HomeMy WebLinkAboutReso 2007-299
RESOLUTION NO. 2007-299
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA ADOPTING THE MITIGATED NEGATIVE
DECLARATION AND MITIGATION MONITORING AND
REPORTING PROGRAM IS-07-015; APPROVING
AMENDMENTS TO THE CITY'S GENERAL PLAN, THE
EASTLAKE II GENERAL DEVELOPMENT PLAN, THE
EASTLAKE BUSINESS CENTER II SUPPLEMENTAL
SECTIONAL PLANNING AREA PLAN, PUBLIC FACILITIES
FINANCING PLAN AND ASSOCIATED REGULATORY
DOCUMENTS FOR 44 ACRES AT THE NORTHEAST,
NORTHWEST AND SOUTHWEST CORNERS OF FENTON
STREET AND SHOWROOM PLACE WITHIN THE
EASTLAKE BUSINESS CENTER
1. RECITALS
A. Project Site
WHEREAS, the areas of land which are the subject of this Resolution are
diagrammatically represented in Exhibit "A" attached to and incorporated into this
Resolution, and commonly known as EastLake Business Center II, and for the
purpose of general description herein consists of 44 acres subdivided into 3 separate
properties: (I) Area A consists of 16.7 acres located at the eastern portion of the
Business Center, at the northeast comer of Fenton Street and Showroom Place and
contains the existing (Phase I) 234,000 EastLake Design District; (2) Area B
consists of 17.7 acres located at the northwest comer of Fenton Street and
Showroom Place. Area B is currently vacant; and, (3) Area C, located south of
Fenton Street, consists of9.6 acres and is currently vacant (Project Site); and
B. Project; Application for Discretionary Approvals
WHEREAS, a duly verified application was filed with the City of Chula
Vista Planning and Building Department on September II, 2006, by IRE
Development (Applicant), requesting amendments to the City's General Plan, the
EastLake II General Development Plan, the EastLake Business Center II
Supplemental SPA Plan, the Planned Community District Regulations and
associated regulatory documents, including design guidelines, Public Facilities
Financing Plan, Air Quality Improvement Plan and Water Conservation Plan for
the Project Site (Project); and
Resolution No. 2007-299
Page 2
C. Prior Discretionary Approvals
WHEREAS, development of the Project Site has been the subject matter
of various entitlements and agreements, including: (I) amended EastLake II
General Development Plan (GDP) approved by City Council Resolution No.
2005-288 on August 23, 2005; (2) Business Center II Supplemental SPA
approved by City Council Resolution No. 19666 on November 16,1999; and, (3)
amended EastLake II Planned Community District Regulations approved by City
Council Ordinance No. 3018 on September 13,2005; and
D. Environmental Determination
WHEREAS, the Environmental Review Coordinator has reviewed the
proposed project for compliance with the California Environmental Quality Act
(CEQA) and has conducted an Initial Study, IS-07-015 in accordance with the
California Environmental Quality Act. Based upon the results of the Initial Study,
the Environmental Review Coordinator has determined that the project could
result in significant effects on the environment. However, revisions to the project
made by or agreed to by the applicant would avoid the effects or mitigate the
effects to a point where clearly no significant effects would occur; therefore, the
Environmental Review Coordinator has prepared a Mitigated Negative
Declaration,IS-07-015.
E. Planning Commission Record of Application
WHEREAS, the Planning Commission set the time and place for a hearing on
the Project, and notice of the hearing, together with its purpose, was given by its
publication in a newspaper of general circulation in the City, and its mailing to property
owners within 500 ft. of the exterior boundary of the Project Site at least ten (J 0) days
prior to the hearing; and
WHEREAS, the Planning Commission held an advertised public hearing on
the Project on November 28, 2007, and voted 5-0-1-1 to forward a recommendation
to the City Council on the Project; and
WHEREAS, the proceedings and all evidence introduced before the
Planning Commission at the public hearing on the Project held on November 28,
2007, and the minutes and resolution resulting therefrom, are incorporated into the
record of this proceedings; and
F. City Council Record of Application
WHEREAS, the City Clerk set the time and place for the hearing on the
Project application and notices of said hearings, together with its purposes given by
its publication in a newspaper of general circulation in the city, and its mailing to
property owners within 500 ft. of the exterior boundaries of the Project Site at least
ten (10) days prior to the hearing; and
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Resolution No. 2007-299
Page 3
WHEREAS, the duly called and noticed pubic hearing on the Project was
held before the City Council of the City of Chula Vista on December 18, 2007, in
the Council Chambers in the City Hall, Chula Vista Civic Center, 276 Fourth
Avenue, at 6:00 p.m. to receive the recommendations of the Planning Commission,
and to hear public testimony with regard to the same.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Chula Vista
that it finds, determines, and resolves as follows:
II. CERTIFICATION OF COMPLIANCE WITH CEQA
The City Council finds that, in the exercise of their independent review and judgment, the
Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program
(lS-07 -015), in the form presented, has been prepared in accordance with requirements of
the California Environmental Quality Act and the Environmental Review Procedures of
the City of Chula Vista and adopts Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program (IS-07-015).
III. APPROVAL OF GENERAL PLAN AMENDMENT
The City Council approves the amendments to the Chula Vista General Plan Land Use
Diagram text and statistics is as set forth and diagrammatically represented in
Exhibit "B," to change the land use designation of 16.7 acres at the northeast corner of
Fenton Street and Showroom Place from Light Industrial to Commercial Retail. The
change of 16.7 acres from Light Industrial to Commercial Retail is shown in updated
Table 5-6 of the Land Use Element and Transportation Element of the General Plan, as
shown in Exhibit "B-1."
IV. GENERAL PLAN INTERNAL CONSISTENCY
The City Council finds and determines that the General Plan is internally consistent and
shall remain internally consistent following the amendments in this Resolution.
V. GENERAL DEVELOPMENT PLAN FINDINGS
THE PROPOSED AMENDMENTS TO THE GENERAL DEVELOPMENT PLAN
CONFORM WITH THE PROVISIONS OF THE CHULA VISTA GENERAL PLAN, AS
AMENDED.
The proposed amendments to the EastLake II General Development Plan reflect the land
uses that are consistent with the City's General Plan as proposed to be amended.
VI. APPROVAL OF GENERAL DEVELOPMENT PLAN AMENDMENT
In light of the findings above, the City Council approves the amendment to EastLake II
General Development Plan in the form presented to the City Council and on file in the
office of the City Clerk.
Resolution No. 2007-299
Page 4
VII. SPA FINDINGS/ APPROVAL
A. THE SECTIONAL PLANNING AREA (SPA) PLAN, AS AMENDED, IS IN
CONFORMITY WITH THE EASTLAKE II GENERAL DEVELOPMENT PLAN
AND THE CHULA VISTA GENERAL PLAN.
The proposed amendments to the EastLake Business Center II SPA Plan reflect the
land uses that are consistent with the EastLake II General Development Plan and the
City ofChula Vista General Plan as proposed to be amended.
B. THE SECTIONAL PLANNING AREA (SPA) PLAN, AS AMENDED, WILL
PROMOTE THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE
INVOLVED SECTIONAL PLANNING AREAS.
The requested amendments to the EastLake Business Center II SPA plan includes a
Supplemental Public Facilities Financing Plan that outlines the required
infrastructure to serve the Project, the timing of installation and the financing
mechanisms to promote the orderly sequentialized development of the Project.
C. THE EASTLAKE SECTIONAL PLANNING AREA (SPA) PLANS, AS
AMENDED, WILL NOT ADVERSELY AFFECT ADJACENT LAND USE,
RESIDENTIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL
QUALITY.
The proposed land use text and statistical amendments to the SPA, and development
standards will not adversely affect the circulation system and overall land use
pattern as previously envisioned in the EastLake II General Development Plan. A
Mitigated Negative Declaration (IS-07-015) and accompanying Mitigation
Monitoring Program was prepared for the Project. Mitigation measures have been
included related to aesthetics/visual quality, air quality, paleontological, hydrology
and water quality, noise, and traffic. Thus, the requested amendments to the SPA
will not adversely affect the adjacent land uses, residential enjoyment, circulation or
environmental quality of the surrounding uses.
D. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES, THAT
SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION,
AND OVERALL DESIGN AND DEVELOPMENT STANDARDS ARE SUCH
AS TO CREATE A RESEARCH OR INDUSTRIAL ENVIRONMENT OF
SUSTAINED DESIRABILITY AND STABILITY; AND, THAT SUCH
DEVELOPMENT WILL MEET PERFORMANCE STANDARDS
ESTABLISHED BY THIS TITLE.
The orientation and configuration of the 16.7 acres is substantially more suitable for
commercial retail rather than light industrial land use and more compatible with the
EastLake Design District which currently occupies the site.
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Resolution No. 2007-299
Page 5
Thus, changing the previously adopted land use designation from Light Industrial to
Commercial Retail is appropriate, and would be compatible with surrounding land
uses. This added acreage will contribute substantially to achieve the city's economic
development goals and objectives.
E. THE STREETS AND THOROUGHFARES ARE SUITABLE AND ADEQUATE
TO CARRY THE ANTICIPATED TRAFFIC THEREON.
The potential impacts to traffic and circulation have been thoroughly analyzed based
upon the proposed project resulting in specific requirements that must be complied
with at the time of development within the project area. This includes payment of
in-lieu fees to pay fair share of cumulative impacts to the off-site intersection
located at the intersection of the V ons Driveway and Otay Lakes Road and the
construction of a traffic signal at the intersection of Fenton Street and Showroom
Place.
F. 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 proposed amendments increase the acreage designated Commercial Retail to
allow for additional complementary retail establishments to be located within the
existing Eastlake Design District in an effort to increase the economic viability of
the District and to provide additional services, including restaurants and other
similar uses, which complement the existing home improvement district.
G. THE AREA SURROUNDING SAID DEVELOPMENT CAN BE PLANNED
AND ZONED IN COORDINATION AND SUBSTANTIAL COMPATIBILITY
WITH SAID DEVELOPMENT.
The proposed amendments are consistent with the previously approved plans and
regulations applicable to surrounding sites and therefore the proposed amendments
can be planned and zoned in coordination and substantial compatibility with said
development.
VIII. APPROVAL OF SPA AMENDMENTS
In light of the findings above, the City Council approves the EastLake Business Center II
SPA amendments as presented in Exhibit "C" subject to the conditions set forth below:
1. Implement all environmental impact mitigation measures identified in Mitigated
Negative Declaration IS 07-015 and Mitigation Monitoring Program for this
project.
Resolution No. 2007-299
Page 6
2. Install all public facilities in accordance with the EastLake Business Center
Supplemental Public Facilities Plan 2007 Amendment or as required to meet the
Growth Management Threshold standards adopted by the City. The City Engineer
may modify the sequence of improvement construction should conditions change
to warrant such a revision.
3. Implement the Federal and State mandated conservation measures outlined in the
Water Conservation Plan for EastLake Business Center II Supplemental SPA Plan
and 2007 Addendum.
4. Prior to approval of building permits for each phase of the Project, the Applicant
shall demonstrate that air quality control measures outlined in the EastLake
Business Center II Supplemental Air Quality Improvement Plan and 2007
Addendum pertaining to the design, construction and operational phases of the
project have been incorporated in the project design.
5. Prior to the 30th day after the Ordinance becomes effective, the Applicant shall
submit to the Planning and Building Department twenty (20) copies and a CD of
amended EastLake II GDP, EastLake Business Center II SPA, EastLake II
Planned Community District Regulations (PC District Regulations), Design
Guidelines, Air Quality Improvement Plan, Water Conservation Plan and
EastLake Business Center Supplemental Public Facilities Financing Plan 2007
Amendment. Specific document format, table of contents, and titles shall be as
determined by City Staff.
6. Prior to the 30th day after the Ordinance becomes effective, the Applicant shall
clean-up the SPA document by deleting all strike out, underlines, and shading.
Where the document contains both an existing and proposed exhibit, the previous
existing exhibit should be removed and substituted. In addition, the following
text, document format, map and statistical changes shall be incorporated into the
document:
SP A P1Hn
I. Following Page 1-10, add sections [1.2.1.6.2 through 11.2.1.6.5 back into
the document
2. Change pagination on Pages 1-10 through 1-12.
PC' Didnr.t Rp.gl1l~ti()n~
3. On Page I-II, change BC-4 designation from Core Professional District to
Core District
4. On Page IV-I, incorporate BC-4 into the definition of Business Center
Core District
5. Page IV-7 regarding new footnote 5(A), add the following language: "as
measured from the Property Line (except along Otay Lakes Road
measured from top of slope, irregardless of where property line is located"
6. Page VIII-2 regarding order footnotes: make new footnote for furniture
store parking as footnote 2.
-~
Resolution No. 2007-299
Page 7
f)p.~ign (jl1;np.l;np.~
7. Following Page IV-18, the next page should be numbered V-I with
consistent page numbering to follow. Remove duplicated pages.
IX. PFFP FINDINGS/APPROV AL
A. THE AMENDMENT TO THE EXISITNG PFFP COMPLIES WITH SECTIONS
19.09.050 THROUGH 19.09.100, REQUIREMENTS FOR PUBLIC
FACILITIES FINANCING PLAN.
The amendment to the EastLake Business Center II Supplemental PFFP has been
prepared according to the contents and details outlined in the Municipal Code. It
has been submitted to and reviewed by the Director of Planning and Building. The
Planning Commission has reviewed the proposed amendments and recommends
adoption by the City Council. Public facilities needed to serve the project were
identified and will be guaranteed by conditions of approval, implementation of
required mitigation measures identified in Mitigated Negative Declaration IS-07-
015, payment of Development Impact (OIF) fees at the building permit stage,
and/or utilizing Community Facilities to finance or maintain the public facility.
B. THE PROPOSED PFFP AMENDMENT IS CONSISTENT WITH THE
OVERALL GOALS AND POLICIES OF THE CITY'S GENERAL PLAN,
GROWTH MANAGEMENT PROGRAM, THE AMENDED EASTLAKE II
GENERAL DEVELOPMENT PLAN AND THE AMENDED EASTLAKE
BUSINESS CENTER II SPA PLAN.
The EastLake II General Development Plan and EastLake Business Center II SPA
outline the necessary public facilities required to meet its land use and circulation
objectives of the General Plan. The amendment to the existing PFFP outlines
detailed plans for the provision of these public facilities as they relate to the
proposed Project.
The amended PFFP identifies required OIF fees that must be paid to help defray
costs of facilities that will benefit the project. The estimated fees required by this
project are $2,627,009 for Transportation Facilities and $2,850,622 for other
applicable Facilities.
While net fiscal impact of the Project on public facilities is negative in 2007
($91,800 Loss) and 2008 ($57,400 Loss), the fiscal impact becomes positive in
2009 ($306,500) and positive at build out ($345,000).
C. THE AMENDMENT TO THE EXSITING PFFP ENSURES THAT THE
DEVELOPMENT OF THE PROJECT WILL NOT ADVERSELY AFFECT THE
CITY'S QUALITY OF LIFE STANDARDS.
Resolution No. 2007-299
Page 8
As required by the City's Growth Management Ordinance, the PFFP amendment
analyzes the impact of the project on public facilities and services and identifies
the required public facilities and services needed to serve the project to maintain
consistency with the City's Quality of Life Threshold Standards. The PFFP
describes in detail the cost, financing mechanisms and timing for constructing
public facilities required to ensure that development occurs only when the
necessary public facilities exist or are provided concurrent with the demands of
the new development. Certain facility improvements have been identified as
project impacts based upon Mitigated Negative Declaration (lS-07-015) and
accompanying Mitigation Monitoring Program. These include the requirements
for the construction of a signal at the intersection of Fenton and Showroom Place
prior to development of Area B. Other required mitigation measures are related to
aesthetics/visual quality, air quality, paleontological, hydrology and water quality,
noise, and traffic. Implementation of these mitigation measures along with
payment of required DIF fees will ensure the Project will maintain consistency
with the City's Quality of Life Standards.
In light of the findings above, the City Council approves the EastLake Business
Center II Supplemental Public Facilities Financing Amendment as presented in
Exhibit "D."
X. APROV AL OF AMENDMENTS TO ASSOCIATED REGULATORY DOCUMENTS
The City Council approves the amendments to the associated regulatory documents
including the Design Guidelines for EastLake Business Center II Supplemental SPA as
shown in Exhibit "C."
XI. APPROVAL OF ADDENDUMS TO ASSOCIATED REGULATORY DOCUMENTS
The City Council approves 2007 addendums to the Air Quality Improvement Plan and
Water Conservation Plan for EastLake Business Center II Supplemental SPA Plan as shown
in Exhibit "C."
XIII. CONSEQUENCE OF FAILURE OF CONDITIONS
If any of the forgoing conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, and any of such conditions fail to be so
implemented and maintained according to the their terms, the City shall have the right to
revoke or modifY all approvals herein granted, deny or further condition issuance of future
building permits, deny, revoke or further condition all certificates of occupancy issued
under the authority of approvals herein granted, instituted and prosecute litigate or compel
their compliance or seek damages for their violations. No vested rights are gained by
Applicant or successor in interest by the City approval of this Resolution.
Resolution No. 2007-299
Page 9
XN. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Resolution is dependent upon
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 the Court of
competent jurisdiction to be invalid, illegal or unenforceable, if the city so determines in its
sole discretion, this resolution shall be deemed to be revoked and no further in force or in
effect.
Approved as to form by
~f~~\\
Ann Moore
City Attorney
PASSED, APPROVED, and ADOPTED by the City Council of the City of Chula Vista,
California, this 18th day of December 2007 by the following vote:
AYES:
Councilmembers:
Castaneda, McCann, Ramirez, Rindone, and Cox
NAYS:
Councilmembers:
None
ABSENT:
Councilmembers:
None
ATTEST:
~/)fU,(R.. / /r;,/'~
Susan Bigelow, MMC, City Clerk
t
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO )
CITY OF CHULA VISTA )
I, Susan Bigelow, City Clerk of Chula Vista, California, do hereby certifY that the foregoing
Resolution No. 2007-299 was duly passed, approved, and adopted by the City Council at a
regular meeting of the Chula Vista City Council held on the 18th day of December 2007.
Executed this 18th day of December 2007.
;~ 12,4,"~
f Susan Bigelow, MMC, City Clerk
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Resolution No. 2007-299
Page 12
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
T;\JJLE 5-6
GENERAL PLAN LAND USE DISTRIBUTION IN 2030 BY PLANNING AREA
(ACRES)
Total East
General Plan Land Use General Bay- North- South- East Unincorp. U ni ncorp.
Designation Plan front west west Chula 5weet- Otay
Area Vista water Ranch
Subareas 5 ubarea 5 ubarea
RESIDENTIAL
Low 6,972 64 1,555 2,453' 2,900
Low Medium 8,200 1,354 1,401 4,927 307 211
Medium 1,201 187 288 622 32 72
Medium High 734 143 113 381 97
High 417 17 124 253 23
Urban Core 84 84
COMMERCIAL
Jl~1J '9'1I.i1a]: 121 115 202 'j;irr51~' 32
Visitor 75 44 11 2 18
Professional & Admin. 160 21 61 7 59 12
l\fiXEDUSE
Mixed Use Residential 727 174 98 405 SO
Mixed Use Commercial 110 37 58 15
Mixed Use Transit F QCUS A rea 122 83 39
INDUSTRI AL
Uit!Ili.iea:r:~ ~f;Z.73 86 116 384 ~JiL8.Z
Regional Technology Park '" 200 200
General I ndustrial 218 218
PUBLIC, QUAS PUBLIC
AND OPEN SPACE
PubliclQuasi-Publ ic 3,021 27 225 321 2,028 381 39
Parks and Recreation 931 60 73 106 573 88 31
ODen SOOCe 6,303 23 215 617 3,886 1,099 463
Open SOOCe Preserve 17,910 362 18 97 5,200 2,008 10,225
Open 5pace- 367 44 323
Active Recreation
Water 2,672 1,498 9 1,165
SPECIAL H..~ AREA
Eastern Urban Center 240 240
Resort 275 45 230
Town Center '" 169 169
OTHER1 4,553 98 866 829 2,291 408 61
TOTAL ACRES 58,422 2,620 3,994 4,815 24,620 6,829 15,544
1- The unincorporated pJrtion of the Northwest Planning Area (87 acres of Residential Low) is included in the Unincorporated
Sweetwater Subarea column only.
2- Streets, freeways, utility right-of-ways
.Please see Page LUT-285 for Final Action Deferral Areas infonnation
EXHIBIT B-1
Page LUT-59
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Resolution No. 2007-299
Page 13
A ++c\.cd, men t
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IRE-
EastLake Design
Distriet and
Corporate Center
AMENDMENTS
December 11, 2007 City Council Package
Resolution No. 2007-299
Page 14
TABLE OF CONTENTS
1. General Plan
2. General Development Plan
3. Sectional Planning Area
4. PC District Regulations (adopted and o.+tcc.hed -to Oc-dl'()Q.oc.e. ')
5. Design Guidelines
6.. Air Quality Improvement Plan
7. Water Conservation Plan
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Resolution No. 2007-299
Page 15
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Resolution No. 2007-299
Page 17
GDP
Resolution No. 2007-299
Page 18
GENERAL DEVELOPMENT PLAN
EASTLAKE II
INCLUDES 11ffi FOLLOWING SPAs:
EASTLAKE I, EASTLAKE II (EASTLAKE GREENS &TRAILS),
SALT CREEK I, BUSINESS CENTER II
AND VILLAGE CENTER NORTH
Adopted November 16, 1999
by Resolution No. 19666
Amended August 23, 2005
by Resolution No. 2005-288
Prepared by:
Cintl Land Planning
2932 Poinsettia Drive
San Diego, CA 92106
Contact: Gary P. Cinti
emaiJ: gary@cintLcom
(619) 223-7408
Alrien'ded~',";; 1007
Bv ResolUtloD'N6:2007"xXX
io01AmehdrrlentPn:ufu-edbv:
RBReonsu1ting
9755 C!airemonfMesa'Bolllevard. Suite 100
San Diel!o. tA.92124
Contact: Dan. Werv. AI CP
(858) 614.5081
dwervlU1rbf.com
[Note: All oroposed revisions are shown in shadin!! and redline/strikeoul format. Wordin\! to he
added is shown in under line and shadinl!: wording to be deleted is shown in StrilteBllt 8:llE1
sfiooiA!:.l
Resolution No. 2007-299
Page] 9
SECTION 1.1
GENERAL DEVELOPMENT PLAN (GDP)
TABLE OF CONTENTS
SECTION
PAGE
1.1.1 Introduction & Background ................................................................1.1.1-1
1.1.1.1 Introduction................... ........... ............ .......... ............................................. ........1 .1.1-1
1.1.1.2 Background .........................................................................................................1.1.1-1
1.1.2 Record of Amendments ........................................................................1.1.2-1
1.1.2.1 The 1994 General Development Plan Amendment ............................................I.l.2-1
L1.2.2 The 1995 Amendment.........................................................................................1.1.2-1
1.1.2.3 The 1998 Amendment.........................................................................................1.1.2-1
1.1.2.4 The 1999 Amendment.........................................................................................1.1.2-2
1.1.2.5 The 2002 Amendment..... ....................................................................................1.1.2-2
1.1.2.6 2003 Amendments ..............................................................................................1.1.2-2
1.1.2.6.1 Land Swap Amendment (CPFIRM)............................................................1.1.2-2
1.1.2.6.2 Village Center East (Kohls) ........................................................................1.1.2-3
1.1.2.7 The 2005 Amendments .......................................................................................1.1.2-3
1.1.2.7.1 Eastlake Design District..............................................................................1.1.2-3
1.1.2.7.2 Eastlake Walk ............................................................................................. 1.1.2-3
1.1.3 Goals & Objectives ...............................................................................1.1.3-1
1.1.3.1 Purpose & Intent ...................................................................................................... 3-1
1.1.3.2 General Goals: ......................................................................................................... 3-1
1.1.3.3 Residential Goals: ...... ........................... ................. ................ .......... ........................ 3-1
1.1.3.4 Commercial & Industrial Goals: .............................................................................. 3-2
1.1.3.5 Open Space, Parks & Recreation Goals:.................................................................. 3-2
1.1.3.6 Public Facilities, Circulation & Infrastructure Goals: .............................................3-3
1.1.3.7 Plan Administration Goals:......................................................................................3-4
1.1.3.8 Economic Goals: ......................................................................................................3-5
1.1.4 Pu rpose & Scope ......................................................................................... 4-1
1.1.5 Definitions..................................................................................................... 5-1
1.1.5.1 General... ............................ ........................... ........................................ ...................5-1
1.1.5.2 Additional Definitions ............................................................................................. 5-1
1.1.6 Regional Context......................................................................................... 6-1
1.1.. 7 Site Characteristics ...................................................................................... 7-1
Resolution No. 2007-299
Page 20
1.1.8. General Development Plan ....................................................................... 8-1
1.1.8.1 Land Use ...,....... .......... ....... .......................... ........ ....................... .................. ........... 8-1
1.1.8.2 Planned Community District Regulations ...............................................................8-1
1.1.8.3 Plan Summary ........................................... ...............................................................8-1
1.1.9 Plan Summary I Statistics .........................................................................9-1
1.1.9.1
1.1.9.2
Statistical Summary ............... ......... ............ ................... ........................... ...............9-1
Density Transfer.......... ................ ....... .......... ........ ............. ............ ...... ........... ..... ..... 9-1
1.1.10 Conformance with the General Plan ..................................................10-1
1.1.10.1 Introduction...... ............ ............. ........ .......... ...... ............. ........................ ......... ....... 10-1
1.1.10.2 Background & History ........................................................................................... 10-1
Ll.10.3 Conformance with the General Plan Elements ......................................................1 0-2
1.1.10.3.1 Land Use Element.......................................................................................... 10-2
1.1.10.3.2 Circulation Element ....................................................................................... 10-3
1.1.10.3.3 Parks & Recreation and Conservation/Open Space Elements....................... 10-3
1.1.10.3.4 Public Facilities Element ..............................................................................10-4
1.1.10.3.5 Housing Element............................................................................................10-4
1.1.10.3.6 Safety Element .............. ......... ............ ...................... ...................................... 10-4
1.1.10.3.7 Noise Element........... ............................ ... ...... ..................... ...... .......... ........... 10-5
1.1.11 Implementation........................................................................................ 11-1
1.1.11.1 Growth ManagementIPhasing................................................................................11-1
1.1.11.2 Community Facilities & Improvements................................................................. 11-1
1.1.11.3 Community Purpose Facilities............................................................................... I 1-2
1.1.11.3.1 Purpose & Intent ............................................................................................11-2
1.1.11.3.2 Proposed CPF Master Plan ............................................................................11-2
1.1.11.3.3 Proposed CPF Sites........................................................................................11-3
1.1.11.4 Development Agreement ....................................................................................... 11-5
1.1.11.5 Subsequent Review ................................................................................................ 11-6
1.1.12 Administrative & Legislative Procedures.......................................... 12-1
ii
Resolution No. 2007-299
Page 21
LIST OF TABLES
TABLE
Table A
Table B
Table C
Table D
PAGE
Land Use Balance ...........................................................................................1.1.6-1
GDP Land Use Statistics.................................................................................1.1.9-2
GDP Residential Density ................................................................................ 1.1.9-3
Community Purpose Facility Acres for EastLake ........................................1.1.11-3
LIST OF EXHmITS
EXIDBIT PAGE
I Vicinity Map ................................................................................................... 1.1.1-2
2 General Development Plan Boundaries ..........................................................1.1.1-3
3 Adopted SPA Boundaries ...............................................................................1.1.1-4
4 General Development Plan Map..................................................................... I. J .8-2
5 Master Plan of Community Purpose Facilities .............................................1.1.11-5
iii
Resolution No. 2007-299
Page 22
1.1.1 Introduction & Background
1.1.1.1 Introduction
The EastLake II General Development Plan (GDP) provides a policy bridge between the Chula
Vista General Plan and the detailed planning provided in Sectional Planning Area (SPA) Plans
for the EastLake II area (see Vicinity Map, Exhibit I).
This GDP establishes Land Use Districts and defines intensity of development permitted in each
district. This GDP is the second in a series of planning documents and programs that will guide
the development of the EastLake II area. The first being the Chula Vista General Plan.
Following the adoption of the General Plan and GDP, individual SPA Plans will further detail
the planning policies and programs that will administer and regulate development. The GDP and
the SPA Plans are required components of Planned Community (PC) Zoning and have been
established in accordance with Sections 65450 through 65553 of the State of California
Government Code and Sections 19.07.010 through 19.07.030 of the City of Chula Vista
Municipal Code and apply to the property outlined by the General Development Plan boundary
shown on Exhibit 2.
1.1.1.2 Background
The General Development Plan for EastLake I, which includes approximately forty percent of
the property, was established as the EastLake I General Development Plan in August 1982.
SPA's (neighborhoods) developed in EastLake I GDP area include EastLake Shores, EastLake
Hills, Salt Creek I, Village Center North, and the EastLake Business Center I and II. Refer to
Exhibits 2 and).
The EastLake Village Center North Supplemental SPA, includes Commercial , Office
Professional and Business Center. The component of the Village Center south of Otay Lakes
Road is included in the EastLake II SPA (Trails and Greens Neighborhoods) and is limited to
Commercial uses.
The second major increment of the EastLake Community was the planning of the EastLake
Greens and EastLake Trails neighborhoods, located east of the proposed alignment of SR-125,
between Otay Lakes Road, and Olympic Parkway. This second phase was merged with the
EastLake I GDP and the two areas are now known as the EastLake II GDP.
08/23/05
Amended llill07
1.1.1.1
General Development PI.,
..J
Resolution No. 2007-299
Page 23
Vicinity Map
San Miguel Ranch
~ EastLake II
\..~.p I HUIs and Stlores
~. ? Salt C...k
~~d'
4....
.."'"
o~
EastLaka U I'
Greens & Trails
Olay Ranch II
II
II
II
... E'ASTLAKE
A PlIl.1<NW COMMONIIY BY EASl\AICI 0EVEl.0I'MlNl co
Cil~j L.ond pav,tng
--- ~
r'\.Ji 1o....J
,,.,""
Exhibit 1
0&/23/05
Amended J l/1!01
1.1.1.2
General Development Plan I
Resolution No. 2007-299
Page 24
General Development Plan Boundaries
('-'.
J "
EastLake II GDP
EastLake'" GDP
~EASTLAKE I
A~~br'" t_LllkI'C""'y
Cinh Land P01nIng
---""'- ~
~l..J
5102
Exhibit 2
08123105
Amended 1111/07
1.1.1-3
General Development Plan
Resolution No. 2007-299
Page 25
Adopted SPA Boundaries
EaatLake
VUlIIge Center North
supplemental SPA
I I Salt Creek Spa
\j'iI -,.. EastLake I SPA
Shor&s Neighborhood
HiJ1s Neigllborhaod
Business cent.... I & 11
ViSage c.nl8r Norlh
1J',\o,~'l EastLake II SPA
Greens NeighborhoOd
Trails Neighborhood
Land Swap Ale.
Cinfi land I'\orlIW)g
['\....1-1 CJ
71Z3102
Exhibit 3
~EASTlAKE
A ,....ai......iIJ ~1'kc I.ndAR c-,..,.
!.l.1-4
General Development Plan \
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Amdldedilll !01
Resolution No. 2007-299
Page 26
1.1.2
Record of Amendments
1.1.2.1
All of the original EastLake property has been annexed to the City. After that annexation,
EastLake made an exchange of property with the Otay Ranch involving parcels known as the
Land Swap Property. This amendment incorporated a portion of the Land Swap (22.7 acres) into
the EastLake Greens SPA for annexation to the City of Chula Vista. The balance of the Land
Swap Property is to be the subject of a future action.
In addition, the EastLake Greens SPA was originally proposed to contain five parcels for higher
density housing. These parcels were given an interim density designation in the SPA approval
process. This amendment revises these interim designations to permanent designations to
maintain the overall community character.
The 1994 General Development Plan Amendment
1.1.2.2
This amendment relocated one public and one private park in the southern part of EastLake
Greens to create more useable park sites. As a result of these park relocations, one residential
parcel was eliminated and a public/quasi-public site was enlarged. These changes reduced the
residential density in EastLake Greens by 133 units. Density transfers and boundary adjustments
were made as a result of these changes. One density transfer of significance was the conversion
of a parcel south of the EastLake High School from its 'Interim Designation" to a permanent
designation of Medium-High, which is consistent with the General Plan for this parcel. No
changes to existing conditions were proposed in the northern portion of EastLake Greens,
EastLake Trails or EastLake I Planning Areas.
The 1995 Amendment
1.1.2.3
The amendment consisted of modifying and rearranging the EastLake Trails land uses and
incorporating 133.5 acres (Northern and Southern 'Land Swap' Parcels) to the EastLake II GDP,
EastLake Greens SPA and associated regulatory documents. The following paragraphs describe
the amendment in more detail.
The Northern 'Land Swap" Parcel - The Northern 'Land Swap' parcel is designated for
Professional and Administrative Commercial in the General Plan, and the same land use
designation in the EastLake II GDP, (EastLake Greens Neighborhood).
The Southern "Land Swap' Parcel _ The Southern 'Land Swap' parcel is bisected by the
extension of EastLake Parkway creating two parcels. These two parcels are zoned PC and, under
the City's General Plan, have been designated Retail Commercial and Medium-High density
residential. The parcel west of EastLake Parkway was designated Freeway Commercial,
allowing large retail operations such as Home Depot, K-Mart. etc. The parcel east of EastLake
Parkway was merged with an 8.5 acre, Low-Medium density residential parcel, targeted for
45 dwellings, and a 6.3 acre Future Urban parcel located directly south. The combined parcels
will produce a 65 acre parcel with capacity for 750 dwelling units.
The 1998 Amendment
0&/23/05
Amended 11/1107
I.1.2-1
General Development Plan 1
Resolution No. 2007-299
Page 27
EastLake Trails Neighborhood B Under the previously adopted EastLake II GDP, the EastLake
Trails was a 393.7 acre residential SPA designed to accommodate 1,260 dwelling units with
densities ranging from Low (0-3 dulac) to Medium-High Density (11-18 dulac). Retail
Commercial, Public/Quasi-public, Parks and Open Space land uses complement the residential
land uses.
The amendment featured basically the same land uses, except for the Retail Commercial and
Medium-High residential which were deleted. The neW SPA establishes Low Density (0-3
du/ac), Low-Medium (3-6 du/ac) and Medium (6-11 dulac) density residential land use districts,
in addition to support land uses such as: Community Purpose Facilities, Parks and Open Space,
and Public/Quasi-public sites.
1.1.2.4
The 1999 Amendment expanded the EastLake II GDP area to include the EastLake Business
Center II SPA which was previously within the EastLake 1II GDP. The phasing of development
and land use similarity made it more appropriate to include this SPA, comprised entirely of
employment uses within this GDP rather than the overwhelmingly single family residential
EastLake 1Il GDP. A supplemental SPA Plan for the business center expansion area was
approved concurrently with the GDP amendment.
The 1999 Amendment
1.1.2.5
This amendmenC4nvolved the refmement of uses within the 'Village Center North" area. The
retail commercial area north of Otay Lakes Road was amended from 36.9 acres to 38.1 acres. An
additional 13.6 acres of Professional and Administrative uses and 16.4 acres of Research &
limited Manufacturing are proposed. These additional areas were the result of the deletion of a
large Public/Quasi-public use. The amendment was triggered when the large hospita1Jmedical
center complex previously intended to be developed within the Public/Quasi-public parcel north
of the retail commercial area was not pursued by the medical services sponsor. The amendment
resulted in an expansion of the area designated for retail commercial uses and designation of
Research and Limited Manufacturing (employment) uses on the remainder of the parcel located
between EastLake Parkway and SR-125. A Supplemental SPA Plan, Village Center North, and
related documents was processed concurrently with this GDP amendment for the areas with new
land use designations.
The 2002 Amendment
1.1.2.6 2003 Amendments
1.1.2.6.1 Land Swap Amendment (CPF/RM)
Ordinance No. 2905 (to amend PC District RegulatiOns) Adopted 411 512003
Resolution No. 2003-140 (to amend GP/GDPlSPA and text language regarding CPF sites)
adopted 4/8/2003
This amendment involved the elimination of the CPF Site southwest of the SDG&E easement in
the EastLake Greens Neighborhood (Land Swap Area) of the EastLake II SPA, and a project-
wide update of the existing and proposed CPF sites. The Master Plan of CPF Sites and the text
describing CPF sites was updated to reflect this amendment and current City standards.
1.1.2-2
General Development Plan
08/23/05
A.11ienderll1/f107
Resolution No. 2007-299
Page 28
1.1.2.6.2 Village Center East (Kohls)
Ordinance 2925 (to amend PC Land Use District Mapfrom VC-2 to VC-4 and new land uses for
VC-4) adopted 7/8/2003
Resolution 2003-293 (to amend the CP. CDP. and VC North Supplemental SPA)
This amendment was a project specific amendment that allowed a specific department store to be
permitted east of EastLake Parkway and north of Otay Lakes Road. This project has noW been
built.
1.1.2.7
The 200S Amendments
Ll.2.U;. Eastlake Design District (ReDealeiizOoil
Ordinance No. 2999 (to amend PC District Regulations to change Land Use District Map to add
"overlay zone' and add text specific for the Design District - adopted April 5. 2005)
Resolution 2005-102 (to add sign guidelines for the &stLake Design District for the Design
Guidelines Section of the SPA)
This amendment was sponsored by International Real Estate to create the EastLake Design
District.
1.1.2.7.2 Eastlake Walk
Ordinance No. 3018 (to change the PC Land Use District Mapfrom BC-3 to VC-la and to add
new land uses for VC-l a District). adopted September 2005
Resolution 2005-288 (to change CDP designation from IR to CRY
This amendment was sponsored by Sudberry Properties to create the EastLake Walk commercial
project.
1.1.2.8 The 2001Arrten'dlrlelits
ResolurCI12007:xxx. amend thi-l'~GDI'fmd SPA deSi
acrestrom Industrial t6CoiltmerCiall:
6r'di~e Nd.XXxx tki/oeafof OPilintlnde.Nil2999iIrui Resolliii{}ii260S~j 02. 'dl7j~;ldlhePt
Re~ltiti(}';'sand ~sil!1f GuidiUneioftlle .$J>A);
I.l.2-3
Ckncral Development PIIlJ\ \
08123/05
Amended 11/1/07
--~
Resolution No. 2007-299
Page 29
I.l.2-4
General Development Plan \
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Amended 1111/07
Resolution No. 2007-299
Page 30
1.1.3
Goals & Objectives
1.1.3.1
This section provides goals and objectives intended to guide the development of EastLake II
from inception through project completion. The attainment of some goals can only be measured
during later phases of the planning process. And, the attainment of many goals anticipate actions
by both the public and private sectors working together. One purpose of listing these goals and
objectives is to guide the preparation of this General Development Plan. A further purpose is to
use them during subsequent planning phases (e.g., SPA plan, PFFP, design guidelines, etc.) to
maintain consistency, assist in resolving issues and defining programs.
Purpose & Intent
1.1.3.2 General Goals:
. To maintain and complete development of EastLake as an identifiable
'community" within the City of Chula Vista; a community comprising distinct
neighborhoods which provide human scale physical and social environment.
. To provide for adequate schools, parks and recreation facilities, "community
purpose facilities' and other public/quasi-public uses.
. Conceptually size and locate land and facilities required for dedication to public
or quasi-public purposes based on maximum residential development established
with the General Development Plan, while providing standards and guidelines to
refme sizes and locations as more detailed plans are prepared.
. Establish implementation phasing that provides or assures provision of public
facilities concurrent with residential development, recognizing that residential
development phases and public facility increments often do not coincide exactly.
. Adopt a balanced and dynamic community development plan with efficiently
organized elements.
. Organize and design the individual elements of the plan for public and private
efficiency.
. Recognize implementation and marketing factors in the allocation and phasing of
land uses in the General Development Plan and create an implementation process
that is consistent with those factors.
. Accommodate changing demographic patterns and cultural diversity in the plan.
1.1.3.3 Residential Goals:
. To promote reasonably priced new home opportunities, economic stability and the
enhancement of property values.
. Identify the private costs of public policies for housing and development and
balance them with the intended benefits to the community, recognizing these costs
are paid by new home buyers.
08/23/05
Amended 1 \/1/07
1.1.3-1
General Development PI,
Resolution No. 2007-299
Page 31
. Encourage emerging housing concepts and provide a variety of housing types
suitable for a range of potential residents.
. Provide for a range of intensity and product type consistent with each residential
land use designation.
. Adopt development standards that encourage design innovation in housing and
site planning concepts that are consistent with quality residential development.
1.1.3.4 Commercial & Industrial Goals:
. Encourage commercial and industrial facilities that enhance the economIc
viability and image ofthe City ofChula Vista and EastLake.
. Provide for development of commercial and employment uses that enhance public
and private economic interests.
. Create strong linkage between the City of Chula Vista, EastLake, and the
Olympic Training Center.
. Encourage facilities that support emerging industries and shopping trends.
. Provide for a range of intensity and uses consistent with each commercial and
industrial land use designation.
. Adopt development standards that include a level of flexibility that can
accommodate new uses and structures to attract emerging industries and shopping
trends.
. Provide parcel sizes, amenities, and infrastructure to serve the needs of emerging
industries and commercial users.
. Promote employment opportunities, particularly in professional and high tech
industries.
. Create specific incentive programs (public/private partnership) to attract
professional and stable industries with emerging and long range employment
opportunities for the residents of Chula Vista.
. To use the most current water quality and watershed protection principles in the
planning and design of commercial and industrial developments whenever
possible.
1.1.3.5 Open Space, Parks & Recreation Goals:
. Provide adequate parkland and recreational facilities to meet the needs of new
EastLake residents when needed.
. Conceptually size and locate land and facilities required for park dedication
purposes based on maximum residential development established with the
General Development Plan, while providing standards and guidelines to refine
sizes and locations as more detailed plans are prepared.
08123/05
Amended 11 i1i01
1.1.3-2
General Development Plan I
Resolution No. 2007-299
Page 32
. Recognize that a range of types and sizes of parks is an integral component of a
quality living environment. Within that range, establish quantified standards that
define 'parkland' and 'park improvements' for park credit purposes during the
implementation process.
. Create an implementation process that provides or assures provision of public
facilities concurrent with residential development, recognizing that residential
development phases and public park increments often do not coincide exactly.
. Incorporate new parks into the City's system as soon as these parks are ready to
serve an increasing resident population.
. Encourage efficiency and cost savings in park acquisition/maintenance through
cooperation and integration among public, private, and quasi-public interests.
. F or facilities intended to serve more than the local resident population, establish
maintenance district boundaries, or other means, so that costs for park and open
space maintenance are consistent with the area intended to be served or
beReihtedbenetited.
. Implement the Chula Vista Greenbelt within EastLake consistent with the Chula
Vista General Plan.
o Maximize the utility and benefits of the Salt Creek Corridor consistent with
natural resource protection.
. Protect areas within Salt Creek with significant biological resource.
o Locate facilities and amenities within the Salt Creek Corridor that promote
recreational and educational experiences outside areas of significant biological
resources.
o Use parks and open space to reinforce community structure, design and safety.
o Design and integrate parks and open space areas into the community fabric to
maximize their benefits and enhance community cohesiveness.
o Integrate trails and paths into the overall circulation system to provide alternative
circulation routes.
o Include a comprehensive brush management plan for open space areas in SPA
Plans.
1.1.3.6 Public Facilities, Circulation & InfrastrUcture Goals:
o Provide a balanced community transportation system consistent with the City's
Circulation Element.
. Implement, as needed, community circulation improvements required to serve
new development within EastLake.
o Contribute to regional facility improvements in proportion to project traffic
impacts consistent with the City's Threshold Standards.
o Encourage practical non-vehicular circulation.
1.1.3-3
General Development Plan \
08/23/05
Amended 1111/07
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Resolution No. 2007-299
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. Connect neighborhoods and community facilities with pedestrian traillbicycle
route facilities.
. Plan for future public transit facilities and transportation demand measures; such
as, park-and-ride facilities, vanpools, shuttle services, and telecommunications
(for home office).
. Encourage public facilities and infrastructure that are appropriate to individual
circumstances.
. Review specific instances where aesthetic or environmental benefits may warrant
an exception to standards for public facilities or infrastrUcture.
. Determine the need and requirements for public and quasi-public facilities within
EastLake II.
. Explore the development of integrated telecommunications systems within the
EastLake community, which would enhance communications between home,
work, schools, and other community services.
. Continue to enhance the quality of the EastLake community through excellence in
public and private education facilities, which serve all residents.
. Evaluate and phase the availability of adequate public facilities to satisfy the
City's Threshold Standards.
. Provide opportunities for "community purpose facilities," such as, churches, child
care facilities, community meeting areas, and private educational services and
recreational facilities.
1.1.3.7 Plan Administration Goals:
. Promote the coordination and communication between public agencies,
community groupS, the developer and builders.
o Provide effective development plan administration, implementing an adopted
community structure, which promotes efficient and timely economic growth and
development.
o Create an administrative process tbat allows for density transfers and other
refinements in SPA Plans, providing tbey are consistent with the established
community structure and do not create significant adverse environmental, public
service or infrastrUcture impacts.
o Provide an implementation process that allows for change and refinement within
established parameters, to preclude the burden of a formal amendment process for
revisions that are consistent with the framework and intent or the plan.
o Create efficient processing procedures for all phases of plan implementation.
o Establish, within the implementing document, processing times for each level of
plan review, appeal, amendment, or other routine application wbere these are not
otherwise covered by City ordinance.
1.1.3-4
General Development Plan \
08/23/05
Amended 11/1/tl7
Resolution No. 2007-299
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. Create a process that allows efficient conveyance of large parcels where no added
entitlement or construction is involved in the subdivision.
. Balance the subdivision dedication of public facilities and other development
exactions with the fiscal impacts to development.
. Create an implementation process which links the financing required for subsidy
and exaction costs in early stages of development with the timing and amount of
development revenues and consistency with the City's Threshold Standards.
. Encourage efficiency in the environmental review process.
1.1.3.8 Economic Goals:
. Promote the economic vitality of both public and private interests.
. Incorporate positive economic results or incentives to both public and private
interests at each phase of implementation.
. promote planning that positively positions Chula Vista and EastLake in the
context of State and regional competitive forces.
. Establish minimum economic performance goals.
. Define in the Public Facility Financing Plan any required exaction so that the cost
and timing of the exaction can be budgeted.
1.1.3-5
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1.1.4 Purpose & Scope
This General Development Plan (GDP)establishes development parameters for the EastLake II
General Development Plan Area, which is illustrated in Exhibits 2 and 4. The GDP addresses
the distribution of land uses, circulation pattern, defines the overall community structure and
establishes development densities.
The purpose of the plan is as follows:
. Assure a high quality of development, consistent with the objectives of the
developer, City of Chula Vista, and community.
. Provide for orderly planning and long range develDpment of the project to ensure
community compatibility.
. Preserve open space and natural amenities on the property whenever possible.
. Establish a planning and development framework to allow diverse land uses to
exist in harmony within the planned community and surrounding developments.
The GDP establishes land use districts for the site and defines in broad terms the type and
intensity of development permitted in each district.
The Enviromnentallmpact Report prepared in conjunction with the General Development Plan
and subsequent amendments, fulfills the environmental review requirements for any proposed
development as long as the development is in conformance with the GDP.
The GDP is implemented through the adopted Sectional planning Area (SPA) Plan, which is
more detailed. Therefore, the GDP is designed to function as a policy bridge between the City's
General Plan and the SPA Plan.
The EastLake II General Development Plan is established in accordance with Sections 65450
through 65553 of the State of California Government Code (Specific Plans) and Sections
19.07.010 through 19.07.030 of the City of Chula Vista Municipal Code, and applies to the
property outlined by the General Development Plan Map, included as Exhibit 4.
1.\.4-1
General Development Plan \
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Resolution No. 2007-299
Page 36 .
1.1.5
Definitions
1.1.5.1
The defmitions of all terms used in this document shall have the same meaning as used in the
adopted Chula Vista General Plan and Municipal Code, unless otherwise specifically defined
herein.
General
1.1.5.2
Additional Definitions
Land Swap Area
This is the land area added to the EastLake Community from an exchange of land with .
the adjacent property owner. It is comprised of two parcels west of the previously
adopted EastLake II SPA (Greens Neighborhood) area, more specifically defined as:
Northern Land Swap Parcel
A triangular parcel formed by Otay Lakes Road to the northwest, SR-125 to the east,
and the boundary between the Otay Ranch to the southwest.
Southern Land Swap Parcel
This parcel is bounded by SR-125 to the west, Olympic Parkway to the south, and to
the north and east by the southwestern boundaries of the original EastLake Greens
Neighborhood (generally along the SDG&E easement).
Planned Community of EastLake:
The planned community of EastLake refers to the combined area of EastLake II and
EastLake Ill, as depicted in Exhibit 2 herein.
Village Center North
The portion of the Village Center located north of Otay Lakes Road, including the
planning areas identified as VC-I, VC-2, VC-4, and E-IO in the EastLake Village
Center North Supplemental SPA.
U.5-1
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1.1.6 Regional Context
The Eastern Territories identified in the Chula Vista General Plan are primarily comprised of
several large planned communities. The planned community of EastLake was the first of these
significant developments to be planned and implemented as a comprehensive planned
Community. It has evolved into twO major implementation components, known as EastLake 11
and EastLake Ill, which combined represent the total EastLake project. It has always been
envisioned as a complete community which included a full range of community components,
providing opportUnities to live, work, shop, and play within one master planned community.
To compare EastLake II to the other three largest planned communities, the following table
provides the percentage allocation of land to uses comprising the live, work, shop, and play
concept.
Table A
Land Use Balance
Planned Community
EastLakC {l~
Rancho del Rey6
Otay Ranch7
Livel WorlC ShopJ
48:3% ~ro.7o/Q ~.s%
52% 1.4% 4.6%
35% 3% 3.9%
Play'
n.5%
3.2%
2%
5.
6.
7.
Includes all residential land uses as a percentage of the total project area.
Includes all industrial, office & administrative land uses as a percentage of
the total project area.
Includes all commercial land uses as a percentage of the total project area.
Includes all park and recreation uses as a percentage of the total project
area.
EastLake Il:lncludes a\1 of EastLake II GDP.
Rancho del Rey: Includes all areas in the adopted El Rancho del Rey Specific Plan.
Otay Ranch: Includes the Urban Villages (Otay Valley Parcel) in the adopted
Otay Ranch GDP.
Note: The statistics in the above table are as of the adoption of this GOP and may change from time
to time as projects are amended.
Live,
Work:
\.
2.
3.
4.
Shop:
Play:
1.\.6-1
General Development Plan \
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AlrtendOd lliJ!07
Resolution No. 2007-299
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1.1.7 Site Characteristics
The EastLake II General Development Plan consists of approximately 2,300 acres at the eastern
edge of the City's incorporation boundary. Otay Lakes Road bisects the planned community
from east to west dividing the GDP into two major areas. The area to the north, which includes
the EastLake Hills, EastLake Shores, and Salt Creek I residential neighborhoods and the
Business and Village Centers, is known as EastLake I SPA. The area south of Otay Lake Road
includes, from west to east, the EastLake Greens and EastLake Trails Neighborhoods. (See
Exhibit 3).
All surrounding properties are either developed, under development or planned for development.
The GDP area is bounded to the north by the Salt Creek Ranch and Rancho San Miguel planned
communities; to the west by Otay Ranch Village Five and a subdivision known as Telegraph
Canyon Estates; to the east by the EastLake III General Development Plan area; and to the south
by Otay Ranch Village Eleven, south of Olympic Parkway.
The project site is generally comprised of gently rolling topography with the Salt Creek corridor
forming the predominate 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 adjacent hillsides available from hillside locations. The range in elevation is approximately
ISO feet from the creek bed to hilltop.
Salt Creek is also the significant natural resource on the site. The southernmost portion has been
identified as an environmentally sensitive area because of its biological and wildlife habitat
value, and aesthetic value. The original EastLake ElR (EIR 81-03) biological survey of the area
identified sensitive resources within Salt Creek and in the southernmost portions of the site. No
significant archaeological or cultural resources have been identified in several surveys of the
project site. Cllrrently, most adjacent properties have been developed.
I.1 ,7-1
General Development Plan \
08/23/05
Aniemk!l11fl/07
Resolution No. 2007-299
Page 39
1.1.8.1
The 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 include schools, utility sites. and other
community facilities. A significant amount of employment uses (professional and
Administrative, and Research and Limited Manufacturing) is designated in the nortb-central
portion of the plan area. Commercial areas are designated adjacent to the planned SR-125
interchanges at Otay Lakes Road and Olympic Parkway. See Exhibit 4, the General
Development Plan Map.
Additional land use detail and statistics are included in the Sectional Planning Area (SPA) Plan
as the Site Utilization Plan. The purpose of this plan is to provide a more specific level of detail
of uses included as broad categories in the General Development Plan.
General Development Plan
Land Use
1.1.8
1.1.8.2
With respect to development standards and use regulations, the Planned Community (PC)
District Regulations provide detailed standards that are applicable to each parcel of land. These
Planned Community District Regulations, as a component of the General Development Plan for
the EastLake II (expanded EastLake I) provide the primary development regulations for all four
SPA Plans within the GDP area. Within the Planned community District Regulations, the Land
Use Districts ex.hibit, provides the geographic distribution of the various land use districts.
Planned Community District Regulations
1.1.8.3
The project consists of five residential neighborhoods: EastLake Hills, EastLake Shores,
EastLake Greens, EastLake Trails, and Salt Creek 1. The project includes sites for necessary
public facilities including a high school, two community parks and three elementary school sites
to be shared with EastLake III.
Detailed development policies, standards and programs are provided in SPA Plans to assure
well-planned, quality development, conservation of important onsite resources and provision of
adequate and timely public services and facility improvements to serve the project.
Plan Summary
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General Development Plan \
08123/05
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8123/0
(Revised 10ml!
Resolution No. 2007-299
Page 42
.1.1.9
Plan Summary I Statistics
1.1.9.1
The statistics on the following pages, in Table B Land Use and Table C Residential Densities,
are based on the overall General Development Plan and detailed by SPA Plan area. In the event
that the statistics on these tables vary, due to density transfers or refinements. from any adopted
SPA Site Utilization Plan map the SPA Plan shall prevail.
Statistical Summary
1.1.9.2
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 character 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.
Transfer of units from one parcel to another within the same SPA may be processed
administratively if:
I. the proposed unit count for all parcels remains within the range (s) indicated on
the Site Utilization Plan;
2. the proposed product types are consistent with those listed for each parcel on the
Site Utilization Plan; and.
3. the GDP and SPA total number of dwelling units is not exceeded. Modification
which are not consistent with all these criteria shan require a formal SPA
amendment.
Should such a transfer be approved. applicable statistics and the General Development Plan Map
shall be revised as an administrative matter without the necessity of a formal plan amendment.
Density Transfer
!.l.9.\
General Development Plan \
08/23105
Amended \111107
~_--J
Resolution No. 2007-299
Page 43
Land Use Category NEIGHBORHOOD AREA TOTALS
Hills Shores Salt Creek Greens Trails Business
1 Center'
RESIDENTIAL
Low (0-3 dulac) 109.4 0 43.6 34.4 10.4 0 197.8
Low-Medium (3-6 dulac) 35.3 36.4 0 183.9 195.6 0 451.2
Medium (6-11 dulac) 0 66.3 0 156.1 18.4 0 240.8
Medium-High (11-18 0 24.3 28.5 99.5 0 0 152.3
dulac)
High (lS-27 dulac) 0 lO.3 0 0 0 0 10.3
Sub-total 144.7 137.3 72.1 473.9 224.4 0 1052.4
NON_RESIDENTIAL
Relail C<:>l11lIlercial 0 0 0 19.6 0 31l.1 llIli)
97.0
Freeway Commercial 0 0 0 50.7 0 0 SO.7
Professional & 0 0 0 29.0 0 0 29.0
Administrative
Reseaich & I..lauted 0 0 0 0 0 245.1 ~
Marlufacturlng 214.3
Open Space 93.6 54.8 18.9 37.9 5.3 4.6 215.1
PubliclQuasi-public 10.0 0 0 85.3 17.8 0 113.1
parks & Recreation 2.4 21.4 0 197.8 51.5 9.1 282.2
Major Circulation . . . 105.0 16.0 .. 224.9
Future Urban 0 0 0 0 0 0 0
SUb-to/Cd I06.Q' 762' 1&:9' sn.o 113'.7 310.5' ~
1226.3
~
TOTAL 250.7' 213.5' 9\.0' 994.9 338.1 310.5' 2281.7
Table B
GDP Land Use Statistics (acres)
. Acreage not allocated
1 Includes Village Center North uses.
2 Excludes Major Circulation
1.1.9-2
General Development Plan \
08/23/05
Amended 11/1107
Resolution No. 2007-299
Page 44
Residential Category NEIGHBORHOODS AREA TOTAL
S
Hills Shores Salt Creek 1 Greens Trails
Low (0-3 dulac) 291 0 169 94 31 585
Low-Medium (3-6 dulac) 163 186 0 872 926 2147
Medium (6-11 dulac) 0 663 0 1170 186 2019
Medium-High (11-18 0 426 381 1307 0 2114
dulac )
High (18-27 dulac) 0 250 0 0 0 250
Total 454 1525 550 3443 1143 7115
Average Density (dulac) 3.1 11.1 7.6 7.3 5.1 6.8
population (@2.88/du) 1308 4392 1584 9916 3292 20491
Table C
GDP Residential Density (dwelling units)
1.1.9-3
General Development Plan \
08123/05
Amended 11/1/07
------'
Resolution No. 2007-299
Page 45
1.1.10 Conformance with the General plan
0.10.1 Introduction
This section describes the conformance of the project with the Chula Vista General plan; the
history of the project to various General Plan updates. and; the relationship of the project to the
specific elements of the General Plan. Implementation of this GDP shall be consistent with the
requirements of the General Plan. Specific implementation and phasing strategies have been,
and will be, provided in the various SPA Plans which comprise EastLake II GDP planning Area.
