the Applicant's
Initial Study, any portion or the Deposit remains, the City shall JelUIlI said balance to the
Applicant without interest thereon. If, clming the processing or the Applicant's Initial
Study, the amount of the Deposit becomes exhausIed, or is wminenUy likely to become
exhausted in the opinion or the City, upon IlOIioe of same by the City, the AppUcant shall
forthwith provide such additional deposit as the City shaI1 calc:u1a1e as reasonably
IICCCSSlIl')' to continue to provide I\~_l..g Services. The duty ollhe Applicant to
initiaJly deposit and to supp1ement said deposit as herein required shall be known as the
"Applicant's Deposit Duty".
D. City's Duty
The City shall, upon the condition that the Applicant is IlOI in breach r:J the Applicant's Duty to Pay or the
App1ic:ant's Deposit Duty, use good faith to provide processing services in Rlation to the ~cant's Ir~JaI
Study application. .
~1n1.A.93 (Rd. 102O.93)(Re(. 1022.93)
/:2.ICjd
Page 8
A. The City shall have no liability hereunder to the Applicant ror the failure to process the Applicant's
Initial Study application, or ror railure to process !he Applicant's Initial Study within the time
frame requested by the Applicant or estimated by !he City.
B. By execution or this agreement, !he Applicant shall have 110 right to direct or otherwise influence
lhe conduct or the Initial Study ror which the applicant bas applied. The City shall use its
discretion in evaluating the Applic:ant's Initial Study app!icllion wilbout reprd to !he Applicant's
promise to pay ror the Proc:cssing Servkcs. or thC exe..'Ulion of !he ApemenL
m. Remedies
A. Suspension or Proc:cssing
In addition to all odw rights and remedies which !he City shaI1 otherwise have at law or equity,
lhe City bas the right to suspend aOOIor withhold !he p.~g or the Initial-Study which i:l!he
subject matter or this Agreement, as wcU as !he Initial Study which may be the subject matter or
any other Pennil which Applicant bas before lhe City.
B. Civil Collection
In addition to all other rights and remedies which !he City shall otherwise have all law or equity.
the City bas the right to collect all sums which are or may become due hereunder by civil action,
and upon instituting litigation to collect same. lhe prevailing party shall be entitled to rasonable
attorney's rees had costs.
IV. Miscellaneous
A. Notices
All notices, demands or Jequests provided ror or permiued to be liwn pursuant to this Agreement .
must be in writing. AU notices, demands and Jequests to be sent to any party shaU be deemed 10
have been properly given or served if personaIly served or deposited in lhe United States mail,
addressed to such party, postage prepaid, registered or c:enified, with mum receipt Jequesled, at
!he addresses identified adjacent to !he signatuJeS or the parties rqnsented.
B. Governing LawNenue
This Agreement shall be governed by and COIISlnIcd in accordance with the Laws or the State or
California. Any action arisinl under or relating to this Agreement shaU be brought only in the
rederal or stale COW1S Iocatcd in San Dielo County, State or California, and if applicable, the City
or Chub vistiI. or as cIose theJeto as possible. Venue for this qreement, and pedormance
hereunder, shall be the City of OIuIa Vista. .
C. Multiple Signalories
J( then: are multiple signalories to this agreement on behaJ( of Applicant, each or such signalories
$hall be jointly and levaally liable for the pedonnance of Applicant's duties herdn set forth.
D. Signatory Authority
The signatory 10 this agreement heIeby wammts and represents that it is !he duly designated agent
for !he Applicant and bas been duly authorized by the Applicant to execute this Agreement on
behaJ( of the Applicant, Signatory shall be penonaIIy liable for Applicant's Duty 10 Pay and
Applicant's Duty to Deposit in the event it has not been authorized 10 execute this Agreement by
the Applicant.
~02IoA.'3(W.I02ll.93)IW.Il122.031
12- 13 {
Poge 9
E. Hold Harmless
Applicant sha1I defend. indemnify and hold harmless !he City, its eIecled and appoin1ed omc:en
and employees. from and egainst all claims for damages, liability, cost and expense (including
wilhoutlimilalion attorneys' fees) arising out of processing Applicant's Initial Study, except only
for those claims arising from the sole negligence or sole willful conduct of the City, incurred by
the City, its orrlCClS, agents, or employees in defending againsI such claims. whether the same
proceed to judgement or not. Further, the Applicant, at its own expense, ahalI, upon written
Rquest by the City, defend any such suit or aclioo brought against the City, its orrlCClS, agents,
or employees. Applicant's indemnifcatioo of the City shall be limited by any prior or subsequent
. declaration by the ApplicanL
F. Administrative Claims Requirements and Procedures.
No suit or arbintioo sh:l1l be brought arising out of this qreement. againsI die City aiiJess a claim
has fust been presented in writing and ftled with the City of Chula Vista and acted upon by the
City of Chuia Vista in accordance with the procedures set forth in Chapter 1.34 of the Chula Vista
Municipal Code, as same may from time to time be amended, the provisions of which are
Incorpomled by the reference as if fully set forth herein, and such policies and procedures used by
the City in the implemenlation of same. Upon Rquest by the City, the Applicant shall meet and
confer in good faith with the city for the purpose of resolving any dispute over the terms of this
AgreemenL
Now, therefore, the parties hetelo,l!aving read and underslood the IermS and conditions or this agreement,
do hereby express their consent to the terms hereof by setting their hand hereto on the dale set forth adjacent thereto.
City
City of Chuia Vista
276 Fourth Avenue
:;?~
Da1ed: / / 11/1f
, I
Bruce Sloan, Project Mgr.
Eastlake Development Company
Applicant (or authorized represenlative)
By;
By;
Dated:
~02I""'P3(W.IOZO.P3I(Rcf.I022.P3)
12~/ZZ-
Pas- 10
.
'.
TIlE CITY OF CHULA VISTA DISCLOSURE STATEMENT
SIalement of disclosure of c:crtain ownership interests. payments. or campaign contributions. on all maners which
will require discreliolW)' action on the pan of the City Council. Planning Commission. end all other official bodies.
The following information must ~ disclosed:
I. Ust the IWIIeS of all persons have a fmancial interest in the contract. i.e., contractor. subcontractor.
malerial supplier. .
Ra~~lake Develooment Company
2. If any penon identified pursuant to (I) abOve is a corporation or partnership. list the IWIIeS of all
illdividuais owning more !hID 10" of the shares in the corporalion or ownin& any partDership interest in
the partnership.
.1' c: ~n~wp 1 ]
3. If eny person identified pursuant to (I) above is non-profit organization or a tnlSt. list the IWIIeS of IOY
penon serving as director of the non-profit organization or as trustee or beneficiaJy or trustee of the tnlSt.
tJn
4. Have you had more !hID S2S0 worth of business U'IIISICIed with eny member of the City staff. Boards.
Commissions, Commiuees end Council within the past twdve months?
No
S. Please identify each IUd every person, including eny agents. employees. consuIlIDlS or independent
contrll:lOrs wbo you have assigned to represent you before the City in Ibis maner.
Boh Santos. Kent Aden. Bruce Sloan, Katy Wright
6. Have you lDdIor your officers or lIenlS. in the aggreple. contributed more !hID SI,OOO 10 a Council
member in the c:urrenI or preceding e1ec1ion period? Yes [ ] No PC] If yes, awe which Council
member(s): .
_ II dcf_ u: 'Arty Iadi.idual. -. ........-;p.jolat _. aID 0 . '0, _ "'b. _ 0............. ~o_.
lI1II\, nccIYcr. ayIIdlcalo.lIlis Illd Ill)' Olbcr COWII)'. cil)' IIIll COWII)'. cIly. . 'r ,it)'. _ or_ poIilicoIlIIbdlY.... or Ill)' Olbc'.....p
... nllt-i,..~ IICCiq u . aait..
(NO'I1:: _ ..........,_ a _ry)
Date:
~
Bruce Sloan, proJect Manager
Eastlake Development COmpany
Print or type name of contractor/applicant
/f2 - 1'63
Page II
WPC:F:IIlOME\PLANNING1STORED\I02I'A.9~RcI. 1020.93)(RcI. 1022.93)
T';> -:>11
Case No. :r:~ -ql./-Iq
INTERDEPARTMENTAL COMMENT SHEETS
ENGINEERING DIVISION
I. ,Drainage
n.
~~1~1t
A. 1- the project site within a flood plain? ,.10.
If so, state which FEMA Floodway Frequency BoundllIY. Io{"'- .
B. What is the location and description of existing on-site drainage facilities?'svACiiI~.z: F'tcW
}t> t!.kr1!.HM~.AJ.J~ CrrY ~...~~~ ~v~VAAV:.#;. ~~M
C. Are they adequate to serve the project? I.1D.
If not, please explain briefly. ~""'e'"/__ C#r:z1F"1~ .,.,DA ,...A/oflt. IMPIZDlta.A#ff1ol:fS W,U-
~ I2Ft:'fU'P~'" WIlSAl t:n::"'..JIt!:!1 ~~....,.,- j/"y/J JJ'JC A
D. What is the location and description of existing off-site drainage facilities? ""'" t:",,,,,.. PU
~...A-AJ'/~ r..lJ'''~ ~&.~ ~/YrJJ "~K AND ~Lr ~~6&U'
I '
E. Are they adequate to serve the project? NO.
If not, please explain briefly. 1lt:/.1J?I.JA1- IMPAr>I/.r.~e..-ro::. ~y s:z..:- 1JEL'!:E.~/!l.Y
IN 'T1fE. ~'f': CANyoN A/Jr:> a, T ~#~'" ~^'~S t::e'....E1 --MA./f
/"),/.L..,~L. .
TranStlortation AIJ NA~"" "TO "Tl1~ ~FIC. ST1Jl>Y Fi/2.. f.If! 1ii'.~1:6 &~
SPA E:.IR. WILL _. Tlet:;U/~ (yo;. 1"'c.M~$E /IoL T1JJA.FF I&. (;6ii rlAA17e>14 Ii2l:t-t
A. What roads provide prlmllIY access to the project? 6X$r~
~
B. What is the estimated number of one-way auto trips to be generated by the project (per day)? SfJf.).
C. What are the Average Daily Traffic (A.D.T.) volumes on the.primary acc:ess roads before and
after project completion?
Street Name Before After
Do any of these volumes exceed the City's Level-of-Service (LO.s.) .C. design ADT
volume? If yes, please specify.
o'
~Cl'SfCIlElNOn93 \Rtf. 1021.93) (W. 10lD.93)
Pile 2
1:2-13~
.
'is -S"tf I
Case No. Tt:;-<?t..(-(q
H the A.D.T. or L,O.S, "e" design volume is unknown or not applicable, explain briefly.
, D. Are the primary access roads adequate to serve the project?
H nOl, please explain briefly.
E. Would the project create unacceptable Levels of Service (LOS) lit interseaions adjacent to
or in the vicinity of the project site?
H so, identify: Location
Cumulative L,O.S.
F. Is the proposed project a "large project" under the Congestion Management Program? (An
equivalent of 2400 or more average daily vehicle trips or 200 or more peak-hour vehicle
trips). H yes, a Traffic Impact Analysis (TIA) will be required. In this case the TIA will
have to demonstrate that the project will not create an unmitigatable adverse impact, or that
all related traffic impacts are not mitigated to a level of non-significance.
Yes No
The following questions apply if a Traffic Impact Analysis is not required.
G. Is traffic mitigation required to reduce traffic impacts that will result from implementation of
the proposed project? Yes No
H yes, please describe.
H. Is the project co!l~istent with the criteria established in the City's Transportation Phasing Plan,
General Plan Traffic Element, and all other pertinent traffic studies? Please reference any
other traffic impact studies for roadway segments thIIt may be impacted by the proposed
project.
L
J.
Is a traffic sNdy required?
Is there any dedication required?
If so, please specify.
Yes
No
WPC~D22.Pl (Rtf.IIl2U3l (Rtf.IDlO,Pl)
Pile 3
1:1- ItS
YS-'3f{
Case No. I:$ 04<+-1.,
K. Is there any street widening required?
If so. please SJ>ecify.
L. Are there any other street improvements required?
If so. please specify the general nature of the necessary improvements.
M. Will the project and related public improvements provide satisfactory traffic service for
existing conditions and future buildout General Plan conditions? (please provide a ~rief
explanation).
m.
~
IV.
A. Are there any anticipated adverse geotechnical conditions on the project site? UNK./.Jow.J .
B. If yes, specify these conditions.1:J..A .
C. Is a Soils Report necessary? YE<~ F-.~(S-nNt:. Z,DJ /b fZ.~-rs MtJS-r-~ 1Jll)!.Te!)
1rf.Jt>/bIl- AMs:Nl:>E:t> 7l> (/..U4.JJt;lf!!: Tlf-E. ^".e;~.s
Land Fonn N../A . f'tZo~eep -ro e..o.. A~ 7?> T'~ EXIST/~ I
AfpkAlep ~T14o. .
A. What is the average natural slope of the site?
B. What is the maximum natUral slope of the site?
V.
Noise
Are there any traffic-related noise levels impacting the site that are significant enough to justify that
a noise analysis be required of the applicant? />>J/U.JI)w..I. AfJ. A-I:.A~Llhl.A~rr -r1':> TUIE Sp~
!;,e. .Nolse ~."S(S WIL.{.. Be.. ~(~r:> .
VL Waste Generation
How much solid and liquid (sewer) waste will be generated by the proposed project per day?
Solid 2.31-;;0 Pr.Jot.J~ -~ Dl.Y J")IIUL -ruE: fi>((~A1~ A^^"--- c:;'PA
Uquid ,?;"?",I? t.NI' t ~& Qr<fJ.. 7:l4 Y (!I~. :)-'5 et>LJ ~ ) 6v~ ''TlH~ &(/.-7,,", A~e;, ~-
,
What is the Joc:ation and size of existing sewer lines on or downstream from the site?
I~" AI~ S~utJ.~ lloJ -n;r'<<:"'~Aft_L "...rVnAlInm.v 1..A1h::~ ~ AAJ?-J A 12,t e>JIL,.. ~
f I
I-IAJ.';: IAl e::"~1a;;: "~~WA" 1.,- I~ ~.MA~ -n.lI4~ 1Al.('MALL."', Au- ~~ whl ( ~
y.
i 'v ~ equate to s~ fpro el:I prpie~? (If no, please explain) wo. ~E: SEAtMI!5..JT7!;.
\~ K~~'
d J \\~\ ~ ~ 'Bt;.I(I,..",,"'- r..t.Jr:.r'r"t_IC. AMEWDI.A= f"rC. TZ> -ruE. 7""" ~ L!./tAPII (!.f.tJy',..,J Bl6rl'l
~ 1''-hlIYJD -ntfi ~ Op~d"" SE:~ &'6r14 ~ Wrll ~ t:Z/i:fl.)(P~.
wpc:F~D21.J.llRrf. 102..,3) (101.1020.113) _ P.,e 4
1,.2-ISb
~-9r1
CueNo.~
vn. National Pollutant Discharl!e Elimination System CNPDES) Stormwater Reauirements
Will the applicant be required to file a Notice of Intent with the SWe Water Resources Control Board
for coverage under an NPDES Stormwater Permit? YF-~.
. If yes. specify which NPDES permit(s) ~d explain why an NPDES permit is required. AIoJ 1J.P.OJa:,.
.'fYplAlT" p-" ~uW~~ -n(~J..AD.t:.r:;:~ Je&;r~,An;.y, kI,T'H 6>L1&lr'1ltV;'T"1l)~
A~""'lIrr/~~. A ~~,.,- .< ~-q/~t~~ B&r~u~~ '*'V~ ':"flr;;;. A/~~
WiLl ~ TJI~R..ICt;;'" A+lh ~..r.-M~ ~ n&:'~~ ~I ~E'A.."- I~
~ l>~ ~ l.A p~ ~D I!.DAANt~ P A IJ ~ DE;E.V,:'J.IOu~ w- ~ ~'.: .
Will a Storm Water pollution Prevention Plan (SWPPP) be required for the proposed project?
')( Yes No
Additional comments #J.olJe .
vn. Remarks
Please identify and discuss any remaining potential adverse impacts, mitigation measures, or other
issues. J7.4-Ea A-PP1_ri:..AAJ-r- ~ ~A'AEV' AsS*'..y:..Jlfr.rr D~l~"- ,:;,..IA#"..z~
Fb~ 1'"1 JAl I a I AAt>/U)I/~IoI(~...rrz, .
ci/dq+
. . f
Date
WI'C:F,~Dn93 (Ref.ID2I.93) (Ref.IDlD.93)
PlieS
1:2 -1'37
.
Cese No. IS-CJ4-1'1
FIRE DEPARTMENT
A. What is the distance to the nearest fire station? ~ what is the Fire Department's estimated
RaCtion time? ~D 81. (,., ~ m\n. f'l'-o~i 0\""\ +, VV\t:J
-
;
B. Will the Fue Depanment be able to provide III .cIequate level of fire potcction for the
proposed facility without III increase jn equipment or per5OMel? \( f>..s.
C. Remarks t.J OJJ t'
~' VilDif)i}J>f10
F Marshal
0';;;)0 /q'-(
Date
. .
. .
fl&c15
~m93(U.lml.93)cw.ID21U3)
12.-/'6'1
:
Case No._J5-94.1Gj
,.ARKS AND RECREATION DEPARTMENT
A. Is project subject to Parks and Recreation Threshold requimnents? '(ji:S.
If not, please explain.
'B.
c.
D.
How many eaes of parkland Ire Det%sSIU)' to serve the proposed project?
'\2, ~ . ~);:!1? QJ c::;~ ~~CA:. c:..."ZI'W\"\,III..
Azc existing neighborhood and community parks _ the project IllIequatc to .erve the
population increase RSuhing from 1his project?
Neighborhood Nb
Community Parks tJ O.
If not, Ire parkland dedications or other mitigation proposed IS part of the project adequate
to serve the population increase?
Neighborhood ,"P$'
Community Parks '\ ~ .
To meet City requiJements. will applicant be required to:
Provide land? 'r~'S
Pay a fee? 'f"";'
Remarks:
E.
F.
~.~,~
Pazb and Reaeation Director or Representltive
-:z. <=r . ~'t-
Date
l'I&e 7
~mlQ~.IIl1I.tS)~.I02O.IQ) /.2- I 'Z q
.
Case No. Is-q4./~
\ LANDSCAPE PLANNING
A.
Does the project affect native plant communities?
If 50, please identify which communities.
{\O
Will the project require native planting? (please describe)...,1fLht Nt.~ ~ .
B. Please identify lI'ly imponant or highly visible hillsides on or adjacent to the project.
~
Who< "',,,,,,"', __ (U ""l will '" ""..... .. """ ...."", ~
~~~~~~~h~ ;;.;ft;-I J~AT
C. Of the total area to be developed. how much, II'ld which areas are ex~ to be replanted
II'ld require supplemental watering? (Please describe)#,At"'~^ 1'5 ruSt- f~
E. An there lI'ly other landscape requirements or mitigation for the project? ~
. .
,
~
(
~s;~T~ve
I;;J. - 190
Pilei
WK~m,,~.lml.t))(III.I02D.,,)
ROUTING FORM
DATE: January 18, 1994
I
I
,
,
!
I
!
;->.....
I '-
L--~'~
~~.
SUBJEC'l':
..
~.n urson, Building 6 Housing!
~ohn Lippitt, Engineering (E1R only)
Cli~~ SWanson, Engineering (EIR only)
Hal Rosenberg, Engineering (EIR only)
Roger Daoust, Engineering (IS/3, EIR/2)
Richard Rudol~, Asst city Attorney (Dra~t Beg Dec 6 EIR)
Carol Gove, Fire Department .
Marty Schmidt, Parks 6 Recreation
Crime Prevention, police Department (M.J. Diosdado)
current Planning
Duane Bazzel, Advance Planning
Bob Sennett, city Landscape Architect
Bob Leiter, Planning Director
Chula vista Elementary School District, Kate Shurson
Sweetwater Union H.S. District, Tom Silva (IS & EIR)
Maureen Roeber, Library (Final EIR)
LAFCO (IS/Draft EIR - If annexation is involved)
Other
Doug Reid
Environmental Section
Application ~or Initial Study (IS- 94-19/FA- MB-/DO 060 )
checkprint Draft EIR (20 days) (E1R-_/FB-_/DO )
Review of a Draft EIR (EIR-_/FB-_/DP)
Review of Environmental Review Record (FC-_ERR--1
Review o~ Draft Beg Dec (1S- /FA- /DO- )
The Project consists of: An amendment to the EastLake Greens General
Development Plan and Sectional Area Plan which would result in:
1. The transfer of units within the existing boundaries of East
Lake GreenS to refine densities with no net increase in the
existing proposal density and
2. The addition of 22.7 acres to EastLake Greens development with
an additional 97 dwelling units.
Please review the document and
by 02-01-94 .
1 c"~~f c2 -rj,~~-
If) - I I ~.4t.}<-
comments:
d to me any COllllllents you have
ROUTING FORM
DATE: January 18, 1994
fO: Ken Larson, Building , Housing
John Lippitt, Engineering (EIR only)
Clitt Swanson, Engineering (EIR only)
"Hal Rosenberg, Engineering (EIR only)
Roger Daoust, Engineering (IS/3, EIR/2)
Richard Rudolf, ABst City Attorney (Draft Neg Dec , EIR)
Carol Gove, Fire Department .
Marty Schmidt, Parks & Recreation
Crime Prevention, police Department (M.J. Diosdado)
r.:urrent Planning' -
-Duane Bazzel, Advance Planning
Bob Sennett, city Landscape Architect
Bob Leiter, Planning Director
Chula Vista Elementary School District, Kate Shurson
~ Sweetwater Union H.5. District, Tom Silva (IS' EIR)
Maureen Roeber, Library (Final EIR)
LAFCO (IS/Draft EIR - If annexation is involved)
Other
FROM:
Doug Reid
Environmental Section
SUBJECT: Application tor Initial Study (IS- 94-1~FA-~/OO 060 )
Checkprint Draft EIR (20 days) (EIR-____/FB-____/OO )
Review of a Draft E1R (E1R-_/FB-____/DP)
Review of Environmental Review Record (FC-_ERR-_)
Review of Draft Neg Dec (15- /FA- /00- )
The project consists ot: An amendment to the EastLake Greens General
Development Plan and Sectional Area Plan which would result in:
1. The transfer of units within.the existing boundaries of East
Lake Greens to refine densities with no net increase in the
existing proposal density and
2. The addition of 22.7 acres to EastLake Greens development with
an additional 97 dwelling units.
Please review the document and torward to me any comments you have
by 02-01-94
COllUllents: .1-Tf'f u~<,. ~ ~ 00u....Q..M~.cJ2.
, Ot.dl & t ~~"'-~ ~ :f>'c.L.( fpo.,f'k -a ~~
~ "l1 ct~ o-.~..o \ ~ ~v..
I$..- Iq,f(
ROUTING FORM
DATE: January 18, 1994
;
Xen Larson, Building & Housing
John Lippitt, Engineering (EIR only)
Clitt Swanson, Engineering (EIR only)
Ral Rosenberg, Engineering (EIR only)
Roger Daoust, Engineering (IS/3, EIR/2)
Richard Rudolf, Asst City Attorney (Draft Neg Dec & EIR)
Carol Gove, Fire Department .
Harty Schmidt, Parks & Recreation
Crime Prevention, police Department (M.J. Diosdado)
Current Planning
Duane Bazzel, Advance Planning
"OD '~ifHnift:7-enY"1ia..d6__Ar~I.i t.'et)
!ob Lei ter, Planning Director-""
Chula vista Elementary School District, Xate Shurson
Sweetwater Union H.S. District, Tom Silva (IS & EIR)
Maureen Roeber, Library (Final EIR)
LAFCO (IS/Draft EIR - If annexation is involved)
Other
TO :
FROM:
Doug Reid
Environmental section
SUBJECT: Application tor Initial Study (IS- 94-1WFA-~/DO 060 )
Checkprint Dratt EIR (20 days) (EIR-_/FB--/DO )
Review of a Draft EIR (EIR-_/FB-_/DP)
Review ot Environmental Review Record (FC-_ERR-____)
Review ot Dratt Neg Dec (IS- /FA- /DO- )
The project consists ot: An amendment to the EastLake Greens General
Development Plan and Sectional Area Plan which would result in:
1. The transfer of units within the existing boundaries of East
Lake Greens to refine densities with no net increase in the
existin9 proposal density and
2. The addition of 22.7 acres to EastLake Greens development with
an additional 97 dwelling units.
Please review the document and forward to me any comments you have
by 02-01-94 .
Couents:
~ ;d ~7'1F
Ij -/13
CHULA VISTA POLICE DEPARTMENT
CRIME PREVENTION UNIT
PLAN REVIEW RECOMMENDATIONS
~ - . ~
'"-'.-.
DATE: 1--<.~.:( jQq4.
TO: ~.R..~d/ ~l!.-< P.!knflt?)-v
VIA: Ci.~ ~ . ?~'--'. 4h1l' "Ur V .
FROM: l'll4"r ~ ( SC-f5
PROJECT: J;~. c/1-/C) O~A, f..(M;tW--,- (3J~ ~~
?JpA>\.
_ The Crime Prevention Unit does not have any comments regarding this project at this time.
_ Infonnation on the project. or within the plans. does not provide enough detail to pennit
crime prevention analysis.
25L- Please forward the following infonnation to the Crime Prevention Unit when available.
~ Elevations
Floor Plans
L Landscape and Lighting Plans
.JQ... Site Development Plans
Comments: !?.J I..fI._L rr-~M...n::t ~';'L J An/.N.: /UJ Chnm/#f:t~.
r€.i.117Ld Y./J Y-I...e.. G~~ .p~-" t2/ cJ;-#f~/~;f 10
t/ ~ t//{.-ltJL,/ t.. 'l:nA.J i~.J;Vt...d Ytf.4-/ &'JtI'7~~
~";t~ ~PU/1.A-' '/fP\
V'
~
(l 0. '1i t'/- A'I~ - ,
,.
~](.( .rh ;11 )./ (}~II.A.(d.
cc: Brookover. SCA
CP1ED JIaulina Fonn
PDIcpu 06.'J3
/51 - 10;1 .
MEMORANDUM
DATE:
February 1, 1994
FROM:
Doug Reid
Environmental Review Coordinator
Duane E. Bazze~
Principal Planner
TO:
SUBJECf:
Initial Study for EastLake Greens GDP/SPA Amendment (18094-19)
The Advance Planning Division appreciates the opportunity to comment on the proposed
project identified above. From an environmental analysis standpoint it appears that the
EastLake Greens ElR and Addendum sufficiently addressed the proposed density transfers
within EastLake Greens. The proposed transfer of units are occurring under the umbrella
of the originally-approved EastLake Greens SPA and Tentative Map (2,774 units), therefore,
unless there are significant shifts in unit locations it would appear that the original ElR
adequately addresses the transfers.
It should not be forgotten, however, that as a condition of approval of a recent GP
amendment to Parcel 26 of the Greens (GPA-93-04), the City Council re-enacted the
affordablehousing requirement for the Greens (deferred with the Tentative Map approval)
and directed staff to work with a task force to develop recommendations by July of this year
on how to handle the low and moderate income housing within this project. This direction
from Council included the consideration of any density transfers necessary to achieve the
housing requirement. It does not appear that the proposed density transfers are significant
enough to impact the task force efforts, but nevertheless, these efforts should be considered
prior to approving any SPA amendment.
The 97 units to be annexed and added to the Greens have only been analyzed at a General
Plan level (within the Otay Ranch Program ElR) and not at the detail necessary with a GDP
and/or SPA. This needs to be taken into consideration when anaIyzing potential
environmental impacts. Additionally, project-level analysis needs to be coordinated with the
Community Planning Division of the Planning Department (Otay Ranch SPA Team) on the
issue of land use and design interface with East Orange Avenue and efforts on the adjacent
Otay Ranch.
cc: Ken Lee
Steve Griffin
Amy Wolfe
1_lt.NI!N)
12- /1S
MEMORANDUM
February 1, 1994
File # YS-591
FROM:
SUBJECT :
Doug Reid, Environmental Coordinator
Clifford L. Swanson, Deputy Public Works Director~~
City Engineer ~
Harold Rosenberg, City Traffic Enginee~
Eastlake Greens General Development and Sectional Area
Plans Amendment
TO:
VIA:
In response to your concern regarding our transportation comment in
the subject initial study application, the following paragraph
should be added to Section VII of the application.
Previous traffic studies have shown that the circulation
system plan prior to the construction of SR125 does not
have sufficient capacity to absorb additional trips
beyond those trips accounted for in the approved maps
including the approved Eastlake Greens. Thus the
Eastlake Greens proposed expanded development proj ect
will have to be limited to the number of trips identified
in the approved project EIR traffic study. However, the
applicant may wish to perform a supplemental traffic
study to examine possibilities of expanding the City's
circulation system (e.i. extension of E. Orange Avenue
between I-80S and Eastlake Greens) to provide the needed
capacity. A reference to the City's interim SR-125
financial study (HNTB study) and improvement scheduling
are a critical element of the study.
ZAO:rb
cc: Roger Daoust, Senior Civil Engineer
(p; \IIDII1\DfQIlnUIR\TRAPPIC\'LNAMIHD. DO)
I~ - 11h
MEMORANDUM
February 21, 1994
File # YS-551
SUBJECT:
Doug Reid, Environmental Coordinator
Clifford L. Swanson, Deputy Public Works Directort.. V
City Engineer P-- .
Harold Rosenberg, Traffic Engined / .
"~ '~~.:l
Eastlake Greens GDP/SPA Amendment Traffic Study (IS-93~ ~
TO:
VIA:
FROM:
I have reviewed the attached traffic impact report by Urban Systems dated February 18, 1994
and fmd it to be acceptable. The new trips from the added 97 units to the Eastlake Greens
approved units of 2774 have no significant impact on the City's circulation system.
ZAO:dv
Attachment
(F:\IIOIo!IN!NGlNEERllRAFFlC\1l<FSTIJDY .LAO
ic2 - t~7
URBAN SYSTEMS .t'WSOCIATES, INC.
~ . T/f.An'IC ENo_. MtIIKET1NG . I'fID.ECr $uPPOIfr ~ :C.. ,-. ; :. -'
CoNstl.TANTS TO INDUSTRY AND GovE/WIIENT .' --; r :: ~- G~ '_: L.~ .;~:: : L
;-~J :'.~::-~_:'" t-:-: ::r~'r
1534 FEll 22 A.lI, 9: 4S
February 18, 1994
Mr. Hal Rosenberg
City TraffIC Engineer
CITY OF CHULA VISTA
276 Fourth Avenue
Chula Vista, CA 92010
Dear Hal:
Urban Systems Associates, Inc. (Urban Systems) was retained by Eastlake Development to
evaluate possible Impacts from the development of additional dwelling units In the Eastlake
Greens GDP/SPA Amendment. The Eastlake Greens GDP/SPA Amendment proposes an
Increase of 97 dwelling units from 2,774 DU to 2,871 DU.
Project Trio Generation
the development of 97 additional dwelling units will result In the following peak hour and daily
trip generation.
. NA PEAK PM PEAK
USE INTENSI1Y GENEAATION N:1T
AATE NA% NA IN:OUT IN:OUT PM% PM IN:OUT IN:OUT
SPUT SPUT
SFDU 1700 101DU 870 8% 78 2:8 18:82 10% 17 7:3 88:28
As can be observed, the 97 additional units will result In 97 PM peak hour trips. Of the 97 PM
peak hour trips, 68 are inbound and 29 outbound to the project. The AM peak would have 78
additional peak hour trips with 16 Inbound and 62 outbound during the peak.
Previous TraffIC Studv Assumotions
A traffic study for KaIser Hospital (Eastlake I SPA Amendment by JHK Associates) was
comoleted on Aorll 20. 1992. The KaIser Hospital traffic study represents the most recent
analysis of interim conditions for eastern Chula Vista (east of 1-805). The analysis for Interim
conditions assumed the "approved projects" level of development for It's Interim analysis. The
"approved project" level of development was based on the Anal Eastern Chula Vista .
Transportation Phasing Plan Update prepared by Wildan Associates (1/91).
001..
112 - /1 'Z
. SAN DIEGO, Ct 92123-1573 . (619) S6(J-f911
VLGaITIIl7
4540 K&fRNY J2l.lA ROAD, SUm 106
. FAX (619) S6(J-9734
Mr. Hal Rosenberg
February 18, 1994
Urban Systems Associates, Inc.
In the final report for Kaiser Hospital dated April 20, 1992, (page 41), the approved project
development scenario will result In approximately 193,230 additional daily trips in Eastem Chula
Vista. The analysis included trips generated by 2,774 units In the Eastlake Greens project.
Using the "approved projects" condition as the .e, hnpacts from the KaIser Hospital were
evaluated. Attachment 1 shows the AMIPM peak hour Intersection level of service from the
Kaiser Hospital traffic analysis.
As shown In Attachment 1, all Intersections are forecasted to operate at a level of service "0"
or better. Kaiser Hospital impacts to the intersection of Olay Lakes at Eastlake Parkway (the
critical Intersection for the Kaiser Project) for the AMIPM peak results In a level of service "C"
to "0". Intersection delay was 5.2 seconds for the AM peak and 5.4 seconds In the PM peak
at this location. The Increased delay at this location was due to more than 14,000 daily trips
from the Kaiser project being added to the base conditions.
The KaIser analysis concludes that the Intersection delay at Olay Lakes Road and Eastlake
Parkway Is 25.8 seconds In the AM peak and 29.8 in the PM peak which translates to a level
of service O. It should be noted that the intersection delay at Olay Lakes Road and Eastlake
Parkway could be increased as much as 10 seconds and still remain at a level of service "0".
';PA Amendment Imoaets
In order to determine possible impaets from the proposed SPA amendment, project traffic was
added to the Intersection analysis discussed above. All other assumotions for the computer
intersection analysis remained the same. As shown on Attachment 2, the resulting level of
service Including project traffic remained "0" for both the AM and PM peak. A comparison of
Attachment 1 and 2 shows that with project traffic the Intersection delay Increased only 1.5
seconds in the AM peak and 2.1 seconds in the PM peak. This clearly indicates that the Spa
Amendment for interim (worst case) conditions Is not likely to create Impacts which would require
mitigation or change the level of service at Eastlake Parkway and Olay Lakes Road.
In addition, possible impacts from the proposed SPA amendment were analyzed for the
Intersection of Eastlake Parkway and Fenton Street. Base conditions for the intersection
analysis were obtained from the Scripps Clinic TraffIC analysis dated March 30, 1993. For the
base conditions, signal timing was optimized which resulting in a level of service "0" for the P.M.
peak or an intersection delay of 36.7 seconds (see Attachment 3).
Project traffic was then added to the base conditions. All other assumptions for the computer
intersection analysis remained the same. As shown on A~chment 3. the resulting level of
service Including project traffic remained "0". Intersection delay changed only 0,4 seconds to
37.1. This clearly shows that the SPA amendment for Interim conditions Is not likely to create
'mpacts which would require mitigation. M build out or with an Interim 125 or with an Orange
Avenue connection, Spa Amendment Impacts would be even smailer because there would be
multiple access routes.
DOl.
r~ - r 1,
VLGamIl7
Mr. Hal Rosenberg
February 18, 1994
Urban Systems AssocIates, Inc.
BaSed on the Information discussed above, Impacts from the development of 97 additional units
appear to have minimal Impacts on the circulation system. We therefor suggest that no further
traffic analysis is necessary.
Please call us if you have any questions regarding the analysis discussed above.
,
APsrrRS:vks
Attachments
cc: Bruce Sloan
Cliff Swanson
Doug Reid
11I1.
/:2 - ~~
Y1.GC:1fW17
~
ATTACHMI:. 1
INTERIM (PRE SR-125) INTERSECTION PEAK HOUR ANALYSIS
FOR KAISER HOSPITAL
. n.e Iu~ dan LOS............ dill.. ft:111'*1111he Bale -=cess KenMIo for Eudm I with
.. mId-_ oIpa1 .. _ .. .... praiIorty _, ""'" lila, Lokcs Road .... of Eas1Iokc
Part..,.. A Lie L.... '. ClpKiIJ ...,. has been performed for the four Eutlake 1 sile
_ .... __...........__(Scc0lap1cr7).
. The lnL.. tdlHl LOS.iIaes Jhown on Ihh tIbIe represent the Bale ecc:eSIlCe8Irio far EasdIIte t whh
no mifl.bloclt sipal or KCeSI to the propeI1J' directly from ou.,. Lakes Road wesl of Easdake
Parkway. A tepanle io.It..........don capacity analysis has been performed for the four Easdake 1 site
acc:eu intenreetions under various altem.ti-Ie It(eSI sceMrios (See a..pter 1).
Soarcc: !Hie a:__
SOURCE
EASTLAKE I "A AMENDMENT 1RAfl'1C ANAL ydi
PMPAAED IY _ AND ASSOCIATES, APIIL 20. -
Source: ntK a: AssoeiIIeI.
6-9
URBAN SYSTEMS
EAsnAKE GREENS
001685B
2n4
ATTACHMENT 2
INTERIM (PRE SR-125) INTERSECTION ANALYSIS FOR
THE PROPOSED PROJECT
1915 ROIt SIGNALIZED IIITZRSECTtOMS
SutDlU.! REPORT
..........................................................................
IN'l'ERSECTIOIf..O'l'AI LUIS RD.fDS'l'LAltE PltWY.
AREA TIPE.... .OTHER
AJfALIST. ~'" . . . . URBM SIS'tDlS
DATE..........02-11-94
TI"E..........AM p~
COMMJ!:IIT...... .TPP BASI + kAISER + E.G. IPA. MlMBHOMENT
-------------------------------------------------------------------------- --------------------------------------------------------------------------
WLUM"" GEO!tETRY WLUM"" GEOMETRY
n ... .. .. n ... NB SB .. "" NB BB .. lI\I NB SB
L~ 1115 131 719 1.. L 12.0 L 12.0 L 12.0 L 12.0 L~ ... 168 625 181 I L 12.0 L 12.0 L 12.0 L 12.0
~ 377 162 5.2 11' L 12.0 ~ 12.0 L 12.0 ~ 12.0 TH 2.2 .71 231 51. L 12-.0 ~ 12.0 L !Z.O ~ 12.0
RT ... 152 13' .2. ~ 12.0 ~ 12.0 ~ 12.0 ~ 12.0 RT ... 222 164 1274 ~ 12.0 ~ 12.0 ~ 12.0 ~ 12.0
RR . . . . ~ 12.0 ~ 12.0 TR 12.0 R 12.0 RR . . . . ~ 12.0 ~ 12.0 TR 12.0 R 12.0
R 12.0 R 12.0 12.0 R 12.0 R 12.0 R 12.0 12.0 R 12.0
R 12.0 12.0 12.0 12.0 R 12.0 U.O 12.0 12.0
19.5 HOM: SIGNALIZED INTERSECTIONS
SUHlaRY REPORT
.AAAAA.....................A..............................................
INTERSECTION. . orAl LAlCES RD./EASTLAItE PDt.
AREA TYPE.....OTHER
ANALYST.......UR8AM SlSTEMS
DATE..........02-11-94
TIME..........PM PEAK
COMMENT.......TPp BAS2 + ~19ER + E.G. SPA AMM!NDM!NT
--------------------------------------------------------------------------
--------------------------------------------------------------------------
ADJUSTM1!:H"l' FACTORS :ADJUSTMEII'I" FACTORS
GRADO IIV AD.T PKG BUSES PIlr .m" .m. BUT. """. TY.O GRADE IIV ANPKO BUSES PIlr .m" .m. .UT. """. TYPO
It) It) tiN NIl Nb ~/N .in T (t) (t) Y/N N. N" tiN .in T
n 0.00 2.00 . . . 0.90 5. t 34.8 . E. 0.00 2.00 . . . 0.90 5. f 29.5 .
NB 0.00 2.00 . . . 0.90 5. f 34.8 . .s 0.00 2.00 H . . 0.90 5. Y 29.5 .
.. 0.00 2.00 . . . 0.90 5. t 40.8 . NB 0.00 2.00 N . . 0.90 5. t 35.5 .
SB 0.00 2.00 . . . 0.90 5. t 40.8 . S. 0.00 2.00 N . . 0.90 5. t 35.5 .
-------------------------------------------------------------------------- --------------------------------------------------------------------------
SIGNAL SEftIIfGS CYCLE LENGTH - 110.0 SIGNAL SETl"IIIGS CYCLE LElfGTH - 110.0
PIl-1 PR-2 PR-3 PR-' PR-1 PH-2 PIl-] PIl-' PH-l PR-2 PR-] PIl-' PR-1 PH-2 PH-] PH-4
.. L~ . . .. L~ . . EB LT . . NIl L~ . .
N:> m . . m . . ~N . . m . .
M . . RT . . RT . . M . .
\ PO PO .0 PO
tB L~ '. s. L~ . ... L~ . .. L~ .
~ ft . m . m . m .
M . RT . RT . RT .
C> PO PO '0 PO
GREEK 31.0 10.0 5.. ... "".... 13.0 14.0 ... ... GREEN 16.0 12.0 12.0 ... GREEN 11.0 ... 25.0 .,.
)c, tELLOW ... ... ... ... tELLDll ... ... ... ... YELLOW ... ... ... ... YELLON ... ... ... ...
-------------------------------------------------------------------------- --------------------------------------------------------------------------
LEVIL 01' IDVICE LEVEL 01' SERVICE
LANE GRP. v/e c/e DELAt lDS l\PP. DELAt APP. lDS LANE GRP. v/e C/O DELAY lD_ .... OELAY ..P. lD_
n L 0.90t 0.464 U.9 D 24.6 0 EB L 0.148 0.]00 21.5 D 28.2 D
~ 0.619 0.112 24.1 0 ~ 0.251 0.264 15.1 0
R 0.6" 0.309 19.3 e R 0.985 0.427 32.0 D
lI\I L 0.25& 0.:"1 20.2 0 25.6 D lI\I L 0.113 0.155 39.' D :13.2 D
~ 0.679 0.055 30.t D ~ o.'n 0.118 31.2 D
R 0.613 0.112 24.4 0 R 0.571 0.212 16.9 0
n L 0.953 0.291 U.I I 36.8 D NB L 0.941 0.236 45.5 I 33.4 D
TR 0.171 0.245 29.3 D TR 0.453 0.309 14.5 I
, SS L 0.547 0.121 36.' D 11.2 0 SB L 0.721 0.164 39.4 D 33.1 0
~ 0.731 0.012 31.1 D ~ 0.711 0.236 22.3 0
R 0.343 0.545 ... . R 1.037 0.536 37.6 D
-..------------------------------------------------------------------------ -------------------------------------------..---------------------------
n TERSECTIOIII
Delay - 21.3 (.ec/nh)
V/C _ 0.194
LOS-D
INTERSECTION:
Delay - 31.9 (.ec/yeh)
V/C - 0.771
LOS-D
EASTLAKE GREENS
2/14
URBAN SYSTEMS
0016'858
r
.~
\
~
o
\"\)
ATTACHMENT 3
INTERIM (PRE-125) INTERSECTION ANALYSIS FOR THE PROPOSED PROJECT
EASTLAKE PARKWAY AT FENTON STREET
.,,! IlOl1 IICIIALUID IIftllUlBC'ftOllI
.UMttARY REPORT
..........................................................................
III'I'DSIC'fIO.t". .f'1Ift'OII ft./DSTLAIta PIl1I"f.
AREA TY,......O'I1ID
...ALylT...........1UI nftllll
OATE....~.....02-11.1"4
TIHI..........PII PIAl:
cotMEMT.......'l'PP BASil. k.USII./ICkI.PI
1915 RCMI ItCIfALUED 11I1'ElUJICTlotfll
SutMkRY REPORT
..........................................................................
IIfTERSECTIOM. .FEMTON ST./EASTLAItE PIOI't.
MEr. TyPE.... .OTHER
A~ALYST.......URBAM SYSTEMS
DAT!..........Ol-11-1994
TIME..........," PEAK
COMMENT.......TPp BASI + KAISER/SCRIPPS + I.G. IPA~!MT
--------------------------------------------------------------------------
--------------------------------------------------------------------------
VOLUIIU alOllETRt VOWIIES ._t
n .. .0 n n .. .0 .0 II '0 .0 SO n .. .0 SO
L7 S' ... ... .. L 12.0 L 12.0 L 12.0 L 12.0 L7 5. .5. ... .. L 12.0 L 12.0 L 12.0 L n.o
,.. "5 n ". ... L n.o L 12.0 L 12.0 L 12.0 ,.. "5 n "5 ... L n.o L 12.0 L 12.0 L n.o
... "S '11 ,U .. 7 12.D 7 12.0 7 12.0 7 12.0 ... "0 11' lB' .. 7 12.0 7 12.0 7 12.0 7 12.0
.. . . . . . 12.0 . 12.0 7 12.0 7 12.0 .. . . . . . 12.0 . 12.0 7 12.0 7 12.0
12.0 12.0 ,.. 12.0 "" 1:1.0 12.0 12.0 "" 1:1.0 "" 12.0
12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
-------------- ----------------------------------------------- --------------------------------------------------------------------------
ADJVSTMIDIT FAC'l'OM:S .kDJUS'I'ItDn' raC'l'OU
....,. .. aD> "'" ..... PH' rtllS ,m. Itn. AJUt. TYP! CODE .. aD> ... BUSES PH' 'm. ,m. .... .... 1'1"
(t1 (0' tIN o. JIb tIN .in l' (0) (0' tIN ,. ,. tIN .In'l'
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----------------------------------------------------------------------- --------------------------------------------------------------------------
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------------------------------------------------------------------------- -------------------------------------------------------------------------
LB'IBL or lavtCK LIYEt. or SERVICI
...... .... ./. ./. .....t .... .... .....t .... 1.05 LAJfK CRP. 7/e ./e DlLAt .... .... .....t .... ....
