HomeMy WebLinkAbout2008/04/08 Item 5
CITY COUNCIL
AGENDA STATEMENT
~'Yf::. CITY OF
u .~ CHULA VISTA
AprilS, 200S, Item~
ITEM TITLE:
PUBLIC HEARING: PCM 07-21: Consideration of amendments to
the EastLake III Sectional Planning Area Plan (PCM-07-21) and
associated regulatory documents, and Planned Community District
Regulations and Land Use Districts Map. The IS.4-acre site is
located at the southwest comer of Olympic Parkway and Wueste
Road within the EastLake III Planned Community.
RESOLUTION of the City Council of the City of Chula Vista
considering the addendum to FSEIR-OS-02; approving amendments to
the EastLake III Sectional Planning Area Plan, Public Facilities
Financing Plan and associated regulatory documents for lS.4 acres at
the southwest comer of Olympic Parkway and Wueste Road; and
approving the Agreement to Post Security for Affordable Housing
Obligation related to EastLake III between the City, The EastLake
Company, LLC and PRII Windstar Pointe Master, LLC.
SUBMITTED BY:
REVIEWED BY:
ORDINANCE of the City of Chula Vista approving amendments to
the EastLake III Planned Community District Regulations and Land
Use Districts Map for lS.4 acres at the southwest comer of Olympic
Parkway and Wueste Road.
CIty Manager
Assistant City Mager ;-
4/5THS VOTE: YES D NO 0
BACKGROUND
PRII Windstar Pointe Resort Master LLC ("Windstar," the "Applicant," or the "Developer") is
proposing to develop an apartment project, consisting of 494 units, on a lS.4-acre buildable
portion of a 30.S-acre site (the "Windstar Pointe Resort Project" or the "Project"). The remaining
12.1 acres are dedicated open space. The Project site is located at the most easterly boundary of
the EastLake III planned community (see Attachment 1- Locator Map). In order to achieve this,
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Page 2, Item~
Meeting Date: 4/08/08
the Applicant is requesting to remove the existing "Active Seniors" designation and replace it
with a new designation that allows for the development of a market-rate multi-family residential
project. Furthermore, the 494 units associated with the Project require an additional 25 units of
Low-Income housing, which the EastLake III planned community intends to satisfY in
accordance with the terms of the "Agreement to Post Security for Affordable Housing
Obligation."
ENVIRONMENTAL REVIEW
The Environmental Review Coordinator has reviewed the proposed Project for compliance with
the California Environmental Quality Act ("CEQA") and has determined that the Project was
covered in previously adopted Final Subsequent Environmental Impact Report, EastLake III
Senior Housing Project, FEIR 05-02. The City's Environmental Review Coordinator has
determined that only minor technical changes or additions to this document are necessary and
that none of the conditions described in Section 15162 of the State CEQA Guidelines calling for
the preparation of a subsequent document have occurred; therefore, the Environmental Review
Coordinator has prepared an addendum to this document, Final Subsequent Environmental
Impact Report, EastLake III Senior Housing Project, FEIR 05-02.
RECOMMENDATION
That the City Council: (1) consider the Addendum to FEIR 05-02; (2) adopt the Resolution
approving amendments to the EastLake III Sectional Planning Area Plan, Public Facilities
Financing Plan and associated regulatory documents for 18.4 acres based upon the findings and
subject to the conditions contained therein; and approving the "Agreement to Post Security for
Affordable Housing Obligation;" and (3) adopt the Ordinance approving amendments to the
EastLake III Planned Community ("PC") District Regulations and Land Use District Map for
18.4 acres subject to the findings contained therein.
BOARDS/COMMISSION RECOMMENDATION
On January 28, 2008, the Design Review Committee ("DRC") approved the Project with minor
revisions requested to the architecture and design. The DRC stated that the Project has been well
conceived and is highly compatible with the City's overall Design Guidelines, as well as those
design guidelines contained in the EastLake III Sectional Planning Area ("SPA") Plan.
On February 13, 2008, the Planning Commission voted (6-1-0-0) to recommend that the City
Council consider the addendum and adopt the Ordinance and Resolution approving this Project.
The Commission discussed the Project requirement for providing affordable housing units and
then made the recommendation that the City Council consider that the affordable housing units
be placed on the adjacent Olympic Training Center ("OTC") site, if feasible.
The Housing Advisory Committee voted (5-0) at their 4/2/08 meeting recommending that City
Council approve the Affordable Housing Agreement with an amendment to increase the in-lieu
fee contribution commensurate with inflation.
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Page 3, Item~
Meeting Date: 4/08/08
DISCUSSION
Background:
In June 2006, an amendment to the General Plan, as well as the EastLake III General
Development Plan ("GDP") and SPA was approved in order to change the Visitor Commercial
Land Use Designation to Residential High in order to accommodate a 494-unit active seniors
condominium project. While the project received the necessary SPA amendment prior to going
forward to the DRC for approval of the actual development project, the applicant withdrew the
request for economic reasons. Following the previous applicant's (pu1te) cancellation of the
escrow, The EastLake Company sold the site to Windstar in January 2007.
Because the previous land use entitlements were approved in June 2006, this current Project
being requested does not require any amendments to the Chula Vista General Plan or any
amendment to the EastLake III GDP. Only minor amendments are proposed to the EastLake III
SPA Plan, PC District Regulations and Land Use District Map, and other associated regulatory
documents. These amendments consist primarily of deleting the recently created RMS ("Multi-
Family Seniors") land use district specifically for the previously proposed Seniors project and
replacing it with a new Residential Mu1ti Family 1 ("RM-l") land use district, which would not
be restricted to seniors, for the newly proposed Project. The parcel size and density is the same
as the EastLake III Seniors project would have been (18-27 dulac). The PC District Regulations
are being amended to reflect the lower height of buildings (3 story and 4 story) and the parking
requirement is being changed to be consistent with City requirements for apartment projects. The
dwelling unit total is exactly the same as before (494 units) and the development pad is the same
size.
Windstar is requesting the above-mentioned EastLake III amendments to accommodate the
Windstar Pointe Resort residential project.
Project Site Characteristics:
The site is situated at the most easterly portion of the EastLake III planned community. The
community is fully developed, except for the subject property and a l2-acre commercial site to the
north of the OTC. The approximate 18.4-acre site is located on the south side of Olympic Parkway
terminus, bounded by the OTC to the west and south, a future retail commercial site to the north of
and fronting on Olympic Parkway, and Lower Otay Lake east of Wueste Road. The Vistas Mountain
Hawk community park is to the northeast (see Attachment 1 - Locator Map).
The site has been graded as part of the EastLake III project, resulting in an approximately 10-15-
foot high manufactured slope at the top of a 40- foot high natural slope at the eastern and
southern edge of the site.
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Page 4, Item 5
Meeting Date: 4/08/08
Existing General Plan, SPA Land Use Designations and land uses
General Plan CV Mnnicipal PC District Land Existing Land Use
Code Zoning Use Designation
Site Residential High; Planned Residentiai High; Vacant
Open Space Community ("PC") Open Space
North Commercial Retail Planned Village Commercial Vacant
Community ("PC")
South Public Quasi Public Planned Conununity Public Quasi Public Olympic Training
("PC") Center
East Open Space Open Space ("OS") Not a part Lower Otay
Reservoir
West Public Quasi Public Planned Community Public Quasi Public Olympic Training
("PC") Center
Project Description:
The proposed amendments are more specifically described below:
EastLake III SPA - Text/Map
Change the Site Utilization Plan Map to remove the references to the EastLake III Seniors
project on VR 13 and add the Windstar Pointe Resort apartment project.
(See Attachment 6, SPA tab.)
EastLake III Planned District Regulations - Land Use Districts Map
Change the designation of the land use district for the Project site from RMS to RM-l.
(See Attachment 6, PC District Regs. tab.)
Design Guidelines
Update the Design Guidelines to include the conceptual design for the Windstar Pointe Resort
Project.
(See Attachment 6, Design Guidelines tab.)
EastLake III Planned District Regulations - Text Amendments
Delete permitted uses from Table B for RMS and add permitted uses for RM-l. Delete
development standards for RMS and add development standards for RM-l for Windstar Pointe
Resort based on the site plan.
(See Attachment 6, PC District Regs. tab.)
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Page 5, Item~
Meeting Date: 4/08/08
Public Facilities Finance Plan ("PFFP")
Amend the applicable sections of the PFFP to reflect the change in Project characteristics for the
18.4-acre Project site.
(See Attachment 7.)
Affordable Housing
Amend the Affordable Housing program to reflect the Windstar Project proposal.
(See Attachment 6, Affordable Housing Tab.)
Air Ouality Improvement Plan
Amend the Air Quality Improvement Plan to reflect the change in Project characteristics for the
I 8 A-acre Project site.
(See Attachment 6, AQIP tab.)
Water Conservation Plan
Amend the Water Conservation Plan to reflect the change in Project characteristics for the
I 8 A-acre Project site.
(See Attachment 6, WCP tab)
Analysis:
Land Use
The site is designated Residential Multiple-Family and was changed from Visitor/Tourist
Commercial by Pulte Homes in 2006 in order to accommodate a proposed residential
condominium project for active seniors 55 years of age and above.
Staff believes the current Project proposal by Windstar is very comparable to the Pulte Homes
project in terms ofland use, density, design, amenities and environmental preservation (35% of
the 30.5-acre parcel will be devoted to natural open space). Upscale market rate rental housing
does not exist in Eastern Chula Vista and this Project will expand the diversity of product types
within the community. The proposed Project is compatible with the OTC and the surrounding
land use designations. The addition of 494 residential units could generate over 1,000 residents,
and enhance the overall OTC and future 12-acre Retail Commercial center to the north.
Housing staff has analyzed the impact of changing from a senior to a market rate product for the
Project site. Policy H 6.2 of the Housing Element of the City's General Plan encourages
development of new senior housing services, along with alternative housing types in locations
with easy access to necessary services. Staff believes the three existing affordable senior housing
projects located east of Interstate 805 (totaling approximately 309 units) along with a new Senior
Assisted Living facility containing an additional 167 units, will provide adequate housing for
seniors who make up approximately 18% of the total population of the City. At the same time,
the proposed Windstar Project will provide market rate rental units, which are in short supply in
the eastern portion of the City.
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Page 6, Item ~
Meeting Date: 4/08/08
EastLake III SPA Plan Amendment
The amendment to the SPA defines the development parameters, including the implementation
of the proposed GDP land use designation, urban design criteria, circulation, public facilities,
Water Conservation Plan, Air Quality Improvement Plan and other necessary components to
ensure the proper integration of the Windstar Pointe Resort Project into the existing surrounding
residential, commercial and public-quasi public uses.
The proposed land use change of 18.4 acres from Residential Multiple Family Seniors ("RMS")
to Residential Multiple Family is a change in name only. The only difference is the change from
age-restricted occupancy to non-age restricted occupancy and the change from for sale units to
rental units. The other changes to the EastLake III SPA Plan are minor updates in language and
do not involve any substantive policy or planning issues
EastLake III PC District Regulations Amendments
The EastLake III PC District Regulations function as the zoning regulations for the Project. The
PC District Regulations provide standards and regulations to guide the development of the site
and ongoing regulation of the use of the property. These regulations are applied in conjunction
with the EastLake III Design Guidelines to ensure the uses within the Project are compatible and
well designed.
The EastLake III PC District Regulations were adopted in 2001. This amendment only affects
the subject 18.4 acres changing from Residential Multiple Family Residential Seniors to
Residential Multiple Family Residential.
The amendment consists of eliminating the description, provisions and development regulations
associated with the EastLake III Seniors RMS land use district; and adding a new description,
provisions and development regulations for the Windstar Pointe Resort Residential Multi-Family
("RM") land use district. The remaining provisions of the EastLake III PC District Regulations
remain unchanged.
Building Height! Architecture
Similar to the Senior Project, the Applicant is requesting a maximum height of 4 stories and 50
feet. However, because the Motor Court portion of the Project (visible from Olympic Parkway)
is lower (3 stories/35 feet) a Visual Simulation Exhibit was prepared by the Applicant that
clearly shows that the proposed Project would have fewer visual impacts than the previously
approved Project (see Attachment 4). The total number of dwelling units remains unchanged at
494. In addition, buildings will be designed with more articulation including deeply recessed
balconies, varied roof heights, canopies, trellises and courtyards.
Parking
At the time the previous 2006 amendment was adopted, it was anticipated the site would be
developed with a seniors-only housing project. As such, less restrictive parking standards were
adopted than is typical for multi family development. Because the proposed Project is not
restricted by age, the parking standards for the new RM-11and use district will be the same as for
all other multi family developments. A total of921 parking spaces will be provided, which is 38
parking spaces in excess of the 883 spaces required.
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Page 7, Item 5
Meeting Date: 4/08/08
EastLake III SPA Amendments - Associated Regulatorv Documents
Desifm Guidelines:
The EastLake III Design Guidelines stipulate design parameters that pertain to site planning,
landscape architecture, architecture and signage for the 18.4-acre site. The Design Guidelines
contain illustrations and written requirements to implement the design ideas presented therein.
Some of the urban design guidelines also emphasize quality design, site development character
and conceptual building/parking/open space relationships within the Project. Because of the
importance of unifying themes and designs over an extended period of time until full build out
(approximately 2 years), the Design Guidelines are utilized to ensure overall consistency while
allowing for flexibility on the part of the DRC at the detailed site plan level. The EastLake III
Design Guidelines have been updated to include the conceptual design for the Windstar Pointe
Resort Project, to ensure that the physical appearance will compliment the type of other
developments within the EastLake III planned community.
EastLake III Public Facilities Finance Plan:
The proposed Public Facilities Financing Plan (PFFP) has been prepared by City consultants
based on water, sewer, traffic, drainage, biology and other technical studies. As required by the
City's Growth Management Ordinance, the proposed amendment to the EastLake III PFFP
analyzes the impact on public facilities and services and identifies the required public facilities
and services needed to serve the 18.4-acre site of the Windstar Pointe Resort Project parcel to
maintain consistency with the City's Quality of Life Threshold Standards. The PFFP describes in
detail the cost, financing mechanism and timing for constructing public facilities.
The public facilities needed to serve the Project will be guaranteed by placing conditions of
approval on the design review permit, payment of outstanding fees at the building permit stage,
and/or continuing payment of bond payments under the approved Community Facilities Districts
("CFDs") to finance or maintain public facilities. The PFFP consists of the analysis of
transportation, drainage, water, sewer, fire, schools, libraries, parks, and fiscal impacts of the
Project, and are discussed as follows:
Transportation
A traffic impact analysis was prepared by traffic consultant, Linscott, Law and Greenspan, dated
December 2007. The analysis concluded that the proposed Project, Windstar Pointe Resort,
would not cause any impacts to the surrounding street network and intersections requiring
mitigation beyond those identified within FEIR 05-02. The traffic analysis for the proposed
Project analyzed changes in trip distribution within the Project site, traffic volumes, LOS levels,
projections, regional systems, cumulative projects and traffic related impacts upon the General
Plan Update Circulation Element and circulation system and roadways. As identified within the
traffic analysis, the proposed Project results in approximately 2,964 average daily trips ("ADT")
per SANDAG trip generation figures. This marks an increase of 988 ADTs from the previously
approved Senior Housing Project. However, the prior installation and operation of the signal
light at Wueste Road and Olympic Parkway and the opening in Fall 2007 of the SR-125, and
required compliance with the mitigation measures identified within the EastLake III Senior
Housing Project Final Subsequent Environmental Impact Report FEIR 05-02, will offset any
additional traffic volume associated with the Project. No significant traffic impacts were
identified in the traffic analysis, and the existing mitigation measures contained in EIR 05-02
have been determined to be equally applicable to the proposed Project
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Page 8, Item 5
Meeting Date: 4/08/08
Circulation:
The Windstar Pointe Resort Project will be served by Olympic Parkway, a Four-Lane Major
Arterial Road. Regional access will be provided primarily by SR-125, approximately two miles
to the west. The new toll road opened for traffic in November 2007. Interstate 805, located
approximately seven miles to the west, also provides links to regional transportation facilities.
The timing for installation of required public improvements and fmancing mechanisms are
discussed in the Windstar Pointe Resort Supplemental PFFP (see Attachment 7).
Street improvements required to serve the Project are identified in the PFFP and EastLake
Seniors EIR. These improvements include:
. Westbound Olympic Parkway: One left-turn lane (with 100 feet of storage) and two through lanes;
. Northbound Olympic Parkway: One left-turn lane and one right-turn lane (with a storage length of 75
feet in each)
. Eastbound Olympic Parkway: One shared through/right lane and one through lane;
. Relocate the median opening on Olympic Parkway, further west from its current location to
accommodate the proposed Project driveway;
. A signal shall be installed at the Project driveway and two outbound (northbound) lanes, one left-turn
and one right-turn inbound (southbound) lanes to be provided; and.
. Install a "No U Turn" sign for eastbound traffic on Olympic Parkway at the Olympic Parkway/Wueste
Road intersection.
Drainage
The l8.4-acre site lies within the Otay Lakes Drainage Basin. However, runoff from the site is
diverted into the Salt Creek Basin to prevent impacts to the Lower Otay Reservoir. Presently,
runoff from the site is discharged into a 42-inch pipe and into the City's storm water conveyance
system in Olympic Parkway, which ultimately discharges into Salt Creek.
The Project will be conditioned to provide for the conveyance of storm water flows in
accordance with City standards, policies and requirements. The Developer will design, install
and maintain on-site erosion protection. All permanent or temporary erosion control will be
designed to City standards and to the satisfaction of the City Engineer. Further, the Project shall
comply with all Federal, State and Local storm water runoff and discharge regulations.
Water
The Otay Water District ("OWD") will provide water service for the Windstar Pointe Resort
Project. The OWD has facilities in the vicinity of the Project that can provide water service. It
has been determined by the OWD that the Project will not receive recycled water for landscaping
since it is in an area that drains into the adjacent Lower Otay Reservoir. Land that drains into the
Upper or Lower Otay Reservoir is restricted from using recycled water for landscape irrigation to
avoid the potential for contamination of drinking water.
The projected average day potable water demand for the Windstar Pointe Resort Project is
approximately 0.25 million gallons per day ("mgd"). The fire flow is 8,000 gallons per minute
("gpm"), for a duration of 4 hours, which meets the City's requirements. There is adequate off-
site storage capacity to meet both potable water and fire flow demands.
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Meeting Date: 4/08/08
Sewer
Sewer service to the Project site is provided by the City of Chula Vista. The Windstar Pointe
Resort Project is located in the Salt Creek drainage basin. The Project will connect to the existing
public 8- and 12-inch gravity sewer mains located north of Olympic Parkway in the approved
Neighborhood C-I site of the EastLake SPA Plan. This sewer collects flows generated from the
VR-9, VR-IO, VR-11 and C-I sites and conveys the flows to the IS-inch diameter main in
Olympic Parkway. The IS-inch main connects to the 18-inch Salt Creek Interceptor. The
capacity of these facilities to serve the proposed Project has been assessed in the Final EastLake
Peninsula off-site Sewer Capacity Analysis Study, dated November 8, 200S, by PBS&J. PBS&J
reviewed the 200S study for any changes due to the Windstar Pointe Resort and found the 200S
study to be adequate, therefore no changes are required.
Projected wastewater flows from the Windstar Pointe Resort Project will ultimately discharge
into the Salt Creek Interceptor. The EastLake 11I Seniors Project would have generated an
average flow of S3,300 gpd to the Salt Creek Interceptor. The Windstar Pointe Resort Project
will generate 98,800 gpd to the Salt Creek Interceptor.
The City's current contracted capacity rights with the METRO are expected to be exceeded in
about five years. However, with an allocation from the South Bay Treatment Plant, additional
capacity will be available. For longer term capacity needs, the new City of Chula Vista Sewer
Master Plan will form the basis for reevaluating the sewer capacity fee so that there is sufficient
funding to acquire the additional capacity rights. Negotiations between the City of Chula Vista
and the City of San Diego to acquire those rights are ongoing.
Fire
Development of the Project will cumulatively add to the need for fire service in the area. Fire
Station #8, located at 1180 Woods Drive in EastLake Woods, would be the primary station to
serve the project. Response time from Fire Station #8 to Windstar Pointe Resort is within S
minutes.
Schools
The proposed Project will generate an increase in dwelling units with school age population in
the Project area. However, area schools are of adequate size to accommodate the additional
school children and therefore, the development will not result in a need for new schools.
The property has been included in the Mello-Roos CFD and bonded to cover its fair share cost of
new elementary, middle and high schools in the EastLake community.
A middle school has been built in the EastLake Woods community at Stone Gate Street and
Hunte Parkway and an elementary school has been built at Hunte Parkway and Clubhouse Drive.
EastLake High School is located at EastLake Parkway and Clubhouse Drive.
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Page 10, Item~
Meeting Date: 4/08/08
Parks
The Project is served by the newly constructed Mountain Hawk community park, located
approximately one-quarter mile northeast. The Developer will be required to pay in-lieu
acquisition fees along with development PAD fees prior to issuance of building permits.
Water Conservation Plan:
The City's Growth Management Ordinance requires the preparation of a Water Conservation
Plan ("WCP") for all major projects in accordance with the City's WCP Guidelines. The total
water demand projected for the Windstar Pointe Resort Project is 0.25 mgd. Numerous features
have been included in the proposed Project to minimize the use of water during the construction
and operation of the Proj ect. The estimated potable water savings with conservation measures is
0.009 MGD or 4%.
The water conservation measures incorporated into the Project as required by the City's WCP
Guidelines include hot water pipe insulation, pressure reducing valves, water-efficient
dishwashers, dual flush toilets as well as water-efficient landscaping and the use of
evapotranspiration controllers.
The Windstar Pointe Resort Project WCP demonstrates the value of incorporating water
conservation measures in buildings and irrigation systems for residential development. The
implementation of these measures will contribute to preserving a valuable natural resource.
Air Duality Improvement Plan ("A DIP "):
An Air Quality Improvement Plan ("AQIP") was prepared for the Project in accordance with the
City's Growth Management Ordinance and the Growth Management Program. Air Quality
Improvement Plans must be prepared for all residential projects containing 50 dwelling units or
more.
Consistent with the Chula Vista's AQIP Guidelines, the Developer of the Project has committed
to participation in the GreenStar Building Efficiency Program. The GreenStar Program requires
the majority (50% or greater) of the structures be designed to exceed the California 2001 Title
24, Part 6, Energy Efficiency Standards (CA 9110, effective June 1, 2001) Title 24 by 15%.
Implementation of these construction methods will result in energy efficient buildings as well as
contributing to an improvement in air quality.
Affordable Housinz Plan:
The proposed Windstar Pointe Resort Project would require the provision of an additional 25
Low Income units, in accordance with the City's Housing Element Balanced Communities
("Inclusionary") Policy and the "EastLake Comprehensive Affordable Housing Program"
("Affordable Housing Plan," see Attachment 6). Housing staff has determined that providing the
units on the Project site presents an unreasonable hardship to the Windstar Pointe Resort Project,
due to the land acquisition price, construction costs due to product type, and ongoing CFD
obligations. Consistent with the Inclusionary Policy, the EastLake Affordable Housing Plan
outlines alternative methods of meeting the affordable housing requirement as follows:
· 25 low income units to be located on the Olympic Training Center;
· 25 low income units outside of EastLake Community; or
· Payment of an In-Lieu Fee to the City.
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Page 11, Iteml
Meeting Date: 4/08/08
Accordingly, City staff is recommending that the City, Windstar and the Master Developer, The
EastLake Company, enter into the "Agreement to Post Security for Affordable Housing
Obligation" (the "Agreement," see Attachment 8). The Agreement will secure compliance with
the Affordable Housing Obligation, while allowing the Windstar Project to proceed. The
Agreement requires The EastLake Company to post a bond in fulfillment of the obligation prior
to the issuance of building permits for the Project. Windstar proposes to pull building permit(s)
for the entire Project sometime shortly after City Council consideration of the Project and after
satisfaction of all required conditions of approval.
The City shall make all efforts to ensure that the 25 low-income units required by the Affordable
Housing Obligation are constructed east of 1-805. In the event The EastLake Company does not
satisfy the Bond conditions within four years of the date the Bond is issued, the $3,105,500.00
shall be used for affordable housing development east ofI-805.
DECISION MAKER CONFLICTS:
Staff has reviewed the property holdings of the City Council and has found no property holdings
within 500 feet of the boundaries of the property, which is the subject of this action.
FISCAL IMPACT:
The fiscal analysis identifies the estimated fiscal impact that the proposed amendment from RMS
to RM -1 will have on the City of Chula Vista operation and maintenance budgets. The amended
fiscal analysis addresses the 18 A-acre Windstar Pointe Resort Proj ect.
The fiscal analysis presents future revenues and expenditures in current (2007) dollars. Also,
revenues and expenditures are presented annually, reflecting a conservatively projected
development absorption schedule based on information provided by the Developer. This
approach identifies annual project fiscal surpluses and deficits and represents a more realistic
approach when compared to assumed instant build-out.
The fiscal revenues to the City associated with EastLake III, inclusive of the proposed Windstar
Pointe Resort Project, range from $2.6 million in the first year of development to $3 million at
build-out. Fiscal expenditures by the City range from $1.9 million in year one to $2.6 million at
build-out. The net fiscal impact to the City from EastLake III is positive throughout the
development, and at build-out, the net fiscal impact to the City from EastLake III is estimated to
result in a surplus to the City of $466,300 (which takes into consideration a deficit amount of
$133,300 for the proposed Windstar Project). Note that when the Planning Commission
considered this item, this Project-specific deficit amount was stated as a surplus amount of
$34,600.
In the event The EastLake Company, LLC does not satisfy the Bond conditions within the
"Agreement to Post Security for Affordable Housing Obligation," the Bond amount of
$3,105,500.00 will be placed in an Affordable Housing Fund toward future development of
affordable housing in accordance with the Balanced Communities policy.
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Page 12, Item 5
Meeting Date: 4/08/08
Attachments
1. Locator Map
2. Planning Commission Resolution and February 13,2008 Minutes
3. Addendum to FEIR-05-02
4. Figures
5. Ownership Disclosure Form
6. EastLake III SPA Amendment-Binder
7. Public Facilities Financing Plan amendment
8. Agreement to Post Security for Affordable Housing Obligation
9. Written correspondence received at Planning Commission Hearing (2/13/08)
Prepared by: Jeff Steichen, Associate Planner, Department of Planning and Building
J:\PlanninglCase Filesl-07 (FY 06-07)IPCMlPCM-07-211SIajf Repor/sICCICC REPORT FOR WINDSTAR FINAL DRAFT 20 MARCH 08.doc
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ATTACHMENT 1
LOCATOR MAP
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LOCATOR
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ATTACHMENT 2
PLANNING COMMISSION
RESOLUTION AND MINUTES
5-15
RESOLUtION NO. PCM-07-21
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL CONSIDERS THE
ADDENDUM TO FEIR 05-02; APPROVE AMENDMENTS TO THE
EASTLAKE III SECTIONAL PLANNING AREA (SPA) PLAN,EASTLAKE III
PLANNED COMMUNITY DISTRlCT REGULATIONS AND LAND USE
DISTRlCTS MAP, PUBLIC FACILITIES FINANCING PLAN AND
ASSOCIATED REGULATORY DOCUMENTS FOR 18.4 ACRES LOCATED AT
THE SOUTHWEST CORNER OF OLYMPIC P ARKW A Y AND WUESTE ROAD
WHEREAS, on May 16, 2007, a duly verified application was filed with the City of Chula
Vista Planning and Building Department by PRII Windstar Pointe Resort Master LLC ("Developer"),
requesting approval of amendments to the EastLake III Sectional Planning Area (SPA) Plan and
EastLake III Planned Community District Regulations and associated regulatory documents
including Design Guidelines, Public Facilities Financing Plan, Air Quality Improvement plan and
Water Conservation plan for 18.4 acres located at the intersection of Olympic Parkway and Wueste
Road ("Project); and,
WHEREAS, a Tentative Subdivision Map to allow 494 condominium units on the project
site was approved based upon the previous Eastlake Seniors project; and
WHEREAS, the new applicant/developer has reconfigured the project which will include
market rate rental units only so that a Tentative Subdivision Map is no longer required; and
WHEREAS, the Environmental Review Coordinator has reviewed the proposed project for
compliance with the California Quality Act (CEQA) and has determined that the project was covered
in previously adopted Final Subsequent Environmental Impact Report, Eastlake III Senior Housing
Project, FEIR 05-02. The Environmental Review Coordinator has determined that only minor
technical changes or additions to this document are necessary and that none of the conditions
described in Section 15162 of the State CEQA Guidelines calling for the preparation of a
subsequent documents have occurred; therefore, the Environmental Review Coordinator has
prepared an addendum to this document, Final Subsequent Environmental Impact Report, Eastlake
III Senior Housing Project, FEIR 05-02; and
WHEREAS, the Planning Commission finds that the Addendum to FEIR-05-02 has been
prepared in accordance with the requirements of the California Environmental Quality Act (CEQA),
and the Environmental Review Procedures of the City of Chula Vista; and
WHEREAS, the Planning and Building Director set the time and place for a hearing on the
Project, and notice of said hearing, together with its purpose, was given by its publication in a
newspaper of general circulation in the city and it mailing to property owners and within 500 feet of
the exterior boundaries of the property, at least 10 days prior to the hearing; and,
5-16
WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m.,
February 13, 2008, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission
and the hearing was thereafter closed.
Now therefore, the Chula Vista Planning Commission makes the following findings:
I. SPA FINDINGS
THE SPA PLAN,AS AMENDED, IS IN CONFOR1vlITY WITH THE EASTLAKE III
GENERAL DEVELOPMENT PLAN AND THE CHULA VISTA GENERAL PLAN.
The proposed amendments to the EastLake III SPA Plan reflect land uses that are consistent
with the EastLake III General Development Plan and the City of Chula Vista General Plan. The
residential nature of the proposed use would be consistent with the adopted high-density
residential designation for the project site and compatible with the surrounding residential and
open space land uses of the EastLake area.
THE SPA PLAN, AS AMENDED, WILL PROMOTE THE ORDERLY SEQUENTIALIZED
DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREAS.
The requested amendments to the Eastlake III SPA plan include a Public Facilities Finance 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. The
Project is one of the last areas ofEastLake III to be developed.
THE EASTLAKE III SECTIONAL PLANNING AREA (SPA) PLAN, AS AMENDED,
WILL NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL
ENJOYMENT, CIRCULATION OR ENVIRONMENTAL QUALITY.
The proposed modifications to land use and development standard provisions within the
Project Site have been fully analyzed and will not adversely affect the circulation system and
overall land use as previously envisioned in the EastLake III General Development Plan'. An
Addendum to FEIR-05-02 has been prepared and the Environmental Review Coordinator has
determined that any impacts associated with the proposed amendments have been previously
addressed by FEIR-05-02; and 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.
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.
5-17
The proposed project is not an industrial or research project.
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 ofillIF fees and construction of
project entrance improvements to Olympic Parkway and construction of a traffic signal at the
Proj ect entrance.
ANY PROPOSED COMMERCIAL DEVELOPMENT CAN BE JUSTIFIED
ECONOlvlICALLY AT THE LOCATION(S) PROPOSED AND WILL PROVIDE
ADEQUATE COMMERCIAL FACILITIES OF THE TYPES NEEDED AT SUCH
PROPOSED LOCATION(S).
The proposed project is not a commercial project.
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.
II. PFFP FINDINGS
THE AMENDMENT TO THE EXISITNG PFFP COMPLIES WITH SECTIONS 19.09.050
THROUGH 19.09.100, REQUIREMENTS FOR PUBLIC FACILITIES FINANCE PLAN.
The Eastlake III PFFP amendment for the Windstar Pointe Resort proj ect 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 who has determined that the
proposed PFFP amendment complies with the provisions of Section 19.09.080 and is
forwarding the document with corresponding development plan to the Planning Commission
for consideration and public input. Public facilities needed to serve the project were
identified and will be guaranteed by conditions of approval, EIR-05-02, payment ofDIF fees
at the building permit stage, and/or utilizing Community Facilities Districts to finance or
maintain the public facilities.
THE PROPOSED PFFP AMENDMENT IS CONSISTENT WITH THE OVERALL
GOALS AND POLICIES OF THE CITY'S GENERAL PLAN, GROWTH
MANAGEMENT PROGRAM, THE EASTLAKE III GENERAL DEVELOPMENT PLAN
AND THE AMENDED EASTLAKE III SPA PLAN.
5-18
The Eastlake III General Development Plan and Eastlake III SPA Plan outline the necessary
public facilities required to meet its land use and circulation objectives of the General Plan.
The PFFP Amendment outlines detailed plans for the provision of those public facilities as
they relate to the proposed Project.
The PFFP identifies required Development Impact Fees (DIF) fees which must be paid to
help defray costs offacilities which will benefit the project. The estimated fees required by
this project are $ 3,278,826 for transportation facilities and $ 5,589,116 for other applicable
Facilities(exclusive of PAD fees)
The fiscal revenues to the City associated with Eastlake III, inclusive of the proposed
Windstar Pointe Resort proj ect, range from $2.6 million_in the first year of development to
$ 3 million at build-out. Fiscal expenditures by the City range from $ 1.9 million in year one
to $ 2.6 million at build-out. The net fiscal impact to the City from Eastlake III is positive
throughout the development and at build-out the net fiscal impact to the City from EastLake
III is estimated to result in a surplus to the City of $466,300 which includes $34,600 for the
proposed Windstar project).
THE PFFP AMENDMENT ENSURES THAT THE DEVELOPMENT OF THE PROJECT
WILL NOT ADVERSELY AFFECT THE CITY'S QUALITY OF LIFE STANDARDS.
'0
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.
These include the requirements for the construction of a signal at the intersection of Olympic
Parkway and the entrance to the project, other street improvements to Olympic Parkway and
secondary access roadways for emergency access vehicles. In addtion, water conservation
and air quality improvements and fire protection measures along with payment of required
DIP fees will ensure the Project will maintain consistency with the City's Quality of Life
Standards.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION OF
THE CITY OF CHULA VISTA recommends that the City Council adopt the attached Draft
City Council Resolution and Ordinance approving the Project in accordance with the
findings and subject to the conditions contained therein.
BE IT FURTHER RESOLVED BY THE PLANNING COM:MISSION OF THE CITY OF
CHULA vrST A THAT a copy of this Resolution and the draft City Council Resolution and
Ordinance be transmitted to the City Council.
5-19
PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF
CHULA VISTA, CALIFORNIA, this 13th day of February, 2008, by thefollowing vote, to-
wit:
AYES:
Felber, Moctezuma, Bensoussan, Vinson, Clayton, Spethman
NOES:
Tripp
ABSENT:
~~~
William C. Tripp, Chairperson
ATTEST:
~~
Diana Vargas, Secret
5-20
MINUTES OF THE
PLANNING COMMISSION
OF THE CITY OF CHULA VISTA
6:00 p.m.
February 13, 2008
Council Chambers
276 Fourth Avenue
Chula Vista, California
CALL TO ORDER:
ROLL CALL I MOTIONS TO EXCUSE:
Members Present:
Tripp, Felber, Moctezuma, Vinson, Bensoussan, Clayton,
Spethman
INTRODUCTORY REMARKS: Read into the record by Chair Tripp
APPROVAL OF MINUTES:
MSC (Vinson/Spethman)(6-0-0-1) to approve minutes of August 2, 2007. Motion carried with
Cmr. Bensoussan abstaining.
MSC (Spethman/Bensoussan) (5-0-0-2) approve minutes of November 2S, 2007. Motion
carried with Cmr. Moctezuma and Vinson abstaining.
MSC (Felber/Moctezuma) (6-0-0-1) to approve minutes of December 12,2007. Motion carried
with Cmr. Clayton abstaining.
MSC (Felber/Clayton) (7-0) to approve minutes of January 9, 200S. Motion carried.
ORAL COMMUNICATIONS:
No pUblic input.
1. Public Hearing:
PCM 07-21; Consideration of amendments to the Eastlake
III Sectional Planning Area Plan and associated regulatory
documents, and Planned Community District Regulations
and Land Use District Map. The 18.4 acres located at the
southwest corner of Olympic Parkway and Wueste Road
intersection within the Eastlake III Planned Community.
6:15:14 PM
Background Jeff Steichen reported that a land use amendment was approved by the City
Council in June 2006 to accommodate a for-sale luxury senior condominium project. The
amendment changed the General Plan Land Use Designation from Visitor Commercial to
Residential High. Due to economic reasons, Puelte withdrew its application and canceled
escrow. In January 2007, The Eastlake Company sold the site to Windstar.
Windstar, the applicant, is proposing to develop a luxury apartment project consisting of 494
units on an 1S.4-acre buildable portion of a 30.5-acre site; the remaining acres are dedicated
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Planning Commission Minutes
-2-
February 13, 2008
open space. The project site is located at the most easterly boundary of the Eastlake III
planned community. In order to achieve the construction of this project, the applicant is
requesting to change the existing "Active Seniors" designation and replace it with a new
designation that allows for the development.of a market-rate multi-family residential project.
The site is surrounded by the Olympic Training Center to the west and south, the future-planned
restaurant row to the north, and Mt. Hawk Park to the northeast.
Parking standards for seniors-only residential projects are less restrictive than a typical multi-
family development. The proposed project will have a total of 921 parking spaces, which are 38
parking spaces in excess of the 883 spaces that are required.
The project is required to provide 25 affordable housing units and is a Condition of Approval that
must be satisfied prior to the issuance of building permits. Based on discussions with the
applicant and financial data they have provided, staff has determined that the project is unable
to provide the units on site, therefore, the Supplemental Affordable Housing Program (Phase IV)
outlines alternative methods of meeting the affordable housing requirement as follows:
. 26 low income units to be located on the Olympic Training Center
. 25 low income units outside of Eastlake Community; or
. Payment of an I n Lieu Fee to the City
Staff Recommendation: That the Planning Commission adopt the resolution PCM 07-21
recommending that the City Council 1.) consider the Addendum to FEIR 05-02; and 2.) approve
a resolution for the Eastlake III SPA Amendment based on the findings and subject to conditions
contained therein.
Commission Comments/Questions:
6:21 :02 PM
Cmr. Felber asked for further elaboration as to why the 25 unit affordable housing component
cannot be met on site.
Steve Power responded that the applicant provided to our Housing staff a market study
demonstrating, to the City's satisfaction, that given their model of the rents that would be
charged and a return on their investment, they couldn't feasibly provide affordable housing on
site.
6:26:14 PM
Leilani Hines, Principal Community Development Specialist confirmed that Housing staff has
reviewed the performa and financial information provided by Windstar and did determined that
at this time it does present an unreasonable hardship given the current market and financing,
and the project cannot bear the burden of the cost of providing affordable housing at a
discounted rate for 55 years.
6:32:56 PM
Cmr. Vinson inquired if the City has Green Building standards built into the Building Code
regulations.
6:34:49 PM
Nancy Lytle responded that the City is revamping its Green Building Program with the most
recent code adoption of Title 24. We are also looking at the LEED Program, a nationally-
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Planning Commission Minutes
-3-
February 13, 2008
recognized Green Building program. The City has acquired a grant to fund the training of one of
our building officials in the LEED Certification Program and to develop a comprehensive Green
Building Program for the City.
6:35:43 PM
Cmr. Bensoussan noted that the Affordable Housing Program section talks about five low
income housing sites within Eastlake II & III, and asked if there is a possibility that the affordable
housing for this project go outside of Eastlake.
6:39:16 PM Leilani Hines responded that the first alternative is always to attempt to have it on
site; the second is to build it off-site; the third is to pay the in lieu fee, which is the last resort
because in accepting the in-lieu monies it then becomes the City's responsibility to build them.
6:39:51 PM
Cmr. Bensoussan noted that it was her understanding that the City has yet to receive any in-lieu
fees.
Ms. Hines stated that was true; the City has been very successful in having the developer's fulfill
their affordable housing requirements, generally in the first phases of construction of a master-
planned community. This is a unique situation because Eastlake has long been built out and
this is the last remaining parcel of land that was not intended for residential, but now is. This is
the first time that we've had this type of scenario, therefore, it is appropriate to look at
alternatives.
6:50:29 PM
Cmr. Tripp asked Ms. Hines if the City was meeting their goals for providing affordable housing.
6:51 :52 PM
Ms. Hines responded that the City has not received any in-lieu fees and developers have, for
the most part, met their 10% affordable housing requirements, with some exceptions where that
number is a little bit lowered because of extra things that a developer might do, i.e. they might
lower the affordability level, in which case we give them a little extra credit for doing that even
though we don't necessarily get the full 10%.
7:05:16 PM
Cmr. Clayton asked if the affordable housing provisions were met under the original amendment
for the 494-unit active seniors project.
Ms. Hines responded that because it was a luxury for-sale senior project, the product type itself
did not support affordable housing, therefore, the original SPA document outlined the same type
of alternatives.
7:06:10 PM
Eric Hefner, with Windstar, stated that with respect to the affordable housing component, one
could argue that rental property could be defined as affordable housing. Mr. Hefner also stated
that converting this project into condominiums was not in their future plans. For the most part,
they've kept the same design and layout of the original project, but have lowered some of the
buildings from four stories to two and three stories so it's a better view and not so ominous
overlooking the streets. There is also better on-site circuiation then before. There will be 34
units, out of 494, that will be 3 bedrooms, 2 bathroom units; the remainder being one and two
bedroom units, therefore, they don't anticipate this being a major family-oriented type project.
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Planning Commission Minutes
-4-
February 13, 2008
They are committed to building a project reflective of this dynamic, beautiful location being the
only non-beach water-front property with beautiful vistas overlooking the Otay Reservoir and
mountains.
Also, as a good-neighbor policy, they've also been holding talks with the Olympic Training
Center to reach an agreement to perhaps setting aside a certain percentage of units, i.e. 10 or
20 units for rent by the athletes and/or their families; this would be in addition to meeting their
affordable housing requirements, off-site, at the OTC, or paying an in-lieu fee.
7:20:14 PM
Cmr. Spethman stated he was recently on a City-sponsored tour and they visited the site; one
cannot overstate how spectacular the vistas will be for this project. He is also very impressed
by the types of amenities the applicant is proposing, i.e. zero edge swimming pools, fire pits,
outdoor kitchens, private gardens, etc.
7:30:56 PM
Public Hearing Opened.
Todd Glanz submitted a speaker slip in opposition to the project, but left before the public
hearing was opened.
Close Public Hearing.
7:31 :37 PM Cmr. Bensoussan stated that the applicant is reaping the benefits of the previous
General Plan Amendment, at which time the argument in support of it was the creation of a
synergy between the Olympic Training Center and the residents from the active-seniors
complex. She would strongly urge Windstar to make an effort to keep that vision alive and be a
good neighbor and work with the OTC.
Ms. Bensoussan also stated that the OTC athletes are good-will mini ambassadors and there is
a need for athlete housing. We also heard the applicant state that if they are required to build
affordable housing on site, the project may not be built and may be shelved for some time until
economic conditions become more favorable for the housing market. Therefore, she wouid iike
the Planning Commission to forward a strong recommendation to the City Council that they urge
the applicant to make a concerted effort to work out an agreement with the OTC to have the
affordable housing built at the OTC.
7:36:49 PM Cmr. Vinson stated that given the state of our economy, this rental project is a good
fit for the community and supports Cmr. Bensoussan's recommendation to the City Council
regarding a preference in siting the affordable housing component on the grounds of the OTC;
he wholeheartedly supports the project.
7:37:37 PM Cmr. Spethman stated he has thoroughly reviewed the staff report and supporting
documents depicting the amenities of the project; he is confident that the applicant will build a
high-end project commensurate with the pristine natural environment of this piece of real estate.
He is, however, concerned with attaching a condition requiring the applicant to fulfill its
affordable housing obligations strictly on the OTC site.
7:39:55 PM Cmr. Tripp stated that the City has an adopted goal to acquire on-site affordable
housing. Lacking any evidence that supports the applicant's position that providing on-site
affordable housing is not financially feasible, he is not able to make a finding of hardship
5-24
Planning Commission Minutes
-5-
February 13, 2008
releasing them of the requirement to provide on-site affordable housing, therefore, he would
entertain a motion to recommend approval of the project subject to a condition requiring them to
provide 10% on-site affordable housing.
7:41 :51 PM Cmr. Felber stated that he concurs with Cmr. Bensoussan's comments and would
urge the applicant to make their best effort to enter into an agreement with the OTC to provide
the affordable housing on their site.
7:43:46 PM Cmr. Moctezuma echoed her fellow commissioner's comments in urging that the
City Council make strong recommendation that the affordable housing be situated on the OTC.
She is not as sanguine about fulfilling this requirement via in-lieu fees, since we don't even have
an idea of what that translated into financially.
Cmr. Clayton stated that since Ms. Hines has indicated that the City has been successful in
meeting the affordable housing goals, in her opinion, those negotiations should be left to be
worked out, to the City's satisfaction, between the City and the developer.
7:44:48 PM
MSC (Bensoussan/Felber) (6-1) that the Planning Commission adopt the resolution PCM
07-21 recommending that the City Council 1.) consider the Addendum to FEIR 05-02; and
2.) approve a resolution for the Eastlake III SPA Amendment based on the findings and
subject to conditions contained therein and accept a recommendation from the Planning
Commission, making a strong recommendation to the applicant that they endeavor to
enter into an agreement with the Olympic Training Center to be able to fulfill their
affordable housing requirements on-site at the OTC. Motion carried with Cmr. Tripp
voting against the motion.
7:50:18 PM
Director's report:
Nancy Lytle announced that there will be a joint meeting of the CVRC and the Planning
Commission on February 25 at 6:00 to discuss an Ordinance Amendment adding an Overlay
District along Third Avenue.
7:53:01 PM Vinson asked to be excused for the meeting of February 27, 2008.
Cmr. Bensoussan asked to receive the staff report for the special meeting of February 25 as
early as possible.
7:56:49 PM Cmr. Felber asked that staff make the necessary referral to look into mitigating the
back-up in the intersection off of Olympic Parkway's left turn into Eastlake Terrace Shopping
Center; the stop sign is so close to the intersection they block the intersection. The same
condition exists at the Eastlake Village Market place shopping center.
7:59:45 PM Cmr. Spethman stated its not common that the Planning Commission denies a
project, i.e. Concordia Lutheran Church, that is then appealed to the City Council. He is
disappointed to learn that the item was heard by the City Council, and the Planning Commission
was not given a courtesy call affording them the opportunity to be at the meeting to answer any
questions or to explain the rationale behind the commission's denial of the project. He urged
staff to ensure that in the future a representative from the Planning Commission is present at
the Council meeting.
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Planning Commission Minutes
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February 13, 2008
Ms. Lytle stated she wholeheartedly agrees with Cmr. Spethman's comments and apologized
for not having gotten the word out the Commission. She also indicated that perhaps it would be
a good idea to routinely have a Commission representative present at Council meetings that
have items that carry a recommendation from the Planning Commission.
8:10:37 PM
Adjourned to a Special Joint CVRC/Planning Commission meeting on February 2008.
Submitted by:
Diana Vargas
Secretary to the Planning Commission
5-26
ATTACHMENT 3
ADDENDUM TO FEIR-05-012
5-27
ADDENDUM TO
FINAL SUPPLEMENTAL
ENVIRONMENTAL IMP ACT REPORT EIR 05-02
PROJECT NAME:. EastLake ill Windstar ~ointe Resort Project
PROJECT LOCATION: .The proposed project site is located in the east central
portion of EastLake ill SPA area on approximately 30.5
acres, (18A-acre of graded pad area). The project site is
south of the intersection between Olympic Parkway and
Wueste Road. Olympic Parkway borders the project site on
the west, to the east and south by revegetated slopes and
Wueste Road and the Lower Otay Reservoir, to the north
by Olympic Parkway and planned commercial and
residential development within the EastLake III SPA area.
PROJECT APPLICANT: PRII Windstar Pointe Master LLC
CASE NO:
FEIR 05-02
DATE:
December 10, 2007
1. BACKGROUND/SCOPE OF ANALYSIS
The purpose of this Addendum is to address the proposed pr.oject, Windstat Pointe
Resort, in replacement of the previously approved EastLake ill Senior Hous41g Project.
As the lead agency for the project under the California Environmental Quality Act
(CEQA, Public Resources Code, Sec. 21000 et seq.), the City of Chula Vista prepared
and conducted an environmental analysis (Final Subsequent Environmental Impact
Analysis FEIR 05-02) of the EastLake ill Senior Housing Project. Subsequently, the
Final Subsequent Environmental Impact Report (FEIR 05-02) for the EastLake ill Senior
Housing Project was certified in June 2006. FEIR 05-02 addressed detailed amendments
to the General Plan, EastLake ill General Development Plan (GDP) and EastLake III
Sectional Planning Area Plan (SPA) to allow for land use change from visitor-serving
commercial use to high density residential land use for the Senior Housing Project. The
General Plan Amendment consisted of redesignating 18.4 acres to "Residential-High"
and the 1.2 acres of designated Open Space remained unchanged. In addition, the
EastLake III GDP was amended to redesignate 18.4 acres of CT-Commercial Tourist
uses to H-Residential High (18-27+ dwelling units/acre) and the 1.2 acres of designated
Open Space remained u,nchanged. The EastLake III SPA was also amended to eliminate
the Commercial Tourist uses east of the (Olympic Training Center) OTC and instead
provided potential high-density residential development. Components of the SPA
included the proposed change in land use within the Planned Community District
Regulations, Design Guidelines and Public Facilities Finance Plan (PFFP). FEIR 05-02
5-28
addressed the discretionary actions required to incorporate the changes of land use and
proj ect amendments within the EastLake III SPA.
The environmental impacts - of developing the subject site, 19.6-acres, have been
previously analyzed in the prior ElR (FElR 05-02). Specifically, the physical iinpacts of
developing the 19.6-acre site were evaluated in EastLake ITl Senior Housing Project/Final
Subsequent Environmental Impact Report (FElR 05-02) and are hereby incorporated by
reference. The General Plan and General Development Plan (GDP) land use designation
for this portion of the site is high density residential, and the SPA identifies this portion
of the site for' high-density residential development use. Accordingly, the General Plan,
EastLake ill SPA including PI_armed Community District Regulations, Design Guidelines
and Public Facilities Finance Plan (PFFP) were modified to reflect the high-density
residential uses.
The proposed project, Windstar Pointe Resort, considered in this addendum is an
amendment to the adopted SPA and related development design standards. ' The
amendments will remove the Senior Housing Project and replace with the Windstar
Pointe Resort multifamily residential project. The approved tentative map, will no longer
be needed as the proposed project, Windstar Pointe Resort, consists of the development
ofluxury apartments for lease and does not require a subdivision map, however, a lot line
adjustment will be required.
The proposed amendments to the SPA plan are based upon a new site plan that includes
18 buildings. Seventeen of the buildings to contain motorcourt units and one building
contains a wrap unit with multilevel parking structure within the space of the building.
The wrap building is 3 and 4 stories and the motor court buildings are 2-3 stories in
height. A two-story recreational facility, exterior recreational areas and amenities, passive
green spaces, pools and pedestrian paths are proposed. This luxury apartment project
will be a private gated co=unity. An emergency access road would be graded in the
southwestern comer of the property to allow additional emergency vehicle access to the
project site, exactly as the emergency access road within the Senior Housing Project. No
,offsite pedestrian trail nor construction road are included as part of the Windstar Pointe
Resort project.
The acreage for residential development would not increase and there would be no
increase in the currently allowed number of dwelling units for the site (494 dwelling units
permitted). The proposed luxury multifamily use would not result in a net reduction nor
increase in the development intensity allowed on the site, as seen below:
Approved Senior Honsing
Develo ment
494 High density residential
senior units on l8.4-acres and
1.2 0 en S ace
Proposed Windstar Pointe
Resort Develo ment
494 High density residential
a artrnent units on l8.4-acres
1.2 en S ace
5-29
The proposed amendment and related documents to reflect this new development concept
have been submitted and reviewed.
Mitigation measures from the Mitigation Monitoring and Reporting Programs (MMRPs)
associated with FEIR 05-02 are still valid and applicab~e to this project. The physical
development of the 18.4 acres and unchanged 1.2 acres of open space has been
previously addressed in the certified EIR. Thus, this Addendum focuses on the proposed
EastLake ill SPA amendment and land use change for the 18.4-acre portion of the site
from a senior housing projeqt to a luxury apartment development while maintaining the
previously approved high-density residential use.
Technical reports prepared for the FEIR 05-02 have been updated to reflect the new
proposed proj ect configuration and layout. The updated technical reports demonstrate
and substantiate that the proposed SPA and Development Standards modifications do not
result in any new significant impacts nor increase in severity of any previously identified .
significant impacts. The environmental analysis presented in this document addresses the
modification of the previously approved SPA plan. Because the modifications to the
SPA plan, PFFP and associated Development Standards would not result in any increase
in allowable floor area nor an adverse expansion of the limits of grading, the proposed
SPA amendment is considered to be adequately covered under FEIR 05-02 and no further
. analysis is warranted.
II. PROPOSED AMENDMENTS
The applicant has applied to amend the EastLake ill SPA, Development Standards,
Design Guidelines, PFFP in order to replace the previously approved EastLake ill Senior
Housing project site. The proposed changes include the following:
a) A new project description and development plans
b) EastLake ill SPA, Development Standards and District Regulations to remove
the Senior Housing Project wording and replace with the Windstar pointe
Resort apartment project. Include a RM-1 district for the Windstar pointe
Resort project with development standards addressing height, setback, .and.
design standards. Including adding the RM -1 land use district definition and
design standards into the Land Use District Regulations and exhibits.
c) Public Facilities Finance Plan Amendment to address the public facility needs
associated with the proposed Windstar Pointe Resort project.
d) Elimination of the previously approved off-site trail and construction road
e) Affordable Housing Update
f) Project-Specific Technical Studies and Analysis Updates
5-30
III. CEQA REQUIREMENTS
Sections 15162 through 15164 of the State CEQA Guidelines discuss a lead agency's
responsibilities in handling new information that was not included in a project's certified
environmental document. Section 15162 of the State CEQA Guidelines provides:
(a) When an ErR has been certified or a negative declaration adopted for a
proj ect, no subsequent ErR shall be prepared for that proj ect unless the
lead agency determines, on the basis of substantial evidence in the light of
the whole record, one ~r more 'ofthe following:
(1) Substantial changes are proposed in the project which will require
major revisions of the previous ErR or negative declaration due to
the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified
significant effects;
(2) Substantial changes occur with respect to the circumstances under
which the project is undertaken which will require major revisions
of the previous ErR or negative declaration due to the involvement
of new significant environmental effects or a substantial increase
in the severity of previously identified significant effects; or
(3) New information of substantial importance, which was not known
and could not have been known with the exercise of reasonable
diligence at the time the previous ErR was certified as complete or
the negative declaration was adopted, shows any of the following:
a. The proj ect will have one or more significant effects not
discussed in the previous ErR or Negative Declaration;
. b. Significant effects previously examined will be substantially
more severe than shown in .the previous EIR;
c. Mitigation measures or altemativesprevious1y found not to be
feasible would in fact be feasible and would substantially
reduce one or more significant effects of the project, but the
proj ect proponents decline to adopt the mitigation measure or
alternative; or
d. Mitigation measures or alternatives which are considerably
different from those analyzed in the previous ErR would
substantially reduce one or more significant effects on the
environment, but the project proponents decline to adopt the
mitigation measure or alternative.
5-31
Section 15164 of the State CEQA Guidelines provides that:
A.
The lead agency shall prepare an addendum to a previously
certified EIR if some changes or additions are necessary but none
of the conditions described in Section 15162 calling for
preparation of a subsequent EIR have occurred.
B.
An addendum need not be circulated for public review but can be
included in or attached to the final EIR.
C.
The decision-making body shall consider the addendum with the
. . final EIR prior to making a decision on the proj ect.
D.
A brief explanation ofthe decision not to prepare a subsequent EIR
pursuant to Section 15162 should be included in an addendum to
an ErR, the lead agency's required findings on the project, or
elsewhere in the record. The explanation must be supported by
substantial evidence.
This Addendum has been prepared pursuant to the requirements of Sections 15162 and
15164 of the State CEQA Guidelines. The proposed changes to the project do not
constitute a substantial change to the previously approved proj ect. The modifications
proposed would not result in any environmental effects that were not considered in the
Final Subsequent Environmental Impact Report FEIR 05-02, nor would the changes
increase the severity of any of the impacts identified in this EIR. There has been no
significant material change in circumstances relative to the project, and no new
information of substantial importance has become available after the preparation of the
Senior Housing Project EIR. The mitigation measures identified in FEIR 05-02 would be
equally applicable to the revised project. Therefore, in accordance with Sections 15162
and 15164 of the State CEQA Guidelines, the City has prepared this addendum to Second
Tier FEIR 05-02.
IV.. ANALYSIS
Updates to technical studies previously prepared for the EastLake ill Senior Housing
Project, Final Subsequent Environmental Impact Report (EIR 05-02) have been prepared
to address the proposed proj ect, Windstar Pointe Resort, and identify any potential
iInpacts. An updated traffic study fully considers project specific and cumulative traffic
impacts associated with the newly proposed project. A City approved traffic consultant
has prepared the Traffic Impact Study. Additional technical study updates to air quality,
water quality, hydrology/drainage, sewer, geology, noise and firewater service studies
have been prepared. No new significant impacts were identified in the updated technical
studies regarding the proposed project, Windstar Pointe Resort, beyond those identified
in FEIR 05-02. Therefore, no new additional mitigation measures nor modifications to
existing mitigation measures are required. .
5-32
Aesth etics
The proposed 494-unit luxury apartment project contaIns 18 buildings. This is five
buildings more than the Senior Housing project, however, based upon a Visual
Simulation Exhibit and project building elevations, the proposed project would have
fewer visual impacts than the previously approved EastLake S-eniors proj ect. The total
number of dwelling units remains unchanged at 494. In addition, buildings will contain
deeply recessed balconies, attached roofs, canopies, trellises and courtyards to provide
more visual articulation in the building facades than the approved Senior Housing
project.. No new soUrces of-light and glare impacts have been identified. Proposed
buildings would encroach into scenic highway setback, however, a corridor study has
been prepared showing fewer visual impacts then previously approved project. No
additional significant impacts to aesthetics beyond those anticipated in EIR 05-02 are
anticipated with the proposed project. The mitigation measures identified in FEIR 05-02
have been determined to be equally applicable to the revised project.
Air Qu-ality
An Air Quality Study, dated January 2008, was prepared by Dudek to access potential air
quality impacts associated with the proposed project. The study analyzed short-term
construction impacts, long term and cumUlative impacts including project emissions. The
air quality study update analyzed the specific project changes as a result of the trip
generation and volume trips increased by the proposed project. However, no additional
significant air quality impacts were identified ill the Air Quality Study, and the i:nitigation
measures identified in FEIR 05-02 have been determined to be equally applicable to the
revised project. and no new mitigation measures or modification to existing mitigation
measures are required.
Land use
The proposed amendments would not conflict with the surrounding land uses nor intent
of the General Plan. The residential nature of the proposed use would be consistent with.
the adopted high-density residential designation for the project site and compatible with
the surrounding residential and open space land uses of the EastLake area. The proposed
amendment to the SPA Plan does not result in an increase in residential units, and the
limits of grading remain the same as that originally addressed in the approved SPA plan
and Senior Housing Project. No additional significant impacts to land use above those
anticipated in FEIR 05-02 are anticipated with the proposed project. No significant
impacts were identified regarding land use, planning and zoning and, therefore, no.
mitigation measures were required with respect to the EastLake III Senior Housing
Project FEIR 05-02 concerning land use. No mitigation measures are recommended for
the proposed project; Windstar Pointe Resort.
5-33
Transportation, Circulation and Access
A traffic impact analysis was .prepared by traffic consultant, Linscott, Law and Greenspan
(LLG) dated December 21, 2007. The analysis concluded that the proposed project,
Windstar Pointe Resort, would not cause any impacts to the surrounding street network
and intersections requiring mitigation beyond those identified within FEIR 05-02. The
traffic analysis for the proposed project analyzed changes in trip distribution within the
project site, traffic volumes, LOS levels, projections, regional systems, cumulative
projects and traffic related impacts u'pon the General Plan Update Circulation Element
and circulation system and ~oadways. As identified within the traffic analysis, the
proposed project results in approximately 2,964 average daily trips (ADT) per SANDAG
trip generation figures. This marks an increase of 988 ADTs from the previously
approved Senior Housing Project. However, the prior installation and operation of the
signal light at Wueste Road and Olympic Parkway and the opening in Fall 2007 of the SR
125, and required compliance with the mitigation measures identified within the
EastLake ill Senior Housing Project Final Subsequent Environmental Impact Report
FEIR 05-02, will offset any additional traffic volume associated with the project. No
significant traffic impacts were identified in the traffic analysis, and the existing
mitigation measures contained in EIR 05-02 have been determined to be equally
applicable to the proposed project.
Drainage and Water Quality
Rick Engineering prepared a preliminary drainage study, dated January 4, 2008, to
evaluate any changes in drainage patterns and runoff rates created by the proposed
proj ect. The updated study indicates that the proposed changes to the site will not result
in any previously unidentified significant hydrologic impacts nor identified any new
hydrologic impacts. The mitigation measures contained in FEIR 05-02, for the approved
Senior Housing Project, would be equally applicable to the proposed project, Windstar
Pointe Resort.
A preliminary Water Quality Study fortheWindstar Pointe Resort, dated January 4,
2008, was prepared. by - Rick Engineering,. to evaluate the change to the storm water-. -
quality as a result of the proposed proj ect. The study concluded that the proposed
changes to the site will not result in any previously unidentified significant or new water
quality impacts. The mitigation measures contained in FEIR.05-02, for the approved
Senior Housing Project, would still be applicable to the proposed proj'ect.
Noise
An Acoustical Assessment Report, dated January 9, 2008, was prepared by Dudek to
evaluate potential noise impacts created by the proposed proj ect to surrounding areas and
noise impacts to the proposed project area. The proposed project contains the same
number of units, similar project design, auxiliary components and amenities. The
building placement is similar along Olympic Parkway and results in similar noise impacts
5-34
to those identified in the FEIR 05-02. The acoustical report does not identify any
significant noise impacts and the mitigation measures called out in FEIR 05-02 have been
determined to be equally appljcable to the proposed project.
Public Services, Systems and Facilities
According to the On-Site Water Study prepared by PBSJ Company, dated November 30,
2007, the anticipated Maximum Day Demands (MDD) is 896,061 gpd and Average Day
Demands (ADD) is 248,914 gpd. The Senior Housing Project estimated maximum day
demand was 296,400 gpd. Although, there is an increase in demand and service units,
adequate water supp-Iy will be provided to meet peak hour demand, minimum 40 psi
pressure and continue to serve long term facilities. The existing 12" water main located
on Olympic Parkway will continue to provide service to the proj ect site, similar to the
Senior Housing proj<ect, according to the Otay Lakes Water District Will Serve Letter for
the Windstar Pointe Resort dated December 21, 2007. In addition, the Otay Water
District approved the preliminary On-Site. Water and Fire Service Studies on December
20,2007 arid January 11, 2008, respectively. The project will have no significant impacts
to the existing regional water syst= and not require 8l).y additional off-site
improvements to facilitate the proposed proj ect.
Rick Engineering prepared an On-site Private Sewer Analysis, dated October 10, 2007,
and Off-site Sewer Capacity Analysis for the Windstar Pointe Resort, dated September
18, 2007 to address potential sewer system impacts. Based upon the sewer flow
calculations, capacity information for the proj ect design and connection to the existing
system no additional service systems and facility impacts were identified. The analysis
results are consistent with the proj ected peak design flows indicated in the approved Final
EastLake Pensinsula Off-Site Sewer Capacity Analysis Study, prepared by PBS&J, dated
November 8, 2005 and other technical studies contained within the Final Subsequent
Environmental Impact Report, FEIR 05-02. The updated technical studies confirm that
there will not be any significant impacts or changes in the anticipated wastewater
generation or potable water demand from what was previously considered in FEIR 05-02.
Based upon the updated on-site and off-site sewer capacity analyses and the Otay Water
District will-serve"correspondence, no significant demands to public services and.
facilities, including. water and sewer, are anticipated. No significant impacts .beyond .
those previously identified in FEIR 05-02 are anticipated, and the mitigation measures
contained within FEIR 05-02 will be equally applicable to the revised project.
Geological Hazards
An updated Geotechnical Investigation, dated April 17,2007, was prepared by Geotech
Incorporated to evaluate the project design and potential impacts. The report concluded
that no geological significint conditions are apparent that would prevent development of
the proj ect site. No further impacts were identified, therefore, no new mitigation
measures required. Therefore, no new impacts with regard to geological hazards are
anticipated and the mitigation measures identified in EIR 05-02 will be applicable to the
revised project.
5-35
V. CONCLUSION
Pursuant to Section 15162 and 15164 of the State CEQA Guidelines, and based upon the
above discussion and substantial evidence in the record supporting said discussion, I
hereby find that the proposed project will result in only minor technical changes or
additions which are necessary to make the Environmental Impact Reports adequate under
CEQA.
Attachments:
1. Project Site Planes)
2. Executive Summary to EIR 05-02
References:
City of Chula Vista Environmental Review Procedures
City of Chula Vista General Plan Update .
EastLake ill SPA Plan and Final Map, Final Environmental Impact Report EIR (EIR 01-01)
EastLake. ill Senior "\lousing Project Final Subsequent Environmental Impact Report EIR (EIR 05
02), certified June 2006
EastLake ill General Development Plan (GDP), adopted July 17, 2001
EastLake ill Sectional Planning Area Plail. (SPA), adopted July 17, 2001
City of Chula Vista Housing Element
City of Chula Vista, Affordable Housing Program
Technical Studies/Information for Windstar Pointe Resort
Acoustical Assessment Report prepared by Dudek, dated January 9, 2008
Air Quality Impact Aualysis prepared by Dudek, dated January 2008
Traffic Impact Aua1ysis, prepared by LLG Engineers, dated December 21, 2007
(}eote,1nllcallnyestigation, prepare~ by Geotechnics In"., da.ted Apri117, 2007
Off-Site Sewer Capacity Analysis, prepared by PBSJ, dated September 18, 2007
On-Site Sewer Aualysis prepared by PBSJ, dated October 10, 2007
Pre!inrinary Drainage Study, prepared 9Y Rick Engineering, dated January 4,2008
Pre!inrinaryWater Quality Study, prepared by Rick Engineering, dated January 4,2008
On-Site Fire Service Study, prepared by PBSJ, dated January 3, 2008
On-Site Water Study, prepared by PBSJ, dated November 30,2007
OWD Co=ent Letter dated December 21, 2007
Fire Access Plan, prepared by Rick Engineering
Visual Simulation Exhibit
5-36
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SECTION 1.0
EXECUTIVE SUMMARY
1.1
INTRODUCTION
This Environmental Impact Report (EIR) has been prepared by the City of ChuIa Vista (City) as
lead agency pursuant to the California Environmental Quality Act (CEQA) Public Resources
Code 21000 et. seq., and the State CEQA Guidelines (California Code of Regulations, Section
15000 et. seq.). This ErR: has been ,prepared to evaluate the environmental effects of the
proposed EastLake ill Senior Housing Project.
1.2 PURPOSE AND NEED.
As discussed in the proposed EastLake ill SPA Amendment, the objectives for the SPA Plan are
to:
.
Assure a high quality of development, consistent with CitY and Co=unity goals and
objectives, the Chula Vista General Plan and EastLake ill General Development Plan.
.
Create an economically viable plan ,that ,can be realistically implemented within current,
and proj ected economic conditions.
.
Provide for orderly planning and long-range development of the project to ensure
co=unity compatibility,
'.
Establish thej'i1ecessW:y framework for air identified'financing mechaiJisnis..ta' facilifate"
adequate community' facilities,' such' as transportation; water, ,flood control,' sewage
'disposal, schools, and parks and provide adequate'assurance that approved' development
win provide the necessary infrastructure, when needed, to serve the future residents of
EastLake ill.
.
Preserve open space and natural amenities.
.
Establish a planning and development framework which will allow diverse land uses to
, exist in harmony within the community. '
EastLake III Senior Housing ElR
ATTACHMENT 2
June 2006
5-38
1.0 EXECUTIVE SUMMARY
1.3 PROJECT LOCATION
As depicted on Figures 1-1, 1-2 and 1-3, the project is located within the eastern portion of the
EastLake Community of the City of Chula Vista. The project area is situated adjacent to the
Olympic Training Center and directly west of the Lower Otay Reservoir.
1.4 PROJECT DESCRIPTION
The proposed project involves amendments to the General Plan, EastLake ill General
Development Plan (GDP) and EastLake ill SPA Plan to allow for the proposed land use change
from vi~itor-serving connerciai to high density residential. The General Plan Amendment
would consist of redesighatmg 18.4 acres to "Residential-High." The 1.2 acres of designated
Open Space around the site would remain unchanged. The EastLake ill GDP would also be
amended to redesignate 18.4 acres of "CT-Connercial-Tourist" uses to "H-Residential High
(18-27+ dwelling units per acre). The remaining1.2 acre "Open Space" designation would
remain unchanged. Finally, the EastLake ill SPA would also be amended, specifically to
eliminate the Connercial Tourist uses previously environed east ofthe OTC and instead provide
for high. density residential development. Components of the SPA, including the Planned
Community District Regulations, Design Guidelines and Public Facilities Finance Plan (pFFP)
would all be inodified to reflect this proposed change in land use. The SPA also includes a
specific Affordable Housing Program, Air Quality Improvement Plan and Water Conservation
Plan for the proposed seniors project.
,.
The 494-unit senior housing project would consist of 13 courtyard style buildings, each four
.ston.es tall oyer a parking strr,lcture ,(see F)gur~ lc4),. The project.w9uld also . include ~tness
facilities, recreational rooms; two view corridor/parks and a pedestrian paseo around the outer
perimeter:" Alf onc"fuidoffcsite emergency access 'would 'also be constructed. This emergency
. access would be located ill the . southwestern portion 1)f the site, and would allow' emergency . . .
vehicles a second access to the site via the Olympic Training Center parking lot. This senior
housing community would be gated, and housing units would be "for sale." The densities and
unit numbers proposed would result in approximately 1,235 new residents.
. J
The project architecture will consist of southern Spanish designs, and be arranged to mirror
Mediterranean hillside towns. Buildings will include deeply recessed balconies, attached roofs,
canopies, trellises and courtyards to provide visual breaks in the building fayade. The rotation of
each building was an intentional effort to break-up the appearance of building mass. The single
EastLake flI Senior Housing EIR
5 39
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5-40
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EastLake III Senior Housing Project - Environmental Impact Report I FIG~RE I
Vicinity Map 1 2
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EastLake III Senior Housing Project - EnvironIpental impact Report I FIGURE I
5_4zProject location Map 1-3
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APRIL 2006
I ,. I
EARTHWORK
8,600 CY
173,500 CY
SHORTAGE = 165,000 CY
NOTE: SITE FILL TO BE GENERATED BY
EXCAVATiON OF BASEMENTS: 165,000 CY
E"tla k, III S, Ilior Hnus in, P cojBC1 . Env;conm" ,,[ Imp" 1 Rop 0 rt I '""''' ]
Proposed Site Development Plan/Grading Plan 1-4
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1.0 EXECUTIVE SUMMARY
level recreational club will be located at the eastern edge of the property. The recreational club
will serve as a focal point for the project
]
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The site has been graded in accordance with approved grading permits. However, portions of the
site will need to be raised four to five feet to create a gradual elevation change on the eastern
portion of the site. This would result in a "stepped" effect away from the Lower Otay Reservoir
and would maximize the views of i:ll residential units. This will require a total otl73,500 cubic
yards of fill. Simultaneously, the underground parking garages will need to be' excavated
approximately 10 feet to establish a l2-foot underground garage space. The excavation will
generate approximately 173,500 cubic yards of excess soil. The cut and fill requirements of the
site will bal~c~, thereby eliminamig the need to export or import fill material. Finished first
~ ,."
floor' elevatioruiWill range from 560.5 to 57Sfeet. -
A total of 963 spaces will be provided on the project site, meeting the City's parking
requirements for: the Intended land use.
Discretionary actions for the EastLake ill Sembr Housing project include:
. General Plan Amendment
. EastLake ill General Development Plan (GDP) Ameriilinent
. EastLake ill Sectional Planuing Area (SPA) Amendment
." Tentative Map for the EastLake ill Senior Housing Project.
The following additional permits/approvals may be required of other ReSponsible Agencies:
. ..' . . " ". , ..' . .
. San Diego Regional Water Quality Control Board: CW A 401 Water Quality
'CertificaTIon "(potential), Storm Water Discnarge Per!rrit and-approval of the Storm Water"
Pollution Prevention Plan (SWPPP)
Optional Facilities'
The proposed buildings will be constructed in several phases. In' order to avoid potential
conflicts between project residents and construction activities, the applicant is proposing a
temporary, off-site construction access road will be constructed south of the existing graded pad.
The proposed road would be app~oximately 20 feet wide and approxiinately 600 feet io~g and
would extend from Wueste Road to \he edge of the project boundary. The roadway area will
encompass approximately 15,000 square feet (0.50 acre) and will not exceed a 12 percent slope.
EastLake 111 Senior Housing EIR
4643-01
June 2006
5-44
1-7
1.0 EXECUTIVE SUMMARY
The graded roadway will be covers:d with stabilized decomposed granite to allow for drainag"e.
Once construction has been completed, the road would be removed, regraded and revegetated to
preexisting slope conditions. This temporary construction access road is" not required for
construction of the project and is therefore identified in this ErR. as an "optional" project feature.
An off-site trail connecting the proposed project with the Olympic Training Center to the west, is "
also being analyzed in this ErR.. This offsite trail would connect the proposed project (via the
southwest corner) with the"OTC trail system. This trail would be approximately 5 feet inwidth
and entail dedication of a 30 foot easement across OTC property. The trail would be constructed
with a pervious surface, such as decomposed granite, to allow for tmimpeded drainage. This trail
is being considered by the applicant as an "optional" facility and is analyzed in this ErR.
Impact characterizations are broken out for each optional facility in the impact sections of the
ErR..
1.5 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION
Initial scoping of the project concluded that, the proposed project would not significantly affect
the following environmental categories: agricultural resources; cultural resources, hazards/riSk of
upset, mineral resources and housing and population. Based on the initial scoping, the City
determined that an ErR. was required to more fully investigate project effects to landform
alteration and aesthetics, air quality, biological resources, geology and soils, water quality and
hydrology, land use and planning, noise, traffic and transportation, public services and utilities
and paleontological resoUJ:ces.
The followingtabi~, Ta"ble"i-j,provid~s ~ sUmmary of en~onmental impacts and mitigation
measures related to the proposed project:
.
1.6 PROJECT ALTERNATIVES
In developing alternatives to be addressed in this ErR, consideration was given regarding their
ability to: (1) meet the basic objectives of the project described in Section 3.0; and (2) eliminate
significant environmental impacts as identified in Section 5.0 of this EIR.. Based on the above
parameters, three alternatives were identified. The Alternatives discussion in this ErR addresses
the no development alternative, an alternative that would result in the continued development of
the site under the Co=ercial-Tourist land use designation and reduced density alternative
(single family residential similar to surrounding development).
EastLake 111 Senior Housing ElR
4643-01
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June 2006
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1.0 EXECUTIVE SUMMARY
TABLE 1-1 .c,'"
Senior Housing Project - Summary of EnvironmentalImpacts ap.d Mitigation
f '
The project would Inlroduce a new source of light
and glare which would be potentially significant.
Cl1
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In ~EIR #01-01, significant unmitlgable Impacts to
visual quality were idenlllled as a result of landform
alleraUon, This Impact must therefore be carried
forward, This project would have an Incremental
conlrlbution to the cumulative impact Identllled In
FSEIR 1101-01.
5.2-a . Prior to approval of the T entiltlve Parcel map, .me
I '
, 'applicant shall SUbmit a lighting plan as q; part of the
Design Review application for IheproJecl The IighUng
plan.' shall demonstrate that prbjecllightlng Is shielded
from surrounding properties and u\at only Ihe mliilmum
amount' of lighting required for safety purposes Is
provided to avoid adverse ,effects on,surrounding
areas. In general, lighting fixtures shall be shielded
downward and away from adjacent residentlal land
uses', MSCP Preserve areas and Lower Otay
Res~rvolr. '
The mitigation for projeCt Impacts would be applicable for
cumulative ,Impacts to landform alteration and visual
i . quall,ty associated with the prqpos'ed project.
SlgnlfiGant (cumulaUve).
i.rou.'II~m\'i'J'ElI;.,\ilII~Vj(, f'\'.1 "A .';/ < \11"/IJ:!Ji" ",.'1 ~ i: " ,., "" 't' ",,(.'1'.-'i'~,~~f'i'}1'?' c{' ~/l'l,,'tT,'Di'( ,;rj!.~~;J'lfl1"lf.ttT<X"ljY/"7<<WfV:I~.{,'v:;:r.f1.~J'11~i~;fr,WY.r]',~~]~t~.wmm"11~~Q;\\n~1IMi1~~
~~I,I~!.lA~J'.'ir;. W,f~.l,~A.,1 . ' " ~; ) ,,' <," . ',' 'r < ~ ,,' ,'" ',_~.., -;:' ':'. z",,"~ 1::.r '; J. I tJ . ,;[ ~d. "\)" ;~;~ 1.1 ~.:' E.;.. ,'''~, :1 -;, _ '1;tJ~ Jc'>:~ 0:;<,<.1 ....'J;1~i~IJ..,~.~.d~!t1l&A1?illi.~Ja'..;,L:i.\Jl.JlVJ\J.HtI.}A:Ui1U
Impacls assoclaled with slope Instability would 5.3-a Prior to' approval of grading plans, the following Less t1ian significant.
polentlally be significant. condlllons are required to' be on the plans. The
,proposed projecrs grading plans shall, demonstrale ,
com'pllance with remedlallon, recommendallons In the
June 10, 2005 Geotechntcal tnvesllgatlon for the
'proJ~cl prepared by Geolechnlcs Incorporated,
Including but notlimlled to:' '
, a) ,Upper soil layers shall be removed 10: a depth of
, .' . 'two to three (eet during Ipltlal construction periods
.and re laced with com elent com acted fill.
EasUake III Senior HousIng E1R
June 2006
~ :
4643-01
1-9
1.0 EXECUTIVE SUMMARY
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IMPACT MITIGATION MEASURES LEVEL Or SIGNIFICANCE AFTER MlTlGATION .
TABLE 1-1
Senior Housing Project- Summary of Environmental Impacts and Mitigation
b) Replacement of native solis with compacted fill
'shall be required 10 eliminate .the potenllal for
liquefaction.
. cj . Any areas subjected to new fill or structural loads
shall be prepared wilh compacled fill.
C11
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Prior" to approval of grading plans, a Slorm Water Less than significant.
Pollution' Prevention Pian (SWPPP) shall be prep~red
for tlieproJect that identifies specific Best Management
Practices (BMPs) to minimize erosion and control
sedimentation. A copy of the SWPPP will be kepi
onsite and issued to all supervisory staff working on the
project. Prolect actlvllles resulling In excess erosion
shall be halted and BMPs adJusted to ensure off-sile
sedimentation Is avoided.
Erosion during construction, allhough shorHerm in 5.3-b
nalure, could be significant wllhout erosion control
measures.
Strudures wli\ be located over underground parking. See Mitigation Measure 5.3-a
Potentially significant Impacts to foundations and
structures could occur if expansive salls are
encounlered.
Less than significant.
Potenllal Impacts resulllng from other geological See MItigation Measure 5.3-a
as seismic acllvlty would be
Less than significant.
e
Waler quality linpacts resulling from construction
and operational activities would be significanl.
Prior 10 approval of a grading permit the Applicant shall
oblain coverage. under the Stale Water Resources
, Control Board (SWRCB) NPDES General Permit No:
CAS000002, Wasle Discharge Requirements for
Discharges of Storm Water Runoff Associated' with
. Construction Activily. .In accordance with said Permll,
a Storm Water Potlution Prevention Plan (SWPPP) and
a Monitoring Program Plan. shall be developed and
1m lamented concurrent with the commencement of
4643-01
Easlla!<e 1\1 Senior Housing EIR
June 2006
1-10
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1.0 EXECUTIVE SUMMARY
, ,',
IMPACT MITIGATION MEASURES LEVEL OF SIGNIFICANCE AFTER MITIGATION "
TABLE 1-1
. ,
Senior Honsing Project- Summary of Environmental Impacts and Mitigation
. .
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grading activities. . The SWPPP shall specify both
, con~lrucllon and post-construction structural and non-
struotural' pollution prevention;measures. The SWPPP
, ,shari also address operation and maintenance of post-
; 'construction poMlon prevention measures, Inc!tidlng
shoit-term"and long-term funding sources and the party
or. parties ...tliat. will be; responsible for the.
, Implenientation of. said measures, .
: A complete and accurate Notlce-of-Intent (NOI) shall
be filed with. the SWRCB, A copy of the
. aCknOWledgement. from the SWRCB that a NOI has
been received for thlspro]ect Shall be filed with the City
of C,hula. Vista when received, Further, a copy of the'
completed NOI from the SWRCB showing the Permll
Number Jar thIs project shall be filed wilh the Clly of
Chula Visla when received.
I
M-b PrIor to approval. of grading and constructlo~ plans, the
App!lcant shall demonstrate to the satisfaction of the
Clly Engineer compliance with. all of the' apprlcable
, provisions of the Municipal Coda and the City of Chuia
, Vista SUSMP. The Apprlcantshatllncorporate Into the
proJect.plannlng and desIgn aO,effective combination of
slle aeslgn, source control, and treatment control post-
con~truction BMPs and provide all necessary studies
and reports demonstrating,' compliance' wllh the
applicable regulations and standards. Post-
construction BMPs shall be Identified and Implemented
i as fa' abate Identified, pollutants of concern to the
'maximum extent practicable standard.descrlbed in the
Clly.of Ghula Vista SUSMP. '
,
E_,U_ke III Senior Hou,lng EIR
June 2006
4643-01
1-11
TABLE 1-1
Senior Housing Project - Summary of Environmental Impacts ,and Mitigation
1.0 EXECUTIVE SUMMARY
,Prior to issuance of a gradlngpermU for any area of lhe'
project (Including' offslle areas) draining towards the'
Lower Otay Reservoir, the applicant shell:
01
I
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CD
1) Obtain the approvat of the CUy of Chula Vista and,
'all other applicable agencies for any" proposed
structural drainage runoff detention and/or
diversion' facilities within the Otay Lakes
Watershed:
2) Obtain the approval of the City of Chula Vista and
'all other applicable agencies of all operational and
maintenance" agreements associated with any
'proposed 'structural drainage runoff detention
andlor' diversion facilities within the Olay Lakes
Watershed. '
S.4-d. Prior to approval of the grading plan, the Applicant shall
verify Ih'at, surface drainage' has been designed ,to
collect and discharge runoff' Into natural stream
channels or drainage structures. In order to avoid
Indlr~ctlmpacts to the Lower Gtay Reservoir, fertilizers,
herbicides, and pesticides shall not be applied to the
, manufactured slopes along the northern property of the
property. Potable water shall be used for Irrigation: All;
drainage syslems shall be designed In accordance with
Ihe City's EnglrieeringStandards and to the City of San
'Diego's Source Water Protection Guidelines' for New
, Developments (2004).
S.4-e Tile' applicant shall design surface and subsurface
drainage to preclude, pondlng outside of 'designated
areas, as well as now down slopes or over disturbed
areaS.
Easllake Ul Senior HousIng EIR
June 2006
4643-01
1-12
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1.0 EXECUTIVE SUMMARY
TABLE 1-1 " "
Senior Housing Project - Summary of Euvironmental Impacts and Mitigation
'.' I..
. , " ": " ....
IMPACT MITIGATION MEASURES LEVEL OF SIGNIFICANCE AFTER MITIGATION, '
r
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5.4.1
Prior: to the approvf!1 of a gradmg Permit, the Applicant
shal! verify th,il runoff diversion' faclllties(e,g.,I~lel
, plpe~ and brow ditches) have been be used to preclude
runoff flow down graded slop$s, Drainage terraces .lor
slopes In excess of 40 feet In vertical height shall only
be required for stablllzallon, purposes.. 'Slopes In
, exc~ss of 40 feet In height may not require terraces'
provJded that slope-specific analysis demonstrates that
, SUCh measures 'are not needed in order to 'achieve Ihe
Intent 'of the City's grading :ordlnance.. Energy-
, dlsslpating structures (e,g.; detention ponds, riprap, or '
drop structures) 'shall be used at storm drain oUllets,
drainage crossings, and/or downstream of all culverts,
plpil'oullets, and brow ditches to reduce velocity and
prevent erosion, The applicant shall demonstrate
com'pliance in' grading plans prior to Issuance of a
graqing permit. '
Prior to Issuance of the grading permit for any site in
,lhe drainage area, the Applicant shall demonstrate that
the proposed detenllon facilllles would reduce 50-year
post-development peak flows to equal to or less than
pre'development condlllons.', The proposed onsite
detenllon facilities shall be designed to ensure Ihat
there 'Is' no increase In downstream (I.e., south of
Olympic Parkway) velocllles In Sail Creek. For areas
wltl! the greatest potenllal for groundwater seepage,
Impacts could be reduced to; a less Ihan slgnlllcant
level through Installation of' subsurface drains as
determined by the'Solls Englqeer and approved by the.
City' Engineer, Implementallon of Ihese measures Is
the responsibility of the applicant. "
Prior to the slart' of gradlngacllvllles, the brow ditch
localed at the base of the slope between Ihe Lower
!
Easllake III Senior Housing EIR
June 2006
4643-01
1-13
1.0 EXECUTIVE SUMMARY
TABLE 1-1
Senior Housing Projeft - Summllry of Environmental Impacts and Mitigation
CJ1
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Otay Reservoir and the project site shall be inspected
and 'sedlment that could cause runoff to. breach the
dllch:.shall be removed. The brow ditch shall be
Inspected after each 0.5 inch.
5.4.g .Prlor. to apprOval of the final map, and/or building
permits (as determIned by the City Engineer), the
Applicant shall submit a maintenance program for the
propqsed post.construction. BMPs and all prIvate
drainage facilllles wllhln common development areas to
the satisfaclion of the City Engineer.. The maintenance
program shall include, but not be limited to: (1)' a
manuat describing the maintenance aclivllles of said
facllllles, (2) an esllmate' of the cost of such.
maintenance acllvilies, and (3) a funding mechanism
for financing the malnlenance program. In addllion, the.
Developer shall enter into a Maintenance Agreement
with the City 10 ensure the maintenance and operalion
of said facililies. .
5.4.h . Regular maintenance of the Greenbelt and Commu'nlty
trails. shall be Ihe responsibility of the Eastlake 1II HOA,
depending on deslgnallon, to minimize the potenlial for
erosion into Lower Otay Reservoir. Prior to. Ihe
approval of the TM, .the applicant shall submit a
Landscape Responsibility map to idenlify funding for all
areas within the project.
5.4.1 The 'followlng urban runoff conlrol measures shall be
shown as noles on Ihe ,Tentalive Map. These
'measures shall be made a :condllion of the Tentallve
Map .and shall be Implemented on the final grading and
. Improvement.. . plans. Implementalion. of these
measures IsIhe responsibility of the applicant.
EasUak. III Senior Housing EIR 4643-01
June 2006 1.14
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1.0 EXECUTIVE SUMMARY
TABLE 1-1 .,' .
Senior Housing Project - Summary of EnvironmentaUmp~lcts an..d Mitigation
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IMPACT MITIGATION MEASURES LEVEL OF SIGNIFICANCE AFTER MITIGATION. .
1) . Per the Clean Water: Act, BMPs. to control
pollutants' and sediment from entering storm water
.: runoff are required for the project area. Source
.. control BMPs via landscaping of all slopes. and. .
street rights-of-way shall be provided to prevent
:. erosion, Any other applicable source control or
:BMPs which may be Implemented ona clly-wlde
. basis in conjunction with the City's Municipal
. NPDES permit shall be . Incorporated into: the
. specific plan. The size, ,capacity, and location of
,any other pollution conirol devices which would be
. usea to capture urban pollutants ons\te will be
: determined as part of the project-specific drainage
. studies prior to the approval of future subdivision
c.n . maps,
I
c.n
N 2) 'The City's Departmenl of Planning and Building
..shall verify that themlllgallon measures are
,condlllons for Ihe approval of the tentative map.
: and that they are Implemented' on the grading
, plans for the project.
5.4'j Prior. to the Issuance of any building permit, Ihe
applicant shall demonstrate to the satisfaction of the
Director of Planning and Building that hazardous
malerials shall not be stored along the easlern edge of
the 'site. All hazardous materials shall be stored within
secondary containment capable of holding 150 percent
of the largest container. Hazardous malerlals shall be
,stored.ln a secure area thai c~n be locked during non-
workllig hours. This will help prevent any unintended
hazardous malerlal spills which could impact quality of
runoff water from the site. . ;
';
E?Sllake III SenIor Housing EIR
June 2006
4643-01
1-15
1.0 EXECUTIVE SUMMARY
TABLE 1-1
Senior Housin& Project - Summary of Environmental Impacts and Mitigation
.," "
. " .,"
IMPACT MITIGATION MEASURES LEVEL 01' slGNll'lCANCE AFTER MITIGATION , ,
5.4-k'
Silt fence or a similar approved sediment barrier shall
,be 1n'slalled along the eastern perimeter of the project
,sile. or as' directed by a qualified erosion con trot
speCialist, to prevent sedlmennransport Inlo' the LOWer
Otay Reservoir. Spoil stockplles shall be slored at least
20 feet from the perimeter of the site, A qualified
monitor shall Inspect all erosion and sediment control
devices onsite prior to anticipated storm events, during
extended storm events. and after each storm event' to
ensu're that the structures' are functioning properly,
Inspection logs shall be kept onsite andsubmilted to
the City upon reques!.
','
C11 The level of service al the project driveway and
I Olympic Parkway will degrade to F as a result of the
~ project from vehicles entering and eXltinglhe project;
which would be a significant direct Impact of the
proposed proJect'
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Prior'Io approval of the grading plan, the applicant shall
enter tnto an agreement to design, construct. and
secure a fully actuated traffic signal including
interconnect wtrlng, mast arms, signal heads and
associated equipment, underground improvements,
standards and lumlnatres ;at the Olympic
parkwaYlProJeel Driveway Inlers'eelion, The design,of
the 'signal shall be to the satisfacllon of the Clly
Engineer and conform to City slandards, The applicant
shall provide the following tntersecllon geometry:
Wesl,bound: One left-turn lane (with 100 feet of
storage) and two through lanes
Southbound: None
Northbound: ,One left,turn lane and one right-turn lane
(With a storage length of 751eet in each)
Eastbound: One shared lhrough/rig!lt lane and one
, Ihr04gh lane,
4643-01
1-16
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1.0 EXECUTIVE SUMMARY
" " ,(, ..,
IMPACT MITIGATION MEASURES LEVELOI'SIGNIFICANCEAFTERMITlGATION " '
. TABLE 1-1
Senior Housing Proj~ct - Summary of Environmj)ntal Impacts and Mitigation
. . I .
A signal shall be Installed al the project drlvewaYc pnd
two outbound (northboundj lane.s, one left-turn and one' . \
rlghHurn lane, and two Inbound (southbound) lanes be
provided.
5.5-b Prior' '10 approval of building permits, the median
opening on Olyniplc Parkway further shall be relocated
west from lis current location to' accommodate tha
proposed project driveway.
5.5-c Prior to approval of building permlls, a 'No U'Turn' sign
for eastbound traffic on Olympic Parkway al 'Ihe
Olympic ParkwaYIWueste Road inlerseclion shall be
Installed. '
-ne potenllai connlct between construcllon-related, 5.5,d
ratftiibnd vehlcuiar, pedestrian and bicycle traffic on
^lue"ITe Road and the adjacent traii would be a
;Ignillcanl direct Impact of the optional construcllon
lccess road.
'Prior to approval of the grading permit for the
temporary construcllon access road, a Traffic Control
Plan, shall. be prepared to the satisfaction of the City
Engineer for the Wueste Roadlaccess road
Inta(secllon. The Traffic Control ptan shall" be
Implemented for the duration of the use' of the
temporary access road. The Traffic Control Plan shall
address methods' to avoid conflicts between vehicles
on Vyueste Road/pedestrians ~nd blcyctlsts on the trail
adjacent to WuesteRoad and construction vehicles
entering and exiting the site; ,
n FSEIR #01-01, slgnlllcant unmlUgable impacts to Specific mlllgatlon measures were Idenlified to reduce potential Slgnlllcant (cumulative).
ralllc and circulation patterns .were determined for slg~lIIcant Impacts,however cumulative Impacts would be
!005, 2010, 2015, 2020 and bulld-oul condlllons., unmlllgable..
mpacts 10 freeway operations were also Idenllfied
IS significant. This Impact from FSEIR #01-01 mUst
here fore be carried forward. Because [he proposed
lroleet Is part of the bulidout of the overall EastLake
II communll , a sl nlficant cumulallve unmlll able
Less than significant.
oasllake III Senior Housing EIR
4643-01
1-17
1.0 EXECUTIVE SUMMARY
TABLE 1-1
Senior Housing Project - Summary of Environmental Impacts' and Mitigation
IMPACT MITIGATION MEASURES LEVEL OF SIGNIFICANCE AFTER MITIGATION ' :'
lrafflc Impacl was Identified tcr bulldout of, the
communlly; and the proposed project would result In
an Incremental contribution to the traffic from
bulldout of llie communlly, therefore a significant
cumulallve unmlll aled traffic 1m act would occur,
During construction, ROC emissions would exceed
the dally standard, This Impact is considered
significant.
Although construction.related emissions would' not
surpass PMlO Ihresholds, the project will generate
nuisance dusl and fine particulate maller,
Easllake III Senior Housing EIR
June 2006
To the maximum extent feasible, the project developer:
shall' use' zero-Volatile 'Organic Compounds (VOe)-
content archllectural coatings during project
ccnstructlon/appllcatlon of paints and .9lher
architectural coatings to reduce ozone precursors: If
zero-VOC paint cannot be utilized, the developer shall
avoid: to', the maximum extent feasIble, application of
archllectural coatings during the peak smog season;
JUly"August, and September,
5,B-b, PrlorAo approval of any grading permit, the following Less than significant.
measures shall be placed as notes on all grading plans
and Implemented during grading to reduce dust and
exhaust emissions (PM10) and ozone precursors (ROC
and NOx):
a) 'Minimize simullaneous operation of multiple
'construction equipment unlls
,b) :Use low pollutant-emlUing equipment
c) Use catalytic reduction for gasoline-powered
equipment
d} Use injection timing retard for diesel-powered
equipment
e) Water the grading areas a mlntmum of lwlce dailY'
to minimize fugitive dust,
'n 'Stabilize g'raded ar~as as quickly as possible', to
minimize fugitive dust
4643-01
1-18
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1.0 EXECUTIVE SUMMARY
'. " .
IMPACT MITIGATION MEASURES LEVEL OF SIGNIFICANCE AFTER MITlGATION ' ,,' :,
TABLl~ 1-1
Senior Housing Proje.ct - Summary of Environmental Impacts and Mitigation
. . '
(11
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en
g) ,Apply,chemlcal stabilizer or pave the last 100 feet
:of Internal travel palh within the construcllon site
prior to public road entry
h) ,Install wheel washers adjacent toa paved apron
;prlor to vehicle entry on pli~lIc roads
I) :'Remove any visible trac~.out Into traveled public
. slreets within 30 minutes bf occurrence '
" '
J) 'Welwash the construcllon access polntatthe end
"of the' workday .If any vehicle travel on unpaved
:surfaces has occurred '
k) .Provloe sufficleht perline.!er erosion 'control to
, 'prevent washoul of silly material onto public roads
I) Cover haul trucks or maintain at least 12 Inches of
"freeboard to reduce blow-off during hauling
m) ';Suspenct" all soil disturbance and travel on
:unpaved surfaces if windS exceed 25 mph
n) ',Coverl ,water onslte stockpiles of excavated
,:,materlal; and
'0) "Enforce a 20 mlle-per-hour speed limit on
"unpaved surfaces.
In FSEIR 1101-01. significant unmlllgable Impacts to None
air quallly were documented as a result of
nonconformance with regional air quality plans and
overall project (enltre EaslLake III developmenl)
Impacts on regional air quality, This Impact Identified'
In FSEIR 1101-01 must therefore be carried forward,
While the proposed proJecl would g,enerate less than
half of the' projecled traffic for the 'site under the
exlsllnland use desl nallon, It would sllll,contrlbute
Significant (cumulative),
Easllake III Senior Housing EIR
June 2006
4643-01
1.19
1.0 EXECUTIVE SUMMARY
. TABLE 1-1
Senior Housing Project - Summary of Environmental Impacts and Mitigation
. .
IMPACT MITIGATION MEASURES LEVEL OF SIGNIFICANCE AFTER MITIGATION .
Incrementally to overall cumulative vehicular
emissions generaled by butldout of the area.
Potential exposure to Interior noise levels greater
than the Ctly's allowable limit of 45 dB CNEL wouid
be considered significant.
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Polenllal exposure of fulure residents to exterior
noise levels (from pallo and balcony areas) greater
than the City's allowable limit of 65 dB CNEL would
be considered significant.
EasUake IIISe"lor Housing EIR
June 2006
5.7-a Prior to Issuance of building permits, where exterior Less than significant.
. noise.. levels on Internal roadways exceed 60 CNEL,
additional measures shall be required to attenuate
Interior noise to the City's 45 CNEL standard, such.as
Inoperable or double-paned windows, For those units
that require the windows to be closed to achieve the
Interior noise standard, forced-air circulation or air
condilionlng shall be provided by the applicant. . An
acousllcal analysis shall be conducted for BUildings 1,
2 an~ 13 that are adjacent to Olympic Parkway
concurrent with the submittal of construcllon drawings
and shall be approved by the Director of Planning and
BUilding and the Environmental Review Coordinator
prior to approval of building permits. The acoustical
analysis shall demonstrate that interior noise leveis due.
to exterior noise sources would be below the 45 CNEL
standard.
5.7-b Five .foot high noise barriers: around the perimeter of Less than significant.
the Individual private pallo and balconies at some of
Ihe dwelling units In Buildings 1, 2 and 13 (adjacent to
Olympic Parkway) would be required to mitigate for
traffic noise impacts. Sound walls may be constructed
of any masonry material, or material such as tempered
glass or Plexiglas with a surface denslly of at least
three pounds per square foot. The sound wall shouid
have. no openings onracks. Table 5.7-7, Dwelling
Units Requiring Sound. Walts around Patios or
Baloonles inoluded In Section 5.7, Noise, of the fiR.
4643-01
1-20
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1.0 EXECUTIVE SUMMARY
TABLE 1-1
Senior Housing Project - Summary of Environmental Impacts and Mitigation
The proposed SPA Plan .would result In an 5,8'a
Incremental Increase In public facilities If they are not
provided commensurate with demand. The
Incremental contribution of solid waste, and demand
on water and sewer service, parks; fire, pollee,
emergency services, libraries and schools would be
signlficanl.
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Easllake III Senior Housing EIR
June 2006
Prtorto approval the Final Map, the applicant shall' l.ess than:slgnlticanl.
demonstrate compliance with recycling policies In the
Citts General Plan and Municipal Code.
Demonstration of compliance with lhese policies shell
Inchide construction of onslte recycling facllllies,
recycling program estabtishment etc.
5.8-.b Prior to approvat of the Final Map, a minimum of 3.86
. acres of parkland will be established within the project
area In accordance with the City of Chula. Vista
Mun!clpal Code Section 17.10.40. Any shortfall In
parkland acreage dedication sh?1I result In payment of
. the park acquislllon component of the Park Acquisition
and Development. (PAD Feel. Given the lack of
available acreage that could be acquired to serve the
development, the acquisition :component' of the PAD
Fee will be waived and a payment of $4.1 mfillon
(inciudlng the development portion of the fee and land
acqUisition fee' adjusted over dedication at Eastlake
Vistas neighborhood park) will be mada which can be
utilized to fund.construcllon of park and publiC facllllles
servhig the EastLake Community. Any excess funds
that remain once lhese facllllles are complete can be
ullllted on other park or public faclllltes serving the
Eastern Territories of Chula Vista. The Developer will
pay:the development component of the PAD Feeas
requited by lhe City (EaslLake lit SPA Plan, February
20, 2006 and personal communlcallon with Jack Griffin,
qty ofChula Vista April 3, 2006). .
5.8;0' Prior to Issualiceof building permits, the applicant shall
" be fa uired to a the Public Faclllties Develo ment
4643-01
1-21
1.0 EXECUTIVE SUMMARY
.. TABLE 1-1
Senior Housing Proje:~t - Summary of EnvironmentalImpacts and Mitigation
IMPACT MITIGATION MEASURES LEVEL OF SIGNIFICANCE AFTER MITIGATION
. mpact Fees (PFDIF) at the ra e In effect at the time
bUilding permits are Issued as determined by th.e CJty
Engineer, to. offset Impacts on CUy fire.. pollee.
emergency services .and libraries.
5.8~d Prlofoto approval of the Tentative Map, the applicant
.shall submU plans showing fire flow arid fire hydrant
locations to the City of Chula Vista Fire Prevention
Division for review and approval. .
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5.8-e Prior to approval of buiidlng permUs. the applicant shatl
pay all required school mitigation fees at the rate In
effec!. at the time building permits ate Issued or. enter
into an agreement to help finance the needed facilities
and services for the Chula Vista Elementary School
District and Sweetwater Union High School District.
5.8-f. Watek and sewer facility Improvements shall be.
financed or installed on. and off.slte In accordance with
the fees and phasing In the approved Public FaciiUies
Financing Plan for the SPA Plan.
5.8-g The CUy of Chula Vista shall qontinue to monitor Pollee
and Fire Department responses to emergency calls
arid .report the results to the Growth Management
Oversight CommlUee On an annual basis.
Safety Issues for recreational trail users directly 5.8-h
exposed to crossing construction Irafflc due to the
optional temporary construction. access road are
considered significant.
Prior'to approval of the grading permtt for the optional Less than significant.
construction access road, a trafflc control plan shall be
prepared to the satisfaction of the City Engineer that
addresses pedestrian; bicycle and vehicular safety
during construction at the Intersection of Wueste Road
and Ihe option construction access road.
Easllake 111 Senior Housing EIR
June 2006
4643-01
1-22
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1.0 EXECUTIVE SUMMARY
. ',,' ,,,'
" ,
m1PACT MITIGATION MEASURES LEVEL OF SIGNIFICANCE AFTER MITIGATION , '
''':1'~'''' I ", . 'r n " e, - ~" ~ , 77 ,_ _ .~-l/''\''' "-'~~'!'t'~[;}"""""~~1r'l\"""II"l'I"")~~1
l;,dQ~I'j'J{ii~Il'i{';J~)I(llf;,' '" / " ,I, '," 1/ ~,:~,,, '/; ,.; q!";1I;(;Jt ,:t1~;,~J;'r<:'a1;i:,~~f"\~'\~~I:fJJh
,,' " , . ,., j,' , \ ' , ",',', ,," ,'. H~" >'." ,"<,r." J .~. l~
I".~, ,'I'" " -'-'1'/ 1,"_,"" 'r.' ,_ ,~. o',_'_I,lt",,_c ~-"'C"I"'""v..!Lu'~,:J;"y.ci;!"1j"::'~l"_""...,a:ftl.'''''I,'&1f.:Vii;.I:.f~Wl1i;..~~
TABLE 1-1
Senior Housing Proj~ct - Summary of Environmental Impacts and Mitigation
Potential Indirect ,lmpacls to lands Intended for 5,9-a
conservation adjacent to the project site (associated
with Olay Valley Regional Park) are considered
significant.
In accordance, with the adjacency guidelines contained, Less than significant.
!n the Subarea Plan, mitigation to minimize Indirect
Impacts to sensitive wtldtlfe, species, sensjllve plant
communllJes and~,.functlons: of the Preserve' as
envisioned In the City's Subarea Plan are as,follows:
,
C11
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Drainage and Toxic Substances
. 'Pollution reduction measures, 'sUGh as 011 and
water separators, shall be Installed In alFdralnage
systems at the property line 10', eliminate
'Intro<!uctlon of contaminants hito the Preserve,
'Such measures shall be Indicated on grading
plans and approved by the City prior to Issuance
of any land development permlt, Including clearing
and grubbing and grading "permits, The
'Inslallation of these pollution reduction'measu'res
shall be' Verified by the City during project
construction,
. 'Additional best managem'ent practices for
reduction to Impacts to drainages Include: slopes
,and channels will be protected from erosion; slorm'
draln'stenclling and slgnage will be employed, and
control of posl-development peak slorm 'waler
runoff diSCharge ralesand velocllles will be
:enacled to maintain' 'or' reduce downstream
erosion and to protect stream habitat. These
'measures Shilll be furtheroulllned In the project
SWppp, "
EaslJake III Senior HousIng EIR
June 2006
4643-01
1-23
1.0 EXECUTIVE SUMMARY
TABLE 1-1
Senior Housing Project - Summary of Environmental Impacts and Mitigation
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Lighting
. light shielding to protect the Preserve' from spill-
over during construction activities" shall be
required. In addll\on. lighting proposed for the
residential development shall be directed ,away
and 'shielded from the Preserve. Low sodium
IIghtingshall,alsobe utilized. Prior to issuance of
a building perml!, a tighting plan shall be submilled ,
to the City's Envlronment~1 Review Coordinator for
review and approval. The Iightihg plan shall
illustrate the location of the proposed lighting
standards and lype of shielding measures. Low-
pressure sodium lighting, shall be used If feasible
and shall be subJect'to the approval of the City.,
Environmental Review Coordinator and City
Engineer.
Notse'
. Construction acllvilles shall include noise'
reduction measures or be conducted outside the
breeding season of sensitive Iiird species. In
particular. grading restricllons shall be
'implemented during the breeding season
(February 15 through August 15) of the California
'gnatcatcher. 'and if construction Is proposed
during the breeding season, noise levels shall nol
exceed 60 dB(A) I..q within 500 feet of an active
gnatcalcher nesl. ,
. ,.Noise ,Impacts adJacent to the preserve shall be,
minlmized,through installation of berms or walls'
adjacent 10 th'e r~sldential areas, and any other '
uSe that may introduce noises that could Impact or
Ihterfere wllh wildtife utilization of the Preserve.
.;. .
Easllal<e 1\1 Senior Housing EIR
June 2006
4643-01
1-24
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1.0 EXECUTIVE SUMMARY
TABLE 1-1
Senior Housing Proje"ct - Summary of Environmental Impacts and Mitigation
IMPACT MITIGATIOW MEASURES ~EVE~ OF SIGWIFICAWCEAFTER MITIGATIOW
"
POlentlal direct Impacts 10 narrow endemic plant 5.9-b
s~les Ihat may occur within the optional off.slte
trali and, optional construction access road are
considered significant.
Easllake III Senior Housing EIR
June 2006
Invasive.
. ,-Native vegetation shall be used for revegetallng
:lhe . temporary access i road, and shall be'
"Incorporated 'Into the fandscape plan io the
'satisfaction of the Director of Planning and
Building. Such measures shall be 'Indlcat,ed on
. grading plans and approved by Ihe City prior to
;issuance of any land' development permit,
, ',Including clearing and grubbing and grading
"permits. Prior to Issuance of a grading permit,
;Iandscape plans shall be submllled to the City for
/evlew and approval.
Prior 10 issuance of any land development permit, Less lhim significant.
Inclu'ding clearing and grubbing and grading permits,
for lne optlonallraU and temporary construction access
road, the applicant shall .retain a City-approved
biologist to conduct a Narrow Endemic species survey.
Once' surveys have been' completed, an Impact
analysis shall be prepared to determine the Impacts to
any 'narrow endemic species found in Ihose, areas and
Inclu'de mlltgatlon measures in accordance with Section
5.2.3 of. the CUy's Subarea Plan. Finally" the fmpacl
analysis shall besubmllled ,to the City's Environmental
Revtew Coordinator for review and approval prior to
Inlltatlng any construction actlvllles. If a narrow
'endemic piant population Is dls90vered" Impacls shall
be IImUed 10 20% of the population wilhlnlhe project
are~, ,and, appropriate mitigation shall be provided to
meet t~e' requirements of biological equivalency In
Section 5.2.3:6 of the Subarea Plan. ',The City shall
prBparefindings o.f equivalency to:authorlze "Take' of
the portion of the plant popUlation. . , ,
4643-01
1-25
1.0 EXECUTIVE SUMMARY
TABLE 1-1
Senior Housing Project - Summary of Environmental Impacts and Mitigation
IMPACT MITIGATION MEASURES ' LEVEL OF SIGNIFICANCEAFTI!R MITIGATION :.
,If,. after Ihe comprehensive conslderalion of ilvoldance
and'minimlzation measures..lmpacts exceed 20% of
the covered Narrow. Endemic Species population within
the prQject area, the City must'make a determination of
. biologIcally superior preservation consistent with
Section 5.2.3.7 of the . Subarea Plan. This
. determinalion shatl be based qn appropriate mitigation
sufficient to meet the requir,ements established for
blologlcatly superior preservation identified '.in Seclion
5.2.3.1 ofihe Subarea Plan. The City shall process the
appropriate findings tn accordance wllh Section 5.2.3.3
of the. Subarea Ptan. If such findings cannot be made
for either or both of these oplional project fealures, the
fealur~(s) that are not consistent wilh the polictes
related 10 narrow endemic species shatl not be
implemented. .
The project could potentially be Inconsistent with the See MItigation Measures 5.9-a and 5.9-b.
HUT Ordinance which would constllule a significant
impact.
Less than slgnificanL
Impacts to previously undisturbed soils as a result of 5.10-a
column borings wouid be a significant impact.
Prior ,to Issuance of a grading permit, the applicant
shalt confirm In wriUng to the City ofChulaVlsta that a
qualified paleontologist has been retained to carry out
the ,miUgation described' herein. A qualified
paleontologist is defined as an Individual wilh a M.S. or
Ph. D. in paleontology or geology who is familiar wilh
paleontological procedures and techniques., A
paleontological monitor may be retelned to perform the
on-site monitoring In place of the' qualified
paleontologist. A paleontological monitor Is defined as
an. Individual who has experience In the.collectlon.and
salvage of fossil. materials atid who Is working under
the su ervlsion of a ualifiedaleonlolo 1st.
Less than significant. .
Eastlake 1\1 Senior Housing EIR
June 2006
4643-01
1-26
--
~
-~
1.0 EXECUTiVE SUMMARY
'.
IMPACT MITIGATION MEASURES. LEVEL OF SIGNIFICANCE AFTER MITIGATION ;.:.
TABLE 1-1
Senior Housing Project - Summary of Environmental Impacts and Mitigation
' ,
. ,
5.10-b The qualified paleonlologlst or: paleontological mOnitor
shall allend preconstructlon meeting 10 consult with the
grading and excavation' contractors. The
pale.ontologlst's duties shall Include monitoring of
. grading, salvaging, preparailcin of cotlected materials
for ..storage at a scientific I Institution that houses
paleontological collections, :and preparation of a
monitoring results report. For each step 'below. the
paleontologist shOUld present results to the City of
- Chula Vtsta 'for review. These duties are defined as
. follows:
, The peleontologlst or paleontological monitor shall
, be on-site during the original culling of previously
'undisturbed sediments of the Otay Formation to
U'I 'Inspec! cuts for fossils contelned therein. The
ci, , Sweehvater Forinatlon should be monitored on an
./>0 'as-needed basis as' determined' by the
'paleontologlst or paleontological monitor. The
frequency of Inspectlons:\"ould depend: upon the
'rate of'excavatlon. the materials excavated, and
the abundance of fossils. The paleohtologfsl
would work wilh the contractor to determine the
monitoring locations and amount of time
necessary to ensure adequate monllorlng of the
,project sileo
,In the event that fossils' are encountered, the
,paleontotog!st (or paleontological monllor) shall
heve the -authority to diVert or temporarily. halt.
'construction activities In the area of discovery to
'allow recovery of fossil, remains in a timely
, ,fashion. Because of.the:polentlal for recovery 'of,
:.small fossil remains, It may be necessary to. set up'
: a screen-washln 0 eratlon on-site.
..
EasUaka III Senior HousIng EIR
Juno 2006
4643-01
1-27
TABLE 1-1
Senior Housing Project - Summary of Environmental Impacts and Mitigation
'"
1.0 EXECUTIVE SUMMARY
Fossil remains shall b& cleaned, sorted, 'repalr&d,
pataloged, and then stored In a local scientific
Institution that houses palecintoioglcal collections,
such as,th'eSan Diego NaturaIHlsloryf',iuseum.
'A monitoring resuilsreport withapproprlale
graphics summarizing, the results (even 11
negative), analyses, and conclusions of the above
program shall be prepared and submiUed to the
City of Chula Vista wlthtn 90 days following the
termination of the paleontological' monitoring
program.
(J'1
I
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(J'1
Easllake III Senior Housing EiR
June 2006
4643-01
1-28
~
'--
'--
'j-
.~
1.0 EXECUTIVE SUMMARY
TABLE 1-2
. COMPARISON OF PROJECT ALTERNATIVES
Hazards/Risk of Upset
No Impact.
No Impact. Similar to the proposed project.
Similar to the proposed project.
01
I
m
00
Easllake III Senior Housing EIR
June 2006
4643.01
1-31
1.0 EXECUTIVE SUMMARY
TABLE 1-2
COMP AlliSON OF PROJECT ALTERNATIVES
Land Use, Planning and
Zoning
Significant and mlllgated to below No Impact.
significance.
No impact to;"the project "slle. Similar to Similar to the proposed project.
proposed, project with reg aId to construction
access road and trail.
Landform Alteration and Significant and mll1gated to below No Impact. Slmltar to the proposed project. " Similar to the proposed project.
Aeslhetics significance.
Agrlcullurai Resources No Impact. No Impact. No Impact. No Impact. "
Biological Resources Significant and millgated to below No impact Similar to the proposed project. Similar 10 the proposed project.
significance.
No Impact. No impact. Similar to the proposed project. Similar to the proposed project.
Geology and Solis Significant and millgated 10 below No Impact.
significance. Similar to the proposed project. Similar to the proposed project.
Paleontological Significant and mitigated to below " No impact. Similar 10 the proposed project. Similar to the proposed project.
Resources significance.
Waler Quality and Significant and mitigated to" below"" No impact. Similar to the proposed project. Similar to the proposed project.
Hydroiogy significance.
Transporlation, Slgnlficanl and mitigated to below No impact. More impecls then proposed project. Similar Less impact than proposed project.
Clrcuiallon and Access significance. design measures could be Incorporated as the"
proposed project to mitigate below significance.
Air Quality Significant and unmitigaled. No Impact. More impacts than proposed project. Less impact than proposed project.
Noise Significant and millgaled to below No impact. " More Impacts than proposed project. Less Impac[ than proposed project.
significance.
Eastlake 1\1 SenIor Housing EIR
June 2006
4643-01
1-30
j
)
J
I
J
1
I
I
J
J
J
I
I
I
1.0 ExECUTIVE SUMMARY
No ProjectlNo Development Alternative
The No Development Alternative assumes that the project site would not be developed and the
entire project site would remain undeveloped.
Existing Land Use Designation (Commercial - Tourist) Alternative
The existing land use ,lesignation for the project site is for Co=ercial- Tourist uses. The
Existing Land Use Designation Alternative would result in the continued development of the site
for Co=ercial-Tourist uses. No amendments to the General Plan or EastLake ill GDP would
be necessary. Since the FSEIR #01-01 addressed the development of the project site for
c0111Il1ercial-tourist uses; the impact characterization is a summary of conclusions. from the
FSEIR #01-01. In cases where FSEIR. #01-01 did not differentiate the impacts related to the
specific proj ect site and instead referred to impacts frolll deveiopment of the larger Woods and.
Vistas project, an independent analysis was provided.
Reduced. Density Alternative (sing.le familY' residential [Similar to. surrounding
development])
The Reduced Density Alt=ative would consist of single family residential uses that are typical
of the surrounding environment. In addition, the amount ofumts would be le~s, approximately
56 for the entire site.. This waS. estimated by assuming that these single .family residential units
would be similar in size and style and be located on lots similar in size to ~ounding
developments.
Table 1-2, Comparison oiProject Alternatives, gives a summary of all project altem~tives.
Eastlaka III Senior Housing EIR
4643-01
1-29
S GG
June 2006
5-69
ATTACHMENT 4
FIGURES
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5-71
APPROVED R10GEUNE ANDMA55ING
Eastlake IUWindstar Point Resort - View Exhibit
Key Viewpoint 1: Visual Simulation- View from the East
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IURCE: KTGY GROUP SEPTEMBER 2007
Eastlake III Windstar Point Resort - View Exhibit
KeyViewpoint 3: Visual Simulation - View from the South
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APPROVEO RIOGEUNE ANO,MASSJNG
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ATTACHMENT 5
OWNERSIDP DISCLOSURE FORM
5-76
~\r?-
-,-
~
p I ann
n g
& Building
Planning Division
Department
Development Processing
C11Y Of
CHUlA VISTA
Disclosure statement
Pursuant to Council Policy 101-01, prior to any action upon matters that will require discretionary action by the Council,
Planning Commission and all other official bodies of the City, a statement of disclosure of certain ownership or financial
interests, payments, or campaign contributions for a City of Chula Vista election must be filed-. The following information
must be disclosed:
1. List the names of all persons having a financial interest in the property that is the subject of the application or the
contract, e.g., owner, applicant, contractor, subcontractor, material supplier.
'PRII Windstar pointe Master LLC
WIrqstar B:nnte r.u;
Windstar Communities LLC
PRII Eastlake Chula Vista CA LLC
The ,prudent~al Insurance Company of America
2. If any person' identified pursuant to ,(1) above is a corporation or partnership, list the names of all individuals with
a $2000 inv:estment in the business (corporation/partnership) entity.
Numerous - Available Upon Request
3. If any person' identified pursuant to (1) above is a non-profit organization or trust, list the names of any person
serving as director of the non, profit organization or as trustee or beneficiary or trustor of the trust.
4. Please identify every person, including any agents, employees, consultants, or independent contractors you have
assigned to reprasant you before the City in this matter.
Eric L. Heffner - Windstar Corimunities Joe !fitnl::rrl ~ Rick ~
Bud Gray -, IU:1 Gray & A=vr,,,,j-,,,,, Jenu:ter J.:uI:J:y ao&J
Lmtian ,~tarx:v'Chl1.em Ba~ - RlG'{ M3tt Fa;p1 - Ge'JtEdnics
5. Has any person' associated with this contract had any financial dealings with an official" of the City of Chula
Vista as it relates to this contract within the past 12 months. Yes_ No~
If Yes, briefiy describe the nature of the financial interest the official" may have in this contract.
6. Have you made a contribution of more than $25'0 within the past twelve (12) months to a current member of the
Chula Vista City Council? No 1l Yes _If yes, which Council member?
276 Fourth Avenue
Chula Vista
I California
5-77
91910
(619) 691-5101
City Of Chula Vista
Disclosure Statement - Page 2
7. Have you provided more than $340 (or an item of equivalent value) to an official" of the City of Chula Vista in the
past twelve (12) months? (This incluces being a source of income, money to retire a legal debt, gift, loan, etc.) .
Yes_ No~
If Yes, which official" and what was the nature of item provided?
Date:
~/f!o7
~
Signature 0 Contractor/Applicant
Eric L. Heffner, Senior Vice President, Windstar
Print or type name of Contractor/Applicant
.
Person is defined as: any individual, firm, co-partnership, joint venture, association,. social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, any" other county, city; municipality, district, or other.
political subdivision, -or any other group or combination acting as a unit. .
..
Official includes, but is not limited to: Mayor, Council member, Planning Commissioner, Member of a board,
commission, or committee of the City, employee, or staff members.
276 Fourth Avenue
Chula Vista t California
5-78
91910
(619) 691-5101
ATTACHMENT 6
EASTLAKE ITI SPA-AMENDMENT BINDER
(ATTACHED)
5-79
A 1111t11l11e~ 7'''
PROPOSED AMENDMENT SUBMITTAL
FOR
EASTLAKE 111-
WINDSTAR POINTE RESORT
Chula Vista General Plan i^.mendment
EastLake III General Development Plan (GDP)
EastLake III Sectional Planning Area (SPA) Plan
EastLake III Planned Community District Regulations
Draft: i^<pril 10, 2006
April 8. 2008
Project Sponsor:
The EaatLalw Company, LLC
999 Lane .'. velllle, SlIite 199
Chula Vista, CA 91911
Cellta"t: B ill Ostrem
(619) 121 9127
eslrem@eaallakeee.eem
Winds tar Communities
11149 N. Torrey Pines Road. Suite 250
La Jolla. CA 92037
Contact: Eric L. Heffner
(858)587-2100
,D,.epal'ed by:
Cioti LsolI Plsooiog
2932 Peillseltia Drhe
San Diege, Ct. ~21 96
Cemaet: Gary P. Cillti
(61~) 223 719g
Prepared by:
Bud Gray & Associates
2452 Arrowhead Court
Chula Vista. CA 91915
Contact: Bud Gray
(619) 656-801
Edited by:
KTGY GrOUD. inc.
17992 Mitchell South
Irvine. CA 92614
Contact: Damian Taitano
(949) 851-2133
GENERAL DEVELOPMENT
PLAN
EASTLAKE III
Adopted June 20, 2006
by Resolution No. 2006-190
Project Sponsor
The EastLake Company
900 Lane Avenue, Suite 100
Chula Vista, CA 91914
Contact: Bill Ostrem
(619) 421-0127
SECTION I.1
GENERAL DEVELOPMENT PLAN (GDP)
TABLE OF CONTENTS
SECTION PAGE
1.1.1 Introduction & Background ........................................................................................1.1.1-1
1.1.1.1 Introduction
I.1.1.2 Background
1.1.2Record of Amendments ................................................................................................1.1.2-1
1.1.3 Goals & Objectives ....................................................................................................... 1.1.3-1
1.1.3.1 Purpose & Intent
I.1.3.2 Community Goals
1.1. 3.3 Residential Goals
I.1.3.4 Commercial Goals
1.1.3.5 Open Space, Parks & Recreation Goals
I.1.3.6 Public Facilities, Circulation & Infrastructure Goals
I.1.3.7 Plan Administration Goals
1.1. 3.8 Economic Goals
1.1.4 Purpose & Scope.................. .......... ....... ....... ....... ................. .................... ....... ..............1.1.4-1
1.1.5Definitions I.l.5-1
1.1.5.1 General
I.1.5.2 Additional Defmitions
1.1.6Regional Context. ... ........... .......... ....... ....... ...... .......... ....... .............. ............................... 1.1.6-1
1.1.7 Site Characteristics..... ............ ........ ........ .............................................. ................. ....... 1.1.7-1
I.1.8General Development Plan Map & Policies ...............................................................1.1.8-1
1.1.8.1 Land Use Plan
I.1.8.2 Development Standards
1.1.8.3 Conservation Standards
(06/20106)
GENERAL DEVELOPMENT PLAN
I.1-i
SECTION
TABLE OF CONTENTS
PAGE
1.1.9 General Development Plan Statistics.. ......... ... .............. .......... ....... ......... ........ ... .... ..... 1.1.9-1
1.1.9.1 Statistical Summary
1.1.9.2 Density Transfer
1.1.9.3 Alternate Land Use Designation
1.1.10 Consistency with the General Plan.................................................................... I.1.1O-1
1.1.1 0.1 Introduction
1.1.10.2 Background & History
1.1.10.3 Consistency by General Plan Element
1.1.11 Implementation ........ ......... ... .... .... ...... ...... .......... ........ ................ ............... ... .......1.1.11-1
1.1.11.1 Growth Management & Phasing
1.1.11.2 Community Facilities & Improvements
1.1.11.3 Community Purpose Facilities
1.1.11.4 Development Agreement
I.1.11.5 Subsequent Review
1.1.12 Administrative & Legislative Procedures.........................................................1.1.12-1
(06/20/06) GENERAL DEVELOPMENT PLAN
1.l-ii
LIST OF TABLES
Note: Page Number will be updated with Final Adopted Document
TABLE
Table A
Table B
Table C
PAGE
Land Use Balance ........................................................................................... 1.1.6-1
General Development Plan Statistics..............................................................1.1.9-1
Community Purpose Facility Requirement...................................................1.1.11-3
LIST OF EXHIBITS
EXHIBIT PAGE
1 Vicinity Map ................................................................................................... 1.1.1-3
2 SPA Boundaries... ............. ....... ....... ....... ................. ...... ........... .......... .............1.1.1-4
3 Site Features...... ..... .............. ...................... ................. ...... ........ ...................... 1.1.7-3
4 General Development Plan Map.....................................................................1.1.8-6
5 Grading Concept ............................................................................................. 1.1.8-9
6 Circulation Plan ............................................................................................ 1.1.8-1 0
7 Master Plan of Community Purpose Facilities .............................................1.1.11-5
(06/20106)
GENERAL DEVELOPMENT PLAN
I.1-iii
1.1.1 Introduction & Background
1.1.1.1 Introduction
The purpose of this General Development Plan is to implement the City ofChula Vista's General
Plan and extend the comprehensive planning concepts and high quality standards established in
previous planning and development in the EastLake Community (EastLake I and EastLake II
including the EastLake Greens and EastLake Trails neighborhoods, etc.) to the next major planning
phase for the community.
The EastLake III project area is located in eastern Chula Vista and is the third and fmal major
planning and development increment for the EastLake Planned Community (see Vicinity Map,
Exhibit 1). Approval of a General Development Plan (GDP) is the initial step in the process of
planning the property for development under P-C (Planned Community) Zoning in the City ofChula
Vista.
The General Development Plan provides a policy bridge between the Chula Vista General Plan,
which is city-wide in scope, and the detailed project development planning provided in Sectional
Planning Area (SPA) Plans within the EastLake III GDP area. The EastLake III GDP was fIrst
adopted in 1990 and established a general development concept for the land located within the
EastLake III planning area, including the Olympic Training Center (OTe). An implementing SPA
Plan was subsequently adopted for the OTC. This document is a comprehensive revision of the
original GDP, completely replaces the previous GDP and is being processed concurrently with a
SPA Plan for most of the remainder of EastLake III.
This GDP is the second in a hierarchy of planning documents and programs that will guide the
development of the EastLake III area. The fIrst is the Chula Vista General Plan, including the
Eastern Territories Area Plan. Consistent with the General Plan, this revised GDP and individual
SPA Plans further detail the planning policies and programs that will administer and regulate
development. The GDP and SPA Planes) are required components of Planned Community (PC)
Zoning and have been established in accordance with Chapter 19.48 of the Chula Vista Municipal
Code (CYMC) and apply to the property identifIed as the EastLake III General Development Plan
area shown on Exhibit 2.
1.1.1.2 Background
As its name suggests, the EastLake III GDP is the third in a series of GDP approvals addressing
development of the EastLake Planned Community. The fIrst EastLake GDP, identifIed as EastLake
I, included approximately forty percent of the property and was adopted in August 1982. The
EastLake I SPA included three residential neighborhoods, EastLake Hills, EastLake Shores, and Salt
Creek I, along with the EastLake Business Center I employment center and EastLake Village Center
commercial area (see Exhibit 2).
The second major increment to the EastLake Planned Community was the planning of the EastLake
Greens and EastLake Trails residential neighborhoods, located east of the proposed alignment of
SR-125, between Otay Lakes Road, and Olympic Parkway. These two neighborhoods were planned
(06/20/06)
1.1.1-1
GENERAL DEVELOPMENT PLAN
INTRODUCTION & BACKGROUND
as separate SPAs within the EastLake II GDP. At the time of approval, the EastLake II GDP was
merged with the EastLake I GDP and the two areas combined are now known as the EastLake II
GDP (see Exhibit 2).
Concurrent with the planning of EastLake II, the opportunity to develop the Olympic Training
Center was recognized. In order to allow for the preparation of a SPA Plan for the OTC, the original
EastLake III GDP was adopted in 1990. An OTC SPA plan was subsequently approved and the
training facility built.
More recently, the EastLake Business Center II was removed from the EastLake III GDP and added
to the EastLake II GDP to allow its accelerated development in response to economic development
opportunities.
The current EastLake III GDP contains four "neighborhoods" - EastLake Woods, EastLake Vistas,
the OTC and the "panhandle parcel" located south of the OTC. This comprehensive General
Development Plan amendment is intended to refme planning for the undeveloped portion of the
EastLake III GDP area (all except the OTC SPA) in conjunction with preparation and approval of a
SPA Plan for the EastLake Woods and Vistas neighborhoods (EastLake III SPA). Basic land use
patterns were established for these areas with the initial GDP, however, due to the passage of over
10 years since the first approval of the EastLake III GDP, the need to update and revise the plan is
evident.
(06/20/06)
GENERAL DEVELOPMENT PLAN
1.1.1-2
INTRODUCTION & BACKGROUND
Vicinity Map
Vie..
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MllI'Cos
G'ove Project Site
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Exhibit 1
(06/20/06)
Ll.I-3
GENERAL DEVELOPMENT PLAN
INTRODUCTION & BACKGROUND
SPA Boundaries
I
I.
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.........
.........
.........
...........
...........
.........
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EastLake Planned Community
Exhibit 2
(06/20/06)
GENERAL DEVELOPMENT PLAN
I.1. [-4
1.1.2 Record of Amendments
This document is a complete revision/replacement of the original EastLake III GDP text and
exhibits. Future amendments to this new GDP document will be recorded below as they are
adopted.
1.1.2.1 2006 Amendment: An amendment to replace the Commercial Visitor land use (18.4 acres)
at the end of Olympic Parkway with Residential High Density (494 du). The adoption of
the GDP Amendment for EastLake III-Seniors project was June 20, 2006, resolution no.
2006-190.
(06/20/06) GENERAL DEVELOPMENT PLAN
1.1.2-1
1.1.3 Goals & Objectives
1.1.3.1 Purpose & Intent
This section provides goals and objectives intended to guide the development ofEastLake III 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 oflisting these goals and objectives is
to establish a framework for the preparation of this General Development Plan. A further purpose is
to refer to them during subsequent planning phases (e.g., SPA plans and associated documents such
as public facilities financing plans, design guidelines, etc.) to maintain consistency, assist in
resolving issues and defining programs.
1.1.3.2 Community Goals
. To maintain and complete development ofEastLake as an identifiable "community" within the
City ofChula Vista; a community of distinct neighborhoods providing a 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 refine sizes and locations as
more detailed plans are prepared.
. Establish implementation phasing that provides or assures provision of public facilities
concurrent with residential development, in accordance with the approved Public Facilities
Financing Plan (PFFP) schedule.
. Provide uses and a community structure supportive of and complementary to the existing
Olympic Training Center.
. Provide 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 GDP and create an implementation process that is consistent with those factors, while
ensuring that all essential community elements are provided and PFFP requirements are met.
. Accommodate changing demographic patterns and cultural diversity in the plan.
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GENERAL DEVELOPMENT PLAN
1.1.3-1
GOALS & OBJECTIVES
1.1.3.3 Residential Goals
· Provide an opportunity to create unique private communities overlooking the Otay Reservoirs
and mountains along the eastern edge of the plan.
To promote new home opportunities for all economic levels, 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.
. Encourage emerging housing concepts and provide a variety of housing types to meet the needs
of various age groups, income levels and family sizes.
. 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 Goals
· Encourage commercial facilities that enhance the economic viability and image of the City of
Chula Vista and the EastLake community.
· 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 shopping trends.
. Provide for a range of intensity and uses consistent with each commercial land use designation.
. Adopt development standards that include a level of flexibility that can accommodate new uses
and structures to attract special shopping opportunities.
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.
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1.1.3-2
GENERAL DEVELOPMENT PLAN
GOALS & OBJECTIVES
. Conceptually size and locate land and facilities required for park dedication purposes based on
maximum residential development established with the GDP, while providing standards and
guidelines to refme sizes and locations as more detailed plans are prepared.
. Recognize that a range of types and sizes of parks is an integral component of a quality living
environment and utilize the City's Park Dedication Ordinance and Landscape Manual to guide
the deign parks and park improvements.
. 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.
. Implement the Chula Vista Greenbelt and open space connections within EastLake consistent
with the Chula Vista General Plan.
. Maximize the utility and benefits of the Salt Creek Corridor consistent with natural resource
protection.
. Protect and/or enhance areas within Salt Creek with significant biological resource.
. Locate facilities and amenities within the Salt Creek Corridor that promote recreational and
educational experiences without affecting significant biological resources.
. Use parks-and open space to reinforce community structure, design and safety.
. Design and integrate parks and open space areas into the community fabric to maximize their
benefits and enhance community cohesiveness.
. Integrate trails and paths into the overall circulation system to provide alternative circulation
routes.
. Include a comprehensive brush management plan for open space areas in SPA Plans.
1.1.3.6 Public Facilities, Circulation & Infrastructure Goals
. Provide a balanced community transportation system consistent with the City's General Plan
Circulation Element.
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GENERAL DEVELOPMENT PLAN
1.1.3-3
GOALS & OBJECTIVES
. Implement, as needed, community circulation improvements required to serve new
development within EastLake.
· Contribute to regional facility improvements in proportion to project traffic impacts consistent
with the City's Tbreshold Standards.
· Encourage practical non-vehicular circulation.
· Connect neighborhoods and community facilities with pedestrian trail/bicycle 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.
. Recognize 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 III.
· 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
community developer and builders.
. Provide effective development plan administration, implementing an adopted community
structure, which promotes efficient and timely economic growth and development.
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1.1.3-4
GENERAL DEVELOPMENT PLAN
GOALS & OBJECTIVES
. Create an administrative process that allows for density transfers and other refmernents in SPA
Plans, providing they are consistent with the established community structure and do not create
significant adverse environmental, public service or infrastructure impacts.
. Provide an implementation process that allows for change and refmement within established
parameters, to preclude the burden of a formal amendment process for revisions that are
consistent with the framework and intent of the GDP.
. Strive to carry out efficient processing procedures for all phases of plan implementation.
. Establish, within the implementing document, processing time frames for each level of plan
review, appeal, amendment, or other routine application where these are not otherwise covered
by City ordinance.
. Create a process that allows efficient conveyance oflarge 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 of 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 mainstream of State
and regional competitive forces.
. Establish minimum economic performance goals.
. Defme in the Public Facility Financing Plan any required exaction so that the cost and timing of
the exaction can be budgeted.
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GENERAL DEVELOPMENT PLAN
1.1.3-5
1.1.4
Purpose & Scope
This General Development Plan (GDP) establishes development parameters for the EastLake III
General Development Plan Area. The GDP addresses the distribution of land uses, circulation
pattern, defines the overall community structure and establishes development densities.
The planning objectives for the EastLake III GDP are:
· Implement the provisions of the adopted Chula Vista General Plan for the EastLake III
property .
. Provide for orderly pre-planning and long-term development ofEastLake III so that the entire
community and subsequent extensions of the planning areas will provide an environment of
stable and desirable character.
· Give the developer reasonable assurance that SPA plans prepared in accordance with this GDP
will be acceptable to the City.
. Enable the City to adopt measures providing for the planning and development of the
surrounding areas in a manner compatible with this GDP.
. Secure for the citizens of the City the social and economic advantages resulting from an orderly
and planned use of its land resources.
. Establish conditions which will allow diverse land uses to exist in harmony with the
community.
. Preserve designated open spaces and natural ecosystems existing on the property.
· Facilitate adequate provision of community facilities such as transportation, water and sewer
service, schools, parks and other public requirements.
. Provide flexibility in development standards and permit planned diversification and innovation
in the location of land uses and structures.
. Recognize the inherent influence that the economic market will have in the implementation of
EastLake III.
. Allow a diversity of land uses, relationships, buildings and open spaces in planned concepts
while ensuring substantial compliance with the spirit, intent and other provisions ofthe General
Plan.
The GDP establishes land use designations for the site and defines in broad terms the type and
intensity of development permitted within each designation. The GDP is implemented through the
adoption of a Sectional Planning Area (SPA) Plan, which describes the proposed development in
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1.1.4-1
GENERAL DEVELOPMENT PLAN
PURPOSE & SCOPE
much greater detail and is accompanied by site-specific design, phasing and regulatory documents,
as well as subdivision maps. The GDP serves as a policy bridge between the City's General Plan
and the SPA Plan and subdivision mapping.
The Environmentallmpact Report (EIR 01-01), prepared in conjunction with the comprehensive
General Development Plan amendment, fulfills the environmental review requirements per the
California Environmental Quality Act (CEQA) for any proposed development, as long as the
development is: 1) in conformance with the GDP; and, 2) consistent with the project addressed in
the EIR.
The EastLake III General Development Plan is established in accordance with Chapter 19.48 P-C -
Planned Community Zone of the City ofChula Vista Municipal Code (CYMC), and applies to the
property outlined by the General Development Plan Map, included as Exhibit 4, in Chapter 1.1.8.
Chapter 19.48 sets forth requirements for establishment of the P-C zone and contents ofGDPs and
SPA plans. The required content of a General Development Plan, which is listed in Section
19.48.040 CYMC, is as follows. EastLake III GDP compliance with the requirement is provided in
parenthesis following each requirement.
GDP Contents Required
A. The plan diagram shall show the following:
1. The topographic character of the land (see Exhibit 3 Site Features)
2. Any major grading intended (see Exhibit 5 Grading Concept)
3. The general location of all existing and proposed uses of the land (see Exhibit 4 General
Development Plan)
4. The approximate location of all traffic ways; except those solely serving abutting uses (see
Exhibit 6 Conceptual Circulation Plan)
5. Any public uses, such as schools, parks, playgrounds, open space and undisturbed natural
land (see Exhibit 4 General Development Plan)
6. The approximate location of different residential densities of dwelling types (see Exhibit 4
General Development Plan)
B. The application shall include a text which indicates:
1. Description of the project, including the boundaries and names of proposed sectional
planning areas (see Chapter 1.1.1 and Exhibit 2 SPA Boundaries)
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1.1.4-2
PURPOSE & SCOPE
2. The anticipated sequential development of each section of the development for which
specific uses are intended or for which sectional planning area plans will be submitted
3. The approximate area of each sectional planning area of the development and the area of
each separate land use (see Chapter 1.1.8 and Exhibit 4 General Development Plan)
4. For residential development or residential areas of any P-C zone development:
a. The approximate number of dwelling units proposed by type of dwelling (see Chapter
1.1.9 and Exhibit 4 General Development Plan)
b. The approximate total population anticipated in the entire development and in each
sectional planning area (see Chapter 1.1.9 - Table B)
c. The general criteria relating to height, open space, and building coverage (see
Chapter 1.1. 8)
d. The number of dwelling units per gross acre proposed for each sectional planning
area of the development (see Chapter 1.1.9 and Exhibit 4 General Development Plan)
e. The approximate land area and number of sites proposed for public use of each type
(see Exhibit 4 General Development Plan and Chapter 1.1.11)
f Where appropriate, the approximate retail sales area space in square feet and gross
area in acres proposed for commercial development with standards of o./J-street
parking and landscaping and circulation for vehicles and pedestrians (see Chapter
I.1. 8)
5. For commercial or industrial areas of any proposed P-C zone:
a. Types of uses proposed in the entire area and each sectional planning area thereof
(see Chapter I.1. 8)
b. Anticipated employment in the entire development and in each sectional planning
area thereof(see Chapter 1.1.9 - Table B)
c. Methods proposed to control or limit dangerous or objectionable elements, if any,
which may be caused or emitted by proposed uses
d. The approximate standards of height, open space, buffering, landscaping, pedestrian
and vehicular circulation, o./J-street parking and loading proposed for the intended
structures or uses
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1.1.4-3
PURPOSE & SCOPE
6. For institutional, recreational or other nonresidential uses of any P-C zone:
a. Approximate types of uses proposed in the entire area and each sectional planning
area thereof(see Chapter 1.1.8)
b. Significant applicable information with respect to enrollment, residence,
employment, patients, attendance, and other pertinent social or economic
characteristics of development (see Chapter 1.1.11 requiring subsequent plans which
will detail these characteristics)
c. The approximate standards of height, open space, buffering, landscaping, pedestrian
and vehicular circulation, off-street parking and loading, proposed for the intended
structures or uses
d. Determination of the amount of acreage required to be designated for "community
purpose facilities " pursuant to Section 19.48.020(c) (see Chapter I.1.11, Section
I.l.11.3 )
(06/20/06) GENERAL DEVELOPMENT PLAN
1.1.4-4
1.1.5 Definitions
1.1.5.1 General
The definitions of all terms used in this document shaH have the same meaning as used in the
adopted Chula Vista General Plan and Municipal Code, unless otherwise specificaHy defined herein.
1.1.5.2 Additional Definitions
Alternate Designation:
An Alternate Designation is an alternative GDP land use designation which may be
implemented at the SPA plan and subsequent levels of approval without need of a GDP
amendment. The Alternate Designation may only be utilized when the ChuIa Vista City
Council determines that the primary designation (as shown of the GDP Map, Exhibit 4 herein)
will not be implemented.
EastLake Planned Community:
The EastLake Planned Community refers to the combined area of East Lake II and EastLake III,
as depicted in Exhibit 2 herein.
Panhandle Parcel:
The Panhandle Parcel is the approximately 45 acre parcel designated PQ on the EastLake III
GDP map (Exhibit 3) herein, located south of the OTC SPA (also designated PQ). This site has
an Alternate Designation of Low Density (L) Residential.
Greenbelt Trail:
The Greenbelt Trail is the trail identified in Section 7.3 of the Land Use Element of the Chula
Vista General Plan. The trail is a hiking and bicycling route connecting developed parks within
the greenbelt which surrounds the city. To assure continuous access for maintenance and
security patrols, this trail is envisioned as the equivalent of a one-lane paved road,
approximately eleven feet wide, with a structural design to aHow maintenance vehicles to use
the trail.
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1.1.5-1
GENERAL DEVELOPMENT PLAN
1.1.6
Regional Context
EastLake III is located within the Eastern Territories Planning Area identified in the Chula Vista
General Plan. This Planning Area is comprised primarily of several large planned communities
(implemented through P-C zoning). The EastLake Planned Community was the first of these
significant projects to be planned and implemented in a comprehensive manner. It has evolved into
two major implementation components, known as EastLake II and EastLake III, 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.
Two other major planned communities which include commercial and employment uses are located
nearby, within the Eastern Territories Planning Area. Rancho del Rey is essentially fully developed
on a site north of Telegraph Canyon Road and bisected by East "H" Street, west of East Lake I. Otay
Ranch is a much larger community with components to the south, west and east of East Lake III. The
Otay Valley Parcel which is to be developed with a series of urban villages including residential,
commercial and employment uses, abuts the OTC and panhandle parcels on the west.
To compare EastLake 1Il with the other two planned communities, the following table provides the
percentage allocation ofland to uses comprising the live, work, shop, and play concept.
Percentage of Project (by area)
Planned Live' Work' Shop3
Community Play' Other' Total
EastLake 116 50% 7.6% 4.0% 13.0% 25.4% 100%
EastLake /1/' 54% 0% 1.2% 1.6% 43.1% 100%
EastLake II & 1118 48% 8.4% 3.4% 8.8% 31.4% 100%
Rancho del Rey' 52% 1.4% 4.6% 3.2% 38.8% 100%
Otay Ranch'o 35% 3.0% 3.9% 2.0% 56.1% 100%
Table A
Land Use Balance
I. Live: Includes all residential/and uses as a percentage afthe total project area.
2. Work: Includes all industrial, office & administrative land uses as a percentage afthe total project area. EastLake III
will include some employment in commercially zoned areas which are shown under "shop" in the table.
3. Shop: Includes all commercial land uses as a percentage afthe total project area.
4. Play: Includes all park and recreation uses as a percentage of the total project area.
5. Other: Includes open space, public/quasi-public, CPF, major circulation, etc.
6. EastLake II: Includes all of EastLake 11 GDP.
7. EastLake III: Includes all of East Lake III GDP.
8. EastLake: Includes all of EastLake II & III.
9. Rancho del Rey: Includes all areas in the adopted El Rancho del Rey Specific Plan.
fO. Otay Ranch: Includes the Urban Villages (Otoy Valley Parcel) in the adopted Otay Ranch GDP.
Note: These statistics may change from time to time as projects are amended.
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GENERAL DEVELOPMENT PLAN
1.\.6-1
1.1.7
Site Characteristics
The EastLake III General Development Plan project area consists of approximately 942 acres at the
eastern edge of the City's municipal boundary. The project area is comprised of two separate
parcels located north and south of Otay Lakes Road. The northern parcel is planned for
development of the EastLake Woods residential neighborhood. The parcel south of Otay Lakes
Road includes the area planned for development as the EastLake Vistas neighborhood, the
developed OTC SPA south of Olympic Parkway, and the "panhandle parcel" further to the south
(see Exhibit 2).
All of the surrounding properties to the north, south and west are either developed, under
development or planned for development. The surrounding land use to the north is Rolling Hills
Ranch (approved as Salt Creek Ranch GDP and SPA) which is currently developing in a west to east
fashion with primarily single family uses along Proctor Valley Road adjacent to similar uses
proposed within the EastLake Woods neighborhood.
Property approved for development under the Otay Ranch GDP is located south of Olympic
Parkway, to the southwest of the project. Otay Ranch is also undergoing initial development to the
west along Telegraph Canyon/Otay Lakes Road and progressing east toward the EastLake III project
site.
The EastLake II GDP area is located along the western edge of the project area with the EastLake
Trails neighborhood located west of the proposed EastLake Vistas neighborhood and the EastLake
Business Center II west of the proposed EastLake Woods neighborhood. The Salt Creek Greenbelt
and recreation area will serve as a common amenity and as well as a separation between the
EastLake Trails and EastLake Vistas neighborhoods. A grade separation is provided between the
EastLake Business Center II and Woods West residential area to minimize conflicts between the
employment and residential uses.
The Upper and Lower Otay Reservoirs which are owned and operated as a water storage facility by
the City of San Diego are located along the eastern edge of the property. The County of San Diego
operates a park facility located at the southerly terminus of Lower Otay Reservoir. This reservoir
also serves as part of the emergency water supply for the Otay Water District which serves the
eastern area ofChula Vista. The area between the project site and the reservoirs is planned for
Greenbelt open space use in the Chula Vista General Plan.
The project site is generally comprised of gently rolling topography with the Salt Creek corridor
forming the predominate geographic feature bisecting the northern parcel and forming the western
edge of the southern parcel (see Site Features, Exhibit 3). The Otay Lakes are prominent features
off-site to the east. The project site includes a single "ridgeline" (a series of rounded hilltops)
between the creek bed and lakes. The range in elevation is approximately I 00 feet from the creek
bed to hilltop. 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 developing areas ofEastLake
Trails and EastLake Business Center II are available from hillside locations looking west. To the
east, views extend to and across the Otay Lakes and to the mountains beyond.
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1.1.7-1
GENERAL DEVELOPMENT PLAN
SITE CHARACTERISTICS
Salt Creek is also the most 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 EIR (EIR 81-03) biological survey of the area
identified sensitive resources within Salt Creek and in the southernmost portions of the site. Habitat
enhancement and mitigation areas within Salt Creek will be identified in EastLake III implementing
plans and documents.