0.10.2 Background & History
When the planning of EastLake began in 1979 the General Plan for the Eastern Territories had
not been developed to its current state, since development of a new community on the scale of
EastLake had not been conceived prior to that time. Individual development proposals were
incrementally added as amendments to the General Plan. The approval of EastLake 1. which
included the now existing communities of EastLake Shores, EastLake Hills. and the first phase
of the EastLake Business Center, was one of these incremental general plan amendments adopted
in 1982.
The submittal of plans for the next phase of EastLake community planning. EastLake Greens and
EastLake Trails, occurred prior to the comprehensive General Plan update, but was not adopted
until \989. This planning was reflected in the General Plan and adopted as the EastLake II GDP.
The categories were broad interpretations of the specific planning being proposed for these
neighborhoods. The EastLake Greens neighborhood submittal included a SPA Plan concurrently
with the General Plan and GDP. The EastLake Trails neighborhood only included the
concurrent processing of the EastLake II GDP.
The next update of the General Plan in EastLake occurred when the EastLake III GDP area was
approved, bringing the Olympic Training Center to Chula Vista in 1990. A GDP was adopted
and reflected in a concurrent General Plan amendment.
The most recent major amendment to the General Plan for the EastLake community occurred in
2005 as a city-wide General Plan Update (GPU). which changed the land use designation in a
portion of Village Center north from Industrial to commercial. This GPU amendment included
the 2005 amendment to this General Development Plan.
The General 'pianw~airi~t\d~a ih 2d07.to'~tliSsi '~]6j~a:EtellteateYioUsI~eveio "'e&.'as \
thbEastLakeDesin Disttict'teaiUril1 t'umit""~'dihbmedesr bu~inesses'fr "'lridJStrlal to
C mmercial to bemr' flectthece 'land e~lt~a1J1:of'ero""';
The General Plan amendments and updates for EastLake reflect a consistent process of evolution
since its original conception as a new community. All have been amendments adopted
concurrently with more detailed development proposals. The current proposed amendment to
the General Plan for the EastLake Trails neighborhood is the most recent example of this
process. This concurrent planning process has maintained an ongoing consistency between the
General Plan and the GDPs and SPAs.
\.I.l()"l
General Development Plan \
08123/05
e..mendedll/l/07
Resolution No. 2007-299
Page 46
1.1.10.3 Conformance with the General Plan Elements
1.1.10.3.1 Land Use Element
EastLake n General Development Plan consists of approximately 2,300 acres. The individual
neighborhoods of the EastLake II GDP consist of the Salt Creek I, Hills, Shores, Business Center
I and It GreenslLand Swap and the Trails.
The Salt Creek I neighborhood is located north and south of East 'H' Street, east of the future
SR-125 freeway alignment. The General Plan designates this neighborhood Medium-High
Residential (11-18 dulac). The GDP land use designation and maximum number of dwelling
units allowed on this site is about 7.6 dulae which is below the General Plan permitted density.
The Hills neighborhood located north of "H" Street is designated Low Residential (0-3 dulac),
Low-Medium (3-6 dulac) and Open Space with an elementary school. The GDP consists of
single family residential and open space uses consistent with the land use pattern established by
the General Plan. The EastLake Elementary School and park are located as indicated on the
General Plan Land Use Plan. The neighborhood overall density is approximately 3.0 dulac,
which is at the lower end of the General Plan designation.
The Shores neighborhood located south of "H" Street is designated a wide range of residential
densities including Low-Medium (3-6 dulac) , Medium (6-11 dulac), Medium-High (11-18
dulac), and High (18-27 dulac). The GDP land use is consistent with the various densities
arranged around the private lake which is shown on the General Plan as Public/Quasi-Public and
Water. There is also a small portion of open space reflecting the canyons to the southwest of the
residential neighborhoods. The overall neighborhood density is approximately II du lac, which
is at the low end of the General Plan density range for this area.
The Village Center is located north of Otay Lakes Road and is designated Retail Commercial in
the GDP. The Village Center is consistent with the General Plan and is intended to be developed
as a Commercial-Retail plus a minor area of Research & Limited Manufacturing.. The adjacent
area on the east side of EastLake Parkway is designated professional and Administrative and is
designated in the GDP for professional and administrative uses.
The first phase of the EastLake Business Center is located in EastLake II General Development
Plan and is designated Research and Limited Manufacturing on the General Plan. This area is
planned to accommodate a broad range of business and industrial uses in the GDP to provide
local employment opportunities to the community.
~e Business Center nis'I" catt!fw'tbfu . 'if ~ake'UGeneral beyelomentPlanand is
desi nated Research and Limited Manufactlirinand RetailCommercial.1bis area is lannedto
ac'C'"" 'ciaate ifbroad fahi:of indllstiia~d fetai1'\ises aonwithooinlern6n "commercial
useS;
The Greens neighborhood is designated for a wide range of residential, retail commercial and
public uses on the General Plan. The GDP designates the area at the southwest comer of Otay
Lakes Road and EastLake Parkway as retail commercial to provide for a community shopping
center. The residential uses vary, including. Low-Medium (3-6 dulac) Medium (6-11 dulac). and
Medium-High (11-18 dulac). The overall neighborhood density is about 7.2 dulac, which is well
within the average density of the General Plan.
1.1.10.2
General Development Plan I
0&/23/05
Amended IIll/07
Resolution No. 2007-299
Page 47
The public uses on the General Plan designate an area for a high school, community park,
elementarY school, neighborhood park, water utility reservoir, and freeway commercial. The
southern portion of the "Land Swap" includes Medium-High Residential and Freeway
Commercial. The northern portion of the "Land Swap" includes professional and administrative
area on Otay Lakes Road. The GDP is consistent with the pattem of land uses designated on the
General Plan. The focal point of the Greens neighborhood is the EastLake Golf Course which is
integrated within the residential neighborhood. Residential densities are varied throughout the
GDP as permitted by the General Plan with the overall density within the acceptable range.
The Trails neighborhood is designated Low-Medium (3-6 duJac), with open space, elementary
school, neighborhood park, and a small neighborhood commercial center at the comer of Otay
Lakes Road and Hunte Parkway. The commercial center is no longer included in the GDP and
will be eliminated. The GDP adjusts the location of the elementary school, which is permissible
by the General Plan, and designated the Salt Creek Open Space Corridor as a community park
which will serve both the EastLake II General Development Plan, but also the EastLake 1lI
General Development Plan area. The proposed density of 5.1 duJac is consistent with the
General plan density range.
1.1,10.3.2 Circulation Element
The General Plan Circulation Element designates four major road facilities to serve the EastLake
II General Development Plan. SR 125 is planned as a major freeway/toll road providing regional
access to the area by connecting the Otay Mesa Border Crossing to freeways to the north such as
SR-54, and 1-8. The GDP provides the future right of way needed for SR-125.
The General Plan also designates three Prime Arterial roadways providing east west access to the
area from 1-805: "H" Street, Otay Lakes Road and Olympic Parkway. Each of these roads
requires a right of way to accommodate 4 lanes of traffic with raised medians. EastLake
Parkway and Hunte Parkway are shown as major roads (4 lanes) and several local streets are
designated as collector roads. All General Plan roads are shown on the GDP and adequate
provisions are included to accommodate traffic generated by the development.
1.1.10.3.3 Parks & Recreation and Conservation/Open Space Elements
The General Plan designates a community park on EastLake Parkway adjacent to the high school
and two neighborhood parks in the Greens and Trails neighborhoods. There are also major open
space corridors shown along the north side of the Hills which reflects steep topography and also
along Salt Creek in the Trails neighborhood. The Hills open space is treated as natural open
space in the GDP, however, the Salt Creek Open Space is planned for a combination of
community park, mitigation areas for habitat protection and a private homeowner's swim
complex and fishing lake. This combination of public and private park and open space uses is
consistent with the General Plan Open Space land use category.
The neighborhood parks are located within the Greens and the Trails neighborhoods and the
GDP supplements these park facilities with a number of private park facilities which include
swimming pools, basketball courts, tennis courts, picnic facilities, community meeting facilities
and tot lots located within the residential neighborhoods. The Trails neighborhood park will be
incorporated into te the Salt Creek Community Park, which actually provides more park land
than shown on the General Plan for EastLake II GDP.
1.1.10-3
General Development Plan \
0&/23105
A'mended i 111107
Resolution No. 2007-299
Page 48
1.1.10.3.4 Public Facilities Element
The Puhlic Facilities Element provides policy guidance for all development projects. It
addresses water, sewer, drainage, hazardous waste disposal, schools and lihraries. The EastLake
II General Development Plan implementation documents will provide detailed plans for the
provision of public facilities in accordance with adopted Master Plans and the City's Quality of
Life Threshold Standards.
This GDP must prepare a comprehensive Public Facilities Financing Plan for each neighborhood
to identify the public facilities to be provided by the developer to serve the development. Water
plans for each neighborhood are approved by the Otay Municipal Water District and required
facilities must be financed by the developer. Sewer plans are required to conform to the City's
Sewer Master Plan and facilities such as transmission mains and pump stations are made
conditions of tentative maps. Drainage facilities are designed on the basis of master drainage
plans and financed and made conditions of the development.
Hazardous wastes must be disposed of in accordance with State requirements of the Department
of Health Services and the County HazardouS Materials Management Division. The only facility
in Chula Vista is located at the Otay Landfill.
Master plans for both the elementary school district and the high school district provide the site
locations for schools designated on the General Plan. The GDP includes these school sites on
the land use map and the Public Facilities Financing Plans provide the phasing and financing
implementation necessary to constrUct schools in accordance with the school districts
enrollments.
1.1.10.3.5 Housing Element
The Housing Element requires that all major projects shall constrUct 5% low income housing
and 5% moderate income housing consistent with the HUD guidelines based on size and family
incomes. The GDP addressed this requirement and lays out the framework for an Affordable
Housing Agreement which implements the General Plan policy for each neighborhood. The
EastLake II General Development Plan provides for 5% low income housing and 5% moderate
income housing in accordance with the General Plan.
1.1.10.3.6 Safety Element
The City of Chula Vista provides for public safety and seismic protection through a variety of
mechanisms addressed in the GDP and implementation programs. Fire stations are located in the
GDP based on travel times to respond in case of fire or medical emergencies. Water supplies are
engineered to accommodate peak demand periods. Streets are designed with adequate widths
and safe routes for emergency vehicles. Building codes ensure the safety of buildings and
seismic studies of fault lines to identify appropriate setbacks and other safeguards in the event of
an earthquake. New development planned in this GDP is in conformance with all of the life and
property protections contained in the General Plan and implementing building codes and fire
codes.
l. \.1 0-4
General Development Plan \
08/23105
Amehded 1111107
Resolution No. 2007-299
Page 49
1.1.10.3.7 Noise Element
The Noise Element requires that the City apply noise protection standards which recognize the
right of every citizen to live and work in a safe environment without excessive noise. Noise
studies are carried out in conjunction with the environmental impact report requirements for
GDP's to identify setbacks or noise buffers for sensitive areas within the development. These
measures are carried out in the development of the project. There are no identified major noise
generators located within the GDP and the development is consistent with the policies of the
General Plan.
1.1.10.5
General Development Plan \
0&/23/05
Ami:ndod 11 ill07
Resolution No. 2007-299
Page 50
1.1.11 Implementation
1.1.11.1 Growth ManagementlPhasing
This GDP will be used by the City and the developer to ensure that development occurs in an
orderly fashion and that public facilities are provided concurrent with need while, at the same
time, providing flexibility to allow the developer to respond to changing market conditions. The
conceptual phasing information has been and will be presented in SPA Plan to be developed
primarily for the purposes of determining preliminary circulation and public facility
requirements. The objective of these phasing plans is that public facilities will be provided
concurrent with need and in accordance with the threshold standards established by the City of
Chula Vista.
1.1.11.2 Community Facilities & Improvements
Specific community facility requirements will be identified for each SPA Plan. The following
standards have been established for community facilities.
. Circulation: Development within EastLake II shall comply with the City's Level
of Service "C" requirement for the operation of circulation element roads. A
transportation phasing plan consistent with the City's Growth Management
Element shall be incorporated into the SPA Plans to ensure that level of service
standards are met.
. Water: A detailed water master plan shall be prepared in conjunction with each
SPA Plan. The water master plan shall be subject to review and approval by the
Otay Water District.
. Sewer: A detailed sewer master plan shall be prepared in conjunction with each
SPA Plan. The sewer master plan shall include consideration of reclaimed water
and shall be subject to review and approval by the City ofChula Vista.
. Drainage: A conceptual drainage plan shall be included in each SPA Plan. The
conceptual drainage plan shall, in particular, address drainage areas in Salt Creek.
Drainage plans for individual developments shall be prepared to the satisfaction
of the City Engineer.
. Fire and Police: Each SPA Plan shall define specific facility requirements for
fire and police protection to the satisfaction of the Chula Vista police and Fire
Departments.
. Schools: School facility requirements shall be defmed in EastLake II GDP and
each subsequent SPA Plan to the satisfaction of the Chula Vista Elementary
School District and the Sweetwater Union High School District. Three
elementary school sites and one high school site are provided within the EastLake
II GDP area. As of this most current GDP amendment, all sites have been
implemented.
1.1.11-1
General Development Plan \
08123/05
Amended 1111/07
Resolution No. 2007-299
Page 51
1.1.11.3 Community purpose Facilities
1.1.11.3.1 purpose & Intent
Chapter 19.48. P-C . Planned Community Zone, requires that all land in the PC zone provide a
minimum of 1.39 acres of land per 1,000 persons for community purpose facilities (CPF), such
as: a) Boy Scouts, Girl ScoutS, and similar organizations; b) social and human service activities,
such as Alcoholics Anonymous; c) services for the homeless; d) services for military personnel
during the holidays; e) senior care and recreation; f) Worship, spiritual growth and development,
and teaching of traditional family values; g) non-profit or for profit day care facilities that are
ancillary to any ofthe above or as a primary use. For profit facilities as, primary use are subject
to further requirements and additional criteria as outlined in Section 19.48.025 (f); h) private
schools that are ancillary to any of the above; i) interim uses, subject to the findings outlined in
19.48.025(E); and j) recreational facilities, such as ball fields for non-profit organizations serving
the local community, subject to the requirements outlined in 19.48.040CB)(6)(d). However,
where recreational ball fields are desired as a conditional use in Community purpose Facilities
land use districts, a "CPF Master Plan", showing the specific boundaries of the master plan and
existing and proposed distribution of CPF uses within a SPA, GDP or overa\1 Planned
Community shall be considered and approved by the Director of Planning and incorporated as
part of the Planned Community'S General Development Plan(s). In addition, recreational ball
fields shall not utilize more than 35% of the overa\1 SPA, GDP or Planned Community CPF
acreage required, and no park credit may be granted for community purpose ball fields.
The total acreage required may be reduced by the City council in certain circumstances such as
when shared parking facilities are available with other facilities.
1.1.11.3.2 Proposed CPF Master Plan
The CPF Master Plan boundaries encompass EastLake Greens (including the "Land Swap'
Parcels), EastLake Trails, EastLake Business Center II, EastLake VistaS and EastLake Woods
(see Exhibit 5). Four sites are distributed throughout the remaining SPAs insuring that each
future CPF site will serve a different neighborhood. In addition, the sites are located along major
road to enhance accessibly to the facility by community residents.
Based upon the anticipated development statistics for the CPF Master Plan area, the overall
combined CPF acreage required and proposed is as follows:
1.1.11-2
General Development Plan \
08/23/05
ArtlehdCd j lillO'!
Resolution No. 2007-299
Page 52
Table D
Community Purpose Facility Acres for EastLake
Note: A concurrent amendment to the EastLake III GDP is in process. It will. if adopted. include
an amendment to this table and the text that follows.
EastLake EastLake EastLake Total
II. n* III
Greens Trails (adopted
Neieb.. Neie;b. G1>P'I
Dwelling Units 3443 1143 2061 6647
CPF acldu 0.004003 0.004003 0.004003 - -
CPF ReQuired (ac) \3.8 4.6 8.3 26.6
CPF Provided (ac) 15.8 4.6 10.8 31.1
. EastLake I (North of Otay Lakes Road) is excluded from this table.
. * Includes proposed Land Swap amendment.
1.1.11.3.3 proposed CPF Sites
The CPF Master Plan provide a total of 31.1 acres in four different sites. Exhibit 5. identifies the
proposed CPF sites which are described in more detail below.
Site 1 (Existing): Located in EastLake Greens. a portion of this 15.8 acre site (12.2 acres) has
been conveyed to a religious institution for use as a place of worship. The remaining portion of
the site 3.6 acres is currently available for acquisition and use for community purpose facilities
and is further described below.
Site 1 (Future): Located in EastLake Greens on the east side of EastLake Parkway, south of the
SDG&E power easement. This 3.6 acre site is currently available for acquisition and use for
community purpose facilities.
Site 2: This CPF site is located within the Trails neighborhood and is proposed to conditionally
permit little league ball fields for non-profit organizations serving the local community. The
development of the site (4.6 acres) would be subject to the requirements outlined in the EastLake
11 Planned Community District Regulations and Section 19.4S.040(B)(6)(d) of the Chula Vista
Municipal Code.
Site 3: This site is located in the Vistas neighborhood of EastLake III GDP and consists of 10.S
acres. The future Vistas SPA plan will refine the exact location and acreage this site
The sites identified on this Master Plan are. or will be. designated in the Planned Community
District Regulations as "CPF" to insure their continued availability pursuant to city requirements.
With the exception of CPF site Nos. 2 and 4, which will include little league ball fields as a
conditional use permit. the above mentioned CPF sites could accommodate by conditional use
permit the following land uses:
. Boy Scouts. Girl Scouts. and other similar organizations;
Ll.ll-3
General Development Plan \
08123105
Amel1ded 11 il/O?
Resolution No. 2007-299
Page 53
. Senior care and recreation;
. Worship, spiritual growth and development. and teaching of traditional family
values;
. For profit and non-profit day care facilities that are ancillary to any of the above;
. Private schools that are ancillary to any of the above;
. Interim uses, subject to the findings outlined in Section 19.48.025(E) of the Chula
Vista Municipal Code;
. Recreational ball fields not to exceed 35% of the overall CPF acreage requirement
for the CPF Master Plan.
1.1.11-4
General Development Plan \
08/23/05
Amended !l!l/O;
Resolution No. 2007-299
Page 54
CPF L.ocatlons
O E.ast\.Jlke Greens
...-
. EestLa.... Gr......
IF-I
. EasOk. Trolls
. Easll.aluoV.....
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Community purpose Facilities
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Exhibit 4
0&123/05
Atnended 11/1107
1.1.11-5
General Development Plan \
Resolution No. 2007-299
Page 55
(
1.1.11.4 Development Agreement
A development agreement currently exists for development in EastLake n. The purpose of the
agreement was to ensure that the developer will participate in the constrUction and financing of
public facilities and to ensure that the land use entitlements provided for in this GDP are
achieved. This agreement was entered into by all parties prior to the issuance of any permits for
development within the plan area and shall bind future landowners/developers who acquire
interests in the property. Amendments of mutual benefit may be made from time to time to
insure its vitality.
1.1.11.5 Subsequent Review
The EastLake II GDP will be implemented, pursuant to the Chula Vista Municipal Code, through
the subsequent adoption of a series of plans and programs, which are summarized below:
. SPA Plans
EastLake Jl will be comprised of several SP A Plans. The areas north of Otay
Lakes road have been implemented as the EastLake I and Salt Creek I SPA Plans.
The area south of Otay Lakes Road and west of Hunte Parkway is being
implemented as the EastLake 11 SPA (Trails and Greens Neighborhoods) Plan.
The area south of Otay Lakes Road and east of Hunte Parkway will be
implemented as the EastLake II SPA (Trails and Greens Neighborhoods). (Refer
to Exhibit 3 for location of these SPA Plan areas.)
. Other Related planniDglReview Programs
All areas for future development in the EastLake II GDP will be subject to the
adopted provisions of the following supplemental planning documents:
I. Planned Community District Regulations;
2. Design Guidelines;
3. Public Facility Financing Plans;
4. Affordable Housing Programs;
5. Air Quality Improvement plans;
6. Water Conservation Plans;
7. Development Agreements;
8. Salt Creek Park Master Plan;
9. Precise plans for non-residential development;
10. Conditional Use Permits where required;
11. Site Plan and Architectural Review; and,
12. Tentative Tract Maps
1.1.11-6
General Development Plan \
08123/05
Anlendedl 11I/07
Resolution No. 2007-299
Page 56
I.l.12
The administration and legislative procedures applicable to the EastLake II GDP are those
specified in Chapter \ 9.48, P-C- Planned Community Zone, in the Chula Vista Municipal Code,
with Sections 19.48.070 and 10.48.080 having specific applicability.
Administrative & Legislative Procedures
H:\PDA T A \2.5102850\Admin\reportS\A.mcndments\GDP\EDIT - GD? 10-23-01 Revisions.doc
10123120074:28 PM
1.1.12-1
General Development Plan \
08123105
Atntnended \ 1 J 1 107
~
Resolution No. 2007-299
Page 57
SPA
Resolution No. 2007-299
Page 58
Supplemental Sectional Pla~ning Area
(SP A) Plan for
EastLake Business Center II
Adopted November 16, 1999
by Resolution No. 19666
Amended April 5, 2005
by Resolution 2005-102
Prepared by:
einU Land Planning
2932 poinsettia Drive
San Diego. California 92106
(619)223-7408
Contact: Gary Cinti
emai\: gary@cinti.com
Amended . 2007
Bv ResolutilJD No. 2007-XXX
2007 Amendment preoared by:
RBFC~nsultin2
9755 Clairemont Mesa B6u1civartt suite 100
San DiCsio. CA 92124
Contact: Dan Werv. AICP
(858) 614-5081
dWf'O'VCalIbf.com
Resolution No. 2007-299
Page 59
SECTION II.2
SECTIONAL PLANNING AREA (SPA) PLAN
T ABLE OF CONTENTS
n.2.t INTRODUCTION
II.2.1.l Background, Scope and purpose of the Plan 1-1
II.2.l.2 Record of Amendments 1-3
II.2.1J Location and Regional Setting 1-6
II.2.1.4 Community Structure 1-6
II.2.1.5 Legal Significance/EIR 1-8
U.2.1.6 SP A Plan Consistency with Approved GDPfPC Zone District 1-8
Il.2.1.7 Related Documents 1-12
n.2.2 DEVELOPMENT CONCEPT
II.2.2.1 Design Influences II-I
II.2.2.2 Land Use Pattern II-I
U.2.2J Administrative AdjustmentsfDensity Transfer II-I
n.2.3 CIRCULATION
II.2.3.I Introduction Ill-l
II.2J.2 Project Access Ill-I
Il.2.3.3 Project Circulation NetWork Ill-I
II.2.3.4 Street Standards IIl-3
II.2.3.5 phasing of Road Improvements III-3
1I.2.3.6 Transit Planning Principles III-3
II.2.3.7 Trails, Edges and Buffers III-3
n.2.4 GRADING
II.2.4.I Introduction IV-l
II.2.4.2 Grading Concept IV-l
II.2.4.3 Grading Requirements IV-l
1I.2.5 PARKS, RECREATION and OPEN SPACE
II.2.5.I Introduction V-I
II.2.S.2 Open Space V-I
II.2.5.3 Landscape Concept V-l
1I.2.6 DEVELOPMENT PHASING VIol
11.2.7 PUBLIC FACILITIES
II.2.7.1 Introduction VII-l
11.2.7 .2 Potable Water Supply VII-l
II.2.7.3 potable Water Demand VII-l
II.2.7.4 Reclaimed Water Supply and Master Plan VII-3
11.2.7.5 Sewer Service VII-3
11.2.7.6 Storm and Drainage System VII-6
.. Sup,,]""'......1 Silc';rmal Plann;n" Area (SP A)
Amended 1111107
Resolution No. 2007-299
Page 60
1l.2.7.7
11.2.7.8
lI.2.7.9
n.2.7.1 0
n.2.7.11
1I.2.7.12
n.2.7.13
II.l.8 APPENDIX
Table A
Exhibit 1
Exhibit 1
Exhibit 3
Exhibit 4
Exhibit 5!
ExbibitSb
Exhibit 6
Exhibit 7
Exhibit 8
Exhibit 9
Exhibit 10
Exhibit 11
Exhibit 12
Exhibit 13
Exhibit 14
Urban Run-off
Roads
Schools
Child Care Facilities
Police and Fire Services
Library Services
Community purpose Facilities (CPF)
Vl1-6
Vl1-6
VIl-8
VII-8
VlI-9
VII-9
VlI-9
VIII-I
LIST OF TABLES
GDP and SPA Plan Statistics..................................................l-8
LIST OF EXHIBITS
Vicinity Map .................... ........................................... ............1-4
EastLake SPA Boundaries ......................................................1.5
community StrUcture..............................................................l.7
General Development Plan .....................................................1-9
EXlstinlZ Site Utilization Plan..............'''''''''''''''''''''''''''''''''' 1-10
probosCdSite ut.i1i2:ati.6n Plan.:............................................I-11
Circulation Plan ...................................................................1I1-2
Trails, Edges & Buffers .......................................................1Il-5
Grading Plan ........................................................................ IV-3
General Landscape Plan........................................................ V-3
Conceptual Phasing Plan...................................................... VI-2
Water System ................ .............. .................... .... ................ VII-2
Reclaimed Water System .................................................... VIl-4
Sewer Plan ..........................................................................VlI.5
Storm Water ................ .......................................................VIl-7
Arii"i>M&il1fl/liif; <~\~~k'~'1'i\',,~~~:j,~'%';Eiif~;(f.;'t~,~;:\:?$Ii~~ ~onal pl.;;",tlv Area (SPA)
.J
Resolution No. 2007-299
Page 61
I1.2.t INTRODUCTION
n.2.t.t Background, Scope and Purpose of the Plan
EastLake Business Center 1I is an expansion of the original EastLake Business Center
established in the EastLake 1 . SPA approval in 1985 and will complete the anticipated
employment/industrial and SUD1)ortinl!: complimentarv commercial uses to be developed within
the Planned Community of EastLake. It continues the eastward development pattern established
with the prior neighborhoods. (Refer to Exhibit 2.)
As an increment to the overall EastLake community, EastLake Business Center 1I Supplemental
SP A is, to a large extent, an extension of the existing development both in design and planning
policy/regulations. Because it is a relatively minor addition, it is being planned as "supplement"
to the existing EastLake 1 SPA. This SPA plan relies upon established policies, programs and
regulations to a greater extent than other EastLake SPAs. It also provides more implementation
flexibility to avoid the necessity of formal plan amendments for minor plan adjustments.
This Supplementary Sectional Planning Area (SP A) Plan defines the development parameters for
the EastLake Business Center 1I development increment, including the land use designation,
design criteria, basic circulation pattern, and infrastrUcture requirements. Additionally, the
character and form of the business center will be implemented through a series of guidelines and
development standards prescribed in the EastLake 11 Planned community District Regulations,
EastLake Business Center 11 Design Guidelines and other associated regulatory documents.
The purpose of the Supplemental SPA Plan, as with all EastLake SPAs, is to:
A. Assure a high quality of development, consistent with City and community goals
and objectives.
B. Create an economically viable plan that can be realistically implemented within
current and projected economic conditions.
C. Provide for orderly planning and long-range development of the project to ensure
community compatibility.
D. Facilitate adequate provision for community facilities, such as transportation,
water, flood control, and sewage disposal; and, provide adequate assurance to the
Developer that approved development will be allowed in a timely and
economically viable manner.
E. Preserve open space and natural amenities on the property where appropriate and
possible.
F. Establish a planning and development framework which will allow diverse land
uses to exist in harmony within the community.
The SPA plan, once approved, is the implementation tool of the General Development Plan. It
establishes design criteria for the site and defines precisely the type and amount of development
permitted. It establishes the City's standards for that development including open space
provisions and major improvements to be constrUcted by the developer.
p.mended 1111107
!:1
SUDO)~m1 Sectional P)l\DI!i!)2 Area (SPA)
Resolution No. 2007-299
Page 62
The Planned Community District Regulations adopted as part of this SPA serve as an important
tool through which the City will review and evaluate schematic, preliminary and final drawings
of each individual project to be built in the Planned community.
This Supplemental SPA Plan as a requirement and site-specific implementing document for the
City of Chula Vista PC Zone, supersedes the .standard" requirements of the City Zoning
Ordinance. In the case of a conflict between the provisions of the SPA plan and other regulations
or policies, the SPA Plan provisions shall apply. If a topic is not addressed by this SPA Plan,
then appropriate City regulations shall apply.
Document Orl!anization
The EastLake Business Center II Supplemental SPA plan contains six documents or components
approach: 1) SPA Plan; 2) Planned Community District Regulations; 3) Design Guidelines; 4)
Public Facilities Financing Plan; 5) Air Quality Improvement Plan; and 6) Water Conservation
Plan. A development agreement section has also been incorporated as a companion to this
document. The purpose of these documents is as follows:
Suonlemental SPA Plan
The purpose of the SPA plan is to define, in more detail than the City's General Plan and
EastLake II General Development Plan (GDP), the development parameters for the
Business Center II project area, including the land use, urban design criteria, circulation
pattern, open space concept and infrastructure requirements to support the project and
overaJl community.
Planned Community District Rel!Ulations
The Planned community District Regulations, which are adopted by Ordinance pursuant
to title 19 of the Chula Vista Municipal Code, and are intended to implement the Chula
Vista General Plan, EastLake II General Development Plan and EastLake Business
Center II Supplemental SPA Plan, establish land use districts and standards to classify,
regulate, restrict and separate the use of land, building and structures, and regulate and
limit the type, height and bulk of buildings and structures in the various land use districts.
These standards are established to protect the public health, safety and general welfare of
the citizens of Chula Vista; to safeguard and enhance the appearance and quality of
development of EastLake I and II, and to provide the social, physical and economic
advantages resulting from comprehensive and orderly planned use ofland resources.
Desil!ll Guidelines
This document is a manual to guide the building and landscape design within the
Business Center II SPA to ensure that the quality of the adopted urban design and
architectural concept established for the overaJl EastLake Planned community are
maintained.
Public Facilities Financinl! Plan
The Public Facilities Financing Plan (PFFP) is a requirement and implements the City of
Chula Vista Growth Management program and Ordinance. The intent of this document
is to ensure that the phased development of the project is consistent with the overaJl goals
and policies of the City's General Plan, Growth Management Program and the EastLake
Am"nnM 11/1/07. .
.
, ...... ';~r~e ,.
1:2 r "7-"_ .": ~_' .. Sum:)lem~t.al~nnalP1Annin2Area (SPA)
Resolution No. 2007-299
Page 63
n General Development Plan document, and to ensure that the development of the project
wiu not adversely impact the City's Quality of Life Standards.
Air Quality Imorovement Plan
The purpose of the Air Quality Improvement Plan for the EastLake Business Center II
SP A is to respond to the Growth Management policies of the City of Chula Vista and
those policies and regulations established at the broadest geographic level (State and
Federal) in order to minimize air quality impacts during and after construction of projects
within the SPA, and to comply w1th the air quality standards and policies of the San
Diego County APCD.
Water Conservation plan
The purpose of this document is also to respond to the Growth Management policies of
the City of Chula Vista, which are intended to address the long term need to conserve
water in new developments; short term emergency measures; and establish standards for
water conservation.
n.2.1.2 Record of Amendments
(To be inserted upon amendment)
1::3
SUDtll...nental soctional pl.nnin2 ~ rsp A)
Amended 11/1/01
Resolution No. 2007-299
Page 64
Vicinity Map
San Miguel Ranch
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A PlANNED COMMUNITY BY u,51V.ICE ~ co.
Edlibit I
),rnendedllll107
.L-4.
QnnnlemP.ntB.l sP.Ctinnal P1Annin~ Area (SP A~
~
Resolution No. 2007-299
Page 65 General Development Plan Boundaries
jEASTlAKE I
. pIP'" ........\ly b! no. E:oorLakt CompO,
Cirm Land P\{JnI'llng
I~"*'~~I ~
".1&.80
Exhibit 2
}.s
sl1nnl.......P.ntal Sectional pl~nn;n2 ,Area (SPA)
Amended 11/1/07
Resolution No. 2007-299
Page 66
1I.2.1.3 Location and Regional Setting
The EastLake Business Center 11 Supplemental SPA is located in the eastern portion of the Chula
Vista City limits. The site is located immediately east of the existing Business Center I
components of the EastLake I SPA, on the north side of Otay Lakes Road approximately 8 miles
east of the Chula Vista Civic Center. Exhibit 1 illustrates the location of EastLake Business
Center n in relationship_w~ithin the overall EastLake community.
The location of the EastLake Business Center n SPA within the overall EastLake Planned
Community is depicted in Exhibit 2. The entire community has been zoned "Planen~
Community" (PC) and designated for a range of uxban uses defined in two General Development
Plans (GDPs) identified as the EastLake 11 GDP (includes the Eastlake I SPA) and the EastLake
mGDP.
The EastLake Business Center II Supplemental SPA planning area is defined by a major
circulation route, Otay Lakes Road on the south, the planned community of Rolling Hills Ranch
boundary on the north, existing EastLake Business Center I on the west and the EastLake Woods
neighborhood to the east.
1I.2.1.4 Community StrUcture
The primary community strUcture/design issues for the expansion area are appropriate edge
conditions: scenic edge at Otay Lakes Road; buffer edges at the east and north; and, a blending
edge on the west adjoining the existing Business Center. The new entry from Otay Lakes Road
will also help define/reinforce the identity and location of the Business Center as a whole in the
EastLake Community. Exhibit 3, Community StrUcture, indicated the following described
elements:
Blending Edge
This identifies the primary entry to Business Center
II. Fenton Street will contain a median at this
location and additional landscaping and signing will
be used to further enhance this intersection's
importance.
The theme trees along this corridor will continue
through Business Center n,_trXcept their location
will be exterior of the contiguous sidewalk in an
additional landscape zone.
There are buffer edges along the northern and
eastern boundaries. The buffer along the eastern
edge will be primarily dense landscaping at the top
of slope within the future SPA to the east. Along
the northern edge special setbacks and landscaping
is proposed. Refer to the PC District Regulations
and Design Guidelines.
The blending edge identifies the concept to blend
the existing landscape along the cornmon borders
between Business Center I & n.
Business Center Entry
Thematic Corridor
Bufer and Blending Edges
~unn\e""",lll1secticmol p\Ann;n2 Area (SF A)
A""",<I...d1l11107
~
Resolution No. 2007-299
Page 67
Community Structure
Business Center /I Supplemental SPA
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AI!!etlded 1111107
107
SuDtlletl1en1!!! sectiooal pl.nn;". Area ISP Ai
Resolution No. 2007-299
Page 68
Il.2.1.S Legal SignificancefElR
Adoption of the EastLake Business Center 1I Supplemental SPA Plan and the supporting
documents will establish the official development policy of the City of Chula Vista for EastLake
Business Center II. All future discretionary permits will need to be consistent with the SPA Plan
to be approved.
The project is also subject to the requirements of the California Environmental Quality Act
(CEQA). The provisions of CEQA will be implemented by the City as a part of the approval
process for this SPA plan package. All mitigation measures identified and incorporated into the
project as a part of the CEQA process shall be implemented through this SP A plan or other
appropriate component of the SPA plan package. Implementation of mitigation requirements
will be reviewed as defined in the mitigation monitoring program prepared for the project.
Il.2.1.6 SPA Plan Consistency with APproved GDPIPC Zone District
The Business Center II Supplemental SPA Plan is designed to implement the Adopted EastLake
II General Development Plan (as amended). Comparison of the proposed General Development
Plan (Exhibit 4) and the Site Utilization Plan (Exhibit 5) shows the relationship of land use and
acreages between the policy plan and the more refined and detailed SPA Plan. The proposed
development statistics are listed in Table A (below).
Table A
GDP (SPA area only) and SPA Plan Statistics
LAND USE GDP Statistics (AC) SP A Plan (AC)
Residential NA NA
Research~ Limited Manufacturing .wM-84 ~4
Cife\llati~Retail Olmmei'cial 4-.* 16.7 +# 16.7
- -
CircMlationTQ.'f_~ U~ 7.4*WSrt-
TOTALS 104;8 lOS.l
*Includes % of Otay Lakes Road in its statistics.
I1.2.1.6.1 Land Use Element
The land use designations shown on the EastLake II General Development Plan for the Business
Center 11 Supplemental SPA Plan area (108.1 acres) consists of Research & Limited
ManufacturiniRetail. commercial and Circulation. Additional intemal circulation is also
depicted. The Supplemental SPA Plan reflects the same land use pattern with respect to land use
type.
Amended 1 tl1l07
.1:8
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IReviseO 11101107 j
Amended 11/1107
1:11
!';~tllemental Sectionall'l.nnin. Area (SF A)
Resolution No. 2007-299
Page 70
Il.2.1.7 Related Documents
The EastLake Business Center II Supplemental SPA contains six documents or components
approach: 1) SPA Plan; 2) Planned Community District Regulations; 3) Design Guidelines; 4)
Public Facilities Financing Plan; 5) Air Quality Improvement Plan; and 6) Water Conservation
Plan. A development agreement section has also been incorporated as a companion to this
document.
Prior to the preparation of this plan, the Chula Vista General Plan and EastLake II General
Development Plan established the broad policy level standards and requirements for planning the
EastLake Business Center II. The GDP also quantified the development intended within the
SP A and established the CP Zoning implementation procesS.
All of the other documents which are components of the SPA plan package (design guidelines,
public facility financing plan, etc.) are prepared concurrently and based on this SPA plan.
Project CEQA documents are also prepared concurrently to document potential environmental
impacts and identify mitigation measures to reduce or eliminate such impacts.
Subsequent to the approval of all the SPA level documents, subdivision maps and improvement
plans will be prepared. These will provide the necessary details to actually construct the project
described by the SPA level documents. These plans, the construction process and ultimate
uses/activities within the SPA are required to be consistent with the applicable provisions of this
Supplemental SPA Plan and related documents.
AlX!~ 11/1/0'1 .
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Resolution No. 2007-299
Page 71
11.2.2 DEVELOPMENT CONCEPT
Il.2.2.1 Design Influences
1be primary influences in developing the EastLake Business Center II Supplemental SPA Plan
were the Chula Vista General Plan and EastLake II General Development Plan, the EastLake I
SP A Plan and adjacent existing and planned development to the north, west and south, and the
natural landform characteristics of the site. 1be primary design influences for the project are
depicted in Exhibit 3.
Site Characteristics and Visual Context
1be project site is generally comprised of gently rolling topography toward the Salt
Creek Greenbelt corridor off-site to the east. 1be 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 adjacent hillsides are available from hillside locations. 1be
range in elevation is approximately 50 feet from the hilltops to SPA boundary. 1bere are
manufactured slopes along the western boundary.
Northerly and easterly and existing and future residential developments. 1be residential
proposed to the east will be significantly below Business Center II. To the north the
Business Center is slightly above the residential development and, except for a few
residential lots along the northeastern boundary, is separated by open space lots.
Surrounding Land Uses
Existing development adjacent to the EastLake Business Center II SPA includes Otay
Lakes Road on the south. 1bis arterial roadway is not only the major circulation route
serving the site, but it also contains major sewer, water and storm drain systems to which
the project must connect. Residential properties to the north are currently developed or
under development, as noted earlier in the planned community of Rolling Hills Ranch.
The residential to the east has been planned for Low-Medium Density Residential in the
adopted EastLake III General Development Plan as part of the Woods neighborhood. To
the south across Otay Lakes Road is the existing development known as EastLake
Greens. 1be Chula Vista General Plan and adopted General Development Plans have
designated the Business Center II area as a planned business center prior to the
implementation of any adjacent residential development.
Il.2.2.2 Land Use Pattern
1be EastLake Business Center II Supplemental SPA is designed entirely as an employmentllight
industrial park with supporting and comDlimentary colIunercial (see Site Utilization Plan Exhibit
5) which extends the permitted uses eastward from the existing Business Center.
Il.2.2.3 Administrative AdjustmentslDensity Transfer
1be SPA plan provides guidance for future development at the subdivision and improvement
plan level, and is the basic reference for determining permitted land uses and required public
facilities. 1bese are illustrated in the Site Utilization Plan, Exhibit 5, which is the key map for
this SP A Plan.
Amended 1111107
n-l
SmmlenlP.T11Jll seetiorial plAnning Area (SpA)
Resolution No. 2007-299
Page 72
Even though the SPA Plan contains specific guidance for development, it is not intended to be
used in a manner which predetermines 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. The development parcel and interior
circulation arrangement indicated on the Site Utilization Plan is conceptual. Minor
modifications to these configurations may occur as a part of the tentative tract map approval
procesS. Modifications to the SPA Plan exhibits and text, to reflect adjustments based on an
approved tentative tract map, shall be accomplished without a formal SPA amendment.
AineMed l11l107 -:
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Resolution No. 2007-299
Page 73
Il.2.3 CIRCULA nON
n.2.3.1 Introduction
The EastLake Business Center II Circulation Plan is almost completely an extension of the
existing circulation routes within the EastLake I and includes both vehicular and non-vehicular
circulation routes. The plan provides for the basic internal circulation systems to serve the
proposed development areas. The circulation plan is also consistent with the community-wide
network established by the EastLake II General Development Plan and in accordance with the
City of Chula Vista General Plan.
The SPA Plan Public Facilities Financing Plan (see Chapter II, Section II.S Public Facilities
Financing Plan) details a transportation phasing plan with specific improvements and timing of
circulation improvements to maintain the levels of service established in the City's Threshold
Standards in the City's Growth Management Element of the General Plan.
Specific project access points, and internal circulation, including bicycle, pedestrian. hiking and
road crossings will be determined by the City Engineer during the tentative tract map process.
Variations to the concepts herein may occur where safety or efficiency can be enhanced.
n.2.3.2 Project Access
Primary access to the project will be provided from Otay Lakes Road. secondary access is
provided through the extension of Fenton Street from the existing Business Center which also
connects to Otay Lakes Road via Lane Avenue and EastLake Parkway. Regional access is
provided from the west by 1-805 via Telegraph Canyon RoadlOtay Lakes Road. The future
construction of SR-12S immediately west of the EastLake Greens SPA win provide additional
north-south regional access.
Currently, Otay Lakes Road exists at the southern project edge, having been constructed in
conjunction with previous EastLake Greens SP A development. Otay Lakes Road extends to the
east, past the project site and beyond Otay Lakes, as a two lane road.
1l.2.3.3 Project Circulation Network
The internal circulation network is conceptually shown on the Circulation/Street Sections Plan
(Exhibit 6). The internal circulation concept is to provide an efficient traffic conduit through the
site while providing adequate access for all potential development sites. The public street systern
shown may be supplemented internal circulation systems, particularly on larger development
sites.
The need for intersection signalization and/or limits on turning movements shall be made by the
City Engineer based on anticipated volumes and safety needs.
ID.l
Suoolem""tal Sectional Pl.nnin2 ~ (SP Al
Amended 1111107
Resolution No, 2007-299
Page 74
Circulation Plan
Business Center 1/ Supplemental SPA
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Resolution No. 2007-299
Page 75
1I.2.3.4 Street Standards
Street standards for the arterial roads at the periphery of the SPA have been established in the
Circulation Element of the Chula Vista General Plan and previous project development
approvals. Internal streets will be constructed to meet City engineering standards. The
Circulation/Street Section plan (Exhibit 6) indicates the proposed street sections. The final
improvement designs, including any deviations from design standards, will be determined as a
part of the subdivision approval process.
Il.2.3.S Phasing of Road Improvements
The phasing of community development concurrent with provision of adequate road capacity and
access improvements is fully described in the Public Facilities and Financing Plan (Chapter n,
Section 11.5 of the SPA Plan package). These improvements have been phased and designed to
maintain an adequate level of service in the circulation system serving the EastLake Business
Center II project area and surrounding community throughout the development process. The
provision of adequate internal circulation improvements is expected to be controlled via
subdivision map conditions.
1l.2.3.6 Transit Planning Principles
Transit stops will be strategically located near vehicular and pedestrian main access points
through evaluations with the City's transit coordinator. Sites will be planned based on the
following principles, which may be used in determining appropriate final locations:
1. Where there are numeroUS major pedestrian generators, access to stopS for transit
vehicles moving in both directions is facilitated by locating transit stops near
intersections with striped crosswalks.
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 walking distance between transfer stops.
4. Transit vehicle conflicts with automobile traffic can be reduced by locating bus
turnouts at the far side of intersections in order to permit right-turning vehicles to
continue movement.
5. Transit stops should be provided with adequate walkway lighting and well-
designed shelters.
6. Walkway ramps should be provided at transit stops to ensure accessibility to the
handicapped and must be designed to be A.D.A. compliant.
1I.2.3.7 Trails, Edges and Buffers
Thematic corridor Link
The EastLake community Trail (Thematic Corridor) which extends from EastLake Hills through
the developed portion of the EastLake Planned community to its current terminus at the end of
Fenton Street, will also be extended with the street extension. This is a special landscaped trail
ID-3
SuDtllemontal Sectitlnal plonnin2 ~ (SPA)
Amended 11/1107
Resolution No. 2007-299
Page 76
for pedestrians connects the major community destinations within EastLake. The Thematic
Corridor also includes an on-street bicycle lane. Refer to Exhibits 6 and 7.
Scenic Highwav Edge
Existing Otay Lakes Road is designated as a scenic highway. The treatment of this scenic
highway shall reflect the landscape treatment that currently exists along it's southern boundary
within the Greens SPA. This highway includes a meandering walk and an on-street bicycle trail.
Refer to Exhibit 7.
Residential Edge
The northern residential edge abutting the Rolling Hills Ranch SPA will have increased building
setbacks and require dense landscaping along the upper portion of slope banks and within a ten
foot landscape setback within the abutting lots. There shall be a requirement, prior to the
issuance of the first building permit for any lot abutting Rolling Hills Ranch, that a Master
Landscape Plan be approved by the Director of Planning for the slopes abutting Business Center
II and Rolling Hills Ranch. This plan shall be offered to the Rolling Hills Ranch developers for
comment and may include provisions for off-site tree planting to reduce the visual impact of
Business Center II buildings as viewed from the adjacent homes. Refer to the Design Guidelines
for location and criteria for this Master Landscape Plan. Refer to Exhibit 7.
The eastern residential edge is significantly higher than expected residential development in
EastLake 11I GDP, but will also require dense landscaping along the' upper portion of the
Business Center lots and downslope. Refer to the Design Guidelines for additional detail. Refer
to Exhibit 7.
Amendecll1/1/07
111-4;" ; sunolemental Sectional pI.nnin. Ar!:a (SPA)
Resolution No. 2007-299
Page 77
Trails, Edges & Buffers
Business Center II Supplemental SPA
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Amended 1 111107
TII-S
Smml=tental SectiOnal PI.nnin2 Area (SPA)
Resolution No. 2007-299
Page 78
Il.2.4 GRADING
Il.2.4.1 Introduction
The Land Use Element of the Chula Vista General Plan states that the mesas, hilltops and gently
rolling topography offer the best sites for development. Steeply sloped hillsides and valleys can
serve as open space/greenbelt resources, linking the developed areas which they intersect. For
the EastLake Business Center II Supplemental SPA, no on-site areas have been identified as such
a greenbelt resource. Development sites within the SPA should be graded to blend with and
create an aesthetically pleasing development site consistent with current or proposed grading of
adjacent areas and the Otay Lakes Road scenic corridor.
II.2.4.2 Grading Concept
The SPA level grading plan for the EastLake Business Center II is intended to provide a
preliminary grading concept, identifying slope bank locations and necessary maintenance provi-
sions. The preliminary grading design is as indicated on the Grading Concept, Exhibit 8.
The grading concept is based on the following objectives:
. Consistency with existing or proposed grading on adjacent properties.
. Creating efficient man-made landforms that visually respond to natural terrain
characteristics where practical.
. Creating and maintaining on and off-site views.
. Creating useable building areas and landscape edges.
. Separating potential non-residential and residential use conflicts.
. Creating, where possible, barriers or physical separation from traffic noise
sources.
II.2.4.3 Grading Requirements
Final grading design to implement the SPA grading concept should incorporate the following:
. General Standards: Grading within EastLake Business Center II shall be subject
to Chapter 15.04 _ Excavation, Grading and Fills of the City of Chula Vista
Municipal Code and Subdivision Manual.
. Grading Design: Graded areas should be contoured to blend with natural
landform characteristics. Rounding both vertical and horizontal intersections of
graded planes; 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 control and to obscure man-made banks; and,
other similar techniques should be used. Artificially appearing slope banks with
rigid angular characteristics should be avoided.
. Cut and Fill Slope ConstrUction: Slope banks in excess of four feet in height
should be constrUcted at a gradient of 2 to 1 (horizontal to vertical) or flatter
unless otherwise approved by the City Engineer. Minor interior slopes between
lots up to \.5:1 may be approved by the City Engineer.
Amended 11/1107 ..
\:IV-1
!;UD1)l",""",iiiJ SOctioriB!Plonnin" Area (SP A)
Resolution No. 2007-299
Page 79
. Erosion Mitigation: Based on actual field conditions encountered, the erosion
potential of slopes should be reduced with berms at the tops of aU slopes, paved
interceptor ditches and terrace drains and vegetation. Vegetation should consist
of drought-tolerant native or naturalized species, requiring little or minimal
irrigation, deep rooted and well suited to the on-site soils. Spray-on applications
and cOlltings, combined with jute or hemp mesh can be effective methods for
stabillzing soils. Final plans should be based on coordinated input from a licensed
landscape architect.
. Maintenance: The application for any grading permit should provide assurance
acceptable to the City Engineer that landscaped slope banks and medians will
have adequate maintenance to ensure continued viability of landscaping.
Generally, except for private lots, slope banks which exceed ten feet in height
should be maintained by a homeowners' or property owners' association.
Aroended 11/1/07
IV-2
Suoolemetltal.Sectiona1 plt:tnn;n2 Area:lSPA)
Resolution No. 2007-299
Page 80
Grading Plan
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This plan Is conceptual and may be relined without
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Plans.
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AriiendedlUi/07
IV-3
. ". Slioolemental Sectional Pl.nnln2 Area (SPA)
Resolution No. 2007-299
Page 81
1I.2.5 PARKS, RECREATION and OPEN SPACE
Il.Z.5.1 Introduction
The EastLake Business Center II Supplemental SPA Plan does not include any park land nOT
does it include any residential uses which would generate a public park demand. As noted
previously, there is a private park within the existing Business Center which provides park and
recreation opportunities to employees of companies located within the Business Center (1 and II).
Il.Z.5.Z Open Space
While generally accepted standards have been established for the provision of acreage and the
function of a hierarchy of parks, the "need' for 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 detention 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 candidates for open space, as are noise buffer
areas along major traffic ways.
Open space areas within EastLake Business Center II may be provided for buffer areas where
required along Otay Lakes Road and where buffering is required to minimize the potential for
land use conflicts. Alternatively, structural separations such as berm, walls or fences may be
used or combined with landscaped open space. Open space lots and acres will be shown on the
tentative tract map. Maintenance of all open space lots and medians shall be by a homeowners
association or as otherwise approved by the City Engineer.
n.Z.5,3 Landscape Concept
The General Landscape Plan, Exhibit 9, provides a general design framework which allows
latitude and flexibility while maintaining the overall goals and objectives of the community. The
intent of the landscape concept is to reinforce the development pattem established by the Site
Utilization Plan. This pattern consists of the predominate employment development areas served
by a simple circulationflandscape corridor. Plant selection will follow that of the existing
Business Center to perpetuate distinct identities and visual continuity throughout the Business
Center as a whole. In addition, the thematic corridor and major thoroughfare have identified
dominant trees and landscape designs which will be continued.
Additional elements in the Landscape Concept include:
. Arterial _ Scenic corridor: Otay Lakes Road is an eXlstmg arterial scenic
highway. The landscape improvements existing on the south side of this road
were developed with the EastLake Greens SPA. The landscape improvements on
the north side, to be developed with this SPA, shall reflect the character and
quality of those existing improvements to the south.
. District Entry: An entry sign and enhanced planting will be located at the
intersection of Otay Lakes Road and Fenton Street. The design character shall be
similar to the similar entry treatment at the intersection of Otay Lakes Road and
Lane Avenue.
V-I
SUDD1~1al Sectional PIll11ninl! Area (SP A)
Amended 1111/07
Resolution No. 2007-299
Page 82
. Thematic Corridor: The existing Thematic Corridor along Fenton Street shall
continue easterly to Otay Lake Road. Since this corridor does not connect to a
dominant neighborhood feature in Business Center II it will be a transition as a
continuation of the dominant tree theme in the corridor, but with a contiguous
sidewalk.
. Residential Interface Buffer: The Business Center pads are above adjacent
existing and future residential development to the north and east. In both
locations a dense landscape buffer will be provided along the upper portions of
the slope. Along the northern boundary with Rolling Hills Ranch an additional
building setback is provided. A solid fence shall be required adjacent to all
residential parcels. Refer also to Section II.2.3.7, Trials Edges and Buffers, and
the Design Guidelines.
All development in the EastLake Business Center II shall be in compliance with the Chula Vista
Landscape Manual, adopted by Resolution No. 17735 in November 1994.
Amended 11/1/07
V-2
Suntllemental Sectional pl.nninQ Area (SPA)
Resolution No. 2007-299
Page 83
General Landscape Plan
Business Center /I Supplemental SPA
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Amended 1111107
V-3
~um>lcme!!tal Sectional Plannine Area (SP A)
Resolution No. 2007-299
Page 84
11.2.6
Four phases of development are envisioned based on the need to balance grading and
infrastructure improvements. The development of individual building sites will commence as
the market dictates. Build-out of all building sites may occur over a several year period, as has
been experienced within the existing Business Center 1.
The proposed phasing indicated herein, on Exhibit 13, is more specifically defined by the Public
Facilities Financing Plan and the Business Center II Master Tentative Map conditions of
approval, which shall prevail in the event of conflict.
DEVELOPMENT PHASING
Amended 11/1/07
VI-I
SunnlementalSectional PlSllnn;no Area (SP A)
Resolution No, 2007-299
Page 85
Phasing
Business Center 11 Supplemental SPA
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Vl-2
s1lDDlemental Secti.onil.plsmninll.Area (SPA)
Resolution No. 2007-299
Page 86
n.2.7 PUBLIC FACILITIES
n.2.7.1 Introduction
The inclusion of public facilities issues is a distinguishing feature of SPA Plans. This portion of
the plan outlines the public facilities which enable the community to function properly. The
companion Public Facilities and Financing Plan (Section II.5 of the EastLake Business Center II
Supplemental SPA Plan) describes the "backbone" facilities in more detail and assigns the
responsibility for construction and financing of all required facilities.
The facilities described in the SPA Plan have been identified and capacities determined based
upon projected land uses and their distribution, as shown on the Site Utilization Plan (Exhibit 5).
1l.2.7.2 Potable Water Supply
The EastLake Planned Community, including the EastLake Business Center II SPA, is located
within the boundaries of the Otay Water District (O\\TD), which is responsible for providing
local water service. OWD is a member of the County Water Authority and the Metropolitan
Water District of Southern California. The anticipated water supply system is depicted in
Exhibit II. This concept will be revised in consultation with the water district and detailed on
the subdivision conditions and improvements plans. The phasing and financing requirements are
provided in the Public Facilities Financing Plan (Section ll.5 of the SPA Plan package).
n.2.7.3 Potable Water Demand
Domestic water demand for EastLake Business Center II will be estimated as a part of the water
master plan to be approved by the OWD. An analysis of available water supply will also be
completed to assure that sufficient supplies are planned to be available as demand is generated
by the project.