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ft 0.912 0.13. U.4 . ,.. 0.965 0.136 U.9 .
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-------------------------------------------------------------------------- --------------------------------------------------------------------------
twrnlICTIOW. ~l., .. ,..1 (.ee/.o) 'lIe .. 0."" 1.0. - . tllTERSECl'tOR I 0.181 .. 31.1 (.ee/_h) 'lIt! .. 0.651 1.0. - .
EASTLAKE GREENS
0016658
URBAN SYSTEMS
2,"
MEMORANDUM
February 23, 1994
File Number YS 591
FROM:
Doug Reid, Environmental Review coor~i~~tor
. Roger Daoust, Senior Civil Engineer ~J
TO:
SUBJECT:
Initial Study 94-019, EastLake Greens GDP & SPA Amendment
This is to clarify our comments (on sewers and drainage) dated
February 1, 1994 concerning the information provided in the
application for the subject Initial Study.
Our comments on drainage (Section I, A through E) noted that
project specific improvements would be required as development
occurs and further, that regional improvements in Salt Creek and
Poggi Canyon may be required as development occurs. This comment
was meant to convey that development of the overall General
Development Plan area would probably require construction of
regional level drainage improvements. Any additional development
which may occur as a result of this amendment may require greater
capacity in those facilities, but we believe that the added
capacity would be insignificant.
Our comments on Section VI, Waste Generation, noted that some
segments of the Telegraph Canyon Trunk Sewer will be over capacity
at, or prior to, General Plan buildout conditions.
This comment addressed the fact that the EXISTING Telegraph Canyon
Trunk Sewer lacks capacity to serve the buildout development. A
Development Impact Fee (DIF) is presently in place for gravity
basin development, and a Telegraph Canyon Pumped Basin DIF will be
in place very shortly, as will a Salt Creek Basin DIF.
The parallel and upgraded facilities provided for through the
collection of these fees will be adequate for the provision of
sewer service to all of the affected development areas for as long
as necessary.
The additional development which may result from the proposed
amendment may have a non-significant impact on one segment of the
sewer line. That impact would be that an upgrade required by the
overall development would increase by a minor degree with the added
development. No increase in the DIF would occur.
RLD: YS-SSll
P:\HOMB\BNGINBBR\IS94-019
/2-.,.264
EXHIBIT A
Description of Work
Assessment District 94-1
The general description of work to be funded by Assessment District 94-1 consists of the following:
1. Street improvements consisting of grading, base, paving, gutter, sidewalk, street lighting and
landscaping within the following rights-of-way:
a. South Greensview Drive - from Clubhouse Drive to Unit 6 entranee (2,400 L.P., Phase 1).
b. South Greensview Drive - from Silverado Drive to Hunte Parkway (3,400 L.P., Phase 2).
c. South Greensview Drive - from Unit 6 entrance to Silverado Drive (1,920 L.P., Phase 3).
2. Utilities and underground improvements consisting of potable water facilities, storm drain facilities,
sewer facilities, reclaimed water facilities, electric facilities, telephone facilities, gas facilities,
television facilities as appropriate by applicable state and federal statutes within the following rights-
of-way:
a. South Greensview Drive - from Clubhouse Drive to Unit 6 entrance (2,400 L.P., Phase 1).
b. South Greensview Drive - from Silverado Drive to Hunte Parkway (3,400 L.P., Phase 2).
c. South Greensview Drive - from Unit 6entranee to Silverado Drive (1,920 L.P., Phase 3).
3. DlF funded street improvements consisting of grading, storm drain, base, paving, curb, gutter,
sidewalk, medians, streetlighting, landscaping and street monumentation within the following rights-
of-way:
a. Hunte Parkway _ from Clubhouse Drive to South Greensview Drive (2,300 L.P., Phase 2).
4. DlF funded street and underground improvements consisting of grading, and storm drain
improvements within the following rights-of-way:
a. Hunte Parkway _ from South Greensview to Orange Avenue (1,270 L.P., Phase 2).
b. Orange Avenue _ from Hunte Parkway to the SDG&E easement (3,SOO L.P., Phase 2).
,
wpc,:'tII ~6l.5.M
1:2- 26:)
~-
. -...
-"."
~t'.:'ll Fri:lI"!> R,):IJ
RICK ENGI~'EERlNG COMPANY
S~lll Di~'po
C:,hfurni:\ 92110.2:;96
\L:k! 1?(',u:'Ut,' /):.....\.1)
If'll~) 291.(liOi
fAX: l~191 291~1r-~
-oJ
f'::-"':' .,
. -- -.
1.")........
,:J:J':':
February 7. 199~
Mr. Clifford Swanson
City of Chula Vista
276 Fourth Avenue
Chula Vista. California 91912
RE: EASTLAKE GREENS - GENERAL DEVELOPMENT PLAN AMENDMENT AND
SPA AMENDMENT (1-12347)
Dear Mr. Swanson:
This is to confirm that the stolm drainage system designed for EastLake Greens has adequate
capacity to accommodate the run-off generated by additional areas being incorporated into
EastLake Greens SPA boundary. as shown on the attached exhibit. In addition. areas being
added do not adversely impact the drainage s)'stem previously planned and approved as pan of
Tentative Map for Chula Vista Tract No. 88-03.
Should you have any questions. please call me,
Sincerely.
, RICK ENGIN~2.-.q:)MPANY
):)-C ~., -,'
/",
Dennis C. Bowling. .5.. R.C.E.
Director. Water Resources Division
DCB:kt.OOl
Enclosure
cc: Mr. Doug Reed. City of Chula Vista
Mr. Bruce Sloan. EastLake Development Company
Mr. Houshmand Aftahi. Rick Engineering Company
/2-,,!20h
\
r~,; .
February 9.1994
Mr. Cliff Swanson
City Engineer
CITY OF CHULA VISTA
276 Fourth Avenue
Chula Vista, CA 91910
As a part of the review of the referenced initial study the engineering
department noted possible adverse impacts to the sewer system serving the
EastLake Greens Project. As a response to this concern, I have quantified
the impact of the Plan Amendment in each of the sewer basins within the
EastLake Greens Project. This review (attached) has concluded that the
impacts of the additional development within each of the basins is minimal
when compared to previous land use and system analysis performed by the
city.
/..~
-
..
.
EASTLAKE
DMLOPMENT
COMPANY
Re: EastLake Greens Development Plan and
Spa Amendment 15-94-19
Dear Cliff:
If you have any questions regarding this information, please do not
hesitate to call me.
,
Sincerely,
EASTLAKE DEVELOPMENT COMPANY
Bruce Sloan
Senior Project Manager
cc: Doug Reid . Environmental Review Coordinator
QOO Lone Avenue
Suite 100
ChulO Vista. CA 91914
(619) 421-0127
fAX (619) 421.1830
I ~~ .:267
"
~
--.-
SALT CREEK BASIN GRAVIlY SEWER ANALYSIS
Sewer service to the Salt Creek Basin within the EastLake Greens
Project in currently provided by the Ctay Lakes Road Lift Station
(located at Dtay Lakes Road and Salt Creek) and the Telegraph Canyon
Trunk Sewer. The proposed EastLake Greens General Development
Plan and Spa Amendment affects the following parcels within the Salt
Creek Basin:
Parcel Existing Units Proposed Units Increase+/
Decrease-
R-3(south) 42 51 9
R-10 167 246 79
R-ll 92 87 <5>
R-22 146 141 <5>
R-23 205 214 9
R-27 40 44 4
Net Change In Units 91
The flow generated by the additional 91 dwelling units (based on 250
GPD per DU) is 15.8 GPM. This amount represents an increase of
1.4% over the 1100 GPM flow rate assumed to be generated by the
EastLake Project within the Salt Creek Basin (see Telegraph Canyon
Sewer Basin Improvement and Financing Plan Amendment
Incorporating Pumped Flows, Figure 8, Page 11). The operation of the
Ctay Lakes Road Lift Station and Telegraph Canyon Trunk Sewer
should not be significantly impacted by the relatively minor increase in
the flow rate.
f :1 -....? () '0
I
.
TELEGRAPH CANYON SEWER BASIN IMPROVEMENT AND FINACIAL PLAN
The proposed General Development Plan and Spa Plan Amendment
will affect 4 parcels (R-7, R-ll, R-14, and R-24) that are located
within the boundary of the Telegraph Canyon Gravity Sewer Basin. At
the time the Basin Improvement and Financing Plan was developed
EastLake Development Company and the City assumed the unit counts
proposed in the Amendment, Therefore, no modification to the
Telegraph Canyon Sewer Basin Improvement and Financing Plan is
required.
POGGI CANYON SEWER BASIN
Sewer service to the Poggi Canyon Sewer Basin within the EastLake
Greens Project is currently provided by the EastLake Parkway Pump
Station and the Telegraph Canyon Trunk Sewer. The proposed
EastLake Greens General Development Plan and Spa Amendment
affects the following parcels within the Poggi Canyon Basin:
Parcel Existing Units Proposed Units Increase+/
Decrease-
R-3(north) 42 51 9
R-14 84 86 2
R-15 88 65 <13>
R-20 164 143 <21>
R-25 74 78 4
R-28 27 60 33
Net Change In Units 14
The Average flow to the EastLake Parkway Pump Station (as outlined
in the Telegraph Canyon Sewer Basin Improvement and Financing Plan
Amendment Incorporating Pumped Flows) is 254 GPM. At a rate of
250 gallons per day per unit the net increase in units generates an
additional 2.4 GPM. The operation of the EastLake Parkway Lift
Station and the Telegraph Canyon Trunk Sewer should not be
significantly impacted by the relatively minor increase in flow rate.
1.2 - 20 1
NAR- ~-94 .....ED 1 E. : 1 Z; CHULA '".' J ~;T.'~ :;::.CHOOl.
J) I ~=.; T ...
PO'\?!2
SOARD Of EDUCATION
JOSEPH D. CUMMINGS. Ph.D.
LARRY CUNNINGHAM
SHARDN GILES
PATRICK A. JUDO
GREG R. SANOOV At
SUPERINTENDENT
LIBIA S. GIL. Ph.D.
CHUIA VISTA ELEMENTARY SCHOOL DISTRICT
84 EAST "J" STREET' CHeLA YISTA, CALIFOIL'\lA \1l910 . 6194Z:;.9GOO
----.-. .-..-------. -- ..- _._~.-.._--
EACH CHILD IS A.." 1:-; Dl\']lJl'AL OF GRE/>.T WOHTH
March 9, 1994
Mr. Doug Reid
Environmental Review Dept.
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
RE: EastLake Greens GDP/SPA Amendment
Dear Mr Reid
The proposed GDP/SPA Ame~,dmen' will Increase the total dwelling unit count
within EastLake Greens by 9- units from ;(774 to 2871 At the District-wide
average student generation rate of 03 students/unit. t'1'S equates to 861 students.
It is anticipated that all ct\lldre!-' iiom EastU,ke Greens Including those from the
additional 97 units. will aHe:"!,! Scho'Jl No S5 which will be constructed In the
EastLake Greens Community and hHS a proposed opening date of July, 1995
This school is planned to cpen on a Single-track year-round schedule and
eventually convert to a multi-track year-round schedule when required to
accommodate enrollment
All elementary school facilities within the EasiLake Community will be financed by
participation in Community Facilities District No 1, which fu!ly mitigates all project
impacts on schools
If you have any questions, plee;se contact me
Sincerely,
.~\cL S\.V-''-~( '.,
Kate Shurson
Director, Planning & Facilities
,
KSdp
cc: Katy Wright
1!i-.2f6
8..18k...unulld
EASTLAKE IT (EastLake I Expansion)
PLANNED COMMUNITY ZONE
-GENERAL DEVELOPMENT PLAN-
~~QiQS~pFJNAl, DRAFr ~M~@M~ID'
!.pril21,1992
February 28,1994
STRIKE-QUTIREDLINE VERSION 7/18/94
PROPOSED TEXT
DELETED TEXT
Approved by ChuJa Vista City Council Resolution No. 16702
June 30, 1992
1.2-21(
General Development Plan Text
A. Purpose and scope
The EastLake II (EastLake I Expansion) Planned Community Zone
is established in accordance with Chapter 19.48 of the Chula
Vista Municipal Code and applies to the property indicated on
the General Development Plan Map. Upon adoption, this text
and the included exhibits shall be the General Development
Plan for the EastLake II Planned Community Zone.
The purpose of this General Development Plan (GDP) is to
provide for the orderly pre-planning and long-term development
of the area identified as EastLake II through the use of the
Planned Community (PC) Zone as administered by the City of
Chula vista. This project is an expansion of the EastLake I
General Development/SPA Plan area to incorporate the territory
proposed for the next development increment in the EastLake
Planned Community. Given the scale of the project, the detail
presented in this document is limited. More detailed planning
will be completed and approved at the "neighborhood" level in
sectional Planning Area (SPA) plans.
Two SPAs are designated in this plan: EastLake Greens and
EastLake Trails. Each SPA plan will provide detailed planning
information as well as specific community design, public
facility financing and development standards tailored to the
proposed uses and site characteristics of the individual
planning area. The SPA Plan for EastLake Greens is being
processed concurrently with this General Development Plan
while the EastLake Trails SPA will be submitted at a later
date. Construction within each SPA will be phased in accor-
dance with phasing plans formulated in conjunction with the
SPA planning process.
B. Background and Setting
The EastLake Planned Community site is a contiguous parcel of
land in eastern Chula vista. The purpose of this General
Development Plan is to implement the city's General Plan and
extend the comprehensive planning concepts and high quality
development standards established in the current phases of
planning and development, EastLake I, to EastLake II (i.e.,
EastLake Greens and EastLake Trails), the next major develop-
ment phase for the overall community.
with the adoption of the original EastLake Plan in August,
1982, the General Plan for EastLake I, which includes approx-
imately forty percent of the property, was established as the
EastLake I General Development Plan and PC District Regula-
tions. At this time, the balance of the EastLake Planned
(4/24/92)
~
1.9- Q (~
Community was identified as "Future Urban" on the City I S
General Plan Map. A notation on the map referenced a special
set of land use and planning policies known as the EastLake
Policy Plan. subsequently, EastLake I was annexed to the
city, a sectional Planning Area (SPA) Plan and tract maps were
approved, and construction commenced in the area north of
Telegraph Canyon Road. The balance of EastLake remained in
unincorporated territory, but within the official Sphere of
Influence and Planning Area of the City.
The second major increment of the EastLake Community is the
planning of the EastLake Greens and EastLake Trails neigh-
borhoods, located east of the proposed alignment of SR-125,
between Telegraph Canyon Road and orange Avenue. Admini-
strati vely, this is to be accomplished by expanding the
EastLake I PC. to include the proposed development areas.
This second phase has been commonly known as "EastLake II"
although it contained only a portion of the area originally
identified as EastLake II in 1982.
~FORO~l!d.\J,~,9.4,.@~neral, Developm!lnt Plan,AII1!lndme~~
,Ke~r:6FI<.#nal.,' EastLake property 'has~bee
,astLake made an exchange' of ' pr9per~
, . . 9wn,as th~ : ,Land Swap Property." ThiS! prOI>9S
is, ~n endEld, to: ,incorporate, a portion" of:::the ',:Land
acres)intoFthe'EastLake Greens SPA for:armexat '
pf:: chuia:' ,vista. 'The balance of ,the ,Land\;Swap
!in..te,pge.ci..'it9"i,b!l :.tpli!:.S!ubjectof a future,apti9}}~
7'ne;'EastLaKe ' .Greens' SPA was or iginally'., prop6sed,.to.Coij~aih
:f i ve, parcels for higher density housing :,:These : par,cels ."w,ere
giv;en:!rl"interim density designation in the' SPA, appr(),yal,
process. ' 'This 'amendment intends to revise these. ,interim
~!"sigpations and maintain, the overall, communitYu;:haraptElJ::..:;:,m
c. site Description
Tl.LC ~J..vje(.L .$ite ("Oh6i6tS or d 6ili91~ pal\".ocl wl.LiGl.L is partial
I,)' witl.Liu Ll.Le C~LJ' l~lu~Lo:J (auu..::;xed as a pa.:rt or EastL6kl; I)
abd pa.:rtialll' ,...."..I.L;:;>~J.l; Ll.L~ .u",111"':",,",~~a.l bvu.uda.:ry, but witl.i11 tL.e
v[[~G.ic:Ll 3pl.Lere of Il.Lfltlellc.e 6laJ. tl.Le a~lJeldl Plab Area or t11~
City or Cl.Lula vista.. TIle parcel adjoill5 exibtihg J.l;v~lvl-'.u,,=uL
w~LL~u Ll.LC C':'t}' at it~ 1101 tIle]::ll LOtll1l.161}' I ~ll~.....b .;.;:) forlued by
'I'ele':l.LCll-"Il CClUl'VU ROuJ. 3ClIL C.Ll;ek ~;:) IV\".oClLl;d at tIle project I ~
~a~telll Loullddr}', wllile tIle proposed aligllluebt fv.L Orahge
Avehl1" gel,erall}' [OrI" Ll.e ~uutl,e!:l. LOlll,J.aL}. 1'1,,, ~ite' s
westellJ LoulJdar}l is e;:);:)l;uL';'Cl11l' Llle proposeJ ol';'~uJIIl;ut for
3R :;::;.
(4/24/92)
~
/.2- .!) 13
The project site. is generally comprised of gently rolling
topography with the Salt Creek corridor forming the predomi-
nate geographic feature. The rounded features of the site
reflect the years of plowing and discing associated with its
historical dry farming use. Localized views to Salt Creek and
adj acent hillsides available from hillside locations. The
range in elevation is approximately 100 feet from the creekbed
to hilltop.
Salt Creek is also the significant natural resource on the
site. It has been identified as an environmentally sensitive
area because of its biological and wildlife habitat value, and
aesthetic value. The original EastLake EIR (EIR 81-03)
included a biological survey of the area. The survey identi-
fied sensitive resources within Salt Creek and in the south-
ernmost portions of the site. No significant archaeological
or cultural resources have been identified in several surveys
of the project site. Currently, adjacent properties are also
utilized for dry farming.
D. General Development Plan
Land Use
The General Development Plan for the project consists of an
expansion of the area included in the EastLake I General
Development Plan and a conversion of the land use and density
categories used in that exhibit to those used in the General
Plan Update.
North of Telegraph Canyon Road, no changes to land use or
density are proposed. The General Development Plan only
converts the currently approved development to the new land
use/density categories. South of Telegraph Canyon Road,
specific land use/density categories will be assigned to the
EastLake I area originally designated "Future Urban".
Specific categories will also assigned within the expansion
area. Circulation Element roadways will also be designated
within the expansion area. All designations are consistent
with the implementing policies of the General Plan Update.
The Circulation Element amendment proposes a change in the
alignments of Orange Avenue and Otay Lakes Road (Telegraph
Canyon Road). The addition of two major roads, EastLake
Parkway and Hunte Parkway, to the planned circulation system
of the area is also proposed. These are depicted on the
Proposed General Development Plan exhibit.
The proposed General Development Plan designates a wide range
of residential densities, residential support uses, commercial
and employment uses. Residential support uses are found
within the PUblic/Quasi-Public (PQ) category. These uses
(4/24/92)X~/l~Z~fl.
G-- !2/4
include schools, utility sites, hospital/medical center and
other community facilities. Several of the PQ parcels have
been identified as candidate church sites. The project
proposes a total of 10.8 gross acres for church site use (4.0
ac. within EastLake I Village Center and 6.8 ac. within
EastLake Greens and EastLake Trails). This acreage could
provide sites for 3 to 5 churches, depending on congregation
size and the inclusion of day care facilities. Should
additional PQ designated acreage be not utilized for other
needed pUblic/quasi-public facilities, it could be available
for church uses.
Planned Community Zone
The General Development Plan is a required component of the
Planned Community District permitted by the Chula vista Zoning
Code. As mentioned above, the EastLake I PC was adopted in
1982. This PC District was amended with the approval of the
EastLake I sectional Planning Area (SPA) Plan in 1985. This
amendment will expand the district to include the entire
EastLake Greens and EastLake Trails areas. At that time, no
land use districts, except a 14.9 acre park parcel in the OS-4
district, were established for the area south of Telegraph
Canyon Road. The Eastlake I General Development Plan indi-
cates a Future Residential classification and 1,299 dwelling
units on 320.7 acres in this area. The revised plan will not
substanti vely affect the development approved in the area
north of Telegraph Canyon Road. The proposed General
Development Plan incorporates the EastLake I expansion area
and shows a variety of land uses and a range of residential
densities. The area has been enlarged by 831.2 acres and a
maximum of 3,570 additional residential units are proposed.
(an additional 2,735 units using interim designations). Other
major uses include a High School, a Community Park, two
Elementary School sites, a Golf Course associated with the
residential development within EastLake Greens, and an
Equestrian Center associated with EastLake Trails.
Proposed.1994' Amendment
The. current amendment proposes to add.22.7 acres of' area:to
the'Pl21Imed Community Zone. This additional area is currently
~i thin the, County of San Diego., Theini t~~l approyaiof ;'t~is
p.mepdmeryt,will " be ,pre-an~exation zOl)in.g.ul)t,.,:i,l,::,~thg.,. !'I!:~!(:'1!l.
,for:rn~:l:lYiflrmexed, to, the. CJ. ty. of, Chula "Y:Lflta.
Develooment Regulations
with respect to development standards and use regulations, the
amended Planned Community Zoning Regulations, which are
adopted as an integral companion to each SPA Plan, provide
detailed standards that are applicable to each parcel of land.
The General Development Plan for the EastLake II (expanded
(4/24/92)
~
1.2. - ::nS
EastLake I) PC District is included in the EastLake Greens SPA
Plan. The area identified as EastLake Trails shall have a SPA
Plan including the same or similar regulations approved prior
to development.
D. Plan summary
1. Description
The proposed project consists of two residential neigh-
borhoods: EastLake Greens and EastLake Trails. The
project includes sites for necessary public facilities
including a high school, two community parks and two
elementary school sites to be shared with the project to
the north.
Detailed development policies, standards and programs
shall be provided in subsequent SPA Plans to assure
well-planned, quality development, conservation of
important on-site resources and provision of adequate and
timely public services and facility improvements to serve
the project.
(4/24/92)
~
1.:2 -Jib
2. statistical Summary
The following statistics are from the EastLake II
(EastLake I expansion) General Development Plan Map.
Table A
Combined EastLake I and EastLake I Expansion Areal
Residential Uses
Low
Low/Medium
Medium
Medium/High
High
AS;
250.5
;378. 0371.6
238.1221.6
141.1136.9
11.0
Density
Max. DU
0-3 du/ac 743
3-6 ".194.3
6-11 1894.
11-18 1830
18-27+
Ti-T
1,931
1,861
1,844
250
Total Residential
';L()}~. 7997.0
6.8 avg.
'66'60 6,363
"'."."".'''""'''*:''-'''
Non-Residential
Retail
Professional &
Administrative
Research & Limited
ManUfacturing
Open Space
Public/Quasi-Public
Parks & Recreation
Major Circulation
51.9
6.8
135.9
183.6 187.6
137.9
295.4
216.6
Total Non-Residential
1,629.3 1030..2
Future Urban
TZ-;-6-
PROJECT TOTALS
du
2,699.12121.~
3.2} avg.l~~E&Q.6,!j63
~ These st.1tisties refleet 31':1 ilitc:rim aCRsl ty sf 1.5 sl;l/ae applies te three
]i1stenti.Jl hifJ-h eieRsit}' sites .JS Retes 911 tRe CSRsr31 ~e\.elepFflent rJ3Jl :1313.
~~ Excludes Future Urban acreage in calculation.
(4/24/92)
:::-G""
/2-.J..,(7
Table B
EastLake Greens/Activity corridor SPA1
Residential Uses
Low
Low/Medium
Medium
Medium/High
High
Total Residential
Non-Residential
Retail
Professional &
Administrative
Research & Limited
Manufacturing
Open Space
PUblic/Quasi-Public
Parks & Recreation
Major Circulation
Total Non-Residential
Future Urban
PROJECT TOTALS
M;.
34.4
19li.6
U8.3
6').9
0.0
4li3.li
19.6
0.0
0.0
~
76.3
197.0
tHt-;--4- 8T.1
461.3 402.0
~
836.:;
Density
0-3 du/ac
3-6
6-11
11-18
18-27+
117
900
],096
758
Max. DU
*
~
'3-1-5
~
o
6.5~ avg. 2871 li,1>4
3.4 avg.}~ 6~ll li,114 du
! These st.1tisties refleet .:IR i.fJterim eisFlsi ty sf ~. S BC1/ae applied te three
petsFlti:d J;Ji1EfR rieRsity sites .:is Rsted en the Cer-wE.Jl E's...lelspmeRt 21.JR :"1.3.13.
~~ Excludes Future Urban acreage in calculation.
(4/24/92)
~
1:2 - !2 fg-
EastLake Trails SPA
Table C
Residential Uses
Low
Low/Medium
Medium
Medium/High
High
Total Residential
Non-Residential
Retail
Professional &
Administrative
Research & Limited
Manufacturing
Open Space
PUblic/Quasi-Public
Parks & Recreation
Major Circulation
Total Non-Residential
Future Urban (north of
Telegraph Canyon Road)
PROJECT TOTALS
AS;.
Densitv
Max. DU
54.4
107.5
21.7
13.8
0.0
0-3 du/ac
3-6
6-11
11-18
18-27+
163
630
223
244
o
197.4
6.3 avg.
1,260
15.0
0.0
0.0
2.5
16.5
67.6
30.7
132.3
63.1
392.8
3.8 avg.
1,260 du
Excludes Future Urban acreage in calculation.
Note: The acreages in the tables above and on the General Development Plan
~p are indicated to the nearest one-tenth acre based on planimeter readings.
Minor modifications that resu] t from technical refinements during the SPA
planning and subdivision process shall not require an amendment to this plan,
providing the spirit and intent of the plan are maintained.
(4/24/92)
~
/52-.211
a. Residential Summary
Table D presents the distribution of residential
acreage and units in EastLake Greens and EastLake
Trails to the various General Plan density catego-
ries.
Table D
EastLake Greens and Eastlake Trails
proposed Residential Densities
Residential Category
Acres
Dwelling
units
PODulation'
Low (0-3 du/ac) 88.8
Low/Medium (3-6 du/ac) 288;4300.1
Medium (6-11 du/ac)l.?9;21:;0. 0
Medium/High (11-18 du/ac):~?~:A91. 1
High (18-27 du/ac) . ... 0.0
280 "2"5't- 980
153,01,602 4590
13191,138 329,8
,1_9()i1,031 2()()4
o
~
4,806
2,843
2,014
o
TOTALS
642.3620. 6~I(i~~4, 034J,&~i,210 ,62S
1 Population estimate based on household size factors from the Updated
General Plan. This projection is to be used for reference only and not
as the sole basis for projecting service needs nor as a limitation on
permitted dwelling un_i!!;___
b. Density Transfer
In order to promote flexibility in residential
densities, the transfer of dwelling units from one
residential category to another within any SPA may
be approved as a part of the SPA plan approval
process. Notwithstanding this provision, the
clustering provisions of the General Plan Update
shall be utilized to maintain the community charac-
ter inherent in the density categories established
by this General Development Plan.
Transfers of density shall be based on evidence
that the proposed transfer would substantially
improve the spatial or functional relationships of
the involved SPA, or would materially increase the
quality of land use, circulation or conservation
pattern thereof. Transfers of density into the low
density category should not result in a reduction
in lot size requirements.
Should such a transfer be approved, applicable
statistics and the General Development Plan Map
shall be revised as an administrative matter with-
out the necessity of a formal plan amendment. The
proposed number of dwelling units within each of
(4/24/92)
7-"'-
,9.. - ...2.2. ()
(4/24/92)
the two designated SPAs is indicated below. Minor
adjustments to these statistics may be made with
approval of SPA plans without amendment to this
GDP. Densi ty may be increased on the parcels
within EastLake Greens designated for such an
increase in accordance with the provisions and
conditions of approval of the EastLake Greens SPA
Plan.
sectional Planning Area
Maximum Dwelling units
EastLake Greens SPA
EastLake Trails SPA
2,714 2St1
1.260
TOTAL
4,034 4131
~
1.2.-~~'1
General
Development
Plan
(PROPOSED)
t-A
RESIDENTIAL 01
MAX.
LAN> USE ACRES DUlAC LNTS \
CC1 Low 250.5 0-3 743
~ LowlMedium 378.0 3-6 1943
~-- 238.1 6-11 1894 i
~ """"""'" 141.1 11-18 1830 !
~"'" 11.0 18-27+ '50
&b-Total 1018.7 6660
NON-RESIDENTIAL
LAN> USE ACRES
CI::J ..... 51.9
~=~ 6..
GU r:.s::~~ 135.9
CD Open Spa"" 187.6
~ NlIc/Quasi-Pldc 137.9
co Partls . RBa.tion 295.4
~ MajorCi'Wation 214.7
- -
&b-Total 1030.2
~ Fuhn lkban 72.9
_T""" 2121.8ac 6660 dlJ
. CIt>dkSllteCf'Fllite
\lD1.._~;I"w'CIII""'IID......a.n.r.IDewlapmen'Pll.n_l
IDbeC_I_""~II.I.Gtner.IPlan
r: ~ ~l Areas being amended
~ fASTLAKE
A PlANNED COMMUNITY FN EASTlAKE DEVELOPMENT CO.
Cintim
!:a~ PI~nl1il:~ ~ ~
"'fl.__
7/18/1..
r~-:,22:2
Exhibit 1
General
Development
Plan
I-R
Ii
I-R I :
FUJ
1....: ---'"''
~-- '..
- "-
""-"
RESIDENTIAL 01
MAX.
LANOUSE ACRES OO/AC INTO i
CQ Low 250.5 0-3 717
~ Low/Medium 377.6 3-6 1951
~""""" 221.0 6-11 1801 i PO
~"""""""'" 136.9 11-18 1844 i
~..... 11.0 18-27+ 250
&b-Total 997.0 6563
NON -RESIDENTIAL
L.AN:l USE ACRES PO
CD...... *
51.9
P......, "
~-_. 8.
c-o Ack1ftslratiYe
~ ~~aCnmg 138.
CD ""'" Spa"" 185.6
~ Plblc/Quasril\.t)lc 137.9
~ -Parks & Aec:reatic:fl 295.4
~ Major CAaJaOOn 216.0
Slb-Total 1029.5
~ Futlre lkban 12.6
Project Total 2099.1 ac 6563 dl.l
FU ~~-",....
L.........
Not..: (1Ol-InI"irnd''';Qrnltioool~_5dul.c. silefortulllfedens<ly,ncrusesub",c!
lo_licalionorr"vl.e<lGener.I~guKlelino$I"'...c.e<lll>(,!l.rgel_sily
~<S>
~
~<J
,\0 q)
"'CandjdaleCh",ellSile
~E4STLAKE
A PLANNED COMMUNITY BY EASTlAKE DEVELOPMENT CO
{,9 - .2 23
~~=
~
.
Project
Components
( neighborhoods)
,
Eastlake
Business
Center
c ""~'" "^""""',
I
~, .
""'.
1 ['~,~, , ~-
EASTLAKE ~~ , Jl
GREENS ~ ~ . .
}~~\.\ ~
~ '~)'
\ S
\~ ~.;-,...
~. l'
\ ,.:
\~ ~
\\J.
\ i
u
rr--===
\)
Eastlake IVt/~ Jl
L'::-.. .. ..;;J
.~\\ '2.~
f(;,:f... '(\\\J
see
r-, EASTLAKE II
L -.-i. (EastLake I Expansion)
Note: Refer to the General Development Plan for the current
alignment of Orange Avenue and boundary
~ ~ASTLAKE
Cinti
& AssxlaIes
S.n~CAfl19)2J9-1815
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
1.Q~.5<~4
[!]~
Exhibit 2
Eastlake
Business
Center
Project
Components
( neighborhoods)
..
Orange
~ .
~..
)) ,_ m.
{'...SI:~
~.
~
),
~
)'
(
, J \
\ ~';~"-
\\~, .)
. ~ .
~ .
\~. \\
\ ,
\ i
u
~
~
'"
~
lii!itiiiil Proposed Amendment Area
::::::::::::: .
C ''"'"'''' ""'OOAA'
[.:J
EASTLAKE II
(EastLake I Expansion)
~ fASTLAKE
Cinti
&Asocoales
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
lJZ.-;2:ZS
SanDiag::l,CA fH9)239-18'15
~7~
EXHIBIT 2a
EASTLAKE GREENS
SECTIONAL PLANNING AREA (SPA) PLAN
"Proposed Amendment Draft"
February 28, 1994
STRIKE-OUTIUNDERLINE VERSION 7/18/94
fRO~PSEQ J::t;~1'
DELETED TEXT
Prepared for:
EastLake Development Company
900 Lane Avenue, Suite 100
Chula Vista, California 92101
Prepared by:
Cinti Land Planning
3625 Midway Drive, Suite 292
San Diego, California 92110
I 5:2 - ;;;2k
Chapter One:
1.1
1.2
1.3
1.4
1.5
1.5.1
1.5.2
1.6
1.7
1.8
1.9
1.10
1 .11
Chapter Two:
2.1
2.2
2.3
2.4
Chapter
3.1
3.2
3.2.1
3.3
3.4
3.5
3.6
3.7
EASTLAKE GREENS SPA PLAN
Table of Contents
Introduction
Location of EastLake Greens Planning Area....
Relationship to EastLake I SPA...............
Planning Process.........................................................
Scope and Purpose of the Plan................
Relevant General Plan Provisions.............
Land Use Element.........................................................
Eastern Territories Area Plan................
Legal Significance...........................
Interpreting the SPA Plan....................
General Development Plan.....................
Public Facilities and Financing Plan and
Development Agreement......................
Environmental Impact Report..................
Implementation of the SPA Plan...............
SPA Plan
Community Structure..........................
Neighborhoods. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
EastLake Greens Neighbo~hood.................
Housing Programs.............................
Three: Circulation
Introduction. . . " . . . . . . . . . . . . . . . . . . . . . . . . . " .
Sub-Regional Network.............._..........
Route 125....................................
Community Network............................
Private Streets..............................
Phasing of Road Improvements.................
Transit Planning Principles..................
Bicycle Routes..........................:....
Chapter Four:
4.1
4.2
4.3
4.4
4.5
4.6
4.7
4.8
(3/1/89)
Parks, Recreation and Open Space
Introduction. ........................ ........
Open Space...................................
Trails. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Golf Course..................................
Communi ty Park...............................
Neighborhood Park Sites......................
Public Park Compliance.......................
Park and Open Space Implementation...........
/
1.Q~2.-<1
Paqe
I-1
I-3
I-5
I-5
I-6
I-6
I-8
I-9
I-9
I-10
I-13
I-14
I-14
II-1
II-1
II-2
II-4
III-1
III-1
III-1
III-2
III-2
III-2
III-2
III-4
IV-1
IV-1
IV-3
IV-3
IV-3
IV-6
IV-6
IV-6
Chapter Five:
5.1
5.2
5.3
5.4
5.5
5.6
5.7
5.7.1
5.7.2
5.8
5.9
Chapter Six:
6.1
6.2
6.3
6.4
6.4.1
6.4.2
6.4.3
6.4.4
6.5
6.6
6.6.1
6.6.2
6.7
6.8
6.9
6.10
6.11
6.12
6.13
Table of Contents (cont'd)
Public Facilities
Introduction. ........ .... .. .. .. .... .... .. .. .. .... .. .. .. .. .. .. .. .. .. .. .. .. ..
Roads.. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. ..
Domestic Water Supply.......................
Reclaimed Water Supply......................
Waste Water Facilities......................
Storm Water Drainage........................
Schools - General...........................
Elementary Schools..........................
Secondary Schools...........................
Police and Fire Services....................
Library Service.............................
Community Design
Community Character.........................
Grading.. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. ..
Building Scale and Variety..................
General Landscape Concept...................
Landscape Components........................
Landscape and Irrigation Standards..........
Landscape Maintenance.......................
Landscape Intensity Classifications.........
Exterior Fencing............................
Signage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Permanent Signs.............................
Temporary Signs.............................
Design, Orientation and Setbacks - Single
Family Detached Areas.....................
Design and Orientation - Single Family
Attached and Multi-Family Areas...........
Site Planning and Design Guidelines.........
Off-Street Parking..........................
Precise Plan Guidelines - Village Center
Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Scenic Highways.............................
Scenic Corridor Guidelines..................
Appendices
(in separate volume)
Meeting Notes
Transportation Analysis
Water Subarea Master Plan
Wastewater Subarea Master Plan
Preliminary Detention and Drainage Study
Utilities Service Analysis
Recreation Master Plan
School Districts - Mello-Roos Financing Plans
Phasing Plan
(3/1/,39)
..,-k
!fJc220
/'
Paqe
V-1
V-1
V-1
V-4
V-6
V-9
V-9
V-9
V-9
V-10
V-10
VI-1
VI-1
VI-3
VI-3
VI-3
VI-6
VI-6
VI-6
VI-8
VI-10
VI-10
VI-11
VI-11
VI-13
VI-14
VI-14
VI-15
VI-15
VI-16
List of Exhibits
Exhibit Number and Title
1.
2.
3.
4.
5.
6.
7.
8.
8b.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
Vicinity Map..........................................................................................
Project Components...............................................................................
Site Utilization Plan................................................................................
General Development Plan.....................................................................
Community Structure.............................................................................
Circulation Plan and Street Sections.......................................................
Parks and Open Space.................... ....... ........ ................... ..... ......... ........
Trails Plan..............................................................................................
Golf Course View PointlRest Stop and Markers.....................................
Country Club Concept............................................................................
Domestic Water Plan.... ...... ... ........ ........ ....................... ............. .... .... .....
Reclaimed Water Plan....... ..... ..... ........... .... ................ ........... .......... .......
Waste Water Plan...................................................................................
Storm Water Plan...................................................................................
Grading Plan..........................................................................................
General Landscape Plan.........................................................................
Landscape Intensity Classifications.........................................................
Fencing Plan...........................................................................................
Signage Plan..........................................................................................
List of Tables
Table Number and Title
1.
2.
3.
4.
5.
6.
2/28/94
Statistical Summary of Land Uses.... ........ ........ ...... ... ..................... ........
Parkland Dedication Standards...............................................................
Domestic Water Demand........................................................................
Fire Flow Standards...............................................................................
Reclaimed Water Demand......................................................................
Average Waste Water Flow....... ............... ....................... .......... ..... .... ....
~
(J2.-.22.1
Page
1-2
1-4
1-11
1-12
II-3
III-3
IV-2
IV-4
IV-4b
IV-5
V-2
V-5
V-7
V-8
VI-2
VI-4
VI-7
VI-9
VI-12
Page
II-4
IV-7
V-3
V-3
V-4
V-6
CHAPTER ONE - INTRODUCTION
The EastLake Greens Sectionar Planning Area (SPA) Plan and
accompanying Environmental Impact Report, Public Facilities and
Financing Plan and Development Agreement are required for the
orderly development of the subject property. The area encompas-
sed by the Plan is appropriately designated for development on
the City of Chula Vista General Plan and is intended to be
included in an expanded EastLake I Planned Community Zone.
Under this designation and zoning, the area will be planned for
development, subject to the provisions of this SPA Plan and sub-
sequent implementation actions by the City of Chula Vista and
other affected public agencies.
1.1 Location of EastLake Greens Planning Area
EastLake Greens is located in the eastern portion of the Chula
Vista City limits. The site is located on the south side of
Telegraph Canyon Road approximately 7.5 miles east of the Chula
Vista Civic Center. Exhibit 1 illustrates the location of
EastLake Greens and its proximity to the existing development
within EastLake I.
Nearby existing communities include College Area Estates and the
Otay Lakes Lodge Mobilehome Park. The remaining land to the
south and west is owned by The Baldwin Company.
The SPA includes the EastLake Greens neighborhood which is a
golf oriented residential neighborhood and the southern exten-
sion of the Activity Corridor which is the location for most
commercial and public facili ties wi thin the EastLake Community.
The Activity Corridor is the area west of EastLake Greens,
between EastLake Parkway and the alignment for SR-125. A high
school site, community park, commercial sites and other activity
centers are located there. Adjacent to Telegraph Canyon Road,
is the EastLake Village Center commercial area. The majority of
this center was approved in the EastLake I SPA and the southern
portion included in this SPA completes the plan for the major
retail and office commercial district within the EastLake
Community.
References herein to the EastLake Greens SPA or EastLake Greens
generally, are meant to include the EastLake Greens residential
neighborhood and the Activity Corridor. Specific provisions
appropriate for residential development or other uses located
wi thin residential areas are directed to the EastLake Greens
neighborhood only.
(3/1/89)
.J."..1"
i :L - 2. ;]:1'
1.2 Relationship to EastLake I SPA
EastLake Greens is the third residential neighborhood to be
developed within the Planned community of EastLake. It is located
south of Telegraph Canyon Road and the proposed SR-125 alignment is
its western edge. The first two residential neighborhoods, EastLake
Hills and Eastlake Shores, and the commercial and industrial
districts, EastLake Village Center and EastLake Business Center,
respectively, were approved in the EastLake I SPA. These areas, now
under construction, are also located north of Telegraph Canyon
Road. The EastLake I SPA Plan also included approximately 320 acres
south of Telegraph Canyon Road, a portion of EastLake Greens
planning area. Conceptual design studies were not completed for
this area however, and the EastLake I SPA called for the
preparation of a supplemental SPA Plan for the area south of
Telegraph canyon Road.
Later, as the planning progressed for the EastLake Greens SPA, it
was recognized that the acreage included within EastLake I was
inadequate for the project as envisioned. Additional acreage, south
of the property boundary at the proposed alignment of Orange
Avenue, was included in the EastLake Greens project site. Because
this additional acreage was not included in the EastLake I
annexation and zoning, the recent proposal to amend the General
Plan, annex and include the "expansion area" in the EastLake I
Planned Community District was initiated, (see Exhibit 2 Project
Components). The expansion area includes the site for the fourth
residential neighborhood, EastLake Trails, which is located
directly to the east of EastLake Greens and will be the subject of
a separate SPA Plan.
As proposed in the General Development Plan Amendment, the revised
General Development Plan (Ehl.';'L';' L 4) for the expanded EastLake I
area will serve as the interim General Plan for the property, until
the Comprehensive General Plan now underway is completed. This SPA
Plan has been prepared to be consistent with the scenario IV Land
Use Plan and proposed policies which are expected to form the basis
of the updated General Plan.
Bc<..u.\1we vf Ll~e J.":"[[l;.Ll;Ul wLc;lLu,5 or tIle t~v 1:."'.....1- L":"vl.S of tlu:::
pJ::opelt~, tl.is 3PA Plbh J.LU::;l;L~ Lwv lecl.Ll1ical :t:eql:li:telulWuLwe pi:t:st it
set: ves as tIle 3uppleluelital 3PA P161. [VoL. Ll.L~ 1:-'V.L L":"Oh or tLe ~iLc
bJ.J.eJ. tv tIle El\stLake I PC D":"i:JL.L":"ct. 'fl.Le Plald.LeJ COmmuuit::y ZOhe
lc'-luill;& !:-'J..I::!-"ulo.L":"ou duJ 6.:p~l.ot'al vf SPA Plab!; priol to Q}.J1:-'t:oval of
tehtative luaps.
PrC)posed.1994. SPA Plan Amendment
The.. proposed. amendment is an expansion of the EastLake.. Gr.eiens
<.c.'......:::,' ./F:':..... .. .:".:'::<:i.::.'..... ..:r::y.:::.):'('.::,:,"":Y:':,,/ ,':.;',:::.:"::,,,:,.,:.,'/: ',,' ...,.,>::.::.: "::::.,,:.:::...),,. >'. <: :,.:,,:,': :......:..',.,:,.. . "'.: .,., .... ..,., """. '. "":' '.......:. "" '::'.,".". ",<,::",:,,:..":" :",.. .,. :.,.,.>:.::.,."t'.:)::,:"''',., ...:./L":'.::";':':"";.\'":''''i::''' ''''''.':
neighborhood by 22.7 acres and an additional 97 units.. The maJor
po~tior1.ofthis expansion is due to.a realignment of Orange Avenue
dUJ;,ing ;.;ther~cent General. Plan actlons. rel<:iteto, t- QtaY;;,~q
""~Jllall~r1;$tta,n~.1<:lr li7'e.<:lc 1!3.. also; pr()p'os;~c'h,t8 orthe
it!1g~t8R,~.~~,~.!1!~!!.~.gm~!l1;;~,A jJIlJ;Il~e . act lono lS. 'ln1;;~!L.~. _...._JLD9'
(311/89) 7/18l?4
-f::1
!}r25'1
,proposed expansion ofthe'EastLake,G'r-!:lens''''$PA)'
y'transfers are proposed withiritheSPAf~lan;'
l.nements ,in the plan to reflect' both' actual' 'condi tians
pels, and ,projected pa:r;cel, densities:";:,'J;'he'\:"tot~1
, the SPA is increased by 97""(units:added"bynew
1.3 Planning Process
The original plan for Janal Ranch (EastLake) was submitted to the
City on October 30, 1980, as a General Plan Amendment. The proposal
consisted of a General Plan Amendment and an application for pre-
zoning to a Planned Community zoning designation for the entire
3,000+ acre property. The property was located entirely within the
unofficial "Sphere-of Influence" of the city of Chula Vista.