As an existing developed use on the site, the OTC will playa key role in determining the character
and appearance of the commercial and multifamily residential uses developed adjacent to it.
Together, these uses will implement the "Activity Center" concept described in the Eastern
Territories Area Plan of the General Plan (see Chapter 1.1.10 Consistency with the General Plan).
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GENERAL DEVELOPMENT PLAN
1.1.7-2
SITE CHARACTERISTICS
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(06/20/06)
GENERAL DEVELOPMENT PLAN
1.1.7-3
1.1.8 General Development Plan Map & Policies
1.1.8.1 Land Use Plan
The proposed Land Use Plan for EastLake III is depicted on the General Development Plan Map
(Exhibit 4). The project consists of two residential neighborhoods, and Olympic Training Facility
complex and commercial support uses and 45 acres designated for Public Quasi-Public uses south of
the Olympic Training Center. These diverse components have been arranged using sound land
planning principles and incorporate the goals, policies and standards of the updated Chula Vista
General Plan.
1.1.8.1.1 Land Use Arrangement
This General Development Plan (GDP) implements the General Plan for two neighborhoods
identified in the Land Use Element of the General Plan Update. Both neighborhoods are within
the Eastern Territories Planning Area and are identified in that plan as EastLake Woods (#35)
and EastLake Vistas (#36). The area north ofTelegraph Canyon Road is designated EastLake
Woods, while that to the south is EastLake Vistas. These two areas comprise the EastLake III
Residential SPA for the EastLake III PC zone. A third SPA is comprised of the Olympic
Training Center (OTC), south of Olympic Parkway.
EastLake Woods is adjacent to an industrial development area located immediately to the west.
The industrial area will be buffered by landscaped open space and by a grade differential; the
roadway and residential areas are lower than the industrial area. Adjacent to the industrial area
on the east is an area designated for low-medium density residential use. This use extends to
the Salt Creek corridor where a community park, natural open space and Hunte Parkway are
located.
A unified residential neighborhood is located east of Salt Creek within EastLake Woods. At
this location, low-density residential uses provide an appropriate transition from the Salt Creek
and Otay Lakes branches of the Chula Vista Greenbelt. An elementary school and junior high
school sites are located within the Woods neighborhood.
The EastLake Vistas neighborhood, between Olympic Parkway and Otay Lakes Road, is an
integrated residential neighborhood with a range of proposed housing types. South of Olympic
Parkway, are two high density residential parcels and two CPF sitesJocated adjacent to the
OTC SPA. South of the OTC SPA is a narrow parcel indended for use in conjunction with the
City's proposed University area.
A range oflow density residential uses are proposed along the eastern edge of the project, low-
medium to medium-high density residential uses are adjacent to Salt Creek and mixed
commercial uses are to the south. The residential portion ofEastLake Vistas is provided access
by a spine road along the eastern edge, which connects to community collectors to the north
and south (Olympic Parkway and Otay Lakes Road).
(06120106)
GENERAL DEVELOPMENT PLAN
1.1.8-1
GENERAL DEVELOPMENT PLAN MAP & POLICIES
The Olympic Training Center site dominates the portion of the project south of Olympic
Parkway, and it is designated as a separate SPA within this GDP due to its independent phasing
and ownership.
The OTC facility is a major national training center for Olympic sports (e.g., water sports, track
and field, etc.). Activities include short- and long-term training for elite and development level
athletes, seminars, clinics and conferences, as well as sports medicine and sports science
research. The character of the facility is campus-like, with sports areas and buildings sited
within ample open space. While the primary use of the site is sports training activities, the site
also provides housing and dining for athletes, offices, laboratories, meeting rooms, parking and
storage. Housing capacity could increase from 300 to 1,000 athletes at buildout.
The placement of an activity center such as the OTC has a significant impact on the character
of the immediate area and creates a need for land uses, which support and complement the
training facility. The development of the Olympic Training facility created an additional
community activity center within the Eastern Territories. This induces changes to the desired
character of the adjacent area, which will assume a unique identity associated with the training
facility.
A proposed commercial parcel is intended to directly complement the training site. The retail
commercial (north directly across Olympic Parkway) component is envisioned as a "village
type" area with informal shopping, dining and entertainment. It will serve visitors, the
residents of the training facility and local residents. It is not intended to be a typical
neighborhood shopping center. Office commercial uses included in this area could house,
among others, administrative offices for the OTC or associated professionals.
The southernmost parcel designated for Public/Quasi-Public could compliment the Olympic
Training Center.
1.1.8.1.2 Land Use Categories
Residential Uses
Residential uses in five density categories are indicated on the General Development Plan Map
for EastLake III (Exhibit 4). Each of the categories is statistically described and characterized
below. Detailed and specific design standards, property development and use regulations will
be elements ofthe SPA Plan process. The general characteristics presented below are intended
to guide preparation of the precise standards.
The categories are cumulative in that for any particular category, those uses/products allowed
in any lower density category are also permitted. Approximately 90% of the residential area
(or 57% of the units proposed) is in the two lowest density categories. Clustering and density
transfer are also permitted, subject to the provisions of the General Plan Land Use Element and
this GDP.
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GENERAL DEVELOPMENT PLAN
1.1.8-2
GENERAL DEVELOPMENT PLAN MAp & POLICIES
A. Residential Low (RL)
Baseline Density:
Maximum Density:
0.5 dwelling units/acre
3.0 dwelling units/acre
This category includes single-family detached homes on large lots. This is the predominant
character of the residential uses overlooking the Otay Lakes and Salt Creek. The large lot
character of this use compliments the edges of the proposed Chula Vista Greenbelt at most
development edges.
B. Residential Low-Medium (R-LM)
Baseline Density:
Maximum Density:
3.0 dwelling units/acre
6.0 dwelling units/acre
The typical housing types in this category are single-family detached homes. Under clustered
site plans, some attached and small lot detached units would also be consistent with this
designation.
This category is designated west of Hunte Parkway in EastLake Woods, adjacent to the
EastLake Business Center II.
C. Residential Medium (R-M)
Baseline Density:
Maximum Density:
6.0 dwelling units/acre
11.0 dwelling units/acre
Typical homes in this category include small single- family detached units, zero lot line homes,
patio homes and attached units such as duplexes and townhouses.
D. Residential Medium-High (R-MH)
Baseline Density:
Maximum Density:
11.0 dwelling units/acre
18.0 dwelling units/acre
Homes in this category include multi-family units such as townhouses and garden
apartments with surface parking.
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GENERAL DEVELOPMENT PLAN
1.1.8-3
GENERAL DEVELOPMENT PLAN MAP & POLICIES
E. Residential High (R-H)
Baseline Density:
Maximum Density:
18.0 dwelling units/acre
27.0 dwelling units/acre
Homes in this category include, multi-family and garden apartments with either surface or
structured parking.
Commercial Uses
This area is proposed for development as activity centers with casual shopping, dining and
entertainment uses, and residential uses also provided. They will cater to atWetes in training,
visitors and community residents.
The proposed combination of uses and the relative scale of each use are depicted on the GDP
Map. The exact quantity and location of each use within this parcel will be refined in the
EastLake III SPA Plan and other subsequent approvals for each area.
Retail Commercial (C)
This uses are intended to have a unique, low intensity character, influenced by their proximity
to the training facility. It is not intended to be a typical neighborhood shopping center.
Public, Quasi-Public and Open Space Uses
(06/20/06)
I.l.8-4
GENERAL DEVELOPMENT PLAN
GENERAL DEVELOPMENT PLAN MAP & POLICIES
A. Open Space (OS)
Typical uses for this category are open space such as floodplains and mountains, recreational
uses, such as equestrian facilities and rural residential uses. The areas within EastLake III with
this designation are generally semi-improved or natural greenbelts where limited grading and
landscape improvements will occur or areas which will remain in natural open space to
conserve biological resources. Both types will provide an open space/aesthetic amenity.
B. Public and Quasi-Public (PQ)
This designation is applied to areas to be used by schools, churches, hospitals, civic centers,
fIre stations and libraries. These areas are building sites for the construction offacilities owned
and operated by public agencies and quasi-public organizations. Within EastLake Woods, a
proposed junior high school site and an elementary school site are depicted with a "PQ"
designation.
The entire Olympic Training Center SPA is depicted as "PQ". This site operated as a year-
round training and athletic education facility in support of U.S. Olympic athletes. As noted
earlier, a variety of uses are or will be developed on the site including offIce, residential and
commercial, all of which must directly support the athletic training function; the mix and
distribution of such uses is determined by the approved SPA Plan and facility master plan.
C. Parks and Recreational Facilities (P)
This land use includes improved parks, recreation and community centers, large plazas and
courtyards that exist independent of adjacent buildings. Within EastLake III, the "P"
designation has been applied to the Salt Creek Community Park parcel in EastLake Woods.
1.1.8.1.3 Land Use Flexibility
The land use arrangement and statistics depicted on the EastLake III General Development Plan
exhibit describe the basic arrangement, variety and intensity of uses to be developed within
EastLake III. Refmement of this plan, based on the more detailed data and studies completed
in conjunction with SPA Plan, is expected and shall not require a formal amendment to this
GDP. Variation in uses (e.g., clustering, density transfer, mixed uses, etc.) shall be permitted in
accordance with the City's General Plan Policies and the provisions herein. Detailed
development and use standards, and regulations shall be established for separate land use
districts within EastLake III concurrent with SPA Plan approval and prior to any actual
construction.
Land use proposals that vary substantially from the development concept, intensity and
Character established by this GDP shall require an amendment to this Plan.
(06/20/06)
GENERAL DEVELOPMENT PLAN
1.1.8-5
~odU..
011&"1' ,Tirgllt TiI'liIel
.' j_..~"!~c., DUe
RESIDENTIAL
r-Ti low~o.3du/IlCJ ,." 2..2
~; low~LlITI(3.611ul~l 1S4,~ "
~ Me~l6.lldUlael 7.3 10,0
~i Mitd.~(11.18duliEl 1$,11 l~.O
, H High (18-27~ dulac) 30.7 2U
I
Sub-rami ReshMntilll 501.1 '.0
NON-RESlOENTIAL
["CR'; comm. Rftla~ 122
mparlc '"
L~~j PublIcIQuasf-Pl.Jblic 2471
, OS OpenSp8Cl! 1351
~___.i
l._.! CirQ.Jlmn ~.!i.
Subtotal Mm-R.~idtnti.1 43$.1
TOTAL ..., 2.7
{1.J"U~""JLowo-.ily~1".uO>dU..
Roo..'ktl..lloo..__lrond.....p'_
~E4STLAKE III
A planned community by The EastLake Company
(06/20/06)
GENERAL DEVELOPMENT PLAN MAP & POLICIES
----,.~""
General
Development
Plan
Adopted
LM
...
'"
73
'" LM
7" "',
2JISS
2,'S5
,,-r-
I
Project Location
U
Exhibit 4
GENERAL DEVELOPMENT PLAN
1.1.8-6
GENERAL DEVELOPMENT PLAN MAP & POLICIES
1.1.8.2 Development Standards
1.1.8.2.1 Landform/Grading
A. The terrain of the project site provides several influences on future planning. Because of
the irregular configuration of development areas, the pattern of residentiallotslbuildings
should also be curvilinear. The terrain also permits views from homes. Homes should be
sited to maximize the potential views. Grading for commercial and multi- family uses will
require larger flat pad areas for development.
B. All lots and buildings should be sited to ensure that the pattern, views and privacy
potential are maximized. Chapter 1.1.11 herein requires several levels of review to ensure
that detailed planning is in concert with this concept. A goal should be to create variety
and avoid development with a monotonous appearance.
C. The conceptual grading plan for the project area is depicted in Exhibit 4. The plan
indicates that the majority of the property should be developed using a number of small,
terraced building areas. The arrows on the exhibit indicate gravity flow direction toward
facilities located in Salt Creek for storm runoff and wastewater.
D. Grading within this General Development Plan shall be subject to the requirements of the
Municipal Code, subject to approval of a grading plan and in accordance with other
provisions of this GDP.
E. It is the intent of this General Development Plan that graded areas be contoured to blend
with natural landforms. Rounding both vertical and horizontal intersections of graded
planes, obscuring slope draining structures by massing a variety of plant materials,
incorporating the use of variable slope ratios for larger slope banks, use of landscape
planting to control erosion and obscure man-made banks, architectural solutions to
topographic changes and other similar techniques should be used. Slope banks with rigid
angular characteristics shall be avoided where feasible. Grading plans prepared in
conjunction with and to implement SPA Plans should be responsive to the concepts of
"Landform Grading" expressed in the Land Use Element of the City's General Plan.
F. General grading policies with regard to development within this GDP are as follows:
i.Designated significant slope areas should be preserved in their natural state by clustering
development.
11. Intrusions of graded slopes into areas designated as open space on the General
Development Plan Map should be avoided except where necessary to construct
infrastructure facilities, trails or where it can be demonstrated that such intrusion
would result in superior site design. Such intrusion should not be in areas of
(06/20/06) GENERAL DEVELOPMENT PLAN
1.1.8-7
GENERAL DEVELOPMENT PLAN MAP & POLICIES
significant environmental sensitivity and shall be revegetated with indigenous
species to recreate, to the extent feasible, the previous condition.
Ill. A variety of housing types, padding techniques, grading techniques, lot sizes, site
designs, arrangement and spacing of homes and developments should be encouraged.
IV. Facilities to rectifY unstable slopes or slopes subject to erosion and deterioration
shall be provided where recommended by the project soils engineer.
v. Grading may be accomplished beyond the boundaries of an approved SPA Plan
where necessary to implement the SPA Plan uses or infrastructure.
Vi. A plan for protecting Otay Reservoir from urban runoff and/or sewage contamination
shall be approved by the City Engineer prior to the issuance of grading or building
permits.
1.1.8.2.2 Circulation
A. The circulation system of EastLake III shall meet the traffic and land service needs
generated by the development of the area and shall, by design, promote conservation of
natural open space, establishment of a suburban order, reduction of the need for grading
and encouragement of economy in land development. The community and neighborhood
level collector streets are indicated on the conceptual Circulation Plan, Exhibit 6. The
specific alignments, geometrics and right-of-way requirements for the streets designated in
the conceptual Circulation Plan shall be determined in the SPA planning process and
consistent with the provisions of the Circulation Element of the General Plan.
B. North/south hiking trails within Salt Creek are appropriate alternative circulation routes
for the project and vicinity. Additional routes or variations and adaptations of the basic
north/south route may become apparent and should be considered at such time as SPA
Plans are prepared and grading plans are developed.
C. A trail within the open space corridor shall be provided along the length ofWueste Road
to accommodate future bicycle riders and joggers/walkers.
D. Bicycle routes and/or pedestrian trails should also be established within other greenbelt
areas of the project, where such establishment would be consistent with conservation of
natural resources, as well as along the main streets ofEastLake III.
E. The EastLake III community should be served by the City ofChula Vista's mass transit
system. Plans for providing transit service to the project shall be incorporated in the
EastLake III SPA and subject to approval of the Transit Coordinator.
(06/20/06) GENERAL DEVELOPMENT PLAN
1.1.8-8
GENERAL DEVELOPMENT PLAN MAP & POLICIES
.. E'ASTLAKE III
A planned community by The EastLake Company
Concept Grading Plan
Cir-n: land Planning
A:Ji n-"
, - - .."--'
.+0,
(06/20/06)
Exhibit 5
GENERAL DEVELOPMENT PLAN
1.1.8-9
GENERAL DEVELOPMENT PLAN MAP & POLICIES
6 lane Prime Arterial
PrOCto
Circulation Plan
Olympic
Parkway
- _ 4 Lane Major Arterial
- - - - - Class III Residential Collector
............ Residential Street
Note: Residential Col/ectors and streets are subject to
refinement during the SPA Plan process, WU9ste Road,
along the eastern boundary of EastLake III GDP. will remain
as is except for transitions at intersections.
Lower Dtay ResefllOir
.. fASTLAKE III
A planned community by The EastLake Company
~
/Cir:ri Land Planning
-_..~,~-- m
rl-l'i" I.. '
~'"
(06/20/06)
Exhibit 6
1.1.8-10
GENERAL DEVELOPMENT PLAN
GENERAL DEVELOPMENT PLAN MAP & POLICIES
1.1.8.2.3 Landscaping
A. The Landscape Concept for the EastLake III community recognizes the hierarchy of
circulation linkages with the community and to adjacent areas, distinguishes two types of
entries (community and neighborhood), identifies major and minor landmarks and
designates a special naturaVnaturalized landscape zone.
B. Trees shall be used to identify the hierarchy or linkages as follows:
i.The thematic corridor provides the common thread to link the major community
elements together. The thematic corridor will have its own dominant tree as
established in EastLake I and EastLake II.
11. Arterial streetscapes will have an identifying landscape character. A separate
dominant tree will be used in the median.
111. District interior streets within a neighborhood will utilize the district theme trees.
The tree selection for the district will be established with the SPA Plan.
Supplemental trees may be introduced to provide contrast and a transition into
surrounding areas. This landscape approach will provide strong visual directions and
connections throughout the site, while providing the necessary contrast to create an
interesting experience as one travels through the community.
C. Entries are identified as common points of entry into the community or neighborhood, and
at significant intersections. Community entries are located on Otay Lakes Road entering
from the east and Hunte Parkway entering from the north. Landscaping at these points
will be used to establish a sense of arrival and transition into an area with unique
characteristics. Accent planting and monumentation at community entries should be of a
greater scale than that of neighborhood entries.
D. Landmarks within the community are generally public facilities and recreation areas. The
Olympic Training Center is the major landmark within EastLake Ill. Landscaping and
community design proposals should recognize the important role this facility (i.e., its
design, character and landscaping) has with regard to adjacent areas. A similar
relationship, although to a lesser extent, also exists between the minor landmarks and the
surrounding areas. The schools, parks and commercial sites are considered minor
landmarks. Landscaping plans developed during the SPA Plan process should identify
and reinforce with plant materials and design, the place landmarks hold in the community
fabric.
(06/20/06) GENERAL DEVELOPMENT PLAN
1.1.8-11
GENERAL DEVELOPMENT PLAN MAP & POLICIES
E. Landscape plans prepared in conjooction with the SPA planning process shall respond to
the concepts described above and shall be prepared consistent with the provisions of
Chapter 1.1.11 herein.
F. Setbacks along Otay Lakes Road, Wueste Road and Olympic Parkway shall be a
minimum of 50 feet and shall be landscaped to the satisfaction of the City's Landscape
Architect.
1.1.8.2.4 Residential Uses
A. The purpose of this section is to state the ooderlying concepts for the diversity and
distribution of residential densities and to provide the planning and design considerations
for subsequent levels of plan review. It is intended that detailed site development
standards will be an element of the SPA Plan review process as required in Chapter 1.1.11
herein.
B. A fundamental concept ofthe GDP is to provide for and integrate a diversity of residential
densities, types and price ranges. It is intended that homes will range from single-family
estates to multi-family projects with the attendant range of affordability levels.
C. While providing an overall mix and diversity of residential types, the plan does recognize
locational criteria for certain densities. It is for this reason that the more dense residential
elements have been located within efficient proximity to major circulation routes and
activity centers. The plan also recognizes the planned permanent open space to the east by
specifying low-density development and assigning considerable arnooots of open space on
the adjacent portion of the plan area.
D. A dominant element within each residential neighborhood is a spine road to permit
convenient access to all areas within the residential neighborhoods.
E. The urban design and site planning of all residential development within EastLake III'''
shall be governed by a set of Comprehensive Design Guidelines formulated in conjooction
with the SPA Plan. The design guidelines shall extend the community and neighborhood
design concepts established by this GDP and subsequent SPA plans to the design of
individual tracts, multi-building projects and individual structures, where necessary.
1.1.8.2.5 Commercial Uses
This section is established to provide standards for high quality development of uses indicated
on the General Development Plan as Commercial or Industrial.
A. The GDP designates one commercial site. The Plan has purposefully utilized collector
streets and planned open space in a manner that should reduce commercial/residential
(06/20/06) GENERAL DEVELOPMENT PLAN
1.1.8-12
GENERAL DEVELOPMENT PLAN MAP & POLICIES
friction and has limited the impact of commercial activities and traffic upon residential
uses.
B. Each commercial development shall be subject to Design Review and approval, and
should respond to the following guidelines:
i.The commercial project should have an integrated design theme incorporating
architecture, landscaping, signage and site planning aspects.
11. The design them and scale of the project should be consistent with the community
character established by adjacent uses.
111. All signs and other design issues shall be regulated by CC&Rs and other mechanisms
implemented to ensure and maintain high aesthetic qualities.
C. Permitted uses shall be consistent with the commercial designation intent described in this
GDP. Sufficient landscape or other buffers shall be provided between all other sensitive
land uses.
D. Building setback/landscape buffer along Otay Lakes Road shall be 50 feet in width to
permit landscaped areas along the street to preserve the scenic quality of the road.
1.1.8.2.6 Community Facilities & Services
This section is intended to provide for uses indicated on the General Development Plan Map as
Open Space, Parks and Recreation, Public and Quasi-Public facilities or as may be otherwise
referenced in this General Development Plan.
A. Open Space
Standards for open space uses are listed below and in Section 1.1.8.3 Conservation Standards.
i. The areas indicated as Open Space are generally intended for more passive forms of
open space uses. The final use, ownership and maintenance responsibilities for open
space areas shall be determined during the SPA planning process. Open space uses
would include agriculture, active and passive open space, natural open space, bodies
of water, public and private parks, equestrian uses, scenic highways, community
facilities and other uses of a similar nature.
11. Open space areas shall be designated and uses established consistent with the
relevant elements of the Chula Vista General Plan.
B. Parks and Recreation
(06/20/06) GENERAL DEVELOPMENT PLAN
1.1.8-13
GENERAL DEVELOPMENT PLAN MAP & POLICIES
i. Sites for public parks indicated on the GDP Map are in conformance with the Parks and
Recreation Element of the General Plan. The Director of Parks and Recreation shall
approve all proposed park, open space and trail plans.
ii. The Salt Creek corridor is envisioned as a candidate area for a natural park setting.
Amenities such as picnic areas, wildlife observation points, nature trails, equestrian
uses and other similar activities may be considered during the SPA planning process.
C. Schools
i.School sites are indicated on the GDP Map. These sites are considered adequate to meet
the needs of the school district(s).
ii. The school sites, locations and configurations shall be acceptable to the respective
school districts and agreements satisfactory to the districts shall be consummated
prior to project construction.
iii. Should the school district(s) reject a school site designated on the plan without
indicating an alternate location within the vicinity of the original site, the site may
then be used for residential uses of a type and density compatible with adjacent
property .
IV. The developer/landowner has satisfied all of the City's requirements with regard to
implementation and financing of school facilities through previous agreements with
each of the affected districts.
v. Should the school district(s), within one year after a school site is offered and
available for use as a school site, fail to acquire or accept dedication of said site, the
site shall then be considered to be rejected by the school district(s) and developed as
provided above in paragraph iii.
VI. Any dwelling permitted by this provision (paragraphs iii and v above) shall not be
subject to the maximum number of dwellings specified herein, but shall be otherwise
subject to the provisions of this General Development Plan.
D. Public services and utilities shall be provided by the following unless otherwise approved
during the adoption of a SPA Plan:
i. Water - Otay Water District
11. Sewer - City of Chula Vista
111. Flood Control- City of Chula Vista
IV. Electrical- San Diego Gas & Electric
(06/20106) GENERAL DEVELOPMENT PLAN
I.l.8-l4
GENERAL DEVELOPMENT PLAN MAP & POLICIES
v. Natural Gas - San Diego Gas & Electric
VI. School Facilities - Chula Vista Elementary School District and Sweetwater Union
High School District
vii. Library Facilities - City of Chula Vista
viii. Public Parks - City of Chula Vista
IX. Fire Protection - City of Chula Vista Fire Department
x. Police Protection - City of Chula Vista Police Department
Xl. Telephone - Pacific Telephone Company
Xli. Cable TV - Cox Cable
E. Fire, police and library service shall be in accordance with City standards and/or
agreements consummated prior to construction.
F. Five sites have been indicated on the GDP Map for public or quasi-public facilities.
Additional sites for public facilities may be determined at the SPA planning level. These
facilities may include schools, Community Purpose Facilities (CPFs), day care centers,
governmental facilities or other similar community service uses.
G. The Olympic Training Center facility shall be developed in accordance with an approved
SPA Plan and implementing plans. Such plans shall address: the siting of buildings and
other improvements, the provision of public services and facilities and the conservation of
sensitive on-site resources. Because of the unique nature of this facility, the use
regulations applied to the site should include sufficient flexibility to permit, under
appropriate conditions, the diversity of uses associated with the training and education of
resident athletes (e.g., housing, atWetic facilities and competitions, office and medical
laboratory uses, incidental commercial, etc.). The OTC shall also be subject to Precise
Plan approval.
1.1.8.3 Conservation Standards
The EastLake III General Development Plan advocates preservation or scientific relocation of
sensitive environmental resources. It also provides for their protection from destructive activities
associated with human settlements where such is feasible to create a balance between the natural and
man-made environments. This section provides standards for the interface between the development
of a community and the conservation of natural resources.
(06/20/06)
1.1.8-15
GENERAL DEVELOPMENT PLAN
GENERAL DEVELOPMENT PLAN MAP & POLICIES
1.1.8.3.1 Natural Open Space Resources
A. Candidate areas for natural open space uses are designated "OS" on the General
Development Plan Map. Any area so designated shall be considered for natural open
space use and preservation. The location and extent of such uses shall be determined as
part of the SPA process, and natural open space uses shall be designated on each SPA
Plan. Non-sensitive open space areas may be improved for recreational uses. The
applicant shall prepare Open Space Concept Plans for the Salt Creek Open Space Corridor
and Lower Otay Reservoir Open Space Corridor in conjunction with any subsequent
planning applications submitted to the City.
B. The natural open space ofEastLake III shall determine the subject territory's structure and
basic design. As the land is subdivided, the preserved portions of Salt Creek should be
complemented by adjacent common greens, view points and trail systems.
1.1.8.3.2 Drainage
All development within EastLake III GDP shall comply with all national, state and local
regulations to limit pollutant discharges to storm drain systems. Specific requirements shall be
established through the SPA planning and subdivision process, as appropriate.
(06/20106)
GENERAL DEVELOPMENT PLAN
1.1.8-16
1.1.9 General Development Plan Statistics
1.1.9.1 Statistical Summary
The statistics in Table B, below, are taken from General Development Plan Map (Exhibit 4) in the
previous section. These statistics reflect the "panhandle parcel" being developed consistent with its
primary PQ designation; should it develop under the alternate residential designation, the total
nwnber of units would increase by 90 units and population increase by 274 persons. All residential
(except alternate designation) and commercial uses will occur in the EastLake III SPA. The
anticipated gross residential density of that SPA is expected to be 2.8 dulac.
enera eve opment an tatistics
GROSS TARGET TARGET
LAND USE ACRES DENSITY UNITS
RESIDENTIAL USES
Low (0-3 du/ac) 298.2 2.2 du/ac 650
Low-Medium (3-6 du/ac) 154.5 5.2 du/ac 799
Medium (6-11 du/ac) 7.3 10.0 du/ac 73
Medium-High (11-18 du/ac) 15.9 15.0 du/ac 239
High (18-27+ du/ac) 30.7 25.9 du/ac 794
Sub-totai Residentiai 506.6 5.0 avg. 2,555
NON-RESIDENTIAL
Retail Commercial 12.2
Park 15.2
Public/Quasi-public 247.1
Open Space 135.7
Circulation 25.5
Sub-total Non-residentiai 435.7
PROJECT TOTALS 942.3 2.7 avg. 2,555
Population Estimate (@3.04 persons/du) [all EL iii SPA] 7,767
Employment Estimate (@12-25emp./ac)[all EL Iii SPA] 368-768
Table B
G ID I PI S
(06/20106)
1.1.9-1
GENERAL DEVELOPMENT PLAN
PLAN SUMMARy/STATISTICS
1.1.9.2 Density Transfer
In order to promote flexibility in residential densities, the transfer of dwelling units from one GDP
residential category to another, within any single SPA, may be approved as a part of the SPA plan
process. Any such transfer must be consistent with the authorized overall GDP density and approved
total number of units. The density of the receiving parcel shall not exceed the authorized maximum.
Notwithstanding tills provision, the clustering provisions of the General Plan shall be utilized to
maintain the community character inherent in the density categories established by tills 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 ranger 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;
3) The density of the receiving parcel does not exceed the authorized maximum; and,
4) The overall GDP and SPA total number of dwelling units is not exceeded. Modifications
which are not consistent with all these criteria shall require a formal GDP and/or SPA
amendment.
Should such a transfer be approved, applicable statistics and the General Development Plan Map shall
be revised as an administrative update without the necessity of a formal plan amendment.
1.1.9.3 Alternate Land Use Designation
An alternate land use designation of Residential - Low Density is shown for the "panhandle parcel"
on the EastLake III GDP Map. The primary land use designation for this parcel is PQ (public/quasi-
public). However, if the Chula Vista City Council determines that the "panhandle parcel" cannot be
successfully developed with a PQ use, an alternative low density residential land use designation may
be implemented, allowing up to a maximum of90 dwelling units, consistent with this EastLake III
GDP.
Implementation of the alternative residential use shall require preparation of a separate SPA Plan or
EastLake III SPA Plan amendment addressing the site specific issues associated with the change in
(06/20/06)
I.I.9-2
GENERAL DEVELOPMENT PLAN
PLAN SUMMARy/STATISTICS
proposed use from PQ to Low Density Residential and the cumulative effects of such a change.
Cumulative effects include, but are not limited to, consistency with the City's park dedication
requirements, Community Purpose Facility standards for the P-C zone and the Growth Management
Ordinance.
The SPA or Supplemental SPA Plan shall address, either directly or by reference to other EastLake
III plans, all issues and topics required of a standard SPA Plan. The Public Facilities Financing Plan
(or Supplemental PFFP) for the project shall demonstrate that the proposed residential use is
consistent with the City's Growth Management Program and meets all required thresholds and
standards for residential development without constraining or burdening existing or previously
approved development. Recognizing that it may be difficult to provide all required residential
support uses within the parcel, provision of or contribution to off-site facilities, or payment of in-lieu
fees may be permitted by the City Council.
(06/20/06)
GENERAL DEVELOPMENT PLAN
1.1.9-3
1.1.10 Consistency with the General Plan
1.1.10.1 Introduction
This section describes the consistency of the project with the Chula Vista General Plan; the history
of the project with respect to various General Plan amendments; 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 III GDP Planning Area.
1.1.10.2 Background & History
When the planning of the EastLake Planned Community began in 1979, the General Plan for the
Eastern Territories (Eastern Territories Area Plan) 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 annexed to the City and incrementally added as
amendments to the General Plan. The approval of EastLake I, which included the now existing
communities of EastLake Shores, EastLake Hills, and the first phase of the EastLake Business
Center, was the first of these incremental general plan amendments and was 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
1989. 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 submittal included a SPA Plan concurrently with the General
Plan and GDP. The EastLake Trails neighborhood was included in the proposed EastLake II GDP.
The next update of the General Plan for EastLake occurred when the EastLake III GDP area was
initially approved, bringing the Olympic Training Center to Chula Vista in 1990. The original
EastLake III GDP was adopted with a corresponding General Plan amendment. Over ten years has
passed since the original EastLake III GDP was adopted.
A further major amendment to the General Plan for the EastLake community occurred in 1995 as a
part of the Otay Ranch planning program. Lands were exchanged between EastLake and Otay
Ranch to create more logical planning boundaries. The area added to EastLake during this exchange
has come to be known as the "Land Swap" area. The General Plan designations for these Land
Swap parcels were amended concurrently with the Otay Ranch General Plan amendment to reflect
planned urban land uses.
Most recently, a minor General Plan amendment was adopted with approval of the EastLake Trails
SPA Plan in 1999 along with a further refinement of the EastLake II GDP.
This comprehensive update/amendment of the EastLake III GDP is similarly accompanied by a
General Plan amendment which establishes and maintains consistency between the two plans.
Concurrent processing of the EastLake III SPA Plan provides the implementation detail that has
been the pattern with EastLake GDP and General Plan amendments.
(06/20/06)
Ll.l0-1
GENERAL DEVELOPMENT PLAN
CONSISTENCY WITH THE GENERAL PLAN
This series of General Plan amendments and updates for the EastLake Planned Community reflect a
consistent process of evolution since its original conception as a new community. All General Plan
amendments have been adopted concurrently with more detailed development proposals so that the
"effect" of the amendments have been evident at each stage. The current proposed amendment to
the General Plan for this EastLake III GDP amendment is the latest example ofthis process. This
concurrent planning process has maintained an ongoing consistency between the Chula Vista
General Plan, EastLake GDPs and SPA Plans.
1.1.10.3 Consistency by General Plan Element
1.1.10.3.1 Land Use Element
The EastLake III GDP project area is approximately 942 acres. The individual neighborhoods
within the EastLake III GDP are EastLake Woods, EastLake Vistas, and the Olympic Training
Center (OTC). The "panhandle parcel" is located south of the OTC.
EastLake Woods is located north ofOtay Lakes Road. It is predominately a low density (0-3
duJac) residential neighborhood, consistent with the General Plan designation of "L" (0-3
duJac) for the portion between Hunte Parkway and Upper Otay Lake. The eastern edge of the
neighborhood overlooks Upper Otay Lake. The Salt Creek Greenbelt bisects the neighborhood,
paralleled by Hunte Parkway. West of the parkway, a low-medium density residential area is
known as "Woods West". This area is identified for low medium density development
consistent with the General Plan designation of "LM" (3-6 duJac). An elementary school site,
middle school site, private recreation site and fire station site are clustered along the Salt Creek
Greenbelt, consistent with the facilities designated on the General Plan map. Open space is
designated around the perimeter of the neighborhood.
EastLake Vistas is generally located between Otay Lakes Road and Olympic Parkway, with a
pair of development sites east and west of the OTC entrance south of Olympic Parkway. Low
and low-medium density residential uses make up the bulk of the neighborhood. At the
southern end of the neighborhood medium, medium-high, and high density residential uses are
clustered with non-residential uses at the OTC entrance. These residential densities are
consistent with the General Plan designations of"L" (0-3 duJac), "LM" (3-6 duJac), "M" (6-11
duJac), "MH" (11-18 duJac) and "H" (18-27+ duJac) in the southern portion of the
neighborhood among commercial uses and adjacent to the OTC. These more intense uses are
intended to support and complement the OTC.
A public park is located on the eastern edge of the neighborhood, overlooking Lower Otay
Reservoir. A public/quasi-public parcel, intended for community purpose facilities (CPF), is
located west and east of the high density residential parcel and west of the OTC entrance.
Open space is designated along the perimeter of the neighborhood and as a buffer between
different uses.
(06/20/06)
GENERAL DEVELOPMENT PLAN
I.l.l 0-2
CONSISTENCY WITH THE GENERAL PLAN
The OTC is located south of Olympic Parkway and houses a resident athletic training center for
members of the U.S. Olympic Team. The entire parcel is designated public/quasi-public and
has been developed pursuant to a previously adopted SPA Plan. This use is consistent with the
General Plan map.
The "panhandle parcel," which is designated PQ and has an alternative designation of low
density residential, is a separate parcel south of the OTC SPA. Development of this site is
expected to occur as a separate SPA.
The Chula Vista Greenbelt is a major planning feature of the General Plan. The ChuIa Vista
Greenbelt is the backbone of an open space and park system that extends throughout the city.
The circumferential greenbelt utilizes existing developed and undeveloped open space and
potential new open space linkages to effect a continuous 28 mile open space and park system
around the city. The developed parks in the greenbelt are linked by a hiking and bicycle trail
system that forms a continuous loop around the city. EastLake III implements the eastern and
western arms of the Greenbelt depicted in the General Plan. From south to north, the eastern
arm is comprised of the Lower and Upper Otay Lakes and adjacent shoreline and slopes which
define the reservoir and the field areas of the Olympic Training Center. The Greenbelt extends
north of the Upper Otay Reservoir along Proctor VaIley Road and the adjacent drainage course
to the vicinity of the Otay Water District property. The westerly arm of the Greenbelt is
comprised of the Salt Creek canyon and drainage course and the adjacent defining slopes. It
reconnects with the eastern arm at the Otay Water District property, north ofEastLake. These
areas are designated for open space and park uses on the General Development Plan map.
To assure continuous access, a Greenbelt Trail is envisioned as the equivalent of a one lane
paved road, approximately eleven feet wide, with a structural design to allow maintenance
vehicles to use the trail. The EastLake III plan will provide recreation trails within the
Greenbelt. The size, design and location of these trails will be detailed in the EastLake III SPA
Plan.
1.1.10.3.2 Circulation Element
The General Plan Circulation Element, as amended July 17, 200 I and unchanged for EastLake
III in the December 2005 GPU, designatedJhree major road facilities within the EastLake III
GDP area. These are Otay Lakes Road and Olympic Parkway, prime arterial roadways,
providing east-west access to the area and, Hunte Parkway, a four-lane major north-south
connection between RoIling Hills Ranch to the north and Otay Ranch to the south. Proctor
VaIley Road, which is not within the EastLake III planning area, abuts the northern property
line. Each of these roads requires a right of way to accommodate 4-6 lanes of traffic with
raised medians. AIl General Plan roads are shown on the GDP and adequate provisions are
included to accommodate traffic generated by the development.
(06/20/06)
1.1.10-3
GENERAL DEVELOPMENT PLAN
CONSISTENCV WITH THE GENERAL PLAN
The Circulation Element also depicts Wueste Road, paralleling the shore of Lower Otay Lake
between Olympic Parkway and Otay Lakes Road, off-site. This existing street is
"implemented" as a country road with two intersections with Olympic Parkway. One
intersection south of the park parcel connects north to Otay Lakes Road, while the second, just
north of the high density residential site connects south to the County Park at the southern end
of Lower Otay Lake.
The Circulation Element also addresses public transit and includes a Public Transit Plan. The
transit plan identifies a proposed Local Express bus route extending east along Otay Lakes
Road to EastLake Parkway, then south into the Otay Ranch community. Proposed Local
Collector service is shown within EastLake Business Center and on Olympic Parkway as far
east as Hunte Parkway. No Public Transit Plan facilities are shown within the EastLake III
GDP area.
1.1.10.3.3 Parks and Recreation & Conservation/Open Space Elements
The General Plan designates a public park overlooking Lower Otay Reservoir in the EastLake
Vistas neighborhood. There are also major open space corridors shown along Salt Creek in the
EastLake Woods neighborhood and extending south between the EastLake Vistas and EastLake
Trails neighborhoods. The Salt Creek corridor is planned for a combination of park, wildlife
habitat, greenbelt trail and greenbelt open space. This combination of public and private park
and open space uses is consistent with the General Plan Open Space land use category. A
Greenbelt Corridor is also designated adjacent to the Otay Reservoir, bordering the eastern
edge of EastLake III. The open space edges and public park in EastLake Vistas implements
this portion of the Chula Vista Greenbelt identified in the General Plan. A portion of the
Greenbelt Trail has been built adjacent to the OTC.
1.1.10.3.4 Public Facilities Element
The Public Facilities Element provides policy guidance for all development projects. It
addresses water, sewer, drainage, hazardous waste disposal, schools and libraries. The
EastLake III GDP 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.
Each SPA within this GDP must prepare a comprehensive Public Facilities Financing Plan 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.
(06/20/06)
GENERAL DEVELOPMENT PLAN
1.1.10-4
CONSISTENCY WITH THE GENERAL PLAN
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 EastLake III GDP includes these
school sites on the land use map and the future Public Facilities Financing Plans will provide
the phasing and fmancing implementation necessary to construct schools in accordance with
projected enrollments.
1.1.10.3.5 Housing Element
The Housing Element provides 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 EastLake III GDP is included in the EastLake Comprehensive Affordable
Housing Program, which includes all undeveloped portions of the EastLake Planned
Community (EastLake Trails, EastLake Vistas, EastLake Woods and the "Land Swap Parcel").
This program, which was initially approved by the City Council on July 17, 2001 (Resolution
#2001-220), provided specific details as to the number, type, location and construction timing
mechanism for all required affordable housing units, implementing the General Plan policy for
5% low income housing and 5% moderate income housing.
An amendment to the previously adopted Affordable Housing Program for EastLake will be
adopted with the 2006 GDP amendment. Because implementation of almost all of the
residential development in the EastLake III General Development Plan has already occurred,
there are limited opportunities within the GDP boundaries for Land Set-Asides. One potential
solution for providing affordable housing exists within the OTC SPA Plan area. Other
alternatives, including Off-site Locations and In-Lieu Contributions, are more specifically
outlined in Section 11.6, Affordable Housing Program.
1.1.10.3.6 Safety Element
The City ofChula Vista provides for public safety and seismic protection through a variety of
mechanisms addressed in the EastLake III GDP and implementation programs. Sites for fire
stations are identified in the GDP based on travel times to respond to fire or medical
emergencies. Water systems are engineered to accommodate peak demand periods, including
fire flow requirements. 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 identify appropriate setbacks and other safeguards from earthquake hazards. 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.
(06/20/06)
I.l.l 0-5
GENERAL DEVELOPMENT PLAN
CONSISTENCY WITH THE GENERAL PLAN
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 majornoise
generators located within the GDP project area except the planned major roadways: Olympic
Parkway, Otay Lakes Road and Hunte Parkway. Increasing traffic with project development
and development of adjacent parcels, has the potential to create significant noise impacting
development sites along the road corridors. These noise conditions will be addressed at the
SPA level by requiring the installation of sound walls strategically placed to reduce traffic
noise to acceptable levels within development areas.
1.1.10.3.8 Eastern Territories Planning Area Plan
The area plans included in the General Plan deal either with issues and plans which are specific
to the particular area or are more detailed than would be appropriate in the city-wide plan. The
EastLake III GDP is located in the Eastern Territories Planning Area Plan. Because of its size
and potential for development, this area plan is key to the future of Chula Vista. The area plan
contains several specific provisions applicable to the planning and development of EastLake
III. The following discussion highlights these portions of the area plan and identifies the
consistent response provided in this GDP (or implementing SPA documents). Area Plan
language is in italics, while responses are in sans-serif type below.
Goals & Objectives
Over the planning horizon covered by this General Plan. it is anticipated that most of new
urban development projectedfor the city would take place in Eastern Territories. At the same
time, Eastern Territories contains some of the most valuable environmental and visual
resources of the General Plan area. Thefollowing issues, goals and objectives are intended to
guide future developments in the Eastern Territories in a way which protects the unique
resources of the area.
GOAL 1. NATURAL ENVIRONMENT
The environmental resources of Eastern Territories are associated primarily with its
reservoirs, water courses and adjacent lands, and the principal hills and mountains. The goal
of the city is to protect the most important environmental resources from urban development
and its potential, negative impacts.
Objective 1. Direct new urban development in Eastern Territories to broad mesa tops which
are generally located away from environmentally sensitive areas such asjlood plains, canyons
(06/20/06)
GENERAL DEVELOPMENT PLAN
I. 1.1 0-6
CONSISTENCY WITH THE GENERAL PLAN
and steeply sloped area. -- Development areas in EastLake i II are located away from the
Salt Creek floodplain/canyon which is the only one of these resources on-site.
Objective 2. Require through environmental reviews of all proposed conversions of vacant or
agricultural land to urban uses. -- The EastLake III GDP amendment and proposed SPA
plan are subject to full environmental review per the requirements of the California
Environmental Quality Act (CEQA).
Objective 3. Among the areas designated in Eastern Territories for open space preservation,
place the highest priority on preservation and improvement of those sections of the proposed
Chula Vista Greenbelt which are located in the planning area. These are the Otay Valley, Salt
Creek and associated canyons, Upper and Lower Otay Reservoirs and the adjacent drainage
areas, Mother Miguel Mountain and the Sweetwater Reservoir and adjacent drainage area. __
Those portions of the Chula Vista Greenbelt on-site, Salt Creek and lands near the
reservoirs, are designated for appropriate open space, recreation and publiclquas;-
public uses.
Objective 4. Preserve and effectively manage large, contiguous areas of sensitive habitat for
diverse native plant and animal species. Provide connections or corridors between these areas
to allow for continued viability of natural habitat areas. -- No large habitat areas are within
the planning area. Two small habitat conservation/preservation areas are located
within the project, in Salt Creek and east of the EastLake Woods neighborhood. No
designated wildlife corridors will be impacted.
GOAL 2. NEW URBAN DEVELOPMENT
It is anticipated that Eastern Territories will be subject to significant urban development over
the planning horizon (20 to 50 years). It is the goal of the city to accommodate and regulate
such development in ways which will protect the significant natural environment and create
high quality urban environments for living and working.
Objective 5. Create, for the planning area as a whole, a balanced community of residential,
commercial and industrial uses. To the extent that employment uses may be more difficult to
establish, provide for additional designations of commercial and industrial land and encourage
retention of vacant land for commercial and industrial uses. -- The proposed land use mix
on the GDP map ;s consistent with this goal of the General Plan. The project includes
tourist and specialty commercial uses along with residential.
Objective 6. Assure that all new developments are provided with acceptable levels of public
services. Each development should include local public facilities required to serve the
development. Interim services which vary from city-wide standards may be acceptable for
projects with substantial public benefits. -- Provision of public facilities is assured through
the SPA plan process which includes a Public Facilities Financing Plan requiring the
provision of facilities and services concurrent with need.
(06/20/06)
1.1.10-7
GENERAL DEVELOPMENT PLAN
CONSISTENCY WITH THE GENERAL PLAN
Objective 7. Encourage orderly and compact patterns of development, which will make
maximum uses of existing public facilities and avoid "leap frog" development. In particular,
encourage development phasing which will substantially build out drainage and hydrologic
basins with existing public servicefacilities before developing new basins. Exceptions should
be allowed for projects with substantial public benefits, which should be permitted special
public service consideration on an interim basis. -- The GDP project area includes one
developed SPA and is the logical eastward extension of development within the
EastLake Planned Community. It is also consistent with the predominate city-wide
west-to-east development trend.
GOAL 3. EASTERN URBAN CENTER
This goal is not applicable because the Eastern Urban Center is not to be located
within the EastLake Planned Community.
Planning & Design Proposals
RESIDENTIAL CHARACTER
The Eastern Territories is seen as an extension of the residential character of the existing areas
of Chula Vista. The predominant residential type is single1amily detached in the low and
low/medium residential density categories. This corresponds to a density of 0.5 to 3 units per
acre and 3-6 units per acre, respectively. Neighborhoods that are characterized by this single
family density are located throughout the Eastern Territories.
Areas within the Eastern Territories which include higher density residential uses include the
following:
. In addition, the area adjacent to the Olympic Training Center is identified as a
Community Activity Center and includes areas designatedfor both medium and medium-
high density residential development north of Olympic Parkway. Directly adjacent to the
OTC, south of Olympic Parkway, a small high density residential component is included
in the mixed use parcels.
The residential density throughout EastLake III is low and low/medium density except
near the GTC. In this area medium, medium/high and high density residential parcels
are designated along with commercial areas to create a mixed-use neighborhood
adjacent to the GTC.
OTHER ACTIVITY CENTERS
Olympic Training Center Activity Center
(06/20106)
GENERAL DEVELOPMENT PLAN
Ll.l 0-8
CONSISTENCY WITH THE GENERAL PLAN
This is the most easterly located activity center and includes three basic components: the
Olympic Training Facility, the adjacent mixed-use parcels and the increased residential density
north of Olympic Parkway.
The trainingfacility is intended to become the major training center in the nation for Olympic
sports (e.g., water sports, track and field, etc.). Activities will include short- and long-term
trainingfor elite and development level athletes, seminars, clinics and conferences, as well as
sports medicine and sports sience research. The character of the facility is intended to be
campus-like, with sports areas and buildings sited within ample open space. While the main
use of the site will be for sports training activities, the site will also provide housing and dining
for athletes, offices, laboratories, meeting rooms, parking and storage. Housing capacity could
increase from 300 to 1,000 athletes at build-out.
The two mixed-use commercial areas are area, which is intended to directly complement the
training site, The retail commercial component is envisioned as a "village type" area with
information, shopping, dining and entertainment. It will serve visitors, the residents of the
trainingfacility and local residents. It is not intended to be a typical neighborhood shopping
center. The Visitor Commercial development is also expected to be a low intensity commercial
use, possibly a semi-destination resort for use by visitors to the training facility or tourists/
spectators attracted to the site. Both the lake and trainingfacility will establish the character
of the visitor-servingfacilities. Office commercial uses in this area could house among others,
administrative offices for the OTC or associated professions.
The increased residential density in the area is appropriate for an activity node. An increased
population density will help support public services (e.g., public transit), commercial uses and
establish a local neighborhood context for OTC residents.
The Olympic Training Center has been constructed per the previously approved OTC
SPA Plan. The EastLake III GDP amendment and EastLake III SPA Plan will complete
the activity center envisioned in the are plan, providing the increased density
residential uses and the commercial areas desired. Development envisioned in the
GDP and SPA plans is consistent with the description in the Area Plan quoted above.
CONNECTED COMMUNITY PARKS
The General Plan and Eastern Territories Area Plan includes a total of six community parks.
These are, from north to south:
1. Bonita Miguel
2. Salt Creek
3. Chula Vista Community Park
4. Wolf Canyon
5. Eastern Urban Center
(06/20/06) GENERAL DEVELOPMENT PLAN
1.1.10-9
CONSISTENCY WITH THE GENERAL PLAN
6. Salt Creek South
These parks are connected by an open space and trail system that extends throughout Eastern
Territories.
The EastLake III GDP provides for the greenbelt open space and trail connections
extending from the Salt Creek Community Park located in the adopted EastLake II
GDP, just west of the EastLake Vistas neighborhood.
DEVELOPMENT NEAR RESERVOIRS
The Eastern Territories Area Plan designates the Upper and Lower Otay Reservoir and,
although outside the planning area, the Sweetwater Reservoir as part of the Chula Vista
Greenbelt. The Greenbelt includes the water suiface of the reservoir, adjacent public lands,
adjacent environmentally sensitive areas and adjacent scenic viewsheds.
West of Lower Otay Reservoir
Low density residential land use is planned along the west side of the Upper and Lower Otay
Reservoir as part of the EastLake development. Within EastLake Vistas, residential
development is shown along the hillsides but retaining a greenbelt space between the
residential land use and Wueste Road. Medium density residential uses, low-intensity
commercial uses and the Olympic Training Center are located near the intersection of Olympic
Parkway and Wueste Road. All development is located west ofWueste Road which defines the
development edge closest to the water for the area south of Olympic Parkway.
The final definition of the development area and the area which comprises the portion of the
Chula Vista Greenbelt along the Lower Otay Reservoir should be included in fUrther, more
detailed planning. The first step in this process has been completed with the adoption of the
EastLake III General Development Plan, which responds to the following major planning and
design criteria:
1. Maintenance of a substantial greenbelt between the low density residential development
and Wueste Road.
2. Wastewater from development areas to flow west to utility systems in Salt Creek.
3. Storm drainage from developed areas to be collected in an urban runoff system and, by
gravity flow, directed away from the reservoir.
4. Site planning, grading, landscaping and architectural design which is oriented to
producing a high quality view from the lake and open space and parks east of the lake to
the various developments visible from the lake and Wueste Road.
(06120/06) GENERAL DEVELOPMENT PLAN
1. l.l 0-10
CONSISTENCY WITH THE GENERAL PLAN
This GDP amendment, along with the implementing EastLake III SPA plan, maintain
these important planning criteria adopted with the initial EastLake '" GDP Plan and
included in the General Plan text quoted above.
CHULA VISTA GREENBELT
The Eastern Territories includes the largest portion of the Chula Vista Greenbelt. The
Greenbelt extends east/west through Eastern Territories from 1-805 along the Otay River
Valley to Salt Creek and the Otay Lakes. It then extends north/south in two branches: one,
comprising Salt Creek canyon and stream valley and the second the Upper and Lower Otay
Lakes and their adjacent shorelines and defining slopes. The two branches intersect in the
vicinity of Mother Miguel Mountain. The Greenbelt then extends along the southwesterly
slopes of the mountain to Wild Mans Canyon and the Sweetwater Reservoir. There it connects
to the Sweetwater Regional Park on the northwesterly edge of Eastern Territories.
The EastLake III GDP implements both branches of the greenbelt on-site, that within
Salt Creek and that along the western shoreline of Upper and Lower Otay Lakes
consistent with the Area Plan provisions.
(06/20/06)
1.1.10-11
GENERAL DEVELOPMENT PLAN
1.1.11 Implementation
1.1.11.1 Growth Management & Phasing
This GDP and its implementing components such as SPA Plans, 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 providing flexibility to allow the development to respond to
changing market conditions. Conceptual phasing information will be presented in SPA Plane s)
primarily based on circulation and other major public facility requirements detailed in the
accompanying Public Facilities Financing Plan (PFFP). The objective of the PFFP is to demonstrate
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 and detailed in the
accompanying PFFP. The following standards have been established for community facilities:
. Circulation: Development within EastLake III shall comply with the City's Level of Service
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 (PFFPs) 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 facilities for reclaimed water and shall be subject to review
and approval by the City of Chula 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 and urban run-off to the
Otay Reservoirs. 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 III and each subsequent
SP A Plan to the satisfaction of the Chula Vista Elementary School District and the Sweetwater
Union High School District. One elementary school site and one middle school site are
provided within the EastLake III GDP area.
GENERAL DEVELOPMENT PLAN
(06/20/06)
1.1.11-1
IMPLEMENTATION
1.1.11.3 Community Purpose Facilities
1.1.11.3.1
Purpose and Intent
Chapter 19.48. P-C - Planned Community Zone, requires that al1land 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 of the 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 fmdings 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
19.48.040(B)(6)(d). However, where recreational bal1 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 ofCPF uses within a SPA,
GDP or overal1 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 overall 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 7). 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:
(06/20106)
1.1.11-2
GENERAL DEVELOPMENT PLAN
IMPLEMENTATION
Table C
Reouired Communi -:v Purnose Facilit1 Acres for EastLake
EastLake 11* EastLake II' EastLake III
Greens SPA" Trails SPA (GDP) Total
Dwelling Units 3,443 1,143 2,555 7.767
CPF ac/du 0.004003 0.004003 0.004003 --
Total CPF acres 13.8 4.6 10.2 28.6
required
Total CPF acres 11.4 4.6 12.9 28.9
provided
. EastLake I (North of Otay Lakes Road) is excluded from this table.
.. Includes orooosed Land Swao amendment.
1,1.11.3.3
Proposed CPF Sites
The CPF master Plan provide a total of28.9 acres in three different sites. Exhibit 7, identifies
the proposed CPF sites which are described in more detail below.
Site 1 (Existing): Located in EastLake Greens, a portion of this 11.4 acre site has been
conveyed to a religious institution for use as a place of worship.
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 II Planned Community District Regulations and Section 19.48.040(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 two
parcels totaling 12.9 acres. The EastLake III SPA Plan will refine the exact location and
acreage for 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 No.2, 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;
GENERAL DEVELOPMENT PLAN
(06/20/06)
1.1.11-3
IMPLEMENTATION
. 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;
. Common useable open space;
. 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.
(06/20/06) GENERAL DEVELOPMENT PLAN
I.l.! 1-4
IMPLEMENTATION
Dwellln Units
CPF Acres Re ulred
CPF Acres Provided
Master Plan of
Community Purpose Facilities
Proposed
_h
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EastLake 11
Greens Neigh
3443
13.8
11.4
Eas1lake II
Trails Neigh.
1143
4.6
4.6
Eastlake III
GDP
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=
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Total
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CPF Locations
. EastLake Greens
o EastLake Trails
. EastLake Vistas
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EastLake III - Woods
Eastlake Trails
EastLake III - Vistas
Eastlake Greens
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Exhibit 7
GENERAL DEVELOPMENT PLAN
(06/20/06)
1.1.11-5
1.1.12 Administrative & Legislative Procedures
This General Development Plan is adopted pursuant to Title 19, Zoning, of the Chula Vista
Municipal Code and is intended to implement the Chula Vista General Plan and the EastLake III
Planned Community (P-C) Zone. The EastLake III planning area is zoned P-C Planned Community
with the adoption of this EastLake III GDP pursuant to Chapter 19.48 CYMC. Any procedures not
addressed herein or in subsequently adopted EastLake III documents (e.g. , SPA plan, PC
regulations, etc.) shall be conducted as prescribed in Chapter 19.48, or other applicable section of
the CYMe.
(06/20/06)
I.1.l2-1
GENERAL DEVELOPMENT PLAN
SP A PLAN
SECTIONAL PLANNING AREA
EASTLAKE III
Adopted July 17, 20111
June 20. 2006
by ResslutieR Ne. 20111 220
bv Resolution No. 2006-190
Proposed Amendment
Draft: April Ill, 21l1l(j
Avril 8. 2008
Strikeout = Text Deleted
Underline = Text Added
Project Sponsor
The EastLake Caffi!lauy
9119 LaBe A "eRue, Suite ~ 90
Cllula Vista, CA 91914
Cmllaot: Bill Osll'em
(619) 121 9127
Winds tar Communities
11149 N. Torrey Pines Road. Suite 250
La Jolla. CA 92037
Contact: Eric L. Heffner
(858) 587-2100
Prcp37el sy:
Ciuti Lanll Planning
2932 PeiAsettia Drive
SaR Diega, CA 92196
CaRt.et: Gary P. elmi
(€;J9) 2237198
Prepared by:
Bud Gray & Associates
2452 Arrowhead Court
Chula Vista. CA 91915
Contact: Bud Gray
(619) 656-801
Edited by:
KTGY GrouD. inc.
17992 Mitchell South
Irvine. CA 92614
Contact: Damian Taitano
(949) 851-2133
SECTION 11.2
SECTIONAL PLANNING AREA (SPA) PLAN
TABLE OF CONTENTS
SECTION PAGE
II.2.! Introduction ............................................................... ............................. ............. II.2.1-1
11.2.1.1 Background
11.2.1.2 Scope & Purpose of the Plan
II.2.1.3 Record of Amendments
II.2.1.4 Location & Regional Setting
11.2.1.5 Community Structure
II.2.1.6 Legal Significance/EIR
II.2.1.7 SPA Plan Consistency with GDP
II.2.1.8 Related Documents
11.2.1.9 Planning Process
II.2.2 Development Concept ......................................................................................... 11.2.2-1
II.2.2.l Design Influences
11.2.2.2 Land Use Pattern
II.2.2.3 Density Transfer
II.2.2.4 Housing Programs
II.2.2.5 Urban Design Concept
11.2.2.6 Landscape Concept
II.2.3 Project Circulation Network.............................................................................. II.2.3-1
II.2.3.1 Introduction
11.2.3.2 Project Access
II.2.3.3 Internal Circulation Network
11.2.3.4 Street Standards
11.2.3.5 Phasing of Road Improvements
11.2.3.6 Transit Planning Principles
11.2.3.7 Bicycle Routes & Pedestrian Trails
II.2A Grading ......... ......... ......... .......... .......... ...................................... ............ ......... ..... II.2.4-l
11.2.4.1 Introduction
II.2.4.2 Grading Concept
11.2.4.3 Grading Requirements
II.2.5 Parks, Recreation & Open Space ...................................................................... II.2.5-1
II.2.5.1 Introduction
11.2.5.2 Required Park Land & Improvements
11.2.5.3 Open Space
TABLE OF CONTENTS
(1'19'06) (04/08/08)
SPA PLAN
II.2-i
SECTION
PAGE
II.2.5.4 Habitat Enhancement
11.2.5.5 Park & Open Space Implementation
II.2.6 Development Phasing........ ..................... ..................... ................. ....................... II.2.6-1
II.2.7 Public Facilities ................................................................................................... 11.2.7- I
11.2.7. I Introduction
II.2.7.2 Potable Water Supply & Master Plan
11.2.7.3 Potable Water Demand
11.2.7.4 Recycled Water Supply & Master Plan
11.2.7.5 Sewer Service
11.2.7.6 Storm Drain System
11.2.7.7 Urban Run-off
II.2.7.8 Roads
11.2.7.9 Schools
11.2.7.10 Child Care Facilities
II.2.7.1 I Police & Fire Services
11.2.7.12 Library Services
11.2.7.13 Community Purpose Facilities (CPF)
II.2.8 Appendices ..................................................................................................... II.2.8- I
(4 '19/9B) (04/08/08)
II.2-ii
SPA PLAN
-
LIST OF TABLES
Note: Page numbers will be updatedfor the Final Adopted document.
TABLE
Table A
Table B
Table C
Table D
Table E
Table F
PAGE
GDP and SPA Plan Statistics.................................................................... II.2.1-12
Parkland Dedication Standards ................. ........... .................. .....................1I.2.5-1
Park Land Dedication Required..................................................................11.2.5-2
Parks Provided and Eligible Credits ...........................................................11.2.5-3
Conceptual Phasing by Parcel..................................................................... 11.2.6-2
Required Community Purpose Facility Acres .......................................... II.2.7-18
LIST OF EXHIBITS
EXHIBIT PAGE
I Vicinity Map ................................................... ... .............. ..................... II.2.1-6
2 SPA Boundaries .................................................................................... II.2.1-7
3 Community Structure ........ ................................................................ ....1I.2.1-8
4 General Development Plan ................................................................. II.2.1-13
5 Site Utilization Plan ............................................................................1I.2.1-14
6 Design Features & Considerations ....................................................... II.2.2-3
7 General Landscape Plan...................................................................... II.2.2-1 0
8a-b Landscape Intensity ............... ................. ....... ..... ................ .................11.2.2-11-12
9 Circulation ........................... ............. ....................... ..... ....... ................ .1I.2.3-3
10a-f Street Sections.......... ............................................ ......... ..... ............ ...1I.2.3-4-9
II Gated Entry Concept...........................................................................1I.2.3-10
12 Transit Plan .. ...... .......... ........ .... ..................... ........ ............ ...... ..... ....... II.2.3-13
13 Trails Plan ........................ .... ............. ....... ............... ....... ................ .....11.2.3-14
14 Grading Concept ............... ........... .... ......... ......................... ....... ............11.2.4-3
15 Parks & Open Space Plan .....................................................................1I.2.5-6
16 Conceptual Park Plan ............................................................................ II.2.5-7
17 Phasing Plan ....... ..... .............. ............................ .............. ................. ..... 1I.2.6-3
18 Potable Water System ...........................................................................1I.2.7-3
19 Recycled Water System ........................................................................ II.2.7-5
20 Sewer Plan ............................................................................................11.2.7-7
21 Storm Drainage ...................................................................................1I.2.7-1I
22 Urban Run-off Diversion ....................................................................11.2.7-12
23 School Location Map .......................................................................... [1.2.7-15
24 Master Plan of Community Purpose Facilities ...................................1I.2.7-20
SP A PLAN
(1 '1 9'96) (04/08/08)
II.2-iii
-
SECTION II.2
SECTIONAL PLANNING AREA (SPA) PLAN
II.2.t Introduction
II.2.1.l Background
The most basic goals, policies and land use designations for development of EastLake III are
provided in the Eastern Territories Area Plan of the Chula Vista General Plan. To implement the
General Plan, the entire community has been zoned "Planned Community" (P-C) and designated for
a range of urban uses defined in two General Development Plans (GDP's) identified as the EastLake
II GDP and the EastLake III GDP. All previous development approvals, except the Olympic
Training Center (OTC) SPA, are within what is now identified as the EastLake II GDP. The
EastLake III SPA includes the majority of the undeveloped lands in EastLake III, located north of
the OTC SPA. The "panhandle parcel," located south of the OTC is within the EastLake III GDP
but is not included in the EastLake III SPA or the OTC SPA. Its ultimate development is expected
to be associated with that of adjacent property to the west, within the Otay Ranch GDP
Historically, the EastLake property was used for ranching, grazing and dry farming. The EastLake
III SPA site is currently vacant and without significant improvements. The OTC SPA is the only
developed portion of the EastLake III GDP area. It has been developed by the United States
Olympic Committee per an approved SPA plan and operates as a training facility for world-class
athletes.
EastLake III includes the final residential neighborhoods to be developed within the EastLake
Planned Community, EastLake Woods and EastLake Vistas. It continues the eastward development
pattern established with the prior neighborhoods. The first three residential neighborhoods
(EastLake Hills, EastLake Shores, and Salt Creek I) and the commercial and industrial districts
(EastLake Village Center and EastLake Business Center I) were approved in the EastLake I SPA.
EastLake Greens was the fourth residential neighborhood and was planned as a separate SPA which
extended development south of Otay Lakes Road and further to the east. The EastLake Trails
neighborhood and SPA continued the eastward development pattern reaching the west side of Salt
Creek. EastLake III will complete the community, reaching the western edge of the Otay Lakes.
II.2.1.2 Scope & Purpose of the Plan
As an increment to the overall EastLake community, EastLake III SPA is, to a large extent, an
extension ofthe existing development both in design and planning policy/regulations. As such, this
SPA plan relies upon established policies, programs and regulations to a greater extent than the
initial EastLake SPAs. It also provides more implementation flexibility to avoid the necessity of
formal plan amendments for minor plan adjustments.
SPA PLAN
(1 '1 9/96) (04/08/08)
II.2.l-1
INTRODUCTION
The objectives for the SPA Plan are to:
· Assure a high quality of development, consistent with City and Community goals and
objectives, the Chula Vista General Plan and EastLake III General Development Plan.
. Create an economically viable plan that can be realistically implemented within current and
projected economic conditions.
· Provide for orderly planning and long-range development ofthe project to ensure community
compatibility.
. Establish the necessary framework for and identiry financing mechanisms to facilitate adequate
community facilities, such as transportation, water, flood control, sewage disposal, schools and
parks and provide adequate assurance that approved development will provide the necessary
infrastructure, when needed, to serve the future residents of EastLake III.
. Preserve open space and natural amenities.
· Establish a planning and development framework which will allow diverse land uses to exist in
harmony within the community.
This SPA Plan refines and implements the development concept of the EastLake III General
Development Plan (GDP) which itself refines and implements the development designated for the
project site in the Chula Vista General Plan. This SPA Plan defines, in more detailed terms, the
development parameters for the EastLake III planned community, including the land use mix, design
criteria, primary circulation pattern, open space and recreation concept, and infrastructure
requirements. Additionally, the character and form of the project will be implemented through a
series of guidelines, development standards and quality of life standards, plans and programs
prescribed in the EastLake III Planned Community (PC) District Regulations, EastLake III Design
Guidelines, Public Facilities Finance Plan (PFFP) and other associated regulatory documents
adopted concurrently with, and as an integral part ofthis SPA plan.
The specific regulatory document and provisions provided herein, including the PC District
regulations and related SPA documents, shall supersede the general standards established in other
regulations, including the City Zoning Ordinance. Ifan item is not addressed in the SPA Plan and/or
associated regulatory documents, then the applicable City-wide regulations shall apply.
The SPA Associated regulatory documents are as follows:
Planned Communitv District Regulations
The Planned Community District Regulations establish land use districts and regulations within
those districts pursuant to Title 19 (Zoning Ordinance) of the Municipal Code in order to
safeguard and enhance the appearance and quality of development in the EastLake III, and
(4/l 9.'06) (04/08/08)
n.2. 1-2
SPA PLAN
INTRODUCTION
promote the health, safety and general welfare of the EastLake III residents and the city of
Chula Vista as a whole.
Public Facilities Finance Plan (PFFP)
The purpose of the PFFP is to implement the City's Growth Management Program and to meet
the goals and objectives outlined in the Growth Management Element of the City's General
Plan. The PFFP ensures that development of East Lake III occurs only when necessary public
facilities and services exist or are provided concurrent with the demands of new development.
Design Guidelines
Design Guidelines are provided in a manual to guide the site planning, building architecture
and landscape architecture within the different neighborhoods and land uses of EastLake III.
They illustrate the Master Developer's philosophy and commitment to high quality planned
development standards.
Affordable Housing Program
In order to guarantee the provision of affordable housing opportunities, the City requires that a
specific Affordable Housing Program and agreement be consistent with the Housing Element of
the General Plan. An affordable housing program is intended to delineate how, when and
where the required affordable housing units will be provided; intended subsidies, income rent
restrictions and method of verifying compliance. The program may be implemented through
various mechanisms, including development agreements, tentative map conditions or specific
housing project agreements.
Air Qualitv Improvement Plan
The purpose of the Air Quality Improvement Plan is to respond to the Growth Management
policies ofthe city ofChula Vista. The most significant Air Quality Improvement measures are
those policies are those policies and regulations established at broadest geographic levels (i.e.,
State and Federal). However, at the local level, the Air Quality Improvement Plan identifies
mitigation or improvement measures such as: pedestrian and bicycle paths, land use mix,
access to regional vehicular systems, transit access, site design, park and ride facilities, and
telecommuting, among others.
Water Conservation Plan
The purpose ofthe Water Conservation Plan is to respond to the Growth Management policies
ofthe city ofChula Vista. The Water Conservation Plan is intended to respond to the long term
need to conserve water in new development, establishing water conservation standards for
future residents of EastLake Ill.
(1.'1 91g6) (04/08/08)
SPA PLAN
11.2.1-3
INTRODUCTION
11.2.1.3 Record of Amendments
1. Section 11.3.3.4 (Table E) and 11.3.3.5 of the EastLake III Planned Community District
Regulations were amended on April 23, 2002 by Ordinance Number 2857 to permit the Design
Review process to establish certain site development standards for the RPI and RP2 districts
and to clarify porch requirements.
2. On May 28, 2002, the City Council adopted Resolution 2002-176 approving an amendment to
the EastLake III Sectional Planning Area (SPA) Plan to incorporate Section 11.8 Water
Conservation Plan.
3. On August 13,2002, the City Council adopted Resolution 2002-306 approving an amendment
to the EastLake III Sectional Planning Area (SPA) Plan to incorporate Section 11.7 Air Quality
Improvement Plan.
4. Two SPA interpretations were made by the Planning Commission in regards to the Section
11.3.3.4 of the EastLake III Planned Community District Regulations on September 24, 2002 by
Resolution No. PCM 03-09 in regards to exterior side yard setbacks and number of permitted
stories within residential districts.
The first interpretation indicated that since the exterior side yard is measured from the property
line, ifan open space lot with a minimum width often feet (10') separates the residential lot
from street right-of-way, the setback could be reduced to five (5'). This determination only
applies to those residential land use districts requiring a ten foot (10') minimum setback.
The second interpretation clarified that all for all residential land use districts containing a
maximum height of twenty-eight (28') or thirty (30) feet, a maximum of2 Yz stories can be
built within said height limit.
5. On November 26, 2002, the City Council adopted Resolution 2002-484 approving an
amendment to the Design Guidelines section ofthe EastLake III Sectional Planning Area (SPA)
Plan to add Contemporary as a permitted architectural style for parcel WR-I. The amendment
provides a historical precedent, design characteristics, and design requirements section for
Contemporary housing style to guide future review processes.
6. On March 19,2003, the Zoning Administrator approved modifications to the GDP, SPA Site
Utilization Plan, and Land Use Districts Map to reflect the Final Map configuration for the CPF
site(s). Based on Section(s) 1.1.8.13 "Land Use Flexibility" of the GDP, 11.2.2.3 "Density
Transfer" of the SPA Plan, and 11.3.2.2 "Minor Amendments to the Land Use Districts Map",
the minor adjustment(s) can be approved administratively.
7. On May 4, 2004, the City Council adopted the change of 19.48 acres from RS-2 to RS-IA,
within a portion of the Vistas Residential Neighborhood (PCM04-12).
(4/19'96) 04/08108)
II.2.1-4
SPA PLAN
INTRODUCTION
8. On June 20, 2006, the City council adopted a resolution and ordinance changing the land use
designation for 18.4 acres from C-2 (Commercial Tourist) to VR-13 (Multi Family
Residential).
II.2.1.4 Location & Regional Setting
The EastLake III SPA is located in the eastern portion of the Chula Vista city limits. The site is
located immediately east of the EastLake Trails SPA and EastLake Business Center II within the
EastLake 1 SPA, primarily east of the Salt Creek open space corridor, north and south of Otay Lakes
Road, and approximately 8 miles east of the Chula Vista Civic Center. The Project Vicinity Map,
Exhibit I, identifies the location of the EastLake III SPA with respect to regional features of Eastern
Chula Vista. The location ofthe EastLake III SPA within the overall EastLake Planned Community
is depicted in Exhibit 2.
The EastLake III SPA is comprised of two parcels/neighborhoods, EastLake Woods and EastLake
Vistas. EastLake Woods is located north of Otay Lakes Road and is bisected by the Salt Creek
Greenbelt open space corridor and Hunte Parkway. The southern parcel includes the EastLake
Vistas neighborhood which extends from Otay Lakes Road south to parcels surrounding the OTC
entrance on Olympic Parkway. Developing areas ofthe EastLake Planned Community are located
west ofthe project area, EastLake Business Center II west of East Lake Woods and EastLake Trails
west of EastLake Vistas. Rolling Hills Ranch (Salt Creek Ranch GDP and SPA) is north of
EastLake Woods. Otay Ranch is located to the west of the OTC SPA and the "panhandle parcel."
Access to the site is provided via Otay Lakes Road and Olympic Parkway, both of which are
existing east-west roadways. Hunte Parkway also exists, bisecting the EastLake Woods
neighborhood site.
The project site is generally comprised of gently rolling topography with the Salt Creek corridor
forming the predominate geographic feature bisecting the northern parcel and forming the western
edge of the southern parcel. The Otay Lakes are prominent features off-site to the east. The project
site includes a single "ridge line" (a series of rounded hilltops) between the creek bed and lakes. The
range in elevation is approximately I 00 feet from the creek bed to hilltop. 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 developing areas of EastLake Trails and EastLake Business
Center II are available from hillside locations looking west. To the east, views extend to and across
the Otay Lakes and to the mountains beyond.
(1/1 01G6) 04/08/08)
SPA PLAN
11.2.1-5
INTRODUCTION
Vicinity Map
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(1/19/06) 04/08/08)
11.2.1-6
SPA PLAN
INTRODUCTION
SPA Boundaries
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Exhibit 2
(1'19'96) 04108/08)
SPA PLAN
II.2.1-7
INTRODUCTION
Community Structure
P.-epBS-ed Adopted
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(1'19'96) 04/08/08)
11.2.1-8
SPA PLAN
.
INTRODUCTION
II.2.1.5 Community Structure
The community structure ofthe EastLake III neighborhoods, at the broadest level, is established by
the EastLake III General Development Plan. This section is intended to highlight the design features
of the two neighborhoods within the SPA plan as an introduction to the project. A more detailed
discussion of the project with respect to the provisions of the EastLake III GDP is provided in
Section II.2.1.6 SPA Plan Consistency with GDP.
The community structure of the EastLake III SPA reflects the inclusion of two separate residential
neighborhoods, and a mixed-use "Activity Core" adjacent to the OTC entrance (see Exhibit 3). The
major roads and Salt Creek corridor serve to integrate the neighborhoods with each other, the overall
EastLake Community and Chula Vista's Eastern Territories. The greenbelt corridor within Salt
Creek is one of the two branches of the Chula Vista Greenbelt implemented by the project. The
other is an open space/greenbelt buffer between the development areas and the Otay Lakes. These
greenbelt components are part of a larger city-wide park and open space system connected by hiking
and bicycle trails. The greenbelt and arterial road system provide a framework within which
EastLake III will be developed. Beyond this framework however, the two EastLake neighborhoods
have individual structures and identities.
The EastLake Woods neighborhood, to the north, is primarily a low density single family detached
residential neighborhood with local, and some community serving, public facility sites. The
neighborhood is bisected by the Salt Creek Greenbelt corridor which is paralleled by Hunte
Parkway. The arterial road and greenbelt separate a low-medium density residential area from the
remainder of the neighborhood. The low-medium area (Woods West) and the western portion ofthe
Woods East are oriented to take advantage of views into the Salt Creek Greenbelt Corridor while the
eastern portion of the Woods East is oriented to Upper Otay Reservoir.
The EastLake Vistas neighborhood is more complex in that it includes low and medium-low density
residential along with higher density residential and commercial uses to serve both the EastLake
community and OTC residents and visitors. The northern portion ofthe neighborhood is basically a
single family detached neighborhood similar to EastLake Woods and EastLake Trails, to the north
and west respectively. The eastern portion is oriented to the views to Lower Otay Reservoir while
the western portion is oriented toward Salt Creek. Medium, medium-high and high density
residential uses (single family attached and multifamily product types) are clustered at the southern
end of the neighborhood with commercial uses which, with the OTC, form the EastLake Ill/OTC
"Activity Center."
The "Activity Center" is a social and activity focal point at the entrance to the Olympic Training
Center, and somewhat independent of the remainder of the neighborhood. Medium and medium-
high density residential sites surround a retail commercial area on the north side of Olympic
Parkway, immediately across the street from the OTC entrance on the south side. A high density
residential site is located east of the OTC entrance on the south side of Olympic Parkway and
overlooking Lower Otay Reservoir. On the west side of the entrance, a high density residential site
and "Community Purpose Facility" (CPF) site are located.
SP A PLAN
(1/1G;06) 04/08/08)
II.2.1-9
INTRODUCTION
The "Activity Center" concept is identified in the Chula Vista General Plan. witRiB the Baotern
TOffileries /.rea Plan. The General Plan envisions a commercial area& as directly related to the
OTe. The retail commercial component is envisioned as a "village type" area with information,
shopping, dining and entertainment activities. It is intended to serve visitors, residents of the
training facility as well as the local community, providing goods and services related to the OTC
use. Office uses could include administrative offices for the training center or related professions. It
is not intended to be a typical neighborhood shopping center.
The increased residential density is appropriate for an activity node. Increased population density
will help support public services, commercial uses and a local "neighborhood" for OTC residents.
The range of proposed uses and pattern of development proposed by the EastLake III SPA Plan
implements the Activity Center concept from the General Plan.
The two branches ofthe Chula Vista Greenbelt frame the development areas and connect the public
and quasi-public use sites within the project. Within the EastLake Woods neighborhood, these uses
are clustered along the Salt Creek Greenbelt with ajunior high school site located to the north on the
east side of the open space area and an elementary school site to the south, on the west side of the
greenbelt at the intersection of Hunte Parkway and Otay Lakes Road. East ofthe elementary school,
a fire station site and private recreation area are designated at the neighborhood entry from Otay
Lakes Road. These uses extend along the corridor to the north into Rolling Hills Ranch where a
community park and CPF site are located. The Salt Creek Greenbelt continues south on the western
edge of the EastLake Vistas neighborhood containing a community park and private recreation
center developed within the adjacent EastLake Trails neighborhood. A public park is located on the
eastern edge ofthe EastLake Vistas neighborhood, within the Eastern Greenbelt branch, overlooking
Lower Otay Reservoir. The Salt Creek park and greenbelt feature is the focal point for residential
uses in the western half of the neighborhood, while the park and views to the lake and beyond are
the focal points for the eastern half.
(4'19/06) 04/08/08)
11.2.1-10
SPA PLAN
INTRODUCTION
11.2.1.6 Legal Significance/EIR
The California Environmental Quality Act (CEQA) requires the preparation of an environmental
impact report (EIR) or other environmental analysis for any project that a lead agency (such as the
City) proposes to implement, unless the project is specifically exempt by CEQA.
According to CEQA Section 21002.1, "The purpose of an EIR is to identify the significant effects of
a project on the environment, to identify alternatives to the project and to indicate the manner in
which those significant effects can be mitigated or avoided." CEQA also provides mechanisms
whereby the public and decision-makers can be informed about the nature of the proposed project
and the type and extent of the impacts the project and project alternatives would have on the
environment if implemented.
A subsequent environmental impact report (EIR_ 05-02) (SEIR) Ras seeR was prepared for tIHs the
Seniors project according to the requirements of the city of Chula Vista and CEQA. As a
subsequent EIR, it is ~ tiered off prior EIRs which addressed previous approvals for projects on or
adjacent to the EastLake III site. These include the 1989 Final EIR 89-9 for EastLake Ill/Olympic
Training Center (OTC), EastLake Trails Prezone and Annexation EIR 90-12, EastLake Final EIR
Volume 1 EIR 8103, amI tRe EIR 90-12 for the OTC Boathouse, and FSEIR 01-01 dated June 2001
(for the Eastlake III Woods and Vistas Reolanning Program). .\R adEiitieRal EIR (EIR_ 05-02) was
prepared in 2006 to convert 18.4 acres from CT (Commercial Tourist) to VR-13 (Multi Family
Seniors). An addendum has been oreDared to this EIR for the Windstar Pointe Proiect.
11.2.1.7 SPA Plan Consistency with GDP
A SPA Plan must be consistent with the corresponding GDP and the Chula Vista General Plan in
order to be approved.
Comparison ofthe GDP Map (Exhibit 4) and the EastLake III SPA Site Utilization Plan (Exhibit 5)
is shown in Table A, below.
(1/1 9/06) 04108/08)
SPA PLAN
11.2.1-11
INTRODUCTION
an an ta lstlca omparison
RESIDENTIAL
GDP SPA GDP Statistics SPA Plan Average
Designation Designation Density
Acres DU Acres DU
EastLake Woods
Low WR-1 -WR-5 216.2 410 216.2 410 1.9 du/ac
Low-Medium WR-6 - WR-7 43.0 257 43.0 257 6.0 du/ac
Subtotal 259.2 667 259.2 667
EastLake Woods Ava Densitv SPA = Low Densitv, 2.6 du/ac
EastLake Vistas
Low VR-1 22.0 56 82.0 56 2.5 du/ac
Low-Medium VR-3 - VR-8 170.7 658 111.1 658 4.3 du/ac
Medium VR-9 7.3 73 7.3 73 10 du/ac
Medium-Hiah VR-10 - VR-11 15.0 239 15.0 239 15 du/ac
Hiah VR-12 -VR-13 30.7 794 30.7 794 25.9 du/ac
Subtotal 247.4 1,888 247.4 1,888
EastLake Vistas AVQ. Densitv SPA = Medium Densitv, 6.1 du/ac
Residential
Subtotal 506.6 2,555 506.6 2,555 5.0 du/ac
EastLake III Density GDP = Low Medium 5.0du/ac
SPA = Low Medium 5.0du/ac
Table A
GDP dSPAPI St" Ie
Table cantinued faliawing GDP and Site Utilizatian Plan exhibits an faliawing pages.
(4 '19/06) 04/08/08)
1I.2.1-12
SPA PLAN
INTRODUCTION
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.4i EASTLAKE III
A planned communIty by The Eastlake Company
(1/1 0'96) 04/08/08)
II.2.1-13
P~jl8sed
Adopted
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Project Location
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Exhibit 4
SP A PLAN
RESIDEHThlL
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INTRODUCTION
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Project Location
..EASTLAKE III
AplannOd co.rrwnunlty by The EastLall:O company
(4/] 0/06) 04/08/08)
Cit)~i Lo!'Kf Ptonning
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6/20106
Exhibit 5
II.2.1-14
SPA PLAN
INTRODUCTION
an an tatJstJca OIDDanson
NON-RESIDENTIAL
EastLake Vistas
Retail Comm. C-1 12.2 -- 12.2
Ooen Soace OS 134.6 -- 134.6
PubliC/PO PO-1 - PO-3 40.2 -- 40.2 -- --
CPF CPF-1 12.9 -- 12.9 -- --
Parks & Rec. P-1- P-2 15.2 -- 15.2 -- --
Circulation 25.5 -- 25.5 -- --
Subtotal 241.7 241.7
Olvmoic Trainina Center SPA
PubliC/PO PO 150 n N/A n --
Panhandle Parcel (future SPAl
Public/PO N/A 45 -- N/A -- n
Nonresidential 436.7 -- 241.7 -- n
Subtotal
TOTALS 946.7 2,555 748.3 2,555 3.4 du/ac
Table A (cont'd.)
GDP dSPAPI S . . Ie
The following paragraphs establish SPA plan consistency with the different components of the
EastLake III GDP:
II.2.1.7.1 Land Use
The land use designations shown on the EastLake \II General Development Plan for the
EastLake III SPA Plan area (748.3 acres ofthe 942.3 acre GDP area) consist of Low Density
Residential (0-3 du/ac), Low-Medium Density Residential (3-6 du/ac), Medium Density
Residential (6-11 du/ac), Medium-High Density Residential (11-18 du/ac), High Density
Residential (18-27+ du/ac), Commercial Retail, Park, Public Quasi-Public, Open Space, and
Circulation. The EastLake \II SPA Site Utilization Plan (Exhibit 5) reflects the same land use
pattern with respect to land use types and residential densities as depicted on the EastLake III
General Development Plan map (Exhibit 4). Table A provides statistics from each map and
includes average densities. All densities are consistent with their respective General Plan
designations.
(1/I9'G6) 04/08/08)
SPA PLAN
11.2.1-15
INTRODUCTION
1I.2.!.7.2 Circulation Network
The EastLake III General Development Plan designates three Circulation Element Roads which
will serve, and are within, the EastLake III SPA Plan. They are: Hunte Parkway (4-lane Major
Street), Otay Lakes Road (6-lane Prime Arterial) and Olympic Parkway (6-lane Prime Arterial
west of Hunte Parkway and 4-lane Major Street to the east). The future extension of Proctor
Valley Road is immediately north of EastLake III. Wueste Road is located along the eastern
boundary ofthe project site (off-site), extending south from Otay Lakes Road to the southern
end of the Lower Otay Reservoir. The alignment for the future SR-125 controlled access
highway is to the west, along the western edge of the EastLake Greens neighborhood.
Hunte Parkway and Olympic Parkway are.currently fully improved. Otay Lakes Road is fully
improved to Wueste Road. The Circulation Plan is in substantial conformance with the
EastLake III General Development Plan Circulation Plan.
The spine road in the eastern portion of the EastLake Woods neighborhood is a meandering
street with a reduced pavement section and soft edges. This design was conceived to convey
the character common in rural estate neighborhoods. This road links the areas planned for the
most expensive homes in the SPA and is intended to contrast with the streets and streetscape
character of typical residential subdivisions.
1I.2.1.7.3 Parks & Open Space
The EastLake III General Development Plan designates Open Space within the Salt Creek
corridor. This open space also includes the Chula Vista Greenbelt Trail, which is a major
hiking trail intended to serve the entire community when completed. The EastLake III SPA
Plan implements the open space and Greenbelt Trail within the Salt Creek corridor. In
addition, a public park is located at the eastern edge of the EastLake Vistas neighborhood and a
private recreation facility is located at the southern entrance to the EastLake Woods
neighborhood, as shown on the Site Utilization Plan. Both sites are designated Park on the
GDP map. See Chapter 11.2.5 Parks, Recreation & Open Space for additional information.
The parks and open space component ofthe SPA complies with the parkland acquisition and
development requirements prescribed in the City Zoning Ordinance and reflect the goals and
objectives of the of the EastLake III General Development Plan and City's General Plan.
(1 '] 9'96) 04/08/08)
11.2.1-16
SPA PLAN
-
INTRODUCTION
11.2.1.7.4 Public Facilities (Community Purpose Facility)
The EastLake III General Development Plan includes a Community Purpose Facility analysis
for the overall EastLake Community which demonstrates that the CPF requirements ofthe P-C
zone will be met. The analysis incorporates a CPF site of 8.3 acres within the EastLake III
SPA. This site is one of three community purpose facility sites shown on the EastLake
Community Purpose Facility Master Plan in the GDP. The proposed two CPF sites, south of
Olympic Parkway and west of the OTC entrance, is are designated PQ on the GDP map, which
is consistent with a CPF SPA level land use designation.
The other public facilities needed to serve the project, water, sewer, police and fire protection,
schools, etc., are identified and evaluated in the EastLake III Public Facilities Financing Plan,
which was prepared concurrent with this SPA plan, and in accordance with the City's Growth
Management Ordinance. Thus, the Public Facilities section of the SPA is in substantial
conformance with the EastLake III general Development plan and City's General Plan (see
Chapter II.2.7, Public Facilities for additional information).
11.2.1.7.5 Housing
The predominant land use in the EastLake III SPA is residential. The Master Developer's
intent is to respond to current housing market demands. This SPA permits a variety of housing
types ranging from attached condominiums projects to housing on lots exceeding one-acre.
The SPA plan pre-determines the housing mix in five residential categories: I) Low (0-3
du/ac); 2) Low-Medium (3-6 du/ac); 3) Medium (6-11 du/ac); 4) Medium-High (11-18 du/ac);
and, 5) High (18-27 du/ac). Within these residential categories, a number of housing types are
permitted to allow for changes in market conditions.
The city ofChula Vista, along with all other cities and counties, is required by state law to have
a Housing Element as a component of the General Plan. The Housing Element describes the
housing needs of the community and identifies responses to meet them.
The Chula Vista Housing Element contains numerous objectives, policies and related action
programs to accomplish these objectives. Key among these policies is the affordable housing
policy, which requires that residential developments with fifty units or more provide a
minimum of 10% of the total number of dwelling units for low and moderate income
households. One-halfoftheseunits (5%) being designated for low income and the other halfto
moderate income households.
The EastLake III General Development Plan provides 5% low income housing and 5%
moderate income housing consistent with the Housing Element ofthe Chula Vista General Plan
and HUD Guidelines based on size and family incomes. The SPA includes the EastLake
Comprehensive Affordable Housing Program, which satisfies the affordable housing
requirement for the project. The Affordable Housing Agreement between the city of Chula
Vista and the Master Developer will guarantee the construction of the required low and
SPA PLAN
(1/1 9106) 04108/08)
II.2.1-1?
INTRODUCTION
moderate income units consistent with the phasing schedule for development ofthe EastLake
III SPA Plan.
11.2.1.8 Related Documents
There are numerous other documents related to this SPA Plan. Prior to the preparation of this plan,
the Chula Vista General Plan and EastLake III General Development Plan established the broad
policy level standards and requirements for planning the EastLake III SPA. The GDP also
quantified the development intended within the SPA and established the PC Zoning implementation
process.
All of the other documents which are components of the SPA plan package (design guidelines,
planned community district regulations, public facility financing plan, etc.) are prepared
concurrently and based on this SPA plan. Project level CEQA documents are also prepared
concurrently, building upon the more broad based environmental analysis completed at the GDP
level, 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
SPA Plan and related documents.
11.2.1.9 Planning Process
At the city-wide level, the planning process for EastLake III begins with the Chula Vista General
Plan which is the foundation for planning and land use decision making in the City ofChula Vista.
Because of its role, a determination of consistency between the General Plan and the EastLake III
GDP was necessary and was made when the GDP was initially adopted and each time it is amended.
The role of the GDP is that of an implementation tool for the General Plan, via the PC zoning
process. As an implementing tool, the GDP applies and details the broad policies ofthe General
Plan to specific needs of the EastLake III project area. For example, the Land Use Element of the
General Plan designates land uses for EastLake III in a more general manner but very similar to the
EastLake III GDP map. Similarly, the policy requirements of the other General Plan Elements are
implemented/detailed in the GDP which now serves as the primary guide for more detailed planning
at the SPA level.
The EastLake III GDP was initially approved in 1990 to allow development of the Olympic Training
Center. The 2001 amendment to the GDP, which replaces the original in its entirety, includes: I)
refinements to the size and location of schools, parks and public facility sites to improve their
function within the community; 2) conversion ofthe "panhandle parcel" from park to public/quasi-
public; 3) recognition of previous City Council action removing the EastLake Business Center II
project area from the EastLake III GDP area; 4) changes to the configuration of higher density
(4/19'06) 04/08/08)
II.2.1-18
SPA PLAN
INTRODUCTION
residential uses and non-residential uses adjacent to the OTe entrance to improve community
structure and design; and, 5)increases in the overall number of units from 1767 to 2555.
(1'10'06) 04/08/08)
SPA PLAN
II.2.1-19
11.2.2 Development Concept
11.2.2.1 Design Influences
The primary influences in developing the EastLake III SPA Plan are the Chula Vista General Plan
and EastLake III General Development Plan, the EastLake Trails SPA Plan and on-going
development in that neighborhood, other existing adjacent development and the natural landform
characteristics of the site. The primary design influences for the project are depicted in Exhibit 6,
Design Features & Considerations.
Site Characteristics and Visual Context
The project site is comprised of gently rolling topography with the Salt Creek corridor forming
the predominate geographic feature bisecting the northern parcel and forming the western edge
of the southern parcel. The Upper and Lower Otay Reservoirs are prominent features off-site
to the east. The project site includes a single "ridgeline" (a series of rounded hilltops) between
the creek bed and lakes. The range in elevation is approximately 1 00 feet from the creek bed to
hilltop. 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 are
available from hillside locations looking west. To the east, views extend to and across the Otay
Lakes to the mountains beyond. Land use and site design within the SPA reflect maximization
of available views.
Salt Creek is also the most 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 EIR (EIR 81-03) biological survey of
the area identified sensitive resources within Salt Creek and in the southernmost portions of the
site. Only one significant archaeological or cultural resource site has been identified in several
surveys of the project site. Currently, most adjacent properties are also currently utilized for
dry farming.
Surrounding Land Uses
Existing development adjacent to the EastLake III SPA includes the major arterials which serve
the site: Otay Lakes Road, Hunte Parkway, and Olympic Parkway on the south. These arterial
roadways are not only the major circulation routes serving the site, but they also contain the
major sewer, water and storm drain systems. The EastLake Trails SPA located west of Salt
Creek and Rolling Hills Ranch (formerly Salt Creek Ranch) to the north are adjacent properties
currently under development. The remaining adjacent property, Otay Ranch to the southwest,
is also planned for future development but SPA level planning has not reached the property
next to EastLake III. The Upper and Lower Otay Reservoirs are located along the eastern edge
ofthe property. Views to the lakes are primary amenities and design factors for the residential
development sites in EastLake III.
The Upper and Lower Otay Reservoirs which are owned and operated as a water storage
facility by the City of San Diego. The County of San Diego operates a park facility located at
the southerly terminus of Lower Otay Reservoir. This reservoir also serves as part of the
(4119'96) (04/08/08) SPA PLAN
11.2.2-1
DEVELOPMENT CONCEPT
emergency water supply for the Otay Water District which serves the eastern area of Chula
Vista. The area between the project site and the reservoirs is planned for Greenbelt open space
use in the Chula Vista General Plan.
As an existing developed use on the site, the OTC will playa key role in determining the
character and appearance of the commercial and multifamily residential uses developed
adjacent to it. Together, these uses will implement the "Activity Center" concept described in
the Eastern Territories Area Plan of the General Plan and implemented by the EastLake III
GDP and SPA Plan.
(1/19/06) (04/08/08)
SPA PLAN
Il.2.2-2
DEVELOPMENT CONCEPT
Front School.
on S~1f Crnk
G,.."IM/C Corridor
Design Features &
Considerations
Adopted
MII/nUfn Exchnhle
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..E'ASTLAKE III SPA
.- A planned community by The Eastlake Company
_(' tend Planning
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Exhibit 6
(1 'I 9'96) (04/08/08)
11.2.2-3
SPA PLAN
DEVELOPMENT CONCEPT
11.2.2.2 Land Use Pattern
The EastLake III SPA is designed as two predominately single family detached neighborhoods,
EastLake Woods and EastLake Vistas (see Site Utilization Plan, Exhibit 5). The dominant land use
in EastLake Woods is low density residential with target densities in the range of 1-3 units/acre
(parcels WR-I-WR-5). The lowest density parcel is oriented to provide views to Upper Otay
Reservoir. A low-medium density residential component is located west of the Salt CreeklHunte
Parkway corridor, adjacent to the EastLake Business Center II development area. Neighborhood and
community support uses are clustered along the Salt Creek Greenbelt open space corridor with a
junior high school site at the north end and an elementary school site at the south end. The local
public park is to be provided within the Rolling Hills Ranch project, on an expanded community
park site just north of the junior high school site. The neighborhood focal point is a private
recreation facility (parcel P-2) located adjacent to the neighborhood entry from Otay Lakes Road. A
fire station site (parcel PQ-3) is located on the corner ofOtay Lakes Road and the entry road.
The bulk ofthe EastLake Vistas neighborhood is comprised oflow density and medium-low density
residential uses with high density adjacent to the Olympic Training Center. Low density is
designated east of the central ridgeline with views overlooking Lower Otay Reservoir and the low-
medium overlooking Salt Creek. The focal point for the residential neighborhood is the park site
overlooking the lake on the eastern edge of the neighborhood. A trail connection is provided
through the residential area between the Salt Creek and Otay Lake branches of the Chula Vista
Greenbelt.
A cluster of increased intensity development is located at the southern end of the EastLake Vistas
neighborhood to complement and enhance uses at the OTC. Residential development in the
medium, medium-high and high density categories is proposed along with retail commercial uses. A
CPF site is also located in this area which is intended to be a social and activity center for the
EastLake Community, as well as Chula Vista and the region, focused on providing uses consistent
with the attraction of the OTC activities and events.
11.2.2.3 Density Transfer
The SPA Plan provides guidance for future development at the subdivision and improvement plan
level, and is the basic reference for determining permitted land uses, densities, total unit, and
required public facilities. These are illustrated in the Site Utilization Plan, Exhibit 5, which is the
key map for this SPA Plan.
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.
Modifications, such as slight deviation from the internal circulation, parcel configuration and other
minor adjustments not altering the design density or intent ofthis SPA plan, may occur as part ofthe
Tentative Subdivision Map or other administrative process, provided the Director of Planning
determines that the adjustments are minor and can be processed as an update to the SPA plan and
associated regulatory documents. Minor modifications include changes to internal circulation;
(1/IO/G6) (04/08/08)
SPA PLAN
II.2.2-4
DEVELOPMENT CONCEPT
changes in unit count or parcel size of less than 10%; and, similar small changes resulting from
design refinements. Following approval ofthe tentative map, the corresponding changes to the GDP
and/or SPA Plan text and exhibits shall be made and/or approved by the Director of Planning as an
administrative action.
Further, the SPA Plan is not a guarantee that a certain dwelling unit yield will be achieved at the
subdivision level. The maximum density (high end of DU range indicated) as specified for
individual parcels shall not be exceeded; however, actual dwelling unit yields for projects will be
determined by field conditions, site plan and architectural review, and a number of external factors
that influence the design and density ofjndividual projects. Transfers in density from one parcel to
another may be permitted subject to Section 11.1.9.2 of the EastLake III General Development Plan.
I1.2.2.4 Housing Programs
The predominant land use in the EastLake III SPA plan is residential, intended to provide housing in
response to local market demands. This SPA permits a variety of housing types in responding to
these demands, ranging from attached condominium projects to housing on lots exceeding 20,000
square feet. The SPA Plan only pre-determines the housing mix to the extent that five density
categories are identified: low; low-medium; medium; medium-high; and, high. Within these
residential categories, a number of housing types are permitted, consistent with the development
standards of the respective land use district identified in the EastLake III PC District Regulations, to
allow response to changing market conditions.
The City ofChula Vista, along with all other cities in California, is required by State law to have a
Housing Element as a component of its General Plan. The Housing Element describes the housing
needs of the community and the responses necessary to fulfill them. The Chula Vista Housing
Element contains numerous objectives, policies and related action programs to accomplish these
objectives. Key among these policies is the affordable housing policy which requires that residential
development with fifty (50) or more dwelling units provide a minimum of 1 0% ofthe total dwelling
units for low and moderate income households, one-half of these units (5% of the total project) being
designated to low income and the remaining five percent (5%) to moderate income households.
In order to guarantee the provision of Affordable Housing opportunities, the City requires that a
specific Affordable Housing Program (AHP) and agreement, consistent with the Housing Element,
be prepared and signed by the Developer. The AHP delineates how, when and where affordable
housing units are to be provided, intended subsidies, income and/or rent restrictions, and methods to
verify compliance. The EastLake Comprehensive Affordable Housing Program addresses the
provision of Low and Moderate Income Housing in the EastLake !II SPA, as well as EastLake Trails
SPA and the Land Swap Area. The specific requirements are detailed in the Comprehensive
Affordable Housing Program included as Section 11.6 of the EastLake!II SPA Plan package.
11.2.2.5 Urban Design Concept
(1 '1 9/9.) (04/08/08)
II.2.2-5
SPA PLAN
DEVELOPMENT CONCEPT
There is no overriding urban design concept for development of EastLake III. Landscaping and
hardscaping, such as community walls and monument signs, will be used to establish neighborhood
identity and will be consistent with EastLake Community standards. The architecture and urban
design features of various projects within each neighborhood are expected to reflect a diversity of
design themes and influences while unified within a single project, consistent with high quality
suburban residential development.
The mixed-use Activity Center adjacent to the OTC will reflect a stronger, single urban design
theme consistent with its function as community focal point. The design theme and concepts will be
drawn from the established development within the OTC entry area which will be integrated into the
complementary surrounding development.
Additional details regarding urban design and site planning are provided in the EastLake III Design
Guidelines (Section IIA of the SPA Plan package).
11.2.2.6.1 Site Design Considerations
Although there is no specific overall urban design theme for the EastLake III SPA, site
topography and land use plans combine to establish important design considerations which
should be addressed as site planning and architectural designs are developed.
Large Lot Estate Housing Concept
The provision oflarge lot estate housing is a key component ofthe EastLake III proposal. The
development of such housing in the project is also specified in the City's General Plan.
However, the development proposal is also very cognizant of the high end home buyer
expectations which will determine the viability of the upscale executive housing.
In the eastern portion ofthe Woods neighborhood, where the topography, expansive lake views
and exclusive setting can create very valuable home sites, the largest and finest lots are
proposed. The eastern portion of the Vistas can provide exclusive homesites based on
topography and spectacular lake views, but provide a different ambiance than that of the
Woods. Hence, lots here reflect a different upscale concept, providing a larger number oflake
view executive homes.
Homesites on the western side of the ridges which divide both neighborhoods, will have views,
but not as expansive lake and mountain views which can satisfy the expectations of estate home
buyers. Homesites in these areas look back into Salt Creek and other portions ofthe EastLake
Community. In these locations, single family housing is also sometimes adjacent to schools
and other public facilities which are less desirable neighbors to upscale estate housing. Single
family housing more typical of adjacent EastLake Trails or other developed areas is proposed
in these locations to create a more balanced project.
EastLake Woods Neighborhood
(1/1 9'06) 104/08/08)
SPA PLAN
II.2.2-6
DEVELOPMENT CONCEPT
The site features of the Woods neighborhood which influence the development plan are the
topography, view potential, and designated Chula Vista Greenbelt along Salt Creek to the west
and along Upper Otay Reservoir to the east. Site topography is primarily a north-south
ridgeline. The easterly half of the Woods has the potential to become the venue for the finest
estate homes in Chula Vista. Homes located along the easterly side of the ridge would have
expansive views of such features as San Miguel Mountain, Jamul Mountains, San Ysidro
Mountains and the Upper Otay Reservoir. With sweeping panoramic views of the surrounding
mountains, this neighborhood will be the address where custom homes, tennis courts and
swimming pools are carefully sited within groves of trees and natural landscaping.
Views from the area west of the ridge line orient to the Salt Creek portion of the designated
Greenbelt and the various park and school facilities to be located along the Salt Creek corridor.
These community facilities, linked by a trail and natural open space areas, are the northerly
continuation ofthe Salt Creek Greenbelt that is part of the EastLake Trails neighborhood. The
single family detached homes sited around the future junior high school, elementary school,
and parks will be similar in style and density to the older single family neighborhoods ofChula
Vista.
EastLake Vistas Neighborhood
The site features of the Vistas which most influence the neighborhood design are site
topography, view potential, the designated Chula Vista Greenbelt on both the east and west,
and drainage considerations adjacent to Lower Otay Reservoir. The topography is defined by
the same north-south ridge line that also defines the direction of storm water flows and
influences lower densities/larger lots in the Lower Otay Reservoir watershed. The shape ofthe
Vistas neighborhood is considerably longer and more narrow than the Woods, which can
provide more water view opportunities for both residents and the general public.
The easterly part of the Vistas, similar to the Woods, provides expansive views of the
surrounding mountain ranges and water vistas of Lower Otay Reservoir, creates the setting for
another exceptional estate neighborhood, although a different character than that ofthe Woods.
In this area, a winding tree-lined road would lead to estate homes overlooking the lake and, on
the most prominent overlook, a neighborhood park. The view from this park features a
spectacular combination of mountains, water, Olympic athletes practicing daily, fisherrnen and
joggers on the shoreline trails next to the lake.
The westerly portion of the Vistas is proposed for more traditional single family homes
oriented toward Salt Creek and EastLake Trails. The mix of housing types is compatible with
the EastLake Trails neighborhood on the other side of Salt Creek. The concept is to connect
the Vistas and the Trails via a landscaped "Paseo" which extends to the lake overlook park, to
encourage pedestrian and bicycle access between the two neighborhoods.
(4'19/06) (04/08/08)
11.2.2-7
SPA PLAN
DEVELOPMENT CONCEPT
The southerly portion of the Vistas lies next to the Olympic Training Center. In this area, the
intent of the plan is to create an urban village which will be supportive to the Olympic Training
Center and provide neighborhood services to EastLake residents. The "Activity Center" is
surrounded by attached housing to provide affordable housing supporting staff and families of
the athletes in training.
EastLake III/OTC Activitv Center
At the southern end of the Vistas neighborhood is a unique opportunity to create a special area
which supports and complements the adjacent Olympic Training Center (OTe). Appropriate
uses would include affordable housing for athletes and spouses, shopping including retail
outlets, supporting manufacturers of athletic equipment, sponsors' exhibits, restaurants, and
visitor lodging in a village setting.
The site is sandwiched between Salt Creek and the Otay Lakes Greenbelt Corridors, with
spectacular views east to Lower Otay Reservoir. The design concept is to site uses and
structures in a manner that links the two Greenbelt Corridors together into a seamless pattern
with dramatic entries and landmarks for both the Vistas neighborhood and OTe.
A special site located to the east of the OTC will provide housing for aeth e selliors luxurv
apartment living. The Activity Center plan also contains a Community Purpose Facility (CPF),
west of the OTC, which could provide a facility for non-profit groups associated with the OTC
which have a need for special office or other facilities near the OTe.
Together with the Activity Center concept for neighborhood commercial, sponsors exhibits,
offices and other supporting uses, completes the picture for a "visitor destination" at the OTe.
11.2.5.7 Landscape Concept
The General Landscape Plan, Exhibit 7, provides a general design framework which allows latitude
and flexibility to each individual project while maintaining the overall goals and objectives of the
community. Landscape Intensity within each EastLake III neighborhood is illustrated on Exhibits 8a
and b.
The intent of the landscape concept is to reinforce the design pattern established by the Site
Utilization Plan. This pattern consists of the predominate residential district and an
recreation/greenbelt corridor along with a series of paths, edges and landmarks. Dominant trees
have been selected to create distinct identities and visual continuity. Each neighborhood, the
thematic corridor and major thoroughfares shall have identified dominant trees (Refer to EastLake
III Design Guidelines, 11.4.3.2).
Supplemental trees may be introduced to provide contrast and a transition into surrounding areas.
This landscape approach will provide strong visual directions and connections throughout the site,
(1.'19'Qa) (04/08/08)
SPA PLAN
II.2.2-8
DEVELOPMENT CONCEPT
while providing the necessary contract to create an interesting experience as one travels through the
community.
Additional elements in the Landscape Concept include:
. Edges: Edges will be strongly defined by landscaping. This will create the appropriate
delineation of one district or area to another.
. Arterial Landscape Buffers: Landscaped areas, primarily slopes, from development areas to
arterial roads will be designed to provide buffering and visual screening. Landscape designs
(planting patterns, theme species, etc.) have been established with landscaping installed along
existing segments of these roads (Refer to EastLake III Design Guidelines, 11.4.3.2).
· Entries: These are common points of entry and significant intersections. The hierarchy of
entries is I) Community Entry (Hunte Parkway from the north, Otay Lakes Road from the east,
and Olympic Parkway from the west) and 2) Neighborhood Entry. A tree which differs from
the adjacent path and district trees will be to provide a distinct accent statement and sense of
arrival at entries.
· Landmarks: Each landmark, whether major or minor, will have a distinct landscape character
(similar to the district concept). As an example, all parks may have a common theme tree, so
that parks are easily recognized and highlighted throughout the community.
. Environmental Landscape: These are areas where the landscaping is primarily determined by
environmental values, either as mitigation or for conservation of sensitive resources.
Landscape design is addressed in greater detail in the EastLake II! SPA Design Guidelines.
All development in EastLake II! shall be in compliance with the Chula Vista Landscape Manual,
adopted by Resolution No. 17735 in November 1994. Any landscaping within the Otay Reservoir
Basin will be designed consistent with the City of San Diego's Source Water Protection Guidelines.
(4/Ie/Qe) (04/08/08\
11.2.2-9
SPA PLAN
DEVELOPMENT CONCEPT
General Landscape Plan
Paths
____ ExteriorArterials
....... Main Interior Streets
*" ** * Thematic Corridor
Entry Monuments
... Neighborhood Entry
.. Neighborhood Entry
. Community Entry
Landmarks
o Major Landmark
* Minor Landmark
Environmental
II
Otay Tar Plant Preserve
Wetland Mitigation
(Refer to engineering plans for
precise boundaries of environmental
areas depicted)
~EASTLAKE III SPA
.- A planned community by The EastLake Company
(1/10/96) 104/08/08)
11.2.2-10
2
c
~
ii
Source: ONA, Inc
(:::,1; Land Planning
-_....'.,-,- m
i1-l""'1.1... ...
2/20/01
Exhibit 7
SPA PLAN
DEVELOPMENT CONCEPT
J",,:>:,:",:,":,:,:I Code 1: Omamental or High
Maintenance Landscape
M:~:.~:;~ Code 2: Turf Areas
. Code 3: Imgatlon and ErosIon
Control Slopes
IiiIiiiiiJ Code 4: Non-irrigated Native or
... Drought Tolerant Areas
~ Code 5: Undisturbed Open Space
o
~;
'"
Lanc:fscape Intensity
A""',,,
~~'>,.,' Woods
' <,~
~.<.
~
"'.<.
"
\
~
~
o
~E4STLAKE III SPA
.- A planned community by The EastLake Company
Source: ONA, Inc.
Ct",t: Land Planning
--""'''-m
~I.-I
10-16-00
Exhibit 8a
(1110,106) (04108/08)
II.2.2-11
SPA PLAN
DEVELOPMENT CONCEPT
Landscape Intensity
Vistas
'-
"~"" .
-:i:'::~-:::~~~~!.~,aoAO_
Code 1
Code 1
OL'ft#'.lQ~f:B~-~~ _
~'':"''::::'.:.I Code 1: Ornamental or High
.. : '.;: Maintenance Landscape
~:;..'~:::;:;~ Code 2: Turf Areas
. ".
IiIllItIIflITII Code 3: Irrigation and Erosion
lllUIlllIIIJllI Control Slopes .
. Code 4: Non-irrigated Native or
Drought Tolerant Areas
~ Code 5: Undisturbed Open Space
Source: DNA, Inc.
e>',; Land Planning
~_..~..,...- r--I-'
i""'\J"i I.. -'
10-16.00
~fASTLAKE III SPA
.- A planned community by The EastLake Company
Exhibit 8b
(1/19/06) (04/08/08)
SPA PLAN
1l.2.2-12
11.2.3 Project Circulation Network
11.2.3.1 Introduction
The EastLake III Circulation Plan is primarily an extension of the existing circulation routes and
includes vehicular and non-vehicular circulation networks.
The plan arranges the roads into a hierarchy to provide a system of roadways organized by function
and traffic volumes. The circulation plan will implement access to the community as established by
the EastLake III General Development Plan and in accordance with the City ofChula Vista General
Plan.
The SPA Plan Public Facilities Financing Plan (see Section II.5 Public Facilities Financing Plan)
establishes 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 circulation concepts described in this section may occur where safety or efficiency can be
enhanced.
The EastLake III plan also considers non-vehicular circulation systems by making provisions to
connect to local and regional trails systems, such as the Chula Vista Greenbelt, to create a
comprehensive system of vehicular and non-vehicular routes.
11.2.3.2 Project Access
Primary access to the project will be provided from Otay Lakes Road (6-lane prime arterial),
Olympic Parkway (6-lane prime arterial), and Proctor Valley Road (6-lane prime arterial). Regional
access is provided by 1-805, located west of the site. The future construction ofSR-125 immediately
west of the EastLake Greens SPA will provide additional north-south regional access. Secondary
access to EastLake Vistas is provided by Wueste Road (2-lane collector), which parallels the
western shore of Lower Otay Reservoir and intersects with Olympic Parkway near the Activity
Center. Hunte Parkway (4-lane major street) extends north-south through the EastLake Woods
neighborhood.
Currently, Otay Lakes Road and Olympic Parkway exist, although Otay Lakes Road has not yet
been constructed to its ultimate improvement width or alignment beyond Hunte Parkway. Otay
Lakes Road extends beyond the project area to the east, beyond the Otay Lakes, as a two lane road.
Olympic Parkway has been constructed from Hunte Parkway, east to the OTC entrance and
connecting to Wueste Road. Construction of Olympic Parkway westward from Hunte Parkway to
connect to 1-805 has been completed.
11.2.3.3 Internal Circulation Network
(1'19'9.) (04/08/08)
11.2.3-1
SPA PLAN
CIRCULA nON
The internal circulation network is conceptually shown on the Circulation Plan (Exhibit 9). The
internal circulation concept is to disperse traffic in a series oflocal residential streets without using a
looping collector. In EastLake Vistas, Olympic Parkway becomes the residential collector as it turns
north past the OTC Activity Center area, connecting to Otay Lakes Road to form the northern
neighborhood entrance. Other collector streets, define the north side of the Activity Center and
extend along the east side ofthe Salt Creek Greenbelt. In EastLake Woods, two collectors extend
north from the Otay Lakes Road neighborhood entry, one serving the public use corridor and
residential uses on the west side ofthe central ridge and the other serving the residential area to the
east. Both connect to Proctor Valley Road, off-site to the north. The low-medium density
residential uses to the west of Hunte Parkway (Woods West) have their own entry from Hunte
Parkway, aligned with an entry crossing Salt Creek and connecting to the western collector near the
junior high school site. These conceptual plans may be modified as subdivision design progresses.
The two neighborhood entries from Otay Lakes Road are proposed to be signalized as are those from
Hunte Parkway, Olympic Parkway and Proctor Valley Road. However, the final determination of
which intersections are to be signalized shall be made by the City Engineer.
II.2.3.4 Street Standards
Street standards for the arterial roads within 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 Street Section Plans (Exhibits
IOa-f) indicate the proposed street sections. Some ofthese streets vary from city-wide standards to
provide unique design features in the community. These are subject to approval by the City
Engineer. Streets shall be evaluated for their ability to accommodate all proposed utilities and Otay
Water District standards. The final improvement designs will be determined as a part of the
subdivision approval process.
Some projects may be proposed as private neighborhoods with gate guarded access to limit entrance
to residents and their guests only (see Exhibit II). In such a case, the internal streets will be private.
Any such private streets shall be constructed to the adopted standards for EastLake III. All gates
should be equipped with "opticom," "knox" switch or box, and shall have an override in case of
electrical problems for emergency access.
In some moderate density areas, the use of public alleys may be appropriate. Alleys can provide rear
entrances for vehicles, decreasing intrusions into fronting residential streets. Any alleys proposed
with a site design/subdivision submittal, must be approved by the City Engineer.
(111 8i9.) (04/08/08)
SPA PLAN
11.2.3-2
~ ~
~ ..
i ~i:
fj ~~
.. Description . ..
.. ~ !O j~
0 ~
~ 1$ E
i 1; . . .
.. E
'" ~ uz
:< ~ ~ , "
'" "' u~
A ., Lane Prime refsr to sections
(Ota~ lakes Road)
4 Lane Major
B (Hunte Pan.way, Proctor Valley Road, refer to seclions
atld Olympic Parkway)
C Modified Class ItI Residential Collector 101' 76' P
0/0-1 Modlned crass 1/1 Resldenlfal Collector' 62.5' 40' PIC
E Modified Class III Residential Collector 62.5' 40' P
E-' Modified Class III Resldenllal CoDector 65' 40' P
F MOdified Class III Residential Collector 7B.5' 56' P
F-1 Moalf1ed Class 11/ Resldenlial Colleclor 79' 54' P
Modified Class III Residenlfal Collector 65' 40' P
H Modified ResIdential Street 60' 2~ P
I Modified Residential Street 68.5 W p
J Modified Class HI Residential Collector 85' 54' P
K Modified Class III Residenllllll Collector 70' 54' C
L Modified Class III Residential Collector 82' 54' P
M Modified Residential Collector 62' 34' p
N Modified Residential Street 62.5' 40' p,
0 Modified Class III Residential Collector 69.5' 44' ClP
p MOdIfI8d Residential Street 5~ 34' P
Q Modified ResIdential Street 56' 36' P
R Residential Street 56' 38' C
5 Pri. Common Hammerhead Dr. 40' 20' NA
T Internal Streets & Ortvelil per Site Plan
Note: Transitions ofslreet clasaificslion changes (or tc existing rosds) <Ind
phasiflg of Improvements to be determined at Tentative Map slage.
... E"ASTLAKE III
A planned community by The Eastlake Company
(4'19'96) (04/08/08)
CIRCULATION
Circulation
LCW8I'Olay
ReserYOlT
6 Lane Prime Arterial
- _ 4 Lane Major Arterial
- - - - - Class III Residential Collector
,..........4 Residential Street
Note: Refer to Sections for Modifications
:::di Land Planning
n:::..r=; r-n
, - - ,-1...--'
1-17-01
Exhibit 9
JI,2,3- 3
SPA PLAN
ClRCULA TlON
Arterial Highway Sections
LS Buffer
Easement
""orth RNV
,th
2;'> r b--.
11'DG.Trail
108'
i 12' ,- 12'
\
"n-
".
f
I
1>--
Typical Section "B" - Olympic Parkway
LS. Buffer
Easement
20'
West
RIW
~ ".
I
120'
I ". i 8' ..8' f ".
,
I I I
..,11 ll-
tt--
1
,\
7
-
5'Walkl
Typical Section - Hunte Parkway
(Existing)
LS. Buffer
Easement
'20'
I'
-I r
,\
20]>-
/'
128'
RIW
~ 12' 44'
'!' f
i \
i!:ru--
,.
l'
\
r
,
I
8' ...
1
I
Il--
Typical Section "A" - Otay Lakes Road
LS. Buffer
Easement
20'
South RfW
128'
j "
i~
--.. ~
10' Cone. trail I
".
Ie'.
, 1
i I
~
(
',...\
2:Y
./
".
LS. Buffer
Easement
20' 'r /
.---4 0'
\ 11' DG.'::~
(per Trails Plan)
South RIW
14
I I
l~T
5'walk
East
RIW
t 30' t
\ 'It 1/<
.;t - -~o1
......
44'
RNI LS. Buffer Easement
rM
\ \ i /'
...,..A - (' 2:1
.or .. ',-
'\ 8' DG. Trail
3"
LS. Buffer
'" NO} RIW 20' '/lsement
-rt1t,,,: I
mm I /./
I ~-2'1
~ 7' 10'D~."r ".......
10' cone. traIl/Equestrian Trail
Typical Section - Proctor Valley Road
(1.'19'06) (04/08/08)
II.2.3-4
Exhibit lOa
SPA PLAN
CIRCULATION
Street Sections
Tree Planting RIW
EaSemen\ ~ '
ffl5,j 12.5' f
"'" 5'
"-
2'1,1
. . L!~th
/5:1
/
/
38'
101'
",' t
.
38'
RlW
t Tree Planting
I Easement
112.5' ~5.5'~ .;
e ~ r
...JJ' ff5:1 2:
"-
\.
'- : .
,
Section "C" - Modified Class III Residential Collector
loS. BUffe~astl
Easement T
20'
West RIW
~ Tree Planting
I Easement
5.5'
62.5'
'-.
10'
20'
--
.;-"
2:1
"-
"-
"-
2:1
./
/
meandtiing
Section "0" Modifled Class III Residential Collector
West RlW
,} Tree Planting
I Easement
12.5' 15.5'
5'
Ea~RJW
I
62.5'
Park
2%
-
10'
5.5
20'
20'
.;-"
5:1 2:1
"-
Section "0-1" - Modified Class III Residential Collector "-
r
, 10'
20'
RIW
.k. Tree Planting
I ' Easement
12.5' 5.5'
62.5'
2:';"-
/'
5:1
.;-"
2:1
"-
"-
Section "E" - Modified Residential Street
RIW
Tree Planting .f
Easement \
" /5.5" 12.5'
" 5'
20'
20'
~
65'
"-
2:1
./
/'
Section "E-1" - Modified Residential Street
Exhibit lOb
(1 '1 8/0.) (04/08/08)
11.2.3-5
SPA PLAN
CIRCULA nON
Street Sections
FWI
Tree Planting ~
Easement "-
5.5'1 12.5'
5'
'-..
.....
2:1
28'
28'
10'
Rf
I
20'
/
I I
I
78.5'
LS. Buffer
Easement
-2%
20'
20'
\ 5' walk "-
meandering "
FWI
Tree Planting
,; Easement
5,5'
/
Section "f" - Modified Class III Residential Collector
FWI
Tree Planting
Easement ........
5.5'
79'
10'
LettTum
Median Lane
Curb _..~ ~. ,
to-" ~ ....-'1,..
~ ~..,.. .1 . 'I 'l
"Beveled Curb typ,
Section "f-1" - Modified Class III Residential Collector
20'
20'
RJW
~ Tree Planting
/ Easement
12.5' 15.5'
/'
./
2:1
.....
"
"ee c,."""" '1'
Easement \
" 15.5'1 12.5'
.....
2:1
65'
/
/
Section "G" . Modified Residential Street
T
I
" J'
~'1'-1
./
/'
/'
60'
RIW
f
~ 10' '.
I i //
J1 ''<2:1
"-
Section "H" - Modified Residential Street "
r
5'
~
Meanders
L~
G
-
1
. ~,."
22'
t 14'
J
14'
22'
14'
RNoI
~ Tree Planting
') I Easement
I .5'
/
/
68.5'
........
--....
2:1'-
/
,/
,/
8
Section "I" . Modified Residential Street
'\
,
Exhibit 10c
(1/1 9/06) (04/08/08)
SPA PLAN
II.2.3-6
Section "J" - Modified Class III Residential Collector
Tree Planting RfW
Easement \ .r
~'~12.5'
" "---'::5'
',I H
/~
/
/
FIJW
Tree Planting
Easement"
5.5' I 15.5'
'"
"-
2:1
/
/
Street Sections
85'
1 27' ~ 27'
I
~. I
f
CIRCULATION
FIJW Tree Planting
t I Easement
18.5 (J /
j 11' I. I /
or , 1(
\
\
RIW
Tree Planting
I Easement
12.5' .5'
AI
I 15:11 ,/
2:1
Section "L" - Modified Class III - Residential Collector
'-<....
,
"-
2:1/
/
/
(1'19106) (04/08/08)
'\
'\
RNV Tree Planting
t Easement
/ (north side oniy)
12.5' 5.5'
L5'~ I /
;--.r5:11 /
~ -\2:1
'\.
"
_.I).,.t l[
70'
FIJW
rf
27'
~
J
27'
Section "K"-Modified Class III Resid, Collector
(Mock Bridge)
82'
27'
27'
8'
Section "M" - Modified Residential Street
11.2.3-7
Exbibit lOd
SPA PLAN
CIRCULATION
Street Sections
RMI
LS. Buffer .J.
Easement1
15' I 10'
11'DG
Trail,
P-i
62.5'
RMI
~
20'
20'
/'
./
2:1
"-
'\
/
/
Section "N" - Modified Residential Street
Tree Planting RJVIJ
Easement \_}
Middle J
_ School 5.5' 10'
22'
22'
RfW Tree Planting
tl Easement
15.5' 5.5'
69.5'
~
-~
ti I '
1 '15:11 ./
...--.J ~:1
"-
"
"-
" :5:1
2:1'}
/
/
5.5'
Section "0" - Modified Class 11\ - Residential Collector
(Duncan Ranch Road)
~
I
1 12.5'
59'
RMI
t
RMI
17'
17'
12.5'
5' 7.5' 7.5' 5'
'"
2:1
.,//
'.::::: Trees in Parkway /"
maintained by City.
& groundcover by HOA
//
2:1
'.....
Section "P" - Modified Internal Residential Street
(Typical Residential Street in Woods East)
Exhibit 1 Oe
(1.'19.'06) (04108108)
SPA PLAN
11.2.3-8
(1/19/0.) (04/08/08)
Street Sections
Tree Planting RIVV 56' RiWt Tree Planting
Easement \ 1 / EaseMent
/"5'. 10'1 18'1 18' _ 10' .5.~
I 1 ., If I
"1ft ft'
2~>5.1L-4 P '" j, II ......1~;'/
/ / <!no traes in HOA maintained parkw;;;;? '- "-
Section "Q" - Modified Residential Street
(Typical Residential Slreet in the Vistas)
Tree Planting RNIJ
Easement \ 1
5.5'. 10'
f 1 pt
"" 15.1 I
2.1/ '~,
/
/
RIW
t Tree Planting
~ Easement
..5.S'
~ 1
61: //
"<[:1
'-
"-
56'
18'
18'
A
1
I
j,
If"-'
lJ
Section "R" - Residential Street
(Typical Residential Street in Woods West)
11.2.3-9
CrRCULA nON
Exhibit lOr
SPA PLAN
CIRCULA nON
Gated Entry Concepts
r-------"
I
II
Call BoxICard
Reader
20'
min.
'"
~
privare
Shared
Driveway
Slidng
Pocket Gate
Common Gated Drive (WR-1)
34'
Automatic
Dual SWining
Gates
i
\.
b
:0
34'
i
L
~
Gated Neighborhood (VR-1)
~ E"ASTLAKE III
A planned community by The EastLake Company
Cinti land Planning
$IIo_""1'10)....1_~
r'1-J"i l...J
Exhibit 11
(1/1 9196) (04/08/08)
SPA PLAN
II,2.3-j 0
CIRCULA TJON
11.2.3.5
Phasing of Road Improvements
The phasing of community development concurrent with provision of adequate road capacity and
access improvements is fully described in the EastLake III Public Facilities and Financing Plan
(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 III SPA
throughout the development process. The provision of adequate internal circulation improvements is
expected to be controlled via subdivision map conditions.
11.2.3.6 Transit Planning Principles
Potential transit stops will be strategically located near vehicular and pedestrian main access points
along Hunte Parkway, Olympic Parkway and/or Otay Lakes Road to serve future EastLake Woods
and EastLake Vistas residents. Medium-high to high level transit facilities are expected to be
provided in the EastLake III/OTC Activity Center and lower level facilities at other locations.
The planned transit system within EastLake III is shown in the Transit Plan, Exhibit 12. Bus stops
are based on Green Car and Blue Car service concepts described in the recently adopted
TransitWorks Strategic Plan by MTDB. The Green Car represents local circulators using mini to
mid-size buses. The Green Car would act as a collector and provide feeder access to Blue Car
and/or Red Car concepts. Bus stop facilities would be Low to Medium level with service provided
on residential streets and major streets. The Blue Car provides short distance trips (1-5 miles) with
frequent stops. This concept describes the current Chula Vista Transit service. Bus stop facilities
would be at a Medium to High level. Service is provided on major streets and arterials. The Red
Car concept is the light rail service planned for the Otay Ranch area.
These will be developed based on demand for transit services and the following principles:
. Level of transit facilities: Low = bus stop sign/pole; Medium = bus stop sign/pole/bench;
Medium-high = bus stop sign/pole/bench/shelter; and, High = bus stop/sign/pole/bench/
shelter/turnout.
. Where there are numerous major pedestrian generators, access to stops for transit vehicles
moving in both directions is facilitated by locating transit stops near striped intersections.
. Transit stops should be located and walkways designed to provide access as directly as possible
without impacting residential privacy.
. At intersection points of two or more transit routes, stops should be located to minimize
walking distance between transfer stops.
(4'lg'06) (04/08/08)
11.2.3-1/
SPA PLAN
CIRCULATION
. Transit vehicle conflicts with automobile traffic can be mitigated by locating bus turnouts/bus
stops at the far side of intersections in order to permit right-turning vehicles to continue
movement.
. Transit stops should be provided with adequate walkway lighting and well-designed shelters.
. Walkway ramps should be provided at transit stops to ensure accessibility to the handicapped.
11.2.3.7 Bicycle Routes & Pedestrian Trails
Bicvcle Routes
Although no designated regional off-street bicycle routes are included as components of the
internal circulation network, bicyclists will be readily able to share the internal streets with
motor vehicles due to the low traffic volume and limited speeds allowed. Bicycle route
segments to connect to regional systems have been incorporated as prescribed by the
Circulation Element of the General Plan. On-street bike lanes are included on the adjacent
arterial highways. The bike lanes will be paved components of the street systems indicated.
Pedestrian Trails
Two major off-street pedestrian trails are included in the EastLake III SPA: the EastLake
Community Trail and the Chula Vista Greenbelt Trail. The EastLake Community Trail
(Thematic Corridor) which extends from EastLake Hills through the developed portion ofthe
EastLake Planned Community to its current terminus in EastLake Trails within Salt Creek, will
be extended across the EastLake Vistas neighborhood to the park overlooking Lower Otay
Lake. A pedestrian trail through the Salt Creek park/open space corridor branch of the
Greenbelt as well as along the Otay Lakes branch, will connect to the city-wide system.
These trails will connect to the detached walk along the perimeter arterial highways to create
numerous loop routes as well as interconnecting pedestrian systems. Sidewalks along the
internal streets will also provide pedestrian routes and access to all destinations in the EastLake
III neighborhoods, as well as connections to other destinations throughout the EastLake
Planned Community. All pedestrian trails and sidewalks shall be concrete, except for those
identified on the Trails Plan (Exhibit 13) which are proposed to be decomposed granite. Trail
widths are also noted on the Trails Plan exhibit. The Greenbelt Trail is proposed to total 11
feet in width, consistent with the General Plan requirement for the width of that trail.
(1/19/96) (04/08/08)
SP A PLAN
II.2.3-12
CIRCULA nON
".
Transit Plan
NOle: The locations of bus stops are conceptual. The
exact number and location shall be determined at the
Iract map Jevel.
c
.
~
o Bus Stop with shelter & turnout
* Curbside Bus Stop
--- Blue Car Service Line
-.- Green Car Service Line
i11
,~. I
Lower Olay
Rt:servoir
To Hunte
Parkway
I~c:;\: :I~
~1t" \;'~
~...;,,,, ,
.-~.:-':_-: -."-,- .
i-J
~ E'ASTLAKE III
A planned community by The EastLake Company
CinTi land Planning
A:J9 n'"
, '. _ 'ml......
5-01-01
Exhibit 12
WI9/06) (04/08/08)
II~2~3-13
SPA PLAN
Trails Plan
*** 11' City GreenbeltTrail
... .. 5'-10' (as noted) HOA Walk
..
. . . _ On-street Bike Lanes
o City Greenbelt Signing
.:. HOA Trail Signing
@
*
Trail Street Crossing
View Point
Note: Not all trails and walks are shown,
Refer also to Street Sections for additional trail
and walk details. The tralls indicated are subject
to refinement during the subdivision process.
Source: ONA Inc., 88&0, Inc.
& Cinli Land Planning
.4i E'ASTLAKE III
A planned community by The EastLake Company
C:mi Land Planning
A:19 r'"~
. .'" "" 'MIr.....~
4-4-01
(1/ I 9/96) (04/08108)
II.2.3-14
CIRCULATION
LowerOtay
Reservoir
Exhibit 13
SPA PLAN
II.2.4 Grading
11.2.4.1 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 III SPA, the Salt Creek corridor along the eastern edge ofthe project and the slopes down
to the Otay Reservoirs has been identified as such greenbelt resources. Development sites within the
remainder of the SPA should be graded to blend with and create an aesthetically pleasing edge to the
greenbelt corridors.
11.2.4.2 Grading Concept
The SPA level grading plan for EastLake II! is intended to provide a preliminary grading concept,
identifYing slope bank locations and necessary maintenance provisions. The preliminary grading
design is as indicated on the Grading Concept, Exhibit 14. Preliminary estimates of grading
quantities are balanced within each major development area: 520,000 CY cut/fill in Woods West;
3,500,000 CY cut/fill in Woods East; and, 4,700,000 CY cut/fill in EastLake Vistas.
The grading concept is based on the following objectives:
. Preservation of the sensitive areas of Salt Creek.
. 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 private yards.
. Separating potential public and private use conflicts.
. Creating, where possible, barriers or physical separation from traffic noise sources.
11.2.4.3 Grading Requirements
Final grading design to implement the SPA grading concept should incorporate the following:
. General Standards: Grading within EastLake III shall be subject to Chapter 15.04 - Excavation,
Grading and Fills ofthe Municipal Code.
. 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
(1'18'06) (04/08/08)
11.2.4-1
SPA PLAN
GRADING
variable slope ratios for larger slope banks; use oflandscape 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 five feet in height should be
constructed at a gradient of2 to I (horizontal to vertical) or flatter unless otherwise approved
by the City Engineer. Minor interior slopes between lots may be 1.5 to I.
. Erosion Mitigation: Based on actual field conditions encountered, the erosion potential of
slopes should be reduced with berms at the tops of all 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 coatings, combined with jute or hemp mesh can be
effective methods for stabilizing soils. Final plans should be based on coordinated input from a
licensed landscape architect. The project shall comply with all NPDES requirements at the
time of construction as well as any listed as erosion mitigation in the project ErR. The project
will be required to have a Storm Water Pollution Prevention Plan (SWPPP) prepared at the start
of construction per NPDES and State Water Resources Control Board requirements.
. Maintenance: The application for any grading permit should provide assurance acceptable to
the City Engineer that landscaped slope banks 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.
(1/1 9/96) (04/08/08)
SPA PLAN
1I.2.4-2
GRADING
Vistas \
approx. 4,700,000 c.y. It"
i
l
Project Total: approx. 8,720,000 cy t'~
~~(I~;~~;t~
"
...~,Grading Concept
"
Woods West
approx. 520,000 c.y
Woods East
approx. 3,500,000 c.y
Note:
1. Contour interval indicated: 10'
2, Grading and quantities indicated are based on
conceptual studies. Refinement is expected during
the subdivision process.
~~~11d~~EUtae~
Cinti Land Planning
__c.r.(II"~'_ ~
10-16.00~""'~
Exhibit 14
(1 'I G'G6) (04/08/08)
II.2.4- 3
SPA PLAN
11.2.5 Parks, Recreation & Open Space
11.2.5.1 Introduction
The EastLake III SPA Plan provides for a range of parks, recreation facilities and open space areas.
Park and recreation facilities include a large public park overlooking Lower Otay Reservoir on the
east side of the EastLake Vistas neighborhood (Parcel P-I), a private recreation facility site at the
southern end ofthe EastLake Woods neighborhood (Parcel P-2) and recreational opportunities in the
Salt Creek Greenbelt corridor. Refer to the Parks and Open Space Plan (Exhibit IS) for locations.
The private recreation facility will serve as the neighborhood amenity and focal point. It is located
at the southern entry to the EastLake Woods neighborhood and help to establish neighborhood
character. The public park in the EastLake Vistas neighborhood is located east of the neighborhood
collector street and surrounded on three sides by open space buffering Lower Otay Reservoir.
Facilities within Salt Creek will be developed for passive recreational use per the Salt Creek
Greenbelt Master Plan. The two schools, elementary and junior high, within EastLake Woods, are
not included in the park category but will include recreational facilities available to the public during
non-school hours. These will supplement the public park facilities.
The proposed private facility will be owned and maintained by a Master Community Association.
The community greenbelt along Salt Creek will be dedicated to the City and maintained by the City.
The precise boundary and size of this area will be determined by the Tentative Tract Map and Salt
Creek Greenbelt Master Plan process.
11.2.5.2 Required Park Land & Improvements
New development is required to provide public park land, improved to City standards, and dedicated
to the City, based on established standards. The dedication requirements are specified in Section
17.1 0.040 of the Chula Vista Municipal Code and are provided in Table B( converted from acres per
1000 population to square foot of park per dwelling unit), below.
Table B
Park Land Dedication Standards
Park Area Dedication/DU
DU/Park Acre Dedicated
Mobile Home
423 SO FT/DU
366 SO FT/DU
325 SO FT/DU
288 SO FT/DU
215 SO FT/DU
103 DUlAC
119 DUlAC
134 DUlAC
151 DUlAC
203 DUlAC
Sin Ie Famil Detached
Attached/PUD
Du lex
Multi Ie Famil
(1': 9'06) (04/08108)
SPA PLAN
Il.2.5-1
PARKS, RECREATION & OPEN SPA
The dedication requirement for the EastLake III SPA, based on the proposed target number of units
and an assumed single family detached product type for Parcel VR-S is calculated in Table C, below.
The park requirements for the two neighborhoods within the SPA have been calculated separately.
ar a e lea IOn eq U1re
Target Unit Count Park Acres Required (AC)
Dwelling Unit Type (DU) Park Area/DU
Woods Vistas Woods Vistas
Sinale Familv Detached 667 782 423 SO FT/DU 6.48 7.59
Sinaie Family Attached 0 73 366 SO FT/DU 0 0.61
Multioie Family 0 1.033 288 SO FT/DU 0 6.83
TOTALS 667 1,394 -- 6.48 15.03'
PROJECT TOTAL 2,555 -- 21.51'
*May not total due to rounding.
Table C
P k L nd D d' t' R . d
Public parkland to serve the EastLake Woods neighborhood is to be provided through the expansion
of the community park in the Rolling Hills Ranch project, just north of the EastLake Woods area.
The community park is located north of the junior high school site (Parcel PQ-2). The EastLake III
project will pay a park fee to the City in-lieu of providing an on-site park. This fee will be used to
acquire and improve additional land for park use in the adjacent neighborhood, but readily
accessible to EastLake Woods residents.
EastLake Vistas will be served by a fully improved public park on Parcel P-I. A conceptual design
for improvements in the public park are illustrated in Exhibit 16. Table D, below, indicates that the
fully improved on-site park may not meet the public park requirement for EastLake. The parkland
fee will be adjusted upward or downwards during the subdivision process to insure that the net
useable parkland acres provided by EastLake, both on and off site, will meet EastLake Ill's parkland
dedication requirement. In addition to the provision of parkland, a specified standard level of
improvement is required. Improvements provided by the developer which exceed this standard will
be credited to the project. Excess land or improvements provided may be credited as land,
improvement cost, or any combination thereof, using the provisions of the ordinance to determine
equivalence.
Table D estimates that the project will provide parkland less than that required for the EastLake III
SPA, based on the Site Utilization Plan statistics. This park acreage calculation is subject to
refinement at more detailed levels of review. The precise boundary and size of the proposed
neighborhood park and other project requirements will be determined by the Tentative Tract Map.
(1/10/06) (04/08/08)
11.2.5-2
SPA PLAN
PARKS, RECREATION & OPEN SPA
Park fees will be adjusted at the Tentative Tract Map stage so that the parkland and improvements
provided are sufficient for the lots/units approved, consistent with the City's park dedication
requirements. Credit for all private recreation facilities within EastLake III will be considered. This
is not included in Table D below, which only includes credit for public parks.
Table D
Park Acrea e Provided and Eli ible Credits
Neighborhood Park Provided
Proposed Credit
Estimated
Credit Acres
EASTLAKE WOODS PAD Fees = 5.6 AC
EASTLAKE VISTAS
P-1 Public Park & P-2 12.9 AC
Private Park
100%
5.6
100%
12.9
Total Provided
18.5 AC
18.5
Total Required
21.51
SPA BALANCE
-3.01' AC
* Any shortfall in parkland acreage dedication shall result in payment of the park acquisition component of the
Park Acquisition and Development (PAD Fee). Given the lack of available acreage that could be acquired to serve
the development, the acquisition component ofthe PAD Fee will be waived and a payment of $2,666,260, or the
amount required at the time the property is developed, will be made which can be utilized to fund construction of
park and public facilities serving the EastLake Community. Any excess funds that remain once these facilities are
complete can be utilized on other park or public facilities serving the Eastern Territories of Chuta Vista. The
Developer will pay the development component of the PAD Fee as required by the City.
II.2.5.3 Open Space
While generally accepted standards have been established for the provision of acreage and a
functional 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.
The location and general extent of open space is determined at the GDP level of planning. Open
space within EastLake III is to be provided for buffer areas, slopes and open space corridors as
required by the EastLake III GDP. The SPA open space areas will fit into the overall
regional/community-wide open space system identified in the Chula Vista General Plan, EastLake
Planned Community GDPs and GDPs for adjacent planned communities.
Open space lands indicated on the EastLake III Site Utilization Plan include the Salt Creek corridor
within the EastLake Woods neighborhood, slopes adjacent to both Upper and Lower Otay
Reservoirs, slopelbuffer areas adjacent to Otay Lakes Road, Hunte Parkway and Olympic Parkway,
(1/1 G186) (04/08/08)
SPA PLAN
II.2.5- 3
PARKS, RECREATION & OPEN SPA
and a buffer between the western edge of the EastLake Woods residential neighborhood and the
EastLake Business Center light industrial uses, off-site to the west.
Designated open space areas will be preserved through the dedication of open space easements
and/or lots to the City, landscape maintenance district or other appropriate agency, or to a Master
Community Association, which will be determined at the tentative tract map level of approval. Uses
will be strictly controlled through zoning regulations (see Section IIJ PC District Regulations).
Landscaping within open space areas shall comply with all requirements of the City ofChula Vista
Landscape Manual.
11.2.5.4 Habitat Enhancement
Habitat enhancement will be completed in the Salt Creek corridor within the EastLake Woods
neighborhood. Two specific mitigation programs are envisioned.
Salt Creek Wetland Mitigation Area
Approximately nine acres within EastLake Woods will be reserved for wetland mitigation
plantings on site. The area is within the northern portion of the Salt Creek drainage south of
the property line, bordered on the west by Hunte Parkway and by the junior high school site
and residential neighborhoods on the east. The wetland mitigation area accommodates
approximately two acres of mitigation from EastLake Trails and all additional wetland
mitigation required for EastLake Woods and Vistas. The extent and type of wetland plantings
will be determined in the conceptual mitigation plan to be prepared in the future under
consultation with the resource agencies. Transitional native plantings will be installed on the
slopes adjacent to the mitigation area to provide a biological buffer around the created habitat.
The conceptual grading plan incorporates undulated slopes and small islands to be planted with
native habitat within the larger mitigation site. The mitigation provided will offset project
impacts to jurisdictional areas protected by the U.S. Army Corps of Engineers and California
Department ofFish and Game.
Otav Tarplant Mitigation Area
To offset project impacts to approximately 3 percent of the Otay tarplant (Hemizonia
conjugens) on site, an approximately 0.15 acre area on EastLake Woods will be restored in the
open space area east of parcel WR-I. The area is situated adjacent to an existing larger tarplant
area observed during Spring 2000 and near Multiple Species Conservation Plan (MSCP)
preserve off-site. Restoration will consist of spreading seeds collected from the existing
tarplant population on site (and nearby). The target seed area will be flagged and fenced to
prevent unauthorized entry. Seeding will continue for a period of time to increase the long-
term seed bank in the mitigation area.
(4119'96) (04/08/08)
11.2.5-4
SPA PLAN
PARKS, RECREATION & OPEN SPA
11.2.5.5 Park & Open Space Implementation
All of the open space and public parks will be controlled through open space easements and/or
dedication to the City, district or homeowners' association. Maintenance of the public park will be
provided by the City. Open Space and/or Landscape Maintenance Districts may be established to
ensure proper management and operation of public right-of-way improvements.
Private open space areas and slopes within "common interest" residential projects will be designated
common areas and maintained by homeowners' associations. For detached residential projects,
major open space slopes will be a single lot or lots, with open space easements protecting the slopes
from development.
The phasing of community development concurrent with the provision of adequate park land and
improvements is fully described in the Public Facilities and Financing Plan (Section 11.5 ofthe SPA
Plan package). The schedule of improvements has been developed to maintain an adequate level of
service for EastLake III residents. The mechanism to provide actual dedication and improvement of
public park areas is expected to be subdivision map conditions.
(1'I9'Q6) (04/08/08)
SPA PLAN
11.2.5-5
PARKS, RECREATION & OPEN SPA
Parks & Open Space Plan
Public Park (as noted)
Open Space
School Site
Wetland Mitigation Area
Tar Plant Preserve
Major Private Recreation Facility
Minor Private Recreation Facility
Paseo
(Note: Refer 10 engineering drawings for
precise txumdaries of land uses and
Environmental Areas indicated.)
~EASTLAKE III SPA
.- A planned ccmmunity by The EastLake Company
W1Q/Oe) (04/08/08)
11.2.5-6
'<"'o>J
2
_....~
'y.
,r.t: Land Planning
-_.......=,...~
i1-i.t.. ~
9/9/05
Exhibit 15
SPA PLAN
PARKS, RECREATION & OPEN SPA
Exhibit 16
I \"
j ,
--- I ,. q($l "
-11.' .'i,~ -
\ I' r \)
i) '~':::.f ,,~ ~ ,
I ,O\IF_\~
i 9tt.:~.
/ ;~ ~/
// I~::--:~- .----
~E'ASTLAKE III SPA
.- A planned community by The EastLake Company
Concept Plan for Vistas Park
Parcel P-1
Greenbelt Trail
Picnic Area
Stage
Meadow Overlook
Pond/Cascade
Overlook
Pond/Beach
Soccer
Soccer
Greenbelt Trail
Overlook
Source:
Based an concepl provided
by Chula Vlsta Parks Oept.
:;':Hlland Planning
..._..~,,,m-_ r-n
r\o-(-h_ -'
11_1-00
(1/19'96) (04/08/08)
SPA PLAN
1L2.5-7
11.2.6 Development Phasing
Three primary phases of development are envisioned. These are illustrated in the Conceptual
Phasing Plan (Exhibit 17). Initial residential development will occur in throughout the EastLake
Woods neighborhood and in the western portions of the EastLake Vistas neighborhood. Phase 2 will
include development of parcels WR-2 and WR-5, and the eastern portion of the EastLake Vistas
neighborhood. The third phase includes the commercial uses within the Activity Center at the
southern end ofthe EastLake Vistas neighborhood. Anticipated phasing by parcel for residential and
commercial parcels is provided in Table E, below. Parks, public/quasi-public and CPF sites will be
available for development when adjacent residential sites are developed.
The proposed phasing and actual construction timing may be modified during the EastLake III
Master Tentative Map process and modification to the Public Facilities Financing Plan resulting
from the Master Tentative Map conditions of approval.
(1'19/96) (04108/081
II.2.6-1
SPA PLAN
DEVELOPMENT PHASING
Concentual P asing bv Parcel
Parcel Phase 1 Phase 2 Phase 3
WR-l X
WR-2 X
WR-3 X
WR-4 X
WR-5 X
WR-6 X
WR-7 X
VR-l X
VR-2 X
VR-3 X
VR-4 X
VR-5 X
VR-6 X
VR-7 X
VR-8 X
VR-9 X
VR-IO X
VR-ll X
VR-12 X
VR-13 X
C-l X
Table E
h
(1/19/96) (04/08/08)
SPA PLAN
II.2.6-2
- - - Phasing Boundary
2 Pn8Slng Sequence
* Park to be Pl18sed Il8r PFFP
_:1N____
_".-..1nJ mo,chongo__.._.
llJtdt.islOn and"",,* condWona. ,.,.,.,...