Water "will serve" acknowledgments from the Water District will be required by the City during
the subdivision map process.
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su.nnlemfmtiilSl'!Ctinnal.Plannin".~ (SF A)
Amended 11/1/07
Resolution No. 2007-299
Page 87
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Vll-2
"Sunolemen'ts! SeCtional plfmriiml Area (SP'A)
Resolution No. 2007-299
Page 88
11.2.7.4
Based on current District policies regarding new subdivision development, landscape irrigation
for parks, schools, greenbelts, road medians, and multi-family residential is required to utilize,
where available, recycled water. The project is located in the OWD Central Service Area which
currently receives recycled water from the District's 1.3 MGD capacity Ralph W. Chapman
Recycling Facility.
The existing reclaimed water distribution system serves EastLake Greens and connections to the
system to serve the EastLake Business Center II SPA should be planned. Potential demand
within the SPA will be estimated as a part of a Reclaimed Water Master Plan for the EastLake
Business Center II Supplemental SPA to be approved by the OWD and the City of Chula Vista.
A conceptual plan to distribute reclaimed water within the project is depicted on the Reclaimed
Water plan (Exhibit 12).
Reclaimed water requirements for the project will be coordinated by the Water District and the
City. The phased construction of reclaimed water facilities, based on the District approved
master plan, will be incorporated into the Public Facilities Financing Plan and/or subdivision
map conditions to assure timely provision of required facilities.
1I.2.7.5 Sewer Service
Reclaimed Water Supply and Master Plan
The EastLake Business Center II Supplemental SPA is primarily located in the Telegraph
Canyon drainage basin. A small portion of the site is within the Salt Creek drainage basin. The
portion of the site within the Salt Creek basin may be approved by the City Engineer for
diversion to the Telegraph Canyon sewer system. If not approved, Exhibit 12 indicates the
alternative for connection to the Salt Creek sewer system. Extension of trunk sewer facilities to
serve the Salt Creek basin by gravity flow are planned as a part of the Otay Ranch project.
Currently, no facilities exist near the project site in the Salt Creek basin. Because of this, interim
pumping of project flows to facilities in the Telegraph Canyon Gravity Sewer Basin is
anticipated.
The trunk facilities in the Telegraph Canyon Basin currently convey pumped flows from
EastLake Greens, Trails, and the Olympic Training Center, and will accommodate interim flows
from Salt Creek Ranch and EastLake III. The City has established a flow monitoring program
and financing plan for the Telegraph Canyon Basin to assure facilities can continue to
accommodate pumped flows. The EastLake Business Center II Supplemental SPA will be
required to participate in this program and development phasing may be constrained by sewer
capacity. EastLake Business Center II Supplemental will also participate in the Salt Creek
Gravity Basin Sewer Plan established by the City.
Sewer generation and facility requirements for the project will be determined in a Sewer Master
Plan to be prepared for and approved by the City. The phased construction of sewer facilities
and/or participation regional improvement programs, based on the approved master plan, will be
incorporated into the Public Facilities Financing Plan and/or subdivision map conditions to
assure timely provision of required facilities. A plan for sewer collection within the project is
depicted on the Sewer Plan (Exhibit 13).
Amended 1111107
VIl.3r1.~;' _,-n,;;" ~t;Ml,.;mfmtalSectinn81Pl.nni'nll ~ (SPA.)
Resolution No. 2007-299
Page 89
Reclaimed Water System
.
Bus. Ctr. , SPA
----""
---
B_Rd.
.-
. '
i . 20"
1
...
eastlaka Greens SPA
__...._ Existing 950 Recycled Zone
Proposed On Site
e Connection to Existing System
~EASTLAKE I
A plaDDed community by The EutLake Compauy
Exhibit 12
e",. land I'klmhO
--m
~U
8-12-99
VI1-4
Sunnlemental Sectional P!"""in2 Area (SPA)
Amended 1111/07
---jt; ----r-----
i . Iloo_ Rd.
.
t \
t \'.
S"wcJ
sewer'\\ .
_.~__ I /
........- xisting 15"
Resolution No. 2007-299
Page 90
t
".
.
existing S"
existing 1 "
~
Bus. ctr. I SPA
Sewer Plan
Elmirration of this
Irrk 10 1M .xi.,ng
_wer'M in salt
ONk s;ubJltcl to
1lPf"'OI/(i/ by ely
EngiMer.
Telegraph Canyon
Drainage Basin
Sal' Cmek
Drainage Basin
E.;sti'1g'T~
Pump Station
... Proposed Sewer
<__ Existing Sewer
Nom: ThiI plan ts concepbJa' and
~t to IIlttnement. Reer \) adopted
TentetWe Tract MIiP br more preclle
detf;ils .nd requirementL
Cirm Land Planning
-_..~-- n-'
~L...
10-&-99
.~fASTLAKE
A plano"" community by Tho Ea.,Lakc Company
t-niended uM)1 .
,..: Vll-5.
,/C!.........l~tal SNmolmlP1tinmnQ Area {SPA)
Resolution No. 2007-299
Page 91
II.2.7.6 Storm and Drainage System
Conceptually, the on-site runoff from developed areas in the EastLake Business Center II
Supplemental SPA will be collected by an on-site system and eventually discharged into the
Telegraph Canyon and Salt Creek drainage basins. No significant diversion of run-off is
anticipated. Anticipated flows will be calculated and a Storm Drain Master Plan will be prepared
for and approved by the City. There will be a detention basin in Salt Creek north of Olympic
Parkway, which is designed to serve development in EastLake III as well as EastLake II. No
significant conflicts between storm drain facilities and recreation use of the Salt Creek corridor
are anticipated.
The phased constrUction of storm drain facilities, based on the city-approved master plan, will be
incorporated into the Public Facilities Financing Plan and/or subdivision map conditions to
assure timely provision of required facilities. A conceptual Storm Water Plan for the project is
depicted in Exhibit 14.
II.2.7.7 Urban Run-off
The Upper and Lower Otay Lakes are operated by the City of San Diego as domestic water
reservoirs. These reservoirs must be protected from urban run-off to maintain water quality for
domestic use. The EastLake Business Center II SPA does not drain into the watersheds for these
reservoirs. Salt Creek is a USGS blueline stream, which designates it as "waters of the United
States" under the Clean Water Act (CW A). All development in excesS of five acres which drains
to waters of the United States must incorporate urban run-off planning, which, for EastLake
Business Center II, will be detailed at the Tentative Tract Map level. The proposed development
shall comply with all applicable Federal, State, and local regulations.
II.I.7.S Roads
Roads included in this SPA proposal are addressed in Chapter II.2.3 Circulation of this SPA
Plan. The Public Facilities Financing Plan (Section n.5 of the SP A Plan package) details their
phasing and financing.
VII-6
snm>lemental Sectional P1.nnin2 ~ (SP A)
Amended 11/1/07
Resolution No. 2007-299
Page 92
Storm Water
---j
--
i
J
.-
-.-1
~
"
xisting 18" RCP
Existillll
30" RCP
Exist. 24" RCP
EastLake Greens SPA
\ ~~..
..... ~"
Teiegrapt'l Clin)'O:n Slit! C,""
Drain. Baaln Otalnage Butn
RCP
~. Flow Direction
o Storm Drain Inlet
. Connection to Existing System (outiet)
( Outlet
~EASTLAKE
clnn Land Plo~
............--
~:4
Amertd..n U/l/07
VIp.
St.mDt..;m~tal Sectional plAnn;nCl Area (SF A)
Resolution No. 2007-299
Pa2e 93
11.2.T.9 Schools
The EastLake Business Center II SPA includes only etriblovmentllilZht industrial nark with
supporting and comnlimentarV commercialempleymeBt uses. It neither includes a school site nor
does it directly create demand for new or additional school facilities which are associated with
new residential development.
EastLake Business Center 11 is located within the Sweetwater Union High School District
(grades 7-12) and the Chula Vista Elementary School District (grades K-6). The Board of
Trustees of the Sweetwater Union School District and the Board of Education of the Chula Vista
Elementary School District have each formed Community Facilities (Mello-Roos) Districts for
the purpose of financing school facilities within the EastLake community through the use of
special taxes and the issuance of bonds. Since the SPA is located within the overall community,
these special taxes will be applied to the Business Center II property.
Adult school services are provided in the evening at local school district facilities. Southwestern
College, located approximately 1 mile west of EastLake, provides community college services to
local residents. Neither of these services are expected to be affected by development of the
Business Center expansion.
11.2.7.10 Child Care Facilities
The city adopted the Child Care Element of the Chula Vista General Plan in March, 1995. The
purpose of the Child Care Element is "to provide comprehensive policy direction for the
provision of adequate child care facilities necessary to serve existing and future developed areas
in the City in a coordinated and effective manner."
EastLake Business Center 11 SPA, and the EastLake planned Community as a whole, may have a
mix of child care providers, such as school, church, non-profit or commercial facilities. Child
care facilities may be located within private homes, commercial centers, offices, government and
industrial complexes, and/or adjacent to public and private schools when appropriate. Family
day care homes and facility-based child care centers are discussed below.
Home-based child care includes small family day care homes (SFDCH) that serve up to_8
children and large family day care homes (LFDCH) that serve 9-14 children. The Chula Vista
Municipal Code allowS the establishment ofSFDCHs and LFDCHs within the R-l Zone as well
as the RE and RS land use districts of the PC Zone found throughout the EastLake Community.
A conditional use permit is required for all family day care homes within R-2 and R-3 Zones.
Consistent with Chula Vista zoning, SFDCHs could potentially be located within all residential
zones in the EastLake Community. Since the State of California has family day care home
licensing responsibility, all family day care homes within the residential areas of EastLake would
be required to comply with both state and local regulations.
The City of Chula Vista has established specific requirements for operating a large family day
care home, which have been incorporated in the planned community District Regulations
adopted for EastLake II (see Section II.3, Planned community District Regulations). Facility-
based child care may be conducted by non-profit quasi-public organizations or commercial
providers. These facilities may be located on a variety of non-residential parcels (including PQ
and CPF sites). Further, day care and nursery schools will be permitted within the Business
Center itself, subject to Administrative Review (see PC District Regulations).
Vll-8
SUDtlll=ental Sectional PI.nnin2An:!!CSPA)
Amended 1111/07
Resolution No. 2007-299
Page 94
The State has adopted regulations related to licensing, application procedures, administrative
actions, enforcement provisions, continuing requirements and physical environment for child day
care and day care centers. All child care facilities within the SPA will need to comply with state,
as well as local regulations.
1I.2.7.11 police and Fire Services
Both police and fire services are provided by the City of Chula Vista. Police services are
provided from the central police facility in central Chula Vista. Two fire stations are in close
proximity to the project site. One, a temporary facility, is located in the EastLake Business
Center, immediately adjacent to the project site. The station will be relocated to a new
permanent site as the City's Fire Master Plan is implemented. The final location of the new
permanent site has yet to be determined. It is anticipated that the site will be in close proximity
to EastLake Business Center. A second station is located approximately 5 minutes away on Otay
Lakes Road, south of East "R" Street. This station is planned to be relocated to the Rancho del
Rey community to the west of EastLake.
n.2.7.12 Library Services
Library services are provided by the City of Chula Vista. The City operates a central library,
which is located at 4th and "F" Streets in central Chula Vista, to serve the entire community.
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 consideration.
A Library Service Master Plan has been completed which suggests a branch library in the eastern
area of the City should be considered. Rancho del Rey reserves a site for a City library along
East "R" Street. In addition, the EastLake Village Center Master Tentative Map reserves a I
acre site for a library within EastLake 1. Currently, the city operates a shared facility on the
EastLake Righ School campus which provides neighborhood library services.
Again, library services are generally associated with increased residential development and, as a
non-residential project, the Business Center expansion is not expected to affect library services.
n.2.7.13 community purpose Facilities (CPF)
community purpose Facilities are required in the City of Chula Vista at the rate of 1.39 acres per
1000 persons to be addressed with each SPA Plan. Since the proposed project does not affect the
population in the project area, it does not affect the CPF plans adopted for the EastLake
community as a whole.
Alnelltl..! 11/1107
;....---VII-9 .
*. ..Smm1emMta1 Sectional ph""ninll ~ (SPA
Resolution No. 2007-299
Page 95
1I.2.8 APPENDIX
H:\PDA T 11.1251 02S50IAdmin'<epDl1SIAm-tsISP A \EDIT SP A 10.2~.o7 .do<:
10123120074:56 PM - -
hm""ded 11/1/07
VIII. I
~utltlle=Dta1 Sectinnal pl.""iD2 Area (SPA)
Resolution No. 2007-299
Page 96
DESIGN GUIDELINES
Resolution No. 2007-299
Page 97
Design Guidelines
for EastLake Business Center II
Supplemental SPA
Approved November 16, 1999
by Resolution No.19666
Amended April 5,2005
by Resolution No. 2999-102
Amended _ . 2007
Bv Resolution :No: 2007"xx'x
2007--AInendmentPreDaredbYi.
RnF Consulti1l.~
9755 Claiieroont Mesli~ouleV8rd; SuitelOO
San.DiellO. CA 92124
ContaCt:-OIl11:W" erv,.AlCP
(SSS) 614-5081
dwP.rvla>.rbf.OOln
prepared by:
Cinti Land Planning
2932 poinsettia Drive
San Diego, California 92106
(619) 223-7408
Contact: GarY Cinti
emai1: g.rvililcinti.coJIl
Resolution No. 2007-299
Page 98
1l.4.1
n.4.2
U.4.3
SECTION Il.4
DESIGN GUIDELINES
TABLE OF CONTENTS
Pa!p:e
Introduction
Il.4.l.l purpose
1-1
Design Review Process
11.4.2.llntroduction
11.4.2.2 Design Review by Master Developer
11.4.2.3 City of Chula Vista Design Review
11.4.2.4 Zoning Administrator Design Review
n.4.2.5 Design Review committee
11.4.2.6 Appeals
11-1
11-1
11-3
11-3
11-3
11-3
Business Center Design Guidelines
11.4.3.1 Site Planning
_Planned Community District Regulations
-Site planning
_Building Heights
_Circulation & Parking
_Service & Storage Areas
-community Fencing
_Combined Wall and Fence Guidelines
_Fences and Walls
_Utilities, Antennae and Flagpoles
_Grading Standards
Ul-I
Ul-9
11.4.3.2 Architecture
_Building Massing
_Building Entries
.Colors and Materials
_ T ex tures
_Equipment Screening
_Building Materials
_ArtISculpture
Ul-IO
11.4.3.3 Lighting
_Safety/Security Lighting
_ArchitecturalfLandscape Lighting
10-8-99
Revised 11-01-07
~I
Resolution No. 2007-299
Page 99
Pa~
Ill-lI
U.4.3.4 Sign Program
_Approval & Submittal
_General Standards
_Maintenance
_illumination
_Hardware
_Prohibited Sign Types and Components
-Sign Criteria Summary
-Sign Types and Descriptions
no4.3.5 Prohibited Sign Types and Components
1l.4.3.6 Sign Criteria Summary for Business Center
II 4.3.7 Sign Criteria for Design District overlay
Ill-l2
III-B
111-29
Il.4.4
Landscape Design
Il.404.1 purpose
llo404.2 Landscape Concept
llo4.4.3 Landscaping Requirements
IlAo4A Street Landscaping
11.404.5 SlopelErosion Control
1l.4A.6 Landscape and Irrigation Standards
llAA.7 Landscape Maintenance
lIAA.8 Special Master Landscape Plan
lV-I
IV-I
IV-6
IV-lO
IV.lO
IV-II
IV-I3
IV-l8
Il.4.5
Individual Lot Design Criteria
U.4.5.llndividual Lot Criteria
Uo4.5.2 Organization of the Criteria
V-I
V-l
ii
10-8-99
Revised 1\-01-07
Resolution No. 2007-299
Page 100
LIST OF EXHmITS
~
Exhibit I Site Planning
Exhibit 2 Parking Standards
Exhibit 3 Fencing Types
Exhibit 4 combination Wall & Fence
Exhibit 5 Building Mounted Sign
Exhibit 6 Mounted Sign Letters
Exhibit 7 Mounted Sign Letter Size
Exhibit 8 Freestanding Monument Sign
Exhibit 9 Signing Site Distance
Exhibit 10 Sign Panels
Exhibit 11 Sign Panels
Exhibit 12 Entry Window Graphics
Exhibit 13 Building Address Numbers
Exhibit 14 construction/Leasing Sign
Exhibit 15 Vehicle Direction Sign
III-2
III-4
III-6
III-7
III-l3
UI-14
III-IS
III-l?
1I1-18
IIl-20
III-21
I11-23
IlI-25
IlI-27
1I1-28
Exhibit DD-a Sign Locations by Type IlI-31
Exhibit DD-b District Identification Monument - Sign Type "A" III-32
Exhibit DD-c District Entry Monument - Sign Type "B" IIl-33
Exhibit DD-d Tenant Identification Sign - Sign Type "C" Ul-34
Exhibit DD-e Project Directional Sign - Sign Type "D" III-35
Exhibit DD-f Building Signs IlI-36
Exhibit 16 Scenic Highway Sketch
Exhibit 17 Entry Monument Sketch
lV-2
IV-3
iii
10-8-99
Revised 11-01-07
Resolution No. 2007-299
Page 101
Exhibit 18 Thematic Corridor
IV-4
IV-S
Exhibit 19 General Landscape Plan
Exhibit 20 Business Center Trees
Exhibit 21 Landscape Intensity
Exhibit 22 Plant Material Matrix
Exhibit 23 Scope of Special Master Landscape plan
Exhibit 24 Building Envelopes - Lots 1-6
Exhibit 25 Building Architecture - Lots 1-6
Exhibit 26 Building Envelopes - Lots 7-9
Exhibit 27 Building Architecture - Lots 7-9
Exhibit 28 Building Envelopes - Lots 12-16
Exhibit 29 Building Architecture - Lots 12-16
Exhibit 30 Key Map - Lot 1
Exhibit 31 Key Map - Lot 2
Exhibit 32 Key Map - Lot 3
Exhibit 33 Key Map - Lot 4
Exhibit 34 Key Map - Lot 5
Exhibit 35 Key Map - Lot 6
Exhibit 36 Key Map - Lot 7
Exhibit 37 Key Map - Lot 8
Exhibit 38 Key Map - Lot 9
Exhibit 39 Key Map - Lot 10
Exhibit 40 Key Map - Lot 11
Exhibit 41 Key Map - Lot 12
Exhibit 42 Key Map - Lot 13
Exhibit 43 Key Map - Lot 14
IV-7
IV-9
IV-I 4-17
IV-18
V-2
V-3
V-4
V-4
V-s
V-6
V-7
V-8
V-9
YolO
V-II
V-U
V-13
V-14
V-IS
V-16
V-17
V-I8
V-19
V-20
iv
10-8-99
Revised 11-01-07
Resolution No. 2007-299
Page 102
Exhibit 45
Key Map - Lot 15
Key Map - Lot 16
V-21
V-22
Exhibit 44
v
10-8-99
Revised 11-01-07
Resolution No. 2007-299
Page 103
Il.4.1Introduction
1I.4.1.1
This document is a manual to guide the design of site plans, architecture, and landscape
architecture within the EastLake Business Center II Supplemental Sectional Planning Area
(SP A) of the EastLake Planned Community. It illustrates the master developer's philosophy and
commitment to a high quality, planned development program.
This manual includes design concepts to guide specific areas of consideration, but more
importantly it establishes design context within which each element is important to the success of
the entire program. Thus, the purpose of this manual is to ensure that all development within
EastLake Business Center II will maintain a high standard of design through consistency with
these published standards to which all project designers are expected to refer. The standards of
these guidelines are consistent with those established for previous development phases of the
EastLake Planned Community.
While it is the intention of the master developer to allow as much freedom as possible for
creative design expression at the parcel and individual project levels, it is sometimes mandatory
to precisely control the design of areas critical to the success of the overall community; locations
where only a limited number of solutions are acceptable. These situations are emphasized in
these guidelines.
These guidelines are intended to encourage tasteful, imaginative site planning and building
design while retaining a sense of homogeneity within the Business Center (I & II) as a whole.
Special emphasis has been placed upon methods that tend to reduce visual impacts of larger scale
buildings and that balance the elements of strUcture, landscaping and paving.
Purpose
I-I
10-8-99
Resolution No. 2007-299
Page 104
11.4.2 DESIGN REVIEW PROCESS
II.4.2.1 Introduction
The design review process includes two integrated procedures: I) design review and approval by
the master developer; and, 2) design review and approval by the City of Chula Vista. Essentially
the process requires the builder to formulate the design for his parcel review it with the master
developer and obtain its approval prior to formal design review application with the City. Refer
to the City of Chula Vista's Design Review process and procedures for additional detail.
II.4.2.2 Design Review by Master Developer
In order to ensure that these Business Center Design Guidelines are adhered to and
maintained, specific review and approval and enforcement procedures have been
established. Initial construction and development plans will be considered by the
EastLake Company Design Review Committee (ECDRC). Additional, future
improvements will be evaluated by the Architectural Review Committee of the EastLake
Business Center Owners' Association. These review committees will assure the integrity
of the business park by reviewing and approving all development proposals within the
EastLake Business Center. The committees will consider the level of conformance to the
intent and specific requirements of these guidelines and the adopted CC&R's, in addition
to all applicable statutes, codes, ordinances, or regulations of controlling governmental
jurisdictions.
All applicants shall submit four sets of accurate and complete plans to the appropriate
review committee for each plan submission stage. Each set shall include the necessary
architectural site plans, floor plans, exterior elevations or perspectives, and schematic
grading and landscaping plans to fully describe the proposed improvements. In order to
facilitate design coordination between individual buildings, all architectura1 and
landscape plans for other Business Center projects will be available for review through
the committees.
Any changes or modifications to approved plans proposed during the initial construction
period shall be submitted to the EastLake COmpany for review and approval prior to
submittal to City or incorporation in building or site improvements.
Submittal Reauirements for Master Developer Review
Schematic Master Plan Submittal
A Schematic Master Plan will be required only when ultimate site development occurs in
phases. Information shall include but is not limited to:
Gross and net acreage of lots
Building footprints and coverage
Number of stories and approximate square footage of buildings
Location of circulation roads and parking areas
Conceptual landscape design
Conceptual grading and drainage
10-8-99
IT-!
Resolution No. 2007-299
Page 105
Phasing Plan indicating the phasing of the ultimate Master Plan development
illustrating the extent of development at the completion of each phase
Preliminary Plan Submittal
A Preliminary Plan shall be submitted to the ECDRC, and obtain approval, prior to sub-
mission of plans to the City of Chula Vista. The Preliminary Plan, detailing specific
information about the site planning and architecture of the project shall be submitted and
approved by the ECDRC prior to submittal of construction documents to ECDRC.
Submittal shall include but is not limited to:
1.
10-8-99
2.
Site Plan
a. Gross and net acreage of lots
b. Building footprints and setbacks
c. Total building floor area
d. Site covenage (non-landscaped areallot area)
e. Building coverage (footprint areallot area)
Parking and Circulation
a. Location of interior circulation and parking areas (designate guest)
b. Dimensions of typical parking stalls and parking aisles
c. Parking table (required vs. provided)
d. pedestrian circulation
e. Location/design of trash enclosures
Grading and Drainage Plan
a. Existing contours and grades
b. Proposed finish grades, slopes and building pad elevations
c. Site drainage structures and systems
Landscape Plan
a. Plant materials, sizes and locations
b. Walkways and paved areas (specify type of materials)
c. Description of irrigation system
Architecture
a. Schematic floor plans
b. Schematic building elevations with materials and colors
c. Street elevation(s)
d. Color and material board
Signage Plan
a. Sign copy and placement
3.
4.
5.
6.
II-2
Resolution No. 2007-299
Page 106
b. Elevations and sections
c. Colors and materials
d. Lighting details
Construction Documents
All applicants are required to submit two copies of the construction documents to the
ECDRC as well as the City of Chula Vista, for approval, in order to demonstrate the
precise construction details for implementing the approved Preliminary Plan.
Il.4.2.3 City of Chula Vista Design Review Process
The requirements of the City are fairly typical and are further detailed below, but each builder
should contact the City for current, specific requirements. As noted above, the approval from the
master developer should be obtained prior to fonnal review by the City.
Il.4.2.4 Zoning Administrator Design Review
The Zoning Administrator is authorized to consider and approve, disapprove or modify
applications on several subjects as provided in Section 19.14.030 of the Chula Vista Zoning
Code.
Il.4.2.5 Design Review Committee
The Design Review Committee (DRC) shall review all projects. The DRC shall base their
findings on the City's Design Manuals and these Design Guidelines. Refer to Sections 19.14.581
through 19.14.600 of the City's Zoning Ordinance for additional information.
II.4.2.6 Appeals
An appeal to the Planning Commission on a decision of the Design Review Committee may be
filed within ten days after the decision as provided for in Section 19.14.583 of the City's Zoning
Ordinance.
10-8-99
JI-3
Resolution No. 2007-299
Page 107
Design ReviewApproval by Master Developer
l',elimiu'V Design ~I..ting v,ith The EootL.1<e Company
.
.,
D8V8lopar Review of EadL.k. Company
Il1d City l..llidAliDMI I. (lr..inilru.p.fi:'
. .. '.
Review Preliminary Desl~n Concept i
viiI" no ElSSlL.kll Currlp.nv J
tii. "," 'ilJlii'lI~"""
Rewi!.e and Prepare F.nlllll Ptlns for
no EastLakc Company Doolsn Review Col1lmitlcc
.
Submk Plo.... f., App,oval by Tho Eactl.ako Company
l)Adgn HAU'ifIW {:nlhlTllrte:..,
~. . . .
.
Approval" SllIIlIpillG of PllIns by I
n. E~lhk.. Cump."., D""'~" Rovi_ Cur."'il..... ~
P,.nu,i"ary City Roview ,with
no EostLa'" Company & Dovelopo,
.
ell, Design R~I.wl'rotttiS 8.g1u
10-8-99
1l-4
The EastLake Company
Design Review Process
Informal City Revi&w
Formal City Design
Review Committee
Proensing
Resolution No. 2007-299
Page 108
11.4.3 BUSINESS CENTER DESIGN GUIDELINES
II.4.3.1 Site Planning
Planned Community District RelZUlations
Development standards for each land use area (i.e., pennitted land uses, lot coverage,
height and bulk requirements, signs, etc.) are established in the EastLake PC District
Regulations which should be referenced for specific property development standards.
The following design guidelines supplement those requirements. Notwithstanding these
guidelines, compliance with the planned community district regulations and other
regulations of the City of Chula Vista or other authorized agencies shall take precedence.
Any aspect of development not addressed in the EastLake Business Center II
Supplemental SPA Plan, EastLake II PC District Regulations, or these guidelines shall be
governed by the City of Chula Vista regulations.
Site Planning
The location and "footprint" of a structure on its lots is as important as the "design"
( appearance) of the building. Because of the variety of lot sizes and uses, special
attention must be paid to the location of each structure.
Office and commercial buildings should be arranged to make efficient use of the
site.
All site plans shall observe the setback standards described in the specific parcel
criteria herein.
The following guidelines are intended to supplement the EastLake I SPA Plan and PC
Regulations and, if followed, should guarantee the development of a business park whose
occupants will have maximum opportunity for creative site planning and building design
while ensuring that the overall business park is homogenous and well maintained.
1. Coverage: Maximum building coverage shall not exceed 60% of the net lot area
on any lot.
2. Setbacks:
a.
All setbacks shall be measured from the property line which, on a street
frontage, is the same as the street right-of-way line.
10-8-99
III-I
Resolution No. 2007-299
Page 109
Creale enclaves of building s and co un-
yaras; vary site topography and street
scenes.
Avoid rigid. repetitive, and monoto-
nOlls site layouts.
Exhibit 1
10-8-99
Site Planning
DO THIS
---------
NOT THIS
I11-2
Resolution No. 2007-299
Page 11 0
b. Landscape Setbacks: All landscape setbacks shall be improved,
predominantly with plant materials. Other improvements shall be limited
to service and access driveways, walkways, fences, walls and planters.
I) Front yard landscape setbacks: All front yard landscape setbacks
shall be 20 feet minimum. Where a lot abuts two public streets,
the Site Plan may designate a front yard and a comer side yard.
The landscape setback for a comer side yard shall be 10 feet
minimum. Unless otherwise approved on the Site Plan, the longest
street frontage shall be considered the front yard.
2) Side and rear yard landscape setbacks shall be 6 feet minimum,
except for comer side yards noted above.
3) Rear yard setbacks for lots abutting residential neighborhoods shall
be 10 feet from top of slope.
Building Heights
The maximum height of structures within the business park shall not exceed two stories,
or 35 feet, whichever is less. A provision that allows certain interior lots to be considered
for buildings above 35' is provided in the PC District Regulations.
10-8-99
ID-3
Resolution No. 2007-299
Page III
Circulation and Parking
a. Textured and/or enhanced paving may
be used to accent driveways and building
entries or other significant areas.
d.
All parking stalls shall be clearly
outlined by stripes on the surface of the
parking facility.
Standard car size parking spaces shall
have a minimum size of 9 feet by 17.5
feet (with 1.5 foot overhang at front
curb).
Compact car size parking spaces shall
have a minimum size of 8 feet in width
and 13.5 feet in depth (with 1.5 foot
overhang at front curb). Compact car
parking spaces may comprise a
maximum of 25% of the total parking
space requirement providing said spaces
are controlled or appropriately marked to
ensure their utilization by compact cars.
Two-way private driveways shall have a
minimum width of 24 feet for per-
pendicular parking.
All parking facilities shall be lighted in
accordance with current City standards.
Lighting standards shall not be greater
than 18 feet in height.
10% of parking areas shall be
landscaped.
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10-8.99
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Resolution No. 2007-299
Page 112
Landscaping
One eight foot wide landscape node shall be provided between every ten linear parking
spaces, for parking visible from streets. Variation in spacing is permitted in order to
allow landscape design to respond to each building and site plan. Design flexibility
should be used to create the appropriate balance (subject to approval) between landscape,
hardscape, site improvements and buildings. All tree wells shall include a 12" poured
concrete pad (in addition to the 6" curb) on every edge adjoining a parking space to
provide a step-out area for vehicle occupants.
Service and Storaee Areas
a. All outdoor storage and sales yards shall be completely enclosed, screened from
public view by landscaping, wall, or fence, not less than eight feet in height,
constructed of material complementary to the building materials. Outdoor storage
includes material involved in fabrication, as well as, the parking of all company
owned or operated motor vehicles with the exception of regular passenger
vehicles. No chain link fences will be permitted without special approval of the
ECDRC.
b. No storage shall be permitted between the street and the building.
c. No loading shall be allowed which would be visible from Otay Lakes Road or
adjacent residential lots.
d. Streetside loading shall be allowed provided the loading dock is screened from all
adjacent streets.
e. All outdoor refuse collection areas shall be completely enclosed and screened
from view by a wall or fence constructed of materials which are complementary
to the building materials. All such areas shall have concrete floors and loading
pads, and shall be of sufficient size to contain all business generated refuse.
f. No refuse collection areas shall be permitted between street and the building.
Community Fencing
One of the most dominant visual elements of a community is its fencing. It is essential
for this element to be aesthetically pleasing and provide continuity in design to unify the
various architectural styles within individual neighborhoods into a single community
theme.
Although community fencing is not expected to be a significant element of the Business
Center II project, if it is used the following guidelines should be observed, particularly
along residential edges.
Fences and walls can serve many functions including security, identity, enclosure,
privacy, etc. However care must be exercised in the design of fencing in order to avoid
long, boring or awkward sections of fencing. It is intended that the available fencing
types be combined to attract interest and provide variety. Using a combination of open
10-8-99
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Resolution No. 2007-299
Page 113
and solid styles, changing angles and directions is encouraged. Long straight runs of a
single fence style is monotonous and inappropriate.
The elevations ofthe EastLake Planned Community fencing program are sketched below.
These are to be used for all fencing indicted on the community Fencing Plan. Refer to
Exhibit 3a on page 6a.
The pilaster serves as the unifying design element among the different fence types and
will establish the theme for community fencing. Each type of fence serves a particular
purpose. The sound wall is a masonry wall intended to provide noise mitigation and
privacy. The solid theme wall is used where visual privacy is needed, but protection
from the noise of arterial highways is not important. This wall uses a pilaster similar to
the sound wall, but may use fence boards between. An open wall is used where a
pbysical barrier is needed, but a view needs to be preserved. Within EastLake, wrought
iron fencing between the theme pilasters is proposed as the open wall. Pilasters should be
provided at each property line intersection or at a typical spacing of approximately 200
feet.
Fencing Types
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10-8-99
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Resolution No. 2007-299
Page 114
Exterior fences should be designed and placed according to 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 constructing pilasters.
3. Landscaping, such as trees, shrubs or vines, should be used to soften the
appearance of the walL
4. Walls which serve as a subdivision exterior boundary should be up to six feet in
height from the highest finished grade.
5. Walls used as rear or side yard walls should be constructed up to six feet 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. Landscape planting should be used to supplement and soften fencing and
obscuring long lengths of fence with vines and shrubs is encouraged.
Combined Wall and Fence Guidelines
The combining of a conventional fence on top of a retaining wall can result in combined
wall height that is not desirable. The combining of walls is generally discouraged.
Where necessary, it shall be within the combined limits indicated in the sketch to the
below.
Combined Wall and Fence
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Resolution No. 2007-299
Page 115
Fences and Walls
a. No fence or wall exceeding three feet in height shall be constructed within 20 feet
of the front (streetside) property line.
b. Walls and fences between buildings and the front property line are not allowed.
c. All fences and walls shall be an integral part of the building design concept and
shall be constructed of materials that are complementary to the building materials.
Textures and colors shall also be complementary.
Utilities. Antennae and Flal!Doles
a. All exterior on-site utilities (gas, water and sewer lines; drainage systems;
electrical, telephone and communications wires and equipment, etc.) shall be
placed underground or properly screened.
b. On-site underground utilities shall be located so as to minimize disruption during
maintenance and repair.
c. No antenna or transmission or reception device which can be viewed from ground
level is permitted without specific approval of the ECDRC or EastLake's
Architectural Review Committee, as appropriate.
d. Temporary overhead power and telephone lines shall be permitted during
construction.
e. A maximum of three flagpoles may be permitted per lot. Any such flagpoles shall
be subject to the 35 foot maximum height limitation.
Grading Standards
Rather than create one large pad, the grading concept for the EastLake Business Center II
should provide separate pads for almost every lot. This reduces grading quantity and
height oflarge slopes, and produces smaller slopes which are more easily revegetated and
less obtrusive visually. Parcel grading should respect existing terrain and take into
account surrounding topography. Attention to thoughtful grading practices can do much
to enhance the aesthetic quality of EastLake Business Center. Grading within EastLake
Business Center is subject to Chapter 15.04 of the Chula Vista Municipal Code. The
following items are intended as guidelines to direct site grading:
a. Site grading should complement and reinforce the overall architectural and
landscape design character.
b. Finish grading in all landscaped areas should assure positive drainage away from
building floors and footings.
c. All buildings should be equipped with adequate roof drains, downspouts or other
drainage conveyances. All drain exits should deposit into storm drains or onto
hard surfaces. No roof drainage should be deposited into landscaped areas.
10-8-99
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Resolution No. 2007-299
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11.4.3.2
It is the objective of these guidelines to create a business park which is well planned and which is
compatible with the street scene. Each building, though expressing its own individuality shall
also be an integral part of the complete Business Center and must be designed accordingly.
Buildin\! Massing
a. All buildings are to be functional and contemporary.
b. Large-scale, uninterrupted walls facing a street shall be visually reduced to human
scale by:
Mature landscaping/mounding
Clustering small-scale elements such as planter walls around the major
form
Creation of horizontal shadow line
Landscaping terraces
Offset building planes and recessed areas
c. Radical theme structures which draw unnecessary attention to the building shall
not be acceptable.
d. Structures should be designed to create transitions in form and scale between
large buildings and adjacent smaller buildings.
Buildin\! Entries
a. Facilities entrance drive shall be readily observable.
b. Entry points to the building shall be incorporated into the design. The main entry
shall be readily identifiable and accessible.
Textures
a. Simple and uniform texture patterns are encouraged to enhance the architecture of
buildings.
b. Building should be designed with materials to complement landscaping materials.
Eauiument Screening
a. All roof-mounted equipment shall be hidden from view with parapet walls or
screening. Screens shall be attractive in appearance and reflect or complement
the architecture and color of the building. Mechanical equipment shall not extend
above the enclosing wall or screen.
b. All exterior mechanical equipment which is visible from the upper floors of
adjacent buildings shall be kept to a minimum, shall be installed in an orderly,
Architecture
10-8-99
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Resolution No. 2007-299
Page 117
compact manner, and shall be painted a color to blend with the adjacent
background.
c. Exterior mounted electrical equipment shall be mounted in a location where it is
screened from public view.
Building Materials
a. Materials shall be low maintenance.
b. Materials shall complement existing materials within the development.
c. Use of glass is encouraged.
e. Pre-engineered metal buildings are not permitted.
Art/Sculpture
Any art or sculpture placed within EastLake Business Center must be included in the
original plans approved for the project or subsequently approved by the ECDRC.
11.4.3.3 Lighting
Safetv/Securitv Li cllting
I. Lighting shall be indirect and subtle. Overhead pole mounted down lighting is
encouraged. Light standards shall not exceed 18 feet in height.
2. Exterior pole lighting shall be High Pressure Sodium (HPS).
3. Lighting levels should emphasize walking areas so as to clearly identify the
pedestrian walkway and direction oftraveJ.
4. Parking areas, access drives, and internal vehicular circulation areas shall have
sufficient illumination for safety and security. Lighting fixtures shall be a zero
cutoff. The parking lot illumination level shall achieve a uniformity ration of 3 to
1 (average to minimum) with a maintained average of I foot candle and a
minimum of 0.3 foot candle.
5. Outdoor pedestrian use areas (courtyards, entry ways, walkways, etc.) shall have
sufficient illumination for safety and security. Primary pedestrian use area light-
ing should achieve a uniformity ratio of 3.5 to 1 average illumination of 0.60 foot
candles and a minimum of 0.18 foot candles.
6. Service area lighting shall be contained within the service yard boundaries and
enclosure walls. No light spillover is allowed.
Architectural/Landscaping Li cllting
I. Lighting shall be indirect, such as soffit lighting, or incorporate a full cutoff shield
type fixture.
2. Architectural overhead down lighting, or interior illumination which spills outside
is encouraged. Said lighting should articulate and animate the building design.
10-8-99
Ill-IO
Resolution No. 2007-299
Page 118
3. Exterior illumination to enhance building identity should respect and reinforce the
architectural treatment of the building. Patterns of light and fixture concealment
should be considered to avoid glare and intrusion onto adjacent properties.
4. Landscaping lighting shall be subtle, indirect and should accentuate rather than
overpower landscape features.
5. Special lighting may be introduced at gateways and other key entries to indicate
entrances and identity.
11.4.3.4 Sign Program
The purpose of these sign guidelines is to provide the means for adequate identification of
buildings and businesses by regulating and controlling the design, location and maintenance of
all tenant signs within EastLake Business Center II. In addition, the sign program is intended to
convey information to motorists and pedestrians that will simplifY and clarifY their movement
throughout the project.
The intent is to establish specific standards for all exterior signage that will ensure continuity,
consistency and harmony with the architecture. Each user/tenant is expected to establish and
maintain an "integrated" concept in the design of their signage. Signs and finishes shall be
harmonious with the general character of the user/tenant's building.
Auuroval and Submittal
All signs shall be subject to the approval of the City Zoning Administrator prior to
installation.
All proposed exterior signs for each facility shall be submitted to the ECDRC as
part of the Preliminary Plan submittal and shall be consistent with this sign pro-
gram. Sufficient renderings indicating size, location, design, color, lighting and
materials shall be submitted to the ECDRC for their review.
General Standards
Signs shall be subtle, tasteful, imaginative, and an integral part of the building
design concept.
Signs shall be for identification or instruction only; no advertising is allowed.
Signs shall require regular maintenance.
Maintenance
All signs shall be maintained in a neat and orderly fashion. Periodic inspections shall be
made by the EastLake Business Center Owners' Association. Prompt correction of any
deficiencies shall be made by the entity responsible for the maintenance of said sign(s).
10-8-99
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Resolution No. 2007-299
Page 119
Illumination
Signs and logos visible from the exterior of any building may be internally iIluminated,
but no signs shall be devised or constructed so as to rotate, gyrate, blink or move in any
animated manner.
Hardware
All attachments, devices, wiring, clips, transformers, lamps, tubes and other mechanisms
required for all signs shall be concealed.
II.4.3.5 Prohibited Sign Types and Components
Moving or rotating.
Moving or flashing lights.
Exposed ballast boxes or transformers.
Box or cabinet-type sign with transparent, translucent or luminous plastic
background panels.
Internally illuminated letters with transparent, translucent or luminous plastic
face.
Luminous vacuum formed plastic letters.
Cloth, paper or cardboard signs on exterior surfaces of the tenant building or lot.
Signs employing noise-making devices and components.
Signs with no returns and exposed fastenings.
Rooftop signs.
Post and panel-type signs (except temporary signs).
No sign, notice or other lettering shall be exhibited or affixed on any part of any
building except as specifically approved in writing by the EastLake Company.
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Resolution No. 2007-299
Page 120
Il.4.3.6 Sign Criteria Summary for Business Center
Specific sign types will be permitted only with designated building types, as described in the
Sign Criteria Summary matrix on the following page. Building type shall be determined by the
EastLake Company, which decision is final. Listed below are the building type definitions
utilized in the matrix.
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Only one tenant name per building permitted, utilizing metal reverse channel numbers.
Example illustrates the maximum height permitted for all cap letterforms.
Note: Refer to Section 11.4.3. 7 for SignCriteria within the Design District Overlay area
10-8-99
Ill.13
Resolution No, 2007-299
Page 121
Mounted Signs
Fabricated letters have open backs (reverse channel) and may be either non-illuminated,
illuminated, exterior illuminated, back-lit, etc. Font style shall be selected which permit
readability without the need to oversize.
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10-8-99
ill-J4
Resolution No. 2007-299
Page 122
Buildin2 Mounted Sil!l1S
Maximum height for upper and lower case letterforrns is 2'-7" from the top of ascending
letters to the bottom of descending letters.
Maximum height for aU uppercase letterforms is 2'-0".
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10-8-99
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b. Sign Type 2 applies to all building types.
1) Sign type 2 shaH be limited to identifying one major tenant or to
identifying a specific area, e.g., Gateway.
2) The copy shaH be limited to the tenants' names and building address only.
3) The maximum height of all monument signs is 5'-0".
4) The maximum length of all monument signs is 10'-0".
5) The base or side supports of the sign shaH incorporate a design element
that will "architecturaHy tie" it to the tenant building (Figure 4).
6) All graphics and identifying marks shall be within the limitations of the
sign face panel (Figure 4).
7) All sign background colors are to be neutral shades. Primary colors may
be used for tenant names and/or logos; however, colors must be
compatible with corporate colors and corporate identity.
8) Ifmonument signs are to be illuminated, only ground lighting is permitted.
9) Signs are not to be placed in sight distance triangle (Figure 5).
10) One Sign Type 2 is allowed only at each building vehicular access point.
If on a comer lot, one additional Sign Type 2 is permitted at the comer. A
maximum of two signs of this type are permitted per project.
10-8-99 Ill-16
Resolution No. 2007-299
Page 124
Example of Freestanding Monument Sign
Graphics and letterfonns not to extend beyond sign face.
Spot lighting may be done by recessed, incandescent, adjustable angle fixtures.
Internally illuminated signs are not pennitted.
Sign materials must be compatible with building materials.
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10-8-99
III-17
Resolution No. 2007-299
Page 125
Site Distance Triangle
Determination of traffic safety site triangle for City of Chu!a Vista and EastLake
Business Center.
Setbacks:
BC.! Zone: Front S,B.: 20'; Side S.B.: 20'
BC.2 Zone: Front S.8.: 25'; Side S.B.: 20'
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10.8-99
III. I 8
Resolution No. 2007-299
Page 126
c. Sign Type 3 - Building Panel Signs
Sign Type 3 applies to Building Types A, D, E and G.
I) Sign Type 3 shall be limited to the identification of various tenants, each
having their own building entrance. There is a limit of one sign per tenant
regardless of the number of entries a tenant may have. For building type
"G", either Sign Type 3 or Sign Type 4 may be utilized but not both;
selection must be approved by ECDRC.
2) Signs to be positioned over tenant entry, centered if possible.
3) Signs to consist of an aluminum panel 10'-0" long, 2'-6" high, set 4" from
surface (Figure 6).
4) Maximum allowable area for graphics - 10'-0"long by 2'-0" high (Figure
6).
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Tenants may use their own logotype or symbol and colors; however,
colors must be compatible with corporate colors and corporate identity.
Background color on all Type 3 signs to be cool grey (PMS 441).
All Type 3 signs are non-illuminated.
No decorative elements such as borders are allowed.
5)
10-8-99
1I1-19
Resolution No. 2007-299
Page 127
Building Mounted Panel Signs
Dotted line indicates the maximum allowable area for graphics - 10'-0" long by 2'-0"
wide. Graphics not to extend beyond this area.
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10-8-99
IlI-20
Resolution No. 2007-299
Page 128
Building Mounted Panel Signs
Centered over entry doors.
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10-8-99
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Resolution No. 2007-299
Page 129
d. Sign Type 4 - Entry Window Graphics
Sign Type 4 addresses the general standards for all graphics placed on glass entry
windows. Sign Type 4 is limited to buildings with more than 2 entries. Sign
Type 4 specifically applies to Building Type G (note option listed under Sign
Type 3).
I) Sign Type 4 shall be limited to the name of the tenant and tenant's
business hours.
3)
Sign Type 4 may be placed either on entry door or windows to the left or
right of entry door (Figure 8).
Type style to be used is ITC Avant Garde Demibold, upper and lower
case, 2" cap height for tenant name and ITC Avant Garde, upper and lower
case, I" cap height for business hours, unless a different Type style is
integral with a trademark and/or logotype. position is flush left (Figure 8).
Material is to be white vinyl die cut letters placed directly on glass. No
other colors or materials are allowed.
2)
4)
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IlI-22
Resolution No. 2007-299
Page 130
Entrv Window Graohics
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10-8-99
I11-23
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Resolution No. 2007-299
Page 131
e. Sign Type 5 - Building Address and Suite Numbers
Sign Type 5 addresses the general standards for all buildings in EastLake
Business Center. Sign Type 5 applies to all building types.
Addresses
1) Sign Type 5a shall be limited to the identification of the building address
number.
2) 18" height ITC Avant Garde Dernibold.
3) Precision cut aluminum or bronze, opaque black or white acrylic numbers.
4) Numbers to be applied to the appropriate building face visible from the
street.
5) Non-illuminated.
Building Suite Numbers
I) Sign Type 5b shall be limited to building suite number identification.
2) Suite number must be displayed at both front and rear entrances.
3) 2" height ITC Avant Garde Demibold, black or white acrylic or vinyl die
cut numbers.
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Numbers to be applied above or to the right of the appropriate entrance.
Non-illuminated.
10-8-99
ill-24
Resolution No. 2007-299
Page 132
Buildinl!: Address Numbers
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10-8-99
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Resolution No. 2007-299
Page 133
f. Sign Type 6 - Construction/Leasing Sign
Sign Type 6 addresses the general standards for temporary leasing and
construction information, and applies to all building types.
1) Sign Type 6 shall be limited to one per building.
2) Overall size: 10'-0" high, 4'-0" wide (Figure 10).
3) Colors: PMS 44IC light grey, PMS 447 dark grey (Figure 10).
10-8-99
III-26
Resolution No. 2007-299
Page 134
Construction/Leasing Sign
Figure 10. Sign Type 6: Conltruetlonll..ling Sign
Exhibit 14
10-8-99
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Resolution No. 2007-299
Page 13 5
g. Sign Type 7 - Vehicular Directional Sign
Sign Type 7 addresses the general standards for vehicular directional infonnation
and may apply to all building types.
I) Copy should be limited to tenant, suite or address and any necessary
directional arrows.
2) Overall size: 2'-6" wide, 5'-0" high; copy area: 2'-6" by 2'-6".
3) Colors, materials and typefaces shall compliment existing signs and
building architecture.
4) The ECDRC must approve appropriate application ofany of these criteria.
Such decision shall be binding and final.
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10-8-99
1II-28
Resolution No. 2007-299
Page 136
II 4.3.7 Sign Criteria for Design District Overlay D
The purpose of this section is to address some specific signs for the Design District, as
established in the EastLake II Planned Community District Regulations. Signs not
address in this section will be subject to the overall sign requirements for EastLlIke
Business Center II or the Chula Vista Municipal Code as applicable. Standards for signs,
that are not specified herein, shall be subject the Business Center II sign regulations.
The Design District will attract business and consumers of home improvement products
and services. In order to identify the location and efficiently guide the users to their
destination four types of signs are provided for herein. Additional, less dominant, signs
will be provided as part of the overall Design Review.
Exceptions to the sign standards herein may be approved by the Zoning Administrator,
subject to approval of the following findings:
That the sign is consistent with the general quality and character of the EastLlIke
Business Center II Planned Community;
That the sign provides a benefit to the viability of the Design District;
That the sign provides a benefit to the customers of the Design District;
And, That the sign is compatible with the character of the other signs in the
Design District and its surroundings.
Sign Locations: Exhibit DD-a, Sign Locations by Type, indicates the conceptual
locations of the four freestanding sign types. The exact locations will be established by
approval during Design Review. Additional typical tenant signs on the buildings are
shown on ExhibitDD-f, which are components of the overall building design, subject to
Design Review.
District Identification Monument - Sign Type "A": This sign is located at the base of the
slope bank at the intersection of Otay LlIkes Road and Fenton Street. It is intended to
identify the district and the major tenants along this arterial highway. This maximum
dimensions and criteria are illustrated on Exhibit DD-b
Max. Size: Base- 30.0' W x 5.0' H; Vertical element - 15.0' W x 25.0' H
Tenant Panels: (8) 2.5' H xlO.O' W each
Illumination: Intemally illuminated
District Entry Monument - Sign Type "B": This sign identifies the entry to the Home
Improvement District at the intersection of Fenton Street and Showroom Place to
efficiently guide customers to the district. The criteria for this sign is illustrated on
Exhibit DD-c.
Max. Size:
40.0' W x 9.0' H
Illumination: Internally illuminated
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Resolution No. 2007-299
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Tenant Identification Sign - Sign Type "C": This sign directs customers along Showroom
Place by indicating the location best entry to use for identified tenants. The criteria for
this sign is illustrated on Exhibit DO-d.
Max. Size: 6.0' W x 7.0' H
Illumination: Externally illuminated
Project Directional Sign - Sign Type "D": After entering the district from an entry drive,
this sign further directs a customer to the specific tenant location. The criteria for this
sign is illustrated on Exhibit DO-e.
Max. Size: 2.5' W x 5.0' H
Illumination: Non-illuminated
Tenant Sign on Tower Element (Refer to Exhibit DD-f). These are for the tower element
in the buildings and identifY the primary tenant locations.
Max. Size: 20.0' W x 9' H
Il1umination: Internally illuminated.
General Tenant Sign on Buildings (Refer to Exhibit DO-f). These are for individual
tenants storefronts within buildings.
Max. Size: 70% of storefront width.
Il1umination: Internally illuminated.
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Resolution No. 2007-299
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11.4.4 LAND~CAPE DESIGN
11.4.4.1 Purpose
The purpose of the General Landscape Concept is to establish the overall landscape treatment of
the project. Various entities will be responsible for the planning and implementation of land-
scape improvements; therefore, this plan will provide the guidance necessary to achieve a
visually compatible landscape. .
The concept will provide a general design framework which allows latitude and flexibility to
each individual project while maintaining the overall goals and objectives of the community.
The landscape character of EastLake Business Center II will be created by the use of pre-selected
dominant plant materials and a selective plant palette. These plant materials have been
coordinated with other EastLake districts in accordance with the general landscape plan.
Landscape will reinforce the design patterns established by the land use plan. Since the Business
Center II project is an extension of the existing Business Center I development, the landscape
materials and patterns will be an extension of those previously established. Generally, trees and
landscape intensity zones will be used to establish distinct identity, visual continuity, order and
contrast.
11.4.4.2 Landscape Concept
The landscaping of the EastLake Business Center will create a serene, park-like setting for high
quality employment uses. Landscaped parkways, attractive entries, a central park facility and
coordinated site and slope plantings will create a distinctive controlled environment of visually
pleasing landscaping.
The basic landscape character will be created by the use of pre-selected, dominant accent and
parcel trees. These trees have been coordinated with the overall landscaping of the EastLake
Community so that the EastLake Business Center maintains its own distinctive identity.
The General Landscape Plan, Exhibit 9, provides a general design framework which allows
latitude and flexibility while maintaining the overall goals and objectives of the community. The
intent of the landscape concept is to reinforce the development pattern established by the Site
Utilization Plan. This pattern consists of the predominate employment development areas served
by a simple circulation/landscape corridor. Plant selection will follow that of the existing
Business Center to perpetuate distinct identities and visual continuity throughout the Business
Center as a whole. In addition, the thematic corridor and major thoroughfare have identified
dominant trees and landscape designs which will be continued.
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__.----...J
Resolution No. 2007-299
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Additional elements in the Landscape Concept include:
. Arterial - Scenic Conidor: Otay Lakes Road is an existing arterial scenic
highway. The landscape improvements existing on the south side of this road
were developed with the EastLake Greens SPA. The landscape improvements on
the north side, to be developed with this SPA, shall reflect the character and
quality of those existing improvements to the south. Buildings shall be setback
75' from back of sidewalk along this conidor.
Scenic Highway
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Resolution No. 2007-299
Page 140
. District Entry: An entry sign and enhanced planting will be located at the
intersection of Otay Lakes Road and Fenton Street. The design character shall be
similar to the similar entry treatment at the intersection of Otay Lakes Road and
Lane Avenue.
Entry Monument
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1 0-8-99
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Resolution No. 2007-299
Page 141
Thematic Corridor: The existing Thematic Corridor along Fenton Street shall continue
easterly to Otay Lake Road. Since this corridor does not connect to a dominant
neighborhood feature in Business Center II it wilJ be a transition as a continuation of the
dominant tree theme in the corridor, but with a contiguous sidewalk.
Thematic Corridor
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Exhibit 18
Residential Interface Buffer: The Business Center pads are above adjacent existing and future
residential development to the north and east. In both locations a dense landscape buffer will be
provided along the upper portions of the slope. Along the northern boundary with Rolling Hills
Ranch an additional building setback is provided. A solid fence shall be required adjacent to all
residential parcels. Refer also to Section II.4.4.8, herein for Special Landscape Master Plan
criteria.
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Resolution No. 2007-299
Page 142
General Landscape Plan
Business Center II Supplemental SPA
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Note. 10'4 Of all lots to be landscaped open space
C1nft LanlS ~
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Resolution No. 2007-299
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11.4.4.3 Landscaping Requirements
The landscape concept of each specific site should be simple, with an emphasis on massing of
plant materials rather than sporadic, intermittent planting. Rolling berms and drought tolerant
trees, shrubs, and ground covers should be used to create a heavily landscaped setting and to
visually soften parking lots and other objectionable views. Preselected dominant and accent
trees should be utilized on the street frontages. A limited number of different plant materials
should be used. Each tree selected, for example, should fulfill a specific role in the landscape
(i.e., entry tree, parking lot tree, etc.). Lawn shall be kept to a minimum.
I. All development in the EastLake Business Center II shall be in compliance with the
Chula Vista Landscape Manual, adopted by Resolution No. 17735 in November 1994.
2. All landscaping shall be in conformance with the principles of the General Landscape
Plan. Landscape plans must be approved by the ECDRC.
3. Plant materials with invasive and shallow root systems and/or which create litter which
would stain paving or automobiles, or create a safety hazard should be avoided.
4. A general soil amendment program should be a part of the landscaping operation. This
should include soil tests by an approved agricultural soil laboratory to determine
corrective procedures.
5. Parking lots, service or storage areas, trash enclosures, etc., should be visually screened.
A 42 inch high landscape berm, wall, plant materials, or any combination thereof, shall
be used to screen parking lots from streets.
6. Off-site landscaping. Irrigation and landscaping at the street frontage should include the
area between the property line and the street sidewalk. These improvements and their
ongoing maintenance is the responsibility of the property owner, unless it is part of a
"cornmon landscape area". The "cornmon landscape area" shall be the responsibility of
the EastLake Business Center Association.
7. Site developer must plan to incorporate existing landscaped areas into their overall
landscape design and irrigation system.
8. The use of landscape related walls, planters, sculpture, enriched paving, etc. is
encouraged. The inclusion of such features may alleviate deficiencies in other
components of the overall landscape plan, subject to the determination of the ECDRC
and the City Landscape Architect.