The original proposal called for a maximum of over 11,500
residential units covering seven residential density types, 209
acres of employment park, 31 acres of office, 29 acres of
commercial and associated open space, recreational and public
facilities. The property was intended to be developed over a 20-
year time period. This plan was withdrawn when it was recommended
for denial by the Planning commission.
On June 29, 1982, a reduced plan on 1,267.9 acres, containing a
maximum of 3,683 dwelling units, was submitted to the city for
annexation. The original design of the plan was maintained with
some modification in the arrangement of land uses and the location
of the high school and community park. The scaled down annexation
included a 145 acre employment park, 34 acres of office and
commercial, 290 acres of open space and 166 acres of public
facilities.
On July 15, 1984, the Chula vista city council approved the
requested General Plan Amendment and adopted Planned Community
Zoning for EastLake I (1,267.9 acres). The remainder of the parcel
was designated "Future Urban" and an EastLake Policy Plan was
adopted by the City council to establish future planning and
development guidelines (EastLake II).
As desGl::ibed ea:rlie:r, a pottioll v[ EQ~LLake Steell!; i;::, witlJill tIle
o:t:i9illl~1 EdstLake I dlea, wlJile 6 ~~~uir~.....al1t pOL LL.JU ~;::, ill tl.Le
EastLake II died. Friol to tIle Q~'plvvo.l vf tlJis 3FA PL!tlll tlu~.t
por:-:..L....u vf tILe: ~';"Lc; w~tlliu EastLake II will l.H~.VC; app:rop:t:ic!ltc: lahd
USe; ..le5igho.L~vui:) c:stablislled tl.ll:::ougb. a Sclll;lo.l PIau Aluel1J.luc;l1t (as
desGl::ibed aLove). It is ilJteh,JeJ LIH:lL tIn:; EastLakc: 8.Lc;c;lJ5 PC
Distri"t ~ill La eXp6.11JeJ to ih,-ldJc: all of EastLake 3.Lceh5 611..1
EastLaKc 'fLails, ahd J:J.LVy~J1;;; ~Ollilag regulatioll.
(3/1/89) 7/18194
---M-
12~.23CC
VICINITY MAP
Escondido
Rancho
Sante Fe
'\
Poway \
\
+
I
I
1+
I
I
Del Mar
(Civic Center)
+
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XI
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.4iI EASTLAKE
A PLANNED COMMUNITY BY EASTLAKE DEVELOPMENT CO.
1.2 - 2 ..3 '3
D
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Exhihit 1
Cinti
& As3:XlaI€s
(619)239.1815
Project
Components
( neighborhoods)
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Note: Refer to the General Development Plan for the current
alignment of Orange Avenue and boundary
~fASTLAKE
Cinti
& Assxiates
SBnOiego,CA 1119)239-1615
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
/2 _.2 3~
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Exhibit 2
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Business
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EXHIBIT 2a
A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
~r2pqfJ,f!,~.1,994, ,Amendment
;rn:;1:1993
amendme
't
prpper
EasltL'
'i:::.:....:..;/x:;il!J(:.:.':;..:.:.::f,
IS
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(3/1/89) 211$&4
-f<4
I.Q r;23'
1.3 Planning Process
The original plan for the Janal Ranch (EastLake)
to the City of Chula Vista on October 30, 1980,
Plan Amendment. The proposal consisted of a General
Amendment and an application for pre-zoning to a Planne Com-
munity zoning designation for the entire 3,000+ acre pr perty.
The property was located entirely wi thin the uninc porated
area, but cons ide red to be wi thin the unofficial " phere-of-
Influence" of the City of Chula Vista.
The original proposal called for a maximum 0 over 11,500
residential units covering seven residential de ity types, 209
acres of employment park, 31 acres of office, 9 acres of com-
mercial and associated open space. recre ional and public
facili ties. The property was inten" 1\:\ ~o developed in three
sequential phases over a 20-year ' 0+ <! od, with an ultimate
population of approximately 30,or &~ ,0 s. This plan was. with-
drawn when it was recommenc" ~:.fj enial by the Planning
Commission. 0~
e:,qJ
On June 29, 1982, a reduce ~~ 1,267.9 acres, containing a
maximum of 3,683 dwellinr ~O was submitted to the City for
annexation. The originr ~0 .g of the plan was maintained with
some modification in t. Q a ement of land uses and the loca-
tion of the high s' ,~CtJ.1 communi ty park. The scaled down
annexation includp ~ 4 acre employment park, 34 acres of
office and commerr ~ .9 acres of open space and 166 acres of
public facilitie' ,<f
flf
On July 15, 1\.q;: e Chula Vista City Council approved the
requested G -<..0+ an Amendment and adopted Planned Community
Zoning for 1:., _L e I (1,267.9 acres). The remainder of the
parcel was desl.g ted "Future Urban" and an EastLake Policy Plan
was adopted by e City Council to establish future planning and
development g delines (EastLakeII).
As describ earlier, a portion of EastLake Greens is within the
original astLake I area, while a significant portion is in the
EastLak II area. Prior to the approval of this SPA Plan, that
porti of the site wi thin EastLake II will have appropriate
land designations established through a General Plan Amend-
men (as described above). It is intended that the EastLake I
P District will be expanded to include all of EastLake Greens
nd EastLake Trails, and provide zoning regulation.
1.4 Scope and Purpose of the Plan
The purpose of the EastLake Greens SPA (Sectional Planning Area)
Plan is to provide guidelines for future Slublic and private
development within EastLake Greens and the Activity Corridor.
(3/1/89)
.l..-5
1;2~.Q37
The SPA Plan includes a number of community obj ectives and
policies which are consistent with the Chula Vista General Plan,
as well as other City policies and ordinances governing new
development. To implement these objectives and POlicies, a
series of development guidelines and accompanying Planned
Community (PC) zoning regulations are set forth herein. In
addition, a Public Facilities and Financing Plan and Development
Agreement have been included to guide the developer and affected
public agencies such a the City of Chula Vista, Sweetwater Union
High School District, Chula Vista City School District and the
Otay Water District in carrying out required implementation
activities.
1.5 Relevant General Plan Provisions
The Land Use Element of the proposed General Plan Update in-
cludes a series of goals and objectives which are to be achieved
in the development of the overall planning area. A second set
of more specific goals and objectives is included in the Eastern
Territories Area Plan. The proposed project is very responsive
to these provisions of the proposed General Plan as indicated
below.
1.5.1.
Land Use Element
Objecti ve 8. Provide for communi ty and neighborhood Com-
mercial centers in developing areas convenient to new
neighborhoods and maintain, renovate and redevelop existing
centers.
The project
commercial
services in
residents of
includes an expansion of the EastLake Village Center
district established in EastLake I. Shops and
this area will meet the local commercial needs
EastLake and adjacent properties.
Objective 10. Encourage the development of a diversity of
housing types and prices.
The proposed project includes a wide range of housing opportuni-
ties ranging from stacked multi-family units to large single
family homes. A range of product sizes and amenities will per-
mit diversity in housing prices.
Objective 11. Assure that new development meets or exceeds
a standard of high quality planning and design.
The existing EastLake proj ect has established a very high
standard of planning and design which has been recognized
locally and at the national level. EastLake Greens will
continue this pattern of excellence.
Objective 12. Provide for
housing in appropriate areas
facilities and circulation.
the development
convenient to
of multi-family
public services,
(3/1/89)
,I-.=-6
I 9... - fJ.,3 '2
Multi-family products within EastLake Greens are generally
located in close proximity to major roads and the support
services found in the Activity Corridor, extending along
EastLake Parkway and SR-125. Thus, an increased level of public
services and facilities are readily available.
Objective 13. Encourage
coordinated mix of urban uses.
planned deve1 opmen ts. wi th
open spaces. and amenities.
a
The EastLake Planned Community is comprised of a series of
residential neighborhoods each with a recreational fOcus/major
amenity. EastLake Greens is the third residential neighborhood
to be developed. The proposed proj ect integrates an 18 hole
golf course recreational amenity into a diverse residential
neighborhood. Within the community as a whole, a balanced mix
of urban uses, open space, parks and recreational amenities are
provided.
Objective 14. For new developments in Eastern Territories.
the predominant character should be low medium density.
single-family housing. Where appropriate in terms of
physical setting encourage development of quality. large-lot
housing.
The proposed EastLake Greens proj ect includes a significant
amount of low to medium density single family housing. A
grea ter proportion of lower densi ties are proposed in the
adjacent EastLake Trails neighborhood. The increased density
within EastLake Greens is appropriate considering its location
adj acen t to the planned SR-125 freeway, between the EastLake
Village Center and planned Urban Center at SR-125/0range
Avenue. A reduced density is appropriate further to the east,
in the vicinity of EastLake Trails, where development interfaces
with the open areas of the Chula Vista Greenbelt. When consider-
ed together, the EastLake Greens and EastLake Trails neighbor-
hoods meet the statistical standards for density consistency
with the proposed Land Use Element.
Objective 24.
efficiency in
landscaping.
Promo te wa ter conser va t i on through increased
essential uses and use of low water demand
The EastLake Planned Community is being developed in accordance
with the provisions of a comprehensive Water Conservation Plan
which was prepared for the project. The Landscape Intensity
exhibit (Exhibit 16) for the EastLake Greens project delineates
the areas of "natural, naturalized and drought tolerant" plant-
ing throughout the project where irrigation requirements have
been reduced through the selection of appropriate plant
materials.
Objective 25.
water reclamation
and other uses.
Encourage. where safe
and use of reclaimed
and feasible. Waste-
water for irriga~ion
(3/1/89)
~
1:2_:23'(
--
-~
The EastLake Greens SPA Plan includes a reclaimed water irriga-
tion system for the golf course and other major community land-
scaping. This system has been oversized to provide capacity for
future development areas to the east where additional demand may
be created. The EastLake project has been a pioneer in the use
of reclaimed water for grading and other purposes.
Objective 27. Establish a growth management system to
assure that private development is coordinated with the
provision of adequate public facilities and services.
An essential element of the proposed proj ect is the Public
Facilities Financing Plan which sets forth the phasing and
financing requirements for the extension and/or expansion of
public facilities and services to serve the project. The
existing Public Facilities and Financing Plan has been
successfully used to regulate the rate of development in
EastLake I versus the provision of public improvements.
1.5.2
Eastern Territories Area Plan
The
Area
Plan
following objectives are stated in the Eastern
Plan which is the community plan component of
which focuses on the project site and vicinity.
Territories
the General
Objective 1. Direct new urban development in Eastern
Territories to broad mesa tops which are generally located
away from environmentally sensitive areas such as flood
plains. canyons. and steeply sloped areas.
Objective 2. Require thorough environmental reviews of all
proposed conversions of vacant or agricultural land to urban
uses.
No designated environmentally sensitive areas are located on the
project site. A comprehensive project EIR has been prepared in
conj unction with the current application. A previous EIR was
prepared for the EastLake Planned Community Master Plan (EIR
81-031. The analyses contained in these documents represents a
very thorough evaluation of the proposed project consistent with
this objective.
Objective 4. Create, for the planning area as
balanced communi ty of residential, commercial,
trial uses. To the extent that employment uses
difficul t to establish, provide for addi tional
of commercial and industrial land and encourage
vacant land for commercial and industrial uses.
a whole, a
and indus-
may be more
designations
retention of
The proposed proj ect is the second maj or development phase of
the EastLake Planned Community which will be a balanced com-
munity with residential, commercial, employment and recreational
uses in a high quality environment. The overall plan for
EastLake represents a smaller scale version of what is intended
(3/1/89)
I 0
1,2 - ~ 48
for the Eastern Territories as a whole. The EastLake Greens
project will complete the major commercial and support uses area
of the community and provide golf-oriented residential opportuni-
ties, a desirable life-style not currently available in the
City.
Objective 5. Assure that all new developments are provided
with acceptable levels of public services. Each development
should include local public facilities required to serve the
development and also contribute toward construction of city-
wide facilities needed by the development.
As noted in response to Objective 27 of the Land Use Element, a
Public Facilities Financing Plan (PFFP) is an integral component
of the proposed project. The PFFP addresses all of the infra-
structure and service requirements of the proposed project,
including both on- and off-site facilities. The project's
participation in the Development Impact Fees (DIF) program for
city-wide improvements is included in the PFFP. The project
will also be developed in a manner consistent with the
"Thresholds" adopted by the City to maintain the quality of life
for all residents. These service and facility criteria are
expected to be at the core of the forthcoming Growth Management
Element of the General plan Update.
Objective 6. Encourage orderly and compact patterns of
development. which will make maximum use of existing public
facilities and avoid "leap frog" development. In particu-
lar. encourage development phasing which will substantially
build out drainage and hydrologic basins with existing
public service facilities before developing new basins.
The proposed project is the next logical step in the development
of the EastLake Planned Community. In fact, the project site
includes a portion of the EastLake I site which was zoned for
development in 1982. The project site is contiguous to the
developed portion of EastLake I and all public services and
utilities are directly available.
1.6 Legal Significance
Adoption of the EastLake Greens SPA Plan and zoning regulations
by the City Council will establish the official development
policy of the City of Chula Vista for EastLake Greens. All
future discretionary permits will need to be consistent with the
EastLake Greens SPA Plan to be approved.
1.7 Interpreting the SPA plan
The Plan is intended to be dynamic rather than a fixed and
inflexible document. New communities require periodic adjust-
ment and updating to reflect changes that inevitably occur over
time. Many of the judgments and interpretations of this plan
(3/1/89)
.~
12 -2 4 (
will involve responsible city officials; however, in the event
of differences, the Chula Vista City Council shall be the final
appeals body. The Plan will be periodically reviewed and
modified when appropriate to meet changed conditions.
The SPA Plan provides guidance for future development at the
subdivision and improvement plan level, and is the basic
reference for determining permitted land uses, densities, total
unit, and required public facilities. These are illustrated in
the Site Utilization Plan, Exhibit 3, which is the key map for
this SPA Plan.
The SPA Plan is not a guarantee that a certain dwelling unit
yield will be achieved at the subdivision level. The maximum
density as specified for individual parcels shall not be
exceeded; however, actual dwelling unit yields for projects will
be determined by the City Council based on field conditions,
site plan and architectural review, and a number of external
factors that influence the design and density of individual
projects. Any transfer of units from one development parcel to
another shall be processed as an amendment to the Site
Utilization Plan.
Even though the SPA Plan contains specific guidance for develop-
ment, it is not intended to be used in a manner which predeter-
mines the development solution for each and every parcel. It is
intended to be used as a basic guide which reflects the City's
intent for determining the intensity, design and desired
character of use for the property.
Since the SPA Plan implements the Chula Vista General Plan, it
is not necessary to refer to both the General Plan and the SPA
Plan to determine what policies and standards are applicable to
a parcel of land. The SPA Plan will provide the guidance to
enable the City to make decisions on individual projects.
1.8 General Development Plan
With respect to detailed standards, the amended Planned
Community Zoning Regulations, which are adopted as an integral
companion to this SPA Plan, provide detailed development and use
standards that are applicable to each parcel of land. The
General Development Plan for the expanded EastLake I PC District
is included as Exhibit 4. The area identified as EastLake
Trails shall have a SPA Plan approved prior to development.
The proposed General Development Plan designates a wide range of
residential densities, residential support uses, commercial and
employment uses. Residential support uses are found wi thin the
Public/Quasi-Public (PQ) category. These uses include schools,
utility sites, and other community facilities. Several of the
PQ parcels have been identified as candidate church sites. The
project proposes a total of 10.8 gross acres :or church site use
(2.0 ac. within EastLake I Village Center and 8.8 ac. within
(5/30/89)
T '0-
/3._ !:2 45<
/
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~E4STLAKE
GREENS
1.:./:1 Parcels being amended
A Pkrfled CaTm.nIy i1
the CIty 01 CIUa VIsta
Non-Residential
Porco! ~- -
-
.1 ~ enter 19.8
PQ-l IQuasi-PubIc 12.3
PQ-2 Public/Oualll-N>1ic 4.8
8-1 ~ School 49.2
8-2 e_ary School 10.0
P-l CommunI1yPorle 15.1
P-2 Ne~ Parle 3.0
P-3 Ne~ Parle 11.0
P-4 Neighbofhood Parle 4.5
P-5 ~Parle 3.0
OS-l QpOn Sp.c. 2.9
OS-2 Qi>8n Spac. 1.1
OS-3 Qi>8n l!P&c. 1.9
OS-4 QPen ~8C8 7.8
05-5* Qi>8n l!P&c. 8.3
08-8 Qi>8n l!P&c. 4.9
08-7 ()pon spec. 5.9
GOlf CoUr88 180.4
. . r Clrcuaation 87.1
-- 419.1 Be
Project Total 853.2 .c 3.4 2871<lJ
du/Be
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General
Development
Plan
(PROPOSED)
I-A
RESIDENTIAL
I.ANJ USE AClOES DUlAC
~low 250.' 0-3
~LOwlMedi..m 378.0 3-6
~ ModLm 238.1 B-1'
L:'!!J -fig> 14'.' 11-18
~fig> 11.0 18-27+
__T.... 1018.7
NON -RESIDENTIAL
I.ANJ USE ACRES
co...... 51.9
~_. as
c-o AmnstrllWe
~ ~...J..""" ,,,.
~ """" Sooce 187.6
~ P\.dc'~ 137.9
[TI Parks & A8a'88tIon 295.4
~ Major Ci"Wation 214.7
__T.... 1030.2
~ Fun.e lkban 72.9
P\'uiICtTccat 2121.I.c 6660 du
. c..dIdl.18CPF 8i1e
I:: ~ :1 Areas being amended
fl)1___~_MljKt..._o.-.I~""n_t
10 '-.....-- ..."... CIIuIll V..la ~.I PIlon
~ E4STLAKE
~inti~
~:~~ ~Iannil~~..... ~
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7/1"'" .
A PlANNED COMMUNITY Ir{ EASTLAKE DEVELOPMENT CO.
Exhibit 4
1:2:'- 52 l/S
General
Development
Plan
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RESIDENTIAL 01
MAl<
lAND USE ACRES DUlAC <NTS \
~Low 250.5 0-3 717
~ Low/Medium 377.6 P
3-< 1951
~ Modern 221.0 6-11 1801 j PO
~--- 136.9 11-18 164' i M
[DHIt> 11.0 16-27 ~ 250
&b-Total 997.0 6563 PO
!\ON - RESIDENTIAL
LAN) USE A.CRES PO
~..... *
51,9
p,I...,,$<
~~ 6.6
~ E':C~acttri1g 135.9
~ Open Space 185.6
~"""/~ 137.9
CO. Parks & Racreatb1 295.4
~ Major Ci"ClJation 216.0
__Tot> 1029.5
~ FutIXe lkban 72.6
Project Total 2099.1 ac 6563 du
NO'e (lOJ-lnle'""des'~I'''''O!4_5dU/ac,s,'elo'fu'''''''de~'''Y''''''ea.e'UCIeel
to&WIic.honolrevlsedGetler.ll'I.n~'de'''''''otltXce.d''""ta'Qet<len."y
~0>
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... CanCl,dueCnurcn Site
~ fASTLAKE
~~~
~
A PlANNED COMMUNITY BY EASTLAKE DEVELOPMENT Co.
l~ - .;z L(-6.
EastLake Greens and EastLake Trails). This acreage could pro-
vide sites for 3 to 5 churches, depending on congregation size
and the inclusion of day care facilities. Should additional PQ
designated acreage be not utilized for other needed pUblic/quasi_
public facilities, it could be available for church uses.
In order to promote flexibility in residential densities, the
transfer of dwelling units from one residential category to
another within the EastLake Trails SPA may be approved as a part
of SPA Plan approval. Notwithstanding this provision, the clus-
tering criteria of the General Plan Update must be maintained
for the EastLake Greens and EastLake Trails combined.
Transfers in density shall be based on evidence that the propos-
ed transfer would substantially improve spatial or functional
relationships, or would materially increase the quality of land
use, circulation pattern or resource conservation. Should such
a transfer of density be approved, the applicable statistics and
the General Development Plan Map shall be revised as an adminis-
trative action without need for a formal plan amendment.
1.9 Public Facilities and Financing Plan and Development
Agreement
Two important companions to the SPA Plan are the Public
Facilities and Financing Plan and Development Agreement. The
Public Facilities and Financing Plan provides the description of
infrastructure needs such as sewer, water, road, storm drainage,
schools, parks, fire station, libraries and transit facilities,
plus a development phasing schedule, estimated costs of public
facilities and financing methods.
The Public Facilities and Financing Plan must be adopted by the
City Council prior to the recording of any subdivision map
within EastLake Greens to ensure that required public facilities
will be provided by the developer concurrent with need.
The implementing actions covered by the Public Facilities and
Financing Plan are:
Use of Public Financing Mechanisms where applicable
Construction of major streets and sewer, water and
drainage facilities
Internal subdivision improvements pursuant to the
Subdivision Map Act
Provision of schools, parks and other public facilities
Maintenance of certain facilities such as private
parks, open space areas and street medians.
In order to ensure that the responsibilities of the developer
and the City are clearly understood, a Development Agreement
will serve as a contract to essentially vest the EastLake Greens
SPA Plan and EastLake I Expansion PC Zoning in return for
assurance that the public facilities for EastLake Greens will be
provided.
(5(30(89)
--I=13
/-2-207
By including the Public Facilities and Financing Plan and
Development Agreement as integral parts of the project, the City
is assured that the development will be implemented efficiently
without burdening the general taxpayer.
1.10
Environmental Impact Report
The Master Environmental Impact Report prepared for the EastLake
General Plan Amendment in 1982 concluded that adverse
environmental impacts were insignificant or could be mitigated
with the exception of impacts in the areas of:
Agriculture
Air Quality
Growth Inducement
The City Council adopted CEQA findings (EIR 81-03) which
included a statement of overriding considerations as required by
the California Environmental Quality Act.
A Supplemental Environmental Impact Report has been prepared for
the EastLake Greens SPA Plan, General Plan Amendment, PC
District Amendment, and annexation and will be considered by the
City Council in accordance with applicable law.
1 .11
Implementation of the SPA Plan
In terms of tentative subdivision map and site plan application
processing, the EastLake Greens SPA Plan provides a way to
substantially reduce processing time. In essence, many issues
and problems have been resolved by the SPA Plan prior to
approval of specific development proposals. The proj ect review
time will be shortened because projects that conform to the SPA
Plan and require no additional environmental information will be
easier to review and process.
There are several major components involving local public
agencies that will implement the SPA Plan. The Public
Facilities and Financing Plan contains a Phasing Plan to guide
local officials in establishing programs and projects to
implement the SPA Plan.
The subdivision arrangement indicated on the SPA Plan exhibits
is conceptual. Modifications may occur as a part of the
tentative tract map process. Adjustments to the SPA Plan
Exhibits and text, to reflect modifications based on an approved
tentative tract map, may be accomplished as an administrative
manner.
(5/30/89)
.J-.1-.4-
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CHAPTER TWO - SPA PLAN
2.1 Communi ty Structure
In order to fully understand the EastLake Greens plan, it must be
remembered that the project is part of a larger planned community
encompassing approximately 3,219 acres. The first phase,
EastLake I, consists of approximately forty percent of the total
acreage. This second phase, EastLake Greens SPA, will add
approximately 432 acres to the area approved for development.
The established EastLake I SPA Plan and the overall structure of
the future community has influenced the design and planning of
EastLake Greens. It is important to keep an 'overview of the
basic concept of the EastLake Community in mind throughout the
planning process.
The EastLake Planned Community is intended to be a large-scale
multi-use planned development having a unique sub-community
identity as an integral component within the City of Chula
Vista. The community is planned to provide a significant number
of employment and commercial opportunities to encourage people to
live, work, shop and play within the community. In order to
achieve this goal, the plan provides an employment park, village
center commercial sites, a broad range of housing types for
people of all ages and incomes, a substantial amount of open
space and recreational f ac i Ii ties, a complete transportation
system, and a variety of civic and public facilities.
Communi ty level open space with employment, commercial and
institutional uses are integrated to form an "activity spine"
within the plan. The function of the activity spine is to group
community level facilities and services along a major
transportation corridor in close proximity to residential
neighborhoods. EastLake Parkway is the spine which traverses the
entire EastLake I planning area and extends into EastLake
Greens. Along this spine are a combination of public and private
facilities including the employment park, village center
commercial uses, community park, high school, civic uses and
other facilities. The Activity Corridor incorporates substantial
open space and visual amenity areas to provide a pleasant visual
environment for residents, workers and visitors within the
community.
2.2 Neighborhoods
The land plan approved for EastLake I represents integrated land
planning and transportation concepts. The major transportation
corridor (SR-125) serves as a key transportation corridor for the
entire project. All high activity uses (i.e., commercial, office,
civic, and employment park) are located along the SR-125
corridor. The SastLake Village enter is located at the principal
(3/1/89)
n 1
Ic2- 24 f
intersection (SR-125 and Telegraph Canyon Road) of the community
with linkages to the EastLake Hills and EastLake Shores residen-
tial neighborhoods and the EastLake Business Center. The plan
for EastLake Greens extends these concepts south of Telegraph
Canyon Road. Additional EastLake Village Center acreage is pro-
vided, together with school and park uses along the extension of
EastLake Parkway. The golf oriented residential products will
complement the housing types provided in the residential neighbor-
hoods of EastLake I.
2.3 EastLake Greens Neighborhood
The structure of the EastLake Greens neighborhood is illustrated
in ExhibitS (the EastLake Trails neighborhood is also included
to establish context). The Activity Corridor is evident along the
western border, while the Salt Creek open space corridor is
located at the eastern edge. The "Community Trail" provides a
landscape/open space connection through both neighborhoods, con-
necting the eastern and western edges. It is extended from the
north where it serves as a connection between the neighborhoods
of EastLake I. The structure of the EastLake Greens neighborhood
places single family uses at the core, surrounded by a looping
golf course. Clustered housing and nodes of high density pro-
ducts are distributed around the perimeter of the neighborhood.
The low density and golf course/open space core establishes the
desired "country club" character for the neighborhood while the
perimeter development provides a wider range of housing types and
prices than would typically be associated with such an environ-
ment. Two high density parcels are located near the club house
to provide luxury housing for those who wish to focus their
social and recreational activities at the country club.
At the edges of development, single family homes are placed at
the southern boundary adj acent to Otay Ranch, while cluster
housing is located adjacent to Telegraph Canyon Road. Estate
homes are proposed at the development edge adjoining open space
along Salt Creek to provided an appropriate interface.
The EastLake Greens neighborhood is bounded by Telegraph Canyon
Road on the north, EastLake Parkway on the west, Hunte Parkway on
the east, and Orange Avenue on the south. Access is taken from
both EastLake Parkway and Hunte Parkway, wi th two entrances off
of EastLake Parkway and three off of Hunte Parkway. The neigh-
borhood is proposed to include a variety of housing products,
ranging from conventional single fami ;,,::;"'. homes to stacked
"apartment-type" u"l),its. A maximum of ;ew~~~ dwe~~ing units is
proposed for the ~8SJ. acre s~te (average dens~ty 443i!!J du/ac). An
18 hole golf course winds through the residential areas, provid-
ing a major visual and recreational amenity. A clubhouse facil-
ity and driving range are also proposed. In addition, three
neighborhood park parcels are shown along the interior residen-
tial collectors to provide additional recreational opportunities.
(3/l/89) ~n~
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A PLANNED COMMUNITY BY EAST LAKE DEVELOPMENT co.
- -
Exhibit 5
IfJ-2S-1
The plan also includes an elementary school site and adjacent park
within the residential neighborhood, and a high school and
community park site within the Activity Corridor. The land use
statistics are summarized in Table 1 following.
TABLE 1
EastLake Greens SPA
statistical summary of Land Uses
Land Use
Acres
Residential
Village Center
PUblic/Quasi-Public
Schools
Parks
Golf Course
Open Space
Major Circulation
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Future Urban Area
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TOTAL SITE
2.4 Affordable Housing policy
The Chula vista Housing Element contains the following policy which
is applicable to EastLake Greens:
The city of Chula vista expects every developer to address the
problem of housing low and moderate income families and
individuals. Where projects exceed fifty dwelling units, the
municipality expects the involved developers to explore
methods a minimum of ten percent of said units to low or
moderate income housing. This program calls for the
developer's exploration and investigation of Federal and State
subsidy programs and other economically feasible means of
reducing the cost of housing.
The City of Chula Vista shall officially encourage residential
builders to provide a variety of housing types, and "balanced
communities".
4-22-94 ~'1;;;14':"94"
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CHAPTER THREE - CIRCULATION
3.1 Introduction
The circulation component of the EastLake Greens SPA Plan is
based on a comprehensive sub-regional traffic study which
determined the appropriate size and phasing of circulation
improvements.
3.2 Sub-Regional Network
Primary access to the proj ect will be provided by Telegraph
Canyon Road and Eas tLake Parkway or Hunte Parkway. Regional
access is provided by I-80S, located west of the site. The
future construction of SR 125 will provide additional north-south
access for future traffic volumes.
Currently, Telegraph Canyon Road and EastLake Parkway exist,
having been constructed in conj unction wi th EastLake I.
Telegraph Canyon Road (Otay Lakes Road) extends further to the
east, past the Otay Lakes, as a two lane road. The initial
construction of Hunte Parkway and Orange Avenue, wi thin the
project site, will be phased with development of this SPA.
The traffic generated by the proposed development within the SPA
has been calculated using standard traffic generation rates.
These volumes have been distributed and added to projected future
volumes due to other development. The proposed circulation
system has been engineered to accommodate these total future
volumes.
3.2.1
Route 125
In order to provide traffic capacity for the complete buildout of
EastLake, a maj or street wi thin the future corridor of State
Route 125 will need to be completed. This street may initially
be built as a two to four lane divided road from the EastLake
boundary to State Route 54, and later widened to four to eight
lanes as a freeway.
An effort has been initiated to have CALTRANS undertake a
specific route location study for SR 125 from SR 54 to the Second
Border Crossing. Ultimately, it is anticipated that SR 125 may
be constructed to freeway standards if growth in the area so
warrants. Accordingly, any initial construction of a major
street within the Chula Vista planning area should be built to
State Standards for a freeway with respect to horizontal curve
radii, grades and rights-of-way. At grade intersections 'fiith
Telegraph Canyon Road, East "R" Street, EastLake Parkway and
Orange Avenue will be built initially; at some future time, grade
(3/1/89)
-III"l
I /Q ~.:z S3
separations will be necessary when the road is upgraded to a
freeway. Intersections within EastLake Greens will be designed
to accommodate future grade separations. Sufficient space has
been reserved wi thin the SR-125 Right-of-way to accommodate a
"cloverleaf" intersection at Telegraph Canyon Road.
Initial right-of-way reserve for future SR-125 within EastLake
Greens is shown in the Street Sections, also on Exhibit 6, and
can accommodate a possible future freeway.
3.3 Community Network
The proposed circulation facilities for the EastLake Greens SPA
are depicted in Exhibit 6. Sections, showing the number of lanes
and geometries of each street category, are also provided in the
Exhibit.
3.4 Private street
Some parcels within the residential neighborhood of EastLake
Greens (e.g., Parcel R-2) may be developed as private communities
with gate guarded access to limit entrance to residents and their
guests only. In such a case, the streets within the parcel will
be private. However, they are to be built to meet public street
standards for paved section and other engineering criteria.
3.5 Phasing of Road Improvements
Phasing of community development with provision of adequate road
capacity and access improvements are fully described in the
Public Facilities and Financing Plan. These improvements have
been phased and designed to maintain an adequate level of service
throughout the circulation system serving EastLake Greens.
3.6 Transit Planning Principles
The following principles should be followed in determining the
location of transit stops along planned transit routes in the
community and in designing the pedestrian system:
1. Where there are numerous major pedestrian generators,
access to stops for transit vehicles moving in both
directions would be facilitated by locating transit
stops near striped intersections.
2. Transit stops should be located and walkways designed to
provide access as directly as possible without impacting
residential privacy.
3. At intersection points of two or more transit routes,
stops should be located to minimize 'dalking distance
between transfer stops.
( 3/1 /89 ) ~2
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NOTE: Refer to the Site Utilization Plan for the current
alignment of Orange Avenue and SPA boundary.
A PIomed COOYTlUIlity in
!he City of Chub VlSto
Exhibit 6
4.
Transit vehicle conflicts with automobile traffic can be
mitigated by locating bus turnouts at the far side of
intersections in order to permit right-turning vehicles
to continue movement.
5.
Transi t stops should be provided with adequate walkway
lighting and designed shelters.
6.
Walkway ramps should be provided at transit stops to
ensure accessibility to the handicapped.
3.7
Bicycl.e Routes
A number of bikeways are planned for internal circulation within
EastLake. The internal bicycle system will connect into exiting
and planned regional bikeways on Telegraph Canyon Road. The
proposed bikeway system is shown in Exhibit 8, and further
described below:
Class I Bikeway (Bike Path):
The bike path is a completely separated path apart from
the existing street system designed to accommodate one _
or two-way traffic.
Class II Bikeway (Bike Lane):
A bike lane is an on-street facility designated by a
6-inch solid white strips to the right hand side of the
road. Bike lanes are designed for one-way travel in the
direction of traffic flow and are typically established
on both sides of the street except through
intersections.
All bikeways for EastLake should be designed and constructed in
accordance with CALTRANS' "Planning and Design Criteria for
Bikeways in California" to comply with State standards.
(3/1/89)
lIT 4
I 52 ~ .Q 5~
CHAPTER FOUR - PARKS, RECREATION AND OPEN SPACE
4.1 Introduction
The EastLake Greens SPA Plan provides a well-balanced and inte-
grated system of parks and recreational opportunities. The golf
course and related facilities will be privately owned. Three of
the neighborhood parks are proposed to be privately owned and
maintained by a Master Community Association. The community
park, to be located adjacent to the high school, will be dedicat-
ed to the City and maintained by the City. The park adjacent to
the elementary school site will be similarly dedicated and
maintained by the City. A total of 191.2 acres of recreation
oriented land is provided, not including school playfields. In
addition, 26.6 acres of open space, primarily in slope areas and
utility easements, are designated.
4.2 Open Space
While generally accepted standards have been established for the
provision of acreage and the function of a hierarchy of parks,
open space is more difficult to quantify. Usually the need,
amount and location of open space is determined by the natural
environmental conditions of the land and facility related needs
such as retention basins, future road rights-of-way, and buffer
space between unrelated land uses, etc. Steep slopes and sloping
lands with unstable geologic conditions are obvious natural can-
didates for open space, as are noise buffer areas along major
traffic ways.
Open space areas within EastLake Greens are designated for buffer
areas along SR-125, Telegraph Canyon Road and Orange Avenue. The
water line/electrical transmission line easement crossing the
southwest portion of the site is also placed in the open space
land use category (see Exhibit 7).
Open space lands indicated as preserved on the EastLake Greens
Site Utilization Plan will be preserved through the dedication of
open space easements and/or lots to the City or other appropriate
agency, or to a Master Community Association. Uses will be
strictly controlled through zoning regulations (see Open Space
Districts in the EastLake I PC District).
(3/1/39)
.--IY=-1
!;2~I2-57
. ACRES
Con-nulity Parll. 15.1
----
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\ 4r Neighbortlood Parks
M 21.5
V\ III
'<' Goif eo.r,. 160.4
~ Open Space 30.8
TOTAL 227.6
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Parks/
Open Space
000
Con-rnxNty Trail (Thematic Corridor)
OOD
Pedestrian Walks
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.4 fEASTLAKE
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A Planned Corrmunify In
the Cify or Chuta Voslo
Exhibit 7
4.3 Trails
The trails system proposed for the EastLake Greens SPA is depic-
ted in Exhibit 8, Trails Plan. The Community Trail provides a
connection between all the major focal points within the EastLake
Community including the residential neighborhoods in EastLake I,
EastLake Greens, EastLake Village Center, the high school and
community park, and Country Club. It extends north into EastLake
I and is poised to extend east into the next development area.
Pedestrian walks along vehicle circulation routes provide an
alternative circulation mode within the EastLake Greens neighbor-
hood.
The trails system depicted in Exhibit 8 provides the link between
residential areas and major activity centers such as parks,
schools, shopping areas and work places through a network of
pleasant and safe off-street pathways. On-street bike paths are
also shown in the Exhibit.
4.4 Golf Course
An 18-hole golf course and clubhouse are planned as the major
ameni ties and Neighborhood Center for EastLake Greens. The
course winds throughout the residential neighborhood providing
visual an open space amenities to many residential parcels and to
those who travel through the neighborhood.
The use of reclaimed water provided by the Otay Municipal Water
District for irrigation of the golf course landscaping will
permi t heavy landscaping while also conserving water resources
for domestic uses. The use of reclaimed water will be subject to
the regulations of the Regional Water Quality Control Board and
Health Department.
A conceptual plan for the Country Club facility is presented in
Exhibi t 9. The golf course and country club are proposed to be
privately owned and maintained.
4.5 Community Park
The Community Park was included in the EastLake I SPA Plan at a
proposed size of 14.9 acres. It is now shown as a 15.1 acre site
(Parcel P-1). The park is intended to serve the local community
and provide recreational services for eastern Chula Vista resi-
dents. The community park has been located adjacent to the high
school wi thin the EastLake Greens neighborhood to provide the
opportunity for joint maintenance by the City and the Sweetwater
Union High School District due to combined use of park and high
school facilities.
(3/1/89)
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The community park is intended to provide facilities to accommo_
date organized group field sports, picnicking and other active
recreational activities. The location of the park adjacent to
the high school will permit joint off-street parking as well as
field areas for high school physical education programs. -
4.6 Neighborhood Park Sites
Four Neighborhood Parks are shown wi thin the EastLake Greens
res iden tial neighborhood (Parcels P-2 through P-S). Three are'
located along the residential collector streets while one is
located adjacent to the elementary school site in the Activity
Corridor, adjacent to EastLake Parkway. The three internal parks
are proposed for private ownership and use, while that in the
Activity Corridor will be publicly owned and maintained. The
private parks are intended to provide additional recreational
opportunities for residents, independent of the golf course and
country club facilities.
4.7 Public Park Compliance
New development is required to provide public parkland, improved
to City standards, and dedicated to the City, based on establish-
ed standards. The dedication requirements are specified in
Section 17.10.040 of the Chula Vista Municipal Code. The
dedication requirement for EastLake Greens is shown in Table 2.
The table indicates that the project will provide park land in
excess of that required. In addition to the provision of park
land, the ordinance specifies a standard level of improvement to
be provided. Improvements provided by the developer which exceed
this standard will be credited to the project. Excess land or
improvements provided may be credited as land, improvement cost,
or any combination thereof, using the provisions of the ordinance
to determine equivalence.
4.8 Park and Open Space Implementation
All of the open space, private and public parks will be control-
led through select open space easements and/or dedication to the
Ci ty. t4aintenance of the public community park will be provided
by the City. Access controls and maintenance of the golf course
and club house facilities will be the responsibility of the opera-
tor and independ~nt of the homeowner's association. Maintenance
of private parks and open space areas will be provided by proper-
tv owners through homeowner associations or similar mechanisms.
O~en Space and/or Landscape maintenance Districts may be estab-
lished to ensure proper management and operation of public right-
of-way improvements.
(3/1/89)
---r-v--=o
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TABLE 2
EastLake Greens
Parkland Dedication standards
DWELLING TYPE
PARKLAND/DU
DU/PARK ACRE
single Family
Attached/PUD
Duplexes
Multiple-family
423 sf/du
366 sf/du
325 sf/du
288 sf/du
103 du/ac
119 du/ac
134 du/ac
151 du/ac
Based upon the parkland dedication standards, the following
requirements will apply to EastLake Greens SPA:
No. of DU
Type of unit
Park Area/DU
Total Park Acres
1:ZTT'f9'54~
if;:Y!"'!Y:"':':<D':'-
~,Ji807
fu,'"'~':/"++:'!::'i':"
5iH: J,;l 0
~
~~81i ,:du
Single Family
Attached/PUD:t~
Duplex
MalLi faluill'
423 sf/du
366 sf/du
325 sf/du
288 sf/du
T;-7-4-
~
36. n26.6'~ac
",d.:"...,:""",',:,",,,,,,/,.),!'1:.::",.,,.,.'
~Iiicludes:l05
du" ,wi'fn,,',Inter im, Designation 'of" SFD.
';Q'fJunl t:":fo': 'Attached/PUD ' iiiclud~,s "SFD,':con\lRs.tli.c;t~al:C;?~fJ{H'1\l
FDc cO'1dos, may 'vary from the aboye arid:"i'ill,bg::,de,te!'Jlliri"'d::,~t;:;Ct;ilil
ndjpr'"tentatiire, map processing "stag",.,
Parcel
Park Tyee
Acres
% Crediti
Pro"ec€ea~
"=~'""'''"':t,,,,,,_,",,,,,",.=,,,,
Acres
P-1
P-2
P-3
P-4
P-5
Community Park
Neighborhood Park
Neighborhood Park
Neighborhood Park
Neighborhood Park
Golf Course/Public
Trails -4--;-e1;1
Solf COI:l~se 137.4
CreJit hOlu EastLake I
15.1
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11. 0
"4-;-5-3.7
:r.-t13.3
~85~4%
5-&%-'50:0%
~79~0%
0%
50%
100%
~
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7-;-8-7&!:t.
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TOTAL CREDIT
l?J;:oj ectedExcess ParkCr,edi,t
:*Acl:;ua1 patk'CreiHt:: wil1 'be based on units deve1oped~,anct l:ne'FJ,rial:'Park'::J?1ans::'t,q
J:>",:j'PPrpy,ed:,l;iy,:~he Director of ,Parks & Recreation.
4-22-94 [2-:;+.[:1:2.4)
-Pi-7
/3 ~ .2 "5
Private open space areas and slopes within "common interest" resi-
dential projects will be designated common areas and maintained
by homeowners' associations. For detached residential proj ects,
major open space slopes will be a single lot or lots, with open
space easements protecting the slopes from development.
(3/1/89)
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Plan
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NOTE: Refer to the Site Utilization Plan for the current
alignment of Orange Avenue and SPA boundary.
A Planned Community In
the City of Chula VISta
Exhibit 10
CHAPTER FIVE - PUBLIC FACILITIES
5.1 Introduction
The comprehensive plan for public facilities is a distinguishing
feature of the EastLake Greens SPA Plan. This portion of the
plan outlines the necessary public facilities to enable the com-'
muni ty to function properly. The companion Public Facilities
and Financing Plan for EastLake Greens describes the "backbone"
facilities in more detail and assigns the responsibility for
financing all required facilities.
Facility needs and locational requirements have been identified
and capacities have been determined based upon projected land
uses and their distribution.
5.2 Roads
A comprehensive plan of
vehicular access into and
Chapter Three. The Public
their phasing and financing.
streets and highways to provide
wi thin EastLake is described in
Facili ties Financing Plan details
5.3 Domestic Water Supply
Eas tLake is located wi thin the boundaries of the Otay Water
District (OWD), which is responsible for providing local water
service. Otay is a member of the County Water Authority and the
Metropolitan Water District of Southern California.
The ultimate average annual domestic water demand for EastLake
Greens SPA is estimated to be 1.99 mgd, as calculated in Table
3. The golf course will be irrigated with reclaimed water and
is not expected to contribute to the domestic water demand un-
less sufficient reclaimed water is not available. The Domestic
Water Plan, Exhibit 10, depicts the water service system
proposed for EastLake Greens.
The EastLake Greens SPA will be served from the 980 I elevation
reservoir and pump station constructed as a part of EastLake I.
Minimum pressures of 40 psi during peak hour flow and 20 psi
during fire flow conditions will be maintained in the on-site
domestic water distribution system within the project. Design
fire flows used in sizing the water system are shown on Table 4.
(3/1/89)
~
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TABLE 3
EastLake Greens SPA
Domestic Water Demand
~Qg
UNITS
DEMAND FACTOR DEMAND (mqd)
180 gal/capita 1.75
2799 gal/ac .10
3 feet/year .08
2.5 feet/year .06
1. 99 mgd
Residential 9,744 persons
Village Center/ 36.7 ac
Public & Quasi-Public
Parks (net 28.0 ac
irrigated)
Schools (net 26.0 ac.
irrigated)
TABLE 4
EastLake Greens SPA
Fire Flow Standards
LAND USE
FIRE FLOW (qpm)
Residential
Low Density
High Density
Village Center
High School
1500
3500
5000
4000
The basic objective in planning water facilities for EastLake.
Greens is to maximize the flexibility and efficient use of
existing and planned improvements with respect to proj ect needs
and costs.
Major supply facilities for EastLake Greens include all
distribution mains of 12 inches or larger, and all transmission
mains, booster pumping stations and water storage facilities. A
detailed analysis of the total water supply requirements and
planned improvements is contained in the EastLake Greens Water
System Subarea Master Plan prepared by NBS/Lowry.
(3/1/89)
~
(-2~2b1
5.4 Reclaimed Water Supply
Reclaimed water is available for irrigation purposes from Otay
Water District 's Jamacha Wastewater Reclamation Plant. These
facilities are currently providing reclaimed water to the SDG&E
Miguel Substation for irrigation purposes.
A 20-inch reclaimed water supply line was constructed in
conjunction with the EastLake Employment Center on Lane Road
from the northerly EastLake boundary to Telegraph Canyon road.'
This pipeline will be extended north to the reuse area and tied
into the existing OWD storage ponds. This reclaimed water
pipeline can then supply the demands shown in Table 5 in
EastLake Greens and other portions of the community.
TABLE 5
EastLake Greens SPA
EastLake Reclaimed Water Demands
FLOW
EASTLAKE GREENS ACRES COEFFICIENT DEMAND (AFY)
OS-6 & 7 10.8 2.0 feet/yr. 22
Golf Course Turf 130.0 3.5 feet/yr. 455
Golf Course Slopes 30.6 2.5 feet/yr. 77
TOTAL GREENS 554 ac-ft/yr
Other EastLake Areas
Employment Park
9.0
3.0 feet/yr.