"'",.__F-.~_1oI
__OO-,lnp/oI.,..-..
--
~ fASTLAKE III
If. p1.nnedcomm....1ty bJ The e.u..kt Company
(1/19/9.) 104/08/08)
DEVELOPMENT PHASING
Phasing Plan
,
l:'"
""~~
(_,n"~",,,
---
il-l""1l.. ~
9IW5
Exhibit 17
IL2,6-3
SPA PLAN
11.2.7 Public Facilities
11.2.7.1 Introduction
The inclusion of public facilities issues is a distinguishing feature of SPA Plans. This portion ofthe
plan outlines the public facilities which enable the community to function properly. The companion
Public Facilities and Financing Plan (Section 11.5 ofthe EastLake III SPA Plan package) 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).
11.2.7.2 Potable Water Supply & Master Plan
The EastLake Planned Community, including the EastLake III SPA, is located within the boundaries
of the Central Service Area ofthe Otay Water District (OWD), 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.
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 connections No. 10 and No. 12
(former connections No.4 and No.9) and is conveyed by gravity to District reservoirs with a high
water level of624 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 Zone Reservoir site, pumps water to the
711 Zone distribution system and storage reservoirs. The Central Area Pump Station currently has
four pumps (including one standby), each rated for approximately 4,000 gallons per minute (gpm)
which results in a firm capacity of about 12,000 gpm. There is space for the addition ofa fifth pump
in the future.
The 980 Pump Station located at the 624 Reservoir site is the primarv supplv to the 980 Zone. The
pump station was completed in 2006. The 980 Zone is also supplied by the EastLake Pump Station,
which lifts water from the 711 Zone distribution system to the 980 Zone distribution system and
storage reservoirs. This pump station is located on the south side of Otay Lakes Road at Lane
A venue and includes three 4,000 gpm pumps (including one standby) for a firm capacity of 8,000
gpm.
The 711 Zone has two existing operational reservoirs, the 711-1 and 711-2 Reservoirs, located at a
common site within the EastLake Greens development just south of Otay Lakes Road. The
reservoirs have capacities of2.8 and 2.2 million gallons (MG) fer a total of5.ll MG. The 711 Zone
also includes the 16 million gallon 711-3 Reservoir for a total of21.0 Million gallons in the 711
Zone. There are two existing operational reservoirs in the 980 Zone, designated as the 980-1 and
980-2 Reservoirs. These reservoirs are located within the Otay Water District Use Area situated
(1/19'06) (04/08/08)
SPA PLAN
II.2.7-1
PUBLIC F AClLITlES
north ofthe Rolling Hills Ranch development. The reservoirs have a capacity of five million gallons
(MG) each for a total of 10,if MG.
EastLake III will be supplied by both the 711 and 980 Zones. The majority of development sites, all
of East Lake Woods and most of East Lake Vistas, will be served by the 980 Zone. The 711 Zone is
limited to the EastLake Vistas multifamily and CPF parcels south of Olympic Parkway and west of
the OTC entrance. Existing 12-inch 711 and 24-inch 980 Zone transmission mains are located in
Otay Lakes Road. Current development of the Rolling Hills Ranch, EastLake Trails, and Otay
Ranch developments will extend transmission mains in Proctor Valley Road, Otay Lakes Road, and
Olympic Parkway to the EastLake III boundary. Exhibit 18 shows existing and proposed regional
facilities that will serve the project.
As part of the District's Capital Improvement Program (CIP), additional storage, increased pumping
capacity and water transmission system extensions will be completed. These improvements are
based on the water demands of EastLake III as well as other major projects within the Central
Service Area. Storage improvements include tRe 16.0 MG 711 3 ellrFcfltly lIfleler e81wtrllctioa afla
the planned 6.0 MG 980-3 reservoir, betR of "'RieR are 10 Be which is located off-site, north of
EastLake Woods. TRe exiotiag 711loae maj' reqHire aaelitioaal pHmpiflg eapaeily, eitlier tlireHgli
IRe eeaotfllstioa eftRe plaRaeel EastLake Greeas PHmp StatieR er iRslallatiea efaa aelelitieaal ptlmp
at tRe Cealral ,,,,"rea Pump Statiea. The 980 Zone transmission system will Be has recently been
extended east in Otay Lakes Road and Olympic Parkway, and south in Hunte Parkway. The 711
Zone transmission system willlle has also been extended east in Olympic Parkway.
11.2.7.3 Potable Water Demand
Domestic water demand for EastLake III SPA has been estimated as a part of the Sub-Area Water
Master Plan process which is overseen by the OWD and must be approved in its final form at the
time of subdivision map approval. A preliminary estimate of the EastLake III SPA water demand is
947,000 gallons per average day (0.95 MGD; not including the "panhandle parcel"), as calculated in
the Preliminary Sub-Area Master Plan for EastLake III prepared by John Powell/PBS&J, dated
February 2001. This was updated on May 2, 2005 and supplemented with August 1,2005 cover
letter.
Additional analyses will be completed as the project is refined 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.
(1/19'96) (04/08/08)
11.2.7-2
SPA PLAN
PUBLIC FACILITIES
Potable Water System
980 reservoir
~-C], -'---((r[~~.-:~\~~\ -
". \\'ko~ift\\
~ ", ,j~"'VT!lj)
, 0 ~~g.i~es~.rv~,~/~
\~,=--.:::::" .,h ,':, ()
I::::. ' '......1:;a"
~,
",
..)
.,.11'
.,'
,'~~
980 Pipelines - Existing
i'~~)(
~ To future dev
..----24"'
__~, 711 Pipelines - Existing
12' "
f
!
~2':
12~
""" --,., 711 r'i[3EliFles rrSJ98seet
Lower
_ _ _ _ 980 Pipelines - Proposed
18" Pipeline Diameter
Source: John PoweIIlPBS&J
~EASTLAKE III SPA
~ A planned community by The Eas1Lake Company
Cjf;n land Planntrlg
Fi:fi r-n
, " " ,.'-..
10-16-(10
Exhibit 18
(1/19/96) (04/08/08)
SPA PLAN
11.2,7-3
PUBLIC FACILITIES
11.2.7.4 Recycled Water Supply & Master Plan
Based on current OWD 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.
Recycled water is delivered to two existing storage ponds located in the District Use Area situated
north of Proctor Valley Road. Pond No. I, has a high water level of approximately 950 feet and
Pond No.2 operates with a high water level of approximately 940 feet. Potable water is currently
used to supplement the recycled water supply during supply shortfalls caused by high demand
conditions. EastLake III SPA will receive recycled water from connections to the 950 Recycled
Zone distribution system. Exhibit 19 shows the proposed backbone recycled water system within
the project and the areas to be served.
Supplemental recycled water supply will be available from the City of San Diego's planned 15 MGD
capacity South Bay Water Reclamation Plant (anticipated to start in summer 2007). The plant is
located in the Tijuana River Valley near the Mexican border. Deliveries to the District will be
pumped up to the 680 Zone Recycled Reservoir to be located in EastLake Greens. The District will
have the option of pumping recycled water from the 680 Zone Reservoir to supply 944 Zone
demands.
The City has developed guidelines for the preparation and implementation of Water Conservation
Plans. The new guidelines_will provide information to be used in finalizing a Water Conservation
Plan for EastLake III to be considered in conjunction with actions of the SPA Plan.
Recycled water will be used to irrigate all landscaped areas identified in the sub-area master plan,
and shall be consistent withJhe Water Conservation Plan. Land that drains to the Upper and Lower
Otay Reservoirs (Tributary Basin) will not be included. Within the Tributary Basin, potable water
will be used for irrigation to avoid the potential for contamination of the drinking water supplies in
the reservoirs. Recycled water demand for EastLake III has been calculated to be 207,000 gallons
on an average day (0.21 MGD) in the Sub-Area Master Plan for EastLake III by PBS&J, dated May
2,2005 with August 1,2005 cover letter.
Other development projects surrounding EastLake III will be extending the 944 Zone recycled water
transmission mains eastward in Otay Lakes Road and Olympic Parkway to the project boundary.
The on-site recycled water distribution system will be specified in the subdivision sub-area master
plans to be prepared in conjunction with the tentative subdivision maps. To the extent that the Water
Conservation Plan study affects areas to be irrigated with recycled water, these areas will be
incorporated in the sub-area master plans. In accordance with Regional Water Quality Control
Board and County Environmental Health Department guidelines, best management practice will be
used to eliminate or minimize ponding, surface run-off, or overspray of irrigation water. The
irrigation system will be designed such that no direct drainage of recycled water to storm drains
occurs.
(4'19'06) (04/08/08)
H.2.7-4
SPA PLAN
PUBLIC FACILITIES
Recycled Water Plan
~;/~~ Proposed
· :''',~ P~epG8ed
~ Adopted
--~
Reservoir '
944 Recycled Water Line - Existing ,iD
_ _ _ 944 Ree,elea h'.ter liRe rrepesea
_ 944 Zone Recycled Water Use Areas
Note: Areas tributary to Dtay Reservoirs will not use
recycled water. Refer also to Technical Report for
additional detail.
Source: John PoweIIlP8S&J
~ E"ASTLAKE III
A planned community by The EastLake Company
Orn land Planning
Fer=; m
. .. n 'm\...~
1217105
Exhibit 19
(1/1Q!96) (04/08/08)
SPA PLAN
11.2.7-5
PUBLIC F ACILITlES
11.2.7.5 Sewer Service
Sewer service to the project site is provided by the City ofChula Vista. EastLake III SPA is located
in the Salt Creek Sewer basin. Existing and proposed sewer facilities have been planned to
accommodate all existing and planned development within EastLake III. Exhibit 20 depicts the
internal; sewer lines and connection to the sewer main. Phasing and responsibilities offacilities is
included in the PFFP and adopted Subdivision Conditions of Approval.
The specific provisions for these facilities are included in the following technical studies, included
herein by reference:
. Preliminary Sewer Study for EastLake III Woods and Vistas; prepared by SB&O, Inc.
Dated June 22, 200 I
. EastLake Peninsula Off-Site Sewer capacity Analysis, draft No.3; prepared by PBS&J.
Dated November 8, 2005
(1 'I WOo) (04/08/08)
11.2.7-6
SPA PLAN
PUBLIC FACILITIES
Sewer Plan
~~.
'.--- _/../," .......-....~~',-
o~.~~.::;--........l.'<' r....', '. '"
\ I' -=!L---- ," "~\"-', -.;:-....
II. lil>,.,>. '.' '~' Adopted
\'_ \\,,'~), _t.:olJi/;!i">, . ,""O.~
~ . \,')'.". d.."'.'.Q""",.",.1 \ ,'.. .'. J
'?(;',_ \; ~i -~': ,.v-] ;.;r.........t """-~~..:~":-":::::~~
~\ . _ ;~-:"~:'i~I,- .,-1->.: I,... . -.
,\ . ,I, ."", .1/- :'J
".'e '. \
'- :........./ ,-/
.... '/' -.:;;-
\.. '" ~..
_.....~\ ., '..
..r'\ \
\ ,'-
, 1"
, -I.
\- /-
,- k
\ ,r.
,.,~ ,i&
~-
Conned
Pl'epesea
Existing Gravity Sewer Main
"...-
" .,
(I "t-!
,,' -
I I \ I \~ '"
~\\\,,,,I
"'!5\~ \ II,J, ........ I
~ L/....... I
I t ,-, ....,'!-
',1'11'\ I
,~, t I LL~' Lo~'(
'" 'Y- I I
1'/
I ,,-<-
" t",
\-Propo
__ Internal Sewer Line
and flow direction
(Existing ~xcept where noted)
"
Note: The sewer system indicated is subject to technical
refinement during the subdivision process. Refer also to
Techinical Sewer Reports for additional detail.
Source: S6&0, Inc.
~E4STLAKE III SPA
.- A planned community by The EastLake Company
,:,,;i, land Planning
r=c;::; m
, '" .,,",....1
12/7/05
Exhibit 20
(1'10/96) (04/08/08)
SPA PLAN
11.2.7-7
PUBLIC FACILITIES
11.2.7.6 Storm Drain System
Review and approval of storm drain system design and implementation is the responsibility of the
City. Conceptually, the on-site run-off from developed areas in the EastLake III SPA will be
collected by an on-site system and discharged into the Salt Creek drainage. The drainage system
will be required to control post-development run-off so that is does not exceed pre-development
conditions.
Prior master planning and conceptual design efforts for EastLake III envisioned that storm water
improvements would be required. A detention basin at Olympic Parkway and enhanced wetlands in
Salt Creek, between Olympic Parkway and Otay Lakes Road, have been constructed to enhance
water quality and attenuate storm water run-off. These facilities were designed to serve the
EastLake Vistas planning area, as well as the EastLake Trails SPA. However, the design reports for
these facilities did not mitigate for the potential impacts from the EastLake Woods area or the
panhandle parcel. Upstream within Salt Creek, the Rolling Hills Ranch project (formerly Salt Creek
Ranch) built detention basins at two locations. The basins significantly reduce the peak 100 year
run-off. Plans for EastLake III incorporate these reductions. Detention volumes are based on the
need to control run-off volume to pre-development levels and water quality mitigation which
requires a drain time of24 to 72 hours to allow time for sediments to settle, etc.
Anticipated flows have been calculated in a Preliminary Drainage & Detention Study prepared by
SB&O, dated February 27, 2001 and the supplement by Rick Engineering, dated August 5, 2005.
The drainage master plan for the area identifies two locations for detention basins in the vicinity of
Salt Creek. These are the major road crossings at Otay Lakes Road and Olympic Parkway. A 12
foot by 10 foot box culvert with detention basin and spillway has already been constructed at the
Olympic Parkway crossing. A 12 foot by 12 foot reinforced concrete box culvert has also been
constructed across Otay Lakes Road. Given the current configuration, this facility provides
negligible attenuation of the storm water run-off. The most significant new drainage facility is a
new detention basin at Otay Lakes Road to serve the EastLake Woods project area as identified in
the technical report and approved by the City Engineer.
Rick Engineering prepared a letter report, dated AHplst 5, 2005 April 23. 2007. which analyzed the
impact of converting the ]3reyioHs ROlel site (C 2) to Seniors Housing (VR-13) to high density multi-
family rentals. This analysis concluded that the land use conversion would have no negatiye impact
to the storm drainage system.
Due to site planning, topographic and access constraints, the detention facility consists of two
successive detention basins. The upper basin provides 29.0 ac-ft oftotal storage (water quality and
detention). Outflow will be constrained by two rectangular control structures with four weir
openings. Twin 78-inch pipes will convey the storm water under the school access road to the lower
facility. The lower basin provides 16.2 ac-ft oftotal storage. Outflow will be controlled by a similar
structure. In order to capture the maximum amount of run-off, the lower control structure will be
connected to the existing box culvert. No significant conflicts between storm drain facilities and
recreation use of the Salt Creek corridor are anticipated.
(4'19'96) (04/08/08)
11.2.7-8
SPA PLAN
PUBLIC F ACILITlES
The proposed detention basin, with the water quality features, will allow effective removal of the
suspended sediment and silt. In order to address the increase in total dissolved solids (TDS) and
other contaminants, an extended detention facility with wetland plantings is recommended. It should
be noted that the effectiveness of this type of facility is in the range of 65% to 90% pollutant
reduction.
Based upon preliminary estimates and rough calculations, the additional areas and diversions from
the EastLake Vistas neighborhood may exceed the capacity ofthe existing Olympic Parkway storm
drain system. The final design of the EastLake Vistas storm drain should direct storm water run-off
beyond the capacity of the Olympic Parkway system to the existing Salt Creek outfall(s) located on-
site. These storm drain systems should be reviewed during final design to verifY that capacity is
adequate to accommodate the additional flows.
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. The Storm Drainage Plan for the project is depicted in
Exhibit 21.
11.2.7.7 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. Storm water run-off from urbanized areas generally contains higher total dissolved
solids (TDS) than is desired for domestic purposes. Further, significant contaminants including
hydrocarbons, fertilizer, pesticides, and the potential for other point source pollutants, may represent
additional health risks. Because the science involved in treating storm water run-off and the costs
associated with treatment ofthe run-offfrom the projects are unknown, a more practical solution is
to divert as much of the storm water run-off as possible away from the lakes. The combined Woods
and Vista projects will divert approximately 243 acres of run-off from the Otay Lakes to the Salt
Creek basin. This diversion will be accomplished by gravity flow/mechanical means and storm
drain systems to convey run-off to Salt Creek. This diversion concept is consistent with that
originally approved with the adoption of the EastLake III GDP in 1990 and confirmed in the Eastern
Territories Area Plan adopted with the General Plan. The proposed diversion will need to be
approved by the City of Chula Vista based on the City of San Diego's Source Water Protection
Guidelines. The Urban Run-off Diversion Plan for the project is provided in Exhibit 22
The diversion of243 acres of developed property represents an increase of approximately 10% in
Salt Creek drainage basin size. The increased run-off from the diversions have the potential for
greater channel and soil erosion where the diverted water is discharged. Further, water quality
changes associated with development could impact the Salt Creek watershed. The most cost
effective and efficient structural control to mitigate these varied impacts is provided with a detention
basin with a water quality/de-silting component as described in the project drainage facilities
discussion above. The detention basin will allow removal of the suspended sediment and silt. In
(1/19/96) (04/08/08)
SPA PLAN
II.2.7-9
PUBLIC FACILITIES
order to address the increase in total dissolved solids (TDS) and other contaminants, an extended
detention facility and wetland plantings will be constructed. This type of facility provides a cost-
effective solution with minimal long-term maintenance costs. Maintenance of drainage channels and
detention facilities will be provided through funding from a homeowner's association (HOA) or
community facilities district (CFD), per the PFFP.
Based upon preliminary estimates and rough calculations, additional areas and diversions from the
EastLake Vistas could exceed the capacity of the existing Olympic Parkway storm drain system.
The final design of the EastLake Vistas storm water system should direct run-off beyond the
capacity of the Olympic Parkway system to the existing Salt Creek outfall(s) located on-site. The
storm drain systems should be reviewed during final design to verify that capacity is adequate to
accommodate the additional flows.
Run-off from off-site portions of Otay Lakes Road and Proctor Valley Road, which are the
obligation of East Lake III will need to be diverted by mechanical means or treated by an approved
urban treatment facility.
(4'19'96) (04/08/08)
11.2.7-10
SPA PLAN
PUBLIC FACILITIES
Storm Drainage
-- - ..----:.;
IG-~Ii,(- _..".~".',
! \ 'i~'C:Oi"C>.".)I' ,
. \, ,'" ". -'""~'
\\ ". .W" R"""'9', \
~\ Wi"'."'.' B.."""..I".,'] .....'
.~. \\J,~~Jl T~)i .........
~ 'T\'"'I
"" / I
/
-
"
Prop8sed
Adopted
E \
~-J
-
\
\ I .,/,
\ \E---\
,/ \\
.",,,,._1 \t.
~., ~"-.
^,E "
1-
Y
I
!/
E ~ Existing Detension Basin
E >--< Existing Strorm Drain
~ Direction of Drainage
Source: 5B&O, Inc.
~E'ASTLAKE III SPA
~ A planned community by The EastLake Company
': ': ,\ lord Planning
~_...,"- n-,
r',...,[j.1... ...
1217105
Exhibit 21
(1119/06) (04/08/08)
SP A PLAN
Il.2.7-11
PUBLIC FACILITIES
Urban Run-off Diversion
Proposed
19 ac
Acres being Diverted
r Proposed Basin Limits
Area being Diverted
- - - Salt Creek/Otay Lakes Divide
f>::\:~)
Note: Refer to Technical Reports for additional
detail on diversion af urban runoff. The areas
indicated are oroiections. The exact area to
be diverted shall be established bv aooraved
aradina olans
Source: SB&O, Inc.
~E4STLAKE III SPA
.- A planned community by The EastLake Company
en,; land Planning
...-"'.."'....- r-I-'
r1-n.l-'
2/28/06
Exhibit 22
(1 '1 O/Oa) (04/08/08)
11.2.7-12
SPA PLAN
PUBLIC FACILITIES
II.2.7.8 Roads
Roads included in the EastLake III SPA are addressed in Chapter 11.2.3 Circulation of this SPA
Plan. The Public Facilities Financing Plan (Section 11.5 of the SPA Plan package) details their
phasing and financing.
II.2.7.9 Schools
One objective for all EastLake neighborhoods is to provide the schools necessary to serve
community needs in a manner which relates directly to the planned neighborhood structure of the
project. The location of schools is intended to contribute to the sense of community, provide
reduced maintenance costs with combined school/park complexes, and provide flexibility to respond
to changing student populations as the community matures. Planned school facility sites are
identified in Exhibit 23, School Location Map.
The EastLake III SPA is located within the Sweetwater Union High School District and the Chula
Vista Elementary School District. The Board of Trustees ofthe 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
EastLake III through the use of special taxes and the issuance of bonds.
The need for an elementary school site within the EastLake III SPA is anticipated. Elementary
schools have been provided in the EastLake Hills neighborhood, north of East "H" Street in
EastLake I, and in the EastLake Greens and EastLake Trails neighborhoods, immediately to the
west.
The EastLake III SPA designates a 14.3 acre elementary school site, Parcel PQ-1, at the intersection
of Hunte Parkway and Otay Lakes Road, with access across Salt Creek from internal streets of
EastLake Woods. The site will be reserved for acquisition by the school district, as provided in the
Public Facilities Financing Plan. EastLake III is projected to generate 618 elementary school
students which is approximately equivalent to the capacity of one school.
The Sweetwater Union School District provides secondary education for the area. Existing schools
in the area include Bonita Vista High School and Junior High School, both located near the
intersection of East "H" Street and Otay Lakes Road. A new high school to serve students from
EastLake and other projects in the vicinity has been constructed within the EastLake Greens SPA. A
site f-Elr a new junior high school is alGo E1esigflated has been constructed within the EastLake Woods
neighborhood, at the northern end of the Salt Creek corridor. This 25.1 acre site is also accessed
from internal streets.
EastLake III is projected to generate 206 junior high school students and 392 high school students.
Adult school services are provided in the evening at local school district facilities. Southwestern
College, located approximately one mile west of East Lake, provides community college services to
local residents.
(1.'19.'96) (04/08/08)
11.2.7-13
SPA PLAN
Middle
School Site
Elementary
School Site
.. JEASTLAKE III
A planned community by The EastLake Company
PUBLIC FACILITIES
LowerOtay
ReseNOir
C::irlt: land Planning
--.....''1-- r--n
I"i....f'i
, _ _ ,_l ~
.4.2-rn
(1/1 g/ge) (04/08/08)
IL2.7-14
Exhibit 23
SPA PLAN
PUBLIC F ACILITlES
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 ofthe 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 III 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 6 children and
large family day care homes (LFDCH) that serve 7-12 children. The Chula Vista Municipal Code
allows the establishment ofSFDCHs and LFDCHs within the R-I Zone as well as the RE and RS
land use districts ofthe PC Zone. 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 III SPA. Since the State of California has family
day care home licensing responsibility, all family day care homes within the EastLake III SPA
would be required to comply with both state and local regulations.
The City ofChula 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 III (see Section 11.3, 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).
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.
The EastLake III SPA design and land use regulations can accommodate home day care facilities in
many locations within the residential neighborhood. Facility based care could be sited on PQ
parcels. Elsewhere in the EastLake Planned Community, such as in the EastLake Village Center or
EastLake Business Center, day care facilities could easily be sited. Having child care facilities
located near other compatible services and activities is consistent with efficient land use planning, as
well as the goals and objectives of the City's Child Care Element.
The EastLake 111 SPA alone cannot be responsible for the provision of child care facilities; however,
through community design and the dissemination of information, as promoted in the Child Care
(1/19'96) (04/08/08)
SPA PLAN
II.2.7-15
PUBLIC F ACILlTIES
Element, potential child care providers will be better informed and will have an opportunity to locate
facilities when and where needed.
11.2.7.11 Police and Fire Services
Both police and fire services are provided by the City ofChula Vista. Police services are provided
from the central police facility in central Chula Vista. Three fire stations are in close proximity to
the project site. One, (Station #6), is located at 605 Mt. Miguel Road, in Rolling Hills Estates,
immediately north ofEastLake III. A second station (#7) is located approximately 5 minutes away
at 1640 Santa Venetia. The third station (#8) is located at 975 Lane A venue in the EastLake
Business Center, less than 5 minutes away. A fourth fire station (#8) is being constructed by the
City ofChula Vista on Otay Lakes Road.
11.2.7.12 Library Services
Library services are provided by the City ofChula Vista. The City operates a central library, which
is located at 4th and "F" Streets in central Chula Vista, to serve the entire community. The library at
EastLake High School is cooperatively operated by the City and School District to serve both the
public and high school students. 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 ofI-805 are under consideration.
A Library Service Master Plan has been completed which suggests a branch library in the eastern
area ofthe City should be considered. Rancho del Rey reserves a site for a City library along East
"H" Street. In addition, the EastLake Village Center Master Tentative Map reserves a I acre site for
a library within EastLake I. Currently, the city operates a shared facility on the EastLake High
School campus which provides neighborhood library services. No additional library facilities are
planned or required within EastLake III.
11.2.7.13 Community Purpose Facilities (CPF)
11.2.7.13.1
Purpose and Intent
Chapter 19.48. P-C - Planned Community Zone, requires that all land in the PC zone provide a
minimum of 1.39 acres ofland 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 of the 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 ofthe 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
(4/! 9'96) (04/08/08)
II.2.7-16
SPA PLAN
PUBLIC FACILITIES
19.48.040(B)(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 ofthe master plan and existing and proposed distribution ofCPF uses within a SPA,
GDP or overall 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 overall 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.
11.2.7.13.2
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 24). 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:
Table F
Reauired Communi:v Purnose Facilit1 Acres for EastLake
EastLake 11' EastLake II' EastLake III Total
Greens SPA" Trails SPA (GDP)
Dwelling Units 3,443 1,143 2,555 7,141
CPF acldu 0.004003 0.004003 0.004003 --
Total CPF acres 13.8 4.6 10.2 28.6
required
Total CPF acres 11.4 4.6 12.9 28.9
provided
, EaslLake I (North of Olay Lakes Road) is excluded from this table.
" Includes proposed Land Swap amendment.
(1'19/96) (04108/08)
SP A PLAN
11.2.7-17
PUBLIC FACILITIES
11.2.7.13.3
Proposed CPF Sites
The CPF Master Plan provide a total of28.9.acres in three different sites. Exhibit 24 identifies
the proposed CPF sites which are described in more detail below.
Site I (Existing): Located in EastLake Greens, a portion of this 11.4 acre site (12.2 acres) has
been conveyed to a religious institution for use as a place of worship.
Site 2: This CPF site is located within the EastLake 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 II Planned Community District Regulations and Section
19.48.040(B)(6)(d) of the Chula Vista Municipal Code.
Site 3: This site is located in the EastLake Vistas neighborhood of EastLake III GDP and
consists of two parcels totaling 12.9 acres. The EastLake III 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 3, 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;
. 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 ofthe 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% ofthe overall CPF acreage requirement for the
CPF Master Plan.
(1']0'06) (04/08/08)
11.2.7-18
SPA PLAN
PUBLIC FACILITIES
Master Plan of
Community Purpose Facilities
Propesed
Adopted
r---
,
,
CPF Locations
o EastLake Greens
. Eastlake Trails
. EastLake Vistas
EastLab II Eastlake II Eastlake III Total
Greens Neigh Trails Neigh. GDP
Owellln Units 3443 1143 2,555 7,141
CPF Acres Re u1red 13.8 4.6 10.2 28.6
CPF Acres Provided 11.4 4.6 12.9 28.9
EastLake 111 - Woods
Eastlake Trails
EastLake III - Vistas
Eastlake Greens
... E"ASTLAKE
A planned community byThIll e8stLak. COmpany
:::,(,n Land Planning
--........,.-.- r-n
j""1...JI .... ...I
10J14/05
Exhibit 24
(1/1 9'96) (04/08/081
SPA PLAN
II.2.7-19
11.2.8 Appendices
(q/l g/g.) (04/08/08)
11.2.8-1
SPA PLAN
PLANNED COMMUNITY DISTRICT
REGULATIONS
EASTLAKE III
Adopted July 17,2001
by Resolution No. 2001-220, Ordinance 2839;
and amended April 23, 3002
by Ordinance 2857 and further
amended by Resolution 2006-190 and
Ordinance 3037 on July 11,2006
Proposed Amendment
Draft: Ap';} 10, 2006
April 8. 2008
Sl,;h.wul Text Deleted
Underline = Text Added
Project Sponsor:
II.." Ea;:,tLak" Cvml"'UJ
988 LUIlI..> Av....JJu.""', Su;k 100
Clu.llu Y;vta, CA 91914
CVlllavl. D;ll Ovln..lu
(619) 4Z1-8E'7
Winds tar Communities
11149 N. Torrey Pines Road. Suite 250
La Jolla. CA 92037
Contact: Eric L. Heffner
(858) 587-2100
(619) ZZJ '7408
Prepared by:
Bud Gray & Associates
2452 Arrowhead Court
Chula Vista. CA 91915
Contact: Bud Gray
(619) 656-801
Edited by:
KTGY GrouD. inc.
17992 Mitchell South
Irvine. CA 92614
Contact: Damian Taitano
(949) 851-2133
t', t;;}/YI r.:-"; by.
C)J.lt~ L,...d FlauJ.l~J.I~
29Jl: FV;II.:1...U;a. Dl;vG
Sua D;'--5V, CA 92106
CUlltuvl. Gal] F. C;llt:
SECTION 11.3
PLANNED COMMUNITY DISTRICT REGULATIONS
TABLE OF CONTENTS
SECTION PAGE
II.3.! General Provisions . . . . . .. . . .. . . .. . .. . . . . . .. . . . . . . .. . . . . . . . . . . ... II.3.1-1
II.3.1.1 Purpose and Scope
II.3 .1.2 Private Agreements
11.3.1.3 Conflicting Ordinances
II.3.1.4 Establishment of Land Use Districts
11.3.1.5 Adoption of Land Use Districts Map and Development Regulations
11.3 .1.6 Amendments to the Land Use Districts Map
II.3.1.7 Clarification of Ambiguity
II.3.1.8 Effect of Regulations
II.3.1.9 Definitions of Terms
11.3 .1.1 0 General Design Review Requirements
II.3.2 Land Use Districts Map. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. II.3.2-1
11.3.2.1
11.3.2.2
II.3.2.3
Adoption of the Land Use Districts Map
Minor Amendments to the Land Use District Map
Special Implementation Provisions
II.3.3 Residential Districts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 11.3.3-1
II.3.3.1 Purpose
11.3.3.2 Residential District Categories/Intent
11.3.3.4 Permitted and Conditional Uses
11.3.3.4 Property Development Standards
II.3.3.5 Accessory Buildings and Uses
II.3.3.6 Walls and Fences
11.3.3.7 Recreational Vehicles
11.3.3.8 Performance Standards
II.3.4 Commercial Districts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. II.3.4-1
II.3.4.l Purpose
11.3.4.2 Permitted and Conditional Uses
11.3.4.3 Accessory Uses and Buildings
11.3.4.4 Property Development Standards
11.3.4.5 Outdoor Storage and Sales Areas
II.3.4.6 Trash Storage
11.3.4.7 Wall Requirements
11.3.4.8 Landscaping
(4i18/86) (04108/08)
PC DISTRICT REGULATIONS
II.3-i
TABLE OF CONTENTS
SECTION PAGE
11.3.4.9 Performance
11.3.5 Public, Quasi-Public, Opeu Space and Parks Districts ................ II.3.5-1
II.3.5.1 Purpose
II.3.5.2 Permitted and Conditional Uses
11.3.5.3 Property Development Standards
II.3.5.4 Accessory Uses and Buildings
11.3.5.5 Performance Standards
11.3.6 Special Uses aud Conditions .............. . . . . . . . . . . . . . . . . . . . . . . .. II.3.6-1
II.3.6.1 Purpose
11.3.6.2 Temporary Uses and Special Events
II.3.6.3 Home Occupations
11.3 .6.4 Recreational Facilities
11.3.7 Community Purpose Facility Sites. . " . .. . . " .. . .. . .. .. . . . '" .. . . .. II.3.7-1
II.3.7.1 Purpose
11.3.7.2 Facility Sites
11.3.7.3 Permitted and Conditional Uses
11.3.7.4 Property Development Standards
11.3.8 Comprehensive Parking Regulations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 11.3.8-1
II.3.8.1 Purpose
11.3.8.2 Size and Access Requirements
11.3.8.4 Number of Spaces Required for Designated Land Use
II.3.8.5 General Provisions
11.3.8.6 Parking Screening Requirements
II.3.8.7 Parking Area Landscaping
11.3.8.8 Parking Area Lighting
11.3 .8.9 Parking Area Front Setback
11.3.9 Comprehensive Sign Regulations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . " [1.3.9-1
11.3.9.1 Purpose
II.3.9.2 Sign Permit Required
II.3.9.3 Applicant Contents
11.3.9.4 Sign Permit Exceptions
II.3.9.5 Political Signs
II.3.9.6 Real Estate Signs
11.3.9.7 Off-premises Temporary, Open House Real Estate Signs
[1.3.9.8 Prohibited Signs and Lighting
11.3.9.9 Residential Sign Regulations
(4,'18,'06) (04/08/08)
II.3-ii
PC DISTRICT REGULATIONS
TABLE OF CONTENTS
PAGE
SECTION
11.3.9.10
11.3.9.11
11.3.9.12
11.3.9.13
II.3.9.7
II.3.9.8
Commercial Sign Regulations
PQ/CPF/OS/P Sign Regulations
Sign Maintenance and Construction Standards
Temporary Signs
Signs Relating to Inoperative Activities
Enforcement, Legal Procedures and Penalties
II.3.10 Legislative Procedures................................. ......... II.3.10-1
11.3.10.1 Purpose
11.3.10.2 Adoption of Planned Community District Regulations
II.3.10.3 Amendments
II.3.11 Administrative Procedures, Conditional Uses and Variances.. . . . . . .., II.3.11-1
[1.3 .11.1 Purpose and Intent
11.3.11.2 Zoning Administrator Authority
11.3 .11.3 Design Review Committee
II.3.11.4 Design Review - Appeals
11.3.11.5 Site Plan and Architectural- Approval
11.3.11.6 Site Plan and Architectural- Appeals
II.3.11.7 Conditional Use Permit
11.3.11.8 Conditional Use Permit - Appeals
11.3.11.9 Variance
II.3.11.10 Variance Appeals
II.3.12 Exceptions and Modifications....... ............................. II.3.12-1
II.3.12.1 Height Limitation Exceptions
II.3.12.2 Projections into Required Yard Permitted
II.3.12.3 Scenic Highway setback Encroachments
II.3.13 Enforcement.................................................. II.3.13-1
11.3.13.1 Enforcement by City Officials
II.3.13.2 Actions Deemed Nuisance
11.3.13.3 Remedies
II.3.13.4 Penalties
(4/18/86) (04/08/08)
PC DISTRICT REGULATIONS
11.3-iii
TABLE
Table A
Table B
Table C
Table D
Table E
Table F
Table G
Table H
Table 1
Table J
Table K
Table L
Table M
Table N
EXHIBIT
PC-l
PC-2
PC-3
(4/1 8,'86) (04/08/08)
LIST OF TABLES
Note: Page numbers will be updatedfor the Final Adopted document
PAGE
Land Use Districts Definitions ................................. II.3.1-3
Permitted Use Matrix - Residential Districts. . . . . . . . . . . . . . . . . . . . . " II.3.3-4
Property Development Standards - RL Group Residential Districts.. . .. II.3.3-7
Property Development Standards - RE Group Residential Districts. . . .. II.3.3-8
Property Development Standards - RS & RP Group Residential Districts II.3.3-9
Property Development Standards - RC & RM Group Residential DistrictslI.3 .3-1 0
Single Family Detached Allowable Building Area. . . .. . . . . '" .. . .. 11.3.3-11
Exterior Noise Limits. . . .. .. . " . . .. . .. . . . . . . . . . . .. . . .. . . . .. " 11.3.3-16
Interior Noise Limits. . . . .. . .. . . . . . .. . . . . . . . . . . . . . . . . .. .. . . " II.3.3-16
Permitted Use Matrix - Commercial Districts. . . . . . . . . . . . . . . . . . . . .. II.3.4-4
Permitted Use Matrix - Public, Quasi-Public, Open Space & Park Districts 11.3.5-4
CPF - Property Development Standards .......................... II.3.7-3
Off-street Parking Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. II.3.8-5
Handicap Parking Requirements ...... . . . . . . . . . . . . . . . . . . . . . . . . .. II.3.8-6
LIST OF EXHIBITS
PAGE
Land Use Districts Map. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . " 11.3.2-3
Building Siting Plans for RL 1 District ............................
Parcel WR-l Accessory Structures Standards.. . . . . . . " . . . . . . . . . . .. .
11.3-iv
PC DISTRICT REGULATIONS
SECTION 11.3
PLANNED COMMUNITY DISTRICT REGULATIONS
11.3.1 General Provisions
II.3.1.1 Purpose and Scope
II.3.l.2 Private Agreements
11.3.1.3 Conflicting Ordinances
II.3.1.4 Establishment of Land Use Districts
II.3.1.5 Adoption of Land Use Districts Map and Development Regulations
II.3.1.6 Amendments to the Land Use Districts Map
11.3.1.7 Clarification of Ambiguity
II.3.1.8 Effect of Regulations
11.3.1.9 Definitions of Terms
II.3.1.10
General Design Review Requirements
(4118,'86) (04/08/08)
PC DISTRICT REGULATIONS
II.3.l-l
GENERAL PROVISIONS
1I.3.1.1
Purpose aud Scope
For the purpose of promoting and protecting the public health, safety and welfare of the people of
the city ofChula Vista, to safeguard and enhance the appearance and quality of development in the
EastLake III (EastLake Vistas and EastLake Woods) Sectional Planning Area (SPA) ofthe EastLake
III General Development Plan (GDP) area, and to provide the social, physical and economic
advantages resulting from comprehensive and orderly planned use ofland resources, these Planned
Community District Regulations defining land use districts and regulations within those districts are
hereby established and adopted pursuant to Title 19 (Zoning Ordinance) of the Chula Vista
Municipal Code (CVMC), specifically Chapter 19.48 P-C Planned Community Zone.
The EastLake III Planned Community District Regulations are intended to:
.
Ensure that the SPA Plan(s) is prepared and implemented in accordance with the
provisions of the EastLake III GDP.
.
Implement the Chula Vista General Plan for the Eastern Territories.
.
Promote the orderly planning and long term phased development ofthe EastLake III
GDP area.
.
Establish conditions which will enable EastLake !II and its component SPA(s) to
exist in harmony within the larger community.
1I.3.1.2
Private Agreements
The provisions of this ordinance are not intended to abrogate any easements, covenants, or other
existing agreements which are more restrictive than the provisions contained within these Planned
Community District Regulations.
1I.3.1.3
Conflicting Ordinances
Whenever the provisions of this ordinance impose more, or less, restrictive regulations upon
construction or use of buildings and structures, or the use of lands/premises than are imposed or
required by other ordinances previously adopted, the provisions of this ordinance or regulations
promulgated hereunder shall apply.
11.3.1.4
Establishment of Land Use Districts
In order to classifY, regulate, restrict and separate the use ofland, buildings and structures, and to
regulate and limit the type, height and bulk of buildings and structures in the various districts, and
to establish the areas of yards and other open space areas abutting and between buildings and
(-t/18/86) (04/08/08)
1l.3.1-2
PC DISTRICT REGULATIONS
GENERAL PROVISIONS
structures, and to regulate the density of population, the EastLake III GDP area is hereby divided
into the following Land Use Districts:
SYMBOL PC LAND USE NAME PURPOSE & GENERAL DEFINITION
RL1 Low Density Residential For Single Family Residential buildings in excess of 3,200 square feet on a
minimum lot size of 20,000 snuare feet
RL2 Low Density Residential For Single Family Residential buildings in excess of 2,900 square feet on a
minimum lot size of 13,500 snuare feet
RL3 & RL4 Low Densitv Residential For Sinale Familv Residential with minimum lot size of 10,000 sauare feet
RE1 Estate Residential For Sino Ie Familv Residential with minimum lot size of 8,000 sauare feet
RE2 & RE3 Estate Residential For Sinnle Familv Residential with minimum lot size of 7,000 sauare feet
RS1 Single Family For Single Family Residential with minimum lot size of 6,000 square feet
Residential
RS2& Single Family For Single Family Residential with minimum lot size of 5,000 square feet
RS2-A Residential
RP1 SFD/Planned Unit For Single Family Residential with minimum lot size of 4,200 square feet
Residential
RP2 SFD/Planned Unit For Single Family Residential with minimum lot size of 3,150 square feet.
Residential
RC Condominium For Single Family/Multi-Family Residential intended for housing ranging from
Residential 8 units/acre to 15 units/acre including small lot single family, alley and
dunlex nroduct tvoes
RM Multi~family Residential For Multi-Family Residential intended for housing at densities of 15
units/acre and areater
RM6 Ml:llti f.:.."il) n.ee. roo Ml:Ilti r ..",:11 rt"Jia'::l'lt:,,1 i1,l.;.I,c1c:.e1 fe, 1..:.t:l5il,g.:.t dcl,3iti'-5 of 15
~ ..
RM-1 Multi~Familv Residential For Multi-Familv Residential intended for housina at densities of 15
units/acre and areater
VC Village Commercial For Village Commercial for commercial uses such as, but not limited to,
retail shans, orofessional offices and service commercial
TC Tourist Commercial For TourisWisitor Commercial for commercial activities such as retail
shons, services, activities and accommodations oriented to visitors
PQ Public and Quasi-Public For Public and Quasi-Public for uses such as schools, utilities, public safety
facilities and similar uses owned and operated by public or quasi-public
aaencies or oraanizations
OS/P Open Space & Park For Open Space/Park for developed or usable open space and park uses,
and mav include naturalized ooen soace
OS Open Space For non-improved, naturalized or undisturbed open space
CPF Community Purpose For Community Purpose Facility for uses established pursuant to the
Facility Community Purpose Facilities requirements of the Chula Vista (P-C)
Planned Community Zone
Table A
EASTLAKE III LAND USE DISTRICTS DEFINITIONS
(.$:18,'06) (04/08/08)
PC DISTRICT REGULATIONS
11.3.1-3
GENERAL PROVISIONS
11.3.1.5
Adoption of Land Use Districts Map and Development Regulations
Land Use Districts and Land Use District boundaries are established and adopted by ordinance as
shown, delineated and designated on the EastLake III GDP/SPA Land Use Districts Map (see
Exhibit PC-I) of the city of Chula Vista. This map, together with all notations, references, data,
district boundaries and other information thereon, are made an integral part of these EastLake III
Planned Community District Regulations and adopted concurrently herewith.
11.3.1.6
Amendments to the Land Use Districts Map
Changes to the Land Use Districts and Land Use District boundaries of the land use districts shall
be processed as a SPA amendment and adopted by Ordinance as provided in Section 11.3.9.3 ofthis
Planned Community District Regulations.
11.3.1. 7
Clarification of Ambiguity
If ambiguity arises concerning the proper classification of a particular land use within the meaning
and intent of this Ordinance, or if ambiguity exists with respect to height, yard requirements, area
requirements or land use district boundaries as set forth herein, it shall be the duty of the Zoning
Administrator to ascertain all pertinent facts concerning such ambiguity and forward said findings
and recommendations to the Planning Commission, or on appeal, to the City Council. If approved
by the Commission, or on appeal, by the City Council, the established interpretation shall govern
thereafter.
Should any provision of these regulations conflict with the regulations of the Municipal Code, the
requirements herein shall apply.
11.3.1.8
Effect of Regulations
The provisions ofthis Ordinance governing the use of land, buildings, structures, the size of yards
abutting buildings and structures, the height and bulk of buildings, the density of population, the
number of dwelling units per acre, standards of performance, and other provisions are hereby
declared to be in effect upon all land included within the boundaries of each and every land use
district established by these Planned Community District Regulations.
11.3.1.9
Definitions of Terms
For the purposes of this ordinance, certain words, phrases and terms used herein shall have the
meaning, assigned to them by Title 19 of the City ofChula Vista Municipal Code, including SPA
amendment, Conditional Use Permit, Variance, Site Pan and Architectural Review.
The use of the term "Administrative", such as in Administrative Review, Administrative Process,
Administrative Update, or other similar combinations, refers to a process of the Chula Vista Zoning
Administrator.
(4!10:S6) (04/08/08)
11.3.1-4
PC DISTRICT REGULA nONS
GENERAL PROVISIONS
The terms minimum lot size and minimum pad size refers to the minimum legal lot size and the
minimum size of the useable area within a lot respectively. The useable area of a lot is the area
flatter than 5: I and includes minor berms and swales for on-site drainage.
When consistent with the context, words used in the present tense include the future; words in the
singular number include the plural; and those in the plural number include the singular. The word
"shall" is mandatory; the word "may" is permissive.
Any aspect of land use regulation within the EastLake III GDP area not covered by these district
regulations or subsequent plan approvals shall be regulated by the applicable chapter ofthe CVMC.
II.3.1.10
General Design Review Requirements
Design Review for certain land uses is required by either the Zoning Administrator or the Design
Review Committee as follows:
A Zoning Administrator Review required for:
. Design Review for Residential Land Use Districts targeted for planning areas
having lots < 7,000 sq. ft.
. Site Plan and Architectural Review for Residential Land Use Districts
targeted for lots> 20,000 sq. ft.
Public/Quasi-Public Facility Projects
B. Design Review Committee Required for:
. Multi-Family Projects greater than 5 units
. Commercial Projects
. Items referred by Zoning Administrator or appealed to the Design Review
Committee.
(4/18/06) (04108/08)
PC DISTRICT REGULA nONs
11.3.1-5
1l.3.2 Land Use Districts Map
II.3.2.1 Adoption of the Land Use Districts Map
II.3.2.2
Minor Amendments to the Land Use District Map
II.3.2.3 Special Implementation Provisions
Land Use Districts Map
(4/18!86) (04/08/08)
PC DISTRICT REGULA nONs
1l.3.2-l
LAND USE DISTRlCTS
II.3.2.1
Adoption ofthe Land Use Districts Map
This chapter consists of the Land Use Districts (Zoning) Map for the EastLake III GDP area
included in a reduced form as Exhibit PC-I. The original EastLake III GDP Official Land Use
Districts Map shall be kept on file with the City Clerk and shall constitute the original record. A
copy of said map shall also be filed with the City Planning Department.
II.3.2.2
Minor Amendments to the Land Use District Map
The land use district boundaries shown on the map are intended to coincide with proposed streets,
alleys or lot lines. Minor amendments to these boundaries resulting from the relocation of a
boundary street, alley or lot line by the approval of a tentative or final subdivision map shall be
incorporated in the Land Use Districts Map as an administrative matter.
II.3.2.3
Special Implementation Provisions
The Community Purpose Facility site (CPF District) is designated within the development area
shared with high density residential uses (RM District), as shown on the Land Use Districts Map.
In order to assure that both uses will be properly implemented, a conceptual site plan demonstrating
the viability of both uses shall be required prior to development of either use. A Design Review
submittal prepared for development approval of either use shall include a conceptual depiction of
the second use within the overall development area and demonstrate both uses can be developed in
accordance with applicable development standards and design requirements. The configuration of
the two parcels may be adjusted providing the required CPF acres is maintained.
The purpose of the companion conceptual plan for the area not included in the Design Review
package is to determine if the approval of the application will be compatible with expected future
development. The Conceptual Plan will include at least a depiction of circulation, parking areas,
building areas, and pedestrian circulation in the same scale as the Design Review site plan being
reviewed. Approval of a Design Review accompanied by the conceptual plan will not be construed
as an "in effect approval" of the conceptual plan.
(4,'I6,'86) (04/08/08)
11.3.2-2
PC DISTRICT REGULATIONS
LAND USE DISTRICTS
Land Use Districts
Pk upu.tid
Adopted
Symbol II Definition
Nu/as:
1_ Refer \0 the Planned Communrt~ Di!triet Regulatioo$ text for
oomple\ed~nitioro'andreq\lirem","ts.
2. Bo"",daries ol' Land Use Dislricts are subjed 10 minor adjustmenl
in lhll subdiVIsIon proceu withoUl formal ame<1dmeollo tl'1;. ..xhibrt
RL1
RL2
RL3 & RL4
RE1
RE2 & RE3
RS1
RS-1a
RSZ
RP1
RP2
RC
RM
RMS
VC
PO
OS/P
OS
CPF
05-1
SFD min. lot size 20,000 sf
SFD min. lot size 13,500 sf
SFD min. lot size 10,000 sf
SFD min. lot size 8,000 sf
SFO min. lot size 7,000 sf
SFD min. lot size 6,000 sf
SFD min. lot size 5,000-6,000 sf
SFD min. tot size 5,000 sf
SFD min. lot SIze 4,200 sf
SFD min. lot size 3,150 sf
SFlMulti-Fam. from 8-15 dulae
Multi-Familty :> 15 du/ae
Multi-family Seniors> 15 du/ae
Village Commercial
Public and Quasi-Public Uses
Open Space/Park & Rec.
Open Space - Passive
Community purpose Facilities
Open Space (Po/entia/ School Parking)
( ~
~1-' '
~
iJ')
.\
."
LowerOtay
Reservoir
~ fASTLAKE III
A planned community by The EastLake Company
l~r!X Land Planning
...._""lO'..,...'... r-n
i"\...!'i
. .. .. ,..l.....
6/20/06
(4/18/86) (04/08/08)
Exhibit PC-l
PC DISTRICT REGULATIONS
II.3.2-3
LAND USE DISTRICTS
_.----:::::::::-.~
~~-...,' /~..----- ~"""-'
"1 -',.-- ---.'1 ~
r ------~ '2 II ...~
,I, 'II ,.,~~
'I ,. Y .
\ \ ~~~\ \~ ......,
\" '~~ ~~-,"---------
~ { . '-."'\ \ -~
~\ \, I A.3 \) \
\\I~, ' }~
. ,"~- -----...I .I (
rtt:;. ,,~"', /" O~.
(" '1' \ -~" ,~
I,'" "" '"...~ )'~'_::'_
.. (, 1,\\\ \ PQ -"'" ! RLI '---11~
"\~ ~~\ \/?,\), ..'\r'~' . ~..~... '
) RP2 .,~\~:;/ . ( ~//
\ \ ,/ \, r'.,
\ \ ,(~\ \,1 RL2 /' ~, ).'
1/ \ /'\' \ ',,' 1
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~-....::::~, Ilt,<;J; \, i))'
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/,"'...... \ ., FiP71K
''<: I~~('
Ilc.filiiiiOi1-------~~_ /'1
Land Use Districts
Proposed
RLi
RL2
RL3 & RL4
REi
RE2 & RE3
RS1
RSa1.
--"RS2 --
'- RP1 --
RP2
-"Re'
RM
-ftM&-
B.M,,1
VC
PQ
OSIP
OS
CPF
OS-1
SFD min. lot siZil 20,000 sf
SFD min, lot size 13,5OO.f
SFD min, lot size 10,000 sf
SFD min. JoI3ize 9,000 sf
SFD rnin.lot size 7.000 sf
SFD min, lot size 6,000 sf
SFD min. lot size 5,000-6,000 sf
SFO min. lot size 5,000 sf
SFD min, lot size 4,200 sf
SFD min. lot size 3,150 sf
SflMultJ-Fam. from 6-15 dulac
MultJ_Familty> 15 dulac
"'!.l.ll:; t.....if,r Sa le._ H: ~t:.I.'~
MuUi-Familtv> 15du/ac
~llage Commercial
Public and QUI!I\5j..:public U~~
Open Spa:elPark & Rec,
Open Space - Passive
Community Purpose Fadltles
OJlen Spsca rP.::lletlaal Schaal P.srk/n9)
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.-0-'''./ '.........1
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\.\ \ , RP-2! I' lit I Lor.,-e, Ot~y
\ \. - l RE3 105(17' \ R._roGN'
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- _::;::~1......",,- /'" VC /I~"
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b. /~-(-o' --c " .M.1 \.\ ..,
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Symbol
ND_:
J Rot~n te I'" P1iamod ~~My 05tnct RllgUtJI'OOJ; IC~l ~Dr
i::Impl~tO:flMjcn.;JnClr;:wjro:t1enl$
2 8C>.lmarilll d lJla U:le Dinic.. ae suqQct I~ nW\CI idJ'....,lmC"l
'01hIJ~ub\:WJ.ooPP;OO;;CS$-..rmoo.tIQn/l"'lanl~,tle(f:<i$ntllQ~
Ai fASTLAKE III
A planned community by The Ea'stLake- Company
...; .i, Land PJoming
~ "..,
, .. ~."l....j
6120/fM
Exhibit PC-!
(4,'18,'06) (04108108)
11.3.2-4
PC DISTRICT REGULATIONS
II.3.3 Residential Districts
II.3.3.1 Purpose
11.3 J .2 Residential District CategorieslIntent
IIJ.3.4 Permitted and Conditional Uses
IIJJ.4 Property Development Standards
II.3.3.5 Accessory Buildings and Uses
11.3J.6 Walls and Fences
11.3J.7 Recreational Vehicles
11.3.3.8 Performance Standards
(4/1 8,'86) (04/08/08)
11.3.3-1
PC DISTRICT REGULATIONS
11.3.3.1
RESIDENTIAL DISTRICTS
Purpose
The purpose of the EastLake III Residential Districts is to achieve the following:
11.3.3.2
.
To implement the residential policies of the EastLake III General Development Plan.
.
To reserve appropriately located areas for family living at a broad range of dwelling
unit densities consistent with the EastLake III General Development Plan and with
sound standards of public health, safety and welfare.
.
To ensure adequate light, air, privacy and open space for each dwelling unit.
.
To minimize the effects of traffic congestion and to avoid the overloading of public
services and utilities by phasing, construction of buildings in relation to the land area
around them and available infrastructure.
.
To protect residential properties from noise, illumination, unsightliness, odors,
smoke and other objectionable influences.
.
To facilitate the provision of utility service and other public facilities commensurate
with anticipated population, dwelling unit densities and service requirements.
Residential District Categories/Intent
Three basic residential development types are anticipated in EastLake III: a range of low
density/large lot single family detached homes, standard single family detached homes and
attached/multi-family units.
. The RL district group identifies large lot (10-20,000 square foot average lot sizes)
development areas.
. The three single family land use district groups, RE, RS and RP, are utilized to distinguish
single family detached units in traditional density ranges (8,000 square foot and smaller
lots).
. Three attached/multi-family districts are also established, RC, RMS u"J RM and RM-l. The
RC district is intended to accommodate typical single family attached and multi-family units
ranging from duplexes to townhouses, as well as innovative housing products, falling in the
range of 8 to 15 dwelling units per acre (du/ac). The typical housing product in the RM
district is intended to include stacked units and group parking which would be expected at
densities greater than 15 du/ac. The RM-l district aDD lies onlv to the Windstar Pointe
Proiect Resort oroiect. TIt...... MIS d;"l,;d ;.., ";lIl;!Cl.i tv tL..... Rivl J;"ll;d, but ;uh...lid......J tv LI.,;
suitabk Cu, l,uu';"5 Cu, ,~"iu". The RM-l district is similar to the RM district. but intended
to allow for additional flexibility in develooment standards.
(4/18/06) (04108/08)
11.3.3-2
PC DrsTRICT REGULATIONS
RESIDENTIAL DISTRlCTS
11.3.3.4
Permitted and Conditional Uses
The matrix of land uses on the following pages indicates the relative permissive status using the
following symbols:
Hp"
=
Permitted.
"C"
Permitted subject to Conditional Use Permit approved by the Chula Vista
Planning Commission.
"'CC"
Permitted subject to Conditional Use Permit approved by the Chula Vista
City Council.
"ZA"
Permitted subject to Conditional Use Permit by the Zoning Administrator.
"a"
Permitted Accessory Use to a Permitted or Conditional Use.
"1"
Permitted Interim Use.
'''N''
Use Not Permitted.
The group headings RL, RE, RS and RP on the matrix identify permitted and conditional uses for
each of the land use districts in the respective group and are used to identify their respective land
use district groups throughout these regulations.
(4/18,'86) (04/08/08)
PC DISTRICT REGULATIONS
11.3.3-3
RESIDENTIAL DISTRICTS
LAND USE ZONING DISTRICT
RL/RE RS RP RCIRM RM-l RMS
Residential Uses:
Single-family dwelling . P P P a N N
Guest dwelling or accessory living quarters ZA' N N N tl N
(Sec.19.04.106 CVMQ
Mobile home which is certified under the National Mobile ZA ZA ZA ZA tl nor
Home Construction and Safety Standards Act of 1974 on
individual lots
Group residence or residential dwelling, operated by an N N C C tl N
organization, association or individual with a paid
professional staff, uses may include, but are not limited to,
boarding or rooming homes, dormitories and retirement
homes
D'!E!ex dwelling N N P P N N
Multiple dwellings (3 units and above) N N ZA P P P
Townhouse dwellings N N P P N P
Agricultural Uses:
AlityJJes of horticulture, including tree farmi~ I I I I I t
~icultural crops o~azing I I I I I t
Community garden I [ I I I t
Public and Semi-public Uses:
Day nurseries, day care schools and nurs~chooIs N N C C C N
Essential public services, including but not limited to: private C C C C r;, €
school, library, museum, park, public works facility and
other civic uses
Family daycare home, large (subject to Chapter 19.58 P' p2 p2 p2 p2 p1
CVMC)
Public safety facility such as police or fire station C C C C C €
Public utility and public service sub-stations, reservoirs, C C C C r;, €
yu~in&"plants and similar installations
Recreation facility less than 2 acres in size ZA ZA ZA ZA ZA nor
Recreation facility over 2 acres in size C C C C C €
Table B
PERMITTED USE MATRIX - RESIDENTIAL DISTRICTS
I Permitted by right in the RLl District. 2 Large Family Daycare Home pennit required when located in residential districts.
(4),'10,'66) 104/08/08)
I1.3.3-4
PC DISTRICT REGULATIONS
RESIDENTIAL DISTRICTS
Table B
PERMITTED USE MATRIX-RESIDENTIAL DISTRICTS (cont'd.)
LAND USE ZONING DISTRICT
RLIRE RS RP RC/RM RM-I RMS
Home Occuoations:
Home occunations (subiect to Section 11.3,6.3) P P P P P P
Other Uses:
Keeping of up to three (3) dogs and/or three (3) cats (over the P P P P !'. p
age of four months)
Stables orivate and nub lie N N N N N N
Nursino homes ner See, 19,58,220 CYMC P P P P N P
Convalescent homes N N N N N N
Model homes (subiectto Section 11.3,6.2, Temnorarv Uses) ZA ZA ZA ZA ZA 2\*
Other accessory uses and accessory buildings customarily
appurtenant to a permitted use (subject to Chapter 19.58
CYMC)
_ Garden Shelter, Covered Patio, Storage Shelter, Pool
House, Greenhouse, or similar yard improvement a a a a l! "
_ Guest House without Cooking Facilities a N N N !i N
_ Guest House with Cooking Facilities ZA] N N N !i N
- Stable N N N N !i N
_ Attached & detached garaoes < 600 sf a a a a a "
Other temnor"rv uses as nrescribed in Section 11.3.6.2 C C C C C e
Temporary tract offices and tract signs (subject to Section ZA ZA ZA ZA ZA 2\*
11.3.6.2, Temoorarv Uses)
Unclassified uses (subiect to Chanter 19.54 CYMC) CC CC CC CC cc ee
I A Guest House with Cooking Facilities is pennitted in the RL District must obtain a Conditional Use Pennit from the Zoning
Administrator.
(4/18/06) (04/08/08)
PC DISTRICT REGULATIONS
11.3.3-5
RESIDENTIAL DISTRICTS
11.3.3.4
Property Development Standards
A.
General Standards
The following Property Development Standards shall apply to all land and buildings
pennitted in their respective residential land use district. The use ofthe symbol "SP"
indicates that the standard is established by the Design Review approval. Refer to
Section 11.3.10, herein, for Design Review Procedures for all zoning districts.
The use of the symbol "BSP" indicates that the standard is established by the Building
Siting Plan as provided for in Section II.3.3.4.F.
The use of the svmbol "SP" indicates that the standard is established bv the aooroved
Site Plan for the Windstar Pointe Resort Proiect.
Unless otherwise noted, dimensions and standards are minimums. Minor variations
may be permitted subject to Design Review, variance, or tract map approval. Lot
widths and depths are typical minimums but may vary slightly with irregularly shaped
lots and site specific conditions. Refer to Section II.3.!O Administrative Procedures,
for further information regarding processing requirements. Also see Section II.3.! 1
for exceptions and modifications to these standards.
B. Specific Standards
See property development standards matrices on the following pages. The intent ofthe
minimum lot size is to indicate the typical minimum useable area ("pad"), even though
measurements are to be based on the actual legal lot dimensions and boundaries.
Notwithstanding the minimum lot size permitted, the average useable area ("pad") for
any Residential Land Use District should be at least equal to the minimum lot size.
c. Water Quality Compliance
The project shall comply and remain in compliance with the California Water Quality
Control Board, San Diego Region (SDR WQCB) Order No. 2001-0 I National Pollution
Discharge Elimination System (NPDES) No. CASO I 08758 Waste Discharge
Requirements for Discharges of Urban Runoff from Municipal Separate Storm
Systems (MS4s) Draining the Watersheds of the County of San Diego, the
Incorporated Cities of San Diego County, and the Unified Port District.
(4/18>'86) (04/08/08)
11.3.3-6
PC DISTRICT REGULATIONS
RESIDENTIAL DISTRICTS
Table C
PROPERTY DEVELOPMENT STANDARDS - RL GROUP RESIDENTIAL
DISTRICTS
DEVELOPMENT STANDARD ZONING DISTRICT
RLI RL2 RL3 RL4
Lot Criteria:
Minimum lot area (s"uare feet) 22,000 13,500 10,000 10,000
Maximum lot CQverape (%) BSP 45 50 50
Minimum lot denth (feet) BSP 120 110 110
Minimum lot width (feet):
~measured at property line BSP 115 95 95
-flag lot street frontage BSP 35 25 25
-knuckle or cul-de-sac street frontae:e6 BSP 40 35 35
Yards and setbacks:'"
Minimum front yard setback:
-to direct entry garage BSP 30 25 25
-to side entry garage BSP 20 20 20
-to main residence SSP 25 20 20
Minimum side yard setback (feet)'-4:
-to adjacent residential lot (one side/total) SSP 10/25 7/20 7/20
-distance between detached units BSP 20 17 17
-to adiacent residential street (corner lot) BSP 20 20 17
Minimum rear yard setback (feet)' BSP 25 25 25
Building height (stories/feet): 2/30' 2/28 2/28' 2/28'
Parking:
-minimum on-site spaces (minimum in garage) 6'(2) 2(2) 2(2) 2(2)
-minimum on-street spaces 0 2 2 0
-maximum drivewav width at curb (feet) 16 24 24 163
,.
Side and rear yard setbacks for accessory buildings (Refer to Section I1.3.3~5)
Maximum height is 35 feet, if approved by Zoning Administrator.
Maximum width is 24 feet for shared driveway serving more than one primary residence.
The side yard setback for an entry drive trellis or portico may be reduced by 50% subject to Variance approval.
Maximum height may be increased to 3 stories and 35', as defined in Chapter 19.04.038, with Design Review
approval.
For cul-de-sacs and knuckles the lot width shall be measured at the front setback line.
The four on-site parking spaces in RL 1, that are in addition to the two primary spaces, may be in garages, parking
bays, or use driveways, providing they do not block ingress and egress of the two primary on-site spaces in
garages.
Additional Notes:
* Refer to Section 1l.3.3.4C for allowable building area for each Land Use District.
* Refer to Section n.3.3.4F for special setbacks for Scenic Highways.
(4:18/86) (04/08/08)
PC DISTRICT REGULATIONS
11.3 .3-7
RESIDENTIAL DISTRICTS
Table D
PROPERTY DEVELOPMENT STANDARDS - RE GROUP RESIDENTIAL
DISTRICTS
DEVELOPMENT STANDARD ZONING DISTRICT
REI RE2 RE3
Lot Criteria:
Minimum lot area (souare feet) 8,000 7,000 7,000
Maximum lot coverage (%) 50 50 50
Minimum lot depth (feet) 105 105 108
Minimum lot width (feet):
-measured at property line 3. 80 70 65
-flag lot street frontage 20 20 20
.knuckle or cul-de-sac street frontage3 25 25 25
Yards and setbacks:*
Minimum front yard setback (feet from back of sidewalk) :
-to direct entry garage 20 20 20
-to side entry garage 15 15 15
-to main residence 15 15 15
Minimum side yard setback (feet)l.2;
-to adjacent residential lot (one side/total) 511 5 5/10 5110
-distance between detached units 12 10 10
-to adiacent residential street (comer lot) 15 10** 10**
Minimum rear yard setback (feet)l.J: 25 20 20
Building height (stories/feet): 2YJ28 2YJ28 2/28
Parking:
-minimum on-site spaces (minimum in garage) 2(2) 2(2) 2(2)
-minimum on-street spaces 1 I I
-maximum driveway width at curb (feet) 24 24. 24
Side and rear yard setbacks for accessory buildings (Refer to Section 11.3.3-5).
The side yard setback for an entry drive trellis or portico may be reduced by 50%. Subject to Variance approval.
For cul-de-sacs and knuckles the lot width shall be measured at the front setback line.
Additional Notes:
* Refer to Section 1I.3,3.4C for allowable building area for each Land Use District.
* Refer to Section IU.3.4F for special setbacks for Scenic Highways,
** Refer to Section 11.2.1.3 for planning interpretation of these setback requirements.
(-ti18i86) (04/08/08)
lU .3-8
PC DISTRICT REGULATIONS
RESIDENTIAL DISTRICTS
Table E
PROPERTY DEVELOPMENT STANDARDS - RS & RP RESIDENTIAL
DISTRICTS
DEVELOPMENT STANDARD ZONING DISTRICT
RSl RS2 RSIA RPl RP2
Lot Criteria:
Minimum lot area (square feet) 6,000 5,000 5,000- 4,200 3,150
6,000
Maximum lot coverave (%) 50 50 50 50 50
Minimum lot denth (feet) 100 100 100 90 70
Minimum lot width (feet):
-measured at property line. 3 60 50 50 42 45
-flag lot street frontage 20 20 20 SP SP
-knuckle or cul-de-sac street frontae:e 3 25 25 25 SP SP
Yards and setbacks:*
Minimum front yard setback:
-to direct entry garage 20 20 20 SP SP
-to side entry garage 15 15 15 SP SP
-to main residence 15 15 15 SP SP
Minimum side yard setback (feet)Ll:
-to adjacent residential lot 5/10 5/10 5/10 SP SP
-distance between detached units 10 10 10 SP SP
-to adiacent residential street (comer lot) 10** 10" 10** SP SP
Minimum rear yard setback (feet)l.3: 20 15 15 SP SP
Bnilding height (stories/feet):
-main building 2/28 2/28 2/28 2/28 2128
-accessory building 1/15 1/15 1/15 1/15 1/\5
Parking:
-minimum on-site spaces (minimum in garage) 2(2) 2(2) 2(2) 2(2) 2(2)
-minimum on-street spaces 1 I 1 1 I
-maximum drivewav width at curb (feet) 24 24 24 16.5 16.5
Side and rear yard setbacks for accessory buildings (Refer to Section IIJ.3-5).
The side yard setback for an entry drive trellis or portico may be reduced by 50%. Subject to Variance approval.
For cul-de-sacs and knuckles the lot width shall be measured at the front setback line.
Additional Notes:
.
"
Refer to Section I1JJ.4C for allowable building area for each Land Use District.
Refer to Section IIJJ.4F for special setbacks for Scenic Highways.
Refer to Section II.2.1J for P.C. Interpretation of these setback requirements.
(~/18,'86) (04/08/08)
PC DISTRICT REGULATIONS
II.3.3-9
RESIDENTIAL DISTRICTS
Table F
PROPERTY DEVELOPMENT STANDARDS - RC & RM RESIDENTIAL
DISTRICTS
DEVELOPMENT STANDARD ZONING DISTRICT
RC RM RM-I RMS
Lot Criteria:
Average lot area (square feet) SP SP SP Sf'
Minimum lot area (square feetl SP SP SP Sf'
Maximum lot coverage (%) SP SP SP Sf'
Minimum lot depth Ifeeti SP SP SP Sf'
Minimum lot width (feet):
-measured at exterior property line SP SP SP Sf'
-flag lot street frontage SP SP SP Sf'
-knuckle or cul-de-sac street frontage SP SP SP Sf'
Yards and setbacks:*
Minimum front yard setback J;
-to direct entry garage 20 20 SP 26
-to side entry garage (single story) 20 20 SP 26
Mta main residence 20 20 SP 26
-to accessorY structures 20 20 SP 26
Minimum side yard setback (feet) J:
-to adjacent residential lot 20 20 SP 26
-distance between detached units 20 20 SP 26
-to adiacent residential street (comer lot) 20 20 SP 26
Minimum rear yard setback (feet) ': 20 20 SP ffl
Building height (stories/feet): 2.5/35 3/35 4/50' ~
Parkine: spaces:
Single family dwelling unit (garage spaces) 22 22 NA ""
Multiple dwellings:
-per studio unit 1 1 1 +
-per 1 bedroom unit 1\;2 l~ lY2 H
-per 2 bedroom unit 2 2 ;1 t
-Dee 3 bedroom unit 2Y2 2Y2 2Y2 B
Yard setbacks indicated are to the exterior property line ofthe parcel. Setbacks to interior property lines are subject
to Design Review Approval. .cAt...;". )-'.,,)-'...l; I;......... fv. ill.IS ,,1...11 b.... H..... ....At.....;". )-'lV~....l D",...d....J 1;...... ...l.....LC..c
... .;L.......l, H"t :..[.......1 )-'..........11;....".
Option: 1 car garage and I carport with Design Review approval.
Architectural feature may be up to 65' in height in accordance with Section 11.3.12.1. The measurement of
heieht as defined un CYMe Section 19.04.38.
Additional Notes;
*Refer to Section II.J.J.4C for allowable building area for each Land Use District.
>I< Refer to Section If.3.J.4F for special setbacks for Scenic Highways.
(4,'] 8i66) (04/08/08)
11.3.3-10
PC DISTRICT REGULA nONS
RESIDENTIAL DISTRICTS
C. Allowable Building Area
The allowable building area for each lot shall be as permitted in the table below. The
maximum building area for single family detached and attached products shall be that
permitted by FAR factor multiplied by the lot area or the listed maximum building
square footage, which ever is greater. The maximum building area for RC and RM
Districts shall be shown on an approved Site Plan. Homeowner additions shall be
permitted only where consistent with these standards. A three hundred square foot
maximum, open (partially covered and open on three sides) patio shall be permitted on
each residential lot and shall be exempt from inclusion in this calculation. Additional
building area may be approved by Design Review for projects deemed by the Zoning
Administrator to have extraordinary design detail~ and features.
Table G
SINGLE FAMILY RESIDENTIAL ALLOW ABLE BUILDING AREA
ZONING DISTRICT MAXIMUM (FAR) MAXIMUM BUILDING
AREA
RLl .45 FAR only
RL2 .50 8,000 SF
RL3 & RL4 .50 6,400 SF
REI .50 5,600 SF not to exceed .60
RE2 & RE3 .50 4,500 SF not to exceed. 70
RSl & RSIA .50 3,900 SF not to exceed .70
RS2 .50 3,600 SF not to exceed .70
RPI .55 2,900 SF not to exceed .70
RP2 55 2,550 SF not tn exceed .70
D. Building Siting Plan for RL 1 District
Yard setbacks for lots in the RL I district shall be established by a Building Siting Plan
(BSP). The general requirements and intent is established by the exhibit included
herein as Exhibit PC-2, Building Siting Plan. The BSP shall identify the "front" yard
of each lot and establish minimum setback distances for all yards with respect to
adjacent property lines. Refined supplemental updates to the Building Siting Plan, with
dimensions more precisely defined for each lot, shall be submitted to the Zoning
Administrator concurrent with submittal of any tentative subdivision map within this
district. Following tentative map approval, the accompanying BSP shall be approved
by the Zoning Administrator per Section 11.3.10.2 herein, if it is found otherwise
consistent with the purpose and intent of these regulations, shall be included in this
(4/10/06) (04/08/08)
PC DISTRICT REGULATIONS
11.3 .3-1\
RESIDENTIAL DISTRICTS
document as a replacement to Exhibit PC-2. Following approval, the BSP shall be
utilized to determine compliance with setback standards of the RL 1 district.
Modifications to the BSP for consistency with a final map may be approved by the
Zoning Administrator using the same procedure as the initial approval; modification
of the setbacks on an individual lot is permitted with Design Review approval.
E. Special Parking Provisions
4.
5.
(4,']8:86) (04/08/08)
1.
Group Parking Standards for RC, RM, & RMS RM-I Districts:
Parking requirements for the RC, RM and RMS RM-I districts include
three-tenths space per unit for guest parking. If more than one space
per dwelling unit is assigned to specific dwelling units, the required
guest parking spaces shall be marked and clearly identified as guest
parking. The guest parking spaces shall not be permitted to be assigned
to the individual dwelling units.
2.
Parking Standards for Affordable and Age-Restricted Housing:
Parking standards may be reduced from that specified for the RS, RP,
RC, RM, or aw:! RMS RM-I Districts, for projects which are restricted
to Affordable and Senior Citizens (age 62 and above) housing. Such
a reduction shall be at the discretion of the City Council through the
Conditional Use Permit procedure (Chapter 19.14.060 et. seq. CYMC).
A parking, study shall be prepared by a registered traffic engineer to
ensure adequate parking will be provided.
3.
Three Car Garages: Direct entry three car garages (garage doors facing
the street) are permitted within tracts where the average lot size is
6,000 square feet or greater. Such garages shall be allowed on one-half
of the lots within the tract unless a larger number is approved by
Zoning Administrator Design Review. These garages shall be placed
only on lots with street frontage of sixty feet or greater and the garage
portion ofthe front elevation shall not exceed fifty percent ofthe street
frontage of the lot. Three car garages with tandem spaces or with one
or more side entry garage spaces are not restricted and may be
constructed on any lot where applicable development standards are
met.
Four Car and Larger Garages; Four car and larger garages are
permitted within the RL, and in RE Districts with Zoning Administrator
Design Review. An access of sufficient width to the required on-site
parking shall not be counted as a parking area to meet the minimum
parking requirements.
Criteria for Parking and Panhandle Lots shall be in conformance with
19.22.150 CYMC, Section G-7.
11.3.3-12
PC DISTRICT REGULATIONS
RESIDENTIAL DISTRICTS
F. Special Requirements
1. Model Homes:
Model homes, their garages and private recreation facilities may be used as
offices for the first sale of homes within a recorded tract and subsequent similar
tracts utilizing the same architectural designs, subject to the regulations of the
City of Chula Vista governing said uses and activities. A Conditional Use
Permit shall be required for model home sites. Refer to Temporary Uses,
Section IlJ.6.2.
2. Private Streets
Subdivisions which propose private streets varying from adopted EastLake III
SP A street standards shall be subject to subdivision approval regardless of the
zoning district.
3. Building Elevations
A minimum of three front elevations shall be provided for each floor plan on
all single family detached residential housing, except custom homes.
4. Special Setbacks for Scenic Highways
There shall be a landscaped buffer along the full length of Otay Lakes Road,
Hunte Parkway, Wueste Road and Olympic Parkway. This landscape buffer
shall average a minimum of 75 feet from the back of curb with a minimum
dimension of 50 feet at any point. Residential structures, including fences shall
not be permitted within this buffer~except as provided for in Section 11.3 .12.3
herein for Scenic Highway Setback Encroachments.
11.3.3.5
Accessory Buildings and Uses
Refer to Exhibits PC-2a-k and PC-3 for Setbacks, Review Processes, General Design
Standards, Connection to City Greenbelt Trail, and Slope Planting and Fencing for RL I
District, Parcel WR-1.
Accessory uses and accessory structures that are subordinate to and customarily appurtenant
to a permitted use are allowed in accordance with the Permitted Land Use Matrices herein.
Accessory buildings and structures, attached or detached, used for living purposes, shall meet
all of the requirements for location of the main structure as constructed or required by the
district, whichever is less restrictive, except as herein provided.
A. Enclosed accessory buildings or open structures attached to the main building
are subject to approval by the Site Plan and Architectural Review. Such
(4/t8/86) (04/08/08)
PC DISTRICT REGULATIONS
lI.3.3 -13
11.3.3.6
RESIDENTIAL DISTRICTS
accessory buildings shall not be allowed to encroach into required setbacks,
unless permitted by special provisions herein.
B.
Detached accessory structures are subject to the approval of Site Plan and
Architectural Review and shall meet the front yard setback requirements of the
main building. Detached accessory structures may be located within an interior
side yard or rear yard, provided that such a structure is located no closer than
five feet to an interior side or rear lot line and is at least six feet from the main
structure, and does not exceed one story in height.
c.
Porches, steps and architectural features such as, eves, awnings, chimneys,
balconies, stairways, wing walls, or bay windows may not project more than
four feet into any required front or rear yard area, and not into any required
side yard setback (provided side yard is 10' or greater) more than one-half of
said setback. The width of a porch shall not exceed a distance equal to one-
third of the building width, except as may be approved through the applicable
Site Plan and Architectural Review or Design Review process. Said porch
encroachment shall remain completely open on three sides (or two sides if
abutting a structure). No screen or other materials shall be used which have the
effect of enclosing the porch structure.
Walls and Fences
In any required front yard adjacent to a street, the wall, fence, or hedge shall not exceed 42
inches in height, except as provided herein:
A. Walls, fences, or hedges not more than six feet in height may be maintained
along the interior side or rear lot lines provided that such wall, fence, or hedge
does not extend into a required front yard or exterior side yard, except as
required by a site specific noise study. Comer cut-off shall be provided, as
required by the City Traffic Engineer, whenever necessary for line-of-sight vis-
ibility and safety.
B. Walls, fences or hedges adjacent to a driveway or street providing vehicular
access to an abutting lot Or street shall not exceed 42 inches in height within
the front yard setback area of the lot. Walls in the front yard setback shall be
no closer than five feet to the back offront sidewalk. Corner cut-offs may be
required to maintain a reduced height in special circumstances for safety and
visibility as determined by the City Engineer.
C. Fiberglass, bamboo sheeting, chain link, chicken wire or similar temporary
material shall not be permitted as a fencing material. Plexiglass is permitted
for view purposes, except in the front yard, subject to approval ofthe Zoning
Administrator.
(4/18/86) (04/08/08)
11.3.3-14
PC DISTRICT REGULATIONS
RESIDENTIAL DISTRICTS
D.
Walls adjacent to corner lot side yards shall be constructed of masonry or
stucco in accordance with community fencing standards. Wood fences are
prohibited in this location.
E.
A privacy fence on top of a retaining wall along the interior property line shall
not exceed a combined height of 8 feet, unless separated by a horizontal
distance of a minimum four foot landscaped area.
11.3.3.7
Recreational Vehicles
The parking or storage of recreational vehicles on streets or in areas visible from the street, an
adjacent residential or open space lot, for purposes other than loading and unloading, shall be
prohibited. Recreational vehicles that are completely screened from all public view may be
parked within a residential yard.
11.3.3.8
Performance Standards
The following performance standards shall be met in all Residential Districts:
A. Equipment: air conditioners, antennas, satellite dishes, ham radio antennas,
solar panels, heating, cooling, ventilating, equipment and all other mechanical
lighting, or electrical devices shall be operated and located so that they do not
disturb the peace, quiet and comfort of neighboring residents and shall require
the prior approval of the Zoning Administrator. This equipment shall be
screened, shielded and/or sound buffered from surrounding properties and
streets. All equipment shall be installed and operated in accordance with all
other applicable ordinances. Heights of said equipment shall not exceed the
maximum height of the zone in which they are located.
B. Landscaping: front and exterior side yards requiring, landscaping shall consist
predominantly of trees, plant materials, ground cover and decorative rocks,
except for necessary walks, drives and fences. Drought tolerant landscaping
is encouraged. All required landscaping shall be permanently maintained in
a healthy and thriving condition, free from weeds, trash and debris.
Landscaping requirements may be met by either builder or developer
installation, or for single-family development, by requiring through CC&Rs or
other restrictions, that individual homeowners install their front yard
landscaping within one year of occupancy.
C. Utilities: all utility connections shall be coordinated with the site's architectural
elements so as not to be exposed, except where required by utility provider.
Pad-mounted transformers and/or meter box locations shall be included in the
site plan with any appropriate screening treatment as approved by each utility.
Power lines and cables, except for temporary use, shall be installed
underground.
(4/t8/86) (04/08/08)
PC DISTRICT REGULA nONS
1l.3.3-15
RESIDENTIAL DISTRICTS
D. Exterior Noise: the acceptable outdoor noise exposure level, measured at the
property line, for each residential district is given below. (See Chapter 19.66
CVMC for definitions and additional details.)
RECEIVING LAND USE DISTRICT 7 a.m. -10 p.m. 10 p.m. -7 a.m.
RL, RE, RS, RP 55 dBA 45 dBA
RC, RM;-RM5 60 dBA 50 dBA
-for environmental noise value is Leq in any hour
-for nuisance noise value is not to be exceeded at any time
Table H
EXTERIOR NOISE LIMITS
E. Interior Noise: the maximum permissible dwelling unit interior noise levels
are given as follows:
TIME INTERVAL ANYTIME 1 Min. in 1 Hour 5 Min. in 1 Hour
7 a.m. - 10 p.m. 55 dBA 50 dBA 45 dBA
10 p.m. -7 a.m. 45 dBA 40 dBA 35 dBA
Table I
INTERIOR NOISE LIMITS
F. Energy Conservation: buildings shall be located on the site to provide
adjacent buildings adequate sunlight for solar access, when practical.
Buildings should be designed to minimize energy consumption
requirements, including, but not necessarily limited to, consideration of the
following conservation considerations:
.
Co-generation
.
South facing windows
.
Eave coverage for windows
.
Double glazed windows
.
Earth berming against exterior walls
.
Greenhouses
.
Deciduous shade trees on southerly and westerly exposures
(4/]8/86) (04/08/081
11.3 .3-16
PC DISTRICT REGULATIONS
G. Special Standards - RC, RM, and aud RMS RM-l Districts
In the RC, RM, and aud RMS RM-l Districts, when developed with multi-family
uses including the conversion of apartments to condominiums where permitted, the
following performance standards shall be met:
1. Masonry walls or fences six feet in height, from the highest finished grade,
shall be required where needed for noise attenuation as shown on the Wall
and Fencing Plan in an EastLake III SPA Plan or Design Guidelines or as
required by a site specific noise study.
2. When other residential districts are adjacent to the RC or RM district, a
minimum of fifteen feet of landscaped area shall be provided on the multi-
family lot between such uses. Trees shall be provided in the amount of one
24-inch box tree per thirty linear feet of common lot line.
3. Conveniently located common laundry facilities shall be provided for units
which do not have individual hook-ups.
4. Conveniently located and well-screened enclosures for trash and recyclables
shall be provided for all dwelling units, unless provided per unit.
5. Recreational vehicle (including campers, boats and trailers) parking areas
fully screened from view of the development, shall be provided in all multi-
family developments or these developments shall prohibit all parking of
recreational vehicles.
6. A minimum of eighty cubic feet oflockable, enclosed storage shall be
provided in the carport area. Substitutions may be approved by the Zoning
Administrator.
(4118/86) (04/08/08)
PC DISTRICT REGULATIONS
11.3.3-17
II.3.4
Commercial Districts
II.3A.1 Purpose
II.3A.2 Permitted and Conditional Uses
11.3 04.3 Accessory Uses and Buildings
II.3AA Property Development Standards
II.3A.5 Outdoor Storage and Sales Areas
II.3A.6 Trash Storage
II.3A.8 Landscaping
II.3A.9 Performance Standards
(4/18/86) (04108/08)
11.3 A-I
PC DISTRICT REGULA nONS
COMMERCIAL DISTRICTS
11.3.4.1
Purpose
Commercial uses in EastLake III are concentrated in the area near the entrance to the Olympic
Training Center (OTC) SPA. The commercial district is Vi1Iage Commercial District (VC) to meet
the retail and service needs of the Olympic Training Center, and to a lessor extent, service adjacent
development.
The Commercial District is included in the Planned Community District Regulations to achieve the
following:
. To provide areas for office uses, retail stores and service establishments offering
commodities and services required by residents ofthe local area and visitors to the
OTC.
. To provide an opportunity for commercial and tourist/visitor oriented uses and
facilities.
. To encourage commercial and residential uses concentrated for the convenience of
the public and for a more mutually beneficial relationship to each other.
. To provide adequate space to meet the needs of modern commercial activity,
including off-street parking and loading areas.
. To protect adjacent residential and public/quasi-public core properties from noise,
odor, smoke, unsightliness, and other objectionable influences incidental to industrial
uses.
. To promote high standards of site planning, architectural and landscape design for
commercial developments within the city of Chula Vista.
(4il8/06) 104/08/08\
11.3 .4-2
PC DiSTRICT REGULATIONS
COMMERCIAL DISTRICTS
11.3.4.2
Permitted and Conditional Uses
The matrix of land uses on the following pages indicates the relative permissive status using the
symbols below.
"'P"
=
Permitted.
"e"
Permitted subject to Conditional Use Permit approved by the Chula Vista
Planning Commission.
"CC" =
"ZA" =
"a"
"I"
"N"
Permitted subject to Conditional Use Permit approved by the Chula Vista
City Council.
Permitted subject to Conditional Use Permit by the Zoning Administrator.
Permitted Accessory Use to a Permitted or Conditional Use.
Permitted Interim Use, subject to Conditional Use Permit approval.
= Use Not Permitted.
Notwithstanding the uses permitted by the matrix of land uses, the total floor area square footage
within the Village Commercial "VC" Land Use District shall not exceed the following maximums:
Retail
Office
Total all uses
65,000 square feet
65,000 square feet
130,000 square feet
(4118(86) (04/08/08)
PC DISTRICT REGULA nONS
II.3.4-3
COMMERCIAL DISTRICTS
LAND USE ZONING
DISTRICT
VC
Administrative and Professional Services:
Business & professional office P
Financial institution or office P
Medical, dental & health services and offices (including laboratories) ZA
Real estate sales office P
General Commercial Uses:
Antique shop (no outdoor storage) P
Apparel store P
Appliance store, includi!lKreoair (no outdoor storage) N
Arcade and electronic~mes (subject to Chapter 19.58 CYMC) ZA
Art, music and photographic studio or supply store P
Athletic and health club C
Automobile and/or truck services, sales, rental agencies, car wash (subject to N
Chapter 19.58 CYMC)
Bakery, retail P
Barber and beauty shop P
Bicycle shop, non-motorized P
Blueprint and photocopy services P
Books, gifts and station~ry store P
Cabaret, live entertainment N
Candy store or confectioner P
Catering establishment P
Cleaners P
Cocktail lounge, bar or tavern, includi!!,g related entertainment N
Commercial recreation facilities not otherwise listed (subject to Chapter 19.58 C
CYMC)
~I "'me' . ,- In ""'" p
Table J
PERMITTED USE MATRIX - COMMERCIAL DISTRICTS
(4,'18,'06) (04/08/08)
11.3 .4-4
PC DISTRICT REGULATIONS
COMMERCIAL DISTRICTS
Table J
PERMITTED USE MATRIX - COMMERCIAL DISTRICTS icont'd.)
LAND USE ZONING
DISTRICT
VC
Eauinment rental (enclosed in buildin.) I
Fast food restaurants with drive-in or drive-through (subject to Chapter 19.58 C
CYMC)
Feed and tack store (no outside stora.e); (subiect to Chaoter 19.58 CYMC) P
Florist shoo p
Soecialtv Market, dru. store or oharmacy (< 25 ksfl P
Furniture, camet or home fumishinp store (<10 kg!) P
Gasoline service station (subject to Chapter 19.58 CYMe) with or without car C
wash
Hardware or home imoroyement store (<10 ksfl P
Hobby shoo P
Hotel or motel and accessory uses, including restaurant, bar, shops and services N
(subiect to Chanter 19.58 CYMC)'
Janitorial services/sunnlies N
Jewelrv store P
:~nior department or department store, discount or membership department store N
<IOks!)
Kiosk, includin. ohoto sales, located in oarkin. lot ZA
Laundrv (coin-onerated) P
LiQuor store C
Mortuarv N
Motorcycle sales and services, including motorized bicycles (subject to Chapter N
19.58 CYMC)
Newsoaoer and ma!!:azine store P
Nursery or garden supply store in enclosed area C
Office supplies/stationerY store p
Outdoor sales and disolay (subiect to Chaoter 19.58 CYMC) P
Parkin. facilities, commercial (subiect to Chaoter 19.58 CYMC) N
ohM "
PC DISTRICT REGULATIONS
(4/18106) (04/08/08)
II.3.4-5
COMMERCIAL DISTRICTS
Table J
PERMITTED USE MATRIX - COMMERCIAL DISTRICTS (cont'd.)
LAND USE ZONING
DISTRICT
VC
Recycling dr"p-offbinsjsu!Jlect to Chaoter 19.58 CYMC) ZA
Restaurant serving alcoholic bever~s with entertainment or dancing C
Restaurant with cocktail lounge or bar servin.g alcoholic beverages ZA
Restaurant with incidental serving of beer/wine but without cocktail lounge, bar, P
entertainment or dancing
Restaurant, coffee shop, delicatessen P
Retail store or shop~<10,000 sf) P
Si!!rI oainting shoo 1 enclosed building) N
Snack bar or refreshment stand contained within a building P
Stamp and/or coin shop P
Swimming pool supply store P
Television, stereo, radio store, including sales and repair P
Temporary uses as prescribed in Section 1I.3.6.2 ZA
Theater, movie or live N
Tire sales and service N
Travel agency P
Veterinary office and/or animal hospital N
Any other retail business or service establishment supplying commodities or P
performing services which is determined by the Planning Commission to be of
the same general character as the above mentioned permitted retail business or
service uses and open duri~normal business hours of the above uses
Public and Semi-public Uses:
Convalescent home, group care facility N
Day nursery, day care school or nursery school ZA
Educational institution CC
Essential public services, including but not limited to: library, museum, park, CC
- public works facility, post office or other civic use
Public safety facility such police or fire station CC
(4il8i86) (04/08/08)
[1.3 .4-6
PC DISTRICT REGULATIONS
COMMERCIAL DISTRICTS
Table J
PERMITTED USE MATRIX - COMMERCIAL DISTRICTS
Public utility and/or public service sub-station, reservoir, pumping plant and
similar installation
ZONING
DISTRICT
VC
CC
LAND USE
Recreational facilities, including but not limited to: tennis and swim clubs,
basketball, rac uetball and handball courts
C
Reli ialls institution
C
Other Uses:
Unclassified uses sub'ect to Cha ter 19.54 CYMC
C
11.3.4.3
Accessory Uses and Bnildings
Accessory uses and accessory buildings customarily appurtenant to a permitted use are allowed
subject to the requirements of Chapter 19.58 CYMe.
Roof mounted satellite dishes shall be permitted as accessory structures subject to the following
standards or conditions:
A.
The dish shall be screened using appropriate matching architectural materials or
parapet walls;
B.
Dishes shall be of a neutral color, match the building, or as otherwise approved by
the Zoning Administrator;
.
A building permit shall be required; and,
C.
D.
No advertising material shall be allowed on the satellite dish antenna. Satellite dish
antennae containing advertising material shall be considered signs.
11.3.4.4
Property Development Standards
The property development standards that shall apply to all land and buildings permitted in the
Commercial Districts shall be those indicated on an approved site plan submitted and approved
pursuant to Chapter 19.14.420 et. seq. CYMe.
A Precise Plan shall be required to be prepared and submitted for review and approval for all areas
in the TOuo;olNisitor Commercial District. A master precise plan may be prepared for
PC DISTRICT REGULATIONS
(<10'18/86) (04/08/08)
11.3.4-7
COMMERCIAL DISTRICTS
the entire tourist/visitor commercial area and updated with each significant new project. This
precise plan shall establish specific locations for access, buildings, parking, landscaping, signs, etc.
within the development area. This plan shall be prepared in accordance with City standards, as
specified in Chapter 19.14.579 et seq. CVMC.
11.3.4.5
11.3.4.6
D.
E.
11.3.4.7
Minimum Property Development Standards for Village Commercial (Ve);
Setback from residential structures 50'
Setback from Scenic Highway (from curb) 75'
Maximum Building Height 45'
Outdoor Storage and Sales Areas
Except where otherwise approved on a site plan, permanent outdoor storage areas
shall be entirely enclosed by solid walls not less than six feet in height to adequately
screen outdoor storage areas. Stored materials shall not be visible above the required
walls.
Trash Storage
A.
All developments in the commercial districts shall provide areas for trash storage as
determined by the City. These areas shall be enclosed within a minimum five-foot
high masonry wall, or higher if deemed necessary in site plan approval, to adequately
screen the trash area, built to standards adopted by the city for a freestandirig wall
and shall be designed to accommodate the trash containers used by the trash service
company contracted with the city.
B.
The number of containers required shall be not less than required by the City and
sanitary service operator on the site and a specified number by the zoning
administrator for all commercial or other uses as determined by the actual use.
C.
Trash areas shall be kept neat and clean.
The precise location of any trash area(s) shall be approved as a part of the site plan.
Recycling Standards shall be as established by the City ofChula Vista from time to
time.
Wall Requirements
A six-foot high minimum to a nine-foot maximum, solid masonry wall subject to the provisions of
Chapter 19.58.150 CYMC shall be erected along the property line to separate any commercial
district from adjacent residential district(s) unless it is determined that such a wall is not necessary
or another design is more appropriate on an approved site plan.
(-t/1e/86) (04/08/08)
11.3 .4-8
PC DISTRICT REGULATIONS
11.3.4.8
COMMERCIAL DISTRICTS
Landscaping
Required front and street side yards shall be landscaped. Said landscaping shall consist
predominantly of pi ant materials except for necessary walks and drives. All planting and irrigation
shall be in accordance with the City Landscape Manual. All required landscaping shall be
permanently maintained in a healthy and thriving condition, free from weeds, trash and debris.
Decorative type retaining walls shall be used where exposed to public view.
11.3.4.9
A.
B.
Performance Standards
The noise level emanating from any commercial use or operation shall not exceed
the standards established in the Chula Vista Municipal Code.
All ground mounted mechanical equipment, including heating and air conditioning
units, shall be completely screened from public view and surrounding properties by
use of a wall or fence, or shall be enclosed within a building. No equipment so
screened shall have a height greater than that ofthe enclosing wall, fence or building.
Structural and design plans for any screening required under the provisions of this
section shall be approved by the Zoning Administrator.
C.
All roof appurtenances including, but not limited to, air conditioning units, and
mechanical equipment shall be shielded and architecturally screened from view from
on-site parking areas and adjacent public streets.
D.
Reciprocal ingress and egress, circulation and parking arrangement shall be required
to facilitate the ease of vehicular movement between adjoining properties.
E.
All light sources shall be shielded in such a manner that the light is directed away
from streets or adjoining properties. Light fixtures should be integrated within the
architecture ofthe building. The intensity oflight atthe boundary of any commercial
district shall not exceed 75 foot-lamberts from a source of reflected light.
F.
All utility connections shall be designed to coordinate with the architectural elements
of the site so as not to be exposed to public view except where required by utility
provider. Pad mounted transformers and/or meter box locations shall be included on
the site plan with an appropriate screening treatment such as berms, walls and/or
landscaping.
G.
There shall be no emission on any site, for more than one minute in any hour, of air
contaminants which, at the emission point or within a reasonable distance of the
emission point, are as dark or darker in shade as that designated as No. 1 on the
Ringelman Chart as published by the United States Bureau of Mines Information
Circular #7718.
PC DISTRICT REGULATIONS
(4,'16106) (04/08/08)
II.3.4-9
COMMERCIAL DISTRICTS
H. No use shall be permitted which creates odor in such quantities as to be readily
detectable beyond the boundaries of the site.
I. Buildings should be located on the site to provide adjacent buildings adequate
sunlight for solar access when practical. Buildings should be designed to minimize
energy consumption, including but not necessarily limited to the following
conservation measures:
.
Co-generation
.
South facing windows
.
Eave coverage for windows
.
Earth berming against exterior walls
.
Deciduous shade trees on southerly or westerly orientations
.
Refer to the SPA Design Guidelines for additional design guidelines and
criteria
(4/18,'86) (04108108)
II.3 A-I 0
PC DISTRICT REGULATIONS
11.3.5 Public, Quasi-Public, Open Space and Parks Districts
11.3.5.1 Purpose
II.3.5.2 Permitted and Conditional Uses
11.3.5.3 Property Development Standards
11.3.5.4 Accessory Uses and Buildings
II.3.5.5 Performance Standards
(4/18/86) (04/08/081
PC DISTRICT REGULATIONS
11.3.5-1
PUBLIC, QUASI-PUBLIC, OPEN SPACE & PARK DISTRICTS
11.3.5,1
Purpose
These districts are intended for public facilities, open space, landscaping, recreation, habitat
preservation and public uses. The Public and Quasi-Public (PQ) District is intended for public and
quasi-public uses and facilities such as a school, public service facility or similar uses. The Open
Space/ Park (OS/P) District is intended for developed park and recreation, or improved open space
uses; while the Open Space (OS) District is intended for the preservation of natural or naturalized
open space areas. However, the Open Space District identified as "OS-I", may be utilized as a
parking facility to serve schools or park facilities, subject to a conditional use permit by the Zoning
Administrator, and the specific design guidelines prescribed in Section llA.3 of the EastLake III
Design Guidelines. Uses in each district are limited to those which are consistent or complementary
to the primary uses defining the district. There is no lot size limitation and it is intended that these
districts may be applied to a portion of a lot, provided that the remainder of the lot meets the
requirements for the district which it is designated.
Public, quasi-public, open space/park districts are included in the Planned Community District
Regulations to achieve the following purposes:
. Provide focal points for community and neighborhood activities.
. Provide for public/quasi-public and recreational uses.
. Promote natural community linkages among EastLake community components.
. Preserve, enhance and manage natural resources.
. Preserve vistas and conserve viewpoint areas forthe enjoyment offuture generations.
. Establish edges to help define communities.
. Promote public health and safety.
. Provide recreation and public use opportunities, such as trails and pathways.
(4,'10/86) (04/08/08)
1l.3.5-2
PC DISTRICT REGULATIONS
PUBLIC, QUASI-PUBLIC, OPEN SPACE & PARK DISTRICTS
11.3.5.2
Permitted and Conditional Uses
The matrix of land uses on the following pages indicates the relative permissive status using the
following symbols:
"P"
Permitted.
"C" =
Permitted subject to Conditional Use Permit approved by the Chula Vista
Planning Commission.
"CC"
Permitted subject to Conditional Use Permit approved by the Chula Vista
City Council.
"ZA"
Permitted subject to Conditional Use Permit by the Zoning Administrator.
"a"
=
Permitted Accessory Use to a Permitted or Conditional Use.
"I"
=
Permitted Interim Use.
"N"
Use Not Permitted.
(4,'18,'86) (04/08/08)
PC DISTRICT REGULATIONS
1I.3.5-3
PUBLIC, QUASI-PUBLIC, OPEN SPACE & PARK DISTRICTS
Table K
PERMITTED USE MATRIX - PUBLIC, QUASI-PUBLIC, OPEN SP ACE/P ARK
DISTRICTS
LAND USE ZONING DISTRICT
PO I OS/P OS I OS-I
A~ricultural Uses:
All types of horticulture I I N N
Arboreta - horticultural garden I I N N
Agriculture, exitin~ (interim use \ I I N N
Community gardens [ [ N N
Public and Semi-Dublic Uses:
Church or similar religious institution C N N N
Commercial recreation C C N N
Essential public services, including but not limited to: schools, P C N N
libraries, museums, public libraries, museums, public works
facilities, cultural arts, internretive centers and other civic uses
Incidental concessions a a N N
Park and recreation uses, develoned ner annroved SPA plan P P ZA N
Recreational courts, including but not limited to: tennis, ZA ZA N N
basketball and similar uses
Parkin" for Public School P N N ZA
Accessories uses customarily appurtenant to a pennitted use, a a a a
including garden shelters, covered patios, trash enclosures,
storage shelters, kiosk, and similar.
Utilities, Dublic or private a a a N
Unclassified uses C C N N
Temporary uses as prescribed in Section Il.3.6.2. C C N N
Residential Uses:
.0' , N " " "
(4,'18,'86) (04/08/08)
11.3.5-4
PC DISTRICT REGULA nONS
PUBLIC, QUASI-PUBLIC, OPEN SPACE & PARK DISTRICTS
11.3.5.3
Property Development Standards
A.
Site Planning
All development proposals in Public, Quasi-Public, and Open Space/Park Districts shall be
reviewed on a case-by-case basis to determine appropriate buffering and setbacks. Except
as provided herein, required property development standards shall be those shown on an
approved site plan. All permanent signs shall be included in the review and specifically
approved. Neighborhood and community-level signs included in an EastLake III SPA Plan
shall be permitted in areas designated in the SPA Plan.
The following minimum Site Development Standards for all uses and accessory use shall be:
Building Setbacks:
From property line not abutting a street (minimum)
From property line abutting a local street
From structure abutting a Scenic Highway
10'
20'
75' to curb
Building Height (maximum)
Accessory Structures
30'
15'
B. Landscaping
All landscaping shall meet the requirements of the City ofChula Yista Landscape Manual.
11.3.5.4
Accessory Uses and Buildings
Accessory uses and accessory buildings customarily appurtenant to and subordinate to a permitted
use are allowed in accordance with the Permitted Land Use Matrix herein and Design Review
approval.
11.3.5.5
Performance Standards
All uses in Public, Quasi-Public and Open Space/Parks districts shall conform to the performance
standards provided in Chapter 19.66 and 19.68 CYMC.
(4118,'86) (04/08/08)
PC DISTRICT REGULA nONS
11.3 .5-5
I1.3.6
II.3.6.1
II.3.6.2
II.3.6.3
11.3.6.4
(4/18/86) (04/08/08)
Special Uses and Conditions
Purpose
Temporary Uses and Special Events
Home Occupations
Recreational Facilities
PC DISTRICT REGULATIONS
II.3.6-1
SPECIAL USES & CONDITIONS
11.3.6.1
Purpose
This section provides additional regulation for special uses and conditions which require special
review standards beyond those of the basic land use districts. Temporary uses, home occupations
and recreation/amusement facilities are addressed in this section. Where this section prescribes
regulation which is more restrictive than that of the Land Use District, the provisions of this section
shall apply.
11.3.6.2
Temporary Uses and Special Events
A.
Purpose
The provisions of this section shall apply to uses allowed for a limited amount of time, as
specified herein. Temporary uses are subject to Conditional Use Permit by the Zoning
Administrator as required for the project.
B. Temporary Uses Listed
1. Circuses, rodeos, parades or similar outdoor entertainment or enterprises,
subject to not more than five days of operation in any calendar year.
Requests exceeding these time limitations will require the submittal and
approval of a Conditional Use Permit.
2. Christmas tree sales, Halloween pumpkin sales and other holiday sales
subject to not more than forty days of site occupation and operation in any
calendar year, subject to approval of a temporary special event sales permit.
3. Subdivision sales offices, sales information centers, sales pavilions, and
model home complexes and signage located within the subdivision, subject
to an Administrative Conditional Use Permit and the following minimum
requirements:
a.
Offices shall be no closer than one vacant lot to an existing dwelling
unit not part ofthe subdivision. Trailers may be used for no more
than one hundred-twenty calendar days or until such time as the
subdivision sales offices have been completed, whichever is less.
b.
Trailers used as sales offices for lot sales without model homes may
be used for a period greater than one hundred-twenty days, subject to
site plan and architectural review approval and the maximum use
period listed herein.
(4ilS/86) (04108/08)
1I.3.6-2
PC DISTRICT REGULA nONS
(4:18:86) (04108/08)
SPECIAL USES & CONDITIONS
c. An asphaltic or concrete paved parking lot shall provide a minimum
of six parking spaces, including one handicap space to accommodate
said use.
d. Faithful performance bonding, in an amount appropriate to guarantee
removal and/or conversion of the sales office and attendant facilities
shall be required.
e. Other conditions that the Zoning Administrator deems necessary to
ensure that the sales office will not constitute or be objectionable to
the residential uses in the neighborhood.
,
4.
Outdoor art and craft shows and exhibits, subject to not more than three
calendar days of operation or exhibition in any sixty calendar day period
subject to approval by the Zoning Administrator ofa temporary sales permit.
5.
Contractors' offices and storage yards on the site of an active construction
project.
6.
Mobile home residences for security purposes on the site of an active
construction project subject to a Conditional Use Permit by the Zoning
Administrator.
7.
Seasonal retail sales of agricultural products (fruit and vegetable stands) for
periods for less than 90 days, if said products are raised on the premises.
8.
Temporary use of properly-designated mobile trailer units for classrooms,
offices, banks, etc., for periods not to exceed ninety days subject to
Conditional Use Permit by the Zoning Administrator. Requests for such uses
of more than ninety days in duration shall require the approval of a
Conditional Use permit by the Planning Commission. Such units shall meet
all necessary requirements of building, fire and health codes.
9.
Charitable or school sponsored drop-off bins for recycling of cans,
newspapers, or similar items, or for drop-off of clothes and small items
subjectto approval ofa Conditional Use Permit by the Zoning Administrator.
Bins shall be located in the parking lots of businesses or other public or semi-
public property on a temporary basis when written permission is granted by
the property owner or business owner. Said bins shall be kept in a neat and
orderly manner. Collection of bottles, cans and newspapers shall also be
regulated by the "Bottle Ordinance."
10.
Temporary tract signs for marketing purposes subject to Site Plan Review by
the Zoning Administrator.
PC DISTRICT REGULATIONS
11.3.6-3
SPECIAL USES & CONDITIONS
11. Additional uses determined to be similar to the foregoing in the manner
prescribed by these regulations.
C. Permits and Bonds
All temporary uses shall be subject to the issuance of a Conditional Use Permit by the
Zoning Administrator and other necessary permits and licenses, including but not limited to,
building permits, sign permits and solicitors or vending licenses. In the issuance of such a
permit, the Zoning Administrator shall indicate the permitted hours of operation and any
other conditions, such as walls, fences or lighting, which are deemed necessary to reduce
possible detrimental effects to surrounding developments and to protect the public health,
safety and welfare. Prior to the issuance of a permit for a temporary use, a cash deposit may
be required to be deposited with the City. This cash deposit shall be used to defray the costs
of property cleanup by the City in the event the permittee fails to do same.
D. Extension or Modification of Limits
Upon written application, the Zoning Administrator may extend the time within which
temporary uses may be operated, or may modifY the limitations under which such uses may
be conducted ifthe Zoning Administrator determines that such extension or modification is
in accord with the purposes of the zoning regulations.
E. Condition of Site Following Temporary Use
Each site occupied by a temporary use shall be left free of debris, litter or any other evidence
of the temporary use upon completion or removal of the use, and shall thereafter be used
only in accord with the provisions of the zoning regulations.
F. Fee
The application shall be accompanied by a fee established by the Master Fee Schedule to
cover the cost of processing the application prescribed in this section.
11.3.6.3
Home Occupations
Home occupations may be permitted only when in compliance with the conditions listed herein. A
permit must be issued by the Zoning Administrator prior to operation of such use. The fee shall be
in accordance with the Master Fee Schedule.
A. There shall be no stock in trade or exterior storage of materials in the conduct of
home occupation.
B. A home occupation shall be conducted entirely within a dwelling; if in an attached
or a detached garage, it shall not impede the use of said garage for vehicle storage.
(4/18/86) (04/08/081
11.3.6-4
PC DISTRICT REGULA nONS
11.3.6.4
SPECIAL USES & CONDITIONS
c.
Electrical or mechanical equipment which creates visible or audible interference in
radio or television receivers, or causes fluctuations in line voltage outside the
dwelling unit, shall be prohibited.
D.
No one other than the residents of the dwelling unit may be engaged in the conduct
of the home occupation.
E.
There shall be no sale of goods on the premises.
F.
The establishment and conduct of a home occupation shall not change the principal
character or use of the dwelling unit involved.
G.
There shall be no signs other than those permitted by these regulations.
H.
The required residential off-street parking shall be maintained.
1.
A home occupation shall not create vehicular or pedestrian traffic in excess of that
which is normal for the land use district in which it is located.
1.
No vehicles or trailers (including pick-up trucks and vans) or construction and other
equipment, except those normally incidental to residential use, shall be kept on the
site.
Recreational Facilities
Construction of recreation courts, including necessary fencing and lighting, may be permitted
subject to Conditional Use Permit approved by the Zoning Administrator and a finding that adjacent
properties will not be unduly affected.
Recreation courts shall meet the following minimum standards:
A. A maximum twenty foot high fence (measured from the finished grade of the court)
shall be allowed. Fences shall include a screening material which screens the court
activity from off-site view and which improves the appearance of the fence.
B. Setbacks for the court shall be: Side yard - 10 feet
Rear yard - 10 feet
or, as prescribed by the Conditional Use Permit approved by the Zoning
Administrator.
C. Maximum of eight lights permitted, mounted at a height not to exceed twenty-two
feet. All lights and light fixtures shall be certified by a qualified lighting engineer
to:
PC DISTRICT REGULATIONS
(4118/86) (04/08/08)
11.3.6-5
SPECIAL USES & CONDITIONS
I. Be designed, constructed, mounted and maintained such that the light source
is cut-off when viewed from any point five feet above the ground measured
at the lot line.
2. Be designed, constructed, mounted and maintained such that the maximum
illumination intensity measured at the wall of any residential building on
abutting property shall not exceed Yz foot candle above ambient levels.
3. Be used between 7:00 a.m. and 10:00 p.m.
D. The surface area of any recreational court shall be designed, painted, colored and/or
textured to reduce the reflection from any light incident thereon.
E. Landscaping shall be installed as required between the fence and the property line.
(4/16/86) 104/08/08)
[1.3 .6-6
PC DISTRICT REGULATIONS
11.3.7 Community Purpose Facility Sites
II.3.7.! Purpose
11.3.7.2 Facility Sites
II.3.7.3 Permitted and Conditional Uses
II.3.7.4 Property Development Standards
(4/1 8/86) (04/08/08)
PC D1STRICT REGULATIONS
11.3.7-1
COMMUNITY PURPOSE FACILITY SITES
II.3.7.1
Purpose
The purpose of the Community Purpose Facility (CPF) District is to implement the provisions of
Chapter 19.48.025 CYMC, which requires the provision of land zoned for only CPF uses in an
amount based on the anticipated population within a new planned community.
II.3. 7.2
Facility Sites
Chapter 19.48.025 CYMC requires 1.39 acres per 1,000 population for Community Purpose Facility
(CPF) Sites. An adequate amount of land in the EastLake III GDP area is designated for CPF use,
as indicated on both the Site Utilization Plan (see SPA Plan) and on the Land Use Districts Map,
herein. The final CPF requirement will be based on the lot count at the Tentative Map stage. Should
a CPF acreage adjustment be required, the area(s) zoned CPF on the Land Use Districts Map shall
be adjusted to conform with the tentative map approval as an administrative matter per Section
11.3.2.1 herein.
II.3.7.3
Permitted and Conditional Uses
Only those uses listed in Chapter 19.48.025 CYMC shall be permitted in the CPF District. All uses
shall require approval of a Conditional Use Permit to be established.
II.3. 7.4
Property Development Standards
The following property development standards apply to all land and buildings authorized in the CPF
District.
A. General Requirements
The standards in the following table are minimums unless otherwise stated. See Section
11.3.11 for exceptions and modifications to these standards.
(4;'10/86) 104/08/08\
1I.3.7-2
PC DISTRICT REGULA T1GNS
COMMUNITY PURPOSE F ACILlTY SITES
Table L
PROPERTY DEVELOPMENT STANDARDS
Rear yard setback (feet)
Building height, maximum for main building (feet)
Building Setback from Scenic Highway (feet from curb)
DIMENSION
100
100
20
20
20
STANDARD
Lot width (feet)'
Lot depth (feet)'
Front yard setback (feet)
Side yard setback, each (feet)
35
Lot coverage, maximum (% net lot area)
75
50
Landsca in . minimum (% net lot area 15
Minimum lot width and depth dimensions shall not apply to a portion of a lot limited to use as an
access road or driveway.
B. Special Requirements
1. Along all street frontages situated across from any residentially zoned
property, the use of berms, fences, and landscaping shall be used consistent
with the SPA Design Guidelines.
2. Streetscapes shall be enhanced to provide an easy transition from the street
to the building. Patios, circulation and parking spaces may be included in
setback areas to help buffer adjoining parcels from one another.
(4/18/85) (04/08/08)
PC DISTRICT REGULA nONS
11.3.7-3
11.3.8
I1J.8.1
I1.3.8.2
I1J.8.4
I1J.8.5
11.3.8.6
I1.3.8.?
I1.3.8.8
I1.3.8.9
(4/18/86) (04/08/08)
Comprehensive Parking Regulations
Purpose
Size and Access Requirements
Number of Spaces Required for Designated Land Use
General Provisions
Parking Screening Requirements
Parking Area Landscaping
Parking Area Lighting
Parking Area Front Setback
11.3 .8- 1
PC DISTRICT REGULA nONS
PARKING REGULA nONS
11.3.8.1
Purpose
The parking regulations in this section are provided to assure convenient off-street parking space
for vehicles. The parking requirements of this section are to be considered as the minimum
necessary for such uses permitted by the respective zone. The intent of these regulations is to
provide adequately designed parking areas with sufficient capacity and adequate circulation to
minimize traffic congestion and promote public safety. It shall be the responsibility of the
developer, owner, or operator ofthe specific use to provide and maintain adequate off-street parking.
11.3.8.2
Size and Access Requirements
The following property development standards shall apply to all commercial, residential, park,
public and quasi-public, and open space parking areas:
A. General Requirements
The following are minimums unless otherwise stated. The stall length for exterior parking
stalls may be reduced by 2 y, feet to allow planter curbs to serve as wheel stop provided the
planter or sidewalk is increased as required for functionality:
I. Automobile
Standard Space:
Covered in a garage or carport - 10 feet by 20 feet
each space (interior dimensions).
Uncovered - 9 feet by 19 feet each
space (10 feet by 19 feet adjacent to
walls).
Parallel Space:
8 feet bv 24 feet each space
Compact Space:
8 feet by 15 feet each space
2. Motorcycle Space: 4 feet by 8 feet each space
3. Bicycle Space: 2 feet by 6 feet each space
4.
Automobile, handicapped, motorcycle, and bicycle spaces: all parking stalls
and maneuvering areas shall be paved and permanently maintained with
asphalt, concrete or any other all-weather surfacing approved by the Zoning
Administrator and subject to current City standards. All parking facilities
shall be graded and drained to provide for the drainage of all surface water
from the site.
(4/18,'06) (04/08108)
11.3.8-2
PC DISTRICT REGULATIONS
PARKING REGULA nONS
5. Off-street parking bays for more than three vehicles, except single family
detached residential districts, shall be provided with a concrete curb not less
than six inches in height to confine vehicles to the parking area. A six foot
landscape bay, including curbs, shall be provided at the end of each parking
bay. Additional landscape nodes shall be provided at the rate of
approximately one per ten parking spaces. Landscape nodes dividing
contiguous parking bays shall be six feet wide, including curbs and one-foot
step areas.
6. Striping and Identification
a. Automobile: All parking stalls shall be clearly outlined with double
lines on the surface of the parking facility.
b. Handicapped: All handicapped spaces shall be striped and marked
according to the applicable State standards.
c. Motorcycle: All motorcycle spaces shall have bollards installed and
appropriately spaced to prevent automobile usage ofthe motorcycle
area. Motorcycle spaces shall be marked so that they can be clearly
identified for motorcycle use.
d. Bicycle: All bicycle spaces shall be clearly identified.
B. Access and Driveways
1. No parking area, except for a single-family or duplex residence, may be
located so as to require or encourage the backing of automobiles or other
vehicles across any street, with a greater than 59 foot right-of-way, to effect
egress from the places of parking.
2. Driveways used to serve two to four dwelling units shall be not less than
twelve feet in width if the furthest unit is eighty feet or less from the front
property line, and a minimum of fifteen feet in width if the distance is over
eighty feet long. Driveways used to serve five or more dwelling units shall
be not less than fifteen feet wide for one single lane entrance; the
combination of two separate driveways (an entrance and an exit) shall be not
less than twenty-five feet wide except that a combined entrance and exit
(two-way access) need not exceed eighteen feet in width. The standard for
private common drives/street (Hammerhead dives in RL-l) shall be as
specified in the EastLake III SPA Plan.
Driveways for parking areas serving other than residential units shall be a
minimum of fifteen feet wide for one-way traffic and twenty-four feet wide
(4/1 8/86) (04108/08)
PC DISTRICT REGULA nONS
11.3.8-3
PARKING REGULA TrONS
for two-way traffic. The minimum vertical clearance shall be ten feet to
allow for the passage of emergency vehicles, based on minimum standards
administered by the city traffic engineer.
3. All aisles and turning areas shall be adequate to provide safe and efficient
access to and from parking spaces, based on minimum standards
administered by the city traffic engineer.
4. Tandem parking shall not qualifY as required parking unless specifically
approved by the Zoning Administrator or Planning Commission.
C. Special Requirements
In commercial zones, shared parking may be permitted, subject to the approval of a
Conditional Use Permit. The application for the Conditional Use Permit shall be
accompanied by a shared parking study prepared by a professional traffic engineer,
addressing the following items:
1. The applicant shall show that there is no substantial conflict in the principal
operating hours of the buildings or uses for which the shared parking is
proposed.
2. Parties involved in the shared use of a parking facility or facilities shall
evidence agreement for such shared use by a proper legal instrument
approved by the City Attorney as to form and content.
3. Any shared parking facility shall be provided with adequate signs on the
premises indicating the availability of that facility for patrons of the
participating uses.
11.3.8.4
Number of Spaces Required for Designated Land Use
A.
The number of off-street parking spaces required shall be as set forth in the following
Table M:
(4,'j8:~6) (04/08/08)
11.3.8-4
PC DISTRICT REGULA nONS
PARKING REGULA TIGNS
Table M
OFF-STREET PARKING REQUIREMENTS
LAND USE MINIMUM OFF-STREET PARKING REOUIRED
Commercial:
Administrative & professional services offices 1 space/300 square feet of gross floor area; minimum 4 spaces
Aooliance, furniture, home furnishinQ~ store 1 snace/600 sauare teet of pross floor area
Auto or truck sales I snace!lO car storal'e/disnlav snaces
Bowling alley or billiard hall 5 spaces/alley plus 2 for each billiard table plus required parking of
any other uses on the site
Eating & drinking establishment (non-fast food) 1 space/each 2 Yl seats or 1 space/50 square feet of seating area
where there are no fixed seats
Fast food restaurant wI drive-in or drive through 1 space/each 7 seats plus 1 space per employee, minimum 15
spaces and on-site queue line for at least 8 vehicles when drive
thromzh is included
Gasoline disoensiOl! and/or automotive services stations 2 soaces Dlus 4 soaces for each service bav or as re"uired bv C.U.P.
Hotel or motel I space per unit plus I space tor every 25 rooms or portion thereof
nrovided on the same lot
Medical, dental or veterinarv office or clinic 1 snace120D sauare feet of !!ross floor area: minimum 5 snaces
Theater or movie I soace/3 Y2 seats
Shopping Center and General Commercial, not otherwise I space/20D square feet of gross floor area
listed
Parks (nublic or orivate recreation facilities): To be determined bv the Zonina Administrator
Public and Semi-Dublie Uses:
Day nurseries, daycare schools, nursery schools 1 space/staff member plus I space/5 children or I space/ 10
children if adequate drop-fffacilities are provided. Drop.off
facilities must be designed to accommodate a continuous flow of
passenger vehicles to safety load and unload children. The
adequacy of proposed drop.offfacilities shall be determined by the
Zonina Administrator.
Elementarv or middle school (nublic) I snace/emnlovee olus 5 soaces or as reCluired bv C.U.P.
Hig:h school 1 soace/4 students or as reauired bv C.U.P.
College or vocational school I space/2 faculty members or employee plus I space/3 students
Church, convent, monastery, religious institution or other 1 space/3Y2 seats within the main auditorium or I space/45 square
place of public assembly feet of gross floor area within the main auditorium, classroom or
sanctuary, whichever is areater, where there are no fixed seats
Public utilities To be determined bv the Zonina Administrator
Residenti I see Residential District Reaulations
(4118;'86) 104/08/08)
PC DISTRICT REGULATIONS
11.3.8-5
PARKING REGULATIONS
B. Handicapped Parking Requirements
1. Handicapped parking for residential uses shall be provided at the rate of one
space for each dwelling unit that is designed for occupancy by the
handicapped.
2. Handicapped parking spaces shall be provided for all uses other than
residential at the rate established in Table N below.
3. Handicapped parking spaces required by this section shall count toward
fulfilling off-street automobile parking requirements.
Table N
HANDICAPPED PARKING REQUIREMENTS
NUMBER of AUTOMOBILE NUMBER of HANDICAPPED
SPACES PROVIDED SPACES REQUIRED
1-25 1
26 - 50 2
51-75 3
76 -100 4
101-150 5
151-200 6
201 - 300 7
301 - 400 8
401 - 500 9
501 -1000 2% of Total Spaces
Over 1000 20 plus 1 space for every
100 spaces (or fraction thereof)
over 1001
C. Bicycle Parking Requirements
Commercial uses are required to install four bicycle parking facilities for any tenant in
excess of 10,000 square feet. Bicycle parking facilities shall be stationary storage racks or
devices designed to secure the frame and wheel of the bicycle.
(4,'16,'86) (04/08/08)
11.3.8-6
PC DISTRICT REGULA nONS
P ARKING REGULATIONS
D. Motorcycle Off-Street Parking Requirements
Motorcycle parking areas shall be provided for all uses, except residential, at the following
rate:
11.3.8.5
A.
(40'18,'86) (04/08/08)
1. Uses with 25 to 100 automobile parking spaces shall provide one designated
area for use by motorcycles.
2. Uses with more than 100 automobile parking spaces required shall provide
motorcycle parking areas at the rate of one motorcycle parking area for every
100 automobile parking spaces provided.
General Provisions
Off-street parking facilities, for both motor vehicles and bicycles, shall be provided
for any new building constructed; for any new use established; for any addition or
enlargement of an existing building or use; and for any change in the occupancy of
an existing building.
B.
F or additions or enlargement of any existing building or use, or any change of
occupancy or manner of operation that would increase the number of parking spaces
required, the additional parking spaces shall be required only for such addition,
enlargement or change, not for the entire building or use, unless required as a con-
dition of approval of a Conditional Use Permit.
C.
The required parking facilities needed for any development shall be located on the
same site or, if an irrevocable access and/or parking easement is obtained, the
parking may be on an adjacent site, providing the site is within a reasonable walking
distance (typically 200 feet) ofthe entrance to the building without crossing arterial
highways.
D.
The requirements of this section shall apply to temporary as well as permanent uses.
E.
All required off-street parking spaces shall be designed, located, constructed, and
maintained to be fully usable at all times except as provided by a shared parking
study.
F.
Where the application ofthese requirements results in a fractional parking space, the
fraction shall be rounded to the higher whole number.
G.
The parking requirement for uses not specifically listed in the matrix shall be
determined by the approval body for the proposed use on the basis of requirements
for similar uses, and on any traffic engineering and planning data that is appropriate
to the establishment of a minimum requirement.
PC DISTRICT REGULATIONS
11.3.8-7
11.3.8.6
PARKING REGULA TIGNS
H.
In situations where a combination of uses are developed on a site, parking shall be
provided for each of the uses on the site according to the schedule given in this
section.
I.
A maximum of twenty-five percent ofthe parking spaces required on any site may
be provided as "compact" spaces for non-residential uses, subject to approval of the
Zoning Administrator or Design Review Committee.
J.
Guest parking spaces in multi-family developments shall be clearly identified as
guest parking.
K.
All parking facilities required by this section shall be maintained in good operating
condition for the duration ofthe use requiring such facilities. Such facilities shall be
used exclusively for the parking of vehicles. Parking facilities shall not be used for
the storage of merchandise, or, for the storage or repair of vehicles or equipment.
Parking facilities shall not be used for the sale of merchandise, except on a temporary
basis, pursuant to Section 11.3.6.2 Temporary Uses.
Parking Screening Reqnirements
Off-street parking areas for more than five vehicles shall be effectively screened by a ten-foot wide
landscaped strip and a masonry wall or fence of acceptable design. Such wall or fence shall be not
less than three and one-half feet or more than six feet in height and shall be maintained in good
condition without any advertising thereon. The requirements specified herein may be eliminated
in whole or in part where, in the opinion of the zoning administrator, such requirements are not
necessary for the proper protection of abutting property because of substantial grade differentials,
the existence of adequate walls or other equally valid reasons.
11.3.8.7
(4/18/66) (04/08108\
Parking Area Landscaping
A.
Parking areas shall be landscaped in accordance with the City's Landscape Manual.
B.
Any unused space resulting from the design of the parking area shall be used for
landscaping purposes, if determined to be of appropriate size and location. Refer
to the EastLake III SPA Design Guidelines for additional guidelines relating to park-
ing lot landscaping.
c.
Off-street parking bays for more than three vehicles shall be provided with a concrete
curb not less than six inches in height to confine vehicles to the parking area. A six
foot landscape bay, including curbs, shall be provided atthe end of each parking bay.
Additional landscape nodes shall be provided at the rate of approximately one per
ten parking spaces. Landscape nodes dividing contiguous parking bays shall be six
feet wide, including curbs and one-foot step areas. All landscaped parking lot islands
shall have a minimum inside dimension of three feet and shall contain a one foot
wide walk adjacent to the parking stall and be separated from vehicular areas by a
II.3 .8-8
PC DISTRICT REGULATIONS
PARKING REGULATIONS
six inch high, six inch wide concrete curbing. Ten percent of the parking area shall
be landscaped.
D.
All landscaped areas shall be irrigated automatically and kept in a healthy and
thriving condition free from weeds, debris and trash.
II.3.8.8
Parking Area Lighting
Glare emanating from parking lot lighting shall be directed away from adjacent properties, streets,
and open space, and shall comply, and remain in compliance with, Sections 19.66.060 and
19.66.1000. Performance Standards of the CYMC. Parking lot lights shall be a maximum height
of eighteen feet from the finished grade of the parking surface and directed away from the property
lines.
II.3.8.9
Parking Area Front Setback
No part of any front yard or exterior side yard (i.e., any street frontage) shall be used for off-street
parking (paved area) or access, except driveways.
(4:18/86) (04108/08)
PC DISTRICT REGULATIONS
11.3 .8-9
11.3.9
11.3.9.1
11.3.9.2
II.3.9.3
IIJ.9.4
IIJ.9.5
11.3.9.6
11.3.9.7
11.3.9.8
IIJ.9.9
11.3.9.10
IIJ.9.11
11.3.9.12
II.3.9.13
]1.3.9.14
1I.3.9.15
(4,'10/86) 104/08/08)
Comprehensive Sign Regulations
Purpose
Sign Permit Required
Application-contents, Determination, Authority & Appeals
Sign Permit Exceptions
Political Signs
Real Estate Signs
Off-premises Temporary, Open House Real Estate Signs
Prohibited Signs and lighting
Residential Sign regulations
Commercial Sign Regulations
PQ/CPF/OS/P Sign Regulations
Sign Maintenance and Construction Standards
Temporary Signs in Any Land Use District
Signs Related to inoperative activities
Enforcement Legal Procedures and Penalties
PC DISTRICT REGULATIONS
]1.3 .9-1
SIGN REGULATIONS
II.3.9.1
Purpose
The sign regulations are intended to ensure that the character and image of the community is
maintained while adequate provision is made for the signs necessary to direct residents and visitors,
and identifY locations and businesses within the community. These regulations are intended to
promote well designed and, properly sized and located signs which can achieve their purpose
without cluttering or otherwise detracting from the overall community.
II.3.9.2
Sign Permit Required
No person, except a public officer or employee in performance of a public duty, shall post, paint,
erect, place or otherwise fasten any sign, pennant or notice of any kind, visible from a public street
except as provided herein. To ensure compliance with this section, a sign permit shall be required
for any sign, pursuant to Chapter 19.60.030 CVMC, except as provided by Chapter 11.3.9.4 below.
II.3.9.3
Application Contents, Determination, Authority, Appeals
All signs requiring a sign permit shall be submitted for approval by the Zoning Administrator prior
to installation. The application shall indicate the size, location, design, color, lighting and materials
of all signs to be erected. The application shall also contain sufficient information on the
architecture, colors and materials of the building on the site, as is necessary to determine
compatibility of the sign to the building. In addition, the applicant shall submit a color rendering
and/or paint sample boards or chips and/or actual materials to be used on the sign.
The Zoning Administrator, or the Design Review Committee on appeal, shall determine whether
approval shall be granted for any sign based on its conformance with the regulations and design
standards set forth herein and in the EastLake III Design Guidelines. Where an application is denied
by the Zoning Administrator or the Design Review Committee on appeal, the applicant shall be
informed in writing of the changes necessary in order to approve the application. If the applicant
chooses to amend the application to reflect said changes, the Zoning Administrator shall grant the
permit.
The Zoning Administrator shall render a decision on a sign permit within seven working days of the
date of application. If at the end of that period a decision has not been reached, the applicant may
demand in writing that action be taken on the permit. The Zoning Administrator shall render a
decision within three working days of the date of the receipt of the written demand or the permit
shall be deemed approved as submitted. The decision ofthe Zoning Administrator may be appealed
to the Design Review Committee within 10 working days after the decision is rendered. [n the
absence of such appeal, the determination by the Zoning Administrator shall be final.
The Design Review Committee shall render a decision on a sign appeal at the next avai[able Design
Review Committee meeting at which a quorum is present. An appeal received at least ten days prior
to a Design Review Committee meeting shall be scheduled for that meeting. If the Design Review
Committee fails to render a decision at the next available meeting, the applicant may demand in
(4/18/06) 104/08/08)
[1.3.9-2
PC DISTRICT REGULA nONS
SIGN REGULATIONS
writing that action be taken. The Design Review Committee shall render a decision at the next
available meeting following receipt of the written demand or the appeal shall be deemed approved
as submitted. The decision ofthe Design Review Committee may be further appealed in accordance
with the provisions of Section 19.14.583 of the City ofChula Vista Municipal Code.
11.3.9.4
Sign Permit Exceptions
The following signs are exempt from the sign regulations and sign permit requirements. However,
signs in excess of the specific exemptions listed below shall require a sign permit.
A. Official and Legal Notices: Notices issued by any court, public body, person or officer or in
furtherance of any non-judicial process approved by State or local law.
B. Signs Providing Direction, Warning or Information: Signs or structures required or authorized
by law or by Federal, State, County or City authority.
A. Residential Building Identification Signs: Signs used to identify individual residences and not
exceeding 4 square feet in area.
B. Name Plates: One gate or wall-mounted plate per parcel not to exceed 4 square feet in area for
single-family residential uses.
C. Traffic signs or other signs erected or maintained by a government body or agency, including
railroad crossing signs, historical signs, etc.
D. Special event signs on or over public property permitted by the City Council by special approval.
E. Specially licensed signs on or over public property permitted by the City Council by franchise,
such as bus benches or trash receptacles.
F. Seasonal decorations, greetings and displays, excluding there from advertising signs.
11.3.9.5
Political Signs
Political Signs: Signs having to do with any issue, ballot measure, political statements and
expressions, or candidate in any municipal, County, State or Federal election shall be permitted
in any land use district subject to the following provisions and any other applicable provisions
within this section:
A. All political signs shall be placed, erected, constructed, painted or assembled no earlier than 30
calendar days prior to the election and shall be removed no later than 10 calendar days following
the date of the election.
(4,'18/86) (04/08/08)
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11.3.9-3
SIGN REGULATIONS
B. A political sign shall not exceed 5 square feet in total area for one side in a residential district
and 12 square feet in a non-residential district. Double-faced signs shall not exceed 5 square feet
per side in residential districts and 12 square feet per side in non-residential districts. No signs
shall be placed in a manner that would obstruct the visibility of, or impede pedestrian or
vehicular traffic or endanger the health, safety or welfare of the community.
C. All political signs shall not exceed 3- 1/2 feet in height in the front setback area from the finished
grade immediately around the sign, and such sign shall not exceed 6 feet in height behind the
building setback area.
D. No political signs shall be lighted either directly or indirectly unless said sign is erected, painted
or constructed on an authorized structure already providing illumination.
E. No political sign shall be placed or affixed to a traffic signal, street light, tree, fence, utility pole
or existing sign, nor shall it be posed on any public property or in the right-of-way if, in the
opinion ofthe Zoning Administrator said sign impedes orrenders dangerous public access to any
public improvement, including but not limited to, utility poles and fire hydrants; or obstructs the
vision of any sign designed to regulate, control or assist public or private transportation or
obstructs the vision of any user of the public right-of-way.
F. No political sign shall be posed in violation of any provisions of this section. Further, the
Zoning Administrator or his/her designated representative shall have the right to remove all
signs placed contrary to the provisions of this section. Any political sign placed on private
property without the consent of the owner may be removed by said owner or representative of
said owner.
G. With the exception of signs posed in the public right-of-way, which may be removed without
notice, the Director of Planning & Building or his/her designee is hereby authorized, after giving
24 hours notice to the owner of the sign, to remove any political signs that do not conform to the
standards herein provided. The notice shall specify the provision of the sign ordinance being
violated, and shall inform the owner that removal charges will be assessed. The owner may,
within 24 hours, request a hearing before the Director of Planning & Building to appeal the
decision to remove the sign. If the owner so requests, the sign shall not be removed until the
hearing has been held and a final decision rendered.
If the owner cannot be located after reasonable effort to do so, the sign may be treated as
abandoned property and removed.
11.3.9.6 Real Estate Signs
One real estate sign designating the sale, rental or lease of real property shall be allowed subject
to
the following:
(4/18/86) (04/08/08)
11.3 .9-4
PC DISTRICT REGULATIONS
SIGN REGULATIONS
A. Maximum Sign Area: Commercial and industrial zones, 32 square feet; agricultural zones, 32
square feet for undeveloped acreage of 1 acre or more, otherwise 4-1/2 square feet; residential
zones, 4-1/2 square feet.
B. No freestanding sign shall exceed 10 feet in height in any commercial or industrial zone or in
the agricultural zone for undeveloped acreage of 1 acre or more. No freestanding sign shall
exceed 4-1/2 feet in all residential zones and the agricultural zone for parcels less than I acre.
C. Through lots shall be allowed one sign on each street. Corner lots shall be permitted one sign
only.
D. Freestanding signs shall maintain a 10-foot setback from all property lines.
E. Real estate signs reflecting the vacancy status and availability of commercial or industrial space
within a structure designed for multiple occupancy, whether through rental, sale or lease, shall
be limited to a maximum sign area of 16 square feet. Not more than one sign may be used facing
a dedicated street. The sign may be attached flat against the building or be part of a permitted
freestanding sign if designed to be part of said sign and providing the total sign area does not
exceed the area permitted for the freestanding sign.
11.3.9.7 OCCPremises Temporary Real Estate Open House Signs
Off premises temporary real estate open house signs shall be permitted within all residential zones
subject to the following conditions:
A. No more than five off premise open house signs shall be allowed for each residential open house
which occurs.
B. No more than one sign shall be allowed to be placed on any interior parcel and no more than two
on a corner lot (one per street frontage).
C. Off premise open house signs shall only be displayed during daylight hours.
D. Signs shall be no larger than 4 square feet and shall be located at a minimum on feet from the
sidewalk or 10 feet from the curb or edge of pavement, where no sidewalk exists.
An off premise temporary real estate open house sign shall only be permitted in conjunction with
an open house held for the resale of one single-family residence. Off premise signs advertising
the sale of more than one lot or more than two dwellings constitutes a subdivision directional
sign subject to the regulations outlined in Section 19.60.480.
(4:18/86) (04/08/08)
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11.3 .9-5
SIGN REGULATIONS
11.3.9.8 Prohibited Signs and Lighting
All signs and lighting not exempt or expressly permitted with issuance of a sign permit are
prohibited in all land use districts. The following signs and lighting shall not be permitted in any
land use district:
A. Roof signs.
B. Flashing lights or signs (except time and temperature signs).
C. Animated signs or lights that convey the illusion of motion (except as may be approved in a
commercial district).
D. Revolving or rotating signs (except as may be approved in a commercial district).
E. Vehicle signs (when parked or stored on property to identify a business or advertise a product).
F. Portable signs (except where permitted in this section).
G. Off-site signs (except temporary subdivision or residential real estate signs).
H. Signs within the public right-of-way (except those required by a governmental agency). No sign
shall be placed, erected or constructed on a utility pole, traffic device, traffic sign, warning sign
or so as to impede access to any public improvement.
l. Signs located on public property except as may be permitted in this section or required by a
governmental agency.
J. Signs within the public right-of-way prohibited by the Streets and Highway Code (Sec. 101 et.
seq. and Sec. 1460 et seq.), the Vehicle Code (Sec. 21400 et. seq.) and the Public Utilities Code
(Sec. 7538 et seq.).
K. Signs blocking doors or fire escapes.
L. Outdoor light bulb strings and exposed neon tubing outside of buildings (except for commercial
use areas and temporary uses such as Christmas tree lots, carnivals and similar events having
prior approval of the City).
Inflatable advertising devices of a temporary nature, including hot air balloons (except for
special events as provided for in Section II.3.6.2).
M. Advertising structures (except as otherwise permitted in this section).
(4,'10/06) (04/08108)
II.3.9-6
PC DISTRICT REGULATIONS
SIGN REGULATIONS
N. Statuary (statues or sculptures) advertising products or logos of the business located outside of
the structure that houses the business.
O. The use of decals, stick-on or transfer letters or tape on the walls or parapets of buildings, fences,
walls and other structures.
P. Signs which purport to be, are an imitation of, or resemble official traffic warning devices or
signs that by color, location or lighting may confuse or disorient vehicular or pedestrian traffic.
This does not include traffic or directional signs installed on private property to control on-site
traffic.
II.3.9.9 Sign Regulations
The following signs may be placed in any ofthe specified land use districts with approval of a sign
permit provided it is in compliance with all other applicable laws and ordinances. These signs are
subject to the provisions listed.
A. Signs Allowed in Single-Family Residential land Use Districts
1. Wall Signs: Maximum area 1-1/2 square feet.
2. Freestanding: Maximum area 1-1/2 square feet; maximum height 6 feet. Sign shall maintain
a 10-foot setback.
3. Other Signs: See Sections II.3.9.4 to II.3.9.6 and Chapter 19.60 of the Chula Vista
Municipal Code for unclassified uses, additional regulations and standards.
B. Signs Allowed in the Multi-Family Residential Land Use District
Types of Signs Allowed: Residential (wall, freestanding or ground), manager's and vacancy
sign subject to the following conditions:
1. Wall: One wall sign for each street frontage. A maximum ofl5 square feet of sign area for
buildings with a width ono feet or less. Buildings over 30 feet in width shall be allowed an
additional 1 square foot for each foot over 30 feet to a maximum of30 square feet. In cases
of more than one building on the property, the area of the sign shall be based on the lineal
frontage of the building on which it is placed. Only the name and address may be placed on
the building.
2. Freestanding: One freestanding sign may be used in lieu of one wall sign. Through lots will
be allowed an additional freestanding sign ifthe frontage is used for access. Only the name
and address may be placed on the sign except the vacancy status and location of the
manager's office may be placed on the sign, if designed as part of the sign. Maximum height,
(4,']8:86) (04/08/08)
PC DISTRICT REGULATIONS
11.3.9-7
SIGN REGULATIONS
5 feet. Maximum sign area, ] 2 square feet, except an additional 2 square feet may be added
for the vacancy status.
3. Manager's Sign: A ]-1/2 square foot sign designating the location of the manager's office
may be placed on or near the main entrance to the units. Such sign may be attached to the
dwelling or incorporated in the design of the freestanding sign. Maximum square footage of
the freestanding sign shall not be increased to accommodate said sign.
4. Yacancy Sign: A separate freestanding vacancy sign, a maximum of3-1/2 feet in height and
2 square feet in area, may be used if no other freestanding sign exists on the property;
otherwise, it shall be placed on the building.
5. Screening Wall Sign: One sign may be placed on a structure used for screening of parking
in lieu of a wall or freestanding sign. Only the name and address may be placed on the
structure. Maximum area, ] 5 square feet.
11.3.9.10
Signs Allowed in Commercial Land Use Districts
Planned Signing Program: A planned signing program per the provisions of Chapter 19.60.490
CYMC is required for the specialty commercial audi". tv". ;,l commercial land use districts.
Application for and approval of a planned signing program shall be subject to the requirements of
Chapter 19.60.490 and ]9.60.500-520 CYMC.
11.3.9.11
Allowed in PQ, OS/P and CPF Land Use Districts
Public and Quasi-Public Signs: Churches, schools, community centers and any other public or
institutional building shall be allowed the following signs:
A. Churches are allowed one wall sign not to exceed 30 square feet in area and one bulletin board,
announcement or monument sign, not to exceed 24 square feet in area and 10 feet in height. Any
bulletin board or announcement sign not attached flat against the building shall maintain a 10-
foot setback from all streets.
B. Other public and quasi-public uses are permitted one wall or monument sign not to exceed 30
square feet in area and a bulletin board or announcement sign not to exceed 50 square feet in
area and ]2 feet in height. Any bulletin board or announcement sign not attached flat against the
building shall maintain a ]O-foot setback from the streets.
C. Churches and other public and quasi-public uses may request a permit allowing for temporary
use of a sign announcing a special event. Either wall-mounted or freestanding signs of paper,
cardboard, plastic or fabric are permitted provided that the Zoning Administrator finds that the
(4/18/86) (04/08/081
II.3.9-8
PC DISTRICT REGULATIONS
SIGN REGULA nONS
copy, color and design of the sign will not adversely affect the order, amenity or residential
enjoyment of the neighborhood in which it is located.
D. Special event signs shall be located on the premises of the institution or organization having the
special event and shall not exceed 5 feet in height nor contain more than 25 square feet of sign
area. Freestanding signs shall maintain a minimum 10-foot setback from any property line
abutting a street right-of-way. Only one sign shall be allowed for each street frontage.
E. Upon application for a permit, the applicant shall submit a statement and diagram noting the
nature of the special event indicating the occasion, size, copy and colors of the proposed sign.
No less than one permit for a special event sign shall be issued to anyone institution or
organization in one calendar year subject to Chapter 19.60.290 CYMe.
11.3.9.12 Sign Design, Maintenance and Construction Standards
A. Construction: Every sign and all parts, portions and materials shall be manufactured, assembled
and erected in compliance with all applicable State, Federal and City regulations and the
Uniform Building Code.
B. Maintenance: Every sign and all parts, portions and materials shall be maintained and kept in
proper repair and safe structural condition at all times. The display surface of all signs shall be
kept clean, neatly painted and free from rust and corrosion. Any cracked or broken surfaces and
malfunctioning or damaged portions ofa sign shall be repaired or replaced. Noncompliance with
such a request shall constitute a nuisance and will be replaced within 30 calendar days following
notification of the business by the City and will be abated.
C. Design Standards: Each sign shall be designed with the intent and purpose of complementing
the architectural style of the main building or buildings or type of business on the site. Signs
located on institutional or community purpose sites, but in a predominantly residential area, shall
take into consideration compatibility with the residential area to the extent possible.
I. Relationship to Buildings: Signs located upon a lot with only one main building housing the
use which the sign identifies shall be designed to be compatible with the predominant visual
elements of the building such as construction materials, color or other design details. Each
sign located upon a lot with more than one main building, such as a shopping center or other
commercial or industrial area developed in accordance with a common development plan,
shall be designed to be compatible with the predominant visual design elements common or
similar in all such buildings or the buildings occupied by the "main tenants" or principal
uses.
The Zoning Administrator may place conditions of approval on any sign permit to require
incorporation of such visual elements into the design of the sign where such an element(s)
is necessary to achieve a significant visual relationship between the sign and building or
buildings.
(4,'!8,'86) (04/08/08)
PC DISTRICT REGULATIONS
I1.3.9-9
SIGN REGULA nONS
2. Relationship to Other Signs: Where there is more than one freestanding sign located upon
a lot, all such signs shall have designs which are complementary to each other by either
similar treatment or incorporation of one or more of the following five design elements:
~ Type of construction material (such as cabinet, sign copy or supports).
~ Letter style of sign copy.
~ Type or method used for support, uprights or structure on which sign is supported.
~ Sign cabinet or other configuration of sign area.
~ Shape of the entire sign and its several components.
2. Landscaping: Each freestanding sign shall be located in a landscaped area which is of a
shape, design and size (equal to at least the maximum allowable sign area) that will provide
a compatible setting and ground definition to the sign. The landscape area shall be
maintained in a neat, healthy and thriving condition.
3. Illumination and Motion: Signs shall be stationary structures (in all components) and
illumination, if any, shall be maintained by artificial light which is stationary and constant
in intensity and color at all times (non-flashing).
4. Sign Copy: The name of the business, use, service and/or identifying logo shall be the
dominant message on the sign. The inclusion of advertising information such as lists of
products (more than one product) is prohibited.
5. Relationship to Streets: Signs shall be designed so as not to obstruct any pedestrian,
bicyclist or driver's view of the street right-of-way.
II.3.9.13
Temporary Signs
A. On-Site Subdivision Signs:
1. One temporary, on-site subdivision sign not to exceed 64 square feet total area on two sides or
32 square feet on one side and total overall height of 12 feet may be permitted.
2. Such sign shall be for the identification of a subdivision, price information and the
developer's name, address and telephone number and logo or product image.
3. Such signs shall be removed within 10 calendar days from the date of the final sale ofthe
land and/or residences. Signs shall be removed after a period of36 months with extensions
of 12 months available through approval of the Zoning Administrator.
(4/18/86) (04108/08)
11.3.9-10
PC DISTRICT REGULA nONS
SIGN REGULA nONS
4. A cash deposit of $300.00 per sign shall be deposited with the sign applications to ensure
compliance with this section and removal of such sign. Said deposit shall be refunded to the
applicant upon sign removal by the applicant. If the City is forced to remove any signs, then
the cost of removal shall be deducted from the deposit.
5. Signs shall be maintained in good repair at all times.
B. Community Special Event Signs: Special event signs may be approved for a limited period of
time as a means of publicizing special events such as grand openings, Christmas tree lots,
parades, rodeos and fairs that are to take place within the EastLake III Community. Community
special events such as a rodeo or community fair may be permitted the following signage:
C. Subdivision Directional Signs: Directional advertising signs deemed necessary to indicate a
change in direction to a subdivision may be authorized subject to a Conditional Use Permit
issued by the Zoning Administrator in accordance with the provisions of this title and the
following conditions:
1. The request shall denote the number of signs, their location, size and design for
consideration by the Zoning Administrator.