9. Root barriers, special irrigation and adequate setbacks from improvements shall be
provided for trees that can damage public improvements.
The trees designated for the Business Center are:
Dominant trees - Platanus acerifolia and Pinus eldarica
Accent tree - Erythnia corralloidies
Parcel tree - select from the approved list
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Resolution No. 2007-299
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Dominai'll Tree
London Plane Trre
PllJr.nU$ Ilc.rjfo/~
Exhibit 20
10-8.99
Dominant Tree
Mondell Pine
Pinus eJd.n~~
IV-7
Accent Tree
Naked Coral Tree
E'~ ctY,Jloid~s
Resolution No. 2007-299
Page 145
Trees shall be utilized in the following ratios:
On external streets (Otay Lakes Road):
80% Dominant trees
20% Accent trees
On internal streets:
50% Dominant trees
25% Accent trees
25% Parcel trees
On Thematic Corridor:
Populus species
To create a balanced landscape environment sensitive to maintenance and conservation concerns,
specific landscape intensity classifications have been established (refer to Landscape Intensity
Plan). These indicate the type of planting at a specific location or area. The classifications are
made based on maintenance and watering requirements. All landscape materials shaH be tolerant
of reclaimed water used for irrigation.
I. Native Areas - These are existing vegetated areas undisturbed by construction operations.
Natural rainfall only is required for irrigation. Periodic cleanup and grubbing of seasonal
growth may be required.
2. Naturalized Areas - These are newly planted areas provided with temporary irrigation
systems. Once plants become established, they shall be capable of surviving with no
artificial irrigation.
3. Droul!ht-Tolerant Areas - These are newly planted areas provided with permanent
irrigation systems. Water demand will be low, requiring substantially less irrigation than
omamental areas.
4. Ornamental Areas - These are areas and corridors with a high degree of visual impact.
Plant materials will require regular maintenance and watering.
5. Manicured Areas - These are omamental areas that require "special" attention due to
their significance (e.g., entries). These areas shall be kept to a minimum.
Plant Materials Matrix
The plant materials matrix, located at the end of this section, includes a partial list of
trees, shrubs, and ground covers suitable for use in the various landscape intensity
classifications. Other plant materials may be utilized with approval of the ECDRC and
the City.
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Resolution No. 2007-299
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Landscape Intensity
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A planned community b" The EastLake Company
Exhibil21
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Resolution No. 2007-299
Page 147
11.4.4.4 Street Landscaping
The major external street related to EastLake Business Center II is Otay Lakes Road. It is
designated "Scenic Highway" by the City. Much of the landscape for this street was installed
with previous development in the EastLake Community. Due to the significance of this street,
specific landscape standards have been prepared:
1. Medians - median planting consisting of pre-selected trees and shrub beds shaU be
utilized.
2. Parkways - adjacent parkways shall be planted generously with ornamental and
drought tolerant plantings. A combination of landscaped berms and/or plant
materials shaU be utilized to visually block parking areas and any other objection-
able views.
3. Slope areas - slope areas will increase the visibility of the landscaping from this
street because of the elevation of the Business Center above the street, two
important goals are achieved:
The view of parking lots wiU be greatly reduced.
The prominence of attractive buildings can be highlighted.
11.4.4.5 SlopelErosion Control
The general intent of the slope erosion control program is to protect newly created slopes or
denuded areas from erosion or unsightliness. Dust abatement is also a concern. AU slope
erosion control planting shall conform to the requirements of the City of Chula Vista Landscape
Manual and the City Landscape Architect.
Generally, five types of erosion control planting may exist subject to the direction and approval
of the City Landscape Architect:
Type 1 -These are permanent slope areas where permanent automatic irrigation systems,
trees, shrubs and ground covers are required.
Type 2 - These are permanent individual homeowner lot slopes where permanent manual
irrigation systems, trees, shrubs andlor ground covers are required.
Tvoe 3 _ These are permanent slope areas to be naturalized. One-gallon and larger trees
and shrubs with hydroseeded ground cover will be required. Irrigation requirements wiU
be at the direction of the City LAfPD.
Type 4 _ These are fire retardant slopes where fire retardant plant materials are used
between structures and native or naturalized slopes.
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11.4.4.6 Landscape and Irrigation Standards
Standards have been established for the planning of irrigation systems and landscaping. Some of
these are municipal standards, while others are specific to the EastLake Community. The City of
Chula Vista has specific standards in its Landscape Manual which must be met be all projects.
Additionally, the Planning Department may have specific standards related to each individual
project. The EastLake Company has specific standards in those common areas where the
EastLake Community Association will assume eventual maintenance responsibility.
Landscape Standards
Streetscape and common area landscape shall be planted to the following minimum standards:
Ground covers shall be used to eventually cover the entire planting area (flattened
material at the appropriate spacing or hydroseed with City and Master Developer
approval).
Spreading shrubs shall be used to eventually cover a minimum of fifty percent
(50%) of the area at mature growth. Shrub and ground covers shall be selected
subject to approval.
Tree plantings shall consist of the designated dominant, accent and other
approved trees (subject to City and Master Developer approval).
All trees will be staked in accordance with the City Standard detail. Type, size
and installation of trees in the City right-of-way are subject to City approval.
Agricultural suitability tests shall be completed for each landscape project. Soil
amendment and leaching recommendations by an independent laboratory shall be
implemented.
Irrigation Standards
All irrigation systems shall conform to the City of Chula Vista Landscape Manual
and EastLake Irrigation Design Manual.
Irrigation systems shall be designed to allow separate areas of maintenance
responsibility. For example, separate systems and meters for:
- EastLake Community Association
_ Private homeowners' or business owners' association
- Private entity
- Governmental agency
- Open space maintenance assessment district
- Private individual
-Other
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Resolution No. 2007-299
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Open space maintenance district irrigation shall be coordinated with the City of
Chula Vista Open Space coordinator (Parks and Recreation Department). The
system shaH conform to standard equipment and installation techniques.
Equipment shall be located and installed to minimize negative visual impact.
Low precipitation sprinkler heads should be utilized for optimum coverage and
maximum water conservation.
All irrigation systems shall be fully automatic with the exception of individual
homeowner properties.
Site Soecific Guide]ines
The landscape concept of each specific site should be simple, with an emphasis on massing of
plant materials rather than sporadic, intermittent planting. Rolling berms and drought tolerant
trees, shrubs, and ground covers should be used to create a heavily landscaped setting and to
visually soften parking lots and other objectionable views. Preselected dominant and accent
trees should be utilized on the street frontages. A limited number of different plant materials
should be used. Each tree selected, for example, should fu]fill a specific role in the landscape
(i.e., entry tree, parking lot tree, etc.). Lawn shall be kept to a minimum.
] . All landscaping shall be in conformance with the principles of the General
Landscape Plan. Landscape plans must be approved by the ECDRC.
2. Plant materials with invasive and shallow root systems and/or which create litter
which would stain paving or automobiles, or create a safety hazard should be
avoided.
10-8-99
3.
A general soil amendment program should be a part of the landscaping operation.
This should include soil tests by an approved agricultural soil laboratory to
determine corrective procedures.
Parking lots, service or storage areas, trash enclosures, etc., should be visually
screened. A 42 inch high landscape berm, wall, plant materials, or any
combination thereof, shall be used to screen parking lots from streets.
Off-site landscaping. Irrigation and landscaping at the street frontage should
include the area between the property line and the street sidewalk. These
improvements and their ongoing maintenance is the responsibility of the property
owner, unless it is part of a "common landscape area". The "common landscape
area" shall be the responsibility of the EastLake Business Center Association.
Buyer must plan to incorporate existing landscaped areas into their overall
landscape design and irrigation system.
The use of landscape related walls, planters, sculpture, enriched paving, etc. is
encouraged. The inclusion of such features may alleviate deficiencies in other
components of the overall landscape plan, subject to the determination of the
ECDRC and the City Landscape Architect.
4.
5.
6.
7.
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Resolution No. 2007-299
Page 150
11.4.4.7 Landscape Maintenance
All landscape maintenance shall conform to the City Landscape Manual, community
requirements and project CC&R's.
Maintenance is divided into the following categories of responsibility:
- Individual property ownership
- Neighborhood association
- Community association
. Governmental agency
- Maintenance assessment district
In general, the overall appearance of the landscape shall be neat, healthy and free of weeds and
debris. All new construction of multi-family, commercial, industrial, planned unit development
and unclassified uses shall be landscaped in accordance with a City approved landscape plan,
subject to City inspection of adequate maintenance levels.
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Exhibit 22
EASTLAKE BUSINESS CENTER II
PLANT MATERIALS MATRIX by
LANDSCAPE INTENSITY ZONE
(Partial List)
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Plant Namc" . nul.";c,,l (Common) . .5 ~ ..
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TREES
Albizzillj\llibrisslll (Type \'aries) .< x
Ap/\ni. !1eXllosa (l'cPPClJUillrT_) x x
AThuws 1I1l<Xlo (Sl1l\wlx:rry free) x " x x
A..""ll.'lTUm Tt>mauzoffianum ((jJ~n J'alm) x "
J:lau!tinill h)"ke1lUJI (Hol}ll KOJ\~ Orchid Tree) x " 1(
C:uli>tellJull vimin"li. (Wecpw.ll Bottlebr...h) x 1: .
Cupanloptis 2l',,,",,nJi,,jdcs {Omol'-"ood Tr.~) x .
l'riobotryajaponic.u (I.[)qualj x .
El}1hIil'.l\ "'-"truJll>iilic~ (Nllkcd emal nee) x .
t::IIC,\Iy~tus llJ>O=ics (E'Jcalypllls) x x .t
ficus rubi~iM'" (R.-,Is!! LeaH ig;, x x
~UCtll pi1l"vi I"..JiIl (AlIsunli811 WilIl1w) x x
Jacaranda """lir"li. (J"clIlallda,\ " "
Koclre~ria rwnicufa'" (Cllille..lc rlllZlIe Tree) x X
L<:pcO!pel1llllln 1l1C,i!;11111:D (1I.'Js:ralia<l T"" TTCI':) X X
Liquidambal' ;,Iyr""in". (Amcrl~tul Swe..l;1uml lr x
L~'ouclhQmn...' r.nriburltius (l.':lUlinn lronwoodj X ..
Mcl.il~ucu quinquc~r"ia (Cajepm Tree) x l\.
~telalellCo~ nc:sophHo1 (J'jn)\ Me llllcuCfl) X x
Phoecix rcclinato1 (SellCltaJ Oak Palm) x x
Pinus bmria (CaJ.l'1btiWl Pine) X x
Pirn's ~iCJl.Si; (CILlJouy Ishlll" Pillf') X x
Pinus ::JdarJca (Mnndc::ll Pine) X x
Pinus haleperu:is (AIerI'" Pin:) x ,
PiUlls plllea (IUlliwl Sl<>ll~ Pin;;) x " "
Pinus rotteyUllA (r"m:)' J'ine) " x
PiBlncia chiJlCll~l~ (( :hi no" pi .Ill<:b::) X lr
Plalanu., lJC..;lblil\ (London Plalle Trec::) x It
J'''f'1111J~ species (Poplar) x .< ~
Querclls liex (Holly O~) " x
Qtll'J'C:lS ~jrolta (CCilSt Lh't Uak) .. ,
JUtus I Qr,CCN (African SQRla.~) . x
S"hin1'll molic (C..lifomia 1'''I'!""r) . x x
1 0-8-99
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Resolution No. 2007-299
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Exhibit 22 (cont'd)
EASTLAKE BUSINESS CENTER II
PLANT MA TERlALS MATRIX by
LANDSCAPE INTENSITY ZONE
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Plant ."III1I1e.\ - Rotunical (Commoll) ;;: 0 .
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SHRUBS
Ac~ja spec:ie.s (Ac.t.ci!.i) x
Ag'p"n:hu~ afric.lIIl\l8 (Lit). oftbe "ile) K X
AIr;>tost3l1hylt>R ~eiC8 (~I\a) ~ x
C~UiaJldr~ lw.....lii (Tr'.niciad l'larne TT<<<::} x x
CCNl.:.,hu., ,,,,,,,ie, {Wild Lilac) " ~
CiSTUS S?cci.., (Rcd:rosc) x '^ :<
Cop:05Lua kirk Ii (Copro;;:n;;) X x x
CCltOIl~~tt:r ,'pecic. r.CotoOUGler) X x
nononoea vi."",.. (Hr.'pst.oo Ou~h! X X
r..c:hilllll tl\sul~lium (l-ridc :Jot' ~'fa:lt;T1\) X X
F..,,>>Uollia specie' (Escell.:."j,,) x x
Fcijo3 sellClwl~nIl ,PiOOllpple OI1U\',,! x X :<
H OlllClOCaJ Ii., h~'hri(ls (nAY LiI >) x K X
Hr:tt"'.)'o:nelt'~ ur"nulif(l:l:ft (I'oYOla) x X x
r .IInta:-.., sped". (f .f1nlllllll) x ..
r .CJl~"'pCI1lIl"" """r~rllltn (Ne.... 7",wbmd Tell Tr,,;) x x
K'mdiul. ~om~~(jcH (Ht",""'cnly Bll.rnooo) .. X
Kcnulll OlClL.,<l...,. (Cll....'ttder) x " x
I'hotiui3 fl'a..,di (l'hclilliai " x
f'iLlospornm llpccics {Mcoek <Jr.u.nv.o) " x X ~
?lumbap.o Duricu1at3 (CllPe l'lumbago} It
J'OOO<mpU8 spcc.ics (Yew pi",,) x X
l'runu.< l)'t>uii (Cauli"" Chony) x "
I'~n;c' lllUl.lltwn 1l0l,,:t (T>wlIrf Pomeo\nLll~J x
Rt'phic.lepill in:li"" (Ind:~ J1awthomi .0: "
Rhamllus oj"u.>Il'ltl$ (lta.hJ.r. nuck\h"m) x l<
R~...IS :n(e~r"lia (L\m:o.Ul& n.rry) x x
TCC<Hlll1 GBf'eusis (Cape. 11<':It:)'.'lI"klc) , x "
VihumuID species {Vihumum) x
XY]OJlIU. Cl1JI!:?t:loi:IUm (Xylt'su1Zl) , X
10-8-99
IV.15
.~-'-.--~--._--
Resolution No, 2007-299
Page 153
Exhibit 22 (con'd)
EASTLAKE BUSINESS CENTER II
PLANT MATERIALS MATRIX by
LANDSCAPE INTENSITY ZONE
S!
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rlam N"",,,,, - noLloni""J (r.ummnTl) ,"
:;: <:; ::l ;>; ...
GROUl\1> COVER
Acacj a ,-e&1Jel'l~ (Pt~!'tro.te ,\c nci il) )(
Atcl.oth"".. ""Icndul.. Cr...!", Weed) )( x X
.o\'C!o,lul''')'Il" sl"'de~ x x X
El~ccharis pilul.,.i. 'Twitl l'e..b' (Dwarf Coyote Bush) x x x
CcmothU5 sp~ie& (Wild LiJ",,) x x
CCJastiwn l.i.nn~nLI~~ (~rmw:n ~urrJ71':r) x ~
l'nll!.llJ1C c.hil<lcr",x (OTILlml~T11.>l.l SlrHwbcl1)') X x
Gazanin 31''''';''' CO.....ll1lj "l " x x ,
Uedem nel;,. (EngJisb Jvy) " "
Ice )'lLant5 ("M ".) x X x x
Lantana spe~ies [I.unlunl1 ~I " X
Lim()l~iuJ!l p"""ji (!hai;cc) .
x " "-
MYOpOruttl pan'il"Jium (rrmlrtlle MyojlOnlID) "- " X
OphiDpoQ.oll j~'''m"um (Mundo GTllSS) x x
Pc1arllomum pdlllll.um (1v)' (Jeran;ur.,) x "-
Pote'ltilla verr," (SpriTlg r.iTl'll.ldnil) X X
RCSIl1JI.til\U;, o1Ii.~inutis 'Proi>lnllus' (Pm~trare R~=!'lry) X x X
!iantoJit'.n vir.1l (Sllltolir.a) x x x
Verbetm h)'1>ricJ~ (Vvrbcll.1J X X
ViTI"" mayor "no minor (pcdwinkk) x x
10-8-99
IV-16
Resolution No. 2007-299
Page 154
Exhibit 22 (cont'd)
EASTLAKE BUSINESS CENTER IT
PLANT MATERIALS MATRIX by
LANDSCAPE INTENSITY WNE
~ 1
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JoI
i ~
Planl Nanl~S . Bota,,;<....! (C.ummr.'lll) :I g
VI:';I;S
B"ugai1wiJlea '~J'lecle~ (H'lll~~in".illc&) x "
CiSSllS ~p."i,," (\.i ""\I") " x
Fi"us 1'C:l'ens (r.l;mhing rig) x
Hib~tJa 1m",]",." (<111io=" Gold Vioo) x x
Pur!bCL10CWUS lJicWlpklaLa (Rr>!tlJnlvy) X "
Trdchc}ospcrnn.un Ja.!i1T1:n();L1~s (Sf:.r J:l:SJli.j1J~J x "
Wi,,!e'ti.. sinensis (Chi"e.. Wi"w,.i,,) .. x
1 ." i
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IS "-
Yo
X
10-8-99
IV-I?
~.
x
Resolution No. 2007-299
Page 155
11.4.4.8 Special Master Landscape Plan
The northern portion of Business Center II abuts Rolling Hills Ranch. To minimize the visual
impacts of development in Business Center II, as viewed from the adjacent homes, a special
master landscaping plan is required. This special master landscaping plan shall be approved by
the Director of Planning prior to the issuance of the first building permit for Lots 2, 3, I 2, or 13.
This plan shall be offered to the Rolling Hills Ranch developers for comment and may include
provisions for off-site tree planting to supplement the tree planting within Business Center II.
Criteria for preparation and approval of the special master landscape plan shall be:
The plan shall be designed to reduce the visual impact of buildings by planting trees that
provide screening.
The container size of the trees to be planted shall that which would produce the most
screening over a five year period for the tree species, up to 24" box maximum. Spacing
of trees shall not constrain full maturity branching.
The trees shall be maintained by the respective property owners association.
The emphasis on the location of the special tree shall be at the top of slope or in locations
that best serve to screen the Business Center II buildings.
The scope of the plan area shall be as indicated in the exhibit below.
./
/1
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, . ......,....,,, I ~' ,
',. " U1nd.cape "Ian AIM.
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----::::...,.. .
Exhibit 23
10-8-99
IV-18
Resolution No. 2007-299
Page 156
11.4.5 INDIVIDUAL LOT DESIGN CRITERIA
11.4.5.1 Individual Lot Design Criteria
The descriptions and lot criteria described in this section are intended to provide specific
guidance for each lot. They have been prepared using general criteria and standards provided in
various documents in the Business Center II SPA, Design Guidelines, and Planned Community
District Regulations. These criteria and specifications are subject to change and refinement in
conjunction with the tract map approval process.
11.4.5.2 Organization of the Criteria
This section presents issues relating to building envelopes and building architecture in groups of
lots based on geographic areas, as follows:
Lots I to 6
Lots 7 to 9
Lots 10 to 16
Following these geographical groups are individual pages for each lot defining lot specific issues
and criteria.
10-8-99
V-I
~.
Resolution No. 2007-299
Page 157
Building Envelope
( ROLLING HILLS RANCH)
.
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Building
EnVelope
LQt1
:
.
.
I
. Setback along the North Side of
Fenton Street must include EastLake
Thematic Corridor Criteria
Building Coverage may not exceed
60% of Lot Area
Exhibit 24
10-8-99
V-2
'("J~::" "m.~ ~~.
~."t""~"". 11
: FP.rj[~Jlr ...j :
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20/ ~j1ding' no'
Envelope ~.
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20' ....." Ing 11
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. -
Resolution No. 2007-299
Page 158
I
I'
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,
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. Building Height may be
Considered tD be Increased
(see P.C. Regulations)
Building Architecture
(ROLLING HILLS RANCH)
. ............ ~
... J............ I
........................... I i
; Lot 3 :
35'or I
2 Story I
I
Max. I
I
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,
Lot 2
35'or
2 Story
Max.
Lot4
35' Height
may be
Increased'
Lot 1
35' Height
"..,ybe
increased"
LotS
35' Height
may be
Increased'
--r-
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Lot 6
35'or
2 Story
Max.
... Building Elevations Facing
Residential Areas must be
Archilecturaly Treated
Exhibit 25
10-8-99
~-_._---
V-3
Resolution No. 2007-299
Page 159
(hibit 26
Duilding Envelope
Exhibit 27
Building Architecture
i ;.>_....J:.;.
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"Setback along the North Side of Otay Lakes
Road must include Scenic Highway Criteria (75?
Building Coverage may not exceed 60% of lot
area.
"35' Building Height may be increased per P.C.
Regulations Section 1V.2.A.8, and as noted below.
For commercial and industrial bulldinas areater than 35 feet in helaht. the Desian Review Committee shall
consider the followina soeclal desian obiectives:
1.' Ensure hiah aualitvahd fullY, finished . architecture, on elevations facina adioinina residential
develooment and orooerlies eaual fothatOftheother sides otthe buildlna.
2," Provide enhanCed "scieeniriaWiilUncreased-siieand/or . amount of buffer landscaoina and/or
sereernria,W'aila,
3, .f tvlainlah1'jc5iimoaratileaCcesS1i'tolrani'tanffaiITat-the''ilerlmefer jot line based on' a 35' buildina
helaht'aHhe fulilimumsettlaeks;
a:" tvlalnlaihaoomoarable'hiidhftO'Se!back IH:S\ raoo:'tSee lV;2;'A'6lthe Planned' Communltv
IPCl District Reaulatibils\
b. Maintain a compa~t?leffali8de arealmaximum bulldlna width X base heiaht of 35 feet) for
elevatlo~facina;'resiaeniiB1 develoonieiltS '.f or . "dioinina residential lots. This may be
accomollshed llvreducinqth'l~ta"buildiilaWidthas the heiahl of the buildina increases so
thattHelotal faCade arearemainsiouahlvthe same.
EXamole~.' 35' heial]t ~100~wldthcbetweerl'sid.ifvard setbacks = bulldina area of 3.500
sQuare feel. A 70' tall buildinci would have a taroet width of aooroximatelv 50 feet
wida{]O~ x SO' = 3.SOO".sauarefeell.
10-8-99
Revised 11/01/07
V-4
Resolution No. 2007-299
Page 160
Exhibit 28
Building Envelope
Building Coverage may not
exceed 60% of Lot Area
( ROLLING HILLS RANCH )
10' Landscape Setback
Thematic
Community VVarl
'0' Landscaping &
Buildir'lg Setback
~,
10' Landscaping &
Build ing Setback
-~~
16-8.1}~ Revised 1'-1-07
Where bulldin9~ arMt~rth3n 35'in
helaht are oermltted. the minimum
....... s.."backs sha II be increased as set
forth in Section IV.2.A ofthe PC
District Rl!!t(lul~tion!; and as set forth
in Exhibit 29. Buildina Architecture.
10-8-99
Revised I] 10] 107
v-s
........--
Resolution No. 2007-299
Page 161
Exhibit 29
Building Architecture
( ROLLING HILLS RANCH)
4
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...............
lot 12
35' Height
May Be
Incl?ased"
Thematic
Community Willi
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......................
'-
..BuUdin. Elevations faein. residential ~
must _be 'arcbjtec~y::,"<:r~t~t.--l~A":,~I.~~F
SubStantial h),lildin2 ,'1irie'i:2~" :Yariilhle
Ei#f~~~~$:~i~'f:1
resiilciltian\.CiiihDomooa to the ri~e8Stt
t:BbiIdiiiir~:_:tielrml!:tn:la~_~_-~:i~~.-7:oc;r--;.p~cl
ReiiU1liii(lhsi.s&tiol5.l'v!1:K!~~'lltif6U6WS!
10.8-99
Revised 11101/07
V-6
For'commercial and industrial buildinas
areater thim 35 feet in heiah!. the Desian
Review . Committee shall consider the
foflowinc soeclaldeslcn obiectives:
1. Ensure hiah 9ualitv and fullv finished
architecture on elevations facina
adioininaresidenlial : develooment and
orooertles eaual to that of the other
sides of the buildina.
2.' Provide enhanced screeninc via
increased size and/or amount of buffer
limdscaoinaand/or screenino walls.
:F.Ntalntain c:Or11oarable access to licht
ancFair'al the oerimeter lot line based
ona35~ buildina hetaht at the minimum
setbacks.
ai 'Maintain acomoarable heiohl to
setback IH:S\ ratio. ISee Section
IV.2,A of the . Planned Communitv
IPCrDistrict Reaulatlonsr
b. Maintain a comoarable facade area
(maximum buildino width X base
h~iaht of 35 feet) for elevations
faclna residenlialdevelooments or
adiolnirio residential lots. Thi~ may
be accomolished. bv . reducinc the
total buildina width as the heioht of
theb4ildinq .inoreesesso that the
total'facade area remains rouoh/v
the same.
Examola: 3S' heioht X 100'
width between side vard setbacks
'" buDd/no area of 3.500 sauare
feet. A 70" taN buildino would
have ,'. a taroet width of
aooroximatelv SO fest wide (70' X
5O':=3.500~,souar8 fest).
Resolution No. 2007-299
Page 162
Land Use:1,and Llse District:
Fencing:
Landscaping:
Edges:
Special Conditions:
10-8-99
.......
Lot I
Design Issues Summary
Manufacturing Park/BC-I
Screening on site storage and parking only
Blend v.ith existing Business Center I. Thematic Corridor
along southern boundary.
Blended edge with Business Center I and Thematic
Corridor
Within first phase and will establish precedent for Business
Center 11. View from residential neighborhood in the Greens
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Key Map
Exhibit 30
V.7
Resolution No. 2007-299
Page 163
Land Use/Land Use District:
Fencing:
Landscaping:
Edges:
Special Conditions:
JO.8.99
Lot2
Design Issues Summary
Manufacturing ParkIBC-1
Mandatory Solid wall at top of Slope along north boundary.
Screening on site storage and parking.
Dense landscape screening required along north boundary
abutting Rolling Hills Ranch on pad and slope. Blend eastern
landscape with existing Business Center I.
Northern residential edge requires sensitivity to vi;;ual impact
on residential use.
Additional 10' setback (20' total) along northern border.
Architectural treatment on north facing elevation.
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Key Map
Resolution No. 2007-299
Page] 64
Land Use/Land Use District:
Fencing:
Landscaping:
Edges:
Special Conditions:
10.&.99
1Illr........L.~~
Lot 3
Design Issues Summary
Manufactwing ParklBC-l
Mandatory Solid wall at top of Slope along north boundary.
Screening on site storage and parking.
Dense landscape screening required along north boundary
abutting Rolling Hills Ranch on pad and slope.
Northern residential edge requires sensitivity 10 visual impact
on residential use.
Additional 10' setback (20' total) along northern border.
Architecturallreatment on north facing elevation.
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Exhibit 32
V-9
Resolution No. 2007-299
Page 165
Land U seiLand Use Di strict:
Fencing:
Landscaping:
Edges:
Special Conditions:
10-8-99
Lot 4
Design Issues Summary
Manufacturing Park/BC-l
Screening on site storage and parking only.
No special conditions for landscaping.
Surrounded by Business Center uses.
Increase height potential.
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Exhibit 333
Y-IO
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Key Map
Resolution No. 2007-299
Page 166
Land UselLand Use District:
Fencing:
Landscaping:
Edges:
Special Conditions:
10.8.99
.....M
LotS
Design Issues Summary
Manufacturing Park/Be-!
Screening on site storage and parking only.
No special conditions for landscaping.
Surrounded by Business Center lL'leS.
Increased building height potential.
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Exhibit 34
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Key Map
Resolution No. 2007-299
Page 167
Land UseILand Use District:
Fencing:
Landscaping:
Edges:
Special Conditions:
10-8-99
Lot 6
Design Issues Summary
Manufacturing ParkIBC-1
Screening for on-site storage and parking only.
Thematic Corridor along southern boundary
Surrounded by business center uses.
Increased building height potential.
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Exhibit 35
Y.12
Resolution No. 2007-299
Page 168
Land UselLand Use District:
Fencing:
Landscaping:
Edges:
Special Conditions:
10-8-99
~~-
Lot 7
Design Issues Summary
Manufacturing Park/BC-I
Screening on-site storage and parking.
Southern boundary requires Scenic Highway landscaping.
Western edge to blend with established Business Center I.
Southern edge is Scenic Highway. Northern and eastern
edges relate to Business Center II uses.
Southern exposure to Scenic Highway and residential
development in the Greens SPA requires sensitivity to
visual impacts. Increased building height potential.
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Exhibit 36
Y-I3
Resolution No. 2007-299
Page 169
Lot 8
Design Issues Summary
Land Use/Land Use District:
Manufacturing ParkJBC-4
Fencing:
Screening for on-site storage and parking.
Landscaping:
Southern boundary requires Scenic Highway landscaping.
Edges:
Southern edge is Scenic Highway. Northern, western, and
eastern edges relate to Business Center 11 uses.
Special Conditions:
Southern exposure to Scenic Highway and residential
development in the Greens SPA requires sensitivity to
visual impacts. Increased building height potential.
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Exhibit 37
10-8-99
Revised II/OliO?
V-14
Resolution No. 2007-299
Page 170
Lot 9
Design Issues Summary
Land Use/Land Use District:
Manufacturing Park/BC-I
Fencing:
Landscaping:
Edges:
Special Conditions:
10-8-99
Revised 11101/07
Screening on-site storage and parking.
Southern boundary requires Scenic Highway landscaping.
Southern edge is Scenic Highway. Northern, western, and
eastern edges relate to Business Center 11 uses.
Southern exposure to Scenic Highway and residential
development in the Greens SPA requires sensitivity to
visual impacts. Exposure at Business Center II entry
requires high quality architectural design. Increased
building height potential.
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Exhibit 38
V-15
Resolution No. 2007-299
Page 171
Lot 10
Design Issues Summary
Land Use/Land Use District:
Manufacturing ParklBC-4
Fencing:
Landscaping:
Screening on-site storage and parking.
Southern boundary requires Scenic Highway landscaping.
Edges:
Southern edge is Scenic Highway. Northern, western, and
eastern edges relate to Business Center II uses.
Special Conditions:
Southern exposure to Scenic Highway and residential
development in the Greens SPA requires sensitivity to
visual impacts. Exposure at Business Center II entry
requires high quality landmark building design. Increased
building height potential.
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Exhibit 39
I ()"8-99
Revised 11/01/07
V.16
Resolution No. 2007-299
Page 172
Lot 11
Design Issues Summary
Land UselLand Use District:
Fencing:
Landscaping:
Edges:
Special Conditions:
10-8-99
Revised 11/01/07
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Screening for on-site storage and parking.
No special requirements.
Surrounded by Business Center uses.
Increased building height potential.
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Exhibit 40
V-17
Resolution No. 2007-299
Page 173
Lot 12
Design Issues Summary
Land Use/Land Use District:
Manufacturing ParkIBC-4
Fencing:
Mandatory Solid wall at top of slope along north bOWldary.
Screening on site storage and parking.
Landscaping:
Dense landscape screening required along north boundary
abutting Rolling Hills Ranch on pad and slope.
Edges:
Northern residential edge requires sensitivity to visual
impact on residential use.
Special Conditions:
Additional 10' setback (20' total) along northern border.
Architectural treatment on north facing elevation.
Increased building height potential.
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10-8-99
Revised 11101107
V-18
Resolution No. 2007-299
Page 174
Lot 13
Design Issues Summary
Land Use/Land Use District:
Fencing:
Landscaping:
Edges:
Special Conditions:
10-8-99
Revised I 1/0 J 107
Manufacturing Park/BC-4
Mandatory Solid wall at top of slope along northern and
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Dense landscape screening required along northern and
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slope.
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visual impact on residential use.
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V-19
Resolution No. 2007-299
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10-8-99
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V-20
Resolution No. 2007-299
Page 176
Land Use/Land Use District:
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10-8-99
Revised 11/01/07
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Design Issues Summary
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V-21
Resolution No. 2007-299
Page 177
Lot 16
Design Issues Summary
Land Use/Land Use District:
Manufacturing Park/VC-S
Fencing:
Mandatory Solid wall at top of slope along eastern
boundary. Screening on site storage and parking.
Landscaping:
Dense landscape screening required along eastern
boundary, abutting residential use, on pad and slope.
Thematic Corridor along western boundary. Scenic
Highway along southern boundary.
Edges:
Eastern and southern residential edges require sensitivity to
visual impact on residential use.
Special Conditions:
Southern exposure to Scenic Highway and residential
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visual impacts. Exposure at Business Center II entry
requires high quality architectural design.
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Revised 11/01/07
V-22
Resolution No. 2007-299
Page 178
AQIP
~
Resolution No. 2007-299
Page 179
Air Quality Improvement Plan
for
EastLake Business Center II
Supplemental SPA Plan
Addendum
November 2007
Addendum Adopted , 2007
by Resolution No. 2007-XXX
Project Sponsor:
IRE Development
821 Kuhn Drive, Suite 100
Chula Vista, CA 91914
(619) 661-6681
Contact: Alan Huffman
Prepared by:
REF Consulting
9755 Clairemont Mesa Boulevard, Suite 100
San Diego, CA 92124
Contact: Dan Wery, AICP
(858) 614-5081
dwery@rbf.com
Resolution No. 2007-299
Page 180
EASTLAKE BUSINESS CENTER SPA AMENDMENT - NOVEMBER 2007
Project Description:
The applicant, IRE ("Applicant") development, is prosing to introduce commercial retail uses
within the existing Eastlake Design District and is requesting a land use designation change
from Light Industrial to Commercial Retail in order to complement the existing furniture and
home improvement businesses presently in the District. The Applicant is also proposing
certain modifications to the property development standards to accommodate up to five story
buildings (up to 76 ft. high), special parking ratios for furniture stores and restaurants and
professional and medical office uses, including medical clinics. Certain specialty retail uses
related to home improvement are currently allowed under a previously approved Master Use
Permit. However, these and other retail uses as well as developmental and operational
flexibilities are proposed to be incorporated into the EastLake II Planned Community District
Regulations.
More specifically, an amendment to the City of Chula Vista General Plan (GP A) was filed to
change the land use designation of approximately 16.7 previously developed acres at the
northeast comer of Fenton Street and Showroom Place (851-891 Showroom Place) Within
the Eastlake Business Center II project, hereafter referred to as Area "A" (see figureJ:0
from Limited Industrial to Commercial Retail. Concurrent amendments to the Eastlake II
General Development Plan (GDP), Supplemental Sectional Planning Area (SPA) Plan for
Eastlake Business Center II and associated regulatory documents are proposed for Area A
above and parcels identified as Lot 2 of Map 13971 and Lots 5-8 of Map 14395, herein after
referred to as Area B (see Figure~ and 2430 Fenton Street, herein after referred to as
Area C. The GDP and the Eastlake Business Center II Supplemental SPA amendment consist
of changing the land use designation of Area A from BC-I, Business Center Manufacturing
Park District with Design District Overlay zone to a new commercial land use district and
Area B from BC-I with Design District Overall to BC-4 (Business Center Core District).
Also included are certain modifications to the adopted property development regulations in
order to accommodate greater design and land use flexibility.
The purpose of this Air Quality Improvement Plan for the EastLake Business Center II
Supplemental Sectional Planning Area (SPA) is to respond to the Growth Management
Policies of the City of Chula Vista. The most significant air quality improvement measures
are those policies and regulations established at the broadest geographic level, i.e., State and
Federal. However, there are measures that can be applied on a City or project level which can
have a positive impact.
This addendum presents an overview of these issues, and identifies mitigation/improvement
measures in the following general categories, which can be implemented at the local level.
a. Pedestrian and Bicvcle Paths: The adopted EastLake II General Development 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. Although an
employment park use is not a typical pedestrian destination, the Business Center II
project is integrated with the existing EastLake Village and Business Centers in the
central portion of the community. The clustering of "activity uses" (high school,
community park, and retail) and employment at a central location within the
11/19/07
11.7-1
Addendum to Air Quality Improvement Plan
Resolution No. 2007-299
Page 181
community encourages the use of non-vehicular modes of travel to these destinations.
Bicycle and pedestrian trails, including the EastLake Thematic Corridor will be
extended to the proj ect.
b. Land Use Mix: The EastLake II General Development Plan, adopted by the City,
includes job opportunities, recreation, education, retail and service commercial, and
public facilities within the community. Full implementation of the community plan
would minimize the length and number of automobile trips because of the range of
opportunities and services available within the community. The Business Center II
project will balance residential increments in the EastLake community with additional
employment uses.
c. Access to Regional Svstems: The LOS requirements applied to development within the
EastLake Business Center II SPA will encourage free-flow travel, which reduces air
emissions. Connections to regional vehicular circulation, public transit and
pedestrianlbicycle trail systems are integrated into the project.
d. Transit Access: The community circulation plan includes provisions for public transit
facilities. Transit stops are anticipated along arterials at key intersections, where desired
by the transit provider. The clustering of transit destinations (e.g., schools, shopping,
and employment) encourages the use of public transit and simplifies routing and
scheduling.
e. Site Designjplanning Guidance: This plan identifies the desirability and importance of
consideration of transit and pedestrianlbicycle building orientation in subsequent
implementing steps such as tentative map approval, site planning and design review.
Inclusion of these design factors will support and enhance the alternative circulation
systems provided at the neighborhood and community levels.
[ Park-and-Ride Facilities: The provision of a Park-and-Ride facility in proximity to the
project is anticipated. Construction of such a facility is required in the EastLake Village
Center, located just west 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.
&, Telecommuting: The Master Developer is also working with the cable TV provider to
include high speed electronic communications connections through the cable TV
system. The Master Developer is committed to ensuring that new development are not
"technologically obsolete" but include necessary community infrastructure to take
advantage of anticipated electronic communication improvements.
h. Construction Mitigation: The dust emissions generated during project grading will be
mitigated by a series of specific mitigation measures identified in this plan. The
mitigation measures are expected to reduce project construction emissions to a less than
significant level.
h Implementation/Monitoring: In addition, this development will be subject to the
ongoing monitoring programs inherent in the City's Transportation Phasing Plan and
Growth Management Program. These programs will continue to be addressed during
subsequent implementing actions associated with the project.
11/19/07
11.7-2
Addendum to Air Quality Improvement Plan
Resolution No. 2007-299
Page 182
These local mitigation measures may have a small impact on Air Quality in quantifiable
terms, but their enhancement of future transit options, alternative transportation modes within
the neighborhood and community, and public awareness should have a greater long term
public benefit.
Impact Reduction Measures:
This section of the AQIP amendment demonstrates how the EastLake Business Center SPA
Amendment - 2007 addresses key design issues, at the SPA Plan level, which are directed
toward reducing air pollution impacts. The design issues addressed below would be
incorporated as conditions of approval for the Project:
a. Street/Circulation Design with PedestrianlBicvcle Orientation
The Project does not alter the original air quality improvement plan implementation
measures, such as: trail system, pedestrian connection among centers, bicycle lanes
and other components to promote non-vehicular transportation. Instead, the Project
would be required to incorporate pedestrian connections to the existing
pedestrianlbicycle route connections and bicycle racks to promote the use of non-
motorized modes of transportations.
b. HousingfEmolovrnent Densitv Near Transit
The project provides and allows for additional employment within close proximity of
area housing, allowing for a reduction of vehicle miles traveled for those able to work
and live in the East Lake community.
c. Land Use MixIProximitv
The Proj ect introduces a hotel facility with full range of amenities to serve the needs
of corporate offices and other businesses in the area. This mixed-use approach will
result in less customers and executives visiting the site traveling west to seek
overnight accommodations restaurant facilities.
d. Site Design with Transit Orieotation
The proposed and permitted future buildings will increase the concentration of
employment in the immediate area which may encourage and support the use of
transit services, thereby reducing total vehicle miles traveled. Placement of buildings
and building entrances, particularly larger buildings, can encourage transit or
alternative transportation modes. The SPA Plan does not specify building locations.
Hence, this issue can be addressed in the Tentative Map and site Plan/Design Review
processes when greater project detail is available.
e. Limited Commercial Use
The EastLake Business Center II Supplemental SPA includes an existing l6.7-acre
commercial site. This limited amount of commercial use, which comprises less than
20% of the Business Center II, consists of complementary retail and commercial uses
that attract patrons to multiple stores per visit. The uses on this project site are also
accessible by those who work in the Business Center II and those who ride mass
transit. This will reduce total vehicle miles traveled by providing an alternative to
11119/07
11.7-3
Addendum to Air Quality Improvement Plan
Resolution No. 2007-299
Page 183
such trips that would only likely be done by private automobile. This will encourage
local service and convenience trips from office and hotel employees and visitors.
[ Bicycle Route Integration with Transit & Emplovment
Bike lanes are designated on Fenton Street within the project area. On other internal
streets, bicyclists will be readily able to share the road with motor vehicles due to the
low volumes and limited speeds allowed. Project bicycle routes connect to regional
systems as indicated in the Circulation Element of the General Plan and provide
access to all regional destinations including the park-and-ride facility, and nearby
commercial centers and residential areas. The project will include connecting
sidewalks to the established walks, and paths and transit facilities.
&. Energy Efficient Landscaping
The project will include landscaping of the parking lots, perimeter grounds, as well as
near the proposed buildings to provide shade and reduce heat gain and energy usage
for both vehicles and buildings.
h. Alternative Fuels/Telecenter
The project is provided with high-speed telecommunications services to facilitate
both on-site and off-site communications allowing for reduced commutation. The
project is proposed to include Class-A office and professional buildings and Hotel
with conferencing facilities. These facilities will be maintained with the latest
industry standards for communications.
h Overall Sustainabilitv ofProiect
The project fits into the overall community plan and achieves the objectives of
providing both a job-housing balance as well as a job-housing match whereby the
high-quality buildings and professional jobs will enable employees to live and work
within the EastLake community, thereby improving overall efficiency, community,
quality oflife and sustainability.
L Commitment to Chula Vista Greenstar Program
The developer of the subject project may commit to the first option in Chula Vista's
AQIP Guidelines and may participate in the Greenstar Building Efficiency Program.
The majority (50% or greater) of the structures may be designed to exceed the
California 2001 Title 24, Part 6, Energy Efficiency Standards (CA 9110, effective
6/1/01) Title 24 by 10%.
Because energy conservation technology and programs are constantly maturing, the
specific program will be identified with application for building permits. The
particular building efficiency program to be used (potentially including a custom
building program) and the buildings to be constructed under the program, shall be
identified on the building permit application and approved prior to issuance of a
building permit. Energy calculations demonstrating program compliance will be
included with the Building Permit application.
] 1/19/07
11.7-4
Addendum to Air Quality Improvement Plan
Resolution No. 2007-299
Page 184
Construction Phase:
Even though the creation of dust is limited to the construction phase of a project and
is thus "temporary," a large development could significantly contribute to adverse air
quality impacts. As mitigation for these potential impacts, dust control during grading
operations will be regulated in accordance with the rules and regulations of the San
Diego APCD.
At the time tentative maps are approved for the project, the following measures would
be required to reduce fugitive dust impacts and emissions impacts from construction
equipment:
a. Clearing/Grading
. All unpaved construction areas shall be sprinkled with water or other
acceptable San Diego APCD dust control agents during dust-generating
activities to reduce dust emissions.
b. Disturbed Areas
. On-site stockpiles of excavated material shall be covered or watered.
. Disturbed areas shall be hydroseeded, landscaped, or developed as quickly as
possible and as directed by the City to reduce dust generation.
c. Track-Out Control
. On dry days, dirt and debris spilled onto paved surfaces shall be swept up
immediately to reduce re-suspension of particulate matter caused by vehicle
movement. Approach routes to construction sites shall be cleaned daily of
construction-related dirt in dry weather.
d. Dirt Hauling
. Trucks hauling dirt and debris shall be properly covered to reduce windblown
dust and spills.
e. High Wind Operations
. Additional watering or acceptable APCD dust control agents shall be applied
during dry weather or windy days until dust emissions are not visible.
L Off-Road Eauipment
. Enforce a 20 mile-per-hour speed limit on unpaved surfaces.
. Heavy-duty construction equipment with modified combustion/fuel injection
systems for emissions control shall be utilized during grading and construction
activities. Catalytic reduction for gasoline-powered equipment shall be used.
Also, equip construction equipment with prechamber diesel engines (or
equivalent) together with proper maintenance and operation to reduce
emissions of nitrogen oxide, to the extent available and feasible.
. Use low pollutant-emitting construction equipment.
. Use electrical construction equipment, to the extent feasible.
11/19/07
II.7-5
Addendum to Air Quality Improvement Plan
Resolution No. 2007-299
Page 185
. The simultaneous operations of multiple construction equipment units shall be
minimized (i.e., phase construction to minimize impacts).
Incorporation of all these measures, combined with the fact that construction is a one-
time short-term activity, will reduce potentially significant air quality impacts to
below a level of significance.
11/19/07
II.7-6
Addendum to Air Quality Improvement Plan
Resolution No. 2007-299
Page 186
11.7.1 IMPLEMENTATION MEASURES
Most of the above cited Impact Reduction Measures are included in the EastLake Business
Center II Supplemental SPA Plan and will be implemented through SPA approval or the
tentative map process. However, some will be implemented at a later approval phase such as
Design Review. These are identified below.
Table 3
Impact Reduction Measure Implementation Stage
Street/Circulation Design
Land Use Mix & HousinglEmployment -
(done at GDP level)
Transit Facilities
Site DesignlBuilding Siting (prelim.)
PedestrianlBicycle Orientation
Transit-Oriented Building Siting
Bicycle Routes
GradinglFugitive Dust Control
Site Design wi PedestrianlBicycle
Transit-Oriented Building Siting
Energy Efficient Landscaping
Alternative Fuels/Telecenter
(electronic communication capabilities)
11.7.2 REFERENCES
Air Quality Improvement Plan for EastLake Business Center II Supplemental SPA Plan,
Adopted November 16, 1999 by Resolution No. 19666.
H:\PDATA\25102850\DATA OUT\November 15, 2007\AQIP_ll_19_07.doc
11/19/07
11.7-7
Addendum to Air Quality Improvement Plan
BOSWEll. RD
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Resolution No. 2007-299
Page 188
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Resolution No. 2007-299
Page 189
Water Conservation Plan
for
EastLake Business Center II
Supplemental SPA Plan
Addendum
November 2007
Amendment Adopted , 2007
by Resolution No. 2007-XXX
Project Sponsor.
IRE Development
821 Kuhn Drive, Suite 100
Chula Vista, CA 91914
(619) 661-6681
Contact: Alan Huffman
2007 Addendum Prepared by:
RBF Consulting
9755 Clairernont Mesa Boulevard, Suite 100
San Diego, CA 92124
Contact: Dan Wery, AICP
(858) 614-5081
dwery@rbf.com
Resolution No. 2007-299
Page 190
EASTLAKE BUSINESS CENTER SPA AMENDMENT - NOVEMBER 2007
Introduction:
The approach to Water Conservation Plan Addendum is intended to be comprehensive and
implemented throughout the life of the Project. Water conservation during construction and
after occupancy, as well as the installation of water conserving landscaping, appliances and
fixtures are addressed in this Addendum. Efforts to educate and increase awareness of the
need to conserve water should be disseminated to future owners/tenants by the Applicant.
The following are Water Conservation goals established in the adopted EastLake Business
Center II Supplemental SPA Water Conservation Plan:
1. To conserve water during and after construction of the projects within the EastLake
Business Center II Supplemental 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.
Proiect Description:
The applicant, IRE ("Applicant") development, is prosing to introduce commercial retail uses
within the existing Eastlake Design District and is requesting a land use designation change
from Light Industrial to Commercial Retail in order to complement the existing furniture and
home improvement businesses presently in the District. The Applicant is also proposing
certain modifications to the property development standards to accommodate up to five story
buildings (up to 76 ft. high), special parking ratios for furniture stores and restaurants and
professional and medical office uses, including medical clinics. Certain specialty retail uses
related to home improvement are currently allowed under a previously approved Master Use
Permit. However, these and other retail uses as well as developmental and operational
flexibilities are proposed to be incorporated into the EastLake II Planned Community District
Regulations.
More specifically, an amendment to the City ofChula Vista General Plan (GPA) was filed to
change the land use designation of approximately 16.7 previously developed acres at the
northeast comer of Fenton Street and Showroom Place (851-891 Showroom Place) Within
the Eastlake Business Center II project, hereafter referred to as Area "A" (see figure->
from Limited Industrial to Commercial Retail. Concurrent amendments to the Eastlake II
General Development Plan (GDP), Supplemental Sectional Planning Area (SPA) Plan for
Eastlake Business Center II and associated regulatory documents are proposed for Area A
above and parcels identified as Lot 2 of Map 13971 and Lots 5-8 of Map 14395, herein after
referred to as Area B (see Figure~ and 2430 Fenton Street, herein after referred to as
Area C. The GDP and the Eastlake Business Center II Supplemental SPA amendment consist
of changing the land use designation of Area A from BC-1, Business Center Manufacturing
Park District with Design District Overlay zone to a new commercial land use district and
1
Resolution No. 2007-299
Page 191
Area B from BC-1 with Design District Overall to BC-4 (Business Center Core District).
Also included are certain modifications to the adopted property development regulations in
order to accommodate greater design and land use flexibility.
Water SUDDlv:
EastLake Business Center II Supplemental SPA is located within the OWO's Central Service
Area. The Project would receive its water supply from the Otay Water District's Central
System. The OWD also provides recycled water to the Project area. The District owns and
operates the Ralph W. Chapman Water Recycling Facility located near the intersection of
Singer Land and Highway 94. This plant produces up to 1.3 million gallons of recycled water
for non-potable water uses such as irrigation of golf courses, school playing fields, public
parks, and public landscaping. Additional recycled water supply will be available from the
City of San Diego's proposed 6 million gallons per day (MGD) capacity South Bay Water
Reclamation Plant, which will be located in the Tijuana River Valley at Monument and Dairy
Mart Roads near the Mexican border.
Supply of recycled water for the Project would be coordinated by the Otay Water District and
the City of Chula Vista. The phased construction of potable and recycled water facilities,
based on the District-approved master plans, have been installed per public facilities
Financing Plan and subdivision map conditions for the overall Business Center II area.
Water Consumption:
This section presents information on the anticipated increase in water demand as a result of
the Eastlake Business center SPA Amendment. Table 2, below, shows the current water
consumption within the SPA, and projected water consumption after Project built out.
The total projected average water consumption at built out, without conservation measures, is
approximately 0.1 OS million gallons per day (MGD). A difference of _MGD. The focus
of this Addendum is to describe conservation measures for reducing the projected
0.10SMGD potable water use within the industrial project.
Table 2
EastLake Business Center II Supplemental SPA
Project Water Use
Land Use Acres Consumption Ratel Water Use (MGD)
Industrial 84.0 1.0 afy/acre O.Q7S
Commercial" 16.7 2.0 afy/acre 0.030
Total 100.7 1.17 afy/acre 0.105
'ayf = acre-foot per year;
I acre-foot = 326,000 gallons
. Consumption and savings rates rate taken from Section II.?? of the EastLake I Supplemental Water
Conservation Plan for EastLake Village Center North Supplemental SPA (July 23,2002)
2
Resolution No. 2007-299
Page 192
Water Conservation Measures:
Implementing water conservation measures before a project is constructed provides an
opportunity to include measures, which might not otherwise be practical. Unlike a
residential project where there are a variety of indoor fixtures and appliances, which can be
selected for water conservation, industrial and commercial developments are fairly limited in
options.
Indoors:
Industrial and commercial water demand includes indoor water used by businesses and
service providers. Historically, eighty percent of industrial water is used indoors, primarily
for industrial processes. The adoption of state and federal laws has required that water
efficient equipment and process be implemented in these activities, comparable to the low
flow fixture requirements for new residential development. Implementation of these
requirements will result in conservation savings of twelve to fifteen percent, according to the
Department of Water Resources. The existing l6.7-acre commercial site, which is built-out,
includes water conservation measures and has the same conservation savings.
Applying this estimate to the Business Center II project, yields an estimated conservation
amount of 0.010 MOD [0.105 MOD x .8 (indoors) x .12 (conservation factor)].
Outdoors:
LandscapelIrrigation - Industrial water demand includes irrigation water used on industrial
sites. Outdoor irrigation is estimated to comprise twenty percent of industrial water use
which is calculated to be 0.015 MOD in the Business Center II project. The Commercial
water demand for irrigation water is estimated to comprise 20% of commercial water use
which is calculated to be 0.006 MGD. The Commercial portion of EastLake Business Center
II is already built out and was constructed in conformance with the industrial zoning.
Therefore, the amendments proposed to accommodate a larger mix of uses on the
commercial site will not result in a change to outdoor water use.
With the installation of an efficient and properly maintained irrigation system, a decrease in
the area planted with cool-season turf and use of low-water requiring plants, a thirty percent
reduction in irrigation water requirements can be expected. Applying this estimate to the
Business Center II project, yields an estimated conservation amount of 0.006 MOD [0.105
MGD x .2 (outdoors) x .30 (conservation factor)].
Water Use Durin!! Construction:
Water conservation measures can also be implemented during the construction/grading
process. The three primary uses are: dust abatement; soil compaction; and, street washing.
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 compaction; soiled streets have
been swept instead of washed. Recycled water could be used for these grading activities,
when it is available.
3
Resolution No. 2007-299
Page ~~e 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 Business Center II
Supplemental SPA will be planted with drought tolerant plant materials to reduce the need
for irrigation and maintenance.
Implementation Measures:
In addition to the implementation measures outlined in the previously adopted EastLake
Business Center II Supplemental SPA, the Applicant of the subject Project has committed to
following the water conservation measures:
. Indoor water conservation measures:
o Hot-Water Pipe Insulation: Install insulation on all hot water pipes in all common
areas and all tenant-developed areas.
o Pressure Reducing Valves: Provide pressure reducing valves at all meters, set to
deliver water at no higher than 60 psi.
. At least one outdoor water conservation measure and at least one additional water
conservation measure from either the indoor or outdoor categories.
o Outdoor Water Conservation Measures
. Water Efficient Irrigation System - Use of rain sensors and soil moisture
measuring devices for scheduling and controlling all landscape irrigation
programs in commercial, industrial and business centers including tenant
areas.
. Evapotranspiration (ET) Controllers - Timed, fixed irrigation scheduling
based on estimates of actual plant evapotranspiration rates. Radio signal from
a central control station or satellite transmits information to the controllers to
operate the sprinklers for the appropriate length of time.
. Water-Efficient Landscaping - Use of native vegetation and drought tolerant
plant materials, avoiding grass and turf to the extent practical and use of
irrigation systems and controllers as required by the Chula Vista Landscape
Manual Use. In addition, the use of drip irrigation where possible and
restriction of sprinkler irrigation as recommended by the water purveyors.
. Recycled Water - Expand use of recycled water beyond areas mandated by
the water purveyor to those areas where landscaping is within a reasonable
reach of recycled water pipelines, to the extent that such use is acceptable to
regulatory authorities.
. Outdoor Garden Sales - All tenants with outdoor garden sales areas to install
micro-irrigation systems (trickle or drip irrigation) and provide water
conservation educational materials for consumers.
o Indoor Water Conservation Measures
. Dual-Flush Toilets - Install dual-flush (ULFT) toilets in public restrooms
including gas station restrooms.
4
Resolution No. 2007-299
Page 194
.
Waterless Urinals - Install waterless urinals in public restrooms (men's
rooms) including gas station restrooms.
Pre-Rinse Sprayer on Sinks - Install automatic shut-off sprayer for pre-rinsing
dishes with a maximum flow rate of 1.6 gpm in all restaurant and fast-food
uni ts.
.
. High-Efficiency Dishwashers - Install high-efficiency dishwashers in
restaurant buildings.
. Air-Cooled Ice Machines - Install air-cooled ice machines instead of water-
cooled machines in restaurants.
. Conductivity Meters - Install conductivity meters on cooling towers to
regulate cycling of cooling water and chemicals.
o Optional Water Conservation Measures
. Sub-meter all individual tenants in buildings.
. Provide educational materials and guidance to tenants.
Implementation Timinl!
All implementation measures listed above shall be incorporated in the building plans and
installed as part of the individual projects prior to issuance of certificate of occupancy.
H;\PDA TA\2.5102BSO\DA T^ OU1\November 15. 2001\WlterCoNcJ'VItton_1l_lS_07 DO fDd.doc
5
Resolution No. 2007-299
Page 195
G,blbi--+ 1)
DRAFT
THE EASTLAKE BUSINESS CENTER II
SUPPLEMENTAL
PUBLIC FACILITIES FINANCING PLAN
AMENDMENT
Approved by:
Chula Vista City Council
November 16, 1999
Resolution No. 19666
Prepared by:
bu." l "Oft,~
October 27, 1999
Amended November 19. 2007
Resolution No. 2007-299
Page 196
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...........................................................................................................4
5.1 INTRODUCTION ............................................................................................................ 9-10
5.1.1. Background... ............... ............... ..... .......... ............................................................ 9-10
5.1.2. Purpose ..................................................................................................................9-11
5.1.3. Assumptions ........................................................................................................ -Ul-.11
5.1.4. Threshold Standards ............................................................................................ -H-14
5.2 DEVELOPMENT SUMMARy..................................................................................... ~16
5.2.1. Development Phasing .......................................................................................... ~16
5.3 PUBLIC FACILITIES THRESHOLD STANDARDS AND INFRASTRUCTURE ~22
5.3.1. Traffic .................................................................................................................. W-~
5.3 .2. Police ........ ..... ................ ..................................... ............................ ............ ......... ~l!!.