27
TOTAL OTHER
27 ac-ft/yr
The proposed reclaimed water distribution sys.tem to serve these
uses is shown on Exhibit 11. It should be noted that the system
is sized to accommodate future reclaimed water uses in
development areas to the east of EastLake Greens. There are
also some additional irrigation demands such as the school sites
that could potentially be served with reclaimed water instead of
domestic, but these have been included in the domestic system.
(3/1/89)
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EXlstng 20' P'pe/ne
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NOTE: Refer to the Site Utilization Plan for the current
alignment of Orange Avenue and SPA boundary.
A Planned Community in
the City of Chula Vista
Exhihit 11
5.5 Waste Water Facilities
EastLake Greens SPA is divided into three separate drainage
basins. These drainage basins are (1) Telegraph Canyon; (2).
Sal t Creek; and (3) Poggi Canyon. Telegraph Canyon is the
largest basin within the Greens. The majority of EastLake
Greens will sewer to the existing City of Chula Vista 15-inch
trunk sewer in Telegraph Canyon Road.
Only one parcel, R-9, drains naturally to Poggi Canyon down
Orange Avenue. This parcel will be pumped on an interim basis to
the Salt Creek basin.
One alternative under consideration for the area tributary to
Salt Creek, the southeastern portion of EastLake Greens, is to
pump it back into the Telegraph Canyon basin and make improve-
ments downstream to accommodate the additional flows. Another
alternative would be construction of an on-site water re-clama-
tion plant, appropriately configured to minimize growth inducing
impacts, in Salt Creek southeast of the SPA. A third alterna-
ti ve would be to sewer it down a new trunk sewer to the Otay
River Valley and then westerly in the Otay River Valley to the
City's existing collection system.
The ultimate average wastewater flow for EastLake Greens SPA is
.912 mgd as shown on Table 6.
TABLE 6
EastLake Greens SPA
Average Wastewater Flow
LAND USE
UNITS FLOW COEFFICIENT
9,744 persons 80 gal/capita
19.6 acres 2500 gal/acre
17.1 acres 1500 gal/acre
2,400 students 20 gal/student
600 students 15 gal/student
FLOW (mqd)
.780
.049
.026
.048
.009
.912 mgd
Residential
Village Center
Public/QP
High School
Elementary Sch.
TOTAL
The planned wastewater collection system for EastLake Greens SPA
is shown on Exhibit 12. The interim pump station at Hunte
Parkway and Telegraph Canyon Road will allow the development of
the first phase of EastLake Greens and defer the need for the
off-site sewer down Salt Creek and Otay River Valley or the
on-site water reclamation plant until the later phases of
EastLake Greens development.
The interim pump station to serve parcel R-9 -...ill be abandoned
when an off-site trunk sewer is extended up Orange Avenue.
(5/30/89 )
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Waste Water System
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FASTLAKE
GREENS
A Planned Canmunity in
the City at Chula Vista
Extliblt 12
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5.6 Storm Water Drainage
The storm drain system proposed for the EastLake Greens SPA is
illustrated in Exhibit 13. On-site runoff is collected in the
depicted system, detained in several locations, and discharged
to undeveloped off-site areas to the east, south, and west.
5.7 Schools - General
One objective of the EastLake Greens SPA Plan is to provide the
schools necessary to serve community needs in a manner which
relates directly to the planned neighborhood structure of the
project. The location of schools is intended to contribute to
the sense of community, provide reduced maintenance costs with
combined school/park complexes, and provide flexibility to
respond to changing student populations as the community
matures.
The EastLake Greens SPA is located within the Sweetwater Union
High School District and the Chula Vista City School District.
The Board of Trustees of the Sweetwater Union School District
and the Board of Education of the Chula Vista City School
District have each formed Community Pacili ties (Mello-Roos)
Districts for the purpose of financing school facilities within
EastLake Greens through the use of special taxes and the
issuance of bonds.
5.7.1
Elementary Schools
One elementary school site has been provided in the EastLake
Hills neighborhood, north of East "H" Street in EastLake I. A
second site is to be provided in the EastLake Greens neighbor-
hood.
The EastLake Greens SPA provides a 10.0 acre site, Parcel S-2,
along EastLake Parkway, but accessed from the internal loop
collector. This school is currently scheduled for construction
when enrollment in the first EastLake elementary school reaches
approximately 900 students. The site will be reserved for
acquisition by the school district, as provided in the Public
Facilities Financing Plan.
5.7.2
Secondary Schools
The Sweetwater Union School District provides secondary educa-
tion for the area. Existing schools in the area include Bonita
Vista High School and Junior High School, both located near the
intersection of East "H" Street and Otay Lakes Road.
(3/1/89)
~
1;:;:2 ~21 S
Available capacity in the secondary school system is projected
to be filled soon. A site for a new high school to serve
students from EastLake and other projects in the vicinity has
been reserved within the EastLake Greens SPA. The 49.2 acre
site, Parcel S-1, is located along EastLake Parkway, adjacent to
the Community Park.
Construction of this facility is also subj ect to the provisions
of the Public Facilities Financing Plan.
5.8 Police and Fire Service
Both police and fire services are provided by the City of Chula
Vista, EastLake Greens SPA is east of police patrol beat 32,
which is currently served by one patrol car 24 hours a day.
Al though no new police facilities will be necessitated by the
project, an expansion of personnel and equipment will be neces-
sary to service project residents.
5.9 Library Service
The City operates a central library, which is located at 4th and
"F" Streets in central Chula Vista, to serve the entire com-
muni ty. Growth in eastern Chula Vista raises questions as to
how library service is to be provided within the Eastern
Territories and in what locations. Smaller branch libraries or
a large facility to serve the area east of I-80S merit considera-
tion.
A Library Service Master Plan has recently been completed which
suggests a branch library in the eastern area of the City should
be considered. Rancho del Rey SPA I, a recently approved pro-
ject approximately one mile to the west of EastLake, reserves a
si te for a City library along East "H" Street. In addition, the
EastLake Village Center Master Tentative Map reserves a 1 acre
site for a library within EastLake I.
(3/1/89)
.---v---t 0
102~21.(
CHAPTER SIX - COMMUNITY DESIGN
6.1 Community Character
All aspects of the development shall be subj ect to full design
review including architecture, site planning, landscaping, sign-
ing, grading and land use and zoning review. These guidelines
are intended as a guide for the development of the site as con-
trasted to absolute standards.
6.2 Grading
The' Grading Plan is intended to provide a preliminary grading
concept, identification of slope banks and maintenance provi-
sions.
1 .
General: The preliminary grading design
cated on the Grading Concept, Exhibit 14.
design should reflect the following:
is as indi-
Final detail
a.
Standards, General: Grading
Greens shall be subj ect to
Excavation, Grading and Fills
Code.
within
Chapter
of the
EastLake
15.04 -
Municipal
b. Grading Design: It is the intent of this SPA that
graded areas will be contoured to blend with
natural landform characteristics. Rounding both
vertical and horizontal intersections of graded
lanes, obscuring slope drainage structures with a
variety of plant material massing, incorporating
the use of variable slope ratios for larger slope
banks, use of landscape planting for erosion con-
trol and to obscure man-made banks, and other
similar techniques should be used. Artificially
appearing slope banks with rigid angular charac-
teristics should be avoided.
2. Slope Banks:
a.
Cut and Fill Slope Construction: Slope banks in
excess of five feet in height should be construc-
ted at a gradient of 2 to 1 (horizontal to verti-
cal) or flatter unless otherwise approved by the
City Engineer.
b.
Erosion Mitigation: According to actual field
condi tions encountered, erosion potential on
slopes should be reduced with berms at the tops of
all slopes; paved interceptor ditches and terrace
drains; and vegetation. Vegetation should consist
(3/1/89)
_ITI 1
(52~277
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NOTE: Refer to the Site Utilization Plan for the current
alignment of Orange Avenue and SPA boundarv.
Grading Plan
A Planned Community in
the City ot Chula Vista
Exhibit 14
of drought-to1erant native or naturalized species,
requiring little or minimal irrigation, deep
rooted and well sui ted to the particular soil.
Spray on applications and coatings, jute or hemp
mesh are effective in stabi1izing soils. Final
plans should be based on the coordinated input of
a licensed landscape architect.
c. Maintenance: The application of any grading
permi t should provide assurance acceptable to the
City Engineer. that landscaped slope banks will
ha ve adequate maintenance to ensure continued
viability of landscaping. Generally, except for
private lots, slope banks which exceed ten feet in
heigh t should be maintained by a homeowners' or
property owners' association.
6.3 Building Scale and Vari.ety
Buildings within the development should have a variety of sizes,
shapes, colors and materials used to promote interest in the
built environment. A portion of the Village Center (within
EastLake I) may be stacked residential units to give the center
of the community a distinguishing focal point. Parcels designat-
ed R-MH and R-H on the General Development Plan will also con-
tain stacked residential units.
6.4 General Landscape Concept
The purpose of the General Landscape Concept is to provide a
comprehensive framework for individual site landscape plans. It
will assure that all individual projects will conform to an over-
all landscape scheme which will result in a totally planned land-
scaped community.
The General Landscape Plan, Exhibit
design framework which allows latitude
individual project while maintaining the
tives of the community.
15, provides a general
and flexibility to each
overall goals and objec-
6.4.1
Landscape Components
The intent of the landscape concept is to reinforce the design
pattern established by the Land Use Plan. This pattern consists
of a residential district and an Activity Corridor/Village
Center District enhanced by a series of paths, edges and land-
:narks. Dominant trees have been selected to create distinct
identities and visual continuity.
a. District Concept - Each district or neighborhood shall
have a dominant tree.
( 3 / 1 / 8 9 ) VI ;J
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/A4 EASTLAKE
GREENS
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Major
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A Planned Corrmunity in
the City 01 Chula Vista
Exhibit 15
6.4.2
Landscape and Irrigation Standards
Landscape and irrigation installation shall conform to the City
of Chula Vista Landscape Manual. Standard details will be
followed to assure uniformity and a high quality of materials-
and workmanship. Materials and equipment shall be standardized
for ease of maintenance and storage. Reclaimed water should be
considered wherever safe and feasible.
6.4.3
Landscape Maintenance
Maintenance responsibili ties are intended to be assigned as
follows:
a. Individual Private Property Owner Maintenance
The individual property owner will be responsible for
maintaining landscaping within privately owned areas.
b. Homeowner Association Maintenance
The maj ori ty of landscape maintenance responsibility
will be with the Homeowner Associations. These associa-
tions will maintain all landscape areas not maintained
by the private property owner or a public agency.
These areas include all common areas such as private
recreation areas, including the private golf course,
common open space, street and entry landscaping. Land-
scaping in street medians and exterior slopes shall be
maintained by a Landscape Maintenance District.
Specific maintenance responsibilities will be determined with
tract map approval.
6.4.4
Landscape Intensity Classification
Landscape areas have been classified based on their intensity of
maintenance and water requirements (see Exhibit 16). These
classifications are generally described as follows:
a. Native Areas - These are existing vegetated areas undis-
turbed by construction operations. Natural rainfall
only is required for irrigation. Periodic clean-up and
grubbing of seasonal growth may be required.
b. Naturalized Areas - These are newly planted areas pro-
vided wi th temporary irrigation systems. Once plants
become established, they shall be capable of surviving
with no artificial irrigation.
c. Drought Tolerant Areas - These are newly planted areas
provided with permanent irrigation systems. Water
demand will be low, requiring substantially less irriga-
tion than ornamental areas.
(3/1/89) VI 6
/~- 2. 'is!
d.
Ornamental Areas - These are areas and corridors with a
high degree of visual impact. Plant materials will
require regular maintenance and watering.
e.
Manicured Areas These are ornamental areas that
require "special" attention due to their Significance.
6.5
Exterior Fencing
Placement of community fencing is illustrated in Exhibit 17.
The need for and location of all fencing shall be established
through Site Plan Review for those projects required to complete
such review (indicated by "*" on the exhibit). The community
fencing locations designated in Exhibit 17 will be evaluated in
that review. If it is determined that a fence is to be provided
at the indicated locations, it shall conform to the community
design standard. If no fence is required, none need be
constructed.
Exterior fences should be provide along maj or roadways based
upon the following guidelines:
1. Walls should be made of a textured surface material
that is compatible with the design of the neighborhood
area.
2. The monotony of a long wall should be broken. by visual
relief through periodically recessing the wall or con-
structing pilasters.
3. Landscaping, such as trees, shrubs or vines, should be
used to soften the appearance of the wall.
4.
Walls which serve as
should be up to six
finished grade.
a subdivision exterior boundary
feet in height from the highest
5. Walls used as rear or side yard walls should be con-
structed up to six feet in height depending upon the
conditions that exist.
6. Combined solid fencing, walls and open fencing may be
used to create interest. Masonry walls are required
only where necessary for noise attenuation.
7. Fencing design should avoid long continuous runs.
Jogging the fence line to avoid monotony is encouraged.
8. Earth berms to substitute and supplement the fencing
should be used whenever practical.
9. Sound wall fenCing, where required, should be used to
mitigate adverse noise impacts on residential units.
(3/1/89)
YI IT
/~-.2~L
b. Paths - The hierarchy of paths is as follows:
The thematic corridor provides the common thread
to link the various community elements together.
The thematic corridor will have its own dominant
tree.
Major thoroughfares (e.g., SR-125 and Telegraph
Canyon Road). A separate dominant tree will be
used in the median.
Major internal streets within a district. The
dominant tree for the district will apply.
Supplemental trees may be introduced to provide con-
tras t and a transition into surrounding areas. This
landscape approach will provide strong visual direc-
tions and connections throughout the site, while provid-
ing the necessary contract to create an interesting
experience as one travels through the community.
c. Edqes - Edges will be strongly defined by landscaping.
This will create the appropriate delineation of one
district or area to another.
d. Entries - These are common points of entry and signifi-
cant intersections. The hierarchy of entries is as
follows:
Community Entry
Neighborhood Entry
A tree which differs from the adjacent path and
district trees will be to provide a distinct accent
statement and sense of arrival at entries.
e. Landmarks - Each landmark, whether major or minor, will
have a distinct landscape character (similar to the
district concept). As an example, all parks may have a
common theme tree, so that parks are easily recognized
and highlighted throughout the community.
The entire EastLake Community shall be designed to include a
well-balanced landscape palette. Plant material intensity
classifications will vary from highly manicured areas to
naturalized and native areas. These classifications are
mapped in Exhibit 16, Landscape Intensity Classifications.
(3/1/89)
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.. fASTLAKE
GREENS
A Planned Community in
the City 01 Chula Vista
Exhibit 17
10. Landscape planting should be used to supplement and
soften fencing and obscuring long lengths of fence with
vines and shrubs is encouraged.
6.6 Signage
The purpose of a planned sign program is to provide a continuity
of design which will contribute to an integrated, well-planned,
high quality environment. . All signs with the EastLake Greens
SPA will be designed and constructed in accordance with the
standards of the comprehensive sign program which has been pre-
pared for the EastLake Planned Community. Communi ty and neigh-
borhood entry sign locations are identified in Exhibit 18.
6.6.1
Permanent Signs
Permanent signs include:
a. Community Entry signs
Entry signs should be a large scale, monument type
sign, creating a major statement. Materials used
should be compatible with landscape and hardscape
elements. Entry sign could be illuminated.
b. Neighborhood Entry signs
Neighborhood
materials and
treatment.
entry sign
styling to
should relate its use of
the neighborhood thematic
c. Identification Signs for parks, libraries, schools,
etc.
Sign should be low key, monument type sign, with single
or double face. Materials will be consistent with the
thematic treatment for the major neighborhood or
district in which it exists.
d. Street Name Signs
A sign to identify street names and inform the viewer,
through symbolic graphics, that it is a street within
EastLake. The EastLake theme logo, colors, and letter-
style will be used.
e. Community Trail Signs
A sign to identify and direct traffic, vehicular and
pedestrian, to special community trails such as
bicycling and jogging. Form should be small scale,
freestanding, consistent with community signs.
(3/1/89)
"I 10
!~_22(;
6.6.2 Temporary Signs
Temporary signs will be used to identifY and direct traffic to specific neighborhoods and products
during construction and sales periods. These signs will be subject to permit approval for specific
periods of time.
Temporary signs include:
a. Neighborhood/Product Directional Signs
A sign to direct vehicular traffic to specific neighborhoods and/or products in the context
of the merchandising program. Constructed of painted plywood panels on wood support
posts.
b. Product Identification Signs
A sign to identifY a specific residential product, sales complex or informational center.
c. Secondary Directional Signs
A small sign to direct the viewer to specific areas within a product such as parking, sales
office and models. Consisting of painted plywood panel(s) on wood support posts.
Installed with bottom of sign not more than 12 inches above finished grade.
d. Future Facility Sign
A sign which informs the viewer, through symbol and verbal reinforcement, of the various
future building sites in EastLake indicating opening dates, building names and phone
numbers. They consist of painted plywood sign panels supported on wood posts.
6.7 Design, Orientation and Setbacks - Single Family Detached Areas
Single family detached housing includes a range of housing types from custom or semi-custom golf
course frontage homes on 7,000 square foot lots to "wide and shallow" lots for cottage homes in off
golf course locations.
Tract subdivision construction in single family detached areas should be based upon the following
criteria:
1. A minimum of three housing plans should be provided, each with a minimum of three
facade treatments, which vary entry, window type and treatment of exterior materials and
colors.
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colors.
.. 2, G!lner~lIy, ~llea~t. o,t!e J:!Rusil1g plan should be two-story and one plan one-story
st<r :Wifh biie:~fo c/elenienisand chaiaCtt;,
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3. Roof style, material and height should be varied.
Single family detached residential lots and setbacks should encourage variety in the design, orientation
and placement of homes, whenever practical.
4. Front yard building setbacks should be varied to avoid a monotonous pattern of houses.
5. Front yard building setbacks should be varied to create greater solar access, provide
more useful private open space in side yards, and avoid monotonous pattern of homes.
6. The appropriateness of lots backing to other than major arterial will be reviewed with
individual tract maps or site plans. When deemed appropriate, lots backing up to collector
streets should be set back from the street right-of-way to permit adequate landscaped
buffers along the street frontages.
lL=1A____._...-"'-<:l~._...._...__j!:lL.g__........... y._............_.......l.!J..JJt.___"'~.....!I.J.!I._....~..__:t
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e amil Lots'under 5000 suaie'feetshalLWsub"ecno,'theCit'ofChuJa
...... or:,S1l!aILtot&i!lgJ~ Family Detached H~usirig;
(3/1/89)J'1=14=.~~)
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2. Generally, at least one housing plan should be
two-story and one plan one-story.
3. Roof style, material and height should be'varied.
Single-family detached residential lots and setbacks should
encourage variety in the design, orientation and placement of
homes, wherever practical.
4. Front yard building setbacks should be varied to avoid
a monotonous patterp of houses.
5. Side yard setbacks should be varied to create greater
solar access, provide more useful private open space in
side yards, and avoid monotonous pattern of houses.
6. The appropriateness of lots backing to other than major
arterials will be reviewed with individual tract maps
or site plans. When deemed appropriate, lots backing
up to collector streets should be set back from the
street right-of-way to permit adequate landscaped buf-
fers along the street frontage.
6.8 Design and Orientation - Single Family Attached and
Multiple Fami1.y
Various types
attached areas
greater variety
of multiple family units and Single-family
are planned for EastLake Greens to' provide a
in design and life-style preference.
The following unit types are anticipated within EastLake Greens:
Zero-Lot Line Homes: One or two story detached or
attached homes where either a single structure is built
on a single side lot line or two structures share a
single wall astride a side lot line, thus increasing
the usable side yard area.
Patio Homes: Attached and detached homes clustered in
a courtyard fashion, often in zero-lot line ownership
and individually oriented toward an outdoor patio area.
Town Houses: One and two story attached units in build-
ings with 4 to 8 or more units that are the traditional
"Southern California Condominium". These may have
individual fee ownership lots or condominium ownership.
Flats: The traditional apartment-type building where
an individual unit is typically situated on a single
level and may have others above or below.
Buildino orientation in multiple family housing should consider
indoor -and outdoor ::)rivacy, solar access and overall aesthetic
appearance.
(3/1/89)
VI ~::
/2-2q()
1. BUildings should be oriented in such a way as to create
courtyards and open space areas, thus increasing the
aesthetic appeal of the area.
2. Building design should incorporate variety in the type
of materials, colors, units, heights and facades.
3. Textured materials such as stucco, rough sawn wood and
split faced block are encouraged.
4. Buildings with roof overhangs are encouraged to give a
traditional residential appearance.
5. Building facades should include relief to avoid a
monotonous line.
6. Uncovered stairwells should be precluded from general
streetscape view through the use of wing walls, land-
scaping or other means.
7.
Private spaces such as patios or balconies are encourag-
ed for each unit.
8.
Solid walls or fences, not less than 5 feet in height,
should be provided along property lines adjoining
access or parking areas, except where adjacent to
another multiple family housing area.
6.9
Site Planning and Design Guidelines
A comprehensive set of design guidelines and site planning
criteria have been prepared. They are provided in a separate
text entitled "EastLake Greens SPA - Design Guidelines" and
should be consulted during the review of individual projects
within the EastLake Greens neighborhood. Project standards for
minimum lot size, setbacks, street frontage, etc. are
established in the PC District Regulations.
6.10
Precise Plan Guidelines - Village Center Areas
A precise plan should be prepared for each Village Center area
prior to any building construction. The plan for the area at
Telegraph Canyon Road and EastLake Parkway should directly
relate to the Village Center included in the EastLake I SPA.
1.
Village Center( s) should have an
theme for the establishment of the
commercial activity area.
integrated design
community's primary
2. Individual site planning should consider the planning
of adjoining parcels to ensure visual and functional
compatibility.
(3/1/89)
c111 ri 4
/2--Jcrr
6.11
2.
6.12
3. Site planning submittals for development review should
include the location of landscaping, parking areas
access, signage and structures on adjoining parcels. '
4. The site plan should illustrate compatibility with the
planning of adjoining parcels in the areas of bUilding
configuration, building design, landscaping material,
parking configuration and access.
5. The site planning of signs should consider visibility,
location and integration with the overall design theme
of the Village Center.
6.
The proportion, size and shapes of commercial struc-
tures should be compatible with adjacent bUildings.
7.
The use of projection and architectural details should
enhance the facade of commercial structures by provid-
ing relief and variety.
8.
Roofs and roof lines should complement the building pro-
portion and also be compatible with adjacent struc-
tures.
Lighting
1 .
Street Lighting:
Ci ty standards
Engineer.
All street lighting shall conform to
and shall be approved by the City
Theme and Commercial Lighting: Lighting for business
enterprises,- recreation facilities, signs, -walkways
shall be reviewed and approved by the City on a case-
by-case basis as an element of Site Plan Review. The
Site Plan shall include the design and type of lighting
proposed and the time of use. Any lighting for recrea-
tion facilities, signs or business enterprises which
will illuminate a residential area past the hour of
10: 00 p.m., shall be clearly identified on said site
plan for specific consideration. Any such lighting
which illuminates a residential area that has not been
approved by the City on a Site Plan or other permit
shall not be permitted.
Scenic Highways
The City of Chula Vista General Plan designates Telegraph Canyon
Road and Orange -'\venue as scenic highways. Telegraph Canyon
Road extends approximately 4.5 miles from Interstate 805 east to
EastLake Greens. Orange Avenue has not been extended to the
vicinity of EastLake Greens.
(3/1/89)
~ T....'! 1 S
Ic2 - 52 Cj L
6.12.1 Scenic Corridor Guidelines
Telegraph Canyon Road, Orange Avenue, Hunte Parkway and future State Route 125 should be
treated as scenic highways.
Where feasible, the City should maintain a landscaped corridor adjacent to the ultimate right-of-way
line along all scenic highways associated with EastLake Greens. The corridor should be landscaped
and maintained to enhance the scenic roadway area and placed within an open space easement or
made part of the road right -of-way, consistent with the provisions of the Scenic Highways section
of the General Plan Land Use Element Update. Such a corridor is depicted conceptually on the Site
Utilization Plan, Exhibit 3.
Any new residential development backing upon a scenic roadway shall have decorative solid walls
and/or landscaped earthen berms, or otherwise landscaped to implement the scenic highways policies
of the General Plan. The silhouette of structures as viewed from the scenic roads is important. To
avoid a walled-in effect, the use of single-story structures is encouraged. Where two-story structures
are within 100 feet of the curb, additional tree planting or second story elevation enhancement should
be provided.
A scenic corridor is also depicted internal to the project at the western end of parcel R-28 to maintain
entry views to the club house. Improvements, such as a recreation area, which maintain visual access
are permitted in this area, along with appropriate landscaping.
(3/1/89)
1..2~.2'13
EASTLAKE II (EastLake I Expansion)
PLANNED COMMUNITY DISTRICT REGULA nONS
City of Chula Vista, California
Proposed Draft Amendment 2/28/94
Approved by City Council as Ordinance No. 2522
June 30, 1992
Prepared for:
EastLake Development Company
900 Lane Avenue, Suite 100
Chula Vista, California 91913
Prepared by:
Cinti Land Planning
3625 Midway Drive,Suite 292
San Diego, California 92110
I,:} ~ .2 '1<-(
TABLE OF CONTENTS
SECTION
SECTION
SECTION
(3/1/89)
I
1.0
1.1
1.2
1.3
1.4
1.5
1.6
1.7
II
II.D
11.1
11.2
11.3
II.4
II.S
II.6
II. 7
III
III.D
III. 1
III. 2
III.3
INTRODUCTION
GENERAL PROVISIONS
Purpose and Scope................................................................
Private Agreements................................................
Repeal of Conflicting Ordinances.................
Establishment of Land Use Districts..............
Clarification of Ambiguity.......................
Effects of Regulations...........................
Enforcement......................................................................... ..
Def ini tions.. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. ..
RESIDENTIAL DISTRICTS
~
iv
I-I
I-I
I-I
I-I
1-2
1-3
1-3
1-4
Purpose.......................................... 11-1
Land Use District Grouping....................... 11-1
Permitted Uses................................... II-I
Property Development Standards: Residential
Districts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. II-3
Performance Standards: Residential Districts.... 11-5
Accessory Structures: Residential Districts...... 11-7
Walls and Fences: Residential Districts......... 11-8
Signs: Residential Districts.................... 11-8
VILLAGE CENTER DISTRICTS
Purpose......................................... III-l
Permitted Uses.................................. III-l
Property Development Standards: Village Center
Districts....................................... III-S
Performance Standards: Village Center Districts 111-6
--H-
l2- 2'15
SECTION
SECTION
SECTION
SECTION
(3/1/89)
IV
IV.a
IV.l
IV.2
IV.3
V
Table of Contents lcontinued\
~
BUSINESS CENTER DISTRICTS
Purpose.......................................... IV-I
Permitted and Conditional Uses: Business Center
Districts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. IV-I
Property Development Standards: Business Center
Districts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. IV-6
Performance Standards: Business Center Districts IV-7
V. a Purpose.. . .. .. . .. .. . .. . .. . .. .. . . .. . .. . . .. . .. .. . . V-I
SPECIAL PURPOSE DISTRICTS
V.I Permitted and Conditional Uses: Open Space
Districts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . V-I
V.2 Permitted and Conditional Uses: Quasi-Public and
Future Urban Districts........................... V-2
V.3 Property Development Standards: Special Purpose
Districts........................................ V-2
V.4
VI
VI. a
VI.l
VI. 2
VI. 3
VI. 4
VII
VII. a
VII. 1
VII. 2
VII.3
Signs: Special Purpose Districts................
V-2
SPECIAL USES AND CONDITIONS
Temporary Uses................................... VI-I
Home Occupations................................. VI-3
Recreational Courts.............................. VI-4
Kennels - Commercial and Non-Commercial.......... VI-S
Arcades. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. VI-S
COMPREHENSIVE SIGN REGULATIONS
Purpose.......................................... VII-I
Permit Requirement and Review....................VII-2
Sign Regulations................................. VII-8
Design standards................................VII-II
j..H
I.Q_Q'"{C
SECTION
SECTION
(3/1/89)
VIII
VIII.O
VIII. 1
VIII. 2
VIII. 3
VII I. 4
IX
IX.O
IX.l
IX.2
IX.3
IX.4
A.
B.
Table of Contents tcontinued\
OFF-STREET PARKING
~
Purpose......................................... VIII-I
General Provisions..............................VIII-l
Schedule of Off-Street Parking Requirements.....VIII-2
Property Development Standards: Off-Street
Parking......................................... VIII-6
Performance Standards: Off-Street Parking......VIII-9
ADMINISTRATION
Purpose. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Standard Procedures.............................
Administrative Review...........................
Site Plan and Architectural Approval............
Other Provisions................................
EXHIBITS
LAND USE DISTRICTS
GENERAL DEVELOPMENT PLAN
J>r
1.2-:2.'17
IX-I
IX-I
IX-I
IX-I
IX-2
INTRODUCTION
These Planned Community (PC) District Regulations are adopted pursuant to
Title 19, Zoning, of the Chula Vista Municipal Code and are intended to
implement and integrate the Chula Vista General Plan, the General Development
Plan, and the Sectional Planning Area Plans (SPAs) for EastLake I, EastLake
Greens and EastLake Trails. These regulations set forth the development and
use standards for all property within EastLake I Planned Community District by
establishing:
setbacks;
building heights;
parking requirements;
landscape requirements;
use restrictions;
animal regulations;
density of development;
lot size, width and depth;
fencing requirements; and,
signing regulations.
The PC District Regulations, along with the various SPA Plans, delineate
precisely the allowable use of the property.
The PC District Regulations are organized into four basic land use districts:
Residential;
Village Center;
Business Center; and
Special Purpose.
Each of these four basic districts is further broken down into specific land use
districts:
Residential Land Use Districts
RE-3
RS-5
RS-7
RP-B
RP-13
RC-10
RC-15
RC-22
RM-25
RM-44
Residential Estate - 3 District
Residential Single Family - 5 District
Residential Single Family - 7 District
Residential Planned Concept - B District
Residential Planned Concept - 13 District
Residential Condominium - 10 District
Residential Condominium - 15 District
Residential Condominium - 22 District
Residential Multi-Family - 25 District
Residential Multi-Family - 44 District
Villaae Center Land Use Districts
VC-l
VC-2
VC-3
Village Center commercial District
Village Center Office District
Village Center Support District
Business Center Land Use District
BC-l
Business Center Manufacturing Park District
(3/1/89)
..JI-
12-.2i'if
Soecial Puroose Land Use Districts
05-1
OS-2
OS-3
OS-4
05-5
05-6
05-7
Open Space - 1 District
Open Space - 2 District
Open Space - 3 District
Open Space - 4 District
Open Space - 5 District
Open space - 6 District
Open Space - 7 District
PQ-1
Quasi-Public Facilities District
F-1
Future Urban District
(3/1/89)
----vi'
1:<- ..2(1
SECTION I: GENERAL PROVISIONS
1.0 Purpose and Scope
For the purpose of promoting and protecting the public health,
safety and welfare of the people of the City of Chula Vista, to
safeguard and enhance the appearance and quality of development of
EastLake I, and to provide the social, physical and economic
advantages resulting from comprehensive and orderly planned use of
land resources, these Planned Community District Regulations
defining land use districts and regulations within those districts
are hereby established and adopted by the city Council.
1.1 Private Agreements
The provisions of this ordinance are not intended to abrogate any
easements, covenants, or other existing agreements which are more
restrictive than the provisions of this ordinance.
1.2 Repeal of Conflicting ordinances
Whenever the provisions of this ordinance impose more restrictive
regulations upon construction or use of buildings or structures, or
the use of lands or premises than are imposed or required by other
ordinances previously adopted, the provisions of this ordinance or
rules or regulations promulgated hereunder shall govern.
1.3 Establishment of Land Use Districts
A. Division of EastLake I into Land Use Districts
In order to classify, regulate, restrict and separate the use
of land, buildings and structures, and to regulate and limit
the type, height and bulk of buildings and structures in the
various districts, and to regulate the areas of yards and
other open area abutting and between buildings and structures,
and to regulate the density of population, EastLake I is
hereby divided into the following Land Use Districts:
Residential Land Use Districts
RE-3
RS-5
RS-7
RP-8
RP-13
RC-10
RC-15
RC-22
RM-25
RM-44
(3/4/92)
Residential Estate - 3 District
Residential Single Family - 5 District
Residential Single Family - 7 District
Residential Planned Development - 8 District
Residential Planned Development - 13 District
Residential Condominium - 10 District
Residential Condominium - 15 District
Residential Condominium - 22 District
Residential Multi-Family - 25 District
Residential MUlti-Family - 44 District
~ !.2~ Ec~
Village Center Land Use Districts
VC-l
VC-2
VC-3
Village Center West District
Village Center East District
Village Center South District
Business Center Land Use Districts
BC-l
BC-2
Business Center Manufacturing Park District
Business Center Manufacturing Service District
Special Purpose Land Use Districts
OS-l
OS-2
OS-3
OS-4
OS-5
OS-6
OS-7
PQ-l
F-l
Open Space - 1 District
Open Space - 2 District
Open Space - 3 District
Open Space - 4 District
Open Space - 5 District
Open Space - 6 District
Open Space - 7 District
Quasi-Public Facilities District
Future Urban District
B. Adoption of Land Use Districts - Mans
Said several Land Use Districts and boundaries of said
Districts and each of them hereby are established and adopted
as shown, delineated and designated on the EastLake I Land Use
Districts Map of the City of Chula Vista, San Diego County,
which map, together with all notations, references, data,
district boundaries and other information thereon, is made a
part hereof and adopted concurrently herewith.
C. Filina
The original of the EastLake I Official Land Use District Map
shall be kept on file with the City Clerk and shall constitute
the original record. A copy of said Map shall also be filed
with the Planning Department.
D. Chanaes to the Land Use District Map
Changes to the boundaries of the land use districts shall be
made by ordinance and shall be reflected on the EastLake I
Official Land Use District Map. Minor changes resulting from
the approval of a tract map may be made to the land use
district map as an administrative matter.
I.4 Clarification of Ambiguity
If ambiguity arises concerning the appropriate classification of a
particular use within the meaning and intent of this ordinance, or
if ambiguity exists with respect to matters of height, yard
requirements, area requirements or land use district boundaries as
set forth herein, it shall be the duty of the Planning Director to
ascertain all pertinent facts and forward said findings
(06/03/92)
-~
1.2~2al
and recommendations to the Planning Commission, or on appeal, to the City
Council and if approved by the Commission or, on appeal, by the City
Council. Thereafter, the estab 1 i shed interpretation shall govern.
Should any provision of these regulations conflict with those of the
Municipal Code, the requirements herein shall apply.
1.5 Effects of Regulations
The provisions of this ordinance governing the use of land, buildings, and
structures, the size of yards abutting buildings and structures, the height
and bulk of buildings, the density of population, the number of dwelling
units per acre, standards of performance and other provisions hereby are
declared to be in effect upon all land included with the boundaries of each
and every land use district established by this ordinance.
1.6 Enforcement
A. Enforcement ~ City Officials
The City Council, the City Attorney, the City Manager, the Director of
Public Safety, the Building Official, the Planning Director, the City
Cl erk and all offi ci a 1 s charged with issuance of 1 i censes or permi ts,
shall enforce the provisions of this ordinance. Any permit, certificate
or license issued in conflict with the provisions of this ordinance shall
be void.
B. Actions Deemed a Nuisance
Any building or structure erected hereafter, or any use of property con-
trary to the provisions of a duly approved Design Review, Site Plan,
Variance, Conditional Use Permit or Administrative Permit and/or this
ordinance shall be and the same hereby is declared to be unlawful and a
public nuisance per se and subject to abatement in accordance with local
ordinance.
C. Remedies
All remedies concerning this ordinance shall be cumulative and not exclu-
sive. The convi ct i on and puni shmentof any person hereunder shall not
re li eve such persons from the res pons i bil i ty of correcting prohi bi ted
conditions or removing prohibited buildings, structures, signs or improve-
ments, and shall not prevent the enforced correction or removal thereof.
D. Penalties
Any person, partnershi p, organi zat ion, fi rm or corporati on, whether as
pri nci pa 1, agent, employee or otherwi se, vi 0 1 at i ng any provi s i on of thi s
ordinance or violating or failing to comply with any order or regulation
made hereunder, shall be guil ty of an infraction and, upon convi ct ion
thereof, shall be punishable as provided by local ordinance.
(3/1/89)
--k!'
/.2~3o'Z-
1.7 Definitions
For the purpose of this Ordinance. certain words. phrases and terms used
herein shall have the meaning assigned to them by Title 19 of the City of
Chula Vista Municipal Code.
When not inconsistent with the context. words used in the present tense
i nc 1 ude the future; words in the s i ngu 1 ar number i nc 1 ude the p 1 ura 1; and
those in the plural number include the singular. The word "shall" is
mandatory; the word "may" is permissive.
Any aspect of 1 and use regul at i on withi n EastLake I not covered by these
district regulations or subsequent plan approvals. shall be regulated by the
applicable section of the Chula Vista Municipal Code (CVMC).
(3/1/89)
..,J-4-
12_303
SECTION II: RESIDENTIAL DISTRICTS
11.0 Purpose
In addition to the objectives outlined in section 1.0 (Purpose and
Scope), the Residential Districts are included in the Planned
community District Regulations to achieve the following purposes:
To reserve appropriately located areas for family living at a
broad range of dwelling unit densities consistent with the
General Plan and with sound standards of public health, safety
and welfare;
To ensure adequate light, air, privacy and open space for each
dwelling;
To minimize traffic congestion and avoid the overloading of
public services and utilities by preventing construction of
buildings of excessive bulk or number in relation to the land
area around them;
To protect residential
unsightliness, odors,
influences; and
properties from noise, illumination,
smoke and other objectionable
To facilitate the prov~s~on of utility services and other
public facilities commensurate with anticipated population,
dwelling unit densities and service requirements.
11.1 Land Use District Grouping
To facilitate the establishment of permitted use and development
standards which are applicable to more than one land use district,
land use groups are herein established. The following land use
groups are established and shall be identified by the designation
indicated below:
Land Use
Group Designation
RE
RS
RP
RC
RM
Land Use District
Included in Group
RE-3
RS-5 and RS-7
RP-8 and RP-13
RC-10, RC-15 and RC-22
RM-25 and RM-44
11.2 Permitted Uses
The following uses shall be permitted where the symbol "P" appears
and shall be permitted subject to a Conditional Use Permit where
the symbol "c" appears. Uses where the symbol "A" appears shall be
permitted subject to an Administrative Review.
(3/4/92)
4-I=r
/52~ 3(j4
Land Use
1.
A. Residential Uses
2.
3.
4.
5.
6.
Single family dwellings
Duplex dwellings
Guest dwellings or accessory living
quarters
Mobile homes on individual lots
which are certified under the
National Mobile home Construction and
Safety Standards Act of 1974
Group residential, including but not
limited to, boarding or rooming homes,
dormitories, and retirement homes
Multiple dwellings
7.
Townhouse dwellings
B. Aaricultural Uses
1.
All types of horticulture
2.
Agricultural crops
3.
Animal raising or grazing
4.
Keeping of three (3) dogs and/or three
(3) cats (over the age of four months)
c. Public and Ouasi-Public Uses
1.
Day nurseries, day care schools and
nursery schools (over 12 children)"
2.
Convalescent homes
3.
Churches, convents, monasteries and
other religious places of worship
(subject to requirements of Section
19.58.110 CYMC)
4.
Essential public services including but
not limited to: schools, libraries,
museums, parks, public works facilities
and other civic uses
5.
Public utility and public service
substations, reservoirs, pumping plants
and similar installations
* Under 12 children subject to city standards.
(3/1/89)
...H-=2
/-2 _ 305
Land Use Grouo
Ell. B:i Be BQ BI1
p
A
p
p
A
A
p
C
C
C
C
C
p
p
p
A
p
C
C
C
C
C
p
p
p
C
A
p
p
A
p
C
C
C
C
C
p
p
p
p
p
p
A
A
p
p
p
p
p
p
A
A
p
p
C
C
C
C
C
C
C
C
C
C
F.
Land Use Land Use Graun
BE< ~ E.e BJ;; EM
6. Recreational facilities including but
not limited to: country clubs, tennis
and swim clubs, golf courses, racquetball
and handball. (Sites for such facilities
which are 2 acres or less in size shall be
subject to Administrative Review only. ) C C C C C
7. Recreational courts, including but not
limi ted to: tennis, basketball, and
similar uses A A A A A
Home Occunations
l. Home occupations subject to the pro-
visions of section VI.l A A A A A
Accessorv Uses
l. Accessory structures and uses located
on the same site as a permitted use A A A A A
2. Accessory structures and uses located
on the same site as a conditional use A A A A A
Temporarv Uses
l. Temporary uses as prescribed in
Section VI. 0 A A A A A
D.
E.
11.3 Property Development Standards: Residential Districts
A. The following Property Development Standards shall apply to all land and
buildings, other than accessory buildings, permitted in their respective
residential land use districts. The use of the symbol "SP" indicates that
the standard is established by the approval of a Site Plan. Dimensions and
standards are minimums. Minor variations may be permitted subject to site
plan or tract map approval providing that the minimums specified herein are
maintained as average minimums. Lot widths and depths are herein maintained
as average minimums. Lot widths and depths are typical minimums but may
vary slightly with irregularly shaped lots and site specific conditions.
The parking standards for a planned Senior Citizen or "affordable"
residential development may be reduced from those specified herein for the
district in which it is located by the Director of Planning.
(3/1/89)
-H-3
1-2_ S G-b
1.
2.
3.
4.
Residential Property Development Standards
Land Uee Grouo
BE< RS. ~ .Be. EM
Lot area (in net OOO's
square feet)
Lot width (in feet)
(attached products in RP
district)
Lot depth (in feet)
3'
SP
SP
8
5
38
SP
SP
50
70
25
100
gOCD-8)
SOCRP-13J
SPSP
100
Lot coverage (percent)
40
50
SP
SP
SP
5. Front yard setback:
a)
b)
to direct entry garage
to side entry garage
(single story garage in
RS district)
20
20
20
15
SP
SP
SP
SP
SP
SP
10
20
SP
SP
SP
6.
To main residence
20
7. Side yard setback:
a)
to adjacent residential
lot (min. total/one side)
to adjacent street
(corner lot)
15/5
10
10/5' SP
10 10
SP
SP
SP
SP
b)
8.
Rear yard setback
Building height, maximum
(2 1/2 story max. RE, RS
& RP districts)
20
15
SP
SP
SP
28'
28'
28'
45
45
9.
10.
Parking spaces per unit
2
2
(gar. )
2'
(gar. )
1.5 1.5
1 bdrm.l bdrm.
unit unit
2.0 sp 2.0 sp
2 bdrm.2 bdrm.
unit unit
2.5 sp 2.5 sp
3 bdrm.3 bdrm.
unit + unit +
, May be modified for attached units with Site Plan approval
, RS-5 District only; 13/3 in RS-7 District
, May be increased to 35 feet with Site Plan approval
, Two car garage for RP detached units; one car garage and one carport for RP
attached units
(3/1/89)
~
1:2- .sa 7
B. Grouo parkina Standards for RC and RM Land Use Grouos
The parking requirements include 0.5 spaces for guest parking. This
requirement may be reduced to 0.3 space per unit by the Zoning Administra-
tor which would result in a reduction of the standards set forth in the
table. If more than one space per dwelling unit is assigned to the
dwelling unit, then the required guest parking spaces shall be marked and
clearly identified as guest parking. The guest parking spaces shall not
be permitted to be assigned to individual dwelling units.
c. Snecial Reauirements
1. Front yard setbacks shall be measured from the right-of-way of the
fronting street. The front yard setback may be reduced, subject to
site plan approval, within the RP, RC and RM districts. If the
front yard setback is reduced to less than twenty (20) feet, and the
dwelling unit is located on a street, cul-de-sac, or court contain-
ing more than twelve (12) dwelling units, then the garage shall be
equipped with an automatic garage door opener.
2. The allowable building area for each lot shall be as permitted in
the table below. The maximum building area for single family
detached and attached products shall be the square footage listed or
that permitted by the percentage of lot area, whichever is greater.
Homeowner additions shall be allowed only where consistent with
these standards. A 300 square foot open patio (covered but open on
three sides) shall be permitted on each residential lot and shall be
exempt from inclusion in this calculation.
Permitted Building Area
District
Sauare Footaae
Lot Area Percentaoe 'FAR\
RS-5
RS-7
RP-8
RP-13
4,500
3,900
2,900
2,000
SO'll
SO'll
55%
55%
All residential development north of Telegraph Canyon Road, within
the EastLake I SPA, shall be exempt from this maximum building area
standard.
II.4
Performance standards. Residential Districts
In all Residential Districts, the following performance standards shall be met.
A. Air conditioners, antennas, ham radio antennas, solar panels, heating,
cooling, ventilating equipment and all other mechanical, lighting or
electrical devices shall be so operated and located so that they do not
disturb the peace, quiet and comfort of neighboring residents and shall be
screened, shielded and/or sound buffered from surrounding properties and
streets. All equipment shall be installed and operated in accordance with
all other applicable ordinances. Heights of said equipment shall not
exceed the required height of the zone in which they are located.
(3/1/89)
~
/2-.30 <{
Private, individual satellite dish antennas are prohibited.
association operated satellite dish antennas may be allowed
Conditional Use Permit.