2. The applicant shall file a letter of approval from each property owner or occupant on whose
property proposed signs are to be located.
The Conditional Use Permit may be issued for a reasonable period but not to exceed 6
months; provided however, that the Zoning Administrator may grant two extensions for 1-
year periods without re-notification or rehearing.
3. The signs may pertain to only those subdivisions, which are located within the City.
4. The signs may be either single- or double-faced or V -shaped, provided the angle between
the two faces does not exceed 45 degrees.
5. No freestanding sign may exceed a height 3-1/2 feet or exceed 4-1/2 square feet in area.
F. Temporary Tract Signs: For any subdivision there may be one indirectly-illuminated tract sign
for each principal entrance to the subdivision advertising the sale of dwelling units or lots on the
same premises or subdivision on which the sign is maintained. The maximum sign area shall be
limited to 200 square feet and a maximum height of 20 feet for subdivisions with five lots or
more. For subdivisions with four or less lots, the maximum sign area shall be limited to 32
square feet and the maximum height shall be 8 feet. The sign shall be removed within 10 days
after the sale of all the homes within the subdivision, or sooner, subject to staff review
Additional sings may be located on a model home site subject to the following requirements.
(4:10:66) (04/08/08)
PC DISTRICT REGULATIONS
11.3.9-11
SIGN REGULATIONS
I. Signs to advertise the features within a model home on the lot where such signs are located.
2. Two signs totaling 12 square feet for each model home in the subdivision.
3. All signs shall be removed upon sale of the model home or discontinuance of said use.
II.3.9.14
Signs Relating to Inoperative Activities
Signs pertaining to activities or businesses, which are no longer in operation, except for temporary
closures for repairs, alteration or similar situations, shall be removed from the premises or the sign
copy shall be removed within 30 days after the premises have been vacated. Any such sign not
removed within the specified time shall constitute a nuisance and shall be subject to removal under
the provisions ofthis section and local ordinance.
II.3.9.15
Enforcement, Legal Procedures and Penalties
Enforcement, legal procedures and penalties shall be in accordance with the enforcement procedures
established by Chapter 19.60 CYMC. Unauthorized, illegal signs may be abated by the City in
accordance with local ordinances. Ifsaid sign is stored by the City, the owner may recover said sign
from the City upon payment to the City of any storage and/or removal charges incurred by the City.
The minimum charge shall be no less than $3.00 per sign. All signs removed by the City may be
destroyed 30 calendar days following removal. If any sign, in the opinion of the Zoning
Administrator, is an immediate threat to the public health and safety, said sign shall be immediately
and summarily removed with the cost of removal charged to the property owner in accordance with
local ordinances.
(4/16/06) (04/08/08)
11.3.9-12
PC DISTRICT REGULATIONS
II.3.10
II.3.l0.1
II.3.l0.2
1I.3.l0.3
(4/18/86) (04/08/08)
Legislative Procedures
Purpose
Adoption of Planned Community District Regulations
Amendments
1I.3.l0-l
PC DISTRICT REGULATIONS
LEGISLATIVE PROCEDURES
II.3.10.1
Purpose
Zoning is a legislative act involving police power asserted in the interests ofthe public health, safety
and general welfare. The zoning process includes the creation and modification of the
comprehensive zoning law which establishes designated zones with permitted uses and regulations,
as well as the comprehensive and uniform application of said zoning regulations by the classification
and reclassification of property into designated zones. It is the purpose of the city council to provide
a zoning procedure which will offer a clear and definite guide to property owners seeking zoning
adjustments. It is intended that these procedures will protect the public welfare and sound
community planning and to assure the maximum degree of protection for individual property rights.
Whenever the public necessity, convenience, general welfare or good zoning practice justifies such
action and in substantial conformance with the general plan of the city, and after due consideration
and report on same by the planning commission, the city council may, by ordinance, create, amend,
supplement or change the uses and regulations ofthe comprehensive zoning law or include or place
any property within the city into any zone as created and defined in Title 19 CVMC. The procedure
for adopting such ordinances may be notices by a resolution of intention of the planning
commission, or of the council, or by an affirmed application of one or more of the owners or parties
having a legal interest in the property to be affected by the proposed action.
II.3.10.2
Adoption of Planned Community District Regulations
These Planned Community (PC) District Regulations are adopted pursuant to Title 19, Zoning, of
the Chula Vista Municipal Code and are intended to implement and integrate the Chula Vista
General Plan, the EastLake III General Development Plan (GDP), and the EastLake Woods and
EastLake Vistas Sectional Planning Area (SPA) Plan. The EastLake Woods and EastLake Vistas
SPA is zoned P-C Planned Community pursuant to the adoption of the EastLake III GDP and
Chapter 19.48 CVMC. These regulations provide for the implementation ofthe GDP and P-C zone
by setting forth the development and use standards for all property within EastLake Woods and
EastLake Vistas SPA Planned Community District by establishing:
. Setbacks
. Building heights
. Parking requirements
. Landscape requirements
. Use restrictions
. Animal regulations
. Density of development limitations
(4/18/86) (04/08/08)
11.3.10-2
PC DrsTRrCT REGULA TrONS
LEGISLA TlVE PROCEDURES
. Lot size, width and depth standards
. Fencing requirements
. Signing regulations
These PC District Regulations, along with the EastLake Woods and EastLake Yistas SPA Plan,
delineate precisely the allowable use of the property.
11.3.10.3
Amendments
Application for any change in district boundaries, use listing, property development standard or any
other provision of these regulations shall be considered a zone change and be processed in
accordance with the provisions of Chapter 19.12 CYMC. Approval of a zone change requires
affirmative action following a public hearing by both the Planning Commission and City Council.
(4/18,'86) (04/08/08)
PC DISTRICT REGULATIONS
11.3.10-3
11.3.11
Administrative Procedures
II.3.11.1
11.3.1 1.2
11.3 .11.3
II.3.11.4
II.3.11.5
II.3.11.6
11.3.1 1.7
11.3.1 1. 8
II.3.11.9
1I.3.11.l0
(#18,'06) (04/08/08)
Purpose and Intent
Zoning Administrator Authority
Design Review Committee
Design Review Committee - Appeals Procedure
Site Plan and Architectural Approval
Site Plan and Architectural - Appeals
Conditional Use Permit
Conditional Use Permit - Appeals
Variance
Variance - Appeals
11.3.11-1
PC DISTRICT REGULATIONS
ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES
11.3.11.1
Purpose and Intent
The purpose of this Section is to define certain administrative procedures and requirements to
provide clear instructions and notice to property owners and developers within EastLake III SPA
regarding permit and plan approvals. The general intent of these regulations is to use the standard
procedures provided in Chapter 19.14 CYMC except where special procedures are required or
defined herein.
For matters relevant to the proper development and use of property within EastLake III SPA and not
addressed herein, the provisions ofTitIe 19 CYMC (Zoning Ordinance) shall apply. In the event of
conflicting standards, these Planned Community District Regulations shall apply.
11.3.11.2
Zoning Administrator Anthority
The Zoning Administrator is authorized to consider and to approve, disapprove or modifY
applications on the following subjects and/or issue the following required permits without setting
the matter for a public hearing:
A. Conditional Use Permit
The Zoning Administrator shall be empowered to issue Conditional Use Permits, as defined
herein, in the following circumstances:
I. Where the use to be permitted is designated for ( "ZA") Zoning Administrator Conditional
Use Permit.
2. Where the use requiring the permit would make use of an existing building and does not
involve substantial remodeling thereof.
3. For signs, as defined herein, and temporary tract houses, as limited herein.
4. The Zoning Administrator is authorized to consider and to approve, deny or modify
applications for Conditional Use Permits for carnivals and circuses. The Zoning
Administrator shall set the matter for public hearing in the manner provided herein.
5. Churches.
6. Establishments that include the sale of alcoholic beverages for off-site use or consumption.
The Zoning Administrator shall hold a public hearing in accordance with Section 19.14.060-
19.14.090 ofthe CYMC upon giving notice thereof in accordance with Sections 19.12.070-
19.12.080. A Conditional Use Permit shall not be granted unless the Zoning Administrator
or other issuing authority finds in his/her sole discretion, and based on substantial evidence
in view of the entire record, that all of the facts required by Section 19.14.080 of the CYMC
(4il 8,'86) 104/08108)
1I.3.11-2
PC DISTRICT REGULATIONS
ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES
exist, and that approval of the permit will not result in an over concentration of such
facilities. Over concentration may be found to exist based on (1) the number and location of
existing facilities; (2) compliance with State Alcohol Beverage Control over concentration
standards in effect at the time of project consideration; (3) the impact ofthe proposed facility
on crime; and (4) the impact ofthe proposed facility on traffic volume and traffic flow. The
Police Department or other appropriate City departments may provide evidence at the
hearing. A permit to operate may be restricted by any reasonable conditions including but
not limited to limitations on hours of operation.
The City Clerk shall inform the City Council of the decision on each such permit when the
decision is filed in accordance with Section 19.14.090 of the CYMC. The decision of the
Zoning Administrator may be appealed.
Such appeal shall be directed to the City Council, rather than the Planning Commission, and
must be filed within 10 days after the decision if filed with the City Clerk, as provided in
Section 19.14.100. If appealed within the time limit, said appeal shall be considered in a
public hearing conducted by the City Council, in the same manner as other appeals pursuant
to Sections 19.14.120 and 19.14.130 of the CYMC, except that the Council must make the
same written findings required of the Zoning Administrator herein, in order to grant the
permit.
B. Yariances: The Zoning Administrator shall be authorized to grant variances for
limited relief in the case of:
1. Modification of distance or area regulations.
2. Additions to structures, which are nonconforming as to side yard, rear
yard or lot coverage, providing the additions meet the requirements of the
zoning ordinance affecting the property.
3. Walls or fences to exceed heights permitted by ordinances. Modifications
requested in said applications for relief to be administered with there
requirement for a public hearing shall be limited to deviations not to exceed
25% of the requirements imposed by ordinances.
C. Site, Architectural and Landscape Plan Approvals
The Zoning Administrator shall be empowered to grant site plan, architectural
plan and landscape plan approval as provided herein.
D. Performance Standard Procedure.
The Zoning Administrator shall be authorized to issue a zoning permit for uses
subject to performance standards procedures, as provided herein.
(4,']8,'86) (04/08/08\
PC DISTRICT REGULATIONS
11.3.11-3
ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES
E. Home Occupations: The Zoning Administrator shall be authorized to grant permits
for home occupations, as defined and regulated in Section 19.14.490 of the CYMC.
F. Design Review:
The Zoning Administrator has the discretion, with the concurrence ofthe applicant, to act
in the place of the Design Review Committee in the case of minor projects, including
signs, commercial, industrial or institutional additions which constitute less than a 50%
increase in floor area or 20,000 square feet, wherever is less, any single family detached
residential project, and multi-family residential projects offour units or less. The Zoning
Administrator may also act in the place of the Design Review Committee in the case of
new commercial, industrial or institutional projects with a total floor area of20,000 square
feet or less. A decision ofthe Zoning Administrator may be appealed to the Design Review
Committee in the same manner as set forth in Section 19.14.583 of the CYMC.
Zoninl! Administrator Desil!n Review for Residential:
1. For development with lots averaging <5,000 square feet the required elements are as
follows:
a. Legal description, legend, scale, north arrow, vicinity map and identification of
designer.
b. The boundary lines of subject property fully dimensioned together with the name
and dimensions of adjoining streets.
c. Existing topography and proposed grading plan showing, slope, retaining walls,
pad elevations and percent of slope on streets, driveways and other graded areas.
d. Exiting and proposed streets, uti lities and easements
e. Access: Pedestrian, vehicular and services, points of ingress and egress, with
driveway locations and dimensions.
f. Loading and trash areas, walls and/or fences (including height).
g. Proposed location, height and dimensions of buildings, including color and
materials on all elevations. The floor area, number of stories, number of units and
bedrooms (when applicable) shall be given. Proposed uses shall be indicated
including floor area devoted to each use.
h. Parking layout, including dimensions, number of stalls and circulation flow.
I. Location, height and size of signs proposed on the property.
(4/1 8/86) (04/08/08)
11.3.11-4
PC DISTRICT REGULATIONS
ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES
J. All Landscape Areas: Such areas shall be defined with a written proposal outlining
the landscaping concept, as well as the proposed method of irrigation. In addition,
all existing trees on the site shall be identified with a note as to proposed
disposition.
k. Lighting, including the location, type and hooding devices to shield adjoining
properties.
1. Location and design of private recreational areas, if applicable.
2. For development with lots averaging 5,000 to 7,000 square feet the required elements
are as follows:
a. Tentative Subdivision Map with lots having buildings with enhanced side and rear
elevations identified.
b. Proposed location, height and setbacks of buildings on typical lots, including
typical colors and materials for front elevations; floor area, number of stories,
number of units and bedrooms; and, typical design concepts proposed for enhanced
rear and side elevations.
c. Location, height and size of signs proposed on the property.
d. All Landscape Areas: Such areas shall be defined with a written proposal outlining
the landscaping concept, as well as the proposed method of irrigation. In addition,
all existing trees on the site shall be identified with a note as to proposed
disposition.
e. Location and design of private recreational areas, if applicable.
The Zoning Administrator shall determine from data submitted whether the proposed use
will meet the development standards and design guidelines established in the EastLake III
Planned Community District Regulations and Design Guidelines, and shall approve the
application upon making a positive finding. The application may be disapproved, may be
approved as submitted or may be approved subject to conditions, specific changes or
additions. The approval of the Zoning Administrator shall be noted by endorsement upon
two copies of all sketches.
In carrying out the purpose of this division, the Zoning Administrator shall consider in each
specific case any or all of the following principles as may be appropriate:
1. It is not a purpose ofthis section that the control of design character be so rigidly
enforced that individual initiative is stifled in the layout of any particular
building or site and substantial additional expense incurred; rather, it is the intent
of this division that any control exercised be the minimum necessary to achieve
(4/1e/86) (04108108)
PC DISTRICT REGULATIONS
11.3.11-5
ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES
the over-all objective of the EastLake III SPA plan and associated regulatory
documents.
2. The siting of any structure on the property, as compared to the siting of other
structures in the immediate neighborhood, shall be considered.
3. The size, location, design, color, number, lighting and materials of all signs and
outdoor advertising structures shall be reviewed. No sign shall be approved in
excess of the maximum limits set by Section II.3.9 of the EastLake III Planned
Community District regulations.
4. Landscaping is provided in accordance with the EastLake III SPA plan and
associated regulatory documents shall be required on the site and shall be in
keeping with the character or design of the site and existing trees shall be
preserved whenever possible.
Ingress, egress and internal traffic circulation shall be so designed as to promote
convenience and safety.
Zoning Administrator - Required Findings:
A. That the proposed project or use is consistent with the Chula Yista General Plan and
adopted policies of the city;
B. That the proposed project or use is consistent with, or found to be in substantial
conformance with, the EastLake III SPA Plan, the purpose and intent of these Planned
Community District Regulations, and Design Guidelines;
C. That the proposed project or use will not, under circumstances of the particular case, be
detrimental to the health, safety or general welfare of persons residing or working in the
vicinity, or injurious to property or improvements in the vicinity, and;
D. That the proposed project or use is consistent with the principles and overall quality of
design of the Planned Community of EastLake.
In regard to applications on any of the aforementioned subjects, the Zoning Administrator shall set
a reasonable time for the consideration of the same and give notice thereof to the applicant and to
other interested person as defined in the CYMC. In the event objections or protests are received,
the Zoning Administrator shall set the matter for public hearing as provided herein.
(4/18/86) (04/08108)
II.3.ll-6
PC DISTRICT REGULATIONS
ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & V ARlANCES
11.3.11.3 Design Review Committee
The Design Review Committee shall review plans for the establishment, location, expansion or
alteration of uses or structures in all multi-family, commercial and Public Quasi-Public land use
designations and shall approve, conditionally approve or deny such plans.
The Design Review Committee shall review all appeals filed to contest sign design rulings of the
Zoning Administrator.
The Design Review Committee shall make its findings and action upon the provisions of the
EastLake III General Development Plan, EastLake III Sectional Planning Area Plan, Planned
Community District Regulations, Design Guidelines and other associated regulatory documents.
11.3.11.4
Design Review Committee - Appeals Procedure
Decision ofthe Design Review Committee may be appealed to the Planning Commission within 10
working days after the decision is filed with the City Clerk. The appeal shall be in writing and filed
in triplicate with the Planning & Building Department on forms prescribed for the appeal, and shall
specify therein the argument against the decision ofthe Design Review Committee. If an appeal is
filed within the time limit specified, it automatically stays proceedings in the matter until the
Planning Commission makes a determination.
Upon the hearing of such appeal, the Planning Commission may, by resolution, affirm, reverse or
modify, in whole or in part, any determination of the Design Review Committee. The resolution
must contain a Finding of Facts showing wherein the project meets or fails to meet the requirements
of this Chapter and the provisions ofthe EastLake III General Development Plan, Sectional Planning
Area Plan, Planned Community District Regulations, Design Guidelines and other associated
regulatory documents.
11.3.11.5
Site Plan and Architectural Approval
The purpose of site plan and architectural approval is only to determine compliance with the
EastLake III Sectional Planning Area Plan, Planned Community District Regulations, Design
Guidelines, and associated regulatory documents. A Building Permit shall not be issued until site
plan and architectural approval has been obtained for the following uses: For any land use requiring
site plan and architectural approval.
A site plan and architectural approval application shall be accompanied by the following plan and
other drawings and additional drawings and information not listed here as determined by the City
to be necessary to enable the Zoning Administrator to make the determinations for these
applications.
A. Legal description, legend, scale, north arrow, vicinity map and identification of designer.
(~:le:06) (04/08/08)
PC DISTRICT REGULA nONS
1I.3.11-?
ADMINISTRA IIVE PROCEDURES, CONDITIONAL USES & VARIANCES
B. The boundary lines of subject property fully dimensioned together with the name and
dimensions of adjoining streets.
C. Existing topography and proposed grading plan showing, slope, retaining walls, pad
elevations and percent of slope on streets, driveways and other graded areas.
D. Exiting and proposed streets, utilities and easements.
E. Access: Pedestrian, vehicular and services, points of ingress and egress, with driveway
locations and dimensions.
F. Loading and trash areas, walls and/or fences (including height).
G. Proposed location, height and dimensions of buildings, including color and materials on all
elevations. The floor area, number of stories, number of units and bedrooms (when
applicable) shall be given. Proposed uses shall be indicated including floor area devoted to
each use.
H. Parking layout, including dimensions, number of stalls and circulation flow.
I. Location, height and size of signs proposed on the property.
J. All Landscape Areas: Such areas shall be defined with a written proposal outlining the
landscaping concept, as well as the proposed method of irrigation. In addition, all existing
trees on the site shall be identified with a note as to proposed disposition.
K. Lighting, including the location, type and hooding devices to shield adjoining properties.
L. Location and design of recreational areas.
The Zoning Administrator shall determine from data submitted whether the proposed use will meet
the development standards and design guidelines established in the EastLake 1lI Planned
Community District Regulations and Design Guidelines, and shall approve the application upon
making a positive finding. The application may be disapproved, may be approved as submitted or
may be approved subject to conditions, specific changes or additions. The approval of the Zoning
Administrator shall be noted by endorsement upon two copies of all sketches.
In carrying out the purpose ofthis division, the Zoning Administrator shall consider in each specific
case any or all of the following principles as may be appropriate:
]. It is not a purpose ofthis section to control of design character should be so rigidly enforced
that individual initiative is stifled in the layout of any particular building or site and
substantial additional expense incurred; rather, it is the intent ofthis division that any control
(4,'] 8/86) (04/08/08)
11.3.11-8
PC DISTRICT REGULATIONS
ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES
exercised be the minimum necessary to achieve the over-all objective of the EastLake III
SPA plan and associated regulatory documents.
2. The siting of any structure on the property, as compared to the siting of other structures in
the immediate neighborhood, shall be considered.
3. The size, location, design, color, number, lighting and materials of all signs and outdoor
advertising structures shall be reviewed. No sign shall be approved in excess of the
maximum limits set by Section 1I.3.9 of the EastLake III Planned Community District
regulations.
4. Landscaping is provided in accordance with the EastLake III SPA plan and associated
regulatory documents shall be required on the site and shall be in keeping with the character
or design ofthe site and existing trees shall be preserved whenever possible.
Ingress, egress and internal traffic circulation shall be so designed as to promote convenience
and safety.
II.3.11.6
Site Plan and Architectural- Appeals
Appeals from determinations by the Zoning Administrator shall be to the Planning Commission,
upon written request for a hearing before the Commission. In the absence of such request being filed
within seven days after determination by the Administrator, the determination shall be final.
The appeal shall be filed with the Planning & Building Department on the form required by the City,
and be accompanied by the non-refundable Required Fee therefore. The appeal shall include a
statement of the reasons supporting the appeal, including a demonstration that any issues being
raised were raised before the Zoning Administrator. Upon the proper filing of the appeal, the
Director of Planning & Building shall cause the matter to be set for public hearing, giving the same
notice as required in Sections 19.12.070 and 19.12.080 of the CYMC.
Upon the hearing of an appeal, the Planning Commission may by resolution, affirm, reverse or
modify, in whole or in any part, any determination of the Zoning Administrator. The resolution shall
contain Findings of Facts showing wherein the project meets or fails to meet any applicable site plan
and architectural principles or development standards and design guidelines established in the
EastLake III SPA plan and Design Guidelines. A copy of the decision resolution of the Planning
Commission shall be filed with the City Clerk and mailed to the applicant. The decision of the
Planning Commission shall be final on the eleventh day after its filing, except where further appeal
is taken as provided herein.
The applicant or other interested person may appeal the decision of the Planning Commission
granting or denying site plan and architectural approval to the City Council within 10 days after said
decision is filed with the City Clerk. Said appeal shall be filed with the City Clerk in writing upon
forms provided by the City and be accompanied by the non-refundable required Fee therefore. The
(4,']8,'86) (04/08/08)
PC DISTRICT REGULATIONS
1I.3.11-9
ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES
appeal shall include a statement ofthe reasons supporting the appeal, including a demonstration that
any issues being raised were raised during the public hearing. If a proper appeal is filed within the
time limits specified, it automatically stays proceedings in the matter until a determination is made
by the City Council on the appeal.
After hearing the appeal, the City Council may, by resolution, affirm reverse or modifY, in whole
or in any part, any determination of the Zoning Administrator or the Planning Commission. The
Council resolution by which the appeal is decided shall contain Findings of Facts showing wherein
the project meets or fails to meet the applicable site plan and architectural principles in Section
19.14.470, the provisions of the Design Manual, any design standards required for the project, or
other non-conformity with the requirements ofthis Chapter. A copy ofthe decision resolution of the
City Council shall be filed with the City Clerk and mailed to the applicant.
II.3.n.7
Conditional Use Permit
The granting of a Conditional Use Permit is an administrative act to authorize permitted uses
subject to specific conditions because of the unusual characteristic or need to give special
consideration to the proper location of said uses in relation to adjacent uses, the development of
the community and to the various elements of the general plan. The purpose of this section is to
set forth the findings necessary for such administrative action and to establish a procedure for
granting Conditional Use Permits.
After the public hearing, the Planning Commission or the Zoning Administrator may, by
resolution, grant a Conditional Use Permit if the Planning Commission or the Zoning
Administrator finds from the evidence presented at said hearing that all of the following facts
exists:
I. That the proposed use at the particular location is necessary or desirable to provide a service
or facility which will contribute to the general well being ofthe neighborhood orthe community.
2. That such use will not, under the circumstances ofthe particular case, be detrimental to the
health, safety or general welfare of persons residing or working in the vicinity, or injurious to
property or improvements in the vicinity.
3. That the proposed use will comply with the regulations and conditions specified in this code
for such use.
4. That the granting ofthis conditional use will not adversely affect the general plan ofthe City
or the adopted plan of any governmental agency.
The Planning Commission or the Zoning Administrator shall make a written finding which shall
specifY acts relied upon in rendering said decision and attaching such conditions and safeguards as
deemed necessary and desirable not more than 10 days following the decision ofthe Commission
or the Zoning Administrator, and shall fully set forth wherein the facts and circumstances fulfill or
(4il8/86) (04/08/08)
11.3.11-10
PC DISTRICT REGULATIONS
ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES
fail to fulfill the requirements. A copy of this written Finding of Facts shall be filed with the City
Clerk, with the Director of Planning & Building and mailed to the applicant. The decision of the
Planning Commission or Zoning Administrator shall be final on the eleventh day following its filing
in the office ofthe City Clerk, except where appeal is taken as provided herein.
11.3.11.8
Conditional Use Permit - Appeals
The applicant or other interested party may appeal the decision ofthe Zoning Administrator to the
Planning Commission within 10 days after said decision is filed with the City Clerk. Said appeal
shall be in writing and filed in triplicate with the Planning & Building Department on forms
provided by said department, and shall specify wherein there was an error in the decision of the
Zoning Administrator. If an appeal is filed within the time limit specified, it stays proceedings in the
matter until the Planning Commission makes a determination.
Where the Planning Commission denies an application by less than four votes, the applicant shall
have the right to either a rehearing at the next Planning Commission meeting or an appeal to the City
Council without payment of additional fees. The choice of alternatives shall be discretionary with
the applicant. All other proceedings pertaining to appeals shall continue to apply.
11.3.11.9
Variance
The granting of a Variance is an administrative act to allow a variation from the strict application
of the adopted EastLake III development regulations of the particular zone, and to provide a
reasonable use for a parcel of property having unique characteristics by virtue of its size, location,
design or topographical features, and its relationship to adjacent or surrounding properties and
developments. The purpose of the Variance is to bring a particular parcel up to parity with other
property in the same zone and vicinity insofar as a reasonable use is concerned, and it is not to grant
any special privilege or concession not enjoyed by other properties in the same zone and vicinity.
The Variance may not be used to correct improper zoning. It is the purpose of this section to set
forth the findings necessary for such administrative action and to establish a procedure for granting
variances. In no case shall a Variance be granted to permit a use other than a use permitted in the
district in which the subject property is situated.
The Zoning Administration shall grant a Variance only when the following facts are found:
I. That a hardship peculiar to the property and not created by any act of the owner exists. Said
hardship may include practical difficulties in developing the property for the needs of the
owner consistent with the regulations of the zone; but in this context, personal, family or
financial difficulties, loss of prospective profits, and neighboring violations are not hardships
justifying a Variance. Further, a previous Variance can never have set a precedent, for each
case must be considered only on its individual merits.
2. That such Variance is necessary for the preservation and enjoyment of substantial property
rights possessed by other properties in the same zoning district and in the same vicinity, and
(4,'18/86) (04108/08)
PC DISTRICT REGULATIONS
11.3.11-11
ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES
that a Variance, if granted, would not constitute a special privilege of the recipient not
enjoyed by his neighbor.
3. That the authorizing of such Variance will not be of substantial detriment to adjacent
property, and will not materially impair the purposes of this Chapter or the public interest.
4. That the authorizing of such Variance will not adversely affect the general plan ofthe City
or the adopted plan of any governmental agency.
11.3.11.10
Variance - Appeals
The applicant or other interested persons may appeal the decision of the Zoning Administrator to
the Planning Commission within 10 days after the decision is filed with the City Clerk and the
hearing on said appeal shall be processed by the Planning Commission in the same manner as a
Conditional Use Permit within the original jurisdiction of the Planning Commission. The applicant
or other interested persons shall have the same right of appeal from any determination of the
Planning Commission in such instances as set forth in Sections 19.14.110 through 19.14.130 of the
Chula Vista Municipal Code.
Upon the hearing of such appeal, the City Council may, by resolution, affirm, reverse or modifY in
whole or in part any determination of the Planning Commission, subject to the same limitations and
this Chapter places requirements offindings as upon the Planning Commission. The resolution must
contain a Finding of Facts showing wherein the conditional use meets or fails to meet the
requirements of Sections 19.14.080 through 19.14.100. Not later than 10 days following the
adoption of said resolution, the City Clerk shall transmit a copy ofthe resolution and finding to the
Director of Planning & Building and shall mail a copy to the applicant.
Any Conditional Use Permit or Zone Variance granted by the City as herein provided shall be
conditioned upon the privileges granted being utilized within one year after the effective date
thereof. A Variance or Conditional Use Permit shall be deemed to be utilized ifthe property owner
has substantially changed his/her position in reliance upon the grant thereof. Evidence of change of
position would include completion of construction or any expenditures of money by the property
owner preparatory to construction and shall also include the use ofthe property as granted. Ifthere
has been a lapse of work for the three months after commencement, the Conditional Use Permit or
Zone Variance shall be void. The Commission may, by resolution, grant an extension of time
contained in a currently valid Zone Variance or Conditional Use Permit without a public hearing
upon appeal ofthe property owner, provided that there has been no material change or circumstances
since the granting of the Variance or Conditional Use Permit which would be injurious to the
neighborhood or otherwise detrimental to the public welfare.
(4,']8:05) (04/08/08)
11.3.11-12
PC DISTRICT REGULATIONS
II.3.l2 Exceptions and Modifications
11.3.12.1 Height Limitation Exceptions
11.3.12.2 Projections into Required Yard Permitted
II.3.12.3 Scenic Highway Setback Encroachments
(4/1 0:86) 104/08/08)
PC DISTRICT REGULATIONS
II.3.12-1
11.3.12.1
Height Limitation Exceptions
Height limitations stipulated in these regulations shall not apply to:
Church spires, belfries, cupolas, bell towers, and domes, monuments, electric generating
stations and liquefied natural gas tanks, water towers, fire and hose towers, observation
towers, distribution and transmission towers, lines and poles, windmills, chimneys,
smokestacks, flagpoles, radio towers, masts and aerials, or to parapet walls extending not
more than four feet above the limiting height of the building;
11.3.12.2
Projections into Required Yard Permitted
Certain architectural features may project into required yards or courts as follows:
A. Cornices, canopies, fire escapes, bay windows, chimneys, balconies, eaves or other
architectural features may project a distance not exceeding four feet into any front or rear
yard and forty percent into any side yard to a maximum of four feet.
B. An uncovered stair and any necessary landings may project a distance not to exceed six feet,
provided such stair and landing shall not extend above the first floor ofthe building except
for a railing not exceeding three feet in height;
C. An open, unenclosed stairway not covered by a roof or canopy may extend or project into
a required rear or side yard not more than three feet.
11.3.12.3
Scenic Highway Setback Encroachments
To reduce the potential for building being lined up at the Scenic Highway setback line, to improve
functionality, or to encourage a variety of visual characteristics along Olympic Parkway, the Design
Review Committee may reduce the otherwise required setback from the Olympic Parkway Scenic
Highway.
(4/18/86) (04/08/08)
11.3.12-2
PC DISTRICT REGULA nONS
11.3.13
II.3.13.1
II.3.13.2
11.3.13.3
II.3.13.4
(4/18/86) (04/08/08\
Enforcement
Enforcement by City Officials
Actions Deemed Nuisance
Remedies
Penalties
PC DISTRICT REGULA nONS
1I.3.13- 1
ENFORCEMENT
II.3.13.1
Enforcement by City Officials
The City Council, City Attorney, City Manager, City Engineer, Director of Public Works, Fire
Chief, Chief of Police, Director of Building & Housing, Director of Parks and Recreation, Director
of Planning, City Clerk and all officials charged with the issuance of licenses or permits shall
enforce the provisions of this ordinance. Any permit, certificates or license issued in conflict with
the provisions of this ordinance shall be void.
II.3.13.2
Actions Deemed Nuisance
Any building or structure erected hereafter, or any use of property contrary to the provisions of a
duly-approved Design Review, Site Plan, Variance, Conditional Use Permit, or Administrative
Review and/or this ordinance shall be declared to be unlawful and a public nuisance per se and
subject to abatement in accordance with local ordinance.
II.3.13.3
Remedies
All remedies concerning this ordinance shall be cumulative and non-exclusive. The conviction and
punishment of any person hereunder shall not relieve such persons from the responsibility of cor-
recting prohibited conditions or removing prohibited buildings, structures, signs or improvements,
and shall not prevent the enforced correction or removal thereof.
II.3.13.4
Penalties
Any person, partnership, organization, firm or corporation, whether as principal, agent, employee
or otherwise, violating any provisions of this ordinance or violating or failing to comply any order
or regulation made hereunder, shall be guilty of an infraction and, upon conviction thereof, shall be
punishable as provided by local ordinance.
(4/18/86) (04/08/08)
I1.3.13-2
PC DISTRICT REGULA TrONS
DESIGN GUIDELINES
RESIDENTIAL/COMMERCIAL
SECTION IV OF SECTIONAL PLANNING AREA (SPA) PLAN
EASTLAKE III
Adopted July 17,2001
by Resolution No. 2001-220
Amended November 26, 2002
by Resolution No. 2002-484
Amended June 20, 2006
by Resolution No. 2006-190
Proposed Amendment for EastLake 1II S~H;V" rwj~~l Windstar Pointe Resort
Draft: Aplill 0, 1006
April 08. 2008
Project Sponsor
TIn; E",...lLQk.. CUll....,all]
900 Law.. A V "-'IlU"-', Su;t... 180
CLulu V;.:>la, CA 91')14
CVl1lU....t. D;ll O~tl\,,,HI
(619) 421-0127
Windstar Communities
11149 N. Torrev Pines Road. Suite 250
La Jolla. CA 92037
Contact: Eric L. Heffner
(858)587-2100
(619) ZZ3 740B
Prepared by:
Bud Grav & Associates
2452 Arrowhead Court
Chula Vista. CA 91915
Contact: Bud Grav
( 619) 656-801
Edited by:
KTGY GrOUD. inc.
17992 Mitchell South
Irvine. CA 92614
Contact: Damian Taitano
(949) 851-2133
.1.) t:;}lW r;.u' by.
C;llt; Laud Flauu;uEi
29J2 f V~I1.:>"",tt;(.l DI;n,
Sau D;"'5V, CA 92106
Cvulad. Gal] F. C;l1t;
parts of Section 114.5. Architecture provided by
William Hezmalhalch Architects, Inc.
SECTION 11.4
DESIGN GUIDELINES
TABLE OF CONTENTS
SECTION
11.4.1 Introduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
IIo4.1.l Purpose
PAGE
11.4.1-1
11.4.2 Design Review Process. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. IIo4.2-1
IIo4.2.I Introduction
IIo4.2.2 Zoning Administrator Design Review
11.4.2.3 Design Review Committee
11.4.204 Appeals
11.4.3 Community Design Concept. . . .. .. . . .. .. . .. .. . . . . .. . . . . . .. .. ... .. 11.4.3-1
IIo4.3.1 Community Character
11.4.3.2 Community Landscape Design
IIo4.3.3 Community Fencing
11.4.304 Community Signing
IIo4.3.5 Community Lighting
IIo4.3.6 Community Trails
IIo4.3.7 Community Entries
11.4.3.8 Street Furniture
IIo4.3.9 Scenic Corridor Guidelines
11.4.4 Residential Design Guidelines: Single Family - Vistas & Woods West. .. 11.4.4-1
11.404.1 Site Planning
11.404.2 Grading & Landform
11.404.3 Streetscape Design
IIo4o4o4 Visual Aspect
11.404.5 Architecture
IIo404.6. Signage
IIo404.7 Lighting
IIo404.8 Parking
11.404.9 Special Standards
IIo404.IO Landscaping Requirements
IIo404.II Individual Parcel Design Criteria
11.4.5 Residential Design Guidelines: Single Family - Woods East. . . . . . . . . . .. 11.4.5-1
11.4.5.1 Site Planning
11.4.5.2 Architectural Design Issues
IIo4.5.3 Parking
11.4.504 Special Standards
IIo4.5.5 Individual Parcel Design Criteria
(4:18:86) (04/08/08)
DESIGN GUIDELINES
11.4-ii
11.4.6 Residential Design Guidelines: Multifamily.............. . . . . . .. . . .. II.4.6-l
II.4.6.I Site Planning
IIo4.6.2 Individual Parcel Design Criteria
11.4.7 Commercial Design Guidelines........................ ......... '" IIo4.7-1
IIo4.7.1 Precise Plan Requirements
II.4.7.2 Architecture, Color & Materials
II.4.7.3 Screening
11.4.704 Site Furnishings
II.4.7.5 Lighting & Signage
II.4.7.6 Individual Parcel Design Criteria
(4/18/06) (04/08/08)
1I.4-iii
DESIGN GUIDELINES
LIST OF EXHIBITS
Note: Page Numbers will be updatedfor the Final Adopted document
PAGE
EXHIBIT
3.1 Site Utilization Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ., 11.4.3-3
3.2 Circulation Plan ................ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. IIo4.3-4
3.3 Community Structure. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 11.4.3-5
304 View Basins/Opportunities ........................................ 11.4.3-6
3.5 Scenic Vistas .................................................... Iio4.3-7
3.6 Design Features & Considerations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 11.4.3-8
3.7 General Landscape Plan.. . . . .. ... . . .. . .. . .. . . .. . .. . . .. . . . .. .. . . .. IIo4.3-I3
3.8a Landscape Intensity - Woods.. . . . .. .. . . . .. . . .. . .. ... . . . .. . . . . . .. .. .. .. IIo4.3-14
3.8b Landscape Intensity - Vistas. ............... .......... ............ IIo4.3-15
3.9 Salt Creek Edge ................................................ 11.4.3-24
3.10 Salt Creek Edge Conditions ....................................... 11.4.3-25
3.11 Section in Parcel VR-2 through Vistas Spine Road. . . . . . . . . . . . . . . . . . . .. IIo4.3-26
3.12 Section through Vistas Spine Road at City Park. . .. .. . . . .. . .. .. .,. . . .. 11.4.3-27
3.13 Section through Woods Estate Collector Road. . . . .. . . . .. . . . . . .. .. . . .. IIo4.3-27
3.14 Section from Woods Residential to Salt Creek Revegetation Area....... .. IIo4.3-28
3.15 Section from Middle School into Salt Creek Revegetation Area.......... IIo4.3-28
3.16 Community Fencing Types ....................................... 11.4.3-33
3.17 Fencing. .. .... . . .. .. . . . . . . .. . . . . . .. . .. . . .. . . . . . . . . .. . . . ., . . .. IIo4.3-35
3.18 Combination Wall & Fence. . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . .. .. . . .. 11.4.3-36
3.19 Signing - Do ThislNot This ....................................... IIo4.3-38
3.20 Lighting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. IIo4.3-39
3.21 Paseo Trail Linkage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. IIo4.3-40
3.22 Parkway Trail Linkage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. IIo4.3-40
3.23 Trails Plan .................................................... IIo4.3-41
3.24 Trail Widths. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. IIo4.3-42
3.25 Section through City Greenbelt at Estate Lots. . . . . . . . . . . . . . . . . . . . . . . .. IIo4.3-43
3.26 Trail View Guidelines ........................................... IIo4.3-43
3.27 Greenbelt Trail Signing .............. . . . . . . . . . . . . . . . . . . . . . . . . . . .. IIo4.3-44
3.28 Greenbelt Rest Stop. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. IIo4.3-44
3.29 Woods Trail Entry from Street. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. IIo4.3-45
3.30 Major Entry ................................................... IIo4.3-47
3.31 Neighborhood Entry. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. IIo4.3-47
3.32 Entry to EastLake Woods from Hunte Parkway ....................... IIo4.3-48
3.33 Entry Monument Concept for EastLake Vistas. . . . . . . . . . . . . . . . . . . . . . .. IIo4.3-49
3.34 Gated Entry Concepts ........................................... IIo4.3-50
3.35 Parkway Furniture .............................................. lIo4.3-51
(~il8;'06) (04/08/08)
DESIGN GUIDELINES
lIo4-iv
LIST OF EXHIBITS
EXHIBIT
Note: Page Numbers will be updated/or the Final Adopted document
PAGE
4.1 Mixing Architectural Styles. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 11.404-2
4.2 Architectural Guidelines .......................................... IIAA-6
4.3 Architectural Guidelines .......................................... IIAA-7
404 Architectural Guidelines .......................................... IIAA-8
4.5 Architectural Guidelines .......................................... 11.404-9
4.6 Gated Entry Concepts ........................................... 11.404-11
4.7 SUP -Single Family Detached. '" . .. . .. . . " . . . . .. . . .. . . . .. . . . . . . .. 11.404-13
4.8 Parcel VR-I ................................................... IIAA-15
4.9 Parcel VR-2 ................................................... IIAA-17
4.10 Parcel VR-3 ................................................... IIA.4-19
4.11 Parcel VR-4 ................................................... 11.404-21
4.12 Parcel VR-5 ............................................... 11.404-23
4.13 Parcel VR-6 ................................................... IIAA-25
4.14 Parcel VR-7 ................................................... 11.404-27
4.15 Parcel VR-8 ................................................... 11.404-29
4.16 Parcel WR-6 .. . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . " . . . .. . .. . . . .. IIAA-31
4.17 Parcel WR-7 . . . . . .. " . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . .. . . . . .. 11.404-33
5.1 7,000 sflots ................................................... IIA.5-13
5.2 8,000 sflots ................................................... 11.4.5-16
5.3 10,000 sflots .................................................. IIA.5-17
504 13,500 sf lots .................................................. 11.4.5-19
5.5 22,000 sflots .................................................. 11.4.5-21
5.6 SUP - Woods East. . .. . " . . . . . . . " . . . . . . . . . . .. . . . . . . . . . . .. .. . . .. 11.4.5-53
5.7 Parcel WR-I .... . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . .. . . . . . .. . . . .. 11.4.5-55
5.8 Parcel WR-2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. IIA.5-57
5.9 Parcel WR-3 . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. IIA.5-59
5.10 Parcel WR-4 ......... ..... .......... ....... ....... ............. 11.4.5-61
5.11 Parcel WR-5 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. IIA.5-63
6.1 Sup - Multi-family .............. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. IIA.6-2
6.2 Multi-family Site Design. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. IIA.6-3
6.3 Multi-family Site Design ........................ . . . . . . . . . . . . . . . . .. 11.4.6-4
604 Multi-family Site Design .......................................... IIA.6-4
6.5 Multi-family Street Orientation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 11.4.6-5
6.6 Parcels VR-9/11 ................................................. 11.4.6-8
6.7 Parcel VR-12 ................................................. .IIA.6-10
6.8 Parcel VR-13 .................................................. IIA.6-12
6.9 Parcel VR-13 Architectural Character............. ... .... . ...... .... 11.4.6-13
6.10 Parcel VR-13 Project Features.. .............. ... ............ ...... IIA.6-14
6.11 Parcel VR-13 Conceptual Landscape Plan ........................... IIA.6-15
6.12 Parcel VR-13 Perimeter Fence Detail............................... IIA.6-16
(4,']8/86) (04108/08)
IIA-v
DESIGN GUIDELINES
LIST OF EXHIBITS
Note: Page Numbers will be updated/or the Final Adopted document
EXHIBIT
PAGE
7.1 SUP - Commercial Parcels............. ............................ II.4.7-5
7.2 Parcel C-I ........................ .............................. 11.4.7-7
(4118/86) (04/08/08)
DESIGN GUIDELINES
II.4-vi
11.4.1 Introduction
11.4.1.1 Purpose
This document is a manual to guide the design of site plans, architecture, and landscape architecture
within the EastLake III Sectional Planning Area (SPA) of the EastLake Planned Community. It
illustrates the master developer's philosophy and commitment to a high quality, planned
development program.
These guidelines are being provided to ensure that the quality and fundamental concepts established
at the master planning stage are maintained in the final phase of detailed planning and design. This
manual includes design concepts to guide specific areas of consideration, but more importantly it
establishes a design context within which each element is important to the success of the entire
program. Just as the entire community can be impacted by a substandard project, carefully crafted
design themes and standards can be compromised by inattention to one element ofthe overall design
program. The purpose of this manual is to ensure that all development within EastLake III 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. For these locations, more detailed design solutions are
outlined in these guidelines.
WIO/06) (04/08/08)
DESIGN GUIDELINES
11.4.1-1
11.4.2 Design Review Process
11.4.2.1 Introduction
The design review process includes two integrated procedures: design review and approval by the
master developer and review and approval by the City of Chula Vista. Essentially the process
requires the builder to formulate the design for his parcel and review it with the master developer
prior to formal application and review of final designs by the City. The City ofChula Vista requires
Site Plan and Architectural Review, as well as Landscape Review.
Master Developer Review Process
The review requirements of the master developer are intended to ensure that the builder's
intended product and designs meet the standards and criteria for the entire planned community.
The items to be included in the builder's design submittal package to the Master Developer are
covered by private agreements between the builder and developer.
Following acceptance ofthe builders schematic design, a continuing exchange of information
will be expected as the design is finalized and the City's review process begins. Final, ap-
proved plans shall be provided to the master developer for his records.
City of Chula Vista 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. The design review process with the
master developer should be finalized prior to submittal for formal review by the City.
The standards and requirements for Site Plan and Architectural Approval and Design Review
are provided for in the EastLake Community District Regulations. Additional specific
requirements for application and review procedures are published in the City's Zoning
Ordinance.
The City's "Design Manual" provides design guidance for all projects subject to Design
Review, including small lot single family and multi-family residential, commercial and
industrial projects. The City's Design Manual should be consulted when preparing plans for
these projects along with these guidelines. Where in conflict, the EastLake III Design
Guidelines take precedence. Where an item is not addressed in these guidelines, the City's
Design Manual shall apply.
The City has also published a "Landscape Manual" which describes the landscape review
process and provides some guidelines for landscape design from the City's perspective. The
Manual also includes specific standards for landscape and irrigation improvements. Where in
conflict, the EastLake III Design Guidelines shall apply; where an item is not addressed, the
city's Design Manual shall apply.
(4/19'06) 104/08/08)
11.4.2-1
DESIGN GUIDELINES
DESIGN REVIEW PROCESS
11.4.2.2 Zoning Administrator Design Review
The Zoning Administrator is authorized to consider and approve, disapprove or modifY applications
on several subjects as provided in Section II.3.! i.2 ofthe EastLake III Planned Community District
Regulations.
11.4.2.3 Design Review Committee
The Design Review Committee shall review plans as required by Section II.3.!!.3 of the EastLake
III Planned Community District Regulations.
11.4.2.4 Appeals
Appeals to Design Review, Site Plan and Architectural Review and provided for in Sections
11.3.!!.4 and II.3.! i.6 of the EastLake III Planned Community District Regulations.
(1.'1 GiOe) (04/08/08)
DESIGN GUIDELINES
11.4.2-2
II.4.3 Community Design Concept
11.4.3.1 Community Character
The character of the EastLake Planned Community at the broadest level is established by the
EastLake General Development Plans and subsequent SPA Plans. During the preparation of these
plans, numerous community design features were established or considered. As individual parcels
are developed, attention to these pre-established criteria is necessary to successfully execute the
intended design. This section is intended to describe and promote the design features of the
EastLake III SPA Plan and to provide guidance for consistent detailed design.
The primary SPA Plan features which influence the character ofthe EastLake III neighborhoods are
the land use and circulation patterns (see Site Utilization Plan, Exhibit 3.] and Circulation, Exhibit
3.2). The predominate land use is single family detached residential in two neighborhoods,
EastLake Woods and EastLake Vistas, with densities ranging from].O du/ac to 6.7 du/ac. This land
use will define the primary character of these neighborhoods. ]n addition, a mixed-use, commercial
and higher density residential, "activity center" is located at the southern end of the EastLake Vistas
neighborhood, adjacent to the entry to the existing Olympic Training Center (aTe). The character
of this area will be distinguished from the single family areas and strongly tied to that ofthe OTC
(see Community Structure, Exhibit 3.3).
View opportunities are also a significant factor in the design of the project (see View
Basins/Opportunities, Exhibit 3.4). Views include local views to the Salt Creek Open Space
Corridor Greenbelt on the western edge of the project. To the east, views are of the Otay Lakes
Open Space Corridor Greenbelt as well as longer range views ofthe lakes themselves and mountains
beyond. The greenbelts and views serve as m!\ior amenities which establish a framework for
development. Development along these "green" edges should incorporate physical and visual access
to the open area.
Developed recreation will be concentrated in the public park (parcel P-]) overlooking Lower Otay
Lake and a smaller private facility at the southern entry to the EastLake Woods neighborhood
(parcel P-2), while trails will provide dispersed recreational opportunities within the Greenbelt
branches and through the neighborhoods. Scenic vistas from public streets were also carefully
considered in the layout ofthe circulation plan (see Scenic Vistas from Public Streets, Exhibit 3.5).
A unique feature ofthe EastLake Planned Community is the Community Trail (Thematic Corridor)
which provides a connection between the focal points of each neighborhood within the community.
It extends from the Swim Club in EastLake Hills, through the lake and Beach Club area of East Lake
Shores, to the Village Center site north of Otay Lakes Road. It continues across the road and
through the Activity Corridor area of East Lake Greens along EastLake Parkway, and then through
the center of the neighborhood, past the clubhouse area. From this point, it extends eastward
through EastLake Trails and across Salt Creek to EastLake Vistas, terminating at the overlook park.
The Community Trail is defined by special landscaping and enhanced trail design, as detailed below.
(4/18/86) (04/08/08\
11.4.3-1
DESrGN GUIDELINES
COMMUNITY DESION CONCEPT
The primary design influences on the EastLake III SPA are described in Section II.2.2 ofthe SPA
Plan and summarized in Design Features & Considerations, Exhibit 3.6.
(4/1 0/86) (04/08/08)
DESIGN GUIDELINES
IIA.3-2
COMMUNITY DESIGN CONCEPT
~ Site Utilization Plan
r~l ~ hepesed
. . ...I.~ Adopted
\~:...~ ..~
RESIDENTIAL
r:::'11 UndU"
N"mber ,
WR.1 5inglllFamly
WR-Z Single Family
Wft..3 $Wl!lleFamoly
WJl..4 S;n~FamnV
WR.5 SinQjIllFamOy
.... I Sub-loIalIWoQd~ E,"')
~"' SingleF8l'I'IIly LM
Wft..7 Single Famty LM
IS an I Sub4oQl'{WoodsWg.sl)
RelldenlhlISub-IOllllfWO<libl:
,....
VIM SmgleFamily L
YR.z Sir1g1eFarn;ly L
VR-3 Sifl!l'l>Farn,1y L
VIl-C SInc;.Famlly LM
YR.S SingiflFalt\1ly LM
Y'" SlnglltFamily LM
VR-7 SingleFll/TlIly LM
VIt-8 Slrtgl.Famlly LM
Vlt., Singl""'U1U.F_~y M
VIMO MlJIf>.Fam'Iy MH
VA.t1 Mulll.Famolv MH
VR.12 MlJti.Farn~y '"'
VR-U Mulb-F"mlly~ t!
Rnldltlllllll SulHOlal (Vl$tasl:
.2_82.5
22.33.0
36.93.1
23.6 3.5
17.93.7
26.5 ~,8
18.' 5,S
25.4 6.6
7_310.0
7.115.0
8.2 15.0
12.324.4
111.426.6
147.4 1.6
lIOtI.B '-11
i!h.b-lo~RuldMltlal
NOH-RESIDENTIAL
c., CllITIITIO,cial. Rltlll~
P.l Pul:ll;ePadt
Po, Priva19Rll<;r~1Ort
PQ.1 Etemen13rySCIl,DOl
PQ-2 Jr.HIWlSclIooI
PO-3 F,",SlatlOn
CPF.' Comm_Purpo"llF'at.-
OS Open Space"
0&-1 OSISctlooll"\lfI<i~g
MajorCiIoJliIllon
Sul>lo\.lINo...Ruldentl.1
PRD.lECTTOTAI.
CR 12.2
P 13.5
L t.7
PO 1~.3
PO 24,8
PO 1,\
PO 12.9
OS 134,6
OS 1,1
Cif 25.5
liU
74a.J J.~ 2.555
"
"
..
'"
"
"
'"
"
,..
"
'"
'"
""
."
1.888
2,555
Looo......Ot.:lj
RofJJJ'.'Qir
_I
'( ])1'-'
.&tfASTLAKE III
AplannOdcOmmUnlly DyTh. EastLaHO Company
(4,']8,'86) (04/08/08)
Cin~i Lol'Wj fltOnning
A.:..n rn
, .. - .......~
6/20106
Exhibit 3.1
11.4.3.3
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
6 Lane Prime Arterial
Procto
Circulation Plan
Olympic
Parkway
Note: Residential Collectors and streets 8re subject to
refinement during the SPA Plan process. Wueste Road,
along the aastem boundary of EastLake 11/ GDP. will remain
as is except for transitions at intersections.
Olympic
Training
\)
\~
\ .\
'!>
% .
\
,
Lower Oray Reservoir
_ _ 4 Lane MajorArterial
_ _ _ _ _ Class III Residential Collector
,..........1 Residential Street
~ E'ASTLAKE III
A planned community by The Eastlake Company
(~
lOr:!; Land Planning
F09 '-1"
. . ..1.. ;
4-4:5i
Exhibit 3.2
(4,'18,'06) (04/08/08)
DESIGN GUIDELINES
11.4.3-4
COMMUNlTY DESIGN CONCEPT
Community Structure
P'I'6f39Sed Adopted
\\',>,'d8
]',- .;).:.:;~ 4 -;;lr~ ~.; -11
. \: '"' _ i..~1;: .'. ~ _ ,,-, .
;U::,
~<'A
,s,;'\..\
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-:." ()
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3.
c..
o
, " . .--...
\... L\Y h~in\.'_l
Vi'L,~ c' ~_
~flI3nd~!!t?cfa~
(4,']0/86) (04/08/08)
11.4.3-5
N02i"llb. '1'11., '...1
-
"\ ~i~t~l~
l~..~$idcn ti~ll
'.
.~
/'
r,
I '-
j /
~'Gf"~y /
Rose""" ,._>
, ",I ....
_'l(:l!V~U)' '-.'!c'
,,/
" (
\ ;
I)
(,-
,
~"ni1lond Pk:nlno
""'_0_"'- rn
i"\...l'i 1o....A
6120(06
Exhibit 3.3
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
View Basins/Opportunities
--
IIIMl!AA 'IlI'ill>
~
<J)
.S;
Cll
"g
~
-
c::
.s
<J)
q
.4IfASTLAKE III SPA
... A planned community by The EastLake Company
C::ir,tl land Planning
__.Cl(Ol91__ r--n
i""i...fi l.....,j
9-5-00
Exhibit 3.4
(4/18:86) (04/08/08)
DESIGN GUIDELINES
11.4.3-6
~)
m
Major Lake Vistas
Views into Salt
Creek Corridor
zf'H~
Scenic Vistas of
Estate Homes
COMMUNITY DESIGN CONCEPT
~
"if/:~
""~
~
#)
l!
~~"'"
'\
I
/1<1
[[
J
g<?
Seen ic Vistas
from Public Streets
...tE'ASTLAKE III SPA
.- A planned community by The EastLake Company
(4/10/86) (04/08/08)
Cintl Land Planning
r::r; rT"'
, ~ ~ ,-l.~
9.5-00
Exhibit 3.5
11.4.3-7
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
Front Schoo'"
on S,,1r.Cnl"
GtHnMIt Corridor Me/nul" Enhnw.
i Ent WOOds "'Ighborhood
\, _ }>':', 4.,., . i by Um~ Connectionl
""'i:~ , T~-~'" .. C'".'.1Io.
)\~\\.. 'lt~~
.'. .~, \- ....J . r ...1
. i ,\i '\ \<<,-_ -j; " .., c.:...-- '\" '"
\ \ '\,,<\ '<::- ...-.'\:.., !~ ". '11--...../ Umn.ct Dml..Y
\\ .' '1\ -"', --,~<"l A<<,.. toEUtte
\\ \\\ \\ ,_",,' /~/ ,// Colttctol'tor
)\. "<'~~'.~\.".";/;"..-;';\\ \r-,,~."/ ~ ('.91ot~ect
,7 \,,_-----\'~ \... -...;~ PI.cet.rgutl0f:8ll'1 Woods
f.' ;\\ \ ,..J, / ovorlook~OUyR...rvoir
~' / t\ "'i!-~ 'I
I'l -, \
~'" I ~ I: 't )..... t l/mtt.cc...to .
. ~.'/ }- I ~~ e.afeCo/~toI \~""
"~.... //"'-.-1 (O'.~t1otaonlyV
r.".cI HcxninQ ; -' ://
OvttrlooldlJQ ~ // - ..." ...;or Previa Fire Sutlon
GfHnbcrlt K ~;,t~ Slte.t Sfgnallnd Entry
.... ~k .ndovltlooklng
~~-... _'_ ~b.1f: Synwm
Design Features &
Considerations
Adopted
-._~
_r~J
-.~~-~~,
Cr.." FroIl~ RCMd
o2lcng S,1t Crw COrTldor
tOIPublloW._
u.. Co,r.o:tof' to SlIM""
Ac1N/ty Nodi from other
~l/dontl.J In,,, Nrmfn~ng
IttPubllcP.r#(
,
I 'f , AflgnStrHt:ll tohu.
_....._"'!!.), >;., /_ ~'-<.;.~. "7 vl.r.nofOUyR...rvoll
- ~n.~~~,..". -. .-'.r--....,~;.i"L~~\.\\-~- =!f,~~~
;: =;'~::.:: "'1- -', { (--/ ."c... for rIM park,
l ".., (-. __< ):> --. y' .nd ,..Jd.~ In the
. . ..' ". l.."\//.'~ '.." "./d..O.,"!'""..
'\ '_..' ".~i.I\.'. 'I , ,~) <,
\..} \."'" /}
1.--'_,
"1
/
I
PlleeIIrvelltJotIIn
VI"'2I ovtifooldnp
OUYR~.wv~,
~/ ,/
/
IIinimlft aonMCtivlty . .
btnv.1n elllt & Welt
{In" only} to .n~nce
.XcfllllvltyoJ EilltlKn
w.w a..fn
v
ClNtlf AetJvlty Node
idJ.;ccnt to th. Olympic
TrafJl/ngC.ntGr
..tEASTLAKE III SPA
. A planned communily by The EastLake Company
,',lond~
R"O"? n'
l .~,;,.lrr...""
.~oo
Exhibit 3.6
(4/10/86) 104/08/08)
DESIGN GUIDELINES
11.4.3-8
COMMUNITY DESIGN CONCEPT
11.4.3.2 Community Landscape Design
The purpose of the General Landscape Plan is to establish the overall landscape of the EastLake III
community. Since various entities will be responsible for the planning and implementation of
landscape improvements, this information will provide the general guidance necessary to achieve
a visually compatible landscape that is well balanced in water and maintenance demands.
The General Landscape Plan (see Exhibit 3.6) provides a design framework which provides some
latitude and flexibility to individual projects while maintaining the community's overall landscape
goals and objectives. Landscape will be used to reinforce the design patterns established by the land
use plan. These patterns include the definition of neighborhoods, paths, entry nodes, community
landmarks and any special landscape areas that are required.
The key landscape elements used in the landscape concept are street tree patterns and well defined
locations for different types of landscaping. The landscape types are similar to the City of Chula
Vista's landscape codes for open space. Defining these key landscape elements will create distinct
identity, visual continuity, order and contrast throughout the community.
Any landscaping within the Otay Lakes Reservoir basins should be designed in conformance with
the City of San Diego's Watershed Protection Guidelines.
11.4.3.2.1 Street Trees
Neil?hborhoods
Each neighborhood will have dominant theme trees and accent trees. The trees will be used
at the major internal streets ofthe neighborhood. Trees will be selected from the following list
EastLake Woods Neighborhood Theme and Accent Trees:
QUERCUS ILEX. HOLL Y OAK
PLA T ANUS ACERIFOLIA. LONDON PLANE TREE
CUPRESSUS SEMPERVIRENS ITALIAN CYPRESS
PINUS PINEA ITALIAN STONE PINE
* Special installation conditions apply.
EastLake Vistas Neighborhood Theme and Accent Trees:
JACARANDA MIMOSIFOLIA JACARANDA
PINUS ELDARICA AFGHAN PINE
For additional identification, each parcel within a neighborhood may have a designated street
tree to be selected from the following list
EastLake Woods Neighborhood Parcels Street Trees:
(.t,'Ie/8G) (04/08/08)
Il.4.3-9
DESIGN GUIDEUNES
CASSIA LEPTOPHYLLA
ALBIZZIA JULIBRISSIN
CHITALPA T. 'PINK DELIGHT'
CUPANIOPSIS ANACARDIOIDES*
KOELREUTERIA BIPINNA T A
METROSIDEROS TOMENTOSUS
OLEA EUROPA 'SWAN HILL'
PINUS ELDARICA
PISTACIA CHINENESIS
PLATANUS ACERIFOLIA *
PODOCARPUS GRACILIOR
PYRUS CALLERY ANA
COMMUNITY DESIGN CONCEPT
GOLD MEDALLION TREE
SILK TREE
TASHKENT CHIT ALP A
CARROTWOOD TREE
CHINESE LANTERN TREE
NEW ZEALAND XMAS TREE
FRUITLESS OLIVE
AFGHAN PINE
CHINESE PIST ACHE
LONDON PLANE TREE
FERN PINE
ORNAMENTAL PEAR
EastLake Vistas Nei!!hborhood Parcels Street Trees:
BAUHINIA PURPUREA PURPLE ORCHID TREE
CASSIA LEPTOPHYLLA GOLD MEDALLION TREE
CHITALPA T. 'PINK DELIGHT' TASHKENT CHITALPA
CUPANIOPSIS ANACARDIOIDES* CARROTWOOD TREE
JACARANDA MIMOSIFOLIA JACARANDA
KOELREUTERIA BIPINNA T A CHINESE LANTERN TREE
METROSIDEROS TOMENTOSUS NEW ZEALAND XMAS TREE
PODOCARPUS GRACILIOR FERN PINE
* Special installation conditions apply.
Paths
Paths include streets and significant pedestrian corridors. The hierarchy of paths is as follows:
Exterior arterials (Otay Lakes Road, Hunte Parkway and Olympic Parkway, Proctor Valley
Road). Tree patterns for these major streets already exist. These patterns will be extended
through the EastLake Woods and Vistas neighborhoods for visual continuity.
Otav Lakes Road:
LIQUIDAMBAR STYRACIFLUA
PINUS CANARIENSIS
PYRUS CALLERY ANA 'ARISTOCRAT'
Hunte Parkway:
KOELREUTERIA BIPINNA T A
PINUS ELDARICA
PYRUS CALLERY ANA 'ARISTOCRAT'
QUERCUS ILEX*
SCHINUS MOLLE*
Proctor Vallev Road:
SCHINUS MOLLE*
* Special installation conditions apply.
Olympic Parkway:
CASSIA LEPTOPHYLLA
(4/10/86) (04/08/08)
AMERICAN SWEET GUM
CANARY ISLAND PINE
ORNAMENTAL PEAR
CHINESE LANTERN TREE
AFGHAN PINE
ORNAMENTAL PEAR
HOLLY OAK
CALIFORNIA PEPPER
CALIFORNIA PEPPER
GOLD MEDALLION TREE
DESIGN GUIDELINES
11.4.3-10
COMMUNITY DESIGN CONCEPT
CHITALPA T. 'PINK DELIGHT'
JACARANDA MIMOSIFOLlA
PHOENIX DACTYLlFERA 'MEDJOOL'
PINUS CANARIENSIS
TASHKENT CHIT ALP A
JACARANDA
DATE PALM
CANARY ISLAND PINE
Landscaping at Olympic Parkway must conform to the City's landscape Master Plan for this
designated scenic highway.
Maior Internal Streets:
As defined in the neighborhood section.
Minor Internal Streets:
As defined in the neighborhood section.
Thematic Corridor:
The thematic corridor (community trail) provides the common pedestrian link to various
community elements within the EastLake Planned Community. It transverses the EastLake
Vistas neighborhood west to east as an off-street trail, called the Paseo. The thematic corridor
tree throughout the EastLake Community is the Populus fremontii "Nevada" (male specimens).
The common name is Western or Fremont Cottonwood. Special installation conditions shall
apply.
Entrv Nodes
These are common points of entry and significant intersections. A tree which differs from the
adjacent path and district trees will be used to provide a distinct accent statement and sense of
arrival at entries. The hierarchy of entries is as follows: community entry, major neighborhood
entry, minor neighborhood entry, and individual site entry (i.e., park entry, community facility
entry, etc.). Entries are discussed in greater detail in Section 11.4.3.7.
Communitv Landmark
Community landmarks are unique use areas within the neighborhood such as schools, parks and
CPF sites. Each landmark should have a distinct landscape character. Based on its specific
location, appropriate neighborhood, path, and entry trees should be incorporated.
II.4.3.2.2 Landscape Intensity Zones
Landscape areas have been coded to create a community landscape that is sensitive to visual
impacts, water conservation and maintenance requirements. For example, entries which are
visibly prominent, will require higher water and maintenance levels, while erosion controls
slopes will require less. For purposes of consistency, the codes for landscape area are similar
to the City ofChula Vista's open space coding system. There is some variation for suitability
(4iI8,'06) (04/08108)
11.4.3-11
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
to the EastLake III community. See Exhibits 3.8a and b for the location of the various
Landscape Intensity Zones.
Code I: Ornamental or high maintenance landscape - Areas containing permanent irrigation
planted in ground cover, shrubs, and trees shall be kept weed free. Any areas not fully covered
with planted ground cover are to be replanted and grown to fully cover the area during the
normal growing season. Weeding is necessary to create a well manicured appearance.
Code 2: Turf Areas - Lawn area with automatic irrigation systems. Maintenance is necessary
to create a well manicured appearance.
Code 3: Irrigated and Erosion Control Slopes and Other Areas - Areas containing permanent
irrigation systems initially planted with ground cover or hydroseed mix, shrubs and trees from
containers, shall be kept weed free as required. The intent is to maintain healthy, weed free,
vegetation for slope stabilization and other landscape areas.
Code 4: Non-irrigation or temporary irrigated native or drought tolerant areas - Areas
containing plant materials to be naturalized. Temporary irrigation may be required for
establishment. Not to exceed twice per year, vegetation may be selectively cut back to 6" high
or as appropriate to the plant species.
Code 5: Undisturbed open space - These are no undisturbed existing open space areas.
A recommended list of plant materials follows. Species are broken down by location, plant
type and landscape code. Additional plants may be added subject to approval.
The General Landscape Plan also indicates proposed environmental landscape areas. These
areas include wetland mitigation and an Otay Tar Plant Preserve. These areas will be addressed
in detail as part of the environmental permitting process and detailed requirements will be
established by permitting agencies.
(4/;8:86) (04/08/08)
DESIGN GUIDELINES
11.4.3-12
COMMUNITY DESIGN CONCEPT
General Landscape Plan
Paths
.'-C___ J
--=~
Exterior Arterials
....... Main Interior Streets
* ** * Thematic Corridor
Entry Monuments
... Neighborhood Entry
~ Neighborhood Entry
. Community Entry
Landmarks
(.'; Major landmark
* Minor Landmark
Environmental
rnDD.,. . . Otay Tar Plant Preserve
o Wetland Mitigation
(Refer to engineering plans for
precise boundaries of environmental
areas depicted)
4Q"\,
"'.:\~
,J':;-f.
.
.
...
Lower (
;~
Source: ONA, Inc
..eE4STLAKE III SPA
.- A planned community by The Eastlake Company
C.r~t: land Planning
..._...".~...- r-n
i1-l"1l ..J
10/16-00
Exhibit 3.7
(4,'] 8/86) (04108/08)
II.4.3-13
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
'..
~~
..
~
~
@
\.
.
Landscape Intensity
"~;;~; Woods
~ia.
"D
,
~
c
=
~
~
A
~. .;"'.:: ':",:.1 Code 1: Ornamental or High
":: ".:: Maintenance Landscape
[]].......
.:.:.:.:.: Code 2: Turf Areas
.....
. Code 3: Irrigation and Erosion
Control Slopes
. Code 4: Non-irrigated Native or
Drought Tolerant Areas
~ Code 5: Undisturbed Open Space
Source: DNA, Inc.
~EASTLAKE III SPA
.-A planned community by The EastLake Company
(ft' Land Planning
...-....,..-- r"1-'
r1.J'11. ...
7-17-0'
Exhibit 3.8a
(4:18:06) (04/08/08)
DESIGN GUIDELINES
Il.4.3-14
COMMUNITY DESIGN CONCEPT
Landscape Intensity
Vistas
.('0,--".
- PrA.\o'i...
~ ''^:----~''''''''.-
~- ~",;''".r_ ~'-"'lLl
Cod.'
Code 1
PARl<'i'l.~'(
Cl~Y,l:{lI'\B::-:::;'; -
1>,:.",;",,::,":,:1 Code 1: Ornamental or High
Maintenance Landscape
k~:::J Code 2: Turf Areas
II11lIIJ!Il1lII Code 3: Irrigation and Erosion
IllIIIlIlllIlll Control Slopes
. Code 4: Non-irrigated Native or
Drought Tolerant Areas
~ Code 5; Undisturbed Open Space
,..E4STLAKE III SPA
.- A planned community by The EastLake Company
Source: ONA, Inc.
Cn!i Land Planning
-_..~..._- r-,.,
1"""'Lri 1..-'
10-16-00
Exhibit 3.8b
(4/18,'86) (04/08/08)
II.4.3-15
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
EASTLAKE III: Vistas - General Landscaping Plant Palette
Thematic Corridor Trees (Landscape Code 1)
POPULUS FREMONTII 'NEVADA'
FREMONT COTTONWOOD
Parkways, Entries, and Open Space (Landscape Code 1 & 3)
TREES
ARBUTUS UNEDO
CERCIS OCCIDENTALlS
CUPANIOPSIS ANACARDIOIDES'
JACARANDA MIMOSIFOLlA
KOELREUTERIA BIPINNATA
LAGERSTROEMIA SPP.
METROSIDEROS TOMENTOSUS
PINUS CANARIENSIS
PINUS ELDERICA
PLATANUS RACEMOSA'
POPULUS FREMONTII 'NEVADA"
QUERCUS AGRIFOLlA'
RHUS LANCEA
SCHINUS MOLLE'
TRISTANIA CONFERTA
ARCHONTOPHOENIX CUNNINGHAMIANA
OLEA EUROPAEA 'W1LSINII'
SYAGRUS ROMANZOFIANUM
SHRUBS
ABEllA PROSTRATA
AGAPANTHUS AFRICANUS CV.
ARTEMESIA 'POWIS CASTLE'
BUXUS M. JAPONICA
CALLlSTEMON C. 'LITTLE JOHN'
DIETES BICOLOR
ESCALLONIA FRADESII
GREVILLEA SPP.
HEMEROCALLlS HYB.
HETEROMELES ARBUTIFOLlA
LANTANA MONTEVIDENSIS
LAVANDULA SPP.
MYRTIS C. 'COMPACTA'
NANDINA 'HARBOUR DWARF'
OLEA E. 'LITTLE OLLIE'
PHORMIUM SPP.
PITTOSPORUM SPP.
RAPHIOLEPIS INDICA
ROSMARINUS SPP.
TULBAGHIA VIOLACEA
WESTRINGIA FRUTICOSA
AZALEA SOUTHERN INDICA
PODOCARPUS
STRELlZIA REGINA
* Special installation conditions apply.
(4!l8/86) (04108/08)
STRAWBERRY TREE
WESTERN REDBUD
CARROTWOOD TREE
JACARANDA
CHINESE LANTERN TREE
CRAPE MYRTLE
NEW ZEALAND XMAS TREE
CANARY ISLAND PINE
AFGHAN PINE
CALIFORNIA SYCAMORE
FREMONT COTTONWOOD
COAST LIVE OAK
AFRICAN SUMAC
CALIFORNIA PEPPER
BRISBANE BOX
KING PALM
OLIVE TREE
QUEEN PALM
PROSTRATE ABEllA
LILY OF THE NILE
POWIS CASTLE WORMWOOD
JAPANESE BOXWOOD
DWARF BOTTLEBRUSH
FORTNIGHT LILY
ESCALLONIA
GREVILLEA
EVERGREEN HYBRID DAYLlL Y
CALIFORNIA HOLLY
LAVENDER LANTANA
LAVENDER
DWARF MYRTLE
HEAVENLY BAMBOO
DWARF OLIVE
NEW ZEALAND FLAX
VARIEGATED TOBlRA
INDIA HAWTHORN
ROSEMARY
SOCIETY GARLIC
COAST ROSEMARY
AZALEA
LONG LEAF YELLOW WOOD
BIRD OF PARADISE
DESIGN GUIDELINES
11.4.3-16
GROUND COVERS I VINES
AGAPANTHUS A. 'PETER PAN'
ARMERIA MARITIMA
BOUGAINVILLEA 'SAN DIEGO RED'
CL YTOSTOMA CALLlSTIGIOIDES
DISTICTIS 'RIVERS'
HIBBERTIA SCANDENS
MARATHON TURF
MYOPORUM P. 'PUTAH CREEK'
PANDOREA JASMINOIDES 'ALBA'
PELARGONIUM P. 'BALCAN PINK'
WISTERIA SINENSIS
GAZANIA SPLENDENS
Turf (Landscape Code 2)
MARATHON II
Interior Slopes (Landscape Code 3)
TREES
CERCIS OCCIDENTALlS
JACARANDA MIMOSIFOLlA
GINKGO BILOBA
KOELREUTERIA BIPINNATA
PINUS CANARIENSIS
QUERCUS AGRIFOLlA*
RHUSLANCEA
TRISTANIA CONFERTA
ARBUTUS MARINA
ARCHONTOPHOENIX CUNNINGHAMIANA
ERIOBOTRYA DEFLEXA
MAGNOLIA GRANDIFLORA 'LITTLE GEM'
MELALEUCA LlNARIFOLlA
OLEA EUROPAEA 'WILSONII'
PINUS PINEA
PYRUS SPP.
SYAGRUS ROMANZOFIANUM
TIPUANA TIPU
SHRUBS
ARCTOSTAPHYLOS SPP.
CISTUS PURPUREUS
COTONEASTERLACTEUS
ESCALLONIA FRADESII
HETEROMELES ARBUTIFOLlA
LANTANA CAMARA
LEPTOSPERMUM SCOPARIUM
NERIUM OLEANDER
RHAPHIOLEPIS INDICA
RHUS INTEGRIFOLlA
XYLOSMA CONGESTUM
AZALEA SOUTHERN INDICA
* Special installation conditions apply.
(4,'Je:S6) (04/08108)
COMMUNITY DESIGN CONCEPT
DWARF LlL Y-OF-THE-NILE
SEA PINK
BOUGAINVILLEA
LAVENDER TRUMPET VINE
ROYAL TRUMPET VINE
GUINEA GOLD VINE
TALL FESCUE MIX
PROSTRATE MYOPORUM
BOWER VINE
BALCAN PINK IVY GERANIUM
CHINESE WISTERIA
GAZANIA
TALL FESCUE
WESTERN REDBUD
JACARANDA
MAIDENHAIR TREE
CHINESE FLAME TREE
CANARY ISLAND PINE
COAST LIVE OAK
AFRICAN SUMAC
BRISBANE BOX
STRAWBERRY TREE
KING PALM
BRONZE LOQUAT
DWARF SOUTHERN MAGNOLIA
FLAXLEAFPAPERBARK
OLIVE TREE
ITALIAN STONE PINE
PURPLE LEAF PLUM
QUEEN PALM
TIPU TREE
MANZANITA
ORCHID ROCKROSE
RED CLUSTERBERRY
ESCALLONIA
TOYON
YELLOW SAGE
NEW ZEALAND TEA TREE
OLEANDER
INDIA HAWTHORN
LEMONADE BERRY
SHINY XYLOSMA
AZALEA
I1A.3-17
DESIGN GUtDELINES
COMMUNITY DESIGN CONCEPT
BAMBUSA SPP. BAMBOO
BOUGAINVILLEA 'SAN DIEGO RED' BOUGAINVILLEA
CLlVIA MINNATA KAFFIR LILY
LEPTOSPERMUM SCOPARIUM NEW ZEALAND TEA TREE
MELALEUCA NESOPHILA PINK MELALEUCA
PITTOSPORUM TENNUIFLOIUM 'MARJORIE CHANNON' MARJORIE CHANNON PITTOSPOTUM
PITTOSPORUM TENNUIFLOIUM 'SILVER SHEEN' SILVER SHEEN PITTOSPORUM
PODOCARPUS HENKELI LONG LEAF YELLOW WOOD
PHAPHIOLEPIS UMBELLATA 'MINOR' YEDDO HAWTHORN
STRELlTZIA REGINA BIRD OF PARADISE
TRACHELOSPERMUM JASMINIODES STAR JASMINE
GROUND COVERS
MYOPORUM PACIFICUM 'PUTAH CREEK'
GAZANIA SPLENDENS
ROSMARINUS OFFICINALlS 'PROSTRATUS'
MYOPORUM
GAZANIA
GAZANIA
Slopes Above MSCP - Transition Plants (Landscape Code 4)
NATIVE HYDROSEED MIX
ARTEMESIA CALlFORNICA
ENCELlA CALlFORNICA
ERIOGONUM FASCICULATUM
ERIOPHYLLUM CONFERTIFLORUM
ESCHSCHOLZIA CALlFORNICA
ISOCOMA MENZIESII
ISOMERIS ARBOREA
LOTUS SCOPARIUS
LUPINUS SUCCULENTUS
MIMULUS PUNICEUS
ORTHOCARPUSPURPURASCENS
SALVIA APIANA
SALVIA MELLlFERA
SISYRINCHIUM BELLUM
Top of Eastern Slopes (Landscape Code 3)
SMALL TREES I LARGE SHRUBS
ARBUTUS UNEDO
CERCIS OCCIDENTALlS
FEIJOA SELLOWIANA
HETEROMELES ARBUTIFOLlA
MYRICA CALlFORNICA
SHRUBS
ARTEMESIA CALlFORNICA 'CANYON GREY'
COTONEASTER SALlCIFOLlUS 'REPENS'
CISTUS PURPUREUS
ECHIUM FASTUOSUM
RHAMNUS CALlFORNICA 'EVE CASE'
(4/18/86) (04/08/08)
CALIFORNIA SAGEBRUSH
COASTAL DAISY
CALIFORNIA BUCKWHEAT
GOLDEN YARROW
CALIFORNIA POPPY
COAST GOLDEN BUSH
BLADDERPOD
DEERWEED
ARROYO LUPINE
MISSION RED MONKEYFLOWER
OWL'S CLOVER
WHITE SAGE
BLACK SAGE
BUE-EYED GRASS
STRAWBERRY TREE
WESTERN REDBUD
PINEAPPLE GUAVA
TOYON
PACIFIC WAX MYRTLE
CALIFORNIA SAGEBRUSH
WILLOWLEAF COTONEASTER
ORCHID ROCKROSE
PRIDE OF MADIERA
COFFEEBERRY
DESIGN GUIDELINES
IIA.3-18
ROSMARINUS OFFICINALlS CV.
WESTRINGIA FRUTICOSA
GROUND COVERS
MYOPORUM PACIFICUM 'PUTAH CREEK'
ARTEMESIA CALlFORNICA 'CANYON GREY'
BACCHARIS P. 'TWIN PEAKS'
HOA Eastern Slopes (Landscape Code 4)
SMALL TREES I LARGE SHRUBS
CERCIS OCCIDENTALlS
HETEROMELES ARBUTIFOLlA
QUERCUS DUMOSA
SHRUBS
ARTEMESIA CALlFORNICA 'CANYON GREY'
BACCHARIS P. 'TWIN PEAKS'
CEANOTHUS 'FROSTY BLUE'
DUDLEYA SPP.
OPUNTIA SPP.
RHAMNUS CALlFORNICA 'EVE CASE'
RIBES SPECIOSUM
RIBES VIBURNIFOLlUM
ROSA CALlFORNICA
RUBUS URSINUS
YUCCA SPP.
NATIVE HYDROSEED MIX
ARTEMESIA CALlFORNICA
BACCHARIS PILULARIS VAR. PILULARIS
BACCHARIS SAROTHROIDES
CASTILLEJA EXSERTA
DICHELOSTEMMA CAPITATUM
ENCELlA CALlFORNICA
EREMOCARPUS SETIGERUS
ERIOGONUM FASCICULATUM
ERIOPHYLLUM CONFERTIFLORUM
GNAPHALlUM CALlFORNICUM
HAPLOPAPPUS SCOPARIUM
ISOCOMA MENZIESII VAR. DECUMBENS
LASTHENIA CHRYSOSTOMA
LOTUS SCOPARIUS
LUPINUS BICOLOR
MIMULUS PUNICEUS
NASSELLA PULCHA
PLANTAGO OVATA
SALVIA APIANA
SALVIA COLUMBARIAE
SISYRINCHIUM BELLUM
VIGUIERA LACINIATA
COMMUNITY DESIGN CONCEPT
ROSEMARY
COAST ROSEMARY
MYOPORUM
CANYON GREY SAGEBRUSH
COYOTE BRUSH
WESTERN REDBUD
TOYON
SCRUB OAK
CANYON GREY SAGEBRUSH
COYOTE BRUSH
CALIFORNIA LILAC
SUCCULENT
CACTI
COFFEEBERRY
FUCHSIA-FLOWERED GOOSEBERRY
EVERGREEN CURRANT
CALIFORNIA WILD ROSE
CALIFORNIA BLACKBERRY
YUCCA
CALIFORNIA SAGEBRUSH
CHAPARRAL BROOM
BROOM BACCHARIS
OWL'S CLOVER
BLUE DICKS
COASTAL DAISY
DOVEWEED
CALIFORNIA BUCKWHEAT
GOLDEN YARROW
CALIFORNIA EVERLASTING
SUN ROSE
DECUMBENT GOLDENBUSH
GOLDFIELDS
DEERWEED
LUPINE
RED MONKEYFLOWER
PURPLE NEEDLE GRASS
PLANTAIN
WHITE SAGE
CHIA
BUE-EYED GRASS
SAN DIEGO COUNTY VIGUIERA
(4/18/06) 104/08/08)
11.4.3-19
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
EASTLAKE III: WOODS - GENERAL LANDSCAPE PLANT PALETTE
Parkways, Entries, and Open Space (Landscape Code 1 & 3)
TREES
ARBUTUS UNEDO
CITRUS SPP,*
CUPRESSUS SEMPERVIRENS
CYCAS REVOLUTA
ERIOBOTRYA DEFLEXA
FICUS RUBIGINOSA'
LAURUS NOBILlS 'SARATOGA'
OLEA EUROPA 'SWAN HILL'
PAULOWNIA TOMENTOSA
PHOENIX CANARIENSIS'
PINUS PINEA
PLATANUS ACERIFOLlA'
POPULUS NIGRA
PYRUS CALLERYANA 'ARISTOCRAT'
QUERCUS ILEX'
TIPUANA TIPU '
STRAWBERRY TREE
CITRUS
ITALIAN CYPRESS
SAGO PALM
BRONZE LOQUAT
RUSTY LEAF FIG
SWEET BAY
FRUITLESS OLIVE
EMPRESS TREE
CANARY ISLAND PALM
ITALIAN STONE PINE
LONDON PLANE TREE
LOMBARDY POPLAR
ORNAMENTAL PEAR
HOLLY OAK
TIPU TREE
* Special installation conditions apply.
SHRUBS
AGAPANTHUS AFRICANUS CV.
BUXUS M. JAPONICA
CALLlSTEMON C. 'LITTLE JOHN'
CYCAS REVOLUTA
DIETES BICOLOR
ESCALLONIA FRADESII
HEMEROCALLlS HYB.
ILEX C. 'BURFORDII'
LANTANA MONTEVIDENSIS
LAVANDULA SPP.
L1GUSTRUM J. TEXANUM
MYRTIS C. 'COMPACTA'
NANDINA 'HARBOUR DWARF'
OLEA E. 'LITTLE OLLIE'
OSMANTHUSFRAGRANS
PHORMIUM SPP.
PITTOSPORUM SPP.
PUNICA GRANATUM CV.
RAPHIOLEPIS INDICA CV.
ROSMARINUS OFFICINALlS CV.
SYZYGIUM PANICULATUM CV.
TULBAGHIA VIOLACEA
VIBURNUM TINUS CV.
WESTRINGIA FRUTICOSA
LILY OF THE NILE
JAPANESE BOXWOOD
DWARF BOTTLEBRUSH
SAGO PALM
FORTNIGHT LILY
ESCALLONIA
EVERGREEN HYBRID DAYLlLY
BURFORD HOLLY
LAVENDER LANTANA
LAVENDER
TEXAS PRIVET
DWARF MYRTLE
HEAVENLY BAMBOO
DWARF OLIVE
SWEET OLIVE
NEW ZEALAND FLAX
VARIEGATED TOBIRA
POMEGRANATE
INDIA HAWTHORNE
ROSEMARY
BRUSH CHERRY
SOCIETY GARLIC
LAURUSTINUS
COAST ROSEMARY
(4/18/86) (04108/08)
DESIGN GUIDELINES
11.4.3-20
GROUND COVERS I VINES
AGAPANTHUS A. 'PETER PAN'
ARMERIA MARITIMA
BOUGAINVILLEA SPP.
CL YTOSTOMA CALLlSTIGIOIDES
DISTICTIS BUCCINATORIA
HIBBERTIA SCAN DENS
MARATHON TURF
MYOPORUM P. 'PUTAH CREEK'
TRACHELOSPERMUM JASMINOIDES
PELARGONIUM PELTATUM CV.
WISTERIA SINENSIS
TURF
MARATHON II
Interior Slopes (Landscape Code 3)
TREES
CEDRUS ATLANTICA
CUPRESSUS SEMPERVIRENS
FRAXINUS O. 'RAYWOOD'
LAURUS NOBILlS 'SARATOGA'
OLEA EUROPA 'SWAN HILL'
PHOENIX CANARIENSIS
PINUS ELDERICA
PINUS PINEA
PLATANUS ACERIFOLlA
POPULUS NIGRA
QUERCUS ILEX
SHRUBS
BOUGAINVILLEA SPP.
CISTUS PURPUREUS
ECHIUM FASTUOSUM
ESCALLONIA FRADESII
HETEROMELES ARBUTIFOLlA
JASMINUM MESNEYI
MYRTUS COMMUNIS
NERIUM OLEANDER
PLUMBAGO AURICULATA CV.
PRUNUS ILlCIFOLlA
RAPHIOLEPIS INDICA
ROSA BANKSIAE
ROSMARINUS OFFICINALlS CV.
GROUND COVERS
MYOPORUM PACIFICUM 'PUTAH CREEK'
(4/18/86) (04/08/08)
DWARF L1L Y-OF- THE-NILE
SEA PINK
BOUGAINVILLEA
LAVENDER TRUMPET VINE
BLOOD-RED TRUMPET VINE
GUINEA GOLD VINE
TALL FESCUE MIX
PROSTRATE MYOPORUM
STAR JASMINE
IVY GERANIUM
CHINESE WISTERIA
TALL FESCUE
ATLAS CEDAR
ITALIAN CYPRESS
RA YWOOD ASH
SWEET BAY
FRUITLESS OLIVE
CANARY ISLAND PALM
AFGHAN PINE
ITALIAN STONE PINE
LONDON PLANE TREE
LOMBARDY POPLAR
HOLLY OAK
BOUGAINVILLEA
ORCHID ROCKROSE
PRIDE OF MADIERA
ESCALLONIA
TOYON
PRIMROSE JASMINE
MYRTLE
OLEANDER
CAPE PLUMBAGO
HOLL YLEAF CHERRY
INDIA HAWTHORN
LADY BANK'S ROSE
ROSEMARY
MYOPORUM
IIA.3-21
COMMUNITY DESIGN CONCEPT
DESIGN GUIDELINES
Estate Lot Entries (Landscape Code 1)
TREES
ARBUTUS UNEDO
CUPRESSUS SEMPERVIRENS
FICUS RUBIGINOSA
LAURUS NOBILlS 'SARATOGA'
PINUS PINEA
PLATANUS ACERIFOLlA'
* Special installation conditions apply.
SHRUBS
AGAPANTHUS 'ALBUS'
BAUHINIA GALPINII
BUXUS M. JAPONICA
CYCAS REVOLUTA
ESCALLONIA FRADESII
HEMEROCALLlS HYB. - RED
ILEX C. 'BURFORDII'
L1GUSTRUM J. TEXANUM
MYRTIS C. 'COMPACTA'
PHORMIUM 'APRICOT QUEEN'
PHORMIUM 'FIREBIRD'
PITTOSPORUM 'WHEELER'S DWARF'
RAPHIOLEPIS I. 'ENCHANTRESS'
SYZYGIUM PANICULATUM CV.
VIBURNUM JAPONICUM
GROUND COVERS J VINES
AGAPANTHUS A. 'RANCHO WHITE'
ARMERIA MARITIMA
BOUGAINVILLEA 'SAN DIEGO RED'
DISTICTIS BUCCINATORIA
MARATHON TURF
TRACHELOSPERMUM JASMINOIDES
PELARGONIUM P. 'BALCAN RED'
COMMUNITY DESIGN CONCEPT
STRAWBERRY TREE
ITALIAN CYPRESS
RUSTY LEAF FIG
SWEET BAY
ITALIAN STONE PINE
LONDON PLANE TREE
LILY OF THE NILE
RED BAUHINIA
JAPANESE BOXWOOD
SAGO PALM
ESCALLONIA
EVERGREEN HYBRID DAYLlLY
BURFORD HOLLY
TEXAS PRIVET
DWARF MYRTLE
NEW ZEALAND FLAX
NEW ZEALAND FLAX
DWARF TOBIRA
INDIA HAWTHORNE
BRUSH CHERRY
NCN
DWARF L1L Y-OF-THE-NILE
SEA PINK
BOUGAINVILLEA
BLOOD-RED TRUMPET VINE
TALL FESCUE MIX
STAR JASMINE
IVY GERANIUM
Estate Lots Eastern Slopes (Landscape Code 3)
SMALL TREES J LARGE SHRUBS
ARBUTUS UNEDO
CERCIS OCCIDENTALlS
FEIJOA SELLOWlANA
HETEROMELES ARBUTIFOLlA
MYRICA CALIFORNICA
SHRUBS
ARTEMESIA CALlFORNICA 'CANYON GREY'
COTONEASTER SALlCIFOLlUS 'REPENS'
CISTUS PURPUREUS
ECHIUM FASTUOSUM
(4118180) (04/08/08)
STRAWBERRY TREE
WESTERN REDBUD
PINEAPPLE GUAVA
TOYON
PACIFIC WAA MYRTLE
CALIFORNIA SAGEBRUSH
WILLOWLEAF COTONEASTER
ORCHID ROCKROSE
PRIDE OF MADIERA
DESIGN GUIDELINES
11.4.3-22
RHAMNUS CALlFORNICA 'EVE CASE'
ROSMARINUS OFFICINALlS CV.
WESTRINGIA FRUTICOSA
GROUND COVERS
MYOPORUM PACIFICUM 'PUTAH CREEK'
ARTEMESIA CALlFORNICA 'CANYON GREY'
BACCHARIS P. 'TWIN PEAKS'
HOA Eastern Slopes (Landscape Code 4)
SMALL TREES I LARGE SHRUBS
CERCIS OCCIDENTALlS
HETEROMELES ARBUTIFOLlA
QUERCUS DUMOSA
SHRUBS
ARTEMESIA CALlFORNICA 'CANYON GREY'
BACCHARIS P. 'TWIN PEAKS'
CEANOTHUS 'FROSTY BLUE'
DUDLEYA SPP.
OPUNTIA SPP.
RHAMNUS CALlFORNICA 'EVE CASE'
RIBES SPECIOSUM
RIBES VIBURNIFOLlUM
ROSA CALlFORNICA
RUBUS URSINUS
YUCCA SPP.
COMMUNITY DESIGN CONCEPT
COFFEEBERRY
ROSEMARY
COAST ROSEMARY
MYOPORUM
CANYON GREY SAGEBRUSH
COYOTE BRUSH
WESTERN REDBUD
TOYON
SCRUB OAK
CANYON GREY SAGEBRUSH
COYOTE BRUSH
CALIFORNIA LILAC
SUCCULENT
CACTI
COFFEEBERRY
FUCHSIA-FLOWERED GOOSEBERRY
EVERGREEN CURRANT
CALIFORNIA WILD ROSE
CALIFORNIA BLACKBERRY
YUCCA
NATIVE HYDROSEED MIX
ARTEMESIA CALlFORNICA CALIFORNIA SAGEBRUSH
BACCHARIS PILULARIS VAR. PILULARIS CHAPARRAL BROOM
BACCHARIS SAROTHROIDES BROOM BACCHARIS
CASTILLEJA EXSERTA OWL'S CLOVER
DICHELOSTEMMA CAPITATUM BLUE DICKS
ENCELlA CALlFORNICA COASTAL DAISY
EREMOCARPUS SETIGERUS DOVEWEED
ERIOGONUM FASCICULATUM CALIFORNIA BUCKWHEAT
ERIOPHYLLUM CONFERTIFLORUM GOLDEN YARROW
GNAPHALlUM CALlFORNICUM CALIFORNIA EVERLASTING
HAPLOPAPPUS SCOPARIUM SUN ROSE
ISOCOMAMENZIESII VAR. DECUMBENS DECUMBENT GOLDENBUSH
LASTHENIA CHRYSOSTOMA GOLDFIELDS
LOTUS SCOPARIUS DEERWEED
LUPINUS BICOLOR LUPINE
MIMULUS PUNICEUS RED MONKEYFLOWER
NASSELLA PULCHA PURPLE NEEDLE GRASS
PLANTAGO OVATA PLANTAIN
SALVIA APIANA WHITE SAGE
SALVIA COLUMBARIAE CHIA
SISYRINCHIUM BELLUM BUE-EYED GRASS
VIGUIERA LACINIATA SAN DIEGO COUNTY VIGUIERA
Note: The Chula Vista Greenbelt Trail separates Zones 3 and 4
(4/18/86) (04/08108)
11.4.3-23
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
11.4.3.2.3 Greenbelt Edges
Because of the importance of the Greenbelt corridors surrounding the development areas in
establishing the setting and character for development, the edge transitions are critical.
Grading and landscape design should combine to establish a smooth transition between the
development and greenbelt areas, and maximize views into and across the open space. Graded
contours should blend and mimic with the adjacent natural slopes. Landscaping should
transition from the manicured appearance of developed areas to the natural landscape in open
space areas. Plantings should be selected to frame and maintain views. Landscaping should
not block views created through grading and/or site design.
The following sketches emphasize the Salt Creek edges. Similar techniques should be
employed along the Otay Lakes Greenbelt edge.
Salt Creek Corridor Special
Landscape Zone
Manufactured slopes to blend
and mire the existing naturel grades
I
New landscaping on
manufactured slopes to
compliment Salt Creek
planting palette
SAL T CREEK EDGE
Exhibit 3.9
(1/1 0/06) 04/08/08)
DESIGN GUIDELINES
II.4.3-24
~r
r-
-i
()
::0
ffi .,
" .'
111
Ol
(j) ,Allow views into Salt Creek
111 ., -- --__
( i ~ !
() l,.,
o Salt. C~ek Corridor
6
-
::j
o
<:
C/)
Pe'
nl17eter edge road
~
(4'19'96) 04/08/08)
. ,
"
. ,
II.4.3-25
COMMUNITY DESIGN CONCEPT
Developed zone r1 ~ 0
C1 n (j t:J
".
1
,
'<:
o
-i
~
r~
[ J
Developed
Cl zone
tIn
3 r- _
~ ~ Variable Edge
~ (/.to. - ~
Q)'o
Q. ~ Salt Creek Corridor
t:(D
(ilCl..
Cl..
~ ::;:j
.g .......
(D _
'" C/)
Exhibit 3.10
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
11.4.3.2.4 Street Landscaping
Entries, median plantings, parkways, walls and special features will be designed for a
harmonious relationship. Plant species listed on the plant palettes will be utilized. These
elements will correspond to City requirements and project the upgraded image ofthe EastLake
Planned Community.
The following street section sketches illustrate streetscape concepts, particularly in the area of
slopes.
Tree planting ...
Easement
7.5'
min.
Residential Lot 12.5'
R.OW.
40' Street
10'
R.OW.
20'
Landscape
Easement
Landscaped
Slope
Residential Lot
Section in Parcel VR-2 through the Vistas Spine Road
Exhibit 3.11
(1119/96) 04108/08)
DESIGN GUTDELlNES
II.4.3-26
COMMUNITY DESIGN CONCEPT
5' 7.5'
Residential Lot 12.5'
Raised Pad ROW
40' Street
Section through Vistas Spine Road at City Park
Exhibit 3.12
5' 5' 7.5'
mrn
Residential Lot Low slope planting to retain views 22' ROW
28' Street
10' Estate Lot
RO
Section through Woods Estate Collector Road
Exhibit 3.13
(1 'I 9'96) 04/08/08)
II.4.3-27
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
...-walk
Residential Lot
ROW
Section from Woods Residential to Salt Creek Revegetation Area
Exhibit 3.14
Salt Creek Mitigation
Transition Planting on Slope
Middle
Trail Landscape Screening on Slope School
Section from Middle School into Salt Creek Revegetation Area
Exhibit 3.15
(1/1 g!Go) 04108/08)
DESIGN GUIDELINES
11.4.3-28
COMMUNITY DESIGN CONCEPT
11.4.3.2.5 Slope/Erosion 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. All 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 ofChula Vista:
. Type I-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 and/or ground covers are required.
. Type 3 - These are permanent slope areas to be naturalized. One-gallon trees and shrubs
with hydroseeded ground cover will be required. Irrigation requirements will be at the
direction of the City ofChula Vista. Options are as follows:
- Permanent automatic irrigation systems
- Temporary automatic or manual systems
· Type 4 - These are fire retardant slopes where fire retardant plant materials are used
between structures and native or naturalized slopes.
. Type 5 - These are temporary slopes or flat areas where hydroseed shall be installed
during the rainy season. No irrigation is required. Plant materials should vary in height
and be planted informally to soften the slope and avoid a hard edge.
11.4.3.2.6 Brush Management/Fuel Modification
Landscape areas between native areas and improved properties and structures shall conform to
City of Chula Vista Fire Department Policies and the State of California, I-Zone,
Urban/Wildland Fire Prevention and Mitigation.
11.4.3.2.7 Landscape and Irrigation Standards
Standards have been established for the planning ofirrigation 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, the master developer, has specific standards in
(1'19'96) 04/08/08)
II.4.3-29
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
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 (flatted material at
the appropriate spacing or hydroseed at naturalized areas 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.
lITigation Standards
. All irrigation systems shall conform to the requirements of City of Chula Vista, Otay
Water District, County of San Diego - Department of Environmental Health, and The
EastLake Company.
. 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
. Open space maintenance district irrigation shall be coordinated with the City of Chula
Vista. The system shall conform to standard equipment and installation techniques.
(1.'1 GIG6) 04/08/08)
DESIGN GUIDELINES
I1.4.3-30
COMMUNITY DESIGN CONCEPT
. 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.
11.4.3.2.8 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 ofthe landscape shall be neat, healthy and free of weeds
and debris. All new construction of multi-family, 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.
11.4.3.3 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.
Fences and walls can serve many functions including security, identity, enclosure, privacy, etc.
However care must be exercised in the design offencing in order to avoid long, boring or awkward
sections offencing. It is intended that the available fencing types be combined to attract interest and
provide variety. Using a combination of open and solid styles, changing angles and directions is
encouraged. Long straight runs of a single fence style is monotonous and inappropriate.
The elevations of the EastLake Planned Community fencing program are sketched below in Exhibit
3.15. These are to be used for all fencing indicted on the Fencing Plan. Fencing for town home and
multi-family projects are not specified on the Fencing/Entries Plan (Exhibit 3-17), because the
placement of such fences will be a design detail of each individual site plan in these areas.
(4/1 0/96) 04/08/08)
11.4.3-31
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
However, any fencing proposed in these attached residential neighborhoods shall use the same
fencing style as indicated for the single family detached areas.
(1/19'96) 04108/08)
DESIGN GUIDELINES
II.4.3-32
COMMUNITY DESIGN CONCEPT
.'.
Solid Theme Fence/Sound Wall
Partial View Fence
~.
. ........
. .",'
" ......
Note: Fencing at open ended
cul-de-sac subject to City
Engineer approval.
View Fence
Community Fencing Types
Exhibit 3.16
The pilaster serves as the unifYing design element among the different fence types and will establish
the theme for community fencing. They should be set at logical points along the fence line (eg.
property lines. intersections, corners, etc.), but no more than 150 feet apart. They may be omitted in
some locations where full View Fence is used, subject to Design Review.
(4/19'96) 04/08/08)
11.4.3-33
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
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 physical 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 150 feet maximum.
Exterior fences should be designed and placed according to the following guidelines:
Walls should be made of a textured surface material that is compatible with the design of the
neighborhood area.
The monotony of a long wall should be broken by visual reliefthrough periodically recessing
the wall or constructing pilasters.
Landscaping, such as trees, shrubs or vines, should be used to soften the appearance ofthe wall.
Walls which serve as a subdivision exterior boundary should be up to six feet in height from the
highest finished grade.
Walls used as rear or side yard walls should be constructed up to six feet in height depending
upon the conditions that exist.
Combined solid fencing, walls and open fencing may be used to create interest. Masonry walls
are required only where necessary for noise attenuation.
Fencing design should avoid long continuous runs. Jogging the fence line to avoid monotony is
encouraged.
Sound wall fencing, where required, should be used to mitigate adverse noise impacts on
residential units.
Landscape planting should be used to supplement and soften fencing and obscuring long
lengths of fence with vines and shrubs is encouraged.
Perimeter fence height may be increased to eight feet if required to mitigate noise impacts.
(1/1 91G6) 04/08/08)
DESIGN GUIDELINES
II.4.3- 34
INSERT EXHIBIT 3.17 FENCING PLAN HERE (llXI7)
(1 'I 9/06) 04/08/08)
11.4.3-35
COMMUNITY DESIGN CONCEPT
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
11.4.3.3.1 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 below.
Combination Wall & Fence
RetaIning Wall
:c
co
.~
-"
E
"
E
'x
.
::;
4' Planter
:E
'"
.~
J:
."
"
C
:;;
E
o
u
"'
^
Wood Fence
Exhibit 3.18
11.4.3.4 Community Signing
The purpose of a planned sign program is to provide a continuity of design which will contribute to
an integrated, well-planned, high quality environment. All signs with the EastLake III SPA will be
designed and constructed in accordance with these guidelines and the programs set forth herein.
neighborhood entry sign locations are identified on the General Landscape Plan, Exhibit 3-7. Refer
to Planned Community District Regulations for size limits (Section 11.3.9).
(1/1 9196) 04/08/081
DESIGN GUIDELINES
11.4.3-36
COMMUNITY DESIGN CONCEPT
Permanent signs include:
I. Community Entry - Entry sign should be a large scale, monument type sign, creating a
major statement. Materials used should be compatible with landscape and hardscape
elements. Entry sign could be illuminated.
2. Neighborhood Entry - Neighborhood entry sign should relate its use of materials and
sty ling to the neighborhood thematic treatment.
3. Identification Sign (for parks, libraries, schools, etc.) - Sign should be low key, monument
type sign, with single or double face. Materials will be consistent with the thematic
treatment for the major neighborhood or district in which it exists.
4. Street Name Sign - A sign to identifY street names and inform the viewer shall be
provided consistent with the standards of the City ofChula Vista.
5. Community Trail Sign - A sign to identify and direct traffic, vehicular and pedestrian, to
special community trails such as bicycling and jogging. Form should be small scale,
freestanding, consistent with community signs.
Temporary signs will be used to identifY and direct traffic to specific neighborhoods and products
during construction and sales periods. These signs will be subject to permit approval for specified
periods oftime.
Temporary signs include:
I. Neighborhood/Product Directional Sign - A sign to direct vehicular traffic to specific
neighborhoods and/or products in the context ofthe merchandising program. Constructed
of painted plywood panels on wood support posts.
2. Product Identification Sign - A sign to identify a specific residential product, sales
complex or information center.
3. Secondary Directional Sign - A small sign to direct the viewer to specific areas within a
product such as parking, sales office and models.
4. Future Facility Sign - A sign which informs the viewer, through symbol and verbal
reinforcement, of the various future building sites in EastLake indicating opening dates,
building names and phone numbers. They consist of painted plywood sign panels
supported on wood posts.
Graphic and construction standards for each of these sign types have been specified by the Master
Developer. The following illustration (Exhibit 3.18) provides some common sense guidance in the
(4/19'06) 04108/08)
IIA.3- 37
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
design of signs; additional, more specific sign regulations will be implemented by the master
developer. The EastLake III PC Regulations, Section II.3.8.3 - Sign Regulations should be
consulted for specific sign restrictions (e.g., sizes, permit requirements, prohibitions, etc.).
THIS
Garden Bungalows
Pointe de Salt
Highland Estates
Salt Creek Villas
CONS/STANT S/GNAGE
Sandblasted painted wood sign
(1'IQ'Ge) 04/08/08)
CONS/STANT MA TERIALS
Garden Bungalows
Pointe de Salt
APPROPRIATE SCALE
NOT THIS
/NCONS/STANT S/GNAGE
Plexiglas
arrra .._
lIlIY.a.
.1' 10&,...
Concrete
Brick
INCONS/STANT MATERIALS
ParkView
Homes
Last Phase
INAPPROPRIA TE SCALE
Exhibit 3.19
DESIGN GUIDELINES
11.4.3-38
COMMUNITY DESIGN CONCEPT
11.4.3.5 Community Lighting
The design issue of "lighting" includes street lighting, as well as, building and landscape accent
lighting, and sign illumination. Three basic principals should be considered in the provision of
lighting:
I. Street lights should provide a safe and desirable level of illumination for both motorists
and pedestrians without intruding into residential areas.
2. Lighting fixtures should relate to the human scale especially in pedestrian areas.
3. Lighting and lighting fixtures should complement the design and character of the
environment in which they are placed.
All street lighting shall conform to City standards or an approved theme lighting program, and shall
be approved by the City Engineer.
Lighting for community facilities and recreation areas shall be considered as an element of Site Plan
Review. Any such lighting which will illuminate a residential area past the hour of I 0:00 p.m. shall
be clearly identified on the site plan.
UPLlGHT
.ILLUMINA TlON
DOWNLlGHT
ILLUMINA TlON
SPOTLIGHT BACKLIGHT CHANNEL LETTER
ILLUMINATION ILLUMINATION ILLUMINATION
Exhibit 3.20
11.4.3.6 Community Trails
The EastLake Community Trail (thematic corridor) which extends through the developed portion of
the EastLake Planned Community will be continued from its current terminus in EastLake Trails
across Salt Creek and through the EastLake Vistas neighborhood to the overlook park. This trail is
detailed in Exhibit 3.20, Paseo Trail Linkage.
(1 'I G'G6) 04/08/08)
II.4.3-39
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
8' HOA D.G.
meandering trail
Paseo Trail Linkage
Exhibit 3.21
""
.,.,
"'"
Parkway varies /
7' min. clear with Irees
Parkway Trail Linkage
Exhibit 3.22
(1 '19'06) 04/08/08)
DESIGN GUIDELINES
IIA.3-40
COMMUNITY DESIGN CONCEPT
HOA Trail Signing
Trails Plan
*** 11'CityGreenbeitTrail
t.... 5'-10' (as noted) HOAWalk
.. . - On-street Bike Lanes
LowerOtay
Reservoir
o City Greenbelt Trail Signing
.++
+
@
*
Trail Street Crossing
l
View Point
Note: Not all trails and walks are shown.
Refer also to Street Sections for additional trail
and walk details. The trails indicated are subject
to refinement during the subdivision process.
~-
Source: ONA Inc., 88&0, Jne.
& Cinli Land Planning
~ E'ASTLAKE III
A planned community by The EastLake Company
Cinti land Planning
-_"'IO'm..._ "'1-'
ii....fj
, .. - .-1......../
4-4-01
Exhibit 3.23
(4'] 9'96) 04/08/08)
IIA.3-4!
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
In addition, bicycle/pedestrian trails will also be provided through the Salt Creek park/open space
corridor and Otay Lakes Greenbelt Corridor which will function as regional as well as community
trails. A connecting trail between the Salt Creek and Otay Lakes Greenbelt branches is also
provided winding through the EastLake Woods neighborhood, Exhibit 3.22, the Trails Plan
describes the locations of trails throughout the project. Typical widths for each trail type are
provided in Exhibit 3-24 below, while additional design guidance is provided in the sketches on the
following pages.
./ Recyded Plastic 4' Thick Stabilized Decomposed Granite
~ HeaderBoard ~
~~J'lifil~~"""'.~,/.i("""I~
t
i
5' HOA Trail
/ 6' Concrete Header
6' Thick Stabilized Decomposed Granite ~
~~~'::""'~~II' ',' ,: ',~i',,"ii:::.~~{:r
i
8' HOA Trail
t-
/ 6" Concrete Header 6" Thick Stabilized Decomposed Granite~
e. ., ';'~f;'~' ';w.;" . j~.~~.. .' . ;... ';;." . . , '. " iU" ;.
~ .' ..~_,='....."':":,...:_..~'~~~_ "., f ~,:..:.-" .."... .'--:-':.--"- . ...", ",. .
rFi ' ~ ~/ /' . I~ ~w!i=l/ff'=IJ !r. 'I!f'1i: I
i "'"", -.."," t
Note: Additional design and construction specifications
to be provided during subdivision process.
Trail Widths
(1/19'06) 04/08/08)
DESIGN GUIDELINES
II.4,3-42
COMMUNITY DESIGN CONCEPT
Exhibit 3.24
'"
City Greenbelt Trail
/ ___City Standard Post & Rail as needed for
II~ safety or habitat protection
Section through City Greenbelt at the Estate Lots
Exhibit 3.25
Plant Dense Landscaping at bottom of Slope
to avoid blocking homeowner views 9>
=1 I~, 't--1r----t=
l.J$~o.
~"II)';?~ 1.<1.
'n ,.~~. nO'~
Jt1e"l ;01/,0
/Jrtv. 10
'c~
~
0=
Views open
to hike~~
*=-----:;v-
Trail View Guidelines
Exhibit 3.26
(4/1Q/96) 04/08/08)
IIA.3-43
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
~v.-:- ..
~~..\,.-.:
.~~~.:~
-'
~ .. ~
. ". .~o~~~
.....~~; .
Stone wilh laser
cut lettering
Steel Post
Greenbelt Trail Signing
Exhibit 3.27
Views --)
\',; ,".'
.,.. -">-/ ,k-
:\..'-.--./ ~~
..,-v ",oS
\ / '-.
" ~
~"'
Greenbelt Rest Stop
Exhibit 3.28
(1/18'96) 04/08/08)
DESIGN GUIDELINES
11.4.3-44
COMMUNITY DESIGN CONCEPT
Sollards
Seating
Transition Surface
Residential Lot
Residential Lot
Woods Trail Entry from Street
Exhibit 3.29
(1 '1 9/06) 04/08/08)
II.4.3-45
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
1I.4.3.7 Community Entries
Entries serve two primary purposes. The first is informational; they identifY the community or
neighborhood. To this end, entry signs must be clearly readable to the motorists and not so overly
sculpted and landscaped that their basic message becomes obscured.
The second purpose is to provide unifYing design accents throughout the community. If each project
or neighborhood attempted to compete for attention via their entries, the overall unity of the
community would be decreased. Therefore, there will be a common design treatment for all entries
to reinforce the overall sense of community.
Entry monumentation will be provided by both the master developer and individual builders. There
are three primary types of entries: community entries, major (neighborhood) entries and minor
entries. Gated entries are a special type of minor entry. The approximate location ofthese entries is
depicted on the General Landscape Plan, Exhibit 3-7.
Communitv Entries
Community entries are those which provide access to the entire EastLake Community. One
such entry point is located along Otay Lakes Road where it enters the EastLake Community
from the east. This entry will be constructed by the Master Developer as a part of the Otay
Lakes Road streetscape improvements. Its design will be consistent with other community
entries constructed during previous phases of community development.
Maior Entries
Major or neighborhood entries provide access to an entire neighborhood. A typical entry with
special monumentation and landscape planting, is illustrated below. These entries should be
designed to create a portal and convey a sense of arrival. They will inform the motorist that
this is the entrance to a unique neighborhood within the EastLake Planned Community. They
will include design features that are consistent with community fencing materials. Entry design
should flow with the terrain and appear to be an extension of adjacent land forms.
The entry to the EastLake Woods neighborhood from Hunte Parkway is intended to include
special design features as it crosses the Salt Creek Greenbelt. A structured fill will be
constructed to appear as a "bridge" crossing. This entry feature is detailed in the sketches in
Exhibit 3.31.
(1/1 9/0a) 04/08/08)
DESIGN GUIDELINES
IIA.3-46
COMMUNITY DESIGN CONCEPT
Minor Entries
Exhibit 3.30
Minor entries are those to individual development projects. They are to be designed as an
enhanced extension of the community fencing detail. These will be limited to the major entry
points of the project and may include the name of the project or simply provide an entry portal.
Gated Entries
Exhibit 3.31
Gated entries are proposed within !we three development parcels as illustrated in Exhibit 3-34.
A gated neighborhood entry is proposed for parcel VR-l in EastLake Vistas and VR-13 in
Windstar Pointe Resort. The neighborhood is comprised of a single residential street with
direct access lots along one side and a series of common driveways along the other. Gates are
proposed at each end to the street serving the development area. These entries should be
consistent in design with other project entries and community design standards and adequate
space for vehicle queuing and turn-around should be provided.
(4/1 g!g~) 04108/08)
II.4.3-47
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
Formal Bridge Entry from Hunte Parkway
------- -
Section through Mock Bridge
Elevation showing the Woods Entry Monument
Entry to EastLake Woods from Hunte Parkway
Exhibit 3.32
(1 '1 9/9.) 04/08/08)
DESIGN GUIDELINES
11.4.3-48
COMMUNITY DESIGN CONCEPT
Parcel WR-l in EastLake Woods is proposed have gated common drives. The design is similar
to that in EastLake Vistas except the gates are located at the head of each driveway, some
common, some individual, instead of the project entry. See Exhibit 3.34 for design standards.
Entry Monument Concept for EastLake Vistas
(Reflecting the character established in EastLake Trails)
Exhibit 3.33
(1!19'06) 04108/08)
11.4.3-49
DESIGN GUIDELINES
COMMUNITY DESION CONCEPT
Gated Entry Concepts
r--------
I
II
Call BoxlCard
Reader
ill
Privare
Shared
Driveway
Slicing
Pocket Gate
Common Gated Drive (WR-1)
'"
Automatic
OuaiSMning
G....
"1'
:;
~
".
-;,'1
~
, .*,,:
Gated Neighborhood (VR-1)
Gated Neighborhood (VR-13)
~ E"ASTLAKE III
A planned community by The EastLake Company
Cinti land Planning
--...."''''....,- n-,
i1.Ji L....,j
Exhibit 3.34
(1/10/06) 04108/08)
DESIGN GUIDELINES
11.4.3-50
COMMUNITY DESIGN CONCEPT
11.4.3.8 Street Furniture
Street furniture includes all of the various objects generally found adjacent to the street such as: fire
hydrants, post boxes, bus benches, utility company boxes, sprinkler and traffic signal control boxes,
etc. Two principal design issues should be considered in regard to these objectives. The first is their
overall aesthetic appeal or their contribution to the overall design of the community. The second
issue is the location of street furniture in relation to the sidewalk travelway.
In the majority of cases, street furniture is designed for basic utility, ease of maintenance, and
service longevity. Because of this, and the fact that they are located for easy service access, street
furniture can be intrusive and detract from the aesthetic quality created by other design elements.
The often conflicting requirements of the project designer and service provider necessitate close
coordination and cooperation between the builder and service company in regard to the installation
of such items.
Mailboxes
Organize and screen aN elements
M
Backflow preventers
Firehydrant~
Gas and water meters
PARKWA Y FURNITURE
Exhibit 3.35
Design standards vary with the various street furniture items and the agencies involved. In some
cases the standards are fairly strict, while in others, ample room exists for negotiation. As an
example, the Postal Service requires ganged, curb-side post boxes for new single family detached
developments. This may be provided by several rural-type boxes at a single location, or the
installation of Neighborhood Delivery Collection Box Units (NDCBU) supplied by the Post Office.
However, the facade or structure surrounding these boxes can be designed to suit any motif,
allowing the designer to integrate the required unit into the character ofthe neighborhood. Similar
post box standards have been established for other residential and commercial/industrial uses. As an
example of rigid requirements, the standards for fire hydrants are strictly applied due to their impor-
tance to the safety of residents.
(1'] 9(06) 04/08/08)
11.4.3-51
DESIGN GUIDELINES
COMMUNITY DESIGN CONCEPT
When designing for street furniture, every effort should be made to reduce potential adverse
aesthetic impacts. Techniques to be considered include landscape screening, construction of a
facade, use of neutral or complimentary colors, and undergrounding, where possible.
II.4.3.9 Scenic Corridor Guidelines
Three off-site scenic corridors will be affected by development within EastLake III. These are the
Otay Lakes Road, Hunte Parkway and Olympic Parkway corridors. Views from these streets to
residential development areas will mainly comprise rear unit elevations and roof lines, rear yard
fencing, and some graded slope areas. In such visible areas, attention will need to be given to the
aesthetics ofthe rear exposure, as well as the front. Additional rear elevation detailing, variable lot
depths or rear yard setbacks, and special slope landscaping should be considered as potential design
solutions.
(1/10/96) 04108/08)
DESIGN GUIDELINES
11.4.3-52
TI.4.4
Residential Design Guidelines: Single Family - EastLake Vistas &
EastLake Woods West
This chapter addresses the design issues associated with typical single family residential
development. Special design features are proposed in the EastLake Woods East development area
which are detailed in Section IIA.S following. The topics addressed in this chapter are applicable
to all single family projects and should be implemented in the Woods East area unless superseded
by special features noted in Section IIA.5.
11.4.4.1
Site Planning
Tract subdivision construction in single-family detached areas should be based upon the following
criteria:
A minimum ofthree housing plans should be provided each with a minimum of three facade
treatments which vary entry, window type and treatment exterior materials and color.
Roof style, material and height should be varied.
. Single-family detached residential lots and setbacks should encourage variety in the design,
orientation and placement of homes, wherever practical.
Front yard building setbacks should be varied to avoid a monotonous pattern of houses.
Side yard setbacks should be varied to create greater solar access, provide more useful
private open space in side yards, and avoid monotonous pattern of houses.
The appropriateness of lots backing to other than major arterials will be reviewed with
individual tract maps or site plans. When deemed appropriate, lots backing up to collector
streets should be set back from the street right-of-way to permit adequate landscaped buffers
along the street frontage.
11.4.4.1.1
Building Placement
Building placement on a lot is to a large extent controlled by the setbacks established for each ofthe
residential land use districts within EastLake III. These standards are found in Chapter II.3.3 ofthe
EastLake III PC District Regulations.
11.4.4.2
Grading & Landform
Attention to detail in the execution of grading is important at both the mass grading and detail
grading levels. The EastLake III SPA includes design standards for grading (see Section II.2A of
the SPA Plan).
(4,']8/86) (04108/081
11.404-1
DES1GN GUlDELlNES
SINGLE F AMIL Y RESIDENTIAL~ VISTAS AND WOODS WEST
IIA.4.3
Streetscape Design
See Landscaping Section 11.4.3.2.
II.4.4.4
Visnal Aspect
Buildings within the development should have a variety of sizes, shapes, colors and materials used
to promote interest in the built environment. However, the densities designated for the SPA will
generally promote one and two story single family homes. These structures placed within the
planned community design structure (see Chapter 11.4.3 for community design concepts) will
promote a high quality suburban appearance.
IIA.4.5
Architecture
While the landscaping, fencing, and signing will have a common design throughout the entire
community, some variety in architectural styles is envisioned for structures within the community.
Although various architectural styles are intended to coexist in the overall community, they should
not be mixed within a single project. Each parcel on the Site Utilization Plan shall have internal
consistency. And, of particular importance, architecture should not be a hybrid style, such as
"Spanish Cape Cod".
DON'T MIX ARCHITECTURAL STYLES
This
(4:10/86) 104/08/08)
11.4.4-2
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Not this
Exhibit 4.1
DESIGN GUIDELINES
SINGLE FAMILY RESIDENTIAL. VISTAS AND WOODS WEST
11.4.4.5.1
Enhancement of Side & Rear Elevations
Attention to architectural detail is common for the front elevations of production housing.
However, in the EastLake community special attention is required to be paid to the
appearance of rear and side elevations in areas that are exposed to the public view. In those
conditions where the front or side elevation is exposed to public view enhancement is
required. Enhancement should not solely consist of plant-on elements to the exterior, rather
the whole elevation and building massing should be considered.
A. Primary Enhancement Areas. The following is a list of siting considerations that
require enhancement of building elevations:
I. All elevations visible from a Scenic Highway;
2. All elevations visible from Lower Otay Reservoir;
3. All elevations visible from a public park;
4. Full building elevations (not blocked by foreground buildings) along the top
of slopes that can be seen from any major roadway, and;
5. Any side elevation on a corner lot.
B. Secondarv Enhancement Areas. The following is a list of site conditions that should
include enhancement of building elevations:
I. Side or rear elevations exposed to view from trails, paseos or private
recreation facilities, and;
2. Side or rear elevations, other than corner lots than can be clearly seen from
internal residential streets.
3. Any other side or rear elevation that observed from the public view.
C. Enhancement Techniaues. The following is a partial list of techniques that shall be
employed for enhancing elevations. Always using the same technique should be
avoided.
I. Enhanced rear elevations: Each rear elevation requiring enhancement shall
include one or more of the following structural elements. No single element
shall be used on more then 66% of the plans in any single Neighborhood.
a.
At least two different roof planes, intersecting at right angles. Such
as: Dormers and Cross Gables
A single story element the width of which would be no less than 20%
of the rear elevation width.
Offset planes. A vertical or horizontal offset of at least 18 inches on
the rear elevation.
b.
c.
(4/18/06) (04/08/08)
11.4.4-3
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENT1AL- VISTAS AND WOODS WEST
2. Enhanced rear elevations: In combination with requirement C-1 each rear
elevation requiring enhancement shall include one or more of the following
arch itectural features:
a. Balconies
b. Bay window or window pop-outs
c. Recessed windows (minimum 6 inches)
d. Accent or enhanced window surrounds
e. Window shutters
f. Cornices at rear eaves
g. Use of wrought iron window enhancement (where style appropriate)
h. Any other enhancement element treatment, that in the judgment of
the Zoning Administrator, is equal to or better than those above.
D. Desil:m Considerations for Silhouetted Ridgeline Housing.
Homes located along ridgelines, scenic highways and public open spaces require
special attention. The repetition of virtually identical buildings with identical roof
forms along this edge is monotonous, and strongly discouraged. Homes should
reflect as much individual character as possible avoiding duplication of the same
building mass along this edge.
Following are some techniques to use for homes along a visible ridgeline. The extent
to which these techniques are applied should take full consideration of housing
affordability, especially for entry level homes.
1. Vary the roofform by never repeating the same roof more than two times in
a row;
2. On lots of 6000 and 7000 square feet in size a single story home shall be
provided a minimum of20% of the houses on visible edges.
3. Rotate buildings and/or lots where possible to expose an alternative elevation
view;
4. Use chimneys or other building elements to break up roof lines, and;
E. Enhancement Findings. The Director of Planning must make the following
findings for homes requiring enhanced elevations and housing along
ridgelines.
1. That techniques for enhancing rear and/or side elevations exposed to public
view have been substantially applied in conformance with paragraphs A and
B above.
(4:18:86) (04/08/08)
DESIGN GUIDELINES
IlAA-4
SINGLE FAMILY RESIDENTIAL-VISTAS AND WOODS WEST
2. That techniques for rear enhancement have been included into the home
design in conformance with paragraphs C.! and C.2 above.
3. That techniques for side enhancement have been included into the home
design in conformance with paragraph C.3 above.
4. That techniques to avoid a monotonous silhouette of buildings along the
ridge lines have been substantially utilized in conformance with paragraph D
above.
On the following pages are "Do This - Not This" sketches illustrating a number of techniques to
improve the design of production housing. These will be used in the Design Review process to
guide the assessment of all projects. Applicants are strongly encouraged to avoid the "Not This"
examples.
(4:18:86) (04/08/08)
11.4.4-5
DESIGN GUIDELINES
SINGLE FAMILY RESIDENTIAL-VISTAS AND WOODS WEST
Architectural Guidelines
DO THIS
Multiple planes in Front
elevation add interest
Entry well
defined
NOT THIS
Incompatible materials
design features
Flat elevation witjh
poorly defined entry
I
Exhibit 4.2
(<\;'10/86) 104/08/08)
DESIGN GUIDELINES
IlAA-6
SINGLE F AMIL Y RESIDENTIAL-VISTAS AND WOODS WEST
Architectural Guidelines
Do This
Elevation detailing
reduces focus on
garage
Entry accentuated
Not This
Large uninterrupted
elevation plane creates
inappropriate character
lack of detailing provides
no focus or importance to
the building elements
Exhibit 4.3
(4,']8/06) (04/08108)
II.4.4-7
DESIGN GUIDELINES
SINGLE F AMIL Y RESlDENTIAL-VISTAS AND WOODS WEST
Architectural Guidelines
Do This
Varied roof lines
adds definition to
building components
Single story elements
creates interest and focus.
Not This
.
Flat elevation, especially with
three car garages, poorly
defines components.
Exhibit 4.4
(4118/86) (04108108)
DESIGN GUIDELINES
IIAA-8
SINGLE FAMILY RESlDENT!AL- VISTAS AND WOODS WEST
Architectural Guidelines
Do This
Elevations are
supported by roof
forms
Entry defined by independent
single story roof form
Not This
Elevations not coordinated
with roof elements
Entry becomes lost
Exhibit 4.5
(4,'10/86) 104/08/08)
I1AA-9
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL-VISTAS AND WOODS WEST
11.4.4.6.
Sign age
Signage within single family detached districts is regulated by the sign provisions of the EastLake
III PC District Regulations. Signs are typically limited to entry monumentation which is in Section
11.4.3.4 for Community Signing.
11.4.4.7
Lighting
Lighting is not anticipated to be a significant design issue in single family residential areas (see
Section Il.4.3.5)
11.4.4.8
Parking
The amount of parking required within each residential district is specified in the EastLake III PC
District Regulations. Requirements for sizing and spacing are provided in the PC Regulations.
Beyond providing the number of spaces required, the design of common parking areas for attached
and multi-family neighborhoods is an important element in site planning. However, within single
family neighborhoods, parking is provided in individual garages, driveway spaces (between back
of sidewalk and garage face) and guest parking on-street. No special design criteria are required for
these areas.
11.4.4.9
Special Standards
11.4.4.9.1
Gated Neighborhood
Parcel VR-I in EastLake Vistas is proposed to be a gated neighborhood with gates provided
at end of the streets serving the development area. The gate and entry structure should be
consistent with the community fencing design implemented adjacentto the entry. Adequate
space for queuing and turn-around should also be provided in front ofthe gate so traffic does
not backup on to the adjacent neighborhood street. The gated street entry design is depicted
in Exhibit 4-7. Design standards for the common private driveways are provided in Exhibit
3.34 in the previous chapter.
(4:18,'66) (04108/08)
DESIGN GUIOELlNES
11.4.4-10
Gated Entry Concepts
.. E"ASTLAKE III
A planned community by The EastLake Company
(4/18/06) (04/08/081
SINGLE FAM1L Y RESIDENTIAL-VISTAS AND WOODS WEST
r-------- ---
I
II
Privare
Shared
Driveway
Sliding
Pocket Gate
Call BoxlCard
Reader
ill
Common Gated Drive (WR-1)
34'
Automatic
Dual SWining
Gates
-" --
,
Callbox/Card
Reader
')
/
b
:!
34'
Gated Neighborhood (VR-1)
Cinti land Planning
................''1__'- ~
r\...ri ~---l
Exhibit 4.6
I1AA-II
DESIGN GUIDELINES
SINGLE FAMILY RESIDENTIAL-VISTAS AND WOODS WEST
11.4.4.10
Landscaping Requirements
Common area landscaping shall conform to the community design standards in Chapter II.3.
Individual parcel landscaping is at the discretion of each property owner.
Areas identified in the following Individual Parcel Criteria as "Enhanced Slope Edge" indicates
slope areas that have a higher level of exposure to public views. These areas should be given more
emphasis in the overall slope landscape design process. The more ornamental or larger plant
materials from the overall standard slope planting mix should be used in these areas.
11.4.4.11
Individual Parcel Design Criteria
The product descriptions and parcel plan features described in this section are those envisioned at
the time of SPA Plan preparation. These designs and specifications are subject to change and
refinement in conjunction with the tentative tract map approval, and are subject to such approval.
All parcel plans which are prepared should respond to the listed planning and design criteria,
implementing the techniques and solutions described in the previous sections of this text. All parcel
plans shall conform to the development standards and other provisions of the EastLake III PC
District regulations adopted by the City of Chula V ista. Each parcel description also includes a
lo~ing concept exhibit which identifies the location of special design issues/responses.
The following are guidelines for site planning each of the residential parcels designated for single
family detached products within the EastLake Vistas and EastLake Woods West (refer to the Site
Utilization Plan, Exhibit 4.13, for the location of each parcel).
(4/18/86) C04/08/08)
DESIGN GUIDELINES
11.4.4-12
SINGLE FAMILY RESIDENTIALMVISTAS AND WOODS WEST
~
w..~ CI.ay
RJJ9m'Oir
Project Location
..tfASTLAKE III
AplannCdCOmTIUnlty by The E3stLaJlo company
On,Oi lOlld Pk1nning
----~- m
n-.rt1......I
6/20/06
Exhibit 4.7
(-t,'18,'86) (04/08108)
11.4.4-13
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL-VISTAS AND WOODS WEST
EASTLAKE VISTAS
Parcel YR-!
Design Issnes Snmmary
Description: This is the lowest density housing area in the EastLake Vistas neighborhood. The
single residential street serving lots in this parcel is proposed to be gated at each end. Private
common driveways are proposed to access lots on the eastern side ofthe parcel, overlooking Lower
Otay Reservoir. The slopes down from the development area to existing Wueste Road are a part of
the Chula Vista Greenbelt. Maximizing long range views across the lake from development sites
is a primary site design objective. Short range views up-slope from the public trail to private home
sites should be screened with plant materials planted low enough on the slope to avoid interference
with lake views. Another view issue will be the siting and design of homes, which will be
prominently visible from the lake. The proposed lotting pattern within the parcel will provide a
variety of exposures and setbacks from the top of slope. Additional side and rear building elevation
detailing is to be provided per Section 11.4.4.9.2.
Land Use District:
RL4
Product:
10,000 sf Lot Single Family Residential
Views:
Views to and from Lower Otay Reservoir and Greenbelt trail
Entry:
Gated street entries; private common driveways;
Neighborhood entry at Otay Lakes Road
Fencing:
Off-site views; consistency with community theme view
fencing on edges and along Otay Lakes Road
Edges:
Greenbelt along Lower Otay Reservoir; Otay Lakes Road
streetscape
Landscaping:
Slopes adjoining Greenbelt (naturalized) and arterial road
edge (consistent with Otay Lakes Road design).
Special Requirements:
Enhanced rear and side elevations visible from the lake or
Otay Lakes Road, and side elevations on corner lots
Design Review:
Not required
(4/10/86) (04108/08)
DESIGN GUIDELINES
11.4.4-14
SINGLE F AM!L Y RESiDENTIAL-VISTAS AND WOODS WEST
Parcel VR-1
1
I
I \
\\
\, VR-2
~""~..,
....
*
View Opportunity
Neighborhood Entry (Gated)
+++
+.
Trail Access Point
*
Public Vista Point
- - - - Enhanced Elevations Edge
* * * * * Enhanced Slope Edge
~~~11dl5gEUL~f-d
(4,']8,'86) (04/08/08)
Cinli Land Planning
FW9 [lJ
10-1e.oo
Exhibit 4.8
11.4.4-15
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL-VISTAS AND WOODS WEST
EASTLAKE VISTAS
Parcel VR-2
Design Issues Summary
Description: This is small parcel is located above parcel VR-!. Due it its high elevation, views in
all directions will be available over adjacent development areas. Two cul-de-sacs in the eastern
portion of this parcel provide lots which back to the neighborhood street. However, proposed
grading provides a grade separation placing the lots above the street. This removes the rear house
elevations from the street view corridor and provides home views over the street. Landscaping of
the slope should follow the streetscape design for the neighborhood street. The rear of the non cul-
de-sac lots in this portion ofthe parcel abut the rear ofthe lots in the western portion of parcel VR-I.
Some views to and from the lake will be available but homes in this parcel will not be prominent
when viewed from the lake because of the larger and more prominent VR-I homes in front. Lots
west of the neighborhood street are also above lots further to the west allowing views to the Salt
Creek Greenbelt. Homes in this area will not be visually prominent as viewed from the Greenbelt
due to their distance and other development in closer proximity to the Greenbelt.
Land Use District:
RE2
Product:
7,000 sf Lot Single Family Residential
Views:
Views from home sites in all directions
Entry:
None
Fencing:
Off-site views; consistency with community theme fencing
adjacent to neighborhood street
Edges:
None
Landscaping:
Slopes adjoining neighborhood street
Special Requirements:
Enhanced side elevations on comer lots, potential silhouetted
ridge line condition
Design Review:
Required
(4/18,'86) (04/08/08)
DESIGN GUIDELINES
lIAA-16
SINGLE FAMIL Y RESIDENTIAL~VISTAS AND WOODS WEST
Parcel VR-2
VR-1
A View Opportunity
* Neighborhood Entry
.:. Trail Access Point
* Public Vista Point
- - - - Enhanced Elevations Edge
* ~( * )1< * Enhanced Siope Edge
"'fASTLAKE III SPA
. A planned community by The EastLake Company
Clntl Lend Planning
n:r; (']
3-14-01
Exhibit 4.9
(4,']6/86) (04/08/08)
11.4.4-17
DESIGN GUIDEUNES
SINGLE F AMIL Y RESIDENTIAL-VISTAS AND WOODS WEST
EASTLAKE VISTAS
Parcel VR-3
Design Issues Summary
Description: This parcel is located west ofthe public park. Some lots will have views to the park
and to the lake beyond. The neighborhood Paseo crosses the northern portion of this parcel. The
Paseo is located adjacent to, but below, the rear and side yards of several lots. Landscaping on these
slopes should be consistent with community design standards for the EastLake Thematic Corridor
and screen private yard areas from view from the public trail. The design and improvement the trail
access points will also require attention because of their placement adjacent to private yard areas.
Private front yards will also comprise much of the streetscape adjacent to the park along the
neighborhood street. Although private yards are not within the control ofthe developer, initial yard
landscaping along this street should be consistent with community design themes and complement
that of the park.
Land Use District:
RE3
Product:
7,000 sf Lot Single Family Residential
Views:
Some views to and from the park and lake beyond
Entry:
None
Fencing:
Off-site views; consistency with community theme fencing
along neighborhood street and along Paseo
Edges:
Street edge adjacent to park parcel; Paseo along rear and side
yards
Landscaping:
Slopes adjacent to streets and neighborhood Paseo (Thematic
Corridor)
Special Reqnirements:
Enhanced elevations viewed from the public park; enhanced
side elevations on corner lots
Design Review:
Required
(~/18:06) (04/08/08)
DESIGN GUIDELINES
11.4.4-18
SINGLE F AMIL Y RESIDENTIAL-VISTAS AND WOODS WEST
.A View Opportunity
* Neighborhood Entry
.:. Trail Aocess Point
* Public Vista Point
- - - - Enhanced Elevations Edge
****** Enhanced Slope Edge
~fd?I~l5sEUtae~
(4/10/66) (04/08/08)
I1.4.4-19
Parcel VR-3
Cinli land Planning
F09 [1J
3-14-01
Exhibit 4.10
DESIGN GUIDELINES
SINGLE FAMILY RESIDENTIAL-VISTAS AND WOODS WEST
EASTLAKE VISTAS
Parcel VR-4
Design Issues Summary
Description: This parcel is located in the southwest portion ofthe EastLake Vistas neighborhood
adjacent to Salt Creek. The edge to this Greenbelt area is primarily a down slope from rear or side
yards of home sites. A neighborhood street defines the edge of the Greenbelt at the northern end
of this parcel, making it a part ofthe public view from the street. An "open cul-de-sac" is shown
in the proposed lotting concept to serve the same function. Providing appropriate visual and
physical access into the Greenbelt corridor will be an important site planning issue. Another issue
will be the siting and design of some homes which will be prominently visible from the creek
corridor. Additional rear yard setbacks and rear elevation detailing may be required. Similar
techniques may be required for a small number of homes prominently visible from Olympic
Parkway, a scenic corridor. The neighborhood Paseo is located at the northern edge of this parcel.
A single side yard is affected.
Land Use District:
RSI
Product:
6,000 sf Lot Single Family Residential
Views:
Views to and from Salt Creek Greenbelt and trail
Entry:
Neighborhood entry along Olympic Parkway
Fencing:
Off-site views; consistency with community theme fencing on
western side of Salt Creek Greenbelt and along Olympic
Parkway
Edges:
Salt Creek and Olympic Parkway
Landscaping:
Slopes adjoining Salt Creek (naturalized) and arterial road
edge (consistent with Olympic Parkway design)
Special Requirements:
Enhanced front, rear and side elevations visible from
Greenbelt or Olympic Parkway; enhanced side elevations on
comer lots
Design Review:
Required
(4,'10/86) (04/08/08)
DESIGN GUIDELINES
11.4.4-20
SINGLE F AMIL Y RESlDENT1AL- VISTAS AND WOODS WEST
Parcel VR-4
_J~
i ~
--!"o;..
.,
A.
*
View Opportunity
Neighborhood Entry
.:. Trail Access Point
-i, Public Vista Point
"."
- - - - Enhanced Elevations Edge
****** Enhanced Slope Edge
~E4STLAKE III SPA
.- A planned community by The EastLake Company
(4/18/86) (04/08/08)
11.4.4-21
/
.. Location Map
C::-;t Land Planning
...-...'.......-,-,-,
i""'1....fi ... ....
4-20.01
Exhibit 4.11
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL-VISTAS AND WOODS WEST
EASTLAKE VISTAS
Parcel VR-S
Design Issues Summary
Description: This parcel is basically an extension ofthe development concept in parcel VR-4 north
along the east side of Salt Creek to Otay Lakes Road. Design issues are similar, views and access
to the Greenbelt and views from Otay Lakes Road, a scenic corridor. A neighborhood road is used
to define the Greenbelt edge for a considerable portion of this parcel. The opposite side ofthe road
is front yards of home sites. Although private yards are not within the control of the developer,
initial yard landscaping along this street should be consistent with community design themes and
complement that of the Greenbelt. Providing appropriate physical access (controlled) into the
greenbelt corridor will be an important site planning issue along the road. Another issue will be the
siting and design of homes, which will be prominently visible from the creek corridor. Additional
rear yard setbacks and rear elevation detailing will be required at the northern end ofthe parcel. The
neighborhood Paseo is located at the southern edge of this parcel. A single side yard is affected.
Land Use District:
RSl
Product:
6,000 sf Lot Single Family Residential
Views:
Views to and from Salt Creek Greenbelt and trail
Entry:
Neighborhood entry along Otay Lakes Road
Fencing:
Off-site views; consistency with community theme fencing on
western side of Salt Creek Greenbelt and along Otay Lakes
Road
Edges:
Street edge adjacent to Salt Creek and Otay Lakes Parkway
Landscaping:
Slopes adjoining Salt Creek (naturalized) and arterial road
edge (consistent with Otay Lakes Road design).
Special Requirements:
Enhanced front, rear and side elevations visible from the
Greenbelt or Otay Lakes Road; enhanced side elevations on
comer lots
Design Review:
Required
(4/18,'86) (04/08/08)
DESIGN GUIDELINES
[1.4.4-22
SlNGLE F AMIL Y RESIDENTIAL-VISTAS AND WOODS WEST
Parcel VR-5
~
...
*
View Opportunity
" Location Map
Neighborhood Entry
.:. Trail Access Point
~( Public Vista Point
- - - - Enhanced Elevations Edge
*)k )1(;1<;1(* Enhanced Slope Edge
....E'ASTLAKE III SPA
.- A planned community by The Eastlake Company
On!1 Land Planning
--....,......- rn
i'\...JIl .I
3-14-01
Exhibit 4.12
(4,'18/86) (04/08/08)
[1.4.4-23
DESIGN GUIDELINES
SINGLE F AM1L Y RESlDENTIAL- VISTAS AND WOODS WEST
EASTLAKE VISTAS
Parcel VR-6
Design Issues Summary
Descriptiou: This parcel is located in the central portion of the neighborhood and has no "exterior"
edges. As an interior parcel, the community design issues are minimized. Views to the west over
adjacent development to Salt Creek are available. The neighborhood Paseo is located along the
southern edge of the parcel, down-slope from several rear yards. Two access ways are shown
affecting side yards of the lots to either side. The primary design issues associated with the Paseo
are landscaping consistent with community design standards for the EastLake Thematic Corridor
and to screen private yard areas from public trail view.
Land Use District:
RS2
Product:
5,000 sf Lot Single Family Residential
Views:
Some views to Greenbelt
Entry:
None
Fencing:
Some off-site views
Edges:
Paseo edge
Landscaping:
Slopes adjoining Paseo (Thematic Corridor)
Special Reqnirements:
Potential silhouetted ridge line housing condition; enhanced
side elevations on corner lots
Design Review:
Required
(4/1 8/86) 104/08/08\
DESIGN GUIDELINES
11.4.4-24
SINGLE F AMIL Y RESIDENTIAL-VISTAS AND WOODS WEST
Parcel VR-6
f
,..-
I I .-,./>-'.'
,
... View Opportunity
* Neighborhood Entry
)~ Public Vista Point
.:. Trail Access Point
- - - - Enhanced Elevations Edge
..E'ASTLAKE III SPA
.. A planned community by The EastLake Company
Cinti land PlannIng
--...,...,-- r-I-'
r\..fi \.....J
4-20-01
Exhibit 4.13
(4/18/86) (04/08/08)
[1.4.4-25
DESIGN GUIDELINES
SINGLE FAMIL Y RESIDENTlAL~ VISTAS AND WOODS WEST
EASTLAKE VISTAS
Parcel VR- 7
Design Issnes Summary
Description: This parcel is comprised ofa single double loaded street located between parcels VR-
5 and VR-6. It is one of two small lot single family projects in EastLake Vistas. Similar to parcel
VR-6, design issues are essentially limited to interfaces with the neighborhood Paseo which bisects
the parcel. Views to the west over adjacent development to Salt Creek are available. The
neighborhood Paseo bisects the parcel near its southern end. Because there is less of a grade
separation at this location design compatibility and landscaping to screen adjacent private areas is
important. The other primary design issue associated with the Paseo is landscaping consistent with
community design standards for the EastLake Thematic Corridor.
Land Use District:
RPl
Product:
4,200 sq. ft. Single Family Residential
Views:
Some views to Greenbelt
Entry:
None
Fencing:
Some off-site views; Paseo edges
Edges:
Paseo edge
Landscaping:
Areas adjoining Paseo (Thematic Corridor)
Special Requirements:
Enhanced side elevations on corner lots
Design Review:
Required
(4,'18,'86) (04/08/08)
DESIGN GUIDELINES
11.4.4-26
SINGLE FAMILY RESIDENTIAL- VISTAS AND WOODS WEST
~
--
Parcel VR-7
-_._----
..-_..
,~
-' ,
View Opportunity
""- Location Map
Neighborhood Entry
.:. Trail Access Point
~C Public Vista Point
- - - - Enhanced Elevations Edge
....E'ASTLAKE III SPA
'-A planned community by The EastLake Company
C:!!ii Land Planning
__"'\6",,,,,,_ n..,
~k""
4--20.01
Exhibit 4.14
(4/18/86) (04/08108)
11.4.4-27
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL~ VISTAS AND WOODS WEST
EASTLAKE VISTAS
Parcel VR-8
Design Issues Summary
Description: Parcel VR-8 is the other small lot single family project area in EastLake Vistas. Large
slopes (greater than 20 feet) are located along the north, west and south edges of the parcel and in
some areas within the parcel. Lots at the top of these slopes will have views over adjacent
development to the Salt Creek Greenbelt. The neighborhood Paseo is located along the northern
edge of the parcel and two access ways are shown on the lotting concept. The Paseo and its entries
are generally down-slope from adjacent home sites providing separation between private and public
areas.
Land Use District:
RP2
Product:
3,150 sq. ft. Single Family Residential
Views:
Views to the Greenbelt
Entry:
None
Fencing:
Off-site views; consistency with community theme fencing
along Paseo
Edges:
Paseo edge
Landscaping:
Slopes adjoining Paseo (Thematic Corridor)
Special Requirements:
Potential silhouetted ridge line housing condition; enhanced
side elevations on corner lots
Design Review:
Required
(4,'] 8(86) (04/08/08)
DESIGN GUIDELINES
11.4.4-28
SINGLE F AMIL Y RESIDENTIAL. VISTAS AND WOODS WEST
Parcel VR-8
-
... View Opportunity
* Neighborhood Entry
.:. Trail Access Point
)~ Public Vista Point
- -- - Enhanced Elevations Edge
****** Enhanced Slope Edge
..E'ASTLAKE III SPA
.- A planned community by The EastLake Company
(4,']8/86) (04108/08\
11.4.4-29
ent; Land Plann!ng
...-"".....-,- n-,
r1....fi I... .....
4-20-01
Exhibit 4.15
DESIGN GUIDELINES
SINGLE F AMIL Y R.ESIDENTIAL~ VISTAS AND WOODS WEST
EASTLAKE WOODS WEST
Parcel WR-6
Design Issues Summary
Description: This parcel is the second of two small single family development areas in EastLake
Woods West, that portion of the neighborhood located west of Salt Creek and Hunte Parkway. It
shares a common entry from Hunte Parkway with parcel WR-7 to the north. It is located above
Hunte Parkway and below EastLake Business Center II to the west. Lots at the top of large slopes
along the eastern edge will have views into the Salt Creek Greenbelt. Building detailing,
landscaping and fencing consistent with community standards along the Hunte Parkway and Otay
Lakes Road scenic corridor is the major community design requirement for the parcel.