5.3.3. Fire and Emergency Medical Services ................................................................ 3G 41
.5.3.4. Schools................................................................................................................. ~2
5.3.5. Libraries............................................................................................................... ~2
5.3.6. Parks and Recreation ........................................................................................... ~2
5.3.7. Water ................................................................................................................... ~6
5.3.8. Sewer ................................................................................................................... ~ ~
5.3.9. Drainage............................................................................................................... ~ I
5.3.10. Air Quality ........................................................................................................... ~8
5.3.11. Fiscal.................................................................................................................... # 70
5.3 .12. Civic Center ..........................................................:.............................................. ~ 11.
5.3.13 Corporation yard................................................................................................. ~ll
5.3.14. Other Public Facilities ......................................................................................... &* 77
5.3.15. Public Facilities Finance...................................................................................... 63-78
APPENDIX A - FISCAL IMP ACT ANALySIS....................................................................... -m-A-1
APPENDIX B - WATER WILL SERVE LETTER (OMWDl ............................................. B-1
APPENDIX C - FIRE FLOW CALCULATIONS (OMWDl................................................ C-1
Exhibit
Exhibit
Exhibit
Exhibit
Exhibit
Exhibit
Exhibit
Exhibit
Exhibit
Exhibit
Exhibit
Exhibit
I
2
3
H
~~
4-Q
*"1
6!
+-2
8-lQ
9-11
-Ul-11
LIST OF EXHIBITS
Vicinity Map ................................................................................................... 7
Topographic Map ............................................................................................ 8
Proiect Location .............................................................................................. 9
SPA Boundaries ............................................................................................ ~.Ii
~ Phasing Plan .........................................................................................-l-+-12
Pro.POsed General Development Plan............................................................ ~ 20
Pronosed Site Utilization Plan ......................................................................~ 21
Circulation Plan............................................................................................. ~ II
Potable Water ................................................................................................ 4G-~
Recycled Water ............................................................................................. 4+ ~
Sewer........... ......... ................................ ..... ............................................ ........ 41' 60
Storm Water .................................................................................................. ~ fl
2
EastLaItc Business c.....- n
Supplemental PFFP Amendment
Resolution No. 2007-299
Page 197
Table
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LIST OF TABLES
5-1 1999 Suonlemental PFFP Land Uses..............:....................................H 17
5-1A Prooosed2007 Suoolemental PFFP Amendment Land Uses..............H 17
5-2 1999 Supplemental PFFP Phasing Summary ......................................l4ll
5 3 TrlHlSJ3aflatiaft & IateriRl. Pre 123 DlF Fee5........................................23
S 1 Pollee Fee5 ..........................................................m..............................2&
5 5 Fire,t,EMS Fee far BlI5iBeSS Ceater II...................................................31
5 e BastLake Triae AgreeRl.eat J;:DU BallIlJee ...........................................3 4
5 7 EDU's for W&ter Usage .......................................................................35
5-3 Existine: Sel!:ment OOerations...............................................................23
5-4 Existine: Intersection Ooerations..........................................................25
5-5 Trio Generation for Area A & B..........................................................28
5-6 Trip Generation for Area C..................................................................29
5-7 Estimated TranSPOrtation DIF Fees for Area B & C ...........................33
5-7A Traffic Sie:nal Fees for Area B & C.....................................................34
5-8 Police Fee...... ........... ...... .......... ...................... ............................ ......... .40
5-9 Fire Station Inventory ..........................................................................42
5-9 A FirelEMS - Emere:lmcv Resoonse Times since 1994..........................43
5-10 Fire/EMS Fee for Business Center II Area B & C...............................44
5..e.1.l EastLake Triad Agreement EDU Balance ...........................................34 47
S 7 EDU's far \\'&ter Usage.......................................................................3S
5-& 12 1999 Average Annual Day Water Demand Projection........................~ 48
5-&.ll 2000 Average Annual Day Water Demand Projection........................~ 48
5-9 14 1999 Maximum Day Water Demand Projection .................................;6 49
5-M li 1999 Fire Flow Criteria........................................................................;6 49
5-1+ 16 1999 Short-Term Pumping Capacity Balance .....................................~ 2.Q
5~ 17 1999 Projected Recycled Water Dernands...........................................3+ 50
5~ 18 2007 Projected Recycled Water Dernands...........................................3+.a
5-H-19 1999 Projected Peak Recycled Water Demands ..................................3+ 2.l
5 14 Civie Faeilities lM'eIltaPY....................................................................57
5 15 Future Faeilltie5 ............................;......................................................57
5-20 Net Fiscal Imoact.................................................................................71
5-1-e 21 Civic Center Fee far BlI5iftess Ceftter II ..............................................~ 74
S 17 CelJlamtieB Yaffi Faeilities..................................................................59
5-+1 22 Corporation Yard Fee fer BlI5iftess Center II ......................................~ 76
549 23 Public Facilities Fees fer 0tIier Puelie Faeilities.................................62 78
5-2-9 24 BlI5iness CeIl.ter II Summary of Facilities for Area B & C..................69 86
3
Ea<tLaIro Business Ccol<r II
Supplcrm:nllll PFFP Amendment
Resolution No. 2007-299
Page l?iECUTIVE SUMMARY
This supplemental Public Facilities Financing Plan (pFFP) to the EastLake SPA Plan
Amendment PFFP (dated June 30,1992) addresses the public facility needs associated with
the EastLake I SPA Plan Amendment to include the EastLake Business Center II project.
The supplement as amended. has been prepared under the requirements of the City of ChuIa
Vista's Growth Management Program and Implementation Ordinance Number 2448.
Further, this supplement is a hybrid meant to bridge the gap between current version of the
EastLake SPA Plan Amendment PFFP and the city's current guidelines.
The preparation of an Amendment to the supplemental PFFP is required in conjunction with
the preparation of the IJBeft8eE1 suoolemental Sectional Planning Area (SPA) Plan for
EastLake Business Center II. This supplemental PFFP. as amended. ensures that the future
development of the Business Center II project is consistent with the overall goals and policies
of the City's General Plan, Growth Management Program, the Amended EastLake II General
Development Plan (GDP) and the Amended EastLake I SPA Plan. Further, the suoolemental
PFFP. as amended. ensures that the development of the project will not adversely impact the
City's Quality of Life Standards. Lastly, this supplemental PFFP. as amended. meets the
policy objectives of the EastLake II GDP.
In 1999. =I=!he 104.7 acre EastLake Business Center II Jlftl.ieet will be was deleted from the
EastLake III General Development Plan (GDP) and annexed to the EastLake II GDP and the
EastLake I SPA Plan. 'The ,,--{ nl~e BlI5iBess Ceflter II planniBg area eBeempB!lS6S
Bppfelamately 1 Q1. 7 grtlss _ (76 Bet ~ ....<ithia the Ci.y af CImla Visla The EastLake
Business Center II development is bordered by the EastLake Business Center I to the west,
the Rolling Hills Ranch subdivision to the north, Otay Lakes Road to the south, and the
future EastLake Woods residential development to the east
The pf6jeet wHl eansist eHeer 8evelepIBeftt phases. The ae'leIepmem afPhase IA aR6 IB
is eupeete8 16 oommeftee immediately tipea eppf6.1f1:1 efthe filllll map. The ae',e!epmeftt ef
Phases 21. aR6 2B vAil be linkeel te !he HllIfI(et aem1lB8 aR6 the elllftple!ieB ef eeftaiB
1HmspeflaasB aMi Se:'.'Vef' iu..t'&~ -;emen1s.
In 2007. a new Droiect was filed to chanl!e or modify the uses on aDDroximatelV 45 acres
within the EastLake Business Center II SPA Plan. The Drooosed chane:es and modifications
are as follows:
. A chane:e in the land use desi lmHtion of aooroximatelv 16.7 Dreviouslv develooed acres at
851-891 Showroom Place (hereafter referTed as Area "An) from Limited Industrial to
Commercial Retail. This includes amendments to the General Pian. existin2 General
Develooment Plan (GDP) and Suoolemental Sectional plHnnin" Area (SPA) Plan to
reflect the land use chane:e.
. A chane:e in land use district desie:nation for Lot 2 of MaD 13971 and Lots 5-8 of MaD
14395 (herein after referred to as Area B) and 2430 Fenton Street (hereinafter referred to
as Area C) from BC-I to BC-4. This chan2e would permit hotels and medical clinics
with a Conditional Use Permit and increase the buildin2 heie:ht to 76 feet.
4
EastLIIkI: BIISiness Center D
SupplcmenLll PFFP Amendment
Resolution No. 2007-299
Paiie I 'j( five stON hotel and four staN office buildinl! are orooosed on Area C and are included
in the PFFP analvsis in addition to the aforementioned chanl!e in land use for Area A.
A. Public Facility Cost and Fee Summary
The following discussion identifies and summarizes the various facility costs associated with
development of 1he EastLake Business Center II project The facilities and the buildinl!s on
Area A acres have been constructed lIIiE! their east are ideMified iB detail in 8ee!i8ft 5.3 afthis
Sll.pplemefltal Pf.FP. Development Imnact Fees (Om have been DlIid fur Area A but not Area
B and C. Each subsection ineieses a fee6lBHlea6ea linImeiflg a1temeti-ye fer of this
SuoDlemental PFFP Amendment updates existinl! facilities and the threshold facilities based
upon current City practices and policies. However, where another financing mechanism may
be shown at a later date to be more effective, the City may implement such other mechanisms
in accordance with City policies. m lIfIditiell, T-a13le .5 20 summari2es the pWllie facility
phasing anti 6SSBeiated eesls ";;ithin a taI:11e fefftlB:t.
Transportation DIF Fees geBeflItea by and Traffic Sil!Il3i Fees for the EastLake Business
Center IT Area A project tetaI aPflfeuimately !:H),494,750 have been DlIid when buildinl!
permits were issued based on the previous Industrial land use desi=tion and an earlier fee
schedule. Fees gellefllted fer Pre SR 123 faeilities are afllll'lllillnately 1:2,132,500 while the
tmfiie Tmffie signal fees are appl'lllHmately $115,830. New fees are aoolicable to Area Band
C. Area B fees will be oaid in the future and Area C fees will be DlIid when buildinl! oermits
are issued for the hotel and office.
Backbone sewer and water improvements ".vill be were funded, in part, through the payment of
DIF fees and capacity fees established for these purposes. On-site facilities will be funded by
the Developer.
The tetaI eests fer the EastLake Business Center II project Capital Improvement Plan (CIP)
Potable Water and Recycled Water facilities .....iIl Be ~ determined by 1he Otay Water
District (OWD) and constructed. f,eeeRliBg 16 the own paliey }la. 26, OV.'D ".viD pre'~ae
reimBlHlleIfteftt fer eellSlroetiell aM aesigB eests asseeiete6 '..lith aevelapmellt af these
impm"yemea.ts.
The tetal east fer Wastewater backbone SYstem for the EastLake Business Center IT project is
IIJlJll'llIae.~-ly t342,656. Mast ef the .Ilfejeet site is \\'ithin the Tek.,...,;!. CBR)'6ft Gfwlity
Sewer BasiB DIF. f. peltiell afthe site, lIfljlralBmately 20% Eall ill Phase ~), is .....itlrift the Salt
Creek Sewer BE. has been constructed.
The EastLake Business Center IT project will not have an impact on the schools, parks and
libraries and therefare ',viII did not generate fees.
Police, fire and emergency medical services, civic center, corporation yard, and other public
facilities will Be have been funded from revenues generated from the payment of Public
Facilities Development Impact Fees lPFDIF) at the time building permits were issued for Area
A i!l5Ullftee. These fee reVemle5 tetaI al"l",tlllimately &;919,500. New fees are applicable to
Area B and C. Area B fees will beDllid in 1he future and Area C fees will be DlIid when
buildinl! permits are issued for the hotel and office.
The net fiscal imoact from the amendment is negative in 2007 ($91.800 Loss) and 2008
($57.400 Loss) but becomes pOSitive in 2009 ($306.500) and positive at buildout ($345.000).
5
EastI..ake BUSmcs5 Ccn1er n
Supplcmcmal PFFP Amendment
Resolution No. 2007-299
Page 2~ Public Facility Thresholds
City Council Resolution Number 13346 identified eleven different public facilities and
services with related threshold standards and implementation measures. The following is a
summary of the threshold compliance by the EastLake Business Center II proj~
amended:
. Based upon the traffic analysis prepared for the EastLake Trails project (Linscott, Law &
Greenspan /LL&G). September 7, 1999) and the Traffic Imoact Analvsis for EastLake
Desil!Il District bv LL&G dated SeDtember 10. 2007. threshold compliance is projected
ta be maintained with implementatian af the improvements identified therein IIfIll with
the p~'HIeRt af tmB5Jlllftlltiall DW fees or the constructian of street improvements also
identified therein. The EastT .'Ee B1:I!lmess Ceftter II JlI'ajeet sh&ll be eaRllilieBeEi fa pay
Tl'lIIlSflo!tatiell DW Pees, laterim PI'e ER l2S DIP Fees IIfIEi Tmft.'ie 8igflol Fees at the m1e
m eft"eet at tile tiBie buikIing PemHt5 IH'e iSSIleEi.
· The Otay Water District's Water Resource Master Plan and the Sub-Area Master Plan
(SAMP) identify water facilities to be constructed that will provide the necessary water
service to meet OWD criteria The Developer shall request and deliver to the City a
service availability letter from the Otay Water District prior to eaell Ibal HlBJl new
buildinl! construction. 11\ aliEiitiall the Developer 'will. pra;ide ,'Jatar imJ'lR>,.emeflts
aeeoMing fa own BJlJ'lfllveEi 8AMP.
. Pro,~Eie Reeyelee water impro'leHIBllt5 aeeafEiing 18 the SAMP. Recycled water
reEjUireHIeiHll for the project will be eeol'liinlltee has been constructed and aDDTOved by
the Otay Water District and the City of Chula Vista The phased construction of recycled
water facilities, was based on the SAMP, will be iBeaf'pBfldeEi iftta tile ealltlitians af
app.,,;eI fef a future SIlbdi'AsioB ffiBJl.
. The sewer facilities ta accommodate sewer .flows from the EastLake Business Center II
project have been identified and constructed ocr the Suoolemental PFFP. :rfte
eeBstfueB9B eflle"N S~:.~ lines RftISt Be phaseel-"vith. t:Be eeI15B=ueBes ef .m~e, h.e.:;~Jer,
this walllEi lIat apJIly fa the llfgt'llll? af BlIistiBg feeilities. ;\5 saeh, the faeilities identiBee
in this SIlflIllemefltal PFFP shall. be I'8~Ei af the DevelafJar eitftar lIS eBR!ltFueteEi
faeilities af thFellgh the Pll)'ffteftt affees.
. The City will monitor Fire Department responses to emergency fire and medical calIs and
report the results to the Growth Management Oversight Commission (GMOC) on an
annual basis.
· The City will monitor police responses to calls far service in both the Police Emergency
(priority ane) and Urgent (priority two) categories and report the results to the GMOC on
an annual basis.
· The City continues to provide a development forecast to the APCD in conformance with
the threshold standard. A separate Air Quality Improvement Plan is provided as part of
the SPA dacument.
· Civic Center facilities and Corporate Yard facilities "J.ill be have been fimded through the
collection of the public facilities fees at the rate in effect at the time building pencils 8ft!
were issued.
6
EastLIIIa: Business Center n
SupplcmaJtoJ PFFP Amendmcnl
Resolution No. 2007-299
Page 201
Vicinity Map
........
,
o
Exhibitl
7
EastUke Business C<Dl<r II
Supplemc:n1al PFFP Amendment
Resolution No. 2007-299
Page 202
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Topographic Map
Scale: 1" = ZOOO'
Exhibit 2
Mop Sourte: San Diego County 2000' RcgicmaIIlue Mop Soria. Jomul Quad
8
EastLoIa: Busintss Center n
Supplememal PFFP Amendment
Resolution No. 2007-299
Page 203
:::lESt:U
JIJ LJ
-....
Project Location
Supplemental PFFP Amendment
~~
~
I~
The Droiect area includes aDDroximatelv 45 acres of EastLake Business Center II within three
areas. Area A is the subiect of a land use change from Light Industrial to Commercial RetaiL
Area B and C is the su~;ect ofthe EastLake Business II SPA Amendment to modify the Planned
Community (PC) District Regulations. Areas A. B and C have been analYZed as Dart of this
SUDDlemental PFFP Amendment.
Exhibit 3
9
Eastl.oko BusilIess CenIl:r n
Suppl<mcntal PFFP Amendment
Resolution No. 2007-299
Page 2g~. INTRODUcnON:
lbis document is a SIIjlllleRlllBt to the IIflllfo'/ea BB5tLa!(e I EP A PIIIfI l\m.llRameet
amends the supplemental Public Facilities Finance Plan (dated JlH1e 30,1995 October 27.
1999). The amendment addresses the conversion of aporoximatelv 16.7 acres of Limited
Industrial to Commercial Retail land within the EastLake Business Center II development
and a new Lil!:ht Industrial Land Use desilmation for the remainder of the Droiect site.
The proiect site consists of aDoroximatelv 43.7 acres located on the northside of Otay
Lakes Road and west of Hunte Parkway. The proiect site contains three distinct areas
(See Exhibit 3), Area A contains the existinlZ Eastlake DesilZD District which consists of
the aforementioned 16.7 acres. Area B consists of relativelv flat vacant buildinlZ oads.
Area C is vacant land located next to Otay Lakes Road. The supplement. as amended.
addresses the public facility needs associated with the EastLake II SPA Plan Business
Center II project. Further, the supplemental PFFP. as amended. identifies each
improvement needed to service the Business Center II property, the phasing and the
appropriate funding sources.
The implementing actions covered by the Public Facilities and Financing Plan are:
. Use of Public Financing Mechanisms where applicable
. Construction of major streets, sewer, water and drainage facilities
. Internal subdivision improvements pursuant to the Subdivision Map Act
. Provision of other public facilities
. Maintenance of certain facilities such as open space areas and street medians.
5.1.1 BACKGROUND:
The EastLake Business Center II is an expansion of the original EastLake Business
Center established in the EastLake I SPA approval in 1985. It wiH continue~ the
eastward deyelopmeI!t of the original plan and complete~ the lIfttieipBtea planned
employment/industrial uses to ee Stl'/elolle8 within the planned community of EastLake.
The first three residential neighborhoods and the commercial and industrial districts were
approved in the EastLake I SPA. The Business Center II wiH extended development
eastward, north ofOtay Lakes Road, towards the ftffiIfe EastLake Woods neighborhood.
. Amendment History
February 19. 1985: The Chula Vista City Council adopted the EastLake I SPA and
PFFP.
June 30. 1992: The Chula Vista City Council adopted the EastLake I SPA
Amendment inc1udinlZ an amended PFFP. The amended PFFP uPdated and re.placed
the orilZinal 1985 PFFP and addressed the construction of a Kaiser Permanente
Medical Center.
November 24. 1999: The Chula Vista City Council adopted the EastLake II GDP
Amendment and the EastLake I SPA Amendment. This action included the EastLake
Business Center Il Supolemental PFFP to reflect the incorooration of 108 acres of
10
&stI...ake Business Center n
SupplClllCl1Il11 PFFP Am",dmcnt
Resolution No. 2007-299
Page 20tlesearch and Limited Manufacturinll (Business Center II expansion) into the
EastLake I Public Facilities Finance Plan. The Suoolemental PFFP is a seoarate
document. which is intended to suoolement the oneinal EastLake I PFFP. identifies
additional public facilities needed for the EastLake Business Center 11 proiect and
ensured that the nhased development is consistent with the overalll!oals and nolicies
of the City's General Plan. Growth Manal!ement Prol!ram. and the EastLake II
General Development Plan.
September 17. 2007: The EastLake Business Center II SUPDlemental PFFP
Amendment was submitted to the City of Chula Vista to address the conversion of
approximately 16.7 developed acres (Area A) at 851-891 Showroom Place from
Limited Industrial to Commercial Retail. The amendment would allow additional
commercial retail uses to compliment. the existiDl! tenant mix. Concurrent
amendments to the Eastlake II General Develooment Plan (GDP). Suoolemental
Sectional Planninll Area (SPA) Plan for Eastlake Business Center II and associated
rel!Ulatory docwnents are DroDosed for Area A and Darcels identified as Lot 2 of MaD
13971 and Lots 5-8 of MaD 14395 (Area B) and 2430 Fenton Street (Area C). The
GDP and SPA Amendment consist of changinll the land use desil!Dation of Area A
from BC-1 (Business Center Manufacturinll Park District) with Desil!D District
Overlay to a new commercial evC-5) land use district and Area Band C from BC-l
(with Area B currently includinll the Desil!D District Overlav) to BC-4 (Business
Center Core District). Also rescind the Dreviouslv adoDted Desil!D District Overlay
Zone and include certain modifications to the adopted Dropertv deve10Dment
rel!Ulations in order to accommodate =ter desil!D and land use flexibility includiDl!
increasinll the buildinll heil!ht to 76 feet for Area B and C.
5.1.2 PURPOSE:
The J!ns=pese sf jHs aee\ilBeBt is te 91:lPI'Iem.ent the apj3fe"'eG BastLalre I PFFP (eated
JUBe 3<1, 1992. This supplement. as amended. addresses public facility needs associated
with the conversion of approximate Iv 16.7 acres of previous Iv developed industrial land
to Commercial Retail (also known as the Desil!D District) and the introduction of a new
Lil!bt Industrial Land Use desil!Dation within the EastLake Business Center II project.
The new Lillht Industrial Land Use desil!Dation will chaDl!e Area B and C from BC-l to BC-
4. This chanlle would oermit hotels and medical clinics with a Conditional Use Pennit and
increase the buildinll hei2ht to 76 feet. Additionallv. a five story hotel and four stOry office
buildine are Drooosed on Area C and are included in this analysis. Regarding required
public facilities needs, the supplemental PFFP. as amended. identifies a preliminary cost
estimate for each improvement installation, phasing and appropriate funding sources.
The purpose of all PFFP's in the City of Chula Vista is to implement the City's Growth
Management Program and to meet the General Plan goals and objectives, specifically
those of the Growth Management Element. The Growth Management Program ensures
that development occurs only when the necessary public facilities and services exist or
are provided concurrent with the demands of new development. The Growth
Management Program requires that a PFFP be prepared for every new development
11
EastLaIa: BusiDcss Centor II
SupplcmmtaJ PFFP_'
Resolution No. 2007-299
Page ~~ject, which requires either SPA Plan or tentative map approval. Similarly,
amendments to a suoolernental SPA Plan require an amendment er iB !his ease a
suJlIllemeflt to the supplemental PFFP.
The PFFP is intended to be a dynamic and flexible document. The goal of the Financing
Plan is to assure adequate levels of service are achieved for all public facilities impacted
by the project. It is understood that assumed growth projections and related public
facility needs are subject to a number of external factors, such as the state of the
economy, the City's future land use approval decisions, etc. It is also understood that the
funding sources specified herein may change due to financing programs available in the
future or requirements of either state or federal law. It is intended that revisions to cost
estimates and funding programs be handled as administrative revisions, whereas revisions
to the facilities-driven growth phases are to be accomplished through an update process
via an amendment to or a supplement to the PFFP.
5.1.3 ASSUMPTIONS
There are a number of key assumptions implicit to this supplemental PFFP. as amended.
The assumptions play a major part in determining public facility needs, the timing of
those needs and the staging of growth corresponding to the various facilities. Key land
use and phasing assumptions can be summarized as follows:
A. The proposed +999 EastLake I SPA Plan hmeftElmeftt Business Center II
Supolemental SPA Plan Amendment is limited to~ the af-Jlel[atieR ef IQ4.7 _s ef
R-eseareft aRa Limitea MlmIIfaetl!r'.ng, lERewll as 6astLake Bll5iRess CeBler II, te the
B!I!ltLake I SPA Phm llellflsenes (See Blffiibit 3).
I. An amendment to the Citv of Chula Vista General Plan (oP A) to cbanl!e
the land use desil!nation of aporoximatelv 16.7 oreviouslv develooed acres
at the northeast comer of Fenton Street and Showroom Place (851-891
Showroom Place) within the Eastlake Business Center (Area "A") from
Limited Industrial to Commercial Retail. The GP A amendment would
allow additional commercial retail tvoes of uses to complement the
existinl! tenant mix.
2. Concurrent amendments to the Eastlake II GDP. supplemental SPA Plan
and associated rel!u1atorv documents are also orooosed for Area A. B and
C. The GDP and SPA Amendment consist of reoealin2 the existinl!
Desil!n District Overlav from Area A and B. The amendment would
cbanl!e the land use desil!nation of Area A from BC-l (Business Center
Manufacturinl! Park District) to a new commercial NC-5) land use district
and Area B from BC-l to BC-4 (Business Center Core District), Also
included are certain modifications to the adopted orooertv develooment
relZUlations in order to accommodate ereater desil!n and land use
flexibilitv. includinl! an increase in buildinl! heil!bt from 35 to 60 feet UP
to a maximum of 76 feet for Area B and C.
12
EastLake Il....... Q:IIb:r n
Supplcmental PFFP_
Resolution No. 2007-299
Page 207
3. The proiect proooses the reneal of previously adopted Master Use Permit
PCC-05-070 for Area A and B and the aDtlroyal of new conditional use
permit and desillJ1 reyiew for a proposed hotel and office buildiml: on Area
C.
4. The new conditional use permit application reauests permlSSlon to
establish and ooerate an approximately 148.024 sauare foot. five-story
hotel with 156 rooms and approximately 9.000 sauare feet of conference
rooms and other amenities on Area C. The hotel will also provide a
restaurant for its wests and a total of 163 parkin!!: spaces.
5. A desi!!:n review application was also filed for the construction of an
approximatelv 122.071 square foot. four-story Class A office buildin!!:
providinl! approximatelv 433 parkin!!: spaces in Area C of the EastLake
Business Center (2430 Fenton Street).
B. Land use allocation and intensity of development will be regulated by the
EastLake Planned Community (PC) General Development Plan, PC District Regulations,
and the Supplemental SPA Plan for EastLake Business Center II I SPA PIM, as amended.
c. The prepasea I'fGjeet eeD5ists sf a 70,999 sEfI:1:[ife feet eOfJ3erate ames aM a
29,999 square feet ".vafeae1ise 8ft 1 9 eeres (lme\"/fl. 8B the Le"litea Prejeet) and an
atIditieBlll 98 aeres of gellefal illdastriall:lses.
Q-C. Future development will be implemented in phases generally consistent with the
information utilized in the City's Transportation Phasing Plan. Develapmellt of Phase5
I A and 1 B eaFlsist af appreuimlltely 42 grass Beres (iftelllEiiRg Jlualia 5iree~. This 42
aeres iftelllees the 19 !lere Leyitaa JlfEljeet JlklB 32 adelitie!llli aeres efthe teml104.7 aere
that eallla he hllilt ana aeetifliea hElfaftl leaelHHg a signifieant thftlGbala iHlJlBet.
AJlpreJEimately 17 aeres (gress acreage meltllliRg Jlahlie stf6ets) sf Phase 2-\ eM he Bllilt
',\i1eR Olympie PIlfIl?\vay is el[tefteee ta Htmte Park"ltIY.
The remaining 8JlJlrel!imately 4 S. 7 aeres (glBSS acreage iRelllaiag Jlllhlie Slf'eets)
iaeluaiBg Phase 2B ean he hllilt whllll. OI)'fflJlie Parlfl'~' is enteaaea te Wlleste RaBa er
the eeBstmetiaa afSR 125.
E. The J9rejeet eeBsiGts af 8Jll"rel[Haately Hl1.7 gress aef6S, apJlrel[imately 97 !lere5
eneluses the pHeBe streets and. 8I3J3feJrimately 7~.g Bet ae-fes iHel1:lEies fJaaties let 8feRS
eBiy:
13
EastLaIa: Business Cent..- n
Supp1emental PFFP Amendment
Resolution No. 2007-299
Page 5?f.4. THRESHOLD STANDARDS:
City Council Resolution No. 13346 approved eleven public facilities and services with
related threshold standards and implementation measures, which were listed in a policy
statement dated November 17, 1987 and have subsequently been refined based on
recommendations-from the Growth Management Oversight Commission (GMOC).
The eleven public facilities and services with related threshold standards are:
. Traffic
. Police
. Fire/EMS
. Schools
. Libraries
. Parks and Recreation
. Water
. Sewer
. Drainage
. Air Quality
. Fiscal
During the development of the Growth Management Program two new facilities were
added to the list offacilities to be analyzed:
. Civic Facilities
. Corporation Yard
Threshold standards are used to identify when new or upgraded public facilities are
needed to mitigate the impacts of new development. Building permits will not be issued
unless compliance with these standaTds can be met. These threshold standards have been
prepared to guarantee that public facilities or infrastructure improvements will keep pace
with the demands of growth.
The 2005 General Plan Uodate includes a Growth Manal!ement Element that orovides a
framework for continuinl! the evolution of the City's Growth Management Prol!ram. A
revised Growth Manal!ement Ordinance and Growth Manal!ement Prol!ram Guidelines is
olanned for City Council review and adootion in 2007.
14
Ea:st1Akc Business Center n
Supplcmcnlal PFFP Am",dmcnt
.--'
Resolution No. 2007-299
Page 209
SPA Boundaries
.... ..-
.~ .,'
-,', . .....
.
...
.......
. ':'''-',::.'
Exhibit 4
~EASTlAKE
A pllul!d --..tlr I:ry nw 1asIlA_ C-,..,.
Ginti Land Planning
r;::;m
~
15
EastLake Business Center n
Supplcmtntal PFFP Amcndmmt
Resolution No. 2007-299
Page 25l DEVELOPMENT SUMMARY
1999 SUDDlemental PFFP Summarv
The EastLake Company proposes to develop the EastLake Business Center II
project prior to the completion of the overall EastLake III General Development
Plan (GDP) and Sectional Planning Area (SPA) planning program. To do this,
The EastLake Company proposes to delete the EastLake Business Center II site
from the EastLake III GDP and annex it to the EastLake II GDP and the EastLake
I SPA Plan. The land use designations shown in the EastLake II GDP for the
Business Center II Supplemental SPA Plan area consists of Research & Limited
Manufacturing and Circulation. This project is designed to implement the
EastLake II General Development Plan (as amended). CamjlaHSSIl. sf the
Pflljlssed Geoeml DeveloJlm8llt Plan (EJEhillit illllll.6 ill) IlIl.d the 8ite Utiliil8tieo
PlWl (Enhillit Sa) shs'....s the I'elaasosbiJl sf land llSe aae _Iige's 19et\':eell. the
peliey plan and tJ:le mere refiRed and aetailea SPA Plan.
2007 SUDDlemental PFFP Amendment Summary
IRE Develooment oroooses to redeveloo aporoximatelv 16.7 oreviouslv
develooed acres at 851-891 Showroom Place (Area A) from Limited Industrial to
Commercial RetaiL This redevelooment will involve commercial uses of the
existinl!: buildinl!:S. IRE also DrODOSeS to develoo areas B and C with new uses
consistent with the Drooosed GP A. GDP and SPA Amendment. The
Suoplemental PFFP Amendment addresses GPA to chanl!e the land use
desil!:lllltion of Area A from Limited Industrial to COlnrnercial Retail. Concurrent
amendments to the Eastlake II GDP. Eastlake Business Center II SupJ'lemental
SF A Plan and associated rel!:U!atorv documents are also orooosed for Area A. B
and C. The GDP and SPA amendment consist of chanl!:inl! the land use
desil!:lllltion of Area A from BC-I (Business Center ManufacturiDll Park District)
with Desil!D District Overlav to a new commercial rvC-5) land use district: and
Area B and C from BC-I (with area B currently includinl!: a Desil!:D District
Overlay) to BC-4 (Business Center Core District). Also included are certain
modifications to the adooted orouertv develooment rel!ulations in order to
accommodate I!:reIlter desil!D and land use flexibility. includinl!: an increase in
building heil!:bt from 35 to 60 feet un to a maximum of76 feet for Areas B and C.
More soecificallv for Area C. the oroiect further oroooses reDeal of the oreviouslv
adopted Master Use Permit PCC-05-070 for Area A and B and aonroval of
conditional use uermit and desil!:D review for a new 156 room. 5-storv. hotel and a
newanDroximatelv 122.000 SQuare foot 4-storv. office buildiDll.
5.2.1. DEVELOPMENT PHASING:
1999 Supplemental PFFP Summary
Proposed land use within the EastLake Business Center II will was Drooosed to be
exclusively industrial designations. The subdivision is was proposed to be
developed as summarized in Table 5-1 belsw: and illustrated in Exhibit 7.
16
EastLakc Business Center II
Supplemcntal PFFP Amendmont
Resolution No. 2007-299
Page 211
TABLE 5-1
PROPOSED 1999 SUPPLEMENTAL PFFP LAND USES
Gross Net Acreage Net Acreage
Phasing Land Use Pad Areas
Acreage wlout Streets OnlY
1A Research & Limited Mfg. 15.2 13.1 9.5
]B Research & Limited Mf.,.. 32.8 29.9 22.5
2A Research & Limited Mfll. 18.1 17.5 12.0
2B Research & Limited Mfg. 38.6 36.5 30.8
Total 104.7 97.0 74.8
Acreage's provided by Hunsaker & Associates, 10/15/99.
The 1999 project will was to be built in four phases (see Exhibit 5). Phase 1A will
include!:! construction of the entrances to the project from Fenton Street, portions of the
Fenton Street extension and StFeet ""." Harold Place. and development of Lot I and 6.
Phase IB will-consisted of the completion of the Fenton Street extension and
development of Lot 7 through 10. Phase 2A will include;l completion of Street ":\"
Harold Place and development of lot 2 -through 4. Phase 2B construction will include!:!
the construction of8treet "B" Showroom Place and development of lot 5,11 through 16.
Any changes in the phasing will needed to be approved by either the City Engineer or the
Director of Planning and Building.
2007 SUDDlemental PFFP Amendment:
There is no olanned Dhasing for Area A. All of the streets and Dublic utilities have been
constructed for the EastLake Business Center II oroiect. A summary of the EastLake
Business Center II proiect phasing is Drovided in the followinll table.
TABLE S-IA
PROPOSED 2007 SUPPLEMENTAL PFFP AMENDMENT LAND USES
Land Use Gross Acreal!'e* Net Acreal!'e Net Acreal!'e Pad
wlout Streets* Areas Onlv
Research & Limited Mfl!. 84.0 84.0 58.1
Commercial Retail 16.7 16.7 16.7
Circulation 4.1
104.8 100.7 74.8
. Acres!!e's orovided bv RBFConsultin!!.
17
EastLak. Busa- CelIter n
supplemental PFFP Amendment
Table 5-2
1999 SUPPLEMENTAL PFFP PHASING SUMMARY
'"t:I:>;:I
P> '"
(JQ V>
'" 0
N-
-g
N -.
o
::;
Z
o
Facility Facility Description Pbase Pbase Phase Phase Timing Financing Method ~
lA 1B 2A 28 S
Trame 4-Way Stop@lLane & Fenton SI. X Concurrent wi Building Permit Fee Program ~
Olvmoic Pkwy to Hunte Pkwy X Concurrent wi Building Permit Fee Program ~
Olvmoic Pkwy to Wueste Rd. X Concurrent wi Building Permit Fee Program
Traffic Signal & median mod. @ X Concurrent wi Building Permit Fee Program
Fenton/Olav Lakes
lmorovements to Lane & Fenton SI. X Concurrent wi Building Permit Fee Program
Pay DIF Fees X X X X .. Fee Program
Potable Service A vail Letter from own to X X X X Concurrent wi Final Map N/A
City
Water Water Improvements per own & SAM! X X X X Concurrent wi Final Map Fees and Exactions
own CIP Fees X X X X Concurrent wi Final Map Fees and ExBctions
Recyded Improvements per own & SAMP X X X X Concurrent wi Final Map Capacit)' Fees and Exactions
Water
Sewer Connection to Tele. (;yo. Trunk Sewer X Concurrent wi Building Permit Fee Program
Connection to Salt Creek Trunk Sewer X Concurrent wi Building Permit Fee Program
Pay Fees X X X X .. Fee Program
Storm Connect to Tele Cyn Drainage X Per Ordinance Subdivision exaction
Drain System
Connect to Salt Creek e System X Per Ordinance Subdivision exaction
Schools No specific facility N/A N/A N/A N/A Concurrent wi Final Mao CFD
Park5 Park dedication & construction N/A N/A N/A N/A Pav (Q) Building Permit Fee Program
Library Pav PFDIF Fee N/A N/A N/A N/A Pave Building Permit Fee Program
Fire & EMS Pav PFDIF Fee X X X X Pay ( ~ Building Permit Fee Program .
Pollee Pay PFDIF Fee X X X X Pave Building Permit Fee Program
Civic Pav PFDIF Fee X X X X Pav Building Permit Fee Program
Coro. Yud Pay PFDIF Fee X X X X Pay I Building Permit Fee Program
Other Pay PFDIF Fee X X X X Pay ( Building Permit Fee Pro~
18
EutLakc Bu"' . Center n
Supplemental PF mdmcnt
L
Resolution No. 2007-299
Page 213
1999 Phasing
Business Center II Supplemental SPA
--j I I
__'Phase 2A I I
._ I
. I ~ . I
: : I --
i r--~t-... \\
J ) 1L_Phase 28
~..' has~11AT-1
.~
Phase 1 B
EastLaIce G,.". SPA
Exhibit 5
..4 EASTLAKE
A pIoI.MC1 eo......1Iy by TIle EIIStI"~~ Com,..,.
Cr', Land Pb. .og
-...........-- ~
r1-l'lL~
l~llIl
19
EastLalcc Business C<lrtcr II
SupplClllClltal PFFP AmcndmelIt
PROPOSED
General
Development
Plan
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Exhibit 6
,
EutLake Businer
Supp......tal PFFP A
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Resolution No. 2007-299
Page 215
~-~~..""''''''''''........
E._EuLM<<G_._ ~ / /
I P~;' I Land Un I::: 1:'..":..:.1 ~~) /
~EmPIOymenlP.rI< 2S.3 lQ.B " ^ <
.~!i.m.pIi>~'U"D'J"lI!_ __... J;e.Z _ _ _. "'1~ _ _ _.
tAddlUonorVc..5~ : ~u~T _~~~~:-:=r... --...... .-~~f" ~.. _;~:_.. _.:
~Otay L.akes Rg,lId 3.3
L---.JFenton street 4.1
Tot81 108.1
PROPOSED
Site Utilization Plan
Business Center /I Supplemental SPA
RoIIirtg Htltslll=
__oj --i---
..._ Ad
.~'.c~I4DrI. s.-....._..........'"_Io<~.......
~c.oa_'*l_3_N........,.._.....~............
~ ConceDl<4l/tllt.'IIl.G' Crn:uII1ioJl nt1M1 CuclHJit1tI.~.
lliI
D~a.c.~&liir'ld.ldMjrl~"I,,-*~
~FASTLAKE
A pIaIt_rct totn lInunity b)" Tlae- EMlldkl' C...__
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,.....
Exhibit 5
IR"-111011D71
Exhibit 7
21
EoslLoI<< Bus..... CeIIla- D
Supplam:Dto1 PFFP "~dm_
Resolution No. 2007-299
Page2s3 PUBLIC FACILITIES THRESHOLD STANDARDS AND
INFRASTRUCTURE REQUIREMENTS
5.3.1. TRAFFIC
5.3.1.1. CITY THRESHOW STANDARDS:
City-wide: Maintain Level of Service (LOS) 'C' or better as measured by observed
average travel speed on all signalized arterial segments except that during peak hours a
LOS 'D' can occur for no more than two hours of the day.
West of Interstate 805: Those signalized intersections which do not meet the standard
above, may continue to operate at their current (year 1991) LOS, but shall not worsen.
5.3.1.2. EXISTING CONDITIONS:
The supplemental circulation component of the EastLake Business Center IT project is
based on a comprehensive Traffic Impact Analysis report that was prepared by Linscott,
Law & Greenspan (LL&G), October 13, 1999. The SuuDlemental PFFP amendment
circulation is based on the Traffic ImDact Analvsis. EastLake Desi2l1 District bv LL&G.
dated SeDtember 10. 2007 (herein referred to as the LL&G traffic analvsis). The analysis
within both of the LL&G traffic analvsis ~ determined the appropriate size and
phasing of circulation improvements.
Olay Lakes Reatl end LIlftll f.-lelllle pre'Ada the pfimery oeeess te the prej eet. Olay
Lakes Reatl is elassifietl as a Sill Lene Prime fatefial. Teday, Olay Lakes Reatl is a four
lane street, "vi. enftBfieeEl mtefgeeasa gesmetfy at ];ast 'H' Street, J9F6\idiBg BeAB seut:k
aesess eetv;eeft Ranita R~ad and Telegmph Canyen R-eas, at vAHeh peiBt it ~ te the
east. :\t the ifttefSeeaoD with Telegmph CenyeD ~ae.'La Media Reaa, Otay Lakas Reatl
trensitiaDs iDle a SHL LaB:e Prima :"RaHal, IIftd eveDtael.ly iBte a Class 2 Celleeter (Rye
lanes) east efHlmte P(lfle'.vay. Lane AVelllIe is elassiiied as II Class I Celleetar Street. It
e1:lRefHlj' J!Fevides eae lane in mea aireetisB ana is step eeftkelletl at Qmy Lakes R-eaa.
A. ExistiD2 S62DIents
. Otav Lakes Road orovides east-west access to the site. Olav Lakes Road is
classified as a Six-Lane Maior west of Paseo del Rev. and as II Six-Lane Prime
Arterial from Paseo del Rev to the SR 125 alil!JlIllent in the City of ChuJa Vista
Circulation Plan. Between SR 125 and Eastlake Parlcwav. Olav Lakes Road is
classified as II Seven-Lane Prime Arterial with four lanes westbound and three
lanes eastbound. East of Eastlake Parkway to Hunte Parkwav. it is a Six-Lane
Prime Arterial. transitionimz to a two-lane collector. east of Hunte Parkwav. Olay
Lakes Road is cum:ntlv built to its ultimate classification. Bike lanes exist on both
sides of the road and bus stoos are located intermittentlv alone Olav Lakes Road.
. EastJake Parkway is classified as a Four-Lane Maior Street in the City ofChula
VISta Circulation Plan. between north of Olav Lakes Road to South of SDG&F
22
EaslLake Business Center [[
Supplcmcnlll PFFP Amendment
Reso]ution No. 2007-299
Page 2] 7
easement and as a Six-Lane Maior Road south of the SDG&E easement in Eastlake
Greens. Currentlv. it orovides four lanes (two lanes in each direction). Bike lanes
exist on either side of the road and curbside oarlcinl! is orohibited.
. Fenton Street is classified as a Class I Collector in the City of Chula Vista
CircuIation Plan. Currently. the mid-section of this roadway has two throul!h lanes
(one lane in each direction) and a center two-wav-]eft-tlnn lane. Just east of
EastIake Parkway and iust north of Olav Lakes Road. this roadway is four lanes
wide with a median and is built 10 Class I Collector standards.. with four-lanes. two
in each direction.
. Lane Avenue is classified as a Class I Collector in the City of Chula Vista
Circulation Plan. Currentlv. it Drovides four throul!h lanes (two lanes in each
direction). Bike lanes exist on either side of the road and curbside oarkim! is
orohibited.
. Showroom Place is a 40-foot wide unclassified two-]ane cul-de-sac orovidinl!
access to Areas A & B of the oroiect site.
. SR 125 is a north I south six-lane toll facility connectinl! SR-54 and the SR-90S
Route to the International US I Mexico border. throU2h the City of Chula Vista.
This facility is currentlv under construction and is expected to be ODell 10 traffic bv
the end of 2007.
TABLE 5-3
EXISTING SEGMENT OPERATIONS
Sel!ment . Existinl! Roadwav LOSC Existin..
Class · Capacity b Volume LOS
Olav Lakes Road
SR 125 Ramos to Vons Dwv 7-Ln Prime Arterial ~ ~ .Ii
V ons Dwv to EastJa15e Pkwv 7-Ln Prime Arterial ~ lliQQ A
Eastlake Pkwv to Lane Ave 6-Ln Prime Arterial 50.000 2UQQ A
Lane Ave to 6-Ln Prime Arterial ~ .l1J..!lQ. .A
Eastlake Parkway -
Fenton St to Olav Lakes Rd 4.Ln Maior Street dM!ll! 2.UQQ .A
Olav Lakes Rd to Clubhouse Dr 6-Ln Prime Arterial ~ 1UQQ .A
Fenton Street'
EastJake Pkwv to Lane Ave Class I Collector 22.000 7.200 A
Lane Ave to Harold PI Class I Collector 22.000 UQQ ..A
Harold PI to Olav Lakes 11 d Class I Collector 22 000 1900 A
St1JD'rI!" T T kG tTaffic analvsis
Footnotes'
a. Road~v Classification net Citv ofChula Vista Circulation Element and currentlv existinll
b. Table B-1. City of Chula Vista Roadwav C1macity Standards. A ver..e Dailv Vehicle Trios,
c. Fenton Street is cla..~fied lIS a Class I Collector in the City of Chula Vista Circulation Plan CUJTeJltlv. the
mid-!\eCI.ion of this roadwav has two throQ2h lanes (one lane in each direction) and a center two-wav-lefl-turn
lane Just east of Esstlakc Parlcwav and iust north of Otav Lakes Road.. Fenton Street is four lanes wide with a
median and i!C built to Class I Collector mmdards.. with four-lanes. two in each direction. For the numose of
c8lClllatin~ the onerations. the canacitv of a Class I Collector is assumed.
23
EastLakc Business Center IT
Supplcmcatal PFFP Amcndmcot
Resolution No. 2007-299
Page Lffie L1&O traffic analysis of existinl!: conditions includes the assessment of the study
area street selZlI1ents and intersections. Table 5-3 shows that under existinl!: conditions the
daily street selZlI1ent LOS of the studv area sel!Illents are calculated to ooerate at LOS B
or better. Table 5-4 shows that under cxistinl!: conditions the oeak hour intersection LOS
all ofthc study area intersections are calculated to ooccatc at LOS D or better.
The L1&G tfllfiie Mal ysis I15sssaee the fells'Mag k-ey iffiSl'Seetieas ift tlte pFe j eet Mea:
. TelegmpR CaRYSR RslIlIII E9S Sel!tRaelHls ~s
. TelegFllflR C~'eR Rsa8,'1 EllS NeJ'tftaellBa Ramps
. Telegt'lijlR Canysa Reas,'Haleerest Drive
. Teleg-Rll'ft CanyeB ReaSlCfest Dfi..:e/OleBnser l.. -.~eBtie
. Telegt'lijlR CanyeR Rea8lOtay halEes R-eall
. Otay Lakes Rea8,'EastLake Perlwlay
. Otey Lekes R-eeM.ane A yelllle
. Otay lakes Reaa/FefltsB 8wet
Both of the LL&O traffic analvses assessed the followinl!: kev intersections in the oroiect
area:
. Otav Lakes Road / SR 125 SB Ramos
. Otay Lakes Road / SR 125 NB Ramos
. Otay Lakes Road / V ons Drivewav
. Otay Lakes Road / Eastlake Parkway
. Otay Lakes Road / Lane Avenue
· Olav Lakes Road / Fenton Street
. Fenton Street / Eastlake Parkwav
. Fenton Street / Lane Avenue
. East "H" Street / Lane Avenue
. Fenton Street / Showroom Place
. Fenton Street / Harold Place
The LL&G repeR iBEiiealss thet tlte afefelllellaelles Itey iBtef!leetieas lIFe lltiffeBtly
Spel'lltiftg at LOS C s1:lfiag the AM er PM pealt ae1:l1'S v.itlt the ellseptieR efthe Telegt'lijlil.
CllftYEla ReatW E9S NefthilellBs RsHips mtefgeetiea (LOS F, ..\M ana PM Ileak RelH'S).
Flfi'lfter, tlte LIme ;'&6IIae ans Otay l.alEes R-ees ifttefseetiea eIlI'fefttly epel'lliies at LOS C
ar better "1,;111 the Elxeeptiea af the seathaetllls left RIfB R1aVtllllellt sllfillg the AM peak
RS~ (LOS D). Hew6"..er, tms mteFSeetiea 'lIill ae sigBali~EI ay the seeella qtill1'ter eftlte
year 20011 BREI is aeBEles lly the Reiling IIills JlfEl.ieet.
The aforementioned City GrS\',*..I! M8IIagemSllt Thresholds Standards require that LOS C
or better operations at an intersection except that LOS D is acceptable during peak
periods (for a total of two hours). However, the City of Chula Vista does not have
criteria that specifically addresses the situation if the existing intersection LOS is LOS E
or LOS F.
24
EastLoke Business Center D
Supplemenlll PFFP Amendmenl
-~~
Resolution No. 2007-299
Page 219
Intersection Traffic Peak Existine:
Control Hour Delav · LOSb
I Olav Lakes Rd I SR 125 SB Ramos Si$n!! aM . .
fM . ,
2. Olav Lakes Rd I SR 125 NB Ramos SionaJ AM . .
fM , ,
3. Olav Lakes Rd I Vons Drivewav Si$n!! AM 28.3 .r;
I'.M ill! .Q
4 Olav Lakes Rd I Eastlake Pkwv SWlI! aM ru .r;
I'.M m .r;
5. Olav Lakes Rd I Lane Ave fugool aM ID .r;
- I'.M 24.6 .r;
6 Olav Lakes Rd I Fenton St .fu&!IIl AM II .A
- I'.M 2.Z A
7 Fenton St I Eastlake Pkwv SiI!l!l AM ~ .r;
- I'.M m ..c.
8 Fenton Sf I Lane Ave SiI!lBl AM 2M ..c.
- I'.M n..c; .r;
9 East oW SII Lane Ave SWW AM ~ J2
- PM ;!!2 ..c.
10 Fenton St I Showroom PI ~ AM 2..Q .A
- PM 2.Z .A
11 Fenton SII Harold PI ~ AM .!2.l Ii
- PM ~ J:;
.
TABLE 5-4
EXISTING INTERSECflON OPERATIONS
SOUTCt!- I 1.&0 traffic lmalV!:is
FootIlOID:
a. Averu:e delav exnres!led in 2CODds ner vehicle
b. Lev~1 of service
c:. This intertectinn drIeS not exist
d. TW~C _ Tw~ Wav Stem r'.nntmlled inten:l!:ction Minor m-eet left turn delav is renorted.
SIGNALIZED UNSIGNALIZED
DELA Y/LOS 1HRESHOLDS DELAY/LOS THRESHOlDS
DoIay
0.0 < 10.0
10.110 20.0
20.1 to 3:5.0
3:5.1 to S:5.0
5S.11O 80.0
> 80.1
LOS
A
B
C
D
E
F
DoIay LOS
0.0 < 10.0 A
10.110 15.0 B
IS.J 10 2.$.0 C
2S.I to 35.0 D
35.1 to SO.O E
> SO.l F
Source: U.&G
25
EostLoke Business CcntI:r D
Supplemental PFFP Amendmenl
Resolution No. 2007-299
Page Z?Il.3. TRAme FACILITY & ADEQUACY ANALYSIS:
1999 SUDDlemental PFFP
The prellesed prejeet eeflSists ef EastLake Business Center II Suoolemental PFFP
addressed a 70,000 square foot corporate office and a 20,000 square foot warehouse on
10 acres (known as the Leviton Project) and an additional 98 acres of general industrial
uses. The number of trips estimated to be generated by the project are based on traffic
generation rates published by SANDAG in the Brief Guide of Vehicular Traffic
Generation Rates, July, 1998 for corporate offices (7 daily trips/I,OOO square feet) and
warehousing uses (5 daily trips/I,OOO square feet). For the remaining 98 acres, an
average of the corporate office rate and warehousing rate on a per acre basis was utilized.
This rate was calculated to be 85 daily trips per acre by LL&G.
2007 SUDolemental PFFP Amendment
The EastLake Business Center II Suoolemental PFPP Amendment addresses a land use
chan!!e of oreviouslv develooed 16.7 acres of Research & Limited Manufacturin!! to
Commercial Retail (Area A. see Exhibit 3), The document also addresses the concurrent
amendments to the Eastlake II GDP. SPA Plan and associated rel!Ulatorv documents that
are affect Area A. B and C). The amendment trio !!eneration was estimated bv LL&G
based on the Brief Guide of Vehicular Traffic Generation Rates for the San Die!!o
Rel!ion. Aoril 2002. bv SANDAG.
Table 5-5 summarizes the existin!! and amendment trio !!eneration with the oroposed land
uses. Currently. Area A is calculated to !!enerate a total ADT of 1.110 ADT with 44 trios
durin!! the AM oeak hour (31 inbound and 13 outbound) and 100 trios durin!! the PM
oeak hour (50 inbound and 50 outbound), The land use chan!!e will !!enerate a net 3.900
ADT with 139 trios durin!! the AM oeak hour (! 10 inbound and 29 outbound) and 355
trios durin!! the PM oeak hour () 89 inbound and 166 outbound)
Area B site land uses were calculated to !!enerate a total of 5.440 ADT with 163 trios
durin!! the AM oeak hour (98 inbound and 65 outbound) and 448 trios durin!! the PM
oeak hour (224 inbound and 224 outbound),
The traffic study calculated the traffic for Areas A & B to be a net of 9.340 ADT with
302 trios durin!! the AM oeak hour (208 inbound and 94 outbound) and 803 trios durin!!
the PM oeak hour (413 inbound and 390 outbound), with the oass bv reduction.
A. Project Buildout:
1999 SuoolementaI PFFP
A buildout analysis was included in the LL&G Traffic Impact Analysis (dated
October 13, 1999). The analysis indicates that all intersections in the project area are
calculated to operate at LOS D or better with the addition of the project traffic with
the exception of the Telegraph Canyon Road/I-805 Northbound Ramps intersection.
The buildout analysis also indicates that all studied street segments in the project area
will operate at LOS D or better.
26
EastLake Business Cadcr U
Suppk:mcn1al PFFP Amendment
.~
Resolution No. 2007-299
Page 221
2007 SUDDlemental PFFP Amendment
The Suoolemental PFFP amendment focuses on the land use chanl!e of Area A from
Limited Industrial to Commercial Retail. However. from a traffic oersoective there
are two oroiects orooosed on Fenton Street between Harold Place and Olay Lakes
Road. The first is the Eastlake Desilm District (Area A and B) and the second is the
Eastlake Corporate Center (Area 0. Individual Traffic hnoact Analysis reoorts have
been llreoared for each of the two oroiects by LL&G (Traffic hnoact Analysis.
EastLake Design District by LL&G. dated AulnlSt 7. 2007 and Traffic hnoact
AnalYSis. EastLake Coroorate Center by LL&G. dated AulnlSt 9. 2007. Exhibit 3
deuicts the locations of these llroiects. As seen in Exhibit 3. A and B dellict the
Eastlake Desilm District and C deuicts the location of the Eastlake Corporate Center.
The traffic section of the SUlllllernental PFFP amendment includes both llroiects for
analysis llurooseS. Followinl! are brief descriptions of each oroiect.
1. Eastlake Desi2D District
The East1ake Desilm District (Area A) is located in the northeastern QUadrant of
the OlaY Lakes Road I Fenton Street intersection in eastern Chula Vista The
only access to the site is from Fenton Street via Showroom Place. north of OlaY
Lakes Road. The Eastlake Desilm District currently consists mostly of
furniture stores. Area A consists of 231.566 SQuare Feet (SF) buildinl! area of
which 189.697 SF is currently occuoied by finniture stores. It is now olanned
to modify the land uses in Area A of the nroiect and nrovide 125.100 SF
furniture retail. 39.350 SF office. 39350 SF Suecialtv Retail / Strio
Commercial and 27.800 SF Restaurant for a total of231.566 SF.
Area B is presently yacant and even thoul!b no site-soecific nroiect is nrooosed.
the traffic irnoact reuort analvzed a worst~ scenario (see Table 5-5), which
included soecialtv retail uses. Subseauent changes to the aoolicant's DTODOsal
have resulted in Area B beinJ1: DTODOsed for BC-4 industrial land uses instead.