Community or
subject to a
B. Required front and exterior side yards shall be landscaped and shall con-
sist predominantly of trees, plant materials, ground cover and decorative
rocks, except for necessary walks, drives and fences. All required land-
scaping shall be permanently maintained in a healthy and thriving condi-
tion, free from weeds, trash and debris. Landscaping requirement may be
met by either installation by the builder or developer, or for single
family development, requirements through CC&R's that individual homeowners
install their front yard landscaping within one year of occupancy, or
sooner if required by CC&R's.
c. All utility connections shall be designed to coordinate with the archi-
tectural elements of the site so as not to be exposed except where
required by utility provider. Pad-mounted transformers and/or meter box
locations shall be included in the site plan with any appropriate screen-
ing treatment. Power lines and cables shall be installed underground.
D. The acceptable outdoor noise exposure level, measured at the property
line, for each residential district is provided in the table below. (See
amended Chapter 19.66 CVMC for definitions and additional details).
Exterior Noise Limits.
Receivino Land Use Oistrict
7 8.m. - 10 n.m.
10 Dem. - 7 8.m
RE, RS, RP
RC, RM
55 dbA
60 dbA
45 dbA
50 dbA
*Environmental Noise - leq in any hour
*Nuisance Noise - not exceed at any time
E. The maximum permissible dwelling unit interior noise levels are provided
in the table below.
Interior Noise Limits
Time Interval
Anv Time
1 min. in 1 hour
5 min. in 1 hour
7 a.m. - 10 p.m.
10 p.m. - 7 a.m.
55 dbA
45 dbA
50 dbA
40 dbA
45 dbA
35 dbA
F. Energy Conservation. Buildings shall be located on the site to provide
adjacent buildings adequate sunlight for solar access when practical.
Buildings should be designed to minimize energy consumption requirements,
including but not necessarily limited to, the following conservation
considerations:
Co-generation;
South facing windows;
Eave coverage for windows;
Double glazed windows;
Earth berming against exterior walls;
Greenhouses; and,
Deciduous shade trees.
(3/1/89)
~6
/2 <;;0 1
G. In the RC and RM districts, including the conversion of apartments to
condominiums where permitted, the following performance standards shall be
met:
1. Masonry walls or fences six (6) feet in height, from the highest
finished grade, shall be required where needed for noise attenuation
and/or privacy.
2. Where a lot fronts on more than one street, it shall be considered
to have multiple frontages and shall be required to meet special
side yard setbacks.
3. When an RC and/or RM lot is adjacent to any single family zone, a
minimum of fifteen (15) feet of landscaping shall be maintained on
the RC and/or RM lot between such uses.
4. Lockable, enclosed storage shall be provided in the carport area;
substitutions may be approved by the Director of Planning.
5. Conveniently located common laundry facilities shall be provided for
units which do not have individual hook-ups.
6. Conveniently located and well screened trash enclosures shall be
provided for all dwelling units.
7. Recreation vehicle (including campers, boats and trailers) parking
areas shall be provided, fully screened from view or the development
CC&R's shall prohibit all parking of recreation vehicles.
II.S
Accessory Structures: Residential Districts
Accessory Buildings and structures: Accessory buildings and structures, attached
or detached, used either wholly or in part for living purposes, shall meet all
of the requirements for location of the main structure as constructed or required
by the District, whichever is less restrictive; except as herein provided.
A. Enclosed accessory buildings or structures that are attached to the main
building shall not be allowed to encroach into the required rear yard
setback. Open structures may be allowed to encroach into the rear yard
setback subject to approval by the Director of Planning.
B. A detached accessory structure shall meet the setback requirements of the
main building for the front and street side yard areas.
C. A detached accessory structure may be located within an interior side or
rear yard provided that such structure is located no closer than five (5)
feet to an interior side or rear lot line and is at least six (6) feet
from the main structure and does not exceed one story in height.
D. Porches, steps, architectural features such as eaves, awnings, chimneys,
balconies, stairways, wing walls or bay windows may project not more than
four (4) feet into any required front or rear yard area, and not into any
required side yard more than one-half of said required side yard.
(3/1/89)
..-ll-7
!-2~2!o
11.6
Walls and Fences: Residential Districts
In any required front or side yard adjacent to a street, a wall, fence or hedge
shall not exceed forty-two (42) inches in height, except as provided herein.
A. A wall, fence or hedge not more than six (6) feet in height may be main-
tained along the interior side or rear lot line, provided that such wall,
fence or hedge does not extend into a required front or side yard adjacent
to a street except for noise attenuation as required by the City and as
herein provided.
B. A wall, fence or hedge adjacent to a driveway or street providing vehicu-
lar access to an abutting lot or street shall not exceed forty-two (42)
inches in height within the front or side yard setback area of the lot.
Corner cut-offs may be required to maintain a reduced height in special
circumstances for safety and visibility.
C. Fiberglass or bamboo sheeting or other similar temporary material shall
not be permitted as a fencing material on street frontages.
II.7
Signs I Residential Districts
No sign or outdoor advertising structure shall be permitted in any residential
district except as provided in Section VII.
(3/1/89)
,II 8
1..2- 3i(
SECTION III: VILLAGE CENTER DISTRICTS
III. 0
Purpose
In addition to the objectives outlined in section 1.0 (Purpose and
Scope), the Village Center Districts are included in the Planned
Community District Regulations to achieve the following purposes:
To provide appropriately located areas for office uses, retail
stores, service establishments and wholesale businesses,
offering commodities and services required by residents of the
city and its surrounding market area;
To provide an opportunity for commercial and quasi-public
community support facilities;
To encourage office and commercial uses to concentrate for the
convenience of the public and for a more mutually beneficial
relationship to each other;
To provide adequate space to meet the needs of modern commer-
cial development, including off-street parking and loading
areas;
To minimize traffic congestion and to avoid the overloading of
utilities by preventing the construction of buildings suited
to the amount of land around them;
To protect commercial properties from noise, odor, smoke,
unsightliness, and other objectionable influences incidental
to industrial uses; and
To promote high standards of site planning, architectural and
landscape design for office and commercial developments within
the City of Chula vista.
III.l
Permitted Uses
The following uses shall be permitted uses where the symbol "P"
appears and shall be permitted subject to a Conditional Use Permit
where the symbol "C" appears. Uses where the symbol "A" appears
shall be permitted subject to an Administrative Review.
(06/03/92 )
-111-.1.
/.:2~31<L
Permitted Use Matrix
Land Use
Land
VC-1
(West)
A.
Administrative and Professional
Services
p
B. General Commercial Uses
1.
Antique shops (no outdoor
storage)
P
2.
Apparel stores
p
3.
Art, music and photographic
studios and supply stores P
Appliance stores and repair (no
outdoor storage) P
4.
5.
Arcades and electronic games (see
section VI.4) C
Athletic and health clubs C
6.
7.
Automobile and/or truck services,
sales, rental agencies; car wash A
8.
Bakeries - retail
p
9.
Barber and beauty shops
p
10. Bicycle shops, non-motorized
P
11. Blueprint and photocopy services P
12. Book, gifts and stationery stores P
13. Candy stores and confectioners
P
14 . Car Wash
C
15. Catering establishments
P
16. Cleaners
P
17. Commercial recreation facilities
not otherwise listed C
(06/03/92)
III 2
/-2~3i3
Use Group
VC-2
(East)
p
p
P
C
A
P
p
P
P
C
C
VC-3
(South)
p
P
P
p
P
C
C
A
P
p
p
P
P
p
C
P
P
C
Permitted Use Matrix
Land Use
Land
VC-1
(West)
18. Eating and drinking
establishments:
a. Bars (no entertainment),
nightclubs, cabarets
C
b. Restaurants, coffee shops,
delicatessens:
1) with alcoholic beverages
and/or entertainment C
2) without alcoholic
beverage p
c. Snack bars and refreshment
stands contained within a
building
p
d. Fast food restaurants with
drive-in or drive-through
c"
19. Equipment rental (enclosed bldg.) P
20. Feed and tack stores (no outside
storage) P
21. Florists' shops
P
22. Food stores, supermarkets,
drug stores
2J. Furniture stores (<10,000 sf)
P
P
24. Gasoline service stations
c
25. Hardware stores (<10,000 sf)
P
26 . Hobby shops
P
27. Hotels and motels (and accessory
uses, including restaurant, bar,
shops) P
28. Janitorial services/supplies P
Use GrOUD
VC-2
(East)
c
c
P
P
c"
P
P
c
P
P
VC-J
(South)
C
P
P
C
P
P
P
P
C
P
P
1 May be considered for approval in the area immediately adjacent to EastLake
Parkway/Fenton street intersection.
(06/03/92)
TTT-3-
1!2-3iLj
Permitted Use Matrix
Land Use
29. Jewelry stores
Land
VC-l
(West)
P
30. Junior department, department
stores, discount and membership
department stores P
31. Kiosks and moveable vendors,
including photo sales, located
in parking lot
32. Liquor stores
33. Medical and dental offices,
clinics
34. Mortuaries
35. Motorcycle sales and services
including motorized bicycles
36. Newspaper and magazine stores
A
C
P
A
P
37. Nurseries and garden supply stores
in screened area P
38. Office suites, general
P
39. Office supplies/stationery stores P
40. Parking facilities (commercial)
41. Pharmacies
42. Photocopying services
43. Printing shops
44. Recycling drop-off bins
45. Retail stores and shops
46. Sign painting shops (enclosed
building)
47. Stamp and coin shops
(06/03/92)
III 4
I<J~5 I)
C
P
P
P
A
P
P
P
Use Group
VC-2
(East)
P
A
P
C
P
P
P
P
C
P
P
P
A
P
P
P
VC-3
(South)
P
A
C
P
A
P
P
P
P
C
P
P
P
A
P
P
P
Permitted Use Matrix
Land Use
Land
VC-1
(West)
48. Swimming pool supplies
p
49. Television, stereo and radio stores
including sales and repair P
50. Theaters
A
51. Tire sales and services
A
52. Travel agencies
P
53. Veterinary offices and animal
hospitals
A
C. Public and Semi-Public Uses
1.
Day nurseries, day care schools
(subject to provisions of the
Municipal Code) A
2.
Convalescent homes and hospitals C
Clubs and lodges including YMCA,
YWCA and similar youth group uses A
3.
4.
Libraries
P
5.
Educational institutions
C
6.
Hospital, medical care facilities C
7.
Post office
P
8.
Religions institutions (CPF
Ordinance uses)
9. Group care facilities and
residential retirement hotels C
10. utilities, public and private p
11. Uses determined to be similar
and consistent with the purposes
of this chapter C
(06/03/92)
-III 5
12 ~ <-?,16
Use Group
VC-2
(East)
p
A
P
C
A
C
A
P
C
C
P
C
C
P
C
VC-3
(South)
p
P
A
P
A
A
C
P
C
P
C
P
C
Permitted Use Matrix
Land Use
Land
VC-l
(West)
Use Group
VC-2
(East)
VC-3
( South)
D. Accessory Uses
1.
Accessory structures and uses
located on the same site as a
permitted use
p
p
p
2.
Accessory structures and uses
located on the same site as a
conditional use
A
A
A
E. Temporary Uses
1.
Temporary uses as prescribed in
section VI.O
p
p
p
III.2
Property Development Standards:
tricts
Villaqe Center Dis-
The property development standards that shall apply to all land and
buildings permitted in the Village Center Districts shall be those
indicated on an approved site plan submitted pursuant to section
19.14.420 through section 19.14.480 inclusive in Title 19 of the
Chula Vista Municipal Code.
III.3
Performance Standards: Villaqe Center Districts
A. Required front and street side yards shall be landscaped.
Said landscaping shall consist predominantly of plant materi-
als except for necessary walks and drives. All planting and
irrigation shall be in accordance with the City's Landscape
manual. All required landscaping shall be permanently
maintained in a healthy and thriving condition, free from
weeds, trash and debris.
B. The noise level emanating from any commercial use or operation
shall not exceed the standards established in the Chula vista
Municipal Code.
C. All ground mounted mechanical equipment, including heating and
air conditioning units and trash receptacle areas, shall be
completely screened from surrounding properties by use of a
wall or fence, or shall be enclosed within a building. No
material or equipment so screened shall have a height greater
than that of the enclosing wall, fence or building. Struc-
(06/03/92)
'-:I II G-
1~-3 )7
tural and design plans for any screening required under the
provisions of this section shall be approved by the Planning
Director.
D. All roof appurtenances including, but not limited to, air
conditioning units, and mechanical equipment shall be shielded
and architecturally screened from view from on-site parking
areas, adjacent public streets and residential uses within the
Village center.
E.
Reciprocal ingress and egress, circulation and
arrangements shall be required to facilitate the
vehicular movement between adjoining properties.
parking
ease of
F. Lighting. All light sources shall be shielded in such a
manner that the light is directed away from streets or
adjoining properties. Illuminators should be integrated
within the architecture of the building. The intensity of
light at the boundary of any Village center District shall not
exceed seventy-five (75) foot lamberts from a source of
reflected light.
G. All utility connections shall be designed to coordinate with
the architectural elements of the site so as not to be exposed
except where required by utility provider. Pad mounted
transformers and/or meter box locations shall be included in
the site plan with an appropriate screening treatment.
H. Except where otherwise approved on a site plan, outdoor
storage and/or sales areas shall be entirely enclosed by solid
walls not less than six (6) feet in height to adequately
screen outdoor storage areas. Stored materials shall not be
visible above the required walls.
I. Air Pollution. There shall be no emission on any site, for
more than one minute in any hour, of air contaminants which,
at the emission point or within a reasonable distance of the
emission point, are as dark or darker in shade as that
designated as No. 1 on the Ringelman Chart as published in the
united states Bureau of Mines Information Circular 7718.
J. Odor. No use shall be permitted which creates odor in such
quantities as to be readily detectable beyond the boundaries
of the site.
K. Energy Conservation. Buildings should be located on the site
to provide adjacent buildings adequate sunlight for solar
access when practical. Buildings should be designed to
minimize energy consumption, including but not necessarily
limited to the following conservation measures:
(06/03/92)
-Hr-="f
1~-31g'
(06/03/92)
Co-generation;
South facing windows;
Eave coverage for windows;
Earth berming against exterior walls; and,
Deciduous shade trees.
;ElI S
!!)~311
SECTION IV: BUSINESS CENTER DISTRICTS
IV. PURPOSE
In addition to the objectives outlined in Section 1.0 (purpose and Scope), the Business Center
Districts are included to provide for a quality working environment and to achieve a harmonious
mixture of uses which might otherwise be considered incompatible when located in close
proximity. Activities are intended to promote employment opportunities in manufacturing,
service, research and development, engineering and wholesale trade. In addition, the Business
Center Districts are included to advance the following objectives:
To reserve appropriately located areas for industrial use and protect these areas from intrusion by
dwellings and other non-harmonious uses;
To protect residential and commercial uses from noise, odor, dust, smoke, light intrusion, truck
traffic and other objectionable influences and to prevent fire, explosion, radiation and other hazards
incidental to certain industrial activities;
To promote sufficient open space around industrial structures to protect them from hazard and to
minimize the impact of industrial operations on nearby residential or commercial districts; and
To minimize traffic congestion and avoid overloading utilities by restricting construction of buildings
of excessive size in relation to the amount ofland around them.
A. Business Center Manufacturing Park District
This district is intended as an area for modem industrial, research, and administrative facilities which
can meet high performance and development standards.
B. Business Center Manufacturing Service District
This district is intended as an area for light industrial and limited service commercial uses which can
meet high performance and development standards.
(3/1/89)
1'1-1
/.52-326
IV.I Permitted and Conditional Uses: Business Center Districts
The following uses shall be permitted uses where the symbol "P" appears and shall be permitted uses
shall be permitted uses subject to a Conditional Use Permit where the symbol "C" appears. Uses
where the symbol "A" appears shall be subject to an Administrative Review.
Land Use
Land Use Group
BC-l BC-2
(Manufacturing Manufacturing
Park) Service)
A. Manufacturing
1. Manufacturing, compounding,
assembly or treatment of
articles or merchandise from the
following previously prepared
typical materials such as canvas,
cellophane, cloth, cork, felt, fiber,
fur, glass, leather, paper (no milling),
precious or semi-precious stones or
metals, plaster, plastics, shells, textiles,
tobacco, wood, and yarns; novelty items
(not including fireworks or explosive type
items). p C
2. Electrical and related
parts; electrical appliances,
motors and devices;
radio, television, phono-
graph and computers; elec-
tronic precision instru-
ments; timing and
measuring instruments;
audio machinery; visual
machinery, cosmetics, drugs,
perfumes, toiletries and
soap (not including refin-
ing or rendering of fat
or oils) P C
3. Furniture and upholstering P C
(3/1/89)
._IV-7
!::?-S:.<(
Land Use Land Use Group
BC-l BC-2
(Manufacturing (Manufacturing
Park) Service)
4. Rubber and metal stamp manufac-
turing P C
5. Laboratories; chemical C C
6. Laboratories; dental, electrical,
optical, mechanical and
medical P P
7. Bottling plants P P
8. Cement products manufacturing C
B. Storage and Wholesale Trades
1. Mini-storage, public storage
and storage warehouses C P
2. Moving and storage firms C P
3. Building materials and lumber
storage yards and/or contractors'
yards C
4. Building equipment storage, sales,
rentals C
5. Automobile fleet storage C C
6. Trailer, truck, or bus terminal C C
C. Services
1. Animal hospital or veterinary clinic
and/or office P P
(3/1/89)
rl\f;3-
/ f2 - 3..':2 ~
Land Use Land Use Group
BC-l BC-2
(Manufacturing (Manufacturing
Park) Service)
2. Automobile and/or truck services
including but not limited to: sales,
rental agencies, body repair, paint-
ing and car washes C
3. Blueprinting and photocopying P P
4. Cleaning and dyeing plant C
5. Distributors, showrooms and
automobile offices p p
6. Eating and drinking establishments:
a. Bars C C
b. Restaurants, coffee shops,
delicatessens:
1) With alcoholic beverages C C
2) Without alcoholic beverages A A
c. Snack bars, take-out only;
refreshments stand within a
building P P
d. Fast food restaurants with
drive-in or drive-through C C
7. Furniture sales, new and used
(no outdoor sales or display) P P
8. Gasoline dispensing and/or automobile
service station C C
9. Kennels C
(3/1/89)
~,r"F_4
/5<-3.:23
Land Use Land Use Group
BC-l BC-2
(Manufacturing (Manufacturing
Park) Service)
10. Heliports C C
II. Motels, hotels and convention centers C C
12. Newspaper publishing, printing, and
distribution, general printing and
lithography P P
13. Offices, business, medical, pro-
fessional, real estate and research P P
14. Retail commercial when in conjunction
with a permitted or conditional use P P
D. Public and Semi-Public Uses
I. Day nurseries, day care schools and
nursery schools A A
2. Post offices and post office terminals A C
3. Public utility pumping stations,
equipment building and installation A A
4. Public utility service yards C
5. Educational institutions, public or
private including vocational schools C C
E. Accessory Uses
I. Accessory structures and uses located
on the same lot as permitted or
conditional use P P
(3/1189)
I\T_5
1:2 - ~Q,2 4
Land Use Land Use Group
BC-l BC-2
(Manufacturing (Manufacturing
Park) Service)
2. Incidental services for employees on
a site occupied by a permitted or
conditional use, including day care,
recreational facilities, showers
and locker rooms P P
3. Watchman's or caretaker's living
quarters only when incidental to and
on the same site as a permitted or
conditional use A A
F. Temporary Uses
l. Temporary uses as prescribed
in VI.o P P
(3/1/89)
1V=6
/.2.. <325
IV.2 Property Development Standards: Business Center Districts
The following property development standards apply to all land and buildings other than
accessory authorized in this district. Any legal lot may be used as a building site, except no
building permit shall be issued for any lot having a lot size less than 6,000 square feet. Each
building shall have a minimum 30 foot wide vehicular access to the street.
A. General Requirements
The following requirements are minimums unless otherwise stated:
5. Side yard setback each side ( in feet)
BC-1 BC-2
(Manufacturing (Manufacturing
Park) Service)
1 ac'* 1 ac'*
100 150
150 150
20 25
10 15
20 20
10.. 10**
1. Lot area, net
2. Lot width (in feet)
3. Lot depth (in feet)
4. Front yard setback (in feet)
6. Public street setback ( in feet)
7. Rear yard setback (in feet)
8.
Building height, maximum
35 feet or 2 stories whichever is less
9.
Lot coverage (percent, net)
60
70
.
Map for condominium development does not need to meet lot area requirement.
Minimum lot area may be reduced to 10,000 sffor master planned building
complexes, subject to approval of a Precise Plan. Such Precise Plan shall be for a
total site of no less than 60,000 sf
..
May be reduced top zero (0) with Site Plan approval.
(3/1/89)
IV-7
/.2-32-6
B. Special Requirements
1. Along all street frontage situated across from any residentially zoned property,
a minimum three foot high landscaped earthen berm shall be constructed. Along
all other lot lines adjacent to residential districts, a maximum (8) foot high wall may be
constructed if required following Planning Director review. Fences should blend in with
the site's architecture.
2. Streetscapes shall be enhanced to provide an easy transition from the street to the
building. Patios, circulation and parking spaces can be included in setback areas
to help buffer adjoining parcels from on another.
3. Reciprocal ingress and egress, circulation and parking arrangements shall be required
where possible and feasible to facilitate vehicular movement between adjoining properties
and to limit superfluous driveways.
IV.3 Performance Standards: Business Center Districts
A. In all Business Center Districts the required setbacks shall be landscaped. Landscaping
shall consist predominately of plant materials and shall be irrigated by automatic
sprinklers. All planting and irrigation shall be in accordance with the City's Landscape
Manual.
All landscaping shall be permanently maintained in a clean, healthy and thriving
condition, free of weeds, trash and debris.
B. All ground mounted mechanical equipment, including heating and air conditioning
units and trash receptacle areas, shall be completely screened from surrounding
properties by use of a parapet, wall or fence, or shall be enclosed within a building.
Exposed gutters, downspout, vents, louvers and other similar elements shall be
painted to match the surface to which they are attached unless they are used as part
of the design theme.
C. All utility connections shall be designed to coordinate with the architectural elements
of the site so as not to be exposed except where required by utility provider. Pad-
mounted transformers and/or meter box locations shall be included in the site plan
with an appropriate screening treatment.
D. Lighting. All light sources shall be shielded in such a manner that the light is directed
away form the streets and adjoining properties. Illuminators shall be integrated within
the architecture of the building. The intensity of the light at the boundary of any
Business Center District shall not exceed seventy-five (75) foot lamberts from a source
of reflected light.
(3/1/89) -fV;1!
/;2 - 3:<' 7
E. Electrical Disturbance, Heat and Cold, Glare. No use except a temporary construction
operation shall be permitted which creates changes in temperature or direct glare,
detectable by the human senses without the aid of instruments, beyond the
boundaries of the site. No use shall be permitted which created electrical disturbances
that affect the operation of any equipment beyond the boundary of site.
F. Fire and Explosive Hazard. All storage of and activities involving inflammable and
explosive materials shall be provided with adequate safety and fire fighting devices
to the specifications of the Uniform Fire Code. All incineration is prohibited. Adequate
smoke detectors shall be installed in all new construction.
G. Noise. The acceptable outdoor noise exposure levels, measured at the property line, for
the Business Center districts are given in the table below. (See amended Chapter 19.66
CYMC for definitions and additional details.)
Exterior Noise Limits*
Receiving Land Use District 7 a.m. - 10 p.m.
10 p.m. - 7 a.m.
BC-I, BC-2
70- dbA
70 dbA
*Environmental Noise-Leq in any hour
*Nuisance Noise - not exceeded at any time
H.
I.
J.
K.
Odor. No use shall be permitted which created odor in such quantities as to
readily detectable beyond the boundaries of the site.
Radioactivity. In all Business Center Districts, the use of radioactive materials
shall be limited to measuring, gauging and calibration devices and medical x-ray
diagnostic equipment.
Vibration. No use except a temporary construction operation shall be permitted
which generated inherent and recurrent ground vibration perceptible, without
instruments, at the boundary of the lot on which the use is located.
In any Business Center District, the conversion of a project to condominium ownership
shall meet all the requirements of the zone to the maximum extent possible. Specific City
Council waiver shall be required where the zone requirements cannot be met.
M.
Outdoor Storage Areas shall be entirely enclosed by solid walls not less than eight (8)
feet in height to adequately screen views from the external boundaries of the property.
(3/1/89)
IV 9
r2-3:28
N. Energy Conservation. Buildings shall b e located on the site to provide adjacent buildings
adequate sunlight for solar access when practical. Buildings should be designed to
minimize energy consumption, including, but not necessarily limited to the following
conservation measures:
Cogeneration;
South facing windows;
Eave covering for windows;
Earth berming against exterior walls; and,
Deciduous shade trees.
o. Toxic Materials. No land or building shall be used or occupied in any manner which
creates an unhealthful, dangerous, noxious or otherwise objectionable condition due to the
use, storage or proximity to toxic materials.
P. Liquid or Solid Waste. The discharge or deposit ofliquid or solid wastes shall be subject
to the provisions of Section 19.66.150 CYMC.
(3/1/89) IV -10
12_ ~'Q(
SECTION V. SPECIAL PURPOSE DISTRICTS
V.O
Purpose
These districts are intended for general agriculture, open space, public and
quasi-public uses. Only those additional uses which are complementary to, and
can exist in harmony with, open space are permitted. For the open space
districts, there is no lot size limitation and it is the intent that these
districts may be applied to a portion of a lot provided that the remainder of the
lot meets the requirements for which it is zoned.
In addition to the objectives outlined in Subsection 1.0 (Purpose and Scope), the
Open Space District is included in the Planned Community District Regulations to
achieve the following purposes.
To preserve open space for the conservation of natural resources;
Maintain the natural character of the land;
Provide for public/quasi-public and recreational uses;
Conserve areas of historic and community significance for the enjoyment of
future generations;
Promote public health and safety.
Provide for private use of land under limited development; and
V.l
Permitted and Conditional Uses. Open Space Districts
The following uses shall be permitted uses where the symbol "P" appears and shall
be permitted uses subject to a Conditional Use Permit where the symbol "C"
appears. Uses where the symbol "A" appears shall be subject to an Administrative
Review.
Land Use
Agriculture - Interim
Arboreta (horticultural garden)
Christmas tree sales
Commercial equestrian facilities
Conference facilities
Field crops
Fruit and vegetable stands
Golf course/Country Club
Health Club/Spa
Heliport
Hotel/Motel/Lodging facilities
Incidental concessions
Parks and recreation facilities
Public and quasi-public uses
Temporary tract signs and offices
Tree farming
Utilities (public and private)
(3/1/89)
~ Qa:2. ~ ~ ~ ~ QS..:..1
A
A
A
A
A
A
A
A
A A A A
P A P P
A A A A
A
C C
A A A
A A
P A
P P P
C C C
C C
P P P P
P P P P
C P A A
A A A A
A A A A
P P P P
A
A
C
P
C
A
A
P
P
C
A
A
P
P
A
A
A
P
~
/2 - 3.3 (J
V.2
Permitted and Conditional Uses: Quasi-Public Facilities (PQ) and
Future Urban (F) Districts
The following uses shall be permitted uses where the symbol "P" appears and shall
be permitted uses subject to a Conditional Use Permit where the symbol "C"
appears. Uses where the symbol "A" appears shall be subject to an Administrative
Review.
Land Uee
~
E:.l.
Agriculture - Interim
Arboreta (horticultural garden)
Christmas tree sales
Church/Religious Institution
Church related schools
club, lodge, fraternal organization
Community Facility
Crops, Field
Fruit and vegetable stands
Grading and Infrastructure Improvements
Incidental Concessions
Parks and Recreation Facilities
Public and Quasi-public uses
Temporary tract signs and offices
Utilities (public and private)
A
P
A
P
C
A
P
P
P
C
P
A
P
P
A
P
P
A
P
V.3
Property Development Standards: Special Purpose Districts
A. The following regulations shall apply to the site of a Permitted or
Conditional Use. The requirements are minimum unless otherwise stated.
1. Density - Maximum Dwelling unit
per legal lot 0
2. Lot width (in feet) None Required
3. Lot depth (in feet) None Required
4. Front yard setback (in feet) 20
5. Rear yard setback (in feet) 20
6. Side yard setback (in feet) each side 20/10
7. Building height 35 feet or two stories,
whichever is less
V.4 Signs: Special Purpose Districts
Signs approved as a component of a SPA Plan (or Comprehensive Sign Program) shall
be permitted within open space districts included within the SPA. Other signs
shall be permitted only as provided in Section VII of these regulations.
(3/1/89)
~
1..2-:531
SECTION VII SPECIAL USES AND CONDITIONS
The provisions of this ordinance shall apply to the uses and conditions
hereinafter enumerated. Where this section prescribes regulations more
restrictive than the land use district in which a use or conditional use is
permitted, the provisions of this section shall apply.
VI. 0
Temporary Uses
The provisions of this Section shall be known as the Temporary Use Regulations
and shall provide regulations for the uses hereinafter enumerated. Where this
Section prescribes regulations more restrictive than the zone in which a use or
conditional use is permitted, the provisions of this Section shall apply.
Temporary uses are subject to approval by the Director of Planning, except as
noted.
A. Temporarv Uses Listed
1. Circuses, rodeos, parades or similar outdoor entertainment or enter-
prises, subject to not more than five (5) calendar days of operation
in any calendar year. Requests exceeding these limitations will
require the submittal and approval of a conditional use permit.
2. Christmas tree sales lots, Halloween pumpkin sales, and other
holiday sales subject to not more than forty (40) calendar days of
site occupation and operation in any calendar year.
3. Subdivision sales offices, sales information centers, sales
pavilions, and model home complexes located within the subdivision,
subject to the following minimum requirements:
a. Offices shall be no closer than one vacant lot to an existing
dwelling unit not part of the subdivision, trailers may be
used for no more than ninety (90) calendar days or until such
time as the subdivision sales offices have been completed,
whichever is less;
b. An AC paved parking lot shall be provided with sufficient
parking spaces to accommodate said use;
c. Offices shall be allowed for a maximum of four years;
d. Faithful performance bonding in an amount appropriate to
guarantee removal and/or conversion of the sales office and
attendant facilities shall be required; and,
f. other conditions that the Director of Planning deems necessary
to assure that the sales office will not constitute a nuisance
or be objectionable to the residential uses in the neighbor-
hood.
4. Outdoor art and craft shows and exhibits, subject to not more than
three (3) calendar days of operation or exhibition in any sixty (60)
calendar day period.
(3/1/89)
_ VI 1
1-2- 33'-
5. Contractors' offices and storage yards on the site of an active
construction project.
6. Mobilehome residences for security purposes on the site of an active
construction project.
7. OUtdoor display and sales located within commercially zoned
properties not to exceed more than five (5) calendar days in any
sixty (60) calendar days and subject to appropriate conditions of
the Planning Department.
8. Seasonal retail sales of agricultural products (fruit and vegetable
stands) for periods of less than ninety (90) days, if said products
are raised on the premises.
9. Temporary use of properly designed mobile trailer units for class-
rooms, offices, banks, etc., for periods not to exceed ninety (90)
days subject to Administrative Review. Requests for such uses of
more than ninety days duration shall require approval of a Condi-
tional Use Permit by the Planning commission. Such units shall meet
all necessary requirements of building, fire and health codes.
10. For any agricultural and animal husbandry activity or project (4-H,
FFA, or similar) conducted for educational purposes or school
credits, a permit may be granted in any district when the Director
of Planning determines that such use will not cause a public
nuisance relative to sanitation and health conditions.
11. Charitable or school sponsored drop-off bins for recycling of cans,
newspapers or similar items, or for drop-off of clothes and small
items. Bins shall be located in the parking lots of businesses or
other public or semi-public property on a temporary basis when
written permission is granted by the property or business owner.
Said bins shall be kept in a neat and orderly manner.
12. Additional uses determined to be similar to the foregoing in the
manner prescribed by Section 1.4 of these regulations.
B. Permits and Bonde
All temporary uses shall be subject to the issuance of a Temporary Use
Permit by the Planning Director and other necessary permits and licenses,
including but not limited to building permits, sign permits, and
solicitors or vending licenses. In the issuance of such a permit, the
Planning Director shall indicate the permitted hours of operation and any
other conditions, such as walls or fences and lighting, which are deemed
necessary to reduce possible detrimental effects to surrounding develop-
ments and to protect the public health, safety and welfare. Prior to the
issuance of a permit for a temporary use, except those listed under C, F,
G, K and L above, a cash deposit may be required to be deposited by the
City. This cash deposit shall be used to defray the costs of clean-up of
the property by the City in the event the permittee fails to do same.
c. Extension or Modification of Limits
Upon written application, the Planning Director may extend the time within
which temporary uses may be operated, or may modify the limitations under
which such uses may be conducted if the Planning Director determines that
(3/1/89)
1U=.2
/2-333
such extension or modification is in accord with the purposes of the
zoning regulations.
D. Condition of Site Followina Temporarv Usaae
Each site occupied by a temporary use shall be left free of debris,
litter, or any other evidence of the temporary use upon completion or
removal of the use, and shall thereafter be used only in accord with the
provisions of the zoning regulations.
E. ~
The application shall be accompanied by a fee established by the Master
Fee Schedule to cover the cost of processing the application prescribed in
this section. This fee may be waived by the approving authority for
charitable groups that do not need any public services.
VI.l Home Occupations
A. Home occupations may be permitted only when in compliance with the condi-
tions listed herein. A permit must be issued by the Planning Director
prior to operation of such use. The fee shall be in accordance with the
Master Fee Schedule.
1. There shall be no stock in trade or exterior storage of materials in
the conduct of a home occupation.
2. A home occupation shall be conducted entirely within a dwelling; if
in an attached or a detached garage, it shall not impede the use of
said garage for vehicle storage.
3. Electrical or mechanical equipment which creates visible or audible
interference in radio or television receivers or causes fluctuations
in line voltage outside the dwelling unit, shall be prohibited.
4. Only the residents of the dwelling unit may be engaged in the home
occupation.
5. There shall be no sale of goods on the premises.
6. The establishment and conduct of a home occupation shall not change
the principal character or use of the dwelling unit involved.
7. There shall be no signs other than those permitted by this ordin-
ance.
8. The required residential off-street parking shall be maintained.
9. A home occupation shall not create vehicular or pedestrian traffic
in excess of that which is normal for the land use district in which
it is located.
10. No vehicles or trailers (including pick-up trucks and vans) or con-
struction or other equipment, except those normally incidental to
residential use, shall be kept on the site.
VI. 2
Recreational Courts
(3/1/89)
..JU=-3
/j-334
Construction of recreation courts, including necessary fencing and lighting, may
be permitted subject to administrative review and a finding that adjacent
properties will not be unduly affected.
Recreation courts shall meet the following minimum standards:
A. A maximum 20-foot high fence (measured from the finished grade of the
court) shall be allowed. Fences shall include a screening material which
screens the court activity from off-site view and which improves the
appearance of the fence.
B. Setbacks for the court shall be:
Side yard:
Rear yard:
10 feet
10 feet
C. Maximum of eight (8) lights permitted, height not to exceed 22 feet. All
lights and light fixtures shall be certified by a qualified lighting
engineer to:
1. Be designed, constructed, mounted and maintained such that, the
light source is cut off when viewed from any point five (5) feet
above the ground measured at the lot line.
2. Be designed, constructed, mounted and maintained such that the maxi-
mum illumination intensity measured at the wall of any residential
building on abutting property shall not exceed 1/2 foot candle above
ambient levels.
3. Be used between 7:00 a.m. and 10:00 p.m.
D. The surface area of any recreational court shall be designed, painted,
colored and/or textured to reduce the reflection from any light incident
thereon.
E. Landscaping shall be installed as required between the fence and the
property line.
VI.3 Kennels - Commercial and Non-commercial
The following regulations are established for operation and maintenance of
commercial and non-commercial kennels in the Manufacturing Service Land Use
Districts pursuant to Section IV.l.C.9.
A. Animal runs shall meet the following minimums:
1. Minimum sizes:
3'0" x 5'on for small size animals
3'0" x 9'0" for medium size animals
9'0" x 9'0" for large size animals
2.
Animal runs shall be constructed and/or coated with non-porous
material to discourage the breeding of ticks and other similar
pests.
3.
All animal runs and animal holding areas shall have concrete or
other durable flooring sloped for proper drainage.
(3/1/89)
"1-4
):2- _~.3~-
4. All animal runs shall be provided with adequate enclosures to
provide protection from inclement weather.
s. All animal runs shall be provided with drains sufficient to control
drainage and daily washing of the runs.
6. All animal runs shall be washed down daily to control odor, flies
and the breeding of ticks, fleas, bacteria and other similar pests.
B. All kennels shall be served by sewer and/or all excrement produced by said
kenneled animals shall be dispersed on a regular basis so as to control
flies and odor, or stored in an enclosed container and dispersed on a
regular basis.
C. All noise shall be sound attenuated so that the noise level measured at
the property line is within the ambient level for the land use district in
which the site is located.
D.
No animal runs, exercise areas
commercial and non-commercial
required front, street side or
which the site is located.
or keeping of the kenneled
purposes shall be located
side yards of the land use
animals for
within the
district in
VI.4 Arcades
A. In order to minimize adverse effects that arcades and electronic games may
have on the neighborhood or area in which it is located, the following
regulations are established. Arcades may be permitted only in the Village
Center Commercial land use district subject to a conditional use permit
and to the conditions listed herein:
1.
All such facilities shall provide parking with ingress and egress
designed so as to minimize traffic congestion; shall be not less
than twenty feet away from any adjacent residential zone; and shall
show that adequate controls or measures will be taken to prevent
offensive noise and vibration. Should the Municipal Code be amended
to provide additional regulation of these uses, such amendments
shall apply to arcade or similar uses within EastLake I.
2.
The operation of four or less machines shall be permitted provided
their operation is ancillary to the use of the building and said use
does not materially alter the principal use of such a building. The
operation of four or less machines where they are the principle use
may be approved by the Planning Director where, in his judgment, the
location does not constitute a traffic or safety hazard to the
public or abrogate the intent of the regulations contained in this
section.
(3/1/89)
-VI S
/.!2- 33~'
SECTION VII: COMPREHENSIVE SIGN REGULATIONS
VILO
Purpose
The provisions of Sections VII.O through VII.3, inclusive, shall be known as the
Comprehensive Sign Regulations. It is the purpose of these provisions to
establish a comprehensive system for the regulation of on-site and off-site
signs.
The City of Chula Vista recognizes the need for signs as a means to identify
businesses within the community. However, the City also recognizes that signing
is an important design element of the physical environment. Regulations
consistent with the goals and objectives of the community are necessary to ensure
that the character and image the community is striving for can be attained.
It is the purpose of this chapter to make EastLake I attractive to residents,
visitors, and commercial, industrial and professional businesses while main-
taining economic stability through an attractive signing program. Specifically,
the purposes of this chapter are to:
Protect the general public health, safety and welfare of the community;
Reduce possible traffic and safety hazards through good signing;
Direct persons to various activities and uses, in order to provide for
maximum public convenience;
Provide a reasonable system of sign regulations, to ensure the development
of a high quality visual environment;
Encourage signs which are well designed and pleasing in appearance and to
provide incentive and latitude for variety, good design relationship to
the business or use it identifies, and spacing between signs and build-
ings;
Encourage a desirable urban character which has a minimum of clutter;
Enhance the economic value of the community and each area, business and
use thereof, through the regulation of such elements as size, number,
location design and illumination of signs; and,
Encourage signs which are well located, and take in to account the service
and usage of adjacent areas.
VII.l Permit Requirement and Review
A. Sign Permit Required
A sign permit shall be required in accordance with Section 19.60.030 of
the Municipal Code for any sign except as follows; provided, however, any
signage in excess of the specific exemption listed below is prohibited:
1.
Permanent window eianaoe not exceeding twelve (12) square feet per
business frontage and limited to the name of the business, service,
or use, hours of operation, address and emergency information,
(3/1/89)
"II 1
/5L.3 ~7
except exposed neon tubing signs advertising products for sale on
the premises, are permitted as permanent signs.
2. Temoorarv advertisino sionaoe painted on the window or constructed
of paper, cloth, or similar expendable material affixed on the
window, wall or building surface, provided that all of the following
conditions are met:
a. The total area of such signs shall not exceed twenty-five (25)
percent of the window area; however, in all cases, twelve (12)
square feet per business frontage is permitted.
b. Such signs shall be affixed to the surface for no more than
thirty (30) continuous calendar days but for not more than
sixty (60) days each calendar year, to promote a particular
event or sale of product or merchandise.
3. Real Egtate Siang for Residential Sales: One (1) sign per street
frontage not exceeding four (4) square feet in area and five (5)
feet in height, provided it is unlit and is removed within fifteen
(15) days after the close of escrow or the rental or lease has been
accomplished. Signs placed on the rear street frontage are
prohibited. Open House signs not exceeding four (4) square feet in
area and five (5) feet in height are permitted for directing
prospective buyers to property offered for sale.
4. Political t;lians: Political signs having to do with any issue,
ballot measure, political statements and expressions, or candidate
in any Municipal, County, State or Federal election shall be
permitted subject to the following provisions and any other
applicable provisions within this chapter.
(3/1/89)
a.
Any person, party or group posting signs in the City shall
abide by the provisions herein set forth.
b.
All political signs shall be placed, erected, constructed,
painted or assembled, no earlier than thirty (30) calendar
days prior to the election and shall be removed no later than
ten (10) calendar days following the date of the election.
A political sign shall not exceed thirty-two (32) square feet
in total area for one side; double-faced signs shall not
exceed thirty-two (32) square feet per side. No signs shall
be placed in a manner that would obstruct visibility of or
impede pedestrian or vehicular traffic, or to endanger the
health, safety, or welfare of the community.
c.
d.
All political signs shall not exceed an overall height of
eight (8) feet from the finished grade immediately around the
sign.
e.
No political signs shall be lighted either directly or
indirectly unless said sign is erected, painted or constructed
on an authorized structure already providing illumination.
f.
No political sign shall be placed or affixed to a traffic
signal, street light, tree, fence, utility pole or existing
sign, nor shall be posted on any public property or in the
public right-of-way, if in the opinion of the Director of
"11-2
).2- 3S[(
9.
(3/1/89)
Planning, said sign impedes or renders dangerous public access
to any public improvement, including but not limited to
utility poles and fire hydrants; or obstructs the vision of
any sign designed to regulate, control or assist public or
private transportation or obstructs the vision of any user of
a public right-of-way.
g. No political sign shall be posted in violation of any provi-
sions of this chapter. Further, the Director of Planning or
his designee shall have the right to remove all signs placed
contrary to the provisions of this section. Any political
sign placed on private property without the consent of said
private property owner may be removed by said owner or
representative of said owner.
5.
Contractor or Construction Sions: For residential projects greater
than four (4) dwelling units, commercial and industrial projects,
two (2) directory signs shall be permitted on the construction site
for all contractors (may include financial institutions, real estate
agents, subcontractors, etc.) not exceeding thirty-two (32) square
feet each, unless legally required by government contracts to be
larger. No sign shall exceed eight (8) feet in overall height and
shall be located no closer than ten (10) feet to any property line.
Such sign shall be removed upon the granting of occupancy by the
City. For all other projects, a total of two (2) signs per develop-
ment site may be installed with a maximum of four (4) square feet in
area and five (5) feet in height for each sign. Such sign(s) shall
be removed upon finalization of building permits.
6.
Future Tenant Identification Sian: Future tenant identification
signs may be placed on vacant or developing property to advertise
the future use of an approved project on the property and where
information may be obtained. Such signs shall be limited to one (1)
per fronting street and to a maximum of ninety-six (96) square feet
in area and twelve (12) feet in overall height each. Further, such
signs shall be placed no closer than ten (10) feet to any property
line. Any such sign shall be removed upon finalization of building
permits. Where a project has in excess of 600 lineal feet of front-
age, one additional sign for each 600 lineal feet is allowed.
7.
Real Estate Sions for Sale of Commercial or Industrial Pro~ertv: One
(1) sign per street frontage not to exceed thirty-two (32) square
feet in area to advertise the sale, lease or rent of such property.
No such sign shall exceed eight (8) feet in overall height and shall
not be located within the public right-of-way. Where a property has
in excess of 600 lineal feet of frontage, one additional sign for
each 600 lineal feet is allowed.
8.
Interior sions within a structure or building when not visible or
readable, nor intended to be read from off-site or from outside of
the structure or building.
Identification sians for a business. service or use no greater than
four (4) square feet in area may be permitted. Said signs shall not
be visible from the public right-of-way, shall be attached to the
main building, shall be for pedestrian traffic, and shall not other-
wise require a building permit.
."11-3
!~_ _'33;
10. Memorial tablets. nlaques. or direetional sians for community
historical resources, installed by a city recognized Historical
Society or civic organization.
11. Convenience sians and secondarY directional sians not exceeding four
(4) square feet in area (see SPA Plan).
12. Residential buildina identifieation sians used to identify individ-
ual residences and not exceeding four (4) square feet in area.
13. One name nlate per parcel not exceeding four (4) square feet in area
for single family residential uses and agricultural uses.
14. Offieial and leaal notieee issued by any court, public body, person,
or officer or in furtherance of any nonjudicial process approved by
state or local law.
15. Sians nrovidina direetion. warnina. or informational sians or struc-
tures required or authorized by law or by Federal, State, County, or
City authority.
16. A sinale official flaa of the United states of America and/or two
(2) flags of either the State of California or other states of the
United States, counties, municipalities or official flags for
nations, and flags of internationally or nationally recognized
organizations or the company flag. Flags shall be a maximum of five
(5) feet by eight (8) feet unless otherwise specifically approved on
a Site Plan.