Land Use District:
RP2
Product:
4,500 sq. ft. Single Family Residential
Views:
Views to Greenbelt and from scenic corridors
Entry:
Neighborhood/project entries at Hunte Parkway
Fencing:
Off-site views; consistency with community theme fencing
along Hunte Parkway and Otay Lakes Road
Edges:
Scenic corridors
Landscaping:
Slopes adjoining arterial road edge (consistent with Hunte
Parkway design)
Special Requirements:
Enhanced rear and side elevations visible from scenic
corridors; enhanced side elevations on corner lots
Design Review:
Req ui red
(4,'16,'86) (04/08/08)
DESIGN GUIDELINES
IIAA-30
SINGLE F AMIL Y RESIDENTIAL~VISTAS AND WOODS WEST
Parcel WR-6
~
.A
*
View Opportu n ity
Location Map
Neighborhood Entry
.:. Trail Access Point
,.1.( Public Vista Point
- - - - Enhanced Elevations Edge
~Ic~clc*:* * Enhanced Slope Edge
~E4STLAKE III SPA
.- A planned community by The EastLake Company
en; land Planning
...-"'.........,... r-r..,
ri...JI k .l
4-20-01
Exhibit 4.16
(4,'18,'86) (04/08/08)
[1.4.4-31
DESIGN GUIDELINES
SINGLE FAMILY RESIDENTIAL-VISTAS AND WOODS WEST
EASTLAKE WOODS WEST
Parcel WR- 7
Design Issues Summary
Description: This parcel is one oftwo small single family development areas in EastLake Woods
West, that portion ofthe neighborhood located west of Salt Creek and Hunte Parkway. It shares a
common entry from Hunte Parkway with parcel WR -6 to the south and has a second Hunte Parkway
entry to the north. It is located above Hunte Parkway and below EastLake Business Center II to the
west. Lots at the top of large slopes along the eastern edge and internally will have views into the
Salt Creek Greenbelt. Building detailing, landscaping and fencing consistent with community
standards along the Hunte Parkway scenic corridor are the major community design requirements
for the parcel.
Land Use District:
RPI
Product:
3,150 sq. ft. Single Family Residential
Views:
Views to Greenbelt and from scenic corridor
Entry:
Neighborhood/project entries at Hunte Parkway
Fencing:
Off-site views; consistency with community theme fencing
along Hunte Parkway
Edges:
Scenic corridor
Landscaping:
Slopes adjoining arterial road edges (consistent with Hunte
Parkway design)
Special Requirements:
Enhanced rear elevations visible from Hunte Parkway;
enhanced side elevations on comer lots
Design Review:
Required
(4/10/86) (04/08/08)
DESIGN GUIDELINES
11.4.4-32
SINGLE F AMIL Y RESIDENTIAL-VISTAS AND WOODS WEST
...
*
View Opportunity
Neighborhood Entry
.:. Trail Access Point
):c Public Vista Point
- - - - Enhanced Elevations Edge
***** Enhanced Slope Edge
..E4STLAKE III SPA
.- A planned community by The EastLake Company
(4,'16,'66) (04/08/08)
11.4.4-33
Parcel WR-7
~ location Map
C'-1i lond Planning
---.,""- n-,
~-"I...,...I
4-20-01
Exhibit 4.17
DESIGN GUIDELINES
11.4.5 Residential Design Guidelines: Single Family - EastLake Woods East
This chapter builds on the design guidance provided in the previous chapter and addresses unique
design features which are to be implemented in the EastLake Woods East development area. These
features are intended to establish a unique visual neighborhood identity for this area.
II.4.5.1 Site Planning
Tract subdivision construction (non-custom home) in single-family detached areas should be based
upon the following criteria:
. A minimum of three housing plans should be provided each with a minimum of three facade
treatments which vary entry, window type and treatment exterior materials and color.
. Roof style, material and height should be varied.
Single-family detached residential lots and setbacks should encourage variety in the design,
orientation and placement of homes, wherever practical.
Front yard building setbacks should be varied to avoid a monotonous pattern of houses.
. Side yard setbacks should be varied to create greater solar access, provide more useful private
open space in side yards, and avoid monotonous pattern of houses.
. The appropriateness of lots backing to other than major arterials will be reviewed with
individual tract maps or site plans. When deemed appropriate, lots backing up to collector
streets should be set back from the street right-of-way to permit adequate landscaped buffers
along the street frontage.
See also Section IIA.5.2A, Plotting and Massing Criteria.
II.4.5.1.1
Building Placement
Building placement on a lot is to a large extent controlled by the setbacks established for each
ofthe residential land use districts within EastLake III. These standards are found in Chapter
11.3.3 of the EastLake III PC District Regulations and are provided in the tables below. It
should be stressed that the standards are based on prototypical lotting concepts and are not
intended to constrain more creative solutions to spatial relationships (e.g., non-perpendicular
lot lines, open space easements, etc.) that may be approved at the Tentative Map stage.
(4/18/66) (04/08/08)
DESIGN GUIDELINES
11.4.5-1
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
II.4.5.2 Architectural Design Issnes
II.4.5.2.1
General Considerations
Purpose
The purpose ofthese architectural guidelines is to provide specific design criteria and guidance
for the development ofthe residential neighborhoods at The Woods at EastLake. They have
been established to require a high level of product quality, to assure both variety and
compatibility and to enhance the community's overall value.
This document proposes adherence to a selected palette of architectural styles in keeping with
the community and architectural content.
The goal is to promote both visual compatibility and variety utilizing historically authentic
styles combined with modern technology and architectural innovation.
Design Character
The Woods at EastLake represents an opportunity to develop a unique community combining
the best aspects of master-planned development with the best building types and styles oflong
established neighborhoods.
One key to the success of a community is the appropriate architectural vocabulary and theme.
The palette of architectural styles selected for The Woods has evolved in Southern California
since the turn ofthe century with historical examples well represented in the San Diego area.
The Woods styles' inherent attractiveness, informality, and sense of elegance have enabled
them to remain popular over a long period oftime. Specifically, the styles:
. are visually compatible with each other;
possess general market appeal and community acceptance;
can be successfully expressed in a modern built home;
are capable of contemporary interpretation and variation; and,
. have an historic background and precedence in the San Diego area.
Design Intent
The principal design criteria and architectural styles are intended to assist in the design,
processing, and implementation of a high level of design direction and quality.
The following items are required for concept designs:
(4,']0/86) (04/08/08)
DESIGN GUIDELINES
1I.4.5-2
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
. Selection and use of details, materials and colors that compliment the designed floor
plans; and,
Interpretation of styles within the constraints of site planning, landscape design and
architecture.
The following items are to be avoided in concept design:
Harsh contrasts of materials and/or colors
. Inappropriate use of scale
. Poor selection and execution of details
. Extreme interpretations of the characteristics for each sty Ie's authenticity
. Combining individual styles on one home
Authenticity
The design criteria are intended to avoid "stage-front" architecture. The application of detail
and character of the architectural styles should be as authentic as possible.
For inspiration and concepts, The Woods has looked to the region's own architectural past.
The "Early San Diego" heritage is one that encompasses a lineage of architectural styles fluent
from the 1900's through the 1940's. San Diego's most attractive established neighborhoods
are composed ofthese heritage homes. They consist of different, yet compatible styles which
can be effectively integrated into a modem built home.
Each style represents a sense of place in history and significant architectural statement. In
order to maintain the character and significance of these styles, care should be taken to refrain
from architectural gimmicks that sacrifice the integrity of their architectural heritage.
The styles selected for The Woods are:
.
American Colonial
Cape Cod
Craftsman
Monterey
European Cottage
European Estate
Italianate
Spanish Revival
Southwest Adobe Contemporary
Spanish Eclectic
Mission Italianate
Gill-Inspired
Contemporary
Other Architectural Style'
* Subjectto approval by Design Review, ofthe architectural style, authenticity, and compatibility with surrounding
architectural styles. Submittal of plans for an architectural style not listed above should be accompanied by a
statement of the project's design characteristics and requirements.
(4/18/86) (04/08/08)
11.4.5-3
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
II.4.5.2.2
Principal Design Criteria
A. Architectural Design Considerations
Intent
Building mass will be designed to create a positive relationship with the specific plotting, and
to appropriately reflect the architectural style. Exterior mass and form must be manipulated
as necessary to improve the street scene by controlling the impact ofthe homes as they relate
to the street, parkway, setbacks, adjacent lots, and corner plotting conditions.
Criteria
1) Elevations shall be designed for continuity of massing, materials, colors and details on all
elevations.
2) Front elevations shall be designed to emphasize entries, porches, or other resident use
areas, and to de-emphasize garages.
3) Corner plotted units shall provide a significant single story element adjacent to the
exterior side yard that wraps from the front yard to the exposed corner lot (see single story
elements, below). These massing elements should be considered in the process of plan
and elevation design as they must be appropriate to the selected architectural styles.
4) Houses will be designed to create interesting street scenes. Setbacks will be varied on any
given street to provide variety in the appearance of the street scene. Plans and elevations
shall be mixed to avoid repetition of identical facades and roof lines across from or
adjacent to one another.
B. Single Story Elements
Intent
Large areas of two-story wall surfaces will be reduced through the use of significant single
story elements such as covered entries, porches, offsets, overhangs, recesses or other elements
to provide visual relief on any given elevation.
Criteria
1) Where appropriate to style, use reduced height living areas to introduce the necessary
transition elements for proper scale, undulation and variation in the front elevation.
2) Vary the heights and profiles of single story elements through diversity in scale and detail.
(4/18/86) (04/08/08)
DESIGN GUIDELINES
11.4.5-4
SINGLE F AMIL V RESIDENTIAL - WOODS EAST
3) Fifty percent of all homes in each neighborhood must have a significant single story
element unless inappropriate to sty Ie (as described in Architectural Styles section of this
document).
4) The roof over the entry should be a distinct expression. Where consistent with the
architectural style used, it should be on a different plane from the primary roof structure.
C. Recessed Front Second Story
Intent
Unless it is inappropriate to the architectural style, the second story mass is encouraged to be
recessed to improve the street scene.
Criteria
I) Although it is not the desired dominant form to be built at The Woods, the two-story box-
like form is permitted when appropriate to the architectural style. Styles that dictate such
a box-like form include Italianate, Monterey, Contemporary, and American Colonial.
2) Where appropriate to style, the second story must be set back in relation to the porch,
living and/or garage face below by a minimum of two feet.
3) If the form ofa building is viewed as a series of interlocking masses rather than a box, a
more desirable aesthetic solution will occur.
D. Rear Articulation
Intent
Rear elevations are viewed in three ways; each of the conditions will be designed and detailed
accordingly.
I) First, as seen from the adjacent unit and rear yard where issues of second story privacy
and scale shall be addressed.
2) Second, as quasi-public areas with visible details as seen from adjacent arterial roadways.
3) Third, as distant silhouettes viewed from adjacent neighborhoods and public areas.
(4:18:86) (04/08/08)
11.4.5-5
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Criteria
I) Homes backing onto collector streets are viewed from close range where details such as
materials, color, window surrounds, and minor changes in wall planes and ridge lines are
clearly evident.
2) Because of first story screening by perimeter fencing and walls around homes, the second
floor and roof framing shall have enhanced details and variations of ridgelines
respectively.
3) Rows of homes seen from a distance or long rows along arterial roadways are generally
perceived by their contrast against the background or skyline. Here the dominant impact
is the overall shape of the building and roof lines instead of the surface articulation or
materials. The following criteria apply:
Maximize the rear yard setback from the top of slope.
. Articulate the rear elevation and roof plane to minimize the visual impact of
repetitious flat planes.
. Ridgelines and framing of homes shall be varied with particular attention given to
avoiding repeating elements such as continuous gable-ends, similar building
silhouettes and ridge heights.
E. Secondary Units
(Applicable only to designated lot sizes as provided in the P.c. Regulations)
Intent
To provide a variety of compatible housing choices integrated into the fabric of the
neighborhood.
Criteria
Second units will be located on specific designated lots as mutually agreed to by the master
developer and builder. Other non-designated builders who are interested in developing lots
with secondary units may propose to do so upon approval by the master developer.
1) The secondary unit concept is allowed in neighborhoods as provided in the P .C.
Regulations. Use of second units in these areas and any others is subject to approval and
design review by the master developer as part of land sales agreements.
2) These units may not exceed the square footage allowed under SPA standards with their
entry clearly identified as a secondary entry.
(4,'18,'86) (04/08/08)
DESIGN GUIDELINES
llA.5-6
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
3) These units shall be integrated into the architectural design either above the garage or
attached to the main house.
4) One parking bay (carport) or garage shall be provided for this unit - preferably integrated
into the main garage.
F. Porches
Intent
Porches provide opportunities for varied massing and street scene articulation.
Criteria
1) Porches will have a minimum depth of five feet' and typically occupy at least 50% of the
primary facade (excluding garages).
2) Porch styles, including fenestration, stoop, roof form, supports, overhangs and related
columns will be consistent with the architectural style of the home.
3) For homes without porches, a clearly articulated entry shall be provided.
G. Roof Forms
Intent
Roof forms are the dominant visual element in the street scene of a residential neighborhood
and provide consistency in character and appropriate scale to the residence.
Criteria
I) All homes will have pitched roofs consistent with the architectural style used.
2) Provide roof framing that creates a variety of roof forms and heights along the street
scene.
3) Within each neighborhood, each plan shall have a different majorroofform (i.e., front-to-
back, side-to-side, hip, etc.).
4) Rear elevation roof forms must vary for each plan to avoid repetitious elements such as
continuous gable ends, similar building silhouettes and ridge heights.
(4,'18,'86) (04108/08)
11.4.5-7
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
H. Corner Lots
Intent
Architectural treatment and trim is to be provided on all elevations, achieving 3600 articulation.
Criteria
1) Ifthe front ofa house has siding, then as a minimum, siding must be provided as an accent
on the remaining sides of the house. It is the intent that side and rear elevations also
reflect the elements and details of the architectural style.
2) Continue the details and character elements ofthe front elevation to the side elevation that
is corner lot plotted.
3) Provide design treatments and enhancements of trim and details at side and rear elevations
when exposed to close public view (Le. collector roads, and pedestrian paths).
4) Publicly visible side or rear elevations on collector streets shall reflect the same level of
detail and articulation as the front elevation.
I. Corner Lots
Intent
On corner lots, provide plans that wrap the street scene with enhanced architecture and that
reposition the garage location and access from the typical interior lot condition.
Criteria
I) Corner lot plans will ideally be different and at a minimum be modified from the interior
lot plan by incorporating wrapping architectural elements.
2) Encourage garages on corner lots to be made accessible from the side or rear as an option
to the front.
(See Plotting and Massing Criteria section for typical plotting examples.)
(4/18;'86) (04108/08)
DESIGN GUIDELINES
11.4.5-8
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
II.4.5.2.3
Garage Treatments
Intent
The home and the yard rather than the garage shall be the primary emphasis of the elevation
as seen from the street. Each project will incorporate garage design techniques listed below to
reduce the emphasis on the garage, and enhance the architecture of the street scene.
Criteria
I) At least two different garage configurations shall be incorporated for a three- plan project.
Front facing garages that are forward of the primary front fa9ade are limited to one plan
per neighborhood.
2) At least three different garage configurations shall be incorporated for a four- plan project.
Front facing garages that are forward of the primary front fa9ade are limited to one plan
per neighborhood.
3) Minimize the impact of garages facing the street by incorporating elements that add
articulation and shadow and using different garage door patterns.
4) All garage doors shall be recessed a minimum of 12-inches or have garage door popout
surrounds a minimum of 12-inches.
A. Variable Garage Setbacks
I) A varied setback is necessary along the street frontage.
2) Refrain from strict compliance to the minimum garage setback so as not to contribute to
a repetitious and monotonous appearance along the street.
3) Where garages are adjacent to one another at common property lines, a two-foot minimum
difference in setbacks shall occur.
4) Typically, plans are to be reversed and plotted so that garages and entries are adjacent to
each other to create an undulating sense of setback. Occasionally, this pattern should be
broken so that it will not become overly repetitious or reflected by the massing directly
across the street.
(4,'18,'86) (04/08/08)
lI.4.5-9
DESIGN GUIOELINES
SINGLE F AMIL Y RESIDENTIAL. WOODS EAST
B. Garage Layouts
A variety of garage layouts is encouraged to emphasize pedestrian friendly neighborhoods and
architecture forward. The following garage layouts describe a number of solutions with which
to achieve that emphasis.
3-Car Garage - Front Facing
Although this garage layout is permitted, the intent in The Woods neighborhoods is to de-
emphasize the visual impact ofthe garage. Thus, when the three car front facing garage layout
is utilized, the following mitigation techniques must be included:
. At least one ofthe garage doors must be offset from the others.
Provide a minimum offset of two feet between double and single garage elements.
Shallow Recessed Garages
Setting the garage back a minimum offive feet from the front ofthe house strives to reduce the
overall visual mass of the garage. This garage type may be most common throughout the
community but only in combination with the above required garage treatments.
Mid-Lot or Deep Recessed Garages
Setting the garage back to the middle or rear of the lot strives to expose more architecture
toward the street, and enhances the innovation and design ofthe plan.
Swing-in Garage
The use of swing-in garages varies the architectural massing and helps to break the continuous
view of garage doors along the street. This garage design allows for a formal motorcourt
entrance which differentiates this type of home from those on narrower lots. The reduction
in the required garage setback helps to achieve greater variation in the street scene and the
opportunity to enhance the front facing garage elevation, giving the appearance of a living area.
Tandem Garage
This garage layout de-emphasizes the third garage by concealing it behind a standard two car
garage condition. The tandem space is located such that it may option into living space while
maintaining only a view of the original two car garage to the street. The two car garage is
typically either shallow or deeply recessed into the lot so as to be incorporated into the
architecture of the home.
(4,'18:86) (04/08/08)
DESIGN GUIDELINES
11.4.5-10
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Split Garage
This treatment de-emphasizes the garage by reducing the length of the continuous door.
Typically, a one car garage and a two car garage are split to provide a variation in the
appearance, articulation, and flexibility ofthe home. The single car garage element in this split
condition may option into living space that further enhances the street scene by replacing the
garage door with an enhanced window treatment.
Corner Lot Garage
This garage treatment shall be derived out of a plan layout that converts from an interior lot
plan to a corner lot plan. This plan is typically not changed in its overall layout; only the
garage is repositioned. This allows for substantial street scene variation while the front entry
is accessed on one street and the garage is exposed on the side street.
11.4.5.2.4
Plotting and Massing Criteria
Intent
This section includes plotting and massing concepts for specific lot sizes. The following
criteria summarizes the neighborhood standards that are vital for The Woods community to
ensure a high quality living environment.
Criteria
I) Minimize the visual impact of the garage
2) Give attention to composition of building mass
3) Step back second stories where appropriate to style
4) Incorporate single story elements into two story buildings
5) Vary setbacks at porches, living, and garage areas
6) Open visibility across corner lots through selective plan form and reduced building heights
7) Provide innovative plans and avoiding repetitious designs and footprints
8) Provide the appropriate architectural mix of primary vs. secondary styles, according to
those selected for each neighborhood (see following criteria for each parcel style palette).
(4,'18,'85) (04/08/08)
11.4.5-11
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Plotting and Massing Criteria
Parcel WR-S
7,000+ S.F. Lots
Architectural Stvles - * Primary Styles 60% of mix required.
Cape Cod *
Craftsman *
Monterey *
European Cottage
Spanish Eclectic
Mission Revival
Lot Soecific Characteristics
Allows garages to be down played with varying garage locations
Optimizes architecture on the street frontage
Use of curb separated sidewalk provides a tree lined traditional foreground for homes
Product Characteristics
Undulated bldg. massing & setback variations
Corner lot plotable homes with garage on opposite street from entry
Front door identity toward street
Significant private usable rear yards
Varied roof pitches and direction
Stepped massing where appropriate to style
Massine:
Single story elements
Yes - 50% of plans (where style appropriate)
Rear articulation
Varied with one 3 feet minimum offset on 60% of plans (where appropriate to style) - must be
provided at first and second stories.
Side and Rear trim
Std.
Wrapping Articulation
Std.
(4/18/86) (04/08/08)
DESIGN GUIDELINES
11.4.5-12
SfNGLE FAMILY RESIDENTIAL - WOODS EAST
Plotting and Massing Criteria
Parcel WR-5
7,000+ S.F. Lots
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Stepped one and two-story massing
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Architecture wraps corners
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Stepped one and two-story massing
Front facing, shallow-recessed garage
Stepped one and two-story massing
Front facing, shallow-recessed tandem garage
Notes: 1. These layouts are suggested alternatives only and are not intended to be the mandated
plotting layouts.
2. Rear setbacks can be reduced for layouts utilizing a rear garage or courtyard. Refer to
PC Regulations.
(4:18,'86) (04/08/08l
!IA.S-l3
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTlAL - WOODS EAST
Plotting and Massing Criteria
Parcel WR-4
8,000+ S.F. Lots
Architectural Styles - Selection open for style mix.
Cape Cod
Craftsman
Monterey
European Cottage
Spanish Eclectic
Mission Italianate
Lot SDecific Characteristics
Allows garages to be down played with varying garage locations
Optimizes architecture on the street frontage
Use of curb separated sidewalk provides a tree lined traditional foreground for homes
Product Characteristics
Undulated bldg. massing & setback variations
Comer lot plottable homes with garage on opposite street from entry
Front door identity toward street
Significant private usable rear yards
Varied roof pitches and direction
Stepped massing where appropriate to style
Massing
Single story elements
Yes 50% of plans (where style appropriate)
Rear Articulation
Varied with one 3-foot minimum offset on 60% of plans (where appropriate to style) - must be
provided at first and second stories.
S ide and Rear trim
Std.
Wrapping Articulation
Std.
(4:18:86) (04108/08)
DESIGN GUIDELINES
11.4.5-14
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Plotting and Massing Criteria
Parcel WR-4
8,000+ S.F. Lot
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Stepped one and two-story massing
Front facing, shallow recessed garage
at side street
Architecture wraps corner
Notes: I. These layouts are suggested alternatives only and are not intended to be the mandated
plotting layouts.
2. Rear setbacks can be reduced for layouts utilizing a rear garage or courtyard. Refer to
PC Regulations.
(4:16,'86) 104/08/08)
11.4.5-15
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Plotting and Massing Criteria
Parcel WR-3
10,000+ S.F. Lots
Architectural Styles - , Primary Styles 60% of mix required
American Colonial
Cape Cod
Craftsman
Monterey'
European Cottage
Italianate
Spanish Revival'
Spanish Eclectic'
Mission Italianate
Gill Inspired
Lot Specific Characteristics
Allows garages to be down played with varying garage locations
Optimizes architecture on the street frontage
Use of curb separated sidewalk provides a tree lined traditional foreground for homes
Product Characteristics
Undulated bldg. massing & setback variations
Comer lot plottable homes with garage on opposite street from entry
Front door identity toward street
Significant private usable rear yards
Varied roof pitches and direction
Stepped massing where appropriate to style
Massin~
Single story elements
Yes 50% of plans (where style appropriate)
Rear articulation
Varied with one 3-foot minimum offset on 60% of plans. (where appropriate to style) - must
be provided at first and second stories.
Side and Rear trim
Std.
Wrapping Articulation
Std.
(4118/66) 104/08/08)
DESIGN GUIDELINES
I1A.5-l6
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Plotting and Massing Criteria
Parcel WR-3
10,000+ S.F. Lots
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Swing-in garage at side street
Architecture wraps corner
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Front facing, shallow-recessed garage
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Stepped one and two-story massing
Front facing, deep-recessed garage
Porte cochere
Stepped one and two-story massing
Split swing-in garage in front
Notes: 1. These layouts are suggested alternatives only and are not intended to be the mandated
plotting layouts.
2. Rear setbacks can be reduced for layouts utilizing a rear garage or courtyard. Refer to
PC Regulations.
(4/18/06) (04/08/08)
11.4.5-17
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Plotting and Massing Criteria
Parcel WR-2
13,500+ S.F. Lots
Architectural Stvles - · Primary Styles 60% of mix required
American Colonial
European Estate ·
Italianate ·
Spanish Revival ·
Spanish Eclectic
Mission Italianate
Gill Inspired
Lot Specific Characteristics
Allows garages to be down played with varying garage locations
Optimizes architecture on the street frontage
Use of curb separated sidewalk provides a tree lined traditional foreground for homes
Product Characteristics
Undulated bldg. massing & setback variations
Comer lot plottable homes with garage on opposite street from entry
Front door identity toward street
Significant private usable rear yards
Varied roof pitches and direction
Stepped massing
Massing
Single story elements
Yes 50% of plans (where style appropriate)
Rear articulation
Varied with one 3-foot minimum offset on 60% of plans (where appropriate to style) - must
be provided at first and second stories.
S ide and Rear trim
Std.
Wrapping Articulation
Std.
(4/18/86) (04/08/08)
DESIGN GUIDELiNES
llA.5-18
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Plotting and Massing Criteria
Parcel WR-2
13,500+ S.F. Lots
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Stepped one and two-story massing
Swing-in garage from side street
Architecture wraps corner
Stepped one and two-story massing
Front facing, shallow-recessed garage
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Stepped one and two-story massing
Front facing, deep-recessed garage
Architecture wraps corner
Porte cochere
Full two-story massing
Swing-in garage at front
Notes: 1. These layouts are suggested alternatives only and are not intended to be the mandated
plotting layouts.
2. Rear setbacks can be reduced for layouts utilizing a rear garage or courtyard. Refer to
PC Regulations.
(4,'] 8(86) (04/08/08)
[1.4.5-19
DES ION GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Plotting and Massing Criteria
Parcel WR-l
22,000+ S.F. Lots
Architectural Styles - Selection open for style mix
American Colonial
Cape Cod
Craftsman
Monterey
European Cottage
European Estate
Italianate
Spanish Revival
Adobe Contemporary
Spanish Eclectic
Mission Italianate
Gill Inspired
Contemporary
Lot Soecific Characteristics
Allows garages to be down played with varying garage locations
Optimizes architecture on the street frontage
Use of curb separated sidewalk provides a tree lined traditional foreground for homes
Product Characteristics
Undulated bldg. massing & setback variations
Comer lot plottable homes with garage on opposite street from entry
Front door identity toward street
Significant private usable rear yards
Varied roof pitches and direction
Stepped massing
Massing
Single story elements
Yes 50% of plans (where style appropriate)
Rear articulation
Varied with one 3-foot minimum offset on 60% of plans (where appropriate to style) - must
be provided at first and second stories.
S ide and Rear trim
Std.
Wrapping Articulation
Std.
(4/18/86) (04/08/08)
DESIGN GUIDELINES
11.4.5-20
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Plotting and Massing Criteria
Parcel WR-l
22,000+ S.F. Lots
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Front facing, deep-recessed garage
Exhibit 5.5a
Stepped one and two-story massing
Swing-in garage at rear
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Full two-story massing
Front facing, tandem garage
Stepped one and two-story massing
Front facing mid-recessed, tandem garage
Notes: I. These layouts are suggested alternatives only and are not intended to be the mandated
plotting layouts.
2. Rear setbacks can be reduced for layouts utilizing a rear garage or courtyard. Refer to
PC Regulations.
(4,'10,'66) (04/08/08\
[1.4.5-21
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
I1.4.5.3.5
Architectural Styles
General
The arts and crafts vernacular of architecture, in combination with the diversity and heritage
of styles will characterize the background and setting of The Woods. The choice of an
acceptable style is meant to fulfill an authentic sense of place for the community. Therefore,
it is important that the application ofthese styles be as authentic as possible to their historical
character and avoid "stage-front" architecture.
Much like attractive, established urban neighborhoods, the variety of architecture will add to
the character and provide a higher degree of value for the community. These neighborhoods
were built over time with architecture that is as appropriate today as it was yesterday. The
Woods will not be designed with trends that merely respond to whims of the current
marketplace, but with styles that have established themselves as classics over the years.
The palette of styles permitted for The Woods at EastLake are:
American Styles:
American Colonial
Cape Cod
Craftsman
Monterey
Contemporary
European Styles:
European Cottage
European Estate
Italianate
Spanish Revival
San Diego Spanish Styles:
Southwest Adobe Contemporary
Spanish Eclectic
Mission Italianate
Gill-Inspired
Intent
The architectural design characteristics, requirements, and details will provide a background
for guidance and inspiration in creating appropriate images for the character and scale of each
style. These styles are identified within a special time in history and the unique combination
of scale, character and detail associated with each shall be maintained.
This goal will be achieved by having the community facilities, neighborhood centers, and
residences embody authentically significant architectural massing, elements and details. This
(4/1 6i66) (04/08/08)
DESIGN GUIDELINES
11.4.5-22
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
community architectural character will be continued through village entry monumentation,
neighborhood entries, community walls, signs, lighting and landscape. The use of walls as a
character element will add a sense of consistency that is carried throughout The Woods.
Architectural Stvle Selection
ARCHITECTURAL STYLE MATRIX. The Woods at EastLake
Architectural Styles Parcel Parcel Parcel Parcel Parcel
WR-1 WR-2 WR-3 WR-4 WR-5
American Styles
American Colonial X X X
Cape Cod X X X X
Craftsman X X X X
Monterey X X X X
Contemporary X
European Styles
European Cottage X X X X
European Estate X X
Italianate X X X
Spanish Revival (Balboa X X X
Park)
San Diego Spanish Styles
Southwest Adobe - X
Contemporary
Spanish Eclectic X X X X X
Mission Italian ate X X X X
Gill-Inspired X X X
Criteria
Architectural styles shall vary between and within neighborhoods according to the selected
style palette for each neighborhood (see Architectural Style Matrix above).
(4/18/86) (04108/08)
11.4.5-23
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Each builder shall provide a minimum of three plans per neighborhood (four preferred). Each
plan shall have aminimum of3 different style elevations, demonstrating substantial differences
in appearance. For 3-plan packages, no more than 35% of the units within a phase, tract, or
street segment shall have the same style. For 4-plan packages, no more than 30% of the units
within a phase, tract, or street segment shall have the same style.
The following section provides a brief description of each style and the design requirements
necessary to execute each one with the appropriate level of authenticity.
.
i'~~(~~!'.'\~f'
02000 William Hezmalhalch Architects, Inc.
AMERICAN COLONIAL - PARCELS WR-l, WR-2, WR-3
Historical Precedent
This classic American style evolved from the first homes built in the New England colonies in
the 17th century. Their beginnings were as small and unpretentious as the one story saltbox,
favoring the cultures and traditions of the settlements.
As living functions became more defined and prosperity increased, so did the need for
additional space. Second stories with overhangs, dormers and gabled roof forms became
favored solutions, later evolving into classic elements ofthe traditional style.
With the event of Greek Revival styles in the 19th century, the front dormer window evolved
into a standard, prominent roof or entry element, raising the level of sophistication ofthis style.
Later, wings of smaller continuous gable forms were added to each side of the house, becoming
a lasting characteristic of traditional form.
The details of this style further demonstrate the character of colonial revival influence. The use
of brick veneer and/or wood siding with heavier trim above the doors and windows is typical.
(4/10/86) (04/08/08)
DESIGN GUIDELINES
11.4.5-24
SINGLE FAMILY RESIDENTIAL - WOODS EAST
Design Characteristics
The design characteristics provide the essentials for massing, scale, proportion, building
materials, and details in understanding this style. They are identified as:
. One and two story roof elements
. Wrapped siding
Traditional door and window surrounds
. Predominantly gabled roofforms
. Shutters or enhanced windows surrounds as a primary accent
The following sections of design requirements and details further define the elements for this
architectural style. Each style will be reviewed and approved based on the following criteria.
Elements and details that vary or detract from the historical context shall not be accepted.
Design Requirements
Roof Form - 5: 12 to 8: 12 standard. Front to back gables as primary form. Secondary elements
may be front facing gable or sheds.
Roof Material - Flat concrete or composition tile.
Overhangs - 12-inch to 24-inch standard
Siding - Siding will be used as an accent on all elevations, along with brick veneer.
Stucco Finish - Stucco will be a sand finish and match the siding color.
Chimneys - Chimneys will be detailed with brick veneer base and siding above.
Porches - Typically expressed as a portico, or a small covered area including the entry.
Balconies - None
Window Treatments - Wood or stucco trim shall occur on all windows. Shutters, when used,
will be used widely beyond the front elevation.
Entry - The entry will be covered by a front porch or portico.
Doors - Entry doors will have wood/stucco trim surround and articulated with sidelights and
or transom lights.
Garage Doors - Garage doors shall be a roll-up type with a variety of panel break-ups to
correspond with the elements of this style. If the doors have windows, they must reflect the
appropriate form for this architectural style.
Front Elevation - The lines ofthe roof will have gentle pitches and simple gables.
Character Details - Classic columns at entry, louvered wood shutters, broken pediment detail
over entry or at eaves.
Design Details
The application of essential details will embellish each distinct architectural style. The
elements identified herein will initiate the appropriate follow-through of design detailing.
(*/18/86) (04/08/08)
11.4.5-25
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
<<)2000 William Hezmalhalch Architects, Inc.
CAPE COD - PARCELS WR-3, WR-4, WR-5
Historical Precedent
Evolving out of the traditional style of New England Colonial homes, the Cape Cod style
possesses a blend of architectural styles dating back to the early 1600's.
This "folk style" house blended the simple, traditional New England character with a sense of
asymmetry and a variety of roof forms. The evolution and use of dormer types such as the
shed, eyebrow, arched, inset, and wall dormer, contributed to the eclectic look and more
fashionable coastline of Cape Cod.
While most homes were completely wrapped by siding, many ofthe earliest residences also had
stone veneer bases surrounding the footprint. The use of colonial type columns at wrapping
porches, along with traditionally trimmed windows and doors, added to the distinct personality
of these over sized "cottages" by the sea and countryside.
Design Characteristics
The design characteristics provide the essentials for massing, scale, proportion, building
materials, and details in understanding this style. They are identified as:
One and two story roof elements
Wrapped siding - horizontal or shingle
. Articulated windows and doors with trim surrounds
Colonial columns at porches
Hip roof forms
Wide variety of dormer types
The following sections of design requirements and details further define the elements for this
architectural style. Each style will be reviewed and approved based on the following criteria.
Elements and details that vary or detract from the historical context shall not be accepted.
(4/18(86) (04/08/08)
DESIGN GUIDELINES
11.4.5-26
SINGLE F AMIL y RESIDENTIAL - WOODS EAST
Design Requirements
Roof Form - 4:12 to 10:12 standard with hip and gable or gambrel roofforms.
Roof Material - Shake-like, composition or flat concrete.
Overhangs - l2-inch standard
Siding - Wrapped siding or shingle will be used as an accent in coordination with stone or brick
veneer bases.
Stucco Finish - The stucco will be a fine to medium sand finish, the color being in slight
contrast with the siding.
Chimneys - This detailing will be stone or brick veneer low with siding on the upper half of
the stack toward the cap.
Porches - The porch will be large in size and scale, always covering the entry and wrapping
the house.
Balconies - None
Window Treatments - A variety of dormer windows will be used beyond the front elevation.
Wood or stucco trim shall occur on all windows.
Entry - The entry will be covered by the front wrapping porch and articulated sidelights.
Doors - The door shall be simple with wood/stucco surrounds.
Garage Doors - Garage doors shall be roll-up type with a variety of panel break-ups to
correspond with the elements of this style. If the doors have windows, they must reflect the
appropriate form for this architectural style.
Character Details - Transom or side lights at front door, small round or oval accent windows
on front fayade, weathervanes, window boxes.
Design Details
The application of essential details will embellish each distinct architectural style. The
elements identified herein will initiate the appropriate follow-through of design detailing.
(4/18/86) (04/08/08)
11.4.5-27
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
102000 William Hezmalhalch Architects, Inc.
CRAFTSMAN - PARCELS WR-3, WR-4, WR-S
Historical Precedent
The Craftsman style was inspired by the English Arts and Crafts Movement of the late 19th
century. The style stressed the importance of insuring that all exterior and interior elements
receive both tasteful and "artful" attention. The movement influenced numerous California
architects such as Green and Green, and Bernard Maybeck.
The resulting Craftsman style responded with extensive built-in elements and by treating details
such as windows or ceilings as if they were furniture. The overall affect was the creation of
a natural, warm and livable home.
The style is further characterized by the rustic texture of the building materials, broad
overhangs with exposed rafter tails at the eaves and trellises over the porches. In Southern
California, the Craftsman style spun out of bungalows that were the production home of the
time. This type of architecture can be found in the classic tree lined neighborhoods of Mission
Hills and Hillcrest in San Diego. This unique predominant look promoted hand crafted quality;
thus the name Craftsman.
Design Characteristics
The design characteristics provide essentials for massing, scale and proportion and building
materials, in understanding this particular style. They are identified as:
Gently pitched roofs
Projecting gable ends and exposed rafters
. Wood columns
Porches with supporting stone or brick veneer bases
Siding as an accent
(4/18,'86) (04/08108)
DESIGN GUIDELINES
11.4.5-28
SmGLE F AMIL Y RESIDENTIAL - WOODS EAST
The following sections of design requirements and details further define the elements for this
architectural style. Each style will be reviewed and approved based on the following criteria.
Elements and details that vary or detract from the historical context shall not be accepted.
Design Requirements
Roof Form - 4: 12 standard. Back to front and front facing gable roofs, and secondary shed
roofs.
Roof Material - Flat concrete tile.
Overhangs - 18-inches to 30-inches standard.
Siding - Siding shall be used as an accent on all elevation sides, and in gable ends.
Stucco Finish - Stucco will be a sand finish and match the siding color.
Chimneys - Chimneys will be detailed with siding above, and stone or brick veneer below.
Porches - Porches shall cover the front door area and/or the full width of the front elevation.
However large, the porch will be raised like a front stoop.
Balconies - Balconies will project out over the building plane and be articulated with wood
detailing.
Window Treatments - Wood/stucco trim surrounds shall be on all windows. Dormers
commonly used. Shutters will seldom be used.
Entry - The entry and surrounding raised stoop will be covered and contained by the porch.
Doors - Entry doors will have side-lights with wood trim surround.
Garage Doors - The doors shall be roll-up type with a variety of panel breakups to correspond
with the elements of this style. If the doors have windows, they must reflect the appropriate
form for this architectural style.
Front Elevation - The lines ofthe roof will be low and simple with wide projecting roofs.
Character Details - Applied siding in eaves, battered columns at porch/entry, balustraded
porch
Design Details
The application of essential details will embellish each distinct architectural style. The
elements identified herein will initiate the appropriate follow-through of design detailing.
(~,'18,'06) (04/08/08)
11.4.5-29
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WGODS EAST
02000 William Hezmalhalch Architects, Inc.
MONTEREY - PARCELS WR-3, WR-4, WR-5
Historical Precedent
The Monterey style is a combination of the original Spanish Colonial adobe construction
methods with the basic two-story New England colonial house. Prior to this innovation in
Monterey, all Spanish colonial houses in California were of single story construction.
First built by Thomas Larkin in 1835, it introduced two story residential construction and
shingle roofs to California. This Monterey style and its single story counterpart eventually had
a major influence on the development of modern architecture in the 1930's.
The style was popularized by the use of simple building forms. Roofs featured gables or hips
with broad overhangs, often with exposed rafter tails. Shutters, balconies, verandas and
porches are integral to the Monterey character.
Several architects, notably Roland Coate, H. Roy Kelly and John Byers promoted the Monterey
style through their collective designs. Their interpretations maintained the simple elegance of
the early prototypes, but added many refinements and new details.
Design Characteristics
The design characteristics provide essentials for massing, scale and proportion and building
materials, in understanding this particular style. They are identified as:
Balconies, verandas and porches
Contrasting materials between first and second floors
Exposed rafter tails
The following sections of design requirements and details further define the elements for this
architectural style. Each style will be reviewed and approved based on the following criteria.
Elements and details that vary or detract from the historical context shall not be accepted.
(4/18,'86) (04/08/08)
DESIGN GUIDELINES
11.4.5-30
SINGLE FAMILY RESlDENTLAL - WOODS EAST
Design Requirements
Roof Form - 4: 12 breaking to 3:12 standard over front and rear porches or verandas. Primary
roof line is front to a back gable with an opposing gable.
Roof Material- Flat or'S' concrete.
Overhangs - Overhangs shall have tight rakes and extended eaves with exposed rafters.
Siding - Siding will be the material that differentiates the first and second floors.
Stucco Finish - The stucco will have very little texturing, fine to medium sand or smooth
finish.
Chimneys - The chimney will be wrapped in stucco with a simple chimney cap.
Porches - The verandas shall be large and open with wood detailing.
Balconies - The balconies shall be an integral part of both the front and rear elevations.
Window Treatments - Shutters shall be used as accents and all windows will be trimmed.
Entry - The entry will be recessed and under the cover of the front veranda.
Doors - The entry doors will be typically simple with wood trim surrounds.
Garage Door - The doors shall be a roll-up type with a variety of panel breakups to correspond
with the elements of this style. If the doors have windows, they must reflect the appropriate
form for this architectural style.
Front Elevation - The overall form will be horizontal.
Character Details - Wood picket balcony railings, exposed rafter tails and French doors
opening onto verandas.
Design Details
The application of essential details will embellish each distinct architectural style. The
elements identified herein will initiate the appropriate follow-through of design detailing.
(4i18/06) (04108/08)
II.4.5-31
DESIGN GUIDELINES
SINGLE F AMIL y RESIDENTIAL - WOODS EAST
CONTEMPORARY - PARCEL WR-l
ll~toricalPrecedent
Contemporary, by its mere description, should have little basis in the past, but rather be an
accumulation of the latest in natural as well as man-made materials. Generally the plans are
open and free-forming. The interiors reflect the exterior with an emphasis on indoor-outdoor
relationships.
Characteristics ofthis style often include creative use of glass with long, but gentle, overhangs,
repetitive lines to initiate rhythm and order. Detailing, particularly in the connections of
materials, reflects originality and the essence of custom design.
The beauty ofthis style will be the designer's ability to create order using progressive geometry
and unique ways of incorporating distinct materials. A unique challenge for any Contemporary
design in WR-l will be to create a contemporary home that must be in harmony with other non-
contemporary homes.
Design Characteristics
The following design characteristics are common elements for the massing, scale, proportion
and texture of the building:
. Long soaring overhangs
. Earth bermed walls to minimize scale
. Round edges at corners or precision sharp edges
Balance of natural and man-made materials
Flat or low roofs & parapits
Large planes of glass for transparency
Blending of rounded/curvilinear with sharp/square architectural features
(4/10/86) (04/08/08)
DESIGN GUIDELINES
11.4.5-32
SINGLE F AMIL y RESIDENTIAL - WOODS EAST
Design Requirements
Roof Pitch: Flat to 6: 12 parapets and play roof only when applicable
Roof Materials: All latest roofing materials, including, cooper and earth toned metals.
Overhangs: Should be long & soaring with emphasis on edge detail
Siding: Wood in small percentages with natural stone claddings encouraged.
Stucco Finishes: Sand or smooth
Chimneys: Chimneys shall be sculptured materials with artistic cap details.
Balconies: Balconies are to be used to break-up masses in design, but shall flow with existing
geometry.
Window Treatments: Exterior roller shades or interior treatments should be concealed within
soffit and hidden from view.
Entry: The entry shall be clearly defined geometrically, unique door materials are encouraged.
Garage Doors: Generally a gentle juxtaposition of geometry, combining an artistic balance of
horizontal and vertical elements. The long overhang shall be used to terminate soaring scales
and facades.
(4/18/86) (04/08/08)
IlA.5-33
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
102000 William Hezmalhalch Architects, Inc.
EUROPEAN COTTAGE - PARCELS WR-3, WR-4, WR-5
Historical Precedent
The European Cottage is a style that evolved out of the medieval Tudor and Norman
architecture. The evolving character that resulted in the English "cottage look" became
extremely popular when the addition of stone and brick veneer details were added in the
1920's.
Although the cottage is looked upon as small and not costly, the style was quickly recognized
as one of the most popular in America. Designs for the homes typically reflected the rural
setting that they evolved in. Many established older neighborhoods in Southern California,
contain homes with the charm and character of this unpretentious style.
Roof pitches for these homes are steeper than traditional homes, and are comprised of gables,
hips and half-hip roofforms. The primary material is stucco with heavy use of stone and brick
bases, veneers and tower elements. Some of the most recognizable features for this style are
the stucco accents in gable end forms and the sculptured swooping walls at the front elevation.
Design Characteristics
The design characteristics provide the essentials for massing, scale, proportion, building
materials, and details in understanding this style. They are identified as:
Gentle to steep roof pitches
Projecting gable ends
Exposed rafter tails with tight rake
Stone and brick as a major accent on wall, tower and veneer base
The following sections of design requirements and details further define the elements for this
architectural style. Each style will be reviewed and approved based on the following criteria.
Elements and details that vary or detract from the historical context shall not be accepted.
(4/10/66) (04/08/08)
DESIGN GUIDELINES
11.4.5-34
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Design Requirements
Roof Form - 4:12 to 8:12 standard with gabled roof forms and occasional swooping form at
front.
Roof Material - Flat concrete tile.
Overhangs - 0 - 12-inch standard
StonelBrick - Stone/brick on all elevations
Siding - None
Stucco Finish - The stucco will be a sand finish.
Chimneys - This detailing will have stone or brick veneer low with stucco on the upper half
of the stack toward the cap.
Porches - The porch will vary in size and scale, but always covers the entry with a tower. Add
stone or brick to tower element.
Balconies - Balconies shall have wood detailing as an attachment to the building plane.
Window Treatments - A variety of shutters will be used beyond the front elevation. Wood or
stucco trim shall occur on all windows.
Entry - The entry will be covered by the front porch and articulated sidelights.
Doors - The door shall be simple with wood/stucco surrounds.
Garage Doors - Garage doors shall be the roll-up type with a variety of panel break-ups to
correspond with the elements of this style. If the doors have windows, they must reflect the
appropriate form for this architectural style.
Front Elevation - The elevation lines will be a symmetrical, simple and steep.
Character Details - Swooping wall at front fayade, small accent windows with wrought iron
trim, window boxes.
Design Details
The application of essential details will embellish each distinct architectural style. The
elements identified herein will initiate the appropriate follow-through of design detailing.
(4/1 8,'86) (04/08/08)
IIA.5-35
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
02000 William Hezmalhalch Architects, Inc.
EUROPEAN EST A TE - PARCELS WR-l, WR-2
Historical Precedent
The European Estate or Revival style is a picturesque style defined from medieval English
prototypes. The elements in design of steeply pitched roofs and gables blossomed in the
American Eclectic expressions in the 1920's & 1930's. Many of these homes have provided
a strong influence in these remaining older communities.
The overall shapes and forms contain endless variations of one and two story asymmetrical
facades. Relatively uncommon atthe turn of the century, this style expanded in popularity with
the widespread evolution of brick and stone veneering techniques. Moreover, the period
detailing allowed homes to appear real and not simulated.
It is the use of brick and stone materials often mixed, that creates the embellishment for this
specific architecture.
Design Characteristics
The design characteristics provide essentials for massing, scale and proportion and building
materials, in understanding this particular style. They are identified as:
Steeply pitched roofs
Gables, dutch gables and hips elements
Eave and gutter details
Timbering in the stucco field
. Dormer windows
Decorative wood trim surrounds
Stone and brick applications at walls and chimney stack
The following sections of design requirements and details further define the elements for this
architectural style. Each style will be reviewed and approved based on the following criteria.
Elements and details that vary or detract from the historical context shall not be accepted.
(4:1 8,'06) (04/08/08)
DESIGN GUIDELINES
11.4.5-36
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Design Requirements
Roof Forms - 6:12 - 8:12 standard. Gables, clipped gables and occasional hipped forms.
Roof Material - Flat concrete tile with a slate-like appearance.
Overhangs - 0 - l2-inch standard
Siding - Siding shall be used as an accent, along with half timbering on selective sides.
Stucco Finish - Stucco will be a sand finish and match the siding color.
Chimneys - Chimneys will be detailed with stucco above, and stone or brick veneer below.
Porches - Porches shall cover the front door area and be raised on a front stoop.
Balconies - None
Window Treatments - Wood/stucco trim surrounds shall be on all windows. Shutters are
seldom used.
Entry - The entry and surrounding raised stoop will be covered and contained by the porch.
Doors - The doors will have sidelights with wood trim surround.
Garage Doors - The doors shall be a roll-up type with a variety of panel breakups to
correspond with the elements of this style. Ifthe doors have windows, they must reflect the
appropriate form for this architectural sty Ie.
Front Elevation - The lines of the roof will be steep and simple with wide projecting roofs.
Character Details - Swooping wall at front fa9ade, arched shutters on windows, window
boxes.
Design Details
The application of essential details will embellish each distinct architectural style. The
elements identified herein will initiate the appropriate follow-through of design detailing.
(4/18/86) (04/08/08)
11.4.5-37
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
(02000 William Hezmalhalch Architects, Inc.
ITALIANATE-PARCELS WR-l, WR-2, WR-3
Historical Precedent
The Italianate style began as part of the picturesque movement, a shift away from a strict
classical direction in art and architecture. Although few American architects could afford to
travel to Italy in the mid-nineteenth century, the European influence came through English
buildings and pattern books. Old world prototypes were refined, adapted and embellished,
evolving into a classic revival period style.
Although the new period style generated less formality, traditional classical elements such as
the symmetrical fayade, squared tower entry forms, arched windows, quoined corners and
bracketed eaves persisted as the enduring traits of this style. When cast iron became a popular
building material, it became a part of the Italianate vocabulary, embellishing homes with a
variety of designs for porches, balconies, railings and fences.
Ofthe three styles ofItalian homes built in America, the Villa, Italianate and Brownstone, the
Italianate became the most popular. Although it's sophisticated fayade and graceful details
made it easily recognizable, the decorative brackets that articulate the eaves became such a
prominent feature that it sometimes was known as the "Bracketed" style.
Design Characteristics
The design characteristics provide the essentials of massing, scale, proportion and building
materials in understanding the principal concepts for this style. They are identified as:
. Low-pitched roofs with brackets under deep overhangs
Elaboration and detail of the windows, cornices, porches and doorways
. Cornices at eave line
. Horizontal banding and quoins as predominant elements
The following sections of design requirements and details further define the elements fordesign
concepts. Each style will be reviewed and approved based on the following representative
criteria and examples. Elements and details that vary from the historical context shall not be
accepted.
(4/18/86) (04/08/08)
DESIGN GUIDELINES
11.4.5-38
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Design Requirements
Roof Form - 4:12 pitch standard. The large parallel section of roof shall be hipped.
Roof Material- Concrete'S' or barrel tile
Overhangs - 12-inch to 24-inch overhanging eaves with soffits and decorative brackets below.
Stucco Finish - Stucco shall be smooth or light to medium sand finish
Brick/Stone/Tile - Cut stone may be applied as an entire surface material or used at the entry
and comers as an accent. The use of decorative Italian tile is encouraged.
Chimneys - The stucco chimney stack will have an articulated cap detail.
Porches - Porches shall occur differently with the varied massing of this style; very formal,
vertical and articulated with a square plan configuration or wider, more horizontal on a less
formal facade.
Balconies - The balcony shall project from the building plane as a highly decorative wrought
iron element or concrete with balusters.
Window Treatments - Shutters may be used occasionally. Arched and curved window tops
will be used predominantly above rectangular windows, along with exterior stucco framing.
Hooded window surrounds may be used.
Entry - The entry shall be pronounced with a detailed door surround, in wood or stone, or a
porch or portico.
Doors - The doors shall be detailed with transom and sidelights. Transom will be arched to
match the window detail.
Garage Doors - The doors shall be a roll-up type with a variety of panel break-ups to
correspond with the elements of this style. If the doors have windows, they must reflect the
appropriate form for this architectural style.
Front Elevation - With the two story square plan layout of this style, the massing will be
vertical in appearance.
Character Details - Corbels under eaves, engaged columns, quoins arched forms at I" story
windows, entry, etc.
Design Details
The application of essential details will embellish each distinct architectural style. The
elements identified herein will initiate the appropriate follow-through of design detailing
(4/18/86) (04/08/08)
11.4.5-39
DESIGN GUlDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
102000 William Hezmalhalch Architects, Inc.
SPANISH REVIVAL - PARCELS WR-l, WR-2, WL-3
Historical Precedent
Spanish Revival style is a culmination of Spanish styles brought to a sophisticated level of
interpretation by Bertram Goodhue for the buildings of the 1915 California-Pacific Exposition
in San Diego.
Borrowing elements of detailing from Moorish, Byzantine and Renaissance architecture in
Spain, Goodhue romanticized the simple Spanish Colonial style massing with the use of ornate
classical elements and details at entries, arcades, windows and balconies. Although the
building mass remained simple, the style exemplified sophisticated fine classical detailing.
This style became popular and remained so into the 1930's, becoming the style of choice for
Hollywood stars and fashionable Florida resorts.
Design Characteristics
The design characteristics provide the essentials for massing, scale, proportion, building
materials, and details in understanding the primary concepts for this style. They are identified
as:
Simple two story massing
. Upper story balconies and verandas with embellished trim
Ornate detailing at entries, windows and balconies/verandas
Stucco finish with painted wood detailing
The following design requirements and details further define the character forthis architectural
style. Each style will be reviewed and approved based on the following criteria. Elements and
details that vary or detract from the historical context shall not be accepted.
(~,']8,'06) (04/08/08)
DESIGN GUIDELINES
11.4.5-40
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Design Requirements
Roof Form - 4:12 and 5: 12 pitch standard, primarily gables and occasional hips, 80% parallel
and 20% opposing
Roof Material - Concrete'S' or barrel tile
Overhangs - Overhangs will have tight rakes and 12-inch eaves
Siding - None
Stucco Finish - Stucco shall be smooth
Chimneys - Chimneys shall be sculpted stucco with an articulated cap detail.
Porches - Porches shall be expressed as an integral part of massing and form. They shall be
recessed with ornamental elements such as columns, arched openings and trim surrounds.
Balconies - Balconies will project out over building plane to break up otherwise simple
massing. Balustrades or wood rails and columns should reflect ornamental detailing.
Window Treatments - Recessed, singular or grouped vertical windows with ornamental trim
surrounds.
Entry - Highly ornamental detailing surrounds entry facade or recessed doorway with added
emphasis above portal or front door.
Doors - Carved or paneled doors with simple wood trim.
Garage Doors - The doors shall be a roll-up type with a variety of panel break-ups to
correspond with the elements of this style. If the doors have windows, they must reflect the
appropriate form for this architectural style.
Front Elevations - The elevations will be simple, primarily horizontal.
Character Details - Sculptural chimney forms. Carved ornamental details at entries,
passageways and balconies or verandas. Classical or Mediterranean inspired columns.
Design Details
The application of essential details will embellish each distinct architectural style. The
elements identified herein will initiate the appropriate follow through of design detailing.
(4,'18/86) (04/08/08)
IIA.5-4l
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENT1AL - WOODS EAST
~2000 William Hezmalhalch Architects, Inc.
SOUTHWEST ADOBE - CONTEMPORARY - PARCEL WR-l
Historical Precedent
Southwest Adobe style is a regional architecture developed in what is now the southwestern
United States. Using Spanish and native Indian traditions, colonists in New Mexico, Texas and
Arizona used the materials and labor at hand to produce a courtyard form of housing that was
an effective shelter against hot desert climates and unfriendly Indian attacks.
The thick walls of these homes were composed of adobe; unfired brick made from clay, sand
and straw, then covered with plaster inside and out. Although the plaster sealed the adobe
brick, it was vulnerable to weather and had to be re-applied on the exterior. Even with regular
care, the weather eventually wore the corners down to the soft, rounded forms typically seen
on this style.
The Spanish influence introduced wooden doors and door frames, ' portals' (porches), and heavy
wooden courtyard gates to this architecture. The original flat roofs, both Spanish and Indian
traditions, were supported by wooden beams or 'vigas' that extended through the exterior
fayade. These elements, once purely a matter offunction and environment, were slowly refined
and persist as the primary character elements of this style today.
Contemporary interpretations ofthis style include stepped geometric forms and a color palette
that includes brighter shades of warm desert colors.
Design Characteristics
The design characteristics provide the essentials for massing, scale, proportion, building
materials, and details in understanding the primary concepts for this style. They are identified
as:
Simple one and two story combined building mass, horizontal and asymmetrical in form
Street front facades and courtyard plan forms
. Overall stucco finish with stained or painted wood details
(4/1 8/86) (04/08/08)
DESIGN GUIDELINES
11.4.5-42
SINGLE FAMIL y RESIDENTIAL - WOODS EAST
The following design requirements and details further define the character for this architectural
style. Each style will be reviewed and approved based on the following criteria. Elements and
details which vary or detract from the historical context shall not be accepted.
Design Requirements
Roof Form - 4:12 pitch standard with parapets, 90% parallel and 10% opposing
Roof Material- Concrete'S' or barrel tile
Overhangs - none
Siding - None
Brick/Stone/Tile - The use of decorative Spanish tile is encouraged.
Stucco - Stucco shall be smooth or light to medium sand finish
Chimneys - Chimneys shall be sculpted stucco with an articulated cap detail.
Porches - Porches, where used, should occupy one third of the fayade length. They are
supported by heavy, rustic wood posts or columns with ornamental brackets and an open
structure of rounded, wood poles above.
Balconies - Where used, balconies shall occur as an integral part of the building form and
massing. Where overhead elements are used, wood rails and columns should reflect the same
detailing style as described for porches.
Window Treatments - Deeply recessed, singular or grouped vertical windows. Extended
facade walls (exterior) may have "punched" openings that appear as windows to the courtyard
on the other side.
Entry - Shall be deeply recessed with simple wood trim surrounds or enclosed in an alcove.
Doors - Heavy carved relief or paneled doors with visible aesthetic hardware and simple wood
trim surrounds.
Garage Doors - The doors shall be a roll-up door with a variety of panel break-ups to
correspond with the elements ofthis style. If they have windows, they must be appropriate in
form to this architectural style.
Front Elevations - The elevations will be simple, geometric, primarily horizontal.
Character Details - Sculptural chimney forms, exposed vigas, heavy black Spanish hardware
on doors, gates, etc.
Design Details
The application of essential details will embellish each distinct architectural style. The
elements identified herein will initiate the appropriate follow-through of design detailing.
(4,'10,'86) (04/08/08)
IIA.5-43
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
02000 William Hezmalhalch Architects, Inc.
SPANISH ECLECTIC - PARCELS WR-l, WR-2, WR-3, WR-4, WR-S
Historical Precedent
Spanish Eclectic is an adaptation of Mission Revival enriched with additional Latin American
details and elements. The style attained widespread popularity after the introduction of related,
more sophisticated Spanish styles in the Panama-California Exposition of 1915.
The simple courtyards ofthe Spanish Colonial heritage with hanging pots, a flowering garden
and sprawling shade trees are hardly surpassed as foreground design elements. Further
architectural distinction was established through the use of tile roofs, stucco walls, heavily
textured wooden doors and highlighted ornamental ironwork.
Key features of this style were adapted to the Southern California locale. The plans were
informally organized around a courtyard with the front elevation very simply articulated and
detailed. The charm ofthis style lies in the directness, adaptability and contrast of materials
and textures.
Design Characteristics
The design characteristics provide essentials for massing, scale and proportion and building
materials, in understanding this particular style. They are identified as:
Exterior arches
. Round or square exterior columns
Wrought iron accent grates
Balcony railings
. Accent drain tiles
. Entry courtyard walls and gates
The following sections of design requirements and design details further define the elements
for this architectural style. Each style will be reviewed and approved based on the following
criteria. Elements and details which vary or detract from the historical context shall not be
accepted.
(4,'] 8:86) (04/08/08)
DESIGN GUIDELINES
11.4.5-44
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Design Requirement
Roof Pitch - 4:12 and 5:12 standard
Roof Material- Concrete'S' or barrel tile.
Overhangs - Overhangs will have tight rakes and 12-inch eaves, and have exposed rafter tails
as an accent.
Siding - None
Stucco Finish - Stucco will be smooth.
Chimneys - Chimneys shall be sculptured stucco with an articulated cap detail.
Porches - Porches shall wrap around courtyard elements in an 'L' shape and be accented by
detailed columns, walls and gates.
Balconies - Balconies will project out over building planes to break up the front mass and be
articulated with wood or wrought iron details.
Window Treatments - Shutters shall be used throughout on all elevations. One to two accent
windows will be recessed on the front elevation. All windows shall be trimmed in stucco or
wood at the top and bottom ofthe window.
Entry - The entry shall be covered and be part of the porch and courtyard layout.
Doors - They will be recessed and have stucco or wood trim surround along with articulated
sidelights.
Garage Doors - The doors shall be a metal roll-up door with a variety of panel breakups to
correspond with the elements of this style.
Front Elevation - Primarily horizontal asymmetrical forms and massing.
Character Details - Clay tile drains in eaves, wrought-iron details at balcony railings,
windows and gates.
Design Details
The application of essential details will embellish each distinct architectural style. The
elements identified herein will initiate the appropriate follow through of design detailing.
(4/18/86) (04108/08)
11.4.5-45
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
102000 William Hezmalhalch Architects, Inc.
MISSION ITALIANA TE - PARCELS WR-l, WR-2, WR-3
Historical Precedent
This San Diego regional style is derived from an eclectic mix of several other styles including
Spanish Mission and !talianate and may have been influenced by the architecture of San Diego
architect, Irving Gill.
The Mission style elements including sculpted wall forms, occasional parapets and 'punched'
openings are expressed, although typically in a more subtle form. The typical two story boxed
massing, with a dominant detailed porch or entry form, cornices and brackets at the eaves, and
fine stucco surfaces are all reminiscent of the !talianate style. Irving Gill's simplified forms,
few areas of trim and vertical 'punched 'openings probably influenced those examples built in
San Diego during the early part of this century. These elements combined with an allover light
colored stucco finish and few other materials create a very strong form with a subtle
sophisticated appearance. The Mission !talianate style, influenced by San Diego's historical
beginnings and an architect who made this city his home, can be considered a truly indigenous
style.
Design Characteristics
The design characteristics provide the essentials for massing, scale, proportion, building
materials, and details in understanding the primary concepts for this style. They are identified
as:
Simple box-like massing and courtyard plan
Dominant porch or entry form
'Sculpted' wall and fayade elements
Deep recessed or 'punched' windows
Overall stucco finish with few exposed trim materials
The following sections of design requirements and design details further define the character
for this architectural style. Each style will be reviewed and approved based on the following
(4,'j 8/86) (04/08/08)
DESIGN GUIDELINES
IIA.5-46
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
criteria. Elements and details that vary or detract from the historical context shall not be
accepted.
Design Requirements
Roof Form - 4: 12 pitch standard. Primarily hip and occasional parapet roof elements.
Roof Material- Concrete'S' or barrel tile.
Overhangs - Deep overhangs 18- 24-inches with cornices at eaves and decorative brackets
below soffit.
Siding - None
Stucco Finish - Stucco shall be smooth to fine sand finish.
Chimneys - Sculptural stucco chimney stack with articulated cap detail.
Porches - May be expressed as a portico or porch with sculpted fa9ade details. Porch or
portico may also serve as a second story balcony with punched openings in a solid balustrade.
Balconies - Where used may occur as an integral part ofthe building mass and form or project
from the building plane, typically with sculpted wall details.
Window Treatments - All windows will be recessed on the front elevation. Vertical,
sometimes arched, top windows shall be trimmed in stucco. Varied decorative mullion patterns
are encouraged.
Entry - The entry shall be covered by a portico or porch element.
Doors - Simple doors shall be recessed and have wood trim in contrast to the surrounding
stucco fa9ade. They may be articulated with transom or sidelights.
Garage Doors - The garage doors shall be a roll-up type with a variety of panel break-ups to
correspond with the elements of this style. If the doors have windows, they must reflect the
appropriate form for this architectural style.
Front Elevation - The elevation lines are symmetrical, primarily vertical and simple two story
boxed forms.
Character Details - Brackets under eaves, arched top accent windows, perforated openings
in balustrades and garden walls.
Design Details
The application of essential details will embellish each distinct architectural style. The
elements identified herein will initiate the appropriate follow through of design detailing.
(4,'j 8/86) (04108/08)
11.4.5-47
DESIGN GUIDELINES
SINGLE F AMIL y RESIDENTIAL - WOODS EAST
<02000 William Hezmalhalch Architects, Inc.
GILL INSPIRED - PARCELS WR-l, WR-2, WR-3
Historical Precedent
Predating his European counterparts, San Diego architect Irving Gill developed what would
appear to be an American derivation of the International style. With functional practicality,
aesthetics and new construction methods in mind, Gill developed a system of design and
construction that took on simple, clean and yet architecturally stylish forms.
His most well known innovation, that of' lift-slab' concrete construction, was the one that
drove the simple straight, box-like forms ofthis style. The wall surfaces were plain, with clean
cut or 'punched' openings for windows and doors and often included garden walls that
appeared as extensions of the fa9ade. Gill retained a sense of regional style and character in
his buildings by incorporating arched doorways, arcades, and details such as small balconies
and window boxes. They were accomplished as an integral part ofthe monolithic wall slabs.
Integrating his indoor plan and exterior finishes with the outdoor environment, Gill used French
doors opening onto terraces and garden rooms. Plantings were encompassed by extended
garden walls and arcades making Gill's exterior living spaces an extension of the indoor
environment.
Design Characteristics
Overall, simple horizontal forms
Arched windows and openings on facades and secondary massing elements
. Overall stucco finish with wood detailing
Sculptured columns and open wood overheads at entry and patio/shade structures
The following sections of design requirements and details further define the character for this
architectural style. Each style will be reviewed and approved based on the following criteria.
Elements and details that vary or detract from the historical context shall not be accepted.
(4/18186) (04/08/08)
DESIGN GUIDELINES
11.4.5-48
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Design Requirements
Roof Form - 4:12 pitch standard. Primarily hipped or parapet roofs.
Roof Material - Concrete'S' or barrel tile.
Overhangs - 12-inch to 18-inch overhanging eaves.
Siding - None.
Stucco Finish - Stucco shall be smooth to fine sand finish.
Chimneys - Simple stucco chimney stack with articulated cap detail.
Porches - Shall occur as arbor-like structure supported by sculpted stucco columns and covered
by open wood overhead.
Balconies - May occur as an integral part of the building mass and form.
Window Treatments - Windows have the appearance of being 'punched' or deeply recessed.
They are vertical in form and often grouped. Arched top windows may be used widely as
character and accent forms on I" story.
Entry - The entry shall be covered by a porch structure.
Doors - Simple doors shall be recessed and have wood trim in contrast to the surrounding
stucco fayade.
Garage Doors - The garage doors shall be a roll-up type with a variety of panel break-ups to
correspond with the elements of this style. Ifthe doors have windows, they must reflect the
appropriate form for this architectural style.
Front Elevation - The elevation lines are asymmetrical, primarily horizontal and simple boxed
forms.
Character Details - Perforated openings in extended facade and garden walls.
Design Details
The application of essential details will embellish each distinct architectural style. The
elements identified herein will initiate the appropriate follow through of design detailing.
(4,'18,'86; (04/08/08)
11.4.5-49
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
II.4.5.2.6
Secondary Elements
The following represents additional character elements to be reviewed for approval in the
community. These elements typically go unnoticed as part of the architectural background in
neighborhoods.
Appurtenant Structures - All detached structures to be used as living space shall conform to
the design standards of the existing dwelling on the lot. This type of structure shall be
reviewed for conformance with design standards and approval.
Awnings - Awnings may be used to reinforce the architectural character of the residence.
When provided, they shall be compatible with the style, designed as an integral part of the
architecture, and colored to match or complement the wall surface to which they are attached.
Examples of acceptable awnings include:
. Solid color acrylic canvas fabric.
. Bahama shutters.
Entry Court Gates and/or Motorcourt Gates - Pedestrian and/or auto gates for individual
lots shall submitted for design review and approval.
Exterior Lighting - Selection of light fixtures for highly visible locations (i.e., entry areas,
comer lots) shall be submitted for design review and approval.
Gutters and Downspouts - Exposed gutters will be colored to match the roof or wall material.
Exposed downspouts will be colored to match the surfaces to which they are attached. As an
exception, natural copper gutters and downspouts are permitted.
Mailboxes - Standard ganged postal service mailboxes will be provided according to the
designated design for each neighborhood. The individual box type shall be submitted for
design review and approval.
Mechanical Equipment - All air conditioninglheating equipment, soft water tanks, pool and
spa equipment, and electric self-timer boxes for sprinklers or exterior landscape/lighting shall
be completely screened from public view.
Meters - Both gas and electric meters and cable panels shall be screened from view. The
details shall be submitted for design review and approval.
Patio Structures/Gazebos - The use of patio structures is encouraged. They shall be
integrated into the building form to add articulation to otherwise large unbroken wall masses.
Freestanding patio covers or gazebos shall be designed in conformance with the architectural
style of the primary residence. The design and details for any such structures shall be
submitted for design review and approval.
(4:18:86) (04/08/08)
DESIGN GUIDELINES
!IA.S-SO
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Residential Address Numbers - All address fixtures shall be lit by photocell as a standard
feature. The type and location of fixtures shall be appropriate to the architectural style of the
residence and shall be submitted for design review and approval.
Roof Flashing & Vents - All flashing and vents shall be colored to match the material to which
it is attached.
Stairs and Steps - Exterior stairs that are designed for access to second story I iving areas shall
be designed to be incorporated and appropriately articulated with respect to the style of the
residence.
Sky Lights - Sky lights shall be designed as an integral part of the roof. The glazing shall be
clear or solar bronze; white glazing is prohibited. The framing materials shall be colored to
match or blend with the roof.
11.4.5.2.7
Colors & Materials
General
The historic colors and materials used in the Arts and Crafts period demonstrate the concept
ofa building's organic growth from its site. The use of natural appearing materials and colors
reflecting the local environment, such as earth tones, is desirable. Knowledgeable color experts
anticipate color to reflect this environmental trend as consumers' awareness rises.
In the past, the tendency has been to hold on to the traditional before moving ahead. The use
of traditional materials and colors will lead to new visual interpretations. Earth tones can be
augmented with today's buyer interest of lighter colors.
Intent
The architectural styles that form the heritage for The Woods are found in the long established
neighborhoods of San Diego. Borrowing from the elements of authenticity, specific
interpretation of color and materials shall be encouraged.
Material selection will have a long-lasting impact on the local character and identity of each
neighborhood, and will be crucial to the visual consistency and coherence of the entire
community.
The primary purpose of the palette selection and criteria is to avoid monotony, and to avoid the
over use of light colors. This palette selection must strive to achieve a sense of historical
reference, permanence, color diversity, and a soft visual expression to complement the selected
architectural style. Builders must refer to The Woods at EastLake architectural color palette
maintained by the master developer for specific colors.
(4,'10,'86) (04/08/08)
11.4.5-51
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL. WOODS EAST
II.4.5.3 Parking
The amount of parking required within each residential district is specified in the EastLake III PC
District Regulations. Requirements for sizing and spacing are provided in the PC Regulations.
Beyond providing the number of spaces required, the design of common parking areas for attached
and multi-family neighborhoods is an important element in site planning. However, within single
family neighborhoods, parking is provided in individual garages, driveway spaces (between back
of sidewalk and garage face) and guest parking on-street. No special design criteria are required for
these areas, except for WR-I, where additional on-street parking is limited requiring additional on-
site parking for guests.
II.4.5.4 Special Standards
Some parcels in EastLake Woods are proposed to be gated neighborhoods/home groups with gates
provided at each street entry. The gate and entry structure should be consistent with the community
fencing design implemented adjacent to the entry. Adequate space for queuing and turn-around
should also be provided in front of the gate so traffic does not backup on to the adjacent
neighborhood street. The gated street entry design is depicted in Exhibit 4.12. Design standards for
the common private driveways are provided in Exhibit 3.33 in the Chapter 11.4.3.
II.4.5.5 Individual Parcel Design Criteria
The product descriptions and parcel plan features described in this section are those envisioned at
the time of SPA Plan preparation. These designs and specifications are subject to change and
refinement in conjunction with the tentative tract map approval, and are subject to such approval.
All parcel plans which are prepared should respond to the listed planning and design criteria,
implementing the techniques and solutions described in the previous sections ofthis text. All parcel
plans shall conform to the development standards and other provisions of the EastLake III PC
District regulations adopted by the City of Chula Vista. Each parcel description also includes a
lotting concept exhibit which identifies the location of special design issues/responses.
The following are guidelines for site planning each ofthe residential parcels designated for single
family detached products within the EastLake Woods East (refer to the Site Utilization Plan, Exhibit
5.1, for the location of each parcel).
(4,'] 8/86) (04/08/08)
DESIGN GUIDELINES
11.4.5-52
SINGLE F AMIL y RESIDENTIAL - WOODS EAST
..... \Abods East Residential Area
Woods East
Lawer Otay
Re$&NOir
~ fASTLAKE III
A planned community by The EastLake Company
Clntl lOnd PlannIng
_,.....C;Io.l'"~ r--n
r1-[1~ ...,j
6120100
(4,'10,'86) (04/08/08)
[1.4.5-53
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Exhibit 5.6
EASTLAKE WOODS EAST
Parcel WR-l
Design Issnes Summary
Description: This is the lowest density housing area in the EastLake Woods neighborhood. It is
comprised of estate-sized lots greater than 20,000 sq. ft. in area overlooking Upper Otay Reservoir.
Access to each home site is via a gated private street or common driveway offthe Spine Road. All
new homes are expected to be custom designed for each site. The slopes down from the
development area toward Upper Otay Reservoir are a part of the Chula Vista Greenbelt.
Maximizing long range views across the lake from development sites is a primary site design
objective. Short range views up-slope from the public trail to private home sites should be screened
with plant materials planted low enough on the slope to avoid interference with lake views. Another
view issue will be the siting and design of homes, which will be prominently visible from the lake.
The proposed lotting pattern within the parcel will provide a variety of exposures and setbacks from
the top of slope.
Land Use District: RLl
Product: 22,000 sf Lot Estate Custom Homes
Views: Views to and from Upper Otay Reservoir and Greenbelt trail
Entry: Gated private street entries/common driveways from Spine Road
Fencing: Off-site views; consistency with community theme fencing on edges
Edges: Greenbelt along Upper Otay Reservoir
Landscaping: Slopes adjoining Greenbelt (naturalized)
Special Requirements: See Plotting and Massing Criteria summary (pg. I1A.5-22) and
Building Siting Plans in the PC District Regulations for special
setbacks and fencing requirements.
Design Review: Required
(4;'10,'86) (04/08/08)
DESIGN GUIDELINES
11.4.5-54
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
/
"
\\
\\,/
~\, .
5 j
.. ,.:, \
" ." '. '
-~, '-
..E'ASTLAKE III SPA
.- A planned community by The EastLake Company
(4!10/86) (04/08/08)
IIA.5-55
Parcel WR-1
~
..
*
++.
+
)~
View Opportunity
Neighborhood Entry
Trail Access Point
Public Vista Point
- - _ _ Enhanced Elevations Edge
***** Enhanced Slope Edge
Location Map
<->::1, Land Planning
--..,,,..-- ~I"'"
!""'\..f""i l. ..J
4-20-01
Exhibit 5.7
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
EASTLAKE WOODS EAST
Parcel WR-2
Design Issues Summary
Description: This parcel is located to the west and above the southern portion of parcel WR-l. Due
its higher elevation, views over and across parcel WR-l to the lake and beyond will be available in
some locations. A down-slope along the eastern edge of the parcel is adjacent to the Spine Road.
Landscaping of the slope should follow the streetscape design for the neighborhood street. Some
views to and from the lake will be available but homes in this parcel will not be prominent when
viewed from the lake because of the larger and more prominent WR-l homes in the foreground.
Land Use District: RL2
Product: 13,500 sf Lot Estate Single Family Residential
Views: Views over and across parcel WR-I in some locations
Entry: Off Spine Road
Fencing: Off-site views; consistency with community theme fencing on
internal streets
Edges: Spine Road edge
Landscaping: Slopes adjoining Spine Road
Special Requirements: See Plotting and Massing Criteria summary (pg. lI.4.4-21-22)
Design Review: Not Required
(4/1 0:86) (04108108) DESIGN GUIDELINES
lI.4.5-56
~--~>'~>
, .-', /-,\/
, .(/~\. /
WR:S/\,<,.
:.-'f' ~ .........
.'\ I j
\:\..),<1...- '\ -':-...
. ~.
\/ ,;;
//-"
,
\
... View Opportunity
* Neighborhood Entry
.:. Trail Access Point
SINGLE FAMILY RESIDENTIAL - WOODS EAST
Parcel WR-2
***** Enhanced Slope Edge
- - - - Enhanced Elevations Edge
..E4STLAKE III SPA
... A planned community by The EastLake Company
(4/18:06) (04108/08)
11.4.5-57
Cnp Land Planning
..._~"..,.....- "'I~
r\..J"i .. ~
4-20-01
Exhibit 5.8
DESIGN GUIDELINES
SrNGLEFAMILY RESIDENTIAL - WOODS EAST
EASTLAKE WOODS EAST
Parcel WR-3
Design Issnes Snmmary
Description: This parcel is located to the west and above the northern portion of parcel WR -I. Due
its higher elevation, views over and across parcel WR-l to the lake and beyond will be available in
some locations. A down-slope along the eastern edge of the parcel is adjacent to the Spine Road.
Landscaping of the slope should follow the streetscape design for the neighborhood street. Some
views to and from the lake will be available but homes in this parcel will not be prominent when
viewed from the lake because ofthe larger and more prominent WR-l homes in the foreground.
Land Use District: RL3
Product: 10,000 sf Lot Estate Single Family Residential
Views: Views over and across parcel WR-l in some locations
Entry: Off Spine Road
Fencing: Off-site views; consistency with community theme fencing along
internal street
Edges: Spine Road edge; slopes adjacent to Rolling Hills Ranch lots and
Wueste Road off-site
Landscaping: Slopes adjacent to streets and adjacent project
Special Requirements: See Plotting and Massing Criteria summary (pg. IlAA-19-20)
Design Review: Not Required
(4,'10/86) (04108/08)
DESIGN GUIDELINES
11.4.5-58
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Parcel WR-3
~
.A View Opportunity
* Neighborhood Entry
':( Public Vista Point
- - - - Enhanced Elevations Edge
***** Enhanced Slope Edge
..4IE'ASTLAKE III SPA
.- A planned community by The EastLake Company
Cir-,il land Planning
--....'''....- r-I"
ri...fi l ...j
+20.01
Exhibit 5.9
(4/18/86) (04/08/08)
11.4.5-59
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
EASTLAKE WOODS EAST
Parcel WR-4
Design Issues Summary
Description: This parcel is located immediately east of the Salt Creek Greenbelt and trail. A
neighborhood street defines the edge of the Greenbelt along the entire parcel boundary, making it
a part of the public view from the street. Providing appropriate visual and physical access into the
Greenbelt will be an important site planning issue. Another will be the siting, design and front yard
landscape ofthe homes facing the street along the greenbelt edge. Although front yard landscaping
eventually is beyond the control ofthe developer, attention should be given to the design and initial
landscape installation along this edge.
Land Use District: RE2
Product: 7,000 sf Lot Single Family Residential
Views: Some views to and from Salt Creek Greenbelt and trail
Entry: "Bridge" neighborhood entry from Hunte Parkway
Fencing: Some off-site views; consistency with community theme fencing
along streets
Edges: Homes fronting street along greentbelt edge
Landscaping: Slopes along Spine Road
Special Requirements: See Plotting and Massing Criteria summary (pg. 11.4.4-15-16)
Design Review: Required
(4;'18/06) (04/08/08)
DESIGN GUIDELINES
[[.4.5-60
EASTLAKE WOODS EAST
PQ-2
""
...
*
View Opportunity
Neighborhood Entry
.:. Trail Access Point
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Parcel WR-4
'f)S- Location Map
;~\ .)
'-""\P-~-'i"/
. '-'',\- ","-'>"
"<. "j:;':~. . .~'--'~.')
***** Enhanced Slope Edge
- - - - Enhanced Elevations Edge
"'E'ASTLAKE III SPA
.- A planned community by The EastLake Company
(4/18/06) (04108/08)
11.4.5-61
en;: land Planning
..._,....,......-r--,..,
ri.....J"'i .. j
4.20-01
Exhibit 5.10
DESIGN GUIDELINES
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Parcel WR-5
Design Issues Summary
Description: This parcel is located in the central portion of the EastLake Woods neighborhood and
has the highest elevations. As an "internal" parcel, it has no significant edge issues except
maximizing views from home sites. Landscaping and community fencing issues are limited to
slopes and fence lines along the neighborhood entry streets.
Land Use District: REI
Product: 8,000 sf Lot Single Family Residential
Views: Views in all directions
Entry: Via neighborhood entries from Hunte Parkway and Rolling Hills
Ranch
Fencing: Off-site views; consistency with community theme fencing along
neighborhood entry streets
Edges: None
Landscaping: None
Special Requirements: See Plotting and Massing Criteria summary (pg. IIAA-17-18)
Design Review: Not Required
(4,']8;'G5) (04/08/08)
DESIGN GUIDELINES
IIA.5-62
SINGLE F AMIL Y RESIDENTIAL - WOODS EAST
Parcel WR-5
PQ-2
... View Opportunity
* Neighborhood Entry
+:+ Trail Access Point
- - - - Enhanced Elevations Edge
***** Enhanced Slope Edge
..E'ASTLAKE III SPA
~ A planned community by The EastLake Company
14/1 8/86) (04/08/08)
11.4.5-63
--... Location Map
(j\f, land Planning
..._....'.,--,.-1..,
l""""\......fik-""
4-20-01
Exhibit 5.11
DESIGN GUIDELINES
II.4.6 Residential Design Guidelines: Multifamily
The EastLake III SPA identifies three parcels in EastLake Vistas for multifamily residential
development and one parcel with a density that could be implemented with attached or detached
products. All ofthese parcels are in the vicinity ofthe OTC entry, adjacent to the commercial sites.
Since this type of development is addressed in the City's Design Manual, detailed design guidance
is not provided in these guidelines. The most important issue will be the integration of multi-family
housing into the predominate single family residential mix. Careful consideration should be given
to possible density/activity level conflicts which could arise at the edge of a multi-family parcel
which abuts a single family parcel. Designing to avoid conflicts with adjacent commercial uses will
also be an important issue.
Various types of multiple family units and single-family attached areas are planned for EastLake III
to provide a greater variety in design and life-style preference. The following unit types may be
developed within EastLake III multifamily parcels:
Zero-Lot Line Homes: One or two story detached or attached homes where either a single
structure is built on a single side lot line or two structures share a single wall astride a side lot
line, thus increasing the usable side yard area.
Patio Homes: Attached and detached homes clustered in a courtyard fashion, often in zero-lot
line ownership and individually oriented toward an outdoor patio area.
. Duplex: Attached two story single family homes sharing a single wall on one or two lots.
Town Houses: One and two story attached units in buildings with 4 to 8 or more units that are
the traditional "Southern California Condominium." These may have individual fee ownership
lots or condominium ownership.
Stacked Flats: Two or more story stacked living units that are the traditional apartment style
residence. Units may be individual ownership or rentals.
(4/18/86) (04/08/08)
DESIGN GUIDELINE S
11.4.6-1
MUL TIFAMIL Y RESIDENTIAL
Site Utilization Plan
Multi-family Parcels Highlighted
ProJlssed
Adopted
.4 fASTLAKE III
A...._ communlt)' by The Eau..a Company
,.,-,tlcnd~
----,..
i"\..M
, - - _~..J
10114105
Exhibit 6.1
(4/18/86) (04/08/08)
IIA.6-2
DESIGN GUIDELINE S
11.4.6.1 Site Planning
MULTIFAMILY RESIDENTIAL
Generally, site plans for attached products should consider the following issues: indoor and outdoor
privacy, solar access, building appearance, and overall project design appeal. Buildings should be
oriented to create courtyards and open space areas, thus increasing the aesthetic appeal ofthe site.
Building architecture should incorporate a variety of units, building sizes and heights, and color
accents. Building facades should include relief to avoid a monotonous appearance. Stairwells
should be covered and integrated into the overall building design, and private spaces such as patios
or balconies are encouraged for each unit. Another design consideration is the need to buffer group
parking areas from the street and adjacent properties. A few ofthese design concepts are illustrated
below and on the following pages.
Provide Window' to the interior
Where units border roadway.
vary setbacks for interest
(4/10:86) (04/08/08)
Not this
Lining carports along
roadways creates
undesirable visual streetscape
.,
-,() O' 0
tBi
--- --....... -
Units that parallel
roadways create monotomy
MUL TI FAMIL Y SITE DESIGN
11.4.6-3
Exhibit 6.2
DESIGN GUIDELINE S
MUL TI FAMIL Y SITE DESIGN
I
,.
In higher density projects with tuck under
parking and opposing garages, individual
units should be tumed and oriented in a
variety of ways to avoid the monotony of
garage door corridors
Exhibit 6.3
4. Buildings with roof overhangs are
encouraged to give a traditional
residential appearance.
5. Building facades should include
relief to avoid a monotonous line.
6. Private spaces such as patios or
balconies are encouraged for each
unit.
7. Solid walls or fences, not less than 5
feet in height, should be provided
along property lines adjoining
access or parking areas, except
where adjacent to another multiple
family housing area.
(4,'18,'86) (04/08/08)
MULTIFAMILY RESIDENTIAL
Building orientation in multiple family housing should
consider indoor and outdoor privacy, solar access and
overall aesthetic appearance.
1. Buildings should be oriented in such a way
as to create courtyards and open space areas,
thus increasing the aesthetic appeal of the
area.
2. Building design should incorporate variety
in the type of materials, colors, units, heights
and facades.
3. Textured materials such as stucco, rough
sawn wood and split faced block are
encouraged.
MUL TI FAMIL Y SITE DESIGN
I--! r--r
I l I 1
I
In multi family and attached housing it is
imporlant to provide each unit with its own
fdentit't and entry. This can be accomQfished
by staggering and offsetting building fOrms to
separate massing. This wiff alsQ provide variety
to the streetscape .
Exhibit 6.4
11.4.6-4
DESIGN GUIDELINE S
MULTIFAMILY RESIDENTIAL
MUL TI FAMfL Y STREET ORfENTA TfON
Curve streets for a varied visual streetscape
This
No/this
Val}' housing setback from
the street for added interest
Tha same housing setback
creates a monotonous streetscape
Exhibit 6.5
11.4.6.2 Individual Parcel Design Criteria
The product descriptions and parcel plan features described in this section are those envisioned at
the time of SPA Plan preparation. These designs and specifications are subject to change and
refinement in conjunction with the tentative tract map approval, and are subject to such approval.
All parcel plans which are prepared should respond to the listed planning and design criteria,
implementing the techniques and solutions described in the previous sections ofthis text. All parcel
plans shall conform to the development standards and other provisions of the EastLake III PC
District regulations adopted by the City of Chula Vista. Each parcel description also includes a
lotting concept exhibit which identifies the location of special design issues/responses.
The following are guidelines for site planning each of the residential parcels designated for
multifamily or single family attached products within the EastLake Vistas neighborhood (refer to
the Site Utilization Plan, Exhibit 6.1, for the location of each parcel). None of these products are
proposed within the EastLake Woods neighborhood.
(4,'] 8:86) (04108/08)
DESIGN GUIDELINE S
11.4.6-5
MULTIFAMILV RESIDENTIAL
EASTLAKE VISTAS
Parcel VR-9
Design Issues Summary
Description: Parcels VR-9, VR-IO and VR-II are arranged is a semi-circular group north of the
retail commercial site, between the commercial area and single family development areas to the
north. Parcel VR-9 is the center parcel and lowest density of the group. It has a designated density
of 10 du/ac which could be implemented in a variety of single family attached or multifamily
product types. The most important site design issue is coordination with the adjacent higher density
residential and commercial parcels. Placement of buildings, parking and service areas within each
should respect the likely arrangement of adjacent sites and minimize negative effects on each other.
Project entries also need to be coordinated with residential streets to the north to avoid awkward or
conflicting turning movements. A pedestrian/bicycle path from the three residential parcels to the
retail commercial site should be considered.
Land Use District:
RC
Product:
Single Family/Multifamily Residential 10 du/ac
Views:
None
Entry:
Align with residential streets to north; project entry statement at
neighborhood street consistent with streetscape
Fencing:
Coordinate with adjacent parcels
Edges:
Coordinate with adjacent parcels
Landscaping:
Slopes
Building Detailing:
None
Design Review:
Required
(4,']0/86) (04108/081
11.4.6-6
DESIGN GUIDELINE S
MUL TIFAMIL Y RESIDENTIAL
EASTLAKE VISTAS
Parcels VR-IO & 11
Design Issues Summary
Description: Parcels VR-9, VR-lO and VR-ll are arranged is a semi-circular shape north of the
retail commercial site, between the commercial area and single family development areas to the
north. Parcels VR-IO and VR-ll are the outside parcels and have higher densities than VR-9. Their
designated IS du/ac density will require a multifamily product type. Some off-site views will be
available from the parcel edges at the top of slopes adjacent to Olympic Parkway and the
neighborhood street. The most important site design issue is coordination with the adjacent lower
density residential and commercial parcels. PlacemeIJt of buildings, parking and service areas within
each should respect the likely arrangement of adjacent sites and minimize negative effects on each
other. Project entries also need to be coordinated with residential streets to the north to avoid
awkward or conflicting turning movements. A pedestrian/bicycle path from the three residential
parcels to the retail commercial site should be considered.
Land Use District:
RC
Product:
Multifamily Residential 15 du/ac
Views:
Some at west edge ofVR-lO and east edge ofVR-ll
Entry:
Align with residential streets to north; project entry statement at
neighborhood street consistent with streetscape
Fencing:
Off-site views and coordinate with adjacent parcels
Edges:
Coordinate with adjacent parcels
Landscaping:
Perimeter slopes (west side of VR-lO consistent with Olympic
Parkway design)
Building Detailing:
None
Design Review:
Required
(4,'18/B6) (04/08/08)
DESIGN GUIDELINE S
11.4.6-7
MUL TIFAMIL Y RESIDENTIAL
Parcels VR-9, VR-10 & VR-11
\ \
{ \.1
\ \
\ I
. \ \
L
C-1
..
*
View Opportunity
Location Map
Neighborhood Entry
.:. Trail Access Point
)Ie Public Vista Point
I
- - - - Enhanced Elevations Edge
****** Enhanced Slope Edge
....E'ASTLAKE III SPA
.- A planned community by The EastLake Company
Cn:; Land Planning
..._c...,..m.-,...n
i""\..li I.. -'
4-20-01
Exhibit 6.6
(4,']8>'86) (04/08/08)
11.4.6-8
DESIGN GUIDELINE S
MULTIFAMILY RESIDENTIAL
EASTLAKE VISTAS
Parcel VR-12
Design Issues Summary
Description: Parcel VR-12 shares a site south of Olympic Parkway with the Community Purpose
facility site (CPF-I). Because the two uses, with specific acreage allocations, share the site, all
planning and design up to at least the conceptual site planning level must address the provision of
both uses. Review and approval of development plans for either use must demonstrate thatthe other
use remains viable, if developed later. Because of the range of potential CPF uses (e.g., church,
school, day care, community services, athletic facility), the type of CPF facility should be
determined, or the range narrowed prior to approval of residential development. Because the site
is relatively isolated from the rest of the neighborhood, internal compatibility issues are the
predominate design concerns. Views to the west are available from the western edge ofthe parcel.
Project entries need to be coordinated with the neighborhood street to the north to avoid awkward
or conflicting turning movements. A strong pedestrian/-bicycle connection to the retail commercial
site should be provided.
Land Use District:
Product:
Views:
Entry:
Fencing:
Edges:
Landscaping:
Building Detailing:
(4,'18,'86) (04/08/08)
RM
Multifamily Residential 20 du/ac (& 8.3 acres ofCPF)
Off-site to the west
Align with street to north; parcel entry on Olympic Parkway shared
by residential and CPF uses
Off-site views; coordinate independent uses
Internal use boundary
Slopes at arterial road edge (consistent with Olympic Parkway
design) and at perimeter
None
DESIGN GUIDELINE S
11.4.6-9
MUL TIF AMIL Y RESIDENTIAL
Parcel VR-12
C-1
---.~r
Provide secondary\...-.J
emergency access
thru CPF Parcel
Olympic
Training
Center
... View Opportunity
* Neighborhood Entry
.:. Trail Access Point
):.c Public Vista Point
- - - - Enhanced Elevations Edge
** *** Enhanced Slope Edge
..E'ASTLAKE III SPA
.- A planned community by The EastLake Company
Crw land Planning
~-'''",..- n-,
i"'\..J"i k...l
5-1-01
Exhibit 6.7
(4,'18,'86) (04/08/08)
11.4.6-10
DESIGN GUIDELINE S
MUL TIFAMIL Y RESIDENTIAL
EASTLAKE VISTAS
Parcel VR-13
Design Issues Summary
Description: Parcel VR-13 is located south of Olympic Parkway, east of the OTC entry and
overlooks Lower Otay Reservoir. It is designated for multi-family housinl;, UM~ 'I'~~;f,~all) it ;,
plauWo.,d [VI ~\.dl;UI';) IlOU,:);U5' Because the site is relatively isolated from the rest of the
neighborhood, internal compatibility issues and connections to the other Activity Center components
are the most significant design concerns. Expansive views to the east are available across the lake
and should be incorporated into "common" spaces within the facility. The project entry needs to
be coordinated with any parcel other entries in close proximity on the north side of Olympic
Parkway. A strong pedestrian/bicycle connection to the retail commercial site and the Greenbelt
trail along the lake should be provided.
Land Use District:
RMSRM-I
Concept:
S"'U;VI.:) IIvu;);1l5 Multi-Familv Residential
Views:
Expansive off-site to the east across the lake
Entry:
Parcel entry on Olympic Parkway coordinated with any nearby
entries
Fencing:
Off-site views; coordinate with OTC fencing
Edges:
Greenbelt edge; possible internal use boundary
Landscaping:
Arterial road edge (consistent with Olympic Parkway design) and at
perimeter adjoining Greenbelt Trail along Wueste Road; unify with
OTC and VC parcel
SUI fa\.l'-' PUlk.;1l6 "talL:, ilIa] ;u;Jka.J b.... "'vlI;Jlu.l\.lt.....J u.;) lauJ;::,'-'ap....J
QII....<<;), pIVV;d~1l5 <<""UHUl.........~.;) }Jlvv;J,-d tlUll vv;n alluvv tin.,,:),,, <<1\...0,.;) Lv
L,-, \.IVIlV'-'lt",J to fJClv....d palh.;I1/5 ;[w..."",J",J.
Building Detailing:
All
Design Review:
Required
HilS/So) (04/08/08)
DESIGN GUIDELINE S
11.4.6-11
MUL TIFAMIL Y RESIDENTIAL
Parcel VR-13
Proposed
o
Olympic
Training
Center
...
*
View Opportunity
- ','... Location Map
Neighborhood Entry
Q:"
:" '<<
- ': L,,' ~.;'" ~ _ "
-' -",,,,,, '.'-,
<
.:. Trail Access Point
):C Public Vista Point
- - - - Enhanced Elevations Edge
****** Enhanced Slope Edge
.4iE'ASTLAKE III SPA
.- A planned community by The EastLake Company
C,;:;, Lond Planning
...-.."'"........ r-I'"
1""i...J'i k ,J
9/9/05
Exhibit 6,8
(4/18/86) (04/08/08)
11.4.6-12
DESIGN GUIDELINE S
MULTIFAMILY RESIDENTIAL
Adopted
Parcel VR-13 Architectural Character
The architectural chacter and building massing
for Parcel VR-13 should include a variety of
visual elements as depicted in these design
examples. The elements should be within a
unified architectual style as shown.
Exhibit 6.9
(41'16/66) (04/08108)
DESIGN GUIDELINE S
II.4.6-13
MUL T1FAMIL y RESIDENTIAL
Proposed
Parcel VR-13 Architectural Character
The architectural character and building massing for Parcel
VR-13 should include a variety of visual elements as
depicted in these design examples. The elements should
be within a unified architectural style as shown.
Exhibit 6.9
(4/1 e:e6) (04/08/08)
II.4.6-14
DESIGN GUIDELINE S
MUL TIFAMIL Y RESIDENTIAL
Adopted
Project Features
Clubhouse Concept
"
C.
.,
"l:'''-
\\
)~.~
;-f
,
J-,\
Entry Concept
Exhibit 6.10
(4:18:86) (04108108)
DESIGN GUIDELINE S
11.4.6-15
MUL TIF AMIL Y RESIDENTIAL
Proposed
Project Features
CLUBHOUSE CONCEPT
"""'-~.........,"""
;~:.;ot;:<
o
o
/ , c.r!i'
~-->",'~'~' , ' We
".-"-~\ "'~ ' - '''-. ~ ~\.,
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,~~~"" '~_'~:"':~(>~iY'iih ",0:
"".......,~_. "'-.,'" ....,.., 0.'/<1;", ~~
'"","".~'"li ......... ~'-"'.' -:.~,,,,~:,-'::'>!~,,A1<.~r-., i
-~"~~-"--=~,:, '~'
.~~"- ~~jlt;.,;;,-A:,,;.></;.:~?;,<~=~~
'~>""",,' .' . "
R'~ . . ;<,~,
" '0L..
/ '. ~""'il;:.;:,
.'........-."'"""
"","'":H'...U
...,,~..., ',:~
ENTRY CONCEPT
Exhibit 6.10
Adopted
(4/18/06) (04/08/08)
11.4.6-16
DESIGN GUIDELINE S
MUL TIFAMIL Y RESIDENTIAL
I
III
!j
1'1
: !
!Ill {/
Ill!! 1/,
/? II
\ /,/ J;l
) \/ /
",k /
'i)/\ /" I
17/( c'
~
i
E i
Conceptual Landscape Plan
; d
;;1 i~1 q
llil,lIl,
~.~L/, i /)' /) 1111 H
, ,.,'<I..,,:'.,.,",....! / / " 'I i
Ji..,.i.. ."f....... ,I !
, ~" --=-r'-- ..-- .-~ '. !
-;4......
J,
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Iii
III
'!
I
'TI
If',
~, ~
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Source: ONA, Inc.
Exhibit 6.11
(4,'] 8/86) 104/08/08)
DESIGN GUIDELINE S
11.4.6-17
MUL TIFAMIL Y RESIDENTIAL
Proposed
Conceptual Landscape Plan
~''li'l:
L.......-..
,-- I
--
!O':
I
I
'\ ~;~~
II
...~.. ... ... ao
_.-
Exhibit 6.11
(4/1 8,'86) (04/08/08)
11.4.6-18
DESIGN GUIDELINE S
MUL TIFAMIL Y RESIDENTIAL
VR 13 FENCE
"'
'f
II
TUBULAR STEEL POOL fENC.E
v"';f\.
fi "'~ - ""
\:.- "'" "I"":~
;
i
~ii ~"""'\ 1
'"~ \ !fp~'~J -,.'5J[~
'\, ~""'"~' '~~;>-~
// ~:
....5'''''''__..._........---' ~
VIElI'I GLASS POOL FENCE
Exhibit 6.12
(4,'] 8,'86) (04108108)
DESIGN GUIDELINE S
11.4.6-19
11.4.7 Commercial Design Guidelines
The EastLake III SPA identifies a parcel in EastLake Vistas for commercial development, in the
vicinity of the OTC entry. The OTC, considered as a unique land use and its physical design and
appearance along Olympic Parkway, is to establish the theme and character ofthe commercial sites.
The OTC components most visible from Olympic Parkway and the retail commercial site are the
entry drive with landscaped median, entry signage and monumentation, and streetscape including
fencing and landscaping. Architecture and building design are not readily apparent at the entry.
Rather, it is the activity of "world class athletics" in a campus setting that is the character impression
at the entry.
The most important issue will be the integration of commercial uses with the OTC and higher
density residential sites into the "Activity Center" concept described in the Eastern Territories Area
Plan of the General Plan, the EastLake III GDP and SPA Plans. Careful consideration should be
given to the details of the commercial uses, north of Olympic Parkway.
Since this type of development is addressed in the City's Design Manual, detailed design guidance
is not provided in these guidelines.
11.4.7.1 Design Review Requirements
Each of the commercial sites will be subject to Design Review approval. The Design Review
requirement may be met through use of a Master Design Review (with Guidelines) with phased
approval of implementing Design Review for individual development phases, as has been utilized
for the EastLake Village Center "activity center" area. The purpose of the Design Review
requirements is to allow diversification in spatial relationships, density, buildings, parking,
landscaping, and open space through detailed site plan review, along with architecture and signs.
This level of review allows the City to tailor approvals to the specific requirements of the project,
recognizing unique site conditions or project objectives. Each Design Review (or Master Design
Review) will establish the detailed design solution for the site.
11.4.7.2 Architecture, Color & Materials
Architectural design, including colors and materials, will be formulated in design "precedents" with
the approval of the initial Design Review(s). Since the OTC does not contribute significantly in
these areas of design, no prescribed architectural style is required. Design should reflect the OTC
character, as noted above, as well as unique site conditions such as the tourist commercial setting
overlooking the lake. The selected overall architectural character and vocabulary for both sites
should create a distinctive sense of place.
The selected theme should be reinforced through the selected use of appropriate building materials,
plant palette, street furniture, colors, etc. Architectural design within each Design Review area
should represent a unified style which is responsive to adjacent structures and the Activity Center
setting. Architectural detailing and material selection is essential to good character definition.
Accents in color, texture or pattern changes should be used to provide interest and provide scale.
(4,'18,'86) (04/08/081
11.4.7-1
DESIGN GUIDELINES
COMMERCIAL
All structures should exhibit articulated building planes, as well as, the use of appropriate textures
and materials. Each structure should be evaluated using the criteria of a three-tiered hierarchy of
articulation, materials and colors as described below:
. Ground Level - Scale and texture should be sensitive to pedestrian interaction. Elements such
as landscape pockets, trellis, pergolas, and canopies as well as recessed windows to produce
deep shadow lines should be provided. Textured materials are most effective if incorporated
into the building design at this level so that the apparent mass of the structure is reduced.
Mid-Level - The mid-level, generally the most dominant portion of the facade, should be
designed with a sensitivity to rhythm and proportion so that a harmonious composition can be
perceived from the major viewing angles.
Top Level- Buildings should be designed with a definite termination at the top. The intent is
to provide a "cap" so that the exterior walls do not "disappear" as they meet the sky.
The structural form of the Activity Center should exhibit a variety of building masses and heights.
Landmarks and other special features may exceed typical building heights. [flarge or tall buildings
are proposed, special consideration should be given to massing and proportion with respect to
adjacent buildings. Buildings which are more than 3 stories tall should incorporate steps in the
vertical plane.
Building complexes should be designed to create opportunities for pedestrian spaces such as plazas,
courtyards, patios and decks. Landscaping may be used to reinforce this concept through the use
of pergolas, trellises, etc. Buildings within a Design Review area should appear as an assemblage
of integrated smaller forms, not as one large mass. Building masses should have an ordered
"randomness" with focus, articulation and emphasis where appropriate such as entryways, major
plazas, etc. Buildings located in "gatepost" locations (adjacent to major streets and/or entries),
should be designed with a more distinct or "landmark" character.
A light colored stucco should be the predominate wall material used throughout the Activity Center.
A single, unifying accent color should be used in such items as site furniture, landmarks, entry
monuments and signs. Sloped roof areas should be of natural materials such as slate or concrete tile.
Metal roofs may be acceptable, if approved by Design Review. Wood shake or shingle roofs are
discouraged.
11.4.7.3 Screening
A critical design issue is screening of unattractive utility and mechanical equipment, trash
receptacles and storage areas, loading and service areas. Certain restrictions can reduce some of
these potential design issues, others must receive attention from the site designer. The EastLake III
PC District regulations restrict or prohibit outdoor storage and require screening of ground and/or
(4/18/86) (04108/08)
DESIGN GUIDELINES
11.4.7-2
COMMERCIAL
roof mounted equipment/utility connections. Loading or unloading should occur in the rear or on
the side of buildings away from public streets or be screened.
Fences and walls which provide screening should be designed as an integral part of the building
design concept and be constructed of materials, textures and colors that are complementary to the
adjacent building.
Outdoor refuse collection areas should be completely enclosed and screened from view by a wall
or fence constructed of materials which are complementary in color, finish and texture to adjacent
buildings. All such areas should have concrete floors and loading pads and be of sufficient size to
accommodate all business related refuse. Refuse collection areas should not be located adjacent to
public streets.
11.4.7.4 Site Furnishings
Site furnishings, such as the following, should introduce a consistent system of architectural, color
and material character unique to the Activity Center:
Benches: A bench should be designed/selected for use in all the pedestrian areas within the
Activity Center complementing the design elements described in the other site furnishings.
Bollards: A concrete bollard should be used at the intersections of trail systems and vehicular
crossings. They should contain internal light sources for safety at night.
Lighting Fixtures: A designated "Activity Center" light standard base should be used for
illumination of public areas.
. Trash receptacles: Pre-cast concrete trash receptacles should be used.
Site furnishings, transit shelters and other streetscape furniture should be placed in "pockets" so as
to not obstruct pedestrian or bicycle circulation.
11.4.7.5 Lighting & Signage
Lighting and signage, when implemented in a consistent manner, playa large role in the unification
of a development district. The purpose of these guidelines is to identifY principles of lighting for
streets, paths, open spaces and buildings. The signage component is intended to specifY sign and
monumentation criteria to insure that all individual graphics and signs are coordinated with each
other and contribute to the overall theme ofthe Activity Center.
(-t/18/66) (04/08/08)
[1.4.7-3
DESIGN GUIDELINES
COMMERCIAL
The final design and selection of on-site lighting standards and supports is to be developed as part
of the Design Review submittal and in conformance with City Performance Standards.
Walkway/trail illumination should be provided by the use of low intensity fixtures for safety and
comfort. The lighting pattern and intensity should become more intense at path intersections and
vehicular crossings.
Within building groups, architectural and accent lighting should be indirect and subtle. Increased
lighting levels should highlight pedestrian areas to clearly define the pedestrian path. Service area
lighting should be contained within the service area boundaries/enclosure. The actual light bulb for
service area lighting should not be visible from adjacent properties.
A complete signage program is to be developed as part of the Design Review submittal. All
individual project/use identification signs should be designed to fit on a monument system that is
compatible and part of the architectural style for the Activity Center. Signs associated with the
identification of the community trail system and ancillary pathways should be designed as part of
the overall streetscape vocabulary of site furnishings, lighting standards and special hardscape
materials.
The signage program for each project should provide the means for adequate identification while
regulating and controlling design, location and maintenance. The signage program should establish
specific standards for all exterior signage to ensure aesthetic continuity and consistency. Sign
programs for areas fronting on Olympic Parkway, a scenic corridor, should incorporate features
consistent with the streetscape design program
11.4.7.6 Individual Parcel Design Criteria
The development descriptions and parcel plan features described in this section are those envisioned
at the time of SP A Plan preparation. These designs and specifications are subject to change and
refinement in conjunction with the tentative tract map approval, and are subject to such approval.
All parcel plans which are prepared should respond to the listed planning and design criteria,
implementing the techniques and solutions described in the previous sections ofthis text. All parcel
plans shall conform to the development standards and other provisions of the EastLake III PC
District regulations adopted by the City of Chula Vista. Each parcel description also includes a
lotting concept exhibit which identifies the location of special design issues/responses.
The following are guidelines for site planning each of the parcels designated for commercial
development within EastLake III (refer to the Site Utilization Plan, Exhibit 7.1, for the location of
each parcel).
(4,'18/86) (04/08/08)
DESIGN GUIDELINES
11.4.7-4
COMMERCIAL
Site Utilization Plan
~~~.... ommerclal Parcels HIghlighted
\ .. ~..... p.~aaeil
- ~ A opted
',,"';), ,
,
\
)
[
',-
c)
,
1;;.~"
~EAsrLAKE III
II< planned eo.....unlty br llIt easlUte coml>>ny
'::":ml Land P\ootling
--- m
l'1-l'1k ..J
1{lI'14i05
Exhibit 7.1
(4/18/86) 104/08/081
DESIGN GUIDELINES
11.4.7-5
COMMERCIAL
EASTLAKE VISTAS
Parcel C-l
Design Issnes Snmmary
Description: Parcel C-l is located north of Olympic Parkway immediately across from the OTC
entry. It is designated for retail commercial uses which provide neighborhood level services and
goods to EastLake and OTC residents as well as retail uses complementary to the OTC. All parcel
edges are important. Residential uses are located along the northern edge at a slightly higher
elevation. Olympic Parkway forms the parcel edge on the south while slopes to Olympic Parkway
are at the eastern edge. Signs, entries and buildings close to the road should respect the scenic
corridor. Loading and service areas typically found in the rear, adjacent to the residential parcels,
should be carefully considered to minimize impacts to homes. This central commercial center
should include a building or structure with "landmark" qualities to establish an identity for the
overall Activity Center. Strong pedestrian/bicycle connections to other components ofthe Activity
Center should also be provided.
Land Use District:
VC
Concept:
Neighborhood and OTC related retail/service commercial
Views:
None
Entry:
One aligned with OTC entry; parcel entries on Olympic Parkway
Fencing:
Complementary to OTC fencing, ifused
Edges:
Scenic corridor and residential parcels
Landscaping:
Scenic corridor (consistent with Olympic Parkway design) and
unified with OTC and TC parcel. Greenbelt Trail fronts parcel along
Olympic Parkway.
Building Detailing:
Landmark and at pedestrian level
Design Review:
Required
(4/18/86) (04/08/08)
IIA.7-6
DESIGN GUIDELINES
COMMERCIAL
Parcel C-1
ProvKle Interim ~:s.c;tpO b.tffet
d us: P......lO ......O/1l'l .... "'"
4lUIUI'Ig
PrOflosed Adopted
~tG
aUl Slt4ft<< I"
5.. De.lgn
:)
Olympic
Training
Center
...
.
11'311 ~ Point
_ ' l()(;8Q(flM90
fA
, '\
r--" -2
\ 2_
~/.J~
r"'c"'i
) .<.,
" , I
\ ~('\
U ...,,/
...
*
v~ Opgortumty
fWl,ghllo1hcal Enlry
*
piJl:lhc Vbta PMI
. _ _ _ Entu'litnc.OO ~a\'lQO$ Ed~
*~**x* E""""<<<l 51_ EOilO
~FASTlAKE III SPA
.. A planne<l OOllVllu""y by The Easllaka Company
,""'......':'2
="~"I'
- .....1
."'''''
Exhibit 7.2
(4/1 8(86) (04/08/08)
DESIGN GUIDELINES
I1A.7-7
COMPREHENSIVE
AFFORDABLE HOUSING
PROGRAM
SECTION 11.6
A COMPREHENSIVE PLAN FOR THE PROVISION OF
AFFORDABLE HOUSING
EASTLAKE III
EASTLAKE TRAILS,
WOODS, VISTAS
AND
"LAND SWAP" PARCELS
Approved by the Chula Vista City Council
Resolution No, 2006-190
June 20, 2006
Re,'i:;ea by:
Cinti Land Planning
2932 Poinsettia Drive
Sail Diego, Cf. 92196
COlliaet: Gary P. Cillti
(619) 223 7198
Revised by:
Bud Grav & Associates
2452 Arrowhead Court
Chula Vista. CA 91915
Contact: Bud Gray
(619) 656-801
Edited by
KTGY GrauD. inc.
17992 Mitchell South
Irvine. CA 92614
Contact: Damian Taitano
(949) 851-2133
SECTION 11.6
COMPREHENSIVE AFFORDABLE HOUSING PROGRAM
SECTION
TABLE OF CONTENTS
PAGE
I1.6.1 Introd uction .................. ....... .... ................. ...... ............ .................... ............... .......... 11.6.1-1
I1.6.2 Definitio ns ................................................................................................................ 11.6.2-1
I1.6.3 Needs Assessment........................................... ....................... ......... .............. ........... 11.6.3-1
I1.6.4 EastLake Affordable Housing Program ............................................................... 11.6.4-1
11.6.4.1
11.6.4.2
11.6.4.3
II.6.4.4
II.6.4.5
11.6.4.6
11.6.4.7
(4 '1 9'96) (04/08/08)
LOW INCOME HOUSING
Requirements
Site Selection Criteria
Design
Unit Mix by Bedroom Count
Low Income Housing Sites
Phasing
Implementation Schedule
MODERATE INCOME HOUSING
Moderate Income Housing Requirements
Moderate Income Housing Sites
Phasing
Implementation Schedule
AFFORDABLE HOUSING RESTRICTIONS
Income Eligibility
Affordable Monthly Rents
Affordable Housing Costs for Owner Occupied Housing
Underwriting Requirements
Resale Provisions of Owner Occupied Housing
Term of AffordabiIity Restrictions
SUBSIDIES, INCENTIVES AND FINANCING MECHANISMS
COMPLIANCE REPORTING
Rental Units' Compliance Packet and Audit
Home Ownership Units' Compliance Packet
AFFIRMATIVE MARKETING PLAN
IMPLEMENTING AGREEMENTS AND CONDITIONS
II.6.i
AFFORDABLE HOUSING PROGRAM
LIST OF EXHIBITS
Note: Page Number will be updated with Final Adopted Document
EXHIBIT PAGE
I Low and Moderate Income Sites ...................................................................11.6.5-18
2 Maximum Income & Housing Expense......................................................... 11.6.5-19
3 Supplemental Rental Application .................................................................. 11.6.5-20
4 Semi-annual Report .......................................... ................... .......................... II.6.5-22
5 Annual Moderate Income Affordable Housing Report ................................. II.6.5-26
6 Homebuyer's QualifYing Form...................................................................... II.6.5-28
7 Affirmative Marketing Plan........................................................................... II.6.5-29
(1/1 0/06) (04/08/08)
AFFORDABLE HOUSING PROGRAM
Il.6.ii
11.6.1 INTRODUCTION
The City ofChula Vista ("City"), along with all other cities in California, is required by state
law to have a Housing Element as a component of its General Plan. The Housing Element
describes the housing needs of the community and the responses necessary to fulfill them.
The City ofChula Vista Housing Element of 1991 contains numerous objectives, policies
and related action programs to accomplish these objectives. Key among these policies is the
affordable housing policy which requires that residential development with fifty (50) or more
dwelling units provide a minimum of 10% of the total dwelling units for low and moderate
income households, one-halfofthese units (5% of the total project) being designated to low
income and the remaining five percent (5%) to moderate income households.
In order to guarantee the provision of Affordable Housing opportunities, the City requires
that a specific Affordable Housing Program ("AHP") and agreement be consistent with the
Housing Element of the Chula Vista General Plan and be prepared and signed by the
Developer. This Affordable Housing Program is intended to delineate how, when and where
the units would be provided, intended subsidies, income rent restrictions and methods to
verifY compliance. The program may be implemented through various mechanisms
including development agreements, tentative map conditions, and specific housing project
agreements which may impose additional terms and conditions consistent herewith.
The EastLake Comprehensive Affordable Housing Program, as used herein, applies to the
following future neighborhoods identified in the EastLake II & EastLake III General
Development Plans.
. EastLake Trails (EastLake II GDP)
. EastLake Vistas (EastLake III GDP)
. EastLake Woods (EastLake III GDP)
. EastLake Land Swap Parcels (EastLake II GDP)
The EastLake Comprehensive Affordable Housing Program is consistent with the City's
affordable housing policies and is expected to be completed in four phases. Construction of
30 low income and 30 moderate income housing units in the Initial Phase is scheduled to
begin before the issuance of the 1,001st building permit. The second phase is scheduled to
start before the issuance ofthe 2,40 I sl building permit. The third phase is scheduled to start
before the issuance ofthe 3,20 I st building permit, while the fourth phase will start before the
issuance of the 3,954s1 building permit (see the section entitled "Implementation Schedule"
in this program). EastLake II & III are planned to include a total of 4,448 housing units.
The low income housing units (223) shall be located at five sites in the different
neighborhoods as shown on Exhibit I, Low Income Housing Sites. The moderate income
housing units (223) are expected to be distributed throughout the project in Residential _
Medium Density, Residential - Medium-High Density, and Residential _ High Density.
(4 '19/96) (04/08/08)
II.6.1-1
AFFORDABLE HOUSING PROGRAM
I1.6.2 DEFINITIONS
Affirmative Marketing Plan:
An outline that details actions the developer will take to provide information and otherwise
attract eligible persons in the housing market area to the available housing without regard to
race, sex, sexual orientation, marital status, familiar status, color, religion, national origin,
ancestry, handicap, age, or any other category which may be defined by law now or in the
future.
Low Income Household:
A household of persons who claim primary residency at the same unit with combined
incomes that do not exceed 80% of the Area Median Income for the San Diego area
(adjusted annually) based on household size, as established by and amended from time to
time pursuant to Section 8 of the United States Housing Act of 1937 and as also published in
the California Administrative Code. See Exhibit "2" for the annual income limits as
published by the United States Department of Housing and Urban Development (HUD).
Household size is calculated by the number of persons residing at the same unit as their
primary residency.
Moderate Income Household:
A household of persons who claim primary residency at the same unit with combined
incomes between 80% to 120% of the Area Median Income for the San Diego area (adjusted
annually) based on household size, as established by and amended from time to time
pursuant to Section 8 ofthe United States Housing Act of 1937 and as also published in the
California Administrative Code. See Exhibit "2" for the annual income limits as published
by the United States Department of Housing and Urban Development (HUD). Household
size is calculated by the number of persons residing at the same unit as their primary
residency.
San Diego Area Median Income:
The San Diego County area median income level as determined from time to time by the
Department of Housing and Urban Development, United States Government, based on
household size.
Subsidized Financing:
Any financing provided by any public agency specifically for the development and
construction of low or moderate income housing units, including but not limited to the
following:
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AFFORDABLE HOUSING PROGRAM
lI.6.2-1
DEFINITIONS
. Low Income Housing Tax Credits (L1HTC) - statewide competition;
. Housing Bonds - State;
. Housing Bonds - City;
· Redevelopment Low and Moderate-income Housing fund - Redevelopment agency;
· HOME - City and County;
. CDBG - City; and,
. Other Public Financing - State and Federal
(1/W06) (04/08/08)
11.6.2-2
AFFORDABLE HOUSING PROGRAM
II.6.3 NEEDS ASSESSMENT
According to SANDAG's Preliminary 2020 Cities/County Forecast, Chula Vista is expected
to gain 46,000 new residents and 13,801 new households. The characteristics ofthe City's
population, housing, and employment that affect its housing goals, policies, and programs
include:
. Chulli Vista residents have household income and age characteristics that nearly
match the regional median.
. The population has more diversity in race/ethnicity than the region, in that 44 percent
ofthe population is white (non-Hispanic) and 42 percent is Hispanic (all races), this
compares to 61 percent and 23 percent respectively.
. Household size is slightly larger than the region, at 3.0 persons per household for
Chula Vista, compared to 2.83 persons per household for the region.
. A large supply of vacant developable land is planned for communities with a wide
variety of densities and land use types.
. The well established neighborhoods and master planned neighborhoods create
different opportunities and require a different set of policies and programs to address
housing needs.
. The City's diverse employment base will grow by more than 47 percent between
1995 and 2005, with the majority of growth in the retail, service, and government
sectors.
. A high rate of new home construction is anticipated due to the many approved
master planned communities in the City.
. Reinvestment in the well-established neighborhoods of Western Chula Vista
continues to be needed.
. Approximately 13,000 units will be 50 years or older by 2004.
. A home ownership rate of 53 percent is nearly the same as the region's rate of 54
percent.
. The very low rental vacancy rate of ].1 percent indicates likely increased housing
costs and greater likelihood of over-crowding.
. The median housing cost (resale) of $177,000 is $18,500 less than the region's
median cost of$195,500.
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AFFORDABLE HOUSlNG PROGRAM
11.6.3-1
NEEDS ASSESSMENT
. A verage rents are 10 percent to 30 percent lower than the region wide average rents.
The City has two sets of numerical housing goals established by SANDAG, which are also
addressed in the Housing Element; the City's share of the region's future housing needs
(regional share goals) and the affordable housing goal for self-certification. The total
regional share goal is 10,401 new housing units of which 1,889 are very low-income units
and 1,535 are low-income units. The estimated affordable housing goal for self-certification
in 2004 is 1,029 housing opportunities for low-income households.
(1'19/Q6) (04/08/08)
11.6.3-2
AFFORDABLE HOUSING PROGRAM
11.6.4 EASTLAKE II & III AFFORDABLE HOUSING PROGRAM
11.6.4.1 LOW INCOME HOUSING
. Reauirements
The EastLake Trails, "Land Swap" parcels, and EastLake III Developments are required to
provide a minimum of 10% ofthe number of permitted dwelling units as affordable housing,
of which one-half shall be provided as low income housing and one- halfwill be provided as
moderate income housing
Based on the total number of permitted dwelling units, a total of 446 low and moderate-
income housing units are required to be provided within the project, of which 223 will be
provided for low-income households, and 223 will be provided for moderate-income
households.
. Tvpes of Affordable Housing
The housing policies and programs established in the City of Chula Vista General Plan
Housing Element advocate a broad variety and diversity of housing types. The affordable
housing obligations ofEastlake Trails, "Land Swap" parcels, and Eastlake III developments
will be met through a combination of housing types that may include rental housing, "for-
sale" housing, second dwelling units or other forms of housing. In general, low income
housing needs will be satisfied through the provision of rental units and "for-sale" housing.
Housing opportunities to meet the needs of moderate-income households will be primarily
provided by "for-sale" housing.
. Site Selection Criteria
The location of affordable housing developments shall take into consideration proximity and
availability of the following:
a. Existing or proposed public transit facilities, including bus routes along arterial
highways, or transportation routes;
b. Existing or proposed community facilities and services, such as retail, commercial
and support services, public facilities and schools; and,
c. Existing or future employment opportunities.
Every effort will be made to ensure compatibility with adjacent residential units (i.e.,
densities, design, etc.).
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AFFORDABLE HOUSING PROGRAM
I1.6.4-1
EASTLAKE AFFORDABLE HOUSING PROGRAM
. Design
Affordable housing shall be compatible with the design and use ofthe market rate units, in
terms of appearance, materials, and finish quality. The developer shall have the option of
reducing the interior amenities, levels, and square footage of the affordable units.
. Unit Mix Bv Bedroom Count
The affordable units shall have an overall unit mix by bedroom count which reflects the
appropriate community need. Given that 14 percent of the households in Chula Vista
(according to the 1990 Census) are large families of five persons or more and a desire on the
part of the City to have housing opportunities for these families throughout the City,
proposed affordable housing developments shall provide a minimum number of three or
more bedrooms. The minimum number ofthree or more bedroom units shall be based upon
the number oflarge households of five or more persons in Chula Vista using such sources as
Census information or other reliable data sources as agreed to by the City. Affordable
housing to be sold and occupied by income eligible households (for sale units) shall also
provide a minimum of two bedrooms.
Should the developer satisfY the affordable housing obligation through the provision of
housing for senior citizens as defined by Section 51.3 of the California Civil Code, the
developer does not need to provide three bedroom units. However, the developer may only
satisfY such obligation through the provision of housing for senior citizens if the City
considers such housing to be a high priority need and it provides advantages as to location,
diversity of housing types, and/or affordability levels.
. Affordable Housing Credits For Large Units
Given that 14 percent of the households in Chula Vista, according to the 1990 Census, are
large families of five persons or more and a lack of large units to accommodate these
households, the city desires to encourage the development of large family units of three or
more bedrooms. The City will provide and additional 0.5 unit credit for those three bedroom
units created and a I unit credit for those four bedroom units.
. Low Income Housing Sites
Five sites have been selected for low income housing units within EastLake II & III, with
one potential off-site location (See Exhibit 1).
Site 1. This site is located within the Vistas neighborhood, south of Olympic
Parkway in close proximity to the Olympic Training Center. The site is designated
High (18-27 du/ac). The low income units at this site will supplement the on site
dorms at the Olympic Training Center.
(4 'I 9'96) (04/08/08)
11.6.4-2
AFFORDABLE HOUSING PROGRAM
EASTLAKE AFFORDABLE HOUSING PROGRAM
Site 2. This site is located within the Trails North neighborhood on the south side of
Otay Lakes Road in proximity to the future Salt Creek Community Park. The site is
designated Medium Residential (6-11 dulac).
Site 3. This site is located in the "Land Swap" Parcel (R-9) which is designated
Medium High (11-18 du/ac) with a density range of 15-25 du/ac and a target of750
dwelling units. The low income housing units will be integrated into the
development of Parcel R-9, which is located on EastLake Parkway, adjacent to the
EastLake Activity Corridor.
Site 4. This site is located in the western portion of the EastLake Greens
neighborhood (Parcel GR-26) which is designated Medium High (11-18 du/ac) with
a target of260 dwelling units. The low income housing units will be integrated into
the development of Parcel GR-26, which is also located on EastLake Parkway,
adjacent to the EastLake Activity Corridor.
Site 5 (5a). Site 5 is located in the Olympic Training Center (aTe) parcel which is
designated Public/Quasi-public. Resident housing for athletes is permitted within the
mix of uses allowed by the OTC SPA Plan. The low income housing units will be
integrated into the overall development of the training facility. The specifics of this
affordable housing project have not yet been finalized. Ifthe athletic housing project
does not come to fruition, an alternative off-site location (Site 5a) will be selected
based on the site selection criteria above and the number of units remaining in the
affordable housing requirement. Should no site be available, the developer and the
City may, as an alternative, negotiate an "in-lieu" fee that would be used for other
affordable housing programs in the City.
. Phasing
The low income housing units would be completed in four phases. The Initial Phase consists
of30 units and the Remaining Phases consist of82, 86 and 25 units respectively, for a total
of223 units. Every effort will be made by the Developer to produce additional low income
units at the first and second phases ifthe opportunity to produce such units becomes feasible.
(1/19'96) (04108/08)
AFFORDABLE HOUSING PROGRAM
1I.6.4-3
EAST LAKE AFFORDABLE HOUSING PROGRAM
Implementation Schedule
Low Income Housing
EastLake Comprehensive Affordable Housing Program
PHASE I
Timing Items to be Completed
Prior to approval of the 4015t building permit Submit a SPA application for EastLake III identifying
specific low income housing sites consistent with the
Affordable Housing Program and provide proof of control of
sites for all phases in the form of a trust deed or an option
agreement.
Prior to issuance of the 501st building pennit Identify intended subsidies, incentives, and financing
mechanisms for all phases to the satisfaction of the Director
of Community Development.
Prior to issuance of the 601st building permit Submit and obtain approval for a marketing plan from the
Community Development Department.
Prior to issuance of the 701st building permit Submit a design development plan to the Planning
Department for the construction of Phase J low income
housing units (30 units).
Prior to issuance of the 90lst building permit Obtain Design Review approval for the construction of the
Phase I low income housing units.
Prior to issuance of the 1 ,001st building pennit Obtain building pennits for the construction of the Phase J
for EastLake Trails low income units and identify specific location of low
income units within project.
Prior to the issuance of the 1,301st building Obtain City's final inspection and utilities release for low
permit or one year from the date of the issuance income units or obtain Director of Community Development
of the first low income building pennit issuance, approval of up to a maximum of six month extension based
whichever occurs first. upon market pre.sales rate of low income units.
Total Low Income Housing Units, Phase I 30
(1 '1 0/0.) (04/08/081
1I.6.4-4
AFFORDABLE HOUSING PROGRAM
EAST LAKE AFFORDABLE HOUSING PROGRAM
Low Income Housing
EastLake Comprehensive Affordable Housing Program
PHASE II
Timing Items to be Completed
Prior to approval of the 1,601st building permit Confirm location of low income housing site for Phase II.
Prior to issuance afthe 1,701st building permit Confirm intended subsidies, incentives, and financing
mechanisms for all phases.
Prior to issuance of the 1,80 I st building permit Submit and obtain approval for a marketing plan from the
Community Development Department.
Prior to issuance of the 1,901st building permit Submit a design development plan to the Planning
Department for the construction of Phase II low income
housing units (82 units).
Prior to issuance of the 2,101st building permit Obtain Design Review approval for the construction of the
Phase II low income housing units.
Prior to issuance of the 2,401st building pennit Obtain building pennits for the construction of the Phase II
low and moderate income units and identify specific location
of low and moderate income units within project(s).
Prior to the issuance of the 2,701st building pennit Obtain City's final inspection and utilities release for low
or one year from the date ofthe building permit income units or obtain Director of Community Development
issuance, whichever occurs first. approval of up to a maximum of six month extension based
upon preMsales rate of low income units.
Total Low Income, Phase II 82
(1'10/06) (04/08/08)
AFFORDABLE HOUSING PROGRAM
II.6.4-5
EASTLAKE AFFORDABLE HOUSING PROGRAM
Low Income Housing
EastLake Comprehensive Affordable Housing Program
PHASE III
Timing Items to be Completed
Prior to approval of the 2,401st building permit Confirm location of low income housing site for Phase Ill.
Prior to issuance of the 2,501st building permit Confirm intended subsidies, incentives, and financing
mechanisms for all phases.
Prior to issuance of the 2,6015t building permit Submit and obtain approval for a marketing plan from the
Community Development Department.
Prior to issuance of the 2,7015t building permit Submit a design development plan to the Planning
Department for the construction of Phase III low income
housing units (86 units).
Prior to issuance of the 3,0015t building permit Obtain Design Review approval for the construction of the
Phase III low income housing units (86 units).
Prior to issuance of the 3,201st building Obtain building permits for the construction of the Phase III
low income units and identify specific location of low
income units within project.
Prior to the issuance of the 3,501st building permit or one Obtain City's final inspection and utilities release for low
year from the date of the building permit issuance, income units or obtain Director of Community Development
whichever occurs first. approval of up to a maximum of six month extension based
upon pre.sales rate of low income units.
Total Low Income, Phase III 86
WI9'96) (04/08/08)
11.6.4-6
AFFORDABLE HOUSING PROGRAM
EASTLAKE AFFORDABLE HOUSING PROGRAM
Low Income Housing
EastLake Comprehensive Affordable Housing Program
PHASE IV
Timing Items to be Completed
Prior to approval ofthe 3,9545t building permit Confirm location of tow income housing site for Phase IV.
Prior to issuance of the 3,992nd building permit Confirm intended subsidies, incentives, and financing
mechanisms for all phases.
Prior to issuance of the 4,068,th building permit Submit and obtain approval for a marketing plan from the
Community Development Department.
Prior to issuance of the 4,144 th building permit Submit a design development plan to the Planning
Department for the construction of Phase IV low income
housing units (25 units).
Prior to issuance ofthe 4,220 th building permit Obtain Design Review approval for the construction of the
Phase IV low income housing units (25 units).
Prior to issuance ofthe 4,334 th building Obtain building permits for the construction of the Phase IV
low income units and identify specific location of low
income units within project.
Prior to the issuance of the 4,448 th building permit or one Obtain City's final inspection and utilities release for low
year from the date of the building permit issuance, income units or obtain Director of Community Development
whichever occurs first. approval of up to a maximum of six month extension based
upon pre-sales rate of low income units.
Total Low Income, Phase IV 25
. Contingencv Plan
Developer shan diligently pursue completion of the construction ofthe low-income housing
units as per the above implementation schedule. However, if the performance obligations
are not achieved as per the implementation schedule, in addition to any and an other rights
and remedies the City may have to enforce Developer's affordable housing obligations, the
City shan have the right to require that the EastLake Greens surplus low-income units be
automaticany used to satisfy the low-income housing obligation of EastLake II and III.
11.6.4.2 MODERATE INCOME HOUSING
. Moderate Income Housing Requirements
EastLake II & III includes 4,448 housing units of which five percent (5%), or two hundred
twenty-three (223), must be moderate income housing units. The moderate income housing
(1/1 9/06) (04/08/08)
AFFORDABLE HOUSING PROGRAM
11.6.4-7
EAST LAKE AFFORDABLE HOUSING PROGRAM
obligation may be met through a combination of housing types including rental and "for
sale" housing.
. Moderate Income Housing Sites
The residential densities of Medium, Medium-High and High have been selected as the sites
for moderate income housing units within the EastLake II & III project. The location of
these parcels are distributed throughout the project (refer to General Development Plans).
. Phasing
The moderate income housing would be completed in four phases. The Initial Phase consists
of 66 units and the Remaining Phases consist of 67,65 and 25 units.
(1/19'06) (04/08/08)
11.6.4-8
AFFORDABLE HOUSING PROGRAM
EASTLAKE AFFORDABLE HOUSING PROGRAM
. Implementation Schedule
Moderate Income Housing
EastLake Comprehensive Affordable Housing Program
PHASE I
Timing Items to be Completed
Prior to issuance of the 1,201st building permit. Provide proof to the satisfaction of the Community
Development Director that 33 Moderate Income housing
units have been delivered to Moderate Income family
households,
Prior to the issuance of the 1,5015t building permit Provide proof to the satisfaction of the Community
Development Director that 33 Moderate Income housing
units have been delivered to moderate income households.
Total Moderate Income, Phase I 66
Moderate Income Housing
EastLake Comprehensive Affordable Housing Program
PHASE II
Timing Items to be Completed
Prior to issuance of the 2,401 st building Provide proof to the satisfaction of the Community
Development Director that 33 Moderate Income housing
units have been delivered to Moderate Income family
households,
Prior to the issuance ofthe 2,701st building permit Provide proof to the satisfactionofthe Community
Development Director that 34 Moderate Income housing
units have been delivered to moderate income households.
Total Moderate Income, Phase IT 67
Moderate Income Housing
EastLake Comprehensive Affordable Housing Program
PHASE III
Timing Items to be Completed
Prior to issuance of the 3,201st building Provide proof to the satisfaction ofthe Community
Development Director that 32 Moderate Income housing
units have been delivered to Moderate Income family
households.
Prior to the issuance of the 3,501st building permit or Provide proof to the satisfaction of the Community
one year from the date of the building pennit Development Director that 33 Moderate Income housing
issuance, whichever occurs first. units have been delivered to moderate income households.
Total Moderate Income, Phase III 65
(1/19'96) (04/08/081
AFFORDABLE HOUSING PROGRAM
11.6.4-9
EAST LAKE AFFORDABLE HOUSING PROGRAM
Moderate Income Housing
EastLake Comprehensive Affordable Housing Program
PHASE IV
Timing Items to be Completed
Prior to issuance of the 3,7515t building Provide proof to the satisfaction of the Community
Development Director that 13 Moderate Income housing
units have been delivered to Moderate Income family
households.
Prior to the issuance of the 3,851st building pennit or Provide proof to the satisfaction of the Community
one year from the date of the building pennit Development Director that 12 Moderate Income housing
issuance, whichever occurs first. units have been delivered to moderate income households.
Total Moderate Income, Phase IV 25
11.6.4.3 AFFORDABLE HOUSING RESTRICTIONS
. Income Eligibilitv
To determine the eligibility of a household for the low income housing unit, the household
purchasing or renting the affordable unit must qualifY as a low income household, as
established by and amended from time to time pursuant to Section 8 of the United States
Housing Act of 1937 and as also published in the California Administrative Code. See
Exhibit 2 for the annual income limits as published by the United States Department of
Housing and Urban Development (HUD).
. Affordable Month Iv Rents
For rental housing, compliance with the affordable housing requirements is determined by
verifYing that the total rent cost paid by the tenant is considered affordable as defined below.
To determine affordable rent costs, monthly "Affordable Rent" includes all actual or
projected monthly payments for the following: 1
.
Use and occupancy of a housing unit and the associated land and facilities;
Any separately charged fees and service charges assessed by the lessor which
are required by all tenants but is not to include security deposits;
A reasonable allowance for utilities (including garbage collection, sewer,
water, electricity, gas and other heating, cooking, and refrigeration fuels but
.
.
125 California Code of Regulations Section 6918
(1/1 9/Go) 104/08/08)
11.6.4-10
AFFORDABLE HOUSING PROGRAM
EASTLAKE AFFORDABLE HOUSING PROGRAM
not to include telephone service, cable TV, or high speed modem) as defined
by the Federal Regulations for the Tenant Based Rental Assistance Program;
and,
. Possessory interest taxes or other fees and charges assessed for use of the
associated land and facilities by a public or private entity other than the
lessor.
Affordable monthly rent is not to exceed the following calculations:
. Very Low Income: 50 percent ofthe Area Median Income (AMI) for San
Diego County, adjusted for household size appropriate for the unit,
multiplied by 30 percent and divided by 12.
. Low Income: 80 percent of the Area Median Income (AMI) for San Diego
County, adjusted for household size appropriate for the unit, multiplied by 30
percent and divided by 12.
. Moderate-income: 120 percent of the Area Median Income (AMI) for San
Diego County, adjusted for household size appropriate for the unit,
multiplied by 28 but not more that 35 percent and divided by 12.
Should subsidized financing and other incentives from a public agency be proposed and
obtained, the affordable monthly rent shall be dictated by such program or granting
Agency. If no affordable rent is specified, affordable monthly rents shall be established
in accordance with Section 50053 of the California Health and Safety Code.
.
Affordable Housing Costs for Owner Occupied Housing
For ownership housing (for sale units), compliance with the affordable housing requirements
is determined by verifying that the sales price paid by the buyer equates to a total housing
cost that is considered affordable as defined below.
To determine affordable housing costs, monthly "Housing Payments" includes all actual or
projected monthly payments for the following:
. Principal and interest on a mortgage loan, including rehabilitation loans, at
the time of initial purchase by the home buyer;
. Allowances for property and mortgage insurance;
. Property taxes and assessments; and
. Homeowner association fees.
Affordable monthly housing payments are not to exceed the following calculations:
(1/1 0/06) (04/08/08)
AFFORDABLE HOUSING PROGRAM
11.6.4-11
EASTLAKE AFFORDABLE HOUSING PROGRAM
.
Very Low Income: 50 percent ofthe Area Median Income (AMI) for San
Diego County, adjusted for household size appropriate for the unit,
multiplied by 30 percent and divided by 12.
Low Income: 80 percent of the Area Median Income (AMI) for San Diego
County, adjusted for household size appropriate for the unit, multiplied by 30
percent and divided by 12.
Moderate-income: 120 percent ofthe Area Median Income (AMI) for San
Diego County, adjusted for household size appropriate for the unit,
multiplied by 28 but not more that 35 percent and divided by 12.
.
.
Should subsidized financing and other incentives from a public agency be proposed and
obtained, the affordable monthly housing payment shall be dictated by such program or
granting Agency. Ifno affordable monthly housing payment is specified, the affordable
monthly housing payment shall be established in accordance with Section 50052.5 of the
California Health and Safety Code.
. Underwriting Requirements
To ensure the preservation of affordability of proposed low and moderate-income housing
and the financial viability of program participants, the City shall encourage the following
policies:
. Fixed rate mortgages only. No adjustable rate mortgages;
. Affordable monthly housing payments not to exceed 33 percent of household
income ("Front End Ratio"). Total debt payments not to exceed 45 percent
of household income ("Back End Ratio");
. No "teaser" rates; and,
. No non-occupant co-borrowers.
. Resale Provisions of Owner Occupied Housing
In order to ensure the continued affordability of the units, resale of the units must be
restricted for the required term of thirty (30) years. After initial sale ofthe affordable units
to a low-income household, all subsequent buyers of such units must also be income eligible
and the unit must be sold at an affordable price. A developer may opt to have no income or
sales price restriction for subsequent buyers, provided however that restrictions to the
satisfaction of the City are in place that would result in the recapture by the City or its
designee ofa financial interest in the units equal to the amount of subsidy necessary to make
the unit affordable to a low income household and a proportionate share of any equity, to be
determined and specified within the Affordable Housing Agreement executed for the
proposed affordable housing development. Funds recaptured by the City shall be used to
provide assistance to other identified affordable housing production or contributions to a
special needs housing project or program. To the extent possible, projects using for-sale
(j,'19'G~) (04/08/08)
II.6.4-12
AFFORDABLE HOUSING PROGRAM
EASTLAKE AFFORDABLE HOUSINO PROGRAM
units to satisfy the obligations of developers under the City's Affordable Housing Program
shall be designed to be compatible with conventional mortgage financing programs including
secondary market requirements.
. Term of Affordabilitv Restrictions
Should subsidized financing be proposed and obtained, income and rent restrictions for an
affordable rental project shall be implemented forthe remaining life of the project, which is
presumed to be a minimum of fifty-five (55) years from the date of completion of the final
inspection for each structure. In the event that no subsidized financing is obtained, such
affordability restrictions shall remain in effect for thirty (30) years from the date of
completion of the final inspection for each structure. The term of affordability and resale
restrictions for affordable for-sale units is more appropriately described above, "Resale
Provisions of Owner Occupied Housing".
II.6.4.4
SUBSIDIES, INCENTIVES AND FINANCING MECHANISMS
The City agrees to use its reasonable best efforts to assist the developer in pursuing the
benefit of certain financing mechanisms, subsidies, and other incentives to facilitate the
provision of affordable housing for low and moderate income households to the extent such
resources and programs for this purpose are available. These mechanisms, subsidies, and
incentives, which could reduce the cost of providing affordable housing, include, but are not
limited to, local, state and federal subsidies, City density bonuses, planning and design and
development techniques and standards, and City fee deferrals or waivers (collectively, the
"Cost Reducing Mechanisms").
Potential subsidies, incentives, and financing mechanisms that may be used to facilitate the
provision of affordable housing include the following:
. Low Income Housing Tax Credits (LIHTC) - statewide competition;
. Housing Bonds - State;
. Housing Bonds - City;
. Redevelopment Low and Moderate-income Housing fund - Redevelopment Agency;
. HOME - City and County;
. CBDG - City; and
. Other Public Financing - State and Federal.
This list is not intended to limit the use of other subsidies, incentives, or other financing
mechanisms that are now available or may become available in the future.
The parties acknowledge that the City is not hereby committing and cannot guarantee the
availability of any Cost Reducing Mechanisms to the Developer for EastLake II & III. The
City reserves the right to approve or disapprove, in its sole discretion, any developer request
for substantial financing.
(1/1 9/06) (04/08/08)
AFFORDABLE HOUSING PROGRAM
11.6.4-13
EASTLAKE AFFORDABLE HOUSING PROGRAM
.
Densitv Bonus
Projects which meet the applicable requirements of State Law (Government Code Section
65915) as a result of the affordable housing units are entitled to a density bonus or other
additional incentives in accordance with the provisions of such law.
11.6.4.5 COMPLIANCE REPORTING
All Compliance Reports shall be submitted to the City of Chula Vista Community
Development Department and an independent trustee hired by the Developer to monitor the
Developer's compliance. The requirements imposed by providers of subsidized financing or
other Cost Reducing mechanisms may replace the terms described below if City so approves.
Rental Units' Compliance Packet and Audit
a. Should a Developer seek approval by the City to credit a tenant toward its low
income housing obligation, the Developer must give the City, at a minimum, a
compliance packet including the following:
Supplemental Rental Application - Exhibit 3A
Semi-Annual Report - Exhibit 4-B, 4-C
Authorization to Release Information by Purchaser
Acknowledgment that the Information is for City's Reporting and
Administration Use Only
Developer shall not be required to perform any extraordinary investigation or
verification regarding such information other than Developer's usual and customary
means of income verification. Developer shall retain the Supplemental Rental
Application and any supporting documents for a period of at least three (3) years
after the applicant ceases to occupy a low income housing unit.
b. Should a Developer seek approval by the City to credit a dwelling unit towards its
moderate income housing obligation, the Developer must give the City, at a
minimum, a report verifYing compliance with the terms of this document and/or the
subsidized financing program:
. Annual Moderate Income Affordable Housing Monitoring Report
(Exhibit 5).
Developer shall retain any supporting documents for a period of at least three (3)
years after the initial occupancy of the unit to verifY the accuracy of the monitoring
report.
Developer shall not be required to perform any investigation or verification of
income for purposes of qualifying the household for moderate income eligibility.
(in 9'06) (04/08/08)
11.6.4-14
AFFORDABLE HOUSING PROGRAM
EASTLAKE AFFORDABLE HOUSING PROGRAM
c. A household occupying a designated low income unit whose annual income
increases subsequent to occupying said unit (referred to as "over income household")
and thus exceeds the 80% of area median income, need not vacate the apartment.
However, at the Developer's discretion, this over income household's monthly rent
(including utilities) may be increased to the market rate. Regardless of a rent
increase, the Developer can no longer credit this over income household toward its
5% low income requirement and is obligated to replace this unit by renting the next
comparable unit to a low income household as per the paragraph below. Thus, the
Developer shall ensure appropriate language is included in the lease requiring tenant
to provide income information biannually and acknowledge that should its income
increase, the household may be subject to a higher rent. Adjusted monthly incomes
can be calculated using rules according to the HUD Handbook 4350/3 Occupancy
Requirements for HUD Subsidized Multifamily Housing.
The location of the designated units may change over time (to be referred to as
"floating units") as long as the total number of affordable units remains constant and
that substituted units are comparable in terms of size, features, and the number of
bedrooms, as determined by the Director of the Community Development
Department. If the over income household does not vacate the unit, the Developer
must assure that when the next comparable apartment becomes vacant, the newly
available unit must be rented to a low and/or moderate income household, as a
floating unit, to replace the previously designated unit no longer housing a low
income household. If the over income household chooses to leave, the vacated unit
retains its low income unit designation.
If a residential apartment complex is designated as 100% low income, the over
income household will not be required to vacate, ifit pays the increased rent, and the
unit will not be replaced with a "floating unit". When the over income household
vacates the unit, the unit retains its low income unit designation.
d. If the city determines that an outside audit is necessary to verifY the accuracy of the
submitted rent roll, then on a basis no more frequently than once a year, it may
require such an audit at the expense of Developer. In such event, within ten (10)
days after delivery of the City's written request for such outside audit, Developer
shall deliver to the City the names of three (3) certified public accountants doing
business in the Metropolitan San Diego area. City will promptly deliver to
Developer notice of approval by the City of one or more of said names.
The audit shall be completed by an approved certified public accountant, at
Developer's sole cost and expense, within sixty (60) days after the delivery to
Developer of City's approval. The certified public accountant shall promptly deliver
a copy of the written audit to the City. Such audit shall be an audit of Developer's
records, including the information supplied to Developer by the low income tenants.
(1ilO/96) (04/08/08)
AFFORDABLE HOUSING PROGRAM
11.6.4-15
EASTLAKE AFFORDABLE HOUSING PROGRAM
The auditor shall not be required to verifY the accuracy of the infonnation provided
by the low income tenants.
.
Home Ownership Units' Compliance Packet
Should Developer seek approval by the City to credit a home purchase toward its low
income housing obligation, the Developer must give the City at a minimum a compliance
packet including the following:
Copy of Settlement Sheet
Final 1003, Uniform Underwriting Transmittal Summary Settlement
Statement, or 1008 and Good Faith Estimate
Verification oflow income buyer completed by developer under or on behalf
of the City
Developer shall not be required to perform any extraordinary investigation or verification
regarding such information other than Developer's usual and customary means of income
verification.
Developer may contact the City's Community Development Housing Division's Housing
Coordinator to confirm the City's acceptance of the applicant as credit toward Developer's
low income housing unit obligation. Developer may contact the City prior to the sale of the
unit for consultation purposes if desired; however, approval will be given in writing only
after required documents are reviewed and accepted by the City.
Should Developer seek approval by the City to credit a home purchase toward its moderate
income housing obligation, the Developer must give the City at a minimum a compliance
packet including the following:
. Homebuyer's QualifYing Fonn (Exhibit 6).
Developer shall retain any supporting documents, such as copies of settlement sheets, the
Final I 003 or other appropriate documents, for a period of at least three (3) years after the
initial sale of the unit to verifY the accuracy of the monitoring report.
Developer shall not be required to perform any investigation or verification of income for
purposes of qualifYing the household for moderate income eligibility.
(1/19'96) (04/08/08)
11.6.4-16
AFFORDABLE HOUSING PROGRAM
EASTLAKE AFFORDABLE HOUSING PROGRAM
11.6.4.6 AFFffiMATIVE MARKETING PLAN
Developer shall provide a marketing plan acceptable to the City, in the City's reasonable
discretion, for pro actively marketing the low and moderate income housing units to low and
moderate income tenants and purchasers, respectively, at the time specified in the
Implementation Schedules in Sections AS and B4 above. Developer shall use good faith and
reasonable best efforts to market the low and moderate income housing units to low and
moderate income tenants and purchasers according to the affirmative marketing plan. See
Exhibit 7, attached hereto, which sets forth the plan requirements.