BC-4 uses are industrial in nature and haye less daily trill generation ootential
then soecialtv retail. which were analyzed in the traffic study. The City
Engineering Deuartrnent has determined that this change will not result in any
additional daily trill generation. However. conditional uses may reauire
additional traffic analysis not contemDlated in the LL& G Traffic Analysis.
2. Eastlake Corporate Center
The Dlanned Eastlake Coroorate Center (Area C) is located on the south side of
Fenton Street at its intersection with Harold Place I Hitachi Place in the City of
Chula Vista. Two access driyewavs will be nrovided. one via the existing
Hitachi Driyeway on Fenton Street ol>DOSite Harold Place and the second east
of Harold Place. Two buildinlzs are Drooosed to be constructed. a 155-room
hotel with an annroximate 9.000 sauare foot convention I meeting rooms and
an annroximate 120.000 sauare foot office building.
27
EastLake Business ee_ II
SupplemOlltal PFFP An,",lIlmClll
>-7
DailY Trio End. fADn AM Peak Hoar PM 'oak Hour ?
Land UIe OuantitV Rale' ADT ..1 Volume 1m II '0 tS rt 1 V.I...e ~
B!!! III:Out SoUt 1 In lOut 1 Total II. 0 n I I In lOut I Tu
,A. 'c.. Uie " 'c_ , "44 I 90/. I SO' 'SO 1 ~ ~
~'F' . Des I ~ 1 6 IKSF 11.110 I 4% 170 ' 30 I 311 \3 1
'T r........~..... ' ': co" I 119. ,', I,' '- ' "I 1.110 I '- I ,....;; I 311 131' 441 -I,' -I I 100
, 1,1.,.., ",," '--, , ,'-. , ' ,
AlBA", ' - - - - -
Furniture Retail fS4%1 ill.1l!Q S.!': ~ LKSf 7S0 lli 1Q ; Jll 21 l1 Jll m ~ - N II H ~
Office (17%1 12.ill llf 20 LKSf 12J! 14% 112 ; 1J! 1QQ 11 ill llli ~ ; M 21 U ill
S""eiaJtv Retail I Strio Commereial 07%1 !2.llQ S.!': I~ IKSF 1m ill ~ - ~ 2t 19 11 ~ ~ ; SO ~ M ill
'112'M.\ 27.766 SF iKSE 2780 1% 17 II 28 : lii
Su a e 231.566 SF !.- 166 !O 216 281 ~ !35
="AL~"f ~.Arl~;~Rod~~I~n " -880 ,2S -8 -32 -42 -80
~ :fit: 42 , ' -ffi- iI 116 11
- ~ 19 - ' - 166
AoLI ',' " " -_ ~illF 6JOO ill 60' - - ill 7i 122 1.ll% SO - .m 310 320 MO
~alIvR.tail'~iald 160000 S.!': : 40
, ue In . , Dailv and AM and 30% PM) , -960 -17 -12 -29 .% -96 -192
~ lid II... With P...bv a.dnetl.. I 5.440 98 65 163 124 114 448
, &:B",', I" "I , " 9.340 1108 94 302 413 390 803
,,'_.n" ;,.'. ..,,',,'1' " ': , '-'",- , -c' , , , - ,
Fumitun: Retail ill.llm S.!': ~ L.KS.!': ill. ill ~ ; 40 l! l1 II m ~ - ~ II H M
~ ~ m: ~ L.KS.!': 12!! 14% 112 ; 10 1QQ 11 ill 1lli 20 ; M 21 U ill.
General Retail ~ &: 40 u.sF. ll'l!! ill 60 ; !!I 28 12 47 m ~ - SO 11 71 ill
Rr....nrant I~'~ ~ ~~, 2.780 lli ~ ; ~ Itl ~ ~ 8% 1Jl ; 30 ill ~ m
Snr,dal..;R"a;l/ Slrin r.nmmerd,l MOO: ill - 40 1D% SO N 320 640
Reduction lMixcd~Uses: FurnitureJ.R.ctaiIJ)lp.".,1n11nt _ IS%) c: :II!! - - - :H :B. :ll - - - -42 :1l :8!!
. ,tp...hv' . RetaiI-]S%DailvandAM-d,n'/oPM1' -960 :j7 -]2 -29 -96 -96 -]92
Subtotal p~-.d Proieet With Mixed-II,. and p...hv Redudl.n. 10450 233 107 340 463 440 903
TABLE 5-5
TRIP GENERATION FOR AREA A & B
'"010
& D5
" 0
IV-
IVg
IV ~.
o
::;
Footnolu:
.. BrlefGuIde of VehlClllar Traffic Ge""ratlon /In"" for the San Dtuo Reflion. SANDAG. ADriI 2002
b. Currentlv occ:uoiod and aeneralio. traffic
c. A mWvl-Ufl:: pmriinn of l~% is JIftI~ due to the aIIV'! vdUcle oatronimo both the fumitmc and the restaurant or both the rcsbwr8nt and retail. etc. and is 1YV'I~dP.nt with the oarkina:.wvsis.
d. Worst~ 1IfY!rW'in. The ...1iNlllt has IIRI'eed to Be"" uses inGlaoowt of~JlJtv Ft'bIil BC-4 uses have Jess daiIv trio ~ nnlP:ntiJllI than 1InPI"i.1tv retail which WfJe anIw.ed in Ihc traffic studv..
e. A a.....bv reduction of I S% for dailv lraIIic and AM ""sk hour traffic and 30% for PM oeak hour lraIIic i. atllllicd In the Community SboDDin. Ccnll:r oortion of !be oroiect. DC:< ITE
(Institute ofTpnDVlrtJltionEnRincersl trio ReDerat:ion rates
3
EastLatc BUlin/a' II
Supplemental PFFP I. 1JIeIIt
L
TABLE 5-6
TRIP GENERATION FOR AREA C
'-oi';:l
", (1)
(JO en
(1) 0
tv-
tv~
t..J _.
Dailv TriD Ends "'
AM Peak Hour PM Peak Hour Z
(ADT 0
Land Use Ouantitv In:Out Volume In:Out Volume tv
Rate · ADT Rate Rate 0
Solit In Out Total Solit In Out Total:;:!
\0
\0
Office 120.000 SF 20 IKSF 2.400 14% 90 10 302 34 336 13% 20 80 62 250 312
Hotel 155 Rooms 10 IRm 1.550 6% 60 40 56 37 93 8% 60 40 74 50 124
-,., " 'i'>;'.'" " I, " ' ' ,
, , (.Totar .' ..,:::'0 3.950 , - 358 '71 429 - - 136 300 436
"", , ,'=,,'. - - -
~
L BriefGvkk of Vehicular Troffic Generation RIlle. for the San Die"" &~Ion. SANDAG. Anril2002
29
EI.ltLake Busmas Centel n
SupplemenlBl PFFP Amald..-t
Resolution No. 2007-299
Page 224
The Fewlts ef the LL&G 1IBIII)'sis inaieate that llflPFelamately 4 2 gres~ aeleS Ethe
19 &ere Le"/itsa prejeet I 30 addiaenal aeres) sf the 8J!1f:lfe)[intate 101.7 aeres
eeula ee eHiIt eef6le reaehiftg a sigeiiieal!t tbreshela impaet. The gress aereage
iBeluEles Btrsee, slepes eEl pad &re85.
The elftensieft ef Olympie PMk\ve)' te PlISee Raneilere -....IIS fetifla t6 partially, ellt
Het fully. mitigate the JlI'ejeet impaets. OIIee Olymjlie Parkway elfteHes te Pll5ee
Rimehere, 59 gress BeRs eeals be built befsR II sigRifiaal!t iHl.paet '.vaHla be
eale1=dated.
CeHst;ueeeft eft the remaiftiag 15.7 Beres is le!ltfietea lifitil Olympia Parkway is
elftensea :frem Pasee RaneaeFe te Vhieste ReBEl 8f 8R 125 is eeftlJ'leted.
B. Adequacy Analysis:
The el.i1TeRt Ll&G Bftalysis deter.miBea he'w mUSH sf die site sews he de",elel'e8
eefepe a sigflifie&ftt imfJaet eeel::l!Tea te the eif6\llatieR Bef\~.STk. LL&G's initial
IISsesSffi8llt ,VlI5 that the I 895.' Telegrtlph ClIflyeft Rella iHterehaHge, aHa
I'artieuler the BsFtheel:lftd f8mJ:ls is the eSBstm:lBt in the eiMllatisB system iB
Fegal'8s 1e the prepese6 JlI'ejeet.
The Telegrtlph CllIlYeft R-eae/Nefthbelifis I 89S l'llIBJls ifltef!leetieft are eUjleetea
t6 lljle1'llte at LOg F allfiBg the AM fleak peri6a in the Yeat 2999 'Nitheat the
Jlrejest. LL&G lIaaea Jlrejest tmftie '..ellHRes te the iflterehaHge l:Ifttil the twe
seesBs signifieant eriteria thresheld ..../85 Feaekee. ,LL&G's ea:lealatisfts she";: tllat
42 gress aeres (the 19 aere Levit6ft pmjest I 32 adliitienal Beres) efthe 19S aefeS
ee1:lls he BaHt hefefe reaehing a sigBifieant impaet (greater than t\'\~ seeeRs del&)"
iftefell5~ at tHe I 895 TelegraJlh C~e8 Raaa iHtefeJlllftge.
The LL&G Traffic Analysis determined that the proiect at buildout has sil!I'lificant
impacts at the followiOlz:
. Inteneetions
Otay Lakes Road I V ons Driveway (Cumulative Imoact)
Showroom Place I Fenton Street (Direct Impact)
These impacts can be mitill:ated by imolementation of the followiOlz measures:
. Intenections
Otav Lakes Road I V ons Drivewav:
Dualleft-tum lanes. one shared throueh I rieht lane should be provided in
the northbound approach and the existinll: sie:nal phasing should be
modified to provide north I south protected phasinll:. LOS E conditions are
calculated prior to the addition of proiect traffic. The proiect traffic is
estimated to contribute towards worseninll: the existing condition. This
impact has been nreviouslv identified and these mitill:ation measures have
been previouslv recommended for the Eastlake Villall:e Walk and Eastlake
30
EastLIke Business Center n
Supplemeatal PFFP Amaldmcnt
_____________ _...L...
Resolution No. 2007-299
Page 225
Villa!!e Center Projects. These miti!!ation measures have not vet been
imolemented. It is recommended that these imorovements be included in
the next CIP.
Showroom Place / Fenton Street:
Install a traffic sil!Dal when warrants are satisfied (exoected to be needed
uoon imolementation of Area B). Provide one shared throul!h I ri!!ht-tum
lane and one left-turn lane on southbound (outbound) Showroom Place.
Provide one left-turn lane and one ril!ht-turn lane on northbound Fenton
Street with ril!ht-tum overlao phasin!!.
The LL&G Traffic Analvsis also concluded that an overall decrease in peak hour
traffic would occur on the Otav Lakes Road street sel!ment. from SR 125 to
EastIake Parkway. based on a comDarison of the oroPOsed oroiect to the approved
industrial land uses. The prooosed proiect trip I!eneration was compared bv
LL&G to the amount of traffic that would be !!enerated bv the existin!! zonin!!
site land uses. LL&G determined that the proposed oroiect is calculated to
generate a net increase of 3.250 ADT. but 518 fewer trios durinl! the AM peak
hour (452 fewer inbound trips and 66 fewer outbound trios) and 39 additional
triDS durin!! the PM oeak hour (290 additional inbound trios and 251 fewer
outbound trios). The lesser number of trios in the oeak hour volumes is due to the
modified land uses since each land use has different trio I!eneration
characteristics. Therefore. the oroiect is calculated to not sil!Dificantlv imoact the
Otav Lakes Road sel!ffient.
1. Eastlake Desil!D District
Analvsis of intersections and sel!Tllents were conducted for the followinl!
timeframes:
Existin!!Scenario I - Near-Term Without Proiect <Existing + Growth +
Cumulative Proiects)
. Scenario 2 - Near-Term with Area A (Proiect Phase n
. Scenario 3 - Mid-Term (Near-Term without Proiect)
. Scenario 4 - Mid-Term With Project Area B (Phase II)
. Scenario 5 - Year 2030 Without Proiect
Scenario 6 - Year 2030 With Proiect
2. Eastlake Corporate Center
Analvsis of intersections and sel!ffients were conducted for the folIowiDll
timeframes:
. Existinl!
. Scenario 1 - Near-Term Without Project <Bxistin!! + Growth +
Cumulative Proiects)
. Scenario 2 - Near-Term with Proiect
. Scenario 3 - Year 2030
31
EastI...ak:e Business Center n
Supplemental PFFP Amendment
Resolution No. 2007-299
Page 2S~.1.4. MAss TRANSIT:
The mass transit requirements were identified and required as part of the original
EastLake I PFFP in 1985. All of the provisions identified in the adopted EastLake I
PFFP and subsequent amendments sball remain in effect as a requirement of this
Supplemental PFFP. as amended. at buildout.
5.3.1.5. TRANSPORTATION FACILITY REQUIREMENTS:
An analysis of Telegraph Canyon Road using the City's Transportation Management Plan
(TMP) methodology sbows that Telegrapb Canyon Road can accommodate project
traffic, especially since the project will add the majority of its generated traffic in the
counterflow direction on Telegraph Canyon Road. However, there is a "point" constraint
on Telegraph Canyon Road, the 1-805 northbound ramps intersection which LL&G
believes should be evaluated to provide a worst case analysis. This analysis showed that
a maximum of 42 gross acres could be developed before a significant impact (two second
increase in delay) would be calculated at this location assuming no new network is
provided in the eastern Territories.
The extension of Olympic Parkway from Brandywine Avenue to Paseo Ranchero was
found to partially, but not fully, mitigate the project impacts. Once Olympic Parkway
extends to Paseo Ranchero, 59 gross acres could be built before a significant impact
would be calculated. For the remaining 45.7 acres, the applicant must wait for Olympic
Parkway to be extended from Paseo Ranchero to Wueste Road or SR 125 is constructed.
These limitations are no 100lzer in effect since Olvmoic Parkwav has been extended from
Paseo Ranchero to Wueste Road and SR 125 is eminent.
5.3.1.6. FINANCING TRAFFIC IMPROVEMENTS:
A. Transportation Development Impact Fees (TDIF):
OIl Deeemller 1, 1993, !he Cffilla Vista City Celmllil ~s Ofttinanee 2589
amendiJig 0reinIIBee 22S 1. 'The pllfIlese ef the eFElinsftee is te eellect se'l'e161lment
impllet fees (DlF) for the eenstnleti9ft ef eirealllli9ft e1emeat 1far.sy01t&ti8B faeililies 16
aee_eelate iBerellSed tmme r,eBe:IlH! d By fteVl se'l"e1epmeRt in the easl1.'fR teffiteries.
The fee is $2,399 per Mlllti FamiJ.:y swelling lI!lit an6 $99,9511 per gfflSS aere eft"eetP.<e
Janllary 1,1995.
.:\:1se etfeeti",e JaalHlF}' 1, 1995 is 8B in1erim J'fe 8R 125 de:r:elepment im.J38et fee
(DRiinaftee 2579) in tile BfRelH1t ef $819 per eEl.lli.VllIeftt lW/eDiRg IlIIi.t (lIDU) 16
implemeftt tile Jlfe SR 125 5lfBteg). lIS sefiBeel ill tile sWay entitleS "lBterim State ReIlte
12a Faeili~' Feasibility Stl:Iay" "~-!l May 1993.
The East. -lee Bl:ISiRess Cester R Jlftljeet is witlliB tile Ilellfttlaftes Elf the T~el'lfllieB
DIF Jlftlgram lIIIli IIRl subject 16 !he JlIlymeBt ef!he fees at tile !'lites ill eft"eet at tile time
builEling Jl_uM:. are issuea The];)IF 9ft!inanee, ftewever, dees alIew for tile issuaftee
Elf eredit ill }jell Elf fees ',vbeB 8ft eligiBle fiIeility is eenslfIlete6 By the plejeet. If the
tete! eligible eell5lmcti9ft eest IIHi8IlBts 16 1B6!e thaft !he tetaI Rlllaireel DIF fees lIS is
32
EastLokc Business Ccntor IT
Supplemental PFFP Amendmcn1
Resolution No. 2007-299
Page 227
iReieated helew, 1fte w....flef.({)e'I'e1ellef' "lAY be gF1eR eroaits tewmd future lMlaiHg
peurnts e\lt5ide efthe 8Pl. are&.
The TI'IIIl5flllf1aliaB DIF heginning JamlllFY I, 1995 is $3,998 per EDD. tML Rew
siftgle family detaefteEliFNe!l.iog is eeBSideftld eRe EDU fOr the pmpeses efthis fee. A
sffigle family attaeheEliFl.'e!liBg is g.IlIIDU's. .\ lIIlit '.vid1in a multi famiiJ swelling is
eensideFod (Hi hoo'S. CemmereiallOtliee is sbargeEI at the 1'llte sf 2S.Q lIDU's Iler
gRltlS aere eflaflll.
The Iatefim Pre ER 125 DIF begiB."1iRg .Jimllafy I, 1995 is $&29 per EOD. The same
EDD mtes EIJ'Jlly te the mtefim Pre SR 125 DIF Il5 fer the TrlIfl8!lElftlHieR DIF.
Area A. the 16.7 acre proiect area. has been built out and no additional row is
reauired. row will be reauired for Area B and C at the time buildinll: pennits are
reauested. See estimated row for Area B and C.
. lawPi. Pre SR 12S DW
LaHti Use Aere5 EDIT's ~ .998/ T....spertatie. SlJ2.lW SRU5 +&tel
Elm ~ EDlI Faetor ~
JRtitlsa=ial -HIS w.. 25IGress $19, 191,759 2S/GFeBS t2,1~2,SQQ S12,M7,2SCl
Aef'e Aef'e
~
TABLE S 3
TRI_'lSPORT AnON & INTERIM PRE 125 DlF FEES
Land Use Ac:real!e TransDortation Fee' Der !!ll!!
Industrial Acre
Industrial 27.36 $86.218 $2.358.924
TABLE 5-7
ESTIMATED TRANSPORTATION DIF FEES FOR AREA B & C
B. Traffic: Signal Fee:
FIrtufe elevel8Jllftl'l'R ell the BastLake Bll5iftess Cooter II pmjeet 'Hi.R be required 16 pay
Trafiie SigHal Fees pur5l1l1flt te ClHtIa ,,-ism CetmeiI. Peliey }!e. 475 Ill. The fee is
ealen I-'aa at $13.00 per vchiele 1ri!l g_tea per aay fer ',"afiew; !aHd _ oategElfies.
BIl5ed UJleR the LlAG I'eJl6ft the fees fer EastLake Bll5iness CeHter II prejeet IIftl
estimatell at '1IS,Sag (8,919 1\DT).
Area A: The 16.7 acre proiect area. has been built out and no additional Traffic Sj""al
Fees are required.
Area B: The AoolicantlDevelooer shall be reauired to enter into an ae:reement with the
city to desilZIl and construct a traffic silmaI at the intersection of Showroom Place and
Fenton Street. In addition. Traffic Sil!llal Fees will be reauired for Area B at the time
buildinl! nermits are issued.
Area C: Traffic Silmal Fees are retluired fur Area C at the issuance ofbuildirn! oennits.
I Table based on Ci\v ofChula Vista Fonn 5509. dated 9t2St2007. Actual fee maY be differenL oJease
verify With lbe CitY of Chula Vista at the time ofbuildin2 oermit
33
EastLake Business Center n
Supplcmenlal PFFP Amendment
Resolution No. 2007-299
Page 228
Land Use A!:g Am: Traffic Simal Feel Total
Industrial B 5.440 $28.55 $155.312
Industrial C 3950 $28.55 $112773
9.390 5268.085
TABLE S-7A
TRAFFIC SINGALFEES FOR AREA B & C
5.3.1. 7. THRESHOLD COMPLIANCE:
Threshold compliance will continue to be monitored through the annual intersection
monitoring program and the Eastern Chula Vista Transportation Phasing Plan updates.
8asel! apeB the BllStla([oi! 8l15iBeSS Center H Tmffie Impaet Analysis Elated Oeleeer 13, 1999,
The Suoolemental PFFP Amendment circulation is based on the Traffic Imoact Analvsis.
EastLake Desil!l'l District bv LL&G. dated Aul!USt 7. 2007 and the Traffic Imoact Analvsis.
EastLake Coroorate Center bv LL&G dated Aul!USt 9. 2007. threshe16 Threshold compliance
is projected to be maintained with implementation of the improvements that were identified
above to have a significant impact and with the oavment of transoortation imoact fees or the
construction of street improvements identified herein.
The EastLake Business Center II oroject s!lall Be was built in four phases. Phase IA will
includeQ construction of entrances to the project from Fenton Street, portions of the Fenton
Street extension and Street "A" Harold Place. and the development of Lots 1 and 6 (orilZinal
TM nwnberstlocated at the northwest and northeast comer of Fen ton and Harold Place. Phase
18 wiH consisted of the completion of the Fenton Street extension and development of Lots 7
through 10 (oril!inal 1M lot nwnbers 7-9 included Area C and lot 10 included a oart of Area
ID. Phase 2A will included the completion of fi:1feet "A" Harold Place and development of the
remaminl! frontal!e lots. CLots 2 through 5). Lots frontinl! on Harold Place have been built out.
Phase 2B construction will include4 the construction of Street "8" Showroom Place and
development of the remaining Lots 11 through 16 (Jots 11-13 included AreaB except for lot 10
and lots 14-16 included Area At
Pfill!les If. ana 18 ,JtII eensist of BJlIlIIOOBmately 12 grass _. "The TFlIfiie f.."IllIysis ifteiea!es
that lIJl to 12 BIlfl!5 Egress aereage iReiHdiBg ptlblie Slleets) of the Jlf6jeet eetild be OOik yAdieut
elleeetiing City Threshe16 ~tlmallllls.
Phase II.. DevelaplBetlt:
PBooe If. will iBellIEIe eenslmetillB ef allE.anees to the projeet hMl Featea ~ Jlofliens
o[~ FE!ftlaa 8tfeet elfte115iaa IlIl.d fi:treet "f.", IIlIt! de...elofllfll!ftt 0[1015 1_ Il.
1..\ Requited IlBp~'emeutsr
1. Install aIJ. -;laY step at tfte Hrtelse.eaan sf Lane }:leRlie BB6 FeBtef1 SWeet prier te
appre;al of the first Gmding Plan.
2 Table based on Cilv ofChula Vista FOnD 5509. dated 9/2512007. Actual fee mav be different. "lease
verifY with the City ofChula Vista at the time ofbuildin2 DCI'I1lit
34
EulLak. Businm CeII10r II
Supplemattal PFFP AmendmaIl
Resolution No. 2007-299
Page 22!J.. CElB!iWet "er City DesigB SlaftEIanIs er g__Jtee 1fte eanstnJetieB, agree Ie eeflStNet
aHa eenstrnet a eaJ de Me, te the satisfaetisn sf 1ft! City Engineer, at the easterly
h..u.Wlus eCBaswell Reaa prier ta .........8\.a! aCthe fust FiDa! MllJl.
3. Pay Tl'IHl5Jlel'tliBeR DIF, iBterim Pt"e 8R 125 DW ana Trame Signal Fee.
Phase 19 Develel'meBt:
Phase IB .;Jill e8f15ist of the eBmpletiSR ef the FeBtea Klfleeteu.tensisa, e8f15tn:1etiea af a
"amaH efSIfeet "B," aBEi dcve1epmeBt afLets 7 thfel:lgR HI.
19 RequiretlltBl'l'OvemeRtln
1. Censlnlet JlIlI' City Design &tlmEIefds er guaBlBlee the eaBSlflletien, agree ta eenstfl!et
aad eelJ5tnlet the mBlHIIB medifieatiBII. at 1he intef"..eetiaR ef F BBteR 8treet1Otay Lakes
R~1lll !'fier Ie aWfElval afthe FiBaI MllJl.
2. Install a fully Iletb'lltea 1ftIftie signal, inelueiiBg imereellflElet ',vii.ng aflti jlI!!l re"e as
E1otCH1":"1ed By 1he City EftgiBeer, at tile inteF.leetieB ef FeBteB Sireet lIBEl Otay Lal<es
Read !'fier te f.flj'.lsvaI ef1he Final MIIp.
3. Pay Tl'IHl5JlsflaBaH DlF, iBterim Pre 8R 125 DW ana Trame SigFIa! Fee.
Ptise 21. Develel'meBtl
Pflase 2/'. '.vill inehIfIe eelBflletieB eH:1reet "A" and ee>.'eleJlffieat efLats 2 tbreugh 4.
21. R-ellllireEI ImpAl'l'emeBBI
1. Csnsl..-uet per City Design StaREIaFes or gwmmtae the eEl!l9lmetien, agpce ta eenstfl!et
aad eeIlSlf\iet euI E1e sees fer Slfeet f. at tile tetmiB\JS at'Street f. aad, prier Ie IIWIlWa!
ef1he FiBaI Map.
2. GuamBtee the iBsIBIlfttien, agree ta iflStall aBEi install all ell site FooteR Slfeet
impreveffiellls, iRekIEIing 1ifIElergfellRe imjll'e\ emeats, tmffie signal staRtlllftls willi
hmtit1aries, as EletenltileEI 'fly the City BBgiBeer, far the inter.leetieB ef Lime /\ voouel
FE!Il.teB Street Hem the w~s1eIly StlBElivisieB bBllflElmy ta Street f. prier te apprevel ef
tile oo.le!ljleBaiBg fiBal HlIIJl.
3. Pay TF6Il5fli..t..haH DIF, IBterim Pre SR 12$ DW ana Trame SigBal Fee.
l>!e E1e>.'BleJlffiE!ll.t (issalIIlee efbWldiBg Pemll.t!B B~'BBElIl eembiBeEI taW at'59 (8uiIEI em) gRlSS
BereS BBee Oi'ympie Parlwmy Hem 1 895 te Hunte PaR<WBY is eelBJlletea lIfte aeeeptee by tll.e
Q!y,
Pllue 29 DenlepmeBt:
Phase 2B B!Ift Be beiIt after OIympie Parltway Ham Pasee RiHlefteI'e ta Wueste Rellll is
eemJl!ete8 er the 8BIflJllelieB ef 1he eBBSlmetiBB ef ER 125. PlJ85e 2B ee!l5tRtetiBII. -NiJl iBebEle
eeHIJl!etiell. ef SIfeet "B" and E1B'\'Blepment at'1he .llfflainiftg Lets wmeb. ineIIIEIes $ aBEi 11
1Mlagll Hi.
2:& Required lmpre.;emeBis:
1. Censtrnet per Citj. Desiga StandaMs SF guanmtee the eefl5HUetie~ agree te eeI15lr1iet
aM eeIlSlf\iet eIII E1e n's fer StRlet B at the t..._~ ef Etfeet B lIBEl, prier ta a.......87a1
ef1he FiBaI Map.
2. Pay TlUIl5pel'tatieR])IF, IBterim Pt"e SR 12$ DWana Tmftie Signal Fee.
35
EastLake Business Center n
Supplemental PFFP Amendment
Resolution No. 2007-299
Page 2ARy ehaBges in the J3hasiBg 'Nilllleeel te Be _.........e ,eEl. by ei!her the City 8agineer ef Direeler ef
Plantii!lg &lid BWIdiBg.
I. Area A: In the near-term with development of Area A. all selZlIlents are calculated to
ooemte at a LOS C or better. The selZlIlent of East1ake Parkway between Fenton Street
and Olav Lakes Road is calculated to opemte at an LOS D.
2. Area B: The Aoolicant/Develooer shall be reauired to enter into an agreement to
desilID.. construct and secure a fullv actuated traffic silmll1 includilll1. interconnect
wirine.. mast arms. sil!Jllll heads and associated eauioment unden1.round improvements.
standards and lwninaries miar to comoletinll develooment of Area B at the intersection
of Showroom Place and Fenton Street or as determined and aoproved by the City
Enllineer. The AoolicantIDevelooer shall bond for the sil1.l1lll improvement miar to the
issuance of the first buildinll oermit for Area B. The bond shall be in an amount eoual
to 200% of the enllineer's estimate for develooment of Area B. If sil!Jllll olans are
submitted mior to the first buildinl1. oennit for Area B with an aooroved encineer's cost
estimate. then the bond may be reduced to as low as I ()()o1o of the estimated cost. The
AlWlicant!DevelOper shall also orovide one shared throul1.hlril1.ht-turn lane and one left-
turn lane on southbound (outbound) Showroom Place. The Aoolicant!Develooer shall
also orovide one left-turn lane and one right-turn lane on northbound Fenton Street with
ril1.ht-turn overlao ohasinl1..
Area B will be used for BC-4 uses instead of soecialty retail. BC-4 uses are industrial
in nature and have less daily trio l1.eneration ootential than soecialty retail uses. which
were analyzed in the traffic study. The Citv EnPineerinl1. Deoartment has determined
that this chanl1.e will not result in any additional daily trio Ileneration.
Prior to the issuance of the first buildinll oermit for Area B the Aoolicant/Develooer
sha!l nav the reauired TOW and Traffic Sil!Illl! Fees.
3. Area C: Prior to the issuance of the first builc!inll oennit for Area C the
Aoolicant!Develooer sha!l nav the reauired amount of TOW as confirmed bv the Citv
of Chula Vista City Er1Pineer to cover its share of the cost of improvements at the
intersection of Olav Lakes RdNons Drivewav. as described in the Proiect's Traffic
hnoact AnalYSis (Sentember 10. 2007),
Fenton Street / Hitachi Place / Harold Place: Prior to occupanCY oennits for Area C. the
Aoolicant!Develqper shall orovide one left-turn lane and one throllllh / ril1.ht tum lane
on all aooroaches. with Two-Wav STOP Control in the North / South direction or as
determined and alJllrDved bv the City Enllineer. Provide additional strioinll and traffic
control on Hitachi Place (Main Drivewav) as shown in the LL&G Traffic Analvsis.
Prior to the issuance of the first buildinl1. oermit for Area C the Aoolicant!Develooer
sha!l nav the reauired TOW and Traffic Sil!Jllll Fees.
36
EastLake Businas Ca1Ier D
Supplemental PFFP Amendment
-'
Resolution No, 2007-299
Page 231
Circulation Plan
Business Center II Supplemental SPA
---j --~--------------------
..... Ad. I
::-
!;
i
J
to-It-
Bus, etr, I SPA
...
" ~
-:
.
c--+- c
,
.
. B
; ~
\,
II
"
..
c~C
"
"
"
f.:
....~
','
~--
A
-,
Ees/Lake Gruens SPA
]A
A
... .
.. ..
.. ...
.
-
&c' ROW c--
...-
~
J "L
::"'a.,
2lI'
72' ROW
I J....-11..1 . I
U ~I
U. _
...- ,
.
-'
-
.k
-}
72'ROW
,
,
~ fASTLAKE-1
A pllllUleel comJllDal1y by ne EatLake Compaa,
A /
A - 84' Industrial Street
with Median
B - 72' Indust. St. with
Thematic Corridor
C - 72' Industrial Street
37
Cin~ Land~
.............-
n-l'l ~
U-II
Exhibit 8
EaslLake Business Center D
Supplcmcmal PFFP Amendment
Resolution No. 2007-299
Page ~.i2. POLICE
5.3.2.1
CITY THRESHOLD STANDARDS:
Police Services are provided by the City of Chula Vista Police Department. The purpose
of the Threshold Standard is to maintain or improve the current level of police services
throughout the City by ensuring that adequate levels of staff, equipment and training are
provided.
A. Emergency Response {Prioritv D: properly equipped and staffed police units shall
respond to 84 ~ percent of "Priority One" emergency calls within seven (7}
minutes and maintain an average response time to all "Priority One" emergency
calls of ~ five minutes and thirty seconds (5.5 minutes) or less (measured
annuallv).
B. Url!ent Resoonse {Prioritv In: DroDerlv eauiDocd and staffed Dolice units shall
respond to ~ 57 percent of "Priority Two Urgent" calls within seven t71 minutes
and maintain an average response time to all "Priority Two" calls of ~ '+
minutes and thirty seconds (7.5 minutes) or less (measured annuallv).
5.3.2.2. EXISTING CONDITIONS:
Police protection for the EastLake II project is provided by the Chula Vista Police
Department (CVPD). The CVPD is headauartered in its new facilitv located at m 315
Fourth Avenue in Chula Vista. Currently, CVPD maintains a staff of +W aDDroximatelv
258 sworn officers and ~ aDDroximatelv 98 civilian/support personnel. The deoartment
is recruitinl! new officers and has aDoroximatelv 15 officers in traininl! either in the field
or in the academv. The EastLake Business Center II project is easHlfwithin police patrol
beat 32, which is served by one patrol car 24 hours per day.
5.3.2.3. ADEQUACY ANALYSIS:
Based upon the Growth Management Oversight Commission -l997 2007 Annual Report
dated ,A.Jlti11998 Aul!USt 2007. both measures for Priority I Calls for Service (CFS) were
met, while arny aRe ef1l1e twe lftell5W'e5 fer Pt'ietity I CFS 'l.'ftSlftet. For Priority I CFS,
the Police Department responded to ~82.3% of the calls within an average of ~ 4.85
minutes. The Prioritv II CFS has not been met for several vears. For Prioritv II CFS. the
deoartment responded to 40010 of the calls within an averal!e of 12.5 minutes. The
GMOC ~ submitted recommendations for continued improvement of the response to
priority II CFS, Included in the recommendations is a call for City Council Sllppert efthe
Peliee Depar.meBt'5 effarts 16 aae~ly staff ElBa fund the eelBpletieB ef a leag rilflge
slfatllgie plan to direct the City Manal!er to have the Police Deoartment OreDare and
imDlement an action Dlan addressinl! the deoartments oerformance in meetinl! the
threshold for Priority II calls, It was further recommended that the Dlan be comoleted in
2008 so that orOlZI"CSS in develoDment and imolementation can be reflected in the
deoartment's next renort to the GMOC.
38
EastLoIce Business Caw:r n
supplcmonlll1 PFFP Amendment
Resolution No. 2007-299
Pa~1.i~4. POLICE FACILITY REQUIREMENTS:
The development of the Business Center II project. as amended. will incrementally increase the
demand fOT police services. The develepRlenl eflke ~eet lias the P61e.;ba1 efimjlaet ef 175
eEjlIivaleRt lhvelling lHlit5 (EDU) .....tiel!. will inercase iRe Jleptilatiell. by -\-,...J;cimately 1128
peIll811.5 (3.QQ7 pmeII.5 per dwelling 1lfIit). f.eeertliftg 16 City sta!lEiaftls, this J'lBpu\aaBft will
lBE!uire lIB additienal 2.11 eftieeP.l (1.38 eftillel'Sll,IlQll eitiDens) phiS IlJ'lIlfel8mately 2.8 SIiflJ'l8f'l
staff 16 R1aintaiB eanaftt levels ef peliee serviee. In additiBfl, ap}3ftlllimately 111.5 ~ feet
of peliee faeilities ....-kl be reljuiFeEI t6 h_ the aEldhi8IUII 2.0 OffiOOfS (122.25 SE}lIiIfe feet per
effj6e~. Since the anoroval of the EastLake Business Center II oroiect in 1999. the CWD has
had a nearly 30% increase in officer staffir1l!.. The denartment is orooerlv eouiooed and staffed
to meet Priority I thresholds. however in orevious years. the number of actual on-dutv staff was
substantially lower than the number of authorized and/or employed oatrol officers: it aooeared
that orioritv II thresholds were not met as a result of the. low actual owutv staffin!! levels. The
Denartment lias recently reached full authorized staffinI! and exoects a full comolement of
trained Datrol officers to be worlcin!! in the field. In addition. the new headauarters facility at
315 Fourth Avenue is exoected to be adeouate throul!h the build-out of eastern Chula Vista.
Althoul!h the overall number of calls fOT service. as well as the number of Prioritv II calls have
not increased durin!! the oast reoortin!! oeriod.. Prioritv II CFS to the deoartrnent's larI!est
l!eol!l1lDhical beat - beat 32 - increased 9"10 since the last reoortin!! oeriod. The deoartment
oroiects that additional staff mav be necessarY for at least one additional beat in the Eastern
oart of the City.
5.3.1.5. DEVELOPMENT PHASING
The EastLake Business Center II parcels are within the Priority I response time that meets
the Threshold Standards.
5.3.1.6. FINANCING POLICE FACILITIES
In January, 1991 the City of Chula Vista City Council adopted Ordinance No. 2320
establishing a Development Impact Fee to pay for various public facilities within the City of
Chula Vista. The fooilities are lBE!lIired 16 SUPJ'lBfl future ElevelepRlBBt withiR the City aftEl the
fee seheEittie has beell. aElBjlteil in aeeeffiaftee ....oith Ge"leI'lIRIeIlt Celie SeetiSfl 66llQQ. The
p10fl8se6 HeW fee is t2,618,OO per equF,'ftIeIlt dwelling 1lfIit. The Public Facilities Develomnent
Impact Fee (pFDIFl is adiusted every October I- pursuant to Ordinance 3050. which was adoDted bv
the City Council on November 7. 2006. The current fee fOT commercial (includilll! office)
development is $25.874/acre and industrial develooment is $8.173/acre. This amount is subiect
to chmu!e as it is amended from time to time. Area A is built out and will not be oblil!ated to
DaV PFDIF fees. Area B and C will DaV PFDIF fees at the time buildin!! oennits are obtained.
At the current fee rate. the estimated oblil!ation for Area B and C at buildout is $41.724.00 (see
Table 5_8)3. .
3 Fee based on Form 5509 dated 9(2.5(2.007. Actual fee mav be different. DI.... verify with the City of
Chula Vista at the time ofbuildinl! nennil.
39
EastLake Business Cent" II
Supp_ta1 PFFP Amendment
Resolution No. 2007-299
Page 2lie pameR sf Yie fee attributaBle te the peliee seMees iR the pfElflesed pregf&ffi is
!:73S,(JWU.
The BastLllke BllSiReSS CMtel'II I'rojeet is \vitfiiR the bellnsaries efthe Publie Faeilities
DW Pragffllll aria, thefElfefe, the JlfEljeet ...AlI be suiljeet te tfie l'lIyftIeHt sf the fee at the
fate iB e:f:feet at the time l":IildiBg pel a~its are iSS\:lea. At the elIffe8.t fee rate, the B85t T Rlre
BlI5illess CeJlter II SlIpJllemeJltal SPA PllIft ebligeasll iii ellilEloot is $319,125.9G
TABLES 4
POLICE FEE FOR BUSINESS CENTER II
Peliee Fee @ PeUe! Fee fer'
DevelepBleRt Phase ElJY's East1 - lie BlI5iBaI
$73SJEDY eellter R
EsstLshe HusiBeBS ~ 531\l,12! ~19,11!
Cell.er II
EDD's hB5eEl 8B 5 s~J.'elli8g Hfli1s J'er gFeas aere miRl::Is Inihlis streets.
Development Acrea2e Police Feel Police Fee for
Area Industrial Acre Area B & C
AreaB&C 27.36 $1.525 $41.724
TABLE 5-8
POLICE FEE
5.3.1.7. THRESHOLD COMPLIANCE AND RECOMMENDA TJONS
The City will continue to monitor police responses to calls for service in both the
Emergency (priority one) and Urgent (priority two) categories and report the results to
the GMOC on an annual basis. IB. adElitisB, the fellawieg requifElmellts shall ee
adElfessed:
Compliance will be has been satisfied with the payment of Public Facilities Fees. The
I'feflSsed project will ee was required to pay public facilities fees for police services
based on eEllli...alellt lIwelliBg 1mits ey Ele"/elsfllfleHt pftll5e at the rate in effect the time
building permits life were issued. Rernaininl! unbuilt lots in Area B and C will nav current
DIF fees at the time buiIdinl! oennits are issued.
Currently, the police department is addressing the threshold standard for deficiency by
flFel'arJlg a ISBg I'llIlge reauestinl! fundinl! for a 5-vear strategic plan lIftd a l'eliee faeil~
RlllSteF l'lllft. The strategic plan will evaluate service levels, staff levels, methods of
development, and any other factors related to service delivery. This will alsa iBelude en
C'lallllltioo of the e!ltablished thresheld, "l..Jtiell may Beee te be adjlistea. The flllblie
faeilify m85ter plan ".~.;11 8atlress t8e pessihility sf re)eeatmg tlie eatTeRt l'eliee faeility te
a maPe eeBt:F&Ileeatief.l.
40
ElIstl.ab: Business Cenla" D
Supplemental PFFP AmaKlmcnt
Resolution No. 2007-299
Pa~l.~ FIRE AND EMERGENCY MEDICAL
5.3.3.1. THRESHOLD STANDARD:
Fire and Emergency Medical Services are provided by the City of Chula Vista Fire
Department (CVFD). Emerllencv Medical Services (EMS) is provided on a contract
basis with American Medical Resoonse (AMR). The City also has county wide mutual
aid agreements with surrounding agencies should the need arise for their assistance. The
purpose of the Threshold Standard and the monitoring of response times is to maintain
and improve the current level of fire protection and emefgeaey meaieal sef'Viees (EMSj
in the City. Fire/EMS facilities are provided for in the 1997 Fire Station Master Plan,
E1ateEl Mareh 23, 1989 as amended. The Master Plan indicates that response time is
primarily determined by the number and location offire stations. The Fire Station Master
Plan evaluates the planning area's fire coverage needs, and recommends IlH eight a nine
f2:Lstation network at buildout to maintain compliance with the threshold standard (see
Table 5-5).
Emergency response: Properly equipped and staffed fire and medical units shall respond
to calls throughout the City within seven (7) minutes in ~ 80 percent (current service to
be verified) of the cases (measured annually).
5.3.3.2. EXISTING CONDITIONS:
Clll'feHtly, tfle City efClIlIIa Vista Fire Dejl...t.-...eet (CVFD) J3rsviaes t'NS fire faeilities 16
serve the BIIiltLak-e area. These ,,",va faeilities are Fire Statisa ~le. 11seateEl at 861 Otay
Lakes Reaa llB6 lfiteAm FHe SmtisD }ls. 6 Iseatea at 97S Lane AVeBue. Fire Statisn ~Ie.
1I'fs-:iaes haelmp ane slippeN 16 lMeftBi 1>Je. 6.
City staff reeently eSHlflletea the 1998 Fifll Statisn Master PlllH UJ3l1ate WIDell is r8j3ofteEl
te atieql:Hltely adEifess future fire neeEls. The 1:IJlElate may ee eSflsiaereEl fer atieJ3tien ey
the City CS1:Ifleil in the Belli" future.
There are currentlv eillht (8) city stations and one (1) fire orotection district station
serving the City of Chula Vista. The existinF: and future stations are listed below:
41
ElIsIl..H Business Center II
Supplemental PFFP Amendment
Resolution No, 2007-299
Page 236
TABLE 5-9
FIRE STATION INVENTORY
CHULA VISTA EXISTING FACILITIES
!alio # I & Fi Preventi B u
tali n #2
la' nll3
S 'on#4+FireT ' in Tow
tali #5 t om
lion
Stion taR h
tati #8 oods Fir tation
COUNTY FIRE PROTECTION DISTRICT
FACILITY'
Bo 'talSu side Fi tecti n Di
LOCATION
447 "F" Street
East" " Stree
]410 ran
OP Ran 0
39 xfl
605 Mi el Rd
640 taV '
1180 W
400nlt d
S tion # to be r nstru
tati
310xflrdS
ED
COST ESTIMATE'
200 000
N blis ed
PLANNED CHULA VISTA FACILITIES
ornER CAPITAL IMPROVEMENTS
Pu lie C mun; ns
Publi Saf< Communica' ns 8
B En'
s
Dis the ter
C" ide
tern "es
612 0
one E ab' hed
o
5.3.3.3. ADEQUACY ANALYSIS:
T..Y6 fife staaens are in elese preximify te the pF6jeet ::lite. Oae, a t~efBI'Y faeility, is
leeated iR the EastLake BU5iRe~s CeBtef, immediately edjlleeat te the pre,jeet site. The
statioo ':.ilI Be releeatea t8 a Bev: j'alRi8fteftt site 85 the City's Fife !4aster Plan. is
implemeated. The !iBalleeatien efthe B~"ll'eHi1tlfieRt site Bas yet 18 he eeteP.miBea. It is
anaeipatea Ylat 1fte site ...-All he iB alese ~Rm:imity t8 E85tl..ake BliSiaess Cefttef. ~\ seeeRs
stalieR is lee&tetl BJlPfEllfimately 5 miRlites eway eR Otey Lakes Reae, SEllHh Elf Bast "II"
Street. This stalieR is flllHHled Ie Be releeeled Ie the R_ehe del Rey eemmunity te tile
\vest efBastLake.
The Blisifless CaRter II Jlftljeet is ..vithiB the enistiRg Fire aHtI EMS Faeility reDpElllSe
tillles that meet tIie ~esilelEl ~taBdarEls.
The CVFD currentlv serves the EastLake Business Center II area. The closest CVFD
stations to the oroiect site are:
. Fire Station #8. the "Woods Fire Station" located at 1180 Woods Drive (this
station would resoond first).
. Fire Station #6. located at 605 Mt. Milruel Road.
· The City of Chula Vista has an Automatic Aid A=ent with Bonita/Sunnvside and the cities of
National Citv. Imnerial B,.Ar.h Coronado and San Dielm.
, Cost Estimates are aDDToximate fil>UTeS and subiect to refinement bv the City of Chula Vista.
42
EastLake Business Ccmcr n
Suppl<l11Cllllll PFFP Amendmart
Resolution No. 2007-299
Pag~ 237 Fire Station #7. located at 1640 Rancho Venetia Road. Otav Ranch VilllU!e 2.
. Fire Station #4. located at Paseo Ranchero. Rancho Del Rev
The Fire/EMS resoonse time threshold was met for calendar vear 2006. This is the
second vear in a row that the CVFD met the threshold even with a substantial increase in
the number of reDorted emenzencv calls. Disoatch time imoroved silmificantlv with full
operation of its disoatch center.
TABLE 5-9A
FIRElEMS - EMERGENCY RESPONSE TIMES SINCE 1994
Years Call Volume % of All Call ResDoDse
Within 7:00 MiDutes
CY 2006 10390 85.2%
CY 2005 9.907 81.6%
FY 2003-04 8.420 72.9%
FY 2002-03 8088 75.5%
FY 2001-02 7.626 69.7%
FY 2000-0 I IJ28 80.8%
FY 1999-00 6654 79.7%
CY 1999 6344 77.2%
CY 1998 4..1 19 81.9"10
CY 1997 6.275 82.4%
CY 1996 6.1 03 79.4%
CY 1995 5.885 80.0%
CY 1994 5,701 81.7%
Source. GMOC 2007 Annual Renort
5.3.3.4. FIRE & EMS F ACIUTY REQUIREMENTS:
f.nRelI:!ltian af Business Cemer II iRte ElIStLaI,e II ana its saesequem ae'leleJlHleftt wellia
Bet ehaage the Bees fef fiFe sendee in tke area as pfevie\:lsly &ftaly~eEl iB the BastLake
IIIIOl)'ftlflie TflliaiBg Cerner EIR ECity af Cffitia Vista 19911). The Chula Vista Fire
Department currently meets the standard threshold for fire protection for the EastLake II
area. The station nearest to the EastLake Business Center II project is Fire Station #8.
This station is within the EastLake Woods neighborhood aooroximatelv less than a mile
from the oroiect area. lBtefim Fife SmaeH }le. 6, laeatea at 973 LIlBe Avefttle in
Btisiaess Cellter 1, weHla 'Be the Jlfimary stat:iaH ta serve Btismess Cemer H. In the lE1Bg
refill, Fife Sma en }la. 6 will 'Be releeatea ie East "J.{" Street ElBa Sll!l Migliel RaaEi ana
Fire StatieR }la. g '.,ill be eenstruetea fer the Salt Creek Raneh -:.hell EastLake Tfllils is
full)' aeyelaJlca.
43
EastLoke Businas Cad<r II
Supplemcntll PFFP _I
Resolution No. 2007-299
Page ~?1.3.6. FINANCING FIRE & EMS FACILITIES:
In January 1991, the Chula Vista City Council adopted Ordinance No. 2320 establishing
a Development Impact Fee to pay for nine categories of public facilities within the City
of Chula Vista. The facilities are required to support future development within the City
and the fee schedule has been adopted in accordance with Government Code Section
66000. "The fees "-,;ere HJlsllteEl BY asepBe8 ef OfEliflllflee }le. 2551 e8 AJlriI 27, 1993.
The pfElpeseEl 86';; fee is $2,61 g J9er eEjwvalelit E1welliBg llflit. The Public Facilities
Develonment Imoact Fee CPFDIF) is adiusted everv October Is1 oursuant to Ordinance
3050. which was adooted by the City Council on November 7. 2006. The current fee for
commercial (includinl! office) deyelooment is $25.1 81/acre and industrial deyelooment is
$8.173/acre. This amount is subiect to chanl!e as it is amended from time to time. Area
A is built out and will not be oblil!ated to nay PFDIF fees. Area B and C will nav PFDIF
fees at the time buildinl! permits are obtained. At the current fee rate. the estimated
oblil!ation for Area Band Cat buildout is $16.470.00 (see Table 5-10)6.
The peltieR efthe pfElpeses fee attRbl!tlll:lle fer Fire MS EMS is $2lB/EDU
Dew,elepIBeRt Fife Fee @ Fife & EMS Fee
EDU's $293/BDU Per Fer BusiBess
Phase CeRter II
Business Center II ~ $96, 125 $96,125
TABLE 6 6
FIRtilEMS FEE FeR BIlSINESS CENTER n
FDlJ's eBBes 8B ! d'.veUing lIBits per gress BeFe minus puelie stFeet6.
DeveloDment Area Acreal!e Fire & EMS Feel Police Fee for
Industrial Acre AreaB&C
AreaB&C 27.36 $602 $16.470
TABLES-IO
FIRE & EMS FEE FOR BUSINESS CENTER II Area B & C
By prior agreement, the EastLake Development Company established a credit in the
amount of $616,153.00 by establishing the temporary fire station io the EastLake
Busioess Center. In recognition of the cost of this facility, the City has been providing
credits towards the payment of the fire component of the Public Facilities DIF amount.
.\s ef Septemeer 39, 1999, the remaiBiftg _E1it balBBee 'NlI5 $335,5&1.79 (per Bell
BeefttiIIl, City ef Cffillll Vista). It is iBteHseEI that the are eelBpBBeHt ef the PFDIF
ealetilated iB taBle 5 5 aeol';e ,;;ill furlter retktee this eFeait 'ealmee, if &ftY.
The Jlftljeet -:1i1J be SHbjeet te the J'lBYftItlftt ef the fee at the fllte iB. eWeet at the time
pemHts &Fe is5tieEl. .4A die etift'eBt fee f8.te, the E8:Stlake BusiBess CeIlter II eldigaBsB at
bwldeut is $96,125.
· Fee based on FOIlll 5509 dated 9/2Sn.007. Actual fee mav be different. nlease verify with the City of
Chula Vista at the time ofbuildin2 nennit.
44
EastLakc Business Cemor n
Supplemental PFFP Amondmcal
Resolution No. 2007-299
PagS3~.7. THRESHOLD COMPUANCE ACCOMMODATION:
The City will continue to monitor fire department responses to emergency fire and
medical calls and report the results to the GMOC on an annual basis. Remaininl!: unbuilt
lots in Area B and C will DaV current DIF fees or apolv available credits at the time building
pennits are issued. lR &ElEiiHeB, the falle..viag reqliiremeBts shall be adEireGseEi. The
BllsiRess CeRlier II ".vill "be eElBeliti_Ei t8 PB)' Jlli"blie faeilities fees at the Rite iB effect at
the tilBe i'nlileliRg pefIIlits lIf'e iSSlleEi. The!le fire eaBelitiaftS are alsa EieGeri"bee in the
Piilllie Faeilities FiBeneiag PlllIls (PFFP) far the Ba9tLake II 8P f., ';;hieD eeseribes p\;!"blie
faeilities fees fer fire anti eRlergeBsy meaieal sen'iees eases 6ft eijl:1:h.aleat d'.velliBg \mits
by Eie'lelapmeBt pDlISe. IBellisiaB afthe J'lf6jeet ift the PFFP wallie allew acceptable fire
p:reteetien. respense times ia the area atel:lilas1::It.
5.3.4. SCHOOLS
The proposed project will not generate an increase in dwelling units or population in the
project area. Therefore, the Prim: annexation of the business park into EastLake II. the
conversion of 16.7 acres of industrial land to commercial use for Area A. the chanl!e in
land use district desil!nation for Area B and C. and the proposed five stOry hotel and four
stOry office buildinl! on Area C will not result in a need for new or altered school facilities
or services.
5.3.5. LmRARIES:
The proposed project will not generate an increase in dwelling units or population in the
project area Therefore, the annexation of the business park into EastLake II and the
conversion of 16.7 acres of industrial land to commercial use for Area A. the chanl!e in
land use district desil!nation for Area B and C. and the proposed five story hotel and four
stOry office buildinl! on Area C will not result in a need for Library services.
5.3.6. PARKS AND RECtmATlON:
The proposed project will not generate an increase in dwelling units or population in the
project area Therefore, the annexation of the business park into EastLake II and the
conversion of 16.7 acres of industrial land to commercial use for Area A. the chanl!e in
land use district desil!nation for Area B and C. and the oroPOsed five story hotel and four
stOry office buildinl! on Area C will not result in a need for new parks or park services.
45
EastLaJc. Business Cmlc:r n
Supplemental PFFP Amendment
Resolution No. 2007-299
Page 240
5.3.7 WATER
5.3.7.1 CITVTHRESHOLD STANDARDS:
A. Potable Water:
Objectives and thresholds for water quality and availability have been determined by the
City of Chula Vista. To ensure that water quality standards are not decreased during
development and that adequate storage and construction of facilities occurs concurrently
with growth, the City of Chula Vista requires a service availability letter from the water
district for each project. A 12- to 18-month development forecast from the City and the
County Water Authority (CWA) to the Otay Water District (OWO), requesting
information on water availability, current capacity, storage capacity, and quality is also
required. The Growth Management Oversight Committee (GMOC) reviews impacts to
water availability and quality on an annual basis, after reviewing the water district's
response letters. The GMOC then presents its reports to the City Council ofChula Vista
with its determination.
B. Recycled Water:
Currently, the City of Chula Vista does not have threshold standards for Recycled water
quality and availability.
5.3.7.2. EXISTING CONDITIONS:
A. Potable Water:
The approximate 104.7 gross acre (74.8 net acres) EastLake Business Center II is located
within the OWO Central Service Area and is incorporated in Improvement District (1.D.)
27. Pursuant to the Triad Agreement, that was entered into between the EastLake
Company and OWO on May 31, 1989, all parcels within the EastLake Business Center II
are required to annex into OWO's Improvement District (I.D.) 22 prior to approval of
plans or water service being available.
The Triad Agreement established a capacity fee per EDU for the majority of the EastLake
development that is intended to fund construction of regional storage facilities. As shown
in Table 5-6 11, the Triad Agreement includes 9,355 EDU's for the EastLake
development. Of this amount, EastLake has constructed 2,731 EDU's in the Greens
subdivision and is currently developing 1,481 planned EDU's in the Trails subdivision.
Additionally, EastLake has relinquished 1,450 EDU's back to OWO. Per the agreement,
all of the planned Business Center II, totaling 648 EDU's, will be counted against the
total EastLake EDU allocation in the Triad Agreement and will be required to pay
capacity fees as specified in the agreement.
46
EastLakc Business Ccntor II
S_\cmaltal PFFP Amendmen'
-.-..--
,.
Resolution No. 2007-299
Page 241 TABLE S-4t 11
EASTLAKE TRIAD AGREEMENT EDU BALANCE
Existing and Business Total
Approved Center II" Relinquished" Subtotal Allocation Remaining
Develonment
4,212 648 1,450 6,310 9,355 3,045
.
EDU's based on conversion factor for commercial development equal to 6 EDU's per gross acre
as given in the Triad Agreement
Per July 2, 1996 letter from EastLake Development Company to Otay Water District
..
Potable water is provided to the Central Service Area by the San Diego County Water
Authority via the Second San Diego Aqueduct. Water is delivered at Aqueduct
cormections No. 10 and No. 12 (former cormections No.4 and No.9) and is conveyed by
gravity to OWD's emergency/operating reservoirs at a grade of 624 feet. Water is then
pumped from the 624 Zone to the 711 and 980 Zones.
The Central Area Pump Station located at the Patzig 624 Reservoir site, pumps water to
the 711 distribution system and storage reservoirs. The 980 Zone is supplied by the
EastLake Pump Station, which lifts water from the 711 Zone distribution system to the
980 Zone distribution system and storage reservoirs.
There are two existing reservoirs in the 980 Zone system, designated as the 980-1 and
980-2 Reservoirs. The reservoirs are located within the Otay Water District Use Area
situated north of the Rolling Hills Ranch development. The reservoirs have a capacity of
five million gallons (MG) each for a total of 10 MG.