17. Sians of nubIle utilitv eomnaniee, indicating danger or which serve
as an aid to public safety, or which show locations of underground
facilities or public telephones.
18. Safety sians on construction sites.
19. One (1\ freestandina time and temnerature sign that conveys time and
temperature only and not exceeding twelve (12) square feet in area
nor fifteen (15) feet in height, or not higher than the roof1ine,
whichever is less, when combined with business identification in
accordance with Section VII.3, and counted toward sign area for the
freestanding sign.
20. One (1\ wall mounted time and temnerature sian that conveys time and
temperature only not exceeding twelve (12) square feet in area shown
when combined with business identification in accordance with
Section VII.3, and counted toward sign area for the wall sign.
21. "No Tresoassina", "no parking", and similar warning signs not
exceeding four (4) square feet.
22. Sians on oublle transnortation vehieIes regulated by a political
subdivision, including but not limited to buses and taxicabs.
23. Sians on licensed commercial vehiCles, provided such vehicles are
not used or intended for use as portable signs or as may be pro-
hibited in Section VII.1.B.
24.
A chanoe of CODV conforming to an approved Comprehensive Sign Pro-
gram. All other changes of copy shall comply with Section VII.1.
(3/1/89)
':II 4
;-2- -3 V()
25. Incidental sians for automobile renair stores. 9asoline service
stations. automobile dealers with serV1ce rena1rs. motels a.nd
hotels, showing notices of services provided or required by law,
trade affiliations, credit cards accepted, and the like, attached to
a freestanding sign, structure or building; provided that all of the
following conditions exist:
a. The signs number no more than four (4).
b. No such sign project beyond any property line.
c. No such sign shall exceed an area per face of four (4) square
feet.
26. CQov ~oolied to fuel oumos or dispensers by the manufacturer such as
fuel identification, station logo and other signs required by the
law.
27. Aqricultural sians, either wall or freestanding types, non-illumi-
nated, and not exceeding four (4) square feet for lots two (2) acres
or less and sixteen (16) square feet for lots greater than two (2)
acres, identifying only the agricultural products grown on the pre-
mises. The number of such signs shall be one (1) per street front-
age or a maximum of two (2), with all signs to be located below the
roofline and freestanding signs to be no higher than eight (8) feet.
B. Prohibited Sians: All signs not expressly permitted are prohibited in all
zones, including but not limited to the following:
8.
9.
10.
(3/1/89)
1.
Roof signs.
2.
3.
4.
Flashing signs (except time and temperature signs).
Animated signs (conveying the illusion of motion).
Revolving or rotating signs.
5.
Vehicle signs (when parked or stored on property to identify a busi-
ness or advertise a product).
6.
Portable signs (except where permitted in this chapter).
7.
Off-site signs (except temporary subdivision signs).
Signs within the public right-of-way (except those required by a
governmental agency). No sign shall be so placed, erected or con-
structed on a utility pole, traffic device, traffic sign, warning
sign, or so as to impede access to any public improvement, or to
obstruct the vision of any such signs except as may be permitted in
Section VII.1.A.4 of this Chapter.
Signs located on public property except as may be permitted in by
Section VII.1.A.4 of this chapter or those required by a govern-
mental agency.
Signs within the public right-of-way prohibited by the Streets and
Highways Code (Sec. 101 et. seg. and Sec. 1460 et. seg.), the
Vehicle Code (Sec. 21400 et. seg.) and the Public Utilities Code
(Sec. 7538 et. seg.).
_ VII 5
/2-.3t;/
11. Signs blocking doors or fire escapes.
1.2. Outside light bulb strings and exposed neon tubing outside of
building (except for temporary uses such as Christmas tree lots,
carnivals and other similar events with prior approval of the City).
13. Banners, flags, pennants and balloons (except as permitted in
Section VII.A.16 and except for special events as provided for in
this chapter in Section VII.2.A.3).
14. Inflatable advertising devices of a temporary nature, including hot
air balloons (except for special events as provided for in this
Chapter in Section VII.2.A.3).
15. Advertising structures (except as otherwise permitted in this chap-
ter) .
16. Statuary (statues or sculptures) advertising products or logos of
the business that are located outside of the structure that houses
the business.
17. The use of decals, stick-on or transfer letters, or tape on the
walls or parapets of buildings, fences, walls or other structures.
lB. Readerboard/changeab1e copy signs, either electric or non-electric
except as permitted in this chapter.
19. Signs which purport to be or are an imitation or resemble official
traffic warning devices or signs, that by color, location or light-
ing may confuse or disorient vehicular or pedestrian traffic. This
does not include traffic or directional signs installed on private
property to control on-site traffic.
c. Sians Relation to Inonerative Activities! Signs pertaining to activities
or businesses which are no longer in operation, except for temporary
closures for repairs, alteration or similar situations, shall be removed
from the premises or the sign copy shall be removed within thirty (30)
days after the premises has been vacated. Any such sign not removed
within the specified time shall constitute a nuisance and shall be subject
to removal under the provisions of this chapter and local ordinance.
D. Enforcement. Leaal Procedures. and Penalties: Enforcement, legal proce-
dures and penalties shall be in accordance with the enforcement procedures
established by the Municipal Code. Unauthorized illegal signs may be
abated by the City in accordance with local ordinance. If said sign is
stored by the City the owner may recover said sign from the City upon
payment to the City of any storage and/or removal charge incurred by the
City. The minimum charge shall be no less than three dollars ($3.00) per
sign. All signs removed by the City may be destroyed thirty (30) calendar
days following removal. If any sign, in the opinion of the Director of
Planning, is an immediate threat to the public health and safety, said
sign shall be immediately and summarily removed with the cost of said
removal charged to the property owner in accordance with local ordinances.
E. Construction and Maintenance:
1.
Construction: Every sign and all parts, portions, and materials
shall be manufactured, assembled, and erected in compliance with all
(3/1/89)
/'111 6
/2- _~~L
applicable State, Federal, and City regulations an the Uniform
Building Code.
2.
Maintenance! Every sign and all parts, portions, and materials
shall be maintained and kept in proper repair. The display surface
of all signs shall be kept clean, neatly painted and free from rust
and corrosion. Any cracked or broken surfaces, and malfunctioning
or damaged portions of a sign shall be repaired or replaced within
thirty (30) calendar days following notification of the business by
the City. Noncompliance with such a request will constitute a
nuisance and will be abated. Any maintenance, except a change of
copy, which does not involve structural change, is permitted.
VII.2
Sign Regulations
Sign permits may be issued for signs included under this section provided the
signs are in compliance with all other applicable laws and ordinances.
A. Sione Permitted in any Land Uee District:
The following signs may be permitted in any land use district. These
signs are in addition to those signs expressly permitted in each land use
district and are subject to the provisions listed:
1. Convenience Signs: On-site signs no greater than six (6) square
feet necessary for public convenience or safety may be approved by
the Director of Planning or his designee. Signs containing informa-
tion such as "entrance," "exit, n or directional arrows shall be
designed to be viewed from on-site or from an area adjacent to the
site by pedestrians or motorists. Signs that convey advertising or
products shall not be considered a convenience sign.
2. Comcrehensive Sian Proaram for Commercial and Industrial Zones: A
Comprehensive Sign Program shall be developed for all commercial and
industrial centers consisting of four (4) or more tenant spaces.
The purpose of the program shall be to integrate signs with building
and landscaping design into a unified architectural unit. This
shall be achieved by:
a. Using the same background color on all signs.
b. Using not more than three (3) different colors for sign
lettering.
c. Using the same type of cabinet supports, or method of mounting
for signs of the same type, or by using the same type of con-
struction material for components, such as sign copy, cabinets
and supports, or by using dissimilar signing determined
compatible by the Director of Planning.
d. Using the same form of illumination for all signs, or by using
varied forms of illumination determined compatible by the
Director of Planning.
e. Allowing the use of different colors for logos.
3.
Soscial Event Sians: Special event signs may be approved for a
limited period of time as a means of publicizing special events such
(3/1/89)
~~II 7
/-2 - 3 V 3,
as grand openings, new management, inventory sales, Christmas tree
lots, parades, rodeos, and fairs that are to take place within
EastLake I.
a. Communitv Soecial Events such as a rodeo or community fair may
be permitted the following signage:
(1)
No more than four (4) off-site signs up
(32) square feet and eight (8) feet
publicize the event indicated above.
to thirty-two
in height to
(2) Temporary advertising signing consistent with the
requirements set forth in section VII.l.A.2.
b.
Commercial
tree lots,
notice of
signage:
Soecial Events such as grand openings, Christmas
painted seasonal holiday window displays, and
new management may be permitted the following
(1) No more than one (1), thirty-two (32) square foot or
smaller, eight (8) feet in height, on-site, freestand-
ing, special event sign.
(2) All other on-site special event signs can be either wall
and window signs, flags, banners and pennants. Inflat-
able advertising devices of a temporary nature may be
permitted. In no case shall any signage, flag, pennant,
inflatable device or banner be placed in a location not
approved by the Director of Planning.
4. On-Site Subdivision Sians:
a. One (1) temporary, on-site subdivision sign not to exceed 64
square feet total area for two (2) sides or 32 square feet for
one (1) side and total overall height of twelve (12) feet may
be permitted on each Circulation Element street frontage of
the property being subdivided, not to exceed two (2) such
signs for all phases of any subdivision; otherwise a maximum
of one (1) sign is permitted.
b. Such sign shall be for the identification of a subdivision,
pr ice information and the developer I s name, address and
telephone number.
c.
Such signs shall be removed within ten (10) calendar days from
the date of the final sale of the land and/or residences or
within twenty-four (24) months, whichever comes first. Exten-
sions of twelve (12) months may be approved by the Director of
Planning.
d.
Signs shall be maintained in good repair at all times.
e.
A cash deposit of three hundred dollars ($300) per sign shall
be deposited with the sign application to ensure compliance
with this chapter and removal of such sign. Said deposit
shall be refunded to the applicant upon sign removal by the
applicant. If the City is forced to remove any signs, then
the cost of removal shall be deducted from the deposit.
(3/1/89)
-VII B-
152 -~54 ~
s. Off-Site Subdivision Directional Sian:
(3/1/89)
a. A maximum of four (4) signs may be used to lead customers to
the site.
b. Signs shall be made of panels which shall be no longer than
seventy-two (72) inches by twelve (12) inches each and shall
be grouped on a single, double or four-sided kiosk. Such
structure shall contain no more than seven (7) panels per side
nor exceed seven (7) feet in height.
c. A sign kiosk shall be located not less than three hundred
(300) feet from an existing approved sign site. Further, each
sign may only contain the name of the planned community,
subdivision, developer or development logo and a directional
arrow.
d. The placement of each sign structure and its copy shall be
reviewed and approved by the Director of Planning prior to
installation.
e.
All kiosks that are to be placed on private property shall be
with prior written consent of the property owner, to allow the
City, in the event of noncompliance, to enter said property
and remove the sign. A copy of said consent shall be filed
with the Department of Planning prior to the acceptance of a
sign permit application.
f.
A kiosk location plan shall be prepared showing the site of
each kiosk and shall be submitted to and approved by the
Director of Planning prior to the acceptance of a sign permit
application.
g.
Any sign approved for a particular subdivision within EastLake
I shall not be changed to another subdivision without prior
approval of the Director of Planning.
h.
There shall be no addition, tag signs, streamers, devices,
display boards, or appurtenances added to the sign as origi-
nally approved. Further, no other directional signing may be
used as posters, portable signs, vehicle signs, trailer signs
or temporary subdivision (bootleg) signs.
1.
All off-site subdivision signs not conforming to this ordi-
nance shall be deemed a public nuisance and removed prior to
the program.
A three hundred dollar ($300) cash deposit shall be placed
with the City to ensure compliance with this chapter. Any
sign placed contrary to the provisions of this chapter may be
removed by the City and the cost of removal shall be deducted
from said deposit. Additional costs incurred by the City
resulting from the removal of illegal signs shall be charged
to the developer.
j.
k.
Said sign shall be allowed until the units within the subdivi-
sion are sold out, or for a period of twenty-four (24) months,
VII 9-
(:l~~31f s
whichever occurs first. Extensions of twelve (12) months may
be approved by the Director of Planning.
VII.3
Design Standards
Each sign shall be designed with the intent and purpose of complementing the
architectural style of the main building or buildings, or type of business on the
site, and to the extent possible, signs located on commercial sites; but in a
predominantly residential area, shall take into consideration compatibility with
the residential area.
A. Relationshio to Buildinost Signs located upon a lot with only one main
building housing the use which the sign identifies, shall be designed to
be compatible with the predominant visual elements of the building, such
as construction materials, color, or other design details. Each sign
located upon a lot with more than one main building, such as a shopping
center or other commercial or industrial area developed in accordance with
a common development plan, shall be designed to be compatible with
predominant visual design elements common or similar to all such buildings
or the buildings occupied by the "main tenants" or principal uses.
The Planning Director may condition approval of any sign to require such
visual elements to be incorporated into the design of the sign where such
element (s) is necessary to achieve a significant visual relationship
between the sign and building or buildings.
B. Relationshin to other sians: Where there is more than one (1) freestand-
ing sign located upon a lot, all such signs shall have designs which are
complementary to each other by either similar treatment or incorporation
of one (1) or more of the following five (5) design elements:
1. Type of construction materials (such as cabinet, sign copy, sup-
ports);
2. Letter style of sign copy;
3. Type or method used for supports, uprights or structure on which
sign is supported;
4. Sign cabinet or other configuration or sign area; or
5. Shape of entire sign and its several components.
C. Landscacina: Each freestanding sign shall be located in a planted land-
scaped area which is of a shape, design and size (equal to at least the
maximum allowable sign area) that will provide a compatible setting and
ground definition to the sign. The planted landscaped area shall be
maintained in a neat, healthy and thriving condition.
D. Illumination and Motion: Signs shall be non-moving stationary structures
(in all components) and illumination, if any, shall be maintained by
artificial light which is stationary and constant in intensity and color
at all times (non-flashing).
E. Sian Cocv: The name of the business, use, serve and/or identifying logo
shall be the dominant message on the sign. The use of advertising infor-
mation such as lists of products (more than one product), is prohibited.
(3/1/89)
"11-10
/~~3tr~
F. Relatianshin ta Streets: Signs shall be designed so as nat to obstruct
any pedestrian, bicyclist or driver's view of right-af-way.
(3/1/89)
'\711 11.
1.2-3l;7
SECTION VIII. OFF-STREET PARKING
VULO
Purpose
All regulations set forth in this section are for the purpose of providing
convenient off-street parking space for vehicles. The parking requirements of
this section are to be considered as the minimum necessary for such uses
permitted by the respective zone.
The intent of these regulations is to provide adequately designed parking areas
with sufficient capacity and adequate circulation to minimize traffic congestion
and promote public safety. It shall be the responsibility of the developer,
owner or operator of the specific us to provide and maintain adequate off-street
parking.
The provisions and standards set forth in this section apply primarily to
non-residential uses. The standards for residential uses are included in Section
11.3, Property Development Standards. Residential Districts.
VIII.l General Provisions
A. Off-street parking facilities, for both motor vehicles and bicycles, shall
be provided for any new building constructed, for any new use established,
for any addition or enlargement of an existing building or use, and for
any change in the occupancy of an exiting building.
B. For additions or enlargement of any existing building or use, or any
change of occupancy or manner of operation that would increase the number
of parking space required, the additional parking spaces shall be required
only for such addition, enlargement, or change and not for the entire
building or use, unless required as a condition of approval of a
Conditional Use Permit.
C. The required parking facilities needed for any development shall be
located on the sarne site, or if an irrevocable access and/or parking
easement is obtained, the parking may be on an adjacent site. Property
within the ultimate right-of-way of a street or highway shall not be used
to provide required parking or loading or unloading facilities.
D. The requirements of this ordinance shall apply to temporary as well as
permanent uses.
E. All required off-street parking spaces shall be designed, located,
constructed and maintained so as to be fully usable during workday periods
or as needed by the use of the premises.
F. Where the application of these schedules results in a fractional space
then the fraction shall be rounded to the higher whole number.
G. The parking requirement for uses not specifically listed in the matrix
shall be determined by the approval body for the proposed use on the basis
of requirements for similar uses, and on any traffic engineering and
planning data that is appropriate to the establishment of a minimum
(3/1/89)
VIII 1
1:2_ 34't
requirement.
H. In the calculation of parking requirements for village centers, off-peak
hour uses from the normal operating hours of the center shall not be
counted toward the parking requirement.
I. In situations where a combination of uses are developed on a site, parking
shall be provided for each of the uses on the site according to the
schedule given in this section. Where residential and commercial uses are
mixed, reduced guest parking may be permitted by the Zoning Administrator
in consideration of shared parking with the commercial uses.
J. A maximum of 25 percent (1/4) of the parking spaces required on any site
may be provided as "compact" spaces for non-residential uses.
K. Tandem parking shall not qualify as required parking unless specifically
approved by the Planning Commission.
L. Required parking may be reduced by the Planning Commission with approval
of a Conditional Use Permit.
.lI.Wi:
VIII.2 Schedule of Off-street Parking Requirements
MINIMUM OFF-STREET PARKING REOUIRED
A. Administrative and Professional
Services as listed in Section
IILl.A.
B. Shoouina Centers and General
Commercial Uses as listed in
Section III.l.B. except as noted
below:
1. Eating & drinking establish-
ments
a. Fast food restaurants
with drive-in or drive
through
2. Gasoline dispensing and/or
automotive services stations
3. Appliance and/or furniture
stores
4. Hotels and motels
5. Auto and/or truck sales
(3/1/89)
1 space/300 square feet of gross
floor area; minimum of 4 spaces.
1 space/200 square feet of gross
floor area.
1 space/each 2.5 seats or 1 space/50
square feet of seating area where
there are no fixed seats.
1 space/each 7 seats plus one (1)
space per employee, minimum 15 spaces
and an on-site queue line for at
least eight (8) vehicles when drive
through is included.
2 spaces plus four (4) for each ser-
vice bay.
1 space/600 square feet of gross
floor area.
1 space per unit plus 1 space for
every 25 rooms or portion thereof
provided on the same lot.
1/10 the car storage capacity of the
facility.
'/111-2
/.~-3~1
6. Medical and dental offices or
clinics, veterinary offices
or clinics
7. Commercial recreation facili-
ties.
a. Bowling alleys, billiard
halls
b. Commercial stables
c. Driving range (golf)
d. Golf course (regulation)
e. Miniature golf
f.
Skating rinks
g. Tennis, handball, and
racquetball facilities
h. Theaters
(1) Motion picture
(2) Playhouse
I space/200 square feet of gross
floor area; minimum of 5 spaces.
5 spaces/alley plus 2 for each bil-
liard table plus required parking for
other uses on the site.
I space/5 horses boarded on-site.
I space/tee plus required parking for
any other uses on the site.
6 spaces/hole plus required parking
for any other uses on the site.
3 spaces/hole plus required parking
for any other uses on the site.
I space/100 square feet of gross
floor area.
3 spaces/court plus required parking
for any other uses on the site.
I space/3.5 seats.
I space/3.5 seats.
.Parking may be reduced by Director of Planning when facility is provided as a residential
development amenity, recognizing that some local residents will not drive to facilities.
c. Publio and Semi-Publio Usee
1. Day nurseries,
schools
day
care
2. Convalescent and/or nursing
homes (congregate care facil-
ities)
3. Hospitals
(3/1/89)
',tfIII-3
I space/staff member plus 1 space/5
children or I space/IO children if
adequate drop-off facilities are
provided. Drop-off facilities must
be designed to accommodate a contin-
uous flow of passenger vehicles to
safely load and unload children. The
adequacy of drop-off facilities pro-
posed shall be determined by the
Director of Planning.
1 space/3 beds.
1. 5 spaces/bed.
/52- 3_S-o
4. Educational
private
institutions,
a. Elementary and
high school
junior
1 space per employee plus 5 spaces.
b.
Senior high schools
1 space per 4 students.
0.5 space/faculty member and employee
plus 1 space/3 students.
c. Colleges and vocational
schools
d. Churches, convents, mon-
asteries, other reli-
gious institutions, and
other spaces of public
assembly
1 space/3.5 seats within the main
auditorium or 1 space/45 square feet
of gross floor area within the main
auditorium where there are no fixed
seats.
5. Public Utilities
To be determined by the Director of
Planning.
D. Manufacturina Uses
1. Manufacturing
1 space per 1.5 employees or 1
space/aOO square feet of gross floor
area devoted to manufacturing plus
the required parking for square foot-
age devoted to other uses, whichever
is greater. Ten (10) percent of the
spaces provided must be designed for
use by carpools.
2.
Research and Development
1 space/300 square
floor area. Ten (10)
spaces provided must
use by carpools.
1 space/1,000 square feet of gross
area for the first 20,000 square feet
devoted to storage plus the required
parking for square footage devoted to
other use. 1 space/ 2,000 square
feet for the second 20,000 square
feet. 1 space/4,000 square feet for
area in excess of 40,000 square feet.
feet of gross
percent of the
be designed for
3. Storage
E. Sloo19 Familv Residential and
Multinle Familv Residential
Indicated in their respective land
use districts.
1. Senior Housing Projects
1 space/bedroom (may be reduced by
city Council).
F. HandicaDoed parkina Reauirements
Handicapped parking requirements are established by the State of California.
The parking standards contained in this section are identical to those
established by the State. Any future change in the State handicapped parking
standards would preempt the requirements given in this section.
1. Handicapped parking for residential uses shall be provided at the rate
of one space for each dwelling unit that is designed for occupancy by
the handicapped.
(3/1/89)
,YIII-4,
/02-35:(
2. Handicapped parking spaces shall be provided for all uses other than
residential at the following rate:
Number of Automobile
Snacee Provided
Number of Handicapped
Spaces Reauired
1
2
3
4
5
6
7
7 + 1 for each 200
additional automobile
spaces provided
3. Handicapped parking spaces required by this section shall count toward
fulfilling automobile parking requirements.
1 - 40
41 - 80
81 - 120
121 - 160
161 - 300
301 - 400
401 - 500
Over 500
G. Bicvcle parkino Reauirements
The matrix below contains the m~n~mum bicycle parking requirements. Only
those uses identified in the matrix are required to install bicycle parking.
Bicycle parking facilities shall be stationary storage racks or devices
designed to secure the frame and wheel of the bicycle.
!In
Minimum
Bicvcle Parkina Reauired
1.
Administrative
siona1 Services
square feet of
area
and Profes-
over 20,000
gross floor
5 spaces
2. Shopping centers with 50,000
square feet of gross floor
area
1 space/33 automobile parking spaces
required
3. Eating and drinking estab-
lishments
2 spaces
a. Fast food restaurants,
coffee shops, delicates-
sens, etc.
5 spaces
4. Medical and dental offices or
clinics, veterinary offices
or clinics
2 spaces
s. Commercial Recreation
1 space/33 automobile parking spaces
required
6. Hospitals
4 spaces
7. Churches
4 spaces
(3/1/89)
VIII 5
<2 _ 35-<
H. Motorcvcle Off-Street Parkino Reouirements
Motorcycle parking areas shall be provided for all uses, except residential,
at the following rate:
1. Uses with 20 to 100 automobile parking spaces shall provide one
designated area for use by motorcycles.
2. Uses with more than 100 automobile parking spaces shall provide motorcy-
cle parking areas at the rate of one motorcycle parking area for every
100 automobile parking spaces provided.
VIII. 3
Property Development Standards: Off-street Parking
The following property development standards shall apply to all land, buildings,
and uses authorized by the Planned Community District Regulations.
A. General Reauirements
The following are minimums unless otherwise stated:
1. Residential
a. Covered in a garage or carport: 10' x 20' each space
b. Uncovered: 9' x 18.5' each space
2. All others shall use Parking Table, on following page.
3. Motorcycle parking space: 4 feet by 8 feet.
4. Bicycle parking space: 2 feet by 6 feet.
5. Automobile, handicapped, motorcycle and bicycle: All parking stalls
and maneuvering areas shall be paved and permanently maintained with
asphalt, concrete, or any other all-weather surfacing approved by
the Director of Planning and subject to current city standards.
6. Striping and Identification
a. Automobile: All parking stalls shall be clearly outlined with
double lines on the surface of the parking facility.
b. Handicapped: All handicapped spaces shall be striped and
marked according to the applicable State standards.
c. Motorcycle: All motorcycle spaces shall have bollards instal-
led and appropriately spaced to prevent automobile usage of
the motorcycle area. Motorcycle spaces shall be marked so
that they can be clearly identified for motorcycle usage.
d. Bicycle: All bicycle spaces shall be clearly identified.
(3/1/89)
VIII 6
! f)~ 3-~3
PARKING TABLE
A B C 0 E F G A B C 0 E F G
8'0" 8.0 12.0 23.0 28.3 h
8'6" 8.5 12.0 23.0 29.0 h 8'6" 20.7 18.5 9.8 59.9 55.6
O. 9'0" 9.0 12.0 23.0 30.0 h 60" 9'0" 21.0 18.0 10.4 60.0 55.5
9'6" 9.5 12.0 13.0 31.0 -- 9'6" 21.1 18.0 11.0 60.4 55.6
10'0" 100 120 23.0 31.0 h 1010" 215 18.0 11.5 610 \6.0
8'0" 14.0 12.0 23.4 40.0 31.5
8'6" 14.5 12.0 24.9 41.0 32.0 9'0. 21 0 19.0 9.6 610 57.9
20' 9'0" 15.0 12.0 26.3 42.0 32.5 70" 9'6" 21.2 18.5 10.1 60.9 57.7
9'6" 15.5 11.0 27.8 43.0 33.1 10'0' 21.1 18.0 10.6 60.4 57.0
10'0" 15.9 120 29.2 43.8 33.4
8'0" 16 5 12.0 16.0 45.0 37.1 . 9.1 64.3 62.7
8'6" 16 9 12.0 17.0 45.8 37.4 9'0" 20.3 24.0
30' 9'0" 173 12.0 18.0 46.6 37.8 80" 9'6" 20.4 24.0 9.6 64.4 62.7
9'6" 17.8 12.0 19.0 47.6 38.4 10'0" 20.5 24.0 10.2 6\.0 633
10'0" 18 2 12.0 10.0 48.4 38.7
8'6" 19.4 13.\ 11.0 \1.3 46.5 9'0" 19.0 24.0 9.0 62.0 --
45" 9'0" 19.8 13.0 11.7 52.5 46.5 90' 9'6" 19.0 24.0 9.5 62.0 --
9'6" 20.1 I ~;~ I ~ ~. ~ 53.3 46.5 10'0" 19.0 24.0 10.0 62.0 --
10'0" 120\ "0 ""
*Nin.
Std.
li'lI'"
8'6"
9'0"
Stall Widths
tompact
~ 0'-40"
7'6" .., 41.-60.
7'6" = 61._90a
Average gross area required for parking one car at
different angles:
O. '" 310 sq. ft. 30a = 310 sq.ft. 60a = 280 sq.ft.
lOa '" 350 sq.ft. 40a = 280 sq.ft. 80a = 275 sq.ft.
Wa-400sq.ft. ~az270sq.ft. 90a=275sq.ft.
A PARKIflG ANGLE
B STALL WIDTH
C ST All TO CURB
0 AISLE WIDTH
E CURS lENGTH PER CAR
F CURB TO CURB
G STAll CENTER
*Note: a) Compact space 7~' X 15' - standard.
b) Add l' in width for all stalls
adjacent to any structures.
3. Motorcycle parking space: 4 feet by 8 feet.
4. Bicycle parking space: 2 feet by 6 feet.
5. Automobile. handicapped. motorcycle and bicycle: All parking stalls
and maneuvering areas shall be paved and permanently maintained with
aspha It. concrete. or any other all-weather surfaci ng approved by
the Director of Planning and subject to current city standards.
(3/1/89) 'VIII-i'
f 2. - _3-S-y
B. Soecial Reauirements
1. Any unused space resulting from the design of the parking area shall
be used for landscaping purposes.
2. All parking lot landscaped islands shall have a minimum inside
dimension of four (4) feet and shall contain a twelve (12) inch wide
walk adjacent to parking stall and be separated from vehicular areas
by a six (6) inch high, six (6) inch wide Portland cement concrete
curb.
3. All landscaping areas shall be irrigated automatically and kept in
a healthy and thriving condition free from weeds, debris and trash.
4. All parking facilities shall have lighting in accordance with the
current City standards. The lighting shall be designed and instal-
led so as to confine direct rays to the site. Parking lot lights
shall be a maximum height of eighteen (18) feet from the finished
grade of the parking surface and directed away from the property
lines.
5. All parking facilities shall be graded and drained so as to provide
for the disposal of all surface water on the site.
6.
In any R zone
non-motorized
requirements:
except RC and RM, the parking of motorized and
vehicles shall be subject to the following
a. No motorized or non-motorized vehicle shall be parked, stored
and kept in the front yard except on land adjacent to the
driveway or in the driveway.
b. If motorized or non-motorized vehicles are to be parked,
stored, or kept on the lot, other than as permitted in "a."
above, they must be for the personal use of the resident.
VIII.4
Performance Standards: Off-street Parking
A. All parking facilities required by this ordinance shall be maintained in
good operating condition for the duration of the use requiring such
facilities. Such facilities shall be used exclusively for the parking of
vehicles. The parking facilities shall not be used for the storage of
merchandise, or for the storage or repair of vehicles or equipment.
Parking facilities shall not be used for the sale of merchandise, except
on a temporary basis pursuant to Section VI.O (Temporary Uses).
B. All shopping centers that use shopping carts shall provide convenient and
safe on-site storage areas for the shopping carts.
C. Handicap, motorcycle, and carpool parking areas, when required, shall be
located within close proximity of the entrance to the facility.
(3/1/89)
~VIII--B
1:2- 355
SECTION IX: ADMINISTRATION
IX.O
Purpose
The Land Use District Map and these Planned Community District Regulations shall
be administered as provided for herein.
IX.l Standard Procedures
A. General: The Administrative Procedures, Conditional Uses, and Variances,
Chapter 19.14 of the Chula Vista Municipal Code, shall be utilized as
applicable to the administration of the Planned Community of EastLake I.
B. Sectional Planning Areas (SPA) and Section Planning Areas Plans (SPA
Plans). The administration of SPA Plans shall be as provided for in
Section 19.48.090 through section 19.48.130 inclusive of the Chula Vista
Municipal Code, except that the Director of Planning may accept less
detail or require additional detail to suit the scope of the SPA.
IX.2 Administrative Review
A. Purpose: Certain uses may vary greatly in its effect depending on the
scope, location, or exact circumstances. In order to avoid the permitting
of these uses without any formal review, and to relieve the Planning
Commission and City Council of formally reviewing uses which have insig-
nificant or compatible effects, an Administrative Review is established.
B. Application: The Administrative Review is applicable to uses identified
on the Permitted Use matrices herein with the symbol "A".
C. Procedures: The procedure shall be as specified in Section 19.14.030,
Zoning Administration - Actions authorized without public hearing, in the
Chula Vista Municipal Code; except that in addition, the Zoning
Administrator may determine after reviewing the scope, location, or exact
circumstances of the proposed use that the formal hearing process of the
Conditional Use Permit procedure is warranted. If the Zoning
Administrator makes the determination that a Conditional Use Permit is
warranted, then the applicant shall be required to comply with the
Conditional Use Permit procedures as specified in Sections 19.14.060
through 19.14.110 inclusive in the Chula Vista Municipal Code.
IX.3 Site Plan and Architectural Approval
A. Purpose: The purpose of site plan and architectural approval is to review
proposed projects to determine compliance with the provisions of those
regulations and to promote orderly and harmonious development with good
design character.
B. Application: This approval process is applicable to projects within all
districts except RE and RS districts, where the Tentative Tract Map
approval process may be used. Single family detached units on lots
exceeding 5,000 sf (including those in the RE or RS districts) may use the
Tentative Map to satisfy the Site Plan Review Requirement. Such single
family units on lots larger than 5,000 sf may, at the discretion of the
(3/1/89)
DC1
/2 - Ss6'
developer, apply for Site Plan Review.
C. Procedures: The procedures shall be as specified in Section 19.14.420
through Section 19.14.480 inclusive.
IX.4 Other provisions
In the event that these regulations do not address any particular matter relevant
to the proper development and use of property within EastLake I, the provisions
of Title 19 of the Chula Vista Municipal Code shall apply.
(3/1/89)
IX 2
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RESIDENTIAL
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~ Residential Estate - 3 District
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Residential Single Family - 7 District
Residential PIamecI Concept - 8 District
Residential CondomiriLm - 10 District
Residential Planned Concept - 13 District
Residential Condominium - 15 District
Residential Condominium - 22 District
Residential Multi-Family - 25 District
Residential Multi-Family - 44 District
VILLAGE CENTER
~ Village Center - West
~.~~~ Village Center - East
IVC'::3'1 Village Center - South
BUSINESS CENTER
1BC::'1l Business Center - Manufacturing Park District
1BC::21 Business Center - Manufacturing Service District
SPECIAL PURPOSE
~()penSpace-1Di8trict
I 05-2 ! Open Space - 2 District
i 05-3 I Open Space - 3 District
! 05-4 I Open Space - 4 District
I os-sJ Open Space - 5 District
LOS-s I Open Space - 6 District
I 05-7J Open Space - 7 District
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Areas being amended
Revisions by Ordinanc.. 2514
R..vlsi"",byOrdi"..nc..2481
R"ViSi""S by Ordinance 2238
Revis"",,'byOrdinance2211
~ E4STLAKE
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A PlANNED COMMUNITY BY EASTlAKE DEVELOPMENT co.
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RESIDENTIAL
I RE-3 ! ResldentlaIEstate-3Dlstrict
I RS-5 I Residential Estate - 3 District
I RS-7 I
1 RP-8 1
I RC-10 I
I RP-13 I
I RC-15j
I RC--22!
I RM-25 I
I RM-44 I
Residential Single Family - 7 District
Residential PIamed Concept - 8 Disbict
ResidentlalConclon'Wi~-10[Js1rict
Residential Planned Concept - 13 DistriCt
Residential Condominium - 15 District
Residential Condominium - 22 DistriCt
Residential Multi-Family - 25 District
Residential Multi-Family - 44 District
VILLAGE CENTER
~ Village Center - West
~ Village Center - East
I VC-3 I Village Center - South
BUSINESS CENTER
~ Business Center - Manufacturing Park District
~ Business Center - Manufacturing Service District
SPECIAL PURPOSE
~ Open Space - 1 District
I OS-2 I Open Space - 2 District
I 08-3 I Open Space - 3 District
I OS-4 I Open Space - 4 District
I OS-5 I Open Space -- 5 District
I OS-6 J Open Space - 6 District
I OS-7 I Open Space - 7 District
~ Future Urban District
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~ fASTLAKE
A PLANNED COI\IIMUNITY BY EASTLAKE DEVELOPMENT CO.
~ ~~~~~
o.l.:el3I1I2~
! 2 - 3.'5 Cf
s~ril[eeut/lil~mi version
-AIR QUALITY IMPROVEMENT PLAN-
EASTLAKE GREENS SPA
SUBMITIAL DRAFT
October 27, 1992
~Wl~gl~~ll:f
Approved by City Council Resolution No. _
-Date-
Prepared for:
EASTLAKE DEVELOPMENT COMPANY
900 Lane Avenue, Suite 100
Chula Vista, CA 91914
.-
Prepared by:
JAY KNIEP LAND PLANNING
(916) 541-1817
/2- 366
Table of Contents
Paqe
I. EXECUTIVE SUMMARy................................. 1
II. INTRODUCTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
A.
B.
C.
D.
E.
III. AIR
A.
B.
C.
D.
E.
F.
IV. AIR
A.
B.
Purpose
Planning Context
Goals
Approach
Roles and Responsibilities
QUALITY LEGISLATION AND PLANS................. 7
Background
Air Quality Plan Requirements
Transportation Control Measures
Indirect Source Regulations
Transportation Demand Management
Public Transit Planning and Service
QUALITY IMPACTS............................... 15
Existing Climate/Air Quality conditions
Project Air Quality Impacts
V. AIR QUALITY MITIGATION MEASURES................... 24
VI. MONITORING/CONCLUSIONS............................ 26
A. Monitoring
B. Conclusion/Analysis of significance
VII. REFERENCES........................................ 27
'-4-
! .:; ~ ..3{;," (
I. BXECUTIVB SUMMARY
The purpose of this Air Quality Improvement Plan for the EastLake
Greens sectional Planning Area (SPA) is to respond to the Growth
Management policies of the city of Chula Vista. The most signifi-
cant air quality improvement measures are those policies and
regulations established at the broadest geographic level, i.e.,
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 implemented at the
local level.
1. Pedestrian and Bicvcle Paths: The EastLake General Develop-
ment 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. The project
is designed with a single loop collector connecting the
majority of residential development and simplifying internal
circulation. The clustering of "activity uses" (high school,
community park, and retail) at a central location within the
community encourages the use of non-vehicular modes of travel
to these destinations.
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/Housina Balance: The EastLake General Development Plan,
adopted by the city, includes job opportunities, recreation,
education, retail and service commercial, and public facili-
ties within the community. Full implementation of the
community plan would minimize the length and number of
automobile trips because of the range of opportunities and
services available within the community.
3. Access To Reaional Svstems: The LOS requirements applied to
development within the EastLake Greens SPA 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 need to be reviewed as city-wide policy to
determine the appropriate balance.
4. Transit Access: The project circulation will improve routes
for transit. Transit stops can be incorporated where desired
at key intersections without significant plan modification.
The clustering of transit <destinations (i.e., schools,
shopping and employment) encourages the use of public transit
and simplifies routing and scheduling.
(lP/:J7/92) f{~!f~ifP~t~~~~~l
-r
/~-3-'L
5. Educational proarams: The master developer will participate
in an educational program for residents of homes within the
EastLake Greens SPA. This program could also be coordinated
as part of a larger city-wide program to inform residents of
the services and alternative transportation options available
to them.
6. Park-and-Ride Facilities: The provision of a Park-and-Ride
facility in proximity to the project is anticipated. Con-
struction of such a facility is required in the EastLake
Village Center, located just north of the project site. Such
a Park-and-Ride facility could also provide a staging area for
carpools, vanpools, and transit vehicles. This facility
should be incorporated into a city-wide system of similar
facilities coordinated with public transit routes, including
future light rail corridors.
7. Local and Reaional Air Qua1itv Reaulations: A new Air Quality
Plan is currently being formulated will supersede the 1982
SIP. This plan, which is projected for adoption prior to the
full implementation of development within the EastLake Greens
SPA, will include increased standards and regulatory measures
to mitigate this as well as other anticipated growth in the
San Diego Air Basin. EastLake will be subject to compliance
with these regulations and mitigation measures as they evolve.
8. DeveloDment 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
ci ty I 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.
( 1 Q I:J 7/92) Rj(!tg;t~~*P~Y;t.l
.--r
) ~ - 3 (,:2
II. INTRODUCTION
A. Purpose
The purpose of this Air Quality Improvement Plan is to respond
to the Growth Management Policies of the city of Chula vista.
The city has looked comprehensively at issues dealing with
development and the additional impacts it places on public
facilities and services. The Growth Management Program
implements the Growth Management Element of the General Plan
and establishes an orderly process to carry out the develop-
ment policies of the city. 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 air quality plan ranges from
state-wide and regional considerations to local planning
requirements. The california Clean Air Act (CCAA) forms the
basis for most air quality management efforts. It is the
driving mechanism to the current revision to the San Diego Air
Basin Air Quality Management Plan by the regional Air Pollu-
tion control District (APCD).
At the local level, cities must carry out their fair-share
responsibilities within a day-to-day decision making framework
to ensure attainment of the regional standards and objectives.
Although specific local policies have not been adopted, Chula
vista is actively participating, through the growth management
program and other efforts, in the regional endeavor to
establish effective long term regional strategies to implement
the air quality standards and objectives.
The california Air Resources Board (ARB) has classified the
San Diego region as having a severe air pollution problem
because the region will not comply with State standards until
some time after 1997. According to the San Diego Air Pollu-
tion 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 transpor-
tation, 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
standards, and transportation system management
transportation demand management (TDM) objectives
clean air
(TSM) and
include:
reducing solo auto trips by carpooling and using transit
(1 P/27/92) l!.i!M':tPJ.?I...~~.:l~..).l....
........._._,_._............_.....'...'.'..'...__.......0"
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/~-3(;3R
promoting telecommuting and staggered work schedules
improving transit service
building additional high occupancy vehicle lanes
coordinating traffic signals and implementing other
circulation system improvements
reducing trip lengths through jobs/housing balance, mixed
use development and focusing development near transit
stations
The regional plans required by state law are now being
prepared by SANDAG and the APCD. Although the areas of focus
are well known and alternative measures have been offered for
review and comment, specific guidelines and standards have not
yet been adopted. Thus a direct comparison or evaluation of
the measures included in this plan with regional standards
cannot be made at this time. However, because of the commer-
cial nature of this project and the transportation focus of
the specific measures expected to be adopted in the regional
plan, project level consistency will be based on operational
requirements (e.g., employee commuting, goods movement/truck
operations, etc.) and design parameters. Design parameters
will include project access and parking management/pricing
which could be a design issue (i.e., reduce parking require-
ments to create a shortage so that users would be induced to
use public transit or ride-Share). The following chapter will
more fully detail these issues.
At the local level, within Chula vista, there is no local air
quality plan. However, the city council has adopted the
Growth Management Program which requires Air Quality Improve-
ment Plans for major development projects (50 residential
units or commercial/industrial projects with equivalent air
quality impacts). This report for the EastLake Greens SPA has
been prepared to meet that requirement. Although such plans
are required, the city has not established any guidelines,
criteria, or other requirements for content or scope of such
plans. Additionally, the city has not adopted an Air Quality
Plan or element to its General Plan to establish local policy
in this area. Because no local plan exists or is in prepara-
tion, project compliance will need to be measured against the
anticipated requirements of the regional plan.
e. Goals
The following are goals of the EastLake Greens SPA Air Quality
Improvement Plan:
1. To minimize air quality.impacts during and after con-
struction of projects within the EastLake Greens SPA.
( 19,'37,' 93) ~!!~1;~p~g~V!!1
~
/-2 - 3~-i-
2. To comply with the air quality standards and policies of
the city of Chula vista and San Diego county APCD.
3. ro 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
The approach to air quality mitigation outlined in this plan
is 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
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.
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
projects within the EastLake Greens SPA. There are three
primary groups involved: developer/builders; government/ser-
vice agencies; and future residents/tenants. Each has an
important role to play, as described below.
1. DeveloDer/Builders
The master developer, EastLake Development company, is
providing the basic planning, design, and management of this
program. community level transportation facilities, vehicular
and non-vehicular, will be implemented by the master develop-
er.
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
( 1 P /2 7/92 J 1l:!IW~I;:t~;tZ~:g~~~l
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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/Tenants
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/tenants affect the air quality in the
region more than any effort by the city or developer.
Generally, commercial and industrial are the land uses which
have significant opportunities to incorporate air quality/
transportation mitigation measures because of the concentrated
number of automobile trips associated with them. The 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.
( 1(} 12 7/92) lii!t@jtf'....\.t .Z~~......t. ,./'.}.1.}
................. .......--.......
~
/.2-36,6
III. AIR QUALITY LEGISLATION AND PLANS
A. Background
Based on air quality data from the regional air quality
monitoring network, the California Air Resources Board
classified San Diego county as a "non-attainment area" for the
State Ozone (03) and Inhaleable Particulate Matter (PM10) Air
Quality Standards. In addition, the western portion of the
county was classified "non-attainment" for the State Nitrogen
Dioxide (N02) 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. Because violations of the CO and N02 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 N02 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 N02 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
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
( 1 rJ/:J 7/92) .Uf@tR~l~~lJll
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state and the APCD, Chula vista can also do its fair share,
although it does not have a formal role in formulating the
plan. state law does provide for the delegation of adminis-
tration of APCD Regulations to local agencies if the following
conditions are met:
Measures adopted and implemented are as stringent as the
District's measures.
. The local agencies submitting an implementation plan have
sufficient resources and the District approves the plan.
The District adopts procedures to audit local agency
performance to insure compliance. The District can
revoke the delegation for inadequate performance.
Any land use provisions of the adopted plan will ultimately be
the responsibility of the City as state law prohibits the APCD
from intruding in this area.
2. Air Qualitv Standards
Attainment of air quality standards is based on 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.
contain transportation control measures, transportation system
measures, and direct source regulations.
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Table 1
Ambient Air Quality standards
Pollutant
AVllrllging
Time
California
standard
Nat:lonal
Standard
Ozone
1 hour
0.09 ppm
0.12 ppm
Carbon Monoxide
8 hour
1 hour
Nitrogen
Dioxide
Annually
1 hour
Sulfur Dioxide
Annually
24 hour
1 hour
Suspended
Particulate
Matter (PM 10)
Annual Mean
24 hour
Sulfates
24 hour
Lead
3e days
Calendar
Quarter
Hydrogen
Sulfide
1 hour
0.03 ppm
Vinyl Chloride
(chloroet:hene)
24 hour
0.010 ppm
Visibility
Reducing
Particulates
1 observation
Visibility of
10 miles when
humidity is
<70\.
ppm - parts per million
-:
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3. Mandated Measures
Because the San Diego region is classified "severe", specific
controls are required by state law. These are: the best
available retrofit control technology for existing sources; a
permitting program that mitigates emission increases from all
new and modified sources; reasonably available transportation
control measures; indirect and area source control measures;
and, specifically, transportation control measures to hold
vehicle emissions constant after 1997 and achieve an average
commute-time ridership of 1. 5 persons per vehicle by 1999, and
measures to achieve use of a significant number of low-
emission vehicles by fleet-operators.