The City will in its discretion use good faith and reasonable best efforts to assist Developer
in marketing low and moderate income housing units to low and moderate income tenants
and purchasers, obtaining the services of a third-party organization in connection with such
marketing efforts, processing the applications of prospective tenants and purchasers of low
and moderate income housing units, and complying with the reporting requirements as
required herein.
11.6.4.7
IMPLEMENTING AGREEMENTS AND CONDITIONS
This AHP may be implemented through various mechanisms including development
agreements, tentative map conditions, and specific housing project agreements which may
impose additional terms and conditions consistent herewith.
(1/19'96) (04/08/08)
AFFORDABLE HOUSING PROGRAM
11.6.4-17
EXHIBITS
II.6.S EXHIBITS
EXHIBIT 1
Low Income Housing Sites
o EastLake Vistas Site
e EastLake Trails Site
E) EastLake Land Swap Site
o EastLake Greens Site
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~
SPA Key Map
Olympic Training Center Site
Off~site Alternative
Moderate Income Housing Sites
Dispersed without assignment in
M, MH, & H Categories
~E4STLAKE
A planned community by The EastLake Co.
Cinii Land Planning
""~C,I,I'I'l:l>>-l-m
i"\..J"i ~--4
1/18/06
(4/19;96) (04/08/08)
AFFORDABLE HOUSING PROGRAM
I1.6.S-IS
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CITY OF CHULA VISTA
INCOME AND MAXIMUM HOUSING EXPENSES FOR LOWER AND MODERATE-INCOME HOUSEHOLDS
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(BAsed up<.V'I2002 HUD Median Income Oala Eflective Oeccmbl!r 10. :2001)
30% 40% 50%
HOUSEHOLD VERY lOW INCOME VERY LOW INCOME VERY lOW INCOME
SIZE ANNUAL MQNTHL Y ANNUAL MONTHLY ANNUAL MONTHLY
INCOME INCOME 25% 30% INCOME INCOME 25% 30% INCOME INCOME 25% 30%
ONE 512,600 $1,050 $263 $315 $16,850 $1.404 $351 6421 $21,050 $1,754 $439 $526
TWO 514,400 51,200 $300 S360 $19,250 51,604 S401 $481 $24,050 52,004 $501 $501
THREE $16.250 51,354 $339 S406 521,650 51,804 $451 $541 $27,050 ";>54 $564 $676
FOUR $18,050 $1,504 $376 $451 $24.050 52,004 5501 $501 530,050 52.504 $62' 0751
FIVE 519,450 $1,621 S405 S486 S25,950 S2,163 5541 5649 532,450 52,704 $676 $511
SIX 520,900 51,742 S435 5523 527,900 $2,325 $5" $6" $34,850 52,904 $126 $671
SEVEN $22,350 $1,863 S486 $559 $29.600 $2,483 $621 $745 $37,250 $3,104 $776 5931
EIGHT $23,800 $1,983 649' 5595 531.750 52,646 SO" 0794 539,650 $3,304 ..,. $991
60% 70% 90%
HOUSEHOLD LOW INCOME LOW INCOME LOW INCOME
SIZE ANNUAl MONTHLY ANNUAL MQNTHL Y ANNUAL MONTHLY
INCOME INCOME 25% 30% INCOME INCOME 25% 30% INCOME INCOME 25% 30"10
ONE $25,250 $2,104 $526 $631 529,450 82,454 $514 0736 S33,650 S2,804 0701 $641
TWO 528,850 ",- $501 $721 533.650 52,904 0701 564' $38,450 $3.204 $501 $961 t<l
THREE $32.450 52,704 S076 $611 $37,850 $3,154 0769 $946 543.250 53,604 S901 $1.081 ~
FOUR $36,050 03,004 $751 "01 542.050 $3,504 $676 $1.051 548,100 $4,008 $1,002 $1,203 ==
FIVE $38,950 $3,246 $911 "74 545,450 $3,788 "47 $1,136 $51,950 $4,329 $1,082 $1.299 C:i
SIX 541,850 $3,_ $572 $1,046 $48,900 54,067 $1,017 $1,220 $55.750 $4,646 $1,161 51.394 ....
SEVEN 544,700 $3,725 "31 $1,118 552,150 54.346 $1,086 $1,304 559,600 $4,967 $1,242 51.490 >-3
EIGHT 547,600 $3,967 $992 Sl,190 S55,500 54,625 $1,156 51,388 $63,450 $5,288 $1,322 $1,586 N
90% 100% 110% 120%
HOUSEHOLD MODERATE INCOME MODERATE INCOME MODERATE INCOME MODERATE INCOME
SIZE ANNUAL MONTHLY ANNUAL MONTHLY ANNUAL MONTHLY ANNUAL MONTHLY
INCOME INCOME 25% 30% INCOME INCOME 25% 30% INCOME INCOME 25% 30% INCOME INCOME 25% 30%
ONE $37,850 $3,154 $789 $946 $39.850 53,321 S830 $996 S46.300 53,858 $969 51.158 $50,500 $4,208 $1,052 $1.263
TWO $43.250 $3,604 $901 $1.081 $45,500 $3,792 S948 $1,138. $52.900 S4,4OB $1,102 $1,323 $57,700 54,806 51.202 $1,443
THREE $48,700 54,058 $1,015 $1,218 551,200 $4,267 $1,067 51,280 559,500 54,958 51.240 S1,488 $64.900 55.408 Sl,352 51,623
FOUR $54,100 $4,508 $1.127 $1,353 556.900 $4,742 Sl,l65 $1,42:3 566,100 $5,508 $1,377 $1,653 572,120 S6.010 51,503 $1,803
FIVE SS8,4OO $4,867 $1,217 $1,460 $61,450 SS,\21 $1,280 $1.536 571,400 $5,950 51,488 51,785 577,900 $6,492 $1,823 $1,948
SIX $62,750 $5,229 $1,307 $1,569 $66.000 S5~OO 51,:315 $1,650 576,700 56,392 51,598 $1,916 S83,650 86.971 $1,743 52,091
SEVEN S67,050 55,568 $1,397 $1,676 570.550 $S,B79 $1,470 51,764 $82.000 56,833 $1,708 $2,050 SB9.450 57,454 51,864 $2,236
EIGHT 571,400 $5,950 $1,488 $1,785 S7S,loo 56,258 $1.565 $1,678 $87.250 57,211 $1.818 $2,181 $95,200 $7,933 $1,983 $2,380
-
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1 Anouallncome = Gross annual income adjusted by household size.
2. Monthly Income = The annual Income adjusted by household size divided by 12 months.
3. 25% = The monthly amount 01 household income used lor tolal housing expenses (i.e., Monthly Income times _25)
4. 30%"' The monthly amount 01 household income used lor total housin9 expenses (I.e., Monthly Income liffiltS .30).
Spec;llIc; program requllllmllnts may vary, Please c;onlilct the City 01 Chula VIsta Community Development Department HousIng Division for SplKlinC program Informalion.
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EXHIBITS
EXHIBIT 3A
SUPPLEMENTAL RENTAL APPLICATION
The rental unit for which you are applying has received governmental assistance under programs to
encourage more affordable housing. As a result, the unit carries a rent level restriction and is
restricted to occupancy by low and moderate income households.
The information required on this form is necessary to determine you income eligibility to occupy the
unit. You must report all household income. Information provided will be confidential and not
subject to public disclosure pursuant to State Government Code Section 6254(h).
I. Rental Unit Address
2. Applicant Name
3. Other Household Members
4. Total Current Annual Household Income from all Sources:
TOTAL $
Detail:
Household Member
Income
Source
5. Total Gross Annual Household Income shown on most recent Federal Tax return (attach
copies of most recent Federal Tax returns for all household members receiving income.
Include other verification of income not appearing on tax forms.)
TOTAL $
APPLICANT'S STATEMENT
I certify, under penalty of perjury, that the foregoing information is true and correctto the best of my
knowledge. I understand that any misrepresentation of the information contained herein may be
cause for eviction.
Signature Date
Applicant
(1/1 9'06) (04/08/08)
11.6.5-20
AFFORDABLE HOUSING PROGRAM
EXHIBITS
EXHIBIT 3B
OWNER'S STATEMENT
Based on the foregoing information, 1 certify, under penalty of perjury, that the applicant is eligible
to occupy this restricted affordable unit. Eligibility is based on finding that the applicant
household=s current annual income is $ and does not exceed the current
maximum household income of$ allowed under the terms of a Development
Agreement with the City of Chula Vista regarding this residential development.
Name
Title
Signature
Date
(1'19'96) (04/08/08)
AFFORDABLE HOUSING PROGRAM
11.6.5-21
EXHIBITS
EXIDBIT 4-A
Owner's Certification
I am the owner or owner's representative for an affordable housing development in the City
of Chula Vista, which is bound by a Housing Agreement with the City.
I certify under penalty or perjury that the attached rent roll for affordable units at my project
is true and correct to the best of my knowledge and complies with the terms and conditions
stipulated in the Affordable Housing Agreement, or any agreement that implements the
same, with the City of Chula Vista.
Name
Title
Signature
Date
(1/19/06) (04/08/08)
AFFORDABLE HOUSING PROGRAM
11.6.5-22
~If?
-
=~
0ilJIA VISTA
SEMI-ANNUAL AFFORDABLE HOUSING MONITORING REPORT
EXHIBIT 4-B
Project Name:
Project Address:
Contact Person:
Telephone No.:
As of (Date):
Reviewed By:
o
June 30,
Title:
Fax No.:
o December 31 ,
Date:
N . of
TOTAL
Bdrm Size
R
Rent
Studio
1 Be room
2 Bedrooms
3+Bedrooms
TAL
1.
2.
3.
FOR CITY
Total Monthly Percent Seniors - Date of Last USE ONLY
Unit No. Bdrm Monthly Name of Household No. of Household Median On. Income Re- Unit in
Size RentS Occupants Income $ Income Occupant 60 Examination Compliance
Yrs+ (Y/N) (YIN)
Example 2 $695 Doe,John 2 $2,800 % N/A 1/99
$ $ %
$ $ %
$ $ %
~(04/08/08)
AFFORDABLE HOUSING PROGRAM
11.6.5-23
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CHULAVISrA.
SEMI-ANNUAL AFFORDABLE HOUSING MONITORING REPORT
Project Name:
As of (Date):
o
June 30,
o
December 31,
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
FOR CITY
Total Monthly Percent Seniors - Date of Last USE ONLY
Unit No. Bdrm Monthly Name of Household No. of Household Median One Income Re. Unit in
Size Rent $ Occupants Income $ Income Occupant 60 Examination Compliance
Yrs. (Y/N) (Y/N)
$ $ %
$ $ %
$ $ %
$ $ %
$ $ %
$ $ %
$ $ %
$ $ %
$ $ %
$ $ %
$ $ %
$ $ %
$ $ %
$ $ %
$ $ %
$ $ %
$ $ %
Deadline for Submittal: January ISth and JulylSth of each year.
_(04108/08\
11.6.5-24
AFFORDABLE HOUSING PROGRAM
AFFORDABLE HOUSING PROGRAM
~I~
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""Of
OMA VISTA
SEMI-ANNUAL AFFORDABLE HOUSING MONITORING REPORT
EXHIBIT 4-C
Narrative Summary
for Transitional Housing Programs
ProiecUProQram Description:
Notable Obiectives:
Analvsis of the Completion of Obiectives:
Reasons for ChanQeslDelavs in Completion of Objectives:
Procedures/Actions to IncreaselDecrease Effectiveness of the Proqram:
Other Comments:
(1/1 0/06) (04/08/08)
AFFORDABLE HOUSING PROGRAM
1l.6.5-25
Exhibit 5
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CHULA V1SfA
ANNUAL MODERATE INCOME AFFORDABLE HOUSING MONITORING REPORT
Project Name (include Master Plan Community ifapplicabie):
Project Address:
Contact Person:
Telephone No.:
As of (Date):
Reviewed By:
o
June 30,
Title:
Fax No.:
o December 31 ,
Date:
Bdrm Size Affordable-Moderate Income Non-Restricted/Market Rate TOTAL
No. of Units Monthly Rent No. of Units Avg Monthly Rent UNITS
Studio
1 Bedroom
2 Bedrooms
3 Bedrooms
4 Bedrooms
TOTAL
Deadline for Submittal: 15 days after year end
~(Q4/08/08)
Revised: June 20 I
AFFORDABLE HOUSING PROGRAM
11.6.5-26
Exhibit 5
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0lY Of
CHUlA VISTA
ANNUAL MODERATE INCOME AFFORDABLE HOUSING MONITORING REPORT
Owner's Certification
I am the owner or owner's representative for an affordable housing development in the City
of Chula Vista, which is bound by a Housing Agreement with the City.
I certify under penalty or perjury that the attached rent roll for affordable units at my project
is true and correct to the best of my knowledge and complies with the terms and conditions
stipulated in the Affordable Housing Agreement, or any agreement that implements the
same, with the City of Chula Vista.
Name
Title
Signature
Date
(1/10/96) (04/08/08)
AFFORDABLE HOUSING PROGRAM
11.6.5-27
EXHIBIT 6
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ClTYOF
CHULA VISTA
HOMEBUYER'S QUALIFYING FORM
I
Buyer's Name:
BUYER'S INFORMATION
Current Address:
Current Household Income: $ Household Size:
I NEW HOME INFORMATION
Master Plan Community:
Name of Residential Development:
Tract:
Lot No.:
Lot Address:
No. of Bedrooms:
Purchase Price2:
Monthly PITI Payment:
$
% of Income:
%
Year of Purchase:
Sales Representative:
Signature of Homebuyer
Authorizing Release to City
Date
This information is for the City's Reporting and Administrative Use Only.
2 The sales price of any unit being sold in partial satisfaction of Developer's obligation to provide moderate
income housing shall not exceed the affordabie housing costs for owner occupied housing as defined within
the Affordable Housing Program for the master plan community.
(1'19/96) (04/08/08)
AFFORDABLE HOUSING PROGRAM
II.6.5-28
EXHIBIT 7
City of Chula Vista Eaual Housinl! ODDortunitv Reauirements
For The Low/Moderate Income Housinl! Affirmative Marketinl! Plan
Every Developer complying with the City ofChula Vista's Housing Element's "Affordable Housing
Plan" shall submit to the City an Affirmative Marketing Plan for City Review and Approval which
details actions the Developer will take to provide information and otherwise attract eligible persons
in the housing market area to the available housing without regard to race, sex, sexual orientation,
marital status, family status, color, religion, national origin, ancestry, or handicap, age or any other
category which may be defined by law now or in the future.
I. The City ofChula Vista Affirmative Marketing Requirements are as follows. Please note,
however, the Plan is not limited to these Requirements.
(i) Detail methods for informing the public, buyers and potential tenants about Federal fair
housing laws and the City of Chula Vista's affirmative marketing policy;
(ii) Publicize to minority persons the availability of housing opportunities through the type of
media customarily utilized by the applicant, including minority outlets which are available in
the housing market area;
(Iii) Identify by language and by number any significant number of persons in a community
within the housing market area who have limited fluency in the English language:
(iv) Where there is a significant number of person in a community within the housing market
area who have limited fluency in the English language, the Plan shall:
(a) IdentifY the media most likely to reach such persons.
(b) Advertise for the housing development in the native language of such
persons, in addition to the English language, and
(c) Describe the provisions which the housing sponsor will make for handling
inquiries by and negotiations with such persons for the rental or sale of units in the
development.
(v) Detail procedures to be used by the Developer and/or property manager to inform
and solicit applications from persons in the housing market area who are not likely to apply for
the housing without special outreach (e.g., use of community organizations, places of worship,
employment centers, fair housing groups, or housing counseling agencies).
(1 '19'06) (04/08/08)
AFFORDABLE HOUSING PROGRAM
1I.6.5-29
II. Records must be kept describing actions taken by the Developer and/or property managers
to affirmatively market units and records to assess the results of these actions:
(i) The records shall include a copy or transcript ofthe advertisement copy, the identity
of the media in which it was disseminated, and the date( s) of each appearance. The housing
sponsor shall also keep a record of the dates and places of any meetings or communications
between the housing sponsor and any individual or group referred to the housing sponsor by the
agency or organizations representing any of the groups within the community acting on behalf of
any classification of minority persons described above. Such records shall be retained for a
period of five years;
(ii) A description of how the Developer and/or property managers will annually assess
the success of affirmative marketing actions and what corrective actions will be taken where
affirmative marketing requirements are not met; and
(iii) The Developer/property manager shall furnish all information and reports required
hereunder and will permit access to its books, records and accounts by the City ofChula Vista,
HUD or its agent, or other authorized Federal and State officials for purposes of investigation to
ascertain compliance with the rules, regulations and provisions stated herein.
Ill. The City of Chula Vista may from time to time review the Plan and the Developer's and
property manager's activities pursuant to the Plan and may require amendments to the Plan ifit
does not fully comply with the requirements of this section.
IV. An affirmative marketing program shall be in effect for the duration ofthe Qualified Term
defined in the Affordable Housing Agreement.
V. Ifa source of funding used in a low/moderate income housing development, such as federal
or state funds, has affirmative marketing requirements more restrictive than the City ofChula
Vista's affirmative marketing requirements, then the more restrictive applies.
(1'W/06) (04/08/08)
AFFORDABLE HOUSING PROGRAM
11.6.5-30
SECTION 11.6
EASTLAKE COMPREHENSIVE AFFORDABLE
HOUSING PROGRAM
Supplemental to Incorporate the Senior HOl:lsing Windstar Pointe Resort Project
Phase IV
f.Jlril 3, 290(;
April 8, 2008
SUPPLEMENTAL TO EASTLAKE AFFORDABLE HOUSING PROGRAM
This information is to snpplement the EASTLAKE COMPREHENSIVE AFFORDABLE HOUSING
PROGRAM as Approved by the Chula Vista City Council Resolution No. 19275 November 24,1998
11.6.4.1 LOW INCOME HOUSING (additional information)
La.. lResme H6\1siag
EastLalt.e C6ft1prehensy;e .~~ff8f'da"le II6lisiRg PI6gram
PHASE]"
~ Item!! t6 he Campletefl
PAel 16 B1313re, al sf the bl:li1a.iflg \gemlit fef t-he 21 gflt CSHHFffi lesatiefl ef18.. iR68FHe hSliSiHg site fer Phase IV.
kEll:lsiag ,lHit
Prier t6 8flfJl'a. at effue euildiHg j36fffiit fer the 29911t CSHHI'ffi iRteRaea 5l:1BSidies, iflsenti. es, BfI8 HRfH.emg mseR8fl.isffiS
ael:lsiRg liflit fer aIlI'Bases.
Prier 16 afl13re, at sftke Buildiflg fleFffiit fur the 31QfIt ,suim,it lffiB 6staiR aflJ9fe. 6.1 fur a maAEeting J9lafl rrem the
heusffig lmit CSffiffitiflit) De. elSj'lffl8at DSflar-tmeat.
Prier,ts aflflre at sftke Bl:lildiRg; fl8ATlit fer the 3g2..ft SHbffiit a desjga de elSflffieflt \'lIaR t6 the PlanFli8g D8j3ar.meHt fer
heuSl8g 1:I81t t.ft8 eefistrustlElfl efPhas8 IV Ie , i8s8me helisiflg lifliffi (25 HRits),
Priar. t8 aflP.f6, al sf the sliilel.ing j38ffilit fer the 123.& ~~'\:,~~i~~,;;;~e;;~i\1ill'~:J~the ,,"strucHen ,[the Phe" 11
hSl:Ismg 1:I81t
Prier, ts afIP'l 6, al efthe SI:dlcllflg J3eH[dt fer the 1611ft. g~~;., b~~~lf~~~Q:~~~~,g:'tl~m~ei~;;.,I~~!r;.'
h6l;ls1Ro l:ifut ..IUUR J3r6jeet.
PRer ts ~8 issl:tanee efHie sl:IilEliHf; J3effilit fer the ~i~r~~~~BB~":~~~~=u~~t~g ~~!~~::;= ~W;~~"~
191th flsl:lsiHg 1:I8it Sf sne )eBf Hem the sate efthe
Sl:iilEliflg J3effilit iSSl:lSRee fer the sffersasle l:Iflits, ta a fFlaHimum ,efsi;, mentA e,ltensieflSaS8S1J\gea flfe sales late sf
. hieR6,af 6e8l:iFS fITst. ls 1868me 1:I81tS.
TOT:\L Ls.. Ifleame Phase IV ~
The Windstar Pointe Resort Proiect (494 units) will trigger the requirement for 25 low income units.
This requirement shall be satisfied prior to the issuance of any building perrnit(s) for the Windstar
Pointe Resort Proiect.
(1/03/96) (04/08/08)
PROGRAM
AFFORDABLE HOUSING
II.6.4a-l
SUPPLEMENTAL TO EASTLAKE AFFORDABLE HOUSING PROGRAM
. Low Income Housing Sites
Site 5. This site is located in the Olympic Training Center (OTC) parcel which is
designated Public/Quasi-public. Resident housing for athletes is permitted within
the mix of uses allowed by the OTC SPA Plan. The low income housing units will
be integrated into the overall development of the training facility.
Site 5a. This represents an alternative location for affordable housing that is not
located within Eastlake II and III ("off-site") that has yet to be determined. In
determining an appropriate off-site location, site selection criteria as specified within
this Program and the number of units remaining to satisfY the affordable housing
requirement shall be considered.
. Alternative Methods ofComoliance
As of February 1,2006, entitlements have been received on all properties within Eastlake II
and III, with the exception of Csmmereial TSHrist/Sel'lior lIousil'lg the Windstar Pointe
Resort site. Additionally, building permits have been issued and/or finaled for
approximately 84% ofthe total housing units. Based upon the timing of development, the
remaining obligation of25 low income housing units (Phase IV), difficulty in integrating the
affordable housing within the remaining development opportunities, the new construction of
units may present an "unreasonable hardship" and alternative methods of compliance may be
required.
Consistent with Policy 3.1 of the City's Housing Element ofthe General Plan, Phase IV of
the low income housing obligation may be produced at an alternative off-site location. The
proposed offsite location within the EastLake Community is proposed to be located on the
Olympic Training Center (OTC).
Approximately 80 percent of the athletes in training at the OTC are considered to be of very
low income and a significant number ofthe employees are at an income level which would
qualify them as low income. The OTC has only developed a portion ofthe Center's housing
units for its athletes, requiring the majority of them to seek housing elsewhere within the
Chula Vista area. Affordable housing, public transportation and neighborhood services are
not within close proximity to the OTe. Athletes must therefore seek housing opportunities in
more affordable areas of the community and take on the costs of residing far from their place
oftraining/work. By providing affordable housing within the OTC, athletes and employees
will have greater opportunities to reside onsite and therefore, will result in less impact on the
affordable housing stock within Chula Vista and costs to the athlete.
If it is determined that the inclusion of affordable housing for athletes and employees ofthe
OTC within Site 5 is not feasible, the affordable housing obligation may be satisfied through
the production or operation of affordable housing at another off-site location yet to be
determined if the City determines, at its sole discretion, that the public interest would be
(1'93/06) (04/08/08) AFFORDABLE HOUSfNG
PROGRAM
II.6.4a-2
SUPPLEMENTAL TO EASTLAKE AFFORDABLE HOUSING PROGRAM
better served by allowing such off-site alternative. In considering an appropriate off-site
location the following factors should be addressed:
. Preferred product type to meet the most pressing needs of low income residents;
. Affordability in excess of the requirements of the City's Affordable Housing
Program;
. Balance of housing opportunities for lower income households throughout the
community to avoid concentrations oflow income housing; and,
. Location advantages such as proximity to jobs, schools, transportation and services.
Should an off-site location be determined to be infeasible, at the sole discretion of the City,
the City may allow the payment of an in-lieu fee, as may be adopted by the City Council.
Such fee shall be based upon the cost of the subsidy necessary to bring the market-rate cost
of housing to the required affordability level for low income households.
(1,'83 '06) (04/08/08)
PROGRAM
AFFORDABLE HOUSING
JI.6.4a-3
AIR QUALITY
IMPROVEMENT PLAN
SECTIONAL PLANNING AREA (SPA) PLAN
EAST LAKE III -
ADDENDUM APRIL 2008
Adooted Aoril 8. 2008
by resolution No.
Project Sponsor
The EastLake Caml'aB)"
9GO Lafle .'.veRHe, SHite 100
Clmla 'liota, C.'. 91911
Celltaet: Bill Ostrem
(619) 121 9127
Windstar Communities
11149 N. Torrey Pines Road. Suite 250
La Jolla. CA 92037
Contact: Eric L. Heffner
(858) 587-2100
P'I'el'tl/'Dd 17)':
CiBti LaBd PlaBBiBg
2932 PeiRsettia Drive
Safl Diege. c.^. 92106
Celltaet: Gary P. Cinti
(619) 223 7108
Revised by:
Bud Grav & Associates
2452 Arrowhead Court
Chula Vista. CA 91915
Contact: Bud Grav
(619) 656-801
Edited by:
KTGY Groull. inc.
17992 Mitchell South
Irvine. CA 92614
Contact: Damian Taitano
(949) 851-2133
EASTLAKE III - SENIORS PROJECT WINDSTARPOINTE RESORT
SECTIONAL PLANNING AREA (SPA) PLAN
11.7.1 Project Description
The project site is located at the eastern terminus of Olympic Parkway and is indicated as
parcel VR-13 on the EastLake III Site Utilization Plan (Exhibit AQ-I). It is located on
approximately 18.4 acres overlooking the Lower Otay Reservoir. Southwest of the site is the
Olympic Training Center. To the north and west are multi-family residential and commercial
uses. Immediately to the east is, along Weuste Road is the Chula Vista Greenbelt Regional
Trail and the reservoir. A short walk to the north is the EastLake III neighborhood park.
THe projeet is iilielHIea to ee restrietea to seAiors aAa is more speeifieally designed to meet tlle
neeas of aetive seniors. It will eensiot ef a series of elusterea e01lliyanls witH fOtlr floors of
llcmsing aeove graae ana parking eelow. Beeallse sf tlle effieief/ey of tHis parking
arrangement, more open sj'lace areas eaA ee proviaea tHan is typieal fer a projeet in tlle 271
atl/ae eategory. These OpCf/ spaee areas and tlle eellrtyaras sllpplemef/t a large reereation
meility (>8,99() s'lllare feet) 'sith minor recreational amenities, a re'lHiremcnt for tHe acti'le
lifestyle for tlle resiaents.
The proiect is intended to be a multi-familv residential proiect featuring outstanding qualitv
and design amenities. It will consist of a series oftwo and three stOry cluster courtyards along
with a four storv wrap building. Parking for the courtvards are provided within covered
garages and parking for the wrap building will be contained within a multi-level parking
structure located within the interior space of the building. In addition to the residential
buildings. a leasing office and communitv recreation building (approx. 8.000 square feet) will
be provided.
11.7.2 Cemmitment te CHala Vista Creenstar Pregram
The aeveloj'ler of tHe suejeet projeet has eommittea to tHe firot sj'ltion in CiUlla Vista's t.QIP
Gllidelines and will partieij'late in the Greenstar Building Effieieney Program. THe majority
(59% or greater) oftlle strlletmes sllallee designed te exeeea the California 2()91 Title 21, Part
6, Enargy Effieieney Standaras (Ct. 91 19, effcetive 6/1/(1) Title 21ey 15~('
Beeallse ef/ergy eonservation techf/olsE;) ana programs are eonstantly maturing, tlle speeifie
program .."ill ee iaef/tified witll applieatief/ for ellilaif/g j'lermits. Tlle j'lartieular euilding
effieief/ey program to ee used (j'lotef/tially if/ellldif/g a eustom buihlif/g j'lrogram) af/d tlle
builElings to ee eOf/strueteEl unEler the j'lrogram, shall ee iaef/tified Of/ the eHilaing j'lermit
apj'llieatiof/ af/El apj'lrovea j'lrior to iS5uanee of a builEling j'lermit. Energy ealeulatiof/s
demonstratif/g program eomj'lliaf/ee willee if/eluElea with tHe BuilElif/g Permit aj'lj'llieatiof/.
The numeer of El'l.'ellif/g units eommittea to partieij'lation in the Greef/star program is a
minimum of 5()%, or 247 Elwelling units.
f4,4Wll6) 04/08/08)
AIR QUALITY IMPROVEMENT PLAN
II.7-1
ADDENDUM TO AIR QUALITY IMPROVEMENT PLAN
~._____ Site Utilization Plan
-~~ , . ~ hepesed
N. .w.1 .... . .~ Adopted
.~. ~
:'\ ", '.' ' .
"
~~,\;...\:".
Sub-tala! RKldelrtlal
NON-Il.I!"SICEHTlAL
C.1 CIlmmerciaJ.. Relil~
p., Publk':?a....
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PO-1 ElemenlilrySd100l
PO-2 J"HIgIISd>ooI
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CPF.l Cooun PurpOSe Fac
os OPEl<l$p<oca"
OS-1 OSlSctlOOll"arl<,ng
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SUbo-lotaINon-Ruld.nlllll
PftOJECTTOTAL
CR 12.2
P 13.5
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PO 24.8
PO 1.1
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OS 134.6
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"
RESIDENTI.t.I. , . -
W.... ~ ;,~.;r:,-= -~} ~
l:u:rll L.lndUn
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...., $logIeFamily , ,.. " "
.M Slr9tf'alllily , 41;1.6 " n
..... SingleF'amlly , 46.6 ,. '"
..... Single Family , ,.., ,. "
. IMnUllSulHolal (WOoda Eaall 2111.1 " m
~SingleFamlly '" 24.7 " '"
Wft.7 SngleFamly '" IS.3 " '"
CHon! I Sub-Iotlll (Woods We.lf) 43,(1 .. '"
R!Kld,ntltISub-IoI.1CWoadSI: 2SlH " ."
Vbltae
v.., SingleF..mi'Y , 22.8 " "
V.., Single Familr , 22.3 ,.. "
VR.:] SlngIeFamily , 35_~ " '"
". SlngIeFamlly '" 23.S " "
VR.' Sio9I8Famlly '" 17.9 " " tooo....Ct41
V.< S1ng1eF","itv '" 26.5 " '"
VR.1 SiBgleFamlly '" 18.1 " " RIJWNoir
V.< SlngklFamily 'M 25.4 ,., '"
V.., 5\t1gl...Multi.F~mily M " 10.0 "
VIt-10 Multi.Family "" '-' 15.0 '"
VR_11 Mum.FalTllly M" " 15.0 '"
VR_12 M~~.Fl\l"!1i1y " 1?,3 24.4 ""
VR.13 l.wm.Fam,~ ti 16.4 26.8 ""
RnldenllaISub-l<ltalfVlslas): 141.4 ,.. usa
'"U .. 2,$55
'11
'1>5_: _
..fASTLAKE III
A plannOd community by Tn. Ea.ILaKe Company
CWI looo Ptonning
FC.F1 m
. ~ ~ ,.I...J
6120106
Exhibit AQ-l
f4,Ll1Wi>) 04/08/08)
AIR QUALITY IMPROVEMENT PLAN
11.7-1
ADDENDUM TO AIR QUALITY IMPROVEMENT PLAN
Impact Reduction Measures:
This section of the AOIP amendment demonstrates how the Windstar Pointe Resort 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 Proiect:
a. Street/Circulation Design with PedestrianlBicYcle Orientation
The Proiect does not alter the original air qualitv improvement plan implementation
measures. such as: trail system. pedestrian connection among centers. bicycle lanes and
other components to promote non-vehicular transportation. Instead. the Proiect would
be required to incorporate pedestrian connections to the existing pedestrianlbicycle
route connections to promote the use of non-motorized modes of transportations.
b. Housing Density Near Transit
The proiect provides and allows for additional housing within close proximity of area
bus routes. allowing for a reduction of vehicle miles traveled for those able to work
and live in the East Lake community.
~ Land Use Mix/Proximity
The Proiect introduces a full range of amenities to serve the needs ofproiect residents.
This approach will result in less trips traveling west to seek recreational opportunities.
d. Site Design with Transit Orientation
The proposed and permitted future buildings will increase the concentration of housing
in the immediate area which mav encourage and support the use of transit services.
therebv reducing total vehicle miles traveled.
~ Bicycle Route Integration with Transit & Employment
Bike lanes are designated on Olympic Parkway within the proiect area. On other
internal streets. bicyclists will be readilv able to share the road with motor vehicles due
to the low volumes and limited speeds allowed. Proiect bicvcle routes connect to
regional svstems as indicated in the Circulation Element of the General Plan and
provide access to all regional destinations including the park-and-ride facilitv. and
nearbv commercial centers and residential areas. The proiect will include connecting
sidewalks to the established walks. and paths and transit facilities.
f. Energv Efficient Landscaping
The proiect will include landscaping ofthe parking lots. perimeter grounds. as well as
near the proposed buildings to provide shade and reduce heat gain and energv usage
for both vehicles and buildings.
~) 04/08/08)
AIR QUALITY IMPROYEMENT PLAN
11.7-2
ADDENDUM TO AIR QUALITY IMPROVEMENT PLAN
&. Alternative Fuels/Telecenter
The proiect is provided with high-speed telecommunications services to facilitate both
on-site and off-site communications allowing for reduced commutation. The jJroiect is
proposed to include internet cable service. These facilities will be maintained with the
latest industry standards for communications.
h. Overall Sustainabilitv ofProiect
The proiect fits into the overall community plan and achieves the obiectives of
providing a iob-housing balance whereby the high-quality rental apartments will
enable employees to live and work within the EastLake community. thereby improving
overall efficiencv. community. qualitv of life and sustainabilitv.
h Commitment to Chula Vista Greenstar Program
The developer of the subiect proiect mav participate in the Greenstar Building
Efficiency Program. The maiority (50% or greater) ofthe structures shall be designed
to exceed the California 2001 Title 24. Part 6. Energy Efficiencv Standards (CA 9110.
effective 6/1/01) Title 24 bv 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. Energv calculations demonstrating program compliance will be
included with the Building Permit application.
~) 04108108)
AIR QUALITY IMPROVEMENT PLAN
Il.7-3
WATER CONSERVATION PLAN
SECTIONAL PLANNING AREA (SPA) PLAN
EASTLAKE III GDP
EASTLAKE 111-
WINDST AR POINTE RESORT
Addendum
Date: April 8, 2008
Proposed Amendment
Draft: .^.prill 0, 2006
April S, 200S
Amendment Adopted . 2008
by Resolution No. 200S-XXX
Project Sponsor
Tke EastLa],e Company
999 Lane .A, venHe, SHite 100
Chula Vista, CA, 91911
CeRtact: Bill Ostrom
(.19) 121 0127
Winds tar Communities
11149 N, Torrey Pines Road. Suite 250
La Jolla, CA 92037
Contact: Eric L. Heffner
(858) 587-2100
Prepared by:
Cinti Land Planning
2932 PoiAsenia Drive
SaA Diego, C/. 921 Os
CeAtaet: GaF)' p, CiAti
(sl~) 223 7108
Prepared by:
Bud Grav & Associates
2452 Arrowhead Court
Chula Vista. CA 91915
Contact: Bud Gray
(619) 656-801
Revised by:
PBS&J
9275 Sky Park Court
San Diego. CA 92123
Contact: Jennifer DuffY
(858) 874-1810
SECTION 11.8
WATER CONSERVATION PLAN
TABLE OF CONTENTS
SECTION
PAGE
1I.8.1 Executive Summary .................................................................................................1I.8-1
II. 8.2 Introduction.............................................................................................................. II. 8-2
1I.8.3 Purpose ........ ............................ ....... .......... ...... .............. ... ..... ........... ....... ... ............ 1I.8- 3
II. 8.4 Project Description................................................................................................... II. 8-4
11.8.5 Water Service & Supply .......................................................................................... 1I.8-6
1I.8.6 Projected Water Use.................................................................................................1I.8-7
1I.8.7 State and Federal Water Conservation Requirements.............................................. II.8-8
1I.8.8 Local Water Conservation Requirements ................................................................ 1I.8-9
11.8.9 Water Conservation Estimated Savings ................................................................. 1I.8-1 0
1I.8.IO Implementation Measures ...................................................................................... 11.8-12
1I.8.11 Monitoring ............................................................................................................. 11.8-13
(6'01 'Q6) (04/08/08)
WATER CONSERVATION PLAN
11.8-i
Table 1
Table 2
Table 3
Table 4
LIST OF TABLES
PAGE
Water Conservation Measures ......................................................................... 11.8-1
Potable Water Demand .................................................................................... 11.8-7
Recyelea WatcrIrrigation Demand ..................................................................1I.8-7
Total Water Conservation Estimate ............................................................... II.8-I I
LIST OF EXHIBITS
Pf.GE
WC-l Site Utilization Plan ......................................................................................... 11.8-5
(6/91'06) (04/08/08)
WATER CONSERVATION PLAN
1I.8-ii
11.8.1
Executive Summary
When the EastLake III SPA was originally adopted, the entire project was included in a water
conservation pilot program to determine which conservation measures were practical and
efficient. Based on the results from that program, the City of Chula Vista has established a
formal program of water conservation measures to be included in new SPAs or SPA amendments
such as the proposed EastLake III Seniors PrejeetWindstar Pointe Resort. This Water
Conservation Plan implements those requirements for the SPA Amendment project area.
As detailed in this plan, numerous features have been included in the project and commitments
made by the developer to minimize the use of water during the construction and use of
development within the EastLake III SeAlers ProjectWindstar Pointe Resort. These measures are
expected to result in an average water savings of 0.009-14 million gallons per day (MOD).
The following water conservation measures will be implemented in the project:
Table 1
Water Conservation Measures
Hot Water Pipe Insulation
Pressure Reducing Valves
Water Efficient Dishwashers
Dual Fl1;SR Toilets Evapotranspiration Controllers
Water Efficient Landscaping
(6'81 '06) 04/08/08)
11.8-1
WATER CONSERVATION PLAN
I1.8.2
Introduction
The EastLake III SCHiors ProjeetWindstar Pointe Resort is a development component of the
EastLake -Planned Community located in the eastern portion of the City of Chula Vista (City).
The EastLake III SPA includes two separate residential neighborhoods, EastLake Woods and
Eastlake Vistas, and a mixed-use "Activity Core" at the southern end of the SPA, adjacent to the
Olvmpic Training Center (OTq entrance. The predominate land use in the EastLake III SPA is
single family residential with a large complement of public school sites, a commercial site and a
CPF site in the Activity Core, and a greenbelt along Salt Creek. The proposed SeAiors
PrejeetWindstar Pointe Resort will be located in the Activity Core, at the southern end of the
EastLake Vistas neighborhood on a parcel that was originally designated visitor commercial uses
but was never developed.
The approach to water conservation outlined in this plan is intended to be comprehensive and
implemented throughout the life of the development project. Water conservation during
construction and after occupancy are~ addressed, as well as the installation of water conserving
landscaping, appliances and fixtures.
The following are goals of the EastLake III Seniors ProjeetWindstar Pointe Resort Water
Conservation Plan (WCP):
1. To conserve water during and after construction ofthe project.
2. To comply with the water conservation standards and policies of the City of Chula
Vista and Otay Water District.
3. To create a comprehensive framework for the design, implementation and maintenance
of water conserving measures, both indoor and outdoor.
4. To be economically efficient and cost effective.
(6/91/96) 04108/081
11.8-2
WATER CONSERVATION PLAN
II.8.3
Purpose
The purpose of this Water Conservation Plan (WCP) is to respond to the Growth Management
Policies of the City ofChula Vista which require larger development projects to prepare a WCP.
The water conservation measures presented in this plan are intended to respond to the long term
need to conserve water in new development.
The City has adopted formal guidelines for the preparation and implementation of the required
WCPs. This WCP incorporates the requirements of the adopted guidelines by following the
mandated format for WCPs and incorporating the required water conservation measures into the
EastLake III SeHiors PmjectWindstar Pointe Resort. The guidelines require the following water
conservation measures in all large residential projects subject to WCP requirements:
Hot water pipe insulation
Pressure reducing valves
Water efficient dishwashers
At least one water conservation measure from the outdoor category identified on the
Residential Water Conservation Measures list.
At least one additional water conservation measure from either the indoor or outdoor
categories identified on the Residential Water Conservation Measures list.
(6/91/06) 04108108)
[1.8-3
WATER CONSERVATION PLAN
11.8.4
Project Description
The EastLake III 8eniers ProjeetWindstar Pointe Resort is an amendment to the adopted
EastLake SPA Plan to convert a parcel designated for tourist commercial development to multi-
familv residential development as a seniors hOllsingan apartment complex project. The 18.4 acre
parcel is located within the Activity Core of EastLake III, just east of the entrance to the OTC.
The site is accessed via Olympic Parkway and overlooks Lower Otay Reservoir (see Site
Utilization Plan Exhibit WC-I). The parcel is proposed to be developed with 494 dwelling units
in multi-story buildings at an average density of 26.8 dwelling units/acre.
(0.'91/00) 04/08/08)
11.8-4
WATER CONSERVATION PLAN
RESIDENTIAL
Wood.
1:U~:rll LandU..
WR.' Sin!ll.f~rnily
WR.2 Singklf~rnily
WR-3 Singr..fllt1liy
WR.4 Singl..f"",~y
WR.5 Single Family
...<tenllefS"b-lolalIWoodsEasIJ
1~;fISlngl"F;lrnUy
WR.7 Sitlgl" Farnilv
"ntIISub-lolal(WoodSW&sll
RllldenUIISub-t01af(Woodlll:
"'"",
VR.l Singr" Family
VR-2 SlnglllFamily
VR-3 Slngl.Famjty
VR~ Single Farnil)'
VR.5 Slngle farn~y
VR..s SlogIeFarnily
VR.T SiogloFamily
VR4 Single Family
VR-t SingleiMuIti.Farrnly
VR.'O MUti.Family
VR." Multi.Farnlly
VR.12 Multi.Farnily
VR.13 MuI~.Family
Rllld""tlal Sub-tolal (Vf318II:
SUb-totsIResllM"Ua/
NON-RESIDENTIAL
c.t C<>mrnerd/Ol-R"taif
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OS O"""Spa<:e'
0S.1 OS/ScI!ooIP;,rk;,,'1
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Project Location
.&iEASTLAKE III
A planned communIty by The EastLafle Company
(6/91/06) 04/08/08)
Ciii'i Land Pklnning
~:.r=;rn
, - - ..k.....
6120106
Exhibit WC-l
11.8-5
WATER CONSERVATION PLAN
11.8.5
Water Service & Supply
Most of the potable water used in San Diego County is imported from the Colorado River and
the Sacramento-San Joaquin Rivers Delta. A small portion is from local surface water storage
reservoirs and groundwater.
The Otay Water District (OWD) provides water service to the EastLake III SPA project area.
The OWD is a member of the San Diego County Water Authority (CW A) which purchases the
imported water from the Metropolitan Water District of Southern California (MWD). The OWD
obtains filtered water from CW A and delivers it local customers.
The EastLake III SPA is located within the OWD's Central Service Area. The project will
receive its water supply from the District's Central Area System. Potable water is provided to the
Central Service Area of the Otay Water District via the Second San Diego Aqueduct. Water is
delivered at aqueduct connections No. 10 and No. 12 and is conveyed by gravity to the Central
Service Area emergency/operating reservoirs at a grade of 624 feet. Water is then pumped to the
existing 711 and 980 service zones. The proposed EastLake III SeRiors ProjeetWindstar Pointe
Resort will be served from the 980 service zone.
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 Lane and
Highway 94. This plant has a stated capacity of 1.3 million gallons ofrecycled water per day for
non-potable water uses such as irrigation of golf courses, school playing fields, public parks, and
public landscaping. An additional recycled water supply will be available from the City of San
Diego's 15.0 million gallons per day (MOD) capacity South Bay Water Reclamation Plant,
which is located in the Tijuana River Valley at Monument and Dairy Mart Roads near the
Mexican border. The initial phase of this plant was recently completed.
Recycled water requirements for the project will 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, will be incorporated into the EastLake 111 SPA Public
Facilities Financing Plan and/or subdivision map conditions for the project to assure timely
provision of required facilities. The current tentative map conditions do not require recycled
water use to this proiect because of its proximitv to the Otav Lakes and the potential for recvcled
water runoff to the lakes.
(6/01'06) 04/08/08)
11.8-6
WATER CONSERVATION PLAN
11.8.5
Projected Water Use
This section presents information on the anticipated water demand of the EastLake III Seaiers
ProjeetWindstar Pointe Resort only. As noted previously, the remainder of the EastLake III SPA
development was included in the City of Chula Vista's Water Conservation Pilot Program and
the adopted Water Conservation Plan remains in effect for that area outside of the EastLake III
Seaiers PrejeetWindstar Pointe Resort.
Petable Water DeffiaHd
Table 2 shows projected water use in the EastLake III SCHisrs PrsjectWindstar Pointe Resort.
based on average use rates from the Otay Water District's 2002 Water Resources Master Plan,
which do not reflect significant conservation measures, and the proposed land use statistics.
Table 2
Potable Water Demand
Land Use Net Area Dwelling Unit Average Annual Day
(ac) Units Demand Demand (gpd)*
MF Residential 18.4 494 300 gpd/du 148,200
TOTAL 0.148 mgd
* gpd = gallons per day; mgd = million gallons per day
Recyclcd '.Vater DeffiaHd
The projected demand for recycles water landscape irrigation in the EastLake III Seaiors
ProjeetWindstar Pointe Resort is 0.006 MGD fer laasscape irrigatiea ~as shown in Table 3
below.
Table 3
Reeycled '.vaterIrrie:ation Demand
Land Use Net Area Percent Irrigated Irrigation Average Day
(a c) Irrigated Area (a c) Rate (gpd/ac) Demand (gpd)*
MF Residential 18.4 15% 2.8 2,152 5,940
TOTAL 0.006 mgd
* gpd = gallons per day; mgd = million gallons per day
(6/91/96) 04/08/08)
[1.8-7
WATER CONSERVATION PLAN
11.8.7
State & Federal Water Conservation Reqnirements
Some water conservation measures are mandated by state or federal law . The federal water
efficiency plumbing standards were included in the Energy Policy Act enacted in 1992, and
effective January I, 1994. Passage of the Act provided a uniform standard for manufacturers of
water-using fixtures including ultra-low-flow toilets, low-flow showerheads and faucets,
aerators, washing machines and other appliances and fixtures.
State regulation of water efficiency is based on the California Constitution and Water Code. The
Constitution provides the basis for efficient water use and is the foundation for the state's
subsequent policies and mandates regarding water conservation and reuse. Additionally, the
Urban Water Management Planning Act which was adopted by the California Legislature in
1983 and amended serially through 1995. The Act requires advance planning for water supplies
to meet projected demands in the short term and long term with emphasis on water conservation,
water recycling, emergency planning for drought restrictions on water use, among other
provisions.
In California, regulation of manufacturing and installation of hot- water-related plumbing fittings
is under the jurisdiction of the California Energy Commission. The efficiency requirements and
regulations are incorporated in the California Code of Regulations Title 20, -Appliance
Efficiency Regulations. These regulations establish the maximum flow rate for all new
showerheads, lavatory faucets, sink faucets, and tub spout diverters manufactured, sold or
offered for sale in California.
In effect, current federal and state legislation require the use of certain plumbing devices that
meet specified maximum flow rates. These devices include:
Showerheads
Lavatory Faucets
Sink Faucets
Metering Faucets in Public Restrooms
Tub Spout Diverters
Residential Water Closets
Flushometer Valves
Commercial Water Closets
Urinals
Water savings in a typical single family home in Southern California through use of mandated
fixtures has been calculated to be approximately 25% of the pre-conservation total.
(6/91/06) 04/08/08)
11.8-8
WATER CONSERV AnoN PLAN
11.8.8 Local Water Conservation Reqnirements
In addition to the State and Federal requirements identified above, the City ofChula Vista and
the Otay Water District have also adopted water conservation requirements.
The City ofChula Vista Growth Management Ordinance, Municipal Code Section 19.09.050C,
requires a Water Conservation Plan (WCP) to be submitted with all Sectional Planning Area
(SPA) Plans. The WCP is to provide an analysis of water usage requirements of the proposed
project, as well as a detailed plan of proposed measures for water conservation, use of reclaimed
water, and other means of reducing per capita water consumption from the proposed project, as
well as defining a program to monitor compliance.
As noted in Section 11.8.3 Purpose, all projects subject to a WCP are required to include a
specific set of water conservation measures from a menu provided by the City. Per that
requirement, the following water conservation measures will be incorporated in the EastLake III
Sel1iors ProjeetWindstar Pointe Resort. which is entirely residential:
-Hot water pipe insulation
-Pressure reducing valves
- Water efficient dishwashers
- Dual flusH toiletsEvapotranspiration Controllers
-Water-efficient landscaping for all developer and builder installed landscaping
These measures are detailed along with estimates of water savings due to conservation in the
following chapter.
Landscape irrigation is another significant opportunity for water conservation and local agencies
have established their own mandates. The City of Chula Vista Landscape Manual requires the
use of recycled water, if available, for landscape irrigation within all designated areas as allowed
by state and local health codes. Further, Section 26 ofthe OWD ordinances state that it is the
District's policy that reclaimed water shall be used "...whenever its use is financially and
technically feasible, and consistent with legal requirements, preservation of public health, safety
and welfare, and the environment." The use of recycled water in the EastLake III Seniors Project
will comflly with tHis reEIuirement.
Yse Windstar Pointe Resort is not a condition of recycled water does not reauce the irrigatiol1
demanacurrent tentative map because of the proiect's proximitv to Otav Lakes and the potential
for landscaflil1g llut more efficiently uses availallle water sUflfllies lly using Ilolallle water il1aoors
and using recycled water for outdoor irrigationexcess recvcled water to runoffto the lakes.
(6/9 1,'06) 04108/08)
11.8-9
WATER CONSERVATION PLAN
11.8.9
Water Conservation Estimated Savings
Each ofthe selected water conservation measures included in the project is detailed below along
with an estimate of the water savings associated with each.
Indoor Measures
Hot Water Pive Insulation
Insulation of hot water pipes and separation of the hot and cold pipes to reduce heat
exchange can reduce the amount of time a faucet will need to flow to produce hot water.
The estimated -water savings is 2,400 gallons per residential unit per year.
Pressure Reducinz Valves
Installation of a pressure-reducing valve at the water service connection can maintain the
pressure below 60 psi, reducing the volume of leakage that may be present and prevent
excessive flow of water from all appliances and fixtures. The estimated water savings is
1,800 gallons per residential unit per year.
Water-Efficient Dishwashers
Dishwashers with water saving features such as water level sensors instead of timed
fillers. The estimated water savings is 650 gallons per unit per year.
Outdoor Measures Due! Flush Tsilets
Evavotransviration Controllers
Dual flusll toilets [3r8'/iae tile o[3tioR to flush witll a [3artial (9.8 gall OR) Flow of water or
witll a full (La galloR) flow, aepeRaiRg OR Reea. 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. The estimated water savings with a allal flHsll
leiJetevapotranspiration controllers is 4;Q0020.000 gallons per year per single familv
residential unit. This proiected water savings is excessive for a 494 unit apartment
complex which is estimated to on Iv use an average of 5940 gallons per dav (2.17 million
gallons per vear) for irrigation. For this analvsis. it is assumed that 10 percent of the
irrigated water use or 0.217 million gallons per vear can be conserved through use of
evapotranspiration controllers.
OHtaoor Measures
(6,'91/96) 04/08/08)
II.8-10
WATER CONSERV AnON PLAN
Water-Efficient Landscaving
Guidelines for water-efficient landscaping are included in the City's Landscape Design
Manual. Water efficient landscaping will be utilized on all developer and builder
installed landscaping. The estimated water savings by using water efficient landscaping
is up to 50 percent of non-efficient landscaping. For a 2.100 square foot (0.048 acre)
landscaped area. a water savings of 12.000 gallons per vear is estimated. This is
equivalent to 250.000 gallons per acre. If 2.8 acres is proiected to be irrigated. then the
water savings would be 700.000 gallons per vear.
Based on the savings estimates associated with each of the water conservation measures detailed
above, the total water conservation estimate for the EastLake 111 SCEiom ProjectWindstar Pointe
Resort is 0.009+4 million gallons per day, per Table 4 below.
Table 4
Total Water Conservation Estimate
Conservation Measure Estimated SavingsAffiit Units/Acres Conservation Estimate
(2:311005 oef vear) (gallons/year)
Hot Water Pipe Insulation 2,400 g-oer MF Unit 494 1.186 million
Pressure Reducing Valve 1,800 g Der MF Unit 494 0.889 million
Water Efficient Dishwasher 650 '" Der MF Unit 494 0.321 million
Dual fIHsR TeiletEvaootransoiration 4+9.00 g 77.500 Der acre U +.9+6 0.217 million
Controllers
Water Efficient Landscaping 250.000+,;lOO gDer acre 2.8 0.~700 million
TOTAL 19,959 g +.%5-3.313 million
Average Daily Savings -- O.0094ll4 MGD
(6/91/9") 04/08/08)
11.8-11
WATER CONSERVATION PLAN
11.8.10 Implementation Measures
Imolementation Measures
In addition to the imolementation measures outlined in the oreviously adooted EastLake III SPA,
the Aoolicant of the subiect Proiect has committed to following the water conservation measures:
. Indoor water conservation measures:
o Hot-Water Pioe Insulation: Install insulation on all hot water oioes in all common areas
and all tenant-develooed areas.
o Pressure Reducing Valves: Provide oressure reducing valves at all meters. set to deliver
water at no higher than 60 osi.
. 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 Svstem Use of rain sensors and soil moisture
measuring devices for scheduling and controlling all landscaoe irrigation
programs in commercial. industrial and business centers including tenant areas.
. Evapotransoiration (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
sorinklers for the aopropriate 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 drio irrigation where possible and restriction of sorinkler
irrigation as recommended bv the water ouryeyors.
. Recycled Water Exoand use of recycled water beyond areas mandated bv the
water purvevor to those areas where landscaping is within a reasonable reach of
recycled water pioelines. to the extent that such use is acceotable to regulatorv
authorities.
. Outdoor Garden Sales - All tenants with outdoor garden sales areas to install
micro-irrigation svstems (trickle or drio irrigation) and orovide water
conservation educational materials for consumers.
(6/el 'e6) 04/08/08)
11.8-12
WATER CONSERVATION PLAN
o Indoor Water Conservation Measures
. Dual-Flush Toilets - Install dual-flush !ULFT) toilets in public restrooms
including gas station restrooms.
. Waterless Urinals - Install waterless urinals in public restrooms (men's rooms)
including gas station restrooms.
. Pre-Rinse Soraver on Sinks - Install automatic shut-off soraver for ore-rinsing
dishes with a maximum flow rate of 1.6 gom in all restaurant and fast-food units.
. High-Efficiency Dishwashers - Install high-efficiencv dishwashers in restaurant
buildings.
. Air-Cooled Ice Machines - Install air-cooled ice machines instead of water-
cooled machines in restaurants.
. Conductivitv Meters - Install conductivitv meters on cooling towers to regulate
cvcling of cooling water and chemicals.
o Ootional Water Conservation Measures
. Sub-meter all individual tenants in buildings.
. Provide educational materials and guidance to tenants.
Imolementation Timing
The imolementation measures shall be incoroorated in the building olans and installed orior to
issuance of certificate of occuoancv.
Tile following non manaatea water conservation meaSHres will be imj3lemented in tile j3roject:
I. Hot Water Pij3e Insulation
2. PressHre ReaHeiAg V ah es
3. '.Vater Efficient Disllwasllers
1. DHal FlHsll Toilets
5. Water EfficieAt Lanaseaj3ing
Implementation oftllis Water Conservation Plan sllall primarily be tile responsibility of the
Master Deyelsper ana inaividual site ae':eloper. Tile Master Develsj3er will establisll
requirements ana glliaelilles for tile site developer/euilaer, inclllaing 'Nater efficient lanascaping
(6/91.'96) 04/08108)
II.8-13
WATER CONSERY A nON PLAN
in tile site aevelel3eri~lIlilaer installea laHase~e areas. Tile Master De'ielel3er will alsa inotall
water effieient laHaseal3ing, al3l3royea BY tile Cit}., in all develal3er installed lanaseal3e areas.
/\. sHBstantial resl3onsiBilil)' 'Nill also rest witll tile City of Clllfla Viota Planning ana Blfilaing
Del3artmeHt te ellSHre aHa 6nferee tile flfElYisiens efthis eOllservatioll fllan. This e!eflartffient will
reYi6? fllall sUBmiftals aHa ae'ielofl an illtemall3regram te ellSHre tllat water eenservatien
meaOHres are l3rOflerly implementea ill fllilllie areas, ana aflflrave fllallting ane! irrigation l3lans,
Mains alia lateFals f-er reeyelea water will Be illstallea witll tile ffiajer reae! alia infrastmeture
imflre'ieffiellts. Tile l3revisisn efreelaimea water is tile respaHsiBilitj' eftlle ata)' Water Distriet,
'.Ylliell will alse Be resflensiBle f-or eHfereillg water qHality regHlatiells.
11.8.11 Monitoring
In order to ensure that all previsions of this plan are met, the standard review oflandscape and
construction documents performed by the City will include an evaluation of compliance with the
previsions of this Water Conservation Plan. This approach will allow for a formal determination
by the City that each of the required measures arelli implemented. Future discretionary or
administrative actions with regard to development within the EastLake III SeHiers
PrejeetWindstar Pointe Resort (e.g., tentative map, building or grading permit, etc.) may be
utilized to address or ensure compliance with the prescribed water conservation measures.
(6,'01/06) 04/08/08)
11.8-14
WATER CONSERVATION PLAN
ATTACHMENT 7
PUBLIC FACILITIES FINANCING
PLAN AMENDMENT (ATTACHED)
5-80
*7/IcIHICAIT7
DRAFT
THE EASTLAKE 111- SENIORS PROJECT
WINDSTAR POINTE RESORT
SUPPLEMENTAL
PUBLIC FACILITIES FINANCE PLAN
AMENDMENT
Amended and Approved by:
Chula Vista City Council
Date: June 20, 2006
Amendment:
Prepared by:
bu,k." l UlO", ...,1...." ..
,\pril13, 2006
Februarv 4. 2008
TABLE OF CONTENTS
EXECUTIVE SUMMARY .............................................................................................11.5-5
GENERAL CONDITIONS .............................................................................................11.5-8
11.5.1 INTRODUCTION ................................................... ............... ............................ 11.5-12
11.5. I .1. Background ..................................................................................................... II.5-12
II.5.1.2. Purpose ............................................................................................................ II.5-13
II.5.1.3. Assumptions ............................................................................................... ..... II.5-14
11.5.104. Threshold Standards ........................................................................................ II.5-14
11.5.1.5. PFFP Boundaries ............................................................................................. 11.5-16
11.5.2 DEVELOPMENT SUMMARy................................................................... 1I.5-U-19
II.5 .2.1. Development Phasing................................................................................. II.5~21
II.5.2.2. Development Impact Fees .......................................................................... II.5-U-22
11.5.4 FACILITY ANALYSIS................................................................................II.5-U 24
11.5.4 PUBLIC FACILITIES THRESHOLD STANDARDS AND
INFRASTRUCTURE ................................................................................... 1I.5~25
II.5A.I. Traffic.. ..... .............................................................. ................... ................. II.5-2+-25
11.504.2. Police............... ..... ......................... ....... ....... ........... ...... .......... ........... ......... II.5 -M 55
11.504.3. Fire and Emergency Medical Services ....................................................... II.5~59
11.50404. Schools........ ................................................................................. ....... ....... II.5-'w 63
II.5 04.5. Libraries ............ .............. ......... ........ ........ ......................... ..... ........ ............ II.5-6ll- 70
11.504.6. Parks, Trails and Open Space.....................................................................II.5-Q-73
II.5A.7 . Water .......................................................................................................... II.5..f+ 81
II.5A.8. Sewer..................... ............... ................... ................................. .......... ........ II.5~88
11.504.9. Drainage ....... ...... ....... ...... ......... ....................................... ...........................11.5-84-95
II.5A.IO. Air Quality................................................................................................ II.5-9-l-1 05
11.504.11. Civic Center..............................................................................................11.5~ 107
II.5 04.12 Corporation Y ard...................................................................................... II.5-%-1 09
II.5A.13. Other Public Facilities .............................................................................. II.5-9+ lli
II.5A.14. Fiscal........................................................................................................II.5-9& 113
II.5A.15. Public Facilities Finance ........................................................................II.5-Wl-116
APPENDIX A - FISCAL IMPACT ANALySIS................................................ 11.5-1%-121
LIST OF EXHIBITS
Exhibit
Exhibit
Exhibit
E1Lhillit
Exhibit
BILhillit
Exhibit
I Vicinity Map .................................................................................................11.5-10
2 PFFP Boundaries........................................................................................... II.5-11
3 General Development Plan Adooted.............................................................II.5-17
1 CeaeFal De:?els(JffieRt Phm PfBfJ8seEl............................................................II.3 1&
~ 1 Site Utilization Plan Adooted...................................................................1I.5-l9 18
6 Site Utiliffitiefl Plan Pre~seEl......................................................................I1.S 29
1- ~ Existing Street Network................................................................................II.5-37
Ci~ CaDDeil !-~d8pti8R date
11.5-2
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
Exhibit
Exhibit
Exhibit
Exhibit
Exhibit
BuhiBit
Exhibit
BJrnilJit
Exhibit
ElrnilJit
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Taele
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
H
91
-w~
+1-2
HlQ
13
Mil
IS
MI2
17
A.I
A.2
A.3
AA
A.5
A.6
A.7
B.l
R2
B.3
BA
R5
R6
R7
R8
R9
RIO
RII
B.12
B.l2 I
R13
RI4
RI5
RI6
C.I
C.2
D.I
D.2
D.3
E.I
E.2
E.3
BE.I
B E.2
E.E.3
Transit Plan ... ........ ..... ...... ....... .............. .... ................................. ....... ....... ..... II.5-40
Circulation P-rafleseti...... .......... ....... ............ ................... ................. ......... 11.5..,Q 53
Circulation Improvements....... ....................................... ................... ....... II.5-H- 54
Potable Water Plan................................................................................... II.5~86
Prejlsseti Adollted Recycled Water Plan .................................................11.5-+6-89
Prejlesed Reeycled Water PlllR ..................................................................... ItS 77
Prsjleseti Adooted Sewer Plan ................................................................. 11.5~96
Prejlesea 8e\\'er Pkm.....................................................................................n.5 83
Prsjlesea Adooted Storm Drainage........................................................ 11.5-89-104
Prsjlesea 8teFftl Drainage ............................................................................. n.5 99
LIST OF TABLES
EastLake Village Center North Summary ofFacilities...................................II.5-9
Chula Vista Threshold Standards..................................................................II.5-15
GDP and SPA Plan Statistical Data ..............................................................II.5-19
Public Facility Timing................................................................................... II.5-21
TDIF Schedule........................ .......... ......................................... ...................11.5-22
Public Facilities Estimated DIF Components ............................................... II.5-23
Level of Analysis ..........................................................................................11.5-24
GMOC LOS Definition.................................................................................11.5-25
Freeway Segment LOS Threshold Descriptions ...........................................11.5-26
Chula Vista Segment Capacity & LOS Standards ADT Volumes................ II.5-27
Arterial LOS Threshold Descriptions ...........................................................II.5-27
Average Daily Traffic Volumes....................................................................II.5_28
Intersection LOS Threshold Descriptions ..................................................... II.5-28
LOS Thresholds for Signalized Intersections................................................ 11.5-29
Intersection LOS Threshold Descriptions ..................................................... II.5-30
LOS Thresholds for Unsignalized Intersections ...........................................11.5-30
Existing Street Segment Operations.........................................................II.5~35
Existing Intersection Operations ..............................................................II.5~ 38
Trip Generation Summary Proposed Project ................................................11.5-41
Trip Gefteratiell 8t1mmary Aaaptea LllRti Uses ............................................ II.S 11
Near & Long-term Segment Ollerations 8eellftl'ies I thretlgR 6 ..............II.5-43- 43
Near-Term and Buildout Intersection Operations....................................II.5-44 45
EastLake III Selliers Windstar Pointe Resort TDIF Fees.........................II.5~ il
EastLali.e III Selliers Windstar Pointe Resort Traffic Signal Fees ...........11.5~ il
Historic Response Times.......................................................................... II.5~ 56
Police Fees ...............................................................................................II.5~ 57
Fire Station Inventory .............................................................................. 11.5~ 59
Fire/EMS Response Times since 1994.....................................................II.5~ Q!
Fire/EMS Fee ........................................................................................... 11.5-69 62
Chula Vista Elementarv School District Enrollment vs. Caoacitv................ II.5-65
Future Librarv Facilities.......................................................................... ...... II.5-66
Student Generation.......................................................... .............................. 11.5-67
Existing Library Facilities ......... .................................. .......................... ...II.5-6G- 70
Future Library Facilities.... ..... ............................................. ...... ...... ........ .I1.5-6i-1l
Library Space Demand Compared to Supply...........................................II.5-6i-71
City C811Heil AdaptiB8 date
II.5-3
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
EEA
FG.l
FG.2
FG.3
FGA
FG.5
FG.6
FG.7
FG.8
GH.l
GH.2
H!.l
HI.2
HI.3
HIA
HI.5
I,!.l
J-K.l
K,L.l
bM.l
MN.l
Library Fee ...............................................:...............................................II.5~ 72
Quimby Act Parkland Requirements........................................................II.S-64 74
Parkland Dedication Ordinance Standards...............................................II.5-64 74
Parkland Dedication Requirements per City Ordinance ..........................II.S-64 74
SPA Amendment Plan Park Acres and Eligible Credits ..........................II.S-M 75
Estimated Park Acreage Demand Compared to Supply...........................II.S-M 75
BaotLaI<e III SPA Amendment Park Land Dedication Required .............II.S~ 76
Park Acquisition and Development (pAD) Fees Development Component...II.S-6& 78
Public Facilities Fees For Recreation.......................................................II.5-+G 80
Water Pressure Criteria ............................................................................II.S-n 82
Projected Water Demands per EastLake SAMP ......................................II.S..f; 83
Adopted / :.meadeEl Wastewater Flow Projections .................................II.5-+& 89
Sewage Flow and Treatment Capacity .....................................................ILS-+9 90
Development Projections for Reach S......................................................II.S~ 91
Critical Reach Gravity Sewer Calculation ............................................... ILS~ 92
Estimated Salt Creek Impact Fees............................................................II.5-8+ 93
Flew CeaElitieBG Historical & Post Proiect Flow Rates.........................II.5-86 100
Civic Fee for Ea5tLake Seaiel'S Windstar Pointe Resort........................ILS-94 108
Corporation Yard Fee for Ba5tLaI.e Seaiel'S Windstar Pointe Resort....II.S-96 110
Public Facilities Fees for Ollior Mlie Administration Facilities ..........II.S-9+ III
Net Fiscal Impact on the City ofChula Vista ........................................II.5-99 lIS
cit). CaDDeil Adaptie8 date
II.54
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
EXECUTIVE SUMMARY
This supplemental Public Facilities Finance Plan (PFFP) Amendment addresses the Dublic facility
needs associated with the Droposed Windstar Pointe Resort proiect. An amendment to the EastLake
III SPA Plan is required to remove the references to the Dreviously-aDllroved active seniors llroiect
(aka The EastLake III - Seniors Proiect) ("the Seniors Proiect") and to address the "Windstar Pointe
Resort" Droiect. The prooosed proiect is similar to the Dreviously-aDDroved Seniors Proiect and has
the same number of 494 residential units.
+IHs The existinll supplemental PIiBlie Faeililiea FiHaRee Plftll (PFFP~, dated Allril 13. 2006.
addresses the public facility needs associated with a prepeseEll!!L18.4 acre multi-family seniors
project. The EastLake III SPA Plan Amendment pfepeses te eeHve!'t was aDDroved bv the Chula
Vista City Council on June 20.2006 (Resolution Number 2006-190). This amendment converted the
aforementioned 18.4 acre site from the eldstiHg C-2, Tourist Commercial, to the VR-13, Multi-Family
Seniors, designation. The amendment also reconfigures-.Q the CPF -I and VR -12 sites without
changing the size or density of the VR-12 site but increasinHd the CPF-l site from 1O.8-acres to
12.9-acres. In addition, the amendment reduce5Q the Open Space (OS) from 136.7-acres to 134.6-
acres. The PFFP supplement has BeeR was prepared under the requirements of the City of Chula
Vista's Growth Management Program and Implementation Ordinance Number 2448. Flirtlter, this
sHj9pleffient ia a hYBriEl ffie8Ht te BriElge the gap llelweeH Ihe eliffeR! '/ersieH ef the EastLake III PFFP
aREI the eily's etlffent gliiEleliBes.
The preparation of a supplemental PFFP amendment is required in conjunction with the preparation of the
EastLake III General Development Plan (GDP) Amendment and the EastLake III Sectional Planning Area
(SPA) Plan Amendment. This supplemental PFFP amendment ensures that the future development of the
Ea5tLalre iSeniefS Windstar Pointe Resort project is consistent with the overall goals and policies of the City's
General Plan, Growth Management Program, the Amended EastLake III GDP and the Amended EastLake
III SPA Plan. Further, the PFFP ensures that the development of the project will not adversely impact the
City's Quality of Life Standards.
The BastLake SeRiers Windstar Pointe Resort planning area encompasses approximately 18.4 gross acres
within the City ofChula Vista. The site is located between the Olympic Training Center (OTC) on the South
and EastLake Vistas to the North. The site is a peninsula shape fronting on Olympic Parkway extending
eastward towards the Lower Otay Reservoir. The site is approximately 9 miles east of the Chula Vista Civic
Center. Exhibit I and 2 both illustrate the location of the EastLake iSeRiefS Windstar Pointe Resort site and
its proximity to the existing development within the EastLake community. The OTC is located to the south
and west as well as bordering the EastLal<e III SeBi6l'S Windstar Pointe Resort Project.
The project site is designated as Ceffimereial TauriGt Hillh Densitv Residential in the City General
Plan, and EastLake III GDP and SPA. The site is designated ~ VR-13 Multi-Familv Seniors on
the approved SPA Site Utilization Plan. The SPA Plan Amendment will remove the "Seniors"
desillnation. As envisioned in the approved GDP, the project site would accommodate the ~
eemmerejal Hillh Densitv Residential component of the GDP, whieh eaulEl suppeft a hetel ar slflaU
E1esliHatieB resaft E1ue la its prOl(ilflily Ie the OTC. The EastLake III IS}>,."\. E1eseriBes the sile's iHteBaeEl
Mae as "a tSl:lrist esmmereial site that wsuld pre.f"iee visiter aeesmmeaatisfl3 lUul restaHffilIt Hse
adjaeeR! te the OIYffipie TmiBiRg CeBter, speeifieall)' e"lemight laElgiHg, eaRfareBee spaee lIBEl feed
sen.iee iH a reseFt setting." This faeility 'liftS jRleREleEl te Be 138ft efthe OTC Village CeHter. The site
was rough graded in 2002. The applieaHt has E1ele_iHed that eemmereiallises will He laager Be as
viaBle aB the site as pre'/iausl)' amjeipR!eEl Ellie Ie the SUBstantially lewer HUlfleer af ".'jsilers te the
OTC th8H projeetea, lIBEl therefere the chaRge iH liltimate laREllise is prapeaeEl.
City C8Hoeil Adeptie8 date
11.5-5
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
The project will consist of one primary development phase. Actual construction on individual building sites
may occur over a several year period, which is similar to The EastLake Company's experience with
EastLake I and II projects.
A. Public Facilitv Cost and Fee Summary
The following discussion identifies and summarizes the various facility costs associated with
development of the 18.4-acre EastLake SeIliol'S Windstar Resort project. The facilities and their
cost are identified in detail in this supplemental PFFP. Each subsection indicates a recommended
financing alternative for threshold facilities based upon current City practices and policies.
However, where another fmancing mechanism may be shown at a later date to be more effective,
the City may implement such other mechanisms in accordance with City policies. In addition,
Table A.I summarizes the public facility phasing and associated costs within a table fonnat.
Transportation Development Impact Fees (TDIF) generated by the EaslLake 8eaiol'S Windstar
Pointe Resort project total approximately $1,985,889 $3.194.204. Traffic Signal Fees generated
by the project are approximately $52,669 $84.622. These fees do not include any credits the
developer may have or may receive through a Development Agreement.
Backbone sewer and water improvements will be funded, in part, through the payment of DIF
fees and capacity fees established for these purposes. The Developer will fund on-site facilities.
The total costs for the EastLake Se8iofS Windstar Pointe Resort project Capital Improvement Plan
(CIP) Potable Water and Recycled Water Facilities will be detennined by the Otay Water District
(OWD). According to the OWD policy No. 26, OWD will provide reimbursement for
construction and design costs associated with development of these improvements or
pursuant to any agreement or provision in effect at the time.
The estimated fee cost for Wastewater for the EastLake 8eaiofS Windstar Pointe Resort project
is approximately $196,999 $1.781.364 (does not include the Administration Fee for sewer
connection pennit). The entire project site is within the Salt Creek Sewer Basin DIF.
The BastLake 8eniofS Windstar Pointe Resort project will net trigger development impact fees
for schools.
Police, fire and emergency medical services, parks (acquisition and development fees),
recreation and libraries, civic center, corporation yard, and other public facilities will be
funded from revenues generated from the payment of Public Facilities Development Impact
Fees at building pennit issuance. These fee revenues total approximately $6,571,788
$8.033.570.
B. Public Facilitv 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 EaslLalEe Se8iofS Windstar Pointe Resort project:
1. Traffic: Based upon the Traffic Impact Analysis for the Easflake Seniay Residential
C671lNl.."ity Windstar Pointe Resort, dated August Hi, 2()()5 October 18. 2007 by
Linscott, Law & Greenspan the threshold compliance is projected to be maintained
with implementation of the improvements identified in Tallie B.12 Section n.5.4.1.16
of this PFFP amendment and the payment of TDIF fees. The EastLake 8eRiofS
Windstar Resort project shall be conditioned to pay TDIF Fees and Traffic Signal
c~ C01lfteil t_doptieR date
11.5-6
EastLake fiI Windstar Pointe Resort
Supplemental PFFP Amendment
Fees at the rate in effect at the time building permits are issued.
2. Police: Threshold compliance will be met with the payment of public facility fees;
the fees shall be Daid Drior to the issuance of building oermits. at the rate in effect at
the time bHildiag permits are issHed payment is made. 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.
3. Fire and Emergency Medical Response: Threshold compliance will be met with the
payment of public facility fees: the fees shall be paid orior to the issuance of building
permits. at the rate in effect at the time lmildiag pel'ftlits are issued payment is made.
The City will continue to monitor Fire Department responses to emergency fire and
medical calls and report the results to the Growth Management Oversight
Commission (GMOC) on an annual basis.
4. Water: Threshold compliance will be met by the following:
a) The Developer shall request and deliver to the City a service availability letter
from the OWD prior to reeerdatisa sf tile Pareel MlIJl the issuance of building
permits.
b) The Developer shall provide potable water improvements according to OWD's
Water Resource Master Plan and approved Sub-Area Master Plan (SAMP).
c) The Developer shall provide recycled water improvements according to the
SAMP. The OWD and the City of Chula Vista will coordinate recycled water
requirements for the project. The phased construction of recycled water
facilities, based on the SAMP, will be incorporated into the conditions of
approval sf the PlH'eel MlIJl for the proiect.
5. Sewer: Threshold compliance will be met through the payment of sewer fees and the
Salt Creek DIF by the developer, the construction of the city required facilities as
identified in this PFFP and Pareel Map conditions of approval prior to the issuance of
building oermits.
6. Drainage: Threshold compliance will be met by the construction of city-required
drainage facilities by the developer. Drainage facilities include but are not limited to
graded swales, concrete swales, drainage inlets, pipes, headwalls, sedimentation
basins, storm-water treatment devices, etc. In addition, the developer shall comply
with all Federal, State, City of San Diego and City of Chula Vista water quality
regulations and requirements.
7. Air Quality: The City continues to provide a development forecast to the APCD in
conformance with the threshold standard. 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 III Air Quality Improvement Plan amendment
pertaining to the design, construction and operational phases of the project have been
implemented.
8. Fiscal: The EastLake III project including the BastLalEe SBllitlrs Windstar Pointe
Resort Project provides a positive fiscal impact of $79,71)1) $620.300 in the first year
and remains 56 \>ositive through to build-out.
9. Civic Center and Corporate Yard and other facilities: Threshold compliance will be
met hy-tIte through the collection of the public facilities fees at the rate in effect at the
time building permits are issued.
City C8HReil ~\d8pti8H date
11.5-7
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
GENERAL CONDITIONS
FOR
EASTLAKE III - 8ENIeRS PROJECT WINDSTAR POINTE RESORT
SUPPLEMENTAL PFFP AMENDMENT
A. All development within the boundaries of the Supplemental PFFP. as amended. for the
SeRiElfS Windstar Pointe Resort Project shall conform to the provisions of Section 19.09 of the
Chula Vista Municipal Code (Growth Management Ordinance) and to the provisions and
conditions of this Supplemental PFFP.
B. All development within the boundaries of the Supplemental PFFP. as amended. for the
EaffiLake SeRialS Windstar Pointe Resort Project shall be required to pay development impact
fees for public facilities, transportation and other applicable fees pursuant to the most recently
adopted program by the City Council, and as amended from time to time. Development
within the boundaries of the EastLalre SeRialS Windstar Pointe Resort shall also be responsible
for fair share proportionate fees that are necessary to meet the adopted facility performance
standards as they relate to the SPA Plan.
C. The Supplemental PFFP. as amended. shall be implemented in accordance with Chula Vista
Municipal Code 19.09.090. Future amendments shall be in accordance with CVMC
19.09.1 00 and shall incorporate newly acquired data, to add conditions and update standards
as determined necessary by the City through the required monitoring program. Amendment
to this Plan may be initiated by action of the Planning Commission, City Council or property
owners at any time. Any such amendments must be approved by the City Council.
D. Approval of this Supplemental PFFP. as amended. does not constitute prior environmental
review for projects within the boundaries of this Plan. All future projects within the
boundaries of this Supplemental PFFP shall undergo environmental review as determined
appropriate by the City of Chula Vista.
E. Approval of this Supplemental PFFP. as amended. does not constitute prior discretionary
review or approval for projects within the boundaries of the Plan. All future projects within
the boundaries of the EastbaIre SellialS Windstar Pointe Resort project area shall undergo
review in accordance with the Chula Vista Municipal Code. This Supplemental PFFP
analyzes the maximum allowable development potential for planning purposes only. The
approval ofthis plan does not guarantee specific development densities.
F. The facilities and phasing requirements identified in this Supplemental PFFP. as amended.
are based on the SPA Plan, which assumes that 18.4 acres with 494 Eqtliyalellt Multi-Family
Dwelling Units will be constructed. If there are changes, the total number of EljHiYllleflt
Dwelling Units calculated may change and facility requirements shall be adjusted
proportionately.
G. The plan analysis is based upon one single phase of development as presented in this
document. Any changes to phasing shall require an amendment to the Supplemental PFFP,
as amended.
City C8t1Reill_lIeptiBR date
1I.5-8
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
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Table A.I
Windstar Pointe Resort Summary of Facilities'
Faeilitv Faeilitv DeserlDtion Fee Estimate DIF Pro!!ram Timin!! Fundin!! Source Financine
Transoortation Transoortation $3.194.204 Transoortation Facilities Pay nrior to issuance of DIF const.! Fee Prol!fam
Facilities in Eastern Territories exaction
Traffic Si"nal $84.622 Traffic Si~nal Fee Building: Permit DIF exaction Fee PrOln"am
Subtotal $3 278 826
Potable Water 980 Zone To be Determined by City DIF fees do not aooly to Provide City EnlZineer OWD OWD CIP Fees Caoacitv Fees
OWD the OWD water availability letter and and Exactions
Recycled Water To be Determined by City DIF fees do not aooly to reauired imOfOvements Drier Caoacitv Fees
950 Zone to issuance ofBuildine OWD CIP Fees
nfReuuired) OWD the OWD Pennit. and Exactions
Sewer Connect to exist $492.765 Salt Creek Sewer DIF PaY orior to issuance of DIF exaction Fee Pro~rarn
sewer $1.288.599 Sewer Particioation Fee Buildinl! Permit CIPIDevelooment Fee Prol!fam
Drainal:!e Connect to exist SD N/A DIF not reuuired for Salt Creek N/A Develooer funded Exaction
Provide documentation that
Schools No soecific facility N/A School Fees school fees have been aaid orior Mello-Roos CFD CFD
~ssuance ofBuildino Permit
Parks PAD Fees' $4.225.818 PAD Fees Pay nrior to issuance of Buildine: PAD Fees Fee Pro!!ram
Permit
Recreation Pay PFDIF Fee $488.072 Public Facilities DIF Pay Drior to issuance of Buildine: $988/MF DU. Fee Prol!fam
Pennit
Library Pay PFDIF Fee $643.188 Public Facilities DIF Pav Drior to issuance of BuildinE $1.302/MF DU. Fee Prol!ram
Pennit
Fire & EMS Pay PFDIF Fee $407.056 Public Facilities DIF Pay nrior to issuance ofBuildine $824/MF DU. Fee Prol!f8m
Permit
Police Pay PFDIF Fee $798.798 Public Facilities DIF Pay nrior to issuance of Building $1.617/MF DU. Fee Prol!fam
Permit
Civic Pay PFDIF Fee $1.059.630 Public Facilities DIF Pay Dnor to issuance of Building $2.145/MF DU. Fee Prol!f8m
Permit
Comorate Yard Pay PFDIF Fee $159.562 Public Facilities DIF Pav onor to issuance of Building $323/MF DU. Fee Prol!fam
Permit
Administrative Pay PFDIF Fee $251.446 Public Facilities DIF Pav orior to issuance of Building $509/MF DU. Fee Prol!faffi
Permit
Subtotal $9 814 934
Total $13 093760
I Fees oresented in this table are estimates only. The actual fee will be calculated Dnor to buildinl! nerrnit issuance.
2 See section ll.5.4.6.8.1 for the details of the in-lieu amement for Acauisition Fee and the reauirement for the Develooment fee.
11.5-9
EastLake III Windstar Pointe Resort
Supplemental PFFP
Vicinity Map
-. Project Site
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Exhibit 1
II.5-10
EastLake III Windstar Pointe Resort
Supplemental PFFP
Project Location
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EastLake Planned Community
* = Project Location
Exhibit 2
City C8HReil.!..dopUUR date
Il.5-11
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
11.5.1.
INTRODUCTION:
This document s"'Plllemeats the 299] EastLft!ce III PFFP amends the EastLake III - Seniors Proiect
Supplementa] PFFP. This Supp]emental PFFP amendment identifies each improvement needed to
service the EastLft!ce Seaiers Windstar Pointe Resort project, with the appropriate funding sources.
The implementing actions covered by the PFFP 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.
11.5.1.1
BACKGROUND:
A Master Environmental Impact Report was completed for the 3,073-acre EastLake community in
February, 1982, which considered the impacts associated with the annexation of the project site from
the County of San Diego to the City of Chula Vista, as well as the potential impacts associated with
the implementation of a General Plan amendment, prezoning, and General Development Plan for the
future EastLake development. The discretionary actions associated with the EastLake proposal,
including the zoning of the project area to Planned Community (PC) and adoption of the EastLake
Policy Plan, were approved by the City of Chula Vista in August, ] 982.
As its name suggests, the EastLake III General Development Plan (GDP) is the third in a series of
approvals addressing development of the EastLake Planned Community. The first EastLake GDP,
identified as EastLake I, included approximately forty percent of the property and was adopted in
1982. The EastLake I SPA included three residential neighborhoods, EastLake Hills, EastLake
Shores, and Salt Creek I, along with the EastLake Business Center I employment center and EastLake
Village Center commercial area.
The second major increment to the EastLake Planned Community was the planning of the EastLake
Greens and EastLake Trails residential neighborhoods, located east of the proposed alignment of SR-
]25, between Otay Lakes Road, and Olympic Parkway. These two neighborhoods were planned as
separate SPAs within the EastLake II GDP. At the time of approval, the EastLake II GDP was merged
with the EastLake ] GDP and the two areas combined are now known as the EastLake II GDP (see
Exhibit 2).
Concurrent with the planning of EastLake II, the opportunity to develop the Olympic Training Center
(OTC) was recognized. In order to allow for the preparation of a SPA Plan for the OTe, the original
EastLake III GDP was adopted in 1990. An OTC SPA plan was subsequently approved and the
training facility built.
Mere reeelltly, ilie In ]999. the EastLake Business Center II was removed from the EastLake III GDP
and added to the EastLake II GDP to allow its accelerated development in response to economic
development opportunities.
Citr Cauneill_depti8H dBte
11.5-12
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
The project site is designated as Cemmareial Tellrist Hi\lh Densitv Residential in the City General
Plan, and EastLake III GDP and SPA. The site is designated "b4 VR-13" on the approved SPA Site
Utilization Plan. As envisioned in the approved GDP, the project site would accommodate the YisHef
::::::1 Hi: Densi~ Residential component of the GDP~, whioh eallhl sllfljleft a hetel er _all
. i retia due te i s Pf8Uim.itj' te fhe OTC. The EastLaI[e III SP:..'\. aeseribes the [lite's iBteBElea
:: :; a ~o:sto~afll,?ereia~ ~ite that '.Yell Ie! . jlfBvie!e ':isil.ar aeeea;.mee!atieBs Me! re9taliflmt lIse
~a at t 'fIljlle TfftlB1Bg CeRter, Sjleelfieally e'leffilght lae!gIBg, eeBfereaee ~=e ~ f~~~
;~:i: ; a reseft setting. This [aeility '::a9 intoRdee! te Be jlaft ef the OTC Village Center. The site
Y. ~ -.lU h gpaelea ia 2992. The tlpf'lieant has aeteffllinea that eemmereial uses -Nill ao laager ee as
~'~Ie ~n ~ site 115 jlre,.-ieHs!:t. ftfItieijlatee! e!lIe te the suBstaati&llj' lewer n\llftBer ef '/isilers te the
GTe as 19fsjeeteEl, aad therefefe iRe elulfl.ge in ultimate tWit:! ase is 19f5J36sed.
The EastLake III SPA Plan Amendment. ap\lroved in 2006. jlfifllllfily eeft"/efts converted the
aforementienee!18.1 aare site from the C-2 (Commercial Tourist) site to the "VR-13" Multi-Family
Seniors designation. The amendment also reconfigured the CPF-I and VR-12 sites without changing
the size or density of the VR-12 site but increasing the CPF-l site from 10.8-acres to 12.9-acres. In
addition, the amendment reduced the Open Space (OS) from I 36.7-acres to 134.6-acres.
In 2007. an amendment to the EastLake III SPA Plan was submitted to the City of Chula Vista to
remove the references to the active seniors ro' ect aka The EastLake III Seniors Pro' ect and
replace it with the Windstar Pointe Resort Luxury Aoartment oroiect. The oroposed oroiect is similar
to the orevious aporoved Seniors Proiect and has the same number of 494 multi-familv residential
units. This suoolemental PFFP Amendment addresses the public facility needs associated with the
proposed Windstar Pointe Resort oroiect.
11.5.1.2
PURPOSE:
The purpose of this document is to amend the 2006 EastLake III Seniors Proiect Supplemental PFFP.
That suoolemental PFFP was prepared to supplement the original 200 I EastLake III PFFP and applies
to the SPA Plan Amendments to the activity core south ofthe Vistas portion of the EastLake III GDP
and SPA Plan. The project area was not built and the property is now proposed to be developed.
Regarding the 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 project, which requires either SPA Plan or tentative map approval. Similarly,
amendments to a SPA Plan require an amendment or in this ease a supplement to the 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.
Cit3 Cauaeil )'..doptio8 date
II.5-13
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
11.5.1.3
ASSUMPTIONS
There are a number of key assumptions implicit to this supplemental PFFP Amendment. The
assumptions playa 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 SPA Amendment for the EastLake I1I Seaiers Pn~jeet Windstar Pointe Resort affects tlie
!we one areas-within the EastLake Vistas portion of EastLake III (see adopted ElBa )'lFe)'leSea
Site Utilization Plan (SUP) (see Exhibit 5 llI1a 6 1:) that are lli located south of Olympic
Parkway adjacent to the OTC.
B. This SU)'l)'llemeatal PFFP sUfl)'llemeftls document amends the EastLake III SPA Plan
Supplemental PFFP that was adopted on July 11,29tH June 20. 2006.
C. The EastLake III (GDP) Amendment, PC District Regulations Amendment. and the SPA Plan
Amendment will regulate land use allocation and intensity of development for the )'lre)'lesea
VR-13 Mult-Familv site, the VR 12 site aaa the CPF 1 site seudi efOI)'HI)'lie PLIi'I",yay.
D. The proposed project consists of ceflVertiag developing approximately 18.4 acres of
CSB1fllereial Teurist aesigBatea laaa te High Density Multi-Family Residential desilplated
land into 494 luxury apartments. lR aaaitiea, the flro)'lSSea )'lf6jeet will reesafigure the CPF 1
aaa VR 12 sites. The reeeBflguFatisa eeasists sf iaereasiflg the single CPF 1 site ifem IG.8
aeres Ie 12.9 aeres in tv..a sites aaa aeereasiag the 136.7 aeres efOS ts 134.6 aeras. The VR
12 site waula reftlaiR at 12.3 aeres with tlie eUffent SP". aensity. This aetiea if It)'lflFeyea ~.
the City Csuaeil "Neula elimiRate the C 2 site, erigiaal!:,' aesigBatea as a FeSeR lietel, ana
iacrease the tetal sf resiaeatial units iR EastLal(e Vistas Hem 1394 dwelliag uaits Ie 1888
a'lIOlIiag uaits.
E. One. primary phase of development is envisioned to complete all the infrastructure
improvements in a single increment. Build-out of all building sites may occur over a several
year period,
11.5.1.4.
THRESHOLD STANDARDS:
Chapter 19.09 of the Chula Vista Municipal Code provides the requirements for the Chula Vista
Growth Management Plan. Subsection 19.09.040 provides the Quality of Life Threshold Standards
for each public facility and improvement. There are eleven (11) standards that address a variety of
different public services and environmental issues. Several topics are related to services provided by
city departments, such as police, fire, libraries, parks and recreation, traffic, and drainage facilities.
Each of the 11 threshold standards is stated in terms of a goal, objectives, and one or more standards.
Table A.+ 2 provides a summary of the eleven "Threshold Standards."
A. The Threshold Standards fall into three general catee:ories:
1. A peiformance standard measuring overall level of service is established for police, fire
and emergency medical services, sewers, drainage facilities, and traffic;
2. A ratio of facilities to population is established for park and recreation facilities, and
libraries; and
3. A qualitative standard is established for schools, water, air quality, and fiscal impacts.
The qualitative standard pertains to some services that are provided by agencies outside of the
city -- schools are provided by the Chula Vista Elementary School District and the
Sweetwater High School District; water service is provided by two independent water districts
City CaDneil Adepti8H date
II.5-14
EastLake III Windstar Pointe Resort
Supplementa. PFFP Amendment
(Otay Water District and Sweetwater Authority); and sewer service is provided by the City of
Chula Vista and has an agreement with the City of San Diego to treat the waste water.
Finally, the air-quality and fiscal threshold standards do not relate to specific public services
but are intended to determine whether growth is having an adverse impact on two other
measures of quality of life: the air quality within the region and the city's overall fiscal health.
Table A.2
Chula Vista's Threshold Standards
Air Quality Annual report required from Air Pollution Control District on impact of growth on air
I aualitv.
Fiscal Annual report required evaluating impacts on growth on city operations, capital
improvements, and development imnact fee revenues and exoenditures.
Respond to 84% of the Priority I emergency calls within 7 minutes and maintain average
Police response time of 4.5 minutes. Respond to 62% of Priority II urgency calls within 7 minutes
and maintain avera2e response time of7 minutes.
FirelEMS Respond to calls within 7 minutes in 85% of all cases.
Schools An annual report is required to evaluate the school district's ability to accommodate new
growth.
Library Provide 500 square feet of library space adequately equipped and staffed per 1,000
population.
Parks & Maintain 3 acres of neighhorhood and community parkland with appropriate facilities per
Recreation 1,000 residents east ofInterstate 805.
Water Annual report from water service agencies on impact of growth and future water
availabilitv .
Sewer Sewage flows and volumes shall not exceed City Engineering Standards. Annual report from
Metropolitan Sewer Authoritv on impact of growth on sewer canacitv.
Drainage Storm flows and volume shall not exceed City Engineering Standards. Annual report
reviewin2 performance of citv's storm drain svstem.
Maintain Level of Service (LOS) "C" or better as measured by observed average travel
speed on all signalized arterial streets, except, that during peak hours, an LOS "D" can occur
Traffic for no more than any 2 hours of the day.
Those signalized intersections west of Interstate 805 that do not meet the above standard
mav continue to operate at their 1991 LOS but shall not worsen.
B. The Threshold Standards are apnlied in three ways:
1. Many of the standards were used in the development and evaluation of the city's
General Plan to ensure that quality-of-life objectives are met at the time of General
Plan build-out during a 20-to-25 year period;
2. Certain standards are used in the evaluation of individual development projects to
determine the possible impacts of the project and to apply appropriate conditions and
requirements in order to mitigate those impacts; and
3. All of the standards are monitored by the Growth Management Oversight
Commission (GMOC) on an annual basis to ensure that the cumulative impacts of
new growth do not result in a deterioration of quality of life, as measured by these
standards.
Threshold standards are used to identifY when new or upgraded public facilities are needed to
mitigate the impacts of new development. Building permits will not be issued unless
compliance with these standards can be met. These threshold standards have been prepared to
guarantee that public facilities or infrastructure improvements will keep pace with the
demands of growth.
City CUHHeil /..deptisR date
11.5-15
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
11.5.1.5.
PFFP BOUNDARIES:
The Growth Management Implementation Ordinance requires that the City shall establish the
boundaries of the PFFP at the time a SPA Plan or Tentative Map is submitted by the applicant. The
boundaries shall be based upon the impact created by the Project on existing and future need for
facilities. The project boundaries will correlate the proposed development project with existing and
future development proposed for the area of impact to provide for the economically efficient and
timely installation of both onsite and offsite facilities and improvements required by the development.
In establishing the boundaries for the PFFP, the City shall be guided by the following considerations:
A. Service areas, drainage, sewer basins, and pressure zones that serve the Project;
B. Extent to which facilities or improvements are in place or available;
C. Ownership of property;
D. Project impact on public facilities relationships, especially the impact on the City's planned
major circulation network;
E. Special district service territories;
F. Approved fire, drainage, sewer, or other facilities or improvement master plans.
The boundary of the EastLake III Selliem Windstar Pointe Resort Project was established using the
above criterion. The Supplemental PFFP Amendment boundaries are congruent with the Prepesea
AdoDted GDP (see Exhibit 3) Amellamellt Area and the EastLake III SPA Plan Amellamellt Area
(See Site Utilization Plan Prepesea, Exhibit it~. The aaeptea Site Utiliiilatiell Plall fer the Ea!HLllke
III area is iaoluaea as El<hibit 5. The e)(i~illg aeleptea GDP (El<hibit 3) alla the prepesea GDP
(Ex.flibit 1) have beell attaehea far refcfcfloe.
Ci~ CaDDeil Ldeptisa date
II.5-16
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
Land U..
General
Development
Plan
ProDosod
Adopted
I
RESIDENTIAL
I
.0-:,,),::-:..::::\
~-;\
~
Low (0.3 dul'ac) 298.2
Low Medlum (3-6 duf8e) 154.5
Medium (6-11 duJac) 7.3
Med-HIglt (11-18dulac) 15.9
Hlgh(18-27+duIac) 30.7
$""'" ~ 5OlL1I
NON-RESIDENTIAL
I!I ==- ;~
os Open Space 135.7
Clrt:tHation 25.5
Subllll*l N~SideIIIW --:;jiJ
2.2
5.2
10.0
15.0
259
50
650
799
73
239
""
.....
J;-J
i.....
~)[::")
..~ .-"
~~~
Project Location
Ch8flge 18.1 ae fram
CemmeFeial TeUfist te
ReGiEieatial High
u
TOTAL 942.3 2.7 2,555
1LJ*~ng\.f)WDeflIllyIllemaliYeLandUM.
Re*101utfor..........1IndUMpI(IYiIian$.
Lower Ol8y Reseflloir
~ f"ASTLAKE III
A ....nod communllr by The EntLa'" Comp8ny
~
i"1-l'1. h.d
Exhibit-4-~
c~' CSHReil ~"'",d8pti8R date
11.5-17
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
.......-
-
~I
E' ......F_
......F_
wa-I swv- FIriy
wrw SlrVe Family
WIWi SlngIeFamiIv'
---
f!a _F_
_F_
---
.................. (WoDBJ:
-
VI'"
.....-
--
_F_
_F_
_F_
Slngll;F.-ni1y
SlngIeFamiIy
--
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--
......-
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Mullf..Farn/fy s.nkn
-_to
--
--......
t COMmen::lIl-ReCail
...t PutlIc~
N PrivateRec:realoP
N-1 I!IemeraIySchool
fI'QoI Jf.HighSttlCOl
...-
Comm. PUfpoM Fac.
---
0SIlkh00l_
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........ Naft" 1J1 tlMI
-........
.....
-
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....
_7
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~
l 155.8 1.0 84
L 34.01.7 5IJ
L 40.8 1.9 n
L 46.8 3.0 139
l 29.22.4 7t
216.2 1.9 410
LM :U.7 5.5 1~
lM 1'.a 6.7 122
43.Q 1.0 251
...2 U ..,
L 22.' 2.5 58
L 22.3 3.0 08
L 30.0 3.' 11.
LM 23.' 3.' 02
LM 17.9 3.' "
LM ... ... ,..
LM 10.' 5.5 go
LM 25.4 ... '08
M 73 10.0 73
M" 7.7 15.0 11.
MH U 'M .23
" 12.3 2<tA "'"
" 1~.4 .... ...
""A ... ,-
..... '.0 .....
CR 12.2
P ,as
L \.7
PO '''.3
PO ....
PO '.1
PO 12.1}
OS 134.'
OS '.1
'" ...
Zii:T
7." SA ~...
Site Utilization Plan
PrGDosed
Adooted
Lower OIay
ReoeNOir
Project Location
Ct.:taAg8 1B.1 as (FeR'!. CeFl'lFflel'eial TSIIAst
fC 2) ta Ml:Ilti falflily SeAieF6 fVR 13)
~EASTLAKE III
A pl8lln8d community by The EatL.... Company
CinN Land WJ
~-
fl.6-06
Exhibit ~
City CStlReilladSfJtis8 date
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
II.5-18
11.5.2. DEVELOPMENT SUMMARY
The Ba1ltLake IH SeRiElr IIElHsing Windstar Pointe Resort Project is proposed on a site east of the OTC
and south of Olympic Parkway. The site is designated ~ VR-13 on the approved Site Utilization
Plan in the Eastlake III SPA Plan. The property is located south of the intersection between Olympic
Parkway and Wueste Road in the City of Chula Vista, California. The site is currently accessed from
an unpaved driveway along Olympic Parkway near the northwest comer of the property. Olympic
Parkway bounds the northwest portions of the site, and Wueste Road forms the irregular property
boundary on the northeast, east and southeast portions of the property. The Lower Otay, Reservoir is
located just east of Wueste Road. The OTC is located to the west of the site. The approximate
location and extent ofthe site is shown on the Site Location Map (Exhibit 2).
The prooosed proiect consists of developing the approximatelv 18.4 acres of High Densitv Multi-
Familv Residential land into a luxurv apartment proiect. The pfElpeseEl approved seniors project
eeBsists ef een\'ertiBg Rppfmdmately converted 18.4 acres of Commercial-Tourist designated land to
High Density Multi-Family Residential land. In addition, the prepesed seniors project will
reconfigure!! the CPF-I and VR-12 sites. The reconfiguration eensists ef iBereasing increased the
single CPF-l site from 10.8 acres to 12.9 acres in two sites and decrea~ the 136.7 acres of OS to
134.6 acres. The VR-12 site WffiIlEl remained at 12.3 acres with the elHTeat original SPA density.
This aetisB, if aJ3J3re~/ea ey die City CaNaail, W6HlEl eliminate the C 2 site, origiaallj' desigaaled ftS a
FeseR ketel, aad J36ffilit the eeBstFaetisa sf 191 s6nier esasemiaiuHls. This aetisR v;sHIEl The seniors
proiect aOllroval increase!! the total of residential units in EastLake III from 2,061 dwelling units to
2,555 dwelling units. Table A.3 provides a comparison of the eJdstiBg and prepeseEl GDP and SPA
~A..ffiend.meftts Plans.
Table A.3
GDP and SPA Plan Statistical Comparison
RESIDENTIAL
GDP Designation SPA Designation GDP Statistics SPA Plan Average Density
Aeres DU Aeres I DU
ElIstLakeWoooS .. "i./" ',.,. '.,;>, ;. it'. ..... .. ." ,. .,' "'" ...>;.
Low WR-I -WR-5 216.2 410 216.2 410 1.9 du/ae
Low-Medium WR-6 - WR-7 43.0 257 43.0 257 6.0 du/ae
Subtotal 259.2 667 259.2 667
EastLake Woods Avg. Density SPA = Low Density, 2.6 dulae
z, ".It.X;'.....,'..." ".'. "'?i';....",.".'..;;.';... , ">.i'i.-;',..' ';'>'..i).~ti......'>';,'..
Low VR-I 22.0 56 82.0 56 2.5 du/ae
Low-Medium YR-3 - YR-8 170.7 658 111.1 658 4.3 du/ae
Medium YR-9 7.3 73 7.3 73 to du/ae
Medium-High VR-IO-VR-ll 15.0 239 15.0 239 15 du/ae
High VR-12-YR-13 30.7 794 30.7 794 25.9 du/ae
Subtotal 247.4 1,888 247.4 1,888
EastLake Vistas A VI!. Densitv SPA = Medium Densitv. 6.1 du/ae
Residential 506.6 2,555 506.6 2,555 5.0 dulae
Subtotal
EastLake III Density GDP = Low Medium 5.0 dulae
SPA = Low Medium 5.0 dulae
c~ CUHReil AdaptiuB date
n.5-19
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
Table A.3 (cont'd.)"
GDP and SPA Plan Statistical ComDarison
NON-RESIDENTIAL
EastLake Vistas . . .
Retail Comm. C-I 12.2 12.2
Open Space OS 137.8 -- 134.6'
PubliclPO PO-I-PO-3 40.2 -- 40.2 -- --
CPF CPF-I 10.8 12.9" -- --
Parks & Rec. P-I-P-2 15.2 15.2 -- --
Circulation 25.5 25.5 -- --
Subtotal 241.7 241.7
Olympic Traininl! Center SPA .
PublicIPO I PO 150 -- I N/A -- --
Panhandle Parcel (future SPA) .. . .
PubliclPO N/A 45 -- N/A --
Nonresidential 436.7 - 241.7 --
Subtotal
TOTALS 946.7 2,555 748.3 2555 3.4 du/ac
. Note: These statistics were a4justed based on adopted subdivision statistics.
Source: Cinti Land Planning
The EastLake Seaiers projeet reqllires the appf6'/al ef the aforomeatieaed eatitlemeftt reqllosts.
Adaiaoalll actions that need to be approved by the City Council include, but IIt'e not limited to: a
Geaeral Pllm GDP Amendment; a SPA Plan Amendment: a medifielltiea the PC District Regulations
Amendment; .\meadmeftt and a revision to the EastLake ill Affordable Housing Program; Tefttftti';e
Map and Pareel Map, all ef ....4iieh are eeiflg preeessed eeae_eatl)'. Buhieit 5, Site Utilii!atiea Pllm,
illustrates the prepesed EllstLab III SPi\ Plaa f.meadmeat. Project CEQA documents have been
prepared concurrently to document potential environmental impacts and identify mitigation measures
to reduce potential impacts to below significance or eliminate potential impacts. Further. no new
CEOA mitigation measures are reauired for the Windstar Pointe Resort proiect.
Subsequent to the approval of all the SPA level documents, a Pareel Map lHld grading 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
Suoolemental PFFP Amendment.
.
The strikeaut ligures are the adapted gPA BumbeFs. The lIIlderline Iigllf80 are Eke preposed gp.;\
JJBeRdJBeRtRHF.RBSrs.
Ci~ CSHReil AdeptisR date
11.5-20
EastLake III Windstar Pointe Resort
Supplementa' PFFP Amendment
II.S.2.t. DEVELOPMENT PHASING:
One primary phase of development is envisioned due to the need of the project to complete the infrastructure
improvements in a single increment However, actual construction on individual building sites may occur over
a several year period, as has been experienced within the existing Village Center/Business Center. This project
will not be phased. A summary of the infrastructure public facility timing is provided in the following table.
Table A.4
EostLolt-e III SenioFS Windstar Pointe Resort /Public Facility Timing
Facility Facilitv Descrintion Timing Financing Method
Street Improvements CsaSaffeat .vl Prior to issuance of Building Subdivision exaction
Permit}IHlf'revem.eat PIaRS
Traffic Pay DlF Fees CeRe\:lffeftt w.' Prior to issuance of Building Fee Program
Permit
Traffic Signal Fee Csa6Uffeat ,,V! Prior to issuance of Building Fee Program
Permit
Service A vail Letter from CeReUFf!at .v/ Pareel M~ N/A
OWD to City Prior to issuance of Buildin2 Permits
Potable Water Improvements per Ce8'eHA'eRt '.:.' Pareet Map Capacity Fees and
Water OWD & SAMP Prior to issuance of Buildiml Permits Exactions
OWD CIP Fees CeaeHffeat \'/ Pareet Map Capacity Fees and
Prior to issuance ofBuildin2 Permits Exactions
Recycled Improvements per OWD & CSRellR'eat \":/ Pareel Map Capacity Fees and
Water SAMP Prior to issuance ofBuildio2 Pennits Exactions
Connection to Salt Creek CeRStiffeftt w.' Prior to issuance of Building
Basin Fee ISalt Creek Sewer Fee Program
Sewer DIF) Permit
Pay Sewera"e Participation CeaeHffem: \V,' Prior to issuance of Building Fee Program
Fee Permit
Storm Salt Cpee!< DRiilUlge DIF @ CeBeltff'eftt 7;1 Gmding PePfBit Fee Pf'eg=mm
Final UUI' Connect to exist.
Drain I nub lie storm drain system Prior to issuance of Buildinl!: Permits Subdivision exaction
Schools No specific facility Subject to Pay-@Priorto issuance of Building Permit WA-Mello-Roos CFD
School Fees
Parks Pad, aeaiell!ien & Pay-@Priorto issuance of Building Permit Fee Program
eenslmetien Pav PAD Fees.
Recreation Pay PFDIF Fee Pay-@ Prior to issuance of Building Permit Fee Program
Library Pay PFDIF Fee Pay-@ Prior to issuance of Building Permit Fee Program
Fire & EMS Pay PFDlF Fee Pay-@ Prior to issuance of Building Permit Fee Program
Police Pay PFDlF Fee Pay-@ Prior to issuance of Building Permit Fee Program
Civic Pay PFDlF Fee Pay-@Priorto issuance of Building Permit Fee Program
Corp. Yd. Pay PFDIF Fee Pay-@ Prior to issuance of Building Permit Fee Program
mIteF Pay PFDlF Fee Pay-@ Prior to issuance of Building Permit Fee Program
Admin
iven the lack f vailable
oe otial waiv 0 th
to c struction of
remain once the faciliti
Vista. The Develo will
ac uired to se e e dev 10 men aceo in to ci the deve er
isi' n oent of the PAD Fee in exchan fi r a a ment f 666260 which can be '1'
and ublic facilif es rv' th e C mmuni See section .5 4.6. .1 . An ex funds that
co lete utilized on other ark or u lie faciliti servin the ast m Territories 0 Chula
deveio m tcom entofthePADFeeas uiredb theCl .
.
eif} CaDDeil ~j._d8pti8R date
1I.5-2l
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
11.5.2.2 DEVELOPMENT IMP ACT FEES
A. TransDortation
The current Transportation Development Impact Fee (TDIF) Ordinance sets forth the
calculation of development impact fees. This PFFP uses the CYMC Chapter 3.54 as the basis
for the estimated TDIF fees. Table A.5 below illustrates the current fee schedule:
Table A.5
TDIF Schedule
Land Use Classification TDIF Rate
Residential (Low) 0-6 dwelling units per gross $IO,GW 777 per DU
acre
Residential (Med.) 6.1-18 dwelling units per $8,G44 622 per DU
gross acre
Residential (High) > 18.1 dwelling units per $6,~ 466 per DU
gross acre
Senior housing $4,mG 31tper DU
Residential mixed use > 18 dwelling units per gross $4,mG illper DU
acre
Commercial mixed use < 5 stories in height $160,800 $172.432 per
20,000 sq. ft.
General commercial (acre) $160,800 $172.432 oer acre
Regional commercial (acre) > 60 acres or 800,000 sq. ft. $1 lG,550 $118.547 ner acre
High rise commercial (acre) > 5 stories in height $281,400 $301.756 oeracre
Office (acre) < 5 stories in height $90, 4 50 $96.993. per acre
Industrial RTP (acre) $89, 1 00 $86.218 oer acre
18-hole l!olf course $793,500 $754.390 oer acre
Medical center $653,250 $700.505 ner acre
The tstal altlBller sf estimated DUs aad eSffiffiereill1 aefes faf the EastLake III 8PA Plaa
AmeadmoRt 8a13131emeRtal PFFP is I3reoeRteEl in Table A3.
B. Public Facilities
The Public Facilities Development Impact Fee (PFDIF) was updated by the Chula Vista City
Council on November 19, 2002 by adoption of Ordinance 2887. The PFDIF is adiusted every
October 1 st oursuant to Ordinance 3050. which was adopted bv the City Council on November
7.2006. The PFDlf"llas last ~al3ElatoEl by C~' Csaaeil ea May 10,2005 'Nitllllfll3fe\.a!
sf Offiiaooee 3010. The current fee for single-family residential development is ~
$8.136/unit, multi-family residential is ~ $7.708/unit, commercial (including office)
development is $21,727 $25.874/acre and industrial development is $4;Q44 $8.173/acre. +!tis
ame,mt is SIIbjeet Ie ehaage with the aElel3tiaa af OrEliBaaee 3019. The PFDIF amount is
subject to change as it is amended from time to time. The calculations of the PFDIF due for
each facility are addressed in the following sections ofthis report. Table A.6 provides a break
down of what facilities the fee funds.
Cit, CaDDeil 1.1I811ti88 date
11.5-22
EastLake III Windstar Pointe Resort
Supplementa' PFFP Amendment
Table f..1i
.. . . -
ComlloBeat Siagle Family Multi Family COIDmereilll ladu~trial
IDY IDY IMPe IMPe
CY/ie CeBter ~ $+;Q% $4,+6+ $-+9&
Peliee $8ll9 ~ $1Il,123 ~
". ., $+H ~ $3;3+8 ~
Lihl'llAes $8# $8G+ SO SO
~ ~ ~ $m
CIS, COBlputeJlS, TeleeoRl &. $3G m $H-9 ~
}AdmiBistFIl1ioB $-l49 $m- ~ $9+
ReeFeatioB ~ $866 SO SO
~ ~
, $21 727
.
Table A.6'
Public Facilities Estimated DIF Fee Comnonents
Comnonent Sine:le Familv Multi-Familv Commercial Industrial
IDU IDU I Acre I Acre
Civic Center $2.264 $2.145 $7.224 $2.283
Police $1.497 $1.617 $7.072 $1.525
Corporation Yard $403 $323 $6.836 $3.220
Libraries $1.302 $1.302 iQ iQ
Fire Snppression $1.144 $824 $3.025 $6022
GlS. Computers. Telecom & iQ iQ iQ iQ
Records Mangaemeut
Administration $538 $509 ll.1l1 $543
Recreation $988 $988 iQ iQ
Total per Residential Unit $8.136 $7.708
Total per Com'lIInd. Acre $25.874 $8.173
The total number of acres for the EastLake geaiers Windstaf Pointe Resort Project is 18.4.
The calculations of the PFDIF due for each facility are addressed in the following sections of
this report.
,
DIF Fees based on Fonn 5509 dated 10/26/2007. Actoal fee mav be different. Dlease verify with the City of
Chula Vista at the time ofbuildiDl! Dermit.
Cit} CauReill_daptioR date
11.5.23
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
11.5.4 FACILITY ANALYSIS
This portion of the PFFP contains 13 separate subsections for each facility addressed by this
report. Of the 13 facilities, 11 have adopted threshold standards; the Civic Center and
Corporation Yard do not. Table A.7 highlights the level of analysis for each facility.
Table A.7
Level of Analvsis
Facilitv Citvwide East ofl-80S Service Area Sub-basin Soecial District
Traffic ..J ..J
Pedestrian Bridges ..J
Police ..J
FirelEMS ..J ..J
Schools ..J
Libraries ..J
Parks, Recreation & Open Space ..J
Water ..J ..J
Sewer ..J
Dramaee ..J
Air Quality ..J
Civic Center ..J
Corp. Yard ..J
Fiscal ..J ..J
Each subsection analyzes the impact of the BastLake Seaiers Windstar Pointe Resort
Project based upon the adopted Quality of Life Standards. The analysis is based upon the
specific goal, objective, threshold standard and implementation measures. The proposed
SPA plan is used to determine facility adequacy and is referenced within the facility
section.
Each analysis is based upon the specific project processing requirements for that facility,
as adopted in the Growth Management Program. These indicate the requirements for
evaluating the project consistency with the threshold ordinance at various stages (General
Development Plan, SPA PlanlPublic Facilities Finance Plan, Tentative Map, Final Map
and Building Permit) in the development review process.
A service analysis section is included which identifies the service provided by each
facility. The existing plus forecasted demands for the specific facility are identified in the
subsection based upon the adopted threshold standard.
Each facility subsection contains an adequacy analysis followed by a detailed discussion
indicating how the facility is to be financed. The adequacy analysis provides a
determination of whether or not the threshold standard is being met and the finance
section provides a determination if funds are available to guarantee the improvement. If
the threshold standard is not being met, mitigation is recommended in the Threshold
Compliance and Recommendations subsection which proposes the appropriate conditions
or mitigation to bring the facility into conformance with the threshold standard.
Cit}. COHReill...depti8R date
11.5-24
EastLake III Windstar Paiute Resort
Supplemental PFFP Amendment
11.5.4. PUBLIC FACILITIES THRESHOLD STANDARDS AND
INFRASTRUCTURE REQUIREMENTS
11.5.4.1. TRAFFIC
11.5.4.1.1. GMOC THRESHOLD STANDARDS:
Citywide: 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 of "D" can occur for no more than any two hours of the day.
11.5.4.1.2 GMOC LEVEL OF SERVICE (LOS) DEFINITION
Six levels of services (LOS) have been defmed varying from A (free flow) to F (severe
congestion). A general definition of LOS is summarized in Table B.1. The City of Chula
Vista's GMOC uses an LOS defmition for signalized arterial segments as a method for
evaluating and comparing traffic conditions. Arterial LOS measurements consider average
weekday peak hours and exclude seasonal and special circumstance variations. The following
table summarizes the GMOC Traffic Quality of Life Threshold Standard for signalized arterial
streets:
A
B
C
D
E
F
Class 1
> 35
>28
>22
> 17
>13
<13
Class 3
>25
> 19
>13
>9
> 7
< 7
SOURCE: Highway Capacity Manual. J 994.
Level of Service
The arterial streets are divided into the following three classifications:
A. Class I arterials are roadways where free flow traffic speeds range between 35 mph
and 45 mph and the number of signalized intersections per mile is less than four (4).
There is no parking and there is generally no access to abutting property.
B. Class II arterials are roadways where free flow traffic speeds range between 30 mph
and 35 mph, the number of signalized intersections per mile range between four (4)
and eight (8). There is some parking and access to abutting properties is limited.
C. Class III arterials are roadways where free flow traffic speeds range between 25 mph
and 35 mph, and the number of signalized intersections per mile are closely spaced.
There is substantial parking and access to abutting property is unrestricted.
c~. C8uaeil.A. deptioR date
11.5-25
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
II.5.4.1.3 FREEWAY SEGMENT LOS AND THRESHOLDS
The analysis of freeway segment LOS is based on the procedure developed by Caltrans
District I I, which is based on methods described in the 1994 Highway Capacity Manual.
The procedure involves comparing the peak hour volume of the mainline segment to the
theoretical capacity of the roadway 011C). Directional and truck factors are also used to
calculate the future freeway volumes. V/C ratios are then compared to the V/C ranges
shown on the tables to determine the LOS for each segment. Caltrans recommends LOS
E or better as an acceptable threshold for determining impacts on the regional freeway
system. LOS E is used as the threshold of significance because a decrease from this level
of service to LOS F determines the need to develop a freeway Deficiency Plan.
Table B.2
Caltrans District 11 Freeway Segment Level of Service Definitions
LOS I VIC I ConD'estionlDelav I Traffic Descrintion
Used for freeways, expresswavs and conventional hixhways
A <0.41 None Free flow
B 0.42-0.62 None Free to stable flow, light to moderate volumes.
C 0.63-0.80 None to minimal Stable flow, moderate volumes, freedom to maneuver
noticeablyresnicted
D 0.81-0.92 Minimal to substantial Approaches unstable flow, heavy volumes, very limited
freedom to maneuver.
E 0.93-1.00 Significant Extremely unstable flow, maneuverability and psychological
comfort extremely DOor.
Usedfor conventional hillhwavs
Forced or breakdown flow. Delay measured in average
F <1.00 Considerable travel speed (MPR). Signalized segments experience delays
>60.0 sec.lvehicle
Used for freeways and exnresswavs
F(O) 1.oJ-1.25 Considerable 0-1 hr Forced flow, heavy congestion, long queues form behind
delav breakdown points, StOD and "0.
F(l) 1.26-1.35 Severe 1-2 hr delav Very heavy congestion, verv long Queues.
F(2) 1.36-1.45 Very Severe 2-3 hr Extremely heavy congestion, longer queues, more numerous
delav breakdown points, longer StOD neriods.
F(3) >1.46 Extremely Severe 3+ Gridlock
hours of delav
SOURCE: Ca/trans 1992
Caltrans LOS Definition
The concept of LOS is defined as a qualitative measure describing operational conditions
within a traffic stream, and the motorist's and/or passengers' perception of operations. A
LOS definition generally describes these conditions in terms of such factors as speed,
travel time, freedom to maneuver, comfort, convenience, and safety. LOS for freeway
segments can generally be categorized per Table B.2.
II.5.4.1.4 SEGMENT LOS STANDARDS AND THRESHOLDS
This section presents the LOS standards and thresholds utilized by the City of Chula Vista
to analyze roadway segment performance. Table B.3 presents the City of Chula Vista
roadway segment capacity and level of service standards for arterial roadways.
Cli}' Ceuneil.'.depti8n dote
11.5-26
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
Table B.3
Chula Vista Segment Capacity and LOS Standards Average Daily Traffic Volumes
Functional Level of Service
Classification A B C D E
Expressway (6-lane) 52,500 61,300 70,000 78,800 87,500
Prime Arterial (6-lane) 37,500 43,800 50,000 56,300 62,500
Major Street (6-lane) 30,000 35,000 40,000 45,000 50,000
Major Street (4-lane) 22,500 26,300 30,000 33,800 37,500
Village Entry 16,500 19,300 22,000 24,800 27,500
Secondary Village Entry wi Median 5,600 6,600 7,500 8,400 9,400
Secondary Village EntrylPromenade (1) 5,600 6,600 7,500 8,400 9,400
(1) If driveway access to adjacent properties is permitted
all applicable values of LOS are reduced by 2,500 ADT.
SOURCE: City ofChula Vista SubdMsion Manual (Revised 7/112002)
11.5.4.1.5 ROADWAY SEGMENT LOS STANDARDS AND THRESHOLDS
This section presents the LOS standards and thresholds utilized by the City of Chula Vista
to analyze arterial roadway segment performance. Table B.4 presents the City of Chula
Vista roadway segment capacity and LOS standards for arterial roadways.
Table B.4
Arterial Segment LOS Threshold Descriptions
LOS Description
A Describes primarily free-flow operations. Average operating speeds at the free-flow speed generally
revaH. Vehicles are abnost com letel tmim ed in their abili to maneuver within the traffic stream.
B Also represents reasonably free-flow, and speeds at the free-flow speed are generally maintained The
ability to maneuver within the traffic stream is only slightly restricted, and the general level of physical and
s cholo 'ca! comfort rovided to drivers is still hi .
C Provides for flow with speeds still at or near the free-flow speed of the roadway. Freedom to maneuver
within the traffic stream is noticeably restricted at LOS C, and lane changes require more vigilance on the
part of the driver. The driver now experiences a noticeable increase in tension because of the additional
vi ilance re ired for safe 0 eration.
D The level at which speeds begin to decline slightly with increasing flows. In this range, density begins to
deteriorate somewhat more quickly with increasing flows. Freedom to maneuver within the traffic stream
is more noticeabl limited, and the driver e eriences reduced h sica! and s cholo . ca! comfort levels.
E Descnbes operation at capacity. Operations in this level are volatile, because there are virtually no usable
gaps in the traffic stream. At capacity, the traffic stream has no ability to dissipate even the most minor
disru tions, and an incident can be ex to roduce a serious breakdown with extensive ueuin .
F Descnbes breakdowns in vehicular flow. Such conditions generally exist within queues fonning behind
breakdown points such as traffic incidents and recurring points of congestion. Whenever LOS F conditions
exist, there is a otentia! for them to extend u stream for si ificant distances.
SOURCE: Highway Capacity Manual. 1994.
The street segment LOS is based on the functional classification of the roadway, the
maximum desired LOS capacity, roadway geometries, and the existing or forecasted
average daily traffic (ADT) volume. City of Chula Vista LOS D are used to determine if a
segment would operate over or under capacity. Table B.s, Street Segment Level of Service
Threshold Descriptions, is a description of the various street segment LOS thresholds.
City Csuneil t_deptisR date
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EastLake fit Windstar Pointe Resort
Supplemental PFFP Amendment
Table B.5
Chula Vista Segment Capacity and LOS Standards
Avera!!e Dailv Traffic Volumes
Functional ,eve ice
Classification A B C D E
Expressway (6-lane) 52,500 61,300 70,000 78,800 87,500
Prime Arterial (6-lane) 37,500 43,800 50,000 56,300 62,500
Major Street (6-lane) 30,000 35,000 40,000 45,000 50,000
Major Street (4-1ane) 22,500 26,300 30,000 33,800 37,500
Class 1 Collector (4-lane) 16,500 19,300 22,000 24,800 27,500
Class 11 Collector (3-lane) 9,000 10,500 12,000 13,500 15,000
Class 111 Collector (2-lane) 5,600 6,600 7,500 8,400 9,400
11.5.4.1.6 INTERSECTION LOS STANDARDS AND THRESHOLD
SOURCE: City ofChu/a Vista Street Design Standards Policy (July 1991)
LOS
A
The City of Chula Vista requires an analysis of existing and projected peak hour intersection
performance be conducted using the methodology documented in the 1994 Highway Capacity
Manual (Transportation Research Board Special Report 209). LOS 0 or better indicates
acceptable operating conditions for signalized intersections during AM and/or PM peak hour
conditions. Those intersections found to have LOS E or F under an analysis of future
conditions are considered to have significant impacts and will require mitigation.
B
Table B.6
Intersection LOS Threshold Descri tions
Descri tion
Occurs when progression is extremely favorable and most vehicles arrive during the green phase. Most
vehicles do not sto at all. Short cle len ma also contribute to low dela .
Generally occurs with good progression andlor short cycle lengths. More vehicles stop than for LOS A,
causin hi er levels of avera e dela .
Generally results when there is fair progression andlor longer cycle lengths. Individual cycle fuilures may
begin to appear in this level. The number of vehicles stopping is significant at this leve~ although many
still ass throu the intersection without sto in.
Generally results in noticeable congestion. Longer delays may result from some combination of
unfavorable progression, long cycle lengths, or high volume-to-capacity ratios. Many vehicles stop, and
the ro rtion of vehicles not sto in declines. Individual cle failures are noticeable.
Considered to be the limit of acceptable delay. These high delay values generally indicate poor
progression, long cycle lengths, and high volume-to-capacity ratios. Individual cycle failures are frequent
occurrences.
Considered to be unacceptable to most drivers. This condition often occurs with over saturation i.e. when
arrival flow rates exceed the capacity of the intersection. It may also occur at high volume-to-capacity
ratios below 1.00 with many individual cycle failures. Poor progression and long cycle lengths may also
be ma' or contributin causes to such dela levels.
c
D
E
F
SOURCE: Highway Capacity Manual, 1994.
A. Sil!Dalized Intersection Analvsis
The City of Chula Vista requires an analysis of signalized intersections during the
AM and PM peak hours by determining the average delay per vehicle entering the
Cit) CeHBeill_d9p~i8B date
II.5-28
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
intersection. The delay is determined by using a computer program that utilizes the
methodology found in Chapter 9 of the 1997 Highway Capacity Manual (HCM). The
delay values (seconds) are qualified by giving a Level of Service (LOS) or "Grade" to
the corresponding delay value for the intersection as a whole. LOS for signalized
intersections vary from A (free flow, little delay) to F (forced flow, significant
delays). Table B.6 is a description of the various intersection LOS thresholds.
B. Unsilmalized Intersection Analvsis
The City of Chula Vista requires an analysis of unsignalized intersections be analyzed
by determining the delay and LOS based on Chapter 10 of the 1997 HCM. Different
methodologies are used to assess two-way stop-controlled intersections and all-way
stop-controlled intersections.
11.5.4.1.7 Intersection LOS Standards and Threshold
The analysis of existing and projected peak hour intersection performance was conducted
using the methodology documented in the 1994 Highway Capacity Manual
(Transportation Research Board Special Report 209). LOS C or better indicates
acceptable operating conditions for signalized intersections during AM and/or PM peak
hour conditions. Those intersections found to have LOS E or F under an analysis of
future conditions are considered to have significant impacts and will require mitigation.
11.5.4.1.7.1 Signalized Intersection Analysis
The measure of effectiveness for intersection operations is level of service. In the 2000
Highway Capacity Manual (HeM), LOS for signalized intersections is defined in terms of
delay. The LOS analysis results in seconds of delay expressed in terms of letters A through F
(see Table B.7).
Table B.7
Level of Service Thresholds
For SI nalized Intersections
Average Control Delay per Vehicle
(SecondsN ehicle)
0.0 ~ 10.0
10.1 to 20.0
21.1 to 35.0
35.1 to 55.0
55.1 to 80.0
> 80.0
Level Of Service
A
B
C
D
E
F
SOURCE: Highway Capacity Manual, 2000.
City CeuReill",d8ptisR date
11.5-29
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
Table B.8
Intersection LOS Threshold Descriptions
Level of Description
Service
LOS A describes operations with very low delay, (i.e. less than 10.0 seconds per vehicle). This
A occurs when progression is extremely favorable, and most vehicles arrive during the green phase.
Most vehicles do not ston at all. Short cvcle lenlrths mav also contribute to low delay.
LOS B describes operations with delay in the range 10.1 seconds and 20.0 seconds per vehicle.
B This generally occurs with good progression and/or short cycle lengths. More vehicles stop than
for LOS A, causing higher levels ofaverape delav.
LOS C describes operations with delay in the range 20.1 seconds and 35.0 seconds per vehicle.
C These higher delays may result from fair progression and/or longer cycle lengths. Individual cycle
failures may begin to appear. The number of vehicles stopping is significant at this level, although
manv still nass throu!!!l the intersection without stonninl!.
LOS D describes operations with delay in the range 35.1 seconds and 55.0 seconds per vehicle.
D At level D, the influence of congestion becomes more noticeable. Longer delays may result from
some combination of unfavorable progression, long cycle lengths, or higher vlc ratios. Many
vehicles stop, and the proportion of vehicles not stopping declines. Individual cycle failures are
more freouent.
LOS E describes operations with delay in the range of 55.1 seconds to 80.0 seconds per vehicle.
E This is considered to be the limit of acceptable delay. These high delay values generally indicate
poor progression, long cycle lengths, and high vlc ratios. Individual cycle failures are frequent
occurrences.
LOS F describes operations with delay in excess of over 80.0 seconds per vehicle. This is
F considered to be unacceptable to most drivers. This condition often occurs with over-saturation
(i.e., when arrival flow rates exceed the capacity of the intersection). It may also occur at high
vie ratios below 1.00 with many individual cycle failures. Poor progression and long cycle
lenlrths mav also be maior contributinp causes to such delav levels.
SOURCE: Highway Capacity Manual, 2000.
Delay is a measure of driver discomfort, frustration, fuel consumption, and lost travel
time. Table B.8 is a description of the various intersection LOS thresholds.
11.5.4.1.7.2 Unsignalized Intersection Analysis
For unsignaIized intersections, level of service is determined by the computed or
measured control delay and is defmed for each minor movement. Level of service is not
defmed for the intersection as a whole. Table B.9 below depicts the criteria, which are
based on the average control delay for any particular minor movement.
Table B.9
Level of Service Thresholds for Unsi nalized Intersections
Average Control Delay Per Level of Service Expected Delay to Minor Street
Vehicle (SecondsNehicJe) Traffic .
0.0,:::: 10.0 A Little or no delay
10.1 to 15.0 B Short traffic delays
15.1 to 25.0 C Average traffic delay
25.1 to 35.0 D Long traffic delays
35.1 to 50.0 E Very long traffic delays
> 50.0 F Severe conl!estion
Source: Highway Capacity Manual, 2000.
City CSIIBeiJ ~.4d8pti8R date
I1.5-30
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
LOS F exists when there are insufficient gaps of suitable size to allow a side street
demand to safely cross through a major street traffic stream. This LOS is generally
evident from extremely long control delays experienced by side-street traffic and by
queuing on the minor-street approaches. The method, however, is based on a constant
critical gap size; that is, the critical gap remains constant no matter how long the side-
street motorist waits. LOS F may also appear in the form of side-street vehicles selecting
smaller-than-usual gaps. In such cases, safety may be a problem, and some disruption to
the major traffic stream may result. It is important to note that LOS F may not always
result in long queues but may result in adjustments to normal gap acceptance behavior,
which are more difficult to observe in the field than queuing.
n.5.4.1.8 CHULA VISTA TRAFFIC MONITORING PROGRAM
The Traffic Monitoring Program (TMP) stipulates that the existing level of service on arterial
segments in Chula Vista be maintained at LOS C or better, with the exception that LOS D is
acceptable on signalized arterial segments for two hours per day maximum. The Puelie WeFlffi
Emrineering Department of the City of Chula Vista evaluates LOS for arterial roadway
segments utilizing the HCM methodology, Chapter 11, based on average travel speeds to adhere
to the Growth Management traffic threshold standards. The adopted Growth Management
Ordinance mandates the project's participation in the traffic section as it relates to the City's
annual review of network performance. All major circulation element facilities within the City
ofChula Vista are subject to review. Those facilities where traffic volumes have increased by at
least 10"10 since the last review or have experienced a significant change in conditions or are at
the upper fringes of LOS C approaching LOS D are included in the annual traffic study, which is
reviewed for conformance by the Growth Management Oversight Commission (GMOC). The
City of Chula Vista requires the application of these guidelines to the development of the
EastLake 8eBiefS Winsdstar Pointe Resort Supplemental SPA Amendment Project.
Utilization of the roadway and intersection performance standards presented in this chapter and
the required adherence to the Growth Management Traffic Threshold Standards will result in
full conformance with the requirements of the City of Chula Vista.
II.5.4.1.9 SERVICE ANALYSIS
The PuI9lie W-erlffi Enllineering & General Services Department of the City of Chula Vista is
responsible for ensuring that traffic improvements are provided to maintain a safe and
efficient street system within the City. Through project review, City staff ensures the
timely provision of adequate local circulation system capacity in response to planned
development while maintaining acceptable LOS. To accomplish their review the PuBHe
Weffis Engineering Department has adopted guidelines for Traffic Impact Studies
(January, 2001). These guidelines ensure uniformity in the preparation of traffic studies.
Further, the guidelines assist in maintaining acceptable standards for planned new
roadway segments and signalized intersections at the build out of the City's General Plan
and Circulation Element. The Circulation Element of the General Plan serves as the
overall facility master plan.
In conformance with requirements of the Congestion Management Program (CMP), an
analysis of CMP freeways and arterials is required for any project that generates 2,400
daily, or 200 peak hour trips (As detailed in the 1991 Congestion Management Program).
This analysis, Traffic Impact Analysis for EestLaJre Selli",,, Residential CaW/IIlM,ity
c~ C81lReil J..depii88 date
II.5-3l
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
Windstor Pointe Resort. .1ugu5t Ui. ](}(J5, October 18. 2007 by Linscott. Law and
Greenspan (LL&G) was prepared for the City of Chula Vista. This document is referred
to as the "LL&G Traffic Analysis" throughout this PFFP. The LL&G Traffic Analysis
addresses both existing and planned circulation system conditions, details necessary
improvements and outlines the incremental circulation improvements based upon planned
project phasing. Further, the LL&G Traffic Impact Analysis also includes an evaluation
of impacts that are considered significant as a result of project development.
A. Baclmround
The site was analyzed in the EastLake III Woods and Vistas Replanning Program
Final Subsequent EIR and associated Addendum (City EIR#O I -0 I); June 200 I and
has been rough graded. Tke adoptee! EastLake III SP.'. Plaa aae PFFP is sUllllel'led
hy the TraJfie fmpaet AnaJ,'8is. Eaatba..'ce }!!, Chu!a J7.itJts, Ca!ifol"nis, tJet.cd AfaMh 5,
2()()'], b-y 1.1.&.0. In 2006 the subiect site was converted from Commercial Tourist to
Multi-Familv Seniors desi!P1ation. A Subseauent Environmental Impact Report
(SEIR) with an undated Traffic Analysis (Traffic Imoact Analvsis for EastLake Senior
Residential Community. AUflUSt 16. 2005. bv LL&G) was preoared for the Seniors
Proiect and approved in 2006.
The LL&.G Traffie .I.'\.nalysis f3f8Vides the SUfism eSRtHtisHS reReetiag t-he latest
eldstmg Waffle -,slumes, ether Iffi0v/R develepmellts in the "rejest -,iainit)', gre -,t8 ia
saekgrouae trame, aetv.ork eilml.ges lsat affeet traffie flews and llie imllacts of tlte
EastLaI(e SeaieFs prejeet. The Gkanges ia the easelia6 6SBditisRS &fe as feIls".Ys:
· Tke anwysis ia tlte llre ,ieus llrojeet adelltee! ill July 2002 '.vaa sasee! ea Year 2GO I
tmffie Yollllfles. Tlte ell_at anal:ysis is saoee en Year 2091 eOllms.
. lR the Year 2002, Eastlalce PaFI,way tel aliaatee! SOllth ef Otay LWfes Rsad.
C_emly, Eastlalce Paf!f\.lfty eeaaeeta to Olymllie PL1Fkw~', whieh ia tum
f'ffwiEles an altsmate 6enneetisR t8 I g95. HeRee, Ota.y Lal(es R-eacl is Het the
anly eealieetiaa to I 805 far traffie ia lliio seetiaa sf Cltula Vista. The tfaftie
va IlImes ia seme mayemsata at the Otuy Lak-es R-eaeIfEastlake Parlm'ay Ita'ls
eltangee siaee tlte YeM 2902. Tlte Year 2991 tfaffie eellats reileeta llieoe aaly/srk
ehaagss.
. f. mape aeellflite eyalllatioa of ellmlllative killS frem llrejeeto ia tlte llrejeet
vieiaity Itas seea iaellleee!, slIelt as the Eastlalfe BlIsiaeos Distriet.
· Tlte gt'-6'.vtlt af saekgrellae kaffle far twe yeam is Rew iasllleee ia the aaalysis.
. Tlte llrellesee EastLalce Seaiom llPojeet trill geaeratioa is ia elleesa oftlte 36,356
AnT aeolltee! ia JIIIy 2ll02.
In 2007 a SPA Plan Amendment was submitted to the city to nermit the Windstar
Pointe Resort luxury apartment nroiect on the previously aporoved EastLake Seniors
site. This oroiect is the subiect of the LL&G Traffic Analysis.
B. Traffic Modelinl!
The basis of the LL&G Traffic Analysis is the Series 10.0,2030 City/County Forecast
Traffic Model, which is produced by the San Diego Association of Governments
(SANDAG). LL&G worked witb the City of Chula Vista and SANDAG to input the
proper land use and network designations into the model for tbe following scenarios:
City CSHReil ~.l~dspti8R date
11.5-32
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
. E1HstiRg
. SeeBtlfie 1: EnistiBg +- Cre~;Ak +- CWffillatFl8 Prsjeets +- :\llPfEY/ea Be 3 haul uses
. Seeame 2: B'1alitiRg I Gf8~.vth I Cem.alaty:e Prejeets 1 PreJ38sed Prejeet
. SeeRftfia 3: Year 2QIQ With ~".:Ei6ptea LBfla Uses
. SeeBarie 4: Year 291 Q Witk PreJ30seEl Lmul Uses
. Seeaarie 5: Builde1:tt
. Near-Term without Proiect
. Near-Term with Project
. Year 2030 without Proiect
. Year 2030 with Proiect
Linscott Law & Greenspan ran a model with the appropriate land use, City of Chula
Vista circulation element aRd the plMRed includinl! a constructed SR 125
assHRlptie8s far tlie efttire study area for each scenario. The EastLake ~eRiers
Windstar Pointe Resort project land use was coded into the Traffic Model exactly as
proposed/adopted, as appropriate. After the proper land use intensities and network
configurations were entered into the model for each study scenario, the model was
run. The SANDAG model outputs ADTs on all Circulation Element street segments.
C. GMOC Analvsis
The Chula Vista Traffic Monitorinl! Prolp"am (TMP) assesses the operating
performance of the City's arterial street system for compliance with the Threshold
Standards of the GMOC. The threshold standards specify that a Level of Service
(LOS) of C or better, as measured by average travel speeds on the arterial, shall be
maintained with an exception that during peak hours LOS D can occur for no more
than any two hours of the day or LOS E for one hour.
!'. Bear taM analysis sf die Otay Lakes Reaa segmeftt ~;:as esaBaetea hased ea the
City efClmla Vista's CMOC Tmffie MaRitariRg PregrftRI (ThiP) RIetliedelegy. ORly
this segment ?tRS analyz6tl eeeftHse the City af Cluda '.'ista' s sigeifieaBee eFiteria
dietates that if planaiRg aRalysis iRElieates LOS D, E er F, the CMOC metRed sliftll Be
utilized iR the slieft tefffi (ll 4 year harizeR). This segRleRt is the eRly roadway
leeated witkifi C~fOC arterial sireet segmeftts ealeulateel 18 epsrste at LOS D aF
warse. East/ake ParI",/ay ReflH en-filler Raad is Rat a CMOC aflerial.
Olvmnic Parkwav ooerates at an LOS A with or without the Windstar Pointe Resort
proiect. Therefore. no GMOC TMP Analvsis is required.
n.5.4.1.10 PROJECT PROCESSING REQUIREMENTS
The PFFP is required by the Growth Management Program to address the following
issues for the Traffic Facilities:
A. Identify onsite and off site impacts and improvements by phase of development.
B. Provide cost estimates for all improvements.
Ci~ CoaReil) doptioR date
II.5-33
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
11.5.4.1.11. EXISTING TRAFFIC FACILITIES:
This section summarizes the operation of the existing transportation network in the
BasK-ake III SeHism Windstar Pointe Resort Project Study Area for the key street
segments and intersections. The following discussion presents the key existing and future
street segments and intersections that were analyzed in the LL&G Traffic Analysis.
A. Study Area:
The study area includes the street network and intersections along Olympic Parkway
between East Palomar Street and Wueste Road. The study area was selected by
LL&G based on the project traffic distribution, which was determined using a select
zone assignment (SZA) obtained for the project from SANDAG (see Exhibit =I- 2).
The project study area includes the following:
Intersections
1. Olympic Parkway/ East Palomar Street
2. Olympic Parkway/ SR 125 SB Ramps (Future)
3. Olympic Parkway/ SR 125 NB Ramps (Future)
4. Olympic Parkway/ Eastlake Parkway
5. Olympic Parkway/ Hunte Parkway (South)
6. Olympic Parkway/ Olympic Vista Road
7. Olympic Parkway/ Project Driveway (Future)
8. Olympic Parkway/ Wueste Road (North)
Segments
Olympic Parkway
. East Palomar Street to Eastlake Parkway
. Eastlake Parkway to Hunte Parkway
. Hunte Parkway to Wueste Road (South)
B. Street Network:
The principal roadways in the project study area are described briefly below. The
description includes the physical characteristics, aEljaocHt l81lElllSes, and intersection
traffic control.
Olympic Parkway is classified as a Six-Lane Prime Arterial from I-80S to Hunte
Parkway, and as a Four-Lane Major east of Hunte Parkway in the City ofChula Vista
Circulation Plan. Currently, it is built to its ultimate classification. On-street parking
is prohibited. The posted speed limit is 45 mph. Bike Lanes are provided. A raised
median is provided along Olympic Parkway between Wueste Road and the Olympic
Training Center driveway. A median opening is also provided for the project.
Wueste Road is classified as a Two-Lane Class III Collector in the project vicinity.
No direct access is provided to the project via Wueste Road.
C. Street Sel!ments:
Table B.I 0 summarizes the daily segment operations for existing conditions. As seen
in the following table, all segments in the study area are calculated to currently
operate at LOS C or better. In addition. the improvement in the current LOS is due to
the ooenin~ of SR 125.
City CaDDeil/_dell.jaR date
1I.5-34
EastLake III Windstar Pointe Resort
Supplementa' PFFP Amendment
Table B.lO
Existing Street Segment Operations
Segment Existing Classification LOS"C" Existing LOS
Caoacitv ADT
Olympic Parkway
East Palomar St. to Eastlake Pkwy. Prime Arterial (6L) 50,000 ~ GA
27.127
Eastlake Pkwy. to Hunte Pkwy. Prime Arterial (6L) 50,000 +G;1OO GA
11.300
Hunte Pkwy. to Wueste Rd. Major Arterial (4 L) 30,000 6;llOO GA
6280
Source: LL&G
City CeHReil."".daptiB8 date
II.5-35
EastLake III Windstar Painte Resort
Supplemental PFFP Amendment
Existing Street Net\.-:erk
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City COHReil /.doptiuR date
II.5-36
EastLake III Windstar Poiute Resort
Supplemental PFFP Amendment
?'~
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c~. C8HReil J..deptis8 date
JI.5-37
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
D. Existinl! Intersection Onerations:
Table 8.11 summarizes the peak hour intersection operations for existing conditions.
As seen in Table B.Il, all key signalized intersections are calculated to currently
operate at LOS C or better. Currently, a traffic signal is installed at the Olympic
Parkway/Wueste Road intersection "'lit is Ret eflemtieRal. Therefere, fer the elfiGting
a.nalysis it is assllmed as an IInsigRalized iHteraeetien. The critical movements at the
Olympic Parkway/Wueste Road intersection are calculated to operate at LOS C or
better conditions.
Table B.ll
Existin2 Intersection Onerations
Intersection Control Peak Hour Delay a LOS.
1. Olympic Pkwy./East Palomar St. Signalized AM ;!9,Q- 32.4 C
PM ~22.7 C
2. Olympic Pkwy.lSR 125 SB Ramps AM
c PM c c
3. Olympic Pkwy.lSR 125 NB Ramps AM
c PM c c
4. Olympic Pkwy./Eastlake Pkwy. Signalized AM ~28.0 C
PM ~27.0 C
5. Olympic Pkwy./Hunte Parkway Signalized AM ~28.5 C
PM ~26.8 C
6. Olympic Pkwy .I0lympic Vista Rd. Signalized AM ~31.7 C
PM ;;+,8-24.6 C
7. Olympic Pkwy./Project Dwy. -tl TWSC d AM
PM c c
8. Olympic Parkway/Wueste Rd. Signalized AM +&s-14.4 B
PM ~IS.4 G-B
Footnotes:
a. Average delay in seconds per vehicle
b. Level of Service
c. Intersection does not currently exist
d. TWSC. Two Wav Stan ~ontrolled intersection. Minor left turn delau
Source: U&G
11.5.4.1.12
TRANSIT
Potential transit stops will be strategically located near vehicular and pedestrian main access
points along Hunte Parkway, Olympic Parkway and/or Otay Lakes Road to serve future
EastLake Woods and EastLake Vistas residents. Medium-high to high level transit facilities
are expected to be provided in the EastLake IIIIOTC Activity Center and lower level
facilities at other locations.
MTDB has developed the ''Transit First" service concept to reduce the public's dependence
upon the automobile. Transit and land use patterns should work together. The easy access
to transit facilities in correlation with the service offered can make transit a viable travel
mode alternative to the automobile, thus reducing traffic congestion. Currently, two percent
of trips are conducted on public transit in the region. Efforts should be made to increase this
travel mode split by making transit accessible and convenient. Additionally, providing
transit facilities will meet the objectives of the City's Co, Reduction Plan which mentions
transit as one of the action measures to reducing Co, emissions along with enhanced
City CSIIRfil J.deptisR date
11.5-38
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
pedestrian connections to transit, increased housing density near transit, and site design with
transit orientation.
The "Transit First" strategy includes a network of service types ranging from neighborhood
shuttles serving short-distance trips, to higher-speed, limited stop routes for longer distance
trips. The service types planned for the areas east ofI-805 are as follows:
A. Yellow Car. Serves longer-distance trips (6+ miles), maintaining high average speeds
(35-40 mph) with limited stops. Yellow Car routes would complement Red Car
services to form the spine of the regional transit system. Yellow Car services would
require extensive use of transit priority treatments such as dedicated running ways,
queue jumpers, and signal priority. Yellow Car service is used in two ways:
. Serving corridors where longer station spacing is justified based on links between
major origins and destinations and land use patterns that lead to longer-distance trip
making.
. Serving as an overlay in selected Red Car corridors where a faster, more limited-
stop service is justified (in addition to Red Car service) for high-volume, long-
distance trip needs.
B. Red Car: Serves medium-distance trips (1-9 miles), maintaining relatively high average
speeds (20-25 mph) with limited stops. Red Car services are often linked to Blue Car
service for local distribution. The current San Diego Trolley system and the County's
express bus routes mostly operate as Red Car service. Red Car services would require
use of transit priority treatments such as dedicated running ways, queue jumpers, and
signal priority.
C. Green Car: Serves community-level trip making that could include neighborhood
circulators, feeder access to Yellow and Red Car service, and/or specialized fIXed-route
shuttles. Green Car services would likely use smaller shuttle vehicles. In some
situations, Green Car services would benefit from dedicated running ways and queue
jumpers.
D. Blue Car: Serves short-distance trips (0-5 miles) with frequent stop spacing. Blue Car
service provides basic mobility, albeit at low speeds (10-25 mph), on primarily local
and arterial streets. Most of the current San Diego region bus system operates as Blue
Car service.