Potable water Sail be is delivered to the EastLake Business Center I1 through existing
transmission mains in Lane Avenue and Otay Lakes Road. The prspsseEl on-site
distribution system wiH connect~ to the 20-inch 980 Zone main in Otay Lakes Road and
the 16-inch main in Fenton Street. Connections to both existing transmission mains eIIIl
be made lIS paFt sf Phase 1/. EIe'lele}lmeftt, pre';iEliftg provides redundant sources of
supply to the project.
B. Recycled Water:
Recycled water supply is currently available to the EastLake area from the 1.3 million
gallon per day (mgd) capacity Ralph W. Chapman Water Recycling Facility located near
the intersection of Singer Lane and Highway 94. Recycled water is delivered to storage
ponds located in OWO Use Area situated north of Proctor Valley Road. The ponds
operate with a high water level of approximately 950 feet. The EastLake Business Center
II wiH receive~ recycled water from the existing 20-inch 950 Zone transmission main in
Otay Lakes Road.
Supplemental recycled water supply 'nill be iLavailable from the City of San Diego's
plfllU\eEl 7 is mgd capacity South Bay Water Reclamation Plant, which has lIIi IIfttidflateEl
e8ffi}lletieB Elate efyeM 2QQl. was comoleted in 2002. The plant .....il! be is located in the
Tijuana River Valley near the Mexican border. Construction of the suoolv-link oroiect
oioeline bel!an in October 2005 and was completed in the SoriDlr of 2007. Deliveries to
47
EastLako Business Center n
Supplemental PFFP Amendment
Resolution No. 2007-299
Page 2(l)Wo will be pumped up 16 tae pI_eEl throul!h the sutltllv-link pipeline to the 680 Zone
Recycled Reservoir tEHle located in EastLake Greens. . own will. RIFle has the option of
pumping recycled water from the 680 Zone reservoir to supply 950 Zone demands.
5.3.7.4
WATER FACILITY REQUIREMENTS
A. Potable Water:
Water demands for the EastLake Business Center II were projected using Wlit water demand
factors in the EifBft Sub-Area Master Plan (Iflaft SAMP) for the EastLake Business Center IT
project by John Powell & Associates, August 1999. An Otay Water District approved SAMP
'Nill he ill required prior to processing water improvement plans. Water demands for the
development were projected using Wlit water demand factors from own's Water Resources
Master Plan (Master Plan).
Pre]'leseElland Land use within the Business Center IT '.vill he el[eIti5i..'ely is oredominately
industrial with some limited commercial designations. The Jl61aBIe YJBter 8em!lllEl is
SUIllIlllIriz,eEl in tile fellewiBg table (fa&le S 7).
TABLE S 7!!
EDU's FeR WATER USAGE
1- I:;:: I ::: I
Bqah'sleBt P'::elliBg lJaits (EDU's) BB:gea 8ft eeJl.efSisR fae1:er sf' BDU's per gress aM 85 speeifiea in
Triad AgpeelBeftt
EDU's
64&G
Table 5-8 12 presents the unit water demand factors and projected average annual day (AAD)
water demands for the 1999 SuoolementaI PFFP development. Table 5-13 nresents the
redUced unit water demand factors (from OMWD) and reduced proiected AAD water demands
for the 2007 PFFP Amendment
Land Use Gross Area (acre) Unit Demand (gdp/ac) AAD Demand (gdp)
Industrial 104.7 1,250 135,000
TABLE 5-3-12
1999 SUPPLEMENTAL PFFP
AVERAGE ANNUAL DAY W ATERDEMAND PROJECTION
Land Use Gross Area (acre) Unit Demand (2dn/ac) AAD Demand (2dn)
Industrial 84.0 893 75.012
Commercial 16.7 1.785 29.810
Total 104.7 ---- 104.810
TABLE 5-13
2007 SUPPLEMENTAL PFFP AMENDMENT
AVERAGE ANNUAL DAY WATER DEMAND PROJECTION
48
EastLIkc Busu- Center n
suppl_ PFFP AmcndmcDt
Resolution No. 2007-299
Pag~tie 5-9 14 provides the peaking factor used and the projected MD demand for the 1999
development.
TABLE 5-914
1999 SUPPLEMENTALPFFP
MAXIMUM DAY WATER DEMAND PROJECTION
Business Center II Ultimate Zone
AAD Demand AAD Demand*
d d
135,000 9,780,000
1.8
Business Center II
MD Demand (gdp)
243,000
MD Peaking
Factor**
Entire ultimate 980 Zone demand from Table 4.4 of the J 995 Otay Water District (OWD) Master Plan
.. Based on ultimate Zooe AAD demand
.
The own has indicated that they have adeouate potable water service and lonl.!-tenn
water storalre to accommodate the proposed amendment to the PFFP (see Aonendix B -
letter to Ben Guerreo. City of Chula Vista. from David Charles. Otav Water District.
dated Mav 14. 2007).
Fire Flow Requirements
Fire flow requirements for the Business Center II were based on requirements used for
similar commerciaVindustrial development within OWD's Central Service Area as given
in recent SAMPs in 1999. Table 5-141.2 gives the ftre flow requirements that was used
in the Draft SAMP for the EastLake Business Center II.
Land Use Fire Flow (gpm) Duration (houn) Residual Pressure
(usi)
Industrial 3,500 3 20
TABLE5-W IS
1999 SUPPLEMENTAL PFFP
FiRE FLow CRITERIA
The own has indicated that thev have adeauate ftre flow to accommodate the proposed
amendment to the PFFP (see Aooendix C - letter to Ben Guerreo. City of Chula Vista.,
from Olav Water District Enl.!ineerinl!. dated June 14.2007),
Table 54+ 16 projects the short-term storage requirements for the 980 Zone by adding
storage requirements for Rolling Hills Ranch, EastLake Trails, and the EastLake
49
EastUke Business Center n
Supp_tal PFFP Amendment
Resolution No. 2007-299
Page 244
Develo ment
Existing (1)
RoIling HiJls Ranch (2)
EastLake Trails (3)
EastLake Business Center II
TOTAL
Existing Storage
Stora e Deficienc
1) Per 1995 OWD Water Master Plan
2) Sub-Area Master Plan of Potable and Recycled Water fur Salt Creek Ranch, Wilson Engineering. April 1997
3) Sub-Area Water Master Plan for EastLake Trails, John Powell & Associates, September 1998
Table S-H-16
1999 SUPPLEMENTAL PFFP
CENTRAL SERVICE AREA 980 ZoNE
SHORT TERM OPERATIONAL STORAGE BALANCE
Re uired Stora e G
5.58
2.87
1.11
0.32
9.88
10.0
None
Recommended On-Site Distribution System
The fee_eHaee existinl! on-site distribution system is shown in Exhibit '+ 2. Pipeline
sizes were based on hydraulic calculations at the connections to the on-site system. The
proposed system design would yield a minimum on-site residual pressure of
approximately 65 psi.
Analysis of Proposed Facilities
The necessary area-wide water improvements (i.e., transmission mains, pump stations,
reservoirs, etc.) to serve the Business Center II project have been physically constructed
or financially committed. Sufficient water capacity and infrastructure exist to serve the
Business Center II project.
B. Recycled Water:
Within the EastLake Business Center II, recycled water will be used to irrigate a
landscaped areas, including lawns, planted borders, and road slopes and medians. Based
on unit demand factors given in the Master Plan, average annual day recycled water
demands were computed for the ]999 project, which are presented in Table 5~ ]7.
Table 5-18 Oresenls the reduced unit recvcled water demand factors (from OMWD) and
reduced oroiected AAD recYCled water demands for the 2007 PFFP Amendment.
TABLES-n17
1999 SUPPLEMENTAL PFFP
PROJECTED RECYCLED WATER DEMANDS
Percent Irrigated Unit AAD
Land Use Area (ae) Demand Demand
Irrigated Area (ae) (2dD/ac) (2dD)
Industrial 104.7 10 10.8 2,230 24,084
50
E8stLaIce Business Center n
Supplcmenlal PFFP Amcndmonl
_. .--.J
Resolution No. 2007-299
Page 245
Percent Irrie:ated !I!!!! AAD
Land Use Area (ae) Demand Demand
Irrie:ated Area (ae) ("dn/ac\ (e:dn)
Industrial 84.0 ~ 4.2 2.155 9.051
Commercial 16.7 10 1.7 2.155 3.664
Total 104.7 5.9 12.715
TABLES-IS
2007 SUPPLEMENTAL PFFP AMENDMENT
PROJECTED RECYCLED WATER DEMANDS
Maximwn day and peak hour (PH) recycled water demands were computed using peaking
factors given in the Master PIan. Peak demands are summarized in Table 5-B 19.
ADD Demand
d
24,084
TABLE 5-H 19
1999 SUPPLEMENTAL PFFP
PROJECTED PEAK RECYCLED WATER DEMANDS
MD Demand MD Demand PH Demand
Peak Factor d Peak Factor
2.6 62,618 7.8
PH Demand
d
130
5.3.7.5. FACIUTYPHASING:
A. Potable Water:
The project will ae was constructed b\IHt in four phases. Phase lA will includeg
construction of the entrances to the project from Fenton Street, portions of the Fenton
Street extension and Street "A" Harold Place. and the development of Lots I and 6
(located at the northwest and northeast comers of Fenton and Harold Place). Phase IB
will consisted of the completion of the Fenton Street extension and the development of
Lots 7 through 10 (included Area C and a portion of Area B). Phase 2A will included the
completion of Stfeet "f." Harold Place and the development of Lots 2 through 4 (lots
fronting on Harold Place are built out). Phase 2B construction will included the
completion of gtreet "B" Showroom Place and the development of Lot 5 (fronts on
Harold Place). II through 16 (Area A and B fronting on Showroom Place).
Supply of potable water to the EastLake Business Center II wiH ae iLfumished from
District reservoirs and pwnp stations and conveyed to the site by gravity through existing
District transmission mains. Based eft pllHlBed gmllBll ele'lIltief15 '.vithiB the Bll5mess
Ceftter, service Service to the site v;ill ae iLProvided from the existing 980 Pressure
Zone.
B. Recycled Water:
The development of the EastLake Business Center 11 is lIflsefinea at this time site
improvements has been completed. Please see discussion of Phasing under Potable
Water above.
51
EastLake Business Calla' n
Supplemental PFFP Amendment
Resolution No. 2007-299
Page 2~~. 7.6. FINANCING WATER F ACIUTIES:
A. Potable Water:
There are two methods of financing and construction of potable water facilities for the
EastLake Business Center II. These methods are as follows:
I. Capacity Fees: OWD's Capital Improvement Program (CIP) provides for the design
and construction of facilities by OWD. Through this program, OWD collects an
appropriate share of the cost from Developers via the collection of capacity fees from
water meter purchases. The capacity fees are collected upon the sale of water meters
after building permit issuance according to OWD's fee schedule in effect at the time
of sale.
CIP projects typically include supply facilities, pumping facilities, operational
storage, terminal storage, transmission mains. Specific CIP projects, if required, are
identified in OWO's approved SAMP.
2. Exaction: The Developer designs and constructs facilities that serve their
development only. Upon completion, the facilities are dedicated to OWD.
According to OWD's policy No. 26, OWD will provide reimbursement for
construction and design costs associated with development of these improvements.
B. Recycled Water:
OWD will useg the capacity fees and exaction methods for the financing and construction
of CIP Recycled water facilities for The EastLake Business Center II.
5.3.7.7. THRESHOLD COMPLIANCE:
A. Potable Water:
The Otay Water District's Water Resource Master Plan and the SAMP identify water facilities
to be constructed that will provide the necessary water service to meet OWO criteria The
facilities identified in the aforementioned plans life reEj\Ii.red te he were constructed as a part of
the Drior development of the EastLake Business Center II project.
The Developer shall request and deliver to the City a service availability letter from the Otay
Water District prior to each final map.
Provide water improvements according to a district approved Sub-Area Water Master Plan for
the EastLake Business Center II project.
B. Recycled Water:
Provide Recycled water improvements according to a district approved Sub-Area Water Master
Plan for The EastLake Business Center II project. Recycled water requirements for the project
will be coordinated by the OWD and the City of Chula Vista. The phased construction of
recycled water facilities, based on the approved SAMP, will be incorporated into the conditions
of approval for a future subdivision map. These conditions will assure the timely provision of
required facilities.
52
EastLake Busi.... Cen.... n
Supplemental PFFP Amendmcllt
,.
~
Resolution No. 2007-299
Page 247
1:1 ,7~
". 'i . I! J~'- ,
i1 ~A.
'1 \.: if
"
.s ~.;
J~ ! ,... ,
. Jj ~i't;\, . . .:
$
No SCALE
LEGEND .
_ _ - EXISTING 980 ZDNE
PHASE 1
PHASE 2
PHASE 3
"-r ,,',
,:;,:~,.;'_!J~;~.:";;~'~;;" ..<:::::,j/.,---, f:.: . :.
,\.1 ~ \ \ .#.~). ..,.... '. .f " . "
.'.:?:'.?f>~~>".;~ {~?';;~~j.~:.~.:: .:./:j~(.";'::-;;
.~"~ ,~,~~~~,~1j. .~' ~:.~.." \_,"1' _ j
~~~"!'_ .~..~'~:.~ ~,:~~,.,j.:~~~.~~'~';:'f~:~~' ..~. :~:::'}~"'.~?;~,;~'::.~. 5,_ I. "~k. ~ ~
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EASTLAKE BUSINESS CENTER II
SUEl-AREA WATER MASTER PLAN
POTABLE WATER SYSTEM
Exhibit 9
POIIELL
P:\131\O:lOIDt8wIng&\131lXlOPOT.cdr Auguol6. 11199
53
EastLako Business Cada' n
Suppl_ PFFP AmeDdmmt
Resolution No. 2007-299
Page 248
W
NO SCI\l.E
LEGEND .
- - - EXISTING eo ZONE
PROPOSED ON-SITE
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CONNEC11ON
EASTLAKE BUSINESS CENTER II
SUB-AREA WATER MASTER PLAN
RECYCLED WATER SYSTEM
Exhibit 10
NOTE:
PHASING OF PIPElINES WILL COINC1OE
WITH PHASING OF POTAIIlE WATER
PIPELINES AS SHOWN ON FIGURE 3.2.
POIIELL
P:\1311D3Cl1Draw1ng113103llRW.cdr Auguat e, I.
54
EostLab B1IIiDeu Cam n
Suppl<:moml1 PFFP ,lm_,,-
Resolution No. 2007-299
Pagg3:tr. SEWER
5.3.8.1. CITY THRESHOLD STANDARDS:
Sewage flows and volumes shall not exceed City Engineering Standards as set forth in
the Subdivision Manual, adopted by City Council Resolution, as amended. The City
annually provides the San Diego Metropolitan Sewer Authority ("Authority") with a 12-
18 month development forecast and requests confirmation that the projection is within the
City's purchased capacity rights and an evaluation of their ability to accommodate the
forecast and continuing growth, or the City Engineering Department staff gathers the
necessary data.
The information provided to the GMOC includes the following:
. Amount of current capacity now used or committed.
. Ability of affected facilities to absorb forecast growth.
. Evaluation of funding and site availability for projected new facilities.
. Other relevant information.
. The gftlvr.h fareeast Ma .-\1:1tfterity respel15e letters shall he pre"'/ielea te the G~fOC
fur iBelu.si8B in its r:e"';iew.
5.3.8.2. EXISTING CONDITIONS:
The EastLake Business Center II project is designated and planned for Research &
Limited Manufacturing uses. This Suoolemental PFFP Amendment addresses the
removal of 16.7 acres of Research & Limited Manufacturinll and convertinll it into
Commercial Retail. If aooroved. approximatelv 84.0 acres of Research & Limited
Manufacturinl! will remain. The project site consists of approximately 104.-7 ~ss
acres. which includes aDDroximatelv 4.1 acres of streets. with the pads having a net
acreage of approximately 74.8 acres. Sewer service is the responsibility of the City of
Chula Vista for the project. The City of San Diel!o Metro provides sewer treatment
services for the City of Chula Vista and 14 other Darticioatinl!: al!encies in accordance
with the terms ora multi-allencv alll'eement (Metro Ae:reement). The City ofChula Vista
holds capacity rights of 19.843 mgd in the San Diego Metropolitan Sewerage System
(Metro). The City's current average wastewater flow into the Metro system is H-:S9
aDDroxirnatelv 18.723 mgd (preliminary Sev,'er Repoft for Salt Creek BY Dudek &
f.ssaeiates, September 1999) (GMOC 2007 Annual Report. bv the City of Chula Vista
dated Aul!Ust 2007). Cftula Viste. has lIjI!'f6lfimately 7.23 RIgEl remaiBing ll'\'llilable
eaJlaeity in the Metre Se'Ne!'. The Metro system currentlv has adeauate seweral!e
treatment caoacity to serve the rellion until atlDfOximatelv 2025 when new treatment
facilities are exoected to become operational. The City of Chula Vista. however. mav
reach its contractual caoacity limits sooner than 2025. The Metro system treats its
sewage at the Point Lorna Sewage Treatment Plant.
The EastLake Business Center II project is located mostly within the Telegraph Canyon
Gravity Sewer Basin and partially within the Salt Creek Sewer Basin. The City of Chula
Vista requires that the sewer system be designed such that no diversion occurs. However,
55
EastUke Business CcnIOr n
Supplcmcntall'FFP AmencIntart
Reso]ution No. 2007-299
Page;1~ City Engineer may approve permanent diversion of certain lots provided specific
conditions are met (see Section 5.3.8.3.E.)
Most of the pF6flesea development, lots I through 12 (approximately 81.5 gross acres),
eIIfl drain~ by gravity into the Telegraph Canyon Trunk Sewer located in Otay Lakes
Road. This portion of the project lllIR Be is served by the existing IS-inch gravity trunk
sewer in Otay Lakes Road that extends to a point east of Lane Avenue. A 12-inch gravity
sewer line has been installed in Lane Avenue that connects into the sewer line in Otay
Lakes Road. The 14-inch force mains from the Otay Lakes Road Sewer Lift Station
discharge into the Telegraph Canyon Trunk Sewer east of Lane Avenue. Exhibit 9
provides a map showing the locations of existing facilities.
A portion of the development, lots 13-16 (approximately 26.5 gross acres) on the easterly
side of the project, lies within the Salt Creek Sewer Basin. This pemel!. ef the
ae'l-elepfftellt ....ill Be Feftllirea to e6ftslfUet a gpavity sewer liM te the gait Creek
Intel-septer. As 81!. a1temative, lets 13 Hi of the However. the site imnrovements for this
area have been constructed and has been se':elel'fft8flt may connected to the Telegraph
Canyon Trunk Sewer if the E1e'NBstreBlB ifftJlaet lllIR Be B881B'lltely eyallllltes ana
mitigatetl.
5.3.8.3, FACILITY REQUIREMENTS:
Wilson Engineering completed an Overview of Sewer Service for the EastLake Business
Center II project dated October 5, 1999. The facility requirements are were based upon
the findings of the aforementioned Wilson Engineering report and the City of Chula Vista
Engineering Department
Lots ] through ~ 1Q...of the EastLake Business Center II project eBB Be are served by
gravity sewer lines that will collect flow and convey it westerly in Fenton Street to the
existing 12,inch gravity sewer line in Lane A venue. All prel'esea 8-inch on-site gravity
sewer lines are adequate prevised they life and constructed to minimum City of Chula
Vista standards. Exhibit 9 provides the reeeHlHleaaes an illustration of the on-site sewer
facilities.
f.ltllllugh s8'....age flows ffem lets 13 tbfetlt;R Hi eeula Be eew/eyes to the TelegpapR
C~.eft TP1H1lt 8er,,".w BY gm";ity, tBe City sees aet allevl the tHVefl9ieB sf :f1e~;J9 Hem efle
se7:er boom. te 8fletker. 8e-J."er serviee te tkese lets ".\ill he ,re"Adea et1:fter ey
eSnsL"1:leBBg a gravity se7Jer line that aIIS1VS tiHs ae~le]eJHBeBt 16 ]:,e selVed ~y the Salt
C_k 1m-ereeptef il!. the future 61 BY eellBeetil!.g to the Telegpaph CllftYOB gH'.>ity
eelleetiol!. system. 1ft the later ease the D8'ielel'er will Be reftlliFea to evaluate the impaet5
that this ael'/elepmeet has 8ft the ae-;m-sa-eam reaeftes sf the Telegmph CanyeR
InlereBflter.
All sewage discharged into the Telegraph Canyon Trunk Sewer shall meet the standards
established by the Metropolitan Wastewater Department of the City of San Diego. All
industrial establishments are required to obtain an Industrial User Discharge Permit or
56
EastLIIb: Business Ccntr:r n
suppJementol PFFl' Amendment
~---- .-- -- ---- - -
.'
Resolution No. 2007-299
Pag~Jer from the Industrial Wastewater Control Program of the City of San Diego. The
sewer service charges for this development will be assessed based on the quantity and
quality of emuent that will be generated from the site.
A. Design Criteria and Sewage Flow Projections
The design criteria used for the Telegraph Canyon Gravity Sewer Basin is from the City
of Chula Vista Subdivision Manual.
B. Sewage Generation
The sewage generation factors used to project average day sewage flows from the
EastLake Business Center II is 2,500 gallons per day per acre.
C. Gravity Sewers
All gravity sewers within the project shall be designed to convey peak wet weather flow.
For new pipes with a diameter of 12 inches and smaller, the sewers shall be designed to
convey this flow when flowing half full. For new pipes with a diameter larger than 12
inches. the sewers shall be designed to convey peak wet weather flow when flowing three
fourths full by depth.
D. Projected Sewer Flows
Based on the sewage generation factor presented previously and 74.8 net acres of
proposed industrial development on the approximate 104.1 ~acre site, the projected
average sewage flow for the EastLake Business Center II is ~ .231 mgd and Re the
projected peak wet weather flow is ~ .461 mgd7.
E. Diversi8B 81 Se"'.ver FI&W5
If the Deyelejler Jlfepeses te diveR flews Hem the Salt Creek Sewer BasiR te the
Telegmph CanyeR Ell'l:er BasiR ill the de'/elejlHl6Rt ef Lets 12 Ill, the Develejler shall
eeB6liet a sll'....er sm8y. This stud)' shall Be suemitted te anti aflJlfEl'led BY the City
ERgiHeer prier te the deyel6pmellt ee these lets. The stlidy ffiUst d6IB6R~l>,ite te the
satisfaetioR ae the City EBgiBeer, that there is adeqll8te ellJlaeity ill the Telegmph ConyeR
G1'll'iity Sewer LiRe. Shauld the stlidy det~",lkiae, that additienel1iJlgFlldes life Heeded Ie
mitigate flew gefte1'llted jffim Lets 12 Ill, the De'ieleper shall pay fer alllijlgmEle eests
BeyeRd these eests already id6f1tified iR the "Telegt'8jlfl ~'eR Sewer 8taEly BY WilIElaB
Asseeiates, Elated 1992." The DeveleJler shall pay its fair share ee the 8JlpreJlfiate
De'ieleJlmeB-t lmpllet Fee(s), as detefllliBed BY the City EBgmeer.
1
Proiected sewera2e flows from the Sewer Caoacitv Study for EastLake Desi!!ll District by K&S
EIU!ineerin2 dated July 27. 2007.
57
EaslLak. Business Center II
Supplemental PFFP Amc:ndmeJJt
Resolution No. 2007-299
Page 25;3.8.4. F ACIUTY PHASING
Phases lA, IB, 2A and 2B Left! III 12 ef Phase 28 eBB be !!3Lsewered te throu2h the
Telegraph Canyon Gravity Trunk Sewer. Lets 13 Hi sf PRase 2B III'e witIHB the Salt
Creek Sewer 8asili. The sewer system. sftall be aesigfleEl sueh that Be EIi'.'ersieB is
alle'.veEI.
8e..,_ aivefSieB Hem Salt Creek Se'lIer BasiB te TelegHlJ3R 8ev:er BasiB fer Lets 13 III
ef Phase 28 IIiflY be eeftsiElereti IIftt! aflPf6'.-ed by the City BngiBeer if the fellewiag itema
are reselved te tile satiSfeetiSB sf the City Engineer:
. CeBEhiet a sewer sWdy as dewlIftifte8 Ily tile City BBgifteer, eftlle e&tire leRgtR eftlle
affeeted se':_ lilie eTeleglllflh C~'ef.l Gf6'/ity Sewer Lilie) te aemeftoh_te, te the
satisfaeasn ef1:ke City EngiBeer, tAat tftere is aaeEitlate eapaeifr iflthat h85in.
. Fay fer all lIflgRNIe eesft! lleyeM these eests alFea~y identified iB the "Telegt'8!'lR
CIlfl)'eB 8ewer Study Ily Willdllfl Associates, date8 1992."
. Par fair SBare ef tile al'l'fflllRate De'ieleflmeBt IlftIlaet FeeeD), as datefmifteti Ily tile
City BBgiaeer.
. :BSSN en the se7.'E!f stHEly ana 85 aeemea Beeessary l:1y the City eBgiBeef', 1:IJ'gFade, all
se'.\,er liRe segmems isentifies. in said study as exeeediag City 8esige. aRteria far
aeeep:HlBle se~Nef ~es:k f:le\'IS.
5.3.8.5. FINANCING SEWER F ACJLlTJES:
To fund the necessary future improvements to the Telegraph Canyon Trunk Sewer,
development impact fees have been established by the City ofChula Vista. The July 31,
1992, Telegraph Canyon Sewer Basin & Improvement and Financing Plan was prepared
for the City of Chula Vista by Willdan Associates to establish a fee to fund future
improvements to the Telegraph Canyon Interceptor System. This fee is required to be
paid by all future developments within the Telegraph Canyon Gravity Sewer Basin to
fund improvements required to serve ultimate development within the basin. City of
Chula Vista Ordinance Number 2533 established the fee to be paid for future
development within the Telegraph Canyon Gravity Sewer Basin that connect into the
existing system. The efigiaalmetftod of ealeullltiag tile sewer DIF was Ily lISiBg a faeter
of 19 EOU'sh!ere. Usifig the The current fee ~ $21(i59 $3.478/EOU, tile OW fer lets
1 i2.!f.....litllffi the Telegt'8!'lR ClIB'}-OB Sa'Net" 8asiB ia eatimllted Bt $1113,728. However,
the actual sewer OIF will be calculated on the number of fixture units and is subject
periodic adjustments. The number of fixture units for the EastLake Business Center II
will be determined during the building permit process.
f. "sf!iOft eftfie Ilfejeet (Left! 13 Hi) Yes ...JithiR the 8a1t Creek 8e--J:er Basia. If a sewer
system sefVmg lsft! 13 III is aesigtle8 to fIe'l' iBte the 8a1t Cfeek Ee--....er BasiB, it ':lilllle
feElllired te "aAieiptKe iB the Salt Creek Gfttvity S6'~r BlISm OW. Oft Oeeemller ll,
1991, the Chula Vi. City Cel:H'leil edepted DfEii_ee Ntimller 2617 '.vhieli estaeliwd
the fee te Ile "aiel fer future E1e\'eleplfteftt '.vitbin the 8a1t Cfeek Gm'Aty 8e--:1ef BasiB.
58
EastLake Business Center II
Supplememol PFFP Amendment
,.
.J
Resalutian Na. 2007-299
Pal\5~ii ~e elH'feBt fee, 3:2&1.99fH)U, the DIF for Lo~ 13 Hi within tBe Salt Creek
Gmvity Se\ver Basin is estimates at $60,20&. IIevle~;er, the aeRlel Se"lJeT DIF .".;ill
eale1:l1ated 8ft the Rl:1:IBBef ef fixture writs, the eHffeM fee iB effxeet, eel \vill be detelT.Riaea
E1ming the !:Jlli18iag f._...oit proeess.
SIHlSeli\leRt to the aforemeRtionea 1992 Telegl'llflh CBH)'on 8e',ver BasiR &. lmpre'..emeftt
aHa Yin!IHeiflg PIBH, WillEl!IH &. Assoei&tes prepared !IH amended sma,. te address the
imllllets of pllHll"ed flows Prom other bllsiI15 aHa to avvelol" II HBllReing plaB to eonsmtet
the iml"m-,emeRts neeessitatea by these I"lIffijled flows. The Telegraph CIIflYOB PlHHl"ea
Flews DIY is $560.Q~DU. The DIY fer Lets 13 16 within the Salt Cl'eelc Gravity
SeYler Basin is estimated at U I &,729. 8imilar to the Salt Creek Gfa-/ity Sewer Basin
DIY, the Iletual pllHl}!lea sv'.ver DIY will be ealelllatea on the _!:Jer of HlI!lIfe lIIlits, the
e\:1ffeHt fee i-n effeet, ana -,\?ill Be aetermiRee1 aHfiBg the hailaiBg peffflit preeess.
The BastLaI<e Business CeRter 11 pre-jest .....iII be su~est to HlOst if not all ef the
Ilferemefttionea DIF fees, sinee the diversion eollld be tl'ellted lil,e }!lefffial'leflt pllffiped
flows. The total fves to be paid shall be d6flefldeftt ll.pOB the fifIaI sewer system }!llan.
5.3.8.6. THRESHOLD COMPLIANCE:
The sewer facilities to accammadate sewer flaws from the EastLake Business Center II
praject have been identified. Generally, the City will nat allaw the design capacity af
trunk sewers ta be exceeded. If the flows from the project are anticipated to exceed the
design capacity af downstream sewers, the City cauld require the canstructian af relief
lines. In same cases, the City may allaw the design capacity but nat the hydraulic
capacity of sewer lines ta be exceeded at peak flaw before relief facilities are required.
The EastLake Business Center II project shall pay fees pursuant to City of Chula Vista
ordinance. ar pl'6,/iae 1NBk se''ver iffijlreyemems, as neeaed. The development of Phases
1.'\., I B lIfta 21. are net antieipated to the EastLake Business Center II oroiect will nat
exceed City Sewer Threshald Standards. The Mal ffilljl fer the av..-elepmeRt sf Phase 2B
shaH be ElesigBea SHell tflat as se....'1er dF.yersisB is 8118....:00, heT..ve\!&r, Se\-ler di-l-epsisa Hem
Salt Creel, 86'.\'er Basin te TelegrllJlh Sewer Basin fer Lets 13 16 sf Phase 28 m~ be
eeBSiaefeB ana BPl*9vea BY the City EBgifteer if the af9LemeB~6Bea items Rem 8eetiea
5 J .&.1. are I'esol>J6d to tfie s!ltisfaetion of the Cit). Ertgineer. Sewer fees will be
calculated based an the number af fixture units far the EastLake Business Center II
oraiect. Sewer fees will be determined durinl!: the buildinl!: oermit orocess.
The Metra system currently has adeQuate sewerage treatment caoacitv ta serve the relZian
until aooroximatelv 2025 when new treatment facilities are exoected ta became
operational. The Cjtv af Chula Vista. hawever. may reach its contractual caoacitv limits
saoner than 2025. The develooer shall Dav caDacitv fees at buildinl!: permit issuance.
Deve1aoment shall nat occur withaut adeQuate sewer caoacitv as determined bv the City
Encineer. Building oermits will nat be issued jf the City EnlZineer has determined that
adeauate sewer caoacitv daes nat exist. All develaoment must comolv with the
Municipal Code. soecificallv M.C. Sections 19.09.010 (A) 6 and 13.14.030.
59
~ Business Center n
Supplemental PFFP Amendment
Resolution No. 2007-299
Page 254
Sewer Plan
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60
EoslLol<e Business ee.- n
Supplcmcntol PFFP Amendment
-.J
Resolution No. 2007-299
Pag!l.3~. DRAINAGE
5.3.9.1. EXISTING CITY THRESHOLD STANDARDS:
Objectives and thresholds for hydrology have been detennined by the City of Chula
Vista. The Growth Management Oversight Committee (GMOC) shall ann~ly review
impacts to hydrology on an annual basis to determine its ability to meet the City's goals
and objectives.
5.3.9.2. EXISTING CONDITIONS:
A Hydrology Study was performed by Hunsaker & Associates, August 31, 1999, to
evaluate the pre-development and post-development flows discharging from the site.
According to the Study, approximately 80% ofthe surface waters on site drains south and
west to the Telegraph Canyon Drainage Basin while the remaining 20% drains south and
east to into the Salt Creek Drainage Basin. Currently, runoff is conveyed directly to San
Diego Bay through the city of Chula Vista.
The project site currently discharges to several outlet locations generally located on the
perimeter of the proposed development. Existing drainage improvements in the vicinity
of the Business Center II development include an existing 48" and 24" reinforced
concrete pipe (RCP) storm drain pipes within Otay Lakes Road. The 48" pipe drains
towards the west and is part of the Telegraph Canyon basin. The 24" pipe drains towards
the southeast and is part of the Salt Creek basin. In addition, there is an existing 36" RCP
storm drain in Boswell Road and an existing 18" RCP storm drain in Fenton Street within
the adjacent Business Center I development. Both the Boswell Road and Fenton Street
systems drain into the Telegraph Canyon basin system site.
5.3.9.3. DRAINAGE F ACIUTY REQUIREMENTS:
Diversion of drainage from one basin to another basin is prohibited. The project shall
drain that portion of the site that is within the Telegraph Canyon Drainage Basin (Lots 1
through 12) to existing drainage facilities within Otay Lakes Road and Boswell Road.
That portion of the project within the Salt Creek Drainage Basin (Lots 13-16) shall drain
to existing drainage facilities within Otay Lakes Road and Hunte Parkway. Exhibit 10
illustrates the proposed project drainage facilities.
61
EatLake Business Cenlor D
SUJll'Iemental PFFP Amendment
Resolution No. 2007-299
Pa!lf9W' SUPPLEMENTAL PFFP - Storm Drain Facilities: According to the prepeSe6
TetHati...e Map existinll olans the following storm drain facilities are prepese6 have been
constructed:
. Phase lA, Lots 1 and 6, shall drain to a public stonn drain pipe within the proposed
Street A. This drain is Jlf6J3eseEl t6 be connected to a public stonn drain pipe to be
located within Fenton Street and drains towards the west. At the subdivision
boundary the pipe is directed south, exits the right of way of Fenton Street, and flows
south across Lot K to Otay Lakes Road. This pipe connects to the 48" public stonn
drain pipe located within Otay Lakes Road (Telegraph Canyon Drainage Basin). All
fiffiife 611 site stonn drain pipes and facilities will require City Engineer approval.
. Phase lB, Lots 7 through 10, shall drain to a public stonn drain pipe that is Jlf6J3eseEl
te-8e constructed within Street B and Fenton Street. This pipe will convey~ runoff
towards the west and eventually into the 48" public stonn drain pipe located within
Otay Lakes Road.
. Phase 2A, Lots 2 through 4, shall drain to a public stonn drain pipe to be located
within Street A that drains towards the north. This flow is directed into a stann drain
pipe that flows west across Lot 1 and Lot B to an existing 42" public stonn drain pipe
located within Boswell Street (Telegraph Canyon Drainage Basin).
. Phase 2B includes Lots 5, 11 through 16. Lot 5 will drai~ to the proposed stonn
drain within Street A that flows north and west towards Boswell Street. Lots 11 and
12 will drain towards a stann drain system within Street B that connects to a pipe
within Fenton Street and eventually flows into the 48" public stonn drain pipe located
within Otay Lakes Road (Telegraph Canyon Drainage Basin). Lots 13, 14, 15 and 16
will Bet ElraiB t6WlIi'dS Street B ftlther they will drain towards the east into the Salt
Creek Drainage Basin.
. The project plans for new development shall demonstrate to the City Engineer that
the proposed stonn drain system can adequately serve eaeh J3f6J38Se6 J3hase the
oroiect.
In accordance with the City of Chula Vista Subdivision Manual, the project shall provide
on-site detention basins and sediment basins. as necessary. Detention basins shall limit
flow rates to pre-development flow rates. Sedimentation basins shall provide adequate
storage of sufficient duration to trap transported sediment. The location of proposed
detention basins and sedimentation basins shall be delineated on the Grading Plans. All
detention basins and sedimentation basins shall be designed to City Standards and to the
satisfaction of the City Engineer.
The City of Chula Vista Subdivision Manual requires on-site erosion protection. Erosion
protection shall be delineated on Erosion Control Plans that accompany the Grading
Plans. All erosion control shall be designed to City Standards and to the satisfaction of
the City Engineer.
62
EastLaIce Business Ccnltr n
Supplcmcntll PFFP Am_
.~
Resolution No. 2007-299
Pag'2~1 Amendment - Water Oualit)'
The l'rsjeet shell esmply 7.ith all J3Fe-~'isieRs efthe }Jatienal PelIutant BlimiBatis:R 8ystem
OWDB8) 8Bd the Clean Walei' Pt=egfllfB dHriRg aU "hftSes af a.e-/eleJ3ffieBt.
Urban runoff discharged from municipal storm water conveyance systems has been
identified bv local. relrionaJ. and national research orOI!l'lllllS as one of the orinciDaJ
causes of water Quality problems in most urban areas. The Municioal Storm Water
Pollutant DischBrl!.e Elimination System lNPDES) Permit (Municioal Permin. issued on
Februarv 21. 2001 (Order No. 2001-01), and renewed on Januarv 24.2007 (Order No.
R9-2007-0001)' to the City of Chula Vista. the County of San Diego. the Port of San
Diego. and 17 other cities in the region bv the San Diego Regional Water Ouality Control
Board (SDRWOCB). reQuires the development and implementation of storm water
rel!.Ulations addressine: storm water pOllution issues in development plannine: and
construction associated with private and public development proiects.
The City reauires that sufficient information and analysis on how the proiect will meet
the water Quality reouirements shall be provided as part of the Tentative MaD and/or Site
Plan review process. In this manner. the tvoe. location. cost.. and maintenance
characteristics of the selected Best Manae:ement Practices BMPs will be e:iven
consideration during the proiect planning and desil!D. Therefore. the City reouires that
orior to aporoval of anY Tentative Map and/or Site Plan for the proiect. whichever occurs
first. the applicant shall obtain the approval of the City Ene:ineer of a Water Oualitv
Technical RepOrt containine: snecific information and analysis on how the proiect will
meet the reauirements of the City of Chula Vista Storm Water and Discharge Control
Ordinance and the NPDES Municipal Permit (includine: the Final Model SUSMP for the
San Diego Resrion).
During the construction phase. the Proiect will be subiect to the reauirements of the
General Construction Permit. The proiect will meet the reQuirements of the General
Construction Permit bv implementing a site-specific Storm Water Pollution Prevention
Plan (SWPPP) and incoroorating a combination of onsite source control. Low Impact
Development (LID) BMPs and treatment control BMPs for the control of sediment and
non-visible pOllutants. The site inspection reauirements and site-specific Storm Water
Samplinsz and Analysis Stratee:v (SWSAS) reauired in the SWPPP will provide
recommendations for storm water testing to evaluate the effectiveness of the BMPs.
Adiustments to the BMPs will be made as necessary to maintain or improve their
effectiveness.
For undevelooed lots within the proiect area the use of LID BMPs can be effective in
minimiziDlz the impact Qf urban runoff. LID BMPs help preserve and restore the natural
hvdrolol!:ic cycle of the site allowinsz for filtration and infiltration which can l!:reatlv
reduce the volume. peak flow rate. velocity. and pollutant loads of urban runoff.
The completed proiect will incoroorate a Post-Construction Storm Water Operation and
Manal!:ement Plan as a reQuirement for termination of coverage under the General
Construction Permit. The completed proiect will also require treatment of runoff that
63
EastLakc Business Ccnt<r II
supplemental PFFP Amendment
Resolution No. 2007-299
Page 2a&urs durin2 the initial sta2e of a stonn event based on the numeric Sizin2 criteria
established in the Municipal Pennit adopted bv the SDRWOCB on February 21. 2001.
The comoleted oroiect will incoroorate a treatment train of non-structural and structural
BMPs that mav include but are not limited to: Dropertv owner education. stenciled inlets.
street and parkin!!: lot sweeoin2. landscapin2. biofilters. filtration devices. hvdrodvnamic
seoarators. and/or drainalle inserts to meet the aoplicable reauirements of the General
Construction Permit. the Municioal Permit. and the Model SUSMP.
Biofilters. I!r8SS swales or smos. are flow-based site desil!ll BMPs that are desil!lled to
remove sediment. heavy metals. and oil and lZre8Se from areas such oarkinl/: lots.
Filtration devices are flow-based structural BMPs desil!lled to remove the following
pollutants' sediment. nutrients. heavy metals. omanic comoounds. trash and debris.
OXV2en demandinl!: substances. bacteria. oil. and !!rease. Hvdrodvnamic seoarators are
flow-based structural BMPs desirned to remove sediment trash. and debris. Drainage
inserts are flow-based structural BMPs desil!lled to remove trash and debris.
Downstream erosion or increased runoff resultinll from the construction of this oroiect is
bein!!: addressed bv detention basins that are orooosed in POllID Canvon. Wolf Canvon
and Otav Vallev Road downstream of DroJlOsed storm drain outfalls.
5.3.9.4. FINANCING DRAINAGE FACILITIES:
A. On-site facilities: City policy requires that all master planned developments
provide for the conveyance of storm waters throughout the project to City
Engineering standards. As such, the Developer will be required to construct those
facilities through the subdivision exaction process.
B. Maintenance of On-site facilities: Storm drain facilities not located within the
right of way of a public street or easement dedicated to the City of Chula Vista
shall be private and maintained by the property owners. These facilities include
graded swales, concrete swales, drainage inlets, pipes headwalls, sedimentation
basins, detention basins, etc.
C. Off-site facilities: One or more temporary detention basins may be required fornthat portion of the site that drains towards Salt Creek and shall be constructed by
the Developer.
D. Maintenance of Off-site facilities: Stonn drain facilities constructed to convey,
collect, detain or retain runoff from the project, that are not located within the
right of way of a public street or easement dedicated to the City of Chula Vista,
shall be private and maintained by the property owners. These facilities include
graded swales, concrete swales, drainage inlets, pipes headwalls, sedimentation
basins, detention basins, etc.
64
EastLake BusiDc:ss Ccnla n
Supp1anelltal PFFP Amcndmcnt
--~
Resolution No. 2007-299
Pall..e.2.5.9.5.
~ 3.9 THRESHOLD COMPliANCE:
1999 SUPPLEMENTAL PFFP
The site shall be responsible for the conveyance of storm water flows in accordance with
acceptable City standards, policies and requirements. The City Engineering Division
shall review all plans to ensure compliance with City Engineering Standards.
The Developer shall provide runoff detention basin and/or other facilities approved by the
City Engineer to reduce the quantity of runoff from the development to an amount equal
to or less than the present lOO-year frequency runoff and demonstrate the adequacy of
existing facilities to the satisfaction of the City Engineer.
The Developer shall provide sedimentation basins with adequate storage and sufficient
duration to trap transported sediment. All sedimentation basin shall be designed to City
Standards and to the satisfaction of the City Engineer.
The Developer shall provide on-site erosion protection. All erosion control shall be
designed to City standards and to the satisfaction of the City Engineer.
The proposed development shall comply with all applicable regulations established by
the United States Environmental Protection Agency (USEPA) as set forth in the NPDES
permit requirements for urban runoff and storm water discharge and any regulations
adopted by the City of Chula Vista pursuant to the NPDES regulations or requirements.
Further, the applicant shall file a notice of intent with the State Water Resources Control
Board to obtain coverage under the NPDES General Permit for Storm Water Discharges
Associated with Construction Activity and shall implement a Storm Water Pollution
Prevention Plan (SWPPP) concurrent with the commencement of grading activities. The
Swppp shall include both construction and post construction pollution prevention and
pollution control measures and shall identify funding mechanisms for post construction
control measures.
2007 Amendment
A. The EastLake Business Center II Proiect shall be resoonsible for the convevance
of storm water flows in accordance with acce"table City standards. oolicies and
reauirements. The City EDI!ineering Division shall review all "laos to ensure
comoliance with City Enl!ineering Standards.
B. The Develooer shall desil!O. install and maintain on-site erosion orotection. All
oermanent or temoorarv erosion control shall be desil!Oed to City standards and to
the satisfaction of the City En{!ineer.
C. The orooosed develooment shall comolv with all aoolicable rel!uiations established
bv the United States Environmental Protection Agencv (USEPA) as set forth in the
NPDES oerrnit recnrirements fur urban runoff and storm water discharl!e and any
regulations adonted bv the City of Chula Vista "ursuant to the NPDES rel!uiations or
reauirements. Further. the anolicant shall file a notice of intent with the State Water
Resources Control Board to obtain coverage under the NPDES General Permit for
65
EaslI..ak:e Business Cc:ntc:r n
Supplcmental PFFP Amendment
Resolution No. 2007-299
Page 260 ~nn Water Dischames Associated with Construction Activity and shall implement
a SWPPP concurrent with the commencement of l!1'8dim! activities. The SWPPP
shall include both construction and nost construction nollution prevention and
pollution control BMPs and shall identifv fundinl!: mechanisms for nost construction
control BMPs.
D. Prior to aporoval of l!1'8dinl!!construction plans for EastLake Business Center II. the
AooIicant shall obtain either (a) General Construction Activity Stonn Water Permit
(NPDES Permit No. CASOI08758) from the SWRCB or (1)) a municioal oennit from
the City of Chula Vista that is in effect at the time of issuance of constructionllrradinl!
oennits. Such oennits are reauired for soecific (or a series of related) construction
activities. which exceed five acres in size and include provisions to eliminate or
reduce off-site discharl!es throul!h imolementation of the SWPPP. Soecific SWPPP
provisions include reauirements for erosion and sediment control. as well as
monitorinl! reauirements both durin!! and after construction. Pollution control
measures also reauire the use of best available technolol!V. best conventional
oollutant control technolo~. and/or best manaeement mactices to nrevent or reduce
pollutant discharl!e (oursuant to SWRCB definitions and direction).
The SWPPP also includes soecified vehicle fuelinl! and maintenance orocedures
and hazardous materials storaee areas to oreclude the discharee of hazardous
materials used durine construction (e. e.. fuels. lubricants. and solvents) and
snecific measures to preclude soills or contain hazardous materials. incIudinl!
proper handlinl!: and disposal techniaues and use of temoorarv imoervious liners
to prevent soil and water contamination.
E. Prior to aooroval of eradinl!!construction olans for F.a-tLake Business Center II.
the Aoolicant shall demonstrate to the satisfaction of the City Eneineer
compliance with all of the applicable orovisions of the Municioal Code. Model
SUSMP for the San Diel!o Rel!ion. and the City of Chula Vista SUSMP as mav be
adooted in the future. The Aoolicant shall incomorate into the oroiect olanning
and desil!n effective oost-construction BMPs and provide all necessarv studies.
and reports demonstratine compliance with the aoolicable rel!:ulations and
standards. All BMPs incIudin!! LID BMPs shall be identified and imolemented
that soecifically orevent oollution of stonn drain systems from the oarkin!! lots.
and trash collection areas.
F. Prior to aporoval of buildine oermits for EastLake Business Center II (as
determined by the City Eneineer). the Aoolicant shall submit and obtain aooroval
from the City Enl!:ineer of a maintenance orol!ram for the oroposed oost-
construction BMPs. The maintenance orol!ram shall include. but Dot be limited
to: 1) a manual describin!! the maintenance activities of said facilities. 2) an
estimate of the cost of such maintenance activities. and 3) a fundinl! mechanism
for financin!! the maintenance oro=. In addition. the Developer shall enter
into a Maintenance Al!reement with the City to ensure the maintenance and
ooeration of said facilities.
66
EastLoke Bus..... ecm.r II
Supplcmcntal PFFP Amendment
Resolution No. 2007-299
Page 261
Storm Water
i
J
,-
.t~
~
"
Exist. 24" RCP
EastLaIce Greens SPA
~ Flow Direction
o Stonn Drain Inlet
. Connection to Existing System (Outlet)
( Outlet
EXlllBIT 12
~EASTLAKE
Cr& Land ~
~~
67
EastLakc: Business Center D
Supplcmcnlll PFFP Am_
Resolution No. 2007-299
Page 29~.10. AIR QUALITY
5.3.10.1. CITY THRESHOLD STANDARDS:
The City annually provides the San Diego Air Pollution Control District (APCD) with a
12 to 18 month development forecast and request an evaluation of its impact on current
and future air quality management programs, along with recent air quality data. The
growth forecast and APCD response letters must be provided to the GMOC for inclusion
in its review.
5.3.10.2. EXISTING CONDITIONS:
The EastLake Business Center II project is within the San Diego Air Basin ("Basin").
The existing air quality for the Chula Vista area is monitored by the State Air Resources
Board at a monitoring station approximately five miles west of the project area. Air
quality is usually expressed as the number of days in which the air pollution levels
exceed state standards set by the California Air Resources Board (CARB) and federal
standards set by the EP A.
Of special concern to CARB and the EP A are the pollutants ozone, carbon monoxide,
particulates, nitrogen dioxide, sulfur dioxide and lead. Ozone is the major primary
pollutant in the Basin. The Basin is designated by the state and the feds as a "serious"
non-attainment area for ozone. In 1994, San Diego exceeded the state standard for ozone
on 79 days. No violations of the state standard for carbon monoxide have been recorded
since 1991. The Basin is in compliance for particulates and the pollutants nitrogen
dioxide, sulfur dioxide and lead.
5.3.10.2. AIR QUALITY IMPROVEMENT PLAN:
An Air Quality Improvement Plan is required by the city for all major development
projects (50 dwelling units or greater, or commercial and industrial projects with 50
EDU's of water demand or greater). This plan is required at the Sectional Planning Area
(SPA) Plan level, or equivalent for projects which are not processed through a Planned
Community Zone. The EastLake Business Center II Air Quality Improvement Plan, as
amended, was prepared by Jay Kneip Land Planning (August 9, 1999) and amended
AUl!USt 23. 2007.
According to the EastLake Business Center II Air Quality Improvement Plan, as
amended. the future development of the EastLake Business Center II project will be
consistent with Regional Air Quality Strategy (RAQS) in the Basin. However, in
conformance with the threshold standard, the City will annually provide the San Diego
Air Pollution Control District (APCD) with a 12-18 month development forecast. The
City will also request an evaluation of its impact on current and future air quality
68
EastLoke BusiDas CcIl10r n
Supplcmental PFFP Amendment
Resolution No. 2007-299
Pa!iBt~~gement programs, along with recent air quality data. The growth forecast and
APCD response letters must be provided to the GMOC for inclusion in its annual review.
5.3.10.2. THRESHOLD COMPLIANCE:
The City continues to provide a development forecast to the APCD in conformance with
the threshold standard. See EastLake Business Center II Air Quality Improvement Plan
in the SPA plan.
69
EastLake Business Cal.... n
Supplemenlll PFFP AmeIIdment
Resolution No. 2007-299
Page ~1.11. FISCAL:
5.3.11.1. THRESHOLD STANDARD:
A. The GMOC shall be provided with an annual fiscal impact report which provides an
evaluation of the impacts of growth on the City, both in tenns of operations and capital
improvements. This report should evaluate actuaJ growth over the previous 12-month
period, as well as projected growth over the next 12-18 month period, and 3-5 year period.
B. The GMOC shall be pl'Ovided with an annual "economic monitoring report" which
provides an analysis of economic development activity and indicators over the next
previous 12-month period, as well as projected growth over the next 12-18 month period,
and 3-5 year period.
5.3.11.2. F ACILlllES MAsTER PLAN:
A fiscal impact analysis amendment prepared by CIC Research, Inc., (see Appendix A)
identifies the estimated fiscal impact that the EastLake Business Center IT pmjeet, as
amendment. will have on the operation and maintenance budgets of the City of Chula Vista
(genc:ml fund). The Business Center IT project will transfell:d approximately 104.7 acres of
Research and Limited Manufacturing designated land from the EastLake ill GDP to the
EastLake IT GDP. Information pertaining to the scope of development was derived from
BastLalEe Camj3lmy city staff. The Business Center IT pmjeet amendment will, Jlf6 ;iae change
approximately 14.8 16.7 net acres of Research and Limited Manufactwing to Commercial
Retail: create a 4.6 acre hotel site: create a 5.0 acre office site and retain 18.7 acres of Research
and Limited Manufacturinsz.
The CIC analysis of revenues and expenditures did not include DIF fees. The analysis focused
on the city's genc:ml fund account for city services. Estimated revenues were from property
taxes (secured and unsecured), property transfer tax, sales tax, franchise tax, TOT, business
licenses, utility taxes, etc. Esrim"tP1! expenditures were from police, fire, administration, public
works and planning.
All vaIaes are in 1999 sellars. Ne SIlBual Btij1:lSb.ReBt5 te 1e\'eB\leS er seats \11.~ uti~. The
e9timale!l Bt1ftlI8i tle"o'J5 ef ee!lts aBEI RW_ are primarily relateEl te the estima!e!I JlfBjeet
abOOfptiell. lIJlll 5lfeet HIlIiBtenliBee sehedules.
AimtiaI Fe'\'eBIIes mnge hOOi $81,300 Hi the tifst year ef 6B'/e1llJlffiE'1l.t (2009) te $317,900 at
SWIll BIIt (2W2~. Blf)3en6HuFeS lllfIge ffeIfI $11,732 m. year llfte te $177,213 at b1:lil.d BIIt. The
Bet liseal iffiJlII61 ifeRl develejlm.g the BlI5iBess CORter II !lrejeet is jlesittve in year eBB
($3(j,(j~ llBfi.~ JlesHF.'e te Build elR ($139,800).
The methodology used bv CYC for the amendment is essentially the same as the orevious fiscal
imoact analYsis. Two basic methodololries were utilized in estimatinl! oublic lll!encv revenues
and exoenditures: the case studv and the averaee costIrevenue method. The case studv method
was used to estimate secured orooertv tax the transient OCCl1tlIII1CV tax ITOTI for the hotel site
and some of the estimated sales taxes from the hotel/motel site. The aVeraJ!e cost!revenue
method develoDS DeI' unit/acre costs and revenues based on the associated costs/revenues
allocated to that land use in the City of Chula Vista. The cost factors used were developed bv
ERA for the updated 2007 City of Chula Vista Fiscal Model.
70
EaslLake Business Center n
Supplemenlll PFFPAmcndmcnt
~
Resolution No. 2007-299
Pa!!C~5estimated that the fiscal revenues will IlIllI!e from $146.000 in the first vear of
develooment (20071 to $731300 at build-out (2010), Fiscal exnenditures raIll!e from $237.800
in 2007 to $386300 at build-out. The net fiscal imnact from the Eastlake Business Center II
Amendment is nel!ative in 2007 ($91.800 loss) and 2008 ($57.400 loss) but becomes DOsitive
in 2009 ($306.500) and is positive at build out ($345.000). The IlII'I!e positive imtlact in the
final vears is due to the hotel develooment
R evenu' SO""""" Revenu ousonds)
2007 2008 2009 2010
Secured Tax 525.5 535.0 ~78.7 $89.3
Unseoured ax s.Y S9.2 S15.6 S18.3
Pro~'" Tran.fer Tav ~ iU ID lid
Sale. &. U" Tax ~33.4 567.8 ;75.3
Franchi.e Tax ~33.; ~46.2 S77.9 ;91.6
TOT Tax 50.0 50.0 S 25.8 5 25.8
Utilitv Tax $32.3 S44.0 74.4 t87.5
Bu.inesi I i,onse 513.3 $152 24.7 26.8
Mi......n.nenus Revenues ~6.6 ~7.6 S 12.3 134
TOTAL REVENUES !t146.0 5191.7 $680.1 S731.3
Ex~djture ~ources Ex"""diM"" On Thousands",
i: 2008 2009 2010
Lepislativ. & Anmini<tra'ive ~07 ~11 $L1
Develonmont and M.inten.n.e S....,,;.es 580. 584.1 ~1\0.6 !l>1l5.n
Police SII46 5120.1 5191.4 1:IQ7.6
Fire $42.4 $ 4.3 570.5 S726
Cultura] an" Leisu;:;. !!;n.n 0.0 SO.O 50.0
Non- en,.1 $0.0 0.0 !l>0.0 $OJ!
TOTAL EXPENDITURES 5237.8 10249.1 S373.6 S386.3
Not on Thou.,.nd.)
2007 ~ ~ 20.10
TOTALR=S ~O 1:iil1.7 0.1 Jfirr
. F'X TURES 8 !l>249.1 -~373.6 6.3
NET FISCAL IMPACT ~l.ln (1057.4\ !t3lJ(j.5 S345.0
TABLE 5-20
NET FISCAL IMPACT
Source: CIC R~h lnc November 2007
5.3.11.3. THRESHOLD COMPUANCE:
An analysis of the fiscal impacts of the Business Center IT Amendment JlffJjeet aevelepment
was prepared by CIC Research, Inc. The analysis conclUded that the ultimate buildout of the
project will have a $139,800 per year geater positive long-term fiscal impact on the City.
The results of the analysis will be included in the next annual fiscal and economic report
prepared for the GMOC.