If the region cannot meet the 5% annual reduction standard,
then the next best level of reduction is to be achieved. The
Act authorizes the ARB to adjust the emission reduction target
for individual areas, if two legal conditions are met. First,
the Plan must include all feasible measures and the region
must be expeditiously implementing the Plan. Based on the
currently available data, the APCD believes that the 5% annual
reduction will not be met and thus the "all feasible measures"
standard will be applied.
C. Transportation Control Measures
In November 1990, the APCD Board adopted criteria for develop-
ing a transportation control measures (TCM) plan. The plan is
being prepared by SANDAG according to the criteria of APCD,
and, once completed, the plan will be implemented through
district regulations and transportation system improvements.
The TCM criteria addressed six major areas: transportation
demand management (reduction in number vehicle trips & heavy
duty vehicle restrictions); alternative transportation mode
capacity expansion (public transit, park and ride, high
occupancy vehicle facilities & bicycle/pedestrian facilities) ;
transportation system management (traffic signals & incident
management); land use (jobs/housing balance, mixed use
development & focused development); market based incentives
(fees & taxes); and, driving restrictions.
Regulations which will be proposed to meet these criteria
could include:
1. Ride sharing and van pool programs.
2. Employer subsidized transit ticket passes.
3. Flexible work schedules to accommodate ride sharing and
transit.
(lP/27/92) li~~ffi1~~l!~%~~~
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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.
3. Analysis of the location, distance, time of day, vehicle
occupancy and mode split.
4. Assess the quantity of air pollutio~ which could result
from the project.
(lQI27/92) ~~Rlli~~~l~!Z~~~
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5. Require the best available design to reduce trips,
maintain or improve traffic flow, reduce vehicle miles
traveled and implement appropriate transportation control
rileasures.
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.
S. Incorporate energy conservation measures/opportunities in
new construction.
E. Transportation Demand Management
As noted earlier, other planning programs are currently
underway which should be coordinated with the Air Quality
Plan. currently, the city of chula vista is participating in
the regional effort to implement the transportation demand
management (TDM) ordinance. city staff is evaluating the
model TDM 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.
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. .
( 1 Q /2 7 " 92) l~rHI~~#l~~t~~!
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Violation of the transportation demand management ordinance as
currently proposed may constitute a violation of the Regional
Air Quality Plan.
The basic requirements of the transportation demand management
ordinance will be to require employers to prepare plans to
carry out the objectives of the program and to file annual
reports showing the degree of compliance with said standards.
In addition, each college and university will develop,
implement and promote student commute alternatives in order to
achieve the regional college university student drive along
targets.
Finally, with respect to the goods movement/trucking traffic
element, each business providing goods movement/traffic
trucking services shall develop, implement and promote a non-
peak period delivery program as well as other measures to
further reduce truck traffic during the principal travel
period which is to defined as between 6:30 a.m. to 8:30 a.m.
through 1995 after which time it shall be 6:00 a.m. to 9:00
a.m.
The draft version of Regulation XIV embodying these objectives
is currently being processed by the local air quality agen-
cies. Although it will take time to finalize and implement
the regulation, the importance of Reg. XIV in regulating some
portion of transportation-related air quality impacts is
undeniable.
F. Public Transit Planning and Service
The EastLake Community is currently served by a local bus
route, although preliminary planning for light rail service to
the region is underway. Increased use of public mass transit
is a primary objective to achieve improved air quality.
1. Current Transit service
Chula vista Transit Route 709 provides bus service to the
EastLake community. The route which began service in July
1991 has an average ridership of 150 persons per day.
Downtown San Diego commuters can make their daily trip via a
20 minute bus ride to the "H" street Trolley station and
continuing to downtown via the trolley.
until such time as the South Bay Light Rail Service is
initiated, Chula vista Transit will be the only mass transit
service to EastLake. The city does not currently have a
planned transit expansion program for developing areas in the
eastern territories. Transit O'fficia1s expect to use the MTDB
South Bay Public Transportation Plan (due in late 1992) as a
guide in phasing and expanding service to the area. The
( 1 (} / 27/92) "~!t;Mt~4Z~~%!~~
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12 - 3/3
current expansion policy, while not written, attempts to
provide bus service where sufficient ridership is available.
Funding for the Chula vista Transit service is provided by
fare box revenues (40%) and the ~% state sales tax proceeds.
2. Future Transit planninq
In March 1991 SANDAG completed the "South Bay Rail Transit
Extension Study". The report evaluated the feasibility of
extending light rail (trolley) and commuter rail service in
the South Bay. specifically the light rail service required
to serve the eastern territories of chula vista and Imperial
Beach was evaluated using cost and ridership estimates as a
measure of performance and feasibility. Potential land use
patterns to support rail transit service were also evaluated.
Three light rail corridors were determined worthy of further
study. Alternative "E" which traverses the southwest portion
of the EastLake Greens SPA and crosses the proposed alignment
of SR-125 at Palomar Road, approximately one-half mile south
of Telegraph canyon Road, has been identified as having the
best performance of all alternatives studied.
The South Bay Rail Transit Extension Study was accepted by the
SANDAG Board and a follow-up study being administered by the
Metropolitan Transit Development Board (MTDB) is currently
underway. This study, the "South Bay Public Transportation
Plan," will:
Assemble existing short range public transportation plans
for the South Bay.
Prepare a South Bay seven-year public transportation
plan.
Identify major transit facilities.
Develop a staging plan.
Study proposed guide-way transit corridors and station
locations.
Study adequacy of existing land use plans as they relate
to supporting mass transit.
No funding source has been identified for the proposed light
rail extensions and the currently programmed MTDB extensions
are currently under-funded. The State Propositions 108 and
111 which passed in 1990 have provided significant funds for
MTDB near term projects, howev'r the rail-extension project is
very long term in nature.
( 1 rJ /:J 7/9:J) ~~;'MtlJlilZ'~~e?~1
,}-4'
1.2--37Lf
IV. AIR QUALITY IMPACTS
This chapter discusses the Air Quality Impacts associated with the
build-out of development within the EastLake Greens SPA. Informa-
tion from the Environmental Impact Report (EIR) prepared for the
project has been utilized with some modification to reflect the
project "as approved." The EIR addressed a project totaling 3,609
residential units while the appre7e~ li~I~JI project consists of
:<1,77 4 ~ml~~..... units. ...................................................
...............-.
A. Existing Climate/Air Quality conditions
1. climate
The climate of the Chula vista area, as with all of Southern
california, is controlled largely by the strength and position
of the subtropical high pressure cell over the Pacific Ocean.
It maintains moderate temperatures and lower humidities, and
limits precipitation to a few storms during the winter "wet"
season. Temperatures are normally mild with rare extremes
above 100 degrees Fahrenheit (F) or below freezing.
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.
The on-shore flow of air provides the driving mechanism for
both air pollution transport and dispersion. The winds
described above control the horizontal transport in the
region. The interior valleys of San Diego County also have
numerous temperature inversions that control the vertical
extent through which pollutants can be mixed. When the on-
shore flow of cool, marine air undercuts a large dome of warm,
sinking air within the oceanic high pressure area, it forms a
marine/subsidence inversion. These inversions allow for good
local mixing, but act like a giant lid over the larger area.
As air moves inland, sources add pollution from below without
any dilution from above. The boundary between the cool air
near the surface and the warm air aloft is a zone where air
pollutants become concentrated. As the air moves inland and
meets elevated terrain, inland foothill communities 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
( 1 (J /27,' 92) l!l!ffH~qJtZf~t~l}
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ground-level pollution sources such as automobile exhaust near
freeways or major parking facilities.
2. Air Ouality
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 hir Quality standards (AAQS). These
standards are the levels of air quality considered safe, to
protect the public health and welfare. They are designed to
protect people whose health makes them most susceptible to
respiratory distress, such as asthmatics, the elderly, very
young children, people weaken by disease or illness, and
persons engaged in strenuous work or exercise, whose are
deemed sensitive receptors. Healthy adults can tolerate
occasional exposure to air pollutant levels which exceed the
established standards.
The Clean Air Act Amendment of 1970 first established national
AAQS. states retained the option to adopt more stringent
standards or to include other pollution categories. The
initial attainment deadline of 1977 was extended to 1987 for
certain national standards, and that deadline passed with the
San Diego Air Basin (SDAB) still far from attainment. The
California Clean Air Act and a new Federal Clean Air Act have
been passed since then, both of which set forth more realistic
implementation time frames for airsheds with moderately
degraded air quality such as the SDAB. Because California
already had standards in existence prior to 1970 and because
of unique meteorological problems in california, there is
considerable difference between state and federal clean air
standards. The standards currently in effect in California
are shown in Table 1.
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", SOAPeD). Smog (comprised primarily of ozone)
concentrations in San Diego county exceed both federal and
state standards. In 1990 the federal standards was exceeded
on 39 days while the more stringent state standard was
exceeded on 139 days. In 1991, these days exceeding standards
fell to their lowest levels since expanded monitoring was
begun in the mid-1970's. The federal standard was exceeded on
26 days while the state standard was exceeded on 106 days.
While a combination of industrial and motor vehicle pollution
controls have provided a steady and significant improvement in
air quality, the dramatic improvements of 1991 are probably
( 1 g,. ~ 7 ,. 9 ~) ~vtgtPit~~~M~*,
..J...6.-
J.:< - 376
more due to favorable weather patterns than any air quality
improvement programs. In San Diego county, approximately 40%
of the state smog standard violations, three-fourths of the
federal violations, and all of the highest smog alert level
concentrations are caused by transported smog from the Los
Angeles area.
The air monitoring station closest to the project site,
operated by the SDAPCD, is on East llJ" street in Chula Vista.
The data collected at this station is considered to be
representative of the air quality experienced in the vicinity
of the project. Air quality data for 1987 through 1991 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, as well as San Diego
county as a whole. Ozone is a secondary pollutant; it is not
directly emitted. Ozone is the result of the chemical
reactions of other pollutants, most importantly hydrocarbons
and nitrogen dioxide, in the presence of bright sunlight.
pollutants emitted from morning rush hour traffic react to
produce the oxidant concentrations experienced in chula vista.
Ozone is the primary component of the 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.
Particulate matter (PM10) refers to suspended particulates
which are respirable. PM10 levels in the area are due to
natural sources, grading operations, and motor vehicles. The
federal standards for particulates have not been exceeded at
the Chula vista station since before 1982.
The carbon monoxide standards have not been exceeded over the
past several years, although no clear trend in maximum carbon
monoxide concentrations is evident. Carbon monoxide is
generally considered to be a local pollutant. That is, carbon
monoxide is directly emitted from several sources (most
notably motor vehicles), and the highest concentrations
experienced are directly adjacent to the source.
Lead and sulfur oxide levels are also well below state and
federal standards. Sulfur oxide levels are not exceeded
anywhere in the San Diego Air Basin, primarily because of the
lack of major industrial sources. Due to. the introduction and
increased usage of unleaded gasoline, lead concentrations are
now well below the federal and state standards throughout the
basin.
( 1" /2 7 " 92) !!~r%;;t~.,tl~~t~~l
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Table 2
Air Quality Levels Measured at Cbula vista
Ambient Air Monitorinq station 1987-91
Days
Max. state/Feel. std.
pollutant CA std. Fed. std. Year Level Exceeded
Ozone 0.09 ppm* 0.12 ppm 1981 0.11 15/2
for 1 hr. for 1 hr. 1988 0.22 11/4
1989 0.16 21/1
1990 0.15 21/3
1991 0.15 13/3
Inha1eab1e 50 Ilg/m' 150 Ilg/m' 1981 68 0/0
Particulate for 24 hr for 24 hr 1988 58 0/0
(PH10l 1989 69 0/0
1990 61 0/0
1991 N/A 0/0
So, 0.25 ppm 0.5 ppm 1981 0.04 0/0
for 24 hr for 24 hr 1988 0.09 0/0
1989 0.08 0/0
1990 0.06 0/0
1991 0.01 0/0
CO 20 ppm 35 ppm 1981 1.0 0/0
for 1 hr for 1 hr 1988 1.0 0/0
1989 8.0 0/0
1990 1.0 0/0
1991 1.0 0/0
NO, 0.25 ppm 0.05 ppm 1981 0.15 0/0
for 1 hr annual avg. 1988 0.21 0/0
1989 0.16 0/0
1990 0.13 0/0
1991 0.12 0/0
----------
*ppm = parts per mflllon
N/A . not avaflable
SOURCE: Roncho del Rey Commerclol Center DroIt EIR (7fZDf9Z)
-,.~. . ==~
(lP/27/92) ~yl@~!3~~~n~~~
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/2-37?f
B. Project Air Quality xmpacts
Full development of projects within the EastLake Greens SPA
would generate approximately 38,lt2 ~~m+~~ daily automobile
trips. These trips would result in increased air emissions on
new and existing roadways. This includes trips assigned to
non-residential uses such as schools, commercial, and recre-
ation facilities. Short-term emissions from construction
activities would generate dust and diesel emissions resulting
in short-term emissions impacts.
1. Construction Impacts
Soil disturbance to prepare the project site would generate
fugitive dust during the construction phase. Soil dust is
typically chemically inert and much of the dust is comprised
of large particles that are readily filtered by human breath-
ing passages and also settle out on nearby surfaces. It
comprises more of a potential soiling nuisance than an adverse
air quality impact.
Construction activities for large development projects are
estimated by the U.S. Environmental Protection Agency to add
1.2 tons of fugitive dust per acre of soil per month of
activity. If water or other soil stabilizers are used to
control dust, the emissions can be reduced by up to 50
percent. However, fugitive dust control using water must be
balanced against the need to conserve water resources.
Currently, water conservation has taken priority. The
california ARB, in its development of area source emissions
calculations of fugitive construction dust, estimates that the
net disturbance area for single family homes is one-fourth
acre with a six month disturbance duration. Assuming the
entire EastLake Greens SPA will be graded and the average
duration will be six months, a total of 5,989 Il11& tons of
dust could be generated without application of"'aui;t control
procedures. Standard dust control utilizing reclaimed water
~~~1~e~~1~~~1;h~~1~y f~~~tI~n a~ro::::~e~~n:t:::tr"~!u;~n~~
estimated to be approximately one-third of TSP. Thus, the
project impact is probably about 99'1 I!:!I~~ tons over the
multi-year build-out period. ..........................
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 Dieao Air Oualitv Manaaement Division
( 1 g ':2 7 ' 9:2) tl.W'Fl,DJ;~:II:I'~j..'
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Air Qualitv Handbook (April 1987). A diesel powered scraper
is the most common equipment used for grading operations.
=~wx<___~_~';<<'" .......
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 project is 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 project 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
project in its baseline information, project impacts would no
longer be considered significant.
( 19/2 7/92) Ufitl;~!!I~~~t~~!
...J.G..
1:I-.3zrd
":.';0.::::1 II:':
..:...>..,.<,."".
::n.
I I
:0.:1::';:::..::.::::)(>.""__
Table 4
San Dieqo Air Basin Emission Inventory Summary
(tons/4ay)
(Preliminary Data)
1987
SOURCES
Reactive Orqanic Gases (ROGI
Solvent Use
Other Stationary Sources
Lt. Duty Passenger Vehicles
Other On-road Vehicles
Other Mobile Sources
Total ROG
Oxides of Nitroqen NOx
All stationary Sources
Lt. Duty Passenger Vehicles
Other On-road Vehicles
Ships
Other Mobile Sources
TOTAL NO,
Carbon Monoxide (COI
Fuel Combustion
other stationary Sources
Lt. Duty Passenger Vehicles
other On-road Vehicles
other Mobile Sources
TOTAL CO
Nitroqen Dioxide (NOJL
Fuel Combustion
Other stationary Sources
Lt. Duty Passenger Vehicles
Other On-road Vehicles
Ships
Other Mobile Sources
Total N02
)Ilo>>.':>..:llll'
):.:o>>.>:":'X=<<>:>.
, ~~: Xol-i<:
( 1 " '27 '92) .j'ii'tIjt])...~.'/;~:tl.n..}..
, I .....................;iii!I:........,.............
.............................. ........
..----..----.................----..--..
73.81
27.54
107.10
47.98
18.07
274.50
36.47
76.52
65.50
51.98
18.08
248.55
46.03
10.52
870.33
402.64
97.08
1,426.60
42.16
1.50
70.63
57.30
52.83
17.59
242.01
:1)(14)>:'''.:,, .:.:::<1::: ::
--2-l
1.2- 325/
2000
(27%)
(10%)
(39%)
(18%)
( 6%)
106.63
36.23
49.38
29.86
24.70
246.80
(15%)
(31%)
(26%)
(21%)
(7%)
55.97
41. 49
64.92
71.42
24.15
257.94
(3%)
(1%)
(61%)
(28%)
(7%)
60.25
13.22
519.66
290.94
134.29
1,018.37
(17%)
(1%)
(29%)
(24%)
(22%)
(7%)
63.55
2.00
38.43
56.11
72.59
23.47
256.15
1:11::'>:.
(43%)
(15%)
(20%)
(12%)
(10%)
(22%)
(16%)
(25%)
(28%)
(9%)
(6%)
(1%)
(51%)
(29%)
(9%)
(25%)
(1%)
(15%)
(22%)
(28%)
(9%)
.<<-:<<0>>
Project air quality impacts from mobile sources were estimated
in the project EIR. These estimates have been reduced to
correspond with the total ADT reduction associated with the
decrease in residential units. Emissions associated with
build-out of the SPA are presented in Table 5. The figures
can be compared with the regional daily totals provided in
Table 4.
'~,W"""""''''___'<M~_<''''>!ow.*",'.w."=',,,,,,,,,,,,~,,*_,,<~<~,,",*,,<,_.~
'1.
:::.:~....._,:."",
Table 5
Estimated Mobile Source Project Emissions
proiect Emissions
Carbon Monoxide (CO)
Nitrogen Oxides (NO.)
Sulfur Dioxide (S02)
~ I~I tons/day
1.0
0.1
Hydrocarbons (HC)
0.6
Total Suspended Particulate
Matter (TSP)
0.2
_:w:_-..
. .""''''<,~_0'__,..,~-:".,.. .,..
,:,.
wx_~__>>:<<<-",;.:
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 E/F.
If traffic on Telegraph Canyon Road 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 school and park sites 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 i~pacts are. being adopted. If
similar regulations are adopted in the San Diego region, the
SDAPCD (or its designee) will enforce compliance, including
the subject project.
( 1 Q /2 7/92) "~rf!!~tPiZ!~i~~)
~
IQ - 3"'2-.
v. AIR QUALITY MITIGATION MEASURES
The primary route to air quality mitigation and reduction of
project impacts to an insignificant level is conformance to the
adopted regional air quality plan. As discussed, the new Air
Quality Plan is now being prepared but specifics are unknown at
this time. To decrease project level emissions, the city of Chula
vista will adhere to recommendations made by the 1982 SIP and the
forthcoming San Diego Air Quality Plan regarding local participa-
tion in air emission reduction measures.
As is evident from the preceding discussion, the focus of local air
quality improvement measures are local sources (industrial uses)
and transportation behavior. The EastLake Greens SPA includes
primarily residential development. Residential development is not
a direct source of emissions. Thus, the project approach is to
provide alternative transportation routes, and in some cases
facilities, and encourage and/or educate residents to use them.
Specific mitigation measures required of the project are described
in EIRs 81-03, 86-04, and IS 92-04 which are incorporated by
reference. Among these, measures 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 high school) are
planned wi thin the EastLake community. In addition, the
EastLake Activity Center is planned to include a variety of
retail and service commercial, entertainment and public
facility uses. Day care/church facilities and a full range of
public parks are included within the community to minimize
travel distance and encourage non-vehicular modes.
The land use plan for EastLake also includes a significant
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 and planned major transportation facilities:
Telegraph Canyon Road and SR-125. In addition, light rail
service is being planned to serve the 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
( 1 () /2 7/92) !l,!~tIf~Jt~f'r~~l
p.-
12-37S3
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. EastLake Development company is committed to implement-
ing this Plan and expects such provisions to be fully imple-
mented and/or enforced by the city of Chula vista.
f 1 e '27 '92 ~ 1..iHm~D!'~lJ~JI"
I I .._,._,.._...,.,..:'l':._"...,.1.:~....':,:._._,_.,...J:.
,..".........,..".:.:.".,.,...".-.',.,.:.,...,-,.:.,-.,....,:..,-,............-.
~
}S2 -y'bL(
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 facilities on-site
(per pc District regulations), and that area (s) to accommodate
mass transit vehicles are reserved within the adjacent
EastLake I village center.
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 Telegraph Canyon Road. The mitigation
measures included in the Transportation Phasing Plan will be
implemented 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 is currently being initiated using
Series VII projections will be completed and adopted prior to
build-out. The project will be in compliance with the
provisions of the new Air Quality Plan and impacts are
expected to be minimized. Compliance with the air quality
plan would define project impacts as less than significant.
( 1 f} 12 7,' 93) r!:!V:~;;:tP~l~~~'~}:
~
I !2 - 3 DS
VII. REFERENCES
california Air Resources Board; Answers to Common Iv Asked Oues-
tions About the California Clean Air Act's Attainment Planninq
Reauirements ICCAA Guidance Paper Ill; August 1989.
California Air Resources Board; California Clean Air Act Trans-
portation Requirements Guidance (CCAA Guidance Paper 12l;
February 1990.
California Air Resources Board; Executive Summary - California
Clean Air Act Guidance on the Development of Indirect Source
Control Proqrams; July 1990.
cinti & Associates; EastLake Greens Draft SPA Plan; May 30, 1989.
11111111.11~llillli~IIIIIJllllli~i'i;lll~i'ilii;~!li'DI."~~:;'~Mliill!E
ERC Environmental and Energy Services co.; EastLake Greens SPA
and EastLake Trails Pre-zone and Annexation Draft Supplemental
EIR; April 1989.
Giroux & Associates; Air Qualitv Improvement Plan - Teleqraph
Canyon SPA; August 6, 1991.
Robert Bein, William Frost & Associates (RBF); Draft Supplemental
Environmental Impact Report Rancho del Rev Commercial center;
July 20, 1992.
SANDAG; 1991 Air Qualitv Plan Development Process IAaenda Report
R-741; September 28, 1990.
SANDAG; Air Qualitv/Transportation control Measure Criteria
IAqenda Report R-92l; November 16, 1990.
SANDAG; Reqiona1 Oualitv of Life Factors. Standards and Qbiec-
tives IAqenda Report RB-19l; 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 Qualitv Strateqv Development Workplan; n/d.
Ventura county Air Pollution Control District; Guidelines for the
Preparation of Air Oualitv Impact Analvses; October 24, 1989.
Willdan Associates and Bud Gray; Draft Growth Manaqement Pro-
qram - citv of Chula vista; August 1990.
( 1 e " 2 7,' 92) !llJ#g;;{~~~#!;t;t.!
1; - 3 '1-<>
E:tE'i]tee\it/l~f!'W,*n\i version
-WATER CONSERVATION PLAN-
EASTLAKE GREENS SPA
8UBM-ITI AL DRAFT
October 27, 1992
f@Yl!~~;?l~E'l~
Approved by City Council Resolution No. -
-Date-
Prepared for:
EASTLAKE DEVELOPMENT COMPANY
900 Lane Avenue, Suite 100
Chula Vista, CA 91914
,
prepared by:
JAY KNIEP LAND PLANNING
(916) 541-1817
/ ,2 - '331
Table of contents
~
I. INTRODUCTION / SUMMARY. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A. Purpose
B. Approach
c. Goals
D. Conservation Estimates
E. Roles and Responsibilities
II. WATER CONSUMPTION................................. 6
III. WATER CONSERVATION MEASURES....................... 8
A. Available On-site conservation Measures
B. conservation Measures Implemented
C. Projected Water savings
D. Off-site conservation Measures
IV. IMPLEMENTATION/MONITORING......................... 18
v. REFERENCES........................................ 19
,
.r1:2- 3'tg
x. Executive summary
A. purpose
The purpose of this Water conservation Plan for development
within the EastLake Greens sectional Planning Area (SPA) is to
respond to the Growth Management policies of the city of Chula
vista. The water conservation measures presented in this plan
are intended to respond to the long term need to conserve
water in new development; more stringent short-term, emergency
measures (e.g., water rationing, new meter moratorium, etc.)
responding to drought or water crisis situations are not
included. This plan is intended to be implemented over the
life of the project and to establish standards which will be
acceptable to future project residents regardless of water
availability.
B. 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 participation in
regional or city-wide water conservation/mitigation programs
to provide additional off-site mitigation is also anticipated.
c. Goals
The following are goals of the EastLake Greens SPA Water
Conservation program:
1. To conserve water during and after construction of the
projects within the EastLake Greens SPA.
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. conservation Estimates
As ~etailed in this 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
( 1 Q /27/92) ll!i?~tllll~rt!JLI:
~ /52-3'$4
and habitation of development within the EastLake Greens SPA.
The estimated water consumption statistics, with and without
conservation measures are outlined in the Table 1.
Table 1
EastLake Greens SPA
Water consumption/conservation summary
Water consumption
wlo Conserv. wI Conserv.
Percent
Savinas
Residential
8.89 UCB~ 9.S1 nCB 13"
~M~!;!l.R1it;ti!\!jt\'!.}~:~\~,yJ;\I!Ef!;!;1ij@!~';Kjj!i{1ii1,~~
commercial/
Public & Quasi-public
0.09 MGO
0.08 MG01
10%
Schools/Parks
0.20 MGO
0.06 MG02
70%
0.68 MGD
0.18 MGD2
74%
Golf course/Landscape
TOTALS
1.8f; MGB 8.83 !lOB 55\
gR:~!,;MgB\:;J;jj;;;:j;;.:j;jj;!j~if1!!;19,B;,;:jj.j;;:j:.;;i;1,,;;;ji~rtj
.MOD-millioo gallons/day
I Savings based on using efficient irrigation and drought tolerant landscaping.
2savings based on using reclaimed water for irrigation.
The water savings summarized above reflect the implementation
of several water conservation measureS essentially within the
EastLake Greens SPA boundary. These measures are summarized
in Table 2. In addition, the project is committed to fully
participate in any off-site mitigation program adopted by the
ci ty . Such a program could be designed to require new
development to off-set all or a portion of their new water
demand by funding or providing water conservation improvements
in older developed areas where efficient plumbing fixtures or
irrigation systems were not installed. Funds collected could
also be spent on studying or acquiring new or improved sources
of water (e.g., 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 at a future date.
,
( 1 Q,':4 7,' 92) IliW;]~1IgJjfXlm
~ t-2 - 3 '10
Table 2
EastLake Greens SPA
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 Irrigation for Common Areas and Slopes
Low Water Use Demonstration Model Home 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
The applicant shall comply with a city-approved water use offset policy,
in which one or more of the following off-site measures may be required:
1. compliance with a regional water use offset program, to be admin-
istered by the San Diego County Water Authority.
2. Compliance with a locally administered water use offset program
(such program may be administered by the City, water district, or a
combination of both).
3. Implementation of specific water use offset measures for this
project, if neither a regional or locally 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.
'U' ':47 '92) ~~1(eveij:;V'{'''lVI)~lP
\ " .........,......_........ ..:+......:l:::...:.:.....I.
....,:.^<<.;.:<.;.>>:.:.:.:-~x"'.0'.:<.:.:..,.:'..:0..:-:...:.
1'/2- 3~ r
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
projects within the EastLake Greens SPA. There are three
primary groups involved: developer/builders; government/ser-
vice agencies; future residents and commercial property
owners/tenants. Each has an important role to play, as
described below.
1. DeveloDer/Builders
The master developer, EastLake Development company, is
providing the basic planning, design, and management of
this program. community level facilities, landscaping
and construction standards will be designed and imple-
mented 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 comply with any city-wide
or regional water supply mitigation or improvement
program, if such a program is adopted.
2. ProDertv Owners/Residents/Tenants
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/tenant to maintain these
installations and use water responsibly on a day-to-day
basis.
Land uses which have significant irrigation requirements
(i. e., golf course, schools, parks, landscaped open
space) should utilize reclaimed water when it is avail-
able. The decision to utilize reclaimed water will rest
with property owners, which are public agencies (school
district and city) in most cases.
( J (} ,':3 7 " 9:4) ll,.;aijfX!llZ$i1li~~~
:t.:.:-:,.,...:.:.;.,.","":~'y'';''~''''':':':<':'_':'':<-:-:'''W:'-
A / ~ .-3'{z..
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 educa-
tion and water awareness through citizen communication
programs.
The city, through the Interagency Water commission, will
also have a role in formulating and implementing a city-
wide or regional water conservation/mitigation program.
The otay Water District will provide domestic water
service and reclaimed water service. As the water
purveyor, the District may adopt its own guidelines or
standards for water conservation. The District now has
a water connection allocation program in effect. The
District will also monitor adherence to policies or
requirements of regional water agencies such as the
county Water Authority and the Regional Water Quality
Control Board.
As owners of property with significant irrigation needs,
the City, Chula vista Elementary School District and
Sweetwater Union High School District will have the
opportuni ty to utilize reclaimed water, when it is
available.
,
fHI '27 '92~ m....Jtivm11.)'~1~'!;~tj
, I .........x...,....~1:~...'...,~:::..,...'1,
,w-:.",...-.:..:.:,:.:-:->>:..'..,:.:-:<-:,"'.,...;."'.,....:.,,.:,..,
1 Ii< - 3i.3
:n. WATER CONSUMPTION
This section presents information on the anticipated water demand
of development within the EastLake Greens SPA. Information from
the Environmental Impact Report (EIR) prepared for the project has
been utilized with some modification to reflect the project "as
approved." The EIR addressed a project totaling 3, 609residential
units while the apprevea ~i!-$eiH consists of 2,771 ~@~W* units.
Table 4 shows the projected water use within the EastLake Greens
SPA, 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 3. 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
unit (single family detached, attached, apartment, etc.), as shown
in Table 3.
The total projected average water use, without conservation
measures, for projects within the EastLake Greens SPA is ~ gy;~~
million gallons per day (MGD). The ability to use reclaimed water
to irrigate large areas within the EastLake Greens SPA is being
built into the project, and is addressed separately, as it is not
directly apart of the residential development. Approximately 0.64
MGD (31%) $~~~~ of the total water need could be satisfied by using
reclaimed wafer. The focus of this report is to describe conserva-
tion measures for reducing the projected ~ ~;*!:l~ MGD potable
water use within the residential development. .m........
Table 3
EastLake Greens SPA Estimated population
proposed
Units
(DUl
Household
size
pooulation
single Family Detached
1,159
~t~~,~
3.0
J,177
r;i;w~,~
Attached Med. Density
1, ~,,~~~
~i6
~L.>
2.5
.4,938
~~..~
TOTALS
;,jIL1iI.ll\l;j}Irfl.iITh..~~11!'~?f~~!tl~IJ~.;;l~i,
(l e '27 '92) 'WJfiiW;lW~~ll2i'l~I;'l
" ....."U ......."..... . ....._,:l~:if.::. ..!J.:
_..:<'.<<0....:0:-;.,,,.,,.""" .>>>>;O;'.ww,;.:.,....,.:
~
12 - 3f~
Table 4
projected Water Use in EastLake Greens SPA
Land Use
Residential
single Family Detached
Attached Medium Density
pODulation/Units
Rate
Water Use
(MGDl
,~iii
,
~.~.~
persons
130 gpcpd
110 gpcpd
&ri5
",..w.,,',,"
~...:.,u.:...
ti:it
!iR.~.
persons
Sub-total
7,515 persons
l;i;~R.e
e-r&9
OOi;~~
Commercial/
Public Quasi-public 36.7 acres 2,500 gpapd 0.09
High School: Potable 2,400 students 20 gpcpd 0.05
Irrigation 17 acres 3.0 ft/yr 0.05*
Elem. School: Potable 600 students 15 gpcpd 0.01
Irrigation 5 acres 3.0 ft/yr 0.01*
open Space OS-6 & OS-7 11 acres 2.0 ft/yr 0.02*
Other 46 acres 2.0 ft/yr 0.08
Parks 28 ac (net) 3.0 ft/yr 0.08*
Golf Course Fairways 130 acres 3.5 ft/yr 0.41*
Slopes 30 acres 2.5 ft/yr 0.07*
Clubhouse 0.10
Total Permanent Potable Use
~
I;i;!~
Total potential Reclaimed Use
0.64*
Total Water Use
.a.-...&6
Iti9.~
~ 53'3 gal/day
~:.::.::~
Average per capita use
epapd" .alloDI per acre per day
apcpd_ pIIcm per capita per day
MOD- miUioo aallOllJ per dIy
*Areas with potential to be irrigated with reclaimed water.
,
( 1 Q,' 27,' 92) ~!!f!~Ifg!f!141~.
,
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xxx. 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 alterations.
The potential impact of water conservation can be see in Table 5.
A. Available On-Site conservation Measures
Several general approaches to water conservation are avail-
able: demand reduction; increased eff iciency; increased
supply/reclaimed water use; and, improved water system
management. The measures included in this report are limited
to those which can be implemented in development projects of
the size and type found in the EastLake Greens SPA.
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 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 as
apartments and condominiums. Table 5 also shows the
potential savings for each of the water use areas.
(1~/27:92) ~liYtjlrmli~!z
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Table 5
Residential Water Use in Southern California
Inside Use
Typical Use
(gpcpd)
Use wi
Conservation
Measures
(gpcpd)
Potential
Water savings
(gpcpd) %
Toilet
Bath/Shower
Laundry
Dishwashing
Faucet
cooking
Total Inside
outside Use
Landscape
Car Washing,
etc.
Total outside
TOTAL USE
30.0 20.0 10.0 33
22.0 17.0 5.0 23
10.0 8.5 1.5 15
4.0 3.0 1.0 25
3.0 2.5 0.5 17
2...Q 2...Q ~ ~
72.0 54.0 18.0 25%
53.0
28.0
25.0
47
~
~
33.0
~
25.0
-5l
58.0
47%
33%
Total savings:
130.0
87.0
43.0
129 Gallons Per DU Per Day at 3.0 Capita
Per DU
108 Gallons Per DU Per Day at 2.5 capita
Per DU
86 Gallons Per DU Per Day at 2.0 Capita Per
DU
single Family Detached -
Attached Low Density
Attached High Density -
NOTE: Total savings without consideration of reclamation.
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If.- -517
3. Mechanical Measures
Numerous mechanical devices to reduce household water
consumption are available, especially for interior use.
As Table 5 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.
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 also save energy 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 6 shows potential water use reduction due to
water saving devices installed in an average home.
,
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Table 6
summary of Typical Household Water-Saving Devices
Device
Water Use Reduction
gpd percent
12-27
0- 1
0-12
0-20
0- 5
0- 4
1- 4
Toilet improvements
Faucet aerators
Shower flow limiting
Pressure-reducing valves
Improved clothes washers
Improved dishwashers
Hot water pipe insulation
7.5-17.5
0- 0.5
0- 7.5
0-16.0
0- 8.0
0- 8.0
0- 8.0
Approximate Total
35.0 gpd
25%
Source: Water CoDIervatioo Slntq:iea, 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 irriga-
tion 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.
,
( 1 Q,':1 7,' 92) IKl,fAf~ll~'l@~~llt:
-rr- JQ- 3f 1
B. conservation Measures Xmplemented
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 which have been and will continue to be implemented
in development within the EastLake Greens SPA are shown in
Table 7 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. Since the toilet is the largest single inside
use of water (40%), large savings can be realized by
using the ultra-low flow toilets.
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
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
~imple to do while the unit is under construction. The
potential energy savings with insulation can be signifi-
cant.
(JP/27/92) I~I~~jlY<<~iZII~
-H- /2-lt.o-o
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 dish-
washers 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.
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. Home builders will advise and assist homeowners
in their selection of an efficient machine.
2. outdoors/Landscaoinq
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 poten~ial
savings with efficient, timed sprinklers and m~cro
irrigation systems is very large. All builder installed
common area/slope irrigation within the EastLake Greens
SPA will be water efficient. Drip irrigation systems
will be utilized where appropriate. The master developer
requires each home builder to provide a low water use
landscaping example within each model complex to demon-
strate the concept and methods water conservation in
landscaping to prospective homebuyers. This is one
component of an education program intended to encourage
homeowners to install efficient irrigation systems and
drought tolerant plant material in their own homes. A
Homeowner's Guide to Drought Tolerant Landscape is also
distributed to all new home buyers to provide information
on irrigation systems and low water use landscaping.
Low Water Use Landscaoinq - 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
;lQ}27:92) l!i~tl~~;RJtI!oo
~rj-4()(
impact. As noted above, builders are required to provide
examples of front yards which have reduced turf areas and
utilize drought-tolerant plant materials. A Homeowner I 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 homeowners' association(s), where available.
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
golf course, parks, large open space areas, and the field
area of the schools. Reclaimed water mains have been
installed to deliver water to these sites from the water
reclamation plant operated by the otay Water District.
The decision to utilize reclaimed water will lie with the
respective property owners, the city of Chula vista,
school districts, and golf course operator. Reclaimed
water is currently being utilized to irrigate the golf
course. In addition, the amount and timing of irrigation
is controlled by a computerized "weather station" which
determines the appropriate amount of water based on
current climatic conditions. The use of reclaimed water
on the golf course alone provides a ~ ~~~ savings of
potable water. The use of reclaimedx'water on all
potential sites could result in a ~ ~t~ reduction in
potable water use in the EastLake Greens"'SPA (see Table
4) .
5. Water Use Durina Construction
Water conservation measures can also be implemented
dur ing the construction/ grading process. The three
primary uses are: dust abatement; soil compaction; and,
street washing. Since the imposition of stage 2 water
conservation requirements by the otay Water District,
water conservation has been incorporated in EastLake
construction activities, as appropriate. Water use has
been limited to that necessary for proper soil compac-
tion; soiled streets have been swept instead of washed.
Reclaimed water could be used for these grading activi-
ties, when it is available.
,
" l Q,' 27,' 9 2 J MII';'[llll\llt"~.
-a I Q - 40:.1..
The use of native/naturalized plant materials on graded
slopes in open space will reduce the need for irrigation
in the future. Open space slopes within the EastLake
Greens SPA are or will be planted with drought tolerant
plant materials to reduce the need for irrigation and
maintenance.
c. projected Water savings
As indicated i~ Table 7, a t~~~l water .savi~gs of 9.385 If.~~~
MGD or approx~mately +5% ~P1f of res~dent~al water use ~s
projected with full implemJfitation of the water conservation
measures specified in this plan.
(le/27/9J) Iit.1Ii~~&l4!~R!OO
-J,-5-/~-L;63
Conservation
Measure
Table 7
EastLake Greens SPA
Water conservation Measures
Function
WATER SAVINGS
Per
Capita
(gpcpd)
For Project
(MGD)
Per
Residence
(gpd/DU)
Inside
Ultra-low flow
Toilet; 1. &
gal/flush
Ultra-low flow
shower 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
Subt.ot.a1
Waeer Reclamaeion
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 Poeable
Irrigaeion Waeer
10
~
!t{~.~.~
~
,,",,0
m.::
14
1
5
8
3
4
~
litO
~~:~:
G
lit"
::::*:,::::
8
PROJECT TOTALS
,
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~
!)':!~j~
0.004
o-~
0-1
~
~t;~!iZ
~
!tj:gf~
0-1
0-1
0.008
0-1. 5
Q..-G.H,
9i!Q!;~
10
~
mi~!i
15
~
DE!I!:
0-1
~
Ri;~!i
~
ti"",...."'"
g;A~*
0.640
51
~
1'1011
"',,,...........
~ /5<-1[64
D. Off-site conservation Measures
Because of the crisis created by the mUlti-year drought in
California and the extreme short-term water rationing/use
restrictions adopted to respond to the situation, attention is
being given to formulating new policies which will conserve
water and allow for long-term growth.
As noted in the preceding sections, although the project
implements a variety of water conserving practices, the
construction and occupation of 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 unlimited contin-
ued 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 approxi-
mately 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 irriga-
tion systems of schools, parks, golf courses, etc., where sig-
nificant 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 implementation.
As indicated earlier, several potential water offset programs
are being studied by the City of Chula vista and various water
agencies. If an offset policy is adopted in the future,
development within the EastLake Greens SPA will be required to
comply.
,
( 19,'.3 i " 92) ~!!14Z%ili'JA4'lt.
%r1.2 - L;6S
I:V. I:MPLEMENTATI:ON/MONI:TORI:NG
Implementation of the Water conservation Plan shall be primarily
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 selected streetscapes and open space
areas. The Master Developer will also require the inclusion of
drought tolerant plant materials and efficient irrigation systems
in the majority of builder installed landscaping. Related
mitigation measures are specified in EIRs 81-03, 86-04, and IS 92-
04 which are incorporated herein by reference.
A significant 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
major 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 and Chula Vista Elementary School District,
for the junior high and elementary school sites.
In order to ensure that all provisions of this plan are met, the
standard review of landscape and construction documents preformed
by the city will include an evaluation of compliance with the
provisions of this Water Conservation Plan. This approach will
allow for a formal determination by the city that each of the
required measures are implemented. Future discretionary or
administrative actions with regard to development within the
EastLake Greens SPA (e. g., tentative map, building or grading
permit, etc.) may be utilized to address or ensure compliance with
the prescribed water conservation measures.
,
( J Q I':J -: " 92) rtUMiJIZZ41lfll\
~ ! d- L;6h
V. REFERENCES
.cinti & Associates; EastLake Greens Draft SPA Plan. May 30,
1989.
111"IIBIIIII!111111Uj~.~~!!'~!D1i}!I~I:!;~~~p;;:~!;~~gi.~~~!"ll~g~,Q~
ERC Environmental and Energy Services Co.; EastLake Greens SPA
and EastLake Trails Pre-zone and Annexation Draft supplemental
EIR. April 1989.
ERC Environmental and Energy Services company; Draft Supplemental
EIR EastLake III/OlYmpic Traininq Center. August 1989.
Luke-Dudek Civil Engineers; EastLake Planned community Water
conservation studY. September 1989.
Luke-Dudek civil Engineers; Water Conservation Recommendations
for EastLake Greens. November 1989.
Metropolitan Water District of Southern California; Final Draft
Reqional Urban Water Manaqement Plan. July 1990.
"Water Rationing Plan Includes S.D. county"; Los Anqeles Times.
San Dieqo County Edition, page A-1, December 12, 1990.
willdan Associates and Bud Gray; Draft Growth Manaqement Proqram
_ city of Chula vista. August 1990.
(1r?,'27,'92) Wl$.T~fCd.!l~
~/.2-4(j7
PUBUC HEARING CHECK UST
PUBUC HEARlNG DATE: ~ / I \,. I qel-
I I
SUBJECT: (L. -~ 10 ~ II (,...~ J ~ ~ S-Pt; p~ _
LOCATION: 7n_ ht.Ju. If OSI.-.J (. ..,:"1 i)\I>tv.J,. ~~ I Jr..t/.L ~ ~
. /. ,
Q<'.~ I (.\r.r,~('n,...:>L'~ OP- .' T-.~ I.J H.l" Cc..Vf-V.-3 );. ~.
2-"2../ JL
SENT TO STAR NEWS FOR PUBUCATION -- BY FAX V ; BY HAND ; BY MAIL
PUBUCATION DATE &/ <../ 'l'-t - -
MAILED NOTICES TO PROPERTY OWNERS---f'^ ~ NO. MAILED
PER GC ~54992 Legislative Staff, Construction Industry Fed, 6336 Greenwich Dr Suite F. San Diego, 92122
~ / :!,.1 q 'f
I .
LOGGED IN AGENDA BOOK
COPIES TO:
Administration (4)
/
v'o.
Planning
Originating Deparonent
Engineering
v
Others
City Clerk's Office (2)
POST ON BULLETIN BOARDS
.
SPECIAL INSTRUCTIONS:
7/93
-55- / J. ......... l; 0 t
NOTICE OF PUBLIC HEARING
BY THE CITY COUNCIL OF
CHULA VISTA, CALIFORNIA
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BY THE CITY
COUNCIL of Chula Vista, California for the purpose of considering amendments to the
EastLake II (EastLake I expansion) General Development Plan, EastLake Greens Sectional
Planning Area Plan, EastLake II (EastLake I expansion) Planned Community District
Regulations, EastLake Greens Air Quality Improvement Plan, EastLake Greens Water
Conservation Plan, EastLake Greens Tentative Map (Chula Vista Tract 88-3) and Prezone of
approximately 22.7 acres of presently unincorporated property, located north of E. Orange
Avenue and northeast of the SDG&E easement. Following is a general description of the
proposed amendments.
EastLake II General Development Plan (GDP)
The GDP map is proposed to be amended to reflect the new alignment of Orange Avenue and
expanded boundary. Land use tables are also being amended to reflect these changes and the
changes described under the SPA Plan amendment below.
EastLake Greens Sectional Planning Area Plan (SPA)
The SPA Plan is proposed to be amended in five areas: I) boundary; 2) density; 3) trails,
4) small lot guidelines, and 5) Scenic Highway Standards.
1. Boundary Amendment: The EastLake Greens SPA boundary is proposed to be expanded
east of the SDG&E easement and north of Orange Avenue. The total area of this
expansion is 22.7 acres.
2. Density: A total of 97 du are proposed to be added to the SPA Plan due to the boundary
change. Additionally, density transfers within the SPA to reflect current planning and
market conditions/opportunities are being proposed.
3. Trails: The Golf Course Trail is proposed to be realigned off the golf course. A series
of rest stops/view points are proposed to be incorporated within the golf course trail
system.
4. Small lot guidelines: Additional design guidelines for single family detached lots under
4,000 sq. ft. are proposed to be included in the adopted SPA Plan.
5. Scenic highway standards: A 75 ft. wide (average) landscape buffer is proposed to be
provided on the north side of E. Orange Avenue within the EastLake Greens area.