Potential transit stops will be strategically located near vehicular and pedestrian main access
points along Hunte Parkway, Olympic Parkway and/or Otay Lakes Road to serve future
EastLake W oads and EastLake Vistas residents. Medium-high to high level transit facilities are
expected to be provided in the EastLake IDfOTC Activity Center and lower level facilities at
other locations.
The planned transit system within EastL8k.e III is shown in the Transit Plan, Exhibit 8. Bus stops
are based on Green Car and Blue Car service concepts described in the adopted Transit Worlcr
Strategic Plan by MTDB. The Green Car represents local circulators using mini to mid-size
buses. The Green Car would act as a collector and provide feeder access to Blue Car and/or Red
Car concepts. Bus stop facilities would be Low to Medium level with service provided on
residential streets and major streets. The Blue Car provides short distance trips (1-5 miles) with
frequent stops. This concept describes the current Chula Vista Transit service. Bus stop
facilities would be at a Medium to High level. Service is provided on major streets and arterials.
The Red Car concept is the light rail service planned for the Otay Ranch area.
City C8HReil t_depftoR date
1I.5-39
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
Note: The locations of bLl81tops alV conceptual. The
exact number and Iocatlon shall be determined at tile
lract map level.
Transit Plan
o Bus Stop with shelter & turnout
* Curbside Bus Stop
--- Blue Car Service line
-.- Green Car Service line
,-
\:n
(::"!.
, .~~.:~----,
~ F-=>-
~),
~-
l~
Lower Otay
--
To Hunte
Parkway
~ fASTLAKE III
A planned community by The EatLake CofRp8fty
Cinli lald Planning
A:fi ,...,
, - - --~~
5-01-01
Exhibit 8-2
Ci~ CeBREil !_deptioH date
115-40
EastLake III Windstar Pointe Resort
Supplemental PFFP Amendment
Land Use
Table B.12
Trip Generation Summary
Proposed Project
Daily Trip Ends AM Peak Hour PM Peak Hour
ADT
Quantity %of In:Out Volume %of In:Ou Volume
Rate (a) Volume ADT Split ADT Split
In Out Total In Out Total
494 Units 4-QlUnit +;9U S% 4* 4(l $9 99 +% <*4 ~ * H8
2,964 8% 20:80 47 190 237 9% 70:30 187 80 267
R-etiremellt CemmUBity
Apartments
Footnotes:
(a Rates based on SANDAG's "Brief Guide to Vehicular Traffic Generation Rates for the San Die 0 Re ion", A ri12002.
Source: LL&G
Tallie B.n 1
Trip Ceneration Summary
Daily Trip Ends
.+.-1\1 Peal. Hour
PM Peal. Hour
Land line Quantity %-ef VeluBle %-ef 1m Volume
Rete (a) Valume AM' Split AM' ()uf
1ft ()ut ~ Split 1ft ()ut ~
Tourist Commereial 1 g.3 lLsres 1lHl /.1'.ore ~ ~ <*4 Mi 44 H{) 9% ~ ~ ~ m
Paa#u:;tes:
(a) Rates haood en SANDt.G's "BriofGeide te Vehieular T.afli. Generatien Rates fer tho San Diege Rogien", f.pril2002. Ne spe.ilie rate is a\'lIilahlo
fer "Teuriot Tho.efero jQ% efthe "Epo.ialty Rotail" daily ratos '.vas used.
SsHl<ee: U&G
II.5-41
EastLake III Windstar Pointe Resort
Snpplemental PFFP
11.5.4.1.13. TRIP GENERATION AND PHASING:
n.5.4.1.13.1 Project Trip Generation
Table B.!2 summarizes the trip generation for the project. The project trip generation
was calculated by LL&G using trip generation rates obtained from the (Not So) Brief
Guide of Vehicular Traffic Generation Rates for the San Diego Region, dated April
2002, by the San Diego Association of Governments (SANDAG). As seen in Table
8.+l--l2., the proposed project is calculated to generate -l,9+6 2.964 ADT with 99 237
trips (4G 47 inbound and ~ 190 outbound) during the AM peak hour, and H3 267 trips
(83- 187 inbound and g ~outbound) during the PM peak hour. In addition. the LL&G
Traffic Analvsis considered the SR 125 was open by the time the proiect is built and
occupied.
A. Previously 1'.ppl'o'l'eEl Pl'ajeet
TaI31e B.12 1 sHmmllf'izes tlte trip geaeratioR for the aElopteEl laREI use tllJleeialty
eSffiffiereiaI). The aaefJtea lane use is "telirist eemmereial". . SfJeeiHe fates are Ret
available far "taHrist eommereial", Tlteref-ere the eaily rates far "speeialty retail"
was Hsee, Tlte aElopteelaae Hse is eweHlatee to geaefftte aJlprOllimately 3,6611 ADT
.....itIt Illl trips ewiRg tlte AM peal! Itelli' (66 rnboWlEl/11 eutbaHRe) aRe 3311 trips
dHriag the PM peak Italli' (165 iRbouRe/165 outbeHacl),
B. EllstLlllre Seniors
The LL&G Tfllffie ".na~'sis aRIl~'zecl the elHstiRg tfllffie eonditieRs aaEI
llfaremeRlieaee HW deyeleJlmeat seellftFias tsee the LL&G TF8ftie f JIlllysis fur
eemilea diseHssioRs aRd sHJlJlarliflg data) to detenniRe ilie difeet aRe eHffiHlative iRlpael
af ilie BastL<e gemeFS prejeet. Basoe Table R12, the preposed p~eet is ealeHlatee to
geaeFllle 1,6811less I.DT .,:itlt 11 fcwer trips dHriHg the l\M Jleak Italli' UBd 192 fewer
trips dHOOg the PM pew! ltaHr than Jlfojeeted faT the adeptecllUBcl Hse.
hA. Segment Analysis
According to the LL&G Traffic Analysis, all of the key segment operations, in
the study area for the near-term and long-term scenarios, are calculated to
operate at LOS A C or better. lIa-Ne'lef, the segment betweea East Palemllf'
Street and Eastlake Pllf'I..../ll)', WllS ealeHlatee te epefllte at aa aeeeptable LOS D
f-ar seeRarios J thrOHgh 6 (see Table 8.13).
;;bB. Intersection Analysis
Table 8.14 summarizes the peak ltoHr near-term intersection operations for the
aforementioned scenarios. According to LL&G, with the addition of the project
traffic for near term operations, all key signalized intersections are calculated to
continue to operate at LOS g ~ or better eoaeitieas far seeallrios I and 2. IHs
similllf' for Seeaarios 3, 1,5 aRd 6 elfeept fer the RaFlRboHnElleft tum mOVefRORt
at tlte HRsigaalized OIYfRpie Parl":ill)'iPrejeet driveway iHlerseetioa was
ealoHlateEl BY LL&G to aperate at LOS F eHl'iag the PM peak ltoHr. HO-Neoler,
with the iastallatiofl of a sigaw at the Jlfojeet E1riyewll)', this interseetioa is
ealeHlated to operate at LOS f. ia the AM HfId PM pewl hOHrs.
1I.5-42
EastLake III Windstar Pointe Resort
Supplemental PFFP
Table B.13
Near & Lon!!- Term Segment Operations SeeBanos I through Ii
\ E:lisHBg t SeeBBrio 2 SeeBorio 3 8eeRBAo 1 SeeBaAo S SoeHario ,
m. (SoonaAo 1 (Year 1010 (Year 1010 (Buildout (Buildout
1,()8 EIi9tiBg , .
WIthout wi- wi- wi- wi- wi-
St1gmeBt ~. . . .!!G! - , """... - .
CapaoH)'1 VeIn I,GS '_I,GS I,GS 1_
_ I,GS _ I,GS _ I,GS - I,GS
me
'J Prime Arterial
EllSt Palomar 81. to ~ ~ ~ A ~ A ~ A H;8OO A ~ l) #;600 l) ~ l)
.. .m. ~t
BllStlake Pk;;y. to Prime .^.fterial -WfIOO A -I+,-HG A J+.+OO ~ J4;m ;H,>OO A
HuRto Pk>...')'. ~ ~ A A A
I
Il>lIIto Pk..;y. to tillier .'\flerial ~ 6;OOG A ~ A +;%G Ai~!A ~I AI~I A M,8OO A
vtaeste Ra (4bt
88M ee 1.1.&G
Near-term Near-term Tvneof Year 2030 Year 2030
without
Roadwav LOSE without Proiect with Proiect Imuact with Proiect
Sel!ment Class · Cauacitv b Pro'ect
ADT' LOS ADT' LOS ADT' LOS ADT' ~
OIvmuic Parkway
East Palomar Street 6-Lane Prime 50.000 29.990 A 31.620 A None 44.000 ~ 45.630 ~
to Eastlake Parkway Arterial
Eastlake Parkway to 6-Lane Prime 50.000 16.380 A 18.450 A- None 24.800 A 26.875 A
Hunte Parkway Arterial
Hunte Parkway to 4-Lane Maior 30.000 11.430 A 14.100 A None 24.000 ~ 26.965 ~
Wueste Road (South) Arterial
a. Roadwav ClassIfication net Cltv of Chula Vista Clrculation Element
b. Based on City of Chula Vista Roadwav Can8citv Standards
c. Averaee Dailv Vehicle Trios.
d. Level of Service
Source' LL&G
11.5-43
EastLake III SeRi&F Windstar Pointe Resorts
Supplemental PFFP
Intenedion
::l
V.
t
1. Olympic Pkwy./East
Palomar St.
2. Olympic Pkwy.lSR 125
SBRamps
3. Olympic Pkwy.lSR 125
NB Ramps
4. Olympic _
Pkwv./Eastlake !'l<WV.
5. Olympic Pkwy.lllunle
P~:
6.0lympicPkwy.l
Olv.mic Vista Rd.
7. Olympic PI<wr.l NBL'
ProjectDwy. WBL'
t'l
~
~
?
~
".
~
~
~
~
~
~ S'
",e-
~S'
~ ~
a ...
~ =
s. S.
!.;-
::a
~lS
:l.
NBLI
WBL'
8. Olympic Pkwy./Wueste
Dr.
Footnotes:
" TableB.14 ~
Near-Term Intersection Operations (Existing through Scenario 4)
Buildout Intersection Ooerations (Scenario 5 and 6\
~ See . 1. Scenario 2 Scenario 3 nario 4 &enario 5 Scenario 6
Peak Existi (Y na~:oo (Scenariolwl Peak (Year20l0 (Year 2010 wI (BuUdoutwl (Buildoutwl
Period n w/O.:a~Oled) Proposed Period Adop Prop. Projed Adopted Proposed
Il1O::' a Pro ect\ Lao "1 Land U.~.\ Land Use.1 Land Use.1
Delay b LOS' ~OS Delay LOS De LOS Delay LOS Delay LOS Delay LOS
AM 29.0 C 37.3 D 37.3 D AM .2 C 35.6 D 41.4 D 36.3 D
PM 25.1 C 29.0 29.0 C PM 36.1 D 33.6 C 37.1 D 34.1 C
AM . . . .......... 15.7 B 15.5 B 19.2 B 16.6 B
PM d d d .i ...."'- III III 17.2 B 26.7 B 22.7 C 21.2 B
iti : : : : ~~ iti ~; ~ ~.~ ~ :ig ~ :i6 ~
AM 26.5 C 27.9 C 28.1 AM 36.0 D 32.8 C 41.6 D 35.9 D
PM 27.4 C 28.1 ~28' ~PM 32.9 C 32.1 C 33.7 C 32.3 C
AM 27.4 C 23.9 C . C 31.2 C 30.3 C 39.3 D 38.5 D
PM 26.6 C 21.8 C 2.7 C 28.0 C 27.2 C 35.3 D 31.9 C
AM 32.3 C 36.9 37.1 D ......28.4 C 27.3 D 25.4 C 25.7 C
PM 27.8 C 28.4 28.4 C PM 1-..01.5 C 23.7 C 23.8 C 22.9 C
AM . . If' 9.3 A AM lo~ C 16.5 C 21.7 C 21.8 C
PM . . . . 9.6 A 8.3 ~ 8.1 A 8.3 A 8.2 A
4.911. All. 5.0. Ab
PM >80.0 F ~2.1 F >80.0 F >80.0 F
11.8 B .7 B 14.6 B 12.6 B
4. ~'b 4.1' Ab
~8 B AM W B 1~ B ill8 B ill8 B
20.6 C PM 8.4 A 9.4 12.0 B 7.8 A
e. Cu:rrentlythe south leg is not fully open to traffic. For Year 2 lie,1.u1timate; geometry is asswned.
f. Analyzed as an unsignalized intersectim. Opemtions fC( the mil1<l et left-twn movement are reported.
g. Applies to Scenarios 3 through 6
h. Bold indicates miti.ated delav and LOS (with Sionalization).
Source: IL
AM
PM
a. Year 2006 without SR
b. Average delay in
c. Level of Service
d. Intersection not exist
18.
B 18.5
C 20.3
and Without Project
per vehicle.
B
C
Table B.14
Near-Term Intersection ODerations
Near-term Increase
Traffic Peak Near-term in delay Imoact
Intersection without
Control Hour Prolect with Proiect due to Im
Pro i ect
Delav' LOS' Delav' LOS'
1. Olvmoic Pkwv I Palomar St. Sienal AM 32.5 C 32.5 C - None
-
PM 22.8 C 23.7 C Q..2. None
2. Olvmoic Pkwv I SR 125 SB Ramos Sienal AM 13.8 B 13.9 B Q.J. None
PM JLl A 10.2 B L2. None
3. Olvmoic Pkwv I SR 125 NB Ramos Sienal AM 12.9 B 13.0 B Q.J. None
PM U. A 8.2 A Q.J. None
4. Olvmpic Pkwv I Eastlake Pkwy. Sienal AM 33.3 C 33.5 C 0.2 None
PM 32.2 C 32.4 C 0.2 None
5. Olymoic Pkwy I Hunte Parkway Sirnal AM 30.3 C 30.5 C 0.2 None
PM 27.3 C 27.5 C 0.2 None
6. Olymoic Pkwy I Olvmoic Vista Rd. Signal AM 32.2 C 32.5 C 0.3 . None
PM 24.1 C 24.6 C 0.5 None
7. Olymoic Pkwy IProiect Drivewav. TWSC' AM DNE" 0 20.9 C - None
-
PM DNE" - 20.8 C - None
- -
8. Olvmpic Parkway I Wueste Rd. Sienal AM 15.8 B 15.6 B Q.J. None
PM 19.5 B 23.6 B 0.3 None
~
SIGNAlIZED
IJNSIGNALlZED
.l!.. AVP.rn.pedelav~in<:PrIll1l'l<;nervehicle
h. T.evel.nfService
~ 'f'WSC_TwoWavStonC'.nntmlledintr:rsection
d ))NE_Dne.<iNctExist
DELA V/1 ,os THRESHOI ns
!:l<Iu !.QS.
Q..QslQ.!l A
101 to 20.0 B.
20 1 tn350 C.
351 to 550 Q
5'1 I to 80.0 .E.
~ E
DEI A VI1 OS THRF.SHOLDS
!:l<Iu !.QS.
00<100 A
10 1 to150 B.
151 to 25 0 C.
251 t035 0 Q.
35 1 to 500 E.
~ .E
11.5-45
EastLake III SeIIi&P Windstar Pointe Resorts
Supplemental PFFP
c;, Pre SRllS l.Ralysisl
/'. Pre gRI25 ffilffie !lIllllysis eeffiJlleted by LL&G ia f.llfil 2<l<l3 aad Hlldated iB
":\I3Fil 2QQ5 aeteFmiaea the tetal Bl:Iffiher sf residential EP'.velliag lHlitB 1Jmt eaft he
eaaGtrueted ia the ellsteffi territeries af Clmla Vista befare the Ci~y's LOg thfcshalEl
stanaarels ~.~/aldEl he eueeedea. This RtlffiBer sf fesiEleBtial QwelliRg lInits ~;/itS set as
the mwdmHm that eaHIEI be built eefare gR 125 was aeeded. The repeR aad ilie
1I1ldate lH'e iaelHsed ia AlllleadiJl C ef ilie LL&C Traffie l"aalysis fer EllstLake III
geBiers.
The Pre SRI25 ftfIaI~fsis "YllS e1eae HsiR!; the Ciry's Gre\\~.k MllBagemeftt Oyersigilt
Cemmittee (CMOC) lIBd TMP (Trame Meaiteriag Pregfam) tilfeahelEls. With a
starting aate Elf January 1, 2993, the tetel RHffiaer sf l:Hiits '::35 aetelBliaea te ee
19,251. The ameliat is deriyed eased en ilie 8,99<l ilireGheld eHlIiaed ia ilie /"Ilril
29<l3 repeR Illlis lI1e additieaal 1,261 additieaalllBits e1ete_iaed ia lI1e ;"flril 2<l95
repert,
The mBjerity ef tile 19,251 uaits eave already eeea "alleeatcd" te ether
dcyelepmeBts. The flFellesed BaGtLalte III SeaialS Pr~eet weHls Bat ha'/e a
sigflifieaBt traffie impllct in the Pre gRI25 esaditisa, if the Ilrsjeet did Bat see~'
aay lIaKs elleeeeliftg the 19,251 tMcshsld. Uswcyer, sigBifiellBt lIftlBitigetcd
imptle~s WSHIEI seem if tile Il~eet reGlilted ia tile I 9,251 residea~ial dwelling 1lI1ita
thresileld eeiag elleeeelea.
11.5.4.1.13.2 Project Phasing
The LL&G F6jl8ft Traffic Analvsis assumed that the build out of the BastLake SeaialS
Windstar Pointe Resort Supplemental SPA Plan Amendment would occur prior to 2010. This
results in total trips of ~ 2.964 daily trips loaded onto the circulation network at the build-
out of the development. One primary phase of development is envisioned due to the need of
the project to complete the infrastructure improvements in a single increment.
11.5.4.1.14 Adequacy Analysis
The City of Chula Vista created the Guidelines For Traffic Impact Studies in February
200 I. This document establishes written guidelines for identification of project traffic
impacts in Environmental Impact Report documents. Prior to the establishment of the
guidelines, the City of Chula Vista hired BRW to review criteria that was being utilized
by the City of San Diego and traffic hnpact study guidelines recommended by the San
Diego Traffic Engineer's Council (SANTEC) / Institute of Transportation Engineers
(ITE). The objective was to determine the applicability of these standards to
developments and facilities within the City of Chula Vista, and develop a specific set of
standards for the City of Chula Vista based on this review. The City of San Diego and
SANTEC/ITE standards were used to reevaluate several completed studies in the City of
Chula Vista to determine potential changes in the identification of project impacts.
Results of this evaluation were communicated to the City of Chula Vista department
heads and staff througb a series of workshops. Discussions, comments and
recommendations precipitated from these workshops provided the foundation for the
guidelines.
II.5-46
EastLake III Senier Windstar Pointe Resorts
Supplementa. PFFP
The guidelines provide written criteria for determining the need and scope of traffic
studies and identifying impacts. The use of these guidelines ensures uniformity in the
preparation and review of traffic studies for developments within the City of Chula Vista.
In addition, the guidelines help determine timelines for the implementation of specific
improvements to address identified deficiencies.
A. Determininl! When A Study Is Needed
In conformance with requirements of the Congestion Management Program (CMP),
an analysis of CMF freeways and arterials will be required for any project that
generates 2,400 daily, or 200 peak hour trips (As detailed in the 1991 CMP).
For those developments that do not satisfy the requirements for a CMP analysis, a
traffic study may be required based on direction provided by the City Engineer and
the Environmental Review Coordinator.
B. Methodolol!V
1. Study Area Definition
a. Volume Thresholds for Study of CMF Freeway Facilities: All freeway
segments are by definition included in the CMF network. All freeway
mainline segments to which the proposed project will add 2400 total trips
(Average Daily Trips or ADT) or 150 or more peak hour trips in either
direction must be analyzed.
b. Volume Thresholds for Study of CMP Arterial Facilities: All CMP arterial
segments, including Regionally Significant Arterials (RSA) and other CMP
arterial segments and intersections (including freeway on/off ramp
intersections), to which the proposed project will add 800 or more total trips
(ADD or 50 or more peak hour trips in either direction must be analyzed.
c. Volume Thresholds for Local Roadways and Intersections: Traffic studies
will be required to review those local and collector roadway facilities that are
not included in the CMP network based on direction provided by the City
Engineer.
2. Analysis Scenarios
Each of the study area freeway segments, roadway segments, and intersections
must be analyzed for the following scenarios:
a. Existing Conditions
b. Existing Conditions + Proposed Project
c. Existing Conditions + Approved and Pending Projects + Proposed Project
(Only for non-master planned projects)
d. Horizon Years (Usually defmed as five-year incremental study years for project,
i.e. 2005, 2010, 2015, & 2020. However, fmal determination on years to be studied
may vary based on direction of the City Engineer)
e. Regional Buildout Year + Proposed Project
Additional scenarios may be required depending on the size and phasing of any
proposed development. For each analyzed scenario, peak hour analysis will
II.5-47
EastLake III SeRieF Windstar Pointe Resorts
Supplemental PFFP
include the. AM and PM peaks. At the direction of the City Engineer, special
studies of midday peak or other off-peak periods may be required.
3. Growth Management Oversight Committee (GMOC) Near-Term Analysis
As determined by the City Engineer, analysis of roadway segments under near-
term conditions (Years 0-4) may be conducted using the methodology described
in Chapter II (Arterial Streets) of the most recent version of the Highway
Capacity Manual, which determines segment level of service based on speed, as
detailed in the Significance Criteria below. Classification of facilities and
definition of segment lengths must be consistent with the City's current Growth
Management Tmffic Monitoring Program. The Threshold Standard for these
arterial analyses requires the maintenance of LOS C or better as measured by
average travel speeds except that LOS D can occur for no more than any two
hours of the day. Thus, if LOS D conditions are determined for any period of two
(2) hours, additional analysis may be required along these high volume segments
based on direction provided by the City Engineer.
For planned arterial facilities that are not currently included in the current Traffic
Monitoring Progmm, the definition of segment length and facility classification
will be based on direction provided by the City Engineer.
C. Shmificance Criteria
Project impacts will be defined as either project specific impacts or cumulative
impacts. Project specific impacts are those impacts for which the addition of project
trips result in an identifiable degradation in LOS on freeway segments, roadway
segments, or intersections, triggering the need for specific project-related
improvement strategies. Cumulative impacts are those in which the project trips
contribute to a poor level of service, at a nominal level.
Study horizon year as used herein is intended to describe a future period of time in the
traffic studies, which corresponds to Sandag's traffic model years, and are meant to
synchronize study impacts to be in line with typical study years of 2005, 2010, 2015 and
2020.
Criteria for determining whether the project results in either project specific or
cumulative impacts on freeway segments, roadway segments, or intersections are as
follows:
1. Short-term (Study Horizon Year 0 to 4)
For purposes of the short-term analysis roadway sections may be defined as either
links or segments. A link is typically that section of roadway between two
adjacent Circulation Element intersections and a segment is defined as that
combination of contiguous links used in the Growth Management Plan Tmffic
Monitoring Program. Analysis of roadway links under short-term conditions may
require a more detailed analysis using the GMOC methodology if the typical
planning analysis using volume to capacity ratios on an individual link indicates a
potential impact to that link. The GMOC analysis uses the Highway Capacity
Manual (HCM) methodology of average travel speed based on actual
measurements on the segments as listed in the Growth Management Plan Traffic
Monitoring Program.
11.5-48
EastLake III SeBi&F Windstar Pointe Resorts
Supplemental PFFP
a. Intersections
I. Project specific impact if both the following criteria are met:
a) LOS E or LOS F.
b) Project trips comprise 5% or more of entering volume.
2. Cumulative impact if only (i) above is met.
b. Street Links/Segments
If the planning analysis using the volume to capacity ratio indicates LOS C or
better, there is no impact. If the planning analysis indicates LOS D, E or F,
the GMOC method should be utilized. The following criteria would then be
utilized.
I. Project specific impact if all the following criteria are met:
a) LOS D for more than 2 hours or LOS Elf for I hour
b) Project trips comprise 5% or more of segment volume.
c) Project adds greater than 800 ADT to the segment.
2. Cumulative impact if only (i) above is met.
c. Freeways
1. Project specific impact if both the following criteria are met:
a) Freeway segment LOS is LOS E or LOS F
b). Project comprises 5% or more of the total forecasted ADT on that
freeway segment.
b. Cumulative impact if only (i) above is met.
2. Long-term (Study Horizon Year 5 and later)
a. Intersections
1. Project specific impact if both the following criteria are met:
a) Level of service is LOS E or LOS F.
b) Project trips comprise 5% or more of entering volume.
2. Cumulative impact if only (i) above is met.
b. Street Segments
Use the planning analysis using the volume to capacity ratio
methodology only. The GMOC analysis methodology is not applicable
beyond a four-year horizon.
I. Project specific impact if all three of the following criteria are met:
a) Level of service is LOS D, LOS E, or LOS F.
b) Project trips comprise 5% or more of total segment volume.
c) Project adds greater than 800 ADT to the segment.
2. Cumulative impact if only (i) above is met. However, if the intersections
along a LOS D or LOS E segment all operate at LOS D or better, the
segment impact is considered not significant since intersection analysis is
more indicative of actual roadway system operations than street segment
analysis. If segment Level of Service is LOS F, impact is significant
regardless of intersection LOS.
4. Notwithstanding the foregoing, if the impact identified in paragraph a.
above occurs at study horizon year 10 or later, and is offsite and not
adjacent to the project, the impact is considered cumulative. Study year
10 may be that typical SANDAG model year which is between 8 and 13
11.5-49
EastLake III SeftieF Windstar Pointe Resorts
Supplementa' PFFP
years in the future. In this case of a traffic study being performed in the
period of 2000 to 2002, because the typical model will only evaluate
traffic at years divisible by 5 (i.e. 2005, 20 I 0, 2015 and 2020) study
horizon year 10 would correspond to the Sandag model for year 2010 and
would be 8 years in the future. If the model year were less than 7 years in
the future, study horizon year 10 would be 13 years in the future.
5. In the event a direct identified project specific impact in paragraph a.
above occurs at study horizon year 5 or earlier and the impact is offsite
and not adjacent to this project, but the property immediately adjacent to
the identified project specific impact is also proposed to be developed in
approximately the same time frame, an additional analysis may be
required to determine whether or not the identified project specific impact
would still occur if the development of the adjacent property does not
take place. If the additional analysis concludes that the identified project
specific impact is no longer a direct impact, then the impact shall be
considered cumulative.
c. Freeways
1. Project specific impact if both the following criteria are met:
a) Freeway segment LOS is LOS E or LOS F
b) Project comprises 5% or more of the total forecasted ADT on that
freeway segment.
2. Cumulative impact if only (i) above is met.
11.5.4.1.15. FINANCING TRAFFIC IMPROVEMENTS:
A. TransoDrtatiDn DevelDoment Imoact Fees (TDIF'):
The project is within the boundaries of the TDIF program and, as such, the project is
subject to the payment of the fees at the rates in effect at the time building permits are
issued. However, the improvements identified aa TallIe B.15 in the Threshold
Comoliance and Requirements Section 11.5.4.1.16 of this PFFP are required to be
constructed prior to aee1f!llUley af the fifGt resiaemial uait aoproval of the first
building permit.
The current Transportation Development Impact Fee (TDIF) Ordinance sets forth the
calculation of development impact fees. This PFFP uses the CVMC Chapter 3.54 as
the basis for the estimated fees. This amount is subject to change as it is amended
from time to time. The current TDIF charged for "Residential Low" density (0-6
DUlgross acre) is $~ 1O.777/DU. The amount charged for "Residential
Medium" density (6.1-18 DU/gross acre) is $8;G4G 8.622/DU. The amount charged
for "Residential High" density (>18.1 DU/gross acre) is $6,lBG 6.466/DU. 8eaief
hausing is elulfgea $1,Q2ll1DU. The estimated TDIF for the EatltLal,e Seaiafs
Windstar Pointe Resort Project is presented in Table B.l5 below.
11.5-50
EastLake III Seft.iep. Windstar Pointe Resorts
Supplemental PFFP
Land Use
Table B.IS
ElltltI.lll,e ill Seniol'S Windstllr Pointe Resort TDIF Fees
Number of Number of Fee per Seftiep HousiBg
Acres Units Residential Hil!h Densitv
DwelIin Unit
$4;lW
$6.466
Total Fees
Totals
18.4
494
$1,985,889
$3.194.204
U,98S,889
3 194 204
BastLalEe IH 8eniom
Windstar Pointe Resort
18.4
494
B. Traffic Sil!nal Fees:
Future development within the project will be required to pay Traffic Signal Fees in
accordance with Chula Vista Council Policy No. 475-01. Tbe estimated fee is calculated
based on the current fee of~ 28.55 (the date of this PFFP) per vehicle trip genemted
per day for various land use categories. The table is provided as an estimate only. Fees
may change depending upon the actual number dwelling units, the actual acreage for
commercial and industriaIland and the current city fee, which is subject to change from
time to time. Final calculations will be known at time building permits are applied for.
Land Use
Table B.16
EastLllbe ill Seniors Winds tar Pointe Resort Traffic Si nal Fees
Traffic Signal Fee @
$~ 28.5Sffri
$52,669 $84.622
$52,669 $84.622
Residential Trips
EastLake III Seniors
Windstar Pointe Resort
Total
-1-;9-+6-2.964
~2.964
n.5.4.1.16. THRESHOLD COMPLIANCE AND REQUIREMENTS:
Based upon the Trqffic Impact Analysis for Ed9tfake 8ellial' 1reSffle/lli61 Cammflllily Windstar
Pointe Resort. August 16, 2(jIM October 18. 2007. by Linscott, Law and Greenspan, threshold
compliance is projected to be maintained with implementation of the identified measures and
improvements and the payment of the TOIF Fees. The following measures are recommended to
maintain compliance with city threshold staodards:
A. Threshold compliance shall continue to be monitored through the annual congestion
monitoring program.
B. EastLaI,e Senism The Windstar Pointe Resort project shall be conditioned to pay
TDIF Fees and Traffic Signal Fees prior to the issuance of building Dermits: the fees
shall be paid at the rate in effect at the time Bllilamg pSffllits are iSSllea payment is
made.
C. The appl~~~ sh~l~mR~r iflto. ltfl ~greelBeat to a.e~ign, eonstnlet, ~~~e':."~ ~ fuHy
:_:m::tte6- trat'H& ~ melllalBg Intereonnoct '.Y1l'1ng, IBlIst llffIIS, Signal Ito:a~ ~
!IS!l<Jt;i;'a~c~ ~~;;;fl;;;', lIflaer~mlRa ~mpre\'e~ents, slaRaaras ltfla l~mi~:~, a~_~
9ly':mpie-ParkwaYlPr8ject OfI'/ewa:,' IHterseeaoft. The aeslgB ~~.: ~I~:~:: :
the saa:::f;~i~~ ~i thj; c~. ~ngineer .lIRa eoBfoffll te City ~dar~s. The ~~;~~
shaY -pr--yide--tIle fe-lewmg IBtefSeetum geametf)' as SHown 1ft Y-igU1'e 1...' 2 (af the
Ug,C Tra.ffie AlIslysis:
!l.5-51
EastLake III 8ettier Windstar Pointe Resorts
Supplemental PFFP
WetJWallful: ORe left Rim IllIle (with Hl9 feet sf stsmge) llIlEl tws threllgB llllles
Sauthh8tffld: }[slle
Na1'lhhaund: ORe left rum laRe aIlEl elle right t\H'll IllIle (With a Dterege leagth sf 75
feet ia eaeh)
Eas16aw: OHe DaMeEl t1lrellgl-jrigftt ]!lIle aaEl sae throllgR l!lfls.
D. Releeate the median 8fleRiRg 8ft Olj'ffifJie PaFlnvay, flll=tker ~.ve5t tram its etlffeRt
loeatieR te aeeemmeaate the pr8p8sea prejeet drh'e".1'tlj' as Sktr.~/R ia Figure 11 2.
B. Install a "}[s U TlIm" Diga for ellsteslffiEl traf!ie sa OIYffiJlie Parl,wll)' at the OlYffij'lie
Parl,waY/'.Vlleste Rtlad iRterseetiea.
C. Prior to approval of the first building oermi! or as otherwise determined by the Ci1y
Engineer. the Developer shall:
1. Desim construct and secure a fullv actuated traffic sil!llal includinl! interconnect
wiring. mast arms. signal heads and associated eauioment underground improvements.
standards and luminaries at the Olympic ParkwaylProiect Drivewav intersection. The
desil!ll of the traffic sil!llal shall be to the satisfaction of the City Enl!ineer and conform
to City standards. The intersection l!OOmetrv shall be the following:
Westbound: One left-turn lane (with 100 feet of stornl!e) and two through lanes:
Northbound: One left-turn lane and one ril!ht-turn lane (with a storng.e lenl!th of75
feet in each lane):
Eastbound: One shared throul!hlril!ht-turn lane and one throul!h lane:
Southbound: None.
A traffic signaJ shall be installed at the proiect drivewav and two outbound
(northbound) lanes. one left-turn and one right-turn lane and two inbound (southbound)
lanes shall be provided.
2. Relocate the median openinl! on Olymoic Parkway further west from its current
location to accommodate the orooosed oroiect drivewav. In addition. the aoolicant shall
provide the oertinent landscaoe improvements to the satisfaction of the Director of
Planninl! & Building.. and the Director of General Services.
3. Provide oedestrian ramps to the satisfaction of the City Emrineer.
4. Install a "No U Turn" sil!ll for eastbound traffic on Olympic Parkwav at the OIVrnoic
Parkwav/W ueste Road intersection.
The Developer shall fullv desil!Il the aforementioned improvements in coni unction with the
improvement clans for the related proiect to the satisfaction of the City Enl!ineer.
I1.5-52
EastLake III Sefti&t: Windstar Pointe Resorts
Supplementa. PFFP
'"
~
w
"
l
I
1
,
oooc......
.....Prlme
A (0I0y1.8l<eo_
.....-
B ......_._V__
P
C _ClaSS 1II__eo_
DID- ModIfIed Clast III ReslderGal CoIecIor
E t.todllledc-.IIIRst-~
E.' _ClMaIllRst_~
P _c-.IllRos1d-~
ModIfted ca... II Rnldent111 CoIIIIdor
......... ClaSS m_....... CoIecl<<
ModIfted RHIdenII8I SInJet
-....--
......... Clooo .1_ CdIocIor
Ifled Q8IS HI Ae....1 CoIItcb'
......... OoIlIR'_CoIecl<<
..... _ CoIecl<<
----
Clooo .1_ CoIecl<<
ResidenlllStrGet
---
~StNet
PII. Common H....._,t.....ll<.
IntemeI streeIs & Drtves
Circulation
ProDosed
J
I j i
I I II E
'Ii
l! I . ~
, UL
_lo_ ~
10_
101' 78' P
Il2.5' ...,. PIC
62.5' ...,. P
... ...,. P
7U 56' P
,"' 54' P
85' 40' P
60' 28' P
08.5 28' P
IlS' 64' P
7<1 64' C
Il2' 64' P
Il2' 34' P
6U ...,. PI
..... ... CIP
... ... P
56 36' P
56 36' C
41!/ 2fT NA
,.,.-
.... TtenSitiOtlS ofsnetdaeliliC1ltiotl changes (or lD eJdPrv roads) and
.......of lmprcWernems to be determined at Y..,...,..".....
~ E'ASllAKE III
A pia...... COIlllllUlll\Y by Tho EnlLalc8 c_
6 Lane Prime Arterial
_ _ 4 Lane Major Arterial
_ _ _ _ _ Class III Residential Collector
......... ... Residential Street
No,.: Refer to Sections for MoQificatiot1s
Cinn Land i"IOJ"oIlng
--.......-m
n-n.~....I
7.17.01
Exhibit-9-1
11.5-53
EastLake III SeRieP Windstar Pointe Resorts
Supplemental PFFP
Circulation
Improvements
LEGEND
(XX)- Recommended Turn lane storage length In feet
Exhibit 1{) ~
II.5-54 EastLake 111_ Windstar Pointe Resorts
Supplementa' PFFP
11.5.4.2 POLICE
ll.5.4.2.l Threshold Standard
A. Emergency Response: properly equipped and staffed police units shall respond to
81 % of "Priority One" Emergency calls throughout the city within 7 minutes and
shall maintain an average response time to all "Priority One" emergency calls of 5.5
minutes or less (measured annually).
B. Urgent Response: Properly equipped and staffed police units shall respond to 57% of
"Priority Two" Urgent calls throughout the city within 7 minutes and maintain an
average response time to all "Priority Two" calls of 7.s minutes or less (measured
annually).
11.5.4.2.2 Service Analysis
The City of Chula Vista Police Department provides police services. The purpose of the
Threshold Standard is to maintain or improve the current level of police services
throughout the City by ensuring that adequate levels of staff, equipment and training are
provided. Police threshold performance was analyzed in the "Report on Police Threshold
Performance 1990-1999", completed April 13, 2000. In response to Police Department
and GMOC concerns the City Council amended the threshold standards for Police
Emergency Response on May 28, 2002, with adoption of Ordinance 2860. Police
Facilities are also addressed in A Master Plan for the Chula Vista Civic Center Solving
City Space Needs Through Year 2010. dated May 8, 1989.
11.5.4.2.3 Project Processing Requirements
The PFFP is required by the Growth Management Program to address the following
issues for Police Services.
A. Services reviewed must be consistent with the proposed phasing of the project.
B. Able to demonstrate conformance with A Master Plan for the Chula Vista Civic
Center dated May S, 1989, as amended.
n.5.4.2.4 Existing Conditions
The Chuta Vista Police Department (CVPD) provides law enforcement services to the
area encompassing the project. The CVPD is located in a new headquarters building at
the comer 4th Avenue and F Street in Chula Vista. This new facility is expected to be
adequate through the build-out of eastern Chula Vista. Currently, CVPD maintains a staff
of approximately ;wl 253 sworn officers and approximately lOO 115 civilian support
personnel. The Deflar..meBt is reereitiag B8\V sm.ears MEt has a~reiliHiately 1 S eGieefs
iH tFMHiHg. The Project is within Police Patrol Beat 32 that is served by at least one Beat
Officer per shift.
Police Facilitv lnventorv
. New Police Headquarters at 4th Avenue and F Street.
n.5-55
EastLake 1II8eftieP Windstar Pointe Resorts
Supplemental PFFP
n.5.4.2.5 Adequacy Analysis
According to the GMOC 200~ LAnnual Report the response times for "Priority One"
Calls for Service (CFS) were met during the .July 21103 .Juae 2091 2005 -2006 time period
(see Table C.1). The department is in compliance with "Priority One" CFS with 82.3% of
the calls responded to within 7.00 minutes. "Priority Two" CFS during the same period
were not met. The last time the thresheld 'Nas reached waG ia FYI996f.97. The Priority
Two CFS has not been met for several years. For Priority Two CFS, the department
resDonded to 40% of the calls within an averaee of 12.5 minutes. The GMOC eeasidered
this "Prierity ORe" flerfsfffianee te Be ia 60ffil3liaRee. Fifty ~eiftt tW6 FeR)' pefeeRt
(18.1%) ef"Prierity Twe" lif"geRt ealls were respeaded te withia 7 mialltes eempared te
the 57% thresheld. The ll'/erage "PAerH)' Twe" eall reSJleaGe time was 9:$1l miautes
eempafod te tke 7:311miallte thresheld time. The GMOC has determined that "Priority
Two" or the Urgent Emergency Response time threshold has not been met.
According to the GMOC, police response time is just one measure of how these services
are keeping pace with growth. The city has implemented measures to improve police
response time. These measures range from maintaining full staffing to technological
improvements. Two measures that do relate to the ability of the Police Department to
maintain the quality of life and are growth related are maintaining adequate staffing and
reducing false alarms.
'Nhile achieving the rCSJlense time thresheld, the CMOC indicated that they are eenfident
tkat the Peliee Depar.meat will femaia diligent in meeting lHld aehieviag sheRer respense
times thaa what is indieated as tke Thresheld Standard. Ia aehie\'iag GheRer respense
times, the PoUee Depal4Hleat has ffiede a set sf reeeRlm8Baatisns fur wfiiek 81IDC
SUppeR has Beea reljHested. The reeeR1lftendntiens are reaseaaBle and tile GMOC leads
their SlippeR a'lIare !hat Blidgetal'Y eeastraints WId prierity seltiag 'lIi11l'eGlilt ia a eaGe BY
ease evalHatian.
As the table below indicates, the Police Department has made progress in reducing their
response time over the past several years. The Police Department is engaged in
several current or proposed initiatives to continue the reduction in response times.
Table C.l
Historic Response Times
Priority 1 -- Emerl!encv Response, Calls For Service
Call Volume % of Call Response Average
wlin 7 Minutes ResDonse Time
Threshold 81.0% 5:30
FY2005-06 1.068 of 73,075 82.3% 4:51
FY2004-05 1.289 of 74,1 06 80.0% 5:11
FY2003-04 1,3220f71,000 82.1% 4:52
FY 2002-03 1,4240f71,268 80.8% 4:55
FY 2001-02 1,5390f71,859 80,0% 5:07
FY 2000-01 1,7340f73,977 79.7% 5:13
FY 1999-00 1,7500f76,738 75.9% 5:21
CY 19990 11,8900f74,405 70.9% 5:50
Source: GMOC 20M 1.Annual Report
6
The FY98-99 GMOC Report used calendar 1999 data due to the implementation of the new CAD system in mid-1998.
n.5-56
EastLake III Betti&F Windstar Pointe Resorts
Supplemental PFFP
In response to the Url!ent Emer~encv Response time threshold not beinl! met. the GMOC
recommended that the City Council direct the City Manal!er to have the Police
Deoartment orepare and imolement an action plan addressin~ the decline in
performance relative to meetinl! the GMOC threshold. The GMOC recommends that
this be done bv 2008 so that prol!Tess in developinl! and imolementinl! the plan can be
reflected in the Police Deoartment's next report to the GMOC.
The C~fOC lRifJf'efts the fulle~.viRg Peliee Def'artffieftt iBitiath-es subjeet te ReeeSSRrJ
6~/eff'idiRg; Inulgetarj eaRsiEiefatisRs:
. The aiGl'lateh staffing msaelana the Disl'latch Manager Ceneel'lt.
. Ceatinued HSS efthe patrel sta.fHflg medel aRa the aavaBee kiFffig pregpam.
. PlarJlea l:iflgt'ades Elf paUse teel18slegies, saeR as ~fDCs, '.vifeless aata.
transmissiea te pa1rel .;8hiele5, and gleeal f'0sitiaRmg systems
. Res8area EtBa eT,aluatiea sf:
B.. IMemet erims repmting;
a. ~\lteffi.ative ae131eymeat taeties, Stiea as fe-;isea beat eSBRguratisas ana hik-e
flftlrel; Ma
e. An aerial l'lllNfefffi.
The Police Department has requested GMOC supoort for various UOl!rades/improvements.
While the GMOC is not opposed to anv of these. it would be beneficial to understand how
imolementation of anv of these initiatives will specificallv improve Priority 2 response
times.
II.5.4.2.6 Financing Police Facilities
The Public Facilities Development Impact Fee (PFDIF) was updated by the Chula Vista
City Council on November 19, 2002 by adoption of Ordinance 2&&6 ftIla 2887. The
Public Facilities Develooment Imoact Fee (PFDIF) is adiusted every October 1" oursuant
to Ordinance 3050. which was adopted bv the City Council on November 7. 2006. +he
e;;~: ~~s fer s~gle family rcsiaenlial aevelepmsat is $5, 4 &9 illnit, mlllti flHBily
r' ti is $5,H19 limit, eemmcrcial (ineillaing efRce) aevelepffiellt is $25.1&lIacrc ana
indllstrial a6':clcl'lmeftt is $4,Q44 iaere. The Police Public Facilities DIF Fee for Multi-
Familv Develooment is $1.617/unit (see Table A.6)7. This amount is subject to change as
it is amended from time to time. The project will be subject to the payment of the fee at
the rate in effect at the time building permits are issued. At the current fee rate, the
project Police Fee obligation at buildout is $591,812 798.798.
Development
EastLake SeRiers Windstar
Pointe Resort ro' ect
Table C.2
Police Fee For EastLake ill Seni8Fs Windstar Pointe Resort
Number Police Fee for EastLake 8eBioFs
ofDUs Police Fee/DU Windstar Pointe Resort
494
$-l-;+98 1.617
$591,&12798.798
7 Fee based on Form 5509 dated 10/26/2007. Actual fee mav be differeut. olease verify with the City of Chula
Vista at the time ofbuildine nermit.
n.5-57
EastLake I1ISeBieF Windstar poiute Resorts
Supplemental PFFP
The proiected fee illustrated in Table C.2 is an estimate onlv. Actual fees may be
different. PFDIF Fees are subiect to chang:e depending upon City Council actions and or
Develooer actions that change residential densities. industrial acreage or commercial
acreages.
11.5.4.2.7. THRESHOLD COMPLIANCE AND REQUIREMENTS
A. 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.
B. That the Police Department remain diligent in meeting and achieving shorter response
times than what is indicated as the Threshold Standard through the active pursuit and
implementation of their current and plarmed programs and report on how these
measures improved response times to next years GMOC.
C. Compliance will be satisfied with the payment of Public Facilities Fees. The
proposed project will be required to pay public facilities fees for police services,
based on the number of dwelling units, prior to the issuance of building permits; the
amsllftt sf eemmereial seres SREI the smeaRt sf iRElase-ial aer-eG the fees shall be paid
at the rate in effect at the time ImilEliRg !'e_its lli'e isslisEl paYment is made.
II.5-58
EastLake III Setti&r Windstar Pointe Resorts
Supplemental PFFP
11.5.4.3 FIRE AND EMERGENCY MEDICAL SERVICES
n.5.4.3.1 Threshold Standard
Emergency response: Properly equipped and staffed fire and medical units shall respond
to caUs throughout the City within seven (7) minutes in 80 percent (current service to be
verified) of the cases (measured annually).
n.5.4.3.2 Service Analysis
The City of Chula Vista Fire Department (CVFD) provides Fire and Emergency Medical
Services (EMS). EMS is provided on a contract basis with American Medical Response
(AMR). The City also has countywide mutual and automatic aid agreements with
surrounding agencies, should the need arise for their assistance. The purpose of the
Threshold Standard and the monitoring of response times are to maintain and improve the
current level of fire protection EMS in the City. FirelEMS facilities are provided for in
the 1997 Fire Station Master Plan, as amended. The Fire Station Master Plan indicates
that the number and location of fire stations primarily determine response time. The Fire
Station Master Plan evaluates the planning area's fire coverage needs, and recommends a
nine (9) station network at build out to maintain compliance with the threshold standard
(see Table D.l).
n.5.4.3.3 Existing Conditions
There are currently eight (8) city stations and one (1) fire protection district station
serving the Citv of Chula Vista. The existing and future stations are listed below:
Table D.I
Fire Station Inventorv
('mILA VISTA EXISTING-"ACILITIF.S LO('ATION
Station # 1 & Fire Prevention Bureau 447 "F" Street
Station #2 80 East" J" Street
Station #3 1410 Brandvwine
Station #4 + Fire Trainina Tower 850 Paseo Ranchero
Station #5 (Mont.ome~" 391 Oxford Street
Station #6 Rollina Hills
Ota" Ranch #7 1640 Santa V enetia
lIIIefim Station #8 (Woods Fire Station) 975 LaBe !\....01lll0 1180
\1Tnn".1""\";".
€talioll 119 BYG
Fife PreyeEtieR BlIfeau &. Fife Pre-:emien BW'eau 147 "F" Street
COUNTY FIRE PROTECTION DISTRICT FACILITY'
Bonita/Sunnvside Fire Protection District. 4900 Bonita Road
PLANNED ('mILA VISTA FAr'IT ITTF,s COST ESTIMATE'
Station #5 Ito be reconstructed\ 391 Oxford Street ~1 200000
BastLalre Trailsl'Naeas Utilme~:;-n
~ Station #9 EVC None Established
OT C""ITAL IMPROVEM"NT"
Public Safe;;;-CommunicationsICADIRMS) Disnatch Center ~4 612 050
Public SafetY Communications 1800MHz\ Cihm'ide None Established
Brush Ellaine Eastern Territories ~225 000
8 The City of Chula Vista has an Automatic Aid Agreement with Bonita/Sunnyside and the cities of National
City, Imperial Beach, Coronado and San Diego.
, Cost Estimates are approximate figures and subject to refmement by the City of Chu1a Vista.
11.5-59
EastLake III SettieP Windstar Pointe Resorts
Supplemental PFFP
11.5.4.3.4 Adeq uacy Analysis
The City of Chula Vista Fire Department (CVFD) currently serves areas within the City's
boundaries, including the EastLalle 8eniers Windstar Pointe Resort project. The closest
CVFD stations to the project site are:
. Fire Station #4, located Rancho Del Rey
. Fire Station #6, located in Rolling Hills
· Fire Station #7, located in Village 2.
. Interim Fire Station #8, located in EastLake I
The station nearest to the EastLalle geniars Windstar Pointe Resort project is the Interim
Station #8. This station is within 2 miles of the Ea:ltLalce geniers Windstar Pointe Resort
project. Station #8 will Be lli..located in the EastLake Woods neighborhood at a fumre
date.
I,eeerding te tile GMOC 2()9$ ,'.nnual Hoeflert, times far Emer!)euey Resflense were net
met during the July 29()3 te Juue 2991, fleried. The Fire DeflartJHent reofleaded ta 72.9%
ef emergeney ealls '.vithin 7 miuutes, eemflared with tlte 89~<' tftreilileiEl level that Itaa
Been easea en aR estimatea 1.3 miuute aioflatelt and tuffi8ut aRa 5.7 miftute tr!l'Vel time
(see Taele Dol). This falls silert efthe eemfllianee stauaara. An aualysis efthe yarieas
reSfl8nse time eamfleneats re'/ealea that the a',<erage Wfft6ut time aeelinea Hem I minute
$9 seeeuds te 2 minutes ana 7 seeeDas. This aeeaaatea far a I';' seeeDa (I $%) deelifte
ITem 2993. Tlte deeline in fleFfaflHauee that reoukea Hem the eltllRge in the average
tumeat time .,:as affset by the eilaDge in average travel time that imflre.,<ea fram 3
miuutes aud 13 seeElH6s te 3 minates 32 seeeuas. Tltis markea au II seeena (1.9%)
eltan!)e fram 29()3. The average Elisflatelt lime ilHJ3reved fram 36 te 28 seeenas
aeeeunting fer au 8 seeand (22.2%) flerfefIHaRee euilaneement.
The Fire/EMS response time threshold was met for calendar vear 2006. This is the
second year in a row that the CVFD met the threshold even with a substantial increase in
the number of reported emergencv calls. Dispatch time improved significantlv with full
operation of its dispatch center.
American Medical Response (AMR) provides emergency medical services to the project
site, on a contract basis for the City of Chula Vista. There are two AMR stations, which
provide paramedic with EMT services to the City ofChula Vista exclusively.
11.5-60
EastLake III SefIieF Windstar Paiute Resorts
Supplemental PFFP
Table D.2
Ea9tLal,e SealaFS Windstar Pointe Resort Supplemental PFFP Amendment
FirelEMS _ Emerl!encv ResDonse Times Since 1994
Years Call Volume % of All Call Response
Within 7:00 Minutes
CY 2006 10.390 85.2%
CY 2005 9.907 81.6%
FY 2003-04 8,420 72.9%
FY 2002-03 8,088 75.5%
FY 2001-02 7,626 69.7%
FY 2000-01 7,128 80.8%
FY 1999-00 6,654 79.7%
CY 1999 6,344 77.2%
CY 1998 4,119 81.9%
CY 1997 6,275 82.4%
CY 1996 6,103 79.4%
CY 1995 5,885 80.0%
CY 1994 5,701 81.7%
Source: GMOC 20~ 1 Annual Report
n.5.4.3.5. FIRE & EMS FACILITY ANALYSIS:
Growth does not appear to be a factor in the Department's ability to meet the response
time threshold. Furthermore, since the department began this reporting data process
several technical issues, with regards to the Computer Aided Dispatch (CAD), have been
addressed that will help improve the overall response time. For example the purchase of
Netscape will allow the Police Department and Fire Department to access CAD data from
remote computer locations without disruption to "live" dispatch operations. Other CAD
enhancements are being worked on to improve efficiency and reporting capabilities. The
Fire Department has hired a Public Safety Analyst, who started on March 18, 2005 and
will help with data quality assurance and reporting. Additionally, the Fire Department has
completed a Strategic Business Plan, developed performance measures and is in the
process of integrating the Plan and measures into individual performance plans, which
will be used to guide performance in regards to turnout times.
Development of EastLake Seniors Windstar Pointe Resort project is not anticipated to
change the need for fire service in the area. lRteriIR Fire Station No.8, located at m
Lane ".veffile ia Busiaess Ccmer I 1180 Woods Drive in the EastLake Woods
neil!hborhood, would be the primary station to serve EastLake Semors Windstar Poiute
Resort. lB the leag tCI'ffi, Fire ~tatiea Ne. 8 will ee releeareEl te the Eastl.ake
Tf&ilslV/ seas.
II.5.4.3.6. FINANCING FIRE & EMS FACILITIES:
The Public Facilities Development Impact Fee (PFDIF) was updated by the Chula Vista
City Council on November 19, 2002 by adoption of Ordinance 2886 8BEI 2887. The
Public Facilities Development Imoact Fee (PFDIF) is adiusted everv October 1" pursuant
to Ordinance 3050. which was adopted bv the City Council on November 7 2006. +he
e_eat fee fer ~agle fnmily rc~aem~ 'ie'/el~...meHt is $5, 189/uait, ~lti faIRily
1I.5-61
EastLake III SeRi&P Windstar Pointe Resorts
Supplemental PFFP
resiaential is $5,109Iuait, eammereial (ineluaing alliea) aevelaflment is $21,727/aere aaa
inaustrial ae'ieloflmeat is $1,0111110ro. The Fire Public Facilities DIP Fee for Multi-
Family Development is $824/unit (see TableA.6)1O. This amount is subject to change as it
is amended from time to time. The project will be subject to the payment of the fee at the
rate in effect at the time building permits are issued. At the current fee rate, the project Fire
Fee obligation at buildout is $248,182407.056.
Table D.3
Fire/EMS Fee For El1lltLlIlie m SenieFs Windstar Pointe Resort
Number Fire/EMS Fee for
Development Fire/EMS Fee/DU EastLalre 8eBi8FB
of DUs Windstar Pointe Resort
EastLake Seaiers Windstar Pointe 494 ~824 $248, 182407.056
Reson project
The proiected fee illustrated in Table D.3 is an estimate onlv. Actual fees mav be
different. PFDIP Fees are subiect to change depending upon City Council actions and or
Developer actions that change residential densities. industrial acreal!e or commercial
acreages.
11.5.4.3.7 THRESHOLD COMPLIANCE AND REQUIREMENTS:
A. 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.
B. The EastLal<e Seaiars shall flay flublie faeilities foes at the flIte ifl effect at the time
builaing fle_its life issuea. The Windstar Pointe Resort Proiect shall pav public
facilities fees prior to the issuance of buildinl! permits: the fees shall be paid at the
rate in effect at the time pavment is made.
10 Fee based on Form 5509 dated 10/26/2007. Actual ree mav be different. DleRSe verify with the City ofChula
Vista at the time ofbuildim, Dermit.
II.5-62
EastLake III Sefti&r. Windstar Pointe Resorts
Supplemental PFFP
11.5.4.4
SCHOOLS
;h: proposed pffiject '",ill Rat geRcrate aft mcrease iR sehsol ageEl !:!~l~~i~~~:~~:::
:;~: %:. ~:e, the E1c...elsJlm?~. Bfthe Ea~a1(e 8c~~s~~~~~~_~~I:~.r:~:t:':
; ;;:ed~~ :)" tereEl sehsal fae~lffies ar sen le?s. H~.. ~ ,Of, the. aJlpho~ ..III ee
e f . sease1 fees at the fate lB eft'eet at the tlffie l:J1::nlEhRg l'emuts are lSSllea.
n.5.4.4.1 Threshold Standard
The City annually llrovides the two local school districts with a 12 to 18 month
develooment forecast and reauests an evaluation of their ability to accommodate the
forecast and continuinl! Ip'owth. The Districts' replies should address the followinl!:
I. Amount of current caoacitv now used or committed.
2. Abilitv to absorb forecasted \!Towth in affected facilities.
3. Evaluation offundinl! and site availability for llroiected new facilities.
4. Other relevant information the District(s) desire(s) to communicate to the City
and GMOC.
n.5.4.4.2 Service Analvsis
School facilities and services in Chula Vista are Drovided bv two school districts. The
Chula Vista Elementarv School District (CVESD) administers education for kinderl!arten
throul!h sixth \!Tades. The Sweetwater Union Hil!h School District (SUHSD) administers
education for the Junior/Middle and Senior Hil!h Schools of a larl!e district. which
includes the City of Chula Vista. The DurDose of the threshold standard is to ensure that
the districts have the necessary school sites and funds to meet the needs of students in
newly developing areas in a timely manner. and to orevent the negative impacts of
overcrowding on the existinl! schools. Through the Drovision of development forecasts.
school district llCrsonnel can olan and implement school facility construction and oro\!Tam
allocation in line with develollment.
On November 3. 1998. California voters aOllroved Prooosition IA. the Class Size
Reduction Kindergarten-Universitv Public Education Facilities Bond Act of 1998. Prior
to the oassal!e of Proposition IA. school districts relied on statutorY school fees
established b~ Assembly Bill 2926 ("School Fee Lel!islation") which was adopted in
1986. as well as iudicial authority (Le.. Mira-Hart-Murrieta court decisions) to mitilJ;ate
the im~cts of new residential development. In a post Prooosition IA environment. the
statuto fees orovided for in the School Fee Legislation remains in effect and anv
miti ation re uirements or conditions of a roval not memorialized in a miti ation
a=eement. after Janu I 2000 will be re laced b Alternative Fees sometimes
referred to as Level II and Level III Fees), The statutorY fee for residential develooment
is referred to in these circumstances as the Level I Fee (i.e.. currently for unified school
districts at $2.63 per sauare foot for new residential construction and $0.42 per square
foot for new commercial and industrial construction).
CVESD utilizes their current School Facilities Needs Analvsis (SFNA), Februarv 2007. to
quantify. for the next five-year period. the impacts of new residential develooment on the
district's school facilities. and to calculate the permissible Alternative Fees to be collected
from such new residential develooment. To ensure the timely construction of school
11.5-63
EastLake III SeRieI' Windstar Pointe Resorts
Supplemental PFFP
facilities to house students from residential develoDment. alternative fees or
implementation of a Mello Roos Community Facilities District (CFm will be necessary.
In compliance with Government Code Section 65995 et. Sea. the SFNA Drovides the
determination of eligibility for and the calculation of a Level II Fee of $2.80 oer sauare
foot of new residential construction. A corresDonding Level III Fee of $5.60 per square
foot of new residential construction is also identified.
Sweetwater Union High School District utilizes their current "Sweetwater Union High
School District Long Range ComDrehensive Master Plan" dated Julv 20. 2004.
ImDlementation of the SUHSD Plan is ongoing and has resulted in the upgrading of older
schools and accommodating continuing growth. The district has leveraged $187 million
from ProDosition BB into a $327 million effort utilizing state funding to modernize and
upgrade eight campuses. Additional work efforts associated with Proposition 0 have
commenced and construction could begin as earlv as 2008.
I1.5.4.4.3 Proiect Processinl! Reauirements
The PFFP is reauired bv the Growth Management Program to address the following
issues for School Services:
I. Identify student generation by Dhase of develoDment.
2. Specific siting of Droposed school facilities will take place in conformance with the
Sweetwater Union Hir:h School District Lonf! RanfJe Comprehensive Plan. and Chula
Vista Elementarv School District's Standards and Criteria.
3. Reserve school sites. if necessary. or coordinate with the district for additional school
classrooms.
4. Provide cost estimates for facilities.
5. Identify facilities consistent with prooosed Dhasing.
6. Demonstrate the ability to provide adequate facilities to access Dublic schools in
coni unction with the construction of water and sewer facilities.
7. Secure financing.
I1.5.4.4.4 Existinl! Conditions
School Facilities Inventory. Chula Vista Elementary School District
Currently. the CVESD's inventorv consists of 43 elementary schools including 6 Charter
schools. Approximatelv 25 schools are on a traditional calendar and 18 are on a year-
round calendar. Table E.llists existing schools together with the caDacity and enrollment
of each. Capacity using existing facilities is apDroximatelv 30.517. Proiected enrollment
for December 2007 is currentlv apDroximatelv 26.800. Thirtv-seven of the 43 schools
have capacity. Three schools are near caoacity and 3 schools are over capacity (see Table
E.1). At this time there is sufficient capacity throughout the district to accommodate
additional students. In addition. this Droiect is located in the district's EastLake
Community Facilities District No. I.
II.5-64
EastLake III SeRieF Windstar Paiute Resorts
Supplemental PFFP
Table E.l
Cbula Vista Elementarv Scbool District
Enrollments vs. Canacitv
School Proiected Enrollment ADDroximate ADDroximate
12/31/07 CaDacitv Remaininl! CaDacitv
Allen! Ann Dalv 415 446 31
Arrovo Vista Charter 818 852 34
Casillas 626 736 110
Castle Park 509 598 89
Chula Vista Hills 542 634 92
Chula Vista LCC 584 600 16
Clear View Charter 520 623 103
Cook 514 599 85
DiscoveTV Charter 756 938 182
EastLake 648 798 150
FeasterlEd Charter 1020 1193 173
Finnev' 516 597 81
Halecrest 478 574 96
Harborside 674 813 139
Hedenkamn 1045 1033 -12
Heritape 891 923 32
Hillton Drive 537 583 46
Juarez-Lincoln 652 751 99
Kello.w 396 662 266
Lauderbach 797 973 176
Libertv 586 790 204
Lorna Verde 492 594 102
Los Altos 404 438 34
Marshall 769 765 -4
McMillin 860 867 7
MontPomeTV 408 503 95
Mueller Charter 1025 971 -54
Olvmnic View 815 852 37
Otav 568 588 20
Palomar 411 467 56
Parkview 445 661 216
Rice 646 849 203
Ropers East/West 532 552 20
Rohr 419 507 88
Rosebank 686 776 90
Salt Creek 938 963 25
Silver WinP 523 525 2
Sunnvside' 395 463 68
Tiffanv 571 680 109
Valle Lindo 560 680 120
Valley Vista 553 563 10
Veterans 631 736 105
Vista Souare 625 795 170
Total 26 800 30 517 3.866
Source: GMOC 2007 Annual Rellort
, Estimated based on CVESD data.
11.5-65
EastLake III SeftieF Windstar Pointe Resorts
Supplemental PFFP
Table E.2
Sweetwater Union IDl!b Scbool District
Enrollments vs. Canacitv
Scbool Site Adiusted Total 1212007 Forecasted Canacitv vs.
Capacity Enrollment Forecasted
Middle Scbools
Bonita Vista 1.530 1.127 403
Castle Park 1.530 1.246 284
Chula Vista 1.410 1.254 156
EastLake 1.665 1.360 305
Granger* 1.380 1.200 180
Hilltop 1.410 1.254 156
Mar Vista* 1.581 1.340 241
Montgomery 1.614 1.1 00 514
National Ci1y* 1.054 890 164
Rancbo del Rey 1.440 1.342 98
Southwest* 1.350 900 450
Subtotal 15.964 13.013 2.951
Hil!b Scbools
Bonita Vista 2.550 2.226 324
Castle Park 1.920 1.930 -10
Chula Vista 2.850 2.736 114
EastLake 2.940 2.344 596
Hilltop 2.550 2.240 310
Mar Vista* 1.879 2.300 -421
Montgomery* 2.440 2.300 140
Otav Ranch 2.900 2.351 549
Olvmpian 2.460 719 1.741
Palomar 600 484 116
San Y sidro* 2.400 1.804 596
Southwest* 2.400 2.446 -46
Sweetwater* 2.163 2.673 -510
Subtotal 30.052 26.553 3.499
Total 46.016 39.566 6.450
. Schools outside orthe City orChula Vista
Source: GMOC 2007 Annual Reoorl
1I.5-66
EastLake HI SeBi&F Windstar Pointe Resorts
Supplemental PFFP
School Facilities Inventorv. Sweetwater Union Hieh School District
The SUHSD currently administers eleven (1 n iunior hilZhlmiddle schools and thirteen
(13) senior hilZh schools including: one continuation hilZh school within the District. Of
the eleven iunior hil);hs. six have been converted to middle schools servinlZ g:rades seven
and eig:ht. In 2002. the district comoleted construction of the San Y sidro Hicll School. In
2003 the district opened the Otav Ranch Hicll School. which is adiacent to the Otav
Ranch VilIalZe 2 Planning Area. Also. in 2003 the district ooened EastLake Middle
School. Planned for the future is middle school #12 and hicll school #14.
The district wide student enrollment is ve stable in fact it is declinin at man schools.
Accordin~ to the district. the Windstar Pointe Resort oroiect is within the EastLake
Middle School and the EastLake HilZh School and the Otav Ranch HilZh School
attendance areas. In addition. the site is with in CFD 1.
11.5.4.4.5 School Sizing and Location
The oroiect is oro\losed to consist of 494 dwelling units at build out. At completion. the
prooosed oroiect could generate aooroximatelv 173 students using the following Student
Generation Factors:
Elementarv (K-6) =
Middle School (7-8) =
High School (9-12)
Multi-Familv Attached"
.3512 students/d.u.
.0516 students/d.u.
.1057 students/d.u.
By school catelZorv. the oroiect is expected to generate the followinlZ students:
Multi- Familv
Dwellin Units
494
Table E.3
Student Generation
Elementarv Middle HilZh School Total Students
K-6 (7-8) (9-12)
173 25 52 250
School Size Standards:
Elementary
Middle
Senior High
750-1000 students
1.500 students
2.400 students
Chula Vista Elementarv School District
As noted in Table EJ. the build-out of the EastLake Windstar Pointe Resort would
l);enerate the need to house approximatelY 173 elementarv school alZe students. The
District is currently awaitinlZ clearance from the California Deoartment of Education
(CDE) to build a school in VilIalZe 11 of Otav Ranch. Upon clearance. the district
~Ians to proceed with the ourchase of a site at 1650 Exoloration Falls Drive. This
would be the nearest school ( at completion) to the Proiect. Students would be bussed
to a nearby school should the construction of this school not be comoleted bv the time
the Windstar Pointe Resort proiect becomes occuoied.
II Includes Aoartment units.
12 Rate from CVESD
1I.5-67
EastLake III SeBieF Windstar Pointe Resorts
Supplemental PFFP
Sweetwater Union High School District
The maximum capacity of a middle school is aooroximatelv 1.500 students. It is anticipated that
the aooroximatelv 25 middle school students generated bv the EastLake Windstar Pointe Resort
oroiect will attend the EastLake Middle School located ap-proximatelv 3 miles north of the
EastLake Windstar Pointe Resort proiect. Currentlv. EastLake Middle has the capacity to accept
the estimated students generated bv the oroiect.
The maximum capacity of a high school is apJ>roximately 2.400 students. It is anticipated that
aooroximatelv 52 high school students will be generated from the EastLake Windstar Pointe
Resort nroiect. These students will attend EastLake high school located aooroximatelv 3 miles
northwest of the proiect. Currently. EastLake High has the capacity to accept the estimated
students generated bv the proiect.
Demand for adult school facilities will be satisfied within existing facilities in the Sweetwater
Union High School District. until a new facility can be constructed in the Eastern Urban Center
(EVC) or a site reserved pursuant to the Olav Ranch GDP.
11.5.4.4.6 Financing School Facilities
California Government Code section 65995 ct. Sea. and Education Code Section 17620 et. seq.
authorizes school districts to imoose facility mitigation exactions on new development as a way
to address increasing enrollment caused bv that develooment.
Although the collection of school fees is one method available to defray the cost of new
development. it is not an acceotable solution since the maximum amount that could be collected
by law reoresents less than one-fourth the cost to construct schools. The SUHSD is unable to
meet the needs of this proiect with current school facilities and it is unable to construct new
facilities to meet the impacts of this oroject through the provision of school fees.
In recognition of this funding deficiency. it is the policy of each district to fullv mitigate the
facility impacts caused bv a master planned community via the creation of a Mello Roos
Community Facilities District. The following Mello-Roos Districts have been created bveach
district:
CFD
Number
1
2
J.
'1
.2.
Q
1
~
2
10
II
12
II
14
SUHSD
Location
EastLake
Bonita Long Canyon
Rancho del Rev
Sunbow
Annexable
Olav Ranch
Rolling Hills Eslate
Coral Gate (Olav Mesa)
Ocean View Hills
Remington HilIs/ Annexable
Lomas Verdes
Otav Ranch (Village I West)
San Miguel Ranch
Otav Ranch Village II
CFD
Number
1
2
J.
'1
.2.
Q
1Q
II
12
II
11
~
.!;;Ylill
Location
EastLake
Bonita Long Canvon
Rancho del Rev
Sunbow
Annexable
Otav Ranch
Annexable for future annexations
Otav Ranch (Lomas Verde)
Olav Ranch (Village I. West)
San Miguel Ranch
Olav Ranch Village 11 (Brookfield/Sheal
Olav Ranch Villa!!e 6 (ORC)
11.5-68
EastLake III SettieP Windstar Pointe Resorts
Supplemental PFFP
Elementarv School Cost
800 students 27 340/student wlo land cost
800 students 40 340/student wiland cost
21 871 000
32271 000
Middle School Cost
1 500 students
1 500 students
16 666/student wlo land cost
23 333/student wiland cost
25 000 000
35000000
Hil!h School Cost
2 400 students
2 400 students
22 900/student wlo land cost
31 250/student wiland cost
55000000
75000000
II.5.4.4.7 Threshold Comnliance and Recommendations
1. Prior to buildin ermit a roval the ro' ect ro onen s shall rovide
documentation to the Ci confirmin satisfaction of SUHSD and CVESD facili
[undin.. re..uirements to offset student eneration im acts. Fundin shall be satisfied
throug!! the Mello-Roos Communitv Facilities District financinl! method or other
means acce table to each District. In addition condition the roo ect to reauire that no
buildin ermits shall be issued unless and until a school facili fmancin
mechanism is in lace to the satisfaction of the Sweetwater Union Hi School
District and the Chula Vista Elementarv School District.
2. Since this roo ect is a art of EastLake ortions of the school miti ation have been
satisfied throu h artici ation in the CFD for both districts. The miti ation a eement
also established a fee due at the time ermits for residential units are ulled. The rate
in effect should be verified with the SUHSD and CVESD at the time buildin ermits
are reauested.
II.5-69
EastLake 111 SeRieF Windstar Pointe Resorts
Supplemental PFFP
11.5.4.5 LIBRARIES
11.5.4.5.1 Threshold Standard
In the area east of I-80S, the city shall construct, by buildout (approximately year 2030)
60,000 Gross Square Feet (GSF) of library space beyond the citywide June 30, 2000 GSF
total. The construction of said facilities shall be phased such that the city will not fall
below the citywide ratio of 500 GSF per 1,000 population. Library facilities are to be
adequately equipped and staffed.
11.5.4.5.2 Service Analysis
The City of Chula Vista Library Department provides library facilities.
11.5.4.5.3 Project Processing Requirements
The PFFP is required by the Growth Management Program to address the following
issues for Library services:
I. Identify phased demands in conjunction with the construction of streets, water and
sewer facilities.
2. Specifically identify facility sites in conformance with the Chula Vista Library Master
Plan.
11.5.4.5.4 Existing Conditions
The City provides library services through the Chula Vista Public Library at Fourth and
"F" Street (Civic Center), the South Chula Vista Library in the Montgomery/Otay
planning area, and the library at the EastLake High School. The Castle Park and
Woodlawn Libraries have been closed. The existing and future libraries are listed on the
Table B-E.I and Table B-E.2, respectively.
Table E-.E.1
Existing Library Facilities
Existin Libraries
Civic Center
South Chula Vista
EastLake
Total Existin S uare Feet
S
11.5.4.5.5 Adequacy Analysis
Using the threshold standard of 500 square feet of library space per 1,000 population, the
demand for library space based on Chula Vista's estimated population for year end 20~ Q
of a population of 225,Q09 227.67313 is 112,500 113.836 square feet. Chula Vista
currently provides 102,000 square feet of library space. This represents a ~ 11.836
square foot deficit. The demand by the ;!009 2011 forecasted population (GMOC ~
2007 Annual Report) of 255,OQQ 263.300 is 132,900 131.650 square feet. Comparing this
13
GMOC 2007 Annual ReDort
1I.5-70
EastLake III 8eBieP- Windstar Pointe Resorts
Supplemental PFFP
demand to the existing library square footage of 102,000 square feet results in a deficit of
3G;OOQ 33.000 square feet unless the fIrst Regional Library is completed before ;!009
2011. The SANDAG buildout population for Chula Vista is approximately 282,664.
This population will require approximately 152,000 square feet of Library Facilities.
The Chula Vista Public Library Master Plan addresses such topics as library siting and
phasing, the impacts of new technologies on library usage, and floor space needs. The
plan calls for the construction of a full service regional library of approximately 30,000
square feet in the Rancho del Rey area at the comer of Paseo Ranchero and East H Street
by late Fall 2006 and the construction of a second full service regional library of similar
size in the Otay Ranch Eastern Urban Center (EUe). Public Facilities Development
Impact Fees have been and are being collected to pay 100% of the costs of these facilities.
Future library facilities are listed in the following table:
Table E-J':.2
Future Librarv Facilities
Future Libraries Square Footage Estimated Cost
1st regional library (Rancho Del Rey) @ 30,000 sf 30,000* $30,000,000:!:
2nd regional library (Otay Ranch EVC) @ 30,000 sf 20,000* * Unknown
Estimated Total Future Net Square Feet 50,000 .
Total Master Plan Library Square Feet (existing and future) 150,000
* Assumes construction of the first 30,OOO-square foot regional library by fa1l2gg€j Summer 2008.
** Assumes construction of the second 20.000~square foot (minimum size) regional library and the closure
of the to,OOO-square foot EastLake library, per the Chula VistaPuhlic Lihrary Master Plan.
Table Pr-E.3 highlights existing plus forecasted project demands for library space as
compared to the existing and scheduled library space as well as the impact of the
EastLake Seniors Project on library facilities. The project will gellefllte a tstal libf(tl)'
aelllMa sf llJlflrsJlilllately 191 square fcet, whieh can be accommodated in the projected
2QQ9 fllaHHea square feet sfLibfllry sflaee 2008 Rancho Del Rey Regional Library.
Table E-J':.3
EastLake III Windstar Pointe Resort SPA
Library Space Demand vs. Supply
Population14 Demand Supply Above/(Below)
Square Footae:e Square Footae:e Standard
Estimated Existing 225,9QQ 112,5QQ 102,000 (IQ,5QQ)
Citywide 12/31/~ 6 227.673 113.836 (\ I 836)
I" regional library 30,000 ~
(Rancho del Rev) 2006-8 18.164
Forecasted Projects ~ 11,55Q
to ;!OO9-20 II 35.627 17.814
Subtotal 2!iS,OOO l::!',OSO 132,000 49!iO
263 300 131 650 350
'4 Based on City ofChuta Vista Estimates, GMOC 20~ l.Annual Report.
11.5-71
EastLak.e III 8efti&t: Windstar Pointe Resorts
Supplemental PFFP
11.5.4.5.6 Financing Library Facilities
The Public Facilities Development Impact Fee (PFDIF) was updated by the Chula Vista
City Council on November 19, 2002 by adoption of Ordinance 2886 ans 2887. The
Public Facilities Development Impact Fee (PFDIF) is adiusted everY October I" pursuant
to Ordinance 3050. which was adopted by the City Council on November 7. 2006. +lie
eli_at fee fer siagle family resiEleat.jal se'lelep_at is $5, 489 11IBit, e'l1ilti fft8lily
resiaeatial is $5,1Q9 /ooit, eemmereial (iBelusiHg ernee) sevelsJ'lmeet is $25.I8Vaere aRa
iaslistrial ae'/eleJ'lmeat is $4,944 fllere. The Libr~ Public Facilities DIF Fee for Multi-
Family Development is $1.302funit (see Table A.6)! . This amount is subject to change as
it is amended from time to time. The project will be subject to the payment ofthe fee at the
rate in effect at the time building permits are issued. At the current fee rate, the estimated
Library Fee obligation at buildout is $398,658 643.188.
Development
BllstLal<e Seaiers Windstar Pointe
Resort ro' ect
Table E-~.4
Library Fee For EastLalre ill Seaiol'S Winstar Pointe Resort
Number Library Fee for EastLake
of DUs Library FeelDU Seaiol'S Winstar Pointe Resort
$8Q+ $398,658
$1.302 $643.188
494
The projected fee illustrated in Table B E.4 is an estimate only. Actual fees may be
different. PFDIF Fees are subject to change depending upon City Council actions and or
Developer actions that change residential densities, industrial acreage or commercial
acreages.
11.5.4.5.7 Threshold Compliance and Recommendations
Based upon the analysis contained in this section, the city's current library facilities
(approximately 102,000 square feet) are ~ 11.836 square feet below the threshold
standard (see Table B E.3). The existing plus proposed new library space totals 132,000
square feet. The total forecasted projects including the EastLalie III SeBiers Windstar
Pointe Resort SPA project totals a demand of approximately 127,959 131.650 square feet
by ;wG9 2011. This results in an excess (above standard) supply of 49W 350 square feet.
No mitigation is required other than the payment of the Public Facilities DIP for library
facilities at the rate in effect at the time prior to the approval of building permits ere isslles.
15 Fee based on Fonn 5509 dated 9/25/2007. Actual fee may be different. olease verify with the City ofChula Vista at the
time ofbui1din~ oennit.
I1.5-72
EastLake III Seftiep. Windstar Pointe Resorts
Supplemental PFFP
II.5.4.6 PARKS, TRAILS AND OPEN SPACE
II.5.4.6.1 Park Threshold Standard
Three (3) acres of neighborhood and community parkland with appropriate facilities shall
be provided per 1,000 residents. This standard is specified in Section 17.10.040 of the
Chula Vista Municipal Code.
11.5.4.6.2 Service Analysis
The City of Chula Vista provides public park and recreational facilities and programs
through the General Services, Public Works, and Recreation Departments which are
responsible for the acquisition and development of parkland. All park development plans
are reviewed by City staff and presented to the Parks and Recreation Commission for
review. A recommendation is made by this Commission to the deciding body, the City
Council.
The City Council approved the Chula Vista Parks and Recreation Master Plan in
November 2002. The Plan provides guidance for planning, siting and implementation of
neighborhood and community parks.
11.5.4.6.3 Project Processing Requirements
I. Identify phased demands in conformance with the number of dwelling units
constructed, street improvements and in coordination with the construction of water
and sewer facilities.
2. Specific siting of the facility will take place in conformance with the Chula Vista
Parks and Recreation Master Plan.
3. Sitels reserved for park purposes within the project.
11.5.4.6.4 Existing Conditions
The existing and future parks as depicted in the Park and Recreation Element of the
General Plan and as updated by the inclusion of more recent information are contained in
the city's Parks and Recreation Master Plan.
11.5.4.6.5 Project Park Requirements
Compliance with Public Park Standards
The EllstLa!,. III Seni.FB Windstar Pointe Resort Project generates an estimated
population of 9&& 1.495 (494 dwelling units x:;bG 3.02616 population factor). To meet the
city threshold requirements the amount of parkland dedicated is based on a standard of 3
acres per 1,000 populations (see Table F G.I). The standard is based on State of
California Government Code 66477, also known as the Quimby Act, that allows a city to
require by ordinance, the dedication of land or payment of fees for park or recreational
purposes.
16
GMOC 2007 Annual Reoort
II.5-73
EastLake III Sertiet- Windstar Pointe Resorts
Supplemental PFFP
uimb
EastLalce SeBioFS Windstar
Pointe Resort Po ulation
Table If G.t
Act Parkland Re uirements
98&-1.495
Standard
3 acres per 1,000
o ulation
Parkland Acres Required
ih% 4048
All new development in the City of Chula Vista is subject to the requirements contained
in the City's Parkland Dedication Ordinance CVMC Chapter 17.10. The ordinance
establishes fees for park land acquisition and development, sets standards for dedication
and establishes criteria for acceptance of parks and open space by the City of Chula Vista.
Fees vary depending upon the type of dwelling unit that is proposed. There are four types
of housing; Single Family dwelling units (defined as all types of single family detached
housing and condominiums), Multi-Family dwelling units (defined as all types of attached
housing including townhouses, attached condominiums, duplexes, triplexes and
apartments), Mobile Homes and Hotel/Motel Rooms. Single Family Housing is defined
as a free-standing structure with one residential unit. Multi-Family Housing is defmed as
any free-standing structure that contains two or more residential units. Parkland
dedication requirements are shown below on Table F G.2.
Ci
Table If G.3
EastLalce In Seniors Windstar Pointe Resort Project
Preliminary Parkland Dedication Requirements
Ordinance A lied to Plannin Prediction of Unit Numbers and T
Number of Parkland
D.U. Re uiredlDU
494 341sVdu
494
es
Required Acres
3.86
3.86
Dwelling unit type _ Note that oumber and type of units listed reflect 'Land Use Desigoations' listed in the
EastLake III General Development Plan, since this level of information is all that is available at the time of this
documenfs preparation. Definitions of dwelling uoit type used for calculating park obligations are based upon
from the City's Parkland Dedicatioo Ordinance CYMC chapter 17.10. These definitions differ from the way uoit
types are defined from a planning, land-use and roning pel'Pective that uses unit density per acre to categorize the
type of unit CYMC chapter 17.1 0 uses product type to categorize the type of unit distiogoisbing between
attached and detached units. Consequeotly, the figures in this chart are prelimilllll)' estimate~ and sball be
recalculated at the time when the obli 'ons are due as determined b ch 17.10 of the CYMC.
The City's Parklands and Public Facilities Ordinance (CVMC 17.10) is based on the
Quimby Act. Based on the City's Parklands and Public Facilities Ordinance, the parkland
requirement for the Windstar Pointe Resort is approximately 3.86 acres (see Table F G.3).
However, the entire EastLake III SPA Amendment will be re-evaluated in the PFFP.
The Proposed Site Utilization Plan (Exhibit 6 1) identifies the park designations and
acreage that are also shown in Table F GA. The Neighborhood Park has been graded and
II.5-74
EastLake nJ SeaieP Windstar Pointe Resorts
Supplemental PFFP
and it is currently under construction. The City's Parkland Dedication Ordinance
requirements for the EastLake III SPA 2006 Amendment are outlined in Table F Q.4.
Table Ii' G.4
EastLake ill SPA 2006 Amendment
Park Acrea!!e Provided and Elh,ible Credits
Neiohborhood Park Provided Pro nosed Credit Estimated Credit Aeres
EastLake Woods PAD Fees = 5.6 Ac 100% 5.6
EastLake Vistas 12.9Ac 100% 12.9
P-I Public Park & P-2 Private Park
Total Provided 18.5 Ac --
Total Renuired -- -- 21.51
SPA Balance -- -- -3.01*ac
· Any shortfall in parkland acreage dedication shall result in payment of the park acquisition component of the Park
Acquisition and Development (PAD Fee). Given the lack of available acreage that could be acquired to serve the
development, the acquisition component of the PAD Fee will be waived and a payment of $2,666,260 will be made which
can be utilized to fund construction of park and public facilities serving the EastLake Community. Any excess funds that
remain once these facilities are complete can be utilized on other park or public facilities serving the Eastern Territories of
Chula Vista. The Developer will pay the development component of the PAD Fee as required by the City.
Source: Cin!i Land Planning
Table F G.4 estimates that the EastLake III SPA Amendment will provide parkland less
than that required, by 3.0 I acres, based on the Site Utilization Plan statistics. This park
acreage calculation may be refined during the more detailed levels of review.
II.5.4.6.6 Park Adequacy Analysis
Table F G.5 is a comparison of park acreage demands and supply east of Interstate 805 for
existing, approved projects, as well as the phased addition ofthe project. A review of the
existing and approved park demands for Chula Vista east of 1-805 including the project
indicates a projected ;WQ9 2011 demand of approximately ~ 409.24 acres of
Neighborhood and Community Park. The;WQ9 20 II projected supply of park acreage
east ofI-805, ~ 430.73 acres, is 2+.49 21.49 acres more than the projected demand.
.
Table Ii' G.5
Estimated Park Acreage Demand Compared to Supply East ofInterstate 805
Population Demand Existing Eligible Net Acres
East ofI-80S'7 Park Acres's Park Acres Credit Acres +/-Standard
Existing to 12/2004 ill 97,575 ~ ~'9 ~ ~
107.618 322.85 377 .oJ 377 .oJ +54.16
Forecasted Projects :>-hJ.GQ20 93-3ll 133.5721 ~ ~
,
2~ 06 to 2009-11 28.797 86.39 53.72 53.72 -32.67
Total 128,~7S ~ ~ ~ +VM9
136.415 409.24 430.73 430.73 +21.49
17
18
19
20
21
Population figures are from the ~ GMOC 2007 Annual Report.
Based on City Threshold requirement of3 acres of neighborhood and community parkland per 1,000 residents east of 1-805.
Existing Park Acreage from G......I g.".ieos the GMOC 2007 Annual ReDor!.
Population figure derived from TIlIlI. B.l the GMOC 2007 Annual Renort.
Park acreage from Park Acreage Table from the ~ GMOC 2007 Annual Report, .f.ppeasin B, WeFlEshep Refl9Fts.
11.5-75
EastLake III SettieF Windstar Pointe Resorts
Supplemental PFFP
Table Ii' G.6
EastLake ill SPA Amendment
Park Land Dedication Reuuired
Dwelling Unit Type Dwelling Units(DUs) Park AreaIDU Park Acres Required (AC)
Woods Vistas Woods Vistas
Single Familv 667 782 423 SQ FT/DU 6.48 7.59
Single Familv Attached 0 73 366 SQ FT/DU 0 0.61
Multiple Familv 0 m 1.033" 288 SO FT/DU 0 'h56 6.83
TOTALS 667 1,394 6.48 ~
-- 15.03**
.
PROJECT TOTAL ~ 2.555 -- ~~**
" Increased by 494 SeftierMulti-Familv Units.
.. May not total due to rounding.
Source: Cinti Land Planning
The dedication requirement for the EastLake III SPA, based on the proposed changes in
dwellings calculated in Table F G.6. The EastLake III SPA Amendment identifies a
requirement of 21.51 acres net for parkland. However, the EastLake III SPA Amendment
provides a total of 18.5 acres, which results in a shortfall on.o 1 acres.
n.5.4.6.7 Open Space, Trails and Recreation
A. Ouen Suace
Open space within Eastlake III is to be provided for buffer areas, slopes and open
space corridors as required by the Eastlake III GDP. Open space lands indicated on
the Eastlake III Site Utilization Plan include the Salt Creek corridor within the
Eastlake Woods neighborhood, slopes adjacent to both Upper and Lower Otay
Reservoirs, slope/buffer areas adjacent to Otay Lakes Road, Hunte Parkway and
Olympic Parkway, and a buffer between the western edge of the Eastlake Woods
residential neighborhood and the Eastlake Business Center light industrial uses, off-
site to the west.
B. Trails
Eastlake !II is served by two types of trails. These include:
. Greenbelt trails
. Community trails
These trails provide non-vehicular circulation throughout the community linking
Eastlake !II with the adjacent regional trail system within the City's greenbelt. The
trails also provide limited and controlled access into the open space areas and provide
access for Eastlake III neighborhoods to the parks and community facilities. See
Trails Plan for the location of the main framework of the trails system. It should be
noted that these trails are in addition to concrete sidewalks required as part of street
construction.
11.5-76
EastLake III SeRiet=- Windstar Pointe Resorts
Supplemental PFFP
1. GreenbeltlMulti-Puroose Trail
In accordance with the Chula Vista General Plan, the Greenbelt Trail is a
proposed 26-mile continuous loop trail that generally encircles the city. The trail
is designed as an eleven-foot wide, grade separated trail free from vehicular
traffic.
2. Community Trail
Community trails provide access to regional trails and destination points and are
typically the internal routes of communities and neighborhoods. They can be
similar in design to regional trails but are determined by volume. In some cases,
the trail will be the concrete sidewalk in residential areas.
The Eastlake Community Trail, extending from Eastlake Hills through the
developed portion of the Eastlake Planned Community to its current terminus in
EastIake Trails within Salt Creek, will be extended across the Eastlake Vistas
neighborhood to the park overlooking Lower Otay Lake. A pedestrian trail
through Salt Creek park/open space corridor branch of the Greenbelt as well as
along the Otay Lakes branch, will connect to the citywide system.
All trails will be designed and constructed to City standards. In the absence of
specific trail design standards, all trails will be designed and constructed to the
satisfaction of the Director of Parks and Recreation.
11.5.4.6.8 Financing Park Facilities
Chapter 17.10 of the Chula Vista Municipal Code, as amended, governs the financing of
parkland and improvements. Included as part of the regulations are Park Acquisition and
Development (PAD) fees established for the purp\lse of providing neighborhood and
community parks. The Ordinance provides that fees are paid to the City prior to approval
of a final subdivision map, or in the case of a residential development that is not required
to submit a final map, at the time of the final building permit application.
11.5.4.6.8.1 SPA Plan Amendment
The project is responsible for both the park development component and the acquisition
component PAD Fees. The project parkland requirement is 21.51 acres based on CYMC
17.10 (Table F Q.6) in effect at the time the EastLake III SPA was approved in 2002. The
2006 SPA Plan Amendment provides-g 18.5 net acres of parkland. Any shortfall in
parkland acreage dedication shall result in payment of the park acquisition component of
the Park Acquisition and Development (pAD Fee). Given the lack of available acreage
that could be acquired to serve the development, according to city staff, the developer has
negotiated a waiver of the acquisition component of the PAD Fee in exchange for a
payment of $2,666,260, which can be utilized to fund construction of park and public
facilities serving the EastLake Community. Any excess funds that remain once these
facilities are complete can be utilized on other park or public facilities serving the Eastern
Territories of Chula Vista. The $2.666.260 payment must be paid at the time the
develooment comoonent of the PAD fee is paid. which is prior to issuance of building
oermits. The Developer will pay the development component of the PAD Fee as required
by the City. The estimated development component of the PAD Fee is $1,381,682
1.559.558 (see Table F Q.7). Combined, the estimated fee for both components of the
PAD Fee is $1,959,912 4.225.818.
11.5-77
EastLake III 8ettieF Windstar Pointe Resorts
Supplemental PFFP
Table I< G.7
EaBtLalle III ScnierB Windstar Pointe Resort Project
Acquisition and Development (pAD) Fees (preliminary Calculation)
. T_ T.'
Dwelling Acquisition Comuonent DevclopmentComponent
Unit
Development Type" of PAD Fee's/DU Total ofP AD Fee's/DU Total Total Fees Due
MF Acquisition Payment Der MF@~
Al!reement $3.157
r.;- Windstar $1,381,682 $1,381,682
Ioointe Resort Proiect 494 $2.666.260 $1.559.558 $4.225.818
n-otal 494 $2.666.260 $1,~81,682 n,a81,682
$1 559 558 $4 225 818
* Dwelling unit type _ Note that number and type of units listed reflect 'Land Use Designations' listed in the EastLake III
General Development Plan, since this level of infonnation is all that is available at the time of this document's
preparation. Definitions of dwelling unit type used for calculating park obligations are based upon from the CitYs
Parkland Dedication Ordinance CYMC chapter 17.10. These definitions differ from the way unit types are defined from a
planning, land-use and zoning perspective that uses unit density per acre to categorize the type of unit. CYMC chapter
17.10 uses product type to categorize the type of unit distinguishing between attached and detached units. Consequently,
the figures in this chart are preliminary estimates, and shall be recalculated at the time when the obligations are due as
determined by chapter 17.10 of the CYMC.
PAD Fees are subject to periodic annual increases. Table F G.7 identifies the estimated
fees calculated for the parkland development component of the PAD fees. These fees are
estimates only and are dependent upon the actual numbers of units filed on the final map.
Fees are also subject to change by the City Council. Single Family dwelling units are
defined as all types of single family detached housiDg and condominiums. Multi-Family
dwelling units are defmed as all types of attached housing including townhouses, attached
condominiums, duplexes, triplexes and apartments.
11.5.4.6.9 Financing Recreation Facilities
Chapter 17.10 of the CYMC, which requires the collection of fees from residential
developments to pay for parkland acquisition and various park facilities within the City of
Chula Vista, is subject to changes by the City Council from time to time. On July 13,
2004, the City Council approved Resolution 2004-222 and on January 2004, City Council
approved the Ordinance 2945. Resolution 2004-222 amended the master fee schedule to
adjust the Parkland Acquisition and Development (PAD) Fees for Neighborhood and
Community Park requirements. Ordinance 2945 amended Chapter 17.1 0 of the CYMC,
which requires the collection of In-Lieu Park Acquisition and Development Fees from
Residential developments that are not required to submit a subdivision map or parcel map.
Some of the previous council actions that contributed to an increase in the in-lieu fees for
park development and land acquisition are Ordinances No. 2886 and 2887 (both approved
on November 19,2002). Ordinance 2886 amended Chapter 17.10 of the CVMC to update
the Parks Acquisition and Development Fees. Ordinance 2887 amended Chapter 3.50 of
the Municipal Code, as detailed in the "Public Facilities DIF, November 2002
1I.5-78
EastLake III8eftie.F Windstar Pointe Resorts
Supplemental PFFP
Amendment', adding a new recreation component to the Public Facilities DIF, updating
the impact fee structure and increasing the overall fee.
Chapter 17.10 of the Chula Vista Municipal Code, first adopted in 1971, details
requirements for parkland dedication, park improvements and the collection of in-lieu
fees (i.e., PAD fees) from developers of residential housing in subdivisions or in divisions
created by parcel maps, both east and west ofI-805. PAD fees cover parkland acquisition
and the cost of related capital items associated with parkland development, including:
. Drainage Systems
. Street Improvements
. Lighted Parking Lots
. Concrete Circulation Systems
. Security Lighting
. Park Fixtures (drinkingfountains, trash receptacles, bicycle racks, etc.)
. Landscaping (including disabled accessible surfacing)
. Irrigation Systems
. Restrooms and Maintenance Storage
. Play Areas (tot lots, etc.)
. Picnic Shelters, Tables, Benches
. Utilities
. Outdoor Sports Venues (tennis courts, baseball/softball fields. basketball
courts, multi-purpose sports fields, skateboard and roller blade venues)
In addition to parks-related items, a 1987 revision called for the dedication, within
community parks, of major recreation facilities to serve newly developing communities,
including:
. Community centers
. Gymnasiums
. Swimming pools
Historically, PAD fees have not been sufficient to construct these additional large capital
items. However, major recreation facilities are now funded through a newly created
component of the Public Facilities DIF. The major capital items to be included in the new
component are: community centers, gymnasiums, swimming pools, and senior/teen
centers. Based on the Parks and Recreation Master Plan, 140,595 square feet of major
recreation facilities will be required to meet new development growth through build-out at
a gross construction cost of over $32 million. Since the demand for major public
recreation facilities is created by residential development, facilities costs are not spread to
commercial/industrial development. Table F 0.8 provides an estimate of the
Recreational PDIF Fees for the project.
11.5-79
EastLake UJ SeRi&F Windstar Pointe Resorts
Supplemental PFFP
Development
TABLE Ii! G.8
EastLal,e ill Seniors Windstar Pointe Resort Project
Public Facilities Fees for RecreationZl (preliminary Calculation)
Dwellin Units Recreation Fee
$t;Ut- 988/SF $~ 988/MF
Unit Unit
$ 127,8()4
$488.Q72
$427,801
$488 072
Total
SF
MF
Total
494
o
$127,891
$488.Q72
$127,891
$488 072
Seniors Windstar
Pointe Resort Pro'ect
o
494
o
The oroiected fee illustrated in Table G.8 is an estimate onlv. Actual fees mav be
different. Recreation Fees are subiect to change dependin!): upon Citv Council actions and
or Develoner actions that change residential densities.
II.5.4.6.10 Threshold Compliance and Recommendations
Based upon the analysis contained in this section of the PFFP, the parks standard for both
neighborhood and community parks measured on an area-wide basis east of Interstate 805
is projected to be met at the completion of the project.
Prior to issuance of the building permit. the Developer shall nav to the City the applicable
acquisition in lieu fee payment and the development component of the PAD fee in
accordance with CYMC Chanter 17.10. Parkland Dedication Ordinance ("PDO") and
Recreation Fees. The develooer has negotiated a waiver of the acquisition component of
the PAD Fee in exchange for an in lieu oayment of $2.666.260. which can be utilized to
fund construction ofoark and oublic facilities servin!): the EastLake Communitv.
22 Fee based on Form 5509 dated 10/2612007. Actual fee mav be different. olease verify with the City of Chula Vista at
the time ofbuildimr nennit.
n.5-S0
EastLake III Seftiep Windstar Pointe Resorts
Supplemental PFFP
IT.5.4.7 WATER
IT.5.4.7.1 CITY THRESHOLD STANDARDS:
A. Developer will request and deliver to the City a service availability letter from the Water
District for each project, as defined by the City.
B. The City shall annually provide the San Diego County Water Authority, the Sweetwater
Authority, and the Otay Water District with a 12 to 18 month development forecast and
requests an evaluation of their ability to accommodate the forecast and continuing growth.
The Districts' replies should address the following:
1. Water availability to the City and Planning Area, considering both short and long
term perspectives.
2. Amount of current capacity, including storage capacity, now used or committed.
3. Ability of affected facilities to absorb forecasted growth.
4. Evaluation of funding and site availability for projected new facilities.
5. Other relevant information the District(s) desire(s) to communicate to the City and
GMOC.
The growth forecast and water district response letters shall be provided to the GMOC for inclusion in
its review.
11.5.4.7.2 EXISTING CONDITIONS:
The Olay Water District (OWD) provides water service for EastLake Village Center North project
including the proposed EastLake SelliefS Windstar Pointe Resort project. The OWD has existing
facilities in the vicinity of the project that can provide water service. The OWD also provides
recycled water to the project and has existing facilities in the vicinity of the project.
The own utilizes the 1995 Water Resources Master Plan prepared by Montgomery Watson. This
document is the planning document used for all future CIP water facilities work. An environmental
impact report was also prepared to assess the impacts of the Master Plan.
The City of Chula Vista Growth Management Ordinance requires a Water Conservation Plan to
accompany a SPA Plan. The EastLake III SPA Plan Amendment for the EastLaI(e Selliers Windstar
Pointe Resort project includes a Water Conservation Plan. Details of the project and developer
commitments to minimize the use of water can be found in the Water Conservation Plan chapter of the
EastLake III SPA Amendment. No SPA application shall be deemed complete or accepted, by the
city, unless:
A. It is accompanied by a city approved Water Conservation Plan; or
B. A Water Conservation Plan which includes the project has already been initiated; or
C. The applicant initiates the preparation of a Water Conservation Plan that is acceptable to the
Director of Planning.
This section ofthe PFFP is based upon the EastLake III Sellier I1ellsillg DeveleJllfleftt Final Windstar
Pointe Resort On-site Fire Service Study dated Dee_bee 11, 2995, November 30. 2007. by PBS&J.
In addition, the PBS&J Report uses the approved Sub-Area Water Master Plan for EastLake III
(SAMP) dated January 2002 by PBS&J as the basis of their report.
11.5-81
EastLake III 8eftiM. Windstar Pointe Resorts
Supplemental PFFP
II.5.4.7.3
WATER FACILITY ANALYSIS
A. Potable Water:
The design criteria implemented to evaluate the potable water systems for the Project area are
established in accordance with the aforementioned 1995 Water Resources Master Plan. The
design criteria are utilized for analysis of the existing water system as well as for design and
sizing of proposed improvements and expansions to the existing system to accommodate
demands of the proposed Project.
1. Pressure Zones: OWD has established criteria to determine pressure zone
boundaries within new and existing developments. Minimum pressure criteria are
based on maximum day and fire flow requirements while maximum pressure
limitations are imposed to protect internal residential and commercial building water
piping from failure under static and transient operating conditions. Maintaining water
pressures within the limitations summarized in Table G H.l will also protect the water
distribution system piping, valves, pumps, and other appurtenances from premature
failure or increased maintenance requirements.
Operating Condition
Static
Static
Peak Hour
Maximum Da Ius Fire Flow
Table G H.t
Water Pressure Criteria
Criteria
Minimum Pressure
Maximum Pressure
Minimum Pressure
Minimum Pressure
Pressure
20
The potable water distribution system is typically designed to maintain static
pressures between 65 pounds per square inch (psi) and 200 psi. The potable water
distribution system has been designed to yield a minimum of 40 psi residual pressure
at any location under peak hour demand flows and a minimum residual pressure of 20
psi during maximum day demand (MOD) plus fire flow conditions. In addition,
potable water mains are sized to maintain a maximum velocity of 10 feet per second
(fps) under a maximum day plus fire flow scenario and a maximum velocity of 6-~fps
under peak hour flow conditions.
The supply of potable water to the Project will be furnished from the existing and
proposed District reservoirs, pump stations, and transmission mains. The 980
Pressure Zone (PZ) will serve the Project. Base on a graded Dad elevation range of
556 to 568.5 feet. I it is anticipated that static hydraulic pressures within the 9gB Zeae
will range frem al'I'faJdmlltely 167 psi te 188 psi. prooosed on-site domestic svstem
will ranl):e aooroximatelv 178 osi to 183 osi.
2. Water Consumption: Water 1Ise prejectieas fer the Eaot-Lal,e SeRiars Projaet "l/efB
estimated by PBS.&J te verii'). the eapaeity ef the e,astiag regieftftl '"..ater faeilities
based aR the projected mlHdm1lm day demaRd pillS miRim1lm fire gO'.y. The estimated
petable water damll1l6 fer the project based eR Dismet eriteria for high deasity
resideatial 1Isa is 1 B3 gJlm er 118,2BB galleas por dllY (gJld~, as she'/,lI iR Table G.2.
The pealcing faeter te eSft.left the &"/erage day SemaRa te Hlwdaulffi say semaaa is
23
Static pressure is based on high water level of operational reservoir.
11.5-82
EastLake fll Settief: Windstar Poiute Resorts
Supplemental PFFP
2.0 per the Eastlake III U.MP. Therefere, the mw{in\tim day deRllHlEl fer tlte Gite is
206 gpRl (296,100 gpEl). The eeRlestie water E1emanEl prejeetiens were estiRlateEl fer
the pBFflese ef evaluetiflg tlte eapaeity ef ellistiBg eff site regienal facilities E1uriBg a
maniffium day plus fire fie..... eenditien. This Illlalysis will update tlte pfe'liells Teeh
Meme, whieh iflitially aSGHffieEl a fire fie',.. ef 2,500 gpm. 8ubseEjBel!tly, the Fire
Departmeat has eenB_eEl a Rliniffium fire fie''''' ef 3,759 gpRl te seffe tlte
Develepment.
Tallie C.2
.T.'
1>1 et f.ere. f....g Density YDit f. )'Orage Day DomaRd
LaRd lJ.e DemnRd
~ (DUh<l.o) 00 (gptI) ~
~ftil!i Family Residential -I-&A- '}rl. 494 ;00 I 18,2911 +W
TOTf.L -I-&A- 118,299 +W
NeIe7
U/Jit demand a/gapes aHe:Ung N:!it is haaea an Ola} W.:ilel' DisH iet Re58fi1 ees }"fa.Mel Plan
~: . "
3eN1'2e: .DDSJ..}
Domestic water use proiections bv PBS&J were based on planning criteria provided
in the 2001 California Plumbing Code (2001 CPC). Charts A-2 and A-3 of Appendix
A. Estimated peak water demands for each building and for the total Development
are provided in Table H.2. The peak water demand for the Development is estimated
at 1.210 gallons per minute (gpm) based on a total Development fixture count of
9.540 fixture units.
Average Dav Demands (ADD) and Maximum Dav Demands (MOD) were computed
bv PBS&J. Conservative peaking factors of 7 were used to convert the peak demand
to ADD and 3.6 to convert the ADD to MOD. Based on these peaking factors. the
estimated MOD is 622 gpm (896.091 gpd)' and ADD is 173 gpm (248.914 god) for
the Development. In addition. the domestic water demand proiections were estimated
for the purpose of evaluating the capacity of existing off-site rel!ional facilities during
a peak hour flow condition.
TabloID
Proiected On-Site Water Demands
Unit No. Bnildinl!s Buildin2 Fixture Units Unit Peak Demand (2Dm)
Motorcourt !Buildings 1-17) 17 364.5 100
Wran rBuildin!! 18) I 3.168.0 450
Leasing Buildin!! I 13.5 10
Pool Buildin!!s 2 38.5 22
Rec Buildin!! I 84.5 40
Site Total 9.540
Source: PBS&J
11.5-83
EastLake III Sefti&F Windstar Pointe Resorts
Supplemental PFFP
3. Fire Flows: The Chula Vista Fire Department utilizes the 2001 Uniform Fire Code
(200 I UFC) for determining the required fire flows and durations for new
developments. The Chula Vista Fire Department is reltt'iriftg required a minimum
Fire Flow of ~ 8.000 gpm for a duration of 4 hours for the EaatLake Seftiers
Windstar Pointe Resort project. The fire flow includes hydrant and building sprinkler
requirements. Since anticipated fire flow requirements to the site will exceed peak
domestic flow rates, the existing regional potable water system, as analyzed in the
SAMP, will have sufficient capacity to provide adequate domestic water and frre
service for the proposed seaiers Windstar Pointe Resort project.
B. Recycled Water
Recycled water will be used to irrigate all landscaped areas identified in the sub-area master
plan, and shall be consistent with the Water Conservation Plan. Land that drains to the Upper
and Lower Otay Reservoirs (Tributary Basin) will not be included. This includes the
EastLal,e SenieFS Windstar Pointe Resort project within the Tributary Basin, potable water
will be used for irrigation to avoid the potential for contamination of the drinking water
supplies in the reservoirs. Exhibits H 2and H 19-illustrate the Adopted Potable Water Plan
and Prepesed Recycled Water Plan for EastLake III, respectively.
11.5.4.7.4
RECOMMENDED ON-SITE WATER DISTRIBUTION SYSTEM
A. Potable Water:
Peteele water supply fer lite project will be Jlrevided hi' eeBfiectiofts to 8fl llldsting OtllY
Water Distriet (Dislriet) 16 iften 989 ZeRe water mati! in Ol)'lftflie PllfIEvlR)'. R-eyiew ef
eeBsfnletisR Fe6sFEl artlwiags fer OI)'ffiJ3ie Parkway iRElieates that Be st'*' Buts ts the site Hem
the 989 ZSB6 l"ipeliae V/ere 6sflatrnetea. Basee 8B aft enl3eetea miRiffittftl Bfe Ray:
retluifemeftt sf 2,Sg9 gpm, a ffiiBimtlffi 12 iDea eSfllleetisR te the site is reeammeaaea. Te
[aeHaMe 6sflstntetisa ami BperatisR sf a f30teRtial priy/ate 88 site f'staele water system, it is
reesffimsRaea that a mifliml:lffi ef tv/a e01lflsetieRS Be esastruetea, an g iBea diameter
6enneetisa fer metered aemestie s0fYiee, ana a 12 iRSR diameter fife seFViee eanneetiea. If
these eeHReetiaas Me eaBstrueted as laterals (as e}3fl0Sea t6 Y/ater mains), the sizes ffiEl)' Be
reaueea eased aft Distriet requiremeRts.
The vroposed private potable or domestic service svstem consists of 8-inch water service
lines and service laterals rane:ine: from 3/4-inch to 6-inches in diameter supvlied
throue:h a lO-inch connection to the existine: public 12-inch main in Olymvic Parkwav.
A master meter and backflow prevention device are also reauired at the domestic service
connection. No fire service will be provided from the private onsite domestic water service
s~stem.
B. Fire Flows:
The proposed PBS&J fire service distribution svstem is suvvlied from a recommended 18-
inch connection to the 12-inch 980 PZ public main at the Development's entrv wav in
Olympic Parkwav. The connection will manifold two lO-inch District-aovroved reduced
pressure backflow devices to isolate the vrivate fire line from the public main. The fire
backflow prevention devices are sized based on Febco MasterSeries manufacturer's data. No
domestic service connections will be made to this main. The on-site fire service loop consists
of 12-inch PVC. and 16-inch and 18-inch HDPE vive with 12-inch PVC dead-end lines
branchine: from the loov to serve the hydrants.
11.5-84
EastLake III SeBieF Windstar Pointe Resorts
Supplementa' PFFP
Sizin~ of the riser stubs. fire sprinkler laterals to the buildin!!s and associated oressure and
flow for each fire service will be determined durin!! detailed desil!D. The necessarY on-site fire
service facilities will be verified and provided to ensure that the minimum desil!D criteria per
the Fire Deoartment. Buildin!! Department. and relevant fire service standards and codes are
met orior to final approval of the desil!D plans.
& C. Recvcled Water PFoieet!i
The SeIliars Windstar Pointe Resort Project willllet be reljtlired to connect to the existing 16-
inch recycled water main within Olympic Parkway.
11.5.4.7.5. FACILITY PHASING:
It is anticipated that the project water facilities will be built in one phase.
11.5.4.7.6. FINANCING WATER FACILITIES:
Potable Water:
There are two methods of financing and construction of potable water facilities for the
EastLake Selliom Windstar Pointe Resort project. These methods are as follows:
A. Capacity Fees: OWO's Capital Improvement Program (CIP) provides for the design and
construction of facilities by OWO. Through this program, OWO 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, and transmission mains. Specific CIP projects, if required, are identified
in OWD's approved SAMP. The OWD may require amendment to the SAMP for this
project.
B. Exaction: The Developer designs and constructs facilities that serve their development
only. Upon completion, the facilities are dedicated to OWO. According to OWO's
policy No. 26, OWO will provide reimbursement for construction and design costs
associated with development of these improvements.
11.5.4.7.7. THRESHOLD COMPLIANCE AND REQUIREMENTS:
Potable Wafer:
I. The Develoller shall request IHld deli'/cr ts the City sf CI'llila Vista a serviee availability
letter frem the OVl'D llrisr ts reesnlatieft of a Pareel Mllfl. Prior to issuance of the
buiIdin~ permit. the Developer shall oresent verification to the City En~ineer in the form
of a letter from Otav Water District that the subdivision will be provided adeauate water
service and long-term water stora!!e facilities.
2. The developer shall provide water and recycled improvements according the OWO
approved SAMP for the EastLake III SPA Plan Amendment. The construction of potable
water and recycled water facilities, based on the approved SAMP, shall be completed
prior to the gralltmg of seeu)3lHley ap.proval ofbuildin~ permits.
11.5-85
EastLake III Settiet= Winds.ar Pointe Resorts
Supplemental PFFP
Potable Water System
980 Pipelines. Existing
980 reservoir
~ ._r}t;)!J-
('li" ~.- -{If
. 0 future
-_.---24'.'~
711 Pipelines. Existing
~
!lJS
~ >/~.:c>
\lJ'
i{/
L
- - -. 711 Pipelines - Proposed
_ _ _ _ 980 Pipelines. Proposed
-",...
18" Pipeline Diameter
Source: John PoweHIPBS&J
~~~!!dIS~EY!a?~
Cinti LOIlet PIaV'Iing
--..-- m
n-.rl........
1()..1e-oo
Exhibit H 2
11.5.86
EastLake III Setti&F Windstar Pointe Resorts
Supplementa' PFFP
Recycled Water Plan
~.~...~.. 0'-""1"'1"""'0,.1
,I ....~ ~
. .' ~ Mo~~
., "
(": 'I
;f\ ~
',~ ~.
.;::"rr'-~'. _
('.
944 Recycled Water Line - Existing
- - - 944 Recycled water Line - Proposed
Lower Ofay
ReM,.,._
_ 944 Zone Recycled Water Use Areas
Note: Areas tributary to Olay Reservoirs will not use
recycled water. Refer also to Technical Report for
additional detail.
~ EASTLAKE III
A planned community by The EasILake Company
Source: John PoweIIlPBS&J
Cint! Land Planning
_....."''''11l1__~
n-.["''l~ ..."j
1:117105
Exhibit n 10
11.5-87
EastLake III Senf&p Windstar Pointe Resorts
Supplemental PFFP
11.5.4.8. SEWER
II.5.4.8.1 CITY THRESHOLD STANDARDS:
A. Sewage flows and volumes shall not exceed City Engineering Standards.
B. The City annually provides the City of San Diego M~repelilllR Eewef :\utherity
("i\uthefity") Wastewater Department (Metro) 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:
1. Amount of current capacity now used or committed.
2. Ability of affected facilities to absorb forecast growth.
3. Evaluation of funding and site availability for projected new facilities.
4. Other relevant information.
II.5.4.8.2. EXISTING CONDITIONS:
The City of San Diego Metro provides sewer treatment services for the City of Chula
Vista and 14 other oarticioating agencies in accordance with the terms of a multi-agencv
agreement (Metro Agreement). The Metro svstem currently has adeQuate sewage
treatment capacity to serve the region until approximatelv 2025. The Develooer shall pay
capacity fees orior to building oermit issuance. Develooment shall not occur without
adequate sewer capacity as determined bv the City Engineer. Building permits will not be
issued if the City Engineer has determined that adequate sewer caoacitv does not exist.
All develooment must complv with the Municipal Code. soecifically Municioal Code
sections 19.09.010(A) 6 and 13.14.030.
Sewer service to the project site is provided by the City of Chula Vista. The EastLake
Eeaiers Windstar Pointe Resort project is located in the Salt Creek drainage basin. The
project will connect to the existing public 8 and 12-inch gravity sewer mains located north
of Olympic Parkway in the approved Neighborhood C-l site of the EastLake SPA Plan.
This sewer collects flows generated from the VR-9, VR-IO, VR-ll and C-l sites and
conveys the flows to the IS-inch diameter main in Olympic Parkway. The IS-inch main
connects to the 18-inch Salt Creek Interceptor. The capacity of these facilities to serve
the prepeGee previous Seniors project has beea was assessed in the Final EastLake
Peninsula off-site Sewer Capacity Analysis Study dated November 8, 2005, by PBS&J. A
letter dated June 20. 2007. from PBS&J. was requested by city staff to be revised oer city
comments dated Julv 17.2007. PBS&J responded with the Final Windstar Pointe Resort
Off-Site Sewer Capacity Analvsis Study. dated September 18. 2007. This study is the
basis for the SUD1;>lemental PFFP Amendment sewer analysis.
The EastLaIre ill EPA AmeaElmoot prepeses F6visieas te the adaptee Ell,'\. Plan site IHiIii!atiaa
fer the prejeet. Adoptee and pf6\laoee laBe lIses fer the Projeet are shEM'H ia T~1e H.l belew.
11.5-88
EastLake III Setti&F Windstar Pointe Resorts
Supplementa' PFFP
Table-H-I.l
Adooted fAmcnded Wastew-;'ter Flow Proiections
Description Land Use Units Population! Unit Total Avg EDU
Unit Generation Flow ("nel)
}~ffieRaetJ Multi Family 494 DU 2.5 80 98,800 373
Adonted Residential gpd/nerson
I.dapted
Previous Hotel/Resort 18.2AC - 2,500 gpd/ac 45,500 172
Land Use .
Increase - - - 53,300 201
Nole: EDU Faclor of265 gpd/EDU was used per City of Chula Vista Subdivision Manual
88""1 ee: PBs.!J
Projected wastewater flows from the Seniars Windstar Pointe Resort Project will
ultimately discharge into the Salt Creek Interceptor. Based upon the approved Tentative
Map, the adapted previous land use for the site was designated as a Hotel/Resort. The
average daily sewage flow for the hotel was estimated to be 45,500 gpd or 172 equivalent
dwelling units (EDU) for the adaJ3led laad lise. Subsequent to the apJlroved TM. a multi-
familv residential proiect was adooted. Table 1.1 oresents a comparison of the average
wastewater flow proiections between the multi-family residential and previously approved
hotel land uses. The Scniers Windstar Pointe Resort Project will result in an increase in
average flow of 53,300 gpd or 201 EDUs to the Salt Creek Interceptor.
According to the GMOC ~ 2007 Annual Report and City Staff. the City's current
contracted capacity rights with Metro are expected to be exceeded in about five years
(see Table H,;>, 1.2). Hewever, with an alleeatian frem the Smlthbay Treatmeflt Plant,
additienlll elljlaeity .....ill be a"iailaele. The city has begun working with Metro to address
the best way to increase the city's allocated amount of sewage treatrllent capacity in
order to meet buildout sewage flow estimates.
The City of San Diego provides sewer treatrllent services for the City of Chula Vista and
14 other particioating agencies in accordance with the terms of a multi-agencv agreement
(Metro Agreement). The City of Chula Vista holds capacity rights of 19.843 mgd in the
Metro system. The City's current average wastewater flow into the Metro svstem is
approximately 17.062 mgd. The Metro svstem currently has adequate sewerage treatrllent
caoacity to serve the region until aoproximatelv 2025 when new treatrllent facilities are
expected to become operational. The City of Chula Vista mav reach its contractual
caoacity limits orior to 2025. The Metro svstem includes the Point Lorna Sewage
Treatrllent Plant. the North City Reclamation Plant and the Southbav Treatrllent Plant.
For the longer term capacity needs the sa en te be eomJ3leted SC'Her Wastewater Master
Plan. completed in 2005. provides the city's buildout treatrllent capacity and
infrastructure needs. In addition. it also established the basis for the sewer capacity fee
uodate. will fal'ffi the basi. for recvalliating tfl.e se'leer elljlfleity fee se that there is
slifHeient funding te aeEjliire the additionlll ellJ3aeity rights. Ncgetiatien. between the
City af Chlila Vista aHd the City organ Diega te aeljHire thase rights life engeing.
II.5-89
EastLake III Settfe.t= Windstar Paiute Resorts
Supplemental PFFP
Table ~ 1.2
Sewa!!e Flow and Treatment CaDacitv
OOAA 02/03 Q+.IG;! 03/04 WW 04/05 \l3I(J4 05/06 06/07 Projection fOl Projection fo Projection
Fiscal Year Fiscal Year Fiscal Year Fiscal Year Fiscal Year next 18 mo. next 5 years "Buildout"
Average Flow -!4+% ~ ~ ~ ++,8& ~
(MGD) 16.346 15.787 17.021 16.979 17.062 18.44 19.92 26.2*
Canacitv 19.843 19.843 20.864** 20.864 ** 20.864** 20.864** 20.864** 20.864**
* Buildout Projection based on the General Plan Update (8tcOfiftg AltOfnali....). (Adopted General Plan "Buildnut" 26.2 MGD)
.* Increase in canacitv is based on the allocation of additional canacitv rights resultin. from the construction of the new Southbav Treatment Plant
Source: GMf}G.Citv o(Chula Vista
11.5.4.8.3. FACIUTY ANALYSIS:
The PBS&J sma:,. HSea the Salt Creek 11lteroopl6l' &....81" JIj'liraulie Basi;; 8: Design !lepo/'t ,
aated 2QQ2 by Duaek & ..\ssoeiatos, .....as used as a basis to e'o'liiu6te if the mereasea fle'l/s tfem
!he Se8iofS Prejeet ',vowa sigtlmeantl)' impaet the e"lstiHg Salt Creek Imereeptor. The 2QQ2
Desigtl Reper! prejeetoallltimate tribll!llJ)' flews te the Salt Creek I8tcreepter &8d ide8tiflea a
critical reaee (Resell 5) in the interceptor sewer loeatea witbiA !he 1;DC&-E fight of Via)'.
Triblltal). aevelepmellts te !his _ell are previeed iA Table IIJ. The efitien! reaeft was
prejeetea te e08'.0)' 118 B'.cmge .....astOV/ater flow ef 5.13 MOO (19,358 EDU~ aREi a peal(
aeslgB flaw ef 8.57 MOD at lQ(J.%. fWl pipe e&(3llGiP;.
The 2Qg.2 DesigR Report melllaea tFibll!llJ)' areas that pfCSe8t1y flew to eitller !he Telegmjllt
Cll8)'SH er Welf CllIIj'08 trunk Se'oYeffl. SueseEjlle8t1y, b85iA BOOflaaries Itaye ehangea, Flews
originally tFibutafy to !he eritieal reaee are ellffefltl)' projeetea te diseharge eHlter iRto lite
TelegFllfllt CllIIj'08 trunk s,,,.yer er iRto the Salt Creel, lRtereCjl!er at a loeatioo aOWRstroam ef
the eritieal _It via the W-elf COO)'08 trunk m......er. /\13 a fC5lt1t, lite B'.emge weste'....ater fley,.s
tribetm). te the eritieal reach 'lIaS reffileea frem 5.13 MGD (19,358 BOUs:) te 1.13 MeD
(16, 731 EDUs) ll8El will s....'e as a basis sf eSlflparis08 for the jllamiea IlWBBer of lI8ils
tFibtflary to the efitien! reaeh.
The City sf Chula 'lists 2QQ1 UjlElate to the Salt Creel( Sewer BasiA PIa8 (20()1 BlII3in PlaR
Upaatoj iEle8tiHcd ekll8ges iR aeoislajlffleRt jlfojeetie8s iA the Salt Creel, BasiA as of :~
2QQ1. City jlfojeelie8S 'Nere eBtained BY PBS&J frem lite Plar.BiAg DCjlarlment. "CllffCat
Projeetis8s" in TaBle H.3 reflset re'lisie8s te the 2()Q1 Ba5in PlaR Upaate that ineluae the
Htereasea Pfttieet f.lEr.;;s 8fl.a f'lanRed ael':elof'HleRts that ha"/e siBee seeR ean;;eftea te 8fJeB
Sjlaeo. TaBle IIJ jlIo.ides a eSIflparise8 ef aevelejlffleRt flew jlrejcetioos lIBa the reSjleslFle
eqtlivaleRt awelling ooits that are tFibll!llJ)' te the critieal reach.
The PBS&J study was prepared with calculations in accordance with the methods described in
the City of Chula 'lists Subdivision Manual, Dwellin~ unit counts for the Windstar Pointe
Resort oroiect were based uoon infonnation orovided bv P&D Consultants and the Prelimirnuy
Sewer Studv for Eastlake ill Woods and Vistas. The averal!6 dailv wastewater inflows to the
off-site sewer were calculated at each node bv land use type (see Final Windstar Poime Resort
QjJ-Site Sewer Capacity Analvsis Studv dated S~ember 18. 2007. bv PBS&J for details).
The Salt Creek Interceotor Sewer Hydraulic Basis of Desil!ll Reoort. dated 2002 bv Dudek &
Associates. identified Reach 5 as a critical reach of the intercootor sewer. Since the 2002
anaIvsis assumed a connection point for the EUC flows downstream of Reach 5, the EUC flow
contribution. as well as University - Phase I and High Tech Hil!h. were not orillinallv
11.5-90
EastLake III Setti&F Windstar Pointe Resorts
Supplemental PFFP
considered. The PBS&J September 18. 2007. study reeyaluates Reach 5 with the addition of the
current estimate of flows to verify that capacity is available in the Salt Creek Interceptor.
The City of Chula Vista's 2004 Update to the Salt Creek Sewer Basin Plan (2004 Basin Plan
Ulldate) identified changes in development proiections in the Salt Creek Basin as of August
2004. but this was used as an internal accounting document only. PBS&J obtained city
proiections from the Chula Vista Planning Department. "Current Proiections" in Table 1.3
reflect revisions to the 2004 Basin Plan U9date that include planned developments that have
since been converted to open space. Table 1.3 provides a comparison of development flow
proiections and the respective equivalent dwelling units that are tributary to the critical reach.
Table 1.3 indicates that the 16.477 EDUs currently proiected to contribute flows to Reach 5 are
less than the 2002 Design Report total. Further. the capacity of the critical reach under current
proiections was analyzed by PBS&J in accordance with the more conservative City Subdivision
Manual criteria of 265 gpdJEJ)U. Table 1.4 illustrates that the critical reach identified in the
2002 Design RePOrt will temporarilv flow slightlv above 75% full under the interim maximum
condition. Once the Rock Mountain Road Trunk Sewer is constructed and the off site. interim
units are switched to that system. Reach 5 will flow at less than 75% full.
Table H.J I.3
Development Projections for Reach 5
2002 Desi~n Renort 2004 Basin Plan Undate Current Proiections
Development Average Flow Total Unit.! Average Total Units Average Flov Total Unit
(~;;d\ (EDU) Flow (pod) IEDU\ (~;;d) (EDU)
Peninsula Senior Housing 98,800 373
Olympic Training Center (E.L. III) 744,200 2,808 418,700 1,580 373,200 1,408
Planning Area 16 0 0 108,836 411 0 0
Rolling Hills Ranch 485,035 1,830 337,870 1,275 337,870 1,275
Eastlake Business Center II 309,000 1,166 0 0 0 0
Eastlake Woods - West 67,575 255 67,840 256 67,840 256
Eastlake Woods 159,355 601 150,708 569 150,708 569
Eastlake Greens 545,994 2,060 259,634 980 259,634 980
Eastlake Trails 328,019 1,238 327,270 1,235 327,270 1,235
Eastlake Vistas 322,259 1,216 325,979 1,230 325,979 1,230
Village 14 0 0 487,009 1,838 0 0
Village 13 (Resort) 622,062 2,347 695,235 2,624 695,235 2,624
High Tech Hi~h School Q Q Q Q 19.345 73
University Q Q Q Q 158.735 599
Village II 769,653 2,904 625,930 2,362 625,930 2,362
EVC Q Q Q Q 808.250 3.050
Otay Ranch House 81,420 307 80,669 304 80,669 304
Bella Lago 0 0 37,100 140 37,100 140
Total 4,434,572 16,734 3,922,779 14,803 3,389,23S ~
4 366 565 16477
Notes:
I. PffijeetieflS far the pefl.insula SeaiBf lleusing Site ..ere iRehuled iR the OI)'fIlIlia Tminmg CeHter ERl... ill) EkweleJllHeJIt in !he 2002 DesigR RI!IJlSR
ami the 200-4 Basin PIBfll::J&3_
2. Cwrent Develepmeflt Prejeatiefls far the ~'mJli61'mining Ce8ter [.1. lIij de Bet inelHEle the Pefl.imula Samer IIsli5ing Pfejeet
3. Pku41ing .-'\rea 16 \VSB said te tfte State as ot:Jm8paee
1. Eastlake Blf5iness Center II is IScIHe-il ill the T--eleglBph C~'efl S~ver Basin
.. '/illage 11 lias said te !he Stele as Open Spaee
6. Fla i pFQjeetiafl!l fer Villages 1~, Ii, and BellaLage in. dte 2002 Design. ReJlaft RHI.}' hll e eeeF! ineerpaEBted lAte aRe milia ether de\ela~ listett
1. Current nmiected EDUs as received from the Citv ofChula Vista based on aonroved Tentative Mans
Source: PBS&J
II.5-91
EastLake III 8eftieF Windstar Pointe Resorts
Supplemental PFFP
As shown in Table H !.3, the 12,755 EDUs currently projected are less than the 2002
Design Report and the 2004 Basin Plan Update totals. Additionally, the capacity of the
critical reach under current projections was analyzed in accordance with the City
Subdivision Manual. Table H !.4 illustrates that the critical reach identified in the 2002
Design Report will have adequate capacity to accommodate the increased flows from the
Project.
Tllble 1M
Pipe
EOO
12,755.5
Dill SI&pe DeJNIt
(iu) f%1
~ lhB #,6
DepthfDift
f%1
~
V-elecity
RelleR 5
4,H
Seft."'ee: ~D BSld
Table 1.4.
Critical Reach Calculation
vera e flow based on maximum interim condition of 3 050 EDU5 from lbe EUC. 2
A vera!!e Dailv Peak Desi!!D
Pine Flow* Flow**
Source: PBS&J
11.5.4.8.4. F ACILlTY PHASING
One primary phase of development is proposed due to the need to balance grading and
complete infrastructure improvements in a single increment. 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. Sewer laterals to serve lbe proposed project
are the responsibility oflbe developer.
11.5.4.8.5. FINANCING SEWER FACILITIES:
To fund the necessary future improvements to the Salt Creek interceptor Sewer,
development impact fees have been established by the City of Chula Vista. Adoption of
City of Chula Vista Ordinance Number 2617, as amended, established a fee to be paid
for future development within the Salt Creek Basin that connects into the existing
system. The Chula Vista City Council has authorized the collection of a fee to aid in the
cost of orocessing sewera!!e generated in the city. The current fee is $1,330IEDU.
Single Familv Owellin!!s are considered 1.00 EDU and Multi-Familv Units (apartments
and condominiums) are considered .75 EDU. The Sewer Capacity Fee for commercial
proiects is based on the number of Equivalent Fixture Units fEFU). The Sewer Caoacity
Fee is subiect to oeriodic adiustments. The following table summarizes the fees to be
paid by the EastLal(e 8etliefo Windstar Pointe Resort Project. These fees are typically
will be collected at the time before building permits are issued.
11.5-92
EastLake III Settief Windstar Pointe Resorts
Supplemental PFFP
Table B 1-52.
Projected EastLal<c SeRioFs Windstar Pointe Resort
Estimated ~- r<_ _'- Sewer Fees
Land Use Acres EDU's/ Fee Estimated Fee
EastLakc Seaiers Windstar 18.2 m Salt Creek Sewer DIF $196,1l9QJlQ
Pointe Resort oroiect 370.5 $1,330/lfflit-EDU $492.765
Sewerage
Windstar Pointe Resort 18.2 370.5 Particioation Fee $1.288.599
$3.478/EDU
Total 18.2 370.5 $196,090.00
$1 781 364
11.5.4.8.6. THRESHOLD COMPLIANCE AND REQUIREMENTS:
Based on the PBS&J off-site sewer analysis, there are no significant impacts to the
existing off-site wastewater facilities due to the proposed ehflllge iR Imul IIse ef the
Eastlalce SeaiefS site Windstar Pointe Resort Proiect. The critical reach in the Salt Creek
Interceptor and the off-site pipe reaches shewR iR Tallie H.I are in compliance with the
City Design Criteria.
The EastLake SeniefS Windstar Pointe Resort Proiect !,rejeet shall pay fees pursuant to
City of Chula Vista ordinance, as may be amended from time to time, or provide sewer
improvements, as needed. Fees shall be paid prior to the issuance of Building Permits.
The aevele!,ment ef the !,re!,esea !,reject is Ret llatieiJ'latea te eReeea Cif)' Sc,;;er
Threshela StallallFEls.
The City of San Diego Metrooolitan Wastewater Department ("Metro") oroyides sewer
treatment services for the City of Chula Vista and 14 other oarticipating agencies in
accordance with the terms of a multi-agency agreement ("Metro Agreement"). The Metro
system currently has adequate sewerage treatment capacity to serve the region until
aoproximately 2025 when new treatment facilities are exoected to become operational.
The City of Chula Vista. however. may reach its contractual capacity limits sooner than
2025. The developer shall pay caoacity fees at building oermit issuance. Develooment
shall not occur without adequate sewer caoacity as determined by the City Engineer.
Building oermits will not be issued if the City Engineer has determined that adequate
sewer capacity does not exist. All development must comply with the Municioal Code.
specifically M.C. Sections 19.09.010 (A) 6 and 13.14.030.
24 This table is only an estimate of the potential fees that may be required for the EaslLal,e 8ellioFS Windstar
Pointe Resort Project. Actual fees will be calculated at the time building permits are issued and may be
different than this table. Table does not include the current Sewer Administration Fee. which is currentlv
$45/Buildina Connection.
11.5-93
EastLake III SeBi&P Windstar Pointe Resorts
Supplemental PFFP
Existing Gravity Sewer Main
Sewer Plan
~
Adopted
__ Internal Sewer Line
and flow direction
'"
.
"
.
~
.
~
"
~
Lower (
/_. Pkr<Y
~nnect
Salt Creek
Sewer Basln
,
Note: The sewer system indicated is subject to technical
refinement during the subdivision process. Refer also to
Techinical Sewer Reports for additional detail.
Source: 58&0. Inc.
~~~!~I$~El!l?~
Cinli land Planning
"'-"--"'m
r:,......r""ll.... ~
12/7105
Exhibit t-S-ll
II.5-94
EastLake III SeftieF. Windstar Pointe Resorts
Supplemental PFFP
11.5.4.9. DRAINAGE
n.5.4.9.1. EXISTING CITY THRESHOLD STANDARDS:
A. Storm water flows and volumes shall not exceed City Engineering Standards.
B. The GMOC shall annually review the performance of the City's storm drain system to
determine its ability to meet the City's goals and objectives.
11.5.4.9.2. EXISTING CONDITIONS:
The BastLake Seni<JrG Windstar Pointe Resort property is located southwest of the
intersection of Olympic Parkway and Wueste Road. The elevations on the parcel range
from approximately 520 to 580 feet above mean sea level. The proposed development is
located on an undeveloped, graded parcel consisting of approximately 18.4-acres of
graded pad area and approximately 1.7 -acres of vegetated slopes. The 1.7 -acres is
designated open space and is not the subject of the EastLake III SPA Amendment.
The l8.4-acre site is proposed for 8n active senior reGor! with 494 seffieF multi-family
residential units. The project will include thirteen ei!!hteen three and four-story multi-
family residential complexes and a efI8- two-story recreation building, including a
swimming pool. The project will also include a sHbterranelUl garages and structured
parking. garage under each building eomfllel!. The buildingG will be aeeessed Hom the
nor!h....est eomer of the flroflerty by a E1ri'..ewll)' that sfllits into two flrivate driveways ....ith
cuI de saes at the teflftinus ef eaeh. Street fl8fldng spaees .....ilIline the perimeters ef beth
streets.
11.5.4.9.3. DRAINAGE FACILITY ANALYSIS:
The letter report entitled Storm Drain to "c-r Hotel Site, dated August 5, 2005, by Rick
Engineering analyzed the performance of the storm drain system as a result of the
proposed change in land use from a commercial site (hotel) to a senior housing site.
De'/elopment Similar to the Seniors Proiect. the Windstar Pointe Resort Proiect ef4fte
BastLake Seniors flrejeet site will include the construction of a high density residential
project with the associated streets, sidewalks, landscaping and utilities. Post developed
rational method flows results for the Seniors project site are addressed and presented in
the Rick Engineering 2005 report.
,'.n ellflier study, the Drainage gn;dy!a/" the Ea5tLctke Senisr HiJWiing Cal'/lfllunily, aatea
May 2g, 2gg2, by Rielc Engineering designed the steflft draifl stub te the hetel site using a
Commereial runeff coefficient of g.85 as requirea by the 1998 City of ChHla Vista
SH"aP/isien Design MaRHal. IIowo..<er, a ne.... design Ift_al has sinee "een aasptea by
the City of Chula Vista (2gg3). Therefere, the hydrolegie ealeulatienG haa to be revised
to refleet eUffem methedolegy ana the nev.. land use runoff coeffieieat ef g.:S, "asea on a
high aensily resiaeatialland Hse.
According to the 2005 Rick Engineering Report, using the Rational Method, the results of
using a 50-year storm event for the high-density residential site yielded a discharge of
approximately 58.9 cfs, which is lower than the Commercial land use analysis, which
yielded a discharge of 59.1 cfs. Therefore, the Rick Engineering Report concluded that
the change in land use to that of an active senior housing project will not have a negative
impact on the size of the existing storm drain stubbed to the site.
II.5-95
EastLake III SeDi&F Windstar Pointe Resorts
Supplemental PFFP
An updated draina~e report has been prepared for the Windstar Pointe Resort Proiect.
The report is entitled Preliminary Drainar:e Study for Windstar Pointe Resort. dated
Seotember 19. 2007 by Rick Em.dneerin!!. This studv indicates that on-site flows
naturally sheet flow to a desiltin!! basin located at the northwestern comer of the
proiect area. The desilting basin has an outlet structure that ties into the existin!! 42-
inch storm drain svstem alon~ Olvmpic Parkwav.
As development and !!radin!! commence. a storm drain system will be constructed to
serve the onsite drainage associated with Windstar Pointe Resort proiect. ultimatelv
convevin!! runoff to the exiting 42-inch pipe at the northwestern comer of the proiect
area. General proiect drainalJ:e patterns will remain unchan!!ed after !!radin!! of the
proiect site is completed. This proiect. in both ore- and post-oroiect conditions. drains
into the existing Olvmpic Parkwav storm drain svstem. and ultimate Iv into Salt Creek
iust south of an existing detention basin that was desi!!Ded to account for the ultimate
development ofthe Windstar Pointe Resort site.
The current Rick study presents onsite post-oroiect hydrolo!!ic analvses for the 50-year
storm event. In addition. 50-vear hydraulic analvses were performed for the
downstream existing storm drain svstem alon!! Olvrnpic Parkwav. Rick En!!ineerin!!
determined that the storm drain svstem has capacity to convey the runoff associated
with the Windstar Pointe Resort proiect. Furthermore. an existin!! re!!ional detention
basin is located in Salt Creek. upstream of where the storm drain associated with the
Windstar Pointe Resort site dischar!!es. The re!!ional facility was desi~ed to over-
attenuate flows for the 5-. 10-. 50-. and 100-vear storm event to account for the ultimate
buildout of the watershed associated with the Windstar Pointe Resort proiect. Althou~h
it was not desi~ed with the specific intention to do so. the detention basin also over
attenuates the 2-vear storm event to pre-oroiect levels. The current Rick studv
concludes that since the ultimate development of the area includin~ the Windstar Pointe
Resort site was incOl:porated into the desi~n of the existin!! downstream improvements.
the oroiect will not include anv detention and the sli!!ht increase associated with the on-
site flows will be conveved in the existing downstream storm drain facility.
11.5.4.9.4. URBAN RUN-OFF:
The projeet is s..ajeet to the proyisieas ef the Califemia State Water Qllal~' Ceatrol
Beard Orser }Je. 2991 91, -.vhieh e1:ltlines steFffi -.-..ster aiseh&rge reflliiremeRts fef
ffi1:lRieipal stSPffi -.-/ater systems in San Diege Celtat)'. The :Beare Oraer is iateRaed ts
iffijllemeat the federal Natieaal FelMant Diseharge Eliminatiea System (JlPDES), whieh
has Beea adepteEl te lfIinimii3e Ilelllltaat "E1iseharges" frem E1e'ielelleEl sites threllgh stefffi
".vater RIft ef:f. ..\ ref'sFt eatitlea ffTater Qu<<!it}: Tee.T-mieal Repa1"t for Eastl.ake ---'II Senia7
H8W1i1tg .~ejeet, Ol)'/flpie .~*IVfl}' allli WliCSIe Read, Chwla Vi6ts, CalifiJI,,.ia, ReviseEl
OeteBer 21, 2QQS, BY P&D Censllltants resllenEls te these reqllir_eats. The repert
iaelllEles preliminary Best lfIaaagemeat praetiees (BMP) eptieas fer the projeet IlREI B.MP
ae-;iee iflfarmatieB fer eSBeepmal f3rejeet 6fltisBS.
The site is laeateEl in ilie Otay II)'E1relegieal Unit, D11lmra IIydrelegie :\-rea (IL\) jllst
insiEle ilie ",estem BellaElar)' ef ilie Savage Hydrelegie SUBarea (IIS.\); anEl jllst 'l;esl sf
the Olay Valley Ill'. BallaElar)' liS iEleatifieEl in the Water QIlality Ceatrel FIIHl. fer ilie SM
Diege Basm, as aElellteEl by the Califomia Regisool Water Qllal~' Ceatrel BearEl
(RWQCB 1991). Rflneff Ilrilflarily E1mins aereGS the gat teffain frem the selllheast te the
11.5-96
EastLake III SeBitw Windstar Pointe Resorts
Supplemental PFFP
Bertlnvest te Olympie Parkwa;,.. Ne niB eB oflters tlle prepeny Ehie te the SllffBlIBdiBg
slepes. Ne Stefffi draiB ielets were easerved eB the Prejeet site; hewe'/or there are a fow
stefffi draiB ifllets,ieateh basiBs ]eoated a1eBg Olympie Parl<\vlI)' that iBtereept flew Hem
tlle SllffElllfldiBg slepes. There is alse a sodimernatieB peaa leeatea Boar the Benll':;ost
paR ef the site that aiseliarges te a 12 iBeh pipe ana iBte lhe City's stefffi ',o,oatilr
eOBveyanee system iB Olympie Parl<\\<a)', .....hieh Illtimately aiseharges te Salt Creek.
The prepesea EastLake Seaiers Prejeet will repeReElly eelleet all fIlaeff frem tlle
aevelepea area aaa arain it threllgh aa eBsite stefffi amiB sptelf! te tlle City's stefffi water
eOflveyaBee system. Preeipitatiea ea lhe sllrrellBaiBg slepes will fIlB aewalhe vegefll!ea
slepes afla be eelleetea ia a eeBerete swale aaa aireetea te the stefffi water eeBveyaaee
system. The prepesed stefffi ',yater eolleetiea system fer this Prejeet will aiseharge lfem
the sile tlH'ellgB the elastiB!; 12 ifleh pipe ts t-he City's slefffi water eeaVB)'ftflee system at
Olympie Padm'lI)' whieh Illtimately aiseharges ts the Salt Creek, appreldmately sae half
If!ile west ef the site. Overall, the Prejeet fee1flrirn (18.1 aeres) represeats appr01rimately
9J)2 pereern efthe watershea (Hi9 sqllare miles).
Pest eeBstruetieB fUaeff will be eelleetea ia an eagiBeerea stefffi ',vater eeflYB)'aflee
S)'stelf! that will diseharge at efle peiBt frelf! lhe prepeFiy Iseatea at lhe efltraflee te lhe
aeyelepmern geaerally al the same leeatiea as euistiflg eeaaitieas. Ne FlIfleff will be
aireetea te lhe Lewer 0111)' Reseryeir. R-IlBefffrem imperviells swiilees will sllFfaee fle'."!
threllgB Bati'/e aBa laaaseape '/e!;elalieB er threllgft vegeta!ila s.....ales, to lhe ffiwdmllm
extern pmetieable (MEP) lhereay aeiBg treatea bi' aiefiltratieB aaa iBeiaeflta] iflHIlratiefl.
/I. sllmmary efpest eEJflstrnetiefl E1miaage is previaea belew. Detailea E1eaeriptieas eflhe
araiaage patterns aaa flows are proviaea ia lhe Dfflinage Study lor t~e Eastlake &1'Ii87
Hausing Community, aalea May 29, 2992, by Riek EBgiBeeriag.
f'fl)' ehaages iB aewBstream eresiea petefltial are elEpeetea te ae Begligiale aeeflllse efilie
implemeatatioB of BMPs afla eelleetieB ef raBeff ifl aa eBgiBeerea eeBveyaaee system.
/\.pprelEimately 18.1 aeres ef graaea laBa '.vill Be eefl'/ertea te malti f_il)" resiaefltial
eemplelEes, a reerealieB eemer, afla asseeiatea ooveways, aaa reaas, 'Nith a ehaflge ef
appreximately 55 pereern te the iHlJ3erviells area. The ehange IB area will ehaage lhe
eempesite fIIaeff eeeffieiern ef the Prejeet, frem C 9.35 (lifliffiprevea epen spaee) te
C 9.75 (high deBsity resiaeBtial, 21 awelliBg Ilnits per aere er less). CElrreapElBaiag
flews '.vere eale,datea asiBg lIee Ras eempater sefi\vare ana are pfBseatea ia. the amiflBge
StllEl)'. The pest eeBstruatiefl fle'lIs frem this site '.vere aBlieipated iB the regienal araiflage
sruEl)' eendaetea BY Riek BBgifleering. The etefffi water eeB\"eyanee S)'Steffi 'lias aesigBea
te hana]e the aatieipalea flews Hem tllis Projeet site. The Riek Eflgineeriflg 2995 repeR
te the City ef Chllla 'lista eenfiffils that the aBlieipateEl aiseharges frem the Pr-ejeet will
aetoolly ae less than lhe E1esigfl flew fer the steffil arain S)'slem aaa ragieflal E1eteBlieB
aasins that were aesigaea te serve the area, iaelllaing this Prejeel, theref~re Be preject
impacts freffi iaereasea flews will eeellf.
The Bearest regieool aeterniefl Basin te the site is leeatea jast west ef the prejeet site,
BeFth ef Olympie Parkway. There is eBe aaaitieflal eJ,istiBg aeteBtiea aasia aBa three
Jlrepesea aetemieB aaains leeatea fllrther nenh ef the projeet area. These faei]ities are
aiaeassea iB tlle Final SaaseqlleBt EBvirenmeatal Impaet RepeR fer the Eastlakil III
Weeas (RECON 2(91). f. slifflffiaf)' ef flew eeflaitiefla, iaelllaiag elristiBg aaa pest
eeBstreetieB flews is pre',oiElea iB Table I,E.1.
II.5-97
EastLake III SeRieP Windstar Pointe Resorts
Supplemental PFFP
Outfall DrsiBllge
COBtributioB Area (lleres) E"istiBg
Table I l.t
Flow CORditioBs
QS9 (efs)*
DesigB Flow**
Pest-
COBstruetioB
QWQ (est)
:J6tlll
~
~
S9d
S&9
~
. CaleHlatisAS eased 6a tAB Drainage Shul) ~repafea b) Riek Bngifl6efi8g (.\.-djlisted fer RJRsff eeeftieieat C 9.7$)
** The e:llistiag stSfffi"l &ter e8n. e)afle6 s)stsm i8 Oi)mpie Park"S} ..as elesigaea t6 hanElle higt.er :Rev. Hem a
eemmereial13rejeet 8ft the site EDesigtl Fie .\'; C 9.&5).
6::lf O;lbie feet 1="6r sseaad
~5Q Fle.: fer the jg year e. ent
~Wfl Water Ql;Iali~ Treatmefl.t Flew
Tile Water Quality, TeehnieTlI Rep61'1 fer East!oa.~e 12 &I'liar Hel/sing IJ./"Ojeet, O!ympie
Padma}' and WI/eSfe Raad, Chl/la Vista, Ca!ifamia, Revisea Oeteber 21, 2QQS, by P&D
CeRSttltaBts aaaresses tile Cily ef Chula Vista's re'luiremeats fer eenstruetieR ana pest
eenstrustien EMPs as eHllinea in the gUgMP. The EastLake SeBiers Praje"t will
implemcBt site aesiga llfla seHree eentrel BMPs Ie miBimi"e pellutllBt leaas alia reaHee
tile lIeea fer trealmeflt ef steFfll ':later FHlleff. TreatmeBt EMf's will Be tile fiBal IiBe ef
aefeflse en the prejeet sile. The petenlial treatmeBt EMPs prepesea rer the prejeet that
will Be aesigaea mle Ihe preliminary alia fiBal aesiga are Il5 OOlla',','s:
. Use af Biaswales ar vegetatea filter strips la ealleet fUlleff frem strlletlifeS ta Ihe
ME.:p. The 5-wales will serve as a pellulllBt filter rer tile "fImt f1aoh" water Ej:uality
fl8~.Y eSRElitieR.