71
EastLake Business Center II
SllJllllcmcntal PFFP Amcndll1Clll
Resolution No. 2007-299
Page ~~.12. CIVIC CENTER:
5.3.12.1. CITY THRESHOLD STANDARDS:
There is no adopted threshold standards for these facilities. The facility infonnation is
being provided in this report to aid in establishing operational benchmarks which will
determine construction phasing of the Civic Center. These facilities are funded through
the collection of the DIF fees in effect at the time building permits are issued.
5.3.12.2. EXISTING CONDITIONS:
CIYle F ACIl..ITIES INYEtlTORY
TARLE S 14
Eltistiu Civic CCRtcr fueilities
Cp.'ie Center
PrevieliS CEnHlty Heoltil Cllftter
Fllftlre Ptielie ~1erks In~eetieRS Di-:isisR
TetaI
ParkiRg Lets
Square Feet
111,91Q sJ.
3,12Q s.f.
1.299 s.f.
1111,2119 s.f.
333 SJlBees
In Julv of 2001. the final master plan for the renovations to the Civic Center was
approved bv City Council. Rebuilding the Civic Center will cost approximately $50
million. which will Primarily be funded by deyelooment fees (89"10). The Civic Center
Redevelooment is currently underway and exoected to be comoleted in three chases by
2009.
Recently. the new City Hall Redeveloomenl or Phase One of the Civic Center Comolex.
was completed. Phase Two was the remodeling of the old Police Station for a temoorarv
home for the Planning. Building and En!!ineering Denartments. Phase Three was the re-
buildim! of the Public Services Building, the nermanent home for the Plannin!!. Building
and Engineering Departments. The final phase is the construction of a new fire station
headauarters on the current Ken Lee Building site and oarkin!! lot exoansion for the
complex.
6.3.12.3.
F AefLIn' REQl::JIRE~fEN'J'S:
The fe1l8v~':~g taBle sHIIlHimres the Ci7ie Ceater fneility Fel\Hif'emeats:
72
EastLaIo: Business CcnIcr n
Suppl_ PFFP Am<ndmont
J
Resolution No. 2007-299
Page 267
FUTURE F ACIUTIES
TABLE S 15
n
,;.. T
~
5,ng s.f.
4 S, 425 s.I.
I S,ggg s.f.
55,goo 5.f.
ES'I'IMAt"EB CaST
t2,293,3gg
$3,\)23,590
$3,923,699
$1,339990
$1,9gg,QQ9
$2,&n,9QG
$&3,69G
$22':1,lg9
$1 &9,99G
$698,599
$65 259
~
A
r
Sm;;
25,7€i5sJ.6
49,€i15 s.f.
28,925 s.f.
6,9G9 5.f.
,...,
n~r
F1.:JTURE F laCll.lTIES CesT
, "
...
7.
Demeliasn
~~;-
, ,
12. MII5ter PllIfI
TOTAL
5.3.12.4-;1. ADEQUACY ANALYSIS:
The need for the Civic Center cannot be easily related to population figures or acres of
commercial and industrial land which will be developed in the future. The facilities,
according to the master plan, are currently inadequate because of the lack of space. This
inadequacy will worsen as employee numbers and their workloads increase in response to
demands for services, which are generated by new development. Expansion of the Civic
Center Complex is currently underway. This exoansion includes soace planninl!. desil!D.
and construction that is exoected to keen oace with demand for additional work soace.
The City Hall facilities have been renovated and now include a new state of the art
Council Chambers. Consistent with the Master Plan. the expansions and renovations
include the conversion of the old Police Station to additional office space. the re-buildinl!
of the Public Services Buildinl! and a new Fire Station Headouarters Buildinl!.
The City is m6.1iftg aheaa te impleHIeflt P8ase # I ef the Ci'l-ie Ceater Master PIllB. by
aequiriRg additieRallRRd te the '.vest ef the eldstiRg Chie Ceater Ior the propesea JlllflBRg
garage.
I Seme sf the size figures FepreseMs a eemeinatiea sf femeselea enifiing sCfWR metage ana Rewly
eSBm:aeted SfIUBI'B footage. The eSlHpleted ey/is f.e.eilities ";JiR teal 11$',]29 SEIHer! feet .lid! 62S p~.ng
spaee!r.
73
Eastl.akc Business Cader II
SupplClllClltBl PFFP Amendment
Resolution No. 2007-299
Page 29~.12.~.FACIUTY FINANCING:
In January ] 991, the ChHla 'Vista City CelUleil ad8J:ltea OPE1i:ABftee }Je. 2329 estaBlishing
a De'leleflHleHt Imp&et Fee te pay fur niBe elltegeRes ef Jll:Ielie facilities 'Nithia the City
ef Clmla Vista. The faeilities IH'B 1elf1:liFeEI te Sl!flpBFt mtUfe aB'.'e1eflHleat ....ithin the City
ami the el:II'fent fee sehelhile 8:S aSellted ia aeeBfllanee -Nidi Geyefflftl.eftt Cede 8eetiea
66999. The Jlrepeseel fee is ~2,61 g per e€Jui:;alent elv..elliBg lHiit.
The pemeR efthe flfBllesed fee atuib1H&llle fer the Civie CeRter is !:1&llfEDU.
The Public Facilities Develooment Imoact Fee CPFDIF) was uodated bv the Chula Vista
City Council on November 19. 2002 bv adootion of Ordinance 2887. The PFDIF is
adiusted every October ]'t oursuant to Ordinance 3050. which was adooted bv the City
Council on November 7. 2006. The current fee for commercial (includinl! office)
develooment is $25.874/acre and industrial develooment is $8.173/acre. The PFDIF
amount is subiect to chanl!e as it is amended from time to time. Area A is built out and
will not be oblil!ated to pay PFDIF fees. Area B and C will pay PFDIF fees at the time
buildinl! oermits are obtained. At the current fee rate. the estimated oblil!ation for Area B
and C at buildout is $62.463.00 (see Table 5-20)9.
The EastLalte B1I5iRess Ceftter II prejeet will be SlIbjeet te the JlB)'ffieBt ef the fee at the
fate Hi effeet at the time efhwldiag p_".....Ns &fe issliea.
De'.'e1epHleftt BDU's Civie Fee@ Chie CeRter Fee
$ 18MIDU
EastLeke Busiftess Ceater
n ~ $228,900 $228,990
TJdlbE S 16
CJ\1C FEE FaR RlJSINESS CErJTERII
DeveloDment Civic
~ Acres FeeJIndustrial Civic Center Fee
Acre
AreaB&C 27.36 $2,283 $62,463
TABLE 5-21
CIVIC CENTER FEE
5.3.12.-6-~. THRESHOLD COMPUANCE AND RECOMMENDATIONS:
Civic Center facilities '.vill be have been funded through the collection of the public
facilities fees at the rate in effect at the time building permits life were issued. Remaininl!
unbuilt lots in Area B and C will oav current DIF fees at the time buildinl! nermits are issued.
, Actual fee may be different, please verify with the City of Cbula Vista at the time of building permit
74
EutLake Business Center U
supplememal PFFP Amcndmcot
-~---- ...-~~---~-_.._.
-'
Resolution No. 2007-299
Pa!!5.3~. CORPORATION YARD:
5.3.13.1. CITY THRESHoLD STANDARDS:
There is no adopted threshold standards for these facilities. The facility information is
being provided in this report to aid in the establishing operational benchmarks which will
determine construction phasing of the Corporation Yard. These facilities are funded
through the collection of the DIF fees in effect at the time building permits are issued.
5.3.13.2. EXISTING CONDITIONS:
The eafJ'8raaSR yare is e\:H'fe:atly epemting eeyeas eapaeity. }Je'N ae'l.'elepmsftt, ~;;ith its
resultant illet=e85e in required mainteaanee serviees, epeates a Beed fer a l&rger
eeflgeFlllien yaRi. The new yard ffillY Be leeat-ed east ef I g9S Beeaase ef the fPiailailility
ef eefttflllly lecaled large pareels. The City ef Clmla Vista Cefl'lemte Yare Master Plan
pl'6vides a detailed assessment ef ilie needed facility, lecation and cests. Table 5 17
pF8viaes El swnmary efthe eests fer the jlf6l'ssea }lev; Ce~emte Yar.a Faeility.
CORPORATION YARll FACILITY
TABLE S 17
Fata" Facilities
I. }lew Baildiags
2. R-ene"illled BwlEHBgs
3. Bus WashIFaell9landiCNG , etJuipment
4. Sitev.'Elrk ana demBlitieB
Subtetal
5. Site aeElHlsiaeB
6. CeB3lfaetiell. CeBtingcney (@ 5%)
7. faehilectlBllgineer Fces (@ 9%)
8. CenSlt1ieaell. MlHiIIj!;BmBnt
9. Seils R-eperts, Matefillls Testing lIBd Insjleeaen
10. Peffflit5
] Q. F\:lPBiture
12. TeleeelftfBlIfJieatiens/Data System
Subtetal
TOTAL
CBst ESBBlate
$9,352,799
$2,291,6Q9
$2,128,299
$2.892.999
SlCi,S77,.!lOO
$8,839,999
$828,999
:$1, 492,999
$497,309
$249,999
$165,890
:$829,199
$399.900
U3,183,100
!:29,7CiO,CiOO
The new 25-= Coroorate Yard Facility was nreviouslv an SDG&E eauioment and reoair
facilitv. The ci~ has renovated and added new imorovements for the maintenance and reoair
of city owned eouioment. This facility consists of a renovated buildinl! that serves as the
administration buildi.ru! for the Coroorate Yam. Existinl! shoo buildinl!s have been renovated
and new shoos have been added as well as a new maintenance buildinl!. The Coroorate Yard
iocludes oarkinl! for emolovees. city vehicles and eauioment In addition. the new facility
iocludes a Bus Wash/Fuel Island/CNG and associated eauipment
5.3.13.3. FACIUTY REQUIREMENTS:
The need for the CoIp01'8.te Yard cannot be easily related to population figures or acres of
commercial and industrial land, which w.ill be developed io the future. The growth io
75
EaslUke Business Center n
Supplernemal PFFP Amendment
Resolution No. 2007-299
Page ~uIation, increase in street miles and the expansion of developed areas in Chula Vista,
requires more equipment for maintenance as well as more space for storage and the
administration of increased numbers of employees. The need for a larger Corporation Yani can
be specifically related to new development.
5.3.13.4. FINANCING FACILI1Y:
IR 1aBtiaFy 1991, the CI'llIle Vista CKy CElIIftfliI e69Jlte6 0rdinaBee }Ie. 232Q estalllislHBg e
De'/el9Jlmenl lffipeet Fee te I*1Y far BiBe e&legeBes efpt:Jblie faeHHies vAthtB the City efCftala
Vista. The feeilHies are ~ te SUW8ft fumre 8e~lel6pmeat yJilhift the City enS the fee
sehedale hIlS Beeflll<'-pted in lIeeBft!anee ..vith G6\'emmeat Celie Seeaell 66QOO. The fees
were 1I!lBmeB By edeptiell ef OrdinImee }Ie. 2SS 1 ell April 27, 1993. The !*6J3eged fee is
!:2,6Ig per equi\'a1eat Bwelliftg lIIIit.
The pefliell efthe Pftll3e~ed fee atlfibU1llBle fer Cefjl8flltieft Yam Feeilities is S386/IIDU. The
Public Facilities DeveloDment Impact Fee CPFDlF) was uodated bv the Chula Vista City
Council on November 19. 2002 bv adoDtion of Ordinance 2g87. The PFDIF is adiusted
every October 1st Dursuant to Ordinance 3050. which was adoDted bv the City Council on
November 19. 2007. The current fee fur commercial (incJudinll office) develoDment is
$25.8741acre and industrial development is $8.173/acre. The PFDIF amount is subiect to
chanee as it is amended from time to time. Area A is built out and will not be oblieated to nay
PFDIF' fees. Area B and C will pay PFDIF fees at the time building nermits are obtained. At
the current fee rate. the estimated oblillation fur Area B and C at buildout is $88.099.00 (see
Table 5_21)10.
The BastLake BusiRess CeBter II Jlf&jeet .....iR Be SliBjeet te tIte Jlll)'ffteat eftlte fee at the mte iR
circe! ~ tIte time ef BllilElillg ~.A lIFe issaeB
TMlldl S 18
CeRPeJU TE Y ARB FEE FeR BHSINESS CENTER II
D I l I EDD's I ce~'~8f~B~F~ee @ I COI~.;~~~Fee I
;:;.. . ':~ . F"~~' .
~~~~~~::s.. 4+5 .. $183';50 .. Ug3,~5Q .
Develoument Am! COrD. Yard Feel Com. Yard Fee
Area In.dustrial Acre
AreaB&C 27.36 $3.220 $88.099
TABLE 5-22
CORPORATE YARD FEE
5.3.13.5. THRESHOLD COMPLIANCE:
Civic Center and Corporate Yarc! facilities wiII-iJe have been funded through the collection of the
public fiIcilities fees at the rate in effect at the time building permits are were issued. Remaininl!
unbuilt lots in Area B and C will D8V current DIF fees at the time buildine nermits are issued.
10 Actual fee may be different, please verify with the City of Chula Vista at the time of building permit.
76
EastLok. BllSiness Cen1er lJ
Supplemenlll PFFP Amendment
..;
Resolution No. 2007-299
Pag~?:?l4. OTHER PUBLIC FACILITIES
5.3.14.1. THRESHOLD STANDARD:
There is no adopted threshold standard for these facilities which are part of the Public;
Facilities Development Impact Fee Program and include Administration. GIS, MaiBfimne
Computer Systems. Tell!flheRe Eystem Uflgfllde Telecommunications. and Records
Management. The information regarding these capital items is being provided in this
section of the PFFP to aid the City and the Developer in calculating the PFDIF fees to be
paid by the Business Center II project, as amended.
The pHhlie faeilities ideBtified aeeYe Me deGeribed iB the l'efleFt eRtitled De',oeloplllen!
~Tmpset ..."C'ee foy P'fihJ.ie Paei!ities dated ).1:11=1] 2Q, 1993, lmo~:.Jfl as aesHmeBt mt:IBher C093
~
5.3.14.2. ExISTING CONDITIONS:
The City continues to collect funds from building permit Issuance in the Eastern
Territories for deposit to the accounts associated with other public facilities. These
facilities include administration, records, management, telecommunications, computer
systems and GIS.
5.3.14.3. FINANCING OTHER PuBLIC FACILITIES:
This information is being provided to aid the City and the Developer in calculating the
level of funds to be received from the payment of fees associated with this "Other Public
Facilities" category.
In Janliary 1991, the Cfil:lla Vista City Cellfleil adepted OFtiinanee }!e. 23211 establishing
a De'/elElflHleBt Impact Fee ts pay fsr yarieas ptiblie faBilities withiR the City ef Chula
YiGt!l. The facilities Me ref!Uired te SliJllla!t aevelapffieBt "vithiH the City amI the fee
sehedl!le has beel!. adapted iB aseerffimee 'JJitIl GS'.'tlffilBeBt Cede SeeBeR 66QOQ. The
!lrepese6 fee is $2,61 g per el}lli'..weBt dwelliRg licit. The eelflj'leBeBt sf the fee
attriblitable te "Other Publie Faeilities" as Elesel'ibed aIleye is $176.1111 !ler BOO.
The Public Facilities Develooment !moact Fee (PFDIF) was undated bv the Chula Vista
City Council on November 19. 2002 bv adootion of Ordinance 2887. The PFDIF is
adiusted every October 1st Dursuant to Ordinance 3050. which was adoDted by the City
Council on November 19. 2006. The current fee for commercial (includinl! office)
development is $25.874/acre and industrial deyelooment is $8. 173/acre. The PFDIF
amount is subiect to chanl!e as it is amended from time to time. Area A is built out and
will not be oblil!ated to DaV PFDIF fees. Area B and C will Day PFDlF fees at the time
building permits are obtained.
77
Eastlak< Business Center n
Supplemental PFFP Amendment
Resolution No. 2007-299
Page 2fhe Business Center II proiect is within the boundaries of the DUbHc facilities DlF
prol!:ram and. therefore. the tlI'Oiect will be subiect to the oavment of the fee at the rate in
effect at the time buildinl!: oennits are issued. At the current fee rate. the estimated
obli"""on for Area Band C at buildout is $14.857.00 (see Table 5-22)11
TABU 5 19
PliBLlC FACILITIES FEES FaR OTHER PUBLIC FAClhlTIES
. ~..I '''''''1. _~~~FM .1
Bellm ~ ~rejeet .. 4f5 .. U3,eOO .
DeveloDment Acres Other Public Facilitv Other Public Facilities Fee
Area FeelIndustrial Acre
AreaB&C 27.36 $543 $14.857
TABLE 5-23
PUBLIC FACILITIES FEES
5.3.14.4 THRESHOLD COMPLIANCE AND RECOMMENDA nONS:
Other Public Facilities -.viR Be have been funded through the collection of the public facilities fees
at the rnte in effect at the time building pennits IIftl were issued. Remainirnz unbuilt lots in Area B
and C will nav current DIF fees at the time buildinl!: oermits are issued.
II Actual fee may be different, please verify with the City of Chula Vista at the time of building permit.
78
EasILIIke Business Ccntor II
Supplemental PFFP Amendment
Resolution No. 2007-299
Pag'5~?fs. PUBLIC FACILITIES FINANCE
5.3.15.1 OVERVIEW:
All development within the City of Chula Vista must be in compliance with the City's
Growth Management Program. The appropriate public facility financing mechanisms are
required and approved by the City to fund the acquisition, construction and maintenance
of public facilities. New facilities will be required to support the planned development of
the Business Center II project.
The public facilities are generally provided or financed in one or more of the following
ways: Subdivision Exaction, Development Impact Fee and Debt Financing. It is
anticipated that all three methods will be utilized for the Business Center II project to
construct and finance public facilities.
5.3.15.2. SUBDMSION EXACTION:
Developer constructed and financed as a condition of project approval.
Tentative Map Conditions:
Public improvements for the Business Center II project. as amended. will be were
constructed simultaneously with related subdivisions. 1brough the use of the
Subdivision Map Act, it is the responsibility of the Developer to provide fef the local
street and utility improvements. The use of subdivision conditions and exactions,
where appropriate, will ensure that the construction of facilities is timed with actual
development. When appropriate, however, the city may impose the use of other
public facilities financing mechanisms to finance the public improvements.
5.3.15.3. DEVEWPMENT IMPACT FEE (DIF):
Funded through the coIlection of an impact fee. Constructed by the public agency or
Developer constructed with a reimbursement or credit against specific fees.
Development Impact Fee Programs
Development Impact Fees (DIF) are acceptable methods to contribute to the financing
of capital improvements within the city of Chula Vista. The EastLake Business
Center II project is subject to fees established to help defray costs of facilities which
will benefit the B1:IGmess Ceater II project. These fees ine! ude but may not be limited
to:
A. Bestem CR. '.'isla Transportation Develooment Impact Fee (TDIF):
Etreet DIl" established Established to provide financing for circulation
element road projects of regional significance. in the 1lFe8 east sf I &QS.
79
EastLakc Business Center II
Supplcmcn1al PFFP Amendment
Resolution No. 2007-299
Page 274 B. Public Facilities Development Impact Fee (PFDIF): Pl:Iblie Pacilities DIF
estaBlished Established to collect funds for civic center facilities, police
{BeilNy reftlodeliBg, corporation yard releeatian, libraries, fire suppression
system, geographical infonnation system, mainframe computer, telephone
system upgrade and a records management system.
C. Park ft..eEiwsitieB BBEI De7/elel'fBetlt Fees: P ,AD fee estahlisheEl 18 PitY fer
tke aeEllHsitien ana tie~/el8J'lBeat sf Be..~" park faeiliaes.
B C. Traffic Signal Fees: To pay for traffic signals associated with circulation
element streets.
E D. Telegraph Canyon Gravity Sewer Basin DIF: Fee established to pay for
sewer basin improvements due to increased flows from future
development.
P Telegfllpft ClHiytla Pumped Se'Ner DIP: Pee estaelishe6 16 pay fur syotem
lipgraElcB ~~-JidHn tHe TelegrafJB C8flysn ge\~:er BasiH. t8 aeeemmeElate
!lO'NS gellerated emsise efthe ll115in.
G Telegmph C~ea Bll5ia DIP: Fee estalJlished to pay fer dmiaage Ilasia
iftlJll'6'lemeffis.
H. Interim ER 125 DIF: Fee established 16 pay fer eerl8i.B tfenSpBfIlltieB
faeiJ.mes iR the eastem area sf Cl=nda Vista te FeHeye !f8.flie eeBgesaeB
prierte eeBiHflIetisB efSR 125.
I E. Otay Water District Fees: OWD may require annexation to an existing
improvement district or creation of some other finance mechanism that
may result in specific fees being modified.
5.3.15.4. DEBT F:INANCE PROGRAMS:
The City of Chula Vista has a history of using assessment districts to finance a number of
street improvements, as well as sewer and drainage facilities. The Otay Municipal Water
District has used such improvement districts for water system improvements. Both
school districts have implemented Mello-Roos Community Facility Districts to finance
school facilities.
80
EastLab: Business Ccmer n
Suppl_ PFFP AmeDdmcnI
. ~
Resolution No. 2007-299
Pagi~ 7 ~ssessment Districts
Special assessment districts may be proposed for acquiring, constructing and/or
maintaining certain public improvements under the Municipal Improvement Act of
1913 and the Improvement Bond Act of 1915. The City has suspended the use of the
Lighting and Landscape Act of 1972 for new open space district fonnation due to tbe
passage of Proposition 218. The administration of the special assessment district is
the responsibility of the public agency.
B. Community Facilities District (CFD)
On January 13, 1998, the City Council adopted the "City ofChula Vista statement of
goals and policies regarding the establishment of Community Facilities Districts"
(CFD). The approval of this document ratified the use ofCFD's as a public financing
mechanism for:
. The construction and/or acquisition of public infrastructure, and
. The financing of authorized public services, including services provided by open
space districts.
On April 28, 1998, the City Council enacted the "Chula Vista Community Facilities
District Ordinance." lbis ordinance adopted the Mello-Roos Act with modifications
to accomplish the following:
. Incorporate all maintenance activities authorized by the "Landscaping & Lighting
Act of 1972" (1972 Act) and
. Include maintenance activities not listed in the "Mello-Roos Act" or the "1972
Act."
Special assessment financing may be appropriate when the value or benefit of the
public facility can be assigned to specific properties. Assessments are levied in
specific amounts against each individual property on the basis of relative benefit.
Special assessments may be used for both publicly dedicated on-site and off-site
improvements.
B C. Mello-Roos Community Facilities Act of 1982
The Mello-Roos Community Facilities Act of 1982 authorizes fonnation of
community facilities districts which impose special taxes to provide financing for
certain public facilities or services. Facilities which can be provided under the Act
include the purchase, construction, expansion, or rehabilitation of: Local park,
recreation, or parkway facilities; Elementary and secondary school sites and
structures; Libraries; and, any other governmental facilities that legislative bodies are
authorized to construct, own or operate. In addition, the City has enacted an
ordinance that adopted the Mello-Roos Act with modifications to accomplish the
maintenance of facilities.
81
EostLako Business Cenu:r D
Supplemental PFFP AmClldmeat
Resolution No. 2007-299
Page 25~.15.5. OTHER METHODS USED TO FINANCE FACILITIES:
General Fund:
The City of Chula Vista's general fund serves to pay for many public services throughout
the City. Those facilities and services identified as being funded by general fund sources
represent those that will benefit not only the residents of the proposed project, but also
Chula Vista residents throughout the City. In most cases, other financing mechanisms
are available to initially construct or provide the facility or service, then general fund
moneys would only be expected to fund the maintenance costs once the facility is
accepted by the City.
State and Federal Funding
Although rarely available to fund an entire project, Federal and State financial and
technical assistance programs have been available to public agencies, in particular the
public school districts.
The City was reeently awarded a $6 million State Grant to construct the
Montgomery/Otay Library.
Dedications
Dedication of sites by Developers for public capital facilities is a cornmon financing tool
used by many cities. In the case of the EastLake Business Center II project, the project
will dedicate public streets.
Developer Reimbursement Agreements
Certain facilities that are off-site of the EastLake Business Center II project and/or
provide regional benefits may be constructed in conjunction with the development of the
project. In such instances, developer reimbursement agreements may be executed to
provide for a future payback to the Developer for the additional cost of these facilities.
Future developments are required to pay back their fair share of the costs for the shared
facility when development occurs.
Special Agreements/Development Agreement
This category includes special development programs for financing special arrangements
between the City and the Developer such as credits against fees, waiver of fees, or
charges for the construction of specific facilities.
A development agreement can play an essential role in the implementation of the Public
Facilities Financing Plan. The Public Facilities Financing Plan clearly details all public
facility responsibilities and assures that the construction of all necessary public
82
EastLake Business Ccntc:r n
SuppJemen1lll PFFP Amenclmcnt
Resolution No. 2007-299
Paan~tJvements will be appropriately phased with actual development, while the
development agreement identifies the obligations and requirements of both parties.
5.3.15.6. Cumulative Debt
The City of Chula Vista has an established policy limiting the maximum debt to be
placed on a residential dwelling unit to an additional one percent above the property tax.
This policy was restated in the adopted Growth Management Program.
Like many other cities,' ChuIa Vista has long understood that it is not the only agency
which can utilize public finance mechanisms and, therefore, can not always guarantee
that the total debt will remain at or below a maximum of 2 percent. The City needs to
coordinate its debt finance programs with the other special districts which provide service
to the residents of Chula Vista to ensure that the cumulative debt does not become
excessive. Coordination is also necessary to guarantee all public facilities needed to
support a development can be financed and constructed as needed.
This project does not include any Assessment Districts. All required supporting
infrastructure is being paid by the Developer.
5.3.15.7. LIFECYCLE COST
Section 19.09.060 Analysis subsection F(2) of the Growth Management Ordinance
requires the following:
.....The inventory shall include Life Cycle Cost ("LCC") projections for each
element in 19.09.060(E) ... as they pertain to City fiscal responsibility. The LCC
projections shall be for estimated life cycle for each element analyzed. The model
used shall be able to identify and estimate initial and recurring life cycle costs...
Background
Life Cycle Costing (LCe) is a method of calculating the total cost of asset ownership
over the life span of the asset. Initial costs and all Subsequent expected costs of
significance are included in the LCC analysis as well as disposal value and any other
quantifiable benefits to be derived as a result of owning the asset. Operating and
maintenance costs over the life of an asset often times far exceed initial costs and must be
factored into the decision process.
LCC analysis should not be used in each and every purchase of an asset. The process
itself carries a cost and therefore can add to the cost of the asset. LCC analysis can be
justified only in those cases in which the cost of the analysis can be more than offset by
the savings derived through the purchase of the asset.
83
EastLote Business Ccntc< U
Supplemental PFFP Amcndma11
Resolution No. 2007-299
Page 2fl&r major factors which may influence the economic feasibility of applying LCC
arlalysis ~:
1. Energy Intensiveness - LCC should be considered when the anticipated energy costs
of the purchase are expected to be large throughout its life.
2. Life Expectancy - For assets with long lives (i.e., greater than five years), costs other
than purchase price take on added importance. For assets with short lives, the initial
costs become a more important factor.
3. Efficiency - The efficiency of operation and maintenance can have significant impact
on overall costs. LCC is beneficial when savings can be achieved through reduction
of maintenance costs.
4. Investment Cost - As a general rule, the larger the investment the more important
LCC analysis becomes.
Applications for LCC Analysis
The City of Chula Vista currently utilizes LCC analysis in determining the most cost
effective purchase of capital equipment as well as in the determination of replacement
costs for a variety of rolling stock. The use of LCC techniques takes place in the
preparation of the City's Five Year Capital Improvement Budget (CIP) as well as in the
Capital Outlay sections of the annual Operating Budget.
There are no project facilities that are not covered by LCC arlalysis. In these existing
processes, the City should require the use of LCC analysis prior to or concurrent with the
design of public facilities required by new development. Such a requirement will assist
in the determination of the most cost effective selection of public facilities.
84
EIslLoke B...u- Caller U
Supplcmtnlll PfFP Amendment
-'
~::';;;.lj r IUH J · g ,
fl!l!! (ifill 11111111
I:- I:- D
.J " " J J J t ~lill 1;1:lill'
~ I~~I
~ J.~ ..~I~ . . .~I~I~ .
a i ".1 L r....
.i ~ I~:
f II ~ ~Ii: I li...1 11I1I
!I
- "
.!lE
...,
~ Ii
&~
-: C:
=...
"''''
~-
-":I
d Ii
~ Ii
.:!-
!t
"
...
V)
oc
ummarv 0 stImate ees an ael lties or Area B 0
Facility Facility Fee Estimate13 DIF Pro2ram Timin2 Fundin2 Souree Finanein~
Descriotlon MethodS
TransDOrtation $2.3S8.924 TransDortation Facilities Concurrent wi Buildin" DIF consU Fee Pro~
TransDortation Facilities in Eastern Territories Permit exaction 'D
Traffic Si"nal 5268.08S" Traffic Sional Fee (527.70\ .. DIF exaction Fee Prolll'8lll
Subtotal !'O2 627 009
Potable Water 980 Zone To be Determined by City DIF fees do not aoolv Concurrent wi Final Map OWO CIP Fees Caoacitv Fees
OWO to the own and Exactions
Recvcle Water 9S0 Zone To be Determined bv City OIF fees do not aDoly Concurrent wi Final MID OWO CIP Fees Caoacitv Fees
OWO to the own and Exactions
Sewer Telel!r3oh Cvn. Unknown Telel!f8Dh Cvn. Gravitv Concurrent wi Buildin" CIPlDevelooment Fee Prolll'8lll
Gravitv~ Sewer Sewer Basin D1F Permit
Orain8l!e Connect to exist. Unknown No Draina"e D1F Per Ordinance Develo....r funrlpn Subdivision exaction
so
Schools No ..,ecitic facilitv N/A OIl' not renuired for schools Concurrent wi Final Mon Mello-Roos CFD CFO
Parks Park dedication & N/A Park Acouisition & Pav ral BId" Permit PAD Fees Fee Prol!ram
construction Develonment rp AD\ Fees
LiimiiV Pav PFDlF Fee N/A Public Facilities DIP Pay (iiJ Bldo Permit N/A Fee Pro....am
I Fire & EMS p"" PFDIF Fee 516470 Public Facilities DIF Pau tn\ Bldo Permit ~02lAC- Fee Prol!T3l1l
Police Pau PPOIF Fee t4 I 724 Pnblic Facilities OIF p.v (iiJ Bldo Permit 5 1.52S1 AC Fee pro.....m
Civic Pay PFOIF Fee 62.463 PuW"aciliUe- DIF Pa'; B Ido Permit $2.283AC Fee
COTnnrate Yard Pay PFOIF Fee 588.099 Public Facilities DIP Pavl Bldo Permit ~ 22n1AC Fee Pro""arn
Other Pay e 5148S7 Publjr F.cHj'ies DIP Pau Bldo Permit t~41/Ar Fee PrOl!rarn
Total !'O2 850 622
Table 5-24
EastLake Business Center II SUDDlemental PFFP Amendment
S fE" dF dF T" ~ &C
"tl:>;;J
~ ~
(1) 0
N-
oo~
00.
::l
Z
" This is an estimated fee. The actual fee will be calculated at the time of Dermit issuance.
.. Fees based on the worst case (see Tables SoS and S-61. The actual fee will be calculated at the time ofDermit issuance.
86
ElstLake Bus' ~.nter n
Supplement.1 PFI m1ment
l_
Resolution No. 2007-299
Page 281
APPENDIX A
EASTLAKE BUSINESS CENTER II
FISCALIMPACf ANALYSIS AMENDMENT
BY CIC RESEARCH
A-I
EastLake Business Center II
Supplemental PFFP Amendment
Appendix A
Resolution No. 2007-299
Page 282 A MEN D MEN T T 0 F I seA L IMP ACT R E P 0 R T
The purpose to this amendment is to determine the fiscal impact of the new land
use designations for the remaining 45 acres of the Eastlake Industrial Center. The land
use is changing from industrial to 16.7 acres of commercial retail, 5 acres of office, and
4.6 acres ofhoteUmotel. There will be 18.7 acres of industrial land remaining from the
original 45 acres. A brief description of the methodology of the study and a summary of
the results are presented in this report. Detailed tables of the fiscal impact analysis are
immediately following this summary report.
Methodology
The methodology is essentially the same as the previous fiscal impact analysis.
Two basic methodologies were utilized in estimating public agency revenues and
expenditures; the case study and the average cost/revenue method. The case study
method is based on specific characteristics of the project from which revenues can be
estimated. The case study method was used to estimate secured property tax the transient
occupancy tax (TOT) for the hoteUmotel site and some of the estimated sales taxes from
the hoteUmotel site. The average cost/revenue method develops per unit/acre costs and
revenues based on the associated costs/revenues allocated to that land use in the City of
Chula Vista. This method was used for all costs and the remainder of the revenue
categories. The cost factors used were developed by ERA for the updated 2007 City of
Chula Vista Fiscal Model.
Summary of Results
The following table presents the results of the fiscal impact associated with the
Eastlake commercial development. Fiscal revenues range from $146,000 in the first year
of development (2007) to $731,300 at build-out (2010). Fiscal expenditures range from
$237,800 in 2007 to $386,300 at build-out. The net fiscal impact from developing the
Eastlake II Annexation is negative in 2007 ($91,800 loss) and 2008 ($57,400 loss) but
becomes positive in 2009 ($306,500) and is positive at build out ($345,000). The large
positive impact in the final years is due to the hoteUmotel development.
A-2
EastLake Business Center II
Supplemental PFFP Amendment
Appendix A
Resolution No. 2007-299
Page 283 EASTLAKE BUSINESS CENTER II AMENDMENT
NET FISCAL IMPACT
Revenue Sources
Revenues (In Thousands)
2007 2008 2009
$25.5 $35.0 $78.7
$6.8 $9.2 $15.6
$0.9 $1.2 $2.9
$26.7 $33.4 $67.8
$33.9 $46.2 $77.9
$0.0 $0.0 $325.8
$32.3 $44.0 $74.4
$13.3 $15.2 $24.7
$6.6 $7.6 $12.3
$146.0 $191. 7 $680.1
Secured Property Tax
Unsecured Property Tax
Property Transfer Tax
Sales & Use Tax
Franchise Tax
TOT Tax
Utility Tax
Business License
Miscellaneous Revenues
TOTAL REVENUES
Expenditure Sources
Expenditures (In Thousands)
2007 2008 2009
$0.6 $0.7 $1.1
$80.2 $84.1 $110.6
$114.6 $120.1 $191.4
$42.4 $44.3 $70.5
$0.0 $0.0 $0.0
$0.0 $0.0 $0.0
$237.8 $249.1 $373.6
Legislative & Administrative
Development and Maintenance Services
Police
Fire
Cultural and Leisure
Non-Departmental
TOTAL EXPENDITURES
2010
$89.3
$18.3
$3.3
$75.3
$91.6
$325.8
$87.5
$26.8
$13.4
$731.3
2010
$1.1
$115.0
$197.6
$72.6
$0.0
$0.0
$386.3
Net (In Thousands)
2007 2008 2009 2010
$146.0 $191.7 $680.1 $731.3
$237.8 $249.1 $373.6 $386.3
($91.8) ($57.4) $306.5 $345.0
Source: ere Research. Inc. November 2007
TOTAL REVENUES
TOTAL EXPENDITURES
NET FISCAL IMPACT
A-3
EastLake Business Center II
Supplemental PFFP Amendment
Appendix A
Resolution No. 2007-299
Page 284 EASTLAKE BUSSINESS CENTER IT AMENDMENT
FISCAL IMPACT
DETAILED TABLES
Table 1
ABSORPTION SCHEDULE BY LAND USE
Land Use
PerUnitl
Net Acre Value
(OOO's)
Cumulative Developed and Occupied Units/Net Acres
2007 2008 2009 2010 Total
Total Industrial Acres
Total Commercial Retail Acres
Total Commercial Office Acres
Total Commercial Hotel Acres
Total Acres
$1,456
$1,409
$3,317
$3,261
0,0
16.7
0,0
0,0
16.7
6.0
16.7
0.0
0.0
22.7
Table 2
ASSESSED VALUE
Land Use
PerUnitl
Net Acre Value
(OOO's)
$1,456
$1,409
$3,317
$3,261
$8,736
$23,530
$0
$0
$32,266
12.0
16.7
5.0
4.6
28.7
18.7
16.7
5.0
4.6
45.0
Cumulative Assessed Value(OOO's)
2007 2008 2009 2010
Total Industrial Acres
Total Commercial Retail Acres
Total Commencial Office Acres
Total Commencial Hotel Acres
Total Acrel
$0
$23,530
$0
$0
$23,530
Table 3
Secured Property Tax Revenue (000s)
2006 Budget
For Secured Property Tax
$19,193,563
Secured Property Tax Revenue (OOOs)
2007 2008 2009
SECURED PROPERTY TAX REVENUES
$17,472
$23,530
$16,585
$15,001
$72,568
$27,227
$23,530
$16,585
$15,001
$82,343
2010
Total Assessed Values
Tax Rate
Total Chula Vista Share"
$23,530
$235
$26,5
$32,266
$323
$35.0
1.0%
10,1144%
$72,588
$726
$78.7
$82,343
$623
$89.3
18.7
16.7
5.0
4.6
45.0
" Derived from discussions with the County Assessors Office, the City receives 10.1144 % of the 1% property tax coliected on the
subject property
2006 Budget
For Unsecured Property Tax
Table 4
Unsecured Property Tax Revenue (OOO's)
$640,000
UNSECURED PROPERTY TAX
Tax Per
Acre
2008
2010
2007
TOlallndustrial Acres
Total Commencial Retail Acres
Total Commercial Office Acres
Total Commercial Hotel Aeres
Total Unsecured Property Tax
$405
$405
$405
$405
$0.0
$6.8
$0.0
SO.O
$6,8
$2.4
$6.8
$0.0
SO.O
$9.2
2009
$4.9
S6.8
$2.0
S1.9
$15.6
$7.6
$6.8
$2.0
$1.9
$18,3
A-4
EastLake Business Center II
Supplemental PFFP Amendment
Appendix A
-'
Resolution No. 2007-299
Page 285 Table 5
ESTIMATED PROPERTY TRANSFER TAX REVENUES
2006 Budget
For Property Transfer Tax
IndustriallCommeltial Resale Ratio (14 years)
Product
T otallndustrial Acres
Total Commercial Retail Acres
Total Commercial Office Aaes
Total Commercial Hotel Acres
Total Property Transfer Tax
Sales Taxes From New Demand
Sales Taxes Collected 2006
Estimated Non-Local Demana %
Estimated Local Demand
Local Demand Breakdown
Residential
Commercial (induding Office and HOlel)
Industrial
Other (Govemment. Schools, ete)
Total Local Demand
Commercial (induding Office and Hotel)
Industrial
Per Acre
Commercial (including Office end Hoter)
Industrial
$2,407,777
0.00003929
Tax Per
Acre
$59
$54
$140
$130
Property Transfer Tax (00Ds)
2007 2008 2009
$0,0 $0.3 $0,7
$0.9 $0.9 $0.9
$0,0 $0.0 $0.7
$0.0 50.0 $0.6
$0,9 $1,2 $2.9
2010
$1.1
$0.9
50.7
50.6
53.3
Table 6
ESTIMATED SALES TAX REVENUES
$ 26,788,000
280%
$ 19,287,360
75%
10%
5%
10%
$ , ,928,736
$ 964 ,368
$ 1,598
$ 1,112
Additional Salea Tax From HotellMolel Guests'
Avg. Dairy Spending Per Capita HotellMotel VISitor ~
Excluding LodQing Expe~ . .
HotellMotel- Excluding Lodging Expense And Adjusted By
Lodging Rate
Estimated Percentage of Expenditures Taxa~ in Chula Vista
Number of Rooms
Estimated Occupancy Rate
Taxable Sales
Tax Rate 10 City of Chula Vista
Estimated Annual Sales Taxes From EastJake HoteJIMotel
Per Acre Estimate Of Sa~s Taxes Generated By Visitors
2006 Budget
For Sales Tax
land Use
Total industrial Aaes
Total Commercial Retail Acres
Total Commercial Office Aaes
Total Commercial Hotel Aaes
Tom' 8.1.. To:
$26,788,000
Sales Tax
Per UnltlAae
$1,112
$1,598
$1,598
$4,301
5 94.51
$ 91.60
37%
150
87%
$ 1,243,248
1%
5 12,432
$ 2,703
City of Chula VOlta'. Share of Sales Tax (OODs)
2007 2006 2009 2010
$0.0 $6.7 $13.3 $20.8
$26.7 $25.7 $25.7 $25.7
$0.0 50.0 58.0 $8.0
$0.0 50.0 519.8 519.8
$2&.7 $33.. $&7.B $75.3
'Visitor spending is based on CiC Researcl1'. "2006 San Die90 VosIlor Survey" conducted for San Diego CONYIS
A-5
EastLake Business Center II
Supplemental PFFP Amendment
Appendix A
Resolution No. 2007-299
Page 286
Table 7
ESTIMATED FRANCHISE FEES
2006 Budget
For Franchise Fees
$6,700,000
Per Aae
Land Use
Total Industrial Acres
Total Commercial Retail Acres
Total Commercial Office Acres
Total Commercial Holel Acres
Total Franchise Fees
$2,047
$2,027
$2,027
$2,027
Franchise Fee Revenue (000'5)
2007 2008 2009
SO.O $12.3 $24.6
$33.9 $33.9 $33.9
$0.0 $0.0 $10.1
$0.0 $0.0 $9.3
$33.9 546,2 $n.9
2010
$38.3
$33.9
$10.1
$9.3
$91.6
Table 8
ESTIMATED TRANSIENT OCCUPANCY TAX
Number of rooms 150
Estimated Room Rate' $ 85
Occupancy Rate' 70%
Number of Days 365
Yearly Room Sales $ 3,257,625
T.O. Tax Rate 10%
Estimated T.O. Tax $ 325.763
Per Acre $ 70,818
2006 Budget
For Transient Occupancy Tax
$2,410.301
Transient Occupancy Tax (OOO's)
Land Use
Total Hotel Acres
Total Transient Occupancy Tax
TOT per UniVNel
Acre
$70,818
2007
$0.0
$0.0
2008
$0.0
$0.0
20D9
$325.8
$325.8
2010
$325.8
$325.8
. Estima1ed room rate and occupancy rate was based on Sm~h Travel Research, AnnuaI200s, which reporled the following:
Occupancy Rate: South and East 50 County 69%: 50 County Mldprloe 70%: SO County 150 Room 75%
Room Rate: South and East SO County $64; 50 County Midprlce $91; SO County 150 Room $131
Estimates reflect a conservative approach to forecasting room rates and occupancy rate.
A-6
EastLake Business Center II
Supplemental PFFP Amendment
Appendix A
~
Resolution No. 2007-299
Page 287
Table 9
ESTIMATED UTILITY TAX
, 99912000 Budget
For Utility Tax
$6.400,000
Utility Tax Revenue (000's)
Total Industrial Acres
Total Commercial Reta~ Acres
Total Commercial Office Acres
Total Commercial Hotel Acres
Total Utility Tax
Tax per
UnitlNet Acre 2007 200B 2009 20'0
$1,955 $0.0 $1'.7 S23.5 S36.6
S',936 S32.3 $32.3 S32.3 $32.3
S',936 $0.0 SO.O $9.7 $9.7
S',936 SO.O SO.O SB.9 SB.9
S32.3 $44.0 S74.4 SB7.5
Table '0
ESTIMATED BUSINESS LICENSE REVENUE
2006 Budget
For Business license Tax
$, .229.948
Land Use
Average
Business License
Fee Per Acre
Business License Fe.. (OOO's)
2007 200B 2009
20'0
Total Industrial Acres
Total Commerdal Retail Acres
Total Commercial Office Acres
Total Commercial Hotel Aaes
Total Business Ucense Tax
S3'2
S795
$795
$795
SO.O
S'3.3
SO.O
SO.O
$13.3
SI.9
S'3.3
$0.0
$0.0
S'5.2
S3.7
S13.3
$4.0
$3.7
S24.7
S5.8
$'3.3
$4.0
$3.7
$25.8
Table "
ESTIMATED MISCELLANEOUS REVENUES
Allocation of Budget
Per Per Per
Total House Comm. Ind.
Budael Residential Commercial Industrial !.!nJl ~ Acre
$108,877 $'06,677 $1.46
S16.800,OOO $16,eOO,000 $225.'6
$3.858,091 $3.375,830 S366,5'9 $' '5,743 $45.25 $303.74 $133.42
$279,645 5279,645 $3.75
$411,565 $308,674 $4.''''
$574,183 5430,637 $' 09,095 $25,B38 $5.77 $90.41 $29.78
$900.000 $900,000 $'2.06
$22.932.161 $22.203,463 $475,6'3 $141,58' $297.61 $394.15 $'63.20
Per Unit/Acre
2006 Budget
Animal license & Bicycle Licenses
Motor Vehicle Licenses
Gas Tax
Law Enforcement Fines
Other FlOeS
Parking Citations
Charges for Current Services
R.ecreation Proaram
Total Misc. Revenue
Land Use
Per Unit/Acre
Miscehaneous R.evenue (OOO's)
2007 2008 2009
$0.0 $1.0 $2.0
$6.6 $0.6 $6.6
$0.0 $0.0 $2.0
$0.0 $0.0 $, .8
$6.6 $7.6 $'2.3
Total Industrial Acres
Total Commercial Retail Acres
Total Commercial Office Acres
Totill Commercial Hotel Acres
Total Miscellaneous Revenues
$'63
$394
$394
$394
20'0
$3.1
$6.6
$2.0
$1.8
$13.4
A-7
EastLake Business Center IT
Supplemental PFFP Amendment
Appendix A
Resolution No. 2007-299
Page 288
legislative & Administrative
Table 12
ESTIMATED LEGISLATIVE AND ADMINISTRATIVE EXPENDITURES
Estimated Cost (OOO's)
2008 2009
2007
Total Indusbial Acres $ 9,84 per acre $0.000 $0.060 $0.120
Total Commercial Retail Acres S 37.30 per acre $0.520 $0.520 $0.520
Total Commercial Office Acres $ 40.28 per acre $0.000 $0.000 $0.200
Total Commercial Hotel Acres S 23.84 per acre $0.000 $0.000 $0.110
Total Leglslativ. & Admlnlstrativ. $0.520 $0.580 $1.050
2010
$0.180
$0.520
$0.200
$0.110
$1.110
Table 13
ESTIMATED DEVELOPMENT AND MAINTENANCE SERVICES EXPENDITURES
Estimated Cost (OOO's)
Development and Maintenance Services 2007 2008 2009 2010
Totallndusbial Acres $ 650.98 per acre
Total Commercial Retail Acres $ 4,802.27 per acre
Tola' Commercial Office Acres $ 3,099,43 per acre
Total Commercial Hotel Acrell $ 1.541.40 per acre
Total Development and Maintenance Service.
$0.000
$80.200
$0.000
$0.000
$80.200
$3.910
$80.200
$0.000
$0.000
$84.110
$7.810
$80.200
$15.500
$7.090
$110.600
Police
Table 14
ESTIMATED POLICE SERVICES EXPENDITURES
Estimated Cost (OOO's)
2007 2008 2009
$12.170
$80.200
$15.500
$7.090
$114.950
2010
Totallnduatrial Acres
Total Commercial Retail Acres
Total Commercial Office Acres
Total Commercial Hotel Acres
Total Police
$ 918.58 per acre $0.000 $5.500 $11.000
$ 6,860.31 per acre $114.570 $114.570 $114.570
$ 6,860.31 per acre $0.000 $0.000 $34.300
$ 6,660.31 per acre $0.000 $0.000 $31.560
$114.570 $120.070 $191.430
A-8
EastLake Business Center II
Supplemental PFFP Amendment
Appendix A
$17.140
$114.570
$34.300
$31 .560
$197.570
c
Resolution No. 2007-299
Page 289
Fire
Table 15
ESTIMATED FIRE SERVICES EXPENDITURES
Estimated Cost (ODD's)
2007 2008 2009
2010
Total Industrial Acres
Total Commercial Retail Acres
Total Commercial Office Acres
Total Commercial Hotel Acres
Total Fire
S 313.56 per acre $0.000 $1.880 $3.760
$ 2,538.77 per acre $42.400 $42.400 $42.400
$ 2,538.77 per acre $0.000 $0.000 $12.690
$ 2,538.77 per acre $0.000 $0.000 $11.680
$42.400 $44.280 S70.530
Table 16
ESTIMATED CULTURAL AND LEISURE EXPENDITURES
Estima1ed Cost (OOO's)
2007 2008 2009
Cultural and Leisure
$5.00
$42.401
$12.69'
$11.681
$72.63'
2010
Total Industrial Acres
Total Commercial Retail Acres
Total Commercial Office Acres
Total Commercial Hotel Acres
Total Cultural and Leisure
S per acre SO.OOO SO.ooo SO.OOO
$ per acre $0.000 $0.000 $0.000
$ per acre $0.000 $0.000 $0.000
$ per acre $0.000 $0.000 $0.000
$0.000 SO.OOO $0.000
Table 17
ESTIMATED OTHER NON-DEPARTMENTAL EXPENDITURES
Estimated Cost (OOO's)
2008 2009
SO.OOO $0.000
$0.000 SO.OOO
$0.000 $0.000
$0.000 SO.OOO
$0.000 $0.000
Non-Departmental
Tolallndusbial Acres
Total Commercial Retail Acres
Tolal Commercial Office Aer.s
Total Commercial Hotel Acres
Tolal Non.Deparbnenlal
$
$
$
S
per acre
per acre
per acre
per acre
A-9
2007
$0.000
$0.000
SO,OOO
$0.000
SO.OOO
EastLakc Business Cent<r II
Supplemental PFFP Amendment
Appendix A
$0.000
$0.000
$0.000
$0.000
$0.000
2010
$0.000
$0.000
SO.OOO
$0.000
$0.000
Resolution No. 2007-299
Page 290
TABLE 18
NET FISCAL IMPACT
Revenue Sources
Revenues (In Thousands)
2007 2008 2009
$25.5 $35.0 $78.7
$6.8 $9.2 $15.6
$0.9 $1.2 $2.9
$26.7 $33.4 $67.8
$33.9 $46.2 $77.9
$0.0 $0.0 $325.8
$32.3 $44.0 $74.4
$13.3 $15.2 $24.7
$6.6 $7.6 $12.3
$146.0 $191.7 5680.1
Secured Property Tax
Unsecured Property Tax
Property Transfer Tax
Sales & Use Tax
Franchise Tax
TOT Tax
Utility,Tax
Business License
Miscellaneous Revenues
TOTAL REVENUES
Expenditure Sources
2010
$89.3
$18.3
$3.3
$75.3
$91.6
$325.8
$87.5
$26.8
$13.4
$731.3
Expenditures (In Thousands)
2007 2008 2009 2010
$0.6 $0.7 $1.1 $1.1
$80.2 $84.1 $110.6 $115.0
$114.6 $120.1 $191.4 $197.6
$42.4 $44.3 $70.5 $72.6
$0.0 $0.0 $0.0 $0.0
$0.0 $0.0 $0.0 $0.0
$237.8 $249.1 5373.6 5386.3
Legislative & Administrative
Development and Maintenance Services
Police
Fire
Cultural and Leisure
Non-Departmental
TOTAL EXPENDITURES
Net (In Thousands)
2007 2008 2009 2010
$146.0 $191.7 $680.1 $731.3
$237.8 $249.1 $373.6 $386.3
($91.8) (557.4) 5306.5 5345.0
Source: CIC Research. Inc. November 2007
TOTAL REVENUES
TOTAL EXPENDITURES
NET FISCAL IMPACT
A-IO
EastLake Business Center II
Supplemental PFFP Amendment
Appendix A
Resolution No. 2007-299
Page 291
APPENDIX B
WATER WILL SERVE LEITER (OMWD)
B-}
EastLake Business Center II
Supplemenlal PFFP Amendment
Appendix B
Resolution No. 2007-299
Page 292
.. , .
.. ", ".,
. ....._- .."
o
......"Dr,liooled to CoI"nU~nils gWUllN:!
Mr. Ben Guerrero
Environmental Projects Manager
.Chuta Vista Planning Department
276 Fourth Ave MSP-100
Chuta Vista, CA 91910
2S5ol~SI'AlNGS 8Ol.A..EYARD. IP'INGWtoUlY,C"lJI'ClI'IJU,'IIl1a.JOlW
TElB'HCNE:670-2222,APEACODE'1' _~.gcw
. Project No.; P1438-000001
\@~~reilV~I\Ql\ Activity: 3111
ku JUI-I 1 9 2067 i
PLI>,NNING
SUBJECT: WILL SERVE LETTER FOR HIGH RISE BUILDINGS IN
THE EASTLAKE BUSINESS DISTRICT
Dear Mr. Guerrero:
This letter is in response to a request made by you for Otay Water District to provide a
letter indicating that the project will be provided adequate potable water service and
long-tenm water storage facilities.
(7) Tbhe OtaYfWaterdDistri~cthasThthed tenmil.nallon~I-ltebrm wal~r dstoragke callPacify 10 servd~tri~cte
.~ a ove re er,mee proJe. e eve oper WI e require ma e a necessary IS
deposits to cover engineering and inspection costs. In addition, fire flow calculation for
the business district is attached with a separate letter.
Any additional fees will be collected upon the sale of water meter(s) for this project.
Usually the meter purchase(s) occur in advance of Ihe properties being dedicated to the
. . City: With this in mind, O\8y Wat"r District has .no objection to . the recondation of the
"fInal map".
Should you have any further concern, please call me at (619) 670-2243.
. Sincerely, .
rr~TTR DISTRICT
? 1/JvMZ- T~
David T. Charies
. Public Services Manager
.DTC:jrf
'J
"J
PLeASE NOTE: .
This approval or<<v.llabllity Is subjl'Ct tll IIlII Otay W.1er Cistrlct tIIqulfwmenl,s in effKt <<t the time of .ppUcaUon for service.
~TTEMllM...LIER'otEUIClG1\WURVEI.ET'fat!AnLAKl:~SDISTI1:lCT"'l_"
B-2
EastLake Business Center II
Suppiemental PFFP Amendment
Appendix B
Resolution No. 2007-299
Page 293
APPENDIX C
FIRE FLOW CALCULA nONS
c.!
EastLake Business Cenler II
Supplemental PFFP Amendment
Appendix C
Resolution No. 2007-299
Page 2~4 ..' .
4.__...._ ..._.
. '-'._"'__"-J"~
)
.3Dr.dicn(en fo.Con'lmunily .Q,fl;llUiCC"
25.5olSWllEE'TWA1VlSPAlNGS8OIJLf\IllI:IO,Sf'RWGVAI.UY,CAL.FClf'VlM"IJS.alOt
~:&1Oomt,AAEI\CODE&1' _.~.gov
June I~. 2007
i'[D)~~~O~~,~!
IlJill JUN 1 9 2007 i I
L PLANI'~
W.O. PI438-OO300DO
Activity: 3104
Benjamin Guerrero
Environmental Projects Manager
ChulA Vista Planning Department
276 Fourth Ave MSP -1 00
Chul. ViSle, CA 91910
SUBJECT: Fire flow caJculations for Eastlake Business District
Mr, Glien-eTO.
..
) h.
,
c.
d.
e.
Fire flow calculations for the subject site were performed by District staff using MWH Soft. lne.. H20
map water. Version 6.0. under the following assumptiom::
The water level in the storage facility at Ihc time of a fire is at the minimum o))erBtionalleve) that
typically occurs during peak-bour demand conditions.
The prescnoed two-hOUT fire duration coincides with a maximum day demand condition.
Into and out of the pressure :zone where a fiZ"ll is occurring. all Agency booster pumps DTe otTo
Areas outside the fire circumference in the same pressure zone maintain I. minimum pressure of
20 PSI.
Current static presSUI"C ~ on hydraulic grade line calculations is: 123 PSI
The results are as follows:
STAncPRESS~:
,'-:.',
RESIDUAL PRESSURE:
88.6
PSI-(SY.stu" demand only at
marimum day condition)
PSI (Syslem and fire /I""' demand of
2,$00 gQllonl pw minute)
GPM
GPM
104.5
FLOW @ 40 PSI:
. FLOW @ 20 PSI:
619S
7311
A hydrant system curve is also attached for your reference.
Sincerely,
THE OTAY WATER DISTRiCT
ENGINEERiNG PUBUC SERYlCES
)
r:llWltofVt"..tto- ~"J\F''''E n.ow l.CTTEI. LCS1IAlrE /JUS/HUS DIST~'CTH-/4-f7.
C-2
EastLake Business Center II
Supplemental pm Amendment
Appendix C
~
Resolution No. 2007-299
Page 295
~-
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EastLake Business Cent..- II
Supplemental PFFP Amendment
Appendix C