EastLake II Planned Communitv District Regulations
/..2rqo{
The Land Use District map exhibit of the PC Regulations document is proposed to be amended
to reflect the new alignment of Orange A venue and the changes in land use described under the
SPA Plan above.
EastLake Greens Air Qualitv ImDrovement Plan and Water Conservation Plan
The EastLake Greens Air Quality Improvement Plan and Water Conservation Plan is proposed
to be amended to reflect updated project data.
EastLake Greens Tentative Tract MaD
The Tentative Tract Map for the EastLake Greens Neighborhood is proposed to be amended to
reflect the new boundary, the Orange A venue road alignment, and densities of the EastLake
Greens SPA Plan.
Prezone
The EastLake Greens SPA Plan is proposed to be expanded to include two presently
unincorporated areas, totaling approximately 22.7 acres. Qne is a strip of land next to and north
of Orange A venue, east of the SDG&E easement and west of Hunte Parkway. The second one
is a triangular parcel north of the SDG&E easement.
An Initial Study, IS-94-19, of possible significant environmental impact, has been conducted by
the Environmental Review Coordinator. A finding of no significant environmental impact has
been recommended and is on file, along with the Initial Study, and the proposed planning and
project documents in the office of the Planning Department. Any petitions to be submitted to
the City Council must be received by the City Clerk's office no later than noon of the hearing
date.
If you wish to challenge the City's action on this proposal 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 at or prior to the public hearing.
For information, contact Amy Wolfe at (619) 691-5101.
SAID PUBLIC HEARING WILL BE HELD BY THE CITY COUNCIL on Tuesday,
August 16, 1994, 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:
FILE:
August 2, 1994
PCM-94-24, PCM-94-27, PCM-93-6, PCZ-94-D, PCS-88-3A
COMPLIANCE WITH AMERICANS WITH DISABILITIES ACT
The City of Chula Vista, in complying with the Americans with Disabilities Act (ADA), requests
individuals who may require special accommodations to access, attend, and/or participate in a City
meeting, activity, or service to request such accommodation at leastfarty-eight hours in advance for
meetings and five days in advance for scheduled services and activities. Please contact the City
Clerk's office for specific information at (619) 691-5041 or Telecommunications Devices for the Deaf
(TDD) (619) 585-5647. California Relay Service is available for the hearing impaired.
I !L - 4/0
PROJECT AREA
..~
s.,
..1.
.
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ORDINANCE NO.
~""C?
AN ORDINANCE OF TIlE CITY COUNCIL OF TIlE CITY OF
CHULA VISTA APPROVING TIlE PREZONING OF 22.7
ACRES OF UNINCORPORATED LAND TO P-C PLANNED
COMMUNITY (PCZ-94-D) AND ADOPTING MITIGATED
. NEGATIVE DECLARATION ON IS-94-19 AND MITIGATION
MONITORING AND REPORTING PROGRAM TIlERETO
I. RECITALS
A. Project Site
WHEREAS, the properties which are the subject matter of this ordinance are
diagrammatically represented on Exhibit 1 attached hereto, and incorporated by
this reference and located northeast of the SDG&E transmission casement, north
of E. Orange Avenue and west of Hunte Parkway adjacent to the community of
Eastlake of the City of Chula Vista ("Project Site"); and
B. Project; Application for Discretionary Approval
WHEREAS, on March 21, 1994, the Eastlake Development Company
("Developer") filed an application requesting prezoning of approximately 22.7
acres of unincorporated land to P-C Planned Community ("Project"); and
C. Prior Discretionary Approval
WHEREAS, the Project Site has been the subject of a General Plan Amendment
(Eastlake Greens GP A 93-2) previously approved by the City Council on
December 14, 1993 by Resolution No. 17039 ("GPA"); and,
D.
plAnning Commission Record on Application
.:
WHEREAS, the pllInning Commission held an advertised public hearing on Aid
project on July 27. 1994. voted to recommend that the City Council approve the
prezone in accordance with the findings and subject to the conditions listed below.
E. City Council Record on Application
WHEREAS. a duly called and noticed public hearing was held before the City
Council of the City of Chula Vista on August 16, 1994, on the Discretionary
Approval Application, and to receive the recommendations of the plAnning
Commission, and to hear public testimony with regard to same; and
1t2./?- /
F. Discretionary Approvals Resolution and Ordinance
WHEREAS, at the same City Council meeting at which this ordinance was
introduced for first reading (August 16, 1994), the City Council of the City of
Chula Vista approved Resolution No. by which it imposed
amendments and conditions on the EastLake n (EastLake 1 Expansion) General
Development Plan, EastLake Greens Sectional Planning Area SPA Plan, EastLake
. Greens Air Quality Improvement Plan, EastLake Greens Water Conservation
Plan, and EastLake Greens Master Tentative Subdivision Map (PCS-88-3), and
introduced for first reading Ordinance No. by which it amended the
EastLake n (EastLake 1 Expansion) Planned Co=unity District Regulations
Land Use District .Map.
NOW, THEREFORE, the City of Chula Vista does hereby fmd, determine and
. ordain as follows:
II. PLANNING COMMISSION RECORD
The proceedings and all evidence introduced before the pl.nning Co=ission at their
public hearing on this Project held on July 27, 1994, and the minutes and resolutions
resulting therefrom, are hereby incorporated into the record of this proceeding.
III. MITIGATED NEGATIVE DECLARATION REVIEWED AND CONSIDERED;
MITIGATION MONITORING AND REPORTING PROGRAM; FINDINGS;
APPROVALS
A. Mitigated Negative Declaration
The City Council of the City of Chula Vista has reviewed, analyzed and
considered the Mitigated Negative Declaration on IS-94-19 (known as Document
No. on me in the Office of the City Clerk) and co=ents thereon, the
environmental impacts therein identified for this project and the Mitigation
Monitoring and Reporting Program ("Program") (known as Document No. _on
me in the Office of the City Clerk) thereon prior to approving the Project. Based
on the Initial Study and co=ents thereon, the Council fmds that there is .no
substantial evidence that the Project will have a significant effect on the
environment and thereby approves the Mitigated Negative Declaration.
B. Mitigation Monitoring and Reporting Program
The City Council of the City of Chula Vista finds that the significant
environmental effect(s) identified in the Mitigation Negative Declaration will be
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reduced to below a level of significance if the mitigation measures in the
Mitigation Monitoring and Reporting Program are implemented. The Mitigation
Monitoring and Reporting Program is hereby approved to ensure that its
provisions are complied with.
IV. CERTIFICATION OF COMPUANCE WITH CEQA
The City Council does hereby fmd that the Mitigated Negative Declaration on IS-94-19
and Mitigation Monitoring and Reporting Program have been prepared in accordance
with requirements of the California Environmental Quality Act, the State EIR Guidelines,
and the Environmental R~view Procedures of the City of Chula Vista.
V. INDEPENDENT JUDGEMENT OF CITY COUNCIL
The City Council fmds that SEIR-86-04 and Addendum and Mitigated Negative
Declaration IS-94-19 reflect the independent judgement of the City of Chula Vista City
Council.
VI. P-C PLANNED COMMUNITY PRE-ZONE FINDINGS
The City Council hereby fmds that the proposed prezoning to P-C Planned Community
is consistent with the City of Chula Vista General Plan, and that public necessity
convenience, the general welfare, and good zoning practice support the prezoning of the
Project Site to P-C Planned Community.
VII. CONDITIONAL PROJECT APPROVAL
The Zoning Maps established by Section 19.18.010 of the Chula Vista Municipal Code
are hereby amended by adding thereto the following prezoning of property pursuant to
Section 19.12.020 of said Code which zoning shall be subject to the General Conditions
set forth herein below and become effective at and upon the date the subject property is
annexed to the City of Chula Vista:
That certain property consisting of approximately 22.7 acres located. northeast of
the SDG&E easement, north of E. Orange Avenue and west of Hunte Parkway
to PC (planned Community) as shown on Exhibit #1 hereto.
VIII. GENERAL CONDmONS OF APPROVAL
The approval of the foregoing prezoning is hereby further conditioned as follows:
A. Project Site is Improved with Project
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\.
Developer, or their successors in interest, shall improve the Project Site with the
Project as described in the Mitigated Negative Declaration, except as modified by
this Ordinance.
B.
Implement Mitigation Measures
Developer shall diligently implement, or cause the implementation of, all
. mitigation measures pertaining to the Project identified in the Mitigated Negative
Declaration.
C. Implement the Mitigl!tion Monitoring and Reporting Program
Developer shall implement, or cause the implementation of, all portions of the
Mitigated Negative Declaration 1S-94-19 Mitigation Monitoring and Reporting
Program.
lX. CONSEQUENCE OF FAILURE OF CONDITIONS
If any of the foregoing conditions fail to occur, of if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to
revoke or modify all approvals herein granted, deny or further condition issuance of all
future building permits, deny, revoke or further condition all certificates of occupancy
issued under the authority of approvals herein granted, institute and prosecute litigation
to compel their compliance with said conditions or seek damages for their violation. No
vested rights are gained by Developer or a successor in interest by the City's approval
of this Ordinance.
X. NOTICE OF DETERMINATION
The City Council directs the Environmental Review Coordinator to post a Notice of
Determination and me the same with the County Clerk.
XI. INVAlIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Resolution is dependent
upon the enforceability of each and every term, provision and condition herein stated;
and that in the event that anyone or more terms, provisions or conditions are determined
by a Court of competent jurisdiction to be invalid, illegal or unenforceable, this
resolution shall be deemed to be automatically revoked and of no further force and effect
ab initio.
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\ XII. EFFECTIVE DATE
This ordinance shall take effect and be in full force on the thirtieth day from and after
its adoption.
Presented by'
Approved as to form by
Robert A. Leiter
Director of Planning
Broce M. Boogaard
City Attorney
M:\bomelplamUng\2072.94
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Eastlake
Business
Center
.-
AREAS BEING
PREZONED
C~I~
D~.
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~ fASTLAKE
.
A Pl.ANNED COMMUNITY IN 1Hl CITY OF CHIlLI. VISTA
CHULA VISTA PLANNING DEPARTMENT
(!) PROJECT DElCRIPTlON:
EXHIBIT ." 1 Prezone of 22.7 acres to
Planned Community (P-C)
SCALE: FILE NUMBER: /.2 rJ ,~
NORTH N/A pez - 94 - D
ORDINANCE NO.
e2 /,~ /
AN ORDINANCE OF TIlE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING AMENDMENTS TO TIlE
EASTLAKE II (EASTLAKE I EXPANSION) PLANNED
COMMUNITY DISTRICT REGULATIONS (LAND USE
DISTRICT MAP ONLY) AND ADOPTING MITIGATED
NEGATIVE DECLARATION ON IS-94-19 AND MITIGATION
MONITORING AND REPORTING PROGRAM THERETO
I. RECITALS
A. Project Site
WHEREAS, the properties which are the subject matter of this ordinance are
diagrammatically represented on Exhibit 1 attached hereto and incorporated by
this reference, and located within the EastLake II (EastLake I Expansion)
Planned Community Area of the City of Chula Vista ("Project Site"); and
B. Project; Application for Discretionary Approval
WHEREAS, on March 21, 1994, the EastLake Development Company
("Developer") flied an application requesting amendments to the EastLake II
(EastLake I Expansion) Planned Community District Regulations (known as
Document No. _ on flIe with the Office of the City Clerk) Land Use
District Map and Land Use District designations of certain areas within the
EastLake Greens Planned Community ("Project").
C. Prior Discretionary Approvals
WHEREAS, the Project Site has been in part the subject matter of a Sectional
Planning Area (SPA) Plan previously approved by City Council Resolution
No. 15199 ("EastLake Greens SPA Plan") and Planned Community (p.C.)
District Regulations previously approved by City Council Ordinance No. 2317
(EastLake II-EastLake I Expansion - Planned Community District Regulations)
on July 18, 1989.
D. Planning Commission Record on Applications
WHEREAS, the Planning Commission held an advertised public hearing on
said project on July 27, 1994, and voted to recommend that the City Council
approve the Planned Community District Regula.tion amendments in
accordance with the findings listed below.
1.2.13'/
(
The proceedings and all evidence introduced before the Planning Commission
at their public hearing on this Project held on July 27, 1994, and the minutes
and resolutions resulting therefrom, are hereby incorporated into the record of
this proceeding.
E.
City Council Record on Applications
WHEREAS, a duly called and noticed public hearing was held before the City
Council of the City of Chula Vista on August 16, 1994, on the Discretionary
Approval Application, and to receive the recommendations of the Planning
Commission, and to hear public testimony with regard to same; and,
F. Discretionary Approvals Resolution and Ordinance
WHEREAS, at the same City Council meeting at which this ordinance was
introduced for first reading (August 16, 1994), the City Council of the City of
Chula Vista approved Resolution No. _ by which it imposed amendments
and conditions on the EastLake II (EastLake I Expansion) General
Development Plan, EastLake Greens Sectional Planning Area SPA Plan,
EastLake Greens Air Quality Improvement Plan, EastLake Greens Water
Conservation Plan, and EastLake Greens Master Tentative Subdivision Map
(pCS-88-3), and introduced for first reading Ordinance No. _ by which it
approved the prewning of 22.7 acres of unincorporated land to P-C Planned
Community (pCZ-94-D).
NOW, THEREFORE, the City of Chula Vista does hereby find, determine and ordain
as follows:
II. MITIGATED NEGATIVE DECLARATION REVIEWED AND CONSIDERED;
MITIGATION MONITORING AND REPORTING PROGRAM; FINDINGS;
APPROVALS
A. Mitigated Negative Declaration
The City Council of the City of Chula Vista has reviewed, analyzed and
considered Mitigated Negative Declaration IS-94-19 (known as Document No.
_ on me in the Office of the City Clerk), the environmental impacts therein
identified for this project and the Mitigation Monitoring and Reporting
Program ("Program") (known as Document No. on me in the Office
of the City Clerk) thereon prior to approving the Project. Based on the Initial
Study and comments thereon, the Council finds that there is no substantial
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I.
evidence that the Project Vlill have a significant effect on the environment and
thereby approves the Mitigated Negative Declaration.
B.
Mitigation Monitoring and Reporting Program
The City Council of the City of Chula Vista finds that the significant
environmental effect(s) identified in the Mitigation Negative Declaration will
be reduced to below a level of significance if the mitigation measures in the
Mitigation Monitoring and Reporting Program are implemented. The
Mitigation Monitoring and Reporting Program is hereby approved to ensure
that its provisi9ns are complied with.
m. CERTIFICATION OF COMPUANCE WITH CEQA
The City Council does hereby fmd that the Mitigated Negative Declaration on IS-94-
19 and Mitigation Monitoring and Reporting Program have been prepared in
accordance with requirements of the California Environmental Quality Act, the State
EIR Guidelines, and the Environmental Review Procedures of the City of Chula Vista.
IV. INDEPENDENT JUDGMENT OF CITY COUNCIL
The City Council fmds that the Mitigated Negative Declaration on IS-94-19 reflect the
independent judgment of the City of Chula Vista City Council.
V. FINDINGS FOR P-C PLANNED COMMUNITY ZONE AMENDMENTS
The City Council hereby fmds that the proposed amendment to the EastLake IT
(EastLake I Expansion) Planned Community District Regulations are consistent with
the City of Chula Vista General Plan, and public necessity, convenience, the general
welfare, and good zoning practice support the amendments.
VI. CONDITIONAL APPROVAL OF ZONE AMENDMENTS
The City Council does hereby approve the Planned Community District Regulation
amendment to the Land Use District Map, subject to the General Conditions set forth
below.
VIT. GENERAL CONDmONS OF APPROVAL
The approval of the foregoing Planning Community District Regulation amendment
which is stated to be conditioned on "General Conditions" is hereby conditioned as
follows:
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A. Project Site is Improved with Project
Developer, or their successors in interest, shall improve the Project Site with
the Project as described in the Mitigated Negative Declaration, except as
D;1odified by this Ordinance.
B. Implement Mitigation Measures
Developer shall diligently implement, or cause the implementation of the
Mitigation Monitoring and Reporting Program pertaining to the Project
identified in the; Mitigated Negative Declaration on IS-94-19.
C. Implement the Mitigation Monitoring and Reporting Program
Developer shall implement, or cause the implementation of the Mitigation
Monitoring and Reporting Piogram pertaining to the Project.
D. Contingent Upon Annexation
Approval of the Land Use District Map boundary adjustment and land use
district designations for unincorporated areas is contingent and shall become
fmal upon annexation of said properties to the City of Chula Vista.
VIII. CONSEQUENCE OF FAILURE OF CONDmONS
If any of the foregoing conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the rightto
revoke or modify all approvals herein granted, deny or further condition issuance of
all future building permits, deny, revoke or further condition all certificates of
occupancy issued under the authority of approvals herein granted, institute and
prosecute litigation to compel their compliance with said conditions or seek damages
for their violation. No vested rights are gained by Developer or a successor in
interest by the City's approval of this Resolution.
IX. NOTICE OF DETERMINATION
The City Council directs the Environmental Review Coordinator to post a Notice of
Determination and file the same with the County Clerk.
x. INVAlIDITY; AUTOMATIC REVOCATION
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1,).13 .. 'I
It is the intention of the City Council that its adoption of this Ordinance is dependent
upon the enforceability of each and every term, provision and condition herein stated;
and that in the event that anyone or more terms, provisions or conditions are
determined by a Court of competent jurisdiction to be invalid, illegal or
unenforceable, this resolution shall be deemed to be automatically revoked and of no
further force and effect ab initio.
XI. EFFECTIVE DATE
This ordinance shall take effect and be in full force on the thirtieth day from and after
its adoption.
Presented by
Robert A. Leiter
Director of Planning
(f:lhomolp!annin&IEL2p=&.ord)
Approved as to form by
Bruce M. Boogaard
City Attorney
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PROPOSED
Land Use
Districts
[] Areas being amended
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A PlMNED Cot.'M..NlTY fr( EASlI.AKE llEVElOI'MfNI co
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I CHULA VISTA PLANNING DEPARTMENT
C) PROJECT DESCRIPTION:
EXHIBIT.,. 1 );J.8,& Eastlake II (Eastlake I Expansion)
Planned Community District
SCALE: FILE NUMBER: Regulations Land Use Districts
NORm NIA PCM-94-24 Map Amendment
RESOLUTION NO.
J '7&/~
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA APPROVING AND IMPOSING AMENDMENTS AND
CONDITIONS ON THE EASTLAKE II (EASTLAKE 1 EXPANSION)
GENERAL DEVELOPMENT PLAN, EASTLAKE GREENS
SECTIONAL PLANNING AREA (SPA) PLAN, EASTLAKE GREENS
AIR QUALITY IMPROVEMENT PLAN, EASTLAKE GREENS
WATER CONSERVATION PLAN AND EASTLAKE GREENS
MASTER TENTATIVE SUBDMSION MAP (pCS-88-3) AND
ADOPTING MITIGATED NEGATIVE DECLARATION ON IS-94-19
AND MITIGATION MONITORING AND REPORTING PROGRAM
I. RECITALS
A. Project Site
WHEREAS, the properties which are the subject matter of this resolution are
diagrammatically represented in Exhibit 1 and 2 attached hereto and
incorporated by this reference, identified as the EastLake General Development
Plan Area and EastLake Greens SPA Plan Area, and located in part in the City
of Chula Vista ("Project Site") and,
B. Project; Application for Discretionary Approval
WHEREAS, on March 21, 1994, the EastLake Development Company
("Developer") filed applications for an amendment to: 1) the EastLake II
(EastLake 1 Expansion) General Development Plan (known as Document No.
_ on file with the Office of the City Clerk), 2) the EastLake Greens Sectional
Planning Area Plan (known as Document No. _ on file with the Office of
the City Clerk), 3) the EastLake Greens Air Quality Improvement Plan (known
as Document No. on file with the Office of the City Clerk), 4) the
EastLake Greens Water Conservation Plan (known as Document No. -on
file with the Office of the City Clerk), and 5) the EastLake Greens Master
Tentative Map (known as Document No. on file with the Office of the
City Clerk) ("Project"); and,
C. Prior Discretionary Approvals
WHEREAS, the development of the Project Site has been the subject matter of
1) a General Development Plan, EastLake II (EastLake 1 Expansion) General
Development Plan previously approved by City Council Resolution No. 15198
("GDP"); 2) the EastLake Greens Sectional Planning Area Plan, previously
adopted by City Council Resolution No. 15199; (SPA) and 3) a Tentative
Subdivision Map previously approved by City Council Resolution No. 15200
(TSM) Chula Vista Tract 88-3, all approved on July 18, 1989; and, 4) an Air
I~C- /
.
Quality Improvement Plan (Eastlake Greens Air Quality Improvement Plan) and
5) a Water Conservation Plan (EastLake Greens and Water Conservation Plan),
both previously approved by the City Council on November 24, 1992, by
Resolution No. 16898; and
D. Planning.Commission Record on Application
WHEREAS, the Planning Commission held an advertised public hearing on said
project on July 27, 1994, and voted to recommend that the City Council approve
the Project, based upon the findings and subject to the conditions listed below.
E. City Council Record of Applications
WHEREAS, a duly called and noticed public hearing was held before the City
Council of the City of Chula Vista on August 16, 1994, on the Discretionary
Approval Applications, and to receive the recommendations of the Planning
Commission, and to hear public testimony with regard to same; and,
F. Discretionary Approvals Ordinances
WHEREAS, at the same City Council meeting at which this Resolution was
approved (August 16, 1994), the City Council of the City of Chula Vista
approved for first reading Ordinance No. prezoning 22.7 acres of
unincorporated land to P-C (planned Community) and Ordinance No.
amending the Eastlake n (Eastlake I Expansion) Planned Community District
Regulations Land Use District Map.
NOW, THEREFORE, BE IT RESOLVED that the City Council does hereby frod,
determine and resolve as follows:
n. PLANNING COMMISSION RECORD
The proceedings and all evidence introduced before the Planning Commission at their
public hearing on this project held on July 27, 1994, and the minutes and resolutions
resulting therefrom, are hereby incorporated into the record of this proceeding.
m. MITIGATED NEGATIVE DECLARATION REVIEWED AND. CONSIDERED;
MITIGATION MONITORING AND REPORTING PROGRAM; FINDINGS;
APPROVALS
A. Mitigated Negative Declaration
The City Council of the City of Chula Vista has reviewed, analyzed and
considered Mitigated Negative Declaration on IS-94-19 (known as Document
No. _ on file in the Office of the City Clerk) and comme~ thereon, the
-2-
;J.c-.;..
environmental impacts therein identified for this project and the Mitigation
Monitoring and Reporting Program ("Program") (known as Document No. -
on me in the Office of the City Clerk) thereon prior to approving the Project.
Based on the Initial Study and comments thereon, the Council fmds that there
is no substantial evidence that the Project will have a significant effect on the
environment and thereby approves the Mitigated Negative Declaration.
B.' Mitigation Monitoring and Reporting Program
The City Council of the City of Chula Vista frods that the significant
environmental effect(s) identified in the Mitigation Negative Declaration will be
reduced to below a level of significance if the mitigation measures in the
Mitigation Monitoring and Reporting Program are implemented. The Mitigation
Monitoring and Reporting Program is hereby approved to ensure that its
provisions are complied with.
IV. CERTIFICATION OF COMPliANCE WITIl CEQA
The City Council does hereby fmd that the Mitigated Negative Declaration on IS-94-19
and Mitigation Monitoring and Reporting Program have been prepared in accordance
with requirements of the California Environmental Quality Act, the State ElR
Guidelines, and the Environmental Review Procedures of the City of Chula Vista.
V. INDEPENDENT JUDGMENT OF CITY COUNCIL
The City Council frods that Mitigated Negative Declaration IS-94-19 reflects the
independent judgment of the City of Chula Vista City Council.
VI. GDP FINDINGS
A. TIlE PROPOSED DEVELOPMENT AS DESCRIBED BY TIlE GENERAL
DEVELOPMENT PLAN IS IN CONFORMITY WITIl TIlE PROVISIONS OF
TIlE CHULA VISTA GENERAL PLAN.
The amended EastLake n (EastLake I Expansion) General Development Plan
reflects land use densities and circulation system design that are consistent with
the Chula Vista General Plan Land Use and Circulation Elements.
B. A PLANNED COMMUNITY DEVELOPMENT CAN BE INITIATED BY
ESTABliSHMENT OF SPECIFIC USES OR SECTIONAL PLANNING
AREA PLANS WITIIIN TWO YEARS OF TIlE ESTABliSHMENT OF TIlE
PLANNED COMMUNITY ZONE.
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/.2C-,3
A SPA Plan has already been approved for the development of the planned
community and amendments thereto conforming to the amended GDP are
included in the Project.
C. IN. TIIE CASE OF PROPOSED RESIDENTIAL DEVELOPMENT. THAT
SUCH DEVELOPMENT WILL CONSTITUTE A RESIDENTIAL
ENVIRONMENT OF SUSTAINED DESlRABlllTY AND STABlllTY; AND
THAT IT WILL BE IN HARMONY WITH OR PROVIDE COMPATIBLE
VARIETY TO TIIE CHARACTER OF TIIE SURROUNDING AREA. AND
THAT TIIE SITES PROPOSED FOR PUBUC FACIUTIES. SUCH AS
SCHOOLS. PLAYGROUNDS AND PARKS. ARE ADEQUATE TO SERVE
THE ANTICIPATED POPULATION AND APPEAR ACCEPTABLE TO TIIE
PUBUC AUTHORITIES HAVING JURISDICTION THEREOF.
The residential densities and tranSfers reflected on the amended GDP are
compatible with the pattern and character of development approved with the
original GDP, and can be adequately served by the public facilities incorporated
therein.
D. IN TIIE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES.
THAT SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA.
LOCATION, AND OVER-ALL DESIGN TO THE PURPOSE INTENDED;
THAT THE DESIGN AND DEVELOPMENT STANDARDS ARE SUCH AS
TO CREATE A RESEARCH OR INDUSTRIAL ENVIRONMENT OF
SUSTAINED DESIRABIUTY AND STABIUTY; AND. THAT SUCH
DEVELOPMENT WILL MEET PERFORMANCE STANDARDS
EST ABUSHED BY THIS TITLE.
The amendments do not involve areas planned for industrial or research uses.
E. IN THE CASE OF INSTITUTIONAL, RECREATIONAL. AND OTHER
SIMILAR NONRESIDENTIAL USES, THAT SUCH DEVELOPMENT WILL
BE APPROPRIATE IN AREA. LOCATION AND OVER-ALL pLANNING
TO THE PURPOSE PROPOSED. AND THAT SURROUNDING AREAS ARE
PROTECTED FROM ANY ADVERSE EFFECTS FROM SUCH
DEVELOPMENT.
The amendments to the trails program will contribute to a less hazardous and .
thus improved recreational amenity which will have less potential to conflict
with surrounding development.
F. TIIE STREETS AND THOROUGHFARES PROPOSED ARE SUITABLE
AND ADEQUATE TO CARRY TIIE ANTICIPATED TRAFFIC THEREON.
-4- /.l.C.'i
The revised alignment of E. Orange Avenue reflected on the amended GDP is
consistent with the alignment approved with the recent General Plan Amendment
for the area.
G. ANY PROPOSED COMMERCIAL DEVELOPMENT CAN BE JUSTIFIED
ECONOMICALLY AT THE LOCATION(S) PROPOSED AND WILL
PROVIDE ADEQUATE COMMERCIAL FACILITIES OF THE TYPES
NEEDED AT SUCH PROPOSED LOCATION(S).
The amendments ,do not involve areas planned for commercial uses.
H. THE AREA SURROUNDING SAID DEVELOPMENT CAN BE PLANNED
AND ZONED IN COORDINATION AND SUBSTANTIAL COMPATIBILITY
WITH SAID DEVELOPMENT.
The amendments are consistent with the previously approved plans and
regulations applicable to surrounding areas.
VII. SPA FINDINGS
A. THE SECTIONAL PLANNING AREA PLAN AS AMENDED IS IN
CONFORMITY WITH THE EASTLAKE II (EASTLAKE I EXPANSION)
GENERAL DEVELOPMENT PLAN AND THE CHULA VISTA GENERAL
PLAN.
The amended EastLake Greens Sectional Planning Area Plan reflects land use.
circulation system, and public facilities that are consistent with the EastLake II
(EastLake I Expansion) General Development Plan and the Chula Vista General
Plan.
B. THE EASTLAKE GREENS SECTIONAL PLANNING AREA PLAN. AS
AMENDED WILL PROMOTE THE ORDERLY SEQUENTIALlZED
DEVELOPMENT OF THE INVOLVED SECTIONAL pLANNING AREA.
The SPA Plan. as amended allows. in the context of market demand a more
logical transition of constrUction within the EastLake Greens Planned
Community. consistent with the phasing of internal and external infrastructure.
and the amendments have been found to be consistent with the EastLake II
(EastLake I Expansion) Public Facilities Financing Plan. Air Quality
Improvement Plan. and Water Conservation Plan.
C. THE OTC SECTIONAL pLANNING AREA PLAN AS AMENDED WILL
NOT ADVERSELY AFFECT ADJACENT LAND USE. RESIDENTIAL
ENJOYMENT. CIRCULATION. OR ENVIRONMENTAL QUAUTY.
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The land uses within the EastLake Greens SPA area represent the same uses
approved by the EastLake D (EastLake I Expansion) General Development Plan.
Vlll. TENTATIVE SUBDMSION MAP FINDINGS
A. PuXsuant to Government Code Section 66473.5 of the Subdivision Map Act, the
City Council fmds that the Tentative Subdivision Map as conditioned herein for
EastLake Greens, Chula Vista Tract No. PCS-88-3 is in conformance with the
elements of the City's General Plan, based on the following:
a. Land Use Element
The General Plan designates the EastLake Greens residential areas for
Low-Medium (3-6 dulac) density development. The proposed addition
of 22.7 acres at the mid-point of the Low-Medium density range (4.5
du/ac) is consistent with the previously approved land use .intensity.
The project, as conditioned, provides a wide landscape buffer along the
north side of E. Orange Avenue, in conformance with landform grading
and scenic highway principles of the General Plan.
b. Circulation Element
All of the on-site and off-site public streets required to serve the
subdivision will be constrUcted or D1F fees paid by the developer in
accordance with the EastLake Greens Public Facilities Financing Plan
and Development Agreement.
Bicycle paths have been incorporated within the EastLake Greens
community area and will be constrUcted as part of the project.
c. Housing Element
The proposed project will provide a minimum of 10% affordable
housing including a mix of housing types and lot sizes for siDgle-familY,
townhouses, condominium and various apartment densities that will
provide a wide spectrum of housing prices for persons of various
incomes.
d. Parks and Recreation Element
The subdivision will provide approximately 37.4 acres of improved
community and neighborhood parks in accordance with locations and
standards of the General Plan. The required park acreage for EastLake
Greens is 26.6 acres.
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e. Public Facilities Element
The project is obligated in the conditions of approval to participate in
providing the water facilities, wastewater facilities and drainage facilities
required by the policies of the General Plan.
Public building sites are included within the subdivision; however, these
sites will not be affected by the proposed amendment.
f. Open Space and Conservation Element
The proposed subdivision is in conformance with the goals and policies
of the General Plan element for this site.
g. Safety Element
The project site is considered a seismically active area, although there
are no known active faults on or adjacent to the property. The fire
protection facilities and services needed to serve the project have been
reviewed by the Fire Department. Other emergency service agencies
have reviewed the proposed subdivision for conformance with safety
policy. The Project, as amended, will not increase the need for
additional police and fire personnel.
h. Noise Element
Noise mitigation measures included in the Environmental Impact Report
SElR-86-04 and Mitigated Negative Declaration 15-94-19 adequately
. address the noise policy in the General Plan. All dwelling units within
the project will be required to be designed so as to not exceed the
interior noise level of 45 dBA. Additionally, all exterior private open
space will be shielded by a combination of earth, berm, wall, and/or
buildings to achieve a 65 dBA noise level for outside private areas.
B. Pursuant to Section 66412.3 of the Subdivision Map Act, the Council certiftes
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.
C. The configuration, orientation and topography of the site partia1ly allows for the
optimum siting of lots for passive or natural heating and cooling opportunities
as required by Government Code Section 66473.1.
D. The site is physically suitable for residential development and the proposal
conforms to all standards established by the City for such projects.
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X.
GENERAL CONDITIONS OF APPROVAL
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The approval of the foregoing Discretionary Approvals Amendments which are stated
to be conditioned on "General Conditions" are hereby conditioned as follows:
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A. Project Site is Improved with Project
Developer, or their successors in interest, shall improve the Project Site with the
Project as described in the Mitigated Negative Declaration, except as modified
by this Resolution.
B. Implement Mitigation Measures
Developer shall diligently implement, or cause the implementation of, all
mitigation measures pertaining to the Project identified in the Mitigated Negative
Declaration and Mitigation Monitoring and Reporting Program.
C. Implement the Mitigation Monitoring and Reporting Program
Developer shall implement, or cause the implementation of, all portions of the
Mitigation Monitoring and Reporting Program pertaining to the Project and
Mitigated Negative Declaration 15-94-19.
D. Update Documents
Twenty-five (25) copies of replacement pages, exhibits, maps and plans
reflecting the amendments approved herein shall be submitted to the Planning
Department within two weeks of approval of this resolution.
XI. SPECIAL CONDITIONS OF APPROVAL
A. Sectional Planning Area (SPA) Plan
1. Final assessment and determination of parkland requirements for single
family detached condominium developments shall be conducted during
the Design Review and/or Tentative Map processing stage of each
individual project. Updated cumulative parkland data shall be submitted
with each development proposal to the Director of Parks and Recreation
for review and approval.
2. Final Golf Course Trail and Golf Course Vista Point design shall be
subject to review and approval by the Director of Parks and Recreation
.and the Director of Planning. Detailed design information for the
"Vista Points" shall be submitted for review in conjunction with the
associated parcelS within which they are located. Said .Vista Points.
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shall be improved prior to or concurrently with each development
proposal.
B. Tentative Subdivision Map Conditions
Prior to approval of the associated/applicable final map, unless otherwise
indicated, the developer shall:
GENERALIPRELIMINARY
1. Comply with all unfulfilled condition of approval of the Eastlake Greens
Tentative Map, Chula Vista Tract 88-3 established by Resolution No.
15200 approved by Council on July 18, 1989.
2. If phasing is proposed within an individual map or through multiple
fInal maps, submit and obtain approval for a development phasing plan
by the City Engineer and Director of Planning prior to approval of any
fInal map which includes phasing. Improvements, facilities and
dedications to be provided with each phase or unit of development shaH
be as determined by the City Engineer and Director of Planning. The
City reserves the right to conditionally approve each final map with the
requirement to provide improvements, facilities andlor dedications as
necessary to provide adequate circulation and to meet the requirements
of police and fIre departments. The City Engineer and Planning
Director may, at their discretion. modify the sequence of improvement
construction should conditions change to warrant such revision.
STREETS. RIGHTS-OF-WAY AND IMPROVEMENTS
3. Dedicate on-site and off-site street right-of-way for the construction of
East Orange Avenue from its intersection with Hunte Parkway to the
westerly subdivision boundary.
4. Design southerly knucIde on Street PP to conform to City design
standards.
5. Provide to the City a letter from Otay Municipal Water District
indicating that the assessmentslbonded indebtedness for all parcels
dedicated to the City have been paid or that no assessments exist on the
parcel(s).
6. Present written verifIcation to the City Engineer from Otay Water
District that the subdivision will be provided adequate water service and
long term water storage facilities.
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7.
Grant to the City a 10-foot wide utility easement adjacent to the street
right-of-way within the open space lots in Units 4, 10, 12, 15, 18, 21-
23,26,27,30,31, or as approved by the City Engineer.
(
8. Construct an 8' wide sidewalk for the Golf Course Neighborhood Trail
as shown on the EastLake Greens Trails Plan along the following
streets:
a. South Greensview Drive - from Clubhouse Drive to Hunte
Parkway.
b. Hunte Parkway - from So. Greensview Drive to the southerly
boundary of Unit 27.
c. Clubhouse Drive - along the northerly boundary of Unit 27.
Provide additional right-of-way and/or easements as required by the City
Engineer for installation of utilities, street lights, and fire hydrants.
9. Provide for the maintenance of the proposed sewer pump station on East
Orange Avenue in accordance with Council Policy # 570-03 adopted by
Resolution 17491, and the Agreement to Provide Sewer Pump Station
Maintenance for the Eastiake Greens and amendments thereto.
10. Construct South Greensview Drive from the southeasterly limits of Unit
20 to the easterly limits of Unit 38 as shown on the approved revised
tentative map when the Average Daily Trips measured on Silverado
immediately south of Clubhouse Drive exceeds 1200.
11. Prior to the approval of each final map for the subject development
acquire all off-site right-of-way necessary for the installation of the
required improvements for that subdivision. Notify the City at least 60
days prior to consideration of a Final Map by City if off-site right-of-
way cannot be obtained for the improvements. (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. Have all easements and/or right-of-way documents and plats
prepared and appraisals complete which are necessary to
commence condemnation proceedings.
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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. Pay the full cost, both direct and indirect, of acquiring off-site
right-of-way or easements required.
The requirements of a,b and c above shall be satisfied prior to approval
of the final map for which the off-site right-of-way or easements are
required.
All off-site requirements which fall under the purview of Section
66462.5 of the State Subdivision Map Act will be waived if the City
does not comply with the 120 day time limitation specified in the section
of the Act.
(This condition supersedes Condition of Approval No. 19 for the
Eastlake Greens Tentative Map approved by City Council Resolution
No. 15200).
12. Street sections shall be revised to reflect current street design standards.
Street design standards shall be applicable to future streets.
GRADING/DRAINAGE
13. Obtain easements in favor of City for off-site detention basin and storm
basin near East OrangefHunte Parkway intersection as required by City
Engineer.
14. Grade 20 foot wide landscape buffer along East Orange Avenue at 5:1
ratio.
15. Relocate detention basin storm drain outlet beyond toe of southerly
slope of East Orange Avenue grading. .
16. Provide energy dissipators at all storm drain outlets as required by the
City Engineer to maintain no~rosive flow velocities.
17. Design and line desilting basins with concrete to the satisfaction of the
City Engineer.
18. Provide an updated soils report or an addendum to the original
document prepared by a registered engineer, as required by the City
Engineer.
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OPEN SP ACE/ASSESSMENTS
19. Agree to grant in fee to the City public access easements over paved
walkways to Golf Course Trail vista points as approved by the City
Engineer and the Director of Parks & Recreation Department.
. 20. Request annexation into Eastlake Maintenance District #1 of all areas
within the tentative map boundary not currently included in the district
prior to approval of the first imal map which includes said areas.
Deposit $3,000 to initiate annexation proceedings. Pay all costs of
proceedings.
21. Grant in fee to the City all open space lots shown on the approved
tentative map to be granted to the City and execute and record a deed
for each lot.
22. Submit a list of all facilities located on open space lots proposed to be
maintained by the existing Eastlake Maintenance District No. 1. This
list shall include a description, quantity and unit price per year for the
perpetual maintenance of all facilities located on open space lots to
include but not be limited to: walls, fences, water fountains, lighting
structures, paths, access roads, drainage structures and landscaping.
Only those items on an open space lot are eligible for open space
maintenance. Each open space lot shall also be broken down by the
number of acres of turf, irrigated, and non-irrigated open space to aid
the estimation of a maintenance budget thereof.
23. Design landscape buffer for erosion control adjacent to the right-of-way
of East Orange Avenue with plant species requiring no permanent
irrigation and maintain/replace plantings as necessary for an
establishment period of one year or as extended by the City T Jlnd<C'.ape
Architect, City Engineer and Director of Parks & Recreation. Prior to
approval of the preliminary landscaping plans, which include portions
of or the entire landscape buffer, provide to the City a bond in an
amount approved by the City T JlM<C'.ape Architect to guarantee
installation maintenance of said l~nrl<C'.aping. .
24. Pay additional fees on a fair-share basis into the Assessment District
Numbers 90-3. 91-1 or other applicable assessment districts due to
additional units approved subsequent to District formation.
25. Make payment to reduce the debt on any parcels whose density is lower
than assumed for the assessment districts at the time of District
formation.
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26. Pay all costs associated with apportionment of assessments for all City
assessment districts as a result of subdivision of lands within the project
boundary. Request apportionment and provide a deposit to the City
estimated at $4O/unitldistrict to cover costs prior to approval of a fInal
map for the unit being flnaled.
27. Prepare a disclosure form to be signed by the home buyer
acknowledging that additional fees have been paid into the Assessment
District or the Transportation DIF Fund, and that these additional fees
are reflected in the purchase price of the home for those units which
have a density change from that indicated in the assessment district's
Engineer's Report.
28. Submit all disclosure forms for the approval of the City Engineer.
29. The configuration of open space lot "DDD" shall be maintained as
originally approved.
30. The Tentative Subdivision Map shall be revised to incorporate a 75'
wide (average) landscape buffer along the north side of East Orange
Avenue.
31. The 75' wide landscape buffer along East Orange Avenue shall be
graded in accordance with City landform grading principles and shall be
subject to review and approval by the City Landscape Architect. A
landscape planes) for the subject scenic highway buffer shall be
submitted to the City Landscape Architect prior to or concurrently with
the first Tentative Subdivision Map or other site plan review application
submitted for Parcel R-I0 or R-12.
AGREEMENTS
Enter into an agreement with the City whereby the developer agrees to:
32. Defend, indemnify and hold harmless the City and its agents, officers
and employees, from any claim, action or pror....ning against the City,
or its agents, officers or employees to attack, set aside, void or annul
any approval by the City, including approval by its Planning
Commission, City Council or any approval by its agents, officers, or
employees with regard to this subdivision provided the City promptly
notifIes the subdivider of any claim, action or proc....ning and on the
further condition that the City fully cooperates in the defense.
33. Hold the City harmless from any liability for erosion, siltation or
increase flow of drainage resulting from this project.
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34. Insure that all franchised cable television companies ("Cable Company")
are permitted equal opportunity to place conduit and provide cable
television service to each lot within the subdivision. Restrict access to
the conduit to only those franchised cable television companies who are,
and remain in compliance with, all of the terms aIid conditions of the
franchise and which are in further compliance with all other rules,
regulations, ordinances and procedures regulating and affecting the
operation of cable television companies as same may have been, or may
from time to time be issued by the City of Chula Vista.
35. Comply with the terms and conditions of the AcquisitionIFinancing
Agreement for Assessment district 94-1, CO 94-064, approved by
Council Resolution R17483 as said terms and conditions may be
applicable to this development.
MISCELLANEOUS
36. Tie the boundary of the subdivision to the California System -Zone VI
(1983).
37. Submit copies of Final Maps in a digital format such as (DXF) graphic
file prior to approval of each Final Map. Provide computer aided
Design (CAD) copy of the Final Map based on accurate coordinate
geometry calculations and submit the information in accordance with the
City Guidelines for Digital Submittal in duplicate on 5-112 HD floppy
disk prior to the approval of each Final Map.
38. Update the Eastlake Greens Public Facilities fInancing Plan as required
by Chapter V of said approved document.
39. Fire hydrants shall be installed and operable and fIre access roads shall
be usable prior to delivery of any combustible construction materials.
40. A wildland fuel modifIcation program may be required on interface
areas between residences and open space. .
XII. CODE REQUIREMENT REMINDERS
1. Comply with all applicable sections of the Chula Vista Municipal Code.
Preparation of the Final Map and all plans shall be in accordance with
the provisions of the Subdivision Map Act and the City of Chula Vista
current standards. Subdivision Ordinance and Subdivision Manual.
2. File flow of 1,000 gpm shall be mll;ntained within the Project area.
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3.
Fire Department access roads shall be a minimum of 20' wide and
constructed with an all-weather driving surface.
I
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XIII. CONSEQUENCE OF FAILURE OF CONDITIONS
If any of the foregoing conditions fail to occur, or if they are, by their tenDS, to be
implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their tenDS, the City shall have the right to
revoke or modify all approvals herein granted, deny or further condition issuance of
all future building permits, deny, revoke or further condition all certificates of
occupancy issued under the authority of approvals herein granted, institute and
prosecute litigation to compel their compliance with said conditions or seek damages
for their violation. No vested rights are gained by Developer or a successor in interest
by the City's approval of this Resolution.
XIV. NOTICE OF DETERMINATION
The City Council directs the Environmental Review Coordinator to post a Notice of
Determination and file the same with the County Clerk.
xv. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Resolution is dependent
upon the enforceability of each and every term, provision and condition herein stated;
and that in the event that anyone or more tenDS, provisions or conditions are
determined by a Court of competent jurisdiction to be invalid, illegal or unenforceable,
this resolution shall be deemed to be automatically revoked and of no further force and
effect ab initio.
Presented by
Approved as to form by
Bruce M. Boogaard
City Attorney
Robert A. Leiter
Director of Planning
(f:_~'''')
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General
Development
Plan
(PROPOSED)
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o Areas being amended
~ EASTLAKE
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eHULA VISTA PLANNING DEPARTMENT 1
C!) "IOJECT OUC,I\'TION:
EXHmIT ." 1 Eastlake D (Eastlake I Expansion)
General Development PIaD
IC4LE: FILE NUMIEII: Amendment /.;. C ... / .
NORlt1 N/A peM . 94 . 24
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GREENS 0 Parcels being amended
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CHULA VISTA PLANNING DEPARTMENT
C) PROJECT DESCRIPTION:
EXHIBIT +2 Eastlake Greens Sectional Planning
Area (SPA) Plan Amendment
.
BCALE: FILE NUMBER: /1..(' -/7
NORTH N/A PCM - 94 - 27
.