. 1'. filtraliea S)'slcm '.viII ee iastallea te treat alarm water flay;s prier te aisshar-ge ta Ihe
City's steFfll '....ater eSByeYaRee S)'stem. The system will utili"e physieal filtratiea
metileas semBinea .....ith meaia filtralien to remsve pallutaBts fram stSFfIl ',vater
~
The Windstar Pointe Resort proiect is subiect to National Pollutant Discharge Elimination
System (NPDES) requirements. NPDES requirements are contained in Section 402(p) of
the Federal Clean Water Act. which established a framework for regulating storm water
discharges from municipal. industrial. and construction activities. These requirements are
implemented through permits issued by the State Water Resources Control Board
(SWRCB) or the local Regional Water Ouality Control Board in which the proiect is
located. In San Diego County the local board is the California Regional Water Oualitv
Control Board San Diego Region, herein (SDRWOCB). Further. the requirements are
implemented through the City ofChula Vista. which is the governing municipalitv where
the proiect is located.
The Water Ouality Technical ReDort for Windstar Pointe Resort, dated September 19.
2007. by Rick Engineering summarizes post-construction storm water protection
requirements for Windstar Pointe Resort proiect: The Windstar_Pointe Resort is planned
as attached residential deyelollment. The Windstar Pointe Resort proiect applies to three
priority proiect categories based on Appendix B of the City ofChula Vista's Storm Water
Standards Manual: (j) Home subdivisions of over 10 units. (2) Parking lots 5.000 square
feet or more with 15 or more parking spaces. and Ilotentially eXllosed to urban runoff. and
(3) Streets. roads. hil!hways. and freeways.
11.5-98
EastLake III 8eDi&F Windstar Pointe Resorts
Supplemental PFFP
For the pUl:poses of Dost-construction storm water quality manal!ement. the proDosed
Windstar Pointe Resort "roiect will follow the l!uidelines and requirements set forth in the
following documents:
· Development and Redevelovment Proiects Storm Water Manaf{ement Standards
Requirements Manual. dated June 12. 2002 and adopted bv the City of Chula Vista.
This manual is referred to as the "Storm Water Standards Manual." The Storm Water
Standards Manual contains the City of Chula Vista's Standard Water Mitil!ation Plan
(SUSMP) reQuirements.
· San Diel!o Rel!ional Water Ouality Control Board Order (SDRWOCB) No. R9-2007-
0001 or "Municipal Storm Water Permit."
The SDRWOCB Order No. R9-2007-0001 was adopted bv the board on January 24.
2007. Guidance for implementation of new reQuirements based on this SDRWOCB
Order will be developed over a period of time. Enoul!h information is Drovided in the
SDR WOCB Order such that the preliminary desil!n of the Windstar Pointe Resort can
incofl'orate desil!D elements in anticipation of the new standards. The new standards will
be in effect bv the time develo"ment nlans for the s"ecific districts within the Windstar
Pointe Resort are nreDared. while still meetinll the requirements of the City of Chula
Vista's existinl! Storm Water Standards Manual.
Based on the Storm Water Standards Manual. the Windstar Pointe Resort proiect as a
whole can be expected to llenerate the following pollutants: sediment. nutrients. heavy
metals. organic compounds. trash and debris. oXYl!en demanding substances. oil and
!!rease. bacteria and viruses. and pesticides: because it includes the following priority
proiect catel!ories: "Attached Residential Development." "Parkinl! Lots." and "Streets.
Hil!hwavs & Freewavs."
The San Diel!o Basin Plan dated September 8. 1994. indicates that the proposed Windstar
Pointe Resort proiect is located in the followinl! hvdrolol!ic basin planning area: Saval!e
Hvdrologic Sub Area within the Dulzura Hydrolol!ic Area within the Olav Hydrolol!ic
Unit. The corresponding number desil!Dation is 910.31 (Region '9'. Hvdrolollic Unit
'10'. Hvdrologic Area '3'. Hydrolol!ic Sub Area' I '). The drainalle "ath for the Windstar
Pointe Resort. however. goes throullh the Otay Valley Hvdrologic Area (910.20) which
also contains Poglli Canyon Creek. a 303(d) listed water body. The drainage from the
Windstar Pointe Resort proiect does not directly discharlle to Poggi Canyon Creek. Based
on the definition of primary Dollutants of concern from the Storm Water Standards
Manual. there are no primary pollutants of concern for the proiect. For proiects where no
"rimary pollutants of concern exist. the identified pollutants of concern shall be
considered secondary pollutants of concern. Post-construction BMPs have been selected
for the proiect based on the anticipated pollutants.
The Water Ouality Technical Report (WOTR) indicates a strong focus on Low Impact
Development (LID) Drinciples throul!h the implementation of Inte!!rated Management
Practices (IMPs) where feasible for post-construction storm water management for the
Windstar Pointe Resort proiect. As described in the proiect's WOTR. LID IMPs can be
classified as conventional BMPs. Site design and source control BMPs will also be
implemented. The site design and source control BMPs are detailed in the WOTR
(Sections 3.2 and 3.3 of the report). LID IMPs and BMPs are also detailed the WOTR
(Sections 3.4 and 3.5).
1I.5-99
EastLake III SeIIi&F Windstar Pointe Resorts
Supplemental PFFP
Generally. the LID IMPs will consist of vegetated swales disnersed throughout the site's
landscape in addition to in ground nlanters located in the courtyards of each of the 8
residential complexes. Detention and slow filtration through biologicallv active soil in the
in ground planters and the grass in the yegetated swales will orovide treatment.
Condition
Table J.1
Historical and Post Proiect Flow Rates for Salt Creek
mmediatel Sonth of 01 m ie P
Flow Rate ( cfs')
10-Year 50-Year 100-Year
860 1.650 1.950
660 1.170 1.360
Source: Rick Ewz;neerin~
2- Y ear
388
298
Area
(sq miles)
Historical 2.52
Post-Pro'ect 3.19
. cfs: cubic feet oer second.
In both the ore and oost oroiect condition the proiect area drains northerly from the
Windstar Pointe Resort proiect site and then ioins an existing storm drain system along
Olvmpic Parkway. Runoff from the proiect site will drain northerly from the site and
confluence with an existing storm drain svstem along Olympic Parkway. As a second line
of defense against runoff pollution. an existing CDS unit is located in this storm drain
system. The existing storm drain system will convey flows westerly to Salt Creek. The
flows outlet in Salt Creek iust downstream of an existing detention facility designed to
over detain for the ultimate buildout of the Windstar Pointe Resort site. Salt Creek will
conyey the flows southerly to the Otay River. The Otay Riyer conyeys the flows westerly
until ultimately conveyed to the Pacific Ocean. Potential imoacts to downstream channels
and habitat haye been evaluated and addressed in WOTR (Section 2.1.3).
Just upstream of where the Olymoic Parkway svstem confluence's with Salt Creek.' there
is an existing detention basin which has been designed to oyer-detain flows to account for
the ultimate buildout of the surrounding area. This detention basin is in essence two
detention basins in series. The Olympic Parkway storm drain system does not outlet into
either of the detention basins. However. this detention basin has been designed to oyer
detain for the 5-.10-.25-.50-. and 100-vear storm eyents for the ultimate deyelopment of
the surrounding area. .including the oroiect site. Because a 2-year storm analysis is
required to show that this detention basin is mitigating for possible erosion oroblems. a 2-
year analysis was run by Rick Engineering. The historic and post oroiect results from the
2-. 10-.50-. and 100-year analyses are shown in Table J.l. The HEC-I analyses for the 2-
. 10-. 50-. and 100-Year storm events can be found in the WOTR ( AOl'endix m. Because
the existing detention basin adequately mitigates for the 2-. 10-. 50-. and 100-year storm
events. no on site detention is necessarY and no pre-oroiect analyses for the Windstar
Pointe Resort site were performed.
The area surrounding the orollosed Windstar Pointe Resort Proiect is associated with a
larger development commonly referred to as the Eastlake Vistas. The area associated
with the Eastlake Vistas was designed assuming the ultimate buildout of the Windstar
Pointe Resort site in mind. For examole. the Olymoic Parkway storm drain system. the
CDS unit. and the Salt Creek detention facility were all designed assuming ultimate
buildout of the Windstar Pointe Resort site.
Upon final design. Operation and Maintenance Plans (O&M Plans) will be preoared to
describe the designated responsible oarties to manage the IMPs BMPs and the training
II.5-100
EastLake III SettieP Windstar Pointe Resorts
Supplemental PFFP
requirements. operating schedule. maintenance frequencv. routine service schedule.
specific maintenance activities. copies of resource agencv permits (if applicable). record
keeping requirements. and any other necessary activities. The proiect properlY owner or
HOA will be responsible for funding and maintenance for all storm water BMPs. Typical
maintenance activities are provided in the WOTR for the LID IMPs and conventional
BMPs.
11.5.4.9.5. 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 to the satisfaction of the City
Engineer.
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, headwaIls, sedimentation basins, stormwater treatment devices, etc.
Before the approval of grading plans for the site. 'fthe Developer shall enter into a Storm
Water Maintenance Agreement with the City to ensure the maintenance and operation of the
aforementioned On-site Facilities.
C. Off-site facilities: Any permanent or temporary storm drain facilities required by the City
Engineer ofChula Vista, shall be designed and installed pursuant to city standards.
D, Maintenance of Off-site facilities: Storm 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, will be maintained by the
City of Chula Vista. These facilities include but are not limited to graded swales, concrete
swales, drainage inlets, pipes, headwaIls, sedimentation basins, detention basins, stormwater
treatment devices, etc.
11.5.4.9.6. THRESHOLD COMPLIANCE AND REQUIREMENTS:
.^.. The EastLalle SeniafS P-rajeet shftllbe respall.silJle far the e8l1'leytIHee af steAll. water Ilaws
in. aeesmaooe with aeeel'tallle City s!aIl.EIards, I'alieies aIIt! reEjHirelll.ea!s. The City
Bagin.eering Divisiaa sllall re.,iew alll'lans ta ensure eall.ljlliaaee witH C~' BagiaeeriRg
StanElarEls.
B. The De'/cIElfler SRaIl <iesiga, install llIIa lIl8iRtain all. site _siall. I'rateetiaa. All 1'61 IHftIlell.t
ar telll.l'aflll)' eresloo 6affiFal sllallbe acsigaea la C~' staflElanls llIId ta the satisfaetieH af
the City Bagineef.
C. The J3f8flased aevelel'meat SRall eaml'l)' willi all llJ3l'licallle regulatiall.s established ~' tile
Ullited Stales EwlirellffieRtal Preteetiall. Jl.gell.e)' (m:BP.^.) as set reM is the }WDES I'efffiit
reEJliirelll.ea!s fer HflJan flJRalf ami staAll. water aisehafge aIIt! llIl)' regulatiens aaElfllea ~' the
C~' sf ChHIa Vista pHfSlIllHt m tile NPOOS regulatioos ar requirelll.ea!s. Fwther, tile
al'l'licllll.t shall file a Il.etiee af inreRt with the State '.Vater Resellfllas Call.trel Baard m ebtain
eaverage Hll.aer tile }!PDES Cell.ef81 PeAll.it fur SmAIl. 'Hater Disel1arges Aflseeiatea '.vitI!
ConslfHetiell. !,etivity t1Ha aIlall iml'lemeat a StOIHI Water Pallatiall. Pfe.;eatiell. Plan
(SWPPP) eaRe_ell.t with the eammeaeeftlell.t of gmliiag aetivities. The Sv.'PPP aIlall
iaelu<ie batl1 eaoslflletioo aRE! past eafl!ltmetiall. l'ellHliall. l'Fe"leRtiell. ana paUHlieR eell.trel
BI\1Ps Bfta sllall iaentify fiIflaing mechanisma far pest eonslflletioo eellR 01 B~1Ps.
II.5-1O I
EastLakellI _ Windstar Pointe Resorts
Supplemental PFFP
D. Prier te IIJlJlr-e>:a1 ef gmainliem'lstruetiea plans fer the EastLaI<e Selliefs, the AflIlliemt shall
obtail'l either En) Ceaeml CeaGlnletiea f.etf/ity St6fffi Water Pefftlit (}ll?DES Pefffiit 1'16.
CA 919E7SS) lfem the S\'l,'RCB er EBl II mooiciJlal pe_it lfem the City efCOOla Vista that
is in effcet at the til'l'le ef issHanee ef eeaslfllc-tieal-gmEImg pefffi.1s. SHaR p8f!flits fIl'e
l'6<jHired fer sJleeifie (-ar a series ef relllte63 eofl!llruetiea aetWities, ',','RitJR 6lEeeea Rve aeres
ifl size aHa inehu:ie 1300 .'isiens to elimiflate Sf reaHee aft' site disehar-ges thfeugh.
in'lplcmel'ltatiea of the SWPPP. SJleeme EWPPP Jlrevisi8ll5 melHde re<jHiremeats tOr
eresieft ana seaia'loot eeHtrel, as well as menitermg reEjUiremeats BatR ElHriag ana after
eeastruetiea. PellHtiea eeatrel measHfes also l'6tJ.uire tile use ef BOst availaBle teelmelegy,
best eOflveBtiaaal pellHtaat eoatrel teelmelegy, aael!er Best _gelBel'lt JlfBelices te Jlreveat
ar reauce JlallHtant aischarge CJlufSHlHll te SWRCB 6eHaitieas aaEI aireeti8fl3.
The SViPPP alse mclmies sJleei:!ieEI vemcle fueling lIRa maifltelllll1ce JlroceOOros aaEI
hlmlfaeus mateFials storage areas te Jlreeluae the aiseflllfge af hlmlfdeHS materials HSed
aurrng eeastruetiaa (e.g., fuels, IHl9riellflts, and sel':eftts3 aaEI 6Jlecifie H1easares te preelooe
sJlills er eaBtaifl RaT"$US materials, inelHaing Jlrefler Ranaliflg ma aiGflesal teehBifIHes llftE!
use eftemJ:lsFBr/ iHlflervio\:1s linefS to prey/eat sail and ...:ater eeHtaminaaeB.
E. Prier te 6Jlflreval ef graamg!eOflstruetiea Jllans fer the EastLaI<e Selliel'S, the !\i'fllicant shall
6emOflGlFate te the satisfaetioa ef the City EagiBeer eemJllianee wilh all of the llflfllical9le
!'fevisieas ef tile MHaieiflal Cede, Model SUSMP fer the San Diege R-egiea, and the City
of Chllla Vista SeEMP as ma)' be aBoplea in the futwoe. The :\.pplieant shall ineeFflerate
iI'lte tile prejeet plar~'ling llReI desiga effcetive past eoastruetiea BMPs and pre,Ade all
aeeessllry studies aaEI FefleFts aomeastrfttiag eemplianee with the llflfllieaBle regulatieas and
standards. B~1Ps skall Be ideatmedaad imfll_ellted that sJleemeally preveat pelMiea ef
sta_ ElraiB systems Hem the periWig lets, and trask eellaetiea areas.
F. Prier te aflflF6':a1 af mal ar pareel fft8Jl, llI'ldier BHiIBmg pefBlils fer the EastLa!ce Seniel'S tas
delem1iBed by the City Eagiacer), the :'<flfllicant sOOll sHamit and eblftiR llflflre,;aJ lfem the
City LClIgiBeer ef a maintenanee !'fegram fer the !'fepased pest eea!llmetiaa BMPs. The
mamteaaaee JlragaHR shall inelHde, "at aet Be lia'litcd te: I) a HIllIlHaI BeseFiBiag the
maiI'lteaaaee aetivities af said faeilitics, 2) lIR estimate ef the eest ef sueR maiatea8ft6e
aetivities, aaEI 3) a fuadmg meeR8flism for fJflaaemg the maintelllll'lee pregrant. IB aBditioa,
the De'lclefler shall el'lter iBte a Mail'lteallRee }'<gre_eIIt with the City to el'l:JHFe lke
maintenanee lIRd ep_tiea ef said faeilities.
A. The Develooer of the Windstar Pointe Resort proiect shall enter in to a Storm Water
Facilities Maintenance Agreement with the City before aooroval of the gradin!! plans for the
site. The Develooer shall agree to install. inspect. maintain. reoair and reolace all orivate
Storm Water Manal?6ment Facilities within the Develooer's oroiect.
B. Prior to aporoval of wading olans. the Developer shall demonstrate the adequacy of existing
drainage runoff detention facilities or include. in the gradinl! plans. the construction of
additional detention facilities. to ensure that the maximum allowable dischanres after
develooment do not exceed ore-development discharges. all to the satisfaction of the City
Engineer. The Developer shall provide for the future maintenance of the detention basin
facilities throul!h the establishment of a Master Home Owners Association. or other funding
mechanism as aooroved bv the Citv.
C. Develooment of this proiect shall comoly with all requirements of State Water Resources
Control Board (SWRCB) NPDES General Permit No. CASOOO002. Waste Discharl!e
Requirements for Discharges of Storm Water Runoff Associated with Construction
Activity. In accordance with said Permit. a Storm Water Pollution Prevention Plan
11.5-102
EastLake III Seftiep Windstar Pointe Resorts
Supplementa. PFFP
(SWPPP) and a Monitoring Program Plan shall be developed and implemented concurrent
with the commencement of grading activities. The SWPPP shall specifY both construction
and post-construction structural and non-structural pollution prevention measures. The
SWPPP shall also address operation and maintenance of post-construction nollution
prevention measures. includinl! short-term and long-term funding sources and the party or
parties that will be responsible for the implementation of said measures.
A complete and accurate Notice-of-Intent (NOn must be filed with the SWRCB. A copv of
the acknowledl!ement from the SWRCB that a Nor has been received for this proiect shall
be filed with the Citv ofChula Vista when received. Further. a COPV of the completed Nor
from the SWRCB showin,? the Permit Number for this proiect shall be filed with the Citv of
Churn Vista when received.
The applicant is reQuired to complete the applicable forms (see Citv of Chula Vista's
Development and Redevelopment Storm Water Manal!ement Requirements Manual) and
comply with the Manual's requirements. The Storm Water Manual is available on the web
at:
ht11J:llwww.chulavistaca.gov/Citv Services/Develooment Services/Engineering/storm
WaterManual.~
Pursuant to NPDES Municipal Permit Order No. 2007-0001. the proposed proiect is
considered a Prioritv Development Proiect and therefore subiect to the requirements of the
Standard Urban Storm Water Mitil!ation Plans (SUSMPs) and Numeric Sizing Criteria
11.5-103
EastLake III SefIie.F Windstar Pointe Resorts
Supplemental PFFP
Storm Drainage
E ~ Existing Detension Basin
/' ?;--, D.."'...."'~od
Me '!rj~'v;" ~
, I '--,,- "17'
". \ ,;~"'1\-~'- ' "
\ \'. \iROli;;;~"'\~ '. 0"; ~" Adopted
~ '. "HIUS fi.mch<,~",,'~' ". .......
; 1~-'\1 "7'<"':':1 ~ , -,<~,~_
..11 ,,1111 '" "'._--""::::::--~
\:~_:'"..~' \:'~\A~A' \, --
. \.~.JL \~ ~ Ji I
.--"",~ ~" /
'"
,
o
t:-{)
--"" "
'-',
::::: !
22
.~
'"
o
~
:::
~
~
Lowsr(
P @ Proposed Detension Basin
E : , Existing Strorm Drain
P:-O-( Proposed Storm Drain
- Direction of Drainage
Source: 58&0, Inc.
~EASTLAKE III SPA
... A planned community by The EastLake Company
CirFli Land Planning
--..-- n-,
rl--l'!..... ..j
10-16-00
Exhibit l4i 12
1I.5-104
EastLake III Setti&F Windstar Pointe Resorts
Supplementa' PFFP
II.5.4.10. AIR QUALITY
II.5.4.1O.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 requests 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.
II.5.4.10.2. SERVICE ANALYSIS:
Air Quality Improvement Plan:
The City of Chula Vista has a Growth Management Element (GME) in its General Plan.
One of the stated objectives of the GME is to be proactive in its planning to meet federal
and state air quality standards. This objective is incorporated into the GME's action
program. Although adopted in 1989, the GME has remained current by not only requiring
air pollution reduction measures identified in 1989 but also "measures developed in the
future."
To implement the GME, the City Council has adopted the Growth Management Program
that requires Air Quality Improvement Plans (AQIP) for major development projects (50
residential units or commercial/industrial projects with equivalent air quality impacts).
Title 19 (Sec. 19.09.0508) of the Chula Vista Municipal Code requires that a SPA
submittal contain an AQIP. The AQIP shall include an assessment of how the project has
been designed to reduce emissions as well as identify mitigation measures in accordance
with the adopted AQIP Guidelines. See the Air Quality Improvement Plan SPA Plan
EastLake III - Sell/a,s P.re/eet 8P.l, eatse JafllilH)' 31, 2(l(l6, e:,' Ciftti L8fle PIBflOiag.
Windstar Pointe Resort Proposed Amendment Mav 9. 2007. bv Bud Grav & Associates.
The developer of the EaatLal,e SeniefS Windstar Pointe Resort Project, labeled VR-13 on
the ProJlssee Site Utilization Plan (Exhibit (1) has committed to the first option in Chula
Vista's AQIP Guidelines and will participate in the Greenstar Building Efficiency
Program. The majority (50% or greater) of the structures shall 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 prior to the issuance of building permits. The
particular building efficiency program to be used, 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.
The Air Pollution Control District is responsible for the Air Quality Maintenance Program
in compliance with the California Clean Air Act. There is no local Master Plan for Air
Quality. An Air Quality Improvement Plan - EastLake III SPA dated August 13, 2002.
The plan identifies the following goals:
A. To minimize air quality impacts during and after construction of the EastLake Seniors
Project.
II.5-105
EastLake III8eft.ieto Windstar Pointe Resorts
Supplementa. PFFP
B. To comply with the air quality standards and policies of the City of Chula Vista and
San Diego County APCD.
C. To create a framework for the design and implementation of air quality mitigation
measures in this commercial and employment development project.
D. To be economically efficient and cost effective.
11.5.4.10.4. THRESHOLD COMPLIANCE AND REQUIREMENTS:
The City will continue to provide a development forecast to the APCD in conformance
with the threshold standard. See the Air Quality Improvement Plan SPA Plan EastLake
111-- Ee1'liars Pf'ajeet 8.0.1, sates Jaauer)" 31, 20QIi, BY CiHti LaBS PI!lflaiag. Windstar
Pointe Resort Proposed Amendment Mav 9. 2007. bv Bud Orav & Associates. located in
the EastLake III SPA Plan Amendment.
A. Prior to approval of building permits for EastLal<e 8eaiars Windstar Pointe Resort
project, the applicant shall demonstrate that air quality control measures outlined in
the Air Quality Improvement Plan pertaining to the design, construction and
operational phases ofthe project have been implemented.
B. Prior to approval of the grading permit for EastLake ScaiafG Windstar Pointe Resort
project, the following measures shall be placed as notes on all grading plans and
implemented during grading of each phase of the project:
I. Minimize simultaneous operation of multiple construction equipment units;
2. Use low pollutant-emitting equipment;
3. Use catalytic reduction for gasoline-powered equipment;
4. Use injection timing retard for diesel-powered equipment;
5. Water the grading areas twice daily to minimize fugitive dust;
6. Stabilize graded areas as quickly as possible to minimize fugitive dust;
7. Apply chemical stabilizer or pave the last 100 feet of internal travel path within
the construction site prior to public road entry;
8. Install wheel washers adjacent to a paved apron prior to vehicle entry on public
roads;
9. Remove any visible track-out into traveled public streets within 30 minutes of
occurrence;
10. Wet wash the construction access point at the end of each workday if any vehicle
travel on unpaved surfaces has occurred;
II. Provide sufficient perimeter erosion control to prevent washout of silty material
onto public roads;
12. Cover haul trucks or maintain at least 12 inches of freeboard to reduce blow-off
during hauling;
13. Suspend all soil disturbance and travel on unpaved surfuces if winds exceed 25 mph;
14. Cover/water onsite stockpiles of excavated material; and
15. Enforce a 20 mile-per-hour speed limit on unpaved surfaces.
11.5-106
EastLake III SeBi&F Windstar Pointe Resorts
Supplemental PFFP
11.5.4.11. CMC CENTER:
11.5.4.11.1 CITY THRESHOLD STANDARDS:
There is no adopted threshold standards for these facilities. The facility information is
being provided in this report to aid in 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.
11.5.4.11.2 SERVICE ANALYSIS:
Although the existing Civic Center successfully accommodated city administration offices
prior to the mid-1980's population growth, increase in City staff to meet new demands of
growth has caused increasing congestion problems. City staff in the Public Services
Building experience space shortages, lack of privacy and storage, and frequent noise
distractions. This was reported in a survey, which is included in the Civic Center Master
Plan dated May 8, 1989. Site Alternative Three "The Suburban Scheme" was selected
from the master plan at a City Council conference on June 22, 1989.
11.5.4.11.3 EXISTING CONDITIONS:
In July of 200 1, the final master plan for the renovations to the Civic Center was approved
by City Council. Rebuilding the Civic Center will cost approximately $50 million, which
will primarily be funded by development fees (89%). The Civic Center Redevelopment is
currently underway and expected to be completed in three phases by 2009.
Reeefltly, tIhe new City Hall Redevelopment, or Phase One of the Civic Center Complex,
was ~ completed. Phase Two. the construction of the new Public Services Building is
also complete. Phase Three is the gutting and remodeling of the old Police Station for
additional offices. Phase +we Three is currently in process and will be the tempera')'
heme ef the PIMfliRg, BuilE!iflg ME! Engineeriflg Departmeflts completed in Julv 2008.
Phase Three is the re BuilE!iflg sf the Publie Serviees Building to Be eempleteE!lIy 2998.
The fire st-atiefl will lie relluik ill 2999 with the Kefl Lee Bldg alia p8fldflg let to lie the
parldflg rer the eemplell.
11.5.4.11.4 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 original
facilities, according to the master plan, are inadequate because of the lack of space. This
has worsened as employee numbers and their workloads have increased in response to
demands for services, which have been generated by new development. Expansion of the
Civic Center Complex is currently underway. This expansion included space planning,
design, and construction is expected to keep pace with demand for additional work space.
City Hall facilities have been renovated and now include a new state of the art Council
Chambers. Consistent with the Master Plan, further expansions and renovations include a
conversion of the old Police Station to additional office space and re-building of the
Public Services Building.
Il.5-107
EastLake III SettieF Windstar Pointe Resorts
Supplemental PFFP
n.5.4.11.5 FINANCING CIVIC CENTER FACILITIES:
The Public Facilities Development Impact Fee (PFDIF) was updated by the Chula Vista
City Council on November 19,2002 by adoption of Ordinance 2887. The PFDIF '.vas last
~Hpaatea BY City CeHaeil en May 19, 2995 with appre'/al ef OrElillanee 3919. The
eHffent fee fer single fllffiily resiaential aeyelepffient is $5, 189iHllit, ffililti f_i1y
resiaential is $5, 1 09iHllit, eeffiffiereial (inelliaing effiee) aewlepmeat is $21, 727.'aere ana
illaHstrial ae'/elepffient is $1,011.!acre. This affieHllt is sHBjeet te ehange with ilie aaelltien
ef Oraillanee 3019. The Public Facilities Development Impact Fee (PFDIF) is adiusted
every October 1 ~ pursuant to Ordinance 3050. which was adopted bv the City Council on
November 7. 2006. The PFDIF amount is subject to change as it is amended from time to
time. Only ffiHlti family resiaential aeyelepffieftt iffillaet fees apply te ilie Ba:rtLake HI
Seniers prejeet. The Civic Center DIF Fee for Multi-Family Development is $2.145/unit
(see Table A.6)25.
The EastLake Seaiefs Windstar Pointe Resort Supplemental SPA Amendment project is
within the boundaries of the PFDIF Program and, therefore, the project will be subject to
the payment of the fee at the rate in effect at the time building permits are issued. At the
current fee rate, the Ea:rtLaI(e Seniers Windstar Pointe Resort Civic Center Fee obligation
at buildout is $511, 121 $1.059,630 (see Table J-K.l).
Table J K.l
Civic Center Fee For EastLal,e Senian Windstar Pointe Resort
Development Nu~t:r of Civic Fee/MF DU Civic Center Fee
EastLake Seniers Windstar Pointe
Resort ro' ect
494
$l-;O% $2. 145/DU
$511,121
$1.059.630
The proiected fee illustrated in Table K.I is an estimate only, Actual fees may be
different. PFDIF Fees are subiect to chanl!e dependinl! uoon City Council actions and or
Develooer actions that change residential densities. industrial acreal!e or conunercial
acreasz-es.
n.5.4.1l.6. THRESHOLD COMPLIANCE AND REQUIREMENTS:
Civic Center facilities will be funded through the eelleetiell \lavment of the public
facilities fees: the fees shall be paid orior to the issuance of buildinl! permits. at the rate in
effect at the time payment is made. at the rate ill effeet at ilie time BHilaillg peflllits are
issHeth
25 Fee based on Form 5509 dated 10/2612007. Acttlal fee may be different nlease verifv with the Citv ofChula Vista at the
time ofbuildimz nermit.
11.5-108
EastLake III SettieP Windstar Pointe Resorts
Supplemental PFFP
11.5.4.12 CORPORATION YARD
11.5.4.12.1 THRESHOLD STANDARDS:
There is no adopted threshold standard for this facility. The facility information is being
provided in this report to aid the City in establishing operational benchmarks which will
determine construction phasing of the corporation yard.
11.5.4.12.2 SERVICE ANALYSIS:
New development, with its resultant increase in required maintenance services, creates a
need for a larger corporation yard. A new 25-acre yard located at 1800 Maxwell Road
was completed this year by the city.
11.5.4.12.3 EXISTING CONDITIONS:
The new 25-acre Corporate Yard Facility was previously an SDG&E equipment and
repair facility. The city has renovated and added new improvements for the maintenance
and repair of city owned equipment. This facility consists of a renovated building that
serves as the administration building for the Corporate Yard. Existing shop buildings
have been renovated and new shops have been added as well as a new maintenance
building. The Corporate Yard includes parking for employees, city vehicles and
equipment. In addition, there is a Bus Wash/Fuel Island/CNG and associated equipment.
11.5,4.12.4 ADEQUACY ANALYSIS:
The need for a Corporate Yard cannot be easily related to population figures or acres of
commercial and industrial land, which will be developed in the future. The growth in
population, 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
Yard has been specifically related to new development.
11.5.4.12.5. FINANCING CORPORA TE YARD FACILITIES:
The Public Facilities Development Impact Fee (PFDIF) was updated by the Chula Vista
City Council on November 19, 2002 by adoption of Ordinance 2887. The PFDlF '-"!IS last
!!:!l!!!!!.Jtpeated by City Cellneil an May W, 2005 with ftj3prayal ef Ordinaaee 3010. The
ellrreftt fee far single fllffiily residemi!!1 de-lelapmeat is $3, 189/itait, mllki family
residential is $3,W9Alllit, eammereial (iaehuling afHee) deyelapment is $21,727Iaere and
iadllstrial de-;elel'mem is $1,011/aere. This _ellm is slIbjeet te ehllflge '/lith the adeptiaa
af Ordiaanee 3010. The Public Facilities Development Imoact Fee (PFDIF) is adiusted
eveI)' October 1" pursuant to Ordinance 3050. which was adopted bv the City Council on
November 7. 2006. The PFDIF amount is subject to change as it is amended from time to
time. Oa1y mlllti family residamial develapmem iml'aet fees apply te the BaslLaI(e HI
Saaiars prajeet. The Corporate Yard DIF Fee for Multi-Familv Development is $323/unit
(see Table A.6)2'.
2.
Fee based on Form 5509 dated 10/2612007. Actual fee mav be diffefenl olease vefiN with the City of Chula Vista at
the time ofbuildim! Dennit.
1I.5-109
EastLake III Settfe.p Windstar Pointe Resorts
Supplemental PFFP
The EastLake ill SeRiers Windstar Pointe Resort Supplemental SPA Amendment project
is within the boundaries of the PFDIF Program and, therefore, the project will be subject
to the payment of the fee at the rate in effect at the time building permits are issued. At
the current fee rate, the EastLake SeRiers Windstar Pointe Resort Corporate Yard Fee
obligation at buildout is $236,626 $159.562 (see Table &-1.1).
Development
Table K !,.1
Corporate Yard Fee For EostLol.e Seniors Windstar Pointe Resort
Number of Estimated Corporate
DUs Corporate Yard FeelMF DU Yard Fee
$236,626
$159.562
494
$~323
EastLalce 8eaiefS
Windstar Pointe Resort
The proiected fee illustrated in Table L.1 is an estimate onlv. Actual fees mav be
different. PFDlF Fees are subiect to change depending upon City Council actions and or
Developer actions that change residential densities. industrial acreage or commercial
acreages.
I1.5.4.12.6. THRESHOLD COMPLIANCE AND REQUIREMENTS:
Corporate Yard facilities will be funded through the eelleetiea payment of the public
facilities fees: the fees shall be paid prior to the issuance of building permits. at the rate in
effect at the time bBildiag pe_its are iBBBed pavment is made.
11.5-110
EastLake III SeBieF Windstar Pointe Resorts
Supplementa. PFFP
11.5.4.13. OTHER PUBLIC FACILITIES
11.5.4.13.1. THRESHOLD STANDARD:
There is no adopted threshold standard for these facilities which are part of the Public;
Facilities Development Impact Fee Program and include GIS, MaiHfmme Computer
Svstems. TelepheHe gystcm Upgraae Telecommunications, llHEi Records Management
Svstem and Administration. 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 EastLal<e III geaiers Windstar Pointe Resort Project.
I1.5.4.13.2. EXISTING CONDITIONS:
The City continues to collect funds from building permit issuance in the Eastern
Territories for deposit to the accounts associated with Administration costs only and not
the other aforementioned public facilities. These other public facilities that funds are not
currentlv collected include aamiaislraliea, records management, telecommunications,
computer systems and GIS.
11.5.4.13.3. FINANCING OTHER PUBLIC ADMINISTRATION FACILITIES:
The Public Facilities Development Impact Fee (PFDIF) was updated by the Chula Vista
City Council on November 19,2002 by adoption of Ordinance 2887. The PFDW was last
~upaalea ey City Celllleil eH May 19,2995 with appraval efOnliHaaee 39111. The
ell_at fee far siagle fumily resiElefttial ee'ielapmeat is $5,489itlait, malti family
re~ieeatial is $5,1 99Amit, eammereial (iHelueiag affiee) eevelapmeftt is $2I,727,laere aae
iaallslrial aeyelepmeftt is $4,94 4laere. This ame1fftt is s1f~eet te ehaage with the aeepliefl.
af Ofainaaee 39111. The Public Facilities Develo(lment ImDact Fee (PFDIF) is adiusted
every October I" Dursuant to Ordinance 3050. which was adopted by the City Council on
November 7. 2006. The PFDIF amount is subject to change as it is amended from time to
time. ORI)' m1flti family resiElefttial ee'ielapmeHt iffipaet fees apply ta the EastLaI(e 1II
!leaiam prajeet. The Administration DIF Fee for Multi-Family Development is $509/unit
(see Table A.6y.7.
The EastLaI(e SeHiam Windstar Pointe Resort Supplemental SPA Amendment project is
within the boundaries of the PFDIF Program and, therefore, the project will be subject to
the payment of the fee at the rate in effect at the time building permits are issued. At the
current fee rate, the EastLak-e geHiers Windstar Pointe Resort Other Public Facilities Fee
obligation at buildout is $79,9111 $251.446 (see Table b M.I).
Table b M.I
Public Facilities Fees For Other Public Administration Facilities
Other Puelie Other Public
Development DUs Administration Facilities Administration
Fee /MF DU Facilities Fee
EaslLal(e SCHiers Windstar 494 $MG 509 $79,949
Pointe Resort $251.446
27
Fee based on Fonn 5509 dated 10/26/2007. Actual fee mav be different olease verify with the City ofChula Vista at
the time ofbuildioll oennit.
11.5-111
EastLake III SettieP Windstar Paiute Resorts
Supplemental PFFP
The oroiected fee illustrated in Table M.1 is an estimate only. Actual fees may be
different. PFDIF Fees are subiect to change depending upon City Council actions and or
Developer actions that change residential densities. industrial acreage or commercial
acreaees.
II.5.4.13.4 THRESHOLD COMPLIANCE AND REQUIREMENTS:
Other Pile lie Administration Facilities will be funded through the ealleotiefl payment of public
facility fees: the fees shall be oaid prior to the issuance of building oermits. at the rate in effect
at the time oayment is made. at the rate ifl effoat at thc time llllilaillg pc_its are isslica.
1I.5-112
EastLake III SettieF Windstar Pointe Resorts
Supplemental PFFP
II.5.4.14. FISCAL:
II.5.4.14.1. 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 terms of operations and
capital improvements. This report should evaluate actual growth over the previous
l2-month period, as well as projected growth over the next 12-18 month period, and
3-5 year period.
B. The GMOC shall be provided with an annual "economic monitoring report" which
provides an analysis of economic development activity and indicators over the
previous l2-month period, as well as projected growth over the next 12-18 month
period, and 3-5 year period.
11.5.4.14.2. FISCAL IMPACT ASSUMPTIONS AND CONCLUSIONS:
There is no existing Master Plan for fiscal issues. However, the City of Chula Vista has a fiscal
model that is used to determine the land use changes to the General Plan. A Fiscal hnpact
Analysis was prepared by crc Research, Inc., (see Appendix A), based on the city's model, it
identifies the estimated fiscal impact that the EastLake SefliefS Windstar Pointe Resort Project
will have on the operation and maintenance budgets of the City ofChula Vista (general fund).
The Fiscal Impact Analysis of EastLake III Project, dated j\pril 11, 2QQ6 December 21. 2007.
by crc Research, Inc. is based on the EastLake III SPA Project, as amended including the
EastLake III 8efliefs Windstar Pointe Resort Project, being developed within the City of Chula
Vista. The entire crc Fiscal Analysis is attached as Appendix A to this PFFP. The l8.4-acre
EastLake III 8efliefs Windstar Pointe Resort is a proposed 5eflief multi-familv housing project
located northeast of the Olympic Training Center (OTC). The project site is adjacent !Q
Olympic Parkway, between the OTC and the Lower Otay Reservoir. The projected absorption
schedule occurs over a five three-year period (2003 2QQ7 2007-2009) as used in the crc fiscal
report. For the purpose of this analysis, absorption represents commercial and residential land
developed that is sold and occupied for EastLake III.
The crc analysis of revenues and expenditures did not include DIP fees. The analysis focused
on the city's general fund account for city services. Estimated revenues were from property
taxes (secured and unsecured), property transfer tax, sales & use tax, franchise fees, Transient
Occupancy Tax (TOT), business licenses, utility taxes, parking citations, gas tax, etc. Estimated
expenditures were from police, flTe, administration, public works and planning.
f.. BastLalre ScmefS
Table M N.l presents the results of the fiscal impact associated with the EastLake 8efliefs
Windstar Pointe Resort Project The net fiscal impact from developing the EastLake
8efliefs Windstar Pointe Resort Project is positive in year one (a positive $79,7Q() $620.300)
and remains so throughout At build-out, the net fiscal impact is estimated to result in a
surplus of$372,7Q() $466.300 (See Appendix A for details).
All values are in ;JOOS 2007 dollars. No annual adjustments to revenues or costs were
utilized. The estimated annual flows of costs and revenues are primarily related to the
estimated project absorption and street maintenance schedules.
1I.5-113
EastLake ill Setti&F Windstar Foinle Resorts
Supplemental PFFP
TallleM.1
Net Fiscal Impaet of the Eastlal.e ill Project with Seoiors
00 the City of CIl ula Vista
Re~;eBlle SauFees Re'ieoues (Io Thousaods)
~ ~ 'WOS ~ ~
8ecllfed Preperl)' Tom $UU ~ ~ $1,267.4 $1,562.1
UR,.e",.d PrepeFl)' Too. $M $M $H $H $H
Prop.rty TraIl,fer Tali ~ w,+ ~ $9(h.\- WM
801., 8< U,. Tllli Wti- ~ $3+M w+.6 ~
FraIlohise Too, $+H $4+.9 $9+.6 ~ $l4&-5
TOTT",. $,hO ~ $+.9 $'I,G $&,6
Utility Tax $Wd $;!'M $6M ~ $9&+
BHsiRess Lieense $M $M $'h+ $'h+ $'h+
Miseellane.e, RevelHle, $;!G.,;! ~ $&6,ll ~ ~
TOTAL REVENUES ~ $987.9 $l,HiS.~ $2,183.1 $2,687.6
ElIipeoditure Sources Expeoditures (Io Thousllods)
~ :wlI4 ~ ~ 2.00'1'
Legi,lati,'e 8< hlmiHislrati.... $M $(j.B $Wd ~ $l&&
Milllag.meO( OBd Iaformatioa ,erviees ~ $&3- $+8 $l-H ~
Develepment and MainteaMee 8ep,.;ees $6+B ~ ~ ~ ~
PaIiee $9G,& ~ $48(8 ~ $84+.+
Fife $3B ~ $-MM mM ~
Cellural OBd Leisure ~ ~ ~ ~ $m.4
~Iea DepaPlmental ~ ~ $$,.I. $'h+ $9.+
TOT/.L EXPEN9ITURES ~ $8llt-A) $1,267.8 $I,8S7.S $2,314.9
~ ~ 'WOS ~ ~
TOTAL REVENUES ~ $9&+B $1, 455.3 $2,183.1 $2,687.6
TOTAL EXPENDITURES ~ $89Ul $1,267.8 $1,857.8 $2,314.9
NET FISC/.I. IMP.\CT ~ Sl86.9 $lS7.S ~ ~
CIC RC!J2aFeh, !J'J2.
B. Tsurist Cemmefeial
CIC Researeh iaeluaea a ",vhat if seeaarie" sf retaiamg tke site as a Tearist
Cemmereial ana elevelepiag it as a 399 reem lUJH:lf)' FeseR Rete!. This seeftarie
rcsHlts in a fineal revefllle raRge fram $352,799 ift the fiFst YOM af de'ielapmeAt ta
$3, 468.699 at lluilElout. Fiseal oJlpeadilHres rMge from 273,999 ift the first ).e.... to
$2,979,299 at llailElout. fA Beildom, the oet fiseal impaot is esameted to resalt 1ft a
sHrplas 0[$1,389, 499 (gee f4lPoftElh. A for details).
11.5-114
EastLake III 8eRiet=- Windstar Pointe Resorts
Supplemental PFFP
Table N.l
Net Fiscal Impact of the Eastlake III Proiect with Windstar Pointe Resort
On the Citv of Chnla Vista
Revenue Sources Revenues ITn Thousands'
2007 2008 2009
Secured Pronerlv Tax $ 1.292.8 $ 1.308.8 $ 1.447.5
Unsecured Pronertv Tax 0.0 0.0 4.9
Pronerlv Transfer Tax 93.7 94.8 100.4
Sales & Use Tax 424.6 429.3 496.2
Franchise Tax 64.4 65.0 106.6
TOT Tax 5.9 5.9 8.5
Utilitv Tax 62.5 63.0 103.0
Business License 0.0 0.0 9.7
Miscellaneous Revenues 583.6 589.0 746.9
TOTAL REVENUES $2 527.5 '1:2 555.9 $3 023.8
Exnenditure Sources Exnenditures (In Thousands'
2007 2008 2009
Leaislative & Administrative $ 35.6 $ 35.9 $ 45.8
Develonment and Maintenance Services 252.1 254.4 377.1
Police 697.4 702.8 937.8
Fire 377.2 380.4 503.8
Cultural and Leisure 489.1 493.7 621.9
Non-Denartmental 55.9 56.4 71.1
TOTAL EXPENDITURES $1907.3 $1 923.6 $2 557.5
2007 2008 2009
TOTAL REVENUES $2.527.5 $2.555.9 $3.023.8
TOTAL EXPENDITURES $1.907.3 $1.923.6 $2.557.5
NET FISCAL IMPACT $620.3 $632.3 $466.3
Source: CIC Research
II.5.4.14.3. THRESHOLD COMPLIANCE AND REQUIREMENTS:
CIC Research, Inc prepared an analysis of the fiscal impacts of the EastLake III SPA
project development. The CIC analysis concluded that the net fiscal impact from
developing the project is positive in year one at $79,799 $620.300 and remains so
throughout the time period analyzed.
The results of the analysis will be included in the next annual fiscal and economic
report prepared for the GMOC.
11.5-115
EastLake m Settief: Windstar Pointe Resorts
Supplemental PFFP
11.5.4.15. PUBLIC FACILITIES FINANCE
11.5.4.15.1 OVERVIEW:
All development within the City of Chula Vista must be in compliance with the City's Growth
Management Program. The appropriate public facility fmancing 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 project.
The public facilities are generally provided or fmanced in one or more of the following ways:
Subdivision Exaction, Development Impact Fee and Debt Financing. It is anticipated that all
three two methods will be utilized for the project to construct and fmance public facilities.
IM.US.:!. SBBlm'lSI9NExACTI9Nl
D.velsJler esnatmetea ana finan.ea as a eeHaitieH ef Jlr-ejeet aJlJlTeval.
Parcel Mllfl CaHaiaaHs:
PHillie impWyemeHta fer the site will be eenGtruet.a simllltMeellsl)' v..itk the relatea
Pareel Map. Threllgh tke lIse sf the SHilaivisieH MIlfl Aet, it is the resfleasibil~' ef the
Develeper te previae fer- leeal str-eet ana Htil~' imprevemeHts. Tke lIse ef sllbay!iaien
eeHaitiens Ma el,aetiens, where aJlflr-epriate, will enollre that the eensk1ietieH ef faeilitiea
is timed with asma! aevelepmem. \l.'hen apJlrepriate, hewever, the e~' may imJless the
lIae sf ether Jlllblie faeilities fman.iag meehaniams te fiftlHlee the Jlllblie imJlrevemeftts.
II.S. US.3. 1I.5.4.15.2.-DEVELOPMENT IMPACT FEE (DIF):
Funded through the collection of an impact fee. Constructed by the public agency or Developer
constructed with a reimbursement or credit against specific fees.
Development Impact Fees (OIF) are acceptable methods to contribute to the fmancing of capital
improvements within the city of Chula Vista. The EastLake III Seftiers Windstar Pointe Resort
Project is subject to fees established to help defray costs offacilities that will benefit the project
These fees include but may not be limited to:
A. Transportation Develooment Imoact Fee (TDIF): Established to provide financing fur
circulation element road projects of regional significance.
B. Public Facilities Development Impact Fee fPFDIF): Established to collect funds for civic
center facilities, police faeility remedeling, corporation yard releeutieft, libraries, fire
suppression system, recreation, geegraJlkiea! infammaeft S}stem, lHftinfulme eemflllter,
teleJlhefte S}'aterH llflgrOOe anti a reeeres mwtttgtlmeftt S}'5tem and administration.
C. Traffic Sienal Fees: To pay for traffic signals associated with circulation element streets.
D. Otav Water District Fees: The district may require annexation to an existing improvement
district or creation of some other fmance mechanism that may result in specific fees being
modified.
E. Salt Creek Sewer Develooment Imoact Fee: To I'av for sewer facilities within the Salt
Creek Sewer Basin.
11.5-116
EastLake III SettieF Windstar Pointe Resorts
Supplemental PFFP
IT.S.US.i. IT.5.4.15.3. DEBT FINANCE 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.
A. Assessment Districts
Special assessment districts may be proposed for acqurrmg, constructing and/or
maintaining certain public improvements under the Municipal Improvement Act of
19I3 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 formation due to the
passage of Proposition 2 I 8. The administration of the special assessment district is
the responsibility ofthe public agency.
B. Community Facilities District (CFm
On January 13, 1998, the City Council adopted the "City of Chula Vista statement of
goals and policies regarding the establishment of Community Facilities Districts"
(CFD's). The approval of this document ratified the use of CFD's as a public
financing mechanism for:
. The construction and/or acquisition of public infrastructure, and
. The fmancing 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." This ordinance adopted the Mello-Roos Act with modifications
to additionally include 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.
C. Mello-Roos Community Facilities Act of 1982
The Mello-Roos Community Facilities Act of 1982 authorizes formation of
community facilities districts that 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.
11.5-117
EastLake III 8eft.iep Windstar Paiute Resorts
Supplemental PFFP
n.S.1.1S.S. 11.5.4.15.4. OTHER METHODS USED TO FINANCE FACILITIES:
A. 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.
B. 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.
C. Dedications:
Dedication of sites by Developers for public capital facilities is a common financing
tool used by many cities.
D. Developer Reimbursement Allreements:
Certain facilities that are located off-site of a 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.
E. Special Allreements/Develooment Allreement:
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 Finance Plan clearly details all
public facility responsibilities and assures that the construction of all necessary public
improvements will be appropriately phased with actual development, while the
development agreement identifies the obligations and requirements of both parties.
F. Park Acauisition and Develotlment Fees: Fee established to pay land and
improvements by new development.
n.5.1.15.6. 11.5.4.15.5. CUMULATIVE DEBT
The City of Chula Vista has an established policy limiting the maximum debt to be placed
on a residential dwelling unit to an additional one percent above the property tax. This
policy was restated in the adopted Growth Management Program.
Like many other cities, Chula Vista has long understood that it is not the only agency that
can utilize public finance mechanisms and, therefore, can not always guarantee that the
II.S-llS
EastLake III 8eRi&f. Windstar Pointe Resorts
Supplemental PFFP
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 that 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.
n.S.US.7. II.5.4.15.6. 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...
A. Back~round:
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.
Four major factors that may influence the economic feasibility of applying LCC
analysis are:
I. Energy Intensiveness - LCC should be considered when the anticipated energy
costs of the purchase are expected to be large throughout its life.
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.
B. Applications for LCC Analvsis
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
11.5- 119
EastLake III SeBi&F Windstar Pointe Resorts
Supplemental PFFP
preparation of the City's Five Year Capital Improvement Budget (CIF) as well as in
the Capital Outlay sections of the annual Operating Budget.
There are no project facilities that are not covered by LCC analysis. In 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 wi\l
assist in the determination of the most cost effective selection of public facilities.
II.5-120
EastLake III SeDieP Windstar Pointe Resorts
Supplemental PFFP
APPENDIX A
FISCAL IMPACT ANALYSIS
11.5-121
EastLake III 8eftie.F Windstar Pointe Resorts
Supplementa. PFFP
FISCAL IMPACT ANALYSIS
OF THE EASTLAKE III
Prepared for:
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
Prepared by:
CIC Research, Inc.
8361 Vickers Street
San Diego CA 92111
December 21,2007
TABLE OF CONTENTS
Paae
TABLE OF CONTENTS .... ................................................. ......................................................... ii
INTRODUCTION.. ....... ........................................................................................................ .......1
PROJECT DESCRIPTION ........... ...................... ........................... .................................... ......1
PROJECT DEMOGRAPHICS AND LAND USES....................................................................2
REVENUES........................................................................................................................... .5
Secured Property Tax..........................................................................................................6
Unsecured Property Tax..................................... ..................................... ............................ 7
Property Transfer Tax ....... ......................... ............. ....... ...................................................... 7
Sales Tax............................................................................................................................. 7
Franchise Fees.................................................................................................................... 8
Transient Occupancy Tax ........ ........................ ........... .................. .......................... ........ .....8
Utility Users' Tax........................................ .......................................................................... 9
Business License Fees.......................................................................... ..............................9
Miscellaneous Revenues..................................................................................... ................9
Gasoline Tax.................... .................................................................................................1 0
Parkina Citations................................................................. ...............................................10
OPERATING EXPENDITURES..................................... ................... .....................................1 0
Leaislative and Administration ................................................. ..........................................12
Development and Maintenance Service............................................................................ .12
Police... .... .......................................................................................................................... 12
Fire Protection.............. ..................................................................................................... 12
Cultural and Leisure........................................................................................................... 13
Other Non-Departmental............................................... .....................................................13
NET FISCAL IMPACT ...........................................................................................................13
APPENDIX A .......................................................................................................................... A-1
ii
~
IIII
TABLES
Paae
1. Eastlake III Project Absorption Schedule and Market Values by Land Use ........... 3
2. Eastlake III Project Fiscal Impact General Assumptions ....................................... 4
3. Eastlake III Project Fiscal Impact Revenue Generation Assumptions ................... 5
4. Eastlake III Project Fiscal Impact Cost Allocation Assumptions .......................... 11
5. Net Fiscal Impact of the Eastlake III Project on the City of Chula Vista ............... 14
Appendix A- Eastlake III Detailed Tables
A-1 Absorption Schedule by Land Use.....................................................................A-2
A-2 Assessed Value................................................................................................ .A-2
A-3 Secured Property Tax Revenue.........................................................................A-2
A-4 Unsecured Property Tax Revenue.....................................................................A-3
A-5 Estimated Property Transfer Tax Revenue ........................................................A-3
A-6 Estimated Sales Tax Revenue...........................................................................A-3
A-7 Estimated Franchise Fees .................................................................................A-3
A-a Estimated Transient Occupancy Tax .................................................................A-4
A-9 Estimated Utility Tax by Land Use .....................................................................A-4
A-10 Estimated Business License Revenue...............................................................A-4
A-11 Estimated Miscellaneous Revenue ....................................................................A-5
A-12 Estimated Legislative And Administrative Expenditures.....................................A-5
A-13 Estimated Development And Maintenance Services Expenditures ....................A-5
A-14 Estimated Police Services Expenditures............................................................A-5
A-15 Estimated Fire Services Expenditures ...............................................................A-6
A-16 Estimated Cultural And Leisure Expenditures....................................................A-6
A-17 Estimated Other Non-Departmental Expenditures .............................................A-6
iii
INTRODUCTION
This analysis identifies the estimated fiscal impact that the Eastlake III development will
have on the operation and maintenance budgets of the City of Chula Vista (general fund).
Information pertaining to the scope of development was derived from the Eastlake III specific
plan..
Two basic methodologies were utilized in estimating public agency revenues and
expenditures; the case study and per unit/acre multiplier methods. The case study method was
used to estimate secured property tax. The case study method is based on specific
characteristics of the project from which revenues can be estimated. Appropriate city officials
were contacted to identify actual tax rates. The per unit/acre multiplier method, which represents
a more general approach was utilized to estimate unsecured property tax, sales tax, TOT,
property transfer tax, utility tax, license fees, fines, other revenues and fees and all
expenditures. The City of Chula Vista's Fiscal Model was utilized to estimate per unit/acre
multipliers.
Future revenues and expenditures are presented in current (2007) dollars. The
development absorption schedule is based on information provided by the City as well as
estimations on future absorption made by CIC.
PROJECT DESCRIPTION
The Eastlake III Project is proposed to be developed in the City of Chula Vista and will
have 1439 single family residential units, 549 multi-family residential units, 494 apartments, 12.2
retail commercial acres, 15.2 acres of parks and approximately 41 acres of quasi public space..
1
Presented in Table 1 is a description of the land uses and projected absorption schedule. For
the purpose of this analysis, absorption represents new units being sold and occupied.
Housing market values were determined by analyzing current assessed value for
residential units in the project that have already been sold. These ranged from $300,000 to
over $900,000. The values used in the table represent a conservative estimate of the unit price
for each of the types of land uses in the development.
PROJECT DEMOGRAPHICS AND LAND USES
In developing per unit/acre multipliers for expenditures, CIC utilized demographic and
land use information related to the City of Chula Vista as a whole and, more specifically, the
subject Eastlake III Project. Included in Table 2 are population, housing, land-use and
infrastructure characteristics.
2
Table 1
EASTLAKE III DEVELOPMENT
ABSORPTION SCHEDULE AND MARKET VALUES BY LAND USE
Per Unit!
Net Acre Cumulative Developed and
Value Occupied Units/Net Acres
Land Use (OOO's) 2007 2008 2009 TOTAL
SINGLE FAMILY RESIDENTIAL UNITS
Low (0 to 3 per Acre) $900 619 632 645 645
Low to Medium (3 to 6 per Acre) $600 784 789 794 794
TOTAL SINGLE FAMILY UNITS 1403 1421 1439 1439
MULTI FAMILY RESIDENTIAL UNITS $300 549 549 549 549
APARTMENTS $160 0 0 494 494
RETAIL COMMERCIAL ACRES $2,800 0.0 0.0 12.2 12.2
PARKS 15.2 15.2 15.2 15.2
PUBLIC USE 41.0 41.0 41.0 41.0
Source: Brookfield Homes,
CIC Research, Inc.
3
Table 2
EAST LAKE III PROJECT FISCAL IMPACT
GENERAL ASSUMPTIONS
Chula Vista Sources
Pooulation 227 723 Chula Vista Budaet
Occuoied Housina Units 74,606 Chula Vista Budaet
Persons Per Household 3.05 Chula Vista Budaet
Median Housina Price $297,000 U.S. Census Bureau
Median Monthlv Rent $1,053 U.S. Census Bureau
Land Uses (Develooed Acres)
Commercial 1,206.70 CV Plannino
Industrial 867.50 CV Plannino
Residential 8,226.81 CV Plannina
Park 1,708.42 CV Plannina
Eastlake III Project
Estimated Peoulation 7,570 CIC Research, Inc
Housina Units 2,482 CV Plannina
Estimated Median Housing Price $600.000 CIC Research Inc
Estimated MonthlV Rent $1,600 CIC Research, Inc
4
REVENUES
Operating revenues for the City of Chula Vista resulting from the development of the
proposed Eastlake III Project are estimated in this section. The major revenue sources which
are expected to be generated from the subject developments and detailed in this chapter
include property tax, property transfer tax, sales tax, franchise fees, TOT, utility tax, license
revenue, miscellaneous fines, motor vehicle license fees, gas tax and charges for various
current services. The City of Chula Vista's Budget (FY 2006) for these revenue items is detailed
in Table 3 along with allocation rates. The following section details each of the revenue sources
and the methodology employed to estimate revenues from the subject developments. For each
identified revenue source, a detailed table reflecting the revenue flow of the project is presented
in the Appendix of this report. All dollar figures are presented in 2007 dollars.
City of
Chula Vista
Revenues FY2006 Allocation Assumption
Revenues
ProoertV Taxes
Secured $19,193,563 Based on 10.844% of 1% of TAV
Un-Secured 840,000 $405oer commercial acre
Other Taxes
Property Transfer Tax $2,407,777 Annual Avg. $.078 per $1,000 of assessed value
for residential and $.039 per $1,0000 of
assessed value for commercial and aoartments
Sales & Use Tax $293 per housing unit for single family,
$122 per housing unit for multi-family residential,
$92 per housing unit for apartments,
26,788,000 $1,776 oer commercial acre
Franchise Fees $33 per housing unit, $2,027 per commercial
6,700,000 acre
TOT 2,410,301 $3 oer housina unit, $90 oer commercial acre
Utility Tax $32 per housing unit, $1,936 per commercial
6,400 000 acre
Licenses
Business License $1,229,948 $795 oer commercial acre
Other Licenses 108 677 $1.46oer housina unit
Table 3
EASTLAKE III PROJECT FISCAL IMPACT
REVENUE GENERATION ASSUMPTIONS
5
City of
Chula Vista
Revenues FY2006 Allocation Assumption
Revenues
Fines
Law Enforcement $279,645 $3.75 oer housina unit
Parking Citations 574,183 $5.77 per housing unit, $90.40 per commercial
acre
Other Fines 411 565 $5.52 oer housina unit
Revenues from other Aaencies
Gas Tax $3,858,091 $45.25 per housing unit, $303.70 per
commercial acre
Charaes for Current Service
Recreation $900,00 $12.06 oer housina unit
Other Revenues
Vehicle Licenses Fees $16,800,000 $225.18 oer housina unit
Table 3 (continued)
EASTLAKE III PROJECT FISCAL IMPACT
REVENUE GENERATION ASSUMPTIONS
Secured Prooertv Tax
Secured property tax revenues generated from the proposed developments were
calculated on the basis of a one- percent tax rate on the current market value of the residential
and commercial construction. According to the County af San Diego, the City of Chula Vista
would receive 10.844 percent of the one-percent of the property taxes collected in those tax rate
areas. It should be noted that the citywide average share of property tax is roughly 14.7
percent.
As previously mentioned, market values (assessed values) for the residential units were
estimated by examining property tax records by selecting random properties already sold, while
the market values for the apartment and retail land uses were estimated using recent property
purchases in the region. Although assessed values increase two percent per year and readjust
after the property resells, this analysis assumes no inflation and all values remain in 2007
dollars. Included in Tables A-2 in the appendix is the cumulative assessed value over the build-
6
out of the developments. Total assessed values for Eastlake III Project is estimated to be
$1.192 billion currently and increase to $1.335 billion at build-out.
The City of Chula Vista's share of the collected annual property tax is estimated to be
$1.3 million in the first year rising to $1.5 million (Table A-3) at build-out.
Unsecured Prooertv Tax
Unsecured property, which includes personal property such as equipment, inventory,
furniture, etc. is taxed for primarily commercial and industrial businesses. It is estimated that
$4,900 in unsecured property taxes are expected to be generated by the project at buildout.
Prooertv Transfer Tax
Sales of real property in San Diego County are taxed at a rate of $1.10 per $1,000 of the
sales price. Chula Vista would receive 50 percent of the tax. An analysis conducted by the San
Diego Association of Governments (SANDAG) indicates that the average turnover rate for
residential property is once every seven years and once every 14 years for nonresidential
property. The following formulas, which take both the transfer tax formula and the average
turnover rate into account, were utilized to yield average annual per unit property transfer tax.
Single Family Residential
$.55 X
$1,000
$.55 X
$1,000
117 =
.00007857
Commercial/Industrial
1/14 =
.00003929
Using these formulas, an estimated annual average property tax can be calculated. The
Eastlake III development would generate $100,400 (refer to Table A-5) in average, annual
property transfer tax at build-out.
Sales Tax
This fiscal impact methodology estimates the sales tax generated by residential units
and commercial businesses that create new demand. Per household sales taxes were
estimated by imputing the household income based on the cost of housing. Average household
income for those purchasing residential units is projected to be between approximately $60,000
7
and $190,000 based on mortgage payments comprising 29% of gross income. Rents are
expected to average $1,600 per month requiring an income of $56,000 based on 34% of income
used for rent. Utilizing the Consumer Expenditure Survey of the U. S. Bureau of Labor
Statistics, the amount of taxable sales is estimated to be 23% or between $12,000 and $39,000
per household for the different housing categories. Conservatively 66.7 percent of those
taxable sales would be expected to be spent in Chula Vista. Therefore it is estimated that each
household would generate between $82 and $260 per household (refer to Table A-6) in sales
taxes annually for the City of Chula Vista. This amount includes the property tax shift the State
reimburses the City for the loss of sales taxes. Total annual sales tax generated by Eastlake III
at build out is estimated to be $496,200.
Franchise Fees
The City of Chula Vista receives a franchise tax fee from sales of natural gas, electricity,
cable television and trash collection. Using the sale of gas and electricity as a guideline and
based on a study prepared by San Diego Gas and Electric (SDG&E), 37 percent of the
franchise fees are attributed to residential uses, 36.5 percent to retail/office uses and the
remaining 26.5 percent is attributed to industrial uses. Using these guidelines, the city budget,
area demographics and land use information results in an estimated $33 in annual franchise
fees per housing unit and $2,027 per commercial acre. Utilizing these ratios results in a total
annual franchise fee of $64,400 in the 2007 and $106,600 at build-out for Eastlake III (see Table
A-7).
Transient Occuoancv Tax
Transient occupancy tax (TOT) is a tax added to the price charged for the use of a hotel
or motel room. The majority of the tax is associated with new hotel developments. Since there
is no planned hotel/motel development in this project, TOT would be generated by the demand
Chula Vista residents create for local hotels/motels. The San Diego Convention and Visitors
Bureau estimates that of all visitors who stay in hotels and motels eight percent are visiting
8
friends or relatives and an additional nine percent are here for non-convention business.
Utilizing the City's budget for TOT of $2,410,301 results in multiplier ratios of roughly $3 per
household and $90 per commercial acre. Using this ratio the City of Chula Vista will receive at
build-out a total annual TOT tax of $8,500 associated with the Eastlake III (refer to Table A-8).
Utilitv Users' Tax
The City of Chula Vista's FY2006 budget for utility taxes is $6,400,00. These taxes are
paid by the residents and businesses on gas, electric and telephone services. CIC utilized the
same methodology for utility taxes and franchise fees. Using the land use allocation of 37
percent residential uses, 36.5 percent to retail/office uses and 26.5 percent to industrial uses,
results in an estimated $32 in annual utility tax per housing unit and $1,936 per commercial
acre. These ratios result in a total annual utility tax of $62,500 in the first year rising to
$103,000 at build-out (refer to Table A-9).
Business License Fees
Business license fees are allocated for commercial and industrial uses. On average, the
City receives $795 per year per acre of commercial land in business taxes. At build-out,
Eastlake III should generate $9,700 per year (Table A-10).
Miscellaneous Revenues
CIC grouped numerous revenues into the category of miscellaneous. These revenues
include: animal licenses, bicycle licenses, motor vehicle licenses, library fines, parking citations,
swimming pool fees, recreation programs and park reservation fees. With the exception of gas
tax and parking citations, all the revenues are assumed to be allocated entirely to residential
uses. For these revenues, multipliers were developed by dividing the total revenues by the total
number of citywide occupied housing units and commercial acreage. Total miscellaneous
revenues attributed to Eastlake III are $746,900 per year at build-out (refer to Table A-11). The
allocation of gas tax and parking citations was calculated as follows:
9
Gasoline Tax
Gasoline tax revenue accrues on the basis of a complicated formula utilizing county to
state and incorporated to unincorporated portion of population. According to the City of San
Diego's "Fiscal Impact of New Development" and the Department of Motor Vehicle's auto
registration records, an estimated 50 percent is attributed to residential uses and the remaining
50 percent is allocated based on vehicle registration (75% residential, 19% commercial and 6%
industrial).
Parkina Citations
Parking violation revenues were allocated by vehicle registration classification as
estimated by the Department of Motor Vehicles (75% residential, 19% commercial and 6%
industrial).
OPERATING EXPENDITURES
Operating expenditures for the City of Chula Vista resulting from development of the
Eastlake III are outlined in this section. CIC utilized the cost factors developed by Economic
Research Associates (ERA) and the City of Chula Vista Finance Department. Table 4 presents
those cost factors. Detailed tables reflecting the annual expenditure cash flows are presented in
the appendix to this report.
10
Private
Population Retail Office Hotel Industrial Residential Parks Public Parks Public Use Open Space Other
Per Derson\ Per Acre) Per Acre) Per Acre) Per Acre) I'ParDU) Per Acre} Per Acre} Per Acre\ Per Acre) Itper Acre}
Legislative & Administrative
City Council $ 1.87
Boards and Commissions
City Clerk $ 0.72
City Attorney $ 37.30 $ 40.28 $ 23.84 $ 9.84 $ 5.64
Admlnlstration $ 0.08 $ 0.40
Management and Information ser $ 1.33
Human Resources $ -
Finance $ -
Total Leaislative & Administrative $ 4.00 $ 37.30 $ 40.28 $ 23.84 $ 9.84 $ 6.04 $ - $ - $ - $ - $ -
Development and Maintenance Services
Community Development $ 0.82 $ 906.12 $ 978.61 $ 579.20 $ 239.01 $ 8.00 $ 8.32
Planning and building services $ 1.32 $ 106.60 $ 114.59 $ 70.54 $ 33.02 $ 15.92 $ 15.71
Engineering $ 1.245.44 $ 659.35 $ 293.05 $ 124.54 $ 13.92 $ 76.91 $ 76.91
Public Works Operations $ 2.544.11 $ 1,346.88 $ 598.61 $ 254.41 $ 28.43 $ 29.93 $ 149.65 $ 149.65
General Services $ 17.18
Total Develooment and Maintenance $ 19.32 $ 4.802.27 $ 3 099.43 $ 1.541.40 $ 650.98 $ 66.27 $ - $ 106.84 $ 149.65 $ - $ 250.59
Public Safety
Police $ 7.19 $ 6.860.31 $ 6.860.31 $ 6,860.31 $ 916.58 $ 273.73 $ 822.48 $ 2,140.94 $ 2,140.94 $ 2.140.94
Fire $ 1.17 $ 2538.77 $ 2538.77 $ 2538.77 $ 313.56 $ 176.70 $ 132.27 $ 132.27 $ 132.27 $ 132.27 $ 132.27
Total Public Safelv $ 8.36 $ 9 399.08 $ 9399.08 $ 9.399.08 $ 1,230.14 $ 450.43 $ 954.75 $ 2.273.21 $ 2273.21 $ 132.27 $ 2.273.21
Cultural and Leisure
Recreation $ 24.60
Library $ 55.09
Nature Centure $ 7.51
Total Cultural and leisure $ 79.69 $ - $ - $ - $ - $ 7.51 $ - $ - ~ - $ - ~ -
Non.Oepartmental
Onerations $ 9.39
Total Non~DeDartmental $ 9.39 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Total Cost Factor Citvwlde $ 120.76 $14.238.65 $12,538.79 $10964.32 $ 1.890.96 $ 530.25 $ 954.75 $ 2.380.05 $ 2.422.86 $ 132.27 $ 2 523.80
Table 4
EASTLAKE III PROJECT FISCAL IMPACT
COST ALLOCATION ASSUMPTIONS
Source: City of Chula Vista, Budget Analysis
Economic Research Associates
October, 2007
11
LeQislative and Administration
The cost for the City Council, various boards and commissions, the City Clerks office,
the City Attorney's office and general city administration make up the legislative and
administration cost center. Based on the City's and ERA's analysis, the cost for the Eastlake 11\
project is allocated at a rate of $37.40 per commercial retail acre, $6.04 per dwelling unit and
$4.00 per person. Table A-12 in the appendix shows annual legislative and administration
expenditures for the development of $45,800 at build-out.
Development and Maintenance Service
Development and Maintenance Services include community development, planning and
building services, engineering, and public works operations. Residential land uses are allocated
costs of $66.27 per dwelling, $4,802.27 per commercial acre, $106.84 per park acre and
$149.65 per acre of public use. Residential populations are allocated an additional $19.32 per
capita in costs. These multipliers translate into Development and Maintenance Services costs
of $377,100 for the finished project (refer to Table A-13).
Police
Police services costs are allocated to all land uses. Residential land uses are allocated
on the basis of $273.73 per dwelling unit with an additional allocation of $7.19 per capita for the
residential population. Retail land uses are allocated police costs of $6,860.31 per acre and
parks and public use land allocated $2,140.94 in police costs per acre. Total police costs at
build-out is estimated to be $937,800 (refer to Table A-14)
Fire Protection
Fire costs are $176.70 per dwelling unit for residential land uses, $2,538.77 per acre of
commercial land, and $132.27 per acre for parks, public use and open space. An additional
$1.17 per capita is allocated to the residential population. These ratios result in annual fire
protection costs of $503,800 for the Eastlake III Project (refer to Table A-15) at build-out.
12
Cultural and leisure
Based on the City of Chula Vista model, cultural and leisure costs are only allocated to
residential development. This sector is made up of the costs associated with the recreation
department, the library, and the nature center. For the Eastlake III Project residents were
assessed $7.51 per dwelling unit and $79.69 per capita to determine their cultural and leisure
costs. The total cost at build-out is estimated to be $621,900 (Table A-16).
Other Non-Departmental
Other non-departmental costs are assigned to residential development at a rate of $9.39
per capita. Total costs for the Eastlake III Project is $71,100 (Table A-17).
NET FISCAL IMPACT
Utilizing the previously mentioned methodologies estimated net fiscal impacts are
presented in Tables 5. As previously mentioned, all values are in 2007 dollars. No annual
adjustments to revenues or costs were utilized. The estimated annual flows of costs and
revenues are primarily related to the estimated project absorption.
Table 5 presents the results of the fiscal impact associated with the Eastlake III Project.
Fiscal revenues would begin at $2.6 million annually and rise to $3.0 million at build-out. Fiscal
expenditures would be initially 1.9 million and rise to $2.6 million at build-out. The net fiscal
impact from developing the Eastlake III is positive through-out the development and at build-out
results in a surplus of with a surplus of $466,300.
13
Table 5
NET FISCAL IMPACT OF THE EASTLAKE III PROJECT
ON THE CITY OF CHULA VISTA
Revenue Sources
Revenues (In Thousands)
2007 2008
$1,292.8 $1,308.8
0.0 0.0
93.7 94.8
424.6 429.3
64.4 65.0
5.9 5.9
62.5 63.0
0.0 0.0
583.6 589.0
$2,527.5 $2,555.9
Secured Property Tax
Unsecured Property Tax
Property Transfer Tax
Sales & Use Tax
Franchise Tax
TOT Tax
Utility Tax
Business License
Miscellaneous Revenues
TOTAL REVENUES
2009
$1,447.5
4.9
100.4
496.2
106.6
8.5
103.0
9.7
746.9
$3,023.8
Expenditures (In Thousands)
2007 2008
$ 35.6 $ 35.9
252.1 254.4
697.4 702.8
377.2 380.4
489.1 493.7
55.9 56.4
$1,907.3 $1,923.6
Expenditure Sources
Legislative & Administrative
Development and Maintenance Services
Police
Fire
Cultural and Leisure
Non-Departmental
TOTAL EXPENDITURES
TOTAL REVENUES
TOTAL EXPENDITURES
NET FISCAL IMPACT
2007
$2,527.5
$1,907.3
$620.3
2008
$2,555.9
$1,923.6
$632.3
Source: CIC Research, Inc.
14
2009
$ 45.8
377.1
937.8
503.8
621.9
71.1
$2,557.5
2009
$3,023.8
$2,557.5
$466.3
APPENDIX A
Detailed Tables
A-1
Table A-1
ABSORPTION SCHEDULE BY LAND USE
PerUnill
Net Acre Value Cumulative Developed and Occupied Units/Net Acres
Land Use (000'5) 2007 2008 2009 TOTAL
SINGLE FAMILY RESIDENTIAL UNITS
Low (0 to 3 per Acre)
Low to Medium (3 to 6 per Acre)
TOTAL SINGLE FAMILY UNITS
MULTI FAMILY RESIDENTIAL UNITS
APARTMENTS
POPULATION
RETAIL COMMERCIAL ACRES
PARKS
PUBLIC USE
OPEN SPACE
Land Use
SINGLE FAMILY RESIDENTIAL UNITS
Low (0 to 3 per Acre)
Low to Medium (3 to 6 per Acre)
TOTAL SINGLE FAMILY UNITS
MULTI FAMILY RESIDENTIAL UNITS
APARTMENTS
RETAIL COMMERCIAL ACRES
2006 Budget
For Secured Property Tax
$900 619 632 645 645
$600 784 789 794 794
1403 1421 1439 1439
$300 549 549 549 549
$160 0 0 494 494
5,954 6,009 7,570 7,570
$2,800 0.0 0.0 12.2 12.2
15.2 15.2 15.2 15.2
41.0 41.0 41.0 41.0
135.7 135.7 135.7 135.7
Table A-2
ASSESSED VALUE
Per UniU
Net Acre Value
(OOO's)
$900
$600
Cumulative Assessed Value(OOO's)
2007 2008 2009
$ 557,100
$ 470,400
$ 1,027,500
$ 568,800 $
$ 473,400 $
$ 1,042,200 $
580,500
476,400
1,056,900
$300
$160
$
$
$
164,700 $ 164,700 $
$ $
164,700
79,040
$2,800
$
$ 34,160
Table A-3
SECURED PROPERTY TAX REVENUE
$19,193,563
Secured Property Tax Revenue (0005)
2007 2008 2009
SECURED PROPERTY TAX REVENUES
TOTAL EASTLAKE VILLAGE III
Total Assessed Values
Tax Rate
Total Chula Vista Share
$ 1,192,200
$11,922
$1,292.8
$ 1,206,900 $
$12,069
$1,308.8
1,334,800
$13,348
$1,447.5
1.0%
10.844%
A-2
TableA-4
UNSECURED PROPERTY TAX REVENUE
2006 Budget
For Unsecured Property Tax
UNSECURED PROPERTY TAX
$840,000
Tax Per
Acre
Unsecured Property Tax Revenue (000'5)
2007 2008 2009
Commercial Uses
Total Unsecured Property Tax
$405
$0.0
$0.0
$0.0
$0.0
$4.9
$4.9
Table 5
ESTIMATED PROPERTY TRANSFER TAX REVENUES
2006 Budget
For Property Transfer Tax
Residential Resale Ratio
Commercial/Apartments Resale Ratio
Product
Total Sin91e Family Units
Total Multi Family Units
Total Apartments
Total All Commercial Acres
Total Property Transfer Tax
$2,407,777
0.00007857
0.00003929
Resale
Rate
(Years)
7
7
14
14
Property Transfer Tax (OOOs)
2007 2008
$80.7 $81.9
$12.9 $12.9
$0.0 $0.0
$0.0 $0.0
$93.7 $94.8
2009
$83.0
$12.9
$3.1
$1.3
$100.4
FY2006 Budget
For Sales Tax
Table A-6
ESTIMATED SALES TAX REVENUES
Land Use
Total Single Family Units
Total Multi Family Units
Total Apartments
Total Retail Commercial Acres
Total Sales Tax
$26,788,000
Sales Tax
Per UniUAcre
(0005)
$0.260
$0.109
$0.082
$1.776
City of Chula Vista's Share of Sales Tax (Oe
2007 2008 2009
$364.8 $369.5 $374.1
$59.8 $59.8 $59.8
$0.0 $0.0 $40.5
$0.0 $0.0 $21.7
$424.6 $429.3 $496.2
FY2006 Budget
For Franchise Fees
TableA-7
ESTIMATED FRANCHISE FEES
$6,700,000
Land Use
Total Single Family Units
Total Multi Family Units
Total Apartments
Total Commercial Acres
Total Franchise Fees
Per Unit
$33
$33
$33
$2,027
A-3
Franchise Fee Revenue (000'5)
2007 2008 2009
$46.3 $46.9 $47.5
$18.1 $18.1 $18.1
$0.0 $0.0 $16.3
$0.0 $0.0 $24.7
$64.4 $65.0 $106.6
Table A-8
ESTIMATED TRANSIENT OCCUPANCY TAX
FY2006 Budget
For Transient Occupancy Tax
Land Use
Total Single Family Units
Total Multi Family Units
Total Apartments
Total Retail Commercial Acres
Total TOT
FY2006 Budget
For Utility Tax
Land Use
Total Single Family Units
Total Multi Family Units
Total Apartments
Total All Commercial Acres
Total Utility Tax
$2,410,301
Transient Occupancy Tax (000'5)
TOT per
Unit/Net Acre
$3
$3
$3
$90
2007
$4.2
$1.6
$0.0
$0.0
$5.9
2008
$4.3
$1.6
$0.0
$0.0
$5.9
2009
$4.3
$1.6
$1.5
$1.1
$8.5
Table A-9
ESTIMATED UTILITY TAX
$6,400,000
Utility Tax Revenue (000'5)
Tax per
Unit/Net Acre 2007 2008 2009
$32 $44.9 $45.5 $46.0
$32 $17.6 $17.6 $17.6
$32 $0.0 $0.0 $15.8
$1,936 $0.0 $0.0 $23.6
$62.5 $63.0 $103.0
Table A-10
ESTIMATED BUSINESS LICENSE REVENUE
FY2006 Budget
For Business License Tax
Land Use
Total All Commercial Acres
Total Business License Fees
$1,229,948
Average
Business License
Fee Per Acre
Business License Fees (000'5)
2007 2008 2009
$795
$0.0
$0.0
$0.0
$0.0
$9.7
$9.7
A-4
Table A-11
ESTIMATED MISCELLANEOUS REVENUES
Allocation of BudQet
Total
FY2006 Budget Budoet Residential Commercial
Animal License & Bicycle Licenses $108,677 $108,677
MotorVehicle licenses $16,800,000 $16,800,000
Gas Tax $3,858,091 $3,375,830 $366,519
Law Enforcement Fines $279,645 $279,645
other Fines $411,565 $411,565
Parking Citations $574,183 $430,637 $109,095
Charges for Current Services
Recreation Program $900,000 $900,000
Total Misc. Revenue $22.932,161 $22,306,354 $475,613
Per UniVAcre
Per
House
Ynil
$1.46
$225.18
$45.25
$3.75
$5.52
$5.77
$12.06
Per
Comm.
Acre
$303.7
$90.4
Land Use
Per UniVAcre
Miscellaneous Revenue (OOO's)
2007 2008 2009
$419.5 $424.9 $430.3
$164.2 $164.2 $164.2
$0.0 $0.0 $147.7
$0.0 $0.0 $4.8
$583.6 $589.0 $746.9
Total Single Family Units
Total Multi Family Units
Tolal Apartments
Total All Commercial Acres
Total Miscellaneous Revenues
$299
$299
$299
$394
A-5
$298.99 $394.14
Legislative & Administrative
Single Family Residential
Multi-Family Residential
Apartments
Population
Retail Commercial
Parks
Public Use
Open Space
Total Legislative & Administrative
Table A-12
ESTIMATED LEGISLATIVE AND ADMINISTRATIVE EXPENDITURES
Estimated Cost (000'5)
2007 2008 2009
8.5 $ 8.6 $ 8.7
3.3 $ 3.3 $ 3.3
$ $ 3.0
23.8 $ 24.0 $ 30.3
$ $ 0.5
$ $
$ $
$ $
35.6 $ 35.9 $ 45.8
$
$
$
$
$
6.04
6.04
6.04
4.00
37.30
per du $
perdu $
per du $
per person $
per acre $
$
$
$
$
Table A-13
ESTIMATED DEVELOPMENT AND MAINTENANCE SERVICES EXPENDITURES
Estimated Cost (000'5)
Development and Maintenance Services 2007 2008 2009
Single Family Residential $ 66.27 $ 93.0 $ 94.2 $ 95.4
Mu~i-Family Residential $ 66.27 $ 36.4 $ 36.4 $ 36.4
Apartments $ 66.27 $ $ $ 32.7
Population $ 19.32 $ 115.0 $ 116.1 $ 146.3
Retail Commercial $ 4,802.27 $ $ $ 58.6
Parks $ 106.84 $ 1.6 $ 1.6 $ 1.6
Public Use $ 149.65 $ 6.1 $ 6.1 $ 6.1
Open Space $ $ $
Total Development and Maintenance Services $ 252.1 $ 254.4 $ 377.1
Table A-14
ESTIMATED POLICE SERVICES EXPENDITURES
Estimated Cost (000'5)
Police 2007 2008 2009
Single Family Residential $ 273.73 $ 384.0 $ 389.0 $ 393.9
Mu~i-Family Residential $ 273.73 $ 150.3 $ 150.3 $ 150.3
Apartments $ 273.73 $ $ $ 135.2
Population $ 7.19 $ 42.8 $ 43.2 $ 54.4
Retail Commercial $ 6,860.31 $ $ $ 83.7
Parks $ 2,140.94 $ 32.5 $ 32.5 $ 32.5
Public Use $ 2,140.94 $ 87.8 $ 87.8 $ 87.8
Open Space $ $ $
Total Police $ 697.4 $ 702.8 $ 937.8
A-6
Table A-15
ESTIMATED FIRE SERVICES EXPENDITURES
Estimated Cost (OOO's)
Fire 2007 2008 2009
Sin91e Family Residential $ 176.70 $ 247.9 $ 251.1 $ 254.3
MuKi-Family Residential $ 176.70 $ 97.0 $ 97.0 $ 97.0
Apartments $ 176.70 $ $ $ 87.3
Population $ 1.17 $ 7.0 $ 7.0 $ 8.9
Retail Commercial $ 2,538.77 $ $ $ 31.0
Parks $ 132.27 $ 2.0 $ 2.0 $ 2.0
Public Use $ 132.27 $ 5.4 $ 5.4 $ 5.4
Open Space $ 132.27 $ 17.9 $ 17.9 $ 17.9
Total Fire $ 377.2 $ 380.4 $ 503.8
Cultural and Leisure
Single Family Residential
MuKi-Family Residential
Apartments
Population
Parks
Public Use
Open Space
Total Cultural and Leisure
TableA-16
ESTIMATED CULTURAL AND LEISURE EXPENDITURES
Estimated Cost (OOO's)
2007 2008 2009
$ 10.5 $ 10.7 $ 10.8
$ 4.1 $ 4.1 $ 4.1
$ $ $ 3.7
$ 474.5 $ 478.9 $ 603.3
$ $ $
$ $ $
$ $ $
$ 489.1 $ 493.7 $ 621.9
$
$
$
$
7.51
7.51
7.51
79.69
Non-Departmental
Population
TableA-17
ESTIMATED OTHER NON-DEPARTMENTAL EXPENDITURES
Estimated Cost (OOO's)
2007 2008 2009
$ 55.9 $ 56.4 $ 71.1
$
9.39
Total Non-Departmental
$ 55.9 $ 56.4 $ 71.1
A-7
ATTACHMENT 8
AGREEMENT TO POST SECURITY
FOR AFFORDABLE HOUSING OBLIGATION
5-81
t(Q)lFV
AGREEMENT TO POST SECURITY FOR AFFORDABLE
HOUSING OBLIGATION
'This "Agreement To Post Security For Affordable Housing Obligation" (the
"Agreement") is entered into by and between the City of Chula Vista, a California
municipal corporation and charter city (the "City"), The EastLake Company, LLC, a .
California limited liability company, as successor-in-interest to EastLake Development
Company, a California general partnership ("EastLake") and PRll Windstar Pointe
Master, LLC, a Delaware limited liability company ("Windstar") (these entities may be
referred to, collectively, as the "Parties," or each individually, as a "Party"). 'This
Agreement shall be effective as of the date last signed by the Parties (the "Effective
Date") and is entered into with respect to the following recited facts:
RECITALS
A. EastLake is the developer of the EastLake Planned Community, a Planned
Community within the City of Chula Vista, in accordance with Chula Vista Municipal
Code Chapter 19.48 (the "EastLake Community"). The EastLake Community includes
the EastLake III project area ("EastLake III").
B. On November 24 1998, the City Council of Chula Vista approved the
"EastLake Comprehensive Affordable Housing Program," setting forth the requirements
for the provision of affordable housing. within the EastLake Community (the "AHP").
(City Council Resolution No. 19275.)
C. In 2006, EastLake applied for, and the City approved, amendments to
certain entitlements and agreements governing development of EastLake III, including:
(i) the City's General Plan; (ii) the EastLake III General Development plan; (iii) the
EastLake III Planned Community District Regulations and Land Use District Map; (iv)
the EastLake III Sectional Planning Area plan; (v) the Public Facilities Financing Plan;
and (v) the AHP. These amendments were requested by EastLake in order to develop a
494-unit, for-sale, senior housing complex on an 18.4 acre parcel within EastLake III (the
"Seniors Project").
D. The 494 units associated with the Seniors Project required an additional 25
units of Low Income housing. The term "unit," as used in the AHP, has the same
definition of a "dwelling unit" as contained in the Uniform Building Code (referred to in
this Agreement as a "Unit"). ('This additional 25 Unit Low Income housing requirement
may be referred to in this Agreement as the "25-Unit Requirement.") The AHP was
amended to reflect this additional 25-Unit Requirement. (City Council Resolution No.
2006-190.)
E. In January 2007, EastLake sold to Windstar the 18.4 acre parcel on which
the Seniors Project was to be constructed (the "Property"). Windstar has applied to the
City for amendments to the EastLake III SPA Plan, Planned Community District
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Regulations, Land Use District Map and other regulatory documents, including the AHP.
These amendments are intended to allow Windstar to construct a 494-unit apartment
project on the Property (the "Windstar Project"). On February 13, 2008, the Planning
Commission considered the proposed amendments and voted 6-1-0 to recommend that
the City Council approve the Windstar Project. (Planning Commission Resolution No.
PCM-07-2l) The City Council has not yet considered the Windstar Project.
F. The additional 25-Unit Requirement that was necessitated by the Seniors
Project has not yet been met. It remains a requirement of the EastLake AHP, as
amended, and City housing staff has determined that the same 25-Unit Requirement will
apply to the Windstar Project.
G. Pursuant to the AHP, as amended, the 25-Unit Requirement will be met
via one of the following methods:
i.) construction of 25 Low Income residential Units, on the
Olympic Training Center site;
ii.) construction of 25 Low Income Units outside of the
EastLake Community; or
iii.) payment of an in lieu fee to the City.
H. The amended AHP currently provides for the affordable housing
requirement to be met in stages, with timing tied to the issuance of building permits. This
staged process was to be implemented in connection with development of the Seniors
Project. The Windstar Project will require one or more building permits; Windstar
intends to request all necessary building permits at one time. As a result, the staged
process for satisfying the affordable housing requirement cannot be applied to the
Windstar Project. The amendment to the AHP proposed by Windstar provides that the
25-Unit Requirement will be satisfied prior to the issuance of the building permit for the
Windstar Project.
I. The City, EastLake and Windstar desire to enter into this Agreement to
secure satisfaction of the 25-Unit Requirement and allow development of the Windstar
Project to proceed prior to actual construction of the affordable housing Units.
J. The City Housing Department staff has conducted a draft in lieu fee study.
Based on that draft study, the contribution for the 25-Unit Requirement in lieu of actual
Units would be $3,105,500.00.
J. The City Council has found that this Agreement is consistent with the
City's Housing Element and all other applicable policies and regulations of the City.
AGREEMENT
NOW, THEREFORE, CITY, EASTLAKB AND WINDSTAR agree as follows:
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5-83
1. AFFORDABLE HOUSING OBLIGATION.
1.1 The Parties acknowledge and agree that the affordable housing
requirement associated with the Windstar Project is the construction of 25 Low Income
housing Units, or payment to the City in the amount of $3,105,500.00 (the "Housing
Obligation").
1.2 EastLake agrees that it is obligated to, and will, satisfY the Housing
Obligation by constructing 25 Low Income Units, either on the Olympic Training Center
site, within EastLake III, or on another site within the City, subject to the City's approval.
2. BONDED SECURITY.
2.1 In order to secure satisfaction of the Housing Obligation, EastLake agrees
to post a bond for the benefit of the City in the amount of the Housing Obligation in lieu
fee (the "Bond"). The Bond shall be posted with the City prior to the issuance of any
building permits for EastLake III. The terms of the Bond shall include the following:
a. the Bond shall be in the amount of$3,105,500.00;
b. the Bond shall be for a term of two years, with two one-year
extensions, for a total term of four years;
c. subsequent to posting the Bond, EastLake shall meet the following
milestones, to the City's satisfaction:
1. within two years of posting' the bond, EastLake shall enter
into a regulatory agreement with the City, in compliance
with the AHP;
2. within three years of posting the bond, EastLake shall
obtain all required permits (e.g., building permits)
necessary to construct the Units;
3. within four years of posting the bond, EastLake shall obtain
one of the following: (i) the first Certificate of Occupancy
for the Units; (ii) a business license, as may be applicable if
the Units are constructed as multi-family rental housing; or
(iii) the final, pre-occupancy inspection by the City's
Housing staff to determine the Units' compliance with
Housing Quality Standards;
d. the Bond shall be released only upon completion of the milestones
set forth in section 2.1.c., above; EastLake may request the City to
reduce the amount of the Bond requirement based on work
completed toward construction of the 25 Units; such a request may
be granted by the City Manager, or designee, at his or her
discretion;
-3 -
5-84
e. the Bond shall provide for payment of the Bond proceeds to the
City, in the event EastLake does not satisfY the Bond conditions
within four years of the date the Bond is issued;
f. the Bond surety shall be subject to approval by the City;
g. the Bond shall additionally secure costs and reasonable expenses
and fees, including attorneys' fees, which may be incurred by the
City in enforcing the Bond obligation; and
h. the Bond shall comply with all other bonding requirements of the
City in effect at the time the Bond is issued.
2.2 EastLake and Windstar acknowledge and agree that the Bond must be
posted with the City prior to issuance of any building permits for the Windstar Project.
2.3 The City agrees to process building permit applications for the Windstar
Project once the Bond is posted with the City.
3. GENERAL PROVISIONS .
3.1 IncoIl?oration of Recitals. The Recitals of fact preceding this Agreement
are true and correct and are incorporated into this Agreement, in their entirety, by this
reference.
3.2 Recordation. The City may record this Agreement in the Office of the
County Recorder of San Diego County, California.
3.3 Notices. Demands and Communications Between the Parties.
3.3.1 Notices. Any and all notices submitted by any Party to any other
Party pursuant to or as required by this Agreement shall be proper, if in writing and
transmitted to the address of the Party set forth in Section 3.3.2 by one or more of the
following methods: (a) messenger for immediate personal delivery, (b) a nationally
recognized overnight (one business day) delivery service (i.e., Federal Express, United
Parcel Service, etc.) or (c) registered or certified United States mail, postage prepaid,
return receipt requested. Such notices may be sent in the same manner to such other
addresses as either Party may designate, from time to time, by notice. Any notice shall
be deemed to be received by the addressee, regardless of whether or when any return
receipt is received by the sender or the date set forth on such return receipt, on the day
that it is delivered by personal delivery, on the date of delivery by a nationally recognized
overnight courier service (or when delivery has been attempted twice, as evidenced by
the written report of the courier service) or four (4) calendar days after it is deposited
with the United States Postal Service for delivery, as provided in this Section 3.3.
Rejection, other refusal to accept, the inability to deliver a notice because of a changed
address of which no notice was given, or other action by a person to whom notice is sent,
shall be deemed receipt of the notice by such person. Delivery of a notice to any courtesy
copy recipient shall not be a prerequisite to the validity or effectiveness of any Notice.
-4-
5-85
3.3.2 Addresses. The following are the authorized addresses for the
submission of notices to the Parties, as of the Effective Date:
To the City:
Redevelopment and Housing
Director
City of Chula Vista
276 Fourth Avenue
Chula Vista, California 91910
To EastLake:
William Ostrem
The EastLake Company
13500 Evening Creek Drive N.
Suite 400
San Diego, CA 92128
To Windstar:
PRlI Windstar Pointe Master LLC
c/o Windstar
11149 N. Torrey Pines Road, Suite
250
La Jolla, CA 92037
Attn: Eric L. Heffner
3.4 Relationship of Parties. The Parties each intend and agree that the City,
EastLake and Windstar are independent contracting entities and do not intend by this
Agreement to create any partnership, joint venture, or similar business arrangement,
relationship or association among or between them.
3.5 Non-liabilitv of Officials. Emplovees and Agents. No elected official,
officer, director, employee or agent of the City, shall be personally liable to EastLake or
Windstar, or any successor-in-interest of EastLake or Windstar, in the event of any
default or breach by the City under this Agreement.
3.6 Indenmification and Hold Harmless.
3.6.1 Indemnification. EastLake shall indemnify and defend City in any
lawsuit or claim which challenges City's approval of this Agreement or the participation
by City in this Agreement.
3.6.2 Hold Harmless. It is understood and agreed that City, as
indemnitee, or any officer or employee thereof, shall not be liable for any injury to
person(s) or property occasioned by reason of the acts or omissions of EastLake its agents
or employees, related to this Agreement. EastLake further agrees to protect and hold
harmless City, its officers and employees from any and all claims, demands, causes of
action, liability or loss of any sort, because of the arising out of acts or omissions of
-5-
5-86
EastLake, (including any assignee of EastLake, but only to the extent of specific
improvements, acts or ornissions of such assignee), its agents or employees, related to
this Agreement. The provisions of this Section shall become effective upon execution of
this Agreement and shall remain in full force for three years follOwing posting of the
Bond with the City. This Section is not intended, nor shall it be construed, to require
EastLake, Windstar or City to indemnify or hold the other harmless from their own
negligent acts or omissions.
3.7 Interoretation. No inference in favor of or against any Party shall be
drawn from the fact that such Party has drafted any part of this Agreement. The Parties
have all. participated substantially in the negotiation, drafting, and revision of this
Agreement, with advice from legal and other counsel and advisers of their own selection.
3.8 Governing Law. The laws of the State of California shall govern the
interpretation and enforcement of this Agreement, without application of conflicts oflaws
principles. The Parties acknowledge and agree that this Agreement is entered into, is to
be fully performed in and relates to real property located in the City of Chula Vista,
County of San Diego, State of California. All legal actions arising from this Agreement
shall be filed in the Superior Court of the State in and for the County or in the United
States District Court with jurisdiction in the County.
3.9 Binding on Successors and Assigns. This Agreement shall be binding
upon and inure to the benefit of the Parties and their respective legal representatives,
successors and assigns.
3.10 No Other Renresentations or Warranties. Except as expressly set forth in
this Agreement, no Party makes any representation or warranty material to this
Agreement to any other Party.
3.11 Execution in Counterparts. This Agreement may be executed in multiple
counterpart originals, each of which shall be deemed to be an original, but all of which
together shall constitute one and the same document.
3.12 Assignment. Any assignment or transfer of the rights or obligations
under this Agreement by EastLake or Windstar is subject to the consent of the assignment
or transfer by the City. Such consent shall not be unreasonably withheld.
3.13 Capacitv of Parties. Each signatory and Party to this Agreement warrants
and represents to the other Party that it has legal authority, capacity and direction from its
principal to enter into this Agreement, and that all resolutions or other actions have been
taken so as to enable it to enter into this Agreement.
[Signatures blocks appear on the next page]
-6 -
5-87
SIGNATURE PAGE
TO
AGREEMENT TO POST SECURITY FOR AFFORDABLE HOUSING
OBLIGATION
The Parties have signed this Agreement by and through the signatures of their authorized
representatives, as set forth below:
CITY EASTLAKE
CITY OF CHULA VISTA, a
California municipal corporation and
charter city
THE EASTLAKE COMPANY, LLC, a
California limited r bility company
By:
Cheryl Cox, Mayor
By:
William . Ostrem, President/CEO
Dated: 3 \ '3 \\ 0 '5
Dated:
ATTEST:
City Clerk
WINDS TAR
APPROVED AS TO FORM:
PRII WlNDSTAR POINTE MASTER LLC
a Delaware limited liability company
City Attorney
By: Windstar Poiute LLC
a California limited liability company
Its Manager
By: Wiudstar Co=unities LLC
a California limited liability company
:;;: f
By: V i//t....-
Name: t: ;f./c- t. r/;-pjAJ dl-
Title5e-.rJ/tvl VIet' /;fi3iOtfJJ ~
Dated: 3 ';;2')-0.1'
-7-
5-88
ACKNOWLEDGMENT
State of Califor9ia n .
County of .<:laM- ~
---..J
on~, 3J 2002 before me, A.{..tv(;W~ (f31tlM 1'/0
(insert name and tit of the office
personally appeared tJj~l. .J,.o+~
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instru ment
/Jda). <.
/
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and ,co rrect
WITNESS my hand and official seal.
~ - - - - - - - - - - - -'J
SILVANA C, BAAZElL
. Commission # 1638064 '
j.. Nolaly Public. CalIIomIa f
j San ~ COWlIV f
_ _ MvC~~!-:l~a:O
Signature 41uaMAJ C. Fh~ (Seal)
5-89
CALIFORNIA ALL.PURPOSE ACKNOWLEDGMENT
lfI.i!&-~~':' ".,-~~=--=~^= -:"'~~=-----~~~~~~
State of California
}
County of SAN DTE(,,Q
On March 25. 2008
Date
before me,
~pri=lln;np T,
,c:;rpw:::Irt'. Nnt:=lTti Pl1hl i..
Here Insert Name and Tille 01 t Officer
personally appeared
Eric L. Heffner
Name(s) ofSigner(s)
~&- - - - - - - - -
GERALDINE l. STEWART
-e Commlsslon#16071~3 f
j.' Notary Public. California ~
~ SOn DIego Counly f
_ _ _ ~~~~~e~~'~~
who proved to me on the basis of satisfactory evidence to
be the person(s) whose name(s) is/are subscribed to the
within instrument and acknowledged to me that
he/she/they executed the same in hislher/their authorized
capacity(ies), and that by hislher/their signature(s) on the
instrument the person(s), or the entity upon behalf of
which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws
of the State of California that the foregoing paragraph is
true and correct.
Place Notary Sear Above
WITNESS my hand and official seal.
Signature ~~ o(? ~
I Signature of NotarrPubllc
OPTIONAL
Though the information below is not required by law; it may prove valuable to persons relying on the document
and could prevent fraudulent removal and reattachment of this form to another document.
Description of Attached Document
Title or Type of Document
Document Date:
Number of Pages:
Signer(s) Other Than Named Above:
Capacity(ies) Claimed by Signer(s)
Signer's Name:
o Individual
o Corporate Officer - Tltle(s):
o Partner - 0 Limited 0 General
o Attorney in Fact
o Trustee
o Guardian or Conservator
o Other:
Top of thumb here
Signer's Name:
o Individual
o Corporate Officer - Title(s):
o Partner - 0 Limited 0 General
o Attorney In Fact
o Trustee
o Guardian or Conservator
o Other:
RIGHTTHUMBPRINT
OF SIGNER
TOp at thumb here
Signer Is Representing:
Signer Is Representing:
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C200? National Notary Association' 9350 De Solo Ave., P.O. Box 2402 'Chalsworth, CA 91313-2402' www.NalionaINolsry.org Ilem #5907 Reorder: Cal1TolJ-Free 1-800-876-6827
5-90
ATTACHMENT 9
WRITTEN CORRESPONDENCE
5-91
'.
:'
REQUEST TO SPEAK TO THE PLANNING COMMISSION
^ '
lJame: 10/)/) t:rl (A Y1 2-
,
Oral Communications
OR
Agenda Item No. /
Support 0 Oppose fZ]
Representing: P; 4,ftl/((?.-- {;.yj -IA-"fft.
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late: ;;L - / ::>- '3
~ddress:
P-.dditional com~nts: f)/+H-!?I1C~ -fc;r ~i/I.Ji~
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PLEASE GIVE THIS REQUEST TO THE COMMISSION SECRETARY
THE CHAIR WILL INDICA TE THE AMOUNT OF TIME ALLOTTED FOR SPEAKING
THANK YOU FOR PARTICIPATING IN THIS MEETING
5-92
ORDINANCE NO.
ORDINANCE OF THE CITY OF CHULA VISTA APPROVING
AMENDMENTS TO THE EASTLAKE III PLANNED
COMMUNITY DISTRICT REGULATIONS AND LAND USE
DISTRICTS MAP FOR 18.4 ACRES AT THE SOUTHWEST
CORNER OF OLYMPIC P ARKW A Y AND WUESTE ROAD
I. RECITALS
A. Project Site
WHEREAS the area of land, which is the subject of this Ordinance is diagrammatically
represented in "Exhibit A" attached to and incorporated into this Ordinance, and commonly
known as Windstar Pointe Resort, and for the general purpose of general description herein
consists of 18.4 acres located at the southwest comer ofOlyrnpic Parkway and Wueste Road
intersection within the EastLake III Planned Community ("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 May 16, 2007, by PH Windstar Pointe Resort Master LLC,
requesting approval of amendments to the EastLake III Planned Community District
Regulations and Land Use Districts Map; and,
WHEREAS, the Residential Multi-Family 1 ("RM -1") land use district is being created as a
"Project Specific Land Use District" to allow specific types ofland uses only in conjunction
with the construction of the approximate 494 rental units; and
C. Prior Discretionary Approvals
WHEREAS, development of the Project Site has been the subject matter of various
entitlements and agreements, including: (1) a General Plan Amendment, General
Development Plan and Sectional Planning Area Plan and associated Design Guidelines,
Public Facilities Financing Plan, Water Conservation Plan, Air Quality Improvement Plan
and Comprehensive Affordable Housing Plan previously approved by City Council
Resolution No. 2002-220 on July 17,2001, and amended on June 20, 2006, for the EastLake
III Seniors Project; and, (2) Planned Community District Regulations and Land Use Districts
Map approved by City Council Ordinance No. 2839 on July 24, 2001, and amended by City
Council Ordinance No. 2963 on May 18,2004, and further amended on June 20, 2006, for
the EastLake III Seniors Project; and
H:\Attomeylfinal R~osI1008\04 08 08\WindslaT Pointe Rc:rort {clean ccL04-08.08.doc 5 _ 9 3
Ordinance No.
Page 2
D. 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
feet of the exterior boundary of the Project, at least ten (10) days prior to the hearing; and
WHEREAS, the Planning Commission held an advertised public hearing on the Project on
February 13,2008, and voted 6-1-0-0 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 this project held on February 13,2008, and the minutes and resolution
resulting therefrom, are hereby incorporated into the record of this proceeding; and
E. City Council Record of Application
WHEREAS, the City Clerk set the time and place for the hearing on the Project application
and notices 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
feet of the exterior boundaries of the Project at least ten (10) days prior to the hearing; and,
WHEREAS, the duly called and noticed public hearing on the Project was held before the
City Council of the City ofChula Vista on April 8, 2008, in the Council Chambers in the
City Hall, City ofChula 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;
F. Discretionary Approvals Resolution and Ordinance
WHEREAS, at the same City Council hearing at which this Ordinance was introduced for
frrst reading on April 8, 2008, the City Council of the City of Chula Vista approved
Resolution , by which it approved amendments to the EastLake III Sectional Planning
Area Plan, Design Guidelines, the Public Facilities Financing Plan, the Air Quality
Improvement Plan and the Water Conservation Plan;
G. Environmental Determination
WHEREAS, the Environmental Review Coordinator has reviewed the proposed project for
compliance with the California Quality Act ("CEQA") and has determined that the project
was covered in previously adopted Final Subsequent Environmental Impact Report, Eastlake
III Senior Housing Project, FEIR 05-02. The Environmental Review Coordinator has
determined that only minor technical changes or additions to this document are necessary
and that none of the conditions described in Section 15162 of the State CEQA Guidelines
calling for the preparation of a subsequent documents have occurred; therefore, the
Environmental Review Coordinator has prepared an Addendum to this document, Final
Subsequent Environmental Impact Report, Eastlake III Senior Housing Project, FEIR 05-02 .
H:\AltomeyIFinal Resos\2008\04 08 08\Windstar Pointe Resort (clean ccl_04-08-08.doc 5 _ 9 4
Ordinance No.
Page 3
NOW THEREFORE, the City Council of the City of Chula Vista does hereby find,
determine and ordain as follows:
A. CONSISTENCY WITH GENERAL PLAN
The City Council finds that the proposed amendments to the EastLake III Planned
Conununity District Regulations and Land Use District Map are consistent with the
City of Chula Vista General Plan. The residential nature of the proposed use would
be consistent with the adopted high-density residential designation for this project
site and compatible with the surrounding residential and open space land uses of the
EastLake area.
B. APPROVAL OF PROPOSED AMENDMENTS
The City Council approves the amendments to the EastLake III Planned Conununity
District Regulations and Land Use District Map as represented in Exhibit B.
III. EFFECTIVE DATE
This ordinance shall take effect and be in full force on the thirtieth day from and after its adoption.
Presented by
Approved as to form by
/
James D. Sandoval
Director of Planning and Building
~..
H:\AttorneylF;nal RcsosUOO8\04 os 08\Windstar Pointe Resort (clean ccL04-0S.0S.doe 5 _ 9 5
~
<1l
~
iO
AJ
Cl
Proiect Site ill
PROJECT
lOCATION
OlYmpic
Tralnlna
Center
EXHIBIT A
5-96
"
LOWER
DrAY
LAKE
EXHIBIT B
SEE ATTACHMENT 6,
PC DISTRICT REGS TAB
5-97
*
WIN OS TAR'"
BY HAND
Phone: 619.585.5609
TRANSMITTAL
DATE:
April 1 , 2008
TO:
Stacey S. Kurz
City of Chula Vista, fudeve/opment & Housing
FROM:
Geri Stewart
SUBJECT:
WINDSTAR POINTE
EASTLAKE COMPANY - AFFORDABLE HOUSING OBLIGATION
Dear Stacey:
As a follow-up to my e-mail, enclosed please find three (3) execution originals and one (1) copy
of the Agreement to Post Security for Affordable Housing Obligation, which has been executed
by Eric L. Heffner on behalf of PRII Winds tar Pointe Master LLC and William T. Ostrem on
behalf of The EastLake Company, and their signatures notarized.
We appreciate your and the City's assistance in this matter and look forward to a positive
outcome at the AprilSth City Council meeting.
Do not hesitate to contact me should you have any questions or need anything else.
Thank you,
~-
I .
Ger! Stewart
Manager, Operations
Windstar
GLS:gls
\\Sk'~'\'r."'['SER.f\C.m\T'\JJI...llIitldt\IV~_'WIlf!N.""'-
Enclosures
cc: Eric Heffner - Windstar (wi copy)
Leo Sullivan, Esq. - Sullivan La":Yers (wi copy)
Jeff Steichen - City ofChula Vista, Planning & Building (wi copy)
Jill Maland, Esq. - City ofChula Vista, City Attorney's Ojfi,'e (wi copy)
(858) 587-21 00 ... FAX: (858) 587-9796
1 1 149 NORTH TORREY PINES ROAD, SUITE 250 I LA JOLLA, CA 92037
WWW.WIN~.Q8;ROUP.COM
RESOLUTION NO. 2008-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA CONSIDERING THE ADDENDUM TO FEIR-
05-02; APPROVING AMENDMENTS TO THE EASTLAKE III
SECTIONAL PLANNING AREA PLAN, PUBLIC FACILITIES
FINANCING PLAN AND ASSOCIATED REGULATORY
DOCUMENTS FOR 18.4 ACRES AT THE SOUTHWEST
CORNER OF OLYMPIC P ARKW A Y AND WUESTE ROAD
AND APPROVING THE AGREEMENT TO POST SECURITY
FOR AFFORDABLE HOUSING OBLIGATION RELATED TO
EASTLAKE III BETWEEN THE CITY, THE EASTLAKE
COMPANY, LLC AND PRII WlNDSTAR POINTE MASTER,
LLC.
I. RECITALS
A. Project Site
WHEREAS, the area of land which is the subject of this Resolution is diagrammatically
represented in Exhibit A attached to and incorporated into this Resolution, and commonly
known as EastLake III, and for the purpose of general description herein consists of 18.4
acres ("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 May 16, 2007, by PRII Windstar Pointe Resort Master LLC
("Applicant"), requesting amendments to the Eastlake III Sectional Planning Area Plan, the
Planned Community District Regulations and associated regulatory documents, including
Design Guidelines, Public Facilities Finance Plan, Air Quality Improvement Plan and
Water Conservation Plan for the Project Site ("Project"); and,
C. Prior Discretionary Approvals
WHEREAS, development of the Project Site has been the subject matter of various
entitlements and agreements, including: (1) a General Plan Amendment, General
Development Plan and Sectional Planning Area Plan and associated Design Guidelines,
Public Facilities Financing Plan, Water Conservation Plan and Air Quality Improvement
Plan and Comprehensive Affordable Housing Plan previously approved by City Council
Resolution No. 2002-220 on July 17,2001, and amended on June 20, 2006, for the EastLake
III Seniors Project; and, (2) Planned Community District Regulations and Land Use Districts
Map approved by City Council Ordinance No. 2839 on July 24,2001, and amended by City
Council Ordinance No. 2963 on May 18,2004, and further amended on June 20, 2006, for
the EastLake III Seniors Project; and, (3) Tentative Subdivision Map approved by City
Council Resolution 2006-191 on June 20, 2006; and
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D. Environmental Determination
WHEREAS, the Environmental Review Coordinator has reviewed the proposed project
for compliance with the California Quality Act ("CEQA") and has determined that the
project was covered in previously adopted Final Subsequent Environmental Impact
Report, Eastlake III Senior Housing Project, FEIR 05-02. The Environmental Review
Coordinator has determined that only minor technical changes or additions to this
document are necessary and that none of the conditions described in Section 15162 of the
State CEQA Guidelines calling for the preparation of subsequent documents have
occurred; therefore, the Environmental Review Coordinator has prepared an addendum to
this document, Final Subsequent Environmental Impact Report, EastIake III Senior
Housing Project, FEIR 05-02; and
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
feet of the exterior boundary of the Project Site at least ten (10) days prior to the hearing; and
WHEREAS, the Planning Commission held an advertised public hearing on the Project on
February 13,2008, and voted 6-1-0-0 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 February 13, 2008, 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
feet of the exterior boundaries of the Project Site at least ten (10) days prior to the hearing;
and
WHEREAS, the duly called and noticed public hearing on the Project was held before the
City Council of the City of Chula Vista on April 8, 2008, in the Council Chambers in the
City Hall, Chula Vista Civic Center, 276 Fourth Avenue, at 6:00 p.rn. 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 ofChula Vista that
it finds, determines, and resolves as follows:
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II. CERTIFICATION OF COMPLIANCE WITH CEQA
The City Council finds that, in the exercise of their independent review and judgment, the
addendum to FEIR-05-02 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 ofChula Vista and adopts Addendum to FEIR-05-02.
m. SPAFINDINGSI APPROVAL
A. THE SECTIONAL PLANNING AREA ("SPA") PLAN, AS AMENDED, IS IN
CONFORMITY WITH THE EASTLAKE III GENERAL DEVELOPMENT PLAN
AND THE CHULA VISTA GENERAL PLAN.
The proposed amendments to the EastLake III Sectional Planning Area Plan reflect
the land uses that are consistent with the EastLake III General Development Plan and
the City of Chula Vista General Plan. The residential nature of the proposed use
would be consistent with the adopted high-density residential and open space land
uses of the EastLake area.
B. THE SPA PLAN, AS AMENDED, WILL PROMOTE THE ORDERLY
SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL
PLANNING AREAS.
The requested amendments to the Eastlake III Sectional Planning Area Plan includes
a Public Facilities Finance Plan that outlines the required infrastructure to serve the
Project, the timing of installation and the fmancing mechanisms to promote the
orderly sequentialized development of the Project. The Project is one of the last areas
ofEastLake III to be developed.
C. THE EASTLAKE III SECTIONAL PLANNING AREA ("SPA") PLAN, 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 III General
Development Plan. An addendum to FEIR-05-02 has been prepared and any
impacts associated with the proposed amendments have been previously
addressed by FEIR-05-02. 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.
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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 proposed project is not industrial or research land use.
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
any required in-lieu fees to pay fair share of cumulative impacts and the construction
of a traffic signal at the project entrance and Olympic Parkway.
G. ANY PROPOSED COMMERCIAL DEVELOPMENT CAN BE JUSTIFIED
ECONOMICALLY AT THE LOCATION(S) PROPOSED AND WILL PROVIDE
ADEQUATE COMMERCIAL FACILITIES OF THE TYPES NEEDED AT SUCH
PROPOSED LOCATION(S).
The proposed project is not a commercial land use.
H. 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.
IV. APPROVAL OF SPA AMENDMENTS
In light of the findings above, the City Council approves the EastLake III Sectional Planning Area
Plan amendment on file in the Office of the City Clerk, subject to the conditions set forth below:
I. The Project shall comply with all mitigation measures specified in FEIR-05-02, to
the satisfaction of the Environmental Review Coordinator.
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2. Install all public facilities in accordance with the Eastlake III Sectional Planning
Area Plan Public Facilities Financing Plan 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
Addendum to the Water Conservation Plan for Eastlake III Sectional Planning
Area Plan.
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 III
Sectional Planning Area Plan Addendum to the Air Quality Improvement Plan
pertaining to the design, construction and operational phases of the proj ect have
been incorporated in the project design.
5. Prior to the thirtieth (30) day after the Ordinance becomes effective, the Applicant
shall submit to the Planning and Building Department twenty (20) copies and a
CD of the approved amendment to the EastLake III Sectional Planning Area Plan,
EastLake III Planned Community (PC District Regulations), Design Guidelines,
Addendum to the Air Quality Improvement Plan, Addendum to the Water
Conservation Plan and Eastlake III Sectional Planning Area Plan Public Facilities
Financing Plan.
6. Prior to the thirtieth (30) day after the Ordinance becomes effective, the Applicant
shall prepare a clean copy of 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 strikeout underlined text, document format, maps and statistical
changes within the EastLake III SPA, PC District Regulations, Design
Guidelines, Water Conservation Plan Addendum and Air Quality Improvement
Plan Addendum for the Windstar project shall be incorporated into the final
document and approved by the Director of Planning for printing.
V. PFFP FINDINGS/APPROVAL
A. THE PUBLIC FACILITIES FINANCING PLAN AMENDMENT
COMPLIES WITH SECTIONS 19.09.050 THROUGH 19.09.100,
REQUIREMENTS FOR PUBLIC FACILITIES FINANCE PLAN.
The amendment to the Eastlake III Sectional Planning Area Plan 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
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project were identified and will be guaranteed by conditions of approval, payment
of DIF fees at the building permit stage, and/or utilizing Community Facilities
Districts to finance or maintain the public facility. Any impacts associated with
the proposed amendments have been previously addressed by FEIR-05-02.
B. THE PROPOSED AMENDMENT TO THE PUBLIC FACILITIES
FINANCING PLAN IS CONSISTENT WITH THE OVERALL GOALS
AND POLICIES OF THE CITY'S GENERAL PLAN, GROWTH
MANAGEMENT PROGRAM, AND AMENDED EASTLAKE III SPA
PLAN.
The Eastlake III Sectional Planning Area Plan PFFP outlines the necessary public
facilities required to meet its land use and circulation objectives of the General
Plan. The PFFP outlines detailed plans for the provision of these public facilities
as they relate to the proposed Project. The PFFP identifies any required
Development Impact Fees ("DIF") fees that must be paid to help defray costs of
facilities which will benefit the project. The estimated facilities fees required by
this project are $8,867,942. PAD fees are approximately $4,225,818.
The fiscal revenues to the City associated with Eastlake III, inclusive of the
proposed Windstar Pointe Resort project, range from $2.6 million_ in the first
year of development to $ 3 million at build-out. Fiscal expenditures by the City
range from $ 1.9 million in year one to $ 2.6 million at build-out. The net fiscal
impact to the City from Eastlake III is positive throughout the development and at
build-out the net fiscal impact to the City from EastLake III is estimated to result
in a surplus to the City of $466,300 (which takes into consideration a deficit of
$133,000 for the proposed Windstar project).
C. THE PFFP AMENDMENT ENSURES THAT THE DEVELOPMENT OF
THE PROJECT WILL NOT ADVERSELY AFFECT THE CITY'S
QUALITY OF LIFE STANDARDS.
As required by the City's Growth Management Ordinance, the PFFP 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 include requirements for the
construction of a signal at the intersection of Olympic Parkway and the project
entrance. Other required measures are related to fire protection, water
conservation, water quality, air quality and traffic. Implementation of these
measures along with payment of any required DIF fees will ensure the Project
will maintain consistency with the City's Quality of Life Standards.
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In light of the findings above, the City Council approves the Eastlake ill Public
Facilities Financing Amendment on file in the Office of the City Clerk.
VI. APPROVAL OF AMENDMENTS TO ASSOCIATED REGULATORY
DOCUMENTS.
The City Council approves the amendments to the associated regulatory documents
including: the Design Guidelines for Eastlake ill Sectional Planning Area Plan as shown in
Exhibit B.
VIT. APPROVAL OF ADDENDUMS TO ASSOCIATED REGULATORY DOCUMENTS
The City Council approves the Addendums to the Air Quality Improvement Plan and Water
Conservation Plan for Eastlake II Sectional Planning Area Plan as shown in Exhibit B.
vrn. APPROVAL OF THE AGREEMENT TO POST SECURITY FOR AFFORDABLE
HOUSING OBLIGATION RELATED TO EASTLAKE ill BETWEEN THE CITY,
THE EASTLAKE COMPANY, LLC AND PRll WINDSTAR POINTE MASTER,
LLC
The City Council approves the Agreement to Post Security for Affordable Housing
Obligation as shown in Exhibit D. The City shall make all efforts to ensure that the twenty-
five low-income units required by the Affordable Housing Obligation are constructed east of
I-80S. In the event The EastLake Company does not satisfY the Bond conditions within four
years of the date the Bond is issued, the $3,105,500.00 shall be used for affordable housing
development east ofI-805.
IX. 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.
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x. 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 ab initio.
Presented by
Approved as to form by
James D. Sandoval
Director of Planning and Building
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EXHIBIT C
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EXHIBIT D
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THE ATTACHED AGREEMENT HAS BEEN REVIEWED
AND APPROVED AS TO FORM BY THE CITY
ATTORNEY'S OFFICE AND WILL BE
FORMALLY SIGNED UPON APPROVAL BY
THE CITY COUNCIL
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Agreement to Post Security for
Affordable Housing Obligation
Between
The City of Chula Vista,
The EastLake Company, LLC,
and
PRlI Windstar Pointe Master, LLC
5-111
t(Q)lP1f
AGREEMENT TO POST SECURITY FOR AFFORDABLE
HOUSING OBLIGATION
This "Agreement To Post Security For Affordable Housing Obligation" (the
"Agreement") is entered into by and between the City of Chula Vista, a California
municipal corporation and charter city (the "City"), The EastLake Company, LLC, a
California limited liability company, as successor-in-interest to EastLake Development
Company, a California general partnership ("EastLake") and PRII Windstar Pointe
Master, LLC, a DelaWare limited liability company ("Windstar") (these entities may be
referred to, collectively, as the "Parties," or each individually, as a "Party"). This
Agreement shall be effective as of the date last signed by the Parties (the "Effective
Date") and is entered into with respect to the following recited facts:
RECITALS
A. EastLake is the developer of the EastLake Planned Community, a Planned
Community within the City of Chula Vista, in accordance with Chula Vista Municipal
Code Chapter 19.48 (the "EastLake Community"). The EastLake Community includes
the EastLake III project area ("EastLake III").
B. On November 24 1998, the City Council of Chula Vista approved the
"EastLake Comprehensive Affordable Housing Program," setting forth the requirements
for the provision of affordable housing within the EastLake Community (the "AHP").
(City Council Resolution No. 19275.)
C. In 2006, EastLake applied for, and the City approved, amendments to
certain entitlements and agreements governing development of EastLake III, including:
(i) the City's General Plan; (ii) the EastLake III General Development plan; (iii) the
EastLake III Planned Community District Regulations and Land Use District Map; (iv)
the EastLake III Sectional Planning Area plan; (v) the Public Facilities Financing Plan;
and (v) the AHP. These amendments were requested by EastLake in order to develop a
494-unit, for-sale, senior housing complex on an 18.4 acre parcel within EastLake III (the
"Seniors Project").
D. The 494 units associated with the Seniors Project required an additional 25
units of Low Income housing. The term "unit," as used in the AHP, has the same
definition of a "dwelling unit" as contained in the Uniform Building Code (referred to in
this Agreement as a "Unit"). (This additional 25 Unit Low Income housing requirement
may be referred to in this Agreement as the "25-Unit Requirement.") The AHP was
amended to reflect this additional 25-Unit Requirement. (City Council Resolution No.
2006-190.)
E. In January 2007, EastLake sold to Windstar the 18.4 acre parcel on which
the Seniors Project was to be constructed (the "Property"). Windstar has applied to the
City for amendments to the EastLake III SPA Plan, Planned Community District
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Regulations, Land Use District Map and other regulatory documents, including the AHP.
These amendments are intended to allow Windstar to construct a 494-unit apartment
project on the Property (the "Windstar Project"). On February 13, 2008, the Planning
Commission considered the proposed amendments and voted 6-1-0 to recommend that
the City Council approve the Windstar Project. (Planning Commission Resolution No.
PCM-07-21) The City Council has not yet considered the Windstar Project.
F. The additional 25-Unit Requirement that was necessitated by the Seniors
Project has not yet been met. It remains a requirement of the EastLake AHP, as
amended, and City housing staff has determined that the same 25-Unit Requirement will
apply to the Windstar Project.
G. Pursuant to the AHP, as amended, the 25-Unit Requirement will be met
via one of the following methods:
i.) construction of 25 Low Income residential Units, on the
Olympic Training Center site;
ii.) construction of 25 Low Income Units outside of the
EastLake Community; or
iii.) payment of an in lieu fee to the City.
H. The amended AHP currently provides for the affordable housing
requirement to be met in stages, with timing tied to the issuance of building permits. This
staged process was to be implemented in connection with development of the Seniors
Project. The Windstar Project will require one or more building permits; Windstar
intends to request all necessary building permits at one time. As a result, the staged
process for satisfying the affordable housing requirement cannot be applied to the
Windstar Project. The amendment to the AHP proposed by Windstar provides that the
25-Unit Requirement will be satisfied prior to the issuance of the building permit for the
Windstar Project.
1. The City, EastLake and Windstar desire to enter into this Agreement to
secure satisfaction of the 25-Unit Requirement and allow development of the Windstar
Project to proceed prior to actual construction of the affordable housing Units.
J. The City Housing Department staff has conducted a draft in lieu fee study.
Based on that draft study, the contribution for the 25-Unit Requirement in lieu of actual
Units would be $3,105,500.00.
J. The City Council has found that this Agreement is consistent with the
City's Housing Element and all other applicable policies and regulations of the City.
AGREEMENT
NOW, THEREFORE, CITY, EASTLAKE AND WINDSTAR agree as follows:
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1. AFFORDABLE HOUSING OBLIGATION.
1.1 The Parties acknowledge and agree that the affordable housing
requirement associated with the Windstar Project is the construction of 25 Low Income
housing Units, or payment to the City in the amount of $3,105,500.00 (the "Housing
Obligation").
1.2 EastLake agrees that it is obligated to, and will, satisfy the Housing
Obligation by constructing 25 Low Income Units, either on the Olympic Training Center
site, within EastLake III, or on another site within the City, subject to the City's approval.
2. BONDED SECURITY.
2.1 In order to secure satisfaction of the Housing Obligation, EastLake agrees
to post a bond for the benefit of the City in the amount of the Housing Obligation in lieu
fee (the "Bond"). The Bond shall be posted with the City prior to the issuance of any
building permits for EastLake III. The terms of the Bond shall include the following:
a. the Bond shall be in the amount of$3,105,500.00;
b. the Bond shall be for a term of two years, with two one-year
extensions, for a total term of four years;
c. subsequent to posting the Bond, EastLake shall meet the following
milestones, to the City's satisfaction:
1. within two years of posting the bond, EastLake shall enter
into a regulatory agreement with the City, in compliance
with the AHP;
2. within three years of posting the bond, EastLake shall
obtain all required permits (e.g., building permits)
necessary to construct the Units;
3. within four years of posting the bond, EastLake shall obtain
one of the following: (i) the first Certificate of Occupancy
for the Units; (ii) a business license, as may be applicable if
the Units are constructed as multi-family rental housing; or
(iii) the final, pre-occupancy inspection by the City's
Housing staff to determine the Units' compliance with
Housing Quality Standards;
d. the Bond shall be released only upon completion of the milestones
set forth in section 2.l.c., above; EastLake may request the City to
reduce the amount of the Bond requirement based on work
completed toward construction of the 25 Units; such a request may
be granted by the City Manager, or designee, at his or her
discretion;
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e. the Bond shall provide for payment of the Bond proceeds to the
City, in the event EastLake does not satisfy the Bond conditions
within four years of the date the Bond is issued;
f. the Bond surety shall be subject to approval by the City;
g. the Bond shall additionally secure costs and reasonable expenses
and fees, including attorneys' fees, which may be incurred by the
City in enforcing the Bond obligation; and
h. the Bond shall comply with all other bonding requirements of the
City in effect at the time the Bond is issued.
2.2 EastLake and Windstar acknowledge and agree that the Bond must be
posted with the City prior to issuance of any building permits for the Windstar Project.
2.3 The City agrees to process building permit applications for the Windstar
Project once the Bond is posted with the City.
3. GENERAL PROVISIONS.
3.1 IncoIDoration of Recitals. The Recitals of fact preceding this Agreement
are true and correct and are incorporated into this Agreement, in their entirety, by this
reference.
3.2 Recordation. The City may record this Agreement in the Office of the
County Recorder of San Diego County, California.
3.3 Notices. Demands and Communications Between the Parties.
3.3.1 Notices. Any and all notices submitted by any Party to any other
Party pursuant to or as required by this Agreement shall be proper, if in writing and
transmitted to the address of the Party set forth in Section 3.3.2 by one or more of the
following methods: (a) messenger for immediate personal delivery, (b) a nationally
recognized overnight (one business day) delivery service (i.e., Federal Express, United
Parcel Service, etc.) or (c) registered or certified United States mail, postage prepaid,
return receipt requested. Such notices may be sent in the same manner to such other
addresses as either Party may designate, from time to time, by notice. Any notice shall
be deemed to be received by the addressee, regardless of whether or when any return
receipt is received by the sender or the date set forth on such return receipt, on the day
that it is delivered by personal delivery, on the date of delivery by a nationally recognized
overnight courier service (or when delivery has been attempted twice, as evidenced by
the written report of the courier service) or four (4) calendar days after it is deposited
with the United States Postal Service for delivery, as provided in this Section 3.3.
Rejection, other refusal to accept, the inability to deliver a notice because of a changed
address of which no notice was given, or other action by a person to whom notice is sent,
shall be deemed receipt of the notice by such person. Delivery of a notice to any courtesy
copy recipient shall not be a prerequisite to the validity or effectiveness of any Notice.
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3.3.2 Addresses. The following are the authorized addresses for the
submission of notices to the Parties, as of the Effective Date:
To the City:
Redevelopment and Housing
Director
City of Chula Vista
276 Fourth Avenue
Chula Vista, California 91910
To EastLake:
William Ostrem
The EastLake Company
13500 Evening Creek Drive N.
Suite 400
San Diego, CA 92128
To Windstar:
PRII Windstar Pointe Master LLC
c/o Windstar
11149 N. Torrey Pines Road, Suite
250
La Jolla, CA 92037
Attn: Eric L. Heffuer
3.4 Relationship of Parties. The Parties each intend and agree that the City,
EastLake and Windstar are independent contracting entities and do not intend by this
Agreement to create any partnership, joint venture, or similar business arrangement,
relationship or association among or between them.
3.5 Non-liabilitv of Officials. Emplovees and Agents. No elected official,
officer, director, employee or agent of the City, shall be personally liable to EastLake or
Windstar, or any successor-in-interest of EastLake or Windstar, in the event of any
default or breach by the City under this Agreement.
3.6 Indemnification and Hold Harmless.
3.6.1 Indemnification. EastLake shall indemnify and defend City in any
lawsuit or claim which challenges City's approval of this Agreement or the participation
by City in this Agreement.
3.6.2 Hold Harmless. It is understood and agreed that City, as
indemnitee, or any officer or employee thereof, shall not be liable for any injury to
person(s) or property occasioned by reason of the acts or omissions of EastLake its agents
or employees, related to this Agreement. EastLake further agrees to protect and hold
harmless City, its officers and employees from any and all claims, demands, causes of
action, liability or loss of any sort, because of the arising out of acts or omissions of
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EastLake, (including any assignee of EastLake, but only to the extent of specific
improvements, acts or omissions of such assignee), its agents or employees, related to
this Agreement. The provisions of this Section shall become effective upon execution of
this Agreement and shall remain in full force for three years following posting of the
Bond with the City. This Section is not intended, nor shall it be construed, to require
EastLake, Windstar or City to indemnify or hold the other harmless from their own
negligent acts or omissions.
3.7 Internretation. No inference in favor of or against any Party shall be
drawn from the fact that such Party has drafted any part of this Agreement. The Parties
have all participated substantially in the negotiation, drafting, and revision of this
Agreement, with advice from legal and other counsel and advisers of their own selection.
3.8 Governing Law. The laws of the State of California shall govern the
interpretation and enforcement of this Agreement, without application of conflicts oflaws
principles. The Parties acknowledge and agree that this Agreement is entered into, is to
be fully performed in and relates to real property located in the City of Chula Vista,
County of San Diego, State of California. All legal actions arising from this Agreement
shall be filed in the Superior Court of the State in and for the County or in the United
States District Court with jurisdiction in the County.
3.9 Binding on Successors and Assigns. This Agreement shall be binding
upon and inure to the benefit of the Parties and their respective legal representatives,
successors and assigns.
3.10 No Other Representations or Warranties. Except as expressly set forth in
this Agreement, no Party makes any representation or warranty material to this
Agreement to any other Party.
3.11 Execution in Countemarts. This Agreement may be executed in multiple
counterpart originals, each of which shall be deemed to be an original, but all of which
together shall constitute one and the same document.
3.12 Assignment. Any assignment or transfer of the rights or obligations
under this Agreement by EastLake or Windstar is subject to the consent of the assignment
or transfer by the City. Such consent shall not be unreasonably withheld.
3.13 Capacitv of Parties. Each signatory and Party to this Agreement warrants
and represents to the other Party that it has legal authority, capacity and direction from its
principal to enter into this Agreement, and that all resolutions or other actions have been
taken so as to enable it to enter into this Agreement.
[Signatures blocks appear on the next page)
- 6-
5-117
SIGNATURE PAGE
TO
AGREEMENT TO POST SECURITY FOR AFFORDABLE HOUSING
OBLIGATION
The Parties have signed this Agreement by and through the signatures of their authorized
representatives, as set forth below:
CITY EASTLAKE
CITY OF CHULA VISTA, a
California municipal corporation and
charter city
THE EASTLAKE COMPANY, LLC, a
California limited r bility company
By:
Cheryl Cox, Mayor
By:
William . Ostrem, President/CEO
Dated: 3\ 3\\ 0 '5
Dated:
ATTEST:
City Clerk
WINDST AR
APPROVED AS TO FORM:
PRII WINDSTAR POINTE MASTER LLC
a Delaware limited liability company
City Attorney
By: Windstar Pointe LLC
a California limited liability company
Its Manager
By: Windstar Communities LLC
a California limited liability company
B"4~
.
Name: ~ ~/" c-. d7'i-;"j 1<Yl...
Title5e,N)tvt Vier: k~$itJtfN-r
Dated:
3 -;;6-o.r
-7-
5-118
ACKNOWLEDGMENT
State of califota (\ .
County of aN\. ~
On 1V)auL 31 J..ooJ
( i31 tt"
tJd"j. ...
(
personally appeared W~,. jJ.l+~
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instru menl.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and iCO rrecl.
WITNESS my hand and official seal.
J - - -, - - siLv~ ~.~; .. J
. CommlPlon" 16.18064 .
j. NotcIy Public . C<1IIf<lma f
i San DIego County ~
_ _ MtC~.~_~lz.:20~
Signature 41ua.1A.t5J C i7t~iI
(Seal)
5-119
CALIFORNIA ALL.PURPOSE ACKNOWLEDGMENT
~~~~:iJi1.t!;=~A~A_.~A_ - ~- ."" - :-::~"""""''''''''''-~----_._._._._-- 2~
County of SAN DIEGO
}
State of California
On March 25. 2008
Date
before me,
C:;~rAlninp LA ,qtj;:lW.=lYT. Nt""'It-~r::v Pnhl if"
Here Insert Nama and Title of thtl OffIcer
personally appeared
Eric L. Heffner
Name(s)of Slgner(s)
~ - - - - - - - - - - - -
" GEIlAI.DINE L. STEWART
_ CommlSllon # 1607153 ~
~' Notary Public - California ~
j San Diego County d
_ ... _ ~:~:..~"_~1~2
who proved to me on the basis of satisfactory evidence to
be the person(s) whose name(s) is/are subscribed to the
within instrument and acknowledged to me that
he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signature(s) on the
instrument the person(s), or the entity upon behalf of
which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws
of the State of California that the foregoing paragraph is
true and correct.
Place Notary Seal Above
WITNESS my hand and official seal.
Signature ~~ of? ~
I Signature 01 NotaryPubllc
OPTIONAL
Though the information below is not required by law, it may prove valuable to persons relying on the document
and could prevent fraudulent removal and reattachment of this form to another document.
Description of Attached Document
Title or Type of Document:
Document Date:
Number of Pages:
Signer{s) Other Than Named Above:
Capacity(ies) Claimed by Signer(s)
Top of thumb here
Signer's Name:
o Individual
o Corporate Officer - Title(s):
o Partner - 0 Limited 0 General
o Attorney in Fact
o Trustee
o Guardian or Conservator
o Other:
RIGHFTHUM8PAINT
OF SIGNER
Signer's Name:
o Individual
o Corporate Officer - Title(s):
o Partner - 0 Limited 0 Generai
o Attorney in Fact
o Trustee
o Guardian or Conservator
o Other:
RIGHTTHUMBPRINT
OF SIGNER
Top of thumb here
Signer Is Representing:
Signer Is Representing:
~~~~~~~~~~~~~~~!i:do~~~~~~~~~~~~~~~~~~~~'W>~~>=f<>~~
e2007 NallooaJ Notary Associatlon' 9350 De Solo Ave" P.O. Bo;( 2402 'Chatsworlh, CA 91313--2402' www.NalionaINolary.org Ilem #5907 Reorder: Call TolI.Flee 1-800-876-6827
5-120
D
D
D
TI TITLE SHEET
LI CONCEPTUAL LANDSCAPE PLAN
L2 LANDSCAPE ENLARGEMENTS
L3 LANDSCAPE ENLARGEMENTS
L4 PLANTING LEGEND AND ELEVATIONS
L5 LANDSCAPE IMAGES
L6 LANDSCAPE IMAGES
A 1 ARCHITECTURAL SITE PLAN
A2 PRODUCT A - CONCEPTUAL FLOOR PLANS
A3 PRODUCT A - CONCEPTUAL FLOOR PLANS
A4 PRODUCT A - CONCEPTUAL BUILDING COMPOSITE- FIRST FLOOR
A5 PRODUCT A - CONCEPTUAL BUILDING COMPOSITE- SECOND FLOOR
A6 PRODUCT A - CONCEPTUAL BUILDING COMPOSITE- THIRD FLOOR
A7 PRODUCT A - CONCEPTUAL BUILDING COMPOSITE- ROOF PLAN
A8 PRODUCT A - CONCEPTUAL ELEVATIONS
A9 PRODUCT B - CONCEPTUAL FLOOR PLANS
A I 0 PRODUCT B - CONCEPTUAL BUILDING COMPOSITE- FIRST FLOOR
A II PRODUCT B - CONCEPTUAL BUILDING COMPOSITE- SECOND AND THIRD FLOOR
AI2 PRODUCT B - CONCEPTUAL BUILDING COMPOSITE- FOURTH FLOOR
AI3 PRODUCT B - CONCEPTUAL BUILDING COMPOSITE- ROOF PLAN
AI4 PRODUCT B - CONCEPTUAL ELEVATIONS
A 15 PRODUCT B - CONCEPTUAL ELEVATIONS
A 16 POOL I RESTROOM BUILDING - CONCEPTUAL FLOOR AND ROOF PLANS
A 17 POOL I RESTROOM BUILDING - CONCEPTUAL ELEVATIONS
AI8 LEASING BUILDING - CONCEPTUAL FLOOR AND ROOF PLANS
AI9 LEASING BUILDING - CONCEPTUAL ELEVATIONS
A20 RECREATIONAL BUILDING - CONCEPTUAL FLOOR PLANS
A21 RECREATIONAL BUILDING - ROOF PLAN
A22 RECREATIONAL BUILDING - CONCEPTUAL ELEVATIONS
A23 MAINTENANCE BUILDING - CONCEPTUAL FLOOR AND ROOF PLANS
A24 MAINTENANCE BUILDING - CONCEPTUAL ELEVATIONS
A25 CONCEPTUAL TRASH EXHIBIT
A26 CONCEPTUAL TRASH EXHIBIT - DETAIL A
A27 CONCEPTUAL TRASH EXHIBIT - DETAIL B
A28 CONCEPTUAL TRASH EXHIBIT - DETAIL C
A29 VISUAL SIMULATION - VIEW I (NORTH)
A30 VISUAL SIMULATION - VIEW 2 (EAST)
A31 VISUAL SIMULATION - VIEW 3 (SOUTH)
A32 VISUAL SIMULATION - VIEW 4 (WEST)
*
WINDSTAR"
TITLE SHEET
WINDSTAR POINTE RESORT
T1
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J::TOY No.2OlMi1069
CHULA VISTA, CA
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CAULA VISTA. CA
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J:TOY NO. 2006109
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SECOND FLOOR
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CHULA VISTA, CA
A5
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K:TOY NO. 20061069
o
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WINDSTAR POINTE RESORT
CHULA VISTA, CA
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KYOT NO. 2OO6lO6f
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WINDSTAR POINTE RESORT
CHULA VISTA, CA
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SIDE ELEVATION
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16
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WINDSTAR POINTE RESORT
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WINDSTAR POINTE RESORT
CHULA VISTA, CA
o
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I BEDROOM, I SA TH
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K:1'OY 1'10.10061069
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CHULA VISTA, CA
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K:TOY NO. 10061069
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SECOND FLOOR: 58,433 SF (GROSS)
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64
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CONCEPTUAL BUILDING COMPOSITE
WINDSTAR POINTE RESORT
CHULA VISTA, CA
o
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PRODUCT B - WRAP
CONCEPTUAL BUILDING COMPOSITE
WINDSTAR POINTE RESORT
CHULA VISTA. CA
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J:1'OY NO. 2*1069
CHULA VISTA. CA
o
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CHULA VISTA, CA
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01.28.011 0
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40
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K.TOY NO. 2QM11lU
CHULA VISTA. CA
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32
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WINDSTAR POINTE RESORT
D'QY NO. 200Q069
CHULA VISTA, CA
o
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1,428 SF (GROSS)
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43'-0"
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WINDSTAR POINTE RESORT
CHULA VISTA, CA
o
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9
N
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-
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Partial Site Plan Partial Site Plan
(NTS) (NTS)
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16
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SECOND FLOOR
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32
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WINDSTAR-
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rrGY NO. 2006106'
Copy/Storage
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CONCEPTUAL FLOOR AND ROOF PLANS
WINDSTAR POINTE RESORT
CHULA VISTA, CA
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WINDSTAR"
LEASING BUILDING
CONCEPTUAL BUILDING ELEVATIONS
WINDSTAR POINTE RESORT
KTOY NO. 1006100
CHULA VISTA, CA
o
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7,265 SF (NET CONDITIONED SPACE)
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WINDSTAR'
RECREATION BUILDING
CONCEPTUAL FLOOR AND ROOF PLANS
WINDSTAR POINTE RESORT
CHULA VISTA, CA
o tc.TOY NO. 20061069
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WINDSTAR"
RECREATION BUILDING
CONCEPTUAL ROOF PLANS
WINDST AR POINTE RESORT
tc:l'OY No.2Oll6l.06f
CHULA VISTA, CA
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WINDSTAR-
RECREATIONAL BUILDING
CONCEPTUAL BUILDING ELEVATIONS
WINDSTAR POINTE RESORT
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KTOY NO. 2006100
CHULA VISTA. CA
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CONCEPTUAL FLOOR AND ROOF PLANS
WINDSTAR POINTE RESORT
CHULA VISTA, CA
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MAINTENANCE BUILDING
CONCEPTUAL BUILDING ELEVATIONS
WINDSTAR POINTE RESORT
Il.TOY NO. H06lOD
CHULA VISTA, CA
o
A24
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BUILDING
TYPE B
*
WINDSTAR"
WINDST AR POINTE RESORT
CHULA VISTA, CA
o
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KTOY NO. 2006106'
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,
BUILDING A - MOTORCOURT
NUMBER OF TRASH BINS REQUIRED:
1 - 2 BED~0.36CYIDUfWK
289 UNITS x 0.36 CYiDUIWK = 104.04CYIWKI8 (4 YO BIN X2 DAYS) = 13.00
3 BED ~O.40CYIDUIWK
J.4UNITSxO.40CYIDUIWK~ 13.60CYIWKlg{4YDBfNE.~~YS)~ 1.70
TOTALBINS=14.10
NUMBER OF TRASH BINS PROVIDED:
16 BINS (2 BINS I MOTORCOURT CLUSTER)
BUILDING B - WRAP BUILDING
NUMBER OF TRAS.I BINS REQUIRED:
1.2BED-0,36CYIDUIWK
171 UNITS x 0.36 CY/DUIWK = 61.S6CYIWK/8(4 YDBIN X 2 OAYSj= 1.10
TOTAL BINS = 1.10
NUMBER OF TRASH BINS PROVIDED:
II BINS
RECYCLING AND WASTE MANAGEMENT NARRATIVE
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I'oHlIoR..'SIJItn, EaslbleIU.VR II ha' d<"cinpod 0 Rec}'ding...d S<,lkl W'"-"._ow."""n' Plan
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..'.rall<'of2hin."",M"''''''''''Mcll/!Il",", l'roductflofthcd..d""",.nlh...(l7ljl&ZbOOn.,n,. Thc
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collcctinntOr l-lbedn.,"'uni"yi.Id;.'.....1 requi=ncn' of7.7{l Ira'" I>ffis I"'ircd ",'i'h=ydi. ~"",..in.,....
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CONCEPTUAL TRASH EXHIBIT-DETAIL A
WINDSTAR POINTE RESORT
CHULA VISTA, CA
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WINDSTAR-
o
ltTOY NO. 2006100
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CONCEPTUAL TRASH EXHIBIT-DETAIL B
WINDST AR POINTE RESORT
CHULA VISTA, CA
o
o
KEY PLAN
A27
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SOURCE: KTGY GROU~ SEPTEMBER 2007
APPROVED RIDGEUNE AND MASSING
Eastlake III Windstar Pointe Resort - View Exhibit
Key Viewpoint 1: Visual Simulation - View from the East
B
01.21lO1
SOURCE: KTGY GROU~ SEPTEMBER 2007
APPROVED R1DGELlNE AND MASSING
Eastlake \II Windstar Pointe Resort - View Exhibit
Key Viewpoint 2: Visual Simulation - View from the North
B
.,,,,,
SOURCE: KTGY GROU~ SEPTEMBER 2007
APPROVED RIOGEUNE AND MASSING
Eastlake III Windstar Pointe Resort - View Exhibit
Key Viewpoint 3: Visual Simulation - View from the South
B
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SOURCE: KTGY GROUI~ SEPTEMBER 2007
APPROVED RIDGEUNE AND MASSING
Eastlake III Windstar Pointe Resort - View Exhibit
Key Viewpoint 4: Visual Simulation - View from the West
B
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Page 1 of 1
Glanz, Todd
From: Todd G. Glal'7 _ Ii
Sent: Friday, March 21, 2008 3:52 PM
To: Glanz, Todd
Subject: Fw: Project Near Otay Lake/Olympic Training Center Within Eastlake iii, Presently involving Windstar
----- Original Message -----
From: Todd G. Glanz
To: Chervl Cox; rramlrezlalchulavistaca.aov ; 'Jerry Rindone' ; 'John McCann' ; scastaneda@chulavistaca.gov ;
dqarcialalci .chula-vlsta. ca.us
Sent: Friday, March 21, 2008 3;51 PM
Subject: Project Near Otay Lake/Olympic Training Center Within Eastlake iii, Presently involving Windstar
Hello All:
Your attention to the zoning status of this property will be appreciated. Luke-warm community residents approval was
given to change the zoning plan already agreed to and in place, following from and relying on the representation that the
change was necessary to allow for a senior upscale housing project. However, a switch was made to a regular
apartments project, which troubles us.
It is requested that the City Council change the zoning of this area, back to the original plan, for resort property. That Is
the better use of this prime property, both aesthetically and economically for the city, in that revenues generated for the
city will be greater than if it's use is for apartments.
Apartments would also significantly increase density, for no acceptable reason or purpose concerning the people who live
in the area, nor for the city or community in general.
Your response as to the status of this property, and to the above request, will be appreciated.
3/24/